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PROJEC T CON TA C IS.-
OWNER/APPLICANT ............................
HARBOUR HOMES, LLC
..........................................................400
N 34TH STREET, SUITE 300
..........................................................
SEATTLE, WASHINGTON 9810J
..........................................................
(206) 315-8130
.........................................................
CONTACT JAM/E WALTIER
..........................................................
JWAL TIER@HARBOURHOMES. COM
CIVIL ENGINEER/SURVEYOR...............
D.R. STRONG CONSULTING ENGINEERS, INC.
..........................................................
620 - 7th AVENUE
.... ....... ....... ....... ....... I ...... I ...... I...........
KIRKLAND, WASHINGTON 98033
..........................................................
(425) 827-3063
..........................................................
CONTACT YOSHIO L. PIEDISCALZI, P.E.
.............
YOSHIO.P/EDISCALZ/ODRSTRONGCOM
..........................................................
CONTACT JAMES G. REICHHOFF, P.L.S.
..........................................................
JAMES. REICHHOFF@DRSTRONG. COM
GEOTECHNICAL ENGINEER ..................
EARTH SOLUTIONS NW, LLC
..........................................................1805
- 136 TH PL NE, SUITE 201
..........................................................BELLEVUE,
WA 98005
.....................................................
(425) 449-4704
...... ....... ....... ....... ....... ....... I...........
CONTACT KYLE CAMPBELL, P.E.
TRAFFIC ENGINEER .............................
TRAFFEX
..........................................................11410
NE 124TH ST., #590
.... ....... ....... ....... ....... I ...... I..................
KIRKLAND, WA 980J4
..........................................................
(425) 522-4118
..........................................................
CONTACT LARRY D. HOBBS, PE
..........................................................
LARRY@NWTRAFFEX.COM
LANDSCAPE ARCHITECT .....................
VARLEY VARLEY VARLEY
..........................................................1274J
NE 170TH LANE
..........................................................
WOODINVILLE, WA 98072
..........................................................
(425) 466-0515
..........................................................
CONTACT JEFF VARLEY
..........................................................
VARLEY-JEFFCsHOTMAIL.COM
SHEET INDEX
C1
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28
COVER SHEET
C2
2
OF
28
TOPOGRAPHY MAP
C3
3
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28
HORIZONTAL AND VERTICAL CONTROL PLAN
C4
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28
TREE RETENTION PLAN
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28
ON SITE TREE RETENTION TABLE
C6
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28
CLEARING AND TESC PLAN
C7
7
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28
TESC NOTES AND DETAILS
C8
8
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28
TESC NOTES AND DETAILS
C9
9
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28
ROAD AND GRADING PLAN
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10
OF
28
ADA RAMP DETAILS
C11
11
OF
28
STANDARD WSDOT RAMP AND STREET SIGN DETAILS
C12
12
OF
28
ROAD AND MAILBOX DETAILS
C13
13
OF
28
ROAD CROSS SECTIONS
C14
14
OF
28
STORM DRAINAGE PLAN
C15
15
OF
28
SE 141ST PLACE STORM DRAINAGE PLAN AND PROFILE
C16
16
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28
160TH AVE SE STORM DRAINAGE PLAN AND PROFILE
C17
17
OF
28
BYPASS EASEMENT STORM DRAINAGE PLAN AND PROFILE
C18
18
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28
162ND AVE SE STORM DRAINAGE PLAN AND PROFILE
C19
19
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28
VAULT DETAILS
C20
20
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28
STORM DRAINAGE DETAILS
C21
21
OF
28
STORM DRAINAGE DETAILS
C22
22
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28
STORMFIL TER DETAIL
C23
23
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28
SEWER EXTENSION PLAN
C24
24
OF
28
SEWER PLAN AND PROFILE
C25
25
OF
28
SEWER PLAN AND PROFILE
C26
26
OF
28
SANITARY SEWER DETAILS
C27
27
OF
28
CHANNELIZATION AND SINGAGE PLAN
C28
28
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28
COMPOSITE UTILITY PLAN
L-I
1
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3
LANDSCAPE PLAN
L-2
2
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3
LANDSCAPE PLAN
L-3
3
OF
3
LANDSCAPE PLAN
IL
1
OF
3
ILLUMINATION PLAN
IL2
2
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3
ILLUMINATION DETAILS
IL3
3
OF
3
ILLUMINATION DETAILS
1
1
OF
4
EXISTING CONDITIONS
2
2
OF
4
PROPOSED PROJECT
3
3
OF
4
BUFFER ENHANCEMENT PLANTING PLAN
4
4
OF
4
PRELIMINARY BUFFER ENHANCEMENT PLANTING PLAN
SI
1
OF
3
STRUCTURAL NOTES AND TYP. DETAILS
S2
2
OF
3
VAULT LID AND FOUNDATION PLANS AND DETAILS
S3
3
OF
3
WALL SECTIONS AND DETAILS
S81 1 OF 1 BRIDGE PLAN, STRUCTURAL NOTES AND TYP. DETAILS
r �
Call 2 Working Days Before You Dig
811
Utilities Underground Location Center
(ID,MT,ND,OR,WA)
