HomeMy WebLinkAbout02874 - Technical Information Report 1
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TECHNICAL
INFORMATION
REPORT (TIR)
FOR THE PROPOSED SHORT PLAT OF:
CANDLEWOOD
CITY OF RENTON FILE #: LUA-00-031, ShPI-H '
PREPARED FOR: HIGH POINT DEVELOPMENT, INC. ��
ROBERT WEST I
1903 POWERHOUSE RD. '
YAKIMA, WA 98902
(509) 453-2770
PREPARED BY: CASEY ENGINEERING. I
15 SOUTH GRADY WAY SUITE 400
RENTON, WA 98055
(425) 204-8182
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DATE: MAY, 2000 q y� o �,� �ca�,.C,
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CANDLEWOOD
TECHNICAL INFORMATION REPORT
TABLE OF CONTENTS
SECTION I: PROJECT OVERVIEW
SECTION II: HEARING Ex:AMINERS REPORT
SECTION III: LEVEL I OFF-SITE ANALYSIS
SECTION IV: STORM DRAINAGE INFORMATION
SECTION V: CONVEYANCE SYSTEM ANALYSIS AND DESIGN
SECTION VI: SPECIAL REPORTS AN"D STUDIES - N.A.
SECTION VIII: OTHER PERMITS -NONE REQUIRED FOR THIS PROJECT
SECTION IX: EROSION A.�TD SEDIMENTATION CONTROL
SECTION X: N.A.
SECTION XI: MAINTENANCE AIVD OPERATIONS MANiJAL
APPENDIX: COPIES OF TABLES REFERENCED IN THIS REPORT
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C
ANDLEWOOD � �
TECHNICAL INFORMATION REPORT
SECTION I
PROJECT OVERVIEW
I. NARRATIVE:
A. Existing Site Conditions: '
The site is rectangulaz in the South—North direction. The high point (EL=225+/-) is located
at the southwestern side of the site within proposed lot 4. The low point (EL=206+/-) is at the
northern end of the site within the proposed access easement at approximate easement CL
station 1+75. The elevation change across the site is 19'+/-. The average slope across the site
is approximately 8%.
There are several significant trees within the site. The trees have been field surveyed and are
shown on the Utility Plan, Access Profile, Grading and Tree Plan submitted with the
application. The remainder of the site is covered with low growing pasture grass with some
blackberries in the Southwest portion of the site. There is an existing residence and several
associated structures within the site that aze to be removed. R��(�eJ_ ��/��. u�lnG�(�'L-
�ex�s-t�n� �++ I��-�e-�.
Stormwater generated from the site partially infiltrates during the rier part of the yeaz or
flows overland to the north to the low point in the site. There are no defined drainage features
within the site. The soils within the site are Indianola Series (Type A).
B. Proposed Site Conditions:
In the developed condition, the site is proposed to be subdivided into 8 single-family
residential lots.
A storm facility Water Quality Tank is proposed to be located within the northern portion of
the access easement. Stormwater leaving the Water Quality tank will discharge into a
conveyance system that will need to be constructed to convey stormwater to the existing
conveyance system at the intersection of Pazk/N. 32"d St. The Downstream system, and a
discussion of possible improvements to the downstream system is described in Section III of
this Report.
C. Response to King County S WDM Core Requirements
Core Requirement #1 : Dischazge at the Natural Location
In the existing condition, stormwater runoffgenerally sheet-flows across the property in a
northern direction. In the developed condition stormwater leaving the site will be
9� _ _ _
conveyed to the existing storm drainage system at the southeast corner of the Park
Avenue North/N. 32"d intersection.
Core Requirement#2: Off-Site Analysis
�J •
This information is provided in Section III of this Report. � t�l
e'v�
Core Requirement#3: Runoff Control /-��`7�
U_
The analysis provided in Section IV of this Report shows that detantion is not required�
for the project.
The site presents a physical challenge w.r.t. provision of biofiltration facilities. The final
engineering design of the project utilizes a"Water Quality Tank"to ensure that the
developed condition stormwater leaving the site is adequately treated for water quality in
a manner that is satisfactory to the City.
Core Requirement#4: Convevance System
Stormwater runoffgenerated from the site in the developed condition, as presented in this
report, will be conveyed to the existing storm conveyance system at the southeast corner
of the Park Avenue North/N. 32"d intersection. This conveyance system will need to be
constructed as a part of the Short Plat Improvements for the site. A design of the off-site
conveyance system will be a part of the engineering design to be reviewed and approved
by the City of Renton.
Core Requirement#5: Erosion/Sedimentation Control Plan
Due to the small size of the site, the gentle slopes, and the existing soils, it is anticipated
that there will be minimal potential for erosion during the construction of the access road,
utilities, and residences. The engineering design of the project will contain a separate ,
Temporary Erosion and Sediment Control Plan(TESCP). �
D. Response to King County SWDM Special Requirements:
A review of the Special Requirements appears to indicate that none of them will apply to
this project.
A Vicinity Map is attached.
A copy of a portion of Sheet 5 of the King County Soil Survey Map is attached.
A Completed T.I.R Worksheet is Attached
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King County Bufid(ng and Land Development Divislon
TECHNtCAL INFORMATION REPORT (TIR) WORKSHEET
- . . �. � - . . •
- . ��. . � •
ProjectOwner f����f�%vc% /�JCn�'L-G-� � ProjectName ���d/eH/oo�
Address � 9o��c+�e�hovsc R , �/��ino 9Ez�01 Location Z yN
Phone SO 9- yS3-2»Q I Township
' Project Engineer �Q✓�d �'✓• C�Scy ,�� R�9e W d f 3Z
Company ��+SCy L�"/79��«�i/� �tion fi I
---- Project Size AC �� 9
Address Phone �s S. G�oc+� W Su�fc �fll1 Upstream Drainage Basin Size n���� AC —
c r�to� !�/ 9 O;SS" '
yzs- zcy- �i8z J
• • �- • . �- • �-
i ,_ Subdivision ' ;�, pOFiG HPA � Shcreline Mar.aSerner,t
� Short Subdivision � COE 404 �J Rodcery I
0 Grading 0 DOE Dam Safety � Structural Vaults
� Commercial 0 FEMA Floodplain CI Other
, 0 Other � � COE Wetlands �i HPA
,
• � �
Community � I
Drainage Basin ��5� L��G �p.1'`jii�q�O/�
�-�
� River `� Floodplain
0 Stream � Wetlands
0 Critical Stream Reach � Seeps/Springs
i � Depressions/Swales ,_�) HighGroundwaterTable
�
t. 0 Lake � Groundwater Recharge
G� Steep Slopes � Other
C Lakeside/Erosion Hazard
.
�Soil Type Slopes Erosion Potential Eresive Velocities
� ��� � -�y� �ow �,�
- �
�
i C! Additional Sheets Attatched
1/90
Page2of2
• � King County Building and Land Development Division
TECHNICAL INFORMATION REPORT (TIR} WORKSHEET
�
� . • .
REFERENCE LIMITATIOWSITE CONSTRAINT
� ' ir
� Ch.4-Downstream Analysis ,S`7o��Otv C.�S � /� C�
I ��
�
C
a
�
, � Adcitional Sheets Attatched
� �
I MINIMUM ESC REQUIREMENTS MINIMUM ESC RE�UIREMENTS
DURING CONSTRUCTION FOLLOWING CONSTRUCTION
� � Sedimentation Facilities f� Stabilize Exposed Surface
��( Stabilized Construction Entrance � Remove and Restore Temporary ESC Facilities
; I� Perimeter Runoff Control � Clean and Remove All Silt and Debns
C Clearing and Grading Restriciions ' Ensure Operation of Permanent Faci!ities
�, Cover Practices C Flag Limits of NGPES
� Construction Sequence Cl Other
�1 Other — --- -- ---- - — ---- I
� �- �
� Grass Lined Channel � Tank ;-;' "�',�r� � � infiltration Methoc cr Analysis
���,,,✓� ��3�Jf//L�i�
i � Pipe System � Vault � Depression yCo Z�/�7r
� C Open Channel � Energy Dissapator ;=: Fiow Dispersai Compensation�'Mitigation
C Dry Pond C Wetland � Waiver of Eliminated Site Storage
0 Wet Pond C Stream '� Regional Detention
i Brier Description of System Operation
i
I
Fac:lity Related Site Limitations � Additional Sheets Attatched
Reference Facility Limitation
/1/Gr�c /�s�ow�
�
� �Drainage Easement �
C Cast in Place Vauit L-. Other ' � Access Easement
i C Retaining Wall � Native Growth Protection Easement
;i I� Rockery>4'High � Tract
�' � Structural on Steep Slope C Other
. - • � • �
I or a civil engineer under my supervision have visited the site. Acival
site conditions as observed were incarporated into this worksheet and the C' �_ -/ �
attatchme�ts. To the best of my k�owledge the information provided oZ�Gw�r.� .
� here is accurate. Sg^�'�
1/'90
�
. •
CANDLEWOOD
TECHNICAL INFORMATION REPORT
SECTION II
HEARING EXAMINERS REPORT
This Section II of the T.I.R. contains the following information:
1. Copy of April 25, 2000; Hearing Examiners Report. ,
. •
Aprit 25,2000
OFFICE OF THE HEARING EXANIINER
CITY OF REI�TON
REPORT AND DECISION
APPLICANT: Hi Point LLC '
Candlewood Short Plat
File No.: LUA-00-031,ShPl-H �
LOCATTON: 1409 N 32nd Street �
SUMMARY OF REQUEST: To subdivide 1.09 acre parcel into 8 lots for single famiIy
residences
SU1�IIvIARY OF ACTION: Development Services Recommendation: Approve with
conditions �
�I
DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the �
Examiner on Aprit 3, 2000. '��
PUBLIC HEARING: After reviewinQ the Development Services Report, examining
available information on file��•ith the application, field
checkin�the property and surrounding area; the Examiner
conducted a public hearin�on the subject as follows:
MINUTES
The fo[lowing minutes are a summary ojthe April ll, 2000 hearin;.
The legal record is recorded on tape.
The hearing opened on Tuesday, April 11, 2000, at 9:00 a.m_ in the Council Chambers on the seventh floor of
the Renton City Hall. Parties wishing to testify were a�rmed by the Examiner.
