PlanSet_LU24-Plat Prelim-01GRAPHIC SCALE
0 60 120
1 INCH = 60 FEET (22" x34")
1 INCH = 120 FEET (11"x17)
APPLICANT
GREG KRABBE
McCORMICK COMMUNITIES LLC
805 KIRKLAND AVE, SUITE 200
KIRKLAND, WA 98033
TRAFFIC ENGINEER
ENGINEER/SURVEYOR
JEREMY HAUG/ STEVE WOODS
CONTOUR ENGINEERING LLC
P.O. BOX 949 GIG HARBOR, WA 98335
(253) 857-5454
MCCORMICK WOODS VILLAGE WEST - PRELIMINARY PLAT
A PORTION OF SECTION 4 & 5, TOWNSHIP 23N, RANGE 01 E, W.M.,
CITY OF PORT ORCHARD, KITSAP COUNTY, WASHINGTON
GEOTECHNICAL ENGINEER
RILEY GROUP
17522 BOTHELL WAY NE,
BOTHELL, WA 98011
(425) 415-0551
WETLAND BIOLOGIST
SOUNDVIEW CONSULTANTS
2907 HARBORVIEW DR., SUITE D
GIG HARBOR, WA 98335
(253) 514-8952
MICHAEL SWENSON
TRANSPO GROUP ,
12131 113TH AVE NE, SUITE 203
KIRKLAND, WA 98034
821-3665(425)
LANDSCAPE ARCHITECT
ERIC WILLIAMS
LYON LANDSCAPE ARCHITECTS
11237 NE 95TH STREET
KIRKLAND, WA 98033
(253) 209-4053
SITE DATA
PARCEL NUMBER(S): 5695-000-084-0107
PARCEL AREA: 9.98 AC (434,889 SF)
ZONING: R3 - RESIDENTIAL 3
TOTAL NUMBER OF LOTS: 80 LOTS PLUS 17 TRACTS
DETACHED HOUSE:
FRONT/PRIMARY STREET SETBACK = 5 FT MIN / 15 FT MAX
SIDE STREET SETBACK = 5 FT MIN
SIDE INTERIOR SETBACK = 3 FT MIN
REAR SETBACK = 5 FT MIN
LOT WIDTH = 25 FT MIN / 50 FT MAX
LOT AREA = 2,500 SQ. FT. MIN / 5,000 SQ. FT. MAX
BUILDING HEIGHT = 35 FT MAX, 25 FT MAX WITHIN
20 FT OF ALLEY, 15 FT FOR
ACCESSORY STRUCTURE OTHER
THAN BACKYARD COTTAGE
BACKYARD COTTAGE AND CARRIAGE HOUSE:
FRONT/PRIMARY STREET SETBACK = BEHIND FRONT WALL OF
PRINCIPAL BUILDING
SIDE STREET SETBACK = 5 FT MIN
SIDE INTERIOR = 0 FT
REAR = 5 FT MIN / 0 FT FROM ALLEY
BUILDING SEPARATION = 10 FT
BUILDING HEIGHT = 35 FT MAX
FORECOURT APARTMENT:
FRONT/PRIMARY STREET SETBACK = 3 FT MIN
SIDE STREET SETBACK = 5 FT MIN
SIDE INTERIOR SETBACK = 5 FT MIN
REAR SETBACK = 5 FT MIN / 0 FT FROM ALLEY
BUILDING SEPARATION = 10 FT
LOT WIDTH = N/A
LOT AREA = N/A
BUILDING HEIGHT = 40 FT MAX, 25 FT MAX WITHIN
20 FT OF ALLEY
CARRIAGE HOUSE:
FRONT/PRIMARY STREET SETBACK = BEHIND FRONT WALL OF
PRINCIPAL BUILDING
SIDE STREET SETBACK = 5 FT MIN
SIDE INTERIOR SETBACK = 0 FT
REAR SETBACK = 5 FT MIN / 0 FT FROM ALLEY
BUILDING SEPARATION = 10 FT
BUILDING HEIGHT = 35 FT MAX
iz®W�
PP/L/T/UP ----
COMMON OPEN SPACE
ON -SITE RECREATION SPACE IS PROVIDED IN COMMON OPEN SPACE TRACTS (COS) #F-Q.
PROPOSED # OF DWELLING UNITS: 214
REQUIRED ON -SITE RECREATION SPACE: 32,100 SF
(150 SF / DWELLING UNIT PER POMC 20.100.130(3))
PROPOSED ON -SITE RECREATION SPACE: 34,782 SF
MINIMUM 50% OF RECREATION SPACE SHALL BE FOR ACTIVE USES: 16,050 SF
MINIMUM 40% OF TOTAL RECREATION SPACE REQUIRED IN ONE LOCATION:TRACT F (16,929 SF)
BUILDING LOT TYPES
LOTS #132-135, 138-139, 144-146 ARE DESIGNED
FOR APARTMENT TYPE UNITS.
