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08-101729
CITY OF Federal Way Addendum Determination of Nonsignificance (DNS) FIDE Project: Retreat Meadows Preliminary Plat City File: 08-101730-00-SE Requested Action: Fifty -nine -lot single-family subdivision of four existing single-family residential parcels. Project includes three stormwater facilities, internal street improvements, and two landscape tracts on approximately 14.6 acres (635,000 square feet) of land. Applicant: David Litowitz, PO Box 26116, Federal Way, WA 98093-3116 Location: 35615 3`d Avenue South (APN 302104-9021), 203 SW 356d' Street (APN 302104- 9082), 215 SW 356t' Street (APN 302104-9058), and the southern portion of 157 SW 356d' Street (APN 302104-9020). Lead Agency: City of Federal Way Department of Community and Economic Development Staff Contact: Matthew Herrera, Associate Planner Description of Addendum A Determination of Nonsignificance (DNS) was issued for the referenced action on May 13, 2009. This addendum modifies the following: (1) 60-lot cluster subdivision to 59-lot formal subdivision; (2) onsite open space to fee -in -lieu of open space; (3) four stormwater facilities to three stormwater facilities; and (4) one landscape tract to two landscape tracts. This addendum provides additional information on the proposed change of scope whereby the responsible official determined does not substantially change the analysis of impacts in the existing DNS document. The city received no comment regarding the prior DNS, therefore the city has determined no further comment or notice is necessary for this addendum. The city provides this addendum in accordance with Washington Administrative Code (WAC) 197-11-600(4)(c) and 625. Responsible Official: Patrick Doherty Title: Director, Community and Economic Development Department Address: 33325 8d' Avenue South, Federal Way, WA 98063-9718 Date Issued: January 14, 2011 Signature: Isaac Conlen, Planning Division Manager for Patrick Doherty, Director Doc. I D. 56727 1� CITY OF { f Federal Way Addendum Determination of Nonsignificance (DNS) Project: Retreat Meadows Preliminary Plat City File: 08-101730-00-SE Requested Action: Fifty -nine -lot single-family subdivision of four existing single-family residential parcels. Project includes three stormwater facilities, internal street improvements, and two landscape tracts on approximately 14.6 acres (635,000 square feet) of land. Applicant: David Litowitz, PO Box 26116, Federal Way, WA 98093-3116 Location: 35615 3`d Avenue South (APN 302104-9021), 203 SW 356d` Street (APN 302104- 9082), 215 SW 356'h Street (APN 302104-9058), and the southern portion of 157 SW 356h Street (APN 302104-9020). Lead Agency: City of Federal Way Department of Community and Economic Development Staff Contact: Matthew Herrera, Associate Planner Description of Addendum A Determination of Nonsignificance (DNS) was issued for the referenced action on May 13, 2009. This addendum modifies the following: (1) 60-lot cluster s ubdivision to 59-lot formal subdivision; (2) onsite open space to fee -in -lieu of open space; (3) four stormwater facilities to three stormwater facilities; and (4) one landscape tract to two landscape tracts. This addendum provides additional information on the proposed change of scope whereby the responsible official determined does not substantially change the analysis of impacts in the existing DNS document. The city received no comment regarding the prior DNS, therefore the city has determined no further comment or notice is necessary for this addendum. The city provides this addendum in accordance with Washington Administrative Code (WAC) 197-11-600(4)(c) and 625. Responsible Official: Patrick Doherty Title: Director, Community and Economic Development Department Address: 33325 8'h Avenue South, Federal Way, WA 98063-9718 Date Issued: January 14, 2011 Signature: Isaac Conlen, Planning Division Manager for Patrick Doherty, Director Doc. I.D. 56727 FILE CITY OF Federal Way DETERMINATION OF NONSIGNIFICANCE (DNS) Retreat Meadows Preliminary Plat File No. 08-101730-00-SE Proposed Action: Sixty -lot single-family residential cluster subdivision of four existing single-family residential parcels. Project includes four stormwater facilities, internal street improvements, one open space tract, and one landscape tract on approximately 14.6 acres (635,000 square feet) of land. Location: 35615 3`d Avenue South (APN 302104-9021), 203 SW 356`h Street (APN 302104- 9082), 215 SW 356`h Street (APN 302104-9058), and the southern portion of 157 SW 356`" Street (APN 302104-9020). Project Name: Retreat Meadows Cluster Subdivision Applicant: David Litowitz, PO Box 26116, Federal Way, WA 98093-3116 Lead Agency: City of Federal Way Department of Community Development Services Staff Contact: Matthew Herrera, Associate Planner, 253-835-2638 The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment, and an environmental impact statement (EIS) is not required pursuant to RCW 43.2 1 C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the City. Further information regarding this action is available to the public upon request at the Federal Way Department of Community Development Services (Federal Way City Hall, 33325 8" Avenue South, PO Box 9718, FMeral Way, WA 98063-9718). This DNS is issued pursuant to WAC 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date of issuance. Comments must be submitted by 5:00 p.m. on May 27, 2009. Unless modified by the City, this determination will become final following the above comment deadline. Any person aggrieved of the City's final determination may file an appeal with the City within 14 days of the above comment deadline. You may appeal this determination to the Federal Way City Clerk, at the City of Federal Way (address above), no later than 5:00 p.m. on June 10, 2009, by a written letter, accompanied with the associated fee, stating the reason for the appeal of the determination. You should be prepared to make specific factual objections. Responsible Official: Greg Fewins Title: Director, Department of Community Development Services Address: 33325 8d' Avenue South, PO Box 9718, Federal Way, WA 98063-9718 Date Issued: _ May 13, 2009 Signature: Doc I D. 49930 L•] =D c Q(D CDbmrm mr m37 a. r. M. m 7� O O C O N W d 'rsssa� a CO N I In 0♦i FILE CITY OF 4A Federal Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES FINAL STAFF EVALUATION FOR ENVIRONMENTAL CHECKLIST RETREAT MEADOWS CLUSTER SUBDIVISION ENVIRONMENTAL REVIEW Federal Way File #08-101730-00-SE NOTE: The purpose of this final staff evaluation is to provide technical staff evaluation of the proposed action; supplement information contained in the environmental checklist and expanded studies; provide technical information unavailable to the applicant; and correct inaccurate information and recommend measures to the Responsible Official to mitigate identified environmental impacts. Technical reports and attachments referenced herein and in the environmental checklist may not be attached to all copies of this evaluation. Copies of exhibits, reports, attachments, or other documents may be reviewed and/or obtained by contacting the Department of Community Development Services, 33325 8'h Avenue South, PO Box 9718, Federal Way. WA 98063-9718. LIST OF TECHNICAL PLANS & REPORTS The following specialized studies and plans were prepared and submitted for the proposal: 1. Field Survey performed by Clark Land Office and Sadler/Barnard & Associates, dated November 24, 2008, and sealed by Professional Land Surveyor Michael R. Bowen. 2. Plan set prepared by ESM Consulting Engineers including: Preliminary Plat; Grading; Site & Utility; and Road, Site, & Pond Sections, dated November 24, 2008, and sealed by Professional Engineer Steven W. Kelly. 3. Landscape Plan prepared by Washington State Registered Landscape Architect Dale Roper, dated March 18, 2009. 4. Preliminary Technical Information Report prepared by ESM Consulting Engineers, revision date February 2009, and sealed by Professional Engineer Steven W. Kelly. 5. Wetland Determination Letter prepared by J. Aaron Will, Wetland Scientist of Sewall Wetland Consulting, dated March 3, 2008. 6. Wetland Determination Letter prepared by Ed Sewall, Senior Wetland Ecologist, and Valerie Shillam, Scientist of B-Twelve Associates, Inc., dated October 29, 1998. 7. Geotechnical Report prepared by GeoResources LLC, dated February 8, 2008, and sealed by Licensed Geologist Bradley Bickerstaff and Professional Engineer Wallace Glen Coad. 8. Addendum to February 8, 2008, Geotechnical Report prepared by GeoResources LLC, dated October 8, 2008, and sealed by Licensed Geologist Bradley Bickerstaff and Professional Engineer Wallace Glen Coad. 9. Archaeological Assessment prepared by Matthew I. Gill, M.S. and Garth L. Baldwin, M.A. of Drayton Archaeological Research, dated November 12, 2007. 10. School Access Analysis prepared by ESM Consulting Engineers, dated March 2008. GENERAL PROJECT INFORMATION Proposed Action: Preliminary Plat Project Name: Retreat Meadows Cluster Subdivision Location: 35615 3" Avenue South (APN 302104-9021), 203 SW 356�' Street (APN 302104-9082), 215 SW 3566 Street (APN 302104-9058), and the southern portion of 157 SW 356h Street (APN 302104-9020). Applicant: 356fl' Street Management, PO Box 26116, Federal Way, WA 98093-3116, Phone 253-927-6116 Lead Agency: City of Federal Way Department of Community Development Services Federal Way Zoning: RS 7.2 Federal Way Comprehensive Plan Designation: Single -Family -- High -Density Residential SUMMARY OF PROPOSED ACTION Proposed land use action consists of a 60-lot single-family residential cluster subdivision of four existing single-family residential parcels. Project includes four stormwater facilities, internal street improvements, one open space tract, and one landscape tract on approximately 14.6 acres (635,000 square feet) of land. Prior to plat construction, the applicant must obtain, in the following order: an environmental threshold determination as required by the State Environmental Policy Act (SEPA); Hearing Examiner's recommendation to City Council following public hearing; preliminary plat approval via resolution by City Council; and engineering approval granted by the Public Works Department. STAFF EVALUATION OF ENVIRONMENTAL CHECKLIST Following are staff responses to the elements of the environmental checklist indicating whether City staff concurs with the applicant's response to the checklist item, or staff clarification and/or amendment to the response. A. BACKGROUND 1-5. Concur with the checklist. 6. Construction activities shall not begin until environmental, preliminary plat, and engineering review processes are completed. 7. Concur with the checklist. In addition to the noted wetland determination letters, applicant has submitted technical information report, geotechnical report, and archeological assessment. 9. Concur with the checklist. 10. Concur with the checklist. Any on -site development activities are also subject to applicable construction permit(s). The applicant is responsible for identifying and obtaining all required state, federal, or other agency permits, as may be required. 11-12. Concur with the checklist. Retreat Meadows Cluster Subdivision Environmental Review Page 2 Final Staff Evaluation for Environmental Checklist File 08-101730-00-SE/D.. i.D.49ses B. ENVIRONMENTAL ELEMENTS 1. Earth a-b. According to the city's Critical Areas inventory, the subject property does not contain geologically hazardous areas relative to landslide, seismic hazard, erosion, steep slope hazards, or 100-year flood plain. d. Concur with the checklist. e. There is a slight discrepancy between the 31,500 cubic yards of cut identified on the SEPA checklist, compared to the 31,400 cubic yards of cut balanced on site as identified on plan sheet 4 of 7. Although the discrepancy is relatively small, further refinement and specific details on the quantities of cut will be required in conjunction with final engineering plans. f. Soil disturbing activities could result in erosion and transport of sediment. The effects of this project construction can be addressed via implementation of a Temporary Erosion and Sedimentation Control Plan (TESC) during plat infrastructure construction and permanent stormwater management facilities post -construction. An erosion control plan is required to be approved and implemented in accordance with the City's engineering standards in conjunction with plat infrastructure construction. Additionally, erosion control plans are required to be implemented on each individual lot during home construction. g. The proposal includes the establishment of impervious surfaces totaling approximately 52 percent of the site upon completion and build -out of the site (including future home construction). Pursuant to FWCC Section 22-631, note 6, development of each future individual lot is limited to 60 percent lot coverage. h. The applicant's geotechnical consultant has concluded that conventional erosion control measures will provide adequate erosion mitigation on the subject property. Implementation of the geotechnical engineer's and geologist's erosion control recommendations in addition to any TESC measures required by FWCC, Public Works Department. Development Standards, and adopted standards of the 1998 King County Surface Water Design Manual (KCSWDDA) will adequately mitigate development related earth impacts with no further mitigation required. The Public Works Director or Building Official may require supplemental geotechnical analysis and recommendations during development of the site and individual building lots. 2. Air a-b. Short-term air quality impacts will result during site preparation and grading, building construction, and paving operations. Longer term impacts due to vehicle emissions will vary in level according to the amount of traffic generation in the future by the proposal. Construction activity contributes to carbon monoxide levels through the operation of construction machinery, delivery equipment and materials, and worker access to the site by automobile. These activities also include the emissions of hydrocarbons and oxides of nitrogen, potentially elevating the level of photochemical oxidants, such as ozone, in the ambient air. Long-term impacts, due to typical residential use of the site will be similar to those typically found in developments of this type. Retreat Meadows Cluster Subdivision Environmental Review Page 3 Final Staff Evaluation for Environmental Checklist File 08-101730-00-SE/Doc I.D. 49568 C. Compliance with local (FWCC Section 22-947), state (RCW Chapter 70.94), and federal air quality standards will provide sufficient mitigation of potential on -site construction activities and long-term site usage. In addition, retention and enhancement of site landscaping will provide filtering of suspended particles. 3. Water a. Surface The City's critical areas inventory has identified a possible 15,000 square -foot forested Category III wetland within 200 feet of the subject property. A wetland report performed by Sewall Wetland Consulting was submitted as required by the City Critical Areas Ordinance (CAO). It was determined the area identified as a possible wetland lacked adequate hydrology to be considered a regulated wetland as defined by FWCC. The City's wetland consultant, ESA Adolfson, investigated the above findings and the subject site and concurs with the Sewall report. b-c. Ground and Water Runoff (including stormwater) The applicant has provided a revised, February 2009 preliminary Technical Information Report (TIR) for storm drainage, performed by ESM Consulting Engineers. As the proposed development creates more than 5,000 square feet of impervious surface, surface water runoff control and water quality treatment will be required per the 1998 KCSWDM, as amended and adopted by the City. The stormwater from the site drains into three different drainage basins as described in the TIR. The two eastern basins naturally drain to the Hylebos Creek Wetland Area that connects to the Hylebos Creek and eventually outfalls into Puget Sound. The eastern basin naturally flows into a closed depression on the adjacent property to the west. In order to comply with the City's drainage requirements, the applicant addressed the eight core and five special requirements of the KCSWDM. The applicant has proposed to construct three detention facilities and one infiltration facility. The detention facilities will utilize a wetpond to provide water quality treatment and a biofiltration swale will provide water quality treatment for the infiltration facility. Specific details and analysis of the subject property's stormwater drainage plan are provided in the referenced TIR. Final review of the stormwater quality, conveyance, and detention will occur in conjunction with the final engineering plan review. Compliance with local, state, and federal standards will sufficiently mitigate stormwater impacts from the project. 4. Plants Concur with the checklist. a. The subject property contains 733 significant trees as defined by FWCC. The applicant proposes the removal of 579 significant trees for road, utilities, and lot grading. b. Concur with the checklist. c. Applicant will provide the following: a 10-foot-wide Type III Iandscape tract along SW 356'b Street; street trees within parking strips on internal street system; 25 percent Retreat Meadows Cluster Subdivision Environmental Review Page 4 Final Staff Evaluation for Environmental Checklist File 08-101730-00-SE/Doc. i n 49568 replacement of significant trees removed from each individual lot; and preservation of approximately 154 significant trees within a 2.14-acre open space tract. 5. Animals a. Eagles, hawks, and herons are known to fly over the area. Pileated woodpeckers have been observed in the Hylebos Wetland Park near the subject property. b. While bald eagles, herons, and pileated woodpeckers are known to fly over or observed near the subject property, the Washington Department of Fish and Wildlife Priority Habitat and Species database does not show any threatened or endangered species on the site. C. The site is located within the Pacific Flyway; a significant route for migratory waterfowl. d. The 2.14-acre open space set -aside, typical residential landscaping, and existing local, state and federal laws provide adequate mitigation measures to preserve and enhance wildlife. 6. Energy and Natural Resources a-c. Concur with the checklist. No significant adverse energy and natural resource impacts are anticipated; therefore, no mitigation measures are necessary. 7. Environmental Health a. Health Hazards - The risk of short-term environmental health hazards is always present during construction projects. The use of standard construction practices will greatly reduce the risk of an accident. All applicable state laws concerning workplace safety should be followed on the proposed project site during construction. Fire and emergency personnel have approved the proposed subdivision for adequacy of emergency access and layout. Existing local, state, and federal laws provide adequate hazard mitigation. b. Noise - During construction, noise levels will increase on the site due to construction activity. Pursuant to FWCC Section 22-1006, construction activity and the operation of any heavy equipment will be limited to the hours between 7:00 a.m. and 8:00 p.m., Monday through Saturday, with such activities being prohibited on Sundays or on holidays observed by the City, unless an exception is granted by the City of Federal Way's Community Development Services Director. Existing local, state, and federal laws provide adequate noise mitigation. 8. Land and Shoreline Use a-h. Concur with the checklist. i. Completed project would provide 60 single-family residences. Concur with the checklist. k. Notice of subdivision application was given July 2008. There will likely be at least one year of notice (from NOA to potential subdivision construction) that has been provided to existing residents to find new homes. Concur with the checklist. Retreat Meadows Cluster Subdivision Environmental Review Page 5 Final Staff Evaluation for Environmental Checklist File 08-101730-00-SE/no. t D. 49568 9. Housing a-b. Concur with the checklist. As previously noted, all residents will have had at least one year to find new homes. 10. Aesthetics a. FWCC restricts single-family residential height to 30 feet above average building elevation. b. Concur with the checklist. As the applicant will be utilizing cluster subdivision standards, each dwelling unit is subject to specific FWCC Community Design Guidelines. These guidelines include: front entryways should be the prominent feature of the home, and attached garages should not compose more than 40 percent of the front fagade of the single-family home if the garage doors are flush with the front fagade, or will be set back a minimum of five feet from the rest of the front fagade. These guidelines will be enforced at the building permit phase of review and no other mitigation measures are necessary. 11. Light and Glare a-c. Concur with the checklist. d. The project must comply with FWCC Sections 22-950 and 22-954, which regulate off site lighting and glare. Compliance with applicable lighting regulations in FWCC should sufficiently mitigate project impacts. 12. Recreation a. Additional recreational opportunities include Madrona Park, Madrona Meadows Open Space, Kenwood Open Space, Hylebos Basin Open Space, and the BPA Trail. b-c. Concur with the checklist. 13. Historic and Cultural Preservation a. Concur with the checklist. b. An archaeological assessment was prepared for the project applicant and submitted with the preliminary plat application. The assessment concludes that the site is within the traditional territory of the Puyallup Indian Tribe, but it is removed in elevation and distance from the water and the area would have been heavily forested. According to the report's findings, these factors make the likelihood of encountering significant archeological deposits low. Archaeologists retained by the applicant performed 40 shovel probes of the subject property and found no cultural materials. It was also noted that there are no recorded archeological sites within a mile of the subject property. C. As required by state law, if archaeological materials or human remains are observed during project activities, all work related to the above -referenced project will stop. The State Department of Archaeology & Historic Preservation and Puyallup and Muckleshoot Tribes will be contacted immediately in order to help assess the situation and determine how to preserve the resource(s). Compliance with all applicable laws pertaining to archaeological resources as required by Revised Code of Washington 27.53 & 27.44, and Retreat Meadows Cluster Subdivision Environmental Review Page 6 Final Staff Evaluation for Environmental Checklist File 08-101730-00-SE/Doc LD 49568 Washington Administrative Code 25-48 will be enforced. No additional mitigation is required. 14. Transportation a. The subject property is currently accessed via SW 356d' Street and upon completion of future off -site development, the site will also have access to V Avenue South. Internal subdivision road improvements to 2n1 Avenue SW and 3rd Avenue SW will provide access to SW 356 h Street. Future off -site improvements to SW 3581` Street and SW 360t` will provide access to 1"Avenue South. b-c. Concur with the checklist. d. In addition to the streets mentioned in the checklist, SW 358d' Street will also be constructed within the subdivision. e. Concur with the checklist. f. Concur with the checklist. g. The City's concurrency ordinance requires the applicant to obtain a Capacity Reserve Certificate (CRC) signifying the proposed development will not cause the level of service to decline below standards adopted in the Federal Way Comprehensive Plan. If it is determined that levels of service will be impacted, such as one or more peak hour trips affecting transportation projects identified in the adopted six -year Transportation Improvement Program (TIP), a pro-rata share contribution or construction of the TIP project will be required concurrent with the proposed development. 15. Public Services a., The proposed subdivision will result in a net increase of 56 single-family residences. Identified impacts include increases in: fire and police protection services; schools (2009 student yield is .7362, which translates to an additional 45 students); and typical city services such as street and stormwater maintenance. b. Typical residential taxes collected by the City of Federal Way, South King Fire & Rescue District, Lakehaven Utility District, and Federal Way Public School District will mitigate direct impacts on public services. Additionally, school district impact fees and concurrency management will provide additional mitigation for education and street system improvements, respectively. 16. Utilities a. In addition to utilities identified in the checklist, Comcast cable television is also available at the site. b. Utility construction activities will be performed during the plat construction portion of development. Such activities include extending water, sewer, gas, electric, and phone service from existing facilities on SW 3560' Street to the residences inside the subdivision. Retreat Meadows Cluster Subdivision Environmental Review Page 7 Final Staff Evaluation for Environmental Checklist File 08-101730-00-SE/no.. J.D. 49568 CONCLUSION The lead agency for this proposal has determined that the proposed action does not have probable significant adverse impact on the environment and an Environmental Impact Statement (EIS) is not required under RCW 43.21C.032(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. The information is available to the public upon request. The City reserves the right to review any future revisions or alterations to the site or the proposal in order to determine the environmental significance or nonsignificance of the project at that point in time. Prepared By: Matthew Herrera, Associate Planner Date Prepared: May 11, 2009 TRANSMITTED To THE PARTIES LISTED HEREAFTER: Department of Ecology, Environmental Review Section, PO Box 47703, Olympia, WA 98504-7703 Applicant — David Litowitz, 356`b Street Management, PO Box 26116, Federal Way, WA 98093-3116 Project Engineer — Stuart Scheuerman, ESM Consulting Engineers, 33915 1' Way South, Federal Way, WA 98003 Federal Way Staff — Matthew Herrera, Kevin Peterson, and Sarady Long Retreat Meadows Cluster Subdivision Environmental Review Page 8 Final Staff Evaluation for Environmental Checklist File 08-101730-00-SE/Doa I.D. 49568 FiLE CITY OF �. Federal May 11, 2009 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, Inc. 33915 1' Way South, Suite 200 Federal Way, WA 98003 RE: File #08-101730-00-SE; ENVIRONMENTAL THRESHOLD DETERMINATION Retreat Meadows Preliminary Plat, 35615 3�d Avenue South, Federal Way Dear Mr. Scheuerman: The City of Federal Way, Lakehaven Utility District, and South King Fire & Rescue District have reviewed the environmental checklist submitted in conjunction with the Retreat Meadows Preliminary Plat Master Land Use Application. Staff from the above -referenced agencies has determined that the proposal will not have a probable significant adverse impact on the environment and as a result, an Environmental Impact Statement (EIS) is not required to comply with the State Environmental Policy Act (SEPA). Pursuant to SEPA Rules (WAC 197-11-340), a 14-day comment period will begin May 13, 2009, and public notice inviting comments will be issued in accordance to guidelines adopted by the city. Following the comment period, the city will determine if the Determination of Nonsignificance (DNS) should be withdrawn, modified, or issued as proposed. All final determinations may be appealed within 14 days following the comment deadline. No licenses, permits, or approvals will be issued until completion of the appeal period. This agency's decision not to require an EIS does not mean that the license, permit, or approval you are seeking from the city has been granted. Approval or denial of the proposal will be made by the appropriate administrative or legislative body vested with that authority. The environmental record is considered by the decision maker(s) and conditions will be imposed to reduce identified environmental impacts, as long as the conditions are based on adopted and designated city policy. After a final decision has been made on your proposal (i.e., after a permit has been issued or City Council action taken, as applicable), you may, but are not required to, publish a Notice of Action as set forth in RCW 43.21 C.075. The Notice of Action sets forth a time period after which no legal challenges regarding the proposal's compliance with SEPA can be made. A copy of the Notice of Action form and copies of RCW 43.21C.080 and WAC 197-11-680 providing instructions for giving this notice are available from the Department of Community Development Services. The city is not responsible for publishing the Notice of Action. However, the city is responsible for giving a notice (to parties of record) stating the date for commencing a judicial appeal (including the Mr. Scheuerman May 12, 2009 Page 2 SEPA portion of that appeal) if your proposal is one for which the city's action on it has a specified time period within which any court appeals must be made. If you need further assistance, please contact Matthew Herrera, Associate PIanner, at 253-835-2638. Sincerely, X-6,14v�� Greg Fewins, Director Community Development Services enc: DNS Matthew Herrera, Associate Planner Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Traffic Planning Engineer David Litowitz, PO Box 26116, Federal Way, WA 98093-3116 (DNS & Letter) 08-101730 Doc 1 D. 49953 CITY of 4A Federal Way NOTICE OF DETERMINATION OF NONSIGNIFICANCE (DNS) Retreat Meadows Preliminary Plat File No. 08-101730-00-SE Proposed Action: Sixty -lot single-family residential cluster subdivision of four existing single- family residential parcels. Project includes four stormwater facilities, internal street improvements, one open space tract, and one landscape tract on approximately 14.6 acres (635,000 square feet) of land. Location: 35615 3`s Avenue South (APN 302104-9021), 203 SW 356 b Street (APN 302104-9082), 215 SW 356t' Street (APN 302104-9058), and the southern portion of 157 SW 356`h Street (APN 302104-9020). Project Name: Retreat Meadows Cluster Subdivision Applicant: David Litowitz, PO Box 26116, Federal Way, WA 98093-3116 Lead Agency: City of Federal Way Department of Community Development Services Staff Contact: Matthew Herrera, Associate Planner, 253-835-2638 The lead agency for this proposal has determined that it does not have a probable significant adverse impact on the environment, and an environmental impact statement (EIS) is not required pursuant to RCW 43.2 1 C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the City. Further information regarding this action is available to the public upon request at the Federal Way Department of Community Development Services (Federal Way City Hall, 33325 8`h Avenue South, PO Box 9718, Federal Way, WA 98063-9718). This DNS is issued pursuant to WAC 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date of issuance. Comments must be submitted by 5:00 p.m. on May 27, 2009. Unless modified by the City, this determination will become final following the above comment deadline. Any person aggrieved of the City's final determination may file an appeal with the City within 14 days of the above comment deadline. You may appeal this determination to the Federal Way City Clerk, at the City of Federal Way (address above), no later than 5:00 p.m. on June 10, 2009, by a written letter, accompanied with the associated fee, stating the reason for the appeal of the determination. You should be prepared to make specific factual objections. Published in the Federal Way Mirror on May 13, 2009. Doc. I D 49931 DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8`h Avenue South PO Box 9718 CITY OF Federal Way WA 98063-9718 Federal Way 253 835 2607; Fax 253-835-2609 .r.vcv.citvoFfedcralwa •.corn 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," respect vel . MAR 2 4 2009 CITY OF WAY Bulletin #050 — December 22, 2005 Page 1 of 18 t A. BACKGROUND 1. Name of proposed project, if applicable: Retreat Meadows 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: April 2008, update March 2009 5. Agency requesting checklist: City of Federal Way 6. Proposed timing or schedule (including phasing, if applicable): Fall 2009 - Spring 2010 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. A wetland determination letter was written for the site and a closed depression just off the site. There are no known sensitive areas on or around this site. Archaeological Assessment was also done. 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. A BLA has been submitted which affects this project to split one parcel between this project and the Lifeway Church project. Bulletin #050 — December 22, 2005 Page 2 of 18 k:\HandoutslEnvironmental Checklist 10. List any government approvals or permits that will be needed for your proposal, if known. City of Federal Way; SEPA, Preliminary Plat Approval, Final Plat Approval, Grading permit, Utility permits (from Lakehaven Utility District), Right-of-way Use Permit, NPDES Permit 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 14.6 acres (after BLA is finalized with part of the property to the east) into 60 single family residential lots using the city's cluster subdivision regulations. Construct about 2,500 feet of "1/2 street" residential roadways and about 650 feet of full width street improvements. Access to the site will be off 356th Street where there will be two connections. A pedestrian "soft" pathway along with a "tot lot" will be built in the open space tract between SW358th St and future SW 360th St. Sewer and water will be installed to and though the site, the sewer will be a force main system discharging on the north side of SW356th St. and water will be looped from SW356th St. 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 south of SW 356th Street near the 1 st Ave. S intersection. It's in Sec. 30, T.21N.,R4 E. WM. There are four existing residents who's addresses and parcel numbers are 157th SW 356th St.,302104-9020 - 215 SW 356th St.,302104-9058 - 203 SW 356th St. 302104-9082 and 225 SW 356th St.,302104-9021, all at Federal Way 98023. Parcel 302104-9020 will be in a BLA land use process at Federal Way. 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 15% grades over the site, sloping either south to southwest or east to a southeast direct. b. What is the steepest slope on the site (approximate percent slope)? There is a very small area near the southeasterly side of the site that has some slopes about 15% slopes. 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 King County/Federal Way Soils Map indicates the majority of the on -site soils are Ewc, or Everett/Alderwood gravelly soils. There are also Agc, Alderwood Gravelly Sand Loan and EvB, Everett Gravelly Sandy Loan soils on this site. Bulletin #050 — December 22, 2005 Page 3 of 18 k:\Handouts\Environmental Checklist 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, see the geotechnical report on this project. 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, roadways and lots is about 89,600 c.y. of cut and about 31,500 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. 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 and sediment 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 14.6 acres. Of this, about 7.65 acres will be covered with a roadways, homes (4,000 s.f. per lot or the maximum impervious coverage permitted by code) or 52% 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 the City of Federal Way and KCSWDM manual throughout the construction phase of the project. 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 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. No dredge or fill materials are proposed near any surface water or wetlands. 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 I00-year floodplains on or near this site. Bulletin #050 — December 22, 2005 Page 5 of 18 k:\HandoutslEnvironmental Checklist 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. There are four proposed stormwater facilities for this project. Of these, three are surface water detention/wetpond facilities which are not proposed to infiltrate. There is one infiltration facility, which has a biofiltration swale, for water quality, prior to the infiltration pond. The estimated 100 year quantity is 18,100 c.f. 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 runoff is generally from this site with very little off -site flows expected. Stormwater from this project, roads and homes will flow to four separate on -site detention/water quality or infiltration facilities. After detention and treatment, one system will flow to a closed depression, the two systems would discharge in 1st Ave. S. and the last system would discharge to the existing conveyance system in the future SW 360th St. and on to 1st Ave. S. 2) Could waste materials enter ground or surface waters? If so, generally describe. Generally no Bulletin #050 — December 22, 2005 Page 6 of 18 k:\Handouts\Environmental Checklist d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any. The project proposes to provide three level 1 detention facilities and one level 3 infiltration facility (for the closed depression). The three level 1 facilities will use the basic water quality facility,(wetpond) to mitigate water quality 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? Generally this site is covered with very tall fir trees with some shrubbery and pockets of smaller trees. The trees are generally very tall, and would be very dangerous if left while others were removed for the roadway and utility construction. This proposal is to remove all trees within the lots and roadway/ utility areas of the site at the beginning of the site development improvements. The city is requiring the trees within the open space tract to remain. 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. The larger existing trees are out of proportion with the new house development. The proposal would be to remove trees from the residential lot areas, roadways and stormwater facilities and plant new street trees and landscape around the stormwater facilities and then the individual homes will eventually be landscaped. Existing trees within the open space tract will remain. Bulletin #050 — December 22, 2005 Page 7 of 18 k_\Iandouts\Environmental Checklist 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site. birds: hawk, heron, eagle songbi Cher 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 mitigation is 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 because of this project. Bulletin #050 — December 22, 2005 Page 8 of 18 kAflandouts\Environmental Checklist 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. The future homes will be constructed using current required energy conservation measures. 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. Noise. 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment operation, other)? Traffic noise would be the only item that would affect the finished project, 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 residential traffic noise. Bulletin #050 — December 22, 2005 Page 9 of 18 k:\Handouts\Environmental Checklist 3) Proposed measures to reduce or control noise impacts, if any. No mitigation for noise is proposed except to follow the City of Federal Way development requirements. 8. LAND AND SHORELINE USE e a. What is the current use of the site and adjacent properties? The site has several single family homes on it. The surrounding properties are generally single family homes except for the south, which is the Illahee Middle School- b. Has the site been used for agriculture? If so, describe. No c. Describe any structures on the site. There are five existing residents on the project site along with three separate garages and other outbuildings. d. Will any structures be demolished? If so, what? Yes, all structures, homes, garages and outbuildings will be removed. e. What is the current zoning classification of the site? RS 7.2 f. What is the current comprehensive plan designation of the site? The comprehensive plan shows this site as a Single Family High Density Bulletin #050 — December 22, 2005 Page 10 of 18 k:\Handouts\Environmental Checklist g. If applicable, what is the current shoreline master program designation of the site? NIA 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 6 single family lots x 2.5 persons per lot = 150 people. j. Approximately how many people would the completed project displace? 5 single family homes x 2.5 = 12.5 people 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 properties have 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 60 single family lots that will be middle to higher income housing. Bulletin #050 — December 22, 2005 Page I 1 of 18 k:\HandoutslEnvironmental Checklist b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. 2 existing housing units would be middle to high income housing and 3 would be low to middle income housing. c. Proposed measures to reduce or control housing impacts, if any. There are no proposed midigation measures to reduce or control housing impacts. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? 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 west are about the same height or a little higher then this site, so there would be some altered views. Residents to the north and east are lower in elevations, but most views should not be impacted. The view from the school would also be altered. The major impact would be the loss of trees for the neighborhood. 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 some aesthetic impacts. The project will plant street trees and there will be some landscaping around the site. All of the new homes will eventually be landscaped and blend into the surrounding neighborhood. 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:\Ilandouts\Environmental Checklist 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. The future building should not interfere with most views, except there will not be the existing heavily treed site. 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? The West Hylebos Wetiand Parks, Spring Valley Open Space along with a few others 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. This project will provide the entire open space requirement on the site. The requirement is to have 15% of the overall site held in open space land, which this project has. In addition, a tot lot play structure will be included in the open space area along with a soft surface trail through the open space area. Bulletin #050 — December 22, 2005 Page 13 of 18 k:\Handouts\Environmental Checklist 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, see the Archaeological Assessment Report. 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, see the Archaeological Assessment Report. 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 several low volume residential streets,either 1/2 street or full street improvements. Half street improvement include, SW 360th St, and parts of 2nd Ave. Sw and SW 358th St. Full street improvements will be parts of 2nd Ave. SW and SW 358th St. SW356th Street which will be the main entry and exit street. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? King County Metro Route # 182 runs on SW 356th St. next to 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 60 x 2 = 120 parking spaces and 5 existing homes x 2 = 10 would be eliminated. Bulletin #050 — December 22, 2005 Page 14 of 18 k:\Handouts\Environmental Checklist 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 project proposes to construct several low volume residential streets, 3rd Ave.,SW, 2nd Ave. SW, SW360th St. These streets will connect into SW356th Street which will be the main entry and exit street. All roads are expected to be public streets. Some sight distance improvements may be needed. 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 60 single family lots. Using a industry standard of 10 trips per single family lot as a base; 10 x 60 = 600 estimated trips per day. g. Proposed measures to reduce or control transportation impacts, if any. Construct the new roadway system 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 other residential developments. Bulletin #050 — December 22, 2005 Page 15 of 18 k:\Handouts\Environmental Checklist 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 SW 356th St. and the future residents support the public services though taxes and permit fees. 16. UTILITIES a. Circle utilities currently available at the site: is[) 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. The site is in the PSE power grid. 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 c4 relying on them to make its decisi SIGNATURE: DATE SUBMITTED. to the best of my knowledge. I understand that the lead agency is 3 es Bulletin #050 — December 22, 2005 Page 16 of 18 k:\11andoutsXEnvironmental Checklist 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. How would the proposal be likely to affect plants, animals, fish, or marine life? The project will remove some 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 the Hylebos and eventually Commencement Bay Proposed measures to protect or conserve plants, animals, fish, or marine life: The design and building of these new facilities require the use of new design manuals and new technologies which are intended to protect the animals, fish and marine life. 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 19 k:\Flandouts\Environmental Checklist 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 parcel surrounded by other single family homes and developments along with a middle school. 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: Since this is an infill project, it would hopefully reduce the need to build outside the GMA boundaries. 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. This project complies with the City of Federal way's comprehensive plan. Proposed measures to avoid or reduce shoreline and land use impacts: NIA 6. How would the proposal be likely to increase demands on transportation or public service and utilities? The project is a 60 lot residential subdivision which will eventually increase demands on transportation, public services and utilities, similar 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 kAHandouts\Environmental Checklist CITY ❑F .. Federal September 2, 2009 CITY HALL 33325 8th Avenue South Way Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Ms. Briaime Gastfield ESM Consulting Engineers, LLC 33915 1" Way South, Suite 200 Federal Way, WA 98003 Re: File #08-101729-00-SU; TECHNICAL CO1mVIENT LETTER #2 Retreat Meadows Preliminary Plat, 35615 P Avenue SW, Federal Way Dear Ms. Gastfield: The City's Development Review Committee (DRC) is currently reviewing the above -referenced preliminary plat application. The applicant proposes to subdivide 14.6 acres into 60 single-family residential lots. Site improvements include open space, drainage facilities, and street improvements. The application was submitted to the Department of Community Development Services April 11, 2008, and deemed complete July 11, 2008. TECHNICAL COMMENTS Members of the DRC have provided technical comments below regarding the March 24, 2009, resubmittal. If you have questions about an individual comment, please contact the appropriate department representative. Matthew Herrera, Planning Division, 253-835-2638, matt.herrera@cityoffederalway.com Maximum Density — Cluster subdivisions are permitted to include lots that are smaller than the prescribed density of the underlying zoning district; provided, the overall density does not exceed the following calculation from Federal Way Revised Code (FWRC) 18.55.030(2), "The maximum number of lots permitted will be calculated by subtracting the required 15 percent for open space [95,396 square feet] and 20 percent for streets [127,195 square feet] from the gross land available [635,976 square feet], then dividing by the minimum lot size [7,200 square feet] of the underlying zoning district." The result of this calculation is 57 lots. As proposed, the Retreat Meadows subdivision includes 60 residential lots. In order to utilize the cluster subdivision provisions, the total number of lots shall not exceed 57 pursuant to the above -referenced density requirements. 2. Phasing —As shown on the preliminary plat document, a note regarding possible phasing is included for each block. Please provide a timeline of any proposed phasing that would exceed the five year time limit for plat construction pursuant to FWRC 18.35.220. Ms. Brianne Gastfield Page 2 September 2, 2009 Kevin Peterson, Development Services Division, 253-835-2734, kevin.peterson@cityoffederalway.com 1. Pond B does not meet design criteria for access to, or within four -feet of, the pond bottom. 2. Pond C does not meet the design criteria for retaining walls along the perimeter (a maximum of 75%). 3. Pond C does not meet design criteria for a 3:1 slope on those slopes that are not surrounded by vertical retaining walls. 4. Show the tract/parcel boundaries on all pond sections. 5. Show the proposed side slopes on all pond sections. 6. Pond walls (fully or partially submerged) shall be reinforced concrete retaining walls. 7. Interior pond dividers shall be concrete retaining walls, or earthen berms per the design criteria for wetponds. 8. All pond walls shall be designed so that footings and/or tie -backs do not encroach upon adjacent rights -of -way or private lots. 9. Street sections B-B and C-C do not meet the city's design requirements, as outlined in the city's September 15, 2008, Response to Right -of -Way Modification Request letter. 10. The applicant shall provide copies of executed easements/agreements with adjacent property owners for the following: a. Pond B outfall b. Storm drainage connection/extension on school district property c. Storm drainage extension across Lifeway Church property to I" Avenue South d. Drainage release covenant for Pond B outfall e. Drainage release covenant for school district property f. Drainage release covenant for Lifeway Church property g. All off -site grading Sarady Long, Traffic Division, 253-835-2743, sarady.long@cityoffederalway.com The Traffic Division is nearing completion of the concurrency analysis for the proposed subdivision. The city will notify you when the report is ready for pick-up. Chris Ingham, South King Fire & Rescue, 253-946-7244, chris.Ingham@southkingfire.org The current layout will require lots 58, 59, and 60 to provide automatic sprinklers. File #08-101729-00-SU Doc I D. 51368 Ms. Brianne Gastfield Page 3 September 2, 2009 CLOSING The requested information discussed in this letter must be submitted prior to setting a public hearing date. When resubmitting, please submit six copies of revised plans and one set of 1 Ixl7 revised plans with the enclosed resubmittal information form If you have any questions, please contact me at 253-835-2638, or matt.herrera@cityoffederalway.com Sincer Matthew Herrera Associate Planner enc: Bulletin 129, `Resubmittal Form' c: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Chris Ingham, South King Fire & Rescue Doc. I.D 51368 File #08-101729-00-SU } CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL Resubmittal DATE: March 31, 2009 TO. Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue Tanya Noscimento, Federal Way School District FROM: Matthew Herrera COMMENTS: As the applicant is now proposing a cluster subdivision, please take a moment to review the revised layout for agency conformance. Please forward all comments to me via email at matt.herrera ci offederalwa .cam. Ms. Noscimento — I have not yet heard any comments regarding the proposed subdivision from FWPS. I have re-routed the school access analysis for your review. If you require any other information please contact me at the email above or 253.835.2638 FILE NUMBER(s): 08-101729-00-SU RELATED FILE NOS.: None PROJECT NAME: Retreat Meadows Cluster Subdivision PROJECT ADDRESS: 35615 3RD AVE SW ZONING DISTRICT.- RS 7.2 PROJECT DESCRIPTION: Subdivide approx 14.6 acres into 60 residential lots (RS 7.2) along with access roads, open spaces and stormwater facilities. LAND USE PERMITS: Preliminary Plat, SEPA PROJECT CONTACT. ESM CONSULTING ENGINEERS, LLC 339151 STWAYSSuite200 MATERIALS SUBMITTED: 1. Preliminary Plat 2. SEPA Checklist 3. TIR/(A.v;.e.ct,�t�.�.5s.se�-F,�.-.�> o March 24, 2009 Mr. Matthew Herrera Assistant Planner City of Federal Way - City Hall PO Box 9718 Federal Way, WA 98063-9718 Job No.: 1453-001-008-0001 RE: File #08-101729-00-SU Retreat Meadows Preliminary Plat, 35615 3`d Ave SW Dear Mr. Herrera: Enclosed find the fourth submittal package for the Preliminary Plat of the Retreat Meadow Subdivision being developed by Landmark Homes Inc. This package includes: Revised Preliminary Plat Plans, including Landscape Plans (6 copies) Technical Information Report (2 copies) ■ SEPA (6 copies) 11 x 17 Reduced Preliminary Plat Drawing (1 copy) There have been many changes from the last submittal in November of 2008. Starting with our January 15, 2009, meeting; the plans has evolved into a cluster type development which keeps the open space requirements within the boundary of the project. The open space area for this project is just over two acres. However, the number of lots has stayed the same, at 60 lots, but their sizes have changed, starting from a low of 5,000 s.f to the largest at about 7,300 s.f. To help reduce the quantity of grading, the stormwater ponds have moved closer to the natural low areas of the project. The largest basin has been split and a smaller pond was added to collect the lowest part of the project, this added a fourth stor�r9gr19CQL1Qou �j� project.. MITT ,l V MAR 2 4 2009 CITY OF FEDERAL WAY BUILDING DEPT. 33915 1st Way South Tel (253) 838 6113 Bothell (425) 415 6144 Suite 200 Fax (253) 838 7104 www.esmcivii.com Land Surveying Landscape Architecture Federal Way. WA 98003 Toll Free (800) 345 5694 Mr. Matthew Herrera March 24, 2009 Page 2 We feel this layout meets the City intent for a cluster development while keeping the City's required roadway grid and an open space tract, along with preserving a tree cluster the City wanted. If you have any comments or questions please feel free to call or e-mail. Sincerely Enclosures CC: David Litowitz, Landmark Homes hesm-jo bs11453100110071docum entlletter-003.doc November 26, 2008 Job No.: 1453-001-008-0001 Mr. Matthew Herrera ( RESUBMITTED Assistant Planner City of Federal Way - City Hall NOV 2 6 2008 PO Box 9718 CITY OF FEDERAL WAY Federal Way, WA 98063-9718 BUILDING DEPT. RE: File #08-101729-00-SU Retreat Meadows Preliminary Plat, 35615 3d Ave SW Dear Mr. Herrera: Enclosed is the resubmittal package for the Retreat Meadow Subdivision being developed by Landmark Homes Inc. This package includes: Revised Plans, including Landscape Plans (6 copies) ■ Technical Information Report (2 copies) ■ SEPA (6 copies) • 11 x 17 Reduced Preliminary Plat Drawing The following is a response to your August 8, 2008, letter. The original comments are in normal text and the response is in bold. I. Preliminary Plat Plan a) Lot Size - Lot numbers 56, 57, and 58 do not meet the minimum lot size as prescribed in Federal Way City Code (FWCC) 22-631. Minimum lot sizes in RS 7.2 zones are 7,200 square feet. When calculating lot size, the area of a vehicular access easement shall not be credited in calculation of minimum lot area. As lots 56, 57, and 58 will utilize an access easement, the lot sizes will not meet the minimum required. Please redesign the lot configuration to address this issue. The layout for these lots have changed, all lots have 7,200 s.f. or more and no required access easements. r 33915 1st Way South Tel (253) 838 6113 Suite 200 Fax (253) 838 7104 Federal Way. WA 98003 Toll Free (800) 345 5694 Bothell (425) 415 6144 Civil Engineering Land Planning www.esmcivii.com Project Management Public Works Land Surveying Landscape Architecture Mr. Matthew Herrera November 26, 2008 Page 2 b) Open Space - All subdivisions are required to provide 15 percent of the gross plat area in open space. The required amount of open space Retreat Meadows must provide is 95,250 square feet. A calculation given in the "Site Statistics" portion of the drawing shows the amount of open space provided as 6,193 square feet. This amount does not satisfy the open space requirement and the open space is not called out and/or segregated on the plat drawing. If the remaining portion of open space will be fee -in -lieu as permitted in FWCC 20-1 56(b), the applicant must request this option from the Parks Director and provide details on the plat. Please provide commentary on how the open space requirement will be met and make the necessary corrections to the plat drawing. As noted previously, the intent would be to use the "fee -in -lieu" for the open / space area not supplied. This layout has included a "pedestrian walkway" ✓ which is considered open space. -► S -7 c) Buffers - As noted in the preapplication summary and FWCC 20-178, subdivisions abutting arterial streets (SW 356th Street) should provide a ten -foot -wide Type III landscaping strip to shield new residences from arterial streets. Landscape buffers shall be provided in a separate tract and be owned and maintained by the homeowners' association. This buffer can be credited as 'open space' pursuant to FWCC 20-156(c). Landscaping along SW 356 h Street has been added to this lot, but a separate buffer tract has not been provided due to other constraints and mitigation measures required by the city. d) Net Plat Area - Please provide a calculation of net plat area, which is gross plat area minus right-of-way, public purpose land, and open space. See the enclosed updated preliminary plat for this information. II. Grading & Significant Tree Plans The submitted grading and significant tree retention plans detail a "mass grading" of the entire subject property with the removal of 733 existing Significant Trees. Generally, the City does not allow mass grading methods for subdivision development FWCC 20-179 requires all natural vegetation to be retained on the site to be subdivided except that which will be removed for infrastructure improvements. Clearing and grading of individual future lots is not permitted during construction of the plat infrastructure. Preservation of significant trees pursuant to FWCC 22-1568 (as referenced on the Sheet L12) is applied solely to the development of each single-family lot at the time of building permit application. Please resubmit grading plans detailing limits prescribed in the above - referenced subdivision code section and clearly delineate those grading limits. At the City's request, we met on October 1, 2008 to discuss this issue. We have since revised the preliminary grading to address some of the issues. We have eliminated most of the retaining walls at the property lines and lowered the large 20 foot fill section down to 10 feet or less, but there is just too much elevation Mr. Matthew Herrera November 26, 2008 Page 3 difference between the roads and over the site to eliminate extensive grading on this site. The most important item we discussed in our meeting on October 1st, but was not mentioned in your letter dated October 9, 2008 was the safety issue related to leaving the existing large trees. It has been well documented that when trees grow in a group they shield each other from the elements. When some trees are removed, those that stay become extremely vulnerable to wind and toppling, creating a very hazardous condition for anything or anyone on the ground. We understand the City does not like properties to be completely cleared and then developed, which is why it has been adopted into the City's codes. However, this can result in a hazardous condition both for construction crews and future residents regarding the potential for falling trees. Therefore, it is the recommended by the developer, as well as the engineers of record, that all existing trees be removed for safety reasons, the site graded, and the site redeveloped. If existing trees are required to remain in place on site, it is only being done to satisfy City of Federal Way requirements, and not what we believe is the best management practice for construction of this site. We want to remind the City that this project will plant 450 trees along with other landscape amenities to reestablish a more proportion vegetation cover with the new homes, which will compliment what each homeowners will provide around the new homes. III State Environmental Policy Act (SEPA) Checklist Due to changes in the original subdivision design and corrections needed with regard to this correspondence, several items in the environmental checklist will also need to be corrected. Items that need to be amended due to subdivision design: A. Background - item IL This has been updated to this set of plans. B Environmental Elements / 1. Earth item g. This has been updated. B. Environmental Elements / 8. Land & Shoreline item i. This has been updated. B. Environmental Elements / 9.Housing item a. This has been updated. Mr. Matthew Herrera November 26, 2008 Page 4 B Environmental Elements / 9. Housing item c. This has been updated. B. Environmental Elements 112. Recreation item c. This has been updated. B Environmental Elements 114. Transportation item c. This has been updated. B Environmental Elements 114. Transportation item f This has been updated. Items that need to be amended due to grading issues explained above: B. Environmental Elements 14, Plants item b. See Grading & Significant Trees above. B. Environmental Elements 14. Plants item d. See Grading & Significant Trees above. Public Works Deveio merit Services ha s reviewed the June 27, 2008, resubmittal of materials. Prior to preliminary approval, the applicant shall address the following items: Plans: 1) Several of the streets do not meet City standards. See Traffic Division comments for further clarification The streets have been adjusted to meet City Standards. 2) It appears that the Tract A pond directly discharges onto the adjacent private property. The owner/applicant shall provide copies of any easement/agreements recorded on that property that al low the placement/construction of an outtall system on that property, Since the pond and associated facilities will be dedicated to the City upon Final Plat, any outtall facilities on that property will also have to be dedicated to the City., Show on the plans the proposed means of discharge from that pond. Tract "A" pond has become an infiltration pond design to control the 100 year storm event which would eliminate an outtall. An emergency outtall route will continue to be directed to the adjacent property, which is where it goes under existing conditions, but no water is expected to discharge onto this property. Mr. Matthew Herrera November 26, 2008 Page 5 3) The Tract B pond outfall shall be extended to the public storm drainage system in 1 st Avenue South, in order to reduce direct stormwater impacts on the downstream property. The proposed outfall of this pond will be directed to 1 st Avenue South. 4) All of the water quality ponds are greater than 4,000 cubic feet in volume. The plans shall show that each pond is designed as a 2-cell pond, per the requirements of the King County Surface Water Design Manual (KCSWDM). Two ponds have been adjusted and the third has incorporated a biofiltration swale. 5) Provide two cross -sections for each of the stormwater ponds. One section for each pond shall show the pond inlet and pond outlet and control structure. These cross sections have been shown. 6) Show that each pond has an access road to the pond bottom. These have been shown. 7) There are several locations that show grading and/or walls on adjacent private property. Grading and/or walls cannot be constructed on private property, without a copy of a recorded easement/agreement provided to the City. All walls shown on adjacent properties have been eliminated. The owner has met with the owners of the private Td Avenue and discussed the possibility of eliminating this private road for the new public 3`d Avenue. This would eliminate the retaining wall between these two roads, however a slope easement will be necessary at the north end. The owners appear to concur with this proposal and indicated they would talk to the City about it 8) Provide top and bottom of wall elevations at several locations on each proposed wall. Most walls next to the property lines have been eliminated. 9) Provide a cross-section (at the highest wall elevation) for 3`d Avenue SW. Grades for that section of 3rd Avenue SW may have to be revised in order to reduce the wall height, or eliminate it altogether. A cross section has been provided, but the wall has been eliminated. Technical Information Report: The Basin B pond is reported to be a Level 3 flow control pond. However, based on the allowable release rate table and KCRTS output file for the target release rate, it appears Mr. Matthew Herrera November 26, 2008 Page 6 this pond may have been designed to meet Level I flow control criteria. If so, the pond facility may have to be expanded. This stormwater facility has been changed to an infiltration system using a 100 year design parameter which will eliminate any discharge. The Traffic Division has completed a preliminary review of the submitted plans and provides the following technical comments. Show street improvements and right-of-way dedication on SW 356th Street At this time, staff has not received a modification request with appropriate fee from the applicant to deviate from the planned Type "C" street A modification request was submitted and a response was received on September 15, 2008. 2. To meet block perimeter requirement, 2nd Avenue SW must be extended from SW 358th Street to SW 356th Street. This section of the road is a Type "W" street. However; a Type "S" street may be constructed to accommodate expected traffic. These roads have been adjusted. 3. SW 358th Street shall be a Type "W" street from 3rd Avenue SW to the easterly subject property line. A temporary turn around at the easterly portion is required. A modification request with appropriate fee must be submitted to the Public Works Director for any consideration to either eliminate or modify from the adopted section. The applicant may utilize a Type "S" from 2nd Avenue SW to the easterly property line. These roads have been adjusted and a modification request has been submitted. 4. SW 360th Street shall be a Type "W" street At a minimum, SW 360th Street shall be constructed to provide a 24' paved street with vertical curb, 4' planter strip with street trees, 5' sidewalk, and streetlights. This has been shown. 5. The cul-de-sac road should be a Type 'W" street The proposed section D-D may be used for small lots and cottage housing only. The cul-de-sac has been eliminated. 6. Typically, traffic calming devices such as speed humps, traffic circles, chicanes, etc. are installed on residential roads to prevent and/or reduce speeding. Traffic calming devices are not recommended on arterial streets. No traffic calming devices are proposed. Mr. Matthew Herrera November 26, 2008 Page 7 If you have any comments or questions please feel free to call or e-mail. Sincerely CC: David Litowitz, Landmark Homes i s lesm-jobs11453100110071documentlletter-002.doc E=—r=—M CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL Resubmittal DATE: December 3, 2008 TO: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Engineering Planner Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King County Fire & Rescue FROM: Matthew Herrera COMMENTS: Please email comments by Friday, December 19 FILE NUMBER(s): 08-101729-00-SU PROJECT NAME: RETREAT MEADOWS PROJECTADDRESS: 35615 3RD AVE SW. Parcel numbers 302104-9021, 302104-9058, 302104- 9082, and a portion of 302104-9020 ZONING DISTRICT: RS 7.2 PROJECT DESCRIPTION: 604ot subdivision of four existing single family residential lots. LAND USE PERMITS: Preliminary Plat, SEPA PROJECT CONTACT: ESM CONSULTING ENGINEERS, LLC 33915 1 ST WAY S Suite 200 2538386113 (Work) MATERMLS RESUBMITTED: 1. Preliminary Plat Drawings (7 sheets) 2. Environmental Checklist 3. Preliminary Technical Information Report 4. Reduced Plat Drawings FILE CITY OF t Federal Way October 9, 2008 Stuart Scheuerman ESM Consulting Engineers, LLC 33915 1s1 Way South, Suite 200 Federal Way, WA 98003 CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederalwa y. com RE: FILE ##08-101729-00-SU; TECHNICAL COMMENT ADDENDUM Retreat Meadows Preliminary Plat, 35615 3rd Avenue SW, Federal Way Dear Mr. Scheuemian: This correspondence provides a follow up to the August 14, 2008, technical comment letter, and sununary of the city's position regarding the October 1, 2008, meeting with you and Mr. Litowitz. The Retreat Meadows Preliminary Plat has been deemed a complete application and notice has been given pursuant to Federal Way City Code (FWCC) guidelines. The application is currently on -hold pending changes and additional information requested by city staff in the above -referenced technical comment letter. As the issue of site grading and vegetation removal is not completely addressed in the August 14, 2008, technical comment letter, city staff requested a meeting with Mr. Scheuerman and Mr. Litowitz to discuss the intent of the city's subdivision code with regard to plat design. The discussion included concerns regarding proposed cross sections that result in significant engineered cuts and fills, and removal of all existing vegetation. Staff expressed concern of retaining walls and engineered slopes in excess of 20 feet. The City's subdivision code specifically states "[a]ll lots should be designed to take advantage of topographic and natural features, view orientation, and privacy'." After reviewing the June 27, 2008, resubmittal materials, it is clear that the current plat grading design for individual lots does not take advantage of the existing topographic and natural features. Instead, the plat design requires mass grading, extensive cut and fill sections, removal of all existing vegetation, and the use of significant retaining walls or engineering slopes to achieve the final intended design. The City encourages the applicant resubmit a plat layout that conforms to the above -referenced code section. Please be advised that if the preliminary plat does not meet lot design standards, staff may recommend denial of the plat to the Hearing Examiner and City Council. Staff is always available to answer any questions you may have regarding the City's subdivision, zoning, and development regulations. If you have any questions regarding your development project, please contact me at 253- 835-2638 or matt.herrera@cityoffederalway.com. S inc e rely Matthew Herrera Associate Planner C: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Traffic Engineer Isaac Conlen, Planning Manager William Appleton, Dev. services iMariager Greg Fewins, Director of CDs Cary Roe, Assistant City Manager Ken Miller, Deputy Director of PW ' FWCC § 20-152(c) Doc I D 47218 FIECEIVED BY ,JMMUNITY AEVELOPMENT DEPAMMENI Landmark Homes, INC uL i 0 2 2008 P.O Box 26116 Federal Way, WA 98093 Christopher & Jean Tause 35615 3rd Ave SW Federal Way, WA 98023 Dear Mr. and Mrs. Tause, We are doing the development to the east of your access road. The City of Federal Way asked us to contact you to discuss the access to the new 3rd Ave SW. The private road of 3rd Ave SW and the public road of SW 356th do not align. The city would like us to discuss the various options such as a wider approach to 356th or possible slope easement to increase the site distance onto SW-356th.- We would like to have a meeting on 10/15/2008 at 5 PM at the office of ESM at 33915 1st Way South, Suite 200, Federal Way. Please feel free to call David Litowitz at 253-927-6116 with any questions or concerns. Sincerely, David J. Litowitz CC: Stuart Scheuerman - ESM Matthew Herrera James & Carol Brandt George & Pamela Marhad Russell Vaughan V V Ramayya CITY OF .. Federal September 15, 2008 CITY HALL 33325 8th Avenue South Way Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com Mr. Stuart Scheuerman ESM Consulting Engineers, LLC 33915 1st Way S, Suite 200 Federal Way, WA 98003 RE; Permit No, 08-101729-00 SU Retreat Meadows - 35615 3rd Ave SW Response to Right -of -Way Modification Request Dear Mr. Scheuerman, This letter responds to your August 19, 2008 request to modify the City's Standard roadway sections associated with the proposed plat of Retreat Meadows. After evaluating your request, review of Federal Way City Code (FWCC) provisions (Section 22- 1477, 22-1496), and direction provided by the Public Works Director, each of your specific requests to modify the roadway sections for this project are addressed below, with the City's response following each: Requesting waiver of the required street improvements associated with 5W 35e Street and agreeing to dedicate nght-of way along SW 356" Streets adjacent to the project. The City hereby waives the construction of required street improvements, with the additional 11-feet of right-of-way to be dedicated to the City at final plat recording. Request to place the east 10-feet of the 2"d Avenue SW improvements (north of SW 35e Street) and the north 10-feet of the 5W .35811 Street improvements (east of ZO' Avenue SW) within 10-foot easements on the adjacent Lifeway Church property, rather than dedicate the entire width as right-of-way. (Applicant is agreeing to construct the required half -street improvements along these roadway sections.) The City hereby denies this request per the requirements of FWCC Section 20- 180(a), which states that Streets within an approved land division shall be within a dedicated public right-of-way.' The entire half -street improvements must be within right-of-way, and shall be dedicated to the City at final plat recording. For the record, the required half street improvements for the segments of roadway identified above shall be as follows: 24-foot paved roadway with vertical curb L:\CSDC\DOCS\SAVE\24911721057. DOC Mr. Stuart Scheuerman ESM Consulting Engineers, LLC RE: Permit No. 08-101729-00-SU September 15, 2008 Page 2 of 3 and gutter, 4-foot planter strip with street trees, 5-foot sidewalk; and 3-foot utility strip with street lights. Future development on the adjacent parcel to the north and east of the plat will require 2"d Avenue SW and SW 3581h Street to be developed to a City Standard Type 'S' street section, rather than a Type `W', if future traffic warrants the expanded section. However, the expanded street section would only affect the future development and does not affect this project since it is constructing 24-feet of paved roadway. Requesting modification of SW 35e Street between Id Avenue SW and 27d Avenue SW from a City Standard Type 'W street to a 24-foot roadway with sidewalks on both sides adjacent to the roadway (no planter strip), and 3-foot utility strips, all within a 40-foot right-of-way. The City hereby denies this request per the requirements of FWCC Section 20- 180(b), which states that 'All streets within the public rights -of -way shall be improved to the standards as specified in FWCC 22-1471 et seq., regarding required improvements to rights -of -way.' The roadway section that you are requesting does not meet adopted City standards. This section of roadway shall be constructed to meet the requirements of City Standard Street Section Type ,W. Requesting modification of the required turnaround at the east end of the proposed SW 3580 Street. The City, with input from the South King Fire and Rescue Fire Marshal, hereby denies your proposed layout for a modified fire apparatus turnaround (hammerhead). A hammerhead turnaround can be approved if it meets the dimensions as depicted in current City Standards (Standard Detail 3-46). Additionally, per the Fire Marshal, any new homes on those lots that abut that roadway (currently lots 53-56) shall be sprinkled, should a standard hammerhead be approved and constructed. Furthermore, your requests for modifications do not meet any of the criteria identified under FWCC Section 22-1477: "Modifications, deferments and waivers The Public Works Director may modify, defer or waive the requirements of this article only alter consideration of a written request for the following reasons (1) The improvement as required would not be harmonious with existing street improvements, would not function properly or safely or would not be advantageous to the neighborhood or city as a whole. (2) Unusual topographic or physical conditions preclude the construction of the improvements as required. L: \CSDC\DOCS\SAVE\24911721057. DOC Mr. Stuart Scheuerman ESM Consulting Engineers, LLC RE: Permit No. 08-101729-00-SU September 15, 2008 Page 3 of 3 (3) Proper vertical or horizontal alignments cannot be determined because the existing streets do not ha ve correct alignments (4) The required improvement is part of a larger project that has been scheduled for construction in the 04,7 adopted Six -Year Transportation Improvement Program. In addition, Public Works staff determined that the proximity of the proposed dual access points at SW 356th Street and 3rd Avenue SW (existing private access road just west of the proposed 3rd Avenue SW) presents a safety issue that shall be addressed by combining the existing private driveway with the new 3rd Avenue SW roadway. This access management issue shall be addressed and a proposal presented to the Public Works Department for review and approval, prior to preliminary plat approval. The conditions of this Right -of -Way Modification will be applicable for a period of one year from the date of this letter. If a permit for this project is not issued within the one-year time limit, this waiver will be void and a new request for modification must be submitted. If you have any questions, please contact Kevin Peterson at (253) 835-2734, or via e-mail at kevi n . ❑ ete rso n (O c i tyoffede ra I way. co m . Sincerely, Ken Miller, P.E. Deputy Public Works Director KM/KP:cb cc: Matthew Herrera, Associate Planner Sarady Long, Traffic Engineer Chris Ingham, South King Fire and Rescue Project File / KP Day File L:\CSDC\DOCS\SAVE\24911721057.DOC ACITY OF ;�, Federal August 8, 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 0 Way South, Suite 200 Federal Way, WA 98003 RE: FILE 908-101729-00-5U; TECHNICAL COMMENT LETTER Retreat Meadows Preliminary Plat, 35615 3`d Avenue SW Dear Mr. Scheuerman: The City's Development Review Committee (DRC) is currently reviewing the above -referenced preliminary plat application. The applicant proposes to subdivide 14.6 acres into 60 single-family residential lots. Site improvements include open space, drainage facilities, and street improvements. The application was submitted to the Department of Community Development Services April 11, 2008, and deemed complete July 11, 2008. Members of the DRC have provided technical comments below. If you have questions about an individual comment, please contact the appropriate Department representative below. Matthew Herrera, Planning Division, 253-835-2638, matt.hrrera@cityoffederalway.com I. Preliminary Plat Plan a. Lot Size — Lot numbers 56, 57, and 58 do not meet the minimum lot size as prescribed in Federal Way City Code (FWCC) 22-631. Minimum lot sizes in RS 7.2 zones are 7,200 square feet. When calculating lot size, the area of a vehicular access easement shall not be credited in calculation of minimum lot area. As lots 56, 57, and 58 will utilize an access easement, the lot sizes will not meet the minimum required. Please redesign the lot conf ration to address this issue. b. Open Space -- All subdivisions are required to provide 15 percent of the gross plat area in open space. The required amount of open space Retreat Meadows must Provide is 95,250 square feet. A calculation given in the "Site Statistics" portion of the drawing shows the amount of open space provided as 6,193 square feet. This amount does not satisfy the open space requirement and the open space is not called out and/or segregated on the plat drawing. If the remaining portion of open space will be fee -in -lieu as permitted in FWCC 20-156(b), the applicant must request this option from the Parks Director and provide details on the plat. Please provide commenIM on how the o ens ace re uiremen# will be met and make the necess corrections to the lat drawing. c. Buffers — As noted in the preapplication summary and FWCC 20-178, subdivisions abutting arterial streets (SW 356`h Street) should provide a ten -foot -wide Type III landscaping strip to shield new residences from arterial streets. Landscape buffers shall be provided in a separate Mr. Scheuerman August 8, 2008 Page 2 tract and be owned and maintained by the homeowners' association. This buffer can be credited as `open space' pursuant to FWCC 20-156(c). d. Net Plat Area — Please provide a calculation of net plat area, which is gross plat area minus right-of-way, public purpose land, and open space. H. Grading & Significant Tree Plans The submitted grading and significant tree retention plans detail a "mass grading" of the entire subject property with the removal of 733 existing Significant Trees. Generally, the City does not allow mass grading methods for subdivision development. FWCC 20-179 requires all natural vegetation to be retained on the site to be subdivided except that which will be removed for infrastructure improvements. Clearing and grading of individual future lots is not permitted during construction of the plat infrastructure. Preservation of significant trees pursuant to FWCC 22-1568 (as referenced on the Sheet L1.2) is applied solely to the development of each single-family lot at the time of building permit application. Please resubmit grading plans detailing limits prescribed in the above -referenced subdivision code section and clear!y delineate those ffading limits. III. State Environmental Policy Act (SEPA) Checklist Due to changes in the original subdivision design and corrections needed with regard to this correspondence, several items in the environmental checklist will also need to be corrected. Items that need to be amended due to subdivision design: • A. Background - item 11 a B. Environmental Elements / 1. Earth item g. • B. Environmental Elements / 8. Land & Shoreline item i. ■ B. Environmental Elements / 9. Housing item a. • B. Environmental Elements / 9. Housing item c. • B. Environmental Elements / 12. Recreation item c. • B. Environmental Elements / 14. Transportation item c. • B. Environmental Elements / 14. Transportation item f. Items that need to be amended due to grading issues explained above: • B. Environmental Elements / 4. Plants item b. B. Environmental Elements / 4. Plants item d. Kevin Peterson, Development Services Div., 253-835-2734, kevin.peterson@cityoffederalway.com Public Works Development Services has reviewed the June 27, 2008, resubmittal of materials. Prior to preliminary approval, the applicant shall address the following items: Plans: 1) Several of the streets do not meet City standards. See Traffic Division comments for further clarification. 2) It appears that the Tract A pond directly discharges onto the adjacent private property. The owner/applicant shall provide copies of any easement/agreements recorded on that property that allow the placement/construction of an outfall system on that property. Since the pond and associated facilities will be dedicated to the City upon Final Plat, any outfall facilities on that 08-101729 Doc I D 46352 Mr. Scheuerman August 8, 2008 Page 3 property will also have to be dedicated to the City. Show on the plans the proposed means of discharge from that pond. 3) The Tract B pond outfall shall be extended to the public storm drainage system in I't Avenue South, in order to reduce direct stormwater impacts on the downstream property. 4) All of the water quality ponds are greater than 4,000 cubic feet in volume. The plans shall show that each pond is designed as a 2-cell pond, per the requirements of the King County Surface Water Design Manual (KCSWDM). 5) Provide two cross -sections for each of the stormwater ponds. One section for each pond shall show the pond inlet and pond outlet and control structure. 6) Show that each pond has an access road to the pond bottom. 7) There are several locations that show grading and/or walls on adjacent private property. Grading and/or walls cannot be constructed on private property, without a copy of a recorded easement/agreement provided to the City. 8) Provide top and bottom of wall elevations at several locations on each proposed wall. 9) Provide a cross-section (at the highest wall elevation) for 3rd Avenue SW. Grades for that section of 3'd Avenue SW may have to be revised in order to reduce the wall height, or eliminate it altogether. Technical Information Report: The Basin B pond is reported to be a Level 3 flow control pond. However, based on the allowable release rate table and KCRTS output file for the target release rate, it appears this pond may have been designed to meet Level 1 flow control criteria. If so, the pond facility may have to be expanded. Sarady Long, Traffic Division, 253-835-2743, sarady.long@cityoffederalway.com The Traffic Division has completed a preliminary review of the submitted plans and provides the following technical comments. 1. Show street improvements and right-of-way dedication on SW 3561h Street. At this time, staff has not received a modification request with appropriate fee from the applicant to deviate from the planned Type "C" street. 2. To meet block perimeter requirement, 2°d Avenue SW must be extended from SW 358"' Street to SW 356`' Street. This section of the road is a Type "W" street. However, a Type "S" street may be constructed to accommodate expected traffic. 3. SW 358d' Street shall be a Type "W" street from 3rd Avenue SW to the easterly subject property line. A temporary turn around at the easterly portion is required. A modification request with appropriate fee must be submitted to the Public Works Director for any consideration to either eliminate or modify from the adopted section. The applicant may utilize a Type 'S,, from 2nd Avenue SW to the easterly property line. 4. SW 360d' Street shall be a Type "W" street. At a minimum, SW 360`h Street shall be constructed to provide a 24' paved street with vertical curb, 4' planter strip with street trees, 5' sidewalk, and streetlights. The cul-de-sac road should be a Type `W" street. The proposed section D-D may be used for small lots and cottage housing only. 08-101729 Doc I.D. 46352 Mr. Scheuerman August 8, 2008 Page 4 6. Typically, traffic calming devices such as speed humps, traffic circles, chicanes, etc. are installed on residential roads to prevent and/or reduce speeding. Traffic calming devices are not recommended on arterial streets. CLOSING Additional information as discussed in this letter is required prior to issuance of the environmental determination and prior to setting a date for the public hearing before the Hearing Examiner. When resubmitting, please submit six copies of any plans or SEPA checklists and one 11x17 reduced paper copy of the plat map with the enclosed resubmittal information form. If you have any questions, please contact me at 253-835-2638 or matt.herrera@cityoffederalway.com. Sincerely, r� Matthew Herrera Associate Planner enc: Bulletin 129 `Resubmittal Form' c: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Traffic Engineer 08-101729 Doc I D. 46352 BECEiVED BY ,,IMliN� DEVELOpMENN DEPARTMENT DEPAxTWm4T of CONUMN1TY DEVELOPMEfff SE MCKS 33325 a Avenue South CITY OF. 4 &1 PO Box 9718 Federal Way WA 98063-9718 r*d1=§qA1Way 253-8352607; Fax 253.835 2609 wsvw, city off'ederalway.aam SIGN INSTALLATION CERTIFICATE Project File No: Project Address: Date of Installation: Location of Installation: Zczs -ra:;+e SYG+s Ii -W.z vfSsrel Gt E-ULC r.�6.:Ir L'.�.•.a.r -:..: iYv <�i:.Y. nri'.W[ vUi eC�C .�.iKia::.�u aYi+i.ylr hail o:�:: Qi L':`M.-".:f�i-4�i i a! N [1 ■i ■y as ai as an a. at as [! [1 [i [� ■7 ■! ■7 ■! [■ ■a a9 ai [a [a ■i [! p [1 [■ ■0 [ �aa!!F. }Ra�raaePae Yfi,@aEaa!:0a5.�ar:�!an-•mil Ayf.]aR. C. •!ar. ar:e?sea�C ■_»r:=-ate.'-'aRJfl.���F zar..,ae-+.a.c-eae.ar�ar 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. �i�1ir. rI� ,1 = � �WIMPI� Bulletin #036 — August 18, 2004 Page 1 of 1 �J Date Phone k.WandoutslSign lnstallation Certificate • CITY OF ti. Federal Way July 11, 2008 Stuart Scheuerman ESNI Consulting Engineers, LLC 33915 15' Way South, Suite 200 Federal Way' �A,`A 98003 1FILE CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 - www.cityoffederalway com RE: FILE #08-101729-00-SU; NOTICE OF COMPLETE APPLICATION Retreat Meadows Preliminary Plat, 35615 3`d Avenue South, Federal Way Dear Mr. Scheuerman: The City of Federal Way's Department of Community Development Services is in receipt of your June 27, 2008, resubmittal of preliminary plat materials. The City deemed the original application incomplete May 6, 2008, due to: several missing items on the master land use application and plat drawing; title reports 90 days or older; and a wetland report substandard to the requirements of Federal Way City Code (FWCC) 22-1356. Pursuant to FWCC § 20-113, within 14 days after an applicant has submitted additional information identified by the City as being necessary for a complete application, the City shall notify the applicant whether the application is complete or whether additional information is necessary. NOTICE OF COMPLETE APPLICATION The City's Development Review Committee has deemed the Retreat Meadows Preliminary Plat application complete as of July 11, 2008, based on the subdivision submittal requirements listed in FWCC § 20-111. Having met the submittal requirements, your application is now ready for processing. Therefore, pursuant to the FWCC, a Notice of Application will be published in the Federal Way Mirror on July 23, 2008, and other public notice will be given based on City procedures. The Department of Community Development Services has the responsibility to notify other agencies that may have jurisdiction over your development project or an interest in it. The applicant has various requirements associated with public notices for the Retreat Meadows Preliminary Plat. Public notice of the complete application shall occur in accordance with FWCC § 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 one on -site notice board along_ SW 356`" Street_ This sign must be installed on or before July 23, 2008. The City will prepare the four -foot by four -foot notice board, which will be available for pickup by 4:00 PM, Monday, July 14, 2008. A $40.00 fee is due at the time the notice board is picked up. Following installation of the notice board, the applicant is required to sign and return to the City within five days a Sign Installation Certificate (enclosed). Please refer to the enclosed public notice board handout for installation instructions. • At the time of the SEPA determination and of the date for the public hearing, the City will update notices on the installed large Public Notice Board. N4 Mr. Scheuennan July 11, 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 - CLOSING Technical review of the submitted preliminary plat will now begin. Please be advised, pursuant to FWCC § 22-31, Exemptions from the requirements of'the re;ulatory reform act of 1995 (RCW 36.70B), preliminary plats create special circumstances that necessitate the exemption of preliminary plat applications from review procedures of RCW 36.70B, including, but not limited to, the 120 day review time line. You will be informed of the status of the application if you are notified in writing that additional information is needed. If you have any questions regarding this letter or your development project, please contact me at 253-835-2638 or matt.herrera@cityoffederalway-com. SincereI , Matthew Herrera Associate Planner enc: Bulletin 35 'Instructions for Public Notice Sign' Bulletin 36 'Sign Installation Certificate' c: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Scott Sproul, Assistant Building Official Chris Ingham, South King Fire & Rescue Brian Asbury, Lakehaven Utility District Geri Walker, Federal Way School District 08-101729 Doc 1 D 46091 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES -DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL Resubmittal DATE: June 27, 2008 TO: Kevin Peterson, Engineering Plans Reviewer Scott Sproul, Assistant Building Official Sarady Long, Traffic Engineer Brian Asbury, Lakehaven Utility District Chris Ingham, South King County Fire & Rescue FROM: COMMENTS FILE NUMBER(s): RELATED FILE NOS.: PROJECT NAME: PROJECT ADDRESS: ZONING DISTRICT: PROJECT DESCRIPTION: LAND USE PERMITS: PROJECT CONTACT: Matthew Herrera I'll need any completeness comments by July 10, 2008 Technical comments can come at a later date. 08-101729-00-SU None RETREAT MEADOWS 35615 3RD AVE SW RS 7.2 Subdivide approx 14.6 acres into 60 residential lots (RS 7.2) along with access roads, open spaces and stormwater facilities. Preliminary Plat, SEPA ESM CONSULTING ENGINEERS, LLC 33915 1 ST WAY S Suite 200 2538386113 (Work) MATERIALS SUBMITTED: Preliminary Plat, TIR, Response Letter, Sewer & Water Availability, Title Report a Rick Budd Nehemiah Group LLC Life Way Church 33337 121h Avenue SW Federal Way, WA 98023 Re: Wetland and Stream Determination SWC Job #A8-123 Sewall Wetland Consulting, Inc. RESUBMITTED JUN 2 7 2008 CITY OF FEDERAL WAY BUILDING DEPT. Mr. Budd, Per your request we have inspected your property for jurisdictional wetlands and streams on and within 315-feet of the property. The property is located at 119 SW 356th Street (parcels 3021049036 and 3021049118) Federal Way, Washington. METHODOLOGY Sewall Wetland Consulting, Inc. visited the site on March 26, 2008. A combination of field indicators, including vegetation, soils, and hydrology was used to determine whether wetlands are present on the site. The site was inspected using methodology described in the Washington State Wetlands Idenlifreation Manual (WADOE, March 1997). This is the methodology currently recognized by the City of Federal Way and the State of Washington for wetland Re: Lynch Creek Determination SWC Job #A8-118 March 3, 2008 Page 2 of 3 determinations and delineations. Wetland areas would also be considered wetlands when using the methodology described in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987/1989), as required by the US Army Corps of Engineers. Streams would be identified by the presence of a naturally defined channel that contains flowing surface water at some time of the year. OBSERVATIONS The site has been historically disturbed through logging and land grading activities. However, the majority of the site appears to haven been left undisturbed for the last several years. Dominant vegetation on the property included Big Leaf Maple (Acer macrophyllum), Black Cottonwood (Populus balsamifera), Red Alder (Alnus rubra), Bitter Cherry (Prunus emarginata),Vine Maple (Acer circinatum), Indian Plum (Oemleria cerasiformis), Red Elderberry (Sambucus racemosa), Salmonberry (Rubus spectabilis), Scot's broom (Cytisus scopairus), Himalayan Blackberry (Rubus armeniacus), Stinging Nettle (Urtica dioica), Salal (Gaultheria shallon), and Sword Fern (Polystichum munitum). Soil pits excavated on the property revealed a 16-inch layer of gravelly sandy loam with a color of 10YR 3/3. Soils on the property were dry within 16-inches of the soil surface. According to the City of Federal Way Zoning and Wetland Atlas, there is a wetland located along the southern property boundary. An early growing season field investigation revealed that this area is comprised of Stinging Nettle (Urtica dioica) FAC+, Salmonberry (Rubus spectabilis) FAC+, Black Cottonwood (Populus balsamifera) FAC+, Indian Plum (Oemleria cerasiformis) FACU, and western trillium (Trillium ovatum) FACU. Soil pits excavated within the area revealed a 4-inch layer of gravelly, sandy loam with a color of 10YR3/3, from 4-6 inches soil colors were 10YR 3/4 and from 6-16 inches the soil matrix color was 1 OYR 3/2 with few fine distinct redoximorphic features. However, soils within this area were dry during the time of our field investigation. Since the soils were dry from the surface to below a depth of 16 inches, it is highly unlikely that the presence of soil saturation to the surface would be present for more than 5 percent of the early growing season. Re: Lynch Creek Determination SWC Job #A8-118 March 3, 2008 Page 3 of 3 SW 356 H ST S N RST. �patonw- ta.. Q �trowu I _ � i� J SITE r Early Growing Season Evaluation R87.2 and Data Point S 358TH AIL sifol�q ---- ta n:,ecee RIS7>.21 No surface water channels, scouring or other indicators of a stream were present on the site. Therefore, it is our professional opinion that there are no critical areas on or within 300-feet of the site. If you have any questions or need any additional information please contact our office at 253.859.0515 or by e-mail at awilt@sewallwe.com . Sincerely, Sewall Wetland Consulting, Inc. J. Aaron Will Wetland Scientist File:A8-123 Life Way Church Determination letter.doc c W Q E E 0 N J M N 4- ° ++ Wa ��_ E tB tf L L co �.. i� a�i 4 of W > Q +L-� L^' 0 Q L + C O {.� � Q mE z o 4— U O ® > � a) 4- o s0 U (D ' 4-- tf N v Q. 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Box 4249 Federal Way, Washington 98063-4249 "ILITY DI ST � Federal Way: 253-941-1516 Tacoma: 253-927-2922 ! www.lakehaven.org September 22, 2006 RECEIVED David Litowitz APR 11 2008 Landmark Homes, Inc. P.O. Box 26116 CITY OF FEDERAL WAY Federal Way, Washington 98093 CDS RE: LIFEWAY CHURCH PROJECT Lakehaven Project No. 6306022, Developer Extension Pre -design Dear Mr. Litowitz: First of all; my apologies for the length of time it has taken to prepare and transmit this response to you. Staff had anticipated receiving results of a basin study for Lakehaven's `South Central' service area (bordered roughly by S 356th St, Pac. Hwy. S, 66 Ave. SW, and the county border) several months ago, and the results of this study were (are still) anticipated to define the requirements and conditions necessary to provide permanent sanitary sewer service to this area. See below for more information regarding sewer service for the subject project. Lakehaven would like to thank you and Larry King of your firm, Landmark Homes, Inc., for previously meeting with Lakehaven staff to discuss developer extension (DE) pre -design issues regarding the subject project. As the Developer of the subject project this transmittal, and enclosures, are being sent to you. The proposal submitted at/for the pre -design meeting indicated this project will provide for the construction of water distribution and sanitary sewer systems to serve the proposed 30-lot single-family residential (SFR) and 85,000 square foot church (non-residential) developments. This letter summarizes Lakehaven's comments subsequent to that meeting and subsequent to receiving preliminary project review comments from staff. WATER DISTRIBUTION A DE agreement will be required to construct the proposed water distribution main and facilities to serve the proposed SFR and non-residential developments. A hydraulic review of the existing water facilities in the area and the proposed project indicates the following: 1. The majority of the project area (western 80%) is currently shown within Lakehaven's 538 Pressure Zone (PZ), while the eastern parcel (302104-9036) is currently shown within our 450 PZ. There will be no `inter -tie' required between these two pressure zones for this project. Presumably, all SFR area service connections will be provided from new main connected into the 538 PZ, and all non-residential service connections will be served from the 450 PZ (e.g., Tom Jovanovich Dick Mayer Donald L.P. Miller Ed Stewart Beverly J. Tweddle Commissioner Commissioner Commissioner Commissioner Commissioner David Litowitz — Landmark Homes, Inc. September 22, 2006 Page 2 connected at/near the terminal end of a hydrant/main lateral to reduce/eliminate any water quality issues). Using the existing western property line for APN 302104-9036 as the `dividing' line between the two areas of development, and utilizing Lakehaven's topographical data, the following service pressure estimates are provided: a. SFR Area, 538 PZ - ground elevation ranges from approximately 240' MSL to 285' MSL. Using Total Dynamic Head values of 538 & 517 for these high & low elevations, this would provide a static pressure range available to this area of the project of approximately 100-129 psi (high pressure, private PRVs will be required). b. Non-residential Area, 450 PZ - ground elevation ranges from approximately 230' MSL to 260' MSL. Using Total Dynamic Head values of 450 & 445 for these high & low elevations, this would provide a static pressure range available to this area of the project of approximately 80-95 psi (high pressure, private PRVs will be required). 2. Generally speaking, new SFR area water main will route from SW 356th St at 2nd Ave. SW, south to the new public right-of-way (ROW) at approximately SW 360th, then east to the new westerly public ROW (3`d SW), then north back to existing main in SW 356th St. New main and hydrant laterals for the non-residential area will likely be `dead-end' extensions terminating at hydrants. These `dead-end' extensions will likely connect, separately of course, to both new main in 2nd Ave. SW and existing main in 1" Ave. S. SANITARY SEWER A DE agreement will be required to construct a sanitary sewer system to serve the proposed SFR development. As we discussed at the meeting and as noted above, general (or specific) system design requirements have not been developed and determined for this area of Lakehaven's service area. It is staff s understanding that Lakehaven is still developing the system design requirements for this area, but unfortunately we have no estimated date of completion to provide at this time. With that said, you have the following options with regard to sanitary sewer service for the subject development: 1. Simply wait for Lakehaven's completion of the sewer basin study for this area and then proceed at that time with initial design for the proposed development. We will promptly provide you the results of the basin study when available. 