Loading...
16-102863 and 08-100329FILE CITY OF �. Federal December 1, 2016 Garrett Gibson Lennar Homes 33455 — 6"' Avenue South, # 1-B Federal Way, WA 98003 Way CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Jim Ferrell, Mayor RE.- File No. 16-102863-000-00-SU; TREE REPLACEMENT AND FINISH GRADING OF LOTS Norpoint Heights Plat Garrett. gibsonnlennar.com William.sacrister&lennar.coni Dear Mr. Gibson: This letter responds to your inquiries regarding the process for conducting additional lot grading, retaining wall construction, and tree removal at the 14-lot Norpoint Heights plat in Federal Way. The Norpoint Heights plat was recorded on November 30, 2016, and there are now 14 separate legal lots. Your first inquiry is about the process to conduct additional lot grading and retaining wall construction on many of the individual lots, in advance of building pennit application/issuance for new single-family residences. For lots in this plat, the City will allow this type of lot grading in advance of issuance of a new single-family residence building permit, since clearing and grading of the lots was permitted in conjunction with the preliminary plat approval, and the lots are presently rough graded. However, since the plat is now recorded, and there are 14 legal lots, grading permit applications, fees, plans, etc. are required for each lot where grading and or/retaining walls are proposed. Contact a Development Specialist at the City Hall Permit Center (253 835-2607) to review the grading and/or retaining wall permit application submittal requirements for each lot. City Public Works staff has noted that for any grading permit application, an overall Temporary Erosion and Sediment Control Plan (TESC) will be required for the whole site and must be included with each application. Second, your November 23, 2016, e-mail inquires about the process for removal of several or all of the remaining (approximately seven) trees that are on the individual lots. The Federal Way Revised Code (FWRC) Chapter 19.120 Article III, and City staff both encourage the retention of healthy and mature trees whenever possible. However, removal and replacement of existing trees is permissible under- FWRC 19.120 Article Ill. The Norpoint Heights final plat does not have any special provisions or details of required tree retention and/or replacement on the final plat; therefore, each of the 14 individual lots must meet the tree retention and/or replacement requirements of FWRC 19.120.130. The size, type and number of replacement trees Mr. Gibson December 1. 2016 Page 2 required for each lot may vary depending on the size and number of retained trees, and the size of each individual lot. A completed tree unit calculation, and tree retention/planting plan will need to be submitted to the City for review and approval with future building permit applications for each of the 14 lots. Community Development Department Bulletin 4073 (enc) Calculating Tree Units, provides details on how to calculate tree units. Bulletin #068 (enc) Recommended Tree Species, provides generalized information on selected tree species. Final building pennit inspection will require compliance with tree replacement standards. Contact me at 253-835-2652 or iiiii.harris ..cityoffederalway.co►-n if you have any questions. Sincerely, Planner enc: Bulletin 073. Calculating Tree Units Bulletin 068. Recommended Tree Species c: Scott Sproul. Building Official Kari Cimmer, Permit Center Supervisor Kevin Peterson, Engineering Plans Reviewer IG-10'_SG; Doc. I D 750;7 RECEIVED BY COMMUNITY DEVELOP --ENT DEPARTMENT H010r-S, INC. :icy of rederal Way Attn: David Lee P.O Box 9 718 Federal Way, WA 98063-9718 NOV 15 2010 Lear Mr, Le e, '-; C- �a:�' ,i'v •'r;: :il':.iwt M: -^;'-. ri`.�"ci'?e d u,, sand would like to get an interpretation from the city if their dates are similar to ours_ As I Understand, the Washington State Senate passed a bill, SSB6544 that resulted in RCW 58.17.140 that allows preliminary plats seven years in which to submit for final plat. This extension does not include any additional extensions that the county may allow. With this extension is there anything I need to do to keep in compliance for the maximur ime fraines and are there additional city extensions available? The specific plats I'm referring to are: Project 4-: oiL t iie;.gYtts 08-10039-00-50 Please feel free to call rye at 253-927-6116 with any caestions or concerns. Sincerely, s. 'iat�St3 1_ itnwitz P.O. Box 26116 • Federal Way, WA 98093-3116 • Phone: (253) 927-6116 • Fax: (253) 927-4652 4k- 01y Federal Way COMMUNITY DEVELOPMENT SERVICES DEPARTMENT STAFF REPORT TO THE FEDERAL WAY HEARING EXAMINER Norpoint Heights Preliminary Plat Federal Way File No. 08-100329-00-SU Related File No: 08-100330-00-SE PUBLIC HEARING JANUARY 27, 2010 2:00 P.M. FEDERAL WAY CITY HALL CITY COUNCIL CHAMBERS 33325 8'h Avenue South Table of Contents I. General Information .............................................. _..................... _... 2 II. Consulted Departments and Agencies .................... ........................................................................3 III. State Environmental Policy Act ............... ............••••.. 3 IV. Natural Environment............................................................3 V. Neighborhood Characteristics..................................... ..................................................... .............. 4 VI. Genera] Design............................................................................... VII. Transportation................................................................ VIII. Public Services.............................................................. IX. Utilities........................................................ X. Analysis of Decisional Criteria ...................................... XI. Findings of Fact ..................................................... ....... XII. Recommendation.......................................................... XIII. List of Exhibits ...................... ..................... ............... . ........................... I................ 4 ............................................. 5 ............... .. ........................ 6 ............................... ............................... 8 .....I .................. 10 ...............................12 ................I............12 Report Prepared by: David Lee, Associate Planner January 19, 2010 File No: 08-100329-00-SU (SEPA Related File No: 08-100330-SE) Engineer: ESM Consulting Engineers — Stuart Scheuerman 33915 l " Way South, Suite 200 Federal Way, WA 98063 Owner: Landmark Homes, Inc. — David Litowitz PO Box 26116 Federal Way, WA 98063 Action Requested: Preliminary plat of a 14-lot single -fancily residential subdivision as provided for under Federal YI'ay City Code (FWCQ Chapter 20, "Subdivisions,' and requiring approval pursuant to FWCC Section 20-110. Staff Representative: Associate Planner David Lee, 253-835-2622 Staff Recommendation: Denial of Preliminary Plat I. GENERAL INFORAIATION A. Description of the Proposal — The proposal is to subdivide 3.0 acres into 14 residential single- family lots. Street improvements, water, sewer, utilities, storm drainage control improvements, and other related infrastructure improvements will be installed to service the plat. The preliminary site plan, along with a conceptual utility, and grading plan by ESM Consulting, are enclosed (Exhibit A). Additionally, the tree retention plan, street tree plan, landscape plan, and details plan, resubmitted August 25, 2009, have also been enclosed (Exhibit D). B. Location - The subject property is located at Norpoint Way NE (Tacoma) & 251h Avenue SW (Federal Way) near SW 353`d Street in Federal Way, WA (Exhibit B). C. Parcel No. — 252103-9026. Legal description is shown on the plat. D. Size of Property —The subject site has a land area of 130,680 square feet (3.0 acres). E. Land Use and Zoning — Direction Zoning Site RS 7-2/5.0 North RS 7.2 S outh RS 5.0 East RM 1800/2400 West N/A -Tacoma Comprehensive Plan SF - High Density SF - High Density SF - High Density Multi -Family N/A Existing Land Use Single -Family Residential Single -Family Residential Single -Family Residential Multi -Family Residential N/A F. Background— The preliminary plat of Norpoint Heights was submitted on January 22, 2008 (Exhibit C). The application was determined complete on February 21, 2008. Staff Report to the Federal Way Hearing Examiner Norpoint Heights Preliminary Plat Page 2 File No. 08-100329-00-SU/Doc. ID.52236 II. CONSULTED DEPARTDIENTS AND AGENCIES The following departments, agencies, and individuals were advised of this application. A. Community Development Review Committee (CDRC), consisting of the Federal Way Community Development Services Planning and Building Divisions; Public Works Engineering and Traffic Divisions; Parks, Recreation, and Cultural Resources Department; South King Fire and Rescue; Lakehaven Utility District; City of Tacoma; and Federal Way Public Schools. CDRC comments have been incorporated into this report where applicable. B. All property owners and occupants within 300 feet of the site were mailed notices of the complete preliminary plat application (Exhibit D). The site was also posted and notice published in the newspaper and on the City's official notice boards. C. in accordance with the State Environiltelital Policy Act (SEPA) and FWCC Chapter 18, "Environmental Protection_ ' all property owners and occupants within 300 feet of the site; and all affected agencies, were notified of the proposed action and the City's environmental decision. In addition, the site was posted and notice placed in the newspaper and on the City's official notice boards. III. STATE ENVIRONMENTAL POLICY ACT An Environmental Determination of Nonsign f cance (DNS) was issued by the City of Federal Way for the proposed action on August 12, 2009 (Exhibit E). This determination was based on review of information in the project file; including the environmental checklist (Exhibit F), and staff evaluation of the environmental checklist for the Norpoint Heights Subdivision (Exhibit G), resulting in the conclusion that the proposal would not result in probable significant adverse impacts on the environment, provided the subdivision is designed in accordance with city codes and policies. No comments or appeals on the SEPA decision were submitted to the City. IV. NATURAL ENVIRONMENT A. Soils — The 1973 King County soils survey map lists the soils type as Alderwood Gravelly Sandy Loam (AgB). Alderwood soils are characterized as moderately well drained soils that have a weakly consolidated to strongly consolidated substratum at a depth of 24 — 40 inches. AgB soils are described as capable for urban development, runoff is slow, and erosion hazard is slight. Typical soils excavation will occur with the street construction, at the site of the proposed on -site water quality/flow control treatment facility, and for utility installation. The preliminary clearing and grading plan depicts clearing limits for construction of the following facilities: street right-of- way, surface water pond, demolition of existing structures, and utility development. B. Topography — ESM Consulting, has prepared a conceptual storm drainage analysis for the project (June 26, 2009, Exhibit H). The soils characteristics are described in detail in the report. The City of Federal Way Environmentally Sensitive Areas Map does not reveal this site to be in a problem area relative to landslide, seismic hazard, erosion, steep slope hazards, or l 00-year flood plain. Staff Report to the Federal Way Hearing Examiner Page 3 Norpoint Heights Preliminary Plat File No. 08-100329-00-SU/o--. I.D. 52236 C. Vegetation —The site is currently partially wooded with thick shrubbery. A mixture of conifer and deciduous trees reside on the property. A tree siuvey (Exhibit D) was submitted with the application as part of the required landscape plan. There are a total of 27 significant trees on the subject property. The applicant has proposed to remove 11 of these trees. Pursuant to FWCC Section 22-1568, no tree replacement is required. Retained significant trees outside of open space areas would be regulated under Federal Jfay Reviser) Code (FWRC) 19.120.130. "Tree & Vegetation Retention Requirements," at the time of individual home construction. D. Wetlands — There are no wetlands on site or within 200 feet of the subject property. No wetlands or surface waters are known to exist on or around the property, and no wetlands or streams are identified on the City's environmentally sensitive areas maps. E. Wildlife and Habitat - No wildlife species recognized as priority species are known to inhabit the site or the nearby vicinity. V. NEIGHBORHOOD CHARACTERISTICS Vicinity — The property is situated in the southwestern portion of the City along the Tacoma/Federal Way border, in a single-family residential area with RS 7.2, RM1800, and RM2400 zoning encompassing the subject property. The site is currently undeveloped. The Iand to the east is multi- family developments by the names of Coronado Village and Crystal Pointe Apartments. The properties directly north, west, and south are single-family zoned (RS 7.2) and developed with single- family homes. VI. GENERAL DESIGN A. Density and Lot Size — Pursuant to FWCC Section 20-153, all lots in conventional subdivisions shall meet the density and minimum lot size requirernents—in this instance, 7,200 square feet per lot in the northern quadrant, and 5,000 square feet per lot in the: southern half of the proposed development. The proposed 14 lots each meet these minimum sizes. B. Lot Layout — With the exception of lots 1, 6, & 12, all of the proposed lots are of rectangular shape. The subdivision is accessed through SW 353'a Street, which is perpendicular and connects to Norpoint Way NF. All building setback lines (BSBL) are depicted on the preliminary plat map, and each lot contains an adequate building area. A 50-foot-wide Bonneville Power Administration (BPA) easement runs north to south within the eastern portion of the site, traversing Iots 4-10; however, the properties' buildable areas are shown outside of the easement and should not impact the easement. C. Open Space — To provide adequate recreational opportunities commensurate with new residential development, FWCC Chapter 20, "Subdivisions," requires setting aside Iand on site for open space, or a fee in lieu payment. The applicant has proposed the fee in lieu, option rather than providing on -site open space. The fee in lieu of open space shall be calculated on 15 percent of the assessed value of the property based on a current King County assessment at the time of final plat approval. At the applicant's discretion, the market value may be based on an appraisal conducted by an MAX certified appraiser or another professional appraiser approved by the Parks Director. Staff Report to the Federal Way Hearing Examiner Page 4 Norpoint Heights Preliminary Plat File No. 08-100329-00-SU/Doc. t D 52236 D. Subdivision Access and Roadway System — The subdivision is accessed through SW 353rd Street, which connects to Norpoint Way NE (arterial street). Section VII of this report provides a detailed description of the proposed roadway system and improvements. E. Pedestrian System —A sidewalk will be provided along the length of SW 353rd Street. Specifically, full street improvements include a four -foot -wide planter strip, five -foot -wide sidewalk, and three -foot -wide utility strip. The Federal Way School District has reviewed the plans and does not have any comments at this time regarding school access paths or configuration. F. Landscape Buffers — In accordance with FWCC Chapter 20. "Subdivisions," landscape buffers are specified only when the plat is adjacent to an incompatible zoning district. The proposed plat is bordered on all sides by single-family and multi -family residential zoning; therefore, no perimeter buffers are required. A Type III landscape buffer 10in width (Tract "A"/Exhibit A3) is provided along the length of Norpoint Way NE (west property line) in accordance to FWCC Section 20-178(a). V II. TRANSPORTATION A. Street Improvements — With the exception of lots 1, 6, & 12, all of the proposed lots are of rectangular shape. The subdivision is accessed through SW 353rd Street, which connects to Norpoint Way NE. All lots are then accessed directly by SW 353rd Street. The City's Traffic Engineer has reviewed the project and concluded that the proposed street layout of the Norpoint Heights subdivision is consistent with the adopted codes and comprehensive plan in place at the time of the complete application. SW 353rd Street, which connects to Norpoint Way NE, shall be constructed to City Standard roadway section "W" as follows: a 28-foot paved roadway with curb and gutter, a four -foot planter strip with street trees, five-foot sidewalk, and a three-foot utility strip with streetlights, along all margins (52-foot right-of-way). The existing right-of-way width and pavement width appear to meet current standards; therefore, the applicant will be required to construct the planter strip, sidewalk, street trees, streetlights, and utility strip as a condition of this plat. Street lighting is required on all streets, pursuant to FWCC Section 22-1522. The Public Works Department and South King Fire and Rescue have approved preliminary roadway design and curve radii as proposed. B. Off -Site Traffic Mitigation — Per FWCC Chapter 19, Article IV, a concurrency permit is required for the development. At the applicant's request, a concurrency analysis was performed by the City to determine whether there is adequate roadway capacity to accommodate the development and identifies traffic mitigation consistent with RCW 82.02. The staff report of the Concurrency analysis identified 8 Transportation Improvement Plan (TIP) projects impactedby one or more PM peak hour trips resulting in $24,723.00 in pro-rata mitigation necessary to address any failures of the City's Level of Service (LOS) standard. Concurrency application No. 08-100331- 00 is hereby incorporated in full. The table below lists current TIP projects impacted by the proposed development and the appropriate pro-rata contribution. The applicant has the option of building the below -mentioned improvements or paying the $24,723.00. Staff Report to the Federal Way Hearing Examiner Page 5 Norpoint Heights Preliminary Plat File No. 08-100329-0O-SU/D.. t-D 52236 ----------------------- -HOV Add lanes, 2nd N13 left -turn lane on SR 99, install raised median, underground l38 3 S 348th St: 9th Ave S - SR 99 utilities 102 5 SR 99 @ S 356th St Add WB thru lane, EB, NTB left -turn lanes Add WB, SB right4urn lanes, 2nd EB, WB 135 7 S 348th St @ 1st Ave S left -turn lanes $ 3,707 lOth Ave SW / SW 344th St: SW Extend 3-lane collectors, sidewalks, street 146 8 Campus Dr - 21st Ave SW lights Add 2nd left-tum lanes all approaches, WB 170 11 21st Ave SW SW 336th St ri t-turn lane $ 7,584 Widen to 5 lanes, bike lanes, sidewalks, 157 15 S 356th St: SR 99 - SR 161 illumination <. Extend 3 lane principal collector and signal 151 17 S 352nd St: SR 99 - SR 161 at SR-99 r Interconnect to 26th Ave SW with the 152 18 SW 320th St @ 21st Ave SW addition of a 2nd WB left -turn lane $ 1.053 Total $ 24,723 VI11. PUBLIC SERVICES A. Schools — As part of the City's initial review of the proposal, the preliminary plat application was referred to the Federal Way School District for comments. Comments from the school district indicate Sherwood Forest Elementary, Illahee Jr. High School, and Todd Beamer Senior High School will serve the proposed subdivision. There is school bus transportation to all three schools. The proposed sidewalk from the development will provide safe access to bus stops. Bus stops are at: 27"' Avenue SW & 351' Place (Sherwood Forest Elementary School/lllahee Middle School); SW 349`h Place & Coronado Park (Todd Beamer High School) - The applicant provided on June 10, 2008, a School Access Analysis (Exhibit I). The school access analysis identifies a safe path of travel for students walking to and from school. In summary, a safe route of school -related pedestrian travel will be provided by new pedestrian pathways, of on average, five-foot asphalt walking path next to the driving surface. A full detailed analysis of each pedestrian pathway to the schools is provided for within the School Access Analysis. It should be noted, however, due to the distance created by the location of the new subdivision and the existing schools, it is highly unlikely that pedestrian travel will occur with any frequency. Final location and design of the school access path shall be approved by the Federal Way School District and the Federal Way Public Works Department prior to issuance of construction permits for infrastructure improvements. School service areas are reviewed annually and may be adjusted to accommodate enrollment growth and new development. School impact fees, as authorized by City ordinance and collected at the time of building permit issuance, are currently $4,218.00 per single-family housing unit. School impact fees are determined on the basis of the district's Capital Facilities Plan and are subject to annual adjustment and update. B. Parks & Open Space —The applicant has chosen to satisfy the open space requirement of FWCC Section 20-155 via a fee in lieu payment, which is recommended to be approved by the City of Federal Way Parks Director. The fee in lieu of open space payment shall be calculated on 15 percent of the most recent assessed or appraised value of the property. StaffReport to the Federal Way Hearing Examiner Page 6 Norpoint Heights Preliminary Plat File No. 08-100329-00-SU/Doc, J.D. 5223E C. Fire Protection — The Certificate of Water Availability from the Lakehaven Utility District indicates that water will be available to the site in sufficient quantity to satisfy fire flow standards for the proposed development. South King Fire and Rescue requires that a fire hydrant be located within 350 feet of each lot. The exact number and location of fire hydrants will be reviewed and approved by South King Fire and Rescue. Ix. UTILITIES A. Sewage Disposal —The applicant proposes to serve the proposed plat by a public sewer system managed by Lakehaven Utility District. A January 22, 2008, signed Certificate of Sewer Availability (Exhibit J) indicates the district's capacity to serve the proposed development through a Developer Extension Agreement (DEA) between the applicant and the district. B. Water Supply — The applicant proposes to serve the subdivision with a public water supply and distribution system managed by the Lakehaven Utility District. A January 22, 2008, signed Certificate of Water Availability (Exhibit K) indicates Lakehaven's capacity to serve the proposed development. If additional hydrants or other fire protection systems are indicated, a Development Extension Agreement may be required. C. Drainage Facilities — Development of the site will create additional runoff from new impervious surfaces such as streets, driveways, and rooftops. Storm drainage facilities are subject to the 1998 King County Surface Water Design Manual (KCSWDM) and the City's amendments to the manual. The applicant's resubmitted August 25, 2009, preliminary Conceptual Storm Drainage Analysis (Exhibit H) by ESM Consulting Engineers, LLC was reviewed by the City's Public Works Department. The conceptual storm drainage plans submitted do not meet the City's requirements for the following reasons: 1. Design Criteria — Per the requirements for Detention Ponds (Section 5.3.1.1. — Side Slopes, item #3) of the 1999 King County Surface Water Design Manual and City Addendum: "Pond walls may be vertical retaining walls, provided. (a) they are constructed of reinforced concrete per Section 5.3.3 (p. 5-35); (b) a fence is provided along the top of the wall; (c) at least 25% of the pond perimeter will be a vegetated soil slope not steeper than 3H.I V; and (d) the design is stamped by a licensed structural civil engineer. " The pond, as currently designed, does not provide the 3:1 slope as required in item (c). Maintenance — The application proposes the storm drainage pond to be a privately held improvement to maximize the amount of lots possible within this plat. Historically, privately - owned storm drainage ponds do not receive regular maintenance, and therefore the ponds do not function properly. Ponds that go un-maintained and become overgrown with vegetation also lose their storage volume capacity and may go into overflow mode prematurely, which can cause adverse impacts and potentially property damage downstream of the pond. Ponds that are owned and maintained by the City's Surface Water Management division are regularly maintained so that they function properly and maintain their storage capacity. Water Quality — By keeping these drainage systems public, the City can also ensure that they meet the National Pollutant Discharge Elimination System (NPDES) Phase II Permit requirements. Staff Report to the Federal Way Hearing Examiner Page 7 Norpoint Heights Preliminary Plat File No. 08-100329-00-SU/no-. i.D.52236 4. Consistent with City Police - All ponds in new subdivisions have been dedicated to the City for ownership. In order for the City to have approved and accepted therm those ponds met the design criterion that was in place at that time. 5. Safety — The current pond design proposes a 2:1 slope, which is 50% steeper than a 3:1 slope, and does not meet the design criteria noted above. A 3:1 slope creates a less hazardous slope for those maintaining the pond using mowers and other power equipment, and the 3:1 slope allows for easier egress from the pond in the event of accidental falls into the pond. Life - safety issues are not modified. Additionally, a landscape tract encompassing the new stormwater tract will be dedicated to the homeowners' association. The maintenance agreement for the private landscape tract shall be included on the face of the plat and the language shall be approved by the City. X. ANALYSIS OF DECISIONAL CRITERIA The FWCC establishes review procedures and decisional criteria for deciding upon various types of land use applications. Pursuant to FWCC Chapter 20, "Subdivisions," Section 20-110, preliminary plat applications are submitted to the Hearing Examiner for public hearing. The preliminary plat application and the recommendation of the Hearing Examiner are submitted to the City Council for approval or disapproval. Hearing Examiner Preliminary Plat Decisional Criteria — Pursuant to FWCC Section 20-126(c), the Hearing Examiner may recommend approval of the proposed preliminary plat only if the following decisional criteria are met. Decisional criteria and staff responses are provided below. I. The project is consistent with the comprehensive plan. Staff Comment: The application issubject to the adopted 2003 Federal Way Comprehensive Plan (FWCP), which designates the property as Single Family - High Density. The proposed land use, Single -Family Residential plat, with 7,200 square -foot minimum lot size (RS-7.2) and 5,000 square -foot minimum lot size (RS-5.0), is consistent with density allowances and policies . applicable to this land use as established in the FWCP. The application is consistent with the following Comprehensive Plan Policies: a. LUP l 4: Maintain and protect the character of existing and future single-family neighborhoods through strict enforcement of the City's land use regulations. b. LUP 17: Encourage the development of transportation routes and facilities to serve single- family neighborhoods. Special attention should be given to pedestrian circulation. 2. The project is consistent with all applicable provisions of the chapter, including those adopted by reference from the comprehensive plan. Staff Comment: The preliminary plat application is required to comply with the provisions of the FWCC Chapter 18, "Environmental Policy'; Chapter 20, "Subdivisions"; Chapter 22, "Zoning"; and all other applicable codes and regulations. Future development of the residential subdivision will be required to comply with all applicable development -codes and regulations. As proposed, the proposed preliminary plat does not meet the requirements of FWCC Section 20-183, which is a component of Chapter 20, "Subdivisions", and therefore does not meet this criteria. Staff Report to the Federal Way Hearing Exarniner Page 8 Norpoint Heights Preliminary Plat File No. 08-100329-00-SU/Doe I D. 52236 FWCC Section 20-183 stipulates: (a) All land divisions shall be provided with adequate storm drainage system designed and constructed in accordance with the surface water management requirements in FWCC 21-26 et seq., and the storm and surface water utility requirements in FWCC 16-76 et seq. (b) As required by the director of public works, land divisions shall provide stormwater detention or retention facilities. Such required systems should include bio-filtration stivales, oi/water separation devices, or any other appropriate systems approved by the public works director. (c) As appropriate, the storm drainage system shall be dedicated to the city upon approval of the final recorded document. The City of Federal Way's Public Works Department has concluded that the storm drainage pond does not meet FWCC Section 20-183 (a), as it does not meet the design requirements set forth in the adopted Surface Water Design Manual as follows: Per the requirements for Detention Ponds (Section 5.3.1.1. — Side Slopes, item #3) of the 1998 King County Surface Water Design Manual and City Addendum: "Pond walls may be vertical retaining walls, provided: (a) they are constructed of reinforced concrete per Section 5.3.3 (p. 5-35); (b) a fence is provided along the top of the wall; (c) at least 25% of the pond perimeter will be a vegetated soil slope not steeper than 3H:1 V,• and (d) the design is stamped by a licensed structural civil engineer. " The pond, as currently designed, does not provide the 3:1 slope as required in item (c). Additionally the Public Works Department has concluded that, per FWCC Section 20-183(c), it would be appropriate to dedicate the storm drainage pond tract to the City for the following reasons: Maintenance — Ponds that are owned and maintained by the City's Surface Water Management division are regularly maintained so that they function properly and maintain their storage capacity. Historically, privately -owned storm drainage ponds do not receive regular maintenance, and therefore the ponds do not function properly. Ponds that go un- maintained and become overgrown with vegetation also lose their storage volume capacity and may go into overflow mode prematurely, which can cause adverse impacts and potentially property damage downstream of the pond_ 2. Water Quality — By keeping these drainage systems public, the City can ensure that they meet the National Pollutant Discharge Elimination System (NPDES) Phase II Permit requirements. 