Loading...
11-104523CITY OF t Federal Way January 27, 2012 CITY HALL 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway.. com Ms. Brianne Gastfield via e-mail: Brianne. astfield ricivil.com ESM Consulting Engineers, LLC RE: FILE #11-104523-00-AD; LUTC MEETING DATE RESCHEDULED Norpointe Heights Preliminary Plat Modification Request Dear Ms. Gastfield: This letter confirms that the February 6, 2012, meeting date for the Federal Way City Council's Land Use and Transportation Committee (LUTC) has been rescheduled to February 13, 2012. Based on this change, the processing timeline for the request to modify the preliminary plat and permit mass grading that was identified in my January 4, 2012 letter is changed to the following: (1) LUTC —The plat modification request will be added to the February 13 , 2012 LUTC agenda. The committee will conduct a public meeting and make a recommendation on the topic. The meeting starts at 6:00p.m. in the City Council Chambers; I will e-mail you a copy of that agenda when it is confirmed. (2) City Council — Following the LUTC meeting, the full City Council will review the recommendation at their February 21, 2012 City Council meeting. The City Council would then vote on adopting an amended resolution of preliminary plat approval. City Council meetings begin at 7:00 pm in the City Council Chambers. I regret the delay in the public meeting. Please do not hesitate to contact me at 253-835-2642 if you have any questions about this letter. Sincerely, rr jj /51911 Deb Barker Senior Planner c: Kevin Peterson, Engineering Plans Reviewer Scott Sproul, Building Plans Examiner Darlene LeMaster, Administrative Assistant II Doc 1 D 60210 A�k CITY OF Federal Way COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT STAFF REPORT TO THE FEDERAL WAY CITY COUNCIL NORPOINT HEIGHTS PRELIMINARY PLAT MODIFICATION REQUEST SPECIAL PUBLIC MEETING, FEBRUARY 219 2012 Federal Way City Council Chambers Staff Report prepared by: Deb Barker, Senior Planner February 14, 2012 Table of contents I. General information.......................................................................... I II. Summary of Proposal........................................................................ 1 III. Background....................................................................................1 IV. Analysis of the Request...................................................................... 2 V. Findings of Fact........................................................................ . ..... 3 VI. Recommendation...............................................................................4 VII. Exhibits..........................................................................................4 1. GENERAL INFORMATION File Number: 11-104523-00-AD Owner: David Litowitz, Landmark Home, Inc. PO Box 26116, Federal Way, WA 98093 Engineer: Brianne Gastfield,ESM Consulting Engineers, 181 South 333`d Street, Suite *** Federal Way, WA 98003 Action Requested: The applicant is seeing a modificationto change the clearing and grading limits of the approved preliminary plat of Norpoint Heightsin order to mass grade the subject property. Relevant Dates: Preliminary Plat Application Filed: January 22, 2008 Application Determined Complete: February 21, 2008 Preliminary Plat Approval Granted: April 6, 2010 Engineering Plans Submitted: December 13, 2010 Staff recommendation: Staff recommends approval of the request to modify the clearing and grading limits for the Norpoint Heights preliminary plat,and find that, as conditioned, the modified preliminary platconforms to the Federal Way City Code (FWCC). II. SUMMARY OF PROPOSAL ESM Consulting Engineers has proposed a modification to the Norpoint Heights preli in ry ptat project which received City Council approval on April 6, 2010 (ExhibitA — Preliminaryplat a rova! . Their request is to modify plat clearing and grading Iimitsso