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03-104293CITY OF MEMORANDUM Federal Way Community Development Services Department NOTICE OF DECISION ON CAMPUS CREST PRELIMINARY PLAT APPLICATION March 21, 2005 Pursuant to Federal Way City Code (FWCC) Section 20-128, this notice is to inform you that the Federal Way City Council, on March 17, 2005, approved by resolution the Campus Crest preliminary plat application, File No. 03-104293-00-SU. The resolution implementing the Campus Crest Concomitant Agreement becomes effective upon completed execution of the Agreement under City File No. 03-104311-00-UP. An Environmental Mitigated Determination of Nonsignificance was issued for the above proposal on September 29, 2004. Pursuant to FWCC Section 20-128(c)(2) (enclosed), affected property owners may request a change in valuation for property tax purposes, notwithstanding any program of revaluation. The City Council's decision is the City's final decision on the preliminary plat application. Per FWCC Section 24-129, prior to construction of improvements pursuant to preliminary plat approval, engineering drawings for public improvements shall be submitted for review and approval to the Department of Public Works and the Lakehaven Utility District_ The applicant may not engage in any activity based on the decision, including construction or site work, until final approval of all engineering and utility plans (including storm drainage), the payment of all pertinent fees, the submittal of performance and maintenance securities as may be required, and a pre -construction meeting has been held. Pursuant to FWCC Section 20-129(c), approval of the preliminary plat by the City Council constitutes acceptance of subdivision layout and design, and includes all conditions, restrictions, and other requirements adopted by the Council as part of plat approval. City Council approval of a preliminary plat does not constitute approval for land clearing or grading, vegetation removal, or any other activities which otherwise require permits from the City. As noted, be advised that the resolution implementing the Agreement and allowing the plat to proceed does not become effective until the Agreement is fully executed. Pursuant to FWCC Section 20-130, the action of the City in granting or denying an application under this article may be reviewed pursuant to 36.70C in the King County Superior Court. The land use petition must be filed within 21 calendar days of issuance of the City's final decision on the preliminary plat application. Standing to bring the action is limited to the following parties: the applicant or owner of the property on which the subdivision is proposed; any property owner within 300 feet of the proposal; and any property owner who deems himself aggrieved thereby and who will suffer direct and substantial impacts from the proposed subdivision. Pursuant to FWCC Section 20-131, preliminary plat approval shall expire five years from the date of City Council approval unless substantial progress has been made toward completion of the entire plat, or the initial phase of the plat, if the preliminary approval included phasing. The five-year preliminary plat approval period started on March. 15, 2005. In the event the applicant has not made substantial progress toward completion of the plat, the applicant may request an extension from the Hearing Examiner. The request for extension must be submitted to the Department of Community Development Services at least 30 days prior to the expiration date of the preliminary plat. In considering whether to grant the extension, the Hearing Examiner shall consider whether conditions in the vicinity of the subdivision have changed to a sufficient degree since initial approval to warrant reconsideration of the preliminary plat. If the Hearing Examiner deems such reconsideration is warranted, a public hearing shall be scheduled and advertised in accordance with FWCC Section 20-119. If you have any questions regarding this notice of final decision, please contact Senior Planner Jim Harris, City of Federal Way's Department of Community Development Services, at 253-835-2641, or 'int_harris eyci ffederalwa .com. c: Mike Kershner, Aspen Properties 6902 Ford Drive NW, Gig Harbor, WA 98335 Kathy Orni, Triad Associates, 11814 115`h Avenue NE, Kirkland, WA 98034 Michael Walsh, 825 Fifth Avenue, Suite 202, Kirkland, WA 98033 CITY OF t Federal Way March 4, 2005 Mr. Mike Kershner Aspen Properties _ 6902 Ford Drive NW Gig Harbor, WA 98335 CITY HALL FILE 33325 8th Avenue South • PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File No's 03-104293-00-SU and 03-1043 1 1-00-UP; Campus Crest Preliminary Plat and Concomitant Zoning Agreement Dear Mr. Kershner: The City Council Land Use/Transportation Committee (LUTC) on February 28, 2005, forwarded to the City Council a recommendation to conditionally approve the Campus Crest Preliminary Plat and Concomitant Agreement subject to conditions recommended by the Hearing Examiner. The full City Council is scheduled to review the proposal on Tuesday, March 15, 2005, at their 7:00 P.M. meeting. The preliminary plat and concomitant agreement resolution will be on the City Council consent agenda. Although we don't expect additional review and questions from the City Council, we encourage you to attend the meeting to respond to any questions the City Council may have. The City has received your February 11, 2005 letter, noting that Aspen Properties has purchased the Campus Crest plat, and that Campus Crest LLC and Michael Walsh have no further interest in the project. At this time, Campus Crest LLC is still considered the project applicant of record for the proposal as they are the applicant on the Master Land Use Application, and the City has not received a release of interest from Campus Crest LLC. The land use application, accompanying plans, and project approvals are the possession of Campus Crest LLC, and are proprietary documents and approvals. In order for the City to officially change the applicant of record to Aspen Properties, Campus Crest LLC must provide written notice relinquishing their interest in the land use applications, accompanying plans, and approvals to Aspen properties. In this case, Campus Crest LLC would have to provide written documentation transferring their interest in the application and plans to you or a third party. The party that assumes interest in the land use application and plans will then be considered the applicant of record. In order to finalize and complete the Concomitant Agreement process for the Campus Crest project, the two items identified below need to be completed. Provide a legal description for parcel 7 (Campus Crest plat) on 8.5" x I I" paper to attach as Exhibit A to the Concomitant Agreement. Provide the correct name of the individual or corporation that will be signing the Concomitant Agreement, so we can update the agreement with the correct name and/or corporation. The person signing the agreement must be entitled to sign the agreement as the property owner, and provide documentation of signature authority for any individual signing on behalf of a group or business venture. At the time of 41k Federal Way COMMUNITY DEVELOPMENT SERVICES DEPARTMENT STAFF REPORT TO THE FEDERAL WAY HEARING EXAMINER Campus Crest Preliminary Plat Federal Way File No. 03-104293-00-SU PUBLIC HEARING — January 25, 2005 FEDERAL WAY CITY HALL CITY COUNCIL CHAMBERS 33325 8th AVENUE SOUTH Table of Contents I. General Information.........................................................................................................2 II. Consulted Departments, Agencies, and Public....................................................................3 Ill. State Environmental Policy Act...........................................................................................4 IV. Natural Environment............................................................................................................4 V. Neighborhood Characteristics..............................................................................................5 VI. General Design.....................................................................................................................5 VII. Transportation......................................................................................................................7 VIII. Public Services.....................................................................................................................9 IX. Utilities.................................................................................................................................9 X. Analysis of Decisional Criteria..........................................................................................10 XI. Findings of Fact and Conclusions......................................................................................12 XII. Recommendation...............................................................................................................1 G XIII. List of Exhibits...................................................................................................................19 Report Prepared by: Jim Harris, Senior Plante January 17, 2005 File No: 03-1042930-00-SU Engineer: Mr. Roy Lewis, P.E. Triad Associates 11814 115 "' Avenue NE Kirkland, WA 98034-6923 Phone:425-821-8448 Owner: Klak Federal Way LLC 500 Shokie Blvd., #444 North Brook, IL 60062 Applicant: Mr. Michael Walsh Campus Crest LLC 825 Fifth Avenue, Suite 202 Kirkland, WA 98033 Phone: 425-202-3675 Action Requested: Preliminary plat approval of a 114-lot residential subdivision as provided for under Federal Way City Code (FWCC) Chapter 20, "Subdivisions," and requiring approval pursuant to FWCC Section 20-110. Staff Representative: Jim Harris, Senior Planner, 253-835-2641 Staff Recommendation: Preliminary Plat Approval with Conditions (Refer to Section XII) GENERAL INFORMATION A. Description of the Proposal — The applicant proposes to subdivide two vacant parcels totaling approximately 22.4 acres into 114 separate lots. The subject property is zoned RM-3600*. The asterisk denotes that the property is subject to a concomitant zoning agreement. Each of the proposed lots meets the 5,000 square -foot minimum lot size requirement of the multi -family zoning district. The proposed action is depicted in the following documents: Campus Crest preliminary plat map, revised July 29, 2004 (sheets 1 - 3 of 14); Campus Crest Preliminary Grading Plan, April 14, 2004 (sheets 4 and 5); Campus Crest Preliminary Utility Plan, April 14, 2004 (sheets 6 and 7); Campus Crest Preliminary Roads and Storm Drainage Plans, April 14, 2004 (sheets 8 - 11); Campus Crest Preliminary Roads Details, April 14, 2004 (sheet 12); Campus Crest Preliminary Planting and Tree Retention Plan, July 29, 2004 (sheets 13 and 14); Campus Crest Preliminary Topography Survey, September 15, 2003; Conceptual Pond Landscape Plan — 2 pages, November 8, 2004 (Exhibit 1). The applicant has requested to modify certain provisions of the existing 1990 Concomitant Zoning Agreement applicable to the subject property, as the proposed preliminary plat does not Campus Crest Preliminary Plat 03-104293 / Doc. I.D. 29953 Staff Report to the Federal Way Hearing Examiner Page 2 comply with the terms of the 1990 Agreement as amended. Since single-family use is not permitted on the subject property under the terms of the existing Concomitant Zoning Agreement, approval of a new Concomitant Agreement is required concurrent with approval of the preliminary plat. The staff report and recommendation on the CZA amendment is under separate cover to the Hearing Examiner, and the Examiner will review and hold a public hearing on the CZA amendment request concurrent with the preliminary plat. B. Location — The site is generally located along the south side of SW Campus Drive at approximately the 700 block SW. The site also abuts the east side of 12t" Avenue SW adjacent to the plat of Orchid Lane. The Campus Crest site also abuts the City -owned BPA corridor along the southeasterly side of the site (Exhibit 2-Vicinity Map). C. Parcel Nos. — 192104-9043 and 192104-9008. The site legal description is on the plat map. D. Size of Property — The subject site has a land area of 978,784 square feet (22.46 acres). E. Land Use and Zoning — Direction Zoning Comprehensive Plan Site RM-3600*' Multi -Family North RM-2400 Multiple -Family South RS-7.22 SF - High Density East RS-7.2 SF - High Density West RM-2400* Multiple -Family RS-7.2 SF - High Density Existing Land Use Vacant Multi -family SFR` SFR Preliminary plat of Wynstone Preliminary plat of Wynstone F. Background —The Campus Crest preliminary plat application was submitted on September 18, 2003 (Exhibit 3). The preliminary plat application includes a request to amend the Concomitant Zoning Agreement that applies to the subject property. The application was determined complete on November 7, 2003. II CONSULTED DEPARTMENTS, AGENCIES, AND PUBLIC The following departments, agencies, and individuals were advised of this application. A. Community Development Review Committee (CDRC), consisting of the Federal Way Community Development Services Planning and Building Divisions; Public Works Engineering and Traffic Divisions; Parks, Recreation, and Cultural Resources Department; Department of Public Safety (Police); Federal Way Fire Department; Lakehaven Utility District; and Federal Way Public Schools. CDRC comments have been incorporated into this report where applicable. B. All property owners within 300 feet of the site were mailed notices of the complete preliminary plat application and Concomitant Zoning Agreement amendment request on November 15, 1 RM-3600 = multi -family residential 3,600 square feet of lot area per unit, with Concomitant Agreement 2 RS-7.2 = single-family residential, 7,200 square -foot minimum lot size ' SFR = single-family residential Campus Crest Preliminary Plat 03-104293 / Doc. LD. 29953 Staff Report to the Federal Way Hearing Examiner Page 3 2003. The City also conducted other public notice on November 15, in accordance with City code requirements. C. In accordance with the State Environmental Policy Act (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. III STATE ENVIRONMENTAL POLICY ACT A. The City of Federal Way issued a Mitigated Environmental Determination of Nonsignificance (MDNS) (Exhibit 4) for the proposed action on September 29, 2004. This determination was based on review of information on file, including the environmental checklist (Exhibit 5), and staff evaluation of the environmental checklist for the Campus Crest proposal, resulting in the conclusion that the proposal would not result in probable significant adverse impacts on the environment provided the applicant complies with the mitigation measures in the MDNS. B. The City received comment letters on the proposal from the Washington State Department of Natural Resources (Exhibit 6), Bonneville Power Administration (Exhibit 7), and Washington State Department of Transportation (Exhibit 8). C. No appeals of the environmental determination were submitted to the City. IV NATURAL ENVIRONMENT A. Soils — The applicant provided a Geotechnical Engineering Investigation, April 4, 2003 (Exhibit 9), and an Updated Grading Plan Review, April 13, 2004 (Exhibit 10), by Krazen and Associates Inc. The site soils are discussed in detail in the geotechnical report and addendum. The geotechnical report concludes that the site is suitable for residential development. The 1973 King County soils survey map lists the soils type as Alderwood Gravelly Sandy Loam (AgC). Alderwood soils are characterized as moderately well drained soils that have a weakly consolidated to strongly consolidated substratum at a depth of 24 — 40 inches. AgC soils are described as capable for urban development, runoff is slow to medium, and erosion hazard is moderate. B. Topography — The site has a slope falling generally from south to north. The overall slope of the site averages approximately eight percent slope, with areas of slope up to approximately 60 percent in isolated areas at the north end of the site. Based on information provided in the Krazen report, the slopes that exceed 30 percent on -site, were created by cuts that were completed for construction of SW Campus Drive and utility construction. Therefore, there are no regulated slopes or any other geologically hazardous areas on the site. C. Vegetation — The site is heavily wooded and consists primarily of second growth forest with a mixture of conifer and broadleaf deciduous trees, with a dense understory of native shrubs. Campus Crest Preliminary Plat 03-104293 / D.C. t.n. 29953 Staff Report to the Federal Way Hearing Examiner Page 4 The 7/29/04 Tree Retention Plan, by Triad Associates, identifies a total of 1,707 significant trees are on the site. The significant tree count was estimated based on a random sample of the count of significant trees within three one -acre blocks on the site shown on a preliminary topography survey of the site by Triad Associates, 9/15/03 (Exhibit 1). The one -acre block tree count samples range from 44 significant trees per acre to 112 significant trees per acre. The significant tree survey random sample is acceptable for the purposes of estimating the significant trees on the site for the purposes of preliminary plat review. However, prior to removal of the trees, a more accurate assessment of the quantity of significant trees based on an accepted statistical forestry sampling method shall be provided in order to determine complete compliance with applicable code requirements. Approval of the preliminary plat is subject to submittal and approval of a tree clearing plan and landscape plan pursuant to FWCC Section 20-186. City policy and FWCC Section 20-179 state "All natural vegetation shall be retained on the site to be subdivided except that which will be removed for improvements or grading approved in the preliminary subdivision or short subdivision... and; existing mature vegetation shall be retained to the maximum extent possible. " Retained significant trees outside of plat infrastructure areas are regulated under FWCC Section 22-1568, "Significant Trees," at the time of individual home construction. The applicant has requested to remove all the trees on the site in conjunction with plat infrastructure construction. Therefore, the significant tree removal and replacement would apply to areas of the site that are outside infrastructure areas if the request to remove all the significant trees is approved. D. Wetlands — The applicant provided a wetland assessment from Wetland Resources Inc, April 28, 2003 (Exhibit 11). The wetland assessment concludes that there are no regulated wetlands or streams on or within 100 feet of the site. V NEIGHBORHOOD CHARACTERISTICS A. Vicinity — The property is triangular in shape and is situated generally in the south-central portion of the City. The site is located along Campus Drive, an arterial roadway at approximately the 700 block SW. The subject site abuts the BPA corridor on the southeast. The site also abuts 12t" Avenue SW, a collector roadway, and the Wynstone preliminary plat on the west side of the site. B. Public Parks — The site abuts the City's BPA Trail, which is located on the abutting property. The site is also in close proximity to Saghalie Park, which is a 32-acre community park, and the Weyerhaeuser King County Aquatic Center. VI GENERAL DESIGN A. Lot Size — The proposed Campus Crest lots range in size from 5,000 square feet to 9,212 square feet for single-family use. All proposed lots meet the minimum 5,000 square -foot minimum lot size for single-family residential use required in the RM zoning district (FWCC Section 22-666) as requested to be allowed in the proposed new Concomitant Agreement. B. Lot Layout — Most of the proposed lots are of rectangular shape. Preliminary building setback lines (BSBL) are depicted on the preliminary plat map, and each lot contains an adequate building area. Campus Crest Preliminary Plat 03-104293 / Doc I.D. 29953 Staff Report to the Federal Way Hearing Examiner Page 5 C. Open Space — To provide adequate recreational opportunities commensurate with new residential development, FWCC Chapter 20, "Subdivisions," requires dedication of land on site for open space, or a fee -in -lieu payment. Pursuant to FWCC Section 20-155(b), in an April 19, 2004 letter to the City (Exhibit 12), the applicant has requested to pay a fee -in -lieu for the balance of the required 15 percent open space not provided on site. The City PARCS Director has agreed to accept a fee -in -lieu for a portion of open space. The open space fee in lieu amount is determined at the time of final plat based on the assessed land value at the time of final plat approval. Open space credit as allowed by City code for buffer open space up to two percent of the gross site area is proposed in Tracts F and G. Usable open space in A, B, D, K, and L is provided. As proposed on the preliminary plat map, the proposal provides the following open space: approximately 18,583 square feet of usable open space (1.9%); approximately 19,571 square feet of buffer open space credit as FWCC Section 20-155(c) allows maximum of two percent buffer open space of the gross land area. Therefore, as currently proposed, the applicant would be required to pay an open space fee -in -lieu in the amount of approximately 11.1 percent of the gross land value at the time of final plat. A final calculation of open space will be conducted with review of the final plat and must comply with FWCC. D. Subdivision Access and Roadway System — Access to the site will be via 120' Avenue SW adjacent to the west side of the site, through extension of 10`t' Avenue SW across the BPA corridor from Campus Highlands, and from a new access point on SW Campus Drive. The preliminary plat also includes construction of a looped interior street network and one permanent cul-de-sac. Section VII of this report provides a detailed description of the proposed roadway system and improvements. E. Pedestrian System — Sidewalks will be provided along all street frontages. Specifically, interior full street improvements include five-foot wide sidewalks on both sides of all streets, and eight - foot sidewalks on the project frontage along 10`t' Avenue SW, and along the frontage on SW Campus Drive. In accordance with FWCC Section 20-156, the subdivision includes four, 20-foot wide pedestrian and bicycle access tracts. F. Landscape Buffers — In accordance with FWCC Section 20-178, a minimum ten -foot wide Type III landscape strip shall be provided along all arterial streets to shield new residences from arterial streets. Campus Drive is an arterial street; therefore, landscape buffering along this street is required. The preliminary plat map provides landscape buffers in Tracts F and G that average approximately 45 feet in width abutting Campus Drive. The associated concomitant agreement further discusses the landscape buffer along SW Campus Drive. G. Clearing and Grading — In a request from Triad Associates received January 7, 2005 (Exhibit 13), the applicant has requested approval to clear and grade the whole 22-acre site, including all of the proposed lots, in conjunction with clearing and grading for construction of the site infrastructure. The applicant's request to clear and grade the site provides justification for the request based on the following: the unique topography of the site; the design of the streets . generally parallel to the contours of the site; the applicant's ability to reduce erosion impacts by mass grading the site in one operation; and because the unlikely long-term viability and preservation of minimal amounts of vegetation that would be retained through a phased grading operation. Campus Crest Preliminary Plat 03-104293 / Doc I.D. 29953 Staff Report to the Federal Way Hearing Examiner Page 6 In regard to clearing and grading plats, FWCC Section 20-179 states: "All natural vegetation shall be retained on the site to be subdivided except that which will be removed for improvements or grading approved in the preliminary subdivision or short subdivision. " "Existing mature vegetation shall be retained to the maximum extent possible. " City staff supports the clearing and grading request to clear and grade the entire site in one operation as proposed by the applicant based on the following factors: existing site topography which averages approximately 8.5 percent slope across the entire site; proposed cut depths up to 15 feet; proposed fill depths up to 32 feet for construction of future roadways; irregular lot grades that would result without mass clearing and grading of the site. Without clearing and grading of the site some of the resulting grades on future lots would exceed 20 percent slope, and would result in the need for extensive additional grading to create building lots with finish grades conducive to single-family development. By allowing mass grading of the entire site, the applicant will have the ability to minimize import and export of material and create lots with finish grades conducive to single-family development. The preliminary grading plan identifies retaining walls up to approximately ten feet in height, on and between several of the proposed lots. Retaining walls are also proposed on three sides of the stormwater facility in Tract H. The retaining walls within Tract H are up to 20 feet in total height and therefore should be designed and constructed in a manner to minimize potential aesthetic impact along SW Campus Drive. The applicant has prepared a Conceptual Pond Landscape Plan (Exhibit 1) that proposes small retaining walls within Tract G; and in order to visually enhance the appearance of the walls within Tract H, the applicant has also proposed to undulate and terrace the walls within Tract H, treat the walls architecturally, and provide landscaping between the walls. To minimize aesthetic impact and be consistent with the residential nature of the proposal, all walls shall include aesthetic treatment. VII TRANSPORTATION A. Street Improvements — A July 2004, revised Traffic Impact Analysis (TIA) by The Transpo Group was submitted for the project (Exhibit 14). The City's Traffic Division has reviewed the project and concluded that the proposed street layout of the Campus Crest subdivision for the purposes of preliminary plat review is consistent with the adopted codes and comprehensive plan in place at the time of the complete application. Access to the site will be via 12'h Avenue SW adjacent to the west side of the site, through extension of 10t' Avenue SW across the -BPA corridor from Campus Highlands, and from a new access point on SW Campus Drive. The preliminary plat also includes construction of a looped interior street network and one permanent cul-de-sac. All streets shall be designed and constructed by the applicant per FWCC requirements. In accordance with FWCC standards, all street improvements must be dedicated as City right-of- way and improved to full street standards, unless otherwise noted. The street frontage of 12"' Avenue SW shall include street improvements per City Standard Cross Section `M', including improvements along the east half of the street with six-foot Campus Crest Preliminary Plat 03-104293 / Doe I.D. 29953 Staff Report to the Federal Way Hearing Examiner Page 7 landscape strip with street trees and street lights, eight -foot sidewalk, and three-foot utility strip. A right-of-way dedication of 14 feet along the street frontage is required to complete these improvements. Campus Drive, abutting the project site, is classified as a Principal Arterial. Improvements to the project frontage along SW Campus Drive are depicted on the April 14, 2004 preliminary road and utility plan, by Triad Associates. Improvements to Campus Drive are required in accordance with City standards, including additional asphalt paving to create a 64-foot paved roadway, with concrete curb and gutter, six-foot planter strip with street trees and street lights, eight -foot sidewalk, and three-foot utility strip, per City Standard Roadway Section V. The improvements shall provide sufficient new roadway tapers and transitions at each end of these improvements to provide for safe transition between existing roadway width, and the proposed improvements. Along the Campus Drive frontage, a dedication of seven feet of property to the City is required for right-of-way. As currently depicted on the preliminary plat drawings, road "D" is incorrectly depicted as a local access street in regard to right-of-way width and improvements. Within the plat and connecting off -site, Road D and the connection to 10`h Avenue SW in Campus Highlands, shall be improved to a Minor Collector Street Section, corresponding to City standard roadway Section "S." The required street improvements include 36 feet of pavement with vertical curb and gutter, four -foot planter strips with street trees, five-foot sidewalks, and one -foot utility strips, within a 56-foot dedicated right-of-way. Two -foot utility easements, along both sides of the dedicated right-of-way, are required for utilities and streetlights. Within the plat, roads A, B, C, and E shall be improved to Local Street Section, corresponding to a City standard roadway Section "W." The required street improvements include 28 feet of pavement with vertical curb and gutter, four -foot planter strips with street trees, five-foot sidewalks, and three-foot utility strips with streetlights, within a 52-foot wide dedicated right-of- way. All private access tracts shall comply with Federal Way cross-section "Y" and include 24 feet of pavement, five-foot sidewalks, and two -foot utility strips. Street lighting is required on all streets, pursuant to FWCC Section 22-1522. The Public Works Department and Federal Way Fire Department have approved preliminary roadway improvements and curve radius, for the purposes of preliminary plat review. B. Off -Site Traffic Mitigation — This proposal has been reviewed under the State Environmental Policy Act (SEPA). The SEPA mitigation conditions require construction of City Transportation Improvement Program (TIP) projects that are impacted by 10 or more PM peak hour trips, or alternatively, the applicant may voluntarily contribute a pro-rata share to the impacted TIP projects. The MDNS specifically identifies off -site street improvements to be constructed by the applicant, or pro-rata mitigation in lieu of constructing improvements. The MDNS also identifies required improvements to the intersection of Campus Drive and 10`h Avenue SW. The total pro- rata mitigation fee is $202,301.00. Required improvements to the project's street frontages are code -based requirements in the FWCC, and are independent of the SEPA mitigation. Campus Crest Preliminary Plat 03-104293 / Doe. LD. 29953 Staff Report to the Federal Way Hearing Examiner Page 8 C. Transit — The City received a November 18, 2003 memo from King County Metro, regarding transit improvements associated with the site (Exhibit 15). King County Metro has requested the developer to install transit related improvements along SW Campus Drive in conjunction with development of the site, as development of the site with 114 residential units may result in a sufficient number of new residents using public transit services. However, the Metro comments were based on a different site layout and may apply only in part to the current site layout. Metro will be reviewing the engineering plans to determine if transit improvements are warranted. VIII PUBLIC SERVICES A. Schools — The Federal Way School District reviewed the proposed subdivision and noted that school students in the Campus Crest Plat site would attend the following schools under current service areas: Sherwood Forest Elementary, Saghalie Junior High, and Decatur High. Students from Campus Crest would walk to Sherwood Forest and Saghalie Junior High. Sidewalks and safe walking areas are provided from Campus Crest to both of these schools. High school students would attend Decatur High and appropriate bus stops would be provided. School service areas are reviewed annually and may be adjusted to accommodate enrollment growth and new development. School impact fees, as authorized by City ordinance are collected at the time of building permit issuance. For the year 2005, the school impact fee is $2,868.00 plus a $143.50 administrative fee per unit. School impact fees are determined on the basis of the district's Capital Facilities Plan and are subject to annual adjustment and update. B. Public Parks — The Campus Crest site abuts the City's BPA Trail, which is located on the abutting property. The site is also in close proximity to Saghalie Park, which is a 32-acre community park, and the Weyerhaeuser King County Aquatic Center. These public parks provide recreational opportunities for residents in the area. Open space requirements are discussed in Section VI of this report. C. Fire Protection — The Certificate of Water Availability from the Lakehaven Utility District indicates that water will be available to the site in sufficient quantity to satisfy fire flow standards for the proposed development. The 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. IX UTILITIES A. Sewage Disposal — The applicant proposes to serve the proposed plat by a public sewer system managed by Lakehaven Utility District. A February 19, 2003, Certificate of Sewer Availability (Exhibit 16) indicates the district's capacity to serve the proposed development through a Developer Extension Agreement (DEA) between the applicant and the district. B. Water Supply — The applicant proposes to serve the subdivision with a public water supply and distribution system managed by the Lakehaven Utility District. A February 19, 2003, Certificate of Water Availability (Exhibit 17) indicates Lakehaven's capacity to serve the proposed development through a DEA. Campus Crest Preliminary Plat 03-104293 / D.� i.n. 29953 Staff Report to the Federal Way Hearing Examiner Page 9 C. Drainage Facilities — Development of the site will create additional runoff from new impervious surfaces such as streets, driveways, and rooftops. Storm drainage facilities are being designed in accordance with the 1998 King County Surface Water Design Manual (KCSWDM) and the City's amendments to the manual. The applicant's April, 2004 preliminary stormwater Technical Information Report (TIR) (Exhibit 18) by Triad Associates, was reviewed by the City's Public Works Department for the purposes of preliminary plat review. Level 1 Flow Control and Resource Stream Water Quality treatment are required for the project, per the 1998 King County Surface Water Design Manual and the City of Federal Way Addendum to the manual. The site lies within the Panther Lake Drainage Basin. As such, the applicant may provide on -site flow control to the Level 1 flow control standard, or elect to pay for off -site detention provided in Panther Lake. The cost for utilizing Panther Lake for off -site detention is $1,728.00 per gross acre. The preliminary indication is the applicant will choose to pay for off -site detention in Panther Lake. The applicant has proposed to construct a two -facility treatment train to provide water quality treatment for the site. Final design options for the water quality treatment train facility will be determined during engineering review of the plat improvements. As proposed, this design meets the Resource Stream Protection requirement for Water quality treatment. It can be expected to remove at least 80 percent total suspended solids, and 50 percent total zinc removal. The preliminary design proposes to collect and convey stormwater through a series of pipes and catch basins into the water quality treatment facilities, located near the plat entrance road at SW Campus Drive. In order to mitigate potential erosion impacts to downstream drainage systems and Panther Lake, the applicant shall provide on -site Erosion and Sediment Control measures per the requirements of the 1998 King County Surface Water Design Manual and the City of Federal Way Addendum to the manual. The City may further limit clearing and grading activities during the wet season (October 31 to March 31) per the SEPA mitigation measure. The proposed water quality facilities as preliminarily designed are adequate to serve the proposed development. Final review and approval of the storm drainage facilities will occur in conjunction with full drainage review. X ANALYSIS OF DECISIONAL CRITERIA The FWCC establishes review procedures and decisional criteria for deciding upon various types of land use applications. Pursuant to FWCC Chapter 20, "Subdivisions," Section 20-110, preliminary plat applications are submitted to the Hearing Examiner for public hearing. The preliminary plat application and the recommendation of the Hearing Examiner are submitted to the City Council for approval or disapproval. Hearing Examiner Preliminary Plat Decisional Criteria — Pursuant to FWCC Section 20-126(c), the Hearing Examiner may recommend approval of the proposed preliminary plat only if the following decisional criteria are met. Decisional criteria and staff responses are provided below. 1. The project is consistent with the Comprehensive Plan. Campus Crest Preliminary Plat 03-104293 / Doi. I.D. 29953 Staff Report to the Federal Way Hearing Examiner Page 10 Staff Comment: The application is subject to the adopted 2002 Federal Way Comprehensive Plan (FWCP), which designates the property as multiple -family. The proposed single-family land use on the subject property is consistent with the underlying Comprehensive Plan designation and is a permitted use. In addition, the City's Comprehensive Plan identifies the north -south extension of 12`h Avenue SW and east -west extension of 10`h Avenue across the BPA corridor from Campus Highlands. The Campus Crest plat as proposed and conditioned will implement construction of frontage improvements on 12th Avenue SW (a Principal Collector) abutting the site, and extension and construction of loth Avenue SW across the BPA corridor (a Minor Collector). 2. The project is consistent with all applicable provisions of the chapter, including those adopted by reference from the Comprehensive Plan. Staff Comment: The preliminary plat application is required to comply with the provisions of the FWCC Chapter 18, "Environmental Policy," Chapter 20, "Subdivisions," Chapter 22, "Zoning," and all other applicable codes and regulations. Future development of the residential subdivision will be required to comply with all applicable development codes and regulations. As proposed, and with conditions as recommended by staff, the preliminary plat will comply with all provisions of the chapter. The preliminary plat application is not consistent with the 1990 Concomitant Zoning Agreement applicable to the site. However, the proposed preliminary plat is consistent with the proposed Concomitant Agreement for the site. Therefore, the approval of the preliminary plat must be subject to concurrent approval of the associated proposed Concomitant Agreement. The project is consistent with the public health, safety, and welfare. Staff Comment: The proposed preliminary plat would permit development of the site consistent with the current Multiple -Family land use classification of the FWCP and map, provided the preliminary plat is consistent with and approved concurrently with the proposed Concomitant Agreement for the applicable portion of the site. . Proposed access and fire hydrant locations must meet all requirements of the Federal Way Fire Department. Future development of the plat and associated improvements including street improvements, and other infrastructure improvements in accordance with applicable codes and regulations will ensure protection of the public health, safety, and welfare. 