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18-102597-- � CITY OF Federal Way Centered car€ OpportUn ty August 8, 2018 FILE CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor Toni Cavalli Toni.cavalli@azurenw.com Azure NW Land LLC 33400 8 h Avenue South, Suite 230 Federal Way, WA 98003 Re: File #18-102597-00-PC, PREAPPLICATION CONFERENCE SUMMARY Oldaker Short Plat, 29400 2°d Avenue SW, Federal Way Dear Mr. Cavalli: Thank you for participating in the preapplication conference with the City of Federal Way's Development Review Committee (DRC) held July 12, 2018. We hope that the information discussed at that meeting was helpful in understanding the general requirements for your project as submitted. This letter summarizes comments given to you at the meeting by the members of the DRC. The members who reviewed your project and provided comments include staff from the City's Planning and Building Divisions and Public Works Department, and representatives from Lakehaven Utility District and South King Fire and Rescue. Some sections of the Federal Way Revised Code (FWRC) and relevant information handouts are enclosed with this letter. Please be advised, this letter does not represent all applicable codes. In preparing your formal application, please refer to the complete FWRC and other relevant codes for all additional requirements that may apply to your project. The key contact for your project is Jim Harris, 253-835-2652, jim.harris@cityoffederalway.com. For specific technical questions about your project, please contact the appropriate DRC representative as listed below. Otherwise, any general questions about the preapplication and permitting process can be referred to your key contact. PROJECT DESCRIPTION Preapplication conference for a proposed lot cluster short plat, dividing approximately 3 acres into seven lots. MAJOR ISSUES Outlined below is a summary of the major issues of your project based on the plans and information submitted for preapplication review. These issues can change due to modifications and revisions in the plans. These major issues only represent comments that the DRC consider most significant to your project and do not include the majority of the comments provided. The major issues section is only provided as a means to highlight critical requirements or issues. Please be sure to read the entire department comments made in the next section of this letter. Mr. Cavalli August 8, 2018 Page 2 • Planning Division o All residential subdivisions are required to provide open space in the amount of 15 percent of the gross land area of the subdivision site per FWRC 18.55.060(2). For a cluster plat, all open space must be on site. Fee in lieu of on -site open space is not an option for a lot cluster plat. o Critical areas are present on the site. • Public Works Development Services Division Full drainage review will be required under the 2016 King County Surface Water Design Manual. Conservation Flow Control and Enhanced Basic Water Quality standards apply. Public Works Traffic Division • Transportation Concurrency Management (FWRC 19.90) — A transportation concurrency permit with application fee of $1,669 is required for the proposed project. • Traffic Impact Fees (FWRC 19.91) — Traffic impact fees are required for single-family residential dwelling units. ■ Frontage Improvements (FWRC 19.135.040) — Construct street frontage improvements along the property frontage on SW 2950' Street and 2nd Avenue SW. • Access Management (FWRC 19.135.260) — The development shall meet access management standards. • Block Perimeter (FWRC 18.55.010 & FWRC 19.135.251) — The development shall meet block perimeter requirements of 1,320 feet for non -motorized access, and 2,640 feet for streets. • Cul-De-Sac Length (FWRC 18.55.010) — No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet. DEPARTMENT COMMENTS Outlined below are the comments made by the representatives of each department present at the preapplication conference. Each section should be read thoroughly. If you have questions, please contact the representative listed for that section. COMMUNITY DEVELOPMENT — PLANNING DIVISION Jim Harris, 253-835-2652, jim.harris@cityoffederalway.com Comprehensive Plan and Zoning Designation — The city's comprehensive plan designation for the subject property is Single -Family Residential — High Density. The property is currently zoned Single -Family Residential (RS) 9.6. Note that any area established as an ingress/egress easement, flagpole, access panhandle, or access tract for each property must be deducted from the underlying parcel lot size per FWRC 19.05.120, definition of "Lot Area." Please include this "net" lot area on the lot closure calculations and short plat document. 2. Short Plat Process — Short plats are the division or redivision of land into nine or fewer lots, tracts, parcels, sites, or divisions for the purpose of sale, lease, or transfer as defined in FWRC Title 18. Pursuant to FWRC 18.30.010, short plat applications are administratively processed through the Department of Community Development. The administrative review process requires that the Director of Community Development issue a decision on the short subdivision request and confirm 18-102597-00-PC Doc ID: 77905 Mr. Cavalli August 8, 2018 Page 3 conformance with FWRC 18.30.110(2). Public notice of the complete short plat proposal is required per FWRC 18.30.080, and a 15-day public comment period is provided. However, no public hearing will be required unless an appeal is filed. If the Director issues an approval of the short plat, the approval typically includes and requires construction of associated infrastructure improvements. As required by the City Public Works Department, all infrastructure improvements must be designed, reviewed, and constructed prior to recording the short plat. Prior to construction of short plat improvements, engineering approval must be granted by the Public Works Department. Please see Ann Dower's comments below for specific information regarding engineering requirements. A master land use application and short plat handout are enclosed; relevant code sections can be accessed from www.codepublishing.com/WA/FederalWay. 3. State Environmental Policy Act (SEPA) —The proposal is subject to SEPA review pursuant to WAC 197-11-800(2)(d), since there is dedication and construction of a new roadway as a component of the short plat. 4. Public Notice — The city will prepare and the applicant will post a notice board or boards on the subject property. Copies of the Notice of Application will also be posted at the city's designated public notice areas and published in the Federal Way Mirror. One set of public mailing envelopes must be submitted with the application. A handout regarding how to obtain mailing labels is enclosed. Single -Family Residential Regulations — Existing and future residences must conform to the following bulk and dimensional requirements of FWRC 19.200.010, "Detached Dwelling Units:" front yard — 20 feet; side yard — 5 feet; and rear yard — 5 feet. Lot coverage for residential uses is limited to 60 percent and includes all impervious surfaces such as driveways, walkways, patios, and roof overhangs. Maximum height of structures is 30 feet above average building elevation. Driveway and/or parking pad in a required front yard may not exceed 20 feet in width (except as specified in FWRC 19.130.240(1)(b)) and may not be closer than five feet to any side property line. 6. Lot Cluster Plat Regulations — The following section includes lot cluster provisions of the FWRC. 18.55.040 Cluster subdivision. (1) Purpose. The term "cluster subdivision " applies to both long and short subdivisions. The purpose of cluster subdivisions is to provide design flexibility, sensitivity to the surrounding environment, and innovation consistent with the site and the comprehensive plan; promote compatibility with housing on adjacent properties through lot size and design; promote affordable housing; promote reduction of impervious surface; promote usable open space; and promote the retention of native vegetation. (2) Standards. Doc ID: 77905 18-102597-00-PC Mr. Cavalli August 8, 2018 Page 4 (a) The gross land area available for cluster subdivisions must be a minimum of two acres. (b) Lots created in a cluster subdivision may be reduced in size below the minimum required in FWRC Title 19 up to one-half of the size of the underlying zoning requirement, but in no case smaller than S, 000 square feet, per lot; provided, that minimum setback requirements are met. This provision cannot be used together with FWRC 19.110.010(4)(a) (affordable housing bonus). (c) When the cluster subdivision abuts a single-family zoned neighborhood, the lots in the proposed development immediately adjacent shall be no less than the neighboring lot size, or the underlying zoning minimum lot size minus 10 percent, whichever is smaller. (d) Refer to FWRC 19.120.11 for additional development standards for sites with slopes of 15 percent or greater. (e) Open space. (i) Open space created through cluster subdivisions shall be protected from further subdivision or development by covenants filed and recorded with the final plat of the subdivision. (ii) Any subdivision created by this section must provide all open space on -site and it must be all usable except up to five percent can be bujjer. (iii) All usable open space must be readily identifiable with the development and easily accessible by the residents. Usable open space should be the central focus and an amenity for the project. (3) Approval criteria. The innovative or beneficial overall quality of the proposed development shall be demonstrated by the following criteria: (a) The subdivision provides innovative development, otherwise not allowed, but which promotes the goals of the comprehensive plan for architectural compatibility with single-family housing on adjacent properties. (b) The subdivision results in 15 percent common open space of which at least 10 percent of the gross land area must be usable on -site open space, which is identified with the development and easily accessible to residents. (c) Native tree retention in accordance with FWRC 19.120.130 et seq. (d) Cluster lots immediately adjacent to existing neighborhoods have incorporated design elements through lot size and architecture to be compatible as approved by the community development services director. (e) The cluster subdivision will not result in destruction or damage to natural, scenic, or historic features. f Each dwelling unit shall meet the design standards in the FWRC community design guidelines for cluster subdivisions. 