that most of the site can be cleared and all residential building lots graded in conjunction with installation ofthe roadway and storm pond improvements, and in advance of building permit issued for new homes This is a change to theciearing and grading limits on that were approved with the preliminary plat(Exhibit B — sheet PP-04 Preliminary Clearing, Grading and Utility Plan). That plan depicts clearing and grading next to the road and storm pond while building lots are generally left un-disturbed and vegetation is retained. III. BACKGROUND Approved sheet #PP-04 depicts site: clearingwith grading limits approximately twentyfive feet behind the sidewalks, with areas of retained sign ificant trees on future building lots' According to these plans, individual building lots wereto remain generally undisturbed until building permitswere issued and individual home construction begins, and there would be vegetation retainedon individual building lots following clearing and gradingactivities. Following preliminary plat approvaland City Council adoption of Resolution # 10580 (Exhibit Q the applicant submitted engineering plans for rariew under file #10-105147-00-EN. Sheet #GR 01 Clearing, Grading and TESC (Exhibit D) plans prepared by ESMConsulting Engineersand dated ***, 2010 1. The preliminary plat application, which was determined to be complete on 2/21/2008, is vested to those zoning and subdivision codes in effect at that time. February 14, 2012 Federal Way City Council Special Meeting Page 1 of 4 Norpoint Heights Preliminary Plat Modification doc # 59860 File 11-104523-AD depicts a mass grading proposal that significantly exceeds the grading limitsshown on Sheet #PP-04 as approved by the City Council. Sheet GR 01 shows that eight significant trees would be retainedat the rear of lots 5, 9, 10 and 11, and one significant tree retained in the buffer tract between the plat and Norpoint Way NE. The rest of the subdivision site would be entirely cleared, and all building lots graded along with installation of roads and storm pond. City staff notified the applicant that the mass grading proposal was not consistent with the approved preliminary plat gradinWlan, and advised them to revise the grading plans so as to be consistent with the approved plans, oralternatively request a modification to the approved preliminary plat from the City Councilln a November 8, 2011 letter, the applicant requested a modification to the approved claring and grading plans to allow for clearing and grading the entire site at one time. (ExhibitE) IV. ANALYSIS OF THE REQUEST A. Pursuant to FWCC section 127(c� the City Council may approve a minor modification tea preliminary plat if (1) the changewill not have the effect of increasing the residential density of the plan; (2) the change will not result in the relocation of any access point to an exterior street from the plat; (3) the change will not result in any loss of open space or buffering pr0ided in the plat; and (4) the city determines that the change will not increase any adverse impacts or undesirable effects on the project and that the change does not significantly alter the projectFollowing is an analysis of the requested modification relative tothese criteriaas well as related subdivision, clearing and grading and significant tree code standards. (1) The change will not have the effect of increasing the residential density of the plan The proposed modification deals only with clearing and grading limits anddoes not impact or change the density approved with this plat. This criterion is met. (2) The change will not result in the relocation of any access point to an exterior street from the plat. The proposed modification deals only with clearing and grading limits andwill not impact or change the access point to Norpoint Way from this plat. This criterion is met. (3) The change will not result in any loss of open space