THE REMAINING 68 LOTS ARE DESIGNED FOR
DETACHED STYLE HOUSING UNITS WITH AN
ADDITIONAL ACCESSORY DWELLING UNIT.
GARAGES ARE INTENDED TO HAVE CARRIAGE UNITS.
DRAWING INDEX
#
SHEET
DESCRIPTION
1
C1
COVER SHEET
2
C2
EXISTING CONDITIONS
3
P1
PRELIMINARY PLAT OF McCORMICK VILLAGE WEST
4
P2
PRELIMINARY PLAT OF McCORMICK VILLAGE WEST
5
P3
PRELIMINARY PLAT OF McCORMICK VILLAGE WEST
6
C6
PRELIMINARY UTILITY PLAN
7
C7
PRELIMINARY GRADING PLAN
8
C8
ROAD SECTIONS
9
C9
ROAD A SIGHT DISTANCE TRIANGLE
10
C10
WOONERF 2 SIGHT DISTANCE TRIANGLE
117
116
115
119
118
I
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PROJECT STATEMENTS
• REFER TO GEOTECHNICAL ENGINEERING REPORT FOR SOIL TYPE AND
INFORMATION INCLUDED WITHIN THIS APPLICATION SUBMITTAL PACKAGE.
• PROJECT GENERATED STORMWATER WILL BE TREATED AND MITIGATED PER
REGIONAL POND WEST OF DIVISION 2, POND WILL BE FULLY BUILT -OUT PER
VILLAGE COMMERCIAL PERMIT PW22-029 & PW22-030.
• APPROPRIATE LANDSCAPE WILL BE PROVIDED AND PLANS WILL BE INCLUDED
WITHIN ASSOCIATED LDAP SUBMITTALS.
• TREE PRESERVATION AND REPLACEMENT PLAN INCLUDED WITHIN THIS
PRELIMINARY PLAT PLAN SET.
• WETLANDS, CRITICAL AREAS AND ASSOCIATED BUFFERS, REFER TO REVISED
WETLAND AND FISH AND WILDLIFE HABITAT ASSESSMENT TECHNICAL
MEMORANDUM INCLUDED WITHIN THIS APPLICATION SUBMITTAL PACKAGE
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VICINITY MAP
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LEGEND
PROPOSED
CONTOURS
PROPERTY LINE/RIGHT-OF-WAY
RIGHT-OF-WAY DEDICATION
— —
RIGHT-OF-WAY CENTERLINE
—
EASEMENT --------
BUILDING SETBACK
STORM DRAIN LINE
SD
SANITARY SEWER LINE
SS
ROOF DRAIN LINE
RD
UNDERGROUND POWER LINE
P
GAS LINE
G
WATER LINE
W
TYPE 2 CATCHBASIN
O
TYPE 1/TYPE 1L CATCHBASIN
STORM DRAIN CLEANOUT (SDCO)
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SANITARY SEWER MANHOLE
•
SANITARY SEWER CLEANOUT (SSCO)
HYDRANT
WATER VALVE
Z
WATER METER
FIRE DEPARTMENT CONNECTION (FDC)
GAS MARKING POST
GAS METER (GM)
GAS VALVE (GV)
MONUMENT
POWER POLE (PP)
GUY WIRE (GW)
WATER MARKING POST (WMP)
POWER MANHOLE (PMH)
TELEPHONE JUNCTION BOX
CABLE JUNCTION BOX (CJB)
SIGNAL BOX (SB)
SIGN
ASPHALT
CONCRETE
GRAVEL
VERIFICATION NOTE
ALL EXISTING UTILITIES IN THE CONSTRUCTION AREA SHALL BE
IDENTIFIED AND VERIFIED FOR DEPTH AND LOCATION PRIOR TO ANY
CONSTRUCTION ACTIVITIES SO TO IDENTIFY ANY POTENTIAL CONFLICTS
WITH PROPOSED CONSTRUCTION. CONTACT PROJECT ENGINEER
IMMEDIATELY IF ANY CONFLICTS ARE IDENTIFIED.
PRIOR TO ANY CONSTRUCTION ACTIVITIES, VERIFY EXISTING
TOPOGRAPHY IS CONSISTENT WITH WHAT IS SHOWN ON PLANS AND IF
THERE ARE ANY POTENTIAL CONFLICTS WITH PROPOSED CONSTRUCTION
ACTIVITIES. CONTACT PROJECT ENGINEER IMMEDIATELY IF ANY
CONFLICTS ARE IDENTIFIED.
CALL 811 AT LEAST 48
HOURS BEFORE YOU DIG
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12:58:39-08' 0
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DESIGNER:
M. GOULARTE
ENGINEER:
J. HAUG
DRAWN:
J. HAUG
S4&5 T23 N
R01E WM
DATE: 5
January 2024
REVISED:--.--.----
PROJ ECT:
23-201
DWG NAME:
23-201-P
SHEET
REV.
