HomeMy WebLinkAbout11-20-2019 Hearing Examiner AgendaHEARING EXAMINER
November 20, 2019
5:30 p.m.
City Council Chambers
25 West Main Street
Case No: PLT19-0007, River Glen Preliminary Plat
Applicant(s): Robert Nehring
MNM LLC
10515 20th St SE #125
Lake Stevens, WA 98258
Property Owner: David and Arlene Holliday
1907 2nd St SE
Auburn, WA 98002
Request: Preliminary plat application to subdivide approximately
1.73 acres into 12 single-family residential lots in the R-7,
Residential Zoning District.
Project Location: The project site is located at the northwest corner of 2nd
Street Southeast and V Street Southeast, addressed as
1907 2nd Street Southeast, within the NW ¼, of the SW ¼
of Section 17, Township 21, Range 5.
Parcel Number(s): 215400-0035 and 215400-0040.
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AGENDA BILL APPROVAL FORM
HEARING EXAMINER
Agenda Subject/Title:
PLT19-0007, River Glen Preliminary Plat
Date:
November 20, 2019
Department:
Community Development
Budget Impact:
Current Budget: $0
Proposed Revision: $0
Revised Budget: $0
DESCRIPTION:
Preliminary plat application to subdivide approximately 1.73 acres into 12 single-family
residential lots in the R-7, Residential Zoning District.
ADMINISTRATIVE RECOMMENDATION:
Hearing Examiner to conduct a public hearing and approve the River Glen Preliminary Plat
application with 14 conditions.
PROJECT SUMMARY:
Preliminary plat application to subdivide approximately 1.73 acres into 12 single-family
residential lots. The site is zoned R-7, Residential, which allows 5-7 dwelling units per acre. The
proposed lots range in size from approximately 4,301 sq. ft. to 4,790 sq. ft. Roadways to be
constructed include the on-site approximately 185-foot extension of U Street SE that will
terminate in a cul-de-sac with two private access tracts stemming off of it. Utility lines will be
extended within the on-site public street and private access/utility tracts to serve the lots. One,
7,366 square foot infiltration pond tract is proposed to manage the on-site stormwater.
LOCATION:
The project site is located at the northwest corner of 2nd Street Southeast and V Street
Southeast, addressed as 1907 2nd Street Southeast, within the NW ¼, of the SW ¼ of Section
17, Township 21, Range 5. King County Assessor Parcel Nos. 215400-0035 and 215400-0040.
APPLICANT(S):
Robert Nehring, MNM LLC, 10515 20th St SE #125, Lake Stevens, WA 98258
APPLICANT’S REPRESENTATIVE:
Robert Nehring, P.E., Sound Design Engineering, Inc., 10515 20th St SE, Lake Stevens, WA
98258
PROPERTY OWNER(S):
David and Arlene Holliday, 1907 2nd St SE, Auburn, WA 98002
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Subject Property and Adjacent Property Comprehensive Plan Designation, Zoning
Classification and Current Land Use:
Comprehensive Plan
Designation Zoning Classification Current Land Use
Project
Site Single Family R-7 Residential Zone
Single-family residence
and associated accessory
structures
North Single Family R-7 Residential Zone Single-Family Residences
South Single Family R-7 Residential Zone Single-Family Residences
East Single Family R-7 Residential Zone Single-Family Residences
West Single Family R-7 Residential Zone Single-Family Residences
Excerpted Zoning Map:
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Excerpted Comprehensive Plan Map:
2017 Aerial Vicinity Map:
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Street Layout Map:
SEPA STATUS:
A Determination of Non-Significance (DNS) was issued under City File No. SEP19-0022 on
August 22, 2019, see Exhibit 4. The comment period ended September 6, 2019 and the appeal
period ended September 20, 2019. Three written comments were received. The comments
received along with the City responses are included as Exhibit 5. No appeal of the SEPA
decision was received.
FINDINGS OF FACT:
Preliminary Plat Findings
1.Robert Nehring, P.E., with Sound Design Engineering, Inc., on behalf of David and Arlene
Holliday, Property Owners, submitted a Preliminary Plat application and associated SEPA
application on March 5, 2019 and July 5, 2019, respectively, to subdivide approximately
1.73 acres (referred to in this Staff Report as the “Site”) into 12 single-family residential lots,
two new private access tracts (Tract B & C), one storm drainage tract (Tract A), and one
publicly-dedicated street (U Street SE) referred to in this Staff Report as the “Project”.
Access to the Site will be via 2nd Street Southeast to the south.
2.The Site consists of two parcels directly north of 2nd Street Southeast and west of V Street
Southeast. The Site is located within the City of Auburn’s corporate limits, and referenced by
King County Tax Assessor Parcel Nos. 215400-0035 and 215400-0040.
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3. The Site has a Comprehensive Plan designation of “Single Family Residential” and is zoned
R-7, Residential, Seven Dwelling Units Per Acre, which has a density range of between 5
and 7 dwelling units per acre. The site is approximately 1.73 acres, which in accordance
with the density calculation would require between 8.65 (rounded to 9) and 12.11 (rounded
to 12) lots respectively per Auburn City Code (ACC) 18.02.065(A)(1)(a).
4. The Project is subject to the zoning development standards for the R-7 zoning district in
effect at the time the Project application was considered “Complete” (i.e. vested). Per ACC
18.07.030 the zoning development standards for the R-7 zoning district include:
Minimum lot area: 4,300 square feet
Minimum lot width: 40 feet
Lot coverage: 50%
Impervious surface: 75%
Maximum building height: 35 feet
Minimum yard setbacks:
o Front: 10 feet
o Side, interior: 5 feet
o Side, street: 10 feet
o Rear: 20 feet
5. Per ACC 18.52.020 two off-street parking spaces per single family residence are required.
6. The Site is currently developed with a single family residence and multiple accessory
structures (sheds). The residence and associated accessory structures will be demolished.
The site is currently served with water service by the City of Auburn.
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7. The Site is rectangular in shape, as shown and dimensioned here:
8. The Site is bordered by an existing “Local Residential” classified street to the south (2nd
Street Southeast). U Street Southeast, served by 2nd Street Southeast, will be extended
through the Project with full public street improvements meeting “Local Residential”
standards and terminate in a cul-de-sac. Two new private access tracts (Tracts B and C) will
be served from the future U Street Southeast public road. A copy of the Preliminary Plat
plan is included as Exhibit 6.
9. The Site is located within the utility service areas of and will be served by the City of Auburn
for public water and sewer. An 8-inch water line is available in 2nd Street SE, which will be
extended into the project to serve the future homes. An 8-inch sewer line is available at the
intersection of V Street SE and 3rd Ct SE. The sewer line will be required to be extended
north within V Street SE and to the west within 2nd Street SE (to the westernmost boundary
of the site) to serve the future homes.
10. The Site is generally flat, with 1,400 cubic yards of grade and fill proposed.
11. The Site is located within the critical area of Groundwater Protection Zone 4, the least
stringent classification. Therefore no impacts are anticipated that cannot be mitigated by
utilizing Best Management Practices (BMPs). As recommended in the Preliminary
Stormwater Report (Exhibit 9), stormwater runoff from the Project will be collected and
discharged to individual dry wells and an infiltration pond (located in Tract A), per the
Department of Ecology Stormwater Management Manual for Western Washington
(SWMMWW) and Auburn Supplements.
253 ft.
254 ft.
299 ft. 300 ft.
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12. The Site is not located within any shoreline designation.
13. The Site is not located in the regulatory floodplain per Federal Emergency Management
Agency (FEMA) maps.
14. There are no known wetlands, streams, or their respective buffers located on the site.
15. Half-street improvements will be required to 2nd Street Southeast, including pavement
widening, curb, gutter, sidewalks, street lighting, stormwater controls, and landscape strips
to meet the City’s “Local Residential” standard. No undergrounding of overhead utilities are
required as they are located on the south side of 2nd Street Southeast.
16. Construction shall occur between the hours of 7 AM and 7 PM on weekdays, and between 9
AM and 6 PM on Saturday and Sunday per City regulation (ACC 8.28.010(B)(8)).
17. The current park impact fee shall be assessed at the time of building permit issuance,
unless a different timing is requested and granted in accordance with Chapter 19.08 ACC
‘Parks Impact Fees’. The Fenster Nature Park is located .18 miles to the southeast of the
Project. Fenster Nature Park provides open space, gravel trails, and access to the Green
River.
18. The current school impact fee shall be assessed at the time of building permit issuance,
unless a different timing is requested and granted in accordance with Chapter 19.02 ACC
‘School Impact Fees’.
19. The current fire impact fee shall be assessed at the time of building permit issuance, unless
a different timing is requested and granted in accordance with Chapter 19.06 ACC ‘Fire
Impact Fees’.
20. The current traffic impact fee shall be assessed at the time of building permit issuance,
unless a different timing is requested and granted in accordance with Chapter 19.04 ACC
‘Transportation Impact Fees’.
21. A combined Notice of Application and Determination of Non-Significance (DNS), was issued
on August 22, 2019 and the Notice of Public Hearing was issued on October 31, 2019
(Exhibit 4). The notices were posted at the Site, mailed to property owners within 300 ft. of
the Site, and published in The Seattle Times newspaper.
22. In response to the public notices, the City received three comment letters as of November 6,
2019 (the date this Staff Report was finalized) on the project. The following is an
abbreviated list of the comment(s) along with a short summary of the City’s response, if one
was necessitated. Copies of the full comments and responses are included as Exhibit 5.
a. Ned and Cindy Ingalls: Expressed concerns with increases in traffic in the neighborhood.
City Response: The project will be developed consistently with the density requirements
of the R-7 zoning district. Impacts to traffic will be mitigated through a combination of
improving the abutting road and through payment of applicable traffic impact fees.
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b. Susan Aiton, 2101 2nd St SE: Expressed concerns regarding traffic impacts from the
proposal.
City Response: City staff provided a list of the specific improvement requirements to 2nd
Street SE and noted that traffic impact fees will be paid.
c. Dawnelle & Kenneth Knott, 1908 2nd Street SE : Expressed concerns regarding traffic
impacts, sewer utility extension requirements, and potential costs they would incur
resulting from any project improvements.
City Response: City staff provided a list of the specific improvement requirements to 2nd
Street SE and noted that traffic impact fees will be paid. Further, staff noted that the
property owner wouldn’t be responsible for any costs resulting from the plat. Regarding
sewer service, neighboring property owners would have the ability to connect to the new
sewer lines, however, may be subject to a payback agreement if the developer enters
into such an agreement with the City.
CONCLUSIONS:
Preliminary Plat Conclusions
Staff recommends approval of the Preliminary Plat, with conditions.
Per ACC 14.03.030, a preliminary plat is a Type III Decision which are quasi-judicial final
decisions made by the Hearing Examiner. ACC 17.10.070 ‘Findings of Fact’ lists the approval
criteria for a preliminary plat. A comparison of the project’s relationship to subdivision approval
criteria are as follows (in italics) followed by a Staff analysis:
A. 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 Analysis: No adverse impacts to the public health, safety and general welfare are
anticipated from the proposed subdivision. Staff offers the following analysis of each of
subcategory listed in this criterion:
Open Spaces: The Project is not subject to any park dedication, open space, or clustering
requirements under Title 18 ‘Zoning’ or Title 17 ‘Land Adjustments and Divisions’.
Drainage Ways: No existing drainage ways that are not regulated critical areas appear to be
located on the Site. Through the civil plan review process, the stormwater runoff from the
Project will be evaluated, treated, and detained in individual dry wells and a stormwater
facility located in Tract A, consistent with the SWMMWW and Auburn Supplements.
Streets, Alleys, other Public Ways: The Project will be required to construct streets per ACC,
Chapter 12.64A ACC ‘Required Public Improvements’, the City’s Engineering Design
Standards, and the Comprehensive Transportation Plan. With the creation of U Street
Southeast into the site and the completion of the half street improvements along 2nd Street
Southeast, the City’s Transportation Division finds that there will be no decrease in the road
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network level of service (LOS) standard. Additionally, as provided in ‘Finding of Fact’ No. 20,
each new residence will be required to pay the Traffic Impact Fee in place at time of building
permit issuance. Two private access roads (within Tracts B & C) will be constructed off of
the northern end of the cul-de-sac. Tract B will provide access for Lots 5 & 6; Tract C will
provide access to Lots 9 & 10. Details of the road improvements, which are consistent or will
be required to be consistent with the City of Auburn Design Standards, are shown on the
Preliminary Plat and Civil Plans (Exhibit 6).