or buffering provided in the plat Open space requirements which will be met via fee in lieu of payment prior to final plat approval, will not be impacted by the proposed modification request. Vegetative buffering that will be planted along Norpoint Way will not be impacted with the proposed clearing and gradingequest. (4) The city determines that the change will not increase any adverse impacts or undesirable effects on the project and that the change does not significantly alter the projectBased on the proposed temporary erosion and sedimentation controlneasures, the proposed clearing and grading would not increase adverse impacts or undesirable effects of the project. Clearing and grading the site all at one instead of during home constructiorreduces construction impacts on surrounding properties. (5) Subdivision Code Clearing Limits FWCC 20-179 required that natural vegetation be retained on site except that removed for improvements or grading as shown the approved engineering plans. The grading plans approved in 2010 met these standards. (As a practice, the City had in interpreting this code provision allowed clearing and grading only in those areas for infrastructure improvements) Following a Hearing Examiner ruling that these code provisions contained inconsistent language, the city reinterpreted thissection of the code to allow extended clearing and grading limits. Subsequently, the Cityamended the clearing and grading provisions in order to provide for greater flexibility in development. However, the Norpoint Heights plalvvas vested to Federal Way City Council Special Meeting February 14, 2012 Norpoint Heights Preliminary Plat Modification Page 2 of 4 File 11-104523-AD doc # 59860 the previous clearing and grading provisions of the FWCC found objectionable by the Hearing Examiner. In light of the contested language, the expanded clearing limits are warranted. (6) Expanded Clearing and Grading. The applicants modification request letter noted that by grading the entire site at one time as opposed to clearing and grading the lots and roadway separately will reduce the overall impact to the public roadways by relocating and importing soil material at one time rather than multiple times in conjunctiorwith development of each lot They further stated that clearing and grading the entire site will have minimal impact to the public as the majority of the site sits above the major access roadway and only a small portion of the site will be visible from the roadway and grading the lots during construction of the roadway is an effective way to control erosion.The requested modification to the clearing and grading limits of the preliminary plat will not result in any changes to approved road layout, to lolayout, to open space, or the location of the stormwater facility, and it balances cut and fill quantities with roadway installation. Staff concurs with these statements and supports the modification request. (7) Significant tree Retention - The subdivision code required that preservation of significant trees pursuant to FWCC 22-1568 shall apply solely to the development of each single family loin The 3.06 acre site is partially wooded with thick shrubbery, and a mixture of conifer and deciduous trees. According to an Existing Conditions Surveythere are a total of twent}4seven trees on the subject property that mart the FWCC definition of a significant tree. Seventeen of these treesare to be retained on future building lots and in a landscape buffer accordng to Sheet #PP-04 - Preliminary Clearing, Grading and Utility Plan The seventeen retained treesexceed the 25% minimum of significant trees that were required to be retained or replaced with %ubdivision proposal. As a result tree replacement was notrequired with the preliminary plat approval.The proposed mass grading would retain a total of eight significant trees at the rear of lots 5, 9, 10 and 11 