18-102597-00-PC Doc ID: 77905 Mr. Cavalli August 8, 2018 Page 5 19.115.120 Design for cluster residential subdivision lots. (1) Garages shall be provided for all residential lots except if the lot is in a multifamily zone. (2) Front entryways should be the prominent feature of the home. Attached garages should not compose more than 40 percent of the front facade of the single-family home if the garage doors are flush with the front facade, or will be set back a mininium of five feet from the rest of the front facade. Detached garages should also be set back a minimum of five feet from the facade. (3) If garage access is provided from alleys, the front yard setback can be reduced to I5 feet. (4) Each dwelling unit shall be intended for owner occupancy 7. Open Space — All residential subdivisions are required to provide open space in the amount of 15 percent of the gross land area of the subdivision site per FWRC 18.55.060(2). For a conventional subdivision (not for cluster) all or some of the open space requirements may be satisfied by a fee -in - lieu payment at the discretion of the Parks Director after consideration of the city's overall park plan, quality, location, and service area of the open space that would otherwise be provided with the project. If the fee -in -lieu option is chosen, a written request to the Parks Director is required. A copy of this request is required as a component of the short plat application. Open space fees shall be paid prior to recording the short plat. Refer to FWRC 19.100.070, Timing of fee payments. For a cluster plat, all open space must be on site, and a minimum of 10 percent of the open space shall be usable and integral to the development. 8. Environmentally Critical Areas — The city's Critical Areas Map identifies both stream(s) and geologically hazardous areas (GHA's) on or near the subject property. The application must include the appropriate critical area studies standards of FWRC 19.145.080 and necessary permitting applications related to each critical area feature as they are applicable to the short plat application and review. In summary, any intrusion into critical areas and buffers must meet the mitigation sequencing standards of FWRC 19.145.130. Avoidance of impacts is the first priority, and minimization of impacts is the second priority. Applicants must demonstrate all reasonable efforts have been made to avoid and minimize critical area impacts as required by FWRC. Additional review processes are required for critical area intrusions. However, City staffcannot determine these additional potential processes as we do not know the extent of the critical areas or any potential impacts or intrusions proposed into the critical areas. a. Stream — There is a stream(s) located on or very near the property. The stream(s) on site must be classified per the City's stream rating system in FWRC 19.145.260. A stream delineation, classification and associated stream report prepared by a qualified stream biologist in accord with FWRC Chapter 19.145, Article III must be provided. In general, avoidance of stream and stream buffer impacts is the highest priority under FWRC. Any intrusions into streams and/or stream buffers are discouraged, and must meet applicable FWRC technical and procedural requirements outlined in FWRC Chapter 19.145. b. Geologically Hazardous Areas (GHA) — Portions of the site are mapped as erosion hazard areas. Erosion hazard areas do not contain standard buffers. A geotechnical report that Doc ID: 77905 18-102597-00-PC Mr. Cavalli August 8, 2018 Page 6 ' identifies any geologically hazardous areas on site and makes recommendations for construction practices and required mitigation measures must be submitted with the short plat application per FWRC 19.145.240. The applicant will be required to pay for any required City consultant review of critical areas reports and information on a cost recovery basis. The reports will be peer reviewed for compliance with applicable FWRC requirements by the city's third party critical area reviewer at the applicant's expense. This review cost must be pre -funded by the applicant prior to this peer review occurring per FWRC 19.145.080(3). 9. Tacoma Smelter Plume — The subject property is located in the Tacoma Smelter Plume detect area containing 20.1 ppm to 40.0 ppm arsenic and lead concentration. Please contact Eva Barber, Technical Assistance Coordinator, Department of Ecology, at Eva.Barber@ecy.wa.gov or 360-407- 7094 regarding the Voluntary Soil Clean -Up Program. Additional information on the smelter plume testing and cleanup requirements can be found at http://www.ecy.wa.gov/programs/tcp/sites—brochure/tacoma smelter/2011/ts-hp.litm. The City will require soil testing and soil cleanup (if applicable) as a component of the short plat application, review, and site development. The applicant shall provide preliminary soil testing data in compliance with Washington State Department of Ecology guidelines with the short plat application. 10. Landscaping Around Pond — A minimum width of 3 — 5 feet of landscaping strip for pond screening is required between the pond and roadway per FWRC 19.115.050. 11. Tree Retention/Replacement — The city's tree standards require each development/redevelopment to maintain a tree unit density. The minimum tree density requirements for RS zones are 25 tree units per acre. A tree retention plan prepared by a certified arborist or a certified landscape architect detailing how the subject property will meet tree unit density requirements shall be submitted with the short subdivision application. Items required to be included in the plan are itemized in FWRC 19.120.040(2)(a) through (e). The table below identifies tree unit values for retained and replacement trees. FWRC 19.120.130-2 —Tree Unit Credits Retained Trees Tree Unit Credit Existing Tree V to 6" d.b.h. 1.0 Existing Tree > 6" to 12" d.b.h. 1.5 Existing Tree > 12" to 18" d.b.h. 2.0 Existing Tree > 18" to 24" d.b.h. 2.5 Existing Tree > 24" d.b.h. 3.0 18-102597-00-PC Doc ID: 77905 f Mr. Cavalli August 8, 2018 Page 7 Replacement Trees Replacement Tree -Small (Mature canopy area < 450 .50 SF) Replacement Tree - Medium (Mature canopy area 450 1.0 to 1,250 SF) Replacement Tree - Large (Mature canopy area > 1.5 1,250 SF) 12. Clearing & Grading — A clearing and grading plan addressing items listed in FWRC. 19.120.040(1)(a) through 0) is required with a short subdivision application. Prior to beginning clearing and grading activities, all trees/vegetation that are to be preserved within and adjacent to the construction area shall be clearly marked and protected per guidelines prescribed within FWRC 19,120.160. 13. Design Criteria and Improvements —Short plats are subject to the subdivision design and improvements criteria set forth in FWRC {Chapters 18.55 and 18.60, respectively. It is the responsibility of the applicant to identify how the proposed short subdivision meets applicable design and improvements criteria and is therefore entitled to the land division. 14. Sewage Disposal — The applicant must provide documentation that each lot in the subdivision will either connect to the sanitary sewer system or provide an on -site septic system. Wherever feasible, all lots in the short plat shall be connected to sanitary sewer system; see comments from Lakehaven Water & Sewer District, below. A sewer availability certificate from Lakehaven Water and Sewer District must be provided with the short plat application if sanitary sewer is to be used. If connection to the sanitary sewer system is not feasible, on -site sewage disposal may be utilized. The design and construction of the septic system must be approved by the Public Health -Seattle & King County. Provide a copy of the Health Department Subdivision Pre -Application Report. If on - site septic systems are provided, prior to short plat recording, the applicant must obtain the Public Health -Seattle & King County signature on the short plat document and provide a copy of their signed Application for Final Subdivision. 15. Water — A water availability certificate from Lakehaven Water and Sewer District must be provided with the short plat application. 