4. It is consistent with the design criteria listed in Section 20-2. Staff Comment: The proposed preliminary plat would promote the purposes identified in FWCC Section 20-2, and the standards and regulations therein, as identified in the staff report, including effective use of land, promotion of safe and convenient travel on streets, and provision for the housing needs of the community. As proposed, and with conditions as recommended by City staff, the preliminary plat application complies with all provisions of the chapter. 5.. It is consistent with the development standards listed in Sections 20-151 through 157, and 20- 158 through 187. Staff Comment: Development of this site is required to comply with the provisions of FWCC Chapter 18, "Environmental Protection," Chapter 20, "Subdivisions," Chapter 22, "Zoning," Campus Crest Preliminary Plat 03-104293 / Doc. I.D. 29953 Staff Rcport to the Federal Way Hearing Examiner Page 11 and all other applicable local and state development codes and regulations. As proposed, the plat is consistent with the FWCC requirements provided the recommended conditions of approval are adopted. YI 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 that: The proposed action is to subdivide two vacant parcels totaling approximately 22.4 acres into 114 separate lots. 2. Pursuant to the City's November 7, 2003 Notice of Complete Application, the plat is subject to codes and policies in place on November 7, 2003, including the 2002 Federal Way Comprehensive Plan (FWCP). The subject property is designated Multiple -Family in the 2002 FWCP. 4. The two parcels comprising the site are zoned RM-3600*. The asterisk identifies that the property is subject to a concomitant zoning agreement. Pursuant to FWCC Section 22-666, single-family residential use is permitted in the RM zoning district with a minimum lot size of 5,000 square feet per lot. As recommended with conditional approval, the proposed residential subdivision and density is consistent with applicable zoning and subdivision regulations. The applicant has requested to modify certain provisions of the existing 1990 Concomitant Zoning Agreement (CZA) applicable to the site. The staff report and recommendation on the CZA amendment is under separate cover to the Hearing Examiner, and the Examiner will review and hold a public hearing on the CZA amendment request concurrent with the preliminary plat. 6. Since single-family use is not permitted on the subject property under the terms of the existing Concomitant Zoning Agreement, approval of a new Concomitant Agreement is required concurrent with approval of the preliminary plat. If the new Concomitant Agreement is not adopted concurrent with approval of the preliminary plat application, then the preliminary plat application cannot be approved as proposed. 7. An Environmental Mitigated Determination of Nonsignificance (MDNS) was issued for this proposed action on September 29, 2004. The City received no appeals of the SEPA determination, and the SEPA appeal period expired on October 27, 2004. 8. As proposed, each lot contains an adequate size and shape building envelope to contain a future single-family residence. There is presently an unused access easement for Federal Way Public Schools, which bisects the site. The easement as existing could impact development of the site in accordance with the preliminary plat. In an April 19, 2004 letter from the applicant, the applicant identifies they intend to have the easement extinguished. The easement does not impact the site for the purposes of preliminary plat; however, the easement would impact the final plat if it were not extinguished. 9. To provide adequate recreational opportunities commensurate with new residential development, FWCC Chapter 20, "Subdivisions," requires dedication of land on site for open space, or a fee - Campus Crest Preliminary Plat 03-104293 / Doc. LD. 29953 Staff Report to the Federal Way Hearing Examiner Page 12 in -lieu payment. Pursuant to FWCC Section 20-155, the applicant has proposed a combination of buffer open space, usable open space, and a fee -in -lieu of on site open space. As currently proposed, the preliminary plat map includes approximately 1.9 percent usable open space, two percent buffer open space, and approximately 11.9 percent fee -in -lieu in order to meet the code requirement. To facilitate meeting the perimeter block standards of FWCC Section 20-156 and meet the code standard in FWCC Section 20-156 regarding provision of access for established trails, a paved connection from Tract D to the adjacent BPA Trail should be provided. 10. The applicant provided a Geotechnical Engineering Investigation, April 4, 2003 (Exhibit 8) and an Updated Grading Plan Review, April 13, 2004 (Exhibit 9), by Krazen and Associates Inc. The geotechnical reports provide engineering analysis of cut and fill slopes and recommended setbacks, and classification of the subsurface soils for design of the stormwater management facilities. The geotechnical engineering reports are sufficient for the purposes of preliminary plat review. The applicant shall design and construct the project in accordance with all recommendations from the geotechnical engineer. 11. In a January 7, 2005 memo (Exhibit 12), the applicant has requested approval to clear and grade the entire site including all the future lots in conjunction with clearing and grading the site for infrastructure for the site. The applicant's request to clear and grade the whole site is based on the site's unique topography; the design of the streets generally parallel to the contours of the site; the applicant's ability to reduce erosion impacts by mass grading the site in one operation; and because of the unlikely long-term viability and preservation of vegetation that would be retained through a phased grading operation. City staff supports the clearing and grading request to clear and grade the entire site in one operation as proposed by the applicant based on the following factors: existing site topography which averages approximately 8.5 percent slope across the entire site; proposed cut depths up to 15 feet; proposed fill depths up to 32 feet for construction of future roadways; and resultant irregular lot grades that would result without mass clearing and grading of the site. Without clearing and grading of the site, some of the resulting grades on future lots would exceed 20 percent slope and would result in the need for extensive additional grading to create building lots with finish grades conducive to single-family development. By allowing mass grading of the entire site, the applicant will have the ability to minimize import and export of material and create lots with finish grades conducive to single-family development. 12. The preliminary grading plan identifies retaining walls up to approximately ten feet in height on and between several of the proposed lots. Retaining walls are also proposed on three sides of the stormwater facility in Tract H. The retaining walls within Tract H are up to 20 feet in total height and therefore should be designed and constructed in a manner to minimize potential aesthetic impact along SW Campus Drive. For the purposes of preliminary plat review, the applicant has prepared a Conceptual Pond Landscape Plan (Exhibit 1) that proposes two small retaining walls within Tract G, and two terraces of walls within Tract H. The applicant has also proposed to undulate and tier the upper walls, treat the upper walls architecturally and provide landscaping between the walls, in order to visually enhance the walls. To minimize aesthetic impact and be consistent with the residential nature of the proposal, all walls shall include aesthetic treatment. In order to minimize the maintenance for the stormwater treatment facility, the retaining walls proposed on the south side of Tract H shall be located in a private tract. Specifically, Tract M Campus Crest Preliminary Plat 03-104293 / Doc. LU 29953 Staff Report to the Federal Way Hearing Examiner Page 13 shall be expanded to include the proposed retaining walls that are currently proposed within Tract H. 13. The subject property is wooded with primarily second growth forest. Significant tree retention and/or replacement shall be provided in accordance with FWCC Section 20-179 and 22-1568. The 7/29/04 Tree Retention Plan, by Triad Associates, identifies a total of 1,707 significant trees are on the site. The significant tree count was estimated based on a random sample of the count of significant trees within three one -acre blocks on the site shown on a preliminary topography survey of the site by Triad Associates, 9/15/03 (Exhibit 1). The one -acre block tree count samples range from 44 significant trees per acre to 112 significant trees per acre. The significant tree survey random sample is acceptable for the purposes of estimating the significant trees on the site for the purposes of preliminary plat review. However, prior to removal of the trees, an accurate assessment of the quantity of significant trees shall be provided in order to determine complete compliance with applicable code requirements. 14. Removal of all of the trees from the site as proposed will alter the aesthetics of the site and transform the site from a densely vegetated condition to urban development. In order to minimize potential aesthetic and visual impacts along Campus Drive and the surrounding residential area, and to provide some visual enhancement to the site, landscaping improvements must be implemented. Prior to issuance of construction permits, a final landscape plan prepared by a licensed landscape architect shall be submitted to the City for approval in accordance with FWCC requirements. The landscape improvements shall be completed prior to final plat approval, unless a financial guarantee is approved by the City for completion of the landscape improvements. The final landscape plan shall include, at a minimum, the following elements: A. Arterial buffer landscaping in Tracts F and G per FWCC Section 20-178 and in compliance with the accompanying Concomitant Agreement. In order to insure the long -tern viability and maintenance of the landscape screen in Tracts F and G, irrigation of these landscape areas is required. The applicant shall coordinate the landscape plan in Tract F and G with Lakehaven Utility District, and provide written approval of the plan from Lakehaven in respect to potential conflict with Lakehaven Utilities located within these tracts; B. Landscaping adjacent to retaining walls in Tracts F, G, and H shall be an appropriate type, size, and density to provide visual separation and screening from the walls, and provide a visual enhancement to the site; C. Street trees in right-of-way landscape planter strips per Public Works Department Standards; D. Landscaping of Tract M adjacent to Road B shall be planted with Type III landscaping including trees, shrubs, and groundcover, to provide a visual separation between the public right-of-way and the proposed stormwater facilities. This landscape tract shall be owned and maintained by the homeowners' association. If cyclone fencing is used around the storm drainage ponds, the fencing shall be coated black or green; E. Significant tree replacement in accordance with FWCC requirements. 15. Development of the site will create additional runoff from new impervious surfaces such as streets, driveways, and rooftops. Storm drainage facilities are being designed in accordance with the 1998 KCSWDM and the City's amendments to the manual. The applicant's preliminary Campus Crest Preliminary Plat 03-104293 / Doc- LD 29953 Staff Report to the Federal Way Hearing Examiner Page 14 storm drainage TIR by Triad Associates, as revised April 2004, was reviewed and preliminarily accepted by the City's Public Works Department. Level 1 flow control and Resource Stream Water Quality Protection are required for this site per the 1998 King County Surface Water Design Manual and the City of Federal Way Addendum to the manual. In lieu of providing on -site flow control, the applicant has chosen to pay the pro-rata share fee of $1,728.00 per gross acre for off -site detention in Panther Lake. In addition, the applicant has proposed a two -facility treatment train on this site, which meets the Resource Stream Protection requirements for water quality treatment. In order to mitigate potential erosion impacts to downstream drainage systems and Panther Lake, the applicant shall provide on -site Erosion and Sediment Control measures per the requirements of the 1998 King County Surface Water Design Manual and the City of Federal Way Addendum to the manual. The proposed flow control and water quality facilities are adequate to serve the proposed development. Final review and approval of the storm drainage facilities as shown on the engineering plan will occur in conjunction with full drainage review. 16. A July 2004, revised Traffic Impact Analysis (TIA) by The Transpo Group was submitted for the project (Exhibit 13). The City's Traffic Division has reviewed the project and concluded that for the purposes of preliminary plat review, the proposed street layout of the Campus Crest subdivision as recommended by City staff is consistent with the adopted codes and Comprehensive Plan in place at the time of the complete application. Access to the site will be via 12'h Avenue SW adjacent to the west side of the site, through extension of 10"' Avenue SW across the BPA corridor from Campus Highlands, and from a new access point on SW Campus Drive. The plat also includes construction of a new interior street system that interconnects the three access points. The project will result in approximately 115 new weekday evening peak hour trips. The extension of 10`h Avenue SW across the BPA corridor is identified in the 2002 Comprehensive Plan and is recommended as a condition of project approval. This roadway extension implements the goals of the Comprehensive Plan and implements the FWCC perimeter block standard of 2,640 feet. The TIA recommends that to minimize potential conflicts between motorists and trail users, a raised pedestrian crossing should be implemented at the junction of the BPA Trail and the new roadway across the BPA corridor. The City's Traffic Engineer has reviewed the project and concluded that the proposed street layout of the Campus Crest subdivision as conditioned is consistent with the adopted codes and Comprehensive Plan in place at the time of the complete application. Street improvements proposed and required for the proposal are depicted on the preliminary plat drawings by Triad Associates (Exhibit 1). The street improvements are described in detail in Section VIII of the staff report and are incorporated by reference as set forth in full. All public right-of-ways will be dedicated to the City. Pedestrian Tracts A, B, D, K, and L, as proposed, meet applicable City standards for pedestrian tracts including a 20-foot width with a 12-foot wide paved walkway. Campus Crest Preliminary Plat 03-104293 / Doc I D. 29953 Staff Report to the Federal Way Hearing Examiner Page 15 The 2002 Federal Way Comprehensive Plan identifies I O'h Avenue SW crossing the site is classified as a Minor Collector roadway. As currently depicted on the preliminary plat map, Road D does not meet the width requirement for a minor collector. Therefore, City staff is recommending the construction plans and final plat map be modified so proposed Road "D" on site, across the BPA and the extension of road "C" connection to 12`h Avenue SW be modified to meet the minor collector street standard of 56 feet of right-of-way. In modifying the width of road "D", the pedestrian Tracts A and B may be eliminated, as they are not specifically required to meet the FWCC pedestrian block perimeter standard. 17. New sidewalks and pedestrian facility improvements in conjunction with existing walking areas will provide a safe pedestrian route of travel for school children who walk from the Campus Crest plat to Sherwood Forest Elementary School and Saghalie Junior High. School children would be provided bus transportation from Campus Crest to Decatur High School. 18. King County Metro has requested the developer to install transit related improvements along SW Campus Drive in conjunction with development of the site, as development of the site with 114 new residential units may result in a sufficient number of new residents using public transit services. 19. 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. 20. The proposed preliminary plat is permitted by FWCC Chapter 20, "Subdivisions," and Chapter 22, "Zoning." 21. 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 all applicable codes and regulations, provided the proposed accompanying Concomitant Agreement is adopted concurrently. 22. Prior to final plat approval and recording, all required and approved improvements will be constructed, or the improvements appropriately bonded, per City code requirements. XII RECOMMENDATION Based on review of this application, environmental record, and pertinent decisional criteria, the Department of Community Development Services recommends approval of the preliminary plat subject to the following conditions: The Campus Crest preliminary plat shall not be deemed approved unless the proposed Campus Crest Concomitant Agreement is concurrently approved, and allows the site to be developed with single-family housing. Prior to proceeding with plat infrastructure construction, the applicant shall provide a revised landscape plan that includes the following landscaping to be approved by the City: a. Arterial buffer landscaping in Tracts F and G per FWCC Section 20-178 and in compliance with the accompanying Concomitant Agreement. In order to insure the long-term viability Campus Crest Preliminary Plat 03-104293 / Doc. LD. 29953 Staff Report to the Federal Way Hearing Examiner Page 16 and maintenance of the landscape screen in Tracts F and G, irrigation of these landscape areas is required. The applicant shall coordinate the landscape plan in Tract F and G with Lakehaven Utility District, and provide written approval of the plan from Lakehaven in respect to potential conflict with Lakehaven Utilities located within these tracts; b. Landscaping adjacent to retaining walls in Tracts F, G, and H shall be an appropriate type, size, and density to provide visual separation and screening of the walls, and provide a visual enhancement to the site; C. Street trees in right-of-way landscape planter strips per Public Works Department Standards; d. Landscaping of Tract M adjacent to Road B shall be planted with Type III landscaping including trees, shrubs, and groundcover, to provide a visual separation between the public right-of-way and the proposed stormwater facilities. This landscape tract shall be owned and maintained by the homeowners' association. If cyclone fencing is used around the storm drainage ponds, the fencing shall be coated black or green; e. Significant tree replacement in accordance with FWCC requirements. Prior to approval of engineering construction plans, the applicant shall provide the City a significant tree survey based on an acceptable statistical forestry sampling methodology to accurately determine the number of significant trees on the site. The applicant shall also provide a significant tree replacement plan, to replace at least 25 percent of the significant trees removed from the site. Pursuant to FWCC Section 20-186, areas of the plat where significant trees are removed for subdivision improvements (infrastructure) are not subject to significant tree replacement. The significant tree replacement plan shall be approved by the Department of Community Development Services prior to engineering plan approval. The replacement trees shall be planted by the applicant and inspected by the Department of Community Development Services prior to final plat approval. 4. Design and construction of the project shall comply with all requirements and recommendations of the project geotechnical engineer. 5. Prior to final plat approval, the applicant shall provide a paved trail connecting Tract D to the adjacent BPA Trail. The plan for the trail connection shall be reviewed and approved by the Public Works and PARCS Departments in conjunction with engineering plan review. 6. On the final plat map, Tract M shall be revised to include any proposed retaining walls within the south side of Tract H. The retaining walls, if included in the plat construction, shall be owned and maintained by the future homeowners' association. 7. Prior to approval of construction plans, the applicant shall provide written correspondence from the Federal Way Public School District regarding the Districts' commitment to eliminating an existing easement on the site. Prior to final plat approval, the applicant shall document to the City that the existing school district easement has been extinguished. 8. If included in the final engineering design, retaining walls and rockeries on individual lots shall be harmonious with the residential use of the site and shall promote residential design themes through such means as terracing, orientation, natural material selection, use of vegetation Campus Crest Preliminary Plat 03-104293 / Doc. I.D. 29953 Staff Report to the Federal Way Hearing Examiner Page 17 screening, and textural treatment to be designed by the applicant and approved by the Community Development Services Department. Due to the proximity to Campus Drive and the potential aesthetic impact from large untreated walls, retaining walls shall be a maximum height of four feet within Tract G, and a maximum height of nine feet of exposed surface above grade in Tract M. Any walls in Tract M shall include but are not limited to the following design features: horizontal and vertical undulation, terracing with a minimum width of six feet between terraces to allow a safe area for maintenance; landscape screening; and wall texturing. 9. Prior to final plat approval, as required by Metro, the applicant shall design and construct a bus stop shelter footing and bus stop landing in accordance with King County Metro standards for the site frontage along SW Campus Drive. Prior to construction, the applicant shall provide approval of the landing design and location from Metro. Due to other development in the area of the site, Metro may determine the site frontage is not the appropriate location for a future bus stop, and these improvements would not be required if so determined by Metro. 10. Improvements for the project include the off -site connection of Road D to the 1 Oth Avenue SW stub in Campus Highlands. Design and construction of the extension shall meet applicable City standards and be reviewed by Bonneville Power Administration. The design and construction of loth Avenue SW shall include a raised crossing per City standards at the BPA Trail for safety purposes. 11. On the final plat map, roadway "D" and a portion of road "C", from the existing terminus of 10`h Avenue SW in Campus Highlands extending to the point where Road D (and portion of Road C) connects to 12t" Avenue SW, shall be revised to be a 56-foot wide right-of-way, with a 36-foot paved roadway, and two -foot utility easements on either side (Roadway Section `S' — Minor Collector). The street connection to 120 Avenue SW shall be as shown on the plants, or modified to connect at 12'h Avenue SW at SW 343d Place. Final road alignment will be determined during engineering plan review. Tracts A and B, as shown on the plans, may be eliminated or revised upon final road alignment. Campus Crest Preliminary Plat 03-104293 / oo.. M 29953 Staff Report to the Federal Way Hearing Examiner Page 18 XIII LIST OF EXHIBITS 1. Campus Crest preliminary plat map, revised July 29, 2004 (sheets 1 - 3, of 14); Campus Crest Preliminary Grading Plan, April 14, 2004 (sheets 4 and 5); Campus Crest Preliminary Utility Plan, April 14, 2004 (sheets 6 and 7); Campus Crest Preliminary Roads and Storm Drainage Plans, April 14, 2004 (sheets 8 - 11); Campus Crest Preliminary Roads Details, April 14, 2004 (sheet 12); Campus Crest Preliminary Planting and Tree Retention Plan, July 29, 2004 (sheets 13 and 14); Campus Crest Preliminary Topography Survey, September 15, 2003; Conceptual Pond Landscape Plan — 2 pages, November 8, 2004 2. Campus Crest Vicinity Map 3. Master Land Use Application for Campus Crest Preliminary Plat and Concomitant Agreement 4. SEPA MDNS, September 29, 2004 5. SEPA Checklist for Campus Crest, dated revised July 27, 2004 6. Department of Natural Resources Letter, October 1, 2004 7. Bonneville Power Administration Letter, December 2, 2003 8. WSDOT Letter, December 22, 2003 9. Krazen and Associates Geotechnical Investigation, April 4, 2003 10. Krazen and Associates Updated Plan Review, April 13, 2004 11. Wetland Assessment by Wetland Resources Inc, April 28, 2003 12. Letter from Triad Associates dated April 19, 2004 13. Clearing and Grading Request from Traid Associates dated received January 7, 2005 14. Traffic Impact Analysis, revised July 2004, by The Transpo Group 15. King County Metro Letter, November 18, 2003 16. Certificate of Sewer Availability by Lakehaven Utility District, February 19, 2003 17. Certificate of Water Availability by Lakehaven Utility District, February 19, 2003 18. Preliminary Storm Water Technical Information Report (TIR), by Triad Associates, April 2004 Note: Copies of exhibits are not attached to all copies of this report. All exhibits have been provided to the Hearing Examiner. TRANSMITTED TO THE PARTIES LISTED HEREAFTER: Federal Way Hearing Examiner Applicant Applicant Agent — Roy Lewis P.E., Triad Associates Campus Crest Preliminary Plat Staff Report to the Federal Way Hearing Examiner 03-104293 / Doc I D 29953 Page 19 20060'210000209.001 Return Address: Donald L. Gardner, Inc. 11407 — 67`" Avenue NW Gig Harbor, WA 98332 Attn: Donald L. Gardner 111111111 2005021 PAGE® 00 1 0 065 ND 82/10/2005 09:27 KING COUNTY, WA E21.00780 62I10/M5 09:26 KING px C4LINTJ Q 28®.00 SRL6 $1,70�.000.0 PAGE001 OF 001 Please print or type information WASHINGTON STATE RECORDER'S Cover Sheet RCW 66.0J4 Document Title(s) (or transactions contained therein): (all areas applicable to your document must be filled in) SPECIAL WARRANTY DEED Reference Numbers) of Documents assigned or released: N/A Additional reference #'s on page of document GranWt(s) (Last name, firet,name, initials) CAMPUS CREST LLC, A WASHlh1 TON LIIMffD LIABILITY COMPANY Additional names on page of•doculnent. Grantee(s) (Last name first, then OW name and initials) DONALD L. GARDNER, INC., A WASHINGTON CORPORATION Additional names on page _ of document. Legal description (abbreviated: i.e. lot, block, plat or section, township, range) Portions of east'/: of the NW Quarter of Section 19, T 21 N, R 4 E, WM King County, WA Additional legal is on page I of document. Assessor's Property Tax Parcel/Account Number ❑ Assessor Tax # not yet assigned 192104-90D8 and 19MO&A,4I3 The AuditorlRecoriler Will -rely on the Information provident on the form. The staff will not reed the document to verify the accuracy or completeness of the indexing information provided herein. SPECIAL WARRANTY DEED The GRANTOR, Campus Crest LLC, a Washington limited liability company, in consideration of Ten Dollars ($10.00) and other good and va€uable consideration, in hand paid, grants, bargains, sells, conveys and confirms to DONALD L. GARDNER, INC., a Washington corporation, the following described real estate, situated in the County of King, State of Washington: Abbreviated Legal: Portions of east % of the NW Quarter of Section 19, T 21 N, R 4 E, WM King County, WA Tax Account No: 192104-9008 and 192104-9043 CHICAGO TITLE INS, COO REF# //fs^ y ^ /o 330011:01124/05 DEED2 KSIMSWBDICAMPUS CREST (KLAK)ISALE TO GARDNER 20050210000209.002 See Exhibit A annexed hereto and by this reference incorporated herein. SUBJECT TO matters Identified on Exhibit B annexed hereto and by this reference incorporated herein. The Grantor for itself and for its successor(s) in interest does by these presents expressly limit the covenants of the deed to those herein expressed, and excludes all covenants arising or to arise by statutory or other implication, and does hereby covenant that against all persons whomsoever lawfully claiming or to claim by, through or under said Grantor and not otherwise, it will forever warrant and defend the said described real estate. DATED: CAMPUS CREST, LLC, a Washington limited liability company By: Inc. ter Brian Ross, President STATE OF WASRNGTON ) ) ss. COUNTY OF KING On this 2:T day of U�IU 20Q5, before me, the undersigned, a Notary Public in and for the State of Washington, duly co coned and sworn personally appeared Brian Ross, known to me to be the President of BRNW, Inc., which is a member of Campus Crest L LC, the limited liability company that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said limited liability company, for the purposes therein mentioned, and on oath stated that he/she was authorized to execute said Instrument. I certify that I know or have sat€sfactory evidence that the person appearing before me and making this acknowledgment is the person whose true signature appears on this document. WITNESS my hand and official sea[ hereto affixed the day and year in the certificate above written. -``�ti�����ti�►t111 �� i~IZty. rrrr 'TA,p� may. i Ln Afar 0�-12 -dg-z` K. r �''1111OP WASO .=` Print Name s AA wo f 4:' NOTARY PUBLIC in and f h ate of Washington, residing at My commission expires 3361\011:01/24/05 -2- DEED2 KS1MS\YBD\CAMPUS CREST (KLAK)1SALE TO GARDNER 20050210000209.00a EXHIBIT A LEGAL DESCRIPTION "Egiose Poitims 6f the NbrthQuattm of ft l slllhLV Elg1ie. aad the otitrtesut Q Am of th Northwest Qu dpr all in Sectt.on 19, Townsb;p 21 North, Range 4 East, Willamette Meridian, mi KGnu County, Washut ! sand lwrttow bealg mare particularly described as follow; "Commexerm at the west quarter comer of wid Swarm 19, thence along tree 2asue4s-est Gelsterime of said .Section 19 South 8812 72 " Fast 1,282 $4 few to the Southwest corner of th., gost kewt Q► arwgf smd 11 "%wst QttQnw, Tlterroe along the weir lame thowfNarlh 01013712"' Z +i 2W S3 feet to rise Northwesterly Ime 01' that certaar easemenr grm med ,to the ilttlied &ejes of-4mortoo for electmal trwrSmrssro r hmeo 4, documents recorded under racordfng imumbers 3194572 3258849 and 5029589 in King Country, Washwgton and doe f uepoint of begrrtnin& Thence cons mmPT along said west lie imd the w-M line of sa€d Morthecust Quarter of said lvortits wt ase4 a north eQs;1,502 $3 feet to a point on the southerlt mama of the rands described an deed ►worded wz4gr record►ng number 8501170665, rrr King Cowry: fflaslungton, said point being on a curse concave to 11w norlherw having a radians of 842 06 fmt end to which point a radial line bean south 474114-2'` west, Memo along void ►nargttr sautheawerly and eastarly 84i 2Z feet along sa;d Curve through a central angle of 5413176" to the bWnningof a remise curvra condole to Elie sou.hxvest having a radius of 618 00 feet (a radial lfnethraugls sold begrr wngbwrs aortic 07°19'34" we.ry, Thene canhwing along jrid n gin easterly erne souther w y 647 38 fear along said eur see through a central angle of 50'VJ'I1 " 10 sod norrf► worly tine of that certam easamot granted to the United Stabs of Anwricca for elecLrLcal transmsion hues by domment reeorded under rwarding ►mmbers 31.94S:Z 3,258649 and 5029560, in Kmg Coww y, Wash ingt on, Thence along said northrsns arly k7e Youth 52'58'44" west 1,66.2 66feet ea the true porn: of begerwr_ing " 336]\011:01124/05 -3- DEED2 KS]MS\YBD%CAMPUS CREST (KLAK)\SALE TO GARDNER 20050210000209.004 EXHIBIT B PERMITTED ENCUMBRANCES 1. Terms of utility line easement recorded under recording number 3194672 2. Terms of access easement by and between The Quadrant Corporation and Federal Way School District No. 210, dated March 13, 1986 and recorded March 26, 1986 under Recording Number 8603260389 and amended on October 13,1997 under recording number 97102112K 3. Terms and conditions of easement for underground electric system by and between The Quadrant Corporation and Puget Sound Power S Light Company recorded on April 2, 1986 under recording number 8604020489. 4. Terms of easement for sewer facilities by and between the Federal Way Wak�r and Sewer District and The Quadrant Corporation recorded on November 17, 1987 under recording number 8711170M. 5. Terms of drainage and utility easement by and between The Quadrant Corporation and King County recorded on August 11,1989 under recording, number SN8110283. 6. . Terms of easement by and between The Quadrant Corporation and Washington Natural Gas Company recorded on August 7,1990 under recording number 9008070661. 7. Terms of easement by and between The Quadrant Corporation and Pacific Northwest Bell Telephone Company recorded on December 8,1992 under recording number 9212084818. 8. . Terms of construction easement by and between Klak Federal Way, L.L.C. and Pei-Yi Corporation recorded on April 15, 2002 under recording number 20020416000374. 9- Terms of restrictions and development requirements by and between City of Federal Way and The Quadrant Corporation recorded March 5,1990 under recording number 900306111 S. 10. Rights contained in a Quit Claim Deed by and between The Quadrant Corporation and King County recorded January 11, 1985 under recording number 8501170665_ 11. Facility charges, if any, including but not limited to hook-up or connection charges and latecomer for water ar sewer facilities of Water District No. 124 under recording number 8106010916. 12. Memorandum of Purchase and Sale Agreement by and between Michael B. Kerschner and Donald L. Gardner J DBA Aspen Properties LLC and Aspen infrastructure Management and Campus Crest LLC recorded March 18, 2004 under recording number 20040318000867, including but not limited to any right title and interest of Michael B. Kerschner and Donald L. Gardner DSA Aspen Properties LLC and Aspen Infrastructure Management, presumed from the execution of such memorandum. 13. rending Action, including Lis Pendens under case number 04-2-22859-0 KNT filed on September 2, 2004 by Donald L. Garner, Inc. against Campus Crest LLC. 33611011:OU24/05 -4- DEED2 KSIMS1YBDICAMPUS CREST (KLAK)1SALE TO GARDNER 20050210000209.006 14. Latecomer Agreement by and between Harbour Homes, Inc. and Lakehaven Utility District recorded October 21, 2004 under recording number 200410210001000. 15. Rights or claims of parties in possession not shown by the public records. 16. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey and inspection of the premises. 17. Easements, or claims of easements, not shown by the public records. 18. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or services, labor or material heretofore or hereafter furnished, all as imposed by law, and not shown by the public records. 19. Taxes or special assessments which are not shown as existing liens by the public records. 20. Any service, installation, connection, maintenance, tap, capacity or construction charges for sewer, water, electricity, other utilities, or garbage collection anti disposal. 21. Reservations or exceptions in patents or In Acts authorizing the issuance thereof; Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 22. , Water, rights, claims, or title to water. 23. Defect's, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records, or attaching subsequent to theeffective date hereof but prior to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 24. 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, for the tax year 2006, tax account number 192104-9008-03. 25. General and special taxes and charges payable February 16, delinquent If first half unpaid on May 1, second half delinquent if unpaid on November 1, the tax year Wi'is, tax account number 192104-9043-60 3361\011:01/24/05 -5 DEED2 KSIMS\YBD\CAMPUS CREST (KLAQSALE TO GARD14ER RECEIVED Page - 1 February 8, 2005 2005 CITY OF FEDERAL WAY BUILDING DEPT. Mr. Michael Walsh Campus Crest LLC 825 Fifth Avenue, Ste. 202 Kirkland, WA 98033 RE: CONCOMITANT AGREEMENT FOR CAMPUS CREST FWHE #05-02, FILE NO. 03-104311-00-UP Dear Applicant: Enclosed please find the Report and Recommendation of the City of Federal Way Hearing Examiner relating to the above -entitled case. Very truly yours, MARK E. HURDELBRINK DEPUTY HEARING EXAMINER MEH/ca cc: All parties of record City of Federal Way Page - 2 CITY OF FEDERAL WAY OFFICE OF THE HEARING EXAMINER IN THE MATTER OF: FWHE# 05-02 FW# 03-104311-00-UP CAMPUS CREST CONCOMITANT AGREEMENT I. SUMMARY OF APPLICATION The applicant is requesting modification of a February 27, 1990, Concomitant Zoning Agreement (CZA) as amended by City Council resolution 93-144. The CZA as amends pertains to a 22-acre parcel located at approximately the 700 block of SW Campus Drive. Pursuant to Section 8 of the 1990 agreement, amendment of the existing agreement shall be processed in the same manner as a rezone of property. II. PROCEDURAL INFORMATION Hearing Date: January 25, 2005 Decision Date: February 8, 2005 At the hearing the following presented testimony and evidence: 1. Jim Harris, Senior Planner, City of Federal WaX 2, Katherine Orni, Triad Associates 11814 — 115 Avenue NE, Kirkland, WA 98034 At the hearing the following exhibits were admitted as part of the official record of these proceedings: 1. Staff Report with all attachments 2. Power Point Presentation (hard copy) III. FINDINGS On February 27, 1990, the City of Federal Way, Polygon 2000, Inc., and the Quadrant Corporation entered into a concomitant agreement establishing the zoning Page - 3 and methods of resolving potential disagreements with respect to vesting rights as well as the applicability of King County or City of Federal Way regulations with regard to two parcels of property presently owned by the applicant. In 1993 the parties agreed to amend the concomitant agreement which the City Council formerly adopted in Resolution No. 93-144 on June 15, 1993. The City Council again amended the concomitant agreement in 1997 by approving a golf driving range on the subject site. However, such improvement was never constructed and the agreement permitting the driving range expired. Therefore, the property was once again subject to the original 1990 agreement as amended in 1993. 2. On April 21, 2004, the applicant submitted a written request to amend the 1990/1993 concomitant agreement which to development of the site with single family residential homes. Changes to the agreement include elimination of a provision requiring development of the site exclusively with townhome/ condominium type units sold in a condominium format and replacement with a provision allowing single family residential homes. Other changes proposed include the following: A. Elimination of the reference to a 1989 building permit application filed with King County. B. Elimination of the required 60 foot wide landscape buffer and solid board fence adjacent to single family housing. C. Reduction of the 60 foot wide building setback requirement along Campus Drive with a buffer which averages 45 feet in width. D. Dedication of seven feet of right-of-way for Campus Drive and specifications for its construction. E. Elimination of the maximum 30 foot building height as the Federal Way City Code (FWCC) regulates heights of structures. F. Replace the maximum density of 233 units on the 22.4 acre site with a maximum of 114 single family lots. G. Eliminate the provision requiring phased construction of no more than 100 units per year. H. Clarify the dedication, funding, and construction standards for 101n/121n Avenue SW. Page - 4 3. Section 8 of the 1990 concomitant agreement provides in part: This agreement may be amended by the Owners by filing an application therefore, which shall be considered and heard in the same manner as a rezone of property.... Article 8 FWCC provides that quasi-judicial rezones require Process V review. Section 22-476 FWCC provides that under Process V review the Examiner holds a public hearing and then makes a recommendation to the Federal Way City Council which then decides upon the application. Section 22-488(c) FWCC sets forth the decisional criteria for quasi-judicial rezones. Findings on each criteria are hereby made as follows: 1A. The proposed amendments to the concomitant agreement are in the best interest of the residents of the City. The site will develop in accordance with all applicable City codes and regulations and will provide a range of housing opportunities to include smaller lot single family as opposed to the required townhome condominiums. Such will assist the City in meeting its density requirements under the Growth Management Act based upon the market for single family homes. 