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SE 185 PLAC�
King County, Washington �
Technical Info�mation l�epo�t
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Prepared by.:
Brett K. Pudists '
Reviewed by:
Mark A. Reeves, P.E.
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TRIAD ASSOCIATES
April 6 , 1998 Triad Job No . 97 - 006
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SE 185 PLAC�
King County, Washington I'
Technical Info�mation Repor�t
ENGINEER'S STAMP NOT VALID
UNLESS SIGNED AND DATED
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Prepared by: �
Brett K. Pudists � Zo4o, �k�� �,`� =
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Reviewed by: EXP�.��s 4;�6� .,
Mark A. Reeves, P.E.
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TRIAD ASSOCIATES
April 6 , 1998 Triad Job No . 97 - 006
Page 1 of:
King County Building and Land Development Divtslon
� TECHNICAL INFORMATION REPORT (TIR) WORKSHEET
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PfOject Ow(ler 11/{t,fe �tF r �e vel p.�mF.�f ProjeCi Name 1 C1Z ^-{ /1�.e S� 1'm�r��-�r.,� !S
Address o3 SKln,�er du; ;� i �' Location
— Phone zo6-6zy-6v�o �8 0, Township L3 nl
Project Engineer Al,��x �re s _ /E. Ran� `' � .w'�.
Section 3�
�m�y i;.�r Ass�c;��Q s Project Size n, Z�? �4� AC
Address Phone yzs • dL' � dyya Upstream Drainage Basin Size _.3�?.�'o AC
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• • - • • • .• •
O 5���� � DOF/G HPA 0 Shoreline Management
, � Short Subdivision � CpE 404 � Rodcery
� � Grading � DOE Dam Safety 0 Structural Vaults
Q Commeraal � FEMA Fbodplain 0 Other
� Other �'��. P�c�;� 0 COE Wetlands � HPA
• � � � -
Community
Sc�s �rc�K
Drainage Basin �^ / �7 ,
`7�EP., ��vC� ! ��i�[1C iC�l�u ��-��Sl/�
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� River � Floodplain
� Stream � Wetlands
� Critical Stream Reach Q Seeps/Springs
� Depressions/Slivales � High Groundwater Table
0 Lake � Groundwater Recharge
� Steep Slopes �I Other -Sw4)e
O Lakeside/Erosion Hazard
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Soil Type Slopes Erosion Potential Erosive Velocities
fll�e�w��� �� � is / N/A �/A
O Additional Sheets Attatched
1/S
Page 2 of 2
King Counry Buildlnp and Land Development Division
TECHNICAL INFORMATION REPORT (TIR) WORKSHEET
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REFERENCE UMITATIOWSITE CONSTRAINT - �
� Ch.4-Downstream Malysis Il�o n�'— . . , :
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MINIMUM ESC RE�UIREMENTS MINIMUM ESC REQUIREMENTS �
DURING CONSTRUCTION FOLLOWING CONSTRUCTION
� Sedimentation Faalities � Stabilize Exposed Surfaoe
0 Stabil'¢ed Construction EnVance � Remove and Restore Temporary ESC Faalities
(� Perimeter Runoff Control � Clean and Remove All Silt and Debris
0 Clearing and Grading Restrictions O Ensure Operation of Permanent Faalifies
� Cover Practices O Flag Limits of NGPES
� Construction Sequence � Other
� Other
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� Grass Lined Channel 0 Tank � Infiltration Method of Analysis '�
� Pipe System � Vault 0 Depression /C«[v �.Z��%o-�� /l�k,�d
� Open Channel 0 Energy Dissapator O Flow Dispersal Compensation/Mitigation
O Dry Pond � Wetland 0 Waiver of Elimmated Site Storage
� Wet Pond � Stream � Regional Detention
Brief Descxiption of System Operation �r�r„�e S•�<// n;r�� v��wt:x. fo ��S��rr e. �o
� �rG./�hSCc3 �e7e.n7//✓� //�e �CAr�� /h //�P ��Y (fr �es�1�ON �E�h � C�XIS'YiY�P �lilJ �
Facility Related Site Limitations 0 Additional Sheets Attatched
Reference Facility Limitation
Non�-
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� Drainage Easement
� Cast in Place Vault � Other 0 Aocess Easement
� Retaining Wall � Native Growth Protection Easement
C) Rockery>4'High C] Tract
0 Structural on Steep Slope 0 Other
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I or a avil engineer under my supervision have visited the site. Actual
site conditions es observed were incorporeted into this worksheet and the ��� �� `
attatchmente. To the best of my knowledge the information provided /��� � ��/�
here is accurete. �a�•
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TABLE OF CONTENTS
SECTION I: PROJECT OVERVIEW................................................................................................. 1
VICINITYMAP...................................................................................................................................... 2
SEC'TION II: PRELIMINARY CONDITIONS SUMMARY...........................................................3
SEC"I'ION III: OFF-SITE ANALYSIS...............................................................................................4
RESOURCES USED FOR THE ANALYSIS....................................................................................................4
SECTION IV: DETENTION ANALYSIS AND DESIGN.................................................................5
SECTION V: CONVEYANCE SYSTEM ANALYSIS AND DESIGN............................................6
CONVEYANCE$YSTED4..........................................................................................................................6
ARCHCLTI.VERT.................................................................................................................................... 7
RELOCATEDSWALE.............................................................................................................................. H
SECTION VI: SPECIAL REPORTS AND S'I'iJDIES.......................................................................9
SECTION VII: BASIN AND COMMUNITY PLANNING AREAS...................................................9
SECTION VIII: OTHER PERMITS.....................................................................................................9
SECTION IX: EROSION/SEDIlVIENTATION CONTROL DESIGN..............................................9
SECTION X: BOND QUANTITIES WORKSHEET.......................................................................9
DECLARATIONOF COVENANT................................................................................................................. 9
DETENTION SUAiMARY AND SKETCH SHEET............................................................................................. 9
SECTION XI: MAINTENANCE AND OPERARTIONS MANUAL..................................................9
TECHNICAL INFORMATION REPORT FOR 102'D AVE SE -Page i
APPENDIX
E�sting Condition Exhibit
Developed Condition E�ibit
Soils Map
Upstream Area Exhibit
Report& Recomendations—Hearing Examiner
Downstream Exhibit
Drainage Basin Map
FEMA Map
Landslide Hazard Map
Seismic Hazard Map
Erosion Hazard Map
Wetlands Map
Streams& 100 Year Floodplain Map
Wetland Inventory Exhibit
Pipe Tributary Area Map
KCBW Exhibit
Table 3.5.2B —W. Washington Runoff Curve Numbers
Flow Estimate
Arch Culvert Nomograph
Arch Culvert Specifications
Community Planning Map
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TECHNICAL INFORMATION REPORT FOR 102'vD AVE SE-Page n �
Section I: PROJECT OVERVIEW
The Talbot Ridge project consists of constructing 1 S single family dwelling units on
appro�cimately 4.55 acres located between Talbot Road and 102°d AVE SE. Refer to the
Vicinity map located on the following page. More generally, the site lies within Section
31, Township 23 North, Range 5 East W.M. '�
Of the 4.55 acres, 0.28 acres lie within King County while the remaining 4.27 acres lie
within The City of Renton. In order to provide site access, 102°d AVE SE, which is the
portion of the project located within King County, will be extended appro�mately 300
feet to the north where it will connect to the proposed S. 47�`Place. Refer to the Existing
and Developed Condition e�ibits located in the appendix.
The following report is for to the extension of 102°d Ave SE. A separate report, dated
April 6, 1998 entitled Talbot Ridge—Storm Drainage Report, addresses those portions of
the project located within The City of Renton and will be submitted along with this report.
Currently, the 0.28 acre site is covered predominantly with a combination of scattered
trees and brush. A gravel road has been constructed to provide access from the e�sting
end of pavement to an e�sting driveway located along 102'� AVE SE. The site slopes
from east to west at approxirriately 30 percent. Runoff will be collected in a tightline
conveyance system and routed to the proposed detention pipe which is located within The
City of Renton. According to the "Soil Survey for the King County Area", the site is
underlain with Alderwood type `C' soils (see Soils Map in appendix).
TECHNICAL INFORMATION REPORT FOR 102`VD AVE SE-Page 1
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VICINITY MAP
Not to Scale
TECHNICAL INFORMATION REPORT FOR 102"�°AVE SE-Page 2
Section II: PRELIMINARY CONDITIONS SUMMARY
Please refer to the Upstream Area Exhibit, located in the appendix, for upstream basin
delineation. For soil delineation, refer to the Soils Map that is also located in the
appendix. A copy of the Report and Recommendation from the City of Renton's Hearing
Examiner has been provided in the appendix of this report. For information regarding the
portion of the project located in The City of Renton refer to the report prepared by Triad
Associates on April 6, 1998 entitled Talbot Ridge —Storm Drainage Report.
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TECHNICAL INFORMATION REPORT FOR 102�`�AVE SE-Page 3 �
Section III: OFF-SITE ANALYSIS
Currently, runoff sheet flows to 'the west and collects in an existing swale. The swale,
labeled as tributary #0010 by The King County Basin Reconnaissance Program, flows
into tributary #0060 approximately 0.4 miles downstream of the site. Please reference the
Downstream Exhibit located in the appendix of this report. Ultimately, both tributaries
flow into the Black River stream bed and are conveyed to the Green River. Refer to the
Upstream Area Exhibit for upstream basin delineation.