Based on the City’s Comprehensive Transportation Plan, Functional Roadway Classification
Map, all public roadways that require improvements are classified as “Local Residential”
streets.
Public Water: The Site is located within the City of Auburn water service area and as such,
the project will be required to extend water service onto the site to serve the future lots as
well as stub the water line to the western boundary of the site, for possible future extensions
to the west.
Public Sanitary Sewer: The Site is located within the City of Auburn sewer service area and
will be required to extend sewer service from the intersection of V Street SE and 3rd Ct SE to
2nd Street SE and into the project in order to serve the future single-family residences. The
sewer will also be required to be extended to the western boundary of the site, for possible
future extensions to the west.
Parks, Playgrounds: No parks or playgrounds are proposed for the Project and none are
required under City Code authority. Per ‘Finding of Fact’ No. 17, Park Impact Fees will be
paid at the time of building permit issuance (currently $3,500.00 per unit). The Fenster
Nature Park is located 0.18 miles to the southeast of the Project. Fenster Nature Park
provides open space, gravel trails, and access to the Green River.
Schools: The Site is located within the Auburn School District boundary. Per the Applicant,
students within the Project will attend: 1) Lake View Elementary; 2) Cascade Middle School,
and 3) Auburn High School.
High School students will have the ability to walk to Auburn High School via a new sidewalk
abutting the side on the north side of 2nd Street SE. The sidewalk will continue transition to
a graveled shoulder along the north side of 2nd Street SE to the west. At the intersection of
T Street SE and 2nd Street SE, the walking path will then be via an existing gravel shoulder
along the east side of T Street SE. At the intersection of E Main St and T St SE, the
walking path will be made up of an existing sidewalk along the north side of E Main St, in
which students will be able to walk west until they reach Auburn High School.
Elementary and Middle School Students will be bussed from a bus stop located near the
intersection of 2nd Street Southeast and T Street Southeast to their respective schools.
Students will have the ability to walk to the proposed bus stop via sidewalk constructed
along the north half of 2nd Street Southeast abutting the project site. For additional school
transportation details, see Exhibit 10.
Staff therefore finds the Project meets this criterion, as conditioned herein.
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B. Conformance of the proposed subdivision to the general purposes of the comprehensive
plan;
Staff Analysis: The Project is consistent with the general purposes of the Comprehensive
Plan. The Comprehensive Plan Map establishes the future land use designations for the
City of Auburn. The designation of ‘Single Family Residential’ establishes areas intended for
single family dwellings. The Comprehensive Plan Map depicts the Site as ‘Single Family
Residential’. The Project will subdivide approximately 1.73 acres into 12 lots for single family
dwellings. Therefore this Project meets the intent of the Comprehensive Plan by developing
single family dwellings. Additionally, adequate City services / facilities and water / sewer
service will be provided to serve the plat. The Project will also provide adequate facilities for
stormwater; stormwater will be directed to the stormwater detention pond and individual dry
wells on each lot. The stormwater facilities will be required to meet applicable code and
engineering design standards, as conditioned below. U Street Southeast, a “Local
Residential” public street will be constructed into the Site to serve the proposed Project.
Sidewalks will be constructed on both sides of U Street Southeast as well as along the
project frontage on 2nd Street Southeast. Public services such as the Auburn Police
Department, Valley Regional Fire Authority, and the Auburn School District will also serve
the proposed Project. Finally, impact fees for traffic, fire, parks, and schools will mitigate
respective impacts generated by the Project.
The Project is also consistent with or implements the specific following goals, objectives,
and policies of the Comprehensive Plan:
Land Use
Policies:
“LU-5 New residential development should contribute to the creation, enhancement and
improvement of the transportation system, health and human services, emergency
services, school system, and park system. This may be accomplished through the
development of level of service standards, mitigation fees, impact fees, or construction
contributions.”
Capital Facilities
“Objective 1.1. To ensure that new development does not out-pace the City's ability to
provide and maintain adequate public facilities and services, by allowing new development
to occur only when and where adequate facilities exist or will be provided, and by
encouraging development types and locations which can support the public services they
require.”
Policies:
“CF-1 Lands designated for urban growth by this Plan shall have an urban level of public
facilities (sewer, water, storm drainage, and parks) prior to or concurrent with
development.”
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“CF-2 Encourage development where new public facilities can be provided in an efficient
manner.”
“CF-4 If adequate facilities are currently unavailable and public funds are not committed to
provide such facilities, developers must provide such facilities at their own expense in
order to develop their proposed project.”
“CF-7 The City shall encourage and approve development only where adequate public
services including police protection, fire and emergency medical services, education,
parks and other recreational facilities, solid waste collection, and other governmental
services are available or will be made available at acceptable levels of service prior to
project occupancy or use.”
“Objective 1.2. To ensure that new developments are supported by an adequate level of
public services through an effective system of public facilities.”
Policies:
“CF-10 Public facilities shall be provided in accord with the guidance of the Capital
Facilities Plan or, as may be appropriate a system plan for each type of facility designed to
serve at an adequate level of service the locations and intensities of uses specified in this
comprehensive plan.”
“CF-12 No new development shall be approved which is not supported by a minimum of
facilities to support the development and which does not provide for a proportionate share
of related system needs.”
“Objective 1.3. To ensure safe and adequate water service, for both domestic and fire
protection purposes, to meet the needs of the existing community and provide for its
planned growth.”
“CF-16 The City shall continue its policy of requiring that water system extensions needed
to serve new development shall be built prior to or simultaneously with such development,
according to the size and configuration identified by the Comprehensive Water Plan as
necessary to serve future planned development. The location and design of these facilities
shall give full consideration to the ease of operation and maintenance of these facilities by
the City. The City shall continue to participate to the extent permitted by law, through direct
participation, LIDs, and payback agreements, to assist in the financing of such oversized
improvements. Wherever any form of City finance is involved in a waterline extension,
lines that promote a compact development pattern will be favored over lines traversing
large undeveloped areas with uncertain future development plans.”
“Objective 1.4. To ensure the efficient transmission of sanitary sewage to the appropriate
treatment and disposal facilities in order to meet the needs of the existing community and
provide for its planned growth.”
“CF-23 The City shall continue its policy of requiring that sewer system extensions needed
to serve new development shall be built prior to or simultaneously with such development,
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according to the size and configuration identified by the Comprehensive Sewer Plan and
Comprehensive Plan as necessary to serve future planned development. The location and
design of these facilities shall give full consideration to the ease of operation and
maintenance of these facilities by the City. The City shall continue to use, to the extent
permitted by law, direct participation, LIDs and payback agreements to assist in the
financing of such oversized improvements. Wherever any form of City finance is involved
in a sewer line extension, lines that promote a compact development pattern will be
favored over lines traversing large undeveloped areas where future development plans are
uncertain.”
“Objective 1.6. To ensure that collection, conveyance, storage and discharge of storm
drainage is provided in a sufficient and environmentally responsible manner, in order to
meet the needs of the existing community and provide for its planned growth.”
Policies:
“CF-37 The City shall require developers to construct storm drainage improvements
directly serving the development, including any necessary off-site improvements.”
Transportation Plan
“Funding-01: Require developments or redevelopments to construct transportation
infrastructure systems needed to serve new developments.”
“Funding-03: Improvements that serve new developments will be constructed as a part of
the development process. All costs will be borne by the developer when the development
is served by the proposed transportation improvements. In some instances, the City may
choose to participate in this construction if improvements serve more than adjacent
developments.”
“Parking-02: New developments should provide adequate off-street parking to meet their
needs.”
“ROW-01: The acquisition and preservation of right-of-way is a key component of
maintaining a viable transportation system. Methods used to acquire and preserve right-of-
way include:
Requiring dedication of right-of-way as a condition of development;
Purchasing right-of-way at fair market value; and
Acquiring development rights and easements from property owners.”
“Ped-03: Require developers to incorporate pedestrian facilities into new development
and redevelopment in conformance with the Auburn City Code.”
Parks, Recreation, and Open Space Plan
“PR-8 Park impact fees should be established that help fund the future development of
new parks, park facilities, trails, and acquisition of open space that meet the needs of an
increasing population.”
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C. 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 Analysis: The preceding analysis for Criterion B demonstrates the Project’s
consistency with the applicable policies and objectives of the Comprehensive Plan adopted
by the City. The project is generally consistent with the policies of the Comprehensive Plan
including the City of Auburn Capital Facilities Plan, Comprehensive Transportation Plan, and
the Parks, Recreation and Open Space Plan.
D. Conformance of the proposed subdivision to the general purposes of this title, as
enumerated in ACC 17.02.030;
Staff Analysis: The proposed subdivision meets the general purposes of Title 17 ACC
‘Land Adjustments and Subdivisions’. The Project is a 12-lot subdivision that is consistent
with the R-7 zoning district. Adequate provisions for water, sewer, storm drainage, roads,
and safe walking conditions will be provided with this Project. The plat has been processed
and reviewed for conformity with the regulations of the Auburn City Code, City plans,
policies, and engineering design standards.
Below is a comparison of the Project’s consistency with ACC 17.02.030 and the specific
purpose statements of the subdivision code (in italics) followed by a Staff analysis for each
item.
“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:
A. Prevent the overcrowding of land;
Staff Analysis: The Project meets the minimum and base density of the R-7 zoning
district. As provided under ‘Finding of Fact’ No. 3, the R-7 zoning district has a density
range of between 5 and 7 dwelling units per acre. As the site is approximately 1.73
acres, which based on the density calculation requires between 9 and 12 lots. As
proposed, the Project will contain 12 lots, the maximum density for the R-7 zoning
district. Therefore, the Project will not create an overcrowding of the land.
B. Promote safe and convenient travel by the public on streets and highways;
Staff Analysis: The Project is creating U Street Southeast into the Site and constructing
half street improvements to complete the roadway section on 2nd Street Southeast and
therefore will provide a means of safe and convenient travel via public routes.
C. Promote the effective use of land;
Staff Analysis: The Project is effectively developing the Site by providing single family
residential lots that are within the density ranges required for the R-7 zoning district.
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D. Provide for adequate light and air;
Staff Analysis: The Project will provide adequate light and air through the applicable
setback and lot coverage development standards.
E. Facilitate adequate provision for water, sewerage, storm drainage, parks and
recreational areas, sites for schools and school grounds, and other public requirements;
Staff Analysis: The Finding of Facts, and preceding analysis for Criteria A and B
demonstrates the Project is providing adequate provisions for water supplies, sanitary
wastes, drainage, roads, and other public requirements such as public health, safety,
parks, and schools.
F. Identify, preserve, and utilize native soils and/or vegetation for the purposes of
reducing storm water discharges, promoting groundwater infiltration, and implementing
the use of storm water low impact development techniques;
Staff Analysis: As is typical with single family residential subdivisions, the Site will be
graded throughout to create building pads for the future homes, to construct the public
and private roadways to meet the City of Auburn Design Standards, and to construct the
stormwater facility. Dry wells will also be incorporated to manage stormwater runoff
generated from the Project.
G. Provide for proper ingress and egress;
Staff Analysis: As demonstrated in the analysis for Criterion A, the Project will provide
proper ingress and egress for each individual future home, and pedestrian connections
to the public way.
H. 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;
Staff Analysis: Staff has worked with the applicant to ensure a timely and
comprehensive review of the Project.
I. Adequately provide for the housing and commercial needs of the citizens of the state
and city;
Staff Analysis: The Project will eventually provide for 12 new single-family residences to
serve future residents.
J. Require uniform monumenting of land divisions and conveyance by accurate legal
description;
Staff Analysis: Upon final plat map review, the Project will be required to meet all
applicable survey requirements.
