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11-100031
00�) t - Ao h UA g-A. - HO�I NES January 51th, 2011 Ms. Deb Barker Senior Planner, City of Federal Way 33325 8th Avenue South Federal Way, WA 98003-6325 Re: Wynstone Plat, Rec #20081216001238 Dear Ms. Barker, 14725 SE 36b) Street, Suite 200 PO Box 130 Beltevue, WA99009 Tel. 425-455-2900 Fax. 425-646-8377 QuadrantHomes.com Quadrant Homes would like to thank you and Kevin Peterson for all your help in our feasibility study of the Wynstone Plat_ With your help the to successfull purchase this 44 lot plat was possible. We are very hopeful we will have a successful building program in this community, and the City of Federal Way. For many years, Quadrant has had a positive relationship with the City, and we look forward to continuing our work there. There are two key elements that will make our program successful in this plat, and we'd like to request your continued assistance in making these possible. The first is to divide lot 45 into additional single family detached units. With this letter, I would like to request the City research and define (to the extent you're able) what process, and an estimated time frame, this possibility may be pursued. The second key element that will make our building program successful is creating new daylight basement and garage under product that best works with the existing plat topography and provides a home and yard that the residents of Federal Way desire. To facilitate the construction of this new product, we believe there may be several benefits to both the City and Quadrant by performing earthwork and wall construction as one coordinated effort rather than on a lot by lot basis. With this letter, I would also like to request the City research what process would be required to better prepare the site for home construction, in terms of any engineering design changes, or other process requirements. Thank you again for your help, and in advance for your time. I look forward to our meeting next week to discuss this request in more detail. Please contact me at (425) 452-6551 or pete.lymberis@c[uadranthomes.com if you have any questions. Sincerely, QUADRANT HOMES Pete Lymberis Assistant Vice President 0 CITY OF FEDERAL WAY DEPARTMENT OF COMMUNITY DEVELOPMENT SERVICES DEVELOPMENT REVIEW COMMITTEE TRANSMITTAL DATE: January 5, 2011 TO: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Engineer Scott Sproul, Plans Examiner Brian Asbury, Lakehaven Utility District Chris Ingham, South King Fire & Rescue FROM: Deb Barker FOR DRCMTG. ON. January 13, 2011 FILE NUMBER(s): 11-100031-00-AD RELATED FILE NOS.: Final Plat of Wynstone, 08-100695-SU PROJECT NAME: Wynstone Inquiry on Grading and Short Plat ZONING DISTRICT.- RS 7.2 and RM 2400 PROJECTDESCRIPTION: Inquiry from new owner (Quadrant Homes) on process and timeline for dividing lot #45 (the one with the MF zoning) into additional single family detached units. Also the process for performing earthwork and wall contruction on lots in advance of building permit issuance. Any information about the Street Vacation process is also useful. PROJECT CONTACT. Quadrant Homes Pete Lymberis 14725 SE 36 h Street, Suite 200 PO Box 130 Bellevue, WA 98009 425-452-6551 MATERWS SUBMITTED: Letter dated January 5, 2011 Wynstone Grading plan with notes CIT Federal Way January 31, 2011 Mr. Pete Lymberis Quadrant Homes 14725 SE 36"' Street, Suite 200 PO Box 130 Bellevue, WA 98009 CITY HALL 33325 8th Avenue South Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com FILE via e-mail: pe;;to.luTnberis(ciguadratFtlionies-corn Re: File #11-100031-AD; Inquiry on Grading and Short Platting for Wynstone Plat Dear Mr. Lymberis: Thank you for your January 5, 2011, letter regarding continued development of the Plat of Wynstone. This 45-lot subdivision was recorded at King County on December 16, 2008. This letter responds to your inquiry regarding rntnor-grading-hwk-on4ots-�though-+&,-the-subsequent-development oftots-20,-2-Y,-2-r and 45; and other outstanding issues. A) PROPOSED REGRADING 1. Grading Permit — Prior to final plat approval, the City authorized overall grading of the northern portion of the site to establish building pads. The City conditionally supports the request to re - grade portions of lots 1 through 18 in order to provide building pads with finish grades that are less steep than established in the preliminary plat. Grading on lots 1 through 18 shall be reviewed under an overall grading permit subject to the following conditions: • Rockeries or retaining walls will require separate building permits, individual engineering, and must comply with final plat notes. ■ Bonding required for erosion control and for infrastructure security, including existing driveways. • Compaction reports are required for each individual lot (18 separate reports). ■ Appendix J of the 2009International Building Code (IBC) shall apply. • An as -built plan will be required when approved re -grading is completed. • Please contact the Development Specialists at 253-8935-2607 for grade and fill fees. Also, see the conditions of the previous EN approval (file #05-10303 1 -EN) for other issues. ■ Submit five copies of proposed regrading plans and a written narrative of the- proposal. 2. Rockeries and Retaining Walls — Additional rockeries and retaining walls are proposed on some of the Wynstone lots. Any new rockery or retaining wall shall comply with the following conditions from the preliminary plat approval. When submitting the grading plan, please provide File #1I-100031-00-AD Doc ID. 56743 Mr. Pete Lymberis January 31, 2011 Page 2 of 4 a written narrative that discusses how the walls meet conditions noted in the preliminary plat app� as noted below. Construction of new rockeries or retaining walls over four feet in height thqreEi19%�Wlly not supported based on preliminary plat discussion between staff and thy_. ou ,of. Preliminary Plat Condition #3: Based on the August 19, 2004, recommendations from Berquist Engineering Services, the final plat map shall note that all building foundations shall be setback from retaining walls a distance equal to the height of the wall. Based on December 15, 2003, recommendations in the Berquist report, and the April 15, 2004 amendment, buildings on lots 19, 20, and 45 shall be setback a minimum of 10 feet from the top of the slope that exceeds 10 feet vertical height. Design and construction of the project shall comply with all requirements and recommendations of the Berquist Engineering analysis and reports dated December 15, 2003, and April 15, 2004. Preliminary Plat Condition #6: If included in the final engineering design, retaining walls and rockeries design shall be harmonious with the residential use of the site and shall promote residential design themes through such means as terracing, orientation, natural material selection, use of vegetation, and textural treatment to be designed by the applicant and approved by the Community Development Services Department. B) LOT #45 The following items relate to the configuration and the subdivision process for lot #45, in the event that you wish to pursue subdivision plat approval. 1. There are two separate zoning designations within the plat of Wynstone—single-family zoning (RS 7.2) and multi -family zoning (RM2400). Lots 19 and 20 are zoned RS 7.2, and the size of each of these lots as shown on the final plat conforms with the 7,200 square foot minimum lot size. Lot #45 is zoned RM 2400. You have proposed to relocate the lot line between lot 20 and lot 45, in addition to creating additional lots. This proposed change appears to reduce the size of lots 19 and 20 to less than 7,200 square feet and does not meet minimum lot standards. 2. Lot #45, which is zoned RM 2400, is proposed to be reconfigured into single-family lots. Under the Federal Way Revised Code (FWRC), single family lots that are 5,000 square feet in size are permitted in the RM zoning district.' It is appropriate to subdivide lot #45 based on current short subdivision codes. Lot #45 would be subdivided pursuant to FWRC 18.30, "Short Subdivisions." That administrative review would include review of the following: a) Lot Size — Lots in a residentail single-family short plat must be at least 5,000 square feet in size based on the underlying RM zoning. b) Traffic Impact Fees — Traffic Impact Fees (TIF) apply to the short plat based on current code provisions. The current adopted traffic impact fee for single-famiy uses is $3,111.94 per dwelling unit or lot. This fee must be paid prior to recording of the short plat. However, for I Although the recorded Wynstone plat does not reference a procedure for establishing single-family lots on lot 45, it does take into account open space requirements for a single-family subdivision created from lot 45, noting that the open space requirement for a subdivision is 15% of the gross land area. File # I 1- 10003 1 -00-AD Doc. I D. 56743 Mr. Pete Lymberis January 31, 2011 Page 3 of 4 residential land divisions and unplatted single-family residential list, pursuant to FWRC 19.100.070(3)(b), the TIF may be deferred, but shall be paid no later than the closing of the sale of each individual house. Covenants prepared by the City to enforce payment of the deferred fee shall be recorded at the applicant's expense on each lot at the time of recording. c) Access — Vehicular access to the short plat lots shall be from the existing 12"' Place SW cul- de-sac. No vehicular access will be permitted to 12"' Avenue SW. d) Clearing and Grading— The short plat shall be subject to the current clearing and grading requirements of FWRC 19.120. Note that this chapter includes specific requirements for retaining walls (see FWRC 19.120.120). e) Lot Design — The short plat application must include proposed building pad locations, driveways, and any retaining walls with finished grades for each of the proposed lots. f) Open Space — On -site open space in the amount of 15% of gross lot area of lot #45 (43,047 SF x 15% = 6,457 SF) shall be established and shown on the face of the short plat. You have proposed an open space area within the northern portion of lot #45. The formal short plat application shall indicate how the proposed open space area meets applicable open space requirements of FWRC 18.55.060 or FWRC 19.205.030,2 as discussed in the Open Space Note on page 2 of 6 from the recorded plat, which states: "Due to the proposed multifamily development on lot 45, open space on lot 45 was not provided with this subdivision. Open space on lot 45 must meet the greater requirement of Federal Way subdivision code requriement of 15% of gross open space or the numti-family open space/recreation area requirements of FWCC section 22-667. Review and approval of the lot 45 open space will occur in conjunction with permitting and development on lot 45.. Open space on lot 45 shall be provided on -site and in accordance with provisions of FWCC section 22-667, note #2." C) TREE REPLACEMENT During plat construction, in a May 1, 2008, memo to Mike Kirchner, planning staff stated, "Per the findings and analysis in the preliminary plat staff report and per the Jaeger 3/14/03 Tree Plan, a minimum of 90 significant trees were to be retained on site. It appears that clearing and grading of proposed lots has exceeded what was contemplated and approved in the preliminary plat. Nonetheless, the significant tree retention must still meet the applicable 25 percent minimum as required by FWCC Section 22-1568. To that end, provide a map identifying each retained significant tree on the site. Significant trees are minimum 12-inch diameter or 37-inch circumference, measured 4 and '/2 feet above the ground. If there are less than 90 significant trees retained, identify any replacement trees planted on site (not public property), that meet the minimum 10-foot-tall evergreen or 3-inch caliper deciduous replacement tree standard of FWCC Section 22-1568(c)(5)(b)." At this time, it is unclear as to the status of this map and whether replacement trees are to be provided and in which locations. Staff is researching this situation and will provide a response as soon as possible. ' Note that the Federal Way City Code (FWCC) was reorganized into the Federal Way Revised Code (FWRC) in January 2009. File # I 1-100031-00-A D Doc. L D 56743 Mr. Pete Lymberis January 31, 2011 Page 4 of 4 D) Lakehaven Utility District Comments from Lakehaven Utility District are enclosed. SUMMARY - In summary, a grading plan can be reviewed for proposed regarding of lots 5 through 18, subject to specific conditions. Lot #45 can be subdivided through a current short plat process, as long as the lots are a minimum of 5,000 square feet in size and current code standards for clearing, grading, and tree and vegetation retention are met. On -site open space shall be provided consistent with final plat notes. Staff is researching the status of a tree replacement plan. If you have any questions about this letter, please do not hesitate to contact me at 253-835-2642, or deb.barker@cityoffederalway.com. Sincerely, r� Deb Barker Senior Planner Enc: January 13, 2011, Lakehaven Comments c: Scott Sproul, Plans Reviewer Kari Cimmer, Permit Center Supervisor Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planner Brian Asbury, Lakehaven Utility John Jensen, Lakehaven Utility District Chris Ingham, South King Fire and Rescue File # 1 1-100031-00-AD Doc, I D 56743 ,�k CITY OF Federal Way March 11, 2011 FIL E Mr. Pete Lymberis Sent via e-mail: pete.lymberis@quadranthomes.com Quadrant Corporation RE: PERMIT #11-100915-00-CO; ADDITIONAL INFORMATION REQUESTED PLAT OF WYNSTONE SUPPMENTAL RE -GRADING PLAN Dear Mr. Lymberis: On December 16, 2008, the Wynstone Plat at Federal Way, establishing forty-five residential lots and eight separate tracts, was recorded at King County. Prior to approval and recording, the overall site was graded, and utilities and infrastructure were installed based on approved plans. Since that time, one home has been constructed. In a January 31, 2011 letter, the City of Federal Way conditionally supported supplemental re -grading on the eastern portion of the plat. The re -grading was proposed in order to facilitate construction of new home products. Plan sheets COV, EX-01, GR-01, GR-02, GR-03, GR-04 and GR-05, prepared by ESM Consulting Engineers, dated March 8, 2011; Berquist Engineering Services letters dated December 15, 2003, April 15, 2004 and August 19, 2004, and a Subsurface Exploration and Limited Geotechnical Engineering Study prepared by Associated Earth Sciences, Inc., dated March 8, 2010 (sic)' were submitted on March 8, 2011. Additional Information Requested Additional information, as detailed below, must be provided before review of the supplemental re -grading proposal can commence: A. Required Yard Intrusions - The plat of Wynstone is vested to Federal Way Revised Code 19.125.160 for required yard intrusions? According to the submitted plan pages, retaining walls are proposed within the required yards of several of the re -graded lots. Please provide written and/or graphic information to clearly demonstrate that the proposed grading and proposed retaining walls conform to all of these requirements: FWRC 19.125.160 Structures and improvements. No improvement or structure may be in a required yard except as follows: (1) A driveway and/or parking area subject to the standards of 1=WRC 19.130.240. (2) Any improvement or structure, other than a driveway and/or parking area, that is not more than four inches above finished grade may be anywhere in a required setback yard. ' The report was actually prepared in March, 2011. 