3. Consistent with City policy —All ponds in new subdivisions have been dedicated to the City for ownership. In order for the City to have approved and accepted them, those ponds met the design criterion that was in place at that time. The Public Works Department can only recommend approval of the plat if the storm drainage pond is designed to meet all of the design criteria for publicly -owned ponds. 3. The project is consistent with the public health, safety, and welfare. Staff Comment: The proposed preliminary plat does not meet this requirement. The proposed preliminary plat would permit development of the site consistent with the current Single Family - Staff Report to the Federal Way Hearing Examiner Page 9 Norpoint Heights Preliminary Plat File No. 08-100329-00-Stl/n,,. t D. 52236 High Density land use classification of the FWCP and map. However, the current pond design proposes a 2:1 slope, which is 50% steeper than a 3:1 slope, and does not meet the design criteria. A 3:1 slope creates a less hazardous slope for those maintaining the pond using mowers and other power equipment, and the 3:1 slope allows for easier egress from the pond in the event of accidental falls into the pond. This is a life -safety issue and is not modified. 4. It is consistent with the design criteria listed in Section 20-2. Staff Comment: The proposed preliminary plat would not promote the purposes identified in FWCC Section 20-2. As stated in Criteria 3, the storm drainage facility design does not promote the health, safety and general welfare in accordance with standards established by the state and the city. 5. It is consistent with the development standards listed in Sections 20-151 through 157, and 20-158 through 187. Staff Comment: The preliminary plat application is required to comply with the provisions of the FWCC Chapter 18, "Environmental Policy".- Chapter 20, "Subdivisions' ; Chapter 22, "Zoning — and and all other applicable codes and regulations. Future development of the residential subdivision will be required to comply with all applicable development codes and regulations. As proposed, and as enumerated in Criteria 2, the proposed preliminary plat does not meet the requirements of FWCC Section 20-183 which is a component of Chapter 20, "Subdivisions", and therefore does not meet this criterion. XI. FINDINGS OF FACT Based on an analysis of the proposed action, environmental record, and related decisional criteria, the Department of Community Development Services finds that: 1. The proposal includes the subdivision of 3.0 acres into 14 residential single-family lots and a stormwater detention facility. 2. The preliminary plat application is subject to the 2003 FWCP, and the codes and regulations in effect at the time the application was deemed complete, which was February 21, 2008. 3. The subject property is designated Single Family - High Density in the 2003 FWCP. 4. An Environmental Determination of Nonsignificance (DNS) was issued for this proposed action on August 12, 2009. No appeals of the SEPA decision were submitted to the City. 5. Zoning for the site is RS-7.2 (minimum lot size 7,200 square feet) and RS 5.0 (minimum lot size is 5,000 square feet). The property is situated in the southwestern portion of the City along the Tacoma/Federal Way border, in a single-family residential area with RS 7.2, RM 1800, and RM2400 zoning encompassing the subject property. The land to the east is multi -family developments by the names of Coronado Village and Crystal Pointe Apartments. The properties directly north, west, and south are single-family zoned (RS 7.2) and developed with single-family homes. The proposed residential subdivision and density is consistent with applicable zoning and subdivision regulations. 6. Pursuant to FWCC Section 20-153, on this 3.0-acre parcel, the 14 proposed lots comply with applicable density requirements. Staff Report to the Federal Way Hearing Examiner page 10 Norpoint Heights Preliminary Plat File No. 08-100329-00-SU/D�� t o 52236 7. As proposed, each lot contains an adequate size and shape building envelope to contain a future single-family residence. Building setback lines (BSBL) are identified on the preliminary plat ir lap- 8. There are a total of 27 significant trees on the subject property. The applicant has proposed to remove 11 of these trees. Pursuant to FWCC Section 22-1568, no tree replacement is required. Retained significant trees outside of open space areas would be regulated under FWRC 19.120.130, "Tree & Vegetation Retention Requirements,'' at the time of individual home construction. Development of the site will create additional runoff from new impervious surfaces such as streets, driveways, and rooftops. Storm drainage facilities are subject to the 1998 King County Surface Water Design Manual (KCSWDM) and the City's amendments to the manual. The applicant's resubmitted August 25, 2009, preliminary Conceptual Storm Drainage Analysis (Exhibit 13) by ESM Consulting Engineers; LLC was reviewed by the City's Public Works Department. The conceptual storm drainage plans submitted do not meet the City's requirements for the following reasons: a) Design Criteria— Per the requirements for Detention Ponds (Section 5.3.1.1. — Side Slopes, item #3) of the 1998 King County Surface Water Design Manual and City Addendum: "Pond walls may be vertical retaining walls, provided. (a) they are constructed of reinforced concrete per Section 5.3.3 (p. 5-35); (b) a fence is provided along the top of the wall, (c) at least 25% of the pond perimeter will be a vegetated soil slope not steeper than 3H.•1 V; and (d) the design is stamped by a licensed structural civil engineer. " The pond, as currently designed, does not provide the 3:1 slope as required in item (c). b) Maintenance — Historically, privately -owned storm drainage ponds do not receive regular maintenance, and therefore the ponds do not function properly. Ponds that go un-maintained and become overgrown with vegetation also lose their storage volume capacity and may go into overflow mode prematurely, which can cause adverse impacts and potentially property damage downstream of the pond. Ponds that are owned and maintained by the City's Surface Water Management division are regularly maintained so that they function properly and maintain their storage capacity. c) Water Quality — By keeping these drainage systems public, the City can also ensure that they meet the National Pollutant Discharge Elimination System (NPDES) Phase II Permit requirements. d) Consistent with City Policy — All ponds in new subdivisions have been dedicated to the City for ownership. In order for the City to have approved and accepted them, those ponds met the design criterion that was in place at that time. e) Safety — The current pond design proposes a 2:1 slope, which is 50% steeper than a 3:1 slope, and does not meet the design criteria noted above. A 3:1 slope creates a less hazardous slope for those maintaining the pond using mowers and other power equipment, and the 3:1 slope allows for easier egress from the pond in the event of accidental falls into the pond. Life - safety issues are not modified. 10. The City's Traffic Engineer has reviewed the project and concluded that the proposed street layout of the Norpoint Heights subdivision is consistent with the adopted codes and comprehensive plan in place at the time of the complete application. Staff Report to the Federal Way Hearing Examiner Page 11 Norpoint Heights Preliminary Plat File No. 08-100329-00-SU/Doc.I.n. 52236 11, A safe route of pedestrian travel will be provided by construction of a five-foot sidewalk next to the driving surface, separated by an extruded asphalt curb from the project site along SW 353rd Street. Final location and design of the school access path shall be approved by the Federal Way School District and the Federal Way Public Works Department prior to issuance of construction permits for infrastructure improvements. 12. Water and sewer facilities are available from the Lakehaven Utility District and are adequate to serve the proposed development. It is the applicant's responsibility to secure all necessary water and sewer services from the utility provider. 13. The applicant has chosen to satisfy the open space requirement of FWCC Section 20-155 via a fee in lieu payment, which has been recommended for approval by the City of Federal Way Parks Director. The fee in lieu of open space payment shall be calculated on 15 percent of the most recent assessed or appraised value of the property at the time of final plat approval. 14. The proposed preliminary plat is permitted by FWCC Chapter 20, "Subdivisions," and Chapter 22, "Zoning." 15. The proposed subdivision and all attachments have been reviewed for compliance with the FWCP; FWCC Chapter 18, "Environmental Protection"; Chapter 20, "Subdivisions''; Chapter 22, "Zoning"; and all other applicable codes and regulations. As proposed, the preliminary plat is not consistent with the FWCP and all applicable codes and regulations. Section X of this staff report is hereby incorporated into the Findings of Fact. XII. RECOMMENDATION Based on review of this application and pertinent decisional criteria, the Department of Community Development Services recommends denial of the preliminary plat as submitted as it does not meet the decisional criteria of FWCC Section 20-126(c). However, if the applicant elects to meet the requirements of Criteria 2 of the Decisional Criteria of FWCC Section 20-126(c) as listed in Section X of this staff report, and as stated in Finding #9 under Section XI "Findings of Fact", staff can recommend approval of this preliminary plat with conditions. An approved engineering plan must be submitted prior to City Council approval of the preliminary plat. X1I1. LIST of EXFIIBITS Exhibit A - Preliminary Site Plan - Prepared by ESM; stamped "Received" by the City of Federal Way August 25, 2009 Exhibit B - Vicinity Map Exhibit C - Master Land Use Application — Stamped "Received" by the City of Federal Way January 22, 2008 Exhibit D - Tree Retention, Street Tree, Landscape & Details Plan (See Exhibit A) Exhibit E - Determination of Nonsignificance Issued by the City of Federal Way Exhibit F - Environmental Checklist — Stamped "Received" January 22, 2008 by the City of Federal Way Exhibit G - Staff Evaluation of Environmental Checklist Exhibit H - Preliminary Technical Information Report — Prepared by ESM; Stamped "Resubmitted" by the City of Federal Way June 26, 2009 Exhibit I - School Access Analysis — Prepared by ESM; Stamped "Received" January 22, 2008 Exhibit J - Sewer Availability Certificate-- Stamped "Received" Janus 22, 2008 Exhibit K - Certificate of Water Availability— Stamped "Received" January 22, 2008 Staff Report to the Federal Way Hearing Examiner Page 12 Norpoint Heights Preliminary Plat File No. 08-100329-00-SU/Doe. I.D.52236 Note: Copies of exhibits are not enclosed with all copies of this report. All exhibits have been provided to the Hearing Examiner. TRANSMITTED TO THE PARTIES LISTED HEREAFTER: Federal Way Hearing Examiner Applicant Agent: ESM Consulting Engineers 33915 ls` Way South, #200 Federal Way, WA 98063 Staff Report to the Federal Way Hearing Examiner Page 13 Norpoint Heights Preliminary Plat File No. 08-100329-00-SU/noc.i.n.52236 0 3 CD Q UI 0 CD CD Z� v MWEA-44!illow �mn � y a o c O v co n CD so `< O_ cr o N o y 0 =3 .7-t O ot� 0 0 �.. 7r ■ id rr^ ■ r� V rr� r 3 w `J PAGE_1_0F ! %RECEIVED CITY OF Federal Vila ITY MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607;Fax 253-835-2609 www.cit effederalwa .com OF FEDERAL WAY CDS JAN 2 2 200.R APPLICATION NO(S) 09 -) W.3iq - S u �tJ '� 6 0 �� -Se Date ` - i 4 08 Project Name Norpoint Heights Property Address/Location SW 353rd Street Parcel Number(s) MAgnmZ,572103 ) -;ZQ-0A) Project Description SubdividQ about 3.0 acres into 14 single farnilystormwater tract. PIN ASF. 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) 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 X Subdivision Variance: Commercial/Residential Required Information RS-5.0 & RS-7.2 Zoning Designation Multi -family & HT] sindlera6itv Comprehensive Plan Designation $200,000 /- Value of Existing Improvements $500,000 +/- Value of Proposed Improvements International Building Code (IBC): Residential occupancy Type Wood - Type V Construction Type Applicant Name: Landmark .Homes, Inc. David Litowitz or Larry Address: PO Box 26116 City/State: Federal Vijay, WA zip: 98093-3116 Phone:253-927-6116 Fax: 253-927-4652 Email:djlitoP s ast.net Signature: �L Agent (if differ t th Applicant) Name: ESM Consulting Engineers - Stuart Scheuerman Address: 33915 1st Wat S. Suite 200 City/State: Federal Way, WA Zip: 98003 Phone: 253-838-61 Fax: 3-838-710 1 Email tuar1.sAe er An ct,esmcivil.com Owner Name: Landmark Homes, Inc. David Litowitz or Larry Address: PO Box 26116 City/State: Federal Way, WA zip: 98093-3116 Phone:253-927-6116 Fax: 253-927-4652 Email: d ' ii to C ast.net Bulletin #003 - August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application p1� crre Federal Way PAGE—LOF-- NOTICE OF ENVIRONMENTAL DETERMINATION OF NONSIGNIFICANCE Norpoint Heights Preliminary Plat File No. 08-100330-00-SE Description: Proposal to subdivide 3.0 acres into a 14-lot single-family subdivision including infrastructure and stormwater facilities. Applicant: Landmark Homes Inc., PO Box 26116, Federal Way, WA Location: SW 352nd Street & 27th Avenue SW (Parcel #252103-9026) Lead Agency: City of Federal Way Department of Community Development Services Staff Contact: David Lee, Associate Planner, 253-835-2622 The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist, Federal Way Comprehensive Plan, final staff evaluation for this action, and other municipal policies, plans, rules, and regulations designated as a basis for exercise of substantive authority under the Washington State Environmental Policy Act Rules pursuant to RCW 43.31C.060. This information is available to the public on request. This DNS is issued under WAC 197-11-340(2). The lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by August 26, 2009. You may appeal this determination to Greg Fewins, Director of Community Development Services, at the City of Federal Way (33325 81h Avenue South, PO Box 9718, Federal Way, WA 98063-9718) no later than 5:00 p.m. on September 9, 2009. The appeal must be in the form of a written letter stating the reason for the appeal of the determination. The appeal letter must make specific factual objections. Published in the Federal Way Mirror on August 12, 2009. Doc. I.D. 51069 14 �I I= IBIT PAGE�GF DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South PO Box 9718 CITY OF - r Federal Way WA 98063-9718 253-835- Fax 253-835 2609 Federal Way www.citvnFfzdemlwa .carn ENVIRONMENTAL CHECKLIST PURPOSE OF CHECKLIST The State Environmental Policy Act (SEPA), Revised Code of Washington (RCW) Chapter 43.21C, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS This environmental checklist asks you to describe some basic information about our proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply." Complete answers to questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NON -PROJECT PROPOSALS Complete this checklist for non -project proposals, even though questions may be answered "does not apply." In addition, complete the Supplemental Sheet for Non -Project Actions. For non -project actions, the references in the checklist to the words "project," "applicant," and "property or site"should be read as "proposal," "proposer," and "affected geographic area," respectively. RECEIVE® JAN 2 2 2008 DERAL WAY Bulletin #050 — December 22, 2005 Page I of 18 k:\J-Iandouts\EnvironmethYlkf.8DS PAGE._Z_DF _W_.___ A. BACKGROUND 1. Name of proposed project, if applicable: Norpoint Heights Subdivision 2. Name of applicant: Landmark Homes, Inc. 3. Address and phone number of applicant and contact person: PO Box 26116 Federal Way, WA 98093-3116 Contact - David Litowitz at 253-927-6116 4. Date checklist prepared: January 2008 5. Agency requesting checklist: City of Federal Way 6. Proposed timing or schedule (including phasing, if applicable): Summer/fall 2008 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. M 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. There are no known sensitive areas on or around this site. 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. None known Bulletin #050 — December 22, 2005 Page 2 of 18 k:\iandouts\EnvironmenW Checklist ~' EXh.�IT . PAGE.3.GFig! _-Qlair 10. List any government approvals or permits that will be needed for your proposal, if known. From the City of Federal Way; SEPA, Preliminary Plat Approval From the City of Tacoma; Right -of -Way permit, Work Order approval. 11. 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 project is subdividing 3.05 acres (after BLA is finalized with part of the property to the north) into 14 single family residential lots, constructing about 500 feet of residential roadway along with a cul-de-sac. Access will be off Norpoint Way within the City of Tacoma. A pedestrian pathway will be built from the end of the new road to 25th Ave. SW. Sewer and water will be installed to and though the site. There will be an on -site stormwater quality and quantity facility discharging to the City of Tacoma. 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. This project is located just off the new Norpoint Way NE built in northeast Tacoma a couple of years ago, at the curve to the west. It's in Sec. 25, T.21 N.,R3 E. WM. There is no address this parcel, but the address next door is 35210 27th Ave. SW Federal Way, 98023. Parcel number is 252103-9048. This parcel is currently in a BLA land use process at Federal Way with parcel 252103-9026. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one): flat, rolling, hilly, steep slopes, mountainous, other. The site generally has between 0 and 14% grades over the site, sloping from east to west. b. What is the steepest slope on the site (approximate percent slope)? Approximetly 14% slope is the steepest on the site. 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 Pierce County Soils Map indicates the on -site soils are Alderwood gravelly sandy loam. These soils are moderately well drained soils, classified as class "C" soils. Bulletin #050 — December 22, 2005 Page 3 of 18 k:\Handouts\Environmental Checklist LM -J. PAGE ' aF d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No signs of unstable soils in this area. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. The preliminary estimated quantity of grading for the storm water pond and roadway is 4600 c.y. of cut and about 50 c.y. of fill. Most imported materials will be for the construction of the roadway. The materials will come from local gravel pits and asphalt plants. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion can occur with clearing and grading of the site. Erosion control will be developed using the City of Federal and KCSWDM guidelines during the final design phase of the project. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? The overall site has about 3.05 acres. Of this, about 0.63 acres will be covered with a roadway, and about 1.29 ac. will be covered with buildings and driveways (4,000 sf x 14 lots) for a total of about 1.91 acres or 63% of the site could be covered with impervious surface. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. Follow the erosion control guidelines from Federal Way and KCSWDM. 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. During construction, some dust and equipment emissions would be produced. After construction was finished, only automotive emissions would be produced. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. Probably only auto emissions from the surrounding streets Bulletin #050 — December 22, 2005 Page 4 of 18 k:\Handouts\Environmental Checklist EXHIE.T PAGE---COF - c. Proposed measures to reduce or control emissions or other impacts to air, if any. There is no proposed measures to reduce emissions. 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 water bodies on or around this 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. No 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. None are proposed. 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. There is no 100-year floodplains on or near this site. Bulletin #050 — December 22, 2005 Page 5 of 18 k:\landouts\Environmental Checklist L-A rl 10 1 F PAGEAp-OF-M - 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No discharge of waste materials are proposed. b. Ground. 1) Will ground water be withdrawn, or will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. The proposed stormwater facilities are a surface water detention/wetpond facility which is not proposed to infiltrate. 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. No septic systems are proposed. Sewer will go to Lakehaven Utility District treatment plant. c. Water Runoff (including stormwater) 1) Describe the source of runoff (including stormwater) 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 only runoff is from this site. Stormwater from this project, roads and homes will flow to an on -site detention/water quality facility. After detention and treatment, it will flow into the City of Tacoma conveyance system starting at the project. This system goes directly to an outlet at Commencement Bay. It appears this conveyance system was sized for this development. 2) Could waste materials enter ground or surface waters? If so, generally describe. No Bulletin #050 — December 22, 2005 Page 6 of 18 k:\Handouts\Environmental Checklist PAGE_.�OF d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any. The project proposes to provide a level 1 detention facility and a basic water quality facility, (wetpond) to mitigate any increase in runoff from the site. 4. PLANTS a. Check or circle types 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, bulrush, skunk cabbage, other water plant: water lily, eelgrass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? During the constructoin of the roadway and stormwater facilities, only a few larger trees will be removed along with underbrush, grasses and other small plant materials. c. List threatened or endangered species known to be on or near the site. There are no know threatened or endangered species on or around this site. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. A landscape buffer is required along Norpoint Way and around the stormwater facilties. Street trees are required along the new street and each new home will have some landscaping around it. Bulletin #050 — December 22, 2005 Page 7 of 18 k:\Handouts\Environmental Checklist 5. ANIMALS (PAGE -OF 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 ongbir s ther 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 known threatened or endangered species on or around this site. c. Is the site part of a migration route? If so, explain. There is no known migration route on or near this site. d. Proposed measures to preserve or enhance wildlife, if any. No proposed mitigation proposed. 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. The proposed new homes are expected to use electric and natural gas for heating, lights. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No reduced in any solar energy by adjacent properties is expected from this project. This project is generally lower than most surrounding properties. Bulletin #050 — December 22, 2005 Page 8 of 18 k:\Handouts\Environmental Checklist EXH,'3i r F PAGE_!�_GF 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. None proposed. 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. Any project that proposes to develope raw land could create an environmental hazard associated with heavy equipment, construction, or the development of residential homes. 1) Describe special emergency services that might be required. No special emergency services are expected to be needed at this site. 2) Proposed measures to reduce or control environmental health hazards, if any. No measures proposed. b. Noise. 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment operation, other)? Traffic would be the only item, but it should not be a major impact. 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. There will be some short term construction type noise, land clearing, grading, utility installation, etc. Long term there should be minor traffic noise. Bulletin #050 — December 22, 2005 Page 9 of 18 k:\Handouts\Environmental Checklist EXHIk A i-F PAG EJAOF 3) Proposed measures to reduce or control noise impacts, if any. No mitigation for noise is proposed except to follow the City of Federal requirements. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The site is currently vacant and after the BLA with the property to the north, will stay vacant. There is a power line running though the site but there is only one pole which is on the site. The surrounding properties are all developed with single family homes or larger apartment buildings. b. Has the site been used for agriculture? If so, describe. No c. Describe any structures on the site. As noted above, there are no home or outbuildings on the existing site and after the BLA there will still be no structures on the site. d. Will any structures be demolished? If so, what? No e. What is the current zoning classification of the site? RS 5.0 and RS 7.2 f. What is the current comprehensive plan designation of the site? The northerly section is multi -family and the southerly section is single family high density. Bulletin #050 — December 22, 2005 Page 10 of 18 k:\Handouts\Environmental Checklist LXH1 e._ PAGE-11—OF 1 g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an environmentally critical area? If so, specify. No i. Approximately how many people would reside or work in the completed project? An estimated number would be 14 single family lots x 2.5 persons per lot = 35 people. j. Approximately how many people would the completed project displace? None k. Proposed measures to avoid or reduce displacement impacts, if any. None proposed 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any. Since most of the surrounding land has the same use (single family homes) this project would be compatible. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing. There are 14 single family lots proposed. They will probably be in the middle to upper income housing. Bulletin #050 — December 22, 2005 Page 11 of 18 k:\Handouts\Environmental Checklist EXH' W F PAGEAZ__OF .J� b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. No units will be eliminated. c. Proposed measures to reduce or control housing impacts, if any. No mitigation measures are proposed for any housing impacts. 10. AE$THETICs a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? Most of the single family homes are expected to be two story, generally around 25 to 30 feet high. Some could be at the maximum height which is 35 feet. The expected exterior building material may be a hardi plank type product. b. What views in the immediate vicinity would be altered or obstructed? The existing residential homes to the east are about the same height or a little higher then this site, so there may be some change. Residents to the north, south and west are about the same elevations, but most views should not be impacted. c. Proposed measures to reduce or control aesthetic impacts, if any. The proposed homes would be built similar or better than the surrounding homes, reducing any aesthetic impacts. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? There should be very little light or glare during construction, since construction times are limited to daylight hours. After construction only light from street lights, houses or occasional vehicles would be apparent. Bulletin #050 — December 22, 2005 Page 12 of 18 k:\Handouts\Environmental Checklist ..} E)( :�_ PAGEA-0E-.JL-,,. b. Could light or glare from the finished project be a safety hazard or interfere with views? The light or glare from the finished project is not expected to be a safety hazard or interfere with any views. c. What existing off -site sources of light or glare may affect your proposal? No off -site light or glare is expected to affect this project. d. Proposed measures to reduce or control light and glare impacts, if any. No mitigation is proposed to reduce or control light or glare. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Coronado Park is just north of the site and a small part if this park is along the north boundary. Madrona Trail, a designated open space is also just northwest of the site. The BPA trail and other parks are in the vicinity of the project. b. Would the proposed displace any existing recreational uses? If so, describe. No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any. The project proposes, at least in part, to "pay in lieu" of providing open space as mitigation to reduce or control impact to recreation facilities. Bulletin #050 — December 22, 2005 Page 13 of 18 k:\Handouts\Environmental Checklist PAGEJ_40FJX­ 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 known historic or cultural areas located on or near this site. 