PROJECTS

LeRoys Surveyors & Engineers, Inc. has completed projects in a wide range of sectors and industries, from large scale commercial to parks and recreation to subdivisions and master plans to private landowners. Below are some case studies--please feel free to contact our office for further case studies or references in your sector.

PROJECT CASE STUDIES

Bonney Lake Fred Meyer & Theatre

Large Commercial Retail Center

LeRoy's Surveyors & Engineers was retained to complete comprehensive planning, engineering and surveying services for this large-scale, commercial development to be anchored by big box retailer Fred Meyer. The property located west of 214th Ave. E. and south of SR 410 in Bonney Lake.

Our staff assisted the developers in obtaining all approvals from the City of Bonney Lake for the project including preliminary and final plat approval. Because of the large scale nature of this project and the site's unique qualities, we spent considerable time working with city and state staff members to successfully design and implement infrastructure for the site.

LS&E prepared engineering plans for storm drainage, grading, water, sanitary sewer and erosion and sedimentation control for the project.

The westerly 10 acres of the property was sold for the development of a retail and office complex with a theatre as the anchor tenant. LS&E prepared site plans, engineering and infrastructure plans for this site also, and acted as the lead consultant in obtaining required approvals from the City of Bonney Lake and the Washington Department of Transportation.

To maximize the value of the project and reduce costs, our staff negotiated a public/private partnership with Washington State University to locate the storm drainage quality and quantity control facilities on the adjacent WSU property in exchange for improvements to the infrastructure on the WSU property.

The Bonney Lake Fred Meyer was built on this site, which has become a bustling urban retail center. In addition, the Regal Tall Firs 10 theatres were constructed adjacent to the Fred Meyer.


Bridle Trails

Low Impact Development Luxury Home Development in an Area of Natural Beauty

LeRoy Surveyors & Engineers is providing professional civil engineering, site design, transportation/road planning and surveying for this 30-acre site in Gig Harbor.

Situated on the penninsula in a forested area, Bridle Trails is located in one of Pierce County's Low Impact Development-mandated zones. Our experience with LID will help us to follow the guidelines in place as a requirement of development. We designed innovative stormwater management and erosion control methods to maintain the natural hydrology due to to the sensitive environmental conditions of this site. Since the area is highly wooded and the developer wanted to keep the forested setting, our site design retained most of the native trees and vegetation to maintain the beautiful natural, park-like setting. We designed the roads to sheet-feed water from the surfaces into open, vegetated areas. Innovative rooftop rainwater collection systems and permeable driveways will be implemented on all lots.

Homes in Bridle Trails will be built on large lots (1-2 acres) and provide both privacy and natural beauty. The project is slated to allow for luxury homes to be built in this exclusive enclave. Another unique feature of the project is that the development is geared for horse owners--the site plan includes extensive, intertwined riding trails that criss-cross the pristine forested property.

LS&E prepared site plans, civil engineering, road design, LID implementation, zoning compliance and other development services for Bridle Trails. The site is a showcase for the effectiveness and aesthetics of Low Impact Development. Roads and infrastructure will be going in early in 2008, and the site will be ready for the first homes later in the year.


Lipoma Firs Development

Creatively-Designed Large Residential & Mixed Use Development Near a Golf Course

LeRoy Surveyors & Engineers was retained by Pacific Rim Investments, LLC to prepare a preliminary plat and planned development plan for the property located east of the Lipoma Firs golf course east of Meridian and and south of 176th St. E. This 132 acre site has a land use designation of Mixed Use Development (MUD).

This land use allows the property to be developed for a variety of commercial, office and residential uses. For residential use, there is a minimum density of 6 units per acre and a maximum density of 25 units per acre

LS&E developed a clustered land use plan placing a variety of detached and attached housing types in distinct neighborhoods interspersed with commercial nodes along the arterial corridor. A large park and regional storm drainage facility have been located in the northeast corner of the property. The park has been designed to accommodate the development of a softball field and other amenities.

Lipoma Firs was one of the most successful developments in Puyallup in recent years. The creative land use plan added value to homes and the community due to the gently curving roads and pleasing site design. The development is now in Phase Two of construction, and LS&E continues to do surveying and civil engineering work for the site.


