HomeMy WebLinkAboutPermit 81-23-SUB - BEL CREST HEIGHTS - SUBDIVISION81-23-SUB
54TH AVENUE SOUTH
79-22-SUB
BELCREST HEIGHTS SUBDIVISION
BEL CREST HEIGHTS SUBDIVISION LAND DIVISION
AGENDA ITEM .
CITY OF TUKWILA
PLANNING DIVISION
PLANNING COMMISSION
STAFF REPORT
FINDINGS
1. The proposed subdivison includes
5.5+ acres of land. The prelim-
inary plat, as shown by the ap-
plicants, includes 19 residential
lots.
Preliminary Plat: Bel Crest Heights
INTRODUCTION
Earl W'estlund and Robert C. Christen-
sen, joint property owners, have sub-
mitted an application for preliminary
plat of Bel Crest Heights, a 19 -lot
subdivision of approximately 5.5
acres of land in I'1d1icken Heights,
(SEE, Exhibit A). The subject proper-
ty is the site of a previously approved!.,
preliminary plat • of the same name which
expired in 1980,• (SEE, File No. 79-22 -
SUB) .
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SITE
2. Existing zoning of the site is R- 1 -9.6; (minimum lot size 9600 sq. ft.).
The smallest lot proposed is 9,601 sq. ft.; the average lot size is
11,090 sq. ft.
3. As shown on the preliminary plat application, the subject site slopes
steeply upward from 54th Avenue South to a plateau or bench near the
'property's eastern boundary. In certain areas, slopes on the site ex-
ceed 20 percent. The steepest slopes appear to be near the dog -leg in
the proposed cul -de -sac street.
4. The "Tukwila Data Inventory" indicates that the general area of the plat
has poor stability, owing to the underlying, weakly consolidated glacial
fill deposits. As noted in the application's environmental checklist
(FIle No. EPIC- 167 -81), "an examination of the existing roadway (54th
Ave.) indicates that two major slides have occurred in front of the plat
in recent years."
5. Vegetation on the site is predominantly deciduous trees with interspersed,
second- growth conifers.
N.
Page -2-
P .anning Co„m ' ssion +..
Bel Crest Heights
6. Applicable policies contained in the City of Tukwila Comprehensive Land
Use Policy Plan state:
NATURAL E\VIRC: MENT
- Discourage development on slopes in excess of 20 percent.
- In areas where the stability of slopes is questionable, allow develop-
ment only after a qualified professional can demonstrate that slopes
will be stable even after site modification.
RESIDENCE
- Assure a diversified supply of housing in the planning area.
- Maintain a suitable, livable housing supply in the planning area.
GENERAL GOALS
- Preserve the pleasantness and integrity of viable single - family areas.
7. Access to the proposed plat is via 54th Avenue South, a substandard city
street of approximately 16 -feet in width near the front of the plat.
Access within the plat is provided by a proposed 40' - ti,-ide cul -de -sac
street and a private access road called "Tract A ".
S. Sanitary sewer service is available to the plat from Val Vue Sewer Dis-
trict. According to the sewer district, the available service is capable
of handling the additional lots.
9. The Public Works Department has requested a resubmittal of the Envir-
onmental Checklist to include a review of prior stipulations for
previous preliminary plat. Discussions with the Public Works Department
indicate that they are concerned primarily-with the adequacy of 54th
Avenue South, the stability of soils beneath existing and proposed road-
ways, and the adequacy of water and storm•drainage utilities.
10. The Police Department has submitted comments regarding the adequacy of
roadway : and access for the proposed plat.
11. The Fire.: Department has requested that essential information be pro-
vided regarding the proposed plat. The Fire Department is concerned
primarily about the gradient of the proposed roadway, availability of
water, and the turning radius of the proposed street.
CONCLUSIONS
1. The proposed lot sizes meet or exceed the minimum lot size requirements of
the zoning ordinance.
2. According to the policies of the Comprehensive Plan, it is generally not
desirable to develop on slopes in excess of 20 percent due to the problems
Page -3-
Planning Commission ar
Bel Crest Heights
of construction, access, and the degree to which grading activities
disturb natural landform and existing vegetation.
Therefore, in order to mitigate undesirable impacts, lot sizes should
be increased where slope gradients are the steepest leaving certain
steep areas as open space /natural.
3. Plan policies also suggest that development avoid slide -prone areas or
areas of questionable soil stability until a qualified soils engineer
demonstrates that slopes can be suitably stabilized. No such soils
analysis /report has been completed on the subject site.
4. Access to the plat and within the plat appears to be a problem. 54th
Avenue S. is a substandard roadway with possible sliding problems, and
the proposed cul -de -sac street exceeds a 15 percent grade. In order
for anticipated traffic to be properly and safely accommodated, an
upgrading of the overall transportation network in the general vicinity
will have to made.
5. According to comments of the Fire and Public Works Department, there
may be difficulties in providing sufficient water volume and pressure
to the plat. At the time of this writing, information was not available
to either verify or refute this concern.
STAFF RECO,M \■ATION
The Planning staff has a number of concerns and problems with the proposed
preliminary plat of Bel Crest Heights, notwithstanding the fact that a
similar application was approved with conditions by the Planning Commis-
sion on the same site approximately two years ago. These concerns involve
soil stability, access and traffic improvements, proposed roadway gradients,
utilities, and lot size/boundaries. Staff also feels that alternative
alignments of the cul -de -sac street within the plat may result in less severe
roadway grades and more advantageous lot orientation. Therefore, staff
recommends that the Planning Commission table action on the preliminary
plat of Bel Crest Heights in order that the following may be accomplished:
1. A traffic analysis shall be provided which demonstrates how safe
traffic flows will be accomplished from S3rd Avenue South north to
Slade Way along S. 166th Street and 54th Avenue South. Selection of
the traffic engineer shall be made with the approval of the Public
Works Department.
2. A soils and hydraulic analysis shall be required for the roadway
system and the area of the plat in general. Such analysis shall
include any recommended structural solutions for stabilization of the
subgrade of the roadway system and shall demonstrate slope stability
after site modification.
3. The applicant shall demonstrate how water service is extended to the
plat and shall ensure sufficient pressure for fire protection.
1
Page -4-
Planning Commission 1 ::
Bel Crest Heights
4. The applicant is enc
proposed cul -de -sac
gradient and to miti
with construction of
5. The applicant is enc
lot sizes to minimiz
more).
If the Planning Commission
preliminary plat and would
the details of a more expli
nary plat approval subject
to submittal of the plat to
the Commission, staff would
of the recommendation of pr
1. Prior to submittal t• the City Council, a traffic analysis shall be
provided which demo .trates how safe traffic flows will be accomplished
from 55rd'Avenue S. orth to Slade Way along S. 166th Street and 54th
Avenue S. Selection •f the traffic engineer shall be made with the
approval of the Publ' c Works Department.
2. Prior to submittal t• the City Council, a soils and hydraulic analy-
sis shall be required for the roadway system and the area of the plat
in general. Such - alysis shall include any recommended structural
solutions for stabi ization of the subgrade of the roadway system and
shall demonstrate s ope stability after site modification.
3. Prior to submittal
strate how water se
sufficient pressure
4. The proposed cul -de
structed pursuant t
5. All proposed reside
conform to the "Res
attached as Exhibit
6. Prior to submittal
drainage plan shall
review.
