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13-104490City of Federal Way Community & Econ. Dev. Services 33325 8th Ave S* Federal Way, WA 98003 Ph: (253) 835-2607 Fax: (253) 835-2609 Building:- Singft Family - Permit #: 13-10449C40y-SF Inspection Request Line: (253) 835-3056FILE " Project Name: C N I INVESTMENT - WILDWOOD SOUTH Project Address: 2418 S 2961711 PL Parcel Number: 941480 0070 Project Description: NEW - Construction of a 2,135 square foot 2 -story single family residence with a 400 square foot attached garage. Includes plumbing & mechanical. ***4 bedrooms; $240,000 estimated selling price.*** Owner Applican Contractor Lender C N I INVESTMENT ALEXEY ANCHEYEV GARY FOX PLUMBING OWNER IS LENDER 24913 104TH AVE SE URBAN DESIGN GARYFFP921RJ (2/12/15) Plumbing to be Included?.......................................Yes KENT WA 98030 879 RAINIER AVE N SUITE A200 24913 104TH AVE SE 2535 family) RENTON WA 98057 KENT WA 98030 Census Category: 101 - New Single Family House Includes: #1 #2 #3 #4 Occupancy Class: R-3 Construction T Type V - B Occupancy Load- oadFloor V - B FloorAreas . ft. 3,443 0 1 0 1 0 Additional isermit Information New / Additional Sq. Feet - 1 st Floor .................... 848 New / Additional Sq. Feet - 3rd Floor....................0 BasicPlan?........................................................... New / Additional Sq. Feet - Basement...................0 New / Additional Sq. Feet - Deck..........................0 Occupancy # 1 -Construction Type .......................Type V - B New / Additional Sq. Feet - Garage .......................400 Occupancy # 1 - Class.............................................R-3 Plumbing Work Valuation?....................................7900 Plumbing to be Included?.......................................Yes New / Additional Sq. Feet - Other ..........................0 Occupancy #I - Use ............................................... New / Additional Sq. Feet - Total .......................... 2535 Zoning Designation. ............................................... RS 9.6 New / Additional Sq., Feet - 2nd Floor...................1287 Occupancy # 1 - Area (Sq. Feet).............................3443 BasicPlan?........................................................... No New / Additional Sq. Feet - Deck..........................0 Mechanical to be Included? ................................... Yes Occupancy # 1 - Class.............................................R-3 Plumbing to be Included?.......................................Yes Occupancy #I - Use ............................................... Residence (1 or 2 family) Mechanical Fixtures Ducting........................................... 1 Fans................................................ 5 Furnaces......................................... 1 Gas Piping ...................................... 1 Gas Pipe Outlets............................. 5 Hot Water Tanks............................ 1 Plumbing Fixtures Bathtubs ......................................... 1 Dishwashemts. ............................... 1 Laundry Washer Outlets................ 1 Lavatories ....................:.................. 3 Showers ......... �.................................. 1 Sinks............................................... 1 Water Closets ................................. 3 Hose Bibbs..................................... 2 l� CONDITIONS: 1. The 100 -foot wetland buffer must be protected with a construction fence prior to construction. Please contact Becky Chapin at 253-835-2641, to verify location of fence before any construction activity can begin. 2. Prior to issuance of occupancy, the city must record with King County Recorder's Office, at the expense of the applicant, a restrictive covenant against the property. The covenant will state that no land surface modification may take place and no structure or improvement may be located in the wetland buffer. Onl� passive recreation activity can take place in a wetland buffer. • • 010.qm 1b a 46 s 0, — '3) all^of runoff must be routed to the back of the lot, toward the wetland. Splashblocks are Approved: Any ' other method will require additional review and apprimil . ' 4) roof elavation B shall be used so all water from down spouts c die directed to the wetland. 5) A right of way permit is required to repair sidewalk and/or install driveway approach. Please contact the ROW permit desk at 253-835-2725 for more information. 6) Note: A $3,750.00 mitigation fee will assessed by Public Works if a pavement cut is required for any utility connection. PERMIT EXPIRES Monday, December 15, 2014 Permit Issued on Wednesday, June 18, 2014 I hereby certify that the above information is correct and that the construction on the above described property and the occupancy and the use will a in accord ith the laws, rules and regulations of the State of Washington the City of Federal Way. // -- Owner or agent: Date: �J '- City of Federal Way Certificate of Occupancy This Certificate issued pursuant to the requirements of Section 110.2 of the International Building Code certifying that at the time of issuance, this structure was in compliance with the various ordinances of the City regulating building construction or use. This certificate is valid ONLY when endorsed by Chy staff. Tenant Name: C N I INVESTMENT - WILDWOOD SOUTH Permit #: 13 -104490 -00 -SF Address: 2418 S 296TH PL Includes: #1 #2 #3 #4 Occupancy Class: R-3 Construction Type: Type V - B Occupancy Load Floor Area (sq. ft.) 3,443 1 0 1 0 0 Owner Name: C N I INVESTMENT Owner Address: 24913 104TH AVE SE KENT WA 98030 -�5-7/0 t/ /1 -7 Building Official The priority focus in the review and inspection made by the City prior to issuance of this Certificate was on those matters which experience has shown most severiy affect the health and safety of the general public. Although the City has made