RESOURCES USED FOR THE ANALYSIS
Adopted Basin Plan
The site is located in the Green River Basin, Black River sub-basin. Please refer to the
Drainage Basin Map located in the appendix.
Critical Drainage Area Maps
The site is not located in any of the critical drainage areas discussed in the reference I
section of the 1990 King County Surface Water Design Manual. ��
Flood Plain/Floodway Maps
The site is not located within or immediately adjacent to an existing flood plain. Please
refer to the FEMA Map located in the appendix.
Sensitive Areas Folio
The King County Sensitive Areas Maps did not reveal the site to be in a problem area with
regards to landslide, seismic, stream & 100 year floodplain, Wetlands or erosion hazard
areas. Please refer to the appendix for the appropriate maps.
King County Soil Survey
As located in The Soil Survey for the King County Area, the site is underlain with
Alderwood type `C' soils. Please refer to the Sorls Map located in the appendix.
King County Wetlands Inventory
The King County Wetlands Inventory does not show any inventoried wetlands located in
the proposed site. The nearest inventoried wetland is the Black River wetland # 21. Refer
to the Wetland I�rventory Exhibit located in the appendix.
TECHNIC.AL ItiFORM1i.ATIOti REPORT FOR ]02""AVE SE- P.i�;c �l
Section IV: DETENTION ANALYSIS and DESIGN
Runoff from the project will be conveyed by a tighline conveyance system and discharged
into the proposed detention pipe located in The City of Renton. For information
pertaining to the design, type and size of the proposed detention pipe please refer to the
report prepared by Triad Associates on April 6, 1998 entitled Talbot Ridge — Storm
Drainage Report.
II
TECHNICAL INFORMATION REPORT FOR 102nD AVE SE -Pa�;c 5
Section V: CONVEYANCE SYSTEM ANALYSIS and DESIGN
CONVEYANCE SYSTEM
In accordance with the King County Surface Water Design Manual, the conveyance
system is required to provide a minimum of six inches of freeboard within each catch basin
for the 25-year, 24-hour design storm event. As designed, the tightline conveyance I
system provides a minimum of six inches of freeboard within each catch basin for the 100- I�
year, 24-hour design storm event
The hydraulic grade line calculations were performed using the King County Back Water
computer application. The rational method of analysis, with an initial time of concentration
equal to 6.3 minutes, was used to find the flow in each pipe based on the area tributary to
each catch basin. Please reference the Prpe Tributary Area Map located in the appendix
of this report.
A table summarizing the results of the calculations for the 100-year/ 24-hour design storm
event is included below. Please note in all cases there is a minimum of 0.5 feet of
freeboard available in each catch basin. A copy of the actual output from the calculations,
which includes the rational method flow estimates, is included in the appendix (see KCBW
Exhibit).
100 YEAR DESIGN
Catch Basin Rim Elev. HGL Elev. Freeboard
CB 12 387.00 386.50 0.50
CB 13 391.34 388.48 2.86
CB 16 392.04 389.65 2.39
CB 17 393.37 390.75 2.62
CB 18 393.55 390.78 2.77
TECHNIC.AL INFORMATION REPORT FOR 102"D AVE SE - Pa�;c 6
ARCH CULVERT
In the developed condition, S. 47`�' Place will be placed across the existing drainage
course. An arch culvert, which is to be tocated in both King County and The City of
Renton, was sized to convey flows associated with the swale underneath the proposed
roadway.
The culvert was sized to convey the peak rate of runoff from the 100-year, 24-hour design
storm event. The flow was estimated using Engenious Systems Inc.'s hydrology program
Water Works. Hydrographs were developed, based on S.B.U.H. methodology, using a
King County Type I-A (LJser 1) 24-hour rainfall distribution. Separate S.C.S. curve
numbers were used for impervious and pervious portions of the basin. Please refer to the
Upstream Area Exhibits located in the append'v� of this report for basin delineation. A
summary of the flow estimate and culvert sizing process is provided below.
Area Tributarv to Arch Culvert
The upstream soils belong predominately to hydrologic group `C' therefore runoff curve
numbers were chosen accordingly. The impervious area for the upstream area was I,
conservatively estimated assuming it would be developed at the same density as the
e�sting plat of"Fredericks Place" project (see Upstream Area Ezhibit). The Fredericks �'
Place project was developed at approximately 4.6 DU/GA which corresponds to 47%
impervious (see Table 3.5.28 in appendix). Refer to the Flow Estimate e�ibit for actual
computer output.
Total Area = 3 8.90 Ac
Impervious Area = 18.28 Ac @ CN - 98 (roofs, pavement)
Pervious Area = 20.62 Ac @ CN - 86 (landscaping)
Time of Concentration = S.0 minutes (conservative) I
100 Year Peak Flow=32.62 CFS
TECHNICAL INFORI�IATION REPORT FOR lU2ND AVE SE -Pa�e 7
Arch Culvert Sizin�
Based on the nomograph for Corrugated Metal Pipe-Arch Culverts (see Nomograph
exhibit and Arch Culvert exhibit in the appendix) a 50" x 31" arch culvert has a flow area
of 8.7 square feet and can convey the 100 year peak flow of 33 cfs with a headwater depth
of 3.33 feet [0.9 x (31" x 1'/12")]. Due to product availability, a culvert with a slightly
larger flow area will be used. As designerl, the arch culvert fvill be 49"t 33" ivith 8.9
square feet of flow area.
RELOCATED SWALE
The existing swale will be relocated just west of its existing course. The relocated swale
was sized, using Manning's equation, to convey runoff from the 100-year, 24-hour design
storm event (calculated above to be 33 cfs).
Manning's Equation:
1.49 *A*R" *S�
Q =
n
Where: n = 0.030 (roughness coeffrcierit -grass lined swale)
s = 0.01 (minimum sx�ale slope)
A = 8.042 square feet
Q.a,ax = 33 cfs
As designed, a grass lined swale having a three foot wide bottom, 3:1 side slopes, and a
minimunl bottom slope of 1.0% can convey the required jlow of 33 cfs with a flow
depth of�tppro_rimately 1.2 feet (A=B.042 square feet).
TECHNICAL INFORNIATION REPORT FOR 102'�D AVE SE -Pagc 8
Section VI: SPECIAL REPORTS and STUDIES
No special reports or studies have been done for this project.
Section VII: BASIN and COMMUNITY PLANNING AREAS
As identified in the off-site analysis, the site is located within Green River Basin, the Black
River Sub-basin. The site is located in the Soos Creek Community Planning Area, please
refer to the Community Planning Map located in the appendix.
Section VIII: OTHER PERMITS
No other permits have been acquired.
Section IX: EROSION/SEDIMENTATION CONTROL DESIGN
The temporary erosion control plan has been designed to reduce the discharge of sediment
laden runoff from the site. In general, runoff from the site will sheet flow to the filter
fabric fences then through existing vegetation. ',
Section X: BOND QUANTITIES WORKSHEET
A bond quantities worksheet will be included at the time of final submittal.
DECLARATION OF COVENANT
There is not a detention facility located within King County as a part of this project,
therefore a declaration of covenant is not needed.
DETENTION SUMMARY AND SKETCH SHEET
There is not a detention facility located within King County as a part of this project.
Section XI: MAINTENANCE and OPERARTIONS MANUAL
A maintenance and operations manual will be included for the tightline conveyance system
at the time of final submittal
TECHNICAL INFORMATION REPORT FOR 102"�°AVE SE-Page 9
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SOIL LEGENO
The Lrs� cap�ral le�rer �s �he initiol«x oF rhe soil n . A second capital lelter,
A, B,C, D, E, or F, indica�es rh<<lass of slope. Symbols witho�t a slope letrer
ore rhose of newly level soils.
SYMBOL NAME
Ag8 Alde(wood gravelly sondy loam,0 to 6 percent slopes
AgC Alderwood ravell sandy loom,6 to 15 percenr slopes
AgD A derwood gravelly sardy loom, IS to 30 percent slopes
AkF Aidenvood and Kitsop soils,very steep
AmB Arents,Aldervrood material,0 to 6 percenr slopes•
AmC Arents,Alderwood materiai,6 to 15 perccnt slopes�
An Arents, Everett moteffol• .
BeC � Beousite gravslly sandy loam,6 to 15 percent slopes
BeD Bea�site qravelly sondy loam, IS to 30 percent slopes
BeF Beousife yruvellyse��dy'Ioam;,iOto�5 p�r«..>_loxe - -
Bh Bellingham sllt loam
Br .Brlscot zllt loom
Bu Buckley sllt loam .