2. Prior to Lakehaven's completion of the basin study, you can proceed with design of a "temporary" sewer system to serve the proposed project. This "temporary" system would be a low-pressure sewer (LPS) system with each SFR lot and each non-residential property served by separate, private grinder pumps (GP) located on each lot. The presumed connection point would be an existing (new) sewer manhole locate3 in 4th Ave. SW at approximately SW 355th St. Lakehaven's `pre -approved' GPs (E/One) should be able to manage the head pressure for all proposed. A "temporary" LPS system would not necessarily be required to extend to `far edge of property', as is typically required by Lakehaven for developer extension projects, and it should be presumed that this "temporary" system would not be eligible for latecomer reimbursement if David Litowitz — Landmark Homes, Inc. September 22, 2006 Page 3 others connected. However, during design we would determine how much, if any, of this LPS system could be declared "permanent" (e.g., the west side of the new 3rd SW ROW), and if the determination is made affirmatively then you would be eligible for latecomer reimbursement from directly benefiting (permanent connection) properties. If you decide to pursue Option 2 above, an engineering report describing the size of facilities, including recommended private grinder pump make and model, power/pump failure contingency (storage vs. auxiliary power), etc. will be required to be submitted along the with the formal sewer construction plans and the DE Agreement application. Downstream pipe capacity will likely need to be analyzed and confirmed, at least for any portion of existing eight -inch main. Enclosed are copies of water and sewer facility maps of the area, any existing record drawings (water and sewer) we have for the area, copies of our current plan review checklists for water distribution and low-pressure sewer systems, and a copy of the DE Agreement application form, for your use in further pre -design planning and/or formal design plan(s) preparation and submittal. Please note that Lakehaven neither warrants nor guarantees the accuracy of information provided. Facility locations and conditions are subject to field verification. Please do not hesitate to contact me, if you have any questions or need additional information. I can be reached, in order of preference, by E-mail at BAsbury@lakehaven.org, by fax at 253-529-4081, or by phone at 253-946-5407. Sincerely, ZK-1- BriaAsbury Engineering Technician III Encls: Lakehaven Facility Maps Rec. Dwgs. W-171 & W-172 Design Plans —Sewer — Plat of Tuscany Plan Review Checklists DE Agr. Appl. Form c: Lifeway Church ESM Consulting Engineers, LLC U kITY DISTO-' } January 5, 2007 LAKEHAVEN UTILITYDISTRICT 31627 -1st Avenue South ■ P.O. Box 4249 Federal Way, Washington 980634249 Federal Way: 253-9414516 ■ Tacoma: 253-927-2922 www.lakehaven.org David Litowitz Landmark Homes, Inc. P.O. Box 26116 Federal Way, Washington 98093 RE: LIFEWAY CHURCH PROJECT Lakehaven Project No. 6306022, Developer Extension Pre -design Dear Mr. Litowitz: This letter is intended as supplement to our previous pre -design transmittal from September 2006, and provides more specific sanitary sewer basin information that should allow you to proceed with formal plan design/preparation for the subject project at your discretion. SANITARY SEWER A DE agreement will be required to construct a low-pressure sanitary sewer (LPS) system to serve the proposed SFR and/or commercial (church) development. The following design options are available to you (listed in order of Lakehaven preference): 1. Extend LPS main from existing sewer facilities in 1st Ave. S. LPS pipe size is anticipated to be 8" diameter within,west side of 1st Ave. S ROW, terminating at a point adjacent to the SE corner of Tax Parcel 302104-9036 (actual size to be determined under the required Basin Study - contact Lakehaven for more specific basin limits and further information prior to proceeding, if this option is selected). LPS pipe would also generally route through the proposed development, terminating at points near the SW corner of the development and at a location where Illahee Middle School would, have access to the new LPS main. RESUBMITTED JUN 2 7 Ruud CITY OF FEDEh c i.. 3NAY BUILDING DEPT. Tom Jovanivich Donald L.P. Miller Ed Stewart Commissioner Commissioner Commissioner Beverly J. Tweddle Commissioner David Litowitz - Landmark Homes, Inc. January 5, 2007 Page 2 2. Extend LPS main from existing sewer facilities in 4th Ave. SW. LPS pipe size is anticipated to be 3" or 4" diameter (actual size to be determined under the required Basin Study - see attached map for LPS basin limits). LPS pipe would generally route along the south side of SW 356th St. to the proposed development, then through the development, terminating at points near the SW corner of the development and at a location where Illahee Middle School would have access to the new LPS main. This option would be subject to "earlycomer" assessment for future LPS main in 1s' Ave. S along the eastern side of Tax Parcel 302104-9036. 3. Extend LPS main from existinci sewer facilities in 2nd Ave. SW. LPS pipe size is anticipated to be 3" or 4" diameter (actual size to be determined under the required Basin Study - see attached map for LPS basin limits). LPS pipe would generally route along the south side of SW 356th St. to the proposed development, then through the development, terminating at points near the SW corner of the development and at a location where Illahee Middle School would have access to the new LPS main. This option would be subject to "earlycomer" assessment for future LPS main in 1st Ave. S along the eastern side of Tax Parcel 302104-9036. Enclosed are copies sewer facility maps of the area that indicate the optional basin limits noted above, for your and your consultant's use in further pre -design planning and/or formal design plan(s) preparation and submittal. Please note that Lakehaven neither warrants nor guarantees the accuracy of information provided. Facility locations and conditions are subject to field verification. Please do not hesitate to contact me, if you have any questions or need additional information. I can be reached, in order of preference, by E-mail at BAsbury@lakehaven.org, by fax at 253-529-4081, or by phone at 253-946-5407. Sincerely, Brian Asbury Engineering Technician III Encls: Lakehaven Sewer Facility/Basin Maps K June 27, 2008 Mr. Matthew Herrera Assistant Planner City of Federal Way - City Hall 33325 8th Ave. S. PO Box 9718 Federal Way, WA 98063-9718 RE: File # 08-101729-00-SU Retreat Meadows Preliminary Plat, 35615 3rd Ave. SW Dear Mr. Herrera, ►D * Q 0000i 000 Enclosed is the resubmittal package for the Retreat Meadow Subdivision. This package includes a new master application, seven (7) copies of the revised plans, four (4) copies of TIR, a wetland letter, a new title report and new landscape plans 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. 1. Preliminary Plat- Prior to resubmitting the preliminary plat drawing, please refer to the requirements listed in the enclosed FWCC 20-1 1l(c) (1) a. through x. The following items must be included in the plat drawing: d. The plat drawing must include the name, address, and phone number of each property owner. The submitted title reports list the owners of parcels 302104-9021, 302104-9058, 302104-9082 as 350h Street Management, LLC Parcel 302104-9020 is owned by Nehemiah Group LLC. The names have been added. i. Comprehensive plan and zoning designation of adjoining properties These have been added. j. Adjacent common ownerships and the land or lot divisions of adjoining properties not in common ownership for a distance of at least 100 feet around the perimeter of the property proposed for subdivision. The names have been added. x. A vicinity map indicating the proposed subdivision's relation to the area. The map has been added to this sheet RESUBMITTED JUN 2 7 2008 CITY OF FEDERAL WAY BUILDING DEPT. 33915 1st Way South Tel (253) 838 6113 Bothell (425) 415 6144 Civil Engineering Land Planning Suite 200 Fax (253) 838 7104 www.esmcivii.com Project Management Public Works Federal Way. WA 98003 Toll Free (800) 345 5694 Land Surveying Landscape Architecture Mr. Matthew Herrera June 27, 2008 Page 2 2. Master Land Use Application - The owners of all parcels to be included must join in or be represented in the application. The submitted title reports and information gathered from the King County Assessor's office list 356th Street Management LLC as the owners of parcels 302104-9021, 302104-9058, 302104-9082. Parcel 302104-9020 is owned by Nehemiah Group LLC. These two parties are not represented on the Master Land Use Application. This issue must be resolved prior to any subdivision processing. A new master application has been included showing the separate owners. 3. Title Reports - The submitted title report for parcels 302104-9021, 302104-9058 and 302104-9082 are dated September 1, 2006. Title reports shall not be less than 90 days old at the time of submittal. Please provide a current report that meets City standards A new title report is included in this submittal package. 4. Wetland Report - According to the City's critical areas inventory, a Category III wetland may exist within 200 feet of the subject property. As detailed in the August 1, 2007, preapplication summary letter, "[a] wetland reconnaissance is required to be submitted for the site" The submitted determination letter detailing a review conducted September 22, 1998, by Ed Sewall and Valerie Shillam, does not meet the minimum standards required for wetland reports as set forth in FWCC 22-1356. Please submit a wetland report using criteria listed in the enclosed FWCC 22- 1356(b). A wetland letter is included in this submittal package. Preliminary Technical Comments During the course of completeness review, the following members of the DRC have included several technical comments. These comments are included as a courtesy and are not a complete technical analysis of the submitted application. If you have questions regarding any of the comments please contact the appropriate DRC member Matthew Herrera,.Planning Division 253-835-2638 1. Minimum Lot Size - Proposed lots 53 - 64 do not meet minimum lot size standards. Pursuant to FWCC 22-631, in RS 72 zones, the minimum lot size for detached dwelling units is 7,200 square feet The compact lots have been removed, all lots now have a minimum lot area of 7,200 s.f. 2. Preliminary Plat - Please add the City's file number 08-101729-SU and correct the Section, Township, Range. The file number has been added along with the updated section and township. 3. Further Comments - This is not a complete analysis and further technical comments will be addressed subsequent to a complete application submittal. No Comment Mr. Matthew Herrera June 27, 2008 Page 3 Kevin Peterson Development Services Division Preliminary Plat: 1. Add the City file number (08-10 1 729-00-SU) to each sheet of the plans. This has been added. 2. Correct the Section/Township/Range that is shown on each sheet This has been corrected. 3. Show all locatable easements, and provide the county recording number. These have been added to sheet PP-02. 4. Show how each pond will discharge to the downstream properties and/or storm system. Basin A will discharge to a spreader ditch within this basin. Basin B will discharge to a spreader ditch next to road. Basin C will discharge to the conveyance system along SW 36V' St 5. Show any proposed easements required to connect the new drainage systems to the existing systems. An easement will be required for the discharge line in the SW 360�' St, see sheet PP-05. 6. Storm drainage Tract D shall directly abut a public right-of-way. As currently proposed, it appears access would be across a separate tract. Tract D is abutting a proposed public right-of-way. If this is not acceptable, Tract B and D can be combined so the combined tract would have direct access to a public road. Technical Information Report• 1. Per the Planning Department comments for required minimum lot size, the pond sizing calculations for Basins Band C shall be revised to meet the requirement of 4,000 square feet of impervious surface per lot, for those lots currently shown to be less than 7,200 square feet. The TIR has been updated. 2. Pond sizing calculations shall also be revised to reflect the additional impervious areas associated with the required street improvements throughout the plat, per the Traffic Division comments. The TIR has been updated. 3. It is assumed that the detention pond located in Basin C is proposed to discharge to the storm system located on the Illahee Middle School property. Provide additional downstream analysis on that downstream storm system, showing it does (or does not) have the capacity to convey the additional flows from that new pond. There is an existing 12" concrete conveyance system along the private SW 360"' See additional information in the TIR. RESUBMIT I to JUN 2 7 2008 CITY OF FEDERAL WAY BUILDING DEPT. Mr. Matthew Herrera June 27, 2008 Page 4 4. The plans do not show access roads as required for detention/water quality ponds. The engineer is advised to consider the need for access roads within the ponds, in order to accurately determine the required volume of each pond. Additional storage volume required within the ponds may affect the site layout and/or number of lots. Comment noted. Sarady Long, Traffic Division 1. Show street improvements and right-of-way dedication on SW 3561 h Street SW 3561h Street is a Type "C" street, consisting of a 72' street with curb and gutter, 6' planter strips with street trees, 8' sidewalk and street lights in a 106' ROW This street has been improved but not to current adopted Type "C" street standard. Assuming a symmetrical cross section, an additional 11' ROW would need to be dedicated to the City. Staff would support a modification to waive street improvements and only require ROW dedication. Comment noted. 2. Construct 2nd Avenue SW to a Type "W" street from SW 360th Street to the proposed Tract A. To meet block perimeters requirement, 2nd Avenue SW must also be extended north to connect with SW 356th Street. This section of 2nd Avenue SW is also a Type "W" street. However, due to higher traffic expected to generate by future project this portion of the street should be a Type "S". Comment noted. 3. The proposed Tract "A" and "G" does not meet FWCC Section 20-151 and Federal Way Comprehensive Plan Policy for block perimeters standard. Comment noted, plan has been adjusted. 4. The proposed Tract "A" shall be eliminated and replaced with a Type 'W" street (SW 358th Street), consisting of a 28' street with curb, 4' planter with street trees, 5' sidewalk and street lights within a 52' right-of-way. Per a couple of e-mails, the proposal is to have a modified `NV" street with 24' wide street, 5' sidewalks within a 34 foot right-of-way. 5. Eliminate Tract "G" and construct a Type "S" street (SW 358th Street) from 2nd Avenue SW to the easterly property line. A temporary turnaround is required. There is no lot access off this road, so there is no reason to build this road. An easement has been provided. Road D-D (Cul-de-sac) should be a Type "W" street A modification may be submitted to the Public Works director. Since this is a cul-de-sac road, the above modified `NU" street is proposed, 24' wide street, 5' sidewalks within a 34 foot right-of-way. 6. Traffic calming devices (speed humps, traffic circles, chicanes, etc.) should be incorporated into the site design. Since these roads are minor residential roads, not sure why traffic calming devices are needed. Hk=bu N. JUN 2 7 2008 CITY OF FEDERAL WAY BUILDING DEPT. Mr. Matthew Herrera June 27, 2008 Page 5 Brian Asbuly, Lakehaven Utilily District Applicant had previously completed and submitted to Lakehaven an application for Certificates of Availability, and Lakehaven issued those Certificates on 617/06. However, terms of these Certificates are one (1) year, therefore applicant presumably does not have. Enclosed find new water and sewer certifications. If you have any comments or questions please feel free to call or e-mail. Sincerely LTINt ENGbNEEF%S, LLC STUART SC I AN, P.E.G. Project nager Enclosures hesm-jobs11453100110071docum entslResu bm ittal letter doc. RESUBMITTED JUN 2 7 2008 CITY OF FEDERAL WAY BUILDING DEPT. CITY OF CITY HALL 33325 8th Avenue South Federal Way Mailing Address: 130 Box9718 98 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com May 6, 2008 Stuart Scheuerman ESM Consulting Engineers, LLC 33915 1" Way South, Suite 200 Federal Way, WA 98003 RE: File #08-101729-00-SU; NOTICE OF INCOMPLETE APPLICATION Retreat Meadows Preliminary Plat, 35615 3rd Avenue SW, Federal Way Dear Mr. Scheuerman: The City of Federal Way's Department of Community Development Services is in receipt of your April 11, 2008, Preliminary Plat application. The affected parcel numbers include 302104-9021, 302104-9058, 302104-9082, and the southern portion of 302104-9020. The Comprehensive Plan and zoning designation for the proposed subdivision is Single -Family High -Density and RS 7.2. Pursuant to Federal Way City Code (FWCC) § 20-113, the City's Development Review Committee' (DRC) has 28 days to determine if the preliminary plat application is complete. NOTICE OF INCOMPLETE APPLICATION The City's DRC has deemed the above -referenced preliminary plat application incomplete pursuant to FWCC § 20-111 `Content and form of application'. The City is unable to process the application until the following items are addressed: Preliminary Plat — Prior to resubmitting the preliminary plat drawing, please refer to the requirements listed in the enclosed FWCC 20-111(c)(1)a. through x. The following items must be included in the plat drawing: d. The plat drawing must include the name, address, and phone number of each property owner. The submitted title reports list the owners of parcels 302104-9021, 302104-9058, 302104-9082 as 356h Street Management, LLC. Parcel 302104-9020 is owned by Nehemiah Group LLC. i. Comprehensive plan and zoning designation of adjoining properties. j. Adjacent common ownerships and the land or lot divisions of adjoining properties not in common ownership for a distance of at least 100 feet around the perimeter of the property proposed for subdivision. x. A vicinity map indicating the proposed subdivision's relation to the area. 2. Master Land Use Application — The owners of all parcels to be included must join in or be represented in the application. The submitted title reports and information gathered from the King County Assessor's office list 356`h Street Management LLC as the owners of parcels 302104-9021, 302104-9058, 302104-9082. Parcel 302104-9020 is owned by Nehemiah Group LLC. These two parties are not represented on the Master Land Use Application. This issue must be resolved prior to any subdivision processing. 1 The DRC includes members from the City's Departments of Community Development, Public Works, and Police; South King Fire & Rescue; Lakehaven Utility District; and Federal Way Public School District. Mr. Scheuerman May 6, 2008 Page 2 3. Title Reports — The submitted title report for parcels 302104-9021, 302104-9058 and 302104-9082 are dated September 1, 2006. Title reports shall be less than 90 days old at the time of submittal. Please provide a current report that meets City standards. 4. Wetland Report — According to the City's critical areas inventory, a Category III wetland may exist within 200 feet of the subject property. As detailed in the August 1, 2007, preapplication summary Ietter, "[a] wetland reconnaissance is required to be submitted for the site." The submitted determination letter detailing a review conducted September 22, 1998, by Ed Sewall and Valerie Shillam, does not meet the minimum standards required for wetland reports as set forth in FWCC 22-1356. Please submit a wetland report using criteria listed in the enclosed FWCC 22-1356(b). PRELIMINARY TECHNICAL COMMENTS During the course of completeness review, the following members of the DRC have included several technical comments. These comments are included as a courtesy and are not a complete technical analysis of the submitted application. If you have questions regarding any of the comments please contact the appropriate DRC member. Matthew Herrera, Planning Division, 253-835-2638, matt.herrera@cityoffederalway.com Minimum Lot Size — Proposed lots 53 — 64 do not meet minimum lot size standards. Pursuant to FWCC 22-631, in RS 7.2 zones, the minimum lot size for detached dwelling units is 7,200 square feet. Please re -design the preliminary plat to accommodate the City's lot standards. 2. Preliminary Plat — Please add the City's file number 08-101729-SU and correct the Section, Township, Range. Further Comments — This is not a complete analysis and further technical comments will be addressed subsequent to a complete application submittal. Kevin Peterson, Development Services Div., 253-835-2734, kevin.peterson@cityoffederalway.com The comments below are preliminary in nature. Additional technical review comments may be forthcoming as the preliminary plat plans are further developed. Preliminary Plat: 1. Add the City file number (08-101729-00-SU) to each sheet of the plans. 2. Correct the Section/Township/Range that is shown on each sheet. 3. Show all locatable easements, and provide the county recording number. 4. Show how each pond will discharge to the downstream properties and/or storm system. 5. Show any proposed easements required to connect the new drainage systems to the existing systems. 6. Storm drainage Tract D shall directly abut a public right-of-way. As currently proposed, it appears access would be across a separate tract. 08-101729 Doc. I.D. 45116 Mr. Scheuerman May 6, 2008 Page 3 Technical Information Report: 1. Per the Planning Department comments for required minimum lot size, the pond sizing calculations for Basins B and C shall be revised to meet the requirement of 4,000 square feet of impervious surface per lot, for those lots currently shown to be less than 7,200 square feet. 2. Pond sizing calculations shall also be revised to reflect the additional impervious areas associated with the required street improvements throughout the plat, per the Traffic Division comments. 3. It is assumed that the detention pond located in Basin C is proposed to discharge to the storm system located on the Illahee Middle School property. Provide additional downstream analysis on that downstream storm system, showing it does (or does not) have the capacity to convey the additional flows from that new pond. 4. The plans do not show access roads as required for detention/water quality ponds. The engineer is advised to consider the need for access roads within the ponds, in order to accurately determine the required volume of each pond. Additional storage volume required within the ponds may affect the site layout and/or number of lots. Sarady Long, Traffic Division, 253-835-2743, sarady.long@cityoffederalway.com The Traffic Division has completed a preliminary review of the submitted plans and provides the following comments. Show street improvements and right-of-way dedication on SW 356 h Street. SW 356'' Street is a Type "C" street, consisting of a 72' street with curb and gutter, 6' planter strips with street trees, 8' sidewalk and street lights in a 106' ROW. This street has been improved but not to current adopted Type "C" street standard. Assuming a symmetrical cross section, an additional 11' ROW would need to be dedicated to the City. Staff would support a modification to waive street improvements and only require ROW dedication. 2. Construct 2nd Avenue SW to a. Type "W" street from SW 360`h Street to the proposed Tract A. To meet blocks perimeters requirement, 2nd Avenue SW must also be extended north to connect with SW 356" Street. This section of 2od Avenue SW is also a Type "W" street. However, due to higher traffic expected to generate by future project this portion of the street should be a Type "S". 3. The proposed Tract "A" and "G" does not meet FWCC Section 20-151 and Federal Way Comprehensive Plan Policy for block perimeters standard. 4. The proposed Tract "A" shall be eliminated and replaced with a Type "W" street (SW 358d' Street), consisting of a 28' street with curb, 4' planter with street trees, 5' sidewalk and street lights within a 52' right-of-way. 5. Eliminate Tract "G" and construct a Type "S" street (SW 3581' Street) from 2nd Avenue SW to the easterly property line. A temporary turn around is required. 6. Road D-D (Cul-de-sac) should be a Type "W" street. A modification may be submitted to the Public Works director. 08-101729 Doc. I.D. 45116 Mr. Scheuerman May 6, 2008 Page 4 7. Traffic calming devices (speed humps, traffic circles, chicanes, etc.) should be incorporated into the site design. Brian Asbury, Lakehaven Utility District, 253-946-5407, basbury@lakehaven.org Applicant had previously completed and submitted to Lakehaven an application for Certificates of Availability, and Lakehaven issued those Certificates on 6/7/06. However, terms of these Certificates is one (1) year, therefore applicant presumably does not have, nor did they submit with their Land Use Application, 'valid' Certificates. Additionally, while the applicant did submit a Developer Pre -Design application to Lakehaven on 5/30/06 (and Lakehaven held a Pre -Design meeting on 6/20/06), the applicant has not completed and submitted to Lakehaven other applications that are necessary to more specifically be able to determine the applicant's requirements for connection to Lakehaven's water and/or sewer systems to serve the subject property. As previously noted, applicant will need to submit to Lakehaven an application for a Developer Extension Agreement for Lakehaven to formally commence the water and/or sewer plan review process. Lakehaven encourages the owner to apply for these processes (as appropriate) separately to Lakehaven, early in the pre-design/planning phase to avoid delays in overall project development. CLOSING Please submit seven copies of required plans and four copies of any reports. After receipt of the requested information the City will notify you within 14 days of the application status. It is important to note that the City cannot begin processing your formal application until all items are submitted. Pursuant to FWCC § 20-22, 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 note that additional technical comments will be provided subsequent to receipt of the requested information. If you have any questions regarding this letter or your development project, please contact me at 253-835-2638 or matt.herrera@cityoffederalway.com. Sinc Matthew Herrera Associate Planner enc: Resubmittal Form FWCC Article XIV `Critical Areas' FWCC Chapter 20 `Subdivisions' c: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Scott Sproul, Assistant Building Official Chris Ingham, South King Fire & Rescue Brian Asbury, Lakehaven Utility District 08-101729 Doc. I.D. 45116 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: April 21, 2008 TO: Will Appleton, Development Services Manager ✓ Development Services Division ✓ Traffic Division Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King County Fire & Rescue Geri Walker, Federal Way School District FROM: FOR DRC MTG. ON: FILE NUMBER(s): RELATED FILE NOS.: PROJECT NAME: PROJECT ADDRESS ZONING DISTRICT: Matthew Herrera May 1, 2008 — Completeness and internal review of formal subdivision 08-101729-00-SU & 08-101730-SE 07-103569-PC & 08-101306-SU RETREAT MEADOWS 35615 3RD AVE SW I:i.VM PROJECT DESCRIPTION: Subdivide approx 14.6 acres into 52 residential lots (RS 7.2) and 12 compact single family residential lots along with access roads, open spaces and stormwater facilities. LAND USE PERMITS: Preliminary Plat and SEPA Determination PROJECT CONTACT. ESM CONSULTING ENGINEERS, LLC 33915 1ST WAY S Suite 200 2538386113 (Work) MATERIALS SUBMITTED: See attached submittal list REC,IVED APR 1 1 2008 z4%O&ITY OF FEDERAL WAY CITY OF � CDS Federal Way 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.cityoffedcralway.com APPLICATION No(s) 07-I03569-00-PC Date 4-10-08 Project Name Re re t Meadows Sub Property Address/Location West of 1st Ave. SW, south of SW 356th Stand east of3rd Ave. SW Parcel Number(s) 3021049020 3021049058 3021049081 3021049021 and part of 3021049020 Project Description - RS7.2 cinale' single family residential lots along with access roads, open spaces and stormwater facilities 'LEAVE 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 SEPA w/Project SEPA Only Shoreline: Variance/Conditional Use Short Subdivision X Subdivision — Variance: Commercial/Residential Required Information RS-7.2 Zoning Designation Single famih• - Hiab Mnsih' Comprehensive Plan Designation $2million +/- _Value of Existing Improvements il0millionf- lots Value of Proposed Improvements 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: 98093-3116 Phone:253-927-6116 Fax: 253-927-4652 Email: dj1it0@Com . t.'et Signarure� Agent (ifdiNrent in A" icant} Name: ESM Consulting ngineers - Stuart Scheuerman Address: 33915 1st Wat S. Suite 200 City/State: Federal Way, WA Zip: 98003 Phone: 253-83 3 Fax: 253-83- l ff1 FmAil• ghinr q h .�ha man(r-esm.eivil.com Name.' l dinark 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: gito c7 cont t Signature: � ]j A Bulletin #003 — August 18, 2004 Page I of I k:\Handouts\A4aster Land Use Application CITY OF Ak Federal April 21, 2011 David Litowitz Landmark Homes, Inc. 2715 64`h Avenue NE Tacoma, WA 98422 CITY HALL 33325 8th Avenue South Way Federal Way, WA 9Wi�M (253) 835-7000 www.cityoffederalway.com RE: FILE #08-101729-00-SU; NOTICE OF PRELIMINARY PLAT DECISION Retreat Meadows, 35615 3rd Avenue SW, Federal Way Dear Mr. Litowitz: Pursuant to Federal Way City Code (FWCC) Section 20-128, the Community and Economic Development Department provides this notice to inform you that the Federal Way City Council, on April 19, 2011, approved by resolution the Retreat Meadows preliminary plat application, File No. 08-101729- 00-SU. An environmental Determination of Nonsignificance (DNS) pursuant to State Environmental Policy Act regulations was issued for the above proposal on May 13, 2009, with an addendum to the DNS issued January 14, 2011. Affected property owners may request a change in valuation for property tax purposes, notwithstanding any program of revaluation. Pursuant to FWCC Section 20-129(c), approval of the preliminary plat by the City Council constitutes acceptance of subdivision layout and design, and includes all conditions, restrictions, and other requirements adopted by the Council as part of plat approval. City Council approval of a preliminary plat does not constitute approval for land clearing or grading, vegetation removal, or any other activities that otherwise require permits from the city. The City Council's action is the final decision on the preliminary plat application. Prior to construction of improvements, engineering drawings for public improvements shall be submitted for review and approval to the Department of Public Works and the Lakehaven Utility District. The applicant may not engage in any activity based on the decision, including construction or site work, until final approval of all engineering and utility plans (including storm drainage), the payment of all pertinent fees, the submittal of performance and maintenance securities as may be required, and a pre -construction meeting. Pursuant to FWCC Section 20-130, the action of the City in granting or denying an application under this article may be reviewed pursuant to 36.70C in the King County Superior Court. The land use petition must be filed within 21 calendar days of issuance of the City's final decision on the preliminary plat application. Standing to bring the action is limited to the following parties: the applicant or owner of the property on which the subdivision is proposed; any property owner within 300 feet of the proposal; and any property owner who deems himself aggrieved thereby and who will suffer direct and substantial impacts from the proposed subdivision. Due to recent amendments to RCW 58.17.140, preliminary plat approval shall expire seven years from the date of City Council approval. The seven-year preliminary plat approval period began on April 19, 2011. In the event the applicant has not completed construction of the plat within the seven-year Mr. Li{owiiz April 21, 2011 Page 2 timeframe, the applicant may request an extension following guidelines set forth in Federal Way Revised Code 18.05.090. The request for extension must be submitted to the department at least 60 days prior to the expiration date of the preliminary plat. If you have any questions regarding this notice of final decision, please contact Matthew Herrera, Associate Planner, at 253-835-2638 or matt.herrera@cityoffederalway.com. Sincerely, J Issac Conlen Planning Division Manager For Patrick Doherty, Director enc: Resolution 11-603 c. Eric LaBrie, ESM Consulting Engineers, 181 South 333`a Street, Bldg. C, Suite 210, Federal Way, WA 98003 w/ Reso Matthew Herrera, Associate Planner Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Peter Beckwith, Assistant City Attorney 08-101729 Don I.D. 57472 CITY OF t Federal Way March 29, 2010 Mr. Eric LaBrie ESM Consulting Engineers, LLC 181 South 333`d Street, Bldg. C, Suite 210 Federal Way, WA 98003 ,i CITY HALL FILE 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www. cityoffederalway. com RE: FILE #08-101729-00-SU; NOTICE OF PUBLIC MEETING Retreat Meadows Preliminary Plat, 35615 3rd Avenue SW, Federal Way Dear Mr. LaBrie: A special meeting with the Federal Way City Council has been scheduled for Tuesday, April 19, 2011, at 5:30pm in Council Chambers. City Council's review of the preliminary plat application will be limited to the record of the hearing before the hearing examiner, oral comments received during the public meeting (so long as those comments do not raise new issues or information not contained in the examiner's. record), and the hearing examiner's written report. Please feel free to contact me if you have any questions prior to the meeting. Since , Matthew Herrera Associate Planner c: David Litowitz, Landmark Homes, Inc., 2715 64t' Avenue NE, Tacoma, WA 98422 Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Peter Beckwith, Assistant City Attorney Doc I D. 57303 FiLL CITY OF Federal Way COMMUNITY AND ECONOMIC DEVELOPMENT DEPARTMENT STAFF REPORT TO THE FEDERAL WAY HEARING EXAMINER Retreat Meadows Preliminary Plat Federal Way File No. 08-101729-00-SU PUBLIC HEARING Wednesday, February 16, 2011, 2:OOpm City Council Chambers Federal Way City Hall — 33325 8th Avenue South, Federal Way, WA 98003 Staff Contact: Matthew Herrera, Associate Planner Phone — 253.835.2638 / Email — matt,herrera@gityoffederalway.cam Report Date: February 9, 2011 I. PROJECT INFORMATION Recommendation: Staff recommends approval of the preliminary plat application with the following conditions: (1) The applicant shall submit a final landscaping and tree replacement plan, as a component of engineering review, meeting the requirements of Federal Way City Code (FWCC) 22-1568; (2) covenants associated with lots set aside for affordable housing shall be recorded concurrently with the plat document; and (3) the applicant shall include a plat note requiring approval from the Community and Economic Development Department for any proposed vegetation removal in the landscape tracts. Owner/Applicant: David Litowitz, Landmark Homes, Inc., 2715 64'h Avenue NE, Tacoma, WA 98422 Agent: Eric LaBrie, ESM Consulting Engineers, 181 South 333`d Street, Bldg. C, Suite 210, Federal Way, WA 98003 Action Requested: The applicant is requesting approval of a 59-lot subdivision to four existing single-family residential lots (Exhibit A) pursuant to preliminary plat requirements set forth in Federal Way City Code (FWCC) Chapter 20, Article H, Division 9.1 Location: 157 SW 356`h Street (302104-9020), 203 SW 356`h Street (302104-9082), 215 SW 356" Street (302104-9058), and 225 SW 356d' Street (302104- 9021) Zoning/Density: RS 7.2— One dwelling unit per 7,200 square feet Comprehensive Plan Designation: Single -Family High Density Residential II. EXHIBIT LIST Exhibit A — Master Land Use application and title report Exhibit B — Site Plans consisting of cover sheet, preliminary plat, grading & utilities, landscaping, and survey Exhibit C — Vicinity maps (aerial and zoning) Exhibit D — Public Notice documentation (application and hearing) Exhibit E — State Environmental Policy Act compliance documentation Exhibit F — Technical Information Report (stormwater, geotechnical, and wetland reconnaissance) Exhibit G — City consultant wetland response Exhibit H — School Access Analysis Exhibit I — Open space fee -in -lieu acceptance documentation Exhibit J — Transportation Concurrency documents Exhibit K — Water and Sewer Availability Certificates 1 The preliminary plat is vested to Federal Way City Code as the Master Land Use application was deemed complete and vested prior to the city's adoption of Federal Way Revised Code. III. PRELIMINARY PLAT PROCEDURAL INFORMATION Recommendation, decision, judicial review, and approval duration requirements are set forth in their entirety in FWCC 20-126 et al. After considering all of the information and comments submitted on the matter, the Hearing Examiner shall issue a written recommendation to the city council no later than 10 working days following conclusion of all testimony and hearings. The recommendation shall include necessary conditions, restrictions, and content requirements listed in FWCC 20-12(e). The Department of Community and Economic Development is responsible for distributing copies of the decision to interested parties and each member of City Council. City Council will make the city's final decision on the preliminary plat following consideration of the public hearing record, verbal comments (excluding new information) at the public meeting, and Hearing Examiner written recommendation. The City Council may require or approve a minor modification to the preliminary plat subject to the limitations of FWCC 20-127(d). Judicial review of the city in granting or denying the preliminary plat may be reviewed pursuant to the Land Use Petition Act set forth in RCW 36.70C in the King County superior court. The land use petition must be tiled within 21 calendar days of issuance of the city's final decision on the preliminary plat application. Standing to bring the action is limited to the following parties: (1) The applicant or owner of the property on which the subdivision is proposed; (2) Any property owner within 300 feet of the proposal; (3) Any property owner who deems himself aggrieved thereby and who will suffer direct and substantial impacts from the proposed subdivision. Preliminary plat approval shall expire seven years2 from the date of city council approval, unless the applicant is granted an extension as provided in Federal Way Revised Code 18.05.090. IV. DESCRIPTION OF PROPOSED SUBDIVISION The applicant proposes to subdivide four abutting single-family residential lots, approximately 14.6 acres, into 59 single-family residential lots. A new internal public road system will provide access to SW 356`h Street and 1' Avenue South. Three stormwater facilities will be provided in three separate tracts to provide flow control and water quality for the new impervious surfaces. One 2,845 square -foot landscape tract will be provided along SW 356th Street to provide a buffer between the subdivision and SW 35e Street which is designated a principal arterial in the comprehensive plan. One 3,926 square -foot tract will be reserved for future access to the adjacent property and is proposed to be landscaped until it is utilized as access. The applicant proposes to complete the subdivision in two phases3 as shown on the preliminary plat map. The proposed preliminary plat map, preliminary grading and utility plan, preliminary landscape and tree replacement plan, and survey of existing conditions are enclosed as Exhibit B. As shown on the preliminary plat map, all lots in the subdivision meet or exceed the underlying code -required minimum lot size of 7,200 square feet with the exception of six lots reserved as affordable housing, which may be reduced in size by up to 20 percent. Proposed lots range in size from 5,794 to 9,025 square feet with an average lot size of 7,452 square feet. z Per state legislative changes to 58.17.140 RCW. 3 Both phases will be completed within the seven year duration of approval. Phase lines maybe modified within the seven year time period. Staff Report to the Federal Way Hearing Examiner Page 2 Retreat Meadows Preliminary Plat File No. 08-101729/n«. i D. 56537 V. FINDINGS OF FACT 1. Property description —The four single-family parcels: 302104-9021; 302104-9082; 302104- 9058; and 302104-9020 are located in the southern portion of the city in a portion of the NW corner of Section 30, Township 21, Range 4. The site is currently accessed from SW 356`h Street. The subject property has a land area of 635,976 square feet or 14.6 acres. 2. Adjacent properties - The comprehensive plan designation, zoning designation, and existing land uses of the subject property and adjacent properties are outlined in the table below. Maps generated by the city's Geographic Information Systems (GIS) database and King County IMAP detailing the vicinity are attached as Exhibit C. Comp. Plan Zoning Land Use j Subject SF HI.-h l)ensit_y Residential RS 7.2: Single-Faniily.Res. - 1 Property.. North SF High Density Residential RS 7.2 and RS 9.6 Senior Housing and Single - Family Res. South SF Medium Density RS 15.0 School Residential East SF Medium Density RS 15.0 Single -Family Res. Residential West SF Medium Density RS 15.0 Single -Family Res. Residential Consulted departments and agencies - Community Development Review Committee (CDRC), consisting of the Federal Way Community and Economic Development Services Planning and Building Divisions; Public Worlds Engineering and Traffic Divisions; Parks Recreation and Cultural Resources Department; South King Fire and Rescue; Lakehaven Utility District; and Federal Way Public Schools. CDRC comments have been incorporated into this report where applicable. 4. Public notice and comment - Property owners within 300 feet of the site were mailed notices of the preliminary plat application and public hearing. In addition, the notices of application and public hearing were posted on the subject property, published in the Federal Way Mirror, placed on the city's official notice boards, and mailed to agencies. No comments regarding the application were received. Notice of application and public hearing documents are attached in their entirety as Exhibit D. 5. State Environmental Policy Act - The city's Responsible Official issued a Determination of Nonsignificance (DNS) for the proposed action on May 13, 2009. This determination was based on review of information in the project file, including the staff evaluation of the environmental checklist. The Responsible Official concluded the proposal would not result in probable significant adverse impacts as the vested codes and regulations provide adequate mitigation of the residential subdivision. Property owners within 300 feet of the site and agencies with jurisdiction were mailed notices of the environmental threshold determination. In addition, the notice of DNS was posted on the subject property, published in the Federal Way Mirror, and placed on the city's official notice boards. No comments regarding the determination were received. Staff Report to the Federal Way Hearing Examiner Page 3 Retreat Meadows Preliminary Plat File No. 08-101729/no. I.D. 56537 An addendum to the DNS was issued January 14, 2011, to provide additional information on the project's change of scope. It was determined the modified scope did not change the analysis of impacts in the existing DNS document. Documents issued under SEPA and the associated declarations are attached in their entirety as Exhibit E. Existing site conditions — Each of the four parcels proposed for subdivision contain single- family residential dwellings located on lots ranging in size from 34,470 square feet (.79 acres) to 217,114 square feet (4.98 acres). Parcel 302104-9021 contains two single-family dwelling units resulting in a total of five single-family homes on four parcels. With the exception of parcel 302104-9058, which was developed in 1993, the remaining properties were developed prior to 1969. Access to each of the parcels is via SW 35e Street with a roadway easement granted to land locked parcel 302104-9020. Soils The 1973 King County soils survey map lists the soils type as Alderwood Gravelly Sandy Loam (AgC), 6-15 percent slopes; Everett Gravelly Sandy Loam (EvB), 0-5 percent slopes; and Everett/Alderwood Gravelly Sandy Loam 0-6 percent slopes. These soils are listed as being well drained with a moderate potential for erosion when exposed. Topography As shown on the survey of existing conditions (Exhibit B), the site is situated on a local topographic ridge with the northeast portion of the site extending down the east margin of the ridge. The ground surface is flat to gently sloping with localized steep areas in the southwest and east. Slopes range from 5 to 20 percent and localized slopes of 40 to 45 percent. The applicant's geotechnical analysis within Appendix D of the Technical Information Report (Exhibit F) concludes the subject property does not contain Geologically Hazardous Areas as defined in FWCC 22-1. Vegetation As shown on the landscape and tree retention plan (Exhibit B) and satellite views (Exhibit C), the site is vegetated with a mixture of conifer and broadleaf trees that includes 733 significant trees. A dense understory of vine maple, blackberry, holly, and salal were observed during geologic and wetland reconnaissance. Drainage The subject property is within the Hylebos Creek drainage basin and the preliminary technical information report (Exhibit F) identifies four separate sub -basins labeled A through D on the subject property. Basins A and D drain east to 1S1 Avenue South and continue to the western edge of the Hylebos Creek Wetland system. Basin B drains southwesterly to a closed depression on two -abutting parcels. Basin C drains south onto the Illahee Middle School property and into the existing conveyance system where it continues south where it eventually flows to the Hylebos Wetland system. Downstream reconnaissance conducted by ESM consulting engineers found no drainage issues that would require mitigation greater than the detention and water quality requirements prescribed in the project's vested 1998 King County Surface Water Design Manual (KCSWDM). 7. Critical areas —The city's critical areas map details a potential Category III wetland (30-21- 04-143) located on the abutting eastern parcel and within 200 feet of subject property. Two wetland reports, submitted by the applicant contained in Appendix C of the Technical Information Report (Exhibit F), find a lack of hydrophytic vegetation, hydric soils and Staff Report to the Federal Way Hearing Examiner Page 4 Retreat Meadows Preliminary Plat File No. 08-101729/D«. I D. 56537 hydrology to qualify as a regulated wetland as defined in FWCC 22-1. The city's wetland consultant, ESA Adolfson, conducted a site visit to verify the findings and agreed (Exhibit G) that the site lacked the three wetland characteristics above and therefore 30-21-04-143 does not constitute a regulated wetland. 8. Schools — Enterprise Elementary, Illahee Middle School, and Todd Beamer High School will serve the proposed subdivision as indicated in the March 2008 school access analysis (Exhibit I). All elementary and high school students from this development would receive bus transportation to and from school, as these schools are over one mile from the subject site. The school district has suggested a bus stop located at SW 356`h Street and 4`h Avenue SW for Enterprise Elementary as an alternative than what was proposed in the applicant's study. The result will provide safer accessibility as it eliminates the need for crossing an arterial street. Students attending Illahee Middle School are within walking distance. School service areas are reviewed annually and may be adjusted to accommodate enrollment growth and new development. Federal Way Public Schools has indicated school impact fees, as authorized by city ordinance, provide mitigation for the 44-45 students this development could add to district facilities. School impact fees are determined on the basis of the District's Capital Facilities Plan and are subject to annual adjustment and update. 9. Lot layout and building setbacks The proposed 59 lots range in size from approximately 5,794 square feet to 9,027 square feet. Generally, the proposed lots are rectangular -shaped; lots 4, 8, 58, and 59 are pie -shaped. Access to Lots 2, 3, 7, and 9 is via the stem portion of the flag lot design. Pursuant to FWCC 22-631, a lot must contain a front yard structural setback of 20 feet, a side and rear yard structural setback of five feet. Side yard setbacks for corner lots are increased to 10 feet for those yards adjacent to rights -of -way that are not considered the property's primary vehicular access. All building setback lines (BSBL) are accurately depicted on the preliminary plat map, and each lot contains an adequate lot area as required by the RS 7.2 zoning district and affordable housing regulations noted below. 10. Affordable housing — The applicant has provided six lots (33, 34, 37, 38, 47, and 48) reserved as affordable housing. As an incentive for applicants to provide such housing, FWCC 22-976(d) allows lots containing affordable housing a reduction of up to 20 percent in minimum required lot size or 5,760 square feet in RS 7.2 zones. The six affordable housing lots range in size from 5,794 square feet to 5,998 square feet and are interspersed throughout the plat in three groups of two. The applicant will be required to revise the layout to accommodate lot sizes meeting the underlying zoning requirement if the affordable housing option is not utilized. Pursuant to FWCC 22-976(f), the applicant will be required to record six covenants (one covenant for each newly created lot) to enforce the affordable housing regulations of the code section for the life of the project. Staff recommends, as a condition of approval, the six covenants be recorded concurrently with plat document. 11. Open space — To provide adequate recreational opportunities commensurate with new residential development, FWCC 20-155(b) requires all residential subdivisions to provide open space in the amount of 15 percent of the gross land area of the subdivision site. At the discretion of the city's Parks Director, a fee -in -lieu of onsite open space may be paid to the city in the amount of 15 percent of the most recent value of the property. Total open space Staff Report to the Federal Way Hearing Examiner Page 5 Retreat Meadows Preliminary Plat File No. 08-101729/noe. I.D. 56537 required for the subject plat is 95,396 square feet (2.18 acres, or 15 percent of the 635,976 square -foot subject property). To comply with the open space requirements, the applicant has proposed, and the Parks Director has approved (Exhibit 1)0.98 percent provided onsite open space and a 14.02 percent fee -in -lieu of onsite open space that will be assessed and due at final plat approval. The 2,845 square -foot Type III landscape Tract D be credited with 0.44 percent of buffer onsite open space and the 3,403 permanent landscaping in Tract A will be credited with 0.54 percent of onsite open space. Staff recommends, as a condition of approval, a plat note that requires Community and Economic Development Department approval for any vegetation removal in the landscape tracts. As the subdivision is vested prior to July 2, 2015, the applicant is eligible, pursuant to Federal Way Revised Code 19.100.070(b), to defer the open space fee -in -lieu payment at the closing of sale of each individual house or five years from deferment of the fee, whichever is earlier. 