HomeMy WebLinkAbout03369 - Technical Information Report�
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�' GALLOWAY AT THE HIGHLANDS �'
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LUA 06-138
343 Union Avenue NE '
Renton, Washington
TECHNICAL INFORMATION REPORT
October 20, 2006
February 22, 2007 (updated)
Prepared for:
KD Properties-Pham, LLC
Attn: Johnathan Kurth
1201 Monster Road SW
Suite 320
Renton, Washington 98057
(425) 228-5959 office
(425) 226-9227 fax
Submitted by: �
Offe Engineers, PLLC
Attn: Darrell Offe, P.E.
13932 SE 159ti' Place
Renton, Washington 9805&7832
(425) 260-3412 offioe
(425) 988-0292 fax
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OFF-SITE ANALYSIS DRAINAGE SYSTF.M TABLE
SURFACE WATER DESIGN MANUAL, C.ORE REQiJIRF,MF,NT#Z
GALLWAY AT THE HIGHLANDS
Basin: Cedar River Subbasin Namc: Maplewood Creek Basin Subbasin Number:
Symbol Drainage Drainage Slope Distance Existing Potential Observations of field
Component Type, Component from site Problems Problems inspector, resource
Name, and Size Descri tion iischar e reviewer, or resident
see map Type:sheet flow,swale, drainage basin,vegetation, % '%ml= 1,320 ft. constrictions, under capacity,ponding, tributary area, likelihood of problem,
stream, channel, pipe, cotier,depth,type of sensitive overtopping,flooding, habitat or organism overflow pathways,potential impacts
pond;Size:diameter, area,wlume destruction,scouring,bank sloughing,
surface area sedimentation, incision, other erosion
A Pipe Flow 12"concrete pipe flowing 1% i30' None None None observed
North towards interscction
of 4`h and Union.
B Pipe Flow Along NE 4 Street Not 240' None apparent N/A Not viewable
heading east viewablc
C Pipe Flow Flow over open pasture 1% 220' None None None observed
into Soos Creek—Heavy
Vegetation at Soos Creek
D Open Channel-pipe Beginning of Maplewood 2% S30' + No problem None None observed at time of site visit
Creek—heavy vegetation appear at outlet of —no water within Maplewood
Channel is located on stom�pipe—or Creek
Ribera Short Plat project visible along the
Which City of Renton has cl�annel
currently under a pennit downstream
with Tom Foster
c:\offe engmeers\1 projects\davis group\galloway\coorespondenec\level one\drainagc system tahle.duc
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HIGHLAND SQUARE TOWN HOMES
343 Union Avenue NE
Renton, Washington
TECHNICAL INFORMATION REPORT
October 20, 2006
Prepared for:
KD Properties-Pham, LLC
Attn: Johnathan Kurth
1201 Monster Road SW
Suite 320
Renton, Washington 98057
(425) 228-5959 office
(425) 226-9227 fax
Submitted by:
Offe Engineers, PLLC �
Attn: Darrell Offe, P.E. �,
13932 SE 159"' Place � L O I
Renton, Washington 98058-7832 ,�v ,� wAs �i
(425) 260-3412 office �4 w° ,, •
(425) 988-0292 fax , �g �,, '..
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`4I�NAL�'� i I qi�
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4EXPlRES �
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Project Description
The purpose of this report is to present a preliminary drainage and downstream review
for the proposed Highland Square Town Home 30-unit project in accordance with the
City of Renton requirements. The project is located at 343 Union Avenue NE within the
City limits of Renton.
The Highland Square Town Home project is a proposal to create 30 multi-family
residential units on the existing property comprising of 1.61 acres. The project is
currently consist of an existing "Thrift Store"and paved parking lot. The existing
impervious sufiaces were created during the construction of the'�Prairie Market" building
in February 1970. The existing King County Tax Parcel number is 162305-9098. The
existing "Thrift Store"has been abandoned and the parking lot gated off to access.
The parcel is bounded to the West by a large apartment complex; to the north and east
by retail; and to the south by a newer residential (multi-family) project called '�3`� and
Union Townhomes".
Review of Resources
Critical Drainage Area Map I!
• Maplewood Creek/ Cedar River / Lake Washington Watershed �
Flood plain/floodway (FEMA) Maps
• There is no mapped floodplain in the immediate area per the available FEMA
map.
Sensitive Areas
• Wetlands-There are no known wetlands located on the project.
• Streams and 100 Year Flood Plains-There are no streams or floodplains on
or near the project.
• Erosion Hazard Areas-There are no landslide hazard areas on this project.
• Landslide Hazard Areas-There are no designated sensitive slopes on or
adjoining the property.
� Seismic Hazard Areas-The area is not mapped as a seismic hazard area.
• Coal Mine Hazard Areas-The property does not appear to be located within
a designed coalmine hazard area.
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C:�Offe Engineers�l PROJECTS\Davis Group\Highland Square\Coorespondence�Level One\storm report.doc
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U.S. Department of Agriculture, King County Soils Survey
• The underlining soils have been classified by Cornerstone Geotechnical as Glacial
Till.
Flow Control Application
• Since the existing impervious surface was created before ]anuary 201, the
project is exempt from storm water detention if less than 5,000 square feet is
added. The entire project is currently covered with impervious surface from the
construction of the "Prairie MarkeY' in 1970. The proposed project would create
0.30 aces of pervious (landscaping/yards) and 1.31 acres of impervious
(pavement, driveways, sidewalks). The existing site consists of 0.16 acres of
pervious and 1.45 acres of impervious. Therefore the proposed project would
DECREASE the amount of impervious surface (no net increase) and no storm
water detention is proposed.
Water Quality Application
• The proposed project DOES NOT trigger the threshold for water quality
requirements under the 2005 Manual.
Landslide Hazard Drainage Area Map
• The site is not located in a landslide hazard drainage area.
