HomeMy WebLinkAboutITEM 3 PLT10-0010
Exhibit 1
CITY of Number of Pages 8
AU-BU AGENDA BILL APPROVAL FORM
WASHINGTON
Agenda Subject: Tolas/Dulcinea Preliminary Subdivision; PLT10-0001 Date: July 7, 2011
Department: Planning and Attachments: See Exhibit List Budget Impact: N/A
Development
Administrative Recommendation:
Hearing Examiner approve the Preliminary Plat of Tolas/Dulcinea with redline changes to the Preliminary
Plat drawings and conditions of approval.
Background Summary:
OWNER/
APPLICANT: James Tolas, dba Dulcinea Development
REQUEST: The proposal is to subdivide approximately 1.45 acres into six (6) single-family
residential lots ranging in size from 8,049 square feet to 8,297 square feet
together with an encroachment tract and future development tract. The proposal
also includes sanitary sewers and storm drainage facilities. No road
improvements are required.
LOCATION: SE 307th Place near 124th Avenue SE. The site is within the Northwest Section
9, Township 21, Range 05 (NW 9-21-05) in Auburn, King County, Washington.
Parcel Number 0921059090
EXISTING
LAND USE: Vacant
COMPREHENSIVE
PLAN Single Family Residential
DESIGNATION:
SEPA STATUS: SEPA was previously initiated and completed by King County Department of
Development and Environmental Services (DDES) for the handling of 13,000
cubic yards of fill imported to the site and related short plat. The DNS was issued
on July 18, 2003. This proposal is exempt from SEPA Environmental Review in
accordance with Auburn's Environmental Procedures Code, ACC 16.06.060.
Reviewed by Council & Committees: Reviewed by Departments & Divisions:
❑ Arts Commission COUNCIL COMMITTEES: ® Building ❑ M&O
❑ Airport ❑ Finance ❑ Cemetery ❑ Mayor
❑ Hearing Examiner ❑ Municipal Serv. ❑ Finance ❑ Parks
❑ Human Services ❑ Planning & CD ® Fire ® Planning
❑ Park Board ❑ Public Works ❑ Legal ❑ Police
❑ Planning Comm. ❑ Other ® Public Works ❑ Human Resources
❑ Information Services
Action:
Committee Approval: ❑Yes ❑No
Council Approval: ❑Yes ❑No Call for Public Hearing
Referred to Until /Tabled Until =T=_
Councilmember: Staff: Wagner
Meeting Date: Jul 20, 2011 Item Number:
AUBURN *MORE THAN YOU IMAGINED
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Agenda Subject: Tolas/Dulcinea Preliminary Plat; PLT10-0001 Date: July 7, 2011
Staff Report to Hearing Examiner
The Comprehensive Plan designation, zoning designation and land uses the subject property and map
showing the adjacent zoning:
Comprehensive Zoning Land Use
Plan
Single Family R-5, 5 du/acre Vacant
Site Residential
North Single Family R-5, 5 du/acre Detached single-family
Residential residences
South Single Family R-5, 5 du/acre Detached single-family
Residential residences
West Single Family R-5, 5 du/acre Detached single-family
Residential residences
East Single Family R-5, 5 du/acre Detached single-family
Residential residences
- - - - - - - --1
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olas/Du of ea Preliminary Plat
0927019121 092100949
0921009168
092105945
0921039069
QZoning gp
"-°Cl Light Commercial District 8 3 wz1939170
■C2 Central Business District
_TT_
■C3 Heavy Commercial District
CN Neighborhood Shopping District
®DUC Downtown Urban Center
■EP Environmental Park District
_ I Institutional Use District
:Lakeland Hills South PUD
f ;ELF Airport Landing Field District
:.M1 Light Industrial District
■M2 Heavy Industrial District
i. IPl Public Use District
■ PUD Planned Unit Development
R3 Residential 1 DU/Acre
R5 Residential 5 DU/Acre
R7 Residential 7 DU/Acre
■R30 Residential 10 DU/Acre
01120 Residential 20 DU/Acre
:RC Residential Conservancy
■RMHC Residential Manufactured/Mobile Home Units
■RO Residential Office District
■RO-H Residential Office District (Hospital)
■TV Terrace View
-UNC Unclassified Use District
Page 2of8
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Agenda Subject: Tolas/Dulcinea Preliminary Plat; PLT10-0001 Date: July 7, 2011
Staff Report to Hearing Examiner
FINDINGS OF FACT:
1. James Tolas of Dulcinea Development, applicant, represented by Hans Korve of DMP inc. has
requested approval of a preliminary plat referred to as Tolas/Dulcinea. The proposal includes the
subdivision of an approximately 1.45-acre site into six lots and two tracts.
2. A "future development" tract and an "encroachment" tract are being proposed within the preliminary
plat. The future development tract is to be owned and maintained by the applicant, Dulcinea
Development, and later divided through a plat alteration or subdivision application filed with the City of
Auburn. The encroachment tract is meant to carve out an area from their proposed subdivision that
has historically been used by another property owner. The applicant intends to convey the tract by
separate instrument to the owner(s) of lot 44, Kingsley Meadows, vol. 219/19-23, upon the recording
of this plat.
3. The six lots will be used for single family detached homes. Lots sizes will average 8,228 square feet
in size. The smallest lot size will be 8,049 square feet. The density for six single family lots on 1.45
acres is 4.1 dwelling units per acre.
4. The subject property is zoned R-5, Residential 5 du/acre. The proposed use is consistent with the R-
5 zoning designation within the Auburn City Code (ACC) Chapter 18.07 as well as the
Comprehensive Plan designation of Signle Family Residential.
5. The subject property is panhandled in shape. The site consists of approximately 1.45 acres of
undeveloped property bounded to the north and west by residential development. The site is
bounded by roadways to the south and east. Existing site grades vary in elevation from 434' near the
SE corner to 422' near the NW corner. The site slopes to the NW.
6. No dedication of land for park and recreation purposes is required pursuant to City subdivision code
requirements (ACC 17.14. 100) since the plat is fewer than fifty dwelling units, the level at which
dedication of land is required.
7. The adjacent public street bordering the plat, SE 307th Place, is fully developed and thus no off-site
improvements are the responsibility of this development.
8. Water and Sanitary sewer service will be provided by the City of Auburn.
9. No state or federal candidate threatened or endangered plant species has been identified on the site.
10. Pursuant to ACC Chapter 15.74 and City of Auburn Design Standards, a temporary erosion and
sediment control plan is required to be approved and implemented on the site prior to and during site
development. Potential significant adverse environmental impacts associated with erosion and
sedimentation from this development are adequately mitigated through compliance with this
regulation.
11. Pursuant to ACC Chapter 13.48 and City of Auburn Design Standards, a storm drainage plan and
subsequent installation of an approved stormwater management system on the site is required.
Potential significant adverse environmental impacts associated with increased stormwater runoff from
this development are adequately mitigated by compliance with this regulation.
12. To mitigate noise impacts associated with the proposal, all construction shall comply with ACC 8.28.
Page 3 of 8
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Agenda Subject: Tolas/Dulcinea Preliminary Plat; PLT10-0001 Date: July 7, 2011
Staff Report to Hearing Examiner
13. The applicant shall mitigate school impacts through the payment of the school impact fee in effect at
the time of building permit issuance.
14. Fire impacts generated by the project are mitigated through payment of the fire impact fee in effect at
the time of building permit issuance.
15. Utilities will be provided to the site as follows:
Storm Drainage - A private drainage system is being proposed to collect runoff. Runoff originating
from the lots will go into individual infiltration trenches located behind each future home. Runoff that
doesn't infiltrate into the ground will be conveyed to a drainage ditch along the rear portion of the
development. Any runoff that enters into the drainage ditch will be sent to a catch basin at the
Northwest end of the development and enter the storm management system that was built for
Kingsley Meadows.
Water - Currently an 8-inch water main runs south of the Applicant's parcel from which four (4) water
service connections enter the site. The existing water services are the result of an earlier project (i.e.
four duplexes) that was never completed by the Applicant. The Applicant is proposing to use the
existing service connections and add two more. In order to service lots 1 and 4 private service lines
extending from two of the existing service connections are needed. Private easements will be
provided over the affected lots.
Sanitary Sewer - Currently an 8-inch sewer main runs south of the Applicant's parcel. As a result of
an earlier project that was never completed at the site (i.e. four duplexes), an 8-inch stub from the
sewer main goes directly into the parcel. The Applicant would like to install a new sewer main (from
this stub) that will run parallel to the existing main in SE 307th Place. The city, however, does not
want a redundant system where it would then be responsible for maintaining and repairing the
additional lines and manholes as well as ensuring that access to the system via the easement was
maintained. Instead the city is requiring that the sewer connection for each house be made directly to
the sewer main in SE 307 1h Place.
Utility and street design issues will be addressed during the facilities extension process (FAC) with
the city.
16. The proposed encroachment tract was reviewed by Planning staff and the City Attorney office and
was found to be unnecessary. The City prefers to handle existing fence encroachments through a
note on the plat indicating that they are shown pursuant to RCW 58.17.255 and they are disclosed in
the title report prepared by the title insurer after the filing of the final plat. Also, tracts as defined by
ACC 17.04.385, are to be created and designated for a specific purposes. The proposed
encroachment tract does not have a specific purpose, only that it will be conveyed to a different
owner by separate instrument after the plat records. The project has been conditioned to remove this
tract from the final plat and instead, insert a note about the fence encroachment. For reference, the
definition of "Tract" is found below.
ACC 17.04.385 Tract.
"Tract" means a piece of land created and designated as part of a land division that is not a lot of
record, or a street or public right-of-way. Tracts are created and designed for a specific purpose. Land
uses within a tract are restricted to those uses consistent with the stated purpose as described on the
plat, or in the maintenance agreements. Examples include but are not limited to stormwater
management tracts, private street or alley tracts, tree preservation tracts, environmental resource
tracts, and open space tracts. (Ord. 6239 § 1, 2009.)
Page 4of8
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Agenda Subject: Tolas/Dulcinea Preliminary Plat; PLT10-0001 Date: July 7, 2011
Staff Report to Hearing Examiner
CONCLUSIONS:
ACC Chapter 17.10.070 provides certain criteria for approval of a Preliminary Plat:
1. Adequate provisions are made for the public health, safety and general welfare and for open spaces,
drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes, parks, playgrounds
and schools.
Staff Comment
The proposed six (6) lot preliminary plat includes provisions for storm water, access, water, sewer,
recreation/open space, and schools. All lots will directly access SE 307th Place, an improved street,
and both water and sewer services are available within this road. Adequate provisions are made for
schools through the payment of school impact fees at the time of building permit issuance.
The proposed project of six (6) lots does not reach the threshold of 50 units for requiring dedicated
park space as stated in ACC 17.14.100. However, the City assesses a park impact fee at the
building permit stage of the project to address impacts to the City's park system by the project.
Project review by all review divisions has found the project to be in compliance with City codes and
the project approval includes specific conditions to ensure standards are met.
2. Conformance of the proposed subdivision to the general purposes of the comprehensive plan.
Staff Comment
Comprehensive Plan Elements
The following section provides the text from the Comprehensive Plan and how the project is in
conformance with the plan policies:
Land Use Goal 7: Residential Development
To emphasize housing development at single family densities, in order to reestablish a mix of
housing types appropriate for a family oriented community, while recognizing the need and desire
for both lower density and higher density housing appropriately located to meet the housing
needs of all members of the community.
Policy LU-17: Residential densities in areas designated for single family residential uses should
be no greater than 7 units per acre.
Objective 7.2: To designate land for the development of new single family homes.
Objective 7.3: To promote the development of quality single family neighborhoods which relate
the design and types of residential areas to important natural and manmade features.
Policy LU-26: Emphasis shall be placed upon the manner in which the recreational needs of the
residents shall be met in the approval of any residential development.
Comment
The project site is 1.45 acres. With 6 lots proposed, this yields a density of 4.1 dwelling units per
net acre. Recreational needs of the residents are met through the assessment of a park impact
fee at the building permit stage. The proposed project meets the density of the R-5 zoning district
and land use designation of Single Family Residential and assists the City meeting its housing
targets and growth management objectives.
Page 5 of 8
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Agenda Subject: Tolas/Dulcinea Preliminary Plat; PLT10-0001 Date: July 7, 2011
Staff Report to Hearing Examiner
3. Conformance of the proposed subdivision to the general purposes of any other applicable policies or
plans which have been adopted by the City Council.
Staff Comment
Development plans and policies have been adopted by the City Council in the form of the
comprehensive plan and the related comprehensive transportation, water, and sewer plans. The
proposed subdivision conforms to the policies, maps and narrative text of the comprehensive plan as
noted above in (2) above. The proposed application complies with the City of Auburn comprehensive
transportation plan where it increases public safety with provisions made for sidewalk connectivity
between adjacent subdivision.
4. Conformance of the proposed subdivision to the general purposes of this title, as enumerated in ACC
17.02.030.
The purpose of this title is to regulate the division of land lying within the corporate limits of the city,
and to promote the public health, safety and general welfare and prevent or abate public nuisances in
accordance with standards established by the state and the city, and to:
• Prevent the overcrowding of land;
• Promote safe and convenient travel by the public on streets and highways;
• Promote the effective use of land;
• Provide for adequate light and air;
• Facilitate adequate provision for water, sewerage, storm drainage, parks and recreational areas,
sites for schools and school grounds, and other public requirements;
• Provide for proper ingress and egress;
• Provide for the expeditious review and approval of proposed land divisions which comply with this
title, the Auburn zoning ordinance, other city plans, policies and land use controls, and Chapter
58.17 RCW;
• Adequately provide for the housing and commercial needs of the citizens of the state and city;
• Require uniform monumenting of land divisions and conveyance by accurate legal description;
• Implement the goals, objectives and policies of the Auburn comprehensive plan
Staff Comment
The proposed preliminary plat meets the general purposes of the Land Adjustment and Divisions
Chapter of the Auburn City Code. The proposed lot size meets the R-5 zone regulations of a
minimum of 6,000 square feet per lot and an average lot size of 8,000 square feet. The minimum lot
size is 8,049 square feet and the average lot size is 8,228 square feet. As mentioned under
Comment 1, the proposed plat makes adequate provisions for water, sewer, storm drainage, and
ingress/egress.
Addressed under Comment 2 is how the project complies with the Auburn Comprehensive Plan. The
proposed preliminary plat will develop six (6) single family residential lots providing housing for
citizens of the state and city.
5. Conformance of the proposed subdivision to the Auburn zoning ordinance and any other applicable
planning or engineering standards and specifications as adopted by the city, or as modified and
approved as part of a previously approved PUD.
Staff Comment
The proposed project meets the regulations outlined in ACC Section 18.07.030. The lots are
designed to meeting the following requirements:
• Minimum lot width of 50 feet: Each lot is 50 feet wide, thereby meeting the minimum lot width
Page 6 of 8
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Agenda Subject: Tolas/Dulcinea Preliminary Plat; PLT10-0001 Date: July 7, 2011
Staff Report to Hearing Examiner
• Minimum lot size of 6,000 square feet with an average lot size of 8,000 square feet: The
smallest lot in the preliminary plat is 8,049 square feet and the average of all the lots is 8,228
square feet
• The future single family residences will be required to meet the minimum setbacks and lot
coverage outlined in ACC 18.07.030.
The applicant is proposing to extend sanitary sewer into the development where a new main line,
together with side sewers, is created off an existing sewer stub on the property. It is the applicant's
preference not to cut and repave the road unnecessarily. The City's Utility department is seeking to
have the individual lots connect directly into public sewer main in 307`h Place SE. This is based on
how the proposed plat is currently configured where each building can be directly served by the
existing public sewer main located in 307`h Street SE and for reasons of long term maintenance.
Should the applicant's proposal be implemented the City's Utility Department will be responsible for
maintaining and repairing the additional lines and manholes as well as ensuring that access to the
system via the easement was maintained. While not explicitly prohibited by the City Design
Standards, an unnecessary extension to the public system will place an avoidable maintenance
burden on the utility.
Based on the long-term maintenance implications to the City, as well as consistency with comments
that were provided in the first and second reviews of the preliminary plat application, the project is
being conditioned that the sewer connection for each house be made directly to the existing public
sewer main in 307`h Place SE. The preliminary plat drawings have been redlined to show the desired
configuration.
6. The potential environmental impacts of the proposed subdivision are mitigated such that the
preliminary plat will not have an unacceptable adverse effect upon the quality of the environment.
Staff Comment
The site has been engineered and altered through prior grading permit with King County (Project
Number L03CG178 and later 1-05G1021). Asa result of that permit, the project site was significantly
altered by the importation of approximately 13,000 cubic yards of fill from the neighboring property
and some additional off-site sources. This work was covered under SEPA with a DNS issued by the
King County on July 18, 2003. Based on the prior SEPA threshold determination and applicable City
design and construction standards, the project will not have an unacceptable adverse effect upon the
quality of the environment. Also, pursuant to ACC 16.06.060 six lots is below the threshold for
environmental review.
7. Adequate provisions are made so the preliminary plat will prevent or abate public nuisances.
Staff Comment
Adequate provisions are made so the preliminary plat will prevent or abate public nuisances.
RECOMMENDATION
Based upon the application, Findings of Fact, and Conclusions of the staff report, staff recommends that
the Hearing Examiner approve the Preliminary Plat with redline changes to the Preliminary Plat drawings
and the following conditions of approval:
Page 7 of 8
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Agenda Subject: Tolas/Dulcinea Preliminary Plat; PLT10-0001 Date: July 7, 2011
Staff Report to Hearing Examiner
1. Each lot within the proposed subdivision shall connect directly into the public sewer main in 307th
Place SE. The applicant shall modify the conceptual utility plan to show that each lot will connect
to the existing public sewer main in 3071h Place SE via individual side sewers.
2. The face of the final plat shall include a note that states direct residential access to 124th Ave. SE
is prohibited.
3. The proposed encroachment tract (identified as Tract B) shall be removed from the plat. The
applicant shall indicate on the face of the final plat that a fence encroachment exists and is being
shown pursuant to RCW 58.17.255. Ex. Encroachment Note: "Existing Fence Encroachments
have been shown pursuant to RCW 58.17.255 and shall be disclosed in the title report prepared
by the title insurer and issued after the filing of the final plat".
4. A revised Preliminary Plat drawing and Conceptual Utility Plan incorporating all plat approval
conditions shall be submitted to the City of Auburn Planning and Development Department prior
to the submittal of any subdivision construction plans.
Staff reserves the right to supplement the record of the case to respond to matters and information raised
subsequent to the writing of this report
EXHIBIT LIST
Exhibit 1 Staff Report
Exhibit 2 Vicinity Map
Exhibit 3 Preliminary Plat Application Materials
Exhibit 4 Preliminary Plat Drawings - original
Exhibit 5 Preliminary Plat Drawings - redlines (City edits)
Exhibit 6 Notice of Application
Exhibit 7 Notice of Public Hearing
Exhibit 8 Revised Geotechnical Report prepared by Earth Consultants, Inc. dated March 6, 2003
(for Kingsley Meadow, includes Tolas/Dulcinea property)
Exhibit 9 Project Correspondence
Page 8 of 8
Vicinity Map- PLT10-0001
Tolas/Dulcinea Preliminary Plat
APN: 0921059090
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Exhibit 3, Number of Pages 10
CITY OF * AUBURN ~
WASHINGTON Plaitiihig, Btdldhig, aitd COiiiiltttillty Depai'ti lelit
MASTER LAND USE APPLICATION- PLANNING APPLICATIONS
Project Name Tolas Preliminary Plat Uhf Date
092105-9090 Site Address NW 9-21-5
Parcel No(s)
Legal Description (attached separate sheet if necessary) See attached
Applicant
Name: James Tolas - Dulcinea Development
Mailing Address: 3618 Lakeridae Drive E.. Sumner WA 98390
Telephone and Fax: 253-222-1782
Email: jatr tolas comcast.net
Signature:
` -
Owner (if i~l ` re th it one attach another sheet)
Name:
Mailing Address:
Telephone and Fax:
Email:
Signature:
Engineer/Architecture/Other
Name:DMP Inc. Hans Korve
Mailing Address: 726 Auburn Wav N.
