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Home My WebLink AboutLUA14-000335_Report 1,, I () ::; -< 0 .,., ;ll;J m z ... 0 z s: )> = :=t, m () m -< m 0 ~ ~Ol>SISDIJPI.BI,~ 1419.IEl'fERSONA~JE.RBffQN,-.--~--11-<t!INE 1-ST --......0, WA- ·---,..----- ·, ___ ,_, __ J_ Tif lNIIIBRCJIER'S ENGNEEREDsruJTIOO -flffLWl~llC PO BOX4420. 1\JIIWA'lcR, WA98501 ""'""""' EMAL~com -----~-~-==============- 11 I I 11 ii I: " I' 11 II 11 1' 11 11 ii ,, " ii ,, 11 ,I II I' ,I ~~§H:ii§ i-8 !jjW ~; • '! ~~ ' ~i~~ ~ ~~ ; n~jr ~g i ll' ~fl~ Ii , : ls-.£~ ig;~ 0, ' ;lfi:' J~2ii :;:~ ~~B; I ~::!!F'" i iH!~ ~~ci" ' ' l ' ~~ !l ,, ., ,! !l "' !! Ii ~Q ~~ 11 !j l! ~~ !i " ~i l' ~! ! ' !I ' -o lo ir !o §C: ' J: I i"" i {) ' i~ : :: ' 1 · > =i ~ ' .s: ! ! 2 < :I> m ! ' z: 0 = () i z I ! cl .,., ,_. m ! 0 ;cl ~ -' < m "" < V, z = n, r~:iUIC: i 5 -I en 0 ~!Ui~l8 I 2 0 ~~~;"'ii: I z a~~idr• I a'il':i"::P ~ I ,H~z~:z !z i =i:~'il~j~.o ~p~: fiiil »i,•v ~~~i1i.J ~~~~,q :di~~~ C ;!js,-< !i!j .. 'lj''•' ·ii!•! ~:~ i _c, HIGK.NDOo'ISIS!llll'I.B ~GNWJE ,.,~~ .. \Ile.""'·-----·-1?"9"" 10,ST.lmKVHl!.W~- ':," ---·J---- . -~------,,. ·-+---+-1-cl:·:l. ·: -·-ii ----~ ' -~- nE l.Nl)rotl..CfER'S BIGltEEl5) SCt.UTION --~ MLWH0Q(ff!I, ll.C P0f!OX4420, Tl.NINAlFR, WA 91151.11 ~~ .. u.. .... ~~-8~-- -' ' " ~i ~~ s I! ; ,. -· -- I I -:iii-,,, ' ' I ' - :1 () 0 :::; ~ -)> ~ :,s:: z J> m 2! 0 = () z ;;) ... , ...... m CJ ;,o N> < m ,~, < 1;; 2 = m 5 ..... 0 u, 0 z z I iti:d ~ j iU: ,;i i H !!! " ~:'ii':F" m': ~; i~ ! '! t~ ~ig I ~;;; .!~i d~ ~r 1, ,1,,e ih 111!~ !· U: 'i , .. ,, ... l, ih' ;:~ ! ·u ·• ,, ~ a!f !; !! !,, ii l! ,, Ill iU I,, ii .. ,ail: ' ,h ,s !U a .. ~ ,, ~:!'.ii " !! 'S• ii '' • ·1 m ,, ' ! f ;: ":,: ' ~.i;a ii ' ' ,., : '_ • ' ~ ~ I /fGII.IJWOASIS OOl'!El & GARAGE --~--~'t''• ' ' -CT Tl£ l}ftj tmlCffRS ENGNIRED Sil.UT~ i,, , I' ' HIGlo.NCa,,s,sfU'I.El<.&~ ~· \ --~ llEWE!DSe!ffli,IJ.C ji 1,,9.EfFERSCf<Ay,;;, NF,-"fl*, WA- j F =• GRADING & DRAIIAGE ' P0aoJC4al:i'O, TIJUWATER. WA 98501 ;1 --""' """" 1:><1111£ ,-.sr, KH<l.N,(} --.. · /IU,/f & Pl!ORI.E ,, EUAIL·--@11-J I; -I ·1: ' ' en a., >< a., c.. :::J 0 en ·-en co 0 .c C) ·-I ~ w .... in I 0 a'. " ~ ~~ ! ., c-:~ 1,•!11 !, -~hi~ ~l iPijr.li 5~ fil~!g~ !