12. Transportation — In order to service the 61 new vehicle trips generated by the residential subdivision, road improvements and mitigation will be required. The following summarizes the internal road improvements, off -site improvements, concurrency results, and transportation impact fee obligation. Two vehicular access points to the site will be provided via the extension of 2nd Avenue SW from SW 356" Street and SW 358d' Street from 1�` Avenue South. Off -site improvements on SW 358`' Street will be required as the subdivision exceeds 25 lots and a minimum of two access points are necessary. Stubs for future connections to the west and south of the subdivision will also be provided. As required by FWCC 20-180, all rights -of -way must be dedicated to the city and constructed per adopted street standards. As shown on the preliminary grading and utilities plan, internal streets are designed in accordance with Federal Way Comprehensive Plan roadway cross sections `S' and `W.' Road A, until it intersects with Road B, will be constructed as an `S' section with 36 feet of pavement, 4-foot planter strip, 5-foot sidewalk, and 3-foot utility strip all within a 60-foot right-of-way. Road B will also be constructed as an `S' section until it intersects with the abutting parcels (off -site) onto I" Avenue South where the road will become a half -street section. The remainder of Road A and Roads C, D, and E will be constructed as `W' sections with 28 feet of pavement, 4-foot planter strips, 5-foot sidewalks, 3-foot utility strip all within 52 feet of right-of-way. The applicant will dedicate 11 feet of frontage along SW 35e Street for future right-of-way improvements that have been identified in the Federal Way Comprehensive Plan. To comply with the city's traffic concurrency regulations, the City Traffic Engineer conducted a concurrency test to determine if the new trips generated by the subdivision would result in failures to the city's level of service. The test concluded that no failures were anticipated and a Certificate of Reserve Capacity was issued (Exhibit.1). The applicant is subject to the city's transportation impact fee that will be calculated for each lot and payment due at plat recording. At the applicant's discretion, the impact fee payment may be deferred to until the closing of sale of each individual house per standards set forth in Federal Way Revised Code 19-100-070(3). Staff Report to the Federal Way Hearing Examiner Page 6 Retreat Meadows Preliminary Plat File No. 08-101729/n«. t D. 56537 13. Clearing and grading — The applicant has estimated 89,600 cubic yards of cut and 31,500 cubic yards of fill are needed to construct stormwater facilities, roads, and lots of the subdivision. The applicant will likely utilize a mass clearing and grading technique to prepare the site for infrastructure improvements and building pads. Erosion control regulations codified within FWCC 22-948 and prescribed in the 1998 KCSWDM will mitigate the movement of sedimentation on and from the subject property. 14. Significant tree replacement — The preliminary landscape and tree replacement plan (Exhibit B) identifies 733 significant trees, as defined by FWCC 22-1568(4), on the subject property. FWCC 22-1568(c) requires retention to the maximum extent possible with a minimum 25 percent retention or replacement standard. As detailed on the plan, significant trees are located within planned roadways, stormwater facilities, and building pads. The possibility of significant tree retention is also reduced as the applicant has chosen to provide a fee in lieu of open space as an alternative to providing it onsite. Therefore, staff has determined replacement is an appropriate method for compliance with the significant tree regulations. The preliminary tree replacement plan details replacement numbers exceeding the 25 percent minimum requirement. Staff recommends, as a condition of approval, a final landscape plan meeting requirements of 22-1568 to be approved by the city as a component of engineering review. This recommendation is based on the following: (1) the submitted plan calculates replacement utilizing the city's recently adopted tree unit retention/replacement schedule and not the vested significant tree standards; and (2) tree placement and numbers may need to be modified during final engineering review due to infrastructure needs. 15. Drainage facilities - Development of the site will create additional runoff from new impervious surfaces such as streets, driveways, and rooftops. Storm drainage facilities are being designed in accordance with the 1998 KCSWDM and the city's amendments to the manual. The applicant's preliminary Technical Information Report (Exhibit F), provides analysis of needed stormwater facilities for the subject property's Level 1 Flow Control and Basic Water Quality Area designations. Stormwater runoff from Basin A and C will be conveyed to their own combination water quality and detention ponds. Runoff from Basin D will be conveyed to a detention pond and wet biofiltration swale. Stormwater from Basins A, C, and D will contain runoff from pollution generating surfaces and require treatment for water quality prior to being released downstream. Runoff from Basin B will utilize individual lot infiltration facilities located on lots 18-23 designed for a 100-year event and thereby eliminating the need for an outfall. Final approval of the storm drainage facilities as shown on the grading and utility plan (Exhibit B) and detailed in the TIR will occur following Public Works Department engineering review. Stormwater design and plat drainage elements must conform to the standards, policies, and practices of the City of Federal Way's Surface Water Management Division as outlined in the 1998 KCSWDM and city amendments, the Comprehensive Surface Water Management Plan, and the Stormwater System Operation and Maintenance Manual. The approved storm drainage facilities must be constructed per city code requirements, prior to final plat approval and recording of the subdivision. 16. Sewage disposal — The applicant proposes to serve the proposed plat by a public sewer system managed by Lakehaven Utility District. A June 7, 2006, Certificate of Sewer Staff Report to the Federal Way Hearing Examiner Page 7 Retreat Meadows Preliminary Plat File No. 08-101729/noa. i D. 56537 Availability (Exhibit K) indicates sewer service will require an improvement to the sewer system. The certificate indicates a Developer Extension Agreement and a portion of the project may need to include private pump stations. 17. Water supply — The applicant proposes to serve the subdivision with a public water supply and distribution system managed by the Lakehaven Utility District. The June 7, 2006, Letter of Water Availability (Exhibit K) indicates the district's capacity to serve the proposed development with improvements to the water system. The certificate indicates a Developer Extension Agreement and pressure reducing valves will be required. 18. Fire protection — The subdivision will be served by the South King Fire District. Six fire hydrants are shown on the grading and utility plan. The district has indicated that lots 2, 3, 7, and 9 will require automatic fire sprinklers if pavement widths of the driveways are less than 20 feet. VI. CONCLUSIONS The following conclusions are drawn from the previous findings of fact. The applicant is subject to compliance criteria set forth in FWCC 20-120(b) which includes purpose, decisional criteria, design criteria, developmental standards, and applicable regulations of Chapter 58.17 RCW Plats - Subdivisions -Dedications. Staff responses to decisional criteria are italicized. Decisional Criteria 1. It is consistent with the comprehensive plan; The .application is subject to the adopted Federal Way Comprehensive Plan (FWCP), which designates the property as Single Family — High Density. The proposed land use, Single Family Residential, with 7,200 square foot minimum lot size (RS-7.2), is consistent with density allowances and policies applicable to this land use. Concurrency and proposed vehicle/pedestrian improvements meet standards and needs within the plan's transportation and capital facilities elements. Existing utilities or proposed improvements with the plat construction will provide adequate accommodations for new dwellings. 2. It is consistent with all applicable provisions of the title, including those adopted by reference from the comprehensive plan; The preliminary plat application has been reviewed and determined to be consistent with the following provisions of Federal Way City Code: Chapter 18, "Environmental Protection "; Chapter 19 "Planning and Development"; Chapter 20, "Subdivisions", Chapter 21, "Surface and Stormwater Management", Chapter 22, "Zoning", and all other applicable codes, regulations and comprehensive plan policies. As proposed, and with conditions as recommended by staff, the preliminary plat will comply with all provisions of the title. 3. It is consistent with public health, safety, and welfare; The proposed preliminary plat would permit development of the site consistent with the current Single -Family High Density land use classification of the FWCP and map. Lakehaven Utility District has indicated the capacity (with developer extension) to Staff Report to the Federal Way Hearing Examiner Page 8 Retreat Meadows Preliminary Plat File No. 08-101729/Doc. I.D. 56537 provide sewer and water facilities. South King Fire and Rescue will require new fire hydrants. Roads and sidewalks will be provided per standards adopted by the Public Works Department. Stormwater flow control and water quality will be mitigated using methods within the 1998 King County Surface Water Design Manual and City of Federal Way Addendum. Future development of homes within the plat shall comply with applicable codes and regulations that will ensure protection of the public health, safety, and welfare. 4. It is consistent with criteria listed in FWCC 20-2; and Following review of the applicant's application and further detailed in additional conclusions, stafffinds the proposed preliminary plat is consistent with the ten subdivision purpose statements set forth in FWCC 20-2. 5. It is consistent with the development standards listed in FWCC 20-151 through 20-158; 20-178 through 20-187; and Chapter 58.17 RCW Plats -Subdivision -Dedications Analysis ofsubdivision design standards in the above findings has demonstrated the preliminary plat is consistent with subdivision design and development standards as it includes, but is not limited to density, open space, pedestrian access, buffers, vegetation replacement, streets and rights -of -way, storm drainage, utilities and fire protection, and applicable state law as codified in Chapter 58.17 RCW. TRANSMITTED TO THE FOLLOWING PARRES.' Hearing Examiner — Phil Olbrechts, Olbrechts & Associates, 18833 NE 74`h Street, Granite Falls, WA 98252 Project Applicant —David Litowitz, Landmark Homes, Inc., 2715 64 h Avenue NE, Tacoma, WA 98422 Applicant Agent —Eric LaBrie, ESM Consultants, 181 South 333`d Street, Bldg. C, Suite 210, Federal Way, WA 98003 Federal Way Staff— Matthew Herrera, Associate Planner / Kevin Peterson, Engineering Plans Reviewer / Sarady Long, Senior Transportation Planning Engineer / Isaac Conlen, Planning Manager / Peter Beckwith, Assistant City Attorney Staff Report to the Federal Way Hearing Examiner Page 9 Retreat Meadows Preliminary Plat File No. 08-101729/Doe I.D. 56537 FED ERA1 WAY -- IRROR A SOUND PUBLISHING NEWSPAPER Affidavit of Publication Rudi A]cott, 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 City of Federal Way — Community Development 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 29th day of January 2011 , and ending on the 29th day of January 2011 , 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 $154.58, 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 9th day of February 2011. Notary Public in and for the State of Washington, Residing at Federal Way �V0 U 1 %1111111111S ��• DEC Y�r : '18 • 2013 OF WA q 1414 S. 3241h STREET, SUITE B210, FEDERAL WAY, WA 98003 ■ 253-925-5565 ■ FAX: 253-925-5750 CfrY OF FEDERAL WAY NOTICE OF PUBLIC HEARING Notice is hereby given that the City of Federal Way Hearing Examiner will hold a public hearing at 2:00 p.m, or soon thereafter on Wednesday. February 16. 2011, in the Federal Way City Council Chambers; 3332.5 8th Avenue South. Federal Way. WA, regarding the following project: Project Name: Retreat Meadows Preliminary Plat Description: Proposal to subdivide approximately 14.6 acres into 59 single-family residential lots and 5 tracts. The project includes street and utility improvements, stormwater facilities, and landscaping. Pursuant to procedures outlined in Federal Way City Code (FWCC) 20.110 et al, the applicant requests a recommendation of approval from the ct/s Hearing Examiner and subsequent preliminary plat approval from the .Federal Way City Council. Applicant: 356th Street Management, PO Box 26116, Federal Way. WA 9560 and Nehemiah Group LLC, 5015 SW Dash Point Road, Federal Way, WA 98023 Location: The following four contiguous parcels near the intersection of 1 st Aver we South and SW 3%th Street: 157_SW 356th Street (302104-9020), 203 5W 356th Street (302104--9082). 215 SW 356th Street (302104-9058), and 225 SW 356th Street (302104-9021). Date Application Received: April 11, 2008 Date Determined Complete: July 11, 2008 Date of Notice of Application: July 23, 2008 Determinations & Approvals Included in the Application: Environmental Threshold (SEPA), Preliminary Plat, and Transportafwn Concurrency Existing Environmental Documents: Stormwater Technical Information Report, Weiland Determination Letter, City Wetland Consultant Response. Environmental Checkl i st, Envi ro nmental Delermination, and Archeological Assessment. Ali environmental documents are available at City Hall. Development Regulations to Be Used for Project Mitigahen, Known at this Time: FWCC. Chapter 18. "Environmental Prolection"; Chapter 19, "Planning and Development'; Chapter 20. "Subdivisions Chapter 21, "Surface and Stormwater Management": and Chapter 22, `Zoning" Consi.istency with Applicable City Plans and Regulations: The project will be revtewed for consistency with all applicable codes and regulations including the FWCC; Federal Way Comprehensive Plan: 1998 King County Surface Water Design Manual as amended by the City of Federal Way, and Public Works Department Development Standards. Public Comments: Any person has the right to submit written comments to the Hearing Examiner and/or appear at the public hearing to provide verbal comments. Only persons who submit written or oral comments to the Hearing Examiner may appeal the City Council's final decision on the matter. Written comments submitted prior to the hearing date will be accepted at the Community and Economic Development Department. Availability of File: The olfiieiai project file and existing environmental documents are available for public review during normal business hours at the Community and Economic Development Department, '-W25 8th Avenue South. Federal Way, WA 98003. Staff Contact: Matthew Herrera, Associate Planner, 253-835-2638 FWM 1742 Date Published: January 29, 2011. .41k CITY Federalo, Way DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES 33325 8th Avenue South Federal Way WA 98003 253-835-7000; Fax 253-835-2609 www.cilyoffederalway.com DECLARATION OF DISTRIBUTION I,>< hereby declare, under penalty of perjury of the laws of the State of Washington, that a: ❑ Notice of Land Use Application/Action ❑ Notice of Determination of Significance (DS) and Scoping Notice ❑ Notice of Environmental Determination of Nonsignificance (SEPA, DNS) ❑ Notice of Mitigated Environmental Determination of Nonsignificance (SEPA, MDNS) ❑ Notice of Land Use Application & 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 Ke-mailed and/or ❑ posted to or at each of the attached addresses on 2011. Project Name � I I rC r:) 5 r� Q File Number(s) 6l Signature Date K:\CD Administration Files\Declaration of Distribution.doc/Last printed 1 /4/2011 1:47:00 PM CITY OF�%�"'�'�'+ Federal Way NOTICE OF PUBLIC HEARING Notice is hereby given that the City of Federal Way Hearing Examiner will hold a public hearing at 2:00 p.m. or soon thereafter on Wednesday, February 16, 2011, in the Federal Way City Council Chambers, 33325 81h Avenue South, Federal Way, WA, regarding the following project: Project Name: Retreat Meadows Preliminary Plat Description: Proposal to subdivide approximately 14.6 acres into 59 single-family residential lots and 5 tracts. The project includes street and utility improvements, stormwater facilities, and landscaping_ Pursuant to procedures outlined in Federal Way City Code (FWCC) 20-110 et al, the applicant requests a recommendation of approval from the city's Hearing Examiner and subsequent preliminary plat approval from the Federal Way City Council. Applicant: 3561h Street Management, PO Box 26116, Federal Way, WA 98093 and Nehemiah Group LLC, 5015 SW Dash Point Road, Federal Way, WA 98023 Location: The following four contiguous parcels near the intersection of V" Avenue South and SW 356`h Street: 157 5W 356a Street (302104-9020), 203 SW 356`h Street (302104-9082), 215 SW 356`h Street (302104-9058), and 225 SW 356`h Street (302104-902 1). Date Application Received: April 11, 2008 Date Determined Complete: July 11, 2008 Date of Notice of Application: July" 23, 2008 Determinations & Approvals Included in the Application: Environmental Threshold (SEPA), Preliminary Plat, and Transportation Concurrency Existing Environmental Documents: Stormwater Technical Information Report, Wetland Determination Letter, City Wetland Consultant Response, Environmental Checklist, Environmental Determination, and Archeological Assessment. All environmental documents are available at City Hall_ Development Regulations to Be Used for Project Mitigation, Known at this Time: FWCC Chapter 18, "Environmental Protection"; Chapter 19, "Planning and Development"; Chapter 20, "Subdivisions"; Chapter 21, "Surface and Stormwater Management",- and Chapter 22, "Zoning_" Consistency with Applicable City Plans and Regulations: The project will be reviewed for consistency with all applicable codes and regulations including the FWCC; Federal Way Comprehensive Plan; 1998 King County Surface Water Design Manual as amended by the City of Federal Way-, and Public Works Department Development Standards. Public Comments: Any person has the right to submit written comments to the Hearing Examiner and/or appear at the public hearing to provide verbal comments. Only persons who submit written or oral comments to the Hearing Examiner may appeal the City Council's final decision on the matter. Written comments submitted prior to the hearing date will be accepted at the Community and Economic Development Department. Availability of File: The official project file and existing environmental documents are available for public review during normal business hours at the Community and Economic Development Department, 33325 81h Avenue South, Federal Way, WA 98003. Staff Contact: Matthew Herrera, Associate Planner, 253-835-2638 Published in the Federal Way Mirror on January 29, 2011. COrrGSpo n __7 08-101729 Doc I D. 5667.1 lS419SC*s9W0HVl8WPUWl :qor 90OZ Aienjqa=l :OIL3(3 s9w0H MlEwPuWl :IuGIIO ucRjBuiqseM'AP-M papaj anUOAV 19 L -2 199jis 4)9 Sc :u0jimll-I juawdolGAG(] J9llUGP!S8U pasodoid X)@�ald :U91cl al!S -UZ 38nou C693-968-ESZ :xBd G 1OL-969-693 :9uO4d VZ-086 ucR16U14seM'9P=j OZ al!nS ISP-3 ALIM461H aWud LOOS 3-1-1 IsGoinossuaas hb N 00 � : � aluos Is l-dl Ad 1S31 =10 NOliV00-1 31VV41XOHddV I V3IJV3dolSHEIIV3UE))JO1N30IJ3d0tI V3HV 3dO-lS 1N3083d 66 0193 . �4L.W- MTr A 6* J: ILJJ k t :1 1 - kA A,M Pi: im PT. IN P 4k ------ 4- x :031vm AW- , M 7 777�; V r4 XI M. K PH, i 1 9 9 ek 4, lk & & s.49<t �20 AV Zrr j V VIM --7 41 41— I -- —)i �L *. 1, 1.. - � I V tz JLVMWvdls I N-0 2 oor CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL Resubmittal DATE: January 7, 2011 TO: Kevin Peterson, Engineering Plans Reviewer Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: Comments: FILE NUMBER(s): RELATED FILE NOS.: PROJECT NAME: PROJECT ADDRESS: ZONING DISTRICT. - Matthew Herrera Slightly different layout with a couple of flag lots. I'm preparing the staff report for public hearing so comments should come with in the week. 08-101729-00-SU None RETREAT MEADOWS PRELIMINARY PLAT 35615 3RD AVE SW RS 7.2 PROJECT DESCRIPTION: Subdivide approx 14.6 acres into 59 residential lots with road and stormwater improvements. LAND USE PERMITS: Preliminary Plat, SEPA PROJECT CONTACT. ESM CONSULTING ENGINEERS, LLC 181333RDSTSuite210 MATERIALS SUBMITTED: Preliminary Plat conceptual drawing CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL Resubmittal DATE: November 3, 2010 TO: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: Comments: FILE NUMBER(s): RELATED FILE NOS.: PROJECT NAME. PROJECT ADDRESS: ZONING DISTRICT. - Matthew Herrera Are we ready for hearing? 08-101729-00-SU None RETREAT MEADOWS 35615 3RD AVE SW [WI MM PROJECT DESCRIPTION: Subdivide approx 14.6 acres into 59 residential lots with road and stormwater improvements. LAND USE PERMITS: Preliminary Plat PROJECT CONTACT: ESM CONSULTING ENGINEERS, LLC 181 333RD ST Suite210 MATERIALS RESUBMITTED: 1. Response Letter 2. Copy of fee -in -lieu request to Parks 3. Revised plan set (6) one reduced size 4. Revised TIR (4) 5. Turning movement exhibit n SCALE: 1" = 20' 0 10 20 m f 1 EXISTING LOT LINE �I I / 4 30' ACCESS EASEMENT (CREATED BY KCSP NO. 778092R) f f I' I Ij' EDGE OF PAVEMENT r R=30' — mimsm 40.00 1•" j 6.00 20.00 CGL_FIRE_TRUCK feet Width : 8.00 I Track : 6.00 I Lock to Lock Time i. 6.00 Steering Angle t 40.00 Lei I � .IrI f N i STORM II f I DRAINAGE r roTRACT E I � � • I o (BASIN D) 06 II to i I I FIRE TRUCK r - TURNING MOVEMENT - F � f 4 � 1 ST AVENUE S FIRE TRUCK TURNING MOVEMENT - EXISTING LANE RESUB STRIPPING NQV 01 Z010 G1TY OF FF1)ERAL AY EPT CITY # 08-101 ?NT,68-SU CITY # 07-105992-00-PC W 2 0 Q 0 z J \/ O N 7 U) co U o O! m v rn m¢ co co 3 co co U m mu- z 0 co D E 0 U U W N 3 3 F— m I x W W z Z C P LL E C � CC Zf w a= V) o � C O ?2- C tea` October 21, 2010 ��. ee Job No.: 1453-001-008 RESUBMITTED Mr. Cary Roe NOVI 4 Y 2010 Director of Parks, Recreation and Cultural Services City of Federal Way - City Hall CITY OF FEDERAL WAY PO Box 9718 BUILDING DEPT. Federal Way, WA 98063-9718 RE: File #08-101729-00-SU Permit #10-101600-00-SM Retreat Meadows Preliminary Plat - 35615 3`d Ave SW Dear Mr. Roe: With this letter, ESM Consulting Engineers, on behalf of Landmark Homes is respectfully requesting that the applicant be allowed to pay a fee in lieu of providing on -site open space with the Retreat Meadows Subdivision. This request is being made pursuant to the City's most recent comment letter regarding the preliminary plat application, dated October 1, 2010. If you have any questions regarding this request, feel free to contact me at your convenience. Sincerely, ESM CONSULTING ENGINEERS, LLC ERIC G. LaBRIE, AICP Vice President, Director of Planning Enclosures CC: David Litowitz, Landmark Homes Iles m8leng rlesm-jobs11453100110071docu m entlletter-010.doc ESM Federal Way ESM Everett ESM Eastern Washington Civil Engineering Land Planning 181 S 333rd St. Bldg C. Ste 210 1010 SE Everett Mall Way. Ste 203 2211 W Dolarway Rd. Ste 1 Land Surveying Landscape Architecture Federal Way. WA 98003 Everett. WA 98208 Ellensburg. WA 98926 31) Laser Scanning GIs 253.83:6113 tel 425.297.9900 let 509.962.2608 Tel www.esmcivii.com 800.345.5694 toll free 866.415.6144 toll free 877.962.2608 loll free November 1, 2010 Mr. Matt Herrera Assistant Planner City of Federal Way - City Hall PO Box 9718 Federal Way, WA 98063-9718 RE: File #08-101729-00-SU Permit #10-101600-00-SM Retreat Meadows Preliminary Plat - 35615 3td Ave SW Dear Mr. Herrera: 11 ImC7 Job No.: 1453-001-009 RESUBMITTED NOV 0 1 2010 CITY OF FEDERAL WAY BUILDING DEP This letter and the accompanying documents are submitted in response to the City's comments dated October 1, 2010 letter, October 6, 2010 memorandum, and e-mail dated October 18, 2010 regarding the Retreat Meadows Preliminary Plat. ESM is resubmitting the abovementioned preliminary plat drawings and TIR with the revisions as discussed in these documents. City comments are normal text and our response is in bold. Letter Dated October 1, 2010 Planning Comments Content & Form of Application a. Development Code - The preliminary plat is vested to Federal Way City Code (FWCC) regulations. Please replace affordable housing Federal Way Revised code citations on the cover sheet with FWCC 22-976 and refer to and apply significant tree regulations pursuant to FWCC 22-1568 on the landscape plan. The referenced code for affordable housing has been revised on the cover sheet Based on b. Right-of-way - Please provide a note detailing the total acreage dedicated for public rights -of -way. Total acreage of dedicated public rights -of -way on and off -site have been shown on Sheet PP-03 ESM Federal Way ESM Everett ESM Eastern Washington Civil Engineering Land Planning 181 S 333rd St. Bldg C. Ste 210 1010 SE Everett Mall Way, Ste 203 2211 W Dolarway Rd. Ste 1 Land Surveying Landscape Architecture Federal Way. WA 98003 Everett. WA 98208 Ellensburg. WA 98926 3D Laser Scanning GIs 253.638.6113 let 425.297.9900 let 509.962.2608 let www.esmcivii.com 800.345.5694 toll free 866.415.6144 toll free 877.962.2608 toll free Mr. Matt Herrera November 1, 2010 Page 2 of 4 2. Open Space - As open space is not shown on the current layout, the applicant is required to submit a written request to Cary Roe, Director or Parks, Recreation and Cultural Services, to pay a fee in lieu of providing 15 percent of the gross land area for onsite open space. Please provide a copy of the written request as a resubmittal component of the preliminary plat. A copy of the written request has been included in the resubmittal documents. 3. Significant Trees - The preliminary plat is vested to significant tree regulation set forth in FWCC 22-1568 and therefore, the landscape plan is required to reflect those standards. The previous policy requires a retention/replacement policy of 25 percent. Please provide a resubmttal detailing how the subdivision will provide 25 percent retention/replacement of significant trees and delete any references to tree unit per acre standards. Per ESM's e-mail with Matt Herrera dated October 13, 2010, the landscape plan previously submitted to the City shows the required 25% replacement The specifics on the landscape plans will be taken care of on the construction plans. Development Services Comments Preliminary Plat: 1. Tract C shall be per City Standard Street Section Y: 24-foot-wide roadway with curb and gutter on both sides, 5-foot-wide sidewalks (5 feet measured from face of curb) on both sides, all centered within the 38-foot-wide tract. The tract can be no longer than 150 feet in length. All lots that are served by this tract shall be configured so that they abut the tract and provide adequate width. South King Fire and Rescue policies regarding sprinkler systems for those lots may apply and will be noted on the face of the final plat. Per ESM's meeting with City staff and an e-mail with Kevin Peterson dated October 20, 2010, the access Lots 2 and 3 have been revised so that each lot has a 15' wide access from Road A. These lots in requested by South King County fire will be fire sprinkled. 2. Tract F shall be per City Standard Street Section Y, as described above. However, the applicant may instead choose to reconfigure lots 9 and 10 so that both abut Road A. We suggest considering making Lot 10- a "flag" lot2, and revise a portion of the Lot 9/8 common boundary such that Lot 9 abuts Road A for access, or leave Lot 9 as configured and provide an ingress/egress/utilities over the newly created `flag -pole' portion of Lot 10. Options other than these noted will also be considered. Per ESM's meeting with City staff and an e-mail with Kevin Peterson dated October 20, 2010, the access Lots 9 and 10 have been revised so that each lot has a 15' wide access from Road A These lots in requested by South King County fire will be fire sprinkled. Mr. Matt Herrera November 1, 2010 Page 3 of 4 3. Storm Drainage Facility (Basin D) shall be in a separate tract to be dedicated to the City, as the stormwater runoff entering the pond will be from the public roadway. Future Lifeway Church pond would be privately owned, and would have to be reconfigured around the final design of this pond. The storm drainage facility has been revised and has been placed in a tract to be dedicated to the City. 4. The entrance section of Road B (off of 1 st Avenue South) shall be a full -width street section with appropriate radius, and tapered to meet the half street section improvements, in order to provide adequate vehicular turning movements. Per ESM's meeting with the City the intent of this comment was to be able to provide fire truck or bus turning movements in and out of this intersection not to provide a full street improvement. As requested, ESM has increased the width of the pavement at this intersection to allow for vehicle turning movements see enclosed exhibit for turning movement diagrams. Landscape Plan: 1. All street trees (within the public streets ) shall be 2.5" caliper and species shall be per City Standard 3-48 for Street Sections `S', `W', and S (SW) 356th Street, as noted on page 3 of detail 3-48. Per ESM's e-mail with Matt Herrera dated October 13, 2010, the landscape plan previously submitted to the City is sufficient for preliminary plat approval. Specific species types and sizes shall be addressed on the construction plans. 2. Landscaping within the ponds/pond tracts was not reviewed under this submittal. All ponds/pond tracts shall be planted per the requirements of the 1998 King County Surface Water Design Manual. Final pond landscape plans will be approved with final plat engineering. Per ESM's e-mail with Matt Herrera dated October 13, 2010, the landscape plan previously submitted to the City is sufficient for preliminary plat approval. Final pond landscape plans will be approved with final plat engineering. Traffic Comments Memo dated October 6 2014 1. The concurrency permit for the above -referenced project has expired. A new concurrency application is required. A new concurrency application has been enclosed. 2. The project is subject to the new Traffic Impact Fees (TIF) program. Based on 62 lots and 2010 TIF schedule at $3,112 per dwelling unit, the total TIF fee for the project is estimated at $198,732.32. The impact fees will be calculated and shall be paid at the time of plat recording. This fee may be deferred, but to no later than Mr. Matt Herrera November 1, 2010 Page 4of4 the closing of sale of each individual house. Covenants prepared by the city to enforce payment of the deferred fees would be recorded at the applicant's expense on each lot at the time of plat recording for residential land divisions if this option is selected. The fee shall be calculated based on the impact fee schedule in effect on the date of payment of the impact fee. Acknowledged. 3. Verify sight distance in meeting AASHTO using posted speed for Road A connecting to SW 356th Street and Road B at 1 st Ave SW. Sight distance has been evaluated for Road A connecting to SW 356th Street and Road B at 1 st Avenue SW. See Sheet PP-05 and PP-06 in the resubmittal package. 4. Verify intersection sight distance in meeting AASHTO for lots adjacent to the curve next to Storm Drainage Pond Tract "D". Depending on driveway location, it seems lot 35 may not be meet intersection sight distance per AASHTO. A stop sign and bar has been added at the intersection of Road D and Road C. In order to eliminate any sight distance issues relating to vehicles traveling southbound on Road D and cars entering Road C. This meets AASHTO standards for controlled intersections. 5. Provide streetlight plans and line loss calculation. Per ESM's e-mail with Kevin Peterson dated October 18, 2010, street lighting and details shall be provided with the construction plans. If you have any questions regarding any of these materials, please do not hesitate to contact me at 253-838-6113 or at brianne.gastfield@esmcivil.com. Sincerely, ESM CONSULTING ENGINEERS, LLC BRIANNE GASTFIELD, PE, LEED AP Project Manager Enclosures CC: David Litowitz, Landmark Homes 11esm8lengrlesm-jobs114531001=Tdocumentlletter-011.doc CITY OF 1-� Federal Way October 7, 2010 Eric LaBrie ESM Consulting Engineers, LLC 181 South 333rd Street, Suite 210 Federal Way, WA 98003 .1 CITY HALL FILE 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #08-101729-00-SU; TRAFFIC DIVISION RESPONSE TO SEPT. 2, 2010, RESUBMITTAL Retreat Meadows, 35615 Yd Avenue SW, Federal Way Dear Mr. LaBrie: Please find the enclosed Public Works Traffic Division memorandum regarding the latest Retreat Meadows resubmittal. These comments and the comments provided in the October 1, 2010, technical comment letter are a complete analysis of the September 2, 2010, resubmittal. Please contact me at 253-835-2628 or matt.herrera@cityoffederalway.com with questions regarding your project. Sincerely, Matthew Herrera Associate Planner enc: October 6, 2010, Public Works Memorandum c: Sarady Long, Senior Transportation Planning Engineer Doc. LD. 55955 CITY OF Ak Federal October 1, 2010 Eric LaBrie ESM ConsultiJ Engineers, LLC 181 South 333 Street, Suite 210 Federal Way, WA 98003 CITY HALL FILE 33325 8th Avenue South y Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: File #08-101729-00-SU; TECIEINICAL RESPONSE TO SEPT. 2, 2010 RESUBMITTAL Retreat Meadows, 35615 3rd Avenue SW, Federal Way Dear Mr. LaBrie: The City and jurisdictional agencies have completed review of the September 2, 2010, resubmittal of the Retreat Meadows Preliminary Plat. The re -designed 14.6-acre site layout includes 59 single-family lots and 5 tracts, stormwater facility, and street improvements. The application was submitted to the Department of Community Development Services on April 11, 2008, and deemed complete July 11, 2008. The department issued a Determination of Nonsignificance for the proposal May 13, 2009. TECM41CAL COMMENTS City staff and South King Fire & Rescue have provided the following comments below regarding your resubmittal. Please direct questions to the appropriate representative. Matthew Herrera, Planning, 253-835-2638, matt.herrera@cityoffederalway.com Planning Division comments from the April 20, 2010, were not implemented in the current resubmittal. The prior comments are as follows: Content & Form of Application a. Development Code — The preliminary plat is vested to Federal Way City Code (FWCC) regulations. Please replace affordable housing Federal Way Revised Code citations on the cover sheet with FWCC 22-976 and refer to and apply significant tree regulations pursuant to FWCC 22-1568 on the landscape plan. b. Right-of-way — Please provide a note detailing the total acreage dedicated for public rights -of - way. 2. Open Space — As open space is not shown on the current layout, the applicant is required to submit a written request to Cary Roe, Director of Parks, Recreation and Cultural Services, to pay a fee in lieu of providing 15 percent of the gross [and area' for onsite open space. Please provide a copy of written request as a resubmittal component of the preliminary plat. Significant Trees — The preliminary plat is vested to significant tree regulations set forth in FWCC 22-1568 and therefore, the landscape plan is required to reflect those standards. The previous policy 1 A credit of up to 2 percent will be given for the landscape buffer provided along SW 356 h Street. The remainder may be satisfied via fee in lieu if accepted by the Parks Director. 3ij iE October 1, 2010 Page 2 requires a retention/replacement policy of 25 percent. Please provide a resubmittal detailing how the subdivision will provide 25 percent retention/replacement of significant trees and delete any references to tree unit per acre standards. Kevin Peterson, Development Services, 253-835-2734, kevin.peterson@cityoffederalway.com Prior to scheduling a public hearing, the following shall be addressed: Preliminary Plat: 1) Tract C shall be per City Standard Street Section Y: 24-foot-wide roadway with curb and gutter on both sides, 5-foot-wide sidewalks (5 feet measured from face of curb) on both sides, all centered within a 38-foot-wide tract. The tract can be no longer than 150 feet in length. All lots that are served by this tract shall be configured so that they abut the tract and provide adequate width. South King Fire and Rescue policies regarding sprinkler systems for those lots may apply and will be noted on the face of the final plat. 2) Tract F shall be per City Standard Street Section Y, as described above. However, the applicant may instead choose to reconfigure lots 9 and 10 so that both abut Road A. We suggest considering making Lot 10 a `flag' loe, and revise a portion of the Lot 9/8 common boundary such that Lot 9 abuts Road A for access, or leave Lot 9 as configured and provide an ingress/egress/utilities over the newly created `flag -pole' portion of Lot 10. Options other than these noted will also be considered. 3) Storm Drainage Facility (Basin D) shall be in a separate tract to be dedicated to the City, as the stormwater runoff entering the pond will be from the public roadway. Future Lifeway Church pond would be privately owned, and would have to be configured around the final design of this pond. 4) The entrance section of Road B (off of I" Avenue South) shall be a full -width street section with appropriate radius, and tapered to meet the %2 street section improvements, in order to provide adequate vehicular turning movements. Landscape Plan: 1) All street trees (within the public streets) shall be 2.5" caliper and species shall be per City Standard 3-48 for Street Sections `S', `W', and S (SW) 356h Street, as noted on page 3 of detail 3-48. 2) Landscaping within the ponds/pond tracts was not reviewed under this submittal. All ponds/pond tracts shall be planted per the requirements of the 1998 King County Surface Water Design Manual. Final pond landscape plans will be approved with final plat engineering. Sarady Long, Traffic, 253-835-2743, sarady.long@cityoffederalway.com Traffic Division comments will be sent under separate cover. Chris Ingham, South King Fire & Rescue, 253-946-7244, chris.ingham@southkingfire.org An approved automatic fire sprinkler system is required for lots 4, 5, and 6. 2 The stem portion of a flag lot or an access easement is not calculated when determining minimum lot size. 08-101729 Doc, LD. 55873 Mr. LaBrie October 1, 2010 Page 3 CLOSING The information discussed in this letter must be submitted prior to setting a public hearing date. Pursuant to FWCC 20-22, if requested information is not received within 180 days of the date of this letter the application shall be deemed void and the city shall have no duty to process, review, or issue any decision. When resubmitting, please submit six copies of revised plans, one set of 11xl7 revised plans and four copies of revised reports with the enclosed resubmittal information form. If you have any questions, please contact me at 253-835-2638, or matt.herrera@cityoffederalway.com. Sincere , Matthew Herrera Associate Planner enc: Resubmittal Form c: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Chris Ingham, South King Fire & Rescue 08-101729 Doc.I.D 55973 September 2, 2010 Job No.: 1453-001-008 RESUBMITTED Mr. Matt Herrera SEP 4 2 2010 Assistant Planner CITY OF FEDERAL WAY City of Federal Way - City Hall BUILDING DEPT. PO Box 9718 Federal Way, WA 98063-9718 RE: File #08-101729-00-SU Permit #10-101600-00-SM Retreat Meadows Preliminary Plat - 35615 3rd Ave SW Dear Mr. Herrera: This letter and the accompanying documents are submitted in response to the Citys comments regarding the Retreat Meadows Preliminary Plat Street Modification, dated June 20, 2010, and the email correspondence from Kevin Peterson, dated June 30, 2010. ESM is resubmitting the abovementioned preliminary plat drawings and TIR with the revisions as discussed in these documents. A summary of the changes made to the preliminary plat drawings include the following: Road E has been stubbed to the western edge of the site; however, it does not align with Road B because its future extension could cause conflicts with existing structures in this area. A secondary access connection is now being provided to the east to 1st Avenue S via Road B. This roadway aligns with the existing intersection of SW 3581h Street and 1st Avenue S, and will require dedication of off -site right-of-way on the Lifeway Church property. Drainage from the secondary access roadway is accommodated in an off -site storm drainage pond located on the Lifeway Church property, consistent with the approved site plan and Process IV, Hearing Examiner's Decision for File #08- 105508-00-UP. • The northwest corner of the site has been redesigned so as not to require an emergency turn -around. Please note that the length of Tract C exceeds 150 however, fire apparatus can access lots 4-6 via 3`d Avenue SW and SW 356th Street. The entrance to the site from SW 3561h Street has been revised to show a full -width street improvement with additional right-of-way to be dedicated by the adjacent property owner, Lifeway Church. ESM Federal Way ESM Everett ESM Eastern Washington Civil Engineering Land Planning 181 S 333rd St. Bldg C. Ste 210 1010 SE Everett Mall Way. Ste 203 2211 W Dolarway Rd. Ste 1 Land Surveying Landscape Architecture Federal Way. WA 98003 Everett. WA 98208 Ellensburg. WA 98926 31) Laser Scanning GIS 253.838.6113 tel 425.297.9900 let 509.962.260: tel www.esmcivil cam 8D0.345.5694 toll free 866.415.6144 toll free 877 962.2608 toll free Mr. Matt Herrera September 2, 2010 Page Two • The future connection of the Lifeway Church access road to Road A is now depicted on the preliminary plat site plan. ■ An additional storm drainage pond has been designed to accommodate flows from the southeastern basin and is shown as Tract D. Included with this letter are 6 copies of the revised Preliminary Plat map set and 2 copies of the revised TIR, which reflect the changes discussed above. If you have any questions regarding any of these materials, please do not hesitate to contact me at 253-838-6113 or at eric.labrie@esmcivil.com. Sincerely, ESM CONSULTING ENGINEERS, LLC ERIC G. LaBRIE, AICP Vice President, Director of Planning Enclosures CC: David Litowitz, Landmark Homes IlesmMengrlesm-jobs114531001 @071documentlletter-009.doc CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL Resubmittal DATE: September 7, 2010 TO: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: FILE NUMBER(s): RELATED FILE NOS.: PROTECT NAME: PROJECT ADDRESS ZONING DISTRICT. - Matthew Herrera 08-101729-00-SU None RETREAT MEADOWS 35615 3RD AVE SW RS 7.2 PROJECT DESCRIPTION: Subdivide approx 14.6 acres into 59 residential lots with road and stormwater improvements. LAND USE PERMITS: Preliminary Plat, SEPA PROJECT CONTACT: ESM CONSULTING ENGINEERS, LLC 181 333an St., Suite 210 Federal Way, WA, 98003 MATERL9LS SUBMITTED: 1. Response Letter 2. Revised Preliminary Plat (6) 3. Revised TIR (2) 4CITY Of s,,. Federal Way June 11, 2010 Eric LaBrie ESM Consulting Engineers, LLC 181 South 333rd Street, Suite 210 Federal Way, WA 98003 CITY HALL FILE 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE: FILE #08-101729-00-SU; TECHNICAL RESPONSE TO APRIL 2012010 RESUBNUTTAL Retreat Meadows Preliminary Plat, 35615 3`a Avenue SW, Federal Way Dear Mr. LaBrie: The City and jurisdictional agencies have completed review of the April 20, 2010, resubmittal of the Retreat Meadows Preliminary Plat. The re -designed 14.6-acre site layout includes 59 single-family lots and 5 tracts, stormwater facility, and street improvements. The application was submitted to the Department of Community Development Services on April 11, 2008, and deemed complete July 11, 2008. The department issued a Determination of Nonsignificance for the proposal May 13, 2009. TECHNICAL COMMENTS City staff, Lakehaven Utility District, and South King Fire & Rescue have provided the following comments below regarding your resubmittal. Please direct questions to the appropriate representative. Matthew Herrera, Planning, 253-835-2638, matt.herrera@cityoffederalway.com 1. Content & Form of Application a. Development Code — The preliminary plat is vested to Federal Way City Code (FWCC) regulations. Please replace affordable housing Federal Way Revised Code citations on the cover sheet with FWCC 22-976 and refer to and apply significant tree regulations pursuant to FWCC 22-1568 on the landscape plan. b. Right-of-way — Please provide a note detailing the total acreage dedicated for public rights -of- way - Open Space — As open space is not shown on the current layout, the applicant is required to submit a written request to Cary Roe, Director of Parks, Recreation and Cultural Services, to pay a fee in lieu of providing 15 percent of the gross land area' for onsite open space. Please provide a copy of written request as'a resubmittal component of the preliminary plat. Significant Trees — The preliminary plat is vested to significant tree regulations set forth in FWCC 22-1568 and therefore, the landscape plan is required to reflect those standards. The previous policy requires a retention/replacement policy of 25 percent. Please provide a resubmittal detailing how the subdivision will provide 25 percent retention/replacement of significant trees. 1 A credit of up to 2 percent will be given for the landscape buffer provided along SW 356 h Street. The remainder may be satisfied via fee in lieu if accepted by the Parks Director. LaB e ' June 11, 2010 Page 2 Kevin Peterson, Development Services, 253-835-2734, kevin.peterson@cityoffederalway.com Public Works Development Services cannot approve this revision for the following reasons: The project does not provide adequate on -site flow control facilities for each drainage basin. The project site (existing) is divided into 3 separate drainage basins, or `threshold discharge areas', as defined in the 1998 King County Surface Water Design Manual. The narrative in the TIR (page 4-1) asserts that 2 of these 3 threshold discharge areas (Basins A and C) reconnect within'/4 mile downstream of the site. However, the Overall Drainage Basin Map (located in the back pocket of the TIR), which also shows the off -site flow paths, would indicate, when scaled, that Basins A and C flow paths do not reconnect within %4 mile downstream, but rather on the order of 3/4 of a mile downstream. This is well beyond what the City would consider to be an allowable tolerance to allow combining the on -site flow control facility into a single pond, and therefore, we cannot support the current single pond concept. 2. Road layout — We cannot support the road layout as shown on this submittal. Comments regarding the current road layout were provided to the applicant in our response to their separate right-of-way modification request (City letter dated June 2, 2010). Additional Technical Review comments, based on this current proposal: I. The Basin B pre- and post -developed areas (Tables 4.1 and 4.2) indicate 2.22 total acres, and 0.94 total acres, respectively. The engineer shall explain the discrepancy between the pre- and post - developed areas, and indicate (citing specific sections of the KCSWDM) how portions of one threshold discharge area can be re -directed to another threshold discharge area. 2. Currently, six of the lots (18-23) are proposed to infiltrate roof runoff to individual on -site infiltration trenches. However, the grading plans indicate those lots to be in a fill area. The engineer shall provide detailed information as to how infiltration will be accomplished in a fill situation, as it is impractical to install on -site infiltration trenches at the depth required to reach the existing soils. 3. A lot layout, to scale, shall be provided on the preliminary engineering plan sheets, showing a `typical' lot that is anticipated to utilize on -site infiltration trench systems and provide all dimensions, including lot -line setbacks. This layout does not need to include a building footprint. 4. Any lots that are proposed to be provided with on -site infiltration facilities will be conditioned, under the preliminary plat approval process and with notes on the face of the plat, that no structures are to be constructed in those areas of the lots encumbered by the infiltration trenches. Those areas shall also be delineated on the face of the final plat. Sarady Long, Traffic, 253-835-2743, sarady.long@cityoffederalway.com The applicant was notified of the results of concurrency analysis and mitigation determination in a decision letter dated November 9, 2009. As of the date of this correspondence, the applicant has not retuned a signed copy of decision letter indicating which of the four options the applicant would like to pursue. Prior to scheduling a public hearing for the preliminary plat, the applicant is required to submit the signed decision letter. Ali i729 Dm I D is M Mr. LaBrie June 11, 2010 Page 3 Site plan comments are as follows: Road layout comments were provided in a separate right-of-way modification request responce letter (City letter dated June 2, 2010). 2. Road E (City Standard 3-2Y) cannot have more than four (4) dwelling units abutting the tract and shall not exceed 150' in length. Verify with South King Fire & Rescue for turnaround requirements. 3. Coordinate with Lifeway Church on future connection to Road A. If access is proposed, please show on the plan. 4. Show right-of-way dedication along SW 356th Street consistent with the Sept. 8, 2008, right-of-way modification letter. 5. Verify sight distance meets AASHTO standards by using posted speed for Road A connecting to SW 356`h Street, and Road B at I' Avenue SW if connection is made for second access. 6. Provide streetlight plans and line loss calculation for all roads. Brian Asbury, Lakehaven Utility District, 253-946-5407, basbury@lakehaven.org Regarding the submittals received by the City on 4/20/10 for the project, Lakehaven's previous comments still apply. Some brief, updated additional comments to add &/or reiterate: Developer Extension — Lakehaven has not yet received a formal Developer Extension Agreement application nor has Lakehaven's formal review of any water or sewer plans for this project commenced. 