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K. Implement the goals, objectives and policies of the Auburn Comprehensive Plan.”
Staff Analysis: As analyzed in Criterion B, the Project successfully implements the
Comprehensive Plan.
Staff therefore finds the Project meets this criterion, as conditioned herein.
E. 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 Analysis: As analyzed in the ‘Preliminary Plat Findings’, above, the Project is able to
meet applicable zoning and engineering standards.
The placement of homes will be required to meet the zoning development standards for the
R-7 zoning district to which the Project is vested (reference ‘Preliminary Plat Findings’ No.
4).
Staff therefore finds that the Project is able to meet this criterion, as conditioned
herein.
F. 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 Analysis: The Project has been reviewed for conformance with applicable
environmental regulations and is not expected to have any adverse environmental impacts.
The grading plans proposed have been reviewed for conformance with City codes and
regulations and per the Geotechnical Report (Exhibit 8) have been deemed suitable for
development.
The Site is also located within Groundwater Protection Zone 4, which is the least stringent
classification. With the utilization of Best Management Practices, it is anticipated that
potential impacts to groundwater can be avoided.
A DNS was issued on August 22, 2019 for this Project. Compliance with the recommended
conditions of approval, City code, and engineering design standards will ensure that the
Project will not have an adverse impact on the environment.
During civil plan review process, the Project will be reviewed in accordance with applicable
local, state, and federal standards to ensure no unacceptable adverse impacts to the
environment occur.
Staff therefore finds the Project meets this criterion, as conditioned herein.
G. Adequate provisions are made so the preliminary plat will prevent or abate public nuisances;
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Staff Analysis: Adequate provisions are made, and will be made through the subsequent
civil plan review process, so the proposed Project will prevent or abate public nuisances. As
a majority of the Site undeveloped, there are no active code violation cases for the site, and
no known public nuisances.
Staff therefore finds the Project meets this criterion, as conditioned herein.
H. Lot configuration, street and utility layouts, and building envelopes shall be designed in a
manner that identifies, preserves, and utilizes native soils and/or vegetation that are
integrated into a low impact development facility, consistent with the city’s adopted storm
water management manual.
Staff Analysis: As analyzed in Criteria A, B, and D above, the Project has been designed
such that it will be consistent with the City’s Engineering Design Standards and the
Department of Ecology Stormwater Management Manual for Western Washington
(SWMMWW) and Auburn Supplements or will be conditioned to meet such.
Staff therefore finds the Project meets this criterion, as conditioned herein.
STAFF RECOMMENDATION:
Staff recommends approval of the River Glen Preliminary Plat, subject to the information
contained in this Staff Report, the attached exhibits, and the 14 recommended conditions of
approval below.
RECOMMENDED CONDITIONS OF APPROVAL:
1. Sewer service shall be extended to serve the project site. The proposed sewer extension
must be configured so that each of the lots can connect directly to a public sewer main or
manhole. Shared side sewers are not allowed.
2. Tract A shall be identified as a Stormwater Tract dedicated to the City of Auburn for
maintenance and operation. No portion of Tract A will be available for recreation purposes; a
note on the Final Plat shall be included stating as such.
3. Fencing shall be provided around the perimeter of the stormwater pond, the location of
which to be reviewed and determined during the FAC review and consistent with current
City standards. A landscaping plan, consistent with City Engineering Design Standards shall
be included with the FAC submittal. A note shall be placed on the Final Plat indicating that
the HOA shall be responsible for maintenance of those portions of the stormwater Tract A
outside of the fenced perimeter of the stormwater pond, as determined by the City Engineer.
Additionally, the Covenants, Conditions, and Restrictions (CC&Rs) that are reviewed and
approved by the City at Final Plat application, and as recorded thereafter, shall establish the
HOA’s responsibility for regular landscape maintenance.
4. The Final Plat shall indicate if the property owner(s) or the HOA is responsible for
maintenance of the storm drainage facility. Access to this areas for maintenance shall be
shown / indicated on the FAC plans and contained on the Final Plat.
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Staff Member: Lawrence
Date: November 20, 2019
Page 17 of 18
5. Tracts B and C are private access and utility tracts and will be owned and maintained by the
HOA. A note shall be placed on the Final Plat that the HOA is responsible for maintenance
including associated retaining walls (if proposed), walkways, signage, and other associated
features.
6. The comments and markups from City of Auburn staff, included on the Preliminary Plat &
Civil Plan drawings, prepared by Pacific Coast Surveyors & Sound Design Engineering, Inc.,
dated October 2, 2019, Exhibit 6, shall be addressed as part of the Facility Extension
Agreement (FAC) and Final Plat review.
7. Driveways to Lots must meet access tracts and public ROW at an angle of 90°±5°. Lot 11
does not meet this requirement. Note that for Lots 6 and 9, their orientation may pose an
issue with meeting this requirement. The plat layout of the lots will be required to meet this
requirement as part of the FAC review.
8. Per COA Design Standard 10.01.5, driveway connections to the access tracts shall be
configured such that vehicles backing out of the driveways complete their maneuvers within
the access tract without entering another property. Lots 5 and 10 do not meet this
requirement. The plat layout of the lots will be required to meet this requirement as part of
the FAC review.
9. Driveway spacing requirements are not satisfied around the cul-de-sac. A drop apron would
not provide a location with the appropriate curbing required for the hydrant and lighting. If
Lot 4 will access U Street SE and not Tract B, the driveway width will likely be restricted to
11 ft. Lot 7 may also require a restricted driveway width or the City may require Lots 7 and 8
to share a driveway. Please be advised that the plat layout will be required to address these
issues as part of the FAC review.
10. It is unclear if Lot 4 will be taking access from Tract B. Per City of Auburn Design Standard
10.01.5, shared driveways for three or more units must be 26.5 feet in width and include a
sidewalk. As such, either Tract B will need to be widened to meet this requirement or Lot 4
will be prohibited from taking access from Tract B.
11. Per the Checklist, Preliminary Plat Drawing – Graphic Representation Section C, Item 12,
occupation features (i.e. fences, shed, walls, etc.) affecting the boundary between the
subject site and adjoining parcels are shown. Any potential unwritten rights associated with
the depicted occupation features is a civil matter between private parties. It is suggested the
applicant or their authorized representative establish communication with the adjoiners to
create an open discussion regarding the occupation features. The City’s review of this
preliminary plat application is for its conformity to Auburn City Code and state law, and as
such does not address nor adjudicate any potential unwritten rights that may be acquired by
the applicant or the adjoiners. If at FINAL PLAT application, the nature and location of the
depicted occupation features remain unchanged and/or unresolved, then per RCW
58.17.255, a “survey discrepancy note” shall be placed on the face of the FINAL PLAT
similar to the following example:
SURVEY DISCREPANCY NOTE:
18 of 174
Staff Member: Lawrence
Date: November 20, 2019
Page 18 of 18
EXISTING FENCE AND GATE 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 THIS PLAT
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
EXHIBITS:
Exhibit 1. Staff Report
Exhibit 2. Vicinity Map
Exhibit 3. Completed Preliminary Plat Application Form, prepared by MNM LLC, received
March 5, 2019
Exhibit 4. Combined Notice of Application and DNS and completed SEPA Checklist
application
Exhibit 5. Written Comment(s) Received and City Response(s)
Exhibit 6. Preliminary Plat & Civil Plans, Pacific Coast Surveyors & Sound Design
Engineering, Inc., October 2, 2019
Exhibit 7. Critical Area Designation Report, Beaver Creek Environmental Services, Inc.,
April 10, 2018
Exhibit 8. Geotechnical Report, Earth Solutions NW, LLC, February 11, 2019 & October 1,
2019
Exhibit 9. Preliminary Stormwater Report, Sound Design Engineering, September 12, 2019
Exhibit 10. School Walkway Analysis, Sound Design Engineering, December 14, 2018
Prepared by Dustin Lawrence, Senior Planner, Reviewed by Thaniel Gouk, Senior Planner
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666.7
NAD_1983_StatePlane_Washington_North_FIPS_4601_Feet
Feet666.7333.30
Vicinity Map 11/6/2019Printed Date:
Map Created by City of Auburn eGIS
Imagery Date: May 2015
Information shown is for general reference
purposes only and does not necessarily
represent exact geographic or cartographic
data as mapped. The City of Auburn makes
no warranty as to its accuracy.
20 of 174
21 of 174
NOTICE OF APPLICATION (NOA) and
DETERMINATION OF NON-SIGNIFICANCE (DNS)
RIVER GLEN PRELIMINARY PLAT
SEP19-0022
The City of Auburn is issuing a Notice of Application (NOA) and Determination of Non-Significance
(DNS) for the following described project. The permit applications and listed studies may be
reviewed at the Auburn Department of Community Development at One E Main St., 2nd Floor,
Customer Service Center, Auburn, WA 98001.
Proposal: Preliminary Plat in order to subdivide two existing parcels, totaling 1.73 acres, into 12 lots
for the future construction of 12 single-family residences and associated site development activities
including 1,400 cubic yards of cut and fill.
Location: The site is located to the north of 2nd St SE, 1907 2nd St SE, King County Parcel No.
215400-0035 & 215400-0040.
Notice of Application: August 22nd, 2019
Application Complete: April 3, 2019
Permit Application: March 5th, 2019
File Nos. SEP19-0022
PLT19-0007
Applicant: MNM LLC
Bob Nehring
10515 20th St SE #125
Lake Stevens, WA 98258
Property Owner: David & Arlene Holliday
1907 2nd St SE
Auburn, WA 98002
Studies/Plans Submitted With Application:
Preliminary Plat Plan, Stormwater Site Plan, Geotechnical Engineering Study, Critical Area
Designation Study, Environmental Checklist
Other Permits, Plans, and Approvals Needed:
FAC, Building Permit(s), Storm Permit(s), Grading Permit, Preliminary Plat
Statement of Consistency and List of Applicable Development Regulations: This proposal is
subject to and shall be consistent with the Auburn City Code, Comprehensive Plan, and Public
Works Design and Construction Standards.
Lead Agency: City of Auburn
The lead agency for this proposal has determined that it does not have probable significant adverse
impact on the environment. An environmental impact statement (EIS) is not required under RCW
22 of 174
NOTICE OF APPLICATION and DETERMINATION OF NON-SIGNIFICANCE
SEP19-0022 (Continued)
Page 2 of 4
43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and
other information on file with the lead agency. This information is available to the public on request.
Public Comment Period: This may be your only opportunity to comment on the environmental
impact of the proposal. All persons may comment on this application. This DNS is issued under
WAC 197-11-355; the lead agency will not act on this proposal for 15 days from the date issued
below. Comments must be in writing and submitted by 5:00 pm on September 6, 2019 to the mailing
address of 25 W Main ST, Auburn, WA, 98001 or emailed to the contact below. Any person wishing
to become a party of record, shall include in their comments that they wish to receive notice of and
participate in any hearings, if relevant, and request a copy of decisions once made.
Any person aggrieved of the City's determination may file an appeal with the Auburn City Clerk at 25
West Main Street, Auburn, WA 98001- 4998 within 14 days of the close of the comment period, or by
5:00 p.m. on September 20, 2019.
For questions regarding this project, please contact Dustin Lawrence, AICP, Senior Planner, at
planning@auburnwa.gov or 253-931-3092.
Public Hearing: TBD
RESPONSIBLE OFFICIAL: Jeff Tate
POSITION/TITLE: Director, Department of Community Development
ADDRESS: 25 West Main Street
Auburn, Washington 98001
253-931-3090
DATE ISSUED: SIGNATURE:
Note: This determination does not constitute approval of the proposal. Approval of the proposal can
only be made by the legislative or administrative body vested with that authority. The proposal is
required to meet all applicable regulations.