The following exhibits were entered into the record:
Ex[�ibit No. 1: Yellow file containing the original Exhibit No.2: Vicinity map
application,proof of posting, proof of publication and
other documentation pertinent to this request.
Exhibit No.3: Site plan Exhibit No. 4: Utility, grading and tree plan
Exhibit No. 5: Zoning map
The hearing opened �vith a presentation of the staff report by ELIZABETH HIGGINS, Project Manager,
Development Services,City of Renton, 105� S Grady Way, Renton, Washinb on 980». The applicant is
proposing to divide a 1.09 acre parcel into 8 lots for single family homes. The property is zoned R-8
(Residential- 8 dwe[ling units per acre). The proposed lot sizes range from 4,709 to 7,202 square feet,and the
net density is 7.33 dwelling units per acre. An existing house and associated outbuildings will be demolished on
Hi Point LLC •
� � Candlewood Short Plat
File No.: LUA-00-03 I,ShPI-H
Aprif 2�, ?000
PaQe �
the site. The properry has a sli;ht slope with isolated slopes of approYimately 2 i percent. .4pproximately 200
to 300 cubic yards of structural fiil �vill be needed.
The project will be accessed from N. 32nd street. The applicant has requested that Lots 1 and 8 access directly
onto N. 32nd, while Lots 2 and 7 would have direct access onio N. 32nd by way of a pipestem confi�ration.
Lots 3, 4, 5 and 6 would be accessed from a new private road. The new road would be a paved 20 foot wide
drive lane with a 4 foot rolled curb and sidewalk on one side. The garages would be set back a minimum of 20
feet to provide off-street parking on their aprons. There would be no on-street parking on the private road or
turnaround. The applicant is required to construct sidewalk, curb and gutter improvements along N.32nd.
The Comprehensive Plan (CP)designation for this site is Residential Sinole Family. This application complies
with several policies of the CP, including infiIl development, achievin'minimum density requirements, and
utilization of eYisting urban services and infrastructure. This proposal also complies with the zoning desi�ation
and subdivision regulations of lot size, dimension and arran�ement. It is anticipated that this project will
gene:ate up to 76 vehicle trips per day and applicant is required to pay a traffic mitieation fee of$7�.00 per
vehicle trip.
�
The Police and Fire Departments have indicated there are sufficient resources to provide services to the project. I
The appiicant is required to pay a fire mitiQation fee of$438 per each new sin�le famiIv home, as well as a
parks mitiaation fee of��30.i6 for each new 1ot. The Renton School District has sufficient capaciri�to
accommodate the studenu from this project. �
i
In the drainase plan for the project, the applicant has proposed a biosw�ale in the front vards of the ne�v parcels
and a detention pipe under the private street. Staff recommends that the pipe be expanded and the bioswales be
eliminated. The draina�e plan should comply with the 1990 Kine County Surface VVater Design vlanual. There
are seve:at e;osion convol measures which must be in place prior to the start of site cons�uction. There are
etistin� water and se�ver utilities to serve the proposal.
Staff recommends approva] of the short plat, subject to the following conditions: (1) applicant shall compIy
with the recommended erosion control measures both on and off site durina construction; (�) all lots should be
accessed from the private road to eliminate curb cuts along N. 32nd; (3)the private road shall have a 20 foot
w�ide paved area�vith an additional rolled curb and 4 foot wide sidewalk on one side, and be signed "No
Parkin�"; (4) garages shall be set back a minimum of 20 feet from the road edge with a 20 foot paved apron
between the gara�e and the road edge; (5)establishment of a homeowners association or a maintenance
agreement for the maintenance of all common improvements; (6) payment of the appropriate parks, fire and
traffic mitigation fees.
David Casev, 1� S Grady V1iay,�400, Renton, Washington 980�5, applicant representative herein, clarified
several points, inciuding a pavin�width of 20 feet, the length of the access road, and �vater quality treatment for
the site. The applicant requested the flexibility of Lots 1 and 8 being able to access from N 32nd. The condition
requirin�weeklv reports durino construction was also discussed.
Neil Vl'atts, Plan Revie�v Supervisor, Development Services Division, Ciry of Renton, 10>j S Grady Way,
Renton, Washin�ton 980», esp]ained the water rechar�e in the area and the requirements for this proposal. He
further discussed the requirements for the private street, sidewalks and curbs, as well as the driveway access
onto N. ��nd.
� �Hi Point LLC
Candlewood Shor[Plat
File No.: LUA-00-031,ShPl-H
Apri125, 2000
Page 3
Robert E. West,2903 Powerhouse Road, Yakima, Washington 98902, applicant herein, stated they had asked
for a waiver of street improvements on N. 32nd until such time as the City widens the street. He further
discussed the need for access for Lots 1 and 8 onto N. 32nd.
The Examiner called for further testimony regarding this project. There was no one else wishing to speak,and
no further comments from staff: The hearing closed at 10:00 a.m.
FINDINGS, CONCLUSIONS & DECISION
Havin�reviewed the record in this matter, the Examiner now makes and enters the following:
FINDINGS:
1. The applicant, Robert E. West, for HI Point L.L.C.,filed a request for approval of an 8-lot short plat_
Staff sug�ested that a modification for the number of lots accessin�a private road be considered.
2. The yello�;-file containing the staff report,the State Environmental Policy Act(SEPA)documentation
and other pertinent materials was entered into the record as Exhibit#1.
3. The Environmental Review Committee(ERC), the City's responsible o�cial, determined that the
project is e�empt.
4. The subject proposal w�as reviewed by all departments with an interesc in the matter.
�. The subject site is located at ]409 North 32nd Street. The subject site is located east of Park Avenue
i�orth, on the south side of�?nd and one lot west ofI-405.
6. The subject site is zoned R-S (Single Family- minimum lot size 4,�00 square feet).
7. The subject site was annexed to the City with the adoption of Ordinance 2531 enacted in December
l 969. The site received its current zonin� in June 1993 with the adoption of Ordinance 4404.
8. The map element of the Comprehensive Plan designates the area in which the subject site is located as
suitable for the developmen:of single family uses, but does not mandate such development w•ithout
consideration of other policies of the Plan.
9. The subject site is a rectangular parcel approximately 302.87 feet long(north to south)by approximately
1�% feet wide alono N 32nd. The parcel is 1.09 acres or 47,�40 square feet in area.
10. The applicant proposes short plattina the parcel into 8 lots. The lots would be in two tiers around a
central north-south road that ends in a hammerhead turnaround. Proposed Lot 1 would be located in the
northwest corner. The lou�vould run dowm the west side and up the east side ending with Proposed Lot
8 in the northeast corner.
11. The lots will range in size from approximately 4,709 square feet to 7,202 square feet, although the two
largest lots,the 7,202 square foot lot and one 7,197 square feet,are pipestem lots that will contain a
buildable area less the pipestem of 5,�68 square feet and 5,577 square feet respectively.
1�. The site slopes upward to the south from approximately 205 feet to 22� feet. The steeper slopes are
� Hi Point LLC
Candlewood Short Plat
File No.: LUA-00-031.SlIPI-H
April ��, 2000
Page 4
located across the central area of the site where the slope ranges to approximately 27 percent. The
applicant projected that approximately 200 to 300 cubic yards of material will be needed to level the
site.
13. The proposed plat will have siY interior lots. Proposed Lots 1 and 8 have fronta�e along N. 32nd Street.
The applicant proposes pipestem access to Proposed Lots 2 and 7 which provides a semblance of legal
frontaQe alon�N.32nd Street. The reason for this anifice is that private roads are not permitted to serve
six lots. By using a pipestem access, only the southernmost four lots are served only by the private road
while Lots 2 and 7 have their own pipestem connection to the street.
14. Access to the proposed plat would be via an approximatel}� ?30 foot long private road. The applicant
and staff a�reed that the road would have a 20 foot wide travel lane,a 1 foot Qutter and rolled curb to
accommodate driving by emer�ency vehicles and a 4 foot sidewaik along one side. The roadway would
be sianed as a "fire lane" and no parkina would be permitted. This road confi�uration would be coupled
with a 20 foot paved apron in front of garages to provide additional off-street parking. Staff has
analyzed a number of private roads and has determined that longer roads do not provide adequate or
safe pedestrian passaoe nor adequate parking opportunities.
15. Staff recommended that a modification be approved to allow all of the lots to be accessed via the
private street. Staff believed that this would free up additional parkinQ alono N 32nd Street. There ma��
be configuration problems for Lots ? and 8. Staff recommended a fle�ible solution if access an,?
parking could �
16. The modificati.
lots (for purposes of this discussion, "interior lot" silall mean a lot o: iots ti�at do not hati�e an�� propert}�
line that abuts or is coincident with a public road).
17. The applicant ori�inally proposed a bioswale in front vards to treat storm water. Staff has
recommended treatment occur in an under�round system since bioswales are harder for individuals to
maintain. The project will have to meet the 1990 Kin�Country Surface Water Design Manual. The
subject site is located within Aquifer Zone 2. It is possible that infiltration cou]d reduce the storm water
system size.
18. Staff has recommended erosion cot�trol measures while the site is cieared and developed.
19. The applicant will have to provide the park mitigation fee or equivalent offsets in an amount equal to
$�30.76 per unit.
20. A fire miti�ation fee is charged to new development in the City to offset the impacts of that
development on emergency services. The fee is $488.00 per home.
21. The site is served by the Renton School District which assigns students on a space available basis. The
proposed 8 lots would �enerate approximately three school aae children.
22. The proposed development will generate approximately 76 vehicles trips per day. Staff has determined
that these additional trips should not create any undue impacts on the surrounding street system. N 3?nd
is a small local street that does not go through to the east due to I-405.
23. The site will be served by the City for both sanitary and domestic water. Both services are available in
� � Hi Point LLC
Candlewood Short Plat
File No.: LUA-00-0�I.SI�PI-H
Apri125, 2000
Page 5
N. 32nd Street.
24. The proposed short plat «�ill achieve a densit��of�.33 units per acre.
CONCLUSIONS:
1. The proposed short plat generalty appears to serve the public use and interest. This is particularly true
given the wider private right-of-way which accommodates a sidewalk and curb. The subdivision wiIl
provide additional housing choices in an area with urban services. The development should not tax
either the road system or the existing utiliry infrastructure. Development of the additional lots will also
increase the ta�c base of the City.