PIE
of WAS1, C
53232 _
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4 TA
NORTH
GRAPHIC SCALE
0 50 100 200
1 INCH = 100 FT.
PROJECT DESCRIPTION:
ADDRESS OF THE PROPERTY.....
14120 160TH AVE. SE, RENTON, WA
PARCEL NUMBER.........................145750-0110
EXISTING ZONING: .......................
R-4
PROPOSED DWELLING UNITS:......13
ACREAGE:....................................4.49
ACRES (195,531 S.F.) GROSS
PERMITTED DENSITY ....................
4.00 DU/ACRE
PROPOSED DENSITY ....................
3.66 DU/ACRE
R. 0. W. AREA: ..............................
0.73 ACRES (31,907 S.F)
WORK WITHIN EXISTING R.O. W.:...
0.23 ACRES (9,892 S.F.)
CRITICAL AREA: ............................
0.04 ACRES (1,730 S.F.)
PROPOSED USE ..........................
SINGLE FAMILY DETACHED HOUSING
SEWER DISTRICT ..........................
CITY OF RENTON
WATER DISTRICT. ..........................
KING COUNTY WATER DISTRICT 90
SCHOOL D/STRICT........................
ISSAQUAH #411
FIRE DISTRICT .............................
CITY OF RENTON
TELEPHONE SERVICE ....................
CENTURY LINK
POWER SOURCE ..........................
PUGET SOUND ENERGY
LIST OF
TRACTS:
TRACT 'A"
STORM DRAINAGE................................0.122 ACRES (5,J08 SF)
TRACT 'B"
SENSITIVE AREA..................................0.465 ACRES (20,246 SF)
TRACT "C"
TREE RXTEN TION..................................0.080 ACRES (3,500 SF)
GENERAL NO TES:
1. ALL EXISTING STRUCTURES TO REMAIN.
2. A 5-YEAR TIER // TEMPORARY USE PERMIT WILL BE APPLIED FOR THE
EXISTING STRUCTURES OCCUPYING LOTS 8 AND 9.
AREA TABLE.•
TOTAL SITE AREA: ...................................... 4.489 ACRES (195,531 S.F.) GROSS
DISTURBED SITE AREA: .............................. 4.12J ACRES (179,630 S.F.)
NEW IMPERVIOUS SURFACE AREA..............1.93 ACRES (83,941 S.F.)
REPLACED IMPERVIOUS SURFACE AREA:..0.08 ACRES (3,427 S.F.)
BUILDING COVERAGE
ALLOWED BY ZONING ................................. 35Z
IMPERVIOUS AREA
ALLOWED BY ZONING..................................509
ERC M1 TIGA TION MEASURES:
CEDARS AT THE HIGHLANDS MITIGATION MEASURES
PROJECT CONSTRUCTION SHALL COMPLY WITH THE RECOMMENDATIONS FOUND IN
THE SUBMITTED GEOTECHNICAL REPORT PREPARED BY EARTHWORKS NW, DATE
FEBRUARY 23, 2017
DOE CONSTRUCTION STORMWA TER PERMIT:
GENERAL PERMIT NUMBER: XXXXXXXXX
CER TIFIED EROSION & SEDIMENT CONTROL LEAD:
EARTH SOLUTIONS NW, LLC
(425) 449-4704
D.R. STRONG
CONSUL TING ENGINEERS
ENGINEERS PLANNERS SURVEYORS
620 - 7th AVENUE KIRKLAND, WA 98033
O 425 827 3063 F 425 827 2423
SE 1/4 SECTION
14,
TOWNSHIP
23 N, RANGE 5 E, W.M.
CFED�L,6��
A
�' F�,I,�
H,[GHLANDS
LEGAL DESCRIPTION:
LOT 6, BLOCK 3, CEDAR PARK FIVE ACRE TRACTS, ACCORDING TO PLAT
THEREOF RECORDED IN VOLUME 15 OF PLATS, PAGE 91, RECORDS OF KING
COUNTY, WASHINGTON.