16. School Access Analysis — Pursuant to FWRC 18.55.070, pedestrian and bicycle access should be provided for established or planned safe school routes, bikeways, trails, transit stops, and general circulation. Please provide an analysis of access routes for schools serving this proposed short plat. Contact Jennifer Wojciechowski at 253-945-2071 or jwojcie( ,,fwps.org for information about the school access analysis requirements and assignment information. 17. School Impact Fees — School impact fees are due at the time of building permit for new dwelling units. This fee amount is subject to change as determined annually by the Federal Way School District. Please check with the Permit Center, as mentioned below, for up-to-date fees. Doc ID: 77905 18-102597-00-PC Mr. Cavalli August 8, 2018 Page 8 18. Administrative Fees —Please contact the Permit Center 253-835-2607 or permitcenter@cityoffederalway.com for current short subdivision review fees. The applicant will also be responsible for transportation concurrency, engineering review (EN) fees, and King County recording fees. 19. Approval Duration — Short plat approval expires five years from the date of approval, per FWRC 18.30.260. Engineering plans must be approved, improvements constructed, and the plat must be recorded within the five-year time period. Pursuant to FWRC 18.05.090, no less than 60 days prior to the lapse of approval, the applicant may request a two-year time extension for the plat approval. 20. Recording — The applicant will record the short plat with the King County Division of Records and Elections following final approval of the short plat document, completion of infrastructure and completion, and Public Works Department approval of as -built plans. Prior to recording the short plat, water and sewer completion letters must be provided to the City and all surveying and monumentation must be complete. In addition, all other required improvements must be substantially completed as determined by the departments of Community Development and Public Works. If applicable, the open space fee -in -lieu must be paid in full prior to recording. PUBLIC WORKS — DEVELOPMENT SERVICES DIVISION (Ann Dower, 253-835-2732 ann.dower@cityoffederalway.com) Land Use Issues — Stormwater I . Surface water runoff control and water quality treatment will be required per the 2016 King County Surface Water Design Manual (KCSWDM) and the City of Federal Way Addendum to the manual. This project meets the requirements for a Full Drainage Review. At the time of preliminary short plat submittal, a preliminary Technical Information Report (TIR), addressing the relevance of the project to the nine core and five special requirements of the KCSWDM will be required. A Level 1 downstream analysis shall also be provided in the preliminary TIR. The City Addendum can be found at the following website: www,cityoffederalway.com/node/1 4d7. 2. The project lies within a Conservation flow control area, thus the applicant must design the flow control facility to meet this performance criteria. In addition to flow control facilities, Best Management Practices (BMP's) are required as outlined in the KCSWDM. The project also lies within an Enhanced Basic Water Quality Area. Water Quality Treatment shall be designed to meet the treatment criteria of the Enhanced Basic Water Quality Menu. 3. If infiltration is proposed, soil logs prepared by a licensed geotechnical engineer or septic designer must be provided to verify infiltration suitability. 4. The applicant is advised to review discharge requirements outlined in the KCSWDM, beginning with section 1.2.1. Due to the topography and soils, the storm system may need to be tightlined to an acceptable discharge point. Offsite easements may be required as a result of this requirement. If work within the stream or stream buffer is proposed, the applicant will need to obtain hearing examiner approval. I8-102597-00-PC Doc ID: 77905 Mr. Cavalli August 8, 2018 Page 9 If walls are required for the detention facility, they must be designed by a licensed structural engineer. Outside peer review will be required at the developer's expense, over and above standard review fees. 6. Detention and water quality facilities for short plats must be above ground (i.e. open pond). They shall be within a separate tract that will be owned and maintained by the owners of the platted lots. Underground facilities are allowed only with approval from the City of Federal Way Public Works Department. 7. Show the proposed location and dimensions of the detention and water quality facilities on the preliminary plans. If more than one acre will be disturbed during construction, a National Pollutant Discharge Elimination System (NPDES) construction storm water permit may be required. Information regarding this permit can be obtained from the Washington State Department of Ecology at 12.ffp lwww. ,-0.wa. oylpro ams/wq/stormwater/construction/index.html or by calling 360-407- 6048. 9. If work is to be done below the ordinary high water mark, a Hydraulic Project Approval (IPA) permit may be required. Information regarding this permit can be obtained from the Washington Department of Fish and Wildlife. Right -of -Way Improvements See the Traffic Division comments from Erik Preston, Senior Traffic Engineer, for traffic related items. 2. If dedication of additional right-of-way is required to install street frontage improvements, the dedication shall be conveyed to the City through a statutory warranty deed. The dedicated area must have clear title prior to recording. All stormwater treatment and detention requirements outlined above apply to any improvements within the public right-of-way. 4. FWRC 19.135.280 requires that driveways serving residential uses may not be located closer than 25 feet to any street intersection. Lots and intersections within new subdivisions or short plats must be designed to meet this standard. Building (or EN) Permit Issues 1. Engineered plans are required for clearing, grading, road construction, and utility work. Plans must be reviewed and approved by the City. Engineering review fees are $1,669.00 for the first 12 hours of review. Additional review time is charged at $139.00 per hour. A final TIR shall be prepared for the project and submitted with the engineering plans. Both the TIR and the plans will require the signature/seal of a professional engineer registered/licensed in the State of Washington. 2. In addition to engineering approval, short plats and subdivisions are required to obtain a separate permit for grading. Details and fees may be obtained from the Building Department. Doc ID: 77905 18-102597-00-PC Mr. Cavalli August 8, 2018 Page 10 3. The Federal Way Public Works Development Standards Manual (including standard detail drawings, standard notes, and engineering checklists) is available on the City's website at: www.cityoffederalway.com/nodel1467 to assist the applicant's engineer in preparing the plans and TIR. 4. Bonding is required for all street improvements and temporary erosion and sediment control measures associated with the project. The bond amount shall be 120 percent of the estimated costs of the improvements. An administrative fee deposit will need to accompany the bond to cover any possible legal fees in the event the bond must be called. Upon completion of the installation of the improvements, and final approval of the Public Works Inspector, the bond will be reduced to 30 percent of the original amount and held for a two-year maintenance period. The developer will be responsible for the maintenance of all storm drainage facilities (including the detention and water quality facilities) and street systems during the two-year maintenance period. During that time, the Public Works Inspector will make periodic visits to the site to ensure the developer's compliance with the maintenance requirements. Upon satisfactory completion of the two-year maintenance period, the remainder of the bond will be released. Maintenance for public roads and subdivision drainage facilities then become the responsibility of the City. Maintenance for private roads and drainage facilities, including short plats, remain the responsibility of the individual property owners. 6. When topographic survey information is shown on the plans, the vertical datum block shall include the phrase "DATUM: N.G.V.D.-29" or "DATUM: K.C.A.S.," on all sheets where vertical elevations are called out. 7. Drawings submitted for plan review shall be printed on 24" x 36" or 22" x 34" paper. Site plans shall be drawn at a scale of 1" = 20', or larger. Architectural scales are not permitted on engineering plans. Provide cut and fill quantities on the clearing and grading plan. 9. Temporary Erosion and Sediment -control (TESL) measures, per Appendix D of the 2016 KCSWDM, just be shown on the engineering plans. 10. The site plan shall show the location of any existing and proposed utilities in the areas affected by construction. PUBLIC WORKS TRAFFIC DIVISION (Erik Preston, PE, 253-835-2744, erik.preston@cityoffederalway.com) Transportation Concurrency Analysis (FWRC 19.90) Based on the submitted materials for 7 single-family detached housing units, using the Institute of Transportation Engineers (ITE) Trip Generation - 10`h Edition, land use code 210 (Single -Family Detached Housing), the proposed project is estimated to generate approximately 7 new weekday PM peak hour trips. Alternatively, the applicant may submit a site -specific trip generation study for the proposed development. 