1 B. Changes to the concomitant agreement are appropriate because site conditions in the vicinity have changed since the adoption of the original agreement in 1990. The City of Federal Way developed the adjacent BPA corridor with a multi -use, public trail and the Federal Way School District constructed Saghlie Middle School on 16 acres near the subject property. Included within the 16 acres is a City public park known as Saghlie Park. The construction of the park and school have resulted in new roads and traffic circulation changes. 1 C. The agreement is consistent with the Federal Way Comprehensive Plan which designates the site for both single family and multi -family development, and also encourages the extension of the 10111/12th Avenue corridor. 1 D. The amendment complies with all applicable provisions including those adopted by reference from the comprehensive plan. The City's Community Development Review Committee has reviewed the proposal and determined that the revised agreement and associated preliminary plat will comply with all applicable codes and regulations. Page - 5 1 E. Approval of the amendment will further the public health, safety, and welfare as it will allow for new single family housing opportunities. Furthermore, the amendment will allow construction of infrastructure which will benefit the City as a whole. 2A. As previously found, all the criteria set forth in Subsection 1 are met. 2B. The proposed project complies with Chapter 22 FWCC as set forth above. 2C. The site plan consists of the proposed preliminary plat which covers the parcel. The plat is designed to minimize all adverse impacts on developed properties in the vicinity of the site. The preliminary plat proposes lot sizes in excess of the minimum authorized by the RM 3,600 zone classification and consistent with other development in the area. The preliminary plat also provides mitigation for traffic impacts, erosion impacts, and off -site transportation impacts. 2D. Development of the preliminary plat will not adversely impact public services and facilities. The Lakehaven Utility District has issued water and sewer availability letters for the project. Furthermore, development of the site as presently allowed would authorize a significantly higher density. The amendment will reduce the density from 233 potential units to a maximum of 114 units. 2E. The rezone has merit and value for the community as a whole based upon the provision of single family residential housing options and the completion of the 101h/12th St. corridor. IV. CONCLUSIONS From the foregoing findings the Hearing Examiner makes the following conclusions: The Hearing Examiner has jurisdiction to consider and decide the issues presented by this request. 2. The applicant has established that the request to amend the concomitant zoning agreement relating to properties known as the Campus Highlands Townhome property satisfies all criteria set forth in Section 22-488 FWCC and therefore should be approved. Page - 6 RECOMMENDATION: It is hereby recommended that the City of Federal Way City Council approve the proposed amendment to the concomitant agreement for the Campus Highland Townhome property. DATED THIS 8th DAY OF February, 2005. MARK E. HURDELBRINK Deputy Hearing Examiner TRANSMITTED THIS 8th DAY OF February, 2005, to the following: APPLICANT: Mr. Michael Walsh Campus Crest LLC 825 Fifth Avenue, Ste. 202 Kirkland, WA 98033 OTHF RS- Mr. Roy Lewis, P.E. Triad Associates 11814 - 115th Avenue NE Kirkland, WA 98034-6923 Klak Federal Way LLC 500 Shokie Blvd. #444 North Brook, IL 60062 Kevin L. Jones, P.E. 11730 — 118th Avenue NE, Ste. 600 Kirkland, WA 98034 Rich Stohr Centex Homes 11241 Slater Avenue NE #100 Kirkland, WA 98033 Katherine Orni Page - 7 11814 — 115th Avenue NE Kirkland, WA 98034 City of Federal Way c/o Chris Green P.O. Box 9718 Federal Way, WA 98063-9718 Page - 8 CITY COUNCIL REVIEW, ACTION Pursuant to Section 22-488, 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 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 20-125. 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 rezone is necessary, the city council shall adopt its own recommendations and approve or disapprove the rezone. As part of the final review, the city council may require or approve a minor modification to the application. RECEIVED BY OMMUNITY DEVELOPMENT DEPAWMENT +, ....M FEB 1 6 2005 RaSI�� s I I February 11, 2005 Mr. Jim Harris Senior Planner City of Federal Way Federal Way, Washington 98063-9718 Subject: Campus Crest Subdivision, Federal Way. Files: 03-104293-00-SU & 03-104311-00-UP Dear Mr. Harris, VIA Facsimile: (253) 835-2609 Original: U.S. Mail For the record, please be advised that ownership interest has changed hands for the Campus Crest Subdivision as of Thursday February 10, 2005. The former owner/applicant Campus Crest LLC., and Mr. Mike Walsh, has no further interest in daily undertakings, or any project communiqu6 as of this date. Henceforth, all owner communication responsibility will be overseen by Mr. Mike Kerschner of Aspen Properties, NW. Nevertheless, some technical discourse is still in progress between the original project engineer of record, and the city. As such, in an effort to minimize any miscommunication I have requested that Mr. Roy Lewis, P.E. of Triad Associates continue to act as the (new) owner's representative regarding those issues still outstanding, and hereby authorize the city to continue in any and all communication in that regard as well. I have followed this project from the beginning, and am enthusiastic in continuing the close working relationship with the city, and it's staff, in an effort to achieve a mutually satisfactory completion to the Campus Crest project. Please do not hesitate to contact either Mike, or myself for any reason. We will make ourselves available at your convenience. Regards, Donald L. Gardn Aspen Properties, NW CC: Triad, Roy Lewis AP file: 033/05-01 6902 Ford Drive NW Gig Harbor, WA 98335 - Telephone: 253 265-1304 - Facsimile: 253 265-1305 11 rnnnnnl l� ,1 V RECEtVE17NIT nGaaRTn�Fn�� J AN i 0 REC'D � TRLAD ASSOCIATES Campus Crest Preliminary Plat Mass Grading Justification 11814 115[h Avenue NE City File Nos. 03-104310-00-SE, 03-104293-00-SU, 03-104311-00-UP Kirkland, WA 98034-6923 425.821.8448 125 82 13481 fax Although FCC 20-179 states, (a) All natural vegetation shall be retained on the site to boo.488 0756 toll free subdivided except that which will be removed for improvements or grading as shown on,Nw w triadassoc com approved engineering plans. A preliminary clearing and grading plan shall be submitted as part of preliminary plat application. (b) Existing mature vegetations 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, the Campus Crest site's existing topography prevents this code provision from being achieved. More specifically, in order to create streets that are generally parallel to the existing grade, as stipulated in 20-151(e), it is necessary to grade the entire site, not just the road and utility corridors. This, in turn, necessitates the removal of nearly all vegetation from the site. In essence, the applicant is faced with Code requirements that, in the case of the Campus Crest site, are in conflict. To further illustrate this conflict, a colored grading analysis has been provided which clearly shows the significant areas of cut and fill necessary grade the site in a manner that is consistent with FCC 20-151(e). As the exhibit depicts, the site has a valley, shown in blue, running through the central portion of the project. This valley will need to be filled in order to grade the roads in accordance with FCC 20-15l(e). Additionally, there are two high spots, shown in red, on the project site; one at southwesterly corner and another at the northwestern corner of the site. In order to fill the central depression for roadway construction, these high spots need to be lowered, with the cut from these areas used to fill the central depression. This, in turn, necessitates mass grading of the Campus Crest site. Although the preservation of vegetation and significant tree preservation requirements outlined in FCC 10-179(b) cannot be achieved based on the combined influence of FCC 20-151(e) and the site's existing topography, the applicant proposes to satisfy the intent of this code provision by financially guaranteeing the significant tree replacement via performance bonds based on cost of the replacement planting. Although the majority of the significant tree replacement plantings could be installed directly following the grading and utility installation, future home construction impacts may cause damage and additional maintenance issues that could be avoided by planting after all construction is complete. It should also be noted that the long-term preservation of significant trees is not increased by phased clearing and grading, as any trees preserved within the lots of a phased grading operation will ultimately be removed during the lot grading and vertical construction phases. In fact, a primary City concern, view preservation along SW Campus Drive, can be better achieved by addressing significant tree retention on a project -wide basis with specific replanting emphasis along the Campus Drive buffer. Finally, long-term erosion control hazards created by extended clearing and grading operations can be significantly reduced by quickly and efficiently mass grading and stabilizing the site. o,I _�'k Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8m Avenue South PO Box 9718 Federal Way WA 98063-9718 253-8352607;Fax 253-835-2609 w%."y.oityo$federalway.c nu SIGN INSTALLATION CERTIFICATE Project Name: Co"Mpu 0,re S - ProjectFileNo: t�J-fllb-t;S �3 _r�ua93 C�-SU�U3-l11-U,a Project Address: Installed By: 1Q v �[ool Date of Installation: )q S sU 61 o-les Location of Installation: L 2.--l' Am ac_r6ss r- .r- r- r r .�- r. r w- w- -r r r- r_ r .r .r w- w, w. r •. %��A�l3eEA�lA�E A�lA�l i���.iArl A�ItArlArl Arl Ali Atl■A��Aa!®mil lrlAel Ay■A�lA !A !i Ms �A ■A !1 !A ■! �A ! Or •Yr •Or 'f!r .!r .�. .S. .pr •ar •Or I hereby testify that the sign installed fully complies with the installation standards of the Department of Community Development Service's "Instructions for Obtaining & Posting Public Notification Signs" and that the sign will be maintained until a final decision is issued on the land use action. I understand that failure to return this certificate within five days of posting may Bulletin #036 —August 18, 2004 Page 1 of 1 k.%Iandouts\.Sign Installation Certificate result in delays, notice of corrections, and re -mailings at the applicant's expense. ZQN,, A11KL Installer's Name Date /-xq Phone Bulletin #036 —August 18, 2004 Page 2 of 1 k.WandoutslSign Installation Certificate FEDERAL WAY 6hn qm bb - Your Community Newspaper - Affidavit of Publication Debbie Kaufman, being first duly sworn on oath, deposes and says that she is the Publisher of The Federal Way Mirror, a semi -weekly newspaper. That said newspaper is published in the English language continually as a semi -weekly newspaper in Federal Way, King County, Washington, and is now and during all of said time has been printed in an office maintained at the aforementioned place of publication of said newspaper. That the annexed is a true copy of a legal advertisement placed by City of Federal Way L-831 as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of one consecutive week(s), commencing on the 8th day of January, 2005 , and ending on the 8th day of January, 2005 both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of 146.08 which amount has been paid in full, or billed at the legal rate according to RCW 65.16.090 Subscribed to and sworn before me this 14th day of January, 2005. Notary Public in and for the State of Washington, Residing at Federal Way y AkD T A R op rrrrrrti ur►���'� 1414 SO. 324TH STREET, SUITE B210, FEDERAL WAY, WA 98003 0 253-925-5565 ■ FAX: 253-925-5750 DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES _- 33325 8th Avenue South PO Box 9718 CITY OF Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 FederalWav www.citvoffederalway.com DECLARATION OF DISTRIBUTION Iy hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other ❑ Land Use Decision Letter . Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed k(e-mailed and/or ❑ posted to or at each of the attached addresses on 2005. Project Name e d- Ur Com- File Number(s) 0 3 -1 o V� U � 6- J6,13P- V P Signature Date 1-6 -O S K:\CD Administration Files\Declaration of Distribuiion.doc/Last printed 12/22/2004 3:19 PM CITY OF ��� Federal Way NOTICE OF LAND USE PUBLIC HEARING Campus Crest Preliminary Plat and Concomitant Agreement Notice is hereby given that a public hearing will be held by the City of Federal Way Hearing Examiner at 2:00 p.m., or soon thereafter, on January 25, 2005, in Federal Way City Council Chambers (33325 81h Avenue South, Federal Way, WA 98003) for the following project: Name: Campus Crest Preliminary Plat File Nos: 03-104293-00-SU and 03-104311-00-UP Topic: The proposed action includes subdividing approximately 22.7 acres into 114 separate lots. The proposed lots are a minimum of 5,000 square feet and are for single-family use. The proposal also includes developing an internal road system, street frontage improvements on Campus Drive SW, street frontage improvements on 12`h Avenue SW, off -site extension of 10`h Avenue SW from Campus Highlands, utility construction, storm drainage control improvements, and other related infrastructure improvements. The proposed action also includes amending the existing Concomitant Zoning Agreement for the site. Pursuant to Federal Way City Code (FWCC) Chapter 20, "Subdivisions," and Chapter 22, "Zoning," the Hearing Examiner will hold a public hearing on the preliminary plat application and concomitant zoning agreement and forward a recommendation to the Federal Way City Council. Location: The subject property is located along the south side of SW Campus Drive at approximately the 700 block, in Federal Way, Washington, King County tax parcel numbers 192104-9008 and 192104-9043, in the NW 1/4 of Section 19, T21N, R4E, WM. Applicant: Mike Walsh, Campus Crest LLC, 825 5t` Avenue, Kirkland, WA 98033 Application Received: September 18, 2003 Application Determined Complete: November 7, 2003 Date of Notice of Application: November 15, 2003 Date of Hearing Notice: January 8, 2005 Permits Required by this Application: 1. State Environmental Policy Act (SEPA) (File #03-104310-00-SE) 2. Preliminary Plat (File #03-104293-00-SU) 3. Concomitant Zoning Agreement Amendment (File #03-104311-00-UP) Existing Environmental Documents: Stormwater Drainage Technical Information Report, Geotechnical Engineering Investigation, Traffic Impact Analysis, School Access Analysis Page 1 of 1 Tamara Fix - Legal Notice From: Tamara Fix To: admin@fedwaymirror.com Date: 1 /6/2005 8:47 AM Subject: Legal Notice CC: dgrigg@soundpublishing.com Please publish the following legal notice (Campus Crest Hearing, #03-104293) in Saturday's (Jan 8, 2004) issue. Please furnish an affidavit of publication. Thank you, Tamara Fix Administrative Assistant City of Federal Way PO Box 9718 Federal Way, WA 98063-9718 253-835-2602 file:HC:\Documents%20and%20 Settings\default\Local%20Settings\Temp\GW) 00002.HTM 1 /6/2005 AL CITY Federalo. Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 Eighth Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.cityoffederalway.com DECLARATION OF DISTRIBUTION 1, R ��� ►c( hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other ❑l Land Use Decision Letter W Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was ❑ mailed ❑ faxed ❑ e-mailed and/or 405fed to or at each of the attached addresses on Project Name File Number(s) 03 -- 17 aR 3 - 50 Q3 -10�/ 31I - [ Signature Date ( 0 7 200 S K:\CD Administration Files\Declaration of Distribution.doc/Last printed H/24/2004 8:20 AM Posted Locations Federal Way Regional Library — 34200 1" Way South, Federal Way, WA 2. Federal Way 320th Branch Library — 848 South 320th Street, Federal Way, WA 3. Federal Way City Hall — 33325 8tn Ave South, Federal Way, WA 4. Two Updates Near Site — South side of SW Campus Drive at 700 block, Federal Way, WA a. l Oth Avenue SW b. 7t" Way SW CITY OF Federal Way NOTICE OF LAND USE PUBLIC HEARING Campus Crest Preliminary Plat and Concomitant Agreement Notice is hereby given that a public hearing will be held by the City of Federal Way Hearing Examiner at 2:00 p.m., or soon thereafter, on January 25, 2005, in Federal Way City Council Chambers (33325 8 h Avenue South, Federal Way, WA 98003)'for the following project: Name: Campus Crest Preliminary Plat File Nos: 03-104293-00-SU and 03-104311-00-UP Topic: The proposed action includes subdividing approximately 22.7 acres into 114 separate lots. The proposed lots are a minimum of 5,000 square feet and are for single-family use. The proposal also includes developing an internal road system, street frontage improvements on Campus Drive SW, street frontage improvements on 12`h Avenue SW, off -site extension of 10t` Avenue SW from Campus Highlands, utility construction, storm drainage control improvements, and other related infrastructure improvements. The proposed action also includes amending the existing Concomitant Zoning Agreement for the site. Pursuant to Federal Way City Code (FWCC) Chapter 20, "Subdivisions," and Chapter 22, "Zoning," the Hearing Examiner will hold a public hearing on the preliminary plat application and concomitant zoning agreement and forward a recommendation to the Federal Way City Council. Location: The subject property is located along the south side of SW Campus Drive at approximately the 700 block, in Federal Way, Washington, King County tax parcel numbers 192104-9008 and 192104-9043, in the NW 1/4 of Section 19, T21N, R4E, WM. Applicant: Mike Walsh, Campus Crest LLC, 825 5th Avenue, Kirkland, WA 98033 Application Received: September 18, 2003 Application Determined Complete: November 7, 2003 Date of Notice of Application: November 15, 2003 Date of Hearing Notice: January 8, 2005 Permits Required by this Application: 1. State Environmental Policy Act (SEPA) (File #03-104310-00-SE) 2. Preliminary Plat (File #03-104293-00-SU) 3. Concomitant Zoning Agreement Amendment (File #03-104311-00-UP) Existing Environmental Documents: Stormwater Drainage Technical Information Report, Geotechnical Engineering Investigation, Traffic Impact Analysis, School Access Analysis Development Regulations to be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter 18, "Environmental Policy" (SEPA); FWCC Chapter 19, "Planning and Development"; FWCC Chapter 20, "Subdivisions"; FWCC Chapter 21, "Surface and Stormwater Management'; and FWCC Chapter 22, "Zoning" Any person may participate in the public hearing by submitting written comments to the Hearing Examiner either by delivering comments to the Department of Community Development Services before the hearing; by giving them directly to the Hearing Examiner at the hearing; or by appearing at the hearing and presenting public testimony in person, or through a representative. The Hearing Examiner will issue a recommendation on the preliminary plat application and concomitant zoning agreement amendment within 10 working days after the close of the hearing. The official file is available for review during working hours in the Department of Community Development Services, 33325 8t' Avenue South, PO Box 9718, Federal Way, WA 98063-9718. The staff report to the Hearing Examiner will be available for review one week before the hearing. Questions regarding this proposal should be directed to Senior Planner Jim Harris at 253-835-2641, orjim.harris@cityoffederalway.com. Published in the Federal Way Mirror on January 8, 2005. i ''jyppp�iM.JAWa?'�"bitiiA�ff•NviP-:.n n•+y a. ,..w- i.x.rv,ww.���-�a�.N«�:.........w.v..sv...w+ww.r.•w..... •a.w�ww.--�--�--i«..... ... ...+.A-:w... .. ...... 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CIT Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www. ci tyo ff ede ral way. com DECLARATION OF DISTRIBUTION I hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other ❑ Land Use Decision Letter Notice of Public Hearing before the Hearing Examiner ❑ Notice of Planning Commission Public Hearing ❑ Notice of LUTC/CC Public Hearing ❑ Notice of Application for Shoreline Management Permit ❑ Shoreline Management Permit ❑ Adoption of Existing Environmental Document was mailed ❑ faxed ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on — _] a., - , 2005. Project Name File Number(s) .��?�f16 �� ^ S L 1 , 63 I - ) P Signature Date 1' 7 - D S K:\CD Administration Files\Declaration of Distdbufion.doc/Last printed 12/22/2004 3:19 PM no'k.— CITY OF Federal Way NOTICE OF LAND USE PUBLIC HEARING Campus Crest Preliminary Plat and Concomitant Agreement Notice is hereby given that a public hearing will be held by the City of Federal Way. Hearing Examiner at 2:00 p.m., or soon thereafter, on January 25, 2005, in Federal Way City Council Chambers (33325 81h Avenue South, Federal Way, WA 98003) for the following project: Name: Campus Crest Preliminary Plat File Nos: 03-104293-00-SU and 03-104311-00-UP Topic: The proposed action includes subdividing approximately 22.7 acres into 114 separate lots. The proposed lots are a minimum of 5,000 square feet and are for single-family use. The proposal also includes developing an internal road system, street frontage improvements on Campus Drive SW, street frontage improvements on 12th Avenue SW, off -site extension of 1 Oth Avenue SW from Campus Highlands, utility construction, storm drainage control improvements, and other related infrastructure improvements. The proposed action also includes amending the existing Concomitant Zoning Agreement for the site. Pursuant to Federal Way City Code (FWCC) Chapter 20, "Subdivisions," and Chapter 22, "Zoning," the Hearing Examiner will hold a public hearing on the preliminary plat application and concomitant zoning agreement and forward a recommendation to the Federal Way City Council. Location: The subject property is located along the south side of SW Campus Drive at approximately the 700 block, in Federal Way, Washington, King County tax parcel numbers 192104-9008 and 192104-9043, in the NW '/4 of Section 19, T21N, R4E, WM. Applicant: Mike Walsh, Campus Crest LLC, 825 5`h Avenue, Kirkland, WA 98033 Application Received: September 18, 2003 Application Determined Complete: November 7, 2003 Date of Notice of Application: November 15, 2003 Date of Hearing Notice: January 8, 2005 Permits Required by this Application: 1. State Environmental Policy Act (SEPA) (File #03-104310-00-SE) 2. Preliminary Plat (File #03-104293-00-SU) 3. Concomitant Zoning Agreement Amendment (File #03-104311-00-UP) Existing Environmental Documents: Stormwater Drainage Technical Information Report, Geotechnical Engineering Investigation, Traffic Impact Analysis, School Access Analysis NO1J / jA . • .- - AYM WbG-03Y 40 AJIO �^ w. w q.o-.••. _ dn-00-usr0�-CO 3S-00 na-ro ?:p nS-00-E6ZYOl-EO SH3HiYnN 103/'OHd �@ t 1S3yo SndNVO �p ..•;{5: {{ °�j 077 1S3H0 SndWVO W cg 9 133HS H3400/1V7d AF/VN/W1731Id 3 1-• �1 a^; 2 75 H LL O a y . NN, rr rQ ter. .. v Y Y L3 Q 6 ■yF =7�� C s; 22 k NR o ? , r3 g $A4a aNE w W R V 3 U. 7•e .0 ti t:. O Q ��a+xo ea ;W j NM 3IW ~ � WW W1y�CKWW aa��aiza¢ w w Lary Ax 5„- r Y njp b l �re'bi3 e= � b�• a' 4 dq § u 6�Md � �E6 hew p�I PA 2%��L airw�iEr o GY g a€ e b g ; o VU.- a!q <a €„2a, C E BBC €a sSe3.. �r9 � r V1 S, � `�\ •rr� :tit \` �3.�y1\ r � 1I0y,. 12 2003 11: 14AM 1 LASERJET 3200 C—CMpt) calif 1 -3" `-1316 -o0S�- EGG' P 2 # 55 *----------------- -- MetroScan / King Owner✓:Tzan Henry Le & Ninh Vu Site :34419 8th Ct SW Federal Way 98023 Mail :34419 8th Ct SW Federal Way Wa 98023 Use :002 Res,Single Family Residence �Lgl :LOT 55 CAMPUS HIGHLANDS DIV NO 01 (JpBedrm:3 Bth -F3H`2/--/1^---Stories:2 B1dgSF:2,170 # 56 *---- MetroScan / King Moir John & Connie N Ownes% Site :34413 8th Ct SW Federal Way 98023 Mail :34413 8th Ct SW Federal Way Wa 98023 ✓ Use :002 Res,Single Family Residence (,, Lgl :LOT 56 CAMPUS HIGHLANDS DIV NO O1 Bedrm:3 Bth F3H:2/ / Stories:l B1dgSF:1,810 # 57 *--- ------ troScan / King Owner :Futa Michael S; chaeffer Frank Nw 3 Site :34407 8th Ct S [ No Mail ) Fe ra,Wa�8023 Mail :34407 8th Ct S [ No Mail ) deral Way Wa 98023 [jUse :002 Res, Single aml ence �r Lgl :LOT 57 CAMPUS HT HLANDS DIV NO 01 Bedrm:3 Bth F3P:2/ /1 Stories:2 B1dgSF:1,840 # 58 / *-------------------- MetroScan / King Owner yWiprud Michael B/Vicki A Site _34403 8th Ct SW Federal Way 98023 Mail :34403 8th Ct SW Federal Way Wa 98023 Use :CO2 Res,Single Family Residence Lgl :LOT 56 CAMPUS HIGHLANDS DIV NO 01 Bedrm:3 Bth F3H:1/1 /1 Stories.:2 B1dgSF:2,060 # 59 *--------------------- • MetroScan / King Ow11er Stallard William K & Sandra A 57 Site :34404 8th Ct SW Federal Way 98023 Mail :34404 8th Ct SW Federal Way Wa 98023 :002 Res,Single Family Residence ;`a�} Use Lgl :LOT 59 CAMPUS HIGHLANDS DIV NO 01 Bedrm:3 Bth F3H:2/ /I Stories:2 B1dgSF:2,090 # 60 *--------------------- : MetroScan / King Owner Cj Johnson Bail'Bonds Site :34408-Bth Ct SW Federal Way 98023 Mail :620 S llth St Tacoma Wa 98405 V)Use :002 Res,S_ngle Family Residence Lgl :LOT 60 CAMPUS HIGHLANDS DIV NO 01 Bedrm:3 Bth F3H:1/1 /1 Stories:2 B1dgSF:2,390 # 61 *---------------------: MetroScan / King Owner4ta George S/Kinuyo Kay Sitev_34414 8th Ct SW Federal Way 98023 Mail -34414 8th C- SW Federal Way Wa 98023 Use :002 Res,Single Family Residence Lgl :LOT 61 CAM ----'US HIGHLANDS DIV NO 01 Bedrm:3 Bth F3H:1/1 /1 Stories:2 B1dgSF:1,990 62 / *-------------------- MetroScan / King Owner Da o Tho o Site :34420 8th Ct SW Federal Way 98023 IV)Mail :14617 SE 85th St Newcastle Wa 98059 Use :002 Res,'Single Family Residence. Lgl :LOT 62 CAMPUS.HIGHLANDS DIV NO 01 Bedrm:4 Bth F3H:2/ /1 Stories:2 B1dgSF:2,020 # 63 ciOwner :Young Mark S/Debra L •��' ._. Site ^ ay 98C23 i Mail :34430 Bth Ave SW eral Way 8023 Use :002 Res, Sing asaily Residence Lgl :LOT 63 C S HIGHLANDS DIV NO 01 Bedrm:4 B F3H:2/ /1 Stories:2 B1dgSF:2,030 Parcel # :132170 0550 09 Sale Date :04/27/1990 Sale Price :$162,275 Asd.V :$232,000 Q:IvW 5:19 T:21N R:04E Ac:.28 YB:1990 Ph:253-836-6912 -------------* Parcel -# :132170 0560 07 Sale Date :07/03/1990 Sale Price :$176,948 Asd.V :$203,000 Q:NW S:19 T:21N R:04E Ac:.26 YB:1989 Ph: --^ Parcel # :132170 0570 05 Sale Date :09/26/1997 Sale Price :$157,500 Full Asd.V :$217,000 Q:NW S:19 T:21N R:04E Ac:.22 YB:1990 Ph: : -------------------------------* Parcel # :132170 0580 03 Sale Date :05/17/1999 Sale Price :$207r000 Full Asd.V :$224,000 Q:NW S:19 T:21N R:04E Ac:.40 YB:1989 Ph: ------------------------------ Parcel # :132170 0590 01 Sale Date :01/31/1990 Sale Price :$153,222 , Asd.V :$225,000 Q:NW S:19 T:21N R:04E Ac:.19 YB:1989 Ph: ------------------------------- Parcel # :132170 0600 09 Sale Date :05/22/2000 j Sale Price : Asd.V :$245,000 Q:NW S:19 T:21N R:04E Ac:.21 YB:1990 Ph: ------------------------------ Parcel # :132170 0610 07 Sale Date :07/28/1999 Sale Price :$205,000 Full Asd.V :$221,000 Q:NW S:19 T:21N R:04E Ac:.19 YB:1990 Ph:253-927-0954 •-------------------------------* Parcel # :132170 0620 05 Sale Date :05/15/1950 Sale Price :$154,190 Asd.V :$223,000 Q:NW S:19 T:21N R:04E Ac:.18 YB:1990 Ph:425-793-5554 ------------ ------------'--'-- * Parcel # :132170 0630 03 Sale Date :05/30/1997 / Sale Price :$173,000 Full ✓ Asd.V :S224,000 NW S:.19 T:21N R:04E A . 18 Yi3; 9 Ph: !r{/arnwilun compiledfrom variorasmrrces. Real Fslute Snlutiarcq makes no rcpresentariwu i or warrantfes as to the accuracy or rnrnpkteness of information containe4 in this report. vdx�` o��� DSO &t A . NOY,12 2003 11:15AM � LRSERJET 3200 -) P.3 # 73 *-----------------= MetroScan / King Owner :Bell Paul R./Tenlee M Site :3451>8Ave SW Fed Way 98023 Mail :3451SW decal Way Wa 98023 :002 roily Residence l�Use Lgl :LOT HIGHLANDS DIV NO 01 Bedrm:3/ /1 Stories:2 B1dgSF:2,010 # 74 *--------------------- MetroScan / Xing owner :Bassman Robert E/Gail L Site :34522" th Ave SW Fe al Way 98023 Mail :34522 h Ave S ederal Way Wa 96023 Use :002 Res, - Family Residence Lgl :LOT 74 C HLANDS DIV NO 01 Bedrm:3 F3H:2/ 1 Stories:2 B1dgSF:2,050 # 75 -----------__________ MetroScan / Xing Owner Site :Bares Vera :34528 th Ave Federal Way 98023 Mail :34528 8 A SW Federal Way Wa 98023 ��- Use :002 Res, gle Family Residence Lgl :LOT 75 S HIGHLANDS DIV NO 01 Bedrm:3 B F3H. /1 /1 Stories:2 B1dgSF:1,840 76 *-----------------"- MetroScan / King Owner :Nguy n Dung Site : 3 4 5 3 4 8t Aare S Federal Way 98023 Mail :34534 8th •e W Federal Way Wa 98023 Use :002 Res,Sin Family Residence Lgl ':LOT 76 CAM S IGHLANDS DIV NO 01 Bedrm:3 Bth 3H:2/ /1 Stories:2 B1dgSF:2,160 # 77 ----- ------------ --: MetroScan / King Owner :Cao Bria Queenie Site :34542 8th ve SW ederal Way 98023 Mail :34542 8th A e S Federal Way Wa 98023 Use :002 Res,Sing Family Residence Lgl :LOT 77 CAMP' IGHLANDS DIV NO 01 Bedrm:3 Bth 7 :1/ /1 Stories:2 B1dgSF:2,510 # 78 _ ----------- ; MetroScaa / King Owner ichards -Tad A/Tammy J Site :34415 loth Ave SW Federal Way 98023 Mail :34415 loth Ave SW Federal Way Wa 98023 Use :002 Res,Single Family Residence Lgl :LOT 16 CAMPUS HIGHLANDS DIV NO 02 •J Bedrm:3 Bth F3H:2/ /1 Stories:2 B1dgSF:2,030 # 79 *---------------------- MetroScan / K'i'ng Owner :Barnett John H/P cia t2tt, `►ylc Wa 98023 Site :932 SW 344th Pl ( No Mail j F derai Mail :932 SW 344th P1 No Mail j decal Way Wa 98023 ••�-0 Use :002 Res,Single Fa dance Lgl :LOT 17 CAMPUS HIGHLANDS DIV NO 02 Bedrm:3 Bth F3H:1/1 /1 Stories:2 B1dgSF:2,090 # 80 *---------------------= MetroScan / King Owner e Weber Lila M/John E Site .926 SW 344th P1 Federal Way 98C23 0mail :926 SW 344th P1 Federal Way Wa 98023 Use :002 Res, Single Family Residence Lgl :LOT 18 CAMPUS HIGHLPNDS DIV NO 02 Bedrm:3 Bth F3H:2/ /1 Stories:2 B1dgSF:2,560 # 81 --------------------= MetroScan / King Owner /t Linda/Richard�° 1� Site 920 S344th P1 Federal Way 98023 :920 SW 344th P1 Federal Way Wa 98023 (,JjMail %:f Use :002 Res, Sir_gle Family Residence Lgl :LOT 19 CAMPUS HIGHLANDS DIV NO 02 Bedrm:3 Bth F3H:2/ /1 Stories:2 B1dgSF:2,020 ------------------------------- Parcel # :132170 0730 02 Sale Date :11/16/2001 ` Sale Price :$238,500 1 Asd.V :$222,000 Q:SE S:19 T:21N R:04E Ac:.17 YB:19B9 Ph:253-835-1082 --------------------------------* Parcel # :132170 074D 00 Sale Date :04/29/1998 Sale Price :$202,000 Asd.V :$224,000 Q:SE S:19 T:21N R:_04E ' Ac:.17 YB:1989 Ph:253-874-2605 -------------------------------- Parcel # :132170 0750 07 Sale Date :10/01/1998 Sale Price Asd.V :$213,000 Q:SE S:19 T-21N R:04E r Ac..17 YB:1989 Ph:253-924-0244 --------------------------------* Parcel # :132170 0760 05 Sale Date :05/06/2003 Sale Price :$240,000 Asd.V :$230,000 Q:SE S:19 T:21N R:04E Ac:.17 YB:1989 Ph: • -------------------------------* Parcel # :132170 0770 03 Sale Date :06/18/1993 Sale Price :$171,000 Full Asd.V :$227,000 • Q:SE S:19 T:21N R:04E Ac:.18 YB:1990 Ph: • -------------------------------* Parcel # :132171 0160 00 Sale Date :05/03/1996 Sale Price :$1B4,000 Asd.V :$230,000 Q:NW S:19 T:21N R:04E AC:.IB YB:1990 Ph:253-838-3131 --------------------------------- Parcel # :132171 0170 08 Sale Date :02/09/1996 Sale Price :$169,950 Full Asd.V :$226,000 Q:NVI S:19 T:21N R:04E Ac:.17 YB:1990 Ph:253-661-0639 •-------------------------------x Parcel # :132171 0180 06 Sale Date :03/04/1991 Sale Price :$176,055 Full Asd.V :$240,000 Q:NW S:19 T:21N R:04E Ac:.17 YB:1990 Ph:253-83B-4452 ------------------------------ Parcel # :132171 0190 04 Sale Date :04/06/1999 Sale Price :$205,000 Full Asd.V :$230,000 Q:NW S:19 T:21N R:04E Ac:.17 YB:1990 Ph:253-661-5889 information compiled from various sources. Real Estate Solutions makes no representations or ivarranties as to the accuracy or completeness of information contained in this report. 9 NOV,12 2003 11:15AM PIP LASERJET 3200 # 82 *---------------------= MetroScan / icing Ownerh Sue J Site :914 SW 344th Pl Federal Way 98023 Mail :PO Box 25252 Federal Way Wa 98093 Use :002 Res, Single Family Residence f,TlLgl :LOT 20 CAMPUS HIGHLANDS DIV NO 02 '✓Bedrm:3 Bth F3H:1/1 /1 Stories:2 B1dgSF:2,100 # 63 *---------- MetroScan / King Owner�Xross Mark A/Susan E yV Site :908 SW 344th P1 Federal Way-98023 Mail :908 SW 344th Pl Federal Way Wa 9B023 ')Use :002 Res,Single Family Residence " Lgl , :LOT 21 CAMPUS HIGHLANDS DIV NO 02 Bedrm:3 Bth F3H:1/1 /1 Stories:2 B1dgSF;2,110 # 84 #---- --_- __-_ .- MetroScan / King Own er :Ch Chung Ki/Ai Ryoung 7 lsite SW 344th P1 Federal Way 98023 r,.%}Mai1 LLL///. $33 SW 346th St Federal Way Wa 98023 Use :002 Res,Single Family Residence Lg1 :LOT 22 CAMPUS HIGHLANDS DIV NO 02 Bedrm:3 Bth F3H:2/ /1 Stories:2• BldgSF:2,000 # 85 --------------------- MetroScan / King - Owner w Ruth D;Rogers Richard D ;k Site -840 SW 344th P1 Federal Way 98023 Mail :840 SW 344th Pl Federal Way Wa 98023 Use :002 Res,Single Family Residence L91 :SOT 23 CAMPUS HIGHLANDS DIV NO 02 Aedrm:4 Bth F3H:1/1 /1 Stories:2 B1dgSF:2,120 # 86-------- .-.-------- MetroScan f King Owner yton Barry Douglas >3 Site 834 SW 344th P1 Federal Way 98023 Mail :834 SW 344th P1 Federal Way Wa 98023 -OUse :302 Res,Single Family Residence Lgl :LOT 24 CAMPUS HIGHLANDS DIV NO 02 Bedrm:4 Bth F3H:2/ /1 Stories:2 B1dgSF:3,070 # 87 --------------------- MetroScan / King Owner TDrkelson Bernard A ;Site 28 SW 344th P1 Federal Way 98023 Mail .