7. There shall be no
inches in diameter
or greater, (measur
required public imp
uraged to study alternative alignments of the
treet in order to reduce the steepness of the
ate the extent of grading activities associated
the access street.
uraged to study alternative platting and varying
disturbance of steep slope areas (i.e. 20% or
enerally approves of the concept of the proposed
oose to let the City Council wrestle with
it application, the Commission may grant prelimi-
o the above details being accomplished prior
the City Council. Should this be the desire of
recommend that the following conditions be part
liminary plat approval:
o the City Council, the applicant shall demon -
ce is extended to the plat and shall ensure
for fire protection.
sac street and private access road shall be con -
standards of the Public Works Department.
tial lots in excess of 15 percent slope shall
dential Density Guidelines for Sloping Ground,"
B.
o the City Council, a detailed surface water
be submitted to the Public Works Department for
ecessary removal of existing trees (conifers 4
✓ greater, deciduous trees 8 inches in diamter
2 teet from the ground) during construction of
ovements.
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The following table represents the guidelines for lot•area and lot
3th•used by the Subdivision Technical Committee when reviewing
division Applications IAN the King County Comprehensive Plan.•
cations may be approved on the basis of evidence, 4e .g.
• torts, acidic data, etc.),
xiinun Slope . of . Hininum Reled** Minimum MAX. • KC
ilding Site" Lot Area' (Minus • Req'd Lot . Units .Coup.
ea t Roads & Utilities) Width Per Plan
• - Graduated- Acre Po1ic
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• 121-' 14er B
RESIDENTIA., CNSITY GUIDELINES FOR Si. IKG GROUND •
•
•
1
(in square feet)
7,200 60'• 5/A D - 11
D-5
8,000 - 15,000 • 70' 3/A SS -3
D -5
15,500 - 20,000 80' 2.5/A SS -2
20,500 - 35,000 100' 2/A D -9
• 35, 500 - Ovcr 135' ` .1/1� • • . D -
soils
No Development SS-
The slope of the Building Site Area is measured perpendicular to the
pographic lines a- ti.- s;.rrr-cr, -t- re-- pr- e- ? -ireit ry=p -1 t— d:aun- to•- a- s -cale -of -at
L 4 ` - 1-00 -aridr &t --1nte v 1s -o-f- not -. ore -. the .a- •4.s:-- in-eleve- - :.-3:: . Thi
1i1ding Site Area :,of a'. lot is considered to be an, ^x�
L2 a eet w hich includes the area . of house, pat {of and drivew,
.eared yard areas, + etc. • ` ' • • • •
1%11 lots must first tweet minimum area require.menta of the applicabl
Ina diztrict. Required area in excess of the zone requirement may be
:signed to the lot, or 1 may be 4esigncd to permanently dedicated open
Dace if the additional open cpaae lies adjacent to'the lot requiring
y and effectively minimizes the impact of lot vel o; sent -on the slop
t In general, land of this slope ehould be placed In open space, or
c- t in tracts of 5 acres or Moro for uses a$ Forest-Recrcation propert
BEL CREST HEICiTS
AWHALT CURB
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PRELIMINARY PLAT OF
BEL CREST HEIGHTS
41144
1 - 2
a
Minutes of Planning Com 'sion Meeting
23 July 1981
Page 5
PUBLIC HEARINGS - Contd.
C) Application 81 -23 SUB: Bel Crest Preliminary Plat - contd.
Mr. Westlund stated his agreement, with regard to site access, that 54th
Avenue South is a narrow street and that he would cooperate with the City in
implementing its improvement in context with the 6 -Year Street Plan.
David Morgan, audience, emphasized the hazards of winter travel on 59th Avenue,
and urged attention to negative influences of underground springs in the plat
area. Mr. Collins drew attention to the recommendation that drains be
installed within the subdivision to handle any ground water encountered during
construction.
Darlene West, audience, expressed concern about tree preservation add building
height restriction. Mr. Westlund replied that Item 7 of the Staff Report addresses
the tree preservation issue, and that building height is restricted by the Zoning
Code. Ms. West stated her agreement with the intent to provide single - family
homes in this area.
Mr. Sowinski suggested accessing the plat area through the site to the north
rather than by way of 59th Avenue. Mr. Westlund indicated that the property
owner is not willing to cooperate at this time.
In response to Commissioner Arvidson, Mr. Satterstrom explained that the
previously- approved Bel Crest preliminary plat expired prior to finalization and
therefore a new application is required. Mr. Westlund added that the previous
plat encompassed fifteen (15) lots; the current proposal has nineteen (19).
Mr. Arvidson asked if all of the problems identified previously had been resolved.
Mr. Collins replied that approval was subject to resolving certain issues with
the Public Works, Fire and Water Departments of the City. Mr. Satterstrom
explained that the applicable areas of concern are addressed in the seven
recommended stipulations. Some of the information needed to satisfy the stipu-
lations will be needed prior to Council review, and may require redesign of the
final plat.
Mr. Arvidson said he thought all Commissioners are in favor of more single -
family homes in the City.
Mr. James suggested placement of a barrier at the low end of the plat access
road. Mr. Collins noted that the roadway may be realigned following more careful
review by the Public Works staff.
MOVED BY MR. SOWINSKI, WITH MR. JAMES' SECOND, THAT THE PLANNING COMMISSION APPROVE
THE PRELIMINARY PLAT OF THE BEL CREST SUBDIVISION, APPLICATION 81 -23 -SUB, SUBJECT
TO THE SEVEN (7) STIPULATIONS CONTAINED IN THE STAFF REPORT. MOTION CARRIED.
BOARD OF ARCHITECTURAL REVIEW
A) Landscape Plan - Schneider /Nilsen Office Plaza: Requesting approval landscaping
for a three -story office building on Interurban Avenue.
Mr. Collins indicated that the applicant is not present. However, the Board
elected to proceed with the discussion.
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PREUMINARY PLAT OF
BEL CREST HEIGHTS
4/04 0 .
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PARCEL A
PARCEL B
ATTACHMENT B
LEGAL DESCRIPTION
LOT 20 AND THE NORTH 109.08 FEET OF LOT 19 IN BLOCK 2, MC MICKEN
HEIGHTS NO.1, AN UNRECORDED PLAT.
TRACT 21, BLOCK 2, MC MICKEN HEIGHTS, NO.1, ACCORDING TO THE
UNRECORDED PLAT, EXCEPT THE WEST 220 FEET THEREOF, AND EXCEPT
THE NORTH 100 FEET OF THE EAST 190 FEET THEREOF.
MASTER LAND DEVELOPMENT APPLICATION FORM
NOTE: Please write legibly or type all requested information -- incomplete
applications will not be accepted for processing.
SECTION I. GENERAL DATA
1) APPLICANT'S NAME Earl Westland TELEPHONE: ( 206) 823 -4663
Kirkland, WA.
2) APPLICANT'S ADDRESS 12:43.1, Kings gate Way N.. ZIP: 98033
Earl Westland and
3) PROPERTY (DWNER'S NAME Robert C. Chri StPn¢PnTE�I 9NE; 2 206). 243 -7299 , wA.
4) PROPERTY OWNER'S ADDRESS 16241 - 54th Ave. So. ZIP:
5) LOCATION OF PROJECT: (geographic or legal descrip.)
See Attachment "B" - Legal Description
Property located on the west side of 54th Ave. between
So. 164th Street and So. 166th Street.
6) NAME OF PROJECT(OPTIONAL) Preliminary Plat - Bel -Crest Heights,
Tukwila, Washington
SECTION II: PROJECT INFORMATION
FEES:
RCPT.