18-102597-00-PC Doc ID: 77905 Mr. Cavalli August 8, 2018 Page 11 2. A concurrency permit is required for this development project. The PW Traffic Division will perform concurrency analysis to determine if adequate roadway capacity exists during the weekday PM peak period to accommodate the proposed development. Please note that supplemental transportation analysis and concurrency mitigation may be required if the proposed project creates an impact not anticipated in the six -year Transportation Improvement Plan (TIP). The estimated fee for the concurrency permit application is $1,669. This fee is an estimate and based on the materials submitted for the preapplication meeting. The concurrency application fee must be paid in full at the time the concurrency permit application is submitted with land use application. The fee may change based on any changes in the estimated weekday PM peak hour trips as identified in the concurrency application. The applicant has the option of having an independent traffic engineer prepare the concurrency analysis consistent with City procedures; however, the fee remains the same. Transportation Impact Fees (TIF) (FWRC 19.91) Based on the submitted materials for 7 single family lots, the estimated total traffic impact fee is $2. ,939. The actual fee will be assessed and collected from the applicant when the building permit is issued, using the fee schedule then in effect (FWRC 19.100.070 3(c)). At any time prior to building permit issuance, the applicant may request to defer to final building inspection the payment of a transportation impact fee for a single-family residential dwelling unit (FWRC 19.100.075). If this option is selected, a covenants prepared by the city to enforce payment of the deferred fees will be recorded at the applicant's expense. Refer to defer payment of impact fee code for process. Street Frontage Improvements (FWRC 19.135) The applicant/owner would be expected to construct street improvements consistent with the planned roadway cross -sections as shown in Map III-4 in Chapter III of the Federal Way Comprehensive Plan (FWCP) and Capital Improvement Program (CIP) shown as Table III-10 (FWRC 19.135.040). Based on the materials submitted, staff conducted a limited analysis to determine the required street improvements. The applicant would be expected to construct improvements on the following streets to the City's planned roadway cross -sections: ■ 2°d Avenue SW and/or SW 295t' Street are planned as Type "W" Local Street, consisting of a 28-foot street with curb and gutter, 4-foot planter strips with street trees, 5-foot sidewalks, and street lights in a 52-foot right-of-way (ROW). Assuming a symmetrical cross section, half -street improvements are required with no ROW dedication as measured from the street centerline. ■ The internal street shall be a Type "W" Local street, consisting of a 28-foot street with curb and gutter, 4-foot planter strips with street trees, 5-foot sidewalks, and street lights in a 52- foot ROW. ■ The cul-de-sac bulb shall be a Type "Z" Cul-de-sac Terminus Bulb with a 90-foot street with curb and gutter, 5-foot sidewalks, and streetlights in a 106-foot ROW. 2. The applicant may be required to dedicate additional right-of-way (ROW) to accommodate property corner or street corner radii. Doc ID: 77905 I8-102597-00-PC Mr. Cavalli August 8, 2018 Page 12 The applicant may make a written request to the Public Works Director to modify, defer, or waive the required street improvements (FWRC 19.135.070). Information about right-of-way modification requests is available through the Public Works Development Services Division. These modification requests currently have a nominal review fee of $278. 4. Tapers and transitions beyond the project frontage may be required as deemed necessary for safety purposes. The taper rate shall be WSz/60 or as directed by the Public Works Director. Access Management (FWRC 19.135) Access management standards are based on roadway safety and capacity requirements. FWRC 19.135.280 provides access standards for streets based on planned roadway cross -sections. Please note that access classifications are per Drawing 3-1A in the Public Works Development Standards. Driveways that serve only residential uses may not be located closer than 25 feet to any street intersection or driveway. Separation distances shall be measured from centerline to centerline of roadways and driveways. Design Criteria (FWRC 18.55) Block perimeters shall be no longer than 1,320 feet for non -motorized trips, and 2,640 feet for streets (FWRC 18.55.010 and FWCP Policy TP4.2). Therefore, an east/west connection between the internal street (or 2"d Ave SW) and 3rd Ave SW would be required for both motorized and non - motorized traffic. 2. No street, or combination of streets, shall function as a cul-de-sac longer than 600 feet (FWRC 18.55.010). Therefore, a second access point, or an east/west connection between 2"d Ave SW and 3`d Ave SW would be required for this proposed development project. if the internal street is constructed between 2"d and 3`d Ave SW, the block perimeter requirements would also be satisfied for motorized and non -motorized trips. Staff may be supdportive of a modification request to reduce the cross-section of the internal street connection near 3r Ave SW that is not fronted by the proposed residential lots. 3. All lots shall be accessed by a public street right-of-way (FWRC 18.55.020). In certain cases, lots may be accessed by an ingress/egress and utilities easement or alley subject to the requirements established in the city of Federal Way public works development standards. Residential lots should not have access onto arterial streets. 4. Traffic calming devices such as speed humps, traffic circles, chicanes, etc. should be incorporated in the residential street design to control speed and any potential cut -through traffic. Misc. Safety related Comments Driveways serving a single family dwelling unit abutting two streets should be at least 25 feet from the beginning of the street radius. 18-102597-00-PC Doe ID: 77905 1 Mr. Cavalli August 8, 2018 Page 13 COMMUNITY DEVELOPMENT — BUILDING DIVISION (Peter Lawrence, 253-835-2621, Peter.Lawrence@cityoffederalway.com) No Building Division comments applicable for a subdivision. LAKEHAVEN WATER AND SEWER DISTRICT (Brian Asbury, 253-946-5407, BAsbury ,Iakehaven.org) Water • A Water Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical processing. 2018 cost for a Water Certificate of Availability is $60.00. • Hydraulic model results (FF #253, copy attached) indicate that Lakehaven's standard maximum allowable system liquid velocity of 10 ft/s, at no less than 20 psi, is exceeded at a fire flow rate above 1,600 GPM. This flow figure depicts the calculated performance of the water distribution system under high demand conditions. Fire flow rates greater than available in the existing distribution system may be accommodated through water distribution system improvements. Please contact Lakehaven for further detail. • Depending on the final_layout of the shad -plat, a Lakehaven Developer Extension (DE) Agreement may be required to construct new water distribution system facilities for the proposed development (onsite hydrant). Additional detail and/or design requirements can be obtained from Lakehaven by completing & submitting a separate application to Lakehaven for either a Developer Pre -Design Meeting or a DE Agreement. Lakehaven encourages owners/developers/applicants to apply for Lakehaven processes separately to Lakehaven, and sufficiently early in the pre-design/planning phase to avoid delays in overall project development. ■ A water service connection application submitted separately to Lakehaven is required for each new service connection to the water distribution system, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Non -single-family properties require separate domestic (per building, typically, some exceptions allowed), irrigation (if irrigated landscaped areas are incorporated into the site development), and fire protection (if required or installed) water service connections & meters. • Service pressure(s) greater than 80 psi indicated, Pressure Reducing Valve(s) indicated, contact local building official for requirements &/or additional information. • If aU3licable, the associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new domestic or irrigation water service connection(s). • Based on the proposal submitted, preliminary estimated Lakehaven water service connection fees/charges/deposits (2018 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. • Water Service/Meter Installation, 1" preliminary size, presumes DE Agreement project required: $531.16 drop -in meter charge. Actual size TBD by Lakehaven based on UPC plumbing fixture count. • Water Service/Meter Installation, 1" preliminary size, presumes no DE Agreement project required: $4,430.00 dig service deposit. Actual size TBD by Lakehaven based on UPC plumbing fixture count. 18-102597-00-PC Doe ID: 77905 Mr. Cavalli August 8, 2018 Page 14 • Capital Facilities Charge(s)-Water: $4,018.39 per Equivalent Residential Unit (ERU). Please contact Lakehaven for further detail. • CPILOE (Buenna-Lakehaven participation): $11,605.00. Sewer • A Sewer Certificate of Availability issued separately by Lakehaven may be required to be submitted with any land use and/or building permit applications (check with land use agency for requirement). Certificate is valid for one (1) year from date of issuance. If Certificate is needed, allow 1-2 work days to issue for typical processing. 