as complete a review and inspection as is reasonably possible (within budgetary time and personnel limitations), the City neither guarantees nor warrants to the owner / occupant or to any other person that this Certificate evidences strict compliance with each and every ordinance or regulation of the City or the State of Washington affecting the construction or use of said structure or the land upon which it is situated. Such compliance is the responsibility of the owner and / or occupant of the premises. DATK r AREA' TYPE OF INSPECTION An, v I d l"L^t�t �( n -t_ C i i c T �o f✓ G� C G (0:3.6 _ Y • f • CITY OF F y Federal Way THIS CARD IS TO, REMAIN ON-SITE r Construction Inspection Record INSPECTION REQUESTS: (253) 835-3050 PERMIT #: 13 -104490 -00 -SF Address: 2418 S 296TH PL Project: C N I INVESTMENT FEDERAL WAY, WA 98003 Scheduled inspections may be failed if this card is not on-site. DO NOT LOSE THIS CARD. Inspections are listed as close to sequential order as possible (read left to right, top to bottom). Please schedule inspections as appropriate. Work must not be covered until it is approved. Check with your inspector if you are unsure about any of the inspections or the inspection sequence. On-going inspections are logged on the back of this card. Foundation Wall (4115) Drainage/Downspout (4040) Plumbing Groundwork (4190) Approved to place concrete Approved to backfill Approved to cover By �/ Date By r R L Date (j L(_ P By Date SWM Precon Site Mtg (4400)Initial Roof Sheathing (4220) Erosion Control (4365) Floor Sheathing ( Approved to install floor Footings/Setback (4110) Date Approved PA L Date 12 . 1 if i To be done prior to breaking ground By Approved to place concrete By Date By Date By Date Foundation Wall (4115) Drainage/Downspout (4040) Plumbing Groundwork (4190) Approved to place concrete Approved to backfill Approved to cover By �/ Date By r R L Date (j L(_ P By Date fan �rA J Rough Electrical ElFinal Electrical Right of Way Approved Approved Approved By Date By Date By Date Slab/Concrete Floor (425) Approved to place concrete Roof Sheathing (4220) Underfloor Framing (4285) Approved to sheath floor Floor Sheathing ( Approved to install floor By Date By PA L Date 12 . 1 if i By � Date, fan �rA J Rough Electrical ElFinal Electrical Right of Way Approved Approved Approved By Date By Date By Date Shear Walls (4245) Roof Sheathing (4220) Rough Plumbing (4230) Approved to install siding Approved to install roofing Approved By PA Date3--6 --'. tj By r, Date ` By Date ' Mechanical Rough -in (4165) 0 Gas Piping (4125) ❑ Fire/Draft Stops (4095) Approved Approved to release test Approved ByAj,� Date f j Z� ((� DateL_,T_ ((j By Date a l� 0 Interim Erosion Control (4370) Prior to scheduling a Framing inspection; ❑ Framing (4120) Approved Electrical, Plumbing & Mechanical Rough -in and Approved to insulate By Date Stop inspections must be signed -off and approved. IBC 109Fire/Draft Sto3.4 BY &J Date 7 Insulation (4150) Gypsum Wallboard Nailing (4130) Final Erosion Control (4375) Approved to install wallboard Approved to install mud & tape Approved By Date B Date t7- ?r7 By Date Final - Mechanical (4065) Final - Plumbing (4075) Final - Building (4050) Approved Approved Approved By Date By )JODate ( )),Ill By Date �`4) f fan �rA J Rough Electrical ElFinal Electrical Right of Way Approved Approved Approved By Date By Date By Date PERMIT&PPLICAT ®N Federal Way ams 3 PERMIT NUMBER 1 3 /`� � ® _ �=, - �✓ _ TARGET DATE SITE ADDRESSyy C SUITE/UNIT # �j G! Li l U �,.. % �0 0,� sock T PROJECT VALUATION $ ZONING ASSESSOR'S TAR/PARCEL # L7 q t-4 Q C) C) c) -7 - c TYPE OF PERMIT*BUILDING PLUMBING MECHANICAL ❑ DEMOLITION ❑ ENGINEERING ❑ FIRE PREVENTION NAME OF PROJECT hQ ves r/,i ?/q T- — ,�/ C.1 �C)C)C1 S�?ih iN t PROJECT DESCRIPTION/L/ / %� / c QJ " Detailed description of work to be included on this permit only PROPERTY OWNER NAME / 5 %A PRIMARY PHONE '�}yyz S�'�j� -.3 744' MAILING D.R$3�5. - /" E UUII �� 1l /V�1-- S E-MAIL CITY LL S�TATE / ZIP 3 NAME (11 PHONE 1,1,3- -2 02 14 MAILING ADDRESSE-MAIL 2 g i 3 104 -C 5- C- ►K.'fv 0 1 a CONTRACTOR CITY `- STATE V' AWA ZIPg9O7O F - STATE CONTRACT R'S LICENSE # `I 21 r EXPIRATION DATE OZ 12 - 2NAMECray- FEDERAL WAY BUSINESS LICENSE # NAME PRIMARY PHONE APPLICANT MAILING ADDRESS E-MAIL CITY STATE ZIP FAX PROJECT CONTACT NAME F f�' I -e h PRIMARY PHONE MAILING ADDRESS /� yv A' A'h ee- I I" OM E-MAIL (The individual to receive and respond to all correspondence CITYvI,V v STATk ZIP FAX concerning this application) PROJECT FINANCING NAME OWNER -FINANCED Required value of $5,000 or more MAILING ADDRESS, CITY, STATE, ZIP PHONE (RCW 19.27.095) I certify under penalty of perjury that I am the property owner or authorized agent of the property owner. I certify that to the best of my knowledge, the information submitted in support of this permit application is true and correct. I certify that I will comply with all applicable City of Federal Way regulations pertaining to the work authorized by the issuance of a permit. 