Telephone and Fax: LAS-3.S,i-LLUU
Email: hansa..dmo-inc.us
Description of Proposed Action:
6 lot preliminary plat. One tract for future development. No proposed frontage
improvements. All utilities stubbed to site. Storm water connection in NW corner.
T Pe of Application Required Check all that Apply)
Administrative Appeal* Rezone (site specific)* Area Wide
Administrative Use Permit* Short Plat
Annexation* Special Exception*
Boundary Line Adjustment Special Home Occupation Permit*
Comprehensive Plan Amendment (Text or Map)* Substantial Shoreline Development*
Conditional Use Permit` Surface Mining Permit*
Critical Areas Variance* Temporary Use Permit
Development Agreement* Variance*
Environmental Review (SEPA)* *Please note that public notification is
Final Plat required. A separate cost is charged
✓ Preliminary Plat* for the signs. City repares signs but
PUD Site Plan Approval applicant respons j1 pre, gs~ting.
Reasonable Use Exce tion* V
Page 1 oft t A t
:AUBURN t, MORE THAN YOL1 IMWNED
4
CITY OF
AIJBUR'N'
WASHINGTON Plnnunhig, Building, pnnd Conummity Department
LETTER FROM PROPERTY OWNER GRANTING AUTHORIZATION TO ACT
(A copy of this letter must be submitted foi- each property owner involved)
I, 'J , being duly sworn declare that I am the owner of the property
(PROPERTY OWNER)
Involved in the application. I hereby grant Hans Korve
of DMP Inc to act on my behalf. I further declare that all
statements, answers, and information herein submitted is in all respects true and correct to the
best of my knowledge and belief.
Signature C' 14 Date
40
C> V7
Lj,L S 3Address
Ilk"
Subscribed and sworn to before me this ay of
Notary Public in and for the State of Washington,
l-
Residing at ~'~-,.,.~k.,.'1_si~lrF•.~--
Page 2 of 2
.A.UBURN =I< MORE THAN YOU IMAGINED
CITY OF AUBURN oF> 1,cv oNL r )
or . * De artment of Planning, Building & Communit"
Ac„mT~ p to 9 v FILE 1lU
s
U Auburn City Hall, 2ntl Floor °
WASHINGTON 25 West Main Street FILE NAME: ` y
Auburn, WA 98001-4998
Tel: 253.931.3090 TYPE: ECEIVED BY:
"
Fax: 253.804.311481rCK/CASH:
~a 1;,
permitcenier@auburnwa.gov FEE PAID: , at,°`
mvw.auburnwa.gov SUBMITTAL DATE.=
LAND USE DESIG:
TYPE III PRELIMINARY SUBDIVISION (PLAT) APPLICATION
APPLICANT. ❑ Use mailing address for meeting notification. ❑ Check box if Primary Contact
COMPANY: ! th~ +r, Na K~) eue-l(op VM\/ i
ADDRESS: 61 plc') IJ5 f-. 3E
(CITY, STATE, ZIP) ` k w. t
ns
PHONE: ' 1I P51 FAX: E-MAIL: ~]c~weS7vlC
SIGNATURE: PRINTED NAME:
(Sig ature R wired)
APPLICANT'S REPRESENTATIVE. V Check box if Primary Contact
COMPANY: 1D v- C 1 11~ yt .S /"NO P V
ADDRESS: -+2- 6
(CITY, STATE, ZIP)
PHONE: Zae)ea FAX: 2.S3 E-MAIL: ~C+v1 S C..(w,a~l..rne ,rt_r
SIGNATURE: _ PRINTED NAME:
-77
(Signature Required)
PROPERTY OWNER(S). ❑ Attach separate sheet if needed. ❑ Check box if Primary Contact
COMPANY:
ADDRESS:
(CITY, STATE, ZIP)
PHONE: FAX: E-MAIL:
SIGNATURE: PRINTED NAME:
(Signature Required)
Note: Applicant or representative must have property owner's consent to file this application form in order for it
to be accepted
PROPERTY INFORMATION (REQUIRED)
SITE ADDRESS: N LL) Z. t
ASSESSOR'S PARCEL ID## LOT SIZE ZONING DISTRICT
C-) 0%5 _ PROPOSED USE OF SITE:1
9 / ilt
AREA TO BE DEVELOPED (s.f.):
EXISTING USE OF SITE:
G1Permil CenterAPPLICATIONS-FORMS\Planning Forms\2009 FORMSWfeliminary Plat_Subdivision_ AppForm_2009.doc 9/19/2009 3
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jjBU CITY OF AUBURN PRELIMINARY SUBDIVISION (PLAT)
AU
WASHINGTON Department of Planning, Building & Community APPLICATION
Auburn City Hall, 2`d Floor
25 West Main Street
Auburn, WA 98001-4998
Tel: 253.931.3090
Fax: 253.804.3114
permitcenter@auburnwa.gov
www.auburnwa.gov
TYPE III PRELIMINARY SUBDIVISION (PLAT) - AUTHORIZATION
LETTER FROM PROPERTY OWNER GRANTING AUTHORIZATION TO ACT
(A copy of this letter must be submitted for each property owner involved)
being duly sworn declare that Ira'm the owner of the property (PROPERTY
OWNER) involved in the application. I hereby grant ~.h 5 n ve._ of
3,~ ` to act on my behalf.
I certify under penalty of perjury declare that all statements, answers, and information herein
submitted is in all respects true and correct to the best of my knowledge and belief.
I agree to hold the City of Auburn harmless as to any claim (including costs, expenses and attorney's
fees incurred in the investigation of such claim) which may be made by any person, including the
undersigned, and filed against the City of Auburn, but only where such claim arises out of the reliance
of the City, including its officers and employees, upon the accuracy of the information provided to the
City as part of this application.
I further agree that the City of Auburn staff may enter upon the subject property (ies) at any
reasonable time to gain familiarity with site conditions and to take photographs and to post public
notices, if applicable,
Printed Name
? r u
-n"& t ure Date
Address 'TA
Subscribed and sworn to before me this Cr' day ofQiA/)J)CAI. /61
r4tr ai . '4
Notary Public in and for the State of Washington,
/6e- ~ld "at
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G:1Permil CenleMPPLICATIONS_FORMS1PIanning Forms12009 FORMSTreliminary Plal_Subdivision_ AppForm_2009.doc 10119/2009 4
rnror CITY OF AUBURN PRELIMINARY SUBDIVISION (PLAT)
DBUEZN
A~~uc~°rION
WASHINGTON Department of Planning, Building & Community
.Auburn City Hall, 2e° Floor
25 West Main Street
Auburn, WA 98001-4996
Tel: 253.931.3090
Fax: 253.804.3114
pemiitcenter@aubumwa.gov
vnvw.auburnwa.gov
TYPE III PRELIMINARY SUBDIVISION (PLAT)
LAN SURVEYOR'S CERTIFICATION
NAME OF SUBDIVISION. +
1 VA
REGISTERED LAND SURV YOR (COMPANY) NAME (INDIVIDUAL)
lz~e l z2 =
S REET ADDRESS T LEPHONE
CITY STATE ZIP -MAIL
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ENGINEER (COMPANY) NAME (INDIVIDUAL)
E5 STREET ADDR SS TELEPHONE ~p Z=
CITY STATE ZIP -MAIL
1 1--i I
APPLICANT (COMPANY) NAME (INDIVIDUAL)
STREET ADDRESS TELEPHONE
CITY STATE ZIP E-MAIL
Land Surveyor's Certification Land Surveyor Seal and Signature
I hereby certify that the accompanying plat
has been inspected by me and conforms to all E M®~
rules and regulations of the platting resolution J~'oIwAsh `4p
and standards for Auburn, t ashington.
SIGNED 822962
DATE~_
C R'v4C HTIOK _ s E?NIalf an3n f am _Sublivis;on aappFwm_24N,doc, 1011912009 6
dmp, Inc.
DALEY-MORROW-POBLETE,INC.
ENGINEERING-PLANNING-SURVEYING
726 Aubum Way North
Aubum, WA 98002
February 12, 2010
Elizabeth Chamberlain
City of Auburn
25 West Main Street.
Auburn WA. 98001
RE: Dulcinea (Tolas) Preliminary Plat
Dear Elizabeth:
As requested, I am submitting this Application Checklist response and Project Narrative to summarize our
conversations and agreements regarding this project. Thanks for taking the time to work with me on this
submittal. I wish all my project could be this simple.
I am presenting each issue under its own bullet with a short description of how that issue is being
addressed. As you know, having this project vested is our largest issue. Any item that we have missed or
that I misunderstood will be addressed, as promised, with the first round of review comments.
• Items A though G of the submittal checklist are present.
• Item H -The Project is SEPA Exempt.
• Item I - The Project will generate 6- peak hour trips and will take access from an existing street
network that was recently constructed or improved by the Plat of Kingsley Meadows. SE 307th
Place is a new public Street and ties into the existing 124th Ave SE. No traffic impacts are
expected. As discussed, no impact analysis has been provided.
• Item J - As indicated above, the subject property is surrounded by the recently completed plat of
Kingsley Meadows. As part of that neighboring projects required improvements, sidewalks and
other automobile and pedestrian improvements were completed in the area and extended to the
intersection with 124' Ave SE. The Dulcinea Plat takes access from the newly constructed SE
307th Place SE and the six proposed lots will utilize the existing pedestrian facilities. The Plat of
Dulcinea is located only one block north of Lea Hill Elementary School. The existing pedestrian
improvements and manned cross walk along 124"' Ave SE provide safe walking conditions for
school children. Please see the attached Arial view of the property for additional information. The
Project is also only four blocks from Rainier Middle School which also has existing school walking
route improvements. RECEIVED
• Item K - Storm Water Report - Six sets are attached as requested. The Applicant proposes on-
site infiltration for individual lots. } 7~ 13 2619
• Item L - No critical areas are present on the property. C;I'[Y ()F AUBu13
10-105 Dulcinea Preliminary Plat
t
i
E
®Page 2 February 12, 2010
• Item M - Soil Report. A copy of the original Kingsley Meadows 2003 Geotechnical report has been
provided. The sample pits are located on three sides of the Dulcinea Plat and are representative of
the soils found in the area. A revised copy can be provided if required.
• Item N - Water / Sewer Availability. The property is located within the City of Aubum. Sewer and
Water service was provided to the property during development of the Kingsley Meadows plat. The
property has 8 water meters and one sewer stub. Please see the attached plat map for additional
information.
• Item O - The property contains no restrictions. Please see the attached title report.
• Item P - A pre-application meeting took place, but no not were available from Staff at the time of
this application.
• Item Q - Neighborhood Review Meeting. None was required.
I
• Item R - The Multi-family standards do not apply to this project.
PRELIMINARY PLAT DRAWINGS
• Plan sheets A through P have been provided.
• Transportation Plan (G) - As previously indicated, this project has no proposed street system
improvements and by its very nature is already integrated into the City's Comprehensive
Transportation Plan.
• Landscape Plan (H) - As previously indicated, the proposed project takes access from SE 307'
Place as part of the Kingsley Meadows plat, 16 off-site street trees were installed in conjunction with
the required road frontage improvements. Of those, 9 are located along the project frontage. Over
the past 3 years, the Cherry trees have matured and are in excellent health. The trees are also
matched in species and size to the adjacent street trees in the area that were planted as part of the
Kingsley Meadows project. The City of Auburn requires the installation of planting strips along one
side of new public streets. When SE 307 Place was constructed, the Plat of Kingsley Meadows
installed a 5' plating strip with matching street trees along the south side of the road. Given these,
facts, the applicant proposes to retain the existing Chevy Trees in their current location. No,
additional landscape improvements are required or proposed.
Phasing Plan (1) - The project consists of a single 6 lot development. No phasing plan is
proposed.
If you have any questions, please contact me at (425) 444-3240. Thank you for your help.
Sin ly,
4S Korve, Planning Manager
DMP. Engineering
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Exhibit 6, Number of Pages 3
CITY OF
Peter B. Lewis, -Mayor
AD-BURN,.=.-.-
W25 West Main Street * Auburn WA 98001-4998 www.cauburnwa.cgov 253-931-3000
NOTICE OF APPLICATION (NOA)
PRELIMINARY SUBDIVISION
PLT10-0001- Tolas/Dulcinea
Date of Notice of Application: March 25, 2010
Project Permit Applications were filed with the City of Auburn Planning and Development
Department on February 12, 2010. The application for a preliminary subdivision was
determined complete on March 8, 2010. Following is a description of the application and the
process for review. The permit applications and listed studies may be reviewed at the offices
of the Auburn. Planning and Development Department at One East Main Street, Auburn WA
98001.
Description of Proposal: Subdivide approximately 1.45 acres into six single-family
residential lots ranging in size from 8,049 square feet to 8,297 square feet together with an
encroachment and future development tract. Proposal also includes sanitary sewers and
storm drainage facilities. No road improvements are required.
Project Proponent: James Tolas, Dulcinea Development
Project Location: The site can be accessed via SE 307x' Place near 124`h Avenue SE. The
site is within the Northwest Section 9, Township 21, Range 05 (NW 9-21-05) in Auburn, King
County, Washington. Parcel Number 0921059090
Studies/Plans Submitted with Application: Preliminary Storm Report for Jim Tolas Plat,
dated February 4, 2010, Daley-Morrow-Poblete, Inc.; Geotechnical report - Kingsley
Meadows, dated March 6, 2003, Earth Consultants, Inc.
Other Permits, Plans, and Approvals which may be required: Subsequent development
will be required to obtain all necessary permits or approvals that may include: city preliminary
and final plat approvals, facility extensions and building permits.
Statement of Consistency and List of Applicable Development Regulations: This
proposal is subject to and shall be consistent with the Auburn City Code, Auburn
Comprehensive Plan, Design and Construction Standards, Building Code and Fire Code.
Public Hearings: A public hearing is required for this proposal. A separate notice will be
issued when the date has been scheduled.
Public Comment Period: You are invited to comment, request a copy of the decision, when
available, and be made aware of any appeal rights. Comments must be received in
writing by the Auburn Department of Planning and Development at the mailing
address: 25 West Main, Auburn, WA 98001-4998 and located at: 1 East Main Street,
Auburn WA 98001
You are invited to express comments up until and at the public hearing
If you have further comments or questions related to this application, you may contact Stuart
Wagner, Planner at (253) 804-5031. If you call or write, please reference File No. PLT10-
0001.
AUBURN* MORE THAN YOU IMAGINED
seattletimes.corn
PO Box 70, Seattle, WA 98111
AUBURN CITY OF-FINANCE DEPT
ATTN CITY CLERK
25 WEST MAIN
AUBURN, WA 98001
Re: Advertiser Account #30785204
Ad 788185100
Affidavit of Publication
4069070 / 3
STATE OF WASHINGTON
Counties of King and Snohomish
The undersigned, on oath states that he/she is an authorized representative of The Seattle Times Company,
publisher of The Seattle Times of general circulation published daily in King and Snohomish Counties, State of
Washington. The Seattle Times has been approved as a legal newspaper by orders of the Superior Court of
King and Snohomish Counties.
The notice, in the exact form annexed, was published in the regular and entire issue of said paper or papers and
distributed to its subscribers during all of the said period.
Newspaper, , Publication Date
The Seattle Times 03/25/10
Agent Signature T •y{E~~1'~C~_
$6bscribed and sworn to before me on
(DATE)
(NOTARY PIGNATURE) Notary ublic~i and f r- e State of Washington, residing at Seattle
c40t~e
e,
seattletimes.com
Re Advertiser Account #30785204 Ad # 788185100
Ad TEXT'CITY OF AUBURN to obtain
all necessary permits or ap
NOTICE OF APPLICATION: provals that may Include: city
March 25, 2010 APPLICATION preliminary and final plat ap
REQUESTED: Preliminary provals, facility extensions and
Subdivision APPLICATION building permits. STATE
NUMBER AND NAME- MENT OF CONSISTENCY
PLT10.0001 - Totas/Duiclnea AND LIST OF APPLICABLE
PROJECT PROPONENT: DEVELOPMENT REGULA
James Toles of Dulclnea Devel TIONS: This proposal Is sub
opment PROJECT LOCA ject to and shall be consistent
TION: The site can be accessed with the Auburn City Code, Au
via SE 307th Place near 124th burn Comprehensive Plan, Do
Avenue SE. The site Is within sign and Construction Stan
the Northwest Section 9, Town dards, Building Code and Fire
ship 21, Range 05 (NW 9-21-05) Code.
in Auburn, King County, Wash PUBLIC HEARING: A pubiic
Ington. Parcel Number hearing Is required for this pro
0921059090 DESCRIPTION OF posal. A separate notice will be
PROPOSAL: Subdivide ap Issued when the date has been
proximately 1.45 acres into six scheduled. PUBLIC COM
single-family residential lots MENT PERIOD: You are Invit
ranging In size from 8,049 ad to express comments up
square feet to 8,297 square feet until
together with an encroachment and at the public hearing. Writ
and future development tract. ten comments may be submit
Proposal also includes sanitary ted to Stuart Wagner, Planner,
sewers and storm drainage Is Department of Planning and
clllfies. No road improvements Development at the mailing ad
are required. The permit appll dress 25 West Main, Auburn,
cations and listed studies may WA 98001.4998 and located et:
be reviewed at the offices of the 1
East Main Street, Auburn WA
Auburn Planning and Develop 98001 or via email at swagn
ment Department at One East or@auburmva.gov. If you have
Main Street, Auburn WA 98001 further comments or questions
APPLICATION FILED. Feb related to this application, you
ruary 12,2010; COMPLETE may call Stuart Wagner, Plan
APPLICATION: March 8, 2010 nor, at 253-804-5031. It you call
or
STUDIES SUBMITTED WITH write, please reference the ap
APPLICATON: Preliminary plicatlon number noted above.
Storm Report for Jim Toles City of Auburn
Plat, dated February 4, 2010, Planning and Development
Daley-Morrow-Poblete, Inc.; Department
Geotechnlcai report - Kingsley 25 West Main Street
Meadows, dated March 6, 2003, Auburn, WA 98001- 4998
Earth Consultants, Inc. 253-931.3090
OTHER PERMITS AND
PLANS WHICH MAY BE RE
QUIRED: Subsequent develop
ment will be required
6
CITY OF Exhibit 7, Number of Pages 3
- Peter B. _l.awis, Mayor
f: BU RN
WAS 1-1. l N c*ro N 25 West Main Street * Auburn WA 98001-4998 * www.caiburnwa.gov * 253-931-3000
J
Notice of Public Hearing
Notice Published: Thursday July 7, 2011
The Hearing Examiner of the City of Auburn, Washington, will conduct a public hearing on July
20, 2011, at 5:30 P.M. in the Council Chambers of the Auburn City Hall located at 25 West Main
Street on the following matter:
Case Number: PLT10-0001 - Tolas/Dulcinea Preliminary Plat
Applicant: James Tolas, dba Dulcinea Development
Location: SE 307th Place near 124th Avenue SE. The site is within the Northwest
Section 9, Township 21, Range 05 (NW 9-21-05) in Auburn, King County,
Washington. Parcel Number 0921059090
Proposal: Subdivide approximately 1.45 acres into six (6) single-family residential lots
ranging in size from 8,049 square feet to 8,297 square feet together with an
encroachment tract and future development tract. The proposal also includes
sanitary sewers and storm drainage facilities. No road improvements are
required. .
The public hearing.will be held in the Council Chambers, Auburn City Hall, located at 25 West
Main Street. The public is invited to attend to express comments or opinions. Written
comments may be submitted up until and at the public hearing to Stuart Wagner, AICP, Planner,
Planning and Development, 25 West Main Street, Auburn, WA 98001-4988. If you have further
comments or questions, please contact Planner Stuart Wagner at swagnero-auburnwa.gov or
253-804-5031.
For citizens with speech, sight or hearing disabilities wishing to review documents pertaining to
this hearing, should contact the City of Auburn within 10 calendar days prior to.the meeting, as
to the type of service or equipment needed. Each request will be considered individually
according to the type of request, the availability of resources, and the financial ability of the City
to provide the requested services or equipment.
Au wR- MORE THAN YOU IMAGINI'l)
~t~e ~ea~tte~itnes
seattletimes.com
PO Box 70, Seattle, WA 98111
AUBURN CITY OF-FINANCE DEPT W`
ATTN CITY CLERK
25 WEST MAIN
AUBURN, WA 98001
Re: Advertiser Account #30785204
Ad 798273200
Affidavit of Publication
4132990 / 3
STATE OF WASHINGTON
Counties of King and Snohomish
The undersigned, on oath states that he/she is an authorized representative of The Seattle Times Company,
publisher of The Seattle Times of general circulation published daily in King and Snohomish Counties, State of
Washington. The Seattle Times has been approved as a legal newspaper by orders of the Superior Court of
King and Snohomish Counties.