2 FWRC 19.125.160 was `expanded' in a 2009 code amendment. However, the text shown in this letter is the code language that Wynstone is vested to. Mr. Pete Lymberis March 11, 2011 Page 2 of 3 (3) An improvement or structure that is not more than 18 inches above finished grade may extend not more than five feet into a required yard. (4) Chimneys, bay windows, greenhouse windows, eaves, awnings and similar elements of a structure that customarily extend beyond the exterior walls of a structure may extend up to 18 inches into any required yard. The total horizontal dimension of the elements that extend into a required yard, excluding eaves, may not exceed 25 percent of the length of the facade of the structure from which the elements extend. (5) Fences and railings not over six feet in height may be located in required yards subject to the fence regulations contained within this chapter. (6) Rockeries and retaining walls may be located in required yards if: (a) The rockery or retaining wall is not being used as a direct structural support for a major improvement; and (b) The rockery or retaining wall is reasonably necessary to provide support to a cut, fill, or slope. B. Plan Sheets - Please revise the plan sheets to address the following: Sheet EX-01 • Correct the spelling of `Protion' to Portion. Sheet GR-01 o Correct the spelling of `Protion' to Portion. m Show the 20-foot front yard setback on each lot. a Show the building foot -print on each lot. ® Show the existing driveway location for each lot. • Label each lot "tuck under garage" or "daylight basement" as appropriate. • Provide north/south and east/west cross -sections for lot #4. Sheet GR-02 • Define "lot stabilization." Does it mean house construction, sprouted grass, or some other meaning? • Indicate how the 2:1 temporary slopes are to be stabilized if home construction does not immediately occur. Sheet GR-03 ■ This sheet depicts grading on adjoining lots in conjunction with individual lot re -grading. Indicate how lot grading is able to be completed if the adjoining lot(s) are already constructed. Sheet GR-04 • Show the location of the 2:1 temporary slope. ■ Show the finish floor location of the house. • Is there a crawl space? Clearly label all areas. • Show the potential location of any fencing between lots. • Show potential location(s) of exterior stairs, landings, patios, etc. ■ The footing in section A -A detail does not meet minimum depth for freeze protection per the 2009 IRC and must be revised. • Provide information about proposed drainage between the homes and lot. It appears that the upper lot is graded so that surface water is directed onto the lower lot. File 11-100915-CO Doc. I.D. 57195 � I Mr. Pete Lymberis March 11, 2011 Page 3 of 3 • Provide information for surface drainage between each house and the proposed Keystone walls. Sheet GR-05 * Explain why the retaining walls extend beyond the walls of the house. • Show the driveway on this section. • Show location of fencing between lots and at the rear of each lot. • Based on this drawing, it appears that the house foundation will be placed at a lower depth than the Keystone walls. If so please clarify how the Keystone wall will not be undermined during the footing foundation stage of house construction. ■ If the house foundation walls are at lower elevation than the Keystone walls, what kind of load will the Keystone walls be putting on the foundation walls? • How will the fill be compacted between the Keystone wall and the foundation wall, including on the slope? • Where will the drain line for the Keystone wall be connect to? • Provide a detail of fencing that is placed behind the Keystone wall, including placing posts on or behind the wall. If fencing is not allowed in this location, indicate how it will be prohibited. C. Geotechnical letters The Berquist Engineering Services letters dated December 15, 2003, April 15, 2004 and August 19, 2004, reference the 1997 Uniform Building Code. Provide a current report that references the 2009 IBC. Provide notes on the plans for required special inspection for the structural fill and Keystone walls per IBC chapter 17. D. Other • Provide front and rear elevations for both the tuck -under and day -light basements homes. These will be reviewed for conformance with height standards. Note that additional information may be requested by the Public Works Department under separate cover. There are no comments from South King Fire and Rescue. When submitting revised plans or reports, please include a completed Resubmittal Information form. Please do not hesitate to contact Plans Examiner Scott Sproul at 253-835-2633 or myself at 253-835-2642 if you have any questions about this letter. (Please note that I am out of the office until March 22, 2011). We look forward to working with you. Sincerely, Deb Barker Senior Planner cc: Scott Sproul, Plans Examiner Fernando Fernandez, Building Inspector Kevin Peterson, Engineering Plans Reviewer File 11-100915-CO Doc. I.D. 57195 CITY HALL FILE CITY OF 33325 8th Avenue South Federal Way Federal Way, WA JJiffisidW (253) 835-7000 www.cityoffederalway.com March 3, 2011 Mr. Pete Lymberis Quadrant Homes 14725 SE 36' Street, Suite 200 Bellevue, WA 98006 RE: PERMIT #11-100440-00-AD; WYNSTONE LOT ACCESS INQUIRY Dear Mr. Lymberis: This letter identifies the procedures for proposed driveway access point changes for lots within the plat of Wynstone, a 44-lot subdivision recorded in 2008. Your February 1, 2011, e-mail asked about access changes for several of the lots and proposed that access be provided via shared driveway easements that would be established over adjacent lots. Note that this letter also includes information about lot sizes and procedures to reconfigure lots 21 and 22. DRIVEWAY ACCESS The Wynstone plat is vested to the subdivision codes in effect as of September 2003, when the original subdivision application was determined to be complete. Those previous code standards for driveway access provisions still apply to your proposed access point changes. This means that for an existing lot to obtain vehicular access from an adjacent easement driveway, that easement driveway would need to become a "private tract." Under previous codes, the private tract is required to be constructed to the "cross-section type Y" standard.' Public Works Development Standards of "cross-section type Y" show a 38-foot wide tract with 24 feet of pavement, 5-foot-wide sidewalks, and 2-foot-wide utility strips on both sides of the roadway.z The maximum tract length is 150 feet. Any proposed change to the "cross-section type Y" standard requires approval from the Public Works Department through a right-of-way modification process. A handout on the right-of-way modification process is enclosed and the 2011 filing fee is $85.50. All proposed access changes can be reviewed with one right-of-way modification request. When each access tract has been approved, the applicant will be required to record at King County a shared ingress/egress/utility easement for those lots that use the access tract. This easement will be reviewed by the City prior to recording at King County, and can be submitted in conjunction with the right-of-way. modification. MINIMUM LOT SIZE MAINTAINED Under Federal Way Revised Code (FWRC), an access tract such as "cross-section type Y" cannot be included in lot size calculations. As "cross-section type Y" is created from the "flag" driveway from ' Driveway access regulations were modified after the vesting date of this project 2 Cross -section type Y enclosed ' See bulletin #200 — Right-of-way modification request Mr. Lymberis March 3, 2011 Page 2 adjoining lots, the applicant must provide verification that the minimum lot size is maintained for all of the lots that use this access tract. Lot size information must be submitted in conjunction with the right-of- way modification application for review by the City. LOTS 21 AND 22 According to your letter, you are also considering reconfiguring the alignment of Lots 21 and 22 from long skinny lots to rectangular lots. This would be accomplished by changing the access of these lots from the street to an existing easement area for lots 23 and 24, Applications for revisions to plats can be reviewed as a Boundary Line Adjustment (BLA) process as long as criteria from FWRC 18.45.010(1)4 are not triggered. The BLA must document that the size of each lot created by the reconfiguration conforms to the minimum lot size required by the Wynstone zoning. Following review and approval, the BLA mylar would be recorded at King County at the expense of the applicant. A BLA handout and Public Works checklist is enclosed along with a master land use application. Also, please note that the reconfiguration of lots 21 and 22 may necessitate the relocation of the roof downspout connection into the public storm drain system and/or require granting of a private drainage easement over one or more private lots. Should you have any questions about this letter, please do not hesitate to contact Engineering Plans Reviewer Kevin Peterson at 253-835-2734 or myself at 253-835-2642. We look forward to working with you. Sincerely, )all_ &LJLVL� Deb Barker Senior Planner enc: Cross -section type Y Bulletin #200 — Right-of-way modification Bulletin #038 - BLA Handout Bulletin #039 - BLA checklist FWRC 18.45.010 c: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Engineer Scott Sproul, Plans Examiner 4 FWRC 18.45.010 Plat alteration distinguished from boundary line adjustment 11-100440 Doc I.D. 56998 Deb Barker From: Lymberis, Pete[pete.lymberis@quadranthomes.comj Sent: Friday, June 24, 2011 7:44 AM To: Deb Barker; Scott Sproul; Kevin Peterson; Fernando Fernandez Cc: Mozzone, David; Brianne Gastfield; Andy Martin Subject: RE: Wynstone Lot Roadmap Attachments: Wynstone Revised Roadmap She HOR-01 & GR-01 - 2011-06-23.pdf All, I wanted to let you know that Quadrant has continued to work on the "road map" for our Wynstone project. As we had agreed during our meeting, as we made updates and changes when we better understood our product, and choices our customers had made for homes we would periodically update the roadmap, which we've done and I've attached an updated copy of sheet HOR-01 and GR-01. In general, the following changes have been made: • Lots 11 and 14 were changed into drop garages in lieu of a tuck under garage product to better fit the site. • Revised lot 14 to a stepped rear yard to reduce export. • Lot 18 was kept as a tuck -under due to grading constraints between Lot 17 and 18 ■ Lot 4 was changed to a flat • Lots 4, 10, and 15 hav foundation drops to reduce walls a d export. • Products on lot 14-17 we r e er to 12th Place 5 • Product on Lot 9 flipped to provide better grade transitions. • Walkway on north side of Lot 9 is proposed to be re -graded for a better grade transition As always we have enjoyed the opportunity to work collaboratively with the City and hope that if you have any questions or concerns that you give us a call at any time. Please let me know if you have any questions. I have asked ESM to deliver full size hard copies to the City for your use. Our future building permit submittals will reflect this new information. Pete Pete Lymberis I Assistant Vice President QUADRANT HQMES 14725 SE 36th, Ste 100 Bellevue, WA 98006 (425) 452-6551 t (206) 786-4717 c www. uadrantHomes.com From: Lymberis, Pete Sent: Monday, May 16, 2011 9:10 AM To: 'Deb Barker'; Scott Sproul; Kevin Peterson; Fernando Fernandez Cc: Mozzone, David; 'Brianne GastFeld' Subject: Wynstone Lot Roadmap Hello all — Thanks again for meeting with Dave and I a couple of weeks ago to discuss the work on Wynstone. As I'm sure you recall we concluded the conversation agreeing that we would proceed with our work on a lot by lot basis, submitting all necessary information with each building permit application. In addition, we would add a few cross sections to the existing grading plans Quadrant submitted, and rename the document a "Roadmap". Attached is the "Roadmap" as we agreed with the new cross sections on sheet GR-07. As we learn more about how we're proceeding, we'll likely update sheets in this document as necessary and share it with the City. For now, I'm sending this along electronically for your use, and I've asked ESM to submit 5 sets of plans to the City for your use as well. Thanks again for all of your help on this project, please don't hesitate to contact us if you have any questions. Pete Pete Lymberis I Assistant Vice President 14725 SE 36th, Ste 100 Bellevue, WA 98006 (425) 452-6551 t (206) 786-4717 c www.QuadrantHomes.com L = " CITY OF Federal April 7, 2011 Quadrant Homes Attn: Paul Lymberis P. 0. BOX 130 Bellevue, WA 98009 CITY HALL 33325 8th Avenue South y Mailing Address: PO Box 9718 Federal Way, WA 98063-9718 (253) 835-7000 www.cityoffederalway.com RE; Permit #11-101227 00-SM; PLAT OF WYNSTONE *NO SITEADDRESS* Dear Mr. Lymberis, This letter responds to your request to modify the City's required access standards for Lots 1-3 and Lots 42-44 within the above -referenced plat. After evaluating the existing conditions, review of Federal Way City Code (FWCC) provisions, and direction provided by the City Council, the Public Works Department hereby modifies the requirements for the access driveways. Lots 1 and 2, and Lots 43 and 44, are configured as panhandle lots, each providing a 15-foot wide (30-feet total width) connection to the public street, which under the approved plat provides for a shared access driveway for each lot. Your modification request is to allow for a 3rd lot access onto the existing panhandles. City Code requires a Type Y street section in order to allow for a 3rd lot access. A Type Y street section requires a 24-foot roadway with curb and gutter on each side, 5-foot sidewalks on each side, all within a 38-foot wide tract. The Public Works Department allows the modification to the Type Y street standard, for the following reasons: • The Type Y street section is intended to meet the City code requirement that all lots abut a street. Lots 3 and 42 already abut a street, therefore the intent of the code requirement is met; • A Type Y street section is intended to allow pedestrian access by providing sidewalks to all lots. Lots 3 and 42 are currently adjacent to public sidewalks, therefore the intent of the code requirement is met; • A Type Y street section cannot be more than 150-feet in length. The proposed access easements are both less than 150-feet in length, therefore the intent of the code requirement is met. Approval of this modification request is conditioned as follows: Quadrant Homes Permit #11-101227-00-SM; PLAT Or vVYNSTONE April 7, 2011 Page 2 ➢ The existing Lot 3 curb, gutter, and driveway approach shall be removed and replaced with vertical curb and gutter, 4-foot planter strip (planted with sod grass), and 5-foot concrete sidewalk, all per Public Works Development Standards (PWDS); ➢ The existing Lot 42 curb, gutter, and driveway approach shall be removed and replaced with vertical curb and gutter and 5-foot concrete sidewalk, all per PWDS; ➢ Removal and replacement work described above shall be completed prior to Final Building permit sign -off (or Certificate of Occupancy) for any of the affected lots; ➢ The new shared access driveways shall be paved to a width of 20-feet, centered within the 30-foot panhandles, for the length of the proposed access easement, ➢ Shared access easements shall be recorded at King County Records, at the proponents expense, prior to Final Building permit sign -off (or Certificate of Occupancy) for any of the affected lots. The easements should be recorded against each affected property, and a copy of the recorded easements shall be forwarded to Kevin Peterson, Engineering Plans Reviewer. 