HomeMy WebLinkAboutSEPA E05-017 - DONNELLY TOM / NORTHWEST HOUSING GUILD - 4 LOT SHORT PLAT (NHG/THANH)NHG
(NOR'T'HWEST HOUSING GUILD)
AND
THANH SHORT PLAT
E05 -017
RELATED: L05 -070
tjy
Tdcwg
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
MEMORANDUM
March 30, 2006
To: Steve Lancaster, Director
Fm: Carol Lumb, Senior Planhe
Re: Project File No. E05 -017: NHG -Thanh Short Plat
Project Description.:
The applicant proposes to short plat one 33,018 sq. ft. parcel into four lots. The site is
developed with an existing single family home, garage, pool and associated deck.
Proponent:
Tom Donnelly, Northwest Housing Guild
Location:
4920 S. 114th Street
Date Checklist prepared:
November 9, 2005
Lead Agency:
City of Tukwila, Department of Community Development
Challenges to Document:
None
Other Agencies of Jurisdiction:
Department of Ecology
CL
q: \Thanh Short Plat \L05 -017 Staff Rpt.doc
Page 1 of 4 03/30/2006 10:11 AM
6300 Southcenter Boulevard, Suite #100 0 Tukwila, Washington 98188 0 Phone: 206 - 431 -3670 o Fax: 206 - 431 -3665
•
SEPA Review — E05 -017
NHG -Thanh Short Plat
March 30, 2006
Recommendation:
Determination of Non - Significance (DNS)
Existing Environmental Information:
Geotechnical Report, prepared by Earth Consultants, Inc. August 31, 2005
Technical Information Report, prepared by Duncanson Company, Inc. November 10,
2005
Summary of Primary Impacts:
Earth
Most of the site descends southwest from South 113th Street, an unopened street, to South
114th Street at gradients of approximately 10 -25 %, with the average slope grade being
12 %. Portions of the site, at S. 113th Street, contain slopes over 40 %. The steepest area
of the site will not be developed, but set aside in a Native Growth Protection Easement.
Site soils consist of gravelly sandy loam, silty sand and sand with gravel. No unstable
slopes were observed during investigation of the site by the geologist. Approximately
1,000 cubic yards of cut and fill will take place on site.
Groundwater was not encountered during the site exploration, however, iron oxide
staining was observed at two of the exploratory boring locations. The geotechnical report
states the iron oxide staining may be indicative of seasonal, perched groundwater
collecting above dense, low permeability soils. The report notes that seepage should be
expected in excavations if work is carried out in the wetter winter months (October —
May). The geotechnical report makes a number of recommendations for site preparation
and house construction. The short plat will be conditioned to require the implementation
of the geotechnical report recommendations. Erosion control measures will be used to
minimize the transport of sediment during construction.
Air
Minor dust and internal combustion engine emissions associated with use of construction
equipment will occur during construction of the project. Best management practices will
be required during construction activities to reduce and control dust and air emissions,
such as wetting down exposed surfaces during the dry season, covering soil stockpiles,
sweeping or washing paved surfaces, minimizing exposed areas and using construction
machinery equipped with standard mufflers.
Water
There are no surface water bodies on or in the immediate vicinity of the site. Tukwila
uses the King County Surface Water Design Manual to regulate storm water run -off. The
CL Page 2 of 4 03/30/2006 10:11 AM
q: \"Thanh Short Plat \Ii05 -017 Staff Rpt.doc
SEPA Review — E05 -017
NHG -Thanh Short Plat
March 30, 2006
Technical Information Report state that storm water from the site will be collected in a
parallel detention tank system, which will then drain into the catch basin and pipe system
on the north edge of South 114th Street. Water quality will be provided either by a
stormceptor or wetvault.
Plants
The site is developed with one single family house, a number of deciduous and evergreen
trees, shrubs and blackberries. Most of the site will be cleared to install the infrastructure
and construct the homes. There are three trees that will be removed that are regulated
under the City's Tree Ordinance. Eighteen trees will be planted to replace the trees that
are removed. The steepest portion of the site will be placed in a protection easement and
no clearing will be permitted.
Animals
The SEPA Checklist notes that crows, robins, starlings and other songbirds have been
observed on or near the site. Raccoons and squirrels and other rodents also have been
observed. There are no known threatened or endangered species on or near the site.
Energy/Natural Resources
The completed project will use electricity and natural gas for lighting, heating and
cooking purposes. The homes constructed will comply with the State Energy Code.
Environmental Health
There are no known environmental health hazards on the site. Construction noise will
occur during regular hours of 7:00 a.m. to 10:00 p.m. Construction operations will be
required to comply with City of Tukwila noise ordinances.
Land /Shoreline Uses
The project site is located in the Beacon Hill area of Tukwila. The zoning and
comprehensive plan designations for the site are Low Density Residential (LDR).
Residential development characterizes the area where the site is located. The site is
currently developed with a single family house; three additional homes will be
constructed upon final approval and recording of the short plat. The existing pool and
deck and a portion of the garage will be removed prior to final short plat approval.
Historic /Cultural Preservation
There are no places or objects listed on or proposed for national state or local
preservation registers on or near the site.
CL Page 3 of 4 03/30/2006 10:11 AM
q: \Thanh Short Plat \E05 -0I 7 Staff Rpt.doc
•
SEPA Review — E05 -017
NHG-Thanh Short Plat
March 30, 2006 •
Transportation
The site is served by South 114t1i Street. The nearest transit is available on Beacon
Avenue, approximately 1/4 mile to the east. Each building site will provide off - street
parking for 2 vehicles. A private access drive will run along the eastern portion of the
site and provide vehicle access for the new homes. The development of the site will
generate approximately 3 p.m. peak trips and 30 total daily one -way trips. Any required
mitigation fees will be assessed when the building permit are submitted.
Public Services
The homes will generate an occasional need for police and fire services. The access drive
serving the upper two lots exceeds the 200 foot maximum permitted by the Subdivision
Code; a variance has been requested from the Public Works Department Director. Both
homes constructed on these lots will be required to be sprinklered
Utilities
The homes will utilize electricity, sewer, water garbage disposal and telephone utilities.
All of these services are available for the project.
Public Comments
One comment letter was received during the 14 -day public comment period (See
Attachment A). The neighbor adjacent on the east had questions about the short plat
process and concerns about the retention of the fence that forms a common boundary
between the two properties and the impact of development on two large trees on the
adjacent property that are close to the property line. The short plat will be conditioned to
ensure that the root systems for the adjacent trees are protected when the access road and
the retaining walls on the property edge are constructed. The applicant does not plan to
remove the fence.
Recommendation
Determination of Nonsignificance
CL Page 4 of 4 03/30/2006 10:11 AM
q: \Thanh Short Plat \E05-0I7 Staff Rpt.doc
January 13t 2006
Department of Community Development
6300 Southcenter Boulevard #100
Tukwilla, Wa 98188
Amy & Allan Stephenson
4936 S. 114t St
Seattle, WA 98178
206.725.6488
Attention Project Planner
Subject: Project comments regarding 4 short plats on 4920 S. 114t St
Nhg/Thanh Short Plats
E05 -017 and L05 -070
Thank you for mailing the information regarding this proposed development of 4 short plats in my
neighborhood
Here are my comments, questions and concerns:.
• I did not find information regarding how the additional parking of two cars per house will be
handled in such a tight area. Will two cars be able to be parked on the street in their area? Or
out on S. 114t. Will there be street improvements to accommodate this. I read mention of
infrastructure permits and would like specific details.
• There will need to be some provisions to deal with surface water as this hill has many
springs. The construction that occurred to the west side of our property has already changed
the amount of surface water and new springs coming through the property which flows onto
the Nhg/Thanh property as well
• I would like clarification of the easement boundaries with regard to the proposed street and
the fence /property line. This detail was unreadable in the plat map provided.
• I would like clarification on the shown building structure (garage) that remains and the
easement boundaries for that in relation to the proposed street.
• According to the plot map, It also looks like the upper lot infringes on a watershed
designation
• Will a fire truck be able to enter that road and have a 25ft turn circumference?
• The property line where there is a street to be made, will go by the root systems of two very
large trees that are on our property and I am concerned about damage to them. Those trees
provide critical sun shelter to our house.
• I have 2 dogs and the common fence that is in place is important to maintaining them safely
in my yard. There have been reported roaming pit bulls in this neighbor hood and I do not
want them entering my yard under any circumstances.
Thank you for attention to these questions �
1 -13-ora
' ATTACHMENT A
Dept. Of Community Development
City of Tukwila
AFFIDAVIT OF DISTRIBUTI-
I , 3coc_k_ HEREBY DECLARE THAT:
Notice of Public Hearing
Notice of Public Meeting
i ti gated Determination of::Nii
Significance:'
Board of Adjustment Agenda Pkt
Determination rofi .S gni fi canoe.=
Notice
Board of Appeals Agenda Pkt
Notice of Action -:
Planning Commission Agenda Pkt
Official:Notiee.
Short Subdivision Agenda
CORN
Notice of Application
Shoreline Mgmt Permit
FAX To Seattle Times
Classifieds
Mail: Gail Muller Classifieds
PO Box 70 - Seattle. WA 98111
Notice of :Appl -i:cat i on,f:
s.
Permit
Other
iorela ne, M
Was mailed to each of the addresses listed on this
year 20 Ole
Project Name: N tiC1 IT euiJi
Project Number:
Mailer's Signature:
L-a S1)l_7
62nd..
Person requesting mailing: (16tA,(A) )__{,<.71h
P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003:31 PM
City of Tukwila
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
NOTICE OF DECISION
April 19, 2006
Mr. Tom Donnelly
Northwest Housing Guild
632 SW 150th Street, Suite B
Burien, W 8116,6
RE: L05 -070: ) Proposed Short Plat at 4920 S. 114th Street
Dear Mr. Donnelly:
The Short Subdivision Committee has completed review of your short plat application (No. L05-
070), and determined that it complies with all applicable City code requirements. The City's SEPA
Responsible Official issued a Determination of Nonsignificance on March 30, 2006 and no
comments or appeals were received.
This letter serves as the Notice of Decision per TMC 18.104.170. Based on the latest project
submittal, preliminary approval is granted subject to the conditions stated below.
There are four basic steps in the short plat approval process:
1. Preliminary Approval
This letter constitutes your preliminary approval. The application was reviewed by the
Tukwila Short Subdivision Committee and approved with conditions. The conditions are
imposed to ensure the short plat is consistent with the Criteria for Preliminary Approval
listed at TMC 17.12.020 C in the Tukwila Subdivision Code.
PRELIMINARY APPROVAL CONDITIONS
1. In order to prevent damage to the trees on the property to the east, prior to any excavation
for utilities or road construction, a consulting arborist (member of the American Society of
Consulting Arborists) or an International Society of Arboriculture certified arborist with
demonstrated experience in protecting trees during construction must evaluate the trees and
provide a written report to the City identifying the best management practices to be used to
protect the drip line and to protect the root system from damage.
Cl.
1:1'fhanh Short flat \I'reliin : \pprovaLJoc
I'oae I 01.5 04;19/2006 I I:00:00 AM
6.300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
•
Mr. Tom Donnelly
Northwest Housing Guild
Short Plat L05 -070
April 19, 2006
2. An arborist with the credentials identified in Condition #1 must be on site during excavation
for utilities and road construction to ensure that the root system for the trees is not
compromised or damaged.
3. The steep slope sensitive area identified on the plat map shall be fenced and posted with at
least 2 signs with the following wording: "Protection of this natural area is in your care.
Alteration or disturbance is regulated pursuant to TMC Chapter 18.45. Please call the City
of Tukwila DCD for more information."
4. Replacement trees for those removed from steep slope sensitive areas shall be a mix of
deciduous and evergreen trees. Final landscaping plan with type and size of trees, per TMC
18.54 shall be submitted for approval with the final short plat.
5. Construct/install road and utilities per civil plan by Duncanson Company, Inc. dated March
20, 2006.
6. Provide the following notes on the short plat map:
a. All development to comply with Geotechnical Engineering Report, by Earth
Consultants, Inc., dated August 31, 2005 and subsequent geotechnical reports.
b. No runoff, including downspouts, shall be infiltrated into the ground through "dry
wells" or perforated infiltration pipes and trenches.
c. Permits for individual house foundation and drainage system shall provide a specific
geotechnical assessment, with final design recommendations at the time of permit
application.
d. Homes on lots 3 and 4 shall be,sprinklered.
e. Steep slope area shall not be disturbed or altered without a permit. Contact Tukwila
Department of Community Development for information.
APPEALS
This short plat approval decision may be appealed to the Hearing Examiner. In order to appeal the
decision, a written notice of appeal must be filed with the Department of Community
Development within 21 days of the issuance of the Notice of Decision (April 19, 2006). The
requirements for such appeals are set forth in Tukwila Municipal Code Chapter 18.116. If no
valid appeals are filed within the time limit, the decision of the Department will be final.
Appeal materials shall include:
1. The name of the appealing party.
2. The address and phone number of the appealing party; and if the appealing party is a
corporation, association or other group, the address and phone number of a contact
person authorized to receive notices on the appealing party's behalf.
3. A statement identifying the decision being appealed and the alleged errors in the
decision. The Notice of Appeal shall state specific errors of fact or errors in
application of the law in the decision being appealed; the harm suffered or
anticipated by the appellant, and the relief sought. The scope of an appeal shall be
limited to matters or issues raised in the Notice of Appeal.
CL
y: V:fhanh Short I'1:101'r:lim. \ppmv I.loc
Page 2 01.5 04/19/2006 11:06:00 AM
•
•
Mr. Tom Donnelly
Northwest [-lousing Guild
Short Plat L05-070
April 19, 2006
All notices of appeal shall be submitted along with an appeal fee pursuant to the fee schedule,
which is $100 for a Type 2 decision in the Low Density Residential district. Any appeal shall be
conducted as an open record hearing before the Hearing Examiner. The Hearing Examiner's
decision on the appeal is the City's final decision. A party who is not satisfied with the outcome
of the administrative appeal process may file an appeal in King County Superior Court from the
Hearing Examiner's decision pursuant to the procedures and time limitations set forth in RCW
Chapter 36.70C.
2. Public Works Permit
Following Preliminary Short Plat Approval, you must apply for and obtain a Public Works
permit to construct the infrastructure to support development of 3 additional homes on the site.
The elements listed below shall be addressed with the permit application. Please contact Dave
McPherson at 206 - 433 -0179, if you have any questions.
1. The civil site plans shall be designed by a licensed civil engineer per City of Tukwila
standards, details, and specifications. An infrastructure design and construction standard
manual, and other Public Works information is available on City of Tukwila web -site.
2. A Street Use permit is required including Bond /Insurance for work within City right -of -way.
3. Provide to the City for review and approval a copy of:
a.. private ingress, egress & utility easements — see sample enclosed.
b. private storm water and private road maintenance agreements — see sample enclosed.
4. Install a street light at the intersection of the private access and South 114`h Street.
5. All utilities are required to be underground, per City ordinance.
6. Private access road and driveways shall not exceed 15% slope.
7. Rockeries higher than 4' shall be structural walls and designed and stamped by a Structural
Engineer. A separate building permit is required for retaining walls - contact City Building
Department for further requirements.
8. Owner shall sign with Notary, a Sensitive Areas Ordinance Hold Harmless Agreement. The
City will record this Agreement after the Mayor signs the document. Please submit the
signed agreement at least ten (10) days prior to the expected final short plat recording, in
order to all sufficient time for City processing of the Agreement.
9. Special assessment for City sanitary sewer shall apply and be determined by the Senior
Sanitary Sewer Engineer.
10. Ryan Hill water assessment fees apply. Each new water connection shall be assessed
$5,804.40.
11. Water meter fee for a 3/4" meter after January 1, 2006 is $5,248.00, including a Cascade
Water Alliance (RCFC) charge in the amount of $4,648.00.
12. For your information, a transportation impact fee per City of Tukwila ordinance No. 2111,
applies and is paid under the building permits for each new single family residence.
13. Install fire hydrant, as shown on Preliminary Short Plat sheet PP 1.
Once Public Works staff have reviewed and approved the easement language and Maintenance
Agreement language, record these documents with King County.
CL.
y: \'I h:uth Short I'Itit\Ihrlim ApprovaI ih c
1'aee 3 of ; 0-1; 19/2006 1 1:00:00:A�A'I
so
Mr. Tom Donnelly
Northwest Housing Guild
Short Plat L05 -070
April 19, 2006
3. Final Approval
Once work has been completed under the Public Works permit, and final inspections have been
approved, you may submit for final short plat approval. Please provide the materials specified in
TMC 17.12.030 (see attached) including the survey signed by the surveyor, before and after legal
descriptions, as -built plans for all new roads and utilities, signature lines signed and notarized by the
property owner, etc. The recording numbers for the Easement and Maintenance Agreement must
be on the plat. Please make sure the documents meet the King County Recorder's requirements,
particularly the required margins. DO NOT FOLD THE FINAL SHORT PLAT SHEETS.
All taxes and fees assessed against the property must be current prior to final approval. Please
check with the King County Assessor's Office and the City of Tukwila Finance Department prior
to submitting the final short plat.
After the documents have been found to be in order, and the all of the requirements of the short plat
have been met, per TMC 17.12.030 B., the Chair of the Short Subdivision Committee will sign your
short plat, which constitutes a grant of final approval.
4. Recording
The signature of the Chairman of the Short Subdivision Committee on the final short plat
documents certifies that your short plat application is ready for recording. It is your responsibility to
record the City approved short plat documents with the King County Department of Records. You
will need to pay the recording fees and submit your approved original short plat to King County.
See the Recording Procedures handout. Do not fold the documents as this damages the print and
may require that you reprint the short plat and obtain all the approval signatures again. The short
plat is not complete until the recording occurs and copies of the recorded documents are provided to
the Department of Community Development.
After recording, the County returns the recorded original to the City of Tukwila within 4 -6 weeks, at
which time your short plat is considered complete. You can shorten this processing time by hand -
delivering a copy of the recorded short plat to the project planner. In many circumstances, building
permits on the short platted property may not be issued until a copy of the recorded short plat (or
original) is returned to the Department of Community Development.
EXPIRATION
The final approved short plat must be filed with the King County Department of Records by one
year from the date of this preliminary approval, April 19, 2006 or the application will expire. The
City may grant a single one -year extension if requested in writing prior to the expiration date.
If you have any questions, please contact Carol Lumb, Senior Planner, at 206 -431 -3661, or for
Cl.
y:Cfhanh Short flat \I'rclim ! \pprowLJoc
I't c4ot5
11 -1 119 /20116 1 I:116at11:A�I
Mr. Tom Donnelly
Northwest Housing Guild
Short Plat L05 -070
April 19, 2006
questions about Public Works requirements, contact David McPherson, Development Engineer,
at 206 -431 -2448.
Sincerely,
Steve Lancaster
Chair, Short Subdivision Committee
Enclosures: Sample Ingress, Egress & Utilities Easement
Sample Drainage and Private Road Maintenance Agreement
TMC 17.12.030 A., Final Short Plat Approval
Sensitive Areas Covenant & Hold Harmless Agreement
cc: Jim Morrow, Public Wor Director fj _ ► (please initial your approval)
Nick Olivas, Fire Chief �� ase initial your approval)
King County Assessor, Accounting Division
David McPherson, Development Engineer, Public Works Department
Amy and Allan Stephenson
CI.
(1: \Thcmh Short I'I:u \I'rclim , \ppro\';ILdoc
I'aue 5 ui 5 0411 1/2006 9:43:00 ,ANI
ONIA3A f1S
February 23, 2006
DUNCANSON
Company, Inc.
Ms. Carol Lumb
Senior Planner
City of Tukwila
6300 Southcenter Boulevard, Suite 100
Tukwila, Washington 98188
Subject: NHG/Thanh Short Plat
L05- 070/E05 -017
Dear Carol:
1110ECEIVED
FEB 2 4 2006
tgaunury
mar
DC! 04351
We have revise the preliminary civil plan to address the comments in you r December 23,
2005 and February 3, 2006 comment letters. The list below provides a response as to
how the comments have been addressed.
December 23, 2005 Comments
Fire Department
1. The hammerhead has been revised to meet the 65 -foot standard and
reconfigured per our 1/18/06 meeting.
2. A new hydrant is proposed at the entrance. Lots 3 and 4 may require
sprinklers.
Public Works
1. Page 3 of the environmental checklist has been revised to clarify that the steep
slope will be in a private native growth protection area easement. The grading
estimate has been changed on the plan to match the checklist. That was a
typo.
2. Also, due to the lot and access road reconfiguration, the access road is longer
than 200 feet. We request a variance on behalf of the applicant to exceed the
200 -foot maximum private road length in this situation. Due to grade
limitations and the surrounding development pattern, there is little or no
potential for future extension of the road or use by surrounding properties.
The fire marshal indicated in our 1/18/06 meeting that he was not opposed to
this since lots 3 and 4 will be sprinklered. Due to the unique configuration of
this parcel an extended private road can provide access for this project, while
not being detrimental to current or future traffic circulation patterns of the
area.
145 SW 155th Street • Suite 102 • Seattle, Washington 98166
Phone 206.244.4141 • Fax 206.244.4455 • Web www.duncansonco.com
CIVIL ENGINEERING
LAND PLANNING
Ms. Lumb
2/24/2006
Page 2
NHG/Thanh
Planning Division
1. The lot configuration has been revised. Your concurrence with the
configuration, especially with respect to lot 4 is fundamental to most other
aspects of this short plat. We request that you review this issue prior to
involving other. departments.
2. The applicant, who is also the builder believes they have a building
configuration that will work on lot 4, while providing a back up space. I will
request the applicant send you a proposed site plan.
February 3, 2006 Comments
Neighbor tree issue —I believe at least 1 of the trees in question is shown on the survey at
the southwest corner of the neighbors property. The proposed access road is offset 5 feet
from the property line. In the proximity of these trees, the new access road will traverse
an areas that is already covered with a concrete driveway and the garage building.
Fence issue —The common fence is very close to the property line. A retaining wall is
proposed on the project side of the property line so that existing grades can be maintained
at the property line. Fence removal is not anticipated.
Tree mitigation —Three trees are proposed for removal in areas exceeding 15 %. Based
on the tree diameters, 18 replacement trees are required and are conceptually shown.
Enclosed are 4 copies of the revised preliminary civil plan and a revised environmental
checklist page. If these revisions meet with your acceptance, we will revise the short plat
survey map.
Sincerely,
Duncanson Company, Inc.
Harold M. Duncanson, P.E.
President
Enclosure
CC: Tom Donnelly
•
City of Tukwila
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
February 3, 2006
Ms. Amy and Mr. Allan Stephenson
4936 S. 114th Street
Tukwila, WA 98178
RE: NHG /Thanh Short Plat, L05 -070 and E05 -017
Dear Ms. Stephenson and Mr. Stephenson:
Thank you for your letter providing comments and questions about the proposed short plat at
4920 S. 114th Street. I am enclosing an enlarged copy of the proposed short plat so that you can
read the details more easily. The following responses address the questions you raised in your
letter:
Parking: the code requires two off - street parking stalls for each single family home. The
parking stalls can be provided in a garage, car port or in the driveway.
Surface Water: development in Tukwila must meet the standards of the King County Surface
Water Design Manual.
Private Drive: The enclosed civil plans illustrate the private easement that will be used to
provide access. The private access road must be 20 feet in width to provide adequate access for
emergency vehicles. A hammer head turn around is proposed for emergency vehicle use rather
than a cul -de -sac. The Fire Department is reviewing the proposed short plat for compliance with
its requirements.
Watershed: there is no watershed, designation on this property. The upper portion of the lot
contains steep slopes that are regulated by Tukwila's Sensitive Areas Ordinance. The applicant
has designated this area as a "Native Growth Protection Area," which means the area will not be
disturbed by development. Development in steep slope areas requires the preparation of a
geotechnical report, which the applicant has provided.
Tree Roots and Common Fence: It appears that the fence is on the property line and the short
plat plans do not indicate that the fence will be removed. I will confirm that with the applicant.
On protecting the tree roots, the short plat survey does not identify the location of your trees so it
is hard to tell how much, if any, of the trees' drip line will be affected by the adjacent
development. The City will require the use of best management practices for construction within
the drip line of the trees.
CL
q:\Thanh Short PIat\Stehenson.doc
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665
Page I of 2 02/03/2006 12:44 PM
Ms. Amy and Mr. Allan Stephenson
•
February 3, 2006
The City has provided technical comments to the applicant about the shape of the proposed lots
that may result in a revision to the proposed short plat. If a revised site plan is submitted, I will
send you a copy.
If you have any additional questions, please let me know. I can be reached at 206 -431 -3661.
Sincerely,
'2J
Carol Lumb
Senior Planner
Enclosures
cc: Nora Gierloff, Planning Supervisor
David McPherson, Development Engineer, Public Works Department
Tom Donnelly, Northwest Housing Guild
CL Page 2 of 2 02/03/2006 12:44 PM
q: \Thanh Short Plat \Stehenson.doc
•
City of Tukwila Steven M. Mullet, Mayor
Department of Community Development_ Steve Lancaster; Director
February 3, 2006
Mr. Tom Donnelly
Northwest Housing Guild
632 SW 150th Street, Suite B
Burien, WA 98166
RE: NHG/Thanh Short Plat
Dear Mr. Donnelly:
I am enclosing a copy of a letter that was received during the public comment period on the
proposed four lot short plat at 4920 S. 114th Street._ A copy of the letter was provided to the
pro,' ect engineer, Harold Duncanson, at our meeting on January 18, 2006 to discuss the lot layout
on the site.
I wanted to draw your attention to the last two concerns raised by Ms. Stephenson. The survey
does not indicate the location of the trees on the Stephenson property that she is concerned about,
so it is hard to determine whether the drip line extends across the property line. The project will
be required to use best management practices (BMPs) to protect any portion of the drip line that
extends into the project site and to minimize any damage to the root system by the construction.
I am enclosing a drawing used by the City of Seattle to identify critical root zone, dripline and
feeder root zone to illustrate BMPs for construction near trees.
The property survey shows the common fence on the plan mentioned by Ms. Stephenson. There
is no indication that the fence will be removed. Is that correct?
In the technical comments letter sent on December 23, 2005, I neglected to provide comments on
tree retention/tree replacement. Our sensitive areas ordinance regulates slopes 15% and greater -
any trees that are removed from these areas must be replaced. The civil drawings show several
trees that will be removed from steep slope areas, but does not indicate the size of the tree. A
copy of the tree regulations and a Tree Permit to remove the trees is enclosed for your review
and use.
CL Page 1 of 2 02/02/2006 4:33 PM
q: \Than Short PlatDonnelly.doc
6300 Southcenter Boulevard, Suite #100 •• Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206- 431 -3665
Mr. Tom Donnelly
Northwest Housing Guild
February 3, 2006
If you have any questions, please contact me at 206 -431 -3661.
Sincerely,
t/ 0604-4.7
Carol Lumb
Senior Planner
Enclosures
cc: Nora Gierloff, Planning Supervisor
David McPherson, Development Engineer, Public Works Department
Amy and Allan Stephenson
CL Page 2 of 2 02/02/2006 4:33 PM
q: \Than Short PlatDonnelly.doc
CITY OF TUKWILA
NOTICE OF APPLICATION
PROJECT-INFORMATION
Tom Donnelly, of Northwest Housing Guild has filed applications for development of a
four lot short plat subject to environmental (SEPA) review to be located at 4920 S. 114th
Street, Tukwila.