The notice, in the exact form annexed, was published in the regular and entire issue of said.paper or papers and
distributed to its subscribers during all of the said period.
Newspaper Publication Date
The Seattle Times 07/07/11
Pe e& Signature a A_jrA
4,q -
EX~j~•,'j.4,, CJ~~
c►1jed and sworn to before me on
fr o ~ ' 7i ATE
Auto SIG RE) Notary Publio,in an or th nafe of Washington, residing at Seattle
i,, 10-7 ~r~,~~ `Christina, C.1~cKe~a
~e Sea~tte~tmes
seattletimes.com
Re Advertiser Account #30785204 Ad # 798273200
Ad TEXT•NOncE OF For citizens with
PUBLIC HEARING: speech, sight or hearing disabil S'
THE CITY OF AUBURN, ities wishing to review docu j.
Washington Hearing Examiner ments pertaining to this hear
will conduct a public hearing on ing, should contact the City of
Auburn within 10 calendar days
July 20, 2011, at 5:30 P.M. in the prior to the meeting, as to the
type of service or equipment
Council Chambers of the Au needed. Each request will be
burn City Hall located at 25 considered Individually accord
West Main Street on the follow ing to the type of request, the
Ing matter: Case Number: availability of resources, and
PLT10-0001 - Tolas/Dulcinea the financial ability of the City
Preliminary Plat Applicant: to provide the requested
James Toles, dba Dulcinea De services
velopment Location: SE 307th or equipment. Published in the
Place near 124th Avenue SE. Seattle Times on July 7, 2011
The site is within the Northwest
Section 9, Township 21, Range
05 (NW 9-21-05) in Auburn,
King
County, Washington. Parcel
Number 0921059090 Proposal:
Subdivide approximately 1.45
acres into six (6) single-family
residential lots ranging in size
from 8,049 square feet to 8,297
square feet together with an en
croachment tract and future
development tract. The propo
sal also Includes sanitary sew
ers and storm drainage facili
ties. No road Improvements are
required. The public hearing
will be held in the Council
Chambers, Auburn City Hall,
located at 25 West Main Street.
The public is invited to attend
to express comments or opin
ions. Written comments may be
submitted up until and at the
public hearing to Stuart Wag
ner, AICP, Planner, Planning
and Development, 25 West
Main Street, Auburn, WA 98001-
4988. If you have further com
ments or questions, please con
tact Planner Stuart Wagner at
swagner@auburnwa.gov or
253-
804-5031.
Earth Consultants, Inc. Exhibit 8, Number of Pages 40
(aYxcYlrnk:d H~f~in<tvti<~r~pgR~shfae\~r~xuixin.il5ci~yiil~+w Esiablislled 1975
(i~~.titr~x'thxi'It:titin~;R I(]i(>!~\•\lil)ln~xY'iHxi SSY\•kt;ti
I
f
February 26, 2003
I Revised March 6, 2003 E-10470
Auburn 56, LLC
7947 - 59" Place Northeast, Suite 102
Redmond, Washington 98052
i `
Attention: Mr. Craig Sears
Subject: Revised Geotechnicat Engineering Study
' Kingsley Meadows
124' Avenue Southeast
King County, Washington
Reference: Geotech Consultants, Inc
Geotechnical Engineering. Study
JN 01309, dated October 22, 2001.
Dear Mr. Sears:
At your request, Earth Consultants, Inc. (ECI) is providing additional geotechnical
recommendations for the proposed project. ECI understands the currently proposed project
consists of fifty seven (57) residential lots, a detention pond, access streets, and recreation
areas.
ECI has reviewed the referenced. geotechnical engineering study prepared for the previous
owner of the site, visited the site to observe the existing site conditions and attended design
meetings for the project.
j Surface and Subsurface Conditions
A single-family residence and garage currently occupy a portion of the site. The remaining
site area is forested with evergreen and deciduous trees and associated underbrush. An
approximately 20 foot deep east west trending ravine will be filled as part of the site
development.
i
i
1805 136th Place N.E., Suite 201, Bellevue, WA 980p
,
Bellevue (425) 643-3780 FAX (425) 746-0860 Toll Free (888),7,39J6670',3,
_ I
1
Auburn 56, LLC
February 26, 2003 E-10470
Revised March 6, 2003 Page 2
1
DISCUSSION AND RECOMMENDATIONS
General
Based on the results of ECI's study, it is our opinion the proposed development can be
constructed generally as planned. Building support may be provided using conventional
1 spread and continuous foundation systems bearing on the dense to very dense native-soils or
1 on structural fill used to modify site grades. Slab-on-grade floors may be similarly supported.
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
Auburn 56, 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.
Site Preparation and General Earthwork
The site should be cleared of foundations, trees, surface vegetation, organic matter, and
other deleterious material. Existing utility pipes to be abandoned should be plugged or
removed so that they do not provide a conduit for water and cause soil saturation and
stability problems. Erosion control measures should be installed prior to clearing and
earthwork and maintained throughout construction.
Based on the thickness of the forest duff, ECI estimates a stripping depth of ten inches. If
more than eight feet of fill will be placed to subgrade elevations, the topsoil does not need to
be stripped. Stripped materials should not be mixed with materials to be used as structural
fill. Recommendations for placement of strippings in deep fills are provided below.
1 The soils encountered during the site exploration are moisture sensitive due to their high fines
content. As such, in an exposed condition, they will become disturbed from normal
construction activity, especially when in a wet or saturated condition. Once disturbed, in a
wet condition, they will be unsuitable for support of foundations, slabs, or pavements.
Therefore, during construction where these soils are exposed and will support new
structures, care must be exercised not to disturb their condition. Consideration should be
given to placement of rock or other methods to protect exposed native, undisturbed soils that
will support foundations or new structural fill. If disturbed conditions develop, the affected
soils must be removed and replaced with structural fill. The depth of removal will be
Earth Consultants, Inc.
f
. I
Auburn 56, LLC
February 26, 2003 E-10470
Revised March 6, 2003 Page 3
dependent on the level of disturbance developed during construction. Given the above, a
summer earthwork schedule is recommended.
Structural fill is defined as compacted fill placed under buildings, roadways, slabs,
i pavements, or other load-bearing areas. Structural fill under floor slabs and footings should
be placed in horizontal lifts not exceeding twelve (12) inches in loose thickness and
compacted to a minimum of 90 percent of its laboratory maximum dry density determined in
accordance with ASTM Test Designation D-698 (Standard Proctor). The fill materials should
be placed at or near their optimum moisture content. Fill under pavements and walks should
I also be placed in horizontal lifts and compacted to 90 percent of maximum density except for
I the four feet, which should be compacted to 95 percent of maximum density.
During dry weather, most soils which are compactible and non-organic can be used as
structural fill. The native soil will degrade if exposed to excessive moisture, and compaction
{ and grading will be difficult if the soil moisture increases significantly- above its optimum
{ condition.
If the native soil is exposed to moisture and cannot be adequately compacted then it may be
{ necessary to import a soil which can be compacted. During dry weather, most non-organic
compactible soil with a maximum particle size of six inches can be used. Fill for use during
wet weather should consist of a fairly well graded granular material having a maximum
particle size of six inches and no more than five percent fines passing the No. 200 sieve
based on the minus 3/4-inch fraction. A contingency in the earthwork budget should be
included for this possibility.
Fill Slope Placement
I
I
ECI anticipates fill will need to be placed on the site slopes. In ECI's opinion, the placement
of fill on slopes is generally acceptable, however, where the slope exceeds 20 percent, the fill
should be keyed and benched into the slope.
This process consists of excavating a keyway at the toe of the planned fill. The keyway
should have a width of about six to eight feet and depth of two feet into medium dense to
dense native soil. The slope above the keyway should then be cut into a series of horizontal
to slightly inward sloping benches. Typically, the benches are excavated with a small
f bulldozer as the fill is brought up. The width of the benches will vary with the gradient of the
slope, usually the gentler the slope, the wider the benches.
Earth Consultants, Inc.
l
Auburn 56; LLC
February 26, 2003 E-10470
Revised March 6, 2003 Page 4
f
Plate 1, Slope Fill Placement, schematically shows the keyway and benches. The slope fill
placed for the detention pond berm should meet the requirements for compacted till liners
outlined in section 6.2.4.1 of the King County Surface Water Design Manual.
k Stripping Placement
Strippings may be placed in fill areas more than ten feet below the proposed finish grade.
The strippings should be placed in lifts and compacted to a firm and unyielding condition.
The strippings fill should be placed no more than six feet in thickness. A representative of
ECI should be on site during placement to provide recommendations for lift thickness and
compaction testing.
Rockery Construction
The primary function 'of a rockery is to cover and protect an excavated or reinforced fill
j surface that would essentially stand near vertical or vertical. Rockery construction is largely a
craft not entirely controllable by engineering methods. As such, it is imperative the proposed
rockeries be constructed in close conformance with the Association of Rockery Contractors
(ARC) Standard Rockery Construction Guidelines and by and experienced contractor with a
proven capability in rockery construction.
I
Based on the soil conditions encountered on site, cut rockeries up to eight feet in height
should be feasible. A typical cut rockery detail is attached as Plate 2. The rockery subgrade
and. cut face should be observed by a representative of ECI prior to construction.
ECI understands it is proposed to construct a fence along the south property line at the top
of the cut slope and rockery. ECI recommends installing the fence into the native soils
prior to cutting the area to- grade. Cuts for rockery construction should be at least five feet
from the face of the installed posts. The top of 2H:1 V (Horizonta1:Vertical) cuts should
also be at least five feet from the face of the posts. The area between the top-of the cut
or rockery should either remain at existing grade or cut at 4H:1 V or flatter.
I
1
` Earth Consultants, Inc.
I
1
. 1 f
Auburn 56, LLC
February 26, 2003 E-10470
Revised March 6, 2003 Page 5
i
Foundations
Based on the results of ECI's study, it is our opinion the proposed building may be supported
on a conventional spread and continuous footing foundation bearing on competent native soil
or on structural fill used to modify site grades. For frost protection considerations, exterior
foundation elements should be placed at a minimum depth of eighteen (18) inches below final
exterior grade. Interior spread foundations can be placed on competent native soils or
structural fill exposed in crawlspace surfaces.
With foundation support obtained as described, for design, an allowable bearing capacity of
two thousand (2,000) pounds per square foot (psf) for structural fill or competent native soils
can be used. Continuous and individual spread footings should have minimum In accordance
with the Uniform Building Code. Loading of this magnitude would be provided with a
theoretical factor-of-safety in excess of three against actual shear failure. For short-term
dynamic loading conditions, a one-third increase in the above allowable bearing capacities can
j' be used.
i With structural loading as expected, total settlement in the range of one inch is anticipated
with differential movement of about one-half inch. Most of the anticipated settlements
should occur during construction as dead loads are applied.
I.
Horizontal loads can be resisted by friction between the base of the foundation and the
supporting soil and by passive soil pressure acting on the face of the buried portion of the
foundation. For the latter, " the foundation must be poured. "neat" against the competent
native soils or backfilled with structural fill. For frictional capacity, a coefficient of 0.35 can
I be used. For passive earth pressure, the available resistance can be computed using an
equivalent fluid pressure of three hundred (300) pounds per cubic foot (pcf). These lateral
resistance values are allowable values, a factor-of-safety of 1.5 has been included.' As
!r movement of the foundation element is required to mobilize full passive resistance, the
I passive resistance should be neglected if such movement is not acceptable.
Footing excavations should be observed by a representative of ECI, prior to placing forms or
rebar, to verify that conditions are as anticipated in this report.
i
I
Earth Consultants, Inc.
1
Auburn 56, LLC
February 26, 2003 E-10470
Revised March 6, 2003 Page 6
Retaining and Foundation Walls
Retaining walls and foundation walls that act as retaining walls should be designed to resist
lateral earth pressures imposed by the retained soils. Walls that are designed to yield can be
designed to resist the lateral earth
pressures imposed by an equivalent fluid with a unit
weight of thirty five (35) pcf. If walls are-to be restrained at the top from free movement,
the equivalent fluid weight should be increased to fifty (50) pcf. These values are based on
horizontal backfill and that surcharges due to backfill slopes, hydrostatic pressures, traffic,
structural loads or other surcharge loads will not act on the wall. If such surcharges are to
apply, they should be added to the above design lateral pressure. For calculating the base
resistance to sliding, the passive pressure and friction coefficient provided in the Foundations
f section of this report should be used.
If design against earthquake loading is desired, a rectangular pressure distribution equal to six
times the wall height (6H) should be added to the above lateral earth pressure values.
I
f
In order to reduce the potential for hydrostatic forces building up behind the walls, retaining
walls should be backfilled with a suitable free-draining material extending at least eighteen
0 8) inches behind the wall. The remainder of the backfill should consist of structural fill.
The free-draining backfill should conform to the WSDOT specification for gravel backfill for
walls (WSDOT 9-03.12(2)). A perforated drainpipe should be placed at the base of the wall
and should be surrounded by a minimum of one cubic foot per lineal foot with three-eighths
inch pea gravel.
i.
Slab-on-Grade Floors
i
Slab-on-grade floors may be supported on competent native soil subgrade or on structural fill.
Disturbed subgrade soil must either be recompacted or replaced with structural fill. Concrete
slabs resting on soil ultimately cause the moisture content of the underlying soils to rise. This
results from continued capillary rise and the ending of. normal evapotranspiration. As
concrete is permeable, moisture will eventually penetrate the slab resulting in a condition
commonly known as a "wet slab" and poor adhesion of floor coverings.
Therefore, the slab should be provided with a minimum of four inches of free-draining sand or
gravel. In areas where slab moisture is undesirable, a vapor barrier such as a 6-mil plastic
I membrane may be placed beneath the slab. Two inches of damp sand may be placed over
the membrane for protection during construction and to aid in curing of the concrete.
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Earth Consultants, Inc.
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Auburn 56, LLC
February 26, 2003 E-10470.
Revised March 6, 2003 Page 7
Seismic Design Considerations
The Puget Lowland is classified as a Seismic Zone 3 in the Uniform Building Code (UBC). In
accordance with Table 16-J of the 1997 UBC, a site profile of Sc should be used for design.
i
Excavations and Slopes
I The following information is provided solely as a service to ECI's 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.
In no case should excavation slopes be greater than the limits specified in local, state and
Federal safety regulations. The fill and loose to medium dense native soils would be
classified as Type C by OSHA. Temporary cuts greater than four feet in height in Type C
soils should be sloped at an inclination of 1.5H:1 V. The dense native soil would be classified
as Type B by OSHA. In Type B soils temporary cuts greater than four feet in height can be
steepened to 1 H:1 V. If slopes of this inclination, or flatter, cannot be constructed, temporary
shoring may be necessary.
Shoring will help protect against slope or excavation collapse, and will provide protection to
workers in the excavation. If temporary shoring is required, ECI will be available to provide
shoring design criteria.
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.
Supplementary recommendations can then be developed, if needed, to improve stability,
including flattening of slopes or installation of surface or subsurface- drains. In any case,
water should not be allowed to flow uncontrolled over the top of slopes.
Permanently exposed slopes should be seeded with an appropriate species of vegetation to
reduce erosion and improve stability of the surficial layer of soil.
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Earth Consultants, Inc.
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Auburn 56, LLC
f, February 26, 2003 E-10470
Revised March 6, 2003 Page 8
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I Site Drainage
If seepage is encountered in foundation or grade beam excavations during construction, 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 interconnect the sump pits by a system of connector trenches.
The appropriate locations of subsurface drains, if needed, should be established during
grading operations by ECI's representative at which time the seepage areas, if present, may
be more clearly defined.
During construction, the site must be graded such that surface water is directed off the site.
Water must not be allowed to stand in areas where buildings, slabs, or pavements are to be
constructed. Loose surfaces should be sealed -at night by compacting the surface to reduce
the potential for moisture infiltration into the soils. Final site grades must allow for drainage
away from the building foundations. The ground should be sloped at a gradient of 3 percent
for a distance of at least ten feet away from the buildings, except in paved areas, which can
be sloped at a gradient of 2 percent.
Footing drains should be installed around the building perimeters, at or just below the invert
of the footing, with a gradient sufficient to initiate flow. A typical detail is provided on Plate
3.
i
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.
I
j Utility Support and Backfill
Based on the soil conditions encountered, the soils expected to be exposed by utility
i excavations should provide adequate support for utilities. Utility trench backfill is a primary
concern in reducing the potential for settlement along utility alignments, particularly in
j, pavement areas. It. is important that each section of utility line be adequately supported in
the bedding material. The material should be hand. tamped to ensure support is -provided
around the pipe haunches. Fill should be carefully placed and hand tamped to about twelve
M (12) inches above the crown of the pipe before heavy compaction equipment is brought into
N
Earth Consultants, Inc.
i Auburn 56, LLC
February 26, 2003 E-10470
Revised March 6, 2003 Page 9
1
use. The remainder of the trench backfill should be placed in lifts having a-loose thickness of
less than twelve ('12) inches.
Pavement Areas.
The adequacy of site pavements is related in part to the condition of the underlying subgrade.
To provide a properly prepared subgrade for pavements, the subgrade should be treated and
prepared as described in the Site Preparation section of this report. This means at least the
top four feet of the subgrade should be compacted to 95 percent of the maximum dry
density (per ASTM D-698). It is possible that some localized areas of soft, wet or unstable
subgrade may still exist after this process. Therefore, a greater thickness of structural fill or
crushed rock may be needed to stabilize these localized areas.
! The following pavement section for lightly-loaded areas can be used (interior access streets):
• Two inches of asphalt concrete (AC) over four inches of crushed rock base (CRB)
material, or
f
• Two inches of AC over three inches of asphalt treated base (ATB) material.
! Heavier truck-traffic areas will require thicker sections depending upon site usage, pavement
life and site traffic. ECI will be pleased to assist in developing appropriate pavement sections
for heavy traffic zones, if needed.
Pavement materials should conform to WSDOT specifications.. The use of a Class B asphalt
mix is suggested.
r LIMITATIONS
j ECI's recommendations and conclusions are based on our observations on site, our review of
the referenced study, the design information provided us, and our experience and engineering
i judgement. 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.
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Earth Consultants, Inc.
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Auburn 56, LLC
February 26, 2003 E-10470
Revised March 6, 2003 Page 10
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Additional Services
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ECI should also be retained to provide geotechnical services during construction. This is to
f 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. ECI do not accept responsibility for the performance of the
! foundation or earthwork unless we are retained to review the construction drawings and
f specifications, and to provide construction observation and testing services.
I ECI appreciates this opportunity to be of service to you. If you have any questions, or if we
can be of further assistance, please call.
Respectfully submitted,
EARTH CONSULTANTS, INC.
l W
~nIVAL 36103
E) ES 02-09-o
Kristina M. Weller, P.E.
Project Manager
KMW/csm
f Attachments: Plate 1 Slope Fill Placement
Plate 2 Typical Rockery Detail, Native Cut
I Plate 3 Typical Footing Subdrain Detail
cc: Peterson Consulting Engineers
Attention: Mr. Jon Nelson
T. E. Briggs
Attention: Mr. Tracy Briggs
Earth Consultants, Inc.
1
SCHEMATIC ONLY - NOT TO SCALE
j NOT A CONSTRUCTION DRAWING
l:
Ills
FINAL SLOPE GRADIENT H'"flt Ill
:c:• >:~r 11 mill
ISEE TEXTlH c; `•'-;_:.:r=t'^ -
r `IF77' EXISTING
A NI
GRADE
1% IRS
11~~ 11 TYPICAL "BENCH"
-It MINIMUM 4 FEET
WIDTH
1111(11 KEY'
III fit=) I
EXISTING ' III
t
GRADE
'LEGEND
Free draining, organic free, granular material with a maximum
size of 3 inches, containing no more than S. percent fines )slit
and clay size particles passing the No. 200 mesh sieve) or
other material approved by, geotechnlcat engineer.
Key way fill is some as structural fill described above. Key way
should be minimum 2 feet deep and 6 feet wide, extending
the full length of the slope face.