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 landmarks or evidence of historic, archaeological, or cultural areas on or around this site. c. Proposed measures to reduce or control impacts, if any. There is no proposed mitigation to reduce or control impacts. 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. The project proposes to construct a low volume residential street with a cul-de-sac near the end. This street will connect into a newly constructed Norpoint Way NE in the City of Tacoma. See Plans. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Pierce County Transit has route # 61 (Northeast Tacoma) which comes up Norpoint Way NE to 29th NE and turns either east or west. This is approximatly 1,000 feet south of this project. c. How many parking spaces would the completed project have? How many would the project eliminate? Using two parking spaces per lot, there would be 14 x 2 = 28 parking spaces. Bulletin #050 — December 22, 2005 Page 14 of 18 k:\Handouts\Environmental Checklist E F� o l PAGE -� 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). The proposal is to build a local residentail street with a cul-de-sac near the end. This road will connect to Norpoint Way NE within the City of Tacoma. Only minor changes to this road is expected, remove curb/gutter/sidewalk and replace with the new roadway. This new road will be a public road. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. The proposal is for 14 single family lots. Using a industry standard of 10 trips per single family lot as a base; 10 x 14 = 140 estimated trips per day. g. Proposed measures to reduce or control transportation impacts, if any. Construct a new roadway per Federal Way Road standards. 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. There will be an increase in public services for this project. This is a standard residential development which generally uses all public services, similar to all residential developments. Bulletin #050 — December 22, 2005 Page 15 of 18 k:\Handouts\Environmental Checklist EXh,3IT_ PAGELL GF_ b. Proposed measures to reduce or control direct impacts on public services, if any. Construct the on -site road system and connect to the existing Norpoint Way NE street. 16. UTILITIES a. Circle utilities currently available at the site: septic system, other 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. It appears the majority of the site will be within Tacoma Power Service Area, even though an overhead PSE power line goes though the site. Gas is expected to be available to the site. Water and sewer services will be supplied by Lakehaven Utility District. Refuse service comes from Waste Management. Telephone service comes from several providers in the area. 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. SIGNATURE: DATE SUBMITTED: ` 1 kyl Bulletin #050 — December 22, 2005 Page 16 of 18 k:\Handouts\Environmental Checklist E_XHiBtlT_F_ PAGEJ_TOF_JL D. SUPPLEMENTAL SHEET FOR NON -PROJECT ACTIONS Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the proposal, of the types of activities likely to result from the proposal, and if they are likely to affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Any disturbance to native land could cause an increased discharge to water, emissions to air, production, storage, or release of toxic or hazardous substances, or produce noise. This development, similar to most residential housing developments, will require the development of roads, utilities and new homes, which will require the use of power, gas for cars and other toxic or hazardous produces. Proposed measures to avoid or reduce such increases: The project will be design, built and managed using current city, state and federal standards and guidelines. 2. How would the proposal be likely to affect plants, animals, fish, or marine life? The project will eventually remove most existing plants/vegetation from the site, which will be replaced with normal landscaping around residential homes. Any wildlife animals currently within the project area will be disturbed. Stormwater from the site will be directed to on -site water quantity and quality facilities which will help treat the new surface water from this development which discharges into Commencement Bay. This water treatment will help improve the water quality before it is discharged into the marine environment. Proposed measures to protect or conserve plants, animals, fish, or marine life: There are no proposals to protect or conserve plants or animals on the site and the proposed onsite stormwater facilities will help protect fish and marine environment. 3. How would the proposal be likely to deplete energy of natural resources? The project will likely use energy from natural resources for heating of the homes, operating vehicles, electrical usage and similar usages normally used in residential communities, all of which are depleting natural energy resources. Only a national commitment towards the development of renewable energy resources will change this depletion. Proposed measures to protect or conserve energy and natural resources: The homes will likely have all the new high efficiency appliances and built with regulated insulation requirements and high affect furnaces and water heaters, which all help to conserve energy. Bulletin #050 — December 22, 2005 Page 17 of 18 k:\Handouts\Environmental Checklist EXHIEI-t. )F PAGEIS�OF4L 4. How would the proposal be likely to use or affect environmentally critical areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? This project is a small parcel surrounded by single family developments and apartments. There is no environmentally critical areas on or near this site. The new residents moving into this new development could likely use or effect off -site environmental critical areas. Proposed measures to protect such resources or to avoid or reduce impacts: There are no proposals with this project to avoid impacts to off -site environmental critical areas. 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans. N/A Proposed measures to avoid or reduce shoreline and land use impacts: N/A 6. How would the proposal be likely to increase demands on transportation or public service and utilities? The project is a standard14 lot residential subdivision, which will have 14 new residents which will eventually increase demands on transportation, public services and utilities, similiar to most residential subdivisions. Proposed measures to reduce of respond to such demands: This project will pay many mitigation costs, impact fees, surcharges, system development fees along with many permit fees and finally the new residents will pay property taxes and other government fees for most if not all services. 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. This project is expected to be design, built and managed based upon current laws and protections with no expected conflicts. Bulletin #050 — December 22, 2005 Page 18 of 18 k:\J-Iandouts\Environmental Checklist Fed rat ay PAGEC]F DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES Staff Evaluation for Environmental Checklist Norpoint Heights Preliminary Plat SW 352nd Street & 27th Avenue SW (Parcel #252103-9026) File No: 08-100330-00-SE, Related File No: 08-100329-00-SU NOTF,: Titre purpose of this staff evaluation is to provide a technical staff evaluation of the proposed action; supplement information contained in the environemental checklist and•expanded studies; provide technical information tmavailable to the applicant; correct ihwcurate infor=1::ou; and recbmmenrl rngasures to the responsible official to rnitigate identified environmental impacts. Teeili&a orts and a�achmmts relbrenced above may not be attached to all copies of this decision. Copies of exhibits, reports, attict&v ; 6r olFier dp nents may be reviewed andfor obtained by contacting David i.ee, Associate Planner, 33325 8ei Avenue South, PO Box 9718, Federal Way, WA 98063-971 S. Phone: 253-835-2622. I. SUMMARY OF PROPOSED ACTION Proposal to subdivide 3.0 acres into a 14-lot single-family subdivision including infrastructure and stormwater facilities. II. GENERAL INFORMATION Project Name: Norpoint Heights Preliminary Plat Applicant: Landmark Homes Inc., PO Box 26116, Federal Way, WA Agent: ESM Consulting Engineers, 33915 1"Way South, #200, Federal Way, WA Location: SW 352nd Street & 27thAvenue SW (Parcel #252103-9026) Zoning: RS 7.2 / RS 5.0 Comp Plan Designation: Single -Family Residential High -Density The following information was submitted as part of the application: 1. SEPA Checklist 2. Site Plans 3. Title Report 4. Master Land Use Application 5. King County Quarter Section Map III. REVIEW PROCESS The proposed action is subject to State Environmental Policy Act (SEPA) review because it does not meet the exemptions contained in WAC 197-11-800(27). I IV. BACKGRol]PD/PROPOSAL �{{ The application was submitted on Jhhuary 22, 20{`i�,�ti Aeetned complete on February 21, 2008. V. REVl1Ew OF THE ENVHtONMENTAL CHECKLIST The following lists the elements contained within the environmental checklist submitted for the proposed facility. The numbers in the staff evaluation correspond to the numbers in the envirorunental checklist. If staff concurs with the applicant's response; this is so stated. If the response to a particular item in the checklist is found to be inadequate or clarification is needed, there is additional staff comment and evaluation. A. BACKGROUND 1-12. Concur with the checklist. B. ENVIRONMENTAL ELEMENTS 1. Earth: a-h. Concur with the checklist. 2. Air: a-c. Concur with the checklist. 3. Water: a. (1) — (6) Concur with the checklist. b. (1) — (2) Concur with the checklist. C. (1) — (2) Concur with the checklist. d. Concur with the checklist. 4. Plants: a-d. Concur with the checklist. 5. Animals: a-cl 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. S. Land and Shoreline Use: a-d and g-1. Concur with the checklist. EXHIBI01, T_ PAGE__1_0F__.3._ e. The Comprehensive Plan designation of the site is Single -Family High -Density. Staff Evaluation for Environmental Checklist Norpoint Heights Preliminary Plat Page 2 File No: 08-100330-00-SE/Do�. i,D 51071 f. Concur with the checklist. 9. Housing: a-c. Concur with the checklist. 10. Aesthetics: a. Concur with the checklist. EXHIBI-1. 6 - PAGE-3-OF ,T. - - b. The height limit for this zone is 30 feet above average building elevation. All new single-family homes would be limited to this height maximum C. Concur with the checklist. 11. Light and Glare: a-d. Concur with the checklist. 12. Recreation: a-c. Concur with the checklist. 13. Historic and Cultural Preservation: a-c. Concur with the checklist. 14. Transportation: a-g. Concur with the checklist. 15. Public Services: a-b. Concur with the checklist. 16. Utilities: a-b. Concur with the checklist. VI. CONCLUSION The proposal can be found to not have a probable significant adverse impact on the environment pursuant to a Determination of Nonsignificance (DNS). This DNS is based on impacts identified within the environmental checklist, attachments, and the above Staff Evaluation fw Environmental Checklist, and is supported by plans, policies, and regulations formally adopted by Federal Way for the exercise of substantive authority under SEPA to approve, condition, or deny proposed actions. The City reserves the right to review any future revisions or alterations to the proposal to determine the environmental significance or nonsignificance of the proposal at that time. Prepared by: David Lee, Associate Planner Staff Evaluation for Environmental Checklist Norpoint Heights Preliminary Plat Date: August 12, 2009 Page 3 File No: 08-100330-00-SE/Dm. LD 51071 DEPARTMENT of COMMQNITV DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 •nrr,�rv.ci#yof€ede-a�,v�v.currz DECLARATION OF DISTRIBUTION I, I) �+>.•, �,x �_ ���� 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 & Optional DNS/MDNS ❑ FWRC Interpretation ❑ Other was ailed ❑ faxed 2010. 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) 09 ") b 031D L� Signature Date K:\CD Administration Files\Declaration of Dislribution.doc/Last printed 12/31 /2009 11:32:00 AM NOTICE OF PUBLIC LAND USE HEARING Norpoint Heights Preliminary Plat File No: 08-100329-00-SU Notice is hereby given that the City of Federal Way Land Use Hearing Examiner will hold a public hearing at approximately 2:00 p.m, or soon thereafter, on January 27, 2010, in the Federal Way City Council Chambers, 33325 8"' Avenue South, Federal Way, WA. Topic: Preliminary plat approval of a 14-lot single-family residential subdivision as provided for under Federal Way City Code (FWCC) Chapter 20, "Subdivisions," and requiring approval pursuant to FWCC Section 20-110. Location: SW 352nd Street & 27`hAvenue SW Parcel #252103-9026 Applicant: Landmark Homes Inc. PO Box 26116 Federal Way, WA 98003 Owner: Landmark Homes Inc. PO Box 26116 Federal Way, WA 98003 Any person may participate in the public hearing by submitting written comments to the Hearing. Examiner, either by delivering these comments to the Department of Community Development Services prior to the hearing, or by giving them directly to the Hearing Examiner at the hearing; or by appearing in person, or through a representative, at the hearing and presenting public testimony. The Hearing Examiner will issue a decision on the application within 10 worldng days after the close of the hearing. Only persons who submit written or oral comments to the Hearing Examiner may request a reconsideration of the Hearing Examiner's decision. The application for the proposal is to be reviewed under applicable codes, regulations, and policies of the City of Federal Way. The official file is available for review during working hours (Monday through Friday, 8:00 a.m. to 5:00 p.m.) in the Department of Community Development Services, 33325 81h Avenue South, PO Box 9718 Federal Way, WA 98063-9718. A staff report will be available for review one week prior to the hearing. Any questions regarding this proposal should be directed to Associate Planner David Lee at 253-835-2622. Doc, I.D. 52570 +! �L] � 7�I . 4 u L, cu ■ i ■ i i• Al Q� a' nN n 06 V + W N V/ N M W 4—+ 0 0. L. 0 z �2f o W So U) w '0 00 (n c a O' Op ch M Oi O ,F. u� O O N o E O cM U V- O o > N � oO r O00 c •N N O N O N o, it o co a CU �U LL O lillh-B."-sim 0 m 0 U N b N Mrlzlr rlm SOS m �In it 1- __ W tries 63'9Ei PI '. 0 ca g �• � I L6 0[e k 1t-69-0 x OQ'Li � � u DIET C.'4cr A 6L-09-0 ET fi c 01 it -IF x i; SS 65-0 1[! ! UPE6 r 4; l aE2 m rj • }[ t' m _ S_Y f o �e n c ._ c c xL-br-o x r ir'r0r H^ m.rs t: Lf E• Q r T i L ' ' } s �4y`l� / s ri tK ., er ', P•[Z �'NS .. �. ��.--._-$'ii] .-- CFt' 'M's.3 H1SZ--- N 56-bs-0 N-• 'e W31599i�a16 r _- '020 �gzS�.Tm- rr � axs oL C1 bl 40'IL[SL4i-7 N a � � a7r' n �1 19 F r nl Er - - se fe _s m 2k �y• _ �e m p ry n o s Itl vv• n n saws-o N r trl o 1 G m I- Iv 19 �. —p 0:1'Ft: f1 lS-OC-IO f; m sxrui 573ifva�w s Jj � .. 31Z-h r„ n] f L e ¢ `d : • a r - �' "' i aWi I '!:: •... - NOI •JN[AOJ y :e-�.-r .• P—+ •+ �: 1 Z ,SZ �5Z .5b .SZ I .• . en rrvxs _�. 1 { ISE s.. a' •� ye• t's� n p• W � � D-06-05 � ~ � �� ' � 5 � ry ] L!-L J Lr -QSM K ^ I tl-69.0 f SO't ��� ; 4 dam„ � �� x v x � F SS-}C•d K � j ro-}a-o „ �. %01 0Ga xis I j x o K a o- v-t N v i^ - ;sYe-c Kr j 0 32r j 00a ml� v #1 � Y�Ori Fli P' 4 n yl� u al- R r se«ya-o II ry SIN Y 49-D0 D 11� :9•to of x Nam !i N of-v x ro-ao ] A s so-} -e Y of $T't9! 1 0ai IQI N GO-9f-DO K05-09 1 �^ '[i !' 1r L• LL'E7 L T j � DI 5 r 6-Oi-w N t- aS I.§Z •CC 6f 1 �.� rr r I� 'CZ1Sd•FIiSi1� �1-, � lry1�1A1� r d69 11S W� ASL .Si P{Z 9E 5 5Z S .SZ .SZ 15i . f �59' 1�1^In �Iml„ old rvl^I�k� I '1'1^1^1�1" I r- Ip°� 1 �q� Yk n1:E t~I� ^;Im ml ml8f � mks 1.CL1,9 I f � 1 I 1 I I 1 km to to le I i I r Labels �� r See Instruction Sheet i �AWRY051600 i Yye TEMPLATE 5160® !Fe,'- aper for Easy Peel Feature j L Jj ,,5000 c.08 4 635000 008 5 635000 008 6 Edward Riehl Darrell & Laura Plein Charles & Alejandra Blakeslee 411 Norpoint Way NE 405 Norpoint Way NE 401 Norpoint Way NE Tacoma, WA 98422 Tacoma, WA 98422 Tacoma, WA 98422 635000 008 7 635000 008 8 Timothy & Patricia Hoffman Merit Ventures Llc 6017 31st St NE PO Box 3293 Tacoma, WA 98422 Federal Way, WA 98063 635000 010 0 635000 011 0 City Of Tacoma City Of Tacoma 747 Market St #737 747 Market St #737 Tacoma, WA 98402 Tacoma, WA 98402 635000 016 2 635000 017 0 Richard Lynn Bisbee James & Lorna Nunn 3127 59th Ave NE 3125 59th Ave NE Tacoma, WA 98422 Tacoma, WA 98422 635000 019 0 635000 020 0 Mark & Heidi Neidlinger Vitahy Kovalchuk 3115 59th Ave NE 3111 59th Ave NE Tacoma, WA 98422 Tacoma, WA 98422 635000 021 2 635000 043 1 Richard & Kimberley Bloedorn Krisant & Wai Vagata 3103 59th Ave NE 21427 SE 297th St Tacoma, WA 98422 Kent, WA 98042 635000 052 0 635000 052 0 Lancaster Associates Llc Lancaster Associates Llc PO Box 26116 PO Box 26116 Federal Way, WA 98093 Federal Way, WA 98093 635000 009 0 City Of Tacoma 747 Market St #737 Tacoma, WA 98402 635000 012 0 City Of Tacoma 747 Market St #737 Tacoma, WA 98402 635000 018 0 Scott Kostanoski 3119 59th Ave NE Tacoma, WA 98422 635000 021 1 Robin Berry & Mario Hemandez 3107 59th Ave NE Tacoma, WA 98422 635000 052 0 Lancaster Associates Llc PO Box 26116 Federal Way, WA 98093 tiquettes fat a a F%MW9 AW99CM0 04--^A Gn... .1.. wl...�.....���� Consultez la feuille www.averycom - ,-eel Labels AveryO TEMPLATE S1600 502945 092:1 Janet Rtades 2636 SW 351st PI 'Federal Way, WA 98023 502945 0960 Kamleshwar & Lahta Singh 18826 39th Ave S Seatac, WA 98188 502945 0990 Shawn Robb 2633 SW 351st Pl Federal Way, WA 98023 502945 1020 Wayne Kieffer 2649 SW 351st Pi Federal Way, WA 98023 A See Instruction Sheet i !R 1Feeo"��er "�R for Easy Pee! Featurei �1 SAVERY0511600 1 502945 0940 502945 0950 Thomas Lavalais Matthew & Jackie Jarvis 2632 SW 351st Pl 2628 SW 351st Pl Federal Way, WA 98023 Federal Way, WA 98023 502945 0970 Linda & Matthew Hultman 17511 121st Ln SE #B104 Renton, WA 98058 502945 1000 Clifford & Heather Sharp 2637 SW 35lst PI Federal Way, WA 98023 5029451290 City Of Federal Way PO Box 9718 Federal Way, WA 98063 502945 0980 William & Dorothy Coops 939 Sapphire Ct San Jose, CA 95136 502945 1010 Aaron Johansen 2643 SW 351st Pl Federal Way, WA 98023 ttiquettes fadles -h peler A Consultez la feuille www.avery.com Utilisez le gabarit AVERY@ 5160® Sens de chargement-+:..-;• •• -- - --- - - .abels �N i !1 �� See Instruction Sheet', )er �� j �d�'I►ET�I(�5160® i i r•S�® TEMPLATE 51600 AFeeC` for Easy Peel Feature j ,0150 0070 176150 0080 176150 0090 Mosaic Usa Federal Way Mosaic Usa Federal Way Mosaic Usa Federal Way 401 Parkplace Ctr #311 401 Parkplace Ctr #311 401 Parkplace Ctr #311 Kirkland, WA 98033 Kirkland, WA 98033 Kirkland, WA 98033 176150 0100 176150 0110 176150 0120 Mosaic Usa Federal Way Mosaic Usa Federal Way Mosaic Usa Federal Way 401 Parkplace Ctr #311 401 Parkplace Ctr #311 401 Parkplace Ctr #311 Kirkland, WA 98033 Kirkland, WA 98033 Kirkland, WA 98033 176150 0130 176150 0140 176150 0150 Mosaic Usa Federal Way Mosaic Usa Federal Way Mosaic Usa Federal Way 401 Parkplace Ctr #311 401 Parkplace Ctr #311 401 Parkplace Ctr #311 Kirkland, WA 98033 Kirkland, WA 98033 Kirkland, WA 98033 176150 0160 176150 0170 176150 0180 Mosaic Usa Federal Way Mosaic Usa Federal Way Mosaic Usa Federal Way 401 Parkplace Ctr #311 401 Parkplace Ctr #311 401 Parkplace Ctr #311 Kirkland, WA 98033 Kirkland, WA 98033 Kirkland, WA 98033 176150 0190 176150 0200 176150 0210 Mosaic Usa Federal Way Mosaic Usa Federal Way Mosaic Usa Federal Way 401 Parkplace Ctr #311 401 Parkplace Ctr #311 401 Parkplace Ctr #311 Kirkland, WA 98033 Kirkland, WA 98033 Kirkland, WA 98033 252103 9026 252103 9047 252103 9048 Martha Stark Donald Anderson Landmark Homes Inc 423 Norpoint Way NE PO Box 25501 2138 SW 317th PI Tacoma, WA 98422 Federal Way, WA 98093 Federal Way, WA 98023 252103 9053 252103 9060 252103 9062 Raamco International Inc F & F & We Crystal Pointe Associates Sound Energy Puget 270 Sylvan Ave 35434 25th Ave SW 35404 26th Ave SW Englewood Cliffs, NJ 07632 Federal Way, WA 98023 Federal Way, WA 98023 502945 0830 502945 0840 502945 0850 Sylvester Wallace Jr. Faiyaz Farouk Frank & Virginia Piatek Sr. 2623 SW 35lst St 2627 SW 35lst St PO Box 24658 Federal Way, WA 98023 Federal Way, WA 98023 Federal Way, WA 98093 502945 0860 502945 0870 502945 0890 Aaron & Emily Royce Roger & Kum Sun Stalker Deedria England 2635 SW 351st St 2641 SW 35lst St 2653 SW 351st St Federal Way, WA 98023 Federal Way, WA 98023 Federal Way, WA 98023 502945 0900 502945 0910 502945 0920 Crisostomo & Digna Legaspi Richard & Carolyn Bums Elinor Wrolstad 3901 S Sullivan St 2648 SW 351st Pl 2642 SW 351st PI Seattle, WA 98118 Federal Way, WA 98023 Federal Way, WA 98023 ftiquettes faciles a peter A Consultez la feuille www.avery.com —111— 1_ . ems: -.trio r-4b C--- .4.. DEPARTMENT OF CommuNI TY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 ,".vN.ciN*ttedesalwgv.rcm DECLARATION OF DISTRIBUTION x 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 & Optional DNS/MDNS ❑ FWRC 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 Oe-mailed and/or ❑ posted to or at each of the attached addresses on --7 2010. Project Name File Number(s) Egs.10(D Signature a,-:, .. Date K:\CD Administration Files\Declaration of Distrtbution.doc/Last printed 12/31/2009 11:32:00 AM NOTICE OF PUBLIC LAND USE HEARING Norpoint Heights Preliminary Plat File No: 08-100329-00-SU Notice is hereby given that the City of Federal Way Land Use Hearing Examiner will hold a public hearing at approximately 2:00 p.m., or soon thereafter, on January 27, 2010, in the Federal Way City Council Chambers, 33325 8th Avenue -South, Federal Way, WA. Topic: Preliminary plat approval of a 14-lot single-family residential subdivision as provided for tinder Federal Way City Cade (FWCC) Chapter 20, "Subdivisions," and requiring approval pursuant to F W CC Section 20-110. Location: SW 352°a Street & 27`'Avenue SW Parcel #252103-9026 Applicant: Landmark Homes Inc. PO Box 26116 Federal Way, WA 98003 Owner: Landmark Homes Inc. PO Box 26116 Federal Way, WA 98003 Any person may participate in the public hearing by submitting written comments to the Hearing Examiner, either by delivering these comments to the Department of Community Development Services prior to the hearing, or by giving them directly to the Hearing Examiner at the hearing: or by appearing in person, or through a representative, at the hearing and presenting public testimony. The Hearing Examiner will issue a decision on the application within 10 working days after the close of the hearing. Only persons who subnut written or oral comments to the Hearing Examiner may request a reconsideration of the Hearing Examiner's decision. The application for the proposal is to be reviewed under applicable codes, regulations, and policies of the City of Federal Way. The official file is available for review during working hours (Monday through Friday, 8:00 a.m. to 5:00 p.m.) in the Department of Community Development Services, 33325 81h Avenue South, PO Box 9718 Federal Way, WA 99063-9718. A staff report will be available for review one week prior to the hearing. Any questions regarding this proposal should be directed to Associate Planner David Lee at 253-835-2622. Doc. LD. 52570 L E 7 L. n ,—i 0 Q. L. 0 a) c a) a' ti N 06 4- a) a) U) c N LO co CO 06 W U O CO O � O O co 9 M O O N O M T- O c6o O rl- co LL 0 c - 0 0 'U) M� CO 7 O in o E U > a) �0-5._ U� � O (n ' 0 , Q. o m a I� MCA O MCA O Tamara Fix From: Mary Lou Goss [mgoss@fedwaymirror.com] Sent: Thursday, January 07, 2010 9:45 AM To: Tamara Fix Subject: Re: Legal Notice - Norpoint Heights Good Morning - Will do! Mary Lou Mary Lou Goss Office Manager/ Marketing Consultant Federal Way Mirror 1414 S 324th St., Suite B-210 Federal Way, WA 98003 253-925-5565 From: Tamara Fix [mailto:Tamara.Fix@cityoffederalway.com] To: 'admin@fedwaymirror.com' [mailto:admin@fedwaymirror.com] Sent: Thu, 07 Jan 2010 09:25:40 -0800 Subject: Legal Notice - Norpoint Heights Please publish the following legal notice (Norpoint Heights Hearing, 08-100329) in Saturday's (Jan. 9, 2010) issue. Please confirm and issue an affidavit of publication. Thanks! Cit I ("Way "I expect to pass through this world but once. Any good that I can do, or any kindness I earl show, let me do it !,ow. . tID i L E NOTICE OF PUBLIC LAND USE HEARING Norpoint Heights Preliminary Plat File No: 08-100329-00-SU Notice is hereby given that the City of Federal Way Land Use Hearing Examiner will hold a public hearing at approximately 2:00 p.m., or soon thereafter, on January 27, 2010, in the Federal Way City Council Chambers, 33325 8"' Avenue South, Federal Way, WA. Topic: Preliminary plat approval of a 14-lot single-family residential subdivision as provided for under Federal Way City Code (FWCC) Chapter 20, "Subdivisions," and requiring approval pursuant to FWCC Section 20-110. Location: SW 352°d Street & 27"'Avenue SW Parcel #252103-9026 Applicant: Landmark Homes Inc. PO Box 26116 Federal Way, WA 98003 Owner: Landmark Homes Inc. PO Box 26116 Federal Way, WA 98003 Any person may participate in the public hearing by submitting written comments to the Hearing Examiner, either by delivering these comments to the Department of Community Development Services prior to the hearing, or by giving them directly to the Hearing Examiner at the hearing, or by appearing in person, or through a representative, at the hearing and presenting public testimony. The Hearing Examiner will issue a decision on the application within 10 worlang days after the close of the hearing. Only persons who submit written or oral comments to the Hearing Examiner may request a reconsideration of the Hearing Examiner's decision. The application for the proposal is to be reviewed under applicable codes, regulations, and policies of the City of Federal Way. The official file is available for review during worldng hours (Monday through Friday, 8:00 a.rrL to 5:00 p.m.) in the Department of Community Development Services, 33325 8`1' Avenue South, PO Box 9718 Federal Way, WA 98063-9718. A staff report will be available for review one week prior to the hearing. Any questions regarding this proposal should be directed to Associate Planner David Lee at 253-835-2622. Doc I D 52570 i L O v u LL i M r f E co � A• A it 1 N f ca N co LO cn N . � M W 4—j I- 3AF/ 4ILZ 06 o W s o u ' a O C9 co QQ M S MOi 0>, OCO C of N O M .� O pp O v O r c _N co .� N o o,- L o I cu a N r LC) CIO U) .0 r Q= 4) am LL O O O O N .0 DEPARTMENT OF COMMUNTPY DEVELOPMENT SERVICES 33325 8th Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-7000; Fax 253-835-2609 w"V- •.cit offedL-ia vn• ,cc DECLARATION OF DISTRIBUTION I �. �„{ x.R hereby declare, under penalty of perjury of the laws of the State of Was ington, 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 was ❑ mailed ❑ faxed l 2010. 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 9posted to or at each of the attached addresses on ors+- I��rnh+s 'Pre JLr1AJ'VL(kVq Pa-t File Number(s) 6d S Q 06— J44 Signature a r �'�� Date 4 K:\Intern\Declaration of Distribution nolices\Declaration of Distribution with Posting Sites.doc/Last printed 1/11 /2010 Posting Sites: Federal Way City Hall - 33325 8th Avenue (posted 1 /8/10) Federal Way 320th Branch Library - 848 South 320th Street (posted 1 /8/10) Subject Site - SW 352^d Street & 27th Avenue SW (posted 1 /11 /10) K:\Intern\Declaration of Distribution notices\Declaration of Distribution with Posting Sites.doc/Last printed 1 /11 /2010 r� CITY OF Federal Warr NOTICE OF PUBLIC LAND USE HEARING Norpoint Heights Preliminary Plat File No: 08-100329-00-SU Notice is hereby given that the City of Federal Way Land Use Hearing Examiner will hold a public hearing at approximately 2:00 p.m., or soon thereafter, on January 27, 2010, in the Federal Way City Council Chambers, 33325 86' Avenue South, Federal Way, WA. Topic: Preliminary plat approval of a 14-lot single-family residential subdivision as provided for under Federal Way 04, Code (FWCC) Chapter 20, "Subdivisions," and requiring approval pursuant to FWCC Section 20-1 10. Location: SW 352°d Street & 27`I' Avenue SW Parcel #252103-9026 Applicant: Landmark Homes Inc. PO Box 26116 Federal Way, WA 98003 Owner: Landmark Homes Inc. PO Box 26116 Federal Way, WA 98003 Any person may participate in the public hearing by submitting written comments to the Hearing Examiner, either by delivering these comments to the Department of Community Development Services prior to the hearing, or by giving them directly to the Hearing Examiner at the hearing; or by appearing in person, or through a representative, at the hearing and presenting public testimony. The Hearing Examiner will issue a decision on the application within 10 working days after the close of the hearing. Only persons who submit written or oral comments to the Hearing Examiner may request a reconsideration of the Hearing Examiner's decision. The application for the proposal is to be reviewed under applicable codes, regulations, and policies of the City of Federal Way. The official file is available for review during working hours (Monday through Friday, 8:00 a.m. to 5:00 p.m.) in the Department of Community Development Services, 33325 80' Avenue South, PO Box 9718 Federal Way, WA 98063-9718. A staff report will be available for review one week prior to the hearing. Any questions regarding this proposal should be directed to Associate Planner David Lee at 253-835-2622. Doc I D 51_570 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL RESUBMITTAL DATE: August 25, 2009 TO: Kevin Peterson, Development Services Soma Chattopadhyay, PW Traffic Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue Tanya Noscimento, Federal Way School District FROM: David Lee FILE NUMBER(S): 08-100329-00-SU RELATED FILE NOS.: None PROJECT NAME: NORPOINT HEIGHTS PROJECT ADDRESS: SW 353RD ST ZONING DISTRICT: PROJECT DESCRIPTION: Subdivide about 3.0 acres into 14 SF residential lots, access road and stormwater tract. LAND USE PERMITS: Preliminary Plat, SEPA PROJECT CONTACT: ESM CONSULTING ENGINEER LLC STUARTSCHEUERMAN 339151STWAYSSuite200 MATERIALS SUBMITTED: Site Plan Resub Narrative I� --�ESUBMITTLU AUG 2 5 2009 _ C .Q_H S_i L T_L N August 24, 2009 Mr. David Lee Associate Planner City of Federal Way - City Hall P.O. Box 9718 Federal Way, WA 98063-9718 RE: File # 08-100329-00-SU Norpoint Heights Preliminary Plat Dear Mr. Lee: CITO�DPWAYBp{NGE Job No. 1453-002-007 Enclosed is the resubmittal package for the Norpoint Heights Subdivision, File #08- 100329-00-SU. This package includes eight (8) copies of the Norpoint Heights Preliminary Plat Plans. The following is a response to City Comment letter dated August 7, 2009. City comments are normal text and our response is in bold. ❑eyeiogment Services Comments 1. The side of the stormwater pond that is not enclosed with a retaining wall shall be shown to be a slope of note more than 3:1, per the requirements of the King County Surface Water Design manual (KCSWDM). The access road does not satisfy this requirement The storm drainage pond has been changed from a public facility to the private facility; therefore the side slopes can be at 2:1 as oppose 3:1 noted in the comment above. 