SURVEYOR'S NO TES
1. ALL TITLE INFORMATION SHOWN ON THIS MAP HAS BEEN EXTRACTED FROM
FIRST AMERICAN TITLE INSURANCE COMPANY COMMITMENT FOR TITLE
INSURANCE ORDER NUMBER NCS- 781158- WA 1 DATED JANUARY 4, 2014. IN
PREPARING THIS MAP, D.R. STRONG CONSULTING ENGINEERS INC. HAS
CONDUCTED NO INDEPENDENT TITLE SEARCH NOR IS D.R. STRONG CONSULTING
ENGINEERS INC. AWARE OF ANY TITLE ISSUES AFFECTING THE SURVEYED
PROPERTY OTHER THAN THOSE SHOWN ON THE MAP AND DISCLOSED BY
REFERENCED FIRST AMERICAN TITLE INSURANCE COMPANY COMMITMENT. D.R.
STRONG CONSULTING ENGINEERS INC. HAS RELIED WHOLLY ON FIRST
AMERICAN TITLE COMPANY REPRESENTATIONS OF THE TITLES CONDITION TO
PREPARE THIS SURVEY AND THEREFORE D.R. STRONG CONSULTING ENGINEERS
INC. QUALIFIES THE MAPS ACCURACY AND COMPLETENESS TO THAT EXTENT.
2. THIS SURVEY REPRESENTS VISIBLE PHYSICAL IMPROVEMENT CONDITIONS
EXISTING ON JANUARY 27, 2017. ALL SURVEY CONTROL INDICATED AS
"FOUND" WAS RECOVERED FOR THIS PROJECT IN JANUARY, 2017.
J. PROPERTY AREA = 195,531i SQUARE FEET (4.4888i ACRES).
4. ALL DISTANCES ARE IN FEET.
5. THIS IS A COMBINED FIELD TRAVERSE AND GLOBAL POSITIONING SYSTEM
SURVEY. A LEICA FIVE SECOND COMBINED ELECTRONIC TOTAL STATION AND
A LEICA SERIES 1200 GLOBAL POSITIONING SYSTEM WERE USED TO MEASURE
THE ANGULAR AND DISTANCE RELATIONSHIPS BETWEEN THE CONTROLLING
MOCUMENTATION AS SHOWN. CLOSURE RATIOS OF THE TRAVERSE MET OR
EXCEEDED THOSE SPECIFIED IN WAC 332-130-090. ALL MEASURING
INSTRUMENTS AND EQUIPMENT ARE MAINTAINED IN ADJUSTMENT ACCORDING
TO MANUFACTURER'S SPECIFICATIONS.
6. UTILITIES OTHER THAN THOSE SHOWN MAY EXIST ON THIS SITE. ONLY
THOSE UTILITIES WITH EVIDENCE OF THEIR INSTALLATION VISIBLE AT GROUND
SURFACE ARE SHOWN HEREON. UNDERGROUND UTILITY LOCATIONS SHOWN
ARE APPROXIMATE ONLY. UNDERGROUND CONNECTIONS ARE SHOWN AS
STRAIGHT LINES BETWEEN SURFACE UTILITY LOCATIONS BUT MAY CONTAIN
BENDS OR CURVES NOT SHOWN. SOME UNDERGROUND LOCATIONS SHOWN
HEREON MAY HAVE BEEN TAKEN FROM PUBLIC RECORDS. D.R. STRONG
CONSULTING ENGINEERS INC. ASSUMES NO LIABILITY FOR THE ACCURACY OF
PUBLIC RECORDS.
TITLE RESTRICTIONS.
1. THIS SITE IS SUBJECT TO POTENTIAL CHARGES, FOR THE KING COUNTY
SEWAGE TREATMENT CAPACITY CHARGE, AS AUTHOR/ZED UNDER RCW 35.58
AND KING COUNTY CODE 28.84.050. SAID CHARGES COULD APPLY FOR ANY
PROPERTY THAT CONNECTED TO THE KING COUNTY SEWER SERVICE AREA ON
OR AFTER FEBRUARY 1, 1990.