Approximate original ground line.
i
NOTES: .
• Slope should be stripped of topsoil and unsuitable materials prior
to excavating key way or benches.
0 Benches will typically be 'equal to a dozer blade width, approximately
8 feet, but a minimum of 4 feet.
• Final slope gradient should be 2 . 1 I Horizontal: Vertical 1.
• Final slope face should be densified by over building with compacted
fill and trimming back to shape or by compaction with dozer or roller.
` • Planting or hydroseedirig slope face with a rapid growth deep rooted
f vegetative met will reduce erosion potential of slope area.
! • Use of pegged In place jute matting or geotechnical fabric will help
maintain the seed and mulch in place until the root system has an
f opportunity to germinate.
• Structural fill should be placed in thin loose lifts not exceeding 10
inches in thickness. Each lift should be compacted to no less than
the degree specified In the site preparation and earth work section
of this report. No additional lift should be placed until compaction
! is achieved.
SLOPE FILL PLACEMENT
i Earth Consultants Inc. Kingsley Meadows
I F„g,,,OCM cMbMAS &F,-O ,,,,n„Wsd,ftt~ King County, Washington
I -
Prof. No.10470 Drwft. GLS Date Feb. 2003 Checked KMW Dated 2/26/03 Plate i
l
. r1
i
T N.
A;'':A..lll '
6V
:.4• da.;:.. ;
A It
tv;
H `YII I Ec~u'w~D:s'ItrbrII:4Ywd_i~~b't
j• 3 -~1 B H-
Fig. A. ROCKERY SECTION Fig. B. ROCKERY ELEVATION
!
SCHEMATIC ONLY - NOT TO SCALE
NOT A .CONSTRUCTION DRAWING
NOTES:
Rockery construction is a craft and depends largely on the The long dimension of the rocks should extend back
skill and experience of the builder. towards the cut or fill fence to provide maximum stability.
A rockery Is a protective system which helps retard the Rocks should be placed to avoid continuous joint planes In
weathering and erosion process on an exposed soil face. vertical or lateral directions. Each rock should bear on two
While by its nature (mass, size and shape of the rocks) It or more rocks below it, with good flat-to-flat contact.
will provide some degree of retention, it is not a designed All rockeries over 4 feet in height should be constructed on
or engineered system in the sense a reinforced concrete basis of wall mass, not square footage of face.
retaining wall would be considered designed or engineered.
f The degree of retention achieved Is dependent on the size Approximate Approximate
of the rock used; that is, the mass or weight, and the height Size Weight • lbs. Diameter -
of the wall being constructed. The larger the rock, the more 1 Man 50-200 12-18,
competent the rockery should be. 2 Man 200-700 18.280
Rockeries should be considered maintenance Items that 3 Man 700.2000 2836"
will require periodic inspection and repair. They should be 4 Man 2000-4000 36-48"
located so that they can be reached by a contractor if 5 Man 4000.6000 48-54"
repairs become necessary. 6 Man 6000.8000 54-60"
Maximum inclination of the slopes above and behind Reference: Local quarry weight study using average weights
rockeries should be 2:1 (Horizontal:Vertlcal). of no less than six rocks of each man size conducted in.
Minimum thickness of rock filter layer B=12 inches. January, 1988.
Minimum embedment D=12 Inches undisturbed native soil LEGEND:
or compacted fill placed In accordance with report . o P4#Q a°:4 Drainage materials to consist of clean
recommendations
Maximum rocker height H = 8 feet. r!:~.ko a. 4a.§• angular well-graded quarry spalls, with flinch
rookery ° . maximum size, or other material approved by
Rockeries greater than 8 feet in height to be installed the geotechnical engineer.
under periodic or full time observation of the geotechnical
Surface seal; may consist of impervious soil
engineer. or a fine free-draining granular material.
Unless otherwise specified in writing by the rockery Undisturbed firm Native Soil.
"designer;' all rocks placed in the lower two-thirds of the It1=.1 l~
wall should be 5 to 6 man rock, 4000 lbs. or larger. Rocks ttt Drain pipe; 4-inch minimum diameter,
placed above this level should gradually decrease in perforated or slotted rigid plastic ADS pipe
size with Increasing wall height using 3 to 5 man rock, O laid with a positive gradient to discharge
700 to 6000 lbs, under control well away from the wall.
Earth Consultants Inc. TYPICAL ROCKERY DETAIL
! •F'" NATIVE CUT, ANY HEIGHT OVER 4 FT.
Prol. No. 10470 lDrwn. GLS DateFeb.2003 Checked KMW Data 2/26/03 Plate 2
r
f
p I
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eye;:
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6 Inch min. T. ;.:r
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• • O
' ' . • 18 inch min.
41nch min.
Diameter ;r.;,;:,; e • • .o ° °
0 40
Perforated Pipe : ; • ° . e ° ° . ' O
Wrapped In Drainage • e . o.' ° 4 0 ° o o b° o e o
Fabric °
2 Inch min.
2 Inch min. / 4 Inch max. 12 Inch
min.
i
' SCHEMATIC ONLY - NOT TO SCALE=
NOT A CONSTRUCTION DRAWING
I'
LEGEND
Surface seal; native soil or other low permeability material.
Fine aggregate for Portland Cement Concrete; Section 9-03.1(2) of the
e WSDOT Specifications.
O Drain pipe; perforated or slotted rigid PVC 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. Wrap with Mirafi 140 Filter Fabric or equivalent.
TYPICAL FOOTING SUBDRAIN DETAIL
Earth ConSUltEMtS Inc 'Kingsley Meadows
ca`°a"+ W&%p emae~ &FA% raxMalSdMkts King County, Washington
Pro]. No. 10470 Drwn. GLS Date Feb. 2003 Checked KMW Date 2/26/03 Plate 3
I ( . ZZ I Z6o l
GEOTECHNICAL ENGINEERING STUDY
Proposed Kingsley Meadows
56 - Lot Short Plat
122nd Place Southeast
King County, Washington
I
This report presents the findings and recommendations of our geotechnical engineering study for
the site of the proposed residential subplat to be developed at 122nd Place Southeast in. King
County, Washington.
We were provided with a general site plan and topographical map. Baseline Engineering, Inc.
i developed this plan, which is dated December 14, 2000. Based on this plan, and conversations
with Baseline Engineering and the current landowner, we understand that the site will be
subdivided into 56 separate residential lots. Individual lot sizes will vary from approximately 4,850
to 10,794 square feet. The project will include the demolition and removal of the existing single- j
family residence and its buildings located on the northern portion of the property.
I
The development will include the creation and/or extension of three roads, 122nd Place Southeast,
Southeast 307th Place, and Southeast 308th Place. Southeast 308th Place will provide site access
j from 124th Avenue Southeast. One-Hundred Twenty-Second Place Southeast will continue to
provide access from 304th Street, however, the new portion of the street will be shifted to the east.
Southeast 307th Place will end in a cul-de-sac on the property.
The proposed development will create and utilize two storm drainage retention ponds on the site.
The ponds will be located in the southeast and southwestern corners of the development. The size
of the ponds will be approximately 5,600 and 17,000 square feet respectively. These ponds will
drain water into the storm sewer system.
The- information provided to us did not include a grading plan. We anticipate that extensive
j regrading will be done for the development because of the varying topography of the site. We also
anticipate that extensive trenching will be done to facilitate utility installation.
A type-3 wetland tract is identified along the southern property line. A portion of the Wetland will be
mitigated to make room for Southeast 308th Place. The 25-foot wetland buffers are identified by
I the plan.
SITE CONDITIONS
i SURFACE
The Vicinity Map, Plate 1, illustrates the general location of the site, southwest of the intersection of
Southeast 304th street and 124th Avenue Southeast. T he irregularly shaped lot is approximately
13.6 acres in 'size. The southern portion of the property extends to the east providing
approximately 165 feet of frontage along 124th Avenue Southeast. Drive access to the site is
provided by 122nd Place Southeast which dead ends within property. 1hg afinder of"the----7 7_
property is bordered by residential properties.
1 " GEOTECH CONSULTANTS. INC.
I
Baseline Engineering, Inc. JN 01309
1 October 22, 2001 Page 2
Currently, the northern portion of the site is developed with a single-family residence and barn.
These buildings appear to be constructed on conventional foundations without basements, and are ;
located at the end of 122nd Place Southeast. The remainder of the site is undeveloped and
covered with large trees and dense vegetation. Undeveloped access trails provide vehicle access
to the corners of the site.
. The topography of the site varies greatly from flat to steeply sloping. The northern, developed
portion of the site is relatively flat to gently sloping down to the southeast. This developed portion
of the site is on the northern side of a valley that extends from northeast to southwest through the
middle/southern portion of the property. The southern side of the valley slopes upwards to the
southern edge and southeastern portion of the property. The sides of the valley are moderately
steep, with grades mostly ranging from 20 to 30 percent. However, the steepest grade of the valley
walls is slightly under 40 percent at a location just south of the existing residence. The height of
the valley walls is about 25 to 35 feet. We did not observe indications of instability on these slopes.
j A wetland exists along the southern property line, however, no surface water was observed in this
area during our site visit. A portion of this wetland will be mitigated as.proposed by the plans.
l -
SUBSURFACE
The subsurface conditions were explored by excavating 12 test pits at the approximate locations
shown on the Site Exploration Plan, Plate 2. Our exploration program was based on the proposed
construction, anticipated subsurface conditions and those encountered during exploration, and the
i scope of work outlined in our proposal.
j =
The test pits were excavated on September 13, 2001 with a rubber-tired backhoe. A geotechnical
engineer from our staff observed the excavation process, logged the test pits, and obtained
representative samples of the soil encountered. "Grab" samples of selected subsurface soil were
collected from the backhoe bucket. The Test Pit Logs are attached to this report as Plates 3
I through 8.
I
Soil Conditions
The test pits generally encountered up to 3 feet of native topsoil overlying weathered,
gravelly, silty sand that was loose to medium-dense. The soil became dense to very dense-
and glacially consolidated approximately 2.5 to- 7 feet below -grade. These soils are
commonly referred to as glacial till in the Puget Sound area. This soil was typically
observed to the maximum depth explored of 9 feet with the hereafter noted exceptions.
t The glacial till was observed to be sandier than typical glacial till found in the Puget Sound
area. In addition, the deeper silty sand soil excavated in Test Pits 6, 7, and 10 was dense
to very dense, but was not cemented. The soil encountered in Test Pit 1 encountered
slightly silty, gravelly sand approximately 2.5 feet below to the maximum explored depth of 5
feet.
4 00-16S feet of fill soil overlying the native soils was observed in Test Pits 4, 5, 9 and 121
+ The fill soils are very organic, however, they varied in composition, location, and depth.
f
GEOTECH CONSULTANTS. INC.
I
Baseline Engineering, Inc. JN 01309
October 22, 2001 Page 3
Groundwater Conditions
No groundwater seepage was observed during our excavations. However, the test pits
were left- open for only a short time period. Therefore, the lack of seepage levels on the
logs may not represent the lack of transient water seepage or the lack of a static
groundwater level. It should be noted that groundwater levels vary seasonally with rainfall
and other factors. We anticipate that groundwater could be found in more permeable
pockets within the dense, silty sand and between the near-surface weathered soil and the
underlying denser soil.
The final logs represent our interpretations of the field logs and laboratory tests. The stratification
lines on the logs represent the approximate boundaries between soil types at the exploration
j locations. The actual transition between soil types may be gradual, and subsurface conditions can
vary between exploration locations. The logs provide specific subsurface information only at the
1 locations tested. The relative densities and moisture descriptions indicated on the test pit logs are
4 interpretive descriptions based on the conditions observed during excavation.
I The compaction of backfill was hot in the scope of our services. Loose soil will therefore be found
in the area of the test pits. If this presents a problem, the backfill will need to be removed and
replaced with structural till during construction.
CONCLUSIONS AND RECOMMENDATIONS
GENERAL
THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A
I GENERAL OVERVIEW ONLY. MORE SPECIFIC RECOMMENDATIONS AND CONCLUSIONS ARE
CONTAINED IN THE REMAINDER OF THIS REPORT. ANY PARTY RELYING ON THIS REPORT SHOULD
READ THE ENTIRE DOCUMENT.
j The test pits conducted for this study generally encountered shallow depths fill and topsoil overlying
loose, weathered glacial till. The silty sand and glacial till become dense to very dense
r approximately 2 to 7 feet below grade. Based on this information, it is our opinion that the
residential development is possible. The single-family residences can be constructed on
conventional foundations bearing on the dense to very dense soils, or on structural fill placed above
the competent soils. In the test pit locations, the depth of excavation to reach competent soil is
j approximately 2 to 7 feet. However, the test pits also encountered pockets of fill soil in various
locations. The fill soil was apparently placed randomly. However, it appears that a significant
amount of fill was placed on the north valley slope just south of the existing residence. We
j recommend that residences proposed in this area be positioned as far back from this slope as
possible to avoid potential deeper fills.
` Test Pits 1,
2, and 6 were excavated in proposed storm water detention and/or infiltration areas on
the site and encountered dense to very dense silty sand soils approximately 2.5 to 6 feet below
grade. Because the dense, silty sand is only slightly pervious, we do not recommend infiltrating
groundwater in these areas. If detention ponds that include earth berms are used for site storm
water, it is important that compacted fills51splaced '5nly 16 dense, native soils in sloping areas.
I GEOTECH CONSULTANTS, INC.
Baseline Engineering, Inc. JN 01309
October 22, 2001 Page 4
j No signs of slope instability on the moderate to steep slopes of the valley sides were observed
during our site visit. We do not anticipate any slope instability on the hillside due to the generally
dense to very dense soils near the ground surface, the moderate inclination of the slopes, and the
{ lack of significant groundwater. Thus, only normal considerations for the slopes is generally
needed, However, as noted earlier, since a considerable amount of old fill may exist south of the
existing residence, we recommend that new residences in that area be located away from the slope
if possible. Otherwise, some deeper excavations to reach bearing soil may be needed.
The development of the site will require the removal of vegetation, topsoil, and the upper organic
weathered soils. These soils will not be suitable for reuse as structural till and should be stockpiled
for use in landscaping and non-structural areas or removed from the property. These soils should
not be used for general grading purposes either due to the unknown location of the individual
residential footprints. Grading with topsoil or highly organic soil in areas of future construction may
result in pockets of loose degradable soil. These soils, if not found during future construction, could
i result in building settlement.
Due to the random pockets of fill soil observed on the development site and lack of a grading plan,
i we would recommend continued soil studies be done for the individual lots as the site development .
progresses. The amount of-fill soil to end up on the individual lots is unknown as well as the
individual design requirements. Additional geotechnical studies could address these unknowns
more specifically with respect to the individual residences.
I
A significant geotechnical consideration for development of this site is the overly moist to wet
condition of the silty soils. Based on our observations, and the results of our laboratory tests, the
l moisture contents of the on-site soils are significantly above the optimum moisture content
necessary for the required structural fill compaction. These fine-grained, silty soils are sensitive to
moisture, which makes them impossible to adequately compact when they have moisture contents
even 2 to 3 percent above their optimum moisture content. The reuse of these soils as structural fill
to level the site will only be successful during hot, dry weather. Aeration of each loose lift of soil will
be required to dry it before the lift is compacted. Alternatively, the soil could be chemically dried by
1 adding lime, kiln dust, or cement, provided this is allowed by responsible building department.
Regardless.of the method of drying, the earthwork process will be slowed dramatically. The
earthwork contractor must be prepared to rework areas that don't achieve proper compaction due
to high moisture content. Utility trench backfill in structural areas, such as pavements, must also
be dried before it can be adequately compacted. Improper compaction of backfill in utility trenches
and around control structures is a common reason for pavement distress and failures. Imported
{ granular fill will be needed wherever it is not possible to dry the on-site soils sufficiently before
compaction.
The erosion control measures needed during the site development will depend heavily on the
1 weather conditions that are encountered. While site clearing will expose a large area of bare soil,
the erosion potential on the site is relatively low due to the gentle slope of the ground. We
anticipate that a silt fence will be needed around the downslope sides of any cleared areas.
Rocked construction access roads should be extended into the site to reduce the amount of mud
carried off the property by trucks and equipment. Wherever possible, these roads should follow the
j alignment of planned pavements. Cut slopes and soil stockpiles should be covered with plastic
during wet weather. Following rough grading, it may be necessary to mulch or hydroseed bare
areas that will not be immediately covered with landscaping or an impervious surface.
1
t GEOTECH CONSULTANTS, INC.
4
*seline Engineering, Inc. JN 01309
October 22, 2001 Page 5'
Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the
recommendations presented in this report are adequately addressed in the design. Such a plan
review would be additional work beyond the current scope of work for this study, and it may include
revisions to our recommendations to accommodate site, development, and geotechnical
constraints that become more evident during the review process.
We recommend including this report, in its entirety, in the project contract documents. This report
should also be provided to any future property owners so they will be aware of our findings and
recommendations.
i
SEISMIC CONSIDERATIONS
The site is located within Seismic Zone 3, as illustrated.on Figure No. 16-2 of the 1997 Uniform
ii Building Code (UBC). In accordance with Table 16-J of the 1997 UBC, the site soil profile within
100 feet of the ground surface is best represented by Soil Profile Type Sc (Very Dense Soil). The
site soils are not susceptible to seismic liquefaction because of their dense nature and the absence
i of near-surface groundwater.
1
CONVENTIONAL FOUNDATIONS
The proposed structure can be supported on conventional continuous and spread footings bearing
on undisturbed, dense to very dense native soil, or on structural fill placed above this competent,
native soil. See -the section entitled GENERAL EARTHWORK AND STRUCTURAL FILL for
recommendations regarding the placement and compaction of structural fill beneath structures.
1 Adequate compaction of structural fill should be verified with frequent density testing during till I
placement. Prior to placing structural fill beneath foundations, the excavation should be observed
by the geotechnical engineer to document that adequate bearing soils have been exposed. We
recommend that continuous and individual spread footings have minimum widths of 12 and 16
inches, respectively. Footings should also be bottomed at least 18 inches below the lowest
adjacent finish ground surface. The local building codes should be reviewed to determine if
different footing widths or embedment depths are required. Footing subgrades must be cleaned of
f loose or disturbed soil prior to pouring concrete. Depending upon site and equipment constraints,
' this may require removing the disturbed soil by hand.
Depending on the final site grades; overexcavation may be required below the footings to expose
competent, native soil. Unless lean concrete is used to fill 'an overexcavated hole, the
overexcavation must be at least as wide at the bottom as the sum of the depth of the
overexcavation and the footing width. For example, an overexcavation extending 2 feet below the
bottom of a 2-foot-wide footing must be at least 4 feet wide at the base of the excavation. If lean
concrete is used, the overexcavation need only extend 6 inches beyond the edges of the footing.
An allowable bearing pressure of 2,000 pounds per square foot (psf) is appropriate for footings
supported on competent, native soil, or on structural fill placed above the competent, native soil. A
one-third increase in these design bearing pressures may be used when considering short-term
1 wind or seismic loads. For the above design criteria, it is anticipated that the total post-construction
settlement of footings founded on competent, native soil, or on structural fill up to 5 feet in
I GEOTECH CONSULTANTS, INC.
I
Baseline Engineering, Inc. JN 41309
October 22, 2001 Page 6
thickness, will be about one-half inch, with differential settlements on the order of one-half inch in a
distance of 50 feet along a continuous footing with a uniform load.
Lateral loads due to wind or seismic forces may be resisted by friction between the foundation and
the bearing soil, or by passive earth pressure acting on the vertical, embedded portions of the
foundation. For the latter condition, the foundation must be either poured directly against relatively
level, undisturbed soil or be surrounded by level -structural- fill. We recommend using the following
ultimate values for the foundation's resistance to lateral loading:
i
Coefficient of Friction 0.50
I
Passive Earth Pressure 350 pcf
Where: (1) pcf is pounds per cubic foot, and (II) passive earth
pressure Is computed using the equivalent fluid density.
If the ground in front of a foundation is loose or sloping, the passive earth pressure given above will
not be.appropriate. We recommend maintaining a safety factor of at least 1.5 for the foundation's
resistance to lateral loading, when using the above ultimate values.