August 22, 2019
23 of 174
NOTICE OF APPLICATION and DETERMINATION OF NON-SIGNIFICANCE
SEP19-0022 (Continued)
Page 3 of 4
Project Site
24 of 174
NOTICE OF APPLICATION and DETERMINATION OF NON-SIGNIFICANCE
SEP19-0022 (Continued)
Page 4 of 4
Proposed Site Plan (Draft)
25 of 174
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36 of 174
1
Dustin Lawrence
From:Theaitonfarm <theaitonfarm@aol.com>
Sent:Monday, September 9, 2019 11:52 AM
To:Planning-1
Subject:1907 2nd St SE development
Follow Up Flag:Follow up
Flag Status:Flagged
CAUTION: The following message originated from outside the City of Auburn. Be careful opening links and
attachments
Good Morning,
I am concerned about the impact on traffic. This will increase the amount of cars substantially. 2nd street and T street are
not wide enough for that much more traffic. Are you making the developer mitigate that by widening the streets?
As of now, with the cars parking on T street, it is a one lane road. Even without parking it is barely wide enough, usually
when passing one of us goes on the shoulder. That is the same on 2nd.
Of course liking the small neighborhood feel of the area, I am not happy with that many homes going in. I am also aware
we are in need of housing. So if you can address my fears for the road situation, I will live with the future marching on.
Thanks,
Susan Aiton : )
2101 2nd St SE
253 740 9513
37 of 174
1
Dustin Lawrence
From:EDMUND INGALLS <ncri00@comcast.net>
Sent:Friday, September 6, 2019 1:31 PM
To:Planning-1
Subject:public comment on parcel #2154000035
CAUTION: The following message originated from outside the City of Auburn. Be careful opening links and
attachments
Dustin Lawrence, Senior Planner, or who it may concern,
I am a home owner in the neighborhood and I have serious concerns about adding 12 lots to our
already congested neighborhood. I can understand wanting to subdivide the 2 parcels but I feel that
12 lots is a bit excessive. The city has recently added speed bumps to our neighborhood due to the
traffic. I have concerns that adding 12 single family homes will only make the situation in our
neighborhood even worse. I would like for you to consider the impact this will have on those of us
who own in the area. Our family strongly disagrees with allowing the two lots to be subdivided into 12
lots.
Thank you,
Ned and Cindy Ingalls
38 of 174
39 of 174
1
Dustin Lawrence
From:Dustin Lawrence
Sent:Wednesday, September 11, 2019 9:14 AM
To:'Theaitonfarm'
Subject:RE: 1907 2nd St SE development
Hi Susan,
Thank you for your comments. There will be an opportunity to provide comments to the hearing examiner as well, once
we are able to get the public hearing scheduled for this project. In the meantime, please see the City’s below response
regarding your concerns:
2nd St SE is classified as a local residential street and as such, the developer will be required to construct 14-feet
of pavement, curb/gutter, a 5.5-foot wide landscape strip, a 5-foot wide sidewalk, street light, and associated
storm drainage improvements from the centerline of 2nd St SE along the proposed development street
frontage.
A pavement taper back to the existing pavement edge on 2nd Street from the new half street improvements will
be required.
A new full street and dead-end cul-de-sac will be constructed to serve the new plat.
Since there are only 12-lots proposed, no new improvements would be required on 2 nd Street past the sites
frontage. There are long standing legal precedents and case laws that limit the City’s ability to require street
improvements past the sites frontage. However, it should be noted that each of the 12 homes that are built on
the lots will be required to pay an impact fee to the City, the money of which goes towards transportation
improvement projects within this area.
Let me know if this answers your questions or if there is anything else I can help with.
Thank you,
Dustin Lawrence, AICP
Senior Planner
Department of Community Development
City of Auburn | www.auburnwa.gov
253.931.3092 | dlawrence@auburnwa.gov
Mailing Address: 25 W Main Street, Auburn, WA 98001
Permit Center Address: 1 E Main Street, Auburn, WA 98002 (Click Here for Map)
Customer Service Survey | Application Forms | Zoning Maps
From: Theaitonfarm
Sent: Monday, September 9, 2019 11:52 AM
To: Planning-1
Subject: 1907 2nd St SE development
CAUTION: The following message originated from outside the City of Auburn. Be careful opening links and
attachments
40 of 174
2
Good Morning,
I am concerned about the impact on traffic. This will increase the amount of cars substantially. 2nd street and T street are
not wide enough for that much more traffic. Are you making the developer mitigate that by widening the streets?
As of now, with the cars parking on T street, it is a one lane road. Even without parking it is barely wide enough, usually
when passing one of us goes on the shoulder. That is the same on 2nd.
Of course liking the small neighborhood feel of the area, I am not happy with that many homes going in. I am also aware
we are in need of housing. So if you can address my fears for the road situation, I will live with the future marching on.
Thanks,
Susan Aiton : )
2101 2nd St SE
253 740 9513
41 of 174
1
Dustin Lawrence
From:Steven Sturza
Sent:Monday, September 9, 2019 1:05 PM
To:Dustin Lawrence
Subject:FW: SEPA Comment - River Glen Preliminary Plat - SEP19-0022
FYI
Steve Sturza, P.E., CFM
Development Engineer Manager
City of Auburn
Community Development
(253) 876-1969
Mailing Address: 25 W Main Street, Auburn, WA 98001
Permit Center Address: 1 E Main Street, Auburn, WA 98002 (Click Here for Map)
Customer Service Survey | Application Forms | Zoning Maps
From: Lisa Tobin
Sent: Monday, September 9, 2019 12:46 PM
To: Steven Sturza
Cc: Robert Elwell ; Jason Krum
Subject: RE: SEPA Comment - River Glen Preliminary Plat - SEP19-0022
Steve,
Suggested changes to Item 2 are shown below.
I don’t understand what Item 3 is intending to say. Was that intended to be the Soares residence at
1982 2nd St SE, not 1902? The Soares executed a Non-Remonstrance Agreement (Recording No.
20180327000877) that said they have to pay their share of the payback agreement on V St SE within
60 days of the payback being recorded against their property.
Jason, who has the authority to put a restriction on a property? I don’t see any mention of the Non-
Remonstrance Agreement on Parcel 2154000075. I know we typically don’t duplicate the Assessor’s
records by storing a recorded document in Imaging Links, but unless someone knew to go look for
the agreement in the original project file we might have missed this.
Thanks,
Lisa Tobin
x. 5062
From: Steven Sturza <ssturza@auburnwa.gov>
Sent: Monday, September 9, 2019 11:51 AM
To: Dustin Lawrence <dlawrence@auburnwa.gov>; Lisa Tobin <ltobin@auburnwa.gov>
Subject: FW: SEPA Comment - River Glen Preliminary Plat - SEP19-0022
42 of 174
2
Lisa,
Can you please help out with the email below while Bob is out of the office?
Thank you,
Steve Sturza, P.E., CFM
Development Engineer Manager
City of Auburn
Community Development
(253) 876-1969
Mailing Address: 25 W Main Street, Auburn, WA 98001
Permit Center Address: 1 E Main Street, Auburn, WA 98002 (Click Here for Map)
Customer Service Survey | Application Forms | Zoning Maps
From: Steven Sturza
Sent: Monday, September 9, 2019 11:33 AM
To: Dustin Lawrence <dlawrence@auburnwa.gov>
Cc: James Webb <jwebb@auburnwa.gov>; Robert Elwell <relwell@auburnwa.gov>
Subject: RE: SEPA Comment - River Glen Preliminary Plat - SEP19-0022
Bob,
Please read and edit responses 2 and 3 if necessary if you don’t mind.
Dustin,
Below are draft responses to each of the questions. I’m not sure what Dawnelle is asking in question 3. I need you to
provide information on off-street parking required for the new homes in the section highlighted in yellow. Please be
sure to include a set of plans so the applicant can see the improvements on paper as well.
1. 2nd St SE is classified as a local residential street so they will be constructing 14-feet of pavement, curb/gutter, a
5.5-foot wide landscape strip, a 5-foot wide sidewalk, street light, and associated storm drainage improvements
from the centerline of 2nd St SE along their street frontage. A pavement taper back to the existing pavement
edge on 2nd Street from the new half street improvements will be required per current AASHTO requirements
beyond their street frontage. A new full street and dead-end cul-de-sac in 50-feet of new right-of-way will be
constructed to serve the new plat. The new single family residential homes will be required to provide ………..
per ACC……….. Refer to the attached preliminary plat drawings for additional information.
2. To provide sanitary sewer service for this project, a public sewer extension is required from the existing manhole
at the corner of 3rd Ct SE and V St SE north to 2nd St SE, and then west within 2nd St SE to the west edge of the
proposed project. An extension from 2nd into the proposed cul-de-sac will also be necessary to serve all of the
proposed lots. The developer has been notified that other properties in the vicinity have expressed interest in
connecting to public sewer, so the possibility of being reimbursed for some of the extension costs exists, either
through direct agreements between them developer and the other property owners, or through a payback
(latecomer’s) agreement with the City is a possibility. The existing homeowners home owner’s will not be
required to connect to the sewer, however the developer can enter into a payback (latecomer’s) agreement that
would require the existing homeowner’s to pay for their portion of the public sewer main extension back to the
developer if and at such time as the existing homeowners connect to the sewer system . FYI – These payback
agreements typically expire after 20-years.
3. There will be no costs required at 1908 2nd St SE for the construction of the River Glen Plat.
Steve Sturza, P.E., CFM
43 of 174
3
Development Engineer Manager
City of Auburn
Community Development
(253) 876-1969
Mailing Address: 25 W Main Street, Auburn, WA 98001
Permit Center Address: 1 E Main Street, Auburn, WA 98002 (Click Here for Map)
Customer Service Survey | Application Forms | Zoning Maps
From: Dustin Lawrence <dlawrence@auburnwa.gov>
Sent: Monday, September 9, 2019 11:07 AM
To: Steven Sturza <ssturza@auburnwa.gov>
Cc: James Webb <jwebb@auburnwa.gov>; Robert Elwell <relwell@auburnwa.gov>
Subject: SEPA Comment - River Glen Preliminary Plat - SEP19-0022
Hi Steve,
I received the attached comment letter regarding the River Glen Preliminary Plat SEPA.
Can you and/or James and Bob respond to these comments? I can relay back to the neighbors.
Thank you,
Dustin Lawrence, AICP
Senior Planner
Department of Community Development
City of Auburn | www.auburnwa.gov
253.931.3092 | dlawrence@auburnwa.gov
Mailing Address: 25 W Main Street, Auburn, WA 98001
Permit Center Address: 1 E Main Street, Auburn, WA 98002 (Click Here for Map)
Customer Service Survey | Application Forms | Zoning Maps
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215400-0044215400-0045172105-9236172105-9080172105-9160215400-0025215400-0028215400-0015LOT 2KC SP 677082AFN 8203170297LOT 1KC SP 677082AFN 8203170297LOT 4KC SP 677172AFN 7803300833LOT 2KC SP 677172AFN 7803300833LOT AKC BLA S92L0236AFN 9302111603LOT 1PLAT OFEAST AUBURN GARDEN TRACTSVOL. 18, PG. 98BLOCK 2N 00°46'13" W
300.06'N 89°50'32" E 251.61'Block 1 Plat ofEast Auburn Garden TractsVol. 18, Pg. 9814686 SF24320 SF34320 SF44384 SF124790 SF114417 SF104388 SF54302 SF64512 SF74620 SF84483 SF94301 SFTract A7366 SF105.59'70.00'73.53'50.00'69.66'
3
9
.
4
1
'40.01'110.40'40.00'43.20'40.00'40.00'105.97'47.81'40.60'106.00'40.60'54.88'96.01'49.00'45.00'45.00'45.00'45.00'39.90'86.91'96.69'96.01'96.01'21.00 22.2
6
2
0.1342.2246.1429.
9
1
22.26L=15.
2
2R =12
.
0
060.96'L=14.03R=9.00L=14.24R=9.00
20.80'
108.49'
111.91'
118.96'
109.69'26.31'67.73'N 00°44'16" W330.45'N 89°50'32" E1290.85'18TIE TO WEST QUARTERSECTION 17 PER PLAT OFVALLEY MEADOWS ADDITION17N89° 13' 47"E20.00'Tract B29.37'80.21'
5
7
.