1 understand that the issuance of this permit does not remove the owner's responsibility for compliance with local, state, or federal laws regulating construction or environmental laws. I further agree to hold harmless the City of Federal Way as to any claim (including costs, expenses, and attorneys' fees incurred in the investigation and defense of such claim), which may be made by any person, including the undersigned, cued elod against the_cibL but only where such claim arises out of the reliance of the city, including its officers and employees, ADW *14Atiet' information supplied to the city as apart of this application. JAN 0 9 2014 ZCe64 SIGNATURE: DATE PRINT NAME: CITY OF FEDERAL WAY Bulletin # 100 - January 1, 2013 Page 1 of 3 k:AHandouts\Permit Application 41 GENERAL INFORMATION CRITICAL AREAS ON PROPERTY? WATER PURVEYOR /4—� SEWER PURVEYOR VALUE OF PLUMBING WORK PLUMBING PERMIT I (�— It" $ VA� VALUE OF MECHANICAb WCjIK MECHANICAL PERMTIT-mv EXISTING FIRE SPRINKLER SYSTEM? ❑ Yes �No PROPOSED FIRE SUPPRESSION SYSTEM? ❑ Yes )oo 'SECOND FLOOR A Indicate how many of each tune of flxturato be installed or relocated as part of this project. Do not include existing fixtures to remairG AIR HANDLING UNITS FANS _ GAS PIPE OUTLETS OTHER (Describe) AIR CONDITIONER FIREPLACE INSERTS DISHWASHERS HOODS (Commercial( RAINWATER SYSTEMS BOILERS / FURNACES DRAINS HOT WATER TANKS (caa) SHOWERS COMPRESSORS GAS LOG SETS DRINKING FOUNTAINS REFRIGERATION SYST SINKS (Kitchen/um ry) DUCTING ( GAS PIPING 2 HOSE BIBBS WOODSTOVES J SUMPS —1 WASHING MACHINES TOTAL FIXTURES GENERAL INFORMATION CRITICAL AREAS ON PROPERTY? WATER PURVEYOR /4—� SEWER PURVEYOR VALUE OF PLUMBING WORK PLUMBING PERMIT I (�— It" $ — EXISTINGJYREVIOUS USE LOT SIZE (In Square Feet) EXISTING FIRE SPRINKLER SYSTEM? ❑ Yes �No PROPOSED FIRE SUPPRESSION SYSTEM? ❑ Yes )oo 'SECOND FLOOR A Indicate how many of each tjype of fixture to be installed or relocated as part of this project. Do not include existing fixtures to remain. ! BATHTUBS (or Tub/Shm-r Combo) _ LAVS (Hand Sirlxa) TOILETS WATER PIPING DISHWASHERS GARAGE * CARPORT ❑ RAINWATER SYSTEMS URINALS OTHER (Describe) DRAINS SHOWERS VACUUM BREAKERS EXISTING Area Totals DRINKING FOUNTAINS �_ SINKS (Kitchen/um ry) WATER HEATERS (Electric) 2 HOSE BIBBS ESTIMATED SELLING PRICES 2 6 ��J�/ # OF BEDROOMS J SUMPS —1 WASHING MACHINES TOTAL FIXTURES GENERAL INFORMATION CRITICAL AREAS ON PROPERTY? WATER PURVEYOR /4—� SEWER PURVEYOR VALUE OF EXISTING IMPROVEMENTS 4--z j I (�— It" $ — EXISTINGJYREVIOUS USE LOT SIZE (In Square Feet) EXISTING FIRE SPRINKLER SYSTEM? ❑ Yes �No PROPOSED FIRE SUPPRESSION SYSTEM? ❑ Yes )oo 'SECOND FLOOR A RESIDENTLA,L - NEW OR ADDITION AREA DESCRIPTION (in square feet) EXISTING PROPOSED TOTAL FOR OFFICE USE BASEMENT Construction # of Type Stories Additional Information NEW BUILDING FIRST FLOOR (or Mobile Home) 0 J 'SECOND FLOOR / 28 %L COVERED ENTRY COMMERCIAL - RE,EMODEL/TENA MPROVE -T9 DECK O..ccu�a roup(s) Construction Type # of Stories GARAGE * CARPORT ❑ O D — — --- OTHER (describe} TOTAL BUILDING ___-- — EXISTING Area Totals PROPOSED TOT TENANT AREA ONLY,. "NEW BONES GALT**',, ESTIMATED SELLING PRICES 2 6 ��J�/ # OF BEDROOMS PROJECT AREA ONLY COMMERCIAL - NEW/ADDITION AREA DESCRIPTION Area in Square Feet Occupancy Group(s) Construction # of Type Stories Additional Information NEW BUILDING ADDITION COMMERCIAL - RE,EMODEL/TENA MPROVE -T9 AREA DESCRIPTION Area in Square Feet O..ccu�a roup(s) Construction Type # of Stories Additional Information � TOTAL BUILDING TENANT AREA ONLY,. PROJECT AREA ONLY Bulletin # 100 — January 1, 2013 Page 2 of 3 k:\Handouts\Permit Application RECEIRD «roe mow:,:..:. PERMIT 12PPLICAT ON Federal Way OCT 0 9 2013 -z CITY OF FEDERAL WAY PERMIT NUMBER ,/ _ / / r �� r - J 113 —� — v 11— TARGET DATE SITE ADDRESS�* + xxx �q6I" PL SUITE/UNIT # PROJECT VALUATION ZONING ASSESSOR'S TAR/PARCEL # � TYPE OF PERMIT >�3UILDING ❑ PLUMBING ❑ MECHANICAL ❑ DEMOLITION ❑ ENGINEERING ❑ FIRE PREVENTION NAME OF PROJECT 6,1'94 J JZN�i PROJECT DESCRIPTION VO _-�5F P, 2 Detailed description of work to be included on this permit only PROPERTY OWNER NAME PRIMARY PHONE e4r, MAILING ADDRESS _ Z4 E-MAIL CITY l STATE Wl ZIP �� 3 NAME PHONE MAILING ADDRESS E-MAIL CONTRACTOR CITY STATE ZIP FAX WA STATE CONTRACTOR'S LICENSE # EXPIRATION DATE FEDERAL WAY BUSINESS LICENSE If NAME PRIMARY PHONE Z�6'-�s3-3'ZS MAILING ADDRESS iZ Zoo E-MAIL ALE.,Kt'(iZ0 WV &" APPLICANT CITY STATE WA ZIP �} GCSV5+ FAX PROJECT CONTACT NAME t I PRIMARY PHONE ZZ�i1J dE> U MATTING ADD Sh,,�. r S� E-MAIL (The individual to receive and respond to all correspondence CITY TA)EAJ ZIP �Q FAX concerning this application) PROJECT FINANCING value of$5,000 or more (RCW 19.27.095) NAME 00 --~ �-i � � ElOWNER-FINANCEDRequired MAILING ADDRESS, CITY, STATE, ZIP PHONE I certify under penalty of perjury that I am the property owner or authorized agent of the property owner. I certify that to the best of my knowledge, the information submitted in support of this permit application is true and correct. I certify that I will comply with all applicable City of Federal Way regulations pertaining to the work authorized by the issuance of a permit. I understand that the issuance of this permit does not remove the owner's responsibility for compliance with local, state, or federal laws regulating construction or environmental laws. 1 further agree to hold harmless the City of Federal Way as to any claim (including costs, expenses, and attorneys' fees incurred in the investigation and defense of such cIaim), ich im arises out o-/ighaa by any person, including the undersigned, and filed against the city, but only where such claim of the 'ty, including its officers and employees, upon the accuracy of the information supplied to the city as a of this application. SIGNATURE: DATE /© PRINT NAME: Q� Bulletin #100 —January 1, 2013 Page] of 3 k:\Handouts\Permit Application MECHANICAL PERMIT Indicate how many of each type AIR HANDLING UNITS AIR CONDITIONER BOILERS COMPRESSORS DUCTING VALUE OF MECHANICAL WORK J $ (�, o5� sure to be installed or relocated as part of this project. Do not include existirkq fixtures to remain. FANS Z GAS PIPE OUTLETS OTHER (Describe) FIREPLACE INSERTS HOODS (comm__) FURNACES HOT WATER TANKS (Gas) GAS LOG SETS REFRIGERATION SYST GAS PIPING WOODSTOVES PLUMBING PERMIT $ q010 --o Indicate how many of each type o ure to be installed or relocated as part of this project. Do not include existing fixtures to remain. BATHTUBS (_Tnb/sh.