2. Walls that are submerged or partially submerged shall be designed as cast -in - place. All walls within pond tract are noted as cast -in -place. 3. Show the Tract Boundaries on the pond cross -sections. Tract Boundaries are shown on the pond cross -sections. 33915 1st Way South Tel (253) 838 6113 Bothell (425) 415 6144 Civil Engineering Land Planning Suite 200 Fax (253) 838 7104 www.esmcivil.com Project Management Public Works Federal Way, WA 98003 Toll Free (800) 345 5694 Land Surveying Landscape Architecture Mr. David Lee August 24, 2009 Page 2 of 3 4. Show the pond wall footings on the pond cross -sections. The wall footings cannot extend beyond the tract boundary line. Cast -in -place wall footings are shown on the pond cross -sections. Wall footings are shown inside tract boundary lines. 5. Proposed walls (that are not submerged), shall show the extents of the tie -backs on the cross -sections. The wall tie -backs cannot extend beyond the tract boundary line. All walls in pond tract are cast -in -place therefore this comment does not apply. 6. Indicate the construction type of the pond berm (earth or retaining wall). The berm shall be designed per the requirement of the KCSWDM. The pond berm is reflected and noted as a retaining wall and designed per KCSWDM requirements. 7. Show the inlet pipe, outlet pipe, and control structure on at least one of the pond cross -sections. The pond inlet pipe, outlet pipe, and control structure are shown on the pond cross -sections. 8. Any slope(s) above the pond walls, that are greater than 3:1 slope, should be placed with drought tolerant shrubs, and shall be set aside in a separate tract that will be dedicated to the future homeowner of the plat All slope(s) above the pond wall are designed with drought tolerant shrubs. The pond tract will be privately maintained which meets the intent of the comment above. 9. Street tree species shall be from the City -approved tree type, per City Detail 3-48. A note has been added to the landscape drawing indicating that the streets trees shall be a City -approved tree type per City Detail 3-48. Actual street tree type will be established by the construction plan submittal. 10. Street trees shall be 2.5-inch caliper. A note on the landscape drawing specifying that the street trees shall be 2.5-inch caliper. 11. The applicant/engineer shall provide a copy of the plans and T.I.R. to the City of Tacoma for review of the proposed street and storm drainage systems. Plans and TIR have been submitted to the City of Tacoma for review. See attached a -mails for verification. rES� Mr. David Lee August 24, 2009 Page 3 Traffic Comments 1. Non -motorized path should be 20 feet according to the City standard. Please modify the width (Section B-B). The non -motorized path has been adjusted per an approved modified section per Kevin Peterson. 2. Please submit street lighting for internal road according to Federal Way City Standard for safety reasons. Street lighting has been shown on the plans. Full design of the street lights will be shown on the construction plans. 3. Please provide "No Outlet" sign on SW 353`d Place entrance. A "No Outlet" sign on SW 353rd Place has been added to the plan set 4. A consensus on concurrency has not been met. Please contact Soma Chattopadhyay for further information. Consensus on the traffic concurrency is been coordinated with Soma Chattopadhyay. If you have any questions or comments, please call me at (253) 838-6113. Sincerely, ESM CONSULTING ENGINEERS, L.L.C. p BRIANNE GASTFIELD, E, LEED° AP Project Manager Enclosures CC: David Litowitz, Landmark Homes Ilesm8lenghesm-iobs11453100210071docu mentVetter-012.doc CITY OF A.. Federal August 7, 2009 Stuart Scheuerman ESM Consulting Engineer LLC 33915 1" Way South, Suite 200 Federal Way, WA 98003 CITY HALLFILE 33325 8th Avenue South y Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #08-100329-00-SU; NORPOINT HEIGHTS SW 353'4 Street, Federal Way Dear Mr. Scheuerman: The Department of Community Development Services received your application on January 22, 2008, for the Norpoint Heights Preliminary Plat, a 14-lot subdivision. The following comments must be addressed regarding your most recent resubmittal June 26, 2009. Development Services, Kevin Peterson (253-835-2734, Kevin.peterson@cityoffederalway.com) Preliminary Plat Comments 1) The side of the stormwater pond that is not enclosed with a retaining wall shall be shown to be a slope of not more than 3:1, per the requirements of the King County Surface Water Design Manual (KCSWDM). The access road does not satisfy this requirement. 2) Walls that are submerged or partially submerged shall be designed as cast -in -place. 3) Show the Tract Boundaries on the pond cross -sections. 4) Show the pond wall footings on the pond cross -sections. The wall footings cannot extend beyond the tract -boundary line. 5) Proposed walls (that are not submerged), shall show the extents of tie -backs on the cross -sections. The wall tie -backs cannot extend beyond the tract boundary line. 6) Indicate the construction type of the pond berm (earth or retaining wall). The berm shall be designed per the requirements of the KCSWDM. 7) Show the inlet pipe, outlet pipe, and control structure on at least one of the pond cross -sections. 8) Any slope(s) above the pond walls, that are greater than 3:1 slope, should be planted with drought - tolerant shrubs, and shall be set aside in a separate tract that will be dedicated to the future homeowners of the plat. 9) Street tree species shall be from the City -approved tree type, per City Detail 3-48. 10) Street trees shall be 2.5-inch caliper. 11) The applicant/engineer shall provide a copy of the plans and T.I.R. to the City of Tacoma for review of the proposed street and storm drainage systems. ;w,rc ;4 44,�cl5kuerniw August 7, 2009 Page 2 Traffic, Soma Chattopadhyay (253-835-2745, soma.chattopadhyay@cityoffederalway.com) I. Non -motorized path should be 20 feet according to the City standard Please modify the width (Section B-B). 2. Please submit street lighting for internal road according to Federal Way City Standard for safety reasons. 3. Please provide "No Outlet" sign on SW 353`d Place entrance. 4. A consensus on concurrency has not been met. Please contact Soma Chattopadhyay for further information. CLOSING Pursuant to FWCC Section 22-34, if an applicant fails to provide additional information to the City within 180 days of being notified that such information is requested, the application shall be deemed null and void and the City shall have no duty to process, review, or issue any decisions with respect to such an application. Please submit eight sets of corrected plans (with the enclosed resubmittal form). Additionally, please include a cover sheet specifying the changes made to plans and how they meet the requirements of the review comment. If you have any questions, please feel free to contact me at 253-835-2622, or david.lee@cityoffederalway.com. I look forward to working with you on this project. Sincerely, r� David Lee Associate Planner enc: Resubmittal Form c: Soma Chattopadhyay, Traffic Analyst Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Kevin Peterson, Development Services Chris Ingham, South King Fire & Rescue 08-1003 29 Doc. I.D. 51098 June 26, 2009 Mr. David Lee, Associate Planner City of Federal Way - City Hall P.O. Box 9718 Federal Way, WA 98063-9718 RE: File # 08-100329-00-SU Norpoint Heights Preliminary Plat Dear Mr. Lee: C_ Q N _5 U L T_l. N G_ E H L 1 N E_ E R ..S L L.L. - Job No.1453-002-007-0001 Enclosed is the resubmittal package for the Norpoint Heights Subdivision, File #08- 100329-00-SU. This package includes eight (8) copies of the Norpoint Heights Preliminary Plat Plans and three (3) Preliminary Technical Information Report. The following is a response to City Comment letter dated December 2, 2008. City comments are normal text and our response is in bold. Planning Comments 1. The site plan shows a 50-foot-wide Bonneville Power Administration easement that runs north/south on the eastern portion of the proposed site. This easement appears to traverse not only right-of-way, but also a significant portion of the proposed lots on the eastern half of the site. As explained by you (e-mail enclosed) and evidenced in the recorded documents #3145388, 7603050539, and 200312244000001, the easement only restricts the construction of structures within the easement. As such, please show the buildable areas within each lot including showing the restricted building areas and standard building setbacks of20' in the front, 5' in the back, and 5' in the rear. For panhandle lots (Lot 5), please see the enclosed property line handout to draw the proper required setback. The buildable areas of each lot must be drawn on the final mylars prior to recording. The building setbacks on each lot have been shown as ques d. �o -J'k UBMITTED JU N 2 6 2099 CITY OF FEDERAL WAY LdVFL_LJ11VVr LJ�r 1. 33915 1st Way South Tel (253) 838 6113 Bothell (425) 144 Civil Engineering Land Planning Suite 200 Fax (253) 838 7104 www.esmcivil.com Project Management Public Works Federal Way. WA 98003 Toll Free (800) 345 5694 Land Surveying Landscape Architecture Mr. David Lee June 26, 2009 Page 2 2. It appears from the resubmittal narrative that the applicant wishes to opt for a fee in lieu regarding the open space requirement. A request for a fee in lieu has not yet been submitted to the PARCS Director. PUrSUant to FWCC 20-156(b), a subdivision must provide open space in the amount of 15 percent of the gross land area of the subdivision site. On -site open space must include a minimum of 10 percent usable area and must comply with the open space types and quantities specifically described in FWCC 22-156(a) through (c). A fee in lieu payment may be made to satisfy open space requirements at the discretion of the City's PARCS Director after consideration of the City's overall park plan, quality, location, and service area of the open space that would Otherwise be provided within the project. The fee in lieu of open space shall be calculated on 15 percent of the market value of the property at time of final plat Usable open space design or fee options, along with provisions for access, improvements, ownership, and maintenance, will be reviewed in conjunction with review of the preliminary plat. A formal request for the fee in lieu of the open space requirement was made to the City in a letter to Donna Hanson from Landmark Homes dated December 19, 2008. Development Services Comments As noted previously, sections of the wall within the pond tract continue to be shown greater than 8 feet in height The City will not approve walls that exceed 8 feet in height (exposed portion) within the storm drainage tract if walls are necessary, then terracing is required (maximum of 8 feet exposed), with a minimum of 5 feet between walls, a maximum of 3:1 slope between the walls, and fencing along the top of wall(s). For future ownership purposes, the area above the lowest wall shall be dedicated to the future homeowners' association. The wall located within the pond tract has been modified to have a maximum height of 8 feet exposed. 2. The pond outlet control structure shall be located in or near the pond access road. The pond outlet is now located near the pond access road. 3. The pond tract will be dedicated to the City of Federal Way at the time of final plat recording. As part of the dedication process, the city requires 'clear title' to those areas (pond tracts and/or road right-of-way) being dedicated, which means the existing power easement that lies along the west edge of the pond tract would have to be vacated or relinquished. In order to accomplish this, the existing overhead lines will have to be re -located outside the tract. While this does not have to occur for preliminary plat approval, the applicant and/or owner should be made aware of the requirement to relocate the existing overhead lines, as it will be a condition of preliminary plat approval. Since all new utility service lines within the plat will be located underground, it may be advantageous to locate the existing service(s) underground. This item will be addressed in final engineering as noted in comment. Mr. David Lee June 26, 2009 Page 3 4. Add the City preliminary plat File Number (08-100329-00-SU) to the drawings. The latest plans still indicate the pre -application file number. The City preliminary plat file number has been updated on the plan set Traffic Comments 1. Please submit documentation or approval from City of Tacoma that shows that the driveway spacing meets the City of Tacoma standards. The City of Tacoma has approved the driveway spacing as requested. Documentation in the form of approved plans was sent to David Lee on June 25, 2009 by Larry Criswell, City of Tacoma Construction Engineer, via e-mail. 2. Please pave the connection from proposed internal road to Norpoint Way, which is shown as a gravel road. The roadway between the internal road and Norpoint Way is now shown as being paved. Please see the approved City of Tacoma plans for verification. If you have any questions or comments, please call me at (253) 838-6113. Sincerely, ESM CONSULTING ENGINEERS, L.L.C. BRIANNE GASTFIELD, LEED° AP Project Manager Enclosures CC: David Litowitz, Landmark Homes kle=8leng hes m-joWl 453100210071docu mentVetter-010.doc CITY of CITY HALL 33325 8th Avenue South Way Mailing Address: 98 Box 9718 FederalFederal Way, WA 98063-9718 (253) 835-7000 www. cityoffederalway. com December 2, 2008 Stuart Scheuerman ESM Consulting Engineers LLC 33915 1"Way South, Suite 200 Federal Way, WA 98003 - RE: File #08-100329-00-SU; NORPOINT HEIGHTS SW 353d Street, Federal Way Dear Mr. Scheuerman: The Department of Community Development Services received your application on January 22, 2008, for the Norpoint Heights Preliminary Plat, a 14-lot subdivision. The following comments must be addressed regarding your most recent resubmittal. Planning, David Lee (253-835-2622, david.lee@cityoffederalway.com) The site plan shows a 50-foot-wide Bonneville Power Administration easement that runs north/south on the eastern portion of the proposed site. This easement appears to traverse not only right-of-way, but also a significant portion of the proposed lots on the eastern half of the site. As explained by you (e-mail enclosed) and evidenced in the recorded documents #3145388, 7603050539, and 2003 1224460000 1, the easement only restricts the construction of structures within the easement. As such, please show the buildable areas within each lot including showing the restricted building areas and standard building setbacks of 20' in the front, 5' in the back, and 5' in the rear. For panhandle lots (Lot 5), please see the enclosed property line handout to draw the proper required setback. The buildable areas of each lot must be drawn on the final mylars prior to recording. 2. It appears from the resubmittal narrative that the applicant wishes to opt for a fee in lieu regarding the open space requirement. A request for a fee in lieu has not yet been submitted to the PARCS Director. Pursuant to FWCC 20-156(b), a subdivision must provide open space in the amount of 15 percent of the gross land area of the subdivision site. On -site open space must include a minimum of 10 percent usable area and must comply with the open space types and quantities specifically described in FWCC 22-156(a) through (c). A fee in lieu payment may be made to satisfy open space requirements at the discretion of the City's PARCS Director after consideration of the City's overall park plan, quality, location, and service area ol''the open space that would otherwise be provided within the project. The fee in lieu of open space shall be calculated on 15 percent of the market value of the property at time of final plat. Usable open space design or fee options, along with provisions for access, improvements, ownership, and maintenance, will be reviewed in conjunction with review of the.preliminary plat. Development Services, Kevin Peterson (253-835-2734, Kevin.peterson@cityoffederalway.com) Preliminary Plat Comments I . As noted previously, sections of the wall within the pond tract continue to be shown greater than 8 feet in height. The City will not approve walls that exceed 8 feet in height (exposed portion) within the storm drainage tract. If walls are necessary, then terracing is required (maximum of 8 feet ' ��GhpllcrrT}Sl� December 2, 2008 Page 2 exposed), with a minimum of 5 feet between walls, a maximum of 3:1 slope between the walls, and fencing along the top of wall(s). For future ownership purposes, the area above the lowest wall shall be dedicated to the future homeowners' association. 2. The pond outlet control structure shall be located in or near the pond access road. 3. The pond tract will be dedicated to the City of Federal Way at the time of final plat recording. As part of the dedication process, the city requires `clear title' to those areas (pond tracts and/or road right-of-way) being dedicated, which means the existing power easement that lies along the west edge of the pond tract would have to be vacated or relinquished. In order to accomplish this, the existing overhead lines will have to be re -located outside the tract. While this does not have to occur for preliminary plat approval, the applicant and/or owner should be made aware of the requirement to relocate the existing overhead lines, as it will be a condition of preliminary plat approval. Since all new utility service lines within the plat will be located underground, it may be advantageous to locate the existing service(s) underground. 4. Add the City preliminary plat File Number (08-100329-00-SU) to the drawings. The latest plans still indicate the preapplication file number. Traffic, Soma Chattopadhyay (253-835-2745, soma.chattopadhyay@cityoffederalway.com) 1. Please submit documentation or approval from City of Tacoma that shows that the driveway spacing meets the City of Tacoma standards. 2. Please pave the connection from proposed internal road to Norpoint Way, which is shown as a gravel road. CLOSING Pursuant to FWCC Section 22-34, if an applicant fails to provide additional information to the City within 180 days of being notified that such information is requested, the application shall be deemed null and void and the City shall have no duty to process, review, or issue any decisions with respect to such an application. Please submit eight sets of corrected plans (with the enclosed resubmittal form). Additionally, please include a cover sheet specifying the changes made to plans and how they meet the requirements of the review comment. If you have any questions, please feel free to contact me at 253-835-2622, or david.lee@cityoffederalway.com. I look forward to working with you on this project. Sincerely, David Lee Associate Planner enc: Resubmittal Form c: Soma Chattopadhyay, Traffic Analyst Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Kevin Peterson, Development Services Chris Ingham, South King Fire & Rescue 08-100329 Doc I D 47937 July, 9 2008 Mr. David Lee Assistant Planner City of Federal Way - City Hall 33325 8th Ave. S. PO Box 9718 Federal Way, WA 98063-9718 100-549 RE: File # 08-`, - J-00-sU Norpoint Heights Dear Mr. Lee, LN_IF�H G_1_rLE �-- 1453-002-008-0001 Enclosed is the resubmittal package for the Norpoint Heights This package includes eight (8) copies of the Norpoint Heights revised preliminary plat. The following is a response to your comments in your May 6, 2008 letter. The original comments are normal text and the response is in bold. The site plan shows a 50-foot-wide Bonneville Power Administration easement that runs north/south on the eastern portion of the proposed site. This easement appears to traverse not only right of way, but also a significant portion of the proposed lots on the eastern half of the site Please explain the restrictions and limitations of this easement Additionally, please provide the recorded documents #3145388, 7603050539, and 200312244000001 as documented on the plans. Enclosed find the requested recorded documents along with recorded document 9110020906, which is a release of the westerly 50 feet of the BPA easement The general restriction is no buildings are allowed in the easement, but there is no restriction indicated for roads, utilities and other like items. 2. Please provide a tree protection plan for the trees to be retained. A "no disturbance area should be marked on the site plan around the trees to be retained. Additionally, the following management practices shall be observed per Federal Way City Code (FWCC) Section 1568(c)(6): a. A no disturbance area, which shall be defined to be the drip line of the significant tree, shall be identified during the construction sue.__, Jft f TED i. A temporary five-foot chain -link fence; JUL 112008 CITY OF FEDERAL WAY BUILDING DEPT. 33915 1st Way South Tel (253) 838 6113 Bothell (425) 415 L144 Suite 200 Fax (253) 838 7104 www.esmcivii.com Federal Way. WA 98003 Toll Free (800) 345 5694 Civil Engineering Project Management Land Surveying q Land Planning Public Works Landscape Architecture Mr. David Lee July 9, 2008 Page 2 ii. A line of five-foot high, orange colored two-by-four inch stakes placed no more than 10' a part connected by highly visible surveyor's ribbon. b. No impervious surfaces fill, excavation, or storage of construction materials shall be permitted within the no disturbance area. c. If the grade level around the tree is to be raised by more than one foot, a rock well shall be equal to the diameter of the tree trunk plus 10'. Proper drainage, and irrigation if necessary, shall be provided in all rock wells. The landscape plan prepared by The Roper Company was also a tree retention plan. The trees to be protected on this plan are also shown as being protected on the Preliminary Clearing/Grading and Utility plan. The notes will be added to the final construction drawings. 3. Please submit a separate preliminary clearing and grading plan that clearly delineates the clearing and grading limit. Please note that all existing significant trees and natural vegetation must be retained on the site to be subdivided, except that which will be removed for improvements or grading as shown on approved engineering plans. Clearing and grading of individual future lots is not permitted during construction of the plat infrastructure, except in locations to be determined by the City that present extreme topography or other unusual conditions. The original site and utility has been revised to show the preliminary clearing, grading and utilities. 4. Pursuant to FWCC 20-156(b), a subdivision must provide open space in the amount of 15 percent of the gross land area of the subdivision site. On -site open space must include a minimum of 10 percent usable area and must comply with the open space types and quantities specifically described in FWCC 22-1 56(a) through (c). A fee in lieu payment may be made to satisfy open space requirements at the discretion of the City's PARCS Director after consideration of the City`s overall park plan, quality, location, and service area of the open space that would otherwise be provided within the project The fee in lieu of open space shall be calculated on 15 percent of the market value of the property at time of final plat Usable open space design or fee options, along with provisions for access, improvements, ownership, and maintenance, will be reviewed in conjunction with review of the preliminary plat The owner would like to peruse the "A fee in lieu" option for this requirement Preliminary Plat Comments 1. An access road to the bottom of the pond is required. The enclosed revised grading plan shows an access road to within 4 feet of the pond bottom since bottom area is less than 1500 st 2. Provide an emergency pond overflow. A jailhouse frame/grate will be added to the control structure for an emergency overflow. 3. Sections of the wall within the pond tract are greater than 8 feet in height The City will not approve walls that exceed 8 feet in height (exposed portion). If walls are necessary, then terracing is required (maximum of 8 feet exposed), with a Mr. David Lee July 9, 2008 Page 3 minimum of 5 feet between walls, a maximum of 3: 1 slope between the walls, and fencing along the top of wall(s). For future ownership purposes, the area above the lowest wall shall be dedicated to the future homeowners' association. The wall height varies around the pond with most under 8 feet 4. If the pond is surrounded (75% maximum) by vertical retaining wall(s); the remaining interior side slope shall be a maximum of 3:1. The pond has an access road along more than 25% of the pond with a slope of 7:1. 5. It appears the down -guy anchors for the utility pole located at the SE comer of the intersection of the new plat road and Norpoint Way may conflict with the proposed sidewalk The applicant should verify the down -guy anchor locations of that pole. The guy anchors are in the proposed new plat road and will need to be relocated. The owner will work with Tacoma Power to install new guy poles outside the roadway area. 6. The curb radius and sidewalk at the north end of the cul-de-sac shall be completed, and the private access tract shall be designed with a standard driveway approach off of the cul-de-sac. The cul-de-sac and private access tract has been revised. 7. The private access tract, as proposed, is not per City Standards. A written request to modify this street section shall be submitted for review by the Public Works Department The private access tract has been adjusted based on comments from the City. 8. The applicant shall provide written confirmation from the utility provider (Tacoma Power), that the storm drainage pond is allowed within the existing easement The easement as written does not restrict the placement of a stormwater facility in this easement 9. The applicant shall provide documentation that indicates the improvements as proposed are allowed within the existing Bonneville Power Administration (BPA) easement The easement as written does not restrict the placement of the proposed facilities in this easement 10. Add the City File Number (08-100329-00-S11) to the drawings. The City file number has been added to the sheets. 11. Provide dimensions between the existing structure and the north and (proposed) east property lines. The dimensions have been added. 12. Show any proposed easements, with dimensions. (Water and sanitary easements on private access tract, and water easement on Lot 5 and Parcel 176150-0305). The proposed easements have been shown. Mr. David Lee July 9, 2008 Page 4 13. The geo-technical report (included in the stormwater Technical Information Report) indicates an area of 40% slopes near the northeast comer of the existing home. Show the area (s) of 40% slopes that are located within 25 feet of the subject site. This area has been shown on the preliminary plat SEPA Checklist Comments Item A 10. Since development activities will disturb greater than 1 acre, a National Pollutant Discharge Elimination System (NPDES) Permit is required. This permit is available through the Washington State Department of Ecology (WSDOE). This comment is noted, and this permit will be pursued after the preliminary plat process. Traffic The existing house's driveway and proposed internal road are very close. Please contact City of Tacoma for driveway spacing requirements. Please send any documentation regarding City of Tacoma's requirements. The access road plans for the connection between this new plat's road and Norpoint Way have been developed and submitted using the City of Tacoma requirements. Also, all plans and reports which have been submitted to the City of Federal Way were also submitted to the City of Tacoma. The plans developed for the City of Tacoma have been reviewed and are set to be approved. This approval would indicate the city does not have an issue with the driveway/road spacing. 