6
6
'147.51'N 89°50'32" ELot 7East AuburnGarden Tracts215400-0035Lot 8East AuburnGarden Tracts215400-004025.45'55.76'1635 SF1047 SFTract C80.52'299.88'N 00°46'13" W ACCESS & UTILITYACCESS & UTILITYS0° 46' 13"E
174.80'N89° 53' 07"E130.59'N89° 52' 38"E0.00'REVISIONNO.DATE
ENGINEERING, INC
SOUND DESIGN
ROBERT NEHRING, P.E.
10515 20th Street S.E., Lake Stevens, WA 98258
TEL: (425) 773-9567STATR
E 31244 EGH
NI
R
RTG
NOEEEOIS
S
N LA IN G NSGI T E R
EDE
NORPFREO
R TEBO NB.
F W A SHIRiver Glen
10/02/19DATE:
SHEET
FILE:River Glen Plat.dwg
PRELIMINARY PLAT NSCALE: 1" = 30'NW 1/4, SW 1/4, Sec.17, T.21N., R.5E., W.M.2nd Street SEV Street SE
1 OF 1 50.00'R=45'37536O PROJECT DATASOUND DESIGN ENGINEERING, INCROBERT NEHRING, P.E.10515 20TH STREET S.E.LAKE STEVENS, WA 98258(425) 773-9567bob.sdeng@gmail.comENGINEER/CONTACTPACIFIC COAST SURVEYS, INCDARREN RIDDLE, PLSP.O. BOX 3286EVERETT, WA 98213(425) 508-4951darren@pcsurveys.netSURVEYOR1907 2ND STREET S.E.AUBURN, WASITE ADDRESSTAX PARCEL NO.SMNM, LLC10515 20TH ST SE #125LAKE STEVENS, WA 98258(425) 773-9567bob.sdeng@gmail.comAPPLICANTNOT TO SCALEVICINITY MAPNSITE215400-0035215400-0040HOLLIDAY REVOCABLE LIVING TRUST (LOT 7) ANDHOLLIDAY FAMILY TRUST (LOT 8)1907 2ND ST SEAUBURN, WA 98002253-334-0212OWNERRESIDENTIAL TABLEPROPOSED LAND USENUMBER OF DWELLING UNITS PROPOSEDDENSITY - PROPOSED DWELLINGS PER NET ACREGROSS ACREAGEMINIMUM NUMBER OF DWELLINGS REQUIREDMAXIMUM NUMBER OF DWELLINGS ALLOWEDBONUS DENSITY CREDITEXISTING ZONINGPROPOSED ZONINGAPPROXIMATE AREA OF SMALLEST LOTSINGLE FAMILY128.22 DWELLINGS/AC75,471 SF (1.73 AC)912N/AR-7R-74301 SFUTILITIESSANITARY SEWERWATERSCHOOL DISTRICTFIRE DISTRICTTELEPHONEPOWERCITY OF AUBURNCITY OF AUBURNAUBURN SCHOOL DISTRICT NO. 408VALLEY REGIONAL FIRE AUTHORITYCENTURY LINKPSENO CRITICAL AREAS ONSITEU Street SE
INFILTRATION POND/RECREATION AREA10' UTILITYEASEMENTEXISTING PROPERTYLINE TO BE VACATEDGEOTECHEARTH SOLUTIONS NW1805 - 136TH PLACE NE, STE 201BELLEVUE, WA 98005(425) 449-4704U STREET SE SECTION A-ANOT TO SCALE0.5'10' LANE0.5'R.O.W. 8.5' PLANTERSTRIP2H : 1V MAX5' SIDEWALKC/L R.O.W.C/L ROADWAY10' LANE8' PARKINGR.O.W. 2H : 1V MAX2H : 1V MAX2H
:
1V
MAXCURB & GUTTER2.O'7.5' SIDEWALK2.0'2%2%50'STREET TREE CENTEREDIN LANDSCAPE STRIP"NO PARKING" SIGNAAEXAMINED AND APPROVED THIS _____ DAY OF____________, 2019.DIRECTOR, PLANNING AND DEVELOPMENT DEPT.DATE301506030' VACATEDHALF OFVIOLA STREETTHE MONUMENTED CENTERLINE OF V ST. S.E.,AS THE BEARING OF N 00°55'46" W.AS MEASURED FROM 4TH ST SE (COA MON 811-002)TO 2ND ST SE (COA MON 811-008)BASIS OF BEARING(LOCAL RESIDENTIAL)(LOCAL RESIDENTIAL)
PLT19 - 0007(LOCAL RESIDENTIAL)VERTICAL DATUMNAVD 88PER FOUND 2" BRASS DISK W/PUNCH IN MONUMENT CASEAT THE INTERSECTION OF E. MAIN ST. AND M ST. SE.ELEV. = 85.43'PER CITY OF AUBURN SURVEY CONTROL (810-005)HORIZONTAL DATUMNAD 83WASHINGTON STATE PLAN COORDINATES, NORTH ZONE, 4601PER CITY OF AUBURN SURVEY CONTROL (811-008 & 811-002)SITE BENCHMARKTHE TOP OF A STONE MONUMENT IN CASE AT THEINTERSECTION OF V ST. SE. AND 2ND ST. SEELEV. = 76.61'LEGAL DESCRIPTIONCOA MON 811-008N 144792.41E 1300643.74FOUND HOLE IN STONE,DOWN 1.0' IN MONUMENTCASE. HELD FOR POSITIONCOA MON 811-002N 114137.42E 1300633.11FOUND 1 34" BRASS DISKW/"X" FLUSH WITH PAVEMENT.HELD FOR BEARINGMONUMENT TO BE SET PERCOA STANDARD T11.1 (TYP)N 00°55'46" E
655.15'
BASIS OF BEARING
N 00°55'46" E
306.11'COA MON 811-003FOUND HOLE IN STONE, DOWN 1.0' INMONUMENT CASE. HELD FOR POSITIONCOA MON 811-002FOUND 1 34" BRASS DISK W/"X" FLUSHWITH PAVEMENT. HELD FOR BEARINGCOA MON 811-008FROM FIRST AMERICAN TITLE INSURANCE CO. COMMITMENT NO.: 4201-3033449 &4201-3033500 DATED: APRIL 20TH, 2018.215400-003509LOT 7, BLOCK 1, EAST AUBURN GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDEDIN VOLUME 18 OF PLATS, PAGE(S) 98 IN KING COUNTY, WASHINGTON.EXCEPT THE WEST 13.19 FEET.215400-004002LOT 8, BLOCK 1, EAST AUBURN GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDEDIN VOLUME 18 OF PLATS, PAGE 98 IN KING COUNTY, WASHINGTON.TOGETHER WITH THE WEST HALF OF VACATED VIOLA STREET ADJOINING SAID LOT 8;SITUATE IN THE COUNTY OF KINGSTATE OF WASHINGTON.45 of 174
REVISIONNO.DATE
ENGINEERING, INC
SOUND DESIGN
ROBERT NEHRING, P.E.
10515 20th Street S.E., Lake Stevens, WA 98258
TEL: (425) 773-9567STATR
E 31244 EGH
NI
R
RT
G
NOEEEOIS
S
N LA IN G NSGI T E R
E DE
NORPFREO
R TEBO NB.
F W A SHIRiver Glen10/02/19DATE:
SHEET
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COVER SHEET NW 1/4, SW 1/4, Sec.17, T.21N., R.5E., W.M.C1 PROJECT DATAENGINEER/CONTACTSURVEYOR1907 2ND STREET S.E.AUBURN, WASITE ADDRESSTAX PARCEL NO.S75,471 SF (1.73 AC)SITE AREAZONINGAPPLICANTNOT TO SCALEVICINITY MAPNR-7SHEET INDEXC1C2C3C4C5C6C7C8COVER SHEET AND GENERAL NOTESCONCEPTUAL SWPPP AND GRADING PLANSTREET, SITE & LANDSCAPING PLANSTORM DRAINAGE PLANCONCEPTUAL UTILITY PLANCONCEPTUAL UTILITY PROFILESTRANSPORTATION PLANEXISTING FEATURES PLANGRADING QUANTITIESDUFFCUTFILL1,800 C.Y.1,400 C.Y.1,400 C.Y.SITE215400-0035215400-0040PROJECT REF:THESE PLANS ARE APPROVED FORCONFORMANCE WITH THE CITY OFAUBURN'S ENGINEERING REQUIREMENTSDEV. REVIEW ENGINEER:APPROVED BY:DATE APPROVED:OWNERSOUND DESIGN ENGINEERING, INCROBERT NEHRING, P.E.10515 20TH STREET S.E.LAKE STEVENS, WA 98258(425) 773-9567bob.sdeng@gmail.comPACIFIC COAST SURVEYS, INCDARREN RIDDLE, PLSP.O. BOX 3286EVERETT, WA 98213(425) 508-4951darren@pcsurveys.netMNM, LLC10515 20TH ST SE #125LAKE STEVENS, WA 98258(425) 773-9567bob.sdeng@gmail.comGEOTECHEARTH SOLUTIONS NW1805 - 136TH PLACE NE, STE 201BELLEVUE, WA 98005(425) 449-4704HOLLIDAY REVOCABLE LIVING TRUST (LOT 7) ANDHOLLIDAY FAMILY TRUST (LOT 8)1907 2ND ST SEAUBURN, WA 98002253-334-0212PLT19 - 0007THE MONUMENTED CENTERLINE OF V ST. S.E.,AS THE BEARING OF N 00°55'46" W.BASIS OF BEARINGVERTICAL DATUMNAVD 88PER FOUND 2" BRASS DISK W/PUNCH IN MONUMENT CASEAT THE INTERSECTION OF E. MAIN ST. AND M ST. SE.ELEV. = 85.43'PER CITY OF AUBURN SURVEY CONTROL (810-005)HORIZONTAL DATUMNAD 83WASHINGTON STATE PLAN COORDINATES, NORTH ZONE, 4601PER CITY OF AUBURN SURVEY CONTROL (811-008 & 811-002)SITE BENCHMARKTHE TOP OF A STONE MONUMENT IN CASE AT THEINTERSECTION OF V ST. SE. AND 2ND ST. SEELEV. = 76.61'COA MON 811-008N 144792.41E 1300643.74FOUND HOLE IN STONE,DOWN 1.0' IN MONUMENTCASE. HELD FOR POSITIONCOA MON 811-002N 114137.42E 1300633.11FOUND 1 34" BRASS DISKW/"X" FLUSH WITH PAVEMENT.HELD FOR BEARINGLEGAL DESCRIPTIONFROM FIRST AMERICAN TITLE INSURANCE CO. COMMITMENT NO.: 4201-3033449 &4201-3033500 DATED: APRIL 20TH, 2018.215400-003509LOT 7, BLOCK 1, EAST AUBURN GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDEDIN VOLUME 18 OF PLATS, PAGE(S) 98 IN KING COUNTY, WASHINGTON.EXCEPT THE WEST 13.19 FEET.215400-004002LOT 8, BLOCK 1, EAST AUBURN GARDEN TRACTS, ACCORDING TO THE PLAT THEREOF RECORDEDIN VOLUME 18 OF PLATS, PAGE 98 IN KING COUNTY, WASHINGTON.TOGETHER WITH THE WEST HALF OF VACATED VIOLA STREET ADJOINING SAID LOT 8;SITUATE IN THE COUNTY OF KINGSTATE OF WASHINGTON.46 of 174
215400-0044215400-0045172105-9236172105-9080172105-9160215400-0025215400-0028215400-0015LOT 2KC SP 677082AFN 8203170297LOT 1KC SP 677082AFN 8203170297LOT 4KC SP 677172AFN 7803300833LOT 2KC SP 677172AFN 7803300833LOT AKC BLA S92L0236AFN 9302111603LOT 1PLAT OFEAST AUBURN GARDEN TRACTSVOL. 18, PG. 98BLOCK 2N 00°46'13" W
300.06'N 89°50'32" E 251.61'Block 1 Plat ofEast Auburn Garden TractsVol. 18, Pg. 98123412111056789Tract AHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHHH7678N 00°44'16" W330.45'N 89°50'32" E1290.85'18TIE TO WEST QUARTERSECTION 17 PER PLAT OFVALLEY MEADOWS ADDITION17N89° 13' 47"E20.00'Tract B147.51'N 89°50'32" ELot 7East AuburnGarden Tracts215400-0035Lot 8East AuburnGarden Tracts215400-0040Tract C299.88'N 00°46'13" W ACCESS & UTILITYACCESS & UTILITY9 00
10 00
11 00
12 001300
00010020022529003000S0° 46' 13"E
174.80'N89° 53' 07"E130.59'CLEARING LIMITS (TYP)NSCALE: 1" = 30'NW 1/4, SW 1/4, Sec.17, T.21N., R.5E., W.M.2nd Street SEV Street SE
REVISIONNO.DATE
ENGINEERING, INC
SOUND DESIGN
ROBERT NEHRING, P.E.