2. While this office is still concerned about the fiction that creates pipestem access coincident with a
private road avoidin�the legal limitations on the number of interior]ots that gain access from the
private road, this one at least provides some semblance of amenities for the future residents. There will
be a sidewalk that permits safe pedestrian passage to the six interior lots. T1�e rolled curb, while
generalh�frowned upon, �vill be serving an interior series of lots on a pri�•ate street and the curb is
intended to���iden the road�;�ay for emergency vehicle passaQe.
3. Signs will hopefully avoid parking that could block access to the interior parceIs by emergencv vehicle,.
4. Staff has also w�orked to increase on-site parking by requirin�paved parking aprons in front of th�
garages. Staff has intended to further increase the parkina complement alons N 32nd by movin�_ :i�e
proposed drive�tavs from that street to the interior private road. This ���ould require a modification
�;�hich does not appear justified.
"Decision Criteria: V4'henever there are practical difficulties imolved in cam�inQ out the
pro��isions of this Title,the Department Administrator may�'ant modifications for
individua] cases provided he/she shall first find that a specific reason ma}:es the strict
letter of this Code impractical..."
There reall��are no practical di�culties in limiting the number of lots taking access from tl�e private
street. The modification would merely increase the street parking by eIiminating two driveways servin�
Proposed Lots 1 and 8. While that is a reasonable objectivc, it is not sufficien:to justify a modification.
In addition,the size and shape of the proposed lots would make providin�the parking aprons difficult
while providin�the leoal yards and setbacks.
�. As proposed the plat�vill provide a density of approximately ;.33 d«�elling units per acre which meets ,
the goals and objectives of the Comprehensive Plan and Zoning Code. �
6. If aquifer recharge can be used, it should be implemented since this site is located in an Aquifer
Protection Zone.
DECISION:
The short plat is approved subject to the following conditions:
1. The appiicant shall install a silt fence along the downslope perimeter of the area that is to be
disturbed. 7'he silt fence shall be in place before ciearing and grading is initiated, and shall be
Hi Point LLC
Candlewood Short Plat
File No.: LUA-00-031,ShPl-H
April 25, 2000
Page 6
constructed in conformance with the specifications presented in Section D.4.3.1 of the King
County Surface Water Design Manual (SWDM), Appendix D. This will be required during the
construction of both off-site and on-site improvements as�vell as buildine construction.
2. Shallow drainage swales shall be constructed to intercept surface water flow and route the flow
away from the construction area to a stabifized discharge point. Vegetation growth shall be
established in the ditch by seeding or placing sod. Depending on site grades, it may be
necessary to line the ditch with rock to protect the ditch from erosion and to reduce flow rates.
The design and construction of drainage swales shall conform to the specifications presented in
Section 4.4.1 of the S�'VDM. Temporary pipe systems can also be used to convey stormwater
across the site. This will be required durina the construction of both off-site and on-site
improvements as wetl as building constructions.
3. The project contractor shall perform daily review and maintenance of all erosion and
sedimentation control measures at the site during the construction of both off=site and on-site
improvements as we11 as buildin�construction.
4. Weekly reports on the status and condition of the erosion control plan with any
recommendations of chanee or revision to maintenance schedules or installation shall be
submitted bv the project en�ineer of record to the public works inspector for the short plat
subject site.
6. The private street shall be a 20 foot wide paved area with an additional rolled curb a I
wide sidewalk on one side, and be signed "No Parkin�,."
7. Garages shall be set back a minimum of 20 feet from the road ed��: and a ,�_l too; lon�, pa��ed '
apron be constructed bet�veen each garaQe and the road edge.
8. The appiicant shall either draft and record a homeowners association or a maintenance
agreement for the maintenance of all common improvements, includin�private stormwater
facilities, utility and other easements, the pri�ate roud and sidewalk, anci othc;r common areas.
A drafr of the document shall be submitted to the City of Renton Deve]opment Services
Division for review and approval by the City Attorney prior to the recording of the short plat.
9. A fire mitigation fee of$488.00 for each new lot will be required prior to recording the short
plat.
10. A parks mitigation fee of$530.76 wilI be required for each new lot prior to recording the short
plat.
11. Traffic mitigation fees of$75 per net ne�v averaae daily trip will be required prior to recording
the short plat.
ORDERED THIS 2�th day of April, 2000.
r
. Hi Point LLC
Candlewood Sl�ort Plat
File No.: LUA-00-031.ShP]-H
April 2�, �'000
Page i
ORDERED THIS 25th day of April, 2000.
� � ��,
(1�-Q
FRED J. KAUF � N
HEARING EXA INER
TRANSMITTED THIS 2�th day of April, 2000 to the parties of record:
Elizabeth Higgins David Casey Robert West
1055 S Grady Way 15 S Grady Way ?903 Powerhouse Road
Renton, VVA 980�5 Renton, WA 9805� Yakima, WA 98902
Neil Watts
1055 S Gradv Wav
Renton. «�A 980»
TR.ANSMITTED THIS ?Sth day of April,2000 to the followin�:
Mayor Jesse?anner Gregg Zimmerman. P(an,B1d�-P��'Adm::,
Members, Renton Planning Commission Jana Hanson, Development Services Dire::c� :
Chuck Duffy, Fire Marshal Sue Carlson, Econ. Dev. Administrator
Lawrence J. Warren, City Attorney Lam-Mecklina, Buildin�Official
Transportation Systems Division Jay Covington, Chief Administrative Officer
Utilities System Division Councilperson Kath.�Keolker-Wheeler
South County Joumal Betty Nokes, Economic Development Director
Pursuant to Title IV, Chapter 8, Section 15 of the City's Code, request for reconsideration must be filed in
writiQg on or before 5:00 p.m., Mav 9, 2U00. Any aggrieved person feelina that the decision of the Examiner
is ambiauous or based on erroneous procedure,errors of law or fact, error in judgment, or the discovery of new '
evidence�vhich could not be reasonably available at the prior hearing may make a written request for a review
by the Examiner�vithir, fourteen(14)days from the date of the Examiner's decision. This request shall set forth
the specific ambiguities or enors discovered by such appellant, and the Examiner may, after review of the
record,take further action as he deems proper.
An appeal to the City Council is governed by Tit1e IV, Chapter 8, Section 16, which requires that such appeal be
filed with the City Clerk, accompanying a filin?fee of$75.00 and meeting other specified requirements. Copies
of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall.
If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants,the
executed Covenants w�ll be required nrior to approval bv Ciri• Council or final processina of the file. You
may contact this oflice for information on formatting covenants.
The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may occur
concerning pendina land use decisions. This means that parties to a land use decision may not communicate in
private with any decision-maker concerning the proposal. Decision-makers in the land use process include both
the Hearing Examiner and members ofthe City Council.
Hi Point LLC
Candlewood Short Plat
File No.: LUA-00-03 I,ShPI-H
Apri125, 2000
Page 8
All communications concerning the proposal must be made in public. This public communication permits aIl
interested parties to l:now the contents of the communication and would allow them to openly rebut the
evidence. Any violation of this doctrine would result in the invalidation of the request by the Court.
The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as
well as Appeals to the City Council.
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. �
CANDLEWOOD
TECHNICAL INFORMATION REPORT
SECTION III
LEVEL I OFF-SITE ANALYSIS
TABLE OF CONTENTS
TASK 1: STUDY AREA DEFIrTITION AND MAPS
TASK 2: RESOURCE REVIE���
TASK 3: FIELD INSPECTION
TASK 4: DRAINAGE SYSTEM DESCRIPTION AND PROBLEM SCREENING
TASK 5: MITIGATION
TASK 1: STUDY AREA DEFINITION
The Candlewood property is within a portion of the SE1/4 of the SW1/4 of Section 32, Township 24
North, Range 5 East, Willamette Meridian, King County Washington. The site is located on the
south side ofN. 32"d between Park Avenue N. and Meadow Ave. N.
�
The Candlewood property consists of 1.09 cres. There is an existing residence and four associated
structures within the site—all of wlu are to be removed. There are several e�sting trees within the
site. The remainder of the site is covered with pasture grass and some blackberries in the southwest
portion of the site.
The existing ground has slopes ranging from generally flat (northern portion of the site) to 13% in
the southern central portion of the site.
In the existing condition surface stormwater runoff, generally flows from the south to the north. The
southern property line is a basin break. There appears to be some off-site water entering the site
from three small t�parcels to the east of the site. Stormwater runoff from the site and the
associated basin flows into Lake Washington that is not identified as a Critical Basin. The King
County Sensitive Areas Folio (Wetlands and Streams) show a basin break running through the
middle of the site. Field investigation(driving & walking to observe the general topography of the
area) has indicated that the entire site is within the East Lake Washington drainage basin.
The Upstream Study azea e�ended south to North 30`� Street, and east to Meadow Ave. N. —
adjacent to I-405.
The Downstream Study area extended to 1/4mi downstream of the site - determined using a
measuring wheel.
It is proposed to develop the property into an 8 single family residential dwelling units.
A copy of the Thomas Brothers—page 627, with the subject site indicated, vicinity map is included
in Section I of this Report.
A copy of page 4 of the King County Sensitive Areas Folio Map is provided in this section. The
location of the site has been indicated on the map.
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TASK 2: RESOURCE REVIEW
The following resources have been reviewed in the prepazation of this Downstream Analysis:
1. Kin�y Basin Reconnaissance Summary Reports
The site is within the East Lake Washington drainage Basin. A request has been made to King
County for information on the East Lake Washington Drainage Basin. The information has not
been received.
2. Flood �lain/ floodway (FEMA�Maps
The site is not within a 100-yr floodplain.
3. Sensitive Areas Folio
A copy of the Wetlands (Sheet 4)of the Sensitive areas Folio showing the location of the site,
and the drainage basin the site is within, is included within Task 1. When King County mapped
sensitive azeas within the County, the sensitive areas within incorporated Cities were not
included. Therefore, there is no reason to include all of the other sheets in the Sensitive Areas
Fo lio.
