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06-102983-UPCITY OF CITY HALL FILE 1�kFederal Way 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com July 12, 2006 Ms. Lisa Klein AHBL 2215 North 30`h Street Tacoma, WA 98503-3350 RE: File Nos. 06-102983-UP, 06-102984-SE, 06-102985-UP; NOTICE OF COMPLETE APPLICATION, ADDITIONAL INFORMATION REQUESTED Federal Way Townhomes, 31408 281h Avenue South, Federal Way Dear Ms. Klein: The Department of Community Development Services received project information you submitted on June 15, 2006, for the proposal to develop a 30-unit condominium project at the above -referenced address. Pursuant to the requirements of Federal Way City Code (FWCC), the City has 28 days to detemune whether an application is complete. COMPLETE APPLICATION - Please consider this letter as a Letter of Completeness. Pursuant to FWCC, the application is deemed complete as of July 5, 2006, based on the submittal requirements for State Environmental Policy Act (SEPA), Process III Project approval, and Process IV Project approval (variance request). A 120-day time line for reviewing the project has started as of this date. The City has 120 days from the date that an application is deemed complete to take action on the application. However, the 120-day time line can be stopped at any time that the City requests additional information, as noted below. Having met the submittal requirements, pursuant to the FWCC, a Notice of Application will be published in the Federal Way Mirror within 14 days and other public notice will be given based on City procedures. In addition, since the requested Height Variance is undergoing Process IV Review — Hearing Examiner Approval, the applicant is responsible for erecting a large public notice sign on the site. The public notice sign fee of $40 must be paid and the notice board be picked up at City Hall, Community, Development Services Department. You must have the notice board posted in a clearly visible location facing 2e Avenue South, by July 12, 2006. Upon posting, please return a signed copy of the form indicating the sign has been erected to the Community Development Services Department. ADDITIONAL INFORMATION REQUESTED - The following comments are based on an initial technical review of the application by City staff. With this request for additional information, the 120-day maximum review time frame is suspended with five of the 120 days used, and it will be restarted within fourteen (14) days of the date of your complete response to this request. PRELIMINARY SEPA COMMENTS FROM THE DEVELOPMENT REVIEW COMMITTEE (DRC) A. The environmental checklist must be revised as follows: B.14.c — Please correct the stated number of parking spaces to coincide with the submitted plans. B.7.b.3 — The SEPA checklist and letter dated April 28, 2006, from Jon Graves Architects, submitted 1ls. Klein July 12, 2006 Page 2 with the Land Use application, addresses sound attenuation strategies. Please provide a letter from an acoustical engineer that indicates that the proposed sound insulation strategies and proposed STC rating of 52 for the exterior walls has been reviewed by them and that they concur that these strategies will adequately address noise impacts associated with Interstate-5. PRELIMINARY PROCESS III COMMENTS In addition to the items discussed above, preliminary Process III review comments are provided below. A. Planning Department (Janet Shull, 206-244-3749, janetshulldesign@comcast.net) Drawing Titles Submitted preliminary architectural drawings are labeled "Process IV Application". While the drawing labeling will not affect the technical review for Process III Land Use Approval, it is suggested that only exhibits related to the height variance application have this reference. 2. Topographic Survey • The project name needs to be indicated on the drawing. • The site area needs to be indicated on the drawing. 3. Site Plan ■ Provide lot coverage calculation information on the site plan drawing. • The site plan will be impacted by required street frontage improvements and related right-of- way dedication (see enclosed Public Works and Traffic review comments). • Proposed Open Space Areas 4 and 5 indicate usage of street ends as part of the open space area. Please identify the proposed open space use(s) for these paved areas. • According to the Landscape plan, a significant portion of proposed Open Space Area 3 will be paved with permeable pavers. Please indicate the intended use(s) for Open Space Area 3. • The site plan layout differs from the landscape plan in the following ways and must be reconciled: o rockeries are shown in the eastern portion of the site on the landscape, but not site plan; o conditions along 28`b Avenue South differ in that the landscape plan indicates a sidewalk located on the subject site, while the site plan indicates a sidewalk and planting strip within the adjacent right-of-way; and o pedestrian pathways are indicated on the landscape plan between Buildings 5 and 6 and between Buildings 1 and 2. These pedestrian ways should also be shown on the site plan. In addition, pedestrian paths should be provided between Buildings 3 and 4 to provide a clear connection to the proposed open space to the east of the site. • Provide location and dimension of mechanical equipment, rockeries, and retaining walls. ■ Provide location of all significant trees as defined by FWCC Section 22-1568. • Provide location of existing and proposed utility poles and boxes, water, storm sewer, sanitary sewer, and fire hydrants. 4. Building Elevations ■ The east and west elevations are incorrectly labeled on Building Elevation Sheet A3.3, please correct. ■ Provide rooftop and ground based mechanical equipment screen details. • Provide fence and retaining wall/rockery details. 06-102983 Doc I D. 37138 Ms. Klein July 12, 2006 Page 3 5. Building Fagade Length • Per FWCC 22-667, building facades that exceed 50 feet must be modulated as follows: o The minimum depth of the modulation is three feet. o The minimum width of the modulation is four feet. o The maximum length of the modulation is 35 feet. The north and south facades of Buildings 1 and 2, east and west facades of Building 3; and east facade of Building 5 must be revised to meet this requirement. 6. Design Guidelines' • Provide a written narrative identifying how the proposal complies with the applicable design guidelines as detailed in the FWCC. • Fapade Modulation 2: Building facades that are greater than 60 feet in length and visible from a right-of-way or residential use or zone must incorporate facade modulation treatment. The north and south facades of Buildings 1 and 2; and east and west facades of Buildings 3-6 must meet this requirement. At a minimum, two of four possible facade treatments must be incorporated in the facade design. The treatment options are: o Facade modulation o Landscape screening o Canopy or Arcade o Pedestrian Plaza Discuss in the narrative described above, and indicate on the site plan and elevation drawings, how this requirement will be met. ' • Per FWCC 1638(a)(12), units on the ground floor shall have private outdoor spaces adjacent to them so those exterior portions of the site are controlled by individual households. Indicate on the site and landscape plans how this requirement will be met. It is recommended that private open space be provided at the rear of each building with exterior access to a patio or deck space. • Per FWCC 1638(a)(16), buildings shall be designed to have a distinct "base", "middle", and "top". Indicate on the building elevation drawings how this requirement is being met. It appears that on the primary entry facade of each building this requirement is satisfied. The side and rear facades do not provide for a distinct treatment of the "base" (in this case, first floor). 7. Landscaping • A small portion of the east/west drive aisle, at its easterly terminus, is located within a required landscape buffer and must be relocated, unless a landscape modification is requested by the applicant and approved by the City under the applicable code provisions (FWCC 22-1570 et seq.). • Provide detailed information regarding the location, type, and size of all significant trees on the site. Identify those that will be removed, those that will remain, and proposed replacement trees. The submitted plan identifies three existing trees to remain that must be labeled as to their size and species. In addition, the trees that are proposed to be removed must also be identified on the plan. • Provide plan and section details showing how the proposed significant trees to be retained will be protected. Indicate a no disturbance area of no less than the drip line of the significant tree and provide for protective fencing details. Also indicate any proposed changes in grade level 1 FWCCChapter 22, Article XIX, "Community Design Guidelines" 2FWCC Section 22-1635(b) 06-102983 Doc I.D. 37138 Ms. Klein July 12, 2006 Page 4 around the tree that could impact its chances of survival. Reference FWCC 1568(c)(6), significant tree standards, Best Management Practices (BMPs). • Identify on the Landscape plan drawing the required area and type of perimeter landscaping. • Perimeter landscaping identified along the north, south, and eastern property lines does not indicate any groundcover material. Type III landscaping must include groundcover material along with shrubs and trees. All shrubs must be a minimum of 24 inches tall at time of planting. Please revise the planting plan and plant schedule as necessary. • The submitted landscape plan indicates that buffer planting along I-5 will range from 6 to 16 feet below the grade of the adjacent residences. Consequently, views of 1-5 will not be screened from the east -facing dwelling units. One recommendation is to look at terracing of the eastern portion of the site and adding landscape treatment along the top of the proposed retaining/rockery walls. Terracing would also provide the opportunity for units in Buildings 3 and 4 to have exterior private open space with direct access from the units as well as provide better access to and surveillance of adjacent proposed Open Space Area 3. ■ Identify the street trees to be installed within the right-of-way. • Provide location and square footage calculations of drought tolerant landscape areas to meet requirements of FWCC Section 22-1564(f). ■ Provide an irrigation plan for lawn areas. • Provide drawings illustrating proposed screening for ground based mechanical equipment. 8. Site Lighting • Provide site lighting to illuminate pedestrian pathways between buildings. • Provide details of proposed site lighting including elevations. • Street lighting along 28t' Avenue South must be indicated on the plans. B. Building Division (Scott Sproul, 253-835-2633, scott.sproul@cityoffederalway.com) Comments will be available at a later date. C. Public Works/Engineering (Kevin Peterson, 253-835-2734, kevin.peterson@cityoffederalway.com) Refer to enclosed comments dated July 5, 2006. D. Public Works/Traffic (Maryanne Zukowski, 253-835-2742, maryanne.zukowski@cityoffederalway.com) Refer to enclosed comments dated June 28, 2006. E. South King Fire and Rescue (Chris Ingham, chris.ingham@southkingfire.org, 253-946-7244) Comments will be available at a later date. F. Lakehaven Utility District (Brian Asbury, basbury@lakehaven.org) The applicant has not completed and submitted to Lakehaven all applications necessary to be able to determine the applicant's requirements for connection to Lakehaven's water and/or sewer systems to serve the subject property. The applicant will need to submit one of the following applications to Lakehaven to formally commence the water and/or sewer plan review process: Developer Extension Pre - Design; or Developer Extension Agreement. PRELIMINARY PROCESS IV (HEIGHT VARIANCE REQUEST) COMMENTS In addition to the items discussed above; preliminary Process IV review comments are provided below, 06-102983 Doe. I D 37138 Ms. Klein July 12, 2006 Page 5 1. Height Variance Application • The elevation drawings submitted along with the request for a height variance does not clearly identify how the various building elevations exceed the height requirement of 30 feet. Enclosed is a handoue that provides a diagram indicating how the maximum allowed building height should be indicated on the elevations. The submittal should clearly describe each instance where the height limit is exceeded and by how much. ■ Staff has reviewed the letter submitted in support of the Height Variance request and does not find that it adequately addresses the variance criteria (in particular Criteria A and B). Based on the submitted information, staff is not likely to recommend support of the variance request. Some of the arguments we find more compelling are those presented that discuss how the buildings are stepping up and down the site with topography as well as are modulated in the vertical plane. hi some cases, this modulation does result in individual building segments that if evaluated as sub -sets of the overall elevation, could each meet the overall height requirement (e.g. north/south elevations of Buildings 1 and 2). However, in other cases, building elevations are not relating to the change in topography (e.g. east, north, and south elevations Buildings 3 and 4). Staff feels more effort could be put into designing these buildings to better relate to the site topography. With this request for additional information, the 120-day maximum review time frame is suspended with five of the 120 days used, and it will be restarted within fourteen (14) days of the date of your complete response to this request. If you should have any questions regarding this letter or your development.project, please feel free to contact me at 206-244-3749 orjanetshulldesign@comeast.net. Sincerely, Z&"V��— PW Janet Shull, AICP Contract Planner enc: Public Works Comments Traffic Comments Height Measurement Handout c: Scott Sproul, Acting Assistant Building Official Kevin Peterson, Engineering Plans Reviewer Maryanne Zukowski, Senior Traffic Engineer Chris Ingham, South King Fire and Rescue Brian Asbury, Lakehaven•Utility District 3 Height Measurement handout O6-102983 Doc. 1 D. 37138 CITY OF Federal March 5, 2007 Ms Lisa Klein AHBL 2215 North 30'h Street Tacoma, WA 98503-3350 CITY HALL Way 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Re: File #06-102983-00-UP; PROCESS III PROJECT APPROVAL Federal Way Townhomes, 31408 281h Avenue South, Federal Way Dear Ms Klein: l The City of Federal Way has completed the administrative review of the proposed the construction of 29 condoniinium/multifamily units totaling 62,240.square feet in six separate two - to three-story buildings, along with 60 parking stalls and on -site opens space and landscaping. The site plan application submitted on June 15, 2006, and revisions submitted on November 20, 2006, and February 8, 2007, is hereby conditionally approved per the enclosed Exhibit A, Findings for Project Approval. The remainder of this letter outlines future review processes required, gives a brief summary of the process under the State Environmental Policy Act (SEPA) to date, and outlines procedure relating to appeals and approval periods for this decision. Additional requirements will be provided as City departments review the building permits submitted for the improvements. REVIEW PROCESSES REQUIRED The site is within the Residential Multi -Family (RM 2400) zoning district. Multifamily residential uses are permitted in this zone subject to the provisions of Federal Way City Code (FWCC) Section 22-667, "Attached, detached or stacked dwelling units." The proposed uses are reviewed under the Process III, Project Approval, review process. Project approval does not grant license to begin any type of site work. SEPA PROCESS The responsible official of the City of Federal Way issued a Determination of Nonsignificance (DNS) on December 30, 2006, pursuant to the State Environmental Policy Act (SEPA, file #06- 1002984-00-SE). The comment and appeal period for this determination was completed on January 29, 2007, with no corrections to the City's initial determination. File #06-102983-00-UP Doc I.D. 39994 Ms Lisa Klein Page 2 March 5, 2007 CONDITIONS OF APPROVAL Prior to issuance of a construction permit, the landscape plans (received February 8, 2007) shall be revised to provide additional detail indicating the size of all proposed planting materials, and to specify the location, size, and species of trees provided to replace significant tree removal in excess of 75 percent of existing significant trees. 2. Prior to issuance of a construction permit, a Boundary Line Adjustment (BLA) application is required to be submitted to the city to either eliminate or adjust the existing interior lot lines to accommodate required building setbacks from property lines The BLA must be reviewed and approved by the city and recorded at King County at the expense of the applicant before the Certificate of Occupancy shall be granted. 3. Prior to issuance of a construction permit, the applicant shall deed nine feet of property frontage along 28`� Avenue South to the City of Federal Way via a statutory warranty deed, to be reviewed and approved by the city, and recorded at King County at the expense of the applicant. 4. Prior to issuance of a construction permit, the applicant shall provide for review of the project by an acoustical engineer and incorporation of recommended building design measures to achieve a Day -Night Sound Level (Ldn) of no more than 45 dB for the interior of each individual dwelling unit. PROCEDURAL INFORMATION Unless modified or appealed, this project approval is valid for a period of one year from the effective date of the decision. If no further action is taken within one year, the decision becomes void. The applicant must substantially complete construction for the development activity, use of land, or actions approved under this project approval, and complete the applicable conditions listed in this decision within five years of the effective date of the decision, or the decision becomes void. An extension may be granted, pursuant to FWCC Section 22-409, through a written request submitted to the City's Department of Community Development Services prior to the expiration of the decision. This decision may be appealed by any person who received a copy of this decision. The appeal must be in the form of a letter delivered to the Department of Community Development Services (33325 Eighth Avenue South, PO Box 9718, Federal Way, WA, 98063-9718) and be accompanied by the established fee, within 14 calendar days after the effective date of the decision. The effective date of this decision is March 8, 2007. The appeal letter must contain a clear reference to the matter being appealed and a statement of the factual findings and conclusions of the Director of Community Development disputed by the person filing the appeal. File 006-102983-00-UP Doc. I.D. 39994 Ms Lisa Klein Page 3 March 5, 2007 This decision shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Also, be advised that various performance and maintenance bonds may be required for the project. Any bonds or other agreements as required must be completed prior to issuance of any related construction permits. A cash deposit is required to cover the City's potential expenses, if necessary, for obtaining and using the proceeds of any bond. The cash deposit shall be posted for up to five percent ($100 minimum) prior to building permit issuance. The cash deposit will be refunded following satisfactory completion of all bond requirements. If you have any questions regarding this decision, please call Contract Planner Janet Shull at 206-244- 3749. Sincerely, Kathy McClung, Direct Community Development Services enc: Exhibit A, Findings for Project Approval Exhibit B, Approved Site Plan c: Janet Shull, Contract Planner Scott Sproul, Acting Building Official Kevin Peterson, Engineering Plans Reviewer Maryanne Zukowski, Traffic Analyst Chirs Ingham South King Fire and Rescue Brian Asbury, Lakehaven Utility District File 406-102993-00-UP Doc I D 39994 CITY OF Federal Allay EXHIBIT A FINDINGS FOR PROJECT APPROVAL FEDERAL WAY TOWNHOMES AT 28TH AVENUE SOUTH File #06-102983-00-UP The following are findings for recommending conditional approval of the Federal Way Townhomes multifamily residential development of 29 new residential units at 31408 281h Avenue South in Federal Way. 1. The applicant proposes the construction of 29 condominium/multifamily units totaling 62,240 square feet in six separate two- to three-story buildings. Sixty parking stalls will be provided with parking being located in a garage and driveways provided for each individual unit. An existing vacant warehouse building will be demolished with the proposal. 2. Zoning for the subject site is Multi -Family Residential 2400 (RM-2400). Multifamily residential uses are permitted in this zone subject to the provisions of Federal Way City Code (FWCC) Section 22- 667, subject to Process III, Project Approval. The code requires a minimum of 2,400 square feet of area per dwelling unit. The application meets this requirement. The Federal Way Comprehensive Plan (FWCP) designation for the subject site is Multi -Family. The 2.09-acre subject site consists of two separate tax parcels (#092104-9148 and #092104-9142), Prior to issuance of any construction permits, the applicant shall submit a boundary line adjustment (BLA) application to either eliminate or adjust the existing interior lot lines to accommodate required building setbacks from property lines. The BLA shall be reviewed and approved by the city and recorded at King County at the expense of the applicant before the Certificate of Occupancy shall be granted. 4. The responsible official of the City of Federal Way issued a Determination of Nonsignificance (DNS) on December 30, 2006, pursuant to the State Environmental Policy Act (SEPA). The comment and appeal period for this determination concluded on January 29, 2007, with no corrections to the City's initial determination. The final staff evaluation for environmental checklist, Federal Way application number 06-102984-00-SE, is hereby incorporated by reference as though set forth in full. 5. The site is located between Interstate 5 and 20 Avenue South. Vehicular and pedestrian access to the subject site is from 28th Avenue South; no access is provided to Interstate 5. 6. Required street improvements include a 44-foot paved roadway (22-feet each side of centerline) with curb and gutter, six-foot planter strip with street trees, eight -foot sidewalk, three-foot utility strip, and streetlights in a 78-foot right-of-way to meet the City's Type "K' street cross-section. The applicant has proposed to dedicate nine feet of property along 28"' Avenue South for right -of way purposes, in order to accommodate the required street improvements. This property must be deeded to the City via statutory warranty deed, reviewed and approved by the City, and recorded at King County at the expense of the applicant, prior to issuance of a construction permit. 7. Drainage components shall conform to the 1998 King County Surface Water Design Manual (KCSWDM) and City addendum to the manual. The applicant has proposed, and the City has approved in concept, an underground detention and water quality vault. The detention facility shall be designed to meet Level 1 Flow Control requirements, and the water quality facility shall be designed to meet the Basic Water Quality requirements of the KCSWDM. The Washington State Department of Transportation (WSDOT) shall review the drainage plans and Technical Information Report (TIR) prepared for the project, due to the proximity of the drainage facilities discharge location to the I-5 right -of --way. The subject site is adjacent to Interstate 5 and proposed residential units will be subject to freeway noise. The applicant shall provide for review of the project by an acoustical engineer. Proposed measures to address noise impacts shall be reviewed with the construction permit application. 9. Under FWCC Section 22-667, multi -family uses located in the RM zoning district require the following structural setbacks: 20 feet in the front, and five feet for both side and rear structural setbacks. The maximum height of the structures is 30 feet above average building elevation to the midpoint between the eave and ridge of the highest principal roof. The site plans and elevations comply with these dimensional requirements. 10. No fagade on the proposed buildings exceeds 120 feet in length per the requirement established in FWCC Section 22-667. The north and south facades of Buildings 1 and 2, and the east and west facades of Buildings 3 to 6, are longer than 50 feet. These facades in excess of 50 feet in length are modulated per code requirements. 10. Landscaping — Perimeter landscaping in the amount of 20 feet of Type III landscaping is required long the west property line abutting 28'h Avenue South, and ten feet of Type III landscaping is required along the remaining property lines pursuant to FWCC Section 22-1566(c). The site and landscape plans identify perimeter landscape areas that meet these requirements. Prior to issuance of a building permit, the landscape plans shall be revised to indicate the proposed size of plant materials on the plant schedule. Final landscape plans will be reviewed with construction permits to ensure compliance with the FWCC. 11. There are 30 significant trees on the site. The applicant proposes to remove 26 significant trees and retain four as identified on the landscape plan sheets L-1 and L-2. Per FWCC Section 22-1568, if more than 75 percent of significant trees will be removed, each tree (above 75 percent) must be replaced. The applicant shall be required to replace significant trees so as to provide for a minimum of eight significant trees on the developed site. The applicant states on the landscape plan that replacement trees will be provided to meet this requirement. Prior to issuance of a construction permit, the applicant shall revise the landscape plan and plant schedule to clearly identify the species, size, and location of proposed replacement trees. 12. Recreational Open Space is required for multifamily projects. Under FWCC Section 22-667, a minimum of 400 square feet per unit of open space is required. For the proposed 29 units, a total of 11,600 square feet of open space is required. The landscape plan identifies a total usable open space area of 11, 728 square feet, thus meeting this requirement. Of the 11,600 square feet of required usable open space, a total of 1,160 square feet of area (10 percent of total open space) must be developed with children's play equipment. The applicant has proposed a 2,021 square foot play area Federal Way Townhomes File #06-102983-00-UP / Doc. I.D. 39994 Findings for Project Approval Page 2 with a play structure within a larger 5,242 square foot open space area that incorporates a lawn area with picnic tables and a barbeque. There are four additional open space areas on the site ranging from 1,108 square feet to 2,693 square feet in size. Three of these open space areas provide for passive use with landscaped pathways and benches, and the fourth provides.for two tether ball courts. 13. Site and architectural design is consistent with FWCC Chapter 22, Article XIX, "Community Design Guidelines," based on provision of the following key design elements: a. Pedestrian areas are incorporated throughout the site. b. A pedestrian pathway connects the interior of the site with adjacent public right-of-way. c. Outdoor furnishings are provided including benches, picnic tables, and trash receptacles. d. Buildings have been designed to step up the natural slope of the. site. e. The project design reflects material variations (i.e., brick, cement board lap siding, wood trim at door and window openings, and asphalt shingle roofing). f. The building has a distinct base, middle, and top defined by horizontal banding at each floor, and brick work at the ground level at primary entrances. g. Facades are accented by residential features such as decks/balconies; gabled and shed roof overhangs at front entrance and garage entrances; windows with the appearance of divided lites and wooden trim; and gabled roofs with wooden brackets. h. Significant trees are to be retained within the perimeter of the site. i. Landscaped yards are provided between the buildings and the public street. j. The recreational open space areas are placed to be within direct view of adjacent units. k. All units have ground floor access with access to adjacent outdoor spaces defined by landscape plantings. 1. All structures have pitched roofs with a minimum 4:12 pitch. 14. The applicant has incorporated Crime Prevention Through Environmental Design (OPTED) requirements in project design as follows: exterior lighting of pedestrian areas including walkways, and lighting of individual building entrances; natural surveillance is provided with windows that overlook building entrances and open space areas; each dwelling unit has its own secured entrance; and landscaping maintenance shall be provided for by a homeowners' association. 15. Any covenants, conditions, and restrictions (CC&Rs) for the condominium units shall be submitted to the City for review and approval prior to recording. 16. Trash removal shall be provided at the subject site via curbside pickup for each individual unit. 17. A school mitigation fee shall be collected at the time of issuance of building permits. The fee assessed and collected shall be based on the fee schedule in effect at the time of building permit issuance. (School mitigation fees are adjusted annually.) 18. As conditioned, the proposed site plan application and application attachments have been determined to be consistent with the Federal Way Comprehensive Plan, all applicable provisions of this chapter, and with the public health, safety, and welfare. The streets and utilities in the area of the subject property are adequate to serve the anticipated demand from the proposal, and the proposed access to the subject property is at the optimal location and configuration for access. The proposed development is consistent with Process III, Project Approval, decisional criteria required under FWCC Section 22-395(b). Federal Way Townhomes File 406-102983-00-UP / Doc. I.D. 39994 Findings for Project Approval Page 3 The proposed site plan and application attachments have been reviewed for compliance with the Federal Way Comprehensive Plan, pertinent zoning regulations, and all other applicable City regulations. Final construction drawings will be reviewed for compliance with specific regulations, conditions of approval, and other applicable City requirements. This decision shall not waive compliance with future City of Federal Way codes, policies, and standards relating to this development. Recommendation Prepared by: Contract Planner Janet Shull, AICP Date: March 1, 2007 Federal Way Townhomes Findings for Project Approval File 406-102983-00-UP / Doc. I.D. 39994 Page 4 ` CITY OF CITY HALL 33325 8th Avenue South Federal Allay Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Ms. Lisa Klein December 29, 2006 AHBL 2215 North 301h Street Tacoma, WA 98503-3350 Re: File #06-102984-00-SE; ENVIRONMENTAL THRESHOLD DETERMINATION Federal Way Townhomes; 31408 28"' Avenue South, Federal Way Dear Ms. Klein: r- This office and other staff have reviewed your environmental checklist. We have determined that the proposal does not have a probable significant adverse impact on the environment. As a result, an Environmental Impact Statement (EIS) is not required to comply with the State Environmental Policy Act (SEPA). A copy of the determination is enclosed. A 14-day comment period is required by the SEPA Rules (WAC 197-11-340). A notice inviting comments will be published in the Federal Way Mirror on December 30, 2006. At the end of the comment period, the Department will determine if the DNS should be withdrawn, modified, or issued as proposed. All final determinations may be appealed within 14 days following the comment deadline. No licenses, permits, or approvals will be issued until completion of the appeal period. Our decision not to require an EIS does not mean that the license(s), pernut(s), or approval(s) you are seeking from the City have been granted. Approval or denial of the proposal will be made by the appropriate administrative or legislative body vested with that authority. The environmental record is considered by the decision maker(s) and conditions may be imposed to reduce identified environmental impacts as long as the conditions are based on adopted and designated City policy. After a final decision has been made on your proposal (i.e., after a perinit has been issued or City.Council action taken, as applicable), you may, but are not required to, publish a Notice of Action as set forth in RCW 43.21C.075. The Notice of Action sets forth a time period after which no legal challenges regarding the proposal's compliance with SEPA can be made. A copy of the Notice of Action form and copies of RCW 43.21C.080, and WAC 197-11-680 providing instructions for giving this notice, are available from the Department of Community Development Services. The City is not responsible for publishing the Notice of Action. However, the City is responsible for giving a notice (to parties of record) stating the date for commencing a judicial appeal (including the SEPA portion of that appeal) if your proposal is one for which the City's action on it has a specified time period within which any court appeals must be made. If you need further assistance, feel free to contact Contract Planner Janet Shull at (206) 244-3749. Sincerely, Kathy McClung Director of Community Development Services Enclosures c: Janet Shull, A1CP, Contract Planner Doc. I.D. 39260 LIT Your Community Newspaper 'Affidavit of Publication Debbie Kaufman, being first duly swam 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-1190 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 day of December 2006 and ending on the 03 th day of December, 2006, both dates inclusive, and that such newspaper was regularly distributed to its readers during all of said period. That the full amount of the fee charged for the foregoing publication is the sum of 7�.3a_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 2nd day of January. 2007. Notary Public in and for the State of Washington, Residing at Federal Way ��►ittttirrtrrrr�� °a �dTAR y Er: N.1':rP� RL 6 L t off; D rintttti 1414 SO. 324TH STREET, SUITE B210, FEDERAL WAY, WA 98003 0 253-925-5565 0 FAX: 253-925-5750 CITY OF FEDERAL WAY NOTICE OF ENVIRONMENTAL DETERMINATION OF NON -SIGNIFICANCE Federal Way Townhomes Federal Way File No: 06-102984-00-SE Related Files: 06-102983-00-UP & 06- 100630-00-PC The City of Federal Way has determined that the following project does net have a prob- able significant adverse impact on the envi- ronment, and an Environment Impact State- ment (EIS) is not required under ROW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the City, Proposal: Proposed action includes con- struction of a 29-unit multifamily develop- ment on a 1.69-acre site with associated site improvements, including open space, park- ing, and perimeter landscaping. Applicant: Lisa Klein, AHBL Location: 31408 28th Avenue South, Fed- eral Way, WA City Contact: Contract Planner Janet Shull, AICP, (206) 244-3749 Further information regarding this action is available to the public upon request at the Federal Way Department of Community De- velopment (Federal Way City Hall, 33325 8th Avenue South, PO Box 9718, Federal Way, WA, 98063). This DNS is issued under WAC 197-11- 340(2), Comments must be submitted byy 5:00 p.m. an January 15, 2007. Unless mod- ified by the City, this determination will be- came final following the above comment deadline. Any person aggrieved of the City's final determination may file an appeal with the City within 14 days of the above com- ment deadline. FWM#-1190 Date of publication: 12/30/06 4k CITY Federale. 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.cit offederalwa .c DECLARATION OF DISTRIBUTION hereby declare, under penalty of perjury of the laws of the State of Washington, that : ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice KNotice 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 w��as�� ❑ mailed ❑ faxed X e-mailed and/or ❑ posted to or at each of the attached addresses on Project Name File Number(s) 04 " (q k c,�- '. 44 C'4 .2& Signature Date KACD Administration Files\Declaration of Disiribution.doc/Last printed 1 /26/2006 2:22 PM _J�k CITY OF Federal Wray NOTICE OF ENVIRONMENTAL DETERMINATION OF NON -SIGNIFICANCE Federal Way Townhomes Federal Way File No: 06-102984-00-SE Related Files: 06-102983-00-UP & 06-100630-00-PC The City of Federal Way has determined that the following project does not have a probable significant adverse impact on the environment, and an Environment Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the City. Proposal: Proposed action includes construction of a 29-unit multifamily development on a 1.69- acre site with associated site improvements, including open space, parking, and perimeter landscaping. Applicant: Lisa Klein, AHBL Location: 31408 28"' Avenue South, Federal Way, WA City Contact: Contract Planner Janet Shull, AICP, (206) 244-3749 Further information regarding this action is available to the public upon request at the Federal Way Department of Community Development (Federal Way City Hall, 33325 8"' Avenue South, PO Box 9718, Federal Way, WA, 98063). This DNS is issued under WAC 197-11-340(2). Comments must be submitted by 5:00 p.m. on January 15, 2007. Unless modified by the City, this determination will become final following the above comment deadline. Any person aggrieved of the City's final determination may file an appeal with the City within 14 days of the above comment deadline. Published in the Federal Way Mirror on December 30, 2006. Doc I D: 39258 Page 1 of 1 Tina Piety - Legal Notice From: Tina Piety To: admin@fedwaymirror.com; dgrigg@soundpublishing.com Date: 12/28/2006 8-.17:10 AM Subject: Legal Notice Hello, Please publish the attached legal notice (Federal Way Townhomes DNS, 06-102984-00-SE) in Saturday's (12/30/06) issue. Please furnish an affidavit of publication. Thank you, Tina file:HC:\Documents and Settings\Default\Local Settings\Temp\GW}000O1.HTM 12/28/2006 Tina Piety - Re: Legal Notice Page 1 From: Teryl Heller <theller@fedwaymirror.com> To: "Tina Piety" <Tina.Piety@cityoffederalway.com> Date: 12/28/2006 8:42:00 AM Subject: Re: Legal Notice Hi Tina. will publish in Saturday 12/30 paper. Thank you and Happy New Year to you. Remember, early deadlines for the 1/3---- latest noon tomorrow for copy. On Dec 28, 2006, at 8:17 AM, Tina Piety wrote: •i%••, DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 81h Avenue South PO Box 9718 CITY OF Federal Way WA 98063-9718 Federal � 253-835-7000; Fax 253-835-2609 ryvvw. city o f f e d era lwa y. c om DECLARATION OF DISTRIBUTION I, J!2 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 f Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other was Amailed Project Name File Number(s) ❑ 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 ❑ faxed ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on 2006. Signature - Date K:\CD Administration Files\Declaration of Distribution.doc/Last printed 1 /26/2006 2:22 PM 41k CITY OF Federal Way STATE ENVIRONMENTAL POLICY ACT DETERMINATION OF NONSIGNIFICANCE Federal Way Townhomes Federal Way File No: 06-102984-00-SE Related Files: 06-102983-00-UP & 06-100630-00-PC Description of Proposal: Proposed action includes construction of a 29-unit multifamily development on a 1.69- acre site with associated site improvements including open space, parking and perimeter landscaping. Proponent: Lisa Klein, (253) 383-2422 ABBL 2215 North 30th Street Tacoma, WA 98503-3350 Location: 31408 28th Avenue South, Federal Way, WA Lead Agency: City of Federal Way City Contact: Contract Planner Janet Shull, AICP, (206) 244-3749 The lead agency for this proposal has determined that the proposed action does not have probable significant adverse impact on the environment, and an Environmental Impact Statement (EIS) is not required under RCW 43.21C.032(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued under Washington Administrative Code (WAC)197-11-340(2). The lead agency will not act on this proposal for 14 days from the date of issuance. Comments must be submitted no later than 5:00 p.m. on January 15, 2007. Unless modified by the City; this determination will become final following the above comment deadline. Any person aggrieved of the City's final determination may file an appeal with the City within 14 days of the above comment deadline. Responsible Official: Kathy McClung Position/Title: Director, Community Development Services Address: 33530 First Way South, PO Box 9718, Federal Way, WA 98003 Signature: Ln 4,+� Issued: December 30, 2006 Doc ID 39259 s 30M St. F 3t I Hi F ral Way 3 12 th S t a314,Ih PI I`p 314 try 0 S 31-6tfi S3. A ct s 311ft, 1 pp %31&rjl, Pb S 320(h St Foot 0 S32tstist S. .3 2 2 n dil. S t 323rd St R� -CEIVED _ - =1 /IIIJUN 1 5-2006- :cayf.Q, PRIflaRAiL." WAY'" N S 308-th SL 31M: ' MetroScan /King (WA) Owner ; Federal Way City Of Parcel # : 092104 9026 03 Site ; 31201 28th Ave S Federal Way 98003 Sale Date : 02/20/1991 Mail : 33530 1st Way S Federal Way Wa 98003 Sale Price Use : 149 Rec,Parks,Zoos,Arboretum Asd. V Lgl : STR 092104 TAXLOT 26 N 3/4 OF NW Q : SE S : 09 T : 21N R :04E Bedrm Bth F3H: / / Stories: 1 BIdgSF: 4,070 Ac: 53.55 YB:1965 Ph: Owner : Federal Way City Of Parcel # : 092104 9026 03 Site : 31201 28th Ave S Federal Way 98003 Sale Date : 02/20/1991 Mail : 33530 1st Way S Federal Way Wa 98003 Sale Price Use ; 149 Rec,Parks,Zoos,Arboretum Asd. V Lgl : STR 092104 TAXLOT 26 N 3/4 OF NW Q : SE S : 09 T : 21N R : 04E Bedrm Bth F3H: / / Stories: 1 BIdgSF: 1,020 Ac: 53.55 YB:1959 Ph: Owner : Federal Way City Of Parcel # ; 092104 9026 03 Site : 31201 28th Ave S Federal Way 98003 Sale Date : 02/20/1991 Mail : 33530 1st Way S Federal Way Wa 98003 Sale Price Use : 149 Rec,Parks,Zoos,Arboretum Asd. V Lgl : STR 092104 TAXLOT 26 N 3/4 OF NW Q : SE S : 09 T : 21N R : 04E Bedrm Bth F3H: / / Stories: 1 BIdgSF: 4,110 Ac: 53.55 YB:1959 Ph: Owner : Federal Way City Of Parcel # : 092104 9026 03 Site : 31201 28th Ave S Federal Way 98003 Sale Date ; 02/20/1991 Mail : 33530 1st Way S Federal Way Wa 98003 Sale Price Use : 149 Rec,Parks,Zoos,Arboretum Asd. V Lgl : STR 092104 TAXLOT 26 N 3/4 OF NW Q : SE S : 09 T : 21N R :04E Bedrm Bth F3H: / / Stories: 2 BIdgSF: 2,030 Ac: 53.55 YB:1946 Ph: Owner ; Federal Way City Of Parcel # : 092104 9026 03 Site : 31201 28th Ave S Federal Way 98003 Sale Date : 02/20/1991 Mail : 33530 1st Way S Federal Way Wa 98003 Sale Price Use : 149 Rec,Parks,Zoos,Arboretum Asd. V Lgl : STR 092104 TAXLOT 26 N 3/4 OF NW Q : SE S : 09 T : 21N R :04E Bedrm Bth F3H: / / Stories: 1 BIdgSF: 960 Ac: 53.55 YB:2004 Ph: Owner ; Federal Way City Of Parcel # : 092104 9026 03 Site : 31201 28th Ave S Federal Way 98003 Sale Date : 02/20/1991 Mail : 33530 1st Way S Federal Way Wa 98003 Sale Price Use : 149 Rec,Parks,Zoos,Arboretum Asd. V Lgl : STR 092104 TAXLOT 26 N 3/4 OF NW Q : SE S : 09 T : 21N R :04E Bedrm Bth F311: / / Stories: 1 BIdgSF: 864 Ac: 53.55 YB:1975 Ph: Owner : Gonzalez Rene C Parcel # 092104 9119 01 Site : 31240 28th Ave S Federal Way 98003 Sale Date Mail : PO Box 3603 Kent Wa 98089 Sale Price Use : 301 Vacant,Multi-family - Asd.V : $32,000 Lgl : STR 092104 TAXLOT 119 S 75 FT OF N Q : SE S : 09 T : 21N R : 04E Bedrm Bth F3H: / / Stories: BIdgSF: Ac:.29 YB: Ph: Owner : South Fork Homes Llc Parcel # : 092104 9142 02 Site : 31408 28th Ave S Federal Way 98003 Sale Date : 01/17/2006 Mail : PO Box 930 Sumner Wa 98390 Sale Price : $656,500 Use : 195 Ind,Warehouse Asd V : $181,300 Lgl : STR 092104 TAXLOT 142 PORN 1/2 S Q :SE S : 09 T : 21N R • 04E Bedrm Bth F3H: / / Stories: 1 BIdgSF: 6,984 Ac: 1.52 YB:1949 PhRECEIVE® JUN 1 5 2006 Information compiled from various sources. Real Estate Solutions makes no representations CITY OF FEDEFiAt. WAIL or warranties as to the accuracy or completeness of information contained in this report. BUILDING DEPT, r ' MetroScan /King (WA) Owner : Villa Esperanza Llc Parcel # ; 092104 9151 00 Site : 31458 28th Ave S Federal Way 98003 Sale Date : 12/07/2005 Mail ; 1501 4th Ave #1610 Seattle Wa 98101 Sale Price Use : 005 Res,Fourplex Asd. V : $157,000 Lgl : STR 092104 TAXLOT 151 POR OF S 1/4 Q : SE S : 09 T : 21N R :04E Bedrm : Bth F3H: / / Stories: 2 BIdgSF: 4,152 Ac: 1.35 YB:1947 Ph: Owner : Gonzalez Renee Parcel # : 092104 9194 09 Site : 31240 28th Ave S Federal Way 98003 Sale Date Mail : PO Box 3603 Kent Wa 98089 Sale Price : Use : 301 Vacant,Multi-family Asd.V : $13,000 Lgl ; STR 092104 TAXLOT 194 N 20 FT OF W Q : SE S : 09 T : 21N R : 04E Bedrm Bth F3H: / / Stories: BIdgSF: Ac:.13 YB: Ph: Owner : Westhill Pointe Llc Parcel # ; 092104 9197 06 Site : 31250 28th Ave S Federal Way 98003 Sale Date : 03/08/2004 Mail : 2816 S 299th PI Federal Way Wa 98003 Sale Price Use : 011 Res,Apartment Asd.V : $423,000 Lgl : STR 092104 TAXLOT 197 POR OF N 1/2 Q : SE S : 09 T : 21N R : 04E Bedrm Bth F3H: / / Stories: 2 B1dgSF: 6,000 Ac:.91 YB:1968 Ph: Owner : Gonzalez Renee Parcel # ; 092104 9214 05 Site : 31228 28th Ave S Federal Way 98003 Sale Date Mail : PO Box 3603 Kent Wa 98089 Sale Price Use : 006 Res,Single Family Res,Comm Zone Asd.V : $171,000 Lgl : STR 092104 TAXLOT 214 POR OF S 2.5 Q : SE S : 09 T : 21N R :04E Bedrm :2 Bth F3H: 1 / / Stories: 1 BIdgSF: 1,150 Ac:.57 YB:1943 Ph: Owner : Gonzalez Rene C Parcel # : 092104 9249 04 Site : 31224 28th Ave S Federal Way 98003 Sale Date Mail PO Box 3603 Kent Wa 98089 Sale Price Use : 006 Res,Single Family Res,Comm Zone Asd.V : $159,000 Lgl : STR 092104 TAXLOT 249 S 75 FT OF W Q :SE S : 09 T : 21N R :04E Bedrm : 3 Bth F3H: 1 / / Stories: 1 B1dgSF: 1,060 Ac:.26 YB:1961 Ph: RECEIVED JUN 1 5 2006 CITY OF FEDERAL WAY Information compiledfrom various sources. Real Estate Solutions makes no representations BUILDING DEPT, or warranties as to the accuracy or completeness ofinformation contained in this report. MIS W-9 6[! B3'f 4� 0 �l on .1w ism Ov 09-8 � {BEEEE ti0► O oat Ea_s6.DE ? a 1f HLLLC 9 .CC Bt IMI., �• —m, O1 in+yY 1 P90 � f5 Ya vv M L= a2� DW-M ifi Bv9Di im ]v 96'v �9 .1. 980911 �wm EPA ENVIRONMENTAL REVIEW SEC 1200 6TH AVE MD-126 SEATTLE WA 98101 GARY KRIEDT KING COUNTY TRANSIT DIV ENV PLANNING MS KSC-TR-0431 201 S JACKSON ST SEATTLE WA 98104-3856 PSRC GROWTH MANAGEMENT DEPT 1011 WESTERN AVE #500 SEATTLE WA 98104-1040 SOUTH KING FIRE & RESCUE 31617 1 ST AVE S FEDERAL WAY WA 98003 LORI KITTREDGE METRO TRANSIT KSC-TR-0413 201 S JACKSON ST SEATTLE WA 98104-3856 SAM PACE SEA/KING CO ASSOC/REALTORS 29839 154TH AVE SE KENT WA 98042-4557 FEDERAL WAY NEWS 14006 1ST AVE S STE B BURIEN WA 98168 FEDERAL WAY MIRROR 1414 S 324TH STE B-210 FEDERAL WAY WA 98003 STEEL LK RESIDENTS ASSN 2329 S 304TH ST FEDERAL WAY WA 98003 DEPT OF ECOLOGY ENVIRONMENTAL REVIEW SEC PO BOX 47703 OLYMPIA WA 98504-7703 PERRY WEINBERG SOUND TRANSIT 401 S JACKSON ST SEATTLE WA 98104-2826 GERI WALKER FWSD 31405 18TH AVE S FEDERAL WAY WA 98003 FW CHAMBER OF COMMERCE PO BOX 3440 FEDERAL WAY WA 98063 MARY AUSBURN PSE 6905 S 228TH ST KENT WA 98032 JAMEY TAYLOR DNR SEPA CENTER PO BOX 47015 OLYMPIA WA 98504-7015 PUGET SOUND AIR POLLUTION CONTROL AGENCY 110 UNION ST STE 500 SEATTLE WA 98101-2038 LAKEHAVEN UTILITY DIST PO BOX 4249 FEDERAL WAY WA 98063 PAT PROUSE QW EST 1600 7TH AVE RM 1206 SEATTLE WA 98121 CHRIS CARREL FRIENDS OF THE HYLEBOS SKC-SVC PO BOX 24971 FEDERAL WAY WA 98093 ATTN NEWSROOM TACOMA NEWS TRIBUNE 1950 S STATE ST TACOMA WA 98405 SOUTH COUNTY JOURNAL PO BOX 130 KENT WA 98035-0130 KING COUNTY ASSESSORS 500 4TH AVE RM 700 SEATTLE WA 98104 TWIN LAKES HOA 3420 SW 320TH ST # 28 FEDERAL WAY WA 98023 JACK HOPKINS SEATTLE PI 101 ELLIOTT AVE W SEATTLE WA 98121 JOHN KIM KOREA POST 28815 PACIFIC HWY S STE 4B FEDERAL WAY WA 98003 MIRROR LK RESIDENTS ASSN 525 SW 312TH ST FEDERAL WAY WA 98023 COMCAST - SE PUGET SOUND ARE CONSTRUCTION/ENG MANAGER 4020 AUBURN WAY N AUBURN WA 98002 MASTER BUILDERS ASSOC CHERYL PARAS LISA KLEIN TH PSE CMTY SERVICES DEPT AHBL 335 116 AVE SE TH TH BELLEVUE WA 98004-6407 3130 S 38 ST 2215 N 30 ST TACOMA WA 98409 TACOMA WA 98503-3350 41k CITY OF Federal Way STATE ENVIRONMENTAL POLICY ACT DETERMINATION OF NONSIGNIFICANCE Federal Way Townhomes Federal Way File No: 06-102984-00-SE Related Files: 06-102983-00-UP & 06-100630-00-PC Description of Proposal: Proposed action includes construction of a 29-unit multifamily development on a 1.69- acre site with associated site improvements including open space, parking and perimeter landscaping. Proponent: Lisa Klein, (253) 383-2422 AHBL 2215 North 30'h Street Tacoma, WA 98503-3350 Location: 31408 280' Avenue South, Federal Way, WA Lead Agency: City of Federal Way City Contact: Contract Planner Janet Shull, AICP, (206) 244-3749 The lead agency for this proposal has determined that the proposed action does not have probable significant adverse impact on the environment, and an Environmental Impact Statement (EIS) is not required under RCW 43.21C.032(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. This DNS is issued under Washington Administrative Code (WAC)197-11-340(2). The lead agency will not act on this proposal for 14 days from the date of issuance. Comments must be submitted no later than 5:00 p.m. on January 15, 2007. Unless modified by the City; this determination will become final following the above comment deadline. Any person aggrieved of the City's final determination may file an appeal with the City within 14 days of the above comment deadline. Responsible Official: Kathy McClung Position/Title: Director, Community Development Services Address: 33530 First Way South, PO Box 9718, Federal Way, WA 98003 Signature: �" )(, Issued: December 30, 2006 Doc 1D 39259 4k CITY OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES STAFF EVALUATION FOR THE ENVIRONMENTAL CHECKLIST Federal Way Townhomes Federal Way File No: 06-102984-00-SE Related Files: 06-102983-00-UP and 06-100630-00-PC NOTE: Technical reports and attachments referenced below may not be attached to all copies of this decision. Copies of exhibits, reports, attachments, or other documents may be reviewed, and/or obtained by contacting Janet Shull, Contract Planner, Department of Community Development Services, PO Box 9718, Federal Way, WA 98063-9718. Phone: (206) 244-3749. I. SUMMARY OF PROPOSED ACTION Proposed action includes construction of a 29-unit multifamily development on a 1.69-acre site with associated site improvements including open space, parking and perimeter landscaping (Exhibit A). II. GENERAL INFORMATION Project Name: Federal Way Townhomes (Exhibit A) Applicant's Agent: Lisa Klein, (253) 383-2422 AHBL 2215 North 30"' Street Tacoma, WA 98503-3350 Location: 31408 28"' Avenue South, Federal Way, WA (Exhibit B) Portion of the northeast quarter of the southeast quarter of Section 9, Township 21 North, Range 4 East Parcel Size: 1.69 acres Zoning: Multifamily Residential 2400 (RM 2400) Comp Plan Designation: Multifamily Residential (RM) The following information was submitted as part of the application for the development. 1. Master Land Use Application received June 15, 2006. 2. Environmental Checklist prepared by Lisa Klein, June 14, 2006, revised November 16, 2006, and resubmitted November 20, 2006 3. Topographical Survey, prepared by Sadler/Barnard and Associates, February 14, 2005, submitted June 15, 2006, and revised and resubmitted November 20, 2006 4. Preliminary Civil Engineering Plans (sheets Cl), prepared by Sound Engineering, Inc., May 30, 2006, submitted June 15, 2006, revised/resubmitted (Sheets C1 and C2) November 20, 2006 5. Architectural Site Plan Sheet A1.0, prepared by Jon Graves Architects and Planners, November 6, 2006 and submitted November 20, 2006 (Sheet Al2) 6. Preliminary Landscape Plans Sheets L1 and L2, prepared by AHBL, June 14, 2006, revised November 17, 2006, and resubmitted (Sheets L1-L3) November 20, 2006 7. Conceptual Building Elevations (Sheets A3.0 through and A3.5) prepared by Jon Graves Architects and Planners, submitted June 15, 2006, resubmitted November 20, 2006 8. Electrical Site Plan, prepared by Jon Graves Architects, submitted November 20, 2006 9. Title Report, prepared by Chicago Title Insurance Co, May 24, 2006, submitted June 15, 2006 10. CPTED Checklist, received June 15, 2006 11. Traffic Impact Analysis, TIA prepared by JTE Inc., May 9, 2006, revision submitted December 14, 2006 12. Technical Information Report, TIR, prepared by Sound Engineering Inc., June, 2006, revised August/November 2006, and resubmitted November 20, 2006 13. Geotechnical Evaluation, prepared by Creative Engineering Options, Inc., June 6, 2006, submitted June 15, 2006 14. Color and Materials Specification and Colored Building Elevations, submitted June 15, 2006 15. Letter from Jon Graves Architects and Planners regarding noise attenuation, April 28, 2006, submitted June 15, 2006 16. Site Photos, submitted June 15, 2006 III. ENVIRONMENTAL CHECKLIST The following lists the elements of the environmental checklist (Exhibit C) and a response to each. Whether city staff concurs or does not concur with the applicant's response to the checklist item, or City staff s additional comments or clarification to each checklist item. A. BACKGROUND 1-5. Concur with the checklist. The applicant states that design and permitting shall take place between June 2006 and December 2006. The applicant will not receive construction permits before the end of December 2006. 7-10. Concur with the checklist Federal Way Townhomes File #06-102984-00-SE / Doc ID 39198 Staff Evaluation for the Environmental Checklist Page 2 11, The applicant states they are requesting a 25 percent reduction to landscaping buffers on the east and west parcel boundaries. This request for a 25 percent reduction in landscape buffer area is subject to Federal Way City Code (FWCC) Section 22-1570 et seq. This request shall be reviewed with the land use decision on the project. 12. Concur with the checklist B. ENVIRONMENTAL ELEMENTS Earth — Pursuant to WAC 197-11-340(2), the City of Federal Way is required to send any Determination of Nonsignificance (DNS) which may result from the environmental review, along with the checklist, to the Department of Ecology, US Army Corps of Engineers, other agencies with jurisdiction, affected tribes, and interested parties. Therefore, the city will not act on this proposal for 14 days after the DNS is issued. a-g. Concur with the checklist. h. The applicant references that they shall comply with the requirements of the 2005 King County Surface Water Design Manual (KCSWDM). This reference shall be revised to read "1998 King County Surface Water Design Manual." 2. Air a. Concur with the checklist. Short-term impacts to air quality occur during construction and paving activity. Construction activity, especially site preparation work, contributes to a short-term increase in local suspended particulate levels. Construction activity also contributes to carbon monoxide levels through the operation of construction machinery, the use of trucks to deliver equipment and materials, and worker access to the site by automobile. The implementation of an approved Temporary Erosion and Sedimentation Control (TESC) plan that incorporates watering of the site, wheel washing, and approved construction entrances, should adequately mitigate potential adverse construction impacts. b. The primary source of off -site emissions is from vehicles on 28"' Avenue South and from Interstate 5. C. Compliance with local (FWCC Section 22-947), state, and federal air quality standards will provide sufficient mitigation of potential on -site construction activities and long-term site usage. Water a. Surface. 1-6. Concur with the checklist. b. Ground. 1-2. Concur with the checklist. C. Water Runoff. 1-2. Concur with the checklist. Federal Way Townhomes File 406-102984-00-SE / Doc ID 39198 Staff Evaluation for the Environmental Checklist Page 3 d. Concur with the checklist. 4. Plants a. Concur with the checklist. b, Concur with the checklist. The project is subject to the provisions of FWCC Section 22-1568, "Significant Trees." Specific plans for tree removal, retention, and replacement will be evaluated as part of the Process III land use decision. C. Concur with the checklist. d. Landscaping requirements contained in FWCC Chapter 22, Article XVII are to be followed for the subject site. 5. Animals a-d. Concur with the checklist. 6. Energy and Natural Resources a-c. Concur with the checklist. 7. Environmental Health a. 1-2. Concur with the checklist. b. 1-3. Concur with the checklist. As stated by the applicant, sound attenuation measures shall be reviewed by an acoustical engineer and submitted to the City for review and approval at the time of the building permit application. During construction, noise levels will increase on the site due to construction activity. Pursuant to FWCC Section 22-1006, construction activity and the operation of any heavy equipment will be limited to the hours between 7:00 a.m. and 8:00 p.m., Monday through Friday, and 9:00 a.m. and 8:00 p.m. Saturday, with such activities being prohibited on Sundays or on holidays observed by the city, unless an exception is granted by the City of Federal Way's Community Development Services Director. 8. Land and Shoreline Use a-1. Concur with the checklist. Compliance with applicable sections of the FWCC will ensure that the proposed development is compatible with existing and projected land uses. 9. Housing a-c. Concur with the checklist. Federal Way Townhomes File #06-102984-00-SE / Doc ID 39198 Staff Evaluation for the Environmental Checklist Page 4 10. Aesthetics a-b. Concur with the checklist. Community design guidelines contained in FWCC Chapter 22, Article XIX are to be followed for the project and the subject site. 11. Light and Glare a-c. Concur with the checklist. d. Conformance with FWCC Sections 22-950 and 22-954 shall mitigate any potential impacts due to light and glare. 12. Recreation a-c. Concur with the checklist. 13. Historic and Cultural Preservation a-c. Concur with the checklist. 14. Transportation a-b. Concur with the checklist C. The checklist indicates that 49 parking spaces are required. Per FWCC Section 22- 667, 1.7 parking spaces are required for each attached dwelling unit. The 1.7 multiplied by 29 dwelling units equals 49.3 parking spaces, which is rounded up to 50. Therefore a minimum of 50 parking spaces are required for the proposed 29 units. d-e. Concur with the checklist. f. Concur with the checklist. The new trips generated by the development would not have significant impact on the City's transportation network as shown within the report. The new trips identified do not enter a current Six -Year Transportation Improvement Program (TIP) project. g. The sight distance analysis prepared as part of the TIA shows the project meeting the standard per AASHTO. The project proposes right-of-way and street frontage improvements to 28"' Avenue South consistent with the current Federal Way Comprehensive Plan and FWCC. Channelization and street improvement plans shall be prepared by a professional engineer registered in the State of Washington and submitted for City of Federal Way's review and approval in concurrence with building permit application, and constructed prior to occupancy of any units on site. Federal Way Townhomes File #06-102984-00-SE / Doc ID 39198 Staff Evaluation for the Environmental Checklist Page 5 15. Public Services, a-b. Concur with the checklist. 16. Utilities a-b. Concur with the checklist. IV. CONCLUSION Based on staff analysis of the application, the completed SEPA checklist, and applicable City regulations and policies, staff finds that the proposal will not have a significant adverse impact on the environment. Mitigation Measures: None Prepared by: Janet Shull, AICP, Contract Planner Date: December 29, 2006 Exhibit A — Reduced Scale Site Plan Exhibit B — Vicinity Map Exhibit C — Environmental Checklist Federal Way Townhomes File #06-102984-00-SE / Doc ID 39198 Staff Evaluation for the Environmental Checklist Page 6 ..cwc.. i =_TAIL JT SECTION -LE NONE Nn�erlV/4<kTS SEGT'rJN NC — TI-7 OPENSPACE1 W III . I o T Y a 'Y cEwE 3� f.,gNDS CSPIN REo.No.B1p312p.3 1p _. — — -I RIGHT OF WAY DEDIGA TIC Y -� 1 TYPE III LANDSCAPING-20' WIDE 28TH AVENUE SOUTH BUILDING AREAS: o ••�uerrew.wa>n �. •mr-. .n rc«uK Q OP=N SPA;E p a�R. ORNF_WAY SL_ Al J 90>(XY4, lO-0':(254 9{T:C JS'Q raov�e+le olsv.IZX ED uj Iti w[.wrY row FiESUBMITiED ¢ ARCHITECTURAL SITE PLAN cr NOV z o Zoos SCALE- 1" = 20C G'f �f•''3 �� 17I11LOING OE TWAY 22�Ot B 3 04 't th S s 308.1h st, a 0 to �5_1�. .0 Imdr FOAoral Way 312th 1r1r �1 ai 314th P1 to co S 316tb St. s. Ki p 3 3.1 ftl; R s lift R S 320(h St ovav 324th R t v S 125M §t 4-17 321lh St RIA 30 31; 1 th �t V- S 302rd P S 304it to 3M Ct-- -dol 0 S 3211-st s 323rd St K6EIVED s 3126th co P�Efl JUN 1 5 2006 CITY OF ffaE_k*j._YVAY .agns.— N 4ik CITY Federalo. Way DEPARTMENT OF COMMUNITY DEVELOP 33325 8lh A nue PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.cityoffederalway.com DECLARATION OF DISTRIBUTION 1 , (Ga?tof herebydeclare, under penalty of perjury of the laws of the 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 c J.Gc 2006. Lf� " - r J 3 33 ]j l 1C C Gr hru a- W, 6 „y k Ct LC Li �miw Project Name kLdewC�C-�Z File Number(s) 6� O/CD Signatu �-- _ Date i K:\CD AdmirVs"ion Fir 11]eciorabon of Distribution.doc/Last printed 1 /26/2006 2:22 PM -1�kITY OF CFederal Way DATE: December 13, 2006 TO: Janet Shull FROM: Maryanne Zukowski, P.E. MEMORANDUM Public Works Department SUBJECT: SOUTH FORK 28TH STREET CONDOS - (06-100630-00-PC) 31408 28TH AVE S This memorandum provides comments from the Traffic Division regarding the State Environmental Policy Act (SEPA) conditions pertaining to the proposed South Fork 26th Street Condo's located at the above address. Federal Way Comprehensive Plan references are provided in annotated form supporting the recommended conditions for the development. Policies and goals adopted by the City of Federal Way serve as the basis for the exercise of substantive SEPA authority to approve, condition, or deny proposed actions, which are applicable to potential adverse environmental impacts resulting from this project. State Environmental Policy Act (SEPA) Mitigation Based on the Traffic Impact Analysis (TIA), prepared by JTE, Jake Traffic Engineering, INC. revised December 12, 2006, the development would generate approximately 29 new PM peak hour weekday trips. The new trips generated by the development would not have significant impact on the City's transportation network as shown within the report. The sight distance analysis shows the project meeting the standard per AASHTO. The new trips identified do not enter a current 6-year Transportation Improvement Program (TIP) project. The project proposes right of way and street frontage improvements to 28th Avenue South consistent with the current City of Federal Way Comprehensive plan and City of Federal Way Code. Channelization and street improvement plans shall be prepared by a professional, engineer registered in the State of Washington and submitted for City of Federal Way's review and approval in concurrence with building permit application, and constructed prior to occupancy of any units on site. The following are components of the City of Federal Way Comprehensive Plan supporting the recommended conditions for the development. TG2 Provide a safe, efficient, convenient, and financially sustainable transportation system with sufficient capacity to move people, goods, and services at an acceptable level of service. The City shall develop and adopt policies for the construction, reconstruction, maintenance, and preservation of new and existing facilities. L:\CSDC\DOCS\SAVE\l 9047768059.DOC CITY OF �. Federal January 12, 2007 Ms. Lisa Klein AHBL 2215 North 30`h Street Tacoma, WA 98503-3350 CITY HALL Way 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Re: SECOND TECHNICAL REVIEW COMMENTS: SITE AND BUILDING DESIGN Federal Way Townhomes; 31408 281h Avenue South, Federal Way Federal Way File Nos. 06-102983-00-UP & 06-102984-00-SE Dear Ms Klein: J The following are Planning Division review comments for the proposed site layout, landscaping, and building design for the above -referenced project.. The following drawings (dated received November 20, 2006) were reviewed: Civil Plan, Sheets C1 and C2; Architectural Site Plan, Sheet A1.2; Building Elevations, Sheets A3.0 through A3.5; Electrical Plan Sheet E1.0; and Landscape Plan, Sheets L1 through L3. Please note, the following plan review comments are related to the Land Use Process III Approval. The City issued a SEPA decision on December 30, 2006, and the comment and appeal period shall conclude on January 29, 2007. 1. Civil Plan Sheet Cl It is noted that impervious surface information is shown on civil plan sheet Cl. Specifically, provide infon-nation that indicates how the proposed development meets the required maximum allowable site coverage of 70 percent for RM 2400 zoning. In conjunction with this, please check and confine the site area. The civil sheet C1 indicates the site area is 2.09 acres; however, the SEPA checklist indicates the site area is 1.69 acres. (It appears that either way, the proposed development will fall within the maximum 70 percent lot coverage requirement.) Site Plan Sheet A 1.2 • Show building footprint dimensioning on the site plan. Per Federal Way City Code (FWCC) 22-667, building facades that exceed 50 feet must be modulated as follows: ■ The minimum depth of the modulation is three feet. ■ The minimum width of the modulation is four feet. + The maximum length of the modulation is 35 feet. File N06-102953-00-11 P Doc I.D. 39414 Ms. Lisa Klein Page 2 January 12, 2007 It is not clear how the north and south facades of Buildings 1 and 2, and east facades of Buildings 5 and 6, meet this requirement. Please provide building dimensioning for all buildings on the architectural site plan (Sheet A1.2) to indicate how this requirement is met. 3. Landscape Plan Sheets LI — L3 • Open Space Area 1 should be redesigned to accommodate some intended outdoor use. It would be acceptable to detail this area similar to Open Space Areas 3 and 4. • Indicate on the tree retention plan (Sheet L2) a no disturbance area of no less than the drip line of each significant tree proposed to be retained. Also indicate any proposed changes in grade level around the tree that could impact its chances of survival (reference FWCC 1568[c][6], significant tree standards, Best Management Practices [BMPs].) • Reference notes along the western property line indicate that the width of perimeter landscaping is 20 feet in one location and 15 feet in another. It appears that the width of the landscape area shown meets the minimum 20 feet requirement for the entire'frontage, with the exception of one small area at the northwestern corner of the site —please clarify on Sheets L 1 and L2. ■ A site -obscuring fence is indicated within a portion of the required 20-foot perimeter landscape area at the northwestern corner of the site. Per FWCC Section 22-1564(e), Type III landscaping shall be placed outside of sight -obscuring fences abutting a public right-of-way. The required Type III perimeter landscape areas must include groundcover, shrubs, and trees. Some portions of proposed perimeter. landscaping on the north, south, and east perimeter contain only trees and groundcover. Some portions of the east perimeter (adjacent to I-5) contain only groundcover and shrubs; and one area adjacent to the terminus of the east/west access drive does not show any planting. To summarize, the entire length of all required Type III perimeter landscape areas must be planted with trees, shrubs, and groundcover to achieve a continuous vegetative screen. • Proposed rockeries are located within a portion of the required southern and eastern perimeter landscape areas. Areas taken up by rockeries may not be counted toward the minimum required perimeter landscape area. A potential solution for the southern perimeter may include a request for buffer averaging. Please note that in no case may any portion of an averaged buffer area be less than 50 percent of the required width. A formal request for landscape modification must be submitted and approved in conjunction with the Process III Land Use decision to allow for buffer averaging. A potential solution for the eastern perimeter may include adding landscaping material within the sanitary sewer easement area. Planting within this easement area is allowed, subject to review and approval by the Lakehaven Utility District. Please note that certain landscape materials are not allowed within three feet of the centerline of utility lines —in general, trees are not allowed within this area. 4. Site Lighting Per FWCC 22-1638(a)(9), lighting fixtures should not exceed 20 feet. The resubmittal (Sheet E1.0), indicates pole mounted lighting is 25 feet tall. File N06-102983-00-UP Doc, I.D 39414 Ms. Lisa Klein Page 3 January 12, 2007 5. Garbage Collection Please provide information as to how garbage collection will be handled at the site. Unless curbside collection service is provided, the garbage and recycling receptacle requirements of FWCC Section 22-949 must be met. You may wish to contact the City's solid waste services provider, Waste Management for assistance. Contact Senior Route Manager John Davis at 206-786-4530 (cell). 