10515 20th Street S.E., Lake Stevens, WA 98258
TEL: (425) 773-9567STATR
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GRADING PLANC2
10/02/19DATE:
FILE:River Glen Grading.dwg PROJECT REF:THESE PLANS ARE APPROVED FORCONFORMANCE WITH THE CITY OFAUBURN'S ENGINEERING REQUIREMENTSDEV. REVIEW ENGINEER:APPROVED BY:DATE APPROVED:U Street SE
TEMPORARY GRAVEL CONSTRUCTION ENTRANCESILT FENCE (TYP)CATCH BASIN INLET PROTECTIONREMOVE TREE (TYP)TEMPORARY SEDIMENT PONDTEMPORARY STOCKPILEDEMO EXISTING STRUCTURE(DEMO PERMIT REQUIRED, SEPTICDECOMMISSIONED AND WATER METER PULLEDPER CITY STANDARDS AND REQUIREMENTS)LIMITS OF DISTURBANCEEXISTING FLOW ARROW (TYP)12KEYED NOTES3456789C/LHARD SURFACE ROAD22' MIN50' MIN
20' RROCK CONSTRUCTION ENTRANCE2nd Street SE2'-6"
5'-0"
2'-0"6' MAX.SECTION12"MIN.
2'-0"
5'-0"
6"12" MIN DEPTH4"-6" QUARRYSPALLS OVERMIRAFI 140-N ORAPPROVED EQUALNOT TO SCALEFILTER FABRIC MATERIAL IN CONTINUOUSROLLS. USE STAPLES OR WIRE RINGS TOATTACH FABRIC TO WIREBURY BOTTOM OF FILTERMATERIAL IN 8" BY 12" TRENCHFILTER FABRICMATERIALPROVIDE WASHED GRAVELBACKFILL OR COMPACTED NATIVESOIL AS DIRECTED BY ENGINEERBURY BOTTOM OF FILTERMATERIAL IN 8" BY 12" TRENCH2" X 2" WOOD POSTS,STANDARD OR BETTEROR EQUIVALENT2" X 2" WOOD POSTS,STANDARD OR BETTEROR EQUIVALENTNOT TO SCALESILT FENCE1777564822889PLT19 - 000747 of 174
WWWWWSSSSSSSSSS215400-0044215400-0045172105-9236172105-9080172105-9160215400-0025215400-0028215400-0015LOT 2KC SP 677082AFN 8203170297LOT 1KC SP 677082AFN 8203170297LOT 4KC SP 677172AFN 7803300833LOT 2KC SP 677172AFN 7803300833LOT AKC BLA S92L0236AFN 9302111603LOT 1PLAT OFEAST AUBURN GARDEN TRACTSVOL. 18, PG. 98BLOCK 2N 00°46'13" W
300.06'N 89°50'32" E 251.61'SSSSSSSSBlock 1 Plat ofEast Auburn Garden TractsVol. 18, Pg. 9814686 SF24320 SF34320 SF44384 SF124790 SF114417 SF104388 SF54302 SF64512 SF74620 SF84483 SF94301 SFTract A7366 SFSSSSSSSSSS105.59'70.00'73.53'50.00'69.66'
39.41'40.01'110.40'40.00'43.20'40.00'40.00'105.97'47.81'40.60'106.00'40.60'54.88'96.01'49.00'45.00'45.00'45.00'45.00'39.90'86.91'96.69'S96.01'96.01'21.00 22.26 20.1342.2246.1429.91 22.26L=15.22R=12.0060.96'L=14.03R=9.00L=14.24R=9.00 20.80'108.49'111.91'118.96'
109.69'WSWSWSWSWSWSWSSDSDDD26.31'67.73'N 00°44'16" W330.45'N 89°50'32" E1290.85'18TIE TO WEST QUARTERSECTION 17 PER PLAT OFVALLEY MEADOWS ADDITION17N89° 13' 47"E20.00'DDDDDDDDHHHHHHHHHHHHHHTract BD29.37'80.21'
57.66'147.51'N 89°50'32" ELot 7East AuburnGarden Tracts215400-0035Lot 8East AuburnGarden Tracts215400-0040WSWS25.45'55.76'1635 SF1047 SFTract CS80.52'299.88'N 00°46'13" W ACCESS & UTILITYACCESS & UTILITYD9 00
10 00
11 0012001300000 10020022529003000S0° 46' 13"E174.80'N89° 53' 07"E130.59'N89° 52' 38"E0.00'REVISIONNO.DATE
ENGINEERING, INC
SOUND DESIGN
ROBERT NEHRING, P.E.
10515 20th Street S.E., Lake Stevens, WA 98258
TEL: (425) 773-9567STATR
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STREET, SITE & LANDSCAPING PLAN ASPHALT RAMP TO GRADESTREET TREE (FLOWERING PLUM) (10 TYP)PER STD DETAIL T-06.23" BLACK BARKDUST GROUND COVERNATIVE TREES/VEGETATION TO SCREEN AND ENHANCEPOND PER SEC.3.2.1, VOL. 3 OF THE STORMWATERSUPPLEMENTPROPOSED MONUMENT PER T11.1(TYP)DROP APRON CUL-DE-SACSTREET LIGHT (TYPE F)BOLLARDS PER STD DTL T-03.2MAILBOX PER STD DTL T-07.15' SIDEWALK7' SIDEWALK7.5' SIDEWALK83' TAPER20' WIDE POND ACCESS ROAD20' WIDE PIPE OUTLET ACCESS ROADDRYWELL TO BE LOCATED PER CITY REQUIREMENTSCOA MONUMENT 811-008MONUMENT TO BE PROTECTED. DNR MONUMENTDESTRUCTION PERMIT REQUIRED IF CONSTRUCTIONACTIVITIES DISTURB MONUMENT12KEYED NOTES3NSCALE: 1" = 30'4NW 1/4, SW 1/4, Sec.17, T.21N., R.5E., W.M.2nd Street SEV Street SE
C3 PROJECT REF:THESE PLANS ARE APPROVED FORCONFORMANCE WITH THE CITY OFAUBURN'S ENGINEERING REQUIREMENTSDEV. REVIEW ENGINEER:APPROVED BY:DATE APPROVED:28.00'50.00'R=45'R=20'R=37.5'5' SIDEWALK5' SIDEWALK11INFILTRATION POND/RECREATION AREA32U Street SE
455LEGENDEXISTING MONUMENTPROPOSED MONUMENTU STREET SE SECTION A-ANOT TO SCALE0.5'10' LANE0.5'R.O.W. 8.5' PLANTERSTRIP2H : 1V MAX5' SIDEWALKC/L R.O.W.
C/L ROADWAY
10' LANE8' PARKINGR.O.W. 2H
:
1V
MAX2H : 1V MAX2H :
1V
MAXCURB & GUTTER2.O'7.5' SIDEWALK2.0'2%2%50'"NO PARKING" SIGNAA3015060BB
2ND STREET SE SECTION B-BNOT TO SCALE0.5'VARIES2H : 1V MAX2H :
1V
MAXCURB & GUTTER5' SIDEWALK'5.5' PLANTER2%*5'30'R.O.W.14'C/L ROADWAY
STREET TREE CENTERED INLANDSCAPE STRIP(LOCAL RESIDENTIAL)SAWCUT 12" INSIDEEXISTING EDGE ANDSEAL JOINT679(LOCAL RESIDENTIAL)8876(LOCAL RESIDENTIAL)R=20'9101112131110121313PLT19 - 0007(LOCAL RESIDENTIAL)30' VACATEDHALF OFVIOLA STREET8 X 256021514161415162'22'22'83' TAPER83' TAPER171748 of 174
WWWWWSSSSSSSSSS215400-0044215400-0045172105-9236172105-9080172105-9160215400-0025215400-0028215400-0015LOT 2KC SP 677082AFN 8203170297LOT 1KC SP 677082AFN 8203170297LOT 4KC SP 677172AFN 7803300833LOT 2KC SP 677172AFN 7803300833LOT AKC BLA S92L0236AFN 9302111603LOT 1PLAT OFEAST AUBURN GARDEN TRACTSVOL. 18, PG. 98BLOCK 2N 00°46'13" W
300.06'N 89°50'32" E 251.61'SSSSSSBlock 1 Plat ofEast Auburn Garden TractsVol. 18, Pg. 98123412111056789Tract ASSSSSSSSSSSWSWSWSWSWSWSWSSDSDDDN 00°44'16" W330.45'N 89°50'32" E1290.85'18TIE TO WEST QUARTERSECTION 17 PER PLAT OFVALLEY MEADOWS ADDITION17N89° 13' 47"E20.00'DDDDDDDDHHHHHHHHHHHHHHTract BD147.51'N 89°50'32" ELot 7East AuburnGarden Tracts215400-0035Lot 8East AuburnGarden Tracts215400-0040WSWSTract CS299.88'N 00°46'13" W ACCESS & UTILITYACCESS & UTILITYD9 00
10 00
11 0012001300000 10020022529003000S0° 46' 13"E174.80'N89° 53' 07"E130.59'0+00 (ROAD A)=
11+34.06 (2ND ST)556065707580859055606570758085900+00EG
FG 78.950+50EG
FG 78.381+00EG
FG 78.121+50EG
FG 78.512+00EG
FG 79.012+25EG
FG
STA: 0+00.00
EL: 78.95
STA: 2+05.93
EL: 79.07
SSMH NO. 2RIM=78.74IE=65.18 (E)IE=65.28 (W,N)211 LF - 8"PVCS=2.71%1+74.80
C/L CUL-DE-SAC
-1.14%1.00%PVI STA: 0+90.58PVI ELEV: 77.92K: 35.05LVC: 75.00BVCS: 0+53.08
BVCE: 78.34
EVCS: 1+28.08
EVCE: 78.29
LP STA: 0+93.03LP EL: 78.12CATCH BASIN NO. 1THRU CURB INLETRIM=77.84IE=75.34CATCH BASIN NO. 2THRU CURB INLETRIM=77.84IE=75.2126 LF - 12"INFILTRATION PONDIE=74.38S=0.5%
18 LF - 12"
S=0.5%CATCH BASIN NO. 3MODULAR WETLAND OREQUAL ENHANCED WATERQUALITY DEVICERIM=77.84IE=75.12 (W)IE=74.62 (E)47 LF - 12"
S=0.5%27 LF - 8" D.I.175 LF - 8" D.I.3'SSMH NO. 3RIM=79.00IE=71.00 (8"-S)IE=71.20 (6"-NE, NW)REVISIONNO.DATE
ENGINEERING, INC
SOUND DESIGN
ROBERT NEHRING, P.E.