$29 SW 344th P1 Federal Way Wa 98023 Use :002 Res,Single Family Residence Lgl :LOT 25 CAMPUS HIGHLPNDS DIV NO 02 Bedrm:3 Bth F3H:1/1 /1 Stories:2 B1dgSF:2,500 # 88 *--------------- MetroScan / King Owner Of Federal Way Site 650 Of Caw-pus Dr Federal Way 98023 a,s Mail :33530 1st Way S Federal Way Wa 98003 Use :331 Misc,Reserve,Wilderness Area Lgl :STR 1921C4 TAXLOT 3 POR•OF NE 1/4 5edrm: Bth F3H: / / Stories: B1dgSE': # 89 --------------------- MetroScan f icing Owneren Park Associates Llc Site 1002 SW Campus Dr Federal Way Mail :2150. N 107th St #370 Seattle Wa 98133 Use :011-Res,Apartment Lgl :STR 192104 TAXLOT 5 N 1/2 OF NW Bedrn,; Bth.F3H: / / Stories:2 B1dgSF:274,063 # 90 *---------------------: MetroScan / King Owner rC� pus Grove L1c;Born Lloyd W Site 715 loth Ave SW Federal Way Flail ( : PO Box 178 Bow Wa 98232 Use :011 Res,Apartment Lgl :STR 192104 TAXLOT 6 ?OR GL 1 SEC Bedrm; 5th F3H: / / Stories:2 B1dgSF,:149,534 p.4 ---- Parcel # :132171 0200 02 Sale Date :07/05/1996 Sale Price / Asd.V :$228,000 Q:NW 5:19 T:21N R:04E Ac:.17 YB:1990 Ph: ------------------------------- Parcel # :132171 0210 00 Sale Date :03/18/1991 / Sale Price :$158,000 Full Asd.V :$228,000 Q:NW S:19 T:21N R:04E Ac:.17 YB:1990 Ph:253-661-0188 ---------------------------------- Parcel # :132171 0220 08 Sale Date :10/05/1990 Sale Price :$204,110 Full Asd.V :$216,000 Q:NW S:19 T:21N R:04E Ac:.17 YB:1990 Ph: ------------------------------- Parcel # :132171 0230 06 Sale Date :11/03/1999 Sale Price :$218,500 Full Asd.V-$233,000 Q:NW S:19 T:21N R:04E Ac:.17 YB:1990 Ph: • --------------------------------* Parcel # :132171 0240 04 Sale Date :10/16/1992 Sale Price :$206,000 Full Asd.V - :$261,000 Q:NW S:19 T:21N R:04E Ac:.17 YB:1990 Ph: • -------------------------------* Parcel # :132171 0250 01 Sale Date :06/10/1994 - Sale Price Asd.V :$246,000 Q:NW S:19 T:21N R:04E Ac:.19 YB:1990 Ph: • -------------------------------+ Parcel # :192104 9003 08 Sale Date Sale Price :01/04/1995 ^J� II/J1 Asd.V :$1,574,400 Q:NE S:19 T:21N R:04E Ac:78.72 YB: Ph: Parcel # :192104 9005 06 Sale Date :07/27/2000 Sale Price :$31,686,000 Full Asd.V :$15,842,000 Q:'_VW S:19 T:21N R:04E Ac:16.B2 YB:1989 Ph: Parcel # :192104 9006 05 Sale Date :01/11/2000 Sale Price Asd.V - $ 6, 968, 000 Q:NW S:19 T:21N R:04E Ac:6.86 YB:1990 Ph: Information compiled from various sources. Real Estale Solutions makes no representations or warranties as to the accuracy or completeness of information contained in this report NOV12 2003 11:15IBM HP LASERJET 3200 P.5 # 91 **--------------------- MetroScan / King Owner:IiQrbour Homes Inc _ Site �/ no Site Address* Federal Way Mail :1300 Dexter Ave N #500 Seattle Wa 98109 2,;7;�r,Use :300 Vacant,Residential ��Agl :STR 192104 TAXLOT 27 POR GL 2 BEG Bedrm: Bth F3H: / / Stories: B1dgSF: 4 92 +---------------------; MetroScan / King Owner ;,rei—yi Corp Site : 4no Site Address* Federal Way Mail :246 SW 325th P1 Federal Way Wa 98023 Use :300 Vacant,Residential Lgl :STR 1921D4 TAXLOT 29 E 600 FT 0= S Bedrm: Bth F3H: / / Stories: B1dgSF: # 93 *--- ----------------- MetroScan / King Owner H kins David J & Carol A 3 Site xo Site Address* Federal Way Mail 14112 123rd Ave NE Kirkland Wa 96034 Use :300 Vacant,Residential Lgl :STR 192104 TAXLOT 30 POR OF GL 2 Bedrm: Bth F3H: / / Stories: BidgSF: # 94 *------------------------ • MetroScan / King Owner kehaven Utility District 31 Site �no Site Address'` Federal Way gt4ail .PO Box 4249 Federal may Wa 98063 Use :300 Vacan:,Residential L91 :STR 192104 TAXLOT 41 POR OF W 1/2 Bedrm: Bth F3H: / / Stories: B1dgSF: # 95 --------------------- . Metroscan / King Owner�lygon Shelter Inc;Paulus Werner K 31 Site :1000 SW Campus Dr Federal Way Mail :PO Box 17B Bow Wa 98232 Io Use :301 Vacant,Multi-family Lgl :STR 192104 TAXLOT 44 POR GL 1 STR Bedrm: Bth F3H: / / Stories: B1dgSF: # 96 '-------------- -----• MetroScan / King Owner :Lakehaven Utility District 3 Site �650 SW Campus Dr Federal Way 9BO23 33Mail :500 4th Ave Seattle Wa 98104 10 Use :300 Vacant,Residential Lgl :STR 192104 TAXLOT 46 POR OF E 1/2 Bedrm: Bth F3H: / / Stories: B1dgSF: # 97 }---------------- MetroScan / King Owner en Park Assoc Llc 3 Site 952 SW Campus Dr Federal Way 98023 Mail :2150 N 107th St #370 Seattle Wa 98133 Use :011 Res,Apartment Lgl :STR 192104 TAXLOT 47 LOT A KC LLA Bedrm: Bth F3H: / / Stories:2 B1dgSF:265,805 # 98 *---------------------; MetroScan / King Owner :City Of Federal Way 3f Situ 1100 NE Campus Pkwy Seattle 98105 Mail :33530 1st Way S Federal Way Wa 98003 vv�T Use :301 Vacant,Multi-family Lgl :STR 192104 TAXLOT 50 POR GL 1 STR Bedrm: Bth F3R: / / Stories: BidgSF: # 99 *----- ----- --------= MetroScan / King '' Owner •85 S g County Site 0 W Campus Dr Federal Way 98023 "V.h4ail :500 A King County Ad Bldg Seattle Wa 98104 Use :156 Rec,Sport Facility Lgl :STR 192104 TAXLOT 51 POR OF NE 1/4 Bedrm: Bth F3H: / / Stories:2 B1dgSF:69,864 • - - - - - - -- - -- - - - - - - - - -- - - - - - - - - Parcel # :192104 9027 00 Sale Date - :06/03/2003 Sale Price :$1,160,000 / Asd.V :$259,000 (/ Q:NW S:19 T:21N R:04E Ac:3.77 YB: Ph: ; -------------------------------* Parcel # :192104 9029 08 Sale Date :08/18/1989 Sale Price :$430,000 Asd.V :$213,000 Li Q:NW S:19 T:21N R:04E Ac:7.22 YB: Ph: -------------------------------- Parcel # :192104 903C 05 Sale Date :03/22/19B9 Sale Price Asd.V :$250,000 Q:NW 5:19 T:21N R:04E Ac:8.48 YB: Ph: Parcel # :192104 9041 02 Sale Date �1 Sale Price Asd.V :$35,000 t Q:NE S:19 T:21N R:04E Ac:1.16 YB: Ph: GSM ---------•------------------ --; Parcel # :192104 9044 09 Sale Date :07/20/1995 Sale Price Asd.V :$3B1,900 Q:NW S:19 T:21N R:04E Ac:5.01 YB: Ph: ------------------------------- Parcel # :192104 9046 07 Sale Date :09/16/2002 �� Sale Price �� ? V Asd.V :$1,000 , Q:NW S:19 T:211d R:04E rr Ac:.11 YB: Ph:--- -------------------------- -* Parcel # :192104 9047 06 Sale Date :07/27/2000 Sale Price :$31,686,DOD / Asd.V :$14,048,000 v Q:tlW S:19 T:21N R:04E Ac:16.05 YB:1990 Ph: •-------------------------------* Parcel # :192104 9050 00 Sale Date :09/25/1991 Sale Price :$1,452,600 V Asd.V :$1,757,400 Q:NW S:19 T:21N R:04E Ac:16.14 YB: Ph: : -------------------------------* Parcel # :192104 9051 09 Sale Date Sale Price 6/ Asd.V :$14,856,400 Q:NE S:19 T:21N R:04E rtl� Ac:11.19 YB:1990 Ph: i 1 h formation compiledfrom tiwrfous sources. Rea! Fsrate 3019tians makes no reFreserttafians or svarranties as to the accuracy or cvmplettness of informatian contained in this reporz. NOV,12 2003 11:15RM HP LASERJET 3200 # 100 ----------------- ---. MetroScan / King Owner :King County Site--.,L650 SG7 campus Dr Federal Way 96023 Mail :500 A King County Ad Bldg Seattle Wa 9B104 (23ise :156 Rec,Sport Facility gl :STR 192104 TAXLOT 51 POR OF NE 1/4 Bedrm: Bth F3H: / / Stories:l B1dgSF:12,000 # 101-------------------- MetroScan / King Ownerderal Way Public Schools Site :34000 16th Ave SW Federal Way 98023 3$ Mail :31405 18th Ave S Federal Way Wa 98003 Use :184 Pub,School,Public Lgl :BLK 1 & LOT POR LAKEWOOD KING Bedrm: Bth F3H: / / Stories:l B1dgSF:47,4.46 '-------------------------P-* Parcel # :192104 9051 09 Sale Date Sale Price Asd.V :$14,856,400 Q:NE S:1,9 T:21N R:04E Ac:11.19 yB:1998 Ph: ------------------------------- Parcel # :415920 0004 03 Sale Date Sale Price Asd.V :$4,386,600 Q:SW S:19 T:21N R:04E Ac:9.96 YB:1991 Ph: l+ljammdon compiled fromvariawsour<xa. Rent EsTafe Saiuliarrs makes na represenla(ions ,or warranties as to the acarracy or completeness afinformailon comahzed in (his report. WSDOT CRAIG STONE DEPT OF ECOLOGY ENVIRONMENTAL AFFAIRS AREA ADMINISTRATOR ENVIRONMENTAL REVIEW SEC REGULATORY COMPLIANCE WSDOT SOUTH KING COUNTY PO BOX 47703 PO BOX 47331 PO BOX 330310 OLYMPIA WA 98504-7703 OLYMPIA WA 98504-7331 SEATTLE WA 98133-9710 JAMEY TAYLOR TRAVIS NELSON OFFICE OF ARCHAEOLOGY & DNR SEPA CENTER WDFW HISTORIC PRESERVATION PO BOX 47015 19112 PIONEER WAY E PO BOX 48343 OLYMPIA WA 98504-7015 ORTING WA 98360 OLYMPIA WA 98504-8343 RANDY PEARSON PUGET SOUND AIR WA STATE DEPT WILDLIFE WASH STATE PARKS POLLUTION CONTROL AGENC` 600 CAPITOL WAY N PO BOX 42668 110 UNION ST STE 500 OLYMPIA WA 98501-1091 OLYMPIA WA 98504-2668 SEATTLE WA 98101-2038 GARY KRIEDT KING COUNTY TRANSIT DIV SEATTLE/KING COUNTY PUYALLUP TRIBE ENV PLANNING MS KSC-TR-0431 T OF PUBLIC HEALTH DEPT DEPTRAL AVE S STE 101 1404 CENTRAL 2002 E 28 ST 201 S JACKSON ST 98032 TACOMA WA 98404 SEATTLE WA 98104-3856 GERI WALKER LAKEHAVEN UTILITY DIST FWFD FWSD 31405 18T" AVE S PO BOX 4249 31617 1 ST AVE S FEDERAL WAY WA 98063 FEDERAL WAY WA 98003 FEDERAL WAY WA 98003 MUCKLESHOOT INDIAN TRIBE FEDERAL WAY DISPOSAL AT&T CABLESTORE PLANNING DEPT PO BOX IWA TH 39015 AVE SE AUBURN 98071 FEDERAL WAY WA 98003 AUBURN WA 98002 AUBUW NE TAC NEIGHBORHOOD COUNCIL CITY OF TACOMA BLUS C/O JAMES COLBURN CITY OF MILTON LAND USE ADMINISTRATOR TACOMA ECONOMIC DEV 1000 LAUREL ST 747 MARKET ST STE 345 747 MARKET ST RM 900 MILTON WA 98354 TACOMA WA 98402-3769 TACOMA WA 98402-3793 CRAIG GIBSON US WEST CHRIS CARREL TACOMA PUBLIC UTILITIES 450 110T" NE RM 409 FRIENDS OF THE HYLEBOS PO BOX 11007 BELLEVUE WA 98004 PO BOX 24971 TACOMA WA 98411 FEDERAL WAY WA 98093 PAUL ALEXANDER MARY AUSBURN JILL GASTON REALTY SPEC METRO TRANSIT PSE BPA 201 S JACKSON ST MS KSCTR0413 6905 S 228T" ST SKC-SVC 914 AVE "D" SEATTLE WA 98104-3856 KENT WA 98032 SNOHOMISH WA 98290 BARCLAY PLACE HOA BELLACARINO WOODS HOA MICHAEL FUTA 1034 SW 334T" 35204 6T" FRANK SCHAEFFER AVE SW FEDERAL WAY WA 98023 FEDERAL WAY WA 98023 34407 8 CT SW FEDERAL WAY WA 98023 JOHN & PATRICIA BARNETT 932 SW 344T" PL FEDERAL WAY WA 98023 t n . ► 360 9ox 13G FILE CITY OF " z+ Federal Allay NOTICE OF LAND USE PUBLIC HEARING Campus Crest Preliminary Plat and Concomitant Agreement Notice is hereby given that a public hearing will -be held by the City of Federal Way Hearing Examiner at 2:00 p.m., or soon thereafter, on January 25, 2005, in Federal Way City Council Chambers (33325 8`h Avenue South, Federal Way, WA 98003) for the following project: Name: Campus Crest Preliminary Plat File Nos: 03-104293-00-SU and 03-104311-00-UP Topic: The proposed action includes subdividing approximately 22.7 acres into 114 separate lots. The proposed lots are a minimum of 5,000 square feet and are for single-family use. The proposal also includes developing an internal road -system, street frontage improvements on Campus Drive SW, street frontage improvements on 12`h Avenue SW, off -site extension of 10'' Avenue SW from Campus Highlands, utility construction, storm drainage control improvements, and other related infrastructure improvements. The proposed action also includes amending the existing Concomitant Zoning Agreement for the site. Pursuant to Federal Way City Code (FWCC) Chapter 20, "Subdivisions," and Chapter 22, "Zoning," the Hearing Examiner will hold a public hearing on the preliminary plat application and concomitant zoning agreement and forward a recommendation to the Federal Way City Council. Location: The subject property is located along the south side of SW Campus Drive at approximately the 700 block, in Federal Way, Washington, King County tax parcel numbers 192104-9008 and 192104-9043, in the NW 1/4 of Section 19, T21N, R4E, WM. Applicant: Mike Walsh, Campus Crest LLC, 825 5`1' Avenue, Kirkland, WA 98033 Application Received: September 18, 2003 Application Determined Complete: November 7, 2003 Date of Notice of Application: November 15, 2003 Date of Hearing Notice: January 8, 2005 Permits Required by this Application: 1. State Environmental Policy Act (SEPA)'(File #03-104310-00-SE) 2. Preliminary Plat (File 403-104293-00-SU) 3. Concomitant Zoning Agreement Amendment (File #03-104311-00-UP) Existing Environmental Documents: Stormwater Drainage Technical Information Report, Geotechnical Engineering Investigation, Traffic Impact Analysis, School Access Analysis �.r�r-0liM4A•:Y^IMrrw.r-�•-nvwgri rrr..r.-.--- - �....._._.....--.-'---'..........wr.[nn....www...v ..-.Jwi.:wn�:4�:M•iw ..... v..va5w� ...... w NO1Jv--�`(M U VM 7"9039 40 Al/O �r —i i�i ••' e drr00-una-eo 3soobrna rQ ': > ❑ e `00-C61101-W SX3HWnN 103/'OHd 1 S3so sndW VO �ib9si � 0771S380 SndWVO + 4 433HS &_%4OO/1Y7d AUVIOIN17.9&d N , 3 ui xis.. w O � 3 d d U r LL 0 Z W_ r + O A r a j 1 i +A W l II z0 � � I. �i it Ir i LL vy�3 'Lr. O 0 a " `f3 i' 4' O epyg F n all a� se y Yk4l W 7 y Q 7 ts. . ¢� E W n Jy +W ti�o�o oe e(e�o a4 G4U�¢ Jiti jW 22222w 02V Z O �2�13�o1J O ? ¢¢RCC¢OSW as dA pg p a as& �4 k a kg g k e tt 22 NOV 2 € : �u aA $w�a few 3E€hYhk 98o e?xggg a8•gs k a h $ : 3e`ah z . a Eak� Ea M�� eq s�cpa� ae��eg@p 3p� a �� ti i h shag gI4 t � N F ,• i ti_ti�,.�,� l ,fir ���,! \ n it - KI • � •o ✓\ _ ;j! \ _ t pdaap f'� r zn�rrtzr FILE 1�k Federal Way June 16, 2005 Michael Kerschner Aspen Properties NW 6902 Ford Dr NW Gig Harbor, WA 98335 CITY HALL 33325 8th Avenue South'- PO Sox 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederalway. com RE: File No. 05-101838-000-00-AD; CLASS IV FOREST PRACTICE APPLICATION Campus Crest and Wynstone Preliminary Plats Dear Mr. Kershner: Please be advised that on September 29, 2004, the City of Federal Way issued a Mitigated Determination of Nonsignificance (MDNS) for the Campus Crest preliminary plat as follows: subdivision of 22.44 acres into 114 single-family residential lots. The subject property is located generally south of Campus Drive at approximately the 700 block SW. The Federal Way City Council approved the Campus Crest preliminary plat on March 15, 2005. On September 1, 2004, the City of Federal Way issued a Mitigated Determination of Nonsignif cance (MDNS) for the Wynstone preliminary plat as follows: subdivision of 13.5 acres into 45 separate lots. The subject property is located along the south side of Campus Drive SW at the intersection of 101h Avenue SW. The Federal Way City Council approved the Wynstone preliminary plat on January 18, 2005. Accordingly, the applicant's proposal to harvest timber on the two sites is permitted outright under the Federal Way City Code (FWCC) Land Surface Modification provisions (FWCC § 22-1093[1]). Therefore, the applicant may proceed with timber harvesting as proposed, with no other City approval(s) or permit(s) required. We have no objections to waiving the 14-day review period per WAC 222-20-020(1)(c). If you have any questions, please contact Jim Harris, Senior Planner, at jim.harris@cityoffederalway.com or 253835-2641. Sincerely, Hams Senior Planner enc: Campus Crest Approved Preliminary Plat Campus Crest MDNS, September 29, 2004 Wynstone Approved Preliminary Plat Wynstone MDNS, September 1, 2004 c: Kevin Peterson, Engineering Plans Reviewer Sean Wells, Senior Engineering Plans Reviewer 05-101838 Doc LD 32601 CoEs SoNWInc. Civil Engineering & Surveying August 30, 2005 Mr. Jim Harris Senior Planner City of Federal Way 33325 8th Avemte South Federal Way, WA 98063-9718 Project: Campus Crest Subject: Tree Survey Dear Mr. Harris: 5210 12th St. E. Suite 200 Fife,WA 98424 Phone: (253) 922-1532 Fax: (253) 922-1954 As requested by the City of Federal Way we are providing this letter on behalf of our client, Campus Crest Properties LLC, to outline our approach at resolving the tree inventory issue for the proposed Campus Crest plat now that the existing trees have been harvested. As previously discussed with you, the City is now requiring that the remaining stumps over the entire site shall be inspected to determine whether it was a significant tree both by species and diameter. Classification of the remaining stumps as significant trees will be done by following the significant tree criteria as outlined in the City of Federal Way Municipal Code section 22- 1568. We intend to accomplish the tree inventory by having someone from our staff with a forestry degree identify and mark all significant and non -significant trees over the entire site with 2 different paint colors sprayed on top of the stump. StLunps that have been deemed a significant tree will also be labeled with a point number. Once the.significant tree identification is complete we will have one of our survey crews field locate all of the significant trees by point number. From the survey information a topographic base map showing the significant tree locations over the entire site that will be created and submitted to the City for review and approval. Sincerely, Eric Oehler Senior Project Engineer P:\05109\Tree Survey Letter.doc From: Jim Harris To: Mike Kerschner Date: 7/19/2005 9:05 AM Subject: Wynsone and Campus Crest Grading Good morning Mike: As a result of the lot grading that was approved by the City Council for both the Wynstone and Campus Crest projects, in conjunction with the EN review for the infrastructure, a grading permit under the 2003 International Building Code (IBC) is required for the lot grading. The grading permit is applicable only to the future building lot areas, not the future right -of ways or infrastructure areas. I doubt if the grading permit application will require generation of new plans and/or information. However, the permit application, plans and fees need to be submitted to the City. I have a few pages from the IBC that identify the grading permit requirements for you to pick up at the front counter ( I have placed these pages and an application form at will call with your name). In summary, the following is the submittal requirements for the grading permit: 1. building permit application; 2. description of work; 3. identification of future use and occupancy; 4. valuation of work; 5. quantities of cut and fill (on the building lots only, excludes infrastructure areas); 6. 4 sets of plans, I suggest that you simply reproduce the applicable pages for the lot grading from the engineering plans and package these for the grading permit application. 7. plan review fee - see a development specialist at the front counter to determine fees. The fee is based on the fill/grade quantities. Please review the IBC pages for further information on the grading permit submittal and technical requirements. Before any lot grading is permitted, the IBC grading permit is required. So, I suggest you get the grading permit application submitted for Wynstone, since you have already submitted the engineering plans. I suggest that you submit the Campus Crest grading permit application at the same time you submit the EN application for Campus Crest, as the engineering plans have not yet been submitted to the City. Also, the grading permit application can include any walls over four feet in height, as any walls over four feet require a building permit. Alternatively, a separate building permit application can be submitted for any walls over four feet in height. Let me know if you have any questions. Jim Harris Senior Planner City of Federal Way jim.harris@cityoffederalway.com 253 835-2641 CC: JJJags@aol.com; kevinp; Sean Wells; William Appleton From: "Mike Kerschner" <mkerschner@aspen properties nw.com> To: "Jim Harris" <jim.harris@cityoffederalway.com> Date: 7/7/2005 8:11 PM Subject: Re: Wynstone & Campus Crest Tree Harvesting Thanks Jim, Please accept this response as answers to your questions, as well as a memorialization of our earlier conversation today. The DNR has issued a valid permit for the work currently underway on both the Wynstone and Campus Crest plats. Until site development permits are issued by the city there will be no grading on site. Tree retention areas have been established in the field with surveyed clearing limits and the logging contractor is aware of their limitations. No harvesting is scheduled at this time on city PARCS land. Regarding pre -plat condition # 3, the owner has proceeded under the assumption that the previously approved tree retention plan by Triad Associates, as referenced in the February 8, 2005, Report and Recommendation of the Federal Way Hearing Examiner, (Section III - p15, FINDINGS) was sufficient it's establishment of tree count, therefore meeting the requirements of pre -plat condition # 3. A recent review of our files has failed to find a letter from the city requiring an additional study, or that the initial study was lacking in sufficiency. Should the city desire revisiting the tree count or statistical sampling methodology we could accommodate such by simply reviewing the site stumpage for accuracy. The haul route and traffic plan is as follows. SW Campus Drive will not be accessed either by equipment delivery or tree hauling. Access to both plats is by way of the dead end street to the south of the plats, 12th Avenue SW. Interruptions to normal traffic patterns are eliminated and intersections and through traffic flow are not compromised by the operation. The majority of the harvest will travel directly to Commencement Bay via 12th Ave SW, then east on 348th street, then south on 21st Ave SW. A local street cleaning company is on call to clean streets should it be necessary. We expect to begin hauling Monday morning. If any other information is needed please feel free to contact me directly. Regards, Michael Kerschner Aspen Properties NW 253.222.0255 cellular mkerschner@aspenproperties.com ----- Original Message ----- From: Jim Harris To: mkerschner@aspenpropertiesnw.com Cc: JJJags@aol.com ; Greg Fewins ; Kari Cimmer ; Ken Miller; Kevin Peterson ; MaryKate Martin ; Sean Wells; William Appleton Sent: Thursday, July 07, 2005 12:06 PM Subject: Wynstone & Campus Crest Tree Harvesting Good morning Mike: This is a follow-up to my call to you this morning regarding the timber harvesting that started this morning at Wynstone and Campus Crest. I would like to make clear to you several items as discussed below: 1. The only activity allowed on the site is timber harvesting as permitted by a valid DNR permit. 2. No ground surface disturbance or tree stump removal is allowed. 3. There are tree retention areas and requirements on the Wynstone site. See the preliminary plat approval exhibit 1 page 8 for the approved clearing limits. The timber harvesting must adhere to the City Council approved clearing and tree removal limits. 4. At this time, there shall be no tree removal on the Saghalie Park site. City PARC's Department approval is required for any tree removal on the park site. 5. Preliminary plat condition number 3 of the Campus Crest project requires a statistical sampling of the significant trees on the site. This condition has not been met. Harvesting of the trees prior to conducting this evaluation may make it more difficult to perform the statistical sampling. I urge you to let me know how you intend to fulfill this preliminary plat condition. A tree survey in accordance with preliminary plat condition number 3 is required. 6. A traffic control plan and haul route must be submitted to the Public Works Department for review and approval, prior to hauling timber off -site (contact Will Appleton, Public Works Development Services Manager regarding this requirement 253 835-2730). It is the applicant's responsibility and obligation to coordinate permit requirements and conditions and assure compliance with applicable local, state and federal regulations. Let me know if you have any questions or need any assistance. Jim Harris Senior Planner City of Federal Way jim.harris@cityoffederalway.com 253 835-2641 CC: "Jim Jaeger" <jjjags@aol.com>, "Seabrook Schilt @ CES" <sschilt@cesnwinc.com>, "Don Gardner" <donaldlgardner@comcast.net> From: Jim Harris To: mkerschner@aspenpropertiesnw.com Date: 7/7/2005 12:06 PM Subject: Wynstone & Campus Crest Tree Harvesting Good morning Mike: This is a follow-up to my call to you this morning regarding the timber harvesting that started this morning at Wynstone and Campus Crest. I would like to make clear to you several items as discussed below: 1. The only activity allowed on the site is timber harvesting as permitted by a valid DNR permit. 2. No ground surface disturbance or tree stump removal is allowed. 3. There are tree retention areas and requirements on the Wynstone site. See the preliminary plat approval exhibit 1 page 8 for the approved clearing limits. The timber harvesting must adhere to the City Council approved clearing and tree removal limits. 4. At this time, there shall be no tree removal on the Saghalie Park site. City PARC's Department approval is required for any tree removal on the park site. 5. Preliminary plat condition number 3 of the Campus Crest project requires a statistical sampling of the significant trees on the site. This condition has not been met. Harvesting of the trees prior to conducting this evaluation may make it more difficult to perform the statistical sampling. I urge you to let me know how you intend to fulfill this preliminary plat condition. A tree survey in accordance with preliminary plat condition number 3 is required. 6. A traffic control plan and haul route must be submitted to the Public Works Department for review and approval, prior to hauling timber off -site (contact Will Appleton, Public Works Development Services Manager regarding this requirement 253 835-2730). It is the applicant's responsibility and obligation to coordinate permit requirements and conditions and assure compliance with applicable local, state and federal regulations. Let me know if you have any questions or need any assistance. Jim Harris Senior Planner City of Federal Way jim.harris@cityoffederalway.com 253 835-2641 CC: gregf; JJJags@aol.com; Kari Cimmer; Ken Miller; kevinp; MaryKate Martin; Sean Wells; William Appleton Return Address: Ctjo }} FeClor {Ua �inr- }lG.ff�3 P.O.Pox 9-�I8!_ CONFORMED COPY 200505a03001038 CAROLYNRCK PIEOF 015 KING e6/03COUNTY13WA Unucn nri.P nr 1- ini-.tin. WASMNGT0N STATE RECORDER'S Cover Sheet (RCW 65.04) Document Title(s) (or transactions contained therein): (all areas applicable to your document must be filled in) 1. , Cgl�taM. i �,.�' �f! r �. J� �'�� �.IG.�J �[3t.-'..�•h�ro�t 4. Reference Number(s) of Documents assigned or released: Additional reference Ws on page of document Grantor(s) (Last name, first name, initials) 1. 6. 2. rti Additional names on page of document. Grantee(s) (Last name first, then first name and initials) 1. 01r J - r- ti-o-m l 2. P— Additional names on page of document. Legal- description (abbreviated: i.e. lot, block, plat or section, township, range) Additional legal is on page I of document. Assessor's Property Tax Parcel/Account Number ❑ Assessor Tax # not yet assigned ! �1� 1 ` -� 3 ! y a►a� - �oa� The Auditor/Recorder will rely on the information provided on the form. The staff will not read the document to verify the accuracy or completeness of the indexing information provided herein. I am requesting an emergency nonstandard recording for an additional tee as provided In R W 36.18.010. I understand that the recording processing requirements may cover up or otherwise obscure some part of the text of the original document. . -signature of Requesting Party 6-1-os CONCOMITANT AGREEMENT BETWEEN THE CITY OF FEDERAL WAY AND DONALD L. GARDNER INC. FOR DEVELOPMENT OF CAMPUS HIGHLANDS TOWNHOME PROPERTY (PARCEL 7) MAY17,2005 The City of Federal Way ("City") and Donald L. Gardner Inc., ("Owner"), a Washington corporation, collectively referred to herein as "the Parties", enter into the following concomitant agreement ("Agreement") replacing an earlier concomitant agreement, changing the allowed use under that earlier agreement, and defining the necessary right-of-way improvements associated with the development of a parcel of property, specifically described below in Section 2 ("Parcel 7" WHEREAS, the City of Federal Way, Washington, a non -charter optional municipal code city incorporated under the laws of Washington, has authority to enact laws and enter into agreements to promote the public health, safety, and general welfare of its citizens and thereby control the use and development of property within its jurisdiction; and WHEREAS, a concomitant agreement was entered into between the City and the previous owners, Polygon 2000 and Quadrant Corporation, in February 1990 regarding the zoning of Campus Crest Property Parcel 7; and WHEREAS, an additional amendment to the 1990 concomitant agreement via Resolution 93-144 altered the original conditions applicable to Parcel 7; and WHEREAS, various terms of the 1990 concomitant agreement as amended are no longer applicable to the proposed use and development of Parcel 7; and WHEREAS, the Owner desires to -develop Parcel -Tin a manner different -than what -is allowed in the 1990 concomitant agreement as amended and has initiated a discussion with the City with respect to amending the 1990 concomitant agreement; and WHEREAS, both Parties agree that a new Agreement is appropriate; and WHEREAS, the City wishes to preserve its rights under the 1990 concomitant agreement as amended, including development being restricted to residential use, predetermined buffer area, maximum density requirements, and right-of-way improvements; and NOW THEREFORE, in consideration of the mutual promises and obligations set forth herein, it is hereby covenanted and agreed by and between the Parties hereto as follows: 1. Description of Agreement. This Agreement is a concomitant agreement that allows for a change in the allowed use of certain property subject to a previous concomitant agreement, as well as, development standards and conditions governing the use of the property. The Agreement provides the developer with certainty regarding the local regulations and mitigation requirements that will govern development for a specified project. The concomitant agreement is a condition to and limitation upon the change of use of the property, if adopted by the City Council. That is, if the allowed use is changed subject to concomitant agreement, its use and development is restricted both by the regulations applicable to the underlying zoning classification and the provisions of the concomitant agreement, and where development standards in the agreement are more restrictive, they govern property development. The development of the property is conditioned and limited by the concomitant agreement. This Agreement supersedes the 1990 concomitant agreement as amended by Resolution 93-144 as it applied to Parcel 7. 2. Location. Donald L. Gardner Inc. is the owner of certain real property, King County tax parcel numbers 192104-9008 and 192104-9043, situated in Federal Way, Washington, located along the west side of SW Campus Drive south of the intersection at 1 Oth Avenue SW ("Parcel 7"). Parcel 7 is more particularly described on Exhibit A attached hereto and incorporated herein by this reference. 3. Project Description. The Project consists of development.of 114 single-family lots as depicted on the Development Plan, attached hereto as Exhibit B (the "Development Plan"). 4. Concomitant Agreement. If the allowed use of Parcel 7 is changed from multi -family to single-family by the Federal Way City Council, Owner and the City agree that Parcel 7 may be developed only in accordance with the standards and mitigation set forth in the Agreement. Parcel 7 shall be developed as described in the Agreement, and as depicted in the Development Plan. The allowable use of the property shall be limited to that described in the Agreement. All development standards, including mitigation, identified in the Agreement shall apply to property development. No development on Parcel 7 shall be inconsistent with the Agreement or City Code. Parcel 7 is subject to the Agreement, and shall be developed only in accordance with the development standards identified within the greetnent, including_ the_Deyelopmeiit Plan, unless ____---_ and until the Agreement is amended or rescinded, as authorized by the City. 5. Development of Property. 5.1 Permitted Uses. Owner covenants and agrees that it will limit any use of Parcel 7 to single-family residences, as depicted in the Development Plan, attached as Exhibit B. 5.2 Relationship Between City Development Regglations and Develo ment Standards Identified in Agreement. Development Regulations include all provisions of the Federal Way City Code (FWCC), including without limitation FWCC Chapters 18 through 22. The Agreement establishes site -specific development standards, including mitigation. Property development shall be consistent with both development regulations and the development standards identified in the Agreement. Where the development standards in the Agreement are more restrictive, they shall govern development of Parcel 7, as specified herein. 6. Development Standards, Including Mitigation. The Project shall be consistent with all specified development standards. Owner shall construct, install or implement, as part of Project construction, all mitigation required by the Agreement. 6.1 Project Design and Site Configuration. 6.1.1 Permitted Development. Owner agrees that development shall be of single-family residences only. No other development will be allowed without an amendment to this Agreement. 6.1.2 Buffer Open Space Tract. Owner agrees to provide an open space tract, averaging 45 feet in width along SW Campus Drive, as depicted in the Development Plan, attached as Exhibit B. City agrees that up to two percent (2%) of this tract will qualify as buffer open space under FWCC 20-155. 6.1.3 Maximum_Densi . The maximum density for Parcel 7 shall be 114 single-family lots, as depicted in the Development Plan, attached as Exhibit B. 6.2 Right -of way Rnprovernents. Owner shall perform, as part of Project construction and prior to issuance of final plat approval unless otherwise noted, the following right-of- way improvements described in the attached Exhibit C as required and approved by the Director of Public Works. 6.2.1 12"' Avenue SW. The portion of 12'h Avenue SW located within Parcel 7: a. Dedicate 14 feet of Right -of -Way to the City. Right -of -Way dedication to be via Statutory Warranty Deed. b. Provide street improvements for the east side of the right-of-way: six-foot —planter_stnp with-street_trees--and-street-lights,-eight-foot-concrete-sidewalk, and three-foot utility strip. 6.2.2 SW Campus Drive. SW Campus Drive, along Parcel 7 frontage: a. Dedicate seven feet of Right -of -Way to the City. Right -of -Way dedication to be via Statutory Warranty Deed. b. Construct additional asphalt paving to widen SW Campus Drive to provide for a full -width Section `E' Roadway per City Standards, complete with concrete curb and gutter, six-foot planter strip with street trees and street lights, eight - foot concrete sidewalk, and three-foot utility strip. c. Provide sufficient new roadway tapers and transitions from the widened paved edge at the property boundary. 7. Other Project Review Processes. The Project will be subject to preliminary plat approval, engineering plan review, final plat approval, and any other applicable review processes. The final designof the buildings and other improvements, precise location of building footprints, location of 3 utilities, determination of access points, and other design issues will be determined during that process and must be consistent with the Agreement and the Development Plan. 8. Waiver and Mutual Release of Claims of Invalidity. The City and Owner acknowledge and represent that the terms of this Agreement have been jointly negotiated and that each party enters into this Agreement voluntarily. Further, Owner and the City agree that this Agreement is authorized under law and each party waives any claim that the Agreement is invalid or illegal. The agreements and representations in this Section are material to this Agreement and are being relied upon by both Parties. 9. General Provisions. 9.1 Binding on Successors. 9.1.1 The Agreement shall bind and inure to the benefit of the Parties and their successors in interest, and may be assigned to any successor in interest to the Project property. 9.1.2 This Agreement is intended to protect the value of, and facilitate the use and development of, Parcel 7 and to protect the public health, safety, and welfare of the City. Therefore, the covenants set forth herein shall be construed to and do touch and concern Parcel 7 and the benefits and burdens inuring to Owner and to the City from this Agreement shall run with the land and shall be binding upon Owner, its heirs, successors, and assigns, and upon the City. 9.2 Governing Law. This Agreement shall be governed by and interpreted in accordance with the laws of the State of Washington. Venue for any action to enforce the terms of this Agreement shall be in King County Superior Court. 9.3 Seyerability. The provisions of this Agreement are separate and severable. The invalidity of any clause, sentence, paragraph, subdivision, section, or portion or the invalidity of the application thereof to any person or circumstance, shall not affect the validity of the remainder of this Agreement, or the validity of its application to other persons or circumstances. 9.4 Authori . The City and Owner each represents and warrants to the other that it has the respective power and authority, and is duly authorized, to execute and deliver this Agreement and that the persons signing on its behalf are duly authorized to do so. Owner further represents and warrants that it is the fee owner of Parcel 7, that it has authority to agree to the covenants and provisions contained herein, and that there are no other persons, entities, or parties with any fee interest in Parcel 7. 9.5 Amendment. This Agreement may be modified only by written instrument authorized by the City Council and duly executed by the City Manager and Owner, and their successors and rd assigns; provided, however, notwithstanding the provisions of this Agreement to the contrary, the City of Federal Way may, without the agreement of Owner, adopt and impose upon Parcel 7 restrictions and development regulations different than those set forth herein, if required by a serious threat to public health and safety. Moreover, five years after the date of the execution of the Agreement, the City may elect, without the agreement of Owner, to apply development regulations in effect at that time to any development within the scope of the Agreement that is not vested at that time, pursuant to the prior submittal to the City of a complete building permit application. 9.6 Exhibits. All exhibits attached hereto are incorporated herein by this reference as if fully set forth herein. 9.7 Headings. The headings in this Agreement are inserted for reference only and shall not be construed to expand, limit or otherwise modify the terms and conditions of this Agreement. 9.8 Inte ati on; Scope of Agreement. This Agreement and its exhibits represent the entire agreement of the Parties with respect to the subject matter hereof. There are.no other agreements, oral or written, except as expressly set forth herein. This Agreement does not set forth all conditions applicable to the Project to the extent that additional conditions maybe imposed as part of any permit issued by the City, as required by the Federal Way City Code as determined by the discretion of the Directors of the Departments of Community Development Services and/or Public Works. 9.9 Enforcement. Subject to the notice and cure provisions of this section, in the event either party fails to satisfy any of its obligations under this Agreement, the other party shall have the right to enforce this Agreement by an action at law for damages or in equity for specific performance. The Parties acknowledge that damages are not an adequate remedy for breach thexpa r_ In_addifion-to-the.remedies-set forth-her-einin�.he-event-of-a-rnater-ial-breach - of this Agreement by Owner, and after notice to the Owner and an opportunity for Owner to cure the breach as set forth below, the City may enforce this Agreement under the enforcement provisions of the Federal Way City Code in effect at the time of the breach, and/or it may terminate this Agreement and take action to amend the Comprehensive Plan and zoning designation of the Parcel 7. No party shall be in default under this Agreement unless it has failed to perform its duties or obligations under this Agreement for a period of thirty (30) days after written notice of default from the other party. A notice of default shall specify the nature of the alleged default and the manner in which the default may be cured. If the nature of the default is such that it cannot be reasonably cured within thirty (30) days, then a party shall not be deemed in default if the party commences a cure within thirty (30) days and, thereafter, diligently pursues completion of the cure. 9.10 Attorneys Fees. In any action brought to enforce this Agreement or for damages resulting from a breach thereof, the prevailing party as determined by the court, shall be entitled to recover its reasonable attorneys' fees. 9.11 Police Power. Nothing in this Agreement shall be construed to diminish, restrict or limit the police powers of the City granted by the Washington State Constitution or by general law. This Agreement is an exercise of the City's police powers, the authority granted under RCW 36.70B.170-.210, and other laws. 9.12 Recording; Assi ent. The Agreement shall be recorded with the Real Property Records Division of the King County Records and Elections Department. 9.13 No Third Parties. The Agreement is made and entered into for the benefit of the parties hereto and their successors and assigns. No other person or entity is an intended third party beneficiary. No other person or entity shall have any right of action under this Agreement. IN WITNESS WHEREOF the parties have hereunto placed their hand and seals on the day and year indicated. CITY OF FEDERAL WAY, a WN o munici 1 corporation f BY: David H. Moseley, City Mana er Date:' Federal Way City Clerk Approved as to Form for City of Federal Way: 1 LILV 411mb- 0 1 -atricia A. Ric ardson, City Mtorney Cel DONALD L. GARDNER INC. a Washington corporation BY: Donald L. Gardner President Date: 1 -S STATE OF WASHINGTON ) )ss. COUNTY OF K-tN G �� (f-Y- L- ) On this day, personally appeared before me, the undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn,bc k[-- 6(a,c( hZ ✓ to me known to be they ra, d-0-kfof Donald L. Gardner Inc., a Washington corporation, the corporation that executed the within and foregoing instrument, and acknowledged 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 thatshe is authorized to execute said instrument on behalf of said corporation. Given under my hand and official seal this day of W� --\ , 2005. ti .�i��'��R m'"• k •. t, (notjMRRE tre) n 40, (typed/printed name of notary) Notary Public in and for the State Z7 'E of Washington. (0� : oF My commission expires.A( K:\CD\Campus Crest Concomitant 7 EXHIBIT A TO CONCOMITANT AGREEMENT LEGAL DESCRIPTION OF PARCEL 7 EXHIBIT "A" TO CONCOMITANT AGREEMENT Legal Description Those Portions of the Northeast Quarter of the Northwest Quarter and the Southeast Quarter of the Northwest Quarter all in Section 19,Township 21 North, Range 4 East, Willamette Meridian, in King County, Washington, said portions being more particularly described as follows: "Commencing at the west quarter corner of said Section 19, thence along the east/west centerline of said Section 19 South 88°5222" East 1,282.94 feet to the Southwest corner of the Southeast Quarter of said Northwest Quarter; Thence along the west line thereof North 01 °13'12" East 202.55 feet to the Northwesterly line of that certain easement granted to the United States of America for electrical transmission lines by documents recorded under recording numbers 3194572, 3258849 and 5029580, in King Country, Washington and the true point of beginning; Thence continuing along said west line and the west line of said Northeast Quarter of said Northwest Quarter north 01 °13'12" east 1,502.83 feet to a,point on the southerly margin of the lands described in deed recorded under recording number 8501170665, in King County, Washington, said point being on a curve concave to the northeast having a radius of 842. 