Cb Coas(al Bexhes
Ea Eorimont silt loam
Ed Edgewick fine sondy loam
Ev8 Everett yravelly sa�dy loom, 0 to 5 pe�cent s lopes
EvC Everett yravelly wndy loam, 5 to 15 percenr s lopes
� EvD Everett yruvelly w�dy loam, IS to 30 perce�t slopes �
EwC Everett-Aldetwood gravelly sa�dy looms,6 to 15 percent slopes
InA � Indi000k loamy fine sand,0 to 4 percmt slopes
InC Indianola loamy fine wnd,4 ro 15 percenr slopes �
In0 Indianola loamy fine so�d, 15 to 30 percent slopes
Kp8 Kitsap sllt loom,2 to 8 percent slopes
KpC Kltsap silr loam,B to 15 percent slopes
KpD Kitsap silt loam, 15 to 30 percent slopes
KsC Klaus gravelly loemy so�d,6 to 15 percent slopes
Ma Mixed allwial land
NeC Neilton very gravelly loamy sa�+d, 2 to 15 percent slopes
Ng Newbe�g silt loam
Nk Nooksack silt loam
No Norma sandy loam
Or Q-cas peat
Os Qidia siir loam
OvC Ovall gravelly Imm,0 ro 15 percenr slopes
OvD Ovall g�avelly loam, 15 to 25 percenl slopes
OvF Oval)gravelly loom,40to 75 per<enr slopes
Pc Pilchuck loamy fine sand
Pk pilchvck fine sa�dy loom -
Pu P�get silry clay loam � I
. Py Pvyallup fine sondy loam I,
RaC Rognor fine sandy loam,6 to IS percent slopes I�
RaD Rognar Fine sandy loam, 15 ro 25 pefcent slopes '
I RdC Ragnar-Indianola ossxiotim,sloping*
RdE Ragnor-Indianola ass«iatian,moderarely sreep•
I Re Renton silt loam �
Rh Riverwash
Sa Salal sllt loam
$h $ammamish sllt loom
Sk $eattle m�ck
Sm $holcar m�ck
� $n Si sllt loam
$o $nohomish silt loam
Sr $nohomish silt loam,thick surface variant �
$u $�Ita�sllt loam
Tu Tukwila muck
Ur �kban land
Wo Woodinvllle silt loam
� The composltion of fhese units fs mare variable rhen tFw�of ihe otF+e�s
In the area,buf it has bee�coMrolled well enough to i�terpret for fhe
expecred�ze of the soils.
r-.::�� �...
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KING COUN �I� I', WASIIING I� ON, SURFACE WATER DESIGN MAN UAL
(2) CN values can be area weighted when they apply to pervious areas of similar CN's (within 20
CN pointsl. However, high CN areas should not be combined with low CN areas (unless the
low CN areas are less than 15% of the subbasin). In this case, separate hydrographs should be
generated and summed to form one hydrograph. '
FICURE 3.5.2A HYDROLOGIC SOIL GROUP OF THE SOILS IN tiING COUNTY !'
HYDROLOGIC HYDROLOGIC III
SOIL GROUP GROUP* SOIL GROUP GROUP`
Aldervvood � Orcas Peat D �
Arents, Alderwood Material Oridia D
Arents, Everett Material B Ovall C
Beausite C Pilchuck C_ ,
Bellingham D Puget D '
Briscot D Puyallnp B"
Buckley D Ragnar 8
Coastal Beaches Variable Renton D
Earimont Silt Loam D Riverwash Variable '
Edgewick C Salal C !
Everett A/B 'Sammamish D
Indianola A Seattle D
Kitsap C Shacar D ,
Klaus C Si Silt C
Mixed Allwial Land Variable Snohomish D
Neilton A Sultan C
Newberg B Tukwila D
Nooksack C Urban Variable ,
Normal Sandy Loam D Woodinville D '
HYDROLOGIC SOIL GROUP CLASSIFICATIONS
A. (�ow runoff potential). Soils having high infiltration rates, even when thoroughly weited, and consisting
chiefly of deep, well-to-excessively drained sands or gravels. These soils have a high rate of water
transmission.
B. (Moderately low runoff poteniial). Soils having moderate infiltration rates when thoroughly wetted, and
consisting chiefly of moderately fine to moderately coarse textures. These soils have a moderate rate of
water transmission.
CO. (Moderately high runoff potentiai). Soils having slow infiltration rates when thoroughly wetted, and
consisting chiefly of soits with a layer that impedes downward movement of water, or soils with mode�ately
fine to fine textures. These soils have a slow rate of water transmission.
D. (High runoff potential}. Soils having very slow in(iltration rates whe�thoroughly wetted and consisting
chiefly of clay soils with a high swelling potential, soils with a pe�manent high water table, soils whh a
hardpan or clay layer at or near the surface, and shallow soils over neariy impervious mater'�al. These soils
have a very slow rate of water transmission.
` From SCS, TR-55. Second Edition, June 1986, Exhibit A-1. Revisions made from SCS, Soil Interpretation
Record, Form #5, September 1988.
�. 3.5.2-2 l ll9"_'
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AREA TRIBUTARY TO GULVERT = 38.90 Ac
AREA TRIB. TO DETENTION PIPE = 2.68 Ac _
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December 4, 1997
OFFICE OF THE HEARING EXAMIlVER
CITY OF RENTON
REPORT AND RECOMMENDATION
APPLICANT: Jim O'Donnell
Talbot Development Parinecs, LI,C
Talbot Ridge Preliminary Plat
File No.: LUA-97-087,PP,CU-H,V
LOCATION: 700 West of 102nd Ave SE
SUMMARY OF REQUEST: To subdivide a 2.7 acre portion of 4.55 acres into 19 lots for
single family residences
SiJMMARY OF ACTION: Development Services Recommendation: Approve with
conditions
DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the
Examiner on November 1 l, 1997
PUBLIC HEARING: After reviewing the Deve(opment Services Report,examining
available information on file with the application,field
checking the property and surrounding area;the Examiner
conducted a public hearing on the subject as follows:
MINU'TES
Tl:e following minutes are a summary ojthe November I8, 1997 hearing.
The lega!record is recorded on tap� 'I
The hearing opened on Tuesday,November 18, 1997,at 9:03 a.m. in the Council Chambers on the second floor ��,
of the Renton Municipal Building. Parties wishing to testify were affirmed by the Examiner. '
The following exhibits were entered into the record:
Exhibit 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 reques�
Exhibit No.3: Preliminary plat map Ezhi6it No.4: 1966 topography map
Exhibit No. 5: 1996 Topography map Exhibit No.6: Alternate plat map
Exhibit No. 7: Second alternate plat map Exhibit No. 8: Overlay of alternate plat map
At the time of the hearing several last-minutes changes had been made to the Preliminary Report to the Hearing
Examiner on the part of both applicant and City staff: Because of the timing, staff had not had an opportunity
REPORT AND RECOMMENDATION
1
Jim O'Donnell
Tatbot Development Partners, LLC
Talbot Ridge Preliminary Plat
File No.: LUA-97-087,PP,CU-H,V
December 4, 1997
Page 2
to thoroughly review the changes. The presentation was made on the application submitted as well as the
alternate layout.
The presentation of the staff report was given by Project Manager,Development
Services, City of Renton,200 Mill Avenue South,Renton, Washington 98055. This is an application not only
for a preliminary plat, but for a conditional use permit and a variance in order to build site utilities. This site is
4.55 acres in size,with 2.7 acres being proposed for the subdivision. This property is located east of Talbot
Road and west of 102nd Avenue SE,which is a street in King County, in the Talbot Hill portion of the City.
There is split zoning on the site. The R-1 zone,which is a low density zone,encompasses a steep slope area on
the western portion. The eastern portion of the site which is to be developed is zoned R-8 and is in the
residential single family Comprehensive Plan(CP)designation.
This parcel is cunently landlocked and in order to develop the parcel the applicant would have to extend an
existing street, 102nd Avenue SE,about 200 feet to the north which would end at the point where the City of
Renton and King County boundaries meet. A new street, South 47th Street,would be extended to the west
from 102nd Avenue SE into the site. The property the new street would be located on is currently owned by the
State of Washington Department of Transportation and they are willing to deed over the right of way needed
for this street.
This site has steep slopes that occur on the western portian that range from 25 to 70 percent,and is designated
as a green belt. The eastern portion of the site is flatter ranging from about 5 to 25 percent slopes. There is
extensive vegetation on the site. Applicant has provided geotechnical reports to address the steep slope issues
where the utilities would be constructed,as well as whether or not the homes that were proposed on the western
portion of the developable azea would require any special foundations or setbacks and such. The conclusion of
the report was that conventional engineering would suffice.
The new street would be extended into the plat and S 47th Street would end in a cul-de-sac to serve the new 19-
lot plat. There is also a proposal to access some of the lots through a private street system. Lots 1,2,3,4, 5
and 6 would be on a private easement from S 47th Street to the south. There would be a driveway access
easement that would serve Lots 9 and 10 in the southwest corner. Lots 8 and 13, as well as Lots 9 or 10 would
be pipestem lots. The other lots, 7, 8, 9, 10, 11, 12, 13, 14,and 15,meet the minimum tadius of 35 feet for
location on the cul-de-sac.
This site is zoned R-1 on the west and R-8 on the east. There is a proposal to put a storm water detention vault
at the top of the slope, still within the R-8 area. The proposal includes the extension of utility systems,waste
water and storm water to the southwest corner of the site where there is an existing stub at the Springbrook
Condominiums. Water is being provided by Soos Creek Water District. In order to build S 47th Street from
102nd,there is a drainage swale to be crossed. Because of its size it dces not require any special mitigation, but
the applicant is proposing to revegetate the disturbed areas with native and riparian vegetation.
The Environmental Review Committee(ERC)heard this proposal on October 21, 1997. They issued a
Determination of Non-Significance- Mitigated(DNS-M)with six mitigation measures. The applicant was
required to provide additional geotechnical information to determine whether or not the homes that were being
proposed would require special engineering or setbacks. They were required to provide additional detention of
storm water through the 100 year storm event. They will be required to pay the appropriate transportation,
Jim O'Donnell
Ta(bot Development Partners,LLC
Talbot Ridge Preliminary Plat
File No.: LUA-97-087,PP,CU-H,V
December 4, 1997
Page 3
pazks and fire mitigation fees, and also to revise their construction mitigation plan to restrict construction-
related traffic to the off-peak hours between 8:30 a.m.and 3:30 p.m.