PERMANENT FOUNDATION AND RETAINING WALLS
Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures
imposed by the soil they retain. The following recommended parameters are for walls that restrain
level backfill;
Active Earth Pressure' 35 pcf
Passive Earth Pressure 350 pcf
Coefficient of Friction 0.50
Soil unit Weight 130 pcf
where: (1) pcf is pounds per cubic foot, and (il) active and passive
earth pressures are computed using the equivalent fluid
pressures.
For a restrained wall that cannot deflect at least 0.002 times its
height, a uniform lateral pressure equal to 10 pat times the height
of the wall should be added to the above active equivalent fluid
pressure.
The values given above are to be used to design permanent foundation and retaining walls only.
The passive pressure given is appropriate for the depth of level structural fill placed in front of a
retaining or foundation wail only. The values for friction and passive resistance are ultimate values
and do not include a safety factor. We recommend a safety factor of at least 1.5 for overturning
and sliding, when using the above values to design the wails. Restrained wall soil parameters
GEOTECH CONSULTANTS. INC.
Baseline Engineering, Inc. JN 01309
I October 22, 2001 Page
I should be utilized for a distance of 1.5 times the wall height from corners or bends in the walls.
I This is intended to reduce the amount of cracking that can occur where a wall is restrained by a
corner.
I I
The design values given above do not include the effects of any hydrostatic pressures behind the
walls and assume that no surcharges, such as those caused by slopes, vehicles, or adjacent
{ foundations will be exerted on the walls. If these conditions exist, those pressures should be added
to the above lateral soil pressures. Where sloping backfill is desired behind the walls, we will need
to be given the wall dimensions and the slope of the backfill in order to provide. the appropriate
design earth pressures. The surcharge due to traffic loads behind a wall can typically be accounted
for by adding a uniform pressure equal to 2 feet multiplied by the above active fluid density.
Heavy construction equipment should not be operated behind retaining and foundation walls within
a distance equal to the height of a wall, unless the Kalls are designed for the additional lateral
pressures resulting from the equipment. The wall design criteria assume that the backfill will be
well-compacted in lifts no thicker than 12 inches. The compaction of backfill near the walls should
be accomplished with hand-operated equipment to prevent the walls from being overloaded by the
higher soil forces that occur during compaction.
Retaining Wall Backfill
Backfill placed behind retaining or foundation walls should be coarse, free-draining
structural fill containing no organics. This backfill should contain no more than 5 percent silt
or clay particles and have no gravel greater than 4 inches in diameter. The percentage of
particles passing the No. 4 sieve should be between 25 and 70 percent. For increased
protection, drainage composites should be placed along cut slope faces, and the walls
should be backfilled entirely with free-draining soil.
The purpose of these backfill requirements is to ensure that the design criteria for a
retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the
wail. The top 12 to 18 inches of the backfill should consist of a compacted, relatively
impermeable soil or topsoil, or the surface should be paved. The ground surface must also
slope away from backfilled walls to reduce the potential for surface water to percolate into
i the backfill. The section entitled GENERAL EARTHWORK AND STRUCTURAL FILL
contains recommendations regarding the placement and compaction of structural fill behind
retaining and foundation wails.
j The performance of subsurface drainage systems will degrade over time. Therefore,
waterproofing should be provided where moist conditions or some seepage through the
walls are not acceptable in the future. This typically includes limiting cold-joints and wall
I penetrations, and using bentonite panels or membranes on the outside of the walls.
Applying a thin coat of asphalt emulsion is not considered waterproofing, but will only help
i to prevent moisture, generated from.water vapor or capillary action, from seeping through
the concrete. With any project, adequate ventilation of basement and crawl space areas is
important to prevent a build up of water vapor that may be transmitted through concrete
i walls from the surrounding soil.
I
GEOTECH CONSULTANTS, INC.
Baseline Engineering, Inc. JN 01309
October 22, 2001 Page 8
SLABS-ON-GRADE
The building floors may be constructed as slabs-on-grade atop the medium-dense, or denser soils,
or on structural fill. The subgrade soil must be in a firm, non-yielding condition at the time of slab
construction or underslab fill placement. Any soft areas encountered should be excavated and
replaced with select, imported structural fill.
I
All slabs-on-grade should be underlain by a capillary break or drainage layer consisting of a
minimum 4-inch thickness of coarse, free-draining structural fill with a gradation similar to that
discussed in PERMANENT FOUNDATION AND RETAINING WALLS. As noted by the American
Concrete Institute (ACI) in Section 3.2.3 of the Guides for Concrete Floor and Slab Structures,
proper moisture protection is desirable immediately below any on-grade slab that will be covered by
tile, wood, carpet, impermeable floor coverings, or any moisture-sensitive equipment or products.
ACI also notes that vapor retarders, such as 6-mil visqueen, are typically used. A vapor retarder is
defined' as a material with a permeance of less than 0.3 US perms per square foot (psf) per hour,
as determined by ASTM E 96. It is possible that concrete admixtures may meet this specification,
although the manufacturers of the admixtures should be consulted. However, if no potential for
vapor passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as
defined by ACI, is a product with a water transmission rate of 0.00 perms per square foot per hour
when tested in accordance with ASTM E 96. Reinforced membranes having sealed overlaps can
meet this requirement. Additionally, ACI (Section 4.1.5) recommends that a minimum of 4 inches
of compactible granular fill, such as crushed rock, should be placed over the vapor retarder or
barrier for protection. Sand is not recommended by AC1 for use as the protection layer.
I We recommend proof-rolling slab areas with a heavy truck or a large piece of construction
I equipment prior to slab construction.' Any soft areas encountered during proof-rolling should be
excavated and replaced with select, imported structural fill.
I
EXCAVATIONS AND SLOPES
Excavation slopes should not exceed the limits specified in local, state, and national government
safety regulations. Temporary cuts to a depth of about 4 feet may be attempted vertically in
unsaturated soil, if there are no indications of slope instability. However, vertical cuts should riot be
made near property. boundaries, or existing utilities and structures. Based upon Washington
Administrative Code (WAC) 296, Part N, the soil at the subject site would generally be classified as
Type B. Therefore, temporary cut slopes greater than 4 feet in height cannot be excavated at an
1 inclination steeper than 1:1 (Horizontal:Vertical), extending continuously between the top and the
bottom of a cut.
The above-recommended temporary slope inclination is based on what has been successful at
other sites with similar soil conditions. Temporary cuts are those that will remain unsupported for a
1 relatively short duration to allow for the construction of foundations, retaining walls, or utilities.
r Temporary cut slopes should be protected with plastic sheeting during wet weather. The cut slopes
should also be backflled or retained as soon as possible to reduce the potential for instability.
Please note that loose soil can cave suddenly and without warning. Excavation, foundation, and
i utility contractors should be made especially aware of this potential danger.
1
I
i GEOTECH CONSULTANTS. INC.
r
Baseline Engineering, Inc. JN 01309
October 22, 2001 Page'
( All permanent cuts into native soil should be inclined no steeper than 2:1 (H:V). Fill slopes should
not be constructed with an inclination greater than 2:1 (H:V). To reduce the potential for shallow
sloughing, fill must be compacted to the face of these slopes. This can be accomplished by
overbuilding the compacted fill and then trimming it back to its final inclination. Adequate
compaction of the slope face is important for long-term stability and is necessary to prevent
excessive settlement of patios, slabs, foundations, or other improvements that may be placed near
the edge of the slope. Water should not be allowed to flow uncontrolled over the top of any
temporary or permanent slope. Also, ail permanently exposed slopes should be seeded with an
appropriate species of vegetation to reduce erosion and improve the stability of the surficial layer of
soil.
Any disturbance to the existing slope outside of the building limits may reduce the stability of the
slope. Damage to the existing vegetation and ground should be minimized, and any disturbed
areas should be revegetated as soon as possible. Soil from the excavation should not be placed
on the slope, and this may require the off-site disposal of any surplus soil.
DRAINAGE CONSIDERATIONS
4 Foundation drains should be installed at the base of all footings where the slab or floor is below the
outside grade. Drains should also be placed at.the base of all earth-retaining walls. These drains
! should be surrounded by at least 6 inches of 1-inch-minus, washed rock and then wrapped in non-
woven, geotextile filter fabric (Mirafi 140N, S(Jpac 4NP, or similar material). At its highest point, a
perforated pipe invert should be at least 6 inches below the bottom of a slab floor or the level of a
crawl space, and it should be sloped for drainage. All roof and surface water drains must be kept
separate from the foundation drain system. A typical drain detail is attached to this report as Plate
10. For the best long-term performance, perforated PVC pipe is recommended for all subsurface
drains.
No groundwater was observed during our fieldwork. If seepage is encountered in an excavation, it
should be drained from the site by directing it through drainage ditches, perforated pipe, or French
drains, or by pumping.it from sumps interconnected by shallow connector trenches at the bottom of.
the excavation.
The excavation and site should be graded so that surface water is directed off the site and away
from the tops of slopes. Water should not be allowed to stand in any area where foundations,
slabs, or pavements are to be constructed. Final site grading in areas adjacent to buildings should
slope away at least 2 percent, except where the area is paved. Surface drains should be provided
where necessary to prevent ponding of water behind foundation or retaining walls. Additionally, a
drainage swble should be provided upsiope of the buildings to intercept surface run-off and direct it
into the storm drains. Water from roof, storm water, and foundation drains should not be
discharged onto slopes; it should be tightlined to a suitable outfail located away from any slopes.
PAVEMENT AREAS
The pavement section may be supported on competent, medium-dense native soil or on structural
fill compacted to a 95 percent density. Because the site soils are silty and moisture sensitive, we
J recommend that the pavement subgrade must be in a stable, non-yielding condition at the time of
! GEOTECH CONSULTANTS, INC.
l
I Baseline Engineering, Inc. JN 01309
r October 22, 2001 Page 10
paving. Granular structural fill or geotextile fabric may be needed to stabilize soft, wet, or unstable
areas. To evaluate pavement subgrade strength, we recommend that a proof-roll be completed
with a loaded dump truck immediately before paving. In most, instances where unstable subgrade
conditions are encountered, an additional 12 inches of granular structural fill will stabilize the
subgrade, except for very soft areas where additional fill could be required. The subgrade should
= be evaluated by Geotech Consultants, Inc., after the site is stripped and cut to grade.
Recommendations for the compaction of structural fill beneath pavements are given in the section
entitled GENERAL EARTHWORK AND STRUCTURAL FILL. The performance of site pavements.
is directly related to the strength and stability of the underlying subgrade.
i
i
The pavement for lightly loaded traffic and parking areas should consist of 2 inches of asphalt
concrete (AC) over 4 inches of crushed rock base (CRB) or 3 inches of asphalt-treated base (ATB).
We recommend providing heavily loaded areas with 3 inches of AC over 6 inches of CRB or 4
inches of ATB. Heavily loaded areas are typically main driveways, dumpster sites, or areas with
truck traffic.
i
Water from planter areas and other sources should not be allowed to infiltrate into the pavement
subgrade. The pavement section recommendations and guidelines presented in this report are
1 based on our experience in the area and on what has been successful in similar situations. As with
any pavements, some maintenance and repair of limited areas can be expected as the pavement
r ages. To provide for a design without the need for any repair would be uneconomical.
f
GENERAL EARTHWORK AND STRUCTURAL FILL
i•
All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, and
other deleterious material. It is important that existing foundations be removed before site
development. The stripped or removed materials should not be mixed with any materials to be
used as structural fill,'but they could be used in non-structural areas, such as landscape beds.
Structural fill is defined as any fill, including utility backfill, placed under, or close to, a building,
behind permanent retaining or foundation walls, or in other areas where the underlying soil needs
to support loads. All structural fill should be placed in horizontal lifts. with a moisture content at, or
near; the optimum moisture content. The optimum moisture content is that moisture content that
results in the greatest compacted dry density. The moisture content of fill is very important and
must be closely controlled during the filling and compaction process.
i
The allowable thickness of the fill lift will depend on the material type selected, the compaction
equipment used, and the number of passes made to compact the lift. The loose lift thickness
1 should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not
1 sufficiently compacted, it can be recompacted before another lift is placed. This eliminates the
need to remove the fill to achieve the required compaction. The following table presents
recommended relative compactions for structural fill:
}
y GEOTECH CONSULTANTS. INC.
Baseline Engineering, Inc. JN 0130Q
October 22, 2001
Page 71
1 -
Beneath footings, slabs 95%
j or walkways
Filled slopes and behind 90%
II retaining walls
i 95% for upper 12 inches of_
Beneath pavements subgrade; 90% below that
level
where: Minimum Relative Compactlon is the ratio, expressed In -
percentages, of the compacted dry density to the maximum dry
density, as determined in accordance with ASTM Test
j Designation D 1567-91 (Modified Proctor).
i I
- I
Use of On-Site Soil
If grading activities take place during wet weather, or when the silty, on-site soil is wet, site
preparation costs may be higher because of delays due to rain and the potential need to
import granular fill. The on-site soil is generally silty and therefore moisture sensitive.
1 Grading operations will be difficult during wet weather, or when the moisture content of this
soil exceeds the optimum moisture content.
The moisture content of the silty, on-site soil must be at, or near, the optimum moisture
content, as the soil cannot be consistently compacted to the required density when the
moisture content is significantly greater than optimum. The moisture content of the on-site
soil was generally above the estimated optimum moisture content at the time of our
explorations. The on-site, gravelly, silty sand underlying the topsoil could be used as
( structural fill, if grading operations are conducted during hot, dry weather; when drying the
wetter soil by aeration is possible. During excessively dry weather, however, it may be
necessary to add water to achieve the optimum moisture content.
Moisture-sensitive soil may also be susceptible to excessive softening and-"pumping" from
construction equipment, or even foot traffic, when the moisture content is greater than the
optimum moisture content. It may be beneficial to protect subgrades with a layer of
imported sand or crushed rock to limit disturbance from traffic.
The GENERAL section should be reviewed for considerations related to the reuse of on-site soils.
Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or
clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve
should be measured from that portion of soil passing the three-quarter-inch'sieve.
LIMITATIONS
1
The analyses, conclusions, and recommendations contained in this report are based on site
conditions as they existed at the time of our exploration and assume that the soil and groundwater
conditions encountered in the test pits are representative of subsurface conditions on the site. If
the subsurface conditions encountered during construction are significantly different from those
1 observed in our explorations, we should be advised at once so that we can review these conditions
1 GEOTECH CONSULTANTS, INC.
baseline Engineering, Inc. JN 01309
October 22, 2001 Page 12
I and reconsider our recommendations where necessary. Unanticipated soil conditions are
commonly encountered on construction sites and cannot be fully anticipated by merely taking soil
samples in test pits. Subsurface conditions can also vary between exploration locations. Such
j unexpected conditions frequently require making additional expenditures to attain a properly
constructed project. Due to the random pockets of fill soil observed on the development site and
lack of a grading plan, we would recommend continued soil studies done for the individual lots as
the site development progresses. It is recommended that the owner consider providing a
contingency fund to accommodate such potential extra costs and risks. This is a standard
i recommendation for all projects.
I
This report has been prePtired for the exclusive use of Baseline Engineering, Inc., and its
representatives, for specific application to this project and site. Our recommendations and
j conclusions are based on observed site materials, and selective laboratory testing engineering
analyses. Our conclusions and recommendations are professional opinions derived in accordance
j with current standards of practice within the scope of our services and within budget and time
constraints. No warranty is expressed or implied. The scope of our services does not include
services related to construction safety precautions, and our recommendations are not intended to
1 direct the contractor's methods, techniques, sequences, or procedures, except as specifically
described in our report for consideration in design.
ADDITIONAL SERVICES
In addition to reviewing the final plans, Geotech Consultants, Inc. should be retained to provide
geotechnical consultation, testing, and observation services during construction. This- is to confirm
that subsurface conditions are consistent with those indicated by our exploration, to evaluate
whether earthwork and foundation construction activities comply with the general intent of the
recommendations presented in this report, and to provide suggestions for design changes in the
event subsurface conditions differ from those anticipated prior to the start of construction.
However, our work would not include the supervision or direction of the actual work of the
I contractor and its employees or agents. Also, job and site safety, and dimensional measurements,
will be the responsibility of the contractor.
The scope of our work did not include an environmental assessment, but we can provide this
I
service, if requested.
? The following plates are attached to complete this report:
Plate 1 Vicinity Map
l
Plate 2 Site Exploration Plan
Plates 3 - 8 Test Pit Logs
Plate 9 Grain Size Analysis
Plate 10 Typical Footing Drain
I GEOTECH CONSULTANTS, INC.
Baseline Engineering, Inc. JN 09309
October 22, 2009 Page 13
r
We appreciate the opportunity to be of service on this project. If you have any questions, or if we
may be of further service, please do not hesitate-to contact us.
f Respectfully submitted,
GEOTECH CONSULTANTS, INC.,
Scott E. Stevens
Geotechnical Engineer
OgERT
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D. Robert Ward, P.E.
- Principal
j SESIDRW. alt
1 GEOTECH CoNsULTANTS. INC.
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} ! VICINITY MAP
GEOTECH 122nd Place South East
l CONSULTA I",q INC. King County, Washington
1
Na: Date:
01309 0ct2001 Scale: Scale Plate:
1
f
1 "
i
i
1 1 ,n d
11 TP-9 l7//
TP-72
r
TP-tt 1 \
5 \t l occt~+a w.9.xrs / t7 / ~ - ~ i - j
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SITE EXPLORATION PLAN
uao-a _ GEOTECH 122nd Place South East
p ~rvrquivETEST"Tt'DCDVW CONSULTANTS King County, Washington
' ; fir.,. ►~aws-- w...
X,V'GoQ~`~~0 JSCy Description
1
Topsoill Topsoil
SM Brown, gravelly silty SAND wl organics very moist, loose
SP Brown/Gray slightly silty gravelly SAND, medium to coarse-grained,
sM f moist, very dense
5
Test Pit was terminated at 5 feet on September 13, 2001. "
* No groundwater seepage was observed during excavation.
* No caving was observed during excavation.
10
i
115
I
e, 01;{ TEST PIT 2
9 CP Ra Description
Topsoil Topsoil
Brown, gravelly silty SAND, fine-to medium-grained, moist, medium-
sM : dense (Weathered Glacial Till)
5 Becomes gray, dense to very dense (Glacial Till)
* Test Pit was terminated at 6 feet on September 13, 2001.
No groundwater seepage was observed during excavation.
j * No caving was observed during excavation.
++`f 0
1
ii 5
TEST PIT LOG
GEOTECH 122nd Place Southeast
CONSULTANTS, INC. Kin Count Washington
Job No. Date: Logged by: Plate:
01309 Sep12001 SES 3
I
9 41c"e 111~(e OS Description
TOpSOil Topsoil
Brown,gravelly silty, SAND, fine to medium-grained, moist, medium-
'f; ' dense (Weathered Glacial Till
sM : Becomes gray, dense to very dense (Glacial Till)
Becomes sandy, dense
' 10 * Test Pit was terminated at 8 feet on September 13, 2001.
" No groundwater seepage was observed during excavation.
* No caving was observed during excavation.
15
f
i
e h TEST PIT 4
.31, 4e NP40; cep
CIO" Description
FILL Brown, gravelly silty, sand with old organics, loose to medium-dense Becomes black/brown (FILL)
Brown,gravelly silty, SAND, fine to medium-grained with large rocks, moist,
5 medium-dense to dense (Weathered Glacial Till)
i { sM
Becomes dense to very dense (Glacial Till)
* Test Pit was terminated at 8 feet on September 13, 2001.
10 * No groundwater seepage was observed during excavation.
* No caving was observed during excavation.
,y
I~
f
TEST PIT LOG
GEOTECH 122nd Place Southeast
CONSULTANTS, INC. King County, Washington
Job No: Date: Logged by; Plate: 4
01309 Sept. 2001 • sEs
l
Description
Light brown gravelly silty sand, fine to medium grained, damp, loose (FILL)
FILL
I 1 Ashpalt pieces
-I: Brown,gravelly silty, SAND with high amount of organics, fine to me ium-
i U.~.~.I, grained, loose
I SM Becomes medium-dense with less organics (Weathered Glacial Till)
Becomes gray dense (Glacial Till)
I ; 10 * Test Pit was terminated at 9 feet on September 13, 2001.
* No groundwater seepage was observed during excavation.
` * No caving was observed during excavation.