—c—bo) LAVS (Hand Sinks) TOILETS WATER PIPING DISHWASHERS RAINWATER SYSTEMS URINALS OTHER (Describe) DRAINSZ� SHOWERS VACUUM BREAKERS DRINKING FOUNTAINS 1J SINKS (Kith_/utwty) WATER HEATERS (Eko io) Z HOSE BIBBS SUMPS WASHING MACHINES TOTAL FIXTURES GENERAL INFORMATION CRITICAL AREAS ON PROPERTY? WATER PURVEYOR SEWER PURVEYOR VALUE OF EXISTING IMPROVEMENTS �l,I�p k� �� $ A EXISTING/PREVIOUS USE LOT SIZE (In Square Feet) EXISTING FIRE SPRINKLER SYSTEM? PROPOSED ARE SUPPRESSION SYSTEM? A ❑Yes No o Ye SA No Bulletin # 100 —January 1, 2013 Page 2 of 3 k:\Handouts\Permit Application It • WETLANDS AND DRAINAGE CORRIDORS EVALUATION AND DELINEATION REPORT and CONCEPTUAL MITIGATION PLAN To accommodate Single -Family Lot Development Parcel number 9414800070 xxx S 296T" PL Federal Way, WA prepared for: Mr. Mike Dougherty 719-501h Street SE Auburn, WA 98092 prepared by H & S CONSULTING P. O. Box 731695 Puyallup, WA 98373 253 732-6515 MHeckert@Q.com July 24, 2013 RECEIVE[ OCT 092013 CITY OF FEDERAL WAY CDS EXECUTIVE SUMMARY The Dougherty Project Site, XXX S 296th PL, City of Federal Way, WA, Parcel numbe 941480-0070 is approximately 10,205 sq. ft., located generally adjacent to the southeas corner of Laurelwood Park in the city of Federal Way, Washington. An assessment o this project area following the procedures outlined in the Washington State Wetland Identification and Delineation Manual (Wash. Manual), the Corps of Engineers Wetlan Delineation Manual (2008 Supplement), Revised Washington State Wetland Rating System(WSWRS), and City of Federal Way Title 16.10 resulted in the identification of one wetland area and no drainage. The project site is vacant. The site is forested in the east and north. Adjacent to the north is a dedicated King county (?) road easement. The parcel to the west is a single-family house and yard. The site appears to have been filled to the boundaries many years ago. Onsite assessment included an evaluation of the function and value rating for the wetland, a classification of each wetland and stream following the U.S. Fish and Wildlife Servic methods, a categorization of each wetland and drainage following City of Federal Wa Title 16.10 - Development Regulations Critical Areas, and an identification of the City f Federal Way buffer width. WETLAND SIZE City of Federal WA WETLAND STANDARD Adjustment by Buffer Totai (square feet) Way RATING BUFFER WIDTH Function And CATEGORY SCORE Land Use A *100 I I 56 100 ft. +0 ft. 100 ft. *denotes wetland continues offsite The wetland was delineated and flagged on site. The Seattle District U.S. Army Corps of Engineers, the Washington Department of Ecology, and City of Federal Way (as well as a number of other resource agencie ) regulate activities in and around identified wetland and stream areas. Such regulation focus on the avoidance of adverse impacts to wetlands and the mitigation of such impacts that cannot be avoided. In addition, City of Federal Way has established criteria t categorize wetlands for purposes of regulation and requires a buffer along wetland an drainage corridor areas. The proposed development is the siting of a single-family house, yard, and interior access and utilities. Due to the size of the lot, the standard wetland buffer encumbers approximately two-thirds of the lot, making development impossible through standard buffering. Consequently, the standard wetland buffer is proposed to be reduced to 50 ft. to allow reasonable use of the site. The remaining 50 ft. of the buffer will be enhance through the planting of trees and shrubs to mitigate the buffer reduction. TABLE OF CONTENTS EXECUTIVESUMMARY.............................................................................................. 2 INTRODUCTION.............................................................................................................1 BACKGROUNDINFORMATION................................................................................ 2 ONSITEANALYSIS........................................................................................................ 2 WETLAND AND STREAM DETERMINATION........................................................ 4 WETLAND FUNCTION AND VALUE ASSESSMENT ............................................. 5 REGULATORY CONSIDERATION............................................................................. 6 SELECTED DEVELOPMENT ACTION...................................................................... 6 FIGURES........................................................................................................................... 8 REFERENCELIST.......................................................................................................... 9 ATTACHMENT 1 - WETLAND DELINEATION....................................................10 ANDSITE MAP.............................................................................................................. 10 0 STANDARD OF CARE Prior to extensive site planning, this document should be reviewed and the wetland boundaries verified by the appropriate resource and permitting agencies. Wetland boundaries, wetland classifications, wetland ratings, and proposed buffers must b reviewed and approved by City of Federal Way Planning and Land Services an potentially other regulatory agencies. H & S has provided professional services that are in accordance with the degree of care and skill generally accepted in the nature of the work accomplished. No other warranties are expressed or implied. H & S is no responsible for design costs incurred before this document is approved by the appropriate resource and permitting agencies. Mark Heckert Principal H & S Consulting 4 10009 Dougherty Wet and concept Mit. 0 INTRODUCTION This report details the culmination of activities and onsite evaluations undertaken t complete a wetland and drainage corridor evaluation as an element of the planning ani I site development of the Dougherty Project Site. The Dougherty Project Site is locate generally in the eastern portion of the City of Federal Way, Washington (Figure 