2. Water — Preliminary water line work shown on the resubmittals is generally consistent with previous Lakehaven direction, excqpt additional main extension in 3rd Avenue SW from (preliminarily) Road B north to existing main in 1" Avenue SW will be required to avoid multiple hydrants on a dead- end/single-feed mainline system Sewer — Preliminary sewer lime work shown on the resubmittals indicate extensionlconstruction of low-pressure sewer (LPS) from the site north across SW 356"' Street to existing sewer in 2"d Avenue SW just north of SW 355`h; however, as we indicated to the applicant some time ago, extension/construction of LPS mainline will be required from the site east along SW 356`' then north to existing sewer in 4`11 Avenue SW (at a point just north of SW 356`h). Chris Ingham, South King Fire & Rescue, 253-946-7244, chris.ingham@southkingfire.org The district has no comments regarding the current site layout. CLOSING The information discussed in this letter must be submitted prior to setting a public hearing date. Pursuant to F W CC 20-22, if requested information is not received within 180 days of the date of this letter application shall be deemed void and the city shall have no duty to process, review, or issue any decision. Doc I D 54371 U8-101729 Mr. LaBrie June 11, 2010 Page 4 When resubmitting, please submit six copies ofrevisedplans, one set of l lxl7 revised plans and four copies of revised reports with the enclosed resubmittal information form If you have any questions, please contact meat 253-835-2638, or matt.herrera@cityoffederalway.com Sincerely, Matthew Herrera Associate Planner enc: Bulletin 129 `Resubmittal Form' c: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue M-1017_9 Doc I D 54371 April 20, 2010 Mr. Matthew Herrera Assistant Planner City of Federal Way - City Hall PO Box 9718 Federal Way, WA 98063-9718 RE: File #08-101729-00-SU Retreat Meadows Preliminary Plat Response to Technical Comment Letter Dear Mr. Herrera: Job No.: 1453-001-007 With this letter and enclosed package of materials, ESM is submitting our response to the City's Technical Comment Letter, dated September 2, 2009. Due to the significant issues outlined in this letter and other factors, we have decided to redesign the project to be less dependent on surrounding property owners and provide a more standardized product for the eventual builder of this development. We presented the conceptual site plan of our proposed redesign at a meeting with City staff on October 6, 2009. Based on the feedback received at that meeting, we are herewith submitting a revised Preliminary Plat package, including the following: • Revised Preliminary Plat Drawing Set (6 copies) o Existing Conditions/Boundary and Topographic Survey o Preliminary Plat Site Plan o Preliminary Road, Storm and Grading Plan; and o Preliminary Landscape Plan • Revised Technical Information Report (1 copy) • 11 x 17 Reduced Preliminary Plat Drawing (1 copy) The following bullet list narrates the major changes to the preliminary plat layout: The road system layout has been revised to internalize the circulation so as not to rely on surrounding property owners for off site easements and dedications. A single access point to SW 3561h Street is proposed to align with 2ftd Avenue SW and road stubs are provided to the surrounding properties to allow for future circulation and continuation of a grid pattern of streets in this area. The expansion of 3fd Avenue SW was abandoned due to potential turning movement conflicts with both 2f1d and 4th Avenue SW. Residents currently utilizing this private road will be able to access the proposed i��TTED system to safely access SW 356th Street at a 4-way intersection. ESM Federal Way ESM Everett ESM Eastern Washington Land Planning 181 S 333rd St. Bldg C. Ste 210 1010 SE Everett Mall Way. Ste 203 2211 W Dolarway Rd, Ste 1 _and Surveying CITY 'f' rGCS Federal Way, WA 98003 Everett WA 98208 Ellensburg. WA 96926 C'S/�L Wq 253.838.6113 tel 425.297.9900 let 509.962.2608 tel 3D Laser Scanning + '+J I 800.345.5694 loll free '66.415.6144 toil free 877.962.260:loll free BUILD4NGDEPT. 153.131.7104 fax 425.297.9901 fax 509.962.2611 fax Mr. Matthew Herrera April 20, 2010 Page 2 • The east -west '/2 street previously proposed along the southern boundary of the project has been abandoned as the Federal Way School District has indicated that it is highly unlikely that they would ever construct their '/2 of the future road in this location. Furthermore, we believe that the existing grade of 1st Avenue SW, north of Illahee Middle School, and the limited sight distance available at this location contribute to the designation of this roadway as a High Collision Rate Corridor, and thus it is not conducive to a safe intersection. • The previously proposed three separate drainage facilities have all been combined into one facility located in the lowest portion of the site, near the southeast corner. This should allow for more efficient construction and maintenance. • Low -Impact drainage techniques have been applied to the few lots that naturally drain to the southwest, into an existing closed depression. These techniques include individual lot infiltration systems as the soils in this area are conducive to infiltration. • The application is no longer proposing to utilize the Cluster provisions of the code; however, the revised application is proposing to utilize the Affordable Housing regulations to reduce the minimum lot size required in the RS 7.2 zone for a total of 6 lots. • A Road Modification request will be submitted under separate cover to address minor issues identified with this revised layout. These issues include exceeding the maximum non -motorized block perimeter length, temporarily exceeding the maximum length of cul-de-sac, and temporarily providing a single connection to the existing public street system. While the majority of the comments outlined in the City's Technical Comment Letter no longer pertain to the revised layout, a few comments do still apply and have been addressed appropriately. The following is a brief description of each comment along with our response as to how it has been addressed. Planning Comments: 1. Cluster Subdivision Density - N/A 2. Ph_ asr'n_r - The proposed project is now designed with a total of 2 phases. The timing of each phase is highly dependent on future market conditions which are unknown at this time. Regardless of speculative construction plans, the timing of both phases will not exceed the maximum timing allowed by code. Development Services Comments: 1. Pond B Design - N/A 2. Pond C Desipn - N/A 3. Pond C Desion - N/A 4. Show ParcellTract Boundaries on Pond Sections - Parcel/Tract boundaries have been added to pond sections. 5. Show Side Slopes on Pond Sections - Side slopes have been shown on pond sections. Mr. Matthew Herrera April 20, 2010 Page 3 6. Pond Walls - N/A 7. Interior Pond Dividers - Interior pond dividers will meet the code requirements for wetponds. 8. Pond Wall Design - N/A 9. Street Sections - N/A 10. Off -Site Easements and Agreements - N/A If you have any further comments or questions please contact me immediately. Sincerely ESM CONSULl1NG ENGINEERS, LLC ERIC G. LaBRIE, A.I.C.P. Vice President/Director of Planning Enclosures CC: David Litowitz, Landmark Homes Ilesm8lengrlesm-jobs11453100110071docu mentlletter-004.doc CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL Resubmittal DATE: April 21, 2010 TO: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planning Engineer Scott Sproul, Assistant Building Official Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue Comments: FILE NUMBER(s): RELATED FILE NOS.. PROJECT NAME: PROJECT ADDRESS. ZONING DISTRICT: Matthew Herrera Please provide comments by May 20, 2010 08-101729-00-SU None RETREAT MEADOWS 35615 3RD AVE SW RS 7.2 PROJECT DESCRIPTION: Subdivide approx 14.6 acres into 60 residential lots (RS 7.2) along with access roads, open spaces and stormwater facilities. Project has been significantly redesigned. LAND USE PERMITS: Preliminary Plat and SEPA Threshold Determination PROJECT CONTACT: MATERIALS SUBMITTED: 1. TIR 2. Revised Plan Set Eric LaBrie ESM CONSULTING ENGINEERS, LLC 181 333RDST Suite210 Federal Way WA 98003 r 5309 Shilshole Avenue NW www.adolfa Suite 200 Seattle, WA 98107 206.789.9658 phone 206.789.9684 fax RECEIVED BY CMUN19Y QEVEiAPMEPi i DEPARTMENT July 3, 2008 Matthew Herrera City of Federal Way Department of Community Development Services PO BOX 9718 Federal Way, WA 98063 Subject: File #08-101306-SU, Lifeway Church Wetland Status Verification Dear Matthew: JUL 0 7 2008 ESA Adolfson is pleased to present our review of the Lifeway Church wetland reports submitted to the City of Federal Way (City) for Barbara Napier. The subject property is located at 119 SW 356"' Street in Federal Way, Washington. Several small residential buildings are located on the northern half of the subject property, with the southern half composed of mixed deciduous -coniferous forest. The Federal Way Wetland Inventory (Federal Way, 2007) identifies one wetland, 30-214-143, along the southern portion of the subject property. The purpose of this review is to verify the status of Wetland 30-21-4-143. Review comments included in this letter are based on regulatory requirements presented in the Federal Way Municipal Code (FWMC) Chapter 22, Title XIV — Critical Areas, a review of materials submitted by the City on June 16, 2008, and a site visit conducted by ESA Adolfson biologists on June 23, 2008. Document Review For this review, ESA Adolfson evaluated the following materials received from the City on June 16, 2008: Wetland Determination Letter (B-Twelve Associates, Inc., October 29, 1998) a Wetland Determination Letter (B-Twelve Associates, Inc., July 25, 2003) • Wetland Determination Letter (Sewall Wetland Consulting, Inc., undated) a Zoning Map No. 94 (Federal Way, July 2007) The Wetland Determination Letter dated October 29, 1998 refers to parcels located to the west of the subject property, between 2id Ave SW and 3'd Ave SW (Attachment 1). Wetland 30-21-4-143 is not mentioned in the letter. The July 25, 2003 Wetland Determination Letter investigated the adjacent parcels to the west of the subject property (Attachment 1). The report mentions the presence of an off -site wetland to the east, in the area of Wetland 30-21-4-143, and indicates that the wetland was flagged along its southern edge in an area that appeared to be recently cleared. According to the July 2003 letter, the wetland extended to the north (on the subject property) beyond the wetland flagging. The undated Wetland Determination Letter describes the results of a field investigation of the subject property, conducted on March 26, 2008 (Attachment 1). The letter mentions historic logging and land grading activities on the property, but notes that the southern forested portion has remained undisturbed for several years. Soil pits EXPONT PAGE t IGF 3 -'SAAdolf son Lifeway Church Wetland Status Verification July 3, 2008 Page 2 excavated in the area of Wetland 30-214-143 had bright chromas (3 and 4) and were dry during the March 26, 2008 site visit; no wetland was found. Field Visit A site visit was conducted by ESA Adolfson biologists Laura Brock and Rachel Hulscher on June 23, 2008 to verify the status of Wetland 30-21 4-143. During the site visit, ESA Adolfson observed that the southern portion of the property slopes down to the south and is forested with a mix of deciduous and coniferous trees, dominated by Douglas fir (Pseudotsuga menziesii, FACU) and red alder (Almus rubra, FAC). Salmonberry (Rubus spectabilis, FAC+) and stinging nettle (Urtica dioica, FAC+) dominate the understory, with patches of swordfam (Polystichum munitum, FACU) interspersed. Uneven, hummocky terrain and degrading tree stumps suggest historic disturbance, such as logging and grading. However, the presence of large trees and dense understory indicates that the property has been undisturbed for several years. During the site visit, a small depression was observed in the area where Wetland 30-21 4-143 is mapped. No wetland boundary flagging was observed; however, ESA Adolfson biologists located the Sewall data plot (DP- 1). Stinging nettle and salmonberry were the dominant vegetation at the time of the site visit, with large red alders surrounding the area. Soils throughout the depression and adjacent to the Sewall data plot were examined. ESA Adolfson biologists observed loamy sands and sandy loamy with bright chromas (3 and 4) below the first layer of soil. Soils were also dry throughout, and there were no other hydrologic indicators (e.g. water marks, drift lines, oxidized rhizospheres, etc.) observed during the June 23, 2008 site visit. Conclusions and Recommendations Based on the conditions ESA Adolfson observed during the June 23, 2008 site visit, and information contained in the wetland determination letters provided by the City, especially the undated letter from Sewall Wetland Consulting, Inc. describing conditions in the early growing season of 2008, we agree that the area where Wetland 30-214-143 is mapped does not meet hydric soil or wetland hydrologic criteria, and therefore is not a regulated wetland according to FWMC Chapter 22, Title XIV. No further investigation is recommended at this time. Sincerely, ESA Adolfson, Inc. Laura Brock, Project Scientist cc: Lizzie Zemke, Project Manager Attachment 1: Site Map Er AGiE�.�� 0 Area Investigated during 1998 Field Visit ( "" (B-Twelve Associates) Area Investigated during 2003 Field Visit (B-Twelve Associates) .s - ` a•• q_ RS7.2 - g1A13mm 91r 57,E j Ytarf ---• k � Site .._� ae� 457.2 �ow, c,raga H�L arc a�aa nn earb s3ma 7.2 5 WO n � Area Mapped as Wetland Arm 30-214-143 -- - xCw= >r m:a, `�M�l16TM15� - asru x.c� vac Attachment 1: Site Map (Federal Way Wetland and Zoning Map, 2007) EXPaOIT CITY [3P Federal Way Parks and Facilities Division Date: February 7, 2011 To: Matt Herrera, Associate Planner From: Stephen Ikerd, Parks & Facilities Manager Subject: Fee -in -Lieu approval Following consideration of the open space and recreation requirements of Federal Way City Code 20-156, the parks dept. accepts the applicant's fee -in -lieu of open space proposal for the Retreat Meadows subdivision; (08-101729-00- SU). It is understood that at the time of this request the fee -in -lieu is calculated at 14.02% of $745,000 (2011 assessed land value of existing undivided parcels) for a total fee of $104, 449, which could change at the time of final processing. CC: Cary M. Roe, P.E., Director of Parks, Public Works and Emergency Management. PACE1-OF'r PUBLIC WORKS DEPARTMENT CITY OF 33325 8'h Avenue South Federal Way PBox 9718 Federal Way 9 WA 8063-9718 11r 253-835-2700; Fax 253-835-2709 www.c i tv o ffcdera V wav . cc m CA PACITY.RESE RVE CERTIFICATE (CRC) This CONCURRENCY DETERMINATION is made this 291" day ofNovember 2010, by the City of Federal Way (COFW), a political subdivision of the State of Washington (hereinafter called the "City"). WHEREAS, the developer intends to develop the property described as Retreat Meadows reviewed under City file CN Number(s)10-104696-00 CN (hereinafter called the "development"); and WHEREAS, RCW 36.70A requires that the City adopt and enforce ordinances which prohibit development approval if the development causes the level of service on a transportation facility to decline below the standards adopted in the comprehensive plan, unless transportation improvements or strategies to accommodate the impacts of the development are made concurrent with the development; and WHEREAS, the City adopted its comprehensive plan in November 1995; and WHEREAS, Chapter 19 of the COFW Revised Code was amended by the creation of Chapter 19.90 Division III on June 10, 2006 by Ordinance 06-525 effective January 1, 2007; and NOW, THEREFORE, a concurrency certificate is issued for the development of 59 Single Family Residential lots based on the facts and conditions set forth herein. Development Parameters This CONCURRENCY DETERMINATION is based on the following development: Development type: Single Family Residential Development size: 59 Lots Property address: Unknown Federal Way, WA Parcel No. (s): 302104-9021, 302104-9058, 302104-9082 and Southern Half of 302104-9020 Number of New PM Peak Hour Vehicles Trips Generated: 61 Validity of Concurrency Determination This CAPACITY RESERVE CERTIFICATE is valid only for the specific development approval consistent with the development parameters and the City file number contained within this certificate. If the development is changed, expired, cancelled or withdrawn, it will be subjected to reevaluation for concurrency purposes. Terms of the Capacity Reserve Certificate This CAPACITY RESERVE CERTIFICATE is valid until the underlying development permit expires, is withdrawn or cancelled, whichever occurs first. Approved By: 4;4� _ Date: 2-9 Otto v zv 1 [.a Printed Name: Richard A. Perez, RE Title: City Traffic Engineer EVLAPIMir PACE-1-OF r ti CITY OF � Federal Way December 7, 2010 Landmark Homes, Inc. Mr. David Litowitz PO Box 26116 Federal Way, WA 98093 Re: 10-104696-00-CN, Retreat Meadows Concurrency Decision CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com The Public Works Traffic Division has completed the concurrency test for the subject project, consisting of 59 Single Family Residential lots. A traffic concurrency test summary is attached for your review. Based on the submitted information, the PW Traffic Division made the following determinations: ❑ Approved. All intersections impacted by one or more weekday evening peak hour trips from the proposed development would meet. the City of Federal Way LOS standards with programmed improvements. A Capacity Reserve Certificate (CRC) for the project is attached. The CRC certificate allows your project to proceed with other applicable permit processes. The CRC is valid until the development permit expires, is withdrawn or canceled whichever occur first. 'nie. CRC cannot be sold or transferred to property not included in the legal description provided by the applicant in the application for a CRC. If you have any questions or need additional information, please feel free to contact me at (253) 835-2743 or sarad .long r7cit offederwa .com. Sincerely, Sarady Lon Senior Transpi SL:su cc: Project File Day File Engineer L:\DEPTNPVATRA\Concurrency\10104696-RetreatMeadows\Approved CN Determination Letter 15Nov2010.doc EXFIPIT PAGEOF 3 .2kCITY OF ., Federal Way Public Works Department 33325 8th Avenue South - PO Box 9718 Federal Way WA 98063-9718 253-835-2607; Fax 253-835-2609 www.cityoffederMway.com TRAFFIC CONCURRENCY TEST SUMMARY APPLICATION NO. Project Name Property Address/Location Parcel Number(s) Project Description 10-104696-00-CN Retreat Meadows Unknown 302104-9021. -9058. -9082 and Southern half of 302104-9020 Construct 59 Single Family residential lots Date: November 15, 2010 Based on the traffic distribution, intersections impacted by at least one or more evening peak hour trips were analyzed for meeting concurrency LOS standards (v/c less than 1.0 with LOS E) consistent with the City of Federal Way Transportation Concurrency Management code as described in FWRC 19.90. Table 1 below shows a summary ofthe LOS analysis for the study intersections with V/C ratio above 0_60 at the anticipated build -out year, Where a performance measure does not apply to the entire intersection, the table shows the measure for the worst movement of the intersection, For all other study intersections and detailed LOS calculation, please contact the Public Works Traffic Division, Note: Any than es to the devcln ment project that re uire additional review ►rill he billed on on hourly boo . Table 1: Concurrency Level of Service (LOS) All intersections met the City of Federal Way LOS standards: Yrs Ycs I,or Slaff -Ise Onl►: Coneurrency Test Result: Passed: -6;:_ Fail: If "Fail", identify intersections and possible mitigation: 1 Concurrency Test performed by: Kati k_Date 4 ` CIQ L:\DEPT\PW\TRA\Concurrency\10104696_Retreat Meadows\2014 Traffic Concurrency Test Summary PAGE M Sya,,a� r r i a I.. s S1v 355rri P if <.• t 'l S'�4 35Fa7if ry •i .i � �,'• *� ' � }i.� 1 aY��I -:-'y -- �-- - -ice.. •,� ,F.�-� F ...� ■ u • _ � � � - _ � � �"° � ,` � 1 � '�"s---�I ,• `'� �, ,(.� �,� ;; ,, tom' ylS�,` 1 • � � � - � � ! � { ,;.;_• . � �`�, � � � _ � `� � � i ; f ' • r. �, �+• .�t�ir �`-� III �I � � � `�• '�. - ��f � _ / �� rJ�,� ~',� \ s Ili {� �` `rl �`/1'•`]�, ��,1 J Zf •� � � f � � -��,;, a� 7 � �.t •� '-+� y_ r ,�j �' :.� �� '+� � •y L - �I' I 5 f _ r ' rr �7 �j ` � � 7 � 1+'1`) f �j �� � ll�S � � S � � � /\ � � �• �� y i l` �w f��i- - -�'- •�-,� r ��. -i' ~ Fed � � 4 +� �I i • � f � � � 5 �.. I � �4.� • � � + .r •., � � � � � � i'r� . �''`�� ` ' `. If f. IT w@ _ . • • STEWART TITLE Subdivision Guarantee Guarantee No.: SG-2631-12315 GUARANTY COMPANY RESUBMITTED JUN 2 7 2008 Fee: $350.00 Effective Date: June 6, 2008 at 8:00 AM CITY OF FEDERAL WAY Order Number: 208167927 BUILDING DEPT. The County of KING and any City within which said subdivision is located in a sum not exceeding $1,000.00 That, according to those public records which, under the recording laws, impart constructive notice of rnatters affecting the title to the land included within the exterior boundary of said Subdivision Guarantee, the Only parties haying any record title interest in said land whose signatures are necessary, under the requirements of the Subdivision Map Art, on the certificates consenting to the retardation of said map and offering for dedication any streets, roads, avenues and other easements offered for dedication as shown in Subdivision Guarantee. Signed under seal for the Company, but this Guarantee is to be valid only when it bears an authorized countersignature. Countersigned by: stewart ut um'Zk yunrs+tY company Senior Chairman of the Board Authorized Countersignature `4 Wr•. Stewart Title Seattle Chairman of the Board Company SEATAC, Washington City, State President I Guarantee Serial No. SG-2631-12315 In writing this company please address it at P.O. Box 2029, Houston, Texas 77252, and refer to the printed Serial Number. SUBDIVISION GUARANTEE Guarantee No.: SG-2631-12315 Order Number: 208167927 Effective Date: June 6, 2008 at 8:00 AM Subdivision Guarantee: $350.00 Sales Tax: $31.50 Total: $ 381.50 OWNERS: 356TH STREET MANAGMENT, LLC, A WASHINGTON LIMITED LIABILITY COMPANY, AS TO PARCELS A, B AND C AND NEHEMIAH GROUP, L.L.C., A WASHINGTON LIMITED LIABILITY COMPANY, AS TO PARCEL ❑ LEGAL DESCRIPTION: See Attached Exhibit A _ SUBJECT TO: 1. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: APRIL 26, 1977 RECORDING NO.: 7704260766 IN FAVOR OF: PUGET SOUND POWER AND LIGHT COMPANY, A WASHINGTON CORPORATION FOR: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM AFFECTS: A PORTION OF PARCEL D. 2_ EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: JULY 17, 1980 - RECORDING NO.: 8007170518 IN FAVOR OF: PUGET SOUND POWER AND LIGHT COMPANY, A WASHINGTON CORPORATION FOR: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM AFFECTS: THE EAST 30 FEET OF THE NORTH 150 FEET OF PARCEL C EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: OCTOBER 16, 1989 RECORDING NO.: 8910160169 IN FAVOR OF: KING COUNTY FOR: CONSTRUCT UTILITIES AND MAKE SLOPES FOR CUTS AND FILLS AFFECTS: A PORTION OF PARCEL B AS DESCRIBED THEREIN 4. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: OCTOBER 27, 1989 RECORDING NO.: 8910271553 IN FAVOR OF: KING COUNTY FOR: SLOPES AND UTILITIES AFFECTS: A PORTION OF PARCEL D. Guarantee No: SG-2631-12315 ��e Y Y cq rt tine guaranty company SUBDIVISION GUARANTEE 5. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: OCTOBER 24, 1989 RECORDING NO.: 8910241011 IN FAVOR OF: KING COUNTY, WASHINGTON FOR: CONSTRUCT UTILITIES AND MAKE SLOPES FOR CUTS AND FILLS AFFECTS: A PORTION OF PARCEL C AS DESCRIBED THEREIN EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: JANUARY 10, 1990 RECORDING NO.: 9001100188 IN FAVOR OF: KING COUNTY, WASHINGTON FOR: WALL AND UTILITIES AFFECTS: A PORTION OF PARCEL A AS DESCRIBED THEREIN 7_ EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: INGRESS, EGRESS AND UTILITIES AREA AFFECTED: THE EAST 15 FEET OF PARCEL C DISCLOSED BY: INSTRUMENT RECORDED UNDER RECORDING NUMBER 9108151496 8. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: AUGUST 19, 1991 RECORDING NO.: 9108190218 FOR: INGRESS, EGRESS AND UTILITIES AFFECTS: EASTERN PORTION OF PARCEL C AS DESCRIBED THEREIN 9. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: OCTOBER 5, 1992 RECORDING NO.: 9210050868 IN FAVOR OF: PUGET SOUND POWER AND LIGHT COMPANY, A WASHINGTON CORPORATION FOR: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM AFFECTS: A RIGHT OF WAY 10 FEET IN WIDTH HAVING 5 FEET OF SUCH WIDTH ON EACH SIDE OF THE CENTERLINE OF GRANTEE'S FACILITIES AS CONSTRUCTED OR TO BE CONSTRUCTED, EXTENDED OR RELOCATED, LYING WITHIN THE WEST 30 FEET OF THE NORTH 500 FEET OF PARCEL B Guarantee No: SG-2631-12315 �SteWary title g #Y SUBDIVISION GUARANTEE 10. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: FEBRUARY 10, 1993 RECORDING NO.: 9302100443 IN FAVOR OF: WASHINGTON NATURAL GAS COMPANY, A WASHINGTON CORPORATION FOR: GAS PIPELINES AFFECTS: THE WEST 30 FEET OF PARCEL B 11. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: APRIL 14, 1993 RECORDING NO.: 9304141843 IN FAVOR OF: U.S. WEST COMMUNICATIONS, INC. A COLORADO CORPORATION FOR: TELECOMMUNICATIONS FACILITIES AFFECTS: AN EASEMENT 10 FEET WIDE, 5 FEET ON EACH SIDE OF THE CENTERLINE AS PLACED ON PARCELB 12. AGREEMENT TO RECONSTRUCT DRIVEWAYS AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: VERNON A_ VANDELAC AND JOANNE M. VANDELAC, HIS WIFE AND: KING COUNTY RECORDED: OCTOBER 27, 1989 RECORDING NUMBER: 8910271554 AFFECTS: A PORTION OF PARCEL D. 13. AGREEMENT TO CONSTRUCT DRIVEWAY AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: GRANT H. RICH AND LARRAINE E. RICH AND: KING COUNTY, WASHINGTON RECORDED: JANUARY 10, 1990 RECORDING NUMBER: 9001100186 AFFECTS: PARCEL A 14. AGREEMENT TO RECONSTRUCT DRIVEWAY AND THE TERMS AND CONDITIONS THEREOF. - BETWEEN: JOHN H. TALEN, A SINGLE MAN AND: KING COUNTY, WASHINGTON RECORDED: OCTOBER 24, 1989 RECORDING NUMBER: 8910241012 AFFECTS: PARCEL C 15. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON SAID PREMISES FOR S.W. 356T" STREET AS GRANTED BY DEED RECORDED OCTOBER 16, 1989 UNDER RECORDING NO. 8910160168. AFFECTS: PARCEL B Guarantee No: SG-2631-12315 �stewart tale guaranty company SUBDIVISION GUARANTEE 16. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON SAID PREMISES FOR S.W. 356TH STREET AS GRANTED BY DEED RECORDED OCTOBER 24, 1989 UNDER RECORDING NO. 8910241010. AFFECTS: PARCELC 17. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON SAID PREMISES FOR 356T" STREET AS GRANTED BY DEED RECORDED JANUARY 10, 1990 UNDER RECORDING NO. 9001100184. AFFECTS: PARCEL A 18. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON SAID PREMISES FOR SOUTHWEST 356T" STREET AS GRANTED BY DEED RECORDED OCTOBER 27, 1989 UNDER RECORDING NO. 8910271552. AFFECTS: PARCEL D. 19. GENERAL TAXES. THE FIRST HALF BECOMES DELINQUENT AFTER APRIL 30TH THE SECOND HALF BECOMES DELINQUENT AFTER OCTOBER 31ST YEAR: 2008 AMOUNT BILLED: $6,083.11 AMOUNT PAID: $3,041.66 AMOUNT DUE: $3,041.55, PLUS INTEREST AND PENALTY, IF DELINQUENT LEVY CODE. 1205 TAX ACCOUNT NO.: 302104-9020-02 ASSESSED VALUATION: LAND: $369,000.00 IMPROVEMENTS: $168,000.00 AFFECTS: PARCEL D NOTE: KING COUNTY TREASURER, 500 4' AVENUE, 6TH FLOOR ADMIN. BLDG., SEATTLE, WA 98104 (206) 296-7300 WEB ADDRESS: http://webapp.metrokc.gov/KCTaxinfo/. 20. FACILITY CHARGES, IF ANY, INCLUDING BUT NOT LIMITED TO HOOK-UP, OR CONNECTION CHARGES AND LATECOMER CHARGES FOR WATER OR SEWER FACILITIES OF WATER DISTRICT NO. 124 AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 8106010916. 21. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: 356TH STREET MANAGMENT, LLC, A WASHINGTON LIMITED LIABILITY COMPANY TRUSTEE: FIRST FINANCIAL DIVERSIFIED CORPORATION BENEFICIARY: EXECUTIVE HOUSE, INC. AMOUNT: $1,120,000.00 DATED: AUGUST 22, 2006 RECORDED: SEPTEMBER 1, 2006 RECORDING NO.: 20060901001373 AFFECTS: PARCELS A, B AND C Guarantee No: SG-2631-12315 step w ret title :g iaranty company SUBDIVISION GUARANTEE 22. ASSIGNMENT OF LEASES AND/OR RENTS AND THE TERMS AND CONDITIONS THEREOF: ASSIGNOR: 356TH STREET MANAGMENT, LLC, A WASHINGTON LIMITED LIABILITY COMPANY ASSIGNEE: EXECUTIVE HOUSE, INC. DATED: AUGUST 9, 2006 RECORDED: SEPTEMBER 1, 2006 RECORDING NO.: 20060901001374 AFFECTS: PARCELS A, B AND C Guarantee No: SG-2631-12315 �s� ft wa tale guararity,compahy SUBDIVISION GUARANTEE 23. FINANCING STATEMENT. DEBTOR: 356TH STREET MANAGMENT, LLC, A WASHINGTON LIMITED LIABILITY COMPANY CREDITOR: FIRST SAVINGS BANK OF RENTON RECORDING NO.(S): 20060901001375 AFFECTS: PARCELS A, B AND C NOTE A: GENERAL TAXES FOR THE YEAR 2008 WHICH HAVE BEEN PAID. AMOUNT: $6,193.98 LEVY CODE: 1205 TAX ACCOUNT NO.: 302104-9021-01 ASSESSED VALUATION: LAND: $237,000.00 IMPROVEMENTS: $310,000-00 AFFECTS: PARCEL A NOTE B: GENERAL TAXES FOR THE YEAR 2008 WHICH HAVE BEEN PAID. AMOUNT: $7,298.94 LEVY CODE: 1205 TAX ACCOUNT NO.: 302104-9058-07 ASSESSED VALUATION: LAND: $207,000.00 IMPROVEMENTS: $439,000.00 AFFECTS: PARCEL B NOTE C: GENERAL TAXES FOR THE YEAR 2008 WHICH HAVE BEEN PAID. AMOUNT: $3,045.51 LEVY CODE: 1205 TAX ACCOUNT NO.: 302104-9082-07 ASSESSED VALUATION: LAND: $ 77,000.00 IMPROVEMENTS: $188,000.00 AFFECTS: PARCEL C NOTE D: THE FOLLOWING ARE THE FIRST DEEDS FOR PARCELS A, B, C AND D PRIOR TO 1972: DEED: RECORDED: RECORDING NO.: GRANTOR: GRANTEE: AFFECTS: REAL ESTATE CONTRACT: RECORDED: RECORDING NO.: GRANTOR: Guarantee No: SG-2631-12315 MARCH 27, 1953 4327860 CLAUDE SEWELSON AND LOUISE SEWELSON EARL J. HAUGENESS AND PRISCILLA HAUGENESS PARCEL A: SEPTEMBER 13, 1962 5478877 RAY E. CRAWFORD AND KATHRYN M. CRAWFORD, HIS WIFE ,,stewart title guaranty company SUBDIVISION GUARANTEE GRANTEE: CHARLES A. FLORY AND GLADYS E. FLORY, HIS WIFE AFFECTS: PARCEL B: DEED: RECORDED: DECEMBER 24, 1957 RECORDING NO.: 4860689 GRANTOR: LOUISE A. SEWELSON, AS HER SEPARATE ESTATE, ALSO APPEARING OF RECORD AS LOUISE M. SEWELSON GRANTEE: CHARLEY A. FLORY AND GLADYS E. FLORY, HIS WIFE AFFECTS: PARCEL C: DEED: RECORDED. OCTOBER 24, 1949 RECORDING NO_: 3950782 GRANTOR: LAWRENCE R. PRICE AND IRVA JEAN PRICE, HIS WIFE GRANTEE: V. A. VANDELAC AFFECTS: PARCEL D Guarantee No: SG-2631-12315 ewart tltfe•guaranty company SUBDIVISION GUARANTEE The Company's liability for this report is limited to the compensation received. This report is based on the Company's property records, and no liability is assumed for items misindexed or not indexed in the public records, or for matters which would be disclosed by an inquiry of parties in possession or by an accurate survey or inspection of the premises. This report and the Legal description given herein are based upon information supplied by the applicant as to the location and identification of the premises in question, and no liability is assumed for any discrepancies resulting therefrom_ This report does not represent either a commitment to insure title, an examination of or opinion as to the sufficiency or effect of the matters shown, or an opinion as to the marketability of title to the subject premises. I certify this is a true accurate reflection of those documents on file at the King County Court House, Seattle, Washington as of the date and time referenced above. Don Peters bs Guarantee No: SG-2631-12315 ��te' w rart title guaranty company SUBDIVISION GUARANTEE AND EXCEPT THE WEST 30 FEET THEREOF; AND EXCEPT THE NORTHERLY 12 FEET CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NUMBER 8910241010. PARCEL D: THE WEST HALF OF THE EAST HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 30, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 30 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD PURPOSES BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 698895. AND EXCEPT THAT PORTION CONVEYED TO KING COUNTY FOR ROAD AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 8910271552. Guarantee No: SG-2631-12315 st - _ `art title guarantycompany SUBDIVISION GUARANTEE Exhibit A LEGAL DESCRIPTION File Number: 208167927 PARCEL A. THE WEST HALF OF THE EAST HALF OF THE WEST HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 30, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION WITHIN LIBO ROAD AND SOUTHWEST 35e" STREET; AND EXCEPT THAT PORTION THEREOF CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NUMBER 9001100184. PARCEL B: THE EAST HALF OF THE EAST HALF OF THE WEST HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 30, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 300 FEET THEREOF; AND EXCEPT PORTION CONVEYED TO KING COUNTY FOR SOUTHWEST 356T" STREET (LIBO ROAD) BY DEEDS RECORDED UNDER RECORDING NUMBERS 698892 AND 2760469; TOGETHER WITH THE WEST 30 FEET OF THE NORTH 300 FEET OF SAID EAST HALF OF THE EAST HALF OF THE WEST HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 30, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT PORTION CONVEYED TO KING COUNTY FOR NORTHWEST 356T" STREET (LIBO ROAD) BY DEEDS RECORDED UNDER RECORDING NUMBERS 698892, 2760469 AND 8910160168; TOGETHER WITH AN EASEMENT FOR INGRESS AND EGRESS AS DELINEATED IN DOCUMENT RECORDED AUGUST 19, 1991 UNDER RECORDING NUMBER 9108190218. PARCEL C: THE NORTH 300 FEET OF THE EAST HALF OF THE EAST HALF OF THE WEST HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 30, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 30 FEET THEREOF FOR ROAD; Guarantee No: SG-2631-12315 r stewca-wt title guaranty company Stewart :r ORDER NO: 208167927 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 or 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. RECEIVED 0 5T �d17-Iv4- C, 0 a S R 11 ZOOS CITY OF FEDERAL WAYS", i 18000 International Boulevard South, Suite 510 stewart oyc � PPS SeaTac, Washington 98188 206-770-8700 ♦ 888-896-1443 title fax 206-770-8703 ♦ 253-882-2033 356TH STREET MANAGMENT, LLC PO BOX 26116 FEDERAL WAY , WA 98093 ORDER NUMBER: 206134060 FINAL TITLE POLICY ENCLOSED THANK YOU FOR USING STEWART TITLE TA Owner's Policy 1992 POLICY OF TITLE INSURANCE ISSUED BY STEWART TITLE GUARANTY COMPANY SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE EXCEPTIONS FROM COVERAGE CONTAINED IN SCHEDULE B AND THE CONDITIONS AND STIPULATIONS, STEWART TITLE GUARANTY COMPANY, a Texas corporation, herein called the Company, insures, as of Date of Policy shown in Schedule A, against loss or damage, not exceeding the Amount of Insurance stated in Schedule A, sustained or incurred by the insured by reason of: 1. Title to the estate or interest described in Schedule A being vested other than as stated therein; 2. Any defect in or lien or encumbrance on the title; 3. Unmarketability of the title; 4. Lack of a right of access to and from the land; The Company will also pay the costs, attorneys' fees and expenses incurred in defense of the title, as insured, but only to the extent provided in the Conditions and Stipulations. IN WITNESS WHEREOF, Stewart Title Guaranty Company has caused this policy to be signed and sealed by its duly authorized officers as of the date of policy shown in Schedule A �stVQQ w title guaranty company n � MA, cne��e of cna aeeTa �: � —*— ra.; p,zs,asnc .tF%AS w 'countersigned: Wthorized Signatory STEWART TITLE SEATAC, Washington EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricifng, regulating, prohibiting or relating to (t) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting From a violation or alleged violation affecting the land has been recorded In the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice cf the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. 4. Any claim, which arises out of the transaction vesting in the Insured the estate or interest insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: (a) the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer; or (b) the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: (I) to timely record the instrument of transfer; or (ii) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor Page 1 of Policy Serial No.: 0-9701-33091 1. DEFINITION OF TERMS. The following terms when used in this policy mean: (a) "insured": the insured named in Schedule A, and, subject to any rights or defenses the Company would have had against the named insured, those who succeed to the interest of the named insured by operation of law as distinguished from purchase including, but not limited to, heirs, distributees, devisees, survivors, personal representatives, next of kin, or corporate or fiduciary successors. (b "insured claimant": an insured claiming loss or damage. (c "knowledge" or "known": actual knowledge, not constructive knowledge or notice which may be imputed to an insured by reason of the public records as defined in this policy or any other records which impart constructive notice of matters affecting the land. (d) "land": the land described or referred to in Schedule A, and improvements affixed thereto which by law constitute real property. The term "land" does not include any property beyond the lines of the area described or referred to in Schedule A, nor any right, title, interest, estate or easement in abutting streets, roads, avenues, alleys, lanes, ways or waterways, but nothing herein shall modify or limit the extent to which a right of access to and from the land is insured bythis policy. (a) "mortgage": mortgage, deed of trust, trust deed, or other security instrument (f) "public records": records established under state statutes at Date of Policy for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. With respect to Section 1 (a)(iv) of the Exclusions From Coverage. 'public records" shall also include environmental protection liens filed in the records of the clerk of the United States district court for the district in which the land is located. (g) "unmarketability of the title": an alleged or apparent matter affecting the title to the land, not excluded or excepted from coverage, which would entitle a purchaser of the estate or interest described in Schedule A to be released from the obligation to purchase by virtue of a contractual condition requiring the delivery of marketable title. 2. CONTINUATION OF INSURANCE AFTER CONVEYANCE OF TITLE. The coverage of this policy shall continue in force as of Date of Policy in favor of an insured only so long as the insured retains an estate or interest in the land, or holds an indebtedness secured by a purchase money mortgage given by a purchaser from the insured, or only so long as the insured shall have liability by reason of covenants of warranty made by the insured in any transfer or conveyance of the estate or interest. This policy shall not continue in force in favor of any purchaser from the insured of either (1) an estate or interest in the land, or (ii) an indebtedness secured by a purchase money mortgage given to the insured. 3. NOTICE OF CLAIM TO BE GIVEN BY INSURED CLAIMANT. The insured shall notify the Company promptly in writing (1) in case of any litigation as set forth in Section 4(a) below, (ii) in case knowledge shall come to an insured hereunder of any claim of title or interest which is adverse to the title to the estate or interest, as insured, and which might cause loss or damage for which the Company may be liable by virtue of this policy, or (iii) if title to the estate or interest, as insured, is rejected as unmarketable. If prompt notice shall not be given to the Company, then as to the insured all liability of the Company shall terminate with regard to the matter or matters for which prompt notice is required; provided, however, that failure to notify the Company shall in no case prejudice the rights of any insured under this policy unless the Company shall be prejudiced by the failure and than only to the extent of the prejudice. 4. DEFENSE AND PROSECUTION OF ACTIONS; DUTY OF INSURED CLAIMANT TO COOPERATE. (a) Upon written request by the insured and subject to the options contained in Section 6 of these Conditions and Stipulations, the Company, at its own cost and without unreasonable delay, shall provide for the defense of an insured in litigation in which any third party asserts a claim adverse to the title or interest as insured, but only as to those stated causes of action alleging a defect, lien or encumbrance or other matter insured against by this policy. The Company shall have the right to select counsel of its choice (subject to the right of the insured to object for reasonable cause) to represent the insured as to those stated causes of action and shall not be liable for and will not pay the fees of any other counsel. The Company will not pay any fees, costs or expenses incurred by the insured in the defense of those causes of action which allege matters not insured against by this policy. (b) The Company shall have the right, at its own cost, to institute and prosecute any action or proceeding or to do any other act which in its opinion may be necessary or desirable to establish the title to the estate or interest, as insured, or to prevent or reduce loss or damage to the insured. The Company may take any appropriate action under the terms of this policy, whether or not it shall be liable hereunder, and shall not thereby concede liability or waive any provision of this policy. If the Company shall exercise it rights under this paragraph, it shall do so diligently. (c) Whenever the Company shall have brought an action or interposed a defense as required or permitted by the provisions of this policy, the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right, in its sole discretion, to appeal from any adverse judgment or order. (d) In all cases where this policy permits or requires the Company to prosecute or provide for the defense of any action or proceeding, the insured shall secure to the Company the right to so prosecute or provide defense In the action or proceeding, and all appeals therein, and permit the Companyto use, at its opton, the name of the Insured for this purpose. Whenever requested by the Company, the insured, at the Company's expense, shall give the Company all reasonable aid (i) in any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or proceeding, or effecting settlement, and (ii) in any other lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or Interest as insured. If the Company is prejudiced by the failure of the insured to furnish the required cooperation, the Company's obligations to the insured under the policy shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation, with regard to the matter or matters requiring such cooperation. 5. PROOF OF LOSS OR DAMAGE. In addition to and after the notices required under Section 3 of these Conditions and Stipulations have been provided the Company, a proof of loss or damage signed and sworn to by the insured claimant shall be furnished to the Company within 90 days after the insured claimant shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the defect in, or lien or encumbrance on the title, or other matter insured against by this policy which constitutes the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the insured claimant to provide the required proof of loss or damage, the Company's obligations to the Insured under the policy shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation, with regard to the matter or matters requiring such proof of loss or damage. In addition, the insured claimant may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Policy, which reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the insured claimant shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect and copy all records, books, ledgers, checks, correspondence and memoranda in the custody or control of a third party, which reasonably pertain to the loss or damage. All information designated as confidential by the insured claimant provided to the Company pursuant to this Section shell not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the insured claimant to submit for examination under oath, produce other reasonably requested information or grant permission to secure reasonably necessary information from third parties as required in this paragraph shall terminate any liability of the Company under this policy as to that claim. 6. OPTIONS TO PAY OR OTHERWISE SETTLE CLAIMS; TERMINATION OF LIABILITY. In case of a claim under this policy, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Insurance. To pay or tender payment of the amount of insurance under this policy together with any costs, ahomeys' fees and expenses incurred by the insured claimant, which were authorized by the Company, up to the time of payment or tender of payment and which the Company is obligated to pay. Upon the exercise by the Company of this option, all liability and obligations to the insured under this policy, other than to make the payment required, shall terminate, including any liability or obligation to defend, prosecute, or continue any litigation, and the policy shall be surrendered to the Company for cancellation. (b) To Pay or Otherwise Settle With Parties Other than the Insured or With the Insured Claimant. (I) to pay or otherwise settle with other parties for or in the name of an insured claimant any claim insured against under this policy, together with any costs, attorneys' fees and expenses incurred by the insured claimant which were authorized by the Company up to the time of payment and which the Company is obligated to pay, or (ii) to pay or otherwise settle with the insured claimant the loss or damage provided for under this policy, together with any costs, attorneys' fees and expenses incurred by the insured claimant which were authorized by the Company up to the time of payment and which the Company is obligated to pay. Upon the exercise by the Company of either of the options provided for in paragraphs (b)(i) or (ii), the Company's obligations to the insured under this policy for the claimed loss or damage, other than the payments required to be made, shall terminate, including any liability or obligation to defend, prosecute or continue any litigation (continued and concluded on last page of this policy) CONDITIONS AND STIPULATIONS (continued from reverse side of Policy Face) which case proof of loss or destruction shall be furnished to the satisfaction of the 7. DETERMINATION, EXTENT OF LIABILITY AND COINSURANCE. Company. This policy is a contract of indemnity against actual monetary loss or damage sustained or incurred by the insured claimant who has suffered loss or (b) When liability and the extent of loss or damage has been definitely fixed damage by reason of matters insured against by this policy and only to the extent in accordance with these Conditions and Stipulations, the loss or damage shall herein described. be payable within 30 days thereafter. (a) The liability of the Company under this policy shall not exceed the least 13. SUBROGATION UPON PAYMENT OR SETTLEMENT. Of., (a) The Company's Right of Subrogation. (i) the Amount of Insurance stated in Schedule A; or, Whenever the Company shall have settled and paid a claim under this (ii) the difference between the value of the insured estate or interest as policy, all right of subrogation shall vest in the Company unaffected by any act of insured and the value of the insured estate or interest subject to the defect, lien or the insured claimant. encumbrance insured against by this policy. The Company shall be subrogated to and be entitled to all rights and (b) In the event the Amount of Insurance stated in Schedule A at the Date of remedies which the insured claimant would have had against any person or Policy is less than 80 percent of the value of the insured estate or interest or the property in respect to the claim had this policy not been issued. If requested by full consideration paid for the land, whichever is less, or if subsequent to the Date the Company, the insured claimant shall transfer to the Company all rights and of Policy and improvement is erected on the land which increases the value of the remedies against any person or property necessary in order to perfect this right of insured estate or interest by at least 20 percent over the Amount of Insurance subrogation. The insured claimant shall permit the Company to sue, compromise stated in Schedule A, then this Policy is subject to the following: or settle in the name of the insured claimant and to use the name of the insured (i) where no subsequent improvement has been made, as to any claimant in any transaction or litigation involving these rights or remedies. partial loss, the Company shall only pay the loss pro rata in the proportion that the If a payment on account of a claim does not fully cover the loss of the amount of insurance at Date of Policy bears to the total value of the insured insured claimant, the Company shall be subrogated to these rights and remedies estate or interest at Date of Policy, or in the proportion which the Company's payment bears to the whole amount of the (ii) where a subsequent improvement has been made, as to any partial loss. loss, the Company shall only pay the loss pro rata in the proportion that 120 If loss should result from any act of the insured claimant, as stated above, percent of the Amount of Insurance stated in Schedule A bears to the sum of the that act shall not void this policy, but the Company, in that event, shall be required Amount of Insurance stated in Schedule A and the amount a)9ended for the to pay only that part of any losses insured against by this policy which shall improvement. exceed the amount, if any, lost to the Company by reason of the impairment by The provisions of this paragraph shall not apply to costs, attorneys' fees and the insured claimant of the Company's right of subrogation. expenses for which the Company is liable under this policy, and shall only apply (b) The Company's Rights Against Non-insured Obligors. to that portion of any loss which exceeds, in the aggregate, 10 percent of the The Company's right of subrogation against non-insured obligors shall exist Amount of Insurance stated in Schedule A. and shall include, without limitation, the rights of the insured to indemnities, (c) The Company will pay only those costs, attorneys fees and expenses guaranties, other policies of insurance or bonds, notwithstanding any terms or incurred in accordance with Section 4 of these Conditions and Stipulations. conditions contained in those instruments which provide for subrogation rights by 8. APPORTIONMENT. reason of this policy. If the land described in Schedule A consists of two or more parcels which 14. ARBITRATION are not used as a single site, and a loss is established affecting one or more of Unless prohibited by applicable law, either the Company or the insured may the parcels but not all, the loss shall be computed and settled on a pro rata basis demand arbitration pursuant to the Title Insurance Arbitration Rules of the as if the amount of insurance under this policy was divided pro rata as to the American Arbitration Association. Arbitrable matters may include, but are not value on Date of Policy of each separate parcel to the whole, exclusive of any limited to, any controversy or claim between the Company and the insured arising improvements made subsequent to Date of Policy, unless a liability or value has out of or relating to this policy, any service of the Company in connection with its otherwise been agreed upon as to each parcel by the Company and the insured issuance or the breach of a policy provision or other obligation. All arbitrable at the time of the issuance of this policy and shown by an express statement or by matters, when the Amount of Insurance is $1,000,000 or less shall be arbitrated an endorsement attached to this policy. at the option of either the Company or the insured. All arbitrable matters when the 9. LIMITATION OF LIABILITY. Amount of Insurance is in excess of $1,000,000 shall be arbitrated only when (a) If the Company establishes the title, or removes the alleged defect, lien agreed to by both the Company and the insured. Arbitration pursuant to this policy or encumbrance, or cures the lack of a right of access to or from the land, or and under the Rules in effect on the date the demand for arbitration is made or, at cures the claim of unmarketability of title, all as insured, in a reasonably diligent the option of the insured, the Rules in effect at Date of Policy shall be binding manner by any method, including litigation and the completion of any appeals upon the parties. The award may include attorneys' fees only if the laws of the therefrom, it shall have fully performed its obligations with respect to that matter state in which the land is located permit a court to award attorneys' fees to a and shall not be liable for any loss or damage caused thereby. prevailing party. Judgment upon the award rendered by the Arbitrator(s) may be (b) In the event of any litigation, including litigation by the Company or with entered in any court having jurisdiction thereof. the Company's consent, the Company shall have no liability for loss or damage The law of the situs of the land shall apply to an arbitration under the Title until there has been a final determination bya court of competent jurisdiction, and Insurance Arbitration Rules. disposition of all appeals therefrom, adverse to the title as insured. A copy of the Rules may be obtained from the Company upon request. (c) The Company shall not be liable for loss or damage to any insured for 15. LIABILITY LIMITED TO THIS POLICY; POLICY ENTIRE CONTRACT. liability voluntarily assumed by the insured in settling any claim or suit without the (a) This policy together with all endorsements, if any, attached hereto by the prior written consent of the Company. Company is the entire policy and contract between the insured and the Company. 