00 feet and to which point a radial line bears south 4711 42 " west; Thence along said margin southeasterly and easterly 801.22 feet along said curve through a central angle of 54031 '16" to the beginning of a reverse curve concave to the southwest having a radius of 618.00 feet (a radial line through said beginning bears north 07019'34" west); Thence continuing along said margin easterly and southeasterly 647.38 feet along said curve through a central angle of 60'01 'I1 " to said northwesterly line of that certain easement granted to the United States of America for electrical transmission lines by document recorded under recording numbers 3194572, 3258849 and 5029580, in King Country, Washington; Thence along said northwesterly line south 5205844" west 1, 662.66 feet to the true point of beginning. " EXHIBIT B TO CONCOMITANT AGREEMENT DEVELOPMENT PLAN EXHIBIT C TO CONCOMITANT AGREEMENT SECTION 6.2 RIGHT-OF-WAY IMPROVEMENTS 10 3' 8' 6' 12' 12' 12' 6' 8' 3' Vtil. Sidewalk Planter ¢tenter Sidewalk UNI Strip Slri 36' 70' MINIMUM SECTION PRINCIPAL MINOR COLLECTOR .3.0' CLASS A .67' CLASS A .50' CLASS A .85' CLASS E .50' CSTC .50' CSTC .50' CSTC' OR OR .30' CLASS A .30' CLASS A .85' ATB .70' ATB 3 LANES EXH1B1T ! SECTION MPAGE_A-OF- NOTES: 12' AVENUE SW, PUBLIC WORKS DWG. N0. DEPARTMENT ARTERIAL/COLLECTOR 3-2M TO: King County Recorder's Office I am requesting an emergency nonstandard recording for an additional fee as provided in RCW 36.18.010. I understand that the recording processing requirements may cover up or otherwise obscure some part of the text of the original document. RCW 36.18.010 Auditor's fees. For recording an emergency nonstandard document as provided in RCW 65.04.047, fifty dollars, in addition to all other applicable recording fees. RCW 65.04.048 Additional fee for certain documents not meeting requirements -- Signed statement. (1) Documents which must be recorded immediately and which do not meet margin and font size requirements maybe recorded for an additional fee of fifty dollars. Documents which do not meet legibility requirements must not be recorded as a nonstandard recording. (2) In addition to preparing a properly completed cover sheet as described in RCW 65.04.047, the person preparing the document for recording must sign a statement which must be attached to the document and which must read substantially as follows: "I am requesting an emergency nonstandard recording for an additional fee as provided in RCW 36.18.010.1 understand that the recording processing requirements may cover up or otherwise obscure some part of the text of the original -document." "' A sPEN p r o p e r t; e s :sue. May 12, 2005 Mr. Jim Harris Senior Planner, CDSD 33325 8th Avenue South / PO Box 9718 Federal Way, Washington 98063-9718 professional land development and construction management Subject: Executed Concomitant Agreement(s) for; Ca3npus Crest Subdivision, City Files: 03-104293-00-SU & 03-104311-00-UP Tax Parcels: # 192104-9008 & 192104-9043 wynstone Subdivision City Files: 03-102630-00-SU & 03-102632-00-UP Tax Parcels: # 192104-9044 & 192104-9030 Files: 03-104293-00-SU & 03-104311-00-UP Dear Mr. Harris, Please find enclosed the fully executed revised concomitant agreements for your completion. As promised, also included are corporate signature authorization, recent plat certificates for each plat and legal descriptions for the properties included. Please let me know if there is anything else you desire for this task. Kindest regards, Michael Ke chner Aspen Properties, NW enclosures: CC: dig APNW file: 0071mk/fw/cc/wy/concomitant/5.12.05 Telephone 253 265.1304 • Fax 253 265.1305 •6902 Ford Drive NW • Gig Harbor, WA 98335 RECENED BY COMMUNITYDEVELOPMENT DEPARTMENT APR 13 2005 professional land development and construction management April 05, 2005 Mr. Jim Harris Senior Planner City of Federal Way Federal Way, Washington 98063-9718 Subject: Campus Crest Subdivision Files: 03-104293-00-SU & 03-104311-00-UP W stone Subdivision Files: 03-102630-00-SU & 03-102632-00-UP Dear Mr. Harris, VIA Facsimile: (253) 835-2609 Original: U.S. Mail For the record, please be advised that ownership interest has changed hands for the Campus Crest Subdivision and the Wynstone Subdivision. The former owners and initial applicants Campus Crest LLC., and Brad Plemmons have no further interest in daily undertakings, or any project communique as of this date. Henceforth, all owner communication responsibility will be overseen by Mr. Mike Kerschner of Aspen Properties, NW. Title to both preliminary plats is currently vested in the name of Donald L. Gardner Inc. Communication will be addressed through Aspen Properties NW, a Donald L. Gardner Inc. subsidiary. This letter also serves to notify you that the project engineers of record for the two plats are hereby assigned as listed below. Also enclosed for your records is a copy of the "Assignment of Development Documents" forms as executed by both previous owners upon the sale of the properties. The form officially designates the new owner as the proprietor of any and all development documents filed with the City to date. 1. Wvnstone plat: Mr. Jim Jaeger, Jaeger Engineering. Address: 9419 South 204`h Pl. Kent, WA. 98031 Telephone: 253 850-0934, E-mail: iiiags@aol.com 2. Campus Crest Plat: Mr. Seabrook Schilt, CES NW Inc. 5210 12`h Street E. Suite 200 Fife WA. 98424 Telephone: 253 922-1532 E-mail: sseiiilt@cesnwine.com Kindest regards, Donald L. Gardner Aspen Properties, NW Telephone 253 265.1304 • Fax 253 265.1305.6902 Ford Drive NW • Gig Harbor, WA 98335 05/12/2005 OB:06 FAX 2538573023 DONGANDNEN wjvvirvvl — DONALD L. GARDNER INC. RESOLUTIONS OF CORPORATE BOARD BE IT RESOLVED, that Michael B. Kerschner is hereby authorized to sign on behalf of and in the name of Donald L. Gardner Incorporated, any and all documents necessary for the normal course of business. I HEREBY CERTIFY, that Donald L. Gardner is the President, and that the signature appearing hereon is his genuine, original signature. DONALD L. GARDNER, INC. owwa'��L S'i;-7 -�5 Donald L. Gardner, President Dated 6902 Ford Drive NW Gig Horbor, WA. W335 a Telephone: (253) 205-1304 Facdmile: (253) 265-1306 o donaldligardner®oomeast.nat RECE#VED 8 Y- �� 'NIiYDEVELOPMENT ASPEN APR 2 j duo o P e r t iY�e s professional land development and construction management April 15, 2005 Mr. Jim Harris Senior Planner City of Federal Way Federal Way, Washington 98063-9718 Subject: Forest Practice Application VIA Facsimile: (253) 835-2609 Campus Crest Subdivision, Federal Way. Original: U.S. Mail Files: 03-104293-00-SU & 03-104311-00-UP Wynstone Subdivision, Federal Way WA. City Files: 03-102630-00-SU & 03-102632-00-UP Dear Mr. Harris, Aspen has now submitted the required forest practice application (FPA) to the Washington State Department of Natural Resources. The combined application covers both the Campus Crest preliminary plat as well as the Wynstone preliminary plat. It is my understanding that the city requires a fifteen day review period while the application is under consideration by the DNR. It is also my understanding that the city may exercise the option to waive the review period. It is with this letter I respectfully request the issuance of the waiver letter from the city for the purpose of the application review. Regards, Michael Ke schner Aspen Properties, NW CC: CES.ss/Jaegerjj/DLG.dIg enclosures AP fade: 033/05-04 Telephone 253 265.1304 • Fax 253 265.1305 •6902 Ford Drive NW • Gig Harbor, WA 98335 -* , Department of Energy Bonneville Power Administration 28401 Covington Way Kent, WA 98042 March 15, 2005 In reply refer to: TRFN/Covington TRACT No. C-T-83, 2-CT-66 & 3-CT-3 CASE No. 20050197 LINE: Tacoma- Raver No. 1 & 2(oper. as Rt. Ct Tac- Cov No. 2 & Lt CT Tac- Rav No. 1) btwn towers 12/4 and 12/5; Tac- Cov No. 3 & Tac-Grand Coulee No. 1 (oper. as Tac- Cov No. 4) btwn towers 4/2 and 4/3 CERTIFIED - RETURN RECEIPT REQUESTED Klak Federal Way LLC. Klaff Realty 500 Skokie Blvd., Suite 2002 North Brooke, IL 60062 Mike Kerschner Aspen Properties, LLC 10009 - 89th Avenue East Puyallup, WA 98373 Campus Crest LLC 823 5th Ave., Suite 202 Kirkland, WA 98033 LAND USE AGREEMENT Bonneville Power Administration (BPA) hereby agrees to your use of BPA's easement area for construction/installation, use, and maintenance of a roadway and utilities that will serve the plat of Campus Crest. The location of your use is partially within the NE 1/4 and the SE 1/4 NW 1/4 of Section 19, Township 21 North, Range 4 East, Willamette Meridian, King County, State of Washington, as shown on the attached segment of BPA Drawing No. 150014, marked as Exhibit A Additional information regarding the development of Campus Crest is included in developer submitted drawings hereby marked as Exhibits B, C and D. PLEASE NOTE: BPA is not the owner of this property. If you are not the owner, you must obtain the owner(s) permission to use this property. There may also be other uses of the property which might be located within the same area as your project. This agreement is subject to those other rights. This agreement is entered into with the express understanding that it is not assignable or transferable to other parties without the prior written consent of BPA. BPA'S AGREEMENT IS CONTINGENT ON THE FOLLOG CONDITIONS: 1. Maintain a minimum distance of 20 feet between construction equipment and transmission line conductors (wires). 2. Storage of flammable materials or refueling of vehicles/equipment is prohibited. 3. Design the roadway to withstand HS-20 loading frorn BPA's heavy vehicles. The road shall have a curb cut of 16 feet wide to allow BPA vehicles easy access to the right of way. 4. Underground utilities such as gas, water, electric service and storm drains, shall not come closer to the lattice steel tower legs than 50 feet. 5. Access to transmission line structures by BPA's maintenance crews shall not be interfered with or obstructed. 6. Mark the location of any underground utilities -shall be marked where they enter and leave BPA's right-of-way, and at any angle points 'within the right-of-way. 7. Underground utilities shall be designed to HS-20 standards to avoid being damaged by heavy BPA line trucks that regularly patrol the right of way and can weigh up to 27 tons. 8. Grade increases to existing ground elevations are not permitted. 9. The roads shall remain a minimum of 50 feet from the point where steel lattice tower legs enter the earth. Other uses and utilities on the right-of-way must be applied for separately. You shall not make any changes or additions to permitted your use of the right-of-way without BPA's review and written approval. IN ADDITION THE FOLLOWING 1S BROUGHT TO YOUR ATTENTION AND MUST ALSO BE COMPLIED WITH: Hazard or Interference: The subject use of this easement area has been determined not to be a hazard to, nor an interference with, BPA's present use of this easement for electric transmission line purposes. Accordingly, there is no present objection to such use. 2 Case No. 20050197 Tract No. C-T-83, 2- CT-66 & 3-CT-3 Hazard or Interference: The subject use of this easement area has been determined not to be a hazard to, nor an interference with, BPA's present use of this easement for electric transmission line purposes. Accordingly, there is no present objection to such use. However, if such use should, at any time, become a hazard to the presently installed electrical facilities of BPA, or any facilities added or constructed in the future, or if such use should interfere with the inspection, maintenance, or repair of the same, or with the access along such easement, you will be required to remove such hazard or interference at no expense to BPA. Liability: You will have to assume risk of loss, damage, or injury which may result from your use of the easement area, except for such loss, damage, or injury for which BPA may be responsible under the provisions of the Federal Tort Claims Act, 62 Stat. 982, as amended. It is understood that any damage to BPA's property caused by or resulting from your use of the easement area may be repaired by BPA, and the actual cost of such repair shall be charged against and be paid by you. This Land Use Agreement becomes effective upon the commencement of use as set forth in the Agreement. If you have any questions or concerns, please notify us. This Agreement is a permit, revocable at will by the U.S., and does not convey any easement, estate, or interest in the land. IF WE DO NOT HEAR FROM YOU WFFHIN 30 DAYS FROM THE RECEIPT OF THE AGREEMENT, THE TERMS OF THE AGREEMENT WILL BE ASSUMED TO BE ACCEPTABLE. THE AGREEMENT WILL THEN BECOME A PART OF OUR PERMANENT FILE AND MAPPING SYSTEM. You may direct any communication to this office, Bonneville Power Administration, Real Estate Field Services (TRFN/Covington) 28401 Covington Way, Kent, WA 98042, or by telephoning Paul B. Woolson, at 253-631-9154. PAM B. 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R V1 'AYAI +r+ do ls3b� sndNVD an ismo sndwo - IIITJA AUVOfhM3&d a u 0 �a� o Ap,.�Q.So Gi ^, UU �� a C� CHICAGO TITLE INSURANCE COMPANY 701 FIFTH AVENUE, #1800, SEATTLE, WA 98104 Order No.: 001112636 Your No.: CAMPUS CREST TRIAD ASSOCIATES 11814115TH AVE. NE KIRKLAND, WASHINGTON 98034 PROPERTY ADDRESS: WASHINGTON RECEIVED S E P 1 8 2003 ATTN: TERESA GASH 1/1 CITY OF FEDERAL "AY BUILDINQ DEPT. n 3 -10�( R-7 3 -'5vl Enclosed are your materials on the above transaction. If you have any questions regarding these materials, please contact us. Thank you for this opportunity to serve you. TITLE UNIT 6 TELEPHONE: (206) 628-5610 FAX: (206) 628-9717 TOLL FREE: (800) 627-0530 DARYL SAVIDIS SENIOR TITLE OFFICER AND UNIT MANAGER (E-MAIL: SAVIDISD@CTT.COM) BARBARA WAGNER SENIOR TITLE OFFICER (E-MAIL: WAGNERB@CTT.COM) DAVID P. CAMPBELL SENIOR TITLE OFFICER (E-MAIL: CAMPBELLDA@CTT.COM) FLORENCIA BESIN ASSISTANT TITLE OFFICER (E-MAIL: BESINF@CTT.COM) ** ALERT: NEW DEED OF TRUST RECORDING FEES ** EFFECTIVE JULY 27, 2003 THE RECORDING FEE FOR DEEDS OF TRUST WILL INCREASE BY $1.00. THE NEW RECORDING FEE WILL BE $20.00 FOR THE FIRST PAGE AND $1.00 FOR EACH ADDITIONAL PAGE. THIS INCREASE ONLY APPLIES TO DEEDS OF TRUST. RECORDING FEES FORALL OTHER DOCUMENTS, INCLUDING ASSIGNMENTS OF DEEDS OF TRUST, WILL REMAIN THE SAME. TTTLFr15/RDA/0999 _CAGO TITLE INSURANCE COMPAN- 701 FIFTH AVENUE, #1800, SEATI-LE, WA 98104 PLAT CERTIFICATE Order No.: 1112636 Certificate for Filing Proposed Plat: In the matter of the plat submitted for our approval, this Company has examined the records of the County Auditor and County Clerk of KING County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that the title to the following described land situate in said KING County, to -wit: SEE SCHEDULE A (NEXT PAGE) VESTED IN: KLAK FEDERAL WAY,- L.L.C., A DELAWARE LIMITED LIABILITY COMPANY EXCEPTIONS: SEE SCHEDULE B ATTACHED CHARGE: $ 2 0 0. 0 0 TAX: $17.60 Records examinedto SEPTEMBER 5, 2003 at 8:00 AM By DARYL SAVIDIS Title Officer (206)628-5610 PIATCRTA/RDA/0999 .HICAGO TITLE INSURANCE COMPAi._ y PLAT CERTIFICATE SCHEDULE A (Continued) Order No.: 1112636 LEGAL DESCRIPTION THOSE PORTIONS OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER AND THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER ALL IN SECTION 19, TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, SAID PORTIONS BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE WEST QUARTER CORNER OF SAID SECTION 19; THENCE ALONG THE EAST/WEST CENTERLINE OF SAID SECTION 19 SOUTH 88°58'22" EAST 1,282.94 FEET TO THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER OF SAID NORTHWEST QUARTER; THENCE ALONG THE WEST LINE THEREOF NORTH 01013'12" EAST 202.55 FEET TO THE NORTHWESTERLY LINE OF THAT CERTAIN EASEMENT GRANTED TO THE UNITED STATES OF AMERICA FOR ELECTRICAL TRANSMISSION LINES BY DOCUMENTS RECORDED UNDER RECORDING NUMBERS 3194572, 3258849 AND 5029580, IN KING COUNTY, WASHINGTON AND THE TRUE POINT OF 3EGINNING; THENCE CONTINUING ALONG SAID WEST LINE AND THE WEST LINE OF SAID NORTHEAST QUARTER OF SAID NORTHWEST QUARTER NORTH 1°13'12" EAST 1,502.83 FEET TO A POINT ON THE SOUTHERLY MARGIN OF THE LANDS DESCRIBED IN DEED RECORDED UNDER RECORDING NUMBER 8501170665, IN KING COUNTY, WASHINGTON, SAID POINT BEING ON A CURVE CONCAVE TO THE NORTHEAST HAVING A RADIUS OF 842.00 FEET AND TO WHICH POINT A RADIAL LINE BEARS SOUTH 47°11'42" WEST; THENCE ALONG SAID MARGIN SOUTHEASTERLY AND EASTERLY 801:22 FEET ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 54031'16" TO THE BEGINNING OF A REVERSE CURVE CONCAVE TO THE SOUTHWEST HAVING A RADIUS OF 618.00 FEET (A RADIAL LINE THROUGH SAID BEGINNING BEARS NORTH 07019'34" WEST ); THENCE CONTINUING ALONG SAID MARGIN EASTERLY AND SOUTHEASTERLY 647.38 FEET ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 60-01'11" TO SAID NORTHEASTERLY LINE OF THAT CERTAIN EASEMENT GRANTED TO THE UNITED STATES OF AMERICA FOR ELECTRICAL TRANSMISSION LINES BY DOCUMENTS RECORDED UNDER RECORDING NUMBERS 3194572, 3258849 AND 5029580, IN KING COUNTY, WASHINGTON; THENCE ALONG SAID NORTHWESTERLY LINE SOUTH 52058'44" WEST 1,662.66 FEET TO THE TRUE POINT OF BEGINNING. PLATCRTL/RDA/0999 CHICAGO TITLE INSURANCE COMPANY PLAT CERTIFICATE SCHEDULE B Order No.: 1112636 This certificate does not insure against loss or damage by reason of the following exceptions: GENERAL EXCEPTIONS: A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. Rights or claims of parties in possession not shown by the public records. C. Encroachments, overlapN, boundary line disputes, and any other matters which would be disclosed by an accurate survey and inspection, of the premises. D. Easements or claims of easements not shown by the public records. E. Any lien, or right to lien, for contributions to employee benefit funds, or for state -workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the public records. F. Liens under the Workmen's Compensation Act not shown by the public records. G. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage removal. H. General taxes not now payable; matters relating to special assessments and special levies, if any, preceding or in the same becoming a lien. I. Reservations or exceptions in patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights, claims, or title to water. K. THIS REPORT IS ISSUED AND ACCEPTED UPON THE UNDERSTANDING THAT THE LIABILITY OF THE COMPANY SHALL NOT EXCEED ONE THOUSAND DOLLARS($1000.00). PLATCRTB/RDA/0999 HICAGO TITLE INSURANCE COMPAI PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: 1112636 EXCEPTIONS A 1. RIGHT TO ENTER SAID PREMISES TO MAKE REPAIRS, AND THE RIGHT TO CUT BRUSH AND TREES WHICH CONSTITUTE A MENACE OR DANGER TO UTILITY LINES LOCATED ON PROPERTY ADJOINING SAID PREMISES, AS GRANTED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 3194572. B 2. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: FEDERAL WAY SCHOOL DISTRICT NO. 210 PURPOSE: ACCESS AREA AFFECTED: EASTERLY PORTION OF SAID PREMISES AND OTHER PROPERTY RECORDED: MARCH 26, 1986 RECORDING NUMBER: 8603260389 c SAID EASEMENT WAS AMENDED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 9710211254. D j UNDERGROUND UTILITY EASEMENT AND THE TERMS AND CONDITIONS THEREOF: r GRANTEE: PUGET SOUND POWER & LIGHT COMPANY, A WASHINGTON CORPORATION PURPOSE: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM TOGETHER WITH ALL NECESSARY OR CONVENIENT APPURTENANCES THEREOF AREA AFFECTED: PORTIONS OF SAID PREMISES AND OTHER PROPERTY ADJOINING THE EXTERIOR MARGINS OF S.W. CAMPUS DRIVE RECORDED: APRIL 2, 1986 RECORDING NUMBER: 8604020489 CONTAINS COVENANT PROHIBITING STRUCTURES OVER SAID EASEMENT OR OTHER ACTIVITIES WHICH MIGHT ENDANGER THE UNDERGROUND SYSTEM. s ( / EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: FEDERAL WAY WATER AND SEWER DISTRICT, A MUNICIPAL CORPORATION PURPOSE: SEWER FACILITIES AND ALL APPURTENANCES RELATED THERETO AREA AFFECTED: PORTION OF SAID PREMISES AND OTHER PROPERTY RECORDED: NOVEMBER 17, 1987 RECORDING NUMBER: 8711170788 PLATCRTBI /RDA/0999 0 4 �HICAGO TITLE INSURANCE COMPAT _ PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: 1112636 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: KING COUNTY PURPOSE: SLOPES, DRAINAGE AND UTILITIES AREA AFFECTED: PORTION OF SAID PREMISES AND OTHER PROPERTY LYING WITHIN A STRIP OF LAND 10 FEET IN WIDTH LYING PARALLEL TO AND ADJOINING SOUTHWEST CAMPUS DRIVE RECORDED: AUGUST 11, 1969 RECORDING NUMBER: 8908110283 c /6EASEMENT'AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: WASHINGTON NATURAL GAS COMPANY, A WASHINGTON CORPORATION PURPOSE: GAS PIPELINE(S) AND APPURTENANCES AREA AFFECTED: PORTION OF SAID PREMISES AND OTHER PROPERTY LYING WITHIN A STRIP OF LAND 15 FEET WIDE LOCATED SOUTHERLY OF, PARALLEL TO AND ADJOINING THE SOUTH BOUNDARY LINE OF SOUTHWEST CAMPUS DRIVE RECORDED: AUGUST 7, 1990 RECORDING NUMBER: 9008070651 8 D7 EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PACIFIC NORTHWEST BELL TELEPHONE COMPANY, A WASHINGTON CORPORATION PURPOSE: UNDERGROUND COMMUNICATION LINES AND ABOVE GROUND TELEPHONE EQUIPMENT AND CABINETS AND OTHER APPURTENANCES AREA AFFECTED: NORTHERLY PORTION OF SAID PREMISES RECORDED: DECEMBER 8, 1992 RECORDING NUMBER: 9212081818 I EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: PEI-YI CORPORATION, A WASHINGTON CORPORATION PURPOSE: SLOPES AND GRADING, TOGETHER WITH THE RIGHT OF INGRESS AND EGRESS FOR GRADING, EXCAVATING AND STOCKPILING MATERIAL AREA AFFECTED: THE WEST 20 FEET OF SAID PREMISES RECORDED: APRIL 15, 2002 RECORDING NUMBER: 20020415000374 PIATCRB2/RDA/0999 AICAGO TITLE INSURANCE COMPA? J x L M N PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: 1112636 9. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: CITY OF FEDERAL WAY AND: THE QUADRANT CORPORATION RECORDED: MARCH 5, 1990 RECORDING NUMBER: 9003051118 REGARDING: RESTRICTIONS AND REQUIREMENTS RELATED TO THE DEVELOPMENT OF SAID PREMISES 10. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: GRANTEE: RECORDED: RECORDING NUMBER: KING COUNTY JANUARY 17, 1985 8501170665 AFFECTS: THAT PORTION OF SAID PREMISES AND OTHER PROPERTY ABUTTING S.W. CAMPUS DRIVE 11. 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: 2003 TAX ACCOUNT NUMBER: 192104-9008-03 LEVY CODE: 1205 ASSESSED VALUE -LAND: $ 2,341,700.00 ASSESSED VALUE -IMPROVEMENTS: $ 0.00 GENERAL & SPECIAL TAXES: BILLED: $ 29,067.50 PAID: $ 14,533.75 UNPAID: $ 14,533.75 AFFECTS: PORTION OF SAID PREMISES 12. 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: 2003 TAX ACCOUNT NUMBER: 192104-9043-00 LEVY CODE: 1205 ASSESSED VALUE -LAND: $ 588,900.00 ASSESSED VALUE -IMPROVEMENTS: $ 0.00 PLATCRB2/RDA/0999 o -■. HICAGO TITLE INSURANCE COMPAT __ PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: 1112636 GENERAL & SPECIAL TAXES: BILLED: $ 7,311.18 PAID: $ 3,655.59 UNPAID: $ 3,655.59 AFFECTS: REMAINDER OF SAID PREMISES 0 13. FACILITY CHARGES, IF ANY, INCLUDING BUT NOT LIMITED TO HOOK-UP OR CONNECTION CHARGES AND LATECOMER CHARGES FOR WATER OR SEWER FACILITIES OF WATER DISTRICT NO. 124, AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 8106010916. r 14. TERMS AND CONDITIONS OF THE LIMITED LIABILITY COMPANY AGREEMENT FOR KLAK FEDERAL WAY, L.L.C. Q 15. SATISFACTORY SHOWING MUST BE MADE THAT A CERTIFICATE OF FORMATION FOR KLAK FEDERAL WAY, L.L.C., HAS BEEN FILED IN THE OFFICE OF THE SECRETARY OF STATE IN ACCORDANCE WITH STATUTE. R NOTE 1: EFFECTIVE JANUARY 1, 1997, DOCUMENT FORMAT AND CONTENT REQUIREMENTS HAVE BEEN IMPOSED BY WASHINGTON LAW. FAILURE TO COMPLY WITH THE FOLLOWING REQUIREMENTS MAY RESULT IN REJECTION OF THE DOCUMENT BY THE COUNTY RECORDER OR IMPOSITION OF A $50.00 SURCHARGE. FIRST PAGE OR COVER SHEET REQUIREMENTS: 3" TOP MARGIN CONTAINING NOTHING EXCEPT THE RETURN ADDRESS. 1" SIDE AND BOTTOM MARGINS CONTAINING NO MARKINGS OR SEALS. TITLE(S) OF DOCUMENTS. RECORDING NO. OF ANY ASSIGNED, RELEASED OR REFERENCED DOCUMENT(S). GRANTORS NAMES (AND PAGE NO. WHERE ADDITIONAL NAMES CAN BE FOUND). GRANTEES NAMES (AND PAGE NO. WHERE ADDITIONAL NAMES CAN BE FOUND). ABBREVIATED LEGAL DESCRIPTION (AND PAGE NO. FOR FULL DESCRIPTION). ASSESSOR'S TAX PARCEL NUMBER(S). RETURN ADDRESS (IN TOP 3" MARGIN). **A COVER SHEET CAN BE ATTACHED CONTAINING THE ABOVE FORMAT AND DATA IF THE FIRST PAGE DOES NOT CONTAIN ALL REQUIRED DATA. ADDITIONAL PAGES: 1" TOP, SIDE AND BOTTOM MARGINS CONTAINING NO MARKINGS OR SEALS. ALL PAGES: NO STAPLED OR TAPED ATTACHMENTS. EACH ATTACHMENT MUST BE A SEPARATE PAGE. ALL NOTARY AND OTHER PRESSURE SEALS FONT SIZE OF 8 POINTS OR LARGER. ALL INFORMATION MUST BE LEGIBLE AND MUST BE SMUDGED FOR VISIBILITY. CAPABLE OF BEING IMAGED. THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 65.04. PIATCRB2/RDA/0999 HICAGO TITLE INSURANCE COMPAY' PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: 1112636 SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: PORTION OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF AND THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 19, TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN. END OF SCHEDULE B PIATCRB2/RDA/0999 CHICAGO TITLE INSURANCE COMPANY 701 FIFTH AVENUE, #1800, SEATTLE , WA 98104 PHONE: (206)628-5600 FAX: (206)623-7463 IMPORTANT: This is not a Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land_ No liability is assumed by reason of reliance hereon. CoAton c� Sic.. gECEIVED BY CdMMUN. 1EVELOPMENT DEPARTMENT AsPEN p r o p e r t i e s April 15, 2005 Mr. Jim Harris Senior Planner City of Federal Way Federal Way, Washington 98063-9718 APR 2 1 2005 professional land development and construction management Subject: BPA Permit VIA Facsimile: (253) 835-2609 Campus Crest Subdivision, Federal Way. Original: U.S. Mail Files: 03-104293-00-SU & 03-104311-00-UP Wynstone Subdivision, Federal Way WA. City Files: 03-102630-00-SU & 03-102632-00-UP Dear Mr. Harris, Aspen has now received the BPA / DOE right of way permit for future work occurring within the BPA easement area. A copy of the permit is enclosed for you files. Because the city of Federal Way is the property owner of record for said property, we hereby request your permission, as well, to access the property for the purposes associated with the above captioned subdivisions. Additionally, please provide to Aspen any city requirements relevant to specific terms and conditions for said permission of entry. Regards, Michael K chner Aspen Properties, NW CC: CESss/Jaegerij/DLG.dIg enclosures AP file: 033/05-03 Telephone 253 265.1304 • Fax 253 265.1305 •6902 Ford Drive NW • Gig Harbor, WA 98335 .Ur Vo/LVvu IL. IV fnn L"Jo D'JIoVLo uununnuncn Ij VV If VVJ ASSIGNMENT OF DEVELOPMENT DOCUMENTS CAMPUS CREST LLC, a Washington limited liability company ("Assignor"), for valuable consideration, hereby grants, conveys, assigns and delivers without warranty of any kind, express or implied, to DONALD L. GARDNER, INC., A, a Washington corporation ("Assignee"), all of Assignor's right, title and interest in and to the following as they relate to the ownership, operation and maintenance of the real property described on attached Exhibit A (the "Property"), to the extent freely transferable by Assignor: All development applications and submittals; government licenses, permits and approvals; development rights; plans, specifications and drawings; soils and engineering studies; traffic studies; surveys; appraisals; utility rights and agreements; rights under bonds or similar security arrangements; construction, design and engineering agreements; and other reports and studies regarding the condition and development of the Property (the "Development Documents"). This Assignment shall become effective on the date on which a deed conveying the Property from Assignor to Assignee is recorded with the Department of Records and Elections in King County, Washington (the "Effective Date"). Assignee hereby accepts this Assignment. Assignor shall deliver to Assignee with this Assignment all funds and documents which are tangible evidence of the Development Documents. ! Assignor: CAMPUS CREST, LLC, a Washington limited liability company By: BRNW, Inc., member By: 76$� Its: President Print Name: Brian Ross Assignee: DONALD L. GARDNER, INC., a Was ' gton r is By: Its: President Print Name: Donald L. Gardner, Inc. 336101124105 1- ASMTOF DEVELOPMENT DOCS KSI MS\YBD\CAMPUS CREST (KLAKMALE TO GARDNER STATE OF WASHINGTON ) ) ss: COUNTY OF KING ) I certify that I know or have satisfactory evidence that Brian Ross is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the President of BRNW, Inc., member of Campus Crest LLC, a Washington limited liability company, to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. DATED: dl i ,t/la G" WA�H1 w STATE OF WASHINGTON ) ss: COUNTY OF ) NOTARY PUBLIC 1 My Appointment expires: 16—I ?.r Ol I certify that I know or have satisfactory evidence that Donald L. Gardner is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the President of Donald L. Gardner, Inc. to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. DATED: a r q 2.7 2005. {� Printed Name: NOTARY PUBLIC 2P.3'4b i j ,e f F&64%1 A — My Appointment expires: Z- 2 5-0'7 33511;01l14/05 -Z- KS (MS1Y BD\CAMPUS CREST (K LAK)\SALE TO GAR DN ER ASMT OF DEVELOPMENT DOGS im UUd/UUd EXHIBIT A LEGAL DESCRIPTION "20a Far9mm *F cbc Norlhwl (NUL-r of the Nurdt%c Qwuw and the Southewt Qu ter c1f tit^ Northwest Qwarta a!t "13 Sechan 19. rownsbap 21 Nor811, Range 4 FX", Willamette Nftndmn, 1n King ClxmtY. Washtrkgton, =1d poxnaw being more pa wwariy deacnbcd as fol o n -, "Com►»etrrutg at rke w9ff eyrearter corner of lard Sertton 19, deenvet along the aftmiwest centerline of .arid Section I.9 Soorh 88°S2?2 ",East 1, 382 94 fees !o the Sottth,,=,r corner of [hr 'Southeast Que?rter gfsatd North mw Quarter, ?7tc►ttc�: alo►tg the wail lens thcTeoflVorth iaJ •13'12" Eeryt I©3 SS,tcer ro ilia 1Yortitw�;sterly lerl�e fir. that vertaln easemew granted ry thf United $rates of AY)f&rtcre for NerL•7 al rr mrmmron Inns by d0C,1M*nta recorded under wordigg rtlesabeo:c .094572, 3258d¢9 and 30.19587, in Rthg Country, Washington and the true pvrnt of beglnntng, Thence eontenurpg along smd weg knee and the w.vt lane of saetd porthe:am Quarter of sma lu'a.+• hwest Quarter north 01°l3-I z"e ut 1, 502 83 feet to 0 iMZW ern the soseekerly Margot of the totals de ert6ed in deed recorded under recaft�tng Awnber 8<1111 M665, in Kjgg Cooney, tf'asho#glon' said pour be'V pit a alive concave ra Ad 90r1lreas; Having a radrletr of 842 ft feet and to which point a radial llrte bears south MY'42" weir, 2110'" adnng said PAw rry .sourtltwinPly anld thtmply 80122 feet Qldrt,F; .stand catwie thrmth a carnal angle of 54'31 '16" to the begrnring ofer reverse curvet r anwwrorhawkAwesthavinga radiw of 618 00fee! {a ru&al llr1e thi wjgh aald bebdn►ukg bears north 97.19'34" wxs;►, Thence 00"IM101 tg along said nrarx aasterly slid southew fariy 547 38 ftwr along .lard clrrough a cent+al artgle oj'6f1'Uj 11 " ro .said north westerly lme of lira, ce,*rrirt ea swoent granted to the Forted Slam of America for elecaIcal transnttsslon hnea by d0,3emetnr rep; yded 1wder recorIDPIS HYM-A r; 3194572, 32585v`9 and Soz958o, zn King Country, Washtngtvn, TheN,x, along .said norlhivemprly /rite sou#, 52 .i$ 44" weer 1.662 66 fee, to the trim pair.! of pegr►rnertg " 3361 %:01 /24/05 -3- ASMT OF DEVELOPMENT DOCS KSIMSIYBDICAWUS CREST (KLAKMALE TO OARDNER '1d3Q �)NICI E) A ` U301 -� ID A110 ON 0 � � O_ Ln 0 t^^] 4l CL LA ryl i 7 n '" '7 r E I till b ¢ r� 4 r S (fr�: "�L..PORTION of the S.W. 1 /4, 5i L I TUN I y, I UINIVJP111' G I Iv., i RrHIV VG -r r=., TT.m. IrA 1 ', ` I. CITY ■ 1 1 A T LEGAL IIESCRIPTION sW s3D sr Tt eEGNNING OF A 34Q•00•IFOOT RADryS• CURVE THE -CENTER OF WApQ4 REYEEW S 0 pORnON OF GOVERNMENT LOT 1. SECTION $9, TOWNSHIP 2t NORTH, SEARS SOUTH 53A4.33' WEST- 7HERCE NORTlivkS1ERLY ALONG SAID CURVE RN4GE 4 EAST. 1Mk1.AAR£T7E MERIOFM4, IN TONG COUNTY. WASHINOYON. THROuCH A CENTRAL ANGLE OF 05W38; AN ARC DISTANCE OF 29.73 / y] I _ 1 1 �•� $ - SAID PORTION KING MORE PARiICYILARLY DCSCRIBEO AS FOLLOWS: FEET; THENCE NORTH 01576'3S• EAST PARALLEL VST14 THE WEST LINE OF Q CORNER OF SAID SECTION 19: [HENCE THE SOUTHWEST QUARTER OF SA10HORTHWfST pJAATER. A 015TAHtE OF I A t - COMMENCING AT THE NORTHWESTw," FEET TO THE POINT OF BEGINNING; LEFT TURN E INTERSECTION F ff pLpHg i7iE HaRTr4 LINE TIR�EQF SOUTH 69VD'18' EAST 335.78 FEET: / ■ ••1� LEFT TURN LANE ONTO 101h AVEAYSW. THENCE SOUTH TM L t6- WEST 42.00 FEET TO THE SOUTHERLY NARCw TOGETHER T41M AN EASEMENT FOR INGRESS AND EGRESS OVER THE SOUTH �� S i .5 • �• V■ ■ '4 �: OF THE LANDS DESCRIBED IN DEED RECORDED UNDER RECORDING NUMBER 30 FEET OF THE WEST phi FEET pf THE T7D.R1H 4T2 FEET bF (,OVERNMENT � / / � V ,+• 7 .� .,� �A p5Q1174G69, IN NINE COIIHTY, WASHINGTON; THENCE ALONG SAID SOUTH LOT 2 IN SECTION 19, TOWNSHIP 21 NORTH, RANGE •EAST• YALLRIAETTE t� / ■ � , 'B• ptpRC[N 5011 n{ 89T36'T8• EAST 19.07 FEET 1O THE eEC1HH[NG OF A ISf7lId AN. ]H KING COUNTY. WASHINGTON. fC / / r� , _ •R,; . NN ■ v WRVS CONCAVE IB.THE SOUTHWEST SAYING A RADIUS Or 658.00 FEE': ❑ ❑ `J •� .'i ■ �'; • V-': z THENCE EASTERLY 700.54 FEET ALONG SAID CURVE THROUGH A CENTRAL ...� / / ! '. nn T ADDITIONAL ROW - ANGLE OF 615'59.59-; THENCE SOUTH 28'OD']9• EAST 42243 FEET ID • +1�•••■1 . 5 ti � � • TO BE DEOICAIED 10 THE TRUE POINT OF SEGINNING AND THE 6EGINNING OF A CURVE CONCAVE l A' �+`� •; A �• ,V THE CITY LL TQ THE Hdt1lIEA5T "AM A RADIUS OF 042.00 FEET; THENCE SOUTH- //fJ/f 'IQ ■ `■■ ■ r4 \� . `• SITE v d 4 T ONO SAID CURVE THROUGH A CENTRAL ANGLE Or I�' / �- ♦ \�'\ 1. ♦' VY � W WTERLT 217. 9 FEE AL 14'4rS9• TO A RADIAL LANE OF SAID CURVE YMICH BEARS SOUTH 47',Y42' / �• �`+ •.`� _ ♦` t '9 NEST; THENCE LEAVMNO SAID MARGIN ALONG THE NON -TANGENT CAST LINE�'L.F_ W M O OF SAID GOVERNNENT LOT SOUTH O1i3-12• WE51 390.I7 FEET TO THE 4 �� ■ \'<f •�J! SW 3a6 sT z Do o I .SOU7KAST. CORNER THEREOF; THENCE ALONG THE SOUTH LINE OF SAID SAGHALIE � �,F 11■ N. L A � w � � o GOVERNMENT LOT NORTH 8839'20' 1'tST 56L92 FEET TO THE BEGINNING �r1 +- •Z ! ,•, OF ANON -TANGENT CURVE CONCAVE TD THE SOUTHEAST HAVING A RAIXVS qq:='' ■ , PARK 1 I ``' ```� 4 �� \� S VICINITY MAP (� M R OF 897,Q3 FEET (A RADIAL UHrE THROUGH 5MO (jEGIHNINC BEARS NORTrS e S 1 ! + a �Jq R%"( \ ' •`� • - •••� N 7 N.T S. w 3 `. c 74'48'34' WEST]: THENCE NORTHERLY 732.77 FEET ALONG SAID CURVE M \ `1 . THROUGH A CENTRAL ANGLE OF 4$146'15• TO THE TRUE POINT OF 8EONNINC. I. I / .Ar' ;yam` 1 0I II +C�i F ,�� Y V7 } �� ,p y -TL4jS PORnpN'oF GOVERNMENT' 2 w SECTION 19, TOWNSHIP 21 NORTH, M I , ! r� s j 5170;F •fp'� ■' �; ���' \ /� WETLANDS E' -RANGE 4 EAST. ,{,TT•LAMETTE MEAIDIAN. IN ICING COUNTY. WASM` GTON• A ! _ C) N > - .LYING NORTHERLY OF A LINE BEGINNINO ON THE WESTERLY LINE OF SAID SI175Y '� ♦ \ � ,• _ \� � � GOVERNMENT LOT AT A PONT 412.DQ FEET SOUTHERLY OF THE NORTHWEST 1 ., 1 5 'N, \ i�\ :` \ WETLANDS DELINEATED BY HABITAT W 4 ;I CORNER THEREOF; THENCE EAST Ttl THE EASTERLY LtNE OF SAID GOVERHuEHT I -1 ! ' ` ti� TECHNOLOGIES IN REPORT DATED rn LOT; EXCEPT THE WESTERLY 264-00 FEET THEREOF: AND EXCEPT THAT �`��, \\ \ ` ppRnOH THEREOF 0£SCRIeEO AS FOLLOYly'. 4E8/03. THE WETLAND BOUNDARIES . 1 + �L I :} F �SA'. I ■ I k` \ REFLECT AFIELD SURVEY BY ORYC6 U' S . r i 12 ` i•` =`\• _ SURVEYING. LLI s COMMENCING AT THE NORTHWEST CORNER OF' THE SOUTHWEST QUARTER OF \ \� ` w `•• . Tki£ NORTH51E51 pUARIER OF SATE] SECTIOI4 I% THENCE SOUTH 69*27'31- t ••r SODS SF 1� 'n- •t EAST ALONG THE NORTH LINE THEREOF. A LllsiANCE OF 264.fl1 FEET TO I I I I1 14.0' TRACT A I •: \4 ��� \ • •E`~• Q l` I, `:.\` WETLAND A: 1029 SF (TO BE FILLED) TIE PdN7 6EG1RNING: THENCE CONT]NUINC SpL11H 897YSt• EAST, t I TRACT IDRAfNAGE • I%'ll OF 29a.x2 FEET; THEHCi sODrH xr4rxr WEST. A wsTA4SCE 4 QTY OF - T° - ,° I OF 12298 FEET; THENCE SOtTTH 70t08'00' WEST. A gSTANCE.OF SS.Se + J E�E;RAL WAY S r'-i '- - ---• +LAIKDSC E ,44G5 sFY ,• L `� _ r \ SOUTH 53'44'33• ILEST,.A DISTANCE OF 164,46 FEET: ` ` I •■ 5A v°"�h �..:"O,�s� ~�_ _ SETBACKS - FEET; THE7ICE -II z t�• ti 6t0'S: THENCE NORTH Sfi'I5'27' NEST, A DISTANCE OF i4.74 FEET TO n1E I I SEP4itA1E, PR&Alf I ♦ \ DRAR{Aq FAOL111E5 ♦ L.'.5D' /STIAIL■OE PR031dE0 Fo 1 tix 1 svr,SF '} zSR' r --- " \ �.` �' �+ FRONT: 20' au c I I . f LOi ass 1 '14�• . i ' , , i '�'� \v :a SIDE: 5' ', I ;• ` j $o05f REAR: 5' ✓"U T.L. d>� 14 _ ... ,a� • I 1 \ •.. I 72s7SF R r • -- c_7•, N,u.-2ra::.+ 7+ � � n ( �----------------- ----- r RM2400 I . RM 2.400 i ' ,' r- 35 55' N 3$ SITE DATA r SAGHALIE r 1I / R 15 7, .... JR. HIGH r 7237S - I AREA: TOTAL: 13.49 ACRES r 1 7 k I ` AREA: TAX LOT #30: 8.48 ACRES s3aD SF ' AREA: TAX LOT #44: 5.01 ACRES Z / I y � + I PROPOSED NO. LOTS: 45 Q �. ------------------- 6.m134 %I 1 RM2400 TAX LOT 44 'I t~'T FEDERAL WAY + �' / FUTURE MULTI -FAMILY :_,�,•. + 6 I ZONING: � LOT DEVELOPMENT A.• 2fi, ' � r' s�oD SF � �I RS 7.2 ZONING: RS 7.2 (TAX LOT �30) SCHOOL DISTRICT + 26' • { KLAK GOIF PROPOSED DENSITY: 3.34 UNITS/ACRE W Q t i 17 o r - ,s LLC PROPOSED USE: SINGLE FAMILY DETACHED RESID. Z J 1 F.L. 33 ! 62e0 sF ' k - O CL I ' 1 • -� -- - ' 1 ! I uo�l ' T L, 43 PARCEL NOS.: 192104 9044 (n > as 1 : { ; - r 20• LANDSCAPE _ _ _ ___ _ nwlN u': w�R'a,r•, co: s _ i ^iee�s+T z�ea �BLrr[R _ _ _ _ _ _ 1 103 -'°• ;HH _ _ _ - - - - -. _ - - _ _. _ _ - _ 192104 9030 iz- Q (n FEDERAL WAY I - FEDERAL WAY ..• - _ _ _ _ _ _ _ _ _ -- , 201>�� ; - tom' - - -_ 1 S !w W SCHOOL EIISIRI �T SCHOOL DISTRICT _ _ 11 . j ,s •1 �': 7350 SF I W I T.L 53 R S 7.2 ,� - ► a •,. 19 r - Y +; f _4 I SERVICES Q T.L I b' i . _ - ' .- �. 5 .2 '\ fr ' 7561 SF .SITE ■ 2511 �� f nn i �i LLfA'K GOLF SEWER: LAKEHAVEN UTILITY DIST. Cr_ F I LiCH1 M. vox . i' ir, r7 H , 1 I t 1 9' / `�' I i WATER: LAxEHAVEN UTILITY DIST_ F TURN -AROUND TO BE 44 , I �, a ./f ': I II SCHOOL: FEDERAL WAY SCHOOL DIST. N0. 210 REMOVED AND - /' I d , i ; , T.L. OS FIRE- KING COUNTY FIRE DIST, NO. 39 0 +` •�� CONNECTED TO PLAT + 11117 SF L 43 r I •p' 42 s 41 La + /.t 1 I TELEPHONE: OWEST 4+ 10042SF 7536SF 7245SF ■ D nR nR �' I ELECTRICAL & GAS: PUGET SOUND ENERGY ++��, yy a ' '� a. 745 Sr•, 22T1,SF , '• -J = Is' ORAIfSLE ,' • + ' - 4 , I` CABLE T.V.: COMCAST .i \ r - . oo ,(� R , - 'CT•. _/' : I. 107.7' IR /' t _ ; r r I LENT. RS 7.2 ,.(•wE •,y \� �� 1 " I E31S'. 15 •DRAWALB \ .. ra'• 7 I I 7z. 72; -', 12• , "R+ ' \; • �. I [AgJEHS [REC. RO TRA C T S + : SrI TRACT A. DRAINAGE/ o t - OMEGA �`i��•` ' 4.-.• 35. I t s ! I -I2mmlwao0039) WATER OUAUTY.- T4465 5F -PUBLIC Z oQ10 r 40 �' L �. I' f I TRACT 9: DRAINAGE/WAFER OUALITY. 4062 SF AUELTC Wo3 I INVEST. • :�=s �•y r7aB0r L of 3l c •'3$ 39 787, SF •�•# f .,•P j s a TRACT C• LANDSCAPE' T3353 SF - HOME9WNL'RS ASSOC • ` , - 36 7200 SF p 7200 SF • g 7200 SF - t '` • - �' V, Q�01 1.L 25 •+' �' 731s SF '1 ' T.L. 30 ; r I `'_ x TRACT D: LANDSCAPE: 6i0 SF -HOMEOWNERS ASSOC. 3 �^ s y '+° 3. /' { S " 7 TRACT E PEDESTRIAN ACCESS: 2980 SF - PUBLIC J n Is o� ► shame _ 7ioo SF �y J� ' I �� TRACT F. PEDESTRIAN ACCESS TRACT' 2140 SF - PUBLIC I. 1 t ,, s 72' 72• 72' ,A• y ■ `' Y �, ■ : 'y I TRACT G. 5EN51TIVE ARE WETLAND, r6444 SF -HOMEOWNERS ASSOC. m � _-- + �/, `� '• 1T L iilBssT TRACT H. LANDSCAPE: 278 SF -HOMEOWNERS ASSOC. io STEVEN b 4 -',. o •a ; SW 34Dth S'T _! � }j4 __ WEISMAN 1 9 `33 + f • \\ a 7220D2sr a I ` NOTE: A 10' WIDE BUFFER SHALL BE PROVIDED BETWEEN ANY RESID. m TJ.. SI I k 721S SF .V y TRA ; f •` ■ ' -= . V I '•1, STRUCTURE AND THE TOP OR TOE OF A FILL SLOPE OR A CUT SLOPE € L. ! M1,A ' - s LAN $CAFE O _ � GREATER THAN 8' IN HEIGHT. � �>aI TACT B �• s+.3' s7,3' 61-Y, 67.s' ad r "'\ • ; -... 4�,. .A I ilw)CHiBIj ! I ■ ,' 25 t I GRAPHIC SCALE 2na g �D 2wV AGE ; • - .:.. i F - - \ - i i �� .. I r..'I -/.... ; I Y 7500 SF \ 2 3 ■ k w e n w ,oa PAGE -OF DATE. 3 14 03 TRACT, a � _. � I. 1 r :; 2.5 : 6. _ be7s sF �. Y . i 1'' gl SENSITIVE A T249 I ' I J I:I ] III + y �. �472 SF N V I SCALE: 50' ' � r � 1: 31 I~ 1 30 S I�I 3 2� J I 2� : ■' > 1 + I .-16.0 (a Fear ) WETLAND • \ T I 720t SF 14•T 7201 SF ' I. I91 T , 7pp1 Sr , � 1 Sr o j ] 7 • _ _ r Yf i 2 1 Iwch 50 rt. CITY FILE NO. 03-102630-00-SU ; SS BY: JJJ 16444 Sr \ I h _ -, i i I l7t' 1 I I : - 7226 SF i `' \ r.. `1k t I { , I' / ` \ .•i .-Yfi4 n4 -_ r L DRWN. BY: JJJ & t ' `._ L _ _ 67.1 _ I 1 _ �i i I , I I �I s _ ? 1,4e00 _ _ ' _ -„ _� _ + _ 25.1' EXIST. SEVER NT 67.]' -_ I.a7 _ I- •�h3'• • D R Y C 0' *, AB IfoY CROW 73A TA-2 I I Sfi•44_( IA- 'S 6"' t the 4 412 d Gerel mtnl Lot 2 r T IIm R:'6ae w;cw DRYi.9 + �rA-7 ,,� ,� ` �` ti_cl LL 28 I 1;.i •�� �o ''` �,�y J�O 1 I r. J \ L ralf I Surveying, Incorporated12714 ' '• .�19. 7 JOHk4 I 1P �. \ . EAS T. 15 SAN V-%EA 1 J I p I R S 7 . L . -. y 1� ; , SUMMER, WA 98390E EAST n aiia Imo, SHEET _ NELSON L rl 1A-7 ,D [Ie(g - _____� . L PLAT OF OR HID LANE OF 7 :. Tk I A N 1A e A q to 11 200103T2un3m} 1 8 1 r 20 21 (NARBOUR HOMES) { , 253-826-0300 FAX 253-826-9703 { RS 7 2 TRACT B REC OPEN I I l I 1 ; RE& JU. A..-PORTION,of the S.W. 1/4, SECTION 19, TOWNSHIP 21 Nr, HANUL- 4 t.., vy-m� V, ry 1 1. PER UTT th 2. PER CITY RE:ftw bj2o/5a�— TO EX19MG .3. IPER CITY t 0 eAXR UAW REWW IDT2PO4 r. TROM 4 rNAL (MIRLE) CELL 1: SEDIMENT CELL Cp I . % —RECONSWURE INTERSECTION FOR _P*MG 1TRAFFIC TOP AREA: 1435 SF 0 EL 303.0 F "A LEFT TURN LANE ORTO 10(h AVE SW. . 'ME, BOTTOM AREA: 2- - -- 4�7 NEW PAVEMENT WIDENING. 