2018 cost for a Sewer Certificate of Availability is $60.00. • The existing onsite sewer service lines cannot be used for.new lots on the south side of new public right- of-way, if new public right-of-way (cul-de-sac) is proposed. Sewer service for `south side of ROW' lots would require either additional system extension (DE Agreement) or the use of private grinder pumps for `south side' lot. Also, "shared -use" sewer service connections are no longer typically allowed by Lakehaven. • A separate Lakehaven Sewer Service Connection Permit is required for each new connection to the sanitary sewer system, in accordance with standards defined in Lakehaven's current `Fees and Charges Resolution'. Minimum pipe slope for gravity sewer service connections is 2%. In addition to all other sewer service installation standards, installation of a Type 1, 48" monitoring manhole is typically required on the private building sewer line, for all new or modified non-residential connections. Also, if applicable, see attached Lakehaven Trash/Recycling Enclosure Standards. • If applicable, the associated DE Agreement must achieve a point of either Substantial Completion or Acceptance, as determined by Lakehaven, prior to activating any new sewer service connection(s). • Based on the proposal submitted, preliminary estimated Lakehaven sewer service connection fees/charges/deposits (2018 schedule) will be as follows. Actual connection charges will be determined upon submittal of service connection application(s) to Lakehaven. Connection charges are separate from any DE fees/charges/deposits & are due at the time of application for service. All Lakehaven fees, charges and deposits are typically reviewed & adjusted (if necessary) annually, and are subject to change without notice. • Sewer Service Connection Permit: $303.52 fee (per lot). • Capital Facilities Charge(s)-Sewer: $3,803.76 per ERU. Sewer system capacity credits are available for this property from system capacity charges previously assessed, paid directly to Lakehaven, and/or credited to the property for 12.12 ERU. Please contact Lakehaven for further detail. • Service Agreement Charge (Private Grinder Pump): $150.00 per lot, if applicable. • County Document Charges: $105.00 (+/-) per lot, if applicable. General • All Lakehaven Development Engineering related application forms, and associated standards information, can be accessed at Lakehaven's Development Engineering web pages (littp://www.lakehaven.orgIZ04/Developineiit-Engineerin ). • Utility conflicts should be identified and coordination (if necessary) should occur as early as possible in the planning process. Project will need to avoid encroachment with existing Lakehaven system facilities and easements (including any setbacks necessary for building foundation load zones). • All comments herein are valid for one (1) year and are based on the proposal(s) submitted and Lakehaven's current regulations and policies. Any change to either the development proposal(s) or Lakehaven's regulations and policies may affect the above comments accordingly. 18-102597-00-PC Doc ID: 77905 N Mr. Cavalli August 8, 2018 Page 15 SOUTH KING FIRE AND RESCUE (Chris Cahan, 253-946-7243, chris.cahan@southkingfire.org) Water Supply Fire Flow A Certificate of Water Availability shall be requested from the water district and provided at the time of building permit application. Fire Hydrants Existing fire hydrant locations meet requirements for this project. Emergency Access Fire apparatus access roads shall comply with all requirements of Fire Access Policy 10.006 htt:#southkin ire.or ocumentCenter/HotneNiew/24 The width of 2nd Ave SW is less than 20 feet wide. Residential fire sprinklers may be substituted for sub -standard emergency access. Requirements for fire sprinklers are determined at the time of building permit application. CLOSING This letter reflects the information provided at the preapplication meeting and is intended to assist you in preparing plans and materials for formal application. We hope you found the comments useful to your project. We have made every effort to identify major issues to eliminate surprises during the City's review of the formal application. The completion of the preapplication process in the content of this letter does not vest any future project application. Comments in this letter are only valid for one year as per FWRC 19.40.070 (4). As you know, this is a preliminary review only and does not take the place of the full review that will follow submission of a formal application. Comments provided in this letter are based on preapplication materials submitted. Modifications and revisions to the project as presented for this preapplication may influence and modify information regarding development requirements outlined above. In addition to this preapplication letter, please examine the complete FWRC and other relevant codes carefully. Requirements that are found in the codes that are not addressed in this letter are still required for your project. If you have questions about an individual comment, please contact the appropriate department representative noted above. Any general questions can be directed towards the key project contact, Jim Harris, 253-835-2652. We look forward to working with you. Sincerely, 4 (/_ ^ Harris Planner 18-102597-00-PC Doe ID: 77905 Mr. Cavalli August 8, 2018 Page 16 enc: Master Land Use Application Short Subdivision Submittal Requirements Meeting Sign in Sheet Lakehaven Map Savanna Nagorski, ESM, savanna.nagorskifa),esmeiyi[.com Ann Dower, Senior Engineering Plans Reviewer Chris Cahan, South King Fire & Rescue, via email Brian Asbury, Lakehaven Utility District, via email 18-102597-00-PC Doc ID: 77905 Ad9RIIIIII VIWIhFAIIL Paul R. Oldaker GST Paul R. Oldaker, Trustee P. O. Box 27090 Federal Way, Washington 98093 USA (970) 846-0082 2018 July 43 By USPS Certified, Return Receipt Mail Mr. Robert "Doc" Hansen Planner Manager Ci-ty of Fed-eral Way Dept. of Community 33325 8th Avenue S Federal Way, WA 98003 USA Dear Mr. Hansen: Development I am an owner of King County tax parcel 119600-3265. Yesterday, July 12th , I understand that a Bulletin #044 Pre - Application meeting was held between yourself and Azure Northwest with other meeting participants. Azure Northwest does not currently own this property or at the time of your meeting. request: 1. Copy of the completed Bulletin #044, 2. Copies of any handouts used by the participants, 3. Copy of the meetings minutes, 4. List of participants with contact information. Respectfully, Paul R. Oldaker, Trustee `1 CITY OF FEDERAL WAY ' •1 DEVELOPMENT REVIEW COMMITTEE (DRC) Preapplication Conference Sign -In Sheet 18-102597 -PC, Oldaker Short Plat Preapplication Conference July 12,2108 NAME WITH PHONE & EMAIL Jim Harris FW Planning 253 835-2652 Jim.haiTis@cityoffederalway.com r ` 2S3 83FG" :X-7 A0 Z) 3 —1?35 = 27 .32. �$RGcG_ �pc,�GS � 2arZ N� 26'b • Zo'r- $Z irY i4aaL_ d«..k u �rc/Lk7 �(, �t j -�2t,1 Y,Q l�j I� a 53 - S& 1 -,s270 to n � . caves I l i @ aiz�ve n w . cam-►., 2 53_ S [A- I> LSc7 dwanaA d,, ��r� n� c��� ,� ffi6a �Z -8�- iI von w . NW Or< kabm- ftm3�D ezvw, o'o, "i � j 6 LL I �J Zfs 3- 9 y s � !6 z' a N 6 L'S0 �J G LA K;e k4-Av 6Q '- 83s - 2!4,4� r. c CLwk, M v. c/i'vi M ;&q, eon CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: June 18, 2018 TO: Cole Elliott, Development Services Manager Scott Sproul, Building Official Rick Perez, City Traffic Engineer Brian Asbury, Lakehaven Water & Sewer District Chris Cahan, South King Fire & Rescue Federal Way School District FROM: Jim Harris FOR DRC MTG. ON: July 5, 2018 - Internal July 12, 2018, 10:00 AM - with applicant FILE NUMBER(s): 18-102597-00-PC RELATED FILE NOS.: None PROJECT NAME: OLDAKER SHORT PLAT PRE APP PROJECT ADDRESS: 29400 2nd Ave SW ZONING DISTRICT: RS 9.6 PROJECT DESCRIPTION: Pre -application conference request for a subdivision of (1) three acres land into 7-8 parcels. LAND USE PERMITS: TBD PROJECT CONTACT: TONI CAVALLI MATERIALS SUBMITTED: Conceptual Short Plat Map ESM Cover Letter dated June 13, 2018 40kCITY 401;::S;P OF Federal Way APPLICATION NO(s) RECEIVED MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT JUN 13 2018 33325 8`h Avenue South Federal Way, WA 98003-6325 CITY OF FEDERAL WAY 253-835-2607; Fax 253-835-2609 COMMUNITY DEVELOPMENT ►v«,+.citvofUeralway.com I 9 - I O2 5 q7 -0y / Date -IP 13 b Project Name Oldaker Subdivision Property Address/Location ,29400* 2nd Ave SW, Federal Wa-v_, WA 98023 (NE-06-21-04) Parcel Number(s) 119600-3265 Project Description Preapplication Conference request for a subdivision of 3 acres into 7-8 single-family homes PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone Land Surface Modification Lot Line Elimination X Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information IRS 9.6 Zoning Designation Single -Family Comprehensive Plan Designation $253,000 Value of Existing Improvements TBD Value of Proposed Improvements Inteniational Building Code (IBC): Residential Occupancy Type TBD Construction Type Applicant Name: Toni Cavalli, Azure NW Land, LLC Address: 33400 8th Ave S, Suite 230 City/State: Federal Way, WA Zip: 98003 Phone: (253) 517-8541 Fax: (253) 944-1851 Email:Toni.Cavalli@azurenw.com Signature: . Agent (if different than Applicant) Name: Laura Bartenhagen, ESM Consulting Engineers, LLC Address: 33400 8th Ave S, Ste 205 City/State: Federal Way, WA Zip: 98003 Phone: 253-838-6113 Fax: 253-838-7104 Email: Laura.Bartenhagen@esmcivil.com Signature: , A^_14. 