10515 20th Street S.E., Lake Stevens, WA 98258
TEL: (425) 773-9567STATR
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STORM DRAINAGE PLANCATCH BASIN NO. 1THRU CURB INLET0+90.6, 10.0' LTCATCH BASIN NO. 2THRU CURB INLET0+90.6, 16.0' RTCATCH BASIN NO. 3MODULAR WETLAND OR EQUALENHANCED WATER QUALITY DEVICE12DRAINAGE STRUCTURES3NSCALE: 1" = 30'NW 1/4, SW 1/4, Sec.17, T.21N., R.5E., W.M.2nd Street SEV Street SE
C4 PROJECT REF:THESE PLANS ARE APPROVED FORCONFORMANCE WITH THE CITY OFAUBURN'S ENGINEERING REQUIREMENTSDEV. REVIEW ENGINEER:APPROVED BY:DATE APPROVED:1226 LF - 12"47 LF - 12"U Street SEDRYWELL (TYP)24' X 24' X 3' INFILTRATION POND W/6' SIGHTOBSCURING FENCELANDSCAPING TO BE PER SWMMWW AND CITY'SSUPPLEMENT20' WIDE POND ACCESS ROAD20' WIDE PIPE OUTLET ACCESS ROADDRYWELL TO BE LOCATED PER CITY REQUIREMENTSNOTES1222 LF - 12"S=0.5%233LEGENDCATCH BASIN TYPE 1DRYWELL - TO BE CONSTRUCTED AT BUILDINGPERMIT STAGE (60 CF GRAVEL/1000 SF ROOF)AC7318 LF - 12"D3 : 124'24'3015060U STREET SE PROFILESCALE: 1" = 30' (HORIZ) 1" = 5' (VERT)PLT19 - 0007145645649 of 174
WWWWWSSSSSSSSSS215400-0044215400-0045172105-9236172105-9080172105-9160215400-0028LOT 2KC SP 677082AFN 8203170297LOT 1KC SP 677082AFN 8203170297KC SP 677172AFN 7803300833LOT 2KC SP 677172AFN 7803300833LOT AKC BLA S92L0236AFN 9302111603LOT 1PLAT OFEAST AUBURN GARDEN TRACTSVOL. 18, PG. 98BLOCK 2SSSSSSBlock 1 Plat ofEast Auburn Garden TractsVol. 18, Pg. 98123412111056789Tract ASSSSSSSSSSSWSWSWSWSWSWSWSSDSDDDN 00°44'16" W330.45'N 89°50'32" E1290.85'TIE TO WEST QUARTERSECTION 17 PER PLAT OFVALLEY MEADOWS ADDITION17N89° 13' 47"E20.00'DDDDDDDDHHHHHHHHHHHHHHTract BDLot 7East AuburnGarden Tracts215400-0035Lot 8East AuburnGarden Tracts215400-0040WSWSTract CSACCESS & UTILITYACCESS & UTILITYD9 00
10 00110012001300000 10020022529003000S0° 46' 13"E174.80'N89° 53' 07"E130.59'SSSSSSSSSSSSSSSSSSSIE=8" PVC(N)=62.2310 0026
302700280029003000N89° 53' 07"E130.59'N 00°55'46" E 655.15'
BASIS OF BEARING SSMH NO. 110+05.9, 6.0' LTRIM=77.50IE=64.45 (S)IE=64.55 (W)SSMH NO. 211+22.5, 10.0' RTRIM=78.74IE=65.18 (E)IE=65.28 (W,N)SSMH NO. 32+00.9, 8.0' RTRIM=79.00IE=71.00 (8"-S)IE=71.20 (6"-NE, NW)SSMH NO. 412+51.5, 10.0' LTRIM=79.05IE=65.88 (E)INSTALL 6" OFFSITESIDE SEWER (5 - TYP)12SEWER NOTES3NSCALE: 1" = 30'4NW 1/4, SW 1/4, Sec.17, T.21N., R.5E., W.M.2nd Street SEV Street SE
V Street SE
2nd Street SESEEABOVE REVISIONNO.DATE
ENGINEERING, INC
SOUND DESIGN
ROBERT NEHRING, P.E.
10515 20th Street S.E., Lake Stevens, WA 98258
TEL: (425) 773-9567STATR
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FILE:River Glen.dwg
CONCEPTUAL UTILITY PLAN
C5 PROJECT REF:THESE PLANS ARE APPROVED FORCONFORMANCE WITH THE CITY OFAUBURN'S ENGINEERING REQUIREMENTSDEV. REVIEW ENGINEER:APPROVED BY:DATE APPROVED:RIGHTSEEBELOW LEFTMATCH LINEMATCH LINE3210+12.51, 5.0' LTCONNECT TO EXISTING 8"D.I. WITH1 - 8" CUT-IN TEE (FL X MJ X MJ)1 - 8" RS GATE VALVE (FL X MJ)2 - 8" SPOOLS2 - 8" SLEEVESCONCRETE BLOCKING2+21.51, 5.0' RT1 - 8" X 6" TEE1 - 6" RS GATE VALVECONCRETE BLOCKING2+21.51.51, 11.0' LT1 - FIRE HYDRANT ASSEMBLYPER COA STD DTL W-07.2PROTECT FIRE HYDRANT WITH BOLLARDSWATER METER 34" (TYP)PER COA STD DTL W-13.2 & W-15.3IRRIGATION DCVA PER COA STD DTL W24.1WATER NOTES3112125 LF - 8"PVCS=0.50%120 LF - 8"PVCS=0.50%234334 LF - 8"PVC
S=0.50%
27 LF - 8"D.I.209 LF - 8"D.I.454211 LF - 8"PVCS=2.71%CATCH BASIN NO. 1THRU CURB INLET0+90.6, 10.0' LTCATCH BASIN NO. 2THRU CURB INLET0+90.6, 16.0' RTCATCH BASIN NO. 3BIOCLEAN WATER QUALITY OR EQUALENHANCED WATER QUALITY DEVICEINFILTRATION PONDDRYWELL (TYP)VEHICLE ACCESS PADSIGHT OBSCURING NATIVEVEGETATION HEDGEPOND ACCESS ROADBOLLARDS (4 - TYP)STORM DRAINAGE NOTES1234520 LF - 12"18 LF - 12"12VERTICAL DATUMNAVD 88FOUND MON IN CASE WITH 5/8" HOLE IN CONC. ATTHE INTERSECTION OF 2ND ST. S.E. AND V ST. S.E.ELEV. = 76.61'PER GPS OBSERVATIONSU Street SE4347 LF - 12"566789879301506018' DWYMAX5' SIDEWALK5.5' PLANTEREX HYDAFTER APPROPRIATE FEE PAYMENT RECEIVED AND VERIFYINGTHAT DOUBLE CHECK VALVE ASSEMBLY (DCVA) HAS BEENINSTALLED (NOT BY CITY), THE CITY WILL INSTALL THE IRRIGATIONMETER INSIDE THE IRRIGATION METER BOX. THE PASSING TESTREPORT FOR THE DCVA MUST BE RECEIVED BY THE CITY WITHIN24 HOURS OF THE INSTALLATION OF THE METERNOTE:EX HYD0+800+981+962+971+505PLT19 - 00075550 of 174
50556065707580859010+00EG 77.00
FG 77.0010+50EG 78.06
FG 78.0611+00EG 78.08
FG 78.0811+50EG 78.98
FG 78.9812+00EG 79.00
FG 79.0012+50EG 79.00
FG 79.00
11+25.00 (2ND ST)=
0+00 (ROAD A)116 LF - 8"PVCSSMH NO. 4RIM=79.05IE=65.88 (E)SSMH NO. 2RIM=78.74IE=65.18 (E)IE=65.28 (W,N)SSMH NO. 1RIM=77.50IE=64.45 (S)IE=64.55 (W)S=0.50%%129 LF - 8"PVCS=0.50%%10+00 (2ND ST)=
30+00 (V ST)
10+00.00 (2ND ST)=30+00.00 (V ST)SSMH NO. 1RIM=77.50IE=64.45 (S)IE=64.55 (W)334 LF - 8"PVCS=0.50%%IE=8" PVC(N)=62.230+00 (ROAD A)=
11+34.06 (2ND ST)556065707580859055606570758085900+00EG
FG 78.950+50EG
FG 78.381+00EG
FG 78.121+50EGFG 78.512+00EGFG 79.012+25EGFG
STA: 0+00.00
EL: 78.95
STA: 2+05.93EL: 79.07
SSMH NO. 2RIM=78.74IE=65.18 (E)IE=65.28 (W,N)211 LF - 8"PVCS=2.71%1+74.80C/L CUL-DE-SAC
-1.14%1.00%PVI STA: 0+90.58PVI ELEV: 77.92K: 35.05LVC: 75.00BVCS: 0+53.08
BVCE: 78.34
EVCS: 1+28.08EVCE: 78.29
LP STA: 0+93.03LP EL: 78.12CATCH BASIN NO. 1THRU CURB INLETRIM=77.84IE=75.34CATCH BASIN NO. 2THRU CURB INLETRIM=77.84IE=75.2126 LF - 12"INFILTRATION PONDIE=74.38S=0.5%
18 LF - 12"
S=0.5%CATCH BASIN NO. 3MODULAR WETLAND OREQUAL ENHANCED WATERQUALITY DEVICERIM=77.84IE=75.12 (W)IE=74.62 (E)47 LF - 12"
S=0.5%27 LF - 8" D.I.175 LF - 8" D.I.3'SSMH NO. 3RIM=79.00IE=71.00 (8"-S)IE=71.20 (6"-NE, NW)NW 1/4, SW 1/4, Sec.17, T.21N., R.5E., W.M.REVISIONNO.DATE
ENGINEERING, INC
SOUND DESIGN
ROBERT NEHRING, P.E.
10515 20th Street S.E., Lake Stevens, WA 98258
TEL: (425) 773-9567STATR
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CONCEPTUAL UTILITY PROFILES
C6 PROJECT REF:THESE PLANS ARE APPROVED FORCONFORMANCE WITH THE CITY OFAUBURN'S ENGINEERING REQUIREMENTSDEV. REVIEW ENGINEER:APPROVED BY:DATE APPROVED:U STREET SE PROFILESCALE: 1" = 30' (HORIZ) 1" = 5' (VERT)2ND STREET PROFILESCALE: 1" = 30' (HORIZ) 1" = 5' (VERT)V STREET SE PROFILESCALE: 1" = 30' (HORIZ) 1" = 5' (VERT)PLT19 - 000780757065608075706560EXISTING ROAD51 of 174
215400-0044215400-0045215400-0025215400-0028LOT 4KC SP 677172AFN 7803300833LOT 2KC SP 677172AFN 7803300833LOT AKC BLA S92L0236AFN 9302111603LOT 1PLAT OFEAST AUBURN GARDEN TRACTSVOL. 18, PG. 98BLOCK 2N 00°46'13" W
300.06'N 89°50'32" E 251.61'Block 1 Plat ofEast Auburn Garden TractsVol. 18, Pg. 98123412111056789Tract A105.59'70.00'73.53'50.00'69.66'
3
9
.
4
1
'40.01'110.40'40.00'43.20'40.00'40.00'105.97'47.81'40.60'106.00'40.60'54.88'96.01'49.00'45.00'45.00'
45.00'45.00'39.90'86.91'96.69'96.01'96.01'21.00
22.2
6
2
0.1342.2246.1429.
9
1
22.26L=15
.2
2R =12
.
0
060.96'L=14.03R=9.00L=14.24R=9
.00
20.80'
108.49'
111.91'
118.96'
109.69'26.31'67.73'HHHHHHHHHHHHHHTract B29.37'80.21'
5
7
.
6
6
'147.51'N 89°50'32" ELot 7East AuburnGarden Tracts215400-0035Lot 8East AuburnGarden Tracts215400-004025.45'55.76'Tract C80.52'
299.88'
N 00°46'13" W
ACCESS & UTILITYACCESS & UTILITY8 00
9 00
10 00
11 00
12 00
13 00
14 00
00010020022529003000N89° 52' 38"E0.00'REVISIONNO.DATE
ENGINEERING, INC
SOUND DESIGN
ROBERT NEHRING, P.E.
10515 20th Street S.E., Lake Stevens, WA 98258
TEL: (425) 773-9567STATR
E 31244 EGH
NI
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NOEEEOIS
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N LA IN G NSGI T E R
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ORPFREO
R TEBO NB.
F W A SHIRiver Glen10/02/19DATE:
SHEET
FILE:River Glen.dwg
TRANSPORTATION PLANASPHALT RAMP TO GRADESTREET TREE (FLOWERING PLUM) (10 TYP)3" BLACK BARKDUST GROUND COVERPYRAMIDAL ARBORVITAE AROUND PERIMETER OFPOND @ 6' O.C.PROPOSED MONUMENT (TYP)ADA RAMP (TYP)83' TAPERSTREET LIGHT (TYPE F)12KEYED NOTES3NSCALE: 1" = 30'4NW 1/4, SW 1/4, Sec.17, T.21N., R.5E., W.M.2nd Street SEV Street SE
C7 PROJECT REF:THESE PLANS ARE APPROVED FORCONFORMANCE WITH THE CITY OFAUBURN'S ENGINEERING REQUIREMENTSDEV. REVIEW ENGINEER:APPROVED BY:DATE APPROVED:28.00'50.00'R=45'R
=
2
0
'
R=
3
7
.