15
TEST PIT 6
G5
1 4 FFr ~°ro ~P Description
i
Topsoil Topsoil
Gray with Brown motteling silty SAND, fine- to medium-grained, moist, loose
5 Becomes medium-dense
SM
l Becomes gray, gravelly, dense
1 'li :hI
i
* Test Pit was terminated at 8 feet on September 13, 2001.
10 * No groundwater seepage was observed during excavation.
1 I No caving was observed during excavation.
~15
' TEST PIT LOG
GEOTECH 122nd Place Southeast
CONSULTAN'T'S, INC.
~ King County, Washington
f Job No: Date: Logged by: Plate:
^r - - 01309 Sept 2041 SES 5
I.
CGS - - - -
9 CP 4 Description
o soil To soil
ML Gray sandy SILT, slightly plastic, very moist, loose
i
Gray silty SAND, fine- to medium-grained, very moist, medium-dense
15 'SM' ; Becomes gravelly dense
10 Test Pit was terminated at 9 feet on September 13, 2001.
No groundwater seepage was observed during excavation.
" No caving was observed during excavation.
TEST PIT 8
9 CP z Description
opsoii Topsoil
j ; ; ; Brown gravelly silty SAND, fine- to medium-grained, damp, medium-dense
sM : (Weathered Glacial Till)
Becomes gray, silty (silty Glacial Till)
f5
Test Pit was terminated at 6 feet on September 13, 2001.
j R No groundwater seepage was observed during excavation.
1 " No caving was observed during excavation.
10
i
i
I
TEST PIT LOG
GEOTECH 122nd Place Southeast
CONSULTANTS, INC. King County, Washington
_ Job No: Date: Logged by. Plate.
01309 Sep1.2001 SES 6
LL_ 1
q G° Description
FILL Brown silty sand with organics, rotting wood debris, moist, loose (FILL)
o soil Topsoil
Brown gravelly silty SAND, fine- to medium-grained, moist, medium-dense
5 SM :1 (Weathered Glacial Till)
1
M1 Becomes sandy, gray, dense (Glacial Till)
* Test Pit was terminated at 7 feet on September 13, 2001.
* No groundwater seepage was observed during excavation.
10 * No caving was observed during excavation.
i
.116
I
TEST PIT 10
~Qti*r~ o~~e~~a~rotiQ
9 CP ~a ' Description
0 oil Topsoil
Reddish brown, silty SAND w/ organics,moist, loose
Becomes gravelly without organics, dense
~S
* Test Pit was terminated at 6 feet on September 13, 2001.
i * No groundwater seepage was observed during excavation:
10 * No caving was observed during excavation.
~S
1
TEST PIT LOG
GEOTECH 122nd Place Southeast
CONSULTANTS, INC. King County, Washington
i Job No: Date: Logged by: Plate.
01309 Sept. 2001 SES 7
I -
C o tie ~d cc d
i 9z4 ~p ~5 Description
Brown gravellysilty SAND with organics, fine- to medium-grained, moist,
rj:, il To soil
medium-dense (Weathered Glacial Till)
No organics
; ; ; becomes gray, dense (Glacial Till)
* Test Pit was terminated at 7 feet on September 13, 2001.
* No groundwater seepage was observed during excavation.
110 No caving was observed during excavation.
X15
4 -
e TEST PIT 12
~4kv. 4"d0
9 Description
FILL Brown silty sand, damp, loose (FILL)
Topsoil Topsoil
Brown graveliysiity SAND, fine- to medium-grained, moist, medium-dense
(Weathered Glacial Till)
~5 sM:
Becomes gray, dense (Glacial Till)
Becomes sand
* Test Pit was terminated at 7 feet on September 13, 2001.
* No groundwater seepage was.observed during excavation.
10 * No caving was observed during excavation.
~3
TEST PIT LOG
GEOTECH 122nd Place Southeast
CONSULTANTS, INC. King County, Washington
I
JDafe: Logged by: Plate:
09 Sept. 2001 SES $
I -
l
SIEVE ANALYSIS HYDROMETER ANALYSIS
SIZE OF OPENING IN INCHES NUMBER OF MESH PER INCH US $TO GRAIN SIZE IN MILLIMEYEAS
` N n a W N N a m 0 m O O o O O S O O a w N -0 O S O
'00 m m A W N
90
IO
r) BO
O zo
l
O ~ 70
30 m
m ~
40 0
1 ° ?I n
FFWWYI
m 30 rn
eo m
m to
-c,0 „t
~ so ~
m m
= 30 S
~J D
20 BO
I
R? G7
0 9•' ~1
to 90
°
G VJ O 00 0 0 O O O ,O m Oi A W N - m T + W N - m p 0 O W N O O 8 8 O O O o/00
1 m ~ Q p
r o
V O O °W O o
co
V_ i;l N m ~ N
M GRAIN SIZE IN MILLIMETERS
Z. [COBBLES COARSE GRAVEL FINE COARSE MEDIUM' FINE FINES
m SAND
3- BORING/
TEST PIT DEPTH SAMPLE MOISTURE KEY SYMBOL SOIL CLASSIFICATION
`rp- I S / IS, s°!~ e SP 51.41.x, <•11-, 61:tNQ~ SA "1 V
n- 3 . 8 ` / y, o d► S w Grcwc ill 5 • I SA RD
lP-6 a 1 a• 1 % O S,-, G,o..,cll,~ S. fi Sitl-VO Jai 'e toc;c Co idv+
li • . .
~I
Slope backfill away from
j foundation. Provide surface
drains where necessary.
I
j Tightline Roof Drain
(Do not connect to footing drain)
Backfill'
See text for
requirements)
Vapor Retarder
Nonwoven Geotextile or Barrier
Filter Fabric «os.;
SLAB
•v.•oDe•0.~.00°.p.~.01.e.o.e.ODe.o'~•~Do.
I ~ .
0 °(1 ° - j, f? 3 sk• < i- i~--- o •0.~;° •e ..'°;.'b.~.b b.~:b ti.r:b .
e eQe e e >iiiEi''yi3;ie; i:-;a:i,•::., :-x:<::...:: .i• II r"y- IIIF
n n n 'i'' ca%;o-:,..•:..-..:.<.:, s:;::::;•.:i::i;3s;aatt::~i ;z>
v-ono :::L!Sd`;ti;s::'>;i`~.;•_.c:., ;:.r.„.;.,y<..yy.,:...,.- r,.irrrr. Vii,.:.:::: ~:n.._. '
° i ~ll~ll l I
6" min. °0 °e_
e_°
Free-Draining Gravel
' 4" Perforated Hard PVC Pipe (if appropriate)
(Invert at least S inches below
I slab or crawl space. Slope to
drain to appropriate outfall.
t~ Place holes downward.)
iI
I NOTES.
(1) In crawl spaces, provide an outlet drain to prevent buildup of water that
bypasses the perimeter footing drains.
(2) Refer to report text for additional drainage and waterproofing considerations.
' FOOTING DRAIN DETAIL
GEOTECH 122nd Place.South East
CONSULTANTS, INC. King County, Washington
! Job No: Date. Scale: Plate:
01309 Oct 2001 Not to Scale 10
I 13256 Northeast 20th Street, Suite 16
Bellevue, Washington 98005
E O T E C H (425) 747-5618 FAX(425)747-8561
ONST LTANTS, IN
January 29, 2002
JN 01309
i
Kingsley Meadows LLC
1 5446 Hyada Boulevard NE
Tacoma, Washington 98442
Attention: Robert Howe via facsimile: (253) 568-2330
Subject: Revlew of Recent Plans
Proposed Kingsley Meadows Subdivision
122nd Place Southeast
King County, Washington
Dear Mr. Howe:
We had previously prepared a geotechnical engineering study regarding this project dated October
22, 2001. At that time, the plans for the project were somewhat preliminary and the stormwater
system was not yet determined. We recently received an updated "preliminary plat" of the project
that provided topography and grading information. The "preliminary plat" information (Sheet.I of 2),
was prepared by Baseline Engineering, Inc. and dated December 14, 2000 (we assume the date
was supposed to be 2001). The new information indicates that the layout of the subdivision has
changed from the original plans, but in general they have not affected the recommendations and
conclusions presented in our study in our opinion. However, the design of the stormwater detention
pond (Tract E) has been substantially updated since the time of our study. This letter provides
comments regarding the new plan for Tract E, as well- as provides other recommendations
regarding stormwater drainage on the site.
The current plan for the stormwater detention at Tract E is for an open pond that is just under one
acre in size. It will be located at the southwestern corner of the site. This location is mostly in the
western end of a wide Swale that extends from the east on the property: The bottom elevation of
the pond will be 398 feet, andmthe sides of the pond will be either vertical retaining walls or 3:1 (H:V)
slopes. The lower portion of the existing swale will be filled as much as 10 feet to raise the existing
grade up to, the proposed pond bottom, while cuts as much as 16 feet are proposed on the north
and south sides where the pond will be set into the existing slopes above the Swale. In addition, fill
soils are proposed on the downslope 2:1 (H:V) slope at the side of the western retaining wall of the
I pond.
As noted above, significant amount of fill soils are proposed below the pond and for the slope
outside the western retaining wall. It is very important that, since these soils will be placed on or
used to form a slope, they not become saturated because they could become destabilized, For this
reason, we recommend that the base of the pond and the side retaining walls be covered with an
impermeable barrier. The base of the pond could be lined with a bentonite/soil mixture, or be
f covered with a man-made geomembrane. Because of the large size of the pond base, it may be
more economical to use the bentonite mixture. The impermeable layer against the retaining walls
could be similar to heavy waterproofing materials used for basement walls, such as a bentonite
product. The waterproofing on the wails could go directly on the outside of the walls.
As we noted in our study, the majority of the te encountered the
Theedewas nse silty
soils arse nearly
very dense within about 3 to 4 feet below the ground
GEOTECH CONSULTANTS, WC.
JN 01309
Kingsley Meadows, LLC Page 2
January29, 2002
impermeable. Because of the nature and density of this the site soils, we do not believe that the
stormwater system for this project should include infiltration. We understand that the stormwater
system does not include infiltration at this time; we agree with this methodology.
If you have any questions, or if we may be of further service, please do not hesitate to contact us.
I -
Respectfully submitted,
OEOTECH CONSULTANTS, INC.
UT
l .
~'MAL
D. Robert Wa d, P.E.
I
Principal
DRW: esm
i
I - -
i
i
GEOTECH CONSULTANTS. INC.
1993 AASHTO Pavement Design
DARWin Pavement Design and Analysis System
A Proprietary AAS14TOWare
Computer Software Product
Earth Consultable, Inc.
1805 -136th Place Northeast, Suite 201
Bellevue, Washington
USA
Flexible Structural Design. Module
124th Avenue Southeast
Flexible Structural Design
18-kip ESALs Over Initial Performance Period 3,667,034
Initial Ser imbUlty 4.2
Terminal Serviceability 2.5
Reliability Level 90%
Overall Standatd Deviation OAS
Roadbed Soil Resilient MWus 18,562 psi
Stege Construction l
i
Calcutated Design Structural Number 3.04 in
Effective Roadbed Soil Resilient Modulus
.R.oadbea
ttesilicrn
eri Desc ' 'on dole si
! su►nmer 25,000
2 felt 25,000
3 winter 18,000
4 spring 14,000
Calculated Effective Modulus 18,562 psi
Simple ESAL Calculation
Perfo mance Period (years) 20
l Two-Way Traffic (ADT)l 13,000
Nuutber of Lanes In Dosiga Direction 1
Percent of.A.11 Trucks-in benign Lane 100%
Percent T mcka In Design Direction 30 % .
li Percent Heavy Trucks (of ADT) FHWA. Class 5 or Greater 2%
Average Initial. Truck Factor MSAL&Aruck) 2.4
Annul 'Crock Factor Growth Rate 2%
` Annual Trunk Volume Growth Rate 3.5%
1 Growth Simple
Total Calculated CumaulWw ESALs 3,667,054
` Page 1
V -
1
i i
Specified Layer Design
Strvct Drain
coot Coet Thickness Width Calculated
riat. esCrii+tion LAD in
1 asphalt emicrale 0.42 1.05 4 1.76
2 CSTC 0.14 ! 2 .
3 CSIte 0.
0.14 i 715 l.03
OS
Total - 13.50 - 3.09
Layered Thickness Design
nicknosq precision Actltal
i
Strvi Drain Spec Min Elastic Calcultued
j Coef. Coef. Thickness Thickness Modulus Width Thicknoss Calculated
Layer Material 1?esc n n fAU aail OKIA) Q" (w L.1 m SN Can)
1 Asphalt-Concrete 0.42 ' 1.05 4 400,000 - 4.00 1.76
2 ATB 0.3 1 - 5 250,000 - 5.00. 1.50
Total - -
• 9.00 3.?b
I
i
I
1
I
i
1
f
i
Page 2
Exhibit 9, Number of Pages 31
a CITY OF
-W -Ir Peter B. Lewis, Mayor
U RN
WASHINGTON 25 West Main Street * Auburn WA 98001-4998 * www.ouburnwa.gov * 253-931-3000
March 8, 2010
James Tolas
dba Dulcinea Development
3618 Lakeridge Drive E.
Sumner, WA 98390
Hans Korve
dba DMP Inc.
726 Auburn Way N.
Auburn, WA 98001
Re: Tolas / Dulcinea Preliminary Plat- 1st Correction Letter, APN# 0921059090
Plat Application PLT10-0001
Gentlemen:
The City of Auburn received the Preliminary Plat and supporting documents on February 12, 2010.
At this time, the application is determined complete as of the submittal date. The 120-day time
clock has begun for the project. Please be aware that if additional information is requested the
review clock will stop until the requested information is received by the city.
The application is under review concurrently by the City's Public Works Department and Planning
and Development Department. Each department has completed its review and has the following
comments:
Public Works Department
General
1. Water and sewer paybacks are assessed for this property. Fees will be due at first
connection to utilities
Survey Division
1. Title report from Pacific Northwest Title, Order Number 1108268 dated January 22, 2010 is
within the 30-day window of the application date 2/8/2010. Future review will require an
updated title report.
2. Map Page 1 of 4:
ACC 17.10.020(D) (1) (e) stipulates an approval block for the City Council approval and
signature by the Director of Planning & Community Development Department. This is
needed on the plat.
Please refer to red-lined markup of the short plat drawing attached to this letter. Contact Robert
Burton at (253) 804-5066 or rburton@auburnwa.govwith any questions regarding these
comments.
Utilities - Water Division
1. There is an 8 inch water main south of the Applicant's parcel from which 4 duplex water
services were-constructed under an earlier project. The location of the duplex services does
AUBURN* MORE THAN YOU IMAGINED
James Tolas and Hans Korve - PLT10-0001 a
March 8, 2010
Page 2 of 4
not align well with the proposed lot layout.
2. The Applicant proposes to provide service to Lots 1 and 4 by installing the private service
line back of the meter within the ROW to reach the two parcels. The Applicant shall either a)
install new water service connections to serve Lots 1 and 4 or b) install the private service
lines outside of the ROW and across the adjacent parcels, and obtain access agreements
across Lots 2 and 3.
3. The meter for Lot 5 is located in the driveway approach. Per City Design Standard
7.01.2.1.D, residential sites should have water meters placed in landscape strips within the
right of way. If no unpaved areas exist in the right-of-way, water meters may be placed
outside the right-of-way In unpaved areas within a public water utility easement.
4. The Applicant's parcel is located within the critical area known as Ground Water Protection
Zone 4. The Applicant shall implement best management practices for water resource
protection per ACC 16.10.120(E)2.
5. Design of any water service improvements shall meet the requirements of City Design
Standards Chapter 7 - Water Facilities.
Please contact Cynthia Lamothe, Water Utility Engineer, (253) 804-5061 or
clamothe@auburnwa.gov for questions related to Water comments.
Utilities - Sewer Division
1. The applicant has proposed sewer main extension onto the proposed property. That
extension of the public system is not necessary, and it is preferable to have the individual
lots connected to the sewer system via individual side sewers connected to the sewer main
in 307th Street SE. The sewer easement would, therefore, be unnecessary.
2. FYI to applicant: As-built drawings show the end of the 8" stub being 7.2' deep (7' shallower
than is shown on these plans).
Please contact Bob Elwell, Sewer Utility Engineer, (253) 931-4008 or relwell@auburnwa.gov
for questions related to Sewer comments.
Utilities - Drainage Division
No comment
Traffic Division
1. Provide sight distance triangles at all site driveways.
2. Provide a typical roadway section showing in cross section the location of pavement,
sidewalk, landscape strip, trees streetlights.
3. Note on plans that no vehicular access will be granted by the City of Auburn to 124th Ave.
SE via Tract A.
4. An existing cherry tree is shown in the middle of the driveway of proposed lot 1, please
address that issue by noting that tree will be relocated or that the driveway will be relocated.
5. A water meter is shown in the middle of driveway for Lot 5, please address that issue by
noting that meter will be relocated (or strengthened) or that the driveway will be relocated.
James Tolas and Hans Korve - PLT10-0001
March 8, 2010
Page 3 of 4
6. Submittal checklist (provided with application)
- Item I - the note that "no traffic impacts are expected" is not correct. No traffic study is
required as a result of the low expected traffic impacts from the development but it
should be noted that traffic impact fees will be required by the City at time of building
permit for each residence.
- Item J - The surrounding existing street system (124th Ave SE a minor arterial and SE
304th a minor arterial) to this proposed plat does not provide a continuous sidewalk
connection to Rainier Middle School, or the nearest elementary schools: Lea Hill or
Hazelwood. As a result, the applicant's response to Item J does not constitute an
adequate school access analysis as required. It implies that safe walking conditions exist
to connect the plat to surrounding schools and they may indeed not. The applicant shall
complete a thorough school access analysis which includes participationwith and written
response from the Auburn School District indicating whether students for this plat will '
likely be bused or required to walk to elementary, middle and high school. if they are
required to walk to school, the school district should indicate to the applicant in writing
whether those walking routes are considered safe walking routes to school. That
documentation shall be provided to the city.
Please contact Joe Welsh, Transportation Planner, at (253) 804-5050 or
jwelsh@auburn.wa.gov for questions related to Traffic comments.
Critical Areas Review
1. On the Master Land Use application concurrent application sheet "Shoreline Exempt" is
marked. No shoreline exemption is required since the proposed plat is not in the City's
shoreline jurisdiction.
2. SEPA may be required depending on the amount of grading proposed on the site (500 cubic
yard threshold) and the potential presence of critical areas on-site.
3. City of Auburn critical areas maps indicate an erosion prone critical area on the northwest
portion of the property. This area may constitute a Critical Erosion Hazard Area as defined in
ACC 16.10.020 and 16.10.080.G.1.
Critical erosion hazard areas are lands or areas underlain by soils identified by the U.S.
Department of Agriculture Soil Conservation Service (SCS), now known as the Natural
Resource Conservation Service, as having "severe" or "very severe" erosion hazards. This
includes the following group of soils when they occur on slopes of 15 percent or greater:
Alderwood-Kitsap (AkF), Alderwood gravelly sandy loam (AgD), Kitsap silt loam (KpD),
Everett (EvD), and Indianola (InD).
4. While the submitted Kingsley Meadows geotechnical engineering study is nearby to the
proposed Tolas Preliminary Plat, it does not appear to cover the project area.
5. A critical areas report and appropriate mitigation measures (including development setbacks)
may be required for this proposal. Please consult a qualified geotechnical consultant to
evaluate on-site conditions and complete any associated critical area requirements pursuant
to Chapter 16.10 ACC.
James Tolas and Hans Korve - PLT10-0001
March 8, 2010
Page 4 of 4
Please contact Jennifer Shih, Environmental Planning, (253) 804-5092 orjshih@aubumwa.gov
for questions related to Critical Areas comments.
Planning and Development
1. The purpose of Tract A needs to be stated on the preliminary plat. Please add a_note to the
preliminary plat stating its intended use and who will own.it. Ex. TractA is a future
development tract and is retained by the owner of Tract A, its successors and assigns, for
ownership and maintenance. Tract A will be re-platted or adjusted to...
2. Please remove Tract B from the preliminary plat. While "tracts" are used and designated for
specific purposes, one should not be created to handle encroachments. Please consider
using an "easement agreement" between two parties to handle this situation. Attached is an
example.