There is no sewer available in this portion of King County. The only viable choice is to go downslope and tie
into the City system at Springbrook. When the Springbrook project was approved, it was intended that
properties to the east would tie into the system at this location. The City zoned this area for single family
residential lots at a density of up to 8 units to the acre,minimum lot size of 4,500 square feet. The community
needs to absorb additional growth per the mandates of the Growth Management Act and the only viable way to
do that is to tie into the existing utility systems down slope.
In order to build the storm water and waste water lines that would connect to the stubs in the Springbrook
Condominium area in the southwest corner of the site,the app(icant has proposed a 20 foot wide utility conidor
through the steep slope designated greenbelt area. In order to do that they need to be granted a CUP. There
would be minimal clearing of vegetation. The applicant proposed to install both the waste water and the storm
water line on the surface,but the State Department of Ecology dces not permit sanitary sewer systems to be laid
on top of the ground. In this instance the storm water line would be on top of the ground,the waste water line
would be buried. The actual excavation width would be about 6 feet. The remainder of the greenbelt area
would be undisturbed. Staff is recommending that the remainder of the greenbelt area be placed in a native
growth protection easement that would be recorded.
Development of the utility lines to serve this single family plat would be compatible with the existing and
proposed residential scale of the area. There would be minimal disturbance of the slope to construct the utility
systems. The applicant is proposing to place hill-holders or other slope stabilizing mechanisms through the
slope that would ensure the stability of the line. Vegetation would need to be managed over time so that
maintenance could occur,but undergrowth could re-grow in a particular area. The entire corridor would not
have to be clear at all times.
Staff is recommending approval of the CUP with a condition associated with both the CUP and variance that
the applicant be required to install slope stabilization devices recommended by their engineer.
A variance is needed in order to manage and clear the vegetation in this steep slope area. The clearing which
would occur for the utility lines would tie into the existing sewer stub to the west. T'here are no other gravity
fed sewer system options existing for this site. 'The proposed hill holders would help ensure that this project
would not be detrimental to the hillside and it would minimize the impacts to the slope and the greenbelt. All
clearing activities would need to be accomplished in accordance with City codes and policies.
Regarding preliminary plat criteria,this is a proposal for 19 lots and it is within the required density. In this
zone and CP designation, lots are permitted as small as 4,500 square feet. In this proposal the smallest lot size
is 4,500 and the Largest lot is 5,642 square feet. These are smaller than the existing lots in the area,but they are
compatible with the R-8 designation. The R-8 zone provides for minimum densities of 5 units to the acre and
maximum of 8 units to the acre. The latest ca(culation takes into account the additional area zoned R-8 to the
west of the site. The 19 lot proposal would result in a density of 7.68 dwelling units per acre. The lots all meet
the minimum size, shape and orientation of the lots with the exception of the pipe stem lots. Because there are
private street approaches for Lots 1 through 6,staff looks at how these lots lay out and the lot actually goes to
the center line of that private street. Regarding minimum width and depth requirements, this application
Jim O'Donnell
Talbot Development Partners,LLC
Talbot Ridge Preliminary Plat
File No.: LUA-97-087,PP,CU-H,V
December 4, 1997
Page 4
appears to meet those with some possible fine-tuning of Lots 1 and 6. They may need some additional area to
meet the setbacks needed from the public street,but it appears there is room to accommodate that. 'I�e number
of traffic trips generated from this project would be about 181 new average daily trips. Applicant has proposed
sidewalks on both sides of the street South 47th Street leading into the plat would be at fu1150 foot right of
way with sidewalks on both sides. In order to extend this street and have a dead-end cul-de-sac at this point,
the Fire Depardnent would require that the street be at full City right of way with 32 feet of travel lane and all
the homes would have to be sprinkled.
One of the biggest concems for this plat is the precedent it would set for dead-end cul-de-sacs coming into this
parcel from 102nd Avenue SE. It has been recommended that applicant be required to provide a public street
to�e south and also to the north;a public sh�eet extension that could connect to these other parcels. Applicant
had two options as to how they would be able to provide that plan. Either a 35 foot dedicated right of way on
the eastern property line that would have 28 feet of pavement,sidewalk and curb along the west side of the
street;or provide 42 feet of right of way within the plat boundaries that would be a fully developed 32 feet of
pavement with curb and sidewalks along both sides with street lighting. That would occur somewhere in the
plat. The rest of the street improvements for the plat have been analyzed by staff and are acceptable as shown
on the preliminary plat submittals. Zhe Fire Department did grant a modification to the dead-end street length
requirement. Typically it is not allowed to have a dead-end street exceed 500 feet without sprinkling or�to
exceed 700 feet totat. Since this is about 930 feet from its secondary point of access,the Fire Departrnent did
agree if there was a wider access street going in and all the units were sprinkled,that they would support this.
City standards do not support or permit the construction of a private street if adjacent property needs to be
served. If a public street were extended on the site,the area for the public right of way does need to be taken
out from the density calculations and that can affect the overall density.
The site slopes from east to west with severe s(opes up to 70 percent. The area that is proposed for
development would be in the 5 to 20 percent range with the steeper slopes occurring on the western portion,
Lots 10, 11, 12 and 13. The project site is vacant along with sites to the north and south. The storm water
would be collected by a tight line conveyance system and would be routed and conveyed to the underground
detention vault just west of Lots 11 and 12. From there the storm water would be tight-lined down the slope to
the west to tie into the existing system in Springbrook Condominium. Talbot Road South dces have a system
of storm water ditches. Runoff from about half an acre of the frontage improvements would be conveyed to the
on-site detention facility. There has been localized flooding in the Talbot road area in the past. The ERC did
recognize this and is requiring additional storm water detention through the 100 year storm water event to
minimize those impacts downstream. The appropriate police, fire and recreation facilities are available to serve
this proposal. Renton School District has indicated they would be able to accommodate the number of children
generated from 19 new homes.
Staff would recommend approval of this preliminary plat subject to the following: (1)compliance with the
ERC mitigation measures;(2)drafting of a homeowners association or maintenance agreement to maintain the
common plat improvements such as storm water detention vault,utility and access easements; (3)
establishment of a native growth protection easement for the area on the west that is not included in the utility
conidor. Staff has recommended modification of the plat to provide a north-south public street, but would like ,
to revise that to a south public street only. There are extreme slopes to the north with a quarry owned by the �
State Department of Transportation,and an extension of a road would basically just fall off. The fifth �I,
recommendation is to modify Lots 1 through 6 in order to meet the zoning and subdivision standards.
Jim O'Donnell
Talbot Development Partners, LLC
Talbot Ridge Preliminary Plat
File No.: LUA-97-087,PP,CU-H,V
December 4, 1997
Page 5
Because staff does not know at this point where the public street will be located and its affect on layout of the
lots,their sizes and setbacks, it is a genera(recommendation to meet requirements. The applicant is proposing
a private street for Lots 1 through 6 and a pub(ic street in a different configuration. This plat generally meets
the City's requirements, but staff feels it is appropriate to require a public street. There have been other plats
which have temporary fire turnarounds that are proposed on lots and at such time when a connection goes
through then those lots coutd be developed.
Staff is also asking that the applicant be required to submit a tree planting plan that would provide a minimum
of two street trees to be planted for each(ot developed within the plat,or 38 trees. These wou(d be planted in
the right of way and would be street trees approved by the City. They would need to be maintained by the
property owners and/or homeowners association.
The applicant has responded to these recommended staff conditions with a new lot layout. They are proposing
181ots by giving up Lot 8. They are keeping their private street for access to Lots 1 through 6. Instead of
having the cul-de-sac in the center of the site,it becomes a temporary cul-de-sac off-site on the adjacent
property to the south. There is no written confirmation that that easement would be granted by the off-site
property owner. In the alternative,the applicant has stated they could pult the turnaround back and at such
point that the property to the south develops,then they could develop Lot 7 as a residential lot. Applicant has
also extended the configuration to the west slightly. Previously the lots were all held back behind the detention
basin. Now Lots 8,9 and 12 would extend to the west slightly. Staff does not have geotechnical information
regarding that extension of Lot 12 to the west.
Colin M. Lund, 11814 115th Avenue NE, Kirkland, Washington 98034,applicant herein, addressed several
items in the staff report. He stated that they had provided and staff had concluded that the density range was 19
lots. Regarding the requirement for Lots 1 and 6 to be corner lots and meet the minimum 60 foot in width, he
stated that after discussions with staff it was concluded that Lots 1 and 6 would not be corner lots. However,
they recognized that additional setbacks may be needed than shown on the plat. A discussion then ensued
among the Examiner, Ms. Henning and Mr.Lund as to the determination of corner lots on public or private
streets.
Regarding the Fire Department right-of-way in the plat,Mr. Lund asserted that a 42 foot right-of-way would be
adequate within the plat boundaries. It would provide the same roadway improvements that a 50 foot right of
way would.
Mr. Lund addressed the conditions of approval. Regarding No. 4,he concuned that it would not be possible to
put a road to the north because of the topography,but concurred that a road to the south should be provided.
Condition 6 discusses the density and applicant has provided additional information that based on the plan
submitted 19 lots would be within the permissible density range.
' Mr. Lund introduced Exhibit 7,their most recent plat map,and discussed the changes from the previous plat
map. This one indicates 18 lots. The road to the south was extended and required removal of one lot.
Applicant is proposing an offsite temporary cul-de-sac turnaround, but an easement has not yet been secured.