1). Th project site is vacant. The evaluation and delineation of onsite and adjacent wetlands and drainage corridors in. a vital element in the planning and selection of a site development action. The goal of this approach is to assure that planned site development does not result in adverse environmental impacts to regulated wetlands, streams, and their associated protectiv buffer areas. Wetlands are generally defined as "those areas that are inundated or saturated by surface water or ground water at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions." (City of Federal Way Title 16.10) ��w�L I°I.OS• 130 STUDY PURPOSE The purpose of this document is to present the results of an onsite assessment a evaluation of wetland areas and grading and fill impacts within the Dougherty Project S following the methods and procedures outlined in the Washington State Wetlan Identification and Delineation Manual (Wash. Manual), Revised Washington Sty Wetland Rating System(WSWRS), the Corps of Engineers Wetland Delineation Mani (2008 Supplement) and the Washington Department of Natural Resources (WDN Forest Practice Rules. Onsite assessment noted that there were no differences in t identified wetland boundaries as a result to using either the Wash. Manual or the 19 Manual. Drainage corridors were also assessed in accordance with the crite established by City of Federal Way and the State of Washington Department of Natu Resources (WDNR) Forest Practice Rules (WAC 222-16-030). This study was design to accommodate site planning and potential regulatory actions and is suitable submittal to federal, state, and local authorities for wetland and stream boundE verification and permitting actions. SITE DESCRIPTION The project area was generally rectangular, 10,205 sq. ft., located in Federal Wa�V, Washington. The project area was bounded on the west by a single-family house. Th project area was bounded on the north and east by vacant parcels. 1 10009 Dougherty Wet and concept Mit. • 0 BACKGROUND INFORMATION NATIONAL WETLAND INVENTORY The National Wetland Inventory (NWI) mapping completed by the U.S. Fish and Wildlif Service was reviewed as a part of this assessment (Figure 2). This mapping resourc identified a Palustrine, Shrub -Scrub, seasonally flooded (PSSC)fresh water wetland a the north boundary of the site. CITY OF FEDERAL WAY WETLAND MAP The City of Federal Way Wetland Inventory mapping was reviewed as part of thi assessment (Figure 3). This mapping resource identified a Palustrine, Shrub-Scru (PSS) and Palustrine, Forested (PFO) wetland at the north boundary of the site. Thi wetland was designated as a Category 2 Wetland. SOILS MAPPING The soil mapping inventory completed by the NRCS was reviewed as a part of thi assessment. This mapping identified the soils generally in the center of the project sit as AgC. AgC soil is well -drained and not listed as hydric. ONSITE ANALYSIS CRITERIA FOR WETLAND AND STREAM IDENTIFICATION Wetlands are transitional areas between aquatic and upland habitats. In general terms wetlands are lands where the extent and duration of saturation with water is the primary factor determining the nature of soil development and the types of plant and animal communities living in the soil and on its surface (Cowardin et al., 1979). Wetlands are, generally defined within land use regulations as "areas that are inundated or saturated b surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life i saturated soil conditions" (1987 Manual). Wetlands exhibit three (3) essential characteristics, all of which must be present for an are to meet the established criteria within the Wash. Manual and the 1987 Manual. Thes essential characteristics are: 1. Hydrophytic Vegetation: A predominance of plants that are typically adapted for life in saturated soils. 2. Hydric Soil: A soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper horizons. 2 10009 Dougherty Wet and concept Mit. • 3. Wetland Hydrology: Permanent or periodic inundation, or soil saturation to the surface, at least seasonally. A stream is generally defined as a location where surface waters produce a define channel or bed. A defined channel or bed is typically an area which demonstrates clea evidence of the passage of water and includes, but not limited to, bedrock channels gravel beds, sand and silt beds, and defined channel swales. _ A stream need not contai water year-round. A stream typically does not include irrigation ditches, canals, storm o surface water run-off devices, or other artificial watercourses unless the constructe watercourse conveys a stream which naturally occurred prior to the construction of suc watercourse. STUDY METHODS H & S completed a specific onsite evaluation of the project site on July 12, 2013. Th objective of this evaluation was to define and delineate potential wetland and drainag corridor areas which may be present within and adjacent to the project area as define by the three -parameter criteria test noted within the Wash. Manual and 2008 Supplement and the water -typing criteria noted within the WDNR Forest Practice Rules (WAC 222. 16-030). Boundaries between wetland and non -wetland areas were established by examining th transitional gradient between wetland and non -wetland characteristics criteria alon transects through the site. Delineation was performed using the routine methodology for areas smaller than five acres as detailed in the 1987 Manual. City of Federal Way Wetland category was derived utilizing the Revised Washington State Wetland Rating, System (WSWRS) rating form. FIELD OBSERVATION As defined by existing site conditions and aerial photos, the project site area had been managed and manipulated periodically over many years • Soils The project site was generally comprised of loam, and gravelly sandy loam soils tha appeared to be old fill and drain moderately well. These areas did not exhibi redoximorphic features such as gleying, oxidized root channels, or mottles. This area di not meet the hydric soil criteria. At the north boundary of the site, a small well-defined slope occurred, apparently definin a fill boundary. Immediately north of this feature soil layer was generally silt loa underlain with clay loam or gravelly clay loam. The sub -soil within this area was general) noted as gravelly clay loam, gray (10YR 4/1) in color, and exhibited prominen redoximorphic features (i.e. soil mottles, oxidized root channels). These soils met th hydric soil criteria. 