6' PLANTER CCWKIRE IhTKRSCC%N FOR lJ VOLUME: 4205 CIF 1;� 61 ". a' SIDEWALK. STREET TREESy,L LM TURN LANE ONTO 10th AVE & STREET UG141S z j fff 1 `ITlil1■■` I I 1 - l , 0` V a I 4�1 11 SIT. T` A0011MAL R.aW _41 Y, TO BE IDEDICATO TO THE CITY w "T, COORDINATE FRONTAGE HIS/lAPERS WITH w JROJECT TW'�, Z 2, -4, I Al t T1r N ua,-) CONNECTION & D(VELOPERS Or CAMPUS UM PAR� Lt z f 'w SK Z cer:rq) w STREET UIXIS 0 7' MWOWAL IL(i-W. w LIM6 . '?a4 IQ BE PEDFCATED 10 WETL 0 CELLN �F ■•THE CITY COORDINATE ONT 248 SF AREA FR ATER LEVE 30S r(w, MIN kt PROACT TO 3�, 12" OUTUET\ AwVIE w SH&L 46 SFJ W 1. ma4w 11 "LIT ST if INTERSECTION sT CHANNELIZATON _i. t \(T.1�, 4 SF I SCALE: 1,11' J, 0' - LOT 9 10 V "A �L 530�SF UJI I' T CELL ?SF lop 'L 676 Sir g CL- k, Too 1 0 CL: Sea. J IkS2 CF DRAINAGE TRACT A •41 \ Vj SCALE 1'-20' aT % R S 7.2 M STRUCTTURE cl� 7 I % 1'7 LOT ..,• '\V TIN\ 1 33 IDISPERSAL Q'I .41 LOT ----------------------------- 1\ te, 11 _16 zt -Ir TRENCH •T,1. 32 ;-j a - RS 7.2 i jj.'j WET 1 JAND CELL ■ 21 A sf SURF AREA CL jutwRor �mim_mm to BE• RETIOVD0 AND w W TVMEL: 364' MNEM TO PLAT 362, 44 51M �42 TRACT G 43 WETLAND BUFFER ,1,/ 0042 sr 72'.5 SF ST 7516 5�• hR` _j Ep T, 1 J ! ` —I I\.o R IS 7.2 67' oz % 727 CN w �A, DRAINAGE TRACT B 7f! 351 1 % T 4.0 I'D 1, 'a, To, 0, 1460 36 '8 7 7671 SIF WC (A p SF oo N 7200 '\ \ - / 7200 Sir ca 731 . I - - ., . _j 6 S� ■LEGEND Q Vigk o - tn j 8' SAN. SEWER MAIN cl� < 8' WATER MAIN 10 CQ 340tAA o CA I I I I I N, X. IC 12" STORM DRA4N a .11% SF pl TR k:� WETLAND 16444 SF x STREET LIGHT 8 2-5 GRAPHIC SCALE 7!00 '- kED NOV 2 4 200,1 scat£ so' 7 k" IN IMET DESIGN By-.--&J- 60 ft. )4-10Z630 tied, I N _�p _�_ DRYCO k C0.7rome(A wxV Surveying, Incorporated OF Inc PAGE_2� 12714 VALLEY AVENUE EAST TA 6 [MST. 15' sm "R cr To :PLATIOF OR LANE RS 7.2 SUMNER, WA 98390 epz /*Ik- �i HI 253-826-0300 FAX 253-826-9703 .4 V 4 1.— =" "� RS 7.2 �O 1 21 7 7249 C, 1 7 21 7201 SF itll\111� t4. i I L 47.3 H F'VKIIVIV OT me J.YV. I�`+� Jr_t Ii IV lye IVYVINJmr. /I ,I'J r RMIVVL 't L., •r+.,rT. ' It , ;k/ ', 10-1 ROW SLOPE EASEMENTrr�1 t" G' LANDSCAPE STRIP - SIDEWALK 1 .T `• �• g' so' 3' UTILITY STRIP 29' RWdi F15 I tt�� !!!! .. ,I' '' ,�',; \ 1t• HALF WIDTH CI • . `'Qy. 'l I r. • QEPDING 1t FUTURE ROAD k PAVEMENTryj�� 1. , r''-� , I LIMITS 'r'• `,♦ l\1 SIDEWALK i t ` •, '• TH1CKENEDEDGE tL T ° +� - \ l t " '` ' ^ -b �•• , ASPHALT CURB TYP SECTION - 10th AVE. SW - LOT 44 FRONTAGE s�° '�-',. ` F R `; � o�orLio� .� IOU • ,� ia.6 AlCIT FlU zejj J 1 , - • - -. AGE T 5 �, 1 T I" l,i� 1 i 14\ I t �[ �� , ------------------------- ; R M 2400 ti' �, .4 [ . Y °e , I SAGH ALIE , JR; HIGH I j 1'� � �,� ` � � 1•.,1�� \ LSO, DE L - hLM-iH !:IBC :OYCFI:<II? L01 7 u RS 7.2 —� 'w o t 11��\R Jg.? L •f fl �Y _ f l • i_ Al •,� TURN -AROUND TO BE �- . , I 44 I �`' ?� + ■ "l REMOVED AND �1: ,.• I n I ` I • >, 'Z0 \ ,� '• \ �Fy' CONNECTED TO PLAT 3 a • . ` ,� �,�`. 1 ' 1 \ � = /•J 42 m 1 �t I+ I 0/t o •cr y �$? I 1 ! 1 �r 72' '•.5 \1 ii' z• ' g• 1` 1 I ' A ~ f ;.A I•. \� 8_.I� �7 1 !�� 9 3� l �I 40 �il I �-tl � "� I � � �1 - `� r `i i. ! � LIMITS .� �• .. -• •vim r �� � J Fj 1� `T1 � '!'r.. Ot ­' r TRACT p TRA 0 ,,� - t 3 r I ! 1 ( ! r b �! ,2�- --..��0.2= 91 SENSInVE`A1�A M1 3 29 12$ f { WETLAND d I g' s9e� j / •' r� 1 \ ti r jAe Is A a TDB-lr _:r' 1 \ �' ? � t? 1 7 I r •'S- 4rT � to-Y b A Se' 44"f IS I Ehe 3s TA-2 h ,r 1T' [A- TA-5 IA S ml �Ts J� j, T i P T OF OR HID LANE ^ti ••� RS 7.2 �Jc ' RS 7.2 , LA $ 8 G 9 N D T 1 rA-n f 1 20 21 T2. m CITY ! REVIEW 5 20 1 3. 8-20-04 EECOMIWRE INTERSECTION FOR 4. PER CITY' LEFT TURN LINE ONTO IOIh AVE SW. REVIEW LD/ZOJ04 Z_ 7' ADDHIONAE dW. w9 �`\q• ` TO BE DEDICATRED TO N y THE CITY W o h L tiCL • \ I z "� J,1 ` 0000O ti Wo. zo w rn A T Q CEO I'4i6Q A '..i YL1f1A P['• \.. 31� SOT W4CS`3057Q �� .73 \ 530I� w,=�e6a j . ` ..•t.- gyro x l � � •*0 H;t5b9fdEN ly m : N ,�'•� •-tOP iTptLL5c, WxLx DOUBLE 4' HIGH RETAINING WALLS 5• APART WITH LANDSCAPING N •}101i FRONT OF LOVER WALL AND BETWEEN CL I WALLS. 0 �•w RS 7.2 w ! T WALLS 3".0 GOT WALLS 314.0 �- o� T WALLS: 326.0 ' m GOT WALLS 322.PLO -d 0 ' Q =1� " o I �i5 DRANCE RS 7.2 1 i r F�r (1l cy ' o r I I r•'�, Z o`O� P-^• r M� _ 8' HIGH REINFORCED FILL ROCK WALL 1� phi -.41i OR CONC. RETAINING WALL Ify ,laP TOP: 350.0 h �_—i- I •� BOT: 342.0 0 � •. �-•4c o Q J � V m RESUBmITTE o � • � `'i•. I'� J'•' GRAPHIC SCALE NOV 2 4 7004 � J- 200 u 30 0 25 511 ,0O °04-102630 'BATE: 3 Ta Da •.I I. •� S ( 1N PEEP I r I - SCALE: 50' `JI0 1 inch = 00 fL `}dl DESIGN BY: JJJ ZPi�- • JGy 1, ORWN. BC JJJ _ "�. E]C4i184T GY: ea D R Y C O PAGE-3—OF •�� � nw rv/u" DRYCO � JOG N°. �„°`' Surveying, Incorporated f oo w 12714 VALLEY -AVENUE EAST >3 SHEET --- ---SUMMER, WA '98390� own: wnAA A OF 40 IJ 2 �1 ' 330 ♦ 1 \ — EXISTING MADE _ O SECTION UNE 320 8 \ ♦ PROPO- GRADE f SECTIOI, UNE 1 - 310 ♦ � \ 300. 0+00 1+00 2+00 3+00 4+00 5+00 6+00 SECTION A -A r �- SCALE: 1" = 50' HORZ. - - 1" = 5' VERT. 1 ♦ 340 340 ' .� - PROPOSED GRADE Ot ' sEcnoN L i } _EXISTING IDE O SECTION NNE 330 • s • pill ORO` R) - MADE . 6ECTIIx! IUINE 320 310 , . % 300 U4.60 14-00 2+00 '3+00 4+00 r,.`'• • SECTION.. B=B i - .. ': ti i - •' . - SCALE: 1" —50'• HORZ. - - - ,:i : - I�_ ... .• 1- = 5' VERT. HIGH CONC. 6 TANING a TRACT C TRACT C 1 1. ,N OR NAGS POND 1 SE MENT CELL 1 a 1 i L 310 380 8 � 11pAG I I � I \ I g � I 370 • I I I \� I I ♦ 360 I I ROAD I I \\ i PROPOSED GRADE O Ile SECTION UNE I � I 350 ! I EXISn ' GRADE---' O SEC ON LINE '\ I I ROAD I I \ 340 ♦ I �\ SIRRK" L 370 z W N v b a, In w t?o z (2 a 360 /— rn c1 �. V N Q Zw�"� z_a N 2 Ly rnYc k W O 350 0 W 2 340 a. F 330 DOUBLE 4' IGH RETAINI FRONT � APART NTH OF l )WER WALL AM) ; WALL LANDSCAPING BETWEEN I { I 330 � Q V 'N WALLS, I to \ 320 _ 320 o C9 300 Q 2 Z o J nNC GRADE 310 310 CTION UNE 0+00 290 285 1+00 0+00 0+00 1+00 2+00 3+.00 4+00 5+00 6+00 b LL SECTION C-C SCALE: 1" = 50' HORZ. - 1" = 5' VERT. Z o'o M�a'rn M V~•1QM� o O a; �• ROM. NG GRADE _-iASI 0 SE :110N UNE -• _ . - PROPOSED "'-\ GRADE 0 5ECTVf Lk1C . ,(� err �•' RE-mc'l'jl r I L DATE. S Sa 03' NOV 2 4 2UO4 SCALL 5O' oESG+ aX: sir 1+00 2+00 3+00 4+00 5+00 6+0004-102030. SECTION D-D SCALE: 1" - 50'-HORZ. EXHIBI 1 = r = 5' VERT. PAGE-0F`` +DDaa vD N PVI STA - 12+39.65 b M PM ELEV = 370.71 of r' c z A.D. _ -2.56 N y< K=34.97 PVI STA = 9+89.65 PVi ELEV = 349.46 en =Ann I 360 I l i I I ! 350' 340 330 32( 2+00 REHsww1: I. PER U V 'LJ,�JI O Ol h 7 :s- rnmLo W 0 c 2 d a� Z 01 Y c x W/rn d ICJ W Q M 6 Re� . 310 alp o0, 300 LLJ N� cjEt 4° � 290 DAIS 2 14 03 SCME: 7= 50' FGL �11 DESIGN an_— �yu1p CO UU'ILUFn.L Y HIB I 1q� PAGE._5--4F--�)— srw 1 1+00 OF PENSIONS: 1 12' 8 4r 5, 3. 3' S' 4' 8' Perking — '—^ Ulil. Uli1. — — Parking _ f Slrip Slrip q — ~ 28 52' MINIMUM SECTION LOCAL .25' CLASS B .17' CSTC .42' CSBC 1 LANE + PARKING SECTION W TYP SECTION — I2th P SW $c 13th CT. SW F A1 3' B' 6' 12' 11' 1 t' 6' 12' 12' 6' 8' S' .. rr. n. Lafl Turn N•n4r S.er..W Y°i d 1-12'6'—�-12'—I LT..n LT 1 ...dad) 64' 98, MINIMUM SECTION PRINCIPAL MINOR .30' CLASS A .67' CLASS A .85' CLASS E .50' CSTC .50' CSTC OR .30' CLASS A .85' ATB 4 LANES + MEDIAN SECTION E TYP SECTION — Sw AMPus DRIVE 3S' 6' 12. 12' 12' 6� B' xY 3' is SIdr.W /4Nrr .fa.�v 4drrYM LYIr 36' 70' MINIMUM SECTION MINOR COLLECTOR F.50'CSTC .67' CLASS A .50' CLASS A .50' CSTC .50' CSTC OR OR .30' CLASS A .30' CLASS A .85' ATB .70' ATB 3 LANES SECTION M TYP SECTION — 10th AYE. SWI 12th_ AVE. _SW t p 5Y1. 3W 60• MINIMUM SECTION MINOR COLLECTOR LOCAL .25' CLASS B 25' CLASS B .17' CSTC 37' CSTC .50' CSBC 50' CSBC 2 LANES + PARKING YP SECTION SW 33 th ST. HIGH POINT ELEV = 378.90 HIGH POINT STA = 5+09.70 PVI STA = 4+52.72 PIA ELEV = 389.63 A.D. _ —23.35 K 17.13 SW 339th STREET SCALE: 1" = 50' HORZ. 1" = 5' VERT. Zry�o I IO _n;W [V o 1c. C);i w m o 0 I V 0 r3:c� 6cuF: 1' 50' nECCI DESIGN BY:�_ oPwN. BY: Jam_ JAN 0 E y 11 EXHIBIT 1 APP. BY: CITYOFF L BUILOIE PAGE-jo-4F SHEET 2_ OF 3 38C i L f 7 s I ` 1 7 DATDY KEE 360.00 PVI STA = 3+68.25 PM ELEV = 376.66 A.D. _ -6.90 K = 14.49 100.Do' YC Y ri M Y n U m Vln U U �+ a ✓ w U 380 LOW POIN ' ELEV = 3 .3.02 n Low Pan STA = 1+ 7.59 Li cWi y PVI ;TA = 1+65 U > PVI E EV = 358.5 m m 5.05 V Y i5.00' VC pON O + ± p°I° 09 n +W + 0 U jV U U W m 0] p r il0 'en rri ,'. •d .� .�.� 1+00 1+00 atvv T�� 13th COURT SW SCALE: 1" = 50' HORZ.: 1" = 5' VERT. UO PVI STA = 1+50 PM ELEV = 347.36 A.D. = -5.86 12th PLACE SW SCALE: 1" = 50' HORZ. 1" = 5' VERT. RENSI— T. PEST arr m I V Z W 0 V N v Z :s W o14 � d 1n jz z v„ rnY fy x W� d� 0 W Q 7 Q J C c �J O Q- ec ZE .. J h�N1ry w m 0 u DATE: 12 Ll4 03 SCALE: 1"= 50' DEBIDN er: JJJ RECEIVc Dnwri. er: JJJ JAN 02 ; EXHIBIT PAGE�OF 4 APP.OV' C",gFr-,,(JU I MlL0W V.:.l _ ae Nu S,EU 3 DE 3 A PORTION of the S.W. 1/4, SECTION 15, TOWNSHIP 21 N., RANGE 4 E., W.M. // 12'Fir 20Tf"Fir 12'R, _ i / 22F- 16"Fr •t - / I8 Fir 20-PI 18"Fir _.-.. .`---- �----------- •-.. ------------� / 18Fir 26'Fir 1aFir i r . EXEMPT TREE REMOVAL 26'Fr ` S4 � -ell 18"Fir 14'Fir 16"Fr p0"Fir • J• � ` FUTURE R.O.W. TREES TO BE REMOVED: ! 4V 22"Fir I6"Fir , " ✓ rye, O / 30 Fir 2 " ✓ A 12th AVE. SW: 118 TREES �1 1 26"Fir 12'Fir r / 14%, 12th PL SW: 40 TREES + / zo"8"Fir 12 F ■ 12"Fir 1\. r 13th CT. SW: 11 1 j 1a"Fir 1z"Fir A"Fw 18'Fir ! { tis SW 339th ST.: 57 ! / 16"Fir , F �` r • TOTAL: 226 I ❑ °k �1 j Ii161 m'F 1e Fir ! r i � ■�4" 1� �� \ TREES TO BE REMOVED FOR ORCHID / x F;f t zo"Fir uMl1s rr 1a"Flr Fir n� \t •\t , LANE SEWER & DRAINAGE EASEMENT: t / 12"Fir 16"Fir 14,1 ! �" 1x7ir18 FIT �\ an I / 16"Fir 30"Fir 20� FI 1 ' .N \�.� DRAINAGE ESMT, EAST P.L.: 36 22•F Oi;r 2-F. I te'Fir zu F 12"F 8"Fir 20 2 14" 11aF �pk. 1`\ , �� \ SEWER ESMT• SW P.L.: 8 TOTAL: 44 I 14"Fir 12"Fir 1B"F 22" 20YIr �� \ 18 I rl 16'Fir a 2 F: \ I r tBFir` \\ �� �� TOTAL TREES REMOVED FOR R.O.W. & I x 378 ' / ,r \ OFF -SITE SEWER & DRAINAGE: 270 ,2 / �ALD15 20"Fir / ,412 2Q•F1rli"Fir •0 I } 6 CEtD4/ "F 26/"{ rr Fir 6'4F8rz81C"e1Fld1�o2r `2F�r 216"F1'Cre?d16ar r 1'7iF•2iF 162'YF+r �tg1r 1 22FIR40 20"Fir 27 i �376 30"Fir 2010ati4Fr !2. 20"Fir FIR36 CLEARINGY20"Fr LIMITS (TP) 3d' 1840, ?.r Fi�rpfr 'i�Fa\1y1\2tl•\�F tiSK\p°5\`I 2 { [\�•?'FFt\10� \ V ..\����\�\ \ ~ \ \t\ #P4aL>• Ir7¢w�375 "Fir FIR40 16tFic F 2"Fir 30'FFir I6 0FI1'370 0"Fir FI7.R36 371 " FIR36 12"Fir 2Er fiNiL �R6lD 15 Fill, \ \ 1 2 2 �j l6i I 14•Fv \ \ ~�� \\. ` ! 20 22 FIR24 14-Fr 367 20"Fir , 16'Fir FIR36 12'Fi! 1 14'K' 18'Fr ♦\ \o ` _ ! Fr 3 Fir 8"Fv 1 " w 22'Fir 12 Fr6�"w \ �� I 26'Flr / 2 /i 5 1 52'F. ! 1jY7aFl�lD-,, ' 1 ` Ia-"fir- g-Fir 18'Fir ! 20"Fir r�' Y7R, f 6� 20'Fia-f, r 12' Fir 141 , 16"Fr r / FIR48 �FIR224410 14. / 1 I8,F 13 26"Fir 16•F7 - y ®- WAVI \ -11. 1/ 20"Firf 7 �� r 1i i 1 �-'S r` r ! �366 CEO 3tt T ' / 1k'FrA2 1 I r12'Fir Ir • ~�~� J- I FIR48 '1i III 6P2 I 12 1/ •f9 LAptgy I \ \\ 6 I 20"Fir 2Fir 16 it 4 VFW 18"Fir r12Nr 26 14LjIAITS 30"Flr 26"F14Flr 4 ~`y Q ,iq rSSIX1 I i 1 337 26`Fr ,/- d ! 147 UMTS 14"Flr $\ 18'Flr NO;EAaOE�ft _- ~ I ARM / f J. Ir .` _ - 2 fir I 20"Fir / 339 Jf 2 Y ! 464 f8"FirltlFl]1 Y I FIR36 1 3u 1 I Ir �FIR49 15 3°"Fir , t �r 361 I y , I 30'Fir 16"Flr ` E•Flr FIR i I FIR60 ® '2 - 7` 12'Fir { I m 30 r ]„ I ,9 r1-------A I / l Fir 16' 26"Fir 1 I F R30 / 20"Fir 4� I I 2VF, 16"Fir it ------- -� Fl17ijRJ= 16 ,r - T2 CLEARING LIMITS ---_---- I UVI-T-FATALLY LOT 1 74'Fir 18C_ ! I 363 358 DE1'T7-ENT Air ] - 18"Fir 1s I BIR24"3 FIR - - - - 78 6 46 12"FirS8 I t 1 7 FIR36 j 14"Fir g2� �47 34 I _1�r FIR -469 FIR36 FlFLM =}' 4 1� _ - s rc 512x'r CLEARING TREE REMOVAL SUMMARY: tt Fl y 1B ! _ — — — — — — — _ _ — — _ ——NDrtr!I trE oriEgwrtxr tDl 2_ I — — s aEsg'a4' E 1274 3 / 26"F 1 1 �°jz2F r ! MIS (T�) 16 TOTAL EXISTING TREES ON —SITE: 630 18 -- -- - - - - - - - .- -EXEMPT TREES TO BE REMOVED: 270 20"Fir \ FIR24.2 1 \' l / 12"Fir TOTAL NON-EXEMPT TREES: 360 19 \, 4 F , ! / 4 16•Flr 74 Fir I O 25% MIN. TREE RETENTION: 90 \ 12'Flr UPANAME / l 7 r \ *.. ` J m"Fir TREES TO BE SAVED: Is IYDAa7 ' + I FUTURE LOT 45: 20 LCRT J-sox / FlRI6" y� \ FlR24'2 k \ 14"FIr 1]j 4 1 !y i ` FUTURE LOTS 35-39/42-44. 38 r [ 12XA955W 351.41 44 I F{R76" I 1 , 3 • �� f FUTURE LOTS 30-32: 13 t IE 12• ADS NE"JSJ.00 FIR24'" 1 flRi6" Flftt \ ■ 0'ft , ag� �12 , I FUTURE LOTS 21-29: 70 2" IDS ESE=351.51 1 r� `I 43 M12 ,�, ,I 2D ,r ■ EAST PROP. LINE: 8 FIRIe' I FlR14\ 41 L;4 � 20 14'F NORTH PROP, LINE: 6 1 t<"ALD20" 4212"Firir a , ALM" FIR24" , ' ie7 �3177 I+_ r TOTAL TREES TO BE SAVED- 155 M/C ftAOr FiRS2" � HA2a•2 I FlR22" AR1 >�+ Tr Fli4 / 16"Rr • 1 \ 2 IL \ I AIp1 '�[ AyD30" FlR32" FIR 0" ruR 12'FIR I>r" '�+�'i \ I 16" FlRI6" IR26" A a" 16FlR32" \ FFL18" ` R/C *F{ ia.. A1D20 35 IFIR ;IR.. 14-Fir r 1 [ (n ry plO _ FIR36" _ ALoxo F�4 p 39 Ir1R1 ' 40 s63 6 ,z F,r s P: Z Oo I LGI ly� 27 I I 37 II iji 38 I ALD 4 I F1 2 MAP2;, 14'Fr 12"Fir ul Q to AR�a" Ia- 1Jtila ,y. 36 I FRt+"f'Fi4 I I FlR34" FIR r 6"Fir. / 4FIr � a1n 10 I 0111" . ruD 1a" ALD1B" , 2 FR20' Y / 3 \ .. I... 16�F �• W r~r13'"~^ ` IJ.017' F 11AW "FIA&I '� \ \ ,r 1 18kFir rrJ� •L _ I li"Clldvr m FlR3" ✓ 28Fr \ 'I YF t0"Flr 12Firl FlR140L 1 i11 m O ,aF34 ea eml:,15T n2rsuezal6' _ SW`�\ • \ 222,14rFr \ \ 16Fr1By f 33 36 AL016" ALAIO" _ \ \ ` Ism \ 25 , Fl 36 m 2 "ALD1d GRADINQ ` ` � - � _ F i6 IQ' -11o4m�_ ;J611TS ` -- - - 20 - 2r' ` 25,Ta'>rif\\ 5i"Fkr , \ 5 ■ , rc 3o•Fk ��� TRACT B Alo1+•' rdel FlR]Y FV117" \ \ \ , ■ 1 __J,„ DRAINAGE f 814"�'- — -- -"� ■ ill ' Fs: II } 10TI, ALD10' - - - RI r p 32" ..•t1 e� FIRM 4a ,� 4, y 3 2"F, D I_ A[DIr 32 rip I" \ LS FiR 16" 18 la-F►:IE` '11 DATE: 3 4 CiLL• IU Ii: �� [ 10ii-� 'ntp' 31 FlRIr za"Flr nX,a- yp _!1� 12"F'v FiR gg R20" 28 FIR1d' 27 R22' FI-RIfi F9Ifi't45 mir m%, I ''' 1 F,1p�,3r .� SCALE: 550' I \\ 0 ' 6kT FIRM., FIR322'• AlD12" FIRI!" YFIR36 tfil " 1 i 8 ` ` FYi7�l\II L r 1 ALD10,01EC3 ALD70' 12'Fr JWF'` RIB' \ FN7x �4 \� 22' 2" CEOSB" -_-�. �'." ___--- Fl R10 FIR10" 4TIft20• 2Q RW3a- R127 \ FIR14" \ nHiQ ' FIR76 l LUIS 1 24 rat - - FIR24" r1Rl _FQR2 '..• •..' - - -- - FW! 6"fIR1 11RiG• ii�n�r 1TRta' TA-1 TA-3 TA 3 I I N d8 M4 - 1F 1004-90' � � - US TA-s TA_6 \ 1 FIR24 J --540 9 N IA-9 y21 554 FlR24.2 SPKS = Th-8 rA_" i 20 21 I I GRAPHIC SCALE ;isRF&W W/CAP 25 so 100 200 I Ls twD M 1micr NaftsrW MW.3 ! ( IX FEE[ ) 1 Inch - 50 tL v-Jkr1Ic)1 DF9CN BY: JJJ CITY OF F--PA'_l': GUILU.;'i U_:'T, PAGE�OF� DRWN. BY: JJJ ES "�E, 4TWE REMOVAL SUMMARY: EXEMPT TREE REMOVAL Rwp- SITE DATA , o� \ ' ar '� r FUTURE R.O1U. TREES TO BE REMOVED: TOTAL EXISTING TREES ON -SITE- 630 AREPc TOTAL- 13.49 ACRES ! \ EXgMM TREES TO M REMOVED: 210 12th AVE, SW: IU3 TREES G AREA TALC LOT 30: 8.46- ACRES 1 t TOTAL NON-EXEMPT TT : 360 12th PL SW: 40 TR5E5 xa„r. AREA TAX LOT f 44: 5.91 ACRES 1 \ ti 257, TREE RETEMION 90 Bth CT. 5W: II PROPOSED N0. LOTS: 48 {6 1 ` \ TREES TO BE 6AVED: 36 SW 33%h 57: 5'1 r PROP0: RM24400 TAX LOT JJ44) , Ry�5 [� ♦ry \ TREES TO BE REPLACED: 54 TOTAL: 226 SIDE TONING: RS 7.2 (�Ax LOT I(<¢D) ! (1 I \ {/ PROPOSED DENSITY: 3.18 UNITS/ACRE �� =` �♦ \ \ TIDES TO BE REMOVED FOR ORCHID __ w4 ' t �r < \ '^� \\\ LAVE SEWER DRAIN AGE EASEMENT: . PROPOSED USE: SINGLE FAMILY DETACHED RESID. + • �♦ \ r J ty2 n • ♦ \ DRAINAGE EMT, BAST P1.: 347 7 -s`� •\ a I f " .r ` ` SEVER ESMT, SW PL- $ ! ' TOTAL: 44 ! jE � VIAL �lE `b I V 1 k d • TOTAL TREES REMOVED FOR ROIU- 1 VICINITY NAP + 7ba q I '\ 24RI 1 I S� n ti ` ♦\ h♦ OF -SITE SEWER / DRAINAGE: 2-10 µre " � I ! sy � n. , � \\ ,� '♦ � SEE TREE PLAN PREPARED EST JAEGER tPk'sMEERIN(= FOR DCl5T1NG 1 j +� l 4 1 T\ I ♦ti TREES. LOCATIONS. SIZES, NOTES, ftlVVAL$ MAD TREES TO BE 6AVED. STREET TREE LEGEND j 4 ,,1`� I , R '�$ "�.jp 1 , �' .3 ti '�' n 'P . I 1 ♦ ♦ 66 AGER f;ZUDWM 'RE4 SUNSET' RED SUNSET MAPLE 3' CAL. 30' O.C. � A T �r rR ci o DR CIA Sc 1 n 13 LIQUIDAMBER STYRACIFLUA SUIEETGUM 3' CAL. 30' O.G. Ilk SCARLET OAK 3' CAL. 30' D.G. I J l 1 n Y a� }' J - , J°v ♦ �] 4 43 CaUERGUS COCLINEA ro Lcyi •- '� 76 ACER PLATANOIDES 'CRIMSON KING' CRIMSON KING MAPLE 3' GAL. 30' O.G. SAGHALIE JR. HIGH " �, r �,� 4 '� , ', �� J ' ' REPLACEMENT TREES , 59 PSEUDOTSUGA MENZIESI DOUCTLASFIR 10' HT. 20-30' O.C. ----------- ` TIF ` �' 1 PLANTIh!<s STRIP AND DRAINAGE AREA PLANTS , ' 1 j ►z a A-URSI KINNIKINNICK I GAL. 3' O.C. TRINGULAR j �376-- , \ \ ; tt ' _ , AU AS F2E0'D ARGTOSTAPHYLOS Uv THREE ROU19 H110" � Uss4 g E� � ILIA E Y� ' 376 N 1 J�o IB hIAHONIA AG�IIFOLIUM OREGONGRAPE 5 GAL. 6' O.C. $ i2.a' 2 c pS #o FRS S 4, s}i ! I r - NOtES 44g W . y 3~ 1 INSTALL W C6MP05TED TOPSOIL IN PLANTING STRIP AREAS AND 9 CF. AT EACH LW ]-6oz I �- PERIMER TREE PIT. CD RW=355.96 3sz 1 °} r3T6 a w 9� ` �� 1 INSTALL 3' DEPTH BARK MULCH IN PLANTING BEDS AND 5' DIAMETER RIN�i LE 12' ADS W=]51.41 o `� AT EACH PERIMETER TREE, IE 12' ADS NE=353.0 i I ^I _ 4� _ a 12' ADS ESE y 1 INSTALL ND5 Sift-E ROOTS P BARRIER IN A 9TRJPS Of'i BATH STREET AND SIDEWALK = R1� •� a SIDES OF ALL brREEf TREES PER MMIUFAGYUP.£R5 llETAILS. y �' � s ' � � � � ` ' .r F'RDSA[7E OhE TEAR IIIRITTEN UTARR.�ITl' FOR AFL PLMIT MATERIALS. N {� 0 x= ro KNOLL- 5.2I GRAM AGRI'1 RIFOFLAW ABS AT V7 ROOTj3ALL MPTH PER TREE AND 68 Y ,fi .K • 1 +�� , I \ `r' 1 TAB KR GRPUND COVER i ♦♦` 1 - ' I o I \ ��3� 7qi t{J 77 J,e� `, s p , �yry / ,y LOC.4Tt MID HmTECT ALL UNSERGROUND UTILITIES BEpORE INSTALLATION OF PLANT X/L A 45, 72 \ *♦ �{ y I lz \ OBTAIN ALL PERMITS AND PROVIDE ALL INSPECT1416 IWQUIRED. �. 40 • \ fs i I 36 01 $ '91 r - 4 •l ' J B105WALE 4 PdND HYPP,05EED MIX I \ ��� av . • o ,� , , �_ a �° ELYMUS CTLAUGUS 419' i I 1 k- 3fi �� �/ ♦ 1L� n_ �2 FESTUCA RIZRA 40% _ _ _ _ _ o ` _ ro / _ r �Jr� DESCL- 4NF 51A CAE5PIT05A 10% 1 4 . J -i - r�356� �r� _J.g BECKMANNIA SYZIGACNNff I% 1 GLYCERIA OCGIDEsITALI5 2% j 5EE10 pATE 6LaAoo0 Sr-, 10-20-20 AT $1-5- 000 5f., ! L 1 I 111 3�7 :iY —J62�\ � L l WOOD FIBERMULCH AT 2OW L'J' BJAGR� WITH TACK \� f ♦3CHfBl�l�� 1 n 3 / ,� 3�a ` y ��'�s ., �� ... PAGE ,3 F- 920 �* }^ ti ', ti �372-"`; �37 _ • 6 J� ..Vi.'°'w'°.w n,,,,,w,,. my- 1 2`. [ J,a� -`,� _� n I --,;tea \\4� ALDW' i1.5. S 67 ` 6T.3 7 r I 107.r ' _ _ 1 1'!lff OiOKFr DETAIL lLg1B P,+ �' TAB YN C CRW�S TREE Sf/.IUNG r ••••+++www 1�\. Cli't [x- 1'�-7 h6 '� ,a, .r�_ HJSB��B 'e. .a. IiUILJ;:JIi oLl•Y. + uw TA-3 '?]d Jar n 3i$ LANDSCAPE AND T,FEE REPLACFEMENT PLAN o T L a N d rx_� /YA_,� (Ij PLAT OF ORCHID LANE I ' �e , ., , J 1 q ^ 4 y fiq n J a p' Sheet Dm* `�� EAGLE DESIRIHOTOHSIGN L1 BRAD pLEMPufON WYNSTONE sense: r -W ,, D. PRELIMINARY PLAT MAP A"r. $r y. - Tod r sr. SE DFL AUBURf�, WA 9$OD Appeared sr �� 260TEL HE 4a6]h898--8 33DE. PAX155) 66$-$Lfi4 Phone! 253) -161 12th AVE. SW & SW 338th ST. Revised-, Pax., (253) 939-f 17 UPDATED GRADING PLAN REVIEW/SLOPE AND ROCKERY SETBACKS CAMPUS CREST DEVELOPMENT CAMPUS DRIVE FEDERAL WAY, WASHINGTON PROJECT No. 092-03020 APRIL 13, 2004 Prepared for: MR. MICHAEL WALSH YARROW BAY DEVELOPMENT, LLC 825 FIFTH AVENUE, SUITE 202 KIRKLAND, WASHINGTON 98033 Prepared by: KRAZAN & ASSOCIATES, INC. GEOTECHNICAL ENGINEERING DIVISION 19501 144TH AVENUE NE, #F-300 WOODINVILLE, WASHINGTON 98072 (425) 485-5519 RESUBMITTED APR 2 9 2004 l<xaz-an&-- ASSOCIATES, INC. SITE DEVELOPMENT ENGINEERS .e_d,,, ==' aZan & ASSOCIATES, INC. GEOTECHNICAL ENGINEERING • ENVIRONMENTAL ENGINEERING CONSTRUCTION TESTING & INSPECTION April 13, 2004 KA Project No. 092-03013 Mr. Michael Walsh YARROW BAY DEVELOPMENT, LLC 825 Fifth Avenue, Suite 202 Kirkland, Washington 98033 RE: Updated Grading Plan Review and Evaluation of House Setbacks and Proposed Rockeries Campus Crest ' Federal Way, Washington Dear Mr. Walsh: At the request of Kathy Omi with Triad Associates, Krazan and Associates, Inc. has completed a review of the current Grading Plan (by Triad Associates, dated April 8, 2004), The City of Federal Way Geotechnical Report review comments, per their letter of December 15, 2003 and our original i Geotechnical Engineering Investigation Report (KA Project No. 092-03013, dated April 4, 2003). In addition we have discussed aspects of the project with Ms. Omi and we have completed approximate, global slope stability analyses on four representative slope cross -sections to evaluate the currently proposed slope configurations (as shown on the current grading plan). Two of the cross sections represent the steepest slope configurations. Based on our review of the City of Federal Way comments Iand our telephone conversation with Ms. Omi, we understand that the proposed construction includes house footprints that encroach on slope setback restrictions (in certain areas), rockery installation with building footprint encroachment in the recommended 2H:1 V (Horizontal to Vertical) envelope behind and in front of rockeries (recommended in original report that structures be located outside of the 2H:1 V envelop extending from the bottom front and/or back side of the rockery) and fill slope construction on existing slopes that are greater than 30 percent. The primary purpose of our review of the described 1I documents and our global slope stability analyses is to evaluate the proposed configurations (particularly in the areas with the steepest existing and/or fill slopes and the tallest rockeries) to determine if the 1 planned work is geotechnically feasible. The first City of Federal Way review comment states: The Krazan report must address the requirements of FWCC Section 22-1286(b), requiring a 25 feet setback from the GHA as summarized above. Given the nature of the identified steep slopes, and the code requirement that "no reasonable alternative exists," City staff requests the plat design be revised to protect the steep slopes and accompanying 25 feet setbacks by eliminating any land surface modification and development activity within 25 feet of the 40 - percent slopes. The steepest existing slopes at the site are located near the northeast corner of the property. These slopes approach a magnitude of about 60 percent, but are limited to the northeast corner. The majority of the remaining site slopes (existing) range between about 5 and 30 percent. The preliminarily proposed grading work indicates that the steepest existing slope areas will be modified with fills, cuts and _ 1 Eleven Offices Serving The Western United States 1 19501 144th Ave. NE #F300 •Woodinville, Washington 98072 • (425) 485-5519 • Fax: (425) 485-6837 1 KA No. 092-03013 April 13, 2004 Page 2 of 6 installation of rockeries to establish maximum final slopes of about 30 to 35 percent, below and above the rockeries (maximum rockery heights appear to be on the order of 8 to 10 feet with an anticipated batter of 1H:6V). Approximate slope stability analyses were completed as part of this follow up evaluation. The primary purpose of the analyses is to determine if building footprints may encroach on the slope setback requirements and the recommended rockery setback envelope, without adversely affecting the stability of the slopes. The slope stability was analyzed using the commercially available GSTABL7 computer software. The global stability was analyzed for four slope cross -sections, as previously stated. Two of these cross sections represent the steepest ("worst case") slope geometries. The soil parameters and groundwater conditions were only estimated based on the previous test pit excavation work, our knowledge of the site geology and our on site surface observations. No drilled borings and laboratory soil strength testing were completed as part of this study. However, conservative estimated soil strength values were used based on our knowledge of the site conditions. House footing loads were included in the analyses. The footing bearing pressure was taken as 2,500 pounds per square foot (psf) and the nearest footings to the edges of slopes and rockeries were placed a horizontal distance of 5 feet away. The GSTABL7 software is a FORTRAN based computer program which calculates factors of safety for potential slope failures and generates the potential rotational failure planes. The global stability of the cross -sections was analyzed by comparing observed factors of safety to minimum values as set by standard geotechnical practice. A factor of safety of 1.0 is considered equilibrium and less than 1.0 is considered failure. The standard recommended minimum factor of safety for global stability, within geotechnical practice, is 1.3 to 1.5 for static conditions and 1.1 for seismic conditions. One type of seismic event was used to analyze the global slope stability of the cross sections under seismic loading conditions. The event used in the analyses is the one in 100 year event. For this area, the one in 100 year event has a magnitude of 6.5 and a peak horizontal ground acceleration of approximately 0.2g (for the on site soils). This event has a 40 percent probability of being exceeded in 50 years. This level of event is considered the design event by various local municipalities, such as the City of Seattle Department of Planning and Development (DPD) and Kitsap County. The results of the slope stability analyses indicate that all of the analyzed cross sections have Factors of Safety against slope failure that are above the required minimums for static and seismic conditions (Min. Static F.S. = 1.4; Min. Seismic F.S. = 1.2). The following table presents the soil parameters used in the analyses. Soil Description Density Cohesion Friction c s (degrees) Silty Sand/Gravel 125 dry 150 35 130 saturated Krazan & Associates, Inc. Offices Serving The Western United States KA No. 092-03013 April 13, 2004 Page 3 of 6 The results of the analyses indicate that the currently proposed configurations are globally stable. These results are predicated on proper earthwork construction and documentation. All cuts should be inspected and all fill slopes should be constructed, inspected and tested in accordance with our recommendations. It is our opinion that global stability of the proposed slope/rockery configurations will be maintained with house footprints placed such that the nearest footing is placed a minimum horizontal distance of 5 feet from the top or toe of slopes and/or rockeries. This will allow for building envelopes to encroach on the 25 feet setback for slopes of 40 percent or greater (once grading is complete this will likely include very limited areas) and allow for footing placement inside the originally recommended minimum 2H:1 V envelope from the -bases of rockeries. Therefore this minimum envelope is no longer required. Based on our preliminary review of the lot dimensions, we estimate that this will enable the house footprints to generally be constructed as planned. The second City of Federal Way comment states: The Krazan report must evaluate and provide specific recommendations on the preliminary plat and preliminary clearing and grading plan presented to the city. It is our opinion that grading work may take place on the existing slopes that are greater than 40 percent, provided the work is performed properly and is inspected and tested. We recommend that clearing and removal of vegetation only take place in areas that require clearing and stripping for fill and/or cut work. In any areas where it is feasible to leave natural vegetation in place, this should be done. Cut and fill slopes should be protected from wet weather conditions, prior to the establishment of vegetation. Best Management Practices (BMP's) should be used. Protection of slopes may include plastic sheeting, straw, geosynthetics and/or other approved methods. The third City of Federal Way comment states: The Krazan report, on page 8, recommends not placing fill on existing slopes that exceed about 30 percent. The geotechnical engineer must evaluate the preliminary grading plan and provide comments and recommendations specific to the proposed plan, as fill is proposed in areas that exceed 30 percent in several locations. _ Based on our review of the current Grading Plan (dated April 8, 2004), the soil conditions encountered during our original investigation and surface observations during a recent follow up site visit, it is our opinion that the proposed grading on slopes greater than 30 percent may take place provided the work is performed in accordance with the recommendations contained in this section and any applicable recommendations presented in our original report and the grading is properly documented. The existing 1 slopes are primarily comprised of relatively dense combinations of sand and gravel with silt. These 1 slopes and the other gentler slopes within the subject property have been observed and visually evaluated for signs of slope instability. These signs of instability may include head scarps, hummocky terrain, curved tree trunks, inconsistent patterns of vegetation and water emanating from slope surfaces. No evidence of past instability within the site slopes was observed and no signs of future instability are present. The relatively dense glacial soils within the site slopes have remained stable for a significant period of time. The majority of the existing slopes that exceed 30 percent are located along the north -central and northeast edges of the site. The existing slopes, that are greater than 30 percent in this area, were created Krazan & Associates, Inc. Offices Serving The Western United States KA No. 092-03013 April 13, 2004 Page 4 of 6 by cuts that were completed for the construction of Campus Drive and utility installation. The original slope surfaces were gentler than the existing slope angles. It is our professional opinion that the existing slope angles (to which the slopes were cut during the aforementioned construction) are stable and these slopes may be developed as proposed with grading and residential construction (with work completed and documented in accordance with our recommendations). The final slope angles will be gentler than the existing surfaces and our analyses confirm that the final slopes will also be stable. It is our opinion that even the steepest site slopes are stable and may be developed with proper construction procedures (in accordance with our recommendations) and documentation. Full time inspection and testing of the earthwork should be performed by a Krazan representative. Full time inspection and testing of grading work on existing slopes that exceed 30 percent and/or on grading that will develop final slopes greater than 30 percent (particularly where house footings will be located at the 5 feet minimum horizontal distance from the top or toe of fill slopes/rockeries) is of paramount importance for verification of suitable construction and proper documentation. j All fill slopes should be constructed with a keyway into firm native soil at the toe and a system of 1 benches into the native soil through the height of the slope. The keyway should be 6 to 8 feet in width along the toe of the planned fill. The keyway should be excavated down into dense native soil or a minimum depth of 2 feet. The existing slope above the keyway should then be cut into a series of horizontal to slightly inclined benches, prior to the commencement of fill placement. The slope gradient may vary with the width of the benches. Typically, a wider bench will be required for a flatter slope. Permanent, unretained fill slopes should not exceed a grade of 2H:1 V (Horizontal to Vertical) for this project. The keying and benching work should be inspected by a qualified representative of the geotechnical engineer prior to the fill placement. Temporary cut slope areas should be sloped back to a maximum angle of 1.5H:1 V (Horizontal to Vertical), but may be adjusted slightly based on continuous field inspection work. Permanent cut slopes should not exceed a grade of 2H:1 V (Horizontal to 1 Vertical). Prior to placing any fill, the exposed subgrade should be compacted to a minimum of 95 j percent of the maximum dry density based on ASTM Test Method D1557. All material placed as structural fill to construct fill slopes and general fill sections should consist of approved on site material 1 (should be submitted to the geotechnical engineer for approval) or imported granular material. The fill 1 should be placed in horizontal lifts not exceeding 8 inches loose thickness. All structural fill should be compacted to at least 95 percent of the ASTM D 1557 maximum dry density. The proposed fill slope areas (greater than 4 feet high and 30 percent) may include geogrid reinforcement for additional global stability. This reinforcement is not required for these slopes, provided the slopes do ` 1 not exceed 50 percent (2H:1 V), however it is our opinion that the added long term stability is beneficial, J as a certain amount of slope deterioration and weathering will occur as a natural geologic process. In any areas where rockeries greater than 4 feet high will include fill slopes behind the rockeries or where permanent, un-retained fill slopes exceed 50 percent (not currently proposed), geogrid reinforcement of the fill slopes will be required. The geogrid used for fill slope reinforcement is typically a uniaxial type grid with a tensile strength (in the strong direction) on the order of 1,500 to 2,000 lb/ft and the material would likely be placed at a vertical spacing of every 1.5 to 2 feet. The length of the geogrid, within fill slopes and/or behind rockeries may be graduated and will depend on the height of the slope or rockery. The geogrid should be pulled out relatively taut and possibly overlapped and staked down, depending on the manufacturer's specifications. The structural fill sections should be comprised of approved on site Krazan & Associates, Inc. Offices Serving The Western United States M ` KA No. 092-03013 April 13, 2004 Page 5 of 6 soil or imported granular material such as a sand and gravel mixture. Any imported structural fill should have a maximum of 5 percent fines (material passing the U.S. Standard No. 200 Sieve) and a maximum of 3 percent organics. The fill should be placed in horizontal lifts not exceeding 8 inches loose thickness and the materials should be compacted to at least 95 percent of the ASTM D 1557 maximum dry density. All excavation work and geogrid and fill placement should be inspected on a full time basis by a representative of the geotechnical engineer. Once the final grading plan is developed, we recommend that Krazan & Associates, Inc. review the document and provide any recommendations, as needed. We will be available to provide specific recommendations for fill slope reinforcement, if such recommendations are desired or warranted. The fourth City of Federal Way comment states: The proposed preliminary grading plans shown on sheets 4 and 5 are inconsistent with the Geotechnical Engineering Investigation by Krazan and Associates. Specifically, the Krazan report states "rockeries are not retaining structures, provide only minimal slope support, serve to primarily protect an already stable slope from erosion and should only be used for landscaping purposes". The Krazan report identifies that rockeries should not be used in areas where structures located above or below the rockery are any nearer to the rear of the rockery than twice the rockery height, measured horizontally. Given this recommendation from Krazan and Associates, the building envelops on a substantial number of the lots will be impacted, and potentially reduced to very small building envelops. As previously stated, rockeries are not designed retaining structures and these features provide only minimal slope support and serve to primarily protect already stable slopes. As we have noted in this letter, the site slopes are considered stable, therefore, rockeries may be constructed to front these slopes, provided the recommendations presented in our original geotechnical report, this letter report and the 1 Association of Rockery Contractors (ARC) Standard Rockery Construction Guidelines are followed. Our analyses indicate that the tallest proposed rockeries for this project (8 to 10 feet high) will still enable globally stable slope configurations with the site soil conditions, provided the grading work is properly completed and documented. As previously stated the recommended minimum horizontal distance between the nearest house footing and the top or base of any rockery (greater than 4 feet high) is 5 feet. Generally we recommend that persons having demonstrable experience and success on projects of j similar size and complexity complete rockery design and construction. Additionally, the contractor should review the recommendations contained in our original geotechnical report and this letter report, prior to commencing with rockery installation. A qualified representative of the geotechnical engineer should inspect all rockeries, full time, during construction. At a minimum, the rockeries should be keyed into firm native subgrade a depth of 12-inches. The Keyway should extend the full length of the rockery, and be inclined back slightly towards the cut slope. A shallow ditch should be cut along the rear edge of the keyway. A minimum 6-inch diameter perforated pipe should be placed in this shallow trench bedded on and surrounded by 1-inch sized washed gravel. The pipe bedding should be a minimum of 2-inches thick, with a minimum pipe cover of 6-inches. The drain pipe should be installed with sufficient gradient (minimum 1 percent grade) to initiate flow. The washed gravel and drain pipe should be surrounded by filter fabric (geotextile). The rockery drain Krazan & Associates, Inc. �J Offices Serving The Western United States KA No. 092-03013 April 13, 2004 Page 6 of 6 should be connected to the storm drain system, and cleanouts should be provided. Geotextile should be placed on the cut native slope before backfilling behind the rockeries. This will help minimize any fines from migrating into the clean backfill. j A representative of Krazan & Associates, Inc. should be present at the site during the earthwork activities, including the installation of rockeries. It is of paramount importance that this representative be present on a full time basis during the excavation of cut slopes and the construction of permanent fill slopes and rockeries. This inspection work will be required to evaluate the actual conditions during earthwork activities and modify the recommendations in the original geotechnical report and/or this letter ' report, as conditions warrant. The actual slope conditions and safe angles to which cuts can be established are typically not revealed until the work begins. The schedule for this work should be kept flexible so that adjustments can be made. 1 The conclusions and recommendations presented in this letter report are presented for a general overview of the Campus Crest development. If changes in the design are implemented and/or if field observations during earthwork activities indicate different conditions from those described in this report, revisions may be needed. If such situations occur, alternatives for completion of the work will be recommended. 1 We hope that this letter report provides the information required at this time. If you have any questions, or if we may be of further assistance, please do not hesitate to contact our office at (425) 485-5519. Respectfully submitted, ZAN & ASSOCIATES, INC. w4o� Sean L. Caraway, P.E. Geotechnical Division Manager SLC/cb .J Chris Behrens, L.G., L.E.G. Senior Engineering Geologist 10M_. ►;w �� [► 214 �z4cf c I CHRIS J. BEHRENS Krazan & Associates, Inc. .J Offices Serving The Western United States GEOTECHNICAL ENGINEERING INVESTIGATION PROFM� 1'l.WREST DEVELOPMENT FEDERAL WAY, WASHINGTON SEP I '3 2003 O3 - I0v-lXj3-511 CITY OF FEDERAL NAY QUILLING UFPT, PROJECT NO.092-03013 APIUL 4, 2003 Prepared for: MR. MICHAEL WALSH YARROWBAY DEVELOPMENT, INC. 825 FIFTH AVENUE, SUITE 202 KIRKLAND, WASHINGTON 98033 Prepared by: KRAZAN & ASSOCIATES, INC. GEOTECHNICAL ENGINEERING DIVISION 19501 144TH AVENUE NE, #F-300 WOODINVILLE, WASHINGTON 98072 (425) 485-5519 CL.za 1 & ASSOCIATES, INC. SITE DEVELOPMENT ENGINEERS AM Krazan & ASSOCIATES,INC. GEOTECHNICAL ENGINEERING • ENVIRONMENTAL ENGINEERING CONSTRUCTION TESTING & INSPECTION April 4, 2003 MR. MICHAEL WALSH YARROWBAY DEVELOPMENT, INC. 825 Fifth Avenue, Suite 202 Kirkland, Washington 98033 RE: Geotechnical Engineering Investigation Report Proposed Campus Crest Development Federal Way, Washington Dear Mr. Walsh: KA Project No. 092-03013 In accordance with your request, we have completed a Geotechnical Engineering Investigation for the referenced site. The results of our investigation are presented in the attached report. If you have any questions or if we can be of further assistance, please do not hesitate to contact our office. CB/slc Respectfully submitted, D A ES, INC. isBe ,L.G.,ensL.E.G. Senior Engineering Geologist Eleven Offices Serving The Western United States 19501 144'e Ave. NE #F-300• Woodinville, Washington 98072 • (425) 485-5519 • Fax: (425) 485-6837 092-03008 6" & Fawcett.doc le I�..