2. Please amend the SEPA Checklist Section 14.g. "Transportation" to read: "Construct new roads, improve existing and pay proportionate share if any". Section 14.g. has not been changed. If the City requires any proportional share, it would need to come as a condition of approval. Since this project uses the City of Tacoma roadways as access, there should be minimum traffic mitigation requirement from the City of Federal Way. If you have any comments or questions please feel free to call or e-mail. Sincerely Enclosures Besm-jobs11453100210071docu m entlletter-004.doc ` CITY OF Ak Federal May 21, 2008 CITY HALL 33325 8th Avenue South Way Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Stuart Scheuerman ESM Consulting Engineers LLC 33915 1" Way South, Suite 200 Federal Way, WA 98003 RE: File #08-100329-00-SU; NORPOINT HEIGHTS SW 353`d Street, Federal Way Dear Mr. Scheuerman: The Department of Community Development Services received your application on January 22, 2008, for the Norpoint Heights Preliminary PIat, a 14-lot subdivision. Pursuant to City regulations, the application was determined complete on February 21, 2008. A notice of application was issued on February 23, 2008, with a comment period ending March 10, 2008. No public comments have been received by the City of Federal Way. A preliminary technical review has since been completed. Planning, David Lee (253-835-2622, david.lee@citvoffederalway.com) The site plan shows a 50-foot-wide Bonneville Power Administration easement that runs north/south on the eastern portion of the proposed site. This easement appears to traverse not only right-of-way, but also a significant portion of the proposed lots on the eastern half of the site. Please explain the restrictions and limitations of this easement. Additionally, please provide the recorded documents #3145388, 7603050539, and 200312244000001 as documented on the plans. 2. Please provide a tree protection plan for the trees to be retained. A "no disturbance area" should be marked on the site plan around the trees to be retained. Additionally, the following management practices shall be observed per Federal Way Ciiv Code (FWCC) Section 1568(c)(6): a. A no disturbance area, which shall be defined to be the drip line of the significant tree, shall be identified during the construction stage with either: i. A temporary five-foot chain -link fence; ii. A line of five-foot high, orange colored two-by-four inch stakes placed no more than 10' apart connected by highly visible surveyor's ribbon. b. No impervious surfaces, fill, excavation, or storage of construction materials shall be permitted within the no disturbance area. C. If the grade level around the tree is to be raised by more than one foot, a rock well shall be equal to the diameter of the tree trunk plus 10'. Proper drainage, and irrigation if necessary, shall be provided in all rock wells. Please submit a separate preliminary clearing and grading plan that clearly delineates the clearing and grading limits. Please note that all existing significant trees and natural vegetation must be retained on the site to be subdivided, except that which will be removed for improvements or grading as shown on approved engineering plans. Clearing and grading of individual future lots is Mr•Sgrti3� �: May 21, 2008 Page 2 not permitted during construction of the plat infrastructure, except in locations to be determined by the City that present extreme topography or other unusual conditions. 4. Pursuant to FWCC 20-156(b), a subdivision must provide open space in the amount of 15 percent of the gross land area of the subdivision site. On -site open space must include a minimum of 10 percent usable area and must comply with the open space types and quantities specifically described in FWCC 22-156(a) through (c). A fee in lieu payment may be made to satisfy open space requirements at the discretion of the City's PARCS Director after consideration of the City's overall park plan, quality, location, and service area of the open space that would otherwise be provided within the project. The fee in lieu of open space shall be calculated on 15 percent of the market value of the property at time of final plat. Usable open space design or fee options, along with provisions for access, improvements, ownership, and maintenance, will be reviewed in conjunction with review of the preliminary plat. Development Services, Kevin Peterson (253-835-2734, Kevin.peterson@cityoffederalway.com) Preliminary Plat Comments 1) An access road to the bottom of the pond is required. 2) Provide an emergency pond overflow. 3) Sections of the wall within the pond tract are greater than 8 feet in height. The City will not approve walls that exceed 8 feet in height (exposed portion). If walls are necessary, then terracing is required (maximum of 8 feet exposed), with a minimum of 5 feet between walls, a maximum of 3:1 slope between the walls, and fencing along the top of wall(s). For future ownership purposes, the area above the lowest wall shall be dedicated to the future homeowners' association. 4) If the pond is surrounded (75% maximum) by vertical retaining walls, the remaining interior side slope shall be a maximum of 3:1. 5) It appears the down -guy anchors for the utility pole located at the SE corner of the intersection of the new plat road and Norpoint Way may conflict with the proposed sidewalk. The applicant should verify the down -guy anchor locations of that pole. 6) The curb radius and sidewalk at the north end of the cul-de-sac shall be completed, and the private access tract shall be designed with a standard driveway approach off of the cul-de-sac. 7) The private access tract, as proposed, is not per City Standards. A written request to modify this street section shall be submitted for review by the Public Works Department. 8) The applicant shall provide written confirmation from the utility provider (Tacoma Power), that the storm drainage pond is allowed within the existing easement. 9) The applicant shall provide documentation that indicates the improvements as proposed are allowed within the existing Bonneville Power Administration (BPA) easement. 10) Add the City File Number (08-I00329-00-SU) to the drawings. l 1) Provide dimensions between the existing structure and the north and (proposed) east property lines. 12) Show any proposed easements, with dimensions. (Water and sanitary easements on private access tract, and water easement on Lot 5 and Parcel 176150-0305.) l 3) The geo-technical report (included in the stormwater Technical Information Report) indicates an area of 40% slopes near the northeast comer of the existing home. Show the area(s) of 40% slopes that are located within 25 feet of the subject site. 08-100329 Doc 1.D 45417 Mr. Scheuerman May 21, 2008 Page 3 SEPA Checklist Comments Item A.10: Since development activities will disturb greater than 1 acre, a National Pollutant Discharge Elimination System (NPDES) Permit is required. This permit is available through the Washington State Department of Ecology (WSDOE). Traffic, Soma Chattopadhyay (253-835-2745, soma.chattopadhyay@cityoffederalway.com) The existing house's driveway and proposed internal road are very close; please contact City of Tacoma for driveway spacing requirements. Please send any documentation regarding City of Tacoma's requirements. 2. Please amend the SEPA Checklist Section 14.g. "Transportation" to read: "Construct new roads, improve existing and pay proportionate share if any." CLOSING Pursuant to FWCC Section 22-34, if an applicant fails to provide additional information to the City within 180 days of being notified that such information is requested, the application shall be deemed null and void and the City shall have no duty to process, review, or issue any decisions with respect to such an application. Please submit eight sets of corrected plans (with the enclosed resubmittal form). Additionally, please include a cover sheet specifying the changes made to plans and how they meet the requirements of the review comment. If you have any questions, please feel free to contact me at 253-835-2622, or david.lee@cityoffederalway.com_ I look forward to working with you on this project. Sincerely, BUJ f _ ]David Lee r Associate Planner enc. Resubmittal Form c: Soma Chattopadhyay, Traffic Analyst Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Kevin Peterson, Development Services Chris Ingham, South King Fire & Rescue 08-100329 Doc I D 45417 4 CITY OF FEDERAL WAY NOTICE OF LAND USE APPLICATION Project Name: • Norpoint Heights Preliminary Plat Project Description: Proposal to subdivide 3.0 acres into a 14-lot single-family subdivision including infrastructure and stormwater facili- ties. Applicant: Landmark Homes Inc., PO Box 26116, Federal Way, WA Agent: ESM Consulting Engineers, 33915 1st Way South, #200, Federal Way, WA Owner. • Landmark Homes Inc., PO Box 26116, Federal Way, WA Project Location: SW 352nd Street & 27th Av- enue SW (Parcel #252103-9026) Date Application Received. January 22, 2008 Date Determined Complete: February 21, 2008 Date of Notice of Application: February 23, 2008 Comment Deadline: 5 p.m., March 10, 2008 Permits Required. Preliminary Plat Approval (File #08-100329-00-SU) SEPA Determination: File #08-100330-00-SE Other Permits Known at this Time and not In- cluded in this Application: Final Plat, Right - of -Way Permit Relevant Environmental Documents: Environ- mental Checklist, Stormwater/Drainage Tech- nical Information Report (TIR) Relevant Environmental Documents are -Avail- able at the Address Below: X Yes No Development Regulations to be used for Proj- ect Mitigation, Known at this Time: Federal Way City Code (FWCC) Any person may submit written comments on the environmental impacts of the proposal to the Director of Community Development Ser- vices by 5:00 p.m. on March 10, 2008. Details of appeal procedures for the requested envi- ronmental decision will be included with the written decision. Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations. Including the FWCC environmen- tal and zoning codes; surface and stormwater management codes; King County Road Stan- d ards; and King County Surface Water Design Manual. City Contact. Associate Planner David Lee, 253-835-2622 The official file is.available for public review at the City of Federal Way. Department of Com- munity Development Services. 33325 8th Av- enue South, PO Box 971 B. Federal Way, WA 98063-9718. FWM 1356 Date of Publication: February 23, 2008. FEOEIIAL WAY A,VIIIRROR A SOUND PUBLISHING NEWSPAPER Affidavit of Publication Rudi Alcott, being first duly sworn on oath, deposes and says that he 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-1356 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 23rd day of February, 2008 , and ending on the 23rd day of February, 2008, 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 134.11 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 26th day of February, 2008. Notary Public in and for the State of Washington, Residing at Federal Way '��ttltllllIIIf11114 4 �StJlE1YT ;�4 NOTARY L 1 elJ1 •;eA, oQ�t 0 g ,c� Onl�wASHtrrrr��� 1414 S. 324th STREET, SUITE B210, FEDERAL WAY, WA 98003 ■ 253-925-5565 ' m f A X: 253-925-5750 FILE CITY OF �. Federal February 21, 2008 ESM Consulting Engineer LLC Attn: Stuart Scheuerman 33915 1" Way South, Suite 200 Federal Way, WA 98003 CITY HALL 33325 8th Avenue South y Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #08-100329-00-SU; NORPOINT HEIGHTS SW 353rd Street, Federal Way Dear Mr. Scheuerman: The Department of Community Development Services received your application on January 22, 2008, for the Norpoint Heights Preliminary Plat, a 14-lot subdivision. Pursuant to City regulations, upon receipt of an application the City has 28 days to determine whether all required information and documentation required for a complete application has been submitted. COMPLETE APPLICATION Based on a review of your resubmitted materials relative to those requirements for a preliminary plat application, your application has been deemed complete as of February 21, 2008. Please consider this as a Letter of Completeness. Having met the submittal requirements, your application is now ready for processing. Therefore, pursuant to Federal Way City Code (FWCC), a Notice of Application will be published in the Federal Way Mirror on February 23, 2008, and other public notice will be given based on City procedures. The Department of Community Development Services has responsibility to notify other agencies that may have jurisdiction over your development project or an interest in it. As you are aware, the applicant has various requirements associated with public notices for the Norpoint Heights Preliminary Plat. Public notice of the complete application shall occur in accordance with FWCC Section 20-118, as noted below: The public will be notified of the complete application through the mailed notices, and on- and off - site notices. The applicant is responsible for installation of an on -site notice board.' These must be installed on or before March 6, 2008. (This is within 14 calendar days of the issuance of the letter of complete application.) The City will prepare the four -foot by four -foot notice boards, which will be available for pickup by 4:00 p.m., February 27, 2008. Please refer to the enclosed public notice board handout. At the time of the SEPA determination and of the date for the public hearing, the City will post those notices on the installed large Public Notice Board. ' The notice board must be placed at the project street frontages of Norpoint Way NE. Mr. Scheuerman February 21, 2008 Page 2 The applicant is responsible for removal of the Public Notice Board, which shall occur within seven calendar days after the final decision of the City on the matter. Additionally, a preliminary technical review will now be done by staff members. A technical review letter will follow this correspondence once the initial technical review has been completed. If you have any questions, please feel free to call me at 253-835-2622 or e-mail me at david.lee@cityoffederalway.com. I look forward to working with you on this project. Sincerely, Davi Lee Associate Planner c: Kevin Peterson, PW Development Services Soma Chattopadhyay, PW Traffic Scott Sproul, Building Department Andrew Campbell, Planning Intern Chris Ingham, South King Fire & Rescue Brian Asbury, Lakehaven Utility District 08-100329 Doc. I D. 44246 44k CITY OF 10';:tSP 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.cityoffe(lercilway.com DECLARATION OF DISTRIBUTION 1, hereby declare, under penalty of perjury of the laws of the State of Washington, that a: PI -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 & Optional 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 /;ffe-mailed and/or ❑ posted to or at each of the attached addresses on 2008. Project Name C7 r D� File Number(s) 1) -S U Signature Date a - }) -J6 D 2 K:\CD Administration Flles\Declaration of Distribution.doc/Last printed 1 /3/2008 4:54:00 PM CITY OF Federal Way NOTICE OF LAND USE APPLICATION Project Name: Norpoint Heights Preliminary Plat Project Description: Proposal to subdivide 3.0 acres into a 144ot single-family subdivision including infrastructure and stormwater facilities. Applicant: Landmark Homes Inc., PO Box 26116, Federal Way, WA Agent: ESM Consulting Engineers, 33915 15` Way South, #200, Federal Way, WA Owner: Landmark Homes Inc., PO Box 26116, Federal Way, WA Project Location: SW 352°d Street & 27 h Avenue SW (Parcel #252103-9026) Date Application Received: January 22, 2008 Date Determined Complete: February 21, 2008 Date of Notice of Application: February 23, 2008 Comment Deadline: 5 p.m., March 10, 2008 Permits Required.• Preliminary Plat Approval (File #08-100329-00-SU) SEPA Determination: File #08-100330-00-SE Other Permits Known at this Time and not Included in this Application: Final Plat, Right -of -Way Permit Relevant Environmental Documents: Environmental Checklist, Stormwater/Drainage Technical Information Report (TIR) 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) Any person may submit written comments on the environmental impacts of the proposal to the Director of Community Development Services by 5:00 p.m. on March 10, 2008. Details of appeal procedures for the requested environmental decision will be included with the written decision. Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations, including the FWCC environmental and zoning codes; surface and stormwater management codes; King County Road Standards; and King County Surface Water Design Manual. City Contact: Associate Planner David Lee, 253-835-2622 The official file is available for public review at the City of Federal Way, Department of Community Development Services, 33325 8d' Avenue South, PO Box 9718, Federal Way, WA 98063-9718. Published in the Federal Way Mirror on February 23, 2008. Doc. I.D. 44247 F ;W-1 /2008) Tamara Fix- Re: Legal Notice - iyQrpoint - From: Teryl Heller <theller@fedwaymirror.com> To: "Tamara Fix"<Tamara.Fix@cityoffederalway.com> Date: 2/21 /2008 11:06 AM Subject: Re: Legal Notice - Norpoint Attachments: Part.001; 6705333033.doc Thank you Tamara. We'll have it in the 2/23. Have a good rest of the week. Hey, how's the new baby? Are you frazzled? Teryl Heller Federal Way Mirror 1414 South 324th Street, Suite B210 Federal Way, WA 98003 (phone) 253-925-5565 (fax) 253-925-5750 On Feb 21, 2008, at 8:58 AM, Tamara Fix wrote: > Please publish the following legal notice (Norpoint Heights NOA, > 08-100329) in Saturday's (Feb. 23, 2008) issue. > Please confirm and furnish an affidavit of publication. > Tamara Fix > Administrative Assistant > City of Federal Way > PO Box 9718 > Federal Way, WA 98063-9718 > 253-835-2602 Page 1 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.cRyoffederalway.co DECLARATION OF DISTRIBUTION 1, hereby declare, under penalty of perjury of the laws of the State of Washington, tha %t XNotice 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 & Optional DNS/MDNS ❑ FWCC Interpretation ❑ Other was mailed ❑ faxed 2008. 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 ❑ e-mailed and/or ❑ posted to or at each of the attached addresses on Signature z2t (:T K:\CD Administration Flies\Declaration of Distributlon.doc/Last printed 1/3/2008 4:53:00 PM Date r' ANk CITY OF Federal Way NOTICE OF LAND USE APPLICATION Project Name: Norpoint Heights Preliminary Plat Project Description: Proposal to subdivide 3.0 acres into a 14-lot single-family subdivision including infrastructure and stormwater facilities. Applicant: Landmark Homes Inc., PO Box 26116, Federal Way, WA Agent: ESM Consulting Engineers, 33915 1" Way South, #200, Federal Way, WA Owner: Landmark Homes Inc., PO Box 26116, Federal Way, WA Project Location: SW 352°d Street & 27`hAvenue SW (Parcel #252103-9026) Date Application Received: January 22, 2008 Date Determined Complete: February 21, 2008 Date of Notice of Application: February 23, 2008 Comment Deadline: 5 p.m., March 10, 2008 Permits Required: Preliminary Plat Approval (File #08-100329-00-Si) SEPA Determination: File #08-100330-00-SE Other Permits Known at this Time and not Included in this Application: Final Plat, Right -of -Way Permit Relevant Environmental Documents: Environmental Checklist, Stormwater/Drainage Technical Information Report (TIR) 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) Any person may submit written comments on the environmental impacts of the proposal to the Director of Community Development Services by 5:00 p.m. on March 10, 2008. Details of appeal procedures for the requested environmental decision will be included with the written decision. Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations, including the FWCC environmental and zoning codes; surface and stormwater management codes; King County Road Standards; and King County Surface Water Design Manual. City Contact: Associate Planner David Lee, 253-835-2622 The official file is available for public review at the City of Federal Way, Department of Community Development Services, 33325 8'h Avenue South, PO Box 9718, Federal Way, WA 98063-9718. Published in the Federal Way Mirror on February 23, 2008. Doc. I.D. 44247 0 C 0 0 7c-.:-- n f0 0 J O >, o U �s o Q N a) v f0 2 C N N a a LL in IL COJ tLL N O r V a, O co a IJ c E W L OR A-4 0 L 0 z d LL O O O O O O T- 0 0 "I "' m' „i —: I 1 1 1 E �1 sr sr 25.125' 125' Yi' 2S' 75' Si' 75' 25' 75' 75' 25' 25' 25' 25' 2i' 25' 25' 15' t5125' _ - ?' rR�s N o M 1 r 25' 25' 25' 25' ee so- 1- l r e i1.n ~ `� LOT 1 _ mm J��` N' � �• sealer 9ess. e 7 Y`= ;t — � — — � � — �6� 1PT-11� � _ � . o ? Ir. n` g iE - <s.w 3.9s • �*_ 1 - - - - - - - -- - - - — - 1 ! 1 I I 1 1 I 1 1 i'f45'i �� 125 IPI �- 1 249.66 IPI �1 1 ¢I of of ,,.I el Eti "' 1 � 1 zlo, v o ri.s/-4 � so.r }.e rq•}� u.at � ss j s9 =1 0l =1 ;I ap 'y 'II el �1 OI 15 0l ;Nmo 3S S 10.31 239 j -tow ei �1— 4 9E 1 - ! 1 I $ • 1°a UI� 1°o.ee Olt.tA14.E,•I..l� � nlrlWl� elo .alel� a.lv.I_1.�EEy�� 1 r - pso-vr�asa xjy xa-ar-°sza -eew j� 1 1 1 1 I 1 E 1 1 ! I r 14s 1 I ! w N °•os-vs a Wi x o-oc-os s N low 2 5' 25' 25, 25' 7i' � � S E� e j $ 1� 8 E� •+ i � f Or ai murr .rx 19e ! el s7 a It. x a-0F01 T ! ,. x °-oe-as ,z = r• / •,4 4 �b ilk 541 _ RS 1 1 i fl >• I - V 5 S E 56 I o`-c oi+r+r. y"i sl i 13 a N gl I ml I I e w o•E9 s2 F ! 0.59_43 x 42 w y " 1 Iel I o� al ..I lrnl I 1 w s � SO-90-0 ■ 25'To 1S't5! lu I ° 1 µ+yF a, �F s .si + E� t•-v r — r SST 1 1 _jII dl� el - ml 176.2 0-1 1 1 1 1 m 7y. N -1a- a a • �„H= roVINGTON - "mxK La. — — —CL V-211 _ _(19401 — _ -�f: __fT _ S 6.20411 C — _ — L� '---.i�il 11, _ Y - \1! SB' y � — — ——a�xxeii�uc rwu+s- - esxr. � ; � S NOS-70 •}b w �99-I6 $ ..._ .__. 44.09 '0 (6.P1 1 41 Its •1- - a a. a1 V T n J + N 0-59-21 x ]y n i+ •�i P y mi ' Bg 2a3 w I •N S e .8 •2G 1v 0 ! W N -SI-55 Y 41 .00 IPI/'� I S !e W o� MI - •i 9V s L 0.0C `Kyy �_ t J � y N Sa � � �� r•'y4 2 d % a • .�L a 'O � O pe r I A b o M 19•fY-'yamGLt.172]. 05 L O y� USiM ��'n _• .=(.-}FS s f fJ 00-a ¢ IF on n WYS.P. 978296691I-w—_ m,- p, __ N 0-59_55 YI _ 4?1 __ 4 R-��•—•—•.--•�•-• ��•�L `S 71. �•1` 'Yi �i K 71.38 = L n 25TH AVE. S.W.q-- �' �'• t]zt•+! " -ss•cc — _14 _ _ a9s s].se 1''0 _ 139 - '^ is J o a_ c '1p, -43 lCa So N 430 f 1n a•Y'•55 la ~ 92 a yy_ a 0-00-2e R IM43 Y91 e0 ~ 9= N I+ O x u o-sr-x1 r f}0 x _ 6S j� 170 rT1 -- le m e 28zj 28 A w ulm irS.19 m _ N y8 4 ((J 0 a r m 0 m 0 Easy Peel,Labels 1 A 11i� See Instruction Sheet QAVERYQ5160® 1 Use Avery® TEMPLATE 51600 � jFeedLQaper for Easy Peel Featurel f -502945 0970 502945 0940 502945 0950 Janet Rhodes Thomas Lavalais Matthew &Jackie Jarvis 2636 SW 351st PI 2632 SW 35lst PI 2628 SW 35lst PI Federal Way, WA 98023 Federal Way, WA 98023 Federal Way, WA 98023 502945 0960 502945 0970 502945 0980 Kamleshwar & Lalita Singh Linda & Matthew Hultman William & Dorothy Coops 18826 39th Ave S 17511 121st Ln SE #B104 939 Sapphire Ct Seatac, WA 98188 Renton, WA 98058 San Jose, CA 95136 502945 0990 502945 1000 502945 1010 Shawn Robb Clifford & Heather Sharp Aaron Johansen 2633 SW 35lst PI 2637 SW 35lst PI 2643 SW 35lst PI Federal Way, WA 98023 Federal Way, WA 98023 Federal Way, WA 98023 502945 1020 502945 1290 Wayne Kieffer City Of Federal Way 2649 SW 351st PI PO Box 9718 Federal Way, WA 98023 Federal Way, WA 98063 Ltiquettes faciles a peler A Consultez la feuille wwwr avery vcom Utilisez le gabarit AVERY® 51600 Sens de chargement d'instruction 1-800-GO-AVERY Easy Peel Labels PA i A See Instruction Sheet i QAWRY051600 Use Avery® TEMPLATE 51600 !F—I Paper — for Easy Peel Feature j j 635000 �j08 4 635000 008 5 635000 008 6 Edward Riehl Darrell & Laura Plein Charles & Alejandra Blakeslee 411 Norpoint Way NE 405 Norpoint Way NE 401 Norpoint Way NE Tacoma, WA 98422 Tacoma, WA 98422 Tacoma, WA 98422 635000 008 7 635000 008 8 635000 009 0 Timothy & Patricia Hoffman Merit Ventures Llc City Of Tacoma 6017 31st St NE PO Box 3293 747 Market St #737 Tacoma, WA 98422 Federal Way, WA 98063 Tacoma, WA 98402 635000 010 0 635000 011 0 635000 012 0 City Of Tacoma City Of Tacoma City Of Tacoma 747 Market St #737 747 Market St #737 747 Market St #737 Tacoma, WA 98402 Tacoma, WA 98402 Tacoma, WA 98402 635000 016 2 635000 017 0 635000 018 0 Richard Lynn Bisbee James & Lorna Nunn Scott Kostanoski 3127 59th Ave NE 3125 59th Ave NE 3119 59th Ave NE Tacoma, WA 98422 Tacoma, WA 98422 Tacoma, WA 98422 635000 019 0 635000 020 0 635000 021 1 Mark & Heidi Neidlinger Vitahy Kovalchuk Robin Berry & Mario Hernandez 3115 59th Ave NE 3111 59th Ave NE 3107 59th Ave NE Tacoma, WA 98422 Tacoma, WA 98422 Tacoma, WA 98422 635000 021 2 635000 043 1 635000 052 0 Richard & Kimberley Bloedorn Krisant & Wai Vagata Lancaster Associates Llc 3103 59th Ave NE 21427 SE 297th St PO Box 26116 Tacoma, WA 98422 Kent, WA 98042 Federal Way, WA 98093 635000 052 0 635000 052 0 Lancaster Associates Llc Lancaster Associates Llc PO Box 26116 PO Box 26116 Federal Way, WA 98093 Federal Way, WA 98093 ttiquettes faciles a peler A Consultez la feuille wwwaverycom Litilisez le gabarit AVERY® 51600 Sens de chargement d'instruction 1-800-GO-AVERY Easy Pell Labels IA ® i A See Instruction Sheet i, � QAVERY85160 1 .Use Avery® TEMPLATE 51600 ker-4,12aper for Easy Peel Feature j 11 17h150 0070 176150 0080 176150 0090 Mosaic Usa Federal Way Mosaic Usa Federal Way Mosaic Usa Federal Way 401 Parkplace Ctr #311 401 Parkplace Ctr #311 401 Parkplace Ctr #311 Kirkland, WA 98033 Kirkland, WA 98033 Kirkland, WA 98033 176150 0100 176150 0110 176150 0120 Mosaic Usa Federal Way Mosaic Usa Federal Way Mosaic Usa Federal Way 401 Parkplace Ctr #311 401 Parkplace Ctr #311 401 Parkplace Ctr #311 Kirkland, WA 98033 Kirkland, WA 98033 Kirkland, WA 98033 176150 0130 176150 0140 176150 0150 Mosaic Usa Federal Way Mosaic Usa Federal Way Mosaic Usa Federal Way 401 Parkplace Ctr #311 401 Parkplace Ctr #311 401 Parkplace Ctr #311 Kirkland, WA 98033 Kirkland, WA 98033 Kirkland, WA 98033 176150 0160 176150 0170 176150 0180 Mosaic Usa Federal Way Mosaic Usa Federal Way Mosaic Usa Federal Way 401 Parkplace Ctr #311 401 Parkplace Ctr #311 401 Parkplace Ctr #311 Kirkland, WA 98033 Kirkland, WA 98033 Kirkland, WA 98033 176150 0190 116150 0200 176150 0210 Mosaic Usa Federal Way Mosaic Usa Federal Way Mosaic Usa Federal Way 401 Parkplace Ctr #311 401 Parkplace Ctr #311 401 Parkplace Ctr #311 Kirkland, WA 98033 Kirkland, WA 98033 Kirkland, WA 98033 252103 9026 252103 9047 252103 9048 Martha Stark Donald Anderson Landmark Homes Inc 423 Norpoint Way NE PO Box 25501 2138 SW 317th Pi Tacoma, WA 98422 Federal Way, WA 98093 Federal Way, WA 98023 252103 9053 252103 9060 252103 9062 Raamco International Inc F & F & We Crystal Pointe Associates Sound Energy Puget 270 Sylvan Ave 35434 25th Ave SW 35404 26th Ave SW Englewood Cliffs, NJ 07632 Federal Way, WA 98023 Federal Way, WA 98023 502945 0830 502945 0840 502945 0850 Sylvester Wallace Jr. Faiyaz Farouk Frank & Virginia Piatek Sr. 2623 SW 351st St 2627 SW 351st St PO Box 24658 Federal Way, WA 98023 Federal Way, WA 98023 Federal Way, WA 98093 502945 0860 502945 0870 502945 0890 Aaron & Emily Royce Roger & Kum Sun Stalker Deedria England 2635 SW 351st St 2641 SW 35lst St 2653 SW 351st St Federal Way, WA 98023 Federal Way, WA 98023 Federal Way, WA 98023 502945 0900 502945 0910 502945 0920 Crisostomo & Digna Legaspi Richard & Carolyn Burns Elinor Wrolstad 3901 S Sullivan St 2648 SW 351st PI 2642 SW 351st PI Seattle, WA 98118 Federal Way, WA 98023 Federal Way, WA 98023 ttiquettes faciies a peler A Consultez la feuille wwwaverycom Utilisez le gabarit AVERY®51600 Sens de chargement d'instruction 1-800-GO-AVERY FEMA US ARMY CORPS/ENGINEERS JOE HENRY REGION 10 NTH DIV ATTN REGULATORY BRANCH NATURAL RESOURCES CVN SVC 130 228T" ST SW PO BOX 3755 935 POW ELL AVE SW BOTHELL WA 98021-9796 SEATTLE WA 98124 RENTON WA 98055 EPA DEPT OF ECOLOGY WSDOT ENVIRONMENTAL REVIEW SEC ENVIRONMENTAL REVIEW SEC ENVIRONMENTAL AFFAIRS 1200 6T" AVE MD-126 PO BOX 47703 REGULATORY COMPLIANCE SEATTLE WA 98101 OLYMPIA WA 98504-7703 PO BOX 47331 OLYMPIA WA 98504-7331 RAMON PAZOOKI JAMEY TAYLOR WA NATURAL HERITAGE SNO-KING PLANNING MGR DNR SEPA CENTER DNR WSDOT SOUTH KING COUNTY PO BOX 47015 PO BOX 47014 PO BOX 330310 OLYMPIA WA 98504-7015 OLYMPIA WA 98504-7014 SEATTLE WA 98133-9710 OFFICE OF ARCHAEOLOGY & WA STATE DEPT WILDLIFE RANDY PEARSON HISTORIC PRESERVATION 600 CAPITOL WAY N WASH STATE PARKS PO BOX 48343 OLYMPIA WA 98501-1091 PO BOX 42668 OLYMPIA WA 98504-8343 OLYMPIA WA 98504-2668 JULIE STOFEL TRAVIS NELSON LARRY FISHER WDFW WDFW WDFW REGION 4 OFFICE PO BOX 73249 1775 12T" AVE NW STE 201 16018 MILL CREEK BLVD PUYALLUP WA 98373 ISSAQUAH WA 98027 MILL CREEK WA 98012 US FISH & WILDLIFE SERVCE DOH - DIV OF DRINKING WATER ATTN SEPA REVIEW ENV DOCUMENTS REVIEWER PUGET SOUND CLEAN AIR AGENCY 510 DESMOND DR SE #102 510 DE WA 98 PO BOX 47822 1904 3RD AVE STE 105 OLYMPIA WA 98504-7822 SEATTLE WA 98101-3317 PORT OF TACOMA PORT OF SEATTLE PSRC ENVIRONMENTAL DEPT PO BOX 1209 GROWTH MANAGEMENT DEPT PO BOX 1837 SEATTLE WA 98111 1011 WESTERN AVE #500 TACOMA WA 98401-1837 SEATTLE WA 98104-1040 SHIRLEY MARROQUIN GARY KRI EDT PERRY WEINBERG KC WASTEWATER TREATMENT KING COUNTY TRANSIT DIV SOUND TRANSIT MS KSC-NR-0505 ENV PLANNING MS KSC-TR-0431 401 S JACKSON ST 201 S JACKSON ST 201 S JACKSON ST SEATTLE WA 98104-2826 SEATTLE WA 98104-3855 SEATTLE WA 98104-3856 MARK CARY SOUTH KING COUNTY KING COUNTY PARKS LAND US SVC KCDDES REGIONAL WATER ASSOCIATION PROPERTY MANAGEMENT 900 OAKESDALE AVE SW 27224 144T" AVE SE PO BOX 3517 RENTON WA 98055-1219 KENT WA 98042 REDMOND WA 98073-3517 BOUNDARY REVIEW BOARD ROD HANSEN SOLID WASTE DIV LEE DORIGAN KC KC THIRD AVE STE 6KING CO DEPT OF NATURAL RES PUBLIC HEALTH SEATTLE/KING 08 201 S JACKSON ST STE 701 401 FIFTH AVE STE 1100 SEATTLE WA 98 STE SEATTLE WA 98104-3855 SEATTLE WA 98104 KING CO ROADS DIVISION COUNTY ROADS ENGINEER 155 MONROE AVE NE RENTON WA 98056 SOUTH KING FIRE & RESCUE 31617 1 ST AVE S FEDERAL WAY WA 98003 GERI WALKER FWPS 31405 18T" AVE S FEDERAL WAY WA 98003 FW CHAMBER OF COMMERCE PO BOX 3440 FEDERAL WAY WA 98063 LAKEHAVEN UTILITY DIST PO BOX 4249 FEDERAL WAY WA 98063 FEDERAL WAY DISPOSAL PO BOX 1877 AUBURN WA 98071 MUCKLESHOOT INDIAN TRIBE LAURA MURPHY COMCAST CABLE STORE FISHERIES DIVISION TRIBAL ARCHAEOLOGIST 1414 324T" S ATTN ENVIRONMENTAL REVIEWER MUCKLESHOOT INDIAN TRIBE FEDERAL WAY WA 98003 39015 172ND AVE SE 39015 172ND AVE SE AUBURN WA 98002 AUBURN WA 98092 LINDA HAYES PUYALLUP TRIBE OF INDIANS 3009 E PORTLAND AVE TACOMA WA 98404 PIERCE COUNTY HEALTH DEPT 3629 S "D" ST TACOMA WA 98408 PLANNING & CD DEPT CITY OF AUBURN 25 W MAIN ST AUBURN WA 98001 KENT CITY HALL PLANNING DEPT 220 4T" AVE S KENT WA 98032 NE TAC NEIGHBORHOOD COUNCIL C/O JAMES COLBURN TACOMA ECONOMIC DEV 747 MARKET ST RM 900 TACOMA WA 98402-3793 CRAIG GIBSON TACOMA PUBLIC UTILITIES PO BOX 11007 TACOMA WA 98411 PIERCE CO PLNG & LAND SVCS RESOURCE MANAGEMENT 2401 S 35T" ST TACOMA WA 98409-7460 PIERCE COUNTY BOUNDARY REVIEW BOARD 2401 S 35T" ST TACOMA WA 98409 CITY CLERK