Field Inspection
Offe Engineers has visited the site on several occasions. The most resent visit occurred
the morning of October 23, 2006. The site was still paved and the building still
standing. The site drains from west to east into the storm system within Union Ave. NE.
The existing storm conveyance within Union Ave. flows north towards the intersection of
NE 4th Street and Union Ave NE. At the time of this site visit, construction activities were ,
occurring at this intersection, which did not allow for viewing of the existing storm '
system. Based upon plans from the City of Renton files, the storm conveyance flows
east within a storm pipe (size not visually verified) approximately 600 feet to a point '
where the storm system outfalls to the south into Maplewood Creek.
Review of tl�e 8 Core Requirements and 5 Special Requirements of the 2005
King County Surfaoe Water Design Manual
OfFe Engineers has reviewed the Core and Special Requirements in Chapter 1 of the
King County Surface Water Design Manual, and addresses each of the requirements as
follows:
Core Requirement No. I —Discharge at Natura/Location
The project will discharge into the existing storm system within Union Avenue NE.
Core Requirement No. 2—Ot�'site Ana/ysis
The property appears to be an isolated parcel below Union Avenue NE with no water
flowing onto the parcel. The surrounding properties are developed and contain the
storm water within their projects. The elevation of Union Ave NE is below the site.
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C:\Offe Engineers\1 PROJECTS\Davis Group\Highland Square�Cooresponde�ce\Level One�storm report.doc
f
Core Requirement No. 3—F/ow Contro/
DCEMPT
Core Requirement No, 4—Conveyanc�e System
The onsite conveyance system will be sized to convey the 25 year storm event as
required by the 205 Manual; this analysis will be provided as part of the design
documents.
Core Requirement No. 5—Erosion and Sediinent Contro/
A Temporary Erosion and Sediment Control Plan implementing the Best Management
Practices will be designed as part of the final engineering plans for the project in
accordance with City of Renton requirements.
Core Requirement No. 6—Maintenanc�e and Operations
The Maintenance and Operations Manual for the Highland Square will be included in the
Final Storm Drainage Report as part of the final engineering design for the project.
Core Requirement No. 7—Financia/Gua�antees and Liabi/ity
The Financial Guarantees and Liabilities will be required prior to the project being
finalized by the City of Renton.
Core Requirement No, 8— Water Qua/ity
EXEMPT
Specia/Requirement No. 1 —Adoptcd Area-Specific Requirements
The project is located within the Cedar River Basin Plan.
Specia/Requirement No. 2—Floodp/ain/F/oodway De/ineation
This requirement does not apply.
Specia/Requirement No. 3—F/oo�d Protection Faci/ities
This requirement does not apply.
Specia/Requirement No. 4—Source Contro/s
This requirement does not apply.
Sp�ecia/Requirement No. 5—Oi/Contro/
This requirement does not apply.
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C:\Offe Engineers\1 PROJECfS\Davis Group�Highland Square\Coorespondence\Level One\storm report.doc
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Appendix A
Figures
1. Vicinity Map
2. Existing Topography
3. Proposed Site Plan
4. Drainage System Table
5. Photo Key Map
6. Photos
7. Previous Construction Plans
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C:�Offe Engineers�l PRO)ECTS�Davis Group�Highland Square\Coorespondence�Level One�storm report.doc
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4. Drainage System Tabie
OFF-SITE ANALYSIS DIZAINAGE SYSTEM TABLE
SiTRFACE WATER DESIGN MANUAL, CORE REQUIItEMENT#2
HIGHLAND SQUARE
Basin: Cedar River Subbasin Name: Maplewood Crcek Basin Subbasin Number:
Symbol Drainage Drainage Slope Distance Existing Potentiai Observations of field
Component Type, Component from site Problems Problems inspector, resource
Name, and Size Descri tion �ischar e reviewer, or resident
see map Type:sheet flow,swale, drainage basin,vegetation, % '/.ml= 1,320 ft. constrictions,under capacity,ponding, tributary area, likelihood of problem,
' stream,channel,pipe, cover,depth,type of sensitive overtopping,flooding,habitat or organism overflow pathways,potential impacts
pond;Size:diameter, area,volume destruction,scouring,bank sloughing,
surface area sedimentation, incision,other erosion
A Pipe Flow 12"concrete pipe flowing 1% 330' None None None observed
North towards intersection
of 4`h and Union.
g Pipe Flow Along NE 4 'Street Not 240' None apparent N/A Not viewable
headin east viewable
C Pipe Flow Flow over open pasture 1% 220' None None None observed
into Soos Creek-Heavy
Ve etation at Soos Creek
j� Open Channel-pipe Beginning of Maplewood 2% 530' + No problem None None observed at time of site visit
Creek-heavy vegetation appear at outlet of -no water within Maplewood
Channel is located on storm pipe-or Creek
Ribera Short Plat project visible along the
Which City of Renton has channel
currently under a permit downstream
with Tom Foster
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N � ICY'�' 'J.•.TE-1J3//7��_
� i ur..-'u O
� � DALEY-MORR4�W-POBLETE, INC.