3. A public utility easement (P.U.E.) that Is to be reserved and conveyed to Puget Sound
Energy, Telecommunication companies, City of Auburn, and any other private utility
company was not identified on the preliminary plat. Please indicate if this P.U.E. is already
present or else add this easement to the preliminary plat.
Please contact Stuart Wagner, Planner, at 253-804-5031 or swagner@aubumwa.gov with
questions regarding these comments.
Conclusion
Once the City receives the requested information as outlined in this correction letter, review of
this application will continue. Re-submittals must address all items in this correction letter. Re-
submittals are required to be submitted to the Planning and Department, Second Floor, Auburn
City Hall Annex Building. Submitting a letter of clarification regarding the changes will further
expedite the City's review process. Additional corrections may be necessary as a result of
submitting this updated information.
Should you have any questions regarding this letter or outstanding permit issues, please call me
to set up a meeting time so we can discuss these matters. I can be reached at (253) 804-5031
or fax (253) 804-3114 or e-mail swagner@auburnwa.gov. To further assist your needs, the
Auburn City Code can be reviewed in its entirety online at www.aubumwa.gov. Thank you for
your attention to these details.
Sincerely,
hua Wagner, AICP, Planner
Planning & Development Department
Swlr
CORR10-81
Enclosure: Redlines and Easement Agreement Sample
cc: Bob Burton, Joe Welsh, Robert Elwell, Cynthia l.amothe, City of Auburn
i
inc.
dmp, DALLY-MORROW-POBLETE,IN C.
ENGINEERING-PLANNING-SURVEYING
726 Auburn WayNorth
Aubum, WA 98002
May 26, 2010 " admah 4, *4
V Ilk
Stuart Wagner
City of Auburn
25 West Main Street.
Auburn WA. 98001
RE: Tolas / Dulcinea Preliminary Plat-, 1 st Correction Letter, APN# 0921059090
Plat Application - PLT10-0001
Dear Stuart:
We have received your first review letter dated March 8, 2010 and offer the following
responses. We have attached our response below each original comment in BOLD.
Public Works Department
General
1. Water and sewer paybacks are assessed for this property. Fees will be due at
first connection to utilities
Comment Noted
Survey Division
1. Title report from Pacific Northwest Title, Order Number 1108268 dated January
22, 2010 is within the 30-day window of the application date 2!8/2010. Future
review will require an updated title report.
Comment Noted
2. Map Page 1 of 4:
ACC 17.10.020(D) (1) (e) stipulates an approval block for the City Council
approval and signature by the Director-of Planning &-Community Development
Department. This is needed on the plat. Ar>
Comment Noted. Approval Block has been added.
t any ..4O A110
G
1
James Tolas Plat - PLT10-0001
May 25, 2010
Page 2 of 8
Utilities - Water Division
1. There is an 8 inch water main south of the Applicant's parcel from which 4 duplex
water services were constructed under an earlier project. The location of the
duplex services does not align well with the proposed lot layout.
Comment Noted. We will however make use of the existing facilities and
cap the un-used connections. Minor relocation may be required.
2. The Applicant proposes to provide service to Lots 1 and 4 by installing the private
service line back of the meter within the ROW to reach the two parcels. The
Applicant shall either a) install new water service connections. to serve Lots 1 and
4 or b) install the private service lines outside of the ROW and across the
adjacent parcels, and obtain access agreements across Lots 2 and 3.
The new water services will be placed outside the R.O.W. Private
easements will be provided over the affected lots.
3. The meter for Lot 5 is located in the driveway approach. Per City Design
Standard 7.01.2.1.D, residential sites should have water meters placed in
landscape strips within the right of way. If no unpaved areas exist in the right-of-
way, water meters may be placed outside the right-of-way in unpaved areas
within a public water utility easement.
The driveway for Lot 5 will be relocated so that the meter is outside the
driveway.
4. The Applicant's parcel is located within the critical area known as Ground Water
Protection Zone 4. The Applicant shall implement best management practices for
water resource protection per ACC 16.10.120(E)2.
BMPs will be provided as part of the engineering plan approval.
5. Design of any water service improvements shall meet the requirements of City
Design Standards Chapter 7 - Water Facilities.
Water services will be per the City standards and will be shown on the
engineering plans.
James Tolas Plat - PLT10-0001
May 25, 2010
Page 3 of 8
Utilities - Sewer Division
1. The applicant has proposed sewer main extension onto the proposed property.
That extension of the public system is not necessary, and it is preferable to have
the individual lots connected to the sewer system via individual side sewers
connected to the sewer main in 307th Street SE. The sewer easement would,
therefore, be unnecessary.
Comment Noted. 307th Street SE is a relatively new road and the existing
sanitary sewer main is deep. The Applicant prefers to not cut and repave
the street unnecessarily. We prefer to use the existing sewer stub and
extend the system as proposed instead of disturbing the existing
pavement.
2. FYI to applicant: As-built drawings show the end of the 8" stub being 7.2' deep
(7' shallower than is shown on these plans).
Thank You. The sewer profile was corrected.
Utilities - Drainage Division
No comment
Traffic Division
1. Provide sight distance triangles at all site driveways.
The Applicant is proposing to develop 6 single-family lots on an existing
residential street, which was designed and constructed specifically to
provide access to four duplex units. It is unclear why it is necessary to
provide sight distance triangles for each home.
Our Civil Engineer reviewed the Tolas Short Plat with regard to evaluating
available entering sight distance as requested by the City of Auburn. A
separate grading permit was obtained from King County in 2003 to construct
the abutting frontage street improvements and site grading on the subject
property. SE 307th Place, the fronting street serving the Tolas Short Plat,
was designed and constructed as part of the local access residential street
system that serves the Kingsley Meadows Subdivision. The Kingsley
Meadows Subdivision and the roadways serving the plat were desired and
constructed to King County Code requirements. Therefore, SE 307 Place
was designed by a licensed professional civil engineer to meet,the 1993 King
County Road Standards. This includes specific requirements for stopping
and entering sight distance. Therefore, the horizontal and vertical
alignments of all streets within the Kingsley Meadows Plat were approved by
King County to be in accordance with said standards. At this time the
James Toles Plat - PLT10-0001
May 25, 2010
Page 4 of S
Kingsley Meadows Subdivision has been fully developed, including the
construction of many single family residential homes on both the north and
south sides of SE 307th Place. The site distance evaluation for the Tolas
Short Plat was therefore limited to evaluating possible sight obstructions
within the view triangle of the driveways serving the proposed residences on
the north side of SE 307th Place. From field observations, and as shown in
the attached photographs taken on April 29, 2010 at several driveway
locations along the frontage of the Tolas property, it can be clearly seen that
there are no sight obstructions blocking the view triangles to the east or
west for right turning or left turning vehicles entering SE 307th Place. The
only objects that are within the view triangles to the east and west are the
existing street trees that were planted behind the sidewalks and these were
installed as part of the required street improvements. However, the trees do
not create a barrier that obstructs a driver's view of on-coming vehicles
within the street or pedestrians using the abutting sidewalk system. In the
future, it will be necessary to properly maintain (prune) the street trees to
ensure that no branches are allowed to grow at a height or in a manner that
will block a driver's view when entering the street.
(Pictures taken on April 29, 2090 were from a position approximately 3 % feet
off the ground and at a distance of approximately 14 % feet back from the
travel lane) (Attachment A)
2. Provide a typical roadway section showing in cross section the location of
pavement, sidewalk, landscape strip, trees streetlights.
A typical roadway section of the existing street was added to Sheet 4 of 4.
3. Note on plans that no vehicular access will be granted by the City of Auburn to
124th Ave. SE via Tract A.
While no access may be requested or approved with this plat application,
the intent is to develop Tract A as part of a future development in which
access to 124th Ave. SE may be required. That access will be reviewed
under a separate permit.
4. An existing cherry tree is shown in the middle of the driveway of proposed lot 1,
please address that issue by noting that tree will be relocated or that the
driveway will be relocated.
Comment Noted. A label was added as requested.
James Tolas Plat - P1.T10-0001
May 25, 2010
Page 5 of 8
5. A water meter is shown in the middle of driveway for Lot 5, please address that
issue by noting that meter will be relocated (or strengthened) or that the driveway
will be relocated.
A label was added as requested.
6. Submittal checklist (provided with application)
Item I - the note that "no traffic impacts are expected" is not correct. No traffic
study is required as a result of the low expected traffic impacts from the
development but it should be noted that traffic impact fees will be required by
the City at time of building permit for each residence.
Comment Noted
Item J - The surrounding existing street system (124th Ave SE a minor arterial
and SE 304th a minor arterial) to this proposed plat does not provide a
continuous sidewalk connection to Rainier Middle School, or the nearest
elementary schools: Lea Hill or Hazelwood. As a result, the applicant's
response to Item J does not constitute an adequate school access analysis
as required. It implies that safe walking conditions exist to connect the plat to
surrounding schools and they may indeed not. The applicant shall complete
a thorough school access analysis which includes participation with and
written response from the Auburn School District indicating whether students
for this plat will likely be bused or required to walk to elementary, middle and
high school. If they are required to walk to school, the school district should
indicate to the applicant in writing whether those walking routes are
considered safe walking routes to school. That documentation shall be
provided to the city.
As previously indicated, the subject property is surrounded by the
recently completed plat of Kingsley Meadows. The Auburn School
District reviewed and commented on that plat when it was approved. As
part of the neighboring projects frontage requirements, pedestrian
improvements were extended alogn SE 307th to the intersection with
124th Ave SE. The Dulcinea Plat takes access from the newly
constructed SE 307th Place SE and the six proposed lots will utilize the
existing pedestrian facilities. The Plat of Dulcinea Is located less then
one block north of Lea Hill Elementary School. The existing pedestrian !
improvements and manned & signalized cross walk along 124th Ave SE
provide safe walking conditions for school children. The Project is also
only four blocks from Rainier Middle School which also has existing
school walking route improvements.
i
James Tolas Plat PLT10-0001
May 25, 2010
Page 6 of 8
Please see the attached email from Dennis Grand of the Auburn School
District Transportation Department. He confirms that the project is
within the existing safe walking area. (Attachment B)
Critical Areas Review
1. On the Master Land Use application, concurrent application sheet "Shoreline
Exempt" is marked. No shoreline exemption is required since the proposed plat is
not in the City's shoreline jurisdiction.
Comment Noted.
2. SEPA may be required depending on the amount of grading proposed on the site
(500 cubic yard threshold) and the potential presence of critical areas on-site.
The project is SEPA exempt. As an exempt project, the grading specific
provisions of the SEPA regulations do not apply. Those provisions apply
only to grading applications that do not otherwise trigger SEPA under
another permit review process. If you require further clarification, Please
contact Annie Szvetecz at the DOE SEPA unit (360) 407-6925
3. City of Auburn critical areas maps indicate an erosion prone critical area on the
northwest portion of the property. This area may constitute a Critical Erosion
Hazard Area as defined in ACC 16.10.020 and 16.10.080.G.1.
Critical erosion hazard areas are lands or areas underlain by soils identified by
the U.S. Department of Agriculture Soil Conservation Service (SCS), now known
as the Natural Resource Conservation Service, as having "severe" or "very
severe" erosion hazards. This includes the following group of soils when they
occur on slopes of 15 percent or greater: Alderwood-Kitsap (AkF), Alderwood
gravelly sandy loam (AgD), Kitsap silt loam (KpD), Everett (EvD), and Indianola
(InD).
The project was originally reviewed under King County Grading permit
L03CG178 and later L05G1021. As a result of that permit, the project site
was significantly altered by the importation of approximately 13,000 cu yds
of fill from the neighboring property and some additional off-site sources.
While the area may fall under some portion of the Auburn critical area
mapping system, the existing condition does not meet the definition for
erosion hazards. The site has been engineered and altered through an
approved permitting process. (Attachment C)
James Tolas Plat - PLT10-0001
May 25, 2010
Page 7 of 8
4. While the submitted Kingsley Meadows geotechnical engineering study is nearby
to the proposed Tolas Preliminary Plat, it does not appear to cover the project
area.
Comment Noted. The Kingsley Meadows study may not specifically cover
the project site, but considering that there are no proposed public
improvements, we are confident that any geotechnical review can be
postponed to building permit review processes, if required.
5. A critical areas report and appropriate mitigation measures (including
development setbacks) may be required for this proposal. Please consult a
qualified geotechnical consultant to evaluate on-site conditions and complete any
associated critical area requirements pursuant to Chapter 16.10 ACC.
No critical areas exist on site. No mitigation measure will be required.
Planning and Development
1. The purpose of Tract A needs to be stated on the preliminary plat. Please add a
note to the preliminary plat stating its intended use and who will own it. Ex. Tract
A is a future development tract and is retained by the owner of Tract A, its
successors and assigns, for ownership and maintenance. Tract A will be re-
platted or adjusted to...
Comment Noted.
2. Please remove Tract B from the preliminary plat. While "tracts" are used and
designated for specific purposes, one should not be created to handle
encroachments. Please consider using an "easement agreement" between two
parties to handle this situation. Attached is an example.
Comment Noted. This issue has been resolved. The Tract will remain.
3. A public utility easement (P.U.E.) that is to be reserved and conveyed to Puget
Sound Energy, Telecommunication companies, City of Auburn, and any other
private utility company was not identified on the preliminary plat. Please indicate
if this P.U.E. is already present or else add this easement to the preliminary plat.
Comment Noted.
James Tolas Plat - PLT10-0001
May 25, 2010
Page 8 of 8
Conclusion
This proposal is the culmination of several previous permit applications, including the
Kingsly Meadows Subdivision and the Tolas Grading permit. The subject site has been
graded, utilities have been provided to the site and full frontage improvements have
been constructed. The intent of this application is to make use of the existing facilities
to develop 6-residential units, where 8-units were originally intended. The surrounding
subdivision was reviewed and all required improvements were provided, sufficient to
support the originally proposed 8-residential units. This included full street and
pedestrian improvements.
We look forward to working with Staff to approve this project as quickly as possible.
Sincerely,
Hans . Korve
Planning Manager
DMP Inc.
Attachment "A"
a
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View West at 3.5' high and 14' from the travel lane
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View East from existing driveway on SE 347t"
Page I of 1
Attachment B
Hans Korve
From: Grad, Dennis [dgrad@auburn.wednet.edu]
Sent: Monday, May 17, 2010 1:48 PM
To: 'Hans Korve'
Subject: RE: Tolas Preliminary Plat -School Walking
Attachments: 20100503163634971, pdf
The Parcel as described in the attached PDF is within the tea Hill walking
attendance area.
Dennis J. Grad
Director of Transportation
Auburn School District #408
(253) 931-4938 Fax - (253) 931-4706
Ix] TN00211_
From: Hans Korve [mailto:hans@dmp-inc.us]
Sent: Monday, May 17, 2010 1:06 PM
To: Grad, Dennis
Subject: Tolas Preliminary Plat -School Walking
Good Day-
I received your message from Friday, regarding the school walking route.
Unfortunately, the City of Auburn requires a written response.
I believe a simple Email will be sufficient.
Thank you for your time
Hans
5/17/2010
Attachment "B"
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Online Search & Report Page 1 of 1
Attachment C
Permit at a Glance
Enter permit L03CG178 or Parcel ID number (PIN): Submit
or file number: (6-10 digits, e.g., 2123069016)
Title Permit routing Building inspection ~ comments ~ Related permit activities
Title TO Top
Details of the permit itself Status definitions
Permit Information Contact Information
Project No: L03CG178 Applicant: AUBURN 56, LLC
Status: COMPLETE Applicant 7947 159TH PL NE #100
Title: TOLAS GRADING address: REDMOND WA 98052
Permit type: GRADE Assigned staff: JBAL
Sub-type: GRADING Contractor:
Contractor
Applied/Opened: 05129/2003 address:11
Approval/Decision: 08/12/2003
Expiration Date: 08/28/2004 Site Information No. Completed Date: 12/13/2006 Valuation: Lots: 9
$0.00
Description: Grading of approx. 13,000 cu. Location & AU
yds. for future development. Jurls.:
Community SOOS CREEK
Plan:
Comp Plan: URBAN RES 4-12AC
Owner: JAMES TOLAS/DOLCINOA
DEVELOPMENT
Parcel No: 0921059090 (Link to Parcel
Viewer Map)
Link to: Property Report Districts
Report IMan
TO TOP
Permit routing
* Building inspection function status TO TOP
TO TOP
~ Comments
Related permit activities on parcel TO TOP
For more information about categories and statuses used on reports, see:
• Category descriptions for a list composition types and sub-types for each report grouping. Also
refer to each permit type for additional details.
• Status definitions for general definitions for statuses such as pending, approved, finaled, etc.
• Permit routing status definitions for general definitions for statuses that are used by PRMS -
Permit routing management system.
Please e-mail questions or comments to DOESWebinquiries(a)kingcounty._ ov.
httn://info.kinecounty.uov/orot)erty/neiTnits/PermitGlance/(S(okkIOufn2xakitav5avivnvi-n))/.. 4/70(110
Online Search & Report Page 1 of 4
Permit at a Glance
Enter permit L03CG178 or Parcel ID number (PIN): j Submit
or file number: (6--10 digits, e.g., 2123069016)
Title Permit routing Building inspection comments Related permit activities
Title TO TOP
Details of the permit itself Status definitions
Permit Information Contact Information
Project No: L03CG178 Applicant: AUBURN 56, LLC
Status: COMPLETE Applicant 7947 159TH PL NE #100
Title: TOLAS GRADING address: REDMOND WA 98052
Permit type: GRADE Assigned staff: JBAL
Sub-type: GRADING Contractor:
Contractor
Applied/Opened: 05/29/2003 address:
ApprovallDeclsion: 08/12/2003
Expiration Date: 08/28/2004 Site Information
Completed Date: 12113/2006 No. Lots: 9
Valuation: $0.00
Description: Grading of approx. 13,000 cu. Location & AU
yds. for future development. Community Juity
SOOS CREEK
Plan:
Comp Plan: URBAN RES 4-12AC
Owner: JAMES TOLAS/DOLCINOA
DEVELOPMENT
Parcel No: 0921059090 (Link to Parcel
Viewer Map)
Link to: Property Report Districts
Report N-12
0 Permit routing To Lop
0 Building Inspection function status TO TOP
Comments TO TOP
Keyword: Search keyword
PermitsPlus
LSDSJBAL 5/2912003 5129103 - Ballweber - met with Jennifer Steig of Peterson Consulting
Engineers, and accepted the grading permit application packet for approx
13,000 cubic yards of grading on the Tolas Short Plat site, LOOS0029. The
majority of the fill is proposed to come from the grading of the Kingsley
Meadows Plat, L01 P0015, which borders this property on 3 sides. SEPA had
not been done for the SP, and the SEPA determination for Kingsley
Meadows did not include this grading work.
LSDSJBAL 5/29/2003 5/29103 - Ballweber - discussed the SEPA issue with Fereshteh Dehkordi, as
she is assigned to the Tolas SP, LOOS0029. She will do the SEPA
determination for this project.
httt):Hinfo.kinpcountv.pov/property/permits/PermitGlance/(S(okkIOufn2xaki tav5avivnvm))/... 4/7/2010
Online Search & Report Page 2 of 4
. i
i
LSDSJBAL 5129/2003 5/29/03 - Ballweber - discussed possible wetland Issues with Nick Gillen.
The wetland in the NW corner of the site is <2,500 sq ft in size, and the
property is in the urban area thus, the wetland is unregulated, and no
wetland review/approval is recd.
HINTZT 6/4/2003 Routed to LWES
BROWNJOA6/5/2003 Corrected/completed screens. Entered and posted fees and did routing. Sent
SEPA Notice of Complete Application posting package to applicant, copy to
Greg Borba along with checklist, plans. Turned on clock.
GOLLS 616/2003 SEPA file routed to assigned Planner, AVEL, via GBOR
BROWNJOA6/6/2003 06-05-03 Sent SEPA NOA posting package to applicant, and copy with
checklist, plans to Greg Borba. Turned on clock.
BROWNJOA6/1212003 Notified newspapers (Seattle Times, King County Journal). Publishing date is
June 18, 2003.
BROWNJOA6112/2003 Rec'd Affidavit of Posting. Added to SEPA docs. file.
BROWNJOA7/17/2003 Prepared Threshold Determination and Notice of Determination mailing for
tomorrow.
LSDSJBAL 7121/2003 7121103 - Ballweber - faxed comments, ESC and grading/GEO notes from
LWES to Peterson Consulting.