PACIFIC CITY HALL 100 THIRD AVE SE PACIFIC WA 98047 CITY OF TACOMA BLUS LAND USE ADMINISTRATOR 747 MARKET ST STE 345 TACOMA WA 98402-3769 MARION WEED CHAIR NORTHEAST TACOMA NEIGHBORHOOD COUNCIL 4735 NE 42ND ST TACOMA WA 98422 CITY OF LAKEWOOD 10510 GRAVELLY LK DR SW STE 206 LAKEWOOD WA 98499-5013 PIERCE CO PLNG & LAND SVCS DEVELOPMENT ENGINEER 2401 S 35T" ST TACOMA WA 98409-7460 AUBURN SCHOOL DISTRICT 915 FOURTH NE AUBURN WA 98002 PUBLIC WORKS DIRECTOR ALGONA CITY HALL 402 WARDE ST ALGONA WA 98001-8505 JOE ELTRICH TACOMA WATER DIVISION PO BOX 11007 TACOMA WA 98411 HAYES ALEXANDER PLNG CHAIR NORTHEAST TACOMA NEIGHBORHOOD COUNCIL 5308 RIDGE DR NE TACOMA WA 98422 CITY OF MILTON 1000 LAUREL ST MILTON WA 98354 CITY OF SEATAC CITY OF DES MOINES CITY OF NORMANDY PARK 4800 S 188T" ST 21630 11T" AVE S 801 SW 174T" ST SEATAC WA 98188 DES MOINES WA 98198 NORMANDY PARK WA 98166 CITY OF BURIEN CITY HALL 415 SW 150T" ST BURIEN WA 98166-1957 WATER DISTRICT #54 922 S 219T" ST DES MOINES WA 98198-6392 WATER DISTRICT #111 27224 144T" AVE SE KENT WA 98042-9058 LORI KITTREDGE METRO TRANSIT KSC-TR-0413 201 S JACKSON ST SEATTLE WA 98104-3856 WASH ENVIRON COUNCIL 615 2ND AVE STE 380 SEATTLE WA 98104-2245 SAM PACE SEA/KING CO ASSOC/REALTORS 29839 154T" AVE SE KENT WA 98042-4557 MICHAEL FELDMAN AVIATION PLANNING SEATAC PO BOX 68727 SEATTLE WA 98168-0727 SEATTLE PI 101 ELLIOTT AVE W SEATTLE WA 98121 FEDERAL WAY MIRROR 1414 S 324T" STE B-210 FEDERAL WAY WA 98003 CITY OF FIFE 5411 23RD ST E FIFE WA 98424 HIGHLINE WATER DISTRICT PO BOX 3867 KENT WA 98032-0367 COVINGTON WATER DISTRICT 18631 SE 300T" PL KENT WA 98042-9208 MARY AUSBURN PSE 6905 S 228T" ST KENT WA 98032 TERRY LUKENS BELLEVUE COUNCIL OFFICE PO BOX 90012 BELLEVUE WA 98009-9012 MIDWAY SEWER DISTRICT PO BOX 3487 KENT WA 98032 PAT PROUSE QW EST 1600 7T" AVE RM 1206 SEATTLE WA 98121 JILL GASTON REALTY SPEC BPA SKC-SVC 914 AVE "D" SNOHOMISH WA 98290 CHRIS CARREL FRIENDS OF THE HYLEBOS PO BOX 24971 FEDERAL WAY WA 98093 LEAGUE OF WOMEN VOTERS OF SOUTH KING COUNTY PO BOX 66037 BURIEN WA 98166 WASH STATE OCD 901 COLUMBIA ST SW OLYMPIA WA 98504-8300 LISA PEMBERTON-BUTLER SEATTLE TIMES NORTH 1200 112T" AVE NE STE C145 BELLEVUE WA 98004-3748 SOUTH COUNTY JOURNAL PO BOX 130 KENT WA 98035-0130 TIM PAYNE PIERCE COUNTY TRANSIT PO BOX 99070 LAKEWOOD WA 98499 FW COMMUNITY COUNCIL PO BOX 4274 FEDERAL WAY WA 98063 ATTN NEWSROOM TACOMA NEWS TRIBUNE 1950 S STATE ST TACOMA WA 98405 FEDERAL WAY NEWS 14006 1 ST AVE S STE B BURIEN WA 98168 JOHN KIM KOREA POST 28815 PACIFIC HWY S STE 4B FEDERAL WAY WA 98003 KING COUNTY ASSESSORS HOLLY WILLIAMSON CITY OF EDGEWOOD 500 4T" AVE RM 700 OLYMPIC PIPELINE CO 2221 MERIDIAN AVE E SEATTLE WA 98104 2319 LIND AVE SW EDGEWOOD WA 98371-1010 RENTON WA 98055 CRESTVIEW SHORECLUB ASSN MHACC MIRROR LK RESIDENTS ASSN 4817 SW 310T" C/O WILLiIAM HICKS 525 SW 312T" ST FEDERAL WAY WA 98023 29219 7 PL S FEDERAL WAY WA 98023 FEDERAL WAY WA 98003 NORTH LAKE COMNTY CLUB WEST GREEN CONDO ASSN REDONDO COMMUNITY CLUB 33228 38T" AVE S 432 S 321IT PL PO BOX 5118 AUBURN WA 98001 FEDERAL WAY WA 98003 REDONDO WA 98054 STEEL LK RESIDENTS ASSN BARCLAY PLACE HOA BELMOR PARK HOA 2329 S 304T" ST 1034 SW 334T" 2101 S 324T" ST FEDERAL WAY WA 98003 FEDERAL WAY WA 98023 FEDERAL WAY WA 98003 BELLACARINO WOODS HOA BELLRIDGE TOWNHOMES HOA CAMPUS GLEN HOA 35204 6T" AVE SW 1438 S 308T" LN 32806 6T" PL S FEDERAL WAY WA 98023 FEDERAL WAY WA 98003 FEDERAL WAY WA 98003 TWIN LAKES HOA MAR CHERI COMNTY CLUB BROOKLAKE COMNTY CENTER 3420 SW 320T" ST # 28 PO BOX 25281 726 S 356T" FEDERAL WAY WA 98023 FEDERAL WAY WA 98023 FEDERAL WAY WA 98023 KEN SHATOCK KINGSGROVE HOA COMCAST - SE PUGET SOUND ARE GROUSE POINTE HOA 2613 S 379TH CONSTRUCTION/ENG MANAGER 1911 SW CAMPUS DR # 621 FEDERAL WAY WA 98003 4020 AUBURN WAY N FEDERAL WAY WA 98023 AUBURN WA 98002 MASTER BUILDERS ASSOC LINDA SHAFFER CHERYL PARAS T"ERCE TRANSIT PSE CMTY SERVICES DEPT 335 116AVE SE 335 11 UE AVEVE 98004-6407 PO BOX 99070 3130 S 38T" ST BELLAKEWOOD WA 98499-0070 TACOMA WA 98409 Revised November 29, 2007 KAEnvironmental Checklists\Agency Mailing List.doc Impression antibourrage et a sechage rapide www.averycom Utilisez le gabarit 51600 1-800-60-AVERY UAVERY(�) 5160a DEPT OF ECOLOGY MUCKLESHOOT INDIAN TRIBE LAURA MURPHY ENVIRONMENTAL REVIEW SEC FISHERIES DIVISION TRIBAL ARCHAEOLOGIST BOX 47703 ATTN ENVIRONMENTAL REVIEWER MUCKLESHOOT INDIAN TRIBE PO PO BO A WA 98504-7703 39015 172ND AVE SE 39015 172ND AVE SE AUBURN WA 98002 AUBURN WA 98092 GERI WALKER CITY OF TACOMA BLUS FWPS LAND USE ADMINISTRATOR 31405 18T" AVE S 747 MARKET ST STE 345 FEDERAL WAY WA 98003 TACOMA WA 98402-3769 AH21AV-09-008-1, 00965 3MdW31®tiaAv ash 0965 pJ��3/►j� o wortiane•ni MM s•� 6ulttulid Owl 96pnug pue wer E-1 R CD rF z 0 0 r+ on T Mol CD 3 Z N O O .� 0 Q d Q r�- �' CD w � < aCD cD �Q CD a a cm �< � m `� a m CD Q L. �. o O m n w a 3. a n Fn(D N• N 7 J 0 c3l£y of Federal Way NOTICE OF LAND USE APPLICATION Project Name: Norpoint Heights Preliminary Plat Project Description: Proposal to subdivide 3.0 acres into a 14-lot single-family subdivision including infrastructure and stormwater facilities. Applicant: Landmark Homes Inc., PO Box 26116, Federal Way, WA Agent: ESM Consulting Engineers, 33915 1" Way South, #200, Federal Way, WA Owner: Landmark Homes Inc., PO Box 26116, Federal Way, WA Project Location: SW 352nd Street & 27thAvenue SW (Parcel #252103-9026) Date Application Received: January 22, 2008 Date Determined Complete: February 21, 2008 Date of Notice of Application: February 23, 2008 Comment Deadline: 5 p.m., March 10, 2008 Permits Required: Preliminary Plat Approval (File #08-100329-00-So SEPA Determination: File #08-100330-00-SE Other Permits Known at this Time and not Included in this Application: Final Plat, Right -of -Way Permit Relevant Environmental Documents: Environmental Checklist, Stormwater/Drainage Technical Information Report (TIR) 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) Any person may submit written comments on the environmental impacts of the proposal to the Director of Community Development Services by 5:00 p.m. on March 10, 2008. Details of appeal procedures for the requested environmental decision will be included with the written decision. Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations, including the FWCC environmental and zoning codes; surface and stormwater management codes; King County Road Standards; and King County Surface Water Design Manual. City Contact: Associate Planner David Lee, 253-835-2622 The official file is available for public review at the City of Federal Way, Department of Community Development Services, 33325 81h Avenue South, PO Box 9718, Federal Way, WA 98063-9718. Published in the Federal Way Mirror on February 23, 2008. Doe. LD. 44247 RECEIVED AN 2 2 2008 ary CITY OF Federal Wwy- Project Name: Project File No Project Address: COMMUNITYM DEVELOPMENT SERVICES RE33325 8 h Avenue South PO Box 9718 r� ���$ Federal Way WA 98063-9718 MAR 0253-8352607;Fax 253-835-2609 CITY OF FEDERAL WAY www.cityoffederalway.com CD5 SIGN INSTALLATION CERTIFICATE 0 /, � �1�144 p°,- f 00 3a l-Da- Sv A to .3.R Iree ( oA( o r Av/-pw�( �4, Installed By: u 5�� ���►��t Date of Installation: J 01 Location of Installation: `�i : k::,:. WL ::9Ga \ ?? ::+itiL :!al i:: `+if ".. 'Ui � m : ;..e :i .: '_< :.`n� 'itie A*, ' 8r:z W:::o9t< ::a'i i.:',av"'v::: %'t i'::�u':i.tiYi mow: 't %: ::-Wee J� a sa zi al Na Asa mi Na be as as as Ea ma a ai ii @a as is kn ma zi Rya K'i rya wa Ed as @a NJ sa :'vAP:S�K �ARro :!AA ii `!mt q: :s�F �?�S: �?Qd 4•iI VA C'ir SC% '�M::!�Z: s�Y q�'1 F. ?�F. x:�F: !AQ Y.. ••,p$S:'.e gyp 3. !l bpi YI mF P: �!�Y%•:?ARK �!$1 �'<s I,Ei EF i!�A F. Y��f :�?$A M. :ram%. :!�C: !�§I. :s Ads??�T. 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. F rl Installer's Name J s Installer's Signature �J Date ��_? — ') Phone Bulletin #036 —August 18, 2004 Page 1 of 1 Easy Peel Labels C!� i A See Instruction Sheet i Use Avery® TEMPLATE 51600 ® 1Fee5l.aper for Easy Peel Featurei 635000 008 4 635000 008 5 Edward Riehl Darrell & Laura Plein 411 Norpoint Way NE 405 Norpoint Way NE Tacoma, WA 98422 Tacoma, WA 98422 635000 008 7 635000 008 8 Timothy & Patricia Hoffman Merit Ventures Llc 6017 31st St NE PO Box 3293 Tacoma, WA 98422 Federal Way, WA 98063 635000 010 0 635000 011 0 City Of Tacoma City Of Tacoma 747 Market St #737 747 Market St #737 Tacoma, WA 98402 Tacoma, WA 98402 635000 016 2 635000 017 0 Richard Lynn Bisbee James & Lorna Nunn 3127 59th Ave NE 3125 59th Ave NE Tacoma, WA 98422 Tacoma, WA 98422 635000 019 0 635000 020 0 Mark & Heidi Neidlinger Vitaliy Kovalchuk 3115 59th Ave NE 3111 59th Ave NE Tacoma, WA 98422 Tacoma, WA 98422 635000 021 2 635000 043 1 Richard & Kimberley Bloedom Krisant & Wai Vagata 3103 59th Ave NE 21427 SE 297th St Tacoma, WA 98422 Kent, WA 98042 635000 052 0 635000 052 0 Lancaster Associates Llc Lancaster Associates Llc PO Box 26116 PO Box 26116 Federal Way, WA 98093 Federal Way, WA 98093 QAVERY0516001 L�f 6350000086 Charles & Alejandra Blakeslee 401 Norpoint Way NE Tacoma, WA 98422 635000 009 0 City Of Tacoma 747 Market St #737 Tacoma, WA 98402 635000 012 0 City Of Tacoma 747 Market St #737 Tacoma, WA 98402 635000 018 0 Scott Kostanoski 3119 59th Ave NE Tacoma, WA 98422 635000 021 1 Robin Berry & Mario Hernandez 3107 59th Ave NE Tacoma, WA 98422 635000 052 0 Lancaster Associates Llc PO Box 26116 Federal Way, WA 98093 Nquettes faciles a peler A Utilisez le gabarit AVERY9 51600 Sens de chargement Consultez la feuille www.avery.com d'instruction 1-800-GO-AVERY Easy Peel Labels Use Avery® TEMPLATE 51600 176150 0070 Mosaic Usa Federal Way 401 Parkplace Ctr #311 Kirkland, WA 98033 176150 0100 Mosaic Usa Federal Way 401 Parkplace Ctr #311 Kirkland, WA 98033 176150 0130 Mosaic Usa Federal Way 401 Parkplace Ctr #311 Kirkland, WA 98033 176150 0160 Mosaic Usa Federal Way 401 Parkplace Ctr #311 Kirkland, WA 98033 176150 0190 Mosaic Usa Federal Way 401 Parkplace Ctr #311 Kirkland, WA 98033 252103 9026 Martha Stark 423 Norpoint Way NE Tacoma, WA 98422 252103 9053 Raamco International Inc 270 Sylvan Ave Englewood Cliffs, NJ 07632 502945 0830 Sylvester Wallace Jr. 2623 SW 351st St Federal Way, WA 98023 502945 0860 Aaron & Emily Royce 2635 SW 351st St Federal Way, WA 98023 502945 0900 Crisostomo & Digna Legaspi 3901 S Sullivan St Seattle, WA 98118 See Instruction Sheet & AVEW05160® i iFeed��er for Easy Peel Feature 176150 0080 176150 0090 Mosaic Usa Federal Way Mosaic Usa Federal Way 401 Parkplace Ctr #311 401 Parkplace Ctr #311 Kirkland, WA 98033 Kirkland, WA 98033 176150 0110 Mosaic Usa Federal Way 401 Parkplace Ctr #311 Kirkland, WA 98033 176150 0140 Mosaic Usa Federal Way 401 Parkplace Ctr #311 Kirkland, WA 98033 176150 0170 Mosaic Usa Federal Way 401 Parkplace Ctr #311 Kirkland, WA 98033 176150 0200 Mosaic Usa Federal Way 401 Parkplace Ctr #311 Kirkland, WA 98033 252103 9047 Donald Anderson PO Box 25501 Federal Way, WA 98093 252103 9060 F & F & We Crystal Pointe Associates 35434 25th Ave SW Federal Way, WA 98023 502945 0840 Faiyaz Farouk 2627 SW 351st St Federal Way, WA 98023 502945 0870 Roger & Kum Sun Stalker 2641 SW 35lst St Federal Way, WA 98023 502945 0910 Richard & Carolyn Burns 2648 SW 351st PI Federal Way, WA 98023 176150 0120 Mosaic Usa Federal Way 401 Parkplace Ctr #311 Kirkland, WA 98033 176150 0150 Mosaic Usa Federal Way 401 Parkplace Ctr #311 Kirkland, WA 98033 176150 0180 Mosaic Usa Federal Way 401 Parkplace Ctr #311 Kirkland, WA 98033 176150 0210 Mosaic Usa Federal Way 401 Parkplace Ctr #311 Kirkland, WA 98033 252103 9048 Landmark Homes Inc 2138 SW 317th PI Federal Way, WA 98023 252103 9062 Sound Energy Puget 35404 26th Ave SW Federal Way, WA 98023 5029450850 Frank & Virginia Piatek Sr. PO Box 24658 Federal Way, WA 98093 502945 0890 Deedria England 2653 SW 35lst St Federal Way, WA 98023 5029450920 Elinor Wrolstad 2642 SW 351st PI Federal Way, WA 98023 ttiquettes faciles a peter A Consultez la feuille www.avery.com Utiliser le gabarit AVERY® 51600 Sens de chargement d'instruction 1-800-GO-AVERY Easy Peel Labels Use Avery® TEMPLATE 51600 502945 0930 Janet Rhodes 2636 SW 35lst PI Federal Way, WA 98023 502945 0960 Kamleshwar & Lalita Singh 18826 39th Ave S Seatac, WA 98188 502945 0990 Shawn Robb 2633 SW 351st PI Federal Way, WA 98023 502945 1020 Wayne Kieffer 2649 SW 35lst Pl Federal Way, WA 98023 i AL See Instruction Sheet t UAAVERY051600 i iFeed Pager �" for Easy Peel Feature -7 , j02945 0940 02945 0950 Thomas Lavalais Matthew & Jackie Jarvis 2632 SW 35lst PI 2628 SW 351st PI Federal Way, WA 98023 Federal Way, WA 98023 502945 0970 Linda & Matthew Hultman 17511 121st Ln SE #B104 Renton, WA 98058 502945 1000 Clifford & Heather Sharp 2637 SW 351st PI Federal Way, WA 98023 502945 1290 City Of Federal Way PO Box 9718 Federal Way, WA 98063 502945 0980 William & Dorothy Coops 939 Sapphire Ct San Jose, CA 95136 502945 1010 Aaron Johansen 2643 SW 351st P1 Federal Way, WA 98023 Etiquettes faciles a peter ■ Consu[Wz la feuille www.avery.com Utilisez le gabarit AVERY® 5160® Sens de chargement d'instruction 1-800-GO-AVERY AJ RECEIVEf' Kin�gCourrly �� n! � � ���� Department of Development and Envir n e a OMes Building Services Division 900 Oakesdale Avenue Southwest FEDi_ Renton, Washington 98057-5212 CDS 206-296-6600 TTY 206-296-7217 Web date: 04/26/2007 SEWER ►4VAILABIL TY:' KING COUNTY CERTIFICATE'OF � SEWER AVAILABILITY, ERUIJQ� For alternate formats, call 206-29,6-6600. This certificate provides the Public Health - Seattle & King County Department and the Department of Development and Environmental Services with information necessary to evaluate development proposals. Do not write in this box Number Name ❑ Building Permit Preliminary Plat or PUD ❑ Short Subdivision ❑ Rezone or other: Applicant's name: Proposed use: G Location (attach map and legal description if necessary): C �/ / — 90z6'' 1. ❑ a. Sewer servicecan be provided by side sewer connection only to an existin 9 size sewer OR feet from the site and the sewer system has the capacity to serve the proposed use. b. Sewer service will require an improvement to the sewer system of: (1) �± ✓ y feet of sewer trunk or lateral to reach th site;.and - /K(2) The construction of a ca iection system on the site; and/or, ❑ (3) Other (describe): M A ro r— 2. X a. The sewer system improvement is in conformance with a County approved sewer comprehensive plan. OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. 3- a. The proposed project is within the corporate limits of the district or has been granted Boundary Review Board OR approval for extension of service outside the district or city. ❑ b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service- 4. Service is subject to the following: a. Connection charge: TZ CPCLGUL b. Easement(s): C. Other: V F= L- `i" U ✓ nm_ ents: Sf=WeA?, k The District, at its sole discretion, reserves the right to delay or deny sewer service based upon capacity limitations in District and Other Purveyor facilities. * I certify that the above sewer agency information is true. This certification shall be valid for one year from date of signature. LAKEHAVEN UTILITY DISTRICT Agency name .{{ , Title ignatory name 'An -1 L // 7� 0 Q Signature Y���1 - �, a , sewer availability form.doc b-cert-sewer.pdf 02-07-2002 Page 1 of 1 LIQ R-";CEIVE® King County JAN 2 2 2008 Department of Development and Environmental Services Building Services Division CITY OF FEDERAL WAY 900 Oakesdale Avenue Southwest CDS Renton, Washington 98057-5212 206-296-6600 TTY 206-296-7217 2. Web date: 04/26/2007 W . TEIR AVAILABILITY: KING C UNTY CERTIFICATE OF f WATER AVAILABILITY ERUL�2 For alternate formats, call 206-296-6600. This certificate provides the Public Health - Seattle & King County Department and the Department of Development and Environmental Services with information necessary to evaluate development proposals' Do not write in this box Number Name ❑ Building Permit .Preliminary Plat or PUD ✓ ❑ Short Subdivision ❑ Rezone or other: Applicant's name: n GtA4114 Proposed use: — Location (attach map and legal description if necessary): 1. ❑ a. OR J b. Watei can be provided by service connection only to an existing feet from the site. Water service will require an improvem nt to the water system of. 9(1) ± ✓ feet of water main to reach the site; and/ (2) The construction o d tribujon system onhe site; 11-' LJ13 X� (3) Other (describe): � ��.�s�=�1 t •. _� GN1 . _ The water system is in conformance with a County. approved water comprehensive plan. (size) water main that is UEZ �-nC- L�, 17,-- St"CE7 ✓ OR ❑ b- The water system improvement is not in conformance with a County approved water comprehensive plan and will require a water comprehensive plan amendment. (This may cause a delay in issuance of a permit or approval.) 3. a. The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city, or is within the County approved service area of a private water purveyor. OR ❑ b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. 4. a. Water is or will be available at the rate of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant I _ 6, (;Z ) / feet from the building/property (or as marked on the attached map): - Rate of flow at Peak Demand: ❑ less than 500 gpm (approx. gpm) [] 500 to 539-gpm 0 1000 gpm or more - _ - ❑ flow test of gpm ❑ calculation of gpm Duration: ❑ less than 1 hour ❑ 1 hour to 2 hours Ef 2 hours or more ✓ Other: (Note: Commercial building permits which include multifamily structures require flow t t•qr c ti ] OR i 8 IT ❑ b. Water system is not capable of providing fire flow. 5. 0 a. Water system has certificates of water rights or water right claims sufficient to provi�� E OR ❑ b. Water system does not currently have necessary water rights or water right claims.. Comments/conditions: Ve�ftnL-C,9z ✓ I certify that the above water purveyor information is true. This certification shall be valid for one year from date of signature. LAKEHAVEN UTILTTY DISTRICT.`1SC��`t° Agency name Sign tory name Title -9�ignature ` Date 11M Highest 5 02 Min, In Pressure Zone; Lowest Elevation of Property ;Est. Max Pressure psi The District, at its sole discretion, reserves the right to delay or deny water service based upon capacity limitations in District and Other Purveyor facilities. Water availability form Rev. 05-19-2003 Page 1 of 1 W A o u LL W Q N r co V J � VJ N • co cn 06 o W o O(9 c� (M 0 0 CO OM rn of O �w p ? N 00 O -0 5 p N p cn N � k O a) a— N o4 CL LLo m a Nis d O LL 0 14 O O N City Of Federal Way NOTICE OF PUBLIC LAND USE HEARING NorpoW Heights Preliminary Plat File No: 0&100329-00-SU Nolice b hereby given that the City of Federal Way !_and Use Hearing ExamfnerMi hold a public hearing at approximately 2:00 p.m., or soon thereafter, or Jaruaary 27 2010, in the Federal Way City Cound Chambers, 33325 81h Avenue South, Federal Way WA. Topic: Preliminary plat approval of a 14-lot single• family residential subdivision as provided for under Fcderal Way City Code (FWCC) Chapter 20, "Subdivisions;' and requiring apprcwA pursuant to FWCC Section 20-110, Location: SW 352nd Street & 27th Avenue 5W Parcel 4252103.9026 Applicant: Landmark Homes Inc. PC] Box 26116 Federal Way, WA 9SW3 Owner: Landmark Homes Inc. PO Box 26116 Federal Way WA 98W3 Any person may parficipale in the public hearing by submitting written commerris to the Hearing Examiner, either by delivering these comments to the Department of Community Development Services prior to the hearing, or by giving them direcity to gie Hearing Examiner at the hearing; or by appearing in person, or through a representative, a! the hearing and presenting public testimony. The Hearing Examiner will issue a decision on the application within 10 working days after the close of the hearing. Only persons who submit written or oral oornmertis to the }-fearing Examiner may request a rownsideration of the Hearing Examiner's decision. The application br the proposal is to be reviewed under applicaL codes, regulations, and policies of the City of Federal Way. The official fife is availahie for review during working hours (Monday through Friday, &OD a.m..b 5:00 p-m-) in the Department of Community Development Services, 33325 0 Avenue South, PO Box 9718 Federal Way, WA 98063-9718. A staff report will be avaiiade for review one week prior to the hearing. Any que5tioris regarding this proposal should be directed to Associate Planner DaAd Lee a! 253-835.2622. FWM1626 Date of Pubriication: January 9, 2o10 FEDERAL WAY.A)_J- IRROR A SOUND PUBLISHING NEWSPAPER Affidavit of Publication Rudi Alcott, being first duly sworn on oath, deposes and says that he 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 by the aforementioned place of publication of said newspaper. That the annexed is a true copy of a legal advertisement placed by The City of Federal Way — Community Development Department as it was published in regular issues (and not in supplemental form) of said newspaper once each week for a period of one consecutive weeks), commencing on the 9n" day of January 2010 , and ending on the 91" day of January 2010 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 97.34 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 Th day of_ELtruarL 2010. Notary Public in and for the State of Washington, Residi ji d at Federal Way Lp U I S, rfir� •'M15Sla�q�,� s o r� DEC: *. 18 2013 A.; .OFwksytl' ' N N�� ,•,����R t�pi►��1`� LJ 1414 S. 3241h STREET, SUITE B210, FEDERAL WAY, WA 98003 ■ 253-925-5565 ■ f A X: 253-925-5750 >1 1 EXHIBIT r PAGE-L-OF-TZ=- J SCHOOL ACCESS ANALYSIS J For Norpoint Heights J Subdivision J Prepared For -� Landmark Homes PO Box 26116 Federal Way, WA 98093-3116 ESM Consulting Engineers, L.L.C. 1 No. 1453-007-002 J J January 2008 J J RECEIVED JAN 2 2 2008 JCITY OF FEDERAL. WAY CDS J _l EXHIE,IT--Z----- PAGE--X-0E-n---- TABLE OF CONTENTS I. Project Overview II. Existing Conditions III. Mitigation Recommendations Appendix Overall Site Map Sherwood Forest Elementary School Boundary Map Illahee Middle School Boundary Map Todd Beamer High School Boundary map Photos isesm-jobsU 45310021documentlSchoolAccessAnalysis.doc b PAGE-3-OFJ2,_. SECTION I PROJECT OVERVIEW i I I I I I J 11 SECTION I PROJECT OVERVIEW The following is a student access analysis for this project. PAGE--�t0F:--1.-7,-- The proposed project, Norpoint Heights Subdivision, is located west of 25tt' Avenue S.W., south of S.W. 345th Place, north of SW 35e St and west of Norpoint Way NE in Tacoma, containing approximately 3.0 acres. The proposed plat shows 14 single family residential lots. This project will be served by the following schools: Sherwood Forest Elementary School The proposed project is outside the 1 mile radius so the students will receive school bus transportation. The closest existing bus stop is located at 27t" Avenue S.W. and 3515t Place, see map. lllahee Middle School - The proposed project is outside of the 1 mile radius so the students will receive school bus transportation. The closest existing bus stop is located at 270 Avenue S.W. and 351 St Place, see map. Todd Beamer Hicjh School- The proposed project is outside the 1 mile radius so the students will receive school bus transportation. The closest existing bus stop is located at S.W. 349t" at 2609 (Coronado Park) See school boundary maps in Appendix PAG,E,4�7jop SECTION 11 EXISTING CONDITIONS I i j I SECTION 11 0(,p OF EXH1B1__'­__T EXIST NG CONDITIONS AG The existing student access route conditions are documented with a description, overall location map and photos located in this report. This site is somewhat isolated because access will be off Norgoint Way in Tacoma. Although a pedestrian access is proposed to connect to 25 Ave. SW, the existing school bus stops are not near this area. Access to the existing school bus stops are somewhat blocked by a newly constructed water quality swale along Norpoint Way. The access to Sherwood Forest Elementary School bus stop is only available by crossing a newly constructed biofiltration swale built for the Norpoint Way improvements. If this swale was crossable, students would come out of this = development and follow the sidewalks along Norpoint Way to the non-existent intersection with 27th Ave. SW. There are sidewalks along 27"' Ave. SW to the bus pick-up point about a block away. The bus stop is at 27"' Ave. SW and SW 35V' Place. There are sidewalks on all the roads except over the biofiltration swale between Norpoint Way and the end of 27th Ave. SW. It appears pedestrians have been crossing the swale at this point. See photos #1 thru 4 showing the access route and pick-up areas. The middle school bus stop for Illahee Junior High School students is at the same location as the Sherwood Forest Elementary School, 27t" Ave. S.W. and SW 351 st Place. (See above) The high school bus stop for Todd Beamer High School students is at S.W. 34e. Place at 2609 (Coronado Park) This site is north of this project and north of the elementary and middle school bus stop, see map. (See photo #2) ..J J 1 PAGEF_Al__ SECTION III MITIGATION RECOMMENDATIONS EXHIBIT -- ---- SECTION III PAGE--%-0E-4--7--- MI'nGATION RECOMMENDATIONS The following is a proposal from the developer for access to all of the school bus pick up locations. It appears the pedestrian access to all the bus stops in Federal Way would require �j pedestrian improvements between Norpoint Way and the end of 27t' Ave. SW. This l would require about 75 feet of new sidewalks and a wooden bridge over the newly constructed biofiltration swale along Norpoint Way. There is no other realistic -1 access to the existing school bus stops from this proposed development See photos # 5 & 6. 1-1 I I I j I PHOTO # 1 - PICK-UP AREA I I, 1 PHOTO # 2 - PICK-UP AREA I_; c-- EXHIBIT PAGE--S -`-'F - EXH I B PAGE-J-OEX!�-- PHOTO # 3 - WALKING ROUTES PHOTO # 4 - WALKING ROUTES PHOTO # 5 - CROSSING AREA PAGE-MOF PHOTO # 6 - CROSSING AREA Unrnnint Malahts PAGE-it-OF-4-7_ I I 11 11 I 11 j APPENDIX j 17, 0 e ► e ti..lr. Al C4 All o Q �� OJ x � � _ram �es�r Hu■ � . � �'-� � � � � � � � I �� Y IL a3 `N, Is - - CL _ to i Q a i IN�BArIa 1MS3AVASIr - 3AW ista troy LA cs1_ a N - a MOO � IT - J a5. JU �r - P*w, L NJ WIN' 'PW flum � ' 111i�J1iY11fa' - .i ILI : . I h 3r 3,r iLM LUQ iz r s LUQ 4' Yat �AYiUe4 .. �a riva - 4 ' Rai lip AM 1fiiYlFisf � holk N maw IL 5 IN 0 IF YNN � Nit! 0.UHZ Q >pi e f� NaQ.J t�°"a coN gv�3 EXHIBIT I I r a) .m o m 6 O z J W J J 1 I 1 I I N .O C 7 O m J0 j 1 I I j EXHIBIT I --- PAGEICOF!72_-_. 31405 18th Ave. So. Federal Way, WA 98003-5433 Tel 253.945.2000 www.fwps.org August 25, 2009 City of Federal Way David Lee Department of Community Development P O Box 9718 Federal Way WA 98063-9718 RE: NORPOINT HEIGHTS (08-100329-00-SU) Dear Mr. Lee, Federal Way Public Schools RECEIVED By COMMUNITY DEVELOPMENT DEPARTMENT AUG 2 5 2009 EXHIBIT- T--. PAGEOF-171 The Federal Way School District recently received information on Norpoint Heights, a proposed 14-lot single-family subdivision. The project is located at SW 352n' and 27t' Ave SW. Under current boundaries, this development is in the Sherwood Forest Elementary, Illahee Middle School and Todd Beamer High School service areas. School service areas are reviewed each year and necessary boundary changes may be made to accommodate enrollment increases. Students living in this area receive school bus transportation to Sherwood Forest Elementary, Illahee Middle School, and Todd Beamer High School. Bus stops are reviewed annually as student transportation needs change. The closest stop for Sherwood Forest Elementary and Illahee Middle School is on 276' Ave SW at SW 351s` St.. The closest stop for Todd Beamer High School is on SW 349t' PI at 2609 (Coronado Park). Student safety must be considered for all students who would walk to the schools and to school bus stops from this development. Sidewalks and other planning features that assure safe walking conditions for students are factors the district must consider as we comment on development within our service areas. We ask the developer to prepare a "School Access Analysis" to the elementary, middle school and high school from this proposed development. Attached are guidelines for preparing this analysis. The most recent Federal Way School District Capital Facilities Plan indicates a student yield of .7194 from new single-family housing. This development could add 10 to 11 new students. These are averages only; the actual number of students may vary. TL his may create a Need for additional space, equipment and staff. This impact is mitigated by the collection of impact fees. The District appreciates the opportunity to comment on this proposed development. Sincerely, TTnyva Nascimento Z� 14 Enrollment Analyst Lvq� cc: Sally McLean, Chief Financial Officer David Remman, Safety Officer Cindy Wendland, Transportation Director School Principals Norpoint Heights.doc RECEIVED CITY OF Federal Wa YITY MASTER LAND USE APPLICATION DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South PO Box 9718 Federal Way WA 98063-9718 253-835-2607;Fax 253-835-2609 %vw w.c ityo_f_f_cdan,ltiti sy.tynt OF FEDERAL WAY CDS JAN 2 2 7!1QR APPLICATION NO(S) 09- IDd_'aq Date 4-1-�8 Project Name NU [pint HeiWits Property Address/Location SW 353rd Street Parcel Number(s) _ r /�Z/0 — Z42ZCQ 1-D'-:;1-0� Project Description Subdivide about 3.0 asata.'HiLu V+11ii-nugle r at ily t tiv tract. Pr.F.ASF, 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 [I (Site Plan Review) 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 X Subdivision Variance: Commercial/Residential Required Information RS-5.0 & RS-7.2 Zoning Designation A9ulli-lamil� .k HD sioele }:,mitt• Comprehensive Plan Designation $200,000 +%- Value of Existing Improvements $500 000 +1- Value of Proposed Improvements International Building Code (IBC): Residential Occupancy Type Wood - Type V Construction Type Applicant Name: Landmark Homes. Inc. David Litowitz or Larry Address: PO Box 26116 City/State: Federal Way, WA zip: 98093-31 16 Phone: 25 3-927-6116 Fax: 253-927-4652 Email: dj ito:,uv • I ast.net Signature: r Agent (if differ t th Applicant) Name: ESM Consulting Engineers - Stuart Scheuerman Address: 33915 1st Wat S. Suite 200 City/State: Federal Way, WA zip: 98003 Phone: 253-838-61 Fax: ``���,, 3-838-7loYe Email:?ttual'�.SC�r an:�r.:esmcivil.com Owner Name: Landmark Homes, Inc. David Litowitz or Larry Address: PO Box 26116 City/State: Federal Way, WA Zip: 98093-3116 Phone: 253-927-6116 Fax: 2 53-927-4652 Email: d'lito rr7r c asl.lut Signature: qW4411, Bulletin #003 - August 18, 2004 Page 1 of 1 k:\Handouts\Master Land Use Application CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: January 30, 2008 TO: Will Appleton, Development Services Manager (x2) Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King County Fire & Rescue Geri Walker, Federal Way School District FROM: David Lee FOR DRC MTG. ON: Internal Completeness - February 14, 2008 FILE NUMBER(S): 08-100329-00-SU/08-100330-00-SE RELATED FILE NOS.: None PROJECT NAME: NORPOINT HEIGHTS PROJECT ADDRESS: Parcel #252103-9026 / 352nd & 27' AVE SW ZONING DISTRICT: RS 5.0 PROJECT DESCRIPTION: Subdivide about 3.0 acres into 14 SF residential lots, access road and stormwater tract. LAND USE PERMITS: Preliminary Plat, SEPA PROJECT CONTACT: LANDMARK HOMES INC DAVID LITOWITZ PO BOX 26116 2539276116 (Work) MATERIALS SUBMITTED: Preliminary Plat conceptual drawing 5i f-o 1-AC004a g* �V dejvAi vu r,�� (( COMMITMENT FOR TITLE INSURANCE Issued by stewart tide guaranty Company Stewart Title Guaranty Company, a Texas Corporation ("Company"), for a valuable consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements; all subject to the provisions of Schedules A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation tinder this Commitment shall cease and terminate six months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or policies is not the fault of the Company. The Company will provide a sample of the policy form upon request. This commitment shall not be valid or binding until countersigned by a validating officer or authorized signatory. IN WITNESS WHEREOF, Stewart Title Guaranty Company has caused its corporate name and seal to be affixed by its duly authorized officers on the date shown in Schedule A. �St+eWd1"'t titie guaranty company r• President Chairman of the Board x �ws'j,,'ii� LEt'G�• F. , TrxL.