0a 4--r h -/F et,4 ,,3L- r3. Owner Name: Paul Oldaker Trust Address: PO BOX 27090 City/State: Federal Way, WA Zip: 98093 Phone: Fax: Email: Signature: Bulletin #003 — January 1, 2011 Page l of 1 k:\Handouts\Master Land Use Application LO Ln Lo t- 0 :.7 ■ O . o N r-� N ti� 04 N � Q if7 G' ms nd aNZ a G3 C7 l(j m0 N w AN n co to to N Ln L N ... O U N GY L r Gm7 O O O _ O O r t' a e: 37 C■ � o rn � V7 G3 r r Q] Gs r r M c7 O a � 4: Ca N 0 N t? C3 V MS AV UNZ O O p7 CO NI Li r Q0 S) v � O N LL' G7 l'ry r N CL'S rr7 r o o o� � O CJ7 O �� O oto 0) 0) a C0 N ld (INC L rw d C r: C7 O 4� 0 a2. fr N MS Ate OMC Lr} m G U N M 'N a N (z N M 0 0 a co Gy a M ti O 4: LT O � to M to p G7 [7 © M ti r r rryr] cc M � c to 6 ■ �- o r ,- d -• r � a 0 c7 _ G � t�- cv r7. LT r LO O O C Cary CJ3 07 � 4 QLOn r n Gi O N G7 _ CD C• U7 r ltl n N C) O o cOra in O k.' 00 L9 Liz � O O S'] 0 Cl a OD O 0 Sa a �Q M C - - M c . M �tin im CD r G] M ti m b ^7 .t0 ;4i;• 4CITY OF S. Federal Way Centered on Opportunity June 18, 2018 Toni Cavalli Azure NW Land LLC 33400 8`h Ave South, Suite 230 Federal Way, WA 98003 Toni. caval li@azurenw.com RE: File #18-102597-00-PC; PREAPPLICATION MEETING Oldaker Short Plat, 29400 2"d Avenue SW, Federal Way Dear Toni: 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www.cityoffederalway.com Jim Ferrell, Mayor The above -referenced proposal has been assigned to me as project planner. At this time, the application and preliminary site plan have been routed to the members of the Development Review Committee. A meeting with the project applicant and Development Review Committee has been scheduled as follows: Thursday, July 12, 2018— 10:00 AM Hylebos Conference Room City Hall, Second Floor 33325 81h Avenue South Federal Way, WA 98003 Contact me atjim.harris@cityoffederalway.com if you have any questions. Sincerely, Harris Senior Planner c: Laura Bartenhagen, laura.bartenhagen@esmcivil.com IS- 102597-00-PC Doc. LD. 77898 First American 7 Y- RECEIVED JUN 13 2018 CITY OF FEDERAL WAY COMMUNITY DEVELOPMENT Metro Area Title Team Fax No. (866) 859-0429 Email: TeamKristi@firstam.com Kristi K Stevenson Michelle Treherne (206)615-3206 (425)635-2100 kkstevenson@firstam.com mtreherne@firstam.com FirstAmerican Yrtie Insurance Company 818 Stewart Street, Suite 800 Seattle, WA 98101 Phn - (206)615-3206 Fax - (425)551-4107 Jessica Smith (425)635-2205 jessmith@firstam.com PLEASE SEND ALL RECORDING PACKAGES TO 818 STEWART ST., STE. 800, SEATTLE, WA 98101 To: Azure NW Homes, LLC 33400 8th Ave. South, Suite 230 Federal Way, WA 98003 Attn: Toni Cavalli File No.: 4220-3065882 Customer Reference: To Be Determined, Federal Way, WA 98023 Re: Property Address: To Be Determined, Federal Way, WA 98023 COMMITMENT FOR TITLE INSURANCE Issued by FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months after the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-I. The General Exceptions and Exceptions in Schedule B-II. The Conditions. This Commitment is not valid without Schedule A and Section I and II of Schedule B. FirstAmerican Tide Form No. 1068-2 ALTA Plain Language Commitrnent Commitment No.: 4220-3065882 Page 2 of 9 SCHEDULE A 1. Commitment Date: May 14, 2018 at 7:30 A.M. 2. Policy or Policies to be issued: AMOUNT PREMIUM TAX Basic Rate Standard Owner's Policy $ To Follow $To Follow $ To Follow Proposed Insured: Azure Northwest Homes, LLC, a Washington limited liability company Purchase Money Loan Rate ALTA Extended Loan Policy $ To Follow $To Follow $ To Follow Proposed Insured: To Follow 3. (A) The estate or interest in the land described in this Commitment is: Fee Simple (B) Title to said estate or interest at the date hereof is vested in: Minerva R. Oldaker and Marion J. Oldaker, Trustee of The Minerva R. Oldaker Trust, or their successor in trust, under Trust Agreement Dated July 1, 1991 4. The land referred to in this Commitment is described as follows: Real property in the County of King, State of Washington, described as follows: The land referred to in this report is described in Exhibit A attached hereto. FirstAmerican We Form No. 1068-2 ALTA Plain Language Commitment Commitment No.: 4220-3065882 Page 3 of 9 SCHEDULE B SECTION I REQUIREMENTS The following requirements must be met: (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (B) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of Item(s): (F) Other: (G) You must give us the following information: 1. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. Other: SCHEDULE B SECTION II GENERAL EXCEPTIONS PART ONE: A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. E. (A) Unpatented mining claims; (B) Reservations or exceptions in patents or in Acts authorizing the issuance thereof; (C) Water rights, claims or title to water; whether or not the matters excepted under (A), (B) or (C) are shown by the public records; (D) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. 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 of record for value the escrow or interest or mortgage(s) thereon covered by this Commitment. Rf3tAmencan Title Form No. 1068-2 ALTA Plain Language Commitment Commitment No.: 4220-3065882 Page 4 of 9 SCHEDULE B SECTION II EXCEPTIONS PART TWO: Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are available from the office which issued this Commitment. Copies of the policy forms should be read. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for the City of Federal Way is at 1.78 %. Levy/Area Code: 1205 General Taxes for the year 2018. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 119600-3265-06 1st Half Amount Billed: $ 1,764.99 Amount Paid: $ 1,764.99 Amount Due: $ 0.00 Assessed Land Value: $ 253,000.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 1,764.99 Amount Paid: $ 0.00 Amount Due: $ 1,764.99 Assessed Land Value: $ 253,000.00 Assessed Improvement Value: $ 0.00 Taxes which may be assessed and extended on any subsequent roll for the tax year 2018, with respect to new improvements and the first occupancy which may be included on the regular assessment roll and which are an accruing lien not yet due or payable. 4. Facility Charges, if any, including but not limited to hook-up, or connection charges and latecomer charges for sewer, water and public facilities of Federal Way Water and Sewer District as disclosed by instrument recorded under recording no. 8801050903. 5. Terms, provisions, conditions of the Trust Agreement of The Minerva R. Oldaker Trust dated July 01, 1991, and any subsequent modifications, a copy of which should be submitted to this office for inspection. 6. Terms, conditions, provisions and stipulations of the Operating Agreement of Azure Northwest Homes, LLC. According to said Agreement dated June 01, 2014, Keith D. Tibbles, C. Ernest Gehre, Isaac M. Stocks and Thomas K. Young is/are the manager(s) thereof. Any amendments to said Agreement must be submitted. Any conveyance or encumbrance of the property must be executed by said manager(s) as provided for therein, subject to said amendments, if any. 7. Potential lien rights as a result of labor and/or materials used, or to be used, for improvements to the premises. The Company reserves the right to make additional requirements prior to insuring. An indemnity agreement to be completed by the appropriate party, is being sent to the closing escrow company and must be submitted to us prior to closing for our review and approval. All other Rrst.9merican The Form No. 1068-2 ALTA Plain Language Commitment Commitment No.: 4220-3065882 Page 5 of 9 matters regarding extended coverage have been cleared for mortgagee's policy. Items A through E and G and H on Schedule B herein will be omitted in said extended coverage mortgagee's policy. The coverage contemplated by this paragraph will not be afforded in any forthcoming owner's standard coverage policy to be issued. 8. The effect of deed executed by Charles E. Swanson and Paul R. Oldaker, as co -trustee under the First Amendment to the Trust Agreement of Minerva R. Oldaker, a/k/a Minerva Rogers Oldaker, a/k/a Minerva Rae Oldaker, a/k/a Minerva Ray Oldaker, a/k/a Minerva Jessie Oldaker, dated July 25, 2001, pursuant to the terms of the trust to Paul R. Oldaker, Trustee of the Paul R. Oldaker GST Exempt Trust under recording number 20071224000033. The company will require satisfactory evidence that the deed was an absolute conveyance for value and that there are no other agreements, oral or written, regarding the ownership or occupancy of the land described in the deed. 9. The effect of deed executed by Charles E. Swanson and Paul R. Oldaker, as co -trustee under the First Amendment to the Trust Agreement of Minerva R. Oldaker, a/k/a Minerva Rogers Oldaker, a/k/a Minerva Rae Oldaker, a/k/a Minerva Ray Oldaker, a/k/a Minerva Jessie Oldaker, dated July 25, 2001, pursuant to the terms of the trust to Bruce G. Oldaker, Trustee of the Bruce G. Oldaker GST Exempt Trust under recording number 20071224000034. The company will require satisfactory evidence that the deed was an absolute conveyance for value and that there are no other agreements, oral or written, regarding the ownership or occupancy of the land described in the deed. 10. Easement, including terms and provisions contained therein: Recording Information: 8308150528, 8308150529, 8308150530 and 8308150531 In Favor of: Lakehaven Sewer District For: Sewer mains 11. Easement, including terms and provisions contained therein: Recording Information: 8704081015 For: Ingress, egress, and utilities 12. Conditions, notes, easements, provisions and/or encroachments contained or delineated on the face of the Survey recorded under Recording No. 20090109900002. RnstAmerican Title Form No. 1068-2 ALTA Plain Language Commitment Commitment No.: 4220-3065882 Page 6 of 9 INFORMATIONAL NOTES A. Potential charges, for the King County Sewage Treatment Capacity Charge, as authorized under RCW 35.58 and King County Code 28.84,050. Said charges could apply for any property that connected to the King County Sewer Service area on or after February 1, 1990. Note: Properties located in Snohomish County may be subject to the King County Sewage Treatment Capacity Charges. B. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, certain format and content requirements must be met (refer to RCW 65.04.045). Failure to comply may result in rejection of the document by the recorder or additional fees being charged, subject to the Auditor's discretion. C. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. D. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. Lots 1-32, Block 30, Buenna Add., Vol. 6,_P. 29, King County APN: 119600-3265-06 E. The following deeds affecting the property herein described have been recorded within 36 months of the effective date of this commitment: NONE Property Address: To Be Determined, Federal Way, WA 98023 NOTE: The forthcoming Mortgagee's Policy will be the ALTA 2006 Policy unless otherwise noted on Schedule A herein. NOTE: We find no judgments or Federal tax liens against the vestee herein, unless otherwise shown as a numbered exception above. NOTE: A FEE MAY BE CHARGED UPON THE CANCELLATION OF THIS COMMITMENT PURSUANT TO WASHINGTON STATE INSURANCE CODE AND THE FILED RATE SCHEDULE OF THIS COMPANY. FirstAmerican Tide Form No. 1068-2 ALTA Plain Language Commitment Commitment No.: 4220-3065882 Page 7 of 9 CONDITIONS 1. DEFINITIONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. (b)"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule B - Section II may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schedule B - Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B - Section I or eliminate with our written consent any Exceptions shown in Schedule B - Section II. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to its terms. FirstAmencan Title Form No. 1068-2 ALTA Plain Language Commitment Commitment No.: 4220-3065882 Page 8 of 9 First ,American y �FirstAmerican Title FirstAmerican Title Insurance Company 818 Stewart Street, Suite 800 Seattle, WA 98101 Phn - (206)615-3206 Fax - (425)551-4107 Privacy Information We Are Committed to Safeguarding Customer Information In order to better serve your needs now and In the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information - particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our subsidiaries we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information that you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic personal Inforr adon that we may collect include: • Information we receive from you on applications, forms and in other ccimmunications to us, whether in writing, in person, by telephone or any other means; ■ Information about your transactions with us, our affiliated companies, or others; and Information we receive from a consumer reporting agency. Use of Information We request Information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, Including the period after which any customer nelatlonship has ceased. Such information may be used for any internal purpose, such as quality contral efforts or customer analysis. Wit may also provide all of the types of nonpublic personal Information listed above to one or more of our affllated cormpanles. Such affiliated companies include financial service providers, such as title Insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies and escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that Information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. Information Obtained Through Our Web Site First American Financial Corporation Is sensitive to privacy issues on the Internet. We believe it is important you know how we treat the information about you we receive on the Internet. In general, you can visit First American or its affiliates' Web sites on the World Wide Web without telling us who you are or revealing any information about yourself. Our Web servers collect the domain names, not the e-mail addresses, of visitors. This information is aggregated to measure the number of visits, average time spent on the site, pages viewed and similar information. First American uses this information to measure the use of our site and to develop ideas to improve the content of our site. There are times, however, when we may need information from you, such as your name and email address. When information is needed, we will use our best efforts to let you know at the time of collection how we will use the personal information. Usually, the personal infomuadon we collect is used only by us to respond to your inquiry, process an order or allow you to access specific account/profile information. If you choose to share any personal information with us, we will only use It In accordance with the policies outlined above. Business Relationships First American Financial Corporation's site and its affiliates' sites may contain links to other Web sites. While we try to link only to sites that share our high standards and respect for privacy, we are not responsible for the content or the privacy practices employed by other sites. Cookies Some of First American's Web sites may make use of "cookie" technology to measure site activity and to customize information to your personal tastes. A cookie is an element of data that a Web site can send to your browser, which may then store the cookie on your hard drive. FirstAm.com uses stored cookies. The goal of this technology is to better serve you when visiting our site, save you time when you are here and to provide you with a more meaningful and productive Web site experience. Fair Information Values Fairness We consider consumer expectations about their privacy in all our businesses. We only offer products and services that assure a favorable balance between consumer benefits and consumer privacy. Public Record We believe that an open public record creates significant value for society, enhances consumer choice and creates consumer opportunity. We actively support an open public record and emphasize its importance and contribution to our economy. Use We believe we should behave responsibly when we use information about a consumer in our business. We will obey the laws governing the collection, use and dissemination of data. Accuracy We will take reasonable steps to help assure the accuracy of the data we collect, use and disseminate. Where possible, we will take reasonable steps to correct inaccurate information. When, as with the public record, we cannot correct inaccurate information, we will take all reasonable steps to assist consumers in identifying the source of the erroneous data so that the consumer can secure the required corrections. Education We endeavor to educate the users of our products and services, our employees and others in our industry about the importance of consumer privacy. We will instruct our employees on our fair InformaLlon values and on the responsible collection and use of data. Vie will encourage others In our industry to collect and use Information in a responsible manner. Security We will maintain appropriate facilltles and systems to protect against unaull orized access to and corruption of the data we relntaln. Form 50-PRIVACY (9/1/10) Page 1 of 1 Privacy Information (2001-2010 First American Financial Corporation) FlrstAmelican Tithe Form No. 1068-2 Commitment No.: 4220-3065882 ALTA Plain Language Commitment Page 9 of 9 PIRSTAMERICAN TITLE INSURANCE COMPANY Exhibit "A" Vested Owner: Minerva R. Oldaker and Marion J. Oldaker, Trustee of The Minerva R. Oldaker Trust, or their successor in trust, under Trust Agreement Dated July 1, 1991 Real property in the County of King, State of Washington, described as follows: Lots 1 through 32 of Block 30 of Buenna Addition, according to the plat thereof recorded in Volume 6 of Plats, PagZ9, records of King County, Washington; Together with 40 feet of vacated streets adjacent to the North and 40 feet of vacated streets adjacent to the West. Tax Parcel Number: 119600-3265-06 Situs Address: To Be Determined, Federal Way, WA 98023 FiistAmedcan Tide RECEIVED JUN 13 2018 CITY OF FEDERAL WAY COMMUNITY DEVELOP ENT June 13, 2018 Mr. Robert "Doc" Hansen Planner Manager City of Federal Way Dept. of Community Development 33325 81h Avenue S Federal Way, WA 98003 f� CONSULTING ENGINEERS ILL c RE: Request for Pre -Application Conference Oldaker Short Plat Dear Mr. Hansen: Job No. 1912-003-018 Please accept this letter and accompanying information as our,, request for a Pre - Application Conference with the City of Federal Way for a subdivision of the Oldaker property located at SW 295th Street and 2"d Avenue SW. The Oldaker Short Plat project includes King County tax parcel 119600-3265, which totals approximately 3 acres of RS-9.6 zoned property located in the northern portion of Federal Way near Redondo Beach. This site is surrounded by single-family residential uses and is one of few remaining blocks from the Plat of Buenna (Block 30). The following is a general project narrative that outlines the proposal as well as known issues and constraints that are relevant to this project: Zoning The subject property is zoned RS-9.6 and is currently undeveloped. The project proposes a short plat consisting of approximately seven (7), t9,000 square foot lots for use as single-family homes. Due to an identified minor stream near the southwestern corner property, this project proposes to use the provisions of FWRC 18.55.040 - Cluster Subdivision. The project site abuts existing single-family zoned neighborhoods, and as such, this section of code will allow the required minimum lot size of the zone to be reduced by 10%, or to a minimum of 8,640 SF per lot. In addition to meeting the allowed reduced lot size requirements, the lots proposed as part of this project intend to meet all the underlying zoning requirements. 