6. Preliminary Public Works Engineering Comments for Building Permit Application ■ Please refer to enclosed comments from Kevin Peterson (December 15, 2006, memo), related to engineering issues that will need to be addressed with the building permit application. Please submit eight copies of the revised plans and include a resubmittal form with each resubmittal. If you should have any questions regarding this letter or your development project, please feel free to contact me at (206) 244-3749, or janetshulldesiRnPcotncast.net. Sincerely, Av� (Ul -- Janet Shull, AICP Contract Planner Enc: Public Works Comments Resubmittal Form c: Scott Sproul, Acting Building Official Kevin Peterson, Engineering Plans Reviewer Maryanne Zukowski, Senior Traffic Engineer Chris Ingham, South King Fire and Rescue Brian Asbury, Lakehaven Utility District File #06-102983-00-UP Doc. I.D. 39414 t LA February 7, 2007 Ms. Janet Shull, AICP Contract Planner City of Federal Way Dept of Community Development Services P 0 Box 9718 Federal Way, WA 98063-9718 Mr 'kin D - FEB 0 8 2007 CITY OF FEDERAL WAY BUILDING DEPT. Project: Federal Way Townhomes, Our File No. 205739.30 Subject: File No. 06-102983-UP, 06-102984-SE, 06-102985-UP Submittal of Additional Requested Information Federal Way Townhomes, 31408 28th Avenue South, Federal Way Dear Ms. Shull: Thank you for your letter January 12, 2076 with the City's comments and request for additional information to complete review and approval of the Federal Way Townhomes project. We are responding as follows: 1. Civil Plan Sheet C1 — The impervious surface calculation detail is now shown on Sheet C1. The site area is correct on sheet C1 (2.09 acres) — it is not correct in the SEPA checklist. 2. Site Plan Sheet A 1.2 — The buildings in question were the north and south elevations of Buildings #1 and #2; and the east elevations of Buildings #5 and #6. At Building #1 the center unit was moved to the south 3 feet reducing the length of fagade to less than 35 feet at the center of the building. Similarly, Building #2 center units moved to the south 3 feet, again reducing the length of fagade to less than 35 feet at the center of the building. • At Building #5 and #6, a modulation of 16'-8" x 5'-0" was created at the northeast corner of each building, reducing the length of fagade in that area to less than 35'-0". • Each building is dimensioned. 3. Landscape Plan Sheets L1 — L3 • Open Space Area 1 has been redesigned and is now similar to Open Space Areas 3 and 4. It features a pedestrian path, benches and landscaping. Civil Engineers Structural Engineers Landscape Architects Community Planners Land Surveyors Neighbors TACOMA 2215 North 30th Street Suite 300 Tacoma, WA 98403-3350 253.383.2422 TEL 253.383.2572 FAx www.ahbl.com Ms. Janet Shull, AICP February 7, 2007 Page 2 • The tree retention plan now shows a no disturbance area of no less than the drip line of each significant tree proposed to be retained, a diameter of 20 feet. The grade level changes are shown around the tree. You requested further explanation as to how we will protect the significant trees during construction. For the two fir trees within the north buffer, no grade changes are proposed and it is reasonable to expect that the trees will be protected from root disturbance. For the cedar tree west of Building #1, a slight grade change is proposed within the area of the drip line and building footprint. We have provided a note on Sheet L2 that these Significant Trees will be monitored during and after construction, and every attempt will be made to retain them. • The Landscape buffer on the west property line is now correctly labeled at 20' along the full property frontage. ■ The fence has been moved east to be outside the 20-foot buffer. • All portions of the landscape buffer areas have been redesigned to include a combination of groundcover, shrubs and trees. • The rockeries at the southeast perimeter area have been redesigned to move them outside of the required 10-foot landscape buffer. The rockery has been replaced with a concrete wall under the road. This will avoid the need for a Landscape Modification. • The eastern perimeter buffer is now located within the sanitary sewer easement area. We corresponded with Brian Asbury at Lakehaven Utility District to confirm that the utility district would allow this. The trees are located more than 3 feet from the sewer line. Attached is a copy of the correspondence with Brian. 4. Site Lighting ■ Attached are revised lighting fixture cut sheets indicating pole mounted lighting at 20 feet tall. The electrical site plan is Sheet E1.0. 5. Garbage Collection ■ Garbage will be collected for each unit at the curb. We have corresponded with John Davis at Waste Management to confirm. Please see the attached email. A note is also shown on Site Plan sheet A.1.2. 6. Preliminary Public Works Engineering Comments for Building Permit Application Kevin Peterson's comments are noted and will be addressed with the Building Permit Application. A revised SEPA Checklist is included to reflect adherence to the requirements of the 1998 King County Surface Water Design Manual. Ms. Janet Shull, AICP February 7, 2007 Page 3 Thank you for your assistance and quick response to the questions we have had as we redesigned our project. Please feel free to contact me with any questions during your second review. You can reach me at (253) 383-2422. Sincerely, ,2d�� Lisa Klein Planning Project Manager LK/sca Enclosures Don Olson, South Fork LLC Ron Grimstad, South Fork LLC Tim Holderman, Sound Engineering John White, Jon Graves Associates V:\Planning\Yr_2005\205739\City Comments & Responses\739-Response Letter 2-7-07-wp.doc 205739Ltr_Resp_20070207.doc © © om Page 1 of 2 Lisa Klein From: Brian Asbury [BAsbury@lakehaven.org] Sent: Friday, February 02, 2007 2:48 PM To: Lisa Klein Subject: RE: Landscaping near a sewer line Lisa, Standard easement restriction is no trees within easement area. So that neither City land use requirements nor Lakehaven easement requirements are totally in conflict so as to cause insurmountable development obstacles, Lakehaven is willing to consider requests to modify our easement requirements on a case -by -case basis. The minimum we'd allow is an 18-inch separation between pipe and trees (18" on each side of the pipe would create a 3-foot clear strip 'on top' of the pipe), with as much separation as possible preferred. There's only a very few number of shrubs or groundcover that would be a water or sewer pipe conflict, so those are rarely an issue with us ... something like a building sized shrub could be an issue, or some totally deep -root -intrusive vegetation, and couldn't really identify anything like that right off. Your preliminary concept sounds pretty good. We'll eventually need to have our FieldOps staff review the specific separation(s) and tree types, along with the request for easement modification (typically managed under an Easement Encroachment Agreement). And just to clarify, as there's 2 separate projects that've been bouncing around with the same name. This project is at 22nd S/333rd or S 314th/28th? Asking because based on what I've seen one of these projects will require a developer extension agreement (additional hydrant(s)) and the other one should not (service connections only). Brian Asbury Engineering Technician III Lakehaven Utility District http://www.lakehaven,orn/standards.htm FAX 253-529-4081 NOTE: Lakehaven Utility District neither warrants nor guarantees the accuracy of any facility information shown. Facility locations and conditions are subject to field verification. All fees and charges subject to change without notice. From: Lisa Klein [mailto:LKlein@AHBL.com] Sent: Friday, February 02, 2007 2:27 PM To: Brian Asbury Subject: Landscaping near a sewer line Hi Brian, I'm working on the Federal Way Townhomes project and Janet Shull told me that she talked to you about our ability to put our landscape buffer within the existing sewer easement. As you may recall there is an existing sewer line near the west edge of the sewer easement. I hear you require trees to be at least 3 feet from the sewer line, are there any other specific requirements we should know of? The city wants shrubs and groundcover too, so our plan was to mix those in around and near the sewer line, but put the trees further east to meet your separation requirement. Thanks, Lisa Klein Project Manager AHBL, Inc. 2/7/2007 Page 1 of 1 Lisa Klein From: Davis, John-W Udavis4@wm.com] Sent: Tuesday, February 06, 2007 8:13 AM To: Lisa Klein Subject: RE: Federal Way Townhomes Good morning. This plan will work just fine for curbside pickup. Thanks John W Davis -----Original Message ----- From: Lisa Klein [mailto:LKlein@AHBL.com] Sent: Monday, February 05, 2007 2:39 PM To: Davis, John-W Subject: Federal Way Townhomes Hi John, Per our telephone conversation, please find attached a site plan for our project. This is a 29-unit MF project at 31408 28th Avenue South in Federal Way. As we discussed the plan was for curbside pickup for each unit. The City wants confirmation that we've talked with you and you are OK with this. If you could respond by email that would be appreciated. Thank you, Lisa Klein Project Manager AHBL, Inc. 2215 North 30th Street, Suite 300 Tacoma, WA 98403 253-383-2422 fax: 253-383-2572 2/7/2007 November 20, 2006 RESUBMITTED NOV 2 0 2006 CITY OF FEDERAL WAY BUILDING DEPT. Ms. Janet Shull, AICP Contract Planner City of Federal Way Dept of Community Development Services P O Box 9718 Federal Way, WA 98063-9718 Project: Federal Way Townhomes, Our File No. 205739.30 Subject: File No. 06-102983-UP, 06-102984-SE, 06-102985-UP Submittal of Additional Requested Information Federal Way Townhomes, 31408 28th Avenue South, Federal Way Dear Ms. Shull: whe'A Hj B] L-Al Thank you for your letter dated July 12, 2006 describing the City's comments and request for additional information to complete review and approval of the Federal Way Townhomes project. Since our original submittal, and following a meeting with you and Greg Fewins on October 6, 2006, we have significantly revised our project as follows: • We are no longer requesting a Roadway Modification. Our revised plan provides 9 feet of dedicated ROW for 28th Avenue South. Our project has slightly shifted to the east. • We no longer require a Height Variance. We understand eliminating this request will mean we no longer follow Process IV, just Process III. All site plans and application materials have been noted as Process III. • We have revised the grading to terrace the site. Although the drainage plan is the same, the stormwater vault has slightly shifted and a dispersion trench has been added in the northeast corner. Buildings 3 and 4 have flipped in orientation. The garages are now on the east side and an access road has been looped around the building. We are no longer proposing pervious pavement in this area. In response to your request for additional information, please find enclosed the following: • Revised Grading and Utilities Plan Sheets C1 and C2, prepared by Sound Engineering dated 11-15-06. • Revised Architectural Site Plan Sheet A1.2, prepared by Jon Graves Associates dated 11-6-06. • Revised Building Elevations Sheets A3.0-A3.5, prepared by Jon Graves Associates dated 11-17-06. • Revised Survey prepared by Sadler Barnard dated 11-15-06. Revised SEPA Checklist prepared by AHBL dated 11-16-06. • Revised Landscape Plan, Sheets L1 — L3, prepared by AHBL dated 11-16-06. Civil Engineers Structural Engineers Landscape Architects Community Planners Land Surveyors Neighbors TACOMA 2215 North 30th Street Suite 300 Tacoma, WA 90403-3350 253.383.2422 TEL 253.383.2572 FAx www.ahbl.com Ms. Janet Shull, AICP ■ November 20, 2006 Page 2 • Electrical Site Plan, Sheet E1.0, prepared by BCE Engineers dated 11-19-06. • Lighting Fixture Cut Sheets, prepared by BCE Engineers dated 11-19-06. • Written request for the approval of the underground detention vault prepared by Sound Engineering dated 11-13-06. • Revised Technical Information Report prepared by Sound Engineering dated 11-06. The following is our response to your comments by section as provided in your letter. As you will see, many of the comments we received are no longer applicable due to the site plan changes. PRELIMINARY SEPA COMMENTS FROM THE DEVELOPMENT REVIEW COMMITTEE (DRQ. A. The environmental checklist has been revised to reflect the correct number of parking spaces (B.14.c). Per my conversation with you, we will provide a letter from an acoustical engineer that addresses our sound attenuation strategies at the time of building design. We understand you will include this condition in your SEPA determination. This plan has been noted in the revised environmental checklist (B.7.b.3) PRELIMINARY PROCESS III COMMENTS A. Planning Department 1. The project no longer includes a request for a Height Variance. All site plans now reflect a Process III application. 2. The project name and site area are noted on the revised survey. 3. The Site Plan has been revised as follows: • Lot coverage calculations (impervious surfaces) are provided on Sheet C1. • Street frontage improvements and ROW dedication are provided for. • Open Space Areas have been revised and uses detailed. Please see comments below regarding the Landscape Plan. ■ The site plan and landscape plan are now reconciled. • Locations and dimensions of rockeries and retaining walls are provided. There is no mechanical equipment on site. • Significant Trees are clearly indicated on Tree Retention Plan, Sheet L2. • Existing and proposed utility poles, boxes, water, storm sewer, sanitary sewer, and fire hydrants are shown on Sheet C1. 4. The building elevations are now correctly labeled on the revised Building Elevation Sheet. Rooftop mechanical equipment screen details are shown. There is no ground based mechanical equipment. Fence and retaining wall rockery details are provided on the Landscape Plan. 5. The Building Fagade's have been modified to meet the stated requirements. Ms. Janet Shull, AICP November 20, 2006 Page 3 6. Your comments regarding Design Guidelines have been addressed as follows: ■ The written narrative that describes our compliance with the design guidelines was provided with our original application. I understand you now have this in your possession. • The building facades have been modulated. This has been indicated on the site plan and elevation drawings. • Private outdoor spaces include a small area adjacent to the front door entry area and decks from the second floor. • Please see the Building Elevation sheet number for illustration of the distinct "base", "middle" and "top". 7. Our response to your Landscaping comments is as follows: • The site has been redesigned, the east/west drive aisle no longer extends into the landscape buffer. • Significant trees are more clearly located on the Tree Retention Plan, Sheet L2. In addition a table has been added to the sheet that details tree types and which will be retained or replaced. • Information about protection methods of the significant trees is addressed on the Sheet L3. The area and type of perimeter landscaping is shown on the Landscape Plan, Sheet L1. ■ The planting plan and plant schedule now reflect the groundcover. • Grading of the site has changed to provide terracing, including the eastern portion of the site. In addition, where possible trees have been provided on top of the eastern rockery to provide screening from Interstate 5. • Street trees are now identified on the Landscape Plan. • Drought tolerant areas are located and sizes notes. • Irrigation for the site will be provided on a design -build basis. As-builts will be provided to the City at that time. A note to this effect is provided on the Landscape Plan. • No ground -based mechanical equipment is proposed or needed. 8. Site Lighting • The enclosed Electrical Site Plan and Lighting Fixture Cut Sheets provide the required information. B. Building Division — no comments have been provided to date. C. Public Works/Engineering Please see the enclosed letter from Sound Engineering dated November 13, 2006 that addresses these comments. Ms. Janet Shull, AICP November 20, 2006 Page 4 D. Public Works/Traffic • The ROW Modification Request application permit and fee was submitted, however, Modification Request has since been withdrawn. The site plan has been revised to provide the 9-feet of dedication and required frontage improvements. • The SEPA checklist has been revised to include the ROW dedication, proposed frontage improvements and to reflect the correct number of parking stalls. • Regarding the request for modifications to the Traffic Impact Assessment, Maryanne Zukowski has indicated that we provide a sight line analysis. This analysis is in process and will be provided at a later date. Height Variance Application This request has been withdrawn. Our plans now reflect City code requirements for building height. Thank you for your assistance and quick response to the questions we have had as we redesigned our project. Please feel free to contact me with any questions during your second review. You can reach me at (253) 383-2422. Sincerely, r O �mr6lo ( �0 I:- I"� Lisa Klein Planning Project Manager LK/sca Enclosures c: Don Olson, South Fork LLC Ron Grimstad, South Fork LLC Tim Holderman, Sound Engineering John White, Jon Graves Associates V:\Planning\Yr_2005\205739\City Comments & Responses\739-Response Letter 11-9-06-wp.doc 205739LtrSubmitta1061120.doc MMOR 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-1108 as it was published in regular issues (and not in supplemental farm) of said newspaper once each week for a period of one consecutive week(s), commencing on the 12th day of July. 2006 , and ending on the 12th day of TLly, 2 06 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 92.96 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 18th day of July. 2006. Notary Public in and for the State of Washington, Residing at Federal Way ,��►►►i111111!!1!// �OTAR y tl1� �, Pil$L1� %.0 • � OQ . °F wAs�',,.••. !!►lrrrrrr►►►►►► 1414 SO. 324TH STREET, SUITE B210, FEDERAL WAY, WA 98003 0 253-925-5565 ■ FAX: 253-925-5750 CITY OF FEDERAL WAY !NOTICE OF LAND USE APPLICATION Chapter 22 Consistency with Applicable City Plans Regulations: The project will be reviewed project Name: Federal Way Townhomes Project Description: Construct 30 condomin- consistency with all applicable Codes ; including the "CC; King Cot lum units with site improvements requiring Process 111 Project Approval, and Process IV ire gula#ions Surface Water Design Manual; the Intel tional Building Code; Fire and Mechan Hearing Examiner Approval {height variance codes. request}. Applicant: Lisa Klein, AHBL The official project file is available for pi at the Department of Community Project Location: 31408 28th Avenue South, Federal Way, WA review velopment Services, 33325 Sth Ave South, Federal Way. WA 98003. Any pei Date Application Received: June 15, 2006 Date Determined Complete: July 5, 2006 may submit written comments on the e Date of Notice of Application: July 12, 2006 ronmental and land use applications to Director of Community Development Se Permits Required by this Application: State Environmental Policy Act [SEPA} w� tten �ocuments006. �o Only he WoP 1. (File # 06-102984-00-SE) 2. Process 1I1 Project Approval (File #06- �s Directoersons C munity Development Services, or specifi 102983 00 UPJ Process IV Hearing Examiner Approval - requests a copy of the original decision, appeal the ❑irector's decision. Any pe 3. Height Variance Request (File #06-102985- may Examiner also �itwanden. may meetsppear to [elated Permits: None Relate Relevant Environmental Documents are public hearing to give comments orally I p � of public hearing has not been scheduled) Available at the Address Below: X YES NO Development Regulations to be Used for Contact Person. Janet Shull, AICP. Car Planner PO Box 9718 Pro ect Mitigation, Known at this Time: Federal Way, WA 98063 Federal Way City Code (FWCC) Chapter 18 - Telephone: 206-244.3749 Environmental Chapter, FWCC Planning and Development Chapter 19, FWCC Zoning FWM#-1108 Date of publication: 07/1M6 CIT Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South RECEIVED BY PO Box 9718 COMMUNITY DEVEtpPMENTDEPARTMENT Federal Way WA 98063-9718 253-8352607;Fax 253-835-2609 JUL 2 4 Z006 www.cityoffederalway.com SIGN INSTALLATION CERTIFICATE Project Name: fe, Wd O�v1 Vl CA S Project File No: /0 a9? S 06 - l c y V — S67-❑ Project Address: -31 q o S 26"' • 1st Installed By: _ U5� ,O �I%E ��( l{ ` -S Date of Installation: '� _ j "(� _ Location of Installation: r; X A f) o (PfV, ��e :aa� .C9 u. ;<%71 !�� 'aaF !gg a. ?aa .. .. as i` !Xa� •�F `�R '4.flr '&91x :'�qa *fir •�• 'fir '3,"ds `�€ '�F. `R4.r •�Y 'gq. •�• 'ip a: :'pa4 'gpr .�v .fir .gyp .may •1.9s 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 result in delays, notice of corrections, and re -mailings at the applicant's expense. Installer's Name Idstaller's Signature 7 Date Phone Bulletin #036 — August 18, 2004 Page 1 of 1 k:\Handouts\Sign Installation Certificate •mow, .r,; CITY OF Federal Way DEPARTNIENT OF COMNIUNITY DEVELOPNIENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000- Fax 253-835-2609 www.cif offederolwa .com DECLARATION OF DISTRIBUTION I, 0 f Kf jM c&yv-L (L 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-srp'osted to or at each of the attached addresses on :Sc*' t-t 1 i. 2006. J�:-' —Ce e /'C vP''S 'e,- Project Name tr m I ' t"''''� -`,vl JD"A'",' File Number(s) - 10 Z 6 � - 0 C-0 tJID Signature Date 711 �0 �v KACD Administration Files\Declaration of Distribution.doc/Last printed 1/23/2006 9:59 AM Post—_��5= Federal Way City Hall — 33325 8"' Avenue Federal Way Regional Library — 34200 151 Way South Federal Way 320`'' Branch Library — 848 South 320" Street I LfC-) 6 &(;B+4 (..et 5. CITY OF Federal Way NOTICE OF LAND USE APPLICATION Project Name: Federal Way Townhomes Project Description: Construct 30 condominium units with site improvements requiring Process III Project Approval, and Process TV Hearing Examiner Approval (height variance request). Applicant: Lisa Klein, AHBL Project Location: 31408 28 h Avenue South, Federal Way, WA Date Application Received: June 15, 2006 Date Determined Complete: July 5, 2006 Date of Notice of Application: July 12, 2006 Permits Required by this Application: 1. State Environmental Policy Act (SEPA) (File # 06-102984-00-SE) 2. Process III Project Approval (File #06-102983-00-UP) 3. Process IV Hearing Examiner Approval — Height Variance Request (File #06-102985-00-UP) Related Permits: None Relevant Environmental Documents are Available at the Address Below: X YES NO Development Regulations to be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter 18 - Environmental Chapter, FWCC Planning and Development Chapter 19, FWCC Zoning Chapter 22 Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual; the International Building Code; Fire and Mechanical codes. The official project file is available for public review at the Department of Community Development Services, 33325 8 h Avenue South, Federal Way, WA 98003. Any person may submit written comments on the environmental and land use applications to the Director of Community Development Services by August 1, 2006. Only persons who submit written documents to the Director of Community Development Services, or specifically requests a copy of the original decision, may appeal the Director's decision. Any person may also submit written comments to the Hearing Examiner and may appear at the public hearing to give comments orally (date of public hearing has not been scheduled). Contact Person: Janet Shull, AICP, Contract Planner PO Box 9718 Federal Way, WA 98063 Telephone: 206-244-3749 Published in the Federal Way Mirror on July 12, 2006. 06-102983 Doe. LD. 37123 cmr or Federal Way MM ■ s sar EMM s N 200 0 200 400 600 800 Feet Map Date: July, 2006 City of Federal Way 33325 8th Avenue South Federal Way, WA 98063 This map is intended for use as a graphical representation ONLY. The City of Federal Way makes no warrenty as to its accuracy. SITE ADDRESS: 31408 28th Ave. S. '4k CITY OF Federal Allay NOTICE OF LAND USE APPLICATION Project Name: Federal Way Townhomes Project Description: Construct 30 condominium units with site improvements requiring Process III Project Approval, and Process IV Hearing Examiner Approval (height variance request). Applicant: Lisa Klein, AHBL Project Location: 31408 28 h Avenue South, Federal Way, WA Date Application Received: June 15, 2006 Date Determined Complete: July 5, 2006 Date of Notice of Application: July 12, 2006 Permits Required by this Application: 1. State Environmental Policy Act (SEPA) (File # 06-102984-00-SE) 2. Process III Project Approval (File #06-102983-00-UP) 3. Process IV Hearing Examiner Approval — Height Variance Request (File #06-102985-00-UP) Related Permits: None Relevant Environmental Documents are Available at the Address Below: X YES NO Development Regulations to be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter 18 - Environmental Chapter, FWCC Planning and Development Chapter 19, FWCC Zoning Chapter 22 Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual; the International Building Code; Fire and Mechanical codes. The official project file is available for public review at the Department of Community Development Services, 33325 8 h Avenue South, Federal Way, WA 98003. Any person may submit written comments on the environmental and land use applications to the Director of Community Development Services by July 26, 2006. Only persons who submit written documents to the Director of Community Development Services, or specifically requests a copy of the original decision, may appeal the Director's decision. Any person may also submit written comments to the Hearing Examiner and may appear at the public hearing to give comments orally (date of public hearing has not been scheduled). Contact Person: Janet Shull, AICP, Contract Planner PO Box 9718 Federal Way, WA 98063 Telephone: 206-244-3749 Published in the Federal Way Mirror on July 12, 2006. 06-102983 Doc. 1. D. 37123 -- MApQ%jE:S-T i -,,'3 04� 30ft St/ Im 312th St 3 31.6th PI; S 3041-h St I way PI P"rk S 316lb 'S'm J:Ij:jHjL nj Cato o r . 31ft, n V� S-Y,-o a k, S 320(b !Bt S b2SM -§F— .3271 fist d5 1 2 j MG MaaCiumsf. 11w. 7 Ina 0.0 W MAP-d- F W roolorial SW S 302rd PI AV S -3 2-3rd St RECEIVE® JUN 1 5 2006 CITY OF FEDERAL WAY SUILDINGMT, st a ral 312t[h M"AILI-rr- In i CITY OF Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www.cifyoffederalway.cam DECLARATION OF DISTRIBUTION I, hereby declare, under penalty of perjury of the laws of the State of Washington, that a: J0 Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & Anticipated DNS/MDNS ❑ FWCC Interpretation ❑ Other was Rmailed ❑ faxed 2006. Project Name ❑ 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 ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on File Number(s) 06 -/0 Dt 985 - t) 0(Q /0 J 9,9y SE, O! -/a.) 985- v p Signature Date `7 ,I 1 - Q(p K:\CD Administralion Files\Declaration of Distribution.doc/Loci printed 1 /23/2006 8:42 AM CITY OF Federal Way NOTICE OF LAND USE APPLICATION Project Name: Federal Way Townhomes Project Description: Construct 30 condominium units with site improvements requiring Process III Project Approval, and Process _IV Hearing Examiner Approval (height variance request). Applicant: Lisa Klein, AHBL Project Location: 31408 28th Avenue South, Federal Way, WA Date Application Received: June 15, 2006 Date Determined Complete: July 5, 2006 Date of Notice of Application: July 12, 2006 Permits Required by this Application: 1. State Environmental Policy Act (SEPA) (File # 06-102984-00-SE) 2. Process III Project Approval (File #06-102983-00-UP) 3. Process IV Hearing Examiner Approval — Height Variance Request (File #06-102985-00-UP) Related Permits: None Relevant Environmental Documents are Available at the Address Below: X YES NO Development Regulations to be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter 18 - Environmental Chapter, FWCC Planning and Development Chapter 19, FWCC Zoning Chapter 22 Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual; the International Building Code; Fire and Mechanical codes. The official project file is available for public review at the Department of Community Development Services, 33325 8 h Avenue South, Federal Way, WA 98003. Any person may submit written comments on the environmental and land use applications to the Director of Community Development Services by July 26, 2006. Only persons who submit written documents to the Director of Community Development Services, or specifically requests a copy of the original decision, may appeal the Director's decision. Any person may also submit written comments to the Hearing Examiner and may appear at the public hearing to give comments orally (date of public hearing has not been scheduled). Contact Person: Janet Shull, AICP, Contract Planner PO Box 9718 Federal Way, WA 98063 Telephone: 206-244-3749 Published in the Federal Way Mirror on July 12, 2006. 06-102983 Doc 1 D 37123 22tw t 8- S 306-th P/ s 30M st, EY 1Iwo :2 coi 31 st 312S t W8 06 314-lb PI > 31S� Cd4th -ja S 31-fth St s 8 3 C61H" '3 S 3.16th; Ph 3 Gab S 31 fth, Ph S 3201r -St 9 S 324th Ph T VWwA FM Wai S Mth:St .21W St 5 2MS ManC U-aaf . Iron. S 30-Nid PJ 4 tv co S 323rd St s 321stst S Moll UN 1 5 2006; CITY OF FEo DUILDINg&WAy Ph 312th 8 1= � I+ I� u 5 if _[CO. 1iO,_IA;�127fi, EST_ UM NER v •fir TO ACT -\ LnArpSrr`td rr �o \-_- 9tira. ro aS•SH a.c, a\i.\ � r�'A SR 5 —�� k" R CEI JED n e JU I V,, 5 2 CITY O FED AL AY BU! DiNO EPT. LA"Si MetroScan /King (WA) Owner Site Mail Use Lgl Bedrm : Federal Way City Of : 31201 28th Ave S Federal Way 98003 : 33530 1st Way S Federal Way Wa 98003 : 149 Rec,Parks,Zoos,Arboretum : STR 092104 TAXLOT 26 N 3/4 OF NW Bth F3H: / / Stories: 1 B1dgSF: 4,070 Parcel # Sale Date Sale Price Asd. V Q : SE Ac: 53.55 : 092104 9026 03 : 02/20/1991 : S : 09 T: 21N R : 04E YB:1965 Ph: Owner : Federal Way City Of Parcel # : 092104 9026 03 Site : 31201 28th Ave S Federal Way 98003 Sale Date : 02/20/1991 Mail : 33530 1st Way S Federal Way Wa 98003 Sale Price Use : 149 Rec,Parks,Zoos,Arboretum Asd. V Lgl : STR 092104 TAXLOT 26 N 3/4 OF NW Q : SE S : 09 T: 21N R :04E Bedrm Bth F3H: / / Stories: 1 BIdgSF: 1,020 Ac: 53.55 YB:1959 Ph: Owner : Federal Way City Of Parcel # : 092104 9026 03 Site : 31201 28th Ave S Federal Way 98003 Sale Date : 02/20/1991 Mail : 33530 1st Way S Federal Way Wa 98003 Sale Price Use :149 Rec,Parks,Zoos,Arboretum Asd V Lgl : STR 092104 TAXLOT 26 N 3/4 OF NW Q : SE S : 09 T: 21N R : 04E Bedrm Bth F3H: / / Stories: 1 BIdgSF: 4,110 Ac: 53.55 YB:1959 Ph: Owner ; Federal Way City Of Site : 31201 28th Ave S Federal Way 98003 Mail : 33530 1st Way S Federal Way Wa 98003 Use :149 Rec,Parks,Zoos,Arboretum Lgl : STR 092104 TAXLOT 26 N 3/4 OF NW Bedrm Bth F3H: / / Stories: 2 Parcel # : 092104 9026 03 Sale Date : 02/20/1991 Sale Price Asd. V Q : SE S : 09 T: 21N B1dgSF:2,030 Ac: 53.55 YB:1946 Ph: R :04E Owner : Federal Way City Of Parcel # : 092104 9026 03 Site : 31201 28th Ave S Federal Way 98003 Sale Date : 02/20/1991 Mail ; 33530 1st Way S Federal Way Wa 98003 Sale Price Use : 149 Rec,Parks,Zoos,Arboretum Asd. V Lgl ; STR 092104 TAXLOT 26 N 3/4 OF NW Q : SE S : 09 T: 21N R : 04E Bedrm Bth F3H: / / Stories: 1 B1dgSF: 960 Ac: 53.55 YB:2004 Ph: Owner ; Federal Way City Of Parcel # : 092104 9026 03 Site : 31201 28th Ave S Federal Way 98003 Sale Date : 02/20/1991 Mail : 33530 1st Way S Federal Way Wa 98003 Sale Price Use : 149 Rec,Parks,Zoos,Arboretum Asd. V Lgl : STR 092104 TAXLOT 26 N 3/4 OF NW Q : SE S : 09 T: 21N R :04E Bedrm Bth F3H: / / Stories: 1 B1dgSF: 864 Ac: 53.55 YB:1975 Ph: Owner ; Central Puget Sound Regional T Parcel # ; 092104 9054 08 Site : 31455 28th Ave S Federal Way 98003 Sale Date ; 03/07/2006 Mail : 401 S Jackson St Seattle Wa 98104 Sale Price Use :184 Pub,School,Public Asd.V Lgl : STR 092104 TAXLOT 54 LOT 1 TGW POR Q : SE S : 09 T: 21N R :04E Bedrm Bth F3H: / / Stories: 1 BIdgSF: 22,896 Ac: 8.80 YB:2003 Ph: Owner : Central Puget Sound Regional T Site : 31455 28th Ave S Federal Way 98003 Mail : 401 S Jackson St Seattle Wa 98104 Use :184 Pub,School,Public Lgl : STR 092104 TAXLOT 54 LOT 1 TGW POR Bedrm Bth F3H: / / Stories: 1 Parcel # : 092104 9054 08 Sale Date : 03/07/2006 Sale Price Asd. V Q : SE S : 09 T�E1\71E BIdgSF: 16,128 Ac: 8.80 YB:2004 P V JUN 1 5 2006 CITY OF FEDERAL WAY information compiled from various sources. Real Estate Solutions makes no representations BUILDING DEPT. or warranties as to the accuracy or completeness ofinformation contained in this report. MetroScan /King (WA) Owner : Central Puget Sound Regional T Parcel # : 092104 9054 08 Site : 31455 28th Ave S Federal Way 98003 Sale Date : 03/07/2006 Mail : 401 S Jackson St Seattle Wa 98104 Sale Price Use :184 Pub,School,Public Asd.V Lgl : STR 092104 TAXLOT 54 LOT 1 TGW POR Q : SE S : 09 T : 21N R : 04E Bedrm Bth F3H: / / Stories: 1 BIdgSF: 8,342 Ac: 8.80 YB:2004 Ph: Owner : Gonzalez Rene C Parcel # ; 092104 9119 01 Site : 31240 28th Ave S Federal Way 98003 Sale Date Mail : PO Box 3603 Kent Wa 98089 Sale Price Use : 301 Vacant,Multi-family Asd.V : $32,000 Lgl : STR 092104 TAXLOT 119 S 75 FT OF N Q : SE S : 09 T : 21N R :04E Bedrm Bth F3H: / / Stories: BIdgSF: Ac:.29 YB: Ph: Owner : South Fork Homes Llc Parcel # : 092104 9148 06 Site ; 31408 28th Ave S Federal Way 98003 Sale Date : 01/17/2006 Mail : PO Box 930 Sumner Wa 98390 Sale Price : $656,500 Use ; 006 Res,Single Family Res,Comm Zone Asd.V : $73,000 Lgl : STR 092104 TAXLOT 148 N 60 FT OF W Q : SE S : 09 T : 21N R :04E Bedrm :2 Bth F3H: 1 / / Stories: 1 BIdgSF: 800 Ac: .17 YB:1951 Ph: Owner : Villa Esperanza Llc Parcel # : 092104 9151 00 Site : 31458 28th Ave S Federal Way 98003 Sale Date : 12/07/2005 Mail : 1501 4th Ave #1610 Seattle Wa 98101 Sale Price Use : 005 Res,Fourplex Asd.V : $157,000 Lgl : STR 092104 TAXLOT 151 POR OF S 1/4 Q : SE S : 09 T : 21N R : 04E Bedrm Bth F3H: / / Stories: 2 BIdgSF: 4,152 Ac: 1.35 YB:1947 Ph: Owner : Gonzalez Renee Parcel # : 092104 9194 09 Site : 31240 28th Ave S Federal Way 98003 Sale Date Mail : PO Box 3603 Kent Wa 98089 Sale Price Use : 301 Vacant,Multi-family Asd.V : $13,000 Lgl : STR 092104 TAXLOT 194 N 20 FT OF W Q :SE S : 09 T : 21N R :04E Bedrm Bth F3H: / / Stories: BIdgSF: Ac:.13 YB: Ph: Owner : Westhill Pointe Llc Parcel # : 092104 9197 06 Site : 31250 28th Ave S Federal Way 98003 Sale Date : 03/08/2004 Mail : 2816 S 299th PI Federal Way Wa 98003 Sale Price Use : 011 Res,Apartment Asd. V : $423,000 Lgl : STR 092104 TAXLOT 197 POR OF N 1/2 Q :SE S : 09 T : 21N R :04E Bedrm : Bth F311: / / Stories: 2 BIdgSF: 6,000 Ac:.91 YB:1968 Ph: Owner : Gonzalez Renee Parcel # ; 092104 9214 OS Site : 31228 28th Ave S Federal Way 98003 Sale Date Mail ; PO Box 3603 Kent Wa 98089 Sale Price Use ; 006 Res, Single Family Res,Comm Zone Asd.V : $171,000 Lgl : STR 092104 TAXLOT 214 POR OF S 2.5 Q : SE S : 09 T : 21N R :04E Bedrm : 2 Bth F3H: 1 / / Stories: 1 BIdgSF: 1,150 Ac:.57 YB:1943 Ph: Owner : Gonzalez Rene C Parcel # : 092104 9249 04 Site : 31224 28th Ave S Federal Way 98003 Sale Date Mail : PO Box 3603 Kent Wa 98089 Sale Price Use : 006 Res, Single Family Res, Comm Zone Asd.V : $159,000 Lgl : STR 092104 TAXLOT 249 S 75 FT OF W Q : SE S : 09 ;��'EI'E Bedrm : 3 Bth F3H: 1 / / Stories: 1 B1dgSF: 1,060 Ac:.26 YB:1961 P �+ JUN 1 5 2006 CITY OF FEDERAL WAY Information compiled from various sources. Real Estate Solutions makes no representations BUILDING DEPT. or warranties as to the accuracy or completeness of information contained in this report. CITY OF Federal Way DEPARTMENT OF CONIMUNITY DEVELOPMENT SERVICES 33325 81h Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 www, c i tvo f f ed'er_a Iwo] V .com DECLARATION OF DISTRIBUTION 1, hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ,I 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 2d e-mailed and/or ❑ posted to or at each of the attached addresses on 2006. Project Name V File Number(s) 0 - A 9 U p� IA-i6.?gC9l/-,s Signature Date 7-/0 -�D a (� _ K:\CD Administrallon Files\Declaration of Distribution.doc/Last printed 1 /23/2006 8:42 AM Page 1 of 1 Tamara Fix - Legal Notice From: Tamara Fix To: admin@fedwaymirror.com Date: 7/10/2006 8:36:31 AM Subject: Legal Notice CC: dgrigg@soundpublishing.com Please publish the following legal notice (Fed Way Townhomes NOA, #06-102983) in Wednesday's (July 12, 2006) issue. Please furnish an affidavit of publication. Tamara Fix Administrative Assistant City of Federal Way PO Box 9718 Federal Way, WA 98063-9718 253-835-2602 f e c e e g of c e g e CITY OF 'A Federal Way NOTICE OF LAND USE APPLICATION Project Name: Federal Way Townhomes Project Description: Construct 30 condominium units with site improvements requiring Process III Project Approval, and Process IV Hearing Examiner Approval (height variance request). Applicant: Lisa Klein, AHBL Project Location: 31408 28th Avenue South, Federal Way, WA Date Application Received: June 15, 2006 Date Determined Complete: July 5, 2006 Date of Notice of Application: July 12, 2006 Permits Required by this Application: "14 1. State Environmental Policy Act (SEPA) (File # 06-102984-00-SE) 2. Process III Project Approval'(Flle #06-102983-00-UP) 3. Process IV Hearing Examiner'Approval — Height Variance Request (File #06-102985-00-UP) Related Permits: None Relevant Environmental Documents are Available at the Address Below: X YES —NO Development Regulations to be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter 18 - Environmental Chapter, FWCC Planning and Development Chapter 19, FWCC Zoning Chapter 22 Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual; the International Building Code; Fire and Mechanical codes. The official project file is available for public review at the Department of Community Development Services, 33325 8`h Avenue South, Federal Way, WA 98003. Any person may submit written comments on the environmental and land use applications to the Director of Community Development Services by July 26, 2006. Only persons who submit written documents to the Director of Community Development Services, or specifically requests a copy of the original decision, may appeal the Director's decision. Any person may also submit written comments to the Hearing Examiner and may appear at the public hearing to give comments orally (date of public hearing has not been scheduled). Contact Person: Janet Shull, AICP, Contract Planner PO Box 9718 Federal Way, WA 98063 Telephone: 206-244-3749 Published in the Federal Way Mirror on July 12, 2006. 06-102983 Doc. I.D.37123 OF 4::� Federal Way 4% FILE: NOTICE OF LAND USE APPLICATION Project Name: Federal Way Townhomes Project Description: Construct 30 condominium units with site improvements requiring Process III Project Approval, and Process IV Hearing Examiner Approval (height variance request). Applicant: Lisa Klein, AHBL Project Location: 31408 28 h Avenue South, Federal Way, WA Date Application Received: June 15, 2006 Date Determined Complete: July 5, 2006 Date of Notice of Application: July 12, 2006 Permits Required by this Application: 1. State Environmental Policy Act (SEPA) (File # 06-102984-00-SE) 2. Process III Project Approval (File #06-102983-00-UP) 3. Process IV Hearing Examiner Approval — Height Variance Request (File #06-102985-00-UP) Related Permits: None Relevant Environmental Documents are Available at the Address Below: X YES NO Development Regulations to be Used for Project Mitigation, Known at this Time: Federal Way City Code (FWCC) Chapter 18 - Environmental Chapter, FWCC Planning and Development Chapter 19, FWCC Zoning Chapter 22 Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; King County Surface Water Design Manual; the International Building Code; Fire and Mechanical codes. The official project file is available for public review at the Department of Community Development Services, 33325 8'h Avenue South, Federal Way, WA 98003. Any person may submit written comments on the environmental and land use applications to the Director of Community Development Services by July 26, 2006. Only persons who submit written documents to the Director of Community Development Services, or specifically requests a copy of the original decision, may appeal the Director's decision. Any person may also submit written comments to the Hearing Examiner and may appear at the public hearing to give comments orally (date of public hearing has not been scheduled). Contact Person: Janet Shull, AICP, Contract Planner PO Box 9718 Federal Way, WA 98063 Telephone: 206-244-3749 Published in the Federal Way Mirror on July 12, 2006. 06-102983 Doc LD 37123 22wt S iO4� So 3204th St - 11 j" I F- 30M. st � sq- t F ral way AI 3 1 2th 4t �! c.314th P'l > S 31-6th St. (1:6:1 ? 7 S3-1 6fit R 3T,7th-g. S 31fthi PI -N "j 91h Pl S 320th St 3 324111i Ph S Mth §t J, 327191 Sj- 'Xe 52MIG mmzohpA-qf.- sue_ 3f, 1 th 3rd ct--- yr V :S 321st St 8 3722md $1 Foot may R -CEIVED J UN I 5 2006 _CITY OF FEDENAL WAY BUIWINGMT, Lth m ED BY �) COMMUNITY DFVEL AMENT DEPA; ; i :SUN 2 8 200E GRAVES ARCHITECTS & PLANNERS RUSTON WAY SUITE D TACOMA, WA 98402 ;¢ HONE (253) 272-4214 FAX (253) 272-4218 J G R R C H S. C O M June 26, 2006 Ms. Janet Shull City of Federal Way, Washington 33325 8"' Avenue South PO Box 9718 Federal Way, WA 98063-9718 Regarding. File No. 06-100630-00-PC; Federal Way Townhomes; 31048 28th Avenue South, Federal Way, Washington Ms. Shull, Per the comments received by traffic engineer Mark J. Jacobs, PE, PTOE at JAKE TRAFFIC ENGINEERING, INC. 7731 8th Avenue SW, Seattle, WA 98106-2007 we have been advised to revise the parking count for the Federal Way Townhomes. The current parking count proposed is 88 (2 internally, one on driveway for each of 28 units; one internally, one on driveway for 2 ADA units, for a total of 88). We would like to amend this to 2 parking stalls per unit, for a total count of 60 (one internally and one on driveway in each of 28 units and one internally and one on driveway for 2 ADA units; for a total of 60). A hard copy of the site plan with these parking count changes is included. Please call with any questions or comments. Sincerely, Jo F. White Jnir Graves Arrlrilecrs 4 Planners LAW OFFICES GORDON, THOMAS, HONEYWELL, MALANCA, PETERSON & DAHEIM LLP TACOMA OFFICE 1201 PACIFIC AVENUE, SUITE 2100 POST OFFICE BOX 1157 TACOMA, WASHINGTON 98401-1157 (253) 620-6500 FACSIMILE (253) 620-6565 REPLY TO TACOMA OFFICE WILLIAM T. LYNN ATTORNEY AT LAW DIRECT (253) 620-6416 (206) 676-6416 E-MAIL lynnw®gth-law.com June 21, 2006 Greg Fewins Community Development Director City of Federal Way 33325 8th Ave. So. Federal Way, WA 98063-9718 RE: South Fork Homes LLC 31408 — 28th Ave. So. Dear Mr. Fewins: SEATTLE OFFICE ONE UNION SOUARE 600 UNIVERSITY, SUITE 2100 SEATTLE, WASHINGTON 98101-4165 (206) 67 6-7 500 FACSIMILE (206) 676-7575 RECEIVED BY COMMUNITY DEVELOPMENT DEPARTMENT In my letter to you on this subject dated June 13, 2006, I misstated the citation for the Benchmark case on Page 1. The citation for the Supreme Court Decision is 146 Wn.2d 685 (2002). I am sorry for any confusion this might have caused. Very truly yours, a-- r",* - William T. L WTL:bl [28901-00001] cc: Don Olson Tim Holderman [1352618 vl.doc] CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: June 15, 2006 TO: Will Appleton, Development Services Manager Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire and Rescue Geri Walker, Federal Way School District Stacy Flores, Public Safety Officer FROM: Janet Shull FOR DRC MTG. ON: June 29 - Internal COMPLETENESS REVIEW FILE NUMBER(s): 06-102983-00-UP RELATED FILE NOS.: 06-102984-SE, 06-102985-UP, 06-102987-SM, 06-100630-PC PROJECT NAME: FEDERAL WAY TOWNHOMES PROJECT ADDRESS: 31408 28TH AVE S ZONING DISTRICT: RM 2400 PROJECT DESCRIPTION: Construct a 30 unit condominium/multifamily development on a 1.69 acre site comprised of two parcels. LAND USE PERMITS: Process III, Process IV - Variance, SEPA, Roadway Modification PROJECT CONTACT: SOUTH FORK HOMES LLC 2539229331 (Work) MATERIALS SUBMITTED: Master Land Use Application, Letter from Sound Engineering, Inc,re: ROW Modifaction request, Letter from Gordon, Thomas, Honeywell, Malanca, Peterson and Daheim, LLP re: ROW improvements to 28th Ave S.; letter from Jon Graves Architects and Planners re: Height Variance Request; topographical survey; civil plan sheet; landscape plan sheet; certificate of sewer availability; certificate of water availability; SEPA checklist; CPTED checklist;3 sets mailing envelopes; architectural plans; TIR (4); TIA (4); Geotechnical evaluation (4);letter from Jon Graves Architects and Planners re: noise mitigation;site photos (1 set);title report (2);parcel map (1); vicinity map; color elevations (8.5xll) 44k RECE MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES CITY OF JUN 1 5 2006 33325 8`h Avenue South PO Box 9718 Federal Wayc Federal Way ax 98063-9718�•rt � - 253-835-2607; Fax 253-835-2609 BUILDING DEFT. ,� ��"j '� ' �t �'d ✓ www.citvoffederalway.com IY14 5L APPLICATION NO(S) r r Z Date _ Project Name Tou�,rl homes Property Address/Location -31 -0 e d S�+� , �. , ruj e �Crs Parcel Number(s) O f .�2 1 0i H r C1 I L-1 S- 9 �` %�2 1 D q- 9 ( H c2 __J f 1�1f►=�c� L Project Description j © �r15 ��G� C< PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) X Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI X SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision _ Subdivision X Variance: Commercial/Residential Required Information Rm 4 P 0 _honing Designation mou- c�rn1-" Comprehensive Plan Designation RPC>,Lu,onc. o Value of Existing Improvements 009 Value of Proposed Improvements Internal al Building Code (IBC): Occupancy Type Construction Type 11fl n I . Q _ ce s4e_ (t ,r �s,�Ct C4 C) Applicant ff Name: 5CA3A�, 'Po c-� I�a�e-5 ILL C- Address: PO ao/1 R 3 O City/State: -5o M tlEri l,L) Pe Zip: q-63G Phone: �S2 - (1 ak -g331 Fax: �) S3 `73 S- 0 9 to Sr Email: Signature: Agent (if different than Applicant) Name: Lisa ltil,e;n — Ai A-) 1. _ Address: LQIS �t9.'3O V, Sj,. Si-P-300 City/State:TeLc-o,c` _, l-jf, g8403 Zip: � C6 L, 03. Phone: a53- 393 -.)Has Fax: a53 - 3 �;3 "/ Email: 12� LL1�l, / o t''' Signature: �J )/ ,n Owner Name: o h Fv(-Yi Nor e_s, LLC- Address: `PC i3p>c 3 O City1Sta1e: S"; (" ri.o,-, (,J I3, Zip: C d 3`10 Phone:_,53 •�a ct33 i Fax: �s 3 Email: Bulletin #003 - August 18, 2004 Page 1 of 1 k:\HandoutslMaster Land Use Applicatio aL GRFIVES ARCHITECTS & PLANNERS RUSTGN WAY SUITE 0 TACOMA, WF1 98402 HONE (253) 272-4214 FAX (253) 272-421 8 J G R R C H S. C O M DEPARTmETNTT OF COMMUNITY DEVELOPMENT SERVICES 33325 8"' Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607; Fax 253-835-2609 Federal NVtty To-withomes Process IV review— Height Variance Application 1. A written statement discussing the following criteria. RECEIVE® JUN 1 5 2006 CITY OF FEDERAL WAY `BUILDING DEPT. June 13, 2006 A. That the variance will not constitute a grant of special privilege inconsistent with the limitations upon uses of other` properties in the vicinity and zone in which the subject property is located. The variance will not grant a special privilege inconsistent with surroundin�Or properties and uses in the vicinity and zone in which the subject property is located, in that, the ultimate visual effect of the proposed buildings will be .Mitigated though vertical modulations (i.e. stepping of elevations to follow grade), design strategies to give a 'horizontal orientation' to the buildings, and landscape elements surrounding the site. The `Federal LNfay Toamh.omes' .is seeking a height variance on four of six buildings of between 9-1I2" to '39-112". The four buildings over the 30'-0" height limit are located aN.�,ay from 28" Avenue toward the urterior of the site to the east. All building elevations 28`' Avenue South are within the 30'-0" height limit. B. That the variance is necessary because of special circumstances relating to the size, shape, topography, location, or surroundings of the subject property to provide it with use rights and privileges permitted to other properties in the vicinity and zone in which the subject property is located. The condition unique to the site is topography. Whereas a building elevation on one portion of the site complies with the height restriction, the same building elevation on another portion does not comply because of the change in topography. Site topography of the subject property is relatively flat along its 28"' Avenue frontage Pagel of 3 varying in elevation from 492 feet to 488 feet in the north -south direction with a slope of approximately .6%. At the northern boundary line, approximately 100 feet toward the eastern boundary line, the site begins to slope at a 5% grade in the west to east direction, dropping in elevation from 490 feet to 472 -feet. At the southern boundary line the site drops away at an approximate slope of 9% in a west. to east direction from an elevation of 484 feet to 472 feet. These slopes of 5% and 9% necessitate that buildings #1 and #2 step down in the west to east direction. Each stela is approximately two feet and occurs every two or three units. Building #I steps vertically for a height differential of five feet. Building #2 steps vertically for a height differential of four feet. Averaging the height of both buildings results in heights of buildings #1 and #2 of 31'-T' and 30' 9-1 /2" respectively; 15 and 9 inches alcove the 30-foot Iirnit, Similarly; buildings #3 and #4 are situated so that they experience topography changes of between five and six feet over their 42 foot width, again this abrupt change in grade and averaging of all building elevations results in building heights of 3 V 6-1/2" at building #3 and 33' 7-1/2" at building #4. However the `street front' height of building #3 remains below the 30-foot, wlule the height of building #4 exceeds the height limit by 10" (as a result of stepping the southenunost of 4 units within the building). Buildings #5 and #6 front 28"' Avenue South and are situated at the flattest portion of the site. Both buildings are below the 30'-0" height limit. In summary all building elevations visible from '28a' Avenue South are below the 30'-0" height limit and will be in compliance. As stated earlier, Interior Road `13' elevations of buildings #3 and #4 are between 29'-0" and 30'-10". In essence elevations fronting or visible form 28"' Avenue South and interior roads `A' and ;B' within the complex comply with the 30'-0" height limit, or,exceed it by 10" in one instance at building #4. Road `A' elevations of buildings #1 and #2 will step with the topography in'a west to east direction. This stepping tivill generally follow the grade of Road 'A' to mitigate building height as much as practicable. At no point is any building elevation higher than another within the same building by more than six feet. With stepping at 2-foot intervals along all street front elevations — all buildings, excluding building #4 is not irlore than 30 feet in height at their individual main entrances and driv6vays. Flat or low -slope roofs were at one time considered as an alternative to seeking this variance, however, minimum 4:12 roof slopes are mandated per the City's design guidelines. hence, the IotiLslope alternative was abandoned. C. That the granting of the variance will not be materially detrimental to the public welfare or "injurious to the property or improvements in the vicinity and zone in which the subject property is located. As the greatest variance is less than 4 feet at building #4 and is located at the southeast corner of the site and visually separated from 28"' Avenue South by compliant buildings, the Architect believes that impacts to adjacent improvements and improvements within the vicinity and zone will be minimal. The nearest building at.the proposed Villa Esperanza development to the south will be no closer than 110 feet to the south wall of building #4 oil the subject site and will be 30 feet in height (per "Findings for Project Approval, Villa Esperanza, File 405-106296-00-UP"). Though the buildings at Villa Esperanza are proposed at (2)-stories, they will be very .near the 30-foot height limit of the RIvI 2400 zone, in other words, the Architect believes the building heights are very sin-tilar and that a `visual' connparison will reveal no apparent disparity in height and thus no negative impact. Page 2 of 3 Furthermore, roof.' articulations, building modulations, vertical stepping and setbacks will Mitigate the `visual height' of buildings #1 and #2 located at the north boundary litre. With a well defined base, middle and top per City design guidelines, buildings #1 and #2 will appear more horizontal than vertical in nature. In addition, a 10' wide swath of Type - Ill landscaping Nvill be provided at the northern and southern boundary limes of the project site — this landscaping will also help to reduce the visual impact of the proposed buildings. Visual inllaacts to the Interstate Freeway 5 to the east will be negligible, and again a 10 foot width of Type -ill landscaping, a 10 foot wide sever easernent (Rec. No. 81033120340), and a 125 foot distance from the easteni boundary line of the subject site to tile, free%vay (per Sadler Bernard & Associates, Licorporated survey dated Feb. 14, 2005; job# 2005269) will further diminish any height variance granted. I;urthei7nore, allowing the height variance will not adversely affect any views looking to the east and southeast from adjacent sites. Buildings located at the interior of the subject site drop tiff or step with the topography to the east. Buildings at the interior of the site will essentially beat the same elevation or lower than. the compliant buildings froiltiilb 2$'i' Avenue South. D. That the special circumstances of the subject property ale not the result of the actions of the owner of the subject property. The topography of the site is as purchased and has not been graded or altered from its current state. 1 � JON C} NNER5 i G R R C H S C O M ,Page 3 of 3 �1--SOUTH ELEVATION _ I 5C.•'LI- =r-O BUILDING #1 601 3 NO. E''=V.-\Tl0. SCALE: l/a"=T-O- BUILDING #1 THESE ELEVATONS ARE FOR PRELIMINARY STUDY ONLY AND ARE NOT INTENDED -iS GON5TRUGTION DOCUMENTS IN ,-'.NY \A,,AY. ZONING, GODE, AND JURISDIC INAL ISSUES WILL MOST LIKELY ALTER FINAL GONFIGURATION- HESE DRAWINGS ARE NOT INTENDED TO REPRESENT ANY FINAL SOLUTION IN ANY GIVEN JURISDICTION. I 2 3 4 1 5 6 � SITE KEY PLAN EAST ELEVATION sGALE: 1,8-=T-O- BUILDING 41 -' WEST ELEVATION sc.R,,R'l BUILDING #1 SALE: 1/3' = T-O' a'. 3 - 73 PROCESS IV APPLICATION REUSE OF DOCUMENTS v mb:o W 0 = Z Z of 0Qz I Q c3 �oQ m3 W 0 0 LL LL Eil RECEIVED BY C®MMUNITY DEVELOFIOENT DEPARTMENT J u i� 1 5 2006 LAW OFFICES GORDON, THOMAS, HONEYWELL, MALANCA, PETERSON IS DAHEIM LLP TACOMA OFFICE 1201 PACIFIC AVENUE, SUITE 2100 POST OFFICE BOX 1157 TACOMA, WASHINGTON 98401-I I57 (253) 620-6500 FACSIMILE (253) 620-6565 REPLY TO TACOMA OFFICE WILLIAM T. LYNN ATTORNEY AT LAW DIRECT (253) 620-6416 (206) 676-6416 E-MAIL lynnw@gth-law.com June 13, 2006 Greg Fewins Conrylundy 1Jevelopnlent Dllel tol City of Federal Way 33325 8th Avenue South Federal Way, WA 98063-9718 RE: South Fork Homes LLC 31408 — 28th Avenue South Dear Mr. Fewins: SEATTLE OFFICE ONE UNION SQUARE 600 UNIVERSITY, SUITE 2100 SEATTLE, WASHINGTON 98101-4185 (206) 67 6-7 500 FACSIMILE (206) 676-7575 This law firm is legal counsel for South Fork Homes LLC, the owner of the above - referenced project. We are responding to your letter dated March 9, 2006 which indicates at paragraphs 2-6 on page 12 that right-of-way and improvements are required for 28th Avenue South. We do not believe these conditions may be lawfully imposed. The condition is unlawful because there is no evidence to tie the need for the improvements to the proposed project. The traffic report submitted does not suggest that 28th Avenue South is substandard in any way, nor does it suggest that any improvements to this minor arterial are necessary as a result of this small, 30-unit project. Your letter does not suggest that the requirement is based upon need but instead relies on a cited provision of the Federal way City Lode. This case is very similar to Benchmark v. City of Battle Ground, 103 Wn.App. 721, 723 (2000) and remanded by 138 Wn.2d 1008 (1999) in which the Washington State Supreme Court rejected a condition requiring similar conditions of approval. Like Federal Way, Battle Ground had an ordinance requiring half street improvements on streets that adjoin certain developments. Relying upon that, the City imposed a condition requiring such improvements and the property owner filed a judicial challenge. The Washington State Supreme Court noted that the traffic study did not support the need for the proposed improvements as a result of the project. In light of that, the Court ruled that there was not substantial evidence to support the City's condition and held the condition unlawful. Because it was able to address the issue on that basis, the Washington State Supreme Court did not reach the constitutional issue as to whether or not the [1350832 v1] GORDON, THOMAS, HONEYWELL MALANCA, PETERSON & DAHEIM LLP June 13, 2006 Page 2 condition could be squared with the requirements of the constitution. However, the Washington Court of Appeals, addressing the Benchmark case at a lower level had previously found the same condition to violate constitutional standards. This is consistent with other case law including Miller v. City of Port Angeles, 38 Wn.App. 904, 691 P.2d 229 (1984) and Burton v. Clark, 91 Wn.App. 505, 958 P.2d 343 (1998). For the reasons set forth above, we believe the requirement is unlawful. Alternatively, we ask that this letter be treated as support for the request that the Director of Public Works waive this requirement. That request is being filed along with this letter. Very truly yours, J,R,7 William T. L WTL/fto cc: Don Olson Tim Holderman [1350832 vl] �)(,�-/vz?J-7-st,111 SOUND ENGINEERING, INC. CIVIL ENGINEERS • LAND PLANNERS File No.: 03102 A June 14, 2006 Mr. Ken Miller & Mr. Greg Fewins Deputy Director's City of Federal Way 33530 1st Way South Federal Way, WA 98003-6221 RECEIVED JUN 1 5 2006 CITY OF FEDERAL WAY BUILDING DEPT. Project: South Fork Townhomes Subject: Right -of -Way Improvement Modification Request Dear Mr. Miller & Mr. Fewins: The purpose of this letter is to make a written request for right-of-way improvement modifications. Proposed improvements are for 28th Avenue South to the west of the proposed South Fork Townhomes project. This request for modification is based upon comments made under the Public Works Traffic Division, within the Pre -Application Conference Summary, File #06-100630-00-PC. As follows: 2) Per FWCC 22-1474, the applicant/owner would be expected to construct half -street improvements consistent with the planned roadway cross -sections as shown in Map III-6 of the Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program (CIP shown as Table III-19. Based on the materials submitted, staff conducted a limited analysis to determine the required frontage improvements in meeting the FWCC. Based on the analysis and FWCC, the applicant would be expected to construct half -street improvements on the following streets: a) 28th Avenue South is proposed Type K Street, consisting of a 44-foot street with curb, gutter, six foot planter strip with trees, eight foot sidewalk, and streetlights for the City center in a 78 foot of right-of-way. The improvements shall be from street centerline. Assuming a symmetrical cross section, an additional nine feet of right-of-way needs to be deeded to the City. SEI 1019 Pacific Avenue, Suite 906 Tacoma, WA 98402 9 (253) 573-0040 ■ FAX (253) 573-0142 June 14, 2006 Page 2 The modification request is as follows: Per the City of Federal Way Public Works Development Standards Section 3.2.7 D (Street Frontage Improvements). Waiver, deferral, or modification of required frontage improvements may be requested (FWCC 22-1477). The criteria under which the request will be reviewed are: 1. The improvements as required would not be harmonious with existing street improvements, would not function properly or safely or would not be advantageous to the neighborhood or City as a whole. 2. Unusual topographic or physical conditions preclude the construction of improvements as required. 3. Proper vertical or horizontal alignments cannot be determined because the existing streets do not have correct alignments. 4. The required improvement is part of a larger project that has been scheduled for construction in the City's Capital Improvements Program. The existing east half of street section of 28t' Avenue South adjacent to the proposed site consists of a varying paved roadway from 16'-20' in width from the south side of the frontage to the north as well as a road side ditch. We propose that the existing roadway is sufficient for the current and proposed traffic demand. An additional 5' onsite sidewalk for pedestrian traffic would be provided. 1. The existing apartment complex to the north would have to dedicate right of way as well, for continuation of the requested street section. This must be done in order to accommodate for the 145' minimum taper (per WS^2/60). Dedication of this right-of- way would reduce the number of available parking spaces as well as decrease the front yard setbacks for the existing complex. This meets the criteria for waiver under criteria #1,2. 2. Steele Lake would eventually have to fund right-of-way improvements as well as dedicate valuable park space for street widening in order to complete street section as requested. This meets the criteria for waiver under criteria #1,2. 3. It is our opinion that the improvements being required are not legal, based upon the letter that has been included as part of the process III submittal package, prepared by William T. Lynn dated June 13, 2006. S ELT June 14, 2006 Page 3 This concludes the modification request at this time. Please feel free to call if you have any additional questions or comments regarding these matters. Thank you in advance for your review of this modification. Sincerely, Timothy D. Holderman, P.E. Principal Cc: File M:\05172\DOCUMENTS\LETTERS\ROW MOD.6.13.06.doc SIET GRAVES AnCHITECTS & PLAN NEAS ' 3 € [76 RUSTON WAY5U1TE I—rACC)AAA, Wn 98402 ` T456ERi-ICONE (253) 272-4214 r-Ax (253) 272-4218 1 C9 n R C H S. C 0 M April28, 2006 Ms. Lori Michaelson City of Federal Way, Washington 33325 8"' Avenue South PO Box 9718 Federal Way, WA 98063-9718 RECEIVED JUN 1 5 2006 CITY OF FEDERAL WAY BUILDING DEPT. Reg-arrd n g File No. 06-100630-00-P-C; South Fork: Condomiriiunrs; 31045 2911 Avenue South, Federal Way,',�\rasl.iri�,ton Ms. Michaelson, Per the comments written March 9, 2006; PLANNING DIVISION, item #2, planning staff at the City had requested that noise attenuation addressed in the SEPA application. Several strategies to mitigate noise from the Interstate 5 and freeway will be used: All proposed buildings are planned to be as far from Interstate 5 (where the greatest amount of ambient noise will occur) as possible. Buildings fronting 28"' Avenue South are also setback from the 28°i Avenue to the greatest extant possible. Double -glazed windows, appropriately caulked and sealed will be used throughout the project on all buildings. In addition, sound -bait insulation or mineral wool insulation will be used at locations adjacent to heavily -trafficked areas and within party walls between units. Common party walls will incorporate (3) layers of 5/8" gypsum wall board, `resilient metal channels' and non -hardening, resilient caulking within the assembly for more effective mitigation of sound (vibration) transmittal through surfaces. Resilient metal channels will also be used on exterior building walls on buildings with exposure to heavily -trafficked areas (at Interstate 5 and along 28"' Avenue South), In addition, all exterior penetrations (i.e. vents, pipes, electrical component or outlet boxes) will be backed with appropriately fire -rated "putty -packs" or wadding to prevent sound leakage through these elements and into the living units. Exterior walls will also be provided with (3) layers of 5/8" gypsum wall board (2 interior, 1 exterior). Careful consideration will also be taken where opportunities exist for sound to flank building assemblies. Ceiling and wall connections will be gapped, caulked and taped appropriately per common acoustical details. The desired STC rating for these exterior walls is 52. Jon Graves Architects & Planners has used similar strategies in the past to mitigate unwanted sound transmission and has consultants available to ensure the mitigation effol is are done correctly. Please let me know if you have any questions about these sound mitigation proposals. Thank you. — C-7 Sincerely, John F. White Jon Gruresflrchiluclx d Plai ers• k.0 41 J0N Grui►,� i 0 n n c if s c o AL RECMWN r Or COMAIUNITYDEVELOPi\IENT SERVICES �, 33325 8'h Avenue Soulli PO Box 9718 CITY OF Federal Way WA 98063-9718 Federal Wa ® J U N 1 5 2006 253-835-2607; Fax 253-835-2609 ��✓/ �:�.a.cil�ifl=:ilelaltvay.com CITY OF FEDERAL WAY BUILDING DEPT, Crime Prevention Through Environmental Design (CPTED) Checklist Directions Please fill out the checklist to indicate which strategies have been used to implement CPTED principles in your proposed project, Please check all strategies that are applicable to Your project for each of the numbered guidelines. You may check more than one strategy for each guideline. Your responses will be cvaluated by City Staff, and will be integrated into the Site Plan and/or Building Permit review process. Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy * Applicable dining Site Plan Review 6 Applicable during Building Permit Review Section 1.0 Natural Surveillance 1.1 Blind Corners _Conforms Avoid blind co•uers in pathways and parking lots. Revise —NA Comments: 'h Pathways should be direct. All barriers along pathways should `=h be permeable (see through) including landscaping, fencing etc. A ❑ Consider the installation of mirrors to allow users to see ahead of them and around corners. e Other strategy used: , i r titer El 1.2 Site and Building Layout —Conforms Allow natural observation firom the sheet to the use, from the _Revise use to the street, rind between uses _NA Comments: Bulletin #022 — August 18, 2004 Page 1 of 9 k:\Handouts\CPTED Checklist -1 Section and ✓ Functional Area Performance Performance Standard Standard Strategy A Applicable during Site Plan Review A Applicable during Building Pennit Review Orient the main entrance towards the street or both streets on For Non -Single corners. ! Family Development Position habitable rooms with windows at the front of the D dwelling. M Access to dwellings or other uses above commercial/ retail development should not be from the4rear of the building. ■ d Offset windows, doorways and balconies to allow for natural observation while protecting privacy. N Locate main entrances/exits at the front of the site and in view IR of the street. x For Commercial/ Retail/ Industrial If employee entrances must be separated from the main and Community ❑ entrance, they should maximize opportunities for natural Facilities surveillance from the street. ■ 13 In industrial developments, administration/offices should be located at the front of the building. i Avoid large expanses of parking. Where large expanses of For Surface parking are proposed, provide surveillance such as security Parking and cameras. ■ Parking Structures Access to•elevator_s, stairwe4and pedestrian pathways should b be clearly visible from an adjacent parking area. ■ © Avoid hidden recesses. ■ Q Locate parking areas in locations that can be observed by adjoining uses. 0 Open spaces shall be clearly designated and situated at For Common/ locations that -are easily observed by people. Parks, plazas, Open Space common areas, and playgrounds should be placed in the front Areas of buildings. Shopping centers and other similar uses should face streets. 1 Other strategy used: -i-_. NA Evaluation for Agency Use Only Bulletin #022 — August 18, 2004 Page 2 of 9 kAHaudouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy MI Applicable during Site Plan Review e Applicable during Building Permit Review 1.3 Common/Open Space Areas and Public On -Site Open Conforms Space _Revise Provide natural surveillatce.fa• contnion/open space areas. _NA Comments: Position active uses or habitable rooms Nvith windows adjacent b to main conunott/open space areas, e.g, playgrounds, swimming pools, etc., and public on -site open space. E Design and locate dumpster enclosures in a manner which ❑ screens refuse containers but avoids providing opportunities to hide. ■ Locate waiting areas and external entries to elevators/stairwells ❑ close to areas of active uses to make them visible From the building entry. e Locate seating in areas of active uses. e Other strategy used:I"t-=''t 1.4 Entrances _-Conforms Provide entries that are clearly visible. _Revise __NA Comments: Design entrances to allow users to see into them before IQ entering. E Entrances should be clearly identified (Signs must conform to ❑ FWCC Section 22-1569(D). Permit Exceptions. (Applicable dw ing Certi cafe of Occ t tatcn his rectinn . Other strategy used: • r {� •t'r?-� u'.'..- r_rt�, i,..•L t5."� Iy.Q�i 1 t-4� ] 11! i r • � 7�1 . 4=�=.C'�'•-` �t_�� s .lea•-- � � L� G�?•�C:,�- ! : { -.t•� v.;= r •i..'-:�"' 1.5 Fencing _Conforms Fence design should inarindze nalur'al surveillance front the _Revise street to the building and fr'arn the building to the street, and _NA mininize opporhtnities for intruders to hide. Comments: Bulletin #i022 — August 13, 2004 Pagc 3 of 9 kA\Handouts%CPTED Checklist Section and I ✓ Functional Area Performance Performance Standard Standard Strategy in Applicable during Site Plan Review 6 Applicable during Building Pennit Review Front fences should be predominantly open in design, e.g. pickets or wrought iron, or low in height. e Design high solid front fences in a manner that incorporates —EL open elements to allow visibility above the height of five feet. e If noise insulation is required, install double -glazing at the front of the building rather than solid fences higher than five feet. e Evaluation for Agency Use Only Other strategy used: 1.6 Landscaping Conforms Avoid landscaping which obstructs natural suri,eillance and Revise allows intruders to hide. —NA Conmrents: Trees with dense low growth foliage should be spaced or their crown should be raised to avoid a continuous barrier. i Use low groundcover, shrubs a minimum of 24 inches in height, or high -canopied trees (clean trirmned to a height of eight feet) around children's play areas, parking areas, and along pedestrian pathways. ■ Avoid vegetation that conceals the building entrance from the street. ■ Qther strategy used: 1.7 Exterior Lighting _Conforms Provide erterior lighting that enhances natural surveillance, _Revise (Refer to FWCC Section 22-1635(g)(1) for specific lighting —NA requiremen(s.) Comments: Prepare a lighting plan in accordance with Illuminating Engineering Society of America (IESA) Standards, which addresses project lighting in a comprehensive manner. Select a lighting approach that is consistent with local conditions and crime problems. !Y. Bulletin #022 — August 18, 2004 Page 4 of 9 k:\Handouts\OPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy ■ Applicable during Sile Plan Review 9 Applicable duringBuilding Pennit Review i Locate elevated light fixtures (poles, light standards, etc.) in a -;0 coordinated manner that provides the desired coverage. The useful ground coverage of an elevated light fixture is roughly twice its height, a � For areas intended to be used at night, ensure that lighting supports visibility. Where lighting is placed at a lower height to support visibility for pedestrians, ensure that it is vandal - resistant, e Ensure inset or modulated spaces on a building facade, access/egress routes, and signage is well lit. e i] In areas used by pedestrians, ensure that lighting shines on pedestrian pathways and possible entrapment spaces. e Place lighting to take into account vegetation, in its current and [y] mature form, as well as any other element that may have the potential for blocking light. e Avoid lighting of areas not intended for nighttime use to avoid p giving a false impression of use or safety. If danger spots are usually vacant at night, avoid lighting them and close them off to pedestrians. e Select and light "safe routes" so that these become the focus of ® legitimate pedestrian activity after dark. IN Q Avoid climbing opportunities by locating light standards and electrical equipment away from walls or low buildings. e Q Use photoelectric rather than time switches for exterior lighting. e In projects that will be used primarily by older people (retirement homes, congregate care facilities, senior and/ or community centers, etc.) provide higher levels of brightness in public/common areas. e Other strategy used's_ - t4.rri".t ..�L f L _ r-r{ra C_ x yy;t_ 1.8 Mix of Uses _-Conforms In mixed use buildings increase opportunities for natural __Revise surveillance, while protecting privacy. _NA Comments: Bulletin 4022 — August 18, 2004 Page 5 of 9 k:\hlandouts\CPT'ED Checklist Section and Performance Standard ✓ Functional Area Performance Standard Strategy ■ Applicable during Site Plan Review 6 Applicable during Building Permit Review Evaluation for Agency Use Only Where allowed by city code, locate shops and businesses on lower floors and residences on upper floors. In this way, ❑ residents can observe the businesses after homy while the residences can be observed by the businesses during business hours. In Include food kiosks, restaurants, etc. within parks and parking structures. ■ Other strategy: used El 1.9 Security Bars, Shutters, and Doors _Conforms 6Vhen ased and pernnitted by building andfire codes, security _Revise bars, shelters, and doors should allow observation of the street _NA and be consistent with the architectural style of the building. Comments: Security bars and security doors should be visually permeable ❑ 1`�1\` (see -through). e Other strategy uscd- ❑ — -- Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard S trategy ■ Applicable during Site Plan Review e Applicable during Building Permit Review Section 2.0 Access Control 2.1 Building Identification Conforms Ensure buildings are clearly identified by street ntanber to Revise prevent unintended access and to assist pensots tying to frond —NA the building. Identification sighs must confornn. to FIVCC, Conunents: Section 22-1569(D). Permit Exceptions. Street numbers should be plainly visible and legible From the Q. street or road fronting the property. e Bulletin 41022 — August 18, 2004 Page 6 of 9 k:\Handouts\CPTCD Checklist Section and ✓ Functional Area Evaluation for Performance Petforn a nce Standard Agency Use Only Standard Strategy ■ Applicable during Site Plan Review 6 Applicable during Building Pennit Review In residential uses, each individual unit should be clearly numbered. In multiple building complexes, each building entry l- should clearly state the unit numbers accessed from than entry. In addition, unit numbers should be provided on each level or floor. e ❑ Street numbers should be made of durable materials, preferably reflective or luminous, and unobstructed (e.g. by foliage). e ❑ For larger projects, provide location maps (fixed plaque format) and directional signage at public entry points and along internal public routes of travel. e Other strategy used: 2.2 Entrances _Conforms Avoid confusion in locating building enlrances. _Revise —NA Comments: Entrances should be easily recognizable through design ,E features and directional signage. (Signs must conform to FWCC Section 22-1569(D). Permit Exceptions. NI ❑ Minimize the number of entry points. 1 Other strategy used:s-= _ 4 was'; it « 2.3 Landscaping _Conforms Use vegetation as barriers to deter unauthorized access. _Revise _NA Comments: L]' Consider using thorny plants as an effective barrier. e Other strategy used: f + ' ► - • rE t _ 2.4 Landscaping Location _Conforms Avoid placement bf vegetation that would enable access to a _Revise building or to neighboring buildings. —NA Comments: Bulletin #022— August 18, 2004 Page 7 of 9 k:\Handouts\CPTED Checklist Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard S trategy X Applicable during Site Plan Review e Applicable during Building. Permit Review Avoid placement of large trees, garages, utility structures, ] fences, and gutters next to second story windows or balconies that could provide a means of access. ■ Other strategy used: ❑ 2.5 Security _Conforms Reduce opportunities for unauthorized access —Revise _NA Continents: Consider the use of security hardware and/or human measures ❑ to reduce opportunities for unauthorized access. (Applicable during Car'ti r rtte o f:Cr1 7a1tc V INS t fi tr). Other strategy used:t�jsr--s %_ • r;-�,�.: u t•'�iu�e- _E 2.6 Signage _Conforms Insure that siguage is clearly visible, easy to read and simple to _Revise understand [Signs must conform to FWCC Section 22-1569(D). _NA Permit Exceptions]. Comments: Use strong colors, standard symbols, and simple graphics for informational signs. e Upon entering the parking area, provide both pedestrians and For Surface ❑ drivers with a clear understanding of the direction to stairs, Parking and elevators, and exits, e Parking Structures ❑ In multi -level parking areas, use creative signage to distinguish between floors to enable users to easily locate their cars. e Advise users of security measures that are in place and where ❑ to find them, i.e. security phone or intercom system. e Provide siguage in the parking area advising users to lock their ❑ cars. e Bulletin 4022 — August 18, 2004 Page 9 of 9 k:\Handouts\CPTED Checklist r=, Section and ✓ Functional Area Evaluation for Performance Performance Standard Agency Use Only Standard Strategy a Applicable during Site Plan Review e Applicable during Building Permit Review Where exits are closed after hours, ensure this information is indicated at the parking area entrance. e Other strategy used. l� Section 3.0 Ownership 3.1 Maintenance _Conforms Create a "cared for" image _Revise _NA Comments: Ensure that landscaping is well maintained, as per FWCC -Q Section 22-1569, in order to give an impression of ownership, care, and security. (Ongoing). Where possible, design multi -unit residential uses such that no LA, more than six to eight units share a common building entrance. 0 . _.� Other strategy used: �w.S- n. sw I El 3.2 Materials _Conforms Use materials, which redac-e the opportunity fa• vandalism. _Revise _NA Continents: Consider using strong, wear resistant laminate, impervious _ glazed ceramics, treated masonry products, stainless steel :3- materials, anti -graffiti paints, and clear over sprays to reduce opportunities for vandalism. Avoid flat or porous finishes in areas where graffiti is likely to be a problem. e Q Where large. walls are unavoidable, refer to FWCC Section 22- 1564(u) regarding the use of vegetative screens. 6 Conunon area and/or street furniture shall be made of long :[ wearing vandal resistant materials and secured by sturdy anchor pohtts, or removed after hours. O Other strategy used- Bulletin #022 — August 18, 2004 Page 9 of 9 k:\l-Iauduuts\CPTED Checklist . GRAVES ARCHITECTS & PLANNERS RUSTON WAY SUITE D TACOMA, WA 98402 ONE (253) 272-4214 FAX (253) 272-4218 J G R R C H S. C O M DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8"' Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607; Fax 253-835-2609 Federal Wav Tow iihoines Process IV review — Height Variance Application I. A written statement discussing the following criteria. June 13, 2006 RECEIVED JUN 1 5 2006 CITY OF FEDERAL WAY BUILDING DEPT. A. That the variance will not constitute a grant of special privilege inconsistent with the limitations upon uses of other properties in the vicinity and zone in which the subject property is located. The variance will not grant a special privilege inconsistent with surrounding properties and uses in the vicinity and zone in which the.subject property is located, in that, the ultimate visual effect of the proposed buildings will be mitigated through vertical modulations (i.e. stepping of elevations to follow grade), design strategies to give a `horizontal orientation' to the buildings, and landscape elements surrounding the site. The `Federal Way Townhomes' is seeking a height variance on four of six buildings of between 9-1/2" to 39-1/2". The four buildings over the.30'-0" height limit are located away from 28`" Avenue toward the interior of the site to the east. All building elevations 28"' Avenue South are within the 30'-0" height limit. B. That the variance is necessary because of special circumstances relating to the size, shape, topography, location, or surroundings of the subject property to provide it with use rights and privileges permitted to other properties in the vicinity and zone in which the subject property is located. The condition unique to the site is topography. Whereas a building elevation on one portion of the site complies with the height restriction, the same building elevation on another portion does not comply because of the change in topography. Site topography of the subject property is relatively flat along its 28`h Avenue frontage Page 1 of 3 varying in elevation from 492 feet to 488 feet in the north -south direction with a slope of approximately .6%. At the northern boundary line, approximately 100 feet toward the eastern boundary line, the site begins to slope at a 5% grade in the west to east direction, dropping in elevation from 490 feet to 472 feet. At the southern boundary line the site drops away at an approximate slope of 9% in a west to east direction from an elevation of 484 feet to 472 feet. These slopes of 5% and 9% necessitate that buildings #1 and #2 step down in the west to east direction. Each step is approximately two feet and occurs every two or three units. Building #1 steps vertically for a height differential of five feet. Building #2 steps vertically for a height differential of four feet. Averaging the height of both buildings results in heights of buildings #1 and #2 of 3l'-3" and 30' 971/2" respectively; 15 and 9 inches above the 30-foot limit. Similarly, buildings #3 and #4 are situated so that they experience topography changes of between five and six feet over their 42 foot width, again this abrupt change in grade and averaging of all building elevations results in building heights of 31' 6-1/2" at building #3 and 33' 7-1/2" at building #4. However the `street front' height of building #3 remains below the 30-foot, while the height of building #4 exceeds the height limit by 10" (as a result of stepping the southernmost of 4 units within the building). Buildings #5 and #6 front 28' Avenue South and are situated at the flattest portion of the site. Both buildings are below the 30'-0" height limit. In summary all building elevations visible from 28`h Avenue South are below the 30'-0" height limit and will be in compliance. As stated earlier, Interior Road `B' elevations of buildings #3 and #4 are between 29'-0" and 30'-10". In essence elevations fronting or visible form 28" Avenue South and interior roads `A' and `B' within the complex comply with the 30'-0" height limit, or, exceed it by 10" in one instance at building #4. Road `A' elevations of buildings #1 and #2 will step with the topography in a west to east direction: This stepping will generally follow the grade of Road `A' to mitigate building height as much as practicable. At no point is any building elevation higher than another within the same building by more than six feet. With stepping at 2-foot intervals along all street front elevations — all buildings, excluding building #4 is not more than 30 feet in height at their individual main entrances and driveways. Flat or low -slope roofs were at one time considered as an alternative to seeking this variance, however, minimum 4:12 roof slopes are mandated per the City's design guidelines. Hence, the low -slope alternative was abandoned. C. That the granting of the variance will not be materially detrimental to the public welfare or "injurious to the property or improvements in the vicinity and zone in which the subject property is located. As the greatest variance is less than 4 feet at building #4 and is located at the southeast corner of time site and visually separated fzom 28"' Avenue South by compliant buildings, the Architect believes that impacts to adjacent improvements and improvements within the vicinity and zone will be minimal. The nearest building at the proposed Villa Esperanza development to the south will be no closer than 110 feet to the south wall of building #4 on the subject site and will be 30 feet in height (per "Findings for Project Approval, Villa Esperanza, File #05-106296-00-UP). Though the buildings at Villa Esperanza are proposed at (2)-stories, they will be very near the 30-foot height limit of the RM 2400 zone, in other words, the Architect believes the building heights are very similar and that a `visual' comparison will reveal no apparent disparity in height and thus no negative impact. Page 2 of 3 1 Furthermore, roof articulations, building modulations, vertical stepping and setbacks will mitigate the `visual height' of buildings #1 and #2 located at the north boundary line. With a well defined base, middle and top per City design guidelines, buildings #1 and #2 will appear more horizontal than vertical in nature. In addition, a 10' wide swath of Type - III landscaping will be provided at the northern and southern boundary lines of the project site — this landscaping will also help to reduce the visual impact of the proposed buildings. Visual impacts to the hlterstate Freeway 5 to the east will be negligible, and again a 10 foot width of Type -III landscaping, a 10 foot wide sewer easement (Rec. No. 81033120340), and a 125 foot distance from the eastern boundary line of the subject site to the freeway (per Sadler Bernard & Associates, Incorporated survey dated Feb. 14, 2005; job# 2005269) will further diminish any height variance granted. Furthermore, allowing the height variance will not adversely affect any views looking to the east and southeast from adjacent sites. Buildings located at the interior of the subject site drop off or step with the topography to the east. Buildings at the interior of the site will essentially be at the same elevation or lower than the compliant buildings fronting 28`h Avenue South. D. That the special circumstances of the subject property are not the result of the actions of the owner of the subject property. The topography of the site is as purchased and has not been graded or altered from its current state. _v JON G NNERS J G A A C K _S C O M ,Page 3 of 3 T T If • .ll Il� Trw.man.r - BUILDING #1 e Q EPA I` N__ BUILDING #1 THESE ELEVATON5 ARE FOR PRELIMINARY STUDY ONLY AND ARE NOT INTENDED AS CONSTRUCTION DOCUMENTS IN ANY WAY. ZONING, CODE, AND JURISDIG 7 ONAL ISSUES WILL MOST LIKELY .ALTER FINAL SCALE: 1/8' = T-O' CONFIGURATION. THESE DRAWINGS ARE NOT INTENDED TO REPRESENT ANY FINAL SOLUTION IN ANY GIVEN JJRISDIGTION. -55 IV APPLICATION Mw REUSE OF DOCUMENTS A3.o 'HICAGO TITLE INSURANCE CONTAT 3400 COLUX31k CZKTZR, 701 5TH LYH OZATTL3, NA 98104 Order No.: 1208797 SHORT PLAT CERTIFICATE Certificate for Filing Proposed Short Plat In the matter of the short plat submitted for your 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: SOUTH FORK HOMES, LLC, A WASHINGTON LIMITED LIABILITY COMPANY EXCEPTIONS: SEE SCHEDULE B ATTACHED CHARGE: $200.00 TAX: $ 17.60 Records examined to May 2 4, 2 0 0 6 at 8: 0 0 A. M. CHICAGO =,E INSURANCE COMPANY By ZF�HARR Title Officer (206)628-5623 RECEIVE® JUN 1 5 2006 CITY OF FEDERAL WAY BUILDING DEPT. SHPIATA/12.5.90/®C 'HICAGO TITLE INSURANCE COMPA Order No.: 1208797 SHORT PLAT CERTIFICATE SCHEDULE A (Conrinued) LEGAL DESCRIPTION THAT PORTION OF THE NORTH HALF OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 9, TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN KING COUNTY, WASHINGTON, LYING WEST OF STATE HIGHWAY NO. 1 AS CONVEYED TO THE STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 5058061; EXCEPT THE WEST 30 FEET FOR 28TH AVE S. CHICAGO TrrLE INSURANCE COMPANY CHICAGO TITLE INSURANCE COMPANY Order No.: 1208797 SHORT PLAT CERTIFICATE SCHEDULE B This certificate does not insure against loss or damage by reason of the following exceptions: GENERAL EXCEPTIONS: A. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. B. Rights or claims of parties in possession not shown by the public records. C. Encroachments, overlaps, boundary line disputes, and any other matters which would be disclosed by an accurate survey and inspection of the premises. D. Easements or claims of easements not shown by the public records. E. Any lien, or right to lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the public records. F. Liens under the Workmen's Compensation Act not shown by the public records. G. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage removal. H. General taxes not now payable; matters relating to special assessments and special levies, if any, preceding or in the same becoming a lien. I. Reservations or exceptions in patents or in Acts authorizing the issuance thereof, Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights, claims, or title to water. K THIS REPORT IS ISSUED AND ACCEPTED UPON THE UNDERSTANDING THAT THE LIABILITY OF THE COMPANY SHALL NOT EXCEED ONE THOUSAND DOLLARS($1000.00). SHPIATB/031®7/wo CHICAGO TITLE INSURANCE COMPANY 7HICAGO TITLE INSURANCE COUTTA A D c Order No.: 1208797 SHORT PLAT CERTIFICATE SCHEDULE B (Continued) EXCEPTIONS 1. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: LAKEHAVEN SEWER DISTRICT PURPOSE: SEWER MAINS AREA AFFECTED: EASTERLY PORTION OF SAID PREMISES RECORDED: MARCH 12, 1981 RECORDING NUMBER: 8103120340 2. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: RALPH A. LIKINS AND NORTHWEST TROPICAL FISH HATCHERY INC. AND: FEDERAL WAY WATER & SEWER DISTRICT RECORDED: JUNE 2, 1994 RECORDING NUMBER: 9406020118 REGARDING: PRETREATMENT AGREEMENT 3. RELINQUISHMENT OF ACCESS TO STATE HIGHWAY NUMBER 1 AND OF LIGHT, VIEW AND AIR BY DEED TO THE STATE OF WASHINGTON: RECORDED: RECORDING NUMBER: JULY 20, 2959 5058061 D 4. RIGHT, TITLE AND INTEREST OF EITHER THE STATE OF WASHINGTON OR KING COUNTY OR THE CITY OF FEDERAL WAY AS TO A 50 FEET STRIP ALONG THE EAST LINE OF THE PROPERTY HEREIN DESCRIBED AS DISCLOSED BY THE ASSESSORS MAPS OF KING COUNTY WASHINGTON. THE RECORD DOES NOT DISCLOSE EITHER A GRANT OF EASEMENT OR CONVEYANCE OF SAID STRIP. i 5. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES): YEAR: TAX ACCOUNT NUMBER:._ LEVY CODE: ASSESSED VALUE -LAND: ASSESSED VALUE -IMPROVEMENTS: GENERAL & SPECIAL TAXES: 2006 092104-9146-06 1205 $ 70,000.00 $ 3,000.00 BILLED: $ 947.84 PAID: $ 0.00 UNPAID: $ 947.84 CHICA00 TITLE INSURANCE COMPANY 'HICAGO TITLE INSURANCE COMPA" r if a z Order No.: 1208797 SHORT PLAT CERTIFICATE SCHEDULE B (Continued) EXCEPTIONS AFFECTS: THE NORTH 60 FEET OF THE WEST 150 FEET OF SAID PREMISES 6. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES): YEAR: TAX ACCOUNT NUMBER: LEVY CODE: ASSESSED VALUE -LAND: ASSESSED VALUE -IMPROVEMENTS: GENERAL & SPECIAL TAXES AFFECTS: AS TO THE REMAINDER 2006 092104-9142-02 1205 $ 175,000.00 $ 6,300.00 BILLED: $ 2,732.25 PAID: $ 0.00 UNPAID: $ 2,732.25 NOTE: IF THE TAX AMOUNT IS NOT EVENLY DIVISIBLE INTO TWO PAYMENTS, KING COUNTY WILL REQUIRE THE HALF PAYMENT BE ROUNDED UP TO THE NEXT CENT. FAILURE TO ROUND UP THE HALF PAYMENT MAY RESULT IN REJECTION OF THE TAX PAYMENT BY THE COUNTY. 7. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: SOUTH FORK HOMES, LLC, A WASHINGTON LIMITED LIABILITY COMPANY TRUSTEE: CHICAGO TITLE INSURANCE COMPANY BENEFICIARY: FRONTIER BANK AMOUNT: $ 426,725.00 DATED: JANUARY 9, 2006 RECORDED: JANUARY 17, 2006 RECORDING NUMBER: 20060117001666 LOAN NUMBER: 488529 THE AMOUNT NOW SECURED BY SAID DEED OF TRUST AND THE TERMS UPON WHICH THE SAME CAN BE DISCHARGED OR ASSUMED SHOULD BE ASCERTAINED FROM THE HOLDER OF THE INDEBTEDNESS SECURED. 8. TERMS AND CONDITIONS OF THE LIMITED LIABILITY COMPANY AGREEMENT FOR SOUTH FORK HOMES, LLC. 9. THE LEGAL DESCRIPTION IN THIS CONKITMENT IS BASED ON INFORMATION PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS AS DEFINED IN THE POLICY TO SHPIAIW/12-12-90/ER CHICAGO T= INSURANCE COMPANY �HICAGO TITLE INSURANCE COUTX Order No.: 1208797 SHORT PLAT CERTIFICATE SCHEDULE B (Continued) EXCEPTIONS ISSUE. THE PARTIES TO THE FORTHCOMING TRANSACTION MUST NOTIFY THE TITLE INSURANCE COMPANY PRIOR TO CLOSING IF THE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. s NOTE 1: THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 64.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: PTN NE SE, 9-21-4. END OF SCHEDULE B SHPLwz33/12-12-90/mc CHICAGO TITLE INSURANCE COMPANY CHICAGO TITLE INSURANCE COMPANY 701 FTFTH AVENUE, #3400, SEATME, WA 98104 PHONE: (206)628-5623 PAX: (206)628-5657 IMPORTANT: This is not a Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. NE SE, 9-21-4 ,a MIS wjw R w A �ww• n• ■ 1 = 4 .40 JrrNmrlT M r rf ur �i aX MAP QM 20060117001666.007 ir 71 q WHEN RECORDED RETURNTO SOUTH FORK HOMES LLC P.O. BOX 930 SUMNER, WASLBNGTON 98390 JQ1 CHICAGO TITLE INSURANCE COMPANY %ay STATUTORY WARRANTY DEED 43]9146 k �ga7at-y Dated: ]ANUARY rt, 2om m THE GRANTOR GOLDEN EAGLE RESOURCES, LLC, A WA2UNGTON LIM1TBD UABUILY COMPANY for and in consideration of TEN DOLLARS AND OTHER GOOD AND VALUABLE CONSIDERATION in hand paid, conveys and warrants to SOUTH PORK HOMES LLC, A WASHINGTON LIMITED LIABILITY COMPANY the following described real estate situated in the County of XING State of Washington: Tax Account Number(s): 092104J14806, OSI2104914202 LWAL DESCRIPTION ATTACHED BMW= AS MMIBIT "A" AND BY THIS REFERENCE MADE A PART HEREOF AS IF FULLY INCORPORATSD MMBIN. SUWBCT TO: EXCEPTIONS SET FORTH ON ATTACHED E3=BIT "B" AND BY THIS REFERENCE MADE A PART HEREOF AS IF FULLY INCORPORATED HEREIN. E2181fi59 ff� Wat�'an P =W1 OF Nr GOLDEN FAG ,&ouRCE5, ELC GEORGE F. rfEI MEMBER sWoranMcr» 20060117001966.002 STATE OF WASHINGTON COUNTY OF PIERCE an I CERTIFY THAT I KNON OR HAVE SATISFACTORY EVIDENCE THAT GEORGE F. HEIDGERXEN 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 AC01ONLEDGED IT AS MANAGING M MER OF GOLDEN SAM RESOURCES, LLC TO BE THE FREE AND VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSES MENTIONED IN THE INSTRUMENT. DATED: r� N\ti\\lull �= A# �tyeS NOTARY SIGNATURE ° 'y Ranse M. Richa1 d80l4 r +'r OT :? PRINTED NAME: 08 ............ .. NOTARYPUBLIC STD OF Ia15NTHGTON .... r D 62MR MY APPOINTMENTP 20ONW001666.003 CHICAGO TITLE INSURANCE COMPANY EXHIBIT A THAT PORTION OF THE NORTH HALF OF THE SOUTH HALF OF THE MORTHMkET QUARTER OP THE SOUTHEAST QUARTER OF SSCTIOH 9, TONNSHIP 21 NORTH, RAME i EAST, Wna^Krr'S MHRIDIAISI, IN RING CO►JNTf, 9fASSINGTON, LYTMG NEST OF STATE HIGHI[AY NO. I AS CONVV= TO SLATE OF WASHINVON BY DEED RECORDED UNDER RECORDING NUMBER 5058061; 87o:8PP THE NEST 30 BIXT. 2WW117001666.004 CFIICAGO TrnZ INSURANCE COMPANY va.4:11:1lY SU=CT To THE FOLLOWING: EASEMENT AND THE TERMS AND CONDITIONS THEREOF: GRANTEE: LAIUMVEN SEWER DISTRICT, A MUNICIPAL CORPORATION PURPOSE: swn mxm AREA AFFECTED: EASTERLY POR^:ION OF SAID PREMISES RECORDED: MARCH 12, 1981 RECORDING NUMBER: 8103120340 AGREEMENT AND THE TERNS AND CONDITIONS THEREOF: BETNEEai: RALPH A. LIRINS AND NORTHWEST TROPICAL FISH HATCHBRY INC. AND: FEDERAL WAY WATER & SENER DISTRICT RECORDED: JUNE 2, 1994 RECORDING NUMBER: 9406020118 REGARDING: PRETREATMENT AGREDIENT RELINQUISHNIINT OF ACCESS TO STATE HIGHWAY NUMBER 1 AND OF LIMIT, VIEW AND AIR BY DEED TO THE STATE OF WASHINGTON: RECORDED: JULY 20, 2959 RECORDING NUMBER: 5058061 RIGHT, TITLE AND INTEREST OF EITHER THE STATE OF IDISEINGTON OR ICING COUNTY OR THE CITY OF FEDERAL WAY AS TO A 50 FEET STRIP ALONG THE EAST LINE OF THE PROPERTY HEREIN DEBCRIBED AS DISCLOSED BY TBE ASSESSORS MAPS OF KING COUNTY WASHIM(.'RON. THE RECORD DOSS NOT DISCLOSE EITHER A GRANT OF EASEMENT OR CONVEYANCE OF SAID STRIP. m xmr/wA/ww ' r / i iRalph Likins 31408 - 28th South Federal Way, Washington 98003 EASEMENT THIS AGREEMENT made this day of r' 19 by and between the LAKEHAVEN SEWER 01 STR a mun c pa corporation of4n; County, Waf,hingron, tjerelpafter termed "Grantee", and r termed "Grantor". 81,103,112 R0340 RECD F 4.00 WITNESSETH: CASHSL ��'"'*4•'-' 11 That the said Grantor for valuable consideration does by these presents grdnL unto the Grantee a perpetual right -of -way or easement for sewer mains with the necessary appurtenances through, over, and across the following property, described as follows: The North half of the South half of the Northeast quarter of the Southeast quarter of Section 9, Township 21 North, Range 4 East, W.M.; EXCEPT the North 60.00 feet of the West 150.00 feet; EXCEPT County Road; EXCEPT that portion lying Easterly of the Westerly margin of Primary State Highway No. 1; Situate in King County, Washington. Said sewer easement shall be that portion of a 10.00 foot wide strip of land, said strip lying Easterly of a line which lies parallel with and 135.00 feet Westerly when measured at right angles and/or radially from the LW Survey Line of Primary State Highway No. 1, (SR 5) Pierce County Line to Jct. SSH No. 5-A. TOGETHER WITH a temporary construction easement which shall be that portion of a 40.00 foot wide strip of land, said strip lying Easterly of a line which lies parallel with and 165.00 feet Westerly when measured at right angles and/or radially from the LW Survey Line of Primary State Highway No. 1, (SR 5) Pierce Cottnty Line to act. SSH No. 5-A. Said temporary construction easement shall remain in force during construction and until the sewer mains and appurtenances are accepted for operation and main- tenance by LAKEHAVEN SEWER DISTRICT. F 1(!ng Co. Records Dhi:'.: I.i1.t•� f�.� +�,,,,ltld Cil f � I N... WA/ 1.�JrnS-••.. Page 1 of 2 ��___. ,� Ads x Easement No. 759-44-4A � 't' li� � � • .. •,��'•�a ''A'Fi.. •'Y'=�r�r?. � k .4ti.. ..; r4.. • . y 0 -.- Said Grantee shall have the right without prior institution of any suit or proceeding at law, at such times as may be necessary, to enter upon said easement for the purpose of constructing, maintaining, repiirina, altering or reconstructing said sewer main, or making any connections therewith, without incurring any legal obligation or liability therefore; provided that such shall be accomplished in a manner that existing private improv-•m;nts shall not be disturbed or destroyed, or in the avant that they are :13turbed or destroyed, they will be replaced in as good a condition as they were immed- iately before r:ie property was entered upon by the Grantee. The Grantor shall retain the right to use the surface of said eaaemant if such use does not interfere with installation or maintenance of the sewer main. Nowever, the Grantor shall not erect buildings or structures on the ,easement. FL�?�7� t shalle a covenant running with the land and shall be ccaaso s, airs, aand assigns of both of the parties hereto. 1Y 11 _ and and t .t and [ and STATE OF WASHINGTON ) ss COUNTY OF KING ) I, the undersigned, t notary public 1 and for the Str of Washington, hare` certify that on this day of 19 b O personally appeare,. before me in and and and to me known to be the individual (a) d scribed in and who axeeutod,the'foregoitig., in ent, and acknowledged that signed and sekled'tha's me at. free and voluntary act and daed for the uses and purposes.,, ttfarain described. • •',i= Notary'?"I b in and for Washington, residing at r RF C RM P1 1 R% lA'` It !0 47 tM Page of 6Y � r+t u''� •..ill l!I RECORDS ELECTIONS t> KING U"V"U[11; 4 ,�,' � �•;; "".�.,'�z `�' � � •. - � :,�]��::... •a�0i°: ;. �'•�; .�r�:.., yap r� ,. �. vt aaawt FEDERAL WAY WATER d SEWER PraYsatmerd Agroemsnl THIS AORSEMEI:T, Is wasted kdo In dupllala bet~ the FadOW Way Water & &W DbUK KkV O%1MY- a municO torporellon oldw State d Washington, harebefler rdetred to"gts'Dbtrict:'and MI. 9, Federal YNm WA_etiaaa. aSOwner. and .. of Tana nt, harelrwitar rderred 10 as'CaAPPAMW- WHEREAS, CoAppliaM dodo to dbdtarps w'eete4Ydter ktlrrt ttta kd tY loafed tt wjy WA � to the nuatMw sewwrage system operated and mak* kred by lta Dtpdot, and WHEREAS, ttw District daka to protect ttw haspraty and aperadw W pwfomw m of Qw sawareps sydam and to t rot rrralnWh the same In compliance with Its WDES psm k. and e WHEREAS, in ceder to ewer the ogecUv n of w* itte parties agroa as follows: Cn ar to the other seww 1. As a omWLon d oaction to the syrhm a d mandainkg SarYlCe usd in atiditiort CarrPttnad Into We Bawer pemA Co'krptfc� OW" to comply w1h d tame- requl w wrnS heron or arty raquhwnetrh ol DW41a Reiok tfon No. 914602, and amwtdmeds ttwoto. L�Apptlasrrts a to kwm and raise prstrwjrrwa as rAceuwy to ow,#y with comeRk tsa set forth hweht. Ace proU atmeM dwim or aYe wa shall ha &WO" d by the Dbbid i W to kwWadm and We. i I CoAppk*n S shdi oman4dn at the prope rty, or a rrrkdrFwm d ttsee yam a sspsndW prmomt do=mw rs§w Us thm d[aplsya the ffwk&wwiw acWity al &W prdtaomal dwbm This svem Ik is to include doss of each "MO, r flurthar apse to posers dleswvW go W dw DMft for rw W at MOSrnada lkna, Tlw D1Bttict la hsnakt gm d an Irrsvooelrie itoerue tt7 etstar the prerafssa tl any raaSorsbls tkne to tuck records and to conch WO eeeRPNV as doomed eppropdtle and rasrcessary by the Dltddot. L ODL,"kam agree to Ik a swdwnW rape% in juo"y and J^ to the Didkes Prahsatnrunl Section davic/a frrekrlow m Said ►apart oboe kck" bs not rnaseuly be thnitad to dales the docwmd g pneveomwo dwv c@(O ware cleaned and cotmporrdr'rg 04p 0 of Wppkg kw**I Itoes r""Asrs aawchod ►rah a mVe wastr dbpos& d Co rlppficenssagmthat axnpifancawlth We Apaw OM Is A oondltlon of rawer servlee sr49* Murata comply w8 mmA b for WM a unto. Faatse to separate eervfaa when dinKW by the Ett>airI wr silos~ fhs 111-11, to taborbe sep=*A of awvkswM au aura Ix sopar:tlonm bs fevtd age the Ca-Appllarb orth* tessiflns. Calla" krdude. brd not be arrdisd Ice tort of condnx t% pamsitw isee and any dtw Ompa rslalad to tha ds wr*31= Arty rScaxsed Ion wit be u► od to the mgAmmerds of the Obbid at the time of raoorrtScdon• G Thte Agraerrmt Is valid for tie COApppMb W flw oom wcW nPenflon trdanded sttha *ra of epPQcatEoi Any t hLVe d businm pu nxas or fw4U n must. be approved by the DWstrk t u ■ on dOM Of oondnting newer WAN ihs dkrufe! &W be nolged of eery proposed duirgs ki bulkft IvM Y PdM to add dangL 8h ld " DWbict# to y Waid WOMM to ff*W kr wq perm3 or Pwnb raq*ad of oorscW /InduYvw rregdadlans Adorn a Cja d6ch"ra In the futon. Y. CoAppiicares oWw that of discherps analysts cods of the COAp*Wd dlscharpe ttssoclated wkh wrawpaanco of this Agmerrrant wN be ievk d epbA the Co.Appifeam or their aasig & Pogo + .M1� AL FEI)MM WAY WA7ER a SEINER a Co-ApPkWft spree that the qudkY d th* rra9r"ser dlmdWp WW not 0=0 the foliMN atuderde end r k rll t in • Pvm Np°' rta su AM PH" wn an pom cmbdm CWnm im Und an ffm mckel ae vac ► ewer Om av"' a.a u vac oorme 0111 PPm Mra,. . rneN. u P'm Mad aI , a1s t� Norm au vain K** IA PPP MWE raw era van non. Tdmw 14 ppm Clio PPm barn T+1dYerafnrM L Tt W Ap+vensmnt *Ild tie VWW fora period d ttw y+raa from dsm dace ttretthe t7Mdd SWAM Wt+iior«trlant as ImUC30ad hrdm "Elsa Ca•APpticartm"ap*IM ARC+ rsneur>ti 1D0 days prlortothr a dttillprfamr►rmrrt m M The ApraarrWd rihd be god as a Parrawnt noYxd epsl* the pM*W Wg* dnmtmd on E"k'A. amchW hereon" hY itas n iw*nC* 1t1perpontCmd � N 11. This t T%V oor> MAN ttm t<d Ord arty spswrm t tvKwom the PwUm PINUM 0 the q* r i:gr Y 0 Ot the COAPP amrm'e waftmer df 0wraL. thin bWM no Waniw& eprserne+m Or UW. d S "UM at: VA. o mpt p u herein act hcdk or as turr n*w may be ermmin rr Lh4 ff+ IL Upon womctsivn d ".Aw"nt wlk kre poft spree in ft mv" ekhmrof them h t+egw fw, I otCs w. pmvm4on or prw man d Wa Aprprrsere apakMt the COW that ttr preudr� Pant mt+d 4e xd11n'etldrlan tti it sifter arnouras 10 which k Is OtheroAn waW by ttth AQreertm to Me e" mmffw/ hem esd_ �oetil kid�q '! � on apped i s Pape 2 r .... .._._._____._.. _ _ .... ._.i.... ..,. ..... �i._A'.•i •• i•11"wl w��l1•.,y+'Y.w•f�•�+.,r w... Hi• .•.�...�. • 1.1 FEDERAL WAY WATER & SEWER Prakreatmd Agnma*d CO-AppW" O*Tm): RALPLl1 A. UKINS romw way Wear & Sawat Fadanl , ftshkoan Kho B �'f �'F-21— STATE • Gi MYsPA*U=dQxpi C T�iMir�G Ys►`ii t E ra :�•'+iAi4 �i �+'i ia'�:i?7 S:LAryI41C°is`'� Page of .0 A V-Z. �.x Ze 4 x. N, p IA;h *An Parcel Number z 092104-9142-02 BUYW Have Date gals prim . Type Deed Z=ig*f X AW1tCC 10-- Cyl HR YOMIC YUL &KMTO jW70526, -$20-FOOO UWUMY -094300.9 870026-0492 LIMMS WiLM h GSH ti LNUL DUCRXMOX Plat Mauro: Vol/pagaz Lopls 092104 142 POR V ;/2 5 2 2 VZ.1/4 "1/4 Xd WL2 OF ST: My MU 'E'60 FT alp v ISO IT LESS Co WARAANTT OECD:. In tht Maiter of Primary, State lfijh% ' No. vix 937 W�44' LIMMM ACCESS 1, Pierce County Line to T Jet. 83H No. S-A rl KNOW ALL MEN BY THESE PRESENTS, That the Grantor s, :.7 � RALPH A. LIlaNa and 8H7RLLY 1ti[TTS B1Rf82i LIKINB, husbaad'•and wife, Shirley W. Likina in identical to &irley Hbite.Brunh Likins • ror andd in d Lion of t e sum of- - - - 11 a"' N01100 - - - ($10.00) - - - - - Dollars, And arbor co,Zua�il. conLi�oratson hereby convey and warrant to the STATE or WASHM+TON, the following described real estate situ- ated in King County, in the State of Washington: All that portion of the following described Parcel "A" lying within a strip of lend 425 feet in width, being 125 feet wide on the Westerly side and•300 feet wide on the Easterly side of the LW Line of Primary State Highway No. 1, Pierce County Line to Jct. ME.* No. 5-A; AND ' The kAst 30 feet (in width) nf Amid Parcel "A". PARCEL "A": The North Half of the Suuth Half of the Northeast, Quarter of the Southeast; Quarter of Section 9, Township 21 tk.rth, Range 4 East, N.M., in King County, Wahington; EXCEPT any portion thereof lying within the -West 30 feet of said subdivision. .1 Phe lands being conveyed herein contain an area of 346 acres, more or less, the specific det3416 c:.ncerning all of which arc to be found within that certain may of definite locy�- tion now of record and on file in the office of the Director of Highways at Glympia, and bearing dnte'of approval October 28, 1958 and December 23, 19581 and revised January 20, 1959, and the centerline of which is also shown of record in Volume 1 of Highway Plats, pages 1E-2 find 183 and Voluma 2 of Highway Plats, page 3, records of suld County; ALSO:, the Grantors herein convey and warrant to the State of Washington all rights of in- _ i.•rens and cgreas (including all existing, future or potential easements of access, light, view and air) to, from sad between Primary State Highway lin. A, Pierce County Line to Jct. SSII Hr. 5-A, and.. the remaindar.of said Parcel "A". EXCEPr thit as a part of the consideration for this transaction the State sixes& to con- struct on its right of way a frontage service road on the Met side of said property, and tf.� which frontage service road only, the Grantors, their heirs, successorsor assigns re- serve a right of reasonable access, any APPROACH to said frontage ■ervice rood, known as 32d Avenue South Service Road, to be maintained between the right of way line and the shoulder line of said frontage service road by the Grantors, their heirs,*successors or assigns. _ It is expressly intended that these covenants, burden■ and ieatrictions ahall run with the land and shall forever bind the Orintors, their heirs, successors or assigne. WA �'t!!'S.'4._:�.S�ti �1LM�arMw•r.�rr .�.-ai�.s.n..a.. .. ;��__'�_--._-_.. �•. • :i7�1.r 3 la.;'.,',:ts • "'�• y Nra+,.l S F `S ]r'''Yt'•. it �i itdidrttadt : iiel+eAjj;se�ap r tW that the tern aand obii¢atlori�.ite # clot bia6ci��btd �`f WLtA _ 1i11��and until accepted e4 Right Ai+Rrld i91 r �ek#t'i,�6f-•?? p !`,y: �iipFi!ptir, by the Chief tD 0 Dated this .day of .. � -• �� LrT�-Iv Accepted and a 1K STATE OF WAMMGTON DEPARTMENT or HIORWAYa By Chief Right of Way Agent. STATE or WAsmitaTox, I ss. County of.....--�Llttls.._.._._........_. 1, t-undersigned,Atary public in and for the State of Washington, hereby certify that on this �y ..-..--..day of....... ........................personally appeared before me ...:Lnlyh A.,.. I.iR1,n�en3 Shirie,�• l�htL�wHI'�ish„LLicin�,„_..__......_,..,.�-.............�.....:..._. . to Me known to be the individual! described in and who executed the foregoing instrument, and ac- knowledged that... -they -.signed and sealed the same as_._thair.._..free and voluntary act and deed, for the uses and purposes therein mentioned. Given under my hand and official seal the day and year cast a .ov iLritt SAr.. �rr• �} +ti+ , , _ Noiery t'rstit: !n a34jor the Siete o1.Wtrhington,• y OVA �.� r . I, Rt N t f d RECORDED } x ' r PACE .......... REOUEST Or ,, f959.:1En.: 2A PM 3 200601170MU6.001 RETURN ADDRESS: Fhx wWeek nw a tdm CammreW fie+ piv*wn =2W EPS bw Wry EvrtelR WA telae4 CONSTRUCTION DEED OF TRUST I! �ga7a • DATE: January 9, 2006 Reference / (If applicable): REAL 148M Additional on page _ Grantor(s): 1. SOUTH FORK HOMES LLC Grantee(s) 1. Frontier Bank 2. CHICAGO TITLE INSURANCE COMPANY, Tntetee Legal Deecr lom A PORTION OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 9, TOWNSHIP 21 NORTH, RANGE 4 EAST. Additbml on page 2 AssesWs Tax Parcel IDN: 092104-9142-0$ 002104-914&N THIS DEED OF TRUST Is dated January 9, 200% among SOUTH FORK HOMES I.I.C. A WASHINOTON LIMITED LIABILITY COMPANY, whose address Is 21S42 148TH AVE Se, KENT, WA 9EN42 Frontier Sank, whore melting address Is Real BaWte Comm mlel Mont~ Dtvtslon, = SW Everett tall Way, ErsreH, WA 9WX (rsfsrrsd to below soenadlrnes as "Lander and sonwtfmss as 'Serteilciery'); end CHICAGO TITLE INSURANCE COMPANY, whop melting add, Is 701 FIFTH AVENUE N400, SEATTLE, WA 98104 (retarred to below as 'Trusts`} 20060117001666.002 DEED OF TRUST (Continued) Pegs 2 GOHYEYANCE AND GRANT. For vak"a corwdwabm% Onw t r conwye to Trustee In trust with power of sa* right of sorry aaW pdaso"W1 wW for The bwwRt of Lander w 5mma iary, sl of Gramea riphy title, srd htered iM and to ofe and PoLh ae al ss",m , rlphts old wiry. 4ipurTanerr�a: i waWr, w9w ft� and d1� rtpfdf r(,Wu*g skskxk h�iAIE un ,vim dRch or rrOttion rfpttts]; and al other 6". roy { o.. and prose rektrrpyto 3 0 W� G C n all rNnerare, or, gas, gs�rTrd"sirAsr matters, she "Reel Propel 1 e rl kIN Oun State of Wsshington: THAT PORTION OF THE NORTH HALF OF THE SOUTH HALF OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 9, TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MERIDIAN, IN IONG COUNTY, WASHINGTON, LYING WEST OF STATE HIGHWAY NO. 1 AS CONVEYED TO STATE OF WASHINGTON BY DEED RECORDED UNDER RECORDING NUMBER 6 UNI; EXCEPT THE WEST 30 FEET. The Real Property or Its address is commonly known as 314XX 28TH AVENUE SOUTH, FEDERAL WAY, WA 9thJ003. The Reel Property tax Identification number Is 0921044142-02, 092104-9148408. Grantor hereby aralpm se eeourity to Lardw, al of Grantors doK Ufa, " iuorsal in and 10 al lessee, Rams. end profs of fr PM". Tt s auiprhrtrnt h noordsd h aocavdance wlrh RC1N fySOE 07P ttr lert sealed by fie asstp x tm4 k hlerdad to be speoft pwfocW and dhoats upw doe reoordnp of ids Daed d-D r Larder W" to SWAN 4 eomea to acted to Rerta and pronto, w hbh dews mmy be revoked at Landes cptior+ wA"be auk ffw*2ay revolved q= aecaleraYm of al or part of the Irdd*drm. THIS DIED OF TRUST, If' OWDING THE AS&WAENT OF fib AND THE SBCURITY MfMREST !N THE RENTS AND PERSONAL PROPWtY, IS GIVEN TID MC11RE (A) PAYM M Of TM WDE TEDNUS AND (e) pERFORUANCE OF ANY AND ALL OBLlGA-MoNS UHD" THE "M THE PM ATND DOCUMa IM AND THIS DEED OF TRUST. THISIX OF TRUST. MtCL. OM THE ASSIGNMENT OF RENTS AND THE SEOLMY KTFRM IN T► d RENTS AND PE7MML PROF111M, IS ALSO GIM TO MURK ANY AND ALL OF GRANTOR'* ODUaATIONS UNO4R THAT CERTAIN CON THUCTION 1. 41N Anatvr IENT BETWEEN GRANTOR AND LEMMA OF EVER CATI3 HEREVOM ANY EVF]TT OF DEFAULT UNDER THE CONSTRUCTION LOM AGREEMENT. OR ANY OF THE RELATED DOCumiENTS RZFIRRED To THEREIN. SHALL ALSO BE AN EVERT OF OE8"AULT UNDER TM DEED OF TRUST. THIS DEED OF TTNTriiT IS GIVEN AND ACCEPTED ON THE FOLLOWING TERMS: PAYMENT AND PERMFOXANCL' Emspt w ohmwre pntvkMd in frier Deed of Tnrt, Grantor ettal pay to Larder ap aunourft nCLsed by fii Deed r,l Trust as OW baoca* due, and shel a i y wd in ■ Wrrsly rrrarner pwlorm al of orator's obttom avow true pros, tole Dead of Tnal, sad to Refaced D=jnwb. C RUTIn CTION MORTGAGE, Thin Dead of Trutt Is a taiwwAorr Rqr ls' ter the pixpDsaa d Svclloee 9,934 and 2A-3W of yr U n4orrn O m r*r. i t3tda, as Ahoaa swfwn hrm mere adopWl by he &AM of Wasfst kft POI/EiEWN AND MAINTENANCE OF THE PROPERTY. Grantor apran #W orartioes possession wd use of fTe Property abet be governed by to tblowhp provision: Possession aid Uea Lhdt rir ooeuret" of an evwd d Dehrlf. Grantor may (1) rerrsrh h poaeseabn and owdrd of to Property; (2) use, epmft or mrrpe Abe Ptorrarty, and (M caseot to PAnts Iron to Peop rly Stye prWlsW Is a Owner Irani Lardw to Garter autorneWafy revoW Won drk4. The kk"V prwkiom ralde to fr use of the Property or to ohm krAi law m tr Property. The Rant prop" Is not teed pdr cpdy for aql uhffei tLrPosaL t7uty to ArIrtaln Grantor dirt ffis Yh her Property In mnamads mtmlm end Par ply palm a1 repft r*pCxwrmrft,"ffn1* u" nwousty to "W41a Vella. Nuisrrc+, W&nL Grantor abet not owes, aprsiud or perm ant' rwitw Tux omtmR PsmTIL or defer wry steppli g of or waste on car to Are Property or any Portion of he Prop". vMW tht*4 fv GOWK&W of ow b Sgoh O GrrrAor rot not Tarnow, or grutt to ery aher }Tarty fr sIgN to venue#. any amber, mkTwats (hdudrV of wd 9W). coal. City. soots, *4 pmrl or risk produoY wMtout Lw dells prior w. kho oorsnL Reawnrst of lugrovernerrtr. orator shalt rat [Terrdblt a rrmow wry hprvvenwrte Svc the Rser Properly wnhma Landwe prior wrbm oonssrx. An a oorh No to to rem yval of ley Wpme, wxa, LeMer may require o wdor to malts arranprne do aatisteoicry ID LwxW to repress such Irnproverrwrls with hpvmrarrW d41 per•! equal value. L&xWs RW to EMw. Lahhr end Lards. s epe , ape m raesa#ae mry enter Wm to Mel Prompty 81 AS ressamble Liam to aderrd to tmn ht bk uhd W Mpect to Tint Property lorr phrpoeee at areroora o=pkrK* wilh fie tern aftilsort 11' d tide Deed d Tart Conmpbnoe wth OovwnnwTW Requkenhents. 0,snhx avert prorrpy omtpy, ud shell Promptly cause RTrrPIN hos by dl sprhti Ws , or ohrr pintos or wMmes d awry rakes #TNtoewr who Teri. % ae or oramin we or o=V1 the Property h Anynip hee. wkh sd Owe. or&wvom, and rsPialkx", norr or tweMW h dis= d al g&mwmrwntal aWhorr+W rgapllcsbte toter use vroaevgancy or Vo Property, rAfha,d Mrretrr7or. the Amerksrr YAtt OMabTAlas Act Grw9m nay oorried h goW lath ant' arch low. orAwme, or rogAL pn and wftold oompkm* A" any prooeadhp, hekrfip appesis, so brhp as 0mnlor roe rxdW Lwx* In wrRV prior to damp so and era bap aa, h L.srdala o* qA" L.axWt htaratw in fhe Pmprty are not*pwdad. LxKW T mY require GmMv to pool edegrnm leastry o a ■uraty bond, rassuhahry udelacbry to Larder, a prataoe t.ander'a kMwL Duty to ProteoL GrwMor eaees rw*w to abw don or wave urrearlded fn Propertyaier* r elsl do sit ehw sets, in sdam to too" ads ast bM sbove h ftk asclbn. which Mum ter d+ww* and use of the Property we rreswwgy necessary to is , - , and preserve fw Property. Con etruubm Lean. If amps or sf of dra prm4ais of The ben u+sslIrtp Are hdsbiwnss ova a be mod fo com xl or oampiere oxntFTeAw d any fmprovarrrnte an the Property, to hprovarnmds sivo be wrngew no laver rasa the mtlurfy We d to Note (or such ovilar date w Lwow rosy raaeortxy asmlfdrh) and Ci mr0or sfsl pay to lull w on end N¢[rhass In oorrncbxt pMh tm wok Lender wit dlsbxls kern proceeds Lebow wCh firms end coati rm as Landes nary doer, rveeongy moves" to Fmwo deft Merest oreted by Ads Dead d prat srrl hew prtrxty ovar en poeeam fan, holuk* those of m peel suppDws end wcrwnrh. Landis may Mquke. QMOV 04m thhpr, tat d:6burserLorR mgpoata be euivor ed by recehoW teas, wpm w atfdavto, wahwe of berm, earmh Lilon pioprare rg3oft, and such cetm doe rWfttlon as LLrider may reas"bty request. DUE ON SALE - CONSENT BY L.ENDER. Landes may, at Lender's option, (A) declare hrnedetely due and paystfle N 20060117001666.003 DEED OF TRUST (Continued) Peyr< 3 am sacred by V* DaW of Trust or (9) Irxxaeaa the hwast me pnvtded far In his Nola or otter daamrt w4derfc7nQ the kdlbiedap and t-Vo" viob Peer = d t" as Lrndrr dean epprd PAP, upon to sale err lira INW. WMI&A Lender's prior wrleen oorarR of Y or Wry part of die heel Property, or erry himmet In the Rad Property. A %&W or trorake ..tarn the comeyuwa of PAiW Property or any e K Of or Mast h ria RW Pmpsrty, v Wt -w rap4 bwAfkAd or equ bbk; %tw&w voturtery or hr, 4okgft whew by ouvWt ewes, deed, W*Wlr nt WAOWMVA Land owawk Patblvt for deed. waehfold .terse wiri a tern Wester- dart tare M yms. leuoq*m =&ac% or by aW+ ltl %V rak or vatwisr of eery bmwlctst Weroet h or to any tend MW hotdkq rate n ttw Red Property, or by ally Peter melhnd d ommaTnes of an htarek In tta Reai Property. d any Grsroux Is a corparafon, pernmm* or Drifted h6W orxrpany, bwWr ato Inckdss aryl dzrga h owstwsho of mm tan ww;tyttw pww* (25%) d the voirg FW*k, psrkw tUp htenssd or &MM LdAy adr p" Indwaste, as to esw msy be, d awh Grantor. Hv mr. tris option stet not be eorambW by tender Y acre saWw Is F , m kIsd by frkrd Lew or by Waa kolon kw. TAXES AND LJE & The folowiq provtelane nrkndnQ to the taxes and bm an to Pmpaty we part d lhls Deed of Trust PeymmL Grantor dull pay when duo (" h as rrar>m pW to dallrxWx:y) alit taxes. mpwW pacer, easeprr*IW duarQM (kt WkV water and sewer), llr" end I Mmftm Wed agahst or on aowwt of fM Property, and "pay ~ due all hairs for work dorw on or for aervicas rontt'red or rltttedal furiehwi to to Prapary. Grirdor Was ntekgn the Prop" sae at as Ism hwffQ pr batty mw or w*d to the htrW d Luniv order thls Dead d Tntet, exoW for the Aen of Wxde and awnvrwxs not due end a+wapt m arhantsa pmvkk d ."Deed d That R$QM W Carrppl. awlaor fey wtta pgmrs of wry tv4 m"wne% or darn in ourecoon wMh a Qxd tari dfepree err ria ot%po + to pay, e0 long as t.ewfdsri k aresf h to Property Is net Jsoparlazad. r a Ilan M ss or Is Find as a part of r onpaytrrart, Granby airy waft fftw (15) drys alter the do aeon or, r a Mn Is fleli wroth dLaan (15) dwys alter e3rardar ter eoe d ifs 1rifD saner the dYwharpe d to Iran or r rrquseler7 per Lartter, depart waft Lrxter csah or a srtrrAent am poste &unary bxd or oriar swo rky artlafaolrxy 17 Lvov h on amount sdlldsA to di.atarm the "I plus arty aorta wd slrxrryl ties, or osw dupe 2 w Gould "arm as a mart d a lasdos" or tale Latta tte Aer4 In arty canted, Grerear attal defrrd Its" and Lander end WW sansly any :erase JudRratrt batore orsosarrwl again the Prop". Brv*r"rms Lander ere an sdMlorW Wig" under ry vx* bond tun ishsi h 1tN'., ' t prose t", Cvldmw of Prymrrt. 13,w don &W upon dwrwW ~ to Larder srdalsdory widana of pe1'rnwd of Yw faxes or snaserraarta ad abet aWhorLaa the appra1 1 Is Qovsrrrnarvai allci l to dWvw to Lander at try arm & welted sk lornam of the torso and moanmsnlr apakut to Property. Notice of Conetrvonon Gmffx attall nosy Lenten at sews Mate (15) days Iars wy work Is omfmerx 94 any erraowa era turristred, a any rrsdarttte wn ue(>Eied to to Properly. tE eery mw^irrtlo's ltati rrrterfelrstenY lent. all adw ten amid bs asserted m owocrt d trta wary, evvbK, or misdate. tinrax will upon ngnet of Lawler lunlsh to Larder advrm Wuancw eawraoFxy io LWOW tat Gwt>ka pan ward will pay 7M Post of such iltprpVentente. PROPERTY DAMAGE MURAMM The loloift proA*m raANkp to hsutro ttw Property we a part d 26 Dead of Trust. IMtrreafa m at hrunefae. Grantor W" Prom" ere nahtekr poffan of lta heumw* With Andim ex*xwd ooverspe mxbrsmmwft on a Fair value basis tar tare Its hsuraBY vdm oorrrhp AN krpmv&Tmb on to Red Property in an armuM arrftetartt to ame W apptoaitx et any o*wxrus Wwa. and with a rtendwd morlpepee claw h Wow of larder. Grantor Wma 6W poem and umk*W n aortpsrwrdv a Qsrferat W&Hy keaarns In eurh oaAwaW w nmM as lords fry m*mm ash Thstse and Lanier bWV arse as addibrmi kaetrade h such IrbW Irwsarrw pPlkim AddMprrry, flragkr sttea maintain awh ahrr kMrrarfoa, hdrr US not Ameed 17 hazard, bAku" hWn>pkc% aid boor kmarem% as Larder fry mesornhly require Pdkiee dal be w ift h larrN Onoutle, OftwaQss and bank mmnW y isomplable to Larder and Issued by a oompafy or oatprw rrramsmy soomptstis b Lander. Gar, upon mgxW of Lueir, d dearer to Lander born brae Id tine Yes policies or auAapw of Irrnarna In bm ssdrbnaory la Lender, idk&V st0dwims test oovaspea *A not be Panelled or dkrtftetad wWoA at tenet ftly 00) drys pear wt urn rfatloe to Lantern. Each knauw" palsy &tea alnal #dude an rfdwwrrwt prwkN tit ptvua" In Arrow d Lender ell not bs kr,pkw h ery +tear loll eery sal, miplon all dr4utt d 0ruftpr err try oar penrn &toerd to Had Pm way W loPMed h an am deeipruud by to Dkeerx of the F*;WnM Emergenoy Alarmasnat AQsney a ■ special toad hazard sees, Owox Nrom to obbh and maf+lsh F W flood bauartoa, f aw hbble. wtlth ttf days attar nollos Is Qhrn by Lands R>d the Pmpwy la footled In a special food hazard was; 1X tta tut u4eld principal bAw" of tits loan end vy prior fern w then pupbty mmxN ter Bret W to to maadr=n poky inflect sat UWK be Na*" Flood kwww= Proprrf, or as o&www rerlurod by Lender. and 0) nxkesnn such kawailm IN Yes tam of to loan. Application at Pnvpsds. Grrttw Ma pronpdy idly Lerdr at try by or du7imW to to Property. Lards may nWce prod of lose r Grantor We to do sit wIM fl Men (16) days of era Cm*RY. Wheawr or rot Lande a &so^ Ill the nm&=UptLr d M Yudobiedi+an, ptyrmt of rf 7 QFin rerecka agwe AM ward repair d ttptomeds o Prop". If Lusher afacts W a" to yrooesds to resters . ad roper. GmVm mW repair or rslAM tw derrapnd or dwiroyed htpOva tmlbf In a manor stlsslac"y b Laden. Lander atfall. W- 80710fscicry prod of each s4wfdbjrv, pay or rdmbusa 0rankr from the proosecis for the nuarrbls am d Mu a rsnbntbn Y Grrdcr k nd h deirtt vain fib Dad d Trial. Any pre[+srch terrier taws rot bw dtlbx wearn 180 drys sitar ttrk malpf and which t andar has riot Gorcrni W b Fa raper OF rsstarntlon of the Property aletl be used Ark to pry" mart dift b Carter >rfder rile Deed d TnwL turn to payer speared trm+Yat, sod ter rarrriwia, r try, atal b. applied to its prkep>pal bal rroe of to hdebewitue, r Lander holds any mcoads alter pryrrwd In hA d ire frdebtatrwn, such proeasda shallbe pstd wf ant litim b 0rartar n 0mrale k*wwM may vppw. Granter% t7a(rdre on kw"we. Upon mWW d Lader. Wwwr not more tan ones a yea, Grar" WW Wish io Larder a rsp'xt an Moll axiMkg pdlicy d kwrame showily (1) la road d the kaLnrt A to Oft hared; (3) ea arnmal of ter Foilor. (S) ttw pmp vty kaured, 'iw tan anent 1spWWWIC vakn d such pq* tyt. lid to rtarnw of 6@Me fi q to v*AW and (5) the explrnmW data of ter policy. armor afar, upon ratueei of LarKW, have an hdspwxw MPMI%r r Awwixy 4 Lnwlv des ftw the cash Value nplaowm t Poet Of to PMPMrty. LVN09" EXPDE?FFURM It any motion or pveaadiry he coalvtoW M wade rrw bvW anted Cedars h areal In ft P.ppvty or a 0rarror rue W cor>p!y with any pmVAkn of" Dead of Tnat all ally Restated D000mente, kfduFrg but not thtlad m GrarArtde feArre 1D di dtarQe a pay rrtnert der eery nrour&e t3rw der te rs¢ired 10 dschope or pay wrier ails Deed of Tevrt or any Rasated Dommits, Large on Gra iWa bdWr nq W shall roc be ahllprpd ley take any ecean Yet Larder deems appro rule, hdudhp but not 4rriled Ip dtndwgIV or psykq Y loop, eta, semdffy kdaraatn, irc rrtrwom and other Why, at Wry the levied or Ix on dw Prowty lid paying act east kr Ira rku auk L"V and prowAg to Prop" AA swh *gxn*unw homed or peid by Lander for woh perpom wA Men bear IrbrW al tie rW deerpad wider tla hide from the data Yo urred or paid by Lender in aim der d roprytrsrtt by Grantor. All amb &¢laden v#V bwm* a psit d the Ind"diew end, a Lar>dat'e apban wet (A) be iaa *b an dentard; (9) be added b to bona d the NOW and bo eppat med among and be p.ya6* w0 , any ketarment paynwrn& b boom* due hurray elm (1) tta tam al any appIrAtie kwurm" poky] or (2) rill remeinhp term of to NOW. or (C) be Mm%d as a h&&M payTwd "0 *9 bit due and p5"bIQ st Td NOW's r AAwity. The Deed of Trust Wo wil was payofara of thna ampettliL Such rW stet he in 200e011700161M.004 DEED OF TRUST (Continued) Pape a addition b of olhr rVfY and rntadles b which Uvdw rmy be erAbW upm tlebult WARROLIM, Dt WIM OF VMIL The Milo p pro Mms rldfq to mnm* of vw Property are a pad of Ihb Dead d Trust TRW Clranme waaarr'x that (a) Orluft Hoke gcd:d aard yr rxah" SM or read b Me Propkly In No sh", !re ana deer of an Cleo and anPArO nCas 4*W fen Mtoae set kaMr In to Rawl PMWV d6InrWW or h eery tMe irmcrras polky, fds rspor4 or W al We q**m used h fa w d, and aooepled by. Larder in mvwpfcrr wfh tits DbW Of Trust and (b) 0,Imirm hn to he rlph4 pawer, end maxylly b axaa.la erd d@Wo tar Deed of Tnnd to Londe, DdWm Od Th* AW b do saeeptkn n fie peraaraph &bow, am f WWmYa end VA brerer dofand &a No b to Prop" aWkW far Iawed clm r of all par o, In fie evanl my arrim or prooOsdkV In oum emed Mtet quntions aruMs Mile a ve hterMt of Tnabe or Lsrxdm fader Pus Deed d Trust GmriOr shell dmWW to acfon at ararmes awarm. Qprdor may be far mmitef parry h rush procepWig. but larder ahsf be wdlted to pvIcipals In to psoeeeflry OW to be reprAW*d h far prboeednq by axw*W of LordWs bum Clack , AN armor win ddlvr, or cruse to be d.i Nyered, to Lender such trmIrmw a as Larder mw mgrasl from *rr to lima fo pen* arch partScip oom COmPlatum Wteh Laws Grnt x warrant We fw RDpsrty and Qrrrbes we at to Property oonpfea wfh of weA*fp aGpkamo lawn, ordnncw. and rapiafam of PWWftIWftI eufrarsiaa lr wvNW of Ay merft orm and Warranrise. At reptu a Mbne, *@rashes, aid rude by Cui7 Mar Bead of TnM steeluu sf1f vmc; rr and of ttia Dead d Tm#, slr7ox*rfq bes h nehas, w etch mmla In k/ Oros and swot wd such thte a Gmft4 hisb*lnm Md be pWd h Aar. CONDONATION. 711e fobwMq prWA* a ralaatp b cordrrWYn proosedtpe are a put of fir Dead of That Pracesdir pe. H ON P q In =dwwddm t fis4 Gramor shell pea Ioyr row Larder h WrI tp. Ord arrda rarrrml party h sowenn ar pee. tau! Lander rural be a OnOW d parioOM in In p mosaV old 10 ba,Wmm+Md In fe proosednp by 0OLM" of Yam dx*,o of at QtwMm's elypertw,"Cheri][ wall dW.W ur "sun b be del6ft b Lsrtdw such Fehirrrrf4 and dtcumsrraMon m ney be (%WW d by Larder horn tirm b lino to pemla awh Pugdprd -. Appilaten at feet Proewd& V au Or ary poet of ve Prep" Y c"trtdern d by .rrtarft damahr Pmose&o or by sW prooesdF,a or penfuse h Yu of oadfxrnmW% Lerida mry at b *@Wm requirefell M a &W portlm of the net PDMKIM of to award be b the e lrrdstxarYws or to repsk or rasbraSlorf d" Properly. The not Prooseds Of "aired stall mean lie fivWd dais prymMt of Of raeararebb emb. vVerm*16 and sdbmrlw' team ftumW by Trumbe Or Lwddw h aemn llon risen to =vWn I3m imnor OF TAXE% FM AND CxrAROEB BY OOVISItlL1EMAL AUDIOWEL The ldbwbtp pww" rarthp to poems MWA tsxa@, Ism and OtwW are a pert of file Dead d Tnrt GZi7rsrlt Tatter, Fes@ efd Chmw& �t request by Laralw, afrna "fist wraolars suds ctaOlateerat h addMlnrf b rill Dead of Tnwt and Mils whamr+ar aftr WUM Is mc;.=bd by Lerdw b pmW end =&w Lud@de fen an to RM PrP6F1Y. Cranbr shef ririKm Landes for d Wm, as dsscKbad below. toQe m wh al sxpmom kourw h rvWMVC Ic U or aaxrsatp his Dead of TmK hd» wfthax k tkn 0 Wm. Case. doommilary Wraps and adter char W for moor ft or rwWWhf this Dead ofTrLmL Taxsa. The loiowinp ken oamfttlm lean to which this swylan apple: (1) a eaPeoJOo lax upm Ids typa of Dad of Tnaet Or upon all or try pan of 7e WOMK elm "Wvd by Vile Deed d T'uK (2) ■ Wodfr *A on arrest wfi d Orrlilr Jr auWatzed or rmgA-6d to deduot from pKWwft m eve indabisid esma@d by his t"d Omd at TLa6 r4) awe on fir "of Desd d Truer d"gmbla so" iha Lw%W a fr trier or aw NoW &W (4) a opmc fk max on sA or any prreod of Mar bdWAKh es a m poymarfb of prkojW rd Fortes! mrie by a,ariar. atr.@glaant Tswe, p � tart b which Mee eecfor+ eppres r .rreosed srlbregtard 1a far due d Iran D.ad d Tn,st ilia "twill shell haw the "Arm srtof as on Event of DAtK red LmKW vW wastalse any or d d rt Aw ALbis m o mm for an Evert d DmMAt me pfovviod below urine Gmnbe ether (1) pyt fe tax'afar bsocrr it w deliriquart, or M Boar. - far to a pewidad shove h the Tun erd Urta section are! depaefs wfh Lsrxtsr mh or a srllkirt owporai ■orgy bond or Ofwr ammdy %40*bcbry to Lander. at?CURr[ 1f Aaft amfi1't FWANem wrATEi off The fof lit povlebm mmfi p b t& Dead d Trust as a samafy aq mesa we as p�inand tda Dead of Tast AQfmmffmrT fend Land 1ihN hleaw N d#ft d a SaMXW puny inns UnbiiNm cC r...Im. eldC d wrw Wo b this, $@Curley InirserL VPm r4JW by Lardar. OrrfkK sW Disk" whaewer ac I be fro Wooed by I 1 10 Psrleot and owlMum L&Kkes unity I most h to Ream and Personal Property. in admm 10 ,mamtq rill Iced of TmW In fte real property mo". Lander met'. at arty flaw and wthoa# Mt w s ooftwim from arnbr, as a owmel oo r rpeft OWW a repradhstfo<e d fie Dad of Tnaf as a imp sI"artr t flrerox shay ftWbmw Lsrrdr for of sapwr WSW pefhcfrp A oOnMnukp rill --NYFitter UPm dsfalf OrrfW ohm rid MAD", :ever a *%ch to Aafeararl Amply from lie f'roPOfN• UP- adalit, Ciranbr Ad seurue any PWWW Prop" not emm b to PrW" h A rant end at a pros re@sata6Fy CanYenfrR io Qrrwx and Lender and make t aveiable 10 LJrr I wehb free %n day" dW rsaW of VAIM darcrrd risen Larder w the.odwi permfled by applb" fen. Addresser Ths ..whip address" are Qranbr (de- -) ud Lrdw (saarad p uly) from Wick FdmrrWcrt m wrrrhp far "MAY +lit est prarMed by vie DOW Of trust may be dAM W [each as nquM by ow Undone CammroYl Lode] We a obw m far pis! Pepe Of fie Dead d Tnat F11RT ER AllttiRAMM AMMEY-M-FACT. The blwft ptwlefons relaft b furfm aawlrmwes and aftTwp h-iaat are a pr1 of fir Bred of Tfut Further AssvnrxeL At arty frno, rd hen & o b SFr, +span request d Leah, Cirrtbr wi rrake. AO*mm wo d0AW. or w* airs 10 be made. sxsWW or delivered. b UWdri or b Wvlw% 6NVH R and when re mWad by Under, m" b be feed, tecaaad, rafYd or twomrded, a vta pea may be, at such an such tknd in weir duos and pecee as Lauder fray deem Wprcprt* ref' and ago wwoamt. desde of treat samay desist., ssetaily egrrrn■rb, &M-ch"O 91111010 om affirm atftrr r . F*hgrwits d Nrhw uauranew. ortlMaews, ud silt aocurmfa as may, h far aria Pion or s radar. be mosseary or dasiraua In adw I4 eflscaale, om pie* prlect, OmVnus. or Wma-m (1) OmWs ONIOW" urdsr Mo Note, Cis Dead ofTnOK mid to Rend Dommwrrts. and M allorm wd ssourltj I by a, r fn enuramu prcr *ftd by Jaw �a priorlrto on far F1�opein wi 4G of e meed Tk w teFt6tase Lwdw Ibis of cost a si etpenses hatred to aorrephn.ita rmSWVons rOW. b3 h ppVaW&ph end In *A Of amlOr enGrantor d sit GWWS OMS, F. F[rrIi%h bW a LDS W aM do ao far F1ar�)' b17+ ePPOhlf Lerldx 20060117001666.006 DEED OF TRUST (Continued) Page S as a—Wv attornwyrkAwt for tie pupow Of nWdrtQ aaacuft OWWft 04 rcoordkq, and ttokto al over hype as rrny be nepmmy or dmUig ly. In LmxWs axle opW^ to woarrpush at rranws marred b b ma precoly Pw*wapeL FULL POWURMANCE M Dudley Pete al df irdabWhm whm due, and olrwwba Peke ad to obip.rarw hW000d upon arwtbr widw #* Deed of TruaL Larder sear* axaeifm and dsdwr b Tnwtee a roWW for M ra wrwryarKe"stwd exomm and daYw p omntDr sulmo obow o at twrnlnalforr of dry farwnckp a4bwrwrt on so wuw4ktp Landdf sarrry 16mm in dt PArfh and to PKMW Property, Arty rso wwiwtca We OW be Pald by (wear, If Pamw+d by arm lax: Tfw pwiso In my mowwwyenoo mq be dawrbod a tto'pmw or persorm Iapady enWod ttwmb', and Me raolhls h to reoww yancv d ary mffftm or laod WW be amduefve proof of the ln0ournsu of cry such mamas or 4w#. EVE= OF DEFAULT. Ewh of the tlowhp, at LaderL aptlon, did orl nwim an Event of Doled rndpr the Deed of Trust Pain MA Ds fauL Oranbr blo b make any psynart MAwf due rand* ttw hldeDtsdrtaas. Other Da &A& Granter hda b ownpty wdh or ID pKkirm any v Wr lwr oN lgff o wvdn or mndebrr aonhhsd ki anus Dad of Twat or kr any d Oro Rsfaead Daenwas or b amply w1h or b pe.form dry tarn L obilpekrk aoverwit or avdkicn o;nprl,wd In dry otwr apvwism betwwf Ur4m and Gavibr. Cwnpl — DaraulL Fadtnm to anrlpfy wM"Other turd, dfll okn owwwd or carldllbn cmfthod in this Deed d TmK taw Wa or In wry of few PAkud DomwmrAa. Default on Other PWnwb. Fadum d [irantw wkNn aw *m mq*W by out Dead of butt b maks any paynrwtt for tease 1x trrtrertpe, w ery dam' PaY"� raoaafarY p Prer+rt fAnp d w to eNfct dhtrusrge d fry itarc DdAA in Fever of Th" Pwdae. 