M.F.
EPIC.
7) BRIEFLY DESCRIBE THE PROJECT YOU PROPOSE: Owner proposes to subdivide
a 5.5 -acre parcel into 19 residential lots fronting on a single
cul -de -sac street.
8) DO YOU PROPOSE TO DEVELOP THIS PROJECT IN PHASES? [DYES NO
9) PROJECT -
a. NET ACRES + c. PARKING SPACES
b. GROSS ACRES d. FLOORS OF
CONSTRUCTION
e. LOT AREA COVERAGE BLDG. - SQ.FT. LANDSCAPE SQ. FT.
PAVING SQ. FT.
10) DOES THE AVERAGE SLOPE OF THE SITE EXCEED 10%? n YES ONO
11) EXISTING ZONING R -1 -9.6 & R- 1 -12=. EXISTING CCMP.PLA,N
13) IS THIS SITE DESIGNATED FOR SPECIAL CONSIDERATION AYES
ON THE CITY'S ENVIRONMENTAL BASE MAP?
NO
14) IF YOU WISH TO HAVE COPIES OF CITY CORRESPONDENCE, STAFF REPORTS, OR OTHER
DOCUMENTS SENT TO ADDRESSES OTHER THAN APPLICANT OR PROPERTY OWNER, PLEASE
INDICATE BELOW. Horton Dennis & Assoc Inc.
a tE: Ken Yoshida ADDREss -6th Ave. So., Seattle, WA
98108
b. NAME: Robert Stanton ADDRESS: As Above
OVER `
SECTION III: APPLICANT'S AFFIDAVIT
I, Earl : We 1 and , being duly sworn, declare that I am the
contract purchaser or oti,ner of tTie property involved in this application and
that the foregoing statements and answers herein contained and the information
herewith submitted are in all respects true and correct to the best of my
knowledge and belief.
DATE iSu Ma- q //9( X
Subscribed and sworn before me
this 9 day of ZSUN'E , 19 %).
lic in and r the tate of Washington
residing at 'RP'S LL'E V V
Signat e of Contract rchaser or owner)
SECTION IV:. SUPPORTING MATERIAL REQUIREMENTS
TYPE OF APPLICATION
X
i
SUPPORTING MATERIAL **
REZONP ?G SCHEDULE E, 1,2,3,4,5,9
CONDITIONAL USE SCHEDULE C, 2,3,5,9
VARIANCE SCHEDULE F, 3,5,9
COMPREHENSIVE PLAN ANENDMENT SCHEDULE D, 2,3,4,5,9.
SHORELINE man'. PERMIT SCHEDULE B, 2,3,4,5,8
WAIVER SCHEDULE A, 3,9,10
SHORT SUBDIVISION 3,4,7
SUBDIVISION 2,3,4,5,9 + ,12
BINDING SITE IMPROVE LENT PLAN 2,3,4,6,9
ARCHITECTURAL REVIEW 9,10
LANDSCAPE REVIEW 11
* *SEE TABLE 1 FOR DESCRIPTION
+ OPTIONAL AT STAFF'S DIRECTION
• Y' • 'n
REPORT
SOILS AND FOUNDATION INVESTIGATION
PROPOSED BEL CREST HEIGHTS SUBDIVISION
TUKWILA, WASHINGTON
RLAI PROJECT NO. 549-01
ROGER LOWE ASSOCIATES INC.
Mr. Mel Hogsett and
Mr. Earl Westland
c/o Westpack Development Corporation
12431 Kingsgate Way NE
Kirkland, Washington 98033
Gentlemen:
August 1, 1979
1. An assessment of overall slope stability within the proposed
development area.
2. Recommendations for site development, including guidelines for earth-
work, such as cut and fill slopes, and erosion protection during
construction.
3. General recommendations for foundation support of the proposed residences.
Foundation recommendations for specific building sites are not part of
this study.
4. Recommendations for drainage control which can be provided to your
engineers for design of a storm run -off system.
INTRODUCTION
This report presents the results of our foundation investigation for the
proposed Bel Crest Heights Subdivision in Tukwila, Washington. The site is west
of 54th Avenue South, approximately midway between Slade Way and South 166th Street.
You provided'to us preliminary drawings of the site showing the layout of the proposed
subdivision. Our work was performed by a written authorization dated July 13, 1979.
This report was preceeded by a preliminary report to you dated July 25, 1979.
The proposed subdivision consists of 20 lots for the development of single -
family residences. A proposed road which will dead -end on the site is also planned.
The proposed configuration of the lots and streets is shown on the Site Plan, Figure 1.
The purpose of our investigation is to assess the effects of prevailing soil
and ground water conditions on the proposed development. Specifically, our work
includes:
Report
Soils and Foundation Investigation
Proposed Bel Crest Heights Subdivision
Tukwila, Washington
RLAI Project No. 549 -01
MAIL. P.O. BOX 3885, BELLEVUE, WA. 98009 - 1 ELEPHONE (206) 453 -8383
LOCATION: BENAROYA BUSINESS PARK, BLDG. 4, SUITE 219 - 300 1201h AVE. N.E., BELLEVUE, WA.
August 1, 1979 Page 2
Mr. Mel Hogsett
5. General comments concerning construction guidelines for the proposed
project which pertain to soil and groundwater conditions.
SITE CONDITIONS
The proposed subdivision is located on a presently undeveloped parcel of
and about six acres in area.. The property slopes moderately downward to the east;
the overall slope averages about 10 -12 percent. East of 54th Ave. S., which forms
the east boundary of the project, the ground slope steepens sharply and slopes to the
alignment of Interstate Highway 5.
The site is characterized by three gently sloping bench areas which are
separated from each other by areas of somewhat steeper slopes. Our interpretation of
these steepened slopes, as seen on aerial photographs provided to us by the Washington
State Highway Department, is that the interrupted slope profile is evidence of an
ancient landslide. In conversations with Washington State Highway Department personnel
familiar with the area, no large scale movement of the slide has taken place in the
area of this study that they have recorded or observed. A relatively small slide,
occurred in 1972 east of 54th Ave. S. adjacent to the subject property. This slide
damaged 54th Ave. S., but apparently extended to only a shallow depth into the fill
and /or native soils.
Vegetation on the site consists of medium size trees and dense brush. The
brush and trees on Lots 3 -16 is very dense and required the use of a small bulldozer
to provide access for the backhoe and drilling equipment.
Subsurface conditions at the site were explored by excavation of 9 test pits
with a tractor - mounted backhoe, and drilling 2 test borings with a truck - mounted
hollow -stem auger. The boring and test pit locations are shown on the Site Plan,
Figure 1. The borings were drilled to a depth of 25 feet each. Test pit and boring
logs are presented in the Appendix, along with an explanation of the field work done.
Due to the complex geology typically associated with slide areas, the soil
conditions are highly variable. The site is blanketed by loose topsoilwhich is gener-
ally underlain by fine sand and silt to the depth of our explorations. On the west
end of the site, approximately on Lots 8 -14, the upper 6 -8 feet of soil is silty fine
sand. This sand formation is extensively fractured, probably as a result of past
landslide disturbance. The fractures have been subsequently filled with sandy silt
and silt.
Mr. Mel Hoggsett
l
On the eastern part of the site, the top 6 -8 feet of soil is sandy silt and
silt. Fissures were also present, showing evidence of past movement. These fissures
were filled with fine grained soils as were the fissures in the sands described on the
western portion of the site. In both borings, similar materials were found to a depth
of about 17 feet. Below 17 feet, very dense glacial deposits were encountered in both
borings. These very dense soils range from silty sand to gravelly sandy silt and silt.