3 10009 Dougherty Wet and concept Mit. • Hydrology Hydrology within the overall project area appeared to be the result of seasonal inundation by the ditch, seasonal stormwater runoff from onsite and adjacent properties; short -ter seasonal ponding within depressional areas and soil characteristics. Stormwater surface runoff through the overall project area was directed by topography generally to the north into the large depressional area. • Vegetation A forest community dominated the project site with Douglas -fir overstory and Himalayan blackberry understory. This plant community was identified as non-hydrophytic i character (i.e. typical of uplands). Along the north boundary, the site was dominated by a mixed wet forest plant community. This plant community was identified as hydrophytic in character (i.e. typical of wetlands). WETLAND AND STREAM DETERMINATION Wetland determination was based on sample plots which contained hydrophyti vegetation, hydric soils, and wetland hydrology in accordance with the 1987 Manual an the Wash. Manual. Based on these methods one wetland was identified within the project site. WETLAND SIZE CITY OF WA WETLAND GENERAL i I Adjustment by Buffer To I (square feet) FEDERAL WAY I RATING BUFFER WIDTH i Function And CATEGORY SCORE I I Land Use A -100 1 11 56 T 100 ft. 1 +0 ft. 100 ft. *denotes wetland continues offsite Wetland A: This wetland was located within a well—defined depression running alon the north boundary of the site. This wetland included a forested overstory and thre vegetative canopy classes. This wetland continued extensively to the north, east, an west from the north boundary. This wetland appeared to remain ponded into the growin season and saturated for much of the year. Hydrology for this wetland was provided b the stream, seeps or springs and stormwater runoff from onsite and adjacent parcels. Wetland A meets the U.S. Fish and Wildlife Service (USFWS) criteria for classification as a palustrine, forested, seasonally flooded (PFOC). Since this wetland scored 56 Points by WSWRS, this wetland appeared to meet the criteria for designation as a City of Federal Way Category II Wetland. Standard General buffer for a City of Federal Way Category II Wetland is 100 ft.. Buffer Width assigned by Rating is 100 feet, as measured perpendicular to the wetland edge. 4 10009 Dougherty Wet and concept Mit WETLAND FUNCTION AND VALUE ASSESSMENT Wetlands are known to perform significant roles in the ecosystem, some of which are C f immediate value to society. These roles vary greatly with the size, type, hydrology, vegetation, and location of wetland areas. Although the ecological functions performed by these wetlands are complex, interrelated, and difficult to assess and quantify, method have been developed for the U.S. Army Corps of Engineers (Adamus et al. 1987: Reppe et al. 1979). The functions provided by wetlands include hydrologic support, shorelin protection, stormwater and floodwater storage, water quality, groundwater recharge, an provision of wildlife habitat. CATEGORIZATION BASED ON FUNCTIONS The functions that a wetland performs are characterized by answering a series of questions that note the presence, or absence, of certain indicators. Indicators are easily observed characteristics that are correlated with quantitative or qualitative observations of a function (Hruby et al. 2000). Depressional or Flats Wetlands Potential to Improve Water Quality Potential to Reduce Flooding and Stream Erosion Riverine and Freshwater, Tidal Fringe Wetlands Potential to Improve Water Quality Potential to Reduce Flooding and Stream Erosion Opportunity to Reduce Flooding and Stream Erosion Lake -fringe Wetlands Potential to Improve Water Quality Opportunity to Improve Water Quality Potential to Reduce Shoreline Erosion Opportunity to Protect Resources from Shoreline Erosion Slope Wetlands Potential to Improve Water Quality Opportunity to Improve Water Quality Potential to Reduce Flooding and Stream Erosion Opportunity to Reduce Flooding and Erosion Functions Related to Habitat for All Classes of Wetlands Potential to Provide Habitat Opportunity to Provide Habitat Score and Category Based on Functions 5 10009 Dougherty Wet and concept Mit. 0 Wetlands that are Category I based on functions need to score 70 points or more. Total scores between 51-69 are Category ll; 30-50 are Category III, and less than 30 are Category IV. ONSITE WETLAND VALUATION The wetland areas identified within the overall project area were evaluated following the functional value assessment process noted above. As identified in this assessment Wetland A would be considered to have the overall functional rating of Category II. • Water Quality Functions — 20 points • Hydrologic Functions — 18 points • Habitat Functions — 18 points • TOTAL score for functions — 56 points REGULATORY CONSIDERATION The proposed alteration of lands defined by various federal, state, and local authority rules and regulations as "wetlands" raises environmental concerns that are general) addressed in the development review process. These concerns center on the development's potential adverse impacts to the structure, function, value, and size o these "wetland" areas. Such adverse impacts may include a