8hoifd rirerrka dWkA amK* wy baN wrWWm of mwK mevu+ly aprsmwrt. prdrsse or We► apeamwd or wy Ow epawrwrr, h fawn, d dry oar* oweW or pwmm rho may rrvAwh ay MW w*y d aforaara pWwly or G~o ab*y to ropey to fndsbb**n or pwknn trek rwwo: era otdfpatbrw redo ftr Dad d Tnim or any of taw Pwatad t xuTwft False swhwn rte. Ary wa marity, rep vu rpuialr or atrtarrws mods or hn*hol p LwuW py Orwilor or an Otaneorls barer! uder Tie Deed Of Trim Or taw PAWmd Dowartena Is fawe or mlueedkp In o y ma*mr roped olhw,row or at ttw Vrm rrads a hffdWwd or bmwna Tabs a mteler I q at any tarw Yfwedlw. DefeeCwa CoAmbraMtefti. This Heed of Tryst or dry d to PAWed Daaurnwfm on&" to be h kk krae VW OW (kdtrtrp takes of sw odeural drovnwt to oresms a vaFd wd I p ssuaky k*wW or don) at any time and to dry raaaom DMIM Or anee —dcy d uWL4kn d Oramore (mgudoo of moo wr &own ia owdirk a ismsds), wry mwnhw r >ibay aonipary, or wy &wr Wffka bn d OnmWa eKWAww as ■ g*g buokwas or to death d arty mtnbr. ft km*o%y d t3rerkDr, to e1lp**rhrd d a rwtatw far any port of [irernbra p "ty, dry M$V"Wt six he bwwf><d ' M' any dupe d anddtr worfowt, or the Ca ... mra rm d aryl tsder any bm Vlgby or Ir1w7VKW M- by w apakrt rkrrrr. C-2W or Forkikm Pmandnps. Carmrrowrwrt d kmckrun or krfok m proo"&W, *hewn by hdM p=omcbtQ oWHhakt rapaseaaekr+ or wy dhw moo . by any cisatr or Orwwr or by any gwwwrW aolncy +PJn4 " Pr0WtY eeaxho t w udsbb&wea Thh kellreise a panthtwferx d sty d arerrbr. adoaafa ktoa p wrlid{ry or rsuonafiwrara d fe dakn wlYoftd YN"ba7s bfafairx► prdossdtlQ wtd R arankx M i artder lvrrlln ,wtkte d lets waak7l a brisdsse proewsanQ and daTnat whh Lander maYse a e mvwiV bond for tee eredhr Or brfe M pamo*a h an *Tour* dMerrnirwl by Lander, In ter soh mama^ as bekrg an edsgrxfa reea5ra or bard for 2w dtfpuiL o i ertder fi� breech by [irarmardr under *w tarns of any aYwr spawners botwfert are and care *rfktp any kdsbtmdrwee or oaar of Qnwft la:.wlder wfllw c 11TIid[a1 *y gFegnartt Evwft Aflwrfftp Otfwartbr. Any d aw I , :1 p ohm comn vM rasW io wry ihumarkr of ry d ate WOUNMOSS Of arty d this kefebb*wp GLEMnW a In are V9W d a *mA Lanier, at N opYon, msy bus seed rd nrgakad b. pwnnft tee Ow vwibro w4ft to amm um and mmlly aw pbrpaficrta whFg order the perfmy in a mamr tatalackwy b Larder, and. In dohp so, dare dry evert of VoWA AdvWft Crags. A ma*aal adwraa d wrps aooua„arwobft WdwKkd nondlom. or Larder bra7wm ro prcrpsot at PaYrnwx or potem eo d to kx6bw dress In kgksd Rf oht to Curve R WY daaat{t, otter Yuan a debut h WrTmo l [aand f aa Onrr has not ewers okim a rwtka of it bm*M d the sauna pr Mon d d+is Deed d Trot wlriMi rwlrebte per+ I Q hrdrr (t l) melon, It n" be cured if Omer. aftw rOWV p wrIMM nb0or from Lard* demarnlnv ern of vrch debut (1) euaw ae default wilm tan (10) *We; or 12) l to oue ,matt.. mote then two (10) days, hrmKDEWy Wasoee sups whkh Lmdor dwm h LwWWw soh d'o""M to be Kfflb wt a we ttae O"x wd aaroal w wr#ets and Co.p(aws as reaaonabw end necessary flee wlllelort b produce oorrpWta ao soon d rworwhy praotbeL MOWS AND FM4MES ON DEFAULT. II an Evert d Deakult enure under thh Deed of Trust, at any tkm f madlr, Truatas or Lfnder may -wcia dry ore or More d to kaovft ed" and rwnKW Ehdtrxr of Reno ass. BK6m by Lander p pnfaue uvy monody OW Not sr;dude pueuk of dry odor rwsdy, and an elao"1 b reeks oPwdbm or p Wo abtlon b prkw,. an obapttfon OF Gavwf udw thh Deed of T=k *?or Orankre false loperkarr4 Mar rot alle d Lenders A rt b dedw a deduct wd woerClso fta unease. Amoaraee frrdaatekaersr Lrder Mel have iw r%N at M oplat to dedan the wlka kddgKh ea km*m* due and Paob* hdutkp sty prepayrnert pwmky whkA Gmnbr weld be MQAvd to pay. Van W lokWfth rrlas xwsp@0 t IJ or daah"odd ft PAW 0* Tftmm re ripe b swcbe fRf pwvw d a case bh acaordenca with and p fw Ai alert provided by apoki"o Ww 61' tormtitnrxa, in sow WC Rm*dtee. Wdh MPedf to ed a dry pert of to Pwsonal Property, Larder shd hove dl ffw d" and rernedes d a LomffW party udr are Gnomm Comrhwchl Cade. Cadets Ruth L N der *0 We me Vt wlaiwut M We p Orr rtcr to We p noaMm d surd nwAgo der Prgx* and OOW 4e Ranh, hdudhp ■rnour4 PWK duo wW urip" and q*ty aw rwt ev i I I , aver rd above LwKWI amft, apehet to Vtlobwc*N s. kn kwtwfw cf d 1* FVK Lander may MW6-0 dry swam or URer rnw d to Pmparty b frwke yayrrwtta of not a rue fas &at*. b Lanaw. 11 the Pwfa era coeectsd by Larder, than Om*x Eby dwipxieo Lender as OreMWI fdtomaykrfoct to wrdww kwhmarfs rwo4ved in parmwri Arend ki ono rerm d 20060117001666.006 DEED OF TRUST (Continued) Page 6 Grartor and b ropdiab to ore and ooJed to proweds. Paymerw by twwb a oerw more b Lrwisr h resporra to L&Kmes dwwd shot +may tw ob6gad" for whW the purrwita am made, %tW w or not any proper Wmxk tar tr drst oW etdemd. Lander may awdse b r4ft r <t W Vie wbp wWoph *Vw In parson, by pert or t-ugh a mcattvar, APPorr>t ReNhw. Lm:Wr ahel hays the VA b have a recelysr Apporrwd b take pvssesom d ai or wy PSA of tip Rq-tyr, with stem power to poted aril Wmm t* Pmparty, to WwM em ftVarty preouitg a pam*g fpwyaeune or yak. WW to oolteo to Raney tom to PmNq and apply ter proceeds, ore and abwm Cto oval d ttr topalywoUp, ageart tw Indabtedraeer. The rsoalvu may wtve w WwA broil f pwmlcw by law. L wKw% YV4 b the appokterot of a neoelvw SW rider whWw dr not to sppsrert vskr of the axooddf Cue krdebodnaas by a ttfberarfdtl arrourrL Ertgloynrnt by Lander ahLU riot da¢sl'dy a pwun from swvbv as a reoelver. Tenancy at Suffersrroa I OrmAm tenoirr In possession of the Prop" afmr Vw Property ke add Y pmvbW above or Last W of ¢wise bucanfam wt*W tv Loeeambn d tta Property upon drkurt of Grwwr, iinutfor utlW bAowv a aenerst at udhnmm of Lender or to peachaar of tH Property and steak, at LarKWm opWn, *Mw (1) pay a maswuNUt MW kx the use d tw Property, or (2( vw:atn tto Property kmwk y +tin to darwid at Larder. Otter Remedks. Twtee or L w4w shal hum any coat rqi or rwr.@* Worn W h ita Deed of Trutt or to NOW or by law. Notke of 'salt. Lander ww pW ami tr neaorabw mkbg d to stew rot plane of any ptd#o sale of ate Pereurw Ply of of the tknv Ow whksh ry p rMft seta or udnr IrArxW dispottlrn of to Puebrast Property k to be ntfadt. Raaadrb4 "aloe" mean mdm phut at last ton (W) days bHon to tma of *w yak or dspo~4 Any ante of to Pmwxu] Property may be made In tnr#xctkn wMh wV als d IM CAW Property. Sale of It* Pr"". To to wdwg Wmffsd by appieabk law, Orrkx hereby waNes &W ud e7 VfeA b hays oho PrcTnity nortlrad. Irt omdobtp let r" and rtnacta, to Trusla s or Larder "be free to act al or A y put d tlo Pmp" toP or eaparatry. in one sate or by uPwde u1es. tender Mot be a rMW to b d of any pueic saris on as or any pertm o to PKporty. Attorrnyt' P Mi fEtpaose. tf LwvW hrfleara cry at# or scion b scloms arty of tw tm. d tts Dad of Text. LanW that be uuIM b mower eubh am a fr oo W mry aqudge resecrrble ma zMYrAyW kp W trio rot upon uy appeoL Wtwther or not elf mu n sodLn as kmdv%C, and b to emm not pror4med by ww, Ll mum abb &Nmv ar Lrtdw Irmn tfst In Lwdu'a ophcn we nsaesary al cry tme for to proecd m of km I Am or tte arddpe rmw of ite raft atoll 6o>onrs a put d the kwlabgd'raa WIN@ On dKmn d and Mug bar inrrrt a1 to Mote rate from to drb d to Wsrdture Lrd rr WK E]gtrras rxneled by ttr paragraph hdLds. W dd knisdoR hmw. rsubjede io arty WAs Meer eppkable law, Lardrle v%xnftW lem and Lanese. *W wWwrweti wh*w of not Iort le a 4waatl kzkxifnp maw"' fare and upuwe for brriorpl7i p 000k ige (r+dudry *%do b modify or V'acdo any aukxrAft sky or V#xm *. Mpmak, and any ariblprete pod+r*' net obladN.>fl seeftm tta odd d aaerr3>Ytp moaf3r, obWmp ste repro (rx>t&V brsdoare M-1a), tnrwpore' rapxte, end appnJeq fees, are kawar>w, ud tat for tle TMmteeL b to one, poarelbki by kw. Grarttx am wo pay cry court arxb, h edrWon to al otm ataw provided by law. af111us1sa Thstee mural haw N d to ry/se aril dfstee d Lerrdr oat forts h thll section. POWIM AND MUQATIONe OF TRUM-EE. The blowkg provlakro nttelhp b to power arra ablp fts of Trustee (ptrrsurk b LwKWs kwhxkm) art put d Cie Deed d Truest Powsn of Thates. In edrMI - to a! ponwn of TrlaHM ukirfy M a metier of law. Trustee that have to power b t ke ate bbw*g aolkm %M rasped to tr Property upon Car wrkun m wet of Lardder rot 4rwt . (m) {ate In prepoift and MV a rasp or pid d to Red PmWty, Xx AVC to dp*mdm d *oar or osor rVa to to PWft (b) iW In aacid any sea nowt or ateA cry rowi%m on ffe Rost P►opwr r, sari (o) lokf In any swl=r w&n or dot aQrerrrrt aftcbvp tts Dad d Tnm orta ldoom of Landes railertit Deed «7rut owysudu is Noft. Ta ww WW not be oUwed to Wily any Wwr parry d ■ pwdv We tnla any otter IMM dtred or kar; or d any action or pRnaa3rrp h wMW QrWW, Lrdu, or Trustee *M be a party, utaa m*kad by appfacabr law. or unless to fxbm or promock p Is WougM by Tns*L Thomas& Tmdn step mat al praekcdlors reWiW fur Trumue under appthaom kw. h mimm b to tl$te and mmer3a W toM above, wM reaped b d or any pee d fro to Trusses shat toys to r� b braelow by rotloe end pk, and Lender Will here to dght b foredo" by � In sitar toe ki aooadanoe wkh and b the kc enders plow by sppkable law. kLrcom sW TnAWL Lrtdo, at Larx" apbmi. may from time b too a sucoaoa TnsW any b Trusts rppoVftd Lauder tit Deed d Tnw by an Irowumert "maw and oiler aw�Yby Larder arrd rmmvw in to afar of 7o mordor d PONG Carty, Stet. d WmhkVWL The IrmMonat SW oaxakt In bAflnn to al &for maasn reputed by ewe law, to foes d to ui*W Landon, Trtwftd, and [tremor, to book and papa or to AL d Wo Fit Nmtw wlw. tfla Dad d Tnot N r+aa1a4 era fte rule and eddns+ d ter usolyraar btslea, rot tr krekurratrd Ord be amcubd wd mckimbftW by tmn6 r or Me amemem kt irearvaL The auoceerx tuwv e, wee a t GJMmymoo of two Property. dal noosed b al to ft power. and &on cci to ad upon to Trusse h *A Dead d Trutt end by epplamba low. This prore*w for wb Mudon d Tmdw dW govern m to exdWrxf of W olm AwWo for u+bemlu"L NOTICE# f3 #w b appic- low. No mempt for Wke requied at ekotwd by hw 10 be OM In Another nerxeer, soy nddoa ro*ivd 17 be Wean undo 26 Deed of Tnisk hdunf>p wahrwt fnthtlm my wkca of dvkA and cry node d We LW be Overt h wAShp, aril ehatr be aAorrAn >v4rert aclwny darhrnd, esters tasty reoaead by lsiafaaenie (tO— ot-*" lflgA by hwy, wtssr depaeW w*f a rmW-sly tae09*sd ovurtlpn -WW. or. I Mated ohm dspodhd in Co LMW Boa mat, as arts deem, ar6atd or rtgi - - d sari porwge prtpekt, dmc! d b tit addreeaae shown rear the he n*V d Ile Deed of TmwL. Al oWdom d rtA- - d #a4ol an from eta hddar of erry pot wftdrt ham prbrty aver tts Dears of Trual Steel be tot b L NOWN adrkaa, as atom near tw beg" kq of ftda DMd d Tnet Any party may OwMa fb adt*eae for r>etkes user trim DMd of Tnut by *kV brmtl %"w nodes b t* a&- prttM, %-*kv tot to purprae d t e rlotoe ki b ohv4p to prrtys address_ For rake purpcears, { nwft apest to keep Lsedar kdo m at at *nee of aruna'e cLwr" oddreea. fAgex to appkeWs kw, end >towept for raWa required or akmai by iew to be 4m h ar4ow mrvsr, I ten Is roan tlwt cow Orator, arty mWe Oven by Larder b arty CArerwr Is dawned to be nfte phran to al 4rareorm. MISCELLANEOUS PPIOY?Sxx e. The knorkp mbcatarm xm peovtelerxf an a part d this oew d Trust Artyr4kw, s. Thl. Dead of Trust bgvCwr vim cry R"aW Doal' mM o"tUm the wttre utdw&Wmhp and agwront of to pertly as b Iw rngbm sat tQih h CLk Deed of 7nxt No aWKW d or errrrrkrA(t to ftk Oted of TfUM arse] be dfw" 1rtlese ofm h wdkV avail sowcl by tr party of partfea souprrt b be charpad or Lard by Ce affaml n or amsco*rwo. Annwl Asyoft n the Pmp" Lis used for purpose¢ offer rTfen MrAoeo ree(dw", amnbr and furLbh 4 Wrk*w. Won regtmr, a demo w%% w4 d net Cprefhp kfoome reatim from to Prop" durirtQ Gralwo "ADIa 5sw 2006011 n001666.007 DEED OF TRUST (Continued) Pape 7 year h auoh loan and dates ea Lender eta More. 'taut operas rO borers' $tsl mean d cesh nceiple horn the Property lees at cash mpvxbsm Trade In oarwcdm wah Ta cprawn of the Propsrty. Ceptlon Haedtnga. Caption hmK nps In fie Dead of Trust we for carramlence ptspoae only and are not to be reed b Interpret or dmvQ fhe p'm**m Of file Dead at T WL Mew. Then shall be no mwpw of fe ilm or estate crested by fie Deed of That wlh any ofer Merest or estate n its Pntpwty at wry fine held by a for fe bwwk d Leader In eery oapaolty, wlttaut the wrtEs earaent d Ledo. Gov rning LaW. This Dead d Trust wIA be govennai by kda raw appksbk+ W Lenc r ar4 to fte atdsnt not p KNAW by federal W% the knits of the arils of Washko-ptan raWXPA nomad to Me MMOt; of taw pcm&t one. This Dead at Twat tee been awnppd by Larder Ian the Sob of Wnhhpbn Choice of vane It there Is a lawuar, GrarA r apaw upon Landers request to subft to fr Jukdclbn of to cants of Gnotroaish Coady, Shrra of WaeNng rc No WaKw by Larder. Landder atrl not tea dnwnad b hum waked aq e4ft wow this Ded d Tnsrt unian such wLkw k given In wrlhp uxl stored by Lmdw, No dsky or omFpJm on the part of Larder In camobYtp any rind strl operale as a wMw of aunh OpM or any afw rot A wMw by Larder of a prwkfan of ftk Deed of Truat dA ncf pr*xke d ooraftft a wetrsr of Lendeft MH orAnvtes b darnand stAm ownpearae Malt +het prwWm or any direr pro+laion of t" Owd of Tnmt No pAar welwr by L.etder, nor any course of deft betwsert Lardar and Graricr. OW oarwkft a wake of any of Larder's Aghts or of any of GrOU" cblgetluw era to eery Mare ba smAom Momw the corrars d Lander In nqukW undar ear Deed of Trust, tier o' *o of wrath oorrw , by Lander In any 4 Mtn tde ahal net comma om)*Yf V consent to snbeegrers Inshmaa *two suM +terwe. is req<ared and b all cease such ebrant nW ban w-- or wfhfrid In tM We dbmvdon d Lerch. eeesrabatty. If a caret of m.poW MrkdcbmIhst ndWo any prwAsIm d 66 Dead d Truk to be ilsgal, lr � or or u>�rx�om" a to othw� faeeRtli, t o As, I p pvAslon OW he over mDWAd so m M bee 1 kgs4 valid and srAmoeabla f eve ollan9tp prorMlon� t.e.rpr�o.r be ee rttodltad R atW ban tatrrktand dairtad from thle DeW d Tnst L7*m of wwka squid by kw, der logWy hYWM or wdrO rwWAt y d eery pavwwt of this Dead of Test era not afem ter tapslly, vakRy or -- trnsaLily of any ofrw pmyWbn of fie Dew! of TnaL 9rboemom and A+allpm SLbJW b any Ikntlfdlofe steDsd In thk 06W of Trust on VwWw of Grantors ksareaL ft Deed d Tn* dW be bixiirg won and kale b to beaus d fhe parties, Ntek socomeon end emote. Iff ew+tenr4p of fe Prop" beoeass sated In a param otter Man Grantor, Lander, will Itosce it O wttDr, miry dW weft amrft •e suomoora wet nlwrxv to Mb bad of Trust and it Indebledses by way of brbmnms or atdenaton *11W ntesetrp Grantor hom le ot>1peYorle drils Dead d Trot er liabtay redo fs tdebledrees. Tina IN d the Fseesa Tnr It of fr aeeer , In fe pelanrnce of this Deed of ThaL Warm a Iiomeetmd ExwrpWx+, Orvaor hereby ralewas and warn all Rajas W barutke of to horrteataad eae q*m Wm d the Stae of Wskilrom me to el IrdabYdness aenafd by thle Deed of TnaL DEFWrW I. Ttw blowing api4<zed words end tern"tare the lciowYq maaNnpa Mwn med In this Dead of Truer. W*ma spedlleeRy staw to fie oonuary. al roft wtvaa to dollar antante W W meat wnxnh In WwU merry of to Unlyd States d Anwbs. Wads erd fame uad In tlr minp io detl nAKW the P UFW, ed fe plural l else katkde the shFAM, es Car entail may rsgWa Wads and henrne not ofterwlss delhed In rik Dead of Trod ksll here ate masnnge st ZU*d fo weh term h far Urgorm Cansnanotsi Coda S.rtdldary, The wad 'Batalldary' titan Rnrttlsr � and ti arooaeaas and etssips. hero, r. The word VomW mesa SOUTH FORK MONIES LLC and Includes d oo WWm and centers siprritp to Nati end al trek wooesaas and &slots. Dud of Mies TM watt 'Dad of Trtsr mm fble Dead of Twat w=V Grade. Ledo, and TnWes, aid Includes wWW laasticn all wlgnrwd end aeaafy Meant prakfar rsI I to the Permed Properly and Re*. Do*dL 71te word'Defarlt' memo fre Ddanit set hall h file Dead d irel In its eadm Wed' dud. Ilvart of DdmIL Re words 'Event of Dafst W arse any of far *verb d dslauk am t M In ftle Deed of TWO In Ite svwta d default aecidrt of +Ink Deed d Tnat Oantor. 71e word'Grenor' awe SOUTH FORK HOMES LLD. QLmw car. The wad 'Guearaoy' mews any p Amnlor, array, or aoocrmtodrbn party of any or 0 of tits indabtedrtraa. GuwwMV. 71e word'Guemty' mwn fe pma ty horn Guwm nbr to Linde, Indu ft wMW @nkdm a ptarenty of all or pat of fe Nate bc PropMY, taofelss, addWons, naeoements wo ofwr oar xbonon M Real Pmpwtyaohfs hdsblsdnses. Ttw word Webdrdrra' mesas el p ktattW. Interest ad afar amoen, coals and eve sma payable mclor tfr Now or PAkod Docurnnte, topsfrw with all mrm" d, a denelons of. nodlllostlors of. condldebn of and ■bf morn for fe Note or Paleed Doocrnwp end arty arrtama evpwtded or admvad by Lander to dsclrege Gromes obtgsfors or egersw kvx d by Thee or Lando b er" Ommofe clAgobrs viler fie Dead at Tnrd. topfsr area ntenei onsoh amotnta as provided h fie Dad d TnsL Lander. The word 9.wdee' meal Ranter Sank, Its suooaseas and assgne 4 The wcrd %W mean. tro worniosory note Bred aaamy 0, 2=4 In the Od91met prkrdpat amount of i4,d,7M00 hdn Grantor io t sndw. fgyefrr w m ai n moms of, exLan ions d, mtahaadone d, mitnmc*v d. c+sralklabona of. " subaNetuerre for be pruriseory note or samemsnt NOTICE TO GRAWIVi: THE NOTE CONTAINS A VARIABLE 1NTlA W RATL PwwW Propriy. The words 'Personal Property^ merle ei equipment, %tvaa, end oem articles of personal properly now or tersamer awned by Grarror, and row or a**am aitaoled or ad+ttd io tie Ract Property, topsfer wlh Y sooessfons, pate, and eddAlors lo, all rwpW Wrtsnle d, and all sbe*Ldm for, any of such pnapwty; and bowler west o d ksuus W prolfa thereon and pomade Dvkx fp wNod Milalb d Insurance prone I and MR" of prwaRmei tram wary sale OF OOW ftPUS bon dfar Property. Property. The wud'PmpsW wrens oogoohNy fw Red Property Anil to Personal Property. Real Property. Than Wands 'Real Pmpsrty' Crean the rest ptcpdy, Intervals and d", as WW desabed In fie Dead of TRW. RNdad Doaxrw ts. The words 'Rdawd Do=r4rda' mesh all pr ftesory noes. Wc* agrmTw la, Loaf alpewnwa. gueranaes, eacuOy apew+wis, nxrVoaa, deeds of tust seourlty deeds, cdW&W mortpapes, and al odw 20060117001666.008 DEED OF TRUST (Continued) Pop a WoWw wf7, a¢wwrwo wid doorarrwrb, wh*wr raw or r wm%w ado*c wmwW to oorrrratson wth dw Eby d pr=" e,.r+hr.mMm�riW r,e.o.�r.Q..m.rlw ars not �R�i�[d coa,f»rw•.na.r[ nd..a.w ft Taw wad T Am' .aura d prow* and ham raft rrmwo, Yrorw. tw-o, royaalo, pm ta. wW ctw► Truwa Tn[.Nord Tnaere' rrAaww CHi� TM.E IMRANCE CO WAVY, whoaa ff"v addroa Y M FIFTH AVENUE faAW, 8EATTLL WA 9R> W and ry iW[tiAi a rwonAa[:r t>wi[o. QRAIYTGR ACKMOWI MES NAMNG RE" ALL THE PNOMONS OF TMS DEED OF TRUST, AND GRANTOR AGRUS TO FM TERM& GRANTOTC log LIMITED LIABILITY COMPANY ACKNOWLEDGMENT STATE OF _ _ ) �r�M. R!C'''ryr �� r F 2et��+oN• • �Q r� couNTY of I r No On tart fty d 20 Y. P[ app[ar[d gOMALD R GRfaiTADy OT SGIITN +hd par[arrA loom b tew ar pnor[d b rrw al Ow b"b d oYii 1 1 artdK w b be a mwrbu ofow"w VW momad to Dwd al Tfusi aid oftwAGWp4 to Dad at Tn�* I* be to I!t[ _ Srw17 rtr and m r,Wd t m he a ** Is x*xwfr[d to A►aaWi t"" ad to t[d Iw I=l d d hrrllid otanpwy. .7-1 NOtsy K*w in wtd fpt ttfa ShrY I wYwoa[rYofm wqd— NOW M. Rldwrds I LIMITED LIABILITY COMPANY ACKNOWLEDGMENT STATE OF tj y>m ¢z c = COUNTY or x r Vd NOT,gq ��1 on tft 1 a✓ d[y 2p b�Mle+ *rr to rm onn ft 4[ d aAfiiakiry arl�dr 4�b► DDU1H and b � 90 ariaA[d!w Dad d Trutt"adurawWdp[d ft Dod d TnMb b[ thw 4iw wd to hT"d oow", by aYllway d vbtft ■ lt3t,*o of dpnh>rtxr or M[ ammala 9 wd Pam+ ad &rwe b b omit f*i Dad as T wtd M tad ozo Awi taw d on twt+dt *ft B nmmNdaiy htbYe ii rrart[tide[ hly V ' s 20SM17016N.WS TO: DEED OF TRUST (Continued) P898,9 REQUEST FOR FULL RECONVEYANCE TMwe TM WAWWWnd r fiN kW ownae aed - "' d d vdabbd-aaa sword by khk Ned & Trust You an hrnby .omm . upon peyrtleet old sumo owiV b yoo, to r000rw" wtdw warr", b ttr pwim rAlead t ab, Ow MK No and btprtiet riow held by you miw to Daad of Trwt WE ..,.—.�..r.....� r.... ram.. r�..� .ar. •--c ... �o w i.ao�e Revised ENVIRONMENTAL CHECKLIST For Federal Way Townhomes February 7, 2007 Prepared For: Mr. Don Olson South Fork Homes PO Box 930 Sumner, WA 98390 Prepared By: AHBL, Inc. 2215 N. 30t" St. Reviewed By: Ste. 300 Tacoma, WA 98403 RESUBMITTED FEB 0 8 2007 CITY OF FEDERAL WAY BUILDING DEPT. TO BE COMPLETED BY APPLICANT A. BACKGROUND 1. Name of proposed project, if applicable: Federal Way Townhomes 2. Name of applicant: Lisa Klein AHBL, Inc z 3. Address and phone number of applicant and contact person: 2215 N. 30`h St, Ste. 300 Tacoma, WA 98403 (253) 383-2422 4. Date checklist prepared: June 14, 2006 Revised: November 20, 2006 5. Agency requesting checklist: City of Federal Way 6. Proposed timing or schedule (including phasing, if applicable): Design and Permitting - June 2006 - December 2006 Construction - Spring and Summer 2007 EVALUATION FOR AGENCY USE ONLY 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Traffic Impact Analysis by JTE, Inc. dated May 9, 2006 Geotechnical Engineering Study by CEO, Inc. dated June 6, 2006. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No 2 10. List any government approvals or permits that will be needed for your proposal, if known. Demolition Permit, City of Federal Way Lot Consolidation or Lot Line Elimination, City of Federal Way Site Construction Permits, City of Federal Way Side Sewer and Water Permit, Lakehaven Utility District Storm Drainage Discharge approval, WSDOT Building Permit, City of Federal Way 1 1 . Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The proposal is to construct a 29-unit townhome/multifamily development on a 1.69-acre site comprised of two separate tax parcels (#092104-9148 and #092104-9142). A total of six buildings will be constructed. Landscape buffers will be provided as required by Federal Way City Code as well as active recreation areas. A 25% reduction in Landscape Buffer is requested on the east and west parcel boundaries. The site is located on 28" Avenue South across from Truman High School and Steel Lake Park. The east boundary marks the ROW line for Interstate 5. Nine feet of property will be dedicated on 281h Ave S and required frontage improvements will be constructed. The buildings will meet the Federal Way building height requirements. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. Address: 31408 281h Avenue South, Federal Way, WA S/T/R: SE-09-21 N-04E 3 3 Legal Description: Parcel No. 0921049148 - THE NORTH 60 FT OF THE WEST 150 FT OF THE SOUTH '/2 OF THE NORTHEAST '/4 OF THE SOUTHEAST Y4 LESS ROAD. Parcel No. 0921049142 - A PORTION OF THE NORTH 'h OF THE SOUTH '/2 OF THE NORTHEAST Y4 OF THE SOUTHEAST '/4 LYING WESTERLY OF STATE HIGHWAY LESS THE NORTH 60 FT OF THE WEST 150 FT LESS COUNTY ROAD. _Vicinity Map 3HIAp4�E�T .- -- 22nd Ct ,� S WWI St S 3041h � to U) �--- w c S 305M Pr ; es Steel Lnkp _ S 308th 5t92 d a 5 31011, St= a c: sc N S 3111h St S 3121h St Federal Way S 312th St 314th Pt )L' Park - 51141h 9 3151h to �[ Ur s mein at a 3161h Ln r S 31'eu, P1 83 t M St f 1 S Gateway Center P I 1 3 318th Pl S 3t9th P1 q,. y S 3201h St �y Commons At N Fed4rat Way S 324th St A S KAM PI Winged Foot Way S :t25tti St, k ZAt vv" Aeltmor Park c S 32iti, S[ �%o coljCaurse �� ryt' Colonag Btvd_ a � C 2006 Nlappuest, kit, 4 4 S 302nd P1 a�soatt I ig 3Q31d Ct- -- - s 304111 St _ � p;A S 347th P� S, S 305th St Pollaff Lake d. ¢ a r, rr G'l �+ S 3121h St rq m 2- Y^ S 321 st t- ? S 322na' St S 323fd St �e S I241h.Pi• _ s 325th PI'.s i' $ .S 326th P! 02006 Ny4VTEQ B. ENVIRONMENTAL IMPACTS 1. EARTH a. General description of the site (circle one): flat rolling, hilly, steep slopes, mountainous, other: b. What is the steepest slope on the site (approximate percent slope)? The steepest slope on site is approximately 11 %. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, mulch)? If you know the classification of agricultural soils, specify them and note any prime farmland. The soils found onsite are a light reddish -brown to light gray -brown, loose to dense, moist, silty fine to coarse sand with varying amounts of rounded gravel. These materials are classified as an SM in general accordance with the Unified Soil Classification System (USCS). Beneath these shallow silty sands, a gray, moist, very dense and partially to completely cemented -in -place, silty fine to coarse sand was found. This material also contained small to moderate amounts of rounded gravel and is also classified as an SM by the USCS. The professional opinion of the Geotechnical Engineer is that this material comprises a glacial till soil, described locally as the Vashon glacial till, or hardpan. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. There are no indications of unstable soils on the property or in the immediate vicinity. For additional information, refer to the Geotechnical Study dated June 6, 2006 by CEO Geotechnical Engineers. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The site will be graded to provide natural drainage/gravity flow to on -site drainage collection and conveyance systems that route the drainage to control and treatment facilities. The project will require approximately 1,277 cubic yards of cut and 1,892 cubic yards of fill. Approximately 616 cubic yards of fill will be imported. 5 f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Yes, erosion could occur because of clearing and construction. The implementation of a temporary sediment and erosion control plan using Best Management Practices should mitigate impacts. Once the project is complete, erosion should not be a problem. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 54% of the site will be impervious surfaces after construction. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: During construction, stormwater will be controlled to limit erosion and sedimentation as prescribed by the Erosion and Sediment Control Standards of the 1998 King County Surface Water Design Manual and the City of Federal Way's addendum. Permanent stormwater control will conform to the flow control requirements of the 1998 King County Surface Water Design manual and the City of Federal Way's addendum. Any erosion related impacts created during clearing and construction activities will be addressed according to a city approved Temporary Erosion/Sedimentation Control (TESC) plan. 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Clearing vegetation, site grading and filling activities can result in the generation of dust. The amount of dust generated will depend on soil moisture levels at the time of activity. Dust is not anticipated to be significant. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. Off -site construction will be limited to the roadway improvements adjacent to the property boundary. With the exception of exhaust generated by the construction vehicles, no other odors or emissions are anticipated. 6 C. Proposed measures to reduce or control emissions or other impacts to air, if any: Watering of the site will occur if necessary to control dust emission impacts to the air. Compliance with local, state and federal air quality standards will provide mitigation of these impacts. 3. WATER a. Surface: 1. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. There is no surface water body on or in the immediate vicinity of the site. 2. Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Not applicable. There are no surface waters on or in the immediate vicinity of the site. 3. Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Not applicable. There are no surface waters on or in the immediate vicinity of the site. 4. Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No surface water withdrawals or diversions are proposed. 5. Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. The property does not lie within a 100-year floodplain according to FEMA panel 1235 of 1725, map no. 53033C1235-F. 6. Does the proposal involve any discharges of waste material to surface waters? If so, describe the type of waste and anticipated volume of discharge. Not applicable. There are no surface waters on or in the immediate vicinity of the site. 7 b. Ground: 1. Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No groundwater will be withdrawn because of this proposal. Domestic water service and sanitary sewer will be provided by Lakehaven Utility District. Some surface runoff may eventually infiltrate to groundwater. 2. Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals . . . ; agricultural; etc. ). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. Not applicable — no waste materials will be discharged into the ground as a result of this activity. C. Water Runoff (including storm water): 1. Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. The primary source of runoff will be from stormwater and roof drains. Minimal water runoff is anticipated to occur, as a result, of landscape watering and other homeowner maintenance activities. The proposed project includes a combination underground stormwater water quality treatment vault and stormwater detention pond as a means for treating, detaining and releasing post developed stormwater flows to the downstream stormwater conveyance system. 2. Could waste materials enter ground or surface waters? If so, generally describe. Minimal amounts of waste materials could enter the ground or surface waters from driveway areas. Pollutants from automobiles and rooftops can enter ground and surface waters if not handled properly. In order to minimize this potential, the design and construction of the surface water management system will comply with the 1998 King County Surface Water Management Manual. 8 d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: There will be minimal surface, ground or runoff water impacts resulting from landscape watering and other homeowner maintenance activities. The design and construction of the surface water management system will comply with the 1998 King County Surface Water Design Manual and the City of Federal Way addendum. 4. PLANTS a. Check or circle type of vegetation found on the site. X deciduous tree: alder, maple, aspen, other X evergreen tree: fir, cedar, pine, other X_shrubs X grass pasture _ crop or grain _ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other other types of vegetation _ b. What kind and amount of vegetation will be removed or altered? All existing vegetation on the project site will be removed, including 20 significant fir trees, 2 oak trees, and 8 western red cedar trees. Other vegetation which will be removed includes small maple and alder trees, and significant quantities of blackberry bushes and other invasive species. C. List threatened or endangered species known to be on or near the site. There are no endangered species known to be on or near the site. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The perimeter of the site will be landscaped with Type III landscaping to visually separate the project site from the surrounding areas. A rockery in the eastern portion of the site will be landscaped at the top with trees to provide a screening of views to Interstate 5. Active parks and open space areas will be landscaped with trees, shrubs and groundcover. The interior streets will be enhanced via the addition of hydroseeded areas, groundcover, and street trees. 9 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, 'nother: mammals: deer, bear, elk, beaver, other: fish: bass, salmon, trout, herring, shellfish, other: b. List any threatened or endangered species known to be on or near the site. There are no endangered species known to be on or near the site. C. Is the site part of a migration route? If so, explain. Yes. The site is located in the Pacific Flyway for Migratory Birds. d. Proposed measures to preserve or enhance wildlife, if any: The site will provide vegetated buffers and landscaping per the requirements of Federal Way City Code. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity will be used for lighting and operating appliances; natural gas will be used for heating. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No, the project will not affect use of solar energy by adjacent properties. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: The homes will be constructed in accordance with Washington Energy Code. 10 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No, environmental health hazards will not occur from this proposal for a Multifamily/Townhome development. Describe special emergency services that might be required. No special emergency services will be required. The project site is located near all public services including hospital, police and fire. 2. Proposed measures to reduce or control environmental health hazards, if any. No environmental health hazards will occur because of this proposal. b. Noise. 1 . What types of noise exist in the area which may affect your project (for example: traffic, equipment operation, other)? This project will establish residential uses adjacent to Interstate-5 (I- 5). Accordingly, traffic noise will be audible. 2. What types and levels of noise would be created by or associated with the project on a short-term or long-term basis (for example: traffic, construction operation, other)? Indicate what hours noise would come from the site. Construction activity at the project site will vary considerably as the construction progresses. The noise produced on the site depends on the equipment being used, and will vary from day to day. Likely noise will be generated from falling trees, grading with heavy equipment, delivery trucks, and framing (hammering). Noise associated with construction operations on the site will occur roughly between the hours of 7:00 am and 6:00 pm, Monday through Friday. There are no long term noise impacts anticipated. 3. Proposed measure to reduce or control noise impacts, If any: Construction noise impacts will be limited in duration to the hours set by City Ordinance. Several strategies to mitigate noise from the Interstate 5 and freeway will be used as discussed below. prior to applying for 11 building permit these sound attenuation measures will be reviewed by an acoustical engineer to concur that they will be adequate to address noise impacts from Interstate 5. All proposed buildings are planned to be as far from Interstate 5 (where the greatest amount of ambient noise will occur) as possible. Buildings fronting 281h Avenue South are also setback from the 28t' Avenue to the greatest extent possible. Double -glazed windows, appropriately caulked and sealed will be used throughout the project on all buildings. In addition, sound- batt insulation or mineral wool insulation will be used at locations adjacent to heavily -trafficked areas and within party walls between units. Common party walls will incorporate (3) layers of 5/8" gypsum wall board, 'resilient metal channels' and non -hardening, resilient caulking within the assembly for more effective mitigation of sound (vibration) transmittal through surfaces. Resilient metal channels will also be used on exterior building walls on buildings with exposure to heavily -trafficked areas (at Interstate 5 and along 281h Avenue South). In addition, all exterior penetrations (i.e. vents, pipes, electrical component or outlet boxes) will be backed with appropriately fire -rated "putty -packs" or wadding to prevent sound leakage through these elements and into the living units. Exterior walls will also be provided with (3) layers of 5/8" gypsum wall board (2 interior, 1 exterior). Careful consideration will also be taken where opportunities exist for sound to flank building assemblies. Ceiling and wall connections will be gapped, caulked and taped appropriately per common acoustical details. The desired STC rating for these exterior walls is 52. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Parcel no. 0921049142 currently has a fish storage warehouse on site. Parcel no. 0921049148 currently has a vacant residential structure on site. To the north: Apartments To the south: Vacant, future Villa Esperanza apartments To the east: Interstate-5 To the west: Steel Lake Park across 28th Ave. S. 12 b. Has the site been used for agriculture? If so, describe. No, the site has not been used for agriculture. c. Describe any structures on the site. There is a vacant fish warehouse and a vacant residential structure on site. d. Will any structures be demolished? If so, what? Yes, both structures will be demolished prior to project construction. e. What is the current zoning classification of the site? The site is zoned Residential Multifamily (RM-2400) allowing one dwelling unit per 2,400 SF of gross lot area. f. What is the current comprehensive plan designation of the site? The current comprehensive plan designation of this site is Multifamily Residential. g. If applicable, what is the current shoreline master program designation of the site? Not applicable. The site is not located in a shoreline master program area. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No, the site is not classified as environmentally sensitive. Approximately how many people would reside or work in the completed project? The project will be comprised of 29 residential units. Assuming 2.5 people per unit, approximately 73 people will reside in the development. Approximately how many people would the completed project displace? There are no residents on the site to displace. k. Proposed measures to avoid or reduce displacement impacts, if any: Not applicable. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Multifamily residential use is permitted in RM-2400 zone and consistent with the Multifamily Land Use Designation. The zone and use proposed are compatible with surrounding areas. 13 9. HOUSING a. Approximately how many units would be provided, If any? Indicate whether high, middle, or low-income housing. 29 dwelling units will be provided by the project. The units will provide middle -income housing. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. One vacant residential structure will be demolished by this project. C. Proposed measures to reduce or control housing impacts, if any: Not applicable. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The tallest structure in the Federal Way Townhomes is 28'11 3/8". Proposed exterior building materials include lap cement siding and trim board, and asphalt composite shingles. b. What views in the immediate vicinity would be altered or obstructed? There are no significant views that would be altered or obstructed. Views from 28`h Ave. S. across the site to the opposite side of the freeway will be obstructed by the structures. C. Proposed measures to reduce or control aesthetic impacts, if any: There are no negative impacts anticipated. Screening will be provided on the east boundary to mitigate views of interstate 5. 14 1 1. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Exterior lighting will be limited to soft lighting under canopies, entry porches or soffits. In addition, street lights will be located along 28" Ave. S. All exterior lighting will be reviewed by a lighting consultant to ensure that appropriate areas are illuminated and that light migration or 'spillover' onto adjacent sites does not occur. Lighting would mainly occur from dusk to dawn. No glare is anticipated. b. Could light or glare from the finished project be a safety hazard, interfere with views, or affect wildlife? Light from the finished project is not expected to be a safety hazard, interfere with views, or affect wildlife. No glare is anticipated. C. What existing off -site sources of light or glare may affect your proposal? There are no known sources of light or glare that may affect this proposal. d. Proposed measures to reduce or control light and glare impacts, if any: All sight lighting will be of residential standard. Light and glare impacts will be very minor. Light will be directed downward to minimize light and glare impact to neighboring properties. WIIIIIIIIIIIIIIIMOf MWAno] I a. What designated and informal recreational opportunities are in the immediate vicinity? Steel Lake Park is located across 281h Ave. S. approximately 80 FT west of the site. The access to the park is located on South 3121h Street, less than 1,100 FT from the site. The park contains a skate park, basketball and volleyball courts, soccer and softball fields, a swimming area, picnic sites, and a boat launch. Fishing is also permitted at designated locations. b. Would the proposed project displace any existing recreational uses? If so, describe. The project will not displace any recreational uses. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or application, if any: 400 SF per unit of park/recreation area is required by Federal Way Code. At 29 units, the total recreation/park area required for this project is 15 11,600 SF. The project proposes to provide 11,728 SF of park/open space, including a tot lot, tether ball area, and a picnic and BBQ area. A path extends between the buildings to provide a connection between 28' Avenue South and the park area on the east. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, nation, state, or local preservation registers known to be on or next to the site? If so, generally describe. There are no places or objects listed or proposed for preservation registers. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. There are no known landmarks or events of historic importance associated with or in the immediate vicinity of this site. C. Proposed measures to reduce or control impacts, if any. If culturally significant objects are found during site preparation work, the Washington State Office of Archaeology and Historic Preservation will be notified. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any: Access to the site will be via 28th Ave. S S. 317' St. to beyond S. 3121h St. approximately halfway between S. 3171h Proposed access to 28th Ave. S. frorr approximately 184 feet from the access north. which currently extends from The project site is located and S. 312" on 28t' Ave. S. the development is located located on the project to the b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The nearest transit stop listed on the King County transit website is located 750 FT from the site at the intersection of S. 3121h St. and 28th Ave. S. The transit stop is serviced by Route 183. There is a new transit station/park n ride located at 317th and 23rd Ave. S. 16 C. How many parking spaces would the completed project have? How many would the project eliminate? The completed project is required to provide 49 parking spaces. A total of 60 parking spaces will be provided in the new development. There is no existing parking on site to eliminate. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). With the exception of the access and circulation within the proposed project, no new roads or streets will be constructed. The City has requested that 28th Avenue South be a proposed Type K street, consisting of a 44-foot street with curb, gutter, six foot planter strip with trees, eight foot sidewalk, and streetlights for the city center in a 78 foot of right-of-way. An additional nine feet of right-of-way will be deeded to the City. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No, the project is not in the vicinity of water, rail or air transportation. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. The proposed residential project is anticipated to generate a total of 176 weekday daily vehicle trips, of which 13 would occur at the AM peak hour and 16 would occur at the PM peak hour. g. Proposed measures to reduce or control transportation impacts, if any: Based on the Traffic Impact Analysis prepared by JTE, Inc. on May 5, 2006 for the Federal Way Townhomes [referenced as South Fork Condominiums] project, the following traffic impact mitigation measures are recommended: Construct site in accordance with applicable City requirements. No other traffic mitigation should be necessary. 17 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. The proposed multifamily residential project will proportionally increase the need for public services. No special emergency services should be required beyond those normally associated with the proposed use. b. Proposed measures to reduce or control direct impacts on public services, if any: The project will be developed to meet all requirements of the Federal Way Fire Department, including new fire hydrants and access. All impacts on public services will be fully mitigated through compliance with City of Federal Way development regulations and the substantial increase in municipal, school district and utility district revenue from impact fees, connection charges, property tax, sales tax, and utility fees. 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, re use service, telephone, sanita sewer, septic system, other (please list). b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity: Puget Sound Energy Telephone: Qwest Cable TV: Comcast Water & Sanitary Sewer: Lakehaven Utility District Natural Gas: Puget Sound Energy Refuse: Waste Management C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. :i SIGNATURE: DATE SUBMITTED: 15 - Federal Way Environmental Checklist Revised 8/28/97 18 Federal Way SOUTH FORK FEDERAL WAY TOWNHOMES REVISED TRAFFIC IMPACT ANALYSIS JTE, Inc. JAKE TRAFFIC ENGINEERING, INC. L L Prepared for Mr. Don Olson SOUTH FORK HOMES, LLC PO ,,,Box 930 Sumner, WA 98390 December 12, 2006 Mark J. Jacobs, PE, PTOE, President 773181" Ave. SW - Seattle, WA 98106 - 2007 Tel. 206.762.1978; Cell. 206.799.5692 Facsimile 206.762.1978 Email -jaketraffic@comcast.net rd FILE RESUBMITTED DEC 14 2006 CITY OF FEDERAL WAY BUILDING DEPT. Jake Traffic Engineering, Inc.. Mark J. Jacobs, PE, PTOE President 1131 86 Ave SW - Seattle, WA 98106 - 2007 Tel. 206.762.1978 - Cell 206.799.5692 - Facsimile 206.762.1978 E-mail jalcetraffic@comcast.net December 12, 2006 Mr. Don Olson SOUTH FORK HOMES, LLC PO Box 930 Sumner, WA 98390 Re: South Fork Federal Way Townhomes - Federal Way Revised Traffic Impact Analysis Dear Mr. Olson; We are pleased to submit this Revised Traffic Impact Analysis for the proposed 29-units (revised from 30 units) condo/multifamily development South Fork Federal Way Townhomes project. Revisions are in response to the June 28, 2006 Federal Way Memorandum to our South Forks Condominiums Traffic Impact Analysis dated May 9, 2006; copy attached in the appendix. The comments requested removal of the left turn channelization analysis because the City's plan is for a type K street that includes a two way left turn lane. Additionally; we have included more information (conducted by site surveyor) regarding sight lines at the site access on 28th Avenue South. The site parking was revised to be consistent with City code provisions and thus is no longer included as a part of the traffic study for the project. Site plan refinements have also reduced the number of units by one unit; thus a total of 29 units are now proposed. The proposed site is located at 31408 28th Avenue South on Parcels #0921049148 & #0921049142 (parcels information attached in the appendix) in Federal Way. Access to the site will be via one driveway on 28th Avenue South. We have conducted a field review of the site and surrounding street system and have prepared this analysis in accordance to our understanding of the City of Federal Way's criteria. The general report format is to describe the proposed project, identify existing traffic conditions (baseline), project future traffic conditions and identify Agency street improvements (future baseline), calculate the traffic that would be generated by the project and then add it to the future baseline traffic volumes. Operational analysis is used to determine the specific project traffic impact and appropriate traffic mitigation measures to reduce the impact. Additionally, Agency pro-rata share traffic impact fees are addressed in this report. The City of Federal Traffic Impact Analyses criteria require that intersections affected by 10 PM peak hour trips be evaluated for site traffic affects. The only intersections that meet this threshold are: \\Engineer2\c\-Projen File1\2W6A27-SOnlh FK AprHNu t-D( pM C.7WW So— kA«urn, Fp mwo VVX Tw.%v FeW nna+efril9ec JTE, Inc. Mr. Don Olson SOUTH FORK HOMES, LLC December 12, 2006 Page -2- ➢ 28th Ave. S./S. 317th St. HOV access to SR - 5; a modern roundabout controlled intersection. ➢ S. 317th St./Gateway Center Blvd. S.; a right in out only stop controlled intersection By Traffic Engineering inspection both of the above intersections operate well. In addition to the above intersections the site access intersection requires analysis. Traffic data was obtained at the following intersection to facilitate our analysis of the site access intersection. ➢ S. 312th St /28th Ave. S. ➢ S. 317th St./23rd Ave. S. The summary, conclusions and recommendations are on page nine of this report. PROJECT INFORMATION Figure 1 is a vicinity map showing the location of the proposed site and surrounding street network. Figure 2 shows a preliminary site plan prepared by Sound Engineering, Inc. The plan shows the proposed 29-units in six separate buildings condo/multifamily development South Fork Federal way Townhomes project and an internal private loop street. Access to the site will be via one driveway on 28th Avenue South. Full development and occupancy of the proposed South Fork Federal Way Townhomes project is anticipated to occur by 2007/2008, presuming the permits are issued in a timely manner. However, to ensure a conservative analysis 2010 has been used as the horizon year. EXISTING ENVIRONMENT Project Site The site is presently developed with one single family detached housing and a 6,984 sq. ft. warehouse which will be removed upon construction of the proposed project. Street System Figure 3 shows the existing traffic control, number of street lanes, number of approach lanes at intersections and other pertinent information. The primary streets within the study areas and the classifications (per City of Federal Way Comprehensive Plan, Functional Classification of Existing and Planned Streets and Highways) are as follows: ➢ SR - 5 Freeway ➢ S. 32Oth St. Principle Arterial ➢ Pacific Hwy. S. Principle Arterial \\En91-2\.\-P,;; Files\20o6027-S.1h Fates Don0omin-- Don Olson Con;S—d Engl—,n g F-11 Way\O—d-\S..,hFOM51pW--A aoo Mr. Don Olson SOUTH FORK HOMES, LLC December 12, 2006 Page -3- ➢ 28th Ave. S. Minor Arterial ➢ S. 312th St. Minor Arterial ➢ 23rd Ave. S. Principal Collector ➢ Gateway Center Blvd. S. Minor Collector The street directly serving the site is 28th Avenue South. This street is two lanes at the site and has a posted speed limit of 35 MPH. Traffic Volumes Figure 4 shows the existing PM peak hour traffic volumes for the analysis intersections. We obtained existing PM peak hour turning movement counts from the City of Federal Way website (www.cityoffederalway.com) at the analysis intersections on the date shown in Figure 4. The count data sheets are attached in the appendix. Transit Service The Federal Way Transit Center (FWTC) is located southwest of the proposed project at 3162123rd Ave. South. The FWTC is located less than 3/4 mile south west of the proposed project. The FWTC is served by Metro Bus Routes: 174, 181, 182, 183, 187, 194, 197, 901, & 903. Pierce Transit Bus Routes: 402, 500, & 501 and Sound Transit Routes 565, 574 and 577 also serve the FWTC. In addition to the FWTC a Park & Ride is also located southwest of the proposed project at 32320 23rd Ave. South. Metro Routes 173, 174, 177 and 194 serve the Park & Ride. The Park & Ride is located less than mile southwest of the proposed project. Additional information on the above mentioned routes can be obtained online at h ttp://tra n s i t. m etro kc.gov. Intersection Ooerations Traffic engineers have developed criteria for intersection operations called level of service (LOS). The LOS are A to F with A and B being very good and E and F being more congested. LOS C and D correlate to busy traffic conditions with some restrictions to the ability to choose travel speed, change lanes and the general convenience comfort and safety. The procedures in the Transportation Research Board Highwa_y_Carmcity Manual, 2000 were used to calculate the level of service at the study intersections. The LOS at the analysis intersections are depicted in Table 1. The following table depicts the LOS and corresponding average delay in seconds at signalized and stop control intersections: �s \\Engf-2\c\-1.1—Filn\2000021 S.—F.—C... l-- pan Olson C.nsvunion;5o�na Enginrenng-FM.ra'Way\Rn.MTW\5,.tlFIlk,T.wn�..el.C.c JTE, Inc. Mr. Don Olson SOUTH FORK HOMES, LLC December 12, 2006 Page -4- Intersection Level of Service Type A — Signalized <10 >10 and <20 >20 and <35 >35 and <55 >55 and <80 >80 Stop Control <10 F>10 I and <15 1 >15 and <25 >25 and <35 >35 and <50 >50 LOS Analysis Criteria The City of Federal Way LOS standard is 'E' at signalized and all way stop control intersections. The standard for stop control intersections is the volume to capacity ratio not exceeding one. Currently the analysis intersections meet City standard for signalized and all way stop controlled intersections. LOS Analysis Software The LOS of the study intersections were calculated using the following software programs: ➢ Signal 2000 by Strong Concepts (signalized intersections) ➢ HCS 2000 by McTrans (stop controlled intersections) Accident Data Accident data was provided by City of Federal Way staff for a three year time period (May 4th 2002 to May 4th 2005) at the analysis intersections (attached in the appendix). Based on the data provided, there were eight recorded accidents at the 23rd Ave. S./S. 317th St. intersection. This yields an accident rate of 0.5 per million entering vehicles. There were seven recorded accidents at the 28th Ave. S./S. 312th St. intersection. This yields an accident rate of 0.5 per million entering vehicles. The accident rate was determined using the PM peak hour traffic data and a "k" factor of 10. This factor presumes that about 10% of the daily traffic occurs during the PM peak hour that is typical. No accidents were recorded (February 28th 2003 - February 28th 2006) on the 1/3rd mile stretch of 28th Ave. S. between S. 312th to S. 317th St in the three year time period reviewed. The City of Federal Way identifies safety inadequacies by any of the following conditions over a three-year period: ➢ A collision rate of more than 1.0 collisions per million entering vehicles at an intersection. ➢ A collision rate of more than 10.0 collisions per million vehicle miles on a roadway segment. \\Enginre.2\c\-F'o .Fiids\2000027 S—F—,—aom-- 0pn0i C...v,Con Sound Engj Bring-F-11 W.y\Fr+i T1A\So hF,1k,T wnno—M— JTE, Inc. Mr. Don Olson SOUTH FORK HOMES, LLC December 12, 2006 Page -5- The analysis intersections and experience an accident rate of less than one thus appears to be operating satisfactorily. Twenty Eighth Avenue South between the endpoint intersections had no recorded accidents. HORIZON YEAR CONDITIONS "WITHOUT" THE PROJECT Figure 5 shows the projected 2010 PM peak hour traffic volumes "without" the project. These volumes (rounded to the nearest five vehicles except when less than five) include the existing traffic volume counts plus background growth. A growth factor of two percent per year was applied based on past projects in the City. Historical average PM peak hour traffic volumes obtained from the City of Federal Way website (www.ciyoffederalway.com) at the S 317th St./23Ed Ave. S intersection showed a decrease in traffic between 2003 and 2005. The historical average daily PM peak hour traffic volumes at the 28th Ave. S/S. 312th St. intersection showed a growth of -3% per year (actual is 3.2%). The growth factor in the area ranges between a negative value and 3.2% per year. The use of a two percent per year growth factor is reasonable and consistent with past projects in the City. PROPOSED STREET IMPROVEMENTS City of Federal Way The City of Federal Way's "2006 - 2011" Transportation Improvement Plan" list identifies a number of projects in the vicinity of the proposed South Fork Federal way Townhomes project. The street improvement projects within the vicinity are as follows: ➢ South 32Oth Street: 8th Avenue South - SR 99. This project is to add HOV lanes, install raised median, underground utilities, and illumination. The cost of this project is $6,191,000. ➢ South 32Oth Street @ 2Oth Avenue South. This project is to add 2nd left -turn lanes Eastbound and Westbound. The cost of this project is $1,356,000. ➢ SR 99 HOV Lanes Phase 4: SR 509 - S 312th Street. Project is to add HOV lanes and install raised medians. Project cost estimate is $15,500,000. ➢ South 3O4th Street @ 28th Avenue South. This project is to add a North Bound right - turn lane and signal. The cost of this project is $360,000. ➢ South 312th Street @ 28th Avenue South. This project is to add a South Bound right - turn lane. The cost of this project is $124,000. \\Eagmeer21,c\-Cra1an Faes\2006022 Soars F-1 Conaaminiums Dan 01—Doa1-0.1 S.—Ea,--g•F�1W,�4wn[OS4�SeaikFansiewmmm�rEleee JTE, 9nc. Mr. Don Olson SOUTH FORK HOMES, LLC December 12, 2006 Page -6- WSDOT We have reviewed the WSDOT website (http�/1www.wsdot.wa.go_v) for street/road improvement projects in the site vicinity. There appears to be no improvement projects within the site vicinity. TRIP GENERATION AND DISTRIBUTION Definitions A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (existing or entering) inside the proposed development. Traffic generated by development projects consists of the following types: Pass -By Trips: Diverted Link Trips: Captured Trips: Primary (New) Trips: Trip Generation Trips made as intermediate stops on the way from an origin to a primary trip destination. Trips attracted from the traffic volume on roadways within the vicinity of the generator but require a diversion from that roadway to another roadway to gain access to the site. Site trips shared by more than one land use in a multi -use development. Trips made for the specific purpose of using the services of the project. The proposed South Fork Federal Way Townhomes project is expected to generate the vehicular trips during the average weekday, street traffic AM and PM peak hours as shown in Table 2. The trip generation for the project is calculated using trip rates from the Institute of Transportation Engineers (ITE) Trip Generation, Seventh Edition, 2003 for Residential Condominium/Townhouse (ITE Land Use Code 230). All site trips made by all vehicles for all purposes, including commuter, visitor, and service and delivery vehicle trips are included in the trip generation values. The site is currently developed with an existing single family detached housing and warehouse. We did not take into account the trips generated by the existing uses, thus all trips are considered as new. Based on our analysis, the trips generated by the South Fork Federal way Townhomes project are calculated to be 16 trips during the PM peak hour. During the PM peak hour 67% of the trips would be entering and 33% would be exiting the development. \\Enp]neeft\c\-fmien Flees\�o0fi.02]-Saulg forts (gnnominiums Oon Olson Canslrunion; SounU Engincering�Feanral WeY\Re+�seRTW\SoulAfnrnsimvnnomesTlA doc Mr. Don Olson SOUTH FORK HOMES, LLC December 12, 2006 Page -7- Trio Distribution Figure 6 shows the site generated traffic assigned to the street system. Trips to and from the site were distributed to the surrounding street network based on the characteristics of the street network, existing traffic volume patterns, the location of likely trip origins and destinations (residential, business, shopping, social and recreational opportunities), expected travel times, and collected traffic data at the driveways. Note: We have applied a distributional shift for the entering and exiting traffic to the south. The shift is due to the right in/out traffic at the S 317th St./Gateway Blvd. S intersection. The distributional shift is shown on Figure 6. HORIZON YEAR CONDITIONS "WITH" THE PROJECT Traffic Volumes Figure 7 shows the 2010 PM peak hour traffic volumes "with" the proposed project at the analysis and site access intersection. The site generated PM peak hour traffic volumes shown on Figure 6 were added to the projected background traffic volumes shown on Figure 5 to obtain the Figure 7 volumes. Level of Service Table 1 shows the calculated LOS for the horizon year (2010) "with" and "without" project conditions at the pertinent intersections. The analysis intersections would operate at LOS 'E' or better for both "with" and "without" project conditions, thus meeting City standards. Site Access Access to the site will be via one driveway on 28th Ave. South. The site access intersection is calculated to operate at LOS 'B' or better and experiences a v/c ratio of less than one thus meeting City standard. Site Access Sight Lines The sight distance/visibility was reviewed. The City uses the AASHTO standards and the posted speed limit to ascertain the adequacy of the sight lines. The American Association of State Highway and Transportation Officials (AASHTO) A Policy on geometric Design of highways and Streets, 2001 Exhibit 9-55 "Design Intersection Sight Distance - Case B1 - Left Turn from Stop" (attached in the appendix) identifies sight distance criteria for a 35 MPH design speed. The stopping sight distance is identified at 250 feet and the entering sight distance is 390 feet for a 35 MPH design speed. The AASHTO criteria for the stopping and entering sight distance standards are met; per visual inspection. Below are photos of the sight visibility at the site access. \\En6-necr2\c\-Project Files\200fi02'/ Sown Fans Condominiums-D,0lson .-...... ._ JTE, Inc. Mr. Don Olson SOUTH FORK HOMES, LLC December 12, 2006 Page -8- As seen above good sight lines exist at the site access intersection; spring vegetation growth could encroach in the sight lines and would need to be periodically pruned. In addition to the above sight line information the site access sight lines have been documented by the project surveyor; Sadler/Barnard & Associates, Inc. The surveyor's information (attached in the appendix) further documents that sufficient sight lines exist at the site access on 28th Avenue South. AGENCY TRAFFIC IMPACT MITIGATION REQUIREMENTS The City of Federal Way requires developments that impact street improvement projects by 10 or more site -generated peak hour trips to participate on street improvements on a pro- rata share basis. The following is taken from the City's Traffic Impact Analysis guidelines: Off -Site Improvements: All improvements shall meet current City standards. Developments impacting City projects as shown in the City's current 6-Year Transportation Improvement Program by 10 or more peak hour trips shall either provide the project or pay a pro -rats share of the project, calculated as the number of new peak hour trips generated by the development divided by the estimated total peak hour traffic volume at the time that phase of the development is completed. If a project has been deemed to be fully funded by the Public Works Director, the pro -rats share will be calculated based on the design engineer's current cost estimate subtracting funding from federal and state grants. If frontage improvements are also provided on a TIP project, the cost of the frontage improvements provided by the development would be subtracted from the cost of the TIP project before calculating pro-rata share of mitigation for off -site improvements. If the development's impacts on a TIP project vary within the TIP project, depending on the operational or safety issue the TIP project is intended to resolve, pro -rats shares may be calculated separately for each segment that is impacted differently by dividing the cost of the TIP project on a per -lineal -foot basis. \\EORmeer]\c\-Wo aFil VM6027 Same Ferlu 00001s0eC 111--S000o Eeg nee0e9 F-11 WOy\flewsceTlA\SOOIeFOMSTown00mesTIA eO[ Mr. Don Olson SOUTH FORK HOMES, LLC December 12, 2006 Page -9- None of the street improvement projects (as identified in the PROPOSED STREET IMPROVEMENTS section of this report) are impacted by 10 or more site generated PM peak hour trips. SUMMARY, CONCLUSIONS AND RECOMMENDATIONS This report analyzed the traffic impact of the 30-units condo/multifamily development South Fork Federal Way Townhomes project located at 31408 28th Avenue South on Parcels #0921049148 & #0921049142 in Federal Way. Traffic data was collected at pertinent street intersections identified for analysis. Level of service analyses were performed for existing and projected future traffic volumes, using the collected traffic data, for the "without" project condition. The evaluation of the traffic impact of the proposed project included adding project generated traffic to the future traffic volume projection and calculating the level of service. The "with" project traffic operations were then compared to the "without" project operations. The comparison of traffic operations "with" and "without" the project identified that the project would not cause a significant adverse affect on the operation of the study intersections. Based on our analysis we recommend that the South Fork Federal Way Townhomes project be allowed with the following traffic impact mitigation measures. ➢ Construct site in accordance with applicable City requirements. No other traffic mitigation should be necessary. Please contact me at (206) 762-1978 or email meat jaketraffic@comcast.net if you have any questions. MJJ: cvv I EMIRE8 AM O Sincerely, Mark J. Jacobs, PE, PTOE, President JAKE TRAFFIC ENGINEERING, INC. 12,12,0 6 \\En&.e 2\c\--j—F,In\—D27-Spam Fprxs[pnpaminiums•—Olson—I,run.—Sl—Eng--g-1—.1 Wrr41..y/.{iLL• M1fm.�lp�mlpmKiGi px JTE, Inc. PM PEAK HOUR LEVEL OF SERVICE TABLE 1 SOUTH FORK FEDERAL WAY TOWNHOMES - FEDERAL WAY REVISED TRAFFIC IMPACT ANALYSIS INTERSECTION APPROACH 1 EXISTING 2010 W/O PROJECT 2010 W/ PROJECT S. 317th St./ Overall B (19.0) B (19.6) B (19.6) 23ro Ave. S S. 312th St./ Overall D (27.3) E (47.9) E (48.7) 28th Ave. S Site Access/ SBLT - - A (7.7); 0.00 28th Ave. S WB - B (10.9); 0.01 The values shown in parenthesis are the average control delay in seconds per vehicle for the intersection and the volume to capacity ratio (v/c) per approach movement for the site access. The letter is the LOS per the Highway Capacity Manual. \\Eneln^^2\c\--je Fll¢\200fi 027-Se1ln Farkf ConEominlums-Don01—Consw—; 5c-E^pe.. [-F WMlgF.y.piWy>n^Fe+.*p�Mpryikkpp[ JTE, Inc. VEHICULAR TRIP GENERATION TABLE 2 SOUTH FORK FEDERAL WAY TOWNHOMES - FEDERAL WAY REVISED TRAFFIC IMPACT ANALYSIS TIME PERIOD TRIP RATE TRIPS ENTERING TRIPS EXITING TOTAL Residential Condominium/Townhouse (ITE Land Use Code 230, 29 units) Average Weekday T = 5.86X 85 (50%) 85 (50%) 170 AM Peak Hour T = 0.44X 2 (17%) 11(83%) 13 PM peak Hour T = 0.52X 10 (67%) 5 (33%) 15 Warehouse (ITE Land Use Code 150, 6,984 Sq. Ft.) PM peak Hour T = 0.59X 1(35%) 3 (65%) 4 Single -Family Detached Housing (ITE Land Use Code 210, 1 dwelling unit) PM peak Hour T = 1.01 X 1(63%) 0 (37%) 1 T = trips X = number of units (30 units) A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (existing or entering) inside the study site. The above trip generation values account for all the site trips made by all vehicles for all purposes, including commuter, visitor, recreation, and service and delivery vehicle trips. \\Eng-2\a\--j—Fllog-6027 S.-Fars CanaaTl--- Dan 015on COnSVYLIian SoanJ Eno—.ng-FeO 1Wey\gevlxaTl4\SautM1FarluiawnEomesiulJac T Project: South Fork Federal Way Town homes Location: 31408 28t" Avenue South NORTH Dee k� lk t �1 S 295th St g y St NE..". . Project Site • �� Y 5 :04Eh 5l...y' pp _ r • � Sra �h , 5 ?C�tp c* �[�r: � 4'r S h * w � '- 312th a S 3121h St S 3sitn St _ N d; ? EStt a• tJ "'rIr t IN r S�_ Vtl 1.1 ��+ x ��"1 f '•� 161g 7� k , is rt x Elits - t l ri d ;17 W 5!i Y ExR 542 1rN. , r J." . HodjtC4�f': `t` ��L-•�� _ F Fj t' �y' ' L ' -- Tuo art- fSiAY@ a37e1_� SE Ln 41 tea . SOUTH FORK FEDERAL WAY TOWN HOMES - FEDERAL WAY JTE, Inc. REVISED TRAFFIC IMPACT ANALYSIS FIGURE 1 VICINITY MAP r- Project: South Fork Federal Way Townhomes Location: 31408 28th Avenue South NORTH SOUTH FORK FEDERAL WAY TOWNHOMES - PROCESS III LAND USE APPROVAL ,s A PORTION OF THE NE 1/4 OF THE SE 1/4 OF SEC 9, TWP 21 N RGE 4 E, W.M. CITY OF FEDERAL WAY, KING COUNTY, WASHINGTON � F7::ate. � lI i ;,,�, Note: An 8.5 x 11" version of the site plan is included with this report 13L m:m umo �nem� a -EST "Du Ci SOUTH FORK FEDERAL WAY TOWNHOMES - FEDERAL WAY REVISED TRAFFIC IMPACT ANALYSIS PRELIMINARY SITE PLAN r- - f�I SOUTH FORK FEDERAL WAY TOWNHOMES - PROCESS III LAND USE APPROVAL A PORTION OF THE NE 1/4 OF THE SE 1/4 OF SEC 9, TWP 21 N RGE 4 E, W.M. CITY OF FEDERAL WAY, KING COUNTY, WASHINd6N p GRAPHIC SCALE I mep m)2 &WjB AVE S I1EC110" KI VICMTY YAP LEGM EmTM PRopolm e• • GR)I BASR ■ - Siael af.Vl W O C H SB51n1Y W ■ SRWI/r tlf/NlR 51a51 W( —s- - — 41ER WE orii R �, BALL — CYC7♦ my �• — .. � bRn IB{ ourc SRrw aE • ��_ � �1 Amuu 1119Ep p1IBE DEY.11W6 w.T1 SEI EAARn-wow wean Inc YH ET - 615 CY nLL RY>K4NYC ^,,,w.,.�.n.. ra rleoxA,aa+ �s ro, Fu`■r nmroru orrr. IMP6iVI0U3 3UFFACE OUAMiiIES .wc =lwu,Zmne ewwwAY TOTAL SIZE AREA - BI161.R6 SF (2m AC) BRFDEVtLWED: IYRERNWS SURFACE - IO.BIB SF (0.15 AC) mm: BEVELOREO: WAVTOMMO F5 4 —FACE.B,Y39 3 (1.IJ AC) IIlfaq sYe,Ces 01�L bltlDoat i K�PM FnIA'w.