It should be noted that the basin boundary shown on Sheet 4 is in error as the boundary shows a
portion of the site being within the May Creek Basin Boundary. The field investigation and the
City of Renton Storm Drainage and Topography Maps indicate that the site is within a basin that
drains directly into Lake Washington at a location different from the May Creek Confluence. �'
4. Drainage Investigation Information
King County does not have any Drainage Investigation Information for the Study Area within the �
C ity of Renton. City of Renton Staff were not contacted prior to the preparation of this report
due to the small size of the project (1.09ac) ��
�. King County Soils Surve,�Mans
A copy of a portion of Sheet 5 of the King County Soils Survey Map is provided in Section I of '�
this Report. The site is underlain with Indianola(InC) soils. '
6. Wetlands Inventory M�s ,
Th�King County Inventoried wetland page in the Folio does not include wetlands within the
City. A site visit to the property did not indicate that there were wetlands within the site. i
TASK 3: FIELD INSPECTION
The Candlewood property has been field surveyed. Topographic contours at 1' intervals are shown
on the engineering plan set. The 1' contours are shown as extending beyond the property.
The site and the observable downstream system for a distance of 1/4mi, was most recently visited on
March 9, 2000. The weather during the site visit was overcast. It had not rained in several days. The
conveyance system upstream of CB#4 as described in Task 4 did not have any observed stormwater.
The conveyance system from CB#4 to the terminus of the downstream system contained a minor
amount of runoff.
1. Investi�ation of Re�orted or Observed Problems During Resource Review
None of the resources reviewed at the time this down.stream analysis was prepared indicated that
there are any ongoing problems with the downstream system from the site downstream for a
distance of 1/4mi.
2. Location of Existing/Potential Constrictions or Lack of Capacitv in the Existin Dg r •auiage
S^ s�tem
The existing conveyance beginning at the southeast corner of Pazk Avenue North/N. 32°� St.
consists of, shallow brick structures. Some of the structures have minimum cover from the top
of the conveyance to the rim of the structure. It is not known if this conveyance has existing
capacity for the additional stormwater generated from the developed condition of the site, and
the upstream basin that contributes stormwater runoffto it. The engineering design of the project
verifies that there is adequate capacity from the site within the proposed new conveyance to the
existing conveyance at the intersection of Park Avenue North/N. 32°d St. Due to the small size
of the project, it is anticipated that adequate conveyance exists from the site to the outfall at Lake
Washington.
3. Identification of Existine/Potential Flooding
There were no indications of existing or potential flooding within the observed downstream
system. It should be noted that the downstream system from the southeast corner of the Park
Avenue North/N. 32"� St. intersection to the end of the 1/4mi downstream system is tightlined—
with the exception of one short ditch section between N. 32°d and N. 34`�. The conveyance
slopes of the system on the north side of N. 34`� are generally fairly steep.
4. Identification of Existing/Potential Overtoppin�, Scouring, Bank Slou��i or Sedimentation
All of the downstream components observed were generally older brick structures and CMP
conveyance lines. Most of the CB structures did not have an observable "catch". The worst case
structure had a buildup of 1-2"of sediment that had accumulated above the conveyance inverts.
The short ditch section appeared to be in good condition with minimal sediment accumulation.
5. Identification of Significant Destruction of Aquatic Habitat or Org��
The site is within an area that is urbanized and has experienced a gradual decline in the process.
All of the historic upstream tributaries within the downstream system have been eliminated at
some time in the past.
6. Collection of Oualitative Data on Land Use, Impervious Surfaces. Topo ra hy, and Soil Types
The upstream contributing drainage basin that contributes stormwater runoff to the outfall at
Lake Washington mostly developed into single family residences on small lots. In-fill
development is occurring on some of the properties to the east of Park Ave. N. The soil type for
the majority of the basin is Indianola(InC). The topography of the site is shown on the
engineering plan set. A copy of the City of Renton Aerial topography map provided in this
subsection. A Copy of the City of Renton Storm Drainage facilities map for the w %z of SS-
T23N-RSE was obtained and used in the prepazation of this report. A copy is provided at the end
of this Section.
Components of the downstream system from the site to '/4 mi downstream aze provided in Task 4
of this Section.
7. Collection of Information on Pipe Sizes, Channel Characteristics, and Drainage Structures.
Field survey information is provided for the site and a portion of the adjacent properties. This
information is shown on the Engineering Plan set. Drainage information from the site
downstream for a distance of 1/4mi was obtained using a measuring wheel, visual observation,
and a 25' tape to measure pipe sizes and distance from inverts to rim.
8. Verification of Tributarv Basins
The tributary basin of the site is based upon walking the site. The tributary basin contributing
runoff to the downstream system was verified by field observation of basin breaks along roads
and documentation obtained from the City of Renton.
9. Contacting ofNei h�boring Property Owners
No neighbors were contacted during the prepazation of this downstream analysis.
10. Documentation of Existing Site Conditions
The existing site conditions aze documented in this report by walking the site.
11. Collection of Quantitative Field Data
The quantitative field data collected for the site and downstream for a distance of 1/4mi consists
of field topography, measuring wheel, and field measurements of culverts using a 25' tape.
Distances were measured using a measuring wheel and the City of Renton Aerial topography
map at 1"=200'
. �
TASK 4: DRAINAGE SYSTEM DESCRIPTION AND PROBLEM
SCREENING
1. Draina�e �stem Components
The Following is a Narrative of the downstream system from the Candlewood Site to a distance of
1/4mi downstream of the site. The terminus of the downstream description ends part way along N.
34�' St.. The observed conveyance on n. 34`� St. is located on the north side of the road.
a. E�sting Condition:
In the existing condition, there is no observable defined downstream flowpath for stormwater
leaving the site. The majority of the stormwater that leaves the site appears to either infiltrate or
flow overland to the west to enter the existing conveyance system described in this sub-section.
b. Proposed Developed Condition
In the developed condition, stormwater will be collected within an on-site conveyance system
and directed into an underground Water Quality facility proposed to be located within the
northern portion of the access easement within the central portion of the Candlewood property.
Section IV of this report provides information showing that on-site detention is exempt per the
KCSWDM. Stormwater leaving the Water Quality facility is proposed to be conveyed in a
piped system to the west to tie into the existing conveyance system on the east side of Pazk
Avenue N. Stormwater will then flow to the north to N. 34�'then west along the north side of
N.34`i' St.
The following is a narrative of the e�cisting system. Stationing begins at the northwest corner of
the site and along the south side of the existing pavement.
Reach 1. Sta 0+00 to 2+00
South side of N. 32"� from site to existing ditch.
The S. '/2 of existing road pavement slopes to the south. There aze no defined drainage �
features. Stormwater runoffappears to be intercepted by the edge of the shoulder and
conveyed along the interception point.
Reach 2. Sta 2+00 to 2+38 Ditch Section
Short section of shallow ditch on the south side of N. 32"d. Ditch is poorly defined. Ditch
ends at a 12" CMP conveyance. There is approxirriately 6" of cover over the pipe at the
inlet.
Reach 3. Sta 2+38 to 2+57 12" CMP Conveyance from Ditch to (CB#1)
CB#1 is located at the southeast comer of the Pazk Ave N. /N. 32"� intersection.
Stormwater enters this CB from the south, and east. Stormwater is conveyed to the north.
All conveyance is 12" CPEP. There is 24" from the IE to the rim for the south pipe entering
. • „
the CB. There is no catch and there is 21.5 from the top of the sediment to the rim of the
structure. The structure is a"brick structure"
Reach 4. Sta 2+57 to 4+54 12" CMP Conveyance from CB#1 to CB#2
CB#2 is located on the east side of Park Ave. N. The structure is approx. 10' east of the fog
line and is within a gravel turn-out area for a bus stop—route#105. Stormwater enters this
CB from the south(12" CMP), and stormwater is conveyed to the north(10" ? CMP). This
is a very shallow structure. There is no catch and there is 15" from the top of the sediment to
the rim of the structure. The structure is a"brick structure"
Reach 5. Sta 4.54 to 5+73 10" (?) CMP Conveyance from CB#2 to Ditch
Reach 6. Sta 5+73 to 6+20 Open ditch section
The 10" (?) conveyance outfalls into an open ditch. The ditch is approximately 7' wide at
the top, 2' deep, and 1' wide at the bottom. The top of the west side of the ditch is
approxirnately 5' east of the fog li.ne. The western side slopes aze approximately 2:1 and the
eastern side slopes aze approx. 1:1. The ditch appeazs to be in good condition with grass
vegetation in the bottom and on the side slopes. The ditch ends at a 12" CMI' at the drive
for the existing drive. There is approx. 1' of dirt/gravel on the top of the pipe at the inlet.
Reach 7. Sta 6+20 to 7+98 12" CMP Conveyance from Ditch to CB#3
CB#3 is located on the east side of Park Ave. N. The structure is approx. 8.5' east of the fog
line. This CB is within an asphalt shoulder and the rim is depressed to collect runoi�
Stormwater enters this CB from the south(12" CMP), and stormwater is conveyed to the '
north(12"CMP). This is a very shallow structure. There is no catch and there is 16" from
the 12" IE to the rim of the structure. The structure is a"brick structure�'.
Reach 8. Sta 7+98 to 10+00 12" CMP Conveyance from CB#3 to CB#4 I
CB#4 is located at the southeast corner of Park Ave. N/N. 34�' St.. The structure is approx.
8' east of the fog line. This CB is within an asphalt shoulder and the rim is depressed to
collect runoff. Stormwater enters this CB from the south(12" CMP), and northeast(12"
CMP). Stormwater is conveyed to the north(10"?CMP). There is no catch and there is 21"
from the 10" IE to the rim of the structure. The structure is a"brick structure". Stormwater
was observed to be entering CB#4 from the northeast 12" conveyance that intercepted
stormwater from an existing ditch on the south side of N. 34�' St.
Reach 9. Sta 10+00 to 10+43 10" CMP Conveyance from CB#4 to CB#5
CB#5 is located at the northeast corner of Park Ave. N /N. 34`�' St.. The structure is approx.
9' east of the fog line. This CB is within a paved portion of the north side of N. 34`t'.
Stormwater enters this CB from the south(10"?CMP), and east (12" CMP). Stormwater is
conveyed to the north(12"CMP). There is no catch and there is 28" from the 12"
discharge IE to the rim of the structure. The structure is a"brick structure". Stormwater
was observed to be flowing within this structure.
. •
Reach 10. Sta 10+43 to 10+60 12" CMP Conveyance from CB#5 to CB#6
CB#6 is located at the northeast comer of Pazk Ave. N/N. 34�' St.. The structure is approx.