Permits applied for include E05 -017, SEPA review
L05 -070, Short Plat
Other known required permits include: Public Works permit to construct infrastructure
and building permits.
Studies required with the applications include: Geotechnical Engineering Study
prepared by Earth Consultants, Inc. dated August 31, 2005.
An environmental checklist has been submitted with the study identified above.
FILES AVAILABLE FOR PUBLIC REVIEW
project files are available at the City of Tukwila. To view the files, you may request
them at the counter at the Department of Community Development (DCD), located at
6300 Southcenter Boulevard #100.
Project Files include: E05 -017 and L05 -070
OPPORTUNITY FOR PUBLIC - COMMENT'
Your written comments on the project are requested. They must be delivered to DCD at
the address above or postmarked no later than 5:00 P.M., Friday, January 13, 2006.
APPEALS
You may request a copy of any decision, information on hearings, and your appeal rights
by calling DCD at (206) 431 -3670.
For further information on this proposal, contact <project planner> at (206) 431 -3670 or visit
our offices at 6300 Southcenter Boulevard, Suite #100, Monday through Friday, 8:30 a.m. to
5:00 p.m.
Application Filed:
Notice of Completeness Issued:
Notice of Application Issued:
November 10, 2005
December 16, 2005
December 30, 2005
CL Page 1 of 1 1228/2005 2:32 PM
q:/Thanh Short Plat/NOA.doc
Dept. Of Community Development
City of Tukwila
AFFIDAVIT OF DISTRIBUTION{'`
I.guitgcwC
&bo k HEREBY
DECLARE THAT:
Notice of Public Hearing
Determination of Non - Significance
Notice of Public Meeting.
Mitigated Determination of4Non
Significance ;.}
Board of Adjustment Agenda Pkt
Determination of Significances &µ;Scoping
Notice
Board of Appeals Agenda Pkt
Notice of Action
Planning Commission Agenda Pkt
Official Notice
Short Subdivision Agenda
Notice of Application3
Shoreline Mgmt Permit
Notice of Application for-;Shoreline Mgmt
Permit `
__
FAX To Seattle Times
Classifieds
Mail: Gail Muller Classifieds
PO Box 70 - Seattle WA 98111
Other
-;
Was mailed to each of the addresses listed on this 'O day of
year 20 BS
Project Name: N V" \bC�.4 -1 a.t.A tck
Project Number: j 0% 0
Mailer's Signature:
Person requesting mailing:
0■6-A44 -r cvk�
P:GINAWYNETTA/FORMS /AFFIDAVIT -MAIL 08/29/003 :31 PM
12/19/2005 13:09
20624(1440
BUNCANSON COMPANY
CITY OF TUKWILA
Dept( rtment of Conimunityy Development
6300 ,south enter Boulevard, Tukwila, WA
9815.
Telef:wne: (206) 431 -3670 FAX (206) 437.3665
tvicriartOatalcww ila .wa.0.
AFFIDAVIT OF INSTALLATION AND POSTING
Or: PUBLIC INFORMATION SIGN(S)
State of Washington
County of Icing
City of Tukwila
TJv Prr'rPt i
Tukwila Municipal Code r
following the issuance of fie No
(PRINT NAME) understand that Section 18.104.11.0 of the
es me to post the property no later than fourteen (14) days
of Completeness,
PAGE 99
I certify that on
1 the Public Notice Board(s) i.x+, accordance with Section
18.104.110 and the o e'• a plicable guidelines were posted on the property located at
5"• ULirjs so as to be dearly seen from each right -of -way primary
vehicular access to the prcperty for application file number A or -pre
T herewith authorize the City of Tukwila or its representative to remove ord. immediately
dispose of the sign at the -.,roperty owner's expense, if n d ' l
er or within
fourteen (14) days of a Nc tice letter.
of remove t e y
/4,;' .1/�. %.!/
Applicant or Project M ages Signature
On this day personally appeared before me jY� Dr to me
known to be the indivicual who executed, the foregoing Wan= and acknowledged ses.men.otha
he/she signed the same za his voluntary act and deed for the uses n.d. p rp
therein.
SUBSCRIBED AND SWORN to before me thie _&a. day of _. [ �---
0 5iOV Y ''rPi
s : U �pTARRr TN
;o • s•
PUBL�'' 0Z' residing at
sal
". Op 1dVAs" My commission expires
ARY
in and f6 the State of Washington
psi Co.
xp Apv.DOC.VJ PII3/RS
3-2 -t("1
•
City of Tukwila
•
Steven M Mullet, Mayor
Department of Community Development Steve Lancaster, Director
December 23, 2005
Mr. Tom Donnelly
c/o Northwest Housing Guild
632 SW 150th Street, Suite B
Burien, WA 98166
RE: L05 -070 and E05 -017, NHG /Thanh Short Plat and Environmental Review
Dear Mr. Donnelly:
Staff has had an opportunity to review the proposed Thanh short plat in more detail and have the
following technical comments. Please provide a written response and/or revised plans as
appropriate.
Fire Department: for questions, contact Don Tomaso, Fire Marshall, 206 - 431 -4404
1. The hammerhead turn around does not meet the required 65 feet in length for the middle
leg of the turn around. A second hammerhead may be needed as one is needed for each
150 feet the emergency vehicles travels from the public road. Please revise the design of
the hammerhead to comply with Fire Department requirements.
2. The travel distance by vehicle path from the existing fire hydrant on South 114th Street
should be noted on the plans.
Public Works: for questions, please contact David McPherson, 206 - 433 -0179
1. The environmental checklist should be revised to reflect the following comments:
B. Environmental Elements
1. Earth
b. Verify recommended buffer area mentioned in checklist. Verify if this is the
area shown on the Civil plan sheet PP1 (Sheet 1 of 1), labeled as Native
Growth Protection Area.
e. Verify cut and fill quantity estimate. Checklist states 1,000 cy and Civil plan
sheet PP1 (Sheet 1 of 1) shows only 100 cy.
CL Page I of 3
q:/NHG -Thanh Short Plat/LOS-070 Technical Comments.doc
12/23/2005 3:10 PM
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
t; .
• •
Mr. Tom Donnelly
NHG/Thanh Short Plat
December 23, 2005
Short Plat — L05 -070
1. Verify if steep slope at NE portion of new Lot 4, is to be a private Native Growth Protection
Area, as labeled on Civil plan sheet PP1 (Sheet 1 of 1).
Planning Division: for questions please contact Carol Lumb, 206 - 431 -3661.
1. Tukwila Municipal Code provides guidance on the acceptable configuration for new lots.
Lots 3 and 4 do not comply with TMC 18.10.060, Development Standards for Low
Density Residential District, which requires that the average lot width for new lots be 50
feet. Please also refer to TMC 17.20.030 F. Lots, 1. Arrangement, which states: "Insofar
as practical, side lot lines shall be at right angles to street lines..." Please revise the lot
lines to comply with these two sections of municipal code.
2. Also related to the shape of the lots, as currently configured, Lot 4 has a very narrow
throat. When reconfiguring the lots, please ensure there is adequate room for a vehicle to
safely back out of a garage and exit the site.
The following comments are provided for your information and review early in the process.
They will be incorporated into comments provided at the time of preliminary short plat approval.
Miscellaneous Comments Short Plat — L05 -070
1. Provide the following notes on the final short plat map:
a. "All development shall comply with Geotechnical Engineering Report, by Earth
Consultants, Inc., dated August 31, 2005 and subsequent geotechnical reports."
b. "No runoff, including downspouts, shall be infiltrated into the ground through
"dry wells" or perforated infiltration pipes and trenches."
c. "Individual house foundation and drainage systems shall provide a specific
geotechnical assessment, with final design recommendations."
2. Provide a copy for City review of all private ingrees, egress & utility easements — see
sample enclosed.
3. Provide a copy for City review of any private storm water maintenance agreements — see
sample enclosed.
4. All utilities are required to be underground, per City ordinance.
5. The private access road and driveways shall not exceed 15% slope.
6. Rockeries higher than 4' shall be structural walls and designed and stamped by a
Washington State licensed professional engineer. Contact City Building Department for
further requirements.
7. Prior to final short plat approval, the owner must complete and record at King County, a
Sensitive Area Covenant and Hold Harmless Agreement, as site is within a Sensitive
Area (steep slopes) — see sample enclosed.
8. Special assessment for City sanitary sewer shall apply and be determined by the Senior
Sanitary Sewer Engineer.
9. Ryan Hill water assessment fees apply. Each new water connection will be assessed
$5,804.40.
CL Page 2 of 3 12/23/2005 3:10 PM
q:/NHG -Thanh Short Plat/L05 -070 Technical Comments.doc
• •
Mr. Tom Donnelly
NHG/Thanh Short Plat
December 23, 2005
10. Water meter fee for a 3/4" meter after January 1, 2006 is $5,248.00, including a Cascade
Water Alliance (RCFC) charge in the amount of $4,648.00.
11. Street Use permit is required including Bond /Insurance for work within City right -of-
way.
12. The applicant shall apply for Building and Public Works permit approvals.
13. Civil site plans shall be designed per City of Tukwila standards, details, and
specifications.
14. The Tukwila infrastructure design and construction standard manual and other Public
Works information is available on City of Tukwila web -site: www.ci.tukwila.wa.us.
These applications will expire if we do not receive the requested additional information within
ninety days of the date of this letter, unless an extension is granted pursuant to TMC 18.105.070(E).
When re- submitting, please provide four copies of all materials.
On a separate issue, I am still waiting to hear that the public notice sign is ready for installation. I
cannot mail out the Notice of Application until the site is posted with the project information. If you
have any questions, please call me at 206 - 431 -3661.
Sincerely,
Gexia 06(414/V
Carol Lumb
Senior Planner
cc: Nora Gierloff, Planning Manager
David McPherson, Development Engineer, Public Works Department
Don Tomaso, Fire Marshall
CL Page 3 of 3 12/23/2005 3:10 PM
q:/NHG -Thanh Short Plat/L05 -070 Technical Comments.doc
MEMORANDUM
TO: PLANNING DEPT. — Carol Lumb, Senior Planner
FROM: PUBLIC WORKS DEPT. — David McPherson, Development Engineer
DATE: December 16, 2005
SUBJECT: NHG /Thanh — 4 Lot Short Plat
4920 South 114th Street
SEPA, Short Plat, and Miscellaneous Comments
SEPA — E05 -017
The following SEPA comments should be addressed as applicable:
1. Project to comply with Geotechnical Engineering Report, by Earth Consultants,
Inc., dated August 31, 2005 and subsequent geotechnical reports.
The environmental checklist should be revised to reflect the following comments:
A. Background
12. Site is located in NE1 /4 of NE Y4 of Section 10 not SE1 /4 of Section 10.
B. Environmental Elements
1. Earth
b. Verify recommended buffer area mentioned in checklist. Verify if
this is the area shown on the Civil plan sheet PP1 (Sheet 1 of 1),
labeled as Native Growth Protection Area.
e. Verify cut and fill quantity estimate. Checklist states 1,000 cy and
Civil plan sheet PP1 (Sheet 1 of 1) shows only 100 cy.
5. Animals
a. Birds — Many common species of birds may be on the site on occasion. Also
circle Hawk, heron, and eagle.
Mammals — Many common species of rodents and small mammals may be on the
site on occasion.
c. Yes — This area is part of the Pacific Flyway. A primary corridor for
migratory bird species.
Short Plat — L05 -070
1. Provide note on short plat map, to comply with Geotechnical Engineering Report,
by Earth Consultants, Inc., dated August 31, 2005 and subsequent geotechnical
reports.
2. Provide note on short plat, that no runoff, including downspouts, shall be
infiltrated into the ground through "dry wells" or perforated infiltration pipes and
trenches.
3. Provide note on short plat, that individual house foundation and drainage system,
shall provide a specific geotechnical assessment, with final design
recommendations.
4. Verify if steep slope at NE portion of new Lot 4, is to be a private Native Growth
Protection Area, as labeled on Civil plan sheet PP1 (Sheet 1 of 1).
Miscellaneous Comments
1. Provide a copy to the City, all private ingrees, egress & utility easements — see
sample enclosed.
2. Provide a copy to the City, any private storm water maintenance agreements — see
sample enclosed.
3. Street light at intersection of private access and South 114th Street, may be
required.
4. All utilities are required to be underground, per City ordinance.
5. Private access road and driveways, shall not exceed 15% slope.
6. Rockeries higher than 4', shall be structural walls and designed and stamped by a
Structural Engineer. Contact City Building Department for further requirements.
7. Owner to complete and record at King County, a Sensitive Area Covenant and
Hold Harmless Agreement, as site is within a Sensitive Area (steep slopes) — see
sample enclosed.
8. Special assessment for City sanitary sewer shall apply and_be determined by the
Senior Sanitary Sewer Engineer.
9. Ryan Hill water assessment fees apply. Each new water connection shall be
assessed $5,804.40.
• •
10. Water meter fee for a 3/4" meter after January 1, 2006 is $5,248.00, including a
Cascade Water Alliance (RCFC) charge in the amount of $4,648.00.
11. Street Use permit is required including Bond/Insurance for work within City
right -of -way.
12. The applicant shall apply for Building and Public Works permit approvals.
13. Civil site plans shall be designed per City of Tukwila standards, details, and
specifications.
14. An infrastructure design and construction standard manual, and other Public
Works information is available on City of Tukwila web -site.
•
Ciz of Tukwila
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
NOTICE OF COMPLETE APPLICATION
December 16, 2005
Mr. Tom Donnelly
Northwest Housing Guild
632 SW 150th Street, Suite B
Burien, WA 98166
RE: L05 -070 and E05 -017, NHG /Thanh Short Plat and Environmental Review
Dear Mr. Donnelly:
With the submittal of the mailing labels on December 5, 2005, your applications for a four -lot short
plat and environmental review located at 4920 S. 114th Street in Tukwila have been found to be
complete on December 16, 2005 for the purposes of meeting state mandated time requirements.
The next step is for you to install the notice board sign on the site within 14 days of the date of this
letter. You received information on how to prepare and 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 notice board. Please call me 3 days prior to installing the notice board to
arrange the pick up of the laminated Notice of Application. After installing the sign with the
laminated notice, you must return the signed Affidavit of Posting to our office.
This determination of complete application does not preclude the City from requesting additional
plans or information, if in our estimation such information is necessary to ensure the project meets
the substantive requirements of the City or to complete the review process.
If you have any questions, please feel free to call me at 206 -431 -3661.
Sincerely,
Ca i 414/ -
Carol Lumb
Senior Planner
cc: Reviewing City Departments
CL
q: \L05- 070 \NHG -Thanh Short Plat- Complete.doc
Page 1 of 1 12/15/2005 3:27 PM
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
ONIA3A21f1S
DUNCANSON
Company, Inc.
TRANSMITTAL LETTER
DATE: December 5, 2005
TO: City of Tukwila
Department of Community Development
6300 Southcenter Boulevard
Tukwila, WA 98188
FROM: Jennifer Kelly, EIT
RECEIVED
'DEC' 0 5 2005
COMMUNITY
DEVELOPMENT
04351
RE: NHG /Thanh Short Plat Submittal
Short Plat Project No. L05 -070 & SEPA Project No. E05 -017
THE FOLLOWING DOCUMENTS ARE ENCLOSED:
Quanti
Description
2 sets
Mailing labels for all properties, including both property owners and
tenants, within 500 feet of the site located at 4920 S. 114th Street,
Tukwila.
1
List that correlates the owner mailing labels with the parcel number.
1
List that correlates the tenant mailing labels with the parcel number.
1
Copy of City of Tukwila Notice of Incomplete Application,
dated 11/23/05.
NOTES:
Please give me a call if you have any questions. Thanks.
145 SW 155th Street • Suite 102 • Seattle, Washington 98166
Phone 206244.4141 • Fax 206244.4455 • Web www.duncansonco.com
CIVIL ENGINEERING
LAND PLANNING
Beacon Homes Inc.
PO Box 22998
Seattle, WA 98122
Janet Joyce Dukich
5001 S 114th Street
Seattle, WA 98178
Anh-Phuong Nguyen
5005 S 114m Street
Tukwila, WA 98178
John I Hashimoto
5111 S Avon Street
Seattle, WA 98178
Thomas M & Mary E Ring
5015 S 113th Street
Seattle, WA 98178
Maria Divina
11321 - 51st Ave S
Seattle, WA 98178
King County
500 King County Admin., #500A
Seattle, WA 98104
Timothy W & David A Hill
5002 S 114th Street
Seattle, WA 98178
Allan G & Amy M Stephenson
4936 S 114th Street
Seattle, WA 98178
H & Anh N LaThanh
4920 S 114th Street
Seattle, WA 98178
Lindal Co.
4300 S 104th Place
Seattle, WA 98178
George H Bums
10024 S 466 Street
Phoenix, AZ 85044
L &CDynasty
POBox798
Snoqualmie, WA 98065
Robin Y & Koichi J Miyata
5103 S Avon Street
Seattle, WA 98178
Gary L & Lanae M Weaver
11333 - 51st Ave S
Seattle, WA 98178
John D Williams
5013 S 113th Street
Seattle, WA 98178
Dustin L Zolber
5003 S 113th Street
Seattle, WA 98178
Kari L Escobedo
4950 S 114th Street
Tukwila, WA 98178
Rose Sapoznick
4940 S 114th Street
Tukwila, WA 98178
Vu L Nguyen
4908 S 1146 Street
Tukwila, WA 98178
Kevin Mullenniex
PO Box 81245
Seattle, WA 98108
George Burns
5022 S 118th Street
Tukwila, WA 98178
Boyd & Susan Watkins
804 SW 148th Street
Seattle, WA 98166
Harvey H & Edith A Watanabe
11114- 51stAveS
Seattle, WA 98178
Phyllis Jean Alexander
11313 - 51st Ave S
Seattle, WA 98178
Tim Tvedt
17623 -153't Roadway SE
Yelm, WA 98597
Jason Leschinger
5001 S 113th Street
Tukwila, WA 98178
Dofo A Kosem
4948 S 1146 Street
Tukwila, WA 98178
Kenneth Rogers
4918 S 114 Street
Seattle, WA 98178
Phayvanh Xayasensouk
2100 S 260th Street, #R301
Des Moines, WA 98198
Paul & Charlene Neuss
PO Box 78673
Seattle, WA 98178
Donald R & Michelle A Latimer
15854 SE 1.16th Street
Renton, WA 98059
Lonnie R & Linda A Mosley
11223- 51g Ave S
Seattle, WA 98178
L Calahan
11225 - 51` Ave S
Seattle, WA 98178
William R Brooksher Jr.
11025 Beacon Ave S
Seattle, WA 98178
Jon B Beahm
9813 23rd Ave NE
Seattle, WA 98117
PATRICK & LAUREEN KELLY
11125 - 51gAve S
Tukwila, WA 98178
George H Bums
10024 S 46th Street
Phoenix, AZ 85044
Milda Wohlwend
PO Box 78051
Seattle, WA 98178
Michael J & Mary J Latimer
PO Box 98541
Des Moines, WA 98198
Charles R Harvey
11205 - 5 1 g Ave S
Seattle, WA 98178
Quane & Nyphone Souriyakhat
11005 Beacon Ave S
Seattle, WA 98178
Kathleen Losey
11035 Beacon Ave S
Seattle, WA 98178
Darrold E Bolton
2609 - 174th Ave NE, #2147
Redmond, WA 98052
DAVID & COLLEEN HUFF
11136 - 49th Ave S
Tukwila, WA 98178
James A Sandberg
4928 S 113th Street
Tukwila, WA 98178
Machine Works Draper
2100 W Commodore Way
Seattle; WA 98199
Glenn & Pamela Lane
11211 - 51g Ave S
Tukwila, WA. 98178
Noel Malinit
11027 Beacon Ave S-
Seattle, WA 98178
Robert Summerrise 111
11019 Beacon Ave S
Seattle, WA 98178
HARVEY & ANDREA DRAKE
11121 - 50th Ave S
Tukwila, WA 98178
CARLOS ZABALA
4944 S 114th Street
Tukwila, WA 98178
TENANT
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 1078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna'Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 ,078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010,
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 00101
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 00101
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 00101
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 1078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
HOUSE NUMBER STREET ADDRESS CITY STATE ZIP ,PARCEL
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 00,10
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
•Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 0/8000 0010.
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident of Mauna Kea - Senior House Apartments 11133 51st Ave S Tukwila WA 98178 078000 0010
Resident 5003 S 113th St Seattle WA 98178 334840 1682
Resident 5003 S 113th St Seattle WA 98178 334840 1682
•
OWNER'S FIRST NAME OWNER'S LAST NAME HOUSE NUMBER STREET ADDRESS CITY STATE ZIP PARCEL
Beacon Homes Inc.
Linda! Co.
Kevin
Janet Joyce
George H
George
Anh- Phuong
L &C
• Boyd & Susan
John I
Robin Y & Koichi J
Harvey H & Edith A
Thomas M & Mary E
Gary L & Lanae M
Phyllis Jean
Maria
John D
Tim
King County
Dustin L
Jason
Timothy W & David A
Kari L
Dofo A
Allan G & Amy M
Rose
Kenneth
H &AnhN
Vu L
Phayvanh
Paul & Charlene
Milda
James A
Donald R & Michelle A
Michael J & Mary J
Machine Works
Mullenniex
Dukich
Burns
Burns
Nguyen
Dynasty
Watkins
Hashimoto
Miyata
Watanabe
Ring
Weaver
Alexander
Divina
Williams
Tvedt
Zolber
Leschinger
Hill
Escobedo
Kosem
Stephenson
Sapoznick
Rogers
LaThanh
Nguyen
Xayasensouk
Neuss
Wohlwend
Sandberg
Latimer
Latimer
Draper
4300
5001
10024
5022
5005
804
5111
5103
11114
5015
11333
11313
11321
5013
17623
500
5003
5001
5002
4950
4948
4936
4940
4918
4920
4908
2100
4928
15854
2100
PO Box 22998
S 104th PI
PO Box 81245
S 114th St
S 46th St
S 118th St
S 114th St
PO Box 798
SW 148th St
S Avon St
S Avon St
51st Ave S
S 113th St
51st Ave S
51st Ave S
51st Ave S
S 113th St
153rd Roadway SE
K C Admin #500A
S 113th St
S 113th St
S 114th St
S 114th St
S 114th St
S 114th St
S 114th St
S 114th St
S 114th St
S 114th St
S 260th St #R301
PO Box 78673
PO Box 78051
S 113th St
SE 116th St
PO Box 98541
W Commodore Way
Seattle
Seattle
Seattle
Seattle
Phoenix
Tukwila
Tukwila
Snoqualmie
Seattle
Seattle
Seattle
Seattle
Seattle
Seattle
Seattle
Seattle
Seattle
Yelm
Seattle
Seattle
Tukwila
Seattle
Tukwila
Tukwila
Seattle
Tukwila
Seattle
Seattle
Tukwila
Des Moines
Seattle
Seattle
Tukwila
Renton
Des Moines
Seattle
WA 98122 078000 0010
WA 98178 334840 0949
WA 98108 334840 0950
WA 98178 334840 0960
AZ 85044 334840 0975
WA 98178 334840 0976
WA 98178 334840 0980
WA 98065 334840 0990
WA 98166 334840 0996
WA 98178 334840 1641
WA 98178 334840 1645
WA 98178 334840 1646
WA 98178 334840 1660
WA 98178 334840 1661
WA 98178 334840 1662
WA 98178 334840 1663
WA 98178 334840 1672
WA 98597 334840 1680
WA 98104 334840 1681
WA 98178 334840 1682
WA 98178 3348401683
WA 98178 3348401684
WA 98178 3348401690
WA 98178 334840 1691
WA 98178 334840 1700
WA 98178 334840 1705
WA 98178 334840 1710
WA 98178 334840 1711
WA 98178 334840 1720
WA 98198 334840 1730
WA 98178 334840 1731
WA 98178 3348401740
WA 98178 3348401741
WA 98059 3348401742
WA 98198 3348401750
WA 98199 334840 1751
Lonnie R & Linda A
Charles R
Glenn & Pamela
L
Quane & Nyphone
Noel
William R
Kathleen
Robert
•Jon B
Darrold E
HARVEY & ANDREA
PATRICK & LAUREEN
DAVID & COLLEEN
CARLOS
GEORGE H
Mosley
Harvey
Lane
Calahan
Souriyakhat
Malinit
Brooksher Jr.
Losey
Summerrise III
Beahm
Bolton
DRAKE
KELLY
HUFF
ZABALA
BURNS
11223
11205
11211
11225
11005
11027
11025
11035
11019
9813
2609
11121
11125
11136
4944
10024
51st Ave S
51st Ave S
51st Ave S
51st Ave S_
Beacon Ave S
Beacon Ave S
Beacon Ave S
Beacon Ave S
Beacon Ave S
23rd Ave NE
174th Ave NE #2147
50th Ave S
51st Ave S
49th Ave S
S 114th St
S 46th St
Seattle WA
Seattle WA
Tukwila WA
Seattle WA
Seattle WA
Seattle WA
Seattle WA
Seattle WA
Seattle WA
Seattle WA
Redmond WA
Tukwila WA
Tukwila WA
Tukwila WA
Tukwila WA
Phoenix AZ
98178
98178
98178
98178
98178
98178
98178
98178
98178
98117
98052
98178
98178
98178
98178
85044
334840 176-1
334840 1762
334840 1763
334840 1764
1334840 1770
F3348401771
334840 1772
334840 1774
334840.1775
334840w1890,,
33400, 2650
078000 0082
078000 0085
078000 0110
33480;1707%:
334840;0984
City of Tukwila
Steven M. Mullet, Mayor
Department of Community Development Steve Lancaster, Director
NOTICE OF INCOMPLETE APPLICATION
November 23, 2005
Mr. Tom Donnelly
c/o NHG
632 SW 150th Street, Suite B
Burien, WA 98166
RE: L05 -070 and E05 -017, NHG/Thanh Short Plat and Environmental Review
Dear Mr. Donnelly:
Your applications for a four lot short plat and SEPA (environmental) review for property located at
4920 S. 114t Street, Tukwila have been found to be incomplete. In order to be a complete
application, the following must be submitted to the permit center:
a. A random check of the parcels identified as being within 500 feet of the subject site shows
that a number of parcels are not represented with a mailing label. Please provide mailing
labels for all properties, including both property owners and tenants, within 500 feet of the
site along with a list that correlates the mailing label with a parcel number.
Upon receipt of these items, the City will re- review the applications for completeness and will mail
you written notification of completeness or incompletness within 14 days. These applications will
expire if we do not receive the requested additional information within ninety days of the date of
this letter unless an extension is granted pursuant to Section 18.105.070(E).
If you have any questions with this matter you may call me at 206 - 431 -3661
Sincerely,
(.:// -
V c'nv
Carol Lumb
Senior Planner
cc: Nora Gierloff, Planning Supervisor
6300 Southcenter Boulevard, Suite #100 • Tukwila, Washington 98188 • Phone: 206 - 431 -3670 • Fax: 206 - 431 -3665
ONIA3A2HIS
DUNCANSON
Company, Inc.