i i ..,\N �. n / � -
I I _ . . .. _ . . t �- / ___ __'_._ .. _ . .. .. __ ._.-._
I � a�,. � _
CH�CKEO FOR COMPLIANCE � /.' =�o�
TO CITY STANDARDS RECOMMENDED �
FOR APP� �1 =I �
.,. � � .�� �� ►
Appendix B
Technical Information Worksheet
��� � �_.��.� _ _ =-�� .. . �
� �:.. - - _� -��� �.� ��.y� - --_- I
- 6 -
C:\Of�e Engineers�l PRO)ECTS\Davis Group\Highland Square�Coorespondence\Level One\storm report.doc
City of Renton
TECHNICAL INFORMATION REPORT (TIR) WORKSHEET
Part 1 PROJECT OWNER AND Part 2 PROJECT LOCATION AND
PROJEC7 ENGINEER DESCRIPTION
Project Owner: KD Properties-Pham,LLC Project Name: Highland Square Town
Address: 1201 Monster Road SW Homes
Suite 320
Renton,WA 98057 Location
Phone: (425) 228-5959 attn:)ohnathan Township: 23 North
Kurth Range: 5 East
Project Engineer: Darrell Offe, P.E. Section: 16
Company: Offe Engineers, PLLC
Address/Phone: 13932 SE 159th Piace �
Renton,WA 98058-7832 li
425 260-3412 �
Part 3 TYPE OF PERMIT Part 4 OTHER REVIEWS AND PERMITS
� APPLICATION
❑ Subdivision ',_! DFW HPA ❑ Shoreline Management
i
- Short Subdivision ❑ COE 404 ❑ Rockery ;
rJ Grading ❑ DOE Dam Safety '— Structural Vaults
Commercial !� FEMA Floodplain ! Other
' Other
❑ COE Wetlands
� ;
Part 5 SITE COMMUNITY AND DRAINAGE BASIN
Community
North Renton
Drainage Basin I
Maplewood Creek/ Cedar River/ Lake Washington ;
Part 6 SITE CHARACTERISTICS
�
I� J
❑ River ❑ Floodplain
C Wetlands
❑ Stream
❑ Seeps/Springs
❑ Critical Stream Reach
❑ High Groundwater Table
❑ Depressions/Swales
❑ Groundwater Recharge
❑ Lake �
Other d
❑ Steep Slopes
Part 7 SOILS
Soil Type Slopes Erosion Potential Erosive Velcoties
Glacial Till 0- 10% No
❑ Additional Sheets Attached
Part 8 DEVELOPMENT LIMITATIONS
' REFERENCE LIMITATION/SITE CONSTRAINT
;
; � Ch. 4—Downstream Analysis
I
i �
�
❑
� Additional Sheets Attached '
Part 9 ESC REQUIREMENTS
MINIMUM ESC REQUIREMENTS MINIMUM ESC REQUIREMENTS
�
DURING CONSTRUCTION AFTER CONSTRUCTION
❑ Sedimentation Facilities ❑ Stabilize Exposed Surface
❑ Stabilized Construction Entrance ❑ Remove and Restore Temporary ESC Facilities
❑ Perimeter Runoff Control ❑ Clean and Remove All Silt and Debris
❑ Clearing and Grading Restrictions ❑ Ensure Operation of Permanent Facilities
❑ Cover Practices ❑ Flag Limits of SAO and open space
❑ Construction Sequence
preservation areas
❑ Other ❑ Other
Part 10 SURFACE WATER SYSTEM
❑ Grass Lined ❑ Tank ❑ Infiltration Method of Analysis
Channel ❑ Vault ❑ Depression
� Pipe System Compensation/Mitigati
❑ Energy Dissapator ❑ Flow Dispersal on of Eliminated Site
❑ Open Channel Stora e
❑ Wetland ❑ Waiver 9
❑ Dry Pond ❑ Stream ❑ Regional
❑ Wet Pond Detention
Brief Description of System Operation: Catch basins within access road discharging into
the existing storm system within Union Avenue NE.
Facility Related Site Limitabons
Reference Facility Limitation
Part 11 STRUCTURAL ANALYSIS Part 12 EASEMENTSITRACTS
in PI c V It ❑ Draina e Easement
� Cast a e au g
� _� Retaining Wall � ❑ Access Easement
i
I _� Rockery > 4' High ' ❑ Native Growth Protection Easement
�
� _' Structurat on Steep Slope r� Tract
I
' _' Other ! u Other !
, I i
Part 13 SIGNATURE OF PROFESSIONAL ENGINEER
I or a civil engineer under my supervision has visited the site. Actual site conditions as observed
were incorporated into this worksheet and the attachments. To the best of my knowledge the
information provided here is accurate.
�7 �
./ � / - _
- �'�� l0 23 z��
i ned/Date
Appendix C
Geotechnical Report ��
Page 7
c:�offe engineers\1 projects\davis group\highland square\coorespondence\level
one\storm report.doc
PREPARED FOR
DAVIS REAL ESTATE GROUP
;
September 27, 2006
� .�co idg , L.G.
Project Ge lo '
��, CA�
. �.����w�s�,tip !�
� �
� M
vle R. Campbell, �gy �►
� Principal � q�'�7���'
�i��
[—Exni+es�►1��►0 6,_,�
GEOTECHNICAL ENGINEERING STUDY
PROPOSED HIGHLANDS SQUARE
TOWNHOME DEVELOPMENT
343 UNION AVENUE SOUTHEAST
RE!NTON, WASHINGTON
-T - ES-Q625
Earth Solutions NW, LLC
2881 – 152"d Avenue Northeast, Redmond, Washington 98052
Ph: 425-284-3300 Fax: 425-284-2855
Toll Free: 866-336-8710
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Map 656
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Dated 2007 Highlands Square Townhomes
Renton, Washington
NOTE:This plate may contain areas of color.ESNW cannot be Drwn. GLS Date 09/27l2006 Proj. No. 0625
responsible for any subsequent misinterpretation of the infoRnation
resulting from black&white repr�ductions of this plate. Checked KRC Date Sept. 2006 Plate 1
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� LEGEND
TP-1—�—Approximate Location of
ESNW Test Pit, Proj. No. I
ES-0625, Sept. 2006 0 5 0 �o 0 2 0 0
Sub'ect Site �"=�oo� � �
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approximate test loca6ons relative to the approximate locations of
exisring and!or proposed site features.The information illustrated Test Pit Location Plan
is largely based on data provided by the client at the time of our Highlands Square Townhomes �
� study.ESNW cannot be responsible for subsequent design changes Renton, Washington �
�r interpretation of the data by others.