6.3' east of the fog line. This CB is within a gravel shoulder on the east side of Park Ave.
N.. Stormwater enters this CB from the south(12" CMP), and north(12" CMP).
Stormwater is conveyed to the west(12" CMP). There is no catch and there is 42" from the
12" discharge IE to the rim of the structure. The structure is a "brick structure".
Stormwater was observed to be flowing within this structure.
Reach 11. Sta 10+60 to 11+58 12"CMP Conveyance from CB#6 to CB#7
CB#7 is located on the north side of N. 34�' and appears to be within a front yard of a lot.
This is a goofy structure. There is no standard grate inlet. The top of the CB is covered with
a steel plate with drilled holes. The structure measures 18" wide by 22" long. Stormwater
enters this CB from the east (12" CMP), and is conveyed to the west(12" CMP). There is
no catch and there is 22" from the 12" discharge IE to the rim of the structure. Stormwater
was observed to be flowing within this structure.
Reach 12. Sta 11+58 to 12+82 12" CMP Conveyance from CB#7 to CB#8
CB#8 is located on the north side of N. 34`� and appears to be within the paved shoulder.
Stormwater enters this CB from the east (12"CMP), and is conveyed to the west(12"
CMP). There is no catch and there is 26" from the 12" discharge IE to the rim of the
structure. Stormwater was observed to be flowing within this structure.
Reach 13. Sta 12+82 to 13+90 12" CMP Conveyance from CB#8 to CB#9
CB#9 is located on the north side of N. 34�'and appeazs to be within the paved shoulder.
Stormwater enters this CB from the east (12" CMP), and is conveyed to the west (12"
CMP).
This structure is a structure that was constructed on the top of the 12" CMP—as the pipe is
continuous along the bottom of the structure. The top of the conveyance has been removed
to allow for inletting stormwater. There is no catch and there is 44" from the 12" discharge
IE to the rim of the structure. Stormwater was observed to be flowing within this structure.
Reach 14. Sta 13+90 to 14+48 12"CMP Conveyance from CB#9 to CB#10
CB#10 is located on the north side of N. 34`�and appears to be within the driveway of a lot.
Stormwater enters this CB from the east (12"CMP), and is conveyed to the west (12"
CMP). There is no catch and there is 27" from the 12" discharge IE to the rim of the
structure. Stormwater was observed to be flowing within this structure.
2. Existing/Potential Problems
The most obvious existing/potential problem relates to the existing shallow conveyance system, and
older brick structures that has been described above. Some of the conveyance reaches appear to
have 10" CNIP pipes. CB#7 appears to be of concern due to the type of the structure and the lid.
TASK 5: MITIGATION
Due to the small size of the project,the design of the Candlewood proposed residential short
subdivision is not required to will provide on-site stormwater detention. Water quality facilities will
be provided in the form of a Water Quality Tank—calculations aze provided in Section IV of this
TIR. Since the site is not within a Critical Basin, and since there do not appeaz to be any ongoing
downstream capacity issues, the conveyance system for the project will be designed to the standards
outlined in the King County S.W.D.M.
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CANDLEWOOD
TECHNICAL INFORMATION REPORT
SECTION IV
Provided in this section is the following information:
A. Existing Condition& Creation of Existing Condition Hydrographs
B. Developed Condition& Creation of Developed Condition Hydrographs '
C. Detention Discussion.
D. Water Quality Tank Sizing Information. '�
EXHIBIT 1: EXISTING CONDITTON EXIIIBIT
EX�-IIBIT 2: DEVELOPED CONDITION EXHIBIT
[ �
CANDLEWOOD - STORM DESIGN SECTION IV.A.
Information Used in Creation of Egisting Condition Hydrographs
Pre-Developed Condition- Hydrographs
Information is provided concerning the creation of the pre-developed condition hydrographs for the
2yr-24hr, and l0yr-24hr storms. The Waterworks Basin Summary printout for the existing condition
hydrographs are included in this section. The Existing condition Tc flowpath is shown on the
EXISTING CONDITTON EXIIIBIT.
Copies of tables referenced in this section are provided in the Appendix. �
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, 3/8/00 3 : 21 :27 pm Casey Engineering Pa ��I
CANDLEWOOD SHORT PLAT ,
EXISTING CONDITION I
________________
________________________________------------- '
BASIN SUMMAR�'
BASIN ID: EXIST002 NAME: EXISTING CON. 2YR-24HR STOr
SBUH METHODOLOGY '
TOTAL AREA. . . . . . . : � 1 .29 Acres BASEFLOWS : 0 .00 cfs
RAINFALL TYPE. . . . : KC24HR PERV IMP
PRECIPITATION. . . . : 2 .00 inches AREA. . : 1 . 18 Acres 0 .11 Acres
TIME INTERVAL. . . . : 10 . 00 min CN. . . . : 66 . 65 98 .00
TC. . . . : 19 .23 min 10 _00 min
ABSTRACTION COEFF: 0 .20
TcReach - Sheet L: 300 .00 ns : 0 . 1500 p2yr: 2 . 00 s :0 .0600
PEAK R.ATE: 0 . 05 cfs VOL: 0 .03 Ac-ft TIME: 480 min
� -
BASIN ID: EXISTOIO -�AME: EXISTING CON.lOYR-24HR STORM : '� ��
SBUH METHODOLOGY -
TOTAL AREA. . . . . . . : 1 .29 Acres BASEFLOWS : 0 . 00 cfs
RAINFALL TYPE. . . . : KC24HR ` PERV IMP
PRECIPITATION. . . . : 2 .90 inches AREA. . : 1 . 18 Acres ,Q . 17.� Acres
TIME INTERVAL. . . . : 10 .00 min CN. . . . : 66 . 65 98 .00
TC. . . . . 19 .23 min 10 . 00 min
ABSTR.ACTION COEFF: 0 .20
TcReach - Sheet L: 300 .00 ns :0 . 1540 p2yr: 2 . 00 s : 0 . 0600
PEAK RATE : 0 .10 cfs VOL: 0 . 08 Ac-ft TIME: 480 min
BASIN ID: EXIST100 ,NAME : EXISTING CON.IQOYR-24HR STORM
SBUH METHODOLOGY
TOTAL AREA. . . . . . . : 1 .29 Acres BASEFLOWS : 0 . 00 cfs
R.AINFALL TYPE. . . . : KC24HR PERV IMP
PRECIPITATION. . . . : 3 . 90 inches AREA. . : 1 .18 Acres 0 .11 Acres
TIME INTERVAL. . . . : 10 .00 min CN. . . . : 66 . 65 98 . 00
TC. . . . . 19 .23 min 10 .00 min
ABSTRACTION COEFF: 0 .20
TcReach - Sheet L: 3Q0 .00 ns :0 . 1500 p2yr: 2 . 00 s :0 .0600
PEAK R.ATE: 0 .26 cfs _ 0 . 14 Ac-ft TIME: 480 min
^ � .�� C/1 �
4� . `
, ,
CANDLEWOOD - STORM DESIGN SECTION IV.B.
Information Used in Creation of Developed Condition Hydrographs
Developed Condition- Hydrographs
Information is provided concerning the creation of the developed condition hydrographs for the site.
The Waterworks Basin Summary printout for the 2, 10, and 100yr-24hr developed condition
hydrographs aze included in this sub-section.
The site is not within a"critical basin". During the preparation of the Level I Downstream analysis,
there were no identified downstream capacity or flooding issues.
The Developed condition Tc flowpath is shown on the DEVELOPED CONDITION EXF-IIBIT.
Copies of tables referenced in this section aze provided in the Appendi�c.
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3/9/00 8 :51 :24 am Casey Engineering page 1
CANDLEWOOD SHORT PLAT
DEVELOPED CONDITION
---------------------------------------------------------------------
---------------------------------------------------------------------
BASIN SUMMARY
BASIN ID: DEV002 NAME: DEV. CON. 2YR-24HR STORM
SBUH METHODOLOGY
TOTAL AREA. . . . . . . : 1 . 18 Acres BASEFLOWS : 0 . 00 cfs
RAINFALL TYPE. . . . : KC24HR PERV IMP
PRECIPITATION. . . . : 2 .00 inches AREA. . : 0 .53 Acres 0 .65 Acres
TIME INTERVAL. . . . : 10 .00 min CN. . . . : 68 . 00 98 . 00
TC. . . . . 15 . 04 min 10.00 min
ABSTRACTION COEFF: 0 . 20
TcReach - Sheet L: 240 .00 ns : 0 . 1500 p2yr: 2 .00 s : 0 .0710
PEAK RATE: 0.29 cfs VOL: 0 . 10 Ac-ft TIME : 480 min
BASIN ID: DEVO10 NAME : DEV. CON. lOYR-24HR STORM
SBUH METHODOLOGY
TOTAL AREA. . . . . . . : 1 .18 Acres BASEFLOWS : 0 . 00 cfs
RAINFALL TYPE. . . . : KC24HR PERV IMP
PRECIPITATION. . . . : 2 .90 inches AREA. . : 0 .53 Acres 0 . 65 Acres
TIME INTERVAL. . . . : 10 . 00 min CN. . . . : 68 . 00 98 .00
TC. . . . . 15 . 00 min 10 . 00 min
ABSTRACTION COEFF: 0 .20
PEAK RATE: Q .46 cfs VOL: 0 . 17 Ac-ft TIME: 480 min
BASIN ID: DEV100 NAME: DEV. CON. 100YR-24HR STORM
SBUH METHODOLOGY
TOTAL AREA. . . . . . . : 1.18 Acres BASEFLOWS : Q . 00 cfs
RAINFALL TYPE. . . . : KC24HR PERV IMP
PRECIPITATION. . . . : 3 .90 inches AREA. . : 0 . 53 Acres 0 . 65 Acres
TIME INTERVAL . . . . : 10 . 00 min CN. . . . : 68 . 00 98 . OQ I
TC. . . . : � 15 . 00 m�n 10 . 00 min
ABSTRACTION COEFF: 0 .20 �
PEAK RATE: 0 . 68 cfs VOL: 0 .25 Ac-ft TIMFs: 480 min
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CANDLEWOOD - STORM DESIGN SECTION IV.C.
Detention Discussion:
The following is a comparison between the Existing Condition 100yr-24hr runoff from the site compazed
to the Developed Condition 100yr-24hr runoff from the site.