►SIMAVL0IR --1n .,-- Qk n SHEET FOEX c( CaTElk auntie, oaAKAW- AID nRETT PLAN Ct nE7OrMWATER WAUTY YAILT PUN w ql 4 SOUTH FORK FEDERAL WAY TOWNHOMES - PROCESS III LAND USE APPROVAL A PORTION OF THE NE 1/4 OF THE SE 1/4 OF SEC 9, TWP 21 N RGE 4 E, W.M. CITY OF FEDERAL WAY, KING COUNTY, WASHINddN + +21 i� r� � iwWlineel (e5 W) ��! '' S � NETYAIlLT 8ECA0![ 1 + cxaaFnc�scAts / •�v w� B r I o sa"'y aa� N� � z IY£TY aT IIcnan z SEI 9ZD BIGAIE9M, INC m.waanwcunrtw �uwm .v�owa w ED wa.�w.oBa aiYToim"M6 FE: FEDAL WAY7[NRalON6 � mene.� wo 3AO SOBmffm NOV I B �" '!► ,, jt rr . NA d Protect —�t� - Site / VON + r "It NORTH -------------------- LEGEND Approach Lane & Direction Stop Sign Traffic Signal Roudabout serving the - carpool y FfAC�• . " e access ramp FWTC -Federal Way tt r Transit Center right In/out only T -Transit only N J w J {. r Aerial Image obtained from King County IMap - Property Information g icl 20M K;nCauntyis8C19.� _ _ a J E, Inca SOUTH FORK FEDERAL WAY TOWNHOMES REVISED TRAFFIC IMPACT ANALYSIS FIGURE 3 EXISTING STREET CONDITIONS ' Thursday M 04.14.05 r 1615 -1715 S 3�6T 61 ST p NORTH -------------------- LEGEND PM peak hour —0- traffic volume & direction * - Estimated transit trips Aerial Image obtained from King County IMap - Property Information JTE, Inc. SOUTH FORK FEDERAL WAY TOWNHOMES REVISED TRAFFIC IMPACT ANALYSIS FIGURE 4 EXISTING PM PEAK HOUR TRAFFIC VOLUMES t; s0, 1�� F JC120M9 ngCoumy JTE, Inc. FIGURE 5 NORTH ------------ - ------- LEGEND PM peak hour -0- traffic volume & direction ! f`1"1r"!,t " Aerial Image obtained from King County Map - ' =: Property Information SOUTH FORK FEDERAL WAY TOWNHOMES REVISED TRAFFIC IMPACT ANALYSIS PROJECTED 2010 PM PEAK HOUR TRAFFIC VOLUMES W/O PROJECT T a r rn W 3 31�1i 5ti R y� [u m s a S315tttSl--- v. r I S"31Sth Si• S 317th S1 S 305th P! `>" we U; m. r 6 3 MIW' t: " 1"�Lc NYk S .314W- udet way I N 30% -3f2 S 316th St S 31B1h� S 3171h St. 1- 1 \=EEN& * )40%ferlb S 324*� St �a S 3271h-St ry S rred" r65 % (exiting) - 3 25 % (entering) - 2 Wnged� F-0uf''W sy �4e,py gay' CofomalBivd z,. ^i q d' r zo%-zIt 1� �f v4 d tProject 3 313th St S Ito � � 5 3151h•gt a � ( a 70% - 7r t `o 4 to % -tit Alk s� S tt N X% trip d tb-b n percent'- emac at PM Ve* hoax rrp NORTH LEGEND PM peak hour traffic volume & direction Project Trips : 15 Entering: 10 Exiting: 5 SOUTH FORK FEDERAL WAY TOWNHOMES REVISED TRAFFIC IMPACT ANALYSIS FIGURE 6 PROJECT GENERATED PM PEAK HOUR TRAFFIC VOLUMES AND DISTRIBUTION .j '' ,. - } { =� 'ram �.� • - in 04 o x►r' - .r r �. - -r • V N 1 �1� 1' 3555 / t v m rl 46 H if'Fi� 71 '--a —7;4 e N N 2 5 3'1 S7,H ST S 3q6 4 3 T/ w 0C) MB Ccurin JTE, In FIGURE 7 NORTH LEGEND PM peak hour —1 traffic volume & direction Aerial Image obtained from King County IMap - Property Information SOUTH FORK FEDERAL WAY TOWNHOMES REVISED TRAFFIC IMPACT ANALYSIS PROJECTED 2010 PM PEAK HOUR TRAFFIC VOLUMES W/ PROJECT CITY OF MEMORANDUM �. Federal Way Public Works Department DATE: June 28, 2006 TO: Janet Shull FROM: Maryanne Zukowski, P.E. Cc: Mark Jacobs, P.E. Jake Traffic Engineering Amy]o Pearsall Ken Miller, P.E. William Appleton, P.E. SUBJECT: FEDERAL WAY TOWNHOMES - (06-102984-00-SE) 31408 28TH AVE S The Traffic Division has reviewed the application packet for completeness. The application is missing a right of way modification request permit, though they have requested right of way modifications in a letter attached to the packet. Additionally, the nine (9) feet of right of way dedication and frontage improvements will impact the site layout and technical issues related to the report. Of particular concern is that the Traffic Impact Analysis (TIA) touches on a parking analysis whereas the traffic division has a substantial amount of information required for such an analysis. The application states parking will change with the frontage improvements, but at this time 51 stalls are being required and 85 stalls are proposed as stated within the report. In such a case a full blown parking study is required. In speaking with the applicant's engineer this is a typo. Addionally, the SEPA checklist would need to be revised to show the frontage improvements will be installed. The SEPA check list parking numbers do not match the plans or the TIA report. In summary if a parking study is required, the application is deemed incomplete as a parking study has not been submitted per the guidelines of the traffic division. The TIA will require the following technical comments to be addressed and or revised: 1. Page 7 Site Access / Staff did not request a dedicated left turn analysis be performed with this project, though it is contained in the report. The fronting street as adopted in the 2020 City of Federal Way Comprehensive Plan will be a type K street with one lane in each direction, bike lanes, and a two way left turn lane providing safety and capacity needs for 28th Ave S. Staff is requesting the narrative be updated within the report. 2. Page 7 Site Access Lines The plans and the analysis as submitted for the project require a stopping point from the proposal for vehicles to access 28th Ave S from the point of the new right of way proposed by the development. The analysis needs to be revised to show the project plan sheet with sight lines shown for plan and profile for the stopping sight distance as well as intersection site distance per AASHTO standards. The entering and exiting site distance should address all possible movements from the site. The stop point should be per AASHTO and behind the new right of way proposed. An example report is attached for the applicants engineer to follow as a guide. It appears from the photo's provided without dimensions that there may be vegetation issues impacting the site lines with the new access point of the project. 3. Staff concurs with the analysis for total trips and distribution for the project and no pro-rata share to 6 year TIP projects will be required. ^ 495.: PROPOSED FINISHED GRADE @ A POINT 10.00' EAST OF PROPOSED CUR! LINE, CENTERED IN EXI" LANE ELEV =491.6 O 1RTH A VF/STOPPING SIGHT DI5TPROFILE) PAGE 1 OF 8 �96 "aa O N O O 0 N O^ m m O N O < 0 0 ^O m O O O O S O O O O ^ ^ SADLER / BARNARD & Assoc. INC, LAND SURVEYING PLANNING & PLA T77NG Surveyed for: SOUTHFORKHOMES, LLC P.O.B. 930, SUMNER, WA. 98390 Scale: NT5 Drawn: MLL Date: 1210912006 Revlsed.- Surveye y 5ADLER19ARAIARD 4 A550C. INC. 717 WEST 5TEWART PUYALL UP. WA51-IINGTON 98371 Phone (253) 848-5170 1 Dwg. No. PROFrLE 4 ■ 1 ' aseurLr*,F. ! Eb6E RAVE o 28TH AVE (STOPPING SIGHT DIST PLAN) PAGE 2 OF 8 i EAST PICHr pp WAY LINE a Scale: NT5 Date.' 1210912006 I J 28TH AVE (ENTERING SIGHT OISTPROFILE) PA6E3 OF8 HE MEMEMEMEMEMEMEME ion 0 MOEN 0 MjPpS�❑ FINISHED GRADE @ A POINT 10.00' EA5T OF PROPOSED CURB LINE CENTERED IN EXIT LANE ELEV =491.6 SADLER I BARNARD INC.Scale: ASSOC. C Surveyed far: 5OUTHfORKHOME5, LLC P.O.B. 930, 5UMNER, WA. 98390 NT5 Drawn: MLL twe. 12/09/2" Revised' -51—eyeel DY SADLER/8ARNAR0 6 ASSOC INC. 717WESr5TEWARr PUMILUP, WA5HMUTON98371 LAND SURlEWNG PLANNING & FLAT77NG PAo— (253) 849-5170 1 Dw .. M APOFICE4 l7rf[s 11/23/2007 I 28TH AVE (ENTERIN6 5I6HT D15TPLAN) PAGE 4 OF 8 r r tt n �' • E'h1TERI�IG SIG OTST• •TM I r - - V I I Y3 - - _ � • fl a O LO N tr1 w 01- R G1 rae• • O �4 Scale: NTS Date: M109/2006 05 P. PROP05ED FINISHED GRADE l A POINT 10.00yo EAST OF PROPOSED CURB LINE. CENTERED IN EXIT LANE ELEV =491.6 0�+) 28 TH AYE(ENTERIN6 5I6HTD75 TPROME) PA6E5 OPB � C SADLER I IBARNARD 5urveyed for 50UMFORKHOME5, LLC P.O.B. 930, SUMMER, WA. 98390 Scale: NTS Orawm MLL ASSOC. INC. Dale: 12/09/2006 Rev;sed.' urveye y.- SADLER/BARNARD 6 A550C. INC. LAND SURVEYING 717 WE5T5TEWART PLANNING & PLATflNG PUYALLUP WASHMUTON98371 Ph— (M) 84S 5170 1 D.q. Ab. PROME4 0 28TH A VE (ENTERING SIGHT DIST PLAN) PAGE 6 OF 8 A g 2 6 1 A. 440 ` j I •A iF;i::NUE 5dU i I PA vnnEraY I ' . -ENTeRINC SIG IT b 5TLiNE w— W�— I r Sl0.� pyrY II i� 7 Zz z�pa � �• ,1y c �> V Scale: NTS Date: 12/09/2006 p ■ \ Ib o z PROPOSED FINISHED GRADE @ A POINT 10,00 EAST OF PROPOSED CUF LINE, CENTERED IN EXI LANE ELEV =491.6 av� 28 TH A VE (STOPPING SIGHT DIST PLAN) PAGE 7 OF 8 4951 492 a EX 51iN 5T� OKING s UTH 486 485 46d g o N M O O o 0 o O o O N o O 2 g N o o O o o o 0 0 m � .o n m rn m in SAD L E R I BARNARD & ASSOC. I N C H S0UTHFORKHOME5, LLC P.O.B. 9.30, 5UMNER, WA. 983390 Scale: NT5 Drawn: MLL Date: 1210912006 Revised. Surveyed y: SADLERIBARNARD & ASSOC. INC. 717 wEsrsrEwARr PUYALLUP, WASHINGTON 98371 LAND SURVEYING PLANNING & PLA T77NG PhOft (253) 848-5170 1 Dwg. No. PROFILE 4 28 TH A VE (STOPPING SIGHT DISTPLAN) PAGE 8 OF 8 " y 490 N R :;iath -AV SC)WT'J � 6• R i o I jg 4W E_ a r� s �Fp •_ I f . ' „ �-- . .. I _ •- . .. y� I 12' conc 70PPI G 5I MAT or 'E' 1 o v N ''b a Scale: NTS sr� •?!r' y� \ �l -�� Date: 12/09/2006 7 E1aNE5 11/23/2007 \l APPENDIX 2 Traffic Count Consultants, Inc. Woodinville, WA 98072 Phone: (425) 861-8866 FAX: (425) 861-8877 Turning Movement Diagram 1095 � 614 481 d Q M N 560 54 1 IS 317th Street U) > 421 113 L M N 685 534 1219 Intersection: 23rd Ave S @ S 317th Street Location: Federal Way Date of Count: Thurs 4/14/05 Peak Period: 4:15 P - 5:15 P Checked By: CMW Prepared For: City of Federal Way 60 185 125 352 167 111 Check In: 1333 Out: 1333 %HV PHF EB n/a n/a WB 2.7% 0.86 NB 2.8% 0.91 SB 1.8% 0.75 Intersection 2.3% 0.91 L - ILI Traffic Count Consultants, Inc. Woodinville, WA 98072 Phone: (425) 861-8866 FAX: (425) 861-8877 Vehicle Volume Summary Intersection: 23rd Ave S @ S 317th Street Date of Count: Thurs 4/14/05 Location: Federal Way Checked By: CMW Time From North on (SB) From South on (NB) From East on (WB) From West on (EB) Interval Interval 23rd Ave S 23rd Ave S S 317th Street n/a Total Ending at T 7 L S R T L S R T L S R T L S R 4:15 P 3 1 7 97 0 4 0 93 31 3 40 0 19 0 0 0 0 287 4:30 P 4 12 113 0 5 0 106 28 1 31 0 19 0 0 0 0 309 4:45 P 6 12 132 0 4 0 107 34 2 28 0 5 0 0 0 0 1 318 5:00 P 0 21 120 0 5 0 121 25 0 34 0 20 0 0 0 0 341 5:15 P 1 9 195 0 1 0 87 26 2 32 0 16 0 0 1 0 0 365 5:30 P 1 11 107 0 3 0 93 35 1 32 0 1 20 0 0 1 0 0 298 5:45 P 1 13 88 0 0 0 103 29 1 49 0 13 0 0 0 0 295 6:00 P 2 18 94 0 3 0 119 35 0 35 0 8 0 0 0 0 309 6:15 P 0 0 90 0 0 0 100 20 0 30 0 4 0 0 0 0 244 6 : 3 0 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6:45 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 7 : 0 0 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total Survey 18 103 1036 0 25 0 929 263 10 311 0 124 0 0 0 0 2766 4:15 P to 5:15 P Peak Hour Summary Total 11 1 54 1 560 1 0 15 1 0 421 1 113 5 1 125 1 0 1 60 0 1 0 1 0 1 0 1333 Ap proach 614 534 185 0 1333 oHV 2% 36 3. n/a 2. PHF 0.75 0.91 0.86 n/a 0.91 PEDESTRIANS ACROSS: North South East West Intv'1 Sum Interval: 1 0 2 0 3 0 4 0 5 0 6 0 7 F1 0 g 0 Ped Totals: 0 0 0 0 0 Prepared For: City of Federal Way (NO PEDS) TMOSb029-20n M& F INTERSECTION TURN MOVEMENT SUMMARY REPORT File: S37130.TM1 T= 2.4 % P= 0.8 Peak Hour LOCATION: 16:35-17:35 729 572 S 317TH STREET AT 23RD AVENUE S Total Entry volume FEDERAL WAY 0 650 79 1578 <_0 <-214 — - 0 'L68 Date: 08/27/03 Day: WED Time: 16:00 - 18:00 T=0% T=1.2% 0 <-0 Report Prepared for.• P= 0 P= 0.71 CITY OF FEDERAL WAY 0 - IF-146 Surveyed By., 11 m f 210 TRAFFIC SMITHY, INC 0 - 0 504 131 — 626- 120TH AVENUE NE SUITE B102 T=% Trucks By Approach BELLEVUE, WA 98027 796 635 m P = PHF By Approach PHONE: 425-688-7888 FAX: 425-688-7784 T= 1.8 % P= 0.87 Report Reviewed by: GC EASTBOUND SOUTHBOUND NORTHBOUND WESTBOUND TIME PERIOD — � —T tj ,1/ L> T F' <-- -L ALL 16:00-16:05 _ 0 0 0 0 41 6 0 20 6 12 0 9 94 16:05-16:10 0 0 0 0 49 3 0 33 10 10 0 6 111 16:10-16:15 0 0 0 0 33 2 0 28 10 10 0 5 88 16:15-16:20 0 0 0 0 37 4 0 46 13 13 0 5 118 16:20-16:25 0 0 0 0 40 1 0 49 14 7 0 2 113 16:25-16:30 0 0 0 0 42 2 0 38 14 7 0 3 106 16:30-16:35 0 0 0 0 46 5 0 44 4 11 0 0 110 16:35-16:40 0 0 0 0 43 7 0 44 13 8 0 3 118 16:40-16:45 0 0 0 0 52 7 0 36 8 8 0 4 115 16:45-16:50 0 0 0 0 49 8 0 49 8 11 0 5 130 16:50-16:55 0 0 0 0 52 4 0 35 11 17 0 5 124 16:55-17:00 0 0 0 0 67 6 0 37 10 11 0 5 136 17:00-17:05 0 0 0 0 78 6 0 45 7 8 a 6 150 17:05-17:10 0 0 0 0 66 5 0 45 15 11 0 3 145 17:10-17:15 0 0 0 0 55 10 0 53 13 7 0 6 144 T. 17:1 0 0 0 0 46 6 042 14 0 5 129 17:20-17:25 0 0 0 0 45 9 0 41 15 8 0 9 127 17:25-17:30 0 0 0 0 48 8 0 40 7 17 0 13 133 5 0 —6 3 0 17:35-17:40 0 0 0 0 35 3 0 45 14 9 0 4 110 17:40-17:45 0 0 0 0 30 9 0 36 11 10 0 6 102 -- 31 0 4 11� 17:50-17:55 0 0 0 0 28 3 0 34 8 14 0 7 94 17:55-18:00 0 0 0 0 40 4 0 40 7 14 0 7 112 TOTALS 0 0 0 0 1102 127 0 971 246 276 0 126 2848 PHF 0 0 0 0 0.77 0.79 0 0.88 0.78 0.74 0 0.63 0.9 % Trucks 0 0 0 0 2.4 3.1 0 2 1.2 1.4 0 0.8 2 Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 Pedestrians 0 0 6 0 LZ6 I i S 312th Street 446 1 810 1 364 Traffic Count Consultants, Inc. Woodinville, WA 98072 Phone: (425) 861-8866 FAX: (425) 861-8877 Turning Movement Diagram 1081 592 489 N 410 182 0 S 312th Street 0 1 2 7 320 3 41 35 1 169 1 1 rn Q 225 205 Check In: 1164 N 430 Out: 1164 Intersection: 28th Ave S @ S 312th Street Location: Federal Way Date of Count: Tues 3/22/05 Peak Period: 4:45 P - 5:45 P Checked By: CMW Prepared For: City of Federal Way n %HV PHF EB 0.0% 0.83 WB 0.0% 0.38 NB 0.0% 0.93 SB 0.2% 0.95 Intersection 0.1% 0.91 TM05b029-1 L_ tTraffic Count Consultants, Inc. Woodinville, WA 98072 Phone: (425) 861-8866 FAX: (425) 861-8877 Intersection: Location: 28th Ave S @ S 312th Federal Way Vehicle Volume Street Summary Date of Count: Checked By: Tues 3/22/05 CMW Time Interval From North on 28th Ave (SB) S From South on (NB) 28th Ave S From East on (WB) S 312th Street From West on (EB) S 312th Street Interval Total Ending at T L S R T L S R T L S R T L S R 4:15 P 2 1 0 39 94 0 12 48 0 0 0 0 0 0 69 0 4 266 4 : 3 0 P 0 1 0 35 110 0 3 32 2 0 0 2 1 0 80 2 8 275 4:45 P 0 0 33 108 0 8 35 0 0 1 0 0 0 69 0 8 262 5:00 P 0 0 44 96 0 8 47 0 0 1 1 0 0 68 1 13 279 5:15 P 0 0 55 100 0 12 42 1 0 1 0 0 0 99 0 11 321 5:30 P 1 0 38 106 0 6 45 0 0 1 0 0 0J75 1 10 284 5:45 P 0 0 45 108 0 9 35 0 0 0 0 0 1 7 280 6:00 P 0 0 37 86 0 10 31 0 0 0 0 0 2 9 247 6:15 P 0 0 13 40 0 1 13 0 0 0 0 0 0 2 104 6:30 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6:45 P 0 0 0 0 0 0 0 0 0 0 00 0 0 0 7:00 P 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Total Survey 3 0 339 848 0 69 328 3 0 3 3 1 7 72 2318 4:45 P to 5:45 P Peak Hour Summary Total 1 1 0 182 410 0 35 1 169 1 1 0 2 1 1 0 0 1 320 1 3 1 41 1164 Approach 592 205 3 364 1164 %HV 0; 0% 0% 0% 0% PHF 0.95 0.93 0.38 0.83 0.91 Prepared For: City of Federal Way PEDESTRIANS 1 2 3 4 5 6 7 8 9 10 liarti South East West Totals TM05b029-19p 0 0 0 0 0 0 0 0 0 0 0 0 1 0 1 0 0 Traffic Count Page 1 of 1 S 312th St & 28th Ave S Turn Counted Volume North-bound_Left Turn 39 North -bound Through I126 North-bound_Right_Turn South-bound_Left Turn L, l� South-bound_Through I198 South-bound_Right Turn 271 East-bound_Left Turn 231 East-bound_Through East -bound_ Right_ Turn 55 West-bound_Left _Turn West -bound Through west-bound_Right_Turn L Please Note: Each value represents the number of cars turning during a 1 hour period, measured some time between 4 PM and 6 PM (PM peak period.) http: //www. cityoffederalway. comlfolderslhome/businesseconomicdevelopmenticitymaps/... 05/09/2006 TABLE 2: IMPACT THRESHOLDS Impact Parameter Threshold Site -Generated Traffic Volume 10 vehicles per hour in both directions Minimum Level of Signalized or All -Way Stop- Controlled Intersection E Service Other Unsignalized Intersection None Maximum Volume/Capacity Ratio (Xc) 1.0Q TABLE 3: LEVELS OF SERVICE DEFINITIONS Level of Service Unsignaiized Intersections (Average Delay per vehicle in Seconds) Signalized Intersections (Average Delay per Vehicle in Seconds) A < 10.0 < 10.0 B 10.0-15.0 10.0-20.0 C 15.0-25.0 20.0-35.0 D 25.0-35.0 35.0-55.0 E 35.0 — 50.0 55.0 - 80.0 F > 50.0 > 80.0 Source: 2000 Highway a i Manual Deleted: 0 MIU South Fork Condominiums S 317th St./23rd Ave. S Existing (31723EX) SIGNAL2000/TEAPAC[Ver 2.02.121 - Capacity Analysis Summary Intersection Averages for Int # 1 - Degree of Saturation (v/c) 0.37 Vehicle Delay 19.0 05/08/06 12:58:52 Level of Service B ------------------------- Sq 11 1 Phase 1 I Phase 2 1 **/** ------------------------- 1 + + + { I /1\ I<+ + +> I <****1 I I v I ^ ****1 I i 1++++ v North I <+ * +>I++++> j 1 + * + I++++ I 1 + * + I v I ------------------------- I G/C=0.509 I G/C=0.424 I j G= 61.1" 1 G= 50.9" I I Y+R= 4.0" 1 Y+R= 4.0" 1 1 OFF= 0.0% 1 OFF=54.3% I ------------------------- C=120 sec G=112.0 sec = 93.3% Y= 8.0 sec = 6.7% Ped= 0.0 sec = 0.0% - I Lane- (Width/I g/C I Service Ratel Adj I I HCM I L I Queue I I Group I Lanesl Reqd Used I ------------------------------------------------------------------------------- @C (vph) @E 1Volumel v/c I Delay I S IModel 11 N Approach 17.6 B IRT+TH 1 24/2 10.316 10.509 1 1530 1 1676 1 594 10.354 1 17.8 1 B 1 284 ft1 I LT 1 12/1 10.279 10.509 1 ------------------------------------------------------------------------------- 268 1 343 1 57 10.166 1 16.0 1 B 1 50 ft1 S Approach 18.8 B -------------------------------------- I RT 1 12/1 10.273 10.509 1 628 1 736 1 119 10.162 1 15.8 1 B 1 100 ft1 j TH 1 12/1 10.367 10.509 1 783 1 901 1 443 10.492 1 19.7 I*B 1 431 ftl I LT 1 12/1 10.240 10.509 1 ------------------------------------------------------------------------------- 259 1 333 1 5 10.015 1 14.6 1 B+1 4 ft1 E Approach 23.9 C+ ---------------------------------- IRT+TH+LTI 12/1 10.307 10.424 1 ------------------------------------------------------------------------------- 415 1 551 1 200 10.363 1 23.9 I*C+l 211 ft1 W Approach 20.1 C+ -------------------------------------- IRT+TH+LTI 12/1 10.241 10.424 1 495 1 646 1 15 10.023 1 20.1 1 C+l 14 ft1 V1 South Fork Condominiums S 317th St./23rd Ave. S Existing (31723EX) SIGNAL2000/TEAPAC[Ver 2.02.12] - Summary of Parameter Values 05/08/06 12:59:01 Intersection Parameters for Int # 1 - METROAREA NonCBD NETWORK North 0 0 0 0 0 0 0 Def No LOS Targets 35 80 5 NETWORK East 0 0 0 0 0 0 0 Def No 90 100 5 NETWORK South 0 0 0 0 0 0 0 Def No Priorities 0 0 0 0 0 0 NETWORK West 0 0 0 0 0 0 0 Def No NODELOCATION 0 0 Approach Parameters APPLABELS N E S W GRADES 0.0 0.0 0.0 0.0 PEDLEVELS 0 0 0 0 BIKEVOLUMES 0 0 0 0 PARKINGSIDES None None None None PARKVOLUMES 20 20 20 20 BIKVOLUMES 10 10 10 10 RIGHTTURNONREDS 0 0 0 0 UPSTREAMVC 0.00 0.00 0.00 0.00 Movement Parameters MOVLABELS RT TH LT VOLUMES 5 560 54 WIDTHS 0.0 24.0 12.0 LANES 0 2 1 GROUPTYPES Norm Norm Norm UTILIZATIONS 0.00 0.00 0.00 TRUCKPERCENTS 2.0 2.0 2.0 PEAKHOURFACTORS 0.95 0.95 0.95 ARRIVALTYPES 3 3 3 ACTUATIONS Yes Yes Yes REQCLEARANCES 4.0 4.0 4.0 MINIMUMS 5.0 5.0 5.0 STARTUPLOST 2.0 2.0 2.0 ENDGAIN 2.0 2.0 2.0 STORAGE 0 0 0 INITIALQUEUE 0 0 0 IDEALSATFLOWS 1900 1900 1900 FACTORS 0.95 0.95 0.95 DELAYFACTORS 1.00 1.00 1.00 NSTOPFACTORS 1.00 1.00 1.00 SATURATIONFLOWS 0 3291 673 Phasing Parameters SEQUENCES 11 ALL PERMISSIVES No No OVERLAPS Yes Yes CYCLES 120 120 GREENTIMES 61.13 50.87 YELLOWTIMES 4.00 4.00 CRITICALS 8 5 RT TH LT 60 5 125 0.0 12.0 0.0 0 1 0 Norm Norm Norm 0.00 0.00 0.00 2.0 2.0 2.0 0.95 0.95 0.95 3 3 3 Yes Yes Yes 4.0 4.0 4.0 5.0 5.0 5.0 2.0 2.0 2.0 2.0 2.0 2.0 0 0 0 0 0 0 1900 1900 1900 0.95 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00 0 1300 0 No No Yes Yes 30 RT TH LT 113 421 5 12.0 12.0 12.0 1 1 1 Norm Norm Norm 0.00 0.00 0.00 2.0 2.0 2.0 0.95 0.95 0.95 3 3 3 Yes Yes Yes 4.0 4.0 4.0 5.0 5.0 5.0 2.0 2.0 2.0 2.0 2.0 2.0 0 0 0 0 0 0 1900 1900 1900 0.95 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00 1444 1770 653 LEADLAGS OFFSET PEDTIME RT TH LT 5 5 5 0.0 12.0 0.0 0 1 0 Norm Norm Norm 0.00 0.00 0.00 2.0 2.0 2.0 0.95 0.95 0.95 3 3 3 Yes Yes Yes 4.0 4.0 4.0 5.0 5.0 5.0 2.0 2.0 2.0 2.0 2.0 2.0 0 0 0 0 0 0 1900 1900 1900 0.95 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00 0 1524 0 None None 0.00 1 0.0 0 South Fork Condominiums 05/08/06 S 317th St./23rd Ave. S 12:57:58 Without Project (31723WO) SIGNAL2000/TEAPAC[Ver 2.02.12] - Capacity Analysis Summary Intersection Averages for Int # 1 - Degree of Saturation (v/c) 0.41 Vehicle Delay 19.6 Level of Service B ------------------------- Sq 11 1 Phase 1 I Phase 2 1 **/** --------------------------- I + + + 1 I I v I ****I ! I 1++++ v 1 North I <+ * +>I++++> I { I + * + I++++ I + * + I v I ------------------------- I G/C=0.509 I G/C=0.424 I G= 61.1" 1 G= 50.9" 1 1 Y+R= 4.0" 1 Y+R= 4.0" I I OFF= 0.0% I OFF=54.3% I ------------------------- C=120 sec G=112.0 sec = 93.3% Y= 8.0 sec = 6.7% Ped= 0.0 sec = 0.0% ------------------------------------------------------------------------------- I Lane (Width/I g/C I Service Ratel Adj I I HCM I L I Queue I I Group I Lanesl Reqd Used I ------------------------------------------------------------------------------- @C (vph) @E 1Volumel v/c I Delay I S (Model 11 N Approach 18.0 B ---------------------------------- 1RT+TH 1 24/2 10.327 10.509 1 1531 1 1677 1 658 10.392 1 18.2 1 B 1 320 ftl I IT 1 12/1 10.290 10.509 1 ------------------------------------------------------------------------------- 238 1 309 1 63 10.204 1 16.4 1 B 1 56 ftl S Approach 19.6 B --------------------------------------- 1 RT 1 12/1 10.277 10.509 1 628 1 736 1 132 10.179 1 16.0 1 B 1 112 ftl I TH 1 12/1 10.385 10.509 1 783 1 901 1 489 10.543 1 20.6 I*C+I 490 ftl I LT 1 12/1 10.241 10.509 1 ------------------------------------------------------------------------------- 233 1 302 1 5 10.017 1 14.6 1 B+1 4 ftl E Approach 24.5 C+ ---------------------------------- IRT+TH+LTI 12/1 10.318 10.424 1 ------------------------------------------------------------------------------- 412 1 548 1 220 10.401 1 24.5 I*C+I 236 ftl W Approach 20.1 C+ --------- ------------------------------------- 1RT+TH+LTI 12/1 10.241 10.424 1 ------------------------------------------------------------------------------- 494 1 644 1 15 10.023 1 20.1 1 C+1 14 ftl �o South Fork Condominiums S 317th St./23rd Ave. S Without Project (31723WO) SIGNAL2000/TEAPAC[Ver 2.02.12] - Summary of Parameter Values 05/08/06 12:58:07 Intersection Parameters for Int # 1 - METROAREA NonCBD NETWORK North 0 0 0 0 0 0 0 Def No LOS Targets 35 80 5 NETWORK East 0 0 0 0 0 0 0 Def No 90 100 5 NETWORK South 0 0 0 0 0 0 0 Def No Priorities 0 0 0 0 0 0 NETWORK West 0 0 0 0 0 0 0 Def No NODELOCATION 0 0 Approach Parameters APPLABELS N E S W GRADES 0.0 0.0 0.0 0.0 PEDLEVELS 0 0 0 0 BIKEVOLUMES 0 0 0 0 PARKINGSIDES None None None None PARKVOLUMES 20 20 20 20 BUSVOLUMES 10 10 10 10 RIGHTTURNONREDS 0 0 0 0 UPSTREAMVC 0.00 0.00 0.00 0.00 Movement Parameters MOVLABELS RT TH LT VOLUMES 5 620 60 WIDTHS 0.0 24.0 12.0 LANES 0 2 1 GROUPTYPES Norm Norm Norm UTILIZATIONS 0.00 0.00 0.00 TRUCKPERCENTS 2.0 2.0 2.0 PEAKHOURFACTORS 0.95 0.95 0.95 ARRIVALTYPES 3 3 3 ACTUATIONS Yes Yes Yes REQCLEARANCES 4.0 4.0 4.0 MINIMUMS 5.0 5.0 5.0 STARTUPLOST 2.0 2.0 2.0 ENDGAIN 2.0 2.0 2.0 STORAGE 0 0 0 INITIALQUEUE 0 0 0 IDEALSATFLOWS 1900 1900 1900 FACTORS 0.95 0.95 0.95 DELAYFACTORS 1.00 1.00 1.00 NSTOPFACTORS 1.00 1.00 1.00 SATURATIONFLOWS 0 3291 606 Phasing Parameters SEQUENCES 11 ALL PERMISSIVES No No OVERLAPS Yes Yes CYCLES 120 120 GREENTIMES 61.13 50.87 YELLOWTIMES 4.00 4.00 CRITICALS 8 5 RT TH LT 65 5 140 0.0 12.0 0.0 0 1 0 Norm Norm Norm 0.00 0.00 0.00 2.0 2.0 2.0 0.95 0.95 0.95 3 3 3 Yes Yes Yes 4.0 4.0 4.0 5.0 5.0 5.0 2.0 2.0 2.0 2.0 2.0 2.0 0 0 0 0 0 0 1900 1900 1900 0.95 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00 0 1293 0 No No Yes Yes 30 01( RT TH LT 125 465 5 12.0 12.0 12.0 1 1 1 Norm Norm Norm 0.00 0.00 0.00 2.0 2.0 2.0 0.95 0.95 0.95 3 3 3 Yes Yes Yes 4.0 4.0 4.0 5.0 5.0 5.0 2.0 2.0 2.0 2.0 2.0 2.0 0 0 0 0 0 0 1900 1900 1900 0.95 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00 1444 1770 594 LEADLAGS OFFSET PEDTIME RT TH LT 5 5 5 0.0 12.0 0.0 0 1 0 Norm Norm Norm 0.00 0.00 0.00 2.0 2.0 2.0 0.95 0.95 0.95 3 3 3 Yes Yes Yes 4.0 4.0 4.0 5.0 5.0 5.0 2.0 2.0 2.0 2.0 2.0 2.0 0 0 0 0 0 0 1900 1900 1900 0.95 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00 0 1520 0 None None 0.00 1 0.0 0 South Fork Condominiums 05/08/06 S 317th St./23rd Ave. S 12:56:50 With Project (31723WP) SIGNAL2000/TEAPAC[Ver 2.02.12] - Capacity Analysis Summary Intersection Averages for Int # 1 - Degree of Saturation (v/c) 0.41 Vehicle Delay 19.6 Level of Service B ------------------------- Sq 11 1 Phase 1 1 Phase 2 1 **/** _-------_---------------- I + + + I I /1\ 1<+ + +> <****I 1 I v I ****1 I I I++++ v I North 1 <+ * +>I++++> 1 I I + * + I++++ 1 1 + * + I v ------------------------- I G/C=0.509 I G/C=0.424 I I G= 61.1" 1 G= 50.9" 1 Y+R= 4.0" [ Y+R= 4.0" 1 1 OFF= 0.0% I OFF=54.3% I ------------------------- C=120 sec G=112.0 sec = 93.3% Y= 8.0 sec = 6.7% Ped= 0.0 sec = 0.0% ------------------------------------------------------------------------------- I Lane (Width/I g/C I Service Ratel Adj I I HCM I L I Queue I I Group I Lanesl Reqd Used I ------------------------------------------------------------------------------- @C (vph) @E 1Volumel v/c I Delay I S IModel 11 N Approach 18.0 B IRT+TH 1 24/2 10.327 10.509 1 1531 1 1677 1 658 10.392 1 18.2 1 B 1 320 ftl I LT 1 12/1 10.291 10.509 1 ------------------------------------------------------------------------------- 238 1 309 1 64 10.207 1 16.5 1 B 1 57 ftl S Approach 19.6 --------------- B --------------------------------- I RT 112/1 10.278 10.509 1 628 1 736 1 135 10.183 1 16.1 1 B 1 115 ftl I TH 1 12/1 10.385 10.509 1 783 1 901 1 489 10.543 1 20.6 1*C+I 490 ftl I LT 1 12/1 10.241 10.509 1 ------------------------------------------------------------------------------- 233 1 302 1 5 10.017 1 14.6 1 B+1 4 ftl E Approach 24.6 C+ ------------------------- IRT+TH+LT1 12/1 10.321 10.424 1 ------------------------------------------------------------------------------- 411 1 547 1 224 10.410 1 24.6 1*C+I 241 ftl W Approach 20.1 C+ --------------------------- - 1RT+TH+LT1 12/1 10.241 10.424 1 ------------------------------------------------------------------------------- 494 1 644 1 15 10.023 1 20.1 1 C+I 14 ftl (L South Fork Condominiums 05/08/06 S 317th St./23rd Ave. S 12:56:57 With Project (31723WP) SIGNAL2000/TEAPAC[Ver 2.02.12] - Summary of Parameter Values Intersection Parameters for Int # 1 - METROAREA NonCBD NETWORK North 0 0 0 0 0 0 0 Def No LOS Targets 35 80 5 NETWORK East 0 0 0 0 0 0 0 Def No 90 100 5 NETWORK South 0 0 0 0 0 0 0 Def No Priorities 0 0 0 0 0 0 NETWORK West 0 0 0 0 0 0 0 Def No NODELOCATION 0 0 Approach Parameters APPLABELS N E S W GRADES 0.0 0.0 0.0 0.0 PEDLEVELS 0 0 0 0 BIKEVOLUMES 0 0 0 0 PARKINGSIDES None None None None PARKVOLUMES 20 20 20 20 BUSVOLUMES 10 10 10 10 RIGHTTURNONREDS 0 0 0 0 UPSTREAMVC 0.00 0.00 0.00 0.00 Movement Parameters MOVLABELS RT TH LT VOLUMES 5 620 61 WIDTHS 0.0 24.0 12.0 LANES 0 2 1 GROUPTYPES Norm Norm Norm UTILIZATIONS 0.00 0.00 0.00 TRUCKPERCENTS 2.0 2.0 2.0 PEAKHOURFACTORS 0.95 0.95 0.95 ARRIVALTYPES 3 3 3 ACTUATIONS Yes Yes Yes REQCLEARANCES 4.0 4.0 4.0 MINIMUMS 5.0 5.0 5.0 STARTUPLOST 2.0 2.0 2.0 ENDGAIN 2.0 2.0 2.0 STORAGE 0 0 0 INITIALQUEUE 0 0 0 IDEALSATFLOWS 1900 1900 1900 FACTORS 0.95 0.95 0.95 DELAYFACTORS 1.00 1.00 1.00 NSTOPFACTORS 1.00 1.00 1.00 SATURATIONFLOWS 0 3291 606 Phasing Parameters SEQUENCES 11 ALL PERMISSIVES No No OVERLAPS Yes Yes CYCLES 120 120 GREENTIMES 61.13 50.87 YELLOWTIMES 4.00 4.00 CRITICALS 8 5 RT TH LT 65 5 143 0.0 12.0 0.0 0 1 0 Norm Norm Norm 0.00 0.00 0.00 2.0 2.0 2.0 0.95 0.95 0.95 3 3 3 Yes Yes Yes 4.0 4.0 4.0 5.0 5.0 5.0 2.0 2.0 2.0 2.0 2.0 2.0 0 0 0 0 0 0 1900 1900 1900 0.95 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00 0 1290 0 No No Yes Yes 30 RT TH LT 128 465 5 12.0 12.0 12.0 1 1 1 Norm Norm Norm 0.00 0.00 0.00 2.0 2.0 2.0 0.95 0.95 0.95 3 3 3 Yes Yes Yes 4.0 4.0 4.0 5.0 5.0 5.0 2.0 2.0 2.0 2.0 2.0 2.0 0 0 0 0 0 0 1900 1900 1900 0.95 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00 1444 1770 594 LEADLAGS OFFSET PEDT IME RT TH LT 5 5 5 0.0 12.0 0.0 0 1 0 Norm Norm Norm 0.00 0.00 0.00 2.0 2.0 2.0 0.95 0.95 0.95 3 3 3 Yes Yes Yes 4.0 4.0 4.0 5.0 5.0 5.0 2.0 2.0 2.0 2.0 2.0 2.0 0 0 0 0 0 0 1900 1900 1900 0.95 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00 0 1519 0 None None 0.00 1 0.0 0 All -Way Stop Control Page 1 of 2 ALL -WAY STOP CONTROL ANALYSIS General Information[Site Information l st Chris Valdez TE, INC jatencylCo. e Performed0510612006 l sts Time Period M peak East/West Street: S 312th St. North/South Street: 28th Ave. S olume Adiustments and Site Characteristics olume 1 320 1 3 41 2 1 0 %Thrus Left Lane 50 50 roach Northbound Southbound ovement L T R L T R olume 35 169 1 0 182 410 /°Thrus Left Lane 50 50 Eastbound Westbound Northbound Southbound L1 L2 L1 L2 L1 L2 L1 L2 Configuration LTR LTR LTR LTR PHF 0.95 0.95 0.95 0.95 Flow Rate 382 3 214 622 /° Heavy Vehicles 0 0 0 0 No. Lanes 1 1 1 1 Geometry Group 1 1 1 1 Duration, T 0.25 Saturation H_eadwa Adiustment Worksheet Prop. Left -Turns 0.9 0.7 0.2 0.0 Prop. Right -Turns 0.1 0.0 0.0 0.7 Prop. Heavy Vehicle 0.0 0.0 0.0 0.0 hLT-adj 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 hRT-adj -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 hHV-adj 1.7 1.7 1.7 1.7 1.7 1.7 1.7 1.7 adj. computed 6.26 6.26 6.26 6.26 C]e arture Headwayand Service Time hd. initial value 3.20 3.20 3.20 3.20 initial 0.34 0.00 0.19 0.55 hd, final value 6.26 6.26 6.26 6.26 final value 0.66 0.01 0.37 0.90 Move -up time, m 1 2.0 2.0 2.0 2.0 Service Time 4.3 4.3 4.3 4.3 CapacIN and Level of Service Eastbound Westbound Northbound Southbound L1 L2 L1 L2 L1 L2 Li L2 Capacity 554 253 464 686 Delay 20.76 10.47 12.89 36.40 LOS C B B IE Approach: Delay 20.76 10.47 12.89 36.40 LOS C B B E Intersection Delay 27.32 Intersection LOS D C) file://C:\Documents and Settings\Owner\Local Settings\TemTJ\u2kDC2.tmn 05/08/2006 All -Way Stop Control Page 1 of 2 ALL -WAY STOP CONTROL ANALYSIS General Information ISite Information nal st Chris Valdez en❑ 1Co. JTE, INC ❑ate Performed t75 M2005 nal sis Time Pertod PMpeak East/West Street: S 312th St North/South Street: 26th Ave. S olume Adjustments and Site Characteristics roach Eastbound Westbound Mo L T R L T R ovement lume 355 5 45 2 1 0 %Thrus Left Lane 50 50 roach Northbound Southbound Movement L T R L T R olume 40 185 1 0 200 455 %Thrus Left Lane 50 50 Eastbound Westbound Northbound Southbound L1 L2 L1 L2 L1 L2 L1 L2 Configuration LTR LTR LTR LTR PHF 0.95 0.95 0.95 0.95 Flow Rate 425 3 237 688 /° Heavy Vehicles 0 1 0 0 1 0 No. Lanes 1 1 1 1 eometry Group 1 1 1 1 Duration, T 0.25 Saturation Headway Adjustment Worksheet Prop. Left -Turns 0.9 0.7 0.2 0.0 Prop. Right -Turns 0.1 0.0 0.0 0.7 Prop. Heavy Vehicle 0.0 0.0 0.0 0.0 hLT-adj 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 hRT-adj -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 hHV-adj 1.7 1.7 1.7 1.7 1.7 1.7 1.7 1.7 hadj, computed 6.52 6.52 6.52 6.52 Departure Headwayand Service Time 7. hd, initial value 3.20 3.20 3.20 3.20 initial 0.38 0.00 0.21 0,61 hd, final value 6.52 6.52 6.52 6.52 final value 0.77 0.01 1 0.44 1.05 Move -up time, m 1 2.0 1 2.0 2.0 2.0 Service Time 4.5 4.5 4.5 4.5 Capacity and Level of Service Eastbound Westbound Northbound Southbound L1 L2 L1 L2 L1 L2 L1 L2 Capacity 549 253 487 688 Delay 28.01 11.05 14.63 71.77 LOS D B B F Approach: Delay 28.01 11.05 14.63 71.77 LOS D B B F Intersection Delay 47.88 Intersection LOS E ols- file://C:\Docurnents and Settinas\Owner\Local Settings\Temn\u2kDBC.tmn 05/09/2006 All -Way Stop Control Page 1 of 2 ALL -WAY STOP CONTROL ANALYSIS General Information Site Information il nal si Chris Valdez enc lGo. 1NC Date Performed MAI, o006nalysis Time Period eak Intersection 1312128 Jurisdiction Federal Way nal sis Year 1with project project ID South Fork Condominiums (31228WP) ast/West Street: S 312th St. North/South Street: 28th Ave. S Volume Adjustments and Site Characteristics rApproach Eastbound Westbound Movement L T R L T R Volume 355 5 1 46 2 1 0 %Thrus Left Lane 50 50 'k2proach Northbound Southbound Movement L T R L T R Volume 41 186 1 0 202 455 %Thrus Left Lane 50 50 Eastbound Westbound Northbound Southbound L1 L2 L1 L2 L1 L2 L1 L2 Configuration LTR LTR LTR LTR PHF 0.95 0.95 0.95 0.95 Flow Rate 426 3 239 690 "/a Heavy Vehicles 0 1 0 1 0 0 No. Lanes 1 1 1 1 Geometry Group 1 1 1 1 Duration, T 0.25 Saturation Headway Adjustment Worksheet 'Prop. Left -Turns 0.9 0.7 0.2 0.0 Prop. Right -Turns 0.1 0.0 0.0 0.7 Prop. Heavy Vehicle 0.0 0.0 0.0 0.0 hLT-adj 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 hRT-adj -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 -0.6 HV-adj 1.7 1.7 1.7 1.7 1.7 1.7 1.7 1.7 hadj, computed 6.52 6.52 6.52 6.52 De arture Headway and Service Time hd, initial value 3.20 3.20 3.20 3,20 , initial 0.38 0.00 0.21 0.61 hd, final value 6.52 6.52 6.52 6.52 final value 0.77 0.01 0.44 1.05 Move -up time, m 2.0 2.0 2.0 2.0 Service Time 4.5 4.5 4.5 4.5 CapacityCapaci!y and Level of Service Eastbound Westbound Northbound Southbound L1 L2 L1 L2 L1 L2 L1 L2 Capacity 548 253 489 690 Delay 28.20 11.06 14.73 73.37 LOS D B B F Approach: Delay 28.20 11.06 14.73 73.37 LOS D B B F Intersection Delay 48.74 Intersection LOS E 06 file:HC:\Documents and Settings\Owner\Local Settings\Tema\u2kDC2.tmn 05/08/2006 Two -Way Stop Control Page 1 of 2 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analyst Chris Valdez Agency/Co. JTE, INC Date Performed 05/08/2006 Analysis Time Period PM peak Intersection SA128 Jurisdiction Federal Way Analysis Year with project Project Description South Fork Condominiums 28SAWP East[West Street: Site Access North/South Street: 28th Ave. S Intersection Orientation: North -South IStudy Period hrs : 0.25 ehicle Volumes and Adjustments Major Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 0 226 8 3 247 0 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 0 1 237 1 8 3 1 260 0 Percent Heavy Vehicles 0 - — 0 - -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration TR LT Ou stream Signal 0 1 0 Minor Street Westbound Eastbound Movement 7 8 1 9 10 11 12 L T R L T R Volume 3 0 2 0 0 0 Peak -Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 Hourly Flow Rate, HFR 3 1 0 1 2 0 1 0 1 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR Delay,Queue Len th, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR (vph) 3 5 C (m) (vph) 1333 612 Ic 0.00 0.01 95% queue length 0.01 0.02 Control Delay 7.7 10.9 LOS A B Approach Delay -- -- 10.9 ,Approach LOS -- -- B Copyright © 2000 University of Florida I Rights Reserved Version 4 1 c Op file:HCADocuments and Settings\Owner\Local Settings\Temn\u2kDC;R_tmn 05/0R/2.006 City of Federal Way Location Report 05/08/2006 Report Period: 12/24/2002 to 12/24/2005 Location: 23 AV S at S 317 ST Year 2003 Collision Time Of Case Direction Num Num Hit & Tot Date Collision Number Type of Collision Veh i Veh 2 Fat Inj PDO Run Veh Thu-0 1 /02/2003 10:56 AM 030058 Fixed Object/Parked Vehicle E->W 0 P l Fri-01/31/2003 07:58 PM 031709 Approach Turn N->E S->N 0 2 Fri-05/09/2003 09:17 PM 03006498 Right Angle S->S S->N 0 P 2 Wed-08/20/2003 01:35 PM 0311740 Right Angle W->N N->S 0 P 2 Thu-08/28/2003 06:03 PM 0312140 Fixed Object/Parked Vehicle S->N 0 1 11 Number of Collisions: 5 Totals: 0 1 3 0 8 Year 2004 Collision Time Of Case Direction Num Num Hit & Tot Date Collision Number Type of Collision Veh 1 Veh 2 Fat Inj PDO Run Veh Mon-05/03/2004 04:15 AM 046165 Fixed Object/Parked Vehicle N->E 0 P 1 Fri -I 1/19/2004 08:50 AM 0416107 Rear End N->S N->S 0 1 2 Number of Collisions: 2 Totals: 0 1 1 0 3 Year 2005 Collision Time Of Case Direction Num Num Hit & Tc Date Collision Number Type of Collision Veh 1 Veh 2 Fat Inj PDO Run Ve Sat-12/24/2005 09:13 PM 0519115 Sideswipe E->N E->N 0 P Number of Collisions: 1 Grand Totals: Number of Collisions: Number of Vehicles Involved: Number of Fatalities: Number of Injuries: Number of PDOs: Collision Rate: 0.00 8 13 0 (0.00%) 3/2 (37.50%) 5 (62.50%) 0/00 Pagel Totals: 0 0 1' 0 2 fr - City of Federal Way Location Report 05/08/2006 Report Period: 05/04/2002 to 05/04/2005 Location: 28 AV S at S 312 ST ear 2002 Collision Time Of Case Direction Num Num Hit & Tot Date Collision Number Type of Collision Veh 1 Veh 2 Fat Inj PDO Run Veh Sat-08/17/2002 11:26 AM 0211355 Right Angle E->N N->N 0 P 2 Number of Collisions: 1 Year 2003 Totals: 0 0 1 0 2 Collision Time Of Case Direction Num Num Hit & Tot Date Collision Number Type of Collision Veh 1 Veh 2 Fat Inj PDO Run Veh Thu-08/07/2003 06:40 PM 0311115 Rear End W->E W->E 0 P 2 Number of Collisions: 1 Totals: 0 0 1 0 2 Year 2004 Collision Time Of Case Direction Num Num Hit & Tot Date Number Type of Collision Veh I Veh 2 Fat Inj PDO Run Veh Fri-03/05/2004 _Collision 10:16 AM 043241 Right Angle N->S W->N 0 P 2 Fri-04/02/2004 05:15 PM 04004676 Rear End N->S N->S 0 P 2 Sun-05/23/2004 05:20 PM 047236 Sideswipe W->E W->S 0 P H 2 Sat-08/21/2004 03:45 PM 04011751 Approach Turn W->N E->W 0 P 2 Number of Collisions: 4 Totals: 0 0 4 1 8 Year 2005 Collision Time Of Case Direction Num Num Hit & Tot Date Collision Number Type of Collision Veh 1 Veh 2 Fat Inj PDO Run Veh Wed-05/04/2005 10:04 AM 056313 Right Angle N->S W->N 0 P 2 Number of Collisions: 1 Grand Totals: Number of Collisions: Number of Vehicles Involved Number of Fatalities: Number of Injuries: Number of PDOs: Collision Rate: 0.00 7 14 0 (0.00%) 0/0 (0.00%) 7 100.00%) 17 Pagel Totals: 0 0 1 0 2 City of Federal Way Corridor Report 05/08/2006 Report Period: 02/28/2003 to 02/28/2006 Corridor: 28 AV S between S 317 ST and S 312 ST 28 AV S at S 317 ST Year: 2004 Date Time Of Case Direction Num Num Hit & Tot Collision Collision Number T of Collision Veh 1 Veh 2 Fat lnj PDO Run Veh Sun-06/06/2004 03:52 PM 04007953 Fixed Object/Parked Vehicle W->N P H I Yearly Totals: Number of Collisio 1 Totals: 0 0 1 1 1 Year: 2005 Date Time Of Case Direction Num Num Hit & Tot Collision Collision Number Type of Collision Veh 1 Veh 2 Fat _ I_nj PDO Run Veh Tue-10/04/2005 07:44 AM 0514755 Fixed Object/Parked Vehicle W->N I 1 Sun-12/04/2005 11:22 PM 0518055 Fixed Object/Parked Vehicle N->S P H i Yearly Totals: Number of Collisio 2 Totals: 0 1 1 1 2 Link Totals: Number of Collision 3 Totals: 0 1 2 2 3 28 AV S at S 312 ST Year: 2003 Date Time Of Case Direction Num Num Hit & Tot Collision Collision Number Type of Collision Veh 1 Veh 2 _Fat lnj PDO Run Veh Thu-08/07/2003 06:40 PM 0311115 Rear End W->E W->E P 2 Yearly Totals: Number of Collisio ] Totals: 0 0 1 0 2 Year: 2004 Date Collision Time Of Collision Case Number Type of Collision Direction Veh I Veh 2 Num Fat Num lnj PDO Hit & Run Tot Veh _ Fri-03/05/2004 10:16 AM 043241 Right Angle N->S W->N P 2 Fri-04/02/2004 05:15 PM 04004676 Rear End N->S N->S P 2 Sun-05/23/2004 05:20 PM 047236 Sideswipe W->E W->S P H 2 Sat-08/21/2004 03:45PM 04011751 Approach Turn W->N E->W P 2 Yearly Totals: Number of Collisio 4 Totals: 0 0 4 1 8 Year: 2005 Date Time Of Case Direction Num Num Hit & Tot Collision Collision Number Type of Collision Veh 1 Veh 2 Fat Inj PDO Run Veh Wed-05/04/2005 10:04 AM 056313 Right Angle N->S W->N P 2 Wed-08/03/2005 06:47 PM 0511341 Pedestrian/Cyclist Involved E->W N->S I 1 Tue-09/13/2005 11:27 AM 0513634 Rear End E->W E->W 4 2 P�zee 1 Clry Of Federal Way TRANSPORTATION IMPROVEMENT PLAN (TIP) - 2006 TO 2011 Final Adopted 19 Jul 2005 by Resolution 05-451 Final 06 TIP xls 05/082006 King County: Assessor Property Characteristics Report Page 1 of 3 (9 King County By law this information may not be used for commercial purposes. Assessor Real Property Records: SOUTH FORK Parcel Number 0921049148 Taxpayer HOMES LLC Account Number 092104914806 Tax Year 2005 Levy Code 1205 Tax Taxable Value NONE OR Status TAXABLE Reason UNKNOWN Appraised Land Value $14,000 Taxable Land Value $14,000 Appraised Improvement Value $59,000 Taxable Improvement Value $59,000 Taxpayer SOUTH FORK HOMES LLC Tax Year 2006 Tax TAXABLE Status Parcel Number Account Number Levy Code Taxable Value Reason 0921049148 092104914806 1205 NONE OR UNKNOWN Appraised Land Value $70,0001 Taxable Land Value $70,000 Appraised Improvement Value $3,000 Taxable Improvement Value $3,000 Assessor Property Sales Records: Tip: Use the Recorders_ Office:. Excise -Tax -Affidavits Report to see more sales records details Sale Date 1/11/2006 Sale Price $656,500 Seller Name GOLDEN EAGLE RESOURCES LLC Buyer Name SOUTH FORK HOMES LLC Sale Date 1/9/2006 ISale Price 1$450,000 Seller Name DERMESTES LLC Buyer Name GOLDEN EAGLE RESOURCES LLC Sale Date 6/21/1996 ISale Price $0 Seller Name PARKER TAMERA Z Buyer Name PARKER THOMAS C Sale Date 6/21/1996 ISale Price j$180,000 Seller Name LIKINS RALPH - http://www5.metrokc.gov/reports/property_report.asp?PIN=0921049148 5/1/2006 King County: Assessor Property Characteristics Report Page 2 of 3 Buyer Name IPARKER THOMAS C Assessor Parcel Records: District Name FEDERAL WAY Property Name TypePropertyRESIDENTIAL Plat Name Present Single Family Use (C/l Zone) Plat Block Water WATER System DISTRICT Plat Lot Sewer System PRIVATE Lot Area 7,200 SgFt Access PUBLIC (0.17 acres) Section/Township/Range SE 9 214 Street Surface PAVED Assessor :...:D,jal Description Records: Account 092104914806 Record 01 Number Number Legal 092104 148 N 60 FT OF W 150 FT OF S 1/2 OF Description NE 1/4 OF SE 1/4 LESS RD Assessor Residential Buildine. Records: Address 31408 28TH AV S 98003 Building Grade Low Average Building number 1 Condition Poor Bedrooms 2 Year Built 1951 Baths 1 Year Renovated 0 1/2 Baths 0 Total Living SgFt 800 3/4 Baths 0 1st Floor SgFt 800 Stories 1 Half Floor SgFt 0 Single Story 0 Fireplace 2nd Floor SgFt 0 Multi Story 0 Fireplace Upper Floor SgFt 0 Free Standing 0 Fireplace Total Basement SgFt 0 Basement Garage I 0 Sq Ft �1 �6 V http://www5.metrokc. gov/reports/property_report.asp?PIN=0921049148 5/ 1 /2006 King County: Assessor Property Characteristics Report Page 3 of 3 Total Finished 0 Attached Garage 0 Basement SgFt SgFt Finished Basement NONE OR Open Porch SgFt 0 Grade UNKNOWN Daylight Basement Enclosed Porch 0 SqFHeat System Floor- Wall Deck SgFt 0 Heat Source Gas Percent Brick 0 Stone This report was generated: 5/1/2006 2:40:36 PM Kelatea on-line reports King_County GIS:_.Proper.t information _FAQ King_Countti Assessor:Submit a_ request -to -correct this information DDES; ,Permit Appl_cations_Report King County: Districts and DeveloAment Conditions Report King _County Assessor;_eReal__Propert -Report (PDF_format_requires Acrobat) King__County_ Assessor: Quarter_ Section Mat) Report (PDF format requires Acrobat) KingCountv_Treasury_Operations: Prope_rty_Tax Information Recordefs.Office: Excise. Tax.Affidavits_ Report Recorders_Office:_. Scanned__ images_ of_ )Iats1_surveyss_andother_map documents Enter a 10 digit Parcel Number: or Enter an address: Search King County I G_I_S Center ( News I Serv_ioes_ I Comments I Searcb By visiting this and other King County web pages, you expressly agree to be bound by terms and conditions of the site. The details. http://www5.metroke.gov/reports/property_report.asp?PIN=0921049148 5/1 /2006 King County: Assessor Property Characteristics Report Page 1 of 3 (9 King County 1111111IMM 1111 EMTM M By law this information may not be used for commercial purposes. Assessor Real Property Records: SOUTH FORK Parcel Number 0921049142 Taxpayer HOMES LLC Account Number 092104914202 Tax Year 2005 Levy Code 1205 Tax Taxable Value NONE OR Status TAXABLE Reason UNKNOWN Appraised Land Value $175,000 Taxable Land Value $175,000 Appraised Improvement Value $6 300 ' Taxable Improvement Value $6,300 Taxpayer SOUTH FORK HOMES LLC Tax Year 2006 Tax TAXABLE Status Parcel Number Account Number Levy Code Taxable Value Reason 0921049142 092104914202 1205 NONE OR UNKNOWN Appraised Land Value $175,000 Taxable Land Value $175,000 Appraised Improvement Value $6 300 ' Taxable Improvement Value $6,300 Assessor Property Sales Records: Tip: Use the Recorders__ Office: _Excise Tax_ Affidavits_ Report to see more sales records details Sale Date 1/11/2006 ISale Price 1$656,500 Seller Name GOLDEN EAGLE RESOURCES LLC Buyer Name SOUTH FORK HOMES LLC Sale Date 1/9/2006 ISale Price 1$450,000 Seller Name DERMESTES LLC Buyer Name GOLDEN EAGLE RESOURCES LLC Sale Date 3/27/1998 ISale Price $0 Seller Name PARKER THOMAS C Buyer Name PARKER THOMAS C+TAMERA Z 13/27/1998 Sale Date ISale Price 1$0 64) http://www5.metrokc.gov/reports/property_report.asp?PIN=0921049142 5/1 /2006 King County: Assessor Property Characteristics Report Page 2 of 3 Seller Name PARKER THOMAS C+TAMERA Z Buyer Name DERMESTES L L C Sale Date 6/21/1996 ISale Price $0 Seller Name PARKER TAMERA Z Buyer Name PARKER THOMAS C Sale Date 6/21/1996 ISale Price 1$180,000 Seller Name LIKINS RALPH Buyer Name PARKER THOMAS C Assessor Parcel Records: District Name FEDERAL WAY TROPICAL Property Property Name FISH Type COMMERCIAL WHOLESALE Plat Name lPJ eesent Warehouse Water WATER Plat Block System DISTRICT Plat Lot Sewer System PUBLIC Lot Area 66,273 SgFt Access PUBLIC (1.52 acres) Section/Township/Range SE 9 21 4 Street Surface PAVED Assessor L�: ,gal Description Records: Account 092104914202 Record 7K] Number Number 092104 142 POR N 1/2 S 1/2 NE 1/4 SE 1/4 LY Legal WILY OF ST HWY LESS N 60 FT OF W 150 FT Description LESS CO RD Assessor Commercial Buildin-.Records: Address 31408 28TH AV S 98003 Building Number 1 Building Quality LOW COST Numof Buildings 1 Building Description Description OFFICE & WHSE Q http://www5.metroke.gov/reports/property_report.asp?PIN=0921049142 5/ 1 /2006 King County: Assessor Property Characteristics Report Page 3 of 3 r- Year Built 1949 Construction Class MASONRY Gross SgFt 6984 Shape Rect or Slight Irreg Net SgFt 6984 ISprinklers N Stories 1 1 Elevators Heating System FORCED AIR UNIT Predominant Use STORAGE WAREHOUSE (406) This report was generated: 5/1/2006 2:38:55 PM Related on-line reports., King._.County._GIS,:__Property__informat on_FAQ. Ki.ng_County Assessor:_Submita. request_to.correct_this information DDES:._Permit _kn)l. cations_Report King, County:_Districts_andDev_elo_pment_Conditions_ Report Kng_County_Assessor:_eReal Proper yt _Report (PDF_format requires Acrobat) King County_Assessor;_Quarter__Section Map Report (PDF format requsire_Acrobat King__County_Treasury_ Operations_PropertyTax ,Information. Recorders Office_: _Excise Tax_ Affidavits Report Recorders._Office _Scanned__images _of_plats, surveys, -and other_map documents Enter a 10 digit Parcel Number: or Enter an address: Search King Count I GIS Center I News I Services I Comments I Search By visiting this and other King County web pages, { you expressly agree to be bound by terms and conditions of the site. I The details. ob http://www5.metrokc.gov/reports/property_report.asp?PIN=0921049142 5/1/2006 22-1377 Number of spaces - Minimum. (a) Generally. Except as provided in subsection (c) of this section, the number of parking spaces required by FWCC 22-596 through 22-87for any particular use is the minimum number of parking spaces required for that use, and the applicant shall provide at least that number of spaces. (b) Guest parking for residential uses. For residential uses, the city may require guest parking spaces in excess of the required parking spaces, if there is inadequate guest parking on the subject property. (c) Exceptions. The number of parking spaces required by this Code for a particular use may be reduced only when the use for which the parking is required: (1) Provides shared parking in accordance with FWCC 22-1422; (2) Is located in the CC-C or CG-F zones and is accompanied by a traffic demand management plan which, as a condition of project approval, the applicant shall implement. In such an instance, the director may approve reduction of the required number of parking spaces by up to 20 percent. Transportation demand management options which can be considered by the director include, but are not limited to, the following: a. Private vanpool operation; b. Transit/vanpool fare subsidy; c. Preferential parking for ca rpools/va n pools; d. Flexible work -hour schedule; e. Participation in a ride -matching program; or f. Bicycle parking facilities; (3) Is located in the CC-C or CC-F zones, is adjacent to a public street right-of-way classified to allow on -street parking and the applicant makes a one-time contribution to a city fund established strictly to fund development of a on -street parking. The amount of the contribution will be based on a per stall cost established by the city, and the required number of stalls may be reduced on a one for one basis according to the amount of the contribution paid; (4) Provides a parking study in accordance with FWCC 22-1398(2). (Ord. No. 90- 43, § 2(105.15), 2-27-90; Ord. No. 97-296, § 3, 6-17-97) 22-1398 Criteria. The city may grant or require a modification to the provisions of this article if the city determines, based on the submitted plans and/or other information that the following criteria have been met for modifications to the applicable sections: (1) The parking area design provisions of FWCC 22-1441(b) and 22-1452 may be modified if: a. The modification will not create any vehicular or pedestrian safety problems; b. The modifications will not affect the ability to provide any property with police, fire, emergency medical and other essential services; and c. One of the following requirements is met: 1. The modification is necessary because of a pre-existing physical condition; or 62s 2. The modification will produce a site design superior to that which would result from adherence to the adopted standard. (2) A decrease in the required number of parking spaces under FWCC 22137 7 may be permitted if a thorough parking study documents that a fewer parking spaces will be adequate to fully serve the uses. (Ord. No. 90-43, § 2(105.115(3)), 2-27-90; Ord. No. 91-296, § 3, 6-17-97) 22-667 Attached, detached, stacked dwelling units. The following uses shall be permitted in the multifamily residential (RM) zone subject to the regulations and notes set forth in this section: USE REGULATIONS 0 Attached, detached or stacked dwelling units USE ZONE CHART DIRECTIONS: FIRST, read down to find use ... THEN, across for REGULATIONS Minimums Maximums Required Required Yards Required Review Lot . Height of Parking Process Lot Size Front Side Rear Coverage Structure Spaces (each) Process 11 7,200 sq. ft. with a density as established on the zoning map See note 1 20 5 ft. 5 ft. ft. In RM 3.6 and 2.4 zones, 30 ft. above average building elevation. In RM 1.8 60% in zones, 35 RM 3.6 ft. above zone. average 70% in building RM 2.4 elevation zone and 30 ft. 1.8 zone above average building elevation for detached dwelling units See note 4 2 per dwelling unit for detached units 1.7 per unit for attached or stacked dwelling units ZON E RINI SPECIAL REGULATIONS AND NOTES 1. The minimum amount of lot area per dwelling unit is as follows: a. In RM 3.6 zones, the subject property must contain at least 3,600 sq. ft. of lot area per dwelling unit. b. In RM 2.4 zones, the subject property must contain at least 2,400 sq. ft. of lot area per dwelling unit. C. In RM 1.8 zones, the subject property must contain at least 1,800 sq. ft. of lot area per dwelling unit. 2. The subject property must contain at least 400 sq. ft. per dwelling unit of common recreational open space usable for many activities. At least 10% of this required open space must be developed and maintained with children's play equipment. If the subject property contains four or more units, this required open space must be in one or more pieces each having a length and width of at least 25 ft. In addition, if the subject property contains 20 or more units, at least 50% of this required open space must be in one or more pieces each having a length and width of at least 40 ft. 3. No facade of any structure may exceed 120 ft. in length. In addition, any facade of a structure that exceeds 50 ft. in length must be modulated as follows: a. The minimum depth of the modulation is three ft. b. The minimum width of the modulation is four ft. c. The maximum width of the r` r- - Process I, II, III and IV are described in §§ 22-351 - 22_ 356, 22-361 - 22-37!p, 22.386 - 22411. 22-431 - 22:46Q respectively. modulation is 35 ft. 4. Except for detached dwelling units, if any portion of a structure on the subject property is located less than 100 ft. from an adjacent low density zone, then either: a. The height of that portion of the structure shall not exceed 15 ft. above average building elevation; or b. The facade of that portion of the structure parallel to the low density zone shall not exceed 50 ft. in length. 5. Section 22-946 et seq. contains regulations regarding home occupations and other accessories, facilities and activities associated with this use. 6. Refer to Article XVII, Landscaping, for appropriate requirements. 7. For sign requirements that apply to the project, see Article XVIII.8. For community design guidelines that apply to the project, see Article XIX. 9. For provisions that relate to the keeping of animals, see et seq. For other information about parking and parking areas, see § 22-1376 et seq. For details of what may exceed this height limit, see § 2.2. I.040 et seq. For details regarding required yards, see § 2.2...11.0 at seq. (Ord. No. 90-43, § 2(25.15), 2-27-90; Ord. No. 93-170, § 7(Exh. B), 4-20-93; Ord. No. 97-291, § 3, 4-1-97; Ord. No. 99-333, § 3, 1-19-99; Ord. No. 01-385, § 3, 4-3-01; Ord. No. 02-424, § 3, 9-17-02) 7— ;; li:'.'.:*,V:CCIG7 iS r— Metric US Gusto: nai Intersection sight Intersection sight Stopping distance for Stopping distance for Design sight passenger cars Design sight assen ercars speed _ distance afcralated Design speed distance Calculated Design (km/h) rn m rn (Mph) ( 20 20 41.7 45 is 80 165.4 170 30 35 62.6 65 20 117 220.5 225 40 50 83A 85 25 155 275.6 280 50 65 104.3 105 30 200 330.8 :335 60 85 125.1 130 ?5 250 385.9 ;390 70 105 146.0 150 40 305 441.0 445 80 130 166.8 170 45 360 496.1 500 90 160 '187.7 190 50 425 551,3 555 100 185 205.5 210 55 495 606.4 610 110 220 229.4 230 60 570 661.5 665 120 250 250.2 255 65 645 716.6 720 '775 130 285 271,1 275 70 730 771.8 75 820 826.9 830 80 910 882.0 885 Note: intersection sight. distance shown is for a stopped passenger car to tarn left onto a two-lane highway with no median and grades 3 percent or less. For other conditions, the 16me gap rn t be adjusted and required sight distance recalculated. •� Exhibit ^7 i:'r .I3[,%�S£i'.LFf)rt 9l. ilkiy.'t;c xJ3._._'n'..`,,,'`I .lu S3 �'r�1iE�13�] Sight distance design for left turns at divided -highway intersections should consider rriultiple design vehicles and median Width. If the design vehicle used to determine sight distance fDr a divided -highway intersection is larger than a passenger car, then sight distance for• left turns will need to he checked foe' that selected design valticie and for smaller design vehicles as well. if the divided --highway median is wide enough to store the design vehicle with a clearance to the through lanes of approximately i m 13 ft] at both ends of the vehicee, DO separato analysis for the departure sight triangle for left turns is fwedcd on the .rrt nor --road approach for 0-- near roadway to th^ left. In ±most cases, the departure sight triangle. for'right-turns (ease 132) will provide, sufficient sight distance for a passenger car to cross the near roadway to reach the median. Passible exceptions are- addressed in the discussion of C:ase.133, if the design vehicle call be 5tc)Wd it, tfic nrediarr with advquate clearance to the. tl-rrOttrth Dines. a departure sight triangle try tlrF right for left turns should be provided for that design vehicle turning left 'front the median road,,vay. Where the, median is not wide enough to store, the design vehicle, it departure- sight triangle should be provided for that design vehicleto turn left frorn the minor -road approach, The median width should lie considered in claternnini ig the nurrlb)cr of lanes to be crossed. The median width should be c.onvi rted to equivaletrt lanes. For example, a 7.2-m [24-ft] ine7dian should be considered as two additional lanes to be crossed in applying the rnul.tilane, highway adjustment for time .gaps in Exhibit 9--54. Furthermore. a departure sight triangle for lent tuns from the rnedian roadway should be provided fir the largest design vehicieLhat call be stored on 665 GEOTECHNICAL ENGINEERING STUDY PROPOSED FEDERAL WAY TOWN HOMES 31408 - 28T" AVENUE SOUTH FEDERAL WAY, WASHINGTON Creative Engineering Options INC. Geotechnical Engineers JUN 1 5 2006 CITY OF FEDERAL WAIF BUILDING DEPT. Creative Engineering options, INC. A firm practicing in the geosciences PREPARED FOR SOUTH FORK HOMES LLC GEOTECHNICAL ENGINEERING STUDY PROPOSED FEDERAL WAY TOWN HOMES 31408 - 28T" AVENUE SOUTH FEDERAL WAY, WASHINGTON Glen Man, President �pr� _y `�%i57� u 06-2708 June 6, 2006 RECEIVED Copyright Creative Engineering Options, Inc. June 6, 2006 JUN 1 5 Z00r) CITY OF FEDERAL WAY BUILDING DEPT. S 5418 1 59th Place NE, Redmond, WA 98052 - 425/883-6889 • fax 425/867-9664 ■ www.ceogeo.com Creative Engineering options, INC. A firm practicing in the geosciences June 6, 2006 Mr. Don Olson South Fork Homes, LLC P. O. Box 930 Sumner, Washington 98390 Dear Mr. Olson: 06-2708 We are pleased to submit herewith our report entitled "Geotechnical Engineering Study, Proposed Federal Way Town Homes, 31408 - 281h Avenue South, Federal Way, Washington. The primary purposes of this study were to evaluate and characterize the subsurface soil and groundwater conditions and to develop geotechnical recommendations for building foundation construction. Based on the encountered conditions we were to develop geotechnical recommendations for any necessary site earthwork operations, and for building foundation, floor slab, and basement or retaining wall design, as well as assessing the site's infiltration characteristics and the potential risk of liquefaction. We proceeded with our services on the basis of your May 15, 2006 written authorization. It is CRITICAL that you do not rely on this brief summarization of our design recommendations to make any design or construction decision. We recommend that the owner, and each member of the design team, read the report in its entirety before making any design or construction decisions. Failure to do s❑ could result in an unanticipated level of risk related to a design or construction element, an increased cost and, possibly even a failure of the element. Based on the encountered subsurface conditions it appears that the bulk of the in -situ soils are in a generally firm and competent condition at relatively shallow depth. These in -situ soils are considered more than capable of supporting the proposed building loads without undergoing any significant settlement, particularly if they are redensified before construction. These structure may be supported on conventional spread footing foundations which should bear in the either the undisturbed or redensified native soils or, if necessary, on at least two feet of compacted structural fill. However, there is a up to about three feet of potentially compressible surficial material beneath the southeastern portion of the site that could compress [settle] under the applied building loads. This unsuitable soil MUST be removed in its entirety and disposed. To help significantly reduce the potential for differential settlement activity, the reinforced concrete footings and stem walls should be formed, reinforced and poured as a stiff "grid -like" settlement resistant 5418 1 59th Place NE, Redmond, WA 98052 - 425/883-6889 - fax 425/867-9664 ■ www.ceogeo.com platform. It is also important that, before construction begins, the exposed foundation and floor slab subgrades be carefully and thoroughly redensified. As indicated, we found a substantial amount of "debris" and old "nursery potting" soil spread over the roughly southeastern portion of the site. This very loose, organic and compressible material is typically several feet thick and is NOT suitable for load support purposes. If desired, it could be stockpiled and reused later for landscaping purposes. The debris includes such items as an old refrigerator, wooden pallets, plastic pipe and buckets, and other miscellaneous materials typical of a nursery operation. Similarly, the old structures located along the roughly northwestern end of the site will need to be demolished and removed in their entirety. It is important that no remnant structure be left in -place that could develop a "hard spot" over which the new buildings might drape and distort with time. Any below ground basement, stem, or retaining walls must be designed as reinforced concrete retaining walls capable of supporting the maximum estimated applied lateral loads. The proposed below ground detention vault structure should also be designed to accommodate a seismic load increment. The in -situ soils beneath the site are reasonably firm and competent in -place, and the in - situ density typically increases with depth. There does not appear to be a shallow local groundwater level that could surge and saturate the looser surficial soils. Based on these data, and our geotechnical computer analyses, it appears to us that the site is at low to negligible risk of liquefaction, or of liquefaction related settlement, during even a severe earthquake. We found no evidence of a ground water level, or the presence of any shallow ground water seepage, beneath the site. Nevertheless, we believe the installation of appropriate drainage control measures as part of the proposed construction will be an important and prudent design and construction element at this site. It will also be necessaryto implement temporary erosion control measures during construction to help prevent any sediment being flushed off the construction area of the site and onto the adjacent slope and neighboring property or the nearby freeway. We appreciate the opportunity to provide this service and look forward to working with you during the construction phase of this project. Should you have any questions regarding this report, please call. Very truly yours, CREATIVE ENGINEERING OPTIONS, INC. Glen -Mann, P.E. President gm/Olson Federal Way Town Homes Geotechnical Report/zip09 I,-, r 1_ Geolechnical Enu'ineeping Report � Geotechnical Services Are Performed for Specific Purposes, Persons, and Projects Geotechnical engineers structure their services to meet the specific needs of their clients. A geotechnical engineering study conducted for a civil engi- neer may not fulfill the needs of a construction contractor or even another civil engineer. Because each geotechnical engineering study is unique, each geotechnical engineering report is unique, prepared solelyfor the client. No one except you should rely on your geotechnical engineering report without first conferring with the geotechnical engineer who prepared it. And no one — not even you —should apply the report for any purpose or project except the one originally contemplated. Read the Full Report Serious problems have occurred because those relying on a geotechnical engineering report did not read it all. Do not rely on an executive summary. Do not read selected elements only. A Geotechnical Engineering Report Is Based on A Unique Set of Project -Specific Factors Geotechnical engineers consider a number of unique, project -specific fac- tors when establishing the scope of a study. Typical factors include: the client's goals, objectives, and risk management preferences; the general nature of the structure involved, its size, and configuration; the location of the structure on the site; and other planned or existing site improvements, such as access roads, parking lots, and underground utilities. Unless the geotechnical engineer who conducted the study specifically indicates oth- erwise, do not rely on a geotechnical engineering report that was: ■ not prepared for you, • not prepared for your project, • not prepared for the specific site explored, or • completed before important project changes were made. • elevation, configuration, location, orientation, or weight of the proposed structure, • composition of the design team, or ■ project ownership. As a general rule, always inform your geotechnical engineer of project changes —maven minor ones —and request an assessment of their impact. Geotechnical engineers cannot accept responsibility or liability for problems that occur because their reports do not consider developments of which they were not informed. Subsurface Conditions Can Change A geotechnical engineering report is based on conditions that existed at the time the study was performed. Do not rely on a geotechnical engineer- ing reportwhose adequacy may have been affected by: the passage of time; by man-made events, such as construction on or adjacent to the site; or by natural events, such as floods, earthquakes, or groundwater fluctua- tions. Always contact the geotechnical engineer before applying the report to determine if it is still reliable. A minor amount of additional testing or analysis could prevent major problems. Most Geotechnical Findings Are Professional Opinions Site exploration identifies subsurface conditions only at those points where subsurface tests are conducted or samples are taken. Geotechnical engi- neers review field and laboratory data and then apply their professional judgment to render an opinion about subsurface conditions throughout the site. Actual subsurface conditions may differ —sometimes significantly — from those indicated in your report. Retaining the geotechnical engineer who developed your report to provide construction observation is the most effective method of managing the risks associated with unanticipated conditions. Typical changes that can erode the reliability of an existing geotechnical engineering report include those that affect: A Report's Recommendations Are Not Final • the function of the proposed structure, as when it's changed from a Do not overrely on the construction recommendations included in your parking garage to an office building, or from a light industrial plant report. Those recommendations are not final, because geotechnical engi- to a refrigerated warehouse, neers develop them principally from judgment and opinion. Geotechnical engineers can finalize their recommendations only by observing actual subsurface conditions revealed during construction. The geotechnical engineer who developed your report cannot assume responsibility or liability for the report's recommendations if that engineer does not perform construction observation. A Geotechnlcal Engineering Report Is Subject to Mislutowetation Other design team members' misinterpretation of geotechnical engineering reports has resulted in costly problems. Lower that risk by having your geo- technical engineer confer with appropriate members of the design team after submitting the report. Also retain your geotechnical engineer to review perti- nent elements of the design team's plans and specifications. Contractors can also misinterpret a geotechnical engineering report. Reduce that risk by having your geotechnical engineer participate in preb�d and preconstruction conferences, and by providing construction observation. Do Not Redraw the Engineer's Logs Geotechnical engineers prepare final boring and testing logs based upon their interpretation of field logs and laboratory data. To prevent errors or omissions, the logs included in a geotechnical engineering report should. never be redrawn for inclusion in architectural or other design drawings. Only photographic or electronic reproduction is acceptable, but recognize that separating logs from the report can elevate risk. Give Contractors a Complete Report and Guidance Some owners and design professionals mistakenly believe they can make contractors liable for unanticipated subsurface conditions by limiting what they provide for bid preparation. To help prevent costly problems, give con- tractors the complete geotechnical engineering report, but preface it with a clearly written letter of transmittal. In that letter, advise contractors that the report was not prepared for purposes of bid development and that the report's accuracy is limited; encourage them to confer with the geotechnical engineer who prepared the report (a modest fee may be required) and/or to conduct additional study to obtain the specific types of information they need or prefer. A prebid conference can also be valuable. Be sure contrac- tors have sufficient time to perform additional study. Only then might you be in a position to give contractors the best information available to you, while requiring them to at least share some of the financial responsibilities stemming from unanticipated conditions. Read Responsibifity Provisions Closely Some clients, design professionals, and contractors do not recognize that geotechnical engineering is far less exact than other engineering disci- plines. This lack of understanding has created unrealistic expectations that have led to disappointments, claims, and disputes. To help reduce the risk of such outcomes, geotechnical engineers commonly include a variety of explanatory provisions in their reports. Sometimes labeled "limitations" many of these provisions indicate where geotechnical engineers' responsi- bilities begin and end, to help others recognize their own responsibilities and risks. Read these provisions closely. Ask questions. Your geotechnical engineer should respond fully and frankly. Geoenvironmental Concerns Are Not Covered The equipment, techniques, and personnel used to perform a geoenviron- mental study differ significantly from those used to perform a geotechnical study. For that reason, a geotechnical engineering report does not usually relate any geoenvironmental findings, conclusions, or recommendations; e.g., about the likelihood of encountering underground storage tanks or regulated contaminants. Unanticipated environmental problems have led to numerous project failures. If you have not yet obtained your own geoen- vironmental information, ask your geotechnical consultant for risk man- agement guidance. Do not rely on an environmental report prepared for someone else. Obtain Professional Assistance To Deal with Mold Diverse strategies can be applied during building design, construction, operation, and maintenance to prevent significant amounts of mold from growing on indoor surfaces. To be effective, all such strategies should be devised for the express purpose of mold prevention, integrated into a com- prehensive plan, and executed with diligent oversight by a professional mold prevention consultant. Because just a small amount of water or moisture can lead to the development of severe mold infestations, a num- ber of mold prevention strategies focus on keeping building surfaces dry. While groundwater, water infiltration, and similar issues may have been addressed as part of the geotechnical engineering study whose findings are conveyed in -this report, the geotechnical engineer in charge of this project is not a mold prevention consultant; none of the services per- formed in connection with the geotechnical engineer's study were designed or conducted for the purpose of mold preven- tion. Proper implementation of the recommendations conveyed in this report will not of itself be sufficient to prevent mold from growing in or on the structure involved. Rely, on Your ASFE-Member Geotechncial Engineer for Additional Assistance Membership in ASFE/The Best People on Earth exposes geotechnical engineers to a wide array of risk management techniques that can be of genuine benefit for everyone involved with a construction project. Confer with you ASFE-member geotechnical engineer for more information. ASFE TING last ?Gallo as Earth 8811 Colesville Road/Suite G106, Silver Spring, MD 20910 Telephone:301/565-2733 Facsimile:301/589-2017 e-mail: info@asfe.org www.asfe.org Copyright 2004 by ASFE, Inc. Duplication, reproduction, or copying of this document, in whole or in part, by any means whatsoever, is strictly prohibited, except with ASFE's specific written permission. Excerpting, quoting, or otherwise extracting wording from this document is permitted only with the express written permission of ASFE, and only for purposes of scholarly research or book review. Only members of ASFE may use this document as a complement to or as an element of a geotechnical engineering report, Any other firm, individual, or other entity that so uses this document without being an ASFE member could be committing negligent or intentional (fraudulent) misrepresentation. IIGER06045.0M TABLE OF CONTENTS 06-2708 PAGE INTRODUCTION....... . ....................................... . ..... 