33400 8th Ave S Ste 205 Federal Way. WA 98003 Tel (253) 838 6113 Fax (253) 838 7104 www esmcivii.com Everett (425) 297 9900 Civil Engineering I and Planning Toll Free (800) 345 5694 Land Surveying Landscape Architecture 3D Laser Scanning G15 Mr. Robert "Doc" r,ansen June 13, 2018 Page 2 Environmentallv Sensitive Areas Based on the City's GIS data, there appears to be a minor stream adjacent to the southwest corner of the site. The City of Federal Ways GIS also references a natural drainage path through this stream with stormwater infrastructure implemented where necessary. According to City code, minor streams require a 50' buffer. This project expects to consult a biologist to study, delineate and classify the adjacent stream. Additionally, according to elevation data provided in public maps and GIS information, the overall site has an elevation gain of approximately 70 feet from the northwest corner to the southeast, with an average overall slope of ±20%. The proposed lots are laid out in a manner to accommodate grading for stepped foundations (daylight basements and garage tuck-unders). Due to the elevation changes and the stream buffer encroaching onto the subject site, this project proposes to use the provisions of a cluster subdivision (FWRC 18.55.040), allowing flexibility in development and sensitivity to the surrounding environment. Access and Right -of -Way The only developed street frontage from this project site is 2nd Avenue SW, which extends south into a private roadway. The conceptual site plan contains an access point from 2nd Avenue SW, with an internal local right-of-way (ROW) and cul-de-sac turnaround for access to each lot and tract. The right-of-way located south of the project site is undeveloped and does not appear to provide any connection to further right-of-way improvements. This project does not propose access from this ROW and does not anticipate making any ROW dedication or improvements along the southern stretch of the property. Because the section of road that extends south from the property does not make a connection to another through street, it is not anticipated that residents of the proposed lots will take immediate travel to or from south of the property. The right-of-way along 2nd Avenue SW fronting the project site is at half -street width. While improvements along the 2nd Avenue SW frontage of the subject site is expected, this project does not anticipate dedicating any right-of-way. Utilities Water and sanitary sewer services provided by Lakehaven Water and Sewer District are available in the adjacent 2nd Avenue SW right-of-way. In addition to these main connection options, Lakehaven holds 3 easements over the property for sanitary sewer. This project proposes to abandon the northwest easement and retain the option to utilize the northeast easement. Further direction from Lakehaven will determine the best connection option. It is anticipated that the existing water and sewer facilities will provide adequate capacity for any development proposed on site. The project site currently drains into the natural drainage path and minor stream that leads to the Puget Sound. To accommodate new impervious surfaces for this site, a stormwater facility is proposed at the lowest portion of the site, the northwest corner. The Mr. Robert "Doc" Hansen June 13, 2018 Page 3 exact size and location will be determined when further studies are performed from a biologist regarding the adjacent stream, and a geotechnical engineer regarding soils, infiltration rates, and slopes. Flow control BMPs on individual lots will also be provided, as feasible. Ooen Saace Reauirements The City's requirements for single-family subdivisions call for a minimum of 15% of the gross land area of the property to be open space. The project's grading and critical area buffer decrease the amount of developable area remaining for open space. While a significant amount of the required open space is proposed near the stream's buffer, it is not feasible for this project to provide 15% of the gross area for open space while maintaining proper density and implementing other required infrastructure. Additionally, the configuration of the lots and tracts have potential to allow space for an additional single-family lot which would occupy any remaining open space. We understand the City of Federal Way allows developments to pay a fee -in -lieu of providing all or a portion of this open space requirement, at the discretion of the Parks Director. This project proposes paying a partial fee -in -lieu of providing the required open space area. Pre-ApI211cation Conference Submittal The following items are included in this submittal: Project Narrative (this letter); m Pre -Application Form; 0 Conceptual Site Plan Drawing (7 copies); and ® Submittal fee of $506. We understand that these materials constitute a complete submittal and ask that the City schedule a Pre -Application Conference at your next available date. Please contact me upon your receipt and review of this information to confirm the date and time. Thank you for your attention to this project and we look forward to working with the City. Very truly yours, ESM CONSULTING ENGINEERS, L.L.C. SAVANNA NAGORSKI, MS Planner/GIS Analyst Enc: As Noted cc: Toni Cavalli (w/enc) Ilesm8leng rles m-jobs11912100=181documentlletter-001.doc 1k RECEIVED MASTER LAND USE APPLICATION DEPARTMENT OF C051MUNITY DEVELOPMENT CITY OFvz�� JUN 13 2018 33325 81h Avenue South Federal Way, WA 98003-6325 CITY OF FEDERAL WAY 253-835-2607; Fax 253-835-2609 Federal WCOMMUNITY DEVELOPMENT www.citYo£federalway.com APPLICATION NOS I e- I 5 q V U — PC- Date Project Name Oldaker Subdivision Property Address/Location 29400* 2nd Ave SW Federal Way, WA 98023 NE-06-21-04 Parcel Number(s) 119600-3265 Project Description Preal3dication Conference reguest for a subdivision of 3 acres into 7-8 sin le-famil homes PLEASE PRINT Type of Permit Required Annexation Binding Site Plan Boundary Line Adjustment Comp Plan/Rezone _ Land Surface Modification Lot Line Elimination x Preapplication Conference Process I (Director's Approval) Process II (Site Plan Review) Process III (Project Approval) Process IV (Hearing Examiner's Decision) Process V (Quasi -Judicial Rezone) Process VI SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision Subdivision Variance: Commercial/Residential Required Information RS 9.6 Zoning Designation Single -Family Compreliensive Plan Designation $253,000 Value of Existing Improvements TBD Value of Proposed Improvements International Building Code (IBC): Residential _ Occupancy Type TBD Construction Type Applicant Name: Toni Cavalli, Azure NW Land, LLC Address: 33400 8th Ave S, Suite 230 City/State: Federal Way, WA Zip: 98003 Phone: (253) 517-8541 Fax: (253) 944-1851 Email: Toni.Cavalli@azurenw.com Signature: , — A i , Agent (if different than Applicant) Name: Laura Bartenhagen, ESM Consulting Engineers, LLC Address: 33400 8th Ave S, Ste 205 City/State: Federal Way, WA Zip: 98003 Phone: 253-838-6113 Fax: 253-838-7104 Email: Laura.6artenhagen@esmcivil.com Signature: � Owner Name: Paul Oldaker Trust Address: PO BOX 27090 City/State: Federal Way, WA Zip: 98093 Phone: Fax: Email: Signature: Bulletin #003 - January 1, 2011 Page t of 1 k:\Handouts\Master Land Use Application r r r. Site Details Legend>J w. Parcel: 119600-326 5 City: Federal Way Stream / Drainage , t -- n Zip Code: 98023 v._ Jurisdiction: City of Federal Way Storm Pipe t ` � r - r �, ''' � --- Size • 3 03 Acres l 7 32, 000 Sq F , f r ,Current Use. Vac Drainage Path Vacant IJ , V f _, t � � RS `9 6 Zoning c�SF Lakehaven Sewer Easement - fi Min Lot Size: 9,600 SF V` . y v` r r F Max Lot Coverage. 60 /o .- j 54 Stream Buffer r - -- a _ - Height: • 1 r , ,- Max H backs: " Min Building S I f _ Front: 20 d Interior Side 5 nt 1 . , ides: 10 :. - , - i'"'S"*"'f4P' . .'-+.A' j:.. ..:J.a.,N .,,v* ` :.,.7, .s'FLs�l n., i Y= . .,•,..,, #�.. ,' a ems, Corner S :.�. ,-. : .. .,..r. ,.. 3j 5�,,. ,;. o: d'�isp.: ee, ,: ,,; `r .qS .�-• . t:. - ,fi , J < Rear: 5 m ace: 15 /0(19,800 , M' Open S S ,�..« f�,# P P 0 �- Buffer OS: 2 0 �s I , / 40 F 4 f° W , Usable:17, 160 H \ I Local Street F � , �.,.� �n � ! �: �� I - tan dards ,: a _; _� Right-of-way: 5 tS -i - 2 ---_-.__ __ Pavement: 28 , � x A2 Planting Strip: 4' Sidewalks: 5 r f 9 } k , t t � t « r I f 's �s k h f JJV? 1 J, I t , \ t � s t { 1 r l ✓ r > .f11,00 , ,Y t'sY' i ✓' Y 4 i % ,mr i , ,ry t , o r ae t y n fl ri/ 4 - il tt 10 ,. yy q ti S � a i s. l , r' , , � r , C� ,f l? 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