2. THIS SITE IS SUBJECT TO THE RESTRICTIONS, CONDITIONS, DEDICATIONS,
NOTES, EASEMENTS AND PROVISIONS, IF ANY, AS CONTAINED AND/OR
DELINEATED ON THE FACE OF THE PLAT OF CEDAR PARK FIVE ACRE TRACTS
RECORDED IN VOLUME 15 OF PLATS, PAGE 91, IN KING COUNTY, WASHINGTON.
J. THIS SITE IS SUBJECT TO THE TERMS AND PROVISIONS CONTAINED IN THE
DOCUMENT ENTITLED "ORDINANCE NO. 5465" AS DISCLOSED BY INSTRUMENT
RECORDED UNDER RECORDING NUMBER 20091105000541.
4. THIS SITE IS SUBJECT TO UNRECORDED LEASEHOLDS, IF ANY, RIGHTS OF
VENDORS AND SECURITY AGREEMENT ON PERSONAL PROPERTY AND RIGHTS
OF TENANTS, AND SECURED PARTIES TO REMOVE TRADE FIXTURES AT THE
EXPIRATION OF THE TERM.
REFERENCES.-
1. THE PLAT OF LIBERTY GARDENS REC. NO. 20150326000915.
2. THE PLAT OF LIBERTY GROVE CONTIGUOUS REC. NO. 20070206000523.
VERTICAL DA TUM:
NAVD 88 PER CITY OF RENTON VERTICAL CONTROL
BENCHMARK..
1. CITY OF RENTON CONTROL POINT NO. 2127 FOUND PUNCHED 1-112"
BRASS DISK IN CONCRETE MONUMENT DOWN 0.8 /N MONUMENT CASE AT THE
INTERSECTION OF THE CENTERLINE OF 148TH PLACE SE AND SE. 142ND
STREET, ELEVATION = 363.697 FEET.
2. CITY OF RENTON CONTROL POINT NO. 1852: FOUND PUNCHED 3" BRASS
SURFACE DISK AT THE INTERSECTION OF THE CENTERLINE OF NE. 4TH STREET
AND 148TH AVENUE SE., ELEVATION = 454.769 FEET.
BASIS OF BEARINGS:
N0125'00"W BETWEEN CITY OF RENTON HORIZONTAL CONTROL POINTS 2127
AND 1852.
1 CITY COMMENTS 02.19.19
1 CITY COMMENTS 05.03.19
NO. I REVISION
DRD 104.11.19
CYW 106.20.19
BY I DATE
CONDITIONS OF APPROVAL
CEDARS AT THE HIGHLANDS HEARING EXAMINERS DECISION
THE PROPOSED PRELIMINARY PLAT, STREET MODIFICATION TIER 2 TEMPORARY USE PERMIT COMPLY WITH ALL THE
DEVELOPMENT STANDARDS QUOTED ABOVE AND ARE THEREFORE APPROVED SUBJECT TO THE FOLLOWING CONDITIONS OF
APPROVAL:
I. THE APPLICANT SHALL COMPLY WITH THE MITIGATION MEASURE ISSUED AS PART OF THE DETERMINATION OF
NON -SIGNIFICANCE MITIGATED, DATED AUGUST 24TH, 2018.
2.A FINAL DETAILED A FINAL DETAILED LANDSCAPE PLAN SHALL BE SUBMITTED COMPLIANT WITH RMC 4-8- 120 AND
RMC 4-4-070 AND APPROVED BY THE CURRENT PLANNING PROJECT MANAGER PRIOR TO ISSUANCE OF THE
CONSTRUCTION PERMITS.
3.THE APPLICANT SHALL SUBMIT AN UPDATED TREE RETENTION AND REPLANTING PLAN THAT DEMONSTRATES COMPLIANCE
WITH RMC 4-4-130 FOR REVIEW AND APPROVAL BY THE CURRENT PLANNING PROJECT MANAGER PRIOR TO ISSUANCE
OF THE CONSTRUCTION PERMITS.
4.THE APPLICANT SHALL CREATE A HOME OWNERS ASSOCIATION ('HOA) THAT MAINTAINS ALL IMPROVEMENTS AND
LANDSCAPING IN THE STORM TRACT AND ANY AND ALL OTHER COMMON IMPROVEMENTS. A DRAFT OF THE HOA
DOCUMENTS SHALL BE SUBMITTED TO, AND APPROVED BY, THE CURRENT PLANNING PROJECT MANAGER AND THE CITY
ATTORNEY PRIOR TO FINAL PLAT RECORDING. SUCH DOCUMENTS SHALL BE RECORDED CONCURRENTLY WITH THE FINAL
PLA T.