At present, no controlled drainage exists on the site. However, a storm
drain system does exit from the site onto the existing drainage ditch along 54th Ave. S.
The origin of the storm drain system leaving the site is unknown at this time.
The drainage facility along 54th Ave. S., consists of an open half -round
section of corrugated drain pipe. Some of the joints are not connected and a few
sections of the pipe are missing altogether. Water was flowing in the pipe during
our field visits.
GENERAL
CONCLUSIONS AND RECOMMENDATIONS
August 1, 1979 Page 3
Based on our interpretation of aerial photographs of the site and on the
data from our field investigation, we feel that the site is suitable for the proposed
development. As noted above, we observed evidence which we interpret to mean the
site lies at least partially within an ancient landslide zone. We also noted that
the slide which occurred in 1972 on, and east of, 54th Ave. S. appears to be unrelated
to the larger ancient slide. In our opinion, the stability of the ancient landslide
will not be adversely affected by the proposed development provided that certain pre-
cautions are followed in the design of the project. Basically, the precautions are
for care in the design of cut slopes and the drainage of ground and surface water.
SITE PREPARATION AND GRADING
The majority of the on -site soils include significant silt; these soils are
moisture sensitive and very easily disturbed when wet. Therefore, we recommend that
the site preparation and grading be carried out only during times of dry weather.
We recommend that no fill be placed on any slope steeper than 3H to 1V.
The finished slope of any fill embankment should be 3H to 1V, or flatter. Fill
areas should be prepared by removing vegetation, by excavation of bench "keys" on
sloping areas, and by thorough recompaction of the exposed soil. All fill soils
should be conditioned to the proper moisture content and should be installed in lifts
Fir. Mel Hogsett
August 1, 1979 Page 4
not more than 8" to 12" loose thickness. Each lift should be compacted to at least
90% of the maximum attainable dry density except that the upper 2 feet of fill under
paved areas should be compacted to at least 95 %. In this report "maximum dry density"
refers to the density attained in the ASTM D -1557 Compaction Test Procedure. We
recommend that the completed grading plan be reviewed by a qualified soils engineer.
Due to occasional summer rains and the possibility of high ground water
levels, the planned access road and adjacent cut slopes should be protected from
erosion as soon as possible during and after grading. The road subgrade will not
be able to support construction traffic during wet weather. Protection and stability
may be achieved by placing a blanket of clean, compacted granular fill over the
roadway, or by installing the design pavement. On nearly level portions of the
road, the granular fill can consist of pitrun sand and gravel containing less than
5% by weight, of silt and clay (fines passing a No. 200 sieve). On the steeper
grades, it may be more desirable to use crushed rock or crushed gravel. The pro-
tective blanket should be at least 12 inches thick. This material will also aid in
stabilizing the native soil subgrade to enhance the lifetime of the permanent
pavement.
Unprotected slopes at the site should be kept to a maximum of about 3 feet
in height and should be excavated at a slope no steeper than 3 horizontal to 1
vertical. For slopes that will be protected by rockeries, a slope of 12 horizontal
to 1 vertical should be cut and the rockery built as soon as possible, preferably
immediately following excavation. Our recommendations for rockery construction are
presented below.
Erosion protection can be accomplished by covering exposed slopes with
straw mulch and jute mesh, or with quarry spalls. The appropriate method depends
on slope height, slope orientation and exposed soils. Permanent erosion protection
can be achieved by hydroseeding. Your landscape architect should be consulted for
the proper mixture of grass seed and fertilizer. Surface water should not be
permitted to concentrate and flow over slope crests in significant streams unless
contained in protective culverts or lined ditches. Ditches adjacent to roadways
should be lined with crushed rock (1" to 4" quarry spalls), open culverts, or asphalt
paving where the ditch invert slope is steeper than 10`,.
Mr. Mel Hogsett
FOUNDATION AND SLAB SUPPORT
In our opinion, existing soils will provide adequate support for conventional
residential foundations and floor slabs. However, due to possible soft areas present
at the site and to the potential disturbance caused during site preparation and
grading, we recommend that each individual building site be inspected by a qualified
soils engineer prior to construction. The site should be inspected for soft soils
in the footing areas. Slab and pavement areas should be proofrolled with heavy equip-
ment to assure the proper performance of the slab on grade and design pavements.
Where soft or loose soils are encountered, they should be removed or replaced with
compacted pit run as described in the section on site preparation and grading.
DRAINAGE DESIGN
August 1, 1979 Page 5
We recommend that all storm water runoff be channeled into a storm water
drain system and routed off the site. Water from roof tops, patios and driveways,
as well as the on -site roads, should drain into the storm sewer system.
In our opinion, the existing storm drain system along 54th Avenue South
adjacent to this site is inadequate. The water allowed to escape from this
system is the probable cause for the sliding that has taken place along 54th Ave. S.
This system should be replaced with a properly designed enclosed storm drain system.
As noted previously, shallow groundwater occurs in places on the site.
Where these wet zones are encountered during site grading or building construction,
we recommend that interceptor drains be installed to collect the water. This
runoff should be diverted to the storm sewer system. Footing drains or wall drains
should also be discharged to the storm sewer system. The interceptor drains should
consist of a perforated pipe installed in a trench about 3 to 4 feet deep. The
trench should be backfilled with pea gravel or sand and gravel containing less than
3% silt or clay fines. Coarse "washed drain rock" should not be used for backfill
of subdrains. We recommend that perforated rigid metal or plastic (PVC) pipe be.
used where the drains are more than 3 feet deep or where even light vehicle traffic
will cross the drain. Soft, flexible, corrugated drain pipe crushes easily and is
generally unsuitable except in special application.
Mr. Mel Hogsett
Rockeries
August 1, 1979 Page 6
Rockeries are not retaining walls. In general, rockeries are used as
facing to prevent erosion and local sloughing on otherwise stable slopes. A
properly constructed rockery does offer some resistance to the lateral forces;
however, the magnitude of resistance is impossible to predict. Where slope
retention is necessary, a retaining structure should be provided.
The construction of rockeries is an art, not entirely controllable by
engineering methods or standards. Therefore, rockery construction should be done
by personnel with proven skill in rockery construction. Even with careful
construction occasional failures should be expected. The face of the rockery wall
should be sloped no steeper than 1:5 (horizontal to vertical).
The rocks should be clean, sound, unweathered ledge rock material with
a density of at least 155 lbs. per cubic foot. The lowest course of rocks should
be keyed into firm foundation material at least 1' feet below adjacent grade. The
rocks should be placed to minimize void space between rocks. To the greatest
degree possible, rocks should be placed with faces in contact and with each rock
keyed to two or more rocks below it. Point contact should be avoided. The
interface between courses of rocks should slope downward into the slope behind the
rockery.
To support the native soil, and to limit washing of soil through the
rockery, a zone extending to 12 inches behind the rockery should be filled, as
the rockery is raised, with uniformly graded 4 inch to 1 inch quarry spalls. The
space between the quarry spalls and the adjacent soil face should be filled, also,
as the rockery is raised, with clean sand and gravel. The wall backfill should
be tamped with light weight hand operated compaction equipment to assure uniform
compaction. We advise against compaction of this zone; about 907, (ASTM 0 -1557)
is appropriate.