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 building permit is not issued within the one-year time limit, this waiver will be considered void and a new request for modification must be submitted. If you have any questions, please contact Kevin Peterson, Engineering Plans Reviewer, at (253) 835-2734. Sincerely, Ken Miller, P.E. Deputy Public Works Director KM: KP/rnj cc: Sarady Long, Senior Transportation Planning Engineer Deb Barker, Senior Planner Project File (KP) Day File Doc. I.D. 11118999022. DOC F QUADRANT HOVES:M March 28, 2011 Mr. Ken Miller, P.E. Deputy Director of Public Works 33325 8th Avenue South Federal Way, WA 98063-9718 RE: Wynstone Plat Right -of -Way Improvement Modification Request - lots 3 and 42 Dear Mr. Miller, 14725 SE 30 Street, Suits 200 PO Box 130 Bellevue, WA98009 Tel. 425-455-2900 Fax. 425-646-8377 Quad rantHomes.com This letter is to request a change for right of way access to lots 3 and 42 in the Wynstone Plat. As approved, lots 3 and 42 take access directly from the right of way. We would like to modify lot 3 access from its present location to the same drive as lots 1 and 2, and we would similarly like to modify lot 42 access from its present location to the same driveway as lots 43 and 44. We understand that the Wynstone plat is vested to the subdivision codes in effect as of Sept. 2003, the date the application was determined complete. Previous code standards for driveway access thus apply which means that for lots 3 and 42 to obtain vehicular access from the easement driveway on lots 2 & 3 and 43 & 44, the easement driveways would need to become "private tracts". These tracts would be constructed to the "cross-section Y" standard. As cross-section Y is significantly largerthat the approved 30-foot easement driveway, we request a right-of-way modification so that 20-feet of pavement within the existing 30-foot easement driveways be approved in lieu of cross-section Y. Below is additional detail for each driveway: Lot 3: The driveway for lot 3 in Wynstone was constructed to provide direct driveway access to 12th Place SW. This access configuration created a lot that is shallow from front to rear in the North -South direction, but with sloping topography in the east -west direction. Accessing lot 3 from the same location as lots 2 and 3 has the following benefits. It allows for a similar type of product (garage under) to be built on lot 3 as on lots 1 and 2 creating a more harmonious look and function with those lots. Because of the steeper grades on the three adjacent lots a revised driveway alignment would also allow for a larger, consistent yard with the adjacent lots. Accessing the road from the same driveway as lots 1 and 2 would also allow a safer and more predictable exit and entry onto 12th Place SW for lot 3, and would also be safer for oncoming traffic as the access point would be a farther distance from the intersection. To accommodate this request, we'd be happy to replace the existing curb cut with sidewalk, and place an access easement over the lot 1 a nd 2 driveway that benefits the three lots. 7 Wynstone Right of Way Modification Request Page 2 Lot 42: The driveway for lot 42 in Wynstone was not constructed in a location that allowed direct driveway access to lot 42 from the cul-de-sac (see attached photo). In review of the various alternatives for driveway locations, we believe the best approach to providing access to lot 42 is to use the common drive that will be used by both lots 43 and 44. As a result, lots 42, 43, and 44 would access from the same curb cut. Accessing lot 42 from the same location as lots 43 and 44 is also beneficial. It allows for better front door exposure, and allows us to pull the house slightly forward for a larger back yard and better sight line to the adjacent house. To accommodate this request, we'd be happy to replace the existing curb cut with sidewalk, and place an access easement over the driveway that benefits the three lots. Thank you for this opportunity to request a change to the existing neighborhood that we believe will provide the City and future owners a better result. We look forward to the City's comments. Please contact me at (425) 452-6551 or pete.lymber€s@uuadranthomes.com If you have any questions. Sincerely, QUADRANT HOMES Pete Lymberis, P.E. Assistant Vice President cc: Deb Barker, Senior Planner Kevin Peterson, Engineering Plans Reviewer Attachments: Plat exhibit of existing and proposed driveway locations Engineering Plan exhibit of the existing and proposed driveway locations C I 14 ULM' Jo �•Zj 'n9H9�/ w IL to co n1 � c,, LO LU ��� m � .r�\ \'' '� 'i�� ►A / / �/ /t\tor y�I i � � i � � I\ Asti ♦ �4 /� r� � `F�i: '� / . ' r u l �� ! gar. ►. �l r—\ \ . y f► d r C) tu \ \ sco CD m Os ti ua \ r / F 'ujs ,� yy `�v 01 I� 5+ i t� W J LL.C] F `A ` N r fL�' / 4 ? co f Gti F I 8561._ ___ J N 11 s-- m `y `�to / 7 Sa0'CB l9'E 97 52' I _1ra'os i9•M_!Do.au' '7 E- O I NOa D@'19-N 4�f [ 500'05'19'E lSS.07 ^+ �r � 5Q277•Z"M Fn co (', lu �1 I � I—SDC'Dd" S? I; zi �`,• j:�'e�39ie.. B5F3L ci_•_�..�. - �' .�'..� I I 9`.i — — SOOTS 19'F 13a,01' — — ' � 1. g I ��tSw•-h � � I rl �'. I t r•o od s3'» ivc_ Doi J ; 30 ' 40 1 1 C? ---- i �l 0 WYNSTONE RIGHT-OF-WAY MODIFICATION EXHIBIT 36 37 39 aus 44 LOT AREA LESS ACCESS EASEMENT 10,505 SF EXISTINCU 1I,055 SF 43 LOT AREA LESS ACCESS EASEMENT 9,360 SF EXS'flhG 10,02E 42 r 1 " = 50' POTENTIAL III ACCESS �00. EASEMENT 1,203 SF E � 41 1 5� '• � 45 JOB NO. DRAWING NAME DATE : DRAWN SHEET 1 OF 2 191-093-010 EN-09 3/31/11 DCL 22 of WYNSTONE RIGHT-OF-WAY MODIFICATION EXHIBIT 1 1 � 4 `� J V POTENTIAL ACCESS EASEMENT 2,197 SF JOB NO. DRAWING NAME : DATE : DRAWN SHEET 2 OF 2 I. 1 " = 50, 191-093-010 EN-09 3/31/11 DCL r � -, A PORTION of the S.W. 1/4, SECTION 15, TOWNSHIP 21 N.r RANGE 4 E., W.M.e2Fj� r {� 1 - 1 1 ,•:� :d"+ _ < <► � EXEMPT TREE REMOVAL 1 r Lp•r.. '4` FUTURE R,O.W_ TREES TO BE REMOVED: �� � 22'Fr 12th AVE_ SW: 118 TREES 12th PL SW: 40 TREES r Ir :• 1 �•��: .a:"-r .a•r F •'• •ifi - 7ti ��'1.r `• �s. .,i Y+• :� ti \� + 13th CT_ SW- 11 SW 339th ST__ 57 TOTAL: 226 REMSIONS: ❑ ❑k / = -, / i 2 ,7wx9" _ ' [_ ►. �1 `� \ TREES TO BE REMOVED FOR ORCHID ��'F' LANE SEWER & DRAINAGE EASEMENT: Z % ' !t'F..' lip•' IY:r .� - _ 1i'+✓ \F\ \ ' • \. \ — :. 20•F 2-;, lq_ •s<v� \ y DRAINAGE ESMT, EAST P.L: 36 a, v r x- 1S-F° t \' ^ \ SEWER ESMT, SW P,L: 8 u H7 In t4"Fir 'IY•.� \ . ♦ TOTAL: 44 W \\\. 4 IJ..I a I o _ i-irc \ ��k-1L •4'Fr-Id-%.:dil},\ ,: r 4 0 i,, - ' s ♦ ^� TOTAL TREES REMOVED FOR R.O.W. & — 0 o ='3 r \f�;F 12MACr �+,, �• ^, OFF -SITE SEWER &DRAINAGE: 270 ;1 O7 °D 10 " •T� rr4t Farr o L'fJ'R� 17;!r;R. ♦ \�': ♦ ♦ � 1dY•r 15'i. : F 'i•Fr� N^ \•�, 1a-: �'^ ♦ , •. �. ` 20V-- 10 la—F. 20 Fir •,i' ,r Ta 11 1Z"• r 1�'Fi1,L'A^^ \ ♦ \ -b 2 2 }37ir "Ceder r \ \\ +l t ��71r"12"F F'r' ,. I�Y�µ.me` W 30-M\ „ a aY.. Sd •• si-F•r 141� /71.,2Fir Sj r1RA i 3@�pi�E`i;r I ♦ \♦ \'�t� :,8.; t F:rL•713s arF "= \ , I_LI g a7r ♦^ \\ :Fit= r4: r 12 Ifi-Fir 1h' I ' \ \� -In36 r• , `��y� FK+_Y� , 1 r 22"F: lY F+ It2 I rs `' l6 = \` } 2R--.• 1,-F•fP101-a .r F-s r--77 • ' 19•ir 'S .r rr I ♦\ti` : `,ti`.-.�., '0�i • 41RF 'IMsa" la r-� Kr20 :F;iB Fir 1S -rr 13 -• 1iY,r \- f4410,14i �r sr 1a I 13 26 Fir '' es•F' r IYr+ -10 :zaa 4 e�� Ili PR3a- 20 ��rl 12"Fr 1s 16'F.. la-Fi\^�:�\ �- t'=.A_ 3i5 I 03a 1 17-E:R7 r 17'Flr 19�F,r % `I'l \ -+- =iR•6 7 Flarr Ix'� ' �— - - • •-sir - r'n V.a .. 26Fir ! 4"F r 16"r _ 17 ^r A IB"Fir 16 1 1 L 18-Fir ."Fir 14r 26 I ~ • i �' - 4 Fla 18 Fir Fiff ^ "Fir 1r ••• 317_ 26-F1r 341 1 'r 14T 19ir ~ ti A ff _. FIR45 3 _ _ _ 2 1474 ` a R y4yi e..: i / 339 26"Fir I 4 ' 54 ld Firl2l i FIR36 343 I 30•Fir m _ f 25"Fir ilp4a 75 - _ _12-Fi2 F4i3 3650 © ` r 30`r 1A ,g•F,465 y�•s3-f�F TREE RETENTION SUMMARY_ 3_2 ' 26'Fir 353 t 11 2fi'Fir 'rr F R"' FUNRE FIR48 I 1 FJ 7: 16' - Id7� TOTAL EXISTING TREES ON -SITE: 630 MULTI -FAMILY LOT 1 EXEMPT TREES TO BE REMOVED: 270 3E3 3�5 DEVELOPMENT -r r 14-: it IB•ri 13F•r I K 1n EIP-2r•• F'Z4 ^' 1` 20"Fr - Its r 6 ,1�1a•Fir I TOTAL NON-EXEMPT TREES: 360 / 467 25% MIN_ TREE RETENTION: 90 •. _ FIR36 j4Ti is 43 347 1 ys 9 J' SIGNIFICANT TREES THAT WERE SAVED: f FIR36 FIR F R35 19_t.r TRACT G (WETLAND BUFFER): 21 Z W 3 ► �� FIR35 3nt,r 4 - - 17ik LOT 45: 3 F- s2z S r9 x. I ►- ti 2fi'Fir TK 30 Fir 401iz TOTAL SAVED TREES: 24 ROR'H UNE GJ,EFNIKNT ! Jr 2 S FM58'44- E 127{-31' - - - _ _ _ _ 14-F;. 13 f: dFir I J 3 FR FIR24.2 - _ zc•:�r FIR24.2 ► , / 18 ,_•_, I REPLACEMENT TREES: . 19 F F 4 ,7 1 1a'Fr TRACT C (LANDSCAPE, CAMPUS DRIVE): 55 cm r uwxwf F \ 12Tr dT•' I TRACT D (LANDSCAPE, DRAIN POND} 8 Q I 1 r \ �,�,�- { ta'rr I TRACT F (PED. ACCESS): 5 LKN1 ]-BOY RR16 IFIRI.- 16s F+R2••2 FIR ► _ ,eF.r TRACT H (LANDSCAPE, DRAIN POND): 4C3 RIY ]�i95 44 ' r,R{r \ TOTAL REPLACEMENT TREES: 72 - j E 12 AOS N=]51-41 IE 127 ADS NE=]53.00 I 1 C te' 4p5 ESE=351 51 RR29 FlRi B" FIRI6' FIR2ft' GRADING' a;i - FIRtT 1 '- LIMITS 'pi4'� TOTAL RETAINED &REPLACEMENT TREES: I 43 RR12 FR20"I 41 I -AR1 a• I [71RI4•• ..��J! ////I 96 •1i AU020" 42 F �+ 12Fir l,LOFIR42" FIR49 + l .) + FM N/t RrA1P\ --`I` FIR 4" 487 �R 12Fk 117 FlR22" JI,,, f:31 - 1 FIR]6'26'rr �Fy1{ 'uDZ4Z / 1$•fr + �3�N I 46'+�l HAM• FIR]2" "^Ta-lIR O' itll}YFIRI7' t�i W2mO 18" FM21'1 18•Fir !' '� 1L •• a LL1 2 W H/C A FlRIM•"r nwd" FIR32' , p N ALD2p" F141d- Mf U _ ° •L,%d' 35 I ru3d' 14 Fir 1 •� ^ VI cc 3 N AUJ20-' C1 F 015- AUD22' I I 37 FIR4yj 38 39 yglry°1 40 FlR36" 563 g Iz_m alp W� '� Q x a1,D1 36 fIR1Z1 1 I 3 MAP22 3 /f R2 A, D24 . + H 1'1Bitr• I FIlrl a- L�14' I I FIR34' . Flk 14 iK / 12 0 W Op`, {-4D2Y ti ALD18" F. naxc 27 ! ¢ 4 B] 'V.•D FIR30- ]7 1Wn. lit QL U NO Q ti AL B" iFt40" _ F`930 1B Fir Ox o I +Fi I ,e�v• .MQIB' rL01d- 1 r1R30" a0- C I 10 Fa FlR,B" SR54" � - � ti - 2dTN 12•Fir 14"nr I^Ll U 14•Cedm FIR14 id`1 R22" I 1 10 "Fir aL9tS ' CEp, O" FlR2B ¢y�� \ \ ' S Fir 34 Rom' H.7rE 1� ALb77- -"41 \ \ !Z•Fk Ifi"FFr V I I I AYDI� \ 22 1SSTM ' Id"Fir 1 33 NI- ALDI B.. rib, i 167"r FI�S6" L _ LDIp'.1D' - N. 18 =Tr\ 925 r 1 a"Flr �R.iCi _ ' I,17 ,e„2a� LAbOSCAPE� 1; - -EI@�s - - - - r1R62\ �rJ� \ 'Fa�� C �pBFiiCiS1 I z tRAFI. 8 4l 8 ALb14' FIR1YmZ1 FlR17' sr fYliO- \ Y6 ` N i / ' . -'s3F.r_YsLr R''�1 RNNACE F[R1a• IY' 1mt" 1a4 ► o FlR12" TNL% �= Flhd- FIR �}`•� aL412' 32 ,-[� ruLl�rg \ 2D'::r 25�' rFt,a {d •,, Felai ' 23 It" 31 +lB�r C " FIR20" ZH Fop= `�7 Fvf15 IIItL6'•5S5 iRiIY't� , I']r pw1L 5 21 08 �1•[r rry1 Fxxii' FiR,7' 7 I ♦ 3V FWI 29 FIRJ2" rRla `~. FR36 i TFSI " 4 �l SCALE: 50' '0• \ , Cm1 f22 L._ -_ \♦r"itxx^ -___ cEplr`__-_-__ ` \ _ i • FA• f' /•� IA-: 11.4-fi 1 R 6a FR120_ FlR,o RR3 TIR20'• � I ICI ICI 20 FIR32" 20• BLRSa' N ea:>s' 21 Alblr Fa,r \ FYl14- \ r Ixr w 1on4,sD' 559 FIR24 554 FIR24.2 Ir 4RIE f li" 1 ' y4r f a ► v FI(2;O 24 S 2� -222' reel � *Q 0" NL15 FI�1 -�R d" �LFe-t-` 1 I:al z4~ _.--FF.r�i� fW.li "J7'_r f GRAPHIC SCALE FND REBAR W/CAP 50 D 25 r� .00 LS IN902 529 O 10• N 540 MAP36 009' K SPKS (D1 PST 1 1 YIrI1 = 50 fi PERMIT NO.05-103031-00 2W DESQ BY JJJ DRUM. BY: JJJ BES � APP. BY: JOB N4 SHEET 1 OF 1 LAKEHAVEN UTILITY DISTRICT MEMORANDUM �krry D15iM'" Date: January 13, 2011 To: Deb Barker From: John A. Jensen RE: Final Plat of Wynstone, 08-100695-SU The proposed Replat of Lots 19, 20, and 45 of Wynstone DRC transmittal dated January 6, 2011 submittal to the City of Federal Way Building Department is generally consistent with the proposed property layout shown on the water and sewer plans submitted for Lakehaven's review in conjunction with the referenced developer extension project. The water and sewer facilities constructed for the original plat of Wynstone were sized that can adequately serve the additional properties. The water mains are located 121h Avenue SW and 1-) Court SW. The water services will need to be modified and additional services will need to be installed to service the new lots under separate meters with Lakehaven. These services should be completed before the ROWs are overlaid. The sewer system is located in 13t' Court SW and at the northerly end of Lot 45 within 121h Avenue SW. The sewer services will need to be modified and additional services will need to be installed to service the new lots under separate permits with Lakehaven. These services should be completed before the ROW$ are overlaid. The sewer main in 12`h Avenue SW may need to be extended in 12`' Avenue SW to obtain gravity sewer service. If the sewer main needs to be extended, a developer extension agreement will be required and plans stamped by an engineer submitted for review. Specific, technical questions regarding Lakehaven's comments should be addressed to John Jensen, engineering technician assigned to this project. I may be reached at jjensen@lakehaven.org or 253-946-5406. Vj OL EXHIBIT 60' Pi C*j Lq c8� 4�N 40 1 r O y Y61O^, 1 del nrr i n / ~/' N i7 N h131 00 �.� z % ��rya �� ` `fs •°°. sG °.n 1000/ . / �� C&I \ • d'. X G o r .� �6 zss� a�tie C � ° �" vp J / SLg� ��,} rU , X6'8 I3.61,90,00S u �r0 g v o rn a Lo o "' 30' 30' N N N o ry Mo t O U .r 00'00l 3 61,90.00S I I .96.901 M.61,90.00N Ld M a a, r. o n 7 0 0 o N rl I n o � 0a CONSULTING ENGINEERS L L C .5a . y �. 181 S 333rd St, Bldg C, Suite 210I ® I + I I y Federal Way, WA 98003 N l FEDERAL WAY o Y N www.esmcivit.corl (425) 2"_99 0 ELLENSBURG (5D9) 962-2608 0.8 WW o Clvll Engineering Land Surveying Land Plnnning m Public Works I Project Management I Landscape Architectu JOB NO. DRAWING NAME I DATE r DRAWN SHEET 1 OF 1 • A PORTION of the S-W. 1/4, SECTION 15, TOWNSHIP 21 N.. RANGE 4 E., W.M. REASIONS: EXEMPT TREE REMOVAL 2 FUTURE R.O.W. TREES TO BE REMOVED: 72-F, tm 30-F, 12th AVE. SW. 118 TREES 12th PL SW: 40 TREES m 13th CT. SW, 11 SW 339th ST.: 57 22-. TOTAL. 226 LZ 0 /JLJ�*�TREES TO BE REMOVED FOR ORCHID A17 LANE SEWER & DRAINAGE EASEMENT. z '2' DRAINAGE ES.T, EAST P-L.: 36 n.V, I , SEWER ESMT, SW P.L.: 8 W u I`Ti In 6'p 2 TOTAL: 44 w 12 1 C'�W D TOTAL TREES REMOVED FOR R.O.W. & z Do OFF -SITE SEWER & DRAINAGE: 270 AID!, rkpl 14 Fir t 44 Y.♦ Z 16 F.1' r 2 j e w 10 - a'n 20-F.r T.r 5-F,, 1:31 w 'q- -F 87 2jF7.2 - 12. CED30- - 21 --F-., 12 lycWG - CL 30'F 157r., l.n N, 37 30 c 12-Fi, It. 12 •w it t< vwt-p' I •22-P, • 207iia-Rr ,4 `7 15 -F., -0"! fi-TT 13 26'Fil i -F 1611, -Fir J-F A; I., . Rxr 2 R 16 r 3I 12-F-.d2 12'F-., G nkrz- 12-Fir 9 is'. VL 21-lir 6 - 2-1--1 If 18'F;r !4'F.r 14 WFir 18-F.r 26'Fir 14'F,, -Fir 14" -:R33 26 FRI. 333 26"Fi.r w 454 30-F, r.p3s 26-Fir FIR43 15 iz-rw FMA 30", 1 fi'F�v 465 I'F wrl 7 TREE RETENTION SUMMARY: 215-5r 359 FLI FIRE RR4 a 16 26'Rr 7 TOTAL EXISTING TREES ON -SITE: 630 Z llF 111Y LOT EXEMPT TREES TO BE REMOVED: 270 DEVELOPMENT 'F. 14'Fir -F.r TOTAL NON-EXEMPT TREES: 360 6-F., 18 _F" - - - 6 ,-'Fir 90 ��2 46, r�rw 25% MIN- TREE RETENTION: CL -IR36 "'p, 34714 17 SIGNIFICANT TREES THAT WERE SAVED: n Iq FIR36 FIR 463 FP 3-3 TRACT G (WETLAND DUFFER). 21 FIR35 LOT 45-. 3 4 Pt 26'f-.r FIR 30'F,, AtD:51 TOTAL SAVED NM� -E MEP -ENT _Di 2 WST44' E 1274.3 V 1 0 , I FIR24.2 En 20 F", FIR24.2 I- ZIACFMTREE S: EES; 19 F 4 147, C_:T - G. (LANDSCAPE. 'CAMPU & DRIVE Y 559 ca 167 w -11F TRACT 11 'ANDSCAK-)DIZAIN POND): 8-3 I ft T"cl I wm Kcc!E5 (f) -9.4 -2 PnIr 4 1 4'r. JAACT H - (LANDSCAPE- - DRAIN POKO)L�A-, IZ:C (7� FIRI� FIR24 Fill 3559fi TOTAL REPLACEMENT TREES,. 72 ADS i t 2 44 E k A), W=351. PR24 GRADING TOTAL RETAINED & REPLACEMENT TREES: M167 F*24' PC 12- ADS ESE=35i 51 �Tr FIR.2* 4m 3 "r u'r, 41 IJJAITS 96 FIR4 ri�. 4 20 IIRII46$ T4N AL020" 42 *' m 13 31�77 487 'F� In Ln •N't 44� FRN' ALD24-2 FIR22" runr FIR3.- 20 FIR Ifi'Fw t1; I Lu z 'o'-4 A,02w FW32- 1871. 2 FIRI T' 35 14-Fir (n D: Law 40 FIRM" �c C) A iz 011' ALD22' 37 %ill 38 1 39 5%, \11 14'F, cc 30'r um1'. 