1. Existing Condition 100yr-24hr runoff:
From Section IV.A, page 4 of 4, Hydrograph Summary, the existing condition 100yr-24hr runoff
from the site is:
.26cfs ,
2. Developed Condition lOU�r-�-�hr runuii�:
From Section IV.B, � �ii
runoff from the site i� I
.68cf�
3. Difference Between Existing and Developed in a 100yr-24hr storm is:
.42cfs < .50cfs
Therefore onsite detention is not required for the project.
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5/31/00 11 :30 :16 am Casey Engineering page 1
CANDLEWOOD SHORT PLAT
WATER QUALITY VOLUME DETERMINATION
---------------------------------------------------------------------
---------------------------------------------------------------------
BASIN SUMMARY
BASIN ID: WATQUAL NAME : WATER QUALITY VOLUME CALCS .
SBUH METHODOLOGY
TOTAL AREA. . . . . . . : 0 . 65 Acres BASEFLOWS : 0 . 00 cfs
R.AINFALL TYPE. . . . : KC24HR PERV IMP
PRECIPITATION. . . . : 0 . 67 inches AREA. . : 0 .00 Acres 0 .65 Acres
TIME INTERVAL. . . . : 10 .00 min CN. . . . : 0 .00 98 .00
TC. . . . . 0 .00 min 10 . 00 min
ABSTRACTION COEFF: 0 .20
TcReach - Sheet L: 120 .00 ns :0 . 1500 p2yr: 2 .00 s : 0 .0460
PEAK RATE: 0 .08 cfs VOL: 0 . 03 Ac-ft TIME: 480 min
I�I
CANDLEWOOD
TECHNICAL INFORMATION REPORT
SECTION V
CONVEYANCE SYSTEM ANALYSIS AND DESIGN
Information is provided in this section for the capacity of the conveyance system proposed for the site from the
outfall of the Water Quality Tank downstream to the existing conveyance system at the intersection of Park
Ave.N/N 32°d St.
The site is located at the upper end of the contributing basin. As a result,the stormwater entering the
conveyance system will be negligable. The capacity of the system is checked against the Developed Condition
100yr-24hr peak runoff determined in Section N.B page 2 of 3 —whic6 is .68cfs.
The capacity of the flattest section(.5%) of the downstream conveyance is checked using Mannings equation.
C.'?, t� -' ��
Using 12" CPEP with a roughness ccefficient, n=�0�0, the capacitv of the svstem is 3.28cfs .
Using an area proportioning logic,the system as designed is capable of conveying stormwater runoff from an
area of approximately 5.7acres having the same density as that of the Candlewood site. The upstream
contributing basin is approximately 1.0 acres.
It is my opinion that the conveyance system as designed is adequate.
_ /`,
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CANDLE WOOD
TECHNICAL INFORMATION REPORT
SECTION IX i
EROSION AND SEDIMENTATION CONTROL DESIGN
Plan sheet 6 of the engineering plan set contains the Temporary Erosion and Sedimentation �'��nir��l Plar. ��
(TESCP)and grading for the project. The basic features contained witr �
the cleazing limits, silt fencing,and a Stabilized Construction Entrance. �
Due to the small size of the site it is not anticipated that there will be any sediment laden stormwater leaving
the project.
CANDLEWOOD
TECHNICAL INFORMATION REPORT
SECTION XI
MAINTENANCE AND OPERATIONS MANUAL
The storm drainage system within the Candlewood project is to be privately owned and maurtained by the
Homeowners Association.
Provided in this section is the following information from the K.C.S.W.D.M.:
No. 3 Closed Detention Systems(Pipes/Tanks)—Applies to the Water Quality Tank
No. 5 Catch Basins
No. 10 Conveyance Systems(Pipes&Ditches)
APPENDIX A MAIVTENANCE STANDARDS FOR PRIVATELY MAIIv'TAINED DRAI��IAGE FACII.TTIES
, NO. 3-CLOSED DEfENT10N SYSTEMS (PIPES/TANKS)
Maintenance Defect Conditions When Maintenance is Needed Results Expected When
Component Maintenance is Pertormed
Storage Area Plugged Air Vents One-half of the cross section of a vent is blocked at Vents free of debris and
any point with debris and sediment sediment
Debris and Accumulated sediment depth exceeds 10%of the All sediment and debris
Sediment diameter of the storage area for'h length of storage removed irom storage araa.
vault or any point depth exceeds 15%of diameter.
Example:72-inch storage tank would require cleaning
when sediment reaches depth of 7 inches for more
than'F�lenqth of tank.
Joints Beriveen Any crack a(lowing materia!ta be Vansported into All joint between tank/pipe
i ank/Pipe Section facility sections are sealed
Tank Pipe Bent ,1ny part of tank/pipe is bent out of shape more than Tank/pipe repaired or replaced
Out of Shape 10%of iYs design shape to design.
Manhole Cover Not in Place Cover is missing or only partially in place.Any open Manhole is closed.
manhoie requires maintenance.
Locking Mechanism cannot be opened by one maintenance Mechanism opens with proper
Mechanism Not person with proper tools.Bolts into frame have less tools.
Working than'rz inch of thread(may not apply to self-locking
lids.)
Ccver Difficult to One maintenance person cannot remove lid after Cover can be removed and
Remove app{ying 80tbs of lift. Intent is to keep cover from reinstalled by one maintenance
sealing off access to maintenance. person.
Ladder Rungs King Counry Safety Office and/or maintenance person Ladder meets design standards
Unsafe judges that lacder is unsafe due to missing rungs, allows maintenance person safe
misalignment,rust,or cracks. access.
Caich Basins See"Catch Basins"Standards No.5 Ses°Catch Basins"Stzr:dards
No.5
1998 Suriace W'ater Desien�lanual 9/1i98
� :�-3
APPENDIX A 1�iAI�'IEVANCE STANDARDS FOR PRIVATELY�1.4I�'T.�'ED DRANAGE FACII,IT'IES
NO. 5-CATCH BASINS
Maintenance Defect Conditions When Maintenance is Needed Results Expected When
Component Mainienance is performed
General Trash&Debris Trash or debris of more than 1/2 cubic foot wnich is No Trash or debris located
(Includes Sediment) located immediately in front of the catch basin immediately in f;ont of catc:�
opening or is biocking capacity of the basin by basin cpening.
more�a,^, 10'b
Trasn or debns(in the basin; .-�at exceeds 'i3 tha No'-as^or^_ebns �m��e�:at��h
depth from the bottom of��a��.n-., ,�:er, ,�e ��,ves- .,��.��
pipe into or out of the bas.�.
Trash ordebns in any inle-�r���.._ ric� b.::c�irg � ,_.�...._uLe-pi�es `�e_ �.
more than 1/3 of its height trash or de�ris.
Dead animals or vegetafion�at could generate No dead anim�s =r ;ec=���:-,
odors thatcould caus= ; .�. _ ,. _ ,_., ,; _ ,_. 4 __ .__ .,. ._ _
- =' � ._ _ _ _
gases(e.g.,methane
Deposil5 of garbage exceeairg 1 cuoic foot in No cor.cinon present whicn
�olume would attract or support the
trreeding af insects or m�
Structure Damaqe to Comer of frame extends more than 3i'- - -
. Frame and/or Top Slab curb face into trie street(If appficable i.
Top slab has holes farger than 2 squa-
cracks widerthan 1/4 inch(ir-
all matenal is running into ba�:
Frame not sitting ;lusn on top sfab,i.e_,separation �rame is sitting flush on tcp
of more than 3/4 inch of the frame from the top slatr.
slab.
Cracks in Basin Wallsl Cracks wider than t/2 inch and longer than 3 fee� Basin replaced or repaired to
Bottom any evidence of soil paRicles entering catch basin design standards.
through c2cks,or maintenance person judges that
structure is unsaund.
Cracks wider than 1/2 inch and longer than 1 foot No cracks more than 1/4 inch
at the joint of any inleU outlet pipe or any evidence wide at the joint of inleVoutlet
of soil particles entering catch basin through pipe.
cracks.
SedimenV Basin has settled more than 1 inch or has rotated Basin replaced or repaired to
Misalignment more than 2 inches out of alignment design standards. .
1998 Surface Water Design:�tanual 9/1/98
:�-�
APPENDIX A hiAINTENANCE STANDARDS FOR PRNATELY MAINTAIlVED DRAL�IAGE FACII..ITIES
� � NO. 5-CATCH BASINS(CONTlNUED�
Maintenance Defect Conditions When Maintenance is Needed Results Expected When
i
Component Maintenance is performed �
Fre Hazard Presence of chemicals such as natural gas,oil and No flar,imable chemicals
gasoline. present
Vegetation Vegeta6on growing across and blocking more than No ve5eation blocking ooening
10°'e of the basin opening. to basin.
Vegetation growing in inleUouttet pipe joints that is No vege*a�on or root grcwth
more than six inches tall and less than six inches present
apart
Pollution Nonflammable chemicals of more than 1/2 cubic foot No pofluvon present other than
per three`eet of basin length. surface ntm.
Catch Basin Cover Cover Not in Place� Cover is missing or only partially in ptace.Any open Catch basin cover is cfosed
catch basin requires maintenance. .
Locking Mechanism Mechanism cannot be opened by on maintenance Mechanism opens with proper
Not Working person with proper tools.Bolts into frame have less tools.
than 1/2 inch of thread.
Cover Difficult to One maintenance person cannot remove lid after Cover can be removed by one
Remove applying 80 Ibs.of fift;intent is keep cover from maintenance person.
sealing off access to maintenance.
Ladder Ladder Rungs Ladder is unsafe due to missing rungs,misalignmen� Ladder;r.eets design siandards
Unsafe rust,cracks,or sharp edges. and albws maintenance person
safe acc�ss.
Metal G2tes Grate wiih opening wider than 7/8 inch. Grate opening meets design
(If Applicable) standares.
Trash and Debns Trash and debris that is blocldng more than 204'a of Grate frea of trash and debris.
grate surface.
Damaged or Grate missing or broken member(s)cf�e grate. Grate is in place and meets
Missing. design s�ndards.