USE OF THIS REPORT AND WARRANTY
We have prepared this report for your use and by your design representatives
for this project. The data and report should also be provided to the contractors
for their bidding or estimating but not as a warranty of the subsurface conditions.
Mr. Mel Hogsett
CPC /JWK /pc /cg
Attachments
3 copies submitted
August 1, 1979 Page 7
When you have finalized the design, we recommend that the final design
and specifications be reviewed by our firm to see that our recommendations
have been properly interpreted.
Within the limitations of the schedule and budget for our work, we
warrant that our work has been done in accordance with generally accepted practice
in this area. No other warranty, express or implied, is made.
The scope of our work did not include services related to construction
safety precautions and is not intended to recommend or direct construction means,
methods, techniques, sequences or procedures, except as specifically described
and then only for consideration in design, not for construction guidance.
There are possible variations in subsurface conditions between the
explorations and also with time. A contingency for unanticipated conditions
should be included in the budget and schedule. Inspection and testing by a qualified
soils engineer should be included during construction to confirm the conditions
indicated by the explorations, or to provide corrective recommendations adapted
to the conditions revealed during the work.
The conclusions and recommendations in this report should be applied in
their entirety. We are available to review the final design and specifications
to see that our recommendations are properly interpreted. If there are any questions
concerning this report or if we can provide additional services, please call.
Yours very truly;
ROGER LOWE ASSOCIATES INC.
Jon W. Koloski, Associate
Bel Crest Heicih:s
Aun., _ i
Figure 1
4
Nzg
■5
SCALE IN FEET
8
18 19
15
17
50 0 100
7
16
SLADE WAY
6
II 3
5
20
1
3
4
2
LEGEND
4-1 BORING NUMBER AND LOCATION
II 1' TEST PIT NUMBER AND LOCATION
ROGER LOWE ASSOCIATES INC. 1
SITE PLAN
APPENDIX
FIELD EXPLORATION
BEL CREST HEIGHTS
RENTON, WASHINGTON
Subsurface conditions were explored at the site by drilling two
borings to a depth of 25 feet and by digging 9 test pits. The borings were
drilled using a truck mounted hollow stem auger drill rig. The test pits .
were dug using a tractor mounted back hoe. Location of the borings and test
pits are shown on the Site Plan, Figure 1.
The explorations were observed and continuously logged by one of our
representatives who examined and classified the material encountered and obtained
representative samples for further examination in our laboratory. The samples
were classified in accordance with the Unified System which is described on
Plate A -1. The exploration logs modified by laboratory examination of the samples
are presented on Plates A -2 through A -7.
UNIFIED SOIL CLASSIFICATION SYSTEM
MAJOR DIVISIONS
LETTER
SYMBOL
DESCRIPTIONS
COARSE
GRAINED
WIRE THAN SO%
OF MATERIAL IS
1.654.F. THIN NJ.
200 SIEVE SIZE
GRAVEL
AND
GRAVELLY
SOILS
war "%AN 5c %
CF 7.1ARSZ. FRAC-
TILTo StaLL:
EH ql. 4 SIEVE
CLEAN GRAVELS
It• mu IP (1) rpfs)
GW
m 1, AF: t "AtA(ILI. 744.4
... »;. ;117 • y •0
GP
w - .RA5Ec ;PA.SLI. :RA(SL-
- .4(st virt,..4S, , .1 ,- %S. t1P •s- 'Iii
GRAVELS
WITH FINES
t ATM C IAOLE APAILNE
cif rittS)
GM
sILYy •:PAILS. t;DXL-SAND-SI:
ur (70
cLAyry , A , AVILS, SRAvEL-urtD•'.It T
SAND
AND
SANDY SOILS
oat THAN SO%
OF COARSE FRAc-
TIIN ILVA.UZLI
•41. 4 SRA
CLEAN SANDS
(LITTLE CR Pi) VINES)
SW
4Li. WO( 7', , AK)S. , :ATAVELLY SAIITS.
LIIT.F , ;R Pc FINES
SP
3 WCS 74 7.4t05.
po;NLY- 4:PA1,4. AAtI.Y
LI'llE oP to rmis
SANDS
WITH FINES
LIABLE AMOUNT
Cf FITL51
SM
SILTY SAtIOT,. %AM- S I I. I m 1 *Tuns
SC
CLAYEY SVCS. WC-CLAY .41$11-MES
FINE
GRAINED
SOILS
MERE THAN 50%
a IATERIAL IS
WLLER THAN NO.
SILTS
AND
CLAYS
LIQUID LIMIT
LESS
THAN 50
ML
ItIOW••IC SILTS. Ahl) VERY FINE
...-cr. L.:W. , ,ILIY .P CLAYEY FINE
SANDS (A CLAYEY SILTS WITH SLICNT
ftAr.,Tictr,
CL
ire.RGANIC cutys If . ..:1( — 7 REMY.
i LASTV:1 &MELLY •:LAYS. SAti■Y
CLAYS. Sit IN CUM, LEAN CLAYS
OL
, 14,.Atii( , A, v Au) •A-do.tr. .arf
.1 LfrW mt...../'.c.i■Y
SILTS
AND
CLAYS
LIQUID LIMIT
GREATER
THAN 50
MH
itourat+tc Slt TC. ml"ZA4rliJS OR NAT 0 -
...,,.r....t6 F It& -VC - SILTY WKS
CH
ITORGANIC CLAYS vs htrei PLASTICITY
F AT CLAY.s.
200 SIEVE SIZE
OH
:714r.4:Itc CLAY-, t'f MEN OM TO HIGH
PLASIICITy, OKANIC SILTS
HIGHLY ORGANIC SOILS
PT
A S S WITH .1(*..H
NRGANIC rstrTENTS
Win t DUAL 504.A 5 Vil:r.A rt. IIIMERL 14 SOIl CLAW(' IcAT tat
KEY TO SAMPLE DATA
--
--
25.2 I
91.7
35 BLOWS REQUIRED TO DRIVE
.46
1 SAMPLER 12 INCHES WITH
DRY DENSITY, (PCF) 140 LB. HAMMERt MAXIMUM
\___ STROKE 30 IN.
MOISTURE CONTENT, (% OF DRY DENSITY)
\ DEPTH OR ELEVATION (FEET) (P INDICATES CHES PUSHED)
SAMPLE RECOVERY amuliaml GRAPHIC LOG
■■....../
IR
ii .,.,...;.•
. ,
UNDISTURBED — 3 INCH SPLIT
DISTURBED HD
TUBE SAMPLER
TW — 3 INCH THIN WALL
SAMPLER
NO RECOVERY SPT — 2 INCH SPLIT
TUBE SAMPLER
C — ROCK CORE
B — BULK DISTURBED
SM
LETTER SYMBOL FOR
SOIL TYPE
DISTINCT CONTACT
BETWEEN SOIL STRATA
GRADUAL CHANGE
BETWEEN SOIL STRATA
BOTTOM OF BORING
00000
4.......■
SAMPLE
ROGER LOWE ASSOCIATES IN — 1
UNIFIED SOIL CLASSIFICATION SYSTEM
AND KEY TO SAMPLE DATA
5e1 Crest ::ignts
Auc;u
Plate A
DEPTH DRY BLOWS
IN MOISTURE DENSITY PER
FEET CONTENT (PCF) FOOT
0
10
15—
20—
25
29 11111
44 MI
32 111
75 11111
GRAPHIC
LOG
*62 mu
BORING COMPLETED AT 24.0 FEET
ON 7/20/79
NOTE: SEEPAGE OBSERVED AT 10.0 FEET
BORING ONE
* NOT REPRESENTATIVE — DRIVEN ON A ROCK
SOIL DESCRIPTION
SM BROWN SILTY SAND (LOOSE, DRY TO DAMP)
(TOPSOIL)
SM LIGHT BROWN TO GRAY SILTY SAND WITH POCKETS
OF SILT AND OCCASIONAL GRAVEL (MEDIUM
DENSE, MOIST TO WET)(LOCALLY STAINED
REDDISH BROWN)
GRADES TO VERY DENSE AT 6.0 FEET
32 11111 POCKET OR LENSE OT SAND AND GRAVEL (MEDIUM
DENSE, WET)
22 llnl SM CCASIONAL
ORGANIC MATTER (DENSE, WET)
LENSES OR POCKETS OF ORGANIC MATTER 10.5
TO 14.0 FEET
ML GRAY LAMINATED CLAYEY SILT (HARD, MOIST)
LAMINATIONS HORIZONTAL TO SLIGHTLY DIS—
TORTED
ROCKS AT 22.0 FEET
ROGER LOWE R55OCIATES INC. I LOG OF EXPLORATION
Bell Crest riai jhts \..