36 A=4 I 12'F� If 0,3 14 FIR20'* TIP I. L- F414- RR34- FIR L�m 3" Fla fR- 'Qf S'F. ALD18" FIR30- FIR40- l8jl`vl 12-Fil 26 1114"F 21 R22'F I O:Fw fRtM19 511 ai 14 C 16"Fi, 14'Fil tl-� I10711 CECka- FIRZ8 34 'R30" �Dl 4D ' ALDIF SwIwm ST 2� 33 1 -Fr 01+La cr 14 L FIR V=vr LANDTRAC, ;PE 2 5 z RUFOCESk TRACT R AL 0; ALD14" FIRIRLF FIRIf' FAR4V M [Rw 2 IF FIR34 FIR12' Mir 23 DATE, 5/21/08 AWlf' 32 26'��T- 'JL*' '17' \ A�F�: FIR20" ew FIR 31 2 8 27 Z. SCALE, 50, 30 FR2fr 29 FIRM' apir Is ofCF 0" FIR32- PERMIT NO. 05-103031-00 Mg- BY, JJ IRID* FIRI Mur F12 cml4r FIR3�TIR20 Fehr 24 m2- nA DRM. BY: Jid/BES App. BY. - GRAPHIC SCALE 559 FW ROGM .1W JOB N. L SO 50 IOU -fA--5 TA 6 FIR24 52 0.10'N g :0 S 18902 554 540 .'P36 IN' w S"EET TA-7 FIR24.2 SPIKS I iLhK OF o TA-8 )Tx-sl "21 MEMO DATE: February 2, 2011 TO: Kevin Peterson, Engineering Plans Reviewer Sarady Long, Senior Transportation Planner Scott Sproul, Assistant Building Official Chris Ingham, South King Fire & Rescue FROM: Deb Barker FOR MEETING ON WEDNESDAY, February 9, 2011,11AM, Steel Lake Meeting Room FILE NUMBER(s): 11-100440-00-AD RELATED FILE NOS.: 11-100031-AD PROJECT NAME: WYNSTONE LOT ACCESS INQUIRY ZONING DISTRICT: RS 7.2 PROJECT DESCRIPTION: Inquiry from Quadrant on using existing ingress/egress easements for additional lots (#42, #3 and 21 and 22). PROJECT CONTACT: QUADRANT HOMES PETE LYMBERIS 14725 SW 36 h Street Suite 200 Bellevue, WA 98006 425-452-6551 MATERMLS SUBMITTED: 0 Wynstone plat map, 0 Proposed layout for lot 42, exhibit of lots 21, 22 and some of lot 3, 0 cover letter date Feb. 1, 2011, 0 color photo of lot 42 THIS MEETING IS IN LIEU OF A DRC MEETING Deb Barker From: Lymberis, Pete [pete.lymberis@quadranthomes.com] Sent: Tuesday, February 01, 2011 6:20 PM To: Deb Barker; Kevin Peterson Subject: Lot 42 new proposed site plan Revision Attachments: WS-42—site—new.pdf; Wynstone Plat Exhibit.pdf; IMG00196.jpg; Lots 21-24.pdf Importance: High Deb, Kevin — As I believe you are aware, the driveway for lot 42 in Wynstone was not constructed in a location that allowed direct driveway access to lot 42 from the cul-de-sac (see attached photo). In review of the various alternatives for driveway locations, we believe the best approach to providing access to lot 42 is to use the common drive that will be used by both lots 43 and 44. As a result, lots 42,43, and 44 would access from the same curb cut. See attached "WS-42 site new.pdf' file. Accessing lot 42 from the same location as lots 43 and 44 has some benefits. It allows for better front door exposure, and allows us to pull the house slightly forward for a larger back yard and better sight fine to the adjacent house. To accommodate this request, we'd be happy to replace the existing curb cut with sidewalk, and place an access easement over the driveway that benefits the three lots. Please review this request with the appropriate City departments and let me know if this request can be accommodated at your earliest opportunity. If necessary, we'll go ahead and resubmit the site plan if this is an acceptable alternative. Please give me a call if you have any questions. To provide a complete picture of this request and where else we would like to apply the same approach, there are two other locations where there is a need to adjust access locations to achieve similar benefits as well_as allow the product to better fit the existing grades. The first is changing the access of lot 3 directly from 121'' St SW to the same drive as lots 1 and 2, and the second is turning lots 21 and 22 (through a BLA) to access from the same drive as lots 23 and 24. See attached "Lots 21-24.pdf" file. As always, thank you, Pete Pete Lymberis I Assistant Vice President QUADRANT HOMES 14725 SE 36th, Ste 200 Bellevue, WA 98006 (425) 452-6551 t (206) 786-4717 c www.QuadrantHo -nes.com ,A. i " From: Warner, Jennifer Sent: Tuesday, February 01, 2011 1:17 PM To: Ferry, Richard Cc: Lymberis, Pete Subject: WS-42 new proposed site plan WS-42 new proposed site plan Permit # 11-100073-00-SF Jennifer Warner I Permit Coordinator _ 4 M 14725 SE 36th, Ste 200 Bellevue, WA 98006 (425) 688-3708 t (253) 928-1560 fax wwvw. Quad rantHflmes.com L. . a6 I LPE Square Footages �\ �� Front Yard 1360 SF I N89°53'41 "E 67.00' _ _ Corner Yard n/a SF Storm Driveway 566 SF — —��— — Walkway 37 SF r 5' Rear Yard — \ I 10' ESMT ! _ Lot Size 7495 SF I 7 771 Footprint 1454 SF 7 495 SF Silt \ Porch 143 SF ( i Fence r I \ 6, Paved Areas 766 SF I ! Total Impervious 2363 SF Lot Coverage 32 Roof I Overhang LEGEND I ?' —' I Downspout 0 Concrete I I I — \ 40' \\` ro (typ ) •+ Silt Fence rn I ` I li it 7. C)) li 6', �I r 9- cn o �1 i N I I, � ! Concrete '1 0 I r, I I' i o Stoop Building 1{ to li Envelope it � Tightline 1 ! (tyP•) ro 128'-.8 1 /2" �fl . rpn l• Yclyd Sidewalk O �o % l \ / 00 01 t Cpnstruction S89°37'31 "W 46.52' 1 Entrance l I I Son;fory ACCESS TRA& 1 Water 13th Court SW 5 15 0 10 20 40 Tax # 957814-0420 34005 13TH COURT SW THE ABOVE SKETCH IS PROVIDED FOR YOUR INFORMATION ONLY. IT 1S NOT INTENDED TO SHOW ALL MATTERS RELATED TO THE PROPERTY, INCLUDING BUT NOT LIMITED TO, AREA, DIMENSIONS. EASEMENTS, ENCROACHMENTS OR BOUNDARYOR WE ENCOURAGE LYOURONS REFERENCE ONOR 13 ITFACTUALnDOCUMENTS.TO BEDT TOLE EARCHESLEGAL DESANDTION COMMITMENTSEORPSURVEYS RELATED To THE PROPERTY FOR FURTHER INFORMATION. n EXHIBIT "B" 1 " = 50' `• "- � C14 rlu 20 ♦ s vim, 7.M SF NET ems} % 41 i • ,tit>a ``��. ; cN,7,20E SF NET 3' 25 + `s + 7AW SF 26 `--------124------------ `,\ , ', L \ , • - 27 ` \ ` I R 1 , a______________________ _____________________________- a CONSULTING ENGINEERS LLC m 181 S s33rd St. Bldg C. Suite 210I I I I JOB NO. s Federal Way. WA9W= v� DRAWING NAME I FEDERAL WAY (253) 838-6113 DATE i m EVERETT (425) 297-9900 Cu WWW.ESMCIVILCom ELLENSBURG (509) 962-2608 DRAWN 1 SHEET 1 OF 1 +' CNIL Englneering Land Surveying Land Planning o Publlc Works ( Project Management I Landscape A,--ni:ect+ a i u RjTURN TO: Deb EXT: 2642 .1 CITY OF FEDERAL WAY LAW DEPARTMENT ROUTING FORM 1. ORIGINATING DEPT./DIV: CED 2. ORIGINATING STAFF PERSON: DEB BARKER EXT: 2642 3. DATE REQ. BY: MARCH 4, 2011 4. TYPE OF DOCUMENT (CHECK ONE): ❑ CONTRACTOR SELECTION DOCUMENT (E.G., RFB, RFP, RFQ) ❑ PUBLIC WORKS CONTRACT ❑ SMALL OR LIMITED PUBLIC WORKS CONTRACT ❑ PROFESSIONAL SERVICE AGREEMENT ❑ MAINTENANCE AGREEMENT ❑ GOODS AND SERVICE AGREEMENT ❑ HUMAN SERVICES / CDBG ❑ REAL ESTATE DOCUMENT ❑ SECURITY DOCUMENT (E.G. BOND RELATED DOCUrIENTS) ❑ ORDINANCE ❑ RESOLUTION ❑ CONTRACT AMENDMENT (AG#): ❑ INTERLOCAL x OTHER 5. PROJECT NAME: WYNSTONE PLAT —PROPOSED REALIGNMENT OFLOTS 21 A.,vD 22 6. NAME OF CONTRACTOR: ADDRESS: SIGNATURE NAME: TELEPHONE _ FAX: TITLE EXHIBITS AND ATTACHMENTS: ❑ SCOPE, WORK OR SERVICES ❑ COMPENSATION ❑ INSURANCE REQUIREMENTS/CERTIFICATE ❑ ALL OTHER REFERENCED EXHIBITS ❑ PROOF OF AUTHORITY TO SIGN ❑ REQUIRED LICENSES ❑ PRIOR CONTRACT/AMENDMENTS 8. TERM: COMMENCEMENT DATE: COMPLETION DATE: 9. TOTAL COMPENSATION $ (INCLUDE EXPENSES AND SALES TAX, IF ANY) (IF CALCULATED ON HOURLY LABOR CHARGE - ATTACH SCHEDULES OF EMPLOYEES TITLES AND HOLIDAY RATES) REIMBURSABLE EXPENSE: ❑ YES ❑ No IF YES, MAXIMUM DOLLAR AMOUNT: $ IS SALES TAX OWED ❑ YES ❑ NO IF YES, $ ❑ PURCHASING: PLEASE CHARGE TO: 10. DOCUMENT/CONTRACT REVIEW ❑ PROJECT MANAGER ❑ DIRECTOR ❑ RISK MANAGEMENT (IF APPLICABLE) x LAW 11. COUNCIL APPROVAL (IF APPLICABLE) PAID BY: ❑ CONTRACTOR ❑ CITY NITIAL/ DATE REVIEWED INITIAL / DATE APPROVED COMMITTEE APPROVAL DATE: COUNCIL APPROVAL DATE:. 12. CONTRACT SIGNATURE ROUTING ❑ SENT TO VENDOR/CONTRACTOR DATE SENT: DATE REC'D: ❑ ATTACH: SIGNATURE AUTHORITY, INSURANCE CERTIFICATE, LICENSES, EXHIBITS ❑ LAW DEPARTMENT ❑ SIGNATORY (CM OR DIRECTOR) ❑ CITY CLERK ❑ ASSIGNED AG# ❑ SIGNED COPY RETURNED INITIAL / DATE SIGNED AG# DATE SENT: ye,. S COMMENTS: Owner has proposed to realign lots 21 and 22 to make rectangular lots out of,.Iofig skinny lots. Existing layout for Lots 21 and 22 is shown in pink and the proposed realignment is shown in green "Exhibit B". I believe`that this proposed realignment should be subject to a boundary line adjustment process since it does not qualify for a plat alteration based on the criteria of FWRC 19.45.0I0(I): (a) the proposed revision does not result in the relocation of street access points, or increase the number of single family driveway access points. It actually reduces the number of SF driveway access points; (b) the change won't result in loss of any open space or any buffering; (c) I can't see any adverse impacts resulting from this change. DO YOU CONCUR???? Thanks Deb 1119 } 1i — WYNS 1. ■ } rc-a=w TC Q PLAT� SEE EASEMENT_CDE TAIL B CCQo4 am--,)eu 89' -?0 - 3i8.28' ---------- —. -- - — —---- L33 o i �C-n / y \ �_ m cc LLI I. \ cnO /O� �� I I/ ¢Z�I , m / Enl Uj CnI C6' Lnowl w 2� Ce f S �a �� /\ \\ y I W I 2� ��a � � � o MMox Cu A / /05 �hh / ✓ 00 \ J I� C\2351. s. 41 s. C ! S� \ \\ ct�ro31 a3 �. j r w 9 "'S. \SO \ \ �rYr y/ r 31 %�\ a o w \, \ ca I i cn \ w \ \ p3 o < / V �.may\ �s Qw / op \ r ,M<�,v. ` ram / / / a°$. �u - a � cn IleZ. CD LO Ut CD 0100 E ZbA 'l• 6� �� \ \ \ 1C .LEi _ ❑. - V i cv r\ ujF�„`dz \A N L500'06'19'E 108.95'_ a�ozC, U)I-- 1—— — — — — — L MWH�,¢ f I I BSBL C i � �cwncizz I I I I C co QWQp i N C BSBL4 cnw¢�r� I C' 3(] I 30 ' I I n — J , ccu I ,^ 1 i W C ti m s C a �q EXHIBIT "B" , 25 27 �•` r -------------- ------------------- CENGINEERS rc 181 s 333rd St. IEdo C. Sulu zl o g Federal Way, WA 981M FEDERAL WAY (253) 838-6113 EVERETT (429 297-9900 www.esmc:IvIL.com aLEra"G R09 962-2609 CIVIL Engineering I Land Surveying I Land Planning — Public Works Project Management Landscape A,rNIeC t-� 1 " = 50' "aSgB gyp` _ too ,`%V ff 2 JOB No, DRAWING NAME t DATE t DRAWN t SHEET 1 OF 1 LPE Square Foatoges Front Yard 1360 SF Corner Yard n/o SF Driveway 566 SF Walkway 37 SF Lot Size 7495 SF Footprint 1454 SF Porch 143 SF Paved Areas 766 SF Total Impervious 2363 SF Lot Coverage 32 LEGEND Concrete Silt Fence Sidewalk N89°53'41 "E 67.00' r I _ _ Storm 0 5' Rear Yard— I � 10' ESMT � � I ��7�� silt I I I 7,495 SF Fence I Imo.. t � Roof /• � l I Overhang I �, 5 Downspout (tyP-) 40 ro Ir 6' cD O II �9 o �" I ' II �1 O 1 Concrete Stoop j I Building I to I li Envelope it co Tightline CV I I I (typ.) %Z 101127 2s'—g/1/2„ 2t3 Front Yard / o \ I 0 \ gyp. N oa I instruction S89'37'31 " 46.52' ` Entrance 1q I 1 Sanitary j Water ACCESS TRA& 13th Court SW M 5 15 0 10 20 40 Tax # 957814-0420 34005 13TH COURT SW THE ABOVE SKETCH IS PROVIDED FOR YOUR INFORMATION ONLY. IT is NOT INTENDED TO SHOW ALL ,MATTERS RELATED TO THE PROPERTY. INCLUDING BUT NOT LIMITED TO. AREA. ❑IMENSIONS. EASEMENTS, ENCROACHMENTS OR BOUNDARY LOCATIONS NOR 1S IT INTENDED TO BE USED FOR LEGAL DESCRIPTION OR SURVEY PURPOSES, WE ENCOURAGE YOUR REFERENCE TO ACTUAL DOCUMENTS. TITLE SEARCHES AND COMMITMENTS OR SURVEYS RELATED TO THE PROPERTY FOR FURTHER INFORMATION. Wvnstone I°ATE: 1 /5/11 Drawn by: jw I cd I jw JOB #: 21670000 SCALE: 1 =20 PLAN:2421 E/2R LOT: 42 /ISIONS: 2/1/11 Flip house to right orient. and move forward to access tract jw 1 Associated Earth Sciences, Inc. 4 Ce��va�i�Jc dvev25 Zfeav�o f S'evvice March 10, 2011 lam"' Revised March 25, 2011 Project No. KE100386A Quadrant Corporation 14725 SE 36`h Street, Suite 100 Bellevue, Washington 98006 Attention: Mr. Pete Lymberis Subject: Revised Subsurface Exploration and Limited Geotechnical Engineering Study Wynstone Development 12`h Avenue SW and SW 3401h Street Federal Way, Washington Dear Mr. Lymberis: Associated Earth Sciences, Inc. (AESI) is pleased to present this report providing a summary of our subsurface exploration and limited geotechnical engineering study at the Wynstone site in Federal Way, Washington. This report has been prepared for the exclusive use of Quadrant Corporation (Quadrant), and their agents, for specific application to this project. Within the i limitations of scope, schedule, and budget, our services have been performed in accordance with generally accepted geotechnical engineering practices in effect in this area at the time our report was prepared. No other warranty, express or implied, is made. Our observations, findings, and opinions are a means to identify and reduce the inherent risks to Quadrant. INTRODUCTION The entire project site consists of a 44-lot residential development located at 121h Avenue SW and SW 340`h Street in Federal Way, Washington (Figure 1). The site was previously graded, the new roads paved, underground utilities installed in the right-of-ways and easements, and _J the utilities stubbed out into the lots. A two-story house has been completed on Lot 41. No structures have yet been constructed on the remainder of the lots. The configuration of the lots and roads is shown on the "Site and Exploration Plan," Figure 2. This plan is based on two -� RESUBMITTED �i MAR 2 9 2011 Kirkland ■ Everett Tacoma CITY OF FEDERAL WAY 425-827-7701 425-259-0522 253-722-2992 CD5 `� www.aesgeo.com _-i site plans prepared for the project by Jaeger Engineering. One plan indicates the pre - development topography while the other plan shows only the post grading layout. With the exception of an existing house on Lot 41, all of the lots are vacant. The current proposed development is a portion of the 44-lot development that includes Lots 1 through 18 at the northeast corner of the development. The existing site topography consists of a topographic high in the west -central portion of the site with the topography generally sloping down toward the east and west from the topographic high at fairly gentle to moderate inclinations. Review of the grading plan prepared for the project by Jaeger Engineering indicates that fill was placed mostly on lots along the eastern portion of the site, east of 12"' Avenue SW. Fill was also placed sporadically to create lots in the western half of the site. A prominent cut slope was observed along the west side of 12"' Avenue SW extending north of SW 340"' Street to the northwestern corner of Campus Drive. 1. We anticipate the single-family homes would be of wood -frame construction. Conventional -� foundations are expected with relatively light loading conditions. The primary purpose of this study was to review the site conditions as compared to the original geotechnical report and evaluate the thickness and quality of the existing fill, and the nature of the underlying native sediments. A geotechnical engineering report was prepared for the project by Berquist Engineering Services prior to site grading for a previous owner of the property. This report, titled "Geotechnical Exploration and Engineering Evaluation, Proposed Wynstone Subdivision," was prepared for Mr. Brad Plemmons and was dated December 15, 2003. Grading for the development was conducted in 2006. We have reviewed the geotechnical report prepared for the project and agree with the findings. SUBSURFACE EXPLORATION Subsurface exploration for our current phase of study was conducted to evaluate the thickness and quality of fill present on the building lots. Fifteen exploration pits were excavated at the site on December 14, 2010. The approximate locations of the pits are shown on the "Site and Exploration Plan," Figure 2. All of the pits were excavated using a rubber -tired backhoe and conditions in the pits were documented by an engineering geologist from our firm. Descriptions of the fill soils and natural sediments encountered at the site are provided below. Detailed descriptions of the sediments encountered in each exploration pit are provided on the attached exploration pit logs. _1 2 r Sod A thin layer of sod overlies much of the site. The thickness of the sod layer ranged from approximately 3 to 6 inches. The presence of the sod layer was typically not noted on the exploration pit logs where present in thicknesses of less than 6 inches. Fill Fill soils (those not naturally placed) were encountered in 13 of the 15 exploration pits. The ` exploration pits in which no fill was encountered were EP-4 and EP-10, located at the Lot 28/29 and Lot 4/5 lot lines, respectively. Two general types of fill were observed. Structural Fill IThe first type of fill, which was encountered at the locations of exploration pits EP-1 through EP-3, EP-5 through EP-7, and EP-11 through EP-13, generally consisted of medium dense, moist, olive gray to brownish olive, silty sand with variable gravel content. This fill, which -i we will subsequently refer to in this report as " structural fill," appeared to be well compacted and contained minimal quantities of organic debris. Where encountered, the thickness of the r structural fill was highly variable, extending to depths ranging from approximately 1 to 7 feet. Non -Structural Fill The other type of fill, which did not appear suitable for foundation support, was observed in exploration pits EP-8, EP-9, EP-12, EP-14, and EP-15, that was variable in thickness ranging from 1.5 feet to 6 feet. This material, which will be subsequently referred to in this report as "non-structural fill," overlies the structural fill and/or firm native deposits at these exploration pit locations. The non-structural fill generally contained moderately abundant to abundant quantities of organic debris (primarily wood), and appeared to consist predominantly of topsoil strippings. Non-structural fill thicknesses of 5 and 6 feet were encountered in exploration pits EP-8 and EP-9, respectively. Non-structural fill thicknesses encountered elsewhere on the site ranged from approximately 1.5 to 3 feet. The non-structural and structural fill thicknesses encountered in each of the exploration pits are �1 surnrnarized below in Table 1. Vashon Ice Contact Deposits Ice contact deposits were deposited in contact with or in close proximity to the Vashon-age ice ' lobe as it was generally receding from the area. Consequently, these soils can vary widely in soil type and density looking like outwash- and till -type soils, but having a density generally i I lower than soils that have been overridden by the full weight of the ice sheet. This soil unit was observed only in exploration pits EP-5 and EP-16 but may be present elsewhere at the site. The ice contact deposits observed in these exploration pits generally consisted of medium dense, moist, reddish brown to brownish olive, stratified, fine to coarse and fine to medium sand with variable gravel contents and a trace to some silt. Vashon Lodgement Till Lodgement till sediments were observed in the shallow subsurface underlying the units described above in exploration pits EP-1 through EP-5, EP-7 through EP-10, and EP-13 through EP-15. Lodgement till is a dense, poorly sorted mixture of clay, silt, sand, and gravel. The lodgement till at depth commonly consists of dense to very dense, damp to moist, brownish olive to light olive gray, silty sand with variable gravel content and occasional cobbles and