•ait Countersigned. � && Authorized Countersignature RECEIVE® STEWART TITLE JAN 2 2 2008 SEATAC, Washington CITY OF FEDERAL WAY CDS 004-UN ALTA Commitment (6/17/06) File No.: 207159319 CONDITIONS 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule 6, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and Stipulations and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2, 000, 000 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules ate http:Ilwww.alta.or I>. jjqy rtitY company n Y All notices required to be given the Company and any statement in writing required to be furnished the Company shall be addressed to it at P.O. Box 2029, Houston, Texas 77252. rstewarf le 18000 International Boulevard South, Suite 510 y SeaTac, Washington 98188 0 206-770-8700 ♦ 888-896-1443 fax 206-770-8703 ♦ 253-882-2033 LANDMARK HOMES ATTENTION: DAVID LITOWITZ P.O. BOX 26116 FEDERAL WAY, WA 98003 ORDER NUMBER: 207159319 BUYER/BORROWER: LANDMARK HOMES, INC. SELLER: WASHINGTON EQUITIES L.P. II THANK YOU FOR USING STEWART TITLE Stewart Title Guaranty Company, Stewart Title Insurance Company, Stewart Title Insurance Company of Oregon, National Land Title Insurance Company, Arkansas Title Insurance Company, Charter Land Title Insurance Company. Privacy Policy Notice PURPOSE OF THIS NOTICE Title V of the Gramm=Leach-Bliley Act (GLBA) generally prohibits any financial institution, directly or through its affiliates, from sharing nonpublic personal information about you with'a nonaffiliated third party unless the institution provides you with a notice of its privacy policies and practices, such as the type of information that it collects about you and the categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are providing you with this document, which notifies you of the privacy policies and practices of Stewart Title Guaranty Company, Stewart Title Insurance Company, Stewart Title Insurance Company of Oregon, National Land Title Insurance Company, Arkansas Title Insurance Company, Charter Land Title Insurance Company. We may collect nonpublic personal information about you from the following sources: • Information we receive from you, such as on applications or other forms. • Information about your transactions we secure from our files, or from our affiliates or others. • Information we receive from a consumer reporting agency. • Information that we receive from others involved in your transaction, such as the real estate agent or lender. Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal information will be collected about you. We may disclose any of the above information that we collect about our customers or former customers to our affiliates or to nonaffiliated third parties as permitted by law. We also may disclose this information about our customers or former customers to the following types of nonaffiliated companies that perform marketing services on our behalf or with whom we have joint marketing agreements: • Financial service providers such as companies engaged in banking, consumer finance, securities and insurance. ■ Non -financial companies such as envelope stuffers and other fulfillment service providers. WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW. We restrict access to nonpublic personal information about you to those employees who need to know that information in order to provide products or services to you_ We maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. STEWART TITLE OF WASHINGTON Privacy Policy Notice PURPOSE OF THIS NOTICE Title V of the Gramm -Leach -Bliley Act (GLBA) generally prohibits any financial institution, directly or through its affiliates, from sharing nonpublic personal information about you with a nonaffiliated third party unless the institution provides you with a notice of its privacy policies and practices, such as the type of information that it collects about you and the categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are providing you with this document, which notifies you of the privacy policies and practices of STEWART TITLE OF WASHINGTON We may collect nonpublic personal information about you from the following sources: • Information we receive from you, such as on applications or other forms. • Information about your transactions we secure from our files, or from our affiliates or others. • Information we receive from a consumer reporting agency. • Information that we receive from others involved in your transaction, such as the real estate agent or lender. Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal information will be collected about you. We may disclose any of the above information that we collect about our customers or former customers to our affiliates or to nonaffiliated third parties as permitted by law. We also may disclose this information about our customers or former customers to the following types of nonaffiliated companies that perform marketing services on our behalf or with whom we have joint marketing agreements: • Financial service providers such as companies engaged in banking, consumer finance, securities and insurance. • Non -financial companies such as envelope stuffers and other fulfillment service providers. WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW. We restrict access to nonpublic personal information about you to those employees who need to know that information in order to provide products or services to you. We maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. h Stewart •title - builder/developer division Title Officer: Don Peters Phone: Fax: Title Officer: Robert B. Jackson Phone: Fax: Your Stewart Closer will be: Carrianne Litowitz - Reference: WASHINGTON EQUITIES L.P. II 18000 International Blvd. South, Suite 510 SeaTac, WA 98188 206-770-8700 ♦ 888-896-1443 E-Fax Number: 206-770-6579 (206) 770-8858 E-mail: dpeters@stewart.com 206-802-9343 (206) 770-8860 E-mail: Jackson@stewart.com 206-802-9357 SCHEDULE A Order Number: 207159319 Escrow Number: 207159319 1. Effective Date: October 9, 2007 at 8:00 a.m. 2. Policy Or Policies To Be Issued: (X) ALTA OWNER'S POLICY, (6/17/06) Amount: TO BE DETERMINED (X) STANDARD ( } EXTENDED Premium: Tax: Total: $ 0.00 Proposed Insured: LANDMARK HOMES, INC., A WASHINGTON CORPORATION (X) ALTA EXTENDED LOAN POLICY, (6/17/06) Amount: TO BE DETERMINED SIMULTANEOUS ISSUE RATE Premium: Tax: Total: $ 0.00 Proposed Insured: TO BE DETERMINED 3. The estate or interest in the land described or referred to in this Commitment and covered herein is: FEE SIMPLE ESTATE 4. Title to said estate or interest in said land is at the effective date hereof vested in: WASHINGTON EQUITIES L.P. II, A WASHINGTON LIMITED PARTNERSHIP 5. The land referred to in this commitment is described as follows: See Attached Legal Description File No.: 207159319 �tewart 0043CG ALTA Commitment (6117/06) - Schedule B I Page 1 of 1 title guaranty company Purported Address: VACANT LAND FEDERAL WAY, WA File No.: 207159319 st�rWart 0043CG ALTA Commitment (6117/06) - Schedule B I Page 2 of 2 title guaranty company Exhibit A LEGAL DESCRIPTION File Number: 207159319 THE WEST 447 FEET OF THE EAST 1562 FEET OF THE SOUTH 225 FEET OF THE NORTH 430 FEET OF GOVERNMENT LOT 1, SECTION 25, TOWNSHIP 21 NORTH, RANGE 3 EAST, W.M., IN KING COUNTY, WASHINGTON. File No.: 207159319 S' LGWart 0043CG ALTA Commitment (6/17/06) - Schedule B I Page 3 of 3 tine guaranty comparly COMMITMENT FOR TITLE INSURANCE SCHEDULE B Part I Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: GENERAL EXCEPTIONS A. Taxes or assessments which are not shown as existing liens by the public records. B. (i) Unpatented mining claims; (ii) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (iii) water rights, claims or title to water; whether or not the matters described (i), (ii) & (iii) are shown in the public records; (iv) Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. C. Extended coverage exceptions, as follows: (1) Rights or claims of parties in possession not shown by the public records. (2) Easements, claims of easement or encumbrances which are not shown by the public records. (3) Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey and inspection of the premises and which are not shown by the public records. (4) Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. D. Any service, installation, connection, maintenance, tap, capacity, construction or reimbursement charges for sewer, water, electricity or other utilities, or for garbage collection and disposal. E. 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 estate or interest or mortgage thereon covered by this commitment. F. Any titles or rights asserted by anyone, including but not limited to persons, corporations, governments, or other entities, to tidelands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or gulf, or lands beyond the line of the harbor or bulkhead lines as established or changed by the United States Government, or riparian rights, if any. File No.: 207159319 rt0043CG ALTA Commitment (6/17106) — Schedule B I Page 4 of 4 title guaranty co COMMITMENT FOR TITLE INSURANCE SCHEDULE B Part II The following are the requirements to be complied with: Item (a) Payment to or for the account of the grantors or mortgagors of the full consideration for the estate or interest to be insured. Item (b) Proper instrument(s) creating the estate or interest to be insured must be executed and duly filed for record Note: Effective January 1, 1997, and pursuant to amendment of Washington state statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. Format: Margins to be 3" on top of first page, 1" on sides and bottom, 1" on top, sides and bottom of each succeeding page. Font size of 8 points or larger and paper size of no more than 8 Y2" by 14". No attachments on pages such as stapled or taped notary seals, pressure seals must be smudged. Information which must appear on the first page: Title or titles of document. if assignment or reconveyance reference to auditor's file number or subject deed of trust. Names of grantor(s) and grantee(s) with reference to additional names on following page(s), if any. Abbreviated legal description (lot, block, plat name or section, township, range and quarter quarter section for unplatted). Assessor's tax parcel number(s) Return address which may appear in the upper left hand 3" top margin SPECIAL EXCEPTIONS FOLLOW File 209 ��7t�WGL� t 0043CG CG ALTA Commitment (6/17/06) — Schedule B I Page 5 of 5 title guaranty company COMMITMENT FOR TITLE INSURANCE SCHEDULE B Part I SPECIAL EXCEPTIONS EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: FEBRUARY 10, 1941 RECORDING NO.: 3145388 IN FAVOR OF: UNITED STATES OF AMERICA FOR: ELECTRIC TRANSMISSION LINES AFFECTS: EASTERLY PORTION OF SAID PREMISES AND OTHER PROPERTY ASSIGNMENT OF BENEFICIAL INTEREST: ASSIGNEE: PUGET SOUND POWER AND LIGHT COMPANY RECORDED: MARCH 5, 1976 AND DECEMBER 24, 2003 RECORDING NO.: 7603050539 AND 20031224000001 SAID EASEMENT WAS PARTIALLY RELEASED BY INSTRUMENT RECORDED UNDER RECORDING NO. 9110020906. 2. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: JANUARY 6, 1965 RECORDING NO.: 5973144 IN FAVOR OF: CITY OF TACOMA FOR: INSTALL POLES, ANCHORS, EQUIPMENT, DISTRIBUTION, SERVICE AND GUY WIRES AFFECTS: REFER TO SAID INSTRUMENT FOR THE EXACT LOCATION. SAID INSTRUMENT IS A RE-RECORD OF RECORDING NO(S). 5908784. 3, 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 CITY OF FEDERAL WAY IS 1.78%. 4. LIABILITY FOR SEWER TREATMENT CAPACITY CHARGES THAT MAY BE ASSESSED BUT NOT DISCLOSED IN THE PUBLIC RECORDS. PLEASE CONTACT THE KING COUNTY CAPACITY CHARGE DEPARTMENT FOR FURTHER INFORMATION AT 206-296-1450. 5. FACILITY CHARGES, IF ANY, INCLUDING BUT NOT LIMITED TO HOOK-UP, OR CONNECTION CHARGES AND LATECOMER CHARGES FOR WATER OR SEWER FACILITIES OF WATER DISTRICT NO. 124, KING COUNTY AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 8106010916. File No.: 207159319 ,stewart 0043CG ALTA Commitment (6/17/06) — Schedule B I title guaranty company Page 6 of 6 6. TERMS, CONDITIONS, PROVISIONS AND STIPULATIONS OF THE PARTNERSHIP AGREEMENT OF WASHINGTON EQUITIES L.P. II, A WASHINGTON LIMITED PARTNERSHIP, A COPY OF THE CERTIFICATE OF AGREEMENT AND ALL AMENDMENTS WHICH ARE PROPERLY FILED WITH THE SECRETARY OF STATE MUST BE SUBMITTED PRIOR TO CLOSING. ANY CONVEYANCE OR ENCUMBRANCE OF PARTNERSHIP PROPERTY MUST BE EXECUTED BY ALL OF THE GENERAL PARTNERS. NOTE: IF THE PROPOSED TRANSACTION INVOLVES A SALE OF ALL OR SUBSTANTIALLY ALL OF THE PARTNERSHIPS ASSETS, THE WRITTEN CONSENT OF ALL OF THE LIMITED PARTNERS SHOULD BE SUBMITTED, PRIOR TO CLOSING. 7. MATTERS WHICH MAY BE DISCLOSED BY A SEARCH OF THE RECORDS AGAINST THE NAME(S) OF THE GENERAL/MANAGING PARTNER(S) OF THE PARTNERSHIP NAMED BELOW, PROVIDED SAID MATTERS REPRESENT PARTNERSHIP OBLIGATIONS. PARTNERSHIP: WASHINGTON EQUITIES L.P. 11, A WASHINGTON LIMITED PARTNERSHIP END OF SPECIAL EXCEPTIONS File No.: 207159319 Stewart 0043CG ALTA Commitment (6/17/06) — Schedule B I Page 7 of 7 title guaranty company NOTES: NOTE A: SO THAT WE MAY COMPLY WITH ALL LENDER REQUIREMENTS AND ENDORSEMENTS, PLEASE ENCLOSE A COMPLETE COPY OF THE LENDER'S INSTRUCTIONS WITH THE RECORDING PACKAGE. ALL KING COUNTY PACKAGES NOT USING AN EXCISE FORM ARE NOW RECORDED ELECTRONICALLY. PLEASE ADD $3.00 TO THE RECORDING FEE FOR EACH ELECTRONICALLY RECORDED DOCUMENT. IN ORDER TO ASSURE TIMELY RECORDING ALL RECORDING PACKAGES SHOULD BE SENT TO: STEWART TITLE 18000 INTERNATIONAL BLVD., SUITE 510 SEATAC, WASHINGTON 98188 ATTN: RECORDER NOTE B: 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. PTN. G.L. 1, S25, T21 N, R3E NOTE C: ALL MATTERS REGARDING EXTENDED COVERAGE HAVE BEEN CLEARED FOR MORTGAGEE'S POLICY. EXCEPTIONS C, E AND F SHOWN IN SCHEDULE B HEREIN WILL BE OMITTED IN SAID EXTENDED COVERAGE MORTGAGEE'S POLICY. NOTE D: GENERAL TAXES FOR THE YEAR 2007 WHICH HAVE BEEN PAID AMOUNT: $991.83 LEVY CODE: 1205 TAX ACCOUNT NO.: 252103-9048-08 ASSESSED VALUATION: LAND: $87,000.00 IMPROVEMENTS: $-0- NOTE E: ACCORDING TO THE APPLICATION FOR TITLE INSURANCE, TITLE IS TO VEST IN LANDMARK HOMES, INC., A WASHINGTON CORPORATION. EXAMINATION OF THE RECORDS DISCLOSES NO MATTERS PENDING AGAINST SAID PARTY(IES). File CG LTA Commitment � ctewcq � t 0043CG ALTA Commitment (6/17/06) - Schedule B I V L+ r r L� Page 8 of 8 title guaranty company CHAIN OF TITLE NOTE: THE FOLLOWING DEED(S) AFFECTING SAID LAND WAS (WERE) RECORDED WITHIN 24 MONTHS OF THE DATE OF THIS COMMITMENT: NONE THE ABOVE INFORMATION IS PROVIDED FOR INFORMATIONAL PURPOSES ONLY AND NO LIABILITY SHALL ARISE THEREFROM. BGS File No.: 207159319 �St�Wrt 0043CG ALTA Commitment (6117/06) — Schedule B I Page 9 of 9 title guaranty company Copies to: STEWART TITLE/TACOMA 4002 TACOMA MALL BLVD, SUITE 204 TACOMA, WA 98409 ATTENTION: CARRIANNE LITOWITZ LANDMARK HOMES P.O. BOX 26116 FEDERAL WAY, WA 98003 ATTENTION: DAVID LITOWITZ File No.: 207159319 L� Y Y�I L 0043CG ALTA Commitment (6/17/06) - Schedule B I 1,—�.7 Page 10 of 10 —title guaranty company BAIT �. ORDER NO:. 207159319 o r-�s .• U 'r t wart title N This sketch is provided without charge for information. It is not intended to show all matters related to the property including, but not limited to area, dimensions, encroachments or locations of boundaries. It's not a part of, nor does it modify, the commitment or policy to which it is attached. The company assumes NO LIABILITY for any matter related to this sketch. reference should be made to an accurate survey for further information. I -*I l vxo DE PT OF A SSE N W 25-21-3 (POR. 0L. 0 t r/f ,• •� / ;;g `e!=' J37i•W./TrN,.f.t�T.61./ ;'6Xli� .ICI. 4FX•/AL. y St1 Sm � 4�t , � �y, a w ..nl o•al o if f .' ems. R.j N 14J h ry I fJ7 ^aiL}aQLI °` 1 8 - a /1I� � 1�+ 9ir� til3m �� ,F�g�_ eery r 3 1 > pp d 07 u S] f2 P 14 p i 13 AL Ud y rae Cy- .r �� 't•Q Gay+ a .ys y,.. � 3 x • ..fir 0 > � a�wa1�7. aT.+ Ala ta• 1�9. -- _p -J t LL •'t T-�L• r^ a z o a l /ya U) III (9,5 i KC 3P -97801$ d AF at 6' NIGH CEDAR FENCE TO BE LOCATED ALONG TRACT LINE LANDSCA C O;� I 12" MIN. FOR WOOD ) 8" MIN. FOR PEBAF & WIRE TIES SPECIFIED TREE STAKE(S) NATERING BASIN 2" SPECIFIED MULCH SPECIFIED PLANTING SOIL REMOVE BINDING MATERIAL & TOP 1 /3 OF BURLAP I - A. FWCC 20-178-A 10' TYPE III BUFFER IS REQUIRED WHERE PLAT IMPROVEMENT AND CONDITIONS PRIOR TO STARTING LANDSCAPE WORK. ABUTTS AN ARTERIAL STREET. 2. CONTRACTOR SHALL USE CAUTION WHILE EXCAVATING TO AVOID DAMAGE TO UTILITIES. B. FWCC 20-179-RETENTION OF EXISTING VEGETATION IS ENCOURAGED ADVISE OWNER IMMEDIATELY IF UTILITIES ARE DISTURBED. CALL LOCATION SERVICE. C. FWCC 20-186- 3. CONTRACTOR SHALL MAINTAIN AND WATER ALL PLANT MATERIAL UNTIL FINAL INSPECTION a. A LANDSCAPE PLAN SHALL BE PREPARED BY A LICENSED L.A. AND ACCEPTANCE BY THE OWNER OR HIS AGENT. b. SIGNIFICANT TREES TO BE PRESERVED IN CONFORMANCE WITH 4. CONTRACTOR SHALL BE RESPONSIBLE FOR COMPUTING QUANTITIES OF GROUNDCOVERS AND PLANT MATERIALS UTILIZING ON CENTER SPACING FOR PLANTS TOGETHER WITH FWCC 22-1568 MINIMUM PLANTING DISTANCES AS NOTED HEREIN. 14 X2 d. STREET TREE PLANTING REQUIRED, DETENTION POND BUFFER 5. GROUNDCOVERS SHALL BE PLANTED IN AN EQUILATERAL TRIANGULAR SPACING PATTERN AT rdya REQUIRED ON ALL SIDES. THE ON CENTER DISTANCES IN THE PLANT SCHEDULE OR AS SHOWN ON THE PLAN. WHERE ,aa M a 2. FWCC CHAPTER 22 GROUNDCOVERS ABUT CURBING, SIDEWALKS, SIGNS OR POLES, MIN. PLANTING DISTANCES SHALL A. FWCC 22-1564 GENERAL LANDSCAPE REQUIREMENTS BE 12" FROM CENTER OF PLANT. FROM CENTER OF TREES THE DISTANCE SHALL BE 24" ,uo ° e. TYPE III, 19 BUFFER ALONG ARTERIAL FRONTAGE 6. CONTRACTOR SHALL PROVIDE THE QUANTITIES OF PLANTS THAT ARE REPRESENTED BY 'q M o f. 25% OF PLANTS TO BE DROUGHT TOLERANT SYMBOLS ON THE DRAWINGS. ,18» g. NEW DECIDUOUS TREES TO BE 1.5"CAL 7. SUBGRADE IS TO BE WITHIN 1 /10TH ON ONE FOOT AS PROVIDED BY OTHERS. h. NEW EVERGREEN TREES TO BE 6' MIN. 8. NEW SHRUB BEDS AND LAWN AREAS SHALL RECEIVE A MIN. OF 4" GRADE "A" TOPSOIL PER KING COUN- °=° L SHRUBS-SMALL-12", MEDIUM-19% LARGE 24" ECOLOGY GUIDELINES. INCORPORATE(ROTOTILL) INTO TOP 2" OF EXISTING SUBGRADE. z j. GROUNDCOVERS-PLANTED TO COVER IN 3 YEARS 9. ALL BEDS TO RECEIVE A MIN. OF 2" FINE -MEDIUM BARK MULCH. SUBMIT SAMPLE TO LA FOR APPROVAL, N 1. LANDSCAPE AREAS TO RECEIVE 4" OF TOPSOIL 1 O.ALL PLANT MATERIAL SHALL BE FERTILIZED WITH AGRO TRANSPLANTER FERTILIZER 4-2-2 PER m. LANDSCAPE AREAS TO RECEIVE 2" OF MULCH MANUFACTURERS RECOMMENDATIONS. B. FWCC 22-1568 SIGNIFICANT TREES 1 1.ALL PLANT MATERIAL SHALL CONFORM TO AAN STANDARDS FOR THE GRADING OF NURSERY STOCK, a. A MINIMUM OF 25% OF SIGNIFICANT TREES SHALL BE RETAINED LATEST ADDITION. REPLACEMENTS SHALL BE MADE AT ONCE. b. SIGNIFICANT TREES ARE DEFINED AS TREES WITH 12"DIA A. GENERAL: ALL PLANT MATERIAL FURNISHED SHALL BE HEALTHY REPRESENTATIVES, TYPICAL OF THEIR OR 37" CIRCUMFERENCE, IN GOOD HEALTH, NOT DETRIMENTAL SPECIES AND VARIETY AND SHALL HAVE A NORMAL HABIT OF GROWTH. THEY SHALL BE FULL, TO THE COMMUNITY. SIGNIFICANT TREES SHALL NOT INCLUDE; WELL BRANCHED, WELL PROPORTIONED AND HAVE VIGOROUS ROOT SYSTEM. ALL PLANTS BIG LEAF MAPLE, COTTONWOOD, RED ALDER OR POPLAR SHALL BE HARDY UNDER CLIMATIC CONDITIONS SIMILAR TO THOSE IN THE LOCALITY OF THE PROJECT. c. SIGNIFICANT TREES IN REQUIRED BUFFERS TO BE RETAINED. B. TREES, SHRUBS AND GROUNDCOVERS: QUANTITIES, SPECIES, AND VARIETIES, SIZES AND CONDITIONS d. SIGNIFICANT TREES SHALL BE PROTECTED DURING CONSTRUCTION- AS SHOWN ON PLANTING PLAN. PLANTS TO BE HEALTHY, VIGOROUS, WELL FOLIATED WHEN IN LEAF. A CHAIN LINK FENCE OR 5'HIGH ORANGE COLORED 2"X4" FREE FROM DISEASE, INJURY, INSECTS, DECAY, HARMFUL DEFECTS AND WEED FREE. SUBSTITUTIONS I O' OC, CONNECTED BY HIGHLY VISABLE SURVEYORS RIBBON SHALL NOT BE MADE WITHOUT THE AUTHORIZATION OF THE LANDSCAPE ARCHITECT OR OWNER. SHALL BE INSTALLED AT THE DRIP LINE. 12.WATER SHALL BE SUPPLIED TO MAINTAIN PLANT MATERIAL UNTIL ESTABLISHED. C. FWCC 22-1569 PERFORMANCE AND MAINTENANCE a. LANDSCAPING SHALL BE INSTALLED AND MAINTAINED IN CONFORMANCE WITH FWCC 22-1569 PLANT MATERIALS LIST SYMBOL QUANTITY BOTANICAL NAME COMMON NAME SIZE/REMARKS TREES 33 Acer griseum Paperbark Maple 2-1 /2"cal, 35'oc, branched@4'-6" min, matched 18 Cupressocyparis Ley. "Castiewellan" "Castlewellan" Golden Cypress 6', Full, Dense, single leader@ 10' OC + 5 Pinus nigra Austrian Pine 6% Full, Dense, single leader@ 15OC SHRUBS 78 Aronia arbutifolia "Brilliantissima" Brilliant Red Chokeberry 30" @4.5'oc 13 Cotinus coggygria "Grace" Grace var. Smokebush 5gal space per plan 34 Erica darlyensis "Kramers Rote" Kromer's Rote Heath 15"@ 30"oc 0 19 Helleborus niger "Potter's Wheel" Christmas Rose "Potter's Wheel" 2gal 3'oc 43 Hemerocallis Hyperion Hyperion Daylily 2gal clump, 30"oc 31 Spirea bumalda Magic Carpet Dwarf Bumalda Spirea 18"@30"oc 32 Symphoricarpos albus Snowberry 18"@3'oc, dense ,____" 180 Sedum angelina Angelina Sedum 4"pots@ 12"oc ^ 150 Arctostaphylos uva ursi"Woods Red" Woods Red Bearberry 4"pots@ 15"oc increase mulch depth to 4" SOD -locally grown, perennial rye, fescue blend. Install per industry standards. 4' free draining topsoil base 1700 Sf GRASS MIX -POND BOTTOM 67% Tall or Meadow Fescue, 10% Seaside Colonial Bentgrass, 10% Meadow Foxtail 6805 sf 6% Alsike Clover, 1 % Marshfield Big Treefoil, 6% Redtop - SEEDING RATE-60# per acre r-- vRASS MIX POND UPLANDS - 50% Low Grow Perennial Ryegrass, 50% Ensylva Red Fescue - SEEDING RATE - 180# per acre. HYDROSEED MIX TO INCLUDE PER ACRE:2000# long length wood fiber mulch, 250#-12-24-24 fertilizer, 50# slow release fertilizer and the specified rate of seed mix TREE LEGEND SIGNIFICANT TREE REQUIREMENTS HAZELNUT GI v 1 ( ` 1 CEDAR TREE sr �0 0 FIR TREE I Q 16"� �Q�u°;��"X3 a°oM�a MADRONA TREE o0 ov L REINFORCED RUBBER HOSE OR VINYL W/16 GA, WIRE TIES DETAIL HOSE & WIRE TIES SPECIFIED TREE STAKE(S) " INSTALL ARBORGUARD" OR REMOVE TOP 13 OF BURLAP PLANT 1 HIGHER THAN / "ARBORGARD" IN LAWN AREAS. IN NURSERY 2" SETTLED DEPTH OF 2"SETTLED DEPTH SPECIFIED MULCH SPECIFIED MULCH FINISHED GRADE REMOVE BINDING TWINE do TOP 1/3 OF BURLAP. ECIFIED PLANTING SOIL I---) I I --I I f 1 I III-1 I I_ III- 'I AtFERTILIZER TABLETS -' (4-21 GRAM-20-10-5) '- FERTILIZER TABLETS - -w�•� - r,. •; :;A� ' ' SCARIFY PLANTING PIT SIDES AND BOTTOM UNDISTURBED GROUN -SCARIFY PIT SIDES '`'``� 6" DEEP, FIRM, NATIVE & BOTTOM 12" MIN. FOR WOOD SOIL MOUND STAKES & 18" FOR REM FIRM NATIVE SOIL MOUND IN HEAVY SOILS, AUGER 8"x6' DEEP DEEPROOT BARRIER 4'X4' 2x ROOTBALL WIDTH HOLE (OR THROUGH HARDPAN) FILL (UB-24-2) 8 PANELS �'j WITH CRUSHED ROCK. VERIFY GOOD PER TREE. SET TOP A MIN. OF I n I DRAINAGE PRIOR TO PLANTING. 2X ROOTBALL WIDTH j 1ABOVE FIN. GRADE. I- ��--------r COMOM PLY WITH MANUFACTURERS SPECIFICATIONS. 3Y"Otp tail Tree Planting & Staking Detail Shrub Planting Detail Coniferous Tree Planting & Sfiaking De Ca asapc i�s,�ecri is FERTILIZER TABLETS/SPECS SPECIFIED PLANTING SOIL - FIRM NATIVE SOIL MOUND SPACI 1 /2 DIA. OF PLAN OR AS SHOWN ON DRAWING EDGE OF PAVING OR PLANTING BED ■ # OF EXISTING TREES 12"DIA. OR GREATER- 34 ■ # OF SIGNIFICANT TREES = 27 ■ # OF NON SIGNIFICANT TREES = 7 (6 alder, 1 maple) ■ # OF SIGNIFICANT TREES REQUIRED TO REMAIN (25%) =7 # OF TREES SHOWN TO REMAIN = 13 (38% OF TOTAL) COS-r�_����' -! I -TE: 7 SIGNIFICANT TREES ARE REQUIRED TO REMAIN PER THE FWCC. ADDITIONAL TREES WILL BE PRESER U � _ ED � pw TO GRADING REQUIREMENTS. MAR 2 :` 2012 :11-Y OF FEDERAL WAY ,� ✓ CDS r�,� Q� X-t�i��2(� Shrub & Groundcover Spacing Detail 9 PERMIT NO. 10-105147-00—EN Landscape Architecture Site Planning 816 Cherry Ave. #3A Sumner, Wa. 98390 Tele:253-891-1030 Fax: 253-826-3891 roperdale@aol.com PROJECT M NORPOINT HEIGHTS FEDERAL WAY, WA. LANDMARK HOMES SHEET TITLE_ I LANDSCAPE PLANTING & TREE RETENTION PLAN North Arrow & Scale Scale: 1 "=30' L.A. Stamp pa*joe"er, STATE OF WASHINGTON REGISTERED LANDSCAPE ARCHITECT DALE A. ROPER CERTIFICATE NO. 164 Job. No. Date: MAR. 23, 2012 I REVISIONS C1 SHEET NO, CITY OF FEDERAL WAY APPROVAL DATE:�`'.... SIGNATURE: r SHEET 1 OF 1 M. 455 445 440 420 0+00 A PORTION OF THE NW CORNER OF SECTION. 25, TOWNSHIP 21 N., RANGE 3 E, W.M. PRIVATE DRIVEWAY A I f EXI�"i`ING GRADE 0 � PROFILE—i= (TYPICAL) t H.P. ELEV ` 436.55 H.P. STA — t 0+88 CENTER OF! CUL—DE—SAC VI ELEV A.D. STA. .0+2t .F?Q, P BLEAT' DRiVEwAY A $ _ —5.71 STA, 14-It92.40, SW 53RD PL K 8.75 ELE.V.= =433,45 50.00' 1/C F ' Q QD f 2 f i i Q + M .M s ' Q M s - £ PROPOSED PROFILE x f x 91 GRADE 0 CL PROFILE (TYPICAL) f s L.P.; ELEV S = 434.38 L.P. ISTA 31 +80.62 PVI ELEV = 434.11 A.D. 5.2l K = 9.59 50.00' VC END PR*ATE STA. 32-,04.1 ELEV. =444.6, +ji ^�#- ailwx END PEDESTRIAN TRAIL 450 IMPROVEMENTS 445 lYPE 2 f 434.38 , I.E. = 428,50. Owl I.E. -- 42$.95, 6 0 } I.E. 428.00, 12 428.7$, 8" 42$.45, 12"0 f i � f f � i i - S t i - 3d+40 30+80 31 +20 31 +60 32+00 32+40 MEOW 440 45 a 425 415 36+80 DRIVEWAY APPROACH INFORMATION NOTE: ALL DRIVEWAY APPROACHES ARE . PER. C.4.F.W: DWG. 3--6.. ALL ARE 20' WIDE WITH 5' WINGS UNLESS OTHERWISE NOTED. (1)i, CEN. OF DRIVEWAY STA: 31 + 10.40, 10.00' RT., ELEV= 436.47 Q CEN. OF DRIVEWAY STA: 31 +47,51, 10.00' RTr, ELEV-435.15 CEN. OF DRIVEWAY STA: 31 +96,13, 9.99' RT., ELEV=434.74 SEE NOTES ON SHEET SD--01 FOR PIPE MATERIAL. & C.B. GRATES 10 SCALE: 1 " —. 20' 20 10 0 20 40 CONTOUR INTERVAL. = 2' 'ATE, CONTOURS SHOWN ON LOTS ARE STROCTORAL PAD ELEVATION, AN ADDIfiI0N� 1' OF TOPSOIL MAY ICE PIACED <I~OLI«:Qmw- STRUCTURAL GI DING 00N.0-01 . WITHIN RIGHT —OF —WO ACE ACT ML FINISHED GRADE, PERMIT NO.. 10-- 1 Q514-i —0,& E FIRST SUBMRtA! 0 12/10/10 um SECOHO SMMUAL 1 05/16/11 ESM. 2 THM SUMIT #U/21/11 FOURTH SUB- M1TiAL 03/27/12 MYLAR SUBW. T AE 4 05/06/12. No- CONFORMED COPY 20161130000401 CITY OF FEDERA PLAT 157.00 PAGE-001 OF 004 11/30/2016 10:35 VOUPG 27s/oq5 A PORTION OF THE NW 1/4 OF THE NE 1/4 AND THE NE 1/4 OF THE NW 1/4 OF SEC 25, T 21 N, R 3 E, W.M., CITY OF FEDERAL WAY, KING COUNTY, WASHINGTON DEDICATION KNOW ALL PEOPLE BY THESE PRESENTS THAT WE, THE UNDERSIGNED OWNERS OF INTEREST IN THE LAND HEREBY SUBDIVIDED, HEREBY DECLARE THIS PLAT TO BE THE GRAPHIC REPRESENTATION OF THE SUBDIVISION MADE HEREBY, AND DO HEREBY DEDICATE TO THE CITY OF FEDERAL WAY FOR THE USE OF THE PUBLIC FOREVER ALL STREETS AND AVENUES NOT SHOWN AS PRIVATE HEREON AND DEDICATE THE USE THEREOF FOR ALL PUBLIC PURPOSES NOT INCONSISTENT WITH THE USE THEREOF FOR PUBLIC HIGHWAY PURPOSES, AND ALSO THE RIGHT TO MAKE ALL NECESSARY SLOPES FOR CUTS AND FILLS UPON THE LOTS AND TRACTS SHOWN HEREON IN THE ORIGINAL REASONABLE GRADING OF SAID STREETS AND AVENUES, AND FURTHER DEDICATE TO THE USE OF THE PUBLIC ALL THE EASEMENTS AND TRACTS SHOWN ON THIS PLAT FOR ALL PUBLIC PURPOSES AS INDICATED HEREON, INCLUDING BUT NOT LIMITED TO PARKS, OPEN SPACE, UTILITIES AND DRAINAGE UNLESS SUCH EASEMENTS OR TRACTS ARE SPECIFICALLY IDENTIFIED ON THIS PLAT AS BEING DEDICATED OR CONVEYED TO A PERSON OR ENTITY OTHER THAN THE PUBLIC, IN WHICH CASE WE DO HEREBY DEDICATE AND CONVEY SUCH STREETS, EASEMENTS, OR TRACTS TO THE PERSON OR ENTITY IDENTIFIED AND FOR THE PURPOSE STATED. FURTHER, THE UNDERSIGNED OWNERS OF THE LAND SUBDIVIDED HEREBY, WAIVE FOR THEMSELVES, THEIR HEIRS AND ASSIGNS AND ANY PERSON OR ENTITY DERIVING TITLE FROM THE UNDERSIGNED, ANY AND ALL CLAIMS FOR DAMAGES AGAINST THE CITY OF FEDERAL WAY, ITS SUCCESSORS AND ASSIGNS WHICH MAY BE OCCASIONED BY THE DESIGN, ESTABLISHMENT, CONSTRUCTION, OPERATION, FAILURE TO OPERATE, OR MAINTENANCE OF ROADS AND/OR DRAINAGE SYSTEMS, ALTERATIONS OF THE GROUND SURFACE, VEGETATION, DRAINAGE OR SURFACE OR SUBSURFACE WATER FLOWS WITHIN THIS SUBDIVISION OR WITHIN ANY DRAINAGE OR DETENTION FACILITIES DESIGNED TO RECEIVE OR ACTUALLY RECEIVING DRAINAGE FROM THE SUBDIVISIONS AND THE CITY OF FEDERAL WAY'S REVIEW AND APPROVAL OF PLANS AND PERMITS FOR SAME OTHER THAN CLAIMS RESULTING FROM INADEQUATE MAINTENANCE BY THE CITY OF FEDERAL WAY. FURTHER, THE UNDERSIGNED OWNERS OF THE LAND SUBDIVIDED HEREBY, AGREE FOR THEMSELVES, THEIR HEIRS AND ASSIGNS TO INDEMNIFY, HOLD HARMLESS AND DEFEND THE CITY OF FEDERAL WAY, ITS SUCCESSORS AND ASSIGNS, FROM AND AGAINST ANY DAMAGE, INCLUDING ANY COSTS OF DEFENSE, CLAIMED BY PERSONS WITHIN OR WITHOUT THE SUBDIVISIONS TO HAVE BEEN CAUSED BY THE DESIGN, ESTABLISHMENT, CONSTRUCTION, OPERATION, FAILURE TO OPERATE, OR MAINTENANCE OF ROADS AND/OR DRAINAGE SYSTEMS, ALTERATIONS OF THE GROUND SURFACE, VEGETATION, DRAINAGE OR SURFACE OR SUBSURFACE WATER FLOWS WITHIN THIS SUBDIVISION OR WITHIN ANY DRAINAGE OR DETENTION FACILITIES DESIGNED TO RECEIVE OR ACTUALLY RECEIVING DRAINAGE FROM THE SUBDIVISIONS AND THE CITY OF FEDERAL WAY'S REVIEW AND APPROVAL OF PLANS AND PERMITS FOR SAME. PROVIDED, THIS WAIVER AND INDEMNIFICATION SHALL NOT BE CONSTRUED AS RELEASING THE CITY OF FEDERAL WAY, ITS SUCCESSORS OR ASSIGNS, FROM LIABILITY FOR DAMAGES, INCLUDING THE COST OF DEFENSE, RESULTING FROM AND TO THE EXTENT OF THE SOLE NEGLIGENCE OF THE CITY OF FEDERAL WAY, ITS SUCCESSORS OR ASSIGNS. THIS SUBDIVISION, DEDICATION, INDEMNIFICATION OF CLAIMS AND AGREEMENT TO HOLD HARMLESS IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF SAID OWNERS. IN WITNESS WHEREOF WE SET OUR HANDS AND SEALS. HOMESRi(A DMARK, INC. BY: ITS: -- ACKNOWLEDGMENTS STATE OFS ) Via.. )SS COUNTY OF �1 ,'e, ) L I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT 02yt� SIGNED THIS INSTRUMENT, ON OATH STATED THAT (HE/SHE) WAS AUTHORIZED TO EXECUTE THE INSTRUMENT AN �(C'�KNOV(LpE�DGED IT AS THE TO BE THE FREE AND VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSES MENTIONED IN THE INSTRUMENT. DATED � ` � t O � ZbL LC BRIANNE MATTSON NOTARY PUBLIC STATE OF WASHINGTON MY COMMISSION EXPIRES APRIL 08, 2020 SIGNATURE l�lx�i�y� NOTARY PUBLIC .T PRINTED NAME I-� TITLE MY APPOINTMENT EXPIRES 41jc2 STATE OF ( ) SS COUNTY OF I CERTIFY THAT I KNOW OR HAVE SATISFACTORY EVIDENCE THAT y/ MP4 A ---- SIGNED THIS STRUMENT, ON OATH STATED THAT (HE/SHE) WAS AUTHORIZED TO EXECUTE THE INSTRUMENT AND ACKNO LE D IT AS THE O * TO BE THE FREE AND VOLUNTARY ACT OF SUCH PARTY FOR THE USES AND PURPOSES MENTIONED IN THE INSTRUMENT. , DATED / / / /10 SIGNATURE OF Ifttary Pala State of washi OR NOTARY PUBLIC YU HONG LOUIE My SpPM Expires Mar 9, 2019 PRINTED NAME TITLE MY APPOINTMENT EXPIRES CITY OF FEDERAL WAY FILE NO. 16-102863-00-SU RECORDER'S CERTIFICATE Recording No. Filed for record this day of , 20 in book of Plats at page at M A APPROVALS ED AND APWDVED THIS �(tl_ DAY OF l�►�+.