5.PROPOSED LOTS 12 AND 13 SHALL UTILIZE A JOINT -USE DRIVEWAY FOR VEHICULAR ACCESS. AN UPDATED PLAN SHALL
BE PROVIDED AT THE TIME OF CONSTRUCTION PERMIT APPLICATION FOR REVIEW AND APPROVAL BY THE CURRENT
PLANNING PROJECT MANAGER, A NOTE TO THIS EFFECT SHALL BE RECORDED ON THE FACE OF THE PLAT.
6. A PHOTOMETRIC STUDY AND STREET LIGHTING PLAN SHALL BE SUBMITTED AT THE TIME OF CONSTRUCTION PERMIT FOR
REVIEW AND APPROVAL BY THE CITYS PLAN REVIEWER PRIOR TO ISSUANCE OF A CONSTRUCTION PERMIT.
7. A COVENANT SHALL BE REQUIRED AS A PART OF THE FINAL PLAT PURSUANT TO RMC 4-2-110D, NOTE 14.
&THE APPLICANT SHALL PROVIDE A COMBINATION OF THE FOLLOWING IN ORDER TO ENSURE A SAFE ROUTE TO ALL THREE
SCHOOLS: A PHYSICAL STRUCTURE TO ALLOW PASSAGE TO AND FROM LIBERTY HIGH SCHOOL, A PLAN SHOWING
EXISTING AND PROPOSED IMPROVEMENTS TO CREATE A SAFE ROUTE FROM THE PROJECT SITE TO THE BUS STOP, OR
DOCUMENTATION FROM THE ISSAQUAH SCHOOL DISTRICT THAT AN ADDITIONAL STOP WILL BE ADDED CLOSE TO THE
PROJECT SITE. THE PROPOSAL FOR A SAFE ROUTE TO SCHOOL WOULD BE SUBJECT TO REVIEW AND APPROVAL BY THE
CURRENT PLANNING PROJECT MANAGER DURING CONSTRUCTION PERMIT APPLICATION REVIEW.
9.THE BUILDER/APPLICANT (HARBOUR HOMES) SHALL RESTORE THE IMPACTED CRITICAL AREAS BUFFER IN TRACT B PER
THE WETLANDS BUFFER MITIGATION PLAN REVIEWED AND APPROVED BY OTAK AFTER EXPIRATION OF THE TUP. THE
DOCUMENT SHALL BE RECORDED CONCURRENTLY WITH THE FINAL PLAT AND THE CONDITION SHOULD BE RECORDED ON
THE FACE OF THE FINAL PLAT AND AS A COVENANT ON LOT 8. THE APPLICANT SHALL SUBMIT A SEPARATE SURETY
DEVICE FOR THE FINAL MITIGATION PHASE TO ENSURE FULL RESTORATION OF THE BUFFER AFTER THE BARN/CARPORT
ON LOT 8 AND TRACT B IS DEMOLISHED.
10. NO COMMERCIAL OR INDUSTRIAL -STYLE LIGHTING SHALL BE UTILIZED ON THE LOTS 8 OR 9. IF ANY COMMERCIAL OR
INDUSTRIAL -STYLE LIGHTING IS CURRENTLY INSTALLED ON EITHER OF THE TWO BUILDINGS, THE LIGHTING SHALL BE
REMOVED PRIOR THE ISSUANCE OF THE FIRST RESIDENTIAL BUILDING PERMIT.
11. ANY PROPOSAL TO CONVERT THE STORMWATER VAULT WITHIN TRACT A TO A STORMWATER DETENTION POND SHALL
BE CONSIDERED A MAJOR PLAT AMENDMENT SUBJECT TO THE REQUIREMENTS OUTLINED UNDER RMC 4-7- 080M.2.
12. THE PROPOSED STORMWATER VAULT WITHIN TRACT A SHALL BE LOCATED ENTIRELY BELOW GROUND. ENGINEERED
CONSTRUCTION PLANS SHOWING THE VAULT ENTIRELY BELOW GROUND SHALL BE SUBMITTED AT THE TIME OF
CONSTRUCTION PERMIT REVIEW FOR REVIEW AND APPROVAL.
13. THE VAULT SHALL BE DESIGNED IN A MANNER THAT FULLY RETAINS THE SIDEWALK, PLANTER STRIP, AND VERTICAL
CURBING PROPOSED IN THE ROW AND DOES NOT IMPACT ANY REQUIRED ROW IMPROVEMENTS.
14. THE APPLICANT SHALL INCORPORATE A PEDESTRIAN CONNECTION WITHIN TRACT A (VAULT) FOR REVIEW AND
APPROVAL BY THE CURRENT PLANNING PROJECT MANAGER AT THE TIME OF CONSTRUCTION PERMIT APPLICATION REVIEW
15. THE APPLICANT SHALL SUBMIT AN UPDATED PLAN THAT UTILIZES A PEDESTRIAN -FOCUSED DESIGN FOR THE VAULT
ROADWAY ACCESS AT THE TIME OF CONSTRUCTION PERMIT APPLICATION SUBMITTAL. THE NEW DESIGN WOULD BE
SUBJECT TO REVIEW AND APPROVAL BY THE CURRENT PLANNING PROJECT MANAGER AND PUBLICS WORK STAFF.
16. THE APPLICANT SHALL RECORD AN EASEMENT ENCOMPASSING THE PORTION OF THE BARN/CARPORT STRUCTURE IN
THE CRITICAL AREAS BUFFER (TRACT B) THAT WOULD AUTOMATICALLY BE EXTINGUISHED AFTER EXPIRATION OF THE
TEMPORARY USE PERMIT. THE DOCUMENT SHALL BE RECORDED CONCURRENTLY WITH THE FINAL PLAT.
17. THE INITIAL AND FINAL MITIGATION PLAN FOR THE REDUCED WETLANDS BUFFER SHALL BE SUBJECT TO REVIEW AND
APPROVAL BY THE CITY'S SECONDARY WETLANDS REVIEWER, OTAK. THE REVIEW SHALL OCCUR AT THE APPLICANT'S
EXPENSE.
18. ALL ROAD NAMES SHALL BE APPROVED BY THE CITY.
19. SANITARY SEWERS SHALL BE PROVIDED BY THE DEVELOPER AT NO COST TO THE CITY AND DESIGNED IN ACCORDANCE
WITH CITY STANDARDS. SIDE SEWER LINES SHALL BE INSTALLED EIGHT FEET (8) INTO EACH LOT IF SANITARY SEWER MAINS
ARE AVAILABLE, OR PROVIDED WITH THE SUBDIVISION DEVELOPMENT.
20. CONCRETE PERMANENT CONTROL MONUMENTS SHALL BE ESTABLISHED AT EACH AND EVERY CONTROLLING CORNER OF THE
SUBDIVISION. INTERIOR MONUMENTS SHALL BE LOCATED AS DETERMINED BY THE DEPARTMENT. ALL SURVEYS SHALL BE PER
THE CITY OF RENTON SURVEYING STANDARDS. ALL OTHER LOT CORNERS SHALL BE MARKED PER THE CITY SURVEYING
STANDARDS. THE SUBDIVIDER SHALL INSTALL ALL STREET NAME SIGNS NECESSARY IN THE SUBDIVISION.
21. ALL UTILITIES DESIGNED TO SERVE THE SUBDIVISION SHALL BE PLACED UNDERGROUND. ANY UTILITIES INSTALLED IN THE
PARKING STRIP SHALL BE PLACED IN SUCH A MANNER AND DEPTH TO PERMIT THE PLANTING OF TREES. THOSE UTILITIES TO
BE LOCATED BENEATH PAVED SURFACES SHALL BE INSTALLED, INCLUDING ALL SERVICE CONNECTIONS, AS APPROVED BY THE
PUBLIC WORKS DEPARTMENT. SUCH INSTALLATION SHALL BE COMPLETED AND APPROVED PRIOR TO THE APPLICATION OF ANY
SURFACE MATERIAL. EASEMENTS MAY BE REQUIRED FOR THE MAINTENANCE AND OPERATION OF UTILITIES AS SPECIFIED BY
THE PUBLIC WORKS DEPARTMENT.