NO. 6 DEBRIS BARRIERS(E.G.,TRASH RACKS)
Maintenance Defecf Condition When Maintenance is Needed Results Expected When
Companents Maintenance is Perfarme�
General Trash and Debris Trash or debns that is plugging more than 20°0 of Barrfer Gear te receive cac
the openings in the barrier. fl-
Metal Damaged!Missing Bars are bent out of shape more than 3 inches. E
Bars. than,,, ,r.c,�.
Bars are missing or enGre barrier missing. Bars in place acco�din_��
design.
Bars are loose and rust is causing 50�o deteriaration Repair or replace bzrn=_�•c
to any par,o�barrier. design sta^,darCs.
9/U98 1995 Suriace VVater Desi�n Manual
A-6
APPENDIX A MAINTENANCE STr�NDARDS FOR PRIVA'TELY MAINTAIVED DRAI�IAGE FACILTITES
. N0. 13-WATER �UALtTY FACILI7IES
A.) Biofiltration Swale
Maintenance Defect Condition When Maintenance is Needed Results Expected When
Component Maintenance is Performed
Biofiltration swale Sediment Accumulation Sediment depth exceeds 2•inches No seciment deposits on grass
on Grass Layer layer of the bio-swale,whicn would
impede filtration cf runoff.
Vegetation When the grass becomes excessively tall Vegetaton is mowed or nuisance
(greater tl�an 10-inches);when nuisance weeds vegeta6on is eradicated,such that
and other vegetation starts to take over. flow not impeded.Crass should be
, mowed to a height beriveen 4
inches and 9�ches.
Inlet Outiet Pipe InIeU outtet pipe clogged wfth sediment and/or No clogging or blockage in the inlet
debris. and ouaet piping.
Trash and Debris Trash and debris accumulated in the bio-swale. Trash and debris removed f:om
Accumuiation bioswale.
ErosioN Scouring Where the biaswale has eroded or scoured Bioswale should be re-graded and
the bottom due to flow channeiization,or higher re-seeded to specification,to
flows. eliminated channeled flow.
Overseeded when bare spots are
evident
N0. 13-WATER QUALITY FACILIT]ES (COMINUEt�
B.) Grasslined Filter Strips
Maintenance Defect Condition When Maintenance is Needed Results Expected When
Camponent Maintenance is Per(ortned
Fiter Strip Sediment Accumulation Sediment depth exceeds 2 inches. No seaiment deposits on grass
on Grass Layer layer of the filter strip,whici�would
impede filtration runoff.
Vegetation When the grass becomes excessively tall Vegeta4on is mowed or nuisance
(greater than 10-inches);when nuisance weeds vegetaDon is eradicated,such that
and other vegetation starts to take over. flow not imoeded.Grass snoutd be
mowed to a height between 4
inches and 9 inches.
Trash and Debns Trash and debris accumulated on the filter Trash and Debris removed`rom
Accumulation strip. filter.
Erosion/Scouring Where the filter strip has eroded or scoured Strip should be re-graded and re-
due to flow channelization,or higher flows. seeded specifica6on,to eliminate
channeled flow.Overseeded whe
bare spots are evident
V-Notch Pipe Weir When the V-Notch pipe becomes damaged or Cleaned and property func5or�
c!ca^,ed wi±h sedimenV dabrs. weir, such tha±flews�nifer-
1998 Suriace Water Desi�:�lanual 9/1l9�
�-11
CAVDLEWOOD
YI2ELIiti11NARY STOIt�tiT D�:�IC:N RFPnIZT
APPENDI��
li1C lvllv��iila iI11Urt11dLlun 1� �uliLai,lCs iI1 L11t� .;.
A. COpy , . . : �
the sit�
B. Copy of King County SW`M Manual 'Table 3.�.2.B. showing the SCS runoffcurve numbers
used in the analysis.
C. Copies of Isopluvial maps showing the 2yr-24hr, l0yr-24hr and 100yr-24hr precipitation at
the site.
D. Copy of King County SWM Manual Table 3.5.2.0 showing the "n"and "k"values used in
the development of the time of concentrations for the hydrographs.
KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUA �
_ {2) CN values can be area weighted when they appfy to pervious areas of similar CN's (within 20
CN points). However, high CN areas should not be combined with lo�s� CN areas iuniess the
low CN areas are less than 1 5% of the subbasir
generated and summed to form one hydrograph
r�r,r�r,r � c � �, t���nnnr n���^ :���i /�[?nf'p (�G'TTIT� C(1T'
HYDROLOGiC i-il'unOL�u��,
SOIL GROUP I GROUP' SOIL GROUP GROUP•
Alderwood C Orcas Peat D
Arents, Alderwood tilaterial C Oridia D
Arents, Everett Material B Ovall C
Beausite C Pilchuck C
Beilingham D Puget D
Briscot D Puyallup B
Buckley D Ragr,ar B
Coasial Beaches Variabie Renton D
Earlmont Siit Loam 0 Riverwash Variable
Edgewick C Salal C
�verett A/B �Sammamish D
SO/�S indianola Seattle 0
Kitsap C Shacar D
Klaus � C Si Silt C
Mixed Allwiai l..and � Variable Snohomish D
Neiiton i A Sultan C
Newberg I B Tukwila D
Nooksack C Urban Variabie
No�mal Sandy Loam D Woodinviite D
HYDROI.OGIC SOIL GROUP CL;,SSiFiCATIONS
A. (�ow runoff potential). Soils having high infiltration rates, even when thoroughly wetted, and consisting
chiefiy of deep, wel(-to-excessivefy drained sands or gravels. These soils have a high rate of water
transmission.
B. (hloderately low runcff potentiai). Soils having mod2rate infiltration rates when thoroughly wetted, and
consisting chiefty of moderately fine to moderately caarse textures. These soils have a moderate rate of
water transmission.
C. (Moderately high runoff potentiai). Soi(s having slow infiltration rates when thoroughfy wetted, and
consisting chiefly of soils with a layer that impedes downward movement of water, or soils with moderately
fine to fine textures. These soils have a sJow rate of water transmission.
D. (High runoff potentiaf). Soiis having very slow infiltration rates when thoroughly wetted and consisting
chiefly of c�ay soils with a high swelling potential, soiis with a permanent high water table, sols with a
hardpan or clay layer at or near the surface, 2nd shallow soils over neariy impervious material. These so8s
have a very slow rate of water transmission.
• From SCS, TR-55, Second Edition, June 1986, Exhib�t A-1. Revisions made from SCS, Soil Interpretation
Record, Form #S, September 1988.
�n 3.�.?-2 ll/9?
�p'
� .KING COUNTY, WASHIVGT0 �1, SURFACE WATER DESIG � .L1 � NUAL
TABLE 3.5?[3 SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS
SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS in t S82)
Runoff curve numbers for selected agricultural, suburban and urban land use for Type tA
rainfall dis:ribution, 24-hour storm duration.
CURVE NU��I9ERS BY
' HYDROLOGIC SOIL GROU?
LAND USE DESCRIPTlON A B C D
Cultivated land(t): winter condrtion I 86 91 94 95
P�tountain open areas: low growing brush and grasslands 74 82 89 92
Meadow or pasture: 6S 78 85 89
Wood or forest land: undis;urbed or older second growth 42 04 76 81
Wood oc foresi land: young second growth or brush 55 72 8t 86
Orchard: with cover crop 8t �8 92 g4
Open spaces, lawns, parks, golf courses, cemeteries,
landscaping.
good condition: grass cover on 75�6 �
or more of the area 68 80 So 90
�
fair condition: grass cover on 5046
to 754% of the area 77 S� £-0 92 '
Gravel raads and parking lots � �7 _ d5 E9 9t
Girt rcads and parking lots I 72 82 87 89
' Impervious surfaces, pavemen[, roofs, etc. 98 98 98 98
Cpen water bodies: lakes, wetlands, ponds, etc. I 100 t00 100 �00
Single Family Residential (2}
Owelling Unit/Gross Acre °�6 Impervious (3}
� 1.0 DU/GA 15 Separate curve number
I 1.5 DU/GA 20 sha(I be s2lected
I 2.0 DU/GA 25 for peroious and
2.5 DU/GA 30 � impervio�s portion
3.0 DU/GA 34 of the sita or basin
3.5 DU/GA 38
4.0 DU/GA 42
4.5 DU/GA 46
5.0 DU/GA 48
5.5 DU/GA 50
6.0 DU/GA 52
USLd
�v• 7gd�/� �j7.0 DU/GA 56� 'Jrs�6
P!anned unit developments, °'o impervious
condominiums, apartments, must be computed
commercial business and
indusirial areas.
(1) For a more detailed description of agricultural land use curve numbers refer to National �ngineering
Handbook, Section 4, Hydro(ogy, Chaoter 9, August 1972.
(2) Assumes roof and driveway runoff is directed into street/storm system.
(3) The remaining pervious areas (lawn) are considered to be in good condition for these curve numbers.
`��� 3.�.2-3 11/9'�
KING COUNTY, WASHINGTON, S URFACE WATER DESIGN MANUAL
,. -
FIGURE 3.S.1C 2-YEAR 24-HOUR ISOPLUVIALS
't--�--�� - - : _q_��. -�- --=`'� �w ---- -- � - - �-- --
, ' �� �:� ��� -�- ___ .*� r-_ ,, ,�_
� ��' ;n ' 'r"�.':� / � ,.I _ �"`��l � I /~ - J �
� - ""�„_, '1' •��� �,� �
r`� , �-� ; �j � ��� _�, ; �`'�
1�► ) _ 1' , ' _ , ��� .�, , � �
r� ; _ 1-�' i� �i • � ' � � , \1
t_'_J� ,�� .�-Rkt1aM ~ ' 'i .�^ � ;�.�;A q
, �� �J 1 � =,-�T _ ` � �_t q •�! ��' .>"r�
�� y/'-.`���i i ./rt` "3 i_` _ �� _ �F, : � \:`+� �
� �� ' — i' �J - � � , � � \ � � .�
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i ti' '\�--� _ �(. ,Y'f �` : F� �i _ � � �•O
� �� �'� ` , - 9 ` �
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i _ ' ./ � .1 ���1 . I �lcY�L - / . I
so � J � i
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i.� ' . y �4 ';� .��r�' �I =- ._"'\.��--�
/ �i � � � l `� �� � , _ _ �� �
,•� `�� '1 i•� wten � �� 4 1
i o r ^� q .`i -+'� ��� - \ ry
��,; � �� _ � , �r 1{ ��� ._.. � < ,.' ., � -- _ ��_ ;�
i _ '�t' _ '_ �r �,�v tl ,' �7`� - � y`'� = 1 —
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� s �� ��... A,� i � ,�
� ; Z I p� r , 1 S � • j '! .•` + _
\ �\ '� �-i� �` . �.,� `'� S'�` I 1 ��L' !'T��
� � ,� r, � � �- av '��C ;-� � � ��, ; .�,�„/ i � �-� -
/ ���i l fl�; /�•,/ 'fi r � � �R� ��\:�. �, — � ` ` \�
i_'� ; �� ►� f � �.` ' a�: /
�� i — _ r'� � r � ?! � � �`, r � I -
�• � , � �� 1 � .��� V \ � o= j
/,��i�� �.'\� -✓`� �, `� 1 ( ' ' �" ... �1 \ \ ` !