t l .
Plate „ -,
DEPTH DRY BLOWS
IN MOISTURE DENSITY PER
FEET CONTENT (PCF) FOOT
0
10-
15-
20^
25'
30--
43 t \`
70 Inn
50/4" 0111
49 Hill
25 mu
GRAPHIC
L OG
BORING TWO
NOTE: NO SEEPAGE OBSERVED
PIEZOMETER INSTALLED AT BOTTOM OF BORING
SOIL DESCRIPTION
SM BROWN SILTY SAND WITH ROOTS (LOOSE, DRY)
ML BROWN SANDY SILT WITH OCCASIONAL GRAVEL
(MEDIUM STIFF, DAMP)
ML BRAWN SILTY SAND AND SANDY SILT INTERLAYER®
(DENSE OR HARD, MOIST)
ML GRAY VERY FINE SANDY SILT (MEDIUM DENSE,
WET)
GRAY SILTY SAND AND SANDY SILT (VERY HARD,
ML MOIST)(FILL)
SM GRAY SILTY MEDIUM SAND WITH SOME GRAVEL
(VERY DENSE, MOIST)
BORING COMPLETED AT 26.0 FEET
ON 7/20/79
ROGER LOWE RSSOCIATES INC.
LOG OF EXPLORATION
5e1 Cr. >t elgrits
(
August 1, 1M
Plate A -4 •
DEPTH BELOW
GROUND SURFACE UNIFIED
(FEET) SYMBOL
3.5 - 9.0
0 — 1.0 ML
1.0 - 2.o ML
2.o — 8.5 ML
0 - 1.0 SM
1.0 - 2.0 SM
2.o — 5.5 ML
5.5 — 6.5 94
6.5 — 7.5 ML
TEST PIT ONE
SOIL DESCRIPTION
0 - 3.5 ML GRAY SILTY SAND AND SANDY SILT WITH
OCCASIONAL GRAVEL AND PIECES OF WOOD (MEDIUM
DENSE OR STIFF, MOIST)
ML GRAY TO GRAY BROWN INTERBEDDED CLAYEY SILT AND
SILT (HARD, MOIST)
TEST PIT COMPLETED AT 9.0 FEET
ON 7/19/79
NO SEEPAGE NOTED
TEST PIT TWO
LIGHT BROWN SILTY SAND WITH SOME ROOTS (VERY
LOOSE, DAMP)(TOPSOIL)
WEATHERED SILT WITH SOME CLAY (STIFF, DAMP)
GRAY BROWN INTERBEDDED CLAYEY SILT AND SILT
(HARD, MOIST)
TEST PIT COMPLETED AT 8.5 FEET
ON 7/19/79
NO SEEPAGE NOTED
TEST PIT THREE
BROWN SILTY SAND WITH SOME ROOTS (DENSE, DRY)
(TOPSOIL)
BROWN SILTY SAND AND GRAVEL (MEDIUM DENSE, DRY)
GRAY SANDY SILT WITH SOME GRAVELLY LENSES
(STIFF, DAMP)
GRAY BROWN SILTY GRAVEL AND SAND (MEDIUM DENSE,
GRAY SILT (VERY STIFF, DAMP)
TEST PIT COMPLETED AT 7.5 FEET
ON 7/19/79
NO SEEPAGE NOTED
ROGER LOWE ASSOCIATES
LOG OF TEST PITS
Bel Crest ,ieic:nts
ROGER LOWE RSSOCIATES
August'`- 1979
riateA
TEST PIT FOUR
DEPTH BELOW
GROUND SURFACE UNIFIED
(FEET) SOIL DESCRIPTION
0 — 1.0 SM BROWN SILTY SAND WITH SOME GRAVEL AND ROOTS
(MEDIUM STIFF, DAMP)
1.0 - 6.5 SM GRAY SILTY SAND WITH SOME GRAVEL (MEDIUM DENSE,
DAMP) (LOCALLY STAINED REDDISH BROWN
6.5 - 8.0 SP GRAY BROWN FINE SAND WITH SOME SILTY SAND
(MEDIUM DENSE, MOIST)
8.0 -10.0 ML . GRAY BROWN SILTY WITH SOME CLAY (VERY STIFF,
MOIST)
10.0 -10.5 ML GRAY SILT (STIFF, WET)
TEST PIT COMPLETED AT 10.5 FEET
ON 7/19/79
NO SEEPAGE NOTED
TEST PIT FIVE.
0 — 1.0 SM BROWN SILTY SAND WITH SOME ROOTS (MEDIUM STIFF,
DRY)
1.0 - 5.0 SM GRAY TO GRAY BROWN SILTY SAND WITH SOME GRAVEL
AND STINGERS OF SAND AND SILT
5.0 - 10.0 ML GRAY SILT AND SILTY SAND WITH'TRACE OF GRAVEL
(STIFF OR DENSE, DAMP) REDDISH BROWN STAINS
PRESENT
TEST PIT COMPLETED AT 10.0 FEET
ON 7/19/79
NO SEEPAGE NOTED
LOG OF TEST PITS
Bel Crest Heights
DEPTH BELOW
GROUND SURFACE UNIFIED
(FEET) SYMBOL
0 - 1.0 SM
1.0 - 4.0 SM
4.0 - 8.0 SP
8.0 - 10.0 SM
0 - 1.0 SM
1.0 - 3.5 SP
3.5 - 7.5 SM
7.5 - 9.5
0- 1.0 SM
1.0 - 3.0 SM
3.0 - 11.0 ML
ROGER LO "E ASSOCIATES
TEST PIT SIX
SOIL DESCRIPTION
August 1, 1979 Plate A -c
BROWN SILTY SAND WITH SOME ROOTS (LOOSE, DRY)
(TOPSOIL)
GRAY MOTTLED WITH RED STAINS OF SILTY SAND
WITH TRACE OF GRAVEL (MEDIUM DENSE, MOIST)
GRAY BROWN FINE SAND WITH SILTY AND CLAYEY
SAND STRINGERS (MEDIUM DENSE, MOIST)
GRAY FINE SANDY SILT (MEDIUM DENSE, WET)
TEST PIT COMPLETED AT 10.0 FEET
ON 7/19/79
SEEPAGE OBSERVED IN TEST PIT AT 8.0 FEET
TEST PIT SEVEN
BROWN SILTY SAND (LOOSE, DRY)(TOPSOIL)
LIGHT BROWN MEDIUM SAND WITH TRACE OF GRAVEL.