C1
1 OF
10
LU24-Plat Prelim -01
GRAPHIC SCALE
0 60 120
1 INCH = 60 FEET (22"x34")
1 INCH = 120 FEET (11"x17)
MCCORM ICK WOODS VILLAGE WEST - PRELIMINARY PLAT
A PORTION OF SECTION 4 & 5, TOWNSHIP 23N, RANGE 01 E, W.M.,
CITY OF PORT ORCHARD, KITSAP COUNTY, WASHINGTON
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EXISTING CONDITION NOTE
EXISTING TOPOGRAPHIC CONDITIONS SHOWN ARE REPRESENTATIVE OF
SURVEYED CONDITIONS PRIOR TO ANY LAND DISTURBING AND/OR UTILITY
INSTALLATION ACTIVITIES FROM PREVIOUS PHASES OF McCORMICK NORTH
PHASE III. LOT LINES HAVE BEEN UPDATED PER CURRENT PLAT AMENDMENTS
WITHIN McCORMICK NORTH PHASE III, WHICH WAS DONE AFTER THIS
TOPOGRAPHIC SURVEY WAS COMPLETED.
VERIFICATION NOTE
ALL EXISTING UTILITIES IN THE CONSTRUCTION AREA SHALL BE
IDENTIFIED AND VERIFIED FOR DEPTH AND LOCATION PRIOR TO ANY
CONSTRUCTION ACTIVITIES SO TO IDENTIFY ANY POTENTIAL CONFLICTS
WITH PROPOSED CONSTRUCTION. CONTACT PROJECT ENGINEER
IMMEDIATELY IF ANY CONFLICTS ARE IDENTIFIED.
PRIOR TO ANY CONSTRUCTION ACTIVITIES, VERIFY EXISTING
TOPOGRAPHY IS CONSISTENT WITH WHAT IS SHOWN ON PLANS AND IF
THERE ARE ANY POTENTIAL CONFLICTS WITH PROPOSED CONSTRUCTION
ACTIVITIES. CONTACT PROJECT ENGINEER IMMEDIATELY IF ANY
CONFLICTS ARE IDENTIFIED.
CALL 811 AT LEAST 48
HOURS BEFORE YOU DIG
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DESIGNER: M. GOULARTE
ENGINEER: J.
HAUG
DRAWN: J.
HAUG
S 4&5 T 23 N R 01 E W M
DATE: 5 January 2024
REVISED:--.--.----
PROJ ECT: 23-201
DWG
NAME: 23-201-P
SHEET
REV.
C2
2 OF 10
LU24-Plat Prelim-01
VICINITY MAP
SW YARROW ST
T105106 107 108 109 110
TRACT 2
104
103
102
101
a
100
TRACT G
99
98
97
TRACT F
PRELIMINARY PLAT OF MCCORMICK WOODS VILLAGE WEST
A PORTION OF THE SW 1/4 OF THE SE 1/4 OF SEC. 05 TWP. 23N., RNG. IE. W.M.
CITY OF PORT ORCHARD, KITSAP COUNTY, WASHINGTON
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SCALE:
1)) = 100'
INDEX MAP
(NOT TO SCALE)
123 CID
4
E" 131
122 130
E" 124 128 129
125 126 127
121 i
ALLEY
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5
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L =666..'
Sw YARROW ST - - L=ss6 �R� d= 38°11 EAST QUARTER CORNER OF SECTION 5
265.95' I ) 265.95 (Rl R=100p p06 TOWNSHIP 23 N, RANGE 1 E, W.M..
N82.22 10'E - - FOUND 3/4" IRON PIPE WITH PLUG &
VISITED 3/18/16.
---C4----_-�--
TRACT A OF PROPOSED PLAT OF L13 •-k�C3
MCCORMICK WOODS VILLAGE EAST c2 L1 % v D c15 jig\\
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_ ����o cp TRACT H OF PROPOSED PLAT OF
S87°00'42"E 437.58' / 411,
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����, �� MCCORMICK WOODS VILLAGE EAST / S87 °00' 42"E 437.58' (C) 437.58' (R)
C1 a
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SOUTH QUARTER CORNER OF
SECTION 5, TOWNSHIP 23 N,
RANGE 1 E, W.M.., FOUND 4"
BRASS DISK WITH PUNCH. m
VISITED 3-16-16
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S87 E 6
C �
- - ( ) 1506.66' (R)-----------�-� C12
OLD CLIFTON ROAD S87°00'24"E 2638.77' (C) 2638.77' (R) - 1692.23' (C)-1692.23' (R) _ - - - -
- - - 946.54 ' (C) 946.54 ' (R) 5 4
LEGEND: 8 9
t= FOUND MONUMENT AS NOTED SOUTHEAST CORNER OF SECTION 5,
SURVEY CONTROL
TOWNSHIP 23 N, RANGE 1 E, W.M..