NOTE:This plate may contain areas of cobr.ESNW cannot be Drwn. GLS Date 09/27/2006 Proj. No. 0625
responsible for any subsequent misinte�pretation of the inf�rmation
resutting from bladc&white reproductions of this plate Checked KRC Date Sept. 2006 Plate 2
TdBLE OF CONTENTS
ES-0625
PAGE
INTRODUCTION ....................................................................... 1
General ..................................................................... ......
Proiect Descriation .......................................................... 2
Surface............................................................................
2
Subsurface.......................................................................
Grou ndwate�..................................................................... 3
DISCUSSION AND RECQMMENDATIONS....................................... 3
General...................................................................... ......
Site Preparation and Earthwork........................................... 4
Excavations and Slopes .................................................... 5
Utilitv Trench Backfill......................................................... 5
PavementSections.....................................:...................... 6
Foundations..................................................................... 6
Slab-on-Grade Floors......................................................... 7
RetaininqWalls.................. ... ...... ................................... 7
DrainaQe...........................................................................
8
Rockeries and Modular Block Walls .................................... 8
Seismic Considerations. ............. ......................................... 8
LIMITATIONS..............................................................................
Additional Services............................................................ 9
TABLE OF CONTENTS
Cont'd
ES-Os25
GRAPHICS
PLATE 1 ViCINITY MAP
PLATE 2 TEST PIT LOCATION PLAN
PLATE 3 RETAINING WALL DRAINAGE DETAtL
PLATE 4 FOOTING DRAIN DETAIL
APPENDlCES
Appendix A Subsurface Exploration
Test Pit Logs
Appendix B Laboratory Test Results ,
Sieve Analysis Results
September 27, 2006
ES-0625
Davis Real Estate Group
1201 Monster Road Southwest, Suite 320
Renton, Washington 98055
Attention: Mr. Jonathan Kurth
I Dear Mr. Kurth:
Earth Solutions NW, LLC (ESNW} is pleased to present this report titled "Geotechnical
Engineering Study, Proposed Highlands Square Townhome Development, 343 Union Avenue
Southeast, Renton, Washington". Based on the conditions encountered during our fieldwortc,
the rnajority of the site is underlain by native soils consisting of inedium dense to very dense
silty sand with gravel and silty sand glacial till deposits. Fill was encountered in the upper one
and one-half feet in test pit TP-1, and consisted primarily of inedium dense silty sand with
gravel and contained trace amounts of organic debris.
In our opinion, the proposed townhome development is feasibfe from a geotechnical standpoint. �
The proposed structures can be supported on conventional foundations bearing on competent ,
native soils or structural fill, as appropriate. Where loose or unsuitable soil conditions a�e
exposed at foundation subgrade elevations, such as the fill soils encountered in the western
portion of the site, compaction of the soils to the specifications of structural fill, or
overexcavation and replacement with structu�al fill, may be necessary. The suitability of the
existing fill soils can be further evaluated during construction.
The oppo�tunity to be of service to you is appreciated. !f you have arty questions regarding the
content of this geotechnical engineerir�g study, please call.
Sincerely,
EARTH SOLUTIONS NW, LLC
Kyle R. Campbell, P.E_
Principal
GEOTECHNICAL ENGINEERING STUDY
PROPOSED HIGHLANDS SQUARE '
TOWNHOMED DEVELOPMENT
343 UNION AVENUE SOUTHEAST
RENTON, WASHINGTON
ES-0625
INTRODUCTION
Generai
This geotechnical engineering study was prepared for the proposed townhome developmen# to
be constructed at 343 Union Avenue Southeast in Renton, Washington. The purpose of this
study was to review the project information provided to us, perform subsurface explorafion at
the subject site and prepare geotechnical recommendations for the proposed development. ,
Our scope of ser-vices for completing this geotechnical engineering study included the following:
• Excavating a series of test pits across accessible areas of the site and providing a
characterization of the soil and �roundwater conditions;
• Providing recommendafions for site grading, drainage, structural fill requirements, and
other project-specific geotechnical recommendations;
• Providing recommentlativns regarding soil bearing capacity, subgrade preparation, and
recommendations for foundation support;
• Providing an assessment of the suitability of site soils for use as structural fill, and;
• Other pertinent geotechnical re�,ommendations, as appropriate.
The following documents were revie�aed as part of preparing th�s geotechnical engineering
study:
• Composite Geologic Map of King Caunty, Washington, Booth et al, 2006;
• King County Soil Conservation Survey (SCS);
• Boundary and Topography Suroey, prepared by Kenneth R. Anderson and Associates,
dated 09/91/06, and;
• Preliminary Site PIaNProject Qata, Sheet SP1, prepared by Gerry Slick Design Group,
dated 06/20/2006.
1
Earth Solut+ons NW,LLC
Davis Real Estate Gro+ap . ES-0625
September 27, 2006 Page 2
Praiect Descriqtion
We understand the subject site will be redeveloped with a 30-unit townhome development and
associated infrastructure improvements. Grading will likely be minimal, with cuts and fills of
less than about six feet required to achieve design footing elevations. We do not anticipate any
below-grade levels associated with this development.
At the time this report was prepared, specific building load values were not available. However,
based on our experience with similar developments, we anticipate wall loads on the orde� of 2
to 4 kips per lineal foot coiumn loads on the order of 250 kips, and slab-on-grade loading of
approximately 150 psf.
We anticipate stormwater generated from new development will be discharge into an existing
franchise utility.
If the above design estimates are incorrect or change, ESNW should be contacted to review the
recommendations in this report. ESNW should review the final design to verify that our
geotechnical recommendations have been incorporated.