TRANSMITTAL LETTER
DATE: November 10, 2005
TO: City of Tukwila
Department of Community Development
6300 Southcenter Boulevard
Tukwila, WA 98188
FROM: Jennifer Kelly, EIT
RE: NHG/Thanh SEPA Submittal
THE FOLLOWING DOCUMENTS ARE ENCLOSED:
Quantity Descri ption
RECEIVED
NOV 10 2005
COMMUNifY
DEVELOPMENT
04351
1
Completed Application Checklist
Completed SEPA Environmental Review Application Form
Legal Description
5
5
5
Affidavit of Ownership and Hold Harmless Permission to Enter Property
5
Completed Endangered Species Act (ESA) Screening Checklist
5
Completed State Environmental Checklist
5
18 "x24" Bond Copy of Plat Survey
1
8.5 "x11" Reduced Copy of Plat Survey
5
24 "x36" Bond Copy of Sensitive Areas & Civil Plan
1
8.5 "x11" Reduced Copy of Sensitive Areas & Civil Plan
1
Application Fee (check #13205 in the amount of $500.00)
1
Completed Short Plat (P -SS) Application Form
2
Set of Mailing Labels
1
King County Assessor's Map for Mailing Labels
1
Vicinity Map
4
Geotechnical Report
NOTES:
Please give me a call if you have any questions. Thanks.
145 SW 155th Street • Suite 102 • Seattle, Washington 98166
Phone 206244.4141 • Fax 206244.4455 • Web www.duncansonco.com
CIVIL ENGINEERING
LAND PLANNING
• • SEPA
CITY OF TUKWILA ENVIRONMENTAL
Department of Community Development RECE!VelgVIEW
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665 NOV 1 0 ?405
E -mail: tukplan) ci.tukwila.wa.us
OPiyiENT
APPLICATION
FOR STAFF USE ONLY Sierra Type: P -SS
Planner:
File Number: E 06_,D1--)
Application Complete (Date:
)
Project File Number: Q(LEG 5---c)0 (o
Application Incomplete (Date:
)
Other File Numbers: jJ '5--07 0
NAME
PROJECT/DEVELOPMENT: NH & /7.71a11/i 51iov1" P/611-
OF
LOCATION OF PROJECT/DEVELOPMENT: (Give street address or, if vacant, indicate
lot(s), block and subdivision, access street, and nearest intersection. LIST ALL TAX LOT NUMBERS.
X1920 s. II Kt st
7- 1,1(wilM, WA 88/70
Tax LDS~# 33z18ij0- 1111
Quarter: NE Section: 10 Township: 2 Range:
(This information may be found on your tax statement.)
DEVELOPMENT COORDINATOR :
The individual who:
• has decision making authority on behalf of the applicant in meetings with City staff,
• has full responsibility for identifying and satisfying all relevant and sometimes overlapping development
standards, and
• is the primary contact with the City to whom all notices and reports will be sent.
Name: Toni Donnelly c/o NH(a.
4931 SW I0•tk St• , 'Ltoe I3 8144011W/1 q 8l(e(a
Address:
Phone:
Signature:
7
(20(0)7603— 6'606
Date: /7/7
•
•
COMPLETE APPLICATION CHECKLIST
The materials listed below must be submitted with your application unless specifically waived in writing by the Public
Works Department and the Department of Community Development. Please contact each Department if you feel that
certain items are not applicable to your project and should be waived, or should be submitted at a later date for use at
the public hearing (e.g. colored renderings). Application review will not begin until it is determined to be complete.
ADDITIONAL MATERIALS MAY BE REQUIRED.
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.
City staff are available to answer questions about application materials at 206 -431 -3670 (Department of Community
Development) and 206 -433 -0179 (Department of Public Works).
Check items :
submitted
with
application.
Information Required. May be waived in unusual cases, upon approval of both Public. Works:
and :Planning
APPLICATION MATERIALS:
✓
1. Application Checklist (1 copy) indicating items submitted with application.
/
2. Completed ESA Screening Checklist, State Environmental Checklist and. drawings (5 copies).
✓
3. One set of any plans submitted reduced to 8 1/2" by 11". One complete set of PMTs of the
fmal drawing set will be required prior to fmal approval.
✓
4. Application Fee $500.
/
5. Underlying permit application that triggers SEPA Review. (shay* p /e J
PUBLIC NOTICE MATERIALS:
6. Mailing labels for all property owners and tenants (residents or businesses) within 500 feet of
the subject property. Number of sets depends on the notice requirements of the underlying permit,
check with Planning Staff. Note: Each unit in multiple - family buildings —e.g. apartments, condos,
trailer parks —must be included (see Public Notice Materials section).
7. King County Assessor's map(s) that shows the location of each property within 500 ft. of the
subject lot (if mailing labels are required).
8. A 4' x 4' public notice board will be required on site within 14 days of the Department
determining that the application is complete (see Public Notice Materials section).
PROJECT DESCRIPTION AND ANALYSIS:
✓
9. Vicinity Map with site location.
✓
10. Provide four (4) copies of any sensitive area studies as needed prepared per Tukwila's
Sensitive Areas Ordinance (TMC 18.45), the Guidance for Preparation of Sensitive Areas
Special Studies for Wetlands and Watercourses and/or Geotechnical Report Guidelines
(Public Works Department Bulletin B4).
✓
11. Any drawings needed to describe the proposal other than those submitted with the
underlying permit. Maximum size 24" x 36 ".
C:\ homepage \tukwila \dcd \ apps \sepaApp.DOC, 08 /19/05
STATE OF WASHINGTON
CITY OF TUKWILA
Department of Community Development
6300 Southcenter Boulevard, Tukwila, WA 98188
Telephone: (206) 431 -3670 FAX (206) 431 -3665
E -mail: tukplan@ei.tukwila.wa.us
AFFIDAVIT OF OWNERSHIP AND HOLD HARMLESS
PERMISSION TO ENTER PROPERTY
RECEIVED
NOV 10 2005
G� .�rc,urvllY
DEVELOPMENT
ss
COUNTY OF KING
The undersigned being duly sworn and upon oath states as follows:
I . I am the current owner of the property which is the subject of this application.
2. All statements contained in the applications have been prepared by me or my agents and are true and correct to the best of my knowledge.
3. The application is being submitted with my knowledge and consent.
4. Owner grants the City, employees, agents, eCn� neers, contractors or other representatives the right to enter upon Owner's real property,
located at ti97.o r. ii'4i S . Twkw,Iq, WA 96/78
for the purpose of application review, for the limited time necessary to complete that purpose.
5. Owner agrees to hold the City harmless for any loss or damage to persons or property occurring on the private property during the City's
entry upon the property, unless the loss or damage is the result of the sole negligence of the City.
6. The City shall, at its discretion, cancel the application without refund of fees, if the applicant does not respond to specific requests for items
on the "Complete Application Checklist" within ninety (90) days.
EXECUTED at 1 \71' (city), (state), on /OA l
(PrintNameW"LN 2//274
(Address) cl /) r ?-' g o
(Phone Number)
x_14
20
(Signature)
On this day personally appeared before me ' 1,h to me known to be the individual who executed the
foregoing instrument and acknowledged tha a he signed the same er voluntary act and deed for the uses and purposes mentioned
therein.
SUBSCRIBED ANR SWORN TO BEFORE ME
%%%%%%%%%%%%,,
,0a� �r111t1
y \SS\ON F 4...• ttti
s
:.? 0TARy ac00% ',
� • O . My Commission expires on
i :0 ,.....01* 0
PUBS" p
,,,y��9TF ::%.%. 29 -0� 49 ••S IIII,Mx
AY OF NotJ 0../ , 20 V`
e State of Washington
residing at
LEGAL DESCRIPTION
• RECEIVED
NOV 10 2005
COMMUNITY
DEVELOPMENT
LOT 156 IN BLOCK 16 OF C.D. HILLMAN'S GARDEN ADDITION TO THE CITY
OF SEATTLE, AS PER PLAT RECORDED IN VOLUME 12 OF PLATS, PAGE 82,
RECORDS OF KING COUNTY AUDITOR;
EXCEPT THAT PORTION DESCRIBED AS FOLLOWS;
COMMENCING AT THE MOST WESTERLY CORNER OF SAID LOT 156;
THENCE NORTH 47 °47'45" EAST ALONG THE NORTHWESTERLY LINE OF
SAID LOT, 208 FEET;
THENCE SOUTH 71 °29'45" EAST PARALLEL TO THE SOUTHERLY LINE OF
SAID LOT, 40 FEET;
THENCE SOUTHWESTERLY 180 FEET, MORE OR LESS, TO A POINT ON THE
SOUTHERLY LINE OF SAID LOT, WHICH IS 80 FEET EASTERLY FROM THE
POINT OF BEGINNING;
THENCE NORTH 71 °29'45" WEST ALOG THE SOUTHERLY LINE 80 FEET TO
THE TRUE POINT OF BEGINNING;
EXCEPT STREET.
SITUATE IN THE CITY OF TUKWILA, COUNTY OF KING, STATE OF
WASHINGTON.
3104041
•
—� s Rye„ s�
IS Ruggles St i S Prentics S
S Creston St y d'�
in -i c i
d
S 112th St N
I'
S fountain St
Ell
1
Q'
i i4e SITE
C =-
�S_t 1 t3th s t
°.INe
Aliy:;‘6`
S Wallace St,_t
ear
S 120th PI
8124th St '1,
S 126th St
N_fA S 128th St
� al
D
`o o S 130th.
si
■
fi �`,
(0 -\A :s
di
a
is y
V•
• d
g Allentown
;�
S Eas
.
I a
it
v 2511-St"'t� s�
.1,
S 120th St
• S 121st St i
},Q
�7�
�Ra 1
4ti
) `fig 129tftt
P.•
�—
�,/
RECEIVED
NOV 10 2005
DEV• ELOPMENT
DUNCANSON COMPANY, INC.
Civil Engineering • Surveying • Land Planning
145 SW 155th St, Suite 102
Seattle, Washington 98166
Phone 206.244.4141
Fax 206.244.4455
Figure 1.2 — Vicinity Map
(Site @ 4920 114th Avenue South Tukwila, WA 98178)
Scale: N/A
Drawn: JMK Job No: 04351
... j
Environmental Checklist
II c
o F�
� 'fr
Fp
Purpose of Checklist: 4 -1 o41 0 ?00
The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires A'N'l'' `�
governmental agencies to consider the environmental impacts of a proposal before makin
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 frorn your proposal
(and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency
decide whether an EIS is required.
Instructions for Applicants:
This environmental checklist asks you to describe some basic information about your
proposal. Governmental agencies use this checklist to determine whether the environmental
impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions
briefly, with the most precise information known, or give the best description you can.
You must answer each question accurately and carefully, to the best of your knowledge.
In most cases, you should be able to answer the questions from your own observations or project
plans without the need to hire experts. If you really do not know the answer, or if a question does
not apply to your proposal, write "do not know" or "does not apply" Complete answers to the
questions now may avoid unnecessary delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and
landmark designations. Answer these questions if you can. If you have problems, the
governmental agencies can assist you.
The checklist questions apply to all parts of your proposal, even if you plan to do them
over a period of time or on different parcels of land. Attach any additional information that will
help describe your proposal or its environmental effect. The agency to which you submit this
checklist may ask you to explain your answers or provide additional information reasonably
related to determining if there may be significant adverse impact.
Use of checklist for nonproject proposals:
Complete this checklist for nonproject proposals, even though questions may be
answered "does not apply" In ADDITION, complete SUPPLEMENTAL SHEET FOR
NONPROJECT ACTIONS (part D).
For nonproject actions, the references in the checklist to the words "project," applicant,"
and "property or site" should be read as "proposal," "prepares," and "affected geographic area,"
respectively.
A. BACKGROUND
1. Name of proposed project, if applicable:
NHG/Thanh Short Plat
2. Name of applicant:
Cliff Running c/o Northwest Housing Guild, LLC
3. Address and phone number of applicant and contact person:
Applicant & Contact Person:
Cliff Running (206) 920 -8222
Northwest Housing Guild, LLC
632 SW 150th Street, Suite B
Burien, WA 98166
04351 Page 1
T
4. Date checklist prepared:
11/08/05
5. Agency requesting checklist:
City of Tukwila
6. Proposed timing or schedule (including phasing, if applicable):
2005 -2006
7. Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? If yes, explain.
No.
8. List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal.
A geotechnical report has been prepared for this project and is included with the
Short Plat application. Earth Consultants, Inc, #E- 11978, dated August 31, 2005.
9. Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes, explain.
No.
10. List any government approvals or permits that will be needed for your proposal, if known.
Preliminary approval, construction permit approval, final approval and recording,
engineering approval, right of way use permit and building permits are anticipated.
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.)
The proposal consists of a 4 -lot single - family short plat on approximately 0.758
acres of partially developed land. The existing home will remain on one lot and 3
new homes will be built.
12. Location of the proposal. Give sufficient information for a person to understand the
precise location of your proposed project, including a street address, if any, and section,
township, and range, if known. If a proposal would occur over a range of area, provide
the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map,
and topographic map, if reasonably available. While you should submit any plans
required by the agency, you are not required to duplicate maps or detailed plans
submitted with any permit applications related to this checklist.
Proposed project is located at 4920 South 114th Street in Tukwila, WA.
Tax Lot No. 334840 -1711
SE 1/4 of Section 10, Township 23 N, Range 4 E, W.M.
04351 Page 2
• s
13. Does the proposal lie within an area designated on the City's Comprehensive Land Use
Policy Plan Map as environmentally sensitive?
Don't know.
B. ENVIRONMENTAL ELEMENTS
1. Earth
a. General description of the site (circle one): Flat, rolling, hilly,
mountainous, other
The Site has a steep slope portion along the northeastern
property; the remainder of the site slopes to the southwest.
b. What is the steepest slope on the site (approximate percent slope)?
steep slopes,
portion of the
The northeastern portion of the parcel contains steep slopes over 40 %,
however, no activity or development is proposed on the steep slope portion or
within the recommended buffer. The average slope on the development area is
estimated to be 12 %. Reference: Earth Consultants Inc. Geotechnical
Engineering Study, Tukwila Short Plat #E- 11978, dated August 31, 2005
(Geotech Report).
c. What general types of soils are found on the site (for example, clay, sand, gravel,
peat, muck)? If you know the classifications of agricultural soils, specify them and
note any prime farmland.
Site soils consist of gravelly sandy loam, silty sand and sand with gravel.
Refer to the Geotech Report.
d. Are there surface indications or history of unstable soils in the immediate vicinity? If
so, describe.
No unstable slopes were observed on the Site. Refer to the Geotech Report.
e. Describe the purpose, type, and approximate quantities of any filling or grading
proposed. Indicate source of fill:
Earthwork is expected to involve approximately 1,000 CY of cut and fill to be
balanced on -site. Road base and paving materials will be imported from an
approved source.
f. Could erosion occur as a result of clearing, construction, or use? If so, generally
describe:
g.
Some erosion may occur during construction.
About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or building)?
Approximately 55 %.
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
Erosion control measures such as filter fabric fencing, a stabilized construction
entrance, inlet protection and cover measures will be used to control the
transport of sediment during construction.
04351 Page 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:
Some dust may occur during construction.
b. Are there any off -site sources of emissions or odor that may affect your proposal? If
so, generally describe:
No.
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
If construction occurs during the dry season, sprinkling of exposed surfaces
may be used to deter dust migration.
3. Water
a. Surface:
1) Is there any surface water body on or in the immediate vicinity of the site
(including year -round and seasonal streams, saltwater, lakes, ponds, wetlands)?
If yes, describe type and provide names. If appropriate, state what stream or
river it flows into:
No. See the Technical Information Report (TIR) for additional information.
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:
Not applicable.
3) Estimate the amount of fill and dredge material that would be placed in or
removed from surface water or wetlands and indicate the area of the site that
would be affected. Indicate the source of fill material.
Not applicable.
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities, if known.
Not applicable.
5) Does the proposal lie within a 100 -year flood plain? 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.
04351 Page 4
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 systems(s) are expected to
serve.
Not applicable.
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 water from the site will be collected in catch basins and routed
through a detention tank and water quality facility. See the TIR for more
details.
2) Could waste materials enter ground or surface waters? If so, generally describe.
No.
d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if
any.
Catch basins, sediment storage and a water quality facility will be used to
preclude discharge of waste materials. Storm water will be controlled per the
1998 King County Surface Water Design Manual. Level 1 flow control will be
provided. Runoff will be piped west in the South 114th Street right -of -way to an
existing tightline pipe system.
Public sewers will collect sanitary sewer.
4. Plants
a. Check or underline types of vegetation found on the site:
X deciduous tree: alder, maple, aspen, other
X evergreen tree: fir, cedar, pine, other
X shrubs
X grass
_ pasture
crop or grain
_ wet soil plants; cattail, buttercup, bulrush, skunk cabbage, other
_ water plants; water lily, eelgrass, mil foil, other
X other types of vegetation: blackberries
04351 Page 5
•
b. What kind and amount of vegetation will be removed or altered?
The site will be cleared as necessary for construction of the new access drive,
single - family residences and utilities installation.
c. List threatened or endangered species known to be on or near the site.
None.
d. Proposed landscaping, use of native plants, or other measure to preserve or enhance
vegetation on the site, if any.
All trees and vegetation will be retained in the steep slope portion of the Site,
which covers approximately 0.042 acres. Residential landscaping will be
provided.
5. Animals
a. Underline any birds and animals which have been observed on or near the site or are
known to be on or near the site:
Birds: hawks, heron, eagle, songbirds, other Crow, robin, starling, other songbirds
Mammals: deer, bear, elk, beaver, other Raccoon, squirrel
Fish: bass, salmon, trout, herring, shellfish, other
b. List any threatened or endangered species known to be on or near the site.
None.
c. Is the site part of a migration route? If so, explain.
Not applicable.
d. Proposed measures to preserve or enhance wildlife, if any.
Tree retention and landscaping will provide habitat for small mammals and
birds.
6. Energy and Natural Resources
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to
meet the completed project's energy needs? Describe whether it will be used for
heating, manufacturing, etc.
Electricity and natural gas will be the energy source.
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.
Residences will comply with applicable energy codes.
04351 Page 6
• 111
7. Environmental Health
a. Are there any environmental health hazards, including exposure to toxic chemicals,
risk of fire and explosion, spill, or hazardous water, that could occur as a result of this
proposal? If so, describe.
No.
1) Describe special emergency services that might be required.
Not applicable.
2) Proposed measures to reduce or control environmental health hazards, if any.
Not applicable.
b. Noise
1) What types of noise exist in the area which may affect your project (for example:
traffic, equipment, operation, other)?
Significant noise from 1 -5 traffic is present.
2) What types and level 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.
Some noise from construction equipment will occur during construction.
Hours of operation will be limited by City Code.
3) Proposed measures to reduce or control noise impacts, if any.
Not applicable. Long -term noise from 1 -5 traffic would negate any on -site
noise attributed to construction.
8. Land And Shoreline Use
a. What is the current use of the site and adjacent properties?
The current use of the site is single - family residential. The site is bordered to
the southwest by South 114th Street, to the northwest by a single - family
residence and undeveloped forest, to the northeast by an undeveloped
alignment of South 113th Street, and to the southeast by two single - family
residences and undeveloped forest.
b. Has the site been used for agriculture? If so, describe.
Past agricultural use is not known.
c. Describe any structures on the site.
The current site has an existing single - family residence that will be retained, an
existing garage that will be partially retained, and an existing pool with
associated deck, both to be removed.
04351 Page 7
d. Will any structures be demolished? If so, what?
The existing garage will be partially removed to make way for the access drive.
The setback off of the new access drive will be 1'.
e. What is the current zoning classification of the site?
LDR: Low Density Residential
f. What is the current comprehensive plan designation of the site?
Low Density Residential
g. If applicable, what is the current shoreline master program designation of the site?
Not applicable.
h. Has any part of the site been classified as an "environmentally sensitive" area? If so,
specify.
Yes, the northeastern portion contains a steep slope.
i. Approximately how many people would reside or work in the completed project?
Approximately 12 -15 people will reside at the completed project.
j. Approximately how many people would the complete project displace?
None.
k. Proposed measure to avoid or reduce displacement impacts, if any.
Not applicable. There are no displacement impacts.
I. Proposed measures to ensure the proposal is compatible with existing and projected
land uses and plans, if any.
Proposal is a permitted use in the current LDR zone. Development will occur
away from the landslide hazard area with appropriate buffer and setback as
recommended in the Geotech Report.
Projected land uses are expected to remain the same for the forseeable future.
The project is in keeping with the single - family development in the area.
9. Housing
a. Approximately how many units would be provided, if any? Indicate whether high,
middle or low- income housing.
Three new single - family residential mid - income housing units will be provided,
and one single - family residential unit will remain.
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle or low- income housing.
None will be eliminated by this project.
04351 Page 8
•
c. Proposed measure to reduce or control housing impacts, if any.
Proposal provides housing.
10. Aesthetics
a. What is the tallest height of any proposed structure(s), not including antennas; what is
the principal exterior building material(s) proposed?
The tallest height is not expected to exceed 30 feet. Principal exterior material
is expected to be wood, cement board, architectural vinyl with possibly some
stone or brick trim.
b. What views in the immediate vicinity would be altered or obstructed?
View obstructions are not anticipated. Views from the closest single family
residences will be altered from partially undeveloped property.
c. Proposed measure to reduce or control aesthetic impacts, if any.
Tree retention, landscaping and quality building design will be used to reduce
impacts.
11. Light And Glare
a. What type of light or glare will the proposal produce? What time of day would it
mainly occur?
Minor residential lighting will occur in the evening hours.
b. Could light or glare from the finished project be a safety hazard or interfere with
views?
Lighting is not expected to interfere with views or cause a safety hazard.
c. What existing off -site sources of light or glare may affect your proposal?
None.
d. Proposed measures to reduce or control light and glare impacts, if any.
Not applicable.
12. Recreation
a. What designated and informal recreational opportunities are in the immediate vicinity?
The site is surrounded on the north and west by open space parcels. These are
informal and the extent of their use for recreation is not known. The nearest
parks include Kubota Gardens and the Interurban Trail, which are over 1/2 mile
from the Site.
b. Would the proposed project displace any existing recreations uses? If so, describe.
No.
04351 Page 9
c. Proposed measure to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project or applicant, if any.
The project will not have any significant impact on recreation opportunities.
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.
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.
Not applicable.
14. Transportation
a. Identify public streets and highways serving the site, and describe proposed access to
the existing street system. Show on site plans, if any.
The site fronts and will be served by South 114th Street.
b. Is site currently served by public transit. If not, what is the approximate distance to
the nearest transit stop?
The nearest transit is available on Beacon Avenue approximately 1/4 mile from
the site.
c. How many parking spaces would the completed project have? How many would the
project eliminate?
The project will add approximately 6 off- street parking spaces. No parking will
be eliminated.
d. Will the proposal require any new roads or streets, or improvements to existing roads
or streets, not including driveways? If so, generally describe (indicate whether public
or private).
The project includes construction of a new private acces drive for
ingress /egress to the short plat. This private access drive will have minor
improvements where it connects to South 114th Street.
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe.
No.
04351 Page 10
•
f. How many vehicular trips per day would be generated by the completed project? If
known, indicate when peak volumes would occur.
g.
The project will generate approximately 3 pm peak hour trips and 30 total daily
one -way trips.
Proposed measures to reduce or control transportation impacts, if any.
If required, a no protest agreement to participate in future public improvements
may be part of the short plat. Also, real estate tax revenue increases will help
offset impacts.
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.
The project will need public services such as fire and police protection and
schools.
b. Proposed measures to reduce or control direct impacts on public services, if any.
Increased tax revenue will control impacts on public services.
16. Utilities
a. Underline utilities available at the site: electricity, natural pas, 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.
Sewer: Tukwila Sewer District
Water: Tukwila Water District
Fire: Tukwila Fire District
Electricity: Seattle City Light
Gas: Puget Sound Energy
Telephone: Qwest
Cable: Comcast
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 its decision.
Signature: 4 C-
Date Submitted: 1 / /5IOS
04351 Page 11
• City of 'l ukunla creenzng Checklist
City of Tukwila
Endangered Species Act Screening Checklist
Date: 0/114/0 S
RECEIVED
NOV 101005
DEVELOPMENT
Applicant Name:
Street Address:
City, State, Zip:
Tarn Dan n ill y
J/920 S.
Tktkwi la, WA 981 78
Telephone: (l*
Directions
This Screening Checklist has been designed to evaluate the potential for your project to
result in potential "take" of chinook salmon, coho salmon, or cutthroat trout as defined by
Section 9 of the Endangered Species Act. The checklist includes a series of "Yes" or
"No" questions about your project, organized into four parts. Starting with Part A on
Page 1, read each question carefully, circle "Yes" or "No," and proceed to the next
question as directed by the checklist. To answer these questions, you may need to refer
to site plans, grading and drainage plans, critical areas studies, or other documents you
have prepared for your project. The City will evaluate your responses to determine if
"take" is indicated.
January 25, 2001 ii
Part A: Please review and answer each question carefully. Consider all phases of your project
including, but not limited to, construction, normal operation, potential emergency operation, and
ongoing and scheduled maintenance. Continue to the next question as directed for each No or Yes
answer.
1 -0
Will the project require any form of grading? Grading is defined as any excavating, filling,
clearing, or creation of impervious surface, or any combination thereof, which alters the
existing ground surface of the earth (see Tukwila Municipal Code (TMC) Chapter 18.06,
Zoning Code, Page 18 -11). Please circle appropriate response.
NO - Continue to Question 2 -0
YES Continue to Question 1 -1 (Page 3)
2 -0
Will the project require any form of clearing? Clearing means the removal or causing to be
removed, through either direct or indirect actions, any vegetation from a site (see Chapter
18.06, Page 18 -8). Please circle appropriate response.
NO - Continue to Question 3 -0
YE - Continue to Question 2 -1 (Page 4)
3 -0
Will the project require work, during any time of the project, below the ordinary high water
mark of a watercourse or the Green/Duwamish or Black Rivers or in wetlands? Ordinary high
water mark is the mark that is found by examining the bed and banks of a stream and
ascertaining where the presence and action of waters are so common and usual as to distinctly
mark the soil from that of the abutting upland, in respect to vegetation (see TMC Chapter
18.06, Page 18 -15). Please circle appropriate response.
Continue to Question 4 -0
YES - Continue to Question 3 -1 (Page 5)
4 -0
Will the project result in the processing or handling, storage, or treatment of hazardous
substances? This does not include the proper use of fuel stored in a vehicle's fuel tank.
Hazardous substances are any liquid, solid, gas, or sludge, including any material, substance,
product, commodity, or waste, regardless of quantity, that exhibits the characteristics or criteria
of hazardous waste as defined by Washington Administrative Code 173 -303 (see TMC Chapter
18.06, Tukwila Zoning Code, Page 18 -11). This includes fuel or other chemicals stored on -site
during construction. Please circle appropriate response.
Continue to Question 5 -0
YES - Continue to Question 5 -0
5 -0
Will the project result in the withdrawal, injection, or interception of groundwater? Examples
of projects that may affect groundwater include, but are not limited to: construction of a new
well, change in water withdrawals from an existing well, projects involving prolonged
construction dewatering, projects installing French drains or interceptor trenches, and sewer
lines. For the purpose of this analysis, projects that require a geotechnical report pursuant to
the requirements of TMC 18.45.060 and 18.45.080E.4, or would require a geotechnical report
if not exempt under TMC 18.45.080A, should answer Yes. Please circle appropriate
response.