�. i e , 20 J(f3 . PUBLIC WORKS DIRECTOR DEPARTMENT OF COMMUNITY DEVELOPMENT EXAMINED AND APPROVED THIS /0' DAY OF Ahlf? 1 �(V 20 . DIr ECTOR OF COMMUNITY DEVELOPMENT FEDERAL WAY CITY COUNCIL EXAMi AND APPR D THIS 2� D Y 0 OF MAYOOF FEDERAL WAY P/ 20 124 T ES : CITY CLERK 0 KING COUNTY DEPARTMENT OF ASSESSMENTS EXAMINED AND APPROVED THIS 2111 DAY OF ('b �� , 20 :12clky^\ KING COUNTY ASSESSOR DEPUTY KING COUNTY ASSESSOR ACCOUNT NUMBER 252103-9048 KING COUNTY FINANCE DIVISION CERTIFICATE I HEREBY CERTIFY THAT ALL PROPERTY TAXES ARE PAID, THAT THERE ARE NO DELINQUENT SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION AND THAT ALL SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR COLLECTION ON ANY OF THE PROPERTY HEREIN CONTAINED, D1=DICA EIS AS SIRE`�TS, ALLEYS 0 FOR ANY OTHER PUBLIC USE, ARE PAID IN FULL THIS DAY OF 20_L(p. .®�®'��®®®®�►� �AIRE Ss� l n r Oo 9l' -Qo Y ` •fi MANAGER, FINANCE DIVISION 4; 9 LAND SURVEYOR'S CERTIFICATE I HEREBY CERTIFY THAT THIS PLAT OF NORPOINT HEIGHTS IS BASED UPON AN ACTUAL SURVEY AND SUBDIVISION OF SECTION 25. TOWNSHIP 21 NORTH, RANGE 03 EAST, W.M., THAT THE COURSES tt AND DISTANCES ARE SHOWN CORRECTLY THEREON; THAT THE MONUMENTS WILL BE SET AND THE LOT AND BLOCK CORNERS WILL BE STAKED CORRECTLY ON THE GROUND AS CONSTRUCTION IS COMPLETED AND THAT I HAVE FULLY COMPLIED WITH THE PROVISIONS OF THE PLATTING REGULATIONS. LAND SURVEYOR'S CERTIFICATE This map correctly represents a survey made by me or under my direction in conformance with the requirements of the Survey Recording Act at the request of 1-M4 in NeY , 20 K? JONATHA MARLO BECKER, PLS — CLK I IF IUA I L NU. 41 Z / / NC ON COMPANY, INC. 145 SW 155TH STREET, STE. 102 SEATTLE, WASHINGTON 98166 PHONE: (206) 244-4141 DUNCANSON Company, Inc. CIVIL ENGINEERING • SURVEYING • LAND PLANNING 145 SW 155th Street, Ste. 102, Seattle Washington 98166 Phone: (206) 244-4141 Fax: (206) 244-4455 DWN. BY LAC I DATE 11/10/2016 I SHEET CHKD. BY JMB I JOB NO. 105331 1 O F 4 NpV. (t> > 1201to A Mgr. Supt. of Records C ate No. 41277 i A PORTION OF THE NW 1/4 OF THE NE 1/4 AND THE NE 1/4 OF THE NW 1/4 OF SEC 25, T 21 N, R 3 E, W.M., CITY OF FEDERAL WAY, KING COUNTY, WASHINGTON NOTES 1) THE NORPOINT HEIGHTS HOME OWNERS ASSOCIATION (HEREINAFTER "HOMEOWNERS ASSOCIATION") WAS ESTABLISHED ON , THE ARTICLES OF INCORPORATION ARE ON FILE WITH THE STATE OF WASHINGTON IN OLYMPIA. 2) A "TRACT" IS LAND RESERVED FOR SPECIFIED USES INCLUDING, BUT NOT LIMITED TO, RESERVE TRACTS, RECREATION, OPEN SPACE, SENSITIVE AREAS, SURFACE WATER RETENTION, UTILITY FACILITIES AND ACCESS. TRACTS ARE NOT CONSIDERED LOTS OR BUILDING SITES FOR PURPOSES OF RESIDENTIAL DWELLING CONSTRUCTION. 3) TRACT "A" IS A LANDSCAPE TRACT AND IS HEREBY CONVEYED TO AND MAINTAINED BY THE HOMEOWNERS ASSOCIATION UPON RECORDING OF THIS PLAT. REMOVAL OR DISTURBANCE OF LANDSCAPING WITHIN THE TRACT IS PROHIBITED, EXCEPT AS NECESSARY FOR MAINTENANCE OR REPLACEMENT OF EXISTING PLANTINGS. A PUBLIC SEWER EASEMENT ACROSS THE ENTIRE TRACT SHALL BE GRANTED TO LAKEHAVEN UTILITY DISTRICT UPON RECORDING, SEE "LAKEHAVEN UTILITY DISTRICT EASEMENT" NOTE ON THIS SHEET. 4) TRACT "B" IS A LANDSCAPE TRACT AND IS HEREBY CONVEYED TO AND MAINTAINED BY THE HOMEOWNERS ASSOCIATION UPON RECORDING OF THIS PLAT. REMOVAL OR DISTURBANCE OF LANDSCAPING WITHIN THE TRACT IS PROHIBITED, EXCEPT AS NECESSARY FOR MAINTENANCE OR REPLACEMENT OF EXISTING PLANTINGS. A PRIVATE SEWER EASEMENT ACROSS THE ENTIRE TRACT FOR THE BENEFIT OF KING COUNTY TAX PARCEL #2521039062 SHALL BE GRANTED TO THE OWNER OF SAID KING COUNTY TAX PARCEL #2521039062 UPON RECORDING, SEE "PRIVATE SEWER EASEMENT" NOTE ON THIS SHEET. 5) TRACT "C" IS A STORM DRAINAGE TRACT AND IS HEREBY CONVEYED TO AND MAINTAINED BY THE CITY OF FEDERAL WAY UPON RECORDING OF THIS PLAT. REMOVAL OR DISTURBANCE OF LANDSCAPING WITHIN THE TRACT IS PROHIBITED, EXCEPT AS NECESSARY FOR MAINTENANCE OR REPLACEMENT OF EXISTING PLANTINGS AND AS APPROVED BY THE CITY OF FEDERAL WAY. 6) TRACT "D" IS A UTILITY TRACT AND IS HEREBY CONVEYED TO AND MAINTAINED BY THE HOMEOWNERS ASSOCIATION UPON RECORDING OF THIS PLAT. A WATER EASEMENT ACROSS THE ENTIRE TRACT SHALL BE GRANTED TO LAKEHAVEN UTILITY DISTRICT UPON RECORDING OF THIS PLAT, SEE "LAKEHAVEN UTILITY DISTRICT EASEMENT" NOTE ON THIS SHEET. 7) TRACT "E" IS A PRIVATE DRIVEWAY AND PEDESTRIAN PATHWAY TRACT AND IS HEREBY CONVEYED TO AND MAINTAINED BY THE OWNERS OF THE LOTS BEING SERVED BY THIS EASEMENT UPON RECORDING OF THIS PLAT. TRACT "E" ALSO CONTAINS A NON -MOTORIZED PATH AND PUBLIC PEDESTRIAN ACCESS EASEMENT TO BE GRANTED TO THE PUBLIC UPON RECORDING OF THIS PLAT. A PUBLIC WATER AND PUBLIC SEWER EASEMENT ACROSS THE ENTIRE TRACT SHALL BE GRANTED TO LAKEHAVEN UTILITY DISTRICT UPON RECORDING OF THIS PLAT, SEE "LAKEHAVEN UTILITY DISTRICT EASEMENT" NOTE ON THIS SHEET. 8) TRACT "F" IS AN OPEN SPACE AND PEDESTRIAN PATHWAY TRACT AND IS HEREBY CONVEYED TO AND MAINTAINED BY THE HOMEOWNERS ASSOCIATION UPON RECORDING OF THIS PLAT. TRACT "F" ALSO CONTAINS AN EASEMENT, GRANTED TO THE PUBLIC UPON RECORDING OF THIS PLAT FOR ACCESS ACROSS THE PEDESTRIAN PATHWAY. A PUBLIC WATER EASEMENT ACROSS THE ENTIRE TRACT SHALL BE GRANTED TO LAKEHAVEN UTILITY DISTRICT UPON RECORDING OF THIS PLAT, SEE "LAKEHAVEN UTILITY DISTRICT EASEMENT" NOTE ON THIS SHEET. 9) ALL WATERLINE EASEMENTS AND SANITARY SEWER EASEMENTS DEPICTED HEREON ARE HEREBY RESERVED FOR AND CONVEYED TO LAKEHAVEN UTILITY DISTRICT FOR THE PURPOSE OF SERVING THIS SUBDIVISION AND OTHER PROPERTY WITH WATER AND SANITARY SERVICE. 10) ALL DRIVEWAYS MUST BE SET BACK A MINIMUM DISTANCE OF 25 FEET FROM ADJACENT INTERSECTIONS. 11) BUILDING SETBACKS ARE AS FOLLOWS: FRONT = 20', SIDE = 5' AND REAR = 5' FROM THE PROPERTY LINES, OR AS OTHERWISE RESTRICTED BY EASEMENT, AND WILL HEREINAFTER BE REFERRED TO AS "BSBL". 12) STREET TREES, PLANTER STRIPS AND CUL-DE-SAC LANDSCAPING SHALL BE MAINTAINED BY THE HOMEOWNERS ASSOCIATION. 13) SIDE SEWER STUBS HAVE BEEN INSTALLED WITH THE CONSTRUCTION OF THE MAIN SEWER SYSTEM. THE INVERT ELEVATIONS OF THOSE PIPES WILL DETERMINE THE MINIMUM FINISHED FLOOR ELEVATION REQUIRED TO OBTAIN GRAVITY FLOW INTO THE MAIN SEWER SYSTEM. THE PLANS ON FILE WITH LAKEHAVEN UTILITY DISTRICT SHOULD BE CONSULTED PRIOR TO COMMENCING DESIGN DRAWINGS FOR ANY FUTURE DEVELOPMENT ON THE LOTS SHOWN HEREON. 14) DURING THE CONSTRUCTION OF ANY LOT WITHIN THIS SUBDIVISION, STUB -OUT INVERT ELEVATIONS FOR STORM DRAINAGE SHOULD BE VERIFIED BY THE INDIVIDUAL LOT BUILDER OR OWNER TO PROVIDE THE NECESSARY SLOPE FROM THE PROPOSED HOUSE. 15) ALL PRIVATE STORM DRAINAGE EASEMENTS DEPICTED HEREON ACROSS THE NORTHERLY 10-FEET OF LOTS 1 THROUGH 5, THE EASTERLY 10-FEET OF LOTS 6 AND 7, THE EASTERLY 5-FEET OF LOTS 8 THROUGH 10, THE WESTERLY 5-FEET OF LOTS 11 AND 12 AND THE SOUTH 10-FEET OF LOTS 12 THROUGH 14 ARE PRIVATE AND ARE HEREBY CONVEYED TO THE LOT OWNERS WHO BENEFIT FROM THE EASEMENT. THE OWNERS OF SAID LOTS SHALL BE EQUALLY RESPONSIBLE FOR THE MAINTENANCE, REPAIR AND REPLACEMENT OF THE DRAINAGE FACILITIES WITHIN THE EASEMENT. NO GRADING OR OTHER INTRUSION SHALL BE ALLOWED IN SAID EASEMENT AREA. 16) ALL BUILDING DOWNSPOUTS, FOOTING DRAINS, AND DRAINS FROM ALL IMPERVIOUS SURFACES SUCH AS PATIOS AND DRIVEWAYS SHALL BE CONNECTED TO THE PERMANENT STORM DRAIN OUTLET AS SHOWN ON THE APPROVED ENGINEERING PLANS PERMIT NO. 10-105147-00-EN ON FILE WITH THE CITY OF FEDERAL WAY. THIS PLAN SHALL BE SUBMITTED WITH ANY APPLICATION FOR ANY BUILDING PERMIT. ALL CONNECTIONS OF THE DRAINS MUST BE CONSTRUCTED AND APPROVED PRIOR TO THE FINAL BUILDING INSPECTION APPROVAL. FOR THOSE LOTS THAT ARE DESIGNATED FOR INDIVIDUAL LOT INFILTRATION SYSTEMS, THE SYSTEMS SHALL BE CONSTRUCTED AT THE TIME OF THE BUILDING PERMIT AND SHALL COMPLY WITH ALL PLANS ON FILE. ALL INDIVIDUAL STUB -OUTS AND INFILTRATION SYSTEMS SHALL BE PRIVATELY OWNED AND MAINTAINED BY THE LOT OWNER. AT A MINIMUM, PERFORATED STUB -OUT CONNECTIONS SHALL BE PROVIDED. 17) WATER SERVICE TO LOTS 7, 9, 10 AND 11 MUST BE MADE WITHIN THE 10-FOOT PUBLIC UTILITY EASEMENT (SEE EASEMENT PROWSIONS, THIS SHEET). 18) ANY FUTURE DEVELOPMENT ON THE LOTS CONTAINED HEREIN SHALL BE MADE IN ACCORDANCE WITH THE RECOMMENDATIONS MADE IN GEOTECH REPORT PREPARED BY GEORESOURCES, LLC. EASEMENT PROVISIONS AN EASEMENT IS HEREBY RESERVED FOR AND CONVEYED TO PUGET SOUND ENERGY (GAS), TACOMA PUBLIC UTILITIES/TACOMA POWER, CENTURYLINK TELEPHONE COMPANY, COMCAST CABLE COMPANY, LAKEHAVEN UTILITY DISTRICT, OTHER UTILITY PROVIDERS AND THEIR RESPECTIVE SUCCESSORS AND ASSIGNS AND THE OWNERS OF LOTS 7, 9, 10 AND 11 FOR PRIVATE WATER SERVICES, UNDER THE EXTERIOR 10 FEET OF ALL LOTS, TRACTS AND SPACES WITHIN THE PLAT LYING PARALLEL WITH AND ADJOINING ALL STREET(S), ALONG THE EAST AND WEST SIDES OF TRACT E AND AS SHOWN ON LOTS 3, 4, 11 AND 12; IN WHICH TO CONSTRUCT, OPERATE, MAINTAIN, REPAIR, REPLACE AND ENLARGE UNDERGROUND PIPES, CONDUITS, CABLES AND WIRES WITH ALL NECESSARY OR CONVENIENT UNDERGROUND OR GROUND -MOUNTING APPURTENANCES THERETO FOR THE PURPOSE OF SERVING THIS SUBDIVISION -AND OTHER PROPERTY WITH ELECTRIC, GAS, TELEPHONE, TELEVISION AND OTHER UTILITY SERVICE, TOGETHER WITH THE RIGHT TO ENTER UPON STREETS, LOTS, TRACTS AND SPACES AT ALL TIMES FOR THE PURPOSES STATED. THESE EASEMENTS ENTERED UPON FOR THESE PURPOSES SHALL BE RESTORED AS NEAR AS POSSIBLE TO THEIR ORIGINAL CONDITION BY THE UTILITY OR LOT OWNERS OF LOTS 7, 9, 10 AND 11 WITH RESPECT TO PRIVATE WATER SERVICES. LAKEHAVEN UTILITY DISTRICT EASEMENT: AN EASEMENT IS HEREBY IRREVOCABLY RESERVED FOR AND GRANTED TO LAKEHAVEN UTILITY DISTRICT AND ITS AGENTS, SUCCESSORS AND ASSIGNS, FOR SO LONG AS IT SHALL OWN AND MAINTAIN THE UTILITIES REFERENCED HEREIN UNDER AND UPON THE AREA SHOWN ON THE PLAT AND DESCRIBED HEREIN AS "LAKEHAVEN WATER EASEMENT" (WE) TO INSTALL, MAINTAIN, REPLACE, REPAIR AND OPERATE WATER MAINS AND APPURTENANCES FOR THIS SUBDIVISION AND OTHER PROPERTY AND "LAKEHAVEN SANITARY SEWER EASEMENT" (SSE) TO INSTALL, MAINTAIN, REPLACE, REPAIR AND OPERATE SEWER MAINS AND APPURTENANCES FOR THIS SUBDIVISION AND OTHER PROPERTY TOGETHER WITH THE RIGHT TO ENTER UPON SAID EASEMENT AT ALL TIMES FOR PURPOSES INCIDENT THERETO. NO BUILDING, WALL, ROCKERY, FENCE, TREES OR STRUCTURE OF ANY KIND SHALL BE ERECTED OR PLANTED, NOR SHALL ANY FILL MATERIAL BE PLACED WITHIN THE BOUNDARIES OF SAID EASEMENT AREA. NO EXCAVATION SHALL BE MADE WITHIN THREE (3) FEET OF SAID WATER OR SEWER SERVICE FACILITIES AND THE SURFACE LEVEL OF THE GROUND WITHIN THE EASEMENT AREA SHALL BE MAINTAINED AT THE ELEVATION AS CURRENTLY EXISTING. GRANTOR HEREBY AGREES THAT NO WATER OR SEWER SYSTEM FACILITY OR APPURTENANCE OF ANY KIND SHALL BE CONSTRUCTED OR LOCATED BY GRANTOR, OR ANY THIRD PARTY ACTING UNDER AUTHORITY OF GRANTOR, WITHIN OR PROXIMATE TO SAID EASEMENT, UNLESS SUCH INSTALLATION IS APPROVED BY GRANTEE AND IS IN CONFORMANCE WITH THE THEN -CURRENT EDITION OF THE 'CRITERIA FOR SEWAGE WORKS DESIGN" PUBLISHED BY THE WASHINGTON STATE DEPARTMENT OF ECOLOGY. GRANTOR HEREBY FURTHER AGREES THAT NO OTHER UTILITY FACILITY OR APPURTENANCE OF ANY KIND, INCLUDING UTILITY SERVICE CONNECTIONS, SHALL BE CONSTRUCTED OR LOCATED BY GRANTOR, OR ANY THIRD PARTY ACTING UNDER AUTHORITY OF GRANTOR, WITHIN THREE FEET (3'), MEASURED HORIZONTALLY FOR PARALLEL ALIGNMENTS, OR WITHIN SIX INCHES (6"), MEASURED VERTICALLY FOR CROSSING OR PERPENDICULAR ALIGNMENTS, OF ANY PORTION OF THE GRANTEE'S FACILITIES. GRANTOR ADDITIONALLY GRANTS TO THE LAKEHAVEN UTILITY DISTRICT AND ITS AGENTS, SUCCESSORS AND ASSIGNS THE USE OF SUCH ADDITIONAL AREA IMMEDIATELY ADJACENT TO SAID EASEMENT AREA AS SHALL BE REQUIRED FOR THE CONSTRUCTION, RECONSTRUCTION, MAINTENANCE AND OPERATION OF SAID WATER AND SEWER FACILITIES. THE USE OF SUCH ADDITIONAL AREA SHALL BE HELD TO A REASONABLE MINIMUM AND BE RETURNED TO THE CONDITION EXISTING IMMEDIATELY BEFORE THE PROPERTY WAS ENTERED UPON BY THE LAKEHAVEN UTILITY DISTRICT, ITS AGENTS, SUCCESSORS AND ASSIGNS. IN ADDITION TO THE OTHER RESTRICTIONS HEREIN, GRANTOR SHALL NOT CONVEY TO A THIRD PARTY ANY EASEMENT OR OTHER INTEREST OR RIGHT OF USE OF PROPERTY SUBJECT TO THE EASEMENT THAT WOULD IMPAIR OR LIMIT THE USE OF THE EASEMENT RIGHTS GRANTED HEREIN. PRIVATE SEWER EASEMENT: AN EASEMENT IS HEREBY RESERVED FOR AND GRANTED TO THE OWNER OF TAX PARCEL #2521039062 FOR INGRESS, EGRESS AND UTILITY PURPOSES THROUGH, OVER, AND ACROSS TRACT B, HEREON. THE GRANTEE SHALL HAVE THE RIGHT, WITHOUT PRIOR NOTICE TO GRANTOR, TO INSTALL, REPAIR, RECONSTRUCT, OPERATE AND/OR MAINTAIN GRANTEE'S FACILITIES WITHIN SAID EASEMENT, AND TO ENTER UPON SAID REAL PROPERTY WITHOUT INCURRING ANY LEGAL OBLIGATION OR LIABILITY. THE GRANTEE AGREES THAT ANY EXISTING IMPROVEMENTS ON SAID REAL PROPERTY THAT MAY BE DISTURBED OR DESTROYED BY GRANTEE'S FACILITIES OR ACTIVITIES RELATED TO SUCH FACILITIES, WILL BE REPLACED, REPAIRED, OR OTHERWISE RESTORED AS REASONABLY PRACTICABLE, TO THE PRE -EVENT CONDITION BY AND AT GRANTEE'S EXPENSE. PUGET SOUND ENERGY AGREEMENT PSE OPERATES AND MAINTAINS A TRANSMISSION LINE ACROSS THE UNDERLYING PROPERTY (EASEMENT AREA) AS LISTED ON SHEET 3 AND DELINEATED ON SHEET 4, HEREON. AN AGREEMENT EXISTS BETWEEN PUGET SOUND ENERGY, INC (PSE) AND LANDMARK HOMES, INC. (OWNER) TO UTILIZE PORTIONS OF THE EASEMENT AREA FOR: CITY OF FEDERAL WAY PUBLIC ROADWAY AND UTILITIES, LAKEHAVEN UTILITY DISTRICT UTILITIES, AND ADJACENT PROPERTY OWNER ACCESS AND MAINTENANCE OF CONCRETE DRIVEWAY TO HOUSE, LAWN, AND STREET TREES. THE FOLLOWING RESTRICTIONS APPLY, BUT DO NOT REPRESENT A COMPLETE LIST - PLEASE REFER TO ACTUAL RECORDED DOCUMENT FOR PARTICULARS: 1) IF SUCH USE BECOMES A HAZARD TO PSE'S FACILITIES (BOTH EXISTING AND FUTURE), THE OWNER WILL BE REQUIRED TO CORRECT SUCH HAZARD AT THEIR OWN EXPENSE 2) NO GRADING WITHIN THE EASEMENT AREA SHALL REDUCE THE VERTICAL DISTANCE BETWEEN THE GROUND AND WIRES AND NO EXCAVATION SHALL BE PERMITTED WITHIN 50-FEET OF PSE POLES AND ANCHORS. THE OWNER MUST PAY FOR ALL COSTS RELATED TO CHANGING THE VERTICAL LINE CLEARANCES AS A RESULT OF THEIR USE 3) A MINIMUM CLEARANCE OF 20-FEET FROM ALL POWER LINES MUST BE OBSERVED AND NO BUILDING OR STRUCTURE SHALL BE BUILT WITHIN THE EASEMENT AREA. ANY PSE ANCHORS CANNOT BE COVERED 4) EASEMENT SHALL NOT BE USED FOR THE STORAGE OF FLAMABLE OR VOLATILE MATERIAL OR THE PLACEMENT OF ANY BUILDING OR STRUCTURE, INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING: DECKS, PATIOS, AND OUT BUILDINGS OF ANY KIND OR NATURE 5) AT NO TIME SHALL PSE'S ACCESS TO THEIR FACILITIES WITHIN THE EASEMENT AREA BE PERMANENTLY BLOCKED OFF OR UNDULY RESTRICTED - AT ALL TIMES PSE MUST HAVE A MINIMUM WORKING CLEARANCE OF 15-FEET. NO FENCES SHALL BE CONSTRUCTED WITHIN THE EASEMENT AREA AND LANDSCAPING MUST NOT INTERFERE WITH PSE'S ACCESS 6) PSE SHALL HAVE THE RIGHT TO CONTROL, ON A CONTINUING BASIS AND BY ANY PRUDENT AND REASONABLE MEANS, THE ESTABLISHMENT AND GROWTH OF BRUSH, TREES AND OTHER VEGETATION UPON THE EASEMENT AREA WHICH CREATE A HAZARD TO PSE'S SYSTEMS 7) PSE SHALL HAVE THE RIGHT TO CUT, TRIM, REMOVE AND DISPOSE OF ANY TREES LOCATED ON THE PROPERTY OUTSIDE THE EASEMENT AREA, WHICH COULD, IN PSE'S SOLE JUDGMENT, INTERFERE WITH OR CREATE A HAZARD TO PSE'S SYSTEMS. PRIOR TO THE EXERCISE OF SUCH RIGHTS, PSE SHALL MAKE A REASONABLE EFFORT TO GIVE OWNER PRIOR NOTICE THAT SUCH TREES WILL BE CUT, TRIMMED, REMOVED OR DISPOSED OF (EXCEPT IN EMERGENCY CONDITIONS). OWNER SHALL BE ENTITLED TO NO COMPENSATION FOR TREES CUT, TRIMMED, REMOVED OR DISPOSED OF EXCEPT FOR THE ACTUAL MARKET VALUE OF MERCHANTABLE TIMBER (IF ANY) CUT AND REMOVED FROM THE PROPERTY BY PSE. 8) ALL SHRUBS AND TREES TO BE SITUATED IN THE EASEMENT AREA MUST BE OF A LOW GROWING VARIETY WHICH NORMALLY DO NOT EXCEED FIFTEEN (15) FEET IN HEIGHT AT MATURITY. 9) THE OWNER RELEASES PSE OF LOSS, DAMAGE OR INJURY, WHICH MAY RESULT FROM SUCH USE OF THE EASEMENT AREA, EXCEPT AS RESULTING FROM THE NEGLIGENCE OF PSE OR PSE'S AGENTS OR EMPLOYEES. ANY DAMAGE TO PSE'S FACILITIES CAUSED BY OR RESULTING FROM SUCH USE OF THE EASEMENT AREA MAY BE REPAIRED BY PSE AND CHARGED AGAINST AND PAID BY THE OWNER. THE OWNER FURTHER AGREES TO DEFEND, INDEMNIFY AND HOLD HARMLESS PSE, ITS AGENTS AND EMPLOYEES FROM ALL LOSS, DAMAGE OR INJURY TO ANY PERSON WHOMSOEVER TO THE EXTENT SUCH LOSS, DAMAGE OR INJURY RESULTS FROM THE USE OF THE EASEMENT AREA BY THE OWNER, THEIR SERVANTS, AGENTS, EMPLOYEES AND CONTRACTORS. 10) THE OWNER MUST NOTIFY PSE'S ELECTRIC FIRST RESPONSE ENGINEE(S AT 888-225-5773 AT LEAST 48 HOURS PRIOR TO THE COMMENCEMENT OF ANY AND ALL CONSTRUCTION ACTIVITIES RELATED TO SUCH USES AND TO COORDINATE THE INSTALLATION OF PROTECTIVE BARRIERS AROUND POWER POLES. 11) THE TERMS AND CONDITIONS HEREIN CONTAINED SHALL BE BINDING UPON THE PARTIES HERETO, THEIR RESPECTIVE SUCCESSORS AND ASSIGNS. CITY OF FEDERAL WAY FILE NO. 16-102863-00-SU NORPOINT HEIGHTS I VOL/PG A PORTION OF THE NW 1/4 OF THE NE 1/4 AND THE NE 1/4 OF THE NW 1/4 OF SEC 25, T 21 N, R 3 E,. W.M., CITY OF FEDERAL WAY, KING COUNTY, WASHINGTON LEGAL DESCRIPTION * TITLE PER ORDER NO. 01148-54887 ISSUED BY STEWART TITLE GUARANTY COMPANY, DATED MARCH 22, 2016. THE WEST 447 FEET OF THE EAST 1562 FEET OF THE SOUTH 225 FEET OF THE NORTH 430 FEET OF GOVERNMENT LOT 1, SECTION 25, TOWNSHIP 21 NORTH, RANGE 3 EAST, W.M., IN KING COUNTY, WASHINGTON; TOGETHER WITH THE EAST 1 ACRE OF THE FOLLOWING DESCRIBED PROPERTY. BEGINNING AT A POINT ON THE NORTH LINE OF GOVERNMENT LOT 1, SECTION 25, TOWNSHIP 21 NORTH, RANGE 3 EAST, W.M., IN KING COUNTY, WASHINGTON, WHICH IS 1115 FEET WEST OF THE NORTHEAST CORNER OF SAID GOVERNMENT LOT 1; THENCE SOUTH 205 FEET ON A LINE PARALLEL WITH THE EAST LINE OF SAID GOVERNMENT LOT 1; THENCE WEST 447 FEET ON A LINE PARALLEL WITH THE NORTH LINE OF SAID GOVERNMENT LOT 1; THENCE SOUTH ON A LINE PARALLEL WITH THE EAST LINE OF SAID GOVERNMENT LOT 1 TO A LINE DIVIDING PIERCE AND KING COUNTIES; THENCE NORTHWESTERLY ALONG SAID COUNTY LINE TO INTERSECT A LINE RUNNING PARALLEL WITH AND 1592 FEET WEST OF THE EAST LINE OF SAID GOVERNMENT LOT 1; THENCE NORTH ALONG SAID PARALLEL LINE 290 FEET, MORE OR LESS TO THE NORTH LINE OF SAID GOVERNMENT LOT 1; THENCE EAST ALONG SAID NORTH LINE 477 FEET TO THE POINT OF BEGINNING. (ALSO KNOWN AS REVISED PARCEL B OF CITY OF FEDERAL WAY BOUNDARY LINE ADJUSTMENT #08-100581-00-SU, RECORDED UNDER KING COUNTY RECORDING NO. 20080813900003). PROCEDURAL STATEMENT THE RELATIVE POSITION OF THE SURVEY MONUMENTS SHOWN ON THIS DRAWING ARE BASED ON A NETWORK RTK GPS OBSERVATION TRAVERSE AND A CLOSED LOOP FIELD TRAVERSE, AND ARE REPORTED TO A RELATIVE ACCURACY THAT MEETS OR EXCEEDS A TOLERANCE OF 1:20,000. CERTIFICATE OF CONFORMANCE THIS SURVEY WAS PERFORMED WITH A TOPCON QS-3A AND LEICA TS12 ELECTRONIC THEODOLITE READING DIRECT TO 3 SECONDS OF ARC AND MEASURING DISTANCE f(3+(2PPM X D)) MM. NGS BASELINE COMPARED NOVEMBER, 2015. THIS SURVEY MEETS THE MINIMUM STANDARDS SET FORTH IN WAC 332-130. SURVEY REFERENCE CITY OF FEDERAL WAY BOUNDARY LINE ADJUSTMENT #08-100581-00-SU, RECORDED UNDER KING COUNTY RECORDING NO. 20080813900003. — I -- 0' � LOT 11 2.Lu 3.5' 3.0 � 5' BSBL (TYP) V LOT 12 �- 10' EASEMENT DETAIL EASEMENT UTILITY SCALE: 1" = 10' FOUND PATCH W/2'X2' PK NAILS PER BLA N8953�8"W 244.19' ` 264.45' y � �` Z 43 25' P� p,GE EASEMENT DETAIL 353RD /,. SCALE: 1" = 10' S� 10' U77LITY 2.0' / EASEMENT �2.Q' C27.0' , 20/ LOT LOT4 EASEMENTS a CORRESPONDS WITH ITEM NUMBER IN 'SCHEDULE B' OF TITLE REPORT. QELECTRIC TRANSMISSION LINE EASEMENT PER KING COUNTY RECORDING NO. 3139614 5 AND RE -ASSIGNED PER KING COUNTY RECORDING NO. 7603050539 AND 20031224000001 - SHOWN ELECTRIC TRANSMISSION LINE EASEMENT PER KING COUNTY RECORDING NO. 3145388 QAND RE -ASSIGNED PER KING COUNTY RECORDING NO. 7603050539 AND 20031224000001 AND PARTIALLY RELEASED PER KING COUNTY RECORDING NO. 9110020906 - SHOWN POWER EASEMENT PER KING COUNTY RECORDING NO. 5973144, BEING A RE-RECORDING 7 OF INSTRUMENT PER KING COUNTY RECORDING NO. 5908784 - SHOWN ATEMPORARY CONSTRUCTION EASEMENT FOR SEWER FACILITIES PER KING COUNTY 8 RECORDING NO. 20031014000175 - EASEMENT VOID UPON COMPLETION OF SEWER PROJECT, NOT SHOWN Ag SEWER AND WATER FACILITIES EASEMENT PER KING COUNTY RECORDING NO. 20031014000176 - SHOWN ATERMS AND CONDITIONS OF BOUNDARY LINE ADJUSTMENT PER KING COUNTY RECORDING NO. 20080813900003 - NOTHING TO SHOW A ACCESS AND UTILITY EASEMENT PER KING COUNTY RECORDING NO. 20100329001480 - SHOWN CONSENT FOR USE OF PUGET SOUND ENERGY TRANSMISSION LINE RIGHT-OF-WAY AND 14 THE TERMS AND CONDITIONS THEREOF PER KING COUNTY RECORDING NO. 20120216001309 - AFFECTS THE LOTS ADJACENT TO THE EASEMENT LISTED ABOVE UTILITY SYSTEMS AND GAS EASEMENT PER KING COUNTY RECORDING NO. 20160317000582, BEING A RE-RECORDING OF INSTRUMENT PER KING COUNTY 16 RECORDING NO. 20160128000815 - AFFECTS THE ROADS AND UTILITY EASEMENT PER THIS PLAT BASIS OF BEARING BEARINGS HELD PER REVISED PARCEL B OF CITY OF FEDERAL WAY BOUNDARY LINE ADJUSTMENT #08-100581-00-SU, RECORDED UNDER KING COUNTY RECORDING NO. 20080813900003. FOUND MONUMENT PER BLA N89 ;36'01 "W 1319.90' 204.90' 158.38' 7.65' LLLI z Zw � S89 5328"E o lLi s �9�, 234.45' o � Q S89'53'28"E 60.00' 57.57' N6�36 5' BSBL F5 BSBL--�22xnv] 1 1 10' UTILITY LOT 13 EASEMENT A, >w N7452'31 "E V 2.47' o( LAKEHAVEN WATER EASEMENT -�� , 3.60' Z S17'03'08"E I 3.80' L=14.87' R=21.50' 20' BSBLI 20' BSBL D=039 37'13"E]) �3' S69*21'33"E ___._.... 3.00_i , 1 10' U71LI TY %ph0 EASEMENT , " 16. 0 S8953 28 E !� .� 5 60.00' 161.74' L=46 65 AO9 45 S89'53'28"E 0' 3' 4.0' 26' SW 353RD PLACE LAKEHAVEN EASEMENT DETAIL SCALE: 1" = 20' �, N0058'17"W Z \ `Sad,, 74.62' FOUND STONE ! N W/"X" PER BLA PARCEL 8 OF CITY OF FEDERAL WAY 1! WLLJ Z C O !o Z �w ! 1 N8953'28"W 82.43'Lu BOUNDARY LINE ADJUSTMENT �08-100581-00—SU 214.10' N89'36'01 W ! OG�9 FOUND MONUMENT PER BLA 29TH STREET NE S88 5938"W 618.40' _ MONUMENT NOTE i FOUND MONUMENTS SHOWN HEREON I WERE FIELD LOCATED IN MAY, 2015 AND MAY, 2016. 956.62' FOUND MONUMENT PER BLA wo 0 GRAPHIC SCALE s ��3 FOUND MONUMENT PER BLA SW 356TH STREET _ 376.25' 517.65' _ S8955'54"W N8923'15"W DUNCANSON Company, Inc. " "CIVIL ENGINEERING •SURVEYING LAND PLANNIN 14S SW 155th Street, Ste. IO2, Seattle, Washington 98166 Phone: (206) 244-4141 Fax: (206) 244-4455 41277 0 C G� CITY OF FEDERAL WAY FILE NO. 16-102863-00-SU DWN. BY LAC DATE 11i10/2016 SHEET CHKD. BY JMB JOB NO. 10533 3 O F 4 .%I. 1 1D 1 Zsa%tD NORPOINT HEIGHTS VOl/PG A PORTION OF THE NW 1/4 OF THE NE 1/4 AND THE NE 114 OF THE NW 1/4 OF SEC 25, T 21 N, R 3 E, W.M., CITY OF FEDERAL WAY," KING COUNTY, WASHINGTON CURVE TABLE CURVE LENGTH RADIUS DELTA C1 11.37' 151.00' 04*18'55' C2 37.99' 151.00' 14'24'53" C3 49.36' 151.00' 18'43'49" C4 27.67' 125.00' 12*40'54" C5 3.84' 99.00' 02*13'13- C6 46.65' 24.50' 109'05'18" C7 42.37' 53.50' 45'23'47" C8 60.14' 53.50' 64'22'43" C9 36.72' 53.50' 39*19'17" C10 41.88' 53.50' 44'51'02" C11 26.73' 126.00' 12*09'12" 126.00' 06'53'24" W1215.15' 20.02' 126.00' 09*06'15" 32.17' 126.00' 14'37'46" 47.75' 126.00' 21'42'46" C16 3.94' 126.00' 01'47'24" C17 200.42' 53.50' 214'38'29" C18 157.95' 126.00' 71'4927" C19 30.67' 82.00' 21'25'39" C20 44.13' 118.00' 21'25'39" C21 15.23' 118.00' 07'23'50" C22 28.90' 118.00' 14'01'49" C23 14.47' 20.00' 41'26'48" C24 19.32' S3.50' 20'41'40" C25 12.19' 126.OQ' 05'32'39" LINE TABLE LINE # DISTANCE DIRECTION L1 55.65' N44'5254"W L2 23.81' N44'52'54"W L3 39.61' N44'52'54"W L4 31.84' N44'52'54"W L5 14.42' N00'58'17"W L6 30.90' N45'39'17"W L7 14.33' N89'53'28"W L8 17.17' N89'53'28"W L9 10.42' S89'53'28"E L10 21.02' N23'23'38"W L11 39.47' N42'42'13"W L12 39.42' N42'42'13"W L13 44.99' S89'36'01 "E L14 3.61' S74'20'17"E L15 31.00' N69'32'38"W L16 22.04' S63'36'41 "E L17 35.43' S20'27'22"W L18 36.00' N89'01'43"E L19 16.00' N89'01'43"E L20 20.00' N89'01'43"E L21 7.65' S89'53'28"E L22 20.01' S89'36'01 "E L23 35.43' N20'27'22"E GRAPHIC SCALE E ( IN FEET ) 1 inch = 50 ft. 8 53'28� E 234.45' ( V �r� I 2541 -116.88 60.00' 57.5T �'6 I ,00 LOT 8 � o P�� �'o�-31 I F LOT 13 X 8 0 R53.5' S 7,200 SF "�, �pNPO PG' 10, 3 N I STORNiWATER N LOT 14 � N 6,018 SF 8•2 B N8901'43"E--2•0 iw G00-13 I °Q TRACT C 5,007 SF 0 2606 8 11.9 I-92.04'- `•" I o °p o !1 U oo LOT 15 0o I 9,493 SF o 2614 �o C SEE DETAIL 8 3 ROAD 5 j LOT 7 ON SHEET 3 14 5, 008 SF TAX PARCEL - - DEDICATION I � WITH CAP LS 10708 l' -' � - - ,�C;° 23,609 SF 12.0 1,i y6'& 2545 � #1761500200 Lu ( ) TRACT A 1 CZ -"-'I- 50-- 15 - 60. 00 51.59 I �-�' 11.7 ! 70, j 316 SF h ! C3 11.7 �89 53'28"E 161.7 11.7 2&�' _ �1(11.4 �'�2p0 4��" 11.5`¢9�� )IE 13 8 16 PIERCE COUNTY E C4 S895328"E 170.76' R'1 g'39�� x �' I 14 �7A'F L( TAX PARCEL 13.3 l - - l4-- �6 �� G1 �� �" � �' SW 353RD PLACE 11.7 , c ��� moo, �'� i LOT v l Q #6350000090 16.7 )K 28 11.8 12.0 5,772 SF NORPOINT WAY NE R-O-W 15.5 5 109.07128"E 170.76 C� o Nw 2547 � Z F-- 9 51.27' C16 Q 14 50 PSE EASEMENT�5 N FOUND STONE W/ "X" 0.7' DEEP '- - - CI TY OF TACOMA SURVEY MON. 187 I �sr� ; --- �--- SEE DETAIL 20' ��- L13� REMOVED DURING CONSTRUCTION AND `��'��, ����LOT 1 � ,I LOT 2 � LOT 3 w � � �W ® � I �--• • REPLACED KITH STANDARD MONUMENT Z `. ,� - o Q o i- `n � LOT 14 5,648 SF 5, 065 Cr, � 5, 001 SF I.,`�' v "' I L OT v i s`90 ,00 ao, do CS .do h '' oo cO r 7,867 SF �v 0 0- E \ 613 Z( 2605 2555 1 I z 4 j 2549 1 Z ► TRACT BL1,283 SF �L8 L50.92'-----I L5J.00,--� ' 46.99 20.01 87.03 �Z N8953'28"W 82.43' N89 3601 "W 214.10' 7.08' 15' WATER EASEMENT TRACT D m I PIERCE COUNTY KCRN 20111014000733 2 694 SF TAX PARCEL TAX PARCEL ' J63500000084 e TAX PA 90 L TAX PARCEL # #2521039060 LEGEND i ` NORTH LINE OF • SET #5 REBAR AND CAP, L.S. #41277 G) 10' PUBLIC UTILITY EASEMENT PUYALLA7 INDIAN � RESERVATION X SET LEAD & TACK W/WASHER, L.S. #41277 ® 10' PRIVATE WATER SERVICE EASEMENT IN CURB AT OFFSET TO FRONT CORNER ' TRACT A OF 1 CORONADO PLAT OF HUMANE WOODS VILLAGE LOT 18 / 15' WATER EASEMENT � LOT 102 I LOT 101 LOT 100 LOT 99 I LOT 98 TAX PARCEL KCRN 20151106001470 #1761500305 TAX PARCEL TAX PARCEL TAX PARCEL TAX PARCEL TAX PARCEL #5029451020 I #5029451010 #5029451000 #5029450990 FOUND MONUMENT - - -.-jl I #5029450980\,3v- -- TRACT F 20' 1,106 SF S8936'01 "EF 204.90' ' 25 95.73 Ag 3, ® 89.17 Q FOUND 1/2" REBAR W/ CAP - ��� '- 3 - - (HGC, LS 6422) N60'48'10"E 0.34' / O io f� Ag 20' WA TER AND L21 LOT 11 t9 o t9 ^ LOT O AND FOUND 1/2" REBAR W/ CAP 8,351 SF v, 7,200 SF (ILLEGIBLE) S6176'08"E 0.43' TAX PARCEL SEWER EASEMENT fi 2534 (- 20 L19 L2© Q I 14 BOTH REMOVED DURING #2521039047 N L18 N 2535 CONSTRUCTION AND REPLACED I WITH REBAR & CAP, L.S. #41277 9 � � � � S82 57 PARCEL A, FEDERAL WA Y 00 L_ S8901'43W J `v W -� 1..5751 "E - 2. 0 BOUNDARY LINE ADJUSTMENT -87.35' i� B 9p D2'_._ LOT 17 # 08-100581-00-SU oo I w SEE DETAIL o o a l 14 LOT 9 TAX PARCEL #2521039026 ON SHEET 3 I M' Z I 7,200 SF DEDICATED TO CITY OF Z i� LOT 92 • O N 50' PSE EASEMENT 5 A6 FEDERAL WAY Aga DEED "? o " d ?.olbll 60t249A AFN 9,120 SF�, 2537 36' �' N 1 ti66, o LOT 16 DEDICATED TO CITY OF 253 © I • v� j� ?0- FEDERAL WAY PER DEED n AFN Z01 b11- OU6o�fAa 7 J I TRACT E { I Gg A 09 `� B A 4,897 SF FOUND 1/2" REBAR QC 3 LAKEHAVEN PUBLIC WATER EASEMENT (WE) SET MONUMENT IN CASE, THIS SURVEY © 20' LAKEHAVEN PUBLIC WATER EASEMENT (WE) DIMENSION FROM FRONT CORNER TO SET © 10' PRIVATE SANITARY SEWER EASEMENT (SSE) OFFSET LEAD & TACK W/WASHER IN CURB 36' (M) DATA PER FIELD MEASUREMENT © LAKEHAVEN PUBLIC WATER EASEMENT W PUBLIC SANITARY SEWER EASEMENT (SSE) ( E) & (C) DATA PER CALCULATION A CORRESPONDS WITH ITEM NUMBER- IN A MONUMENT NOTE 'SCHEDULE B' OF TITLE REPORT - SEE SHEET 3. FOUND MONUMENTS SHOWN WN HEREON WERE _ CITY OF FEDERAL WAY FILE NO. 16-102863-00-SU FIELD LOCATED IN MAY, 2015 &MAY, 2016. LAKEHAVEN NOTE ' EASEMENTS DESIGNATED AS "LAKEHAVEN" ARE DESCRIBED IN NOTE ON SHEET 2. DUNCANSON Company, Inc. CIVIL ENGINEERING • SURVEYING • LAND PLANNING 145 SW 155th Street, Ste. 102, Seattle, Washington 98166 / Phone: (206) 244-4141 Fax.• (206) 244-4455 {\ DVVN. BY LAC DATE 11/10/2016 SHEET CHKD. BY JMB JOB NO. 10533 4 O F 4 41 ov. tot Zptto 1 A