boulders. Typically, the lodgement till has a very low permeability,. and water tends to perch atop the till and flow laterally as interflow, although some water very slowly infiltrates down into the underlying sediments. The past occurrences of interflow have caused the upper surface of the lodgement till to become weathered. The weathering effects (and effects of vegetation) have caused a decrease in density and change in color from the parent sediment to the surface. The density typically varies from loose at the surface to a medium dense condition several feet below the pre-existing ground surface. The moisture content of the lodgement till throughout much of the year is a few percent over the optimum moisture content for maximum compaction. The lodgement till is suitable for support of building foundations; however, they will deteriorate rapidly if disturbed while in a wet condition. The lodgement till sediments can be used in structural fills, and the ability to achieve suitable compaction and performance of the fill will depend mostly on the moisture content at the time of placement. Some moisture conditioning may be required. Vashon Advance Outwash Advance outwash was observed in exploration pits EP-6, EP-11, and EP-12 underlying one or a combination of the units described above. These sediments generally consisted of medium dense to dense, moist to wet, light olive gray to light brownish olive, stratified, fine to coarse 1 sand with little to some gravel content, variable silt content, and trace amounts of cobbles and small boulders. We interpret these sediments to be representative of Vashon advance outwash. The Vashon advance outwash consists of sediments that were deposited by meltwater streams that emanated from the advancing glacial ice during the Vashon Stade of the Fraser Glaciation, approximately 12,500 to 15,000 years ago. Review of the regional geologic map titled Geologic Map of King County. Washington, compiled by Derek B. Booth, Kathy A. Troost, and Aaron P. Wisher (May, 2006), indicates that the area of the subject site is underlain by Vashon-age ice contact deposits and lodgement ' till. Our interpretation of the sediments encountered in our explorations is in general 11 I—] ologic map. Our observations indicate that Vashon advance agreement with the regional ge outwash is present below the mapped surficial deposits- Although not shown on the regional geologic map, our interpretation of these sediments encountered in our explorations is in -� general agreement with the regional geologic map. 1 I Table 1 Stratigraphic Summary Notes: A surficial sod layer ranging NE = Not Encountered. (1)= Thin layer ( <6 inches) of old topsoil observed at 3 - 3.5 Feet, (2)= Loose, flowing wet soils observed from 5 - 7 Feet. (3)= Variably loose till soils encountered from 7 - 9 feet. Ground Water Ground water seepage was observed in several of our explorations predominantly in the southern half of the property. The exploration logs attached to this report depict specific instances and depths of seepage at the time of exploration. In exploration pits EP-2 and EP-7, the ground water seepage occurs at or within the uppermost portion of the Vashon lodgement till. Seepage was also observed in exploration pit FP-6 within interpreted Vashon advance outwash sediments. We interpret this ground ow ndInterfiowater sobccurs atop lodgement till or ether e of a shallow ground water condition, known as inter relatively impermeable sediments. Interflow generally occurs during the months of October through June when surface water infiltrates down through a relatively permeable overlying soil layer and becomes trapped atop a very low -permeability, parent sediment (usually lodgement 5 till). Potential interflow would follow the topography and flow in a westerly direction west of the topographic high described previously, and in an easterly direction to the east of the topographic high described previously. Though not observed in our exploration pits in other portions of the site, ground water should be expected during and after extended periods of increased precipitation. CONCLUSIONS AND RECOMMENDATIONS 1 The structural fill and medium dense natural sediments encountered in our exploration pits are generally suitable for foundation support. The exceptions include the locations of exploration pits EP-5, EP-6, and EP-11 where loose and/or moderately organic soils were encountered in the lower portions of the structural fill (see Notes 1, 2, and 3 in Table 1 for depths). At several of the exploration pit locations, the competent natural sediments and structural fill were overlain by non-structural fill that appears to consist predominantly of topsoil/strippings from the previous grading. The non-structural fill is not suitable for foundation support. The following sections provide our reconunendations for foundation support and support of slab -on - grade floors. Foundations I The foundation bearing stratum, consisting of either medium dense Vashon sediments or structural fill placed over these materials, is relatively shallow and spread footings may be used for foundation support. The depth to foundation bearing soils was _d_ee_p_e_s_t_a_t_fl7e locations of exploration pits EP-8 and EP-9 where the native soils were overlain by up to 6 feet of non- structural fill. The non-structural fill soils should be removed from these areas prior to footing placement. At the remainder of the exploration locations, the depth to suitable foundation bearing soil ranged from approximately 1 to 3 feet. We understand that some of the lots may consist of a garage under design, particularly in the locations of Lots 11 through 18. In these locations, the surface soils will be removed and the foundations likely placed on the till soils. If the topography allows, we would also suggest this type of foundation in the locations of Lots 1, 2, and 3. In the areas of Lots 21 and 22, we encountered ground water at a depth of about 10 feet. If the garage under design is used in these locations, there is a potential that ground water and soft soils will be encountered at this depth. If needed, structural fill placed below foundation areas should consist of inorganic soil, free of deleterious materials, placed in maximum loose lift thicknesses of 8 inches with each lift compacted to at least 95 percent of the modified Proctor maximum dry density, as determined by American Society for Testing and Materials (ASTM):D 1557. Structural fill placed below footing areas should extend laterally beyond the footing edges a distance equal to or greater than the thickness of the fill. Sediments exposed in footing excavations should be compacted to a firm and unyielding condition prior to footing placement. 6 1 For footings founded either directly on medium dense advance outwash sediments, or on structural fill placed over these materials, we recommend that an allowable bearing pressure of 2,500 pounds per square foot (psf) be used for design purposes, including both dead and live 1 loads. An increase of one-third may be used for short-term wind or seismic loading. The guidelines presented in the 2009 International Building Code (IBC) Section 1613 should be used in the seismic design of the project. Earthquake Ground Motions Parameters software version 5.0.9a available from the USGS Earthquake Hazards Program web site 1 ht ake.us s ://earth u. ov/hazing s/) using the 2009 IBC analysis option was used to J determine interpolated probabilistic ground motion values in percent of gravity (g) for an event _ with a return period of 2 percent exceedance in 50 years. Using the software, the project area was submitted using latitude and longitude for unfactored spectral accelerations, which were determined to be Ss = 1.24 for short periods (0.2 seconds) and Si = 0.66 for a 1-second period and Site Class " D" . Perimeter footings for the proposed buildings should be buried a minimum of 18 inches into the surrounding soil for frost protection. No minimum burial depth is requir or interior footings; however, all footings must penetrate to the prescribed stratum, and no footings should be founded in or above loose, organic, or existing fill soils. The area bounded by lines extending downward at 1H:1V (Horizontal: Vertical) from any footing must not intersect another footing or intersect a filled area that has not been compacted to at least 95 percent of ASTM:D 1557. In addition, a 1.5H:1V line extending down from any footing must not daylight because sloughing or raveling may eventually undermine the footing. Thus footings should not be placed near the edges of steps or cuts in the bearing soils. All footing areas should be observed by AESI prior to placing concrete to verify that the exposed soils can support the design foundation bearing capacity and that construction conforms with the recommendations in this report. Foundation bearing verification may also be required by the governing municipality. ,_J Slab -on -Grade Floor Support Slab -on -grade floors may be constructed either directly on the undisturbed, medium dense, natural advance outwash sediments, or on structural fill placed over these materials. Areas of the slab subgrade that are disturbed (loosened) during construction should be recoimpacted to 1 an unyielding condition prior to placing the pea gravel, as described below. In order to control moisture vapor transfer through the slab, slab -on -grade floors should be constructed atop a capillary break consisting of a minimum thickness of 4 inches of washed pea 7 gravel. The pea gravel should be overlain by a 10-mil (minimum thickness) plastic vapor retarder. Segmental Block Walls Along the lot lines of Lots 1 through 18, segmental block (Keystone) walls are proposed for grade separation. Segmental block walls consist of masonry blocks with a typical 1-square- foot face that provide the facing and in this case, a gravity wall with a maximum height of 5 feet. We recommend using the standard Keystone block that is 21 inches in depth. This will allow a wall with a maximum height of 5 feet with level backfill and 4 feet with a sloping backfill without geogrid reinforcement. The engineering calculations for segmental block walls are presented at the end of this report. The following recommendations are applicable for the walls. However, if another wall block system is chosen, our design must be reviewed and verified that it is still applicable for the chosen wall brand. The construction elements of a segmental block wall include: 1) The base row of wall blocks is constructed atop a crushed rock leveling pad and a prepared soil foundation. The wall height will affect the degree of foundation preparation. For the typical wall heights of up to 5 feet, the wall would be founded atop a 4- to 6-inch-thick, crushed rock leveling pad. The leveling pad is placed atop medium dense native soil or approved structural fill soil verified by the geotechnical engineer. The allowable bearing capacity of the foundation soil will need to be at least 2,500 psf. 2) After the second row of blocks is set atop the base row, the wall drain and drain rock are placed. Typically, a 4-inch-diameter, perforated drainpipe will provide suitable drainage behind the wall. The hollow voids in the center of the blocks are also filled. The second row of blocks is set before filling the void in the base row of blocks to reduce the potential for disturbing the positioning of the base blocks. This is the only level where two rows of blocks should be stacked prior to filling the center void. 3) The 1-foot zone immediately behind the wall is backfilled with free -draining crushed rock (maximum 11h-inch-diameter). Free -draining rock is defined as having less than 5 percent by weight of material passing the No. 200 sieve when measured on the minus 3/a -inch-dbameteifraction. The drain rock behind the wall should end at the bottom of the top block (8 inches below the top of the wall). The drain rock must not extend to the surface and surface runoff must not be introduced to this zone. 4) The backfill behind the drain rock consists of structural fill compacted to 95 percent of the modified Proctor maximum dry density using ASTM:D-1557 as the standard. The backfill is placed in lifts and each lift compacted. Only hand -operated compaction equipment should be utilized within the 3-foot-wide zone behind the back of the wall to avoid excessive pressure on the wall that can cause misalignment or bulges. Within this 3-foot zone inunediately behind the wall face, the soil need only be compacted to 90 percent to reduce the potential for disturbance of the wall blocks. Once misaligrnrient or bulging occurs, the only effective corrective measure is to disassemble and rebuild the affected area. 5) Density testing- should be conducted on the wall backfill to verify the required compaction. Compaction of at least 95 percent behind the 3-foot zone is required to achieve adequate soil strength. Most native backfill soils should not be compacted to above 95 percent within this zone, as this will increase the wall pressures, and it will be extremely difficult to maintain a straight wall face. 6) After the basal blocks are established, the front toe of the wall must be properly embedded. The required depth of embedment will be specified on the plans. The embedment material shall consist of structural fill soil and shall be compacted to at least 95 percent of the modified Proctor maximum dry density. The toe embedment must be established prior to building additional wall height. We appreciate the opportunity to be of service to you on this project. Should you have any questions regarding this report or other geotechnical aspects of the project, please call us at your earliest convenience. j Sincerely, J ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington I I Matthew A. Miller, P.E. Senior Associate Engineer Attachments: Figure 1: Vicinity Map Figure 2: Site and Exploration Plan Exploration Pit Logs Segmental Block Wall Detail and Calculations J MMlld KE100386A4 Projects\20100386\KEM P J 9 J Mirror 1 f t Lakora 14 i 0 L r pa�1c Park CE *AIR Fw Es � _ - - y � t .w�i•"" f � � -''*�ti ] . - l i -I { - r- �f � � �../ _ �... : f . — Y � _ _ X-� , is8lk �+ • �r j'I s- Panther lake tl i T r } Pare ,` s r, f�pdsho3aka— i!t) L447 NO � �sr � I i.. +` .:�: "• is ' � ; ��` • V� S4' �-'-3r � --- I� ;['�_ R Y � � �� •,�'�` i r-1�' + .-... i• � ��? 1 �Y a J:a 1. • j'#._.. ) ,r�y�i ri 1�.-,•-� ,4 • � 1 ,''. ti PiS r F ■ + C; ' ti i .: LL ` 0 1000 2000 FEET g REFERENCE: USGS TOPO! J. Associated Earth Sciences, Inc. VICINITY MAP FIGURE 1 WYNSTONE DATE 12/10 [:j El E E m FEDERAL WASHINGTON PROJ. NO. KE100386A JJJ , f • r r SW CAMS DRIVE r ■ PRINIPAL ARTERIAL / CROSS SECIM TYPE E. r '� �� ,.■ `1 ` S n E ulv Tp r 5 MACE t .10 1; rr '� r• r1 '�■ sc7osr ■1 . . �i\ y • %� y� 11 11 ■ +9�N,ti 5+26 g ■y t' r �i'' y ' y ♦ ` `ti t APPROXIMATE LOCATION a ,�/ ��-_- .1N. OF EXPLORATION PIT 12-`; ��, sm-oCm `y TYP Y', VEMAND I ..1 PISS yti ffiit r----� ! g is Y I 9 f 5300 SFc EP-15 � 1-14 . 1 r--411e/ lrM� I - 1 �_-_�i'6--=�J tEPtU ill J j j S --- ^� ' iy n 1. / 4&%e7 WI r XP-1416 Il aslasr I r----- 6 11 : LOT DEVV amn f- 1 17 I-T��y_Jlt • � ■ azaes 1 � 5 1 ---------------- c�_a__�_--- seaSe'IIE Sf1A! ►- EP-13 r _ S EP-9D 18 RS 7.2 i 3p Ir--- i `e,G64A 11 19 ►'� 7SS01F rI fiy I 4 1s i I � "3 ''+� 1■ ■1 7301 5F ■� n ■ ! f / 7200 Sr ��++.. ► r>---_---I r---. r ■ r L I w Ek15I. 15' DRAINAGE j }91 ! `! I 1 k 4 !1+ `■ = ! ,, + _; v .A M1 1-- n� I ! EMENT (AEC. NO. 44, f I III I -^■` ■ ,► �- ry N 2002OM4015=) ' z1 •.7p �.. - ��-••.._.. rt /1 ,11t7sF j�� 43 I+j FIf Lg / � ■ 'i ��� _ -�� .3 s'11, 42 ! j 4 r 1 Ka ■ '��` � 1 I ••_` ���-- 7sr _ L- 7si t�7<-,■ j ~ `,�■2 . 7277 1 :'+ !� ! I I r "� T n- 1 r�i� r 72 �1 \ ■ 1"i-" 2�4aaoz sF I I 35 if I I EP-3. s �72m SF rl 36 37 ! I I 40 ,■EP-8WI.39 111 y . 1 72Qi69F 'E+I 72AaSF 1F nra51- �I 72GeSF JIE �'"► r' rri'■■`��1 7x t■ . ■ rzooar 1 E SW 3 0th ST tico f.^� y ■y■ ` '■ i' + s ! 4 33 s>a SC 5) Cr ■■ • \, 7 �,■` 7 ;ti ■ Ii 1 z t� - n s e7a' eas 24 N. ■ 1 ?/ rFf ` t . 1■ I + 1 ------ �-----� 1"--•---� �-----1 �` ■ �* '�as2uosr ■ 1■.'# ffr �■■■ � :�,�Ij 1 TRACT G ~ - 7�M� 1 i i ; i � '■�� 26 ■ ■ r �ih3 � ■11 � ! SENSITK A 7 31 I I I l ti■ 7sre a■■ ■ r $ \ CC I r 3d 29 1 I a ■ �\ ■ r CP`�■i I�j ! 1 FP-� I 72P+SF ! 72M SF 7 770e SF 1 7201 5F t �i ` tit\ Y = , 1 r---- -72" SF} - -- / ia�44 ■ 1 I I I I l i t 27 [ ■■ , ` f -y�-�-,•, closr, stfr�r �s+.x J L J i__ _ �_ r EP 1i ss 101254S pne bf U1e lialtll +72' of Cavamunent Eot Y� - - - - -• — - - E �1 E j e• ry - T.