Surface
The site is located along the west side of Union Avenue Southeast, just south of Northeast 4�'
Street ir� the Renton Highlands neighborhood of Renton, Washington (see Plate 1, Vicinity
Map). The subject property is roughly rectangular in shape, and is bordered to the north by an
existing �etail building, to the south by a new residential development, to the east by Union
Avenue Northeast and to the west by a parking lot and developed parcel. The app�oximate
limits of the property are illustrated on the Test Pit Location Plan (Plate 2).
The subject property is currently developed with a single-story retail stare which will be
removed in order to accommodate the proposed development. Asphalt pavement covers the
remainder of the site, except for isolated areas of landscaping. Topography across the site is
relatively level, and descends approximately ten feet to the east to meet the existing right-of-
way eleva�on.
Subsurface
Four test pits were excavated at accessible areas of the subject site for purposes of assessing ,
soil conditions, and for purposes of characterizing and classifying the site soils. Access
restraints and the extent of existing development fargely controlled the location and number of
our test sites. Please refer to the test pit logs provided in Appendix A for a more detailed ,
description of the subsurface conditions.
Earth Solutions NW,LLC
Davis Real Estate Group ES-0625
September 27, 2006 Page 3
Asphalt pavement was encountered at the surFace of all of our test pit locations. The asphalt
was approximately finro inches in thickness, and was underlain by about two inches of gravel
base material.
Fill was encountered at test site TP-1. The fill consisted primarily of inedium dense sifty sand
with gravel (Unified Soil Classification SM) extending to a depth of approximately one and one-
half feet below existing grade, and contained hace amounts of organic debris.
Underlying the fill and in the remainder of the test sites, we encountered native soils consisting
primarily of inedium dense to very dense silty sand with gravel (SM) glacial till deposits.
The referenced geologic map of the area identifies glacial till (Qvt) deposits throughout the site
and surrounding area. The glacia! till soils consist primarily of a non-sorted mixture of silt, sand
and gravel in a compact condition at depth. Review of the King County Soil Survey (SCS)
identifies Alderwood series (AgC) glacial till soils at the site and surrounding properties.
The soil conditions encountered during our fieldwo�k generally correlate with the geologic and
soil rnap designations. Based on the geologic mapping information and the soil conditions
encountered during our fieldworic, we interpret the soils at the site to represent glacial till
deposits.
Groundwater
Groundwater seepage was not encountered during the time of our field exploration (September
22, 2006). Due to tFte generally limite�i extent and depth of the building excavations anticipated
for this project, we do not anticipate excessive seepage will be encountered in the site
excavations, or that groundwater seepage will create significant difficulties during constcuction,
except possibly in deeper utility excavations.
However, it is important to note that groundwater seepage rates and elevations fluctuate
depending on many factors, including precipitation duration and intensity, the time of year, and
soil conditions. In general, groundwater flow rates are higher during the wetter, winter months.
DtSCUSSION AND RECOMMENDATIONS
General
Based on the results of our study, c�nstruction of the proposed townhome development is
feasible from a geotechnical standpoint. The primary geotechnical considerations associated
with the proposed development include site grading and earthwork, foundation support,
structural fill placement, temporary excavations and suitability of the on-site soils for use as
structural filL
Earth Solutfons NW,LLC
Davis Real Estate Group ES-0625
September 27, 2006 Page�
Based on the results of our study, tfae proposed townhome structures can be supported on
conventional spread and continuous foundations bearing on competent native soils or structural
fill, as appropriate. We anticipate that competent native soi! suitable fo► support of foundations
will generally be encountered at depths of between two to four below existing grades. Where
loose or unsuitable soil conditions are exposed at #oundation subgrade elevations, compaction
of the soils to the specifications of structural fill, or overexcavation and replacement with
structural fill may be necessary.
In our opinion, the soils generated from cuts throughout the site should generaliy be suitable for
use as structural fill. The silty sand soils encountered at the majority of the exploration sites will
generally exhibit good soil strength when compacted to structural fill specifications.
Recommendations for structural fill placement are discussed in the Sife Preparation and
Earfhwork section of this study.
This study has been prepared for the exclusive use of Davis Real Estate Group, and their
representatives. No warranty, expressed or implied, is made. This study has been prepared in
a manner consistent with the level of care and skill ordinarily exercised by other members of the
profession currently practicing under similar conditions in this area.
Site Preparation and Earthwork
With respect to earthwork, the primary considerations at this site are related to fill placement
and compaction, temporary excavatic�ns, suitability of the native soils for use as structural fill,
and appropriate erosion control measures. From a geotechnical standpoint, the soils
en�ountered at the test sites are gen�:rally suitable for use as structural fill. In our opinion, the
site soils anticipated to be exposed during site excavations would exhibit a moderate to high
sensitivity to rnoisture. The soiis encountered at the fest sites were generally in a moist
condition at the time of the exploration (September 2006}. Soils encountered during site
excavations that are excessively over the optimum moisture content may require moisture
conditioning prior to placement and compaction.
During periods of dry weather, the on-site soils should generally be suitable for use as structural
fill provided the moisture content is at or near the optimum level at the time of piacement. If the
on-site soils cannot be successfully compacted, the use of an imported soil may be necessary.
Imported soil intended for use as strui.�tural fill shoutd consist of a well graded granular soil with
a maximum aggregate size of four incfies, and a moisture content that is at or near the optimum
level. During wet weather condition�, imported soil intended for use as structural fill should
consist of a well graded granular soif with a fines content of five percent or less defined as the
percent passing the#200 sieve, based on the minus three-quarter inch fraction.
Structural filt is defined as compacted soil placed in foundation, slab-on-grade, and roadway
areas. Fifls placed to const�uct permanent slopes and throughout retaining wall and utility
trench backfill areas are also considered structural fifl. Soils placed in structural areas should
be compacted to a relative compaction of 90 percer�t, based on the maximum dry density as
determined by the Modified Proctor Method (ASTM D-1557) and placed in maximum 12 inch
fifts, In pavement areas, the upper 12 inches of the structural fill should be compacted to a
relative compaction of at least 95 percent.