• iji 1ll! . , ~ i I~~ " " ;!~;er[ !! ,ij;ll, /• ~~ ;~;,!~~~ " ~-1;,F,j1? ,, 6~"nH ~~ ~~I!~~!! 1~1 h~!i~;~ '"i '!'"''" :r _ 18;:~!:i ~~h ii.tiiiH 9S086 "VM 'NOl~ 3N "3/\V NOSl:13::1£11" 6Ltr~ l.V 03.1\f:)01 saxa1dna ~seo puer~6!H no4z JaJ1uuar OKH .. 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" ., .Ir 9S096 "VM 'N0.1N3H 3N "3/1.V NOSH:1:1:Br 6U·~ :.1 V 03.1.Y.X>l saxaidno s1seo pueillfi!H no4z Jai!uuar "'°' • ~-~ ~ l a ~-i 00 ii . ~ ir ' .. € . ~ u.i & ' 1.j<(j ~· <>~~! -.. -------~· ·:...· -r-::=-.::__::-_::_:_::_-_:-:::-_:::::::·_-::_". -_:_ ··--=:::_:_:-::··---' ---=---=-----------...__, . ' --------------I-----------• J ~t ~, if~------ ;! i··l ·I'· ! ' '•i· I ;~ .. • . • ·'i' i ~i; t-,., 1! fd~ I! ~•1::1 -~ t !:t ~! ~ •. ,! I,~ ~:ii il ~ ! l'L_ 0 •• 0 -:-;.; ;; ~ ~ , i ' H ~ C w > -w () w °' ii :Ti 1, I I Ii, I I Ii, I I !11 I ~ , 1 --i; I I " ' 't I' :11 I " ' ·~.U ' ~~ If' ! Cc) er, = "" ,,.. -= <I: ::;, ~•~= .. ••o~,~-IO_, _ _,,,,_,_ • ..,,..._,.-.-'"' __ ,. __ .-._._.,,.,.,.,.,. ~• "'-"'-"-'-"'..-:N.a,._c,.,, """ ,,...--,..,, z 0 z 0 I-;;; z w > c.: 0 ... (') z 0 z >-z <( !:: ~ "-() ~ ~~ , ~ ,g --===.W.~~ea 1---___J_ _ __J 9!.086 l/Nt 'NOJJG:I 3N ·"3/lv HOSH3:l.:Elf' Gt~~ :r .. 03.lv::>01 saxa1dna ~seo pue14fi!H no4z JaJ1uuar ""' e . . . i ;;t l's ~!S ~ 'I I ~: 0 ~i "i I @) • I i I ! Hf ' I '! ~ I It • UH ' 11"1 ~ "'' ------·---.. -J J1I [}},0; A. (~. '..1 .. u ---~'¥· ,•_/ -.~.=_] 0 w > -w (.) LLI • ' °' 8 e e ~~ ~-~=~d.i-~ . ' ., . ' e ll"lc.-"l.i--l" . ' -~ IJ'~ ,~"; 'f ~ ft-.~ . JJ-.r •• 0 --;-::; 0:,: LO <( ~ ! z 0 z 0 !D .... ;;; = z ?.. "" I.LI " ~ (.'.I! .:.:., -.... ~~ = () -;;-. <( >· '.::2' ,_ :.. u cc0 8 ~ 99086 -VM 'NOJJER:I ~ IJJ l ~ ~ 3N '3"VNOSH3±Bf6~t'l ' ' ' I 0 0 ;_1v a3.1v:>01 ! ~ ~ Cl) • saxa1dna s1seo pue14fi!H ,if Ii ! 0 <( j ~E iin ! --no4z JaJ!uuar ' <ii<(] <IOd " I' I t z b 9 ~ 0 z 0 Q ) . Ln ... "' r----------1 LU = z 5 > "' w l5 I. ~~ ""' IX ..