10. REDUCTION OF INSURANCE; REDUCTION OR TERMINATION OF In interpreting any provision of this policy, this policy shall be construed as a LIABILITY. whole. All payments under this policy, except payments made for costs, attorneys' (b) Any claim of loss or damage, whether or not based on negligence, and fees and expenses, shall reduce the amount of the insurance pro tanto. which arises out of the status of the title to the estate or interest covered hereby 11. LIABILITY NONCUMULATIVE. or by any action asserting such claim, shall be restricted to this policy. It is expressly understood that the amount of insurance under this policy (c) No amendment of or endorsement to this policy can be made except by a shall be reduced by any amount the Company may pay under any policy insuring writing endorsed hereon or attached hereto signed by either the President, a Vice a mortgage to which exception is taken in Schedule B or to which the insured has President, the Secretary, an Assistant Secretary, or validating officer or agreed, assumed, or taken subject, or which is hereafter executed by an insured authorized signatory of the Company. and which is a charge or lien on the estate or interest described or referred to in 16. SEVERABILITY. Schedule A, and the amount so paid shall be deemed a payment under this policy In the event any provision of the policy is held invalid or unenforceable under to the insured owner. applicable law, the policy shall be deemed not to include that provision and all 12. PAYMENT OF LOSS. other provisions shall remain in full force and effect. (a) No payment shall be made without producing this policy for 17. NOTICES, WHERE SENT. endorsement of the payment unless the policy has been lost or destroyed, in All notices required to be given the Company and any statement in writing required to be furnished the Company shall include the number of this policy and 2029. shall be addressed to the Company at P. 0. Box 2029. Houston. Texas 77202- m y rn O Z M O O n to r- m d z O Z O X —I D w C ZDN A -U � w �Nrn 3Wv z O to .. e r OInZ > C D --i 2 m ,. o CZD m o v 3 O w = D O w r r co M r fir-- �.sixty.ur.mrtearX�'u�.�r�'�a-�a�r�raw'�vw.-.x:v�.e'�..ew.�.w,asx�r-,r�x�x��sf�a�xx�rrexa�vJ.••-s�.�"'--�vs.�� yW wm rrrrrswrarxa rxcr,ear.�rx»�rr cr�+rmsr re�csr,.rrer rrransr � cr erassexc eurrsw .a orrxrye. ac�r r�arr r as�.rr �erx �.�r r cpe�eruexe. � .� w 0 C W Cn� FU)- P � O'; (D- CD 3 � n Ox m I W N v N N ># �v.�rsreo-..�seaxoraxnr�e�xscw:r���wrrarXrcos�w.Arecmvre;ar�e�rev�r..r��agrrr..ar.Mrxrx:areaxae��raorx-�razavt� s'r�.xzer,��c�w.�.arpr.+urs�:� f q r � � n ver �.erawr,�o�x��rsr x:rar.+�.�r.3•xr :ee:��� +r+.rraasarwtic .�'mx.x+r.�.r'.br�:erx�c:Fwr:err.,r:rr�,rr1x.w�rrenrwrx-�r:.nsrrxow�r:wyr� ALTAOWNER'S POLICY SCHEDULE A Order Number: 206134060 Date of Poli Aptember 1. 20(16 at 25,1 EM Amount of Insurance: $1,400,000.00 1. Name of Insured: Policy No.: 0-9701-33091 Premium: $2,840.00 356TH STREET MANAGMENT, LLC, A WASHINGTON LIMITED LIABILITY COMPANY 2. The estate or interest in the land which is covered by this Policy is: FEE SIMPLE 3. Title to the estate or interest in the land is vested in: 356TH STREET MANAGMENT, LLC, A WASHINGTON LIMITED LIABILITY COMPANY 4. The land referred to herein is situated in the State of Washington, County of KING described as follows: See Legal Description attached hereto as Exhibit "A" Schedule A =,tewart Policy No: 0-9701-33091 title guaranty company ALTA OWNER'S POLICY EXHIBIT "A" PARCEL A: THE WEST HALF OF THE EAST HALF OF THE WEST HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 30, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT THAT PORTION WITHIN LIBO ROAD AND SOUTHWEST 356T" STREET; AND EXCEPT THAT PORTION THEREOF CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NUMBER 9001100184. PARCEL B: THE EAST HALF OF THE EAST HALF OF THE WEST HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 30, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 300 FEET THEREOF; AND EXCEPT PORTION CONVEYED TO KING COUNTY FOR SOUTHWEST 356T" STREET (LIBO ROAD) BY DEEDS RECORDED UNDER RECORDING NUMBERS 698892 AND 2760469; TOGETHER WITH THE WEST 30 FEET OF THE NORTH 300 FEET OF SAID THE EAST HALF OF THE EAST HALF OF THE WEST HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 30, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT PORTION CONVEYED TO KING COUNTY FOR NORTHWEST 356T" STREET (LIBO ROAD) BY DEEDS RECORDED UNDER RECORDING NUMBERS 698892, 2760469 AND 8910160168; TOGETHER WITH AN EASEMENT FOR INGRESS AND EGRESS AS DELINEATED IN DOCUMENT RECORDED AUGUST 19, 1991 UNDER RECORDING NUMBER 9108190218. PARCEL C: THE NORTH 300 FEET OF THE EAST HALF OF THE EAST HALF OF THE WEST HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 30, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 30 FEET THEREOF FOR ROAD; AND EXCEPT THE WEST 30 FEET THEREOF; AND EXCEPT THE NORTHERLY 12 FEET CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NUMBER 8910241010. Schedule A stewar L Policy No: 0-9701-33091 title guaranty company ALTA OWNER'S POLICY SCHEDULE B Order Number: 206134060 Policy No: 0-9701-33091 GENERAL EXCEPTIONS THIS POLICY DOES NOT INSURE AGAINST LOSS OR DAMAGE (AND THE COMPANY WILL NOT PAY COSTS, ATTORNEYS' FEES OR EXPENSES) WHICH ARISE BY REASON OF THE FOLLOWING: A. TAXES OR ASSESSMENTS WHICH ARE NOT NOW PAYABLE OR WHICH ARE NOT SHOWN AS EXISTING LIENS BY THE RECORDS OF ANY TAXING AUTHORITY THAT LEVIES TAXES OR ASSESSMENTS ON REAL PROPERTY OR BY THE PUBLIC RECORDS; PROCEEDINGS BY A PUBLIC AGENCY WHICH MAY RESULT IN TAXES OR ASSESSMENTS, OR NOTICES OF SUCH PROCEEDINGS, WHETHER OR NOT SHOWN BY THE RECORDS OF SUCH AGENCY OR BY THE PUBLIC RECORDS. B. ANY FACTS, RIGHTS, INTEREST, OR CLAIMS WHICH ARE NOT SHOWN BY THE PUBLIC RECORDS BUT WHICH COULD BE ASCERTAINED BY AN INSPECTION OF THE LAND OR WHICH MAY BE ASSERTED BY PARTIES IN POSSESSION, OR CLAIMING TO BE IN POSSESSION, THEREOF. C. EASEMENTS, LIENS OR ENCUMBRANCES, OR CLAIMS THEREOF, WHICH ARE NOT SHOWN BY THE PUBLIC RECORDS. D. DISCREPANCIES, CONFLICTS IN BOUNDARY LINES, SHORTAGE IN AREA, ENCROACHMENTS, OR ANY OTHER FACTS WHICH A CORRECT SURVEY WOULD DISCLOSE, AND WHICH ARE NOT SHOWN BY PUBLIC RECORDS. E. (A) UNPATENTED MINING CLAIMS, (B) RESERVATIONS OR EXCEPTIONS IN PATENTS OR IN ACTS AUTHORIZING THE ISSUANCE THEREOF; (C) WATER RIGHTS, CLAIMS OR TITLE TO WATER; WHETHER OR NOT THE MATTERS EXCEPTED UNDER (A), (B) OR (C) ARE SHOWN BY THE PUBLIC RECORDS, (D) INDIAN TRIBAL CODES OR REGULATIONS, INDIAN TREATY OR ABORIGINAL RIGHTS, INCLUDING EASEMENTS OR EQUITABLE SERVITUDES. F. ANY LIEN, OR RIGHT TO A LIEN, FOR SERVICES, LABOR OR MATERIAL THERETOFORE OR HEREAFTER FURNISHED, IMPOSED BY LAW AND NOT SHOWN BY THE PUBLIC RECORDS. G. ANY SERVICE, INSTALLATION, CONNECTION, MAINTENANCE, CONSTRUCTION, TAP OR REIMBURSEMENT CHARGES/COSTS FOR SEWER, WATER, GARBAGE OR ELECTRICITY- H. RIGHT OF USE, CONTROL OR REGULATION BY THE UNITED STATES OF AMERICA IN THE EXERCISE OF POWERS OVER NAVIGATION; ANY PROHIBITION OR LIMITATION ON THE USE, OCCUPANCY OR IMPROVEMENT OF THE LAND RESULTING FROM THE RIGHTS OF THE PUBLIC OR RIPARIAN OWNERS TO USE ANY WATERS WHICH MAY COVER THE LAND OR TO USE ANY PORTION OF THE LAND WHICH IS NOW OR MAY FORMERLY HAVE BEEN COVERED BY WATER. Schedule B Policy No.: 0-9701-33091 END OF GENERAL EXCEPTIONS Page 2 7stewart� title guaranty company ALTA OWNER'S POLICY SCHEDULE B Order Number: 206134060 Policy No: 0-9701-33091 SPECIAL EXCEPTIONS: This policy does not insure against loss or damage (and the Company will not pay costs, attorney's fees or expenses) which arise by reason of: 1. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON SAID PREMISES FOR S.W. 356T" STREET AS GRANTED BY DEED RECORDED OCTOBER 16, 1989 UNDER RECORDING NO. 8910160168. (AFFECTS PARCEL B) 2. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON SAID PREMISES FOR S.W. 356T" STREET AS GRANTED BY DEED RECORDED OCTOBER 24, 1989 UNDER RECORDING NO. 8910241010. (AFFECTS PARCEL C) 3. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON SAID PREMISES FOR 356T" STREET AS GRANTED BY DEED RECORDED JANUARY 10, 1990 UNDER RECORDING NO. 9001100184. (AFFECTS PARCEL A) 4. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: JULY 17, 1980 RECORDING NO.: 8007170518 IN FAVOR OF: PUGET SOUND POWER AND LIGHT COMPANY, A WASHINGTON CORPORATION FOR: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM AFFECTS: THE EAST 30 FEET OF THE NORTH 150 FEET OF PARCEL C EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: OCTOBER 16, 1989 RECORDING NO.: 8910160169 IN FAVOR OF: KING COUNTY FOR: CONSTRUCT UTILITIES AND MAKE SLOPES FOR CUTS AND FILLS AFFECTS: A PORTION OF PARCEL B AS DESCRIBED THEREIN Schedule B Policy No.: 0-9701-33091 Page 3 ,,str e wart title 9 company ALTA OWNER'S POLICY SCHEDULE B Order Number: 206134060 Policy No: 0-9701-33091 6. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: OCTOBER 24, 1989 RECORDING NO.: 8910241011 IN FAVOR OF: KING COUNTY, WASHINGTON FOR: CONSTRUCT UTILITIES AND MAKE SLOPES FOR CUTS AND FILLS AFFECTS: A PORTION OF PARCEL C AS DESCRIBED THEREIN 7. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: JANUARY 10, 1990 RECORDING NO.: 9001100188 IN FAVOR OF: KING COUNTY, WASHINGTON FOR: WALL AND UTILITIES AFFECTS: A PORTION OF PARCEL A AS DESCRIBED THEREIN 8. EASEMENT AND THE TERMS AND CONDITIONS THEREOF: PURPOSE: INGRESS, EGRESS AND UTILITIES AREA AFFECTED: THE EAST 15 FEET OF PARCEL C DISCLOSED BY: INSTRUMENT RECORDED UNDER RECORDING NUMBER 9108151496 9. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: AUGUST 19, 1991 RECORDING NO.: 9108190218 FOR: INGRESS, EGRESS AND UTILITIES AFFECTS: EASTERN PORTION OF PARCEL C AS DESCRIBED THEREIN Schedule B Policy No.: 0-9701-33091 Page 4 r-s.-tewart tiftle guaranty company ALTA OWNER'S POLICY SCHEDULE B Order Number: 206134060 Policy No: 0-9701-33091 10. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: OCTOBER 5, 1992 RECORDING NO.: 9210050868 IN FAVOR OF: PUGET SOUND POWER AND LIGHT COMPANY, A WASHINGTON CORPORATION FOR: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM AFFECTS: A RIGHT OF WAY 10 FEET IN WIDTH HAVING 5 FEET OF SUCH WIDTH ON EACH SIDE OF THE CENTERLINE OF GRANTEE'S FACILITIES AS CONSTRUCTED OR TO BE CONSTRUCTED, EXTENDED OR RELOCATED, LYING WITHIN THE WEST 30 FEET OF THE NORTH 500 FEET OF PARCEL B 11. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: FEBRUARY 10, 1993 RECORDING NO.: 9302100443 IN FAVOR OF: WASHINGTON NATURAL GAS COMPANY, A WASHINGTON CORPORATION FOR: GAS PIPELINES AFFECTS: THE WEST 30 FEET OF PARCEL B 12. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: APRIL 14, 1993 RECORDING NO.: 9304141843 IN FAVOR OF: U.S. WEST COMMUNICATIONS, INC. A COLORADO CORPORATION FOR: TELECOMMUNICATIONS FACILITIES AFFECTS: AN EASEMENT 10 FEET WIDE, 5 FEET ON EACH SIDE OF THE CENTERLINE AS PLACED ON PARCEL B 13. AGREEMENT TO CONSTRUCT DRIVEWAY AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: GRANT H. RICH AND LARRAINE E. RICH AND: KING COUNTY, WASHINGTON RECORDED: JANUARY 10, 1990 RECORDING NUMBER: 9001100186 AFFECTS: PARCEL A Schedule B Policy No.: 0-9701-33091 Page 5 Stewart title guaranty company ALTA OWNER'S POLICY SCHEDULE B Order Number: 206134060 Policy No: 0-9701-33091 14. AGREEMENT TO RECONSTRUCT DRIVEWAY AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: JOHN H. TALEN, A SINGLE MAN AND: KING COUNTY, WASHINGTON RECORDED: OCTOBER 24, 1989 RECORDING NUMBER: 8910241012 AFFECTS: PARCEL C 15. FACILITY CHARGES, IF ANY, INCLUDING BUT NOT LIMITED TO HOOK-UP, OR CONNECTION CHARGES AND LATECOMER CHARGES FOR WATER OR SEWER FACILITIES OF WATER DISTRICT NO. 124 AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 8106010916. 16. DEED OF TRUST: GRANTOR: 356TH STREET MANAGMENT, LLC, A WASHINGTON LIMITED LIABILITY COMPANY TRUSTEE: FIRST FINANCIAL DIVERSIFIED CORPORATION BENEFICIARY: EXECUTIVE HOUSE, INC. AMOUNT: $1,120,000.00 DATED: AUGUST 22, 2006 RECORDED: SEPTEMBER 1, 2006 RECORDING NO.: 20060901001373 ASSIGNMENT OF LEASES AND/OR RENTS AND THE TERMS AND CONDITIONS THEREOF: ASSIGNOR: 356TH STREET MANAGMENT, LLC, A WASHINGTON LIMITED LIABILITY COMPANY ASSIGNEE: EXECUTIVE HOUSE, INC. DATED: AUGUST 9, 2006 RECORDED: SEPTEMBER 1, 2006 RECORDING NO.: 20060901001374 17. FINANCING STATEMENT. DEBTOR: 356TH STREET MANAGMENT, LLC, A WASHINGTON LIMITED LIABILITY COMPANY CREDITOR: FIRST SAVINGS BANK OF RENTON RECORDING NO.(S): 20060901001375 End of Exceptions Schedule B stew r o Policy No.: 0-9701-33091 title guaranty company Page 6 COMPREHENSIVE COVERAGE FOR HOMEOWNER ENDORSEMENT ATTACHED TO POLICY NUMBER 0-9701-33091 ISSUED BY STEWART TITLE GUARANTY COMPANY HEREIN CALLED THE COMPANY Order Number: 206134060 Charge: $ 0.00 1. This endorsement shall be effective only if at Date of Policy there is located on the land described in the policy a one -to -four family residential structure, in which the insured owner resides, either at Date of Policy or within one year of Date of Policy, as the insured owner's principal residence. For the purpose of this endorsement the term "residential structure" is defined as principal dwelling structure located on the land together with a garage or carport used for storage of noncommercial vehicles. The term "residential structure" shall not include detached outbuildings (other than a garage or carport as defined herein), driveways, walkways, boat ramps, docks, recreational facilities of any kind, subsurface lines, pipes, tanks, septic systems and/or drainfields, plantings of any nature, perimeter fences or perimeter walls, or any other improvements which are not an integral part of the residential structure. 2. The Company hereby insures the insured owner against loss or damage which the insured owner shall sustain by reason of: a. the existence at Date of Policy of any unrecorded statutory lien for labor or materials attaching to the estate or interest arising out of any work of improvement on the land, in progress or completed at Date of Policy, except those liens arising out of a work of improvement for which the insured has agreed to be responsible. b. the removal of the residential structure or interference with the use thereof for ordinary residential purposes as the result of a final court order or judgment, based upon the existence at Date of Policy of: (1) any encroachment of the residential structure or any part thereof onto adjoining lands, or onto any easement shown as a special exception in Schedule B of the policy, or onto any unrecorded subsurface easement; (2) any violation on the land of enforceable covenants, conditions or restrictions, provided that this coverage shall not refer to or include the terms, covenants and conditions contained in any lease, sublease, or contract of sale referred to in this policy; (3) any violation of applicable zoning ordinances to the extent that such ordinances regulate (a) area, width or depth of the land as a building site for the residential structure; (b) floor space area of the residential structure; (c) set back of the residential structure from the property lines of the land; or (d) height of the residential structure. c. damage to the residential structure resulting from the exercise of any right to use the surface of the land for the extraction or development of the minerals shown as an exception in Schedule B, or excepted from the description of the land. Continued on next page CLTA Comprehensive Coverage for Homeowner Endorsement 126.1 COMPREHENSIVE COVERAGE FOR HOMEOWNER ENDORSEMENT ATTACHED TO POLICY NUMBER 0-9701-33091 ISSUED BY STEWART TITLE GUARANTY COMPANY HEREIN CALLED THE COMPANY Order Number: 206134060 Charge: $ 0.00 (Continued from previous page) For purposed of this endorsement, the words "covenants", "conditions" or "restrictions" shall not be deemed to refer to or include any covenants, conditions or restrictions relating to environmental protections, except to the extent that a notice of a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy and is not excepted in Schedule B. This endorsement is made a part of the policy and is subject to all of the terms and provisions thereof and of any prior endorsements thereto. Except to the extent expressly stated, it neither modifies any of the terms and provisions of the policy and any prior endorsement, nor does it extend the effective date of the policy and any prior endorsements, nor does it increase the face amount thereof. Signed under seal for the Company, but this endorsement is to be valid only when it bears an authorized countersignature. S T E W A R T T I T L E GUARANTY COMPANY f q ' Lfl1AGy�r�� Chairman of Lai Baas I 9 0 8 •rE%P3 Countersigned: Authorized Countersignature STEWART TITLE 18000 INTERNATIONAL BLVD. S. SEATAC, WA 98188 CLTA Comprehensive Coverage for Homeowner Endorsement 126.1 'A ORDER NO:. 206134060 v V � v r rnroK� Mewaft Me N - B Y att L 40 C 44. PA 60 y! cob d" sum 17' "All usn jai M i� 41f tl aprrn.WY erw.r� M4 ■ IJIIy LL`` # k w4 wf iw a M l�M M_ i~ W 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. km RECEIVED APR 112008 CITY OF FEDERAL WAY yPNc r,r4 Stewart * Y Dom: title 18000 International Boulevard South, Suite 510 SeaTac, Washington 98188 206-770-8700 + 888-896-1443 Title Officer: Daniel Osborn Phone: (206)-770-8717 or (253)-882-2040 E-mail: daniel.osborn@stewart.com Title Officer: Chris Rollins Phone: (206)-770-8715 or (253)-882-2040 E-mail: chris.rollins@stewart.com Unit Faxes: (206)-802-9341 Your Stewart Closer will be: Jacquelyn Goetz - Phone (253) 882-2011, Fax (866) 557-1319 Reference: NEHEMIAH GROUP LLC/356TH MANAGEMENT LLC Order Number: 208162633 Escrow Number: 208162633 SCHEDULE A 1. Effective Date: January 18, 2008 at 8:00 a.m. 2. Policy Or Policies To Be Issued: (X) ALTA OWNER'S POLICY, (6117/06) Amount: $1,120,000.00 (X) STANDARD ( ) EXTENDED Premium: $2,592.00 TITLE AND ESCROW RATE Tax: $230.69 Total: $2,822.69 Proposed Insured: 356TH MANAGEMENT LLC, A WASHINGTON LIMITED LIABILITY COMPANY ( X ) ALTA EXTENDED LOAN POLICY, (6/17/06) Amount: TO BE DETERMINED SIMULTANEOUS ISSUE/TITLE & ESCROW 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: NEHEMIAH GROUP LLC, A WASHINGTON LIMITED LIABILITY COMPANY 5. The land referred to in this commitment is described as follows: See Attached Legal Description File No.: 208162633 lqGi!0043GG ALTA Commitment (6/17/06) — Schedule B I Page 1 of 9 tigranty company NJ /11 1 Purported Address: 157 SOUTHWEST 356TH STREET FEDERAL WAY, WA 98023 File No.: 208162633 0043CG ALTA Commitment (6/17106) — Schedute B I Page 2 of 9 [§ttewart Exhibit A LEGAL DESCRIPTION File Number; 208162633 THE WEST'/z OF THE EAST % OF THE SOUTHEAST %a OF THE NORTHEAST'/a OF SECTION 30, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT THE NORTH 30 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD PURPOSES BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 698895. AND EXCEPT THAT PORTION CONVEYED TO KING COUNTY FOR ROAD AS DISCLOSED BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 8910271552. File No.; 208162633 -stetrt A ■a 0043CG ALTA Commitment (6/17/06) — Schedule B I -stewart 4 Page 3 of 9 tit a guaranty company 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 243 r— sste A ■'+� t 4043CG CG ALTA Commitment (6/17/66) - Schedule B I Page 4 of 9 title guaranty company 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 1/" 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 No.: 208162633 L+"��Q� A ►+� 1•"} 0043CG ALTA Commitment (6/17/06) -- Schedule B I .7 R.�.r Y Y c- f. Page 5 of 9 title guaranty company COMMITMENT FOR TITLE INSURANCE SCHEDULE B Part I SPECIAL EXCEPTIONS EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: APRIL 26, 1977 RECORDING NO.: 7704260766 IN FAVOR OF: PUGET SOUND POWER AND LIGHT COMPANY, A WASHINGTON CORPORATION FOR: ELECTRIC TRANSMISSION AND/OR DISTRIBUTION SYSTEM AFFECTS: REFER TO SAID INSTRUMENT FOR THE EXACT LOCATION. 2. EASEMENT, INCLUDING TERMS AND PROVISIONS CONTAINED THEREIN: RECORDED: OCTOBER 27, 1989 RECORDING NO.: 8910271553 IN FAVOR OF: KING COUNTY FOR: SLOPES AND UTILITIES AFFECTS: REFER TO SAID INSTRUMENT FOR THE EXACT LOCATION. 3. AGREEMENT TO RECONSTRUCT DRIVEWAYS AND THE TERMS AND CONDITIONS THEREOF: BETWEEN: VERNON A. VANDELAC AND JOANNE M. VANDELAC, HIS WIFE AND: KING COUNTY RECORDED: OCTOBER 27, 1989 RECORDING NUMBER: 8910271554 4. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON SAID PREMISES FOR SOUTHWEST 356T" STREET AS GRANTED BY DEED RECORDED OCTOBER 27, 1989 UNDER RECORDING NO. 8910271552. 5. 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%. File No.: 208162633 0043CG ALTA Commitment (6/17/06) — Schedule B I Page 6 of 9 r-�stewart 6. GENERAL TAXES. THE FIRST HALF BECOMES DELINQUENT AFTER APRIL 30TH THE SECOND HALF BECOMES DELINQUENT AFTER OCTOBER 31sr YEAR: 2008 AMOUNT BILLED: $6,083.11 AMOUNT PAID: $ 0.00 AMOUNT DUE: $6,083.11, PLUS INTEREST AND PENALTY, IF DELINQUENT LEVY CODE: 1205 TAX ACCOUNT NO.: 302104-9020-02 ASSESSED VALUATION: LAND: $369,000.00 IMPROVEMENTS: $168,000.00 NOTE: KING COUNTY TREASURER, 500 4TH AVENUE, 6TH FLOOR ADMIN. BLDG., SEATTLE, WA 98104 (206) 296-7300 WEB ADDRESS: http://webapp.metrokc.gov/KCTaxinfo/. 7. 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. 8. EVIDENCE OF THE AUTHORITY OF THE INDIVIDUAL(S) TO EXECUTE THE FORTHCOMING DOCUMENT FOR NEHEMIAH GROUP LLC, A WASHINGTON LIMITED LIABILITY COMPANY, COPIES OF THE CURRENT OPERATING AGREEMENT SHOULD BE SUBMITTED PRIOR TO CLOSING. 9. EVIDENCE OF THE AUTHORITY OF THE INDIVIDUAL(S) TO EXECUTE THE FORTHCOMING DOCUMENT FOR 356TH MANAGEMENT LLC, A WASHINGTON LIMITED LIABILITY COMPANY, COPIES OF THE CURRENT OPERATING AGREEMENT SHOULD BE SUBMITTED PRIOR TO CLOSING. 10. UPON EXAMINATION IT HAS BEEN DETERMINED THAT THE SUBJECT PROPERTY DOES NOT MEET THE UNDERWRITING QUALIFICATIONS TO RECEIVE THE COVERAGE PROVIDED IN THE ALTA HOMEOWNER'S PLUS POLICY OF TITLE INSURANCE FOR A ONE TO FOUR FAMILY RESIDENCE. THE COVERAGE PROVIDED FOR THE SUBJECT PROPERTY WILL BE THE STANDARD ALTA OWNER'S POLICY. THE POLICY AND ANY APPLICABLE ENDORSEMENTS WILL BE ISSUED AT THE FILED RATE. 11. MATTERS REGARDING EXTENDED COVERAGE FOR THE MORTGAGEE'S POLICY WHICH ARE DEPENDENT UPON INSPECTION FOR DETERMINATION OF INSURABILITY. THE RESULTS OF OUR INSPECTION WILL BE FURNISHED BY SUPPLEMENTAL REPORT. END OF SPECIAL EXCEPTIONS File No.: 208162633 0043CG ALTA Commitment (6117106) — Schedule B I Page 7 of 9 Fstawart I 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. PLEA E 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 OF SE1/4 NE1/4 OF 30-21-4 CHAIN OF TITLE NOTE: THE FOLLOWING DEED(S) AFFECTING SAID LAND WAS (WERE) RECORDED WITHIN 24 MONTHS OF THE DATE OF THIS COMMITMENT: GRANTOR: VERNON A. VANDELAC AND JOANNE VANDELAC, HUSBAND AND WIFE GRANTEE: LIFEWAY PROPERTIES, LLC, A WASHINGTON LIMITED LIABILITY COMPANY RECORDING NUMBER: 20060630004548 GRANTOR: LIFEWAY PROPERTIES LLC, A WASHINGTON LIMITED LIABILITY COMPANY GRANTEE: NEHEMIAH GROUP LLC, A WASHINGTON LIMITED LIABILITY COMPANY RECORDING NUMBER: 20070130001006 THE ABOVE INFORMATION IS PROVIDED FOR INFORMATIONAL PURPOSES ONLY AND NO LIABILITY SHALL ARISE THEREFROM. SM File No.: 2DB162633 0043CG ALTA Commitment (6/17/06) — Schedule B I �a7 L Y YGif !. Page 8 of 9 tide guaranty company RETREAT MEADOWS SUBDIVISION School Access Analysis March, 2008 Prepared for Landmark Homes, Inc. PO Box 26116 Federal Way, WA 98093--3116 Submitted by ESM Consulting Engineers, LLC 720 South 3481h St. Federal Way, WA 98003 253.838.6113 tel 253.838.7104 fax ivi �-Co ��� PAGE---_GF-ZI= 11 1 I 1 11 11 j 11 i SCHOOL ACCESS ANALYSIS For Retreat Meadows Subdivision Prepared For Landmark Homes PO Box 26116 Federal Way, WA 98093-3116 ESM Consulting Engineers, L.L.C. No. 1453-001-007 March 2008 EXPIPIT �V 11 I TABLE OF CONTENTS I. Project Overview II. Existing Conditions III. Mitigation Recommendations Appendix Overall Site Map Enterprise Elementary School Boundary Map Illahee Middle School Boundary Map Todd Beamer High School Boundary map Photos I I I Lesm-joWl 45310011docum entlSchoolAccessAnalysis-2.doc J SECTION I PROJECT OVERVIEW EXHI"IT PAGE'.. SECTION I PROJECT OVERVIEW The following is a student access analysis for this project The proposed project, 356th Street Subdivision, is located west of 3d Ave. SW (a private drive), south of S.W. 356th Street, north of SW 360th St (a private drive) and west of 1St Ave. S., containing approximately 14.6 acres. The proposed plat shows 52-RS7.2 single family residential lots and 12 compact single family residential lots. This project will be served by the following schools: Enterorise Elements 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 S358th St at 1/4 block east of 1 St Ave. S, see map. There is a closer bus stop, but it is on the north side of SW 3561h St and 4th Ave. SW, which is on the other side of SW 356th St, so students would have to cross this heavily used street with no cross except at SW 356th St and 1 st Ave. S. Illahee Middle School - The proposed project is inside of the 1 mile radius so the students will walk to this school. See map. Todd Beamer High 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 2"d Ave. S at S. 358th st, See map. See school boundary maps in Appendix EXHIPI PAGE �'5.OF SECTION II EXISTING CONDITIONS EXP I P IT\A PAGE---�2-G .Ze--> SECTION II EXISTING CONDITIONS The existing student access route conditions are documented with a description, overall location map and photos located in this report See plan and photos after overall access map. This site will have access off SW 356th Street with a possible access off the private road SW360th St Access to the two bus stops is not real good, since the closest access is on the east side of 1st Ave. S and there is not a real good direct access to this area without some kind of pedestrian access walkway. The access to Enterprise Elementary School bus stop is available going south to the private drive SW360th St or north to SW 356th St and down to 1 st Ave. S. and then over to 5.358th St and down to the bus stop 1/4 block south of 1st Ave. S on S. 358th St There are asphalt walkways along both sides of 1st Ave. S. and on the south side of the private SW 3601h St and on the south side of SW 356th St There are no sidewalks on the north side of the private road SW 360th St or on the south side of S 358th St See access route map and photoes. Access to Illahee Junior High School is basically across the street, so an easy walk for all the middle school students. The high school bus stop for Todd Beamer High School students is at 2nd Ave. S. and S.W. 3581h. St This site is east of this project and east of the elementary school bus stop, see map. See access map and photos. Similar to the elementary school's bus stop, the access is going south to the private drive SW360th St which has a sidewalk on the south side of the street, then to 1st Ave. S north to 5.3581h St and east along this street to the bus stop. The other route is going north to SW 356th St and down to 2"d Ave. S., turning south down to S. 3581h St and the bus stop. EXPIMI PAGE v�Z-Cp?� SECTION III MITIGATION RECOMMENDATIONS EXHIPIT PAGE CF.ZL. 1 SECTION III l MITIGATION RECOMMENDATIONS I The routes to all three school bus stop or the school itself has either concrete sidewalks or asphalt sidewalks to walk on. There are four crossings of a streets, two with a signal and two without The crossing at SW 356th St and 1 st Ave. S is a signaled crossing. The crossing at SW 360th St (private drive) and 1 st Ave. S. is not signalized nor does it have a crosswalk. The crossing of SW 3601h St (private drive) at either 41h Ave. S. or 3'd Ave. S. (the new streets built for this development) would not have a signal crossing, but should have a striped crossing. The proposal would be to include a new striped crossing at SW 356th and 2"� Ave. S. (new road built for this development) and at 1 St Ave. S and Sw 3601h St (private drive) if it is required. There is an existing crossing at 1 rt Ave. S. and S 361 st St PI., just down the street 1 11 I EXHIPIT-kA PAGE 2 CF 2 Au V3 00 fif go Ln If I m vQa SAVOW ewers=? L, H C= Lj je E: , - - -- 1. 1 I 4— >. < �.: -Ln in V 0 16 P. ca LW Ell = I Ln 0 w cr th tA SAVJLS& d") Ic CO co lE Z 0 1 AYCW LU fp it CM y 71 Ln Aa W- ca uj k ui ui CO ca ca IMP AC CO) Ig it ce) 16 PAGE-LO-CFIL, Photo's showing the existing route to Enterprise Elem. School bus stop. W 7 R311A 1 FEHTERPRISE ELEWSCHOOL BUS PICK AJ P AT S 35 07 H ST, AT 114 OLK FAST OF 1ST AVE.S. R37.2 ` �r � ` � r I � eioo+rwo PHOTO NUMBERS (j) ACCESS ROUTES - - - EXWPIT t4l � Photo's showing the existing route to Todd Beamer High School bus stop. R$7.2 RS7.2 vIF+ :y0r ut .3Ym x=' — SITE - AM TODDBEAAUERHIGH I SCHOOL BUS PICK-UP _ - AREANDAVE.S. AT S358THST. RS15 0 PHOTO NUMBERS ACCESS ROUTE -- - 1 2 E-FNPI PAGE 6 -0�_�� 'o \ \ � � -! \`». &��•� § E � �� - ��- • a .� •= '. ` '� _ ��`�-`� •$w. L� \ - % � _ APPENDIX EXFORIT L4 PAGE �s GFZQ - f a � a ❑❑❑❑o❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑❑�, W EXFIPIT—L� PAGE to c, 7� I ►„ w I j ix ❑❑❑❑❑❑❑ EXWP1T_L- PAGE-L-�-fiF-2DI- N N fU _ a C O O O O U L O] ■ �I EXP;PIT--)6-- PAGE-L'iLGF� Matt Herrera From: Tanya-Nascimento -ESC [tnascime@fwps.org] Sent: Wednesday, April 08, 2009 7:57 AM To: Matt Herrera Cc: Jo -Boyer -TRANS Subject: Retreat Meadows Good Morning Mr. Herrera, I have talked with our transportation department regarding the Retreat Meadows Cluster Subdivision. We have one change to the previous comments submitted. The student yield from new single-family housing has been updated in the 2009 Capital Facilities Plan. The updated student yield is .7362. This development could add 44-45 new students. These are averages only; the actual number of students may vary. This may create a need for additional space, equipment and staff. This impact is mitigated in part by the collection of impact fees. Below is a recap of the comments that were originally submitted on June 2, 2008 by Geri Walker. "There is a stop for Enterprise Elementary that would be more accessible for these students. The stop is on the south side of SW 356th at 4th Ave SW. This in on Route #3, the bus is traveling eastbound at this point. The stops for Todd Beamer are as stated in the School Access Analysis. This is a walking area for Illahee as stated. We see nothing in the Retreat Meadows plans that would make the route any greater in length or more hazardous in character than the existing walking paths from this area." 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Map 94 - NE 30-21-04 - NE quarter of Kroll 743 EXPI"IT C PAGE GF_ EXPIP N PAGE.-CF. 5309 Shilshole Avenue NW Suite 200 Seattle, WA 98107 206.789.9658 phone 206.789.9684 fax July 3, 2008 Matthew Herrera City of Federal Way Department of Community Development Services PO BOX 9718 Federal Way, WA 98063 Subject: File #08-101306-SU, Lifeway Church Wetland Status Verification Dear Matthew: www.adolf-, RECEIVED BY COMMUNITY DEVELOPMENT DEPARTMENT JUL 0 7 2008 ESA Adolfson is pleased to present our review of the Lifeway Church wetland reports submitted to the City of Federal Way (City) for Barbara Napier. The subject property is located at 119 SW 3560' Street in Federal Way, Washington. Several small residential buildings are located on the northern half of the subject property, with the southern half composed of mixed deciduous -coniferous forest. The Federal Way Wetland Inventory (Federal Way, 2007) identifies one wetland, 30-21-4-143, along the southern portion of the subject property. The purpose of this review is to verify the status of Wetland 30-21-4-143. Review comments included in this letter are based on regulatory requirements presented in the Federal Way Municipal Code (FWMC) Chapter 22, Title XIV — Critical Areas, a review of materials submitted by the City on June 16, 2008, and a site visit conducted by ESA Adolfson biologists on June 23, 2008. Document Review For this review, ESA Adolfson evaluated the following materials received from the City on June 16, 2008: • Wetland Determination Letter (B-Twelve Associates, Inc., October 29, 1998) • Wetland Determination Letter (B-Twelve Associates, Inc., July 25, 2003) Wetland Determination Letter (Sewall Wetland Consulting, Inc., undated) • Zoning Map No. 94 (Federal Way, July 2007) The Wetland Determination Letter dated October 29, 1998 refers to parcels located to the west of the subject property, between 2"d Ave SW and 3`d Ave SW (Attachment 1). Wetland 30-21-4-143 is not mentioned in the letter. The July 25, 2003 Wetland Determination Letter investigated the adjacent parcels to the west of the subject property (Attachment 1). The report mentions the presence of an off -site wetland to the east, in the area of Wetland 30-21-4-143, and indicates that the wetland was flagged along its southern edge in an area that appeared to be recently cleared. According to the July 2003 letter, the wetland extended to the north (on the subject property) beyond the wetland flagging. The undated Wetland Determination Letter describes the results of a field investigation of the subject property, conducted on March 26, 2008 (Attachment 1). The letter mentions historic logging and land grading activities on the property, but notes that the southern forested portion has remained undisturbed for several years. Soil pits EXPIP51-r 6 PAGE -OF 3 ,� Lifeway Church Wetland Status Verification July 3, 2008 Page 2 excavated in the area of Wetland 30-21-4-143 had bright chromas (3 and 4) and were dry during the March 26, 2008 site visit; no wetland was found. Field Visit A site visit was conducted by ESA Adolfson biologists Laura Brock and Rachel Hulscher on June 23, 2008 to verify the status of Wetland 30-214-143. During the site visit, ESA Adolfson observed that the southern portion of the property slopes down to the south and is forested with a mix of deciduous and coniferous trees, dominated by Douglas fir (Pseudotsuga menziesii, FACU) and red alder (Alnus rubra, FAC). Salmonberry (Rubus spectabilis, FAC+) and stinging nettle (Urtica dioica, FAC+) dominate the understory, with patches of swordfern (Polystichum munitum, FACU) interspersed. Uneven, hummocky terrain and degrading tree stumps suggest historic disturbance, such as logging and grading. However, the presence of large trees and dense understory indicates that the property has been undisturbed for several years. During the site visit, a small depression was observed in the area where Wetland 30-214-143 is mapped. No wetland boundary flagging was observed; however, ESA Adolfson biologists located the Sewall data plot (DP- 1). Stinging nettle and salmonberry were the dominant vegetation at the time of the site visit, with large red alders surrounding the area. Soils throughout the depression and adjacent to the Sewall data plot were examined. ESA Adolfson biologists observed loamy sands and sandy loams with bright chromas (3 and 4) below the first layer of soil. Soils were also dry throughout, and there were no other hydrologic indicators (e.g. water marks, drift lines, oxidized rhizospheres, etc.) observed during the June 23, 2008 site visit. Conclusions and Recommendations Based on the conditions ESA Adolfson observed during the June 23, 2008 site visit, and information contained in the wetland determination letters provided by the City, especially the undated letter from Sewall Wetland Consulting, Inc. describing conditions in the early growing season of 2008, we agree that the area where Wetland 30-21-4-143 is mapped does not meet hydric soil or wetland hydrologic criteria, and therefore is not a regulated wetland according to FWMC Chapter 22, Title XIV. No further investigation is recommended at this time. Sincerely, ESA Adolfson, Inc. Laura Brock, Project Scientist cc: Lizzie Zemke, Project Manager Attachment 1: Site Map EXHIPIT-6 PAGE�O� Area Investigated during 1998 Field Visit (B-Twelve Associates) Area Investigated during 2003 Field Visit (B-Twelve Associates) C. rrt�� rat +fit q n,�+1 P moil! iF S7.2S1 Site x , "s X57 .2 r_-r+ 7L lY 1 I` Mhk16L lIii wa `tit 71 SEEM im U 15..O szK- a fx Area Mapped as Wetland 30-21-4-143 -W.r- =1NP. T { N Attachment 1: Site Map (Federal Way Wetland and Zoning Map, 2007) EXPRPIT G PAGE 3 & 3 Ph.253-896-1011 Fx.253-896-2633 Landmark Homes, Inc. PO Box 26116 Federal Way, WA 98093-2116 Attention: Mr. Larry King Mr. David Litawitz GeoResources, LLC 5007 Pacific Hwy. E, Suite 20 Fife, Washington 98424-2649 February 8, 2008 Geotechnical Engineering Services Proposed Residential Development Retreat Meadows Residential Plat (and 356'h Church Site) SW 356th Street & 1s'Avenue Federal Way, Washington Job: Land markH m.356thSt. RG INTRODUCTION AND SCOPE This report summarizes our site observations and provides geotechnical recommendations and design criteria for the proposed Retreat Meadows Residential Plat to be located south of SW 356th Street in Federal Way, Washington. The project site is adjacent to a commercial (church) project site that was included in our site evaluation. The geotechnical recommendations provided in this report are for both sites. The general location of the site is shown on the Vicinity Map, Figure 1. Our understanding of the project is based on our discussions with you and Mr. Stuart Scheuerman of ESM (civil engineer), a review of the preliminary plans provided, and on our experience in the area. We understand that current plans call for creating several new roadways and residential lots with associated driveways and utilities. The site configuration and topography is illustrated on the Site Plan, Figure 2. The purpose of our services is to evaluate the surface and subsurface conditions at the site as a basis for addressing the Federal Way Critical Areas Ordinance as well as providing geotechnical recommendations and design criteria. Our scope also includes evaluating the potential of stormwater infiltration/detention. Specifically, our scope of services for this project included the following: 1. Reviewing the available geologic, hydrogeologic and geotechnical data for the site area. 2. Evaluating the shallow subsurface conditions at the site by observing open test pits at the site. 3. Addressing the appropriate geotechnical regulatory requirements for the proposed site development, per any City of Federal Way CAO requirements. 4. Providing geotechnical recommendations for site grading including site preparation, subgrade preparation, fill placement criteria, suitability of on -site soils for use as structural fill, temporary and permanent cut and fill slopes, and drainage and erosion control measures. 5. Providing recommendations and design criteria for conventional foundation and floor slab support, including allowable bearing capacity, subgrade modulus, lateral ECEIVED resistance values and estimates of settlement. NOV 14 2008 CfTY OF FEDERAL WAY, CDS Landmarkft. RetreatMeadows.RG February 6, 2008 Page 2 6. Providing recommendations and design criteria for the design of conventional subgrade/retaining walls, including backfill and drainage requirements, lateral design loads, and lateral resistance values. 7. Providing recommendations for pavement subgrade preparation. 8. Providing appropriate IBC seismic design parameters for the proposed residential structures. 9. Providing recommendations for either stormwater infiltration or detention. Where embankments are required, we will include recommendations for construction of the embankment. SITE CONDITIONS Surface Conditions The proposed 356th residential plat is located in an area of established rural and high density residential development. The subject property consists of several adjoining tax parcels that are generally rectangular in shape. The site is bounded by SW 356!" Street. Several new roadways will be constructed for the project. 2 n d and 3`d Avenue SW extensions and SW 360th Street. The commercial site located to the northeast is bounded by 1st Avenue SW on the east and 35e Street on the north. The sites are bounded by existing residential development on the southeast, west and south. The proposed site configuration for the development is illustrated on the Site Plan, Figure 2. Portions of the Retreat Meadows site area developed with existing residential structures and detached buildings, generally in the north and southeast. The church site is also developed with existing residential structures in the northeast and east. Existing gravel driveways extend through the site to these properties. These structures will be removed during the proposed site development. The project site is situated on a local topographic ridge with the northeast portion of the site extending down the east margin of the ridge. The ground surface at the site is flat to gently sloping with localized moderately sloping areas in the southwest and east. Slopes at the site range from approximately 5 percent to 20 percent, with isolated steeper areas reaching 25 percent. The site topography and slopes of 15 to 39 percent are illustrated on the Site Plan, Figure 2. No slopes of 40 percent or steeper were observed on the site. The majority of the site is currently vegetated with second growth timber consisting of a mix of conifer, alder and maple trees. A moderate to dense understory of vine maple, native wandering blackberry, and occasional huckleberry, holly and salal occurs throughout the site. Localized areas of invasive blackberry and grasses occur, particularly in the northeast portion of the site where localized clearing has occurred. Vegetation around the existing residences consists of ornamental grass, shrubs and trees. No evidence of standing water, seeps or springs were observed on the site. No evidence of erosion or slope instability was observed at the site or the adjacent areas. Site Soils The subject property is located in an area mapped by the Soil Survey for Pierce County (USDA Natural Resource Conservation Service web soil survey as Alderwood gravelly sandy loam (AgC) soils in the northwest, Everett gravelly sandy loam (EvC & EvB) northeast and south. The Alderwood soils are derived from glacial till and are classified as having a "moderate" potential for erosion when exposed. The Everett soils are typically derived form glacial outwash. An excerpt from the NRCS soils map for the site area is included as Figure 3. As previously stated, we observed no evidence of significant erosion at the site at the time of our site visit. Land markft. RetreatMeadows. RG February 6, 2008 Page 3 Site Geology According to the Geologic map of the Tacoma North 7.5-minute Quadrangle Pierce County, Washington in review (Troost, K.G., Booth, D.B., and Borden, R.K.), the site is in an area underlain by glacial outwash deposits (Qvr). Based on our site observations, the south portion of the site is more characteristic of glacial till (Qvt). The outwash and till deposits were deposited during the Vashon stade of the Fraser Glaciation, approximately 12,000 to 15,000 years ago. The outwash deposits generally consist of a poorly stratified mixture of sand and gravel that may locally contain silt, cobbles or boulders. The Vashon glacial till was deposited at the base of the advancing glacial ice and subsequently overridden by the glacial ice. As such, the glacial till is considered densely consolidated offer high strength characteristics. The outwash deposits are considered normally consolidated and offer moderate strength characteristics. An excerpt of the Geologic Map is attached as Figure 4. Subsurface Conditions Our interpretation of the subsurface conditions at the site are based on our site observations, data review, test pits excavations and experience in the area. We monitored the excavation of sixteen test pits at the site on two occasions. The test pits ranged from approximately 5.5 to 14 feet in depth and generally confirmed the mapped stratig`raphy. In general, the test pits encountered 1/2 to 1-foot of forest duff and topsoil mantling sand and gravel with variable amounts of silt, cobbles and boulders. We interpret this sand and gravel material to be recessional outwash deposits. The test pits on the north portion of the site encountered the sand and gravel to depths of 6 feet to 11 feet. Glacial till was encountered in the remaining areas of the site at depths of 3 to 5 feet below the ground surface. Glacial till was encountered at depth in all of the test pits excavated at the site. The recessional outwash sand with gravel and weathered till soils were in a medium dense to dense condition. The outwash and weathered glacial till was underlain by dense to very dense glacial till. Occasional zones of groundwater seepage was observed throughout the site, generally above the dense glacial till. We also observed localized mottling of the soils in the upper portion of the glacial till in several of the test pits in the west portion of the site. These conditions would suggest a seasonal perched groundwater condition may occur on portions of the site above the dense glacial till. Perched groundwater typically develops when the vertical infiltration of precipitation through a more permeable soil is slowed at depth by a deeper, less permeable soil type. The greatest volume of perched water will likely occur in late spring or early summer, following the wet weather season. Landslide Hazard Indicators — per City of Federal Way Municipal Code, Chapter 18.24 The City of Federal Way Municipal Code, Chapter 1 B.24 defines geologically hazardous areas because of their susceptibility to erosion, landsliding, seismic or other geological events are not suited to commercial, residential or industrial development consistent with public health or safety concerns. Landslide hazard areas are those areas potentially subject to episodic downslope movement of a mass of soil or rock including but not limited to the following areas: a. Any area with a combination of: 1. Slopes greater than 15 percent; 2. Permeable sediment (predominately sand and gravel) overlying relatively impermeable sediment or bedrock (typically silt and clay); and 3. Springs or groundwater seepage. b. Any area which has shown movement during the Holocene epoch, from 10,000 years ago to the present, or which is underlain by mass wastage debris of that epoch. LandmarkH m. RetreatMeadows. RG February 6, 2008 Page 4 c. Any area potentially unstable as a result of rapid stream incision, stream bank erosion or undercutting by wave action. d. Any area located in a ravine or on an active alluvial fan, presently or potentially subject to inundation by debris flows or flooding. e. Those areas identified by the United States Department of Agriculture Soil Conservation Service as having a severe limitation for building site development. f. Those areas mapped as Class U (unstable), UOS (unstable old slides), and URS (unstable recent slides) by the Department of Ecology. g. Slopes having gradients greater than 80 percent subject to rockfall during seismic shaking. Erosion Hazards — per City of Federal Way Chapter 18.24 The City of Federal Way Municipal Code, Chapter 18.24 defines erosion hazard areas as generally consisting of areas having severe to very severe erosion hazard due to natural agents such as wind, rain, splash, frost action or stream flow. The Everett and Harstine soils mapped in the site area are listed as having a "moderate" potential for erosion when exposed. These soils are also listed as being well drained to moderately well drained and having a rapid to moderately rapid permeability, respectively. No evidence of erosion or slope instability was observed at the site at the time of our site visit. Seismic Hazards — per City of Federal Way Chapter 18.24 The City of Federal Way Municipal Code, Chapter 18.24 defines seismic hazard areas as those areas subject to severe risk of earthquake damage as a result of seismically induced ground shaking, slope failure, settlement or soil liquefaction, or surface faulting. These conditions occur in areas underlain by cohesionless soils of low density usually in association with a shallow groundwater table. According to the Seismic Zone Map of the United States contained in Figure 16-2 of the 1997 IBC (international Building Code), the project site is located within Seismic Risk Zone 3. Based on the subsurface conditions observed at the site, we interpret the structural site conditions to corresponds with a seismic Soil Profile type SD, (Site Class "D") as defined by Table 1615.1.1 in the 2003 IBC documents. This is based on the likely range of equivalent SPT (Standard Penetration Test) blow counts for the soil types observed in the site area. These conditions were assumed to be representative for the conditions beyond the depths explored. Structures located at the site that are constructed in accordance with the appropriate seismic criteria will have the same risk as other designed structures in the Puget Sound area. CONCLUSIONS Based on the results of our data review, site reconnaissance, subsurface explorations and our experience in the area, it is our opinion that the site is suitable for the proposed residential and adjacent commercial (church) development. Grading at the site is expected to be limited to localized cuts and fills to meet the design grades. Conventional footings may be utilized in areas of medium dense to dense native soil, or where structural fill material is placed and properly compacted. The infiltration of stormwater runoff from the roadways will not likely be feasible at this site as currently laid out. The infiltration of roof runoff is feasible based on the amount of grading that occurs at the site. Based on the layout of the commercial development in the northeast, the infiltration of stormwater may be feasible based on the final grades and locations of the facilities. In general, thicker areas of recessional sand and gravel were encountered in test pits located in the southeast portion of the commercial site. Land markHm.RetreatMeadows. R G February 6, 2008 Page 5 Pertinent conclusions and geotechnical recommendations regarding the design and construction of the proposed development are presented below. Landslide Hazards— per City of Federal Way Chapter 18.24 The City of Federal Way Municipal Code, Chapter 18.24 uses the above referenced checklist to define a landslide hazard area. Slopes greater than 15 percent were observed on the