Pacific Sunset

Oceanfront, Hometown-Style Planned Community with Trails & Community Center

LeRoy Surveyors & Engineers is providing development services to the Tacoma Land Company for their new Pacific Sunset development on the coast of Washington. We are proud of this stunningly beautiful site which is being crafted into a unique, traditional community with an old town feel.

Pacific Sunset is a planned community overlooking Willapa Bay and the Pacific Ocean. There will be approximately 80 lots with paved roads, power, phone, and sewer, plus gated access and a clubhouse. One-third of the area is devoted to open space to preserve the site's natural beauty and enhance the recreational opportunities for residents. In addition, LS&E included three parks (one with a playground), pedestrian trails and a community center site.

Some of the unique challenges of the site that LS&E is assisting with include deviations on front yard setbacks, lot dimensions, standard road sections along with efforts to negotiate with the city to vacate an unused street right-of-way to incorporate into one of the area's parks.

In addition, the community will feature both single family dwellings and cottage clusters built like condominiums. Pacific Sunset will also have varied rooflines and home colors, multiple home styles and rear garages to avoid the standard "cookie-cutter" development. Sidewalks throughout the neighborhoods and a central community center will help to encourage walking and community activities.

Meetings and approvals are going smoothly, and the developers hope to begin building homes in summer of 2008.


Stoneridge

Mixed Large and Smaller Lots on a 51-Acre Site

LeRoy Surveyors & Engineers was retained by Stoneridge J.V. to prepare a preliminary plat and planned development plan for the Valentine property located east of 25th Ave. E. and south of 182nd St. E. This 51.66 acre site is bordered on the east by Stoney Lake and is surrounded by existing large lot single family development.

This area was designated for minimum 1 acre residential development prior to the implementation of the Growth Management Act and the subsequent adoption by Pierce County of a Comprehensive Plan and associated urban growth area.

The Pierce County Comprehensive Plan mandated that residential development within the urban growth area contain densities of 2 to 6 dwelling units per acre. Along with these changes came additional requirements for sanitary sewers, sidewalks, street trees, street lights and other infrastructure.

This combination of requirements precluded the development of the Valentine property with large lots similar to the neighboring properties. Our staff had to work with the developers to come up with a creative solution that addressed the developer's need for financial viability along with complying with county code.

LS&E developed a clustered land use plan placing narrow lot attached housing in the interior of the project with larger lots on the periphery. We also proposed a larger than required rear yard setback on the perimeter lots.

The county approved our innovative site design, allowing the developer to begin working on the site. The Stoneridge development was successfully completed and became a sought-after neighborhood known for pleasing community designs and high value homes.


Goodpasture/Highland Trails

Successful Mix of Preserved Wetlands and Attached Residential Homes

LeRoy Surveyors & Engineers was retained by L&P Development LLC to prepare a preliminary plat and planned development plan for the Rose Erickson Estate property at the northeast corner of 128th St. E. and 62nd Ave. E.

This 30 plus acre site represented a significant challenge due to nearly 20 acres of extensive wetlands and wetland buffers, plus the requirement for a sewer extension over a mile in length.

After completion of a wetland study and negotiations with Pierce County Utilities regarding sanitary sewer a preliminary plat and PDD was completed and approved.

The processing of this application was delayed extensively due to disagreement between our wetland biologist and Pierce County over the wetland delineation and type in the pasture areas of the site. At the public hearing neighbors raised concerns about eagles foraging on the site and the hearing examiner delayed approval pending further study.

The plat was redesigned after negotiations with State Fish and Wildlife staff to incorporate additional planting buffers on the north and a created wetland at the southwest corner of the site. The Hearing Examiner granted approval after LS&E answered the concerns and forged a positive solution that addressed the needs of both the existing resources and the planned development.

L&P Development LLC and Schuur Bros. Inc. constructed this development which features attached housing on fee simple lots that are typically 25 feet in width and 100 feet in depth. All of the roads, sewers, water lines etc are public. The project includes concrete curb gutter and sidewalk throughout. Site amenities include street lights, pedestrian paths, landscaping, tot lots and a basketball court. They marketed the project under the Highland Trails and Goodpasture.

Lots 64—122 were sold to other builders for construction of attached single family residences on 25 foot wide lots. Although this site had numerous challenges, the LS&E team were able to work with the neighbors, the county and the developer to successfully complete the project which is now a desireable residential neighborhood for families--who get to enjoy the large amounts of open space and wetland buffers as part of their community's character.