Earth Solutions NW,LLC
Davis Real Estate Group ES-Ofi25
September 27, 2006 Page 5
i
Temporary erosion controt measures�should include, at a minimum, silt fencing placed along
the development perimeter of the co�struction site. As appropriate, temporary canstruction
entrances should consist of at least 'six inches of quarry spalls to help minimize off-site soil
tracking and to help provide a stable temporary road base. Mulching of exposed earth
surfaces, and other measures for controlling drainage and erosion during construction should
be considered, as appropriate.
Excavations and Sloaes
The Federal and state Occupation Safety and Health Administration {OSHAIWISHA) classifies
soils in temns of minimum safe slope inclinations. Based on the soil conditions encountered
during our fieldwork, the fill and weathered till soils observed in the upper approxirnately two to
four feet at our test sites would be classified by OSHA/WISHA as Type C. Temporary slopes
over four feet in height in Type C soils should be sloped at an inclination of 1.�H:1V, or flatter.
If appropriate slopes cannot be achieved, temporary shoring should be used to stabilize the
excavations. The unweathered glacial till soils encountered below about four feet would be
class�ed by OSHA/WISHA as Type A. Temporary sfopes over four feet in height in Type A
soils should be sloped at an inclination of 0.75H:1V or flatter, respectively.
Permanent slopes should maintain a gradient of 2H:1V, or flatter, and should be planted with an
appropriate species of vegetation to enhance stability and to minimize erosion.
The geotechnical engineer should observe temporary and permanent slopes to verify that the
inclination is appropriate, and to provide additional slope grading recommendations, as
necessary.
Utilitv Trench Backfill
Based on the subsurface conditions encountered at the test sites, the native soils should be
suitable for support of utilibes. Organic or highly compressible soils encountered in the trench
excavations should not be used for supporting utilities. In general, the native soils observed at
the test sites should generally be suitable for use as structural backfill in the utifity trench
excavations, provided the soil is at or near the optimum mo�sture content at the time of
placement and compaction. Moisture conditioning of the soils may be necessary at some
locations prior to use as structural fill. Utility trench backfill should be placed and compacted to
the specifications of structural fill provided in this report, or to the applicable specifications of the
city or county jurisdictions, as appropriate.
- _.w-- __ � -_ ,..� -.
- - _-� . _ .
Earth Solutions NVV,LLC
Davis Real Estate Group ES-Ofi25
September 27, 2006 Page 6
Pavement Sections
The perfoi-mance of site pavement� is largely related to the condition of the underlying
subgrade. To ensure adequate pavement performance, the subgrade should be in a firm and
unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in
pavement areas should be compacted to the specificat�ons detailed in the Sire Pr�eparation and
Earfhwork section of this report. It is possible that soft, wet, or otherwise unsuitable subgrade
areas may still exist after base grading activities. Areas of unsuitable or yielding subgrade will
require remedial measures such as overexcavation and thicker crushed rock or structural fill
, sections prior to pavement.
For relatively lightly loaded pavements subjected to automobiles and occasional truck traffic,
the follawing pavement sections can be considered:
• Two inches of asphalt concrete (AC) placed over four inches of crushed rock base
(CRB), or;
• Two inches of AC placed over three inches of aspfialt treated base (ATB}.
The AC, ATB and CRB materials should conform to WSDOT specifications.
Heavier truck-traffic areas generally require thicker pavement sections depending on site
usage, pavement life expectancy, and site traffic. The geotechnical engineer should provide
appropriate pavement section design recommendations for truck traffic areas and right-of-way
improvernents, as necessary. Additior�ally, the City of Renton Road Standards may supersede
the recommendations provided in this report.
Foundations
The proposed townhorne structures can be supported on conventional spread and continuous
foundations bearing on competent native soils or structura( fill, as appropriate. We anticipate �
that competent nabve soil suitable for support of foundations will generally be encountered at
depths of between two to four feet below existing grades. Where loose or unsuitable soil
conditions are exposed at foundation subgrade elevations, compaction of the soils to the
specifications of structural fill, or overexcavation and replacement with structural fill may be '
necessary.
Assuming the foundations are supported on competent, undisturbed native soils or suitable
structural fill, the following parame�ers stiould be used for foundation design:
Earth Solutlons NW,LLC
Davis Real Estate Group ES-0625
September 27, 2006 Page 7
• Allowable Soil Bearing Capacity 3,500 psf
• Friction 0.40
• Passive Resistance 350 pcf (equivalent fluid)
• Total Settlement 1 inch
• Differential Settlement Q.5 inches
For short term wind and seismic loading, a one-third increase in the allowabte soil bearing
capacity can be assumed. A factor-of-safety of 1.5 has been applied to the friction and passive
resistance values.
Slab-On-Grade Floors �
Slab-on-grade floors for the proposed buildings should be supported on a firm and unyielding
subgrade consisting of competent native soil or structural fill. Unstable or yielding areas of the
subgrade should be recompacted or overexcavated and replaced with suitable structura! fill
prior to construction of the slab. A capillary break consisting of a minimum of four inches of free
draining crushed rock or gravet should be placed below the slab. The free draining material
should have a fines con#ent of five percent or less (percent passing the #200 sieve, based on
the minus three-quarter inch fraction}. In areas where slab moisture is undesirable, installation
of a vapor barrier below the slab should be considered.