reduction in wildlife habitats, reduced surface water quality, reduced water retention, a reduced ground water recharg rate, reduced plant species diversity, and the reduction in the function and value of othe associated wetland and non -wetland characteristics. STATE OF WASHINGTON DEPARTMENT OF ECOLOGY Proposed action undertaken through either of the Corps of Engineers processes (Nationwide or Individual) are also subject to the provisions of the Washington Stat Department of Ecology Section 401 Water Quality Certification Process. Projects that may be exempt from Corps of Engineers Section 404 jurisdiction may still require review by the Washington State Department of Ecology to ensure consistency with State water quality protection provisions. SELECTED DEVELOPMENT ACTION 6 10009 Dougherty Wet and concept Mit. As a result of small size of the lot, and the wetland and buffer encompassing 6,800 sq. of the 10,205 sq. ft. site, it is necessary to encroach 50 ft. into the standard 100 -ft. wetlan !i buffer, to obtain reasonable use of the site (Attachment 1). Development Impact There would be no wetland impact due to this development. The buffer impact will b 3,208 sq. ft. buffer loss. The development will encroach into the buffer for the necessa homesite and yard. This is the minimum necessary to allow development. It is also unavoidable due to critic I areas locations of the site. Therefore, the reduction of the wetland and buffer is a unavoidable impact of the site development, and is the minimum necessary t accommodate reasonable use of this lot. In the placement of the home site, temporary and long-term erosion control measures wi be implemented. These measures include silt fencing and straw covering during site preparation, and seeding of exposed soil areas with an erosion control seed mixture. Th remaining vegetation between the proposed home site and the wetland will be designated as buffer and will remain undisturbed. The reduced buffer will be signed to prohibit intrusion to the retained buffer and wetland. Mitigation options for the site are limited due to the site being small and partially vegetate in mature cottonwood trees. The remaining buffer, adjacent to the wetland, is 3,592 s . ft.. This area has been identified to have an understory of Himalayan blackberry. A mitigation for the development impact on the site, this area will be treated by removal of the blackberry and planting of 50 red -osier dogwood (Cornus stolonifera) and 50 pacifi willow (Salix lucida) in the reclaimed area to inhibit re -growth of the blackberry. These actions will ensure there will be no further impact on the functions or values of the on-site wetland or buffer. The Owner seeks a wetland variance for siting a single-family house, yard and access. 7 10009 Dougherty Wet and concept Mit. FIGURES 0 10009 Dougherty Wet and concept Mit. 0 REFERENCE LIST Adamus, P.R., E.J. Clairain Jr., R.D. Smith, and R.E. Young. 1987. Wetland Evaluation Technique (WET); Volume II: Methodology, Operational Draft Technical Report Y-87, U.S. Army Engineer Waterways Experiment Station, Vicksburg, Mississippi. Cowardin, L.M., V. Carter, F.C. Golet, and E.T. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. Office of Biological Services, U.S. Fish and Wildlife Service, U.S. Department of the Interior, FWS/OBS-79/31. Environmental Laboratory. 1987. "Corps of Engineers Wetlands Delineation Manual," Technical Report Y-87-1, US Army Engineer Waterways Experiment Station, Vicksburg, Miss. Hitchcock, C.L., A. Cronquist. 1977. Flora of the Pacific Northwest. University of Washington Press. Seattle, Washington. Reppert, R.T., W. Sigleo, E. Stakhiv, L. Messman, and C. Meyers. 1979. Wetland Values - Concepts and Methods for Wetland Evaluation. Research Report 79-R1, U.S. Army Corps of Engineers, Institute for Water Resources, Fort Belvoir, Virginia. U.S. Department of Agriculture, Soils Conservation Service. Soils Survey of King County Area Washington, February 1979. Washington State Department of Ecology. 1997. Washington State Wetlands Identification and Delineation Manual. Publication Number 96-94. Washington State Department of Fisheries, Catalog of Washington Streams and Salmon Utilization, Volume 1., 1975 9 10009 Dougherty Wet and concept Mit. 0 0 ATTACHMENT 1 — Wetland Delineation and Site Map 10 10009 Dougherty Wet and concept Mit. Existing House City of Federal Way Cat. II Wetland 100 ft. Buffer Standard SP 1 A 3 SP 2 BUFFER ENHANCEMENT PLANTING AREA 1 inch = 25 feet H&S Feet Consulting 0 12.5 25 50 253.732.6515 7/24/13 50 ft. REDUCED Buffer Boundary 58 FT Att. 1 Dougherty Parcel #9414800070 Wetland Delineation & Site Plain SITE ADDRESS: PARCEL 9414800070 FEDERAL WAY, WA legal descdDbon: WILDWOODSOUTH Plat Block Plat Lot: 7 PROPOSED SINGLE FAMILY RESIDENCE SLAB ELEV. 428.5 FIN. FLR ELEV. 429.5 ROOF TOP ELEV. 461.3 TREE RETENTION TOTALNUMBER 213 DIA. INCHES TREE TABLE TREE SPECIES DIAMETER RETAIN? 1 DOUGLAS FUR 12 N 2 DECIDIOUS 13 COVERED BY STRUCTURES 3 DECIDIOUS �14 _N N- 4 DECIDIOUS 16 N S DECIDIOUS 12 Y 6 DECIDIOUS 22 Y 7 DECIDIOUS 10 Y 8 DOUGLAS FURI 14 Y 9 DOUGLAS FURI 14 Y 10 2 Y 11 14 Y 12 18 Y 13 ift'� 2 Y 14 4 Y IS 6 Y TOTALNUMBER 213 DIA. INCHES ITOTALSITEAREA DIAMETERINCHES 158 TO RETAIN PROPOSED STRUCTURE PERCENTAGEOF 74.189' INCHES RETAINED IDRIVEWAYNVALKWAYAREA TOTAL RETAINED TREES 11 AREA .23 ACR REQ -D PER Table 14120.130-1 u S _—WETLAND 5HEEIFLOW 426 SILT FENCE — SEWER LINE CONNECT TO EXIST — MAIN WA 2% MIN. SLOPE 4' DIA.M4 -'-" DRYWELL CB#1 FOR DRIVEWAY 76nton, Design Group inier Ave N, Suite A-200 VIA 98057 (206) 839-8250 PLASTIC COVERING STO,;;;Pacs E1>20 1NUCR W9IXiS MIH STAKES WATitE lik�� � W BAlFS RUNOFF N AP[ti01tU LCCAMN. CUT SLOPES SM SEETIM N +X X 6 W. iFRip1 CIWR Omm WITH STATES tAN OF 9 FT. SE1MC1( IRE I FA Of TR . S.WE BAavra WTH WAM ROFX. TG APPROM LCCAMH PpYM°E Q6RG( V—M, AT