NO Continue to Question 6 -0
YES - Continue to Question 6 -0
Part A continued
6 -0 Will the project involve landscaping or re- occurring outdoor maintenance that includes the
regular use of fertilizers, pesticides, or herbicides? This does not include the one -time use of
transplant fertilizers. Landscaping means natural vegetation such as trees, shrubs,
groundcover, and other landscape materials arranged in a manner to produce an aesthetic effect
appropriate for the use of the land (see TMC Chapter 18.06, Tukwila Zoning Code, Page 18-
13). For the purpose of this analysis, this includes the establishment of new lawn or grass.
Please circle appropriate response.
•
City of l ukwila Eircreening Checklist
— Checklist Complete
Checklist Complete
Part B: Please answer each question below for projects that include grading. Review each
question carefully, considering all phases of your project including, but not limited to
construction, normal operation, potential emergency operation, and ongoing and scheduled
maintenance. Continue to the next question as directed for each No or Yes answer.
1 -1
Will the project involve the modification of a watercourse bank or bank of the
Green/Duwamish or Black Rivers between the ordinary high water mark and top of bank? This
includes any projects that will require grading on any slope leading to a river or stream, but
will not require work below the ordinary high water mark. Work below the ordinary high
water mark is covered in Part C. Please circle appropriate response.
ontinue to Question 1 -2
YES - Continue to Question 1 -2
1 -2 Could the construction, operation, or maintenance of the project result in sediment transport off
site or increased rates of erosion and/or sedimentation in watercourses, the Green/Duwamish
rivers, or the Black River? Most projects that involve grading have the potential to result in
increased erosion and/or sedimentation as a result of disturbances to the soil or earth. If your
project involves grading and you have not prepared a Temporary Erosion and Sedimentation
Control Plan specifically designed to retain 100 percent of the runoff (including during
construction) from impervious surface or disturbed soils, answer Yes to this question. If your
project is normally exempt under the Tukwila Municipal Code and would not require the
preparation of a Temporary Erosion and Sedimentation Control Plan, BUT may still result in
erosion or sediment transport off site or beyond the work area, answer Yes to this question.
Tease circle appropriate response.
NO )ontinue to Question 1 -3
YES - Continue to Question 1 -3
1 -3 Will the project result in the construction of new impervious surfaces? Impervious surfaces
include those hard surfaces which prevent or restrict the entry of water into the soil in the
manner that such water entered the soils under natural conditions prior to development; or a
hard surface area that causes water to run off the surface in greater quantity or at an increased
rate of flow from the flow presented under natural conditions prior to development (see TMC
Chapter 18.06, Tukwila Zoning Code, Page 18 -12). Such areas include, but are not limited to,
rooftops, asphalt or concrete paving, compacted surfaces, or other surfaces that similarly affect
the natural infiltration or runoff patterns existing prior to development. Please circle
appropriate response.
•
City of '1 ukzvila 1 Screening Checklist
NO - Continue to Question 2 -0 (Page 2)
Continue to Question 1-4
1 -4 Will your project generate stormwater from the creation of impervious surfaces that will not be
infiltrated on site? For the purpose of this analysis, infiltration includes the use of a
stormwater treatment and management system intended to contain all stormwater on site by
allowing it to seep into pervious surface or through other means to be introduced into the
ground. If your project involves the construction of impervious surface and does not include
the design of a stormwater management system specifically designed to infiltrate stormwater,
answer Yes to this question. Please circle appropriate response.
NO - Continue to Question 2 -0 (Page 2)
EYES) Continue to Question 2 -0 (Page 2)
Part C: Please review each question below for projects that include clearing. Review each
question carefully, considering all phases of your project including, but not limited to
construction, normal operation, potential emergency operation, and ongoing and scheduled
maintenance. Continue to the next question as directed for each No or Yes answer.
2 -1
Will the project involve clearing within 200 feet of the ordinary high water mark of a
watercourse or the Green/Duwamish or Black Rivers? Please circle appropriate response.
Co Continue to Question 3 -0 (Page 2)
YES - Continue to Question 2 -2
2 -2
Will the project involve clearing of any trees within 200 feet of the ordinary high water mark
of a watercourse or the Green/Duwamish or Black Rivers? A tree is defined by TMC
18.06.845 as any self - supporting woody plant, characterized by one main trunk, with a
potential diameter- breast - height of 2 inches or more and potential minimum height of 10 feet.
Please circle appropriate response.
NO - Continue to Question 2 -3
YES - Continue to Question 2 -3
2 -3
Will the project involve clearing of any evergreen trees from within 200 feet of the ordinary
high water mark of a watercourse or the Green/Duwamish or Black Rivers? For the purpose of
this analysis evergreen means any tree that does not regularly lose all its leaves or needles in
the fall. Please circle appropriate response.
NO - Continue to Question 2-4
YES - Continue to Question 2-4
2 -4
Will the project involve clearing within 100 feet of the ordinary high water mark of a
watercourse or the Green/Duwamish or Black Rivers? Please circle appropriate response.
NO - Continue to Question 3 -0 (Page 1)
YES - Continue to Question 2 -5
2 -5
Will the project involve clearing within 40 feet of the ordinary high water mark of a
watercourse or the Green/Duwamish or Black Rivers? Please circle appropriate response.
NO - Continue to Question 3 -0 (Page 2)
YES - Continue to Question 3 -0 (Page 2)
• City of 'l ulcwtla tibScreemng Checklist
Part D: Please review each question below for projects that include work below the ordinary high
water mark of watercourses or the Duwamish /Green or Black Rivers or in wetlands. Review each
question carefully, considering all phases of your project including, but not limited to,
construction, normal operation, potential emergency operation, and ongoing and scheduled
maintenance. Continue to the next question as directed for each No or Yes answer..
3 -1
Will the project involve the direct alteration of the channel or bed of a watercourse, the
Green/Duwamish rivers, or Black River? For the purpose of this analysis, channel means the
area between the ordinary high water mark of both banks of a stream, and bed means the
stream bottom substrates, typically within the normal wetted -width of a stream. This includes
both temporary and permanent modifications. Please circle appropriate response.
NO - Continue to Question 3 -2
YES - Continue to Question 3 -2
3 -2
Will the project involve any physical alteration to a watercourse or wetland connected to the
Green/Duwamish River? For the purpose of this analysis, "connected to the river means"
flowing into via a surface connection or culvert, or having other physical characteristics that
allow for access by salmonids. This includes impacts to areas such as sloughs, side channels,
remnant oxbows, ditches formed from channelized portions of natural watercourses or any area
that may provide off channel rearing habitat for juvenile fish from the Duwamish River. This
includes both temporary construction alterations and permanent modifications. Watercourses
or wetlands draining to the Green/Duwamish River that have a hanging culvert, culvert with a
flap gate, diversion, or any entirely man-made or artificial structure that precludes fish access
should answer Yes to this question. Please circle appropriate response.
NO - Continue to Question 3 -3
YES - Continue to Question 3 -3
3 -3
Will the project result in the construction of a new structure or hydraulic condition that could
be a barrier to salmonid passage within the watercourse or the Green/Duwamish or Black
Rivers? For the purpose of this analysis, a barrier means any artificial or human modified
structure or hydraulic condition that inhibits the natural upstream or downstream movement of
salmonids, including both juveniles and adults. Please circle appropriate response.
NO - Continue to Question 3-4
YES - Continue to Question 3-4
3-4
Will the project involve a temporary or permanent change in the cross - sectional area of a
watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, the
cross - sectional area is defined as a profile taken from the ordinary high water mark on the right
bank to the ordinary high water mark on the left bank. Please circle appropriate response.
NO - Continue to Question 3 -5
YES - Continue to Question 3 -5
3 -5
Will the project require the removal of debris from within the ordinary high water mark of a
watercourse or the Green/Duwamish or Black Rivers? For the purpose of this analysis, debris
includes, but is not limited to fallen trees, logs, shrubs, rocks, piles, rip -rap, submerged metal,
and broken concrete or other building materials. Projects that would require debris removal
City of '1 uktvila creenzng Checklist
from a watercourse or the Green/Duwamish or Black Rivers as part of a maintenance activity
should answer Yes to this question. Please circle appropriate response.
NO - Continue to Question 3 -6
YES - Continue to Question 3 -6
3 -6 Will the project result in impacts to watercourses or wetlands that have a surface connection to
another watercourse or the Green/Duwamish or Black Rivers but do not contain habitat
conditions that support salmonid use? Such areas may include, but not be limited to hillside
seeps and wetlands isolated from the watercourse or river that have a surface water connection
to the watercourse or river but are not assessable, nor would be assessable to salmonids under
natural conditions. Wetlands with a "functions and values" rating for baseflow /groundwater
support of 9 and above (or moderate) as described in Cooke (1996) should be included. Please
circle appropriate response.
NO - Continue to Question 3 -7
YES - Continue to Question 3 -7
3 -7 Will the project include the construction of artificial waterways or wetlands connected to a
watercourse containing salmonids? For the purpose of this analysis, the construction of
artificial waterways or wetlands includes wetlands, channels, sloughs, or other habitat feature
created to enhance wildlife use, particularly waterfowl use, or may be attractive to wildlife,
particularly waterfowl. Please circle appropriate response.
NO - Continue to Question 3 -8
YES - Continue to Question 3 -8
3 -8 Will the project include bank stabilization? For the purpose of this analysis, bank stabilization
includes, but is not limited to, rip -rap, rock, log, soil, or vegetated revetments, concrete
structures, or similar structures. Please circle appropriate response.
NO - Continue to Question 4 -0 (Page 2)
YES - Continue to Question 4 -0 (Page 2)
RECEIVED
NOV 1 0 2005
COMMUNITY
DEVELOPMEN
Technical Information Report
NHG/Thanh Shon Plat
NHG/Thanh Short Plat
Prepared: November 10, 2005
DCI Project: 04351
Duncanson Company, Inc.
145 SW 155th Street, Suite 102
Seattle, Washington 98166
(206) 244-4141
11/09/05 DCI 04351
Table Of Contents
1. Project Overview
Figure 1.1 — Technical Information Report Worksheet
Figure 1.2 — Vicinity Map
Figure 1.3 — Assessor's Map
Figure 1.4 — Soils Map
2. [Preliminary] Conditions and Requirements Summary
3. Offsite Analysis
Figure 3.1 — Offsite Analysis Map
Offsite Analysis Drainage System Table
4. Flow Control and Water Quality Facility Analysis and Design
KCRTS Pre Developed Input Parameters & Area Calculations
Figure 4.1 — Existing Conditions
KCRTS Post Developed Input Parameters
Figure 4.2 — Developed Conditions
5. Conveyance System Analysis and Design
6. Special Reports and Studies
Geotechnical Engineering Study
7. Other Permits
8. ESC Analysis and Design
9. Bond Quantities, Facility Summaries, and Declaration of Covenant
10. Operations and Maintenance Manual
NHGlrhanh Short Plat
1 1/09/05 DCI 04351
NHG/fhanh Short Plat
Project Overview
11/09/05 DCI 04351
1. Project Overview
The proposed NHG/Thanh Short Plat (Project) is a 4 -lot single - family short plat project
located at 4920 South 114th Street in Tukwila, Washington. The project area (Site)
includes tax parcel 3348401711, which is approximately 0.758 acres in size.
The current site includes the following features: an existing house that will be retained, an
existing garage that will be partially retained, and an existing pool with associated deck to
be removed.
The site is bordered to the southwest by South 114th Street, to the northwest by a single -
family residence and undeveloped forest, to the northeast by an undeveloped alignment of
South 113`h Street, and to the southeast by two single - family residences and undeveloped
forest. The site slopes downward from northeast to southwest with approximately 76 feet
of elevation change across the site. The northern-most portion of the site contains slopes
that are between 40 and 50 percent.
The current site is primarily vegetated with grass, blackberries, varying sizes of deciduous -
trees, and a mixed brush undergrowth.
The four proposed lots will access South 114th Street via a paved private access drive
located in an easement on proposed lots 1, 2 and 3. This easement will also be used for
utilities and storm drainage. We are proposing a parallel storm water detention tank
system, which will be connected to the existing storm drainage system in South 114th
Street. Water quality will be provided, possibly via Stormceptors or a wetvault.
Included are Figures 1.1 — Technical Information Report Worksheet and 1.4 — Soils Map
for reference. Also see Figures 1.2 — Vicinity Map and 1.3 — Assessor's Map for a
detailed Site location.
NHGtThanh Short Plat
11/10/05 DC1 04351
King County Drment of Development and Environm�I Services
TECHNICAL INFORMATION REPORT (TIR) UDORKSHEET
Part 1
PROJECT OWNER & PROJECT ENGINEER
Project Owner: Han Thanh La &
Anh Nguyet La
Address: 4209 South 114th Street
Tukwila, WA 98178
Phone:
Project Engineer: Harold M. Duncanson, P.E.
Company: Duncanson Company, Inc.
Address /Phone: 145 SW 155th St., Suite 102
Seattle, WA 98166
(206) 244 -4141
Part 3
TYPE OF PERMIT APPLICATION
❑ Subdivision
X Short Subdivision
❑ Grading
❑ Commercial
❑ Other
Part 2
PROJECT LOCATION & DESCRIPTION
Project Name: NHG/Thanh Short Plat
Location: Township 23N
Range 4E
Section 10
Part 4 OTHER REVIEWS AND PERMITS
❑ DFW HPA ❑ Shoreline Management
❑ COE 404 ❑ Rockery
❑ DOE Dam Safety ❑ Structural Vaults
❑ FEMA Floodplain ❑ Other: Commercial
❑ COE Wetlands ❑ Other: Building Permit
Part 5 SITE COMMUNITY AND DRAINAGE BASIN
Community:
• Highline
Drainage Basin:
Duwamish River
Part 6 SITE CHARACTERISTICS
❑ River ❑ Floodplain
❑ Stream ❑ Wetlands
❑ Critical Stream Reach ❑ Seeps /Springs
❑ Depressions/Swales ❑ High Groundwater Table
❑ Lake ❑ Groundwater Recharge
X Steep Slopes Greater than 40% ❑ Other
FIGURE 1.1
Part 7 SOILS
Soil Type Slopes Erosion Potential Erosive Velocities
Alderwood Gravelly 6 -15% Severe
Sandy Loam
❑ Additional Sheets Attached
Part 8 DEVELOPMENT LIMITATIONS
REFERENCE
X Section 3 — Offsite Analysis
❑ Additional Sheets Attached
LIMITATION /SITE CONSTRAINT
Part 9 ESC REQUIREMENTS
MINIMUM ESC REQUIREMENTS
DURING CONSTRUCTION
❑ Sedimentation Facilities
X Stabilized Construction Entrance
❑ Perimeter Runoff Control
X Clearing and Grading Limits
X Cover Practices
X Construction Sequence
X Other: Silt Fence
X Other: Catch Basin Inlet Protection
MINIMUM ESC REQUIREMENTS
AFTER CONSTRUCTION
X Stabilize Exposed Surface
X Remove and Restore Temporary ESC Facilities
X Clean and Remove All Silt and Debris
❑ Ensure Operation of Permanent Facilities
❑ Flag Limits of SAO and open space
preservation areas
❑ Other
Part 10 SURFACE WATER SYSTEM
❑ Grass Lined
Channel
X Pipe System
❑ Open Channel
❑ Dry Pond
❑ Wet Pond
X Tank
❑ Vault
❑ Energy Dissipater
❑ Wetland
❑ Stream
❑ Infiltration Method of Analysis
❑ Depression KCRTS
❑ Flow Dispersal
❑ Waiver
❑ Regional Compensation /
Detention Mitigation of
Eliminated Site
Storage
Brief Description of System Operation:
Infiltration via pert stub out pipe for roof runoff, parallel detention tanks, pipe system.
Facility Related Site Limitations
Reference Facility
Limitation
Part 11 STRUCTURAL ANALYSIS
11 Cast in Place Vault
❑ Retaining Wall
❑ Rockery > 4' High
❑ Structural on Steep Slope
❑ Other
Part 12 EASEMENTS/TRACTS
X Drainage Easement
X Access Easement
X Native Growth Protection Easement
❑ Tract
X Other: Utility
Part 13 SIGNATURE OF PROFESSIONAL ENGINEER
I, or a civil engineer under my supervision, have visited the site. Actual site conditions as observed
were incorporated into this worksheet and the attachments. To the best of my knowledge the
information provided here is accurate.
Signed/Date
S Ryan St
S Ruggles St
S Prentice S
S Cttisten St D
�fe
S Bangor Sty:.
S 11 `]th St f. J of
; /0 1, {I3 Qi N�
� S_129 � �� .. is £,I }���'.�,
S 120th P1 1 6 :. Allentown
a 1 Q
lj � 1 Ir.
• -- * Fs 125th St v► s -s
,•a -:-r•- �l f
Z Y; S 126th St ` $ 1 -\\-177-7
ir N ,� w_eA S 1128th St t-.,,,
co .r- g ._ i _ i . -- �._�
",Za �Q c Seth St :. + Y. .0
DUNCANSON COMPANY, INC.
Civil Engineering • Surveying • lard Planning
145 SW 155th St, Suite 102
Seattle, Washington 98166
Phone 206.244.4141
Fax 206244.4455
Figure 1.2 — Vicinity Map
(Site @ 4920 114th Avenue South Tukwila, WA 98178)
Scale: N/A
IDrawn: JMK Job No: 04351
wolf.
IND
INI
IMO
Mr 2 r 1
WU*
DUNCANSON COMPANY, INC.
Civil Engineering Surveying • Land Planning
145 SW 1551h Si, Suite 102
Seattle, Washington 98166
Phone 206.244.4141
Fax 206.244.4455
Figure 1.3 — Assessor's Map
(NE 1/4 of Section 10, Township 23N, Range 4E)
Scale: N/A
IDrawn: JMK Job No: 04351
t' ls. : "
m". �, d, , �� tt h y 1 r 'Sty' 4.� .• 1
tCJni_: is F.�I" --I
• 711
; � m q
::...t.riF±'ayrP
lea ..r. ?L4. -$r. -•a e�i!. e.. L1
Preliminary Conditions and
Requirements Summary
2. Preliminary Conditions and Requirements Summary
The City of Tukwila requires compliance with the 1998 King County Surface Water
Design Manual (KCSWDM). This report follows the format .specified in the manual.
This Section describes how the Project will meet the Manual's Core and Special
Requirements.
King County Surface Water Design Manual Core Requirements:
1. Discharge at the Natural Location
Presently, site runoff sheet flows southwesterly across the property and is collected in
the drainage system in South 114th Street. We are proposing a parallel detention tank
system, with storm drain stub connections, draining into the catch basin and pipe
system on the north edge of South 114th Street. These measures will maintain the
natural discharge location near the southwest corner of the Site.
2. Offsite Analysis
A Level 1 offsite analysis has been performed for this project. See Section 3 for more
information.
3. Flow Control
Flow control will be provided through the use of parallel detention tanks located
under the private access drive. The site is not suitable for infiltration so perforated
stub out connections are utilized. See Section 4 for further analysis.
4. Conveyance System
Conveyance system analysis and design will be provided in Section 5 with the final
engineering plans.
5. Erosion and Sediment Control
ESC measures will conform to the 1998 KCSWDM.
6. Maintenance and Operations
A maintenance and operation manual will be provided in Section 10 with the final
engineering plans.
7. Financial Guarantees and Liability
The project owner will provide financial guarantees and liability insurance for
construction of the improvements.
8. Water Quality
Water quality will be provided; options include: Stormceptors or a wetvault.
NHG/Thanh Short Plat
11/09/05 DC104351
King County Surface Water Design Manual Special Requirements:
1. Other Adopted Area - Specific Requirements
This requirement does not apply.
2. Flood Hazard Area Delineation
This site does not lie within the 100 -year flood plain.
3. Flood Protection Facilities
This requirement does not apply.
4. Source Control
This requirement does not apply.
5. Oil Control
This requirement does not apply.
NHG) hanh Short Plat
11/09/05 DCI 04351
NHG/ hanh Short Plat
3. Offsite Analysis
11/09/05
DCI 04351 .
3. Offsite Analysis
Task 1 - Study Area Definition & Maps
The study area is defined as the site and downstream flow path. Upstream runoff appears
to be mostly intercepted by an old road cut in South 113th Street. A slight amount of run -
on may come from the residential properties to the east.
Task 2 - Resource Review
City and County aerial topography and utility maps were consulted.
Task 3 - Field Reconnaissance
A field reconnaissance was conducted on October 27, 2005. Weather conditions were
cool with light rain.
Task 4 - Drainage System Description And Problem Screening
The stormwater from this site currently sheet flows south to South 114th Street. Runoff is
collected in a catch basin and pipe system on the north edge of South 114th Street. This
system was installed as part of a 2001 City of Tukwila small drainage improvement.
Runoff flows northwest in 12 -inch ductile iron pipe system to the intersection of South
114th Street and 49th Avenue South (Component A). Runoff crosses under 49th Avenue
South in a 12 -inch concrete pipe (Component B). At the north edge of 49th Avenue South
the pipe system increases to a 24 -inch concrete pipe. This 24 -inch pipe system continues
northwest in a perimeter road adjacent to the east side of I -5 (Component C). This system
extends northwest and appears to connect to the I -5 drainage. system (Component D). All
pipe runs were clean. No evidence of existing or potential problems were observed.
Task 5 — Conclusion
No existing or potential flooding problems, capacity, or erosion problems were observed.
It is Duncanson Company's opinion, with the installation of standard flow control
facilities that the developed site will not create or aggravate any downstream problems.
NHGTThanh Short Plat
11/01W05
DCI 04351
4. Flow Control and Water Quality
Facility Analysis and Design
4. Flow Control and Water Quality Facility Analysis and Design
Part A — Existing Site Hydrology
Basin Predev represents the conditions for the existing site and is delineated on Figure
IV.1 — Existing Conditions.
The existing or predeveloped site conditions include an existing house, garage, concrete,
pool, deck, grass and few trees. The total site area is 0.758 acres (33,040 SF.).
KCRTS Input Parameters for the existing conditions are shown in the following data
input sheets; the predeveloped model yields the following peaks:
Flow Frequency Analysis
Time Series File:predev.tsf
Project Location:Sea -Tac
- -- Annual Peak Flow Rates - -- Flow Frequency Analysis
Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob
(CFS) (CFS) Period
0.071 5 2/09/01 2:00 0.149 1 100.00 0.990
0.050 7 1/05/02 16:00 0.083 2 25.00 0.960
0.083 2 2/27/03 7:00 0.078 3 10.00 0.900
0.043 8 8/26/04 2:00 0.074 4 5.00 0.800
0.052 6 10/28/04 16:00 0.071 5 3.00 0.667
0.078 3 1/18/06 16:00 0.052 6 2.00 0.500
0.074 4 11/24/06 3:00 0.050 7 1.30 0.231
0.149 1 1/09/08 6:00 0.043 8 1.10 0.091
Computed Peaks 0.127 50.00 0.980
NHG/Thanh Shon Plat 11/09/05 DCI 04351
JMK
11/4/2005
DCI # 04351
EXISTING SITE CONDITIONS
TOTAL SITE AREA:
Total 33,040 sf 0.758 acres
TOTAL IMPERVIOUS:
Existing House 1,514 sf 0.035 acres
Existing Garage 791 sf 0.018 acres
Existing Concrete Drive 2,236 sf 0.051 acres
Existing Pool Deck 1,419 sf 0.033 acres
Existing Concrete Patio 1,083 sf 0.025 acres
Total 7,043 sf 0.162 acres
TOTAL PERVIOUS:
Total 25,997 sf 0.597 acres MODEL AS TILL PASTURE
DEVELOPED SITE CONDITIONS
TOTAL SITE AREA:
Total 33,040 sf 0.758 acres
TOTAL IMPERVIOUS:
Proposed Lot 1 4,000 sf 0.092 acres
Proposed Lot 2 3,000 sf 0.069 acres
Proposed Lot 3 3,000 sf 0.069 acres
Proposed Lot 4 3,000 sf 0.069 acres
Proposed Asphalt Drive 5,227 sf 0.120 acres
Total 18,227 sf 0.418 acres
TOTAL PERVIOUS:
Total 14,813 sf 0.340 acres MODEL AS TILL GRASS
1
KCRTS Data Entry & Computation Sheet
Project:
Comp by:
Date:
Basin Name:
File Name:
Region:
Scale Factor:
Time Step:
Record Length:
Total Acreage:
04351 - NHG/Thanh Short Plat
JMK
11/4/2005
Predeveloped
PREDEV
Seatac
1.00
Hourly
Reduced
page 1 of 1
Pervious Land Types
Land Use KCRTS Soil Group
Cover Group
Area (sf)
Acreage
Till
Remainder of Site Till
Till
Outwash
Outwash
Outwash
Wetland
Forest
Pasture
Grass
Forest
Pasture
Grass
--
25,997
0.597
Impervious Land Types
Land Use
Acreage
EIF
EIA
Non Effective Area
Reverts to:
Exist House
Exist Garage
Exist Concrete Drive
Exist Pool Deck
Exist Concrete Patio
0.035
0.018
0.051
0.033
0.025
1.00
1.00
1.00.
1.00
1.00
0.035
0.018
0.051
0.033
0.025
0.000
0.000
0.000
0.000
0.000
Adjusted Land Use Areas Based on EIF Calculations
KCRTS Soil Grou •
Cover Grou •
Added Acreage
Com • uted Acrea • e for Model
Till
Till
Till
Outwash
Outwash
Outwash
Wetland
Effective Im•ervious
Forest
Pasture
Grass
Forest
Pasture
Grass
--
--
--
--
0.597
0.162
Total Area Check
::. m ., 4+ ;a r'4,... 75$ z, k,,, .gip, .,. ,
Flow Path Data
Land Use
Length
Slope
Notes:
Part B — Developed Site Hydrology
Basin Postdev represents the conditions for the developed site and is delineated on Figure
N.2 — Developed Conditions.
The postdeveloped site will include an access drive, driveways, roof areas and landscaped
yards, as well as some existing features on lot 1 which will remain. For lot 1, remaining
impervious surfaces are approximated at 4,000 SF. For the other three lots, impervious
surfaces for roofs and driveways is approximated at 3,000 SF each. Other impervious
surfaces will include minimal paving in the South 114th Street right- of-way and the
private access drive. The remainder of the site was modeled as grass as it will be
landscaping in the form of grass, groundcover and shrubs.
KCRTS Input Parameters for the developed conditions are shown in the following data
input sheets; the postdeveloped model yields the following peaks:
Flow Frequency Analysis
Time Series File:postdev.tsf
Project Location:Sea -Tac
- -- Annual Peak Flow Rates-- -
Flow Rate Rank Time of Peak
(CFS)
0.132
0.105
0.159
0.111
0.134
0.140
0.161
0.269
Computed Peaks
6 2/09/01 2:00
8 1/05/02 16:00
3 2/27/03 7:00
7 8/26/04 2:00
5 10/28/04 16:00
4 1/18/06 16:00
2 10/26/06 0:00
1 1/09/08 6:00
Part C — Performance Standards
Flow Frequency Analysis
-- Peaks,- - Rank Return Prob
(CFS) Period
0.269 1 100.00
0.161 2 25.00
0.159 3 10.00
0.140 4 5.00
0.134 5 3.00
0.132 6 2.00
0.111 7 1.30
0.105 8 1.10
0.233 50.00
0.990
0.960
0.900
0.800
0.667
0.500
0.231
0.091
0.980
The City of Tukwila has specified Level 1 flow control and Basic Water Quality
treatment as the required performance standards. Facility sizing calculations showing
compliance with these standards are included in the following subsections.