-6 EXIST. 18' S4IDF 9�11 1 1 1 j Tz ANd ,A 7 T� T/�-'on 11 EWER iASM �Ty(j`2EC No. RS 7.2 i 20LAT� 0�10R�HID LANE RS 7.2 d I I FEET m m o REFERENCE: JAEGER ENGINEERING FIGURE 2 Associated Earth Sciences, Inc. SITE AND EXPLORATION PLAN DATE 12/10 Kid k-b-Im9A STONE FEDERAL AY, WASHINGTON aROJ.No. KEloosssA a Well -graded gravel and Terms Describing Relative Density and Consistency 12 y o°o° GW gravel with sand, little to Density SPTt2}blows/foot a) ° o no fines VeryLoose 0 to 4 Coarse ?= D o o p o 0 0 ° ° ° Poorly -graded gravel Loose 4 to 10 Grained Soils Medium Dense 10 to 30 Test Symbols Y /) — `'° e o GP and ravel with sand, 9 Dense 30 to 50 0 o v o o 0 0 0° Gd a little to no fines Very Dense >50 G= Grain Size o N = e Z o, ,o o n° {2) M=Moisture Content 6 o c 0 Consistency SPT blows/foot A = Atterberg Limits Z � -o ° ° Silty gravel and silty Very Soft 0 to 2 C = Chemica{ o 0 0 a § GM gravel with sand Fine Soft 2 to 4 DD =Dry Density m W 9 ° ° Grained Soils Medium Stiff 4 to 8 K = Permeability m Stiff 8 to 15 Clayey gravel and Very Stiff 15 to 30 MI GC clayey gravel with sand Hard >30 oCD C. Component Definitions Well -graded sand and Descl•ipbve Term Size Range and Sieve Number w gyy sand with gravel, little Boulders Larger than 12° o m LLC to no fines Cobbles 3" to 12" y . Gravel 3" to No. 4 (4.75 mm) N ai ':' =:' .' Poorly -graded sand Coarse Gravel 3" to 3/4" U) L) SIP and sand with gravel, Fine Gravel 3/4" to No. 4 (4.75 mm) °r little to no fines Sand No. 4 (4.75 mm) to No. 200 (0.075 mm) z Coarse Sand No. 4 (4.75 mm) to No. 10 (2.00 mm) Silty sand and Medium Sand No. 10 (2.00 mm) to No. 40 (0.425 mm) o sf� silty sand with Fine Sand No. 40 (0.425 mm) to No. 200 (0.075 mm) U o af0 C gravel Silt and Clay Smaller than No. 200 (0.075 mm) M Clayey sand and (3) Estimated Percentage Moisture Content r_ ^n ' sC clayey sand with gravel Percentage b Dry - Absence of moisture, rn Component Wergdusty, dry to the touch - _ h! Silt, sand silt, ravel) silt,Slightly Y gravelly Trace Moist - Perceptible moisture > ML silt with sand or gravel Few 5 to 10 Little 15 to 25 Moist - Damp but no visible y � With - Non -primary coarse water o o m N Clay of low to medium constituents: > 15% Very Moist - Water visible but - ov plasticity; silty, sandy, or Fines content between not free draining yCL gravelly clay, lean clay 5% and 15% Wet - Visible free water, usually ar from below water table _— Organic clay or silt of low Symbols EL 2 � — — oL plasticity Blows/6"-or = Sampler portion of 6" Cement grout 2 _—I Elastic Type / surface seal silt, clayey silt, silt 2.0" OD Sampler Bentonite o MH with micaceous or Split -Spoon m Des°°� u) seal in o diatomaceous fine sand or Sampler 3.0" OD Split -Spoon Sampler - Filter pack with e o gilt (SPT) 3.25" OD Split -Spoon Ring Sampler (4) :' blank casing Clay of high plasticity, : section le Bulk sample p m CH sandy or gravelly clay, fat 3.0" OD Thin -Wall Tube Sampler = Screened casing E clay with sand or gravel (including Shelby tube) : vAlh�fleotpack 2 v Grab Sample End ca p _� �i frrr rr f Organic clay or silt of 9 Y Portion not recoveredLL J r rr OH medium to high r) Percentage by dry welght t4) Depth of ground water plasticity (2) (SPT) Standard Penetration Test 7- ATD = At time of drilling (ASTM D-1586) Q Static water level (date) Peat, muck and other (3) In General Accordance with rit: o,PT highly organic soils Standard Practice for Description ts) Combined USCS symbols used for O and Identification of Soils (ASTM D-2488) fines between 5% and 15% Classifications of soils in this report are based on visual field and/or laboratory observations, which include density/consistency, moisture condition, grain size, and plasticity estimates and should not be construed to imply field or laboratory testing unless presented herein. Visual -manual and/or laboratory classification methods of ASTM D-2487 and D-2488 were used as an identification guide for the unified Soil Classification System. Associated Earth Sciences, Inc. ME �� EXPLORATION LOG KEY FIGURE Al `SJ 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 LOG OF EXPLORATION PIT NO. EP-1 This log is part of the report prepared by Associated Earth Sciences, Inc. (AES3) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this locatlon witf� the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Medium dense, moist, brownish olive, SAND, little silt, few to little rounded gravel, trace organics. Vashon Lodgement Till Dense, moist, brownish olive, SAND, little to some silt, few gravel, iron oxide mottling upper 3 feet. Bottom of exploration pit at depth 7 feet No ground water. Wynstone Federal Way, WA Logged by: FSM Associated Earth Sciences, Inc. Project No. KE100386A �, ` .: Kil � � Approved by: JNS [A ❑ ���:_12/14/10 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 0 s 28— iu E U d c� a LOG OF EXPLORATION PIT NO. EP-2 Thls log is part ofi the report prepared by Associated Earth 5cisnces, Inc. (ANSI] fpI, the named project and should be read together with that report for com iet� interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simpification of actual conditions encountered. DESCRIPTION Fill Medium dense, moist, brownish olive, SAND, little silt, few to little rounded gravel, trace organics. Weathered Vashon Lodgement Till Medium dense, moist, reddish brown, non -stratified, silty SAND, few to little gravel, trace organics (rootlets). Slight caving above 3 feet. Slight seepage at 3 feet. Vashon Lodgement Till Medium dense to dense, moist, light olive -gray, non -stratified, silty SAND, few to little gravel, trace cobble, trace boulder. Bottom of exploration pit at depth 8 feet Logged by: FSM 0 M Approved by: JNS Wynstone Federal Way, WA Associated Earth Sciences, Inc. [;� El K K0 Project No. KE100386A 12/14/10 r n N 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 E U 0 a c� LOG OF EXPLORATION PIT NO. EP-3 This log is part of the report prepared by Assoc€ated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report far cam lete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Fill Medium dense, moist, mottled light olive -gray and light brown, non -stratified, silty SAND, few to little rounded gravel, trace organics. Vashon Lodgement Till Medium dense, moist, uniform light olive -gray, non -stratified, silty SAND, few to little gravel. Bottom of exploration pit at depth 10 feet No ground water. No caving. Logged by: FSM 0 M Approved by: JNS CL U Wynstone Federal Way, WA Associated Earth Sciences, Inc. Project No. KE100386A 12/14/10 LOG OF EXPLORATION PIT NO. EP-4 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for oomAfete interpretatron. This summary appplies only to the location of this trench at the a time of excavation. Subsurface condiflons may change at this location wit F� the passage of time. The data presented are o a simplfication of actual eond'sfions encountered. DESCRIPTION Vashon Lodgement Till 1 Y` Medium dense to dense, moist, light olive -gray, non -stratified, silty SAND, few gravel, trace cobble, E iron oxide mottling to —5 feet. 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 Bottom of exploration pit at depth 7 feet No ground water. No caving. Wynstone Federal Way, WA Associated Earth Sciences, Inc. Project No. KE100386A 12/14/10 Logged by: FSM Approved by: JNS D E LOG OF EXPLORATION PIT NO. EP-5 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESt) for the named project and should be read together with chat report for con? pfete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Fill 1 Medium dense, moist, light olive -gray, non -stratified, silty SAND, few to little gravel. oil 3 al Old Topsoil Moist, dark brown, silty SAND, with organics (sticks). Vashon Ice -Contact Deposit Medium dense to dense, moist, reddish brown, stratified, fine to coarse SAND, with fine to coarse 5 rounded gravel, trace silt, trace cobble, iron oxide staining._ A Vashon Lodgement Till 6 Medium dense to dense, moist, light olive -gray, non -stratified, silty SAND, few to little rounded gravel, occasional (trace) roots, some iron oxide staining. 7 -r 8 -� 9 10 11 12 13 14 15 16 17 18 19 Bottom of exploration pit at depth 8 feet No ground water. No caving. Logged by: FSM Approved by: JNS Wynstone Federal Way, WA Associated Earth Sciences, Incy. [A H] Project No. KE100386A 12/14/10 LOG OF EXPLORATION PIT NO. EP-6 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESt) for the named project and should be read together with that report for corn lete interpretation. This summary applies only to the. location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Urassrrools. Fill 1 f Medium dense, moist, mottled light olive -gray and moderate brown, non -stratified, silty SAND, few 2 gravel, trace organics, wet in upper 1.5 feet. 3 — 4 5 Flowing, wet mud from --5 to 7 feet. 6 Severe caving above 7 feet. 7 Vashon Ice -Contact Deposit/Advance Outwash Medium dense to dense, very moist to wet, light olive -gray, stratified?, fine to coarse SAND, little to 8 some silt, some cobbles, few boulders. Trace roots 7 to 9 feet, abundant seepage (--2 to 3 gpm) at —10 feet. 9 10 11 12 13 14 15 16 17 18 19 Bottom of exploration pit at depth 11 feet Logged by: FSM Approved by: JNS Wynstone Federal Way, WA Associated Earth Sciences, Inc. 1A E 50 Kil �� Project No. KE100386A 12/14/10 LOG OF EXPLORATION PIT NO. EP-7 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this Iocaticn with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Topsoil. Fill 1 Medium dense, moist, mottled light olive -gray and light brown, non -stratified, fine to medium SAND, trace silt, few gravel and fine to coarse SAND, some silt, few gravel, trace organics (rootlets), 2 pockets of brown organic soils with 4-inch logs at --2 feet. _ Vashon Lodgement Till 3 Medium dense to dense, moist, light olive -gray, non -stratified, silty SAND, few to little gravel, trace cobble, occasional roots in upper 2.5 feet with faint iron oxide staining, varies to fine to coarse 4 SAND, little to few silt. Slight seepage at -4 feet from root area. 5 6 -� 7 8 Bottom of exploration pit at depth 8 feet 9 No caving. 10 11 12 13 14 15 16 17 - 18 - 19 - 0 0 E U 0 a Logged by: FSM Approved by: JNS Wynstone Federal Way, WA Associated Earth Sciences, Inc. 5y: Project No. KE100386A 12/14/10 LOG OF EXPLORATION PIT NO. EP-8 $ This log is part of the report prepared by Associated Earth Sciences, Inc. (AESi) for the named project and should be w read together with that report for complete interpretation. This summary applies only to the location of this trench at the a time of excavation. Subsurface conditions may change at this location witi� the passage of time. The data presented are o a simplification of actual conditions encountered. DESCRIPTION Fill Loose to medium dense, moist, dark brown, non -stratified, silty SAND, few organics (wood chunks, 1 chips). 2 3 4 - 5 — 6 Vashon Lodgement Till Medium dense to dense, moist, light brownish olive to light olive -gray, non -stratified, silty SAND, few 7 to little rounded gravel- 8 9 Bottom of exploration pit at depth 9 feet 10 No groundwater. No caving. 11 12 13 - 14 15 16 17 18 19 E U a o Logged by: FSM M Approved by: JNS 2 F U X Wynstone Federal Way, WA Associated Earth Sciences, Inc. Project No. KE100386A 12/14/10 LOG OF EXPLORATION PIT NO. EP-9 1 ' 2 3 - 4 5 6 7 8 9 This log is part of the reportprepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for complete interpretation. This summary a plies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location witg the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Fill Loose to medium dense, moist, dark brown, non -stratified, silty SAND, few organics (wood chunks, chips). Vashon Lodgement Till Medium dense to dense, moist, light brownish olive to light olive -gray, non -stratified, silty SAND, few to little rounded gravel. Bottom of exploration pit at depth 8 feet No ground water. No caving. 10 11 12 13 - 14 15 16 17 18 19 s 20 N Wynstone o Federal Way, WA a Associated Earth Sciences, Inc. Project No. KE100386A Logged by: : SM JN ❑ ❑ ❑ Approved by: JNS � F''�� _ ,� � � 12/14/10 a r U Y J J J 1 2 3 J 4 5 - 6 7 8 - 9 - 10 - 11 12 - 13 - 14 - 15 - 16 17 - 18 - 19 - 20 LOG OF EXPLORATION PIT NO. EP-10 This log is part of the report prepared by Associated Earth Sciences, Inc. {AESt} for the named project and should be read together with that report for complete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Vashon Ice -Contact Medium dense, moist, brownish olive, stratified, fine to coarse SAND and fine to medium SAND, trace ranging to some silt, few ranging to trace fine to coarse gravel. Vashon Lodgement Till Medium dense to dense, moist, light olive -gray, non -stratified, silty SAND, few to little gravel. Bottom of exploration pit at depth 8 feet No ground water. No caving. Logged by: FSM Approved by: JNS Wynstone Federal Way, WA Associated Earth Sciences, Inc. EE H] KI K0 �� Project No. KE100386A 12/14/10 LOG OF EXPLORATION PIT NO. EP-11 This Ivg is part of the report prepared by Associated Earth Sciences, Inc. {AESIj for the named pproject and should be read together with that report for ovmplete interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION I Fill Medium dense, moist to very moist, light olive -gray to light brownish olive, non -stratified, fine to j coarse SAND, little ranging to some silt, little ranging to some rounded gravel, trace cobble. 2 3 4 5 6 7 F 0Il Loose to medium dense, moist, brownish orange, non -stratified, fine to coarse SAND, little to some 8 silt, little rounded gravel, trace root hairs. At 9 to 10 feet encounter occasional 3- to 4-inch-diameter wood chunks at --9 feet. 9 Vashon Advance Outwash Dense, moist, light brownish olive, stratified, fine to coarse SAND, little to some fine to coarse 10 rounded gravel, trace to few silt. 11 Bottom of exploration pit at depth 11 feet 12 No ground water. No caving. 13 14 15 16 17 18 19 Logged by: FSM Approved by: JNS Wynstone Federal Way, WA Associated Earth Sciences, Inc. [A H] Ka !' Project No. KE100386A 12/14/10 LOG OF EXPLORATION PIT NO. EP-12 1 2 This log is part of the report prepared by Associated Earth Sciences, Inc. (AESt) for the named project and should be read together with that report for corn plete interpretation, This summary applies only to the location of this trench at the time of excavat!on. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Loose, moist, light olive -gray to brownish olive, non -stratified, silty SAND, few to little fine to coarse rounded gravel, trace cobble. 3 Fill 4 Medium dense, moist, dark brown, silty SAND, few organics (sticks). 5 6 Vashon Advance Outwash Medium dense to dense, moist, light brownish olive, stratified, fine to coarse SAND, little to some 7 rounded gravel, trace cobble, trace boulder, trace silt, trace root hairs, upper 6 to 12 inches is iron oxide stained. 8 9 10 11 12 13 14 15 16 17 18 19 Bottom of exploration pit at depth 9 feet No ground water. No caving. Wynstone Federal Way, WA Associated Earth Sciences, Inc. Project No. KE100386A Logged by: FSM Approved by: JNS E:Y:: H1 `ice KA 0 12/14/10 16 E m 0 a co 0 0 U LOG OF EXPLORATION PIT NO. EP-13 $ This log is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be y read together with that report for complete interpretation. This summary applies only to the location of this trench at the a time of excavation. Subsutface conditions may change at this location with the passage of time. The data presented are o a simplfication of actual conditions encountered. 1 DESCRIPTION l FilI Medium dense, moist, brown and brownish olive, non -stratified, silty SAND, little gravel, trace cobble. 1 III 2 1 Vashon Lodgement Till 3 Medium dense to dense, moist, brownish olive and light olive -gray, silty SAND, few to little gravel, trace cobble. 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 Bottom of exploration pit at depth 8 feet No ground water. No caving. Logged by: FSM Approved by: JNS Wynstone Federal Way, WA Associated Earth Sciences, Inc. Project No. KE100386A 12/14/10 1 LOG OF EXPLORATION PIT NO. EP-14 This lag is part of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together with that report for compplet: interpretation. This summary applies only to the location of this trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are p a simplfication of actual conditions encountered. IDESCRIPTION Fill 1 Loose, moist, brown, non -stratified, silty SAND, few to little gravel, trace to few organics. 