(DENSE, DRY TO DAMP)
GRAY BROWN FINE SILTY SAND WITH SILT STRINGERS
(MEDIUM DENSE, MOIST)
GRAY SILT WITH SAND LENSES (STIFF, WET)
TEST PIT COMPLETED AT 9.5 FEET
ON 7/19/79
NO SEEPAGE NOTED
TEST PIT EIGHT
BROWN SILTY SAND (LOOSE, DRY)(TOPSOIL)
GRAY BROWN SILT (HARD. DAMP)
TEST PIT COMPLETED AT 11.0 FEET
ON 7/19/79
NO SEEPAGE NOTED
LOG OF TEST PITS
BROWN SILTY SAND WITH SOME GRAVEL (MEDIUM DENSE,
MOIST)
Bel Crest Heignts
August
, 1979
?late
DEPTH BELOW
GROUND SURFACE UNIFIED
(FEET) SYMBOL
0 - 4.0 SM
4.0 - 8.0 ML
8.0 - 10.0 SM
TEST PIT NINE
SOIL DESCRIPTION
BROWN SILTY SAND (MEDIUr1 DENSE. DAMP)
GRAY BROWN SILT (VERY STIFF, MOIST)
DARK BROWN GRAY BROWN SILTY SAND WITH SOME
GRAVEL (VERY DENSE. MOIST)(TILL)
TEST PIT COMPLETED AT 10.0 FEET
ON 7/19/79
NO SEEPAGE NOTED
ROGER LOWE ASSOCIATES INC.
LOG OF. TEST. PITS
This certificate provi the
0 . Department of Health an
Building & Land Development
with information necessary to
evaluate development proposals.
Do not write an this box
number
name
❑ Building Permit ❑ Preliminary Plat or PUD
❑ Short Subdivision ❑ Rezone or other
APPLICANT'S NAME Ear L (/'t W e S ! L tit (N.L c.
(664 T' _ / D r
PROPOSED USE ePd' ll (-44
C S t t ',cow l -ej . (.4%-es / t-t / 4C�h e7r ( / C O 73)
LOCAT ION 44 T"r A- 0— �, er z //
(Attach map & legal description if necessary)
# # # # # # # # # # # # #
SE WE R AGENCY INFORMATION
1. a. lam)
F279
KING COUNTY CERTIFICATE OF SEWER AVAILABILITY
Sewer service will be provided by side sewer connection only to
I° an existing I size sewer 2 G feet from the site
and the sewer system has the capacity to serve the proposed use.
OR
b. ❑ Sewer service will require an improvement to the sewer system of:
❑ (1) feet of sewer trunk or latteral to reach the site;
and/or
Title
❑ (2) the construction of a collection system on the site;
and /or
❑ (3) other (describe)
2. (Must be completed if 1.b above is checked)
Please return to:
BUILDING & LAND DEVELOPMENT
Edward B. Sand, Manager
450 Administration Building
Seattle, Washington 98104
206.344.7900
# #
a. The sewer system improvement is in conformance with a County approved sewer
comprehensive plan.
OR
b. El The sewer system improvement will require a sewer comprehensive
plan amendment.
3. a. n 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 or city.
OR
b. ❑ Annexation or BRB approval will be necessary to provide service.
4. Service is subject to the following:
a. Connection charge:
b. Easement(s):
c. Other:
I hereby certify that the above sewer agency information is true. This
certification shall be valid for one year from date of signature.
VAL VUE SEWER DISTRICT
`T J MATEL ICH
Agency Name Signatory Name
MANAGER G -
/Signature Date
ti .PARCEL B
Beginning at the west quarter corner of Section 26, Township 23 North, Range 4 East, W.M.,
in King County, Washington;
running thence along the west line of said section, north 0 ° 14'13" west 1200 feet;
thence south 89 °2.1'31" east 664 feet to the TRUE POINT OF BEGINNING of this description;
running thence north 0 °14'13" west 200 feet;
thence south 89 ° 21'31" east 636.08 feet to the west margin of the road;
thence along said margin south 0 °09'36" east 200 feet;
thence north 89 °21'31" west 635.82 feet to the TRUE PLACE OF BEGINNING;
EXCEPT the.west 220.feet thereof;
AND EXCEPT, the north 100 feet of this east 190 feet thereof;
(Being :know as Tract 21,,Block 2, McMicken Heights, Number 1, according to the unrecorded
plat;
EXCEP•T. the,west‘ 220_ feet thereof;
`'AND EXCEPT the :north 100 feet of the east 190 feet thereof.)
`LEGAL Df CRIP1'
PARCEL A
That portion of the northwest quarter of Section 26, Township 23 North, Range 4 East, W.M.,
in King County, Washington, described as follows:
Beginning at the west quarter corner of said section; thence along the west line of said
section, north 0 °14'13" west 890.92 feet;
thence south 89 °21'31" east 664 feet to the TRUE POINT. OF BEGINNING of this description;
thence north 0 °14'13" west 309.08 feet;
thence south 89 ° 21'31" east 635.82 feet to the westerly line of 54th Avenue South;
thence along said westerly line south 23 °45'00" west 336.01 feet;
thence north 89 °21'31" west 499.21 feet to the TRUE POINT OF BEGINNING;
(Also known as Lot 20 and the north 109.08 feet of Lot 19 in Block 2 of McMicken Heights
Number 1, an unrecorded plat).
fJO _
l,OTy ''ly 16 or 1B TO PROVIDE A MINIMUM of 4 OFF S tRtot
PARKtM4. -4PAW, ON eAci4 LOT. (2 OF TNEe7E MAY e6 IN
ONcLo40.0 .eARAbs
Affidavit of Publication
STATE OF WASHINGTON
COUNTY OF KING
ss.
Michele Roe being first duly sworn on
oath, deposes and says that sh Cs the Cai of Clerk of
THE DAILY RECORD CHRONICLE, a newspaper published six (6) times a
week. That said newspaper is a legal newspaper and it is now and has been
for more than six months prior to the date of publication referred to,
printed and published in the English language continually as a newspaper
published four (4) times a week in Kent, King County, Washington, and it is
now and during all of said time was printed in an office maintained at the
aforesaid place of publication of said newspaper. That the Daily Record
Chronicle has been approved as a legal newspaper by order of the Superior
Court of the County in which it is published, to -wit, King County,
Washington. That the annexed is a NO:ti c e....of... Meeting
T1.6ao
as it was published in regular issues (and
not in supplement form of said newspaper) once each issue for a period
of 1 consecutive issues, commencing on the
8 day of Jlal �r±
day of ,19 , both dates
inclusive, and that such newspaper was regularly distributed to its sub-
scribers during all of said period. That the full amount of the fee
charged for the foregoing publication is the sum of $ 10 . 80 which
has been paid in full at the rate of per folio of one hundred words for the
first insertion and per folio of one hundred words for each subsequent
insertion.
July , 19... :8.1
V.P.C. Form No. 87 Rev. 7 -79
Subscribed and sworn to before me this 9
,19 81 , and ending the
aerk
day of
Notary Public in and for the Late of Washington,
residing at King County.
i urn
— Passed by the Legislature, 1955, known as Senate Bill 281, effective June
9th, 1955.