Retainins� Walls
Retaining walls should be designed to resist earth pressures and any applicable surcharge
loads. For design, the following parameters can be assumed for retaining wall design:
• Active Earth Pressure (Yielding Wall) 35 pcf (equivalent fluid)
• At-Rest Earth Pressure (Restrained Wal!) 50 pcf
• Traffic Surcharge (Passenger Vehicles) 70 psf (rectangular distr�bution)
• Passfve Resistance- - - -_ - 35Q pcf(equivalent fluid) I
. _ l
• Coefficient of Friction 0.40 �
Earth Solutions NW,LLC
I
Davis Real Estate Group ES-0625
September 27, 2006 Page 8
Additional surcha�ge loading from foundations, sloped backfill, or other loading should be
included in the retaining wall design, as appropriate. Drainage should be provided behind
retaining walls such that hydrostatic pressures do not develop. If drainage is not provided,
hydrostatic pressures should be induded in the wall design, as appropriate. Tfie geotechnical
engineer shou(d review retaining wall designs to verify that appropriate earth pressure values
have been incorporated into design, and to provide additional recommendations, as necessary.
Retaining walls should be backfilled with free draining material that extends along the height of
the waN, and a distance of at least 18 inches behind the wall. The upper one foot of the wall
backfill can consist of a less permeable (surface seal) soil, if desired. A rigid, perforated drain
pipe should be placed along the base of the wall, and connected to an appropriate discharge
location. We have provided a typical retaining wall drainage detail on Plate 3 of this report.
Draina�te
Groundwater seepage was not observed in any of fhe test sites at the time of our �ieldwork
(September 200fi). However, the presence of groundwater seepage should be expected at the
dense till contact in the winter and spring months. In the event groundwater seepage is
encountered, temporary measures to controi seepage and surface water runoff during
construction would likely involve interceptor trenches and sumps, as necessary.
In our opinion, perimeter drains should be installed at or near the inve�t of the building footings.
A typical footing drain detail is provided on Plate 4 of this report.
Rockeries and Modular Block Walls �
In our opinion, the use of rockeries or modular block walls at this site is feasible from a
geotechnical standpoint. Rockeries or modular block walls over four feet in exposed height will
require an engineered design. ESNW can provide engineered rockery and modular block wali
designs, upon request. At a minimum, ESNW should review the final wall locations and
heights, as necessary.
Seismic Considerations
The 2003 Intemational Building Code spec�es several soil profiles that are used as a basis for
seisrnic design of structures. Based on the soil conditions observed at ihe test sites, Site Class
C, from table 1615.1.1, shou�d be used for design.
In our opinion, liquefaction susceptibility at this site is 1ow. The relative density of the site soils
and the absence of a uniform, shallow groundwater table is the primary basis for this
designafion, i
Earth Solutions NW,LLC
Davis Real Estate Group ES-0625
September 27, 2046 Page 9
LIMITATIONS
The recommendations and conctusions provided in this geotechnical engineering study are
professional opinions consistent with the level of care and skill that is typicai of other members
in the profession currently practicing .under similar conditions in this area. A warranty is not
expressed or implied. Variations in the soil and groundwater conditions observed at the test
sites may exist, and may not become evident until construction. ESNW should reevaluate the
conclusions in this geotechnical engineering study if variations are encountered. i
Additional Services
ESNW should have an opportunity to review the final design with respect to the geotechnical I
recommendations provided in this report. ESNW should also be retained to provide testing and I,
consultafion services during construction.
Earth Solutions NW,LLC
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APPENDIX A
SUBSURFACE EXPLORATION
ES-0625
The subsurface conditions at the site were explored by excavating a tota! of four test pits using
a trackhoe and operator contracted by ESNW. The approximate test pit locations are illustrated
on Plate 2 of this report. The test pit logs are provided in this Appendix. The subsurface
exploration was completed in September 2�06.
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Earth Solutions NW���
SOIL CLASSIFICATION CHART
MAJOR DIVISIONS S�BQLS TYPICAL
GRAPH I.ETrER DESCRtPTIONS
.
CLEAN '�� �'�� WELL-GRAOED GRAVELS.GRAVEL-
GRAVEL GRAVELS • ►�• � GW sallo�u�s.urr�oR No
AND ��•� �n�s
GRAVELLY ,�e ,Q. POORLY-GRADED GRAVELS,
SOILS �E�R P�p Fq,�ES) �p�D GP R NO fIN�D M1XT1lRES,LITTLE
�o
COARSE °
GRAI�fED GRAVELSWITti '� �' � satYcitnv�.s.cw►v�-s�wn-
301LS �RE�� FINES Q o D GM S�T MD(TURES
OFCOARSE
FRAC710N
RETAINED ON NO.
4 SIEVE G�PRECWBLE �+`+ CLAYEY ORAVELS.GFiAVEL-SANO-
AMOUNT OF F1NES) CIAY MIXTSJRES
SAN� CLEAN SANDS S`w WELL-GRADED SAND3.GRAVELLY
MORE 1'FiHN 50'� SMID3,I.ITTLE OR NO FINE3
OF PMTERWI.IS �d
t�tc�t Truw SANDY
NO.zoo SI� SOILS PooruY-cr�eo S�oS,
SIZE (LITTLE OR NQ FINESI SP fiRAVELLY SAND.UTil.E OR NO
FINES
•.,
�E�� SANDS WI7H SM ��,SAND-SILT
��� FINES
FFiAC710N
PASSING ON NO.
4 SIEVE (!►PPRECU16lE SC CtAYEY SANDS,SAND-CLAY
AMOUKf OF FMES} MIXTUR�S
INORGANIC SILTS ANQ VERY F1NE
ML ��'ROCK FlAUR,SILTY OR
CLAYEY FlNE SANDS OR CIAYEY
SIL7S WfTH SLIGHT PLASTICfCY
SILTS �NORGAN�C CLAYS OF IOVY 70
FlNE AAED ueui�uMrr CL A�D►Uwt P1AsncrrY,cRAVel.�v
GRAlNED CL,4YS ���� CLAYS,LEAN CLAYS S,Si�tY
SOiLS
__= pL oac�cc s��Ts rwo or�c,�wic
— sa.n cv►irs oF t.ow�nsrtcmr
��T�N�% MIORGAWC SILT3,MICACEOUS OR
OF MATERIAL IS �{ DUITOMACEOUS FINE SAf�OR
s�rn�.�n�w sx.n soi�s
r+o.soo sc�
S� SILTS
�D LIOUID LtAAtT C'„� IltORQAN�C CIAYS OF HKiH
CLAYS c�t�a�R n�so �u►snGrr
�H oRc3nr�ic cu►Ys oF�wM�
HIOH PIASTiCRIf,OR(i�WIC SILTS
- _ . .