2 Vashon Lodgement Till Medium dense to dense, moist, brownish olive to light olive -gray, non -stratified, silty SAND, few to 3 little gravel, iron oxide mottling throughout. 4 =I 5 JI 6 7 Bottom of exploration pit at depth 7 feet 8 No ground water. No caving. 9 10 11 12 13 14 15 16 17 18 19 E m 0 a Logged by: FSM Approved by: JNS Wynstone Federal Way, WA Associated Earth Sciences, Inc. A Fil &I S-1 Project No. KE100386A 12/14/10 i LOG OF EXPLORATION PIT NO. EP-15 � 1 2 3 4 5 6 7 8 f 9 10 11 1 12 13 14 J 15 16 J 17 I 18 J 19 This log is part o€the report prepared by Associated Earth Sciences. Inc. (AESI) for the named pproject and should be read together with that report for eom lete Interpretation. This summary applies only to the €ocation of this trench at the time of excavation. 5ubsurtace conditions may change at this tocation with the passage of time. The data presented are a simplfication of actual conditions encountered. DESCRIPTION Fill Loose, moist, brown, non -stratified, silty SAND, few to little gravel, trace to few organics. Vashon Lodgement Till Medium dense to dense, moist, light brownish olive to light olive -gray, silty SAND, little gravel, trace cobble, upper 1.5 feet is weathered brownish hues. Bottom of exploration pit at depth 8 feet No ground water. No caving. Wynstone Federal Way, WA Associated Earth Sciences, Inc. Project No. KE100386A Logged by: FSM I� Approved by: JNS l - i ,T__ 12/14/10 GRAVEL FILLED FENCE DRAINAGE SWALE TO INTERCEPT AND DIVERT SURFACE WATER �,2gMIN 8" MIN LOW J cola: KEYSTONE PERMEABLE STANDARD SOIL Z UNITS CV DRAINAGE SWALE AND FENCE DETAIL MANUFACTURER'S DETAIL ADAPTED 3 OR FLATTER I SWALE ��N LOB STANDARD 21 KEYSTONE �FA y ►: • it to r. 3 OR FLATTER 1 EGi F� NoSOpp� lA j NOTES: J 30" WIDE CRUSHED -J GRAVEL PAD 6" THICK Fx��s SCppIft � � NATIVE SOIL OR STRUCTURAL FILL COMPACTED TO 95% OF MODIFIED PROCTOR PER ASTM D 1557 BLANKET DRAIN FREE DRAINING 1 1/2" MINUS CRUSHED ROCK UNIT FILL 4" DIA PERF PIPE SLOPE TO DRAIN 1. SEE CIVIL ENGINEERING DRAWINGS FOR WALL LOCATIONS, WALL ELEVATIONS, EXCAVATION GRADES, AND FINISH GRADES. 2. UNIT CORE DRAINAGE FILL AND GRAVEL PAD SHALL CONSIST OF CLEAN 1 3/4 -INCH MAX MINUS CRUSHED ROCK AND CONTAIN LESS THAN 5 PERCENT FINES BASED ON THE PORTION PASSING THE U.S. NO. 4 SIEVE. 3. WALL CONSTRUCTION SHALL CONFORM TO KEYSTONE'S STANDARD DETAILS AND CONSTRUCTION METHODS, WHERE NOT OTHERWISE SPECIFIED IN THIS DRAWING. 4. INSPECTION OF WALL CONSTRUCTION AND BACKFILL BY AESI REQUIRED. 5. KEYSTONE STANDARD BLOCK 21" DEEP SHALL BE USED FULL HEIGHT. Associated Earth Sciences, Inc. GRAVITY WALL - TYPICAL SECTION FIGURE 1 WYNSTONE DATE 3/11 FEDERAL WAY, WASHINGTON PROJECT NO. KE100386A STONE RETAINING WALL SYSTEMS RETAINING WALL DESIGN KeyWall_2010 Version 3.6.3 Build 28 Project: Wynstone - Quadrant Project No: KE100386 Case: Case 2 Design Method: NCMA 3rd Edition (parallelogram soil interface) Design Parameters Soil Parameters: A c psf 7— pcf Retained Zone 34 0 125 Foundation Soil 34 0 125 Unit Fill: Crushed Stone, 1 inch minus Seismic Design A=0.20 g, Kh(Ext)=0.100 , Kh(Int)=0.250 , Kv=0.000 Minimum Design Factors of Safety (seismic are 75 % of static) sliding: 1.50/1.13 pullout: 1.50/1.13 overturning: 1.50/1.13 shear: 1.50/1.13 bearing: 2.00/1.50 bending: 1.50/1.13 Date: 31212011 Dpcionvr- M Millvr uncertainties: 1.50/1.13 connection: 1.5011.13 Serviceability: 1.00 /NA Analysis: Case: Case 2 Gravity Unit Type: Standard 21" / 120.00 pcf Wall Batter: 4.00 deg. Leveling Pad: Crushed Stone Wall Ht: 4.00 ft embedment: 0.50 ft BackSlope: 18.00 deg. slope, 5.00 ft long Surcharge: LL: 0 psf uniform surcharge DL: 0 psf uniform surcharge Load Width: 100.00 ft Load Width: 2.00 ft Results: Sliding Overturning Bearing Shear Bending Factors of Safety: 2.58/1.76 2.34/1.35 13.95/7.16 N/A N/A Calculated Bearing Pressure: 570/570/882 psf Eccentricity at base: 0.29 ft/0.61 ft NOTE: THESE CALCULATIONS ARE FOR PRELIMINARY DESIGN ONLYAND SHOULD NOT BE USED FOR CONSTR UCTION WITHO UT REVIEW BYA Q UALIFIED ENGINEER i Date 3/2/2011 Case 2 Page 1 F,e' TONE AINING WALL SYSTEMS l lg� RETAINING WALL DESIGN KeyWall_2010 Version 3.6.3 Build 28 Project: Wynstone - Quadrant - Project No: KE100386 Case: Case 1 Design Method: NCMA 3rd Edition (parallelogram soil interface) Design Parameters l l Soil Parameters: c Ps f y ucf Retained Zone 34 0 125 } Foundation Soil 34 0 125 ` Unit Fill: Crushed Stone, I inch minus Date: 31212011 Designer: M. Miller seismic Design A=0.20 g, Kh(Ext)=0.100 , Kh(Int)=0.250 , Kv=0.000 Minimum Design Factors of Safety (seismic are 75 % of static) sliding: 1.50/1.13 pullout:, 1.50/1.13 uncertainties: 1.50/1.13 overturning: 1.50/1.13 shear: 1.50/1.13 connection: 1.50/1.13 bearing: 2.00/1.50 bending: 1.50/1.13 Serviceability: 1.00 /NA Analysis: Case: Case 1 Gravity Unit Type: Standard 21" / 120.00 pcf Wall Batter: 4.00 deg. Leveling Pad: Crushed Stone Wall Ht: 5.00 ft embedment: 0.50 ft Level Backfill Offset: 0.00 ft Surcharge: LL: 0 psf uniform surcharge DL: 0 psf uniform surcharge Load Width: 100.00 ft Load Width: 100.00 ft j Results: Sliding Overturning Bearing Shear Bending J Factors of Safety: 2.62/1.83 1.97/1.18 10.15/4.30 N/A N/A Calculated Bearing Pressure: 750 /750 / 1346 psf Eccentricity at base: 0.36 f /0.72 ft NOTE. THESE CALCULATIONS ARE FOR PRELIMINARY DESIGN ONLY AND SHOULD NOT BE USED FOR CONSTR UCTION WITHO UT REVIEW B Y A Q UALIFIED ENGINEER Date 3/2/2011 Case 1 Page 1 SIDE TYPICAL BUILDING MATEWALS ROOF OONSiRucloM -. ROOFF" COAPOfimpi smiaLEB i BUILOM 9£A7 lP� Xt OULIXW PAFER 090 FRQ& EE PAXLATK" ER-440 a -a �1�!'ii PLAN DCMTL NONE 17'#a• OK8 WP AT ALL CELNM ''"°U "WxTsnaR WALL CaNsc ©6 Wfta MATBiAt: aEE REVATiON Ri r M WRAp, Ft WRAP a EQUAL Aga BFEA7HN3F l/w Ow FRAMNOs w SfVO6. w OC MILATM A-Z RATM HEOWBP �R• A wALLB FLOOR CONSTAUCTIM ,—wmz s om TTP �� � FLOORM RH7 P9i FLOOR FLJW RISFLOOR Olx TiQ Ow AN FRAD LV PVAMNQ PLANK MILAMM BOFRP R-aOBATM VWL cow" wr0m WM 04MW ONLY) $ E& AND KO Ra seat MOLD) ` BOAS ML ou�iBM VPVPM FARCIAV 1O UAO. 1 ' 9'-0' PLATE HEIGHT S11 E ATION3vb� ;".,a nJ�o - REAR ELEVATION r 0 //,--TIOPoZ 6mNG TTP. [all Ma &ABLVE VEW 34 Dfb TRIM T'P. PANTED EXTERIOR PANEL TYP. 2X& TRON TTP. - I, II Q� mill EMI I i Mull]HIM 0 n n i ■ _■i a'■MM g3 j J ail A 03 I J UPPER FLOOR PLAN N Ek SHEET A7b 1 EL%E/V/A HOR B� CITY OF FEDERAL WAY CDS �, "IvV A m [Dug �VIORIZ So91G TTP.� vVM COMM CO AN7TSAR Ha1.1 it � lI REAR ELEVATION xala ve•. ram' Lk-�j LL�ng—j �sgax eons TIr. L____ :1 ia 041 FriM Sore TYP =6 TYP. WTYF. GOR,M . AND READ .L amm TYPICAL BUILDING MATERALS VUk.OM PAPM BHEiATHWI 3W BLLDI i0 PAPER 71W OB6 FRAAfi) am ROCf FR"M PLAN 0El Tm RF499 SLOWNIR 9�OF$PiY 5I9' AT N1 CEI-f 9 EXIEFIOR WALL CONSTRUCTION SMn LIA78UIJ SEE 9.EYATION euLDI 0 WRAP 1F~ a EOIIAL ML- THFXI 7ir6' OBB FR4N7 'I B71A8. W OC DAWLATpM FFBI BATTa HEADEM am 112' ATiSLLLi WALLS FLOOR CONSTRUCTION FLOORM MM PER FLOOR PLAN BUBFLOOR 0/4 T+O OW FRA 0D WE FRAMM PLAMB NBULATm SOFFITI R-00 BATTB VNTL M�u WWDW WM 04 OW ONLY) 040 BACK MOLD) CORNER BOARM MM VINYL OUMM VINYL FASCIA' M UHO. 9'-0' PLATE HEIGHT COMP. ROOF TYP. E OPT. Wlrroow GRIDS TYP 7X6 WOOD BAND 7Xb WOOD TRIM Qd - 7x3 STOOL BOAR TYP. NOR Z. SOM OFT. CAMAM GARAGE DOORS LOOD COIa,MRB FRONT BUILDING SECTION A —A Sala W . 1'W 7x6 WOOD BAMD FRONT ELEVATION 0:11 Closet Master Stine I I I I Powder Kitchen Faw-T I I I{ I I WIC Bedroom tl5 I { r� I i9yORJQ067SPERPLIW ! � I 7 z t l 53 53 53 ' a a gs 01 c5 a TITLE UPPER FLOOR PLAN NOTES - SHEET A7c ELEVATION C TYPICAL BUILDING MATERIALS Fc a aJ FO &9 OO V. ROLF, TYR M SAME WARD TTP. IW DO 6H4.'E MOLDM OFT. rMs TYF. ' OFR. 7FJA TTP. woo COFom .wrl-AT I w.n coRens TL= elma�l TYR ----' b4 LA7LC TI7FR vY M WOOL A040 YT.m COFMR • nr. .-. TION TTP REAR ELEVATION Sce4e LTi' . I'-O' FQ DLT9P. ROOF, TYP. WL 7X6 GAME BOARD, rTF. IW DO BWAE MOLDMG OPT. TFZM rrr D OPf. eumom, Tyr.Yl.TL NORz sroM."m _____f_J E3 !!—I OFF. MANIXM - J Y -- SIDE E I - }- ROOF CON3iRUC71oN ROO6140 001/V9RIOH SHIMEB PAPER W,-X— FRMAM3r ROOF FROJ" "LAN lBL4ATKM 0.0Wk-H I 4 caeLE ea.w NO O5 I?5 am aAT ALL CfiNOB [sW T� Mm EKTSL)QR WALL C3'TRIiCIlQN rulP ROLE. TrP. q. R.Cf MITLAp LFXiGP K �ti 23 �# T7LU�. T+'P.- akF T}' 7I16' M. tJ CU NiV7 Mp.D6G FRA AND 3RB S3L�78 • )B' OC 14BIIL.A7Kn >� BATTB OT l�i4NE 6!MJG, fYP- HEADMI q� y2' i W w TpF{LipARY COLOw FLOOR CONSTRUCTION FLOORNO- FMH PER i�-OCW PLAN irb m= ako BUBFLOOR 31A' T+a OW LY DG e10a EDAM FRAMM ME RV11110 PL" NOULATOW R-W BATTS OPT ULFTDOw&m?e, BOFFiR YNTL T F UI: W BOARD L SAM WOOD 6V TmTL ailOHr aFLTI yy- (NO BRICK MOLD) �, n.o OORNER BONDS MM %WYLL W= OORRAM, TTP • FRONT FAB=* 2m UK0. Ip LL= TFELLIB 9'-0' PLATE HEIGHT -11 J-L--'-�� J_L a Q�5 - GONT.rV dL G 7Eft TTP. , FRONT ELEVATION &AT. W' . r.W 1 !_ 6:G TTp(. wxu 5*0 LY Mal, BOAFO CEv= BEAK i® a a gg� g8 ads TITLE UPPER FLOOR PLAN MOTM SHEET A7d ELEVATION D TYPICAL BUILDING MATERIAWS ROOF OON3iRUC710N F<)CFes ooLflosnm SFOMEB 61LOM PAP50 Me MX.L A' PAM UF,rA1HW 71FB' OBU HVI&O BEP ROCF FRAMM PLAN 1 5 a+L+Le BUID•Q BDOFT7- r, NO 07473 W AT ALL CSLI CM OOMP ROOF, IYP. EKNjdpRjW_L �& I>m 6A�C2 BOAFN7, TYP= 11.9 FinowpALJ RFCELF=VATION W DQ BHOM MOU*4 RAM tp EOIiFL � AW 16P kLr BPKM F.O C.o- o:Cs, TYP. DO BA nE BOARD 7YP. V DO SKAM MOLDPIG 9fA cm FHAFRaI[1 26 SrUGH • W CC MUM" FFY! 9A7TB HtA66M4 FF16 ►B.IAMY! (BEOQIDARY C+OLGW PADDED DffE3bCTD PAF6T, 7YP. CrA'H V7 AT AAJ.. WALL m ©�0I L: OP . Maas, TYP. WDOh OGR8i4 r Ri?R 1 ;.; 0".TRMLTYR FLOORCONSTAUCTION G . , AMYL c4opom F+_OOFM Fi3H PER FLOOR PLM D% wow SAO AoRioo4 We T+Q OW MWO +i7 mu KDC. TYP. M' MFDATM BOF�IR YNTL OPr. aftom GRIDS -. Dfb WOOD BAm vwrL Czmax ' OW VIM gMff ONLY) M WOOD MM OVER PAIMFD SVM Alm FEAR U!O MOLD) DOM&M PANEL VL Comm ROAFDB NY WOOD CORERS, TM - WOW- OUTS OUIumE VNYL FABCU4 'LM UHO. Dry WOOD BWOD [316#6 NF700 CORBRA 9'-0' PLATE HEIGHT! a,E DNS NOOV OAI* F� OW SIDE ION OK. COMO, 7YP. OK. TM 7YP. REAR ELEVATION 6,12 V,V OOMROOF, 77 tn..kC R7® ARCf BOARD, M. UY DO BHW MOLDNG oPc 7RML 1YP. E 7o'. 6HOlERB, TYR VWL 1 J F FIORIL ewDY.,TTT. OFT. MA4>OOR SIDE nor ROOF, 7YP. t COMMiS 6OMG, nr. C7YP. - ] ALMM) CCW M7AL OMM TYP. �L I �1 I i I J_L Ell ■ ■ ■ ■. ICI _I r�r ^I ■'■■■■■�■ 5: E� ill �= roll ... '■�■■�l�l�r.■■ EMS_ � FRONT ELEVATION Male VC • r-r 6M I I I ! I I l J-,L J_l F13 WXP BAND 6:R CQil. MTAL GO77FR& TrP CzLFrx }3 i F t6ECOFmARr cOLO D7 _ I I I t .' ,. ., � a i g3 S3 83 a e a gs TITLE UPPER FLOOR PLAN SHEET Ale ELEVATION E COMP ROM srs! BAW.,E BOAFA IIV DO 6RAIM MOLDMS WARD J 6ATT. .�_ i E imp � pPr Clem, TTP 60M nr. �.—oPi MRTM, TYP Y mTL MM ` I - TRH, TTP e� —_ (0m. bw IIbOG FE SIDE ELEVATION ere ve• . ry Cart WMZ. SM)m vWL CoRgR REAR ELEVATION wk II COMP ROOF Ne 04W.6 COA O 1vcc &WQ Fo"t4 IIORIZ f4 pp7 El.ilfiEpS TYA 0-0i A9Nfi TTP CORM, TTP ' SIDE ELEVATION __ I TYPICAL BUILDING MATEMLS RFL nun FVM SFEITff,0 70t 0MCO I PAPi3t 7M"038 FW1.NM SS: ROOF MkA PLAN RM LATgM We BLOW" SOFFIP am Now Or AT ALL CUMM EXMWR WALL COW3TTRUCiION SM O MAMMU a 8"AMM BULpiO WNAP fl,WW a EQUAL BEATHP 0 7tal o8B FHAINO $E $FIM • W 00 IN9ULATpM F-zl SATIN HEADOR am F)-l3 III VX AT ALL WALLS FLOOR CON3TAUCTION FLOOM0 "ASH psi FLOM M-0 BUBFLOOM W4, T+O DIM FNAANO 8EE FPAMM PL*Q RI R-W BATIK eowp. vim Tw VK& wHow oFL» 00 umMOLD) cal� BDAwe pmevwL c- MYL 9'-0' PLATE HEIGHT &.4 C ��Illlll�����ll�! 0 [l ■ li � ■ ] 1 ■ OR wBIMINI FRONT ELEVATION ern.W.Ne Wr PLATS a� FLR a 'LAZE _. a Porch z. ;-� iry ;� Dining WDUL HDR a a n .' �. 1R1 MR BUILDING SECTION A -A FLC 3MMM PER PL Rec Room I E R�R TITLE UPPER FLOOR PLAN riG T S. R r' SHEET AME 2- o» Alb CITY OF FEDERAL WAY ELEVATION B CDS A>00 COI'P R70F um Rawre l�� W/ ea 6MOLDe2- LDM 6KWI i FOR, V NM11R" RW TF I eN7RErYP RB, T1P ew1E e0M (apt. aao WOOD TRIM SIDE ELEVATION COMP wol sow; vNTL oorar£Ta REAR ELEVATION lrati ee• . r•e e O COMP ROM ?- Bax>r mer,7 uvMxnw LPTCfn NOPoZ 6mNG, TTPimrl aPr.srxt +T! I Cl°'f e4VT1E%T1T. V L COROM, TTp imp i f If�li[ `�•-j 8 I SIDE ELEVATION ft4W. TYPICAL BUILDING MAlEMALS %M S C OM PAP 8NEATHND WO Wq.Dt 7 PAPER 7hW CM F1AME40 BEE ROOF FR4,M PLAN FaULATM RIB BLOWN 80FRP am NODE W AT ALL CELPM EXTEFOOR WALL CONSTRUCTION BDNO MATEWAL- B ELEVATION BULDW WRAP R-WRAP R EOUAL NEATNNQ 7I:r OBB FAALM w $NAB • 1r o0 NELATION HEADEM R -21 BATTB W am APaLl-ATOM ALL WALLS FLOOR CONSTRMTION PLAN e w o PPAW D BEE FAAMM PUNK Na"Tm BOFFR: R-O BATM VINYL TFW WNDOMk VINYL B4)ONT ONLY) Nwe %curea & CORM BOAFOB FASM' rm Ire UHO. 9'-0' PLATE HEIGHT CQP. PZM OPT GRIDS. TYP.— TTP. OFT. FLOIFR BOX 7X• WOOD "V WOZ BIDING, TYP — aa�e. aTm— FFVr OPT. UlaWAGE GARAGE DOOR FRONT ELEVATION ecak V4' . I'-O' TRAM FM PL41 - _v \'J I UPPER TiDr PL.a1e Hall \.\ Bedroom k2 t t K I - I \1• II / UPPER FRL FLR V HWR 1RA6E5 PER PL-fh MAN TOP PLATE mw. NOR Q' B Porch ti pining gs / 1 ' MAN FIN. FLR ' 110M 1AAWe MR PLAN TCP PLATe TITLE I - 9= oR \ ' UPPER FLOOR PLAN 53 �Rec Room SHEET LrceassLri.mR A7c � R.oOR JOleie FER PLAN + BUILDING SECTION A —A ELEVATION C 53 S3 83 / TYPICAL BU LDING MATERIALS ROOF CONSiAUC710N 9DOFO n corwoemoN SHIC ES 8ULOM PAPER, 30 RMUM PAPER 7�AyHro 71W OW core° R>oF, 1TP. Fi k%M BM ROf RUARiIi KM FAF"D1 R-Q BLOW" 3 geal�YFr adLE Y� p f1AlM c°lGR1 aws afr AT All al -MOB ExreipR wart COtZ8TRl1CTIQd ]m evert wAsw TrR — F1! Fi7lII31 F7 sY DO &LUM PiMDM+ 7� 9514E u4 WRAJA !Z`W o or EOt3Fi V AP w EO ro D Lr OO wiNdn nC5-O9Y. C6W ROOF, TYP. 6HEATHi 3 F RAUND 7 ROT NMXA � gA, M• M' OC wAv A¢ p5 (J RAMM HF:AF7ffi3 i� 1D ,0L LATFON AT ALL Wu i w wow mm wm i DRAM 60M Eli- j� iLW �• � Sow., Tyr. nRB yT FLOOR COWSTAUCTION ev W STOOL WAMi i . TRgt TTP vD:x CORV", TTP. RXX*M R" P8i RAOR PLAN —__ F%4)AMR Bye T0LMW FMAND Bff F PLAFB OFT. uAF mam* ATM aATIOk FF00 BAllB _ +-� r---� :� BOFM VNYL W WIDOW VNYL OiIONf ONO wuoo aAW UV OL Me:Y W/7)O STOON FRONT LL ii m emm MOLD) C4LOR7 Ilif commB°APoe a,re: vr1Tm moon COPW-W, TYP • PR" FAB=: MUM. W—O' PLATE HEIGHT SIDE ELEVATION MA:: W . t.v COMP. ROM T VMYL CORW Do 5AME BOAF w/ DO DHNE� MOL car. Flom , nr. WM7 WWATn vim caul, T REAR ELEVATION wow COMM • FFW OPT, OWOB TTP, OPT. GW T M TYP. om, SIDE ELEVATION W"vr-ra, BUILDING SECTION A —A 41--J3YlFT °1 RI' 1—L J_L. FRONT ELEVATION g I✓ �ea IX 1► V a c �g m RIB s Lj W E OR PLAN SHEEP A7d_ ELEVATION D SIDE ELEVATION Mal. Wr . r-0. WMP. MOM T WMI. BIDWG, vim LOFM 7)M MaSE BOAFD UV UV w &1WCB MOLDW. C&r. FDM, TIP. FIORIL BIDNG, TP.— wm Oopm, TtP. REAR ELEVATION eaw yw . r-0' Dm 9H4W 9'Aa9 YV UV w bum rmvD b cow,, ROOF, TIP. OPT. GRIDS TIP. aer. sure m Tr . OPT. TRM, TrP. SIDE ELEVATION Buse Ve' . r.p• TYPICAL BUUMG MATBiVLS FlOOF CONSiFX)CT10N FIOOF 0 RAIM7F,VM OOFFOMM SHHXM MWBf;IMPWM 9-EATfRIO 7lIC OBB F RAM M S 9� ►OoF FRAMM FLFW M" w3.AM7!-H OFM, Cf Y8 W AT ALL CS -PM MOM YATHfAU SULOM IYRM1A BMELEYATWH R-WFW w BOUAL WJEATHHO 7iTC O� F P.Q*n F�Tm 91b Bi1pB • w OC wz FY m FEAR qq--f0l0L4A710H R ONa yY AT PJ_L WJI I FLOOR CONSTTRUCiION FLOOFM F9$H Fri FLOOR PLAW FLOOR 914, Ti-O OBB F RAAND SM FRAA M K" W91A.ATM RM BATTB BOPM. VWri 1m* W DOi . MIL Ow=ONLY) No ERM MOLD) COWM BMA WBUB HWTL FODUA, OU1w3 VWTL mum. 9'-0' PLATE HEIGHT OOhP ROOF, TIP. 2m QAgw DUAW TTA W DO MOM e-APM Vi WOOD SAM* . 74' OG fft camGR PA*EL Pm UIOOD "D — OPT. UFF CAMM BOAW 4 SATTF3l UAOOD *UrSTR WAIF MD*Mr. IMCONDAW CACri1 W= CORM, TTP • F WW — WOOD TM m IM . 6R7Eb ALL OPT. OAWAM -W.AM DOCK 9 on Los I Le Mom 0 HIM i s BUILDING SECTION A -A eaTF w• . r� FRONT ELEVATION eaw w- • r-r g�£ Q� �I W�Wz� • Tz N 6 Z C 2C N 819 • O I la W J ZWE N u g� k TITLE UPPER FLOOR PLAN SHEET Ale_ ELEVA-no E OPf. GFWS, OF%TRN,T SIDE GRmB,TYP TFTRLTYP L 9DRG.TYP SIDE ELEVATION aids roe • r� PIN REAR ELEVATION TYPICAL. BIILOI Q MAATEF M-S ROOF OONSfRUCTION naOF+ro eULDNO PM.8" COYFoerrM SHROU8 BLasxnpAFHi OFMTHW T&OBS Mvea 6O."noK BEE F► W FF AM P—M R14 M.O% ,N SOli'tC CMS 6A)' AT FEJ- C9Jil8 SM A w�L �cro� aom MUSUL 8f£ OLLN*mok 1'V 27$Sr" •Te'w (FA N9l�AliON awa 7 AT ALL WALLB FLOOR CONSTRUCTION RAOMO FN %i Rn FLOOR R-Mi U,6FLOOFi V'r T+A Ow SOFM � LiB UAT mw WIMM. vim awfu acy) M BFM MOLD) OOFOM BOMOB v L ounmvIft FABCW* MUM. 9'-V PLATE HEIGHT OONP. R70P TM. �rimlllrintrrrtw! IImrmn�nr l IIIIIl■UrIurIIImrmI■rrlliIr■lt�i �flil � rA1I.