LSDSJBAL 8/5/2003 814/03 - Ballweber - rec'd revised grading/ESC/drainage plans. Reviewed
grading and ESC components. Routed plan set to Jerry Walken for drainage
review.
LSDSJBAL 8/5/2003 815103 - Ballweber - Jerry Walken e-mailed review comments back to
Peterson Consulting.... still need to address the interim drainage system.
GOLLS 8/11/2003 SEPA DNS ISSUED 7/18/03; COMMENT PERIOD ENDS 8/11103
GOLLS 8/11/2003 updated permits plus SEPA info
LSDSJBAL 8/11/2003 817/03 - Ballweber - recd 5 copies of revised grading/drainage/ESC plans
from Peterson Consulting.
LSDSJBAL 8/13/2003 8/11/03 - Ballweber - prepared and faxed draft RTI packet to Peterson
Consulting Engineers.... if no SEPA comments/appeals are recd by COB
today, this draft will be the final tomorrow, 8/12/03.
LSDSJBAL 8/13/2003 8/13103 - Ballweber - updated routing.... approved EENG and GEO stations,
as they have approved the plans earlier.
LSDSJBAL 8/13/2003 8/12103 - Ballweber - checked w/SEPA...no comments/appeals have been
recd.
LSDSJBAL 8/13/2003 8/13103 - Ballweber - spoke w/Rebecca Saur of PCE.... they are securing
bonds, and RTI forms have been signed. They requested that they provide
insurance certificate at pre-con this is OK. They also want to schedule a
day/time for permit issuance.... will schedule w/RSAN.
LSDSJBAL 8/13/2003 8112103 - Ballweber - final plan review w/JWAL..... plans approved.
LSDSJBAL 8/13/2003 8/12103 - Ballweber - e-mailed Peterson Consulting Engineers that draft RTI
documents are final, as no SEPA comments/appeals were rec'd, and that
plans have been approved.
LSDSJBAL 8/28/2003 8128/03 - Ballweber - Rebecca Saur of PCE submitted signed documents
from RTI list. Fees have already been paid, and bonds posted. Insurance
certificate will) be submitted at pre-construction conference, as agreed to
earlier. RSAN issued permit. 2 copies of permit documents and approved
plans given to Rebecca Saur.
LSDSJBAL 91412003 9/3/03 - Ballweber - checked Vintage Hills 6 & 7...... there is alot of excess
material stockpiled in the SW corner of Vintage Hills 6, and more material is
being generated by installation of underground utilities. This site Is approx
0.5 miles north of Tolas.
LSDSJBAL 914/2003 9/3103 - Ballweber - held pre-construction conference with Mark
Follmer/LUIS, Dustin Dance and Scott Langevine of CC Edwards/contractor,
and Craig Sears of Auburn 56/applicant. Reviewed approved plans and
permit conditions. They anticipate having to import fill from other construction
sites, such as Vintage Hills 6 & 7, as Kingsley Meadows does not have as
httn://info.kinL,cotinty.Env/nronerty/nermits/PermitCTlante/(C(nkki0iifn~xakitavSaviv„vmll/ al?l')nt n
Online Search & Report Page 3 of 4
much fill material to export to this site as earlier estimated. LUIS will inspect
the catch basin and stub into the Kingsley Meadows drainage system, and
SDSS will inspect fill placement and ESC.... also, compaction reports
prepared by Earth Consultants are to be submitted to SDSS.
LSDSJBAL 5/12/2004 5/11/04 - Ballweber - on-site grading/ESC inspection. Catch basin stub
w/riser and sits fencing installed in NW corner of property, per plans.
However, filling of property does not appear to be complete. Most of the fill
has been hydroseeded, but Kingsley Meadows lots to the south and west are
graded and bare, ready for house construction. Will contact applicant about
future plans.
LSDSJBAL 5/12/2004 5112104 - Ballweber - researched file..... according to plans and bond posted,
48 - 3" caliper conifer trees are to be planted on-site, but have not yet been
planted. It's too late in the year to plant these trees........ they should have
been planted this past winter. Called and left message for Craig Sears,
applicant, to call me back with update on development plans.
LSDSJBAL 1/11/2005 1/11105 - Ballweber - on-site w/Eric Mullin fo Pacific Landscape Mgmt, at
Craig Sears' request, to review installation of significant tree replacement
trees. The required number, size and species of trees were planted in late
November of 2004, and appear healthy. The remainder of the site has been
stabilized for ESC and interim drainage - however, it does not appear that
clearing/filling/grading is complete. Send renewal notice.
BROWNJOA 1/19/2005 EXTENDED -see L05G1021.
AINSLIER 12/13/2006 rec'd old file of jim b. permit extended and renewal expired. field check
shows most of grade work done. met briefly wit tim c, whos said short pist
permit issued. close this permit, microfilm and archive.
AINSLIER 12/13/2006AINSLIER changed status to COMPLETE on 1 211 3/2 0 0 6 (added by script)
ADMIN 9/15/2008 As a result of a claim filed under the Tiger Mtn LLC vs King County lawsuit, a
refund was remitted in the amount of $120.40. For detailed information
contact DDES Finance Section.
PRMS routing
LUISJWAL 8/19/2003 RECEIVED REVISE PLANS
TOWNSENDS 8/19/2003 RECEIVED at Land Use Engineering
8/19/2003 FINISHED at Land Use Engineering
TOWNSENDS 8/19/2003 REVISED PLANS RECEIVED
LSDSJBAL 8/28/2003 FINISHED at Ready To Issue
LSDSJBAL 8/28/2003 Permit issued by RSAN
YASMOOTHRT9/2/2003 Review added
YASMOOTHRT9/2/2003 FINISHED at Land Use Inspection Plans
YASMOOTHRT9/2/2003 set up a file today
BROWNJOA 1/19/2005 FINISHED at Grading-Inspect
PRMS clock
BROWNJOA6/5/2003
LSDSJBAL 7/21/2003GEO and ESC comments faxed to Peterson Consulting.
LSDSJBAL 7/21/2003 ENGG comments to Peterson Consulting on 7/9/03
LSDSJBAL 6/13/2003 Plans approved, RTI packet faxed to Peterson Consu
LSDSJBAL 811 312 0 0 3 Revised plans approved by JWAL and JBAL. RTI packe
LSDSJBAL. 8/13/2003 Revised plans submitted by Peterson Consulting
LSDSJBAL 8/13/2003 WCI....plans inadequate. JWAL has contacted Peters
LSDSJBAL 8/1312003 Revised plans submitted by Peterson Consulting, ad
PRMS Milestone
No comments available for L03CG178
httn-//infn.kinarrnmtv.anv/nrnneity/ner•mite/PPrmitC'Tlanr.P/(,(nkklOiifn7xakitnv5avivnvm)l/ d/7/7()1(1
Online Search & Report Page:.4 of 4
0 Related permit activities on parcel To TOP
For more information about categories and statuses used on reports, see:
o Category descriptions for a list composition types and sub-types for each report grouping. Also
_ refer to each permit type for additional details.
e Status definitions for general definitions for statuses such as pending, approved, finaled, etc.
Permit routing status definitions for general definitions for statuses that are used by PRMS -
Permlt routing management system.
Please e-mail questions or comments to DDESWebinquiries _kinacounty.gov.
i
i
i _
I _
I
I -
I
i
I
I
httn•/Anfn lrinarnnntvPvnv/r~rnnP.rfv/nPrinitc/PermitlTlannP/(C(nlrkl(1nfn7valritA~~Sa~~ivnvmll/ G/7001 n
Online Search & Report Page 1 of 1
Permit at a Glance
Enter permit L05G1021 or Parcel ID number (PIN): I Submit
or file number: (6-10 digits, e.g., 2123069016)
Title Permit routing Building inspection comments Related permit activities
° Title TO TOP
Details of the permit itself Status definitions
Permit Information Contact Information
Activity No: L05GIO21 Applicant: AUBURN 56, LLC
Status: COMPLETE Applicant 15 LAKE BELLVUE DR SUITE
Title: TOLAS GRADING address: 102
Permit type: G-INSPCT BELLEVUE, WA 98005
Sub-type: INSPGRAD Assigned staff: FWHI
Contractor:
Applied/Opened: 01/19/2005 Contractor
Approval/Decision: 01/19/2005 address:
Expiration Date: 08/28/2005 Site Information
Completed Date: 12/08/2005 Valuation: $0.00
Description: Grade approx. 13,000 cu. yds. Location & AU
Juris.:
for future development. Community SOOS CREEK
Plan:
Comp Plan: URBAN RES 4-12AC
Owner: TOLAS JAMES/DOLCINOA
DEVELOPMENT
Parcel No: 0921059090 (Link to Parcel
Viewer Map)
Link to: Property Report Districts
Report L
Map
6 Permit routinq TO TOP
0 Building inspection function status TO TOP
0 Comments TO TOP
0 Related permit activities on parcel TO TOP
For more information about categories and statuses used on reports, see:
e Category descriptions for a list composition types and sub-types for each report grouping. Also
refer to each permit type for additional details.
• Status definitions for general definitions for statuses such as pending, approved, finaled, etc.
. Permit routing status definitions for general definitions for statuses that are used by PRMS -
Permit routing management system.
Please e-mail questions or comments to DDESWebinquiries(@kingcounty.gov.
httn•//infn lrinnrrnmhi nnu/nrnnarhv/nermitc/PPrmitCY1nnrP/(R(invwh7rniOn1vn55mumhhen0 1/70010
Online Search & Report Page 1 of 1
Permit at a Glance
Enter permit L05G1300 or Parcel ID number (PIN): Submit
or file number: (6-10 digits, e.g., 2123069016)
Title Permit routing Building inspection Comments Related permit activities
Title TO TOP
Details of the permit itself Status definitions
Permit Information Contact Information
Activity No: L05G1300 Applicant: AUBURN 56 LLC
Status: COMPLETE Applicant 15 LAKE BELLVUE DR SUITE
Title: TOLAS GRADING address: 102
Permit type: G-INSPCT BELLEVUE, WA 98005
Sub-type: INSPGRAD Assigned staff: RAIN
Contractor:
AppliedlOpened: 12/0812005 Contractor
A roval/Decision: 12/08/2005 address:
Expiration Date: 08/28/2006
Completed Date: 03/06/2008 Site Information
Valuation: $0.00
Description: Grade approx. 13,000 cu. yds. Location & AU
for future development. Ju
Community
nity SODS CREEK
Plan:
Comp Plan: URBAN RES 4-12AC
Owner: DULCINEA DEVELOPMENT
Parcel No: 0921059090 (Link to Parcel
Viewer Map)
Link to: Propert y Report Districts
Report --p
0 Permit routing TO TOP
0 Building inspection function status TO TOP
TO TOP
0 Comments
0 Related permit activities on parcel TO TOP
For more information about categories and statuses used on reports, see:
• Category descriptions for a list composition types and sub-types for each report grouping. Also
refer to each permit type for additional details.
• Status definitions for general definitions for statuses such as pending, approved, finaled, etc.
• Permit routing status definitions for general definitions for statuses that are used by PRMS -
Permit routing management system.
Please e-mail questions or comments to DDESWebinquiries(a)kingcounty.gov.
httn:Hinfo.kingeountv.sov/nronerty/permits/PerniitC-tlance/(g(thei-ot5.5catntb7,kx2Sl vv55)1/P 4/7/7(11 o
CITY OF
U Peter B, Lewis, Mayor
-XnDURN*
WASHINGTON 25 West Main Street * Auburn WA 98001-499II * www.auburnwa.gov 253-931-3000
April 29, 2011
James Tolas
dba Dulcinea Development
3618 Lakerldge Drive E.
Sumner, WA 98390
Hans Korve
dba DMP Inc.
726 Auburn Way N.
Auburn, WA 98001
Re: Tolas / Dulcinea Preliminary Plat - 2na Review Letter, APN# 0921059090
Plat Application PLT10-0001
Gentlemen:
The City of Auburn received the resubmittal package for the above referenced project on April 7,
2011. Staff has reviewed the submitted information and has the following comments:
Public Works Department
General
1. Water and sewer paybacks are assessed for this property. Fees will be due at first
connection to utilities.
2. Note to Applicant: Driveway location may. have to be relocated if conflicts come up.
Survey Division
1. Title report from Pacific Northwest Title, Order Number 1108268, dated January 22, 2010 is
not wllhin the 30-day window of the current review. An updated title report, current within 30
days, is needed.
2. Map Page 2 of 4:
Note Number 2 on this page indicates that Tract B, an encroachment tract, shall be
conveyed to the owners of Lot 44, Kingsley Meadows, upon the recording of this plat. Our
Legal staff should be consulted to determine if the owners of Lot 44 need to sign the final plat
as owners of a portion of the site being platted.
Utilities - Water Division
No comment
Utilities - Sewer Division
1. Connect each individual lot to the existing sewer main in SE 307th Place via a 6" diameter
side sewer. The public sewer extension is not necessary.
AUBURN* MORE TI-IAN YOU IMAGINED
James Tolas and Hans Korve - PLT10-0001
April 29, 2011
Page 2 of 2
Please contact Bob Elwell, Sewer Utility Engineer, (253) 931-4008 or relwell a atlburnwa.gov
for questions related to Sewer comments.
Utilities Drainage Division
1. All surface runoff shall be contained on-site. Proposed grade shown in section AA & BB
could result in off-site runoff on the west side of the property.
Traffic Division
1. Show existing street lighting on the existing roadway cross section.
Please contact Joe Welsh, Transportation Planner, at (253) 804-5050 or
jwelsh@auburn.wa.gov for questions related to Traffic comments.
Planning and Development
1. The note/description for Tract A - Future Development Tract needs to be expanded. The
note needs to reference a land use decision that will allow it to be developed at a future date.
Ex. "Future development of this tract can only occur-through approval of a plat alteration or
other subdivision application filed with the City of Auburn"
2. Sheet 1 of 4. Correct the signature block for the Director from `Planning & Community Dept'
to "Planning and Development Department". And change the year to 2011.
3. Sheet 2 of 4. A spelling error was found within the first note i.e. Tract A is a future
development tract (instead of futer)
Please contact Stuart Wagner, Planner, at 253-804-5031 or swagt)er@alibtirnwa.gov with
questions regarding these comments.
Conclusion
Should you have any questions regarding this letter or outstanding permit issues, please call me
to set up a meeting time so we can discuss these matters. I can be reached at (253) 804-5031
or fax (253) 804-3114 or e-mail swagner@aubtiritwa.gov. To further assist your needs, the
Auburn City. Code can be reviewed In its entirety online at www.auburnwa.gov. Thank you for
your attention to these details.
Sincerely,
Stuart," ner, AICP, Planner
Planning and Development Department
CORR11-254
Enclosure: Redlines
inc.
dmp, DALEY-MORROW-POBLETE,INC.
ENGINEERING-PLANNING-SURVEYING
726 Auburn Way North
Auburn, WA 98002
May 17, 2011
Stuart Wagner
City of Auburn
25 West Main Street.
Auburn WA. 98001 ,F
CITE .
PERMiT F
RE: Tolas / Dulcinea Preliminary Plat - 2nd Correction Letter, APN# 0921059090
Plat Application - PLT10-0001
Dear Stuart:
We have received your first review letter dated April 29, 2011 and offer the following
responses. We have attached our response below each original comment in BOLD.
Public Works Department
General
1. Water and sewer paybacks are assessed for this property. Fees will be due at
first connection to utilities
Comment Noted
Survey Division
1. Title report from Pacific Northwest Title, Order Number 1108268 dated January
22, 2010 is not within the 30-day window of the current review. An updated title
report is required.
Comment Noted. Update provided.
2. Map Page 2 of 4:
Note No. 2 regarding encroachment Tract B.
Comment Noted. Additional language has been provided for your review.
James Tolas Plat - PLT10-0001
5/17/2011
Page 2 of 3
Utilities - Sewer Division
1. The applicant has proposed sewer main extension onto the proposed property.
Your proposed sewer extension for this plat would result in a public sewer main
that is parallel to and redundant to the line in 307th Street. Based on the long-
term maintenance implications to the City we will require that the sewer
connection for each house be made directly to the existing public sewer main in
307th Street. (this is a summary of the Staff position and not a direct quote)
Comment Noted.
The Applicant proposal is consistent with all previously approved
developments in this area. 307th Street SE is a relatively new road that was
constructed as part of the Kingsley Meadows Plat. The utilities installed
with that development were reviewed and approved by the City of Auburn
for that project. Development of the Tolas site was part of that review. We
have attached a copy of a July 24, 2006 letter from the City of Auburn
addressing the extension of availability certificates for the property. As
you can see, even at that time, the City was well aware of the Applicants
proposal to develop a series of duplex buildings. The extension was
granted and the services constructed. If it was not the Cities intent to
service the 8 unit development with a parallel sewer main, then what was
the proposal?
The City of Auburn reviewed, approved and allowed construction of the
existing sewer service (8" stub) to this property as part of a proposed 8
unit (4 structure ! lot) duplex development under King County. The
property was also provided with 8 individual water connections. The
Applicants current proposal is to service two less homes then was
originally approved. While we understand that standard operating policy
does not promote parallel sewer service on a property, this is what was
designed, approved and installed. We are happy to work with Staff to find a
creative solution to the situation. However, the Applicant intends to make
use of the existing 8" sewer main that serves the property and will not
unnecessarily excavate and repave 324' of new road.
Our current proposal indicates a public sewer extension along the frontage
of the proposed lots and the installation of 2 new manholes. The Applicant
is open to the use of a private service extension if that will address Staff's
concerns. We are also open to installing a manhole at the end of the
existing 8" main stub and feeding 6 individual side sewers from it into a
network of private utility easements. This is obviously no a preferred
option. We would also entertain a third option if one is available.
James Tolas Plat - PLT10-0001
5/17/2011
Page 3 of 3
Utilities - Drainage Division
Review proposed grading to insure water stays on-site
Grading has been revised and a ditch has been added to sections AA and BB.
Traffic Division
1. Show Street lights on existing cross section.
Comment Noted. Cross section was updated.
Planning Division
1. Expand Note for Tract A.
Comment Noted. A label was added as requested
2. Sheet 1 of4. Correct signature block
Comment Noted. A label was added as requested.
3. Sheet 2 of 4. Spelling error
Comment Noted.
Conclusion
This proposal is the culmination of several previous permit applications, including the
Kingsly Meadows Subdivision and the Tolas Grading permit (King County). The subject
site has been graded, utilities have been provided to the site and full frontage
improvements have been constructed. The intent of this application is to make use of
the existing facilities to develop 6-residential units, where 8-units were originally
intended. The surrounding subdivision was reviewed and all required improvements
were provided, sufficient to support the originally proposed 8-residential units. The City
of Auburn was fully involved in all aspects of this review as the water and sewer
provider.
We look forward to working with Staff to approve this project as quickly as possible.
Sincerely,
Hans A. Korve
Planning Manager
DMP Inc.
C1 IN 01'
Peter B. Lewis, Mayof
WAS I I I NGI ON 25 West Main Slroet ~ Auburn VIA 96001-4996 ¢ vrwvj,aubumWO.9oV ~ 21,,3.431-3000
July 24,2006
Mr. James Tolas
3618 Lakeridge Drive East
Sumner, Washington 96390
SUBJECT: WS00010-99 - Extension Request'
Dear Mr. Tolas:
The City is in receipt of your July 19, 2006 letter requesting an extension of water and sewer
availability certificates for a four lot short plat. Your letter also indicates that the intent now is to
construct duplexes rather than single family dwellings.
As you are aware, in approving the outside utility extension agreement, the City Council and
applicant agreed to several conditions of approval (see page 5 of the enclosed recorded
agreement). Before we will grant an extension and/or reissue the certificates, we need to verify
that these conditions have and/or intend to be satisfied. That can best be done with the
submittal of the recorded short plat (or latest proposal if the short plat has yet to be recorded) for
our review. It would also be helpful to supplement that submittal with documentation of the
issue(s) that have caused the delay at King County.
Upon submittal of the short plat and our subsequent verification that the requirements have
been (or still intend to be) met, the City can review the extension request.
Thank you again for your letter.
Sincerely,
David Osaki
Community Development Administrator
Enclosure,
cc: ( Carolyn Brown; Planning Secretary
Darcie Hanson, Development Review Coordinator
WSC0010-99 file
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