O = CALCULATED MONUMENT POSITION CALCULATED BRASS PLUG
IN CONCRETE PER BLA NO. L-1078
MCCORMICK MLLA CAS LLO
RN 5695=000=004-004004
TRACT CST A SHORT PLAT
AFN 2022082301776
(NOT A PART)
z \
TRACT 4 TRACT 5 \ 0
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139 I 138
143 142 E, 141 140 1
E-
MAIN COLLECTOR
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83 I 82 I 81 I 80 I 79 I 78 I 77
OLD CLIFTON ROAD
TRACT F
135
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75
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71
TRACT 6
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PARCEL A:
LOT 1, CITY OF PORT ORCHARD SHORT PLAT NO. PO-155 (LU22-SP-01), RECORDED IN
VOLUME 24 OF SHORT PLATS, PAGE 152 THROUGH 153, UNDER AUDITOR'S FILE
NO. 202208230176, BEING A PORTION OF THE SOUTHWEST QUARTER OF THE SOUTHEAST
QUARTER, SECTION 5, TOWNSHIP 23 NORTH, RANGE 1 EAST, W.M., RECORDS OF KITSAP
COUNTY, WASHINGTON.
PARCEL B:
TRACTS A AND H, PLAT OF MCCORMICK WOODS VILLAGE EAST, ACCORDING
TO THE PLAT RECORDED IN VOLUME OF PLATS, PAGE(S) INCLUSIVE,
RECORDS OF KITSAP COUNTY, WASHINGTON.
BASIS OF BEARING:
ALL BEARINGS AND DISTANCES FROM CITY OF PORT ORCHARD SHORT PLAT NO.
PO-155 (LU22-SP-01), RECORDED IN VOLUME 24 OF SHORT PLATS, PAGE 152 THROUGH 153,
UNDER AUDITOR'S FILE NO. 202208230176, RECORDS OF KITSAP COUNTY, WASHINGTON.
SURVEYOR'S NOTES:
1) THE MONUMENT CONTROL SHOWN FOR THIS SITE WAS ACCOMPLISHED BY FIELD TRAVERSE
UTILIZING A ONE (1) SECOND THEODOLITE WITH INTEGRAL ELECTRONIC DISTANCE
MEASURING METER (GEODIMETER 600) AND REAL TIME KINEMATIC (RTK) / STATIC
GLOBAL POSITIONING SYSTEM (GPS). LINEAR AND ANGULAR CLOSURE OF THE TRAVERSES
MEET THE STANDARDS OF WAC 332-130-090.
2) UTILITIES OTHER THAN THOSE SHOWN MAY EXIST ON THIS SITE. ONLY THOSE WHICH ARE
VISIBLE OR HAVING VISIBLE EVIDENCE OF THEIR INSTALLATION ARE SHOWN HEREON.
3) THIS SURVEY REPRESENTS PHYSICAL IMPROVEMENT CONDITIONS AS THEY EXISTED
OCTOBER 08, 2021, THE DATE OF THIS FIELD SURVEY.
4) NO TITLE REPORT PROVIDED BY CLIENT.
5) OFFSET DIMENSIONS SHOWN HEREON ARE MEASURED PERPENDICULAR TO PROPERTY LINES.
6) THE PURPOSE OF THIS SURVEY IS TO SUBDIVIDE THE PROPERTY INTO 80 LOTS AND 18 TRACTS.
LINE TABLE
LINE
BEARING
DISTANCE
L1
N46°11'57"E
39.34'
L2
S82°43'28"E
45.87'
L3
S59°26'24"E
137.92'
L4
N30°33'17"E
124.23'
L51
S48°01'51"W
62.07'
L61
N16°53'50"E
50.76'
L7
N30°33'17"E
159.03'
L8
N14°03'49"E
151.50'
L9
N82°22'10"E
143.05'
L10
N46°11'57"E
39.34'
L11
S82°22'10"W
106.82'
L121
N82°22'10"E
13.59'
L13
N82°22'10"E
93.23'
L14
S07°37'50"E
99.25'
L15
N55°3B'36"W
16.08'
L16
N82°22'10"E
22.34'
L17
N85°24'20"W
6.13'
L181
S07°37'50"E
63.08'
L19
N68°47'58"E
10.72'
L20
S02°57'22"W
96.50'
L21
S87°02'38"E
34.00'
CURVE TABLE
LINE
ARC
DELTA
RADIUS
Cl
285.82'
46°47'21"
350.00'
C2
189.39'
36*10'13"
300.00'
C3
17.90'
43°29'07"
23.59'
C4
251.97'
14°54'22"
968.50'
C5
98.63'
8°32'11"
662.00'
C6
250.19'
14°44'53"
972.00'
C71
31.41'
89*59'41"
20.00'
CB
129.38'
14°49'34"
500.00'
C9
102.47'
16°29'20"
356.06'
CIO
65.12'
50°05'05"
74.50'
C11
57.02'
6°44'35"
484.50'
C12
82.88'
11°06'27"
427.55'
C13
122.82'
17*35-31"
400.00'
C14
190.99'
34°05'00"
321.06'
C15
43.83'
2°35'00"
972.00'
C16
206.37'
12*09-50"
972.00'
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DRAWN BY: LN
SURVEYOR: S
. WOODS, PLS
CHECKED: SW
SEC 05 T 23N R 1E WM
DATE: JAN 05, 2024
REVISED:
PROJECT:21-198
DWG NAME:21-198B
SHEET
REV.