If that option is not available, applicant would locate the cul-de-sac generally in the same location as earlier
proposed.
� _ _ l
Jim O'Donnell
Talbot Development Partners,LLC
Talbot Ridge Preliminary Plat
File No.: LUA-97-087,PP,CU-H,V
December 4, 1997
Page 6
Mr. Lund concluded that the revised layout addressed staff's concerns and recommended conditions and was i
an appropriate use of this land.
.Tim Grav,Assistant Fire Marshal,City of Renton,200 Mill Avenue South,Renton,Washington 98055, stated
he had not seen the latest plat maps until the previous afternoon and was at a disadvantage to comment.
Normally a cul-de-sac of this length would not be approved without special conditions.
Paul Lumbert. P(an Review,Development Services Division,City of Renton,200 Mill Avenue South,Renton,
Washington 98055,explained that the 20 foot utility easement is basically to keep the two utilities separate
from each other, particularly in this case where one is anchored above ground and the other is buried.
The Ezaminer called for further testimony regarding this project There was no one else wishing to speak,and
no further commentis from staff. The hearing closed at 10:45 a.m.
�I�T�INGS,CONCLUSIONS&RECOMMENDATION
Having reviewed the record in this matter,the Examiner now makes and enters the following:
FINDINGS:
1. The applicant,Jim O'Donnell, filed a request for approval of a 19-lot Preliminary Plat called Talbot
Ridge.
2. The yellow 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 official, issued a Declaration of i
Non-Significance-Mitigated(DNS-Iv�for the subject proposa(.
4. The subject proposal was reviewed by all departments with an interest in the matter.
5. The subject site is located approximately 700 feet west of 102nd Avenue SE. The site is directly west
of SE 184th Street if it were extended to the west(King County street designations).
6. The subject site is an approximately 2.7 acre parcel which is part of a larger 4.55 acre property. The
4.55 acres are divided by a Zoning District boundary that divides the site into the 2.7 acre,R-8 (Single
Family: 8 dwelling units/acre)district and a 1.85 acre, R-1 (Single Family: 1 dwelling unidacre)
district.
7. The portion of the site which is the subject of this hearing is the R-8 portion, noted above. It appears
that the actual Zoning District line may not have been appropriately located as it was to correspond to
the demarcation between the more level portions of the site and the steep slopes found on the west
portion of the site.
8. The subject site was annexed to the City with the adoption of Ordinance 3268, enacted in December
1978.
Jim O'Donnell
Talbot Development Partners,LLC
Talbot Ridge Preliminary Plat
File No.: LUA-97-087,PP,CU-H,V
December 4, 1997
Page 7
9. The map element of the Comprehensive Plan designates the area in which the subject site is located as
suitable for the development of single family residential uses,but does not mandate such development
without consideration of other policies of the Plan.
10. In addition to the general po(icies found in the Comprehensive Plan there are specific policies
regarding the development of the City's street system, including grid pattems and through access. The
following policies are applicable:
Policy LU-41. Development should occur on a flexible grid street system to the elctent
feasible given environmental constraints.Objective LU-M: Reduce congestion on
arterials and provide more linkages within and between neighborhoods by developing a
system of residential streets which serves both vehicles and pedestrians and creates a
continuous,efficient, interconnected network of roads and pathways throughout the
City.
Policy LU-70. Streets,sidewalks, pedestrian or bike paths in a neighborhood
development shou(d be amanged as an interconnecting network. Cul-de-sacs should be
limited to areas where natural barriers occur.Grid pattern streets are preferable to
connect adjacent and future development.
11. The subject site is a rectangulaz pazcel. It is approximately 6b0.18 feet deep(east to west)by
approximately 304.71 feet wide.
12. The approximately one-third westemmost portion of the site has very steep slopes approaching 70
percent. The remaining site has slopes that vary from 10 percent or less(the eastern half(Proposed
Lots 1-8 and 16-19))up to 20 percent for the middle section of the site.
13. The site was reviewed for wetlands on two occasions. The report found a small creek that runs north to
south east of the actual site but in the area where the access road would be developed. A small,
approximately 1,800 square foot wetland was identified. It is a Class 3 because of its small size and
limited habitat.
14. The main access to the site would be a cu(-de-sac public roadway. In order to provide access to some
of the resulting parcels that would lack frontage on a public right-of-way,the applicant has proposed
creating a private north-south street to serve proposed Lots 1-6 and a roadway for Proposed Lots 9 and
10 over a separate Tract A. Proposed Lots 1 and 6 would actually front on the new public street but
would gain access from the proposed private street.
15. The applicant proposes dividing the subject site into 19 single family lots ranging in size from
approximately 4,500 square feet to 5,642 square feet.
16. Staff noted that the location of the site coupled with limited access to other parcels would require the
applicant to create a public street extending to the south. This requirement would reduce the number of
lots to 18 or less.
17. Staff also noted that the creation of a tract,Tract A, is not permitted but that a pipestem to one or both
and an easement to the other would be acceptable.
Jim O'Donnell
Talbot Development Partriers,LL.0
Talbot Ridge Pceliminary Plat
File No.: LUA-97-087,PP,CU-H,V
December 4, 1997
Page 8
18. The proposed cul-de-sac e�ctends beyond the 500 foot"dead-end" length permitted by the Fire
Departmen� It is acceptable as long as the homes are provided with sprinkler systems and the roadway
has a 32 foot wide paved roadbed and sidewalks on one side of the off-site street improvements.
19. The applicant submitted some altemative plat layouts that would extend a road south from the vicinity
of the now proposed cul-d�sac. One would extend the roadway to the south creating the actual cul-de-
sac bulb on the adjoining lot to the south. No formal agreement for use of this adjoining pazcel has
been executed. Another proposal would extend the roadway south from the cul-d�sac creating an
easement for the bulb that could be dissolved allowing lot development in the future.
20. The nearest practical sewer connection is west of the site well down the steep slopes. Another
development was required to install a City sewer stub to eventually serve the area in which the subject
site is located. Similarly, storm water would need to be conveyed over and down the steep slope to a
City facility.
21. These lines will disturb the steep slope which is designated Greenbelt in the Comprehensive Plan. A
Conditional Use Permit is required to install utility lines in designated Greenbelts. In addition,the
removal of vegetation on these slopes requires a Variance under the Land Clearing and Tree Cutting
Ordinance.
22. The utility corridor will be 20 feet wide. State law requires sanitary sewer lines to be buried. The
storm water line will be aligned along the surface. The applicant will be clearing only as much of the
slope as necessary to dig its trench and bury the line. The slope would be re-stabilized with techniques
including"hill holder" devices. The slope would also be replanted to prevent erosion although the
vegetation would be such as to prevent interference with the operation or maintenance of the utility
lines.
23. The development of the subject site would generate approximately 9.55 daily vehicles ttips per
dwe(ling. T'he proposed 19 dwelling units would generate approximately 181.45 trips overall. Staff
has indicated that the underlying road system can handle this traffic. Eighteen lots would generate
approximately 170 trips.
24. Development of the subject site will generate approximately 14 students. They will be spread over the
grades of the Renton School system which apparently has sufficient capacity.
25. The new roadway will run north and then west to the subject site. It will be located in both the City and
King County. It will cross State land. The State has indicated a willingness to dedicate the right-of-
way to the City. There will be approximately 9801ineal feet of roadway constructed between the
subject site and the existing road, SE 102nd Street. The new roadway will continue SE 102nd Street
north for approximately 280 feet,then will turn west where it will be South 47th Street in Renton. This
leg will be 700 feet in length. As noted, it will have a 32 foot wide road surface to provide emergency
access vehicles adequate room. Two overall widths were noted in the staff report.
26. Staff has recommended that the applicant submit a plan showing the planting of street trees.
27. A geotechnical analyses demonstrates that homes and detention system may be placed along the top of
the slope as long as certain construction standards are complied with by the applicant.
Jim O'Donnell
Talbot Development Partners, LLC
Talbot Ridge Preliminary Plat
File No.: LUA-97-087,PP,CU-H,V
December 4, 1997
Page 9
CONCLUSIONS:
Greenbelt Encroachment Conditional Use Permit
l. The app(icant for a Conditional Use Permit must demonstrate that the use is in the public interest,will
not impair the hea(th,safety or welfaze of the general public and is in compliance with the criteria
found in Section 4-31-36(C)which provides in part that:
a. The proposal generally conforms with the Comprehensive Plan;
b. There is a general community need for the proposed use at the proposed location;
a There will be no undue impacts on adjacent property;
d. The proposed use is compatible in scale with the adjacent residential uses, if any;
e. Parking, unless otherwise permitted,will not occur in the required yards;
£ Traffic and pedestrian circulation will be safe and adequate for the proposed project;
g. Noise, light and glare will not cause an adverse affect on neighboring property; •
h. Landscaping shall be su�cient to buffer the use from rights-of-way and neighboring property
where appropriate;and
i. Adequate public services are available to serve the proposal.
The requested conditional use appears justified.
2. While the Comprehensive Plan designates the site for Greenbelt or low density single family uses,that
does not completely exclude the development,with reasonable protections,of utility corridors. In
addition,the Greenbelt regulations permit utility lines. The intrusion should be minimal although the
storm water line will be above the surface. Clearly a surface line will create a visual intrusion but
minimizes the disturbance of the underlying soils and the vegetation. ,
3. Whether there is a community need for this line is a matter of timing. This site is "hostage"to access to
utilities. 'The only utilities are those down below the steep slopes. If there is a community need for this ',
particular development and its additional housing,then there is a need for the utility lines to be �
extended down a steep slope and across a designated greenbelt. It would appear that until lines are ��I
brou ht in from the eas the sub'ect site which is zoned for ei ht dwellin units er acre could not be �
I g � J , g g P ,
developed as envisioned in the Comprehensive Plan. One could azgue that the Comprehensive Plan did i
not truly understand the nature of this area. Property to the east of the site along the plateau is actual(y
less developed than the areas below along Talbot Road. Therefore,the only practical,current solution
I is the proposed corridor.
4. The development of the site, if managed appropriately so that erosion or slippage does not occur,
should not affect adjacent property. The two lines aze a minimal intrusion and slope restoration and
i vegetation should eventually screen the refilled sewer trench and soften the appearance of the above-
ground storrn line.
Jim O'Donnell '
Talbot Development Partners,LLC
Talbot Ridge Preliminary Plat
File No.: LUA-97-087,PP,CU-H,V
December 4, 1997
Page 10
5. The (ine itself should not generate much traffic after construction activity, only periodic maintenance or
inspections, and not be out of scale due to the nature of the project. There should not be any
unacceptable noise, (ight or glare once construction is completed.
6. The slope will be replanted with appropriate materials to prevent slippage or erosion but atlow
maintenance.
Land Clearing Variance
7. Variances may be granted when the properiy generally satisfies all the conditions described in part
below:
a. The applicant suffers undue hardship caused by special circumstances such as:the size,shape,
topography,or location where code enforcement would deprive the owner of rights and
privileges enjoyed by others similarly situated;
b. The granting of the variance would not materially harm either the public welfare or other
property in the vicinity;
c. The approval will not constitute a special privilege inconsistent with the limitations on other
property in the vicinity;and
d. The variance is the minimum variance necessary to allow reasonable development of the �
subject site.
The applicant's property appears ripe for the variance requested.
8. It appears that the only reasonable corridor for the two utility lines is across the vegetated steep slope. I''
The location of the site makes any other route impractical since there are no sewer lines to hook up to
other than the one below the slope. Additionally,the storm line needs gravity which necessitates
dropping the storm line over the bank and down the slope.
9. The approval will alter the natural surface of the site,but if done correctly should not cause any long
term harm to neighboring properties or the public welfare.
10. The approval should not grant the applicant a special privilege. The lines will be available to serve
other nearby properties, reducing the need for similar intrusions into other areas along this slope. In
addition,the unique circumstances should (imit the precedent created by granting this variance.
11. The land clearing should be limited to the immediate vicinity of the two lines. The trenched line will
require more width but will not require the removal of vegetation from the entire easement width. The
surface line will require less ground disturbance. The areas disturbed will be the minimum necessary
to accomplish the work.
Preliminary Plat
12. The proposed plat, subject to the conditions noted below, appears to serve the public use and interest.
Although it might be premature to develop the subject site due to the need to step around a variety of
� -
Jim O'Donnell
Talbot Deve(opment Partners,LLC
Talbot Ridge Preliminary Plat
File No.: LUA-97-087,PP,CU-H,V
December 4, 1997
Page 11
limitations,staff has noted that the proposal is compatible with the Comprehensive Plan and Zoning II
which both call for up to 8 homes per acre. The development will provide additional housing choices !
although extending services to this area does require both a Conditional Use and Variance to provide
the site with sanitary and storm water systems. In addition,an access road must be extended without a
master plan of where the street grid system will be located which will ultimately serve the site and
sunounding area.
13. The plat represented by Exhibit Number 7 with the Exhibit Number 8 overlay shall be the plat that is
developed for this project if it can be demonstrated that it meets the necessary code provisions for lot
area and setback for front yards and comer lots. 'The cul-de-sac shall be created solely on the subject
site and the off-site cul-de-sac is not approved. Preliminary Plat approval is not speculative. While
modest alterations might be accommodated,a specific plan for streets as well as the various utilities is
necessary for the approval of a Preliminary Plat. It is inappropriate to approve a conjectural plan at this
time. In addition, since development of the adjacent properties may not occur for a long period of time,
any cul-de-sac may be a long term access requiremen� Therefore,while it may be created as an
easement which may be dissolved if the roadway is extended creating a through grid pattern,all lots
shall have sufficient lot area exclusive of any such easement at this time. That is,all lots lying around
the cul-de-sac shall contain 4,500 square feet exclusive of any easement property. This is similar to the
requirement that a(I lots shall have the minimum lot area exclusive of any pipestem access. Again,any
extension that creates a through street system could be years off and all lots should have the minimum
lot area as well as front, side and rear yazd areas.
14. The creation of a separate legal tract to provide access to interior lots is inappropriate,creating
maintenance and ownership complications that can be avoided. The applicant shall provide the
appropriate access to any interior lots over an easement roadway and not a separate tract.
15. The private street to provide access to Proposed Lots 1 - 6 appears reasonable,although a more long-
term street grid system probably should have been carefully analyzed so that the applicant would have
had more information on which to base some of their plat decisions.
16. Since access to the site is basically a long dead-end street and emergency access in such a situation is
very important, ali rights-of-way within the site shall be developed to the City's 50(fifly)foot roadway
standazds.
17. The lots appear to be as rectangular as possible given the need for a cul-de-sac bulb to accommodate a
turnaround location and emergency access.
18. The development will increase the tax base of the City. It appears that utility services can be extended
to serve the site.
19. As staff has suggested,the applicant shall submit a tree planting plan showing a minimum of two(2)
street trees for each lot, although the distribution shall be altered as determined by the City.
20. In conclusion, while many aspects of the plat still appear vaguely defined, the concept after staff
calculates the lot area, yard setbacks and appropriate zoning demarcation, generally appears to serve
the public use and interest. The matter will not be forwarded to the City Council for review until a plat
has been submitted to staff which meets all requirements and said plat has been submitted to the
Hearing Examiner with a written statement indicating that each lot meets all City standards within sixty
;
Jim O'Donnell
Talbot Development Pactners, LLC
Talbot Ridge Preliminary Plat
File No.: LUA-97-087,PP,CU-H,V
December 4, 1997
Page 12
(60) days of pub(ication. If such a plat and written documentation is not submitted in a timely fashion,
the matter will be reopened for additional public hearing.
DECISION AND RECONIlI�NDATION
The Conditional Use Permit and Variance are approved,as is a Preliminary Plat for 16 to 18 lots
subject to the following conditions:
1. The preliminary plat map demonstrating the appropriate aspects of Exhibits 7 and 8 shall be
resubmitted for review by staffwho shall forward said plat and written documentation indicating that
each lot meets all City standards within sixty(60)days of pub(ication. If such a plat and written
documentation is not submitted in a timely fashion,the matter will be reopened for additional public
hearing.
2. All lots shall have sufficient lot area exclusive of any easement. That is,all lots lying around the cul-
de-sac shail contain 4,500 square feet exclusive of any easement property.
3. Alt public rights-of-way within the site shall be developed to the City's 50(fifty)foot roadway
standards. The cul-de-sac shall meet atl turning radii standards.
4. The applicant shall submit a tree planting plan showing a minimum of two(2)street trees for each lot,
although the distribution may be altered as determined by the City. The applicant shall post a bond to
assure compliance with this condition.The City shall be responsible for planting the trees.
5. All land clearing both in the plat and particularly along the steep slopes shall be as limited as possible.
In the steep slopes all clearing shall be limited as much as practical to the immediate vicinity of the two
utility lines.
6. The applicant is required to comply with the mitigation measures which were required by the ERC
prior to the issuance of a construction or building permit.
7. The applicant shall draft and record a maintenance agreement or establish a homeowner's association
for the maintenance of all common plat improvements(storm water detention vault,utility easements,
access easements). A draft of the document shall be submitted to the City for review and approval by
the City Attorney prior to the recording of the plat.
8. The applicant shall define and record a Native Growth Protection Easement on the face of the plat for I
the steep slope areas west of the storm water detention vault. The applicant shall adhere to the City '
code requirements for such areas.
9. The access tract shown for any lots shall be eliminated and that area incorporated into one of the lots as I'I
a pipestem, with an access easement for the other lot. �'
10. The applicant shall be required to install slope stabilization devices as recommended by the applicant's I
engineer or geotechnical consultant. '�
Jim O'Donnell
Talbot Development Partners,LLC
Talbot Ridge Preliminary Plat
File No.: LUA-97-087,PP,CU-H,V
December 4, 1997
Page 13
ORDERED T�IIS 4th day of December, 1997.
�� � ' I
FRED J. KA
HEARING EXAMIl�IER
TRANSMITTED THIS 4th day of December, 1997 to the parties of record:
Jennifer Henning Colin M.Lund Jim Gray
200 Mill Avenue S 11814 115th Avenue NE 200 Mill Avenue S
Renton, WA 98055 Kirkland,WA 98034 Renton, WA 98055
Paul Lumbert Huw and Theresa Salmon Kolin Taylor
200 Mi(1 Avenue S 18414 102nd Avenue SE 12505 Betl-Red Road,#212
Renton,WA 98055 Renton, WA 98055 Bellevue, WA 98005
Nina Nolan Mike Campen Lila Campen
18855 102nd Avenue SE 4902 Talbot Road S 4908 Talbot Road S
Renton, WA 98055 Renton,WA 98055 Renton,WA 98055
Bill Barclift David Tankersley Jerry Prouty
10410 SE 189th Ct 330 SW 43rd Street,#373 19222 108th Avenue SE
Renton, WA 98055 Renton, WA 98055 Renton, WA 98055
Hugh Simon Fred Gustafson
18414 102nd Avenue SE 18439 102nd Avenue SE
Renton, WA 98055 Renton,WA 98055
TRANSMITTED THIS 4th day of December, 1997 to the following:
Mayor Jesse Tanner Gregg Zimmerman, Plan/Bldg/PW Administrator
Members, Renton Planning Commission Jim Hanson, Development Services Director
Art Larson, Fire Marshal Mike Kattermann,Technical Services Director
Lawrence J. Warren,City Attorney Larry Meckling, Building Official
Transportation Systems Division Jay Covington,Mayor's Executive Assistant
Utilities System Division Councilperson Kathy Keolker-Wheeler
South County Journal
Pursuant to Title IV, Chapter 8, Section 15 of the City's Code, re�uest for reconsideratian must be ile 'n
writing on or before 5:00 p.m.�December 18, 1997. Any aggrieved person feeling that the decision of the
Examiner is ambiguous or based on erroneous procedure,errors of law or fact,error in judgment, or the
discovery of new evidence which could not be reasonably available at the prior hearing may make a written
request for a review by the Examiner within fourteen(14)days from the date of the Examiner's decision. This
Jim O'Donnell
Talbot Development Partners,LLC
Talbot Ridge Preliminary Plat
File No.: LUA-97-087,PP,CU-H,V
December 4, 1997
Page 14
request shall set forth the specific ambiguities or errors 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 Title IV,Chapter 8, Section 16,which requires that such appeal
be filed with the City Clerk,accompanying a filing fee of$75.00 and meeting other specified requirements.
Copies of this ordinance are available for inspection or purchase in the Finance Depariment, first floor of City
Hall.
If the Ezaminer's Recommendallon or Decision contains the requirement for Restrictive Covenants,�gi
eaecuted Covenants wi116e required prior to aa�roval by Citv Council or final �rocessing of the file.
You may contact this oftice for information on formatting covenants.
The Appearance of Fairness Doctrine provides that no ex parte(private one-on-one)communications may
occur concerning pending 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 of the City Council.
Al(communications concerning the proposal must be made in public. This public communication permits all
interested parties to know 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.
A PORTION OF THE 8 1/2 OR TH8 NE 1/4 i N 1/2 OR THE SE 1/4, SEC 9t, T 2� N, R 6 E, W.AL
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� THIS EXHIBIT ILLUSTRATES THE HEARING '
I � EXAMINER'S RECOMMENDATION N0. 1 ' 1
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DOWNSTREAM EXHIBIT
Trib. �C Collect. Cxisting Antiripated
Item River Mile Point Cate^ory Prop. Proj. Conditions and Prol�lems Conditions and Problems Recommendations
1�c 0006 3 Geology L.arge landslide (transla- Slide will continue to Direct surface runoff away from
RM 2.15 tional and rotational contribute to sedimentltion top of slope to gravel pit
failure), with raw slope downstrcam. (to west). I
remaining; gullying of
slope. Apparently c�u.sed
by combination of under-
cutting by stream �nd
routing of road drainage
over slope from abovc.
19 0006 10 �-Iabitat Stream in good condition. Possible erosion and loss of - Maintain stream flows at non-
RM 2.55_ Setbacks and protective habitat if future develop- erosive levels
3.00 vegetation needed at points ment increases volume and - Maintain a natural stream corri-
along the stream. Some rate of flow. dor from Panther L,ake down into
good pools and spawning and along Panther Creek.
gravel in a few places.
'0 OOO�i 10 Ilydrology 0301 Panther Iake is a #1-C Future development in this The sensitive nature of the
RM 3.40 wetl�nd that provides a Area will triple the amount wetland would require precisc
large amount of natural of impervious area. The boundary surveys and control over
� storage; the downstre�m available flrea for regional the amount of water artificially
O system is in fair R/D facilities may soon be retained by the proposed control.
condition with some exausted and the system Use Panther Lake as an R/D facili-
�i erosjon. The contributing will continue unchecked ty by constructing earthen berms
Z drainage area is not downstrc�m. Erosive on the north and west sides of the
� currcntly densely devel- soils throughout the area wetland area; construct a control
i..� oped. are further threatened outlet, enhance and increase the
►� as higher �mounts of runoff capacity of the downstream channel
� will incre�se the rate at (stabilize with vegetation), and
� which the existing stream obtain e�sements.
� CfOdCS.
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y :BR.APC/mlm GS
1�rih. .0 Colicct. Existing Anticipatcd
Itcm Rivcr Milc I'oint Catc�orv Prop. Proj. Conditions �nd Prohlems Conditions and Problems Recommendations
1' OOOf, 4, 10 Gcolo� Channel downcuttin� at Problem will get much worse - Provide additional R/D facilities
RM 1.40- upper cnd; t��nk crosion and as development proceeds in upper basin.
?l>0 mass-wastin�. Deposition alon� the ravine and in the - Restrict development alonc ravine I
above 140th and at wet- upper basin. Ravine is edges.
I�nd below 'Calbot Itd. sensitive to high flows in - Route n�noff around ravine or
channel, and slopes are tightline it to bottom in a safe,
susceptible to gullying. nonerosive manner (e Ily at
Sedimcnt is filling a major RM 2.50).
wetland.
13 OOOh 7 I[abitat Alluvial f�n from upstream Killing of trees from sedi- Provide a sediment pond and increased
RM 1.50 erosion; landslides filling ment inundation. Little or maintenance or reduce flows upstrcam
wetland and blockin� no fish p�s.s�lge. to nonerosive levels.
stream for fish use.
1-3 OOO�i 3 I-Iabitat 3' drop out of culvert Condition will remain. Improve system only if a fisheries
ItM 1.70 under Talbot Rd with biologist deems the Panther Creck
no pool. Potential fish system viable for fish. '�
barriers.
15 000G 4 IIahitat Two debris jams pose Condition will remain. Remove debris or improve passage
RM 1.75 potential fish barriers. through the debris jams.
� l�> OOOh 10 Habitat Extensive bank erosion, , Worsening o[ current condi- Same as Trib. 0006, RM 2.553.00.
O IZM 1.�0- channel downcutting and tions. (See Item 19 below.)
� ?.55 sedimentation has elimi-
nated most pools, fish,
� and benthic organisms.
� 13oth large org�nic dehris
�] and Uedload material �re
� a�tive.
�
� 17 OOO�i 4 1Iabitat 12' waterfall and concrete No future fish access ro If the upstream habitat justifies
� RM 1.95 channel creating fish upstnam are�s. improvement, then a fish laddcr should
barrier. be constructed over the falls.
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Photo Date: 7/23/89 Inventory Date: 6/18/90 N A Scale: 1"=500'
WETLAND: Black River 21 COMMUNITY
PLAN AREA: Soos Creek
LOCATION BASIN OR
(S,T,R):NW-NW 32, 23N,SE DRAINAGE: Green River
ACREAGE: 2.5 SENSITIVE AREA MAP#: 5
CLASSIFICATION: Fish &Wildlife Service Common Name
PEMl Palustrine Emergent Persistent Wet Meadow
(Juncus effusus)
NOTE: Wetland boundaries shown are approximate. Further field studies are necessary to confirm the actual delineation of
[he wetland according to the Federal Manual jor ldenlifyinR and DelineatinQ lurisdictional Wetlands.
WETLAND INVENTORY EXHIBIT
y
j .
� :DETEN�ON /PE � �
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� m �'���� P/PE TR/BUTARY AREA MAP �
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�� ��C� � __
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� � ���� �,� ,41� ,.
o ��o� Nn � .�
� v �� ��=g 102 AVENUE SE ���� �a I�IQD�
� � a M� � (NEAR SE 185TH PL) � � ��
v � � a�v� courvrr, w�tsstaworoM
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KING COUNTY BACK WATER-PIPES TALBOT RIDGE-102�AVE. SE
CPE N0. l : 2 LF - 12"CP @ .50$ OUTLET: 380 . 03 INLET: 380 . 04 INTYP: 5
.,JNC NO. 1 : OVERFLOW-EL: 387 . 00 BEND: 0 DEG DIA/WIDTH: 3 . 0 Q-RATIO: . 00
Z(CFS) HW(FT} HW ELEV. * N-FAC DC DN TW DO DE HWO HWI
�*******************,r*********************************************************
5 .47 6 .46 386 .50 * . 012 . 94 1 . 00 5 . 30 5 .30 5 . 33 6 .46 2 . 60
r�PE NO. 2 : 35 LF - 12"CP @ .51g OUTLET: 383 . 75 INLET: 383 . 93 INTYP: 5
�nTNG NQ. 2 : QVERFLOW-EL: 391 . 34 �END: 90 DfiG DIA/WIDTH: 3 . 0 Q-RATIO: 1 . 22
�(CFS) HW(FT) HW ELSV. * N-FAC DC DN TW DO DE HWO HWI
*******************************************************************************
5 .47 4 .55 388 .48 * .012 . 94 1 . 00 2 . 75 2 .75 3 . 27 4 .55 2 . 74
"T.PE NO. 3 : 50 LF - 12"CP C� 1 .40$ OUTLET: 387 .84 INLET: 388 .54 INTYP: 5
� TNC NO. 3 : OVERFLOW-EL: 392 . 04 BEND: 90 DFs'G DIA/WIDTH: � . 0 Q-RATIO: . 15 '
O(CFS} HW(FT) HW ELEV. * N-FAC DC DN TW DO DE HWO HWI
�*****************************************************************************
2 .46 1 . 11 389 . 65 * . 012 . 68 . 53 . 64 . 64 . 68 ***** 1 . 11
PE NO. 4 : 57 LF - 12"CP @ 2 . 19°s OUTLET: 388 . 54 INLET: 389 . 79 INTYP: 5
.TUNG NO. 4 : QVERFLQW-EL: 393 .37 �ENU: 55 DEG DIA/WIDTH: 3 . 0 Q-R.ATIO : 1 . 48
) (CFS} HW(FT} HW ELEV. * N-FAC DC DN TW DO DE HWO HWI
•*****************�r***********************************************************
2 . 14 . 96 390 . 75 * . 012 . 63 .43 l . 11 1 .11 . 63 ***** . 96
PIPE NO. 5 : 26 LF - 12"CP @ 1 . 00g OUTLET: 389 . 79 INLET: 390 . 05 INTYP: 5
) (CFS} HW(FT) HW ELEV. * N-FAC DC DN TW DO DE HWO HWI
n .�*****************************************************************************
. 86 . 73 390 .78 * . 012 . 39 . 33 . 96 .96 . 70 . 73 . 53
JUNCTION NO. STRUCTURE ID.
1 CB 12
2 CB 13
3 CB 16
4 CB 17
5 CB 18
TAILWATER ELEVATION=MWS IN DETENTION TANK=385.33
100 YEAR PEAK FLOW=5.47 CFS
FILE: TALBOT EAST CONVEYANCE SYSTEM KCBW EXHIBIT
K ING (' UliN �l� l . \4' �ltilil ;� (; fON, sl! Ftf� :� c' f�: ��' ,1 I l: K I) ESIGN MAN Uql.
TARLF, 3.5.213 SCS \'1'I?STERN WAti1l1NG'fON RUNOFF CURVE NUMQERS
SCS WESTERN WASHINGTON RUNOFF CURVE NUMBERS (Published by SCS in 1982)
Runoff curve numbers for selected agricultural, suburban and urban land use for Type i A
rainfali distribution, 24-hour storm duration.
CURVE NUMBERS BY
HYDROLOGIC SOIL GROUP
LAND USE DESCRIPTION A B C D
Cultivated land(1j: winter condition 66 91 94 95
Mountain open areas: low growi�g brush and grasslands 74 82 89 92
Meadow or pasture: 65 78 85 89
Wood or fo�est land: undisturbed or older second growth 42 64 76 81
Wood or forest land: young second growth or brush 55 72 81 86
Orcha�d: with cover crop 81 88 92 94
Open spaces, lawns, parks, golf courses, cemeteries,
landscaping.
good condition: grass cover on 75%
or more of the area 68 80 O 90
fair condition: grass cover on 50°�6
to 75°�6 of the area 77 85 90 92
Gravel roads and parking lots 76 85 89 9t
Dirt roads and parking lots 72 82 87 89
Impervious surfaces, pavement, roofs, etc. 98 98 98 98
Open water bodies: lakes, wetlands, ponds, etc. 100 100 0 100
Single Family Residential (2)
'i
Dwelling Unit/Gross Acre °,6 Impervious (3)
1.0 DU/GA 15 Separate curve number
1.5 DU/GA 20 shall be selected
2.0 DU/GA 25 for pervious and
2.5 DU/GA 30 impervious portion
3.0 DU/GA 34 of the site or basin
3.5 DU/GA 38
4.0 DU/GA 42
4.5 DU/GA 46 y
y�e • �
5.5 DU/GA 50
6.0 DU/GA 52
6.5 DU/GA 54
7.0 DU/GA 56
Planned unit developments, °� impervious
condominiums, apartments, must be computed
commercial business and
industrial areas.
(t) For a more detailed description of agricultural land use curve numbers refer to National Engineering
Handbook, Section 4, Hydrology, Chapter 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.
��
�t� 3.5.?-3
BASIN SUMMARY
BASIN ID: D1 NAME: 100 YR-AREA TRIB TO CULVERT
SBUH METHODOLOGY
TOTAL AREA..: 38.90 Acres BASEFLOWS : 0.00 cfs
RAINFALL TYPE..: USER1 PERVIOUS AREA
PRECIPITATION..: 3.90 inches AREA..: 20.62 Acres
TIME INTERVAL..: 10.00 min CN..: 86.00
TIME OF CONC..: 5.00 min IMPERVIOUS AREA
ABSTRACTION COEFF : 0.20 AREA..: 1828 Acres
CN..: 98.00
PEAK RATE: 32.62 cfs VOL: 9.80 Ac-ft TIME: 470 min
FILE: 97006PIPE CULVERT FLOW ESTIMATE
�
CHART a-a
s,000 �� �
16'-7'R 10'-I' 4,000
I ��
4 (Q� `
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�r
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.
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F =.�i
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W� D (f��t) 3
oN
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:�
a =.". � (P) IJS 2.I 2
iy �oo �3/ �.ZG Z.Z -
:� 9'-6' x 6'-5' 600 • 2 Q
�: o �� t..r
� ".= 500
� " 1.'S
' 0 8'-2' x 5'-9' 400
� _
� 300 �•� 1.5
7'-0' x S'-I'
200
� = 6'-i' z 4'-7' — —i —��
U
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Q �� � 1.� -
1.0
- a 72' x 44' V 80� /� = 1.0 '
I z ��./ .9 9
� 65'x 40' Q 60 �+'j� �.
w 50 -,33 c�S � � .9 N� � O. 70
I � 56� x 36' � 4 0 -�� o '6 .8 O
a .e
z c� 30 // �
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N � 20 �
� HW ENTRANCE ? 'T
N a3'z 27' /� p SCALE TYPE �
I N
/ (1) H•aawoll W .6 .6
� 10
� (2) Mit�r�d to eonior� � 6
/ 8 to slop� �
/36� x 22� (3) Projtetinq Q
C
6 3
5 0
a
4 W .5 ,S ,5
1O To u�• �col� (2)or (3) D�a]�ct =
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3 u�• sf�alaht inelin�d ifn• ffireu4A
0 and 0 �tal��, or r�ra►s• o•
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.4 4 .4
I22' x 13' 1.0 I�—e I
.8 �
� .6 .35 .3� .35
18' xll' .5
HEADWATER DEPTH FOR
C. M. PIPE—ARCH CULVERTS
�REA� oF �,a��� ROADS JAH 1963 WIT H I NLET CONTROL
ARCH CULVERT NOMOGRAPH
FULL
90 � `
Wetted Perlmater �
� 80
. I Aree
q I P,� � � 70 ti �
�
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P° 90 0
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� Dlacharge
Span � 40
d
Fig. 1.Nomenclature of corrugated pipe-arch.
- a 30
20
.
Hydraullc Radius
r r a 10
/r + 0
� 0.1 �0.2 0.3 0.4 0.5 0.6 0.7 0.8 0.9 1.0 1.1 1.2
p`�"1O� Proportfonal Valuei Ba�ed on Fult Condltlon�
� Pipeo/ Layout Dimenaiona
Equaf Waterway
Periphery, Span, Riae, Area. B R, Ri R��
/, Inchea Inches"Inchea'• SqF't /nches Irtches /nches Inchea FlgU�e 3.51 HydfBUIIC BI@fi18f115 Of ClfCulBf COffu9aled SIB81 8fld SIfUCIUfdI �
� 1 � t i t, i pipe-arChes.
� 1� 18 11 1.1 4/Z 3/2 lOz,, 19/e
r 18 22 13 1.6 43�q 4 117/8 37�
21 25 16 2.2 5�/4 4 12a/4 331/2
C 24 29 18 2.8 51/z 41/2 143�4 55
� 30 36 22 4.4 61/4 5 181/4 731/�
36 43 27 . 7 51/2 211°; 91-�
� 42 50 31 8.7 8 6 251/8 971/4
� 58 36 . 9 y4 7 291/8 11511
� 54 65 40 14.3 Oi/2 S 32a�4 12gt+� Teble 3.15 Full_Flow Dala lor Corrugaled Steel Pipe Archee
� 60 72 44 17.6 1�/� 9 36-r; 142};'� Corrupalions 2� x �h fn. Corrugations 3 x 1in.and 5 x tln.
66 79 49 21.3 13�/� 10 393/4 1451/2
� 72 85 54 25.3 41/z 11 426/8 1541/z Pipe' P�Pe
Arch Hydraulic Arch Hyda
� Equlv. Wa�anvay Radius, Equiv. Wa�erway RadF
�.y Dlameler, Size, Area, A/nD Diameler, Size, Ares, A/R
M� in. In. 112 It in. in. It= tt
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� 16 21 x 15 1.8 0.340 60 66 x St 19.3 1.2:
� 21 24 x 1B 2.2 0.400 66 73 x 55 23.2 1.3�
24 28 x 20 2.9 0.462 72 91 x 59 2).� 1.4:
I••� 30 35 x 24 �.5 0.5)3 78 87 x 63 . '
h.y 36 42 x 29 � 0.690 B4 95 x 67 37.0 1.8!
O42 49 x 33 8.9 0.810 90 103 x 71 �2.4 1.B(
� 48 57 x 38 1 0.924 96 112 z 75 �9A 1.9'
54 64 x 43 14.7 1.040 102 117 x 79 54.2 2.0;
� 60 71 x�7 1 B.1 1.153 108 128 z 83 60.5 2.1�
66 )7 x 52 21.9 1268 114 137 x 87 6�.� 2.2;
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