lCE W4i T\\ t NSE»-•- �1tY YAX TOE N SIEEIWC N 4 N. x 6 W. TRERQ 3w umm OF 3 FT. Smwx FRW 60Tigi t Of S"L 6AMU - W KD Rax. cawEr Ru,•ar To AFPR04FD LccA TO PR°b- IIdEW.TE TEAIPIRARY FftOSW PROTECUCxC TO SCOFFS ANB OISNRBEO AREAS THAT CANNOT SE C04ERE0 BY YUW#ING A, W fiING PRIESERVING VEGETATION Ei 25 2 E CP wrow mom i PR°1E- RWT ZONE wv ME 1 AREA. PROTECT ROOTS 2-ao;E5 CANOPY °@P NIE-ACNFL FEW OR tAR N � 6Y u91iG RCOTS E%Rllp WEU„ BEYUA w NARR1 EMAWN TEG6FIxlES Lu S` NYRE CgiSN mR 2ONE PROTECT 4EC2'iA11W kJTSOE NNBIR6CTHN 2ONE er sEcaEc,ATWe n rein fXG{F •mutt (NN.SRiUCiIW fENfSM.. PRACTCAt4E.R09W BY PRE6ER NARNRAE WOERATIN YbifREYCR `4" ROOF DRAIN 0 2A% (MIN) (TYPICAL) 430 S. 2987TH PL SITE ADDRESS: *'** S. 296th PI. Federal Way, WA SITE PLAN SCALE: 18=20'-0° DRAWN BY: ava DATE ISSUED: REVISED: 1 CONSTR(ICT?ON ACCESS �c 1 1 WSFEG4LF 4'-B' WAfiiY 6PAlL4^1 BEO-1FXNE F4R DE ML WK WC. rESA-Es AREA t7 aru. na STAMM ACtE55 S SE Lt FD W A1C AfflS W THE STE " AWS MVM ANB PA2YWG NGWgXC PLAMNC STRIPS Olt@R YENS OF PR01tlM:, STAsAm ACCESS - . CGISILm. 0 FAIM YATW& 60' WOE EMS STARES M W'JiE MCS ATT- FAMC TO -E — M M s PRE-APPR O[WAL X 27 X 1490 It t I.- SIE Fo m My. BWY 60TMW C mm YATFRUL W a' ij YAnINiI I MTEN FA&RIC uAlEPosi---_.-,.:i NOTE ANC1E SET MICE BACx IR T!ff dl S.ME AT THE E1.0 CP RUN. 6M. ALL'AM RAM $M NAT.Ud t m GRANS 8Awu N TREK" AND CN Bolo SOES CF FENCE FAM W THE SIRFACE TO INIERLEPT & Df:TPN, 6NA,1 AAiWNT3 @ $Ew— UNDER SHE2T FIEnt CONDInWS mw 6T# M AREAS Dt4RRlG MSiRUCTIOA. TO OECRFASE ` DQTY C[' SHEET LOT cp__�yERA�E: 10,205 SF ITOTALSITEAREA 1948 SF PROPOSED STRUCTURE 65 SF IPATIOAREA 420 SF IDRIVEWAYNVALKWAYAREA 34.88°/B COVERED BY STRUCTURES 47.4% IMPREVlOUS COVERAGE r CYr`/ OF FEDERAL WAY SITE ADDRESS: PARCEL 941480-0070 FEDERAL WAY, WA legal description: W111DWOODSOUM Plat Blork Pla Lot: 7 PROPOSED SINGLE FAMILY RESIDENCE SLAB ELEV. 513 FIN. FLR ELEV. 514.5 ROOF TOP ELEV. 533:2 -. "---,�WETLAND 422 LOT COVERAGE: 10,205 SF (TOTAL SITE AREA 1948 SF PROPOSED STRUCTURE 65 SF PATO AREA 420 SF !DRIVEWAY/WALKWAY AREA :3:4]8 % ! COVERED BY STRUCTURES 14i 47.4% A '4� IIMPIREVIOUS COVERAGE SITE PLAN SCALE: 1"=20'-0" 424 421 SILT FENCE -- 428 - I P-R­6P-03ED- SINGLE FAMILY RESIDENCE PLASTIC COVERING STO"Pus E1.20 UUNSIHUUIIUN AUULSS AW WATWE MIN KAW M AP?RM LOCATION, CUT sLopEs wm sy� 104" a 8 ". SEM�'=IU f7 WX =' AMRM LOCADmK PRO,WE FNSR4Y WWAM AT TOE MIEN Ftl MAK TOE H S*rw N . K x 8 T wK WWF OF 3 R SMBADx oF %alE BAO611 m, easao ;Ilm MMWM APPWO LOCA - M PROVE WE1%ATE TEMPORARY ER09W M=TM M 9-opES ANO OISIU AREAS THAT CANNOT a COVERED 8y II—tING & MATTNC PRESERVING VEGETATION E1.25 I WME ff PROMMW FMtC i PACTWIM MT 2M TFII nC ARM PROTECT ROOTS 2 -Nm CWOPv LH � N � v M4 . =-=lw HAS aOVATKN TEQ*IWM m MR. VEGETATION Imatm PRAOICA L- SPLASHBLOCKS 4" ROOF DRAIN DRIVEWAY 20 Q 2.0% (MIN) (TYPICAL) ,.(CONC.) 430 SEWER LINE 65.00' CONNECT TO EXIST MAIN WATER S. 296TH FL S. MIN, SLOPE 4* -W OC'A9iY NN H 55 AFEA '2' w aAm= ACC495 9 ac m . ALL AWiAR OF THE SR " 4ET1tlE TRAPflC N Dw M.AVRVO S owm 'Ems OF PRDVM StAW-W ACCu'S4 NRL M CWSOM FILTER FENCE = P ma PE3.10 E'" Tot FAM WTUM W WE ecus — srA M M � ro, A�9. FAMC M WK � 7= I pw-A�PRCihD Eam It x 2' % T4gT WREFABRIC .mw. (CP -m SIF MOTO) BDTT%M LP fxm wm� w a- mNcI MMFA "mm Wm�w� Wm SLOPE AT Pf DO OF RUN. Blx� LR BF MI. D mww��Fee ;* fAWC N THE SLWFAM TO INTERCEPT 8 Wt- FLOW C(XNOITIONS PLOYS 9&f 1,j Yo 04;7C, DRAWN BY: ava U'b- Design Group SITE ADDRESS W Y" T SS W, 879 Rainier Ave N, Suit, A-200 4soaS. 296th Pl. DATE ISSUED: Renton, WA 98057 - H mom Federal Way, WA URBAN DESIGN GROUP P: (206) 83B-8250 REVISED: SED: A RESUBMITTED JAN 0 9 2014 CITY OF ft- DERAL WAY CDs SITE ADDRESS: PARCEL 9414800070 FEDERAL WAY, WA legal descdOtion: W11,L)WOOD SOUTH Plat Brock MST Lt. 7 PROPOSED SINGLE FAMILY RESIDENCE SLAB ELEV. 428.5 FIN. FLR ELEV. 429.5 ROOF TOP ELEV. 461.3 TREE RETENTION -roTALNUM861-- 213 DIA. INCHES ITOTAL SITE AREA DIAMETER INCHES Iss TO RETAIN PROPOSED STRUCTURE PERCENTAGEOF 74.18% INCHES RETAINED [DRIVEWAYIWALKWAY AREA TOTAL RETAINED TREES 11 AREA .23 ACR REQ -D PER Table 19.120, M I SHEETFLOW 426 SILT FENCE 5 WETLAND SEWER LINE CONNECT TO EXIST MAI' WATER—/ 2% MIN. SLOPE 4! D[kX4' DRYWt-L FOR DRIVEWAY PLASTIC COVERING STOWILES El ,20 1,,—ANM W11MIS NTH STAKES AW WATREC13T SLOPES EXWW1WW4KX8K tl"Ea '00 TMTS wM STAKES wt SLOM RAW" wt, w1m FROM itP OF to, m TO PEtME MRC! p55PA=N AT TOE . SttmmG St 4 a x a N. WA" T 3 FT. SEIBNX FROM Cf SLCRE wwuw w m TO PRON. UAEMIE 7w..' ERC W M.U.. T. SLOPES AND ISMRBED AIM TIMT —N. BE GD`hRED Of WN. PRESER61ING EGET )Otiq ,AT E1,25 2 WTM T M. KEKcm I M'T'(3ZI) MT ME wtnmF THE I AREA HTOTEOT ROOM 2 -MW CAVOPF — --A—. F,wEK MURSERWMAItME WW M73 EXTEND %M ISEYM DRIP NAND atAV— lEtl-0ACIES I.PiE I MPALQE cactm. ZONE PROTECT iE(E,AT% MISKE COASTfiUODM ZINE W SEGRMAIM 11 WSJ IWI VtSaM C0H5 (=K FDKM M REWa ER M W PuaERNNG NAWWATXW %TEREM PRA—AR' 4" ROOF DRAIN 0 2.0% (MIN) (TYPICAL) & 296TH PL SITE PLAN SCALE: I'=20' -O" CONSTRUCTION ACCESS Q u" �6 V -S' QUAWY MU YAM TE:AWJ N W�M$ GRESSAGRESS AREA SIAMM =ESS SNN1 BE $M W SHE w VOME Wn, " POCK STB A'=8 tt m m $Kvaa, t TER EE tCE7.9 AL FENIX POSTS TER FAMO TBM W 210EM �ml� Stm WE M. TO ATTACH FAQ IT) WE � A0 Ot M-AMIRM EW& I f 40;; 2' 14qo � FARC M EQW. ltXPet m comm) mt-rou OF mTm tIATESm St r le TFS= am FA00 WaM NOTE M EST FENCE BACK UP TME SLOPE AT M W (V RUN. III .ACKFU Wai NATK 5 A4 M W� � A . TMM A0 AAMTHE -ACEW & mcm MIR Tr o= Vtrwl . SHEET Otis LOT COVERAGE: 10,205 SF ITOTAL SITE AREA 1948 SF PROPOSED STRUCTURE 65 SF PATIO AREA 420 SF [DRIVEWAYIWALKWAY AREA 34.88% ICOVERED BY STRUCTURES I47,4% FIMPREVIOUS —COVERAGE Urban Design Group SITE ADDRESS: DRAWN BY: eve MAY i 5 2014 879 Rainier Ave N, Suite A-200 S. 296th PI, DATE ISSUED: CITY OF FEDERAL WAY m4mml Renton, IVA 98057 Federal Way, WA URBAN DESIGN GRDIJP P: (206) 838-8250 REVISED: