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Permit L98-0019 - FOSTER HEIGHTS - PRELIMINARY SUBDIVISION
FOSTER HEIGHTS SUBDIVISION DEVELOPMENT PRELIMINARY SUBDIVISION LAND DEVELOPMENT LAND DIVISION File: 98 DOI mm Drawing# DEVELOPER'S PROJECT WARRANTY REQUES I . FORM NAME OF DEVELOPMENT: , a 6 } ,/le ,j &s DATE: /D, Z 5—.99 DEVELOPMENT ADDRESS: PERMIT NO.: CASH ASSIGNMENT NAME 7 -, v _Z-Vie... . TEL. NO. ..2D6 •ce4(3 - 7 73 S”" SHALL BE REFUNDED BY MAILING TO: ADDRESS: _7_2_7-6 /" //,o4/..-K .P (please print) CITY/STATE/ZIP , e_z_ fi7re , Gc DESCRIPTION OF ITEMS TO BE COMPLETED (REFERENCE PLANSIDCCUMENTS WHERE ITEMS ARE DESCRIBED): /.4-ZA-141-25 c cx t 7.0 — S .S' l d, chi s / 7 -1 ,lGsilC-g-c., ki Q 5 f--c .-...---- /- ,0,. S . • iN Siv 7 / / / : : 1*o—, 7i'7 40.7 °y //Qv4e/,^ c-dyde ,0014.- ."144,-.2:e) As the owner, or authorized agent of the owner, I hereby submit cash or cash equivalent in the amount of $ /7 C17 i— ($150% of value to complete work described above) and attach supporting doou ntation for value of work. I will have this work carried out and call for a final Inspection by this date: ( (/O / d/ ), or risk having the City use these funds to carry out the work with their own contractor or in -house manpower. If I fall to carry out the work, I hereby authoriz: the City to go onto the property to carry out completion of the above deficiencies. I further agree to compie :: I work listed . • •ve.rior to requesting inspection and release of these funds. SIGNED: .0- v TITLE: (1, 4 f a} R: t:, !C>r ??>!G:;Sg; !y5; } {4 y, {:?{i . :'w' !2 #k! JCti } `Y f j,'` f u !•v5 ^ +<i ;;` %v! : { ?ri :1! ^ }:5:! { ' R:S:: SEC%}Qllm.s. b ca :. d bri <z'i ` of '> ° ` > « s THIS FUND IS AU ORIZED TO BE ACCEPTED. SIGNED: A l re, C , Cr DEPARTMENT HEAD: ` (......\_,„7_ AMOUNT: / ? , 80 7 , 51.7 Q CASH () CASH EOUNALENT DEPOSITED THIS DATE: CD ci — 1 1 - 0 0 CITY RECEIPT NO. RECEIVED BY: •J}o <bef<.cont ..:•.x y .Y.i.{ti in {ir,Mr+ti YiiC•C•l..in i.!w:iii_ i ??•: 72 HOUR NOTIFICATION FOR INSPECTION AND RELEASE OF FUNDS DEVELOPERS REPRESENTATIVE All work identified in Section 1 of this form has now been completed and returned to department which authorized warranty. I hereby request inspection and release of my cash/cash equivalent. DATE: `:'Sx.'es•`\ YR•' fv 5:5,jk;:f.:.Kr. }:•::2n:3:xY > ^: •::::v:5ii }J• ;}F oi i <!!5.:, }i:i•>::ti }iRi Ytt•T:L•`i::•: r pr s ef:cr r•:: ::ff;r••l. ?!?ii!rn }i } }. ..: ... hY..ff+?>:;. }4i::•rir• CHECKED BY: I have reviewed the above work and found it acceptable and therefore authorize the release of the above cash assignment. AUTHORIZED BY: DEPARTMENT: :. ;; : rq w}:Y x.rru•Y..YSV YiiRSs 'v)• ji:YiQJ . AMOUNT: CASH EQUIVALENT— LETTER AUTHORIZING RELEASE CASH CITY CHECK NO. Upon completion through Section 2, Finance personnel shall send copies to: — Developer — Finance Department — Permit Coordinator, DCD RELEASED THIS DATE: RELEASED BY: , FINANCE DEPT. Upon completion of entire form, Finance personnel shall send copies to: Developer — Finance Department — Permit Coordinator, DCD 0W13190 SUBDIVISION PERFORMANCE BOND Bond No. 852276S KNOW ALL MEN BY THESE PRESENTS: THAT we, Tridor, Inc., as Principal, and Developers Insurance Company, a corporation organized and doing business under and by virtue of the laws of the State of California and duly licensed to conduct surety business in the State of Washington, as Surety, are held and firmly bound unto the City of Tukwila, as Obligee, in the sum of Seventeen Thousand Eight Hundred Eighty Seven and 50/100ths ($17,887.50) Dollars for which payment, well and truly to be made, we bind ourselves, our heirs, executors and successors, jointly and severally firmly by these presents. THE CONDITION OF THE OBLIGATION IS SUCH THAT: WHEREAS, the above named Principal entered into, or is about to enter into, an agreement or agreements with said Obligee to complete installation of street trees for the plat of Foster Heights. NOW, THEREFORE, the condition of this obligation is such, that if the above Principal shall well and truly perform said agreement or agreements during the original term thereof, or any extension of said term that may be granted by the Obligee with or without notice to the Surety, and upon receipt of a written discharge from the Obligee, then this obligation shall be void, otherwise to remain in full force and effect. IN WITNESS WHEREOF, the seal and signature of said Principal is hereto affixed and the corporate seal and the name of the said Surety is hereto affixed and attested by its duly authorized Attorney -in -Fact this 10th day of April, 2000. Tridor. Inc. By:F Developers Insurance Company BY: kf, Kristin Carlile, Attorney -in -Fact z •ice. w, • UO o`. W 1. mow:• i0. • a. • Na Hw• zo 10 N; 0 H< w` ,1- U W•. • Ft ' • z c hA4.. f)1/0,-4,% Ni,,~* (M 0u1414,ilttp clynt 1-I-C16p3 nAL. piut4 .etatio1 Tridor, Inc. Name Address Seattle, WA 98121 CIty, State, Zip 2226 t111oLt Ave., suite A 4 •;c. COMMUNITY.. Deucre ,-SZiei E]i \lELOPMEN 1 ,f 5 o7I`6ti, G(v ?yy3 73c_ 753551ja Reference/ (If applicable): Grantor(s):(1) Happy Valley Land Co.,LLC (2) Grantee(s):(1) Tridor, Inc. (2) Addit. Grantor(s) on pg. Addit. Grantee(s) on pg. Legal Description(abbr.): Addit, legal(s) on pg. Assessor's Tax Parcel IDdt 004000- 0539 -02, 004000- 0550 -06, 004000 - 0554 -02, 004000 - 0560 -04 S TATU T O RY WARRANTY DEED •TIIE GRANTOR Happy Valley Land Co., LLC, a Washington Limited Liability Company, for and in consideration of TEN AND NO /100 DOLLARS AND OTHER VALUABLE CONSIDERATION, in hand paid conveys and warrants to Tridor, Inc., a Washington Corporation, the Following described real estate, situated in the County of King, State of Washington: See Legal Description attached hereto and marked Exhibit "A ". SUBJECT TO: Right to enter said premises to make repairs under Rec. No. 8812140721, affects Parcel C. Easement, terms and conditions, under Rec. No. 19990812000314. Agreement, terms and conditions under Rec. No. 9602200215, affects Parcel B. Dated: January 13, 2000 Happy Valley L• n,LLC ..sue -- -. i i77 .- ......... ion ,:.. ;TME of lir:,:,,tt.r.•„ 1J0T tr '( .. °... 1 •!''.•. STATE OF WASHINGTON COUNTY OF King • On this I day of rJt - , 2000 , before me, the unuersigned, a NafaiA uTTI c in ail( or the SE5Te of Wash. %Ini .dul.y co .ss'oned an sworn, ersonai.1y appeared o me -lcni wn to be t e 1 I, tGt _( ,tM „ ,,/` j respectively, o[ 1faPPY e m tct. i Company that executed the foregoing in,sirument,, and acknowlet ged the said instrument to be the freee andv1witary•MA and deed of said company, for the uses and 1puse8- -t•hiIr mrlmtoii!.t n , - td on oath stated that he is aut.hor:ized to 9,c,4i -trte li '1t 'r ' i 1QJ It~iit 10, ny Iti` ltc ,r t► i off.i eal t to clay a d year above written. V'0-'1 rii,si --°--It;Ificts,),;, r11 , 1) Advil (i.i.l:` ., .' rw- 11l, .. • } ss. Valley Land Co.,LLC, t) Form 7176 -3 (Rev, 12 -98) ublic or the State of Washington, at (jjj, ntTransna ion 1Z- 19-p' A LANDAM[RICA COMPANY TRANSNATION TITLE INSURANCE COMPANY 9 r 0 0 0 c) 0 O CA Cl i OF TUKWILA — PUEL,IC WORKS DEPT. FAX TRANSMITTAL FAX NUMBER: (206) 431 -3665 TO: Sap& k/0/ TITLE: DATE: /0.27 /999 COMPANY: DEPARTMENT: FROM: (/pa k.e. 5 ems' TITLE: DIVISION: 4 1 FAX NO. CALLED: ii i13 (12,06) 7 3 8� / n TOTAL NUMBER OF PAGES SENT BY (INITIALS): JJS INCLUDING 2_ THIS COVER SHEET. ti a10. 1.•v a:::u r> nc) w::; urc:;* :•~:i4•v00000000eooNO•Wx;•.Nawu v» oa aioa vT aw: a,, ViMi. ua< ar::.:: s:<:::: au<;:(.: o:: ox•: w: w: aws•Nwx:•V X4M .N;w::awcu:4ca.4w:..X.v.�v:aauv SUBJECT: 1--leeffhs COMMENTS /MESSAGE: order %14 'z p�� �,' �- PW 11 ds Tn o e eys71'i ✓G di, Cos " Goveh StA bdi i i sioh i44f ire �s /&Q Va 4,l t m /5 41:2-6 rGv, 2t-vtd aP.t,.-cf 2 61, Sure or c&ski boa' ice. tt- aur7ou rt = /SD90 o 54 d s/91, i crud - -e COSY- based o`.- v4ovc c osi- €s iimate. "rued 'PW : nsurakee, ta) go i iK 110.4, 2,000,000 , accu4-4.ce_ c;‘1/ 3) OYn=e1 " res/ehom. nAzto+be.- purer or his ref/ 4 tp+aysu. Sc x,,44 i; eicsiok. c.1 .ho/ • IF THIS COMMUNICATION IS NOT CLEARLY RECEIVED, PLEASE CALL: TUKWILA PUBLIC WORKS DEPT. - 6300 Southcenter Blvd, Tukwila WA 98188 - (206) 433 -0179 09/18/92 �,..L..�.r�..a:.+s {'...,.�'.�.. :.. ,. , .,;. _„�. .; �...,...... .........�.r., +.. .....: �•`�i5`c . i;,.r._.#t •.� ..iti ,r�?'5.... .. �..v.. Y,..�;5: 6. T'Atrer& e /424474 h 00c? OW pae Ocee4-na44ce- 4 R.A.,cc 146.7 "44. c.or das 4,41. ffaticiAtea ;41&4r.ed c.„.ti 6441,212e L4rilm4i. hy a- 6°114-pat, /14' ctv‘seAt 1 do 644-thiexs 4.) 4,1714, T& t. A 247 c triVie 8444o• laps.' 4tola.4. nite-A leo/ ,Z)E7ENTIoiV 4 )61 ilek.ati- 4 s A r k 4744,7„ a42, 2}3 ,/9? Crha4rsd,) 044,4 cud- t) i/ete- fce vo2., keez dj. I- hitt be bdzek Ot F R / Oct 247, 19'19. • #2,1 1ree. ./.17 &at , p74.4. tjue..sPokil ' wr,,L74.0.:41,414:76.-vAc.srps,ilicpsfijakvil.A04,43.16klaitigrraq. POWER OF :ATTORNEY OF • . .DEMNITY.COMPANY OF CALIFOF,...A AND DEVELOPERS INSURANCE COMPANY_. _ P.O. BOX 19725, IRVINE; CA 92623..•.(949) 263 =3300 • N_. 0 5 7 5 9 8 NOTICE: 1. All power and authority herein granted shall in any event terminate on the 31st day of March, 2002. . 2. This Power of Attorney is void if altered or if any portion is erased. • 3. This Power of Attorney is void unless the seal is readable, the text is in brown ink, the signatures are in blue ink and this notice is in blue ink. 4.: This Power of Attorney should not be returned to the Attorneys) -In -Fact, but should remain a permanent part of the obligee's records. . KNOW ALL MEN BY THESE PRESENTS, that except as expressly limited, INDEMNITY COMPANY OF CALIFORNIA and DEVELOPERS INSURANCE COMPANY, do each severally, but not jointly, hereby make, constitute and appoint_ . ***Edwin R. Young, Dean R. Young, Kristin Carlile, jointly or severally*** = the true and lawful Attorney(s) -In -Fact. to make, execute, deliver and acknowledge, for and on behalf of said corporations as sureties, bonds, undertakings and contracts of suretyship :in an amount not exceeding Ten Million Dollars ($10,000,000) in any single undertaking; giving and granting unto said Attomey(s) -In -Fact full power and authority to do and to pertorm every act necessary, requisite.or proper to be done in connection therewith as each of said corporations could do, but reserving to each of said corporations full power of substitution -.and revocation; and all of the acts of said Attomey(s) -In -Fact, pursuant to these presents, are hereby ratified and confirmed. , . ... _ .. This Power of Attorney is granted and is signed by facsimile under and by authority of the following resolutions adopted by the respective Board of Directors of INDEMNITY COMPANY OF CALIFORNIA and DEVELOPERS INSURANCE COMPANY, effective as of September 24, 1986: - .. . . RESOLVED, that the Chairman of the Board, the President and any Vice President of the corporations be, and that each of them hereby is, authorized to execute Powers of • Attorney, qualifying the attorney(s) named in the.Powers of Attorney to execute, on behalf of the corporations, bonds, undertakings and contracts of suretyship; and that the Secretary or any Assistant Secretary of the corporations be, and each of them hereby is, authorized to attest the execution of any such Power of Attorney;: RESOLVED, FURTHER, that the signatures of such officers may be affixed to any such Power of Attorney or to any certificate relating thereto by facsimile, and any such Power of Attorney or certificate bearing such facsimile signatures shall be valid and binding upon the corporation when so affixed and in the,future with respect to any bond, undertaking or ' contract of suretyship to. which it is attached. - ' IN WITNESS WHEREOF, INDEMNITY COMPANY OF CALIFORNIA and DEVELOPERS INSURANCE COMPANY have severalty caused these presents to be signed by their respective Presidents and attested by their respective Secretaries this 22nd day of December, 1998.: • .- _... • :- INDEMNITY COMPANY OF CALIFORNIA DEVELOPERS INSURANCE COMPANY • F. Vincenti, Jr. President . I .. Walter Crowell Secretary STATE OF CALIFORNIA . )SS. COUNTY OF ORANGE . ) • _ On December 22, 1998, before me, C. Hollister, personally appeared Dante F. Vincenti, Jr. and Walter Crowell, personally known to me (or proved to me on the basis of - . satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she /they executed the same in his/her/their authorized • ;_capacity(ies), and that by his/her /their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. : WITNESS y hand and official seal. ^1"'�C C. HOLLISTER G _; 1t�� COMM. $1 1192615 z 'o4'5:::.ti� . Notary Public - California ‘ CI w� • ORANGE COUNTY ter:= My Comm. Expires AUG. 11, 2002 CERTIFICATE The undersigned, as Senior Vice President of INDEMNITY COMPANY OF CALIFORNIA, and Senior Vice President of DEVELOPERS INSURANCE COMPANY, does hereby certify that the foregoing and attached Power of Attorney remains in full force and has not been revoked; and furthermore, that the provisions of the resolutions of the respective Boards of Directors of said corporations set forth in the Power of Attorney, are in force as of the date of this Certificate. - fl ' A /rltni\ This Certificate is executed in the City of Irvine, California, this f tv .day of .,INDEMNITY COMPANY OF CALIFORNIA - - DEVELOPERS INSURANCE COMPANY ' JD-314 REV. (12/98) - _.. William T. Sherer Senior Vice President • William T. Sherer Senior Vice President. '.'.4• ',w,',k. t'LSG :Git.iaRk:�l_iiF'a�'fll s47.;ViH'�il�;G. 3� - 9��iiWi CITY OF TUKWILA FAX TO: Scott Wickloff, Tridor, Inc. FM: Carol Lumb, City of Tukwila I tried to call your offices this afternoon, but the phone system does not seem to be working correctly. I am going to be out of the office from 10/21 through 10/27 so I wanted to get back to you on the bond for the street trees on the Foster Hts. Subdivision. Please use the estimate from the Main Street Design landscape architecture firm and provide a bond for 150% of the amount in that letter. I would like to talk to you about revising the type of trees used in portions of the landscape plan that was submitted December 8, 1998. That issue does not need to be resolved prior to issuing the Miscellaneous Permit for the infrastructure installation. Please call me at 206-431-3661 if you have any questions. I will be back in the office Thursday, October 28, 1999. cc: Brenda Holt, Permit Coordinator z Z LU2 M .-I oi U 0 1 ((3 2, • I --I I- U) U. 0 co w z o z LIJ uj 2 0, D C.) 0, O - C) 1-, 11) I- 17: uiz LI 0 0 City of Tukwila Department of Community November 4, 1998 Mr. Tom Redding Baima and Holmberg 100 Front Street South Issaquah, WA 98027 RE: Foster View Landscape Plan Dear Tom: John W. Rants, Mayor MAIN STREET DESIGN LANDSCAPE ARCHITECTURE 220 Main Street Edmonds, WA 98020 (425) 771 -4809 (425) 771 -5728 Fax Ken Loney Landscape Architect Thank you for submitting the tree replacement/landscaping plan for review. Both the Urban Environmentalist and I have had a chance to review the plan and have the following comments: • please overlay the location of the sensitive areas on the tree replacement/landscaping plan; within the sensitive areas, identify which trees are being removed and link those trees to the chart on the plan so that it is easy to see how the size and number of trees being removed match the number of replacement trees called out in the replacement chart; • clearly identify which trees are being provided due to the requirement to replace trees located in a sensitive area versus which trees are provided due to the requirement to provide one street tree per parcel. • where possible, please align the trees on either side of Road B so that they are opposite each other; • for the trees on 51st Avenue, please provide a second row of trees, staggered or off -set behind the first row. If you have any questions, please let me know. I can be reached at 431 -3661. Sincerely, c.ic. ( gut Carol Lumb Associate Planner cc: Jack Pace, Planning Manager Gary Schulz, Urban Environmentalist c:karoI\ heighu\trees I.doc :tor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 �t.�..a ;;4i.''. {: %�SUT �i3�CM1. �HV�i4S� .�'i.�S:..tiii'�:.�Svl:aw•1iYlY .ia'rShi+tM•'1". eau: G; �7�; ti4b�. �c•, . t' w" u" i�`°. i', I. ivial: f' ��, Rh'" S: LLCJ3�u' �^ tli�"•. .:§ t�Ys7: � 'vC?u2!�iF9'r�.G.'��:.i�e"��µr. CITY OF TUKWILA Department of Community Development Building Division - Permit Center 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 REVISION SUBMITTAL DATE: 10 (2' PLAN CHECK/PERMIT NUMBER: L q8 CO l PROJECT NAME: .1-05 (-er -ei9 J' * 6LI.,0 PROJECT ADDRESS: 51. Ali S a- 5 /1 5-i CONTACT PERSON: Aim ? -ed l /?Q PHONE: WS 8lo>7` OoR REVISION SUMMARY: ,yo Ifr. r / C'/ _TU 1c4 NM /T' '� 9.78 c /Oz."? SHEET NUMBER(S) "Cloud" or highlight all areas of revisions and date revisions. SUBMITTED TO: CITY USE ONLY Fire. Public::Works. 3/19/96 .... . yn "..i d �iG i .. � PA21 1'' z �w J0 O 00 ? W2 F-'. N LL, W o gQ • a Flu _. z1._ �o z ww 0 D CI uy O -. 0I- W • uj 11 O. z • = O F- z 06/24/1994 03:43 206 - 443 -8857 18/19/1999 16:37 3913055 TRIDOR INC BAIMA FMBERG INC PAGE 03 PAGE 64 Goober 3 1990 • 6300 9oodomta Hb'd. .' T kwUl, WA 9$1R Fiilrr 8 Tree PIM Cwt Dam* We minimise ibis ti's coot of the tequiied trees for this project veil be $7,950, bed ■ an 53 toe at SIS0 eiicb. . . • risate ell' Meat 425 : 392-02S0 if you lave sly queastions- DAIMA H00411ERG, INC. TretfEPCII"k , • Tone laddYs • 10D,F'RONT 8TFIEET SOUTH •• IS AOUAM • WASFINGTON • 911192?-4617 • (425191112-0250 • (425) 9014055 , .,�...��`W^.�,.;i::h:w iu. 5.. ...�e<�:iS�*:t,F�:L�.o�i ➢;:�t�? 7 .. �y. w {,,..., � � h � 06/24/1994 03:43 206 - 443 -8857 10/18/1999 16:37 3913855 rr� TRIDOR INC BAIMA HO MBERG INC RRaI : fIRllg. 0E9104-! R.IM 57F& an rra : daS?? s= PAGE 02 PAGE e3 Oot. 15 1999 09: i5fi9 P1 • arpeeirr 10; 196$ ; • • atialP Bair t saisealairiteubosid UM0; . /YID: Toil Lin 1Faefs tig O ai inert Cori.. . w '. •, . • .04 iiillen.r►tn»..•id+ cteew on the Painsheet 61. is • ., $.11IG2" ..0 law M 9 on d$ niw train M 6 00 per by., b■if:d coot. MIRO ilia h'el*Aus■renn. . ' .1 • . . • • 4 ti, x•16merh • • 9i.wiL wINWINO IP • OW /714809 • (4 n1- i7sr,ar • • July 1, 1999 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director Laine and Bevra Pomeroy 14434 51S` Ave. So. Tukwila, WA 98188 Dear Laine and Bevra Pomeroy: The Val Vue Water and Sewer District, not the City of Tukwila, is undertaking the construction activity referenced in your recent letter. We have been in contact with Terry Matlich of the Water and Sewer District to discuss the problems you described. He has agreed to take immediate actions to control the potential for erosion and runoff from the construction site. He has also agreed to contact you regarding your broken hand railing. The Val Vue construction activity involves the installation of a sanitary sewer line that will serve a new single - family development of 16 homes up the hill to the west. Construction of this new housing development, known as Foster Heights, is likely to start sometime this summer. If you would like to contact Mr. Matlich, he can be reached at 206 - 242 -3236. If you have "questions regarding the upcoming development of the Foster Heights subdivision, please contact the City's Planning Manager, Jack Pace, at 206- 431 -3670. Should you experience further problems with road or utility construction activities, I suggest you contact the City's Public Works Director, Jim Morrow. Mr. Morrow can be contacted at 206 - 433 -0179. Sincerely, Steve Lancaster, Director Department of Community Development Cc: Terry Matlich, Val Vue Water and Sewer District Jim Morrow, Tukwila Public Works Director �Jack� Pace; Planriing�lViariager'�:�` Greg Villanueva, Tukwila Public Works 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 Afrn t'1.;ra kr: r`dk4ai4z" .�''.�'uii`�f?a±"°�4ati ?:�' `1t .' .t ,..Sd�;..ri rn :+w:2,.t. -,14, +F.Z'•e cha .: .z • • aw, L1 n: 00 • t.W W. • • w = H' W0' • LL Q: d` 't--W. .F- O', Z D of O N`:: • W U N'. Off"'' z Steve Lancaoter Re;ponoible Official, City of Tukwila - 6500 Sort"thceuter Boulevard Tukwila, WA 98188 Dear Mr. Lancaster, RECEIVED JUN 2 8 1999 DEVELOPMENT • We live at-I4434 51st-Ave: So. 1 believe you owe us and the rest of the neighborhood a clear-answer:-What is being built on. the hillside across from us? Houses? Apartments? A business? You sent -out a vague proposal,.tl rat only an engineer could understand. Why do you people hide behind nebulous language ?So yoii:can take advantage of our complacency? 'Vat I've seen, at this point in the construction: ..TI ._ -Is part of 51st Ave._So..torn upi.creat_ing a great mess; and it's been very.poorly put back together I might add. I've seen a hillside largerly clear cut, destroying habitat for birds, squirrels, etc. ..bur own hand- railing broken (which they promised to Fix, but haven'tyet). Guess what happens when you c learcut a hillside, and you take out a storm drain? On June 24 you eridup With two driveways, ours, and our: neighbor to the left of us, ‘vit h major mud and gravel damage, The construction workers Filled in the massive gaps at the top of the driveways, but left the considerable mess to be cleaned up by us. Beforethe.construction began this never would have happened. On the hillside; the shrubbery absorbed the water; anclthe extra runoff came down the steep driveway -and into the storm drain. Now there's no shrubbery, rio driveway, no storm drain. As a result, every time there's a heavy rainstorm we areigoing to get clobbered: I Wouldn't be surprised if our lawns and Flower beds will soon be ruined:by • the mud grid silt running dovvir the hillside unabated: It will probably take several years before that hillside has enough grass and shrubb rrto.= help 'absorb- theheavy rainfalls. Did your engineers ever take that into consideration? Sincerely, • i` Larne Pomeroy Bevra Pomeroy • Pr • 65/25/999 11:20 3913055 •r • BAIMA HOLMBERGC PAGE 02 BA.MA & HOLMBERG INC. May 25, 1999 Joanna Spencer • City of Tukwila 6300 Southcenter Blvd, Suite 100 Tukwila, WA 98188 RE: Foster Heights Subdivision File' No. L98 -0019 Dear Ms. Spencer: • REEC EE MAY 2 5 1999 TUKWILA PUBLIC WORKS • Please consider this letter a request for a waiver from meeting preliminary plat approval condition #2 for the Foster Heights subdivision. Approval Condition #2 reads. as follows: "•The pedestrian connection to 51' Avenue South shall be constructed to City. •standards and illuminated. Drainage improvements are required to protect the • pedestrian connection from excess roadway drainage." Condition #2 was discussed at•the Public Hearing for the subdivision. It was acknowledged at the hearing that the design for the pedestrian connection in Condition #2 had•not been finalized, but it was anticipated that steps or a stairway would be required to make the•connection. At a•plan review meeting on May 5, 1999, it was determined by staff that the•pedestrian connection would need to be a path constructed at a maximum grade of 15 %. This requirement would require major excavation within the existing right -of -way of. S. 1461 Sr. Our concerns about proceeding with a major excavation ' within the existing right -of -way of S. 146th St. are as follows: 1) The excavation would limit access and development potential of the existing tax parcels' north and south of the right -of -way. 2) •The existing slope •at the east end of S. 146th St. is very steep and potentially unstable. Disturbance of this slope should be kept to a minimum. The existingdrainage system within S. 146th St. would be disrupted. A new drainage system would be needed. .100• FRONT STREET' SOUTH • • ISSAQUAH • WASHINGTON • 98027 -3817 • (425).392 -0250 • (425) 391 -3055 . z re al JO O O ww W z 1-, N w w O'. 1 w¢ = a �_ Z zo uj U 01-. ww H - li• Z ON 1= O 05/25/11999 11:20 391305F'M Joanna Spencer May 25, 1999 Page two ' BAIMA HOLMBERGC PAGE 03 4) The proposed sewer line that was to have been constructed within this portion of S. 16" St. was redesigned and relocated north due to concerns about slope stability and possible disruption of existing utility service. Please reference:the geotechnical report prepared by Geotech Consultants on March 3, 1999 for the Val Vue Sewer District. Thank you for your consideration in this matter. Please call me at 425-392-0250 if you have any questions. or need additional information. Very truly yours, BAIMA & HOLMBERG, INC. Shupe Holmberg, PE PLS cc: Dick Schroeder Wikbbt422.0013peoceiC•Tewilia City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director PLANNING DIVISION COMMENTS DATE: January 12, 1999 (corrected) APPLICANT: Foster Heights Tree Cutting Permit RE: MI98 -0235 ADDRESS: 5000 South146th Street I have reviewed the Miscellaneous Permit application for tree cutting submitted for the Foster Heights subdivision. The landscape plan submitted by the applicant, indicating the location of replacement trees for trees located in the sensitive areas which are to be cleared, is acceptable with the following conditions: A performance bond shall be posted prior to the issuance of the Miscellaneous Permit to ensure installation of the replacement trees and street trees. The bond shall be for an amount 150% of the cost of the trees, based upon two estimates provided by the applicant and verified by the City. The trees shall be installed within 3 to 6 months of completion of the road and utility improvements. Prior to final plat approval, a performance bond in an amount equal to the cost of replacing the installed trees is required to be posted to ensure 90% survival of the installed trees three years after installation. c: \taroI\ heighu\MI98- 235.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665 lecisgA t u:6 1W, • z W I •U.O :. Cl!- • w =` —1.I--; W 0; Q • mw z z1 • • U w: .0H. `w w; • H V' U N� I-=`. 0 ~ •z City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Carol Lumb, Associate Planner FROM: Gary Schulz, Urban Environmentalist DATE: December 8, 1998 RE: Foster Heights - Tree Permit Plan, submitted 11/18/98 (L98 -0019, E98- 0009). I have reviewed this recent submittal which includes required tree replacement based on the Tree • Regulations Ord. (TMC 18.54). I have been on the project site several times and this submittal appears to adequately satisfy the tree requirements related to sensitive area slope development. However, I did not verify every tree that is being removed on the sensitive slope areas. I have several comments that we did not discuss yesterday. 1) It is not clear which trees are being replaced for the tree regulations. This may not be a revision that is necessary as the correct total number of new trees are shown. What is the mechanism to assure the trees will survive and be maintained? It appears the street trees are just outside of the right -of -way and there are a number of trees within interior areas of lots. Will you use a covenant? Per Section 18.54.120 of the Tree Regulations, I would recommend a security be required to assure tree survival for a period that extends beyond one year. cc: Steve Lancaster, DCD Director Jack Pace, Planning Manager 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 :.�'•."u,:-= u'ekui.c:.ria;:a MEMORANDUM November 6,1998 TO: Gary Barnett, Public Works Department Nick Olivas, Assistant Chief, Fire Department FM: Carol Lumb, DCIY- RE: Foster Heights Subdivision, L98-0019 Tom Redding, of Baima and Holmberg Inc. has submitted revised Road/Storm Water Plans and Revised TIR for review. The revisions are based on requirements of the Preliminary Plat approval, Notice of Decision. I would appreciate your review of the attached information. Please return any comments or corrections you may have to the plans and/or TIR to me and I will relay them to Mr. Redding. If you have any questions, please let me know. I can be reached at 431-3661. Thanks! Attachments: Public Works Technical Information Report, dated 2/27/98, Revised 7/9/98, 10/26/98 Road/Storm/Grading Plan date stamped 10/28/98 Copy: Letter of Transmittal from Baima & Holmberg c:karolklbeights\mem2.doc prienans===== __. .. Fire Department: Road/Storm/Grading Plan date stamped 10/28/98 Copy Letter of Transmittal from Baima & Holmberg 19010/01MsOmma...._ City of Tukwila Department of Communitj November 4, 1998 Mr. Tom Redding Baima and Holmberg 100 Front Street South Issaquah, WA 98027 �t7• RE: Foster View Landscape Plan Dear Tom: John W. Rants, Mayor MAI.N STREET DESIGN LANDSCAPE ARCHITECTURE 220 Main Street Edmonds, WA 98020 (425) 771 -4809 •(425) 771 -5728 Fax Ken Loney landscape Architect Thank you for submitting the tree replacement/landscaping plan for review. Both the Urban Environmentalist and I have had a chance to review the plan and have the following comments: ✓ • please overlay the location of the sensitive areas on the tree replacement/landscaping plan; • within the sensitive areas, identify which trees are being removed and link those trees to the chart on the plan so that it is easy to see how the size and number of trees being removed match the number of replacement trees called out in the replacement chart; clearly identify which trees are being provided due to the requirement to replace trees located in a sensitive area versus which trees are provided due to the requirement to provide one street tree per parcel. • where possible, please align the trees on either side of Road B so that they are opposite each other; • for the trees on 51st Avenue, please provide a second row of trees, staggered or off -set behind the first row. If you have any questions, please let me know. I can be reached at 431 -3661. Sincerely, unit.`,/— Carol Lumb Associate Planner cc: Jack Pace, Planning Manager Gary Schulz, Urban Environmentalist cAcarolklbeighu UreaI.doc :tor 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665 I) 1 i ',, ) • il ,-; Z el Y iv. ILI ' la. 2 MEMORANDUM 6 D ' -c. 3 8' . coo , co uj LU I -I F- TO: Carol Lumb, Associate Planner al 0 2 FROM: Gary Schulz, Urban Environmentalist g 25 u.. < w n, a DATE: October 21, 1998 • I-- LLI RE: Foster Heights - Tree Replacement Map Submitted 9/29/98 I-- 0 z 1-- (L98-0019, E98-0009). al Lu 2 D p CI u co I have reviewed the map/plan for tree regulation requirements and have a couple comments. The 0 — 0 !— • tree replacement ratio is shown correctly. However, it is not apparent which trees are being removed ILI ju — I .. for the required replacement. I used the previously submitted slope map and assumed all trees on the regulated slopes were being removed. My count is mostly different from the plan table. LI 0 • , z easy to see how it matches the replacement table. This will be consistent with previous plans we Ict z I recommend that the trees being removed, or likely to be removed, be identified on the plan so it is Th have approved for subdivisions. Let me know if you have questions. cc: Steve Lancaster, DCD Director Jack Pace, Planning Manager A F F I D A V I T • 6/9-77A.-riur 0 Notice of Public Hearing O Notice of Public Meeting 0Board of Adjustment Agenda Packet ['Board of Appeals Agenda Packet 0Planning Commission Agenda Packet 0 Short Subdivision Agenda Packet O F D I S T R I B U T I O N hereby declare that: Q Notice of Application for Shoreline Management Permit 0 Shoreline Management Permit flDetermination of Non - significance Mitigated Determination of Nonsignificance 0Determination of Significance and Scoping Notice 0 Notice of Action fl Official Notice 0 Other ake:2- z)-ee--;5( 0 Other was mailed to each of the following addresses on Name of Project,40 CdiT'IS /IQ ((/ /SSignature File Number L 9F---- 0 6 9/70/fr City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF DECISION September 10, 1998 To: Applicant State Department of Ecology, SEPA Division Parties of Record Agencies with Jurisdiction This notice is to confirm the decision reached by the Tukwila City Council on Tuesday, September 8, 1998. The City Council voted to APPROVE the Preliminary Plat of Foster Heights Subdivision based on the findings and conclusion in the staff report dated August 17, 1998 and subject to the conditions listed below. This letter is issued pursuant to the Permit Application Types and Procedures, Tukwila Municipal Code Zoning Chapter, (18.104.170,) on the following project and permit approvals. Project : File Number: Associated Files: Applicant: Request: Location: SEPA Determination: Foster Heights Preliminary Plat L98 -0019 E98 -0009 Richard Schroeder, Happy Valley Land Company Subdivide four parcels into 16 single family lots South 146th Street and 51st Avenue South Determination of Nonsignificance The preliminary plat was approved subject to the following conditions: 1. The bioswale shall be located out of the City right -of -way but may be located in an easement granted to the City. Any retaining structure needed to create the bioswale area shall not be located in the easement granted to the City. (See attached Map 1 for location) 2. The pedestrian connection to 51st Avenue South shall be constructed to City standards and illuminated. Drainage improvements are required to protect the pedestrian connection from excess roadway drainage. (See attached Map 1 for location) 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 4313665 z • W` gym. U O` 0 cn w J w.0; u. T: •Z0:^. ww 2 Di D Cr, . io N :w W_ HV.. z: U N± z Notice of Decision Foster Heights Preliminary Plat September 10, 1998 3. The upper westerly road (Road A) shall have a profile that will optimize access opportunities for the parcel to the west of the proposed plat. (See attached Map 1 for location)- In addition to the conditions for the preliminary plat noted above, the Director of Community Development required as part of the approval of the PRD waiver that prior to the issuance of a Tree Permit and Land Altering Permit for the site, a final landscaping and tree replacement plan must be submitted for review and approval to ensure that the tree replacement requirements of the SAO have been met. Project materials including the application, any staff reports, and other studies related to the permits are available for inspection at: Tukwila Department of Community Development; 6300 Southcenter Blvd., Suite 100; Tukwila, WA 98188 Monday through Friday; 8:30 a.m. - 5:00 p.m. The planner managing the project is Carol Lumb, who may be contacted at 431 -3661 for further information. The decision is appealable to the Superior Court pursuant to the Judicial Review of Land Use Decisions, Revised Code of Washington (RCW 36.70C). Page 2 c:karolUheights\ccdecnot, doc SSA City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director August 26, 1998 TO: Steve Lancaster, Director, Department of Community Development FM: Carol Lu ssociate Planner RE: PRD Waiver Request for L98 -0019. Foster Heights Subdivision I have reviewed the request from the Foster Heights Subdivision applicant, Richard Schroeder, for a waiver of the requirement to submit a Planned Residential Development (PRD) application for the subdivision, as it contains sensitive areas (areas in excess of 20% slope). The project is located on South 146th Street and 51st Avenue South. The applicant has submitted an inventory of trees located in the sensitive areas of the site and a concept tree replacement plan for the site. Additional replacement trees will be required on the site as the concept plan submitted does not include sufficient replacement trees. The geotechnical report submitted by the applicant states that observations of the site revealed no indications of recent or current instability. The report also provides guidance on the clearing and grading of the site and states that proper engineering design and house construction will minimize any instability of the slopes. The sensitive areas on the site consist of four scattered areas with slopes over 20 percent. TMC 18.45.060, Sensitive Area Overlay Chapter, states that the Director may waive the requirement for a PRD if "...the size and complexity of the project does not warrant that step in the procedures..." I recommend that the PRD waiver request for L98 -0019 be approved pursuant to TMC 18.45.060. based on the following: • the extent and nature of the sensitive features are small in comparison to the entire site; and • the applicant's geotechnical report makes no extra - ordinary recommendations for conditions on development of the site. • the steepest areas have previously been cleared, so application of the PRD requirements would do little to preserve significant vegetation. Consequently, waiver of the PRD requirements provides an opportunity to revegetate the steep slope areas. I recommend that the following condition be applied to the approval of the PRD waiver: 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 z z re w J U• 00 �..w w • =. CO u O g J' w a. D. a 1-z _ z�: 1-0? z ▪ w. U ▪ 0: CO wuj 1--• U -O wZ U -: 0 1! O z Steve Lancaster, Director August 26, 1998 L98 -0019 PRD Waiver Request CONDITION: 1. Prior to the issuance of a Tree Permit and Land Altering Permit for the site, a final landscaping and tree replacement plan must be submitted for review and approval. The landscaping plan must be prepared by a landscape architect, licensed in the State of Washington. If you have any questions, please let me know. I can be reached at 431 -3661. Attachments: PRD Waiver Request; Geotechnical Report; Slope Map dated 8/3/98; T.E.S.0 /Tree Clearing Plan dated 8/3/98; Concept Tree Replacement Plan dated 8/12/98 Memorandum dated 8/13/98 from Gary Schulz re: Foster Heights Slope Map cc: Jack Pace, Planning Manager Gary Schulz, Urban Environmentalist APPROVED WITH CONDITION NOTED ABOVE: Steve ancaster, Director < Dep ent of Community Development c:\carol\Eheights \prdwaive 2 4gid-37 DATE z Fz: 6D' JU 0o 0)0. u) w; w=i :. w 0'.. gJ; tea: _: o: z f-, w w:. 2 5! .0 0. 'o N+ w w• H. Vs ll•Z' Ell 0 z A F F I D A V I T IL"? t'-)' O F D I S T R I B U T I O N (z.2A-r2fk/' hereby declare that: Notice of Public Hearing fl Notice of Public Meeting 0 Board of Adjustment Agenda Packet O Board of Appeals Agenda Packet J Planning Commission Agenda Packet fl Short Subdivision Agenda Packet Q Notice of Application for Shoreline Management Permit 0 Shoreline Management Permit 0 Determination of Non - significance 0 Mitigated Determination of Nonsignificance ODetermination of Significance and Scoping Notice 0 Notice of Action 00f ficial Notice Other Li Other was mailed to each of the following addresses on Name of ProjectO3i File Number :Yin'11+'i L:%:.'a".is}.�.tt'kis5" is i5. u:' w4i+( u1.}''= s1S:' k. 1i.^ aYU; �" �' �`' i' Aia➢ iJe_ 1Si!'. eilk: �i:' i4a ':wLiw:C':1t4YaT.�:iL:b.:i�•^ .a. z wW 6 UO' t w= �LL wO J. = d w : ? IO` - zH 2 wi HU iu z; _- H z • City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director AUGUST 21, 1998 CITY OF TUKWILA NOTICE OF PUBLIC HEARING PROJECT INFORMATION Richard Schroeder, for Happy Valley Land Company, has filed an application to subdivide 3.14 acres of land located on South 146th Street and 51st Avenue South into 16 single family lots in the Low Density Residential District. You are invited to comment on the project at the public hearing scheduled for Tuesday, September 8, 1998 at 7:00 p.m. before the Tukwila City Council. The hearing will take place at City Hall in the City Council Chambers, 6200 Southcenter Boulevard. To confirm the time and date before the hearing, call the Department of Community Development at 431 -3670. For further information on this proposal, contact Carol Lumb at 431 -3661 or visit our offices at 6300 Southcenter Boulevard, Suite 100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Other known required permits include: • Land Altering and Grading • Tree Permit FILES AVAILABLE FOR PUBLIC REVIEW The project files are available for review at the City of Tukwila. To view the files, you may request them at the permit counter of the Department of Community Development, located at 6300 Southcenter Boulevard, Suite 100, Monday through Friday, 8:30 a.m. to 5:00 p.m. Please call 431 -3670 to make sure the files will be available. Application filed: Notice of Completeness Issued: Notice of Application Issued: c:karoNheightsheamot March 31, 1998 June 29, 1998 July 1, 1998 • 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 z,. 6 0 t cnw w i. -J LL W O;. g -J . IL. a; N D = a ▪ w z�'. z w.W;. tO = U U. o, Ili z co z City of Tukwila NOTICE OF PUBLIC HEARING NOTICE IS HEREBY GIVEN THAT THE TUKWILA CITY COUNCIL WILL HOLD A PUBLIC HEARING ON TUESDAY, SEPTEMBER 8, 1998, BEGINNING AT 7:00 PM IN. THE COUNCIL CHAMBERS AT TUKWILA CITY HALL, 6200 SOUTHCENTER BLVD., TUKWILA, WASHINGTON, TO CONSIDER THE FOLLOWING: CITY COUNCIL APPROVAL OF FOSTER HEIGHTS SUBDIVISION, A PRELIMINARY PLAT SUBDIVIDING FOUR PARCELS, TOTALING 3.14 ACRES, INTO 16 SINGLE - FAMILY LOTS, INCLUDING ' STREETS, SIDEWALKS, UTILITIES AND PEDESTRIAN PATH IN THE LOW DENSITY RESIDENTIAL DISTRICT, 6,500- SQUARE -FOOT MINIMUM LOT SIZE. THE REFERENCE FILE NUMBERS ARE L98 -0019 AND E98 -0009. THE PROPOSED SUBDIVISION IS LOCATED ON SOUTH 146TH STREET AND 51ST AVENUE SOUTH. THE PUBLIC HEARING IS AN OPEN RECORD HEARING AND ALL INTERESTED PERSONS ARE INVITED TO BE PRESENT TO VOICE- APPROVAL, DISAPPROVAL, OR OPINIONS ON THIS ISSUE. FOR THOSE UNABLE TO ATTEND THE MEETING IN PERSON, YOU MAY SUBMIT WRITTEN TESTIMONY TO THE CITY CLERK'S OFFICE UNTIL 5 PM ON TUESDAY, SEPTEMBER 8, 1998. THE CITY OF TUKWILA STRIVES TO ACCOMMODATE PEOPLE WITH DISABILITIES. PLEASE CONTACT THE CITY CLERK'S OFFICE BY NOON ON TUESDAY IF WE CAN BE OF ASSISTANCE (206- 433 -1800 OR TDD 1- 800 - 833 - 6388). DATED THIS (-' DAY OF [(Gf GC4 t- ,1998. CITY OF TUKWILA E E. CANTU, CITY CLERK DATE OF PUBLICATION: SEATTLE TIMES, FRIDAY, AUGUST 21, 1998 City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director August 20, 1998 Tom Redding Baima and Holmberg 100 Front Street South Issaquah, WA 98027 BY FACSIMILE RE: Foster Heights Subdivision, L98-0019 Dear Tom: For your information and review I have enclosed comments from Gary Barnett, Senior Public Works Engineer on the proposed Foster Heights subdivision. Many of these comments are carried forward as recommended conditions of preliminary plat approval. As we discussed, the public hearing on the preliminary plat approval is now tentatively set for September 8, 1998. For that hearing, I will need 12 sets of a complete set of plans for the informational packets that are compiled for the Councilmembers and other City staff. The plan sets should include the most current: site plan of the preliminary plat; slope map; sanitary sewer plan; sanitary sewer profile; road/storm/grading plan; road/storm profiles; notes/details; T.E.S.C./Tree Clearing Plan; Water Plan; and Concept Tree Replacement Plan. I will be out of the office August 21, 24 and 25th. I will need the plan sets by close of business Tuesday, August 25, 1998 so the packets can be assembled for distribution to the Council on Wednesday when I return. .If you have any questions, please call me at 206- 431-3661. Sincerely, • :,;e6,60_,L Carol Lumb Associate Planner Enclosure cc: Jack Pace, Planning Manager c:karol \theights Voster2.doc 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director STAFF REPORT TO THE CITY COUNCIL Prepared August 17, 1998 HEARING DATE: September 8, 1998 NOTIFICATION: • July 1, 1998 Notice of Application mailed to 36 property owners within 500 feet of the boundaries of the site • July 1, 1998 Public Notice Board posted on South 146th Street • July 14, 1998 Public Meeting held at Foster Library • July 29, 1998 Determination of Nonsignificance posted on the site and mailed to the 38 surrounding property owners and residents, parties of record and SEPA mailing list • August 21, 1998 City Council Public Hearing Notice mailed to 36 surrounding property owners and parties of record • August 25, 1998 City Council Public Hearing Notice published in Seattle Times FILE NUMBER: L98 -0019 APPLICANT: Richard Schroeder, Happy Valley Land Company REQUEST: City Council Approval of Preliminary Plat subdividing four parcels totaling 3.14 acres, into 16 single family lots, including streets, sidewalks, utilities and pedestrian path LOCATION: 51st Avenue South and South 146th Street SEPA DECISION: Determination of Nonsignificance issued July 31, 1998 (File No. E98 -0019) (See Attachment E) COMPREHENSIVE PLAN DESIGNATION: Low Density Residential ZONING DISTRICT: LDR RECOMMENDATION: u Approval With Conditions 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 : z: re w 6 ,J O UO; CO CY U) J I w o 2 u. Q. a +- _ ►1-0 zI Cf U N :. !O :w W Liz O: Z' U �? z • Staff Report to the L98 -0019 City Council Foster Heights Subdivision STAFF: ATTACHMENTS: Carol Lumb A. Vicinity Map B. Proposed Preliminary Plat C. Public Meeting Attendees and Written Comments Received D. PRD Waiver Approval E. Applicable Subdivision Code F. SEPA Determination G. SEPA Staff Report H. Environmental Checklist FINDINGS VICINITY /SITE INFORMATION Project Description: Subdivision of 3.14 acres into 16 lots with associated public improvements for streets, landscaping, water, sewer, storm drainage, fire hydrants and illumination. The new lots will range in size between 6,500 square feet and 7,265 square feet. (See Attachment B.) Existing Development: The site is currently developed with a single family home and garage, which are accessed from 51st Avenue South. These will be demolished. Surrounding Land Use: The site is located primarily in a low density residential area, with predominantly large lots. Adjacent to the parcels which face 51st Avenue South on the north is an area zoned for Residential Commercial Center. A landscaping business, Bonsai Northwest, is located on the northeast side of the site. Terrain: The site slopes down from west to east with the slopes ranging from 5% - 22% overall. The steepest slopes on the site exist on the two lots that will adjoin 51st Avenue South. These slopes are approximately 20 % -35% and slope steeply up to the west from 51st to a bench in the middle of the site. Vegetation: The site contains ground cover and deciduous trees. Street trees will be planted along the new access streets serving the subdivision and the trees located in the steep slope sensitive areas will be replaced as required by the Sensitive Areas Overlay (SAO). Public Facilities: The site is served by Water District #125 and Val Vue Sewer District. Sewers will be extended from 51st Avenue South to serve the site. The access road from South 146th Street serving the subdivision has been designed to provide a connection through to South 144th Street when the property on the north develops. Page 2 .' J U: 00: „,o w =:. u. w0 gQ. is Z �. I— 0: z� 0 0 ,0 1— wui z. w U co 0 z Staff Report to the L98 -0019 City Council Foster Heights Subdivision PUBLIC MEETING COMMENTS A public meeting was held on July 14, 1998 from 7:00 p.m. to 9:00 p.m. at the Foster Library. Five people, in addition to the applicant and his engineer attended the meeting conducted by the Department of Community Development. The following issues or concerns were expressed at the meeting: • a resident on the east side of the plat, on South 146th was concerned about the proposed pedestrian pathway to link 51st Avenue South and South 146th. This pathway will run along the front of her property and could possibly bring many strangers by her house. Will there be steps down the steep slope? What about lighting for the path? • several people attending the meeting wanted to know if fences would be constructed along the property lines of the plat. • the business located at the southwest corner of 51st Avenue South and South 144th Street, Bonsai Northwest, would like to access the rear of their property via the end of the cul -de- sac (Road B). • a concern was expressed about stormwater runoff from the subdivision, as the resident already has water in the basement. Staff responded that the path design has not been finalized -- it may be steps or a foot path. Public safety is a concern to the City and lighting will be considered for the path. Fences along the plat edge may or may not be installed by the purchasers of the individual lots. Access to the rear of the commercial property via the cul -de -sac is not permitted due the different land uses and zoning on the sites. Provision can be made to anticipate access in the future if the southwest corner is designated for residential use. Storm water runoff will be handled on -site through a detention system in the access tract serving Lots 10 and 11 and bioswale along 51st Avenue South. In addition, two written comments have been received from area residents. One letter supports the subdivision application. The second letter stated no objection to the subdivision, but wanted to make sure adequate provision had been made for stormwater runoff from the site to the property on the east, which is downhill from the site. In addition, the person wanted to make sure that adequate fencing was placed between the subdivision sites and the adjacent property, which is a nursery business. Copies of these letters are included as part of Attachment C. BACKGROUND The initial submittal by the applicant proposed a different lot pattern and access street location. Two lots were accessed from 51st Avenue South via the steep driveway which is currently in place; the access road from South 146th Street curved to the east with a cul -de -sac Page 3 Staff Report to the L98 -0019 City Council Foster Heights Subdivision oriented to the north serving six lots. Seven of the lots would either face the rear yard of another parcel or would be facing South 146th Street and not oriented to the remainder of the subdivision or would be isolated completely from the other lots. At City staff's suggestion, the plat was redesigned to orient the main access road along the west side of the parcel to allow connection through to South 144th Street in the event the parcel on the north is platted. In addition, the redesign of the plat allowed more of the lots to be oriented with front yards facing front yards to encourage a sense of community. In addition, the two parcels which were to be accessed from 51st Avenue South will be accessed from an access tract off the cul- de -sac. This will permit the houses to be oriented and accessed from the west and will eliminate an existing ingress /egress point from 51st Avenue South where there currently is a problem meeting sight distance requirements. The applicant also submitted a request for a waiver from the requirements to submit the project as a planned residential development. The only sensitive areas on the site are slopes over 20% (there are no wetlands or watercourses). The basis for the waiver request is that three of the four sites are fairly small, with slopes just over 20 %. The fourth area faces 51st Avenue South and contains slopes of approximately 35 %. The applicant's tree inventory within the sensitive areas identified 19 trees which are subject to replacement. These will be replaced with 49 trees, scattered throughout the site, with some stands of trees used to provide a visual barrier between the subdivision and adjacent parcels on the valley floor. The Director of the Department of Community Development reviewed the request and administratively approved it based upon the following: • the extent and nature of the sensitive features are small in comparison to the entire site; • the applicant's geotechnical report makes no extra - ordinary recommendations for conditions on development of the site; and • the steepest areas have previously been cleared, so application of the PRD requirements would do little to preserve significant vegetation. Consequently, waiver of the PRD requirements provides an opportunity to revegetate the steep slope areas. A copy of the PRD Waiver Approval is included as Attachment D. DECISION CRITERIA The standards for approval of a preliminary plat application are contained in the Tukwila Subdivision and Zoning Codes. This is the first subdivision submitted for City review and approval since the adoption of the revised subdivision ordinance March 2, 1998. Page 4 Staff Report to the L98 -0019 City Council Foster Heights Subdivision The Tukwila Zoning Code classifies preliminary plats as a Type 5 decision (TMC 18.104.010(F.)). Under the Type 5 process, the City Council conducts an open record hearing and makes a decision on the preliminary plat that may only be appealed to Superior Court. (TMC 18.100.030) The City Council's decision shall include Findings and Conclusions that demonstrate that the recommendation is: "...consistent with, carries out and helps implement applicable state laws and regulations and the regulations, policies, objectives and goals of the City of Tukwila Comprehensive Plan, the City of Tukwila's Development Regulations and other official laws, policies and objectives of the City of Tukwila." (TMC 18.100.030) The Zoning Code also requires the City Council make the following additional findings that: 1. Appropriate provisions are made for the public health, safety, and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds and all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students walking to and from schools; and 2. The public use and interest will be served by the platting of such subdivision and dedication. 3. If the City Council finds that the proposed subdivision and dedication made such appropriate provisions and that the public use and interest will be served, then the City Council shall approve the proposed subdivision and dedication. Dedication of land to any public body, provision of public improvements to serve the subdivision, and/or impact fees may be required as a condition of subdivision approval. Dedications shall be clearly shown on the final plat. (TMC 18.100.050) Tukwila's Subdivision Code (17.14.020 C.) provides the following criteria for City Council decisions on preliminary plats: 1. The proposed subdivision is in conformance with the Tukwila Comprehensive Plan and any other City adopted plans. 2. Appropriate provisions have been made for water, storm drainage, erosion control and sanitary sewage disposal for the subdivision which are consistent with current standards and plans. 3. Appropriate provisions have been made for dedications, easements and reservations. Page 5 aa.wA l,. Jitll!JCiWA}[1aM.l vvv+ movok au x, Staff Report to the L98 -0019 City Council Foster Heights Subdivision 4. The design, shape and orientation of the proposed lots are appropriate to the proposed use for which the lots are intended and are compatible with the area in which they are located. 5. Appropriate provisions for maintenance of privately owned common facilities have been made. 6. The subdivision complies with RCW 58.17.110. In addition, the Subdivision Code includes the following design and improvement standards for subdividing land: environmental considerations compatibility with existing land use plans street standards blocks lots landscaping street signs lighting, and monumentation The key elements of these standards will be addressed by this report as well. PRELIMINARY SUBDIVISION APPROVAL STANDARDS: TMC 17.14.020 C: 1. The proposed subdivision is in conformance with the Tukwila Comprehensive Plan and any other City adopted plans. The following Comprehensive Plan Goals and Policies apply to this subdivision: Subdivision Design and Street Layout: The Tukwila Comprehensive Plan Residential Neighborhoods Chapter provides a number of goals and policies to guide residential development in the City. Goal 7.1, Neighborhood Quality states: Urbanization and development that fosters a sense of community and replaces lost vegetation and open spaces with improvements of at least equal value to the community. Page 6 Staff Report to the L98 -0019 City Council Foster Heights Subdivision Applicable policies to implement this goal are: 7.1.1 Maximize neighborhood quality through City actions that help define the City and neighborhoods as specific "places." Goal 7.4, "Streetscape Development" states: Streetscapes that enhance neighborhood quality and strong sense of community. Applicable policies to implement this goal are: 7.4.1 Provide pedestrian and other nonmotorized travel facilities, giving priority to sidewalk improvements that connect public places, such as parks, the river, open spaces and neighborhood gathering spots. 7.4.2 Emphasize a network of residential local access through streets, minimizing cul- de -sacs. 7.4.4 Design residential local access streets to provide the minimum capacity for emergency access and for slow traffic. Goal 7.6, "Private Sector Development" states: Residential neighborhoods with a high - quality, small -town pedestrian character. Applicable policies to implement this goal are: 7.6.4 Support single - family residential in -fill housing that is in harmony with the existing neighborhood as a means of achieving adequate, affordable, and/or diverse housing. The subdivision layout has been revised to provide the opportunity for a through street between South 146th and South 144th Streets in the event the property on the north side of the proposed subdivision is platted. The lot configuration in the subdivision was redesigned both to accommodate the revised street layout, and to orient more of the lots to face each other to establish more of a neighborhood "feel" to the development. The future through street will provide better emergency access as well as providing a more direct route for vehicles and pedestrians to South 144th and the schools and library on that street. Sidewalks on the internal streets will provide a safe walking area for pedestrians. Road A will be designed to optimize access opportunities for the parcel to the west of the proposed plat. As a result, a sidewalk will not be provided on the west side of the street; this sidewalk will be installed when the parcel on the west is subdivided. A pedestrian pathway along South 146th will be paved to separate pedestrian traffic from vehicles. In addition, a pathway is proposed from 51st Avenue South, up to South 146th Street, as the street does not go through due to the steep terrain. This will provide pedestrian access to an arterial street. The cul -de -sac bulb is larger than specified in TMC 17.20.030 General Standards, 6. Public Roads, due to concerns expressed by the Fire Department that the largest Department fire Page 7 ,∎..,..tom. z 1z w :0 0 •co �. co w_. w0 u_ a. co a =CI, z. zI.- I-0 zI—; :0 N; ,0f—:. wu H V. w _ Z. U N� 1- O z • Staff Report to the L98 -0019 City Council Foster Heights Subdivision trucks require additional turning radius room. The landscape island in the middle of the cul- de -sac is also sized to prevent conflicts with emergency vehicles. The subdivision is proposed in an area of larger lots, many of which have the potential for creating additional lots. The subdivision will provide housing opportunities in an area with existing facilities and services, such as schools, library and utility infrastructure. Sanitary sewers will be extended to serve the subdivision. UTILITIES The Tukwila Comprehensive Plan Utilities Chapter states: Policy 12.1.15 Approve development only if adequate utilities are available when a need is created for those facilities, or within a reasonable period as approved by the City. Policy 12.1.28 Require that new developments locate required storm water management facilities on site unless a regional facility benefiting a drainage basin is constructed, or storage is provided in the river, or it is a single - family short plat or smaller residential development. Adequate utilities are available to serve the proposed subdivision. Val Vue Sewer District provides sewer service; Water District 125 provides water service. Sewer service will be extended from 51st Avenue South to this site. In addition, the Sewer District is exploring extending sewer service along South 146th Street due to interest expressed by property owners along that street. Storm water will be retained on -site in a detention tank to be installed under Tract A, the access and utilities easement for Lots 10 and 11 and then released into the storm water system located in 51st Avenue South. A bioswale will be constructed along the front of Lots 10 and 11 on 51st Avenue South. The swale will be placed in an easement and dedicated to the City for maintenance after its construction. Attachment B includes the proposed utility plans for the subdivision. PUBLIC USE AND SERVICE AREAS Policy 13.5.8 Provide additional foot trails as opportunities and development occur. As part of the off -site improvements, the developer will construct a foot path to connect South 146th Street to 51st Avenue South. South 146th Street does not extend through to 51st due to the steep terrain. The pedestrian path will permit access to 51st Avenue South and transit facilities located on South 144th Street. The pedestrian connection will be constructed to City standards and illuminated. Drainage improvements will be needed to protect the pedestrian connection from excess roadway drainage. Page 8 z Z F—w 6 -J C.) U 0' N° L1.1 =. J w 0. g-J u-? wd. ? I— 0 Z ~: w: 2o U co o I- w w. H 0 O: Z 0 z Staff Report to the L98 -0019 City Council Foster Heights Subdivision TMC 17.14.020 C: 2. Appropriate provisions have been made for water, storm drainage, erosion control and sanitary sewage disposal for the subdivision which are consistent with current standards and plans. As noted above under the discussion of the Comprehensive Plan policies, the site will be served by Water District #125 and Val Vue Sewer District. Adequate water is available to serve the site. A sewer line will be extended from its current location in 51st Avenue South to the subdivision site to provide sanitary sewer service. A bioswale will be constructed along 51st Avenue South, and a detention tank will be constructed under the access tract to lots 10 and 11. The bioswale will be located outside the public right -of -way in an easement granted to the City. Any retaining structure needed to create the bioswale area shall not be located in the easement granted to the City. TMC 17.14.020 C: 3. Appropriate provisions have been made for road, utilities and other improvements which are consistent with current standards and plans. The roads, utilities and other improvements with one exception are consistent with current standards and plans. Road B will have sidewalks on both sides of the street; five additional feet of right -of -way will be dedicated to the City on South 146th and a pedestrian path will be constructed from the site west to 46th Avenue South. Utilities such as electricity and gas are adequate to serve the site. The one exception is that Road A will have sidewalks only on the east side of the street, rather than on both sides. TMC 17.32 permits exceptions to the subdivision design standards under certain conditions: • there are special physical circumstances or conditions affecting the site such that the strict application of the provisions of this code would deprive the applicant of the reasonable use or development of his land; • the exception is necessary to insure such property rights and privileges as are enjoyed by other properties in the vicinity and under similar circumstances; and • the granting of the exception will not be detrimental to the public welfare or injurious to other property in the vicinity. An exception is being considered to defer installation of the western sidewalk until the parcel on the west is developed for the following reasons: • Road A was redesigned at City staff's suggestion to permit future extension to South 144th Street in the event the property to the north is developed; • :l Staff Report to the L98 -0019 City Council Foster Heights Subdivision • the redesign of the road cuts across topography that requires additional design to ensure Road A provides access for future development on the property to the west; • the property to the west will benefit from the full street improvements installed by the Foster Heights subdivision; z • it is reasonable to defer sidewalks on the west side of Road A until the _ development pattern on the property to the west is determined; z w • safe north/south pedestrian access will exist on the east side of Road A. 6 v UO (/)p co • w. w =; TMC 17.14.020 C: s f-. CO u. w 0' 4. Appropriate provisions have been made for dedications, easements and reservations. 2 J LL Q' The streets serving the subdivision will be dedicated to the City upon their completion and c_n a` approval as meeting Public Works standards. The bioswale to be constructed along 51st F_ w Avenue South will be placed in an easement to permit City access and maintenance. Any z 1-: 1-O: retaining structure needed to create the bioswale area shall not be located in the easement :z g-. ui granted to the City. The subdivision includes several designated utility easements and one 2 n` access /utility easement. The cul -de -sac bulb is larger than specified in TMC 17.20.030 C.6. o o due to concerns expressed by the Fire Department that the largest Department fire trucks ;o- required additional turning radius room. As noted above, five additional feet of right -of -way w w will be dedicated to the City along South 146th Street. 1- IL. 0, wz � 0 �_ 5. The design, shape and orientation of the proposed lots are appropriate to the proposed z use for which the lots are intended and are compatible will: the area in which they are located. TMC 17.14.020 C: The subdivision was redesigned from the original submittal to provide the opportunity for a future through street to connect South 146th and South 144th when the parcels on the north side of the subdivision are platted. In addition, the redesign permitted the majority of the lots to be oriented in a way that is more conducive to establishing neighborhood community and quality. TMC 17.14.020 C: 6. The subdivision complies with the relevant requirements of the Tukwila Subdivision and Zoning Ordinances, and all other relevant local regulations. Page 10 i 4- ali+iti 0 r Staff Report to the L98 -0019 City Council Foster Heights Subdivision As discussed in the preceding sections, the subdivision is consistent with the requirements of TMC Chapter 17, Subdivisions and Plats, and with TMC Chapter 18, Zoning Code. The discussion of the zoning code requirements for subdivisions follows below. TMC 17.14.020 C: 7. Appropriate provisions for maintenance of privately owned common facilities have been made. There are no privately owned common facilities as part of this subdivision. TMC 17.14.020 C: 8. The subdivision complies with RCW 58.17.110. The criteria outlined in RCW 58.17.110 are essentially the same as those set forth in Tukwila Municipal Code 18.100.050. These criteria will be discussed below. In addition to the decision criteria noted above for preliminary plat approval, TMC 17.20.030 also sets forth general standards for the design and improvements for subdividing land. The key applicable standards are as follows: ENVIRONMENTAL CONSIDERATIONS The site contains some scattered areas with slopes over 20 percent, which are subject to the City's Sensitive Areas Overlay and the requirement to submit the subdivision application as a Planned Residential Development (PRD), TMC 18.45.060. The applicant submitted a waiver request from the PRD requirements on July 10, 1998. After a review of the waiver request, it was determined that the extent and nature of the sensitive features are small in comparison to the entire site. In addition, the applicant's geotechnical consultant, after a reconnaissance of the site, did not make any out of the ordinary recommendations to be followed during development of the site. The applicant has submitted a tree inventory and a concept tree replacement plan. Based on the number of trees located in the sensitive areas, 49 replacement trees will be required. approval of the PRD waiver request was warranted. The waiver request was approved by the Director of Community Development on August 26, 1998. BLOCKS TMC 17. 20.030 E. requires that the length of subdivision blocks be not less than 300 feet nor more than 1,000 feet, with the width of blocks wide enough to allow two tiers of lots, except where abutting a major street or prevented by topographical conditions or the size of the property. Page 11 _. _...... .. :3:r wu'I:h:dr,..F111,'S '" fe SiRa '>.''�YPAF�'�''Yk <�.�'�a�1 '•emu' • .+.a0exii tisb.% Staff Report to the L98 -0019 City Council Foster Heights Subdivision The block fronting on Road A of the subdivision conforms to the requirements of TMC 17.20.030 E and contains two tiers of lots between South 146th Street and Road B. The second block is only one tier deep due to the size and shape of the property. Two lots are accessed by an access and utility easement. These lots front on 51st Avenue South and were originally proposed to be accessed from 51st Avenue South. However, the access from this street is very steep and there is a problem with obtaining sight distance at the current driveway entrance. As a result, the access was redesigned to take place from the west, off Road B. The existing driveway will be eliminated on 51st Avenue South. LOTS TMC 17.20.030 F. establishes the criteria for lot arrangement and design for both interior and corner lots. The lots are generally rectangular or square with the lots on the north side of Road B the exception due to their location at the cul -de -sac bulb and the shape of the parcel being platted. The lots meet the requirement of 6,500 square foot minimum lot area and average lot widths of 50 feet. All proposed lots are capable of meeting the standards when they are developed. TREES TMC 17.20.030 G. requires one tree per lot be provided, which will add 16 trees throughout the subdivision. The cul -de -sac will have a 20 -foot diameter landscaped island in the center. The Tree Regulations section of the Zoning Code requires that trees removed from sensitive areas be replaced, with the number of replacement trees based on the size of the trees which are removed. The applicant has provided.a tree inventory, and concept tree replacement plan. The tree inventory identified nineteen trees located in the sensitive areas. Based on a review of the tree inventory, and the plans of the applicant to clear the entire site, forty-nine replacement trees will be required for those trees removed from the areas with slopes greater than 20 percent. A final landscaping plan will be submitted for approval along with the Land Altering Permit; no clearing will be permitted until the final landscaping plan has been approved. STATE SUBDIVISION CODE: RCW 58.17.110 The criteria set forth under RCW 58.17.110 mirror those established by Tukwila Municipal Code 18.100.050 which are discussed below. Page 12 ...... Y.. y ...... .. ..Jj•:�,'itF.ir: �4L'..}nRhlr�f�l.�ii31 �.L�. • Staff Report to the L98 -0019 City Council Foster Heights Subdivision ZONING CODE REQUIREMENTS The Zoning Code also requires the City Council make the following additional findings that: 1. Appropriate provisions are made for the public health, safety, and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds and all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students walking to and from schools; and 2. The public use and interest will be served by the platting of such subdivision and dedication. 3. If the City Council finds that the proposed subdivision and dedication made such appropriate provisions and that the public use and interest will be served, then the City Council shall approve the proposed subdivision and dedication. Dedication of land to any public body, provision of public improvements to serve the subdivision, and/or impact fees may be required as a condition of subdivision approval. Dedications shall be clearly shown on the final plat. (TMC 18.100.050) The discussion above under the criteria established by the Subdivision Code for approval of a subdivision has demonstrated that appropriate provisions have been made in this plat for the public health, safety and general welfare. The subdivision complies with the Tukwila Comprehensive Plan and furthers its implementation through the development of single family designated lands and urban infill development. CONCLUSIONS 1. The proposed subdivision is consistent with the Tukwila Comprehensive Plan and its policies on subdivision design, street layout, vegetation replacement, utilities and public pathways, per TMC 17.14.020 C. 1. 2. Appropriate provisions have been made for water, storm drainage, erosion control, sanitary sewage disposal, roads and public utilities as well as dedications, easements and reservations, per TMC 17.14.020 C.2 and TMC 17.14.020 C. 4. 3. Appropriate provisions have been made for road, utilities and other improvements. Roads A and B will be constructed to full width standards with curb, gutter and sidewalks, with the exception that Road A will have sidewalks on the east side only. Sidewalks on the west side will be constructed when the parcel on the west develops. The Subdivision Code, TMC 17.32, establishes criteria for permitting exceptions to the established subdivision design standards, such as road width and sidewalk improvements. These exception criteria have been met -- it is not detrimental to the public welfare; there are special circumstances affecting the site; and the exception is Page 13 Staff Report to the L98 -0019 City Council Foster Heights Subdivision necessary to insure such property rights and privileges as are enjoyed by other properties in the vicinity. 4. The bioswale on lots 10 and 11 will be constructed on private property, outside the street right -of -way in an easement granted to the City. Any needed retaining structure may not be located in the easement granted to the City. 5. The design, shape and orientation of the proposed lots are appropriate based on the shape of the parcels being platted, per TMC 17.14.020 C.5. 6. The subdivision complies with RCW 58.17.110. 7. A waiver from the Planned Residential Development permit requirements was approved due to the scattered nature of the slopes over 20% on the site, the tree inventory and replacement plan submitted by the applicant and the number of replacement trees that will be required by the City. The block fronting Road A conforms to the requirements of TMC 17.20.030 E and contains two tiers of lots between South 146th and Road B. The second block is only one tier deep due to the size and shape of the property being subdivided. 9. The lots are generally rectangular or square with the lots on the north side of Road B the exception due to their location at the cul -de -sac bulb and the shape of the parcels being platted established by TMC 17.20.030 C.6. 10. The cul -de -sac bulb is larger than prescribed by TMC 17.20.030 C. 6. due to concerns by the. Fire Department that its largest equipment cannot navigate a 60 -foot diameter bulb. 11. A tree inventory of the site indicates nineteen trees within the identified sensitive areas which are required to be replaced by TMC 18.54. Forty -nine replacement trees will be required. A final landscaping plan will be submitted for approval prior to any land altering or clearing on the site. RECOMMENDATION The staff recommends that the City Council adopt the Findings and Conclusions of the staff report and APPROVE the preliminary plat as proposed with the conditions set forth below and allow the applicant to develop construction plans and specifications and to prepare a final plat. The proposed conditions are as follows: z W re � 0O' NW, W Z' J ~ CO u- WO ur Q. co =a zo 11J ul U 0_ 0)- Ww al O; lliZ. 0 z Staff Report to the City Council L98 -0019 Foster Heights Subdivision 1. The bioswale shall be located out of the City right -of -way but may be located in an easement granted to the City. Any retaining structure needed to create the bioswale area shall not be located in the easement granted to the City. (See attached Map 1 for location) The pedestrian connection to 51st Avenue South shall be constructed to City standards and illuminated. Drainage improvements are required to protect the pedestrian connection from excess roadway drainage. (See attached Map 1 for location) 3. The upper westerly road (Road A) shall have a profile that will optimize access opportunities for the parcel to the west of the proposed plat. (See attached Map 1 for location)- In addition to the conditions for the preliminary plat noted above, the Director of Community Development required as part of the approval of the PRD waiver that prior to the issuance of a Tree. Permit and Land Altering Permit for the site, a final landscaping and tree replacement plan must be submitted for review and approval to ensure that the tree replacement requirements of the SAO have been met. The attached Map 2 indicates the general areas where the replacement trees will be located. • Page 15 • Staff Report to the L98 -0019 City Council Foster Heights Subdivision necessary to insure such property rights and privileges as are enjoyed by other properties in the vicinity. 4. The bioswale on lots 10 and 11 will be constructed on private property, outside the street right -of -way in an easement granted to the City. Any needed retaining structure may not be located in the easement granted to the City. 5. The design, shape and orientation of the proposed lots are appropriate based on the shape of the parcels being platted, per TMC 17.14.020 C.5. 6: The subdivision complies'with RCW 58.17.110. 7. A waiver from the Planned Residential Development permit requirements was approved due to the scattered nature of the slopes over 20% on the site, the tree inventory and replacement plan submitted by the applicant and the number of replacement trees that will be required by the City. The block fronting Road A conforms to the requirements of TMC 17.20.030 E and contains two tiers of lots between South 146th and Road B. The second block is only one tier deep due to the size and shape of the property being subdivided. The lots are generally rectangular or square with the lots on the north side of Road B the exception due to their location at the cul -de -sac bulb and the shape of the parcels being platted established by TMC 17.20.030 C.6. 10. The cul -de -sac bulb is larger than prescribed by TMC 17.20.030 C. 6. due to concerns by the Fire Department that its largest equipment cannot navigate a 60 -foot diameter bulb. 11. A tree inventory of the site indicates nineteen trees within the identified sensitive areas which are required to be replaced by TMC 18.54. Forty-nine replacement trees will be required. A final landscaping plan will be submitted for approval prior to any land altering or clearing on the site. RECOMMENDATION The staff recommends that the City Council adopt the Findings and Conclusions of the staff report and APPROVE the preliminary plat as proposed with the conditions set forth below and allow the applicant to develop construction plans and specifications and to prepare a final plat. The proposed conditions are as follows: Page 14 Staff Report to the L98 -0019 City Council Foster Heights Subdivision 1. The bioswale shall be located out of the City right -of -way but may be located in an easement granted to the City. Any retaining structure needed to create the bioswale area shall not be located in the easement granted to the City. (See attached Map 1 for location) The pedestrian connection to 51st Avenue South shall be constructed to City standards and illuminated. Drainage improvements are required to protect the pedestrian connection from excess roadway drainage. (See attached Map 1 for location) The upper westerly road (Road A) shall have a profile that will optimize access opportunities for the parcel to the west of the proposed plat. (See attached Map 1 for location)- In addition to the conditions for the preliminary plat noted above, the Director of Community Development required as part of the approval'of the PRD waiver that prior to the issuance of a Tree Permit and Land Altering Permit for the site, a final landscaping and tree replacement plan must be submitted for review and approval to ensure that the tree replacement requirements of the SAO have been met. The attached Map 2 indicates the general areas where the replacement trees will be located. Page 15 z z tn. 00 w =' •J 1— N IL. w 0' = v' W. _'. zE-.. I— 0'; Z iM a- 0(0. 0 I- uW. p, UN. _. :0 Z OnSai JIIIOR'THWEST 5021 SOUTH 144TH ST SEATTLE, WASHINGTON 98168 PHONE (206) 242-8244 FAX (206) 244-2301 Aug 13, 1998 Baima & Holmberg Inc. FAX 206 391-3055 Att: Mr. W. Shupe Holmberg RE: The 16 lot project for Mr. Schroeder in Tukwila, adjacent to my property, namely Bonsai Northwest. As per our conversation with you and Mr. Schroeder at the public meeting last month, We requested a 6 foot solid cedar fence on the property line across the West and South sides of our property bordering your project. We also requested a driveway entrance off of road A for access to our property for pick-up truck access for delivery of bark and top soil etc. Please include these in your final plan to the City of Tukwila for their approval. If you have any questions, please call 206-242-8244. Sincerely, Mike Muth cc: city of Tukwila Planning dept. RECEIVED CITY OF TUKWILA AUG 1 7 1998 PERMIT CENTER : `J • • 1, ;Lb tev ' (cr 'srr ?� {r• :�,:;�i%a:;.: u,;.,:ss -i .kr��,a�t;:u City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Carol Lumb, Associate Planner FROM: Gary Schulz, Urban Environmentalist DATE: August 13, 1998 (Revision to July 28, 1998 Memo) RE: Foster Heights - Slope Map Submitted 8/12/98 (L98-0019, E98-0009). The latest information on slopes submitted by applicant's engineering firm, Baima & Holmberg Inc. shows 3 areas of the site that have slope gradients of 20% or greater. The southern area, proposed Lot 2, has a number of trees that will be removed. Therefore, the applicant is required to process a Tree Clearing Permit for the consideration of a PRD Permit waiver. I can only recommend the waiver from the PRD requirements be considered because the slope gradients are marginally greater than 20 percent on most of the site. No tree retention is proposed and the site is visible from the valley floor. A Tree Clearing Permit will be required to replace trees removed from sensitive slope areas. I recommend that some of the tree planting be used to screen new homes from off-site perspectives and/or create buffers. Please let me know if you have questions. cc: Steve Lancaster, DCD Director Jack Pace, Planning Manager 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 •-• . • . To: Carol Lumb, DCD From: Gary Barnett, PW RE: Foster Heights Preliminary Plat - Recommendations for approval with conditions Date: August 7, 1998 Public Works has reviewed the application materials and recommends approval of this subdivision with conditions. In general, the proposed plat is very responsive to city codes and policies. These conditions are intended to ensure compliance with Public Works Standards for Infrastructure. A complete detailed review of all engineering requirements will be done upon submittal of the construction documents following preliminary plat approval. 1. Any retaining structure more than 4' high shall be an engineered structure, not a rockery. 2. The bioswale shall be located out of the city right of way. It may be located in an easement granted to the city just west of the 51st Ave. South right of way. Any retaining structure needed to create the bioswale area shall not be located in a city easement. 3. The pedestrian connection to 51st Ave. South shall be constructed to City standards and shall be illuminated. Drainage improvements will be needed to protect the pedestrian connection from excess roadway drainage. 4. The upper westerly road shall have a profile that will optimize access opportunities for the parcel to the west of the proposed plat RECEIVED CITY OF TUKWILA AUG 1 0 1998 PERMIT CENTER CITY OF TUKWILA DETERMINATION OF NON'SIGNIFICANCE (DNS) DESCRIPTION OF PROPOSAL: SUBDIVIDE FOUR EXISTING LOTS INTO SIXTEEN LOTS. PROPONENT: LOCATION OF PROPOSAL, INCLUDING STREET ADDRESS. IF ANY: ADDRESS: PARCEL NO: SEC /TWN /RNG: LEAD AGENCY :, 004000 - 05.39 51 AV S &' S 1.46 ST CITY OF TUKWILA.' FILE NO,: E98-0009 The City has. determined .that the proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EI'S) is not required under RCW 43.21c.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information ..is available to the public on request. *•k * *•k * * * * * *•k * * * *•k * *•k* k• k******************** ** *•k *•k*•k•k*•k* **•k•k *** * * *•k k * * *'k•k *•k* This determination is final and signed this ' day of ,SPLI 199 Steve Lancaster. Responsible Official City of Tukwila. (206) 431 -3670 6300 Southcenter Boulevard Tukwila. WA 93188 Copies of the procedures for SEPA appeals are available with the Department of Community Development. ......,.,...,, _.�u..c.�u.L'u,s:i;• .,,. ,..,.:,uwt;;sil.r.,.�:C,,�s _.fie: _ .zcr;:; _ z _z 6 eR 0 0. . N0. cn w W =. i J F; CO LL, w 0' w; 2'. zo W w. U 0 -, 0 I- W w; I U, II O: . z. U =: z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Carol Lumb, Associate Planner FROM: Gary Schulz, Urban Environmentalist DATE: July 28, 1998 RE: Foster Heights - Slope Map Submitted 7/28/98 (L98 -0019, E98- 0009). I visited the site today to review the latest information on slopes submitted by applicant's engineering firm, Baima & Holmberg Inc. The map shows there are 3 areas of the site that have slope gradients of 20% or greater. This is required for a Tree Clearing Permit and for the consideration of a PRD Permit waiver. My observations are summarized as follows. It appears there is only 1 large willow tree on a slope area in the lower east portion of the site. Several large maple trees seem to be within the identified slope areas on the northeast portion of the site. Finally there are a number of red alder and big leaf maple trees on the south area near S. 146th Street. I had a difficult time getting to the north area and measuring the slope gradient. However, the other 2 areas have trees that if removed will need to be replaced. I requested a tree inventory of any sensitive slope areas from the applicant's consultant several months ago. The inventory is necessary for processing the Permit and developing a landscape plan prior to issuing a Land Altering Permit. I recommend the waiver from the PRD requirements be considered as the slope gradients are marginally greater than 20 percent on most of the site. However, a Tree Clearing Permit will be required. I also recommend retention of tree and shrub cover around the lower edges of perimeter lots along the eastern slope. Please let me know if you have questions. cc: Steve Lancaster, DCD Director Jack Pace, Planning Manager 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 • z• • 2H • w, • 0 N O. • 0' Wm. J F-; 'CO w • J =w • 1- O. • • z �. .11J at O• . • ;O N iw r. ..z w U =: z • Date: = 28=JuI =98 „16:00:35 From: GARY - SCHULZ (GARY SCHULZ) To: CAROL -L Subject: RE: Slopes on Foster Hts. site Message -id: A3F5BD3501000000 Application -name: MHS >Date: 27-Jul-98 11:39:52 >From: CAROL -L (CAROL LUMB) >To: GARY - SCHULZ >Subject: Slopes on Foster Hts. site > Message -id: 0867BC3501000000 >Application-name: MHS >1 have done some quick measuring on the site and find that the slopes >range from approximately 31 % in the area adjacent to 51st Avenue South >to 34% in the original area where Road A intersects with Road B. In > looking at the most recent submittal and the topo lines, I don't find >the same configuration in that area. See the map I xeroxed. Hi Carol, I've checked the site and there are trees that need to be identified. I will write a brief memo to you today that summarizes what I found. gary NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT. 07/21/1998 14:10 3913055, BAIMA HOLMBERG TMC PAGE 02 BAIMA & HOLMBERG INC. July 21, 1998 Carol Lumb Planning Department Dept. of Community Development City of Tukwila = . 6300 Southcenter Blvd. Tukwila, WA 98188 RE: Foster Heights Subdivision — L98 -0019 Slope Map Dear Carol; The purpose of this letter is to explain the reason for submitting a revised Slope Map with our revised Preliminary Plat and engineering drawings. The revised map, dated 7/9/98, reflected a correction to the contours in the area of the present lot 6. A bad elevation on a survey point caused the contours to show a topographic feature that doesn't exist..In addition, the original computer - generated map showed the greater than 20% slope area at the east end of the parcel to be more extensive than it is. This area was adjusted by hand to more accurately reflect the existing conditions. If you have questions or comments about this, or any other issue related to this project, please call me at 425-392-0250. Sincerely, BAIMA & HOLMBERG, INC. Torn Redding 100 FRONT STREET SOUTH • ISSAQUAH • WASHINGTON • 98027 -3817 • (425) 392 -0250 • (425) 391 -3055 ' yNis;Btv:ldi.r ... w:tWli?J` er3WAIt .'kP32trtaguM iViV t.,44+XSiAr.14i:K! title v?> isC.'A k2f'giegAiCin1.Y?�.r'f7,�i�+"r City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Carol Lumb, Associate Planner FROM: Gary Schulz, Urban Environmentalist DATE: July 20, 1998 RE: Foster Heights - Revised Submittal 7/10/98 (L98-0019, E98-0009). z -J 0 0 CO 0 'COUJ —I I— CO u: Lu 0 g • <, A D c• •z W . u j D • Lo I have reviewed the revised submittal (date-stamped 7/10/98) and have comments regarding Sensitive Area Area and Tree Regulation compliance standards. There are some site issues that have not been directly addressed as listed below. 1) Tree Regulations: Tree regulations for a tree permit have not been addressed. A previously submitted slope map (date- stamped 3/31/98) indicated there were slope areas of 20 percent and greater throughout the site. This map was not included in last site plan submittal. There is no proposed retention of tree cover; however, grading details of individual lot development will be needed for final plat approval. I would recommend the small areas that were marked on the Slope Map as at least 20 percent slopes be rechecked. Please submit a map that shows all areas of at least 20 percent slopes and a tree inventory for those areas per TMC Chapter 18.54. 2) Sensitive Area Standards: The geotechnical report will need to be revised to address the current site plan proposal. Due to project development on slope areas, a site grading plan is required to demonstrate that proposed lots can be developed and meet code standards. This plan will show the need for removing trees and providing rockeries or retaining walls, and is generally necessary for final plat approval? 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 t , 4 Foster Heights Memo July 20, 1998 Page 2 3) PRD Waiver Request: The waiver from the PRD requirements can be considered after the requested information is submitted and reviewed. As mentioned, there appears to be some inconsistency with the areas marked on the previously submitted Slope Map. Please verify this mapping. Retention of trees and native vegetation cover on downslope areas is significant for screening, erosion control, and slope stability. Please let me know if you have questions or we need to meet. cc: Steve Lancaster, DCD Director Jack Pace, Planning Manager Kelcie Peterson, Permit Coordinator :U O o w =; t JI- N w O; J� _: z�. tea. Do: ■ O N. H; iw • w Z U =: $ORTHWEST Fn 5021 SOUTH 144TH ST SEATTLE, WASHINGTON 98168 PHONE (206) 242 -8244 FAX (206) 244 -2301 July 13, 1998 City of Tukwila Department of Community Development Att: Carol Lumb RECEIVED JUL 13 1998 COMMUNITY DEVELOPMENT Ms. Lumb, I am writing to express some concerns I have regarding the proposed development identified as File No. L98- 0019,E 98 -009. This is a proposal by Richard Schroeder to subdivide a neighboring 3.14 acre parcel into 16 single family lots. I own a 2 acre lot east of the proposed subdivision and have a number of questions. Basically, I have no objections to the subdivision but want to make sure that adequate provision is made for the water runoff. Since I am downhill from the project and it would appear most of the land will be built upon, there will be quite a flow of surface water. I want to make sure that drainage planned will be able to accommodate the water. Secondly, I want to make sure that adequate fencing between our property lines is planned with a proper setback. Please keep me posted on any changes proposed on this project. Thank you, 3/6///1/1 Oliver M. Muth .....+.rs...:;ry'�jyj.:ai ybm.»: .xy'5..,-.r..sK.baYta•.•..,_..i ...w..;uianr ,�. ,� - BAIMA & HOLMBERG INC. July 10, 1998 Carol Lumb City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 RE: Foster Heights Subdivision L98 -0019 & E98 -0009 Dear Carol: RECEIVED JUL 1 0 1998 COMMUNITY DEVELOPMENT The items on your 4/28/98 notice of incomplete application were addressed as follows: 1. Planning / Environmental: Site and Development Plans: A. This item was addressed with our 6/26/98 re- submittal of the SEPA checklist and revised preliminary plat maps. B. All existing and proposed easements are shown on the revised engineering plans. C. 6/26/98 submittal and revised engineering plans. D. Per the engineering plans, we do not explicitly propose to save any trees. E. This item was deleted at our 5/29/98 meeting, except for possible finished floor elevations on any iffy lots. The revised lot layout made all lot elevations straight forward, so we didn't include any. F. Relevant buildings and features are shown on all site plans. Landscape Plans: A. Existing trees are shown. B. As agreed at our 5/29/98 meeting, the street trees shown on the engineering plans fulfill this requirement. 2. Public Works A. This item was deleted at our 5/29/98 meeting if we agreed to a pedestrian walkway being extended east and west from the site. This is shown on the engineering plans. B. A Level 1 downstream storm drainage analysis is included with the TIR. 100 FRONT STREET SOUTH • ISSAQUAH • WASHINGTON • 98027 -3817 • (425) 392 -0250 • (425) 391 -3055 ... . `=..i�lt3 .. iaY; a:l S5a4o. i+l �: �% s3.! �a: i�x, �7e: 4i' �fi�a�% ims, �, �y;, w�4:1�:;.Ifdiac.aN�.3�itrz� ?i� "" • LF + r �„ , , -60,,A' 4 ' . P55''i.c' I-• z J 0 U O (0 co w tu J. 1-' ALL: w o: LL <: zE-: 1— O` Z 1- w w.. . ,gym;. U 0' ON 0 W: H U;. • 1—� z` U �` O z General Comments: A. N/A B. A pedestrian connection is shown. C. Our research shows the existing sanitary sewer location as shown to be correct. D. A bioswale is now shown within the 51' Ave. Street South R/W as suggested by City staff. E. The detention tank is now shown in a separate tract. F. A note about winter work restrictions was added to the engineering plans. 3. Fire Department A. Existing and proposed hydrants are shown within 150 feet of proposed structures. The turnaround driveway is shown on the west side of Lot 1 as requested by the Fire Department. 4. Miscellaneous A. A third set of mailing labels is enclosed. B. Evidence of the existence of underlying Lots 12 and 14 is enclosed. C. A request for a waiver of PRD requirements is enclosed. D. A map showing existing land uses of surrounding areas is enclosed. E98 -0009 (SEPA) The SEPA items were addressed with the 6/26/98 submittal. If you have any questions, please contact me at (425) 392 -0250. Sincerely, Baima & Holmberg, Inc. fiXfP-Pliki Tom, Redding TIR:j1J1422.004.clumb • BAIMA & HOLMBERG INC. PROOF OF SEPARATE LOT STATUS FOR PARCEL B (EXISTING LOT 12) AND PARCEL D (EXISTING LOT 14): BOTH LOTS WERE FORMED AS PART OF RECORDED PLATS AS FOLLOWS: LOT 12 OF BLOCK 4 OF ADAMS HOME ACRE TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 11 OF PLATS, PAGE 31, IN KING COUNTY, WASHINGTON, APPROVED ON JANUARY 5, 1904. LOT 14 OF BLOCK 4 OF ADAMS HOME ACRE TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 11 OF PLATS, PAGE 31, IN KING COUNTY, WASHINGTON, APPROVED ON JANUARY 5, 1904. RECEIVED JUL 1. 0 1998 DEVELOPMENT 100 FRONT STREET SOUTH • ISSAQUAH • WASHINGTON • 98027 -3817 • (425) 392 -0250 • (425) 391 -3055 •.. i' >r.,R .ai1 e^i;,.:sllii;� . i•... H.• t.+ 2'- <_'whtti:ri'•'k`iU�iFlSii:+W v'rt ' u':: wnali ;is:ik'?�2w1;r,�,rm�r..l�rxM � ,• aw�r�em�x�rwr!+ �' f7a�-` �:' �'. �vii�Z�{ riu»" �: z{ �+ n? rbi�• im? �a�5s ':C,�.,1'✓�;� +�%�ii ?fi�:�1 %.� J Vi. o0 N Wf :J �I W p' J` - a W: Z H; W W. H Ui "Z; ,V N BAIMA & HOLMBERG INC. July 10, 1998 Steve Lancaster, Director Planning Department Dept. of Community Development City of Tukwila 6300 Southcenter Blvd. Tukwila, WA 98188 RE: Foster Heights Subdivision — L98 -0019 Dear Mr. Lancaster: RECEIVED JUL 1.01998 COMMUNITY DEVELOPMENT Pursuant to TMC 18.45.020F and 18.45.060.2 please consider this a request for a waiver of PRD requirements for this subdivision application. We have had several meetings with City Staff who have encouraged us to request this waiver. This proposed single - family subdivision involves creating 16 lots on a 3.14 acre parcel near the intersection of 51' Avenue South and South 146th Street (extended). About 0.14 acres of the site has sensitive slopes of 20% - 35 %, hence the PRD requirement (see map). Because the site contains no streams, wetlands or other sensitive area other than this small area of slope, we feel that the sensitive area protection provided with a PRD is not warranted. As outlined in the "Geotech Evaluation" by Geospectrum Consultants, dated 2/10/98 (enclosed), proper engineering design and house construction will minimize any instability of this slope. If you have any questions please call me at 425- 392 -0250. Sincerely, BAIMA & HOLMBERG, INC. eoTP W''( Tom Redding TJR:bb/1412-004lancaslcr 100 FRONT STREET SOUTH • ISSAQUAH • WASHINGTON • 98027 -3817 • (425) 392 -0250 • (425) 391 -3055 Z W oc .J V, 0 O • .u) w; • ILI , 1:1;• -J • sa •I- w, z�. .1 -O`.. •Z w ;o N; w w 1-- U H Z I. Z City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director MEMORANDUM TO: Mayor Rants, City Coun 11 FROM: Steve Lancaster DATE: July 8, 1998 RE: Proposed Foster Heights Subdivision An application has been received to subdivide a 3.14 acre parcel into sixteen lots at 51st Avenue South and South 146th Street. Subdivisions are a Type 5 decision, which are quasi - judicial decisions made by the City Council following an open record hearing. A public hearing on the subdivision application is tentatively scheduled for August 17, 1998. As required by TMC 18.108.050, a Public Meeting will be held on Tuesday, July 14, 1998 at Foster Library from 7:00 to 9:00 p.m. The applicant will be present to describe the subdivision proposal. City staff will also be available to answer questions regarding the review process. Due to the quasi - judicial nature of the issue, it would not be appropriate for Councilmembers to attend the July 14 meeting. However, If you have any questions on this proposal, please feel free to call me at 431 -3670. c: \carol \fheIgi is \counmem 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 J.:iRtiCtiilsysV;r :tiggss:2414- A G .z w re ,J C-)•;• 0 0: .U)UV J F_i `Qu- w0 J; w� • z�. w~L w D 17; • ,w w: H =1 - z •z CITY OF TUKWILA DEPARTMENT OF COMMUNITY DEVELOPMENT 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 AFFIDAVIT OF INSTALLATION AND POSTING OF PUBLIC INFORMATION SIGNS) RECEIVED JUL 6 1998 COMMUNITY DEVELOPMENT State of Washington County of King City of Tukwila I Richard Schroeder (Print Name) understand that Section 18.104.110 of the Tukwila Municipal Code requires me to post the property no later than fourteen (14) days following the issuance of the Notice of Completeness. I certify that on Jul y- 1 , 199Rthe Public Notice Board(s) in accordance with Section 18.104.110 and other applicable guidelines were posted on the property located at South 146th & 50th so as to be clearly seen from each right -of -way providing primary vehicular acce for application file number L98' -0019 (Applicant Signature) SUBSCRIBED AND SWORN to before me this Q day of ,S4,../.7 , 19 9 S' `Pt11Et.1.� of� • 44 d. \ssion G,,. �'V�NOTAR�x�S' M pucLlc 9 N o '\• � 2 0, - • i`OA: tiii \Av\v NOTARY PUBLIC in and for the State of Washington residing at 'fssa„w� My commission expires on o qa0 /ot, z rew 00. N w w; J 1- w o. 2 J u.< Nom' a z_--; O' z Lu no .O co o w W' H V — O: z` w �. c) _; 0 z co-e€41 oep.-c-cf /7-P-c: • oral, - • . _ r • jgee.e.e....(1.::a-C442€•07!.," • „ochze4.447— e-1/4 RECEIVED - JUL 7 1998 COMMUNITY DEVELOPMENT tri-e.t.""s-r Hazel Ketchersid 14637 51st Ave., S. Seattle, WA 98168 - . ' City of Tukwila John W. Rants, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF APPLICATION DATED July 1, 1998 The following applications have been submitted to the City of Tukwila Department of Community Development for review and decision. APPLICANT: Richard Schroeder LOCATION: 51st Avenue South and South 146th Street, Tukwila, WA FILE NUMBERS: L98 -0019, E98 -0009 PROPOSAL: To subdivide a 3.14 acre parcel into 16 single family residential lots OTHER REQUIRED PERMITS: Land Altering /Grading Permit; Building Permits These files may be reviewed at the Department of Community Development, 6300 Southcenter Blvd., #100, Tukwila, WA. Please call (206) 431 -3670 to ensure that the file(s) will be available. OPPORTUNITY FOR PUBLIC COMMENT You can submit comments on this application. You must submit your comments in writing to the Department of Community Development by 5:00 p.m. on Tuesday, July 22, 1998. A public meeting to present information about the subdivision and answer questions will be held on Tuesday, July 14, 1998 at the Foster Library, 4060 South 144th Street, Tukwila beginning at 7:00 p.m. in the library conference room. This matter is also scheduled for a public hearing before the Tukwila City Council on August 17, 1998. If you are interested in attending the hearing, please contact the Department at (206) 431 -3670 to ensure that the hearing is still scheduled for this date. If you cannot submit comments in writing by the cutoff date indicated above, you may still appear at the hearing and give your comments on the proposal before the Planning Commission. If you have questions about this proposal contact Carol Lumb, the planner in charge of this file at 431 -3661 or attend the public meeting on July 14, 1998. Anyone who submits written comments will become parties of record and will be notified of any decision on this project. APPEALS You may request a copy of any decision by the City Council on a project or obtain information on your appeal rights by contacting the Department of Community Development at 431 -3670. A decision by the Tukwila City Council on the preliminary plat may be appealed to King County Superior Court. DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: NOTICE OF APPLICATION POSTED: March 31, 1998 June 29, 1998 July 1, 1998 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 4313665 • • _ • w mo, QQ2. U O. co 0.. u) W =; • W O. gJ' !L Q U 0; = d: M 1- O: Z Ill a O NS ;0 H' w W Z Z A F F I D A V I T P T�otice of Public Hearing +Notice of Public Meeting Q Board of Adjustment Agenda Packet OBoard of Appeals Agenda Packet 0 Planning Commission Agenda Packet O Short Subdivision Agenda Packet Q Notice of Application for Shoreline Management Permit 0 Shoreline Management Permit O F D I S T R I B U T I O N hereby declare that: LI Determination of Non - significance 0 Mitigated Determination of Nonsignificance O Determination of Significance and Scoping Notice 0 Notice of Action O Official Notice `'Other y%o -k.& (1 Co la O Other, was mailed to each of the following addresses on -1-1-9R Name of Project i- o4e -12 IT-eqk h LUAIVIS)-i'\ Signature/ a #eA/ ctinritieo le, File Number 1,9 2-O4iq , tq8 -Ccrq City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director June 29, 1998 NOTICE OF COMPLETE APPLICATION DATED JUNE 29, 1998 Tom Redding Baima & Holmberg, Inc. 100 Front Street South Issaquah, WA 98027 -3817 RE: Application for a subdivision, Foster Heights. located at 51st Avenue South and South 146th Street. L98 -0019 and E98 -0009 Dear Mr. Redding: Your application, on behalf of your client Richard Schroeder, Happy Valley Land Company, for a 16 lot subdivision, located at 51st Avenue South and South 146th Street has been found to be complete on June 29, 1998 for the purposes of meeting state mandated time requirements. The project has been assigned to me and is tentatively scheduled for a public hearing before the Tukwila City Council on August 17, 1998. The next step is for you to install the notice board on the site. Tukwila Municipal Code requires that the sign be installed within 14 days of the date of this letter -- however, as we have discussed, in order to meet the August 17 public hearing date, we are working with a very compressed timeline. As a result, you must install the notice board by Wednesday, July 1, 1998. You received information on how to install the sign with your application packet. If you need another set of those instructions, you may obtain them at the Department of Community Development (DCD). Also, you must obtain a laminated copy of the Notice of Application to post on the board. This notice is also available at DCD. After installing the sign with the laminated notice, please return the signed Affidavit of Posting to our office. A public meeting tentatively has been scheduled for Tuesday, July 17, 1998 at 7:00 p.m. at the Foster Library Conference Room, located at 4060 South 144th Street in Tukwila. Please let me know as soon as possible if you or Mr. Schroeder have a conflict with that date. At our meeting on June 19, 1998, we agreed that you would submit the revised SEPA materials by June 26, 1998 with the remaining materials to be submitted two weeks later. To maintain the August 17, 1998 public hearing date, it is critical that the remaining information be submitted as soon as possible but no later than July 10, 1998. This determination of complete application does not preclude the ability of the City to require that you submit additional plans or information, if in our estimation such information is necessary to 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 waresrrta*r,«cn.an _ ga, K.. .... June 29, 1998 Mr. Tom Redding Foster Heights Subdivision ensure the project meets the substantive requirements of the City or to complete the review process. I will be contacting you soon to discuss this project. If you wish to speak to me sooner, feel free to call me at 431 -3661. Sincerely, Carol Lumb Associate Planner cc: Jack Pace, Planning Manager Reviewing City Departments c:\carol\flieights\complete •l; :��i'..;�i41 ... �iY7•`rn: <i: i'r,�i.;.:nl-,U,.:' %�� blfl'T . :71q, teen laViLil eivaalew,u,oxr' Vii* AY+ 1ruw'„ 1V. MCtirP NOTICE OF LAND USE ACTION Type of Action: Subdivision Project Name: Foster Heights Site Address: 51st Avenue South and South 146th Street Applicant: Richard Schroeder, Happy Valley Land Company • J U: 'co • Q : ,co . 'La ,O■ • IL 4C- • HW. 'Z F '. Z• H • O Ni = U: Z''). • ify.;• • Z... . Date 26- May - 9'809:16:45, From: GARY -B (Gary Barnett) To: CAROL -L Copies -to: GARY - B,JACK,JOANNA Subject: RE: Group appt. set for Friday, May 29, 1998 Message -id: 7E886A3501000000 Application -name: MHS > Date: 22- May -98 10:27:02 > From: CAROL -L (CAROL LUMB) >To: GARY -B > Subject: Group appt. set for Friday, May 29, 1998 > Message -id: F652653501000000 >Application-name: MHS >Time: 10:30AM to 11:59AM Alarm: Yes > Subject: Foster Hts. mtg w/ applicant > Users scheduled: > CAROL -L GARY -B JACK JOANNA Carol, I confered with Brian and have answers to our questions. Before you sketch out the proposed revisions, please meet with me to get PW input. We want to add a half cul de sac at the end of 146. All of the DCD ideas have our support. Curb gutter sidewalk, undergrounding of existing and new electrical utilites will be required. A pedestrian linkage to 51st (in the existing ROW using standard sidewalk construction) and then up the hill to 46th (as a widened paved shoulder) is needed. NOTICE: IF THE DOCUMENT IN THIS FRAME IS LESS CLEAR THAN THIS NOTICE IT IS DUE TO THE QUALITY OF THE DOCUMENT... City of Tukwila John W Rants, Mayor Department of Community Development Steve Lancaster, Director NOTICE OF INCOMPLETE APPLICATION April 28, 1998 Mr. Michael Budnik Baima & Holmberg, Inc. 100 Front Street Issaquah, WA 98027 -3817 RE: Foster Heights Subdivision. L98 -0019 (subdivision) and Environmental Check ist E98 -0009 (SEPA Checklist) Dear Mr. Budnik: I have had an opportunity to review your application for a 16 lot subdivision located near the intersection of 51st Avenue South and South 146th Street, if extended. After reviewing the materials you submitted, I have determined that it is incomplete, pursuant to TMC 18.104.060. To complete the submittal package, please provide the following information and/or materials: L98 -0019 (SUBDIVISION) 1. PLANNING/ENVIRONMENTAL: Site and Development Plans: a. Lines marking the boundaries of the existing lot(s) (any existing lot to be eliminated should be a dashed line and so noted (TMC 17.14.020(A)(7)(b). b. Location, dimension and purpose of existing and proposed easements. Provide recorded documents which identify the nature and extent of existing easements (TMC 17.014.020(A)(7)(g). c. Location, size and species of any tree located within a sensitive area or its buffer or the shoreline unless none of these trees are to be removed and their location is not likely to create undue hardship on individual lots with respect to the tree ordinance (TMC 17.014.020(A)(7)(k). 6 ,300 out i�center Boulevard Suite #100 • Tukwila, Washington 98188 • (206) 431 -3670 • Fax (206) 431-3665 z z1- E,. w re O 0, of NW • W =: N v_ ui CO • a. .1 w. .z I-0: Z U of ;S U'_ 0 Z U = `0 ~ . z City of Tukwila, Washington April 28, 1998 Mr. Michael Budnik d. A survey of existing trees and vegetation with a retention/removal plan for the preservation of significant trees and vegetation (TMC 17.0 14.020(A)(7)(o). e. Expected location of new buildings, their driveways and finished floor elevations (TMC 17.014.020(A)(7)(p). f. Relevant buildings and features such as rockeries and fences. Existing and proposed structures which will be in place upon final plat approval. Landscape Plans: a. Existing trees over 4" in diameter showing size, species and location. Identify those that will be retained. b. Proposed landscaping, identifying quantity, size, species and spacing which is prepared and stamped by a landscape architect with a professional license from the State of Washington. 2. FUBLLC WORKS: The following two items are needed in order to complete the application. Public Works staff also provided general comments that are being passed along now, but do not need to be resolved until the staff report is being prepared. One additional engineering comment is provided -- this must be addressed after preliminary plat approval. City of Tukwila, Washington April28, 1998 Mr. Michael Budnik a. Traffic study (per TMC 9.48.070) describing trip generation and distribution, sight distance, pedestrian connections and safety for bus zones and schools. b. Level 1 downstream storm drainage analysis with core and special requirements narrative for King County Surface Water Design Manual. GENERAL COMMENTS a. The road networks look OK. b. A pedestrian connection to 51st Avenue South is needed via S Street in unopened ROW. c. The sanitary sewer in 51st Avenue South is not constructed to point of connection. The applicant must research and verify sewer system availability and location. d. A bioswale is needed for water quality treatment. CPS (coalescing oil/water separator) is not acceptable. Bioswale to be maintained by homeowner. Detention tank to be located in separate tract for maintenance by City. f. Due to the steep site, poor soils and sensitive downstream drainage, all sit work shall be completed between April 1 and October 15. Site shall be hydroseeded and "put to bed" with complete TESCP (temporary erosion control plan) in place by October 15. ENGINEERING COMMENT a. Water, sewer, storm and road engineering details are not acceptable as designed. The concept is acceptable for preliminary plat approval; detailed engineering review will be conducted for the plat after preliminary plat approval. 3. FIRE DEPARTMENT: a. Please indicate the location of existing and proposed fire hydrants to serve the project (TMC 17.014.020(A)(7)(m). Hydrants are required to be within 150 feet minimum of a structure in a subdivision. c:\r—IroNheight0foster foster 3 a re 1.1 6 U. o O w: w z: NU.: wo co J; 1 w z�: Z I- 2 oN 0 1-, 111 cs I- u_ Lei =l. City of Tukwila, Washington April 28, 1998 Mr. Michael Budnik 4. MISCELLANEOUS: a. King County Assessor's maps which show the location of each property within five hundred (500) feet of the subdivision, and three sets of mailing labels for all property owners and tenants (residents or businesses) within five hundred (500) feet of the subdivision. Since the time of the preapplication meeting, and prior to the submittal of this subdivision application, the subdivision code has been revised by the Tukwila City Council to require three sets of mailing labels, rather than two. Please supply the third set. (b) Proof that the lot or lots are recognized as separate lots pursuant to the provisions of TMC Title 17 and RCW 58.17 (TMC 18.104.060(1)(e). Information was not supplied for Parcel B (existing Lot 12) or Parcel D (existing Lot 14). A Planned Residential Development application and fee ($800 + $100 /acre) must be submitted. TMC 18.45.060 requires the Planned Residential Development process be used when sensitive features, such as geologically unstable areas, are located on the subdivision site. d. A surrounding area map showing existing land uses within a 1,000 -foot radius from the site's property lines must be submitted. E98 -0009 (SEPA) Some of the items on the SEPA checklist have been corrected manually and should be retyped; other items need additional information as follows: 1. Item 11, page 2 (retype to correct the number of lots) Item 12, page 2 correct 51st Avenue SE to 51st Avenue South 2. Item 8f, page 8: show Comp Plan designation 3. Item 8h, page 8: Portions of the site are classified as "sensitive area ": please discuss sensitive areas, 20 %+ slopes, Class 2 potential geologic unstable area. 4. Item 9a, page 9 (retype to correct the number of lots) 5. Item 14f, page 11: retype to correct the number of vehicular trips per day and provide supporting documentation (traffic study noted under comments by Public Works Department, etc.) 6. Item 15a, page 12: provide estimates or more specific information Item 15b, page 12: correct number of new homes. The information requested to complete the application must be submitted within 90 days of this notice, otherwise the application will be canceled (TMC 18.104.070 E.). Once the additional information is received, a tentative public hearing can be scheduled -- 4 c:c mM,cignuvosu. -- -- - - oe�h,... ,?',^mA`?P..' City of Tukwila, Washington April 28, 1998. Mr. Michael Budnik so the sooner the additional information is received, the sooner the tentative public hearing can be scheduled. If you have any questions, please call me at 431-3670. Sincerely, Caml Carol Lumb Associate Planner Enclosure: Planned Residential Development Application cc: Jack Pace, Planning Manager, Department of Community Development Gary Barnett, Senior Development Engineer, Department of Public Works 5 cAcaratheights\foter To: From: Subject: Date: City of Tukwila Fire Department Deb Ritter Chief Olivas Foster Heights Subdivision April 14, 1998 John W. Rants, Mayor Thomas P. Keefe, Fire Chief RECEIVED APR 151998 COMMUNITY DEVELOPMENT Thank you for your memo on The Foster Heights Subdivision including the water availability information. Regarding the cul -de -sac issue, the minimum diameter we require is 81 feet. We will not approve this project without this diameter. City Ordinance # 1741 states in part: " All dead end access roads in excess of 150 feet shall be provided with approved provisions for the turning around of fire apparatus" (emphasis added) . The 81 foot diameter is one approved provision, the other is a hammer head turn around. Please contact me with any questions you have regarding this issue. cc: Steve Landcaster Jack Pace Headquarters Station: 444 Andover Park East • Tukwila, Washington 98188 • Phone: (206) 575-4404 • Fax (206) 575-4439 �� n-asim�wnna.. hhi.4 / 4.42.071 7. Sr..ai✓4 E f - Poo? e� cu- 5441 ('# GFiv 4 D /srei8, , s /6Hi cvs:iJNc6, 22'r7- F'ED NNECT /ON�6 '9 5 20 E o-�e cw CLOW -01 /,41-ii,g.eriedA X4e,$GI/VA4 Pr-cl i � �l * X11. , r �i//� aye/1 Ed ) 0 W v i7 ;$4-• L / / <0,4/. coif 174."7/ .4- '4 7 r . .�- reS de....-al eu,s, ✓ei'/ s,l1,►�, 40i/ .C/ . owed A' ee.i.i.&v 3 Liv ✓e. /7071 doW LIAfriblie-07. CP' Gdy 10 fr/ r 4444i i, )/ 'i7e 7 ;d4L :4 . A2Z-1 sww i.ii:,'ry.mvi ihY.uR'illuekr .'N�IR i i%i11$fs�i iL „9f.:L�'.: ��i Nat'i. .113N.•�tR z S':wav,,:i4a 1.ge't;R:.'�'.mv e:.. • z a _I w'. 6 U0 N p: CO w: WI J H. w Di g-J a �_. zI- z la 0 H; ww O, U co 01- z 84. os%1 A-120.4/.7S, -‚--' 741./1 eet 71" P5')-s d /DS/1104•4..■ 4110Z011"Aeall. AVM di. 4,4 Z7" 2 4 7c- e,- 1,0 714.L der 030)60 107/1 4,4441 tog, /e. dosa., Sr.eda.v.i 0/ VA ')04- WO. .11••• // ochlew /s. 5111 •era 442047/ e‘e.er. sec-n Trt- •0/024. f9r"° eAlg edi•ee 4./ Ge-ry) rii eft '7i- 76 t4 re5e1/420( tG'ad s o' 747 .571,0 100 g IMI.1 b/ een7med1 74- --- .0'71 71) ......—.A.600.1A-AvAmmouow4tweAramaxgmaw4, s.41.4k Alba ahez,v,kam MEMO TO: Carol Lumb FROM: Deb Ritter DATE: April 17, 1998 RE: Foster Heights Subdivision L98 -0019 (Subdivision) E98 -0009 (SEPA) The above - referenced applications were filed on March 31st. We must respond either with comments or with a Letter of Completeness' within 28 days (April 28). This is a Type 5 Application. I've attached copies of all comments from the other departments. I've also reviewed the application packet and believe that it is incomplete. Based on everyone's completeness review, the following is a list of items that are lacking: L98 -0019 (SUBDIVISION) 1. PLANNING /ENVIRONMENTAL,: Site and Development Plans: [Please note: Gary Schulz gave his comments verbally. He will try to follow with written comments the week of April 20.] a. Lines marking the boundaries of the existing lot(s) (any existing lot to be eliminated should be a dashed line and so noted (TMC 17.14.020(A)(7)(b). b. Location, dimension and purpose of existing and proposed easements. Provide recorded documents which identify the nature and extent of existing easements (TMC 17.014.020(A)(7)(g). c. Location, size and species of any tree located within a sensitive area or its buffer or the shoreline unless none of these trees are to be removed and their location is not likely to create undue hardship on individual lots with respect to the tree ordinance (TMC 17.014.020(A)(7)(k). A survey of existing trees and vegetation with a retention /removal plan for the preservation of significant trees and vegetation (TMC 17.014.020(A)(7)(o). e. Expected location of new buildings, their driveways and finished floor elevations (TMC 17.014.020(A)(7)(p). f. Relevant buildings and features such as rockeries and fences. Existing and proposed structures which will be in place upon final plat approval. Landscape Plans: a. Existing trees over 4" in diameter showing size, species and location. Identify those that will be retained. Carol Lumb April 17, 1998 Page 2 b. Proposed landscaping, identifying quantity, size, species and spacing which is prepared and stamped by a landscape architect with a professional license from the State of Washington. 2. PUBLIC WORKS: z CL JU 00 [Please note: Joanna has provided additional comments and requirements that will have w =. to be addressed by the applicant during technical review. However, this information w should be given to the applicant now as a courtesy. I've attached Joanna's comments so w 0, you can insert them into your letter of incompleteness.] 2 a. Traffic study (per TMC 9.48.070) describing trip generation and distribution, sight N H w. z� ZO uj n p. ON'. [Please note: Nick has also included his technical review comments. You may wish to 0'-- advise the applicant in advance of these requirements. Nick's comments regarding cul -de- = w sac diameter is still be discussed - see Jack or myself for an update on what will be t- r' required. I've attached copies of memos to and from the Fire Department on this topic.] u" O; u. z' co O~ z distance, pedestrian connections and safety for bus zones and schools. b. Level 1 downstream storm drainage analysis with core and special requirements narrative for King County Surface Water Design Manual. FIRE DEPARTMENT: a. Location of existing and proposed fire hydrants to serve the project (TMC 17.014.020(A)(7)(m). Hydrants are required to be within 150 feet minimum of a structure in a subdivision. 4. MISCELLANEOUS: a. King County Assessor's maps which show the location of each property within five hundred (500) feet of the subdivision, three sets of mailing labels for all property owners and tenants (residents or businesses) within five hundred (500) feet of the subdivision. Only two sets of labels provided, 500 feet radius not indicated on Assessor's maps. le.-)c-N,cx ,,w._ 2, c,12, } e 11 1\! 0 b. Proof that the lot or Tots are recognized as separate lots pursuant to the provisions of TMC Title 17 and RCW 58.17 (TMC 18.104.060(1)(e). Information was not supplied for Parcel B (existing Lot 12) or Parcel D (existing Lot 14). c. A Planned Residential Development application and fee ($800 + $100 /acre). d. Surrounding area map showing existing land uses within a 1,000 -foot radius from the site's property lines. Carol Lumb April 17, 1998 Page 3 E98 -0009 (SEPA) Some of the items on the applicant's SEPA checklist have been corrected manually and other items need additional information as follows: 1. Item 11, page 2 (retype) 2. Item 8f, page 8: show Comp Plan designation 3. Item 8h, page 8: discuss sensitive areas, 20 %+ slopes, Class 2 Item 9a, page 9 (retype) Item 14f, page 11: retype and provide supporting documentation (traffic study, etc.) Item 15a, page 12: provide estimates or more specific information Please route a draft copy of your letter to Nick Olives (Fire), Joanna Spencer (Public Works), Gary Schulz (Environmental) and Bob Benedicto (Building). If they have no other changes or revisions, you can send the letter to the applicant. Z Z` U O; rn w; w=. U)_ LL. w 0,, u.¢? = a; F-0 Z W W 2 Di o -0 N` W�, — O, Li; Z; O~ To: From: Subject: Date: City of Tukwila Fire Department Deb Ritter Chief Olivas Foster Heights Subdivision April 14, 1998 John W. Rants, Mayo:. Thomas P. Ke /?,17:e Chief APR 1 1�. COM IVML NN :TTi DEVELO lv.: i\11' Thank you for your memo on The Foster Heights Subdivision including the water availability information. Regarding the cul -de -sac issue, the minimum diameter we require is 81 feet. We will not approve this project without this diameter. City Ordinance # 1741 states in part: " All dead end access roads in excess of 150 feet shall • be provided with approved provisions for the turning around of fire apparatus" (emphasis added) . The 81 foot diameter is one approved provis ion, the other is a hammer head turd around. Please contact me with any questions you have regarding this issue. cc: Steve Landcaster Jack Pace Headquarters Station: 444 Andover Park East • Tukwila, Washington 98188 • Phone: (206) 575 -4404 O Fax: (206) 5: 5-4,02 r.. , .... g: S:..tt. SlAk4t:t44C 0 1.;. . ^r.� .:.+ . vx o., " _ * •..rx 'i v:.:s..., .,.. ', �.u:lusx: < MEMO TO: Nick Olivas FROM: Deb Ritter DATE: April 14, 1998 RE: Foster Heights Subdivision 51st Avenue South & South 146th Street L98-'0019 E98 -0009 Thanks for your completeness comments on this file. This is in response to two of your comments (copy of your Routing Form attached). Water Availability I've attached a copy of the Certificate of Water Availability which was in your packet. Per this certificate, It appears that 1875 gpm at 20 psi will be available. Cul =de -Sac Diameter I've attached a copy of the chart from the recently revised Subdivision Ordinance. It shows that the minimum cul -de -sac diameter for single family is 60 feet wide. We cannot require that it be 81 feet wide unless: "the City Engineer demonstrates a wider width is needed due to site circumstances, including but not limited to topography, traffic volume, street patterns, on- street parking, lot patterns, land use and bike and transit facilities, that justify an increase in width." Attachments cc: Jack Pace CITY OF•.TUKWILA , Permit Ces" t FiECEIVF.D I ; crry 6300 Southuenter Boulevard, Suite 100, Tukwila, WA 95,148 •, 1 Telephone: (206) 431 -3670 Z°' Zli dr6 x . .• .. ` ' 1 I "'••t' , 'D '1? fl ., n `r .. a ;r. .ta r 'P �' . ..< (r. :S i'1 �'•;. . ,..i' `Lt . i i i,' +1?i'i, } l •c ,,r C. 14 ::.,, s; , {t ' `•.1 %%.nJ''1••., t ' , i . • PROJECT #: (Required only if outside City of Tukwila water Lililily di.:tri :; '47 ,i. ( ' } iitO " SiaT i10.1" e l. .o . le .0• e E.• - PN. I .I R . : , Site Address (Attach map and Legal Description showing h drant location and size of main): 57 s T 4 VG .So . /46 75-4---c Sr tvkt/ c>z u/4-.D 44;ur) L5, Owiner.Infoi niationi'ic,;; .• :;,,;::;.;' ;:: ::..:::.. > ,: • ; ..: :> : =.:., : Agent/Contact Person: Name: ,4 ,7p,O. y a/64 6-K 4w) Co . Name: g/ai444 ,tol/11.QE �/1///,- /31t. b ni f c /'• Address: i d, ,QokC /324, lS5/'cx.j1 Wit. 9poZ1 Address: /c ,c e�,u r sr: So ./ /�;,5., /A. 7 2'_'�' Phone:(¢2S) 39Z-- Z7.4 2___ Phone: (425) 392 - 02:570 ti, This certificate is for the 'purposes of: ❑ Residential Building Permit (a Preliminary Plat ❑ Short Subdivision ❑ Commercial /Industrial Building Permit ❑ Rezone ❑ Other Estimated number of service connections and meter size(s): /3 - / c ,'iv rTIO,uS 3��'4 ' ma-rea, sr ; I Vehicular distance from nearest hydrant to the closest point of structure t /3 ft. Area is served by (Water utility district): /S7 /Cf ,4/o , /ZS-- Owner/Agent Signature: `--M G e d - �G& (J7) Date: to - 2 —F% ' . n,!..- ..., NA•.Itl t !1•;N', I 1 ^ „�,p .7y. �, H 4 K '' ^`;i t'I: ?ji7; ' •.'n . . , �: ,'`t5 > PART . ltri a aomp(ted� by�iwiat iit i!ll &_titai ?1�, -,' i ;i . i, :; :! ... , .. ' . i ... • The proposed project is located within u t,t -Lot. I v..� (City /County) The improvements required to upgrade the water system to bring it into compliance with the utilities' connpreliensiv:: plan or to meet the minimum flow requirements of the project before connection; (4, ,6, a`,�.G'' You ryx us -4- Aspp (1 -R.,' apt D1 k` I,, yrr a�� l.► 01c.Lr of -e.. -e. ,, -10 AA.---(--- (,L) Pr +..-:.,-- I() (f • a. (2.r' Sf'°•r.t to A- ,•c_p, Y -co v- L-► IS p ,'o J' ce.<<f U * ES'�\ c ?.c.R- ti `c st- t ,,. S2, s \ r, tv (Use separate sheet if more room is needed) Based upon the improvements listed above, water can be provided and will be available at the site with a flour of t'i5- ' gpm at 20 psi residual for a duration of 2 hours at a velocity of 1 ( fps as documented by the attached calculations. I hereby certify that the above information is true and correct. it7CS..ci Prcee -. 0 (.311 tx i 2 s” AAA .� / O — _ `i 7 Agency /Phone .2.(-142.-7 S14 j By Date � ,�. � ..(N• - nil ':ji�`il)�"�G "i'�'•'tt'. +;,�i;. PART C; t IZo fcom tezed b . • ove h' r • :� ri s.io_...► Water Availability: El Acceptable service can be provided to this project ❑ Acceptable service, cannot be provided to this project unless the improvements in item C2 are met. Cl System isn't capable of providing service to this project. Minimum water system improvements: (At least equal to 82 above) (Use separate sheet if more room is needed) Agen9y /Phone By Date WVTRAVAIL. DOC 6/5/96 vrog re, c. The proposed private access roads can accommodate potential full (future) development on the lots created; and d. For residential subdivisions, the proposed private access roads do not serve more than four (4) lots nor are more than two hundred (200) feet in length. Those access roads one hundred and fifty (150) feet or greater in length shall have a turn around built to Fire Department standards. e. For commercial and industrial subdivisions, when private access roads are authorized, there shall be a minimum easement width of forty (40) feet. With the exception of minimum easement widths, private access roads shall be designed and constructed in accordance with the Department of Public Works standards, and zoning setbacks shall be required as though the easement were a public right-of-way. ' 6. Public Roads: . a. Right-of-way and paving widths for public roads shall be based on the table below. The minimum paving and right-of-way width shall be used unless the City Engineer demonstrates a wider width is needed due to site circumstances, including but not limited, to topography, traffic volume, street patterns, on-street parking, lot patterns, land use and bike and transit facilities, that justify an increase in Width. Type of Street Right -of -Way Roadway Pavement Principal Arterial 80 - 100 feet 48 - 84 feet Minor Arterial 60 - 80 feet 36 -64 feet Collector Arterial ' 60 - 80 feet 24 • 48 feet Access Road 50 - 60 feet 28 - 36 feet Cul =De -Sac. Roadway ' 40 feet 26 feet • Turnaround (single family) 80 feet (diameter) 60 feet (diameter) Turnaround (muftipmiy, commercial) 92 feet (diameter) • 81 feet (diameter) Alley . • 20 feet • 15 feet Private Access Roads Residential ' 20 feet 20 feet Commercial '40 feet 28 feet b. Design: The design and alignment of all public streets shall conform to the following standards unless otherwise approved by the Department of Public Works: 1) Cul-de-sacs: Cul-de-sacs are not allowed unless there is no reasonable alternative or the cul -de -sac is shown on an officially adopted street plan. When allowed, they shall not exceed a length of six hundred (600) feet unless the City Council determines that adequate alternative emergency access will be provided. 2) Street Grades: Street grades shall not exceed fifteen percent (15 %). However, provided there are no vehicular access points, grades may be allowed up to eighteen percent (18 %), for not more than two hundred (200) feet when: a) Exceeding the grades would facilitate a through street and connection with the larger neighborhood; b) The greater grade would minimize disturbance of sensitive slopes; c) The Fire Marshal grants approval of the grade transition; and d) Tangents, horizontal curves, vertical curves, and right-of-way improvements conform to Department of Public Works standards. c. Full Width Improvement: When interior to a subdivision or a short plat of five or more lots, all publicly owned streets shall be designed and Installed to full width improvement as provided below: 1) Shall be graded as necessary to conform to Department of Public Works standards. 2) Shall be of asphaltic concrete according to Department of Public Works standards. �-,ii?; "�1.'r`ifX��1.r.,,.' ':*:*.: S•; m` e�:;:, i1: E. t" n' �: vt, hui�.* t': 4?: 6a�: �iw� :to.:»ff34Cfss3ii�,+��5i$�i; IF—, W re 2 6 00 N W = .1 W O; LLQ = a. = ZH I- O; Z U� 0 1—. W W - Z W O ~. Z CITY OF UKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 PRELIMINARY PLAT (P -SUBP) APPLICATION , , 3l''''' R= gf r''''V frr� M �{ N1gi ; ss :. s't S# 9 tiLc , .. y 1 X :�{ � >r��:��_��.��, �� . � � .� � .. � �:; F. OR .- STAFFUSE:ONLY��,_,,.....Y.� ..... .. . E,;:. r ,r i.r >:. � . .? 4 r 4,,..,.,P;,.. � z A;.h; w..3.a':i r3 ?M ' S .x< ? C �r �S.`Zalf �P'Yf# y£F M2'r{ t£4 Planner �i n�• ' , ' 0 „'its0 s y 5 3 2 .. ` £ ��3 2. a ,S fi, .F: c`. 12 File Number..3 r `'t /� .9" Yf� E v +E, if: s. + '° 3 V,,.0i e t • i 2 XX t x 23 .. .iys3• ' Receipt Numb: x X.f s r �. % z.i>di £ 2 roject Files: #• r, , .' Si 2r .3 . u,y=' � � .F ) _ r :144f,'.... SPA-Fe ; Ei:. .? „`. f c'Qd f 3§ }<wEC igf. v::= r ;ie r e A n o a �4, > , ' p .CeD ,< A : � Z' �'�� �L:�'�3 •'=ft �.. y.ic oOther.� File: #..� $ 4 .t 3iS i T i AA Y „9 � ':t et .xc..., ' a � < �:4 : A t . ! 'A lication incom tete Date. •a }a '�`3. 3.'s..,i I. PROJECT BACKGROUND A. NAME OF PROJECT /DEVELOPMENT: Ff1STF_R NFT(;HTS B. LOCATION OF PROJECT /DEVELOPMENT: (give street address or, if vacant, indicate lot(s), block and subdivision; or tax lot number, access street, and nearest intersection; if proposal applies to several properties, list the streets bounding the area.) ADDRESS: 51st Ave. S. and S. 146th St. we ASSESORS PARCEL NO.: 004000-0539-02, 004000 - 0554 -02, 004000 - 0550 -06, 004000 - 0560 -04 LEGAL DESCRIPTION:: Please see attached Quarter: NW Section: 77 Township: 71 Range: 4 . (This information may be found on your tax statement) C. CONTACT: (Primary contact regarding the application, and to whom all notices and reports shall be sent) NAME: Mike Budnick at Baima & Holmberg, Inc. ADDRESS: 100 Front StrPPt PHONE: (425) 392 -0250 SIGNATURE: So»rh, Icgagnah, WA Q80 ?7 -3817. 4 a 361 p r DATE: 3.— 1 I — 7 r rt,1 t 3 ...` SUED/ V. DOC 7/5/96 RECEIVED CITY OF TUKWILA MAR 3 9 1998 PERMIT CENTER tvmw,anuCVrra'•= rt�,±'r '%�? d;ASItfv`;R;t?!A.V le.. D. PROPERTY OWNER DECLARATION The undersigned makes the following statements based upon personal knowledge: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the application are true and correct to the best of my knowledge. The application is being submitted with my knowledge and consent. 4. I understand that conditions of approval, which the City and applicant have jointly agreed may not be completed prior to final approval of the construction (e.g., final building permit approval) will be incorporated into an agreement to be executed and recorded against the property prior to issuance of any construction permits. I declare under penalty of perjury under the laws of the State of Washington and the United States of America that the foregoing statement is true and correct. EXECUTED at T SSA quail 3 March , 1998_. (city), Washington (state), on VA- 1 (ti, L tii C (Print Name) `tom . o . o-?t, t 3.a.471- (Address) S S ,q ? 6.79-7,11 Gr/74 5, ! 42S 9s 2- Use additional sheets as needed for all property owner signatures. CITY OfTUKWILA °a Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 PRELIMINARY PLAT APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Department. Please contact the Department if you feel certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. The initial application materials allow starting project review and vesting the applicant's rights. However, they in no way limit the City's ability to require additional information as needed to establish consistency with development standards. Department staff are available to answer questions about application materials at 206 - 431 -3670. CHECKLIST WITH YOUR APPLICATI APPLICATION FORMS: Preliminary Plat Application Checklist (1 copy) Preliminary Plat Application and Fee - $800 + $75/lot ❑ Planned Residential Development application and fee - $800 + $100 /ac., if the site has sensitive areas per TMC 18.06. SEPA Environmental Checklist (6 copies) and Fee - $325 ❑ Other Applications: PLANS [Six (6) copies of the following]: Vicinity Map Surrounding area map showing existing land uses within a 1000 -foot radius from the site's property lines. ❑ Preliminary Surveyed Plat, drawn to a 1" = 20' or 1" = 30' scale, with the following information. Use several sheets on one plat base map if neccessary to clearly convey the information: North arrow, graphic scale, date, and stamp of the licensed land surveyor. Or Location of existing (dashed lines) and proposed (solid lines) property lines and easements. 0( All Tots shall be numbered, fully dimensioned and lot area and width provided. Building setback lines shall be shown in each lot (dotted lines). or Location and names of adjacent roads. J- Location, dimensions and names of new road improvements, right -of -ways, and easements. .er Location of existing and proposed sidewalks. VrA Location of existing structures on site with setbacks from proposed property lines and floor area ratio for resulting lot(s). 2 Location of existing and proposed utility improvements and easements (e.g., sewer, water and storm/drainage). O Location and design of street lighting and furniture. SUBD/ V. DOC 7/8/96 z Wiz. mow. ug 00 CO 0 w i. J I- LL: ww 0: LL Q is z� �o z I-. 2 O• fri w w. - - -0 ui z I- - 1_. 0 z � Location of any �+ "ting or proposed public trails, parks or'+Tler permanent open space on or 0 adjacent to the site. O In the case of a resubdivision, lots, blocks, streets, alleys and easements of the original l\sW'c subdivision being vacated shall be shown by dotted lines in their proper position in relation to the new arrangement of the subdivision. Ps Boundary lines of adjacent lands, whether subdivided or unsubdivided, shall be indicated by dotted lines for a distance of 300 feet from the external boundary of the property proposed for subdivision and shall include the property's zoning. ❑ Other information using the preliminary plat as a base map: tJ /A O Location and classification of any watercourses, wetlands and Shoreline Overlay Zone. Existing and proposed grades at 2' contour intervals. Slopes in excess of 20% to be clearly identified. All contours shall be extended at least 20' beyond the subject property. Other relevant buildings and features such as rockeries and fences. Existing and proposed structures which will be in place upon final plat approval. Existing structures to be removed shall be clearly identified. Utility plan which includes: • Location and size of existing utilities. • Location and size of proposed utilities. • Location of fire hydrants on or near the site. • A storm water design which meets the requirements set forth in the Surface Water Design Manual adopted pursuant to TMC 16.54.060(D). Landscape plan which includes: O Existing trees over 4" in diameter with size, species and location, of which, identify those that will be retained. O Proposed landscaping, identifying quantity, size, species and spacing which is prepared and stamped by a landscape architect with a professional license from the State of Washington. OTHER MATERIALS ein One high quality 8 1/2" x 11" reduction of each of the above plans. ❑ Other documentation in support of the proposal may be included as appropriate, such as color NlP renderings, perspective drawings, photographs or models. If other materials are to be considered, eight (8) copies of each must be submitted (except models). Color drawings or photos may be submitted as 8.5 x 11 inch color photo copies. Site percolation data approved by the Seattle -King County Department of Environmental Health pursuant to TMC 14.36.020 if the site is proposed for development using a septic system, or a Certificate of Sewer Availabiity from the sewer utility purveyor serving the site if the sewer utilit serving the site is an entity other than the City. If the water utility serving the site is an entity othere than the City, a current Certificate of Water Availability from the water utility purveyor serving the site pursuant to TMC 14.36.010. Proof that the lot or lots are recognized as separate lots pursuant to the provisions of TMC Title 17 and RCW ch. 58.17. A list of any existing environmental documents known to the applicant that evaluate any aspect of the proposed project. ❑ A list of any permits or decisions applicable to the development proposal that have been obtained prior to filing the application or that are pending before tehyCity or any other governmental agency. A soils engineering report for the site. ❑ Traffic study or studies, if required purusant to TMC 9.48.070. SUBOI V. DOC 7/8/96 .. y. r,.+.:. .. v:,,, x�++n.,.:w✓.n.M.+�C.,.- 2Ti++itd �?'.�.�V!.:1'i.Mf,TbF�i 1i�4.'?k�:.f!!WifrM,fY1'.�_ — z i z' r—w u6= 00. cn tu = wO u_? w z �, I- 0 Z F--. W w 2 U� O -` 0 I--; W � 1 LL O Z. w U= 0l z A tree clearing plan, if .)uired by TMC ch. 18.54. A parking plan, if required by TMC ch. 18.56. PUBLIC NOTICE )7( King County Assessor's map(s) which shows the location of each property within 500 feet of the subject property. Two (2) sets of mailing labels for all property owners and tenants (residents or businesses) within 500 feet of the subject property. (Note: Each unit in multiple-family buildings--e.g. apartments, condos, trailer parks--must be included.) See Attachment A. z IX 2, 17.1 A 4' x 4' public notice board will be required on site within 14 days of filing a complete application. , c.) ,o c), co III W, •H U) ILI CY 92 a f- W Z I- 0: Z L1J D 0 0 !O r=1. ,0 z 0 _ z See Attachment B. SUBDIV.DOC 7/8/96 BAIMA & HOLMBERG INC. TECHNICAL INFORMATION REPORT FOR FOSTER HEIGHTS February 27, 1998 %.)1Ea WW I& & PEL)tSCD 1 viz clq8. Baima & Holmberg Job No. 1422 -004 Prepared for: Mr. Richard Schroeder Happy Valley Land Company P.O. Box 1324 Issaquah, WA 98027 RECEIVED CITY OF TUKWILA OCT 2 8 r+ °8 PERMIT CENTER 100 FRONT STREET SOUTH • ISSAQUAH • WASHINGTON • 98027 -3817 • (425) 392 -0250 • (425) 391 -3055 UO No H i w 0, g lL Q� = d, Z� I- 0 Z w.. U -; 0 = U - O� WZ O TABLE OF CONTENTS Project Overview Preliminary Conditions Summary Off -site Analysis. Retention /Detention Analysis and Design Conveyance Systems Analysis and Design Special Reports and Studies Basin and Community Planning Areas Other Permits. Erosion /Sedimentation Control Design Bond Quantities Worksheet, Retention /Detention Facility Summary Sheet and Sketch, and Declaration of Covenant Maintenance and Operations Manual i+wi:iwk l;la'3' .�ti:s,,,esTkC.:Ee�t:3:kka C.dik.:w:..:;;nii.:;�.irr a ,. PART 1 PROJECt OWNER AND PROJECT ENGINEER Project Owner a ri-ND Go. Address -Pr) k K ct€60 Phone 4f 25 — 342 —Z�gZ- project Engineer SFIU e t - t3 2rt-y Company .13011.0 . l-fOL-k -t 1>C1-r2-Ct Address Phone the Fvt -ovT qu►4t. 25-3 King County Building and Land Development Division TECHNICAL INFORMATION REPORT (TiR) WORKSHEET `PART 3 TYPE OF PERMIT APPLICATION E J Subdivision LJ Short Subdivision EJ Grading El Commercial n Other Page 1 of 2 PART 2 PROJECT LOCATION AND DESCRIPION Project Name �fX77R -- 61o74 H-T5 Location Township Z3 Range Section Project Size c-- AC Upstream Drainage Basin Size AC 2Z PART 4 OTHER PERMITS P1 DOF /G HPA n COE 404 .0 DOE Dam Safety (� FEMA Floodplaln n COE Wetlands Fl Shoreline Management CD Rockery C7 Structural Vaults C7 Other Cl HPA PART 5 SITE COMMUNITY AND DRAINAGEDASIN Community Drainage Basin CCUr © TMe-wi C Ycr PART 6 SITE CHARACTERISTICS El River EJ Stream ED Critical Stream Reach Depresslons/Swales El Lake ED Sleep Slopes E Lakeside /Erosion Hazard (� Floodplain fl1 Wetlands E] Seeps/Springs El High Groundwater Table r i Groundwater Recharge El Other Soil Type Slopes O Additional Sheets Attatched Erosion Potential Erosive Velocities Page 2 of 2 King County Building and Land Development Division TECHNICAL INFORMATION REPORT (TIR) WORKSHEET PART 8 DEVELOPMENT LIMITATIONS REFERENCE E] Ch. 4 - Downstream Analysts •O Q Additional Sheets Attatched LIMITATION/SITE CONSTRAINT .1 77otto-ef-vvi PART 9 ESC REOUIREMENTS MINIMUM ESC REQUIREMENTS DURING CONSTRUCTION Sedimentation Facilities Stabilized Construction Entrance Perimeter Runoff Control Clearing and Grading Restrictions Cover Practices Construction Sequence Other MINIMUM ESC REQUIREMENTS FOLLOWING CONSTRUCTION En Stabilize Exposed Surface •Remove and Restore Temporary ESC Facilities (-1 Clean and Remove All Silt and Debris O Ensure Operation of Permanent Facilities O Flag Limits of NGPES O Other PART 10 SURFACE WATER SYSTEM El Grass Lined Channel O Pipe System O Open Channel O Dry Pond O Wet Pond O Tank O Vault O Energy Dlssapator O Wetland O Stream E= Infiltration f—] Depression O Flow Dispersal 0 Waiver O Regional Detention Method of Analysis Compensation/Mitigation of Eliminated Site Storage Brief Description of System Operation Facility Related Site Limitations Reference Facility Limitation El Additional Sheets Attatched PART 11 STRUCTURAL ANALYSIS (May require special structural review) 0 Cast in Place Vault O Retaining Wall O Rockery > 4' High O Structural on Stoop Slope O Other :PART 12:EASEMENTS1TRACTS El Drainage Easement (--1 Access Easement El Native Growth Protection Easement fl Tract T] Other •r PART 14 SIGNATURE OF PROFESSIONAL ENGINEER 1 or a civil engineer under my supervision have visltod the silo. Actual site conditions as obsorvod were Incorporated into this worksheet and tho attatchmonts. To tho boat of my knowledge tho Information provided hero is accurate. 1/90 SECTION II PRELIMINJi2.Y CONDITIONS SUMMARY J U; O Oh UW ,w .w 00}; !L<i h= "w, z�, I- o Z w w; ;w w? O;. ui V)i . O SECTION III OFF -SITE ANAL -YSIS BAIMA & HOLMBERG INC. LEVEL I DOWNSTREAM DRAINAGE ANALYSIS �. z: • 6 • ,J V; FOR • .c) o;. .co • FOSTER HEIGHTS 11.[ • • i-- _ z zi D Cr. • uj W^ .H • Z Ni • z ~° Baima &Holmberg Job No. 1422 -004 Prepared for: Mr. Richard Schroeder Happy Valley Land Company P.O. Box 1324 Issaquah, WA 98027 100 FRONT STREET SOUTH • ISSAQUAH • WASHINGTON • 98027 -3817 • (425) 392 -0250 • (425) 391 -3055 osm. te.Anw. .p,vr_LNs.th , PROJECT OVERVIEW This project involves subdividing a 3.14 acre parcel into 16 single - family residential lots. The site is located adjacent to South 146th Street and 51st Avenue South in Section 22 of Township 24 North, Range 4 East. The existing conditions consist of one single family residence and a general ground cover of black berry bushes. The topography of the site slopes east at a slope of 5% to 20 %. LEVEL 1 DRAINAGE ANALYSIS Runoff from the site sheet flows east down a slope, where it drains into catch basins located along the west side of 51st Avenue South. The runoff flows south approximately 800' in a 12" storm system located along the west side of 51st Avenue South. 'Then, the storm system flows east approximately 50' crossing 51st Avenue South and discharging into a drainage ditch. The drainage ditch is approximately 1' deep by 1' wide. The drainage ditch continues east at about a 2% grade for approximately 350' where it discharges into an area resembling a wetland. The runoff flows south, adjacent to 1-5 South, through the wetland and further than a 1/4 of a mile downstream. There are no apparent signs of erosion or capacity problems along this downstream drainage path. 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S<3 r 431' 3M QW1V STRFA is a 11 t thltAx 1.NA CIE k " i'4,1404:Sa.14;44.44,0101W514.4.0' ' ` - WA/0 ''' ' 'Waft. ;40,41KNI41.4, t SECTION IV /DE-r 1∎1- GN ANALYSIS AND EST BAIMA & HOLMBERG, INC. 100 Front Street South ISSAQUAH, WASHINGTON 98027 -3817 (425) 392 -0250 JOB /9Za —Ooi' SHEET NO OF CALCULATED BY -FF. CHECKED BY DATE 2 —Z7 -98 DATE SCALE Tf- N dN CAI,CutA TI7 s Lc. ,4.......1'.I�rrc o.n� .............. COV 1^1 4-1-1;14 ! NL,t 1 US T v VP VY-- (ST.4 11/4-'4 A =3.. 4 A d I; too 3 GLE,rtv2- 3.0.0 II c) 5 01; c__ i 1 oS So ox- S.VmZ.z �p .NcF 'VT!)t ROW ...6 . Z2'44 .. ............:. 5��....f_! ,&)7 cJr P000UCt 201.1 (Sx g Sheets) 205.1 (Padded) 9 z w 00 CO O W =. w0 �Q ma �w Z�. 1-o w ~" 0 -; w w. 0 L0 aiZ O z BAIMA & HOLMBERG, INC. 100 Front Street South ISSAQUAH, WASHINGTON 98027 -3817 (425) 392 -0250 FAX (425) 391 -3055 JOB /4/22.--c191 SHEET NO T 9-14,/ OF CALCULATED BY I DATE CHECKED BY DATE SCALE 10 y�—► c1 zy-z et 5l` -', ccf!" olc ?Z, z.. /00 IDS LrL I APP D /, D. /ors...._ • • • • • • • • • PRODUCT 204.1 (Single Shees) 2054 (Padded) . ��:; . ..v ✓';!t;` °: ..• "J'vT� 4: i�N; i�J�It: Si' uYFiZ����l `i���SIG "1rS�t'�4ii'�' ��.2�a7sf�i.�M1y "� 3mM7.S�b( 21e" BAIMA & HOLMBERG, INC. 100 Front Street South ISSAQUAH, WASHINGTON 98027 -3817 (425) 392 -0250 FAX (425) 391 -3055 JOB SHEET NO ALCULATED BY CHECKED BY SCALE OF DATE DATE C Ofirg 4 Pt47,4".71i(//aa. WILL.- .1. So0 GN -sdc6 0C/00517- '10 1J5r5 . J ijj:P‘,:r1 -�.5 na, PRODUCT204.1 (Sire* Sheets) 205.1(Prdded) BAIMA & HOLMBERG, INC. 100 Front Street South ISSAQUAH, WASHINGTON 98027-3817 (425) 392-0250 FAX (425) 391-3055 JOB LI-Zz--ecD4 SHEET NO OF CALCULATED BY DATE —.77ttitg CHECKED BY DATE SCALE 105W At- E-772 15`rg. iN) 7.-riz6,/ri4tv s o135 erc, G6TF-.5 1 I F-20witi . .. yar7te fv:±9 8 ' Feev won,y'hp fkrtikir mmt5 457r4 "i,[05tdu 2. 6 T.) ••••••• •••■•• d • i• ?4CQ.1-b P7_i7f. lz-1441 Pe: ffecernp PRODUCT 204.1 (Single Swig 2051 (P3dded) zz;i:11,50•4 Tstir.Q0•A•61,4 %g„,-460 • ?AtiP 7•.014).4,0 " ' a414%4' ' BAIMA & HOLMBERG, INC. 100 Front Street South ISSAQUAH, WASHINGTON 98027 -3817 (425) 392 -0250 FAX (425) 391-3055 JOB /2'Z SHEET NO OF // / CALCULATED BY Tg- DATE L '/i 98 CHECKED BY DATE / SCALE L4. ets • . ................ .......................,.... 3,-27- .7L ir/t7 L✓ • PRODUCT 201.1(Single Sheets) 205.1(Pawed). '+-;� `:S%t;Er�3au� >��:i:«a;��'"s�� <3; pia;, iGyrPu` �" �i: �$: �` iit�' C•, �, �. �r: �i;: 4d '..��;�£tiv'43�ioi�il%ti�s"'�`d TZ • z LIJ _iU 00 N 0 • LLI LIJ J � W O. J LL <, =d W Z�. I— 0, z1—, .0 0 tit XI 0 H. ul LI H: O: IIIZ OH Z c ° 117 * • *** »* g: �-U�� bG� 5�0 FM DlSTRI61 TI0 � * ^ *�*^*�* * l0 �Ps FREOUE 5T0 R 8o" lU. F.'. DAlA P INT-OU7� REA( ) 3.1 PERVIOUS lMPEFi:YIGUS TC(MINUlES) A 11N IL, CN 3.1 74.E .0 ��.3 15.0 PEA�.-Q(CF5) T ) 74969 _ .. ************** S.[.S, TYPE-1A DISTRI8UTION ******************** *� *,** • 2-YEAR 24-HOUR ST0 2.00" TOTAL PRECIP *****�* DATA PRINT -OUT7; AREA(ACRES) .8 PEAK-Q(CFS) T-PEAK(H1..:;;S) • • .98 7.67 • Tell151-cyro co/uP Tuz ru,5 PERVIOUS IMPERVIOUS A • CN A CN • 1. . 1.4 '/ VOL(CU -FT ) 133�0 'IC (MI NUTES) 5.0 ****°* S.C.5. TYPE-1A DlSTRIBUTlON ************** *** 1(1-YE: OUF.; STCjF-; * 2.90" TOTAL PRE[IP *'**� bAl4; FRINT OUT 7- AREA(ACRES) 2.D PEA�-O(CFS) 1.63 PERVIOUS IMPERVIOUS � CN • CN .5 86.� !.4 9O.O T-PEA K(HRS> 7.67 VOL CU-FT� E1647 T[(MINUTES) 5.0 -_-_-__-__-_--________-__--___-_-____--_'--____—_—__--_--____________— **°*****°**°� .12. .S. DIS •P: *+ 11.• *^31.^x **A• `/C, D. —H5UR S7OF:|1 " TOTAL PR Cl * �R t, S) 2.O PEAk—Q(L 5) qtcz PERVIOUS IMPERVIOUS A C N A C 1.5 86.0 1.4 9O.0 T—PEA ( ) 7.67 VOL<[i�—FT) 3l2�9 MI NUT E ) 5.0 ***�*** * **** ** 7—DAY DESI(.3N STORM DISTRl 'OUT ION *****************�* *** ****** 10 YEAR FREQ) 'ENCy Elf OR 9.O0» TOTAL **°****«* DATA PRINT-OUT� AREA ( ACRES ) 2.3 PEAK—Q(CFS) • ` 1.11 PERV US MPERVIOUS A CN C 1.5 7 .4 96.3 T—PL.AK( ) VOL(CU—FT) 54.()0 G3�5O C(MINUTES) * ******* S.C.S. Tv' PE_1A DISTRI8UTION **++*^**0 **********11: * 2-YEAR 24—HOUk 0 " TOlAL FRECIP. ^*«A:x*�*« ... UA • r A PF.::iXl' -UUl t: � �. (ACRES) • „:" �ERVI r) IS {NIP EFe. VIOUS A N • 2 O�0 1 .� PLAK-�(�F�> l—�'EA/.(H�`�� | . .�9 7.67 qz-" �� �^�w_ �,i��� ^� VOL > 12E6 TC(MlNUTES) .'" ---------------------------------------------------------------------- �**x ** * S.[,5. P -1A DIS7'17i18i]TIG:%.1 ^ °11.*� .141'*tAA°A* 1 0-YE.:A 24- 0 6TOKh °�*� 2.��^ TO�A� �i\�[ r• *�*�+x DA A • PKlNT- UT� • AREA(f..4 [RES) .3 PE���-Q([FS) .15 E6VIOUS lMPE FA) IOUS CN Ci'4 .2 86.0 � l 9O0 T -PE AK(HRS) 7.67 VOL. (CU-FT) 2074 AUTES) 5.0 -_-����� ************* S.C.S, TYPE-1A DISTRIBUTION ***********�*****�** .**** * 100-YEAR 24-HOUR STORM **** 3.90" TOTAL PRECIF. *� • -__-____- _ -- _ - ` _ 'IiATA |`RI NIT �OU: ARE.'( ACRES ) PERVIOUS IMPERVIOUS TC( MINUTES ) ' A CN A ON .3 .2 86.0 .1 98.0 5.0 EAK-Q(CFS> .23 • T-PEAK(HR5) 7.67 VOL(CU-FT) 30 69 • ****°* ******* -DAY DESIGN STORM DISTRIBUTION ******************* �*• 00 -YE(:::1R FKE8UEN[Y ST ** 9.80" T0 *I ALPREC1P. • PE Ft: VlDUS l MP' ERVIOUS A [N A! (.; N .2 76.� .1 96.3 PEAKt:Hi: ) 54. 0 o ' �y� / -J� ' VUL(CU-FT) O285 C(MINUTES) 5.� 7�} ��~�� � ^ ' - ^i- Go-A/D i _________________________________________ ..... ___ TYPE; nlSTRlDUTION **-**+*):°***k°+*» * * F-YEAR 24-HOUE: STORM **x:t E.0,D" TOTAL PF;E[IF. ------------------------------------------ PERVIOUS lMPERVIOUS CN H CN 2.1 05.0 .0 �O.0 "i-PEAK(HRS) 7.83 �� ^ VOL(CU-FT� &9H2 T[(MINUTES) 15.0 '` *****�************ S.[,S. [yPE-1A DlSTRIBUTION ******w9i******�*** x******* 10-YEAR 24-HOUR SYORM **** E.90" 101AL PRE[lP. DATAPRINT-OUT1. AREA(ACRES) PEAK-Q(CFS) 1.01 q(c) • ��^^�~ r~��, • PERVIOUS IMPERVIOUS A ON A LN 3.1 O5.0 .0 98.0 T-PEAK(HRS) 7.83 VOL(CU-Fl) 16890 TC(MINU|ES) 15.0 . ' - ' _ ' _ -' ' . . • *******************' S.C,S, TYPE-1A DISTRIBUTION *****�**°�*°******** *^°�**^ l00-YEAR 24-HOUR STORM *°** 3.90" TOTAL P;(ECIP. »*****1*^ ^� PERVIOUS iMPERVlOU6 A Ch A [N 3.1 •E5,0 .0 K(��<S) 7.83 qtvo �� -(* » YOLk[U-FT � 26595 IC(MINUTES) 15.0 PERFORMANCE: INFLOW TARGET-OUTFLOW AC/JAL-OUTFLOW Pi:. -STAGE STORAGE DESlGN HYD: 2.79 1.40 1.34 9.46 5557 TEST HYD 1: 1.61 1.0:. .L1 6.3::i, 4050 [E5/ HYD 2: .9F; .47 • .ao 3,•45 1970 TEST HyD 3� 1.11 ..?T .3E • O.uO ��E6 • i.:ERFORMANCE: lNFLOW TARGET-OUTFLOi,q ACTUAL-OUTFLOW F-k-5T:..:2E ST']RAGE DESIGN HiD: E.35 1.40 1.34 9.4� 5557 '[EST HyD 1z 1.63 1.01 ,4l 6.39 4056 TESl HYD 2� .9O .47 .30 3.45 l970 TEST HYD 3: 1.11 .97 .G3 8.68 52O0 STRUCTURE' K/D TANK (FLAT 6RADE) -R15ER-HEAD TANK-DIAM 5TOR-DEPTH tANK-LENGTH S/ORAGE-VOLUME 9.50 FT 10.00 FT 9.50 FT 72.2 FT 5557 CU-FT 7R'PLE 'ORIF'ICE RESTRICTOH: DIA(lNCHES) HT(FEET) Q-MAX(CF5) :BOTTOM ORIFICE: 2.45 .00 .500 MIDDLE ORIFICE: 3.51 7.25 .500 TOP ORIFICE: 5.43 9.25 .400 ROUTING DATA:. • STAGE (FT) D1SCHARGE([FS> STORAGE(CU-FT) PERM -AREA(5Q-FT) • .0.0 00• .0 .0 .95 .16 401.7 .0 '` 1.90 C. 540.3 .0 2.E5 .27 1559.6 .0 - .80 ' .3E 2225.0 • .0 4,75 • .35 2909.1 .0 ' 5.70 .39 3586.5 .0 • •.65 ' .42 4231.4 .0 7',E3 44 4605.5 .0 7.6() • .64 4E13.3 .0 : 8"55 �� ` ,O5 5E89.7 .0 5.2.5 .:D6 5525.6 .O - 9.50 1.40 55,,3.3 .0 9^0. 1.79 5563.3 .0 9.70 2.4.E 556E.5 .6 ::3.2E 55'3 3 0 9-�0 � � . . �.C, 4.o'::: 556�. .O AVER,:i6E VERTICAL PERMEABILITY: .0 MIMUTE5/1NCH • • • • • p~co/�~ �� .^ ^^ ����.~`~~�~~°`, � r10,4- / ROU'IlN:3 UATA;, �TAGE:) 01�[HARf:::E;.[F5/ ETORAGE(CU-r-T) P�RM•'�:::�A�SJ-1::T) ,�� ,CI CI .0 .0 .95 ,16 401.7 .0 `i.�t2., .22 ��.:1^:5 k:, 2.5 .27 l559.6 .0 7:.86 .32 2225.0 .0 4.75 .35 290-.2.1 .0 5.70 .35 3586.5 .0 ��,65 .42 4231.4 .0 • �7.25 .44 4600.5 .C, /.60 .64 4O13.3 .0 8.55 .U.:; 5289.7 .6 9.25 .96 5525.5 .O ` �.50 1.40 5563.8 .0 9.6 ` 1.79 5563.3 .0 .. 0 9.70 2.43 5563.3. .0 9.30 3.23 556:".;.3 .Cr . 9.90` 4.09 556].3 .6 ` 10.00 4.43 5563.3 .0 , ,AVERAGE PERM-KATE: .0 MINUTES/INCH INFLOW/OUTFLOW ANALYSIS: . AK-INFiOW([FS) PEAK-OUTFLOW(CFS) l.11 .07 _ � TIME-OF-PEAK(HRS) 55.00 'INITIAL-STAGE(FT) • • PEAK STORAGE: 5230 [U-FT INF,OW/OUTFLOWANALY5IS:: PEAK-INFLOW(CFS> PEAK-OUTFLON(CFS) OUTFLOW -VOL(CU-FT> ��� 1.S6 31225 � lN.TIAL-STAGE(FT) TIME -OF -PEAK(HRS) PEAK -STAGE -ELEV(FT) .60 O`00 5.40 PEAK5TORAGE: 5560 CU-FT VOL(CU-FT) 82403 PEAK-STAGE-ELEV(FT) 8.69 INFLOW/OUTFLOW ANALYSIS: PEAK-INFLOW(CF5> PEAK-OUTFLOA(CFS) TiUTFLnW-VOL([U-FT) i'.,,3 .41 �� 21612 �^o • ,�� � INITlAL7ST�GE(F7) TIME -OF -�EAK(HRE) ��AK-ST�\G�-ELEV(FT) ` `� �� ,00 �.6? 6.40 • ` FEAKSTORAGE: 4050 [u-FT INFL.0 lid /O�IFLD t4 Ai,IALYGlS: i'.:EAk-INFLOA(CFS) PEA�-OU7FLOW�CF:3) ��TFLON-�dL([U-FT) ` ' .93 .3C e‘T J 2, 133 : 4 ------ iNiTIAL-STAGE(F|> TINE -OF -PEAK(Fii-S) F:::::AK-5TAGE-EL;:::V(FT) 1 .0::: 8.67 3.45 � / PEAK 5TORAGE: !'i-iOU CU-FT !` HYDROORAPH 14 PEAK-0= T-.:ILFGRAPH 2a PEAK-0= iVDROGRAFH SUM; PEAK-0= Ao VEIT NiT ( 001-1F/4u_ 1 )14 55 otirr4A" De I 7-1PO4/° ,71:0 CF; • CF: '1-.PEc TOTAL VOLUME.. 14FJ5f)CU-FI i• DATA PRINT-OUT; JoTrz- HYDROGRAPH 1 PEAK-0= ( HYDROGRAPH 21: PEAK-0= HYDROGRAPH SUM: PEAK-0= 4. • • TOTAL VOLUME: z- 01 q kr-s 0#11 fT, c ltr ,41 CFS T-PEAK= . 15 CF-5 T-PEAK= .51 rF,P; T-PEAK= 23,73CU--F T 41 c4...5„ DA1A PRANT-OUTa 109111._ HYDROGRAPH 1 PEAK-O= HYDROGRAPH .2: PEAK-0= HYDROGRAPH SUMa PEAK-n= . • OTAL VOLUME:: 6.1'gr*P; 1.6 EFa. T -PEAK= .23 OF'S T -PEAK= • 1 7 -R5 TT= 0 MINUTES HICE 0 mINUTES ,• 33 HRS 7.67 WS O .00 HR:. .• 67 1.49 CFS T- PEAK= 0.00 HRS .60ea. 3t., 74CU-FT DATA PRINT-OUT; (pavt 4D HyDROGRAPH 1 PEAK HYDkOGRAPH PEAK-0= ,HYDROL71-(APH PEAK-a,:: Ot% TT= TT= TT= TI= O MINUTES O MINUTES O MINUTES O MINUTES J17 EFS F- PEAK= 55,00 HR5 TT= 0 MINUTES . 11 CF:S T-PLAK:- !J;400 HRS TT= 0 MINUTES .94 CFS T-PEAK= 55,06 M7.:S* TntAL YOLUME (..7)043ECU-FT , ,, • 1-- 0/11 6r5 ot- 1' lrape.zcide%1 beign Oben Channe - +J.CD'r! E.6pu.sc 1..tata :Side Slope— 6,001 Rldnt Sidg, Slope„ M..annlna'e 444 0.7;50 Ch.Ittnnel 0,0200 4:1./..:t DEiOth3044,47.134 433 0„A7 -Ft .„„ Compu.ted Reeults'4 . .1'vDttom Width„:„.„ 0„GO t 0ER •-'0E 1.0.,:. Aea., . „ „ „ „ . , 1.07 17-f Ficm Top Width,. .• 2.61 -Ft :Wetted Perimeter. Critical Depth,. , 0.17 -Ft -Crl,tical Slope— „ 14.Z.IF.:; -ft/lt Froude Number—, . 0.06 Uitotri• ie Subcritical) 047' ft.poi pEprf4 int- lop` 131ostA)ALE flocP(P -po FRovi tAA °T-14 — too \ ig,t2 -131e)L414. C-m thi 011,4 npen Lhanrial Fio.4 er1;:in L..J1 • ,H;Etestad Oethode, loc. 737 Sroo'KEide Rd Watartur.„ Ct 0703 -z_ • ' • ••■• .s1.4-,;,f•:, SECTION V CONVEYANCE SYSTEMS ANALYSIS AND DESIGN .:5:r: �;��: iG:7t:.:.':'f".t.•,tiiT:4S.:.%C :: ±f' G. C�3iGZir, c: y. 7,.. 'S4ti�raw:�w.�w...,......._...., .. SECTION VI SPECIAL REPORTS AND STUDIES r+t7•:.;4� ^5�;:: °:.s d:'ri r :C7:i'.;r� ?ftt5s5:7AVf;4ii'r41 •C�?'+;: i.: -.'.,% i.= C�' a�n;.= v���w�vxv .;w•rren.ri- ..t;,f.Y,TL'> `,�.•3.6T,.1�'f.°.:,?,v,,,gm:v GEOSPECTRUM CONSULTANTS, INC. G�otechr)ica/ Er�gir�eerir�c� ar,c/ Earth Scier�ces February 10, 1998 Mr: Richard Schroeder Happy Valley Land Company P.O Box 1324 Issaquah, WA 98027 i FEB 1 ! 1998 e &W .q & HOLMBERG I" -. }I Subject: GEOTECHNICAL EVALUATION Proposed 16 -Lot Foster Heights Plat Development South 146th Street & 51st Avenue South Tukwila, Washington Project No. 98- 103 -01 Dear Dick, This report presents the results of our geotechnical investigation performed on the site of the proposed Foster Heights residential development. The purpose of the investigation was to provide geotechnical engineering evaluations of the site conditions and geotechnical recommendations for site grading including optimum timing of site grading and general recommendations for site development. A preliminary plat map prepared by Baima & Holmberg, Inc. dated 9/12/97 was provided to us and used as a reference for our site explorations and our evaluations and recommendations. Based on the referenced plat map shown in Figure 2, the proposed plat includes 16 Tots within the subject property. Access to lots 1 -14 will be provided by new cul- de -sac streets (Road A and Road B) which will join South 146th Street at the southwest corner of the property. from 240th. Lots 15 and 16 will be accessed directly from 51st Avenue South. Although no site grading exists at this time is expected that cuts and fills of only about 5 to 10 feet will be required for street construction. Development of the single family residence Tots is expected to be one or two story wood frame homes. Foundation load information is not available at this time but for the purpose of our evaluation bearing wall loads for the residence structures are assumed to be on the order of 1 to 2 kif. If actual structural Toads exceed the above values by more than 25 %, this office should be notified. P, O. Box 276, Issaquah, WA 98027 -0276. Phone: (206) 391 -4228 Fax: (206) 397-4228 .z • • re • 00 ❑. •N W; WI N u- wo s2 x_ z �. w o: • o— ❑1— • w HU w U =: of z Happy Valley Land Co. . February 10, 1998 SCOPE OF WORK Our geotechnical evaluation included subsurface exploration, engineering evaluations and the preparation of this report. The scope of work included the following specific tasks: z o Reviewed published geologic mapping of the site vicinity. _ 1- w o Performed a reconnaissance of the site to observed surface conditions. W 2, 6 o Observed the excavation of 5 test pits to depths ranging from 4 to 6 o oo feet below the ground and excavated one hand -auger test pit on Lot ' co w 16. Approximate locations of the test pits are shown on Figure 2. w i co w. o Continuously logged the subsurface conditions, as encountered in the w o test pits at the time of excavation. Logs of the test pits are presented 2 _: on the summary sheets of Appendix A. a. _, CO o Performed geotechnical engineering evaluations of the site and w x developed geotechnical recommendations for site grading and general z x site development. 1- o z1- o Prepared this geotechnical report summarizing our findings and ? o' io N. 0 1- OBSERVED SITE CONDITIONS i 0'; At the time of our field investigation the property was undeveloped except for the o. existing residence and out - buildings on lots 5, 15 and 16 as shown on Figure 2. Lbw Vegetation on the site consisted primarily of blackberries with grass and scattered - _. fruit trees and maple trees that ranged up to 3+ feet in diameter. z I recommendations. Topography in the general site vicinity is gently to moderately sloped down to the east. The referenced topography map provided to us indicates the maximum elevation difference across the site to be on the order of about 90 feet. Most of the site is gently sloped with gradients ranging from about 7 to 22 percent based on the topography map. Steeper slopes exist on the eastern half of Lots 15 and 16 where gradients of about 40 to 50 percent exist. Subsoils Our evaluation of the subsurface conditions was based on our observations of the exploratory test pits and surface observations. Subsoils encountered in the test pits were generally found to be natural glacial till soils with localized areas of fill soils. We noted apparent shallow fill deposits in the graded area of Lots 5, 15 and 16. The natural soils generally included a layer of dark brown topsoil with organics and roots which typically ranged from about 6 to 12 inches thick. The underlying weathered natural soils were typically brown to gray brown or gray and red -brown sandy silt or silty fine sand with gravel. The weathered soils were generally soft or loose to depths of about 2 to 3 feet below the natural surface based on the test pits Project No. 98- 103 -01 Page 2 Rai Happy Valley Land Co. February 10, 1998 and surface probing. Deeper natural soils were firm to very stiff /hard and medium dense to very dense to the depths of the test pits. Fill soils were encountered in Test Pit 6 to a depth of about 3 feet. The fill soils were very soft/loose and. wet sandy silt/silty fine sand. Surface topography of Lots 5, 15 and 16 indicates other probable fill deposits in the graded areas around the existing house (see Figure 2). Ground Water We observed that the surface soils were generally very moist over most of the site and some areas were especially wet or had surface drainage or seeps as indicated on Figure 2. The site soils were generally classified as very moist to wet and measured moisture . contents were generally high, ranging from about 17.1 to 40.6 percent. Most of the soils had moisture contents between about 20 to 30.percent. Seepage was typically observed at the base of the upper weathered soils in Test Pits 1 through 5. Ground water was observed to rise to about 9 inches below the fill surface in the hand - angered Test Pit 6 east of the existing house on Lot 16. Subsurface Variations Based on our experience, it is our opinion that some variation in the continuity and depth of subsoil deposits and ground water levels should be anticipated due to natural deposition variations and previous onsite structures and grading. Due to seasonal moisture changes, ground water conditions should be expected to change with time. Care should be exercised when interpolating or extrapolating subsurface soils and ground water conditions between or beyond our test pits. SITE EVALUATIONS General The referenced geologic map of Figure 1 indicates the site to expose glacial till (Qt) soils. The referenced map describes the Qt soils as intimately graded mixture of clay to gravel sized soils. The glacial till was deposited during the advance of the Vashon glaciation, the last glacial advance into the Puget Sound area, approximately 13,000 to 16,000 years ago. Based on our explorations the site soils are sandy silt and silty very fine sand glacial till soils which are typically weathered, soft/loose and very moist to wet in the upper 2 to 3 feet becoming very stiff to hard below those depths. Fill soils were observed in the vicinity of lots 5, 15 and 16. The upper weathered site soils and fill are not considered suitable for direct support of pavements or foundations, however, in our opinion the site can be developed as planned provided that our recommendations are followed. Project No. 98- 103 -01 Page 3 izz ~w ft 2 U.O. N 0, w= J F LL w °' g J' a �.w z1 z oI` Vin` p. o -. w w: o z U= 0 z Happy Valley Land Co. February 10, 1998 Site Stability The referenced geologic map of Figure 1 does not indicate any known landslides in the site vicinity. Our observations of the existing site revealed no indications of recent or current instability. In our opinion the unweathered glacial soils which underlie the site are generally stable with regard to gross stability. z There is always risk involved with construction on or near a slope and the lot x z. owners must be willing to accept the risk of future instability which may result in re w damage to their property or neighboring property. In general slope failures are n most likely to be shallow failures occurring during the winter and spring months due _1 o to increased soil moisture conditions and during earthquake shaking due to co o. additional dynamic Toads on the slope. In our opinion the risk of damage due to ' w w instability on Lots 1-4 and 6 -14 is low. The risk of instability damage on Lots 5, 15 , J and 16 is considered moderate to high due to the wet conditions, the steeper slopes u) LL: and existing fill. In addition the risk of shallow failures of the very steep road cut 2 °. along 51st Avenue South is considered high. Risk of slope failure can be reduced by incorporating proper engineering design and providing and maintaining control of u a surface runoff and subsurface drainage. a =w H = z f.. Site Grading Considerations z o Lij Currently no street grading plan or street profiles exist, however we expect that M D cut/fill depths should be on the order of about 10 feet or less. We expect that the grades for Roads A and B will primarily be within the upper weathered soils which o g- will not be suitable for direct subgrade support. The soft/loose weathered soils w w should be excavated from the street subgrade areas to expose stiff /hard soils and x 0 structural fill placed to the final street subgrade. u. o. z Based on our experience the onsite soils will be quite moisture sensitive with regard N. to grading and compaction characteristics and the measured moisture contents I I indicate that the onsite soils are currently too wet to obtain adequate compaction. z In our experience the onsite soils will be very difficult to compact unless they are dried out sufficiently. Site grading should be scheduled during warm, low humidity weather typically occurring in the late summer months to reduce the potential problems associated with wet soils and ground water seepage. Unless the onsite soils can be dried to near optimum moisture content, site grading will require the use of imported granular fill soils for proper compaction. In addition the onsite soils are not considered suitable for backfill within the drainage zone of basement walls or other retaining walls. • Residential Foundations Existing soft/loose, organic and fill soils are not considered suitable for foundation support. Foundations should penetrate through the upper unsuitable soils to bear in very stiff /hard natural soils. In our opinion conventional spread footings founded on the very stiff /hard natural soils should provide good support for the residence structures. Where grading is performed to level specific lots for development, all fill should be placed and compacted as structural fill. Project No. 98- 103 -01 Page 4 Happy Valley Land Co. February 10, 1998 RECOMMENDATIONS The following subsections present our geotechnical recommendations for site grading, street subgrade preparation, residential foundations and retaining walls. Also included are recommendations for site drainage, erosion control, plan review and observations and testing during construction. Site Grading Site grading is expected to consist primarily of excavation and fill placement to prepare the access roads subgrade, create building pads and backfill utility trenches and possibly retaining walls. Stripping depth required in areas with no existing fill is expected to be about 2 to 3 feet. Excavation of the on -site glacial till materials is expected to be difficult at depths greater than about 5 or 6 feet. Onsite soils are not generally considered suitable for use in compacted fills because in our experience these soils are quite moisture sensitive with regard to trafficability and compaction characteristics and are currently too wet for adequate compaction. If grading is scheduled for the late summer months moisture conditions of the onsite soils may be more suitable for compaction. Site grading will likely require the use of imported granular fill soils for proper compaction and drainage. Onsite soils are not considered suitable for backfill against retaining walls because they will not be adequately free - draining. Retaining wall backfill will require clean sand /gravel soils. Recommendations for site preparation, temporary excavations, structural fill, permanent slopes and street subgrade preparation are presented below. Site Preparation: Existing vegetation, debris, and soft or loose soils and existing fill should be stripped from the areas that are to be graded. During rough grading, excess soils may be stockpiled for later use. Soils containing more than 1% by weight of organics may be used in planter areas, but should not be used for fill beneath building or pavement areas. Stumps, debris and trash, plus rocks and rubble over 6 inches in size, should be removed from the grading areas. Subsoil conditions on the site may vary from those encountered in the test pits. Therefore, the soils engineer should observe the prepared areas prior to placement of any new fills'. Temporary Excavations: Sloped temporary construction excavations may be used where planned excavation limits will not undermine structures or interfere with other construction. Where there is not enough room for sloped excavations, shoring should be provided. Contractors should note that excavation of the unweathered glacial till may be very difficult with conventional backhoe equipment. Based on the subsurface conditions encountered in our test pits, it is our opinion that sloped temporary excavations may be made vertically to depths Tess than 4 feet. Deeper temporary excavations up to 10 feet should be made at slope gradients no steeper than 1: 1 ( horizontal:vertical) for the loose to medium dense soils and 3/4 : 1 (horizontal:vertical) for the glacial till soils, however it should be noted that the contractor is responsible for safety and maintenance of construction slopes. Project No. 98- 103 -01 Page 5 Happy Valley Land Co. February 10, 1998 Surface drainage should be directed away from the top edge of cut slopes. Surcharge Toads should not be allowed within 5 feet of the top of cut slopes or within a 1:1 (horizontal : vertical) plane extending up from the toe of excavation, whichever is greater. Structural Fill: Provided that soil moisture can be reduced and maintained near optimum, excavated onsite soils may be used for structural fill. However these soils a • are expected to be moisture sensitive and are currently too wet for practical : x z compaction. Therefore imported granular fill soils should be used if moisture re w2 conditions cannot be adequately controlled. Loose soils, formwork and debris D should be removed prior to placing fill or backfill. Imported free - draining granular d o soils should be used for backfill of retaining walls, and should be capped with . N ° pavement or 12 inches of onsite silty soils to reduce surface water infiltration. w z Onsite soils or imported granular fill should be placed in horizontal lifts not N'' exceeding 8 inches in loose thickness and compacted to at least 90 percent of the w o' maximum dry density as determined by the ASTM D1557 -91 test method. 2 J Imported granular fill should consist of clean, well - graded sand and gravel materials N a free of organic debris and other deleterious material. Imported material for wall = drainage zone backfill should be a clean sand /gravel mixture with less than 5 F- _ percent fines based on the sand fraction. ? i- o Fill Slopes: All permanent fill slopes should be constructed of properly placed and w w compacted structural fill with gradients no steeper than 2:1 (h:v). All existing fill, D o vegetation, debris, and loose /medium dense soils should be removed from proposed U fill slope areas prior to fill placement (see "Site Preparation "). Where underlying o t-. natural slope gradients are 20% or more, fill slopes should be keyed and benched w w into undisturbed dense natural soils. Key width should be at least 8 feet or 1/3 the f. slope height whichever is greater. Key depth should penetrate at least 2 feet into LI o undisturbed dense natural soils. All fill should be placed and compacted in w accordance with the recommendations for "Structural Fill ". c) o l- Cut Slopes: All permanent cut slopes should be made no steeper than 2:1 (h:v). z Existing trees located within 10 feet of the top of the cut slope should be cut but stumps should be left intact. Utility Trenches: Buried utility conduits should be bedded and backfilled around the conduit in accordance with the project specifications. Where conduit crosses pavement subgrade areas the backfill above the pipe should be placed and compacted in accordance with the recommendations for structural fill. Street Subgrade Preparation The street pavement section (base course and A.C. paving) should be supported on a subgrade compacted to at least 95 percent of the ASTM D1557 maximum dry density. Subgrade preparation should include stripping of existing vegetation, topsoils and soft/loose weathered soils in accordance with the "Site Preparation" recommendations. Where unsuitable soils exist at subgrade level, subgrade preparation should include over - excavation down to expose stiff to very stiff /hard natural soils and placement of structural fill to final subgrade elevation. Subgrade fill should be placed in accordance with the recommendations for structural fill except that the top 6 inches Project No. 98- 103 -01 Page 6 Happy Valley Land Co. February 10, 1998 of the subgrade fill should be compacted to at least 95 percent of the ASTM D1557- 91 maximum dry density. Residential Spread Footing Foundations Conventional spread footings founded on undisturbed very stiff /hard natural soils z should provide good support for residential structures within the proposed plat. All i w footings should be founded at least 18 inches below the lowest adjacent final grade and should be deepened as required to penetrate existing soft/loose natural soils 0 and fill to bear on very stiff /hard natural soils. In addition, square footings and continuous footings running parallel to the slope should be deepened as required to , o provide a set back at least 12 feet horizontally from the face of the slope. Footings w w should also be setback beyond a 1:1 (h:v) projection from adjacent lower footings. _ � 1 All footings should be stepped as necessary to maintain a horizontal bearing w o surface. Suitable very stiff /hard bearing soils are expected to be at depths of about 2 to 3 u- feet below the natural surface. The depth to bearing soils may be increased due to w a. existing fill overlying the natural surface. E- _ Z As an alternative to deep spread footings to penetrate soft/loose soils or fill and /or z o satisfy slope setback requirements, foundation loads may be .transferred from the Li, ui recommended minimum foundation depths to the recommended bearing soils by a 2 o monolith of lean concrete having a minimum compressive strength of 1000 psi. The o �, width of an unreinforced lean concrete monolith should be at least as wide as the footing or at least one -half of the monolith height, whichever is greater. Reinforced w w monoliths should be designed by a structural engineer. A suitable width trench x 0 should be excavated with a smooth edged excavator (no teeth) to expose the u.16 dense /very dense bearing soils under observation by our office and backfilled as z soon as possible with the lean concrete to the footing elevation. zff, N Square footings should be at least 24 inches wide and continuous wall footings z should be at least 16 inches wide for two story structures. Continuous footings for garages or other light structures with loads Tess than 1 kip /ft may be reduced to a minimum width of 12 inches. Footings may be designed based on an allowable bearing pressure of 2000 psf. Settlement of light wood -frame structures is expected to be within tolerable limits for this type of construction. For example, the estimated settlement of a 16 inch wide continuous footing founded on very stiff /hard natural soils and carrying a load of 2 kips/ft. is on the order of 1/2 inch. Settlements are expected to occur primarily during construction. For lateral design, resistance to lateral loads can be assumed to be provided by friction acting at the base of foundations and by passive earth pressure. A coefficient of friction of 0.35 may be assumed with the dead load forces in contact with onsite soils or structural fill. An allowable static passive earth pressure of 250 psf per foot of depth may be used for the sides of footings poured against undisturbed natural soils or properly compacted structural fill. The bearing values indicated above are for the total dead load plus frequently applied live loads. If normal code requirements are applied for design, the vertical bearing values may be increased by 50% for short durations of loading which will Project No. 98- 103 -01 Page 7 arrt *UtT ttk.YMLs... -+.s .e. {rilt∎A•x..SFAyi4 . ^3i:e, +CKlp;x87!iy k0A?.?'.>v.- vtwfr•g r. Happy Valley Land Co. February 10, 1998 include the effects of wind or seismic forces. Allowable lateral passive pressures may be increased by 33% for wind and seismic forces. Retaining Walls Cantilevered retaining walls as referred to in this report are walls which yield or a move outward during and after backfilling. Actual wall movements will depend on z the wall design and method of backfilling and can range from 0.1% to 0.3% of the re wall height. Design pressures for cantilevered walls given below assume that the 6 D top of the wall will deflect at least 0.2% of the wall height. -J o W 0 Static design of permanent cantilevered retaining walls which support a horizontal w = surface of properly compacted clean free - draining granular material may be based N i- on an equivalent fluid density of 35 pcf. This pressure assumes that there is no w o water pressure behind the wall. A uniform lateral pressure due to backfill surcharge 2 should be computed using a coefficient of 0.25 times the uniform vertical surcharge g a Toad. u) o. d Static design of walls structurally braced against movement should be based on an 1- _ equivalent fluid density of 60 pcf. This pressure assumes that the wall supports a z i_ horizontal backfill of properly compacted free - draining (imported) granular material z and that there is no water pressure behind the wall. Uniform lateral pressure due to I uj a uniform vertical surcharge behind a braced wall should be computed using a 2 o coefficient of 0.45 times the uniform vertical surcharge load. o (1; o F-. Seismic design of retaining walls should include a dynamic soil loading based on a = iii w' 0.24g 475 -year UBC recurrence ground motion level. Dynamic soil pressure should F- H be assumed to have an inverted triangular distribution. The dynamic soil pressure - o. at the top of the wall should be at least 20H (psf) where H is the height of the wall z. above the footing base. The dynamic soil pressure should diminish linearly to zero c.) at the base of the wall. Combined static plus dynamic soil pressure should be used o F- for seismic design of the walls. z Care should be exercised in compacting backfill against retaining walls. Heavy equipment should not approach retaining walls close enough to intrude within a 1:1 line drawn upward from the bottom of the wall. Backfill close to walls should be placed and compacted with hand - operated equipment. Recommendations for placement and compaction of structural fill are presented under "Site Grading ". Design wall pressures given above assume no water pressure behind the walls. We recommend that a drainage zone be provided behind all retaining walls and a adequate drain system be provided at the base of all retaining walls. As a minimum, the drainage zone horizontal dimension should be 3 feet or 1/2 the wall height, whichever is Tess. Backfill within the drainage zone should be a clean sand /gravel mixture with less than 5 percent fines based on the sand fraction. A membrane of Mirafi 140 filter fabric or equivalent should be provided between the drainage zone material and onsite silty soil backfill. Wall drains should consist of a four -inch diameter perforated PVC drain pipe placed in at least one cubic foot of drain gravel per lineal foot along the base of the wall. Drain gravel should be washed material with particle sizes in the range of 3/4 to 1 -1/2 inches. The drainage zone backfill should be capped with paving or 12 inches of silty soils to reduce surface water infiltration. Project No. 98- 103 -01 Page 8 N3' #ei'R1+ " %rj“.W.q"..?!'FerrOV WIAr1:S.. .v.:T.NO'Ot.em Happy Valley Land Co. February 10, 1998 Conventional spread footing foundations founded on undisturbed very stiff /hard natural soils may be, used for support of retaining walls. Design of wall foundations should be in accordance with the recommendations presented in this report. Drainage Control Surface drainage from the adjoining upslope areas should be controlled and diverted around the development area in a non - erosive manner. Adequate positive drainage should be provided away from the structure and on the site in general to prevent water from ponding and to reduce percolation of water into subsoils. Granular backfill should be capped with paving or 6 inches of onsite silty soils. A desirable slope for surface drainage is 2% in landscaped areas and 1% in paved areas. Roof drains should be tightlined into the storm drain system or other appropriate discharge point (no discharge on the ground surface). A permanent perimeter drain, independent of the roof drain system, should be placed adjacent to the base of the continuous exterior foundations. The drain should consist of a four -inch diameter perforated PVC drain pipe placed in at least one cubic foot of a well graded sand and gravel filter material per lineal foot along the base of the foundations. At least one interior drain should be provided beneath the basement floor connecting to the perimeter drain on the downslope side at the lowest point. If conditions exposed during construction warrant, interceptor subdrain system(s) may be required to intercept ground water migration form the upslope areas particularly in the eastern site area. Interceptor drains should consist of a filter fabric lined trench filled with clean sand or drain rock with a perforated PVC drain pipe at the base. The drain trench should be at least 18" wide, and at least 3 feet deep and should penetrate at least one foot into the very stiff /hard natural glacial till soils. Six inches of native clay soil cover should be placed over the drain to reduce surface water infiltration. Discharge from the subdrain should be conducted via tightline to the storm drain system. In the proposed street subgrade structural fill areas a drain pipe should be installed to collect ground water infiltration which may collect in the fill and transmit it to the storm drain system. The subdrain pipe should be placed along the lower side of under the street fill areas and should discharge to the storm drain system. As a minimum the drain should consist of a 4" diameter perforated PVC collector pipe and a tightline discharge pipe. Additional lateral drains should be provided wherever a spring or seep is exposed during grading. Erosion Control Onsite silty materials are expected to be highly erodible when exposed to concentrated flows. Siltation fences or other detention devices should be provided around soil stockpiles and exposed soil areas during construction to control the transport of eroded material. Exposed final graded soil areas should be paved or planted immediately with grass and deep rooted plants to help reduce erosion potential. Project No. 98- 103 -01 Page 9 �.,.....�......,.....- .... ...�......� v rrnMAVIN .FX;Au?+avcxt71C011/2Vt6,117?'"R .N.:""Ale ft,ttYnn!altp w'"e*molx»t t%. i!9'rpiH2a;cyT.,n Happy Valley Land Co. February 10, 1998 Plan Review This report has been prepared to aid in the evaluation of this site and to assist the civil engineers in the design and construction of the project. It is recommended that this office be provided the opportunity to review the final design drawings and specifications to determine if the recommendations of this report have been properly implemented and to make any supplemental design recommendations which may be required. Observations and Testing During Construction Recommendations given in this report are based on the assumption that all development construction will be performed under engineering •observations and testing. All structural fill and backf ill areas should be observed by a representative of this office after stripping and prior to placing fill. Proper fill placement and compaction should be verified with field and laboratory density testing by a qualified testing laboratory. All footing excavations should be observed prior to placement of steel and concrete to see that footings are founded on satisfactory bearing materials and have proper slope setback. CLOSURE This report was prepared for specific application to the subject site and for the exclusive use of the Happy Valley Land Company and their representatives. The findings and conclusions of this report were prepared with the skill and care ordinarily exercised by local members of the geotechnical profession practicing under similar conditions in the same locality. We make no other warranty, either express or implied. Variations may exist in site conditions between those described in this report and actual conditions encountered during construction. Unanticipated subsurface conditions commonly occur and cannot be prevented by merely making explorations and performing reconnaissance. Such unexpected conditions frequently require additional expenditures to achieve a properly constructed project. If conditions encountered during construction appear to be different from those indicated in this report, our office should be notified. Respectfully submitted, GEOSPECTRUM QONSULTANTS, INC. James A. Doolitt Principal Engineer Encl: Figures 1 and 2 Appendix A Dist: 1 /Addressee 2 /Baima & Holmberg, Inc. Project No. 98 -103 -01 1 EXPIRES 3/19/ Page 10 o/ Cs/ Cs' ref: Preliminary Geologic Map of Seattle and Vicinty, Washington, by Waldron, Liesch, Mullineaux and Crandell, USGS Map 1-354, 1962, scale: 1"=2640' Gootac hnIccrl EngIncaarIng Crnd Eczt-th Schoncaas Proposed Foster Heights Development South 146th Street & 51st Avenue South Tukwila, Washington Proj. No98-103 I Date 2/98 Figure 1 420 O. 47� 44 0 •0 -0 ` -o- ry •s 'S 3AV 1SL9..... COI m OS ►. 3 .LS.►Ll0 45° N n • 460 N m CL co 0 M 0 m 0 a 0 n 0 W 0 0 0 W 0 u 0 u 0 0 u i;S-'11/ 4 KC?/fi;i•� l,}4H dEi •; qy. 7 `.r 4 R'� ,f�s,�b;l;:,/i ?�'XJ£'��'' :; at5" Jt?•" iXu�Si 'ifii��ti��edi�ti4ia�i'eluaG�t• . 414. 1; 4: f+ 1G' tyluT ir3�i. ��i-•: Ai'. �E%,. Cn�d'E�;�'ba#vrG':'Yiidnv8+• lfdi' �` trh�9k�d $veas'ti.,"v;��ki�kA`?�S Z H Z' no J U` U O' • W : ILI —J u- ?. • CI. Z� 1— O Z 1—• ILI ,2 j • U 0:. w W' .H U; u. H Z' • iii F- .O •Z APPENDIX A FIELD EXPLORATION Our field exploration included a site reconnaissance and subsurface exploration program. During the site reconnaissance, the surface site conditions were noted, and the locations of the test pits were approximately determined. The test pits were approximately located using existing features as a guide. Elevations at the test pits locations were estimated from the site plan prepared by Baima & Holmberg dated 9112197 combined with our own site measurements. Test pits were advanced using a Yatani 140 -B trackhoe excavator. Soils were continuously logged and classified in the field by visual examination, in accordance with the ASTM Soil Classification system. Logs of the test pits are presented on the test pit summary sheets A -1 through A -3. The test pit summaries include descriptions of the soils and pertinent field data. Soil consistency and moisture conditions indicated on the logs are interpretations based on the conditions observed in the field. Boundaries between soil strata indicated on the Togs are approximate and actual transitions between strata may be gradual. s.. ter• .y�:r it'. �:: 7.` i3sl 7. SgG`. n:+. r. Y,'. tu:. �` �S.' iuFl<< ��r' �ciaCi „+'':r3:ti�;r7sS`fYSSt+�.'� ': i�,:' ti't d�!` n1s:_ L`t i2i, 1':: cw ;�:}".,�f:;.,.;�f,:''az4nih'•., ,MKi -•: {:,.t�y,•�; •.; z z. JU co o cnw w =: N LL. w O; LL Q' c =a w, Z I- o' Z F-'. ww U , .0 N' 0 w H U; -0, w U —• O Dat Depti (ft. 0 1 2 3 4 5 6 7 L Da 0 1 2 3 4 5 6 7 TEST PIT NO. ged By JAD B 1 /23/98 EIev 464' • f flows. USCS Soil Description (%) _ T ��/ S Topsoil /Organics s sow{ e/ m most d dk brn 29.8 Sandy Si{t/Silty ver fine hand t mottled . Seepage difficult Maximum depth 6 feet. _ _ • • : TEST PIT NO. 2 • GEOSPECTRUM CONSULTANTS, INC. rw�:SJ�x \v \�.? Gootochnlco/ Enpin•orinp and Eorfh Scloncoa TEST PIT LOGS Proposed Foster Heights Development South 146th Street & 51st Avenue South Tukwila, Washington Pro). No.98 -103 Pate 2/98 Figure A -1 :^ i��: �.,,,: ert- �'" r.' r,+::; r> �: iki: �; �°.-' ic�l! 4i�n�ittSG.. S:; u�i' �' `.' wi��S�-' ' �7 ;;o;: ?a�f�u..`G•.'*.�°sd°.a`. r. •,�.._ ...� `�a"w- ' ",s�t`�G�fSi�ii • z UO ` cnw wz •J f- wo gQ to no, F- =' z� I- O Z l- LLI La 0 U O- D I-: w w • O. • w z O~ z Dat Depti (n. 0, 1 2 3 4 05 6 7 Li D 0 1 2 3 4 5 6 7 TEST PIT NO. 3 ged By JAD e 1/23/98 Elev 422' Slows USCS Son Description (%) — _ — — —• — • Topsoil /Organics soft tvneost dk brn 40.6 ML Sandy Silt ravel to 3" w /trace clay wet gray- Seepage — — firm sow, —. to hard very moist • mottled grrain re-brown —_ Maximum depth 4.5 feet. Seepage at approximately 1 - 2 feet. _ TEST PIT NO. 4 • gged By .IAI-? to 1/23/98 . Elev. 423' — — — — — _ — — Topsoil /Organics loose —medium— dense moist to very moist — — — mo7st — wet Bark rnwn 19.1 24.1 • - Caving _ Ile sa • e SM Silty very fine Sand w/ occ. gravel to 3" ro°wn ��oin • mottled rr in red- rown gray SP Sand, fine -med • dense v.moist gray -brn SM Silty fine Sand v.dense — — Maximum depth 6 ft. Seepage at approximately 4.5 - 5.5 feet. GEOSPECTRUM CONSULTANTS, INC. Goofochn /co/ Encinovr /np and Eorth ScIoncoi TEST PIT LOGS Proposed Foster Heights Development South 146th Street & 51st Avenue South Tukwila, Washington Proj. No98 -103 I Date 2/98 I Figure A -2 z Hw re 6 00 cn 0. wi J I u- w0 —a z� 00 Z V- ? o` 0 O CO 0 F- ww F=. 0 IL- o. z' UN O ~' z Dat Deptl (n. 0 1 2 3 4 5 6 7 Li D 0 1 2 3 4 5 6 7 TEST PIT NO. 5 tied By JAD e 1/23/98 • Bev 428' • 1 W (lows USCS Soil Description . (%) _ _ — — Topsoil /Organics w /abundant roots to 1" soft firm — _ _very iris g ver, most wet dark brown 37.3 17.1 �a�ng- Seepage — — ML Sandy Silt, very fine & occ gravel to 3" & Silty fine Sand wet $ran moist 9Y brown —_ Maximum depth 4 feet. Seepage at approximately 1.5 - 2.5 feet. _ • TEST PIT NO. 6 • aged By -JAID te 1/23/98 • EIev 408' • _ — — _ - _ Topsoil /Sod very moose — — — tense wet . dk -brn 30.4 20.5 FILL Ll / F.Mr— Sandy Silt/Silty fine Sand i ed rn It- rn • — - brown Very moist ck re - rn 91k b� b mar become Sand — y d bm _ , Maximum depth 5 ft. . • Water at 9 inches after 15 minutes. GEOSPECTRUM CONSULTANTS, INC. Goo tochnlcol Enpinvorinp and Earth Scloncoa TEST PIT LOGS Proposed Foster Heights Development South 146th Street & 51st Avenue South Tukwila, Washington Pro). No98 -103 Date 2/98 Figure A -3 z nceaa 6 ' U) J I-- . w 0' 5 =0 w Z �; I. 0 Z I- � o. I- w W. 1- a_o w z O~ z.. GEOSPECTRUM CONSULTANTS, INC. Geotec/ ,r ica./ rir ' or7c ' Ecrrt/-i Scier�ces February 10, 1998 Mr. Richard Schroeder Happy Valley Land Company P.O. Box 1324 Issaquah, WA 98027 Subject: GEOTECHNICAL EVALUATION Proposed 16 -Lot Foster Heights Plat Development South 146th Street & 51st Avenue South Tukwila, Washington Project No. 98- 103 -01 Dear Dick, This report presents the results of our geotechnical investigation performed on the site of the proposed Foster Heights residential development. The purpose of the investigation was to provide geotechnical engineering evaluations of the site conditions and geotechnical recommendations for site grading including optimum timing of site grading and general recommendations for site development. A preliminary plat map prepared by Baima & Holmberg, Inc. dated 9/12/97 was provided to us and used as a reference for our site explorations and our evaluations and recommendations. Based on the referenced plat map shown in Figure 2, the proposed plat includes 16 lots within the subject property. Access to lots 1 -14 will be provided by new cul- de -sac streets (Road A and Road B) which will join South 146th Street at the southwest corner of the property. from 240th. Lots 15 and 16 will be accessed directly from 51st Avenue South. Although no . site grading exists at this time is expected that cuts and fills of only about 5 to 10 feet will be required for street construction. Development of the single family residence lots is expected to be one or two story wood frame homes. Foundation load information is not available at this time but for the purpose of our evaluation bearing wall Toads for the residence structures are assumed to be on the order of 1 to 2 kif. If actual structural loads exceed the above values by more than 25 %, this office should be notified. P.O.Box 276, Issaquah, WA 98027 -0276 Phone: (206) 391 -4228 Fax: (206) 391 -4228 Arm '.'..�7 k 'i^ z =Z` f- w 6: 00 W =. J F.' �w w� u-a N� id z z ol-. 0 O- 0 F-' w w. HU z' Ili U =. o~ z Happy Valley Land Co. February 10, 1998 SCOPE OF WORK Our geotechnical evaluation included subsurface exploration, engineering evaluations and the preparation of this report. The scope of work included the following specific tasks: o Reviewed published geologic mapping of the site vicinity. o Performed a reconnaissance of the site to observed surface conditions. ~ w o Observed the excavation of 5 test pits to depths ranging from 4 to 6 o feet below the ground and excavated one hand -auger test pit on Lot .N 0 16. Approximate locations of the test pits are shown on Figure 2. w =. 1.-. o Continuously logged the subsurface conditions, as encountered in the w o test pits at the time of excavation. Logs of the test pits are presented on the summary sheets of Appendix A. a. o Performed geotechnical engineering evaluations of the site and v developed geotechnical recommendations for site grading and general w' site development. z o Prepared this Z o uj p geotechnical report summarizing our findings and w recommendations. OBSERVED SITE CONDITIONS ° w w ui F=--V At the time of our field investigation the property was undeveloped except for the u z o existing residence and out - buildings on lots 5, 15 and 16 as shown on Figure 2. Vegetation on the site consisted primarily of blackberries with grass and scattered 0 co . fruit trees and maple trees that ranged up to 3 + feet in diameter. o Topography in the general site vicinity is gently to moderately sloped down to the east. The referenced topography map provided to us indicates the maximum elevation difference across the site to be on the order of about 90 feet. Most of the site is gently sloped with gradients ranging from about 7 to 22 percent based on the topography map. Steeper slopes exist on the eastern half of Lots 15 and 16 where gradients of about 40 to 50 percent exist. Subsoils Our evaluation of the subsurface conditions was based on our observations of the exploratory test pits and surface observations. Subsoils encountered in the test pits were generally found to be natural glacial till soils with localized areas of fill soils. We noted apparent shallow fill deposits in the graded area of Lots 5, 15 and 16. The natural soils generally included a layer of dark brown topsoil with organics and roots which typically ranged from about 6 to 12 inches thick. The underlying weathered natural soils were typically brown to gray brown or gray and red -brown sandy silt or silty fine sand with gravel. The weathered soils were generally soft or loose to depths of about 2 to 3 feet below the natural surface based on the test pits Project No. 98- 103 -01 4:4:- "tw i SloSlia rta k ,a Vii^., .:.7' 414 • Page 2 Happy Valley Land Co. February 10, 1998 and surface probing. Deeper natural soils were firm to very stiff /hard and medium dense to very dense to the depths of the test pits. Fill soils were encountered in Test Pit 6 to a depth of about 3 feet. The fill soils were very soft/loose and wet sandy silt/silty fine sand. Surface topography of Lots 5, 15 and 16 indicates other probable fill deposits in the graded areas around the existing house (see Figure 2). Ground Water We observed that the surface soils were generally very moist over most of the site and some areas were especially wet or had surface drainage or seeps as indicated on Figure 2. The site soils were generally classified as very moist to wet and measured moisture contents were generally high, ranging from about 17.1 to 40.6 percent. Most of the soils had moisture contents between about 20 to 30 percent. Seepage was typically observed at the base of the upper weathered soils in Test Pits 1 through 5. Ground water was observed to rise to about 9 inches below the fill surface in the hand - augered Test Pit 6 east of the existing house on Lot 16. Subsurface Variations Based on our experience, it is our opinion that some variation in the continuity and depth of subsoil deposits and ground water levels should be anticipated due to natural deposition variations and previous onsite structures and grading. Due to seasonal moisture changes, ground water conditions should be expected to change with time. Care should be exercised when interpolating or extrapolating subsurface soils and ground water conditions between or beyond our test pits. SITE EVALUATIONS General The referenced geologic map of Figure 1 indicates the site to expose glacial till (Qt) soils. The referenced map describes the Qt soils as intimately graded mixture of clay to gravel sized soils. The glacial till was deposited during the advance of the Vashon glaciation, the last glacial advance into the Puget Sound area, approximately 13,000 to 16,000 years ago. Based on our explorations the site soils are sandy silt and silty very fine sand glacial till soils which are typically weathered, soft/loose and very moist to wet in the upper 2 to 3 feet becoming very stiff to hard below those depths. Fill soils were observed in the vicinity of lots 5, 15 and 16. The upper weathered site soils and fill are not considered suitable for direct support of pavements or foundations, however, in our opinion the site can be developed as planned provided that our recommendations are followed. Project No. 98- 103 -01 SS A:c?xRt` :)ai iJ r "u} A+ wu�;�t'G >r 7nYleTa�SSt;+? "" lwa..v .4aitsv.si'.°t 'ci'f$•t yeSi;G ,t-t Page 3 'xk:.%.%e:r • *d7i ;Ids. Happy Valley Land Co. February 10, 1998 Site Stability The referenced geologic map of Figure 1 does not indicate any known landslides in the site vicinity. Our observations of the existing site revealed no indications of recent or current instability. In our opinion the unweathered glacial soils which underlie the site are generally stable with regard to gross stability. There is always risk involved with construction on or near a slope and the lot owners must be willing to accept the risk of future instability which may result in damage to their property or neighboring property. In general slope failures are most likely to be shallow failures occurring during the winter and spring months due to increased soil moisture conditions and during earthquake shaking due to additional dynamic Toads on the slope. In our opinion the risk of damage due to instability on Lots 1-4 and 6 -14 is low. The risk of instability damage on Lots 5, 15 and 16 is considered moderate to high due to the wet conditions, the steeper slopes and existing fill. In addition the risk of shallow failures of the very steep road cut along 51st Avenue South is considered high. Risk of slope failure can be reduced by incorporating proper engineering design and providing and maintaining control of surface runoff and subsurface drainage. Site Grading Considerations Currently no street grading plan or street profiles exist, however we expect that cut/fill depths should be on the order of about 10 feet or Tess. We expect that the grades for Roads A and B will primarily be within the upper weathered soils which will not be suitable for direct subgrade support. The soft/loose weathered soils should be excavated from the street subgrade areas to expose stiff /hard soils and structural fill placed to the final street subgrade. Based on our experience the onsite soils will be quite moisture sensitive with regard to grading and compaction characteristics and the measured moisture contents indicate that the onsite soils are currently too wet to obtain adequate compaction. In our experience the onsite soils will be very difficult to compact unless they are dried out sufficiently. Site grading should be scheduled during warm, low humidity weather typically occurring in the late summer months to reduce the potential problems associated with wet soils and ground water seepage. Unless the onsite soils can be dried to near optimum moisture content, site grading will require the use of imported granular fill soils for proper compaction. In addition the onsite soils are not considered suitable for backfill within the drainage zone of basement walls or other retaining walls. Residential Foundations Existing soft/loose, organic and fill soils are not considered suitable for foundation support. Foundations should penetrate through the upper unsuitable soils to bear in very stiff /hard natural soils. In our opinion conventional spread footings founded on the very stiff /hard natural soils should provide good support for the residence structures. Where grading is performed to level specific Tots for development, all fill should be placed and compacted as structural fill. Project No. 98- 103 -01 Page 4 Happy Valley Land Co. February 10, 1998 RECOMMENDATIONS The following subsections present our geotechnical recommendations for site grading, street subgrade preparation, residential foundations and retaining walls. Also included are recommendations for site drainage, erosion control, plan review and observations and testing during construction. Site Grading Site grading is expected to consist primarily of excavation and fill placement to prepare the access roads subgrade, create building pads and backfill utility trenches and possibly retaining walls. Stripping depth required in areas with no existing fill is expected to be about 2 to 3 feet. Excavation of the on -site glacial till materials is expected to be difficult at depths greater than about 5 or 6 feet. Onsite soils are not generally considered suitable for use in compacted fills because in our experience these soils are quite moisture sensitive with regard to trafficability and compaction characteristics and are currently too wet for adequate compaction. If grading is scheduled for the late summer months moisture conditions of the onsite soils may be more suitable for compaction. Site grading will likely require the use of imported granular fill soils for proper compaction and drainage. Onsite soils are not considered suitable for backfill against retaining walls because they will not be adequately free - draining. Retaining wall backfill will require clean sand /gravel soils. Recommendations for site preparation, temporary excavations, structural fill, permanent slopes and street subgrade preparation are presented below. Site Preparation: Existing vegetation, debris, and soft or loose soils and existing fill should be stripped from the areas that are to be graded. During rough grading, excess soils may be stockpiled for later use. Soils containing more than 1% by weight of organics may be used in planter areas, but should not be used for fill beneath building or pavement areas. Stumps, debris and trash, plus rocks and rubble over 6 inches in size, should be removed from the grading areas. Subsoil conditions on the site may vary from those encountered in the test pits. Therefore, the soils engineer should observe the prepared areas prior to placement of any new fills. Temporary Excavations: Sloped temporary construction excavations may be used where planned excavation limits will not undermine structures or interfere with other construction. Where there is not enough room for sloped excavations, shoring should be provided. Contractors should note that excavation of the unweathered glacial till may be very difficult with conventional backhoe equipment. Based on the subsurface conditions encountered in our test pits, it is our opinion that sloped temporary excavations may be made vertically to depths Tess than 4 feet. Deeper temporary excavations up to 10 feet should be made at slope gradients no steeper than 1: 1 (horizontal:vertical) for the loose to medium dense soils and 3/4 : 1 (horizontal:vertical) for the glacial till soils, however it should be noted that the contractor is responsible for safety and maintenance of construction slopes. Project No. 98- 103 -01 Page 5 z • Fw � w. 6 U UO N0: w= J �. CO u-' w o. J u_ a we 1- _. Z �. I- O. Z 1- w U O =4: • H wW �U O. ui z. UN •• z Happy Valley Land Co. February 10, 1998 Surface drainage should be directed away from the top edge of cut slopes. Surcharge loads should not be allowed within 5 feet of the top of cut slopes or within a 1:1 (horizontal : vertical) plane extending up from the toe of excavation, whichever is greater. Structural Fill: Provided that soil moisture can be reduced and maintained near optimum, excavated onsite soils may be used for structural fill. However these soils z are expected to be moisture sensitive and are currently too wet for practical � z compaction. Therefore imported granular fill soils should be used if moisture w conditions cannot be adequately controlled. Loose soils, formwork and debris re 2 should be removed prior to placing fill or backfill. Imported free - draining granular 6 cni, soils should be used for backfill of retaining walls, and should be capped with o pavement or 12 inches of onsite silty soils to reduce surface water infiltration. ' v W Onsite soils or imported granular fill should be placed in horizontal lifts not Lu I exceeding 8 inches in loose thickness and compacted to at least 90 percent of the 0 U. maximum dry density as determined by the ASTM D1557 -91 test method. iii 0 Imported granular fill should consist of clean, well- graded sand and gravel materials g a free of organic debris and other deleterious material. Imported material for wall n drainage zone backfill should be a clean sand /gravel mixture with less than 5 z w percent fines based on the sand fraction. Z i Fill Slopes: All permanent fill slopes should be constructed of properly placed and z o compacted structural fill with gradients no steeper than 2:1 (h:v). All existing fill, 2 LIJ D vegetation, debris, and loose /medium dense soils should be removed from proposed D o fill slope areas prior to fill placement (see "Site Preparation "). Where underlying o -: natural slope gradients are 20% or more, fill slopes should be keyed and benched ° i. into undisturbed dense natural soils. Key width should be at least 8 feet or 1/3 the i L slope height whichever is greater. Key depth should penetrate at least 2 feet into 1- o undisturbed dense natural soils. All fill should be placed and compacted in accordance with the recommendations for "Structural Fill ". iii N Cut Slopes: All permanent cut slopes should be made no steeper than 2:1 (h:v). z Existing trees located within 10 feet of the top of the cut slope should be cut but stumps should be left intact. Utility Trenches: Buried utility conduits should be bedded and backfilled around the conduit in accordance with the project specifications. Where conduit crosses pavement subgrade areas the backfill above the pipe should be placed and compacted in accordance with the recommendations for structural fill. Street Subgrade Preparation The street pavement section (base course and A.C. paving) should be supported on a subgrade compacted to at least 95 percent of the ASTM D1557 maximum dry density. Subgrade preparation should include stripping of existing vegetation, topsoils and soft/loose weathered soils in accordance with the "Site Preparation" recommendations. Where unsuitable soils exist at subgrade level, subgrade preparation should include over - excavation down to expose stiff to very stiff /hard natural soils and placement of structural fill to final subgrade elevation. Subgrade fill should be placed in accordance with the recommendations for structural fill except that the top 6 inches Project No. 98- 103 -01 ....z V4 °si��`•'t »4:i?!'t:'� fr:. -'•; i.' �?: �a3:. SitsXlid� .�.sa'��'�`3a�t'�'k�ri�rfi�. I Page 6 Happy Valley Land Co. February 10, 1998 of the subgrade fill should be compacted to at least 95 percent of the ASTM D1557- 91 maximum dry density. Residential Spread Footing Foundations Conventional spread footings founded on undisturbed very stiff /hard natural soils should provide good support for residential structures within the proposed plat. All footings should be founded at least 18 inches below the lowest adjacent final grade = and should be deepened as required to penetrate existing soft/loose natural soils r w and fill to bear on very stiff /hard natural soils. In addition, square footings and continuous footings running parallel to the slope should be deepened as required to -' o provide a set back at least 12 feet horizontally from the face of the slope. Footings �, o should also be setback beyond a 1:1 (h:v) projection from adjacent lower footings. All footings should be stepped as necessary to maintain a horizontal bearing J surf ace. co w Suitable very stiff /hard bearing soils are expected to be at depths of about 2 to 3 g feet below the natural surface. The depth to bearing soils may be increased due to existing fill overlying the natural surface. N a � w As an alternative to deep spread footings to penetrate soft/loose soils or fill and /or z satisfy slope setback requirements, foundation loads may be transferred from the z o recommended minimum foundation depths to the recommended bearing soils by a w w monolith of lean concrete having a minimum compressive strength of 1000 psi. The 2D width of an unreinforced lean concrete monolith should be at least as wide as the o °. footing or at least one -half of the monolith height, whichever is greater. Reinforced o monoliths should be designed by a structural engineer. A suitable width trench w • w should be excavated with a smooth edged excavator (no teeth) to expose the ▪ o dense /very dense bearing soils under observation by our office and backfilled as u. o soon as possible with the lean concrete to the footing elevation. w z Square footings should be at least 24 inches wide and continuous wall footings o should be at least 16 inches wide for two story structures. Continuous footings for garages or other light structures with loads less than 1 kip /ft may be reduced to a minimum width of 12 inches. Footings may be designed based on an allowable bearing pressure of 2000 psf. Settlement of Tight wood -frame structures is expected to be within tolerable limits for this type of construction. For example, the estimated settlement of a 16 inch wide continuous footing founded on very stiff /hard natural soils and carrying a Toad of 2 kips/ft. is on the order of 1/2 inch. Settlements are expected to occur primarily during construction. For lateral design, resistance to lateral Toads can be assumed to be provided by friction acting at the base of foundations and by passive earth pressure. A coefficient of friction of 0.35 may be assumed with the dead load forces in contact with onsite soils or structural fill. An allowable static passive earth pressure of 250 psf per foot of depth may be used for the sides of footings poured against undisturbed natural soils or properly compacted structural fill. The bearing values indicated above are for the total dead Toad plus frequently applied live loads. If normal code requirements are applied for design, the vertical bearing values may be increased by 50% for short durations of loading which will Project No. 98- 103 -01 Page 7 Happy Valley Land Co. include the effects of wind or seismic forces. Allowable may be increased by 33% for wind and seismic forces. February 10, 1998 lateral passive pressures Retaining Walls Cantilevered retaining walls as referred to in this report are walls which yield or move outward during and after backfilling. Actual wall movements will depend on the wall design and method of backfilling and can range from 0.1% to 0.3% of the wall height. Design pressures for cantilevered walls given below assume that the top of the wall will deflect at least 0.2% of the wall height. Static design of permanent cantilevered retaining walls which support a horizontal surface of properly compacted clean free - draining granular material may be based on an equivalent fluid density of 35 pcf. This pressure assumes that there is no water pressure behind the wall. A uniform lateral pressure due to backfill surcharge should be computed using a coefficient of 0.25 times the uniform vertical surcharge load. Static design of walls structurally braced against movement should be based on an equivalent fluid density of 60 pcf. This pressure assumes that the wall supports a horizontal backfill of properly compacted free - draining (imported) granular material and that there is no water pressure behind the wall. Uniform lateral pressure due to a uniform vertical surcharge behind a braced wall should be computed using a coefficient of 0.45 times the uniform vertical surcharge load. Seismic design of retaining walls should include a dynamic soil loading based on a 0.24g 475 -year UBC recurrence ground motion level. Dynamic soil pressure should be assumed to have an inverted triangular distribution. The dynamic soil pressure at the top of the wall should be at least 20H (psf) where H is the height of the wall above the footing base. The dynamic soil pressure should diminish linearly to zero at the base of the wall. Combined static plus dynamic soil pressure should be used for seismic design of the walls. Care should be exercised in compacting backfill against retaining walls. Heavy equipment should not approach retaining walls close enough to intrude within a 1:1 line drawn upward from the bottom of the wall. Backfill close to walls should be placed and compacted with hand - operated equipment. Recommendations for placement and compaction of structural fill are presented under "Site Grading ". Design wall pressures given above assume no water pressure behind the walls. We recommend that a drainage zone be provided behind all retaining walls and a adequate drain system be provided at the base of all retaining walls. As a minimum, the drainage zone horizontal dimension should be 3 feet or 1/2 the wall height, whichever is less. Backf ill within the drainage zone should be a clean sand /gravel mixture with less than 5 percent fines based on the sand fraction. A membrane of Mirafi 140 filter fabric or equivalent should be provided between the drainage zone material and onsite silty soil backfill. Wall drains should consist of a four -inch diameter perforated PVC drain pipe placed in at least one cubic foot of drain gravel per lineal foot along the base of the wall. Drain gravel should be washed material with particle sizes in the range of 3/4 to 1-1/2 inches. The drainage zone backfill should be capped with paving or 12 inches of silty soils to reduce surface water infiltration. Project No. 98- 103 -01 Page 8 'i�:.``{e!.• +;ei^ 'r:: <`r, ';._ 0+4 %iiSYa� tY.ei Wlb= c'}.'d'�t+i`„It�i4t rtl a'�= z Z: CC w 2 JU U0: Ill = 1- a.. w0 1 u_a �_ z�. �0 Z~ o w I- wW L-o w Z z Happy Valley Land Co. February 10, 1998 Conventional spread footing foundations founded on undisturbed very stiff /hard natural soils may be used for support of retaining walls. Design of wall foundations should be in accordance with the recommendations presented in this report. Drainage Control Surface drainage from the adjoining upslope areas should be controlled and diverted around the development area in a non - erosive manner. Adequate positive drainage should be provided away from the structure and on the site in general to prevent water from ponding and to reduce percolation of water into subsoils. Granular backfill should be capped with paving or 6 inches of onsite silty soils. A desirable slope for surface drainage is 2% in landscaped areas and 1% in paved areas. Roof drains should be tightlined into the storm drain system or other appropriate discharge point (no discharge on the ground surface). A permanent perimeter drain, independent of the roof drain system, should be placed adjacent to the base of the continuous exterior foundations. The drain should consist of a four -inch diameter perforated PVC drain pipe placed in at least one cubic foot of a well graded sand and gravel filter material per lineal foot along the base of the foundations. At least one interior drain should be provided beneath the basement floor connecting to the perimeter drain on the downslope side at the lowest point. If conditions exposed during construction warrant, interceptor subdrain system(s) may be required to intercept ground water migration form the upslope areas particularly in the eastern site area. Interceptor drains should consist of a filter fabric Tined trench filled with clean sand or drain rock with a perforated PVC drain pipe at the base. The drain trench should be at least 18" wide, and at least 3 feet deep and should penetrate at least one foot into the very stiff /hard natural glacial till soils. Six inches of native clay soil cover should be placed over the drain to reduce surface water infiltration. Discharge from the subdrain should be conducted via tightline to the storm drain system. In the proposed street subgrade structural fill areas a drain pipe should be installed to collect ground water infiltration which may collect in the fill and transmit it to the storm drain system. The subdrain pipe should be placed along the lower side of under the street fill areas and should discharge to the storm drain system. As a minimum the drain should consist of a 4" diameter perforated PVC collector pipe and a tightline discharge pipe. Additional lateral drains should be provided wherever a spring or seep is exposed during grading. Erosion Control Onsite silty materials are expected to be highly erodible when exposed to concentrated flows. Siltation fences or other detention devices should be provided around soil stockpiles and exposed soil areas during construction to control the transport of eroded material. Exposed final graded soil areas should be paved or planted immediately with grass and deep rooted plants to help reduce erosion potential. Project No. 98- 103 -01 r °al.Sn ,. "AV' Page 9 r ; rigs :fir' Happy Valley Land Co. February 10, 1998 Plan Review This report has been prepared to aid in the evaluation of this site and to assist the civil engineers in the design and construction of the project. It is recommended that this office be - provided the opportunity to review the final design drawings and specifications to determine if the recommendations of this report have been properly implemented and to make any supplemental design recommendations which may be z required. _ �'. 1-W: cx Observations and Testing During Construction ._I D 0 Recommendations given in this report are based on the assumption that all co c) development construction will be performed under engineering observations and w z: testing. All :structural fill and backfill areas should be observed by a representative ; �' of this ,:office after stripping . and prior to placing fill. Proper fill placement and w 0 compaction, should be verified with field and laboratory density testing by a qualified z testing- laboratory. All footing excavations should be observed "prior to placement of g steel.and concrete to see that footings are founded on satisfactory bearing materials w D and have proper slope setback. .= d w i. zF. 1=o z t-' :off'- al- - ww I `�o uj Z s'; o F-, z CLOSURE This report was prepared for specific application to the subject site and for the exclusive use of the Happy Valley Land Company and their representatives. The findings and conclusions of this report were prepared with the skill and care ordinarily exercised by local members of the geotechnical profession practicing under similar conditions in the same locality. We make no other warranty, either express or implied. Variations may exist in site conditions between those described in this report and actual conditions encountered during construction. Unanticipated subsurface conditions commonly occur and cannot be prevented by merely making explorations and performing reconnaissance. Such unexpected conditions frequently require additional expenditures to achieve a properly constructed project. If conditions encountered during construction appear to be different from those indicated in this report, our office should be notified. Respectfully submitted, GEOSPECTRUM QONSULTANTS, INC. James A. Doolitt Principal Engineer Encl: Figures 1 and 2 Appendix A Dist: 1 /Addressee 2 /Baima & Holmberg, Inc. Project No. 98 -103 -01 a 4+3lst9trct}Dr €og 1`1�f'r'!diSYx+tiili" :li y' {i'..,v-: °.:': ".i�?i?:.�."h"'•''iTi.'.: ref: Preliminary Geologic Map of Seattle and Vicinty, Washington, by Waldron, Liesch, Mullineaux and Crandell, USGS Map I -354, 1962, scale: 1" =2640' SITE VICINITY GEOLOGIC MAP GEOSPECTRUM CONSULTANTS, INC. Gootochn /cal Eng /novr /np and Earth Sc/oncoa Proposed Foster Heights Development South 146th Street & 51st Avenue South Tukwila, Washington Proj. No98 -103 I Date 2/98 I Figure 1 : . 0+4,?•'�:'w±'te�, va;gun.Ati ,t•a,?L?y' Vit.i.M:`T.:Ate, n:. n;FUY';'.r.?4:,7: gat =an7.: •" , t,;; �gz 1.'a�+er;`` ?1,'fli?tss??v�,tti ,.r,; :. < •'n , . s - ai.- .YK.`- t.r,�w . s:t. . ?-, ..�.........i� , .. ::.�,a; f ._.... ,. • � i; �.:`.. 2.: .i ':•"•-- +�....,t z • Z t W ~ QQ _1 C.) U O N0 - H U) WO LL < co a = W H W Zf.. HO Z I- W W U� O N O I- Ww u' O Z W U= O~ z 'ile: Doi mm Drawing# ti3 ,10,4∎ -CD's / ?'- *".A =' -f.W L. APPENDIX A FIELD EXPLORATION Our field exploration included a site reconnaissance and subsurface exploration program. During the site reconnaissance, the surface site conditions were noted, and the locations of the test pits were approximately determined. The test pits were approximately located using existing features as a guide. Elevations at the test pits locations were estimated from the site plan prepared by Baima & Holmberg dated 9/12/97 combined with our own site measurements. Test pits were advanced using a Yatani 140 -B trackhoe excavator. Soils were continuously logged and classified in the field by visual examination, in accordance with the ASTM Soil Classification system. Logs of the test pits are presented on the test pit summary sheets A -1 through A -3. The test pit summaries include descriptions of the soils and pertinent field data. Soil consistency and moisture conditions indicated on the logs are interpretations based on the conditions observed in the field. Boundaries between soil strata indicated on the logs are approximate and actual transitions between strata may be gradual. Dat Dept! (ft. 0 1 2 3 4 5 6 7 Los . Da 0 1 2 3 4 5 6 7 • TEST PIT NO. 1 ged By JAD e 1 /23/98 EIev 464' lows • ! w USCS Soil Description (%) — — _ — — — — tl / ML Topsoil /Organics I oci e/ to firm Se to hard most wet — _ moist dk brn 29.8 Seepage Sandy Silt/Silty very fine hand w occ gra el to 4 grading to Sandy Silt, very fine mottled ra - �roo�rn red -brown difficult! dig ing — Maximum depth 6 feet. Seepage at approximately 1 foot. _ f : TEST PIT NO. 2 . ;ged ;9 By -JAD-- te 1/23/98 Elev 448' — _ _ — — -- —• ML Topsoil /Organics w /abundant roots to 1/2" soft firm —wet tiff to very stiff hard __. very moist very — moist dark r ow n 23.7 — _Seepage Sandy Silt, very fine • w/ ,pc. rounded gravel to aavind brown diliiculi- digging Maximum depth 6 ft. Seepage at approximately 2 feet. GEOSPECTRUM CONSULTANTS, INC. Goofochn/cal Englnooring and Eorfh Sc/oncoa TEST PIT LOGS Proposed Foster Heights Development South 146th Street & 51st Avenue South Tukwila, Washington Proj. No.98 -1031 Date 2/98 I Figure A -1 12i'1e!"di;, n :yt, i,Niti. t rFb,N`h 'AP z Z W 6 JU: UO CO U) W J H W O. u- J _v I— W Z: Z �. F= O Z l--. W uj ON. O I_, W w. V U. LL H; O z. • U =, O ~� z Logged By JAD Date 1/23/98 Depth eft lows USCS 0. 1 — 2 — 3 — 4 — TEST PIT NO. 3 Soil Description EIev 422' W (%) Topsoil /Organics ML Sandy Silt w /occ fine to 3" w /trace clay soft firm stem • to hard most wet very moist dk brn ra - roWn mottled o w�Qn re -brown 40.6 Seepage 5 — 6 — 7 — Maximum depth 4.5 feet. Seepage at approximately 1 - 2 feet. TEST PIT NO. 4 Logged By JAn Date 1/23/98 1 2 3 5 6 7 Elev. 423' Topsoil /Organics SM Silty very fine Sand w/ occ. gravel to 3" loose medium dense SP Sand, fine -med dense moist to very moist most wet SM Silty fine Sand v.dense v.moist hranwn brown . groin mottled Orr n brown gray gray -brn 19.1 24.1 Maximum depth 6 ft. Seepage at approximately 4.5 - 5.5 feet. i - Caving _ rSeep_age GEOSPECTRUM CONSULTANTS, INC. Gv•t•chn/co/ ErrgInoor/ng and Eorth ScIYDnc s TEST PIT LOGS Proposed Foster Heights Development South 146th Street & 51st Avenue South Tukwila, Washington Proj. No98 -103 l Date 2/98 IFgure A -2 ..( u» navYr! RV!• laawnv.. r.' Nn.. w, r. n `YM1V;')M.:YMN!A: ?'if:4�!�+..5'. .� `3 v' ':�! •,��MIN•:■!‘ Dat Dept (ft. 0 1 2 3 4 5 6 7 Loi Da 0 2 3 4 5 6 7 TEST PIT NO. 5 ged By JAD e 1/23/98 428' 1 W Rows USCS Soil Description (%) _ — — — — — — Elev Topsoil /Organics w /abundant roots to 1" soft — _ — firm _ _ %Bard veoyst to dark brown 37.3 17.1 .Caving_: Seepage " ML Sandy Silt, very fine & occ gravel to 3" & Silty fine Sand wet ---` ra - �rorn very moist 9Y 6edown _ ixe n It -brn . r Maximum depth 4 feet. Seepage at approximately 1.5 - 2.5 feet. k b b ck re - rn — — - g _ I9ed :e • TEST By -JAL-_ 1 /23/98 • PIT NO. 6 • 408' Elev — — — — _ - -- Topsoil /Sod vew+ lsoose wet dk -brn 30.4 20.5 FILL _SL. hl / Sandy Silt/Silty fine Sand ixe n It -brn . r brown very k b b ck re - rn — — - g Tbecome more Sa—lcn — — Y — — —moist glee seem to dense ma MT-L.% 1p _ , Maximum depth 5 ft. . • Water at 9 inches after 15 minutes. GEOSPECTRUM CONSULTANTS, INC. Go•tochn /co/ Engineering and Eorih Sc/oncoa TEST PIT LOGS Proposed Foster Heights Development South 146th Street & 51st Avenue South Tukwila, Washington Prole No98 -1031 Date 2/98 I Figure A -3 ',. ::fir ..i!»;i r; o:;�14 liak�'uiP:G ?b:•iyC:t'w` ii'+ :d'Sxi;FJriif` kb' ril!!k.'CVAr iiKj ` K' z • zi re w Q �. J U. O 0` N0. w1 . 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V wct 5 v C A oI Lk Mb 17/6 ATTACHMENT C -ha s tv t- 01/4-3 I`taFes. 9316 ?. 5-',s v, / S TLL )4 ;2/7- cD 5 u: ^'11;.,Y }:.. . v" - :r:= a..,�.. �. y.. .E ,q,, ..��.•, .r., •F:. ...,.:,.x..ay., Wit..;- •.� „•;Y4< .....:. ......<, s. C' al.,. .. ?.T:.d.�)3•:i't:4isSt�4a..1�` Li, 2: n_ tn7Ti”- 5flrLS'-.' t• f.+ �.'. i_ x* Xr. 1�tL2 ".�J.^�ti'��'7S.o.?t,N1..' '.t.....s,�..t, •7,idcdi:zsi tt5i.e,..��:t�.a.N;t�.r.•.._ n�,. mu a:`6:td� iu'.',' e:. �:' 1' rrt. .+i.:t5:�,3= $?1t'4�Sdr.+fiie -xa< 0 ATTACHMENT C .•� -� a. 3 '- 4 cu�.zG G��lidQ ? • e/Ce-4-7 0 �t7 C ,- p-e- 7 i r -lilt �l/C RECEIVED c 3 �Lz�- pfd- '' AGG/9c.43 c�e JUL 7 1998 COMMUNITY DEVELOPMENT IN t4_ 7 c'wz. Cz ZlZ` 5 v • CRI(;.3 jez...7erne: .r Hazel Ketchersid 14637 51st Ave., S. Seattle, WA 98168 �b�ccr� 'n;;irsMSiudakti;NTkt5V40AsY4' �4:, ISiR ?•if„S;:s >�ii,X.'4;tt.Qi;.S ac? MFG%? f! FFNCiStek✓ 3S&% 5YS- R s�i�i��; Xr a.. xF; i�? Sir�ti� .�'i..^it�irk:{'3:14�l;k JIORThWEST S� ATTACHMENT C 5021 SOUTH 144TH ST SEATTLE, WASHINGTON 98168 PHONE (206) 242 -8244 FAX (206) 244 -2301 July 13, 1998 City of Tukwila Department of Community Development Att: Carol Lumb RECE]VED JUL 1 3 1998 COMiMUNITY DEV /ELOPME I i • Ms. Lumb, I .am writing to express some concerns I have regarding the proposed development identified as File No. L98- 0019,E 98 -009. This is a proposal by Richard Schroeder to subdivide a neighboring 3.14 acre parcel into 16 single family lots. I own a 2 acre lot east of the proposed subdivision and have a number of questions. Basically, I have no objections to the subdivision but want to make sure that adequate provision is made for the water runoff. Since I am downhill from the project and it would appear most of the land will be built upon, there will be quite a flow of surface water. I want to make sure that drainage planned will be able to accommodate the water. Secondly, I want to make sure that adequate fencing between our property lines is planned with a proper setback. Please keep me posted on any changes proposed on this project. • Thank you, ij Oliver M. Muth z .6 .J 0 . • '.0 0 u� w� • wI . • ? w 0 Q; -a - w, Z ).„ o. z •w • 0 ;0 co:. .43 IH uf • 1- u-O wz .. oI • z City of Tukwila Department of Community Development August 26, 1998 ATTACHMENT D John W. Rants, Mayor TO: Steve Lancaster, Director, Department of Community Development FM: Carol L 1. • ssociate Planner RE: PRD Waiver Request for L98 -0019. Foster Heights Subdivision Steve Lancaster, Director I have reviewed the request from the Foster Heights Subdivision applicant, Richard Schroeder, for a waiver of the requirement to submit a Planned Residential Development (PRD) application for the subdivision, as it contains sensitive areas (areas in excess of 20% slope). The project is located on South 146th Street and 51st Avenue South. The applicant has submitted an inventory of trees located in the sensitive areas of the site and a concept tree replacement plan for the site. Additional replacement trees will be required on the site as the concept plan submitted does not include sufficient replacement trees. The geotechnical report submitted by the applicant states that observations of the site revealed no indications of recent or current instability. The report also provides guidance on the clearing and grading of the site and states that proper engineering design and house construction will minimize any instability of the slopes. The sensitive areas on the site consist of four scattered areas with slopes over 20 percent. TMC 18.45.060, Sensitive Area Overlay Chapter, states that the Director may waive the requirement for a PRD if "...the size and complexity of the project does not warrant that step in the procedures..." I recommend that the PRD waiver request for L98 -0019 be approved pursuant to TMC 18.45.060. based on the following: • the extent and nature of the sensitive features are small in comparison to the entire site; and • the applicant's geotechnical report makes no extra - ordinary recommendations for conditions on development of the site. • the steepest areas have previously been cleared, so application of the PRD requirements would do little to preserve significant vegetation. Consequently, waiver of the PRD requirements provides an opportunity to revegetate the steep slope areas. I recommend that the following condition be applied to the approval of the PRD waiver: 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • (206) 431-3670 • Fax (206) 431-3665 Steve Lancaster, Director August 26, 1998 L98-0019 PRD Waiver Request CONDITION: 1. Prior to the issuance of a Tree Permit and Land Altering Permit for the site, a final landscaping and tree replacement plan must be submitted for review and approval. The landscaping plan must be prepared by a landscape architect, licensed in the State of Washington. If you have any questions, please let me know. I can be reached at 431-3661. • Attachments: PRD Waiver Request; Geotechnical Report; Slope Map dated 8/3/98; T.E.S.C/Tree Clearing Plan dated 8/3/98; Concept Tree Replacement Plan dated 8/12/98 Memorandum dated 8/13/98 from Gary Schulz re: Foster Heights Slope Map • cc: Jack Pace, Planning Manager Gary Schulz, Urban Environmentalist •APPROVED WITH CONDITION NOTED ABOVE: - Steve qancaster, Director Deprthient of Community Development c:karol\lbeights\prdwaive 2 DATE • City of Tukwila Finance Director, Owner's affidavit and certificate of dedication as identified in TMC 17.04.060(1). B. Final Approval Review Procedures: ATTACHMENT 1. The Short Subdivision Committee may grant final approval of the short subdivision when they find the criteria listed in subsection "C" below have been met. No formal meeting of the Committee is required so long as the Chair obtains the recommendations and consent of the other members of the Committee before issuing a decision. 2. Upon final approval of the short plat, the applicant shall record the plat and all other relevant documents with the King County Department of Records and Elections. The subdivider is responsible for paying the recording fee(s). Upon completion of recording, the applicant shall provide DCD with a copy of the recorded documents. The short plat shall not be considered final until these documents have been provided to DCD. C. Criteria for Approval: To grant final approval of a short plat, the Short Subdivision Committee must determine that it meets the following decision criteria: 1. All requirements for short plats as set forth in the Subdivision Code are met. 2. All terms of the preliminary short plat approval have been met. 3. The requirements of Chapter 58.17 RCW, other applicable state laws, and any other applicable City ordinances have been met. 4. All required improvements have been installed in accordance with City standards or an improvement agreement with financial guarantee pursuant to TMC 17.24.030 has been entered into by the applicant and accepted by the City. 5. That the plat is technically correct and accurate as certified by the land surveyor responsible for the plat. 17.12.040 Expiration. If the short plat is not recorded within one (1) year of the date of preliminary short plat approval, the short plat shall become null and void. Upon written request by the subdivider prior to the expiration date, the Short Subdivision Committee may grant one extension of not more than one (1) year. 17.12.050 Limitations on Further Subdivision. Any land subdivided under the requirements of this chapter shall not be further divided for a period of five years without following the procedures for subdivision, except when the short plat contains fewer lots than allowed for a short plat, in which case an additional short plat may be approved if the total number of lots within the boundaries of the original short plat does not exceed nine (9). 17.12.060 Contiguous Short Plats. • No application for a short plat shall be approved if the land being divided is held in common ownership with a contiguous parcel which has been divided in a short plat within the preceding five years and the total number of Tots created in both short plats would exceed nine. When the total number of lots exceeds four but is less than ten, the paving, curb, gutter and sidewalk shall be provided per TMC 17.20.030(C)(6)(c). Chapter 17.14 DETAILED PROCEDURES FOR SUBDIVISIONS Sections: 17.14.010 Scope. 17.14.020 Preliminary Plat. 17.14.030 Final Plat. 17.14.040 Phasing. 17.14.050 Expiration. 17.14.010 Scope. Any land being divided into ten (10) or more parcels, lots, tracts or sites, for the purpose of sale or gift, any one of which is less than twenty (20) acres in size, or any land which has been divided under the short subdivision procedures within five years and is not eligible for further short platting pursuant to Section 17.12.100 shall conform to the procedures and requirements of this section. E W 10 0.0 cow, W =: J H. N W W 0: u-a W =d W Z_ I— O. Z t~. D p' O— 0 I—;. W W u. 1`; O6 Cum: U� O Z 17.14.020 Preliminary Plat. Applications for preliminary plat approval shall be processed as Type 5 decision subject to the provisions of TMC 18.108.050. A. Application: The followin application for prelimin Director the items are not items are required, in quantities specified by DCD, for a complete lat approval. Items may be waived if in the judgment of the DCD cable to the particular proposal: 1. Completed Preliminary Plat Application Form and fee as identified in Chapter 18.88 TMC. 2. Completed Application Checklist. 3. A complete SEPA Checklist application if project is not exempt from SEPA. 4. Complete applications for nlhrr rr(I111rr(I 1811(1 11444. apprnvels. 5. A vicinity map showing location of the site. 6. A survey prepared to the standards identified in TMC 17.04.060. 7. All existing conditions shall be delineated. Site and development plans shall provide the following information: a. Owners of adjacent land and the names of any adjacent subdivisions. b. Lines marking the boundaries of the existing lot(s) (any existing lot to be eliminated should be a dashed line and so noted). c. Approximate names, locations, widths and dimensions of existing and proposed, public street rights-of-way and easements and private access easements, parks and other open spaces, reservations, and utilities. d. Location, floor area and setbacks of all existing structures on the site. e. Lot area, dimensions and average widths for each lot. f. Location of proposed new property lines and numbering of each lot. g. Location, dimension and purpose of existing and proposed easements. Provide recorded documents which identify the nature and extent of existing easements. h. Location of any proposed dedications. 