site, but no impermeable sediment or groundwater seepage were observed. No areas of historic mass movement is mapped or observed on the site. No areas of stream incision, stream bank erosion or undercutting by wave action were observed at the time of our site visit. No ravines or on an active alluvial fan were observed on or adjacent to the site at the time of our site visit. The USDA SCS maps the Everett and Alderwood soils on the site as having "moderate" limitations for building site development. No slopes greater than 40 percent were observed on the site at the time of our visit. Based on our observations of the site and review of published information, the site does not have any above listed indicators and therefore is not classified as an active landslide hazard area. Steep Slope Hazard Indicators — per City of Federal Way Municipal Code, Chapter 18.24 The City of Federal Way Municipal Code, Chapter 18.24 defines steep slope hazard areas as those areas with a slope of 40 percent or greater and with a vertical relief of 10 or more feet, a vertical rise of 10 feet or more for every 25 feet of horizontal distance. A slope is delineated by establishing its toe and top and measuring the inclination over at least 10 feet of vertical relief. We did not observe any slopes of 40 percent or greater on the site. Erasion Hazards — per City of Federal Way Chapter 18.24 Based on our site observations and explorations, it is our opinion that conventional erosion control measures will provide adequate erosion mitigation at this site. We recommend that temporary and permanent erosion control measures be installed and maintained during construction or as soon as practical thereafter. to limit the influx of water onto exposed soils and/or disturbed areas. Erosion control measures should include, but should not be limited to, berms and swales with check dams to direct surface water runoff, ground cover/protection in exposed areas and silt fences where appropriate. Graded areas should be shaped to avoid concentrations of runoff onto cut or fill slopes, natural slopes or other erosion -sensitive areas. Temporary ground cover/protection such as jute matting, excelsior matting, wood chips or clear plastic sheeting may be used until the permanent erosion protection is established. Seismic Hazards — per City of Federal Way Chapter 18.24 The City of Federal Way Municipal Code, Chapter 18.24 defines seismic hazard areas as those areas subject to severe risk of earthquake damage as a result of seismically induced ground shaking, slope failure, settlement or soil liquefaction, or surface faulting. These conditions occur in areas underlain by cohesionless soils of low density usually in association with a shallow groundwater table. Based on our review of the subsurface conditions, we conclude that the site soils are not susceptible to liquefaction. The near -surface soils are generally in a medium dense to condition and the static water table is located below the soils encountered at the site. Shaking of the already dense soil is not apt to produce a denser configuration and subsequently excess pore water pressures are not likely to be produced. LandmarkH m. RetreatMeadows. RG February 6, 2008 Page 6 Liquefaction is a phenomenon where there is a reduction or complete loss of soil strength due to an increase in water pressure. The increase in pore water pressure is induced by seismic vibrations. Liquefaction mainly affects geologically recent deposits of loose, fine-grained sands that are below the groundwater table. Based on the density and coarse -grained nature of the glacially derived soils observed on the site, and the lack of a groundwater table, it is our opinion that the risk for liquefaction to occur at this site during an earthquake is negligible. Site Preparation Areas to be graded should be cleared of deleterious matter including any existing structures, foundations, abandoned utility lines, debris and vegetation. The portions of the site still covered with vegetation should be stripped of any forest duff and organic -laden soils. These materials can be stockpiles and later used for erosion control or should be removed from the site. Where placement of fill material is required to meet the design grades (on either site), the stripped/exposed subgrade soil areas should be compacted to a firm and unyielding surface prior to placement of any fill. Excavated areas for the stump or debris removal should be backfilled with structural fill compacted to the densities described in the "Structural Fill" section of this report. We recommend that a member of our staff evaluate the exposed subgrade conditions after removal of vegetation and topsoil stripping is completed and prior to placement of structural fill. The exposed subgrade soil should be proof -rolled with heavy rubber -tired equipment during dry weather or probed with a 1/2-inch-diameter steel rod during wet weather conditions. Any soft, loose or otherwise unsuitable areas delineated during proof rolling or probing should be recompacted, if practical, or over -excavated and replaced with structural fill, based on the recommendations of our site representative. The areas of old fill material should be evaluated during grading operations to determine if they need mitigation; recompaction or removal. Structural Fill All material placed as fill associated with mass grading, as utility trench backfill, under building areas, or under roadways should be placed as structural fill. The structural fill should be placed in horizontal lifts of appropriate thickness to allow adequate and uniform compaction of each lift. Fill should be compacted to at least 95 percent of MDD (maximum dry density as determined in accordance with ASTM D-1557). The appropriate lift thickness will depend on the fill characteristics and compaction equipment used. We recommend that the appropriate lift thickness be evaluated by our field representative during construction. We recommend that our representative be present during site grading activities to observe the work and perform field density tests. The suitability of material for use as structural fill will depend on the gradation and moisture content of the soil. As the amount of fines (material passing US No. 200 sieve) increases, soil becomes increasingly sensitive to small changes in moisture content and adequate compaction becomes more difficult to achieve. During wet weather, we recommend use of well -.graded sand and gravel with less than 5 percent (by weight) passing the US No. 200 sieve based on that fraction passing the 3/4-inch sieve, such as Gravel Backfill for Walls (9-03.12(2)). If prolonged dry weather prevails during the earthwork and foundation installation phase of construction, higher fines content (up to 10 to 12 percent) will be acceptable. LandmarkHm.RetreatMeadows. RG February 6, 2008 Page 7 Material placed for structural fill should be free of debris, organic matter, trash and cobbles greater than 6-inches in diameter. The moisture content of the fill material should be adjusted as necessary for proper compaction. Fill placed on slopes that are steeper than 5 to 1 should be "keyed" into the undisturbed native soils by cutting a series of horizontal benches. This includes landscape areas that may be constructed in the south portion of the site. The benches should be 1 %2 times the width of equipment used for grading and a maximum of 3 feet in height. Subsurface drainage may be required in seepage areas_ Surface drainage should be directed away from all slope faces. Some minor raveling may occur with time. All slopes should be seeded as soon as practical to facilitate the development of a protective vegetative cover or otherwise protected. We understand that stormwater collected at the site will be directed to an approved stormwater detention ponds located in the south portion of the site. Where necessary to utilized constructed pond embankments, we recommend that they be constructed of select fill material and include keyways that extend into the native soils a minimum of three feet. The embankments should be constructed of impermeable soil material, such as glacial till, silt. clay or an appropriate mixture of these low permeability materials. Alternatively, a geotextile liner or soil liner be utilized to limit seepage at the interface of the native and fill materials. Typically, geotextile liners consist of 30-millimeter thick synthetic material placed as an apron on the embankment slope. Soil liners are typically constructed with a minimum of 12-inches of material containing a minimum of 30 percent fines (minus 200). Specific recommendations can be provided based on your choice of materials. Suitability of On -Site Materials as Fill During dry weather construction, any non -organic on -site soil may be considered for use as structural fill; provided it meets the criteria described above in the structural fill section and can be compacted as recommended. If the soil material is over -optimum in moisture content when excavated, it will be necessary to aerate or dry the soil prior to placement as structural fill. We generally did not observe the site soils to be excessively moist at the time of our subsurface exploration program. The native outwash soils encountered in the north portion of the site generally consist of sand and gravel with varying amounts of cobbles, boulders and silt. These soils are generally comparable to "common pit run" material and will be suitable for use as structural fill provided the moisture content is maintained within 4 percent of the optimum moisture level. The underlying glacial till soils contain a higher fines content and will likely be unsuitable for use as structural fill during or following extended periods of wet weather. If earthwork is accomplished during drier portions of the year, the till soils are suitable for use as structural fill, but can be disturbed if wet conditions occur. We recommend that completed graded -areas be restricted from traffic or protected prior to wet weather conditions. The graded areas may be protected by paving, placing asphalt -treated base, a layer of free -draining material such as pit run sand and gravel or clean crushed rock material containing less than 5 percent fines, or some combination of the above. Cut and Fill Slopes All job site safety issues and precautions are the responsibility of the contractor providing services/work. The following cut/fill slope guidelines are provided for planning purposes only. Temporary cut slopes will likely be necessary during grading operations or utility installation. As a general guide, temporary slopes of 1.51-1:1 V (Harizontal:Vertical) or flatter Lan dm arkH m. Retreat Mead ows. R G February 6, 2008 Page 8 may be used for temporary cuts in the upper 3 to 4 feet of the soils that are weathered to a loose/medium dense condition, where as temporary slopes as steep as 3/4H:1V can be used in the very dense unweathered glacial till. Where ground water seepage is encountered, flatter temporary slopes may be required. These guidelines assume that all surface loads are kept at a minimum distance of at least one half the depth of the cut away from the top of the slope and that significant seepage is not present on the slope face. Flatter cut slopes will be necessary where significant raveling or seepage occurs. We recommend a maximum slope of 2H:1V for permanent cut and fill slopes in areas of medium dense sand and gravel. It should be recognized that slopes of this nature do ravel and require occasional maintenance. Where raveling or maintenance is unacceptable, we recommend that flatter slopes or retaining systems be considered. Where 2H:1 V slopes are not feasible in these soils, retaining structures should be considered. Where retaining structures are greater than 4-feet in height (bottom of footing to top of structure) or have slopes of greater than 15 percent above them, they should be engineered. Foundation Support Based on the encountered subsurface soil conditions encountered across the site, we recommend that spread footings for the new residences be founded on dense to very dense native glacial till or on structural fill that extends to suitable native soils. The soil at the base of the excavations should be disturbed as little as possible. All loose, soft or unsuitable material should be removed or recompacted, as appropriate. A representative from our firm should observe the foundation excavations to determine if suitable bearing surfaces have been prepared, particularly in the areas where the foundation will be situated on fill material. For residential structures, we recommend a minimum width of 2 feet for isolated footings and at least 16 inches for continuous wall footings. All footing elements should be embedded at least 18 inches below grade for frost protection. Footings founded as described above can be designed using an allowable soil bearing capacity of 2,500 psf (pounds per square foot) for combined dead and long-term live loads. The weight of the footing and any overlying backfill may be neglected. The allowable bearing value may be increased by one- third for transient loads such as those induced by seismic events or wind loads. For the proposed commercial structure in the northeast, we recommend that the foundation elements be extended into the dense native soils or placed on adequately compacted structural fill. Footings founded in accordance with these recommendations may be designed using an allowable soil bearing capacity of 3,000 psf for the combined dead and long term live loads. All footing subgrades should be evaluated by a geotechnical professional prior to the placement of foundation forms. Lateral loads may be resisted by friction on the base of footings and floor slabs and as passive pressure on the sides of footings. We recommend that an allowable coefficient of friction of 0.35 be used to calculate friction between the concrete and the underlying soil. Passive pressure may be determined using an allowable equivalent fluid density of 300 pcf (pounds per cubic foot). Factors of safety have been applied to these values. We estimate that settlements of footings designed and constructed as recommended will be less than 1 inch, for the anticipated load conditions, with differential settlements between comparably loaded footings of 1 /2 inch or less. Most of the settlements should occur essentially as loads are being applied. However, disturbance of the foundation subgrade during construction could result in larger settlements than predicted. Landmarkft.RetreatMeadows.RG February 6, 2008 Page 9 Floor Slab Support Slabs -on -grade should be supported on the medium dense or denser native granular soils or on structural fill prepared as described above. Any areas of old fill material should be evaluated during grading activity for suitability of structural support. Areas of significant organic debris should be removed. We recommend that residential floor slabs be directly underlain by a capillary break material with minimum 4-inch thickness of coarse sand, pea gravel, or gravel containing less than 3 percent fines. Commercial slabs should be underlain by a minimum of 6-inches of capillary break material. The drainage material should be placed in one lift and compacted to an unyielding condition. A synthetic vapor barrier is strongly recommended to control moisture migration through the slabs. This is of particular importance where moisture migration through the slab is an issue, such as where adhesives are used to anchor carpet or the to the slab. All commercial slabs should be underlain by synthetic vapor barriers specifically designed for that purpose. During dry periods, a thin layer of sand may be placed over the vapor barrier and immediately below the slab to protect the barrier material/liner during steel and/or concrete placement. The sand layer is not recommended during wet weather conditions as it will act as a moisture source following concrete placement. A subgrade, modulus of 400 kcf (kips per cubic foot) may be used for floor slab design. We estimate that settlement of the floor slabs designed and constructed as recommended, will be 1/2 inch or less over a span of 50 feet. Pavement Subgrades Pavement subgrade areas should be prepared as previously described in the site preparation section of this report. The prepared subgrade should be evaluated by proofrolling with a fully -loaded dump truck or equivalent point load equipment. 'Soft, loose or wet areas that are disclosed should be recompacted or removed, as appropriate. Over -excavated areas should be backfilied with compacted structural fill and sub -base material. Site Drainage All ground surfaces, pavements and sidewalks at the site should be sloped away from the structure. Surface water runoff should be controlled by a system of curbs, berms, drainage swales, and or catch basins, and conveyed to an appropriate discharge point. Based on our site evaluation, it is our opinion that the infiltration of stormwater at the site should be limited to roof water from the individual residence, if appropriate. We understand that run-off from the new residential driveways and roadway areas will be collected and conveyed to an engineered stormwater detention pond to be located in the southwest corner of the subject property. Any embankment construction required should be completed with suitable silty soils (greater than 25 percent fines by weight or minus No. 200 US Sieve). Alternatively, the embankment may be lined with a suitable non -permeable liner material. Where infiltration is utilized for the individual residences, we recommend an infiltration rate of 15 minutes per inch for the sandy soils. An appropriate factor of safety should be utilized. LIMITATIONS We have prepared this report for use by Landmark Homes, Inc. and other members of the design team, for use in the design of a portion of this project. The data used in preparing this report and this report should be provided to prospective contractors for their bidding or estimating purposes only. Our report, conclusions and interpretations are based on data from LandmarkH m.RetreatMeadows. R G February 6, 2008 Page 10 others and limited site reconnaissance, and should not be construed as a warranty of the subsurface conditions. Variations in subsurface conditions are possible between the explorations and may also occur with time. A contingency for unanticipated conditions should be included in the budget and schedule. Sufficient monitoring, testing and consultation should be provided by our firm during construction to confirm that the conditions encountered are consistent with those indicated by the explorations, to provide recommendations for design changes should the conditions revealed during the work differ from those anticipated, and to evaluate whether earthwork and foundation installation activities comply with contract plans and specifications. The scope of our services does not include services related to environmental remediation and construction safety precautions. Our recommendations are not intended to direct the contractor's methods, techniques, sequences or procedures, except as specifically described in our report for consideration in design. If there are any changes in the loads, grades, locations, configurations or type of facilities to be constructed, the conclusions and recommendations presented in this report may not be fully applicable. If such changes are made, we should be given the opportunity to review our recommendations and provide written modifications or verifications, as appropriate. We have appreciated the opportunity to be of service to you on this project. If you have any questions or comments, please do not hesitate to call at your earliest convenience. Respectfully submitted, GeoResources, LLC Brad Biggerstaff, LEG BPB:WGC:bpb Dacl D: LandmarkHm.RetrealMeadows.RG Attachments: Figure 7 —Site Vidnity Map Figure 2 — Site and Exploration Plan Figure 3 — USDA SCS Soils Map Figure 4— USGS Map Flgure 5 — Soll Classification System Flgure 6—Test Pit Logs Glen Coad, PE Principal G V'2 �� 3371$ rrc��,��. �• EXPIRES: yb IhVI SYt M .47ih SW3481hSt ! A.•' ) 1 , yy fi - f 34ft St . - 1 2 74v ��- sif7'�tl� - 3QdP1 St NE 1�&th1Sr Ne — r8a17 N� - j'�'filh st r rs V? ..9 r s Jti •. 1 Z rEI � �, ;s ssrrnsf 5.y,31H Sl f a 3sisi Pf ,ak z I � w S 9�4 sue_ 1-- Approximate Site Location j Not To Scale GeoResources, LLC Site Vicinity Map 5007 Pacific Highway East, Suite 20 Landmark Homes Fife, Washington 98424 SW 35Wh St & 151 Ave SW Phone: 253-896-1011 Federal Way, Washington Fax: 253-896-2633 File: LandmarkHomes.356th.SW I February 2008 1 Figure 1 4. 4, ` ',� • A-6 I IN�r t _ , 5 .i�• �i.V'1:y-f' # �� .cam. �' k . '' Y •• • �' ! -� � -� �-��';[ ,1� *�jr=.*I fir' •. I - r �- Geologic Map of the Poverty Bay 7.5-minute Quadrangle, Was +ington, Booth, D.B., Waldron, H.H., and Troost, K.G. (2003) Approximate Site Location GeoResources, LLC 5007 Pacific Highway East, Suite 20 Fife, Washington 98424 Phone: 253-896-1011 Fax: 253-896-2633 Not to Scale USGS Geologic Map SW 356th Street & 1st Avenue SW Federal Way, Washington File: LandmarkHomes.356thSLUSGS I February 2008 1 Figure 4 SOIL CLASSIFICATION SYSTEM MAJOR DIVISIONS GROUP SYMBOL GROUP NAME GRAVEL CLEAN GW WELL -GRADED GRAVEL, FINE TO COARSE GRAVEL GRAVEL COARSE GP POORLY -GRADED GRAVEL GRAINED More than 50% SOILS Of Coarse Fraction Retained on No. 4 Sieve GRAVEL WITH FINES GM SILTY GRAVEL GC CLAYEY GRAVEL More than 50% SAND CLEAN SAND SW WELL -GRADED SAND, FINE TO COARSE SAND Retained on No. 200 Sieve SP POORLY -GRADED SAND More than 50% Of Coarse Fraction SAND SM SILTY SAND Passes WITH FINES No. 4 Sieve SC CLAYEY SAND SILT AND CLAY INORGANIC ML SILT CL CLAY FINE GRAINED SOILS Liquid Limit Less than 50 ORGANIC OL ORGANIC SILT, ORGANIC CLAY SILT AND CLAY INORGANIC MH SILT OF HIGH PLASTICITY, ELASTIC SILT More than 50% Passes CH CLAY OF HIGH PLASTICITY, FAT CLAY No. 200 Sieve Liquid Limit 50 or more ORGANIC OH ORGANIC CLAY, ORGANIC SILT HIGHLY ORGANIC SOILS PT PEAT NOTES: 2. 43 Field classification is based on visual examination of soil In general accordance with ASTM D2488-90. Soil classification using laboratory tests is based on ASTM D2487-90. Description of soil density or consistency are based on interpretation of blow count data, visual appearance of soils, and or test data. GeoResources, LLC 5007 Pacific Highway East, Suite 20 Fife, Washington 98424 Phone: 253-896-1011 Fax: 253-896-2633 SOIL MOISTURE MODIFIERS: Dry- Absence of moisture, dry to the touch Moist- Damp, but no visible water Wet- Visible free water or saturated, usually soil is obtained from below water table Soil Classification System Landmark Homes SW 356" St & 1 st Ave SW Federal Way, Washington File: LandmarkHomes.356th.S I February 2008 1 Figure 5 TEST PIT LOGS LANDMARK HOMES RETREAT MEADOWS RESIDENTIAL LOTS FEDERAL WAY, WASHINGTON TEST PIT 1 - Located in the northwest portion of site, behind house De #h ft. Soil Type Description 0.0 - 0.3 Sod/Topsoil - stdppings 0.3 - 3.0 SP OrgBrn SAND w/ gvl & silt, occ. organics (roots) (loose to medium dense, moist) 3.0 - 5.5 SP Brn SAND w/ silt, occ gravel & cobbles (dense, moist) 5.5 - 8.0 SM Gry-Brn si SAND w/ gvl & cobbles (v. dense, moist) (till?) Minor caving observed No ground water seepage observed TEST PIT 2 - Located in the northwest portion of site, in front of house by large fir tree _Depth (ft) Soil T pe Description 0.0 - 1.0 Sod/Topsoil 1.0- 4.5 SP Org/brn SAND w/ gvl & min. silt, organics (loose to med dense, moist)(fill?) 4.5 - 5.5 SM Brn silty SAND w/ gravel, cobbles, occ. organics (med. dense, moist -damp) 5.5 - 6.5 SM Gry silty SAND w/ gvl & cobbles (dense to v. dense, moist) (till) Min caving observed No ground water seepage observed TEST PIT 3 - Located in the central portion of the site, north of garage area Depth (ftl Soil Two _ Description 0.0 - 2.0 Duff/Topsoil 2.0 - 4.0 SP Org/brn SAND with min. gvl, organics (loose to med. dense, moist) 4.0 - 7.0 SM Brn si SAND w/ occ. gravel, min. cobbles (med. dense to dense, moist)(wea till?) 8.0 - 8.5 SM Gry si SAND w/ gravel & cobbles (dense, moist) (till?) Min. caving observed No ground water seepage observed TEST PIT 4 - Located south of garage building, west side of road Depth tit) Soil Tvpe Description 0.0 - 1.0 Sod/Topsoil - strippings 1.0- 2.5 SP Brn SAND w/ silt, gvl, organics (loose to med dense, moist) 2.5 - 4.5 SM Brn silty SAND w/ gravel, cobbles, occ. organics (med. dense, moist) 4.5- 6.0 SM Gry silty SAND w/ gvl & cobbles (dense to v. dense, moist) (till?) Min caving observed No ground water seepage observed TEST PIT 5 - Located northwest of residence, edge of grass area Depth (ft) Soil Type Description 0.0 - 1.0 Sod/Topsoil 1.0- 3.5 SP Brn SAND w/ silt, gvl, organics (loose to med dense, moist) 3.5- 5.5 SM Brn-gry silty SAND w/ gravel, cobbles, occ. organics (med. dense, moist) 5.5 - 6.5 SM Gry silty SAND w/ gvl & cobbles (dense to v. dense, moist) (till?) Min caving observed No ground water seepage observed TEST PIT 6 - Located south of residence, edge of trees Depth ft Soil Type Descri tion 0.0 - 0.5 Duff/Topsoil 0.5 - 2.5 SP Brn SAND w/ silt, gvl, organics (loose to med dense, moist) 2.5- 4.5 SM Brn silty SAND w/ gravel, cobbles, occ. organics (med. dense, moist) 4.5- 6.0 SM Gry silty SAND w/ gvl & cobbles (dense to v. dense, moist) (till?) Min caving observed No ground water seepage observed EXCAVATED JANUARY 08 TEST PIT 7 - Located in SW portion of site, 30 feet west of gravel road Depth 00 Soil Type Description 0.0 - 1.0 DufflTopsoil 1.0- 2.5 SIR Brn SAND w/ silt, gvl, organics (loose to med dense, moist) 2.5- 3.5 SM Brn silty SAND w/ gravel, cobbles, occ. organics (med. dense, moist) 3.5- 6.5 SM Gry silty SAND w/ gvl & cobbles (dense to v. dense, moist) (till?) Min caving observed No ground water seepage observed TEST PIT 8 - Located west of metal building, 150 west side of road Depth (ft) Soil Ty e Description 0.0 - 1.0 Duff/Topsoil 1.0- 2.0 SP Qrg/Brn SAND w/ silt, gvl, cobbles, organics (loose to med dense, moist) 2.0 - 4.5 SM Brn silty SAND w/ gravel, cobbles, occ. organics (med. dense, moist) 4.5- 8.0 SM Gry silty SAND w/ gvl & cobbles (dense to v. dense, moist) (till?) Min caving observed No ground water seepage observed TEST PIT 9 - Located southwest corner of site, local depression -pond area Death ft Soil Tv a Description 0.0 - 1.5 Duff/Topsoil 1.5 - 2.5 SP Org/Brn SAND w/ silt, gvl, organics (loose to med dense, moist) 2.5 - 4.5 SM Brn silty SAND w/ gravel, cobbles, occ. organics (med. dense, moist) 4.5- 9.0 SM Gry silty SAND w/ gvl & cobbles (dense to v. dense, moist) (till?) Min caving observed No ground water seepage observed TEST PIT 10 - Located south central portion of church site Depth (ft) Soil TVDe Description 0.0 - 1.0 DuffTopsoil 1.0- 5.5 SP Org/Brn SAND w/ gvi, cobbles, min. silt, (loose to med dense, moist) 5.5 - 7.5 SM Brn silty SAND w/ gravel, cobbles, occ. organics (med. dense, moist to damp) 7.5 - 9.0 SM Gry silty SAND w/ gvl & cobbles (dense to v. dense, moist) (till?) Fc Min caving observed No ground water seepage observed TEST PIT 11 - Located southeast portion of church site Death (ft) Soil Type Description _ 0.0 - 1.0 duff/Topsoil 1.0 - 9.0 SP Brn SAND w/ silt, gvl, organics (loose to med dense, moist) 9.0- 11.5 SM Brn si SAND w/ occ. gravel, cobbles, (dense, moist to wet) 11.5 -14.0 SM Gry silty SAND w/ gvl & cobbles (dense to v. dense, moist) (wea till?) Min caving observed Minor ground water seepage observed @ 9 to 11 feet TEST PIT 12 - Located southeast portion of church site _Depth -(it) Soil Type Description 0.0 - 1.0 Duff/Topsoil 1.0- 4.5 SP Org/Brn SAND w/ silt, gvl, organics (loose to med dense, moist) 4.5- 6.5 SP Brn SAND w/ gravel, cobbles, min. silt (med. dense, moist) 6.5 - 8.0 SM Gry silty SAND w/ gvl & cobbles (dense to v. dense, moist) (till?) Min caving observed No ground water seepage observed TEST PIT 13 - Located east side of road, property line Depth ft Soil Type Descri tion 0.0 - 1.0 Duff/Topsoil 1.0- 3.0 SM Org/Brn si SAND w/ gvl, organics (loose to med dense, moist) (wea till?) 3.0 - 4.5 SM Brn silty SAND w/ gravel, cobbles, occ. organics (med. dense, moist to damp) 4.5- 7.0 SM Gry silty SAND w/ gvl & cobbles (dense to v. dense, moist) (till?) Min caving observed No ground water seepage observed TEST PIT 14 - Located in central portion of church site Depth (ft) Soil Tvoe Description 0.0 - 0.5 Duff/Topsoil 0.5- 3.5 SP Brn SAND w/ silt, gvl, organics (loose to med dense, moist) 3.5 - 4.5 SM Brn silty SAND w/ gravel, cobbles, occ. organics (med. dense, damp) 4.5- 6.0 SM Gry silty SAND w/ gvl & cobbles (dense to v. dense, moist) (till?) Min caving observed No ground water seepage observed TEST PIT 15 - Located central portion of east parcel, pond area Depth ft Soil Type _ Description _ 0.0 - 0.5 Duff/Topsoil 0.5- 2.5 SP Brn SAND w/ silt, gvl, organics (loose to med dense, moist) 2.5 - 4.5 SM Brn silty SAND w/ gravel, cobbles, occ. organics (med. dense, moist) 4.5- 6.0 SM Gry silty SAND w/ gvl & cobbles (dense to v. dense, moist) (till?) Min caving observed No ground water seepage observed TEST PIT 16 - Located south central portion of east parcel, pond area Depth (ftl Soil Type Description_ 0.0 - 1.0 Duff/Topsoil - 1.0 - 2.0 SIP Brn SAND w/ silt, gvl, organics (loose to med dense, moist) 2.0 - 4.5 SM Brn silty SAND w/ gravel, cobbles, occ. organics (med. dense, moist) 4.5- 7.0 SM Gry silty SAND w/ gvl & cobbles (dense to v. dense, moist) (till?) Min caving observed No ground water seepage observed Rick Budd Nehemiah Group LLC Life Way Church 33337 1P Avenue SW Federal Way, WA 98023 Re: Wetland and Stream Determination SWC Job #A8-123 Mr. Budd, Per your request we have inspected your property for jurisdictional wetlands and streams on and within 315-feet of the property. The property is located at 119 SW 356t' Street (parcels 3021049036 and 3021049118) Federal Way, Washington. METHODOLOGY Sewall Wetland Consulting, Inc. visited the site on March 26, 2008. A combination of field indicators, including vegetation, soils, and hydrology was used to determine whether wetlands are present on the site. The site was inspected using methodology described in the Washington State Wetlands Identification Manual (WADOE, March 1997). This is the methodology RECEIVED currently recognized by the City of Federal Way and the State of Washington for wetland NOV 14 2008. CM OF FEDERAL WAY CDS Re: Lynch Creek Determination SWC Job #A8-118 March 3, 2008 Page 2 of 3 determinations and delineations. Wetland areas would also be considered wetlands when using the methodology described in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987/1989), as required by the US Army Corps of Engineers. Streams would be identified by the presence of a naturally defined channel that contains flowing surface water at some time of the year. OBSERVATIONS The site has been historically disturbed through logging and land grading activities. However, the majority of the site appears to haven been left undisturbed for the last several years. Dominant vegetation on the property included Big Leaf Maple (Ater macrophyllum), Black Cottonwood (Populus balsamifera), Red Alder (Alnus rubra), Bitter Cherry (Prunus emarginata),Vine Maple (Ater circinatum), Indian Plum (Oemleria cerasiformis), Red Elderberry (5ambucus racemosa), Salmonberry (Rubus spectabilis), Scot's broom (Cytisus scopairus), Himalayan Blackberry (Rubus armeniacus), Stinging Nettle (Urtica diaica), Salal (Gaultheria shallon), and Sword Fern (Polystichum munitum). Soil pits excavated on the property revealed a 16-inch layer of gravelly sandy loam with a color of 10YR 3/3. Soils on the property were dry within 16-inches of the soil surface. According to the City of Federal Way Zoning and Wetland Atlas, there is a wetland located along the southern property boundary. An early growing season field investigation revealed that this area is comprised of Stinging Nettle (Urtica dioica) FAC+, Saimonberry (Rubus spectabilis) FAC+, Black Cottonwood (Populus balsamifera) FAC+, Indian Plum (Oemleria cerasiformis) FACU, and western trillium (Trillium ovatum) FACU. Soil pits excavated within the area revealed a 4-inch layer of gravelly, sandy loam with a color of 10YR3/3, from 4-6 inches soil colors were 10YR 3/4 and from 6-16 inches the soil matrix color was 10YR 3/2 with few fine distinct redoximorphic features. However, soils within this area were dry during the time of our field investigation. Since the soils were dry from the surface to below a depth of 16 inches, it is highly unlikely that the presence of soil saturation to the surface would be present for more than 5 percent of the early growing season. ]0=l m= 20 SITE I Early Growing Season Evaluation and Data Point ikl 7t114� I � RS7,2 Re: Lynch Creek Determination SWC Job #A8-118 March 3, 2008 Page 3 of 3 SW 356TH ST S FNQF jj FFu�oco:o IH, tec .p11l � i t F17 1. iC•!.� �F1�?7 RS7.2MRS lees:m r► S 358T11 � �g�'196 �77et7� No surface water channels, scouring or other indicators of a stream were present on the site. Therefore, it is our professional opinion that there are no critical areas on or within 300-feet of the site. If you have any questions or need any additional information please contact our office at 253.859.0515 or by e-mail at awill sewallwc.com . Sincerely, Sewall Wetland Consulting, Inc. J. Aaron Will Wetland Scientist File:A8-123 Life Way Church Determination letter.doc DRAY T0N ARCHAEOLOGICAL RESEARCH i 1 i ARCHAEOLOGICAL ASSESSMENT OF THE 356TH STREET DEVELOPMENT PROJECT, FEDERAL WAY, KING COUNTY, WASHINGTON BY: MATTHEW I. GILL, M.S. AND GARTH L. BALDWIN M.A. REPORT PREPARED FOR: 356TH MANAGEMENT LLC AND LIFEWAY CHURCH P. O. Box 26116 FEDERAL WAY WA 98093 TECHNICAL REPORT 0807E NOVEMBER 12, 2007 RECEIVED APR 11 2008 C TiY OF FEDERAL WAY CDS ai nR ndpll Rd - Rlaine. WA 98230 - (360) 739-2443 - draytonarchaeology.com f TABLE OF CONTENTS: ProiectSummary................................................................................................................. 3 Introduction... ............................................................................................................. 3 RegulatoryEnvironment................................................................................................. 3 Proposal and Project Location........................................................................................ 4 Geological Setting I EnvironmentalSetting........................................................................................................ 8 Historic and Ethnohistoric Context..................................................................................... 9 Expectations...................................................................................................................... 11 fField Methodology........................................................................................................... 12 Results............................................................................................................................... 13 Recommendations............................................................................................................. 15 WorksCited......................................................................................................................17 Cultural Resources Cover Sheet(DAHP)......................................................................... 20 TABLE OF FIGURES Figure 1. The Project location on the Poverty Bay (1994) 7.5" USGS quadrangle............ 5 Figure 2.Overview of a portion of the undeveloped and forested project area .................. 5 Figure 3. Plan sheet for the proposed 356 h Management LLC and Lifeway Church and Residential Development (source Abbey Road Group, LLC).................................... 6 Figure 4. Heavy undergrowth in the project area nullified the pedestrian survey leading to I a thorough shovel probe regiment ..................................... 13 ........................................ Figure 5. Location of excavated shovel probes (SPs) within the project area .................. 14 '9 �f �J J Drayton Archaeological Research L.L.C. Technical Report 0807E IPage 2 of 20 Archaeological Assessment of the 356th Street Development Project, Federal Way, King County, Washington AUTHORS: PRINCIPLE INVESTIGATOR: DATE: LOCATION: USGS 7.5 MIN. QUAD: TOWNSHIP, RANGE, SECTION: Project Summary Matthew I. Gill and Garth L. Baldwin Garth L. Baldwin, M.A. November 12, 2007 King County, Washington Poverty Bay, WA (1994) T21N, R4E, S30 This report describes the results of an effort to locate and identify any cultural resources (cultural, historical or archaeological materials or sites) on a 24-acre parcel owned by 356th Management LLC and Lifeway Church. The subject property is comprised of a mix of undeveloped forest and single-family residences in Federal Way, Washington. It is the intent of 356`h Management LLC and Lifeway Church to subdivide the extant parcels into a residential subdivision surrounding a new church. Drayton Archaeological Research LLC (DAR) was contracted to conduct an archaeological investigation for the proposed development. DAR conducted a site file search at the Department of Archaeology and Historic Preservation (DAHP), background research, fieldwork, and production of this report. The subject property was visually surveyed, 40 shovel probes (SPs) were excavated, photographs and notes were taken, and this report was produced to present the findings and DAR recommendations. No cultural materials were encountered during this assessment. The likelihood for encountering intact cultural deposits at this site is considered low and DAR found no reason for further archaeological investigations in connection with the development. The fieldwork was completed on September 6, 2007. Introduction Regulatory Environment As part of the requirements for developing property in the State of Washington, certain projects are required to complete an Environmental Checklist to comply with the State Environmental Policy Act (SEPA) under Chapter 43.21c RCW. Although to the knowledge of DAR the project has not triggered SEPA, this report would meet those established standards. The SEPA is administered through the WAC 197-11-960 Environmental checklist. This administrative tool allows the municipal and state governments the ability to insure that the degradation of the human Drayton Archaeological Research L.L.C. Technical Report 0807E Page 3 of 20 environment is being accounted for in combination with development. The proponent's obligations listed in the SEPA checklist for cultural resources are as follows, 13. Historic and cultural preservation -1 a. Are there any places or objects listed on, or proposed for, national, ` state, or local preservation registers known to be on or next to the site? If so, generally describe. b. Generally describe any landmarks or evidence of historic, l archaeological, scientific, or cultural importance known to be on or next to the site c. Proposed measures to reduce or control impacts, if any. A professional archaeologist who meets the standard set forth by the United States Secretary of the Interior completed this report and it fulfills the State of Washington's SEPA requirement for ! cultural resource accounting. The municipal authority administering a SEPA checklist would be 6 the City of Federal Way, King County Washington. The applicable cultural resource management laws and regulations that apply to SEPA projects are the Revised Code of Washington (RCW) 27.53 Archaeological sites and resources and 27.44 Indian graves and records Proposal and Project Location The proposed project is a mixed used area consisting of a eight single-family residences on a relatively undeveloped hillside located in the eastern '/z of Section 30, Township 21N Range 4E on the Poverty Bay (1994) 7.5' quadrangle, King County (Figures 1 and 2). The project proposes to subdivide the extant parcels into 70+/- individual parcels for a residential subdivision and a large evangelical church complex (Figure 3). The project area is surrounded by mixed residential property on all sides but the south, where Malice Middle School is situated. The project area is located at the southwest intersection of South 356th Street and 1" Ave South, Federal Way, Washington. Drayton Archaeological Research L.L.C. Technical Report 0807E Page 4 of 20 Figure 1. The Project location on the Poverty Bay (1994) 7.5" USGS quadrangle. Figure 2.Overview of a portion of the undeveloped and forested project area. Drayton Archaeological Research L.L.C. Technical Report 0807E Page 5 of 20 •rep,'�/.4 p+�'f faPS1•N, •1,en�mvaf JRICI e,!S y0myo Rem ap-1 a s;:s•mrrsurm�•ce�:icrc[szr 3 u•i ueEebir,'�miN ns lur;diu031uauld0lanapPue,O-n 7cY),d,,/0NqqVE:.Uaai�ns'n:ma���y..-ssze dnarJ PeOm Ae44t+ �+ a F[ U It O ! S. 356th Street - - -- _-- 2 , •` 0 1 f. _ — CJ — jig--O_i_� �j} Li C a� fD � d Wo - M 0 0 _ 4-r i M 7.i bA W 0 N 4- 0 cd a U a a The project site is located on the sides and atop rolling forested terrain. The majority of the 24- acre area is undeveloped although eight single-family residences will be razed or relocated. No perennial watercourses exist in the project area and although basin shaped area exists permitting possible seasonal ponded water on the easternmost portion of the project area. The subject property is located nearly a mile north of the King and Pierce County boundary. This boundary is also the border of the Puyallup Indian Reservation placing the project area outside the original reservation boundaries. The immediate vicinity around the parcels has been moderately developed; single-family residences and their corresponding access streets are situated in every cardinal direction and new developments are under construction on nearby undeveloped lots. Geological Setting The project area is situated atop an upland landform mantled with Pleistocene age glacial till and recessional outwash. The outwash is comprised of stratified sand and gravel and is generally lightly oxidized (Booth et al. 2004). The westernmost portions of the project area borders on what is geologically mapped as ice -contact deposits that are similar to the recessional outwash deposits, but are usually less well sorted and have a greater silt content. The glacial material was largely deposited during the Vashon Stade of the Fraser Glaciation. Glacial ice was last present in the Seattle and Tacoma areas from about 15,000 to 13,500 years ago; during this short span the processes of glacial recession left large amounts of till and outwash, making up most of the present day topography of the Puget lowland. The southwest foot of the Cordilleran Ice Sheet (CIS) advanced and retreated a number of times beginning in the Pleistocene epoch and continuing until about 13,500 years ago. Specifically in Western Washington, the southwestern most extension of the CIS formed the `Puget Lowland' (PL) between the Olympic Mountains and the Cascade Range. The low Willapa Hills define the southern limit of the ice advance in the PL (Alt and Hyndman 1984). During the maximum extent of ice age Glaciation, most of the northern third of Washington lay beneath a nearly continuous sheet of glacial ice (Easterbrook 2003). Products of the most recent advance of the Puget Lobe of the CIS (during the Vashon Stade of the Fraser Glaciation about 15,000 years ago at furthest extent) provide the best picture of ice sheet growth and decay because they have not been overlain with subsequent glacial movement. The advancing ice sheet deposited voluminous sediment on a proglacial outwash plain that extended from the Olympic Mountains to the Cascade Range (Haugerud 2003). This outwash is recognized as the `great lowland fill' (Booth and Goldstein 1994). The lowland fill is approximately 3000 feet thick under Seattle, and 2000 feet Drayton Archaeological Research L.L.C. Technical Report 0807E Page 7 of 20 thick under Tacoma (bedrock appears south of Olympia). Each time the glacier advanced, it modified the previously existing topography and deposited new glacial till. Outwash sediments in front of the advancing glacier were often destroyed and reworked by the glacier. The most recent and final Vashon Stade of glaciation modified the deposited `lowland fill' in several ways: by the deposition of basil till, which was then shaped into drumlins, and by the excavation of deep linear troughs now occupied by large lakes and the marine waters of Puget Sound (Booth and Goldstein 1994). Though we know that the CIS advanced at least 3 times during the Pleistocene, only deposits of the final glaciation, known as the Vashon Stade, (approx.15,000-13,500 years ago) can be differentiated with certainty. In 1973, the Natural Resources Conservation Services (MRCS), through the USDA conducted a study to classify soils in King County. The sediments found within the area of include Alderwood gravelly sandy loam 6-15% slope, Everett gravelly sandy loam 0-5% slopes, and Everett- Alderwood gravelly sandy loams 6-15% slopes (Snyder et al. 1973). The sediments exposed during DAR's fieldwork appeared to be fairly consistent with the Alderwood-Everett association and likely represent areas of stabilized glacial deposits. A greater sandy silt content was noted on the eastern aspect of the project area. The Alderwood Series soils are moderately drained gravelly, undulating to hilly soils that overlay glacial till with slopes generally from 0-30% (Snyder et al. 1973). Alderwood gravelly sandy loam is formed in glacial till and is one of the most extensive soils on the broad uplands of King and Pierce Counties. The Everett association soils are somewhat excessively drained, gently undulating gravelly soils located on terraces. Environmental Setting The project area is situated on gently sloping terrain that may be the margins of a terrace of the West Branch of the Hylebos Creek located ca. '/z-mile to the east. The Hylebos Creek is a tributary to the Puyallup River that drains into Commencement Bay, a geologically dynamic floodplain in the Puget Sound basin. The Puget Sound basin is a central component of the Puget — Willamette Trough, a north to south oriented structural basin located between the Pacific Coast Range to the west and the parallel Cascade Range to the east. The trough extends southward from the Canadian border to Oregon where it merges with the Willamette Valley, its physiographic and geologic continuation (Easterbrook and Rahm 1970:42; Franklin and Dyrness 1973:16). The Puget Sound basin is a depressed, partially submerged area; the present topography is a result of Pleistocene glaciations. The general area slopes gently toward the Puget Sound and contains Drayton Archaeological Research L.L.C. Technical Report 0807E Page 8 of 20 many lakes and poorly drained depressions underlain by glacial drift (Franklin and Dyrness 1973:17). Prior to clearing, vegetation would have been typical of the Puget Sound area Tsuga hetrophylla vegetation zone (Franklin and Dyrness 1973:44-5). The precontact environment consisted of an overstory dominated by Western hemlock, Douglas fir, and Western Red cedar. Large areas would have differed from the broader regional pattern however, with areas of prairie, oak woodland, and pine forest being distributed throughout the southern Puget Sound basin (Franklin and Dyrness 1973:88). Current vegetation on site is forest regrowth composed of many native an nonnative species of tree with a somewhat open understory consisting of salal, Himalayan blackberry, sword fern and various other low growing shrubs and trees. Historic and Ethnohistoric Context The historical investigation of an area, to include archaeological, relies upon a discussion of the past inhabitants to appreciate the full spectrum of possible occupational remnants. It is also important to broadly discuss the land use relationship of the setting specifically and the general occupation of the area along the Puyallup River. The occupation of the lower Puget Sound region could date back 11,000 years, but the Commencement Bay tide flats and Puyallup River marshes and islands were not conducive to utilization until after approximately 5,600 years (Forsman et al. 1998). Prior to that time it was likely that the upland areas were islands, analogous to the present offshore islands of Puget Sound. Expected site types in the general area include marine shell middens, burials, petroglyphs and saltwater shoreline occupation and/or fishing sites in the areas along the river and bay (Wessen 1985). The lower areas around the Puyallup River delta are rich with history and have long been used by regional inhabitants for myriad purposes. Known archaeological materials exist at the mouth of the Puyallup River, along the coast at places like Dash Point, and along the shoreline of the Thea Foss Waterway. The latter having been buried by construction fill and river deposits (Baldwin and Brown 2006; Munsell 1981; Smith 1907; Weaver 2005). The project area is located within the traditional territory of the Puyallup, Southern Coast Salish speakers of the southern dialect of the Lushootseed language. The Puyallup traditionally occupied ' the areas around Commencement Bay and the drainages of two rivers, the White and the Puyallup, where they followed a seasonal round for resource procurement (Smith 1940). Land Drayton Archaeological Research L.L.C. Technical Report 0807E Page 9 of 20 1 types utilized within the river valleys included prairies, foothills, and uplands. Grazing areas for horses and camas fields were located on prairies. The foothills contained materials for basketry, wild berries and various species of game. The tidelands of Commencement Bay and Vashon Island were utilized for salmon and various shellfish. Salmon were caught in fish weirs ' constructed in strategic locations. I } The main Puyallup village (S'Puyallupabsh) was located near the mouth of the Puyallup River (Suttles and Lane 1990). Smith (1940) places the location near the current intersection of 15th and 1 Pacific Avenue in Tacoma. Numerous springs drained to the base of the hill in the area, likely around 15`h Street. A village, decimated by disease, was still occupied when Euro American settlers first appeared in the mid-1800s. Other resources along the shore include a burial near the intersection of East 24 Street and Dock Street (Wickersham 1900), shell middens along the Puyallup River (Smith 1907) and Commencement Bay (Wickersham 1900), and a fish weir at the mouth of Wapato Creek (Munsell 1981). 