Part D — Flow Control Systems
Flow control will be provided through the use of parallel detention tanks located under
the private access drive. Multiple tank/outlet structure configurations were analyzed and
a 76 -foot long, 6 -foot diameter tank was found to achieve the desired performance. We
are providing the required 76 -foot tank length via two 38 -foot long parallel tanks. Tank/
outlet structure configurations and outlet peaks are included in the following table:
NHG/Thanh Short Plat
11/09/05 DCI 04351
Project:
Comp by:
Date:
Basin Name:
File Name:
Region:
Scale Factor:
Time Step:
Record Length:
Total Acreage:
KCRTS Data Entry & Computation Sheet
04351 - NHG/Thanh Short Plat
JMK
11/4/2005
Postdeveloped
POSTDEV
Seatac
1.00
Hourly
Reduced
07,5
page 1 of 1
Pervious Land Types
Land Use
KCRTS Soil Group
Cover Group
Area (sf)
Acreage
Remainder of Site
Till
Till
Till
Outwash
Outwash
Outwash
Wetland
Forest
Pasture
Grass
Forest
Pasture
Grass
—
14,813
0.340
Impervious Land Types
Land Use
Acreage
EIF
EIA
Non Effective Area
Reverts to:
Proposed Lot 1
Proposed Lot 2
Proposed Lot 3
Proposed Lot 4
Prop Asphalt Drive
0.092
0.069
0.069
0.069
0.120
1.00
1.00
1.00
1.00.
1.00
0.092
0.069
0.069
0.069
0.120
0.000
0.000
0.000
0.000
0.000
Adjusted Land Use Areas Based on EIF Calculations
KCRTS Soil Group) Cover Grou.
Added Acreages
--
--
Computed Acreage for Model
0.340
0.418
-
Till
Till
Till
Outwash
Outwash
Outwash
Wetland
Effective Impervious
Forest
Pasture
Grass
Forest
Pasture
Grass
--
--
Total Area Check
,;'i:_�,: '?%e :Q7 58 , a.3 'g:':Z: '
Flow Path Data
Land Use
Length
Slope
Notes:
•
Retention /Detention Facility.
Type of Facility: Detention Tank
Tank Diameter: 6.00 ft
Tank Length: 76. ft
Effective Storage Depth: 6.00 ft
Stage 0 Elevation: 100.00 ft
Storage Volume: 2149. cu. ft
Riser Head: 6.00 ft
Riser Diameter: 12.00 inches
Number of orifices: 2
Orifice # Height
(ft)
0.00
3.09
Flow Frequency Analysis
Time Series File:rdout.tsf
Project Location:Sea -Tac
Full Head Pipe
Diameter. Discharge Diameter
(in) (CFS) (in)
1.02 0.069
0.51 0.012 4.0
- -- Annual Peak Flow Rates-- -
Flow Rate Rank Time of Peak
(CFS)
0.077 4 2/09/01 19:00
0.042 7 1/05/02 18:00
0.067 5 2/27/03 10:00
0.039 8 8/23/04 21:00
0.050 6 10/28/04 20:00
0.079 2 1/18/06 21:00
0.078 3 11/24/06 6:00
0.224 1 1/09/08 8:00
Computed Peaks
Flow Frequency Analysis
- - Peaks - - Rank Return Prob
(CFS) (ft) Period
0.224 6.05 1 100.00 0.990
0.079 5.73 2 25.00 0.960
0.078 5.64 3 10.00 0.900
0.077 5.45 4 5.00 0.800
0.067 4.37 5 3.00 0.667
0.050 3.09 6 2.00 0.500
0.042 2.17 7 1.30 0.231
0.039 1.89 8 1.10 0.091
0.175 6.03 50.00 0.980
The following peaks table shows that the 2 and 10 -year peak tank release rates are below
the corresponding predeveloped peaks, which demonstrates that the Level 1 performance
criteria are satisfied:
Return Period
(year)
2
10
Predeveloped Release
Rate (cfs)
0.052
0.078
Tank Release
Rate (cfs)
0.050
0.078
Small site BMPs consisting of perforated stub out connections will also be used for flow
control. Site conditions are not suitable for full infiltration or effective dispersal.
Part E - Water Quality System
Water quality will be provided; options include: Stormceptors or a wetvault.
NHG/rhanh Short Plat
11/09/05 DCI 04351
5. Conveyance System Analysis and
Design
NHG/Thanh Shon Plat 11/09/05 DCI 04351
5. Conveyance System Analysis and Design
This section will be added after initial review.
NHG/Thanh Short Plat
11/09/05 DC104331 .
6. Special Reports and Studies
NHG/Thanh Short Plat 11/09/05 DCI 04351
6. Special Reports and Studies
A geotechnical engineering study by Earth Consultants, dated August 31, 2005, has been
included.
NHG! hanh Short Plat
11/09/05 DC104351
t ;C
•
7. Other Permits
A building permit is anticipated.
NHGIThanh Short Plat
11/09/05 DC104351
9. Bond Quantities, Facility
Summaries, and Declaration of Covenant
NHG/Thanh Short Plat 11/09/05 DC104351 •
9. Bond Quantities, Facility Summaries, and Declaration of Covenant
This section will be added after initial review.
NHG/Thanh Short Plat
11/09/05 DC104351
10. Operations and Maintenance Manual
This section will be added after initial review.
NHG/Thanh Shon Plat
11/09/05 DCI 04351
City of Tukwila
Department of Community Development / 6300 Southcenter BI, Suite 100 / Tukwila, WA 98188 / (206)431 -3670
DETERMINATION OF NON - SIGNIFICANCE (DNS)
File Number: E05 -017
Applied: 11/10/2005
Issue Date: 03/30/2006.
Status: ISSUED
Applicant: TOM DONNELY Lead Agency: City of Tukwila
Description of Proposal:
4 LOT SHORT PLAT ON 35,022 SQ. FT. LOT. APPROXIMATELY 1,000 CU. YDS OF CUT AND FILL WILL OCCUR ON
THE SITE. STEEP SLOPES ARE LOCATED ON THE NORTHERN PORTION OF THE SITE.
Location of Proposal:
Address: 4920 S 114 ST TUKW
Parcel Number: 3348401711
Section/Township /Range: NE 10 -23 -04
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.
This DNS is issued under WAC 197 -11- 340(2). Comments must be submitted by
The lead agency will not act on this proposal for 14 days from the date below.
Steve Lancaster, Responsible Official
City of Tukwila
6300 Southcenter Blvd
Tukwila, WA 98188
(206)431 -3670
- r 1-1- 0 (o
3 30 - OCR
Date
Any appeal shall be linked to a specific governmental action. The State Environmental Policy Act is not intended to create a cause of
action unrelated to a specific governmental action. Appeals of environmental determinations shall be commenced within the time
period to appeal the governmental action that is subject to environmental review. (RCW 43.21C.075)
doc: DNS
E05 -017 Printed: 03 -30 -2006
1
CEIVED
SEP 0 9 2005
Dunca son. C.otnpanyl Inc.
145 SW 155th St. slate # 102
WA 98166
GEOTECHNICAL ENGINEERING STUDY
TUKWILA SHORT PLAT
4920 SOUTH 114TH STREET
TUKWILA, WASHINGTON
E -11978
August 31, 2005
PREPARED FOR
NORTHWEST HOUSING GUILD, LLC
Eric L. Woods
Staff Geologist
Kristina M. Weller, PE
Manager of Geotechnical Services
Earth Consultants, Inc.
1805 - 136th Place Northeast, Suite 201
Bellevue, Washington 98005
(425) 643 -3780
Toll Free 1- 888 - 739 -6670
RECEIVED
NOV 10 2005'
COMMUNITY
DEVELOPMENT
Earth Contltants, Inc.
•
-,'` :` .a `I %! Geotechnical Engineers, Geologists & Environmental Scientists
°k,�ro����� Construction Testing & ICBO / WABO Inspection Services
Established 1975
August 31, 2005 E -11978
Northwest Housing Guild, LLC
632 Southwest 150th Street, Suite B
Burien, Washington 98166
Attention: Mr. Cliff Running
Dear Mr. Running:
Earth Consultants, Inc. (ECI) is pleased to submit our report titled "Geotechnical
Engineering Study, Tukwila Short Plat, 4920 South 114th Street, Tukwila,
Washington ". This report presents the results of our field exploration, selective
laboratory tests, and engineering analyses. The purpose and scope of our study were
outlined in our proposal, PR -1 1978, dated July 18, 2005.
Based on the results of our study, it is our opinion development of the site with four
new single - family residence lots is feasible from a geotechnical engineering standpoint.
The proposed residences may be supported on conventional spread and continuous
footing foundation systems bearing on competent native soil or structural fill. Slab on
grade floors may be similarly supported.
ECI should review the site grading plans once they are completed to reevaluate the
recommendations provided in this report and to provide additional recommendations, as
necessary.
We appreciate this opportunity to have been of service to you. If you have any
questions, or if we can be of further assistance, please call.
Respectfully submitted,
EARTH CO.NSULTANTS, INC.
7
Eric L. Woods
Staff Geologist
ELW /KMW /lap
1805 136th Place N.E., Suite 201, Bellevue, WA 98005
Bellevue (425) 643 -3780 FAX (425) 746 -0860 Toll Free (888) 739 -6670
Other Locations
Fife
ItrORTANT INFORMATION
ABOUT YOUR
GEOTECHNICAL ENGINEERING REPORT
More construction problems are caused by site subsur-
face conditions than any other factor. As troublesome as
subsurface problems can be, their frequency and extent
have been lessened considerably in recent years, due in
large measure to programs and publications of ASFE/
The Association of Engineering Firms Practicing in
the Geosciences.
The following suggestions and observations are offered
to help you reduce the geotechnical- related delays,
cost - overruns and other costly headaches that can
occur during a construction project.
A GEOTECHNICAL ENGINEERING
REPORT IS BASED ON A UNIQUE SET
OF PROJECT-SPECIFIC FACTORS
A geotechnical engineering report is based on a subsur-
face exploration plan designed to incorporate a unique
set of project- specific factors. These typically include:
the general nature of the structure involved, its size and
configuration; the location of the structure on the site
and its orientation; physical concomitants such as
access roads, parking lots, and underground utilities,
and the level of additional risk which the client assumed
by virtue of limitations imposed upon the exploratory
program. To help avoid costly problems, consult the
geotechnical engineer to determine how any factors
which change subsequent to the date of the report may
affect its recommendations.
Unless your consulting geotechnical engineer indicates
otherwise. your geotechnical engineering report should not
be used:
• When the nature of the proposed structure is
changed. for example, if an office building will be
erected instead of a parking garage, or if a refriger-
ated warehouse will be built instead of an unre-
frigerated one;
• when the size or configuration of the proposed
structure is altered;
• when the location or orientation of the proposed
structure is modified;
• when there is a change of ownership, or
• for application to an adjacent site.
Geotechnical engineers cannot accept responsibility for problems
which may develop if they are not consulted after factors consid-
ered in their report's development have changed.
MOST GEOTECHNICAL "FINDINGS"
ARE PROFESSIONAL ESTIMATES
Site exploration identifies actual subsurface conditions
only at those points where samples are taken, when
they are taken. Data derived through sampling and sub-
sequent laboratory testing are extrapolated by geo-
technical engineers who then render an opinion about
overall subsurface conditions,.their likely reaction to
proposed construction activity, and appropriate founda-
tion design. Even under optimal circumstances actual
conditions may differ from those inferred to exist,
because no geotechnical engineer, no matter how
qualified, and no subsurface exploration program, no
matter how comprehensive, can reveal what is hidden by
earth, rock and time. The actual interface between mate-
rials may be far more gradual or abrupt than a report
indicates. Actual conditions in areas not sampled may
differ from predictions. Nothing can be done to prevent the
unanticipated, but steps can be taken to help minimize their
impact. For this reason, most experienced owners retain their
geotechnical consultants through the construction stage, to iden-
tify variances, conduct additional tests which may be
needed, and to recommend solutions to problems
encountered on site.
SUBSURFACE CONDITIONS
CAN CHANGE
Subsurface conditions may be modified by constantly -
changing natural forces. Because a geotechnical engi-
neering report is based on conditions which existed at
the time of subsurface exploration, construction decisions
should not be based on a geotechnical engineering report whose
adequacy may have been affected by time. Speak with the geo-
technical consultant to learn if additional tests are
advisable before construction starts.
Construction operations at or adjacent to the site and
natural events such as floods, earthquakes or ground-
water fluctuations may also affect subsurface conditions
and, thus, the continuing adequacy of a geotechnical
report. The geotechnical engineer should be kept
apprised of any such events, and should be consulted to
determine if additional tests are necessary.
GEOTECHNICAL SERVICES ARE
PERFORMED FOR SPECIFIC PURPOSES
AND PERSONS
Geotechnical engineers' reports are prepared to meet
the specific needs of specific individuals. A report pre-
pared for a consulting civil engineer may not be ade-
quate for a construction contractor, or even some other
consulting civil engineer. Unless indicated otherwise,
this report was prepared expressly for the client involved
and expressly for purposes indicated by the dient. Use
by any other persons for any purpose, or by the client
for a different purpose, may result in problems. No indi-
vidual other than the client should apply this report for its
intended purpose without first conferring with the geotechnical
engineer. No person should apply this report for any purpose
other than that originally contemplated without first conferring
with the geotechnical engineer.
c
• •
TABLE OF CONTENTS
E -11978
PAGE
INTRODUCTION 1
General 1
Project Description 1
Scope of Services 2
SITE CONDITIONS 3
Surface 3
Subsurface 3
Groundwater 4
Laboratory Testing 5
ENVIRONMENTALLY SENSITIVE AREAS CONSIDERATIONS 5
DISCUSSION AND RECOMMENDATIONS 6
General 6
Site Preparation and General Earthwork 7
Erosion Control and Stripping 7
Temporary Slopes 7
Structural Fill 8
Permanent Slopes 9
Foundations 9
Slab -on -Grade Floors 11
Seismic Design Considerations 1 1
Ground Rupture 11
Liquefaction 11
Ground Motion Response 12
Site Drainage 12
LIMITATIONS 13
Additional Services 13
Earth Consultants, Inc.
ILLUSTRATIONS
Plate 1
Plate 2
Plate 3
APPENDICES
• •
TABLE OF CONTENTS, Continued
E -11978
Vicinity Map
Boring Location Plan
Typical Footing Subdrain Detail
Appendix A Field Exploration
Plate A 1 Legend
Plates A2 through A6 Boring Logs
Appendix B
Plate B1
Laboratory Test Results
Grain Size Analyses
Earth Consultants, Inc.
• •
GEOTECHNICAL ENGINEERING STUDY
TUKWILA SHORT PLAT
4920 SOUTH 114TH STREET
TUKWILA, WASHINGTON
E -11978
INTRODUCTION
General
This report presents the results of the geotechnical engineering study completed by
Earth Consultants, Inc. (ECI) for the Tukwila Short Plat located at 4920 South 1 14th
Street in Tukwila, Washington. The general location of the site is shown on the
"Vicinity Map ", Plate 1.
Project Description
We understand it is planned to short plat the approximately 33,040 square -foot, single -
family residence lot. A review of a preliminary site plan provided by the client indicates
the development will be comprised of four new single - family residence lots. The proposed
development will be accessed by a paved roadway extending northeast from South 1 14th
Street.
An existing single - family residence and several outbuildings currently occupy the southern
portion of the site. The existing single - family residence is to remain on the southern lot.
The existing outbuildings are to be removed to make way for the proposed development.
At the time our study was performed, the proposed lot configurations, existing
structures, and our exploratory locations were approximately as shown on the "Boring
Location Plan ", Plate 2.
We anticipate the proposed residences will be two to three stories in height and will be
of relatively lightly loaded, wood -frame construction with a combination of slab -on-
grade and wood joist floors. Based on our experience with similar projects, we
anticipate wall loads will be in the range of 2 to 3 kips per lineal foot, column Toads in
the range of 15 to 20 kips, and slab -on -grade floor loads of 150 pounds per square
foot (psf).
Based on the existing topographic relief, we estimate maximum cuts will be in the
range of 10 feet or less.
Earth Consultants, Inc.
• •
GEOTECHNICAL ENGINEERING STUDY
Northwest Housing Guild
August 31, 2005
E -11978
Page 2
The conclusions and recommendations in this study are based on our understanding of
the proposed development, which is in turn based on the project information provided
us.- If the above project description is incorrect, or if the project information changes,
we should be consulted to review the recommendations contained in this study and
make modifications, if needed.
Scope of Services
The purpose of this study was to explore the subsurface conditions at the site and,
based on the conditions encountered, to develop geotechnical engineering
recommendations for the proposed site development. Our scope of services included
drilling five borings across the site, laboratory testing, and preparation of this report
that specifically addresses:
• Surface and subsurface soil and water conditions
• Site preparation, grading and earthwork procedures, including stripping depth
recommendations and details of structural fill placement and compaction
• Suitability of existing on -site materials for use as structural fill, and
recommendations for imported fill materials
• Geotechnical seismic design criteria, including evaluation of potential liquefaction
hazard
• Short -term and long -term groundwater management and erosion control
measures
• Foundation design criteria
• Estimates of anticipated settlement magnitudes
• Temporary and permanent slope recommendations
Earth Consultants, Inc.
•
b.
• •
GEOTECHNICAL ENGINEERING STUDY
Northwest Housing Guild
August 31, 2005
SITE CONDITIONS
Surface
E -11978
Page 3
The property is located at 4920 South 1 14th Street in Tukwila, Washington as shown on
the "Vicinity Map ", Plate 1. The subject site is bordered to the southwest by South
114th Street, to the northwest by a single - family residence and undeveloped forest, to
the northeast by an undeveloped alignment of South 1 13th Street, and to the southeast
by two single - family residences and undeveloped forest. The southernmost portion of the
subject lot is currently- developed with a single - family residence, garage, and swimming
pool.
The site is comprised of a southwest - facing slope, which descends from the undeveloped
alignment of South 1 13th Street along the northeast property line to South 1 14th Street
along the southwestern property line, with approximately 76 feet of elevation change
across the site. Most of the site descends southwest at gradients in the range of
approximately 10 to 25 percent. The northern -most portion of the site contains slopes
with gradients in the range of approximately 40 to 50 percent.
The site is primarily vegetated with grass, with several large- diameter deciduous trees
occupying the central portion of the site. Blackberry brambles vegetate the northern
portion of the site just below the steep slope, and small- to medium - diameter deciduous
trees with a mixed brush undergrowth vegetate the slope in the northernmost portion of
the site.
Subsurface
Subsurface conditions were evaluated by drilling five borings to a maximum depth of
6.5 feet below existing grade at the approximate locations shown on the "Boring
Location Plan ", Plate 2. Please refer to the "Boring Logs ", Plates A2 through A6, for a
more detailed description of the conditions encountered at each location explored. A
description of the field exploration methods is included in Appendix A. The following is
a generalized description of the subsurface conditions encountered.
At our boring locations, we encountered a surficial layer of topsoil and /or sod. The
topsoil was typically 4 to 6 inches thick. The topsoil was characterized by its dark -
brown to black color and organic content.
Earth Consultants, Inc.
GEOTECHNICAL ENGINEERING STUDY
Northwest Housing Guild
August 31, 2005
E -11978
Page 4
Underlying the topsoil layer at our boring locations, loose to medium dense silty sand
(Unified Soil Classification SM) was encountered. The silty sand generally became
medium dense to dense at 2.5 feet and extended to depths ranging from 2.5 to 5 feet
below existing grade. The silty sand extended to the maximum depth explored at
Boring B -3.
Underlying the silty sand, medium dense to very dense soils comprised of silty sand
with gravel (SM), sandy silt (ML), and poorly graded sand with gravel (SP) was
encountered to the maximum depth explored at Borings B -1, B -2, B -4, and B -5.
Review of the Seattle Composite Geologic Map (Shimel, Booth, and Troost, 2003)
indicates the site is immediately underlain by Vashon recessional outwash (Map unit
Qvr) deposited by meltwater from the receding Vashon glacier. Our fieldwork generally
correlates with the geologic map designation.
Groundwater
Groundwater was not encountered during our exploration in August 2005. However,
we did encounter iron oxide staining at two of our exploratory locations (Borings B -1
and B -2), at depths ranging from 2.5 to 5 feet below existing grade. The iron oxide
staining may be indicative of seasonal, perched groundwater collecting above dense,
low permeability soils encountered in our borings. As such, seepage should be
expected in excavations if work is to be done in the winter.
The contractor should be made aware that groundwater levels are not static and the
magnitude of flow may vary seasonally. There will be fluctuations in the level
depending on the season, amount of rainfall, surface water runoff, and other factors.
Generally, the water level is higher and seepage rate is greater in the wetter winter
months (typically October through May).
Earth Consultants, Inc.
• •
GEOTECHNICAL ENGINEERING STUDY
Northwest Housing Guild
August 31, 2005
Laboratory Testing
E -11978
Page 5
Laboratory tests were conducted on representative soil samples to verify or modify the
field soil classification, and to evaluate the general physical properties and engineering
characteristics of the soil encountered. Visual field classifications were supplemented
by grain size analyses on representative soil samples. Moisture content tests were
performed on all samples. The results of laboratory tests performed on specific samples
are provided either at the appropriate sample depth on the individual boring Togs or on a
separate data sheet contained in Appendix B. It is important to note that these test
results may not accurately represent the overall in -situ soil conditions. Our geotechnical
recommendations are based on our interpretation of these test results and their use in
guiding our engineering judgment. ECI cannot be responsible for the interpretation of
these data by others.
In accordance with our Standard Fee Schedule and General Conditions, the soil
samples for this project will be discarded after a period of 15 days following
completion of this report, unless we are otherwise directed in writing.
ENVIRONMENTALLY SENSITIVE AREAS CONSIDERATIONS
The Tukwila Municipal Code (TMC), Chapter 18.45.120.A, provides criteria for
designating areas of potential geologic instability. The potentially unstable areas are
classified by the TMC as follows:
1. Class 1 area, where landslide potential is low, and which slope is less than
15%,
2. Class 2 areas, where landslide potential is moderate, which slope is
between 15% and 40 %, and which are underlain by relatively permeable
soils;
3. Class 3 areas, where landslide potential is high, which include areas sloping
between 15% and 40 %, and which are underlain by relatively impermeable
soils or by bedrock, and which also include all areas sloping more steeply
than 40 %;
4. Class 4 areas, where landslide potential is very high, which include sloping
areas with mappable zones of groundwater seepage, and which also
include existing mappable landslide deposits regardless of slope.
Earth Consultants, Inc.
• •
GEOTECHNICAL ENGINEERING STUDY
Northwest Housing Guild
August 31, 2005
E -11978
Page 6
Based on our subsurface exploration, review of topographic data contained on a
preliminary site plan provided by the client, review of available geology maps, and
consideration of the TMC, Chapter 18.45.120.A, portions of the site meet the criteria of
Class 1 through Class 3 areas.
Based on our subsurface exploration, the site is underlain by relatively permeable soils.
Site slopes with gradients less than 15 percent meet the criteria of Class 1, while site
slopes with gradients of 15 percent to 40 percent meet the criteria of Class 2. The steep
slope in the northernmost portion of the site meets the criteria of Class 3 due to having
gradients of 40 percent and greater.
Based on our current understanding of the project, the steep slope in the northern portion
of the site is to remain undeveloped.
DISCUSSION AND RECOMMENDATIONS
General
Based on the results of our study, in our opinion, development of the site with four,
new single - family residence lots is feasible from a geotechnical engineering standpoint.
The proposed residences may be supported on conventional spread and continuous
footing foundation systems bearing on competent native soils or on structural fill. Slab -
on -grade floors may be similarly supported.
The site is underlain by up to 2.5 feet of loose native granular soils. If loose soil is
encountered at construction subgrade elevation, it should either be compacted in place
to the requirements of structural fill, or it should be overexcavated and replaced with
structural fill.
This report has been prepared for specific application to this project only and in a manner
consistent with that level of care and skill ordinarily exercised by other members of the
profession currently practicing under similar conditions in this area for the exclusive use
of Northwest Housing Guild, LLC and their representatives. No warranty, expressed or
implied, is made. This report in its entirety should be included in the project contract
documents for the information of the contractor.
Earth Consultants, Inc.
GEOTECHNICAL ENGINEERING STUDY
Northwest Housing Guild
August 31, 2005
E -11978
Page 7
Site Preparation and General Earthwork
Based on our understanding of the proposed development plan, site earthwork will likely
consist of: installing erosion control measures; stripping the site; cutting and filling the
site to provide building pad and street grades; installing underground utilities; preparing
curb, gutter, sidewalk, and roadway subgrades; and constructing single - family residences
on the lots.
Erosion Control and Stripping
Prior to removal of the vegetation, the clearing limits should be flagged. A silt fence
should be installed downslope of proposed grading areas, and a construction fence should
be installed at the top of any proposed cut slopes. We recommend that once the site
clearing limits are flagged, ECI be contacted to walk the site with the contractor in order
to provide additional geotechnical and erosion control recommendations.
After the site is logged and grubbed, the proposed grading areas of the site should be
stripped and cleared of surface vegetation, organic matter, and other deleterious material.
Existing utility pipes to be abandoned should be plugged or removed so they .do not
provide a conduit for water and cause soil saturation and stability problems.
The sod and topsoil encountered in our test pits was generally on the order of 4 to 6
inches thick. The sod and topsoil should be stripped and removed from the site, or it
may be stockpiled on site to be used in landscaping. areas. The stripped materials
should not be mixed with materials to be used as structural fill.
During construction, the site must be graded such that surface water is collected and
tightlined to an appropriate drainage facility. Water must not be allowed to stand in fill
areas or where buildings, slabs, or pavements are to be constructed. Loose surfaces
should be sealed by compacting the surface to reduce the potential for moisture
infiltration into the soils.
Temporary Slopes
The following information is provided solely as a service to our client. Under no
circumstances should this information be interpreted to mean that ECI is assuming
responsibility for construction site safety or the contractor's activities; such responsibility
is not being implied and should not be inferred.
Earth Consultants, Inc.
•
GEOTECHNICAL ENGINEERING STUDY
Northwest Housing Guild
August 31, 2005
E -11978
Page 8
In no case should excavation slopes be greater than the limits specified in local, state
(WISHA), and federal (OSHA) safety regulations. Based on the information obtained from
our field exploration and laboratory testing, the loose to medium dense soils encountered
in our borings would be classified as Type C by OSHA /WISHA. Temporary cuts greater
than 4 feet in height in Type C soils may be sloped to a maximum inclination of 1.5H:1V
(Horizontal:Vertical). The underlying dense to very dense soils would be classified as Type
B by OSHA /WISHA. Temporary cuts greater than 4 feet in height in Type B soils may be
sloped to a maximum inclination of 1 H:1 V. Where groundwater seepage is encountered,
the saturated soils should be treated as a Type C soil and should be cut no steeper than
1.5H:1 V.
If slopes of this inclination or flatter cannot be constructed, temporary shoring may be
necessary. If temporary shoring is required, we will be available to provide shoring
design criteria.
Structural Fill
Structural fill is defined as compacted fill placed under buildings, roadways, floor slabs,
pavements, and other load- bearing areas or on slopes. Structural fill should be placed in
horizontal lifts not exceeding 12 inches in loose thickness and compacted to a
minimum of 95 percent of its laboratory maximum dry density determined in
accordance with ASTM Test Designation D -1557 (Modified Proctor). The fill materials
should be placed at or near their optimum moisture content.
Based on the results of our laboratory tests, the on -site soils at the time of our
exploration appeared to be near their optimum moisture content; therefore, they should
be suitable for use as structural fill. Laboratory testing indicates the site soils have
between 3 and 57 percent fines passing the No. 200 sieve. Soil with fines in excess of
approximately 5 percent will degrade if exposed to excessive moisture, and compaction
and grading will be difficult if the soil moisture increases significantly above its optimum
level.
Earth Consultants, Inc.
• •
GEOTECHNICAL ENGINEERING STUDY
Northwest Housing Guild
August 31, 2005
E -11978
Page 9
In our opinion, to maximize the success of using the existing site soils for structural fill,
provisions should be made for stockpiling and protecting suitable on -site soils. Successful
use of the native soils as structural fill will require that soil stockpiles be covered with
plastic sheeting. The entire stockpile, down to the toe of the pile, should be covered
with the plastic sheeting. Excavation and placement of the native soils should only be
performed during dry weather conditions. ECI should periodically meet with the
contractor during construction to assess the suitability of the on -site soils for use as
structural fill.
If the site soils are exposed to excessive moisture and cannot be adequately compacted,
then it may be necessary to import a soil that can be compacted. During dry weather,
any non - organic, compactable soil with a maximum grain size of 4 inches can be used.
Fill for use during wet weather should consist of a fairly well - graded granular material
having a maximum grain size of 4 inches and no more than 5 percent fines passing the
No. 200 sieve based on the minus 3/4 -inch fraction.
Permanent Slopes
Permanent cut and fill slopes should be inclined no steeper than 2H:1 V. Cut slopes
should be observed by ECI during excavation to verify that conditions are as
anticipated. Fill slope construction should also be observed under the full -time
observation of an ECI representative to test structural fill soils. Supplementary
recommendations can be developed, if needed, to improve stability, including flattening
of slopes, placing erosion control fabrics, or installation of surface or subsurface drains.
Permanently exposed slopes should be hydroseeded with an appropriate species of
vegetation to reduce erosion and improve stability for the surficial layer of soil
immediately after construction. In the summer months, it may be necessary to water
the slopes to maintain the hydroseed germination.
Foundations
Based on the results of our study, in our opinion, the proposed residences may be
supported on conventional spread and continuous footing foundation systems bearing
on competent native soil or structural fill used to modify site grades.
Earth Consultants, Inc.
• •
GEOTECHNICAL ENGINEERING STUDY
Northwest Housing Guild
August 31, 2005
Slab -on -Grade Floors
E -11978
Page 11
Slab -on -grade floors should be supported on competent native soil or on granular
structural fill. Disturbed subgrade soil must either be recompacted or replaced with
structural fill.
Slabs placed on structural fill or the native soils should be provided with a capillary
break consisting of a minimum of 4 inches of free - draining sand or gravel. In areas
where slab moisture is undesirable, a vapor barrier, such as a 6 -mil plastic membrane,
should be placed beneath the slab.
Seismic Design Considerations
Earthquakes occur in the Puget Lowland with regularity; however, the majority of these
events are of such low magnitude they are not felt without instruments. Large
earthquakes do occur, as indicated by the 1949, 7.2 magnitude earthquake in the
Olympia area, the 1965, 6.5 magnitude earthquake in the Midway area, and the 2001,
6.8 magnitude earthquake in the Nisqually area.
There are three potential geologic hazards associated with a strong motion seismic
event at this site: ground rupture, liquefaction, and ground motion response.
Ground Rupture
The strongest earthquakes in the Puget Lowland are widespread, subcrustal events,
ranging in depth from 30 to 55 miles. Surface faulting from these deep events has not
been documented to date. Therefore, it is our opinion that the risk of ground rupture at
this site during a strong motion seismic event is negligible.
Liquefaction
Liquefaction is a phenomenon in which soils lose all shear strength for short periods of
time during an earthquake. Groundshaking of sufficient duration results in the loss of
grain -to -grain contact and rapid increase in pore water pressure, causing the soil to
behave as a fluid. To have a potential for liquefaction, a soil must be cohesionless with
a grain size distribution of a specified range (generally sand and silt), it must be loose,
it must be below the groundwater table, and it must be subject to sufficient magnitude
and duration of groundshaking. The effects of liquefaction may be large total and /or
differential settlement for structures founded in the liquefying soils.
Earth Consultants, Inc.
• •
GEOTECHNICAL ENGINEERING STUDY
Northwest Housing Guild
August 31, 2005
E -11978
Page 12
In our opinion, based on the soil gradation and density and the lack of a shallow
groundwater table, the potential for widespread liquefaction - induced settlement at this
site is low to negligible.
Ground Motion Response
The 2003 International Building Code (IBC) earthquake regulations section contains a
static force procedure and a dynamic force procedure for design -base shear
calculations. Based on the encountered soil conditions, it is our opinion "Site Class C,
Very Dense Soil and Soft Rock" from Table 1615.1.1 of the IBC, should be used to
characterize the site soils.
Site Drainage
Groundwater was not encountered during our exploration in August, 2005. However,
we did encounter iron oxide staining at two of our exploratory locations (Borings B -1
and B -2) at depths ranging from 2.5 to 5 feet below existing grade. The iron oxide
staining may be indicative of seasonal, perched groundwater collecting above dense,
low permeability soils encountered in our borings.
If seepage is encountered, the bottom of the excavation should be sloped to one or
more shallow sump pits. The collected water can then be pumped from these pits to a
positive and permanent discharge, such as a nearby storm drain. Depending on the
magnitude of such seepage, it may also be necessary to connect the sump pits by a
system of connector trenches.
Final site grades must allow for drainage away from the residence foundations. The
ground should be sloped at a gradient of 3 percent for a distance of at least 10 feet
away from the residences.
Footing drains should be installed around the perimeter of the residences, at or just
below the invert of the footing, with a gradient sufficient to initiate flow. A typical
detail is provided on the "Typical Footing Subgrade Detail ", Plate 3. Under no
circumstances should roof downspout drain lines be connected to the footing drain
system. Roof downspouts must be separately tightlined to discharge. Cleanouts should
be installed at strategic locations to allow for periodic maintenance of the footing drain
and downspout tightline systems.
Earth Consultants, Inc.
• •
GEOTECHNICAL ENGINEERING STUDY
Northwest Housing Guild
August 31, 2005
LIMITATIONS
E -11978
Page 13
Our recommendations and conclusions are based on the site materials observed,
selective laboratory testing and engineering analyses, the design information provided
us, and our experience and engineering judgment. The conclusions and
recommendations are professional opinions derived in a manner consistent with that
level of care and skill ordinarily exercised by other members of the profession currently
practicing under similar conditions in this area. No warranty is expressed or implied.
The recommendations submitted in this report are based on the data obtained from the
borings. Soil and groundwater conditions between borings may vary from those
encountered. The nature and extent of variations between our exploratory locations
may not become evident until construction. If variations do appear, ECI should be
requested to reevaluate the recommendations of this report and to modify or verify
them in writing prior to proceeding with the construction.
Additional Services
As the geotechnical engineer of record, ECI should be retained to perform a general
review of the final design and specifications to verify that the earthwork and
foundation recommendations have been properly interpreted and implemented in the
design and in the construction specifications.
ECI should also be retained to provide geotechnical services during construction. This is
to observe compliance with the design concepts, specifications, or recommendations
and to allow design changes in the event subsurface conditions differ from those
anticipated prior to the start of construction.
Earth Consultants, Inc.
t.•cd
6.11111, I' Alit,•
Pfd.71
ri4i. l t 4°1
LAKE
VA!- rNC i ntV
hi;Hi1!
.(ti io
RAINIER
ROYEiUHY
4
f:IlRFO;.1
trt
rj— r
N
zt
NdraIIS :.r
1 >I
Y
z s • 1
«yam, ._,t _. _ v ._ . 1977N (Ij.!O. ..a1 " — —
''f.,„ , - ti i; �` 1 .> BANGOR .,1
rG '° f tl 1Tajlt t t , y s , r j,- Q.'i.
s 111r,` I' r�,. s
r � � u' b ;w an i 7l RIlA!'1 =oXi n Y .••,+,,.,:).1;,,........r ;� •
tFOb' ▪ r ( tit 1 .1
.F' O ie._.. s - . iAKLS11ku �'_. i ,.I, ,II ';I
�.. ii , I rT b du aAtt. >
liC .''.. N s� e" f t 1.�'L �` N R 3 ,. > i tl ;P
T: v,Y ` �, 7 r .AYf7! Tyi x,. r. •�
�rST Z{ s o- ' 1'' q�n. ' i d.liel„ it
1• �°^ to t i V 41.q. '..'4., alinos l i sr! .. x d s 4▪ , ._'•ils.n
.' ='m \t.1; :'i',4 �u ..I' _a .....61,/;,: I a .._ ..._. IISI�i
t C l® IVn:f ,.,1%. ( ,If ilbill ST III r • /(�
I ff > 1s 't 176 H ST f
) ha r (°.NMt14r ^ r \`, �, n `,n ; l I I.: TSt ;1 I , i T
O.: • , I I ;, : Pr,rX �r � �' P FtI Vl'. orc
C 1`1 i. tt +l lil 1< • Al Hatf ✓ :11 iH FI 1113 1 >r ! ? fd• j 1 ,1(�
� list Y � vy I 1T
,:',1.,r ?� .£� '> ll�l+l IS 1.1rwTH yT ,a. I 1a �.
C S p ''r ;T s 1201H zjr ST ¢ o tits 1 t[ :,
r��. .i�— ,IUNi EF. ,n Z.. _ 'J ;i� • •I'�ri?_I
111 AN .
,fc.
. „$f � uAtudlirrr <r > 0y ; .� ` rt
• n:Ell Yt • ST
r1 °. ..'I.
Reference:
King County
Map 625
By Thomas Brothers Maps
Dated 2005
NORTH
v.er_
=. Z Earth Consultants, Inc.
,,. t •.sr'i Gcolechntcal Engineering. Geology. Environmental Sciences
r/ a. "Pr o` Construction Testing & ICBO / WABO Inspection Services
MktiOKAY*Is
VICINITY MAP
TUKWILA SHORT PLAT
TUKWILA, WASHINGTON
DRWN. DNM
PROJ. NO. 11978
CHKD. ELW
DATE 8/24/05
PLATE 1
•
LEGEND
B -1 I Approximate location of ECI boring, 1 Proj. No. 11978, August 2005
0 NORTH 50
SCALE IN FEET
'REFERENCE: DUNCANSON COMPANY, INC., 8/1/05
.vet`
9'P.I7 RV
Earth Consultants, Inc.
Geotechnical Engineering. Geology. Environmental Sciences
Construction Testing & ICBO /WABO Inspection Services
BORING LOCATION PLAN
TUKWILA SHORT PLAT
1 TUKWILA, WASHINGTON
DRWN. DNM
PROJ. NO. 11978
CHKD. ELW
DATE 8/24/05
PLATE 2
SLOPE TO
DRAIN
5'n
�C
cti oo
p='`� �� `7vul��i
4 INCH MIN. DIAMETER ,Oop
PERFORATED PIPE ` ..4, }eo O�c
•
•
0
2 INCH MIN.
4 INCH MAX.
LEGEND
12 INCH MIN.
Surface seal; native soil or other
low permeability material
Washed rock or pea gravel
Drain pipe; perforated or slotted
rigid Schedule 40 PVC or SDR 35
pipe laid with perforations or slots
facing down; tight jointed; with a
positive gradient. Do not use
flexible corrugated plastic pipe.
Do not tie building downspout
drains into footing lines.
18 INCH MIN.
2 INCH MIN.
SCHEMATIC ONLY - NOT TO SCALE
NOT A CONSTRUCTION DRAWING
v.cr
Earth Consultants, Inc.
m F �` Geotechnical Engineering. Geology. Environmental Sciences
e Construction Testing & ICF3O /WABO Inspection Services
r-'4'.1 ci:
TYPICAL FOOTING SUBDRAIN DETAIL
TUKWILA SHORT PLAT
TUKWILA, WASHINGTON
DRWN. DNM
PROJ. NO. 11978
CHKD. ELW
DATE 8/24/05
PLATE 3
•
APPENDIX A
FIELD EXPLORATION
E- 11978
Our field exploration was performed on August 5, 2005. Subsurface conditions at the
site were explored by drilling five borings to a maximum depth of 6.5 feet below
existing grade. The borings were drilled by Boretec using an Acker limited- access drill
rig.
The approximate boring locations were determined by pacing from site features depicted
on a preliminary site plan provided by the client. The elevations were estimated based on
topographic lines depicted on the site plan. The locations and elevations of the borings
should be considered accurate only to the degree implied by the method used. These
approximate locations are shown on the "Boring Location Plan ", Plate 2.
The field exploration was continuously monitored by a geologist from our firm who
classified the soils encountered, maintained a log of each boring, obtained
representative samples, measured groundwater levels, and observed pertinent site
features. The samples were visually classified in accordance with the Unified Soil
Classification System, which is presented on the "Legend ", Plate Al. Representative
soil samples were placed in closed containers and returned to our laboratory for further
examination and testing.
Logs of the borings are presented on Plates A2 through A6. The final Togs represent
our interpretations of the field logs and the results of our laboratory examination and
testing. The stratification lines on the logs represent the approximate boundaries
between soil types. In actuality, the transitions may be more gradual.
The borings were drilled using hollow stem augers. In each boring, Standard
Penetration Tests (SPT) were performed at selected intervals in general accordance
with ASTM Test Designation D -1586. The split spoon samples were driven with a 140 -
pound hammer freely falling 30 inches. The number of blows required to drive the last
12 inches of penetration are called the "N- value ". This value helps to characterize the
site soils and is used in our engineering analyses. These results are recorded on the
boring logs at the appropriate sample depths.
Earth Consultants, Inc.
ti • ° MAJOR DIVISION -
GRAPH LETTER
SYMBOL SYMBOL
TYPICAL DESCRIPTION
Coarse rained soils
g
More than 50%
material larger than
No. 200 sieve size
Gravel and
gravelly soils
More than 50%
coarse fraction
retained on No. 4
Sieve
Clean gravels
(little or no fines)
0000.
o ° ° o ° GW
° o o 0 gw
- - - -
Well- graded gravels, gravel -sand mixtures,
little or no fines
I ! I . I . I GP
• ...I .I 9P
Poorly- graded gravels, gravel -sand
mixtures, little or no fines
Gravels with fines
(appreciable amount
of fines)
Iil
!
1 GM gm
'
Silty gravels, gravel- sand -silt mixtures
c
r'4,44711$741.
Clayey gravels, gravel- sand -clay mixtures
Sand and sandy
soils
More than 50%
coarse fraction
passing No. 4
Sieve
Clean sand
(little or no fines)
0 0 °° 0 °0 0°° °o . SW
i; °° 3°°° °.°0 0 0° SW
Well- graded sands, gravelly sands, little or no
fines
°. ° < o ° o ° vo °° o
SP
° ° sP
°° ° ° °° o -0'
Poorly- graded sands, gravelly sands, little or no
fines
Sands with fines
(appreciable amount
of fines)
I1IOlH
SM
sm
Silty sands, sand -silt mixtures
SC sc
Clayey sands, sand -clay mixtures
Fine-grained soils
More than 50%
material smaller than
No. 200 sieve size
Silts y Liquid limit
and clays less than 50
ML
ml
Inorganic silts and very fine sands, rock flour,
silty- clayey fine sands, clayey silts with slight plasticity
���
cl
Inorganic sandy clays, of low medium plasticity, gravelly
clays, sand cla s, sil clays, lean clays
88888
N R8888l
OL
Organic silts and organic silty
plasticity
Silts Liquid limit
and clays greater than 50
I I
I
MH
mh
Inorganic silts, micaceous or diatomaceous fine
sand or silty soils
/
/
CH
ch
Inorganic clays of high plasticity, fat clays
�
,L,,, ,e u
u ,2,
OH
oh
Organic clays of medium to high plasticity,
organic silts
Highly organic soils
pT
pt
Peat, humus, swamp soils with high organic
contents
The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. Dual
symbols are used to indicate borderline soil classification.
C TORVANE READING, tsf
qu PENETROMETER READING, tsf
W MOISTURE, % dry weight
P SAMPLER PUSHED
SAMPLE NOT RECOVERED
pcf DRY DENSITY, Ib. per cubic ft.
LL LIQUID LIMIT, %
PI PLASTIC INDEX
2" O.D. SPLIT SPOON SAMPLER
2.4" I.D. RING OR SHELBY TUBE SAMPLER
WATER OBSERVATION WELL
Q DEPTH OF ENCOUNTERED GROUNDWATER DURING
EXCAVATION
SUBSEQUENT GROUNDWATER LEVEL WITH DATE
Earth Consultants, Inc.
Geotechnical Engineers. Geologists & Environmental Scientists
LEGEND — Al
W W
Topsoil
'1' W J
Humus and duff layer
W W
Fill
��� **** �����**�
•
Highly variable constituents
The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. Dual
symbols are used to indicate borderline soil classification.
C TORVANE READING, tsf
qu PENETROMETER READING, tsf
W MOISTURE, % dry weight
P SAMPLER PUSHED
SAMPLE NOT RECOVERED
pcf DRY DENSITY, Ib. per cubic ft.
LL LIQUID LIMIT, %
PI PLASTIC INDEX
2" O.D. SPLIT SPOON SAMPLER
2.4" I.D. RING OR SHELBY TUBE SAMPLER
WATER OBSERVATION WELL
Q DEPTH OF ENCOUNTERED GROUNDWATER DURING
EXCAVATION
SUBSEQUENT GROUNDWATER LEVEL WITH DATE
Earth Consultants, Inc.
Geotechnical Engineers. Geologists & Environmental Scientists
LEGEND — Al
Boring Log
I Project Name:
Tukwila Short Plat
Sheet of
1 1
Job No.
11978
Logged by:
ELW
Start Date:
8/5/05
Completion Date:
8/5/05
_
Boring No.:
B -1
Drilling Contractor:
Boretec
Drilling Method:
HSA
Sampling Method:
SPT
Approximate Ground Surface Elevation:
240'
Hole Completion:
❑ Monitoring Well ❑ Piezometer El Abandoned, sealed with bentonite
General
Notes
W
o
�o�
No.
Blows
Ft.
IGraphic
Symbol
cu
. w; o.
°, LL E
t] in
USCS
Symbol
Surface Conditions: Topsoil and sod: 4 "; grass
12.1
14.1
14.6
21
48
2
3
SM
Brown silty medium SAND, medium dense, moist
-iron oxide staining
—
6
ML
Brown to gray sandy SILT, medium dense, moist to wet
-iron oxide staining, trace gravel
- becomes dense, trace iron oxide staining
- becomes gray, moist
-56.9% fines
Boring terminated at 6.5 feet below existing grade due to rock
obstruction. No groundwater was encountered during drilling.
Boring backfilled with bentonite and cuttings.
Borings drilled by Boretec using an Acker limited- access drill rig.
Elevations estimated from topographic lines depicted on a site
plan provided by the client.
Earth Consultants, Inc.
Geotechnical Engineers, Geologists & Environmental Scientists
Boring Log
Tukwila Short Plat
Tukwila, Washington
Proj. No. 11978
Dwn. ELW
Date August 2005
Checked ELW
Date 8/19/05
Plate A2
Subsurface • conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis
and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by
others of information presented on this log.
U
W
a
m0.
c7
m
0
z
I
O
CO
m
Boring Log
. Project Name: sir
Tukwila Short Plat
Sheet of
1 1
Job No.
11978
Logged by:
ELW
Start Date:
8/5/05
Completion Date:
8/5/05
Boring No.:
B -2
Drilling Contractor:
Boretec
Drilling Method:
HSA
Sampling Method:
SPT
Approximate Ground Surface Elevation:
255'
Hole Completion:
❑ Monitoring Well ❑ Piezometer
with bentonite
M Abandoned, sealed
General
Notes
w
%
No.
Blows
Ft.
r
a E
2 E
6 via
a .:
N LL
cn
a a
U
E 8 E,
D rn
Surface Conditions: Topsoil and sod: 4' ; grass
6.9
5.0
56/10
.....
2
SM
Brown silty SAND, loose to medium dense, moist
- becomes very dense, iron oxide staining
—
SM
Brown silty SAND with gravel, very dense, moist
Boring terminated at 3.0 feet below existing grade due to rock
obstruction. No groundwater was encountered during drilling.
Boring backfilled with cuttings.
Earth Consultants, Inc.
Geotechnical Engineers. Geologists & Environmental Scientists
Boring Log
Tukwila Short Plat
Tukwila, Washington
Proj. No. 11978 I
Dwn. ELW I
Date August 2005
Checked ELW I
Date 8/19/05
Plate A3
Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis
and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by
others of information presented on this log.
i_
o
wQ.
co0
0
c5
z
O
Boring Log
t Pfoject Name:
Tukwila Short Plat
Sheet of
1 1
Job No.
11978
Logged by:
ELW
Start Date:
8/5/05
Completion Date:
8/5/05
_
Boring No.:
B -3
Drilling Contractor.
Boretec
Drilling Method:
HSA
Sampling Method:
SPT
Approximate Ground Surface Elevation:
262'
Hole Completion:
❑ Monitoring Well ❑ Piezometer . Abandoned, sealed with bentonite
General
Notes
W
(%)
No.
Blows
Ft.
Graphic
Symbol
Depth
Ft.
Sample
USCS
Symbol
Surface Conditions: Topsoil and sod: 4 "; grass
2.4
7.3
5.6
21
65/6
"
1
2
4
SM
Brown silty fine SAND, medium dense, moist
- becomes fine to medium grained
- becomes fine grained, contains gravel, becomes lightly
cemented
- becomes medium grained, very dense
;15.4% fines
—
—
5
Boring terminated at 5.0 feet below existing grade due to rock
obstruction. No groundwater was encountered during drilling.
Boring backfilled with bentonite and cuttings.
Earth Consultants, Inc.
Geolechnical Engineers, Geologists & Environmental Scientists
Boring Log
Tukwila Short Plat
Tukwila, Washington
Proj. No. 11978
S b
I Dwn. ELW
I Date August 2005
Checked ELW
I Date 8/19/05
I Plate A4
u surface conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis
and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by
others of information presented on this log.
1i
•
NO
W
o
U
W
c�
rn
0
z
co
Boring Log
w
t Project Name:
Tukwila Short Plat
Sheet of
1 1
Job No.
11978
Logged by:
ELW
Start Date:
8/5/05
Completion Date:
8/5/05
Boring No.:
B-4
Drilling Contractor:
Boretec
Drilling Method:
HSA
Sampling Method:
SPT
Approximate Ground Surface Elevation:
264'
Hole Completion:
❑ Monitoring Well ❑ Piezometer M Abandoned, sealed with bentonite
General
Notes
W
( %)
No
Blows
Ft.
IGraphic
Symbol
'
8 E
co
USCS
Symbol
Surface Conditions: Topsoil and sod: 6"; blackberry brambles
4.s
2.4
20
47
;moo:
2
4
SM
Brown silty fine SAND, loose, moist
- becomes medium grained, medium dense
- contains gravel
—
—
°
a O 0Q
, o a °'
oao�
0
SP
Brown poorly graded SAND with gravel, dense, moist
-3.1% fines
Boring terminated at 6.5 feet below existing grade due to rock
obstruction. No groundwater was encountered during drilling.
Boring backfilled with bentonite and cuttings.
Earth Consultants, Inc.
Geotechnical Engineers. Geologists & Environmental Scientists
Boring Log
Tukwila Short Plat
Tukwila, Washington
Proj. No. 11978
I Own. ELW
Date August 2005
Checked ELW
Date 8/19/05
Plate A5
Subsurface conditions depicted represent our oo serve ttons at the time and location of this exploratory hole, modified by engineering tests, analysis
and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by
others of information presented on this log.
Boring Log
1 ' Project Name:
Sheet of
Job No. L
Logged by: S
Start Date: C
Completion Date: B
Boring No.:
Drilling Contractor. D
Drilling Method: S
Sampling Method:
Approximate Ground Surface Elevation: H
Hole Completion:
General w
w
No .
. -6 =
= a v
v, . S
Surface Conditions: Topsoil and sod: 6"; blackberry brambles
6.0 S
21 3
1 —
SM B
Brown silty SAND, loose, moist
— -
—
! is -
3 —
SM B
Brown silty fine to medium SAND with gravel, medium dense,
— m
Boring terminated at 5.0 feet below existing grade due to refusal.
No groundwater was encountered during drilling. Boring
backfilled with bentonite and cuttings.
Earth Consultants, Inc. B
Boring Log
Tukwila Short Plat
Proj. No. 11978 I
I Dwn. ELW I
I Date August 2005 C
Checked ELW I D
Date 8/19/05 I
I Plate A6
su ace con t ons eptcted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis
and judgment. They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by
others of information presented on this log.
•
APPENDIX B
LABORATORY TEST RESULTS
E -11978
Earth Consultants, Inc.
PERCENT FINER
0
0
100
90
80
70
60
50
40
30
20
10
0
N
Particle Size Distribution Report
200 100
10
1 01
GRAIN SIZE - mm
0.01
0.001
% COBBLES
% GRAVEL
% SAND
% SILT I % CLAY
USCS
AASHTO
PL
LL
100.0
2.1
41.0
56.9
ML
3/8
100.0
96.9
59.8
13.5
71.1
15.4
SM
0.492
9.92
D30
24.9
42.9
54.0
3.1
SP
#200
0.180
C COEFFICIENTS
SIEVE
inches
size
PERCENT FINER
O
❑
0
1.5
100.0
100.0
100.0
3/4
100.0
100.0
63.8
3/8
100.0
96.9
59.8
><
GRAIN SIZE
D60
0.0961
0.492
9.92
D30
24.9
0.222
0.353
D10
6.4
#200
0.180
C COEFFICIENTS
Cc
0.07
Cu
55.17
o Source:
❑ Source:
A Source:
SIEVE
number
size
PERCENT FINER
❑
#4
97.9
86.5
57.1
#8
96.9
82.6
55.1
#16
95.2
77.6
51.9
#30
92.4
66.4
43.9
#50
83.5
40.6
24.9
#100
67.3
20.3
6.4
#200
56.9
15.4
3.1
Sample No.: B -1
Sample No.: B -3
Sample No.: B-4
SOIL DESCRIPTION
0 B -1: 5' - ML
Gray sandy Silt; 14.6% Moisture
❑ B- 3:4' -SM
Brown silly Sand; 5.6% Moisture
B-4: 5' - SP
Gray poorly graded Sand with gravel: 2.4%
Moisture
REMARKS:
0 FTJ/JLC
❑ FTJ/JLC
FTJ/JLC
Elev./Depth: 5'
Elev./Depth: 4'
Elev./Depth: 5'
EARTH
CONSULTANTS, INC.
Client: Northwest Housing Guild, LLC
Project: Tukwila Short Plat
Project No.: E -11978
Plate B1
4_ Copies
• •
DISTRIBUTION
E -11978
Northwest Housing Guild, LLC
632 Southwest 150th Street, Suite B
Burien, Washington 98166
Attention: Mr. Cliff Running
Earth Consultants, Inc.
•
DRAINAGE AND PRIVATE ROAD MAINTENANCE COVENANT
This covenant is executed to provide for the repair and maintenance of the private road and
drainage system within the property described below for the continued use and benefit by the
owners thereof, as described below. In addition the subject private road will remain open at all
times for emergency and public sewer vehicles. This covenant shall run with the land for as
long as the private road and drainage system is used to serve the lots described below.