1 General...._..................................................... 1 Project Description ........ ........................................ 2 Scope of Services ................................................. 3 SITECONDITIONS ................................................... 6 6 Surface.......................................................... 7 Subsurface....................................................... 7 -General...................................................... 7 -Soil Conditions ............................................... 7 -Soil Behavior...............................................1. -Local Geology ................................................ 8 8 Groundwater...................................................... DISCUSSION AND RECOMMENDATIONS ..... . ......................... 10 Site Preparation and General Earthwork .............................. 10 General..................................................... 10 Building Demolition ................................ I .......... 10 - Stripping and Clearing ........................................ 10 -Overexcavation.............................................. 11 -Redensification.............................................. 12 -Slope Benching .............................................. 12 - Structural Fill and Backfill...................................... 13 - Fill and Backfill Placement and Compaction ....................... 13 - Fill and Backfill Testing ................................ I ....... 14 - Native Subgrade Soil Density Testing ............................ 15 - Impacts on Buried Structures ................................... 15 - Utility Trench Fill ................................... . ......... 15 Fill Source Evaluation ......................................... 17 - Wet Weather Construction ............... I .......... . .......... 18 Excavations and Slopes............................................18 4 Conventional Spread Footing Foundations ............................ 20 -General.....................................................20 - Conventional Foundation Design Parameters ...................... 20 Settlement...................................................22 - Lateral Load Resistance ....................................... 23 Concrete Slab -on -Grade Floor ....................................... 24 Post and Pad Supported Wood Floor ................................. 25 Buried Basement and Retaining Walls ................................ 26 Seismic Risk .................................................... 27 Liquefaction......................................................28 Slope Stability....................................................29 -General.....................................................29 -Visual Slope Evaluation ........................................ 29 - Computer Analysis ............................................ 29 Roadway Pavements .............................................. 31 -General.....................................................31 -Subgrades.................................. I................ 31 -PavementSections...........................................32 - Pavement Base Materials .................. I ................... 35 Site Drainage ..................................................... 36 General..................................................... 36 - Short Term Drainage Measures ................................. 37 -Long Term Drainage Measures ....... ..............<............ 37 Roof Drainage ................................................ 39 Roadway Subgrade Drainage ....................................... 39 -General..................................I..................39 -Short Term Drainage .......................................... 40 -Long Term Drainage .......................................... 40 In -Situ Infiltration ................................................. 42 General..................................................... 42 Infiltration Rate ........................................ I ...... 42 - Infiltration Drain System Design ................................. 43 Temporary Erosion and Sediment Control ............................. 43 Silt Filter Fence ............................................... 43 - Storm Drain Silt Sacks ......................................... 45 Crushed Rock Entry Apron ..................................... 45 • CLOSURE.......................................................... 46 Limitations....................................................... 46 Additional Services ................................................ 47 - Plan and Specification Review .................................. 47 - Construction Observation and Testing ........................... 47 -Warning! ............. ..................... I................. 47 APPENDIX A - Field Exploration Program APPENDIX B - Geotechnical Laboratory Testing Program APPENDIX C - Use of This Report by Others ILLUSTRATIONS Plate 1 Plate 2 Plate 3 Plate 4 Plate 5 Plate 6 Plate 7 Plate 8 Plate 9 Plate 10 Plates 11 through 15 Plates 16 through 21 06-2708 iv - Vicinity Map Site Plan Local Geology Slope Benching Detail Typical Utility Trench Backfill Typical Foundation Detail Wall and Footing Drain Details U.S.D.A. Textural Triangle Typical Filter Fence Detail Legend Test Pit Logs Gradation Curves GEOTECHNICAL ENGINEERING STUDY PROPOSED FEDERAL WAY TOWN HOMES 31408 - 28T" AVENUE SOUTH FEDERAL WAY, WASHINGTON 06-2708 INTRODUCTION General As requested, this report summarizes the results of our limited geotechnical engineering study for the project. To the best of our understanding, the project incorporates the demolition and removal of the existing commercial and residential structures and the subsequent construction of a series of new multi -story, wood - frame town homes. We proceeded with our services on the basis of your May 15, 2006 written authorization. The primary purposes of our study were to explore and characterize the general subsurface soil and groundwater conditions beneath site, and to supplement these data with geotechnical and geological information readily available in our library and files at the time of writing this report. Our limited site exploration, laboratory testing, and site data evaluation were used as a basis for formulation of geotechnical recommendations for performance of appropriate site earthwork operations, and for the design and construction of conventional spread footing foundations and a concrete slab -on -grade floors, and any necessary buried or retaining walls. We also evaluated the sites' susceptibility to liquefaction under seismic conditions, evaluated the in -situ soils' infiltration characteristics, and developed recommendations for site drainage and temporary erosion and sediment control [TESC] measures. The site is located approximately as shown on the Vicinity Map, Plate 1. The site details, including the identification number and the approximate location of the exploratory test pits, and the general site topography, are presented on the attached Site Plan, Plate 2. This report addresses the geotechnical aspects of new town home construction and associated site development only. It does not address any environmental, wetland, biological or mold aspects of the site conditions, such as the potential presence of toxic or hazardous conditions or buried tanks, or of wetlands or mold. If any of the the environmental aspects of site development need to be I STEEL. LACE S [ 'S - ..,� ,-� r. � � � Fes„ •" Y�i' �� ■ , � ,.. 3- 2T : : Approximate Site ' Location' ti ffSS� cK: 4 ti:. �,�f` .SF.r L �f•: 4:9i.f;�at 'i �1 ` 1..o-,.• .c.�' - j Lf ;ti - y •i,- _ ifs �. r �" 7Ar .Lt SE4 T`, .. _ w I Reference: Based on Thomas Brothers Map: King County 2004 edition, map number 745, grid C-3. 1 Creative Engineering Options INC I Plate VICINITY MAP A Firm Prac,icing in the Geosciences o 40 »» � roe |Approximate Scale | [exercise care ' scale distorted by / reproduction process] oao / FF:4O7-1 CO Cq | LEGEND / � FF� �48O.'� 5O P-7 |donhfinuUapproximate ofexploratory test ph lin �� Denotes"an "'ay"a, �°points^of .^ approximately equal elevation [in feet] | \ | - Denotes an imaginary line depicting points of -^o approximately equal elevation after final grading [in feet] VV SITE PLAN Reference: Based on a Site Plan for Federal Way Townhome! Plate 2 Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 2 addressed, it should be done by a suitably qualified expert under a separate contract. Pro'ect Description As we understand the present [conceptual] development plans the intention is to demolish and remove the existing wood -frame residential structure and the one- story combination wood -frame and masonry block commercial building and an appurtenant shed [green house]. Then, you intend to redevelop the site by constructing approximately thirty (30) two-story, wood -frame town homes in six multi -unit buildings. These structures are presently expected to employ conventional spread footing foundations and concrete slab -on -grade floors. Current plans also call for the construction of a "Tot -Lot" in the roughly east central part of the site, and a "buried" detention vault along the site's roughly southeastern edge, between the town homes and the 1-5 freeway. Although no specific building load data is presently available, based on our experience with similar multi -story residential construction, we estimate that the maximum combined building dead and live loads should not exceed the following. • Continuous perimeter foundations = 2 to 3 kips per Linear foot ■ Interior column foundations = 75 kips ■ Concrete floor slab loads = 120 psf At this point it appears that a moderate amount of overexcavation may be required at this site to develop the level building pads, and to construct the detention pond [vault]. We estimate that the excavation depth could be up to about twelve (12) feet at the deepest point. Utility excavations are estimated to be up to about ten (10) feet deep, but the ultimate depths will be dependant on the depth of the main feeder lines in the nearby streets. It appears that little, if any, fill or backfill will be required on this project. There is also to be an asphalt paved site access roadway entering the site from 281h Avenue South which is to incorporate a pavement of the minimum allowable local design thickness. Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Scope of Services Page 3 Our scope of services developed from our discussions with Mr. Holderman, your civil engineer, is designed to develop as much subsurface data as is economically feasible without creating any significant site disturbance and within the schedule and budget constraints. More specifically, our scope includes the following: Performance of an initial site visit to observe the existing site and building conditions and exploration equipment access, ■ Acquisition and review pf geologic and geotechnical data pertinent to the general site area to assist in characterization of the subsurface soil and groundwater conditions, ■ Performance of a limited subsurface site exploration comprising a minimum of ten (10) exploratory test pit excavations extending to a maximum estimated depth of about fourteen (14) feet below existing site grade, Performance of a limited geotechnical laboratory testing program comprising predominantly of moisture contents and grain size analyses, ■ Provision of geotechnical recommendations for the performance of appropriate site earthwork operations to include, but not necessarily be limited to, building demolition and removal, stripping and clearing, over excavation, subgrade redensification, fill placement and compaction, and excavation safety, �■ Provision of a geotechnical recommendation for the maximum allowable soil bearing pressure and resistance to lateral loads for conventional spread footing foundations, and a vertical subgrade modulus for concrete floor slab design, Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 ■ Development of an estimate of the potential total and differential magnitudes of post construction building load related settlement, and the rates at which such settlement might occur, ■ Evaluation of the lateral loads likely to be applied to the structures and provision of geotechnical recommendations for the design and construction of any reinforced concrete basement, stem, or retaining walls to include an active and passive equivalent fluid pressure and a coefficient of frictional resistance, ■ Evaluation of the risk of site liquefaction under earthquake conditions, and development of an estimate of the potential magnitude of liquefaction related settlement that might occur during a severe earthquake, as appropriate, ■ Evaluation of the site's seismic history and performance, and provision of the 2003 IBC seismic design parameters, including site profile type, horizontal spectral acceleration, and Fa and Fv coefficients, ■ Evaluation of the overall static and dynamic stability of the sites' eastern perimeter slope, ■ Evaluation of the in -situ soils' infiltration characteristics in general accordance with the U.S.D.A. methodology and provision of recommendations regarding the potential for the soils to act as an infiltration medium, ■ Provision of geotechnical recommendations for a minimum thickness asphalt pavement design section for the site roadways capable of supporting the anticipated site traffic, ■ Provision of geotechnical recommendations for appropriate short and long term site drainage and temporary erosion and sediment control [TESC] measures, and Page 4 Geotechnical Engineering Study Page 5 06-2708 Federal Way Town Homes June 6, 2006 ■ Provision of five copies of five copies of a final written report summarizing the above information. This report has been prepared for specific application to the proposed new town home development project [described in the Project Description section of this report] located at 31408 - 28th Avenue South, in Federal Way, King County, Washington, only and is for the exclusive use of South Fork Homes LLC and their other clients, representatives, consultants and contractors. No other warranty, expressed or implied, is made. We recommend that this report, in its entirety, be made readily available for -the contractor(s) information and estimating purposes. However, this report should not be considered the sole source of geotechnical data, and provision of this report should not relieve any contractor from the responsibility for making his own site study. Our recommendations, based on our data review, site observations, and engineering analyses, are presented following the discussion of site conditions. More detailed field exploration data developed during our limited site exploration and data review, along with our test pit logs, are included as Appendix A. A brief summarization of the laboratory testing program, along with copies of the test results, is provided as Appendix B to this report. Geotechnical Engineering Study Page 6 06-2708 Federal Way Town Homes June 6, 2006 SITE CONDITIONS Surface The site is located along the eastern side of 281h Avenue South, just a short distance to the north of the junction with Southwest 316th Street, the location of a roundabout, in Federal Way, King County, Washington, approximately as shown on the Vicinity Map, Plate 1, attached. The site is bounded to the north by existing well established multi -family residential construction. To the west is an existing park facility and to the south the property is presently undeveloped, though there is an old "abandoned" residence on -site. To the east the property is bounded by the 1-5 freeway and its right-of-way. A moderate amount of the northwestern corner of this property is presently occupied by an existing, but abandoned, single -story wood -frame residence supported on small concrete blocks. Just to the south there is also a large sprawling single -story wood -frame and masonry block [commercial] structure that appears to us to bean old "nursery" building. Immediately behind this building there is also an old decrepit green house structure. Also, to the south of the existing commercial building, there are a number of old, rectangular, abandoned, "concrete" tanks scattered over the site surface and amongst the trees. The western side of the property where the existing buildings are located, and for a short distance further to the east, is relatively flat and level. In the southeastern portion of the site, where that above -described concrete "tanks" are located, there are several mature evergreen trees with trunks of up to about thirty-eight (38) inches in diameter. These trees are all growing with straight and vertical trunks, typically a sign that the site is stable. At about mid -site the property begins to slope downwards towards the east and the freeway. We estimate from the presently available topography that the vertical topographic change is about fourteen (14) feet over a distance of roughly one hundred and thirty (130) feet. This translates to an average overall slope gradient of about 9.2H:1 V, or about 11 %. This slope extends along virtually the entire north to south length of the sites' eastern perimeter. The bulk of the eastern side of the property, including the steeper eastern slope area, is presently heavily vegetated with berry vines, ferns, field grass, and several small to medium diameter trees and saplings. We found no evidence of any surficial or standing water on the site at the time of our field exploration. Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Subsurface Page 7 General: In order to evaluate the in -place soil and groundwater conditions within the general construction area and the more easterly slope we excavated ten (10) exploratory test pits at strategic locates around the site. These test pits extended to a maximum depth of about nine and one half feet below the existing grade. The identification numbers and approximate test pit locations are shown on the Site Plan, Plate 2. More detailed descriptions of the materials encountered at the test pit locations are presented on the individual test pit logs contained in Appendix A to this report. The following is a generalized description of the local geology and the subsurface conditions encountered in our limited field exploration. Soil Conditions: All ten (10) of our exploratory test pit excavations encountered essentially similar subsurface conditions, although the pits in the roughly southeastern corner of the site [TP-4] found an overlaying layer of several feet of old nursery "potting" soil atop the native materials. Typically, beneath the surficial roughly six inches of organic silty sand topsoil our test pits encountered a light reddish -brown to light gray -brown, loose to dense, moist, silty fine to coarse sand with varying amounts of rounded gravel. We classified these materials, which typically extended to a depth of between about three and five feet below site grade, as an SM in general accordance with the Unified Soil Classification System (USCS). Beneath these shallow silty sands our test pits encountered, and were generally terminated in, a gray, moist, very dense and partially to completely cemented -in - place, silty fine to coarse sand. This material, which also contained small to moderate amounts of rounded gravel, was classified as an SM by the USCS. In our professional opinion this material comprises a glacial till soil, described locally as the Vashon glacial till, or hardpan. Soil Behavior: Based on the exploratory data it is evident that the bulk of the shallow in -situ materials within the general development and eastern slope areas dense and granular in nature. These soils are not considered to be especially settlement sensitive, particularly after controlled redensification. Providing the in - situ soils exposed by overexcavation are appropriately redensified they should be adequate to support the proposed building loads [particularly when applied through a "grid -like" foundation and stem wall system] without any significant detriment. Although the vast majority of the in -situ soils are granular in nature most of them contain a moderate to substantial amount of silt [and possibly some clay] fines and a JIB Jf Qsr P Reference: Geology of the Poverty Bay Quadrangle, Washington; by Waldron, H. H.; U.S.G.S. Map GQ-158; 1961. Creative Engineering Options INC LOCAL GEOLOGY Plate rCn A Firm Practicing in the Geosciences Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 8 should, therefore, be considered to be "moisture sensitive" when wet. They should be expected to deteriorate rapidly under even light pedestrian traffic activity when they become wet. For similar reasons they are likely to become difficult, if not impossible, to work or compact when wet. If used for fill purposes, these soils must be appropriately moisture conditioned so that the soils' moisture content is within about two points of the materials' optimum Modified Proctor moisture content at the time of compaction. They are considerably more suitable for on -site fill purposes during the drier summer months, but may still require moisture conditioning. As mentioned, the in -situ soils beneath the site are predominantly granular and they typically exhibit an increasing degree of .density and cementation with depth. Based on the observed soil conditions it is our professional opinion that the bulk of the shallow [to a depth of about three to five feet] soils beneath this site may be considered to be of relatively low permeability. Below this depth, where the soils become very dense and cemented in -situ, they are considered to be essentially impermeable. In our opinion, whilst these looser shallow soils likely absorb some of the surface water, these materials generally do NOT lend themselves to positive in -situ infiltration performance. Local Geology: As part of our evaluation of this property we reviewed a Geologic Map of the area [Geology of the Poverty Bay Quadrangle, Washington; by Waldron, H. H.; U.S.G.S. Map GQ-158; 1961 ] to help determine the general local geologic conditions. According to this map the site is located in an area predominantly underlain by Ground Moraine Deposits [Qgt]. According to Waldron these materials are generally described as "chiefly compact, unoxidized till with a mantle of sand and gravel." This description is in "rough" accordance with the encountered conditions. The local geology is depicted for your information on Plate 3, attached. Groundwater As indicated earlier, we found what no evidence of an established ground water level, or of any groundwater seepage, in any of our exploratory test pits at the time of the field exploration. Given the elevation and location of this property we estimate that the local ground water level is probably more than fifty (50) feet below existing site grade, far enough below the maximum anticipated depth of building construction related excavation or disturbance as to pose no significant threat to the construction effort. However, if construction is to take place during the wetter winter months it is possible that a temporary ground water [seepage] level could Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 9 occur atop the shallow till soil interface and then some degree of dewatering [surface and subsurface water collection and pumping] might be required. It has also been our experience that groundwater and seepage levels should not be considered static. Typically, fluctuations in the levels and rates of flow can, and often do, occur on a seasonal basis, after periods of heavy or sustained precipitation, or from surface flow from elsewhere on the property or its surroundings. However, it is our professional opinion that, providing appropriate protective measures are taken during construction, neither groundwater nor seepage should have any detrimental impact or affect on the proposed construction efforts, or on the completed buildings. Any earthwork [or general] contractor should be aware of the potential for the presence of shallow groundwater [temporary or otherwise] or seepage beneath the general construction area of this site [particularly during the wetter winter months of October through May], and the risks usually associated with the presence of water. He should take appropriate measures in his bid by including a contingency in his budget and schedule to accommodate the possible need to deal with groundwater and/or seepage inflow during construction. Geotechnical Engineering Study Page 10 06-2708 Federal Way Town Homes June 6, 2006 DISCUSSION AND RECOMMENDATIONS Site Preparation and General Earthwork General: Based on our understanding of the presently proposed site development plan it appears that a small to moderate amount of earthwork is likely to be required to install the new building foundations and floor slabs, and particularly the proposed "buried" detention vault structure. In this case foundation and slab excavation is expected to be between about two and four feet in maximum depth. It also appears that up to about twelve (12) feet of overexcavation may be required to install the proposed "buried" detention vault. At this point it appears likely that in addition to the detention vault backfill there will be several feet of fill on -site to help balance the cut and fill and reduce off -site transportation and disposal, and to help generate a flatter site grade throughout. The following paragraphs outline the earthwork measures likely to be involved in site development. Building Demolition: The first step in site development will involve the demolition and removal of the existing residence, commercial and green house structures. It is important that all of the structural elements, including foundations and floor slab, be removed in their entirety so that no "hard" spots remain over which any new building might drape. If such "draping" were to occur in the future it could subject the new structure[s] to greater stresses than those for which they were designed. This could result in the development of building distortion and/or damage with time, a situation to be avoided. We recommend that all demolition debris be broken into small enough pieces to be man -handled into dump trucks. All of the debris should be removed from the site and disposed in accordance with the applicable regulations. Stripping and Clearing: The next step in the site earthwork operation at this site will be to strip and clear the the remaining surface of the proposed development area of the site of any vegetation, topsoil, trees, stumps, or other deleterious surficial materials that might detrimentally affect the construction process. Based on the information generated in our study we estimate that an average depth of about six inches of material will need to be stripped and removed from the construction area. As mentioned earlier, we found that a substantial portion of the southeastern corner of this property was overlain by several feet of very loose, organic nursery "potting" Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 11 soil and root matter. This material is totally unsuitable for any form of load support and will need to be removed in its entirety. The true extent of this material will probably not be determined until the vegetation is stripped from the area. The owner should also be aware that the a significant portion of the site was not subject to direct in -place exploration. As a consequence it is likely that greater thicknesses of unsuitable material will probably exist in some locations on the site, particularly around the existing patio area. Because of this, we recommend that the owner provide a contingency in the budget and schedule to accommodate the need for, and risk of, additional stripping and removal of unsuitable surficial soils and deleterious materials, and their disposal. If any of the stripped "vegetative" or "topsoil' materials are desired for subsequent landscaping purposes we recommend that they should be stockpiled away from the construction areas. No stockpile should be located within a distance of fifteen (15) feet of any foundation, basement or other structural excavation, or within fifteen (15) feet of the crest of the steeper eastern slope [just above the freeway]. All other stripped materials should be removed from the site and disposed in accordance with the applicable local regulations. Any stockpiled "landscaping" material should, wherever possible, be protected against the elements. This can be accomplished by covering the stockpile[s] with a pegged or sandbagged in -place visqueen sheeting. We also suggest placing a straw bale barrier around the toe of the stockpile to help prevent any surface runoff from the stockpile from transporting soil fines or sediment off the stockpile. Overexcavation: It currently appears that a small to moderate amount of overexcavation will be required to expose the building pads, the detention vault and to help create a flatter and more level site surface. Building foundations and floor slab levels are presently expected to require a typical excavation depth of up to about two to four feet. A moderate amount of overexcavation is likely for the construction of the proposed detention vault structure, potentially on the order of about twelve (12) feet in depth. As with the stripped topsoil materials the materials required for backfilling or other fill purposes may be stockpiled on the site, but any stockpile should be at least fifteen (15) feet from any building or detention vault excavation, or from the crest of the steeper eastern slope. All materials not required for fill or backfill purposes will need to be removed from the site and disposed in accordance with the applicable Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 12 regulations. Any stockpiled material should, where possible, be protected against the elements. This can be accomplished by covering the stockpile[s] with a pegged or sandbagged in -place visqueen sheeting. As with the topsoil materials, we also recommend the installation of a straw bale filter fence along the downgrade perimeters of any stockpile to help prevent surface flow from the stockpile transporting soil fines off the site and onto neighboring property or the nearby freeway. Redensification: As mentioned earlier in this report, because of the presence of relatively loose and potentially compressible soils at shallow depth, and as a means of enhancing the competency of the excavated soil subgrades, we also recommend that all load supporting subgrade soils be carefully and thoroughly redensified. Redensification may be achieved by having the compaction equipment make a minimum of four passes. (One pass is a passage of the compactor in each direction, forwards and backwards, over the same strip of subgrade.) As indicated, this redensification process should be carried out over the whole of the exposed foundation, floor slab, detention vault, and roadway subgrade areas. If conducted under control this process should not only enhance the condition of surficial materials disturbed by the excavation process, but also help enhance the degree of in -situ density within the upper approximately two to three feet of underlying soil. Slope Benching: Because there is a gentle slope on this property and it appears likely that the cut and fill operation will be balanced there is a potential for some fill to be placed and compacted on a slope surface. If this is the case we recommend that wherever the slope is steeper than 5H:1 V the slope surface be benched before any fill is placed or compacted. A bench comprises the excavation of a flat and level grade across [parallel] to the slope contours of about five to eight feet in width with an upgrade cut face of about three to four feet in height. This is approximately the width of a small to medium sized `dozer. Once cut, the bench subgrade should be redensified as described earlier in this report. Then fill may be placed and compacted on the bench subgrade in accordance with the recommendations presented earlier in this report. The construction of a bench provides a flat, level and competent surface to support a new fill. Its presence eliminate the risk that a fill could be placed on a sloping surface and, over time, could slowly fail and slide downslope. For informational purposes we have provided a pictorial depiction of this slope benching procedure on plate 4, attached. r Schematic Only - Not to Scale LEGEND Soil to be excavated and reused or disposed in accordance with applicable local regulations. Compacted structural fill meeting the description provided in the accompanying Geotechnical Engineering report by CEO, Inc. NOTES • Estimated minimum width of bench subgrade, b, = 6 feet • Estimated maximum height of upgrade excavation face, h, = 4 feet • Recommended gradient for face of compacted structural fill slope = 2 HA V • All replacement or new fill to be placed and compacted in general accordance with the recommendations contained on pages f^L in the attached geotechnical report for project o 6 - 2a- 8 , dated o - 4 - 14 o Creative Engineering Options INC `G V N A Firm Practicing in [he Geosciences Plate SLOPE BENCHING DETAIL 4 Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 13 Structural Fill and Backfill: Structural fill is defined as any fill placed under the proposed building foundations or floor slabs, roadway pavements, or any other load -bearing areas. Structural backfill is material placed, typically, behind a basement or retaining wall during or after construction. Ideally, but particularly for wet weather construction, structural fills and backfills should consist of a free - draining granular material with a maximum size of three inches. The material should have about 75% passing the number 4 mesh sieve and no more than 5 percent fines (silt and clay sized material passing the No. 200 mesh sieve). During dry weather any organic -free, compactible material meeting the above maximum size criterion is acceptable for this purpose. From our field observations it is our professional opinion that, with the exception of the surficial old "potting" soil found in the southeastern portion of the site, the great majority of the shallow in -situ soils (those materials likely to be excavated for building foundation, floor slab, and detention vault construction) are in a generally suitable condition for reuse as a structural fill. In wet weather these soils are likely to deteriorate rapidly under even light pedestrian traffic activity. Therefore, we strongly urge that these materials be kept within about two points of the wet side of their Modified Proctor optimum moisture content to avoid the potential reaction likely in "moisture sensitive" soils. Fill and Backfill Placement and Compaction: Any and all structural fill or backfill should be placed in thin horizontal lifts not exceeding ten (10) inches in loose thickness for heavy compactors and four inches for hand held and operated compaction equipment. Each lift should be compacted to a minimum of 95 percent of the materials' maximum Modified Proctor dry density, or to the applicable minimum City standard, whichever is the more conservative. Non load bearing backfill may be compacted to a lesser standard, typically to greater than 90% of the materials' maximum Modified Proctor dry density. Fill within about five feet of any reinforced basement or retaining wall should be compacted to 92% of the materials' maximum Modified Proctor dry density. Beyond this point the degree of compaction should be increased to better than 95%. As indicated above, to facilitate the earthwork and compaction process the earthwork contractor should place and compact fill materials at, or near (typically within about two points of the wet side), the materials' optimum Modified Proctor moisture content. This should help enhance the compactibility of the materials and avoid the risks involved with wet, moisture sensitive soils. If fill materials are more than about three points on the wet side of optimum they will need to be dried to Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 14 within about two points of the Modified Proctor optimum moisture content. This can be accomplished relatively inexpensively by periodic windrowing and aeration. Alternatively, drying can be achieved by intermixing the fill materials with ordinary portland cement powder to absorb excess moisture. In this latter case we have found that the hydration of the cement not only results in water absorption, but also develops some "concrete -like" strength within the soil and cement matrix. In our experience the soil cement matrix can generate a compressive strength in excess of two thousand (2,000) psi. If this option is selected, we recommend that the cement powder be intermixed at a rate of about 3% by weight of the soil. [This form of soil treatment is NOT suitable for any material to be used as a free -draining backfill.] Fill and Backfill Testing: Because there is more than one variation of the "native" and "fill' soil on -site we recommend that any field technician employed to monitor and test the degree of in -place compaction being achieved plot each and every Modified Proctor laboratory curve, along with the respective soil descriptions, on a single "master" sheet so they form a "family" of curves. Then, each field density test result should be plotted against this family to determine which of the curves is applicable to the tested soil. This family of curves will also quickly indicate if there is a different material being tested so that an additional laboratory curve can be generated. THIS IS A CRITICAL STEP IN ON -SITE FILL COMPACTION CONTROL AND SHOULD NOT BE AVOIDED. We recommend that any and all structural fill be tested to verify that the appropriate degree of compaction is being achieved. We recommend that a minimum of one test be conducted in every one hundred (100) cubic yards of fill or backfill, or one test per one hundred (100) square feet of compacted fill surface, whichever generates the greater number of tests. Where a fill is placed in more than one layer of thickness it is crucial that each layer of the fill be tested. In utility trenches we recommend the same frequency of testing. Whilst this testing program sounds onerous the reality is that the owner will be employing an accredited testing agency to perform these tests. The agency will bill the owner for a minimum amount of time, typically four hours, regardless of the time actually spent on the site. Each in -place density test with a nuclear density gauge takes about three to five minutes to complete. Since the field technician will be on - site for, potentially, one to two hours it should not be difficult to have him [or her] perform between eight and fifteen (15) tests during each site visit. We recommend Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 15 that the owners' contract with the testing agency make it clear than a potentially significant number of in -place density tests will be required. We also strongly recommend that each in -situ density test be approximately located horizontally and vertically with respect to a "fixed" and relocatable point on the site, such as the existing street edge or an existing manhole structure. In this manner it should be possible to show with a reasonable degree of accuracy the comprehensiveness of the fill or backfill testing, and to depict a "density profile" through the backfill. This can be an important element in the event there is a problem with the fill or backfill performance and any subsequent litigation. Native Subgrade Soil Density Testing: It is important that the owner recognize that in -place density testing of any subgrade created in the "native" [undisturbed] soil is inappropriate and unnecessary. If the native soil is tested it is virtually certain that the results will indicate a "failing" degree of compaction. This does not mean the native soil is unacceptable for load bearing purposes, only that it is not behaving in the same manner as a compacted structural fill. Instead of performing in -situ density tests in the native soil it is usually preferable to have the geotechnical engineer probe the subgrade with a small diameter steel rod. The magnitude of rod penetration, coupled with the engineers' visual evaluation of the exposed subgrade soil and his experience and engineering judgement, is a reasonably accurate determinator of the subgrade soils' competency. Impacts on Buried Structures: It is also important that no large or heavy compaction equipment be used within about five feet of any manhole, catch basin or buried or retaining [ detention vault] wall. If large equipment is used in these areas there is a risk that excessive lateral pressures could be developed and applied to the structure by the equipment. This could lead to damage to, if not failure of, the structure. We recommend that a small walk -behind vibratory steel wheel roller be used in these areas, and that the fill be placed in loose lifts of no more than four inches in thickness. Larger compaction equipment may be used beyond that point. Utility Trench Fill: The new construction is virtually certain to require that new utility lines be extended onto, around, or beneath the proposed development. It is our current understanding that several "live" utility lines may exist, particularly within the most westerly portion of the proposed building construction area of the site. We recommend that any and all existing utilities be located and identified before any work is performed in an effort to avoid potential risk of damage during construction. If utility pipes are encountered during construction, they should be r, Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 16 plugged or removed so that they do not provide a conduit for water and cause soil saturation and potential stability problems. We recommend that the owner attempt to bring any new utility line into the building areas by the shortest possible route available. Power may be available by means of either overhead pole supply or by underground line. However, the majority of utilities, such as water, gas, sewer, and storm drainage are expected to be underground. The specific main feeder utility line elevations are presently unknown, but are believed to be at relatively shallow depth [possibly less than ten (10) feet] beneath the adjacent street. Cables are significantly less susceptible to settlement activity or distortion in installation. Pipes are normally more sensitive because they can change shape due to inadequate support or excessive overhead loading. To avoid this possibility, we recommend that the contractor(s) make sure that each utility line is set on a suitable bedding material in accordance with the manufacturers' recommendations. Once set in -place, it is critical that adequate fill support is provided beneath the pipe haunches to help prevent pipe distortion under load, and that the fill cover within about one foot of the crown of the pipe be adequately compacted with hand operated compaction equipment. In our experience utility trench fill has been the source of the majority of post construction fill settlement problems, particularly in pavement areas. Many utility contractors do not expend any effort in placing trench backfill in thin layers, as described above, or in compacting each layer of backfill to the recommended degree. As a result, over a relatively short period the trench backfill has a tendency to settle thereby leaving a hollow or depression along its alignment. We strongly recommend that all utility trench backfill be placed and compacted in the same manner as described for structural fill above. We also recommend that the project specifications include specific mention of the need to compact the utility trench fill to the degree specified in the Fill Placement and Compaction section of this text, and as indicated on Plate 5. We also strongly recommend that the project specifications include the following specifics: ■ All utility trench fill must, at a minimum, be compacted to the degree specified in the Fill Placement and Compaction section of this text, and as reiterated on the project plans and specifications. LEGEND Non -Roadway Floor Slab or Areas Roadway Areas Backfill Bedding Asphalt/Concrete Pavement/Concrete Floor Slab jr''LJ ti Base Material/Slab Base Rock varies 2 feet varies varies Backfill; compacted on -site soil or imported select fill material Bedding material; material type depends on type of pipe and laying conditions. . Bedding should conform to the manufacturers recommendations for the type of pipe selected. 90 Minimum percentage of maximum laboratory dry density as determined by ASTM Test Method D 1557-78 (Modified Proctor). 0 0 Creative Engineering Options INC IT A o \.IQ V cnv A Firm Practicing in the Geosciences co 0 TYPICAL UTILITY TRENCH DETAIL' Plate 5 Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 ■ All utility trench backfill must be monitored and regularly tested with a nuclear density testing gauge or a sand cone device to verify that the appropriate degree of in - situ compaction has been achieved in the field. �+ All of the in -place density test data should be provided to the geotechnical engineer of record for the project for his review as quickly after its performance as is possible. Page 17 We also recommend that the owner insist on the performance of in -situ density testing of all trench backfills. As indicated above, this will allow for verification of the degree of in -place fill compaction achieved in the field, and should point out areas where problems might exist. When performing in -situ trench backfill density tests it is critical that the nuclear testing gauge be calibrated in the trench. If the testing technician fails to calibrate the gauge in the trench the density readings obtained are likely to be worthless. Based on recent experience, we also recommend that, if not specifically directed by the owner, all prudent utility trench contractors take it upon themselves to make sure that some form of backfill compaction verification is performed during the project. Failure to do so can result in problems with trench backfill settlement and, often, this leads to litigation. The owner might also consider including a section in the project specifications that requires the utility contractor to make good all trench backfill settlement at his cost. This should prove to be somewhat of an incentive to achieve a reasonable degree of trench backfill compaction. Fill Source Evaluation: In the event that on -site soils are to be reused as a fill, or if any other materials are to be imported to the site, it will be necessary to evaluate the potential fill source before any material is removed and used. We recommend that the geotechnical engineer [or the accredited testing agency] be required to visit each and every potential fill source to obtain randomly selected representative samples of the potential source materials. These samples will then be submitted for laboratory testing to determine the material's maximum dry density and optimum moisture content. The source materials should be tested in general accordance with the Modified Proctor test Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 18 methodology. The Maximum density and the optimum moisture content are then used in the field as a gauge to determine the approximate degree of fill compaction being achieved by the earthwork contractor. Depending on the general composition of the source materials, a gradational analysis may be appropriate to determine both the gravel and fines content. Wet Weather Construction: As indicated earlier, most of the shallow in -place soils are granular in nature. Nevertheless, because of the "fines" content, they are typically considered to be "moisture sensitive" in nature. In the event they become wet they could prove to become difficult, if not impossible, to work or compact. In this case, they should be expected to deteriorate rapidly under even light pedestrian construction activity. To help reduce the potential negative impacts wet weather might have on these soils we recommend that earthwork be performed in relatively small areas to minimize the exposure of the soils to wet weather. All excavation and/or removal of materials should be rapidly followed by the placement and compaction of new non -sensitive backfill materials. It should also prove helpful for the contractor to "roller seal" any exposed surfaces to help reduce the potential for wetting and infiltration of surface water into the shallow soils. It might also prove helpful if the size and type of construction equipment be limited to help prevent soil disturbance. In our experience site disturbance can be significantly limited by the use of a trackhoe for earthwork operations. This trackhoe can be set in one location to excavate materials and to place them into trucks without moving from its original location. This helps to minimize the amount of equipment traffic across the site as well as limiting the dump truck traffic activity. We also recommend that in wet weather construction the prepared building addition subgrades be protected against the elements. This may be readily accomplished by placing a thin layer of pea gravel, crushed rock or recycled concrete, crushed railroad ballast, or even a cement and sand "mud mat" over the exposed surface. This protective layer need only be about one to two inches thick since it is primarily to prevent subgrade disturbance by the workmens' foot traffic. Excavations and Slopes As indicated earlier, site development appears likely to involve an excavation of up to a maximum depth of about twelve (12) feet to help generate a flat and level construction surface and for installation of the detention vault. Because of the this, and the presence of a nearby steep site slope we recommend that both the owner Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 19 and the earthwork contractor should be aware that in no case should slope heights or excavation depths, including any associated utility trenches, exceed those specified in local, state and federal government safety regulations, particularly the OSHA Health and Safety Standards for Excavations, 29 CFR Part 1926, dated October 31, 1989. We understand that these regulations are being strictly enforced and, if they are not closely followed, both the owner and the earthwork contractor could be liable for substantial fines. We also recommend that the owner's and contractor's attention be directed to the following local and state regulations. WSDOT Section 2-09.3(3)B, and Washington Industrial Safety and Health Act, Chapter 49.17 RCW. Based on the observed generally granular soil conditions we believe that the shallow [to a depth of about three to five feet] silty sand soils may be classified as Type "B" soils in general accordance with current OSHA regulations. Thus, excavations extending down to depths of greater than four feet into these shallow granular soils should be sloped back at a gradient of 1H:1V, or flatter. The underlying very dense and cemented till soils are considered to be a Type "A" soil and these maybe sloped back at an inclination of 0.75H:1 V, or flatter. Modification of the excavation slope gradients may be possible, but will be dependant on the nature and condition of the materials exposed at the time of construction. It appears there is sufficient space available at this site to create and maintain open excavations. Thus, temporary shoring is not considered necessary for this project. The earthwork contractor should request that all excavations be observed by our representative to verify that conditions are as anticipated. If warranted, supplementary recommendations can then be developed to enhance stability. Such recommendations should include, but not necessarily be limited to, flattening of slopes or installation of surface or subsurface drains. LIt is also critical that all exposed excavation and trench faces be protected against erosion. This can typically be managed by covering the exposed face with a sandbagged or pegged -in -place impermeable plastic sheeting. In addition, we recommend that a shallow swale or ditch be dug along the toe of any excavated slope to collect the surface water runoff. The collected water should be directed to a positive and permanent discharge, such as a nearby storm drain. Geotechnical Engineering Study Page 20 06-2708 Federal Way Town Homes June 6, 2006 Conventional Spread Footing Foundations General: As indicated earlier, it is our professional opinion that the proposed town home buildings may be supported on conventional spread footing foundations. These foundations should bear on either the undisturbed or the carefully and thoroughly redensified in -situ soils. Alternatively, if dictated by the final grading plan, the foundations may also be supported on at least two feet of compacted granular structural fill [or crushed rock[ placed over the overexcavated and satisfactorily redensified in -place soil. We also strongly recommend that the foundations and stem walls be formed, reinforced and poured in manner that will generate a single stiff and settlement resistant grid -like platform on which to erect the buildings. Where compacted structural fill soil [or crushed rock] is used it should extend for a similar horizontal distance beyond the perimeters of the building foundations equal to, or greater than, the fill thickness beneath the footings. This helps to avoid the risk of a lateral shear failure occurring beneath the edges of the foundations. As mentioned earlier, we strongly recommend that all exposed foundation subgrades be carefully and thoroughly redensified by at least four complete passages of a vibratory steel plate or wheel compactor. (One passage is considered to be a pass of the compactor in each direction, forward and backwards, over the same strip of subgrade.) Conventional Foundation Design Parameters: For the proposed garage structure we recommend that the following geotechnical parameters should be used in foundation design. Maximum recommended allowable soil = 2,500 psf bearing pressure for an 18 inch wide footing located at a minimum depth of 24 inches below the final design grade and bearing on either the redensified in -situ soil or 2 feet of compacted structural fill [or crushed rock] over the redensified in -situ soil V L Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 ■ Maximum recommended allowable soil = 3,000 psf bearing pressure for footing with minimum width of 18 inches and a burial depth of 3 feet below the final grade and supported on either the redensified in -situ soil or 2 feet of compacted structural fill [or crushed rock] over the redensified in -situ soil ■ Maximum recommended allowable soil - 4,000 psf bearing pressure for footing with minimum width of 18 inches and a burial depth of > 5 feet below the final grade and supported on either the redensified in -situ soil or 2 feet of compacted structural fill [or crushed rock] over the redensified in -situ soil ■ Minimum recommended width of = 18 inches perimeter footings Minimum recommended depth of burial - 24 inches of perimeter footings below final exterior grade ■ Minimum recommended depth of burial = 24 inches of base of interior footings below the top of the concrete floor slab ■ Minimum recommended lateral dimension = 3-1/2 feet of column footing supporting a vertical load of < 25 kips (excluding deck loads) ■ Minimum recommended lateral dimension 5 feet of column footing supporting a vertical load of >25 kips Page 21 ■ Minimum recommended lateral dimension = 18 inches of lightly loaded deck or timber floor column footing Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 22 The foundation supporting soils are predominantly granular, medium to very dense and partially to completely cemented -in -place in nature, and we presume that all subgrade soils will be carefully and thoroughly redensified [as described herein] thereby reducing the potential for long term compression and settlement, or the structural fill pad [if used] will be appropriately and adequately compacted. It is, therefore, considered acceptable to use a one-third increase in the above allowable soil bearing pressure when considering short term transitory wind and seismic loads in design. As a simple precautionary measure, to help "stiffen" the building foundation's and help resist the potential impacts -of any long term differential settlement activity resulting from any localized compression of any underlying looser soils we recommend that the continuous foundations all contain top and bottom reinforcing steel. In our experience three #5 reinforcing bars in the top and bottom of all footings are sufficient for this purpose. If a column foundation is supported in the fill we recommend it be overexcavated down to firm bearing and then either poured -in -place on the firm material, or the excavation be backfilled with compacted fill, crushed rock or lean mix concrete and the footing constructed at the earlier recommended minimum depth. Also, as mentioned earlier, we recommend that the foundations and stem walls all be "tied" together to form a stiff, "grid -like" settlement resistant platform. This form of foundation construction is pictorially depicted for your information on Plate 6, attached. The owner should have the structural engineer evaluate and verify the need for, size, number, and location of such additional reinforcing steel. If there is a conflict between the above recommendations and the structural engineers' recommendations the structural engineers' recommendations should always govern. Settlement: On the basis of the observed site soil conditions and our engineering analyses, and again working on the presumption that the reinforced concrete foundations will bear on undisturbed or carefully and thoroughly redensified in -situ soils, or on a compacted structural fill placed on a firm and competent [redensified] soil, it is our opinion that the maximum settlement potential under the proposed combined dead and live loads is likely to be within the garage buildings' tolerable limits. We estimate that the maximum potential settlement is likely to be of the following order: 8 Schematic Only - Not to Scale (for informational purposes only) Typical Plan View A' Section A - A' Stem Wall Exterior Reinforcing Steel Grade (per structural engineer) M d . M ■ it1 1- -I b NOTES • Minimum recommended depth of foundation, d = 2 feet • Minimum width of foundation, b = 18 inches • Minimum thickness of foundation, t = 12 inches • Structural Engineer to verify size, type, location of all reinforcing steel and notify sizes. Creative Engineering Options INC. err+ �. G V A Firm Practicing in the Geosciences FOUNDATION DETAIL I Plate 0 Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 ■ Maximum estimated settlement under - < 3/4 inch applied building dead and live load ■ Maximum estimated differential settlement = < Y2 inch across half building length ■ Maximum estimated magnitude of long - < 1/4 inch term creep related settlement over period of 25 years Page 23 The owner should understand that the majority of these magnitudes of total and differential settlement should be expected to occur as the dead loads are applied during the construction of the building. The remainder should be expected to occur over several months after construction is completed. Providing the subgrade is prepared as recommended herein the risk of long term creep related settlements, as indicated, should be expected to be relatively low, but will occur. Lateral Load Resistance: Lateral loads can be resisted by a combination of passive pressures acting on the buried portions of the concrete foundations, or friction between the concrete elements and the underlying subgrade. For, the former, the concrete must be placed neat against competent native soil or compacted structural fill. We recommend the following parameters be used in design. ■ Estimated passive pressure acting = 280 pcf against buried reinforced concrete foundation element for foundations at a depth of up to 4 feet [including 1.5 factor of safety] ■ Estimated coefficient of frictional = 0.28 resistance for redensified in -situ soil for foundations at a depth of up to 4 feet [including 1.5 factor of safety] ■ Estimated passive pressure acting 325 pcf against buried reinforced concrete Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 foundation element for foundations at a depth of more than 5 feet [including 1.5 factor of safety] Estimated coefficient of frictional = 0.30 resistance for redensified in -situ soil for foundations at a depth of More than 5 feet [including 1.5 factor of safety] Page 24 We also recommend that as indicated, at a minimum, the upper one foot of passive pressure be neglected in design unless the soil is overlain with either a floor slab or paving. Concrete Slab -on -Grade Floor The use of a concrete slab -on -grade floor supported on either the carefully and thoroughly redensified in -place soil, or on a new compacted structural fill pad placed over the redensified firm and unyielding underlying material is acceptable for the proposed building. Any soft, loose or disturbed soils should be carefully redensified [as described earlier] before constructing the slab. We recommend that the following parameter be used in floor slab design: Vertical modulus of subgrade reaction for = 145 pci concrete floor slab on the carefully and thoroughly redensified in -situ soil subgrade at a depth of less than 5 feet ■ Vertical modulus of subgrade reaction for = 525 pci concrete floor slab on the carefully and thoroughly redensified in -situ soil subgrade at a depth of more than 5 feet Because of the potential for the presence of underslab moisture over the long term we recommend a capillary break be included beneath the slab to provide space for moisture vapor transmission. This capillary break should consist of at least four Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 25 inches of clean, free -draining, granular material, such as coarse sand or pea gravel. In areas where moisture vapor transmission through the slab is undesirable, such as areas where carpeting, linoleum, or vinyl tiles are used, we recommend an impermeable vapor barrier be installed over the capillary break beneath the slab. A 6 mil plastic membrane is typically adequate for this purpose. This membrane will help prevent moisture vapor transmission up through the slab and the associated moisture -related damage to interior furnishings and salt generation in the surface of concrete slabs. It is very important that all building utilities are installed before the capillary break and visqueen barrier are installed to avoid damaging them. Damage to either element could result in a non-functioning system and that could lead to creation of the problems this system is designed to avoid. As an additional protective measure, the owner should also consider placing two to four inches of damp sand over the membrane. This will help protect the membrane during construction and will help in curing of the concrete slab. It will also help to prevent cement paste bleeding down into the underlying capillary break through joints or tears in the visqueen barrier. Post and Pad Supported Wood Floor If you prefer to raise any of the building floors above the existing site grade this can be accomplished by the use of a timber post and concrete pad supported wood floor. The concrete pad foundations should be designed and constructed as described in the conventional spread footing section of this report. The vertical timber support posts, which connect to timber stringers or trusses, should be spaced closely enough together to avoid the potential for "spring" or "bounce" in the completed floor. The project structural engineer should evaluate and determine this spacing. The floor should, typically, be raised at least eighteen (18), but preferably twenty- four (24), inches [or more] above the subgrade to provide minimum personnel access. We recommend that the subgrade be sloped gently to one end [or one corner] to help promote any surface water drainage to a "low" point. At th is point we recommend installing a segment of plastic pipe through, or beneath, the perimeter foundation so that any collected seepage can flow out of the crawl space and be collected in the perimeter foundation drain system. [Keep in mind that this "outfall" pipe is, and will remain, a maintenance item and that it must be kept free of debris and sediment in order to function.] In addition, we also recommend that the subgrade be covered with a layer of about two to three inches of pea gravel or 5/8- inch minus washed rock and a continuous visqueen vapor barrier. Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 26 The most critical element of this form of floor system is the provision of adequate air vents in the perimeter stem walls. We recommend that the structural engineer [or architect] verify that adequate vents are included so that the resulting cross ventilation of the crawl space will remove any generated moisture vapor. Failure to adequately remove moisture vapor could result in decay of the timber floor elements and even the generation of mildew and/or mold in the crawl space. Buried Basement and Retaining Walls Based on our understanding of the current design plans, and because of the existing [and potentially final] site topography, and given the requirement for a buried detention vault, it appears that several buried "basement" or "retaining" walls will be required. In this case any and all below grade walls must be designed as reinforced concrete retaining walls capable of supporting the maximum applied lateral loads. The following geotechnical parameters should be used for all such walls in design: ■ Active equivalent fluid weight acting on = 38 pcf wall capable of rotating more than 0.001 times the free-standing wall height ■ Active (at rest) equivalent fluid weight = 58 pcf acting on wall fixed against rotation ■ Seismic load increment applied to buried = H2 psf per walls [using a = 0.20g] liner foot ■ Point on wall at which seismic load = 0.6H feet resultant is applied [measured up from the base of the wall] These lateral pressures assume a horizontal backfill extending for a distance of at least fifteen (15) feet from the top of the wall, and that no surcharges, such as hydrostatic, stacked material, vehicular, seismic, or other loads are imposed on the walls. If any such surcharges are to be applied they should be added to the above values in design. Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 27 It is also critical that any below ground walls be provided with a suitable drainage system. This should help in reducing the risk that hydrostatic pressure could build up behind the exterior of the walls and create a loading not anticipated in design. Specific recommendations for drainage are presented later in this report [see also Plate 7]. Seismic Risk While we did not perform a detailed seismic risk analysis for this project, it is clear that earthquake ground motion response is a particularly important factor and that it should be carefully considered in structural design. Historically, the Puget Sound Region has been subjected to frequent earthquakes of moderate intensity. Two earthquakes that resulted in significant damage occurred in 1949 near Olympia, and in 1965 near Seattle. The April 3, 1949 earthquake is the largest recorded earthquake in the region, reaching a magnitude of 7.1. It was felt over 150,000 square miles, resulting in $25 million in damages, eight (8) deaths and many injuries. The April 29,1965 earthquake of magnitude 6.5 was felt over 130,000 square miles, and resulted in widespread damage in the Seattle area. The area was also subjected to a Magnitude 5.0 earthquake during 1995, a 5.4 earthquake in May of 1996, and more recently a 5.9 earthquake. In addition, the general area was also subjected to a Magnitude 6.8 earthquake on February 28, 2001 with no visible evidence of any related damage or deterioration. Based on the exploratory data it is also our professional opinion that the soil within the upper approximately one hundred (100) feet beneath this site generally fall into - what the IBC describes as a "very dense soil or soft rock" profile. This is a material where the Standard Penetration Test N-values are typically greater than fifty (50) blows per foot. Thus, according to Table 1615.1.1 of the 2003 IBC the site is considered to have the following profile designation. ■ 2003 IBC site profile = C Based on seismic risk analyses we have performed for similar sites in the Puget Sound region, considering the generally firm nature of the majority of the in -situ materials, and using the criteria contained in the 2003 International Building Code Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 28 [IBC] we estimate that the design peak horizontal ground accelerations at the site should be considered to be on the order of the following: ■ 0.2 second Spectral Acceleration with 0.60g 10% probability of exceedance in 50 years ■ Peak acceleration with 10% probability 0.30g of exceedance in 50 years Approximate acceleration levels are only estimatable at this time for the state of practice due to complexities of the area that could include focusing and other complex concepts. According to Tables 1615.1.2(1) and 1615.1.2(2), respectively, the following seismic design coefficients should also be used: ■ Seismic coefficient for short spectral = 1.0 response periods [SS > 1.25], Fa ■ Seismic coefficient for 1.0 second = 1.3 period spectral response [S, > 0.5], Fv Liquefaction Based on our visual observations it is evident that the bulk of the shallow in -situ soils in which the new buildings are to be founded are reasonably firm and competent in -situ, and that they are to be enhanced by controlled redensification at the time of construction. These soils are predominantly granular in nature and the in -situ density and in -situ cementation appears to substantially increase with depth. So far as we could determine there is no shallow local groundwater level that could be capable of surging and saturating the shallow soil. Our [computer] analysis indicates that factors of safety against liquefaction of 5, or greater, apparently exist. Based on these results it is our opinion that these soil may be considered to be at low risk of liquefaction during an earthquake. Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 29 We also evaluated the potential magnitude of liquefaction related settlement that might occur during a severe earthquake using the Tokimatsu and Seed methodology. Here our analysis indicated that virtually no settlement [only about 1/16-inch of "dry" soil settlement] would be likely to occur on this site during an earthquake of about Magnitude 6.0. A Magnitude 7.0 event might generate as much as 3/16th of an inch of "shaking" settlement of the "dry" soil. Even a major [Magnitude 8.0, or greater] earthquake is only estimated to cause about one half inch, or less, of liquefaction "shaking" related settlement of the dry soil, though it is difficult to accurately determine the actual performance of the in -situ soils at this Magnitude until after the event. It is, therefore, also our professional opinion that the risk of liquefaction related settlement during a severeearthquake does not pose a potential threat to the construction process or the completed building. Slope Stability General: Because of the presence of the somewhat steeper eastern perimeter slope [down to the freeway] on this property it is important to appreciate what, if any, detrimental impact the site slope might have on the proposed development, or the development might have on the slope. Therefore, as part of our site evaluation we also conducted a visual evaluation of the sites' eastern perimeter slope and a computer stability analysis. The latter analysis assessed the stability of the slope in the post construction geometric configuration in the static condition and under dynamic [earthquake] conditions. Visual Slope Evaluation: As a first step in the evaluation of the site's eastern slopes' stability we conducted a limited "walk over" of the surface in an effort to determine the presence of any surficial evidence of deterioration or instability. A substantial portion of this slope surface presently supports a thick low ground cover of vegetation and several trees. We found no visible evidence of any significant surficial erosion, of shallow deformation, or of any deeper seated "failure" on this slope. Based on the observed slope conditions it is our professional opinion that the sites' eastern perimeter slope has been, and is, stable in the present configuration. Computer Analysis: We also conducted an analysis of the eastern perimeter slopes' configuration using what we believe are reasonably conservative soil parameters which are based on the encountered subsurface conditions. We Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 30 extended the profile roughly across the center of the site and existing building pad area and the eastern slope. Based on the encountered subsurface soils within, and in the general proximity of, the general slope area we believe that there are roughly three major soil strata forming and underlying the bulk of the site slope. In order to generate what we believe are acceptable, though conservative, soil properties we developed the following tabulated parameters based on the information published by Koloski, Schwarz and Tubbs [Engineering Geology in Washington; Washington Division of Geology and Earth Resources; Bulletin No. 28, 1989] and as supported by the encountered soil conditions. Soil Description USCS _ Symbol Unit;__ Weight (Pcf) Friction Angle (Phi) Cohesion (psfl Loose to medium dense silty SAND SM 125 30 0 Medium dense silty SAND SM 128 32 0 Very dense silty SAND - Till SM 132 36 50 * This cohesion value is used to help model the in -situ cementation of the till soils. We then conducted an analysis of the slope profile under the "worst case" seismic [dynamic] conditions using a horizontal acceleration of 0.20g, and employed the SLOPE/W finite difference program developed by Geo-Slope International of Canada. Then, having developed this "worst case" dynamic factor of safety, we re- analyzed the slope profile for the static conditions also using the above tabulated conservative soil properties. In both cases we analyzed a total of one thousand seven hundred and sixty- four(1,764) potential failure planes for the slope in an effort to find the potentially most "critical" failure surface. That is, the surface with the lowest factor of safety for the slope that might detrimentally affect the bulk [body] of the slope. These "minimum" factors of safety developed in our analysis are tabulated below for your information. Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Slope Condition Minimum Factor of Safety Static 2.963 Dynamic 1.624 Page 31 Based on the observed site slope conditions, the highly competent nature and condition of the subsurface soils, and the results of our analysis, it is our professional opinion that this eastern perimeter slope has been, and is, stable in the static and dynamic condition. Further, with the development of this site above the "crest" of the slope, and particularly the implementation of site drainage controls, it is our professional opinion that the undisturbed eastern perimeter slope will remain stable, even under dynamic conditions, for the reasonable lifetime of the project. However, in order to further reduce any potential "stability" impacts on the slope [or buildings] we strongly recommend that any building foundation within fifty (50) feet of the eastern slope "crest" be dug down to bear in the very dense and cemented glacial till soil. At no point should any building foundation be within a zone defined by an imaginary 1 H:1 V line extended down from the bottom edge of a footing and the slope face. In this manner no foundation loads should be applied on, or through, the slope surface. We must caution you, though, that the stability of this slope is at least partially dependant on the configuration remaining in the existing condition. If WSDOT were to excavate along the toe of this slope for any reason the slopes' stability would be changed, most likely for the worse. Clearly, this is an element over which we, Creative Engineering Options, Inc., or you, have no control whatsoever. Roadway Pavements General: There are several important elements that need to be addressed in site roadway and cul-de-sac area construction, particularly the competency of the subgrade. The following paragraphs provide information regarding the geotechnical aspects of the pavement design and include our recommendations for minimum design asphalt pavement roadway sections. Subgrades: The performance of any and all pavement is strictly related to the condition of the underlying subgrade. If this is inadequate, no matter what pavement Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 32 section is constructed, settlement or movement of the subgrade will ultimately be reflected up through the paving in the form of alligator cracking and potholing. In order to reduce this risk, we recommend the pavement subgrades be treated and prepared as described in the Site Preparation section of this geotechnical report. This means all subgrades should be carefully and thoroughly proof rolled and remedially treated, as necessary. Then the native soil subgrade should also be carefully and thoroughly redensified. The time of construction (winter as opposed to summer) is likely to dictate if some localized, and perhaps extensive, areas of soft, wet or unstable subgrade may exist after the proof rolling process. This is of particular concern during the wetter winter months. Any and all imported roadway section fill [subgrade fill, subbase or base material] should be compacted to 95% of the materials' maximum Modified Proctor dry density. Native subgrade surfaces should be carefully and thoroughly redensified as described earlier in this report. Pavement Sections: We understand that site roadway pavement sections are to meet the requirements of the minimum City of Federal Way roadway standards but, according to the City, that these are for your engineer to develop an appropriate section. We have, therefore, developed what we believe is an appropriate minimum design section using the 1995 Designs and Specifications for Asphalt Concrete Pavements and Bases Manual developed by the Asphalt Paving Association of Washington, which is based on the Asphalt Institute design methodology. As we understand the situation, the "post construction" site roadway pavements are expected to support predominantly light automobile, pick-up truck and motorcycle traffic, and an occasional heavier delivery truck. However, during construction, the roadway alignment is likely to be subjected to a moderate to significant amount of heavy construction equipment and [dump and delivery] truck traffic. In developing these pavement sections we have made some, we believe reasonably conservative, assumptions regarding the subgrade conditions and lifetime of the pavement. Firstly, we assumed the "reasonable" pavement lifetime to be twenty (20) years and, based on the observed site soil conditions, we considered the "prepared" subgrade condition to be "fair." From the design manual it appears that Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 33 the site roadway will be a "Residential Street" that is to support up to five hundred (500) passenger cars and up to five medium trucks per day. For a "fair" subgrade condition, and using these assumptions, we then determined the appropriate minimum design pavement sections for "Residential Streets." From our evaluation, and our experience on numerous similar projects in this general area, we recommend that the following minimum design pavement section be employed, and that it be constructed over an appropriately treated and prepared subgrade. ■ Three inches of Class "B" Asphalt Concrete surfacing (AC), over four inches of Crushed Rock Base (CRB) material, on a fully prepared, redensified and competent subgrade, or ■ Two inches of Class "B" AC surfacing over three inches of Asphalt Treated Base (ATB) material, on a fully prepared, redensified and competent subgrade. Since it is probable that the pavement will be subject to a moderate to substantial amount of heavier construction traffic you might consider "enhancing" the street classification, according to the design manual, as a "Collector Street." These streets are capable of supporting up to about three thousand five hundred (3,500) vehicles per day, including up to one hundred (100) trucks, certainly more representative of the construction activity phase of the project. If this street description is used, and we believe this is probably more applicable to _ the long term trafficking of the site, we recommend the following minimum pavement section be used: ■ One and one half inches of Class "B" AC over two inches of Base Class "E" AC over five inches of CRB, on a fully prepared, redensified and competent subgrade, Geotechnical Engineering Study Page 34 06-2708 Federal Way Town Homes June 6, 2006 or Two inches of Class "B" AC over three inches of ATB, on a fully prepared, redensified and competent subgrade. It is important that you, the client recognize that the use of a thinner pavement section is likely to result in the risk of faster and more severe pavement deterioration, particularly during the construction and development phase. This should be carefully considered before any pavement section is constructed. The final pavement section and roadway geometry should meet the requirements outlined in the City of Federal Way's current roadway design manual. We also wish to reiterate that all roadway [site] utilities should be installed before any of the roadway pavement section is constructed. For this site, regardless of the minimum design section finally selected, we strongly recommend that the ATB base material option be used. The construction traffic, which is likely to consist of concrete trucks, dump trucks and trailers, and building materials delivery trucks (timber and sheetrock or concrete) can cause severe damage to a lightweight pavement. This is of particular concern where utility trenches are located along, or across, the roadway alignment. [This is yet another reason for making sure that all trench backfill is placed and compacted under control.] The owner should understand that the construction traffic WILL cause some [typically limited] damage to the ATB [or the crushed rock base and subbase material]. This is anticipated! It is a relatively simple matter to clean up the potholes or damaged areas of the ATB and to backfill either with Asphalt or crushed ronk before thL- final ja[ass213" asphalt pavement layef4&4r�� We also strongly recommend that if the above assumptions are incorrect you provide us with the appropriate heavy truck traffic data so that we can verify, or modify, this minimum pavement section in any such heavy traffic areas. According to the Paving Manual the CRB materials should meet the specifications for Base Course in Table 5, Requirements for Grading and Quality which is as follows: Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Material and Sieve Size Percentage of Material Passing 1-1/4 inch 100 5/8 inch 50 - 80 1 /4 inch 30 - 50 #40 mesh 3 - 18 #200 mesh 7.5 max. % Fracture 75 Sand Equivalent 40 Min Page 35 Pavement Base Materials: In our opinion, assuming that the site preparation recommendations contained in this report are closely followed, either base material is acceptable. However, as recommended above, if construction is to be conducted in the wetter winter months (typically October through May) we recommend using the ATB option on this site. This will not only provide a competent "blacktop" surface that will help protect the site from construction activity, but will also provide a clean, dry and competent surface on which to store and protect construction materials. It has also been our experience that in spite of its slightly higher initial cost, this form of surfacing requires considerably less maintenance either during, or after, a winter construction period. If a geotextile is used to separate the compacted granular base material from the redensified roadway alignment subgrade a Mirafi 500X, or an optional material approved in writing by the geotechnical engineer, should be used. Also as indicated earlier, to achieve the benefits and maximize the geotextile's capabilities, it is also critical that the selected geotextile be installed in strict accordance with the manufacturer's specifications and guidelines. If there should be a conflict between the manufacturer's specifications and the recommendations in this report, the specifications should govern. While the use of CRB offers little significant advantage over the ATB from the structural viewpoint, it is significantly more susceptible to deterioration and expensive maintenance during winter use, particularly if the subgrade is in a marginal condition. In numerous instances the replacement of the CRB has been necessary before paving could be accomplished because construction traffic forced the CRB down into Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 36 the underlying subgrade. Although the use of a geotextile can help prevent such separation and contamination of the CRB, it must be paved over before the site can be developed and any buildings can be opened for occupation. With the ATB, it is possible to stripe and mark the material and to use it as the "pavement" so the building can be used. The ATB can be left undisturbed in -place for one or more seasons, if desired, until the great majority of any settlement -related movement has an opportunity to occur. Then, any necessary maintenance can be performed and the final AC surfacing installed. This should reduce, or avoid, the need for any significant future pavement surfacing maintenance. It is critical that the owner, or his designer, contact us if the site usage and traffic assumptions are inappropriate so that we can make any necessary modifications to the minimum design sections developed in this work. If we are not afforded this opportunity and the pavements are subsequently damaged we cannot accept any responsibility whatsoever. It is also crucial that the final asphalt pavement surface NOT be installed until after the heavy construction traffic has ceased using the site. In this manner it should be possible to avoid the risk of damaging, if not destroying, the final pavement. Site Drainage General: As mentioned earlier, we observed no evidence of a local established groundwater level, or of any groundwater seepage, at the time of our field exploration. Based on our experience in this area we estimate that the local water level is likely to be at a depth of more than fifty (50) feet below the site grade. Also, the bulk of the in -situ soils, particularly in the general proximity of the proposed building foundations, generally comprise of granular, though including significant amounts of fines [silt and clay sized particles] soils which exhibit rapidly increasing in -place density and soil cementation with depth. As a result, the majority of the surface water on this property is expected to slowly infiltrate [vertically] down through the shallow [upper two to five feet] site soils before encountering an impermeable [glacial till] soil surface. Given these conditions it appears that whilst neither groundwater nor seepage appears to pose a threat to construction or to the long term integrity of the new buildings, the potential for the temporary and periodic presence of a perched water Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 37 level does exist. We, therefore, believe it is prudent to install both short and long- term drainage control measures as part of project design and construction to help alleviate, if not eliminate, the potential for any long term seepage [water] related problems. Short Term Drainage Measures: Over the short term, we recommend that the earthwork contractor be prepared to install a shallow sump pit to collect water [seepage] in the foundation, detention vault, or utility excavations. All collected water [seepage] should be pumped to a positive and permanent discharge. (A positive and permanent discharge might consist of a nearby storm drain catch basin or man hole structure.) It is essential that all surface runoff be directed away from the crest line of the excavated foundations or building pads, and not be allowed to sheet flow over the exposed surface. Thus, the site surface adjacent to the building pad subgrade should be graded so that surface water is directed away from that feature and off the construction area of the site. Water should not be allowed to stand in any area where construction is to occur, or on a subgrade where any additional fill is to be placed and compacted. During construction, the earthwork contractor should roller seal all loose surfaces at night or at the beginning of a weekend to reduce the potential for moisture infiltration into the subgrade soils. Any excavation should be protected against the elements during construction. This can be accomplished by overlaying the exposed excavation slope surface with a sandbagged or pegged -in -place visqueen barrier. Temporary site grading should be performed to create site grades that direct water away from any excavated area. We also recommend that the contractor consider installing either a shallow swale or ditch along the toe of any protected slope to collect any surface water runoff and to direct it to a positive and permanent discharge. Long Term Drainage Measures: In the long term, perhaps the most critical element of drainage control is to install footing drains around the garage buildings' perimeter foundations. These drains should consist of a perforated, rigid, smooth - walled, plastic pipe bedded on and surrounded by a free -draining granular material. The drain pipe, which should have a minimum diameter of four inches, should be placed at, or just below, the invert elevation of the foundation with the perforations facing downwards. Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 38 The drain pipe should be bedded on, surrounded by, and covered with, a clean, free - draining granular backfill, such as pea gravel or a washed rock, and should have sufficient gradient to initiate gravity flow. The drain pipe must be tightlined to discharge under control into a permanent system, such as a nearby storm drain catch basin or manhole structure. Typical footing drain details are provided for informational purposes only on Plate 7, attached. We also suggest that subsurface drain line locations, if appropriate, be established during the earthwork phase of the project by our representative when seepage areas and conditions may be more clearly defined. All areas to receive these drain lines should be observed by the geotechnical engineer. Where the immigration of fines from the native soil into the above -referenced drainage material may compromise the drain, the gravel backfill should be protected by a geotextile filter cloth. We recommend the use of a Mirafi 180N, or an equivalent approved in writing by the geotechnical engineer, be used for this purpose. It is also critical that the geotextile material be installed in strict accordance with the manufacturers' specifications. Failure to do so can result in a "failure" of the system and a voiding of any warranty or guarantee. All basement or [vault] retaining walls should also be provided with a drainage system similar to that described above for conventional footings. The drainage materials should extend up the full height of the buried portion of the wall to help avoid the potential for hydrostatic pressure buildup. We also recommend that the free -draining material meet the requirements of the 1996 WSDOT Standard Specifications for Road, Bridge, and Municipal Construction, Section 9-03.12(2) Gravel Backfill for Walls, as follows. Material and Sieve Size Percentage of Material Passing 4 inch 100 1/4 inch 25 - 70 #200 mesh 5 max. Dust Ratio 2/3 max. Sand Equivalent 60 min. Schematic Only - Not to Scale Slope to Drain �S - - Exterior Wall 'v o- 4D 6 Z q iz o ia. a; D bd _U II�oadQ:o'Q - Floor Slab it LEGEND Surface seal of native soil or other low permeability material. (Can be separated from underlying free - draining by building paper, visqueen or geotextile, at owner's discretion. �.¢4q°p Free -draining, granular backfill material meeting the gradation specification presented below. a. q:ca- 4-inch minimum diameter, perforated or slotted rigid concrete, metal, or plastic pipe with tight joints, with a positive gradient sufficient to generate gravity flow and provided with accessible cleanouts at regular intervals. Perforations (3116 to 1/4 inch diameter) to be in lower half of pipe, with lower quarter segment unperforated to facilitate water flow. Slotted pipe to have 118-inch maximum width slots. Must NOT be tied to roof downspout or perimeter footing drain lines. Alternative geotextile drainage fabric attached to wall after the wall has been damp -proofed. Capillary break placed beneath floor slab consisting of clean pea -gravel, 1/2-inch minimum washed rock, or clean sand, with a minimum thickness, t, of 4 inches. Capillary break to be separated from floor slab by impermeable plastic membrane. NOTES • Minimum depth of footing burial, D = 18 inches. • Estimated thickness of impermeable surface layer, S, = 6 to 12 inches. • Capillary drainage material beneath floor slab should be hydraulically connected to perimeter subdrain pipe. (Use of 2-inch minimum diameter weep holes, as shown above, is one option of achieving this end.) • Any backfill within 18-inches of wall should be compacted with hand -operated compaction equipment only. Heavy compaction equipment should not be used within 5 feet of wall to help avoid imposition of additional lateral load on that wall which could cause wall damage. • All wall backfill should be placed and compacted in accordance with the recommendations contained in the Fill Placement and Compaction section of the attached CEO, Inc. report. • Wall drainage and backfill material should meet the following gradation requirements, unless otherwise recommended by the geotechnical engineer: Material and Sieve Size 3 inch 1-1/2 inch 3/4 inch 1/4 inch #10 mesh #50 mesh #100 mesh #200 mesh Creative Engineering Options INC. `G V A Finn Practicing in the Geosciences Percentage of Material Passing 100 80 - 100 60 - 90 50 - 80 35 - 65 25-45 10-15 0-3 WALL AND FOOTING DRAIN DETAIL Plate 7 Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 39 As an alternative to a free -draining backfill the owner should consider the use of a composite drainage fabric, such as Miradrain, Delta -Drain, Ameridrain, or an equivalent approved in writing by the geotechnical engineer. This composite should be placed directly against the face of the basement wall (once the wall has been suitably moisture proofed with bitumastic paint or other moisture proofing agent) with the filter cloth facing the soil surface. The geotextile fabric "tail' of the composite should be wrapped over the basal drain line and its surrounding free - draining gravel to make a clean and direct connection. Backfill is then placed against the geocomposite covered stem wall, and is compacted as it is raised back to design site elevation. This option also allows for the reuse of previously excavated on -site soil rather than an imported free -draining material and, thus, offers a small cost savings. A typical pictorial depiction of these wall drainage system elements is also provided on Plate 7. Because the detention vault foundations are relatively deep, estimated at about ten (10) to twelve (12) feet below grade, it will be difficult, if not impossible, to generate gravity drainage from around the structure. Consequently, it will either be necessary to provide a dry well and an electric sump pump to collect and remove water from around the structure, or to design the structure to accommodate [resist and restrain] full wall height hydrostatic [water] pressure. Roof Drainage: Under no circumstances should any building roof down spout lines be connected to the footing drains. Down spouts must be separately tightlined to discharge. We also recommend the installation of sufficient cleanouts to allow for easy and periodic down spout drain line flushing and maintenance. It has been our experience that the most functional cleanout spacing is for one to be installed at any bend or corner in a drain system and at a spacing of about thirty-five (35) feet in straight pipe runs. This will help to keep the potential extent of drain line clogging to a small segment of pipe that can be cleared with relative ease. Roadway Subgrade Drainage General: Because groundwater and/or seepage are a primary cause of roadway pavement failures we strongly recommend that a suitable drainage control system be installed as part of the roadway and pavement design process. In our opinion it is prudent to install both short and long-term roadway subgrade drainage control Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 40 measures as part of project design and construction to help alleviate, if not eliminate, these potential problems. Short Term Drainage Measures: Over the short term, we recommend that the earthwork contractor be prepared to install one, or more, shallow sump pits to collect water in utility excavations, or from any flat surfaces developed on the raw or prepared roadway subgrade. All collected water should be pumped to a positive and permanent discharge. (A positive and permanent discharge might consist of a nearby storm drain catch basin or an on -site temporary retention pond or detention vault.) It is essential that all surface runoff be directed away from the crest line of all excavations, including utility trenches, and not be allowed to sheet flow over the exposed faces. Thus the roadway surface adjacent to a trench should be graded so that surface water is directed away from that feature and towards the edges of the roadway subgrade alignment and, thence, into a suitable drainage control element. Water should not be allowed to stand in any area where a pavement is to be constructed. During construction, the earthwork contractor should roller seal all loose surfaces at night or at the beginning of a weekend to reduce the potential for moisture infiltration into the subgrade soils. Site grades should allow for drainage away from the roadway centerline. We suggest that the subgrade surface be sloped at a gradient of about three percent [or per City of Federal Way design recommendations]. Any excavations or utility trenches should be protected against the elements during construction. This can be accomplished by overlaying the exposed cut soil surface with a sandbagged or pegged -in -place visqueen barrier or tarpaulin. Temporarysite grading should be performed to create site grades that direct water away from any excavation. Long Term Drainage Measures: In the long term, perhaps the most critical element of drainage control is to make sure that the subgrade surface beneath the pavement is sloped to a sufficient degree to initiate gravity flow through the crushed rock base roughly from the roadway centerline out to the roadway edges. Again, a three percent slope should meet, or exceed, the City of Federal Way design requirements. Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 41 In an effort to make sure any subgrade seepage is quickly removed, we suggest that a perimeter or "edge" drain be installed alongside the pavement section approximately beneath, or immediately behind, each curb line alignment. This drain should be approximately twelve (12) inches wide and about sixteen (16) to eighteen (18) inches deep. The drain "ditch" should be lined with a suitable geotextile capable of acting as a filter agent, and the geotextile MUST be placed so that it is firmly in contact with the bottom and faces of the "ditch." An approximately three to four inch thick layer of bedding material should then be placed over the base of the "ditch" and a perforated or slotted, smooth -walled plastic drain pipe installed. The drain pipe, which should have a minimum diameter of six inches should be placed, if perforated, with the perforations facing downwards. If feasible, these drain pipes should ultimately be connected to the sites' storm drainage catch basins. The remainder of the "ditch" should be backfilled with highly permeable stone chips or other suitable free -draining material. One acceptable material would be pea -gravel and another is that found in Section 9-03.12 Backfill for Sand Drains [1996 Standard Specifications for Road, Bridge and Municipal Construction, Washington State Department of Transportation & American Public Works Association] the grading of which is as follows: .y 5ieve'Sze Percent:: %Z' square 90 - 100 1/4" square 65 - 100 U.S. No. 10 40 - 100 U.S. No. 50 3 - 30 U.S. No. 100 0-4 U.S. No. 200 0-3 We also suggest that any subsurface drain line locations, if appropriate, be established during the earthwork phase of the pavement construction by our representative when seepage areas and conditions may be more clearly defined. Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 42 All areas to receive these drain lines should be observed by the geotechnical engineer. Where the immigration of fines from the native soil into the above -referenced drainage material may compromise the drain, the gravel backfill should be protected by a geotextile filter cloth. We recommend using one of the geotextiles referenced earlier in this report, or an equivalent approved in writing by the geotechnical engineer, for this purpose. As previously mentioned, it is also critical that the geotextile material be installed in strict accordance with the manufacturers' specifications. Failure to do so can result in a "failure" of the system and a voiding of any warranty or guarantee. As another option you might also consider the use of an ADS Edge Drain system in lieu of the perforated or slotted "round" plastic pipe. This drain comprises a "stack" of smaller diameter "pipes", each of about one and one half inches in diameter, but has a significant overall drainage capacity. If this drain is used the edge drain excavation need not be so wide. In -Situ Infiltration General: As part of our site evaluation we addressed the in -situ soils potential as an infiltration medium. We did not perform any in -situ infiltration tests, but have relied on the U.S.D.A. design methodology to characterize the site soils and to develop an appropriate infiltration rate for these soils. In order to develop a suitable U.S.D.A. description for the encountered soils we conducted a series of grain size distribution tests [the test data are contained in Appendix B to this report]. Infiltration Rate: Based on these test data we developed a description for the tested soils and these descriptions are tabulated below for your information, and are shown on Plate 8, attached. Given the U.S.D.A. soil descriptions we then employed Table III-3.1 of the Stormwater Management Manual for Puget Sound Basin to develop an appropriate infiltration rate for each of the soils described. These data are also provided in the following tabulation. co 0 N 100% clay 100% sand 90 6803 70 60 50 40 4- Percent sand 01 TP-1 @ 2-feet [SM] a 2 TP-3 @ 2-feet [SM] ■3 TP-7 @ 5 1/2-feet [SM] 04 TP-9 @ 2 1/2-feet [SM] ❑ 5 TP-9 @ 6-feet [SM] A6 TP-10 @ 2-feet [SM] X 7 TP-10 @ 6-feet [GM] Reference: Draft Stormwater Management Manual for the Puget Sound Basin, Figure III-3.1, June 1991. 30 20 10 100% silt Creative Engineering Options INC TEXTURAL TRIANGLE U.S.D.A. Plate %.Ir.v 8 A Firm Practicing in the Geosciences .8 Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Test Pl:t Numii: r'' Sample ©ep . OSCS Symbol U:S:D:A°' Ciescrlptloti _x, fnfilt`raiion .,. -, =s, ate inch hour] TP-1 2' - 0" SM Loamy Sand 2.41 TP-3 2' - 0" SM Loamy Sand 2.41 TP-7 5' - 6" SM Loamy Sand 2.41 TP-9 2' - 0" SM Loamy Sand 2.41 TP-9 6' - 0" SM Loamy Sand 2.41 TP-10 2' - 0" SM Loamy Sand 2.41 TP-10 6' - 0" GM Loamy Sand 2.41 Page 43 Infiltration Drain System Design: These infiltration rates MUST be used with a minimum 2.0 design factor of safety, or a maximum of only half the tabulated infiltration rate, when performing the "preliminary' design of an in -situ infiltration drain system at this site. It is also important that you understand these tabulated values do NOT take into consideration the in -situ soils' density or any in -place cementation. Clearly, because increased density and/or cementation will dramatically and significantly reduce these tabulated infiltration rates it is CRUCIAL that these values ONLY be used for "preliminary' infiltration system design. Once a preliminary design has been developed it MUST be verified in the field by performance of in -place falling head infiltration testing. The in -place field testing will then set the appropriate and "realistic" in -situ infiltration rate for the system and final design can be accomplished, or the tests will show that the soils are essentially impermeable. As indicated earlier, based on the observed soil density and cementation at shallow depth it is our professional opinion that the In -situ soils beneath this site do NOT lend themselves to use as an infiltration medium. Ternporaw Erosion Control Silt Filter Fence: It is important that appropriate temporary erosion control measures be implemented in design and construction to avoid the potential for flushing soil fines off the construction area of the site and onto the adjacent properties or into the adjacent street. As a minimum measure we recommend that Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 44 the earthwork contractor erect a temporary silt filter fence along the downgrade perimeters of the construction area of the site. This fence should be set sufficiently far from the edge of any excavation or construction element to allow for free passage for the workmen. They should, however, be upgrade of any drainage control swale or berm and, wherever feasible should protect any site slope below the construction area. The silt fence should consist of a geotextile fabric produced for this purpose and suitable for erosion control, such as a Mirafi Envirofence or an approved equivalent. It should be supported on "Hog Wire" attached to steel or wooden stakes driven into the ground at relatively close center to center spacings. Approximately the bottom twelve (12) inches of the geotextile should be buried into the site subgrade to help avoid the risk of water flowing out through, or beneath, the fence also transporting any sediment. A typical pictorial depiction of this form of filter fence is presented on Plate 9, attached. As an' alternative, the silt fence may consist of a minimum of one row of straw bales. Preferably, once set in -place the straw bales should be "staked" with a steel pin or stake to help prevent their movement. Once set in -place the spaces between the bales should be stuffed with additional straw, by hand, to help seal up the bale -to - bale connections and help prevent sediment loss between the bales. We also suggest placing a geotextile wrapped "berm" of soil along the base of the inside [construction area] of the straw bales to act as an additional "filter." Where the site excavation process exposes the native soils they will be subject to all of the erosive forces of the elements, such as wind, rain, freeze, thaw and drying (by the sun). As a result they should be expected to deteriorate rapidly if not adequately protected. To achieve protection against the elements we recommend that all such areas not covered by new construction be either revegetated or repaved as quickly after construction as possible. Depending on the time of year when such revegetation occurs it might be helpful to use an erosion control blanket to help keep the seed and mulch in -place until the root mat has an opportunity to germinate and take hold. In this case we recommend the use of a North American Green C-125 Erosion Control Blanket, or an equivalent approved by the geotechnical engineer. This blanket not only helps keep the seed and mulch in -place but also provides a protective thermal blanket over the seed and mulch mixture. According to the manufacturer, this blanket also reduces the water flow velocity by up to 77%, and reduces the soil loss by up to about 98%. These Schematic Only - Not to Scale Newly graded or disturbed site surface Geotextile filter fabric material 60-inch wide rolls, use rings to attach to wire fabric 2" x 2" x 14 galvanized WWF -__ Supporting 4__' post 1 P� 2,6a 8" Geotextile Staples or wire filter fabric 2" x 2" x 14 gauge galvanized 9 rings (typical) welded wire fabric or equivalent �6" qk ■ If II II II V II � Il 11 II If Existing II v II 2'-6" grade\ If II II li If I! II II II 12"+ --�vl-------- I-- _�---—- �VI'- — I-- — 2%6„ II !! II II 2" x 4" Douglas Fir at 6'-0" o.c.y 6'-0" c-c Bury bottom of geotextile erosion No. 1 grade or better, or steel post maximum fence material 12" x 8" trench NOTES " The filter should be purchased in a continuous roll cut to the length of the barrier to avoid use of joints. When joints are necessary, filter cloth should be spliced together only at a support post, with a minimum six-inch overlap, and both ends securely fastened to the post. • The filter fabric fence should be installed to follow the site contours (where feasible). The fence posts should be spaced a maximum of six feet apart and driven securely into the ground (minimum, of 30 inches). • A trench should be excavated, roughly eight inches wide and twelve inches deep, upslope and adjacent to the wood post to allow the filter fabric to be buried. • When standard strength filter fabric is used, a wire mesh support should be fastened securely to the upslope side of the posts using heavy-duty wire staples at least one inch long, tie wires, of hog rings. The wire should extend into the trench a minimum of four Inches and should not extend more than thirty-six inches above the original ground surface. The standard strength filter fabric should be stapled or wired to the fence, and a minimum of twenty inches of the fabric should be extended into the trench. The fabric should not extend more than thirty-six inches above the original ground surface. Filter fabric should not be stapled to existing trees. When extra -strength filter fabric and closer post spacing are used, the wire mesh support fence may be eliminated. In such a case, the filter fabric is stapled or wired directly to the posts. The 12" x 8" trench should be backfilled with 3/4 inch minimum diameter washed gravel. Filter fabric fences should be removed when they have served their useful purpose, but not before the upslope area has been permanently stabilized. " Filter fabric fences should be inspected immediately after each rainfall and at least daily during prolonged rainfall. Any required repairs should be made immediately by the contractor. Creative Engineering Options INC. TYPICAL FILTER FENCE DETAIL Plate A Firm Practicing in the Geosciences Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 45 values are dependant on the blanket being installed in strict adherence with the manufacturers specifications. Storm Drain Silt Sacks: In order to avoid the degradation of the storm drain system in the nearby street we also recommend that a silt sack be installed in each of the downgrade storm drain catch basins during construction. Keep in mind that these silt sacks are a maintenance item and that the contractor will need, periodically, to clean them out. Crushed Rock Entry Apron: Current Best Management Practice [BMP] also requires the installation of a crushed rock entry apron to the construction area. Typically, this apron should be about fifteen (15) feet wide and should extend at least twenty-five (25) feet into the site. It should the at least twelve (12) inches thick and should consist of coarse, angular, two to four inch sized crushed rock placed over a layer of geotextile. All temporary erosion and sediment control [TESC] measures should be installed in accordance, and in compliance, with the current City of Federal Way's BMP's. Geotechnical Engineering Study Page 46 06-2708 Federal Way Town Homes June 6, 2006 CLOSURE Limitations The above information is being provided solely as a service to our client. Under no circumstances should the above information be interpreted to mean that Creative Engineering Options, Inc., is assuming any responsibility for construction site safety, measurements or dimensions, or the contractors, subcontractors, or other engineers activities, means or measures. Such a responsibility is not being implied and should not be inferred, but remains with the owner and his contractor or other engineers. Furthermore, it should be clearly understood that CEO, Inc., does not in any way "direct" or "supervise" the contractor, his staff or his subcontractors and their employees, or any other engineer. This responsibility also remains solely with the owner and his or her general contractor. Our recommendations and conclusions are based on the site materials observed, the limited subsurface data generated from ourfield study, ourengineering analyses, the design information provided, and our experience and engineering judgement. The conclusions and recommendations are professional opinions derived in a manner consistent with that level of care, skill and competence ordinarily exercised by other members of the profession in good standing currently practicing under similar conditions in this area only. No other warranty, expressed or implied, is made. The recommendations submitted in this report are based upon our site observations and exploratory data, and our geologic data review. These data pertain to the times and locations where they were obtained or observed only, but are assumed to be reasonably representative of the conditions beneath the majority of the area explored or observed. Soil and groundwater conditions between exploratory locations may vary from those encountered. The nature and extent of variations between the exploratory locations may not become evident until construction. If variations do appear, the geotechnical engineer should be requested to re-evaluate the recommendations of this report and to modify or verify them in writing prior to proceeding with the construction. Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Additional Services Page 47 Plan and Specification Review: We recommend that CEO, Inc. be retained to perform a general review of the final design plans and specifications. This will allow us to verify the earthwork and geotechnical recommendations have been properly interpreted and implemented in the design plans and construction specifications. Construction Observation and Testing: For continuity, and as typically requested by most public jurisdictions, we also recommend that CEO be retained to provide geotechnical services during construction. This is to observe compliance with the design concepts, specifications or recommendations and to allow design changes in the event subsurface conditions differ from those anticipated prior to the start of construction. This allows us, on behalf of the owner, to verify that the in -situ subgrade exposed by overexcavation is adequately redensified and presents a firm and competent surface, and to verify the subgrade soil's bearing capacity. It also allows us to observe that the foundation drainage system is properly installed. It also allows us to observe and to verify that the temporary site erosion and sediment [TESC] control measures are implemented and that they remain functional throughout construction. CEO, Inc., does not perform in -place density testing services but, if requested, we can arrange for such testing as a subcontracted service. CEO, Inc., accepts no responsibility whatsoever for the performance of the earthwork, foundations, or any other geotechnical aspect of the project, unless we are retained to review the construction drawings and specifications, verify the site conditions, and to provide construction observation and testing services. WARNING! It is CRITICAL that the owners, their architect, the structural engineer and the contractor read the ENTIRE report. Do NOT base any design or construction decisions on any portion of the brief summary letter or of the report text taken out of context. If decisions are based on the use of only a part of the recommendations there is a significant risk that the decisions could result in an impractical or uneconomic design or construction procedure, could add significant risk to the project, and/or could result in damage to, or even failure of, the design element. I - APPENDIX A 06-2708 FIELD EXPLORATION PROGRAM Geotechnical Engineering Study Page 49 06-2708 Federal Way Town Homes June 6, 2006 APPENDIX A 06-2708 Field Exploration Program Our original field exploration was performed on May 26, 2006 and consisted of ten (10) exploratory test pits. These test pits extended to a maximum depth of approximately nine and one half feet below the existing site grade, and were backfilled on completion. The field exploration was performed using a trackhoe provided and operated by your subcontractor, Don Olson Construction, Inc. The test pit locations were approximately determined by pacing from the corners of the existing buildings and man hole structures. The test pit elevations were approximately determined by interpolation between contour lines shown on a Topographic Plan by Sadlar/Barnard & Associated, Inc., sheet 1 of 1, job number 2005269, dated 2-14-05. The locations and elevations of the test pits should be considered accurate only to the degree implied by the methods used. The field exploration was continuously monitored by an engineer from our firm who maintained a log of the test pits. Our representative classified the soil encountered in the test pits, obtained representative soil samples, and observed pertinent site features. Soils were classified visually in the field in general accordance with the Unified Soil Classification System (USCS) which is summarized on Plate 10, Legend. The numbers and approximate locations of the test pits are shown on the Site Plan, Plate 2. The final logs, presented on Plates 11 through 15, represent our interpretation of the field logs. The stratification lines on the logs represent the approximate boundary between soil types. In actuality, the transition may be more gradual or more severe. Representative soil samples were placed in closed containers and returned to our Redmond office for further examination and review. Unified Soil Classification System Component Definitions by Gradation MAJOR DIVISIONS SOIL CLASSIFICATION - GENERALIZED COMPONENTS SIZE RANGE GROUP DESCRIPTIONS { { { Well -Graded Gravels, Gravel - Sand Mixtures, Little Gravel And Clean Gravels <; s{ a GW or No Fines Boulders Above 12 in. Gravelly (little or no finesl Soils Poorly -Graded Gravels. Gravel - Sand Mixtures, Little Coarse GP Grained or No Fines Cobbles 3 in. to 12 in, Soils More than 50% Coarse Gravels with GM Silty Gravels, Gravel -Sand -Silt Mixtures Gravel 3 in, to No. 4 (4.65mm) Fines (appreciable Fraction amount of fines) Coarse gravel 3 in. [0 3/4 in. Retained on GC Clayey Gravels, Gravels - Sand - Clay Mixtures Fine gravel 3/4 in. to No. 4 (4.76mm) No. 4 Sieve Sand And SW Well - Graded Sands, Gravelly Sand, Little or No Fines Sand No. 4 (4.76mm) to No. 200 (0.074mm) Sandy Soils Clean Sand (little Coarse sand No. 4 (4.76mm) to No. 10 (2.Omm) or no fines) More than f`•''• porl Graded Sands, Gravelly Sands, Little or No Medium sand No. 10 (2.0mm) to No. 40 (0.42mm) �:ti•�' Finely SOWa Material ., .f., SP Fine sand No, 40 (40.42mm) to No. 200 (0.07mm) Larger than More than No. 200 50Wo Coarse Sands with Fines SM Silty Sand, Sand - Silty Silt and Clay Smaller than 0. 200 (0.07mm) Mixtures Sieve Size Fraction (appreciable Passing No. 4 amount of fines) Sieve SC Clayey Sands, Sand - Silt Mixtures Descriptive Terminology Denoting ML Inorganic Silts & Very Fine Sands, Rock Flour, Silty- Component Proportions Fine Clayey Fine Sands, Clayey Silts w/Slight Plasticity Grained Silts and Liquid Limit Less Soils Clays than 50 CL Inorganic Clays of Low to Medium Plasticity, Gravelly DESCRIPTIVE TERMS RANGE OF PROPORTION Clays, Sandy Clays, Siltys Clays, Lean Trace 0 - 5% OL Organic Silts and Organic Silty Clay of Low Plasticity Little 5 - 12% ----- Some or Adjective (a) 12 - 30% More than MH Inorganic Silts, Micaceous or Diatomaceous Fine And 30 - 50% More Material Sand or Silty Soils Silts and Liquid Limit Smaller than No. 200 Clays Greater than 50 CH Inorganic Clays of High Plasticity, Fat Clay Sieve Size Samples Highly Organic Soils Organic Clays of Medium to High Plasticity, Organic OH Sills Peat, Humus, Swamp Soils with High Organic PT Contents Topsoil ti ft f� f Humus and Duff Layer Fill Highly Variable Constituents Notes: Dual symbols are used to indicate borderline soil classification. Upper case letter symbols designate sample classifications based upon laboratory testing, lower case letter symbols designate not verified by laboratory testing. Relative Density or Consistency Utilizing Standard Penetration Test Values COHESIONLESS SOILS (a) COHESIVE SOILS Ib) Density (cl N. blows/ft. (cl Relative Density (%) Consistency N. blows/ft. Ic) UntlrStrength gth ( Shlar psfl 1 Very Loose 0 to 4 0- 15 Very soft 0 to 2 <250 Loose 4 to 10 15 - 35 Soft 2 to 4 250 - 500 Compact 10 to 30 35 - 65 Firm 4 to 6 500 - 1000 Dense 30 to 50 65 - 85 Stiff 8 to 15 1000 - 2000 Very Dense over 50 >85 Very Stiff 15 to 30 2000 - 4000 Hard Over 30 >4000 P Sampler Pushed • Sample Not Recovered SS SPT Sampler (2,0" OD) HD Heavy Duty Split Spoon SH Shelby Tube PIT Pitcher Sampler B Bulk C Cored Notes WATER LEVEL (DATE) i WATER OBSERVATION WELL qc TORVANE READING, tsf qu PENETROMETER READING, tsf W MOISTURE, percent of dry weight pcf DRY DENSITY, pounds per cubic ft (a) Soils consisting of gravel, sand, and silt, either separately or in combination, possessing no characteristics of plasticity, and LL LIQUID LIMIT, percent exhibiting drained behavior. (b) Soils possessing the characteristics of plasticity, and exhibiting undrained behavior. PI PLASTIC INDEX (c) Refer to text of ASTM D 1586-84 of a defin1don of N. in normally consolidated cohesionless soil, Relative Density terms are based on N vafues corrected for overburden pressures. (d) Undrained shear strength = 1/2 unconfined compression strength. The Discussion In The Text Of This Report Is Necessary For A Proper Understanding Of The Nature Of The Material Presented In The Attached Logs Plate Creative Engineering Options INC LEGEND All" cv n O a A Firm Practicing in the Geosciences Logged by: GM Test Pit No. 1 Date: 5/26/06 Elevation: 493.0 feet± Depth Symbols 0 ^ SM SM Soil Description -3" gravel. Light reddish -brown silty fine to coarse SAND, moist, loose to medium dense, little rounded gravel, roots to -2" diameter to -2 It depth. Light gray -brown silty fine to coarse SAND, moist, medium dense and rounded gravel. 5 IMSM Gray silty fine to coarse SAND, moist, very dense, little to some rounded gravel to cobble size, partially to completely cemented -in -place (Till). BOH Test Pit terminated at 8.0 feet below existing grade. No groundwater or seepage encountered during excavation. 10 — Test Pit elevations approximately determined by interpolation between contour lines shown on a Topographic Survey by Sadler/Bournard & Assoc., Inc. sheet 1 of 1, job # 2005269, dated 2.14.2005. 15 10 15 BOH Test Pit No. 2 Soil Description - 2" sod & sawdust. Gray sandy fine to coarse crushed rock, moist, dense. Light gray silty fine to coarse SAND, moist, dense. Light reddish -brown silty fine to coarse SAND, moist, dense. Light gray -brown silty fine to coarse SAND, moist, dense, little to some rounded gravel Light gray silty fine to coarse SAND, moist, very dense, little to some rounded gravel, partially to completely cemented -in -place (Till). Test Pit terminated at 8.0 feet below existing grade. No groundwater or seepage encountered during excavation. W (%) 13.2 Elevation: 491.0 feet± Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis, and judgement. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. Creative Engineering Options INC A Firm Practicing in the Geosciences TEST PIT LOG Plate 11 I Logged by: GM Test Pit N ^ 1 Date: 5/26/06 ! V. Elevation: 488.0 feet± Depth Symbols 0 i__ US? Soil Description -4" topsoillroot matter. Brown to reddish -brown silty fine to coarse SAND, moi Light gray -brown silty fine to coarse SAND, moist, med Gray silty fine to coarse SAND, moist, very dense, little completely cemented -in -place (Till). 5 — SM BOH Test Pit terminated at 9.0 feet below existing grade. 10 No groundwater or seepage encountered during exca, 15 Logged GM Test Pit N 4 Date: 5/2626/06 Soil Description 0 u c -� SMIOL Nettles & berry vines. Dark brown organic silty fine SAND, moist, very loose, little root matter, pieces of plastic i banding, buried stump (Potting Soil & Fill). SM Light reddish -brown to gray -brown silty fine to coarse SAND, moist, medium dense. SM Gray silty fine to coarse SAND, moist, very dense, little to some rounded gravel, partially to completely cemented -in -place (Till). BOH Test Pit terminated at 9.5 feet below existing grade. No groundwater or seepage encountered during excavation. W (%) Elevation: 482.0 feet± Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis, and judgement. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. Creative Engineering Options INC. TEST PIT LOG Plate 12 c�.,n A Firm Practicing in the Geosciences Logged by: GM Test Pit N 5 Date: 5/26/06 ■ Elevation: 484.0 feet± Depth Symbols 0 10 15 Soil Description -T topsoil. Light reddish -brown to.graybrown silty fine to coarse SAND, moist, loose to medium dense little to some rounded gravel. Gray silty fine to coarse SAND, moist, very dense, little to some rounded gravel, partially to completely cemented -in -place (Till). - 2 1/2 foot diameter boulder at -4'-6" Test Pit terminated due to presence of "large" boulder. Test Pit terminated at 7.5 feet below existing grade. No groundwater or seepage encountered during excavation. Logged GM Test Pit No. 6 Date: 5/2626/06 Soil Description SM -6" topsoil. Light reddish -brown silty fine to coarse SAND, moist, mediu gravel. SM Gray silty fine to coarse SAND, moist, very dense, little to s to completely cemented -in -place (Till). BOH ITest Pit terminated at 9.0 feet below existing grade. No groundwater or seepage encountered during excavatio W (%) Elevation: 490.0 feet± Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis, and judgement. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. Plate Creative Engineering Options INC. TEST PIT LOG �" 13v A Firm Practicing in the Geosciences c Logged by: GM Date: 5/26/06 Depth Test Pit No. 7 Symbols Soil Description 0 -6" topsoil, SM Light brown sitty fine to coarse SAND, moist, medium dense, little rounded gravel, roots to -4" diameter, gravel to cobble size. 5 — SM Gray silty fine to coarse SAND, moist, vary dense, little to some rounded gravel, partially to completely cemented -In -place, occasional cobbles and small boulders (Till). BOH Test Pit terminated at 9.0 feet below existing grade. 10 No groundwater or seepage encountered during excavation. 15 - Logged by: GM Date: 5/26/06 0- 5 Test Pit No. 8 Soil Description -6" topsoil. Light brown silty fine to coarse SAND, moist, medium dense, little to sorr roots to -2" diameter to -3 feet depth. Gray silty fine to coarse SAND, moist, very dense, little to some rounder size, partially to completely cemented -in -place (Till). H Test Pit terminated at 6.0 feet below existing grade. No groundwater or seepage encountered during excavation. 10 7BO0 0 15 Elevation: 483.0 feet± W (%) Elevation: 476.0 feel+ Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis, and judgement. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. Creative Engineering Options INC. A Firm Practicing in the Geosciences TEST PIT LOG Plate 14 6 a m 0 Loggd by: Date: 5/26/ 6M Test Pit N o ■ 9 Depth Symbols Soil Description n -_ - - SM -6" topsoil. Light reddish -brown to light brown fine to coarse SAND, moist, medium dense, and rounded gravel, roots to -3" diameter to 2 foot depth. 5 SM Gray silty fine to coarse SAND, moist, very dense, and rounded gravel to cobble size, partiall to completely cemented -in -place (Till). BOH Test Pit terminated at 8.5 feet below existing grade. 10 No groundwater or seepage encountered during excavation. I 15 Logged by: GM Date: 5/26/06 D r ....... nTT Test Pit No. 10 Soil Description -6" topsoil. Dark brown silty fine SAND, moist, very loose, organics (Topsoil). Light reddish -brown silty fine to coarse SAND, moist, medium dense, little rounded gravel, root matter. Light gray -brown silty fine to coarse SAND, moist, medium dense, little rounded gravel. Gray silty fine to coarse GRAVEL and SAND, moist, very dense, rounded gravel to cobble size, partially to completely cemented -in -place (Till). Test Pit terminated at 8.0 feet below existing grade. No groundwater or seepage encountered during excavation. Elevation: 477.0 feet± W (%) 7.3 i 6.7 Elevation: 475.0 feet± 7.7 6-4 Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis, and judgement. They are not necessarily representative of other limes and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log. Creative Engineering Options INC. `G V A Firm Practicing in the Geosciences TEST PIT LOG Plate 15 APPENDIX B 06-2708 L� GEOTECHNICAL LABORATORY TESTING PROGRAM Lt L L I L L Geotechnical Engineering Study Page 51 06-2708 Federal Way Town Homes June 6, 2006 APPENDIX B 06-2708 Laboratory Testing Program General We conducted a series of selective laboratory tests on carefully selected representative soil samples. The results were used to help verify or modify the field classification of the soils encountered and to help evaluate the soil's geotechnical behavior. A brief description of each of the tests performed for this study is provided below. The results of laboratory tests performed on specific samples are provided at the appropriate sample depth on the test pit logs, or on test data sheets attached to this Appendix. Please understand that test results may not accurately represent the overall, in -situ soil conditions. Results must be interpreted. Our recommendations are based on our interpretation of test results, along with other information available to us. Test results help guide our engineering judgement. We are not responsible for the interpretation or use of these data by others. Soil Classification All soil samples were visually examined in the field by our engineer at the time they were obtained. They were subsequently packaged in moisture -proof containers and returned to our Redmond office where they were re-examined and the original description was verified or modified, as necessary. With the help of the information obtained from classification tests, the samples were described in general accordance with the qualitative USCS. The resulting descriptions were included at the appropriate sample location on the individual test pit logs. A brief summarization of the USCS system is provided on the attached Legend, Plate 10. Moisture Content Moisture content tests were performed on several representative samples obtained from the exploratory borings. The purpose of this test is to approximately ascertain the materials' in -situ moisture content. The information obtained assists us by Geotechnical Engineering Study 06-2708 Federal Way Town Homes June 6, 2006 Page 52 providing a qualitative correlation with soil strength and compressibility. The results of these tests are included at the appropriate sample depth on the test pit logs. Grain Size Distribution Detailed grain size analyses were conducted on six of the retrieved samples to help more accurately determine the overall distribution of the soil's particles. The information gained from these analyses help to provide a detailed description and y classification of the in -place materials. In turn, this information helps us to understand how the in -place materials will react to construction activity, groundwater seepage and foundation loading. The results are presented on Plates 16 through N j 21. Classification symbols are also provided as part of the appropriate individual ! sample descriptions on the test pit logs. r- i i. 06-27081 6.4,06 SIEVE ANALYSIS HYDROMETER ANALYSIS ININQIJE�� NUMBER OF MESH PER INCH, U.S. STANDARD GRAIN SIZE IN MM I SIZE OF OPENING :!1 7 :V2!z! 0 CD 0 ow 0 0 0 00 00 0 LO Iq co cli co —0080 CD W) -* :-;= co N 0 C) CID co cm c') 0 — CO -�t co — N m �t U) to co — C\j 0 0 0 0 0 0 9 q q C! q 9 0 100— ............. ....... . . ... .. .. ..... .... ....... . ............. — I . ........... ...... ------ ....... ..... ------ ....... --------- ...... --- ........ ... ... ... .... ... .... . ...... ....... ...... ... .............. . . .. .. ... .... ............. .............................. m ........ .... ........ .. .... ........ .... .... ......... .............. .... ...... ............... .... ....... . ...... ... ..... . ... ....... ......... . ..... .... . ............ . ....... ia ......... ....... .... ........ ... . . .. 90 ..... ..... .... --------------- --------------- -- -- .. ........ ..... ...... --- ----- ---- .............. ........ ....... 10 ...... .... .......... .. ..... .... .. —.— ..... ... --- --- :-:- ... ... ..... ..... . .......... R, .... ... . ...... ............... .. .......... ... -- ..... ..... ..... ... - ..... I-- ......... — ... ... .... .. ..... ....... ... . .... .............. .. . .. .. ... ......... .............. ........................ . CD .. .......... ......... .... ........ ...... ...... ..... .. ...... m -- -------- --- 80 . ...... .... ...... ....... .. ............... 20 . ......... ............... .. ......... .. ......... ..... ..... ..... ....... .. ... . ...... ... ... .. .... ...... ...... .... I . ...... .............. ........... . ...... ........ .............. ........ .. :'.' I ..... .... ............. . ........ ........ m G) n ............. ......... .. . ........ ...... ....... ..... ..... --- ..... ........ ..... . ....... ... . ........ ... . . . . .. .... .... ........... .............. 9 .... ...... m 70 ......... ...... .. ........... I .. .... ...... ...... ........... .. .... . —1. 1-1.— 11 ... I-- 30 0 ... ....... .... ..... .......... ............... .. ..... ...... ........ ..... .... ...... ... ...... ......... ... ....... ........ ... ... ... ...... ...... ....... ....... ...... .. .. ... .... ... .... ........ ...... .. ............... ...... -------------z m ... .. ........ z ............ ......... .... I ........ ...... ---1 60 ..... ....... . .... ........ ..... ...... .. .. .......... ..... . ... ...... 40 0 -n ---------- -- -- - ----- ---- ----- . ........... ....... - _ .. ........ ..... . ..... .... ..... ... . - ... ..... ........ ..... ............. . . ... .... . ..... ..... ------ ....... .......... ........ .. ............... ... ... ... ...... ..... ....... ...... ... -- ....... .. ..... ... > z ... ............... . ..... I ...... ....... : .... . - ----- --- - -- ---------- ... ... .. ...... ..... ... ..... m........... ......... .... ........ ..... . .. ..... ... ... ..... ---- ----- ------- ..... ....... .. ....... U) 1A 50 50 m ... .... ... ... ......... ...... ...... .... ......... ...... .. ... ... ........... .. ... . .... ....... .... - .... z 00 -------- --- --- ........ .. ..... ... ......... ..... ............... ... .......... ....... . ....... ... ................... .. .. ... ..... ................... ..... ..... ...... .... .. .. .... ............. ..... .......... ....... . ..... 40 ........ ......... .... . I ...... ...... . 60 ....... .......... ... ...... ....... ... ......... ... ... .... ...... ....... ................... .. .. .. .... G) --------- ..... .. _7 ....... I ............ .... .... ........ ...... .. .... .... ... ... ... .. ...... .. ...... .... ... .. ... ... ......... ..... ... ...... . ---- -------- -- ------ --- ....... ...... .. 30 ........ ......... .... ........ ...... .. .... .... ... ... ..... ......... ...................... .. ........... ...... ........ ......... . . ...... ... ... .... ...... ....... .............. I 70 .............................. ........... ........ ..... ..... ..... ......... ...... .......... . ...... : ....... ....... ..... ..... . .. ...... .. ..... .. ... . .... .......... ......... .... ........ ...... .. ........ .... ......... . ... ........ ...... ........ 20 ..... ....... ...... . ... .. .... ..... ..... .. ...... ...... ... .. . .......... .......... ..... ...... ...... . ...... ...... -------------- ---- --- ............................. ... 80 ....... .... .............. ... ... .... . .... ....... .............. . ... .... .......... ....... — .... ........ ...... .. .......... ... ......... . ...... ..... . . ..... .. .......... ---- ...... ------- ........ [ ----- ..... ------- ....... -- .. ..... ......... .... ... . ...... .............. .... ..... ......... ..... ............... . .......... .......... .. ...... ........ ..... ....... .. ...... ...... - -- .. --- ---- ..... . . ..... ---- ---------- -- -------- 10 - - ----- ---- ---- - --- --------- 90 .. ..... ........ .... ...... .............. ...... .......... ..... ............... ........ > .... . ... ....... .... .... - ----- ----- ...... FT-1 ... : T .. ... .... ...... .... .......... 0 CD CD 0 0 0 0 M N .,o 0 0 co W 'IT m C\j 00 (0 cr) (m 00 to "T CO C\j ' M (0 It z C, C> 00 (D 't co co C\j C\j GRAIN SIZE ' ' q q C� IN MILLIMETERS (D C) 0 C> C) C) C� 0 FINE COARSE MEDIUM FINES C COARSE GRAVEL COBBLES SAND m KEY Boringor � DEPTH USCS DESCRIPTION Moisture Content(%) LL PI Test Pit No (FT.) TP-1 2.0 Sm Silty fine to coarse SAND and GRAVEL. 13.2 SIEVE ANALYSIS HYDROMETER ANALYSIS SIZE OF OPENING IN INCHES NUMBER OF MESH PER INCH, U.S. STANDARI) I GRAIN SIZE -IN MM O 13, Boring or DEPTH USCS DESCRIPTION aeSAND and GRAVEL. 10 oo 30 40 oo m :U � � 60 m � 1 uo 90 .1UO 0 p Moisture LL Content 11.3 -2708 / 6 4.06 SIEVE ANALYSIS HYDROMETER ANALYSIS SIZE OF OPENING IN INCHES I NUMBER OF MESH PER INCH. U.S. STANDARD I GRAIN SIZE IN MM C\1 0 0 0 CD 0 0 0 0 0 0 0 00 (0 U') It CY) C\1 —0000 0 (D �3- CD 'IT co C\j Lo C0 CO — —N Co"t LOCO Co!� Cq C� 0 C� C� C� q q q q 100— 0 .— .... ... .... ... ..... ........ I .... ... . ....... ------ ... .... ....... ........... ..... ........ .... ...... ........ ............ ... .... ...... .. .... ..... .......... ... .... .. .. ... ... ... . ..... ...... .... ...... ... .... .... .. ... .... ........ ..... ............... .. ........... ...... ........ ..... ....... 1: ... '— . ............ ... .. . .. ...... ... — - . ........ .. ... ... ........ ..... ............... ........... ...... ........ ..... ....... .......... .... ... ....... ......... - .... ..... ....... ............. 90 . ....... . ........ .. .... 10 ..... . .... -"-' .... . ....... ...... ........... — ............... ... .. . ......... ... ..... ..... ... ....... ......... .. ........... .... ...... ............ ... .... ...... ....... .... .... .. .. .. .. ... ... ... .... .............................. rD............ : ....... ... ..... .... ..... . ..... ........ M 80 20 :3 ...... ............. ......... ... ........ ...... ........ ... . .... ... ... * .... .... ---- -- ..... ...... ..... .. ........... ..... ...... . ... ... ..... ..... - ...... - ........ ... ................... ... . ...... .. .... ...... — ....... .............. .... .. .. .. . .............. � ............. :3 - --- --- ---- ---- .. . .............. .. ........... ...... ....... ..... ....... ... ..... ....... -- --- --- ---- -------------- -------------- -- - -- -- - : - ---- ------------- ---------- m rD IrD m ............. 70 ......... ... ..... ....... . . ... ... .... .... ............. .. .... * ...... ...... .... ..... ....... .............. .... ... .... ...... 1 ....... .............. .. ................... ---- 30 0 . ......... . .. ........ ...... .. - .... .. ... ......... ....... ...... ..... -- ---------- . - ------- ... ..... ... . . ...... . .............. .. .............. ... ... ...... ........... .. .. .. .. .... ........ ...... . ....... m z U3 m z.. ...... : .............. .... ........ ....... ..... .... .......... ......... .... ....... ....... ...... .. ... ............. .. ........ ............ .............. . . .. .. .. .... ................ ..................... ..... --q 0 --1 60 . 40 -n ............. ......... .... ........ ...... .. ...... ...... ............ .. . ... ...... ...... ...... ... ...... .. ....... ...... .. .. ... .. ... .... ... . . . .. .. .. ... .... - .............. -- ------- ......... - ----- > z............. ......... ... I 1 ........ ...... .. ..... .... ................. ...... — . ...... .... .. ... ..... ....... ... ..... .... ... .... I ......... ... .. .... ..... . ..... ........... ...... ........ DO :3 m .... a ........ ......... .... ........ ...... .. ..... .... ... 1 1, .... ......... ..... ......... * ..... .. ... ----- -- ----- ---- .... ..... ....... ... . .... ...... ....... i ....... . ....... .... .. ....... -- Cl) OA 50 1- I 50 m z co ...... . ....... ..... ... ......... .... .... ... I .... ..... - ....... ...... ................ .. ........... ...... ....... ... ... ........ ..... .. . ....... ... ....... ........ ........ n ...... .... ......... . : .. ........ .. .... . ......... .... ..... ..... — ........ .. .. ... ... . ... .. ...... .. .... .... ... ... ............. ... ..... .... ........ ...... .. .... .... ........ ..... .. ...... . < m 40 ......... ....... . .. ......... . .............. 60 .............. ...... ..... ... . ...... .... ..... ...... .. ..... .. ... . ...... ....... ... . ..... ... ...... . ..... .............. ........ ...... ...... ......... - ... :: . ..... ..... ....... ------------- ............. --- ... - ... .... ...... ....... .............. .. . . .. ... ..... ....... .......... 30 .... 70 ............. ....... ......... .... .... . ...... ...... .. I ...... .. .... .... .... .... .... .... ...... ..... .... .. ..... .. .... .... ............... .. .......... ... ... .... .. ............ ...... . ... .... ... . . ....... ......... .......... .. .. ........... ............. 20 ......... .... ...... . ...... .. .... .... ........ ..... ....... ..... ............... .. .. ....... .. ... ... ... . .. ....... .. ........... ... .. .... ... m- ...... ........ ...... . 80 ------------- ...... ...... .. — .... ........ .... .... ..... .... ..... .......... .. .......... ...... ....... .... .... ...... ...... ... ...... ... ............... . . .............. ... ... ... ...... ....... .. ... ....... ................. ........... ----------- .. .M ............. ......... .... .. ..... . . .. .. ... . .. .... ..... ..... . -- .............. ...... ....... ------ ...... .... ....... .............. . .. .. .. ... .... . .. ...... .............. > 10 . ........ .... .. . ....... ....... .. ..... ------- .............. ........... I 90 - - ------ ............. ...... I ...... ......... ........ . T1 ..... ... I .. .. . . .. .... ...... f.. ... .. .... wrr.l. .1 . 1-1 ....... 'T-7 F-f-1-1 ..... r ..... . .. ... ............... ........ ... ... .... ...... . ...... .. .... ....... .... ......... .............. .. .. .. .. . .. ... I .. .... -------------- ........... ..... ........ .............. 0 0 0 ..... 0 0 0 C) 0 C) 0 C) 00 (0 1* Cl) CQ — 00 to -It Cl) N — 00 (0 CO C\1 M (0 e M N z C) Cl) C) OD to -e co C\j — 10 0 C\1 GRAIN SIZE IN MILLIMETERS C� C� 0 0 0 0 (D C� C� q q C� 0 C COARSE FINE i COARSE MEDIUM FINE COBBLES FINES GRAVEL SAND M KEY Boring or DEPTH Uscs DESCRIPTION Moisture LL P) Test Pit No. (Fr.) Content TP-7 5.5 Sm Silty fine to coarse SAND, some gravel. 10.9 w 00 (—D I I I I k '"J01 0117=1 Wk, e- �' 3 R, Q. 3 m 10 3' m FT m :3 Ilifil I■■1■il■ 1�, G) m m II■II 1 0 !1111lI1I■1■1 0 2 0111111111111 ■II 1 I !�1 1 Illi �lilll1I■ !■1 � !I■1■I 1■Il�i I, IN,■ i II1�11■ 1■1� 33 m Cl) Moisture Boring or DEPTH USCS DESCRIPTION Content LL PI KEY Test Pit No. (FT.) j _ TP-9 2.5 Sm � Silty fine to coarse SAND and GRAVEL. 7.3 W CD 2708 / 6.4.06 SIEVE ANALYSIS HYDROMETER ANALYSIS F-- Y m�1 Z rD m 0ICI III, 1 Milli 1 111111 10101111111011111millill 11 ! COBBLES I GRAVEL m r ii � C' Q. ro m 7 5' 0 m �a 0 m R O' N Z n 0 m a v 0 z 0 C m N N 100 90 80 m 70 m z --1 60 -n z m 7J 50 m40 0 __4 30 20 10 SIEVE ANALYSIS KING IN INCHES I NUMBER OF MESH PER INCH U.S. STAR O a\ N m d M p f0 O O �t Ln Co M HYDROMETER ANALYSIS GRAIN SIZE IN MM ca cc Ln v r� N 0 0 0 O O O D O O O b C. O 0 0 0 O C. Co O m v �'� .v CDO O 00 C0 '7 C'7 N r O O O O O 0 0 O O O r> N GRAIN SIZE IN MILLIMETERS COBBLES COARSE FINE COARSE MEDIUM FINE FINES KEY Boring or DEPTH USCS Test Pit No. (FT.) TP-10 2.0 SM DESCRIPTION Silty fine to coarse SAND, little gravel. 20 T m DO 30 0 m z --I 40 0O D 50 m W 60 m G) 70 80 90 100 J O Moisture LL Content (%) 7.7 PI 06-2708 / 6 4 06 SIEVE ANALYSIS HYDROMETER ANALYSIS SIZE OF OPENING IN INCHES I NUMBER OF MESH PER INCH U.S. STANDARD I GRAIN SIZE IN MM 1� N< 0 nco OIn � M N N d'22 N 92 V O (O O O O OO 0_ _ m — N r 0 00 0 O 9 O 100 �± +n > y 90 i M C• 7 m 80 m M M :0 70 0 m z O --q 60 -n p' z m (^ 50 n co m40 2 30 20 n 10 v 0 7 0 10 20 m m X 30 0 m z 40 0O D 50 m W W 60 m 70 80 90 100 O O O O O O O O O O 00 co V co N r CO CO Cl) N r O (O -It Cl) N M CO V M N Z O O O CO to It co co N T N r O O O O O GRAIN SIZE IN MILLIMETERS O O O O O O O o 0 O O O O C COBBLES COARSE FINE COARSE MEDIUM FINE FINES GRAVEL SAND C m KEY Boring or DEPTH USCS DESCRIPTION Moisture I LL PI Test Pit No. (FT.) Content (%) TP-10 6.0 GM Silty fine to coarse GRAVEL and SAND. 6.4 — — APPENDIX C 06-2708 USE OF REPORT BY OTHERS APPLICATION FOR AUTHORIZATION TO USE REPORT ENTITLED: Geotechnical Engineering Study Proposed Federal Way Town Homes 31408 - 28th Avenue South Federal Way, Washington by CEO, Inc., 06-2708, dated June 6, 2006 To: Creative Engineering Options, Inc. 5418 159th Place NE Redmond, Washington 98052 Applicant herewith applies for permission to use the referenced report to (please indicate how you intend to use the report and why you wish to do so): Applicant understands that the referenced report is an instrument of professional service produced by Creative Engineering Options, Incorporated (CEO) and that express written authorization from Glen Mann and the afore mentioned corporation is required to use or in any way rely upon this report or any of the information contained within, or to duplicate, otherwise reproduce or copy, excerpt from, reference or quote from this report. Applicant understands that any unauthorized use of or reliance upon this report, or any unauthorized duplication , other reproduction or copying, reference to or excerption or quotation of this report is strictly prohibited, and will subject the violator to all legal remedies available to CEO. Applicant recognizes that CEO may, at its sole discretion, withhold authorization, orgrant such authorization contingent upon applicant's acceptance of terms and conditions established by CEO to address issues arising out of the use of the report by the Applicant not contemplated by CEO at the time CEO initiated its services with South Fork Homes, LLC. which included preparation of this report. APPLICANT: Name of Firm Address of Firm Telephone Number Contact Person Name Date of Application Contact Person Title 11 DISTRIBUTION 06-2708 1 Copy South Fork Homes, LLC P. O. Box 930 Sumner, Washington 98390 Attention: Mr. Bobby Brown 2 Copies Mr Tim Holderman Sound Engineering, Inc 1019 Pacific Avenue Suite 906 Tacoma, Washington 98402 5 Copies Ms. Liza Klein AHBL 2215 North 30th Street Suite 300 Tacoma, Washington 98402 gm/Olson Federal Way Town Homes Geotechnical Report/zip09 00% soft, Run N I Y& KINU U0 N ru"% E m: PA R I M " E" N I o t" A A E3 E":' F, s M ; 4 b0% The included map has been compiled by King County staff changefrom a variety of sources and is subject to without• County makes no representations or warranties, express or implied, timeliness,accuracy, completeness, of o'` ." King County shall not be liable for any general, special, indirect, Incli ! +�grZ revenues or lost profits e information containedssaless i prohibited except County. CONTROL`' CONTROL MINOR RIGHT OF WAY PLAT SHORT PLAT SURVEY/LEGAL. PARCEL YDRO -------------- ORIGINAL PAFiCEL CITY EASEMENT Parcel Boundary Platted Major Boundary KC 1653 I o _ +�� '100 �go o Scale 1:1200 1"=100') FEET April 06, 2005 No t 163,40,- 4!-)0°194.5 00 308564 SF 9.15 AC k` maw' ✓ v- / �.: y .\ X. 1,15 AC . 15470 SF il ' ?.28 AC r 1.046 SF 9140 ,- r i 71 ,/ FOR BELINr. TO COUNTY } 388?(667 i r r' 8107060253 387 `n - S. 32 TH ST. STA. 5 14.9 ;� IERCE C , LINE T JCT . " 30 � P.S.N. NO, 5 ,= ``y APPROVED 10-28-1958 `------ -- . N J (REVERTED TO COUNTY ri.� 52PEA. 9-26-77 _ TURN BACK LINE FOR P CII�QOISNI ENT TO COt11�1T� 810706ti253 �. � FOR RELINO. TO COUNTY 810706M3 S. 30TH, ST: ;a a ' ------------ OLD P.S :14 N" REVERTE,n TO COLN x ---------------------------- ----r 1 Ile ORO, 94-220 r r r util Streetscope Esrnt Oft *RPM w Ith a %4 OD , w BASISBEARINGS 3 t h e z N1312*70* .84r 19*26* WRON mmow FOUND TACK IN LEAD WEST 1/4 CORNER liV IrVIVV, lIV tiAJG BE 1.74' S. � 0.53' E. SECTION 9 2-01 06 X IN COPPER PLATE ON CONC. MON. IN : �' o � (� 004�' 1? CASE 3-13-95 Z s� i i KSA9�-(b � 30.00' 3 I E�9py ti 3 v w +V� v J to � M M O N00 / qw M 60 sS W tn. �cj.y�ja f� to GC zi: Lu NO jx CL Lu V-4 ONNON) CL � 3 A9 � N f 11 e7V.00• z ,E 18uj � wa FOUND REBA __ li NOV I i t RIM 472.8 1, :. 462.1 LADDER NW F .SEC 9-21-4 P LT ' F SET ROCK NAILS i-2 -9 N 120978.95 NN E 1278595.92 SAN. MH RL FI L. POWER POLE Y WIRE cv POWER VAULT AS �' . LIGHT BOX El ()m GAS METER C3 MAIL BOX SIGN WATER VALVE CATCH BASIN E HYDRANT CATCH BASINSOLID WATER BLOW - BLOW -OFF DRAIN WATER METER SANITARY MH WATERVAULT'CLEANOUT (D TELEPHONE T AS DESCRIBED TELEPHONE RISER 0 REBARA SET, INNS 10695 OC CABLE BOX 0 FOUND I SURVEYDESCRIBED LIGHT CROSSWAIX POLE W/ CT STOP BAR CEDAR TREE IVO IRRIGATIONVALVE E3 TSB C SIGNAL BOX aFIR TRIZE t3 EB ELECTRICALBOX 1GRAVEL OAK TRE STUMP A.� CONCRETE JERSEY BARRIER RAP wi OiAIN LINK FENCE enerw�saap+r�o��enrWOOD FENCE _D STORM AI SANITARY P POWER LINE WATER AT PORTION OF THE NORTH HALF OF THE SOUTH HALF OF E NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF CTION 9. TOWNSHIP 21 NORTH, RANGE 4 EAST, WILLAMETTE MpAIDIAN, IN DING COUNTY, ASHI CST , LYING WEST OF STATE HIGHWAY No. 1 AS CONVEYED TO STATE OF WASHINGTON BY'DEED RECORDED UNDER RECORDING NUMBER0 0 , EXCEPT THE WEST 30 FEET. , ,PARCEL NUMBER 0921049142 AND 0921049148 AN S N 0 CC A E mo 1NIMR111171 - -- RED, RD OF SU` ZY FOR,WASHINGTON STATE DEPARTMENT OF TRANSPORTA110N, RECORDING No. 200303059000080 1, CITY OF FEDERAL. WAY SHORT PLAT ►* SRC 98-00039 RECORDED . ,� UNDER RECORDING U ER 99022290051, ON. 2. RECORD UR Y, RECORDING NUMBER 2003 62 +DC 009, MCAL'I CITY OF FEDERALWAY BENCH MARKam0 1 /, NGVD-29 E MOST WESTERLY BOLT CAN SIGNAL. POLE LOCATED A AT THE NORTHWEST QUADRANT OF SOUTH 312th STREET AND PACIFIC HIGHWAY SOUTH. ELEVATION 461,653 FT# SITE D TOP SOW,BOLT ON HD Ri N LOCATED AT THE SOUTHWEST CORNER OF SITE AS SHOWN. ELEVA11ON 488.45 HMO 501 LANDSCAPE EA ALONG EASTERN O LINE, AS DISCLOSED BY TE ASSESSOR'S MAPS, IS NOT DESCLOSEDY GRANT EASEMENT OR CCU ACE TO A GOVERNMENTAL AGENCY, AS PER A. L.. T. A. COMMITMENT ORDER No. 0011 27 DATED 2, 2005 AND PREPARED Y C ICA O TITLE INSURANCE P'A Y, ORIGINAL LOT 91168 SQ, FT, 2.0929 ACRES ,®R r ErrAjyAP ► 1► " 4w DRA TED: .► ''' ' 1►" ° ' NO WAN-M�w SCALE. - SCALE: 1/8 a Im I I '""EY PLAI` NO SCALE 11 MONSOON,= III ROOM= 11 I SCALE: 1/8 11-1 1 � .0 of SCALE: 1/8 l...o I ELEVATION 5ET #1 OF 1 FINISH FLOOR ELEVATION: : 48 .0 ' HIGHEST ELEVATION: 1 . ' ( 11-3/8") Is' I ol AVER,AGE ELEVA'70N-, ri SCALD. I1 - 1IC of ri �r.✓' � Arw+r s �� tl a� l FI 169 BUILDING #5 Opp SCALF-0-1 I ty 01 3 =,mmlig Pie �aI AWA00' A P L Q=00000/404,N Lot), All 00-1% ELEVATION SET #1 OF 1 FINISH FLOOR ELEVATION: 482.201 HIGHEST ELEVATION: - I'll 11 1 1 11 1 AVERAGE ELEVATION: 2611-3/6 1pll, I 1 !A/E5T ELEVATION SCALE*- 1/8 1 0 XM Mow 0. WON I 1. r SITE. l<4'4#1-,EY PL.A&N' NO SCALE rd iiiii I W � 401-MMAX Lk o it e_-A I I I F� SOUTH ELEVATION SCALE*- 1/8 1 0 C7 e AVE RAGEELEV.V 28'11-3/8-(504-95) TOP OF PLATE V 20 5-7/6 TOP OF SUBFLOOP, 0 18'4-3/4:' —LTOP OF PLATE _(P 17 6-112' TOP OF 5UBIZLOOR (P,& 9, 3-3/ally TOP OF PLATE V 8'7-1 'y SUBFLOOR V C-0",L_ .w ELEVATION S LEVATION SUBSET'#3 FINISH FLOOR ELEVATION: 4-90.20' FIN15H FLOOR ELEVATION: 4-92.20' HIGHEST ELEVATION: HIGHEST ELEVATION: 521.15'(28' 11-3/8') I I M 1111-j", Ig" AVERAGE ELEVATION.- 28'11-3/8" AVERAGE ELEVATION,-,- 28'11-3/811 NCODO)RTH 1111ILIDING #2 SCALE" . 1/8 1.,.0 0o �-leloollllllll"IrWlo� .00lo�� "TE KEY PLAN"' (A)Z NO SCALE 40 40 % SCALE,: 1/8 il.,woll 01 3 7 A R 071 FIN15H FLOOR ELEVATION: 488.00' HIGHF-5T ELEVATION: 516.95(28"11-318") AVERAGE ELEVATIC.)IN: 2(t,304' 11 MEW- m L BUILDING# 1 5GAL-E: 1/8 � Will P21 loop 01JIM loo"%, U.1ca wr F- cn w w A T fl lk * 0 7711 1"x ll"l'4,UiWdWVl . . . . . . . . . . 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" 1 . - "-.��'--"-"'�,�-.-",.--"-��"-.-"",�.-...,-...�-.-.".�",--..-,�..,-..� .......... . - ..,.--,,,.,�.-��...,-,--....�.�...,...��.--...'�.�--l...,.�--�,�.,-�-.�,.�".,,-,�,�..�.�- - �'..�'..��,�..-.".....�,��..,.,-,�",�".��.,�."�.....��.,.I..��,.�'..,-..,.,�,��.,�,��-"' DRAWN BY: H. I _,;. ... ... 11.1 - -1-1 I-- 1 I—. __-, -, _ ... � 11 -, - .- ... ____ Pm: .. _—.1 —1... _, 1. ..... .. _ , -_-...._- DATE: � .�l,'�.11'..�"..��I.I."�..."......'�� ... �,,�.,..�,�,�.-,.,��.,."-�.��,,�ll-,,�,,� ..... I .. ...... -- I I I I I �11 ,�,l 1, I ; , , "I' 1, I =- I � 10, 11 "I ", 11-11,11,11,11-1, , ..._,,. ..... ... ....... ... ... 1I.-I, ___". .-I.I.- .1-....." __-, _-, . .1 ...1--, ___ ....-, "'..'-, _._ ..,-.--" ",-, " -1-1.1.111- .��-11I.I..-��,.�-,-",�...-�.",- -, .". . ,"', ....... I 1 .- _-, _ -.,.-.. . ,--.-,. --,.-.. 11.1- GROUP". OVERAI-1- PLAN5 -.111.1-11.1 ... I -1-1-1.11,11.1-1. 1-1--l-.1-1.1. 11.1-1. -1-1.1-1 1 ... - I . I I I I . I I � I I � . I � I � � I I I � . . . I . I � � . I . I . � . I � I � I . I I I I . I . . I . I � I � I . I I � I . . � � I . . � . � I I . I . � �__ � mililiv,llllil�� ! I ill,ii,lli � � I Is; 11,11- I'll I I , 'I I lillilillill'il 11111 11 I I I I I i , I Jill nowamoum - � � ---,-- I I . memommusumm= I I � 1 1 1 mall I 1111111mg I I I I I � I , I 1,01 III I, I � I I I � I � I I I . I . I I 11 . I . I I I I I 11 1 1 li�llillillil'illi'll" 11 11, ) I W I I I I ,III I I I 11 I I Oman= 11,1111 I 11 11,11111�ill 11 111111 11 I----- - - I I mmmw= III III 11 111111 1111111 qJ111111 11 111; : I I _1____. 11,11111111 I 1, I t � I I 11 11 amommmummom I- ----- --------- - � 11111 IN I 11 ''I _� - - - -, . ) . I . . I . � . I ) 1 � I . . I � I I I I I . � . � 4 . I . . I . I . � I . I I I . I � . ) I 11 � I � . � . I . I I . . � I I I I . - 2 X ro CAP � I I 1. I .1 I . . I I I � . I RAL I . � � I I . . I . . � . ) . I I � I I I . I . I - _�� . . . . I . I � . I � I I � � - 2X4 I __1____1__..:tv � I � � I . I I � I 3) I STRINGER, � I . � I I . I b L'o) CV /A 0 1 ____ - .11-1 � I,- . I . I . � I I I *ON. � E� 6N5 . . � 1__� NERTic"AL I � 0""" U I Loo"""""" I N """""" � I ORIENTATION) Oftoft I I � I � . I I 7C) mm 00011) It I I I . � I 1'1'1� ------ 1___� ""wom"""t"'ll"ItIll t AAM% . . 1 5 I "-- ro x_'X4 PALES w/ 0 �� ftwaft %-.�� . . . J 1 - OAP, 0-YP.) I � . . - � I 29 UNITS TOTAL IN OSEPERATE BUILDINGS, . . . � i �, I I . '4 !� _-.1-1-0- 1/2 � """,O�� #t:5AN/rAk, , I . . (INGI UDE5 TWO ADA UNfT5) , I 11 4 x 4- P.T. _____7 0 """t"ll"ll, "11111111, . I . 9 . oft"It"'Ifta. 6-O"H10H FENCE )000 S r,oft". . � . I I . �) POST * 7 )0.0 f-os I tft-* � � I . :) t....; ?ft.. I � I ft "ft"t"I'llot.o. &-�. I � BUILDING 1: ; 0-O" HIGH FF_NCE; '1�1�� . . � "ft� ftftfto - &.ft. 1--ow I . � � . . I . ( � I-, � I - I I -J - � - I I - mft ---... d . --A. __ - - i... 0 " I I � . � I � GROUND LEVEL: 5,015 OR055 50. FT. --- ARGHITF-GTURA-LY � Ift� a t... /// L 1141'' i I . ) <- -- -- - --- ------- 2 X 4 STRINOER I c), � ,^_� . 1 ft4ftu �� ,=AS I . I'll . # . . JA = .ATED ANO --- I ) - � - - I " TRF ,__� �_� 0 Aovm4r4 omr- I I �� UPPER LEVEL- 5,015 GROSS 50. Fl� j NEfZrIGA- () I . F ___ __� . __.� 0 ZD tt:5 CA . / or I � � - I ORIENTAnON) -1 0 __� --- _*___... . ftlooft 3 0_441� 9 I I . 0 WITH 'VEGETA-17ION I *��"_-� 0 3 0'*%r � I �, TOTAL 15,045 GROSSSa. FT. OF BUILDING AREA � 7 . I --- ____ 41111111104,oft'aam"o �', ,q��. � � lwmw 100"%Il __� --- . .."".""�. . 0 ,4 k---1 / /\/ do� a /\1 oaft I I . I . � � � I � I I 1 5 u ____ ____ "o""I'll"I'll.,.., .0 100011% . I I I � � � --- I _wolkit �1� - 0 oftfto -:7 ...... a (t3 If I 140% � . � BUILDING 2:, � � .. --- --- . Q. 7 � I I - e"'i I �*�_ -1 "t � . 0 . #4 &___/__4oFe______ 42 u _�0011_ ____ ___ ____ `1� . ',�� 0 . 0 *ft"I"""'t'll""ll""""llt'll"ll 1 7 lkt-� - wAam000F ) I . I I I � I I GROUND LEVEL: 4,301 GRO55 SO. FT. - ___ ___ . % - 1111""'I'll"ll.,... � 0*0** W / #10,0t, ?WW- � 34-c - . I MIDDLE LEVEL- 4,31011 GRO55,50. Fl� - __� . . I a I .) . . . , :, �� : -.or- . . ,, �� . I _N I I i I 11111, 111111,1111, --- - 0 --I s ,j:i,ij . oo� "`�� L) __� . . I li 0 1 1 11; � . v __��. I I ,,, """"ll"ll"', I I I ''I. .. �..,,#..�*. I !::;._"mft`t4ttt...... . ft4wa, . .. . I , . �4,,,�n 0 """""l""� I . I I .., - -'. .'..:, 7� .�_ Zz: I I ' -I-- - L_______ I I I I - . - I . . � , I : I . � � . I '', I I - ___ , . `.:-,�''.::*.* 7. -- , I Z�;!!��!� oo� "*4"""`�`tlttl`t1l . � . TOTAL- 12,903 GROSS _Ir-Q. FT. OF BUILDING AREA __ - , ',. . . � - --,. Z!�:;!�!!�� I 0 0 1 . I-. - . - . � , � :!��!! ... _ I � . . i I I , ��"�w,� ... f___ -A � �.._ "-. � .. �.:,.,. I ''.: I . I �'�! . ..... ftftftft """'ll"t'llt", � . . .-*-#*, �!�i�i!!��!� I I I 1.1--_ -1-1-1- - I- � �.. �, . - �� .''.:: -.'. I , . . � . .,,"I. � 1, _!!! �� 1* 0 1 1 fttmw I I - 9 I ..., I .., � I * .:_�� - -_�Z:' - *1 .,.::, -� - -, -, .: - - - - - .. . I . . . I � � . . , - -Z , . . . � � I rN io , � . , . . , . - * , ,::,:--;� � I - - �.:. :. , , ,,� .__,_.,. - 14. , 0 . BUILDING 3. 1 . .. I . . .:.:, .: .: .:. � ,I . _ � , ': .: - ., �:,. 11 Z��;� . . � I � , F \IV X9 - - - - - - - - - - - I I -I � - 11 �,.: - , - .... ,..�..::...:. . , . I . ,:, .: .:,:. ! :.,., .7. , '' ;� !�!!!:=�."ftwftlmwo """`ltt`t`ll� "o,"""""'ll"ll"'t, . I GROUND LEVEL- 2,879 GROSS SO. F'r I I . 1. . . .,., , I ,_[ : � 0 - I I __ � . . � :-�,.: . *� .:, �::,.::: *, , I ""111111111, _1111 _.___........_.x._. I � ::: .: .:::::, *.. '' -, -:::::`�� . . L__ % I _, ___ ___ � '' I . .. - . . . .� I """""t"ll"ll """"'llt'llt'i � I . M . I., - . �. . .::::--�-�_, :: - '':: � - !�!! 11"""`t"`llt.....,� - 9 . I _� _�,_ . . . - ' . , . . . . . . , . : . : , i � � � � - 9 ]ODLE LEVEL 2.87-9 GROSS SQ. FT� . � ' - - 7- 7 , . . M ____ . . . - . -�.: , * � I . I I I I . . . � . . I I . . , . , , , __� . , . I i I VAM I - - ., ,III 11 I . ____ I . � - : , `:-:-:� - _- ::::::::: - - I ` � 11 __ ___ - I- �� - � 2 � 2 _p I ��_ rrfz - - J � � 11 . �.: �::::::::: :[7 7'71. - I � _�_: . I - . I --- lqr 1 --- I- ...... . 11 - ., .11 I . -L� ''. .. : .. ,� I 0 I .,. , 0 `___ , " � - - -- I �_, I .... :.-,*,. .:....:. -: .:,: - �: - *, : ":. .. . -:--�, *,�,' :: �:,: �: .: - - �' * I ztt__ft*ftftfto1 � UPPER LEVE. - 2,87-9 GRO55 SQ. FT.' � M. -S I ____ f F . � .... ''. . � I I I-.- . ., , � ! i "4,4,4�� 1 . I , :. I.. s I - . I . ...: , , ''. .. , . --: * � ,::::::,.: .,:: � I ! I I � : . .. - . COMPACTED .. - . ___� I - _____1__1^7I1 .... .. �,. , , , * -1. 'A :.::.,L.;.�.' I " I . '' . " � -_:.� .:,:.. , - ftft`tft�fto 0 1 "41%%, I 1. '. . .1 I '. . . � �'. . . I � , , , , - ...44" '.. I . I.. . .. I 11 ! � 1, � . . , : -:: ... � I..,. . � , I , , , . , , ..._�.� ,...,. .:, *.:,. - * I 11 I I I I . 4 - 1,j . . . . . � , . . � : I : : I , 111"""ll"It......i I . L../ - --,, f_1% c� . . ... I . . . , . : . , , . � � � 1:.: . . . " , , ' ':'-** -77 1 � I . , , : -, . * I _: _: - , ., : I : . � . . . - * , , . . � I . . � . I � , � . . . I I - - I . I A00"Nif . . � � ... , ....:::.: , -,::: ..: .11 ' * . . , - ,� * -7 : .::: .: .::::: """"""""t"ll'ttlet"Itt TOTAL 8,637 GROSS -SQ. FT. OF BUILDING AREA . . q I , Ij ' I ] > I /��, = v . � I 77 . , . . W 14' W" - . � : 4-14 1 RLL- I 1 5 .=_� , - : � � . I . , , , :: .: .: .:::: * - .1 � - - - - .__� � � .: - .. I , , . . - . !� - 0 N, , , . :1 , I . , :* -,.-. - ,., . I , "'11111111m, � 1. -, :. 4%, 1 - __�, - u , . :,:. .. �: . . . � I I : . : - � - -�,. - - - , � � oft"'lluft'.. I . GONG. \MTH I � . - , � - � . - - : , *' ., : .,::. , � * : "`tt`tl"�ttttt � . I . . I.:. I , - .:.:. *.:.:, ,,�:, . , I .4--, - . I - : I ! , y . . . � - . . _:,_.�� ,,..: � .. ...:.:. , '':, I * , I I I I . I � 0 . . . . - :::::, , � _11_� I � . I . . . , : '1: ..::: .". . - , . . ... . . .- ''' . "': _ .,: * * "'., -, . - , I ��i . BUILDING 4: \A . ::. . . , '.. . . I I �,, , , . . � : : , : . : : : : : � , - I I 1 114� 1 , � � I . . , , : . - . . � � .-, . , , � , � : � : . : , � . . : . : . . I . . , . I , . I % . . . : , : , . , - . : . : . . I -:� - --��_: - . - . I . . . : . . . - I . . . . I ! . . . , � . . � "ftftftft I . : I - '""� �' I - - - -I--, , : . . . . , . : : : : - : : : : : * . , , . . : : : : - " - : : : , * 11 0 co . : , � . . , : . : , . � , , . � , . , : � * . I . . 6 0 0 - . -WOOD GLEAT- :: - . 0 : t__ 11-11 I I - ____ __ -1 1 1. � �* . '' . *' . I '. "� . , .: -::::::: , :::::::: . : . : . : , : . : � .: - * �:::: , - . . , � , � : . *.: *.. . .::::: *:: .. I . , . � , . . : --.., -, 0 . ,4",�� : : 4 f__ . . , . : : : : : : - * - , - * � . . . � , I * , I , I � ft "'ttll"ll" SLOPED TOP a - I 0 1 :' -.: ,:::: - , . * - � - .: -: .: .: . :, -*�'-' - , :: '. . I __ftwftftm1 * � x � OA � : *. . : , .: 1, - I - I I .: .: -:,::. ,::.::::::,�: - , . - , , ::: I 0 ;�� - I � w I m � IV . :- - I I � I - 'I./ - I \,� ..::::::,: .:: -::::::: - - �: .:. .. ., .: - �. .. .. .: .::::,:: -,.: , , :: "::: ..:. , - * , . , '' _: - � - - - - - I.:.: . - I ftftwo I 'A- I/ _1 __� � . � . ,.:. . � �_ .1 .:. � : , -: - * .:. . . .,. �, I 0 � . . I ., . . . . .,. .:: .:.:,:: ., �,:, .: .:::: .: .:,::. � � . I . C-iT( N ____ . . I . . . :::: ,-. - -., - - � - - � ) I - ORAVEL- � ) 1� __ _____ . . . � . * , :�',-* , .:::::: .: , . I . . : � I .:,:.:.:.:---:_ ., , � .: .: .:: - , . I MIDDLE LEVEL: :2,879 OR055 50, FT. / 11 . I . �:,. , , . : � ''.. � . . , � I.... � . . . � . � � ..:.:.., �:,:.:... . ., �:.: � - . . .: - - � -1: .:. I . . � . � . I , � I , � I I . ... I . - . . I:--;- , . � . : : . . - -- -. .: . � 11 W . : : : , . , . . .:,: v . � , � , . I . , - . . � � - I I . � UPPER L L, 2,879 GROSS 50. FT. � <:7 ) I w I-- - I . . .: `:'-,:T 0: -T: LO T * * * - " * . . .1 I . � I . .: - � ' ' I - � ' 04,�� * . . . '-, � 9 � = , . . , . : .,: .,:,: :�� I I 1__' ____ Lf) : : : .: .:, -, .. - , -, 4 . , . � I . .:.: ''. , , . . . , . . , : � --�:I_ .: .: - , '': v I --- _�_, � - --- __, I I ... ,1j.",;. � I g;;z - ,-:�* -, -: .: �'.' : � , , , . . . '' .:::::.:.::: � . : , " �'.. .. . . . * .: .: .: - . . _.�.�:11.*-,-., .� "ftft%ll`,,o.,., ",loft I . . . . I I -Z-�. .: ., - - . ,."!.., . , . . . . a I . . t- 0 ____ --*--"%It I . __11/ . �. � . ..... � 1. � . I.. � . ..., . � . � ... . .: .: ::'' ..:.*. .-.-. - :-1.1-.:-:_*. .:,: . ......... ..:. ftAft I on I %Ili . . . . - . I , I �� - . . . , .:,.'',.,. I. . � . . . '' � - I , - I � I . . . .. . . . . . I - .:-.'', . I ._1 . : I ..1. 1. .- �_ . . ,:: "... �* I I I . . . I , ": , I,.' � ) I *..'- - �,, % . 1 ,��.... . - . ' ' : ' ::::: *:,::.::: .,:. -:::. . , , - E N': C . ': '' . I . . � , . , I ". __1 I . . . ' - - I . � � .. , I . : :0 . ��, 1 n . ,�,, : * - I � - ': _: ' P ;PA C-�.-.!E'2 I . . . .. . . . .'� STONE OR -___�� - 11 . - - . - - : - - - I . . I . . . � ,:.'', - ,.,',', . � . � � . . . \ 1 6 1 :::::: �:: . . I . . � I . I . .:. , I . . " - �., , * . - .1 . , � . * .,. . .:..,. . . . . ::: .:: ::: -,:::.:,:. . '..., , 0 I I :)� ) �ib`ZVSQ.: FT` ' ' __�, , .. .� _� �11. . -1 , . . .* '' * .:: .:,:.: . - .. , -.--��: -'. - � - . - . . . I I � I . . . , I - ,:. ,:, . .: �: , '' , � � :`�_. � . � . ... _... - I _.... .. � . � . ..-,. _ .. -..::::::: '' . - , -, ::: .: ,.:::, . .___ . . . ftft4ftfti. 0 TOTAL 8,637 GROSS SQ. FT. OF BUILDING AREA ! 0__� I--- . L.) I :: *' ,..::::::AN - - , '' .,:::: -:' � , � . ... GONG. I I -I-- I ,� 1�,.:::::::,: . . �. , , , . , 11) . I *.:.:. , . � - = , , :: "::: ,:: * :: * :,�::: " ��:: *. :::: * , : ,::: . � - I .:. --. -.: .: - � , I . . . - . . . . . 11* . m -SO..: FT. ....... ''..I.I., - .��_ I :., -, - - �, I ., . �.5,'-�4? 1 � � � I . . . ::: ---,,,.. I... � , � �, . . � . . , . , , I I ::, , - � I . . .:. ..--� *.. ---*, - . � . . I . . � . .. . '''.", * ''.`., I . . - . . . . ] II L d �-:-*, :, .. I.:.,....:.: . . .I.. ... �,:. 1: - .:::,�' ::: .::::, .,:: , � . , . , * * , - , , , , '' . : -�: .:.: �::: BASE ;;; �� I �: . . .*.-. . . :. .... � I.. � .. , . . � . . �....:. . : : . . , I . 0 - -BUIL ING --A- - . . . .,:: . .1 .::, .:,: - - . I :.*.:*,. ::::::. :::: - I I . �.. . �..,. ,:::::::::::: .:::::.-. � . . .: .::::: -,::::::::,. , * * - ____�' � I I .. � I . � . . . -', - I . . . � - I . . . � . . . 11-1 I .:, .: .:: �.::::: '' * , . ::: �: �: � :�:: : :,::::,::: ..... .. , '' . - . . . - , *"_� . ' ' . � I . . :, ,::::,: .::: : . , . - - , * . I I :::,. , I � . . , :,: � �,, � , �:: -,. . ,-.I . . . : . . .,: :: ,�', * I - * *1 . . . . �:::-�-,. . 0 I'll -, __,�, � . � . . . . . . - - m" . , �:: . , , �.,.. , * : * ... . :::: *. .:: -:::::::::::::! : BUILDING 5: -1-1- � ::�� . I . ::, -..:.:,::: : .::::, - :::: L� , _-, ],:, *' - . '. : - I * , -1.: ,*.* 1. . '. . : " .. . I = I ... ,�, . ''..: . . , :,. I . *. ::: -..:,::::,.: ..:::::: - .:: - . -� - ___ I . , _ _ , . . '. . . ''.., ., ... , � . I . .: � -.-�-... ..:� : �: - " , . : - � �'. . 0 `^�NITS) . �...: : . � I , , , , , " '''' * , , '' , , , ::* ': .: - .: _ I, = . X R JD : : : : ::::::::. ::: . . . , I ,_ - I . , . . I 0�% ___ - __ "'' - - "", ______ .... . . 1. , . . - I . - . ., ,I., - . - : - . . . ___� '�,� GROUND LEVEL 3,331 GROSS 50. FT. __ . . . . I :-'- - - _� 0 1 .. - ___ ___� (1) m . . ... �, :*:,::-::,.::.::.:::-I.". " " ____ - I ... !.. . . . .. ..... , . . . ___� . ___� .. .:::::: __� . I __� ____ - j ._=Ift��11,11011% - -1 -A ron �X/l :.-:.,.* , � ..: . : .:: :: .: �: --- I MIDDLE LEVEL- 3,011 GROSS SQ. FT. . I I - ... :::. . - , . I . . .. . y - � I 9 --- __� -,--- - -1 I *** . .. ,!.,.:: , * - . ::: '' ., - - --- I I - r ___1 " 4 1 1 . ''.1''. - . ----- UPPER LEVEL- :2,167 GROSS 50. FT. ' �� ____ ____ o"41 1 .N 11 _1111-11- - I � ________, __ 11 ________.1 __ --- � - �- I ,, I 11111 I 11-1-1-1 ____ . I - � I . .111, . . . . .. , , . . ___ . Coo) D F E NUA`w" E D ETA I L 0 4 _�__ ___� ___� % % . � . ,, ______ :!� iiiiZ --- . WO 0 . I I - I ____ ___ _1 u 4� - I I iiialli i 11 I I I V_ m 'L I - . f_%. ,a � . � I I I TOTAL Q ILDING AREA 1 .400%11 - 140. 100"Not . 1 1-9-11- u ACCESS DRIVE I . I . � - 0 . I I __1 SCALE: 1/1r. - 1 Lo) I I - I = 11 I I . I . I I io It I j***,%#$ 0 - I � I I . I . I , I . I I x I'", % � I � ro'-O* HIGH FENCE; BUILDING 6: I . I . 3-0 ___ - ��, 30-01L.) L, r d I . 0 . I . . I . ____ __� .__ ,�_, I li� - I � - I - . . . I . � I . I R,�Ly I GROUND LEVEL: 3�331 GROSS SQ. FT. � I - 8" MIN. THICKNE55 . , I I I -I------- q:_L___1% . rol-o"WIDE I . ARCHITECTU ,Q) I 1___1 w = %,"lilt . . . . --?-I.*, I 4"& � . MIDDLE LEVEL: 3,011 GROSS SQ. F:T� ' I—, - " TREATED AN[) -11 I � ___ --------- - - � I_____ � 1p, ______ I . 0 4:'-2" QUARRY SPAI-LS _S%� - -- --------- -------I-- _____ --iiiliiill I 11 I 1-3 u I.- I _ 188 " I . SIDEWIALK, .1 �� - . � I It ,/ I � ___� ----_ I � __ I I . _Ae 1 1 PARTIALLY 5CREFENED UPPER LEVEL 2,1057 GROSS SQ. Fl� 11 11`�1'11/ Y Z_ 1 ____ i i > - � I � __ �� __� -,> % I I WITH VECvETATION - . I , _�, -1- I - I I T_ - - 1---l-I I � _1_1111 I-, - I I I ] , � I I I . I I I TOTAL 8,50-9 GROSS SQ. FT. OF BUILDING AREA 1% ro:1 BAT17EP -N ;w � I I � - ''I 11 - , t__ 0 --- __ - 1Vi4o,_____ - I I I * I 1� / N, OF . - .1 / .'�4 f1%. I I ib v "' ____ "I - � I . 0 . � . /� , x 11 I � � I I . � . I 11 U- I- 1""011 1"0011 I , I __ - ( - ( , I 1. f_�_ 0 5 ,,--T -_ 5 1 1 (/", - - "" � � ( I I I I I,", �� N . I � ____ I I I I I-- 1-1--.11-1- � . . I . �. , I.. - . I �, � I \ " ro'-O" MIN. 1A . TW=TOP OF WALL __� , , , . ... . " * * , ''.. ^1 I .11 1_� " \ t',111 "'', V", - �- I--- 1___� a ., � �:: .::::: I . I I " 0,(i, I---- - i I - I : . �� I . . �, I ....�., , I 11 , I . '' - � I � I . , "\\\ (6 I 01 . : - . I ... I I ,�', 0;;� - __�,_____ I I - I . . 571 - . I 01 7 - I . , I v - I - I ----- - - .1 I- . _________ --- . .,..... _.: ...... 1-:,:: .: .: - t- I I I . . I . 1. � , �, < � �,��,�"""-"",,/,-",-,�*"� ____ � #4 I .:'' **''* 1, � 1. . I I I ,/ 11 """, I ___� 7 1 1 � - .: .:::: � � � I I 11 � 11-:1'. I 11.�'. :., 11 11 � � I I I __� . r_*111 I . :.1 ,". .'11.1 I � I I I I ...,lilt It I � � .:: �.:: - - - ... -- I I I I I I . 0 TYPE OF CONSTRUCTION: VB . ` o , ---I-- 1.11 . ..,::,::::::: �:z I . _ , ( , A) , ( , ) , 1� ( 'N I - 1_� 1___1' __::> = , - . - . . �..,. I...,... :: .- I .1 I I - -- "',=__ . . . . . : .:: :: :: �� - - ----- 11-1 ---- �� 1 771� - - ___ __� -i'l- _,�_ u 11 1 ro 7 . --I;) -1-1- . .11 &* 10,11" ....'MV-_-�r - I w OCCUPANCY TYPE: R-2 6�:",�,�,"_ \j I .� --- .... � I � � I I I t�( w I I . I... . . . � . . ',�U-,('� _3 f_�_ I - - =1 L - ,..:.:.:. � �:: *,.,: ........ I I I In �, , I 6',`kb(, . - - . ''.., - W\,),-, I I - - - I =_ .,., .:.:� �. - - � do-N& - - ______ 10131111131111 - __F - - . - . � � I I � - , . ---. -_ _1 I N . I � I I . Ar It - - - I � I 1_1__1____ . � 1 =C0544.5000 . .� . I -AREA -OA,168 SQ. FT. . x ---%:-- - - - __T_ - . I * - - -::] - SITE 1" MINU5 WASHE . I"- j , 6) % r __ _]N7, "''11111 �]:...-.�, : *::: : L�__ I- -7-, 0 , . WILL 111&(� I I . _P1_L11 � � I �... - � I T m 0 ,q, t11__ I :, *' *' * ul I ROGK(1) 9 La - - , '' .: .: .:::: : . . I I - _L - -_ . - * I 1� () u �2 1 1 / \ I _L . :_:-* .^I.'. I - ...., .. . - Is I .. - I.. ....'. -1 - . _ 1-1 , . j -I-- -F � nb 0 1 ...... ".0.1 T I I �=_ -1 :, ,:,:.:: :. I I �, ,/\ , 1. . ` I , "'o I I I . . ,;;- ,, , 19 , .. .7---M . .111L __-.1 I I � I .... - - I * ��-, -j N. ,::.. 1. . . i::. � 1. . , v SLOPES: - : . . . .. FLTER FABRI pe <11 > �o n s�11_11_1_1_______,_,1, _-, - , . . I . . .:..., . I .. __# I %I . 10 I / \ I .... .. . .�., I - � f \ I I I I , I � �� ....:.�,.. *, . , . . �. : . .. . - � - �, . �: . . � - �... 1. I - I / � � I .. � - .. �.. I . I . 1, � , I ,__ - i . I- L _��. , . - 11:_� � .. . . I � . :: " .: : - , . .. ... / , , I , I . . ERGENT' , - I ... � � . :_;_�- * I � *_:_t . . . . . . . , ..'� I THERE ARE NO AREA5 WITH SLOPES 40 P 11 �7_3t_.0f___1E I . .: .... . . *: - -:. , ., * I * N\� ***011* "I ... w 0 * I .. �'..: '' , . I :,. -:4 7 - a�: . , I - -:::::::: .". - -*-� , � . . / \ I � . . ,::I* I -] I , \ I I -ITF 1%410000�_ p, I � . . . . . . '... : ..... : *11 � I . I - _ � . . . . � . -;---.--- �: �---.:. . � OF GREATER ON OR WITH 25 FEET OF THEE ,- _. I : :: - I '_ 1 6 ", . MAILBOX I I / \ � I . , / � I . � �, __ .., . ...''. . . 11 ., � � �fl- � - .. . , � . I . . :::: . 0 w O�02 FT/FT F-C)=FINISHED G��ADE Z_ ,.''. � �... . ., ...... � I ''., ___,*,� / I ./ \ I I 000 I "I'�1.11�,�'ll,��-�,,�l,,",",,,, "'11,11-11111111" , ... . . ��:_ ,., ...... 1. 1. �.. � � I , . * , 1, �. ... 1. * I I k9 voi., 11 A, A', A 1� I i .... . . �' * :-:-:- - . . I CILU5TER I / \ I . : ]:: I / \ / � I -1-1-11, I � 11� ... I '' . - I :::, �-.�� I - � , ,e' . I = . : I I- , N , "',�,, -1 _ov ()) I , I ::: , . Ift9h. ::: .: - -:: " � . ..... I I / \ / �,:::::::: I / \ I ", ;?"�, " . I' .1 1: I � PAR<NG: I " 0 � I ...:-`_*-1', I '%R. -:: - I - ::: �.,.:: , � � . � ..., - I . . � I .:::: . � 1, -** TOTAL EXISTING PARKING STALL COUNT. 0 _,"""""', " I �_ :.*-'I -I.- .. I ,:::: . e "I " - _,", ,�' � " '1-1,1,11", I" . .... I. : * '' *' -, I / � . . . I / \ I / � I / � I I . �, I - I- 111111111-11.11-111 � IN VII I .. .. .. ,::::::::::: -, � " ,.:.: � .. I I / \ I � / � I . , .,. ''., . 1*1 I I , , , , , ""I,, , 1 '11111�1` # '' . - ., .... . . � : = - _� � � -, ,"', *111, " ", )111'1�"",�",'� 1, ,�", I I ,,�� .... . ....:. . .� ::. - , .::-:."�:. 1_ I (_ - _� I I . . I I A """, III "', , A", \� , I I— I � . I . I . ...... .... �....:: -: �: .::::.: -.: �: I . � = I . . PROPOSEC) PARKING STALL GOUNT: 4-9 REQUIRED ", . .... 1. � I., �,,� : ,:::::::: � .�.� 0 \j _j :�:.:, :. I . I.,...:.:.::::,.:-.- . ... I I I . I I I . � - � . I � I I ,�.. .... � 1: ....... . .. ... � .�,�. ra- PERf=. r Ipgl) - "" ,q I . . :-'-':* *' ":"**, , . _ --T - �:.. *: , '' - . () � * . , . - - () - PROVIDED: roo 4'-O** -,�- : -., " , - � �--7- -.:- 7---� 77., : � : : . - : . , * . . . - , I I � , - � ,.#_,__1 - * . . . - , . : . : , ,_. * *%, - , - * . - I �� . �� - I I I 11, 1-( -1- _ I � - __, ,. , � , , . . ; � , - , � I . - - - , - , - * -1 . : � , � � � ... . - .-I : , - - - , � ______ ____ I ,*--%If I I I . � . " t : - I , I T_ 1� -,-",- I _v 'o . , - � . � . J."Oft PAY LIMIT5 _j__._.__ 215 LI) " . . I I . = \ / 1301 INGi 3 / - . ... � .: � 1:: = \ I BUI I G i'4 � / I " 1 22 , 4 �.:: * , ''., I I I EXCAVATION ONLY 0 4 1 1 .. I.. I �. I.. . I If-% 1 14 �___ I I 11 .,::.... I.. 1. . 0 EXISTIN05TRUGTURES: . . ,.*1 �.... U \ / I (4\U JITS) I � / . . .... -1-11-1 J.- 1_1 : .... . . . �: I " I I THERE 15 A ro-984 5Q.FT. WAREHOUSE W/ OFFICES CURRENTLY ON I I I . . ''. - I I . I 9 . , . :-:.:-.' NOTES: W . I , . � .,� � Lf) \ / I � / I � / � :11, . Lf) \ / I � / I �� / ,�, THESITE. � , , , I x , . : *111.*.., ) . . , �1 . . . . I ,* I,II I I I I .: I . . . . . I . � , I I I � � t1% - , . � �. �, . . u _�_ ____ I \ / I I ::-,�'.... I I .,.., �11 I I I I---,- � 0 � ____ __�, � / I � : � ,:, �,-.,-. , I . I I � / I � 1 : w, I � I -- . . I I I . I I I � a ift.-I __� _____ I %] k I I 11 -1- 11 I 11 I 11 � I-, "I I 11 I-- :::::: '' - I . (1) PERFORATED PIPE AS NEEDED FOP, -SU135URFACE WATER. f___ I T I I . � ''. . - - I lu __ A_____,_ I _____ - . I � I I I I I . 10 Ar � PROPOSED USE:, � I I . I ... I - ��_ - - I . I . � , . 111!7111 1 -1 - -1-1-1 -, ______ L_ t - -] , : -: .:: .: .: '' Z_ PROPOSED US FOR A-L STRUCTURES ON THE SITE 15 I I ------,- I ___� ____ - --- 11 I - 1- ____ ___ I I I , . . . . : I , . ______ - -1 ___ >1 I � I . . , . I . .: .:,::,: � - - I . . . 'Rr-_51DENTIAL�'. --- - -1- . .,.. , .: - .: .:,: 11 _ ,- - . � I I I I � 1 (2) SEE SECTION 5.01. KCRS. m I I I *--- ___ - ::�> --w I , - 7-a x 6-0 7'-O* x 6'-0 _f I . . .: � � : I T 7-a x 6-0 x 81-0 I I I ___ - -- , > ____ ____ 4.:.'. . , , . I I 11-1 1_ -----,N--- __�_ ''I I m . i -_ 'L ____ I I I "_7 - �__ - - DECK DECK I - .. .�- � J:, *... ... ''. * :::: : � -� - , - -- - L_RECK Dffp!�._j I - - I I . . � .. �.., I" I I . ,__,_**� boom% I 1.0 # I � .-: .:* -, - .- I : :: ::-:::::: � , je*SL � '': .:. *. *, � . . :-I-,.. . , � �ff IL V_ 7-a x6-0 7-0* x 6-0 -�-...- �, .. �,. �, �,.:.:.. . x 6-0 7-0. �: [ 1: :::,-:::: 9 - . . . �. ''. . x . . 0 - . 1. I 1. . LL . DEC L2 - '' -' , . * - Kocr4t-,44 FAGI IN'0 c"'...'OUT -SECTION '� I C)� , K §CK j .. . .: L_ OECK I I I I DEC � I I � ::, .'.-� ., - REF=UC-3E $. RECYCLE , ''.... I . I I . I- I F I . .1 . ... . I - ..._ .. , - -----�1-1--l--,--"..-".�-.111,11I --- "-.--,,-.--,-"�--.�-1-11-�.---,,- X� � ., ...'� .1 I � .. . . . .. �, � I I . � ,.: :. , 10 "' '' , c - -, ----\ I , :�,_*- . I I I � . . . . . I I . �. : � : : : �dl 11, :3 _'A", -, ""YG[ � ffANDt_E7.tD IN0I\/1tX)A_t_Y Ar E��v--,H UNIT. � . I , t�,!L""""",r(,.�)��"".Y""", 411"I"I"C -L 2 1 ,-, ___ _ � " . I . ..... I � .. I �, I I . .,... � �:.:,:, : .:. � .__ � - . . . I I - . . � , �___ 111-, ___ I . I I , , '' . .:.: . ''.. I SCALE: NONEE - - 09- 1 I--, Afc I I 11 1111 11 I ____1_____ . . I I . .. .:. " - 1. . '.. I , . � I � I -------- - -1 v . I I . I . 1, <� s0, 11_,.,___ 1____1 ' '' . ''* , .:,I 11�' � "" , "'" I- '___ I - I I �.,I�.�,1�,,,��",�.1�,��,�,I,i�� ___ = I I .. 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APPROXIMATE DISTANCE I''I'l-.... .... V - - -, - ___ - - - - - - - - __ - - - - - __ __ __ - - ___ __ -_ - -,--"--- - - - -_ - - - - - - - - - - - -- -.---,- -_ __.- _I__'_____._'__ ____ (�. I . I A /% 10001% . T Y P E I I I L /-ON N ED 5 (."o"o /0"N' 'P-o' I N C-7 ,-- 2 u"' W I LED E � I A Is'.' I a .10, :28TH AVEIN Soma TYPE r44" STP,E E I . . I I I I I I , ) I 24olt-O to A I'llillillill:l 0 I I I 11 I,, 111111 it I 11 11111 �: � 11 1, 111 I 11111 I I 'i 111101v SITE Aor"o""*"%EAa-' I I I I wal" 00"s 7314 /,.-:� Sa, FTS . I - I.-olf'..' � LE.-;UILDIING AR EA5111 __ 11 - . 0 II-111:4t "%�'(-" r"."O,/UIL"L-..-�.%IllkN',,..-'�� 1 .... I I GROUNO LEVEL', 5,('.")14 ORL'OSS SQ. ". . I"'lIDDLE LEVELo- 5,014 OR0035 S�'Z FT. C.>� UPPER LEVEL: 5,014 ORO55!5a. FT. � � 700 --�-r'& - u , AL. - 1 5 1 u" 4 22" G`7 Ru" 5 5 5 " �. '0"�. C..q t- I OF BUIL-DING AREA 0 I P"UILEDI K' I 01 ,..%. .1 11-0 � GROUND LEVEL- 4,755 OR055 SQ. FT. I 1%"11IDDLE LEVEL: 42412 GROS55a. FT. UPPER LEVEL- 3,532 GROSS.5a. FT. T � -. 03 - r,/ A- N L' I . 12$759 GROSS 5--'N. FT. OF BUILDING AREA L>� 0 0 n"' U I LD I N G`7 '*:-3% fm I GROUND LEVEL.- 3,610 GROSS 5a. FT. r*-01IDDLE LEVEL: 3,610 OR055 Sa. F7. UPPER LEVEL- 3,610 GROSS Sa. FT. . TOTALI- . .Jo� lu 8`3 0 GROSS SCO-D�- FT. OF BUILDING AREA I "�"" i* BUILL".11ING 4: "I GROUND LEVEL- 2,0820RO53 3C�. FT. "IDDLE LEVEL.- 2,082 OR055 5a. FT. I UPPER LEVEL.- 21,982 OR055 5a. FT. -T-e.I,l-rj& I U I r--sL- o" oo-#% e.-5 Y.)4�o cvKu I ' ' ' '55 5 C-2XI. F7. OF BUILC)ING AREA 0 BUILL".)ING 5: I. GROUND LEVEL- 3,338 GROSS Sa. FT. "IDDLE LEVEL: 2,935 GROSS Sa. FT. UPPER LEVELI 21175 GROSS SQ. FT. TOTAL,- . 1111 L)c U L>� , I 8,5 `0� o" GR"�SS S'0Z F7_. OF BUILDING AREA fb t'03UILDING 0"**'" _oIIo_ ... GROUND LEVEL 2,082 GROSS Sa. FT. "IDDLE LEVEL- 21.982 GROSS Sa. FT. UPPER LEVEL- I 2�082 GROSS Sa. FT. TOTAL*- , , , -*� 18,946 GROSS SL>�. FT. 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ALL CONCRETE TO BE RATED AT 2500 CLASS 200 PVC PSI AT 28 LATERAL 3. REFER rE• TO SPECIFICATIONS 1O FOR ADD11IONAL INFORMATION. THRu* 0"T a NOT TO SCALE i • jk t i, A.. t^ i sll",�, ir � i vi e' +, a k x. " s t 'i r y�� rM1V "h 1 SCH. 80 PVC FITTINGS, NIPPLES AND BUSHINGS ON TRIPLE SWING JOINT ASSEMBLY U K; C OU P LE . OR" 0D 'c"T A I NOT TO SCALE LAWN OR MULCH K,0% �/\XZ /� V FINISHED GRADE , BODY cc m--- IPLE SWING JOINT FACTORY O—RING MIPT X MIPT SIZED SAME AS INLET OF SPRINKLER y ;^ r ,s +^, NOT TO SCALE %1 i & r:, Y POP UP s7 ELAWN r OR � MULCH FINISHED GRADE PVC SCH. 40- MALE ADAPTOR .All,< /r / ,r TO HEADS IH FINS ED GRADE /r � ��r�,, IV r a BODY B t di d C,� $ C , i t? C> r rr r r% f rr I NI .--./ to , a FT. DRAIN GRAVEL COMMOM WIRE TO MARLEX STREET "Ce SCH. OTHER VALVES 8D PVC FITTINGS, NIPPLES SAME CONTROLLER D BUSHINGS ON ALL TRIPLE SWING JOINT CLASS SOD PVC ASSEMBLIES LATERAL LINE SPARE WIRE "YELLO AN& 3MALL or" 0" Ph' UP LAWN I&` Hl"I'Mu AD& DETAILJ[R G mcm NOT TO SCALE so NOT TO SCALE VALVE COVER NTH LOCKING CAP RUBBERVALVE MARKER CAP A ER ATIC No. 9088 FINISHED E LAWN, IF MULCH FINISH GRADEMAKE LEVEL WIT4 CAP SCH PVC SCH. 40 P.V.C. SLEEVE SCH, 80 PVC FITTINGS, , NIPPLES D BUSHINGS f 'W10 TEE 1 LONGZ PIPE / CAP Ti PREVENT LIFTING MAIN PRESSURE GEOTEXITLE'' LINE T OR L DRAINAGE FABRIC JVGLE VALVE, ALKENS 1205, 1/2" SUMP WITH BRAIN GRAVEL. 24" SQ. AMT DETAIL 8 MANUSCAALEL DRAIN VALVE DETAIL T ii 1 DESIGN/BUILD IRN`IGATION NOTES 1 CONTRACTOR SHALL HYDROSEED LAWN AS DEFINED IN THE PLANT SCHEDULE ON SHEET L1 AND NOTES ON SHEET L3 CONTRACTOR SHALL DESIGN AND INSTALL IRRIGATION SYSTEM TO PROVIDE COMPLETE AND UNIFORM COVERAGE TO ALL NEW PLANTINGS. CONTRACTOR SHALL PROVIDE SHOP DRAWING (INCLUDING CALCULATIONS) FOR REVIEW AND APPROVAL BY E LANDSCAPE ARCHITECT. 4 IRRIGATION SPRAY HEAD COMPONENTS SHALL BE RAINBIRD, TORO, OR HUNTER, 5 PROVIDE REDUCED HERMETICALLY SEALED CONTROLLER CHART (FOLDED --RECORD DRAWING) SHOWING AREAS COVERED BY INDIVIDUAL ZONES FOR THE SITE AT THE MAXIMUM SIZE CONTROLLER DOOR WILL ALLOW. CONTRACTOR SHALL MEET WITH THE OWNER TO REVIEW THE MAINTENANCE AND OPERATION OF THE AUTOMATIC SPRINKLER SYSTEM AND CONTROL CLOCK. CONTRACTOR SHALL SUPPLY AINTENANCE , AND OPERATION MANUAL TO OWNER. i CONTRACTOR SHALL WARRANTY THE SATISFACTORY OPERATION OF THE IRRIGATION SYSTEM IN EVERY DETAIL AND ALL PLANT MATERIAL FOR A PERIOD OF ONE YEAR FROM THE DATE OF ACCEPTANCE. S CONTRACTOR SHALL PROVIDE FINAL AS--BUILTS TO CITY OF FEDERAL WAY ~--- VALVE BOX WITH LOCKING COVER BACKFLOW PREVENTER, TEST ` f � COCKS TO FACE UP FOR TES TINE QUICK COUPLING VALVE FOR `WNTERIZA11ON & PRESSURE TEST . �I , CONC UTILITY VAULT 1 r 5 *L r 8"D I N$ TRIPLE SWING JOINT r --ELECTRIC GLEBE AM r r, K HEAVY H VALVE DUTY TURF BOX MANUAL DRAIN SCH-80 PVC { 1. b .. . FITTINGSUNIONS ., NIPPLES a A ♦ d A BALL r , A s d ' #MN b A DISCHARGE & VALVE SUPPLY SIDES I TV.. . c> o > t> . c + F r"A /i Y /#/� M A.( `� bS. Ufa ♦.�:A w.. xd �*. ,f �dF x p y {{ � ..: Y,�.. •. "A' ..d # '.. d A �`Y ,,� * .� N Aid '� • X�fiAl i� � \/ M: CCr ? C7 aCi O OQ �CrO CiQ O CJ wvunCwu"w ? OjTOER UnC1R 3 1® C�O 00 WIRES�i "F7a ° °13MAIN LINE MAIN LINE FITTING UNI6N, TYP .�. CONC BLOCK PEA GRAVEL 9ENER& NO• 4" 61k DRAIN, RUN TO DAYLIGHT . INSTALL BALL VALVES AND BRASS UNIONS ERE SHOWN, 5 PIPING AND FITTINGS TO BE BRASS, 1111111101111111111 Oak Ado& 'OIL IL a "N wl"TAIL If Fu uET Fu T or %ivNrlE%iTl0 Ult NOT TO SCALE MAIN LINE GATE VALVE , IF MULCH MAKE LEVEL NTH CAP 11FI4iF IIIItltitlll[&111Etillltif[flklfil11141tt�t1 QUICK COUPLER MANUAL DRAIN DOUBLE CHECK VALVE ww r, ALL VALVE MAIN LINE 7 �0a °°°°° °°° °° °°°°OC .dQ°�°p°0°Q° °Q°0°°Q©°00F °a°°°°°°°° °°°°°°°°° ).°°°°0°°o° °° 0, "~--GATE VALVE R . 0 - 0 C7�C?©°©°©e r ,°0 O \ r �..0. 2 CU. FT. OF DRAT GRAVEL 1� *A EM Er O B INSTALLED M r WATERLOCAL DISTRICT. CONTRACTOR SHALL PAY FOR ALL DEVELOPMENT X r » Client SOUTHFORK HOMES, LLC P.O.* 930 Job No 20 739-30 Issue Set & Date: AUGUST 1® 2007 STATE OF WASHINGTON EGISTERED LANDSCAPE Dd r ARCHITECT REUSE OF DOCUMENTS THIS DOCU MENT HAS BEEN N EE SIGNED ELE CTRONICALLY IRONICALLY IN ACCORDANCE WITH WAC 196--23-070 AND CHAPTER 19,34 RCW. UNAUTHORIZED ALTERATION OF ANY OF THE INFORMATION ON THIS DOCUMENT WILL INVALIDATE THE DOCUMENT, MY CERTIFICATION AND SIGNATURE, THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS AN INSTRUMENT OF PROFESSIONAL SERVICE, IS THE PROPERTY OF AHBL AND IS NOT TO BE USED, IN WHOLE OR IN PART, FOR ANY OTHER PROJECT WITHOUT WRITTEN AUTHORIZATION OF AHBL, nu REVISIONS BASED ON CITY COMMENTS 6-27-07 Revisions. Sheet Title: I� N% � rn MKIGATION L)tTAILS Desl red b: Drawn wn b hecked b LZ JR LZ Sheet No. x q " "I)k,'' ti t s.r 2 , t F' . � xw `9. �N f� o `iY✓ Sheets Fe t , tb f • x � s , NOT TO SCALE NOTE&, WITH BACK 1. REFER TO SPECIFICATIONS ADDITIONAL INFORMATION* f SCH. 40 PIPE 2. INSTALL PER MANUFACTURERS RECOMMENDATIONS. 2-1 BY 2-1 It 12 STE TUBE FINISHED GRADE 00 2-6 I jMIN._,.j AW BY 1/27 ANCHOR BO UNDISTURBED COMPACTED SUBGRADE IN LEADED SLEEVE 18 ALT OR NEW CONCRETE HOLD CONC FIGS BELOW FINISH SURFACE B '10000oks on 09RETAIL Fn' ivCH u NOT TO SCALE X 10 y - 0)y O.D. LINE POSTS 6 GA. ALUM, WIRE TIES 0 12" O.C. (TYP.) IN Ow""MAN" Owu hw'A 11MVII&MA p"I'MAIVA IV, A i IVA Ov, MA MA Ih WE IV, A l0w, A MA I L4 FA il IV, A N Ar IWA VLAF I I I � � I I I= VW I IM 12Z 111% ILVA 1% 2'wlwlZ,0' Inow om F6*A z n OP "Ae Agg MAN& WA IVA SV, INDOOR, 21 M, A 5 Ml% 6w llwwwwwwa "ArmplAMMA INA "FAwwwA an NVE NA awAr 14, FA INA 0 FlAd S16, WE 1� IVA IS% 10VA iw'� 1 1 EN lkwo P. ME 6 M111w, 114% IS% kw' LM I I CH L A k M A lVA 'WA MA MR A 16 VA A I MIN I 11, � i. MA LWAIWAr a as lh W% IN 11 FA 0 A i WIN ILVA 2 VLA l0w, A MARA NO Al IL FA IVA l0w, A m 0 FAm, Ar NA 101 INA IVA EN owu IWAF IVA IVA an 11% 119" NA NA I fflur 055 1% Iffl, P, 1 'W�'4O��OOC�O�i 16VA IF, A I III FA I%ffill IOWA l2w, A RAII ��A�A.�AA.lA��A��AI A ....... M� coh 14" M NOTE: I 1. REFER TO SPECS FOR ALL SIDES) ADD'L INFORMATION. .......... 4! FINISHED GRADE MIN. II I1 +74 • 4" \X MIN. X \X\ FOOTING SIZE PER /\7Z %' �° '/' MANUR RECOMMEND. 4' 1'' J 4 '4 f 4 L. �j_ j 18" DIA. CONC. FOO*nNG 4 4 MIN. 3000 PSI 0 28 DAYS 180 UNDISTURBED SUBGRADE 040 r I "C TA' BLE CNI A P'D DETAIL NOT T SCALE KNUCKLED SELVAGE 0 TOP & BOTTOM C • ) -1-5/8" O.D. TOP RAIL BALL CAP WITH SET SCWEL REWOR DED ANCHOR POSTS SHOU —TERMINAL OR CORNER POSTE MINIMUM 2 " V 2r-3/8" O.D. SCH.40 GALV. CHANNEL OR 2"x2" .2" MESH CHAIN LINK FABRIC 8 GA./9 GA. CORE (COLOR COATED FENCE) TIMBER 8' IN LENGTH 9 GA. (FOREST GREEN COATED FENCE) TYPICAL OR APPROVI —TENSION BAR t EQUAL) —TENSION BAR" ANDS/ CLO.C.O IPS 0 12.H 48* HIGH CIS AI 4=IW —TENSION WIRE WITH 6 A. FENCING (TYP) GIALV.'HOG RINGS 0 18" O.C. — SLOPE TO DRAIN C .) --~FINISH GRADE CLASS OC' CONCRETE FOOTING V*w 1 'w 9 err aw 4 of PACTED SUBGRADE Ol ATHE TOTAL HEIGHT OF THE POST. IL 0 Me IN ee� AW-IM ETAIL rM Am&' TR�E �r v T v riC' D' NOTE: NOTES0""EE SHEET L5 FOR lRRlb`ATlj"4UN AND DETAILS. 'E %wplr 'w %e I N lwww FENCE BOTTOM C ) N OT TO SCALE 6� gel 111 • PLAYSENSE 41 HAND LOOP 0 SCALE. 1/4 Ire 31e x ll� CEDAR — PLANKING FINISHED GRADE IL, A LIAl A,- j NOT TO SCAL 8" CEDAR WOOD CHIPS e GRAVEL WED BARRIER [w lei III 40005• 2TO s. At NOT TO SCALE TACOMA - SEATTLE 2215 North 30th Street, Suite 300, Tacoma, WA 98403 253.383.2422 TEL 1200 Sixth Avenue, Suite 1620, Seattle, WA 98101 206.267.2425 TEL Project Title: SOUTHFORK FEDERAL TOWNHVA""MES, 00"ITE _"lEVEL00'kPMENT PERMIT $E�T Client: SOUTHFORK HOMES, LLC P.0, BOX 930 SUMNER, WA 98391 Job No. 205739.30 Issue Set & Date: AUGUST 15, 2007 STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT A, ta I 1 11 LOU'll I 2WIL [Simi 41 REUSE OF DOCUMENTS THIS DOCUMENT HAS BEEN SIGNED ELECTRONICALLY IN ACCORDANCE WITH WAC 196-23-070 AND CHAPTER 19.34 RCW. UNAUTHORIZED ALTERATION OF ANY OF THE INFORMATION ON THIS DOCUMENT WILL INVALIDATE THE DOCUMENT, MY CERTIFICATION AND SIGNATURE. THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS AN INSTRUMENT OF PROFESSIONAL SERVICE, IS THE PROPERTY OF AHOL AND IS NOT TO BE USED, IN MOLE OR IN PART, FOR ANY OTHER PROJECT WITHOUT WRITTEN AUTHORIZATION OF AHBL. I I 0 6 0 REVISIONS BASED ON CITY COMMENTS 6-27-07 Revisions: Sheet Title: LANDSCAPE DETAILS Desiqned by: Draw b Checked by:. LZ JR LZ 7 NOT TO SCALA NOT TO SCALE 'j" �0 4 11 1 SUBMIT TO LANDSCAPE ARCHITECT (L.A.). ONE MONTH PRIOR TO CONSTRUCTION, CONFIRMED PROCUREMENT ORDERS FOR ALL PLANT MATERIAL. PROVIDE THE QUANTITYs LOCATION9 PHONE NUMBER AND ADDRESS OF THE GROWER. 2 CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING QUAN11TY OF PLANTS THAT ARE REPRESENTED BY SYMBOLS ON THE DRAWINGS. IF A DESCREPANCY BETWEEN THE PLAN AND PLANT SCHEDULE IS ENCOUNTERED, NOTIFY THE L.A. FOR CLARIFICATION IMMEDIATELY. 3 REFER TO CIVIL DRAWING SHEETS FOR GRADING AND UTILITY LOCATION, 4 CONTRACTOR SHALL USE CAUTION WHILE EXCAVATING TO AVOID DISTURBING UNDERGROUND UTILITIES, IF UTILITIES ARE ENCOUNTERED, CONTRACTOR SHALL PROMPTLY INFORM GENERAL CONTRACTOR AND REPAIR ANY DAMAGES. 5 OBTAIN WRITTEN APPROVAL OF FINISHED GRADES FROM LANDSCAPE ARCHITECT PRIOR TO PLANTING OR SEEDING. 6 CONTRACTOR SHALL IMPORT 6 INCHES OF COMPOST FOR ALL LANDSCAPE AREAS. COMPOST SHALL BE THOROUGHLY INCORPORATED IN THE TOP 12" OF EXISTING SOIL, COORDINATE WITH GENERAL CONTRACTOR TO DETERMINE QUANTITIES NEEDEDO 7 CONTRACTOR SHALL INSTALL 3 INCHES OF FINE MULCH IN ALL SHRUB AND GROUND COVER BEDS. ALL TREE WELLS WITHIN LAWN AREAS SHALL HAVE A 3—FOOT DIAMETER RING OF FINE MULCH 3 INCHES DEEP. 8 CONTRACTOR SHALL CLEAN UP ALL DEBRIS AND LEAVE SITE IN A NEAT CONDITION. 9 CONTRACTOR SHALL MAINTAIN SITE UNTIL FINAL ACCEPTANCE IS RECEIVED IN WRITING FROM THE OWNERS REPRESENTATIVE. CONTRACTOR SHALL THEN MAINTAIN SITE AS DESCRIBED IN SPECIFICATIONS AFTER FINAL ACCEPTANCE IS RECEIVED IN WRITING FROM THE OWNERS REPRESENTATIVE. ft W�Mft As a ffilsomb, oft M& �=& ft a "hl � A& GE MAL HTURUSELU NOIES UNLESS OTHERWISE STATED ON APPROVED PLANS, THE REQUIRED METHOD OF SEEDING SHALL BE BY AN APPROVED HYDROSEEDER WHICH UTILIZES WATER AS THE CARRYING AGENTI, AND MAINTAINS CONTINUOUS AGITATION THROUGH PADDLE BLADES. IT SHALL HAVE AN OPER-A-T]N-G--CA,P-A-CLTY-.-S-Uf-FLCIEN-T- TO AGITATE, SUSPEND, AND MIX INTO A HOMOGENEOUS SLURRY THE SPECIFIED AMOUNT OF SEED, WATER, FERTILIZER AND MULCH. GR655 � 5EED., ALL GRASS MIXTURES SHALL CONTAIN FRESH, CLEAN, NEW CROP SEED. SEED IS TO BE MIXED MECHANICALLY ON THE SITE, OR MAY BE MIXED BY THE DEALER. IF SEED IS MIXED ON—SITEo EACH VARIETY SHALL BE DELIVERED IN THE ORIGINAL CONTAINERS BEARING THE DEALER'S GUARANTEED ANALYSIS. IF SEED IS MIXED BY THE DEALER, THE CONTRACTOR SHALL FURNISH TO THE LANDSCAPE ARCHITECT THE DEALER'S GUARANTEED STATEMENT OF THE COMPOSITION OF THE MIXTURE AND THE PERCENTAGE OF PURITY AND GERMINATION OF EACH VARIETY. GRASS SEED SHALL BE PURCHASED FROM A RECOGNIZED DISTRIBUTOR AND SHALL BE COMPOSED OF THE FOLLOWING VARIETIES MIXED IN THE PROPORTIONS INDICATED. SEED SHALL MEET THE MINIMUM PERCENTAGES OF PURITY AND GERMINATION SPECIFIED. SEED SHALL BE APPLIED AT THE RATE OF 240 POUNDS PER ACRE, UNLESS OTHERWISE SPECIFIED BELOW ON THE APPROVED PROJECT PLANS. WAIER THE CONTRACTOR IS RESPONSIBLE FOR ENSURING A WELL—ESTABLI SHED STAND OF GRASS THAT IS ACCEPTABLE TO THE LANDSCAPE ARCHITECT FOR THE PURPOSE, 1NTF`N11,'D'F_,`D:., WATERING IS SUGGESTED AT LEAST TW,CE, A WEEK DURING THE GROWING SEASON AND AS NEEDED AFTERWARDS. EER. LIZES FERTILIZER SHALL BE A COMMERCIAL MIX WITH A 16-14-8 FORMULA, INCLUDING 50 PERCENT SLOW RELEASE NITROGEN, OR THAT MIX AS RECOMMENDED BY THE SEED SUPPLIER AND APPROVED FOR USE BY THE LANDSCAPE ARCHITECT. WOOD OR RECYCLED NEWSPAPER CELLULOSE FIBER MULCH SHALL BE APPLIED AT THE RATE OF 2,000 POUNDS TO THE ACRE. MULCH SHALL BE INCORPORATED INTO THE SLURRY OF � WATER, SEED, AND FERTILIZER AND SHALL CONTAIN A COLORING AGENT TO FACILITATE A VISUAL INSPECTION OF COVERAGE DURING AND AFTER APPLICATION. A TACKIFER MAY BE APPLIED TO PREVENT RIPPLING ON SLOPES THAT ARE GREATER THAN 2:1. APPLY TACKIFIER AT THE RATE OF 50LBS PER ACRE. LANDSCAPE ARCHITECT TO APPROVE TACKIFER PRODUCT PRIOR TO USE. Q!3A5S MIXES,, 0ED-5HALL MEEI THE FOLLOWING- SP..E!QIFI,QA'fl % BY WEIGHT MIX.. IAYQRQSEE,D MIX. AEELIC6II-QN, 20% ALTA TALL FESCUE RATES PER ACRE 15% ANNUAL RYEGRASS 2000# ERO FIBER, WOOD FIBER MULCH 10% CHEWINGS FESCUE 250# 12-24-24 10% CREEPING RED FESCUE 120# SEED MIX A 5% KENTUCKY BLUEGRASS 40# TACKIFIER 40% PERENNIAL RYEGRASS NO11, 1, REFER TO SPECS FOR ADDI INFORMATION. GROUNDCOVER 3" OF MULCH 2* OF MULCH FINISHED GRADE Ann in.ln.in IN AW FINISHED GRADE RELEASE FER11UZER AS PER MFR RECOMMENDED RATE FOR SIZE V V 9 V V) -0" REBAR LIGHTLY COMPACTED SOIL t 1 /2" x 8' ILL TREE STAKE (2 TYP) MIX WATERED 11-10ROUGHLY V: 0" FOR CONTAINERIZED Mft �4"� PERF., PIPEj FILLED WITH, DRAIN: ROCK GROUNDCOVER PUL, NOIE; BACKFILL WITH CLEAN, NATIVE SOIL 1': 6" MIN. 1. ADD 10-10-10 SLOW '',,REMOVE BURLAP FROM NOT TO SCALE� RELEASE FERTILIZER AT MFR NOTESO' TOP,: ROOT, RECOMMENDED RATE FOR :AbD 3" WATERING -RING MIN.�'2X ROOT 8(\LL: -��FIRM 'I. NATIVE SOIL SIZE* N NG* TI -A imes, e i 0 D h le,':2:73, 1* 1h �4*dth �'b' 0 b 11 a n-d, th,e ot a a s, deep �as the root��'ball,-,. ��D mt,:1., Q, 2. DRIVE STAKES OUTSIDE OF t 11. a ke� no e an, roo a - d,6e' ef, p ROOT BALL SINGLE STAKE d cidable 2,.::.:,`.R'6moVe cbbtainers�:,:'bio egr-.,-, pots, synthetic, or treated burlap, wire,��`t wine', �or::� TREES LESS THAN 6 �,p �n n'\1/P_:�'eifi''jre1I hi:1Hnb ','in � b I d c 6 and f 'Old, �bd (Ck. Loosen the roots and spread�'or �cu s i1j4 41 11"U'l 11 FAULML] M M 101 W11 TREE STAKES (2) PER TREE 3' OF MULCH FORM CON11NUOUS 4" HIGH WATERING BASIN BERM ""�REMOVE WIRE BASKET & BURLAP LIGHTLY COMPACTED .9011 MIX - WAYR WWI I &—I It I I %ff DO I NOT 11 TAMP &01 1 1 Now 1%0 2x THE SIZE OF THOROUGHLY THE ROOT BALL NOTTO SCALE SPACING X .86 FOR TRIMGULAR PATTERN 0 10 u " J NOT TO SCALE 0 NO TE L L I%IU SEE �";HEET L4 FU'R LA'1')4'D�0"U"'AFr"`E IN"TES AND DETAILS. 2 X ro CAP "Loo— I 7 COMPACTE FILL wrrid SLOPEDTOP WOOD CLE A-'T' ORAVE STONE OR . . .... .... � CONC. BAS5 _7 -.,/-EVERGREEN OR DECIUMUS SHRU11 LIU k;Ar EYE BOLTI & NUT FORM CON11NUOUS 2' HIGH L I k zoo WATERING BASIN BERM, LIGHTLY COMPACTED SOIL--/ MIX WATERED THOROUGHLY Or" CONTAINER NQTES 1. REFER TO SPECS FOR ADD'L INFORMATION. S H R U B PLAIL'IN' "TAIL iNt U UC 1. ADD 10-10-10 SLOW RELEASE FER11UZER AT MFR RECOMMENDED -d RATE FOR SIZE, 2. REFER TO SPECS FOR ADD'L INFORMATION. FLAGGING 10" SQq MIN* 3" OF 1" RUBBER MULCH TREE CHAIN TREE STAKES PLACED FINISHED 2" BELOW SURFACE GRADE (n Ld _V_V_ A 1111 lilt- C1.4 V, V REMOVE WIRE BASKET I A A & BURLAP BACKFILL WITH SOIL MIX - WATER IN 6" LAYERS DO NOT TAMP L1GH11.Y 2x THE SIZE OF COMPACTED SOIL MIX - WATER THE ROOT BALL THOROUGHLY vuNIFert -tmEr. rLANOTING",ou'LETAL BACKFILL WITH SOIL MIX WATER IN 2 311r O.D. GALVANIZED STEEL POST 3000 PSI CONC FTG AbVHALI bWAVt FA TACOMA - SEATTLE 2215 North 30th Street, Suite 300, Tacoma, WA 98403 253-383.2422 TEL 1200 Sixth Avenue, Suite 1620, Seattle, WA 98101 206.267.2425 TEL Client: SOUTHFORK HOMES, LLC In* *711111 P.0, BOX 930 SUMNER, WA 98390 AUGUST 15, 2007 F5 Ara STATE F WASHINGTON REGISTERED LANDSCAPE ARCHITECT A A :1 10,4[11 a to -A REUSE OF DOCUMENTS THIS DOCUMENT HAS BEEN SIGNED ELECTRONICAU Y IN ACCORDANCE NTH WAC 196-23-070 AND CHAPTER 19.3� RCW. UNAUTHORIZED ALTERATION OF ANY OF THE INFORMATION ON THIS DOCUMENT WILL INVALIDATE THE DOCUMENT, MY CERTIFICATION AND SIGNATURE. THE IDEAS AND DESIGNS INCORPORATED HEREIN, AS AN INSTRUMENT OF PROFESSIONAL SERVICE, IS THE PROPERTY OF AHBL AND IS NOT TO BE USED, IN WHOLE OR IN PART, FOR ANY OTHER PROJECT WITHOUT WRITTEN AUTHORIZATION OF AHBL. REVISIONS BASED ON CITY COMMENTS 6-27-07 evislons.- Sheet Title: LAND$(`;`APE DETAILS Designed by: Drawp �y.,, Checked by-., LZ JR LZ bmEET INI)EX Ll LANDSCAPE PLAN L2 TREE PRESERVATION PLAN L3 LANDSCAPE DETAILS L4 LANDSCAPE DETAILS L5 IRRIGATION DETAILS N#IOTE# 5 "APE N'TES AN26" 0"ETAILS, "mob SHEET L4"' F"R LANkU C U D D OPEN SPACE AREA TOTALS 11118 SQ FT OPEN SPACE #1 --A 045 SQfT OPEN SPACE #2 74, FT OPEN SPACE #4 21807 SQ FT OPEN SPACE #5 11070 SQ FIT OPEN SPACE #6 'w 1w w11,687 SQ FTw OF wOPENw RECwREATION ---, AREA PROVIDED. 11600 SQ FIT REQUIRED; ___(29 UNITS X 400/UNIT - 11600 PLANT SYMBOL # PLANT QUANTITY PROPERTY FENCE CHAIN LINK FENCE CSCAV�� RETAINING WALL KollDETAIL NUMBER LX SHEET NUMBER SYMBOL ------------------- BOTANICAL NAME --- --- COMMON NAME ACER CAMPESTRE HEDGE MAPLE ACER CIRCINATUM ACER RUBRUM 'RED SUNSET VINE MAPLE RED SUNSET MAPLE 2 .5 CA B & Bo 30 0 C. ACER RUBRUM 'RED SUNSET' B & B, 30' 0. Co BETULA ACQUEMONTII (CLUMP CLUMP JACQUEMONT11 BIRCH CHAMAECYPARIS LAWSONIANA LAWSON CYPRESS CHAMAECYPARIS OBTUSA 'GRACILIS' SLENDER HINOKI CYPRESS B & Bf 5' O.C. low NUM' LIGUSTRUM JAPONICUM 'TEXAII WAX LEAF PRIVET # MAGNOLIA SOULANGIANA ............... SAUCER MAGNOLIA d 20' 011o 0 CORNUS SERICEA RED TWIG DOGWOOD COl III NT, 4' 0. C. GAULTHERIA SHALLON SALAL CONT 2' O*C# PRUNUS LAUROCERASUS 'OTTO LUYKEN' CONTo :Mild .... ...... . .. .. RHODODENDRON SP# RHODODENDRON VARIETIES 24-30" [PAZ VACCINIUM OVATUM EVERGREEN" HUCKLEBERRY B & Bt III 01 VIBURNUM TINUS 'SPRING BOUQUET �Um 0=12 kr CAREX MORROMI 'ICE DANCE' ICE DANCE JAPANESE SEDGE CONT, 2' O.C. ■ ■�IMr•MMMMMAMI�IMMMI�MMM�MM1AwINrN rMMM�wwAMMMMI Mom FRAGARIA CHILOENSIS 17,11111a mi m CONT, 2' O.C. {tMIMMIAM GAULTHERIA SHALLON SALAL M111 A CONT., 2' O.C. won MAHONIA NERVOSA MAHONIA REPENS LOW OREGON GRAPE CREEPING MAHONIA CONT, 2' 0. all VINCA MINOR DWARF PERIWINKLE 10t329 SQ FT HYDROSEED -------- -------- --------- -------------------------- -------- — -------- ----------- — ------ -------- 1658 SQ FT 0* .0. --R- -.011, 11. -.0. . 1 . . . . If am - too mg 87 SQ FT 8— GRAVEL, 4" DEEP FOR MAINTENANCE VEHICLE ACCESS REPLACEMENT SIGNIFICANT TREE I U11 Project Title: :]F:p Client: SOUTHFORKHOMES, Job No. P*O, BOX 930 SUMNER, WA 98390 /,,v vim\ STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT REUSE OF DOCUMENTS THIS DOCUMENT HAS BEEN SIGNED ELECTRONICALLY IN ACCORDANCE WITH WAC 196-23-070 AND CHAPTER 19.34 RCW. UNAUTHORIZED ALTERATION OF ANY OF THE INFORMATION ON THIS DOCUMENT WILL INVALIDATE THE DOCUMENT, MY CERTIFICATION AND SIGNATURE. THE IDEAS AND DESIGNS INCORPORATED HERON, AS AN INSTRUMENT OF PROFESSIONAL SERVICE, IS THE PROPERTY OF AHBL AND IS NOT TO BE USED, IN WHOLE OR IN PART, FOR ANY OTHER PROJECT WITHOUT WRITTEN AUTHORIZATION OF AHBL REVISIONS BASED ON LAKEHAVEN COMMENTS JUNE 23, 2008 AND FEDERAL WAY COMMENTS JURY 2, 2008 REVISIONS BASED ON CITY COMMENTS DATED APRIL 30, 2008 REVISIONS 10/17/07 REVISIONS BASED ON CITY COMMENTS 6-27-07 Revisions: Sheet Title: LAN'u*4SCd"APh PLANka Designed by: Drawn bv: Checke r►—1 RJ RJ LZ Sheet No. 21 SEE NOTE EVERGREEN TREES TO BE RE no C 'V ZZ&zzZ, 400M 40AMM ....... . .... .. V 41:11110I NOW ps-I low will Mw ► Y ^ ... • DECIDUOUS TREES TO BE REMOVED . + 1/ *+,www+as ®uwuwMr. ,rewM1wYs wwwimr «wrswwww w.w+.w.i • ww.wnwww. pwyyMw.w , `w+wr.wrnwr i w«rw.n Fow- + SEE O�E •" . " I DECIDUOUS TREES TO E RET AINED ► " 1 .. " .. dw B I L • E � . , r .r r ...er DING ww , i l WINI�TS i �' fs 11 4 TREES TO BE RETAINED 111 . ./\/may' ... A... • + + r , ;may r am ' e. N. • .. . + ...... fir. ,^ V +. A Y F } a h p { IIG y q r . x S • i, t" i y« I + 4 i 4 < • 1 4 «{ ' 4. q 4 % 4 $y Q r , ` Y ; I I F`I CAN TREE d T T « ' . ! ' ' G1 ° a 4 ` , ^ 'static �.� , 1+00 + — A 7 H #3 AFTER C"ON"Z3 "" t DURING AND 1Ti d TREES TO E MC�N 6 TCRE1 CLOSELY . ` � THESE + TECH THE. TREES .. EVERYATTEMPT wll.L, E CAE TC. PR " , r / 2 NO GRADE CHANCES PROPOSED WITHIN DRIP LINE , 3) a w tr NO GRADE CHANCES' PRC�►PC�SEE� I IN RIP I EST C� ...._., SS I #1 1E ;17- E , " SS I I � r, t •A NOTE: SEE SHEET L3 FOR LANDSCAPE NOTES AND DETAILS. 91+ EXISTING TREE TYPE DBH #PRESERVED #REMOVED DOUGLAS FIR 15 0 1 � FIR 18 0 3 FIR 20 0 2 FIR 23 0 1 FIR 24 0 1 FIR 27 0 2 FIR 28 0 1 FIR 29 0 1 FIR 30 2 2 FIR 34 1 1 FIR 36 0 1 FIR 48 0 1 OAK 24 0 1 OAK 30 0 1 WESTERN RED CEDAR 15 0 1 CEDAR 23 0 2 CEDAR 24 0 1 CEDAR 27 0 1 �, NTU� ' CEDAR 35 0 1 ylti � `~ w AHB L E `� CEDAR 36 1 0 PLANNgg5 CEDAR 38 0 1 � EXISTING SIGNIFICANT TREE COUNT 4 26 TOTAL REQUIRED SIGNIFICANT 8 TREES=25% TREE RETENTION I RESTORATION 25% PER FWCC 22-1568 REQUIRED SIGNIFICANT TREES TO BE REPLACED 5 GRAPHIC SCALE 9 DOUGLAS FIR zo o 10 20 40 so ( IN FEET ) inch - 2 TACOMA Street,r 98403 • 1200 Sixth Avenue, Suite 1620, Seattle, WA 98101 206.267.2425 Client: S 0 U T H F 0"R K HOMES, L L JOI P. 0.:: r AUGUST 15, 2007 STATE REIGISTERED LANDSCAPE ARCHITECT REUSE OF DOCUMENTS THIS DOCUMENT HAS BEEN SIGNED ELECTRONICALLY IN ACCORDANCE. WITH WAC 96-23-070 AND CHAPTER 19.34 RCW. UNAUTHORIZED ALTERATION OF ANY OF THE INFORMATION ON THIS DOCUMENT WILL INVALIDATE THE DOCUMENT MY CERTIFICATION AND SIGNATURE. lilt'" IDEAS AND OI SIGNS INCORPORA II, O I lf'2RCIN, AS AN INSIRUMLNI Of VROV[I ,;SIONAL SIWC% IS IITh PRof)ERTY OF AHI1I, ANO IS N01 10 III', IN WHOM, OR IN PAIN VOR ANY WHIR iI R PW)JI C l WI1I i(A) I 0I1 I[ N AU lI IORIIA IION O' AI IBIx. REVISIONS BASED CAN CITY COMMENTS 6- 7-07 Revisions: Sheet Title: TREE PRESER"APATIAs .me PLAN Designed Drawn b Checked RJ RJ LZ