■,�il rl � - . k��I■n1Ir■mr�m�InIIm ��IFR1 ninr)iir.rli InI■trnIlrlll■iiirmni flry���iiumrt�Inirl7IIIIIIIrIIIIIII, - -- - ._!. •Fib F� im- I__ ;milli■■■■■■I■,=�����. Aw FRONT ELEVATION n3 TITLE: BUILDMG BEOTIONS 4 ELEVATIONS EL& E R009 ;�,E 1011 Alb AL WAY `ELEVATK N B mw pI - OPf. GRID*, TTP OK. TRM, TTP NORZ evW.., TYP mn COREPB, TYP TTP Im' 3 OPT. TROPT. GRID*, iYP IM, L00 =_' HORL *IDW. TTP VINYL CORER*, TTP �2 SIDE ELEVATION &M.W.ry 1 C mm" MIA1 [Am ra l 1flll oll REAR ELEVATION ft.W. M.. r-ir fAA AYAMY.E FER OOITflL11' COIIDfIIONI PANNED EXT. PANEL OPT. GRD*, TYP i ---� oPr. TRY) TTPORIL I ol, N+mEFH jI *I NDM TYP wow 0010EYM ` VIM CORER*, T YP ! Efl L� E SIDE ELEVATION Sal. TAP . r-w TMCAL BUR -DING MATEF&J-S Roos carucr BLi.OM PAPER cotmeITION arse NLiI1r11] PA-M FTS l� ROOOOF PPAAM Ti.AN l61LAMON !R-0 H JOB ECFOM bl� wT Al C9 EKMl0-wnu_ cow £Xf1p LUTSMh l M H.EYATIOH x EQVk. N•EATHNGF i FRAL410 24 BTL109 • Wr OC MULATCH, R-212ATTS HEAOH°13 f0 NBLLATgH OWD AT Al WALLS R-OOR FLOORM vumlmom F'�7I Pii1 FLACK FILM ITT MA NKJLATU4 SOFFM wiz PLAHs R•008ArTB YN?L TRM- WINDOWu TL YMQRONT ONLY) MOLD) CORNER BOARDS HME+ YMt okgsDe of r_ FADOW w UHO. 9--T PLATE HEIGHT 7xe ❑= TRY) E0AFd7 PAWED Ma.F EL— m LOOD TRY) CIPWO 7x* WOOD TM BOAT® BUILDING SECTION A —A *e81. VY • 1'-V FRONT ELEVATION Yak 14 - r-r OPr. GRM, TTP BOARD N BATT 6KPMiffi WXV CORNER* XX'wxvd°n`M I i iT�Rn+-� ccL�� cadv I I TITLE: WILDNG SECTIONS ELEVATIONS PLM ID: R009 SHEET A7c ELEVATION C VINYL OPT. w OFT. IA12 ra P ROOF IIm{ pppp�T TIM CORUab WOOD TRELLIS MC WooD coR�r+s L' SIDE ELEVATION 6u1. IrB' . 1'-®: OPT. GRIDS OPT. TRIM VNYL GOR&M REAR ELEVATION 6GIR vW . I'-& 3 SIDE ELEVATION Sul. VD, . V-w TYPICAL BUILDING MATERIALS ROOF CONSiRUCT10N PIDOFTO SLLOM7 PAPER OD PCGMCIN OHNOLEe aqF 8f1:37fa7 PAP9( 9'*ATHM 79 OW FRAME }RM fp1FF��BOOF FRAMW PLAN PIT OWB A7 ALL CELJM PX7_'aoR WALL COh§TM&PQN BaiOlUTMW ME ELEVATION M$h EOVFi EFFATF 71W08a FR LLWn W OT OS • W OC l�iliUVTc" FEJIOHB i -2t SAM !� N].�.LAA OW11 V7 A7 ALL WALLB 5TFAJCTkm R-COWD R OA PM FL" PLAN FFPA �TFRAF/+O RAM 8 �_9A778 w. K7rL ~ 0w) COMM BOAR:& MCk- VK& oCRBDe YM FA9::w 3!uj7i 9'-0' PLATE HEIGHT MEN FRONT ELEVATION &-A W A'. I'-0- TR.SES FM PLAN Master Bedroom / \` fl.00lx J6T. FER aa, I BUILDING SECTION A -A huh. v4• . T.o• Laundry 11 W.I.C. TRAW6 MR F'LM wI" 11�1111��� �rrr.r.�rirnmmie 7 R R pd 3 � S€� a C �s q R�� TITLE: WIMMG SECTIONS ELEVATIONS PLpN ID: R009 SHEET ■ ■ / d ELEVATION D vNn w VINT am.OPf. GR DS iR1 VINYL COP I OPT. GRIDS OPT. TRB9 VINYL CORNER& REAR ELEVATION lql. Mr . W TYPICAL BUILC]ING MATT=PoAI S ROOF Q9N9 HGcTpA ROOPNO oowconON SHKKILEII SHEATrrStIlIMM PAPER7t0� PAPER FRA fiD EEE ROOF FAAS,M RAN STM R-0 BLOW" HOFMI NONE Gwa AW AT ALL CELNM - — WALL - ........nPtu 7 MM MATBWJ E ELEVA" UU rM M9iAh R-1iRAP a EOVAL el-EATF#X1 7tw ORi F RAL04OF 20 STWO • W OC N%,ILAT"# R-Z BAT M Opp. FYJOF HE/ ,b NBIlU1TpH wALLB OMB Z AY ALL am eAWZ BMSO STOOL �,00H �TIOH FLOCR✓ NO, R KIR Ps1 FLOOR PLAN low OP 6 a»oow Sir TiQ Cee F RAWO ME FNAMM PLAM ROTA♦. eOR:m VNTL�TM cI��CGIG� Tii11k F� eA pk] sFK3c MOLD) VNrL WWff 0" 0". W A=CADe CORNER RD eoAe :a O�7 °i O � & 5 MOM 2m UHO. 9'-a' PLATE HEIGHT ff07 AiiCpEµ-OIROp �'PAwT�"°@fTP".L �° OFT. CAFRIAM DOOR �Je I—E _1 Mimi ...... l31 1 �l N n n F■� ■. n''111I �I _ ftAlliil�I � �Il LidL . ■ L .. ■ I� ����s-lea+ �il� FRONT ELEVATION Sul. V4' • T-& 11 \1 Master Bedroom BOOR JST. FM MAN ri r l� --w.-W i 0Pr.GRR O r&-V 4 Y 1 rl I ❑1 P DI ` _ VINYL cOFaIERS 9 BUILDING SECTION A -A Sul. 1/4' . I'-0' SIDE ELEVATION .W...." Laundry I I W.I.C. — NAIF ML OR OPL OM RAIL Family TRIBSEO FM FLAN Immal R 4d 3 � a a �s . TITLE: BIIILDNG SEOTION5 ELEVATIONS R009 SHEET A7e ELEVA7]QN E 1/r Tw -w6WB 6 A16 BIAOIVB A�HALTCOWOS[TIONRC— M30BUO.D"PWSR INSI.UTIONBAF R-3B BATTATITCIN5LUTTON.TYP. m wREC Mu TIEEa EpAIAw DOUBLETOPPUTE COW. GUTTER, TYP AT EAVES SID"PEREL AATION - k-xw a rwiv.Lel: nnww.wn 116.OSB WALLSHEATHOI6 R-BI GATT W.W.INSULITION, IYP. — 51UDS a 16.O{T,p EXTERIOR WALLCONSSRUCRON LI RIBBON RIAI JOIST FLOOR TRUSS FRAMOJ6PEA R,W —BLETOPILATE —WI HEADERPERPIAN — -- YDDLwO.yaw TRT3ATTP. WPIDOWPERMN (SEE WTNDOW SCHEDULE) 1/r 6WB AT WALLS SHEA zvRr Tua'.DswL6aB WPLATENAILINS PER SHEARWALL50✓EDUfE 1-I/1'ISL RIM rOIST,IYP. Rao BAIT MIST FR 3NSI PR KA TYP FLOOR Ill FR,", PR PLAN III PT muosaL, TYP. •mc. aTP.wPTrlm. TI6—E L �� � A'PERFORnTED FOOTIIG DMiN POOTI I RPLAH TYPICAL WALL SECTION V2"=l'-W SECTION --- BUILDING SECTION A -A (/a� = l'-a' LEFT SIDE ELEVATION MA5-5—.TYP. OPT. URRG6E GARAGE DOOR REAR ELEVATION 1/8" = F-0' FRONT ELEVATION va• = r-rc RIGHT SIDE ELEVATION 1/8" = V-0" z�w BAR6E1wARarw wi 1RISlIARE11dDR6 PAWI®FX16lORPAFB un waaonms i)aO WOODBN• W a FN P Pi•aE (SIAl,10 DETA6 rAl3) z3m waooTRv.Te . SS v Tp,BOTTOMRS•ES O€O Y Q Z X oEoem+ss B o � LL � (sffoETAauor) -. FnRlzsml3a;Tw. wOOD C.MS.m. Laow00DTIMA. zwwaooTRr•a � zx�xroaesrooLBDARo � � � arc wawow6Rlos ^ 3 3. m Nh ��o� PS • n LL SECOFDARY[IXOP • PORCHR (SIM.TOwT DETAQ IB/D3) �R�1 1 allI z O `yy NV P W 0 m8 1] ¢ TITLE ELEVATTONSA BUILDING SECTION NOTES: SHEET a-A7 ELEVATION A A ESUBMI17ED MAR 2 9 2011 CITY OF FEDERAL WAY CDS BUILDING SECTION A -A ASPHALT COMPOSITION ROOFING #30 BUILDING PAPER 7/16- OSB ROOF SHEATHING INSULATION BAFFLE R.38 BATT ATTIC INSULATION, TYP. PER WSEC TRUSS TIE To TOP PLATE DOUBLE TOP PLATE CONT. GUTTER, TVP AT EAVES SIDING PER ELEVATION R-WRAP OR EQUIVALENT BUILDING WRAP 7/16- 050 WALL SHEATHING R-21 BATT WALL INSULATION, TYP. 2X65TUD5 @ 16' O.0 TYP EXTERIOR WALL CONSTRUCTION 2x4 RIBBON RIM JOIST FLOOR TRUSS FRAMING PER PUN DOUBLE TOP PLATE WINDOW HEADER PER PLAN VINYL WINDOW TRIM, TYP. WINDOW PER PLAN (SEE WINDOW SCHEDULE) 1/2' GWB AT WALLS 23/32" TAG OSB SUBFLOOR BOTTOM PLATE NAILING PER SHEARWALL SCHEDULE 1-1/4' L5L RIM JOIST, TVP. R.30 BATT FLOOR INSULATION, TYP PLOOR JOIST FRAM3m FEN PLAN 2x4 P T. MUDSUL, TYP. B'CONC STEMWALL, TYP TIGHTLINE 4- PERFORATED FOOTING DRAIN FOOTING PER PLAN TYPICAL WALL SECTION V2" = ry LEFT SIDE ELEVATION ur a L'4r 1! s � DECK RA11IN6 FEaD� E1 _ (SIM- TOOETAI SQUARE GO OVER 2X OVER 2XIO WOL �PAdlf (ALIGN WITH N P05T5 ABOVE. F AND SIDE) 2)(0 WOOD TRU R, s - MASONRY SIDI OPT.CARRIAGE F)ODf _ GARAGE DOOR REAR ELEVATION FRONT ELEVATION 114' - I'-9" RIGHT SIDE ELEVATION yw - l'-T COMP. ROOF, TYP. 2XB BARGE BOARD, TYP WI IX2 SHAPE MOLWW PAINTED EXTERIOR PANEL 1X4 WOOD TRIM 2X10 WOOD BAND l7) PIEE PACES (SIAL TO DETAIL 7/D3) 2X6 WOOD TRIM e TOP, BOTTOM A SIDES OF OPENINGS PLANTER BOX (SEE DETAIL 6/D3) HORIL SIDING TYP WOOD CORNERS. TYP 2XIO WOOD TRIM 0/ 2XIO WOOD TRIM O/ 2X4 WOOD STOOL BOARD OPT. WINDOW GRIDS 9 D3 SECONDARY COLOR PORCH RAILING (SIM TO DETAIL I8/D3) O a K U m V1 0 m H Q TITLE NOTES: SHEET a-A7.1 ELEVATION A WYNSTONE A PORTION OF GOVERNMENT LOT 1 OF THE NW 1/4 OF SEC. FEDERAL NAY, KING PLAT EXHIBIT AND A PORTION 19, TWP. 21N. , COUNTY, SCALE: 1" = 60' OF GOVERNMENT LOT 2 RNG. 4E. W. M. WASHINGTON �0^ 45 (Future Development) NE corner of the NW 1/4 of the NW 1/4 of Sec. 19, Twp.21 N., R.4 E., W.M.. 13�18 - - 24 19 J S89'52'50"W 1265.99' Northwest corner. Section 19, Township 21 north, Range 4 east, W.M.. I Found plug in concrete, incased. Visited 3-08-2006. / / A2 / S Cl /20' WATER AND ? / SEWER EASEMENT \ 9c99 6`. SEE EASEAMEN 15' UBLIC DRAINAGE / EASEMENT UD Ln Cu rn LU 0 CD 0 0 0 z <<1 / /SO' JOINT j 9 C46 / UTILITY / C\ EASEMENT L / N89'56'39"E 66.21� 79 S� J 12 / 1/' 1� Ln PRIVATE Iv L1 X Tract D DRAINAGE I I 10' JOINT r^ BSBL EASEMENT I ' C0 EASEMENT I o I � N89'56'39"E 99.22' \ \� U Q cli I Q Q) in co/ \ Sc� J 98.00' f U Ul 13 \ \ \\�\ CN J 8F-N89'56'39"E 103.001 I �� �4 --- BSBL ------ 0 - - - S89'56' 39"W 143.83' - I J 26 I 26 9 i I o 0 ti m I J I o BSBL- _ I 14 I I I I S89'56'39"W 103.O-T] BSBL a of N89'56' 39"E 146.31= -- (I CD 8 I I o U I BSBL - --Ln I Ln I 15' STORM ( o LB sB L DRAINAGE►{ I o EASEMENT - - �I 15 FN89'56'39"E 103,00 S89'56' 39"W 142.95 --- I I I -"� m o I I I o _ En o I --- BseL_ Ln im '� II I n I o N w coI S89 '56' 39' W 103.00 L Cu O Q 16 IL In N I I -- BSBL-�I O 1 -- N89'56'39"E 133.63-- - I I( -Br-I z I I I I � SBL - - - � �I � I �, 5' PRIVATE-� I N89'56'39"E 103.00" 1 DRAINAGE \ fl \ 10' JOINT EASEMENTUTILITY O \ od NORTH LINE EASEMENT BSBL I I ✓ O _ _ - -BSBL _ I � cn 10' JOINT \ OF GOVERNMENT ( I I UTILITY 5 I I o N89'56'39"E 117.93= . Q EASEMENT I I o LOT 2 26 ' 26 ' Ln N89'53'50"E 149.94' \0� I I Q I I N89-56.39"E 103.36I V m� N89'56'39"E 109.56' \ \< ' A6�41 - - - - - - 15.' PUBLIC - \ Cam\ { DRAINAGE ,r \ �\ EASEMENT I I�C7i , �j.. ,,3, , ]�, -'�'• o A (� � n V Q REC.NO. ' rn -CO / I - - �rn \ \ \ 19 \ n A \ 1 8 / / O �nJ �� / 4 20020204000039 }►I co rn - - - PRIVATE 1 P o V�� � \ \ \ / / V� v 9 15' PUBLI 30' ACCESS 6 L- 9 j DRAINAGE \ I 1s, 0� EASEMENT C14 zJOINT UTILITY m EASEMENT LU X.-. n o J I I < \ �o �. \ i /� g0 . \<� nG� 6` • _ %' Q' `7V g\9 d5 \ I I / LU 44 F�, wI I a \ ti \s\ _ W wl m 43 mI 42 rnI I �X \ v �560 20 1e �'� ��" - ' \ ` ` ` Ln �I 110' PRIVATE oI LU Im mI IJ 41 \ 9� C s' \ \ 5' PRIVATE 10 PRIV Co \. DRAINAGE / m o ORAINAGE o I m �� 6 \ \S� EASEMENT % 02' / DRAINAG / n7 I EASEMENT I I o °n �' Cb / / EASEMENT I\ N89'53'41'E 1283.35' vol 'v, �\ \ Jp�����S\ �w I _ I \ 6 \ O �S� F� / ti6 \ J / 6� ,f, 72.00.- -I 67 00' I- - 103.85'- - -� �. 26 FPc'Fa SEE EASEMENTto 40:50' -. - - - - 67.35'- 26 \ �O �4' s \DETAIL C 110' PRIVATE -F 72.00' - 72.00' - - 72.00' - - t� S / o O P , \ \ C20 Q� �• 9 p2 z a O� DRAINAGE I- m �� vg ' ,ST\ \ 009oPn h6�� 35 u, EASEMENT I o I oo I o 0o I m 4 0 \ \ �• i / 9�.. �Gj \ / I 1aQp \ \ �Se� UTILITY a I J 3V JI mI I� mI I2 o I \ \ �6 O" ��G3� Fo'9o] / ASEMENT o IM 'n s mI Iw mI i w I SITE DISTANCE oo In m I m 3( ED 3 8 3 iJ m EASEMENT WITH \ Z / \\ �j� s 6\ r °0.9• 5� a SS6 6S" \ I RESTRICTIONS ON ° a o 0 o LANDSCAPING & S Q �q'F Io 5' PRIVATE I Io I Io o I CONSTRUCTION / 0DRAINAGE \ o o z BSBL 9S9 FeS 3 s6SS. C�� L23 I I- EASEMENT - - I L- - - - - - I I- - - - - -1� I- 1-_ - - ---------------- a\,� �� ���� \ s� 9 'ems �T� <S 1 II C27 C7 r 72.00- - - 72.00'- - - 72.00' 25.36' 11O, 4s� 9 243.47' 5, SO' JOINf Cl W QOUUTILITY m 9 I mmy %%� FASEMENTI I 34 ��/ %� 10' JOINT, \3 Tract H = N89'53'41"E 243.47' - / / \ J�> sr \ 3 \ \ ff EASEMENT ti LO / / \ S� vim, ._ m UTILITY w L28 ��, , / �3 CIO a SW 340TH St o g �� /�� \ ��� 9�.. i 33 0/ . �� 243.47, G2 G/ \ \� F v9 �• \ \/ / \\ \ ^ L C34- / 27 i 00� v I C75 C76 44.09' 67.30 9.17' 20.00' 67.30' 44.78' C77 �G�a5' PRIVATE \\ \�! �iy /- - - - - - - - - - - - - - - - - - DRAINAGE SEWER BASEMENT - - - - - _ ^ �� \ \ �.5 20' WATER AND J EASEMENT o �\ I WEST LINE OF z L26 / �e3 / o L I I ti r o w 2 \ O �' I SEWER EASEMENT I \ \ / l0 SEC.19. TWP.21N.. �e v o m I . D� m I IIo Ia y\ \ \ \ 1 C\�v n I I m �: 5' PRIVATE\ C �S R.4E.. W.M. 2 ��P^° m I r I ^o o IQ ° I v, ! C,36 �3, C84 !� 3� Im 31 30 +13 3� I� I to I I� S� \ 'so \ 30' ACCESS ' % / 00� 23 DRAINAGE \\ \ 30' INGRESS, S " \ w m I Icy m w w v\ 2 6 0 \ 0 - - - - EASEMENT - EGRESS EASEMENT rn EAST LINE OF THE 3 ti I I3 I '•• \ & JOINT UTILTY_ - - - - 3 N m `^ o Im 9 ml I° m I EASEMENT 00 / / - - - N89'53'41"E 135.91 - WEST 264 FEET OF C g$\ ^ I o 2 8 io s\ \ \ \ 0 2 m SEC.19, TWP.21N., 6 \ ^ 10' PRIVATE I� cn cn Tract G I DRAINAGE I In oE•'i Io C0 o m� \ \ R.4E., W.M. /�0� / \� - J - - - o EASEMENT o I� o0 0 (n / \ / 24 14,89' i" I Iz i i BS�\\ 2\//00' \� 35 35' 253.56' �920. 67.35' 73.02' 0, 00' - -- 67.30' - - I - - 67.30' - - - - 107.68' - - - / BSBL 21.23/ - - - - - - - - - - 242.34' - - - - - - - � 36.87' 36.03' N89'53'49"E 1012.90' SOUTH LINE OF THE m ORTH 4i2 FEET OF J GOV. LOT 2 IN SEC.19, TWP.21N., R.4E., W.M. �N H Q�OF WASy �O L Z -o � � o s�,Ip FSI S T EPti' c,\�Q L L ANC EXPIRES CENTRE ..P-,®+ l E Y Consultants, /nc., P.S. 206 Railroad Avenue North - Kent, WA 98032 253-813-1901 main 253-813-1908 fax DRAWN BY. 0 Woods CHECKED BY: S Woods DATE' May 8, 2006 JOB NAME: 2646 SCAM: 1" = 6 0' JOB NO.: 2646 INDEX DATA: GL1-GL2-NW 19, T21N, R4E, WM SURVEY FOR Wynstone Properties, LLC. 6905 Ford Drive NW Gig Harbor, WA. 98335 KING COUNTY, WASHINGTON SHEET 1 OF 1 ItMrVKAKY CONSTRUC110n '� / �� ' + /� , • SLOPE EASEMENT A:� / QN, T , f TEMP. CB INLET PROTECTION FILTER ."SOCKS". ON EXISTING j \ It / CATCH BASINS. SEE DET. SHT. 15 Cv 7 ADDITIONAL R.O.W. TO BE DEDICATED TO T4 CITY 3, FILTER FABRIC SILT FENCE �5 a ` j , •� \ \ \\ \ \ ��\ .� I � � ,. .• �\ PLACE AS SHOWN I y (SEE DET. SHT. 15) CB(TYPE 2) RIM-284.6 lE 15 CONC 8=280.27 ` lE 15" CONC E=280.27 k LE RIN LIMIT t CAL SEDIMENTATION POND. \ / /�, ; 1 I \• \\ \ 114 LONG x 36` WIDE 0 EL: 303.0 (W.L.) p R C riE �, o \ TOP: 120 x 42 @11EL: 304.0 f / j1 ` T. } •g6 T\ \ f � , � : ;• ,•� S \ \\ � � BOTTOM: 84 x fi 6 EL: 298.0 � / + / 3.1 SIDE SLOPES 1 �r' / t , .',' r E ► \� Q �.� \ �c�, (PORTION OF WETPOND) 6 WIDE x 12 LONG OVERFLOW SPILLWAY j RIP RAP PAD. USE 6" AVt. RIP RAP (MIN. 4") �' \ s ! 1 t ? �' - t ! ' tt `tl� \ 1 v �\ \ �0.•` TEMP., CB INLET PROTEC11ON Lr F#LTER "SOCKS". ON EXISTING 00 'AI j r ` >i '� r1 1 4 t �1 11i� �� \`•��1F�4 TCI-� BASINS. SEE DET. SHT. 15 i \ 1 .. =' I , f 1 OUTLET RISER (SEE DET. lea �; #. 3,5 1 t `` SHT. 15) h`, •' •� 1 ` 1 tillTOP EL: 302.0' 1 # t I l \ 1 y �� tt 1t 1 tut�INAIR���. OUTLET IE: 299.5 �`` ` =-f �',� t �;' r• o s ♦., •` WITH SILT FENCE BAFFLE I t '''--• ��F3 _ G.r E": j � f"+ � ;•. �, � t � .� .,.-�. ' � ���� �3iCNAL�r` � / \ �f"' \ � �f �,� . °y j 1` i-.�!1 \ .•' � \ 4. cA4 � y� • \ �' j�\ ice' �:� 1 ` ' 1 \ � � ``♦• i `\� •.,. fir•, � ' +,` '\ 't t.3 Chi to •• It \ 1 � � � " f, " ( +� y_ �i• 1 �`� CB B (TYPE 2-48 > i �. tl # \ 8@. R M: 304.0 ' �, . • \ t SSM RIM - 34 �� c x IE: 299.2 (EX.) (CONTRACTOR ,j ; . ` �� ' I ,�. J n �' �+ ( 1` ri T❑ CONFIRM) I ' x i' ,'' qo 1 �,�„�.°' ' L t � C � :� t {:i y�k r 4''� �� ;� �:,� �. � _• �'� ��\�` '«1 I / �---'� � � ' IE: 301.0 C12`f W> TEMP Q � 1 '`..l \\ r. •.•••` �, I,• ,-.l 'i'�i .4r 1. 1 ti��• \-...'.e 1 ':r"r ti.• , - \ #. .�� �• ,yam ,/ .`�. �-"' _°�'�"'t,1 �, \ \ � \ `i ��• � ° \ � � �•..-^-�_ ^•\` W/ SOLID,'LOCKING LID 1. y \ .L t.+ SET OVER EXIST. 15" PIPE C5' .� P ' ' .' ! : a:v .q� ` �'• �, �- _ t . del � :� �f 1, "`".•--` --"_ � GRAPHIC SCALE r 200 1 �� '�'rr � t,�U! _�A ,L I �� t �t1i r r # ` 1 \� �CE�A ING L TS ' 50 0 25 50 100 \ 40 t C ticLUf' t: � \t. \ c,\� �n � r; 1 • H• � \ ,{ ,1.01 ( IN FEET) �, 1 Inch -- 60 ft. ,� / ,, �J r .1 t,.-i' t, �. ' SILT FENCE i -4'� ��, IF +;' �; -� �� , PLACE S H s M.' EE DE S T. V5) 1 SE38 • f ;;• \u \ i, j; • t; �, c �' � ..-!'� t-. �T � tie �,�; - - _......_ _ - .-. - - - - _ _. - ... - _ _ . NORTH LINE GOVERNMENT I.Ot 2_ 9R� t \� ` 1', y •t �, .:�'i ` 1, \ yP. ` ' t� � � �R� � t� ,� \� I f C NECK �•' •• � '� � � il c� Jk .` '� �15 4 i �: i LrIfi • v4 t`, 4 f �� �;-, �" -,-;-- ,•- �--',�, �, •; � f �; „ t.= I EE D .�iS15 0� I TEMP. C8 INLET PROTECTION' w ^v // 44 ` ► �� ; V \ ; �,�`„�:�' t :`Us FILTER SOCKS". ON EXISTING "� t' t? /. CATCH BASINS.(SEE DET SHT. 15) LUMINAIRE 1 � _ y 1.? °`��t LEGEN D I FIL TER FABRIC SIL T FENCE •3\'` / \ �` : ,` .\ /i `� \ �` .•n{1� ;. ,� \\.t .;�-.� ` •':.'`� ..\' \�. •%• \ :' ,`.-:. 1. � �.., ` � �. • LIGHT J-130X� } u.t J CLEARING U IT ` t °` \ � o `•���, -EXIST. C8 -162 ` 4 �.37 - \ r-` � � ' d ,' tt ,\ ,� � \�:•.. �" Q \ ( t� ` `\ ;' -48 `( CL EAR LIMITS o RIM=355.96 ADJUST AS NE SSA Y `/ i w� t TM` I EX. DMFI,` E fi 8�0 ING ♦. { 1 it 4yut o \..±i f I ? :'��� �'. ,` �`� .�: o . ,P 327.41 .. !E i 2 ADS W�351.41 r / / # � � -\ \� , \ s� a v :f `^•12" ADS NE=353.00 ' /� 1 I \ \ , �� 1 } Y �Y`\:. 1 :� \ 1 " 8RE 123 48 iN- • 43 r�: \ \ \ \. \ 1 \ _ � { ).� TEMP CB FIL TER � 42 e j \ \ •. <,, 1 �15 DPE 1E 320.06- (0 i�-S `. ADS E5E=351.51 �, \ \ # \ \ t 351.5E 3' 'I �'a� `` -' •.�\ / t , \; ` ..--='' , ��\ , b ( �� TEMP. INTERCEP TBR DITCH i`\,l � ao ` ` ` N~y \ 1 i �� r J ``i. ( t✓�Y �..j r \� . 3 7, j A/iJ t r P EpJ GNT # ii �' \ RUCK CHECK DAM °"'v �, . '•.• 3 i � . CLEARING LI ITC �.�. � ,,�t ;t��' ,D,RAtNA ` 1 PRl1PQ'SED L'L7NTd7UR 2t90 o ! 1 . , _ i ` AS%20 tK C. N0. (TYPICAL) l \ .\ . ;: ;�5. , ij ,,:•: a \ 00%0A C3NSTRUCTligN FENCING , ROPOSED 5ti �r° :� -.. , # V . CONTOUR BRIGHTf NOTE: ON LING I --- • '' r F !y ,;.`-' a �# SHALL BEUSED TO L LIMIT TO 3 S 340 ST i�7�f :' �� .._._� %6r -` (` \ SENSITIVE AREAS. FENCING SHALL BE INSTALLED AND INSPECTED/APPROVED PRIOR TO GRADING. IV X Co \\. 30 j n Z9 `7'8411 ', + ii ? ✓ t/is i�1 bttj 1�\ i \`\ _ __ r ._ .. FILTER FABRIC SILT FENC OR iVGE�t C4NSTROCTION N ING Af.ONG �� ^ , PLACE AS SHOWN N \ WEi�•AND 'BUFFER LINE. 6}4•� l (SEE DET. SHT. 15) , I ..• \� 'SEE i�\ �� y ; ►` 0�000 1 I \ 7.91 h A .. \ (T I AL) \ '`yv PERMIT] NO. 05--103031--00- C ` OU�DAR.•7Y LINE \ "'...� ��74 •.-/� _/,. i -;-',,� •� t t• � � ems: M r•.� ^^ / \ `38 it+ta t� r- • w �,J' „t ' t \ , \ 0 4 b I` I o� 354 Ii� 1 `ETA-3 j �h' �'r \ \ C- `' '1 ;L �_t _ . _ _ �„ "" - .......:3 >0 _ _ ..\ r,-, . f ,\ „ f•.",�,