S HT- NO
1 OF 3
LU24-Plat Prelim-01
LEGEND:
•= FOUND MONUMENT AS NOTED
O = CALCULATED MONUMENT POSITION
• = SET #4 REBAR WITH RED PLASTIC CAP
STAMPED "CONTOUR PLS 38965."
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39.62'
30.11' T 30.00'
223.10
30.00'
PRELIMINARY PLAT OF MCCORMICK WOODS VILLAGE WEST
,11
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30.00, 17.89' L=36.87'ij� AL 43• y
00 �20p2 a� 59.87' L=153.42' A= 19 °45' 12" R=445.00 45 12„ p.45A p0 0� 10 v v 9 135
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a� S87°02'37"E 859.15' - 30.00' 30.00'
_ 448.03'
S87°02'37"E 859.15' - - 450.16'
SOUTH QUARTER CORNER OF
SECTION 5, TOWNSHIP 23 N,
RANGE 1 E, W.M.., FOUND 4"
BRASS DISK WITH PUNCH.
VISITED 3-18-16
S87°00'24"E 1033.88'
- - - - S87°00'24"E 2638.77' (C) 2638.77' (R)
OLD CLIFTON ROAD - - -
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SEC 05 T 23N R 1E WM
DATE: JAN 05, 2024
REVISED:
PROJECT:21-198
DWG NAME:21-198B
SHEET
REV.
S HT- NO
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N07°37'50"W 99.25'
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S87°02'37"E 859.15'
------------
S87°00'24"E 1033.88'
LINE TABLE
70.00'
31.56'
I
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LEGEND:
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CURVE
ARC
DELTA
RADIUS
C17
31.42'
89°59'59"
20.00'
C18
19.65'
56*18'12"
20.00'
C19
11.76'
33°41'48"
20.00'
C20
31.42'
90°00'01"
20.00'
C211
11.65'
33°22'02"
20.00'
C22
19.77'
56°37'59"
20.00'
C23
31.41'
89°59'45"
20.00'
C24
3.34'
3°14'27"
59.00'
C25
2.83'
3°14'27"
50.00'
C261
45.55'
89°59'45"
29.00'
C27
59.69'
89°59'45"
38.00'
C28
59.69'
90*00'15"
38.00'
C29
45.56'
90*00'15"
29.00'
C30
31.42'
90*00'15"
20.00'
C31
59.72'
90*02'18"
38.00'
C321
45.57'
90-02-18"
29.00'
C33
31.43'
90*02'18"
20.00'
C34
17.28'
49°30'22"
20.00'
C35
14.15'
40°31'56"
20.00'
C36
11.70'
17°3B'09"
38.00'
C37
14.26'
2°20'05"
350.00'
C381
14.23-
2°19'47"
350.00'
C39
39.17'
112°12'23"
20.00'
C40
20.65'
24°OB'30"
49.00'
C41
9.48'
9°21'49"
58.00'
C42
29.02'
83°OB'27"
20.00'
C43
36.52'
11°00'48"
190.00'
C44
31.69'
9°04'41"
200.00'
C45
34.60'
11°00'48"
180.00'
C46
18.02'
5°09'40"
200.00'
C47
17.11'
5°09'40"
190.00'
C48
16.21'
5°09'40"
180.00'
C49
15.71'
90°00'44"
10.00'
CURVE TABLE
CURVE
BEARING
DISTANCE
L22
N49°05'35"E
10.10'
L23
N29°53'36"W
10.20'
L24
N29°53'36"W
10.20'
L25
N29°53'36"W
10.20'
L26
S24°43'56"E
11.67'
L27
N01°20'37"E
9.62'
L28
S24°43'56"E
3.30'
L29
N24°43'56"W
3.33'
L301
N87 '02'38"Wl
15.38'
SCALE:
1)) = 30'
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DRAWN BY: LN
SURVEYOR: S
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CHECKED: SW
SEC 05 T 23N R 1E WM
DATE: JAN 05, 2024
REVISED:
PROJECT:21-198
DWG NAME:21-198B
SHEET
REV.
S HT- NO
3OF3
LU24-Plat Prelim-01
GRAPHIC SCALE
0 40 80
1 INCH = 40 FEET (22"x34")
1 INCH = 80 FEET (11"x17)
MCCORM ICK WOODS VILLAGE WEST - PRELIMINARY PLAT
A PORTION OF SECTION 4 & 5, TOWNSHIP 23N, RANGE 01 E, W.M.,
CITY OF PORT ORCHARD, KITSAP COUNTY, WASHINGTON
VERIFICATION NOTE
ALL EXISTING UTILITIES IN THE CONSTRUCTION AREA SHALL BE
IDENTIFIED AND VERIFIED FOR DEPTH AND LOCATION PRIOR TO ANY
CONSTRUCTION ACTIVITIES SO TO IDENTIFY ANY POTENTIAL CONFLICTS
WITH PROPOSED CONSTRUCTION. CONTACT PROJECT ENGINEER
IMMEDIATELY IF ANY CONFLICTS ARE IDENTIFIED.
PRIOR TO ANY CONSTRUCTION ACTIVITIES, VERIFY EXISTING
TOPOGRAPHY IS CONSISTENT WITH WHAT IS SHOWN ON PLANS AND IF
THERE ARE ANY POTENTIAL CONFLICTS WITH PROPOSED CONSTRUCTION
ACTIVITIES. CONTACT PROJECT ENGINEER IMMEDIATELY IF ANY
CONFLICTS ARE IDENTIFIED.
ADS DS'NEW = J L I 1 V I 1 iJ I
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CALL 811 AT LEAST 48
HOURS BEFORE YOU DIG
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—
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12 PVC IE W 454. 34
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DESIGNER: M. GOULARTE
ENGINEER: J.
HAUG
DRAWN: J.
HAUG
S 4&5 T 23 N R 01 E W M
5Januar
DATE: Y 2024
REVISED:--.--.----
PROJ ECT: 23-201
DWG
NAME: 23-201-P
SHEET
REV.
C6
6 OF 10 -A
LU24-Plat Prelim-01
GRAPHIC SCALE
0 40 80
1 INCH = 40 FEET (22"x34")
1 INCH = 80 FEET (11"x17)
MCCORM ICK WOODS VILLAGE WEST - PRELIMINARY PLAT
A PORTION OF SECTION 4 & 5, TOWNSHIP 23N, RANGE 01 E, W.M.,
CITY OF PORT ORCHARD, KITSAP COUNTY, WASHINGTON
CALL 811 AT LEAST 48
HOURS BEFORE YOU DIG
VERIFICATION NOTE
ALL EXISTING UTILITIES IN THE CONSTRUCTION AREA SHALL BE
IDENTIFIED AND VERIFIED FOR DEPTH AND LOCATION PRIOR TO ANY
CONSTRUCTION ACTIVITIES SO TO IDENTIFY ANY POTENTIAL CONFLICTS
WITH PROPOSED CONSTRUCTION. CONTACT PROJECT ENGINEER
IMMEDIATELY IF ANY CONFLICTS ARE IDENTIFIED.
PRIOR TO ANY CONSTRUCTION ACTIVITIES, VERIFY EXISTING
TOPOGRAPHY IS CONSISTENT WITH WHAT IS SHOWN ON PLANS AND IF
THERE ARE ANY POTENTIAL CONFLICTS WITH PROPOSED CONSTRUCTION
ACTIVITIES. CONTACT PROJECT ENGINEER IMMEDIATELY IF ANY
CONFLICTS ARE IDENTIFIED.
RTM=S 3M OI NW S D \ \
C AD CUL\
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_ _
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F1,1
.CB EySgMHIM-jjO�5f /�//A�\-
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I RIM �.SS' /
/ I
6" C NW
g..01 = ag RIM= 46 .19' EX.
A EX. CB �2"--0F'.F,�E - L - - - o�
"A IS = 465. RIM= 469 i g"OI = 465.g6' }- 1 I \ \ �tig / \'I�,," 9
_ma y RIM= 44. fifi \
OS N� = 433 / W W �
LL E = I PIH _ - 12"A05 `y I / / / A = 463. 10 ° -• EK. CB - I --e / ° �N / \ \ / \
M= 464.1 / / 1 I / �/ ` / / W \ I / \ T `O�
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\ / \ 9.9's� 4/
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EX IeIo� I WETLAND TRACT
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I PADPAD JOB 110 / 468 00 1 3 PAD i eI {A53.451.1�' I �� \ \ PAD
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/ I 468.50 PAD / PAD d 440.00
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' °- W _ 468.00 1 2 1 458.00 I PAD PAD I PAD PAD 446.50 S y �, I I I 43
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I I SS - �S SD � � � d- � /
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a GAS PIPE LINE REG ra 466.50 PAD pAD I I _J I / I I a a 441.75 441.25 - -
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20
RIM=450.31 IE=445.18" CONCRETE CULVERT P P AAa
12" PVC IE E 442.09 IE=443.88 _
12" PVC IE W 442. 11 1R rnNrRFTF rill VFRT P P -
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DESIGNER: M. GOULARTE
ENGINEER: J.
HAUG
DRAWN: J.
HAUG
S 4&5 T 23 N R 01 E W M
5Januar
DATE: Y 2024
REVISED:--.--.----
PROJ ECT: 23-201
DWG
NAME: 23-201-P
SHEET
REV.
C7
7 OF 10
LU24-Plat Prelim-01
6.0" MIN
—III
CONCRETE
RIBBON
CURB
3" HOT MIX ASPHALT
COMPACTED DEPTH MINIMUM
6" CRUSHED SURFACING TOP COURSE
COMPACTED DEPTH MINIMUM
4" GRAVEL BASE COMPACTED -
MINIMUM DEPTH
SEE ROAD SECTION NOTE,
THIS SHEET
ROAD SECTION NOTE
REMOVAL OF 4" GRAVEL BASE ALLOWED WITH
GEOTECHNICAL ENGINEER APPROVAL AND
NATIVE COMPACTION ABOVE 95%.
1 5.0' 4.0' 0 5' 7.0' PARKING
I SIDEWALK ,PLANTER, , LANE
to
ry
I
I
1.5%p
i di'Sic, Frff
3" HOT MIX ASPHALT
COMPACTED DEPTH MINIMUM
6" CRUSHED SURFACING TOP COURSE
COMPACTED DEPTH MINIMUM
4 GRAVEL BASE COMPACTED -
MINIMUM DEPTH
SEE ROAD SECTION NOTE,
THIS SHEET
TB
53.0' PUBLIC ROW
10.0' ROADWAY
J
U
MCCORM ICK WOODS VILLAGE WEST - PRELIMINARY PLAT
A PORTION OF SECTION 4 & 5, TOWNSHIP 23N, RANGE 01 E, W.M.,
CITY OF PORT ORCHARD, KITSAP COUNTY, WASHINGTON
10.0' ROADWAY
2.0% TYP.
7.0' PARKING 05 , 4.0'
LANE i,PLANTER
PROFILE GRADE AND
i - PIVOT POINT
VERTICAL CURB -
i AND GUTTER
� III I I
5.0'
SIDEWALK
MPy'
all
imink,
ilirL k
4" THICK CONCRETE SIDEWALK
6" THICK UNDER DRIVEWAYS
GRAVEL BASE 2" COMPACTED
MINIMUM DEPTH
ROAD A W/ PARKING TYPICAL SECTION (PUBLIC)
NOT TO SCALE
I
20.0' PUBLIC ROW
0I 0
� to, 10,
1.01
18' ROADWAY 1.0
d
2.0% TYP. 2.0% TYP.
I
CONCRETE
PROFILE GRADE AND - RIBBON
bIVOT POINT CURB
I I I I III I I I� I I II I II I II I I� C I I
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NOT TO SCALE
WOONERF
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1 5.0' 11.0' 0.
I SIDEWALK ,PLANTER,
10
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-
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MINIMUM DEPTH
SEE ROAD SECTION NOTE,
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VERIFICATION NOTE
ALL EXISTING UTILITIES IN THE CONSTRUCTION AREA SHALL BE
IDENTIFIED AND VERIFIED FOR DEPTH AND LOCATION PRIOR TO ANY
CONSTRUCTION ACTIVITIES SO TO IDENTIFY ANY POTENTIAL CONFLICTS
WITH PROPOSED CONSTRUCTION. CONTACT PROJECT ENGINEER
IMMEDIATELY IF ANY CONFLICTS ARE IDENTIFIED.
PRIOR TO ANY CONSTRUCTION ACTIVITIES, VERIFY EXISTING
TOPOGRAPHY IS CONSISTENT WITH WHAT IS SHOWN ON PLANS AND IF
THERE ARE ANY POTENTIAL CONFLICTS WITH PROPOSED CONSTRUCTION
ACTIVITIES. CONTACT PROJECT ENGINEER IMMEDIATELY IF ANY
CONFLICTS ARE IDENTIFIED.
CALL 811 AT LEAST 48
HOURS BEFORE YOU DIG
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8 OF 10
LU24-Plat Prelim-01
GRAPHIC SCALE
0 20 40
1 INCH = 20 FEET (22"x34")
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ST FROM ROAD A WAS CALCULATED AND DEPICTED BASED UPON THE
REQUIREMENTS OF SECTION 9.5 OF AASHTO'S POLICY ON GEOMETRIC DESIGN
OF HIGHWAYS AND ROADWAYS AS REQUIRED BY SECTION 2.3.I AND
STANDARD DETAIL 320 OF THE 2019 PORT ORCHARD PUBLIC WORKS MANUAL.