1. Existing and proposed topography at two foot contour intervals extending to five feet beyond project boundaries. j. Location of any sensitive areas and sensitive area buffers (slopes twenty percent (20 %) or greater, wetlands or watercourses) on the site. (' k. Location, size and species of any trees located within a sensitive area or its buffer or the shoreline-zone unless none of these trees are to be removed and their location is not likely to create undue hardship on individual lots with respect to the tree ordinance (Chapter 18.54 TMC). 1. Source of water supply, method of sewage disposal, and manner of surface runoff control. `m., Location of existing and proposed fire hydrants to serve the project. i n. Description, location and size of existing and proposed utilities, storm drainage facilities and roads to serve the lots. o. A survey of existing trees and vegetation with a retention /removal plan for the preservation of significant trees and vegetation. p:. Expected location of new buildings, their driveways and finished floor elevations. 8. Letter of water and sewer availability if the provider is other than the City of Tukwila. F :} �; F�: �:.' �?�; m�lm�ir' �i•:•;Tir`�%a1r:�.�i�'�Si`ja�:� ti`,'_eG;M'�S'tu�Yeli�i uiY.+"yi • +Y" 14n.ti 41.14 4 .-4,1=4:f :loci dc+ 9. King County Assessor's maps which show the location of each property within five hundred (500) feet of the subdivision; three sets of mailing labels for all property owners and tenants (residents or businesses) within five hundred (500) feet of the subdivision. 10. Items required by TMC 1 8.104.060 not already listed above. B. Review Procedures: 1. Referral to Other Offices: Upon receipt of a complete preliminary plat application, the Department of Community Development shall transmit a notice of application and one copy of the preliminary plat to each of the following offices, where appropriate: Public Works, Building Division, Fire Department, Police Department, King County Health Department, the appropriate school district, and each public utility agency serving the area in which the property proposed for subdivision is located. 2. Public Notice and Public Hearing: The process for public notice, hearings, decisions and appeals shall be as provided for Type 5 decisions as identified in Title 18. C. Criteria for Preliminary Plat Approval: The City Council shall base its decision on an application for preliminary plat approval on the following criteria: 1. The proposed subdivision is in conformance with the Tukwila Comprehensive Plan and any other City adopted plans. 2. Appropriate provisions have been made for water, storm drainage, erosion control and sanitary sewage disposal for the subdivision which are consistent with current standards and plans. 3. Appropriate provisions have been made for road, utilities and other improvements which are consistent with current standards and plans. 4. Appropriate provisions have been made for dedications, easements and reservations. 5. The design, shape and orientation of the proposed lots are appropriate to the proposed use for which the lots are intended and are compatible with the area in which they are located. 6. The subdivision complies with the relevant requirements of the Tukwila Subdivision and Zoning Ordinances, and all other relevant local regulations. 7. Appropriate provisions for maintenance of privately owned common facilities have been made. 8. The subdivision complies with RCW 58.17.110. 17.14.030 Final Plat. A. Application: The following items are required, in quantities specified by DCD, for a complete application for final plat approval. Items may be waived if in the judgment of the DCD Director said items are not applicable to the particular proposal: 1. Completed Application Form and fee as identified in Chapter 18.88 TMC. 2. Completed Application Checklist. 3. Copies and one original of the final plat survey in conformance with the standards set forth in 17.04.060. 4. A plat certificate from a title insurance company documenting the ownership and title of all interested parties in the plat, subdivision or dedication, and listing all encumbrances. The certificate must be dated within forty five (45) calendar days prior to the date of filing the application for final plat approval. 5. Private covenants intended to be recorded with the plat. 6. Any documentation necessary to demonstrate conditions of preliminary plat approval have been met. 7. King County Assessor's maps which shows the location of each property within five hundi:ed (500) feet of the subdivision; two sets of mailing labels for all property owners and tenants (residents or businesses) within five hundred (500) feet of the subdivision. 8. Maintenance agreements, easements and other documents ready for recording. ' 9. Signatures on the following certificates on the face of the plat (when appropriate) from the surveyor that prepared the plat, the King County Treasurer, Seattle-King County Health Department, City of Tukwila Finance Director, Owner's affidavit and certificate of dedication as identified in TMC 17.04.060(I). B. Final Plat Review Procedures: Applications for final plat approval shall be processed as Type 5 decision subject to the provisions of TMC 18.108.050. 1. Referral to Other Departments and Agencies: The Department of Community Development shall distribute the final plat to all departments and agencies receiving the preliminary plat, and to any other departments, special purpose districts and other governmental agencies deemed necessary. 2. Departmental Approval: The Public Works Department and other interested departments and agencies shall review the final plat and submit to the Department of Community Development written comments with respect to the final plat decision criteria. If the final plat is in order, the Public Works Director shall sign the appropriate certificates on the mylar original. 3. Filing Final Plat: Before the final plat is submitted to the City Council, it shall be signed by the City Treasurer (Finance Director), Director of Public Works, and the Director of the Department of Community Development. Upon approval by the City Council, it shall be signed by the Mayor and attested by the City Clerk. The applicant shall file the final plat with the Department of Records and Elections. The plat will be considered complete when a copy of the recorded documents is returned to the Department of Community Development. C. Criteria for Final Plat Approval: In approving the final plat, the City Council shall find: 1. That the proposed final plat bears the required certificates and statements of approval. 2. That a title Insurance report furnished by the subdivider confirms the title of the land, and the proposed subdivision is vested in the name of the owner(s) whose signature(s) appears on the plat certificate. 3. That the facilities and improvements required to be provided by the subdivider have been completed or, alternatively, that the subdivider has submitted with the proposed final plat a performance bond or other security in conformance with TMC 17.24.030. 4. That the plat is certified as accurate by the land surveyor responsible for the plat. 5. That the plat is in conformance with the approved preliminary plat. 6. That the plat meets the requirements of Chapter 58.17 RCW and other applicable state and local laws which were in effect at the time of preliminary plat approval. 17.14.040 Phasing. The subdivider may develop and record the subdivision in phases. Any phasing proposal shall be submitted for City Council review at the time at which a final plat for the first phase is submitted. Approval of the phasing plan shall be based upon making the following findings: A. The phasing plan includes all land contained within the approved preliminary plat, including areas where off-site improvements are being made. B. The sequence and timing of development is identified on a map. C. Each phase shall consist of a contiguous group of lots that meets all pertinent development standards on its own. The phase cannot rely on future phases for meeting any City codes. D. Each phase provides adequate circulation and utilities. Public Works has determined that all street and other public improvements, including but not limited to drainage and erosion control improvements are assured. Deferment of improvements may be allowed pursuant to Chapter 17.24 TMC. E. All phases shall be recorded within the five (5) year life of the preliminary plat, unless an extension is granted. ;..Y"i'.fiV3i+i" "r4 -111woak 17.14.050 Expiration. The subdivision shall expire unless a complete application for final plat approval is submitted within five (5) years from the date of preliminary plat approval. The City Council may approve one extension not to exceed one (1) year. Chapter 17.16 DETAILED PROCEDURES FOR BINDING SITE IMPROVEMENT PLAN (BSIP) Sections: 17.16.010 Purpose. 17.16.020 Scope. 17.16.030 Preliminary Binding Site Improvement Plan (BSIP) Approval. 17.16.040 Final Approval of Plan. 17.16.050 Improvements. 17.16.060 Revision of Plan. 17.16.010 Purpose. This chapter is established to accommodate the division of land for the purpose of sale or lease of property within an integrated commercial or industrial center, which allows certain zoning standards (minimum parking, setbacks, landscaping, lot area and lot dimension) on the individual lots to be modified provided the standards for the entire center are met. 17.16.020 Scope. A binding site improvement plan application may be submitted for a project located on any land zoned commercial or industrial, which is being divided for the purpose of sale or lease consistent with the terms of this chapter. 17.16.030 Preliminary Binding Site Improvement Plan (BSIP) Approval. A. Application /Fees: The following items are required, in quantities specified by DCD, for a complete 'Binding Site Improvement Plan (BSIP) application. Items may be waived if in the judgment of the Short Subdivision Committee said items are not applicable to the particular proposal: 1. Completed Binding Site Improvement Plan Application Form as'prescribed by the DCD Director with fee as Identified in Chapter 18.88 TMC. 2. Completed Application Checklist. 3. A complete SEPA Checklist application if project is not exempt from SEPA. 4. Complete applications for other required land use approvals. 5. A vicinity map showing location of the site. 6. A survey prepared to the standards specified in TMC 17.04.060.' 7. Site and development plans which provide the following information. The plans shall be neat and accurate on a decimal scale sufficient in size and detail to demonstrate the BSIP meets the ordinance requirements, on mylar sheets in record of survey format: a. The owners of adjacent land and the names of any adjacent subdivisions. b. Lines marking the boundaries of the existing lot(s) (any existing lot to be eliminated should be a dashed line and so noted), c. Locations of existing and proposed public street rights-of-way and easements and private access easements. d. Location, floor area and setbacks of all existing structures on the site. e. Lot area, lot line dimensions and average widths for each lot. f. Location of proposed new property lines and numbering of each lot. g. Location, dimension and purpose of existing and proposed easements. Provide recorded documents which identify the nature and extent of existing easements. .,.: .:.ne.WV.�.yan .Trvn!.rt.nk rvrzT:QSOlinry J�¢,CH,iF91.ILf� h. Location of proposed dedications. I., Existing and proposed topography at two foot contour intervals extending to five feet beyond the project boundaries. J. Location of sensitive areas and sensitive area buffers (slopes 20% or greater, wetlands or watercourses) on the site. k. Location, size and species of any trees located within a sensitive area or its buffer or the shoreline zone unless none of these trees are to be removed and their location is not likely to create undue hardship on individual lots with respect to the tree ordinance (Chapter 18.54 TMC). 1. Location of existing and /or proposed fire hydrants to serve the project. m. Description, location and size of existing and proposed utilities, storm drainage facilities and roads to serve the lots. n. Expected location of new buildings and driveways, including finished floor elevations of the buildings. 8. Letter of water and sewer availability if the provider is other than the City of Tukwila. 9. Parking calculations to demonstrate that the requirements of Chapter 18.56 have been met. 10. Proposed cross easement and maintenance agreement for shared parking, circulation, utility and landscaping improvements. 11. Legal descriptions of all tracts located within the boundaries of the short plat. 12. Items contained in TMC 18.104.060 not already listed above. B. Review Procedures: An application for binding site improvement plan shall be reviewed and acted upon In the same manner prescribed in Section 17.12.020 (8) for short subdivisions. C. Approval Criteria: 1. Prior to approval of any binding site improvement plan, the Short Subdivision Committee shall insure that the following improvements are provided to sufficiently service the anticipated uses throughout the proposed plan and the decision criteria that follow are met: a. Adequate water supply. b. Adequate sewage disposal. c. Appropriate storm drainage improvements. d. Adequate fire hydrants. e. Appropriate access to all anticipated uses within the plan. f. Provision for all appropriate deed, dedication, and /or easements. g. Monumentation of all exterior tract corners. 2. The site is zoned commercial or industrial and meets the definition of an integrated site. 3. Appropriate easements and maintenance agreements for shared facilities, including but not limited to, circulation, parking, utilities and landscaping, have been provided. 4. When taken as a whole, and not considering any interior lot lines, the integrated site meets all the zoning and subdivision requirements. 5. Modifications to the minimum zoning standards for individual lots located within the integrated site, including setbacks, parking, landscaping, lot area and lot dimension are not detrimental to the public health, safety and welfare, do not adversely affect the rest of the integrated site or other properties in the vicinity. 6. Common improvements necessary to serve any particular phase of development must be sufficient for meeting the zoning and subdivision requirements for that phase. 7. Access to the integrated site meets the subdivision ordinance standards. Access within the site provides for safe and efficient circulation and meets Fire Department access requirements. 8. The circulation system incorporates appropriate provisions for safe pedestrian activity to the site from the street and from building to building within the site. 9. The sign regulations shall be applied to the integrated site as a whole. For example, the number of freestanding signs allowed is based on one site within the binding site improvement plan. Individual ownerships within the integrated site are not considered to be separate sites in determining the number of freestanding signs allowed. 10. The yard requirements of the Uniform Building Code are met. 17.16.040 Final Approval of Plan. A. Prior to the plan being granted final approval a survey, prepared by a licensed surveyor to the standards contained in TMC 17.04.060, shall be submitted to the Short Subdivision Committee with the final plan. The survey and plan shall be consistent with the preliminary approval. B. Once the Short Subdivision Committee determines the survey, plan and other documents for recording are consistent with the preliminary approval, it will be certified for filing by the chair of the Short Subdivision Committee. C. After being certified for filing by the Short Subdivision Committee, binding site improvement plans and survey shall be filed by the applicant with the King County Department of Records and Elections, and a copy of the recorded documents shall be returned to the Department of Community Development prior to issuance of any building permits for construction within the site. The applicant shall pay all costs associated with this filing. 17.16.050 Improvements. Prior to the issuance of a building permit for construction within a binding site improvement plan, all improvements required to adequately service that portion of the plan for which the building permit will be issued shall be installed or bonded in accordance with TMC 17.24.030. 17.16.060 Revision of Plan. Alteration of an approved and recorded binding site improvement plan shall be accomplished by application to the Short Subdivision Committee. as set forth in Section 17.16.030, and shall be subject to all procedures and requirements established in this chapter. Chapter 17.20 DESIGN AND IMPROVEMENT STANDARDS FOR THE SUBDIVISION OF LAND Sections: 17.20.010 Applicability. 17.20.020 Improvements, Supervision, Inspections and Permits Required. 17.20.030 General Standards. 17.20.010 Applicability. The standards contained in this chapter are to be used as the basic standards for addressing the approval criteria for subdivisions, short plats, boundary line adjustments and binding site improvement plans. The decision making entity may require additional standards be met if it is determined necessary to meet the approval criteria for a particular application. 17.20.020 Improvements, Supervision, Inspections and Permits Required. A. Required Improvements: Every subdivider may be required to grade and pave streets and alleys, install curbs and gutters, sidewalks, monuments, sanitary and storm sewers, water mains, fire hydrants, street lights and name signs, together with all appurtenances in accordance with specifications and standards of this code, approved by the Public Works Department, and in accordance with other standards of the City. B. Supervision and Inspection: A licensed engineer or engineering firm, acceptable to the Department of Public Works, shall be responsible for the supervision and inspection of all subdivision improvements. All improvements shall be certified in writing as completed in accordance with plans and specifications as approved by the Department of Public Works. C. Permits: Prior to proceeding with any subdivision improvements, the subdivider shall obtain those permits from the City as are necessary. The subdivider is also responsible for complying with all applicable permit requirements of other Federal, State and local agencies. Cit,ANVIV;t7Faafe 'WW1 ("") Z Z 1- ~ W i0 00 (00 N W W =, J CO IL WQQ LL Q. H W=. Z I— 0 Z I— U1 uj U O N O t- =U ill U N; P- o Z • 17.20.030 General Standards. A. Environmental Considerations: 1. Land which contains a sensitive area or it buffer as defined in Title 18, or is subject to the flood zone control ordinance as defined in Chapter 16.52, shall be platted to reflect the standards and requirements of the sensitive areas overlay zone, Chapter 18.45, the planned residential development overlay if required pursuant to Chapter 18.46, and /or the flood zone control ordinance, Chapter 16.52. No lot shall be created that does not contain an adequate building site, given the environmental considerations of the lot and current development standards. 2. , Trees: In addition to meeting the requirements of the tree ordinance (Ch. 18.54), every reasonable effort shall be made to preserve existing trees and vegetation, and integrate them into the subdivision's design. B. Compatibility with Existing Land Use and Plans: 1. Buffer Between Uses: Where single-family residential subdivisions are to be adjacent to multipl'e- family, commercial or Industrial land use districts, and where natural separation does not exist, adequate landscape buffer strips and /or solid fences for screening shall be provided. 2. Conformity with Existing Plans: The location of all streets shall conform to any adopted plans for streets in the City. If a subdivision is located in the area of an officially designated trail, provisions may be made for reservation of the right-of-way or for easements to the City for trail purposes. The proposed subdivision shall respond to and complement City ordinances, resolutions, and comprehensive plans. 3. Other City Regulations: All subdivisions shall comply with all adopted City regulations. In the event of a conflict, the more restrictive regulation shall apply. 4. If a subdivision, short plat, or boundary line adjustment in a residential zone would result in an accessory structure remaining alone on a lot, the structure must be demolished before preliminary approval, or the owner must provide a bond or other financial guarantee acceptable to the Director in the amount of 150% of the cost of demolition and assurance that the accessory structure will be demolished if a residence is not built on the lot within 12 months of final approval. C. Streets: 1. Extension: Proposed street systems shall extend existing streets at the same or greater width, unless otherwise approved by the Department of Public Works and authorized by the City Council in approval of the plat. Where appropriate, streets shall be extended to the boundaries of the plat to ensure access to neighboring properties. The City's goal is to have an integrated system of local streets whenever practical. Grading of steep topography may be necessary to achieve this objective. However, in sensitive areas, the layout and construction of streets shall follow the standards and procedures of the sensitive areas overlay zone. Dedication of additional right-of-way may be required for a short plat when it is necessary to meet the minimum street width standards or when lack of such dedication would cause or contribute to an unsafe road or intersection. 2. Names: All proposed street names or numbers shall be subject to approval by the Department of Community Development. 3. Intersections: Any intersection of public streets, whatever the classification, shall be at right angles as nearly as possible and not be offset insofar as practical. 4. Street Layout: Street layout shall provide for the most advantageous development of the subdivision, adjoining areas, and the entire neighborhood. Evaluation of street layout shall take into consideration potential circulation. solutions. While it is important to minimize the impact to the topography from creating an integrated road system, improved site development and circulation solutions shall not be sacrificed to minimize the amount of cut and fill requirements of the proposal. Where sensitive areas are impacted, the standards and procedures for rights-of-way in the sensitive areas overlay zone shall be followed. 5. Private access roads may be authorized if: a. Allowing private access roads in the area being subdivided will not adversely affect future circulation in neighboring parcels of property; and b. Adequate and reasonable provisions are made for the future maintenance and repair of the proposed private access roads; and c. The proposed private access roads can accommodate potential full (future) development on the lots created; and d. For residential subdivisions, the proposed private access roads do not serve more than four (4) lots nor are more than two hundred (200) feet in length. Those access roads one hundred and fifty (150) feet or greater in length shall have a turn around built to Fire Department standards. e. For commercial and industrial subdivisions, when private access roads are authorized, there shall be a minimum easement width of forty (40) feet. With the exception of minimum easement widths, private access roads shall be designed and constructed in accordance with the Department of Public Works standards, and zoning setbacks shall be required as though the easement were a public right -of -way. 6. Public Roads: a. Right -of -way and paving widths for public roads shall be based on the table below. The minimum paving and right -of -way width shall be used unless the City Engineer demonstrates a wider width is needed due to site circumstances, including but not limited to topography, traffic volume, street patterns, on- street parking, lot patterns, land use and bike and transit facilities, that justify an increase in width. Type of Street Right -of -Way Roadway Pavement Principal Arterial 80 - 100 feet 48 - 84 feet Minor Arterial 60 - 80 feet • 36 -64 feet Collector Arterial 60 -80 feet 24 - 48 feet Access Road 50 -60 feet 28 - 36 feet Cul -De -Sac Roadway 40 feet 26 feet Turnaround (single family) 80 feet (diameter) 60 feet (diameter) Turnaround (multi- family, commercial) 92 feet (diameter) 81 feet (diameter) Alley 20 feet 15 feet Private Access Roads Residential 20 feet 20 feet Commercial 40 feet 28 feet b. Design: The design and alignment of all public streets shall conform to the following standards unless otherwise approved by the Department of Public Works: 1) Cul-de-sacs: Cul-de-sacs are not allowed unless there is no reasonable alternative or the cul-de-sac is shown on an officially adopted street plan. When allowed, they shall not exceed a length of six hundred (600) feet unless the City Council determines that adequate alternative emergency access will be provided. 2) Street Grades: Street grades shall not exceed fifteen percent (15%). However, provided there are no vehicular access points, grades may be allowed up to eighteen percent (18 %), for not more than two hundred (200) feet when: a) Exceeding the grades would facilitate a through street and connection with the larger neighborhood; b) The greater grade would minimize disturbance of sensitive slopes; c) The Fire Marshal grants approval of the grade transition; and d) Tangents, horizontal curves, vertical curves, and right -of -way improvements conform to Department of Public Works standards. c. Full Width Improvement: When interior to a subdivision or a short plat of five or more lots, all publicly owned streets shall be designed and installed to full width improvement as provided below: . 1) Shall be graded as necessary to conform to Department of Public Works•standards. 2) Shall be of asphaltic concrete according to Department of Public Works standards. err.S,itti4'rr'z!%Y'i,e3: 3�.f•'��''w +a+'iL: r':r. r13N,rttski".vr".3a+' Eta# .AS:dkstUir•',b*.1:14',M',t'44 3) Shall have permanent concrete curbs and gutters according to Department of Public Works standards. 4) Shall have storm drains consisting of the proper size pipe and catch basins; sizes 'to be approved by the Department of Public Works prior to the public hearing for the preliminary plat. 5) Shall have sidewalks provided at a minimum width as specified in Chapter 1 1.18 TMC. d. Full Width Improvement: When interior to a short plat of four or fewer lots, all public streets and all privately owned streets that have the potential to serve five or more lots shall be designed and installed to full width Improvement as provided below: 1) Shall be graded as necessary to conform to Department of Public Works standards. 2) Shall be of asphaltic concrete according to Department of Public Works standards. 3) Shall provide storm drainage to be approved by the Department of Public Works. 4) Shall provide sidewalk right -of -way or easements at a minimum width as specified in Chapter 11.18 TMC. 5) Shall construct or provide L.I.D. no- protest agreements for permanent concrete curbs, gutters, and sidewalks according to Department of Public Works standards. 6) Shall be dedicated to the City or subject to a binding agreement for future dedication. e. Full Width Improvement: All privately owned roads that will serve four or fewer houses shall be designed and installed to full width improvement as provided below: 1) Shall be graded as necessary to conform to Department of Public Works standards. 2) Shall be of asphaltic concrete according to Department of Public Works standards. 3) Shall provide storm drainage to be approved by the Department of Public Works. f. Hall Width Improvement: Streets abutting the perimeter of a subdivision or short plat of five or more lots shall provide the full improvements on the half of the street adjacent to the site, provided additional paving may be required to ensure safe and efficient roads exist to serve the subdivision; provided further that there are no physical 'obstructions to completing the other half of the roadway; and that there is a minimum of twenty (20) feet of paving. If the future grade or alignment of the adjacent public street is unknown and it is not feasible to establish the grade in a reasonable period or the immediate improvement of the street would result in a short, isolated segment of improved street and similar street improvements in the vicinity are unlikely to occur within 6 (six) years , the City may approve a delay of improvements. The owner(s) must agree to enter into a binding L.I.D. no-protest agreement to further improve the street to full public street standards in the future, however adjacent streets must still be improved to the minimum level necessary, in the judgment of the City Engineer, to safely accommodate traffic generated by the proposed subdivision or short plat. • Streets abutting the perimeter of a short plat of four or fewer Tots shall provide L.I.D. no-protest agreements for construction of frontal improvements on the half of the street adjacent to the site, provided that there is a minimum of twenty (20) feet of paving. D. Utilities: All utilities designed to serve the subdivision shall be placed underground and, if located within a sensitive area, shall be designed to meet the standards of the sensitive areas overlay zone. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department of Public Works; such installation shall be completed and approved prior to application of any surface materials. Easements may be required for the maintenance and operation of utilities as specified by the Public Works Department. 1. Sanitary Sewers: Sanitary sewers shall be provided to each lot at no cost to the City and designed in accordance with City standards. Septic systems may be installed when approved by the Seattle -King County Department of Public Health and when the existing sewer system will not be available to the lot within the life of the preliminary approval. K`7 Y�.v�•..r,:i i.4� ?�4:1�if�:�Yi �x:4ET�IN: 2. Storm Drainage: The storm drainage collection system shall meet the requirements of the City's stormwater ordinance standards (Ordinance IF 1755). 3. Water System: Each lot within a proposed subdivision shall be served by a water distribution system designed and installed in accordance with City standards. Locations of fire hydrants and flow rates shall be In accordance with City standards and the Uniform Fire Code. E. Blocks: 1. Length: Residential blocks should not be Tess than three hundred (300) feet nor more than one thousand (1,000) feet in length, (six hundred (600) - two thousand (2,000) feet for commercial and industrial areas). Where circumstances warrant for the purpose of implementing the Comprehensive Plan, the Planning Commission may require one or more public pathways of not less than six (6) feet nor more than fifteen (15) feet in width, either by dedication or easement, to extend entirely across the width of the block to connect public rights-of-way. 2. Width:. Blocks shall be wide enough to allow two tiers of lots; except where abutting a major street or prevented by topographical conditions or size of the property, in which case the City Council may approve a single tier. 3. Pedestrian Considerations: Blocks, roads and pedestrian improvements shall be designed to provide a safe and convenient pedestrian network. F. Lots: 1. Arrangement: Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines. Each lot must have access to a public street that is approved at the time of plat review; however, rather than designing flag lots, access shall be accomplished with common drive easements. 2. Lot Design: The lot area, width, shape, and orientation shall be appropriate for the location of the subdivision, for the type of development and land use contemplated, and shall conform with the requirements of the zoning ordinance. 3. Corner Lots: Corner lots may be required to be platted with additional width to allow for the additional side yard requirements. G. Landscaping: 1. Each lot within a new subdivision or short plat of five (5) lots or greater shall be landscaped with at least one (1) tree in the front yard to create a uniform streetscape. 2. Landscaping shall conform with Public Work standards. H. Street Signs: The subdivider shall be responsible for the initial cost of any street name or number signs, or street markings, including installation thereof, that Public Works finds necessary for the subdivision. to Lighting: Street lighting shall conform to the Department of Public Works standards.unless the City Council requires alternative fixtures, poles, and /or spacing to contribute to an overall design concept of the subdivision. J. Monumentation: 1. Imprinted Monument: All monuments set in subdivisions shall be at least one -half (1/2) inch x twenty-four (24) inch steel bar or rod, or equivalent, with durable cap imprinted with the license number of the land surveyor setting the monument 2. Centerline Monument: After paving, except as provided in subsection five (5) below, monuments shall be driven flush with the finished road surface at the following intersections: a. Centerline intersections. b. Points of intersection of curves if placement falls within the paved area; otherwise, at the beginnings and endings of curves. c. Intersections of the plat boundaries and street center lines. Z = Z` re 2 JU O: 0: W WI NIL W O}} gJ LLj co F_ w ZH Z0 U co O 1—. W w ~O Z W F^ _ 0 Z 3. Property Line Monumentation: Ali front corners, rear corners, and beginnings and endings of curbs shall be set with monuments, except as provided in subsection (5) below. In cases where street curbs are concentric and /or parallel with front right -of -way lines, front property line monumentation may be provided by brass screws or concrete nails at the intersections of curb lines and the projections of side property lines. If curb monumentation is used, it shall be noted on the plat, and also that such monumentation is good for projection of line only and not for distance. 4. Post-monumentation: All monuments for exterior boundaries of the subdivision shall be set and referenced on the plat prior to plat recording. Interior monuments need not be set prior to recording if the developer certifies that the interior monuments shall be set within ninety (90) days of final subdivision construction inspection by the Department of Public Works, and if the developer guarantees such interior monumentation. 5. Post-monumentation Bonds: In lieu of setting interior monuments prior to final plat recording as provided in.subsection (3) above, the Public Works Director may accept a bond in an amount and with surety and conditions satisfactory to the Director, or other secure method as the Public Works Director may require, providing for and securing the actual setting of the interior monuments. Chapter 17.24 PROCEDURES FOR PUBLIC IMPROVEMENTS Sections: 17.24.010 Plans and Permits Required for Public Improvements. 17.24.020 Process for Installing Public Improvements. 17.24.030 Improvement Agreements and Financial Guarantees. • 17.24.010 Plans and Permits Required for Public Improvements. Approval of a preliminary plat, short plat, binding site improvement plan or boundary line adjustment shall constitute approval for the applicant to develop construction plans and specifications, for all facilities and improvements, in substantial conformance to the preliminary approval, design standards, and any special conditions required by the City Council; to obtain permits and complete installation for said improvements; and to prepare a final plat, plans, surveys and other documents for recording. Prior to installing improvements, the developer shall apply for all required permits for those improvements. The applications shall include development plans as specified on the application form. 17.24.020 Process for Installing Public Improvements. Improvements installed by the developer of the subdivision or short plat, either as a requirement or of the subdividers own option, shall conform to the requirements of this title and improvement standards, specifications, inspections and procedures as set forth by the Department of Public Works, and shall be installed in accordance with the following procedures: A. Work shall not be commenced until plans have been checked for adequacy and approved by Public Works to the extent necessary for the evaluation of the subdivision or short plat proposal. The plans may be required before approval of the final plat, if improvements are to be deferred. Plans shall be prepared in accordance with the requirements of the City. 'B. Work shall not commence until Public Works has been notified in advance and if work has been discontinued for any reason, it shall not be resumed until Public Works has been notified. C. Public improvements shall be constructed under the inspection and to the satisfaction of the Director of Public Works. The City may require changes in typical sections and details if unusual conditions arise during construction to warrant the change. D. All underground utilities, sanitary sewers and storm drains installed in the streets by the developer of . the subdivision or short plat shall be constructed prior to the surfacing of streets. Stubs for service connections and underground utilities and sanitary sewers shall be placed to a length obviating the necessity for disturbing the street improvements when surface connections are made. E. Plans showing all improvements as built shall be filed with the City upon completion of the improvements. 17.24.030 Improvement Agreements and Financial Guarantees. A. Before any final subdivision, short plat, binding site improvement plan or boundary line adjustment is finally approved, the subdivider shall install required improvements and replace or repair any such improvements which are damaged in the development of the subdivision. In lieu of installation of all ZQQ • Z ~ W: ec J0 00 N 0 co W, W N LL. W 0, 1 a. UD 1 d H= Z ZO 2 � 0 • co O 1— .WW. H 0: ~ lLO. .. Z W U O� Z required improvements, the subdivider may execute and file with the City an agreement guaranteeing completion of such improvements together with any needed replacement or repair. The agreement shall: 1. Specify the period of time within which all work required shall be completed. The time for completion shall not exceed one (1) year from the date of final approval of the subdivision. The agreement may provide for reasonable extensions of time for completion of work. Extensions must be requested, approved by the City Council, and properly secured in advance of the required initial completion date. 2. Require notice by the subdivider to the Public Works Director promptly upon completion of all required improvements. 3. Provide for notice of approval or disapproval by the Public Works Director of the improvement within a reasonable time after receiving notice of completion. 4. Require financial security to be provided by the subdivider pursuant to subsection "C" below. ? S. Provide that if the subdivider fails to complete all required work within the period specified, the City may take steps to demand performance of the developer's obligation within a reasonable time not to exceed ninety (90) days from the date of demand. 6. Provide that if the required improvements are not completed within that time, the City may take action to require the subdivider forfeit the financial security. 7. Provide that the City shall be entitled to recover all costs of such action including reasonable attorney's fees. 8. Provide that following recovery of the proceeds of the financial security, those proceeds shall be used to complete the required improvements and pay the costs incurred. 9. Provide that should the proceeds of the financial security be insufficient for completion of the work and payment of the costs, the City shall be entitled to recover the deficiency from the subdivider. B. Regardless of whether all required improvements are completed prior to final approval of any subdivision of land, as a condition of such approval the subdivider shall execute an agreement to assure successful operation of said improvements. The agreement shall: 1. Require the subdivider to post a bond or other financial security to secure successful operation of all required improvements and full performance of the developer's maintenance obligation. Such financial security shall be effective for a two-year period following approval of installation of all required improvements. ' 2. Require the subdivider to perform maintenance functions on drainage improvements for a period of time not .to exceed two years from approval of their completion or final plat approval, whichever is later. Such maintenance functions shall be specified by the Public Works Director and shall be reasonably related to the burdens which the subdivision will impose on drainage facilities during the time maintenance is required. The City Council may agree to accept and perform maintenance of the improvements, in which case the subdivider's obligation to perform maintenance functions shall terminate. 3. Not relieve the subdivider of liability for the defective condition of any required improvements discovered following the effective term of the security given. 4. Provide a waiver by the subdivider of all claims for damages against any governmental authority which may occur to the adjacent land as a result of construction, drainage and maintenance of the streets and other improvements. C. To assure full performance of the agreements required herein, the subdivider shall provide one or more of the following in a form approved by the City Attorney: 1. A surety bond executed by a surety company authorized to transact business in the State of Washington. 2. An irrevocable letter of credit from a financial institution stating that the money is held for the purpose of development of the stated project. s...u4ej� ++.rcm 7?dhn .'NKSXA Z Q 1- W re 6 O 0 N W W =: U) W WO g1 I. W. Z Z t` 0 ZH W ui U � O 9' =W - U uL O wz U N: O ~' 3. An assignment of account with a financial institution which holds the money in an account until such time the City signs a written release. The assignment of account will allow the City to withdraw the funds in the event the provisions of the agreement are not met. 4. A cash deposit made with the City of Tukwila. D. Amount of Financial Security: The financial security provided shall be one - hundred and fifty percent (150 %) of the estimated cost of the improvements to be completed and all related engineering and incidental expenses, rmal survey monumentation and preparation of reproducible mylar or electronic records in a format approved by Public Works and meeting current Public Works drawing standards of the "as- built" improvements. The subdivider shall provide an estimate of these costs for acceptance by the Public Works Director. E. Defective Work: The acceptance of improvements by the City shall not prevent the City from making a claim against the developer for any defective work if such is discovered within two years after the date of completion of the work. Chapter 17.32 EXCEPTIONS, PENALTIES, SEVERABILITY, LIABILITY Sections: 17.28.010 Exceptions. 17.28.020 Penalties. 17.28.030 City not liable. 17.28.040 Severability. 17.28.010 Exceptions. A. Exception Criteria: Exceptions from the requirements of this code may be granted when undue hardship may i t created as a result of strict compliance with the provisions of this code. Any authorization for exception may prescribe conditions deemed necessary or desirable for the public interest. An exception shall not be granted unless: 1. There are special physical circumstances or conditions affecting said property, such that the strict application of the provisions of this code would deprive the applicant of the reasonable use or development of his land; and 2. The exception is necessary to insure such property rights and privileges as are enjoyed by other properties in the vicinity and under similar circumstances; and 3. The granting of the exception will not be detrimental to the public welfare or injurious to other property in the vicinity. B. Procedures: An application for any exception from this code shall be submitted in writing by the subdivider, as part of the application for short subdivision, binding site improvement plan, or preliminary plat. Such application shall fully state all substantiating facts and evidence pertinent to the request. 1. Short Subdivision: A short subdivision or binding site improvement plan exception shall be reviewed by the Short Subdivision Committee in conjunction with review of the short subdivision or binding site improvement plan application. The decision of the Short Subdivision Committee shall be final and conclusive unless appealed in accordance with the appeal procedure for Type 2 decisions set forth in TMC 18.108.020. 2. Preliminary Plat: A preliminary plat exception shall be considered by the City Council at the same time the public hearing is conducted for the preliminary plat. The decision of the City Council shall be final and conclusive. 17.28.020 Penalties. Any violation of any provision, or failure to comply with any of the requirements of this chapter, shall be subject to the terms and conditions of Chapter 8.45. 17.28.030 City not liable. This code shall not be construed to relieve from or lessen the responsibility of any person owning any land or building, constructing or modifying any subdivisions in the City for damages to anyone injured or damaged either in person or property by any defect therein; nor shall the City or any agent thereof be held as assuming such liability by reason of any preliminary or final approval or by issuance of any permits or certificates authorized herein. 17.28.040 Severability. If any section, subsection, clause or phrase of this code is for any reason held to be unconstitutional, such decision shall not affect the validity of the remaining portions of this code. Section 2. Repealer. Ordinance 1014 Is hereby repealed. Section 3. Repealer. Ordinance 1770 Sections 16, 17, 18, 19, 20, 22; Ordinance 1599 Section 6; Ordinance 1576 Sections 1, 2, 3, 4; and Ordinance 1671 Section 15 are hereby repealed. Section 4. Severability. Should any section, paragraph, sentence, clause or phrase of this ordinance, or its application to any person or circumstance, be declared unconstitutional or otherwise invalid for any reason, or should any portion of this ordinance be pre - empted by state or federal law or regulation, such decision or pre - emption shall not affect the validity of the remaining portions of this ordinance or its application to other persons or circumstances. Section 5. Effective Date. This ordinance or a summary thereof shall be published in the official newspaper of the City, and shall take effect and be in full force five (5) days after passage and publication as provided by law. PASSED BY THE CITY COUNCIL OF HE CITY OF TUKWILA, WASHINGTON, at a Regular Meeting thereof this . ' NY. day of , 1998. ATTEST /AUTHENTICATED: •Jatte E. Cantu, City Clerk APPROVED AS TO FORM: By O*flce of the•City Attorney FILED. WITH THE CITY CLERK: c=1 PASSED BY THE cITY COUNCIL: PUBLISHED: ,3/&./ 9 8 EFFECTIVE DATE:3/ i / y ,Y ORDINANCE NO.: / :3 3 Jo JW. Rants, Mayor CITY OF TUK:WILA DETERMINATION OF NONSIGNIFICANCE (DNS) DESCRIPTION OF PROPOSAL: SUBDIVIDE FOUR EXISTING LOTS INTO SIXTEEN LOTS. PROPONENT: LOCATION OF PROPOSAL. INCLUDING STREET ADDRESS. IF ANY: ADDRESS: PARCEL NO: SEC/TWN/RNG: LEAD AGENCY: 004000 -0539 51 AV S & S 146 ST ATTACHMENT F CITY OF TUK:WILA FILE NO: E98 -0009 The City has determined that the Proposal does not have a probable significant adverse impact on the environment. An environmental impact statement (EIS) is not required under RCW 43.21c.