22. ANY CABLE TV CONDUITS SHALL BE UNDERGROUNDED AT THE SAME TIME AS OTHER BASIC UTILITIES ARE INSTALLED TO
SERVE EACH LOT. CONDUIT FOR SERVICE CONNECTIONS SHALL BE LAID TO EACH LOT LINE BY SUBDIVIDER AS TO OBVIATE
THE NECESSITY FOR DISTURBING THE STREET AREA, INCLUDING SIDEWALKS, OR ALLEY IMPROVEMENTS WHEN SUCH SERVICE
CONNECTIONS ARE EXTENDED TO SERVE ANY BUILDING. THE COST OF TRENCHING, CONDUIT, PEDESTALS AND/OR VAULTS AND
LATERALS AS WELL AS EASEMENTS THEREFORE REQUIRED TO BRING SERVICE TO THE DEVELOPMENT SHALL BE BORNE BY THE
DEVELOPER AND/OR LAND OWNER. THE SUBDIVIDER SHALL BE RESPONSIBLE ONLY FOR CONDUIT TO SERVE HIS DEVELOPMENT.
CONDUIT ENDS SHALL BE ELBOWED TO FINAL GROUND ELEVATION AND CAPPED. THE CABLE TV COMPANY SHALL PROVIDE
MAPS AND SPECIFICATIONS TO THE SUBDIVIDER AND SHALL INSPECT THE CONDUIT AND CERTIFY TO THE CITY THAT IT IS
PROPERLY INSTALLED.
23. ALL LOT CORNERS AT INTERSECTIONS OF DEDICATED PUBLIC RIGHTS -OF -WAY, EXCEPT ALLEYS, SHALL HAVE MINIMUM
RADIUS OF FIFTEEN FEET (15).
YLP SURVEYED:
JGR
YLP DESIGNED:
DRAWN: YLP
GLB
CHECKED:
AP P R APPROVED,.L•P'
1�11'1�J
SCALE:
AS NOTED
ONE INCH
AT FULL SCALE
IF NOT ONE INCH
SCALE ACCORDINGLY
VERTICAL: NAVD 1988
HORIZONTAL: NAD 1983/1991
DATUM
�AOV%kC TY OF
RENTON
Planning/Building/Public Works Dept.
SE 134TH ST
SE 2N
SE 136TH ST
PROJECT SITE
L
�
Q
Q
SE 144TH ST
7_11
Q�
vi
`'' SE 149TH ST
h�
VICINITY MAP:
1 "=1, 500'
GEO TECH RECOMMENDA TIONS.•
THE FOLLOWING PERTAINS TO THE GENERAL SITE ONLY.
EARTH SOLUTIONS NW LLC STATES THAT BASED ON THE RESULTS OF THE STUDY
PERFORMED, THE PROPOSED RESIDENTIAL BUILDINGS CAN BE SUPPORTED ON
CONVENTIONAL CONTINUOUS AND SPREAD FOOTING FOUNDATIONS BEARING ON COMPETENT
NATIVE SOILS, RE -COMPACTED NATIVE SOILS, OR NEW STRUCTURAL FILL. SLAB -ON -GRADE
FLOORS SHOULD BE SUPPORTED ON DENSE NATIVE SOILS OR STRUCTURAL FILL.
COMPETENT SOILS SUITABLE FOR SUPPORT OF FOUNDATIONS SHOULD BE ENCOUNTERED
AT DEPTHS OF ONE TO THREE FEET BELOW EXISTING GRADES EXCEPT WHERE DEEPER
EXISTING FILL IS LOCATED. WHERE LOOSE OR UNSUITABLE SOIL CONDITIONS ARE EXPOSED
AT FOUNDATION SUBGRADE ELEVATIONS, LIKE MAY EXIST THROUGHOUT THE WESTERN
PORTION OF THE SITE, COMPACTION OF THE SOILS TO THE SPECIFICATIONS OF
STRUCTURAL FILL, OR OVEREXCAVATION AND REPLACEMENT WITH A SUITABLE STRUCTURAL
FILL WILL BE NECESSARY
IN -SITU SOILS
THE SOILS ENCOUNTERED THROUGHOUT THE MAJORITY OF THE TEST SITES HAVE A
MODERATE TO HIGH SENSITIVITY TO MOISTURE AND WERE GENERALLY IN A MOIST
CONDITION AT THE TIME OF EXPLORATION (JUNE 2016). IN THIS RESPECT, THE IN -SITU
SOILS MAY NOT BE SUITABLE FOR USE AS STRUCTURAL FILL IF THE SOIL MOISTURE
CONTENT IS MORE THAN 3 PERCENT ABOVE THE OPTIMUM LEVEL AT THE TIME OF
CONSTRUCTION. IN GENERAL, SOILS ENCOUNTERED DURING THE SITE EXCAVATIONS THAT
ARE EXCESSIVELY OVER THE OPTIMUM MOISTURE CONTENT WILL REQUIRE MOISTURE
CONDITIONING PRIOR TO PLACEMENT AND COMPACTION. CONVERSELY, SOILS THAT ARE
BELOW THE OPT/MUM MOISTURE CONTENT WILL REQUIRE MOISTURE CONDITIONING THROUGH
THE ADDITION OF WATER PRIOR TO USE AS STRUCTURAL FILL. IF THE IN -SITU SOILS ARE
DETERMINED TO NOT BE SUITABLE FOR USE AS STRUCTURAL FILL, THEN USE OF A
SUITABLE IMPORTED SOIL MAY BE NECESSARY.