Owners: The owners, Karnail S. Johal, Gurpal Singh, Paramjit S. Chhokar, Kalwarn
Singh and Baljinder Singh-of the Karnail Johal Short Plat, Lots 1, 2, 3, and 4 of
the City of Tukwila Short Plat #L02 -036, for the private road and drainage
system within said City of Tukwila Short Plat.
Private Road Description:
THE EAST 30.00 FEET OF THE WEST 300 FEET OF LOT 17,
BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF
RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY,
WASHINGTON.
ALSO THAT PORTION OF SAID LOT 17 DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF THE WEST 300 FEET
OF SAID LOT 17;
THENCE NORTH 01 °28'34" EAST ALONG THE EAST LINE OF THE
WEST 300 FEET OF SAID LOT 17, A DISTANCE OF 42.69 FEET;
THENCE NORTH 88 °57'51" WEST PARALLEL WITH THE NORTH LINE
OF SAID LOT 17, A DISTANCE OF 30.00 FEET TO THE "TRUE POINT OF
BEGINNING";
THENCE CONTINUING NORTH 88 °57'51" WEST, A DISTANCE OF 50.88
FEET;
THENCE NORTH 01 °02'09" EAST, A DISTANCE OF 32.00 FEET;
THENCE SOUTH 88 °57'51" EAST, A DISTANCE OF 51.12 FEET;
THENCE SOUTH 01 °28'34" WEST, A DISTANCE OF 32.00 FEET TO THE
"TRUE POINT OF BEGINNING."
The private drainage system shall be maintained in an operable and efficient condition
consistent with the 1998 King County surface water design manual or its successor document.
The private road shall be maintained as an operable asphalt surfaced road. Where any question
exists as to the standards to be applied, the owners may obtain a recommendation from the City
of Tukwila or its successor agency and/or a licensed engineer. A minimum 60% majority of the
owners may initiate an improvement or repair action. All owners shall share all associated costs
on an equal basis, with no fees allowed for administration by one or more of the owners. All
funds shall be due at the time that the work is billed by the respective contractor or professional.
Independent payment schedules may be used if agreed upon by the majority of owners.
In the event that funds are not paid when due, the aggrieved owner(s) may initiate an action to
collect the funds and shall be entitled to costs and a reasonable attorney's fee upon recovery.
This covenant shall be binding upon all owners, their heirs, successors or assigns. In the event
that the property changes hands, the new owner shall be responsible for all past due charges
outstanding against the lot at the time of transfer.
Owner: Date
Owner: Date
Owner: Date
County of King )
Owner:
Date
Owner:
Date
On this day of , 2005 before me, the undersigned a Notary Public in and
for the State of Washington, duly commissioned and sworn, personally appeared
to me known to be the individual described in and who
executed the within and foregoing instrument, and acknowledged that _
signed the same as a free and voluntary act and deed, for the uses and purposes therein
mentioned.
Witness my hand on official seal hereto affixed the day and year first above written.
Notary Public in and for the state of
Washington residing at
COMMISSION EXPIRES
• •
WHEN RECORDED, RETURN TO:
City Clerk
City of Tukwila
6200 Southcenter Boulevard
Tukwila, WA 98188
Grantor:
Grantee: City of Tukwila, a municipal corporation of King County, Washington
Legal Description (Abbreviated): A Portion of the NE1/4 of the NE1/4, Sec. 10, T. 23 N., R. 4
E., WM., in King County, WA
Full Legal Description is found on Exhibit 'A' of this document.
Assessor's Tax Parcel ID Number(s): 1334840 -1711
SENSITIVE AREA COVENANT AND HOLD
HARMLESS AGREEMENT
This covenant and hold harmless agreement is entered into between,
( "Grantor), and the City of Tukwila, a Washington municipal corporation ( "Grantee ").
RECITALS
WHEREAS, Grantor owns and has applied for necessary permits to develop certain real
property (the "Property ") legally described in Exhibit A, which is attached and incorporated by
reference.
WHEREAS, a portion of the Property contains sensitive areas and the Property is
adjacent to sensitive areas of potential geologic instability (potential slide areas) as depicted in
Exhibit B, which is attached and incorporated by reference.
WHEREAS, as a condition of the issuance of short subdivision approval, land use
permits, and/or construction permits for the Property, the Grantee required the Grantor to execute
and record this "Sensitive Area Covenant and Hold Harmless Agreement" to hold the City of
Tukwila harmless from all loss incurred as a result of any landslide or seismic activity, or soil
disturbance.
WHEREAS, Grantor assumed this obligation in order to obtain said short subdivision
approval under permit no. L05 -070, and/or construction permits for the Property.
• •
WHEREAS, Grantor has performed geological reports and evaluations, prepared by
Earth Consultants, Inc. dated August 31, 2005.
WHEREAS, the parties agree that this agreement constitutes an arms length, bargained -
for agreement, which includes a waiver of liability that runs with the land for risks created by the
proposed use of property because of the shape, composition, location or other characteristic
unique to the Property sought to be developed.
NOW, THEREFORE, the parties agree as follows:
AGREEMENT
1. In consideration of Grantee issuing development permits, which constitutes good and
valuable consideration, the receipt of which and the sufficiency of which the Grantor hereby
acknowledges, the Grantor shall defend, indemnify, and hold the Grantee, its officers, officials,
employees, agents, and assigns harmless from any and all claims, injuries, damages, losses, or
suits, whether brought by grantor or third parties, including all legal costs and reasonable .
attorney fees, arising out of or in connection with any injuries or damages to persons or property
caused in whole or in part by any landslide or seismic activity or soil disturbance on the
Property, legally described in Exhibit A, which is attached and incorporated by reference.
2. Grantor on its own behalf and on behalf of its heirs, successors and assigns hereby
waives any right to assert any claim against the Grantee, its officers, officials, employees,, agents,
and assigns for any loss, or damage to people or property either on or off the site resulting from
any landslide or seismic activity or soil disturbance on said Property by reason of or arising out
of the issuance of the permit(s) by the City for development on said Property except only for
such losses that may directly result from the sole negligence of the City.
3. Grantor will inform its successors and assigns of said Property that the Property is in
an area of potential geologic instability (potential slide area), of the risks associated with
development thereon, of any conditions or prohibitions on development imposed by the City of
Tukwila, and of any features in this design which will require maintenance or modification to
address anticipated soils changes.
4. Grantee's inspection or acceptance of any of the Grantor's construction or other work
either during construction or when completed shall not be grounds to avoid any of these
covenants of indemnification.
5. This covenant and hold harmless agreement shall be a covenant running with the land
and the rights and obligations contained herein shall run with and burden the Property, including
each parcel comprising the Property and shall inure to the benefit of and be binding upon the
Grantor and Grantee, their successors and assigns.
• •
IN WITNESS WHEREOF, said individuals have caused this instrument to be executed
this day of , 2005.
Authorized Signature
Authorized Signature
STATE OF WASHINGTON)
)ss.
County of King )
I certify that I know or have satisfactory evidence that
and
is /are the person(s) who appeared before me, and said individual(s) acknowledged that
he /she /they signed this instrument and acknowledged it to be his/her /their free and voluntary act
for the uses and purposes mentioned in this instrument.
Dated
Notary Public in and for the State of Washington
residing at
My appointment expires
• •
DATED this day of , 2005.
GRANTEE: CITY OF TUKWILA
Mayor
ATTEST:
City Clerk
STATE OF WASHINGTON )
) ss.
County of King )
On this day of , 20 , before me, the
undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn,
personally appeared and
, known to me to be the Mayor and City
Clerk, respectively, of CITY OF TUKWILA, the municipal corporation that executed the
foregoing instrument, and acknowledged it to be the free and voluntary act of said municipal
corporation, for the uses and purposes mentioned in this instrument, and on oath stated that
he /she was authorized to execute said instrument.
WITNESS my hand and official seal hereto affixed the day and year above written.
print name
NOTARY PUBLIC in and for the
State of Washington, residing at
EXHIBIT A
LEGAL DESCRIPTION OF PROPERTY
EXHIBIT B
DEPICTION OF SENSITIVE AREAS
PRIVATE
INGRESS /EGRESS & UTILITY
EASEMENT AGREEMENT
LOTS 1 - 4
Reference: City of Tukwila Short Plat No. L02 -036
Grantor:
Grantee:
Grantor Legal Description:
Grantee Legal Description:
THIS EASEMENT AGREEMENT is made and entered into by and between the undersigned
owner(s) (grantor) in fee simple of the land,described herein..
And is for the benefit of Lots 1 though 4 inclusive of Referenced Short Plat.
For and in consideration of the mutual covenants and agreements hereinafter expressed and
other good and valuable consideration, in hand paid, receipt of which is hereby acknowledged,
the parties hereto agree as follows:
1. The owner of the above described land do define, grant and convey to the present and the
future owners (grantee) of the land described as follows:
LOTS 1 THROUGH 4 INCLUSIVE, TUKWILA SHORT PLAT #L02 -036
An exclusive perpetual Private Ingress Egress and Utility Easement over, across, along, in,
upon and under that portion of said grantors land described as follows:
THE EAST 30 FEET OF THE WEST 300 FEET OF LOT 17, BROOKVALE GARDEN TRACTS, ACCORDING TO
THE PLAT THEREOF RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY, WASHINGTON.
ALSO THAT PORTION OF SAID LOT 17 DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF THE WEST 300 FEET OF SAID LOT 17;
THENCE NORTH 87 °45'26" WEST ALONG THE SOUTH LINE OF SAID LOT 17, A DISTANCE OF 30.04 FEET;
THENCE NORTH 01 °28'34" EAST PARALLEL WITH THE EAST LINE OF THE WEST 300 FEET OF SAID LOT 17,
A DISTANCE OF 42.69 FEET TO THE "TRUE POINT OF BEGINNING ";
THENCE CONTINUING NORTH 01 °28'34" EAST, A DISTANCE OF 32.00 FEET;
THENCE NORTH 88 °57'51" WEST, A DISTANCE OF 51.12 FEET;
THENCE SOUTH 01 °02'09" WEST, A DISTANCE OF 32.00 FEET;
THENCE SOUTH 88 °57'51" EAST, A DISTANCE OF 50.88 FEET TO THE "TRUE POINT OF BEGINNING ".
2. This easement is for the sole purpose of the construction, use and maintenance of an
Ingress Egress Line, together with the right of ingress and egress for said construction, use and
maintenance.
3. Grantee shall install said Ingress Egress - its sole cost and expense and shall continue to
maintain and shall continue to bear all cost of repair and maintenance or repair of said Ingress
Egress Line.
4. Grantee shall hold Grantor harmless from and against any and all claims which may be
made against grantor arising out of the installation, operation, maintenance or repair of said
Ingress Egress Line.
5. The amount and type of maintenance to be performed on any access and /or utility shall be
determined by majority vote of the lot owners using the easement. Each lot shall have one vote
regardless of the number of owners owning any lot. The easement shall at all times be
maintained adequately to provide the necessary service.
6. The herein easement and agreement may be amended only with the written agreement of
the Grantee herein.
This easement agreement shall run with the land and shall be binding on all parties having or
acquiring any right, title or interest in the land described herein or any part thereof.
Karnail S. Johal Gurpal Singh
Paramjit S. Chhokar Karlwarn Singh
Baljinder Singh
STATE OF WASHINGTON )
) ss.
COUNTY OF KING )
I certify that I know or have satisfactory evidence that
is /are the person(s) who appeared before me, and acknowledged that he /she /they signed this
instrument and acknowledged it to be his /her /their free and voluntary act and deed for such
party for the uses and purposes therein mentioned in the instrument.
DATED this day of , 2005. •
Notary Signature
Title
Residing at
My Appointment Expires
•
SAMPLE
DRAINAGE AND PRIVATE ROAD MAINTENANCE COVENANT
This covenant is executed to provide for the repair and maintenance of the private road and
drainage system within the property described below for the continued use and benefit by the
owners thereof, as described below. In addition the subject private road will remain open at all
times for emergency and public sewer vehicles. This covenant shall run with the land for as
long as the private road and drainage system is used to serve the lots described below.
Owners: The owners, Karnail S. Johal, Gurpal Singh, Paramjit S. Chhokar, Kalwam
Singh and Baljinder Singh of the Karnail Johal Short Plat, Lots 1, 2, 3, and 4 of
the City of Tukwila Short Plat #L02 -036, for the private road and drainage
system within said City of Tukwila Short Plat.
Private Road Description:
THE EAST 30.00 FEET OF THE WEST 300 FEET OF LOT 17,
BROOKVALE GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF
RECORDED IN VOLUME 10 OF PLATS, PAGE 47, IN KING COUNTY,
WASHINGTON.
ALSO THAT PORTION OF SAID LOT 17 DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF THE WEST 300 FEET
OF SAID LOT 17;
THENCE NORTH 01 °28'34" EAST ALONG THE EAST LINE OF THE
WEST 300 FEET OF SAID LOT 17, A DISTANCE OF 42.69 FEET;
THENCE NORTH 88 °57'51" WEST PARALLEL WITH THE NORTH LINE
OF SAID LOT 17, A DISTANCE OF 30.00 FEET TO THE "TRUE POINT OF
BEGINNING ";
THENCE CONTINUING NORTH 88 °57'51" WEST, A DISTANCE OF 50.88
FEET;
THENCE NORTH 01°02'09" EAST, A DISTANCE OF 32.00 FEET;
THENCE SOUTH 88 °57'51" EAST, A DISTANCE OF 51.12 FEET;
THENCE SOUTH 01 °28'34" WEST, A DISTANCE OF 32.00 FEET TO THE
"TRUE POINT OF BEGINNING."
1
1)
The private drainage system shall be maintained in an operable and efficient condition
consistent with the 1998 King County surface water design manual or its successor document.
The private road shall be maintained as an operable asphalt surfaced road. Where any question
exists as to the standards to be applied, the owners may obtain a recommendation from the City
of Tukwila or its successor agency and/or a licensed engineer. A minimum 60% majority of the
owners may initiate an improvement or repair action. All owners shall share all associated costs
on an equal basis, with no fees allowed for administration by one or more of the owners. All
funds shall be due at the time that the work is billed by the respective contractor or professional.
Independent payment schedules may be used if agreed upon by the majority of owners.
In the event that funds are not paid when due, the aggrieved owner(s) may initiate an action to
collect the funds and shall be entitled to costs and a reasonable attorney's fee upon recovery.
This covenant shall be binding upon all owners, their heirs, successors or assigns. In the event
that the property changes hands, the new owner shall be responsible for all past due charges
outstanding against the lot at the time of transfer.
Owner:
Date Owner:
Owner:
Owner:
County of King
Date
Date Owner:
Date h.
SAW1PL
Date
On this day of , 2005 before me, the undersigned a Notary Public in and
for the State of Washington, duly commissioned and sworn, personally appeared
to me known to be the individual described in and who
executed the within and foregoing instrument, and acknowledged that
signed the same as a free and voluntary act and deed, for the uses and purposes therein
mentioned.
Witness my hand on official seal hereto affixed the day and year first above written.
Notary Public in and for the state of
Washington residing at
COMMISSION EXPIRES
TUKWILA MUNICIPAL CODA
•
d. Location, floor area and setbacks of all
existing structures on the site.
e. Lot area, lot line dimensions and
erage 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.
i. Existing and proposed topography at
two-foot contour intervals, extending to five feet
beyond the project boundaries.
j. Location of any 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, TMC
Chapter 18.54, Tree Regulations.
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
id driveways, including finished floor elevations of
the buildings.
9. Letter of water and sewer availability if the
provider is other than the City of Tukwila.
B. REVIEW PROCEDURES:
1. Referral to Other Departments - Upon
receipt of an application for a short subdivision, the
Department. of Community Development shall
transmit one copy of the application to each member of
the Short Subdivision Committee, and one copy to any
department or agency deemed necessary.
2. Short Subdivision Committee Decision -
The Short Subdivision Committee may approve,
approve with modifications, or deny the application for
a short subdivision pursuant to Type 2 permit
procedures. 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.
C. CRITERIA FOR PRELIMINARY SHORT PLAT
APPROVAL: The Short Subdivision Committee shall
base its decision on an application on the following
criteria:
1. The proposed Short Plat is in conformance
with the Tukwila Comprehensive Plan, and any other
tich adopted plans.
2. Appropriate provisions have been made for
water, storm drainage, erosion control and sanitary
sewage disposal for the short plat 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. Appropriate provisions for the maintenance
of commonly owned private facilities have been
made.
7. The short plat complies with the relevant
requirements of the Tukwila Subdivision Ordinance.
8. The short plat complies with the
requirements of the Tukwila Zoning Ordinance and
other relevant local regulations.
(Ord. 1833 § 1(part)..1998)
1.712.030 Final short plat approval.
A. APPLICATION: The following items are
required, in quantities specified by DCD, for a complete
application for final short plat approval. Items may be
waived if in the judgment of the Short Subdivision
Committee said items are riot applicable to the
particular proposal:
1. Completed Short Plat Final Approval Form.
2. Completed Application Checklist.
3. Documentation of the square footage of
each lot and mathematical boundary closure of the
subdivision, of each lot and block, of street centerlines,
showing the error of closure, if any.
4. A final survey which complies with the
standards set . forth in TMC 17.04.060 and with all
certificates signed except for those to be signed by the
City and those to be signed at recording.
5. A title insurance report confirming that the
title of the land in the proposed subdivision is vested in
the name of the owners whose signatures appear on
the plat's certificate.
6. A bond in a form acceptable to the City
Attorney pursuant to TMC 17.24.030 if improvements
are to be deferred.
7. Legal descriptions of all the tracts located
within the boundaries of the short plat.
8. As -built plans for all new roads and utilities.
9. Binding maintenance agreements to
provide for the maintenance of commonly owned
private facilities.
10. 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 identtifiediri'TMC 17.04.060.
Page 17-6 Printed January 17, 2002
•
B. FINAL APPROVAL REVIEW PROCEDURES:
1. The Short Subdivision Committee may
grant final approval of the short subdivision when they
find the criteria listed in TMC 17.12.030C 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.
(Ord. 1833 §1(part), 1998)
1712T0403Expirattioni
If the short plat is not recorded within ;one` "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 Committeey.Tmay--grants one.extension;;of
noott more than o year;
(Ord. 1833 §1(part), 1998)
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, eexxeept=when he `sfiort pl cOn aiti fewer
1ofs tha" h allowed for a s1 ort- plat, iT which case -an
additionalhortplat may ,bMpro °ved— if`the ~total
number of'1bts= -'within=- the" boundaries of- the' — original
short plat does riot exceed-nin— P
(Ord. 1833 §1 (part), 1998)
TITLE•— SUBDIVISIONS AND PLATS
X17.12.0.60 .Contiguous ;short y plats .
No application fora 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 lots created in both short plats would
exceed nine. When „the total- number,ofK ots- .exceeds
four but is less: t1i h ten the paving curb gutter and
sidewalk shall'be provided per TMC-:,-1/.:20.036C.6.4(1).
(Ord. 1833 1(part); 1998)
Printed January 17, 2002
Page 17 -7
WHEN RECORDED, RETURN TO:
City Clerk
City of Tukwila
6200 Southcenter Boulevard
Tukwila, WA 98188
Grantor:
Grantee: City of Tukwila, a municipal corporation of King County, Washington
Legal Description (Abbreviated): A Portion of the NE1/4 of the NE1/4, Sec. 10, T. 23 N., R. 4
E., WM., in King County, WA
Full Legal Description is found on Exhibit `A' of this document.
Assessor's Tax Parcel ID Number(s): 1334840 -1711
SENSITIVE AREA COVENANT AND HOLD
HARMLESS AGREEMENT
This covenant and hold harmless agreement is entered into between,
( "Grantor), and the City of Tukwila, a Washington municipal corporation ( "Grantee ").
RECITALS
WHEREAS, Grantor owns and has applied for necessary permits to develop certain real
property (the "Property ") legally described in Exhibit A, which is attached and incorporated by
reference.
WHEREAS, a portion of the Property contains sensitive areas and the Property is
adjacent to sensitive areas of potential geologic instability (potential slide areas) as depicted in
Exhibit B, which is attached and incorporated by reference.
WHEREAS, as a condition of the issuance of short subdivision approval, land use
permits, and/or construction permits for the Property, the Grantee required the Grantorr to execute
and record this "Sensitive Area Covenant and Hold Harmless Agreement" to hold the City of
Tukwila harmless from all loss incurred as a result of any landslide or seismic activity, or soil
disturbance.
WHEREAS, Grantor assumed this obligation in order to obtain said short subdivision
approval under permit no. L05 -070, and/or construction permits for the Property.
WHEREAS, Grantor has performed geological reports and evaluations, prepared by
Earth Consultants, Inc. dated August 31, 2005.
WHEREAS, the parties agree that this agreement constitutes an arms length, bargained -
for agreement, which includes a waiver of liability that runs with the land for risks created by the
proposed use of property because of the shape, composition, location or other characteristic
unique to the Property sought to be developed.
NOW, THEREFORE, the parties agree as follows:
AGREEMENT
1. In consideration of Grantee issuing development permits, which constitutes good and
valuable consideration, the receipt of which and the sufficiency of which the Grantor hereby
acknowledges, the Grantor shall defend, indemnify, and hold the Grantee, its officers, officials,
employees, agents, and assigns harmless from any and all claims, injuries, damages, losses, or
suits, whether brought by grantor or third parties, including all legal costs and - reasonable
attorney fees, arising out of or in connection with any injuries or damages to persons or property
caused in whole or in part by any landslide or seismic activity or soil disturbance on the
Property, legally described in Exhibit A, which is attached and incorporated by reference.
2. Grantor on its own behalf and on behalf of its heirs, successors and assigns hereby
waives any right to assert any claim against the Grantee; its officers; officials;.employees, agents,
and assigns for any loss, or damage to people or property either on or off the site resulting from
any landslide or seismic activity or soil disturbance on said Property by reason of or arising out
of the issuance of the permits) by the City for development on. said Property except only for
such losses that may directly result from the sole negligence of the City.
3. Grantor will inform its successors and assigns of said Property that the Property is in
an area of potential geologic instability (potential slide area), of the risks associated with
development thereon, of any conditions or prohibitions on development imposed by the City of
Tukwila, and of any features in this design which will require maintenance or modification to
address anticipated soils changes.
4. Grantee's inspection or acceptance of any of the Grantor's construction or other work
either during construction or when completed shall not be grounds to avoid any of these
covenants of indemnification.
5. This covenant and hold harmless agreement shall be a covenant running with the land
and the rights and obligations contained herein shall run with and burden the Property, including
each parcel comprising the Property and shall inure to the benefit of and be binding upon the
Grantor and Grantee, their successors and assigns.
IN WITNESS WHEREOF, said individuals have caused this instrument to be executed
this day of , 2005.
Authorized Signature
Authorized Signature
STATE OF WASHINGTON)
)ss.
County of King )
I certify that I know or have satisfactory evidence that
and
is /are the person(s) who appeared before me, and said individual(s) acknowledged that
he /she /they signed this instrument and acknowledged it to be his/her /their free and voluntary act
for the uses and purposes mentioned in this instrument.
Dated
Notary Public in and for the State of Washington .
residing at
My appointment expires
DATED this day of , 2005.
GRANTEE: CITY OF TUKWILA
Mayor
ATTEST:
City Clerk
STATE OF WASHINGTON )
) ss.
County of King )
On this day of , 20 , before me, the
undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn,
personally appeared and
known to me to be the Mayor and City
Clerk, respectively, of CITY OF TUKWILA, the municipal corporation that executed the
foregoing instrument, and acknowledged it to be the free and voluntary act of said municipal
corporation, for the uses and purposes mentioned in this instrument, and on oath stated that
he /she was authorized to execute said instrument.
WITNESS my hand and official seal hereto affixed the day and year above written.
print name
NOTARY PUBLIC in and for the
State of Washington, residing at
0'
EXHIBIT A
LEGAL DESCRIPTION OF PROPERTY
EXHIBIT B
DEPICTION OF SENSITIVE AREAS
•
SHORT PLAT NO: #
CITY OF TUKWILA, WASHINGTON
PORTION OF
NE 1/4 of NE
1/4, S. 10 T. 23 N., R. 04 '.E., W.M.
RECORDING NO.
VOLJPAGE.
DEDICATION
KNOW AU. MEN BY THESE PRESENT, THAT WE, THE UNDERSIGNED,
OWNER(S) IN FEE SIMPLE OF THE LAND HEREIN DESCRIBED DO
HEREBY MAKE A SHORT SUBDMSION THEREOF PURSUANT TO RCW
58.17.060 AND ACKNOWLEDGE THAT SAID SUBDMSION SHALL NOT BE
FURTHER DIVIDED IN ANY MANNER WITHIN A PERIOD OF FIVE YEARS,
FROM DATE OF RECORD, WITHOUT THE FILING OF A FINAL PLAT. THE
UNDERSIGNED
THE UNDERSIGNED FURTHER DECLARE THIS SHORT PLAT TO BE THE
GRAPHIC REPRESENTATION OF THE SAID SHORT SUBDIVISION AND
THE SAME IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE
WITH THE DESIRE OF THE OWNER(S).
IN WITNESS WHEREOF WE HAVE SET OUR HANDS AND SEALS.
DATE
NAME DATE
NAME DATE
STATE OF WASHINGTON
COUNTY OF KING
ON THIS DAY OF PERSONALLY APPEARED BEFORE ME
, TO ME KNOWN TO BE INDMDUAL WHO
EXECUTED THE FOREGOING INSTRUMENT AND ACKNOWLEDGED
THAT THEY SIGNED THE SAME AS THEIR VOLUNTARY ACT AND DEED
FOR THE USES AND PURPOSES MENTIONED THEREIN.
. GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS DAY OF
2005..
SIGNATURE:
NAME OF
COMMISSIONED:
TITLE: -
MY COMMISSION
EXPIRES:
STATE OF WASHINGTON
COUNTY OF KING
ON THIS DAY OF PERSONALLY APPEARED BEFORE ME
TO ME KNOWN TO BE INDMDUAL WHO
EXECUTED THE FOREGOING INSTRUMENT AND ACKNOWLEDGED
THAT THEY SIGNED THE SAME AS THEIR VOLUNTARY ACT AND DEED
FOR THE USES AND PURPOSES MENTIONED THEREIN.
GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS DAY OF
2005.
SIGNATURE:
NAME OF
COMMISSIONED:
TITLE:
MY COMMISSION
EXPIRES:
STATE OF WASHINGTON
COUNTY OF KING
ON THIS DAY OF PERSONALLY APPEARED BEFORE ME
TO ME KNOWN TO BE INDMDUAL WHO
EXECUTED THE FOREGOING INSTRUMENT AND ACKNOWLEDGED
THAT THEY SIGNED THE SAME AS THEIR VOLUNTARY ACT AND DEED
FOR THE USES AND PURPOSES MENTIONED THEREIN.
•
GIVEN UNDER MY HAND AND OFFICIAL SEAL THIS DAY OF
2005.
SIGNATURE:
NAME OF
COMMISSIONED:
TITLE:
MY COMMISSION
EXPIRES:
EXISTING LEGAL DESCRIPTION NEW LEGAL DESCRIPTIONS (CONT)
• TITLE PER ORDER NO. RR- 20101100 ISSUED BY TRANSNATION, NEW LOT 3
DATED NOVEMBER 2, 2004.