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. '-*.**•** *************• ******•k******•k: *****:* *• ******• *•k**•k•k***; ***********•k* ** * :ik This determination is final and signed this 3t of U(.1 199 Steve Lancaster. Responsible Official City of Tukwila. (206) 431 -3670 6300 Southcenter Boulevard Tukwila. WA 93183 Copies of the procedures for SEPA appeals are available with the Department of Community Development. ATTACHMENT G MEMORANDUM July 24, 1998 To: Steve Lancaster, vector and SEPA Responsible Official Fm: Carol Luteesociate Planner Re: SEPA: Foster Heights Subdivision (File No. E98 -0009) Project Description: Subdivide an approximately 3.14 acre group of parcels into 16 single family residential lots . The area is located west of 51st Avenue South, on South 146th Street. Proponent: Richard Schroeder, Happy Valley Land Company Location: 51st Avenue South and South 146th Street Date checklist prepared: March, 1998 Lead Agency: City of Tukwila, Department of Community Development Challenges to Document: None Other Agencies of Jurisdiction: None Recommendation: Determination of Non - Significance (DNS) i:••.•..�.... ','�;•�•< .. � ...,... o�. skx. �.. aiu": a: i.' m`" ut:, Mda:` iG�: ais.. YY. �s" K1y.' i £tiri.2SNdw�s�rs3J?';f:.I.i4,tiF 4WPt, ,ot''.U•�'.�uiF },'•+"�:i �r "nY r4 w .)O; f .u) C' 'Wilk; • • N wLL; o. . • IL • _: z �.. • ►— O ww . • D o. • 10112 o • ,w W` u" O Z • w U =, OF-: • z File E98 -0019 Foster Heights Subdivision SEPA Staff Report Documents submitted with SEPA Checklist: 1. Technical Information Report, 2/27/98 prepared by Baima & Holmberg 2. Geotechnical Evaluation, 2/10/98, prepared by Geospectrum Consultants, Inc. Comments to SEPA Checklist: Page 1, #6: Checklist estimates that construction will occur in Summer, 1999. Page 2. #10: The following permits and governmental approvals will be needed: demolition permit; land alteration/grading Summary of Primary Impacts: Earth The site is hilly and slopes down to the east, with the slopes ranging from 5% - 32%. The steepest slopes on the site exist on the two lots that will adjoin 51st Avenue South. These slopes are approximately 32 %. The checklist indicates that the there are no surface indications or history of unstable soils in the immediate vicinity. The geotechnical investigation observed surface soils that were generally very moist, with some areas that were especially wet or had surface drainage or seeps. The geotechnical report notes that onsite soils are currently too wet to obtain adequate compaction and that onsite soils will be very difficult to compact unless they are dried out sufficiently. The report recommends that site grading be scheduled during warm, low humidity weather to reduce the potential problems associated with wet soils and ground water seepage. In addition, unless the onsite soils can be dried to near optimum moisture content, site grading will require the use of imported granular fill soils for proper compaction. The onsite soils are not considered suitable for backfill within the drainage zone of basement walls or other retaining walls. Approximately 1,000 cubic yards of onsitte grading will occur. Some soils will be imported for the road base. Approximately thirty-five percent of the site will be covered by impervious surfaces. An erosion control plan will be prepared to minimize erosion during construction. The geotechnical report was prepared prior to the revision of the subdivision layout; the report will need to be updated to reflect the new street layout and lotting pattern prior to the issuance of any land altering permits for the site. c:karo IPthei ghn\sepnrpt.doc 2 !\ed,31.'7ti44: �?:kLr i t3«�ifSydti •. Y, 4:'?d^..c'�i&3i:1.31= +ss.4€i�+Y 'S:s.?lxtC'�l.�„'.e4StisA ;iimit04'}i.34,704i "x¢y1i4%g 1:PlaimCS!3�'r'. fSt+F.'yk'rilC z w u6 g J U; U 0: U: CO w: W w: w 0. • • J co D =d 1- w _, F= o: z1: U• 10: co. V:. IL O ui z' U N; H= O ~ File E98 -0019 Foster Heights Subdivision SEPA Staff Report Air Dust and vehicular emission from construction is expected. Construction equipment will meet current emission standards; dust control will be provided during construction. Water The site is not adjacent to a body of water and the project does not plan to withdraw any ground water from the ground. The geotechnical report notes "...that the surface soils were generally very moist over most of the site and some areas were especially wet or had surface drainage or seeps..." The report goes on to note that "(t)he risk of instability damage on lots 5, 15, and 16 is considered moderate to high due to the wet conditions, the steeper slopes and existing fill...Risk of slope failure can be reduced by incorporating proper engineering design and providing and maintaining control of surface runoff and subsurface drainage." The Technical Information Report, prepared by Baima & Holmberg, Inc. indicates that runoff from the site sheet flows east down a slope where it drains into catch basins located along the west side of 51st Avenue South. The runoff flows south approximately 800 feet in a 12-inch storm system located along the west side of 51st Avenue South. The system then turns east approximately 50 feet crossing 51st Avenue South and discharging into a drainage ditch. Storm drainage from the development will be discharged into an onsite retention/detention facility in the eastern portion of the site. Storm detention and water quality control will be provided per the City of Tukwila's storm water standards and the King County Storm Water Design Manual. Plants The checklist indicates that the site contains deciduous trees. All vegetation will be removed in the roadway areas. Those areas of the site that are in the sensitive area are subject to the tree regulations of the zoning code. Street trees will be planted along the new access streets serving the subdivision. Animals The checklist notes that songbirds have been observed on or near the site. There are no threatened or endangered species known to be on or near the site. c:karol\ heightAsepa•rptdoc 3 t£tii ;vow4:YiLad�`'kris't4 iti&"ii i:Y ' A:7:112,443W ''+14V4,lsr.' 5W"e4• ". .trAP: i ii..!t: "'{:: ' :4t":IIV+di' ,Yi 3'Aai ' File E98 -0019 Foster Heights Subdivision SEPA Staff Report liftmenw Transportation The site will be served by South 146th Street with an internal road system . The internal system is being designed so that the street that runs north/south can connect in the future to a road extension on the north which will be required as part of development on that residential site. This will ultimately connect South 146th and South 144th Streets. A pedestrian pathway will be constructed along South 146th from 51st Avenue South to 46th Avenue South. South 146th Street does not extend through to 51st Avenue South due to the steep terrain; the pedestrian path will provide a pedestrian link between the two streets to transit service which is located on 51st. Public Services The site is served by Val Vue Sewer District and Water District #125. A sewer line will be extended south on 51st Avenue South and then west to provide sewer service. The new development will generate an increased need for public services, however, this increase can be accommodated by current service levels. The eventual extension of the road from South 146th to South 144th will improve emergency access to the site for police and fire services. Utilities Utilities currently available at the site include electric, natural gas, water, refuse service, telephone, storm water and sanitary sewer. No additional utilities are anticipated to be needed as a result of the subdivision. Recommendation Determination of Nonsignificance c :karol\ heighu \sepa- rptdoc 5 z CC Ili uj O Ot. t c cnw�, w =, w0 g u. 1- Z z 1-: '11J uj U w w, 0: •. z o 0.H z File E98 -0019 Foster Heights Subdivision SEPA Staff Report Energy/Natural Resources Electricity and natural gas will be used for heating the future homes. The new home construction will conform to the most recent Uniform Building Code and Washington State energy code. Environmental Health Construction noises would exist during the building of the roads and other infrastructure and the homes. These noises would occur generally between the hours of 7:30 a.m. and 5:00 p.m., Monday through Saturday. Once construction is complete, then noise would be generated by the normal course of action of a residential subdivision. Land /Shoreline Uses The site is currently occupied by a single family house and outbuildings, which will be demolished for the construction of the new subdivision. The site is zoned Low Density Residential, LDR, with a minimum lot size of 6,500 square feet; the proposed subdivision conforms with the requirements of that zoning district. As noted earlier, the site does contain environmentally sensitive areas. The geotechnical report recommends that proper engineering design of homes and drainage to reduce the likelihood of slope problems. Sixteen two story, single family homes targeted to middle income families will be constructed. Housing One house will be demolished; sixteen new single family dwellings will be constructed on the new lots. Aesthetics The new homes will be compatible with the surrounding residential neighborhood. Light/Glare Not applicable. Recreation Not applicable. Historic /Cultural Preservation There are no known historic and cultural sites or objects on or next to this site. c:karoNbeighUV epa•rptdoc 4 ti »dotapeA kaas:ii,� n:ni as artist x dkes3. :i•aat4'S ,.` eaAri �� rvrs:. %tsttsitit:i�`t "M v: ei 'in a? iit'r Fw>5 ���E2m9 di 4€ ce»Fex. ... ENVIRONMENTAL CHECKLIST Purpose of checklist: The State Environmental Act (SEPA),. chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. A. Background ATTACHMENT H RECEIVED CITY OF TUKWILA JUN 26 1998 PERMIT CENTER 1. Name of proposed project, if applicable: Foster Heights 2. Name of applicant: Richard Schroeder Happy Valley Land Company 3. Address and phone number of applicants and contact person: Applicant: Richard Schroeder Happy Valley Land Company PO Box 1324. Issaquah, WA 98027 (425) 392 -2742 4. Date checklist prepared: Agent: Mike Budnick Baima & Holmberg, Inc. 100 Front Street South Issaquah, WA 98027 -3817 (425) 392 -0250 March 11, 1998 5. Agency requesting checklist: City of Tukwila 6. Proposed timing or schedule (including phasing, if applicable): Construct summer 1999 7. Do ou have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes explain: No ' Lw k?; a44:}ra l:3is'bin7$kdj;;7Ci5M1" 4A41;4iti4,,A``' ta41.04, kzot i, it.k4: vSxlp` ikii:4Y ,;af34l'4:44. 1,1,. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal: A geotech report has been prepared by Geospectrum 9. Do you know whether applications are pending for government approvals of other ,proposals directly affecting the property covered by your proposal? If yes Explain: No. 10. List any . government approvals or permits that will be needed for you proposal, if known: Approval of engineering plans by City of Tukwila. Approval of water plans by W.D. 125. Approval of sewer plans by Val Vue. DOE METRO. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) This proposal is to create a 16 -unit residential subdivision of a 3.14 -acre site. 12. Location of the proposal. Give sufficient information for a person to understand the .precise location of your proposed project, including street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range of boundaries of the site(s). Provide a legal description, site plan. vicinity map and topographic map, if reasonably, available. While you should submit any plans required by the agency, you are not.required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. Near the NW corner of the intersection of 51st Ave. S. with S. 146th St. extended. TO BE COMPLETED BY APPLICANT B. Environmental Elements 1. Earth z a. General description of the site (circle one) Flat, rolling, hilly, steep, slopes, mountainous. other z re b. What is the steepest slope on the site (approximate percent slope)? 6 D u 22 %± , N0 c. What general types of soil are found on the site (for example, clay, sand, , -J ).-: gravel, peat, muck)? If you know the classification of agricultural soils, specify u) o them and note any prime farmland: W AGC, Alderwood, Gravely Sandy Loam. gzi- u..<, d. Are there surface indications of or history of unstable soils in the immediate z w vicinity? If so, describe: Z x' 1-- o z1-, e. Describe the purpose, type and approximate quantities of any filling or grading 2 o proposed.. Indicate source of fill: o (1) Grading: & filling to construct roads, earthwork will be balanced on site. = w Approximate onsite grading is 4,000 cu yds. Select import will be required 1- 0 for road base (500 cu yd) u_1=1 o. f. Could erosion occur as a result of clearing, construction or use? If so, generally iii N U describe: o �, Yes, some erosion will occur during construction, erosion will be z controlled. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? No. 35% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: An ESC plan will be prepared. Erosion control measures will be provided per City Standards. -3- 2. Air a. What types of emissions to the air would result from the proposal (i.e., dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known: Exhaust from construction equipment during construction. Automobile z exhaust after construction. 6 b. Are there any off -site sources of emissions or odor that may affect your o' proposal? If so, generally describe: N w' None known N L. w0 c. Proposed measures to reduce or control emissions or other impacts to air, if 2 any: ga a` N D = a' I-w z�. z F- �o 1) Is there any surface water body on or in the immediate vicinity of the site o -: (including year -round and seasonal streams, saltwater,. lakes, ponds and o !- wetlands? If yes, describe type and provide names. If appropriate, state what w w stream or river it flows into: 0' No u. o, U z" =' o� z Construction equipment will meet current emission standards; dust control will be provided during construction. 3. Water a. Surface: 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans: No. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface waters or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material: N /A. 4) Will the proposal require surface water withdrawals or diversions? Give general description , purpose, and approximate quantities if known: None. ':i %4xt'y,FS ":c' "Evii,,:fa4: ?a ev',V,-41: Nis :iaSi::'nia'.k''ti(!.:5:�ar.�": -4- 5) Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan: No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated.volume of discharge: No. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known: No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage: industrial. containing the following chemicals...: agricultural: etc). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve: N/A c. Water runoff (including storm water); 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any include quantities, if known). Where will this water flow? Will this water flow into other waters? If so describe: Storm drainage from the development will be discharged to an onsite R/D facility in the eastern portion of the site. 2) Could waste materials enter ground or surface waters? If so, generally explain: Small amounts of oil associated with normal automobile maintenance may enter the surface water. d. Proposed measures to reduce or control surface, ground and runoff water impacts. If any: Storm detention and water quality control will be provided per King County SWM manual. -5- 4. Plants a. check or circle types of vegetation found on the site: _XXX deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine, other shrubs grass pasture crop or grain wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? All vegetation will be removed in roadway areas. c. List threatened or endangered species known to, be on or near the site: None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: N/A 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, son birds, other mammals: deer, bear, elk, beaver, other fish: bass, salmon, trout, herring, shellfish, other b. List any threatened or endangered or endangered species known to near or on the site: None known. -6- c. Is the site part of a migration route? If so, explain: No. d. Proposed measures to preserve or enhance wildlife, if any: N/A 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used for heating, manufacturing, etc.: Electricity and natural gas will be used for heating future homes. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe: No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: New home construction would conform to the most recent UBC and the Washington State energy codes. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe: No 1) Describe special emergency services that might be required. None. 2) Proposed measures to reduce or control environmental health hazards, if any: None. b. Noise 1) What types of noise exist in the area which may affect your project (for example: Traffic, equipment, operation, other)? Traffic -.7- •.4` .• iW:i9:,,,:, .1r..,•_.:a •a 2) What types and levels of noise would be created by or associated with the project on a short-term or a long -term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Construction noises would exist during the building of the roads and homes. These noises would occur generally between 7:30 am - 5:00 pm, Monday through Saturday. Once construction is complete, then noise would be. generated by the normal course of action of a residential subdivision. 3) Proposed measures to reduce or control noise impacts, if any: None. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? The site is currently occupied by a single family home and outbuildings. b. Has the site been used for agriculture? If so, describe: N/A c. Describe any structures on the site: Single family home and outbuildings. d. Will any structures be demolished? If so, what? Home and outbuildings will be demolished. e. What is the current zoning classification of the site: LDR f. What is the current comprehensive plan designation of the site? LDR g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify: Yes, an area adjacent to 51st Ave. S. has slopes of greater than 20 %. The adjacent road cut in the RA/V has a slope of about 40A to 50 %. The 2/10/98 geotechnical evaluation by Geospectrum Consultants suggests that proper engineering design of homes and drainage in this area will reduce the likelihood of slope problems. • 4,4 -a z z1- JU 00 coo w =, J I-.. w w Q' mow, I- 0 . 'fin' o1 w' : —o w z' • UN. o z -8- i. Approximately how many people would reside or work in the completed project? About 50 people will reside here j. Approximately how many people would the completed project displace? One residence. k. Proposed measures to avoid or reduce displacement impacts, if any: None. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Urban zoning permits single family development. 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing: 16 new middle income homes. b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low- income housing: One — middle. c. Proposed measures to reduce or control housing impacts, if any: None. 10. Aesthetics a. What is the tallest height of any proposed structure(s). not including antennas: what is the principle exterior building material(s) proposed? Two story homes b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: None. z w: J0 U O; N p. W W W =' J H N W 0, co H W'. z� 0: z1-. Lu 0. N; 0 H'. WUJ; ui z; u) �:, z. -9- 11. Light and Glare a. What type of Tight or glare will the proposal produce? What time of day would it mainly occur? Light from windows of homes. b. Could light or glare from the finished project be a safety hazard or interfere with views'? No c. What existing off -site sources of light or glare may affect your proposal? Light from windows of homes. d. Proposed measures to reduce or control light and glare impacts, if any: None. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? N/A b. Would the proposed project displace and existing recreational uses? If so, describe: No • c. Proposed measures to reduce or control impacts on recreational opportunities to be provided by the project or applicant, if any: None 13. Historic and Cultural Preservation a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe: No. z i� mow: re .No w w w =. w = w. z F.. I- o: z� io --. w V': o; Ill on z -10- b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site: None. c. Proposed measures to reduce or control impacts, if any: None. 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any: South 146th Street. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? Not known. c. How many . parking spaces would the completed project have? How many would the project eliminate? The completed project would 'create 2 parking spaces per new single family dwelling. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). New onsite roads will be required to serve the development. All new roads will be public. e. Will the project use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur: 160 vehicular trips per day (Using a conservative estimate of 10 trips per day per lot). Most of the trips would occur during AM and PM commute times. z ice: z: mow. 6 JU U o` Nw. w 2: LL'' w o: g =• d w zF. Z o, w w Da o -: 0 H. `w H V, 'mo o: wz U - 0 z. g. Proposed measures to reduce or control transportation impacts, if any: Traffic mitigation fees will be paid by development, if required. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe: There will be a small, undetermined increased need for all of the above public services due to the development. b. Proposed measures to reduce or control direct impacts on public services, if any: Traffic and school mitigation fees will be paid. Increased tax base from 16 new homes. 16. Utilities a. Circle utilities currently available at the site: electricity, natural qas, water, refuse service, telephone, sanitary sewer, septic system, other. Cable b. Describe the utilities that are prOposed for the project, the utility providing the service and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity, gas, water, telephone, sanitary sewer and cable TV C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make a decision. Signature: Date Submitted: CITY OI "UKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 PRELIMINARY PLAT (P -SUBP) APPLICATION .. .... ... ,.. < .J�. Z:.$ So x . a4.: f ,w....... ;7`..? . 1 ..<F > :: r....... Lim j'` PA: ^>> x� .i' 2„:.2� >J, ^i; r' ,� 't; z£,iyY tiKVR. ... ,. i „ R�, .b'. a a Sy £3 ter,c '' ,, .LaF x.' �j . ilk-Q x :r4.,'.1j '. 4,T. .: . „.. ;x,.x_.�. t. „,..„: , R::STAFF.,.:USE,;ONLY° h.: i< , • : .4 .L,; ,, SY.: r f ,r3 :A .iy$ ... jn:t . :.. iq..: u� f t"i *rv� s) f E .iK x' >v.. ". N:,t?300 Y •S>.P % K TV > } ` .Y >L, > a <t S ti +. A E y` .�.< s�i`9 �. ;„ .. ,yrd ifi b yn,4j�c ;G x.#. Saczt sy'«r'xh £,Xm „t q ..xi z sYyf , 4 ,s sxo ;s , <- Platt,.,,er0 .., .. , 4 w .; . � 3.., .., fr. � >. <, , ,F< S',r>.S.e�>.',Fr, .f.. ,Y:.S> thY.., .u.. Z M> £ �,5, a. '}.P. i File Number ,G�c' ° . w .... �,r,.. w > L :r • ii 5 L �,�S ash � , r ., �. t` ... 4 Zj x.RA,r�i > ?t :%Q'KL �•y'la.R jf:# (F�`�>'rx`b 'f :'Fg'»s; n`� i Xk�W"e FAT .'. 'W.f. U^i';x Wyx,'M7. 9 Receipt Number wiyx� ,x55 x} [� Y4. ksl — �� zx z t .. x' J. `�!3 s rs.' { t S rN-Sl A' ? a.hY ' ,s,7,,;-`1,;,,)•:,:.::•1',.v s5:.y.. ry;':il sY j aj`" rr' `.. Projet ale #• .ss L- 9 Y it'i . r Y E E . }' t s 5 Z t j T 1,3:;›, PA FIIe # r, q +DG' s= lY. tz�TA tx i"EC SjY' iAi .:x��i rya. .c. s.> f:' �yti { Ax ( ly A` IicatiomCom lets. Date . �: `'''' tY li�Y 7 Y S[k 7 >t 3 S3a F Yr R i£ v 2t' S rt $'. €' ky Y^€ 5 i S. .r } ): jj > " x> fi£ — Other File #. �APplicfion Incomplete:..(Date��. �:.. x. . , .,j,:.y :� }., x > >. � z ........ Y 1. PROJECT BACKGROUND A. NAME OF PROJECT /DEVELOPMENT: FQSTF.R HFT(;HTS B. LOCATION OF PROJECT /DEVELOPMENT: (give street address or, if vacant, indicate lot(s), block and subdivision; or tax lot number, access street, and nearest intersection; if proposal applies to several properties, list the streets bounding the area.) ADDRESS: 51st Ave. S. and S. 146th St. J y V ASSESORS PARCEL NO.:004000- 0539 -02, 004000- 0554 -02, 004000- 0550 -06, 004000- 0560 -04 LEGAL DESCRIPTION:: Please see attached Quarter: NW Section: 79 Township: 91 Range: 4 (This information may be found on your tax statement) C. CONTACT: (Primary contact regarding the application, and to whom all notices and reports shall be sent) NAME: Mike Budnick at Baima & Holmberg, Inc. ADDRESS: 100 Front Street PHONE: (425) 392 -0250 Smith , Iccatinah, WA 48027 -3R17• 4 3c- SIGNATURE: [ - CZ/ DATE: 3 — 1 1 — s SUBDIV.DOC 7/5/96 4iek - ti it, •`e`i. RECEIVED CITY OF TUKWII-A MAR 3 1 1993 PERMIT CENTER D. PROPERTY OWNER DECLARATION The undersigned makes the following statements based upon personal knowledge: 1. I am the current owner of the property which is the subject of this application. 2. All statements contained in the application are true and correct to the best of my knowledge. 3. The application is being submitted with my knowledge and consent. 4. I understand that conditions of approval, which the City and applicant have jointly agreed may not be completed prior to final approval of the construction (e.g., final building permit approval) will be incorporated into an agreement to be executed and recorded against the property prior to issuance of any construction permits. I declare under penalty of perjury under the laws of the State of Washington and the United States of America that the foregoing statement is true and correct. EXECUTED. at 3 Na r r h Tssaquah ,1998 (city), Washington (state), on H. A. \.) (/ 1 I j Lam. ,-. r� Co / (Print Name) t`- . o . (c l 3�� (Address) � S S ,q 4.17415/ 5,4J (Phone Numb (Signature) -5 Use additional sheets as needed for all property owner signatures. .,4.-- drN's tta'f is A' :.i<a r, ':3 "' ..,..,. CITY Ok.. TUKWILA Department of Community Development 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 PRELIMINARY PLAT APPLICATION CHECKLIST The materials listed below must be submitted with your application unless specifically waived in writing by the Department. Please contact the Department if you feel certain items are not applicable to your project and should be waived. Application review will not begin until it is determined to be complete. The initial application materials allow starting project review and vesting the applicant's rights. However, they in no way limit the City's ability to require additional information as needed to establish consistency with development standards. Department staff are available to answer questions about application materials at 206 -431 -3670. APPLICATION FORMS: ❑ Preliminary Plat Application Checklist (1 copy) Preliminary Plat Application and Fee - $800 + $75/lot ❑ Planned Residential Development application and fee - $800 + $100 /ac., if the site has sensitive areas per TMC 18.06. SEPA Environmental Checklist (6 copies) and Fee - $325 ❑ Other Applications: PLANS (Six (6) copies of the following]: Vicinity Map Agq Surrounding area map showing existing land uses within a 1000 -foot radius from the site's property lines. ❑ Preliminary Surveyed Plat, drawn to a 1" = 20' or 1" = 30' scale, with the following information. Use several sheets on one plat base map if neccessary to clearly convey the information: 0 North arrow, graphic scale, date, and stamp of the licensed land surveyor. Location of existing (dashed lines) and proposed (solid lines) property lines and easements. e( All lots shall be numbered, fully dimensioned and lot area and width provided. Building setback lines shall be shown in each lot (dotted lines). a Location and names of adjacent roads. a Location, dimensions and names of new road improvements, right -of -ways, and easements. Location of existing and proposed sidewalks. %ret Location of existing structures on site with setbacks from proposed property lines and floor area ratio for resulting lot(s). aLocation of existing and proposed utility improvements and easements (e.g., sewer, water and storm/drainage). Location and design of street lighting and fumiture. SUBDIV.DOC 7/8/96 w V' ra Location of any ; iting or proposed public trails, parks or, ier permanent open space on or adjacent to the site. O In the case of a resubdivision, Tots, blocks, streets, alleys and easements of the original 1`Qc subdivision being vacated shall be shown by dotted lines in their proper position in relation to the new arrangement of the subdivision. Boundary lines of adjacent lands, whether subdivided or unsubdivided, shall be indicated by dotted lines for a distance of 300 feet from the external boundary of the property proposed for subdivision and shall include the property's zoning. ❑ Other information using the preliminary plat as a base map: t4A CO Location and classification of any watercourses, wetlands and Shoreline Overlay Zone. Existing and proposed grades at 2' contour intervals. Slopes in excess of 20% to be clearly identified. All contours shall be extended at least 20' beyond the subject property. Other relevant buildings and features such as rockeries and fences. Existing and proposed structures which will be in place upon final plat approval. Existing structures to be removed shall be clearly identified. 3 Utility plan which includes: • Location and size of existing utilities. • Location and size of proposed utilities. • Location of fire hydrants on or near the site. • A storm water design which meets the requirements set forth in the Surface Water Design Manual adopted pursuant to TMC 16.54.060(D). Landscape plan which includes: O Existing trees over 4" in diameter with size, species and location, of which, identify those that will be retained. O Proposed landscaping, identifying quantity, size, species and spacing which is prepared and stamped by a landscape architect with a professional license from the State of Washington. OTHER MATERIALS One high quality 8 1/2" x 11" reduction of each of the above plans. ❑ Other documentation in support of the proposal may be included as appropriate, such as co• lor Ott' renderings, perspective drawings, photographs or models. If other materials are to be considered, eight (8) copies of each must be submitted (except models). Color drawings or photos may be submitted as 8.5 x 11 inch color photo copies. Site percolation data approved by the Seattle -King County Department of Environmental Health pursuant to TMC 14.36.020 if the site is proposed for development using a septic system, or a Certificate of Sewer Availabiity from the sewer utility purveyor serving the site if the sewer utilit serving the site is an entity other than the City. If the water utility serving the site is an entity othere than the City, a current Certificate of Water Availability from the water utility purveyor serving the site pursuant to TMC 14.36.010. Proof that the lot or Tots are recognized as separate lots pursuant to the provisions of TMC Title 17 and RCW ch. 58.17. ❑ A list of any existing environmental documents known to the applicant that evaluate any aspect of the proposed project. ❑ A list of any permits or decisions applicable to the development proposal that have been obtained prior to filing the application or that are pending before teh City or any other governmental agency. A soils engineering report for the site. ❑ Traffic study or studies, if required purusant to TMC 9.48.070. SUBDI V. DOC 7/8/96 A tree clearing plan, iituired by TMC ch. 18.54. ❑ A parking plan, if required by TMC ch. 18.56. PUBLIC NOTICE 7iKing County Assessor's maps) which shows the location of each property within 500 feet of the subject property. . Two (2) sets of mailing labels for all property owners and tenants (residents or businesses) within 500 feet of the subject property. (Note: Each unit in multiple - family buildings - -e.g. apartments, condos, trailer parks - -must be included.) See Attachment A. El A 4' x 4' public notice board will be required on site within 14 days of filing a complete application. See Attachment B. SUBDIV.DOC 7/8/96 rttS�:.t.i.F.J!,he.l dsi. &:.Nivr.: }:�t:+�,s S:id. elf.. rJ. :n�Y..W��i; ]v� as 'u to,*.V.VigiJ1.1411' Id. if4yn.4_'t;igUW' t HICAGO TITLE INSURANCE COME Order No.: 498744 PLAT CERTIFICATE SCHEDULE A (Continued) LEGAL DESCRIPTION PARCEL A: THE WEST HALF OF LOTS 10 AND 11, BLOCK 4, ADAMS HOME ACRE TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 11 OF PLATS, PAGE(S) 31, IN KING COUNTY, WASHINGTON; 'TOGETHER WITH AN EASEMENT FOR INGRESS AND EGRESS OVER THE SOUTH 15 FEET OF THE EAST HALF OF LOT 11, SAID BLOCK 4, AS SET FORTH IN INSTRUMENT RECORDED UNDER RECORDING NUMBER 3573683. PARCEL B: LOT 12, BLOCK 4, ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 11 OF PLATS, PAGE(S) 31, IN KING COUNTY, WASHINGTON. PARCEL C: WEST HALF OF LOT 13, BLOCK 4, ADAMS HOME TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 11 OF PLATS, PAGE(S) 31, IN KING COUNTY, WASHINGTON. PARCEL D: LOT 14, BLOCK 4, ADAM'S HOME ACRE TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 11 OF PLATS, PAGE(S) 31, IN KING COUNTY, WASHINGTON. CHICAGO TITLE INSURANCE COMPANY CITY OF- 7UKWILA Permit Cer,.ar \ CITY OFETUK41 .. 1 la 6300 Southcenter Boulevard, Suite 100, Tukwila, WA 9 1 RR Telephone: (206) 431 - 36701 3 1 1998 Certificate of Water Availability PROJECT #: (Required only if outside City of Tukwila water utility district) The proposed project is located within kLch ( (City /County) PART A: (To be completed by applicant) Site Address (Attach map and Legal Description showing h drant location and size of main): SI 5 7- 4 vc -So l46 Sr n7w Q U4-.D ie-4-Nr) . L.5. Owner Information:': ` : Agent/Contact Person: Name: 49p/0 y //AGLer /4/1(6 Co . Name: ,g,41,4 ilaL-41,3E /jW/KE Ba.D N! ci< Address: P o, ,/3o4C /324, ISS4¢Qui, Wd. ?80Z7 Address: /Do Fir�,u r- ,ST So ./ /55 1,61. 91F Z7 Phone:(4-2r) 39Z- Z74 Z Phone: (425') 39Z- -OZ O ,i This certificate is for the purposes of: ❑ Residential Building Permit 71 Preliminary Plat ❑ Short Subdivision ❑ Commercial /Industrial Building Permit ❑ Rezone ❑ Other Estimated number of service connections and meter size(s): /3- /lo colVivezu5 3 /'44Me-tzie., sr zE Vehicular distance from nearest hydrant to the closest point of structure /SO ft. Area is served by (Water utility district): /, I2 /STX/Cf /If o , /ZS" Owner /Agent Signature: Ae Gei,e(:-. (96-,,u7-) Date: /o - Z —F7 PART B: (To be completed by water utility district) The proposed project is located within kLch ( (City /County) The improvements required to upgrade the water system to bring plan or to meet the minimum flow requirements of the project before '6u tY1LLs -1= f -ppl? — ASV Coil. D4 i ., ,v -aayLi it into compliance with the utilities' comprehensive connection. ,�Cvc„•%�s�‘.� o�c� o tc-e N-b M.z.e (�► n (--f-, 4=E12-__s--- Sfaf�t o 4-•'i -kn -Pv ^ —I 11 C S /p /'a r c°c -f- I7 (Use separate sheet if more room is needed) u Iv N tiv•c-\ ;, p c,R- s (C..-1- N ct. s ∎ c tom\ Based upon the improvements listed above, water can be provided and will be available at the site with a flow of / g75- gpm at 20 psi residual for a duration of 2 hours at a velocity of 1 ( fps as documented by the attached calculations. I hereby certify that the above information is true and correct. o -8_y-7 Agency /Phone .2 ¥2 —c7 Syf By Date PART C: (To be completed by governing jurisdiction) Water Availability: ❑ Acceptable service can be provided to this project ❑ Acceptable service cannot be provided to this project unless the improvements in item C2 are met. ❑ System isn't capable of providing service to this project. Minimum water system improvements: (At least equal to B2 above) (Use separate sheet if more room is needed) Agency /Phone By Date WTR.4VAIL.DOC 6/5/96 + WA, T,° ',F' `F'h"uhf r`+,7^ktS"'tvi"? c" ? '•Gtit�' '..N10115S4;di' .e 'WORKING TOWARD A BET, "c trv✓IRONMENT" V \� SEH'ER DISTRICT We 14816 Mi.,.... , Road S uth"'` P.O. Box 69550 Tukwila, WA 98168 Phone: (206) 242 -3236 Fax: (206) 242 -1527 OCT 06 1Y17 BAIMA CERTIFICATE OF SEWER AVAILABILITY /NON - AVAILABILITY IS Certificate of Sewer Availability OR ❑ Certificate of Sewer Non - Availability Part A: (To Be Completed by Applicant) Purpose of Certificate: ❑ Building Permit ❑ Preliminary Plat or PUD ❑ Other a Short Subdivision ❑ Rezone Proposed Use: a Residential Single Family ❑ Residential Multi - Family ❑ Commercial ❑ Other Applicants Name: Bqi., a .. I'iob„,ber f /''l, kc i3vc /0 c_.k Phone: 64.1s-) 3`/ -o-.s o Property Address or Approximate Location: ST t Ave, $o. + s, Ht , s' /., Legal Description(Attach Map and Legal Description if necessary): L. 04-5 is ci■c! /y J +oyGti,c .- w;.-141 -file we.s�f '1 ?, e-f/-� loll JO II ais f/3 411 1 N el°CI� Lt J plc l a -C ,4G(ao' is th,vie° Tea c. 3 J Re o4jcd 1`) ■lo1V+.+t Il o-- J1 elf $a eaf e 31.) %1 e) (Co ✓eir of Awl) Cooh y,) 14/451-,1 *,1 h Part B: (To Be Completed by Sewer Agency) 1. ❑ a. Sewer Service will be provided by side sewer connection only to an existing size sewer feet from the site and the sewer system has the capacity to serve the proposed use. OR M b. Sewer service will require an improvement to the sewer system of: ❑ (1) feet of sewer trunk or lateral to reach the site; and /or ❑ (2) the construction of a collection system on the site; and /or Sletc-_o ry Col-14r/ jpe 11047 of a 11 (3) other (describe): S41. te De ✓do c/t).. /p Ede. Pt/ /r, 2. (Must be completed if 1.b above is checked) a. The sewer system improvement is in conformance with a County approved sewer comprehensive plan, OR ❑ b. The sewer system improvement will require a sewer comprehensive plan amendment. 3. 53 a. The proposed project is within the corporate limits of the District, or has been granted Boundary Review Board approval for extension of service outside the District of city, OR ❑ b. Annexation or BRB approval will be necessary to provide service. 4. Service is subject to the following: a. District Connection Charges due prior to connection: GFC: $ BS-001- SFC: $ UNIT: $ TOTAL: $ _.•_ ___• (Subject to Change on January 1st) King County /METRO Capacity Charge: Approximately $750 /residential equivalent will be billed directly by King County after connection to the sewer system. b. Easements: ;1 Required ❑ May be Required ' ,,L[ c. Other: Ue ve l oye is t-- xfe i f / ' h c osf3 ad re-fr- MJ r)-.76. RECEIVED D1 -, 4ti c,�u CITY OF TUKWI e1ic-)oy9e ✓s Ei ��4-•1/0 r MAR 3 1 1H . PERMIT CENTE I hereby certify that the above sewer agency information is true. This certification shall be valid for one year fro the date of sig . atu By ..„l zr., ba? MMT4?0MSVI r 1TMi:- ,s"ti.','b'6fi MPa ' + , a WaraMigaGnat ASS /,f I-ahsf /"c a h a j e r- /0/91 Title Date 8 z i1- w QQ� JU 00 to 0 N W J w 0 J u. El.d I=- _ z 1. zo LL! uj UO O N: O F- ww F=- U. ~ u- p. itiz 0 O~ z •,. ... 1',,,,n7 :,,:t . , . . ...,■.:, .. ': . 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WAtinenswa: a': bleb:: t...annIsiortaa and Winifred antler Thema 14 Meer et" • 7" 4;C* :Adase:Sone Tee, .itO per plat•-•ree• t';.• :JaMelf,WAtinnen .• 'F:t• , Tsta:Zsialo7 P, Fe; . :S• .146th City) . . • r5736*3 • ' ■.'`C • .. • Theniti of Lot 11 III Bak 4* of Adams Home nee as per plat refs SA warIi. or ,plata pi -31 r•o ef Ito Bit in hoe • sa eon bbl? ago grist and ay to go his sae in int a permanent *sat end rt f sag for road pomp and the rt or ingress and seats DIV and *arose the 0 L5 ft* of the above dam re to be used for the ail@ and ban of the mum Or The 1 of Leta 10 and 11 alk 4 of Adams Hesse Tto keit • ZEMIN, N.Stineon key Us, 24•46 by Jima W.Stinsen; m bosh bar Mrs. Vera Daksy sip tar as raga at a no Zen 2949 1406 SP146th AIIMANINP D *ay 29-46 May 2546 $10. acme $3.30 Ix= S3. a- t Z.B.Titaneel a adagio nen to iota 91...101moo and Moll& X.Solmas„ he 1p oy and arr to op Ego fare In kelt L4) z. sp) 357 • Lot 5 in Rik B or Burke alarrar•a Aludd to the C ors, 63 per Plat ree In vol 18 rplate pg sit in o oomaanly Iva as 7542 leth Seattic,„ Z.B.Thaaaa kw/ May 25--- by bef 3.1: Brewster np for sip rep at (Ea Jobs w.Eolnes. 4319 4 City) es IMAM D ifity4,746 mecs, 21.40 $1O. $3.30 Irn3 $3. p-t, F.D4Parent wr.3 rillzahoth orent, talCrvIn D.Ferent aad Nivlen C.fore22;, tpc -se"- .1'13 oy and err to ov the Ciro. ir, tot simpmmxpammammsrmmar-ammmlommm2nna21021M2 s en gar 7 3573685—h-74 1720 .3 ". 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JU 00: • CO w =' J i-, w 0. Q. D. _: z�;. I-0 Z U �. !0 H' w w. V U. • w U =: o� z• City of Tukwila Pre - Application Process MEETING ATTENDANCE RECORD City of Tukwila Department of Community Development - Building Division Phone: (206) 431 -3670 6300 Southcenter Boulevard, #100 Tukwila, Washington 98188 Pre- Application File Number PRE97 -040 Project: FOSTER HEIGHTS SUBDIVISION Meeting Date: 10/9/97 Time: 2:30 P.M. Site Address: 51 AV S &S 144 ST Date Checklist Mailed: 10/17/97 By: KELCIE J, PETERSON CITY STAFF PRESENT DEPARTMENTS X X X X 1 X PHONE #'s Building 431 -3670 DUANE GRIFFIN, BUILDING OFFICIAL Fire 575 -4404 NICK OLIVAS, ASSISTANT CHIEF Planning 431 -3680 VERNON UMETSU, ASSOCIATE PLANNER Public Works 433 -0179 JOANNA SPENCER, DEVELOPMENT ENGINEER Parks & Rec 433 -1843 Police 433 -1804 Environmental 431 -3662 Permit Center 431 -3670 KELCIE J. PETERSON, PERMIT COORDINATOR Other: NAMES/TITLES APPLICANT/REPRESENTATIVES PRESENT CONTACT Name: ' MIKE BUDNICK Phone: 425 392 -0205 PERSON Company/Title: BAIMA & HOLMBERG INC Street Address: 100 FRONT ST S City/State /Zip: ISSAQUAH WA 98027 OTHERS Name: RICHARD SCHROEDER Phone: 425 392 -2742 PRESENT Company/Title: Street Address: PO BOX 1324 City /State /Zip: ISSAQUAH WA 98027 Name: Phone: Company/Title: Street Address: Name: City/State /Zip: Phone: Company/Title: Street Address: Name: City /State /Zip: Phone: Company/Title: Street Address: Name: City/State /Zip: Phone: Company/Title: Street Address: City/State /Zip: City of Tukwila Pre - Application Process MEETING ATTENDANCE RECORD City of Tukwila Department of Community Development - Building Division Phone: (206) 431 -3670 6300 Southcenter Boulevard, #100 Tukwila, Washington 98188 Pre - Application File Number PRE97 -040 Project: FOSTER HEIGHTS SUBDIVISION Meeting Date: 10/9/97 Time: 2:30 P.M. Site Address: 51 AV S & S 144 ST Date Checklist Mailed: By: CITY STAFF PRESENT DEPARTMENTS PHONE #'s Building 431 -3670 Fire 575 -4404 Planning 431 -3680 Public Works 433 -0179 Parks & Rec 433 -1843 Police 433 -1804 Environmental 431 -3662 Permit Center 431 -3670 Other: NAMES/TITLES 1 0 ►�, - tuA-s 7fttsi 17En -Aro hi OH ,A SsO c , 5P ()ER- /ceUz- o%nEith E,vr,/v,erpfe. Lek'+.e S Peer Cf)) Perini-LT- O(,' rCa! APPLICANT/REPRESENTATIVES PRESENT CONTACT Name: M / / <( BUD/V / c J < Phone: (4Z5) 39 a- 0252 PERSON Company/Title: l3ActMA 4 (-(oL.M8E12r-0.1(NG. 7pecAjEcr Cn,o2.ptAMTdfre__. Street Address: too Flo NIT. ST. _$' City/State /Zip: 1.$3A-4uhtt t (1)4.— 981927 OTHERS Name: R t c k.,..a vt. d JC �.P- -e 'C1t tiL_ Phone: `iLzS 39Z Z79 Z PRESENT Company/Title: Street Address: p. Cj , 80X / J 4 City/State /Zip :. 5izyci/9i;/ h "515' `76::e7 Name: Phone: Company/Title: Street Address: City/State /Zip: Name: Phone: Company/Title: Street Address: City/State /Zip: Name: Phone: Company/Title: Street Address: City/State /Zip: Name: Phone: Company/Title: Street Address: City/State /Zip: PRE(77_ 0 54er %fs 5Ic'�l 1/lS /Gyp 2c3c) bi) e_ ".1- �el��i.n��n (1(.�allS 2Dmc /1 L7y,J 2(t/4L _, l /� Wofe� flva/'/ah/iJ \471 lab/ �cc.c nn T (�:, - C. Pablic W oanncL - f�vafa l Irn icy ✓c/nen Z, s -62ec)- cc n L5-form. Dra Dow �I"c�r 47) a.,/ vi�S 5f+e�f5 r�o Clfil z W: 00 N O'. N W' W N LL: WQQ 0 LL co W. = z I- 0 �. W W` UO W; — • z. w U• 01 z ')/C1 nhl/?C /eriv s1-2ow 4e0-/-fa. /eie/crez� _;iii:: ".i•,;. .. .. ,._...�....�,.r.. Z 00: uL :N W W =_ pi 52 d: Z WO D 0 •I=- U :u. Z W U;.. U z Pre»Aplication Checlist CITY OF TUKWILA Department of Community Development Building Division- Permit Center 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 The following.cpmments are based on a preliminary review. ditlonal irlforniation may be. needed:: , Other requirements /regulations may need to be met. 1 Ai .1 BUILDING DI VISION bCd not The following is meant to be general information related to the requirements of the Tukwila Building Division for the processing of building permits. Specific code issues will be addressed through the normal plan review process after the permit is applied for. ® 1. Comply with the Uniform Building Code, 1994 Edition, as adopted and amended by the State (Table 10- B, Section 1607, and Section 3003 of the 1994 UBC are not adopted). 2. Comply with the Uniform Mechanical Code, 1994 Edition, as adopted and amended by the State. 3. Comply with the Uniform Plumbing Code, 1991 Edition, as adopted and amended by the State. 4. Comply with the Washington State Energy Code, Chapter 51 -11 WAC, 1995 Edition. Energy code specifications and data must be included on the building plans. 5. Comply with Washington State Regulations for Barrier Free Facilities or Design (State amendment replaces UBC Chapter 11' in its entirety). 6. Apply for and obtain the following Building Division permits and approvals through the Department of Community Development Permit Center: • Building Permit • Rack Storage • Other: • Mechanical Permit • Demolition (building) 7. All applications and plan submittals must be complete in order to be accepted by the Permit Center for plan review. Use the Plan Submittal Checklist provided on the reverse of the application forms to verify that all the necessary materials and information has been supplied. 8. Plans submitted for approval must be stamped by a Washington State licensed architect or engineer and shall specifically contain the name of the person designated as the architect or engineer of record for the project. This person shall be responsible for reviewing and coordinating all submittal documents prepared by others, including deferred submittal items, for compatibility with the design of the building. (See UBC Sec. 106.3.4) 9. Temporary erosion control measures shall be included on plans. Normally, no site work will be allowed until erosion control measures are in place. 10. Rockeries are not permitted over 4' in height. Retaining structures over 4' in height must be engineered retaining walls, and require a separate building permit. 11. All rack storage requires a permit and rack storage over 8' high must be designed for Seismic Zone 3. A Washington State structural engineers stamp will be required on plans and structural calculations submitted for rack storage over 8' high. _d 12. Construction documents shall include special inspection requirements as specified in UBC Sections 106.3.5 and 1701. The architect or engineer's inspection program required by Section 106.3.5 shall be included with plan submittal documents when permit application is submitted. Notify the Building Official of testing lab hired by architect or owner prior to permit issuance date. The contractor may not hire the testing lab. 13. Structural observation shall be required as specified in UBC Section 1702. 14. Construction documents shall contain soils classification information specified in Table 18 -I -A of the Uniform Building Code on the copies stamped and signed by Washington State licensed architect or engineer in responsible charge of the structural design work. 15. Separate demolition permits are required for removal of any existing buildings or structures. [j 16. Comply with UBC Appendix Chapter 12, Division II - Sound Transmission Control. 17. Addresses are assigned by the Tukwila Fire Prevention Bureau. ,yt}'YALWWT.p9YECk ?bAR3 F 9•i'R21- Ce�.Y,M.liw.r ......... ❑ 17. Addresses are assigned e54khe Tukwila Fire Prevention Bureau. Pre- Application Checklist BUILDING DIVISION Page 2 ❑ 18. Obtain approvals and permits from outside agencies: ❑ ELEVATORS are regulated by State Department of Labor and Industries. Permits and inspections for elevators are obtained through the elevator section of that agency (reference RCW Chapter 70.87). Phone (206) 248 -6657. ❑ ELECTRICAL PERMITS AND INSPECTIONS are obtained through the Department of Labor and Indutries. Phone (206) 248 -6630. ❑ PLUMBING PERMITS AND INSPECTIONS are obtained through King County Health Department. Inspections: (206) 296 -4732; Permits: (206) 296 -4727. ❑ King County Health Department must approve and stamp plans for PUBLIC POOLS /SPAS and FOOD SERVICE FACILITIES prior to submittal to the Tukwila Building Division. Phone (206) 296 -4787. ❑ FIRE PROTECTION SYSTEMS plans are reviewed through the Tukwila Fire Department. Phone: (206) 575 -4404. 19. 20. Checklist prepared by (staff): Date: It is anticipated that new code editions will be adopted by the State and City effective July 1, 1998. The code that is in effect at the time of permit application will govern. .z Z: w• 6 •.0O': : N° W 11.1 ln w O; g�. gJ' • d. I- _., 1- O : Z :0 131-, w w', •H O. Z: U N' • • • • I • • - • . • • . • - 1 - 1 - II dditional information may be needed. Other requirements /regulations may need to be met. • ENVIRONMENTAL The majority of the site appears have slope areas less than 20 percent in gradient and are not regulated by the Sensitive Areas Ordinance (SAO). A professional topographic survey is required for the entire site to determine site gradients. Areas of Potential Geologic Instability are addressed in the Ordinance which is Section 18.45.080 E. of the Tukwila Municipal Code (TMC). As part of project review a geotechnical investigation may be required to demonstrate the feasibility of the project and to determine adequate building design. On -site grading may affect slope. stability and groundwater movement. Only the slope areas 20 percent or greater in gradient that are cleared for development will be subject to the Tree Ordinance (Tree Regulations - TMC Chapter 18.54). A required landscape plan will consist of tree retention and tree planting per the standards of the Ordinance. Tree replacement is required for those greater than 4 inches in diameter at breast height (DBH) except for black cottonwood trees. z CL w 6 0 0' 0 w =' -J N al u. Q d: _.. z 1' t- O Z uf U O w W: O Z U Q. O~ Z U F.C. Division!! Sec. 10.201-10.206 1L. City Ord. #1632 Pre-pplication Chelist CITY OF TLIKWILA Department of Community Development Building Division- Permit Center 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 . _? • The following comments are based on a preliminary review. Additiorial information may be needed. Other requirements/regulations may need to be met. • FIRE DEPARTMENT - Construction Information M 1. The City of Tukwila has adopted the 1994 Uniform Fire Code. This and other nationally recognized standards will be used during construction and operation of this project. Tji 2. Fire hydrants will be required. (City Ord. #1692) 3. Required fire hydrants shall be approved for location by the Fire Department, approved for purity by the Water Department, and fully in service prior to start of construction. By line of vehicular travel a fire hydrant must be no further than 150 feet from a structure; and no portion of a structure to be over 300 feet from fire hydrant. (UFC 903 and City Ord. #1692) 4. Automatic fire sprinklers, audible and visual devices, and a minimum of one pull station per floor are required for this project. Sprinkler system and fire alarm shall comply with N.F.P.A. #13, #72, and ADA requirements. Sprinkler plans shall be submitted to Washington State Surveying and Rating Bureau, Factory Mutual or Industrial Risk Insurers for approval prior to being submitted to Tukwila Fire Marshal for approval. The fire alarm plans are to be submitted directly to the Tukwila Fire Marshal for approval. Submit three (3) sets of drawings. This includes one for our file, one for company file, and one for the job site. (City Ord. #1742) Tr 5. Maximum grade is 15% for all projects. ri 6. Hose stations are required. (City Ord. #1742) E 7. A fire alarm system is required for this project. (City Ord. #1742) Plans shall be submitted to the Tukwila Fire Marshal for approval, prior to commencing any alarm system work. Submit three (3) sets of complete drawings. This includes one for our file, one for company file, and one for the job site. ® 8. Special installations of fixed extinguisher systems, fire alarm systems, dust collectors, fuel storage, etc. require separate plans and permits. Plans to be submitted to the Fire Marshal prior to start of installation. (UFC 1001) 9. Portable fire extinguishers will be required in finished buildings per N.F.P.A. #10. (Minimum rating 2A, 10 BC) 1'1 10. Buildings utilizing storage of high piled combustible stock will require mechanical smoke removal per Section 81 of the 1994 UFC. 11. During construction, an all- weather access will be required to within 150 feet of the building. (UFC 902) 2 12. No building will be occupied, by people or merchandise, prior to approval and inspection by Fire and Building Departments. 13. Adequate addressing is required. Fire Department will assign all new addresses. Number size will be determined by setback of building from roadway. Four inch numbers are minimum. Numbers will be in color which contrasts to background. (UFC 901.4.4) 14. Designated fire lanes may be required for fire and emergency access. This requirement may be established at the time of occupancy and /or after the facility is in operation. (UFC 901.4) I 15. Special Fire Department permits are required for such things as: storage of compressed gas, cryogens, dry cleaning plans, repair garages,, places of assembly, storage of hazardous materials, flammable or combustible liquids or solids, LPG, welding and cutting operations, spray painting, etc. (UFC 101) 16. Fire Department vehicle access is required to within 150' of any portion of an exterior wall of the first story. Fire Department access roads in excess of 150' require a turn around. Fire Department access roads shall be not less than 20' wide with an unobstructed vertical clearance of 13'6" (City Ord. #1741). Eir 17. Adequate fire flow availability will need to be demonstrated for this project. C3 18. Checklist prepared by (staff): Date: /Y /? Pre-!plication Chelist CITY OF TLIKWILA Department of Community Development Building Division- Permit Center 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 The following comments pre based on a preliminary review..., . • G� Additional information may be needed. Other requirements /regulations mayeneed to be met'. 5;-1 FIRE DEPARTMENT = Inspections 1. Overhead sprinkler piping a. Hydrostatic test b. Trip test c. Alarm system monitoring test 2. Underground tank a. Location b. Distance between tanks c. Distance to property line d. Depth of cover 3. Fire alarm a. Acceptance test b. Fire Dept. approved plans 4. Hood and duct inspections a. Installation b. Trip test 5. Spray Booth a. Location b. Fire protection c. Ventilation d. Permit . Flammable liquid room a. Location b. Fire protection c. Permit 7. Rack storage a. Permit b. Mechanical smoke removal c. Rack sprinklers d. Aisle width 8. Fire doors and fire dampers a. Installation b. Drop testing 9. Fire final a. Fire Dept. access b. Building egress and occupancy load c. Hydrants d. Building address d. Fire Dept. approved plans e. Sprinkler head location and spacing f. Materials and test certificate e. Vent piping, swing joints, fill piping, discharge piping f. Anchoring g. Hydrostatic test h. Separate Fire Dept. approved plans El 10. Other: a. b. c. d. Checklist prepared by (staff): e. Fire protection systems: (1) Halon systems (2) Standpipes (3) Hose Stations (4) Fire Doors (5) Fire Dampers (6) Fire Extinguishers e. f. 9. Date: /9/7 • PRE- APPLICATION! Pre-pplication 1 esis Che clist CITY OF TUKWILA Department of Community Development Building Division- Permit Center 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 The following comments are based on a preliminary review. 34 Additional information may be needed. Other requirements /regulations may need to be met.''`4'8 PLANNING DIVISION - Land Use Information 1. Comply with Tukwila Municipal Code (zoning, land use, sign regulations, etc.) ❑ 2. Obtain the following land use permits /approvals: ❑ Boundary Line Adjustment/Lot Consolidation ❑ Rezone ❑ Binding Site Improvement Plan ❑ Shoreline Management Permit ❑ Comprehensive Plan Amendment ❑ Tree Permit ❑ Conditional Use Permit ❑ Short Subdivision ❑ Design Review Sign(s) ❑ Design Review - Interurban , Subdivision Environmental (SEPA) ❑ Unclassified Use ❑ Planned Mixed Use Development ❑ Variance ❑ Planned Residential Development ❑ Other: ❑ 3. Zoning designation: L i 2 Site located in sensitive area? ❑ Yes .t6o F1.,r, 1.1w: I0' -45-, CI 4. Minimum setback requirements: Front: 15 -JO' Side: S Side: Rear: ❑ 5. Maximum Building Height: 3O r Height exception area? ❑ Yes j.'1lo ❑ 7.) N ` mor9e' than 30 %,orT quired pating "stalls may be ec pact. N9.-I ndscap o erhangs/ (/st Ils.are permitted, although ngwheel sto , rior,to hitting he nurb will \be re uire . ❑ 8. Minimum landscaping required: Front: 0 Side: Side: 0 Rear: 6. Minimum parking stalls required: /oW,7 Handicap stalls required: ❑ 9�� Lr d capep! ns ust be sjamp ct by a Washington -S ate licensed Iii scape a .e itect. All landscape -areas q6 re a Ian sca e ri ation'system, t lit Permit Re dd/ q �- �P 9 ( Y q ❑ 10. Roof -top mechanical units, atellite``ishes and s�'mil`a — structures 3s elevatio�s'and construction details as\part of uilding permit application sub 11 ifTrash enclosures and storage areas must be screened to a minimum of 8' in height. Provide elevations and construction details as part of building permit application submittal. 0 co O ❑ ❑ 12. ldin�'ermit plains lOich deviate'from.that alre da y -p�ved b the Board of hiaet ra iew-rnay fed uir`e retapplication for design review approval. 13. i26A-t -11S' eYt-f (cly. TS N6 7" Cc Jt t -"VD A S (,O T 7}2. (A4, 14. titt IN( . Co T Aft-((4 ,C j BOO \❑ 15. S F-(O w Pc 7 ey \('77 A (... '1> C, ( ( . ra P t-t e,. '( T 4 2.011 ci k a74 . L 0 Y. properlysc e - ned. ` ovide ittal. ❑ 16. ❑ 17. ❑ 18. ❑ 19. ❑ 20. Checklist re ared by (staff): ` OH Gf -7-s- U p p Y( : ) Date: 7` / Premnpplication Cht#2:klist CITY OF TLIKWILA Department of Community Development Building Division-Permit Center 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431-3670 The following comments are based on a preliminary review. itil,,,•Additional information may be needed. Other requirements/regulations may need to be met,.1;cii,,, PARKS AND RECREATION DEPARTMENT Parks and Recreation would like developer to consider a public sidewalk/path from the east end of Road A to 51st Avenue. Similar paths in the City provide access to roads where the construction of a roadway is difficult. •• •• • ........— Pre-!plication Che �"list CITY OF TUKWILA Department of Community Development Building Division - Permit Center 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 The following comments are based on a preliminary review. ,Additional information may be needed. Other requirements /regulations.may need to be met: POLICE DEPARTMENT CRIME PREVENTION SECURITY RECOMMENDATIONS 1, Identity: The addresses for the individual residences should be visible from the street, both in daylight and darkness. Site development which does not properly identify residences will delay emergency responses by police, fire, and aid units. Doors: (a) Entrance doors to residences should be capable of resisting forcible entry equal to a wood, solid core door, one and three - fourths inches thick. (b) Every entrance door to an individual housing unit should have a keyed, single - cylinder, one -inch deadbolt lock. The lock should be constructed so that the deadbolt lock may be opened from the inside without the use of a key. Glass windows should be more than 40 inches from the lock. (c) The entrance doors should have visitor observation ports also known as viewers with 180 visibility. Orientation of Windows: Windows should be located so that areas vulnerable to crime can, be easily surveyed by individuals inside the residence. Landscaping: Plant materials should be placed and maintained so to provide visibility and prohibit hiding places for unauthorized people around ground level door and window areas. Sticker shrubs may discourage crime activities. Low shrubs and umbrella trees (where the canopy is maintained above five(5) feet from the ground) will allow surveillance opportunities, hence reducing the potential for criminal behavior. 5. Lighting: Energy efficient security lighting is a relatively low -cost, yet extremely effective way to protect the homeowners and their visitors. 6. Garage Parking: Theft from vehicles and stolen vehicles in residential parking areas are very common. Recommend during the planning stage that consideration be given to providing garage parking for resident's vehicles. Checklist prepared by T. Kilburg (242 -8084) 10/7/97 z O 00 W J H� • u. W O' LLQ tO d. ▪ Wm I- O Z t- U O- WW O uiz = O~ z Pre-Aplication ChecAist CITY OF TLIICWILA Department of Community Development Building Division-Permit Center 6300 Southcenter Boulevard, Tukwila, WA 98188 Telephone: (206) 431 -3670 APPLIC'ATIO.N'P MEETING' DATE /TIME::. • 'PRE97 -040• "ester I :Hei'g DRESS:• 4900 South 146th Street: • The following comments are based on.a preliminary review. Additional information may be needed. _Other requirements /regulations may need to be met. PUBLIC WORKS DEPARTMENT 711 Project : 69.6.Me /1616 t3... Address :4 '7Po. S. /�? 5% . pw# .Date: /O/ 0 By: �06L+'L 1.0..5 : ,Pre -Ap PR& 9. ? tOSEPA Shortplt BLA Shoreline BAR ROW Vacation Permits REVIEW COMMENTS: Availability Letters: .. Water WD 12.5. 1. water: .o.4.6cg . to /LJ,O.'� /ZS . v. Sewer V1' L VEu 6'EI'JER. O t5T2 ... Assessment ... Double Detector ..V Fire Loop /Hydrant ... Proportionate Fair Share /No Protest Water Agreement 2 . Sewer: .CH.Cag WY/4h ()LI .. Proportionate Fair Share /No Protest Sewer Agreement �.. Grease Interceptor designed to Uniform Plumbing Code Appx. H 31!' Surface water • 5EE ,}TTAicH& Identify drain systgm condition for 1/4 mile downstream. ▪ Design to KC Design Manual 1 NI Th ). Su.2FAc.e M)A -T9R ik- vA46MENT okp. Biofiltration or Coalescing Plate Separator Riverbank Stabilization. 4. Hydrological /Geotech:.%?QY 112(:1 -, 55e 47779Cf-/�t 5. Traffic: (.51thiir L /STANCE S7UOY FDA /4167'57- A-Nt $/ sriue S . Trip generation & Distribution for AWDT, & AM, noon, PM peaks . Channelization /access: . Frontal /Sidewalk: (TMC11 . 64 . 020 rc�mmnt for:.25, 000 ft, 25%, of value, or $250,000) Treeplan : .Vie 6T..T' E.S. Undergrounding : 4LL. 41774-17.7g5 .S.161.1.1., BE P�4��4C L,14/C e&RO. / L .X. Curb cut /Access : .Re5. /OE /Y?/�'4 . �r�Wy . !�V!Q 12PrILO /V 2ofr M4X 5 . QPE ,'- / /6-%. 6. R /W- Easements• 7. Developer's Agreement- 8 . Turnover: l2E6MJ9- —i . F.D. e.AN. Y. Eke4/4'.. /A)FRAsz/e.e 4 7'I/2 .5 9. Other: 5TReeT. LJ6H7 /NCB All maps & plans to use NGVD datum. PERMITS TO BE OBTAINS . M Water: 44.716./Z6: . (77:tgw14 4: m414.4 iee wax) THEPt44.)S ,4s ... H2O Meter - Exempt ... H2O Meter - Permanent ... H2O Meter -Temp. • Landscape Irrigation • • Sewer: I/64, V G1 . fie/ -! 72 D /.57 . (?Llkh+11G.r} 51m 4.. R e /e..e?PeE 4.) ... Side Sewer ... Sewer Main Ext (Private /Public) . Metro Business Declaration Form .. Metro Discharge • LandAltering:.5.Peci1✓.Y e/zD.41 urOF Clef Y05. • Drainage ... FZC: Floor Elevation: ...Street Use: . \" Hauling: $2,000Bond, $1,000,000 Ins., Route Map & $25 Fee Req'd ...Oversize Load $5,000Bond, $1,000,000 Ins., Bus.Lisc. /$50 Fee, Route Map, $25 Fee . �/ PSAPCA (demolitions) : l�%?u /R 1J FY).. .Ck /ST,• .8LO47t?8e.t6NIra.,/.fHEZ City of Tukwila Department of Public Works October 7,1997 Foster Heights PRE97-040 John W. Rants, Mayor Ross A. Earnst, P. E., Director 1) Geotechnical/Hydrological analysis - steep slopes and-erosion including temporary and permanent erosion control measures. Analysis shall include the following: A. Slope stability • B. Recommend how roof and foundation drains should connect. C. Provide for water quality per King- County Surface Water Design Manual. D. Detention - regional : • E. Address any wetlands F. Recommendations for construction of public roads and utilities G. Recommendations for phasing and timing of construction H. Recommendations on schedule for geotechnical inspections I. Recommendations for inspector J. Recommendations for capping/abandonment of wells. 2) Level 1 downstream analysis Note: Drain capacity issues downstream. Lack of storm drain system in s 146th Street. Storm drainage system needs to be developed to 51st with a detention facility. • 3) Show all public, private, and common utilities. 4) Show all building pad elevations. All buildings get access equal to or less than 15% per Public Works standards. 5) Show all rockeries and retaining walls. Maximum rockery height is four feet (4'). 6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: (206) 433-0179 • Fax- (206) 431-3665 11,11.0M1,■••■• Z Z: Ce 2, 6 = -J 00 •° Ilk W -J. i7- w 0 : CO D Lcifi 1. I_0 ZI- ww: • 2 D: 4 .13 P:' ..z co. 0' z File: 35mm Dr.a'wing# I r • FOSTER HEitiri NE 1/4, NE 1/4, SEC:. 22,. TWP 23 N., RGE. 4 E: CITY OF TUKWILA, WASHINGTON r.) 0 A . . . , EXISTING TREES TO BE REMOVED LEGEND • H • HAWTHORN., IA • MAPLE AP • APPLE F' • FIR .y, • WLLOW AL • ALDER MA • MOUNTAIN ASH 1 DEC • DECIDUOUS . 1,4 CHERRY Plant List Symbol Quan. Botanical/Common Name Size 8 Prunus cerasifero 'Newport' / Newport fl. Plum 2 1/2" Cal. B&B 17 Acer rubrum 'Red Sunset' / Red Sunset 1,,Inple • 2 I/2" Cal. B&B 17 Fraxinus oxycarpa 'Raywood' / Raywood Ash • 2 1/2" Cal. B&B 16 Fraxinus oxycarpa 'Ramat / Raywood Ash 2 1/2" Cal. B&B Street Trees tit 1 tree / parcel, not counted toward SA replacement 1 Existing trees to be removed- not in sensitive areas Caliper sizes and species abbreviation listed, but not counted toward replacement requirements t ' S' ^-1 Existing trees to be removed- within sensitive areas • .1 ) 0 /1 Caliper sizes and species abbreviations listed and counted toward replacement requirements — See chart below 1,1 ; 1 a I e 0 , I 1 , 20"F Tree Replacement Ratios Per City of Tukwila Municipal Code Section I8.54.130(2)(b) (20% slope or greater) Diameter of Existing Tree Within SA Removed Quantity of Number of SA Trees. . Replacement Trees ' Removed Required Per Code Number of SA Replacement Trees Shown 4-8 inches 8 • 1 • a 8-12 inches 5 10 12-18 inches 1 4 18-24 inches , • 2 6 12 >24 inches 1 8 8 Slap CAFATEFLI rincea. Srme.cc. 11111 I .111 ". CONSTRUCT 6' GRAVEL PEDESTRIAN TRA/L , I •• • Total Replacement Trees Required and Shown • • 42 ro• 0 0. z' 0 16,1 d; tu ccf • 0) E ces 0 - Z 0 /.1r F " MAIN STREET DESIGN :LANDSCAPE:iARCHITECTURE zzo Mairs"Stiete •- • OM 771-4,011 • • • '',Ealownds. WA R8020 • • (42S) 771-5728 Asa • (f) 0 LLJ lJ (r) • Lj • a 1- DATE 9/24/98 JOB NO, I 422004 DRAWING NO. 1442-00.: . SHEET LA oF :1 CIVIL 1 -.tT.:721‘V;',71.!.1.':..."..3..':1777:7'74, 6 • • 6 .r. • „ „ „ aL or: c E • C..11511 u1 0 / / / / / / /. FOSTER HEIGHTS NE 1/4, NE 1/4, SEC: 22, TWP 23 N., RGE. 4 E. CITY OF TUKWILA, WASHINGTON 4. OF91100701PYOTO 1 1 1 \ 1 1 <� 01 0 61 M 2 DE \\' 0 \ o TM�N 14" M / - J TRI 12* )A / A EXISTING TREES TO BE REMOVED LEGEND H - HA MORN M - MAPLE AP - APPLE F - FIR W - WILLOW AL - ALDER MA - MOUNTAIN ASH DEC - DECIDUOUS CH - CHERRY CONSTRUCT 6' GRAVEL PEDESTRIAN TRAIL -SEE DETAIL , " "4- j2O" 1 / \ S. 148TH ST. / ./ ca 2' Ii EC i Plant List Symbol Quan. , Botanical /Common Name Size 8 Prunus cerasifera 'Newport' / Newport FI. Plum . 2 1/2" Cal. B &B 17 Acer rubrum 'Red Sunset' / Red Sunset Maple 2.1/2" Cal. B &B 17 Fraxinus oxycarpa 'Raywood' / Raynood Ash 2 1/2" Cal. B &B 16 Fraxinus oxycarpa 'Raywood' / Raywood Ash 2 1/2" Cal. B &B Street Trees • ®•1 tree / parcel, not counted toward SA replacement Existing trees to be removed- not in sensitive areas Caliper sizes and species abbreviation listed, but not counted toward replacement requirements // I Existing trees to be• removed- within sensitive areas 1 O / Caliper sizes and species abbreviations listed and counted toward replacement requirements / See chart below Tree Replacement Ratios. Per City of Tukwila Municipal .Code Section 18.54.130(2)(b) (20% slope or greater) Diameter of Existing Tree Within SA Removed Quantity of SA Trees Removed Number of Number of SA Replacement Trees Replacement Trees 'Required Shown ;:Per Code 4 -8 inches 8 1 ' 8 8 -12 inches 5 2 10 12 -18 inches 1 4 4 18 -24 inches 2 6 12 >24 inches 1 • 8 8 Total Replacement Trees Required and Shown 42 IAA scA1 r 1" - .{A' 0 9 m 0 a 5 DESCRIPTION N 0 nlol'VID ORYOPTIJILWILA MAIN STREET DESIGN NOV 1 8 1998 LANDSCAPE ARCHITECTURE PERMITOENTO 660 Main 8tt..1 418 771 -4806 • Admond., WA 66060' (416) 771 -6788 J a aas 0) Lai .0. ots cti Q T, Wim. a 0 ENGINEER9ItSURVEY0R9 FOSTER HEIGHTS w. 0 CC • PRELIMINARY PLAT DATE 9/24/961 JOB NO. 1422 -004 DRAWING NO.1422 -004, SHEET L -1 OF 1 IIIIPTTT' Ti' I1I'I'I1111'11I'�'I'IITr11ITfrR IFPI'( II' IIT! luI?T11 't11'11frlliIP11I11111II(1 °CN NA 1 ?'-., I _u; °:1 ^r <:a•,�,�`.er, +.- ....,:y . 6 6 SI IN CI Li / ! j-0 l` u,. y�• 6. i�,' e6 :;iL;'Jlti;t�.,,•.�Y� E L 1•11.o• 111111111111111111111111111111111111111111111111111111111111�IIIIIIIII�IIIIIIIIIIIIIIIIIIIIIIIIU�II�II111UUlulIIIIIIID111�LUIIIIIIIIIIIIIIIIIIIII r TYPE III BARRICADE' STA. 3+25 END IMPROVEMENTS RELOCATE EXISTING FENCE AS NEEDED. TYP. N 8752'34' 1 " SCALE 1" - 30' 126,11' p. \ (31 o \ \ N 87•51.26* W 189.45' YARD' to' \312" LEGEND •0 HAWTHORN E MAPLE O APP.LC • FIR • 0 N.I.ow • ALDER • MOUNTAIN ASH G DECIDUOUS ----N 87 53 42 W A> ASEMCNT 0 0 189.29' 40• • • .-. ": • . . • • : . • -:. • 20' • • if • . .• • . • L ' • F OSTER HEIG HT TOP-364.O TOE-376.0 MIN. 20 WOE DRIVEWAY FOR FIRE DEPARTMENT TURNAROUND • co < • 1- ' SLOPES GREATER IRAN 20% sl OV \ 1211111111111111ra 171 .4■PR/IIINIMME •-■ . - - lc/ iiIIIIIII. -- t.....77'.."...''..-".'"" 417" ___••■••■■.,,,,,,,...„,..metletimIt. ‘_ . . 11111111MMEIMMSOM \ g . 8 '' 1 • " Z''—' ""---'-- . . , cr ---77 E 72 or c.-/ . ovik455.29 -: M N 8755.58"- : 1111. 4c'fl / • 146TH .S .. 51TO BE TO CITY OF IMOLA • DFEET. 0 7- MAIL B CONSTRUCT 6' GRAVEL PEDESTRIAN TRAIL -SEE DETAIL • (,) • C11111 beforo You • 1400-424-11545 wiceiGRoum soma (USA) NOTE: •crrvocTuftwu AUG 0 3 1998 pEAmircelin EXISTING UTILITY LOCA710NS SHORN' 'HEREON ARE APPROXIMATELY IT SHALL BE THE'CONTRACTOR'S RESPONSIBILITY TO DETERMINE:1HE • EXACT VERTICAL; AND HORIZONTAL LOCATION OF;ALL EXISTING UNDER- GROUND UTIUTIES,PRIORITO COMMENCING CONSIRUCTION."140'.;,.... REPRESENTATION IS MADVIHAT All IDOSI1NO,UTIL1IES'ARE SNOW HEREON. THE ENGINEER' ASSUMES NO.RESPONSEIlliTY FOR UTILITIES • NOT.SHONN,OR UTILITIES NOT.SHONN 6 •THEIR•PRORER LOCATION. '• , • CALL BEFORE. YOU DIG:, 1-600-227-2600. • 3 cn 8 co •ce rt. CI) • :.1— X' C4 • DATE ' 2/10/98 jai. Nev.: 14220041'.- neAktid. W4221404: . . ' SHEET' • • OF L..1 A .. . 1: 9 id, LI , C Z °Ini:A 1 6 1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111 I I I isli" I I 10111.18[.0.1.-11,141111.111111111.1111.1111.1111,11n . -•+-4;:tr3 • '; -r_ TYPE III BARRICADE' STA. 3+25 END IMPROVEMENTS II 11 I It 11 \ '1 'III I 7" TT .7.7- 1 0 5 10 20 20 SCALE 1- - 30' 3Z. 03 o \ \ , \ N wine w , \ o 1I I• \ t it II II lig I I 11.1 I tyi I , I 1 \ I I I I I I 1 RELOCATE EXISTING FENCE AS NEEDED. TYP. 0 N 8751'26 W , YARD I it I 0 1139.46' 0 1C. C • I1 / / \1 I I l • E E • I I \ \ \ \ .\ \I ..* 1 I \ i \ 1 \ \ 1 I \ -1 - REPLACkMENT-, \ 1 . , \ \ \ / 'RS I '.\ It • / 4 \ 4 \ \ • • !crmp \ • 4 1_ 1 7- • ‘ \ ' 1 I \ k \ 1 \ \ I .'- I 1 \ \ 1 \ \ i -- 1 1 - \ \ - \ I ‘. LOT NE T BE . Inytti r • \ A \ \EUMI1kTED \CLUMP • . • ' I • I I 1 114' 4 e . \\\) k 1 . 8-0 \ • \ iP ■ . \ , WOO( 1 FE POST c ri OST I I- • 3 FEET, LEGEND ,. HAWTHORN ) MAPLE • 0 APPLE * FIR O WILLOW • ALDER • MOUNTAIN ASH G DECIDUOUS * SPRUCE el CHERRY • . REPLACEMENT TREES SLOPES GREATER. THAN 20% N 87'5.5142- W S. EASEMENT- 1 MIN. 20' IHDE DRIVEWAY FOR FIRE DEPARTMENT • • TURNAROUND ''.•( • 141A11.::BP , • '•". • , . • I L 40' 20' — .0- _ 0 189.29' IIIIII1 • III 1.11T9-9 11 1111111111,11111,11111111111IIIIIIINIIIIIIrliiiIriiiI11[111111Ip • s781:1 1 Et E 5 a • NOTES ' 1. ALL EXISTING TREES SHOWN ARE TO BE RE1.401,ED. ,0731ER EXISTING TREES AT REAR OF LOTS SHALL BE RETAINED AS MUCH AS POSSIBLE. , 2. 'TREES 4 INCHES DIAMETER OR GREATER. THE SHADED AREAS. ARE TO BE REPLACED USNG THE FOLLOWING RAITOS: DIAIAE1ER OF EXISTING • NO. OF REPLACEMENT TREE REMOVED TREES REQUIRED • 4-8 INCHES 1 8-12 INCHES 2 '12-18 INCHES 4- 8-24 INCHES 6 >24 INCHES 8 3. REPLACEMENT 'TREES SHALL BE A MIXTURE OF EVERGREEN TREES AND DECIDUOUS TREES. (30111 FLOWERING & NON-FLOWERING) 91111 • miNtAIUM SIZES SHALL BE 2.5 INCH CAUPER FOR DECIDUOUS TREES, 6 TO 8 FEET IN HEIGHT FOR EVERGREEN TREES. 4, 113E FINAL LANDSCAPING PLAN WILL DETAIL EXACT SPECIES AND PLACEMENT OF REPLACEMENT TREES ••• • • iiEkE04 ARE APPR mAit ONLv BE'TI4E;CONTRACTIRES RESPONSIBILITY TO,DETERMINE,TIIE ' EXACT VERTICAL; AND 140RIZONTAL .LOCKII1R70F• ALL' EXISTING UNDER- CAMINO 'UTIUTIES;PRIOR.TO COIMENCRWTCONSTRUCTION. REPRESENTATION'IS:MACE. THAT ALLIXISITNC U11LJ11ES.AREsti0vm • catimo SERRCE, (USA) l!q0.1tE,./.rq, Er;,,1:!ra9,2271'26•PP: ;.' ;"i": ' • '...7L'"1: ;.• NOT SHORN ',Oft unurro- .Np-r SPIONti IN,THEIR ,PROPERILOCA11QN( At! HEREON.. THE ENCINEVVASSURES NO RESPONSISIUTY.'FOR•UTUTIES • T..17•FUT.11,'"- • .3 ,LX •<. to u •.a 40 • 0 DESCRIPTION Es z 0. —tak: Lil c1'. s.4 Ld .• X' taJ C.) ce) CA..•• DATE".:I ,:, • °MOO '0[1.12..az,•NI • :••:•..7,•'.•-•.'" '"477*'FF:":,:ei7:!iFt;r7E7X:(FrSIN't^ VrY„77r, :7•4 , :24 " 0 189.2.9. • ".1.!APPROVACOOTHIS/TEMPCRARY EROSieN./•SEDIVEATA11014 I:CR1/T�. • „PLANATESCO•DOES NOT:caNsnium AN APPROVAL OF.,PERMANENT ROAD CR ORA14 ADCOEDICF4 (EFE SIZE AND:LOCATTCN.Cf ROADS.. . • LITUITES:Er4 • iltEE.NEMPLEMEN ATSNagitl".S :TESCp Mi130: ji%',GEOzPISTRUCTION,„, , FAG/11E1E5'1S ,DIE*.RESPONSIBUTY OF,THE MPLICANT/CONTRACTER UNTIL:AIL CONSIRDODON, • , 3. THE TESCP FACILITTES,MOWN ON THIBPLAN MUST BE . ; • CCNSTRUCTED; PRIOR TO ALL CLEARING 'AND GRADING ACTIVITIES. • • • AND SUCH 'A MANNER AS To INSURE THAT SEDIMENT LADEN WATER DOES NOVI/111E1'1HE MANAGE SYSTEM CR NOTATE AppLICABLE” 4. ME TESCP FACUTES.SHOM ON THIS PUN ARE 'THE MINIMUM RECUIREMENTS FOR ANTIOPATED STE CONDITIONS .,DURING THE cTION PERIODS,THESE TESCP FACILITES SHALL BE UPGRADED (E0. ADDITIONAL SUMPS, RELOCATION Of DITCHES AND SILT MIMS, ETC.) AS NEEDED FOR UNDIRECTED STORM EVENT AND • THE•TESCP FACILITIES SHALL BE INSPECTED OAST ITY NE • ' APPUGANT/cONTRACTER AND MAINTAINED AS NECESSARY TO ENSURE '• 'THOR CONTINUED•FIENCTORING 'A/it/OPERATOR. • 6..ANY 'AREA STRIPPED: VEGETATION. INCWDING ROADWAY EMBANKMENTS. THERE NO FURTHER WORK 15 ANTSPATED FOR A , . PERIOD Of 7 DATS:SHALL BE IMMEDIATELY. STABILIZED MTH THE - • ' APPROVED,TESCP IIETHODS (EG. SEEDING. MULCHING, NETENE. - EROSION BLANKETS, ETC.) GRASS sEEDING ALONE U. BE. • ACCEPTABLE ONLY DURING ME MONTHS OF APR. THRoUGH OCTOBER INCUJSVE. ; I• - :' • . •. 7. ANY AREA, NEEDING:5CP MEASURE. NOT REQUIRING IIAMEDIATE ' • ATTENITCM, SHALL BE•ADORESSED mIH1N FIFTEEN (15) DAYS , . a. THE TESOP FASUIES,01 INACTIVE Sans SHALL BE INSPECTED - ' AND MAINTAINED K IMAIMUU OF cNCE A LUNN OR INTIM 45 HOURS FOLICNANG A STORM EVENT AND AS THE OTY DEEMS NECESSAlly. , . , . ' ; • 9. AT NO .TITIELSIIALL MORE THAN ONE FOOT OF SEDIMENT BE ' ALLOYED TO ACCUMULATE WHIM A CATCH BASIC ALL CATCH BASINS., . AN CCNVEYANCE USES SHAILITE CLEANED PRIOR TO PAVING. TIE CLEANING OPERATION SNNJ. NOT FLUSH SEDIMENT LADEN WATER INTO ,1o;stAslurth CONSTRUCTOR ENTRANCES AND WASH PADS PER CITY • STANDARDS. SHALL:BE INSTALLED AT .11IE BEGINNING Of • . • CONSTRUCTION AND:MAINTNNED FOR THE DURATION Cf THE PROJECT. • • : ADDITIONAL MEASURE MAY BE REQUIRED TO INSURE THAT ALL PAVED AREAS-ARE.KESVCLEAN FOR THE DURATION Of THE PROJECT. •••• II.TuRING.THEIME PERIOD Of NOVEMBER 1.1HRouGH MARCH 31. • • • • ALL PROJECT CASTURBED-AREAS THAT ME TO EC LEFT,UNNORKED FOR ., 110K:1/IAN'S OAYS.SHML BE COVERED:By ONE, OF THE FOLLOWING, ..• COVER REASURES, MULCH, SOODNO CR PLASTID coVERING. • -• 12. ANY PERMANENT•RETENTION/DETENTON FAC1UTY USED AS A . • • ,, • ;• TEMPORARY SETTUNG BASS SHALL BE MOONED MTH THE • • • . NEEESSARY EROSCN CONTROL,MEASURES MD SHALL PROVIDE • , ; ADEQUATE STORAGE COADY AND SHALL BE CLEANED OUT ENTTROLY MTH PROPER DISCHARGE a WASTEWATER (LE: SANITARY:, • . DISCHARGE),•IF TIE PERMANENT FACILITY IS TO FUNCTICN • ULTIMATELy AS M4 INFLTRATON ER DtSPERSOR MEM, THE • . ,,• FAcany SHALL NOT BE USED AS A TEmPoRARy SETTING BASIN. 13. MERE'SEEDINGVoR•TEMPORARYERoSON CONTROL IS REQUIRED.' FAST GEMINATING GRASSES SHAU. BE APPLIED AT AN APPROPRIATE • • RATIE,..1E.G. ANNUAL CR PERENNIAL RYE APPLIED AT APPROXIMATELY u• 14. HERE STRAW MULCH FOR TEMPORARY EROSION CONTROL IS . . REQUIRED,„1/ SHMI,DE APPUED AT.A MINIMUM THICKNESS OF 3 INCHES OR •3,000 LBS/ACRE 15. AS cONS1UC11ON PROGRESSES AND UNExPiCTED SEASONAL , CONDITIONS DICTATE-AND AS THE OTY REQUIRES. THE pERIATTEE sHouLl3 ANTICIPATE THATiMORE,TESCP MEASURES VII. BE•NECESSARY 70 PROTECT ADJACENT, ptopER, TES AND ENSURE MINIMUM WATER QUMJIY FOR .SETE RUNC4R. IT SHALL BE .THE REsPONSBILITY OF TIE maimITTEE To ADOPESS DITICETIT TESCP Coins AND ,PRO1DE ADDITIONAL FACUTIES, OVER AND ABOVE Lummum REOURELIENTS OUTLINED:ON THE APPROVED MANS. •. ' CONSTRUCTION :SEQENCE "••• ••• • • • 1.. SCHEDULE PRECONSTRUCTION MEETING TIATH OTT OF TuKTILA. • 2. CONSTRUCT SST FENCES AND :OTHER TESC MEASURES. " 4. CONSTRUCT ROADS AND UPUTIES D. REMOvE TESC MEASURES ONLY AFTER STE IS STABIUZED. ALL STE WORK HAU. BE COMPLETED BETIMES APRIL1 AND OCTOBER 15. THE SITE SHALL. BE HylmosEEDED AND STABILIZED DITH TESC MACE BY OCTOBER ID. • • • CONSTRUCT 6', GRAVEL. • • PEDESTRIAN ...IRAS • —SEE DETAIL • . • - SOIL 011 .021:04ITO • CEO1CTETE • TEMPORARY : SEDIMENT TRAP OUTLET' .... ......... TEMPORARY SWALE : GALVANIZED STEEL PCISVCIR . EQUAL • r .14 GA WIRE FABRI6 PROPER SIOSTOR.FTLTER " . . . • . • JUL 1 0498: e!°VO(TF-1.4 ;•L'; lDA i/i—DDA MM.,. • . • • • I . . . • .. , . ; TEMPORARY SEDIMENT TRAP • ' , , . ...„ ,E)a5TiNa untirr SHOW HEREON 'ARE, ASPROXIIAATE ' ONLY IT,SHALL SE 1HE,CONTRACTOWS.RESPONSISRITY :TO DETERMINE ITHE".:; XACT ,VERSCALf, ANS 'HORIZONTAL, LOCASON EXISTNG: UNDER — GROUND' UTILITIES:PRIOR:TO. COM14002NOICONSTRUC11011.0- I:, NelEPRESENTAlION, IS' MADE.; THAT A14: FJCISPAIO ORCIllES, ARE' SNOW 11 sERKE;(LIBA):?•,, • 'CALL SEFpRE' YOU, DIC.:,,..'1.,800227=2000: RSR31..petaewUTY0Six.c4,1:. 440EREY■ SHMOY*4.';$E:PRENCE : UalTIUNRIIESIA M 11 NOT.:1955.004944RESPN...F ISEI ;• ' ° gtfil A 1 • •-.. • • I. 51 eq c at 'ii;A:L;;:a,::.• a .. L. L.6 •.„ 9 c E N-3.13 5 6 • DATE 2710/98 e! DRAV100110:1A;1•4r.04: . .• • ,• . L' n}" STORM NOTES 1. ALL WORK AND MATERIALS SHALL BE IN ACCORDANCE WITH THE LATEST EDITION OF THE CITY OF TUKWILA STANDARD SPECIFICATIONS AND WSDOT /APWA'. STANDARD SPECIFICATIONS, LATEST EDITION, 2. PRIOR TO ANY CONSTRUCTION ACTIVITY, THE CONTRACTOR SHALL SCHEDULE AND ATTEND A PRE - CONSTRUCTION CONFERENCE WITH CITY OF TUKWILA CONSTRUCTION INSPECTION PERSONNEL. 3. A COPY OF THESE APPROVED PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS IN PROGRESS. 4. ALL STORM DRAINAGE IMPROVEMENTS SHALL BE CONSTRUCTED IN ACCORDANCE WITH THESE APPROVED PLANS. ANY DEVIATION FROM THESE PLANS WILL REQUIRE APPROVAL FROM THE OWNER, ENGINEER AND APPROPRIATE PUBLIC AGENCIES. 5. IT SHALL BE THE SOLE RESPONSIBILTY OF THE CONTRACTOR TO OBTAIN STREET USE AND ANY OTHER RELATED PERMITS PRIOR TO ANY CONSTRUCTION ACTIVITY. 6. ALL LOCATIONS OF EXISTING UTILITIES SHOWN HEREON HAVE BEEN ESTABLISHED BY FIELD SURVEY OR OBTAINED FROM AVAILABLE RECORDS AND SHOULD THEREFORE BE CONSIDERED APPROXIMATE ONLY AND NOT NECESSARILY COMPLETE. IT IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR TO INDEPENDENTLY VERIFY THE ACCURACY OF ALL UTILITY LOCATIONS SHOWN AND TO FURTHER DISCOVER AND AVOID ANY OTHER UTILITIES NOT SHOWN HEREON WHICH MAY BE AFFECTED BY THE IMPLEMENTATION OF THIS PLAN, THE CONTRACTOR SHALL CONTACT THE UNDERGROUND UTILITIES LOCATION SERVICE (1- 800- 424 -5555) AT LEAST 48 HOURS PRIOR TO CONSTRUCTION. THE OWNER OR HIS REPRESENTATIVE AND THE DIRECTOR SHALL BE CONTACTED IMMEDIATELY IF A CONFUCT EXISTS. 7. ALL STORM DRAINAGE STRUCTURES, AS DESIGNATED IN THE PLANS, SHALL DE ONE OF THE FOLLOWING: A. YARD DRAIN - ASSOCIATED SAND AND GRAVEL CB -10, OR EQUAL B. INLET - APWA STANDARD PLANS B -48, ASSOCIATED SAND AND GRAVEL CB -17, OR EQUAL C. TYPE I -C CATCH BASIN - ASSOCIATED SAND AND GRAVEL CB -15, OR EQUAL D. TYPE I -D CATCH BASIN - ASSOCIATED SAND AND GRAVEL CB -6, OR EQUAL. E. TYPE 0-48 INCH CATCH BASIN - (WITH MINIMUM 24 INCHES DEEP SUMP BELOW INVERT), ASSOCIATED SAND AND GRAVEL CB -19, OR EQUAL F. TYPE 11 -54 INCH CATCH BASIN - (WITH MINIMUM 24 INCHES DEEP SUMP BELOW PIPE INVERT), ASSOCIATED SAND AND GRAVEL 54 INCHES PRECAST CATCH BASIN, OR EQUAL G. TYPE II -72 INCH CATCH BASIN - (WITH MINIMUM 24 INCHES DEEP SUMP BELOW PIPE INVERT), ASSOCIATED SAND AND GRAVEL 72 INCH PRECAST CATCH BASIN, OR EQUAL H. SPECIAL CATCH BASINS OR DRAINAGE STRUCTURES SHALL BE AS DETAILED IN THESE PLANS. NOTE: ALL UNIT COVERS SHALL BE PER CITY OF TUKWILA STANDARDS AND ALL STRUCTURES DEEPER THAN FIVE FEET (RIM TO INVERT) SHALL BE TYPE II AND EOUIPPED WITH SAFETY MANHOLE STEPS OR A MANHOLE LADDER, PER CITY OF IUKVALA STANDARDS. 8. ALL FRAMES, GRATES AND /OR 501JD COVERS SHALL BE CAST IRON OR DUCTILE IRON AND SHALL MEET CITY OF TUNKWILA STANDARDS. A. STANDARD FRAME AND GRATE - OLYMPIC FOUNDRY CO. NO. SM60 0/1 OR EQUAL. B. SELF - LOCKING VANED CRATE - OLYMPIC FOUNDRY CO. NO. SK150 -SL OR\ EQUAL C. SOLID, LOCKING, RECTANGULAR COVER - OLYMPIC FOUNDRY CO. NO, SM605 D/T OR EQUAL. D. SOLID, LOCKING, ROUND COVER - OLYMPIC FOUNDRY CO. NO. MH30 0 /T, MH36 W/T RESPECTIVELY OR EQUAL. NOTE: ALL GRATES SHALL BE MARKED 'OUTFALL TO STREAM - DUMP NO POLLUTANTS.' ALL SOLID COVERS SHALL BE MARKED "DRAIN'. ALL GRATES SHALL BE DEPRESSED 0.04 FEET FROM SURROUNDING CURB OR PAVEMENT TO INSURE ADEQUATE DRAINAGE. GENERAL NOTES 1. ALL WORK AND MATERIALS SHALL BE IN ACCORDANCE WITH THE LATEST EDITION OF THE CITY OF TUKWILA STANDARD SPECIFICATIONS, AND WSDOT /APWA STANDARD SPECIFICATIONS, LATEST EDITION. 2. PRIOR TO ANY CONSTRUCTION ACTIVITY, THE CONTRACTOR SHALL SCHEDULE AND ATTEND A PRE - CONSTRUCTION CONFERENCE WITH THE . CITY OF TJKWILA CONSTRUCTION INSPECTION PERSONNEL 3. AN APPROVED PLAN SET MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS IN PROGRESS. 4, ALL SITE WORK IMPROVEMENTS SHALL BE CONSTRUCTED IN ACCORDANCE WITH APPROVED PLANS. ANY DEVIATION FROM APPROVED PLANS WALL REQUIRE PRIOR APPROVAL FROM THE OWNER, ENGINEER •AND APPROPRIATE PUBLIC AGENCIES. 5. IT SHALL BE THE SOLE RESPONSIBILTY OF THE CONTRACTOR TO OBTAIN STREET USE AND ANY OTHER RELATED PERMITS PRIOR TO ANY CONSTRUCTION ACTIVITY. 6. ALL LOCATIONS OF EXISTING UTILITIES-SHOWN HEREON HAVE BEEN ESTABUSHED BY FIELD SURVEY OR OBTAINED FROM AVAILABLE • RECORDS AND SHOULD THEREFORE BE CONSIDERED APPROXIMATE ONLY AND NOT NECESSARILY COMPLETE. IT. IS THE 50LE RESPONSIBILITY OF THE CONTRACTOR TO INDEPENDENTLY. VERIFY THE ACCURACY OF ALL UTILITY LOCATIONS SHOWN AND TO FURTHER DISCOVER AND AVOID ANY OTHER UTILITIES NOT SHOWN HEREON WHICH MAY BE AFFECTED BY THE IMPLEMENTATION OF THIS PLAN. THE CONTRACTOR SHALL CONTACT THE UNDERGROUND. UTUTIES LOCATION SERVICE (1- 800 -424 -5555) AT'LEAST 48 HOURS PRIOR TO CONSTRUCTION. THE OWNER OR HIS REPRESENTATIVE AND THE ENGINEER SHALL BE CONTACTED IMMEDIATELY IF CONFLICTS EXIST. 7. LOCATIONS OR ROADWAYS, BUILDINGS, AND PARKING AREAS SHOWN HEREON ARE APPROXIMATE. IMPROVEMENT AND STRUCTURE LOCATIONS SHALL BE FIELD SET BY THE SURVEYOR/ENGINEER AS REQUIRED. 8. ANY APPROVED CUTS OF EXISTING PUBLIC ROADWAYS SHALL BE BACKFILLED AND COMPACTED IN ACCORDANCE WITH CITY OF TUKWILA. STANDARDS. ALL CUTS INTO EXISTING ASPHALT. SHALL BE ALONG NEAT, CONTINUOUS, SAWED; OR WHEEL CUT ONES, A TEMPORARY COLD MIX PATCH MUST. BE PLACED IMMEDIATELY AFTER BACKFILL AND COMPACTION. THIS EXISTING ROAD SHALL'BE REPLACED WITH AT LEAST 3 INCHES OF COMPACTED CL 'B' ASPHALT CONCRETE, 6'. CRUSHED ROCK SURFACING TOP COURSE. (5 /B.INCH MINUS), AS REQUIRED DEPENDENT UPON A 'SOILS. ENGINEER'S RECOMMENDATION AND TESTS. IN NO CASE SHALL THE REPLACEMENT BE,LESS THAN THE EXISTING SECTION, . NOTES: TREES SHALL''BE • $MALL', OR' :• :'I OR :NARROW SIZED ;FREES PER. THE KING COUNTY. "APPROVED STREET TREE UST AVAILABLE FROM DOES... ,• 'STREET, TREE • 1. OLYMPIC FOUNDRY,SELF -LOCK VANED•GRATE SM505SL IS . • ACCEPTABLE ALTERNATIVE•SUBJECT TO APPROVAL BY ENGINEER. • 2. USE WITH TWO LOCKING BOLTS 5/8 11 UNC -2A STAINLESS TYPE 304 STEEL SOCKET HEAD (ALLEN HEAD)'CAP SCREWS 2" LONG, IF SPECIFIED: NOTE SLOT DETAIL, . 3. MATERIAL I5 DUCTILE. IRON ASTM A5336 GRADE 80.55 -06. • 4. 'OUTFALL TO STREAM - DUMP NO POLLUTANTS" MAY BE LOCATED ON BORDER AREA. 8r_0" 0 d'u _BACK OF SIDEWALK 4' THICK CEMENT CONCRETE SIDEWALK 9. ALL STORM DRAIN PIPE MAY BE CONSTRUCTED OF ONE OF THE FOLLOWING MATERIALS UNLESS OTHERWISE SPECIFIED IN THE PLANS. ALL PIPE JOINTS MUST BE GASKETED WATER TIGHT AND MUST BE OF THE SAME MATERIAL AS THE PIPE. ALL PIPE SHALL HAVE A•MINIMUM COVER AS SPECIFIED AND SHALL BE ADEQUATELY PROTECTED DURING CONSTRUCTION (REFER TO THE MANUFACTURER'S RECOMMENDATIONS FOR MINIMUM COVER FOR HEAVY EQUIPMENT LOADINGS). A. DUCTILE IRON - 4 INCH THROUGH 14 INCH DIAMETER PIPE SHALL BE CLASS 50 AND 16 INCH THROUGH 24 INCH DIAMETER PIPE SHALL; BE CLASS 50, ALL IN ACCORDANCE WITH USA STANDARD A- 21.1 (AWWA C -51). ALL JOINTS SHALL BE PUSH -ON , MECHANICAL, OR FLANGED (6' MIN. COVER). B. CONCRETE - 4 INCH THROUGH 18 INCH DIAMETER PIPE SHALL BE NON - REINFORCED,' BELL AND SPIGOT WITH RUBBER CASKET JOINTS, CONFORMING TO ASTM C -4 (CLASS II) 21 INCH THROUGH 36 INCH DIAMETER PIPE SHALL BE REINFORCED, BELL AND SPIGOT YATH RUBBER GASKET JOINTS, CONFORMING TO ASTM 'C -76. (2 FT. MIN COVER). . C. CPEP - SMOOTH INTERIOR PIPE AND FITTINGS SHALL BE MANUFACTURED FROM HIGH DENSITY POLYETHYLENE RESIN WHICH SHALL MEET OR EXCEED THE REQUIREMENTS OF. TYPE 111, CATEGORY 4 OR 5, GRADE P33 OR P34, CLASS C PER ASTM 01248. IN ADDITION, THE PIPE SHALL COMPLY WTH ALL MATERIAL AND STIFFNESS REQUIREMENTS OF AASHTO M294, (ADS N -12 OR EQUAL). 10. ALL PIPE BEDDING SHALL BE APWA TYPE 'F' FOR FLEXIBLE PIPE (LE. PVC, SLIP OR ADS). ALL RIGID PIPE (LE. DUCTILE IRON OR CONCRETE) BEDDING SHALL BE APWA TYPE "B" FOR PIPE COVER GREATER THAN 36 INCHES OR APWA TYPE "B' FOR PIPE COVER LESS THAN 36 INCHES, BEDDING MATERIAL SHALL BE 5/8" MINUS CRUSHED ROCK ONLY FOR ALL.PIPE EXCEPT FOR DUCTILE. IRON. ' 11. ALL TRENCH BACKFILL IN AREAS OF FUTURE PAVEMENT OR • STRUCTURAL LOADING SHALL BE COMPACTED TO AT LEAST 95 PERCENT OF THE MAXIMUM DRY DENSITY PER ASTM D 1557 -70 (MODIFIED PROCTOR) ALL OTHER AREAS SHALL BE COMPACTED TO 90 PERCENT MINIMUM. 12. CONSTRUCTION OF DEWATERING (GROUNDWATER INTERCEPTION) SYSTEMS SHALL BE IN ACCORDANCE WITH THE APWA STANDARD SPECIFICATIONS, SECTION 61 -3.02. 13. THE CONTRACTOR SHALL KEEP OFF -SITE STREETS CLEAN AT ALL TIMES BY SWEEPING. WASHING THESE STREETS WILL NOT BE ALLOWED WITHOUT PRIOR CITY OF TUKWILA APPROVAL. 14. PRIOR TO ACCEPTANCE OF CONSTRUCTION AND /OR ISSUANCE OF OCCUPANCY PERMITS, SURVEYOR CERTIFIES AS -BUILT MYLAR DRAWINGS MUST BE PREPARED OF ALL STORM DRAINAGE FACIUTIES, 15. ALL R/D FACIUTIES WILL BE INSTALLED AND IN OPERATION PRIOR TO OR IN CONJUNCTION WITH ALL CONSTRUCTION ACTIVITY UNLESS THAT ACTIVITY EXCEEDS THE CAPACITY AND INTENT OF THE EROSION /SEDIMENTATION CONTROL FACILITY OR UNLESS OTHERWISE APPROVED BY INC CITY. 4' CEMENT CONCRETE SIDEWALK VERTCAL CEMENT CONCRETE CURB & GUTTER R/W 20 2" CLASS 'B' ASPHALT CONCRETE • 1 1/2' - 5/8 ". COMPACTED DEPTH CRUSHED SURFACING TOP COURSE 5" - 11/4' COMPACTED DEPTH CRUSHED SURFACING TOP COURSE GRAVEL BASE MAY BE REQUIRED DEPENDING ON SOIL CONDITIONS S. 148TH ST. SECTION NTS 20' R .5 14' i. 2% 2X 5' IDEWAL 4' CEMENT CONCRETE SIDEWALK VERTCAL CEMENT CONCRETE CURB & GUTTER 2" CLASS 'B' ASPHALT CONCRETE 1 I/2' - 5/8• COMPACTED DEPTH CRUSHED. SURFACING TOP COURSE 5' - 1 1/4" COMPACTED DEPTH CRUSHED SURFACING TOP COURSE GRAVEL BASE MAY BE REQUIRED DEPENDING ON SOIL CONDITIONS ROAD A/B SECTION NTS in 1'- FLUSH. NOT TO EXCEED 1/2' UP, VISUAL WARNING STRIP SECTION A -q VISUAL WARNING STRIP IN. 5' -0" CLEAR WIDTH POST GIVING FIRM SUPPORT BUT NOT TO.EXCEED 1 1/2" DIA. IRON PIPE OR 4" X 4' W00DEN POST. FOR SINGLE ROUND PIPE KEY W /6" X 3/8" DIA. STEEL ROD. SET IN CONCRETE • MAILBOX MOUNTING NTS NOTES: 1. RAMP AND APPROACHES SHALL BE CLEAR OF OBSTACLES INCUDING HYDRANTS, POLES At INLETS. 2. RAMP SHALL BE TEXTURED BY IMPRINT OF METAL GRID WITH 1/2" SPACING. 3. VISUAL WARNING STRIP SHALL BE PROVIDED 4' WIDE BETWEEN EXPANSION AND SCORED (CONTRACTION) JOINTS. 4. RAMP CENTER LINE SHALL BE PERPENDICULAR TO OR RADIAL TO CURB RETURNS UNLESS. OTHERIWSE APPROVED BY ENGINEER. 5. WHEN RAMPS ARE CONSTRUCTED ON ONE SIDE OF STREET. RAMPS SHALL BE CONSTRUCTED AT CORRESPONDING SIDEWALK LOCATIONS ON OPPOSITE SIDE OF STREET. • 6. ON ARTERIAL STREETS, IN GENERAL CASE, CURB RAMPS SHALL BE CONSTRUCTED TWO PER RADIUS, IN PR PREFERABLY ADJACENT TO THE MAIN PEDESTRIAN PATHS. 7. ON RESIDENTIAL STREETS AND /OR WHEN UTIUTIES ARE 111 CONFLICT OR STREET GRADE EXCEEDS 4.0X CURB RAMPS MAY BE CONSTRUCTED ONE PER RADIUS, AT MINPOINT OF CURB RETURN OR AT MAIN PEDESTRIAN PATH. CURB RAMP N.T.S. '4 • Z 0- I'IIPI TIFITf' I' llflllll�l' I' I' j' IIIIII' Illfll' TI' 1' j1i' I' i!(! '!'I'I'�'I'('I'I'I'('I'I`I'I'1' • O CNINA 1 jx� _ "2 •' ,.5 �,:..... -..y -j 6 6 91 61 CI at 16 -Oh ..: 6,:.. L9 ..L�9- „:� Y E L l'N50• Iimhuduuhuihmlmdmdmlluuluuluululduuluuhu110111mdludaum11111 induRlmi6nlillldnumu6mlmd DATE DRAwu; ►(11422 - 4CM 3 2M0/98''Al: 1 • ' • ' • . ' • ... •'.' ii...- . .•• • ' '..• ' ''.... ' '1,"• ;:1- ) ),.'-:.: ' ''0 '),?r.' . . . . • • , ,.. ' ' , . . . , . . ' . - ' : : • •-: : : . . •-•. ,••,•:1+.4" . . , , • . . , • , . • I 460 • . 1 • . I PVI STA •• 0+50 , ' 1 _ 4 ' . _ 50.00' V STA. 2 +44.38 t CUL -OE -SAC ANGLE POINT ELEV:430.56 i i 1 ■ . - }- E.N..G.I•NEE R;S :_& S'.0 R V.E:Y.,O'RS '. 0 IHDIR ST ? 90U 1I 1 AQ0#8. V SHD1CTON 9027 (206) 892 O50 . I STA. 2+77.00 FACE OF CURB ELEV.425.6j STA. 24-95.35 1.. • • . - . • - °MINA 1 n2, • • 5 pi P1 et D . a 1111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111111611411110111111111IniiiiIIIIIIhMliiiil . s 1 480 (1 1 - F- G 11 01 IA DESCRIPTIO 0 S w K GRADE DRAIN NV- 471.50 470 STA. • +48.60 CB, 3, TYPE 1 W/ VANED GRA RIM44463.80t (MATCH PAVING INV- 60.30 PVI STA . 1 +00 PVI ELEV . 467.10 A.D. • -4.00 K 37.50 150.00' VC LOW POINT ELEV . 460.71 LOW POINT STA . 2 +38.16 PVI STA • 2 +25 PVI ELEV . 459.60 A.D: . 9.50 K- 10.53 100.00' VC a 1.''3 DESIGNED BY 1 1- PVI STA . 3 +00 PVI ELEV - 462.23 A.D. . -2.50 K . 20.00 50.00' VC N w 470 STA. 2 +49.89 C8/'12, TYPE 'I W/ VANED GliATE 816.433 56± (WATCH PAVING) INV -4; 0.21 DOS G DITCH INV.427. 11 t` 460 . DATUM ELEV 450.00 ROAD' .A H0R2. 1' . 30 14ERT.,1' STS,. 2 +38, 13.7811.1 Coe 11, TYPE 1 RIM ■460.43 INV- 456.90 ITUM Er.rV 410.00 0 +00 1 +00 1 +00 2 +00 _ .. 3 +00 • CTT1' OF TDKWBA JUL 10.1998 to 0 DATE 2/10/98 JOB NO, 1422 -004 DRAWING N0,1422 -4C2 SHEET '2,:.oF 5: :• 1111171711111 ljl�I l lljlTURF.'IrPjlr l ll�rliIPT r1r111i 1111111 t D INCH ' 1. 41 ,. ' w..f.. 5 8 CNINA ' �. , 91 61 C1 51• a'' �j-0( �o:..- .6:ia!,YL.:{.:`.= ,d....P. Y; C C i' f0 Imllmduulmdllldlmllulluuhulluu6luluidmlluulull! Illdmllmdultluo .ImUuuluo!mdoliinulnulaulml!uul I ""'"r07:777 •.13-7•1 "7"3:77-k r'PrUiTtrg ;■kEriCV ;::':?N7L744"\I 775.'7 SITE , , STA. 2+35, 13.78•LT C8/ 11. TYPE I RIM.46043 INV.456.90, • 141J; itc 2+81.86 • CBI .1;••••IFTPE'1'..•;•.%'• W/ ,22.••••12* 50'.0.11.35%.. • • ;;C11# S'IYPE.11, 54*. ".:W/,SOUDILOCIONG LID •• INV.`421.00 INV■„415:10 (NW):. . INV•••400:50, (E) • VICINITY MAP • NTS INDEX 1 ROAD/STORM/GRADING PLAN 2 ROAD/STORM PROFILES 3 ROAD/STORM PROFILES 4 NOTES/DETAILS • 5 •T.E,S.C. PLAN. OWNER • HAPPY VAU.EY. LAND CO.: P.O.:80X 1324, - issAo0AH, WA 95022. . • LEGAL, DESCRIPTION • , . . . , . . , . •'. LOTS 12 AND .14: TOGETHER YAlli THE WEST HALF OF 1.0IS 10:11 AND 13, :ALI. IN BLOCK 4. PLAT OF.AVAMS HOME .. TRACTS. RECORDED IN.VOLUME 11 OF PLATS, PAGE 31. • ' ' RECORDS.OF KING.COUNTY. WASHINGTON. • • • " INSTRUMENTATION - • INSTRuMENT USED: 5 SECOND ELECTRONIC DISTANCE' TRAVERSE IAFIEEALD9usRuiNRO:ytlIcTo. CONTROL us BY cLost •.1.00PS. MINIMUM CLOSURE OF LOOPS WILTR1g, IN ACCORDANCE Tl& WAC 332-130-100. ,s•s1t !a...Ls, '189,29' • RELOCATE EXISTING' 'WATER METER1TO • •:EDGE'OF-PAVING -RESEiPOLE,*I. ., IF; NEEDED . 1. UNLESS OTHERWISE SPECIFIED, ALL STORM PIPE (SD) SHALL BE ADS N-12 OR EQUAL. • 2. STREET UGHT MATERIALS MD CONSTRUCTION SHALL MEET CITY OF TUKYALA STANDARDS. WIDEN EXI SING ASPHALT • ROAD V FOR PEDESTRIAN ' • WALKWAY TO 45711 AVE S.' - SEE DETAIL ••••••••••J.,42..+0.71',..:Ii•101,,,":. • RELOCATE UTILITIES ., AS ,NEEJ3E0. RELOCATE EXISTING '• FENCE AS NEEDED,. emonammusenus rine mu "anMst.IINEW dir =sew MEM vA. win Mil ...MIR:W.. IMO 0:Fkarit” -iv 4-15 ininetiatini 5• TOSE :-e. • i..1V v, ^...f 47 • t74.4kn'', - ' ' 438 FEET LOOKING WEST •'• , , 323 FEET LOOKING EAST ' " (INSTRUMENT. NEIGHT 3.60 FEET.' ' MEASURED to FEET OFF/E0Gt.OF • ' ' •ASPHALT; OBJECT HEIGHT ••4.25'FEET) , POSTED. SPEED UMIT•.' 25 MPH • • TEe'qklVtd` JIM d sal . A .15PAR Q.IM.Fgat, 34, ; 9, 91 CI EL . 6, _ c z lib"0 IffillilliiiiiIiiiiihiffiliiiiiiffiliiilfilliiiiiiiiillili1111111111111110111111111111111111111111111161111111111111111111111111111111111111111111 „ :4M1.:.ogiaq,Lmeax File: 0 • N• 8752'34'' W 126.11' N 85126- W Y Di I 189.46' AR-11631'i co • o • cv • talt z N 87'53f4" W .1" = 60' i/ I §I' L_...' . II 1 r-15 EASEMENT &airiae/seeae-j 46• 20' .1.• 189.29' If \ • A ..51'.3": • \s. , 0 . TO. RE% REMOVED. 4 . I i .',, 16X • ‘, ‘ \ ..';' I 1 \ t . 1 1 . , ; . , 1 ‘ 1 A '. ‘ ') .'; ) NI .1 \ 1 tt . 1 • 1 i ; i 1 i { I , ' . 1 ; ; 1 ■ • f POS •.........-1NV■453.40 .i 63'.1v..43o.:t•, t . • t 2 -"-.7-:-74:7,:-.-74139114..7-7.-- .. ,-- .-... --VSK . 1..... ::.. . 7:74.. --,-•• . . ; ..... • . • .., , . . • • ... • • • • - 7:- • • 4. . , , ... '::::::::-...i.:::41.:.:....1%...4.•::•71,•:•:',.., 1........r.::::••••*N% ':::••••;:.:::...7.•‘ . • •., ..'... 1 ; coN• c:.„1 .. ... . : ....• ' • 7.146trit :Sr: :....... • . ■ • • l_0_01 t i i 1 . • •. . N * 1 • TP—'1 ) • 61'; . r ) • x 189.20 N 137•54'50 W 4 1- 11.• • 0 It- ref: Preliminary Plat' Map by Baima & Holmberg Inc. dated 9/12/97, reduced scale 1" =60' .'••• toi'A Le (3.0 INy..427.16 189.11' IIMINMEM •I SITE EXPLORATIONS PLAN GEOSPECTRUM CONSULTANTS, INC. Glootochnical Enalnaartna and Earth Saler-aces Proposed Foster Heights .Development South 146th Street & 51st Avenue South Tukwila, Washington Proj. No.98-103 Date 2/98 I Figure 11 X 17 PRINTED ON NO. 1000H CLEARPRINT • .