'♦ � � �- ; .I ��... �^ �.� ��•
w > _ � ,1. � , \ ; � ..�
� �. � � � �'� , _, ..���
t" '� � o �•
N ��.� � _�' �,--- ' ( o�- �� - � 4.�_
:� �,l_ - ; �� ;,_ ���„-� ���• � �
!� I�L/ -'��- � ""'� - - - � � - �` � ';- i . '
� �'`,� i � � ; ,;J
cY '� ,1 j �, � �„.
2-YEAR 24HOUR PRECIPITATION '� .` �Y � ��
. { �" ,
� ,,3A�' ISOPLUVIALS OF 2-YEAR 24HOUR �►� ' � ' � .J
, � .Y 35
TOTAL PRECIPITATION IN INCHES I _ y`�
�•ry /�.� - \
0 1 2 3 4 S 6 7 8 Mll�t `J ; .%
�: 3ao.000 ry � �� ���+`� '��
3.5.1-8 ��� 1/'90
KING COUNTY, WASHINGTON, S URFACE WATER DESIGN MANUAL
FIGURE 3.S.lE 10-YEAR 24-HOUR ISOPLWIALS
2.1 �- --=,= _• • �� �� - ,�,- --='� - -�---- ; ------- --
� ,- -�-
22 , ��; __ -;.�... � �----_+-_-
, _,, � , �;
` '� „ ,
� � N y — —, _ � � t �
� � i �. ,.,� � � I
1 \ ---;` � ',� � � y. �
�4 ? � _ - � a ; '-� ' � - � �
Z$ � , ' - ' � �=
i J�.r ' , ,i ♦
2� /``_�� '�. -��,!,_ �,.,..� ;� '� � ��..� f��
27 ,�r_; ; _ `� ._ =-� :� � '�� �• , . � {,
2 8 , -- � __ 1 • �---�'�._
�j��(1^ � �L� : i : f '� � ���� � y�I
' ;�, � � J. �_.– u .� - °E ��
\ ��;� ���'..' — I"r –_– � � � +
29 � + V ,A;,�- ,,. �'`__ y;.N �..
I� � ' ; �� � I J, � �;
V.O �\ '` � �` '��l� Y�I' �� �� 3 � ` � �
..,I _ f � v — �~A _�� .: `1 � � � ' .
'mE1 'U"I
—� �- :
• ; � ,� �`� y ��I _ �= j ,�
3r �1�� 1 6� ct �^�w"'� i. �' �, r'/ '1��1.�. ,;= �' ,
i 1 `' ' _ �I\1�� 1MeM`� �� � � _ ",� '�J ,,.v,a �;
'\'�o `~ `� �� l t If1iM'-� S; �,� � •— � �
� � I� �,. \1�— r f�� �.� � � i
� / — �� . `U..�i _ �' I '�' / =�
// '_� i � !e ,1 �� i � .�` �U �L� � ��r 1
33 � - � � ` _' - , � ,; �� -- _ J �� _ ,�. ;
,�_ . - ��, , �, . �~= �% , r=
� `� I: —i� � y.�: ; ��� � � '��.. Y'' y � — � ' I
:_ � .� � _ .�.4 � �= 3 .
�� :�� ���_ r j '-1 \`~ ..r •�,:� f I � � � � 1 '�
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i �r - _ � � - ` i �.- ��/ _ 0
I ��=`� '�'� •.� �. �:�i c� � , �� _ :�-t.� a �
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, � ,`� �1 --� ,. - , , r
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� � `�i� 1 RM�II i �
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. � i �� �. � ,�� I ��I .,`�, ''^ �� � �
�" 4:� �
�/-I ', 'I; ` I� , I � �.` I � n� � ,G"' -t
� ' t �
�.\ �� � __ ` .--,� � � ' �q �\ a� ) "l � '•,
� ,� — , ' � �� — , � '�^� � � �, _
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�� •—•— '3^ �:` \�r � i �— � •.,J— � I
�-,;�
;4 - y i�� ' � � �. o'� . _
E'� '*i � `� ,I� li` � �� a�_ II
;�\ %.�J � � �,,- �-`' u'' -� _ _ I
f� �t � �,r.. �' � `. - � '�
� _ - "" - ----- -� — � ��
y - �^ E `t /� ��
� , � -�,r�,
� � � � - -
� 10-YEAR 24-HOUR PRECIPITATION ; � ; ,a ' a
� .e�. 5
� 3.4� ISOPLUVIALS OF 10-YEAR 24-HOUR �'� _
TOTAL PRECIPITATION IN INCHES nyO _ , ' ` ,J
' e�'� 2� \ , ` 'C
0 1 2 3 4 5 6 7 8 Mllss
3 `` -t_
� �1�-
3� a �
3� �, ��� - - o
i:aoo,000 3.5.1-10 �, i� 4
KING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL
V �
FIGURE 3.S.1H 100-YEAR 24-HOUR ISOPLUVIALS �
3p----- - -�-�- �� � _�-- --------- -- ------ - T:�-- -�- ----- '
3y ��,, ; .y� _ ��,��]- l -y � -"
�` 1 � ` 1�� - `,,% -�- =.�� iS _ 1 ���
3 � '� � '� 1.;. �� ;� a.. -
3.q ; - -� , �� � :: � ,, _;:, l
3 � I -_ _ - ' +' �;� � � '�
3 3�6 3 � _. � i° r ��a ..�
� - �"` ����K t t l � `
4•9 ^� - �� '
4 0 , �^.° _ _ - . '_ -- � r-= . � �' , , \, �
, , � �
4. ' — \ .�_ _� '�., �� � -_�_i �� ;� � � -V.
43 �, �� ;� ;�.�.A � ,,, � , � �: ��� �
,,
� - �,
f _ _ �,� wr" � 3 -� ' :i' �j � / Q
44 , F, x � � �.�a. +.�.�vi �-� .� ;� `' �%� �O•
; ;� - - �!-- � , ,
I �� � ` - � �� �• � _ 3� ����z
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6` � � , �'� � � .� � �� , 'a - _ -�,,...-- ��, !
_ y �;. �; , 9 ,� '. ?" ,'
�r = � ` 3 . , � - c "til"� � �
I 1 0 ��\` jM , ' -.1•'Z,,,r� � * P, - \ Q� v'
1 ' � � ri .,I -_ / 1�j= � ,\�� \` � � ..o�' ��
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100-YEAR 24-HOUR PRECIPITATION ; �o� - '' ' �
� p�• . \�"E - 6A
�3.4-��ISOPLUVIALS OF 1 do-YEAR 24HOUR ;
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TOTAL PRECIPITATION IN INCHES i � `'" ; '''-� 5'`5��
a`� _ �
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°`� a� � � �� ` �
0 1 2 3 4 5 6 7 8 Mlles � �_� ��
3.5.1-13 �`� �O '��'� -
i: aoo.000 � 1�
' liING COUNTY, WASHINGTON, SURFACE WATER DESIGN MANUAL �
TABLE 3.5.2C "n" AND "k" VALUES USED IN TIl�IE CALCULATiONS FOR HYDROGRAPHS "- I
,�
� i
'I
'n�'Sheet Fiow Equation Marvung's Values(For the Indial 900 h d travd) n�• I
Smooth surfaces(concrete,asphah,qravel,or bare hard packed soil) p.ptt i
I
Fallow fields a loose sod surtace(na residue) 0.05
� CultHated soi wich residue covar(s<.ozo n/n� - o.os
Cultivated so�l with residue caver(S>0.20 h/h) O.t7 �
Short prairie grass and Wwns D.15 y "���'S� �
oense grasses OZ� �C�
Bermuda grass 0.�1
Range(natural) Qt9
Woods or forest wfth light undeibrush 0.�0
Woods or foreu with dense urderbrush 0.80
•Manning values fa sheet flav a�ly.hom Overton and Meadows 7976(See TR-55. 1966)
'k'Values Used In Travel rime/Time ot Co�cernration Calculations
Shallow Concentrated Flow (Mer the inrtiaf 300 k d sAeet flow,R -0.7) k�
t. Forest with heavy ground litter and meadows(n=0.10) 3
2. 8rushy ground with some trees(n-0.060) 5
3. Fallow or minimum t�age cultivation{n.O.OaO) 8
4. High grass(n =0.035) 9
5. Short grass.pasture and tawns(n.0.0�0) t t
fi. NeaAy bare 9round(n=0.025) 13
7. Paved and gravel areas(n-0.012) Zl
Channel flow(Intermirtenr}(Ai the begiming d visible channels:R�0.2) Ic�
1. Forested Swale with heavy groix+d lirter(n =0.f0► 5
2. Fwesced drainage course/revi�e w¢h delined channel bed(n=0.050) t0
3. Hock-lined vratcrway(n=0.0�5) IS
a. Grassed wacerv.ay(n.0.090) t7
5. EanA-lined waterway(n=0.025) 2p
6. CMP pipe(n=0.02a) 2t
7. Concrete pipe(0.012) �2
8. Other waterways and pipes p.$pgJn
Channel Flow(Concirwous stream,R =O.a1 k�
9. Meandering sveam wah some pods(n-0.040) 20
10. Rockained saeam(n=0.035) 7S
11. Grass-lined stream{n•0.030) 2T
i2. Other sveams.man-made d�annels and pipe 0.807/n••
"See Chapter 5,�ade 5.3.6C tor additlonal Mannings'n'values tor open channels
3.5.2-7 2/