LOT .156 IN BLOCK 16 OF C.D. HILLMAN'S GARDEN ADDITION: TO THE
CITY OF SEATTLE, AS PER PLAT RECORDED IN VOLUME 12 OF
PLATS, PAGE 82, RECORDS OF KING. COUNTY AUDITOR ;..
EXCEPT THAT PORTION: DESCRIBED AS FOLLOWS:
COMMENCING AT THE MOST WESTERLY CORNER. OF SAID LOT 156;
THENCE NORTH 47'47'45" . EAST ALONG THE NORTHWESTERLY UNE
OF SAID LOT, 208 FEET; • •
THENCE SOUTH 7179'45". EAST PARALLEL TO THE SOUTHERLY UNE
OF SAID LOT, 40 FEET;
THENCE SOUTHWESTERLY 180 FEET; MORE OR LESS, TO A POINT ON
THE SOUTHERLY UNE OF SAID LOT, - WHICH IS 80 FEET. EASTERLY-
FROM THE POINT OF BEGINNING;
THENCE NORTH 7179'45." WEST ALONG THE. SOUTHERLY UNE 80
FEET TO THE TRUE. POINT OF BEGINNING;
SITUATE IN THE CITY OF TUKWILA,: COUNTY OF KING, STATE OF
WASHINGTON. •
EXCEPT STREET.
NEW LEGAL DESCRIPTIONS
NEW' LOT 1
THAT PORTION OF LOT 156 IN BLOCK 16 OF C.D. HILLMAN'S
GARDEN - ADDITION TO THE CITY OF SEATTLE, AS PER PLAT -
RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS. OF KING
COUNTY, WASHINGTON, LYING EAST AND SOUTH OF THE.
FOLLOWING DESCRIBED UNE:
COMMENCING AT THE MOST WESTERLY CORNER OF SAID LOT 156;
'THENCE ALONG THE WESTERLY UNE THEREOF;. NORTH .47'06'31"
EAST 208.00 FEET;
THENCE ALONG A. UNE PARALLEL. WITH THE SOUTH UNE OF SAID
LOT 156, SOUTH 71'05'56" EAST .40.00 FEET TO A POINT
HEREINAFTER REFERRED TO AS. POINT "B";
THENCE SOUTH 36'32'57" WEST 192.35 FEET TO . A POINT ON THE
SOUTHERLY UNE OF SAID LOT 156 WHICH LIES 80.00 FEET
EASTERLY FROM THE POINT OF COMMENCEMENT SAID POINT BEING
THE TRUE POINT OF BEGINNING:
THENCE NORTH' 36'32'57" EAST RETURNING ALONG. THE PREVIOUS•
COURSE 116.81 FEET TO A POINT. 75.54 FEET SOUTHERLY. OF
AFOREMENTIONED POINT 'B'; -
THENCE SOUTH 53'52'40 EAST 91.13 FEET TO A POINT ON THE
EAST UNE OF SAID LOT 156 WHICH UES. 85.73 FEET NORTHERLY
FROM THE SOUTHEAST CORNER OF SAID LOT AND THE END OF
11-115 UNE DESCRIPTION. .
'NEW LOT $
THAT PORTION OF LOT 156 IN BLOCK 16 OF C.D. HILLMAN'S
GARDEN ADDITION TO THE CITY OF SEATTLE, AS PER PLAT
RECORDED IN VOLUME. 12 OF PLATS, PAGE 82. RECORDS OF KING
COUNTY, WASHINGTON, LYING NORTH AND EAST OF THE
FOLLOWING DESCRIBED UNE;
COMMENCING AT. THE MOST WESTERLY CORNER OF SAID LOT 156;
THENCE ALONG THE WESTERLY UNE THEREOF, NORTH 47'06'31"
EAST 208.00 FEET TO A POINT HEREINAFTER REFERRED TO AS
POINT "A ", SAID POINT BONG. THE TRUE POINT. OF BEGINNING;
THENCE ALONG A UNE PARALLEL WITH THE SOUTH UNE OF SAID
LOT 156, SOUTH 71'05'56" EAST 40.00 FEET;
THENCE SOUTH 36'32'57" WEST TOWARD A POINT ON THE.
SOUTHERLY UNE OF SAID LOT 156 WHICH UES 80.00 FEET
EASTERLY FROM THE POINT OF COMMENCEMENT A DISTANCE OF
75.54 FEET; .
THENCE SOUTH 53'52'40'. EAST 91.13 FEET TO A POINT ON THE
EAST UNE OF SAID LOT 156 WHICH. UES' 85.73 FEET NORTHERLY
FROM. THE SOUTHEAST CORNER THEREOF AND THE END OF THIS
UNE DESCRIPTION. -
EXCEPT' THAT PORTION ALSO LYING NORTH OF THE FOLLOWING
DESCRIBED UNE:
COMMENCING AT AFOREMENTIONED POINT "A ";
THENCE ALONG THE WESTERLY UNE OF SAID LOT 156, NORTH
47.06'31" EAST 63.07 FEET. TO THE TRUE POINT OF
BEGINNING; .
THENCE SOUTH 30'25'09" EAST 116.90 FEET TO A POINT ON
THE EASTERLY UNE OF SAID LOT 156 WHICH UES 165.38
FEET DISTANT FROM THE SOUTHEAST CORNER THEREOF AND
THE END OF THIS UNE DESCRIPTION.
THAT PORTION OF LOT 156 IN BLOCK 16 OF C.D. HILLMAN'S
GARDEN ADDITION T0. THE CITY OF SEATTLE, AS PER PLAT
RECORDED' IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING
COUNTY, WASHINGTON, LYING NORTH OF THE FOLLOWING DESCRIBED
UNE:
COMMENCING AT THE MOST WESTERLY CORNER OF SAID LOT 156;
THENCE ALONG THE WESTERLY UNE THEREOF, NORTH 47'06'31
EAST 208.00 FEET TO A. POINT HEREINAFTER REFERRED TO AS
POINT "A "; .
THENCE CONTINUING ALONG THE WESTERLY UNE, NORTH 47'06'31"
EAST 63.07 FEET TO THE, TRUE POINT OF BEGINNING;
THENCE' SOUTH 3075'09" EAST 116:90' FEET TO A POINT. ON THE
EASTERLY UNE OF SAID LOT 156 WHICH UES 165.38 FEET DISTANT
FROM THE SOUTHEAST CORNER THEREOF AND THE END OF THIS
UNE . DESCRIPTION. .
EXCEPT THAT PORTION .LYING NORTH OF THE FOLLOWING DESCRIBED
UNE:
COMMENCING AT AFOREMENTIONED POINT "A ";
THENCE ALONG THE WESTERLY UNE OF SAID LOT 156. NORTH:
47'06'31" EAST 198.57 FEET TO THE TRUE POINT OF BEGINNING;
THENCE SOUTH 14'51'41 "' WEST. 158.34 FEET;
THENCE SOUTH 60'44'26" EAST 20.00 FEET TO A POINT ON THE .
EASTERLY UNE OF SAID LOT 156 WHICH UES 200.00 FEET.
NORTHERLY FROM THE SOUTHEAST CORNER OF SAID LOT AND THE
END OF THIS UNE DESCRIPTION. .
NEW LOT 4 .
THAT PORTION OF LOT 156 IN BLOCK 16 OF C.D. HILLMAN'S
GARDEN ADDITION TO THE CITY: OF SEATTLE, AS PER PLAT,
RECORDED IN VOLUME 12 OF PLATS, PAGE 82, RECORDS OF KING
COUNTY, WASHINGTON, LYING NORTH OF THE FOLLOWING DESCRIBED
UNE:
COMMENCING - AT THE MOST WESTERLY CORNER OF SAID LOT 156;
THENCE ALONG THE WESTERLY UNE THEREOF, NORTH 47'06'31
EAST 208.00 FEET;
THENCE CONTINUING ALONG SAID WESTERLY UNE, NORTH 47'06'31"
EAST 198.57 FEET TO THE TRUE POINT OF BEGINNING;
THENCE SOUTH.. 14'51'41" WEST 158.34 FEET;
THENCE SOUTH 60'44'26" EAST 20.00 FEET TO A POINT ON THE
EASTERLY UNE OF SAID LOT 156 WHICH UES 200.00 FEET
NORTHERLY FROM THE SOUTHEAST CORNER OF SAID LOT AND THE
END OF THIS LINE DESCRIPTION.
ACCESS AND UTILITIES EASEMENT
THE• ACCESS •AND• UTIUTIES EASEMENT, AS DEUNEATED ON SHEET
TWO. OF TWO,. IS HEREBY DEDICATED UPON RECORDING OF THIS
SHORT PLAT TO SERVE LOTS 1, 2, 3' AND 4 DELINEATED ON THE
FACE OF THE SAME. MAINTENANCE OF SAID ACCESS AND .UTILITIES
EASEMENT SHALL BE SHARED EQUALLY. BY THOSE PARTIES WHO
ARE BENEFITED BY SAID EASEMENT AND THE RESPONSIBIUTY OF ..
WHICH SHALL RUN WITH THE LAND AND SHALL BE BINDING ON . ALL
PARTIES HAVING OR ACQUIRING ANY RIGHT, TITLE, OR INTEREST IN
. THE. LAND DESCRIBED HEREIN OR ANY PART THEREOF.
DWN. BY
CHKD. BY
SURVEYOR'S CERTIFICATE
• 1, KEVIN J. WALKER, PIS , REGISTERED AS A LAND SURVEYOR BY THE .
STATE OF WASHINGTON, CERTIFY THAT THIS PLAT IS BASED ON AN
ACTUAL SURVEY OF THE LAND DESCRIBED HEREIN, CONDUCTED BY
ME OR UNDER MY SUPERVISION; THAT THE DISTANCES, COURSES. '
AND ANGLES ARE SHOWN THEREON CORRECTLY; AND THAT
MONUMENTS OTHER THAN THOSE MONUMENTS APPROVED. FOR
SETTING AT A LATER DATE. HAVE BEEN SET AND LOT CORNERS'
STAKED ON THE GROUND AS DEPICTED ON THE PLAT..
COUNTY TREASURER'S CERTIFICATE
I CERTIFY THAT ALL PROPERTY TAXES ARE PAID AND THAT A
DEPOSIT HAS BEEN MADE IN SUFFICIENT AMOUNT TO PAY THE TAXES
FOR THE FOLLOWING YEAR THAT THERE ARE NO DEUNQUENT
SPECIAL ASSESSMENTS CERTIFIED TO THIS OFFICE FOR
COLLECTION; AND THAT ALL SPECIAL ASSESSMENTS ON ANY OF THE -
PROPERTY HEREIN DEDICATED AS STREETS, ALLEYS OR FOR OTHER
PUBUC USE ARE PAID IN FULL •
THIS DAY OF 20
DEPUTY KING COUNTY TREASURER
KING COUNTY. ASSESSOR • '
COUNTY ASSESSOR'S APPROVAL .
EXAMINED AND APPROVED BY THE DEPARTMENT OF ASSESSMENTS
THIS DAY OF 20
DEPUTY KING COUNTY ASSESSOR '
KING COUNTY ASSESSOR
TUKWILA SHORT SUBDIVISION
.COMMITTEE APPROVAL -
REVIEWED AND APPROVED BY THE SHORT SUBDMSION COMMITTEE
AND HEREBY CERTIFIED FOR RUNG '
THIS' DAY OF , 20 -
CHAIR SHORT SUBDIVISION COMMITEE
RECORDING CERTIFICATE
FILED FOR RECORD AT THE REQUEST OF THE CITY OF TUKWILA THIS
DAY OF 20 AT
MINUTES PAST M AND RECORDED IN VOLUME OF
PLATS; ON PAGE RECORDS OF KING COUNTY, WASHINGTON.
DEPUTY DIRECTOR, KING COUNTY. DEPARTMENT OF RECORDS AND •.
ELECTIONS
DIRECTOR, KING COUNTY DEPARTMENT OF RECQR I E0 IVED
ELECTIONS
NOV 1: 1005
DUNCANSON
CIVIL ENGINEERING • SURVEYING • LAND PLANNING
. 145 SW 15Rh Soul, She 107, Sande, Washington 98166
Phom (206) 244.4141 Par (206) 244.4455
JMB
KJW
DATE . 11/09/2005
SCALE
N/A
JOB NO.
04351
SHEET . 1 OF 2
UtQPMENT
TUKWILA SHORT PLAT
THANH PROPERTY
NORTHWEST
HOUSING GUILD, LLC
SHORT SUBDIVISION MAP
SHORT PLAT NO. #
CITY OF TUKWILA, WASHINGTON
PORTION OF
NE 1/4 of NE 1/4, S.
10 T. 23 N:, R. 04 E., W.
RECORDING NO.
VOLJPAGE
GRAPHIC SCALE
20 00
\ •�
13r S .
,REET
.uo
FOUND 3: BRASS DISK •MARKED
.1-1111
z ./
AT INTERSECTION WITH z
SOUTH 112TH STREET W
• ain
•
FOUND 3" BRASS
DISK WITH PUNCH
MARKED "1289"
IN CONCRETE IN
CASE, AT BEACON.
AVENUE
?CROON OF GARAGE \ .
TO BE REMOVED
74
riysrREF
• \p%
R
GRAPHIC SCALE
0 . W .. !0 - 120 240
REFERENCES
(IN FEET )
1 inch = 60 R. •.
FOUND 1 1/2" BRASS
DISK WITH "X" MARKED!
"15029" IN ASPHALT
0.4' BELOW SURFACE
I(,')
W 'N
M
Z
\\
/
n W
I Q W M
N
I— O
(.) z
i1.0
HELD AS UNE BETWEEN
LOTS 150 & 151 BLOCK
16, C.D. HILLMAN'S
MEADOW GARDEN
ADDITION TO CITY OF
SEATTLE. DIVISION #2
30'
• FOUND 1 1/2" BRASS DISK
WITH ".X" #15029, IN CONCRETE
1) C.D. HILLMAN'S GARDEN ADDITION, PER VOL .12 OF PLATS, PG.
82, RECORDS OF KING COUNTY, WASHINGTON.
2) . RECORD OF SURVEY, KING COUNTY RECORDING NO. 8607010854.
BASIS OF - BEARING
HELD BEARING OF NORTH 0010'55' EAST FROM REFERENCE NO. -2 . LEGEND.
ON THE MONUMENTED UNE OF 51ST AVENUE BETWEEN SOUTH 112TH
STREET AND SOUTH 113TH STREET AS MEASURED THIS SURVEY
(NORTH 01'38'30" EAST -: NAD83).
CERTIFICATE OF CONFORMANCE
THIS SURVEY WAS PERFORMED WITH A TOPCON GTS 211 -D
ELECTRONIC THEODOUTE READING DIRECT TO 5 SECONDS OF ARC
AND MEASURING DISTANCE ±(3+(2PPM X D)) MM. NGS BASELINE
COMPARED JUNE, 2004. THIS SURVEY MEETS THE MINIMUM
STANDARDS SET FORTH IN WAC 332 -130.
FOUND NAIL IN CONCRETE
1.1' BELOW SURFACE
AT INTERSECTION WITH
53RD. AVENUE SOUTH.
0
0
(C
(D)
(P)
(R)
SET BAR & CAP, • LS. #41038
FOUND. BAR & CAP, AS NOTED .
FOUND MONUMENT IN, CASE. 'AS NOTED
FOUND SURFACE MONUMENT. AS NOTED
DATA PER CALCULATION
DATA PER DEED DESCRIPTION CALL. RECEIVED
.DATA PER SURVEY REFERENCE NO. 1 Ndu
DATA PER SURVEY REFERENCE NO. 2 1 0 P005
, \ : DUNCANSON
LJ."
TUKWILA SHORT. PLAT
THANH PROPERTY
o
• - ray
-+ 1
ikikti, vv. LAtp
/14.>.W. 1 ?'..r O6
-' . CIVIL ENGINEERING • SURVEYING •LAND PLANNING
1r3 SW Sow, Sts 102Sezak R' 98166
(206)244-4141 (206)244445S
NORTHWEST
HOUSING GUILD, LLC
,
SHORT SUBDIVISION MAP
DWN. BY JMB
DATE
11/09/2005
JOB NO. 04351
CHKD. BY 'SCALE
Kni
VARIES
SHEET 2 OF 2
NE 1/4 OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 4 EAST, W.M.
PRELIMINARY SHORT PLAT
OF
NHG /THANH SHORT PLAT
•
NATIVE GROWTH
PROTECTION AREA
\;� S 1 3
\ c\ S >, 6 , %N S\
49;4
\
FOUND REBAR\
& CAP
LS •29282 FOUND REBAR
& CAP
LS -29282
SITE
- MP15
IMPERVIOUS SURFACES
•• .'ii<^1!'1 ("1 rT I t51; r ''er.r 1:1 :
TOTAL; EXISTING. .;``,;, 7,043: SF; " ' 0.162: AC
•
TOTAL • PROPOSED: 18,227,SF.'; 0.418, AC
246-0..
/
/
HOUSE TO REMAIN
/
HOUSE
/
/
EX CB
RIM- 213.63
IE N- 211.42 12 1R0N
IE S- 211.62 12 -IRON
, OIL
26 TANK
BRICK
GARAGE
PARTIALLY
NOTE:
EX. STORAIDRAIN
EX. SEWER
EX'WATER
EX CHAINUNK FENCE
SEX WOOD FENCE
EX. SEWER MANHOLE
EX. CLEANOUT
EX. CATCH BASIN
EX. STORM MANHOLE
EX. UDUTY P011 W /ANCHOR
EX. MAILBOX
EX. GAS METER
EX. GAS VALVE
EX. POWER POLE
EX. WATER VALVE
EX WATER METER
EX. FIRE HYDRANT
SV. MONUMENT.
CONTACT INFORMATION
SITE: 4920 S 114114 STREET
TUKWILA. WA 98178
APN: 3348401711 .
ENGINEER/SURVEYOR: DUNCANSON COMPANY, INC.
145 SW 155TH STREET. SUITE 102
SEATTLE, WA 98166
_ CONTACT: HAROLD DUNCANSON, P1.
(206) 244 -4141
- APPUCANT: NORTHWEST HOUSING GUILD. LLC
632 SW 150114 STREET, SUITE .6
BURIEN, WA 98166
CONTACT: TOM DONNELLY
(206) 243 -1252
UTILITIES /SERVICES
WATER: - TUKVALA WATER UTIUTY
600 WINKLER BLVD..
TUKRILA, WA '98188
(208) 433 -1863
TUKWILA SEWER UTIUTY
.600 MINKLER BLVD.
TUKWILA. WA - 98188
(206) 433 -1884
TUKWILA FIRE DEPARTMENT
HEADQUARTERS STATION 51
444 ANDOVER PARK EAST
TUKWILA. WA 98188
(206) 575 -4404
SCHOOL: SEATTLE SCHOOL DISTRICT /1
.815 4TH AVENUE N
a ATTI c WA 98109
(206) 252 -0100
TELEPHONE: OWEST
SEWER:
."FIRE
tr
r1
TOTAL. EXPECTED CUT AND FILL FOR SHORT PLAT.
BUILDOUT - 100 CY (TO BE BALANCED ON SITE)..
t i
a EX SIGN
APN PARCEL NUMBER'
m 25' ACCESS &
UTIUTY EASEMENT
EX CB \
RIM =229.14 -
IE N- 227.22 12 -HOP
IE S- 227.14 12'HDP
EX CB
RIM - 234.29
IE N..232.42 12 "IRON
IE 5- 232.57 12 -IRON
IE E- 232.87 3 "PVC
APPROX LOCATION
OF WATER MAIN
EX CB '
RIM - 216.23
IE .N =214.23 12 -IRON
IE 5- 214.51
IE E- 215.07 3 -PVC
MATCH EXIST
GRAPHIC SCALE
0 •w m a .
(DI 270173
1144 -20 A
•
ASPHALT THICKENED EDGE
1.5' CSTC
2 CLASS 8 ACP
MODULAR BLOCK
WALL HEIGHT < 4'
.LOCK BLOC(
POWER: .SEATTLE OTY UGHT
(800) 862 -1181.
GAS: PUGET SOUND ENERGY
1- 800 - 321 - 4123
TREE LEGEND AND RETENTION NOTES
DECIDUOUS TREE AL -ALDER "
TO BE REMOVED MP -MAPLE .
—IN > 15X SLOPE DS- DECIDUOUS
AL1 • AREA MA- MADRONA
0K-0AK
.CH- CHERRY
TRUNK DIAMETER • (IN)
TYPE
EVERGREEN TREE
ATP!
CE -CEDAR
TO BE II"10VED . DF- DOUGLAS -FIR
—IN > 15.. ROPE HE- HEMLOCK
DF18 AREA PI -PINE .
EVG- EVERGREEN
NOTE: - -
TREE DRIP UNES'ARE NOT TO SCA' °_ TREE SYMBOLS
REFERENCE TRUNK LOCATION ON1. DRUNK DIAMETERS
WERE APPROXIMATED AT 3.5' TO 4' ABOVE GROUND
LEVEL TREES SHOWN ARE FOR REFERENCE ONLY AND
OTHER TREES AND VEGETATION MAY EXIST.
LEGAL DESCRIPTION
LOT 156 IN. BLOCK 16 OF C.O. HILLMAN'S GARDEN ADDITION TO
THE CITY OF SEATTLE." AS PER PLAT RECORDED W VOLUME 12 OF
PLATS. PAGE 82, RECORDS OF KING COUNTY. AUDITOR;
EXCEPT THAT .PORTION- DESCRIBED AS FOLLOWS;
COMMENCING AT THE MOST WESTERLY 'CORNER CF SAID LOT 156;
THENCE NORTH 47'47'45' EAST ALONG THE NORTHWESTERLY UNE .
OF SAID LOT, 208 FEET;
THENCE SOUTH 71'29'45' -EAST PARALLEL TO THE SOUTHERLY UNE
OF SAID LOT. 40 FEET; -
THENCE SOUTHWESTERLY 180 .FEET:. MORE OR LESS, TO A POINT -
ON THE SOUTHERLY UNE OF SAID LOT,' WHICH IS 80 FEET
EASTERLY FROM THE POINT OF BEONNING;
THENCE NORTH 71'29'45' WEST "ALOG THE. SOUTHERLY UNE 80
FEET TO THE TRUE POINT OF BEGINNING;
EXCEPT STREET."
SITUATE IN THE CITY OF TUKWILA,- COUNTY. OF KING, STATE OF
WASHINGTON.
PA
r
BENCH MARK IS POINT NAME 3425
TAKEN FROM KING COUNTY SURVEY
CONTROL CONCRETE MONUMENT WITH
BRASS DISK IN CASE, DOWN 0.6'
LOCATED AT THE INTERSECTION :OF 5
112TH ST & 51ST AVE 5
NAVO 88
ELEV.■ 386.892 FEET
\. \
EX SS MN
RIM- 231.28
IE N- 224.07.12'
IE S- 224.62'12'
FOUND REBAR & CAP
• LS '9567'
UTIUTY` POLE WITH
TRANSFORMER)
+4905'
.: FOUND REBAR & CAP
PRIVATE ACCESS DRIVE.SECTION
.RECEIVED
• NOV 10 2005
—""w+tNT
Los- 010
.CAUTIO•I F.O57
UNDERGROUND UTILITIES .EXIST IN THE AREA AND
INFORMATION SHOWN MAY. BE INCOMPLETE
STATE LAW REQUIRES THAT:CONTRACTOR CONTACT,'
THE ONE -CALL UTIUTY LOCATE SERVICE AT LEAST
48 HOURS BEFORE STARTING ANY CONSTRUCTION.
-1 -800 -424 -5555
DUNCANSON
Company. Inc.
143 SW 113A Snot SVW 101
Smttk, Wadh800098166
Pam 206.244.4141
11a 206.144.4433
NW HOUSING GUILD
632. SW 150TH STREET, SUITE B
BURIEN, WA 98166
m
e
ci
z
PRELIMINARY SHORT PLAT
DRAWN: JMK
DCI NO: 04351.
DATE: 11/10/05
D3011423 7 -3-07 I
PP1
1 OF 1 SHEETS
: -1e3
389601s •
80468j
30
1 30 .30
5
N89A50'40 "E
7-29134 .,: r. • ,
"..\---11874S411:8"11 -
a��
cry s
commuc11!L ST
8
S 112TH ST
M.. 1315:39 131
WUNCANSON COMPANY, INC.
vil Engineering • Surveying . Land Planning
145 SW 155th Street, Suite 102
Seattle, Washington 98166
Phone 206.244.4141
Far 206.244.4455
Figure 3.1 - Offsite Analysis Map
Scale: 1" = 100'
Drawn: HMD
14'9.271 s
1731
2151861s
2650
158
RE
334840
Job No. 04351
174001s
1740
)I I LLN
I 285001s
1741
;ly
0
.\;33040j, i 131481 'K�
15 6 1711 y "~ ni .a9 u.4 1707 "4°
_\ 17681(
o //��''F
''..0 4e l 10T 2 1705 / o lo°
o
/ so
NO R2T3043R , V "1"
t
1°
nj fE
�• ,mss
f
44•s 47."4
E
/ 1•L 6
2' KC SP t�
y�1
93001
1
i�� 3597'
./ 1691 1 f
/1; TUSP L2
200107
f. 28001
• 0 -083 ? E%
90QyQ08
s916 7'�•
$90 i
10624
~1�FSe ! 168
/.
./..,!/) e
.... vs.
A?' ; .......//7
,„
VV...
co : 1"-----
0
---
SS°
27 S-------
—21 6"-------
(,) ..,•</"-
sl4".-----
Ng ,‹
V2
tp---- ----".. .."----:_.--- ------
....,,..-
..-.---":„. -------.
r" ------
r„..------
,---
•
_262
a.
0
Z Z
000
CC CC >
N N
N N
* 01 CO
_NNN
nNNN
M"B 0
UP ZWW
X M-
t, ct W
EX
—2.56
254
236
o.
r
N
N
N
z v
X 7
W
---252
(710 0
CO s ,•
C4 •
4,
0
0
N
*01—
N
N In no
• tf,
CO
N
ON
Ul oJ
x '
1.1 41 41
a.
DESIGNATES PREDEVELOPED BASIN BOUNDARY
PREDEV BASIN AREA = 0.758 ACRES
•
DUNCANSON COMPANY, INC.
Civil Engineering - Surveying • Land Planning
145 SW 155th Street, Suite 102
Seattle, Washington 98166
Phone 206.244.4141
Fax 206.244.4455
Figure 4.1 - Existing Conditions
Scale: 1" = 40'
Drawn: JMK
Job No. 04351
/L2
or
/ _.. o- _
�2-
• /2616280
—2
278
1.14
272'
•
MI = — — — - — — -
166
166
1°
_262
6F
0
0
0
a
5
260
Ex
2
–256.
254
/ ; n n
N N N
N N N
CO 0 9
Z
236 wceww
/ U a
m
0
m
x-252
00
o0
O
0
HOUSE TO REM
DESIGNATES POSTDEVELOPED BASIN BOUNDARY
POSTD`EV BASIN AREA = 0.758 ACRES
DUNCANSON COMPANY, INC.
Civil Engineering Surveying Land Planning
145 SW 155th Street, Suite 102
Seattle, Washington 98166
Phone 206.244.4141 '
Fax 206.244.4455
Figure 4.2 - Developed Conditions
Scale: 1" = 40'
Drawn: JMK
Job No. 04351