SW YARROW ST POSTED SPEED = 25 MPH
DRIVER'S EYE = 14.5' FROM THE EDGE OF THE MAJOR ROAD TRAVELED WAY
LEFT TURN ONTO SW YARROW ST
TYPE: CASE B1 - LEFT TURN FROM ROAD A
ISD =1.47xVxt
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RIGHT TURN ONTO SW YARROW ST
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t = 6.5 SECONDS (TIME GAP)
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DEPARTURE SIGHT TRIANGLE NOTE
SEE SECTION 9.5.2.3 OF AASHTO'S POLICY ON DEPARTURE SIGHT
TRIANGLE FOR INTERSECTIONS.
THE ASSUMED DRIVER'S EYE IS 3.5' ABOVE THE ROADWAY SURFACE.
THE OBJECT IS ASSUMED TO BE 3.5' ABOVE THE ROADWAY SURFACE.
AS SEEN ABOVE, THE GRADE DOES NOT IMPEDE THE DRIVER'S EYE SIGHT.
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VERIFICATION NOTE
ALL EXISTING UTILITIES IN THE CONSTRUCTION AREA SHALL BE
IDENTIFIED AND VERIFIED FOR DEPTH AND LOCATION PRIOR TO ANY
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WITH PROPOSED CONSTRUCTION. CONTACT PROJECT ENGINEER
IMMEDIATELY IF ANY CONFLICTS ARE IDENTIFIED.
PRIOR TO ANY CONSTRUCTION ACTIVITIES, VERIFY EXISTING
TOPOGRAPHY IS CONSISTENT WITH WHAT IS SHOWN ON PLANS AND IF
THERE ARE ANY POTENTIAL CONFLICTS WITH PROPOSED CONSTRUCTION
ACTIVITIES. CONTACT PROJECT ENGINEER IMMEDIATELY IF ANY
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HOURS BEFORE YOU DIG
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DATE: 5 January 2024
REVISED:--.--.----
PROJ ECT: 23-201
DWG
NAME: 23-201-P
SHEET
REV.
C9
9 OF 10
LU24-Plat Prelim-01
INTERSECTION SIGHT DISTANCE NOTM
GRAPHIC SCALE
THE SIGHT DISTANCE TRIANGLE FOR A VEHICLE TURNING ONTO SW YARROW
0 20 40
ST FROM ROAD A WAS CALCULATED AND DEPICTED BASED UPON THE
REQUIREMENTS OF SECTION 9.5 OF AASHTO'S POLICY ON GEOMETRIC DESIGN
1 INCH — 20 FEET (22" x34")
OF HIGHWAYS AND ROADWAYS AS REQUIRED BY SECTION 2.3.I AND
STANDARD DETAIL 320 OF THE 2019 PORT ORCHARD PUBLIC WORKS MANUAL.
1 INCH = 40 FEET (11"x17")
SW YARROW ST POSTED SPEED = 25 MPH
DRIVER'S EYE = 14.5' FROM THE EDGE OF THE MAJOR ROAD TRAVELED WAY
LEFT TURN ONTO SW YARROW ST
TYPE: CASE B1 - LEFT TURN FROM ROAD A
ISD =1.47xVxt
V=25MPH
t = 7.5 SECONDS (TIME GAP)
ISD = 275.63 FEET OR 280.0 FEET
RIGHT TURN ONTO SW YARROW ST
TYPE: CASE B2 - RIGHT TURN FROM ROAD A
ISD =1.47xVxt
V=25MPH
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CITY OF PORT ORCHARD, KITSAP COUNTY, WASHINGTON
DEPARTURE SIGHT TRIANGLE NOTE
SEE SECTION 9.5.2.3 OF AASHTO'S POLICY ON DEPARTURE SIGHT
TRIANGLE FOR INTERSECTIONS.
THE ASSUMED DRIVER'S EYE IS 3.5' ABOVE THE ROADWAY SURFACE.
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VERIFICATION NOTE
ALL EXISTING UTILITIES IN THE CONSTRUCTION AREA SHALL BE
IDENTIFIED AND VERIFIED FOR DEPTH AND LOCATION PRIOR TO ANY
CONSTRUCTION ACTIVITIES SO TO IDENTIFY ANY POTENTIAL CONFLICTS
WITH PROPOSED CONSTRUCTION. CONTACT PROJECT ENGINEER
IMMEDIATELY IF ANY CONFLICTS ARE IDENTIFIED.
PRIOR TO ANY CONSTRUCTION ACTIVITIES, VERIFY EXISTING
TOPOGRAPHY IS CONSISTENT WITH WHAT IS SHOWN ON PLANS AND IF
THERE ARE ANY POTENTIAL CONFLICTS WITH PROPOSED CONSTRUCTION
ACTIVITIES. CONTACT PROJECT ENGINEER IMMEDIATELY IF ANY
CONFLICTS ARE IDENTIFIED.
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S 4&5 T 23 N R 01 E W M
DATE: 5 January 2024
REVISED:--.--.----
PROJ ECT: 23-201
DWG
NAME: 23-201-P
SHEET
REV.
C10
0
10OF 10
LU24-Plat Prelim-01