— Western Union Telegraph Co. rules for counting words and figures,
adopted by the newspapers of the State.
� .`ioutncent�r
p� "* : •.A 6k1"
~ quCstinp (.
K 1IImI i til `. •
acres o } ry ; , � {- } � . �O V I R. ,4w
y'8�11 , islg l�' ( ,�e;;h ad,�lti
-T 1►ny �?e�n l; lerest
ris:atelnir$ed to eittetiddr. ,
'I ANNING''COIMMPSSION1
3 ''_EIe01v4
hrot ls", y
11984;
Westpac Development Corp.
12431 Kingsgate Way Northeast
Kirkland, Washington 98033
Attention: Bob Hepworth
As on Schedule B, attached hereto.
Charge $0.00
Tax $0.00
Total $0.00
CHICAGO T1T1l': JavouuKrii.....
SHORr PLAT CERTIFICATE
`` SECOND REPORT.
In the matter of the plat submitted for your approval, this Com-
pany has examined the records of the County Auditor and County
Clerk of King County, Washington, and the records of the Clerk
of the United States Courts holding terms in said County, and from
such examination hereby certifies that the title to the following
described land situate in said King County, to -wit:
As described on page 2 of Schedule A, attached.
VESTED IN:
ROBERT C. CHRISTENSEN, as his separate estate
EXCEPTIONS:
Records examined to June 4, 1981 at 8:00 a.m.
CHICAGO TITLE INSURANCE'COMPANY
BY
Roger 'T
Title
628 -5686
Order Number 41846
Certificate for
Filing Proposed Plat
CHICAGO TITLE INSURANCE C:umkArix
Page 2
41846
Beginning at the west quarter corner of Section 26, Township
23 North, Range 4 East, W.M., in King County, Washington;
running
thence along the west line of said section, north 0 ° 14 1 13"
west 1200 feet;
thence south 89 ° 21'31" east 664 feet to the true point of
beginning of this description; running
thence north 0 °14'13" west 200 feet;
thence south 89 ° 21'31" east 636.08 feet to the west margin
of the road;
thence along said margin south 0 ° 09'36" east 200 feet;
thence north 89 ° 21'31" west 635.82 feet to the true place of
beginning;
EXCEPT the west 220 feet thereof.
(Being known as Tract 21, Block 2, McMicken Heights, Number
1, according to the unrecorded plat,
EXCEPT the west 220 feet thereof.)
CHICAGO TITLE INSURANCE COMPANY
r .T.A. COMMITMENT
SCHEDULE B
Page 2
10. Right to enter said premises to make repairs and the right
to cut brush and trees which constitute a menace or danger
to the electric transmission line located in the street or
road adjoining said premises as granted by instrument
recorded under Recording Number 2880048.
11. EASEMENT AND THE
GRANTEE:
PURPOSE:
AREA AFFECTED:
DATED:
RECORDED:
RECORDING NUMBER:
AFFECTS:
12. GENERAL TAXES: 1ST HALF
DELINQUENT NOVEMBER 1.
YEAR:
AMOUNT BILLED:
AMOUNT PAID:
AMOUNT DUE:
TAX ACCOUNT NUMBER:
AFFECTS:
13. GENERAL TAXES: 1ST HALF
QUENT NOVEMBER 1.
YEAR:
AMOUNT BILLED:
AMOUNT PAID:
AMOUNT DUE:
TAX ACCOUNT NUMBER:
AFFECTS:
14. ASSESSMENT:
AMOUNT:
INTEREST:
FROM:
ANNUAL INSTALLMENTS:
INSTALLMENTS PAID:
INSTALLMENTS DELINQUENT:
NEXT INSTALLMENT DELINQUENT:
LEVIED BY:
FOR:
L.I.D. NUMBER:
AFFECTS:
41846
TERMS AND CONDITIONS THEREOF:
Owners and future owners
Storm sewer drainage line
10 feet wide as constructed
October 15, 1959
October 22, 1959
5094325
Parcel B
DELINQUENT MAY 1, 2ND HALF
(continued)
1981
$504.03
$252.02
$252.01
537920 - 0196 -02
East 212 feet of Parcel B
DELINQUENT MAY 1, 2ND HALF DELIN-
1981
$126.01
$0
$126.01
537920 - 0195 -03
Remainder of Parcel B
$3,702.45
8 -1/2%
November 25, 1975
10
4
1 .
November 25, 1981
City of Tukwila
Sewers
26
Parcel B
AMOUNT:
DATED:
RECORDED:
RECORDING NUMBER:
AFFECTS:
16. MORTGAGE AND THE
MORTGAGOR:
MORTGAGEE:
CHICAGO TITLE INSURANCE c:uMr,u x
A.L.T.A. COMMITMENT
SCHEDULE B
Page 3
15. DEED OF TRUST AND THE TERMS AND
GRANTOR:
TRUSTEE:
BENEFICIARY:
The amount now secured by said Deed of Trust and the terms
upon which the same can be discharged or assumed should be
ascertained from the holder of the indebtedness secured.
Said Deed of Trust is a re- recording of Deed of Trust
recorded under Recording Number 7111300159.
AMOUNT:
DATED:
RECORDED:
RECORDING NUMBER:
AFFECTS:
The amount now secured by said Mortgage and the terms upon
which the same can be discharged or assumed should be ascer-
tained from the holder of the indebtedness secured.
17. LABOR AND /OR MATERIAL IEN:
CLAIMED BY
AGAINST:
IN AMOUNT OF
RECORDED:
RECORDING NUMBER:
(continued)
41846
CONDITIONS THEREOF:
Robert C. Christensen and
Pamela S. Christensen, his
wife
First American Title
Insurance Company of
California, a corporation
Citizens Federal Savings
and Loan Association of
Seattle
$22,500.00
November 23, 1971
December 16, 1971
7112160139
Parcel B
TERMS AND CONDITIONS THEREOF:
Robert C. Christensen and
Pamela S. Christensen, his
wife
Metropolitan Federal
Savings and Loan
Association of Seattle
$17,901.60
August 8, 1975
August 26, 1975
7508260513
Parcel B
18. JUDGMENT
AGAINST:
D -186
RT /jb
IN FAVOR OF:
CHICAGO TITLE INSURANCE COMPANY
.L.T.A. COMMITMENT
SCHEDULE B
Page 4
ENTERED:
KING COUNTY JUDGMENT NO:
SUPERIOR COURT CAUSE NO:
ATTORNEY FOR JUDGMENT
CREDITOR:
END OF SCHEDULE B
41846
Robert C. Christensen,
petitioner
Pamela S. Christensen,
respondent
April 13, 1981
81 -9- 05708 -5
79 -3- 01662 -8
Karen Marie Thompson
FOR:
Property to husband, subject to lien in favor of the wife in
the sum of $14,237.50 payable when the property is sold,
traded or exchanged or on the remarriage of Robert C.
Christensen or on April 1, 1986, whichever occurs first.
Until paid, the lien shall bear interest at 10% per annum on
the declining balance.
IMPORTANT: This Is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon
with reference to streets and other land. No liability is assumed by reason of reliance hereon.
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VICINITY MAP
LEGAL DESCRIPTION
VICINITY MAP
MCMICKEN HEIGHTS DIVISION NO 1
PLEASANT HEIGHTS
LEGAL DESCRIPTION BEL CREST HEIGHTS
EARL A WESTLUND
HORTON DENNIS AND ASSOCIATES
PRELIMINARY PLAT