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a monthly newsletter for TRIAD clients & friends
J U L Y    2 0 1 4
Project Management  |  Engineering  | Surveying  |  Land Use Planning  |  Landscape Architecture

IN IT FOR THE LONG HAUL
How Triad Civil Engineers 
Tackle Long-Term Projects

If you’re willing to take on land development projects that can be 20 years in the making, you better have the right mix of creativity, vision, and enthusiasm. You also might want to throw in compassion, stamina and diplomacy. Many of Triad’s current projects have required all these characteristics and more from our civil engineers, project managers and staff.

The nature of land development – repurposing land from one use to another – involves using effective procedures and keeping many vested interests in play. It requires blending state-of-the-art design practices, political sensitivities and social responsibility while maximizing results for the land owner/developer. This process can take years – even decades.

Triad, in its nearly 40-year history, has proven that it’s uniquely suited to balance diverse interests and to envision a complex project from feasibility to construction. We do so by building lasting, creative partnerships with our clients and nurturing long-term cooperative relationships with permitting authorities.

In the end, by leveraging our understanding entitlement processes, our technical capabilities and our proven management strategy, we minimize delays and keep long-term projects on track and moving toward completion. Take these project examples, for instance:
Talus: Triad's work on this 630-acre master-planned mountain village began in 1996 starting with feasibility, visioning, planning, site and infrastructure design. The long-range project, currently encompassing 12 unique neighborhoods, 200 miles of trails and 400 acres of open space, required very close coordination with the City of Issaquah and other public agencies, environmental groups, a variety of clients, and numerous co-consultants. Today, nearly two decades later, Triad is designing another new hillside community at Talus that will include 90 townhomes and 63 single-family homes. 
Lawson Hills & The Villages: In 2004, Triad began working with Yarrow Bay Holdings on two master-planned communities on approximately 2000 acres near Black Diamond. Triad’s civil engineering team completed the feasibility and environmental analysis phases of the project, an MPD application, and preliminary utility design and roadway design improvements. Today we are completing final engineering plans for offsite water improvements, backbone infrastructure plans and construction staging and stockpile areas. 
Harbor Hill: In 2008, Triad engineers and site designers began the envisioning process, planning and infrastructure design for Olympic Property Group’s 200-acre, Gig Harbor project. To date, Triad has completed designs for the internal roads and offsite frontage roadway improvements, drainage systems, master utility planning and landscape plans.
Lakeside Industries: In early 2012, Triad and others began working with Issaquah’s Urban Village Development Committee to create a plan to transform Lakeside Industries' sand and gravel mine. The result: a 30-year development agreement, the sale of an unused portion of the site to Polygon Northwest, and the creation of Issaquah Terrace, an upscale, 300-unit apartment complex. Triad’s civil engineering department is working on the project’s road, grading, utilities, stormwater, sanitary sewer and water designs. In addition to Triad's engineering work, detailed landscape plans are currently under review, and our surveyors are busy with construction staking.
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TRIAD ASSOCIATES
12112 115th Avenue NE
Kirkland, WA 98034
425.821.8448
triadassociates.net

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