HIGHLY ORGANIC SOILS '��` '��` � PT �T'H��'���'S wm� l
u u �!• ' IiK3H OROANIC CONTENfS I
DUAL SYMBOLS are used to indicate borde�line sofl classifications.
The discussion in the text of this report is necessary tor a proper unclerstanding of the naturs
ot the material presented in the attached bogs. i
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�nn sd�riw,uc TEST PiT NUMBER TP-1
2881 152nd Avarwe N.E.
PAGE 1 OF 1
Redmond,WA 96052
Tdephone: 4252843300
Fax: 4252842855
CUENf Davis Rea1N Grouc PRO,l6CT NAI� Higfiland Sauare Townhomes
PROJEGT Nt�Tt 0625 PROJEG?LOCATION ReMon.Washin�ton
DATE STARTED 922/08 CO#pLETED 9�I24/W GROUI�O EIEVATION 410 A 7E3T PIT SIZE
EXCAVATION CONTRAC.'T�OR Aikins ExCavatin9 GROIJMD WATER LEVELS:
EXCAVAT10fi NEIFIOD AT TIIIE OF DCCAVA710N —
W(3GED BY SSR CHECI�BY SSR AT ENp OF EXCAVA7TON —
NOTES 2"AsohaR PavemeM,2'Gravel Base AFTER DCCAVATIOIi —
W
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�� �� TESTS N �� MA7Ei21AL DESCRIPTION
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Br�nm si�y SAND,medium dense,moist(Fal}
SM
1.5 -bfaCe Org8niC8�1r8Ce gr�v81 408.5
Reddiah brown silty SAND,medium dense,mast
� � -trace gravel and organics
MC=13.00'6
• :-3.5 406.b
Gray silty SAND wRh gravel,dense,moist
5 MC=8.60%
Fines=16.40%
� �• II
- -decrease in gavel content
�0 NIC=11.9096 •:•:to.o �oo.o
Test p�termina�ed a�10_0 feat below e�dsting grede.No groundwater encounterect
during e�a;ava6on.
Bottom of test pit at 10.0 feet
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EaM SoluUona NW,u.c TEST PIT NUMBER TP-2
2881 152nd Avenue N.E.
Redmond,WA 98052 PAGE 1 OF 1
Tefephone: 4252843300
Fa�c 4252842855
CIJENT Davis Reakv Groua PRWECT MA� Hi�hland Sauare Townhomes
PROJECT NII�ER 4625 PROJECT LOCATiON Renton.Washlnaton
DATE 3TARTED 9/22/06 CONi�LE7ED 9i2?!06 GROt1t�D ELEVATION 4U8 ft TEST PtT SIZE
EXCAVATION CON'TRACTaFFt Aiklns Excavatinq GROl1ND WATFR LEVEI.S:
D(CAVA710N IYETHOD AT TINE OF D(CAVAl70N —
LOCiOED BY SSR CFEq(ED BY SSR AT EI�OF D(CAVATION — I
NOTE3 2"Asphaft Pavement.2"Gravel Base AFTER EXCAVAT1pN — I�
w I
w
�� �� TESTS � �C� MATERIAL DESCRlPTION
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0
Brown siRy SAND w3th gravei,madium dense.mo�sst
-Decotnes de�se
MC=8.3Q%
SM :.
-slightiy cemented
MC=10.70% �= 7.0 401.0
Test pit tertninated at 7.0 feet below existing grade_No groundwate�encauntered during
excavation.
B4ttom of test pit at T.4 feet.
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Ee�s�wo�$rrw.LLc TEST PIT NUMBER TP-3
2881 152rW Avenue N.E.
PAGE t OF 1
Redmond,WA 98052
Telephone: 4252843300
Fex: 4252842855
CU@R Davis Reakv Grouo PRWECT NAIVE Hightand Sauare Tvwnhomes
PROJECT MJII�ER 0625 PRO,IECT LOCA710Ti ReMon.Washington
�I►TE STARTED 9/2?JQ6 COI�'L.ETED 922108 GROLNiD ELEVA710N 4021t TE8T PIT SRE
EXCAVATIOM CONTRACTOR Aakins Excavating GROUI�WATER IFVELS_
D(CAVATION�FIOD AT T111E OF EXCAVAIION —
W(iC3ED BY SSR CFECI(�BY SSR AT EI�D OF D(CAVATiON —
N�T6S 2"Aspehlt Pav�ement,2"Cravel Base AFTFR EXCAVA7TON —
w
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�� �� TESTS ? �O MATERWL DESCRIPTION
�Z �
Brown sity SAND with gravel,medium dense,molst
-becomes dense
MC=B.00S6
Flnes=23.00%
SM :.
5
MC=9.90°�6 .` �.o aes.
Test pit tetminated at 7.0 leet betow ebsting grade.No groundwater encountered during
excavation.
Sottom of test pit at 7.0 feet.
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APPENDIX B
LABORATORY TEST RESULTS
ES-0625
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REPORT DISTRIBUTION
ES-0825
4 COPIES Davis Real Estate Group
1201 Monster Road Southwest, Suite 320
Renton, Washington 980Sb
Attention: Mr. Johnathan Kurth �'
Eerth Solutions MN, lLC