and one significant tree in the required landscape buffer between the plat and Norpoint Way NE. These nine trees are more than 25% of the existing twentyseven trees on the subject property. The modification requestresults in significant tree retention consistent with FWCC Section 22 1568. Significant tree replacement will be requiredonly if less than seven significant trees are ultimately retained with plat development. V. FINDINGS OF FACT Based on an analysis of the approved preliminary plat, the requested modification and related decisional criteria, the Community and Economic Development Departmenfinds that: FWCC Section 20-179 only allows plat construction to include clearing and grading for approved infrastructure (e.g. streets and utilities) as depicted on the engineering plans. The remainder of the plat is typically cleared in conjunction wit home construction. Due to the limited site access and interest in reducing vehicular trips and impacts, the applicant proposes to clear and grade the plat infrastructure concurrently with clearing and grading of the developed portion of the individual building lots. In light of a recent Federal Way Hearing Examinerfrnding that the clearing and grading provisions contained inconstantlanguage, and due to the fact that this project z Under the FWCC, a significant tree was defined as 12riches in diameter or 37 inches in circumference measured 4.5 feet above the rootball, in good health and not detrimental to the community. Significant trees did not include red alder, cottonwood, poplar or big haafple, no matter the size. Significant gees were regulated until adoption of the ClearingQrading andTree and Vegetation Retention ordinance on April 7, 2009, which replaced significant trees with tree canopy units per acre. Federal Way City Council Special Meeting February 14, 2012 Norpoint Heights Preliminary Plat Modification Page 3 of 4 File 11-104523-AD doc # 59860 remains vested to those code provisions contested by the Hearing Examiner�taff agrees this clearing and grading requestis warranted. 2. As identified in the November 8, 2011 ESM Consulting Engineers letter grading the entire site at one time as opposed toseparately clearing and grading the lots and roadway reduces the overall impact to the public roadways by relocating and importing soil material at one time. Conducting the majority of the clearing and grading into one consolidated phase will result in less construction impacts to the surrounding streets, as less soils will bdiauled off site, and the bulk of the earthwork will be conducted during the initial clearing and grading phase. 3. There are twenty-seven trees that meet theFWCC definition of a significant tree on the subject property. Significant trees aresubject to FWCC section 22-1568, and must be retained and/or replaced so that the number of existing or proposed trees is at least 25% of the existing number of trees that were originally onthe property prior to commencement of approved clearing and grading activities. The proposed modification to the clearing and grading limitslepicts retention of nine significant trees which addresses this requirementTree replacement will not be required unless fewer than seven significant trees are ultimately retained with plat dwJopment. 4. The modification to thepreliminary platwould not result in any loss of open space or buffering provided in the plat. 5. The modification to the preliminary plat would only replace exhibit A, sheet 4 of 5 (P1M4 "Preliminary Clearing, Grading andUtility Plan" with Sheet GXO1: "Clearing, grading and TESC exhibit" which permits clearing and grading of the site in conjunction with infrastructure installation while retaining significant trees consistent with those FWCC provisions the plat is vested to. No other part of the preliminary plat approval authorized by resolution U680 would be altered by the modification request. 6. Based on FWC 20-127(d) the proposed modification to the preliminary plat will not increase the density of the plat; will not esult in relocation of an access point to any exterior street; will not result in loss of buffering or open space; and will not increase any adverse impacts or undesirable effects of the project. The proposed modification to the preliminary plat compbs with stated criteria. City staff recommends that the City Council find that the proposed modification to the clearing and grading limits of the approved preliminary plat conforms to the FWCC VI. RECOMMENDATION Based on review of this requestwith the preliminary plat application,related code and pertinent decisional criteria, staff recommends that the City Council approve the Norpoint Heights preliminary plat modification request and find that the requested change to the grading and clearing limitswiforms to the FWCC. A draft resolution findingthat the preliminary plat modification to change the grading and clearing limits conformsto the FWCC is attached to the agenda bill. EXHIBITS (a) Sheet*** Approved Preliminary Plat for Norpoint Heights (b) Sheet PP-04 - Approved Clearing and Grading plan for Norpoint Heights (e) Norpoint Heights preliminary plat resolution # 10-580 dated April 6, 2010 (d) Sheet #GR-01 Proposed Clearing, Grading and TESC (e) November 8, 2011 modification request letter from Brianne Gastfield, P.E., ESM Consulting Engineers Inc. Federal Way City Council Special Meeting February 14, 2012 Norpoint Heights Preliminary Plat Modification Page 4 of 4 File 11-104523-AD doc # 59860 CITY OF �. Federal January 4, 2012 Ms. Brianne Gastfield ESM Consulting Engineers, LLC 181 South 333`d Street, Suite 210 Federal Way, WA 98003 Way CITY HALL FILE 33325 8th Avenue South Federal Way, WA 98003-6325 (253) 835-7000 www. cityoffederalway. com RE: FILE #11-104523-00-AD; NEXT STEPS FOR THE MASS GRADING REQUEST Norpointe Heights Preliminary Plat Dear Ms. Gastfield: The November 10, 2011, request for a minor modification to the approved preliminary plat in order to mass grade the site prior to engineering approval has been evaluated by the City's Development Review Committee (DRC). Preliminary plat approval for the 14-lot subdivision was granted by the Federal Way City Council on April 6, 2010. The preliminary plat application is vested to those subdivision codes that were in effect as of February 21, 2008. The approved preliminary plat depicted clearing and grading only for proposed streets and storm drainage infrastructure. Engineering plans submitted in December 2010 proposed that the site be mass graded beyond the streets and storm pond, which is in excess of the grading limits authorized by the Preliminary Plat approval. Any deviation to the approved clearing and grading limits must be reviewed and approved by the City Council. Based on our review, staff supports the mass grading request as discussed below_ The following timeline is established for the public process associated with this request: (1) Public Meetings — Staff's recommendation of approval will be forwarded to the City Council's Land Use and Transporation Committee (LUTC) who will conduct a public meeting and make a recommendation. Their recommendation will be forwarded to the full City Council. Please note that this topic will be added to the February 6, 2012 LUTC agenda. The meeting starts at 6:00p.m. in the City Council Chambers; I will e-mail you a copy of that agenda when it is confirmed. Following the LUTC meeting, the full City Council reviews the recommendation at their February 21, 2012 City Council meeting. The City Council would then vote on adopting an amended resolution of preliminary plat approval. (2) Fees — The mass grading request before the City Council is subject to processing fees based on hourly review at $74.00 per hour, with an advance deposit of $600 requested. (3) Building Code Requirements — Please note that any mass grading request will be subject to the following Building Code provisions: (a) Prior to Engineering Authorization to Proceed, a grade and fill permit application shall be obtained from the Building Department. Fees for this permit are based on cut and fill quantities. The grade and fill permit shall comply with relevant code sections from the 2009 International Ms. Gastfield January 4, 2012 Page 2 Building Code (IBC) based on the December 8, 2011, memo from Plans Examiner Scott Sproul. (b) Prior to Engineering Authorization to Proceed, separate building permits for rock or block walls shall be obtained from the Building Department. Each permit shall include separate engineering. Please do not hesitate to contact me at 253-835-2642 if you have any questions about this letter. I look forward to working with you on this request. Sincerely, Deb Barker Senior Planner enc: December 8, 2011 memo from Scott Sproul Invoice for deposit c: Kevin Peterson, Engineering Plans Reviewer Scott Sproul, Building Plans Examiner Darlene LeMaster, Administrative Assistant II 11-104523 Doc. 1 D. 59857 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: November 29, 2011 TO: Kevin Peterson, Engineering Plans Reviewer Scott Sproul, Plans Examiner Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: Deb Barker FOR DRC MTG. ON: December 8, 2011 FILE NUMBER(s): 11-104523-00-AD RELATED FILE NOS.: 10-105147-EN, 08-100329-SU (Preliminary plat) PROJECT NAME: NORPOINTE HEIGHTS MASS GRADE REQUEST PROJECT DESCRIPTION: Applicant requests a minor modification to the 14-lot approved preliminary plat in order to mass grade the site prior to final plat approval. Preliminary plat approval granted 4/6/10. Application is vested to codes in effect as of 2/21/08 date of complete application) and the modification request must be reviewed and approved by LUTC and Council. LAND USE PERMITS: AD - Minor modification to approved plat PROJECT CONTACT: ESM Consulting Engineers LLC Brianne Gastfield 181 South 333rd Street, Building C, Suite 210 Federal Way, WA 98003 MATERIALS SUBMITTED: November 8, 2011 letter, Civil plans prepared by ESM consulting Engineers, print date 10/21/11: • Cover sheet, • Topographic map, • Horizontal control, • Legend page, and • Clearing, Grading and TESC page A ID November 8, 2011 Ms. Deb Barker 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 Ms. Barker: Job No. 1453-002-007 On behalf of Landmark Homes, ESM Consulting Engineers requests a minor modification to the approved preliminary plat for Norpoint Heights. We are requesting permission to clear and grade both the proposed right-of-way and the proposed lots at one time as oppose to just grading the right-of-way. Please see the enclosed proposed Clearing and Grading Plan for the project. The following describes the reasons why clearing and grading the site at one time is the most viable approach to the Norpoint Heights project and meets the requirements of City of Federal Way Code 18.35.180(4). COFW Code 18.35.180(4) As part of the final review, the city council may require or approve minor modification to the preliminary plat if.• (a) The change will not have the effect of increasing the residential density of the plat, (b) The change will not result in the relocation of any access point to an exterior street from the plat, (c) The change will not result in any loss of open space area or buffering provided in the plat, and, With this minor modification request, the site layout will not be changed, therefore the residential density, access points, and open space will remain the same as on the approved preliminary plat RESUBMITTED NOV 10 2011 CITY OF FEDERAL WAY CDS ESM Federal Way ESM Everett Civil Engineering Land Planning 181 S 333rd St. Bldg C. Ste 210 1010 SE Everett Mall Way. Ste 210 Federal Way. WA 98003 Everett. WA 98208 Land surveying Landscape Architecture 253.838.4113 tel 425.297.9900 let 3D Laser Scanning GIS 800.345 5594 toll free 844.415 4144 tall free www esmcivil.com 253.838.7104 fax 425.297.9901 fax Ms. Deb Barker November 8, 2011 Page 2 of 2 (d) The city determines that the change will not increase any adverse impacts or undesirable effects of the project and that the change does not significantly alter the project The following describes the benefits of grading the entire site at one time as oppose to clearing and grading the lots and roadway separately. Reduces overall impact to the public roadways by relocating and importing soil material at one time rather than 15 times (one for roadway and pond construction and once for each lot). • Clearing and grading the entire site will have minimal impact to the public. The majority of the site sits approximately 30' above Norpoint Way and due to the angle of the site compared to Norpoint Way only a small portion of the site will be visible. Grading the lots during construction of the roadway is an effective way of controlling erosion. The lot pads will be relatively flat therefore reducing erosive velocities of storm water. In addition, mass grading allows storm drainage to be easily directed to the temporary erosion control pond. This proposed minor modification is consistent with the City of Federal Way codes regarding minor modifications and we request that the City accept the clearing and grading concept proposed on the attached exhibit. If you have any questions or comments regarding this request, please let me know at (253) 838-6113 or by e-mail (brianne. astfieidQesmcivil.com . Sincerely, ESM CONSULTING ENGINEERS, L.L.C. �Q BRIANNE GASTFIELD, P , LEED° AP Associate Enclosure Proposed Clearing and Grading Plan CC: Isaac Conlen, City of Federal Way David Litowitz, Landmark Homes Ilesm8lengrlesm-jobs l453100210071documentVetter-022.doc RESUBMITTED NOV 10 2n CITY OF FEDERAL WAY CDS _ A Q RT [ _N _,_W CORNER OF SECTION. 25, TOWNSHIP 21 N., RANGE 3 E., W.M. ;k 20' ; - H--_- EXISTING TREES SEWER AND WATER EASEMENT TO REMAIN FOR LAKEHAVEN UTILITY DIST: REC. #20031014000176 I f: ADDITIONAL TREE PROTECTION S`; -.__-. `, PER NOTE THIS SHEET. (TYP) EXISTING FENCE 7- _ . . -TO REMAIN I LEFT E CONTINUATION 10 EXISTING FENCE=427.�s LTW fr4 BW=423.98TO REMAIN E 5 L.: , EXISTING FENCE EXISTING TREE ((-w.,w.arw-_w„rv....,•.r...,nvv.,..x.:,,.o-sn .+.oa_.z+c...,. ...e.,..,..k.awrn.vv..a_<>-mn...;. r... A ~ +- 1 s TO BE REMOVED TO REMAIN -- -, EXISTING TREES _ I I I' , TO REMAIN r° ' ; i Tw=42€3.26 �t _ IDS (TYP) >� , f s FP=433.75 i f j IDS TYP 6 , BW=424 2 , TW=424.52 ' f34 FP=434.00. f J vv L �-�•,• s•- , ' gg BW=421.84 , J . 4 _ 1 i �r. ; ;, - ROCK WALL (TYP.) \ , € -_� 1/ I /-";: �,#, 1+y� SEE DETAIL ON SHEET FP-434.50 TW=425.26 I j ------------------ ---' t , ; o i e _ j 41 % BW=421.26 c7 I. "i _._--•�-- _ -.._ �,,r., a ; � ` ° e t i.x, , r�r TW= 427.37 /(-v ` WALL DRAIN ,` T 3£-j 1 :il�'n BW=423.37 PT1+41yof / ;' DISCHARGE r o I \ I' r 4 �a',>� ; �¢ 12 8 ; icq FP=43 • 2 11 •• i yc i sJ I p 1 / .e,,n.wuaa,..csWm.-li:,wo su.,n.rwmrrwsr..rv:.....M..v..+tte,-.w=em.s,smv'vn,- +mmVwars.m,:w v.....euvv r / ! 1 POWERASEjv1ENf .,FOR P �. .m.�„�. v_. M ...�, : 2 k , UGET M �x:. �4 Tw=4 7.71 ,� r i c �,,� , ; ..- C7�:_�,..'�„ _ :. SOUND ENFRG BW-423.71I___-___. ------ - -- - -_----------_.---__ ^1`O.°T+.,• j .,. 1 1. Y .-------'----------- '! 't iJ / e ___.... 3145388 76----------- :v�;`:ti u C �r€ -� � y 03050539, ,. �; � �+ f l -- --- - -----I --��'---------------- 260312246a0001 } t -i-� �; %� � f � � � ,z,. � � � r' k + r; � ❑ .c %�`�-�c'�; ( i l \ i � � y `,\ � 1 j r � i yy IDS �' ♦ I ] 1 G I z TW=427.47 BW=423.47 '` - ------ / M I` 8 SEE VIEW AT RIGHT FOR CONTINUATION j ��' - ,- /�; •FP=436.00 I 1 1 1 \ � . 1 ' `l "'- ��fY \ a' h' r � ! . ............ 1 1 i BREAK TYP. t p00 h� 00 6 40 �1 0 ...,00 \� `' t TW= 428. 31 _ ,r 00 �O O' 4 p O ��• p0 % i BW=424.31 ri ,`�pp� __ 'O p•-__ ...._ -__ -'�._....__ -_ -- _" 1 r ^"v� s `�; �, p , r.P i i r._ ___ _.. -- k 8W,4 b Tw=4o4.00 -.. `'` • , ,2 y; -- --- - _,.. -- ------ ----------- i ..-- - ---.---, � �t CONCRETE WALL - .. TO BE DESIGNED (f \ - - - - BY OTHERS i l .? TW=422.25 I_ ,x + a ..� ,t 1 t - % STORM DRAINAGE r?, BW=418.25 e \ 1f lI f � I D ' GRAVEL DRIVEWAY 1 C 60 GRAVEL ' DRIVEWAY g \ \} v ® V11 1 �EXISTING DRIVEWAY '�pFOR EXISTING HOU'l 4.00 �O tt f v`� v nnlk f v t t z. ROCK WALL - SEE DETAIL FACIL..IT , ON SHEET GR-03 21 I \ J r r I IA( -- {TEMP. SEDIMENT TRAP PERM. STORM DRAINAG=_FACILITY} f 14 f r ', \ Imo_ ,. I t' TW=�422.25 '' _; o w=400.0o FP-410.00 ` 13 BW=418.25 `,e {"� -w' `- / - FP=418.25 t \ \\\ ,`� •�,,,---'""``. "� Ii'i -- TW=404.00 •`' ; ------ �� - - y-'f / BW=403.00 •`,,,` �> _ .(�7 TW=422.25 744 ` ,. r-J94'1 / BW=418.25 ` ` \ 2 ' �c 2.1 -------------- 1 � � J J __ %1i` ii S t r'•. ScC (TYP) n' F TEMPORARY 30 L.F. t GROUND AROUND POLE 1 12"0 CULVERT .,.4.,,/ 1 BLOCK WALL (TYP.) SEE `;; SHALL REMAIN UNDISTURBED. _. u t kj f DETAIL ON SHEET GR-03 I SCC t 1 1400 6 FP=433.75 i WALL DRAIN CONNECTION TO { �� L 3 DP (�opc� 0 �a oop v STORM CONVEYANCE SYSTEM t € ��ao0 oa o o° Uopo l 1 - ry CONSTRUCTION ENTRANCES /J i MONUMENT TO BE ` , f , _-,----------- ------------ EXISTING"� j ----; i � \},. .. •` � I e I � ! ' i � v; POWER EASEMENT `FOR PUGET _ \ PROTECTED AND PRESERVED. _ I SOUND ENERGY REMOVAL AND/OR DESTRUCTION; i t k ; I ! �' REC.I` 3145388, 7603050539 \� '` ! i 1 ,'WILL REQUIRE REPLACEMENT 20031224000001 I PER WAC 332-120-040 �`` 1 _21 { \y f IDS (TYP) FP=411.75 FP-417.25 FP-424.00 f FP-42$.75 [ ; INT I r \ I ADDITIONAL TREE STA. 47+69.74, NORPOINT WAY NE '� i 1J �.- r, x, STA. 11 +00.00, SW 353RD PL _4 - PROTECTION PER i x I: ---. NOTE THIS , ; _' -? _ d ` FP=433.00 _ SHEET. {TYP} i r r` t 1 SEDIMENT TRAP SUB BASIN AREA = 3.13 AC INFLOW 1OYR = 0.70 CFS SURFACE AREA (REQ'D) = 1,464 SF SURFACE AREA PROVIDED = 6,200 SF TOP BERM ELEV. = 397.00 WATER SURFACE ELEV. = 396.00 SPILLWAY ELEVATION = 396-50 SPILLWAY WIDTH = 6.0 LF TRAP BOTTOM ELEV. = 385.00 EXISTING TREES EXISTING TREES /• j i ; ' I + j 4 TO REMAIN , TO REMAIN l € s I J 101 I----------- FILTER FABRIC FENCE PROPOSED CLEARING J PLACED @CLEARING LIMITS TYP.) LIMITS (TYP.) - SCALE: 1 " = 20' 20 10 0 20 40 CONTOUR INTERVAL = 2' NOTE: PROVIDE ADDITIONAL TREE PROTECTION AROUND "SAVE" TREES. LIMITS OF PROTECTION SHALL BE NO CLOSER THAN THE DRIP LINE OF THE TREES, & DESIGNATED BY EITHER A TEMPORARY 5-FOOT HIGH CHAIN LINK FENCE, OR HI -VISIBILITY PLASTIC ORANGE CONSTRUCTION NETTING, OR A LINE OF 3-FOOT HIGH ORANGE PAINTED 2"X4" STAKES, PLACED NO MORE THAN 10 FEET APART & CONNECTED BY HIGHLY VISIBLE SURVEYORS RIBBON. CONCRETE WALL HEIGHT �A TOP = 397.00 TOE = 396.94 �B TOP = 397.00 TOE = 395.52 © TOP = 398.43 TOE = 394.04 QD TOP = 399.10 TOE = 391.10 TOP = 399,48 TOE = 391.48 FO TOP = 397.50 TOE = 389.50 Q TOP = 397.50 TOE = 389.50 TOP = 398.09 TOE = 390.09 TOP = 403.99 TOE = 395.99 @J TOP = 405.00 TOE = 404.00 Call 2 (�Working Days Before You Dig1 800--424 5555 Utilities Underground Location Center (ID,MT,ND,OR,WA) NOTE: CONTOURS SHOWN ON LOTS ARE STRUCTURAL PAD ELEVATIONS. AN ADDITIONAL 1' OF TOPSOIL MAY BE PLACED FOLLOWING STRUCTURAL GRADING. CONTOURS SHOWN WITHIN RIGHT-OF-WAY AND POND ARE ACTUAL FINISHED GRADE. PERMIT NO. 10-105147-00-EN IM��III��IU1� FZEVISIONS NO. DESCRIPTION/DATE SY D FIRST SUBMITTAL ESM 12/10/10 1 SECOND SUBMITTAL ESM 05/16/11 2 THIRD SUBMITTAL ESM 10/21/11 Q'- C W s /SCR (OAIA E� M O p (00)N co1`140 � Ln MN0 L LI C v t! { CL U C Z w C c tW J -1 Z w cr) m 0 0 02000 E 4� Z C cv °) --�m< F- ra ' mC z ..j cr)C9 (d O U' U ff33�_ _ C0 .v 0 *= 0 C3 CQ CL E _ as U 41 U 3 Ud Z 6 z Z v Fm :1 f W w 0 (4 W U4 2 - F- 0 w � C9 IIrr11.a � w Q z LJL 0 w LL w }© v JOB NO_ 1453-002-007 DWG. NAME. GR-01 DESIGNED BY: BNG DRAWN BY: DCL CHECKED BY: DATE: 10/21/11 HATE OF PRINT: G1 i-01 5 OF 1 3 SHEETS