1 � Not much of S'Puyallupabsh remained when a Norwegian settler, named Nicholas DeLin, arrived r in 1852 to file a Donation Land Claim and construct a mill at the mouth of Gallagher Creek. Although the village location was no longer being occupied, there were some Puyallup encampments there along the shore. The surrounding area was swampy and DeLin dammed the I mouth of the creek to flood the low areas for log storage. Attempts to establish businesses and homesteads in the area by DeLin and others who followed were not successful. Settlement developed north of there in what is now Old Town Tacoma. The Puyallup Indian Reservation was created after the signing of the Medicine Creek Treaty on December 26, 1854. It was enlarged in 1856 to include the mouth of the Puyallup River. The 1884 allotment act enabled individuals to sell tide flats, resulting in reducing the reservation to its present size. As with much of the Puget Sound area, the location of the project area was historically used for the abundant timber resources. The Federal Way area was named due to the Pacific Highway South (Route 99), a federally constructed road that connects Seattle and Tacoma (Phillips 1971). J The General Land Office map (USSG 1868) covering the project delineates the historic roadway, but does not indicate any land claims in the vicinity. By 1931 portions of the land adjacent to the highway were sold to pay for a community high school. By the 1950s, the name Federal Way was Drayton Archaeological Research L.L.C. Technical Report 0807E Page 10 of 20 adopted. Federal Way now exists largely as a bedroom community to the economic centers of Tacoma and Seattle with significant population booms since the 1970s. Relatively few archaeological investigations have been conducted in the general vicinity of the project area, most located nearer Interstate 5 to the east. Several project have been conducted in the Tacoma area as the historic downtown area has experienced revitalization. Palmer and Palmer (1996) completed a comprehensive documentation of historic structures in and around the old downtown and provide an excellent overview of the history Tacoma. Projects closer to the present project area include Luttrell 2003, Forsman et al. 2003, Sparks and Montgomery 2005, and Cooper 2005. DAR has conducted work within the city, on the uplands above Tacoma, and south of I-5 along the uplands (Baldwin et al. 2007; Baldwin 2006; Baldwin and Brown 2006a-c; and Baldwin et al. 2006a and 2006b). Forsman et al. 2003 provides a comprehensive review of the Hylebos Creek history and ethnography. Recorded archaeological sites on the upland areas are rare. There are no recorded sites within a mile of the subject property. Roughly two miles to the southwest is 45PI47, the Wapato Creek Fish Weir (Garner 1959; Solland and Stenholm 1963; and Munsell 1980, respectively). Luttrell recorded 45KI719, an historic stone foundation to a residential structure just over a mile to the northeast. Expectations It is assumed that indigenous people with the choice would have settled nearer to the Puyallup River or at the mouth of local drainages and used the project area for peripheral resource gathering and, perhaps, processing of the collected resources. The proposed project location is on an eastern and southern aspect of a hill or terrace slope above Commencement Bay and the mouth of Hylebos Creek. This location is removed in elevation and distance from the water and would have been heavily forested. It seems more likely that archaeological materials would be located near the shore and at the mouth of the river (Forsman et al. 1998; Munsell 1981; Palmer and Palmer 1996; Smith 1907; Smith 1940; Weaver 2005). Although no prehistoric sites have been recorded within a mile of the project area, it is highly likely that native inhabitants traveled upstream along the West Branch of the Hylebos for resources such as for cattails for mats, terrestrial hunting, or fishing as the creek offers seasonal runs of Coho, Chum and Chinook salmon. Village and/or occupation sites in the area were known Drayton Archaeological Research L.L.C. Technical Report 0807E Page 11 of 20 to be located along the water. Activity that is also expected in close proximity to villages is burial or body disposal sites. The immediate project area is less likely to contain archaeological resources, however due diligence was applied to all levels of the field investigation. Field Methodology DAR assessments are conducted preferably in a systematic fashion, successively increasing the intensity of methods from surface survey to subsurface excavation. However there are site areas where inconsistencies in development or terrain demand judgmental testing strategies or provisions implemented to adapt to conditions. In the case of this field examination, the sporadic single-family residences and surrounding manicured landscapes were not tested. Based on landscape modification during homebuilding, the field archaeologists determined that testing the relatively undisturbed areas would be a more prudent approach to finding intact archaeological deposits. DAR field investigations usually begin with a visual examination of the project area surface to locate any exposed cultural material or features. This method of survey permits the field r investigator(s) a general understanding of the landscape and where the most likely locations for resource gathering or habitation might be located. Following surface survey the project area is ' systematically tested by subsurface probe excavation, if only to record a soil profile. Probes may take a number of differing forms including mechanical testing, bucket auger, or shovel probing. For the subject project, shovel probes were used. Standard DAR shovel probes (SPs) consist of cylindrical cavities, approximately 50 cm in Jdiameter. The predetermined target depth for DAR SPs is roughly to contact with glacial till, generally about 60-80 cm. However, individual depths of SPs are ultimately determined by J subsurface conditions in each hole and are individualized for project areas. Sediment and soil excavated from SPs is examined and passed through V4" mesh hardware screen. Details regarding the location, depth, sediments encountered and general setting is recorded for each SP. The probes are backfilled and their locations recorded on project maps. Artifacts, if recovered from ` the SPs in unrecorded sites or isolate areas, are collected when previous arrangements or directions from the landowner have not been formalized. Subsurface investigations included the excavation of 40 shovel probes. JDrayton Archaeological Research L.L.C. Technical Report 0807E Page 12 of 20 Results The field investigation was conducted in a systemic fashion. Field investigations occurred on September, 6, 2007. Weather conditions during the survey were partly cloudy and warm with no precipitation. Surface survey and inspection was planned for this project, however after initial assessment of the area it was determined a comprehensive subsurface survey would be more appropriate while visual examination of surface features would occur during the shovel probe excavation. One unpaved access road leads from the northern boundary, South 356t' Street, to a house at the southernmost part of the project area. Other driveways provide access to the residences on the northern and eastern portions of the subject property. The shovel -testing program was comprehensive and consisted of 40 SPs across the parcel (Figure 4). Due to the discussed archaeological expectations and relatively low probability for finding cultural resources, SPs were excavated in six north to south transects. All SPs were recorded and plotted on a field map (Figure 5). These three transects gathered subsurface dated along the eastern and western slopes and the hilltop itself. Areas not investigated were those that contained too steep of a slope to be considered even remotely likely for finding evidence of past cultural land use. Figure 4. Heavy undergrowth in the project area nullified the pedestrian survey leading to a thorough shovel probe regiment. Drayton Archaeological Research L.L.C. Technical Report 0807E Page 13 of 20 SPs were excavated as 45-50 cm diameter pits and excavated to a predetermined target depth of 80 cm (about 2.5 ft); however, individual depths of the SPs were ultimately determined by the geological conditions present in each soil test location and other subsurface conditions, e.g. tree + roots or subsurface soil compaction. All sediment excavated from the probes was carefully 1 examined and evaluated by hand and samples were passed through'/4" hardware cloth. All excavated SPs were completely backfilled, and locations were marked on a working project map. The exposed deposits depicted relatively uniform gravelly sandy loam to a depth of 2 to 3 feet, consistent with the Alderwood soil series. 10. 16 I� "fir • • i .,-1,4 15; � - 33 _2 $IJ - 32 -- 3+4 20 F i - 3. 7 38 _ 1st Avenue U-7-IJ • • F. Figure 5. Location of excavated shovel probes (SPs) within the project area. No cultural materials were identified during the investigation. The subsurface sediments exposed within the SPs was somewhat variable but usually consisted of a thin layer of partially decomposed forest duff overlying gravelly sandy loam with various amounts of gravel and a range of compaction; some probes were extremely difficult to dig while others, usually along the eastern transects (SPs 17-40), consisted of a higher sand and silt content and thus were easier to I I J Drayton Archaeological Research L.L.C. Technical Report 0807E Page 14 of 20 J excavate. The gravels and some yellowish brown sands present are related to deposits of the Alderwood-Everett Association as described in the Geologic Setting section of this report. Several probes contained small amounts of charcoal fragments, likely the result of either forest fire or fired brush piles after the land was initially cleared of timber. Recommendations The assessment of the 3 56th Management LLC and Lifeway Church Development Project has been conducted by a professional archaeologist who meets or exceeds the criteria set forth in RCW: 27.53 for professional archaeological reporting and assessment. Based on the results of surface observation and sub -surface testing the likelihood of encountering or impacting significant archaeological site deposits during the development of the residential subdivision is low. Previous landscape impacts including logging and construction of the surrounding residential developments have altered the natural landform and presumably any cultural constituents that may have been located there. It is Dra on Archaeological Research's o inion that the pLoject as it is currently proposed requires no further archaeological work. All notes, photographs, drafts, and documents produced as a result of the presented investigation are being retained at the office of Drayton Archaeological Research L.L.C. Copies of the complete record may be obtained by formal letter request to Garth L. Baldwin at the address provided on the title page. _ DAR recommends that the project proponents be familiar with the provisions of Washington State laws, RCW 27.53.060 and RCW 27.44.040. The Revised Code of Washington Chapter ' 27.53,060, Archaeological Sites and Resources, protects known prehistoric and historic F archaeological sites within the state that are located on public and private lands and makes it a 1 crime to intentionally destroy an archaeological site. In the unlikely event that archaeological materials are encountered during the development of the property, an archaeologist should immediately be notified and work halted in the vicinity of the finds until they can be inspected and assessed. The Revised Code of Washington Chapter 27.44.040, Indian Graves and Records, protects Native American graves within the state that are located on public or private lands. These laws specifically state that the willful removal, mutilation, defacing, and/or destruction of Indian burials constitute a Class C felony. In the unlikely event that a burial should be encountered Drayton Archaeological Research L.L.C. Technical Report 0807E Page 15 of 20 during development of the property, all work in the vicinity must stop immediately and efforts to contact the Washington Department of Archaeology and Historic Preservation (DAHP) and the proper Federal Way city authorities should be initiated. If archaeological materials are located all work should stop and a professional archaeologist should be retained to evaluate the extent of the material and site delineation can be made. In the event that skeletal material or archeological materials are encountered during development, all work should stop immediately and efforts to contact Stephenie Kramer of the DAHP, the Federal Way Police, and cultural resource staff of the Puyallup Tribe, should be tindertaken immediately. Drayton Archaeological Research L.L.C. Technical Report 0807E Page 16 of 20 Works Cited Alt, David D. and Donald W. Hyndman 1984 Roadside Geology of Washington. Mountain Press Publishing Company, Missoula, Montana. f Baldwin, Garth L 2006 Washington Site Inventory Form 45PI740.On file at the Washington State Department of Archaeology and Historic Preservation, Olympia. Baldwin, Garth L. and Genevieve Brown 2006 Archaeological Assessment of Site 4, Thea Foss Waterway, Tacoma WA Drayton Archaeological Research L.L.C. On file at the Washington State Department of Archaeology and Historic Preservation, Olympia. Baldwin, Garth L., Edward P. Arthur, Genevieve Brown, and Pamela Trautman 2006a Archaeological Recovery of Human Remains at 2307 South Ash Street, Tacoma. Drayton Archaeological Research L.L.C. On file at the Washington State Department of Archaeology and Historic Preservation, Olympia. Baldwin, Garth L., Genevieve Brown, Christopher L.R. Kaiser and Pamela Trautman 2006b Archaeological Assessment of the Proposed Brookwater Residential Development, Tacoma WA. Drayton Archaeological Research L.L.C. On file at the Washington State Department of Archaeology and Historic Preservation, Olympia. Baldwin, Garth L., Genevieve Brown, and Pamela Trautman 2007 Archaeological Assessment of the Pointe at Northshore, Northshore Golf Course and Country Club, Tacoma WA. Drayton Archaeological Research L.L.C. On file at the Wasliingwn State Department of Archaeology and Historic Preservation, Olympia. Booth, D.B. and B. Goldstein 1994 Patterns and Processes of Landscape Development by the Puget Lobe Ice Sheet. Regional Geology of Washington State: Washington Division of Geology and Earth Resources, Bulletin 80: 227. Booth, D. B., H.H. Waldron, and K.G. Troost 2004 Geologic map of the Poverty Bay 7.5-minute quadntngle, King and Pierce Counties Washington: U.S. Geological Survey Miscellaneous Scientific Investigations map 2854, scale 1:24,000. JCooper, Jason B. 2005 City of Federal Way Project: 21s` Avenue SW Extension Project Cultural Resource Assessment Letter Report. Jones and Stokes, Bellevue, Washington. On file at the Washington State Department of Archaeology and Historic Preservation, Olympia. 1 Easterbrook, Donald J. J 2003 Advance and Retreat of the Late Pleistocene Cordilleran Ice Sheet in the Puget Lowland. Geological Society of America Annual Meeting Abstracts with Programs. Vol 35, no 6:215. Drayton Archaeological Research L.L.C. Technical Report 0807E Page 17 of 20 I Easterbrook, Donald J., and D.A. Rahm } 1970 Landforms of Washington: The Geologic Environment. Western Washington State College, Bellingham, Washington. Forsman, Leonard A., D. E. Lewarch, J.R Robbins, and L. Larson 1998 Lakewood -to -Tacoma Commuter Rail Project Tacoma Dome, South Tacoma, and Lakewood Sections, Pierce County, Washington, Cultural Resource Assessment. l Larson Anthropological/Archaeological Services Technical Report 98-13, Seattle. I Report No. 1340339.On file at the Washington State Department of Archaeology and Historic Preservation, Olympia.. Forsman, Leonard A., Gretchen A. Kaehler and Lynn L. Larson 2003 Paaga Property Conceptual Mitigation Plan Archaeological Resources Assessment Federal Way, King County, Washington. LAAS Technical Report #2003-15.On file at the Washington State Department of Archaeology and Historic Preservation, Olympia. Franklin, J.F. and C.T. Dyrness 1973 Natural Vegetation of Oregon and Washington. USDA Forest Service General Technical Report PNW-8, Portland, Oregon. Garner, James C. 1959 45WH41, Archaeological Site Inventory Form. On file at the Washington State Department of Archaeology and Historic Preservation, Olympia. Haugerud, Ralph A 2003 Geomorphic Map Units and Landscape Evolution in the Puget Lowland.. Geological Society of America Annual Meeting Abstracts with Programs. Vol 35, no 6:216. Luttrell, Charles 2003 Cultural Resources Investigation for the Washington State Department of Transportation's SR 161: Milton Way to South 360'h Street Project, Pierce and King Counties, Washington. Archaeological and Historical Services Short Report DOT03- 28, Eastern Washington University. On file at the Washington State Department of Archaeology and Historic Preservation, Olympia. 2005 451719, Archaeological Site Inventory Form. On file at the Washington State Department of Archaeology and Historic Preservation, Olympia. J Munsell, David 1981 45WH81, Archaeological Site Inventory Form. On file at the Washington State Ii Department of Archaeology and Historic Preservation, Olympia. _J Palmer and Palmer 1996 Report of Archaeological Resources Survey of the City of Tacoma. Prepared for City of Tacoma Planning and Development Services, On file at the Washington State Department of Archaeology and Historic Preservation, Olympia. I J Drayton Archaeological Research L.L.C. Technical Report 0807E 1 Page 18 of 20 Philips, James W. 1971 Washington State Place Names. University of Washington Press, Seattle. Smith, Harlan Ingersol 1907 ArchamOLOZY of the Gulf of Geor 'a and Pu et Sound. American Museum of Natural History Memoirs, Vol. 4, Part 6:301-441. Smith, Marian W. 1940 The Puyallup-Nisqually. Columbia University Contributions to Anthropology, Vol. 32, Columbia University Press, New York. Snyder, Dale E., Philip S. Gale, and Russell F. Pringle 1973 Survey of Ding County, Washington. U.S. Department of Agriculture, Soil Conservation Service, in cooperation with the Washington Agricultural Experiment Station, Pullman. Solland, Sonia and Barbara Stenholm 1963 45WH41, Archaeological Site Inventory Form. On file at the Washington State Department of Archaeology and Historic Preservation, Olympia. Sparks, Shane and Marcia Montgomery 2005 Archaeological and Historical Resources Survey Report for the Spring Valley Restoration Project — Work Order: Y-9016 AE. ENTRDC, Inc. Seattle, Washington. On file at the Washington State Department of Archaeology and Historic Preservation, Olympia. Suttles, Wayne and Barbara Lane 1990 Southern Coast Salish. In Handbook of North American Indians, Northwest Coast, Volume 7, edited by Deward E. Walker, Jr., pp. 485-502. Smithsonian Institution, Washington, D.C. Wessen, Gary, Ph.D 1985 Resource Protection Planning Process, Southern Puget Sound Unit. Washington State Department of Archaeology and Historic Preservation, Olympia. Weaver, Bob 2005 Dock Street Improvements and Remediation; East I5'h Street to East 11 `" Street. Prepared for Exceltech Consulting, Inc. On file at the Washington State Department of Archaeology and Historic Preservation. Wickersham, James 1900 Some Relics of the Stone Age from Puget Sound. The American Antiquarian 22:141-149. Drayton Archaeological Research L.L.C. Technical Report 0807E Page 19 of 20 CULTURAL RESOURCES SURVEY COTTER SHEET JI Please submit reports unbound Authors: Garth L. Baldwin and Matthew I. Gill Title: Archaeological Assessment of the 355" Street Development Project Federal WayKin County, Washington Date: November 12.2007 County (ies): Pierce Section: 30 Township: 2IN Range: 4E Quad: Poverty Bay Acres: 24 Does this re lace a draft? Yes X No SitellIsolate Found? Yes X No TCP(s] found? Yes X No DAHP Archaeological Site #: ;J d REPORT CHECK LIST Report should contain the following items: • Clear objectives and methods ■ A summary of the results of the survey • A report of where the survey records and data are stored • A research design that: • Details survey objectives ■ Details specific methods • Details expected results • Details area surveyed including map(s) and legal locational information ■ Details how results will be feedback in the planning process Reports are now being accepted as PDF's and can be submitted on Ja cd along with the paper copy. J J Drayton Archaeological Research L.L.C. Technical Report 0807E JPage 20 of 20 T o. t A PORTION OF THE NW CORNER OF SECTION 30, TOWNSHIP 21, RANGE 4 EAST, W.M. SCALE: 1' = 50' 50' 25' 0 50' 100' ASPHALT ASPHALT CONTOUR INTERVAL = 2' _ 6 _, — - 3RD AVE. S.W. (PRIVATE STREET) f ��� 1 / I 26' 26' - 0 INDIVIDUAL LOT INS RATION I f j ..-2 C11 SYSTEM (TYP) - (BASIN B) II i !8 . � v - I I � w ; cn I 9 ( --- 276— -- \ 1 1 FRONTAGE 23 I I I 1 R/W DEDICATION '22 21 20 18 ; i� , 17 16 15 14 � s � � 19 Q� E 13 12 - �,� ! N 11 10 �18, i O 7 I �' TRACT D QD � 8 % — — --ROAD A �- _ _ — _ ..y. _ _ _ _ — — -- `. / 42' 3 :— �' t L C° SECTION "W" STREET _ � N 27 �� n f I I 45 `' 57 \ �� \ X I ry \ 1 -� 25 t. Q t 41 F \ 1 Q � f 39 I � 42 43 44 \ � � z ; � � �T ® � � � \ 1 � 1 � v' _ O I 46 cr, 0 56 58 / ~-. o� ,-Q \ j ,2 m —' j 1 210 � ---270 2,8 Is,'y '° I T —` T— V U ( w ( I r (� 266 `1 I �� 268— --/ . 26 F 4� `� t% 38 I I I �p� f 59 o I I I 47 30 _30 55 I �% _TRACT A - � N D 2� AVE. S.W. — ,.. -_._ ram-.,, 37 — — — �N 27 I --- �—--260-- -- 48 -- , LOD a 250--- `` — � � — � ' 2 0 _ FUTURE ROADWAY t ' 26' 26' t L I CONNECTION 1 i 1 t y 36 - �J4 49 2` _ - R/W TO BE DEDICATED 28 1 53 52 51 I t _ ( , BY ADJACENT PROPERTY I 2-16 ' - I -1. — — -- I11 �� -+ �� s I� 35 I t 29 1 STOP SIGN 50 I 2S2 I �J I �` AND BAR (TYP) ` f 10 , — 256---- i/ i - - ,�" � -' � t� R/W TO BE DEDICATED BY ADJACENT PROPERTY ROAD D --- -- SECTION "W" STREET o \ 2 . — LEGEND2 - ' 24 24 -- STORM DRAIN SYSTEM — ------ SANITARY SEWER FORCE MAIN Wt� — I �' STORM DRAINAGE TRACT B �� 240 (BASIN A) 8 0 WATER MAIN ' PROPOSED FIRE HYDRANT �-- -- — — — BLOCK LOCATION r -- STORM DRA NAGS A�� _ I - +t __ R W TRACT - R/W 52' i (BASIN C I - _ 28 N t 5' 3' 10 3' S> 4' 4 STORM UTIL SIDEWALK PLANTER PLANTER ; SIDEWALK UTIL I 1 ,��' � � ►i`'�-�,_. a``,,� DRAINAGE 14' 14 I ` TRACT E 17. MIN. 2� MIN. (BASIN D) _ 2% MN. 27 MIN. _ 1;� h 34 ACCESS EASEMENT CREATED BY KCSP `1��TYPE, W, ROAD SECTION I� N0. 778092R) ' % NOT TO SCALE 1 ` I ll F II I4 E4 1 R/W I R/W 60' 33' HALF -STREET CONNECT TO EXISTING EXISTING I 3' 54' 36 4' 5' 3' STORM DRAINAGE SYSTEM LOT LINE ( , i UTIL SIDEWALK PLANTER 20' HALF -STREET PLANTER SIDEWALK UTIL IN 1ST AVENUE S. � I II �' � —7 f I i i f ' ' I 1 g' (QC^4 I I � 18 27MIN.700 27MIN. I 2% MIN. 2% MIN. — SUBMITTED JAN 31 2011 -- _ TYPES ROAD SECTION NOT TO SCALE CM OF FEDERAL WAY 1 ST AVENUE S CDS CITY # 08-101729-00-S U CITY # 07-105992-00- PC RE\/ISI(DNS NO. DESCRIPTION/DATE BY 0 1ST SUBMITTAL ESM 04/16/2010 2ND SUBMITTAL ESM 09/02/2010 2 3RD SUBMITTAL ESM 11/i/2010 43175 OVAL EN�� U MO[9 :z V) No ��� r� r c cc --- c: c:: c a a uj 4 z N z W� °_j w +� o 0 o coo i c E ZU)N °o �co� E m o 0 1n Cno�� Z� `m o > �n 0 v m ly Eco — ' Q N 0 o'?, c w U z 0 z 0 ~_ z 0 U) o Q 3.1 U) W V O0 F-- Q Q Q 2 0 < Z z \ a Q w .j 0 W w �— 0 w w O 0 JOB NO.: 1453-001-007 DWG. NAME: PP-04 DESIGNED BY: BNG DRAWN BY: DL CHECKED BY: DATE: 1 /4/2011 DATE OF PRINT: PP-04 4 OF / SHEETS Me] m wx WE 270 Mi] 250 Cn CL 0 d 15 o. 0 0 to c E C c 00 E LZ OBJECT LOCATION 82+00 A OF THE NW CORNER OF SECTION 30, TOWNSHIP 21 , RANGE 4 EAST, W.M. 'IV I . 84+00, EYE LOCATION R-1 CONIC YK16 0000 oo 000 eeog4.. se 0609 -tm-"4Aw-- i *-wqjjjr go 00000 11 - Q-QL 00 ..... CFO 0000 00960*06900600000000 A* ct) 1-71- ti r. .ram _,. ti { '- - r - - - - 1 0 Lw r --7-560' ENTERING f SIGHT DISTANCE 'f :1 o F I it 1 ;! 0 40 MPH FOR LIGHT T o RUCK. l� N 60.0 A -/ - ------------- > -- ----- ------ Euluj) 0 ov- - - - --- - - - - - - - - - - -- cl) -01 1'. cp (3) 4 cD -_ -_ -1- ____-_ _ -��. �r 'S �� -- I -7D 2 VA, U-1 T -89+01 —7-= SW 356TH STREET G —G 12- WATER UNE 7 11Al _4 560' ENTERING �T TA Ir SIGHT DISTANCE @ 40 MPH FOR, LIGHT TRUCK. 248 OBJECT LOCATION G WBIDors �P60 cJ OBACT LOCATION 3.*50 < o ieepOeOOpeOee ( ( \ � I 0 0 � ( I :EYE LOCATION ENTERING SIGHT DISTANCE 00000000000000 ii 11 ols 0000 3.50' ......... 0001 00000.000.0 000607000.... 1 0 mmmi "0,00000000000 006*000000000000004,000000 ... 000 emm 000000*6060600 OBJECT LOCATION 0000000001 '0.000000 3.50' EXISTING GROUND 0 I 1 I I i � � i 4 80+00 81+00 82+00 83+00 84+00 85+00 86+00 SW 356T;� STREET SIGHT DES TANCE SCALE: 1'=50' HORIZ. 1"=5' VERT. 87+00 %rdrulLs 9u+uu 310 Me 290 we] 270 260 250 SCALE: 1 50' rwi am, m&vQw" I Ww' so= miams2m 1 50 50 0 25 100 CONTOUR INTERVAL 2' RECEIVED I'llflY 01 2010 CITY OF FEDERAL WAY CDS r FREVISIONS NO. DESCRIPTION/DATE BY 0 1ST SUBMITTAL ESM 04/16/2010 1 2NDSUBMITTAL ESM 09/02/2010 2 3RD SUBMITTAL 11/1/2010 ESM e. 175 II 8 co co co N ol (D 41 0 Mto 0) Lo N 2 < D c .2 COL w w J J m wwz Lj 'a Z M 3La JJ Z 0 0 W C-i ce) o 41 c: OOD 0 E 0) z 0 a) co E f co 0 (t) 4' co c O. z L0 > 0 0)'o co 0) u- -y L 0 CD3: c) a- I z z U) MIMI= Ld 0 z < m > z O a: Lai z Ld cl < Z W co I to n < W LLI w tL LL- 0 0 JOB NO.: 1453-001-0074 DWG. NAME: PP-05 DESIGNED BY: BNG DRAWN BY: DL CHECKED BY: DATE: 11/1/2010 DATE OF PRINT: PP-05 5 OF 7 SHEETS -K� c co c 0- 0 a f /c v, 0 a a ; to a 0 0 0 0 M n ` o r ±_ (D L C C C bo E. i< V= ra J- Yd OBJECT LOCATION iW CURB 8' DI -,/LATER MA1ST AVE. � 1 4+00 �oo� 105+00 106+00107+00108+00777 ..�oogee._.——,� _moe000eoe mooeooe6eeeo 6- 10+00r, '.. �- .. T f �L e000eoyQ`I 1 .42 09 00 .ASPHArT CURB �- i 00 -�• IT�� a O 10000 ooe Cu 000e ods0000 lOeooeeeeo es000000 oe�e'oe000000000000000 0000 0000000000000000000000000000000000000000 e0000 350' ENTERING �� CA ( I /EYE LOCATION 350' ENTERING OBJECT LOCATION SIGHT DISTANCE cv III ' r SIGHT DISTANCE l ® 25 MPH FOR 55.00' @ 25 MPH FOR j LIGHT TRUCK. / OD LIGHT TRUCK. Z N N� II Ile 260 250 240 235 210 I'i OIl' �i�i lug. k i 350 00' I W. 0 OBJECT LOCATION3. i I '+j __ 50 0 oOpOpOe ob eo � i i \ °Ogee ( { - I m )) 11 �\ I° oOOpOOp00.0., 0 1 o1, \ °OOOpeo °Ooo 0 i Ofi °em i I °°°°Oeo °O000OO 1 EYE LOCH ION i ii °ee I I ENTERING SIGHT I ! ee °°oe i DIST NCE °OOeoo s i °ejoe -- o oe ooeeeoo eeee•beee OBJEC1 LOCAI ION IL oeo00,00000000 e °eeame i � d oepeoseod00000No... ( I 3.50' {{ 1 ' ( EXISTING I 104+00 105+00 106+00 107+00 108+00 1 Sid AVE. Se SIGHT DISTANCE SCALE: 1e=50' HORIZ. 1 = 5 VERT. 109+00 ii[hffileIf1 260 250 We] 235 220 210 RECEIVED NUV 01 2010 CITY OF FEDERAL WAY CDS to 11 _m ir= 4 ,49D34 ---- SCALE: 1 " = 1100' 100' 50' 0 100' 200' A PORTION OF THE NW CORNER OF SECTION 30, TOWNSHIP 21, RANGE 4 EAST, W.M. SW 356TH STREET -TR.D�� o =I in ii, A 1 m �► I�T AT ADOW%=_.__ 45 I I 46 47 48 . . 49 . . ............... 50 i 44 51 r r 43 52 i 42 � 53 r r 4.1 54 40 I-,— I 39 - 38 -- I 37 -- 36 - _ 35 _j Ld Q Ld Q V) r-- SITE DATA SITE ADDRESS: 203, 215 AND 225 SW 356TH STREET 29210490`_ FEDERAL WAY, WA 98023 PARCEL NUMBERS: 302104-9021 , 302104-9058, 302104-9082, AND THE SOUTHERN HALF OF 302104-9020 GROSS SITE AREA: ±635,000 SF = 14.6 ACRES COMP PLAN DESIGNATION: SINGLE—FAMILY, HIGH DENSITY 12400DOC70 ZONING: RS-7.2 (RESIDENTIAL — 7,200 S.F MINIMUM) EXISTING USE: SINGLE FAMILY RESIDENCES AND VACANT PROPOSED USE: 59—LOT SINGLE FAMILY RESIDENTIAL SUBDIVISION 114001DI60 1140010150 2921049139 2921049109 11 DEVELOPMENT STANDARDS MINIMUM LOT AREA: 7,200 SF* BUILDING SETBACKS: FRONT 20' SIDE - INTERIOR: 5' SIDE _ STREET: 10' REAR: 5' MAXIMUM HEIGHT OF STRUCTURE: 30' MAXIMUM LOT COVERAGE. 60% REQUIRED PARKING SPACES: 2 PER DWELLING UNIT *AFFORDABLE HOUSING EXEMPTION (FWCC 22-976): UP TO 10% OF THE MAXIMUM UNITS ALLOWED MAY BE REDUCED TO 80% OF THE MINIMUM LOT SIZE OF THE UNDERLYING ZONE. AFFORDABLE UNITS: 6 (59 X .10 = 5.9 UNITS) MIN. LOT SIZE: 5760 SF (7200 X .80 = 5760) UTILITY PROVIDERS SEWER: LAKEHAVEN UTILITY DISTRICT WATER: LAKEHAVEN UTILITY DISTRICT POWER: PUGET SOUND ENERGY GAS: PUGET SOUND ENERGY TELEPHONE: QWEST SCHOOL: FEDERAL WAY SCHOOL DISTRICT #210 FIRE: SOUTH KING COUNTY FIRE AND RESCUE Vicinity Map n SW 340TH ST `s DQ PANTHER LAKE PARK (l� W Q S 348TH ST CV NORPOINT WAY PROJECT LIJ LOCATION W 356TH ST. Sri C'oG�v� � SW 368TH ST. MqR/MF Q�` ��Ely 01� SHEET INDEX SHEET NO. DESCRIPTION DEVELOPER LANDMARK HOMES PO BOX 26116 FEDERAL WAY, WA 98093-3116 253-927-6116 CONTACT: DAVID LITOWITZ OWNERS 356th STREET MANAGEMENT P.O. BOX 26116 FEDERAL WAY, WA 98093- 3116 253-927-6116 NEHEMIAH GROUP L.L.C. 5015 SW DASH POINT RD rEDERAL WAY, WA 98023 253-946-8107 PLANNER/ENGINEER ESM CONSULTING ENGINEERS, L.L.C. 181 SOUTH 333RD STREET BLDG C, SUITE 210 FEDERAL WAY, WA 98003 425-838-6113 SURVEYORS SADLER/BARNARD 717 W. STEWART PUYALLUP, WA 98371 253-848-5170 CLARK LAND OFFICE 935 N. 5th AVE. SEQUIM, WA 98382 360-681-2161 PP-01 OVERALL SITE PLAN / COVER SHEET PP-02 BOUNDARY AND TOPOGRAPHIC SURVEY PP-03 SITE PLAN PP-04 PRELIMINARY ROAD, GRADING AND DRAINAGE PLAN PP-05 SW 356TH ST ENTERING SIGHT DISTANCE PP-06 1ST AVE S ENTERING SIGHT DISTANCE RESUBMITTED L1.1 LANDSCAPE & TREE REPLACEMENT PLAN JAN 31 2011 CITY OF FEDERAL WAY CDS CITY # 08-101729-00-SU CITY # 07-105992-00-PC REVISIONS NC, DESCRIPTION/DATE BY 0 1ST SUBMITTAL ESM 04/16/2010 1 2ND SUBMITTAL ESM 09/02/2010 2 3RD SUBMITTAL ESM 11/1/2010 wasy,� I m 43175 �O/STER�`� `0, ✓ANAL � I "t00 tp cD N i— ,-J s ro�rn V)LOa s m ° 6 Lu wz O� sw v Z C �mw JJ c 0 --- Z O O W N o � O 5100) Z 0 �Q T� Cz 0 c`n to T- _ ° Z LO �> a O rn '0 `U U co LL E � c v� 3 �0 s= W L va z O Z 0 Z Z 0 i V J UJ W V , a > U z r 0 J n C f W ® V) Z UJ J Ld > 0 w 0 LLI 0 w W LL 0 E^^ U JOB NO.: 1453-001-007 DWG. 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W .. _� \ . __ . ; / 1� ----�,�� ___�------_ __At�F 54 Lsl�_ R , & Al -IN 3�" -..-- , , .%.. - , e , "I ,_ " ,� wm.�,_. , _", - 266-- - --�, _-� _^_1 or ,_ _ ta -&,- r- - .__!� 77 ! f %-ILP" I i I / "I', i I ____ - _ . - I TRANSFORMER 00ow - .cl __.- I :Z�i'.i ; , _,� _t� I ��:_:!l �,� � / - ___� - edbl N � : - __11' / ,-- __ / ., �i , __.___._.____ _,262---� 1 to 6-,,, - 11 _',_ _:_�__ �� ! �: .. � � Z, / ---,, _,___ --- I 11. :� , 4y__�* ( , �- a �Y,,- I - F M POWER VAULT tol, � , a I __ , ) .� - � _--, ` I -.- "... I I 1� Ifti . __ - _Ift _11t:,�t .,__ ,It. I I � �o_ ___ �_r ..- r , - -.'- 0 - " . I 1�_ tj _;�P�o.k_' ,. �__7_ � ,_. . .. - ., .... I 4_ Eg . , � '�yl __ CATCH BASIN %g ,7), . z�7 w�_- -_ V 11" - , 1� 1* 'I e) - � ...� . 11 , - � '�,�;,_Ilp_ y ?m � .� 510 1.t,�tp I __25s- --- I I ; z. """ --,,,'3* W - , , amt I " IM . w . . . 'A - I M . , ... - - I -, .1 �%F _: - - f�2�ffil' , � .t __--- __________� � .11 ,o;!.,vN __ o. _ IkI.-_ , 1 . _ar_� ___ ___ \ * 1_�> / I - : T"i F � 6 _�cv I .. , , if.. / , _4%, - --- - / I 'm '� , . _� .. - -� J* . \ ___,,.__a __ i . I'll, �1. V ,61 lio � 1�' , iff - I -!,:��-:-��- 0 " - _,__o_ e _. 4, .., a I t., 'N' , Z/ - r- - i "' �n P. 1WS a - *1 . �-- - .- k 0 , --,-OYI- .. ,p _1� ) J , 6 -0 0 , j 'I%- __ - - 0 -SA& .%� 1? - 4 ,�i 1_� I ),.i. ( . MA � _� a - %"-*r , - -M& -3�1 \ _fzp 4 - .- a , , . m , .1 - -1 -.-.,.,-. -, N6 & I—— ,!,_#� � , ,� 44.. 0 POWEP BOX / �_.__..__ Int I - - 4 _1d ,/ , -Av% -\\", ____o 0 * 0 . .1 � . 0 ____ ^1 � � .1 __ C . ;" 11 ` w � . . 0%g-�j. �,,a - .., I--- - _�_-I'_ , . -.1 . _., � . __ � I . �__ Aft, � .: 2 I "A - . I � , , __ , � . - --.----, i 2 1_�, - e. -, 0_ . , w � ------ - . I I _ . . Maw I'll - ,-- ".. V,2, % ..1 ,1 N - 'O -, -A" ,,,e I . __,___7?6,;1__._ _ Iv- _ O'l., �/ w r I b, POWER POLE Ill I-,--- �.. �� � � -1 Z m \ I �, - .�, &4\ a - - '40 - _,%��6, X�%. .- A", a , pn, ,� - m +14, m _�_m_ ___-mim � .1 .. _jr 11, 11 1 7 �1�1 i . rp, - I... , . __� __1 -, .� 4 ... ,/ 0-, - t, 91 -'* '"', P" � � _,[mV,,- X-CA kqp;,� - 1-1 - 0 '� I'll- � �,, 0 ft�� '6- GUY WRE �' ' *_ . - & M1, - . 4,tq�t: I � -11.1 .. _ --- / f _2_'11 ... 1��, 1__�.. __ � I Wr - Rnw-m- 1�w - � lwl�,Atfi66 ___-t: .IF4g, ,e�6,i�..t� lile. __ , q�,:,j ,/ I- - ,K:� a: ,f ��. � I I. �� I.... - 9, �, %'o-Arip T1%_.6v :. , ft� , ___ ". --..-- 111'.11 4 - 1 .1 a � z 1. '-, POLE W/ LIGHT " " � L _w. _ I , �, �� N j -M' " ..,.�, =410 - . ..- � — I ,;. /� � I i ,L4,� /I 1�1 __ - v , 11 "11, ; I il� 1__�k 6D , (1) TELEPHONE MH I MtL--_=�F ------ , __ -IL 1��, uj , - ,,_- - ,1� A GO :) - - li, I 1. � , , I/ ; , , -_ r ----�-- ___:;, 3RD AVE. S.W. \ I., \ � , , In --,TT= � . — — ,I — 1, -= --- :-- r � � _,�. ".1 ... , I __� — �: �' . _�� _11, V) z__ — � :: I ,_ I __� ._,_ I � � 0 TELEPHONE RISER z I- I � _ __ r — — F __ - - \ �, 1� __ "�..� - ___� -, io '�i�- , #1 4- :5 U) I 11 ,( [ ��. rl�;Z .� . I i � 1 ___4______1, I I I I 4' � r. �_ 119% er- ____A1_ '114. �` / I CLARK I 1. LAND OFFICE NOTES: - _ LE-G-Quip NQIES E U, DENOTES WATER METER. . 1, VERTICAL DATUM IS BASED ON CITY OF FEDERAL. WAY DATUM (NG\/D-29) I CI DENOTES CATCH BASIN. 2. � C014TOUR INTERVAL= 2 FEET. I 0 DENOTES SEPTIC TANK. 3� STORM DRAIN INV. ELEVATIONS ARE BASED I I (D DFNOTES TELEPHONE MANHOLE, UPON AS -BUILT DRAWINGS. I ov N DENOTES GAS 'VALVE. 4. SOME PUBUC UT]UTIES NOT FIELD MARKED I wl AT THE TIME OF SURVEY. M DENOTES WATER VALVE. coo; DENOTES POWER POL.E. * DENOTES LIGHT POLE. na DENOTES TELEPHONE RISER, 01 — T — DENOTES TELEPHONE UNE. i L ij o C'i I-. I 0 m GAS DENOTES GAS LINE I 0 1 .0. E 4� 0 --- WL v--:- DENOTES INATER UNE. ,�, .�. z 1� S: — SD — DENOTES STORM GRAIN UNE. � ___? I - . - a -g __pwR OWER LINE. I E I n_ I I < — OHp — DENOTES OVERHEAD POWER LINE. 0 0 �f . CE?3 DENOTES POWER TRANSFORMER. ., 1 9 V� 4pi DENOTES FOUND PROPERTY CORNER. 0 :� � I ,�� , a < 0 -� � Ir�g�,��.,.k.,,,-O�.i�iiW��i-���-�,!,���-- �_____,_ __ _= - - _ i cm E " 00 01 n W= _____ .14 _T_i:ffU1!�,_LLcq1Kk ,4 w '" I ,- ,� g, t" 8 ENGINEERING. I I � _), /9 Lt 1;� %�= I P.01 BOX 2199 . N 5th Ate, c e-f lb LAND SUMIEYIW, �. Zy' LL2�tMLYV --.-- ''. 935 t�-�Vltm. WA gi�4U2 Z� i'6' I WETUVql) DELINEwnON I I 5 y .. q I - ____ I-— (uo)-eat-ml �� DEV'10PMENT CONSULTING .1 W�9'Rvlrlklo w'......'...4, - t� v -I' - I .b � - _____ _� --- . 6 z 0 "m " E I 11 __ ... . .... . . .... ... � ---- _.____,_ "I . . ..... ---- ,, '. 11 .1111-1...- ____._.._. . 1. . I . -��..�;,,-,�.----:--r---,------.----,.-�.-..,- --- ---- I - --- _ I - _____;_.. �, 1111 I I ......... � ... . ...... � ..... . , , I— -11.11 _ � ____._-____...__. ----.-.. 11 . ....... ___ � -__ __ .. ...... . .. �� ------ - 111 I - .. - I .- , � �. / 0 SEWER CLEANOUT u 1. . -1 i �, �_ . 1-`. / or u � - ',�� ,� 11 i �� -, I I --;*' ' �r _ , '�� '40 WX _� .t , , ) - . - : � w '. ,�� / __ — 4 . , -ml�c� -__ 0 �, I x .I- ; � ..��,W,:-(F, // onv- A%v WATER SPIGOT (n � I � I I a: I I f � � N WATER METER . 0 � � � � I I . . 7 -R VALV ,,< � o I � z I m WATE . E I �1 LEGAL DESCRIPTION1 I SADLER/BARNARD & . . : I ,Q RfE HYDR4NT � () . i I tr I EASEMENT DESCRIPTIONS- FROM TITLE REPORT.- p ASSOC. INC. NOTES: 0 WATER VAULT . . - - _ _____=_ I - =- I - -de 0 1 � . Gy lr*k 0 I I PARCEL X- I I M GAS VALVE W= z RN - 8007170518 � * Q GRANTEE - PUGET SOUND ENERGY GRANTEE - KING COUIRTY TW WMT HALF OF THE EAST HAtY OF THE WEST HALF OF THE SOUTHEAST BASIS OF BEARINGS: �11/ CONIFER TREE (SIGNIFICANT TREES) z I'_ . PURPOSE - ELECTRICAL TRANSMISSION AND/OR DISTRIBUTION SYSTEM PURPOSE - SLOPES AND UTILITIES QUARTER OF THE NORTHEAST QUARTER OF SECTION 30, TOWNSHIP 21� NOSTH, 11�_ 7 0 < L/5 AREA - THE EAST 30 FM OF THE NORTH 150 FEET OF PARCEL C AREA - NORTHERLY PORTION OF PARCEL 8 RANGE 4 EAST, W.M., IN KING COUNTY, WASHINGTON, . SVEY RDED UNDER RECORDING 0 DECIDUOUS TREE (SIGNIFWIT TREES) x � DATE - JULY 17. 1980 DATE - OCTOBER 16, 1989 EXCEPT TIAT PORTION WnIN LISO ROAD AND SOUTHWEST 356TH STREET- AND NUMBER 20040709900007, RECORDS OF KING COUNTY, c� ROCKERY Z W w EXCEPT TLIAT PORTION THEREOF CONVEYED TO KING COUNTY BY DEEb RkORDED : WASHINGTON RN - 8910241011 ER 9001 100184. 1 � 19 MONLOAENT AS DESCRIBED < GRANTEE - OWNERS OF PARCEL B GRANTEE - KING COUNTY I � 0 SET RERAR AND CAP. LS 19635 1 � I , PURPOSE ROADWAY PURPOSE - SLOPES AND UTILITIES I - PARCEL 6- . I � .j 2.., R I ; 0 FOUND SURVEY Ik%RKER AS DESCRIBED i AREA - THE DESCRIPTION CONTAINED IS NOT SUFFICIENT TO DETERMINE AREA - NORTHERLY PORTION OF PARCEL C I . VERTICAL DATUM: 1, f EXACT LOCATION WITHIN THE PROPERTY HEREIN DESCRIBED. DATE - OCTOBER 24. 1989 THE WT HALF OF THE EAST HALF OF THE WEST HALF OF TH I ITS E SOUTHEASr DATE - AUGUST 19. 1991 � QUARTER OF THE NORTHEAST QUARTER OF SECTION 30, TOWNSHIP 21' NORTH, CITY OF FEDERAL WAY BENCH MARK V �'� GRAVEL � � RANGE 4 EAST, W.M., IN IONG COUNTY, WASHINGTON; . I BM No. 2166-67-1 [7,'�:]IJ=L CONCRM 1--m- RN - 9210050868 GRANTEE - KING COUNTY EXCEPT THE NORTH 300 FEET THEREOF; . TOP OF MONUMENT IN CASE LOCATED AT THE E ET PURPOSE - WALL AND UTIUTIES AND EXCEPT PORTION CONVEYED TO KING COUNTY FOR SOUTHWEST 356rH INTERSECTION OF FIRST AVENUE SOUTH AND --, CRAIN LINK FF%C:F_ I < >_ PURPOSE - ELECTRICAL TRANSMISSION AND/OR DISTRIBU71ON AR& - NORTHERLY PORTION OF PARCEL A STREET (UBO ROAD) BY DEEDS RECORDED UNDER RECORDING NUMBE . RS 69M2 S.W. 356th STREET. . . _NCF . AREA - AS CONSTRUCTED OR TO BE CONSTRUCTED WITHIN THE WEST 30 DATE - JANUAW 10, 1990 AND 2760469; t ELEVATION 260.617 X_x _x WIRE FE . I W � I FEET OF THE NORTH 500 FEET OF PARCEL B. TOGET14ER WITH THE WEST 30 FEET OF THE NORTH 300 FEET OF SAID THI'� . EAST U_ � DATE - OCTOBER 5, 1992 RN - 9108151496 HALF OF THE EAST HALF OF THE WEST HALF OF THE SOUTHEAST QUARTER OF SITE SM u — o WOOD FENCE . X .-I i . w CONTAINS COVENANT PROHIBITING STRUCTURES OVER SAID EASEMENT OR THE NORTHEAST QUARTER OF SECTION 30, TOWNSHIP 21 NORTH, RAINIGE 4 EAST. TOP OF CENTER BOLT ON HYDRANT LOCATED -- W FNATER UNE . 'w"" I OTHM ACTIVIETIES WHICH MIGHT ENDANGER THE UNDERGROUND SYSTEM. PURPOSE - !NGRESS, EGRESS AND UTILITIES W.M., IN KING COUNTY. WASHINGTON; EXCEPT PORTION CONVEYED TO SKING AT THE S.W. CORNER OF SITE AS SHOWN- — 6 —GAS LINE I 9 0 AREA - THE'EAST 15 FEET OF PARCEL C . COUNTY FOR NORTHWEST 356TH STREET (LI30 ROAD) BY DEEDS RECORDED ELEVATION 251.67 — T —UNDERGROUND COMMUNICATIONS LINE �_ 4i . RN - 9302100443 DATE - AUGUST 15, 1991 1 UNDER RECORDING NUMBERS 698892, 2760469 AND 891OIE0168; � I I U_ GRANTEE - WASHINGTON NATURAL. GAS COMPANY TOGETHER WITH AN EASEMENT FOR INGRESS AND EGRESS AS DELINEATED IN TOP OF CENTER 13OLT ON HYDRANT LOCATED -- P —UNDERGROUND POWER LINE W, tA_ I ; PURPOSE - GAS PIPELINE OR PIPELINES DOCUMENT RECORDED AUGUST 19.1991 UNDER RECORDING NUMBER � ALOt* THE SOUTHERLY LINE OF SiTE AS SHOWN. ____OVERHEAD POWER UNE 0 : #114� I I AREA - THE WEST 30 FEET OF PARCEL 8 GRANTEE - OWNERS OF PARCEL 8 910819021& � I ELEVATION 24-4.24 K MEASURED VALUE U - DATE - FEBRUARY 10, 1993 PURPOSE - IMESS. EGRESS AND UTILITES : I . -, � I __ � AREA - E4Sn3a_Y PORTION OF PARCEL C PARCFL C, : I i TOP OF CENTER BOLT ON HYDRANT LOCATED (c) CALCULATED VALUE 0 � -----1- ' '- I RN - 930414184� DATE - AUG= 19, 1 991 � I � IN THE N.E. QUAD. OF S. 358th ST. AND Ist AVE� S. AS SHOWN. (PI) t3ROOKLAJ<E MMOR 01V� No. 2, 111 ___ GRANTEE - US WEST T OF THE VIUT ELEVATION 231.62 ,;08 �No.: 1,453-0.0,1-007 PURPOSE - TELECOMMUNICATIONS FACIUTIES HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION � I VOL 113, PAGES 74 - 76 . .... 111.11 ... . � I --- ____111— AREA - AS CONSTRUCTED OVER PARCEL C .30, TOWNSHIP 21 NORTH, RANGE 4 EAST, W.M_ IN KING COUNTY, WASHIN0TON; TOP S.E. FLANGE BOLT ON HYDRANT LOCATED (PZ) JOHN ROE AMMON. DWG. NAME: PP02 DATE - APRIL 14, 1993 EXCEPT THE NORTH 30 FEET THEREOF FOR ROAD: z � VOL 118, PAGES 80 & 81 ___ , . . : I � 152' EAST OF THE N.W. CORNER OF SJTE AS SHOWN. . AND EXCEPT THE WEST 30 FEET THEREOF; ; ELEVATION 27 1.1 I : E DESIGNED BY. SL13 AND EXCEPT THE NORTHERLY 12 FEET CONVEYED TO KING CGUN Pc( BY DE� REC. No. 200407099000-07 1 ____ -_ _ RECORDED UNDER RECORDING NUMBER 8910241010, . DPAWN BY- JAT . I TOP N.W� BOLT ON LUMINAIR LOCATED I ___ . : i I IN TIE S.E. QUAD. OF S. 356th ST. AND 1 st AVE. S. LANO SUAV"Z 'I PARCEL D: . � 1 CHECKED eY: I : � � AS SHOWN. I B SADLER/ PLANNIN& A PLATTvq�l � ' I � I i I i �; I � I 15 DATE, 11-24-2008. 1 I; THE WEST HALF OF THE EAST HALF OF THE SOUTHEAST QUARTER OF: T HE i BARNARD I � I /%, _.— . NORTHEAST QUARTER OF SECTION 30, TOWNSHIP 21 NORTH, RANGE 4 EAST I N /..L , DATE OF I I I 1 717, W 215f#�,W,f � I I i PRINT- I W.M_ IN KING COUNTY, WASHINGTON; � & A550C. INC. pu"Itup. 1o,s,.,sh,v.,*m%3,n I � . I � . . EXCEPT THE NORTH 30 FEET THEREOF CONVEYED TO KING COUNTY FOR ROAc � 11 ph�(11$13A�wljw , q I I PURPOSES BY INSTRUMENT RECORDED UNDER RECORDING NUMBER 69889�. AND i __ ..... , , _._.__________ ______,. - - I I . EXCEPT THAT PORTION CONVU-ED TO KING COUNTY FOR ROAD AS DISCLOSE-0 BY . PP-02 � INSTRUMENT RECORDED UNDER RECORDING NUMBER 8910271552. � I . . . CITY # 08-101729-00-SU; � � . 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P J 4 -' 3RD ----- - - �6 26 26 / -r.` g0 - -- 5� ---, r--------- 1-25' ---- •` -- 2 �/y�y /'�'10/ '�.,r,;���21 I ��iJA 1' 18 I.! ; 1 -- (A 15 ; � 1 y i -_ 12 1 ------ 2V2�! _ 1 O I _ J 1 3 ^� 1 \ y� t V ; G, _ LANDSCAP 28 Y'. BUFFER I ; cl W L61" /`�.. - - - _ ' 1 ; Cb f \ , I I rr I • , __--...__-.... W.; -- '-s -- - I- -- -- - --------I L - `- --. - ! , I ' /, I ,lti -- 62 63 8 ro # - 7` o - 63 �� 39 %lp, _ _ ' ; J , 5 t......--e-- 66� 39' r 4 �` _ -- -- - ; ' �� 42 162' cv p 246'� ' ROAD A _ I _ � ' s _ , I . .- � � � 252' ' � " < � ' _ O � � (( tp 1 V � ---- N SECTION "W" 128 STREET - f 10 -3 _ --------- ------ - - - - -- %i - - - 107' -- ---- 45 5'� 45 ""-;t''---------- - - a \ - . -1-Q y C� r � \ I� -L/ __ - . 2Ln 4I W�' ----135----------- 7- --- -- - ' I - 3}' - i . 1 i , \ 25 �' - -- ------ Q�.%'-------------------- --- sF '4 ; o 39 F{ 6, a 1 Q_ 42 ; Q __43 4 -Y r O Z 4% �;0�0,9 N ...I -� O - ` U, 1 56 �, ti 46 - s �- Z I --� ; 1=� '- O S� '9 ~ 6' a i 11' FRONTAGE O - - �32 - -1> \ U co ------------ W' - a R/W DEDICATION • ` i------------------------,1--------J 1 1 148----------- 1 59 8 fun • , 47- �..� ;-..III 26 - - - - - - _ _ _t rI ' ' - _`-- i -" - " -- ; - _-- LOT AREA TABLE LOT # AREA (S.F.) LOT # AREA (S.F.) LOT # AREA (S.F.) LOT # AREA (S.F.) LOT # AREA (S.F.) 1 7,562 13 7,359 25 7,261 37* 5,972 49 7,289 2 10,202 14 7,359 26 7,233 38* 5,973 50 7,790 3 8,344 15 7,380 27 7,204 39 7,249 51 7,200 4 7,480 16 7,490 28 7,242 40 7,774 52 7,200 5 7,250 17 7,466 29 7,243 41 7,216 53 7,200 6 7,288 18 7,316 30 7,962 42 7,216 54 7,200 7 10,370 19 7,219 31 7,230 43 7,217 55 7,479 8 8,779 20 7,219 32 7,241 44 7,218 56 7,411 9 9,382 21 7,219 33* 5,794 45 7,716 57 8,416 10 7,211 22 7,219 34* 5,795 46 7,220 58 7,553 11 7,270 23 7,861 35 7,681 47* 5,981 59 7,334 12 7,288 24 7,493 36 7,246 48* 5,998 TOTAL LOT AREA: 436,980 SF = 10.03 AC *AFFORDABLE LOTS = 33, 34, 37, 38, 47, 48 SMALLEST LOT AREA: 5,794 SF (LOT 33) MINIMUM LOT SIZE = 80% OF ZONE MINIMUM AVERAGE LOT AREA: 7,406 SF (.80 X 7200 = 5,760 SF) TRACT TABLE TRACT OWNERSHIP USE AREA (S.F.) A PRIVATE LANDSCAPE/FUTURE ACCESS TO ADJ. PROPERTY 3,926 B PUBLIC STORMWATER DRAINAGE FACILITIES 28,551 C PRIVATE 25' VEHICULAR ACCESS, JOINT -USE DRIVEWAY 2,667 D PUBLIC STORMWATER DRAINAGE FACILITIES 17,487 E PRIVATE 10' LANDSCAPE BUFFER 2,845 TOTAL TRACT AREA: 55,476 SF = 1.27 AC RIGHT-OF-WAY TOTAL ON -SITE AREA DEDICATED FOR RIGHT-OF-WAY 142,833 S.F. (3.28 AC.) TOTAL OFF -SITE AREA DEDICATED FOR RIGHT-OF-WAY 27,901 S.F. (0.64 AC.) ; 50 1_0_8' ROAD D CTION "W" STREET A- -0, ------ 262 N 01 "27'22" _ 6 .3� �� 2 6 `.. ---- .e R/W TO BE R/W TO E 4�`'----- _--_-----�,_-- 1+rp:7 e� , DEDICATED BY ' DEDICATED BY 25 n ,' ADJ. PROPERTY t - - i ADJ. PROPERTY- -- (10 i i i 1 N I - �-'--- 24S' tt 111111111IRC / O RAIN^dE__IPON:D R A r _`T R'' _ I 30' ACCESS EASEMENT I (CREATED BY KCSP NO. 778092R) I NI of I i L�. . C I W u I d t - r III t I1tl11 r� i i i t 103 Iij f �' .''flji4 i.IV .,:: 't. Tjfl811F ,•- .`.• _.:.r 232 fit..' }fhp � •� ' .J.: ' :j e 9 228 1 3 � t�•i --- - - 1 I--{ f 1. ':'. PRIVATE STORM DRAINAGE EASEMENT PER FEDERAL WAY HEARING CONDITIONS FOR j { I y UFEWAY CHURCH ' _ (FILE #08-105508-00-UP) L ------- -- t Q t -- I I_ _t_ i I 1 _ 1_ _t It cli g ifj / t E-= t N I e ,. I l l{ I I 1 1 1 1�1 f i l 1 1 1 1 1 t 7 I ( i it Otoal_�lm Sml.®I=alamla $< / Irt n ;r in fro - -- 1---- ------ - - -- - ---- - -- - - - -- ILIUUJI IL�•-- f 2ND AVE. S.W. a] AVE. S.W. CITY # 081 -101 72b-00-SU CITY # 07-105992-00-PC REVISIONS NO. DESCRIPTION/DATE BY 0 1ST SUBMITTAL 04/16/2010 ESM 1 2ND SUBMITTAL 09/02/2010 ESM K 43175 �ss�ONAI U M O 00 Co t0 0) N 0 J �• -T WN ID O) N { M tO 0) �" L a U) `T/ c _oa v w w ® m LdIrW o c70 Z LLIU, U- J J z w cM O C9 moCCo +1 c E ZMcm �'� - 10 0 >% wo co O =�U� U o v �:10 o �om N v a) •U OcS0 m u_ 3 � 3 o `0 rn� c w U >� Ud Z 0 z Z 0 __z V) VJ 0 v w F_ O �n J .i O z_ QJ Q W Z W Q j ttttt W J w 0 w W w LL O U JOB NO.: 1453-001-007 DWG. NAME: PP-03 DESIGNED BY: BNG DRAWN BY: DL CHECKED BY: DATE: 09/02/2010 DATE OF PRINT: P P-03 3 OF 5 SHEETS 0 c? / rn v m Q O rn I � CO 00 o �o � N / O E � cS7 W / N tp p U— CL 0 O 1� 0 L a I, I rz�✓a..,..^:';�3.�'a �.��.�-.uea=::",�,..'*x` .:.rain!.,...: �"� -srh;.a'^.� •. t_ .v.:.v_^: �r.�•:x,��� x::�x�?s:-, t`a^..xe..--s,�r>r_ >-<:-sr ; .. ,,. �r��:�,i:r�xaexr4.,fa �:.�•^ �^r<cn.•:s+•�xr-- r. - .-,� .�.sr•�z•s-�.ns.+.a:�n�-:u. zr-e+^?«,ss-xs�•—•��sr�.� o....-.. �...:,r.+a-s�m�s��: mv��zx:s-s^.ra.�ro �'^�+-.r._^*»cn^_+�•.� �.^ss�arsz.�::ets,..ex>s�sz4r�a. rs,-•••�>- Rocs Wan t/ r t / F �~ / / -� ' �.✓ ' � Fry � � ` � � L � �. t AT -toA Oki \ „ �._ , '°"6 -- _ �^`'� C2PJ Opi1y'E.�..et_ Ph2+lt.YNiAti, d°eyGS "�Rei - ✓tT Fa6F \ _ " ) T - � --��� � PIE- cf -7 N .ROAD A I j SECTION ,.W" STREET r \� -� 51+ —TYP s,. ��j 24 _ _ �-� I40 ate~ �t d5 1 CPC 5 7Ld E `� 42 f _ r / -T 0 ICE 8 ,. C : W �A iim.% 30 \ `77-1 ....._. l 1 '"'�..,�lt _' �-- �.�....�.�..,..,,. 1•� ....�....,.. .__-.._...... __. ` - s an<= s=..�__--__-__ __� .z.:=--�cr_-� •ya�..� � _ � `- ,�� . 1 --- ---- --- ------------------ lf_�_ r------ to �, 2 26"� / --- - �` �_� MEDICATED BY - ADJ. PROPERTY 35 / s ,: a - IQ . Z? 0 --1 \ \ a r / .�.. o o,. e ..s , — a. - . 3 -W41 I ({ -- ' --k t .... � h l 1 1, ( 1 I I �� , `,..'.'�"".. .• [1' \ `�`'�... N - ` {w �P'j "..xr. \ 1, i } J , s 6 1 t� F AA D D =�.. �.:.��' t') I 1 ! 3 �; ; -�ul --� N E ,TON STREET N " - - - - '� All" , �`�`` t'rv. -r✓ a.,�- \ •G /' / 1( ��° -'�._ - ,. � � � l"''�.+I^,lal ,I t•^�,._ ..-.�....w-�....,.�.�...< - ...�..\,... r-...4�_TbT-.r�,y�..e„a � I '" i 7 ❑ fr I ° lk _j 31 IT --ST;tLr- - -� CT 1 i dA �/ _ // ,i" -' ` f - I '<4 f f' �— ' �' !.<.,: ^�� ' ! 1 5 ' f -'"•. + + f �� �,'\ 'fir <"�' ✓e �6-'0C ../' i.� l"'�"'"' " .�'� �` � � � � � \ �I I •C o ' I ! 1 � � I � � ' I - f `��J„'./'I-" / �J! �' - y .-_._._... �- '-1 _ / + _ _ < � �`� �, f •l ,}'` � iwsr... \y�uaw_J •'wF � i - � i ++ 1 --.... ----- - - -- - �c���0�__ a m Now o 14 ���� _ ne¢m ia� "'-Y79diittr•7.+Fh�n ;r, ...,�"` _.�-----__"_'� - . i A� �� r ..� •' 1 ( : 1 " - _ ��.' \ ' � •n ss��� ,t • - X _ -�1 ..+•ezw-'a.� tus/� .�ases.��a'eaYm+w[wros aRv, .rare - _ i �.. - _- ._�.-_ y , , •, 1 ,�. �: 5.4� •�',f -_}'1 � �� _-'-3 � i.•^»�•` y+ + 30 ramX .H, I VAtLr, � � 1, � 1 f ' i / S^ I i/ — 1� L-�'' � ' • � f � r j / € I f { �� t''t, awx'r r-1;�-—.•T .fir _ 011atnv, SCALE: 1"_ 50' E / / — CONTOUR ii�aT;�.RVAL — 2' � - - �- � � '1' '� � "/ � • �% ALID - / ICI �;► 4 I -""'"•r-.somas y. -- -- - - - - ?ND AVE. S.W. FREVI Sl<DNS; NO DESCRIPTION/DATE BY 0 1ST SUBMITTAL ESM 04/16/2010 ^om co � J J \ Nrn 7 41 — IA ColO vv.Lo L '^ � a o w �-- U C z p�W W c 4LLI� J J z w c N o a) 00 c E. z rn —��< E 'mom _j�� (o D�U�'y 0 U cn� Co zoc� '� tea` 0�0 U UrmtL E 3 � 3 cL rn�: c L.t U U 11 Z z 0V) m VJ W ♦ jw1 M w O T_ I 0 z Q 5 Q Q w z W °— F_ Q w cr J W F 0 w ILL. U- cr o JOB NO 1453-001-007 DWG NAME PL-04 DESIGNED BY BNG DRAWN BY DL CHECKED BY DATE 06/10/2010 DATE OF PRINT PL-04 OF 1 SHEETS v y 1. cl,j .. ......... z . . ..... ........ 222 PEN SPACE TRACT IABOUT 150+ MAIN OPEN SPACE REQUIREMENT NEED 95,396 SQ. FT., 2.19 ACRES CURRENT DESIGN 95,794 SQ. FT. INCLUDES LANDSCAPE BUFFER .......... 0 I4' IDE SOFT TRAIL V) . . .... . ........... 230 ............. L0 ............ /* . ......... ........... I240 . . . ......... ... .......... ... ..................... .............. ....... .......... 9 ............ 0 0 � To:E T : �lP5 0 �PACE TRAC 3� . ......... 0 .... ....... ..... .... ... m zo B, 'o A 'WATER��, 244 z f TR#C A� SC. IITOTAL AREA* ..110,58J 2.5J9 ACRES FA :7 )DEWALK AREA 1 500 0.034 ACRE,' 9 AC9E, A W TER NUMBER OF 5,00&,,�OTS 1 x j,.000 =,3,600 sF 1 1, 70,0 SF =0.268 &C R E 9 f TO �7,426 S.F* 1 J18 20+ SQ. FL TOTAL IMPERVIOUS SURFACES R �ACT D IT . 6 "S _v 9,42A0 240 BOUNDARY IOJECT SOME AREAS OUTSIDE TOTAL ARtA .GRASS I . % -7. . ... . ..... . TAL"NATIVE SURFAC'8 1, 7 SF 0. f7 CR ES Xk ..... ...... II . . ............. 60 .......... . 6480. S Q. FT. L I1> L Z68 I... .... ........ .. . . ..... .. ........ .. .... .......... . .. . ........ ... SQ. > 5 9 42 2 M 60 _y 100, 48 BASIN:':.... 1 .... ........... 250 ........ ...... I4� . ....... SURFACE AREAS .. ......... SURFACE AREAS -TOTAL *AREA* 79,715 8.7171 ACRES . ..... ................ BASIN C . ........ TOTAL AREA 130,J77 J.00 ACRES ..... ...... �OAD AP% EA 56� 1 12 1.2882 ACRES ........... ITOTAL ADUSTED AREA 128,982 2.96 ACRES SIDEWALK AREA 12 41 1 0.2849, ACRE . . ..... too I win 4 B mak w 0.444 ACRES to SIDEWALK AREA 6,426 0. 1475 ACRES 0 coo 0 0 r�- 6 NUMBER OF LOTS 16 X 3,500 =56,000SF=1.286 ACRES 7 u) �-, I IZ-1 . OjFE� 06F -7 200 L 0 TS 32 X J, 500 1 1 2, 00 SF 2.57 AC ES tz 4.1442 ACRES U) Lo IT- or -.1"99, SF 4.57J ACRES 00 V) TOTAL IMPERVIOUS SURFACES 81,770 SF 1.877 AC� Lo (n GRASS Lo 11w C) u TOTAL AREA GRASS 47,212 SF 1.08J8 ACRES Lo Lo 0 "66 Lo 0 0 Lo SOME ARE45 UT CF-BOUNDARY . .......... . ....... - - ---- . ............ V) SIDE PPOJE L .0 Z60 A ........... I45.50' 45.50' ........... ...... I4 ........... .... .................... ...... 45 50' Lo Lo o - 11"m .. . ................. 7� S *JA V GN,., .. . .............. ...... ...... .......... .. w 2ND AVENUE .......... ... . .......... ...... .. ..... V:L ........... . ......... ...... ... ....... ....... .... - - -------- - ......... _7777W 40 ... . .............. IN-U-E-%,,,, 40' 4j' 40v 40' 40' 44' % ............. 5s I25' 52 5' 714M' Iz - - - --- III........... . . ....... . . . .. ........... L L IIL ............ .... ... . . . .... BUFFER cy L 9�t cy Lo 6 cy k\1 U) C\J U) (y) L OPEN c\1 m 100 . . ........ 0 cy L U) Cr) (A ................. . 0( 00 SPACE L (D 09 0 0 cy o'. 'u) a ; t :i - 0 cy) m co 6, %, Or r IN T u) 0 ! : I 'a 0 . . ........ . . U) co ......... 1.0 : U) Lo ( : : , �: � r - --- uJ (o Lo 0 Lo L. .'r, cy) L0 / ; � 1, �o , , n : $ ; V) co 0 pq V), . .............. 0 : , . Tm . . 0 Lo Lo L0, Lo L0 0 0 0 .... ... ..... 0 0 7 0 ... . . . .... .. Lc) 14- : k Lo U-) Lo ............. . ............. Lr) o ............... Lr) ........... 41#1 ..... ......... . * : : ;,- I - I" I . STO. .......... R M WA EJA ........... . . ....... ..... D7 TRACT A C�_ 77 20,000+/-!-SQ. FT. F7 .. .. .. .... 0,42 ........ .... . .. ................ . . ......... ..... .. .... L ............... L L . ... . ...... I. ... ...... . ....... . . . 00 OD. H i lu Cy L C) cy ci Lr) CO cy co c/) V) N. yr: ih; Loa 'qj- ::,.I � -% cq L > 0 0 / cy T" V) ro V) co uu :% Ln 0 00 C14 �6 0 U) cy Lr) c6 -4 Ln 0) V) Or IN Lf) co 00 (o (o -A C1 c 0) C14 0 00 o 0 00 (0, cn L0 0 00 00 0 0D 0 (o �o lot& (D �o (o 00 ............. m ob 0 . . .. .......... .9§ ... .. . ........ . 00 .......... ............ .. ............ 00 I00 00 .......... .. _+ 5036 50.36 5 56- 0.36:; 50.36 50.36 6 L5 . ........ . 4 eU 4 C3 -7 . . .. . ........ 47.49 4 /.40 4 4 /N U E. , ; ?.- + I 49 N , " 47.49 7 77...... .7 .49 s -AVE 00 3RD' . ... . ORD"A' .......... E S VEN . .. ..... ............................. ............. ............ Moo ....... . . . . .. . . ... ....... ..... ... ..... . .. ..... . .. . ......... .. ........... ........ . ...... ...... .... .......... . ............. ------- .............. . .. . . ......... ..... . ....... . . ........ . .. . ............ .. . . ....... .............. ............... . ....... R A ......... . . ........ . ........ . . . . ........ . . . ........... . ............... - - - - - -__ . .......... ISURFACE AREAS TOTAL AREA 129,692 2.977J ACRES ROAD AREA 18,522 = 0.4252 ACRES SIDEWALK AREA = J,650 = 0.08J8 ACRES NUMBER OF LOTS 12 X 4,000 =48,000 SF 1. 10 19 ACRES TOTAL IMPERVIOUS SURFACES =70,172 SF = 1.6109 ACRES TOTAL AREA GRASS =58,323 = I.JJ89 ACRES . ......... . 11-1-1-1111, /A/1-1-1, ...... ... ......................... . ... x .......... . ........ . l— ----_ . ............. . ......... ii„iiiii uxi/i,,,,i xµi,,,,,,iu„ 'i,,,iu, xrwui�i „ix�x„nu,�,xir ��ii� ___1 .............. .............. I I ... . .... 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