5
'5' SIDEWALK5' SIDEWALK5' SIDEWALK
11INFILTRATION POND/RECREATION AREA32U Street SE
455LEGENDEXISTING MONUMENTPROPOSED MONUMENTU STREET SE SECTION A-ANOT TO SCALE0.5'10' LANE0.5'R.O.W. 8.5' PLANTERSTRIP2H : 1V MAX5' SIDEWALKC/L R.O.W.C/L ROADWAY10' LANE8' PARKINGR.O.W. 2H : 1V MAX2H : 1V MAX2H :
1V
MAXCURB & GUTTER2.O'7.5' SIDEWALK2.0'2%2%50'STREET TREE CENTEREDIN LANDSCAPE STRIP"NO PARKING" SIGNAADESIGNSPEED LIMIT30MPH660+00 (U STREET)=11+30.59 (2ND STREET)14.5'290' INTERSECTION SIGHT DISTANCE335' INTERSECTION SIGHT DISTANCE5'3015060BB
(LOCAL RESIDENTIAL)(LOCAL RESIDENTIAL)77878PLT19 - 0007(LOCAL RESIDENTIAL)130' INTERSECTION SPACING***NOTE: GRADE IS FLAT2ND STREET SE SECTION B-BNOT TO SCALE0.5'VARIES2H : 1V MAX2H : 1V MAXCURB & GUTTER5' SIDEWALK'5.5' PLANTER2%*5'30'R.O.W.14'C/L ROADWAY(LOCAL RESIDENTIAL)SAWCUT 12" INSIDEEXISTING EDGE ANDSEAL JOINT2'52 of 174
Beaver Creek Environmental Services, Inc.
----- POB 731695 • Puyallup WA 98373 -----
(253) 732-6515 MHeckert@Q.com
April 10, 2018
Mr. John McCloud
PPI Seattle
822 E Gwinn Pl.
Seattle, WA 98102
(206) 805-1800 ofc
john@ppiseattle.com
RE: Critical Areas Designation (CAD)
Parcel nos. 2154000035 and 2154000040
1907 2nd St. SE and adjacent east, City of Auburn, Washington
Dear Mr. McCloud,
As requested we have evaluated Parcels 2154000035 and 2154000040 for jurisdictional
wetlands, streams, and required buffers. The CAD wetland delineation encompassed the
entire site.
Figure 1. Project Location & Vicinity map
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2
PPI Auburn CAD Report
Location and Existing Conditions
The property is located north side of 2nd Street SE, east of T Street SE, in the City of Auburn,
Washington, inside the Urban Growth Boundary. This property is rectangular, 76,995 sq. ft.
[1.77 acre]. The site contains a single-family house in the southwest corner with the rest
vacant.
Figure 2. Existing Condition
Methodology
The site visit was conducted on April 6, 2018. A combination of field indicators, including:
soils, vegetation, and hydrology, were used to determine whether wetlands were present.
Onsite assessment followed the established criteria and methods as defined within the Corps
of Engineers (CoE) Wetland Delineation Manual - 2010 Western Mountains, Valleys, and
Coast (WMVC) Regional Supplement, Revised Washington State Wetland Rating
System(WSWRS), and city of Auburn Chapter 16.10 Critical Areas.
Wetlands are transitional areas between aquatic and upland habitats. In general terms,
wetlands are lands where the extent and duration of saturation with water is the primary factor
determining the nature of soil development and the types of plant and animal communities
living in the soil and on its surface (Cowardin et al., 1979). Wetlands are generally defined as
"those areas that are inundated or saturated by surface water or ground water at a frequency
and duration sufficient to support, and that under normal circumstances do support, a
prevalence of vegetation typically adapted for life in saturated soil conditions.”. (City of Auburn
Code – Chap. 16)
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3
PPI Auburn CAD Report
Wetlands exhibit three (3) essential characteristics, all of which must be present for an area to
meet the established criteria within the CoE Manual. These essential characteristics are:
Hydrophytic Vegetation: Meaning a predominance of plants that are typically adapted for life
in saturated soils,
Hydric Soil: Meaning soil’s that are saturated, flooded, or ponded long enough during the
growing season to develop anaerobic conditions in the upper horizons, and
Wetland Hydrology: Meaning permanent or periodic inundation, or soil saturation to the
surface, at least seasonally.
Streams are delineated by identification of the Ordinary High Water Mark (OHWM). The
definition of the OHWM as defined by the Washington State Department of Ecology as a part
of the Shoreline Management Act is:
“the mark on all lakes, streams, and tidal water that will be found by examining
the bed and banks and ascertaining where the presence and action of waters are
so common and usual, and so long continued in all ordinary years, as to mark
upon the soil a character distinct from that of the abutting upland, in respect to
vegetation as that condition exists on June 1, 1971, as it may naturally change
thereafter, or as it may change thereafter in accordance with permits issued by a
local government or the department: Provided, That in any area where the
ordinary high water mark cannot be found, the ordinary high water mark adjoining
salt water shall be the line of mean higher high tide and the ordinary high water
mark adjoining fresh water shall be the line of mean high water”.
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PPI Auburn CAD Report
Existing Documentation
National Wetland Inventory (NWI) resources (fig. 3) identifies no wetlands or streams within, or
adjacent to the project site.
Figure 3. National Wetland Inventory Map
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5
PPI Auburn CAD Report
King County Critical Area & DNR Water Type data (fig. 4) identifies no wetland or drainage
within, or adjacent to, the project site.
Figure 4. King County Wetlands & DNR Aquatic Areas Map
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PPI Auburn CAD Report
The NRCS soils map (fig. 5) identify soils on the site as:
Pilchuck fine silt loam – not listed as hydric.
Figure 5. NRCS Soils map
Field Observations
Upland Areas
The project site contains one primary upland habitat area.
Vegetation: The site has a single-family house in the southwest. Major plant species are
entirely pasture grasses through the majority of the site. The northern 60 ft. is dense himal
blackberry interspersed with trees.
Soils: The soils throughout the project area consist of Pilchuck fine sandy loam (Pk). The
Pilchuck series consists of very deep, excessively drained and somewhat excessively drained
soils that formed in gravelly and sandy alluvium. Pilchuck soils are on flood plains.
Soil plot data for the south area was 0-18 in. 10YR 3/2 with no hydric soil indicators.
Hydrology: Surface flow through the site is generally directed by topography to the north.
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PPI Auburn CAD Report
Wetlands
Based on the criteria, no area was identified as meeting the characteristics for definition as
wetland.
Aquatic Areas
No area was identified as meeting the characteristics for definition as a stream.
Off Site
No features within 315 ft. of the site meet criteria for definition as Critical Areas.
Note: Wetland determination is only made by jurisdictional authority (City of Auburn).
Prior to extensive site planning, this document should be reviewed and the wetland boundaries
verified by the appropriate resource and permitting agencies. Wetland boundaries, wetland
classifications, wetland ratings, and proposed buffers must be reviewed and approved by the
City of Auburn Planning and Land Services and potentially other regulatory agencies. Beaver
Creek Environmental Services, Inc. (BCES) has provided professional services that are in
accordance with the degree of care and skill generally accepted in the nature of the work
accomplished. No other warranties are expressed or implied. BCES is not responsible for
design costs incurred before this document is approved by the appropriate resource and
permitting agencies.
If you have questions or need additional information please contact myself at 253.732.6515 or
by email at mheckert@q.com.
Respectfully Submitted,
Mark Heckert, President
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EarthSolutionsNWLLC
EarthSolutions
NW LLC
Geotechnical Engineering
Construction Observation/Testing
Environmental Services
1805 - 136th Place N.E., Suite 201 Bellevue, WA98005
(425) 449-4704 Fax (425) 449-4711
www.earthsolutionsnw.com
GEOTECHNICAL ENGINEERING STUDY
PROPOSED RESIDENTIAL PLAT
RIVER GLEN
1907 - 2 STREET SOUTHEAST
AUBURN, WASHINGTON
ES-6511
ND
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Geotechnical Engineering,Construction
Observation/Testing and Environmental Services
Drwn. CAM
Checked SES Date Jan. 2019
Date 01/25/2019 Proj. No. 6511
Plate 1
Earth Solutions NWLLCEarthSolutionsNWLLC
EarthSolutions
NW LLC
Vicinity Map
River Glen
Auburn, Washington
Reference:
King County, Washington
Map 746
By The Thomas Guide
Rand McNally
32nd Edition
NORTH
NOTE: This plate may contain areas of color. ESNW cannot be
responsible for any subsequent misinterpretation of the information
resulting from black & white reproductions of this plate.
SITE
78 of 174
Geotechnical Engineering,Construction
Observation/Testing and Environmental Services
Drwn. CAM
Checked SES Date Jan. 2019
Date 01/25/2019 Proj. No. 6511
Plate 2
Earth Solutions NWLLCEarthSolutionsNWLLC
EarthSolutions
NW LLC
1
2
3
4
5
6 7 8
9
10
11
12
Tract A
78
78
76
76
road a
2nd street s.e.v street s.e.
TP-1
TP-2TP-3
TP-4
TP-5
TP-6
NOTE: This plate may contain areas of color. ESNW cannot be
responsible for any subsequent misinterpretation of the information
resulting from black & white reproductions of this plate.
NOTE: The graphics shown on this plate are not intended for design
purposes or precise scale measurements, but only to illustrate the
approximate test locations relative to the approximate locations of
existing and / or proposed site features. The information illustrated
is largely based on data provided by the client at the time of our
study. ESNW cannot be responsible for subsequent design changes
or interpretation of the data by others.
LEGEND
Approximate Location of
ESNW Test Pit, Proj. No.
ES-6511, Jan. 2019
Subject Site
Proposed Lot Number
TP-1
NOT - TO - SCALE
NORTH
7
Test Pit Location Plan
River Glen
Auburn, Washington
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Drwn. CAM
Checked SES Date Jan. 2019
Date 01/25/2019 Proj. No. 6511
Plate 3
Earth Solutions NWLLCEarthSolutionsNWLLC
EarthSolutions
NW LLC Geotechnical Engineering,Construction
Observation/Testing and Environmental Services
Retaining Wall Drainage Detail
River Glen
Auburn, Washington
NOTES:
Free-draining Backfill should consist
of soil having less than 5 percent fines.
Percent passing No. 4 sieve should be
25 to 75 percent.
Sheet Drain may be feasible in lieu
of Free-draining Backfill, per ESNW
recommendations.
Drain Pipe should consist of perforated,
rigid PVC Pipe surrounded with 1-inch
Drain Rock.
LEGEND:
Free-draining Structural Backfill
1-inch Drain Rock
18" Min.
Structural
Fill
Perforated Rigid Drain Pipe
(Surround in Drain Rock)
SCHEMATIC ONLY - NOT TO SCALE
NOT A CONSTRUCTION DRAWING
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Drwn. CAM
Checked SES Date Jan. 2019
Date 01/25/2019 Proj. No. 6511
Plate 4
Earth Solutions NWLLCEarthSolutionsNWLLC
EarthSolutions
NW LLC Geotechnical Engineering,Construction
Observation/Testing and Environmental Services
Footing Drain Detail
River Glen
Auburn, Washington
Slope
Perforated Rigid Drain Pipe
(Surround in Drain Rock)
18" Min.
NOTES:
Do NOT tie roof downspouts
to Footing Drain.
Surface Seal to consist of
12" of less permeable, suitable
soil. Slope away from building.
LEGEND:
Surface Seal: native soil or
other low-permeability material.
1-inch Drain Rock
SCHEMATIC ONLY - NOT TO SCALE
NOT A CONSTRUCTION DRAWING
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