STRUCTURAL FILL
STRUCTURAL FILL IS DEFINED AS COMPACTED SOIL PLACED IN FOUNDATION,
SLAB -ON -GRADE, AND ROADWAY AREAS. FILLS PLACED TO CONSTRUCT PERMANENT
SLOPES AND THROUGHOUT RETAINING WALL AND UTILITY TRENCH BACKFILL AREAS ARE
ALSO CONSIDERED STRUCTURAL FILL. SOILS PLACED IN STRUCTURAL AREAS SHOULD BE
PLACED IN LOOSE LIFTS OF 12 INCHES OR LESS AND COMPACTED TO A RELATIVE
COMPACTION OF 95 PERCENT, BASED ON THE LABORATORY MAXIMUM DRY DENSITY AS
DETERMINED BY THE MODIFIED PROCTOR METHOD (ASTM D-1557). SOIL PLACED IN UTILITY
TRENCHES, PAVEMENT AREAS, AND IN SLAB -ON -GRADE AREAS SHOULD BE COMPACTED
TO A RELATIVE COMPACTION OF AT LEAST 95 PERCENT. ADDITIONALLY, MORE STRINGENT
COMPACTION SPECIFICATIONS MAY BE REQUIRED FOR UTILITY TRENCH BACKFILL ZONES,
DEPENDING ON THE RESPONSIBLE UTILITY DISTRICT OR JURISDICTION.
DRAINAGE
PERCHED SEEPAGE SHOULD BE ANTICIPATED IN SITE EXCAVATIONS ON THE SITE,
PARTICULARLY DURING WINTER, SPRING, AND EARLY SUMMER MONTHS. HEAVY SEEPAGE
SHOULD BE EXPECTED WHERE EXISTING FILL IS LOCATED. TEMPORARY MEASURES TO
CONTROL SURFACE WATER RUNOFF AND GROUNDWATER DURING CONSTRUCTION WOULD
LIKELY INVOLVE INTERCEPTOR TRENCHES AND SUMPS. EARTH SOLUTIONS NORTHWEST
SHOULD BE CONSULTED DURING PRELIMINARY GRADING TO IDENTIFY AREAS OF SEEPAGE
AND TO PROVIDE RECOMMENDATIONS TO REDUCE THE POTENTIAL FOR INSTABILITY RELATED
TO SEEPAGE EFFECTS.
IN OUR OPINION, FOUNDATION DRAINS SHOULD BE INSTALLED ALONG BUILDING PER/METER
FOOTINGS. A TYPICAL FOUNDATION DRAIN DETAIL IS PROVIDED AS PLATE 4.
NOTE FOR CER TIFI CA TION
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THE TOPOGRAPHY AND BOUNDARY SHOWN HEREON
IS BASED UPON A FIELD SURVEY BY D.R. STRONG
CONSULTING ENGINEERS.
REGIONAL FIRE AUTHORITY`
APPROVED m OF
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cthomas 07/08/2019 •``1"`le-
R-405401
IN COMPLIANCE WITH CITY OF RENTON STANDARDS
Fbbannwalrth
ENT ENGINEERING % � EAnn
EWATER UTILITY
07/01 /2019 owler 07/05/2019 '
CURRENT PLANNING SURFACE WATER UTILITY
amorganroth 06/28/2019 jfarah 07/05/2019
DATE:
CEDARS AT THE HIGHLANDS FIELD01.29.19
COVER SHEET
PAGE:
14120160TH AVENUE SE
RENTON, WASHINGTON 98059
C1
SHEET: OF:
28
DRS PROJECT NO. 16041
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