�: === aZaZ & ASSOCIATES,INC. GEOTECHNICAL ENGINEERING • ENVIRONMENTAL ENGINEERING CONSTRUCTION TESTING & INSPECTION TABLE OF CONTENTS INTRODUCTION.................................................................................................................... 1 PURPOSEAND SCOPE........................................................................................................... 1 PROPOSEDCONSTRUCTION................................................................................................. 2 SITE LOCATION AND DESCRIPTION.................................................................................... 2 GEOLOGICSETTING............................................................................................................... 2 FIELDINVESTIGATION........................................................................................................ 3 SOIL PROFILE AND SUBSURFACE CONDITIONS.................................................................. 3 SLOPES................................................................................................................................. 4 SiteReconnaissance........................................................................................................... 4 GROUNDWATER...................................................................................................................... 5 SEISNHCCONDITIONS.......................................................................................................... 5 SoilLiquefaction .................... --- ....... .................................................................................. 6 CONCLUSIONS AND RECOMAMNDATIONS.......................................................................... 7 Temporary Excavation Excavations................................................................................................. 7 PermanentFill Slopes................................................................................................................ 8 GeogridReinforced Slope........................................................................................................... 8 SitePreparation........................................................................................................................ 8 StructuralFill........................................................................................................................10 Erosionand Sediment Control..................................................................................................10 Groundwater Influence on Structures/Construction .......................................................................11 Drainageand Landscaping..........................................................................................................11 UtilityTrench Backfill............................................................................................................ 11 Floor Slabs and Exterior Flatwork.............................................................................................12 Foundations...........................................................................................................................12 Lateral Earth Pressures and Retaining Walls....................................................................................13 Rockeries.............................................................................................................................14 PavementDesign...................................................................................................................15 Testingand Inspection............................................................................................................16 LINUTATIONS.........................................................................................................................17 VICINITYMAP............................................................................................................................................ Figure 1 SITEPLAN.................................................................................................................................................... Figure 2 Eleven Offices Serving The Western United States 19501 144' Ave. NE •Woodinville, Washington 98072 • (425) 485-5519 • Fax: (425) 485-6837 092-03013 Campus Crest doc mj< == ;an & ASSOCIATES,INC. GEOTECHNICAL ENGINEERING • ENVIRONMENTAL ENGINEERING CONSTRUCTION TESTING & INSPECTION FIELD INVESTIGATION AND LABORATORY TESTING.......................................................... Appendix A EARTHWORK SPECIFICATIONS..................................................................................................... Appendix B PAVEMENT SPECIFICATIONS........................................................................................................ Appendix C Eleven Offices Serving The Western United States 19501 144h Ave. NE •Woodinville, Washington 98072 • (425) 485-5519 • Fax: (425) 485-6837 092-03013 Campus Crest.doc Sa.—j<ra7;a1 & ASSOCIATES,INC. GEOTECHNICAL ENGINEERING • ENVIRONMENTAL ENGINEERING CONSTRUCTION TESTING & INSPECTION April 4, 2003 KA Project No. 092-03013 GEOTECHNICAL ENGINEERING INVESTIGATION PROPOSED CAMPUS CREST DEVELOPMENT FEDERAL WAY, WASHINGTON INTRODUCTION This report presents the results of our Geotechnical Engineering Investigation for the proposed Campus Crest Development located on Campus Drive in Federal Way, Washington. Discussions regarding site conditions are presented herein, together with conclusions and recommendations pertaining to site preparation, excavations, structural fill, utility trench backfill, drainage and landscaping, foundations, concrete floor slabs and exterior flatwork, retaining walls and pavement design. A site plan showing the approximate exploratory test pit locations is presented following the text of this report (Figure 2). A description of the field investigation and the laboratory testing program, the exploratory test pit logs and the results of the laboratory testing are presented in Appendix A. Appendices B and C contain guides to aid in the development of earthwork and pavement specifications. When conflicts in the text of the report occur with the general specifications in the appendices, the recommendations in the text of the report have precedence. PURPOSE AND SCOPE This investigation was conducted to evaluate the soil and groundwater conditions at the site, to develop geotechnical engineering recommendations for use in design of specific construction elements and to provide criteria for site preparation and structural fill construction. Our scope of services was performed in general accordance with our revised proposal for this project, dated March 4, 2003 (KA Revised Proposal No. G03-015WAW) and included the following: • A site reconnaissance by a member of our engineering staff to evaluate the surface conditions at the project site. ■ A field investigation consisting of excavating and sampling nine exploratory test pits that _ provided general coverage of the property to be developed. The exploratory test pits ranged in depth from approximately 8 to 14 feet below existing grade. • Performing laboratory tests on representative soil samples obtained from the exploratory test pits to evaluate the physical and index properties of the subsurface soils. Eleven Offices Serving The Western United States 19501 144th Ave. NE #F-300 • Woodinville, Washington 98072 ■ (425) 485-5519 • Fax: (425) 485-6837 092-03008 6" & Fawcett.doc KA No. 092-03013 April 4, 2003 Page No. 2 s Evaluation of the data obtained from the investigation and completion of engineering analyses to develop recommendations for use in the project design and preparation of construction specifications. Preparation of this report summarizing our findings, the results of our analyses and our conclusions and recommendations for this investigation. PROPOSED CONSTRUCTION Based on our review of the preliminary site Conceptual Grading Plan (Alternate 7, dated 1-28-03) provided by Triad Associates, we understand that the approximately 20-acre site will include the development and construction of approximately 113 single-family residential lots, with associated roadways, and community parks. The project details are still preliminary at this time. We anticipate that the residential structures will be wood framed with slab -on -grade garages. We anticipate that the residential structures will be founded on shallow, spread footings. Footing loads are expected to be light to moderate. Based on the preliminary site Conceptual Grading Plan (Alternate 7, dated 1-28-03) provided by Triad Associates, we anticipate fill depths on the order of approximately 2 to 16 feet and maximum cuts on the order of 10 feet (dependent on the final residential development layout). In the event that the structural or grading information detailed in this report is inconsistent with the final design, the geotechnical engineer should be notified so that we may update this writing as applicable. - SITE LOCATION AND DESCRIPTION The site consists of an approximately 20 acre triangular parcel located on the south side of Campus Drive in Federal Way, Washington. The general location of the site is shown on Figure 1 (Vicinity Map). The subject property is located in Section 19, Township 21 North, Range 4 East. The site is lcurrently wooded and undeveloped. The property is bordered to the north by Campus Drive, to the east by a BPA powerline easement, to the south by residential development and to the west by residential development and a junior high school. GEOLOGIC SETTING The site lies within the central Puget Lowland. The lowland is part of a regional north -south trending trough that extends from southwestern British Columbia to near Eugene, Oregon. North of Olympia, Washington, this lowland is glacially carved, with a depositional and erosional history including at least four separate glacial advances/retreats. The Puget Lowland is bounded to the west by the Olympic Mountains, and to the east by the Cascade Range. The lowland is filled with glacial and nonglacial sediments consisting of interbedded gravel, sand, silt, till, and peat lenses. Krazan & Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campus Crest.doc 1WI KA No. 092-03013 April 4, 2003 Page No. 3 The United States Geological Survey (USGS), Geology of the Poverty Bay Quadrangle, Washington indicates that the property is located in an area that is predominantly underlain by Vashon Ground Moraine Deposits and Vashon Glacial Till. The Vashon Ground Moraine Deposit for the property location is characterized as stratified sand with variable amounts of silt, gravel, and cobbles to gravel with variable amounts of sand and silt deposited in glaciofluvial environments. The Vashon Glacial Till is typically characterized by an unsorted, nonstratified mixture of clay, silt, sand, gravel, cobbles and boulders in variable quantities. The glacial till is typically underlain by glacial advance outwash deposits at variable depths. The advance outwash deposits consist, primarily of well -drained, stratified outwash sand and gravel with silt and clay interbeds, deposited by meltwater in front of the advancing Vashon Glacier. FIELD INVESTIGATION A field investigation consisting of excavating and sampling nine exploratory test pits that provided general coverage of the property to be developed was completed to evaluate the subsurface soil and groundwater conditions. The exploratory test pits ranged in depth from approximately 8 to 14 feet below the existing site grades. Mid -Mountain Contractors (Provided by Yarrow Bay Development) performed the excavation work on March 26, 2003. The exploratory test pits were excavated with a Deere 120 Excavator. Figure 2 shows the approximate locations of the exploratory test pits. Representative samples of the subsurface soils, encountered in the test pits, were collected and sealed in plastic bags. These samples were transported to our laboratory for further examination and verification of the field classifications. The soils encountered, in the exploratory test pits, were continuously examined and visually classified in accordance with the Unified Soil Classification System (USCS). A more detailed description of the field investigation is presented in Appendix A. Laboratory tests were performed on selected soil samples to evaluate their physical characteristics and _ 3 engineering properties. The laboratory testing program was formulated with an emphasis on the evaluation of natural moisture content and gradation of the materials encountered. Details of the J laboratory testing program and results of the laboratory tests are summarized in Appendix A. This information, along with the field observations, was used to prepare the final exploratory test pit logs, which are presented in Appendix A. _j SOEL PROFILE AND SUBSURFACE CONDITIONS The soils, encountered in the exploratory test pits were generally typical of those found in the described geologic units. Below the 4 to 6 inches of forest duff/topsoil, exploratory test pits TP-1 through TP-4 encountered between 1.5 and 3.5 feet of loose to medium dense, silty fine to coarse sand with variable amounts of gravel (Weathered Glacial Till and Weathered Ground Moraine Deposits). Underlying the above soils was a stratum of medium dense to very dense, silty fine to coarse sand with variable amounts of gravel to fine to coarse grained sand with variable amounts of gravel to silty gravel with fine to medium grained sand (Glacial Till and Ground Moraine Deposits). These materials were encountered down to the termination depths of TP-1 through TP-4 (approximately 8 to 8.5 feet below _ J Krazan & Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campus Crestdoc _1 KA No. 092-03013 April 4, 2003 Page No. 4 the existing site grades). Below the 6 inches of forest duff/topsoil, exploratory test pit TP-5 encountered approximately 2 feet of loose to medium dense, grayish brown, silty fine to medium sand j with variable amounts of gravel (Weathered Glacial Till). Underlying the weathered glacial till was approximately 1.5 feet of dense to very dense, silty fine to medium sand with variable amounts of gravel (Glacial Till). The glacial till in TP-5, is underlain by approximately 7 feet of dense silty gravel 1 with fine to coarse sand to well graded gravel with silt and fine to coarse sand (Advance Outwash). The Advance Outwash in TP-5 was encountered down to the termination depth of the test pit (approximately i 11 feet below the existing site grade). Below the 6 inches of forest duff/topsoil, exploratory test pit TP- 6 encountered approximately 2 feet of dense, silty fine to coarse sand with variable amounts of gravel, cobbles and boulders (Advance Outwash). Underlying the above soils was a stratum of dense, well graded gravel with fine to coarse sand and variable amounts of cobbles and boulders (Advance lOutwash), which was encountered down to the termination depth of TP-6 (approximately 10 feet below the existing site grade). Below the 4 inches of forest duff/topsoil, exploratory test pit TP-7 encountered approximately 1-foot of loose, silty fine to coarse sand with variable amounts of gravel (Weathered Advance Outwash). Underlying the Weathered Advance Outwash was approximately 6.5 feet of medium dense to dense fine to coarse -grained sand with variable amounts of gravel (Advance Outwash). Underlying the above soils was a stratum of dense, fine to medium sand with variable amounts of gravel (Advance Outwash), which extended down to the termination depth of TP-7 (approximately 10 feet below the existing site grade). Below the 6 inches of forest duff/topsoil, exploratory test pit TP-8 encountered approximately 1-foot of loose, very fine to fine sandy silt to silty very fine to fine sand (Weathered Advance Outwash). Underlying the Weathered Advance Outwash was approximately 10.5 feet of loose to medium dense, interbedded, very fine to fine sandy silt to silty very fine to fine sand (Advance Outwash). Underlying the above soils was dense, silty very fine to fine sand (Advance Outwash), which extended down to the termination depth of TP-8 (approximately 13 feet below the existing site grade). Below the 4 inches of forest duff/topsoil, exploratory test pit TP-9 encountered approximately 1-foot of loose, silty fine to coarse sand with variable amounts of gravel (Weathered Ground Moraine Deposit?/Weathered Advance Outwash?). Underlying the above soils was a stratum of medium dense to dense, silty gravel with fine to coarse sand and variable amounts of cobbles and boulders (Ground Moraine Deposit?/Advance Outwash?). This Ground Moraine/Advance Outwash stratum was encountered down to the termination depth of TP-9 (approximately 11 feet below the existing site grade). For additional information about the soils encountered, please refer to the logs of the exploratory test pits in Appendix A. SLOPES Site Reconnaissance The site generally slopes downward to the north, towards Campus Drive. The slopes are covered primarily with fir trees, however cedar, alder and cottonwood trees are also present along site slopes. The undergrowth, along site slopes, consists of ferns and other herbaceous plants, including salal, blackberry bushes, and other shrubs. The magnitudes of the site slopes range between about 5 and 30 percent (at limited locations). During our field investigation, we traversed a majority of the sites slopes. Krazan & Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campus Crest.doc KA No. 092-03013 April 4, 2003 Page No. 5 As we conducted these slope traverses we looked for any signs of slope instability, such as head scarps, hummocky terrain and vegetation patterns that would indicate past slope failures or instability. We did not observe signs of instability during our site visit. The site slopes appear to have remained relatively stable. GROUNDWATER The exploratory test pits were checked for the presence of groundwater during and immediately l following the excavation operations. Groundwater was not encountered in our exploratory test pits at J the time of our investigation. However, it should be noted that spring activity was observed in the northeast portion of the property, near Campus Drive. It should be recognized that water table elevations may fluctuate with time. The groundwater level will be dependent upon seasonal precipitation, irrigation, land use, and climatic conditions, as well as other factors. Therefore, water levels at the time of the field investigation may be different from those encountered during the construction phase of the project. The evaluation of such factors is beyond the scope of this report. Groundwater flow may become heavier during construction, which takes place during the wet weather season. This may cause difficulties with the grading and excavation work. Certain remedial and/or de - watering measures may be required. SEISMIC CONDITIONS According to the Seismic Zone Map of the United States contained in the 1997 Uniform Building Code t (UBC), the project site lies within Seismic Risk Zone 3. The soils encountered in the exploratory test pits below depths ranging between 2 and 12 feet were generally medium dense to very dense. The overall soil profile generally corresponds to a seismic soil profile of SD as defined by Table 16-J of the 1997 Uniform Building Code. A soil profile of SD applies to a profile consisting primarily of medium dense to dense soils within the upper 100 feet. I _J For seismic design of the structures, in accordance with the seismic provisions of the Uniform Building Code (1997 UBC), we recommend the following parameters: Krazan & Associates, Inc. Eleven Offices Serving The Westem United States 092-03013 Campus Crest.doc KA No. 092-03013 April 4, 2003 Page No. 6 Seismic Item Value UBC Reference Zone Factor 0.3 Table 16I Source Type B Table 16U Coefficient Na 1.0 Table 16S Coefficient N 1.0 Table 16T Coefficient Ca 0.36 Table16Q Coefficient C 0.54 Table 16R Soil Liquefaction Soil liquefaction is a state where soil particles lose contact with each other and become suspended in a viscous fluid. This suspension of the soil grains results in a complete loss of strength as the effective stress drops to zero. Liquefaction normally occurs under saturated conditions in soils such as sand in which the strength is purely frictional. However, liquefaction has occurred in soils other than clean sand. Liquefaction usually occurs under vibratory conditions such as those induced by seismic events. To evaluate the liquefaction potential of the site, we analyzed the following factors: 1) Soil type 2) Groundwater depth 3) Relative soil density 4) Initial confining pressure _J 5) Maximum anticipated intensity and duration of ground shaking The relatively shallow subsurface soils encountered at this site are comprised of variable mixtures of sand, silt and gravel. Below a depth of about 2 to 12 feet, the soils are generally medium dense to very dense. Due to the relatively dense nature of the majority of the soils, it is our opinion that the liquefaction J potential at this site is low. It is our opinion that measures to mitigate liquefaction potential will not be required. Krazan & Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campus Crest.doc _J KA No. 092-03013 April 4, 2003 Page No. 7 CONCLUSIONS AND RECOMMENDATIONS (;'PnPral Based on the findings of this investigation and previous geotechnical experience in the project area, it is our opinion that the proposed residential structures may be supported on shallow foundation systems bearing on the medium dense to very dense native soils or properly compacted, structural fill, placed on medium dense to very dense native soils. Temporary Excavations Temporary excavations should be sloped no steeper than 1 %2H: l V (Horizontal: Vertical) in the loose weathered glacial soils, 1 H:1 V (Horizontal: Vertical) in the medium dense to dense sandy and gravelly advance outwash and ground moraine soils and 3/H:1V (Horizontal to Vertical) in the very dense glacial till soils, where room permits. All temporary cuts should be in accordance with the Washington Administrative Code (WAC) Part N, Excavation, Trenching, and Shoring. The temporary slope cuts should be visually inspected daily by a qualified person during construction work activities and the inspections should be documented in daily reports. The contractor is responsible for maintaining the stability of the temporary cut slopes and minimizing slope erosion during construction. The temporary cut slopes should be covered with visqueen to help minimize erosion during wet weather, and the slopes should be closely monitored until the permanent retaining systems or slope configurations are complete. Materials should not be stored or equipment operated within 10 feet of the top of any temporary cut slope. It should be noted that all soil conditions may not be fully delineated during the geotechnical investigation. In the case of temporary slope cuts, the existing soil conditions may not be fully revealed until the excavation work exposes the soil. Typically, as excavation work progresses the maximum inclination of the temporary slopes will need to be re-evaluated by the geotechnical engineer so that supplemental recommendations can be made. Soil and groundwater conditions can be highly variable. Scheduling for soil work will need to be adjustable, to deal with unanticipated conditions, so that the project can proceed smoothly and required deadlines can be met. 1 If any variations or undesirable conditions are encountered during construction Krazan & Associates should be notified so that supplemental recommendations can be made. If room constraints do not permit temporary slopes to be cut to the maximum angles allowed by the WAC, temporary shoring systems may be required. If cuts greater than 20 feet in height are proposed, the stability of the planned configurations should be evaluated and temporary shoring may be needed. The contractor should be responsible for developing temporary shoring systems, if needed. We recommend that Krazan & Associates, Inc. and the project structural engineer review temporary shoring designs, prior to ' installation, to verify the suitability of the proposed systems. Krazan & Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campus Crest.doc KA No. 092-03013 April 4, 2003 Page No. 8 Permanent Fill Slopes The procedure for placing permanent fill on the site slopes should consist of excavating a keyway 6 to 8 feet in width along the toe of the planned fill. The keyway should be excavated down into dense native soil or a minimum depth of 2 feet. The existing slope above the keyway should then be cut into a series of horizontal to slightly inclined benches, prior to the commencement of fill placement. The slope gradient may vary with the width of the benches. Typically, a wider bench will be required for a flatter slope. Permanent fill slopes should not exceed a grade of 2H:1V (Horizontal: Vertical) for this project. The keying and benching work should be inspected by a qualified representative of the geotechnical engineer prior to the fill placement. In general, we do not recommend placing fill on existing slopes that exceed about 30 percent, at this project site. Prior to placing any fill, the exposed subgrade should be compacted to a minimum of 95 percent of the maximum dry density based on ASTM Test Method D1557. It is anticipated that the majority of the fill material will consist of on -site soils. All material proposed for use as structural fill should consist of a non -expansive, non -deleterious material containing no more than 3 percent organics and the soil should be approved by the geotechnical engineer prior to placement. The fill should be placed in horizontal lifts not exceeding 8 inches loose thickness, moisture conditioned as necessary and compacted to a minimum of 95 percent of the maximum dry density based on ASTM Test Method D1557. The fill should be compacted with proper compaction equipment (not excavators or other machinery). In place density tests should be performed to verify suitable moisture contents and adequate compaction. If fill is placed during wet weather, we recommend the use of a free draining select structural fill. Imported structural fill material should consist of well -graded gravel or a sand and gravel mixture with a maximum grain size of 1 %2 inches and less than 5 percent fines. All Structural fill material should be submitted for approval to the geotechnical engineer at least 48 hours 1 prior to delivery to the site. Geo rid Reinforced Slope Another alternative for permanent fill slopes would incorporate the use of geogrid reinforcement. The use of geogrid reinforcement would increase the global stability of the fill slopes under static and seismic conditions, as compared to the non -reinforced slopes. If it is desired to utilize such a system, specific recommendations for design and construction of geogrid reinforced slopes can be provided upon request. Site Preparation General site clearing should include removal of vegetation; trees and associated root systems; wood; existing utilities; structures including foundations, basement walls and floors; rubble; and rubbish. Site stripping should extend to a minimum depth of 4 to 6 inches, or until all organics in excess of 3 percent by volume are removed. These materials will not be suitable for use as structural fill. However, stripped topsoil may be stockpiled and reused in landscape or non-structural areas. Krazan & Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campus Crest.doc KA No. 092-03013 April 4, 2003 Page No. 9 After stripping operations and removal of any loose soils or undocumented fill that may impact the development of the site or residential lots, the building pad areas should be visually inspected and access roads proofrolled with a loaded dump truck or large single drum compacter to identify any loose areas. Any remaining loose soils should be overexcavated to the level of the medium dense to very dense, native soils. The resulting excavations should be filled with approved on site material, or imported structural fill. Structural fill material should be within f 2 percent of the optimum moisture content, and the soils should be compacted to a minimum of 95 percent of the maximum dry density based on ASTM Test Method D1557. During wet weather conditions, typically October through May, subgrade stability problems and grading difficulties may develop due to excess moisture, disturbance of sensitive soils and/or the presence of perched groundwater. Construction during the extended wet weather periods could create the need to overexcavate exposed soils if they become disturbed and cannot be recompacted due to elevated moisture contents. Certain on site soils have significant silt contents and are considered moisture sensitive. If overexcavation is necessary, it should be confirmed through continuous monitoring and testing by a qualified geotechnical engineer or senior geologist. Soils that have become unstable may require drying and recompaction. Selective drying may be accomplished by scarifying or windrowing surficial material during extended periods of dry, warm weather (typically during the summer). If the soils cannot be dried back to a workable moisture condition, remedial measures may be required. General project site winterization should consist of the placement of aggregate base and the protection of exposed soils during the construction phase. Any buried structures encountered during construction should be properly removed and backfilled. Excavations, depressions, or soft and pliant areas extending below the planned finish subgrade levels should be cleaned to firm undisturbed soil, and backfilled with structural fill. In general, any septic tanks, underground storage tanks, debris pits, cesspools, or similar structures should be completely removed. Concrete footings should be removed to an equivalent depth of at least 3 feet below proposed footing elevations or as recommended by the geotechnical engineer. The resulting excavations should be backfilled with structural fill. A representative of our firm should be present during all site clearing and grading operations to test and observe earthwork construction. This testing and observation is an integral part of our service, as acceptance of earthwork construction is dependent upon compaction and stability of the material. The geotechnical engineer may reject any material that does not meet compaction and stability requirements. Further recommendations, contained in this report, are predicated upon the assumption that earthwork construction will conform to the recommendations set forth in this section and in the Structural Fill section. Krazan & Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campos Crest.doc KA No. 092-03013 April 4, 2003 Page No. 10 Structural Fill Best Management Practices (BMP's) should be followed when considering the suitability of material for use as structural fill. The native glacial soils are generally considered suitable for reuse as structural fill, provided the soil is relatively free of organic material and debris, and it is within f 2 percent of the optimum moisture content. If the native glacial soils are stockpiled for later use as structural fill, the stockpiles should be covered to protect the soil from wet weather conditions. We recommend that a representative of Krazan & Associates be on site during the excavation work to determine which soils are suitable for structural fill. It should not be taken for granted that the onsite native glacial soils may be used as the sole source for structural fill (especially during winter construction activities). During wet weather conditions the glacial soils with higher silt and clay contents will be moisture sensitive, easily disturbed, and most likely will not meet compaction requirements. Furthermore, during the winter the native glacial soils typically have elevated natural moisture contents, which will limit the use of these materials as structural fill without proper mitigation measures. The contractor should use Best Management Practices to protect the soils during construction activities. An allowance for importing structural fill should be incorporated into the construction cost of the project. Imported structural fill material should consist of well -graded gravel or a sand and gravel mixture with a maximum grain size of 11/z inches and less than 5 percent fines (material passing the U.S. Standard No. 200 Sieve). All structural fill material should be submitted for approval to the geotechnical engineer at least 48 hours prior to delivery to the site. Fill soils should be placed in horizontal lifts not exceeding 8 inches loose thickness, moisture - conditioned as necessary, (moisture content of soil shall not vary by more than f2 percent of optimum moisture) and the material should be compacted to at least 95 percent of the maximum dry density based on ASTM Test Method D1557. In place density tests should be performed on all structural fill to verify proper moisture content and adequate compaction. Additional lifts should not be placed if the previous lift did not meet the compaction requirements or if soil conditions are not considered stable. J Erosion and Sediment Control Erosion and sediment control (ESC) is used to minimize the transportation of sediment to wetlands, streams, lakes, drainage systems, and adjacent properties. Erosion and sediment control measures should be taken and these measures should be in general accordance with local regulations. As a minimum, the following basic recommendations should be incorporated into the design of the erosion and sediment control features of the site: 1) Phase the soil, foundation, utility, and other work, requiring excavation or the disturbance of the site soils, to take place during the dry season (generally May through September). However, Krazan & Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campus Crest.doc KA No. 092-03013 April 4, 2003 Page No. 11 1 provided precautions are taken using Best Management Practices (BMP's), grading activities can be undertaken during the wet season (generally October through April). 2) All site work should be completed and stabilized as quickly as possible. 3) Additional perimeter erosion and sediment control features may be required to reduce the possibility of sediment entering the surface water. This may include additional silt fences, silt fences with a higher Apparent Opening Size (AOS), construction of a berm, or other filtration systems. 4) Any runoff generated by dewatering discharge should be treated through construction of a sediment trap if there is sufficient space. If space is limited other filtration methods will need to be incorporated. Groundwater Influence on Structures/Construction Groundwater was not encountered at the time of our investigation. However, spring activity was observed in the northeast portion of the property, near Campus Drive. If groundwater is encountered during construction activities, it is likely perched groundwater. Perched groundwater develops where vertical infiltration of surface precipitation is impeded by a relatively impermeable soil layer, resulting in horizontal migration of the groundwater within overlying more permeable soils. If groundwater is encountered during construction, we should observe the conditions to determine if dewatering will be needed. Design of temporary dewatering systems to remove groundwater should be the responsibility of the contractor. If earthwork is performed during or soon after periods of precipitation, the subgrade soils may become saturated. These soils may "pump," and the materials may not respond to densification techniques. Typical remedial measures include: discing and aerating the soil during dry, warm weather; mixing the soil with drier materials; removing and replacing the soil with an approved fill material. A qualified geotechnical engineering firm should be consulted prior to implementing remedial measures to observe the unstable subgrade conditions and provide appropriate recommendations. Drainage and Landscaping The ground surface should slope away from building pads and pavement areas, toward appropriate drop inlets or other surface drainage devices. It is recommended that adjacent exterior grades be sloped a minimum of 2 percent for a minimum distance of 5 feet away from structures. Roof drains should be J tightlined away from foundations. Subgrade soils in pavement areas should be sloped a minimum of 1 percent and drainage gradients maintained to carry all surface water to collection facilities and off -site. These grades should be maintained for the life of the project. Utility Trench Backfdl Krazan & Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campus Cres[.doc KA No. 092-03013 April 4, 2003 Page No. 12 1 Utility trenches should be excavated according to accepted engineering practices following OSHA (Occupational Safety and Health Administration) standards, by a contractor experienced in such work. 1 The responsibility for the safety of open trenches should be borne by the contractor. Traffic and vibration adjacent to trench walls should be minimized; cyclic wetting and drying of excavation side slopes should be avoided. Depending upon the location and depth of some utility trenches, groundwater flow into open excavations could be experienced, especially during or shortly following periods of precipitation. Sandy to gravelly soil conditions were encountered at shallow depths in the majority of our exploratory test pits at this site. These soils have low cohesion and have a tendency to cave in trench wall excavations. Even though dense glacial soil conditions were also encountered, which generally have cohesive strength, bedding and joint (fracture) planes in the soil may still cause caving in trench wall excavations. Shoring or sloping back trench sidewalls may be required within these soils. All utility trench backfill should consist of imported structural fill or suitable on -site material. Utility trench backfill placed in or adjacent to buildings and exterior slabs should be compacted to at least 95 percent of the maximum dry density based on ASTM Test Method D1557. The upper 5 feet of utility trench backfill placed in pavement areas should be compacted to at least 95 percent of the maximum dry density based on ASTM Test Method D1557. Below 5 feet, utility trench backfill in pavement areas should be compacted to at least 90 percent of the maximum dry density based on ASTM Test Method D1557. Pipe bedding should be in accordance with the pipe manufacturer's recommendations. The contractor is responsible for removing all water -sensitive soils from the trenches regardless of the backfill location and compaction requirements. The contractor should use appropriate equipment and methods to avoid damage to the utilities and/or structures during fill placement and compaction. Floor Slabs and Exterior Flatwork In areas where it is desired to reduce floor dampness, such as areas covered with moisture sensitive } floor coverings, we recommend that concrete slab -on -grade floors be underlain by a water vapor retarder system. The water vapor retarder system should be installed in accordance with ASTM Specification E164-94 and Standard Specifications E1745-97. According to ASTM Guidelines, the water vapor retarder should consist of a vapor retarder sheeting underlain by a minimum of 4-inches of compacted clean (less than 5 percent passing the U.S. Standard No. 200 Sieve), open -graded coarse rock of 3/-inch maximum size. The vapor retarder sheeting should be protected from puncture damage. Foundations The proposed residential structures may be supported on shallow foundation systems bearing on the medium dense to very dense native soils or on structural fill, placed on the medium dense to very dense native soils. Continuous wall or column footings may be designed for a net allowable bearing pressure of 2,500 pounds per square foot (psf) dead plus live load. A 1/3 increase in the above value may be I Krazan & Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campus Crest.doc —J _7 KA No. 092-03013 April 4, 2003 Page No. 13 used for short duration, wind and seismic loads. Structural fill placed on bearing, native subgrade should be compacted to at least 95 percent of the maximum dry density based on ASTM Test Method j D1557. All footing subgrade areas should be inspected to verify suitable material for the design bearing ! pressure. Exterior footings should have a minimum depth of 18 inches below pad subgrade (soil grade) or adjacent exterior grade, whichever is lower. Interior footings should have a minimum depth of 12 inches below pad subgrade (soil grade) or adjacent exterior grade, whichever is lower. Footings should have a minimum width of 12 inches regardless of load. If constructed as recommended, the total settlement is not expected to exceed 1 inch. Differential settlement, along a 20-foot exterior wall footing, or between adjoining column footings, should be less than %2 inch, producing an angular distortion of 0.002. Most settlement is expected to occur during construction, as the loads are applied. However, additional post -construction settlement may occur if the foundation soils are flooded or saturated or if a strong seismic event results in liquefaction of the underlying soils. It should be noted that the risk of liquefaction is considered low, given the composition and density of the native, on site soils. Seasonal rainfall, water run-off, and the normal practice of watering trees and landscaping areas around the residential structures, should not be permitted to flood and/or saturate footings. Resistance to lateral footing displacement can be computed using an allowable friction factor of 0.32 acting between the bases of foundations and the supporting subgrade. Lateral resistance for footings can alternatively be developed using an allowable equivalent fluid passive pressure of 260 pounds per cubic foot (pcf) acting against the appropriate vertical footing faces. The frictional and passive resistance of the soil may be combined without reduction in determining the total lateral resistance. A 1/3 increase in the above values may be used for short duration, wind and seismic loads. Lateral Earth Pressures and Retaining_ Walls We have developed criteria for the design of retaining or below grade walls. Our design parameters are J based on retention of the in place soils. The parameters are also based on a level backfill condition. Walls may be designed as "restrained" retaining walls based on "at -rest" earth pressures, plus any surcharge on top of the walls as described below, if the walls are attached to the buildings and/or l movement is not acceptable. Unrestrained walls may be designed based on "active" earth pressure, if `j the walls are not part of the buildings and some movement of the retaining walls is acceptable. Acceptable lateral movement equal to at least 0.2 percent of the wall height would warrant the use of "active" earth pressure values for design. The following table, titled Wall Design Criteria, presents the recommended soil related design Jparameters for retaining walls with level backfill. Contact Krazan & Associates, Inc. if an alternate retaining wall system is used. _J Krazan & Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campus Crest.doc KA No. 092-03013 April 4, 2003 Page No. 14 Wall Design Criteria "At -rest" Conditions 58 psf/foot of depth "Active" Conditions 38 psf/foot of depth Passive Earth Pressure on Low Side of Wall (allowable; includes F.S. = 1.5) Neglect upper 2 feet; then 260 psf/linear foot of depth. Soil -Footing Coefficient of Sliding Friction (allowable; includes F.S. = 1.5) 0.32 The stated lateral earth pressures do not include the effects of hydrostatic pressure generated by water accumulation behind the retaining walls; seismic loads; or loads imposed by construction equipment, foundations or roadways (surcharge loads). To minimize the lateral earth pressure and prevent the buildup of water pressure against the walls, continuous footing drains (with cleanouts) should be provided at the bases of the walls. The footing drains should consist of a minimum 4-inch diameter perforated pipe, sloped to drain, with perforations placed down and enveloped by 6 inches of pea gravel in all directions and filter fabric to prevent the migration of fines. The backfill adjacent to and extending a lateral distance, behind the walls, of at least 2 feet should consist of free -draining granular material. All free draining backfill should contain less than 3 percent fines (passing the U.S. Standard No. 200 Sieve) based upon the fraction passing the U.S. Standard No. 4 Sieve with at least 30 percent of the material being retained on the U.S. Standard No. 4 Sieve. It should be realized that the primary purpose of the free -draining material is the reduction of hydrostatic pressure. Some potential for the moisture to contact the back face of the wall may exist, even with treatment, which may require that more extensive waterproofing be specified for walls, which require interior moisture sensitive finishes. We recommend that the backfill be compacted to at least 90 percent of the maximum dry density based on ASTM Test Method D1557. In place density tests should be performed to verify adequate compaction. Soil compactors place transient surcharges on the backfill. Consequently, only light hand operated equipment is recommended within 3 feet of walls so that excessive stress is not imposed on the walls. Rockeries It is our opinion that rockeries are not retaining structures, provide only minimal slope support, serve to primarily protect an already stable slope from erosion and should be used only for landscaping purposes. Rockeries are constructed by stacking large (200 to 8000 lbs) rocks against a steep, typically 6V:1H, slope which are held in place primarily by gravity. Since their construction is a craft depending on the skill and experience of the builder, rockeries are not generally considered engineered structures, rather their design and construction is more of an "art." As such, the performance of rockeries particularly during a seismic event is difficult to predict. There are a number of rockery detail drawings Krazan & Associates, Inc. Eleven Offices Serving The Westem United States 092-03013 Campus Crest.doc KA No. 092-03013 April 4, 2003 Page No. 15 available and various designers and jurisdictions use any one of a variety of details. Generally we recommend that persons having demonstrable experience and success on projects of similar size and complexity complete rockery design and construction. Additionally, the contractor should review our recommendations for temporary cut slopes prior to starting work. Rockeries should not be used in areas where structures located above or below the rockery are any nearer to the rear of the rockery than twice the rockery height, measured horizontally. A qualified geotechnical engineer should inspect the rockeries during their construction. Pavement Desien The near surface subgrade soils generally consist of variable mixtures of sand, silt and gravel. These soils are rated as fair to good for pavement subgrade material. We estimate that the subgrade will have a California Bearing Ratio (CBR) value of 10 and a modulus of subgrade reaction value of k = 200 pci, provided the subgrade is prepared in general accordance with our recommendations. We recommend that, at a minimum, 12 inches of the existing subgrade material be moisture conditioned (as necessary) and re -compacted to prepare for the construction of pavement sections. The subgrade should be compacted to at least 95 percent of the maximum dry density as determined by ASTM Test Method D1557. In place density tests should be performed to verify proper moisture content and adequate compaction. The recommended flexible and rigid pavement sections are based on design CBR and modulus of subgrade reaction (k) values that are achieved, only following proper subgrade preparation. It should be noted that subgrade soils that are relatively high in silt content may be highly sensitive to moisture conditions. The subgrade strength and performance characteristics of a silty subgrade material may be dramatically reduced if this material becomes wet. Traffic loads were not provided, however, based on our knowledge of the proposed project, we expect the traffic to be relatively light consisting mostly of passenger automobiles and delivery trucks. The following tables show the recommended pavement sections for light duty and heavy duty use. Krazan & Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campus Crest.doc KA No. 092-03013 April 4, 2003 Page No. 16 ASPHALTIC CONCRETE (FLEXIBLE) PAVEMENT T.Tf.RT T)TTTV (RFSMENTTAL ROADWAY) ESAL Asphaltic Concrete Aggregate Base* Compacted Subgrade* 50,000 3.0 in. 5.0 in. 12.0 in. :1 HEAVY DUTY (RESIDENTIAL ROADWAY) ESAL Asphaltic Concrete Aggregate Base* Compacted Subgrade* 300,000 4.0 in. 6.0 in. 12.0 in. * 95% compaction based on ASIM "Pest Method 7 PORTLAND CEMENT CONCRETE (RIGID) PAVEMENT LIGHT DUTY ESAL PCC Compacted Subgrade* 50,000 5.0 in. 12.0 in. HEAVY DUTY ESAL PCC Compacted Subgrade* 300,000 6.0 in. 12.0 in. * 95% compaction based on AST1N Test Method D1557 The asphaltic concrete depth in the flexible pavement tables should be a surface course type asphalt, such as Washington Department of Transportation (WsDOT) "Class B". The rigid pavement design is based on a Portland Cement Concrete (PCC) mix that has a 28 day compressive strength of 4,000 pounds per square inch (psi). The design is also based on a concrete flexural strength or modulus of rupture of 550 psi. Testing and InsiDection A representative of Krazan & Associates, Inc. should be present at the site during the earthwork activities to confirm that actual subsurface conditions are consistent with the exploratory fieldwork. 1 This activity is an integral part of our services as acceptance of earthwork construction is dependent J upon compaction testing and stability of the material. This representative can also verify that the intent of these recommendations is incorporated into the project design and construction. Krazan & Associates, Inc. will not be responsible for grades or staking, since this is the responsibility of the Prime Contractor. _J Krazan & Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campus Crest doc KA No. 092-03013 April 4, 2003 Page No. 17 LIMITATIONS Geotechnical engineering is one of the newest divisions of Civil Engineering. This branch of Civil Engineering is constantly improving as new technologies and understanding of earth sciences improves. Although your site was analyzed using the most appropriate current techniques and methods, undoubtedly there will be substantial future improvements in this branch of engineering. In addition to improvements in the field of geotechnical engineering, physical changes in the site either due to excavation or fill placement, new agency regulations or possible changes in the proposed structure after the time of completion of the soils report may require the soils report to be professionally reviewed. In light of this, the owner should be aware that there is a practical limit to the usefulness of this report without critical review. Although the time limit for this review is strictly arbitrary, it is suggested that two years be considered a reasonable time for the usefulness of this report. Foundation and earthwork construction is characterized by the presence of a calculated risk that soil and groundwater conditions have been fully revealed by the original foundation investigation. This risk is derived from the practical necessity of basing interpretations and design conclusions on limited sampling of the earth. The recommendations made in this report are based on the assumption that soil conditions do not vary significantly from those disclosed during our field investigation. If any variations or undesirable conditions are encountered during construction, the geotechnical engineer should be notified so that supplemental recommendations can be made. The conclusions of this report are based on the information provided regarding the proposed construction. If the proposed construction is relocated or redesigned, the conclusions in this report may not be valid. The geotechnical engineer should be notified of any changes so that the recommendations i can be reviewed and reevaluated. This report is a geotechnical engineering investigation with the purpose of evaluating the soil conditions in terms of foundation design. The scope of our services did not include any environmental site assessment for the presence or absence of hazardous and/or toxic materials in the soil, groundwater or i atmosphere, or the presence of wetlands. Any statements, or absence of statements, in this report or on any test pit log regarding odors, unusual or suspicious items, or conditions observed are strictly for descriptive purposes and are not intended to convey engineering judgment regarding potential hazardous and/or toxic assessments. The geotechnical information presented herein is based upon professional interpretation utilizing standard engineering practices and a degree of conservatism deemed proper for this project. It is not warranted that such information and interpretation cannot be superseded by future geotechnical developments. We emphasize that this report is valid for this project as outlined above, and should not be used for any other site. I Krazan & Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campus Crest.doc J KA No. 092-03013 April 4, 2003 Page No. 18 If you have any questions, or if we may be of further assistance, please do not hesitate to contact our office at (425) 485-5519. Respectfully submitted, KRAZAN & ASSOCIATES, INC. C4<-, Chris Behrens, L.G., L.E.G. Senior Engineering Geologist CB/SLC: 4-Sean L. Caraway, E. Engineering Manager .7 o1 Was � CAR 1> S38046 �rf= gitaa�rlag Gca! ii 4 � � �t1 G00 CHR1S J. BEHRENS =T 1 i Exa�► 4/�'i� a� � Krazan & Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campus Crest.doc ova 3s i;r s P Figure generated from TOPO USA®R. KRAZAN & ASSOCIATES 19501 1441h Avenue Northeast #F-300 Woodinville, WA 98072 425-485-5519 FIGURE 1 -VICINITY MAP Location: Federal Way, Washington Job No.: 092-03012 Client: Yarrow Bay Development Date: 3-27-03 Notes Drawing Plan Developed from TRIAD Associates topo drawing LEGEND st Pit TP-1 :atlon .n Figure 2 Drawn B i CB 13 Dates March 28, 2003 I Drawln Number, 1 Drawinq Type, Site Plan 1 J `. Appendix A Page A.1 APPENDIX A FIELD INVESTIGATION AND LABORATORY TESTING Field Investigation The field investigation consisted of a surface reconnaissance and a subsurface exploration program. Nine exploratory test pits were excavated and sampled for subsurface exploration at this site. The test pits reached depths of 8 to 14 feet below existing grades. The approximate exploratory test pit locations - are shown on the site plan (Figure 2). The depths shown on the attached test pit logs are from the existing ground surface at the time the test pits were excavated. The soils encountered were logged in the field during the exploration and, with supplementary laboratory test data, are described in accordance with the Unified Soil Classification System (USCS). All samples were returned to our Woodinville laboratory for evaluation. The logs of the exploratory test pits along with the laboratory test results are presented in this appendix. Laboratory Testing The laboratory testing program was developed primarily to determine the in situ moisture condition of the soils and the grain size distribution. The sieve analysis tests were performed for the purpose of soil classification. Test results were used as criteria for determining the engineering suitability of the surface and subsurface materials encountered. The results of the moisture content tests are presented on the Logs of Test Pits (presented in this appendix). The sieve analysis test results are presented in this appendix. _j Krazan & Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campus Crest.doc J `J Project: Campus Crest Development Log of Test Pit TP-1 Project No: 092-03013 Client: YARROWBAY Development, Inc. Surface Elevation: 397 ft. Figure No: A-1 Location: Campus Drive, Federal Way, WA Datum: Logged By: Chris Behrens Depth to Water Initial: Not Encountered At Completion: SUBSURFACE PROFILE SAMPLE Dynamic Cone Water Content E Penetration Description z 0 E Test N (Blows/1-3/4 in) W p I---0- 1 WI 0 m y T aa) o aa) 20 40 60 80 20 40 60 80 aai o cn rn o o_ o _- . j-1— Ground Surface ORGANIC SILT (OL) Soft, very dark gray, moist. ...... JTo2soillFarest QtL%____________ SILTY SAND WITH GRAVEL (SM) Loose, fine to coarse grained sand, grayish brown, moist to wet. (Weathered Glacial Till) _ SILTY SAND WITH GRAVEL (SM) ------------ Dense to very dense, fine to coarse grained sand, grayish brown to gray, moist. Few cobbles, trace of boulders. (Glacial Till) Test pit terminated at 8 feet due to very dense conditions. End of Test Pit 1 I 15- i S-1 Grab` I •I f I i S-2 Grab - � - �! -• Y ' I 1 • i- i ij l I Excavation Method: Deere 120 Excavator Krazan and Associates 19501 144th Ave. NE #F-300 Contractor: Mid -Mountain Contractors Woodinville, WA 98072 Test Pit Date: 3-26-03 Sample Method: Grab Sheet: 1 of 1 Project: Campus Crest Development Log of Test Pit TP-2 Project No: 092-03013 Client: YARROWBAY Development, Inc. Surface Elevation: 312 ft. Figure No: A-2 Location: Campus Drive, Federal Way, WA Datum: Logged By: Chris Behrens Depth to Water Initial: Not Encountered At Completion: SUBSURFACE PROFILE SAMPLE Dynamic Cone Water Content E Penetration Description Z c7 E Test (%) T I I a L) ° c;:�. (Blows/1-3/4 in) t a° CL m '� a Y a� .4 W p I --- 0 --- I W I �. E cEa CL a)o D 20 40 60 80 20 40 60 80 Ground Surface ORGANIC SILT (OL) NSoft, very dark gray, moist. _ _ _ _ _ (TopsoiI1Forest Duff)___ _ _ _ _ _ _ _ _ ____ SILTY SAND WITH GRAVEL (SM) S-1 Grab Loose to medium dense, fine to coarse grained sand, grayish brown, moist. ........ LVeathered Glacial Till SILTY SAND WITH GRAVEL (SM) Dense to very dense, fine to coarse grained sand, grayish brown to gray, moist. (Glacial Till) i 5 S-2 rab G--------------------------------- i SILTY GRAVEL WITH SAND (GM) S-3 Grab Dense to very dense, fine to coarse grained sand, grayish brown, moist. (Glacial Till) End of Test Pit 10 1 Excavation Method: Deere 120 Excavator Krazan and Associates 19501 144th Ave. NE #F-300 Contractor: Mid -Mountain Contractors Woodinville, WA 98072 Test Pit Date: 3-26-03 Sample Method: Grab Sheet: 1 of 1 Project: Campus Crest Development Log of Test Pit TP-3 Project No: 092-03013 Client: YARROWBAY Development, Inc. Surface Elevation: 304 ft. Figure No: A-3 Location: Campus Drive, Federal Way, WA Datum: Logged By: Chris Behrens Depth to Water Initial: Not Encountered At Completion: SUBSURFACE PROFILE SAMPLE Cone , Water Content QDynamic E �' Penetration o Description z 9 m D U W o w Test N (Blows/1-3/4 in) t a E a a c` cxi c w W P---0---I W I W co > a) o a) 20 40 60 80 20 40 60 80 �n rn'- 0 Ground Surface ORGANIC SILT (OL) Soft, very dark gray, moist. STopsoil/Forest Duffi_ ----_ -------- SILTY SAND WITH GRAVEL (SM) S-1 Grab Medium dense, fine to medium grained sand, grayish - - — brown to yellowish brown, moist. •"'' Ground Morain_e_D_epositL----- ____SWeathered POORLY GRADED SAND WITH GRAVEL SP Medium dense to dense, fine to coarse grained sand, olive brown to olive, moist. - vw s: S-2 Grab ■ (Ground Moraine Deposit) 5 <.:.: `kE I4 j j :• li ------------------------------------- SILTY GRAVEL WITH SAND (GM) Very dense, fine to medium grained sand, grayish brown, moist. I I (Glacial Till) 10 End of Test Pit 15-'I Excavation Method: Deere 120 Excavator Contractor: Mid -Mountain Contractors Krazan and Associates 19501 144th Ave. NE #F-300 Woodinville, WA 98072 Test Pit Date: 3-26-03 Sample Method: Grab Sheet: 1 of 1 Project: Campus Crest Development Log of Test Pit TP-4 Project No: 092-03013 Client: YARROWBAY Development, Inc. Surface Elevation: 336 ft. Figure No: A-4 Location: Campus Drive, Federal Way, WA Datum: Logged By: Chris Behrens Depth to Water Initial: Not Encountered At Completion: i E 5 1 SUBSURFACE PROFILE Description Ground Surface ORGANIC SILT (OL) Soft, very dark gray, moist. ------ LTopsoiUForest Duffl- SILTY SAND WITH GRAVEL (SM) Loose to medium dense, fine to medium grained sand, grayish brown, moist. .......... Glacial Tilll-------_-_ SILTY SAND WITH GRAVEL (SM) Dense to very dense, fine to medium grained sand, grayish brown to gray, moist. Few cobbles. (Glacial Till) Test pit terminated at 8 feet due to very dense conditions. End of Test Pit SAMPLE Dynamic Cone Water Content E Penetration as a� Z E Test N w ° (Blows/1-3/4 in) E a� N -- Y m Wp I --- 0 --- 1 WI m a CD o a) 20 40 60 80 20 40 60 80 vn f- o o_ n S-1 Grab a I S-2 I Grab I i I ' i I I i I I E � f I k i 15 Excavation Method: Deere 120 Excavator Krazan and Associates Test Pit Date: 3-26-03 19501 144th Ave. NE #F-300 Contractor: Mid -Mountain Contractors Woodinville, WA 98072 Sample Method: Grab Sheet: 1 of 11 Project: Campus Crest Development Log of Test Pit TP-5 Project No: 092-03013 Client: YARROWBAY Development, Inc. Surface Elevation: 368 ft. Figure No: A-5 Location: Campus Drive, Federal Way, WA Datum: Logged By: Chris Behrens Depth to Water Initial: Not Encountered At Completion: 1 SUBSURFACE PROFILE Description Ground Surface ORGANIC SILT (OL) Soft, very dark gray, moist. `-----iTops(:JLF rest DuFfl--------------- SILTY SAND WITH GRAVEL (SM) Loose to medium dense, fine to medium grained sand, grayish brown, moist. ---------W—Z eathered Glacial Till ---------------------- SILTY SAND WITH GRAVEL (SM) Dense to very dense, fine to medium grained sand, grayish brown to gray, moist. Few cobbles. (Glacial Till— '---------- --------------- POORLY GRADED GRAVEL WITH SAND (GP) Dense, fine to coarse grained sand, grayish brown to olive brown, moist. Few cobbles and boulders. (Advance Outwash) End of Test Pit SAMPLE Dynamic Cone i Water Content E Penetration z E Test M m w a ° ,=� (Blows/1-3/4 in) c2c W p ---0---I W I °a20 40 60i 204060 80E n o a �j. S-1 I Grab 1 S-2 I Grab 15� I . Excavation Method: Deere 120 Excavator Krazan and Associates 19501 144th Ave. NE #F-300 Contractor: Mid -Mountain Contractors Woodinville, WA 98072 Test Pit Date: 3-26-03 Sample Method: Grab Sheet: 1 of 1 Project: Campus Crest Development Client: YARROWBAY Development, Inc. Location: Campus Drive, Federal Way, WA Depth to Water Excavation Method: Deere 120 Excavator Contractor: Mid -Mountain Contractors Log of Test Pit TP-6 Surface Elevation: 344 ft. Datum: Initial: Not Encountered Krazan and Associates 19501 144th Ave. NE #F-300 Woodinville, WA 98072 Project No: 092-03013 Figure No: A-6 Logged By: Chris Behrens At Completion: Test Pit Date: 3-26-03 Sample Method: Grab Sheet: 1 of 1 Project: Campus Crest Development Log of Test Pit TP-% Project NO: 092-03013 Client: YARROWBAY Development, Inc. Surface Elevation: 324 ft. Figure No: A-7 Location: Campus Drive, Federal Way, WA Datum: Logged By: Chris Behrens Depth to Water Initial: Not Encountered At Completion: SUBSURFACE PROFILE SAMPLE Dynamic Cone Water Content E :3 Penetration Description Z C7 E Test (%) o Aa 2 (Blows/1-3/4 in r a w Y m w W p I---0---I W I CD T m > 0 o cu 20 40 60 80 20 40 60 80 0 U) fq F- 0 IL C6 1 1 1 1 1 1 I_ 1 Ground Surface r r ORGANIC SILT (OL) Soft, very dark gray, moist. iToi)soill`orsst Duff _-_-_-- --------- / SILTY SAND WITH GRAVEL (SM) Loose, fine to coarse grained sand, yellowish brown to grayish brown, moist. _ --__-__Weathered Advance br:hvash] WELL GRADED SAND IN/HT GRAVEL (SW Medium dense to dense, fine to coarse grained sand, olive, moist. (Advance Outwash) Test pit sides are caving. �.:,..--------------------------------- POORLY GRADED SAND WITH GRAVEL (SP) Dense, fine to medium grained sand, olive, moist. S-1 Grab Excavation Method: Deere 120 Excavator Krazan and Associates 19501 144th Ave. NE #F-300 Contractor: Mid -Mountain Contractors Woodinville, WA 98072 Test Pit Date: 3-26-03 Sample Method: Grab Sheet: 1 of 1 Project: Campus Crest Development Log of Test Pit TP-8 Project No: 092-03013 Client: YARROWBAY Development, Inc. Surface Elevation: 302 ft. Figure No: A-8 Location: Campus Drive, Federal Way, WA Datum: Logged By: Chris Behrens Depth to Water Initial: Not Encountered At Completion: SUBSURFACE PROFILE SAMPLE Dynamic Cone ; Water Content E =' a? Penetration Description m a o Test M (Blows/1-3/4 in) N W0 0- --WI m a U 20 40 60 80 24060(Do a) o cn F- Io oa Ground Surface ORGANIC SILT (OL) Soft, very dark gray, moist. _ _—_iToPsoil/Forest Duffl____ SANDY SILT (ML) to SILTY SAND (SM) Loose, very fine to fine grained sand, grayish brown, moist to wet. Interbedded. Weathered Advance Outwash SANDY SILT (ML) to SILTY SAND (SM) Loose to medium dense, very fine to fine grained sand, olive brown, moist to wet. Interbedded (Advance Outwash) 10 ------------------------------------ SILTY SAND (SM) Dense, very fine to fine grained sand, grayish brown to olive brown, moist. Poorly graded sand interbeds. (Advance Outwash) End of Test Pit 15 S-1 I Grab S-2 I Grab Excavation Method: Deere 120 Excavator Krazan and Associates 19501 144th Ave. NE #F-300 Contractor: Mid -Mountain Contractors Woodinville, WA 98072 • Test Pit Date: 3-26-03 Sample Method: Grab Sheet: 1 of 1 Project: Campus Crest Development Log of Test Pit TP-9 Project No: 092-03013 Client: YARROWBAY Development, Inc. Surface Elevation: 324 ft. Figure No: A-9 Location: Campus Drive, Federal Way, WA Datum: Logged By: Chris Behrens Depth to Water Initial: Not Encountered At Completion: SUBSURFACE PROFILE SAMPLE a� Dynamic Cone Water Content E M' 2 i Penetration Z cD E Test (%) Description �, w a o (Blows/1-3/4 in) a y in Y o.4 W p---0---I WI aai >, ICU a�i o aai 20 40 60 80 20 40 60 80 o cn cn H o o_ o_ —'— '---•— 0 Ground Surface ORGANIC SILT (OL) \!Oft, very dark gray, moist. ______________ _LTopsoillForest DufFQ_ I i SILTY SAND WITH GRAVEL (SM) Loose, fine to coarse grained sand, yellowish brown to —Y— - grayish brown, moist. S-1 Grab _ _ Weathered Advance Outwash�_______ I M f SILTY GRAVEL WITH SAND (GM) Medium dense to dense, fine to coarse grained sand, grayish brown to olive brown, moist to wet. Few cobbles and boulders. (Ground Moraine Deposit?/Advance Outwash?) I Test pit sides are caving- I � 10 End of Test Pit 1 !i i 15 - Excavation Method: Deere 120 Excavator Krazan and Associates Test Pit Date: 3-26-03 19501 144th Ave. NE #F-300 Contractor: Mid -Mountain Contractors Woodinville, WA 98072 Sample Method: Grab Sheet: 1 of 1 Particle Size Distribution Report C O O C C C nn O C C C C C Y A D t'1 100 90 W 70 IL Z_ CO LL Z LU LL a 40 so 20 10 0 500 100 ' 10 1 0.1 0.01 0.001 GRAIN SIZE - mm GRAVEL % SAND % FINES %COBBLES CRS. FINE CRS. MEDIUM FINE SILT CLAY p 17 19 8 13 19 24 SIEVE PERCENT SPEC.* PASS? Soil Description SIZE FINER PERCENT (X=NO) Silty Sand with Gravel 1 in. 100 0.75 in. 83 0.5 in. 74 0.375 in. 71 Atterberg Limits #4 64 PL= LL= PI= #10 56 #20 49 Coefficients #40 43 D85= 19.9 D50= 3.12 D50= 0.964 #60 37 D30= 0.137 D15= D10= 4100 31 #200 24 Cu= Cc� Classification USCS= SM AASMTO= Remarks Sample ID 13011-B (no specification provided) Sample No.: 13011-13 Source of Sample: Test Pits Date: 3-27-03 Location: TP-2/S-2 @ 5-6 Elev./Depth: Client: Yarrowbay Development, Inc. FKRAZAN & ASSOCIATES, INC. Project: Campus Crest Pro ect No: 09203013 Particle Size Distribution Report W Z LL Z W U W IL SIEVE SIZE PERCENT FINER SPEC.* PERCENT PASS? (X=NO) 1 in. 100 0.75 in. 1 59 0.5 in. 40 0.375 in. 33 #4 23 #10 16 #20 10 #40 7 #60 5 #100 4 #200 3.5 Soil Description Poorly graded Gravel with Sand Atterbere Limits PL= LL= PI= Coefficients Dg5= 23.1 DBd= 19.2 D50= 17.0 D30= 9.22 D15= 1.75 D10= 0.850 Cu= 22.63 Cc= 4.13 Classification USCS= GP AASHTO= Remarks Sample ID 13011-F (no specification provided) Sample No.: 13011-F Source of Sample: Test Pits Location: TP-5/S-1 @ 4-5' 11 Client: Yarrowbay Development, Inc. KRAZAN & ASSOCIATES, INC. 11 Project: Campus Crest No: 09203013 Date: 3-27-03 Elev./Depth: Particle Size Distribution Report - _ � O f•O 't OM 100 ; 11 90 ; I 80 , W 80 Z LL Z 50 LLI LU 40 (L I 30 20 a 500 100 10 1 0.1 0.01 0.001 GRAIN SIZE - mm Soil Description Poorly graded Gravel with Sand Atterberu Limits #4 25 Particle Size Distribution Report Ix W Z LL I— Z W U W a PERCENT SPEC.* PASS? ]%EVE E FINER PERCENT (X=NO) 1 in. 100 0.75 in. 87 0.5 in. 67 0.375 in. 58 #4 46 #10 33 #20 17 #40 5 460 2 #100 1 #200 0.9 .loll NrtiGT I]JLiUll Poorly graded Gravel with Sand Atterbera Limits PL= LL= PI= Coefficients D85= 18.3 D50= 10.3 D50= 6.28 D30= 1.68 Dt 5= 0.770 D1 0= 0.594 Cu= 17.33 Cc= 0.46 Classification USCS= GP AASHTO= Remarks Sample ID 13011-G (no specification provided) Sample No.: 13011-G Source of Sample: Test Pits Location: TP-6/S-2 Client: Yarrowbay Development, Inc. KRAZAN & ASSOCIATES, INC. Project: Campus Crest iect No: 09203013 Date: 3-27-03 Elev./Depth: 1 11 11 7 1] L L li i i i APPF,NDIX B EARTHWORK SPECIFICATIONS GENERAL Appendix B Page 13.1 When the text of the report conflicts with the general specifications in this appendix, the recommendations in the report have precedence. SCOPE OF WORK: These specifications and applicable plans pertain to and include all earthwork associated with the site rough grading, including but not limited to the furnishing of all labor, tools, and equipment necessary for site clearing and grubbing, stripping, preparation of foundation materials for receiving fill, excavation, processing, placement and compaction of fill and backfill materials to the lines and grades shown on the project grading plans, and disposal of excess materials. PERFORMANCE: The Contractor shall be responsible for the satisfactory completion of all 1 earthwork in accordance with the project plans and specifications. This work shall be inspected and tested by a representative of Krazan and Associates, Inc., hereinafter known as the Geotechnical Engineer and/or Testing Agency. Attainment of design grades when achieved shall be certified to by the project Civil Engineer. Both the Geotechnical Engineer and Civil Engineer are the Owner's representatives. If the contractor should fail to meet the technical or design requirements embodied in this document and on the applicable plans, he shall make the necessary readjustments until all work is deemed satisfactory as determined by both the Geotechnical Engineer and Civil Engineer. No deviation ] from these specifications shall be made except upon written approval of the Geotechnical Engineer, Civil Engineer or project Architect. No earthwork shall be performed without the physical presence or approval of the Geotechnical Engineer. The Contractor shall notify the Geotechnical Engineer at least 2 working days prior to the commencement of any aspect of the site earthwork. The Contractor agrees that he shall assume sole and complete responsibility for job site conditions during the course of construction of this project, including safety of all persons and property; that this requirement shall apply continuously and not be limited to normal working hours; and that the Contractor shall defend, indemnify and hold the Owner and the Engineers harmless from any and all liability, real or alleged, in connection with the performance of work on this project, except for liability arising from the sole negligence of the Owner of the Engineers. TECHNICAL REQUIREMENTS: All compacted materials shall be densified to a density not less than 95 percent of maximum dry density as determined by ASTM Test Method D1557 as specified in the technical portion of the Geotechnical Engineering Report. The results of these tests and compliance ] with these specifications shall be the basis upon which satisfactory completion of work will be judged Jby the Geotechnical Engineer. SOIL AND FOUNDATION CONDITIONS: The Contractor is presumed to have visited the site and to have familiarized himself with existing site conditions and the contents of the data presented in the soil report. Krazan and Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campus Crest.doc -. J Appendix B Page B.2 The Contractor shall make his own interpretation of the data contained in said report, and the Contractor shall not be relieved of liability under the contractor for any loss sustained as a result of any variance between conditions indicated by or deduced from said report and the actual conditions encountered - -� during the progress of the work. ti DUST CONTROL: The work includes dust control as required for the alleviation or prevention of any dust nuisance on or about the site or the borrow area, or off -site if caused by the Contractor's operation either during the performance of the earthwork or resulting from the conditions in which the Contractor leaves the site. The Contractor shall assume all liability, including Court costs of codefendants, for all claims related to dust or windblown materials attributable to his work. SITE PREPARATION Site preparation shall consist of site clearing and grabbing and preparations of foundation materials for receiving fill. CLEARING AND GRUBBING: The Contractor shall accept the site in this present condition and shall demolish and/or remove from the area of designated project, earthwork all structures, both surface and subsurface, trees, brush, roots, debris, organic matter, and all other matter determined by the Geotechnical Engineer to be deleterious. Such materials shall become the property of the Contractor and shall be removed from the site. Tree root systems in proposed building areas should be removed to a minimum depth of 3 feet and to such an extent which would permit removal of all roots larger than 1 inch. Tree root removed in parking areas may be limited to the upper 11/z feet of the ground surface. Backfill or tree root excavation should not be permitted until all exposed surfaces have been inspected and the Geotechnical Engineer is present for the proper control of backfill placement and compaction. Burning in areas, which are to receive fill materials, shall not be permitted. SUBGRADE PREPARATION: Surfaces to receive Structural fill shall be prepared as outlined above, excavated/scarified to a depth of 12 inches, moisture -conditioned as necessary, and compacted to 95 percent compaction. Loose and/or areas of disturbed soils shall be moisture conditioned and compacted to 95 percent compaction. All ruts, hummocks, or other uneven surface features shall be removed by surface grading prior to placement of any fill material. All areas which are to receive fill materials, shall be approved by the Geotechnical Engineer prior to the placement of any of the fill material. EXCAVATION: All excavation shall be accomplished to the tolerance normally defined by the Civil Engineer as shown on the project grading plans. All over excavation below the grades specified shall be backfilled at the Contractor's expense and shall be compacted in accordance with the applicable 1 technical requirements. FILL AND BACKFILL MATERIAL: No material shall be moved or compacted without the presence of the Geotechnical Engineer. Material from the required site excavation may be utilized for construction site fills provided prior approval is given by the Geotechnical Engineer. All materials utilized for constructing site fills shall be free from vegetable or other deleterious matter as determined by the Geotechnical Engineer. I Krazan and Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campus Crest,doc it ,J I I Appendix B Page B.3 PLACEMENT, SPREADING AND COMPACTION: The placement and spreading of approved fill materials and the processing and compaction of approved fill and native materials shall be the responsibility of the Contractor. However, compaction of fill materials by flooding, ponding, or jetting shall not be permitted unless specifically approved by local code, as well as the Geotechnical Engineer. Both cut and fill shall be surface compacted to the satisfaction of the Geotechnical Engineer prior to final acceptance. SEASONAL LIMITS: No fill material shall be placed, spread, or rolled while it is frozen or thawing or during unfavorable wet weather conditions. When the work is interrupted by heavy rains, fill operations shall not be resumed until the Geotechnical Engineer indicates that the moisture content and desity of previously placed fill are as specified. Krazan and Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campos Crest.doc v 7 � 7 � 7 � 7 �I i I i i i Appendix C Page C. APPENDIX C PAVEMENT SPECIFICATIONS 1. DEFINITIONS — The term "pavement" shall include asphalt concrete surfacing, untreated aggregate base, and aggregate subbase. The term "subgrade" is that portion of the area on which surfacing, base, or subbase is to be placed. 2. SCOPE OF WORK — This portion of the work shall include all labor, materials, tools and equipment necessary for and reasonable incidental to the completion of the pavement shown on the plans and as herein specified, except work specifically notes as "Work Not Included." 3. PREPARATION OF THE SUBGRADE — The Contractor shall prepare the surface of the various subgrades receiving subsequent pavement courses to the lines, grades, and dimensions given on the plans. The upper 12 inches of the soil subgrade beneath the pavement section shall be compacted to a minimum compaction of 95% of maximum dry density as determined by test method ASTM D1557. The finished subgrades shall be tested and approved by the Geotechnical Engineer prior to the placement of additional pavement of additional pavement courses. a 4. AGGREGATE BASE — The aggregate base shall be spread and compacted on the prepared subgrade in conformity with the lines, grades, and dimensions shown on the plans. The aggregate base should conform to WSDOT Standard Specification for Crushed Surfacing Base Course or Top Course 1 (Item 9-03.9(3)). The base material shall be compacted to a minimum compaction of 95% as determined by ASTM D1557. Each layer of subbase shall be tested and approved by the Geotechnical Engineer prior to the placement of successive layers. 5. ASPHALTIC CONCRETE SURFACING — Asphaltic concrete surfacing shall consist of a mixture of mineral aggregate and paving grade asphalt, mixed at central mixing plant and spread and 1 compacted on a prepared base in conformity with the lines, grades, and dimensions shown on the plans. The viscosity grade of the asphalt shall be AR-4000. The mineral aggregate shall be WSDOT Class B. The drying, proportioning, and mixing of the materials shall conform to WSDOT Specifications. The prime coat, spreading and compacting equipment, and spreading and compacting the mixture shall conform to WSDOT Specifications, with the exception that no surface course shall be placed when the atmospheric temperature is below 50 degrees F. The surfacing shall be rolled with combination steel - wheel and pneumatic rollers, as described in WSDOT Specifications. The surface course shall be placed with an approved self-propelled mechanical spreading and finishing machine. 6. TACK COAT — The tack (mixing type asphaltic emulsion) shall conform to and be applied in accordance with the requirements of WSDOT Specifications. Krazan and Associates, Inc. Eleven Offices Serving The Western United States 092-03013 Campus Crest.doc