-"f'-I ii;• -(.') ! i I t:; > LU -z 'I I Q () DC 2 <t z I UJ :::;, .. ~ o=: 0 ! I L ~~ .. ···~ N 1, ' I ( I ' ';ii;/;; II , ij,; I ~ .. \ ~· s .. i ~ i ' l i I ~:;-,,:,, 8 ----~· .. !' ii ,, "' ,, • ... .,, .-··· HIGHLAND OASIS DUPLEXES, RENTON WA. LCC1\T~C I\J SW./4, S\1v·/4 ei=-SECTIJ~, 4, HVF 23\J, RGE SE , Vii.\1. ~. ---r.; ' ' C, C, =~~=---~ " " '0 a (.,)__--_:.:..._----:-_..:= e 20' 1 ,_ '" __ , :l;j ss;· 22· 4B'W ;Jc.ca SR9' /?r 4M"W @ 1, L.l i ,_'. O.fi' I : 0 C, L,~a1I·, ! • I , ,-.~-J , I l ~ i.1o.ns o 10 :io ,o ~ --, Scale 1" = 10' CONTOUR INTERVAL 1 FEET SITE PLAN ~--- _tr_ 'l' '-:.! < /; 'fi ~ 14' 9 JEFF,'iSGI\ i\Vc\1.E N,, RENTON WASHNG,m .. 9325G-3 . S LAS /'R=;~ Landscape Architectural ,,/:S.JiJ(l5\?g~~ "''""'"" Services 1'i)i:'§>V&~ \ "~"""' "-····-··-·· . "'.""'c---"'· P,SH•,~,,. ,... I -1; ------·- ·-·-·-\\ I ,/ '"'"""''"' ~ "'"""'"'"' ---... ,_..,_,, .. -~---·-·---------------~---- K•j IIUWAY ~ ~5' -I 1SMI' ~ r RECEIVED MAR l 2 20{ CITY OF RENTON PLANNING DIVISION ---i;, --i"' I NE 16 1 H STREET J~~ : 1 1 _.'., '_'.'.'LA'D A'. 'SJ: P~OJL~I 51 L ---Ill~ J i , ___ ~ I ----- " PAR< CR. ----~ -V~ _l,F ''1-S' - .L__ ;·~ ffl ' /~---., ____ / 1 \[ s~1~sE-s_·,.o. I I' I,.>~-~ '" 1.,1,"l.,r-EL\_, NF ' ,/ 9 NTS VACINITY MAP SHEET INDEX T • I. TITlE I COVER SHEET LANDSCAPE PLANTING: l-1. PlANTING PlAN & PlANTLEGEND L • 2. PLANTING NOTES & DETAllS l · 3. PLANTING CONSTRUCTION DETAllS LANDSCAPE IRRIGAmN I · I. IRRIGATION PlAN & lEGEND I · 2 IRRIGATION DETAILS I , 3. IRRIGATION SPECIFICATIONS xw.,, Wz- ir uj "' ">,I, Cl< ill 21 5 ill "' "' ' c5 ffi i Cl "-->-~ "-z '-' wo w ~ >-,::c (1) z ·10(!);; w a::c: -a::: ~---·---:==-~.....,, r·-i- .,~" i ' . ~ ~ If I I ~dt .§.~~~ l ~ >->-,w !~ '"' ' i I ~ _; ,-~:-;,~ ~·--'""' !'"'r,l~"~- " SCCD ~-"•;---- i-· 1-1 g ~ '2:! --..., " __ :'.:L_ e WD00Cl1IPA~; HIGHLAND OASIS DUPLEXES, RENTON WA _OCf\T=o I\J S\11//4, S\lv/11 o-S[ClC\J '1. ~VvP 23N, Re= 5= 1 vV.t/. Pll.~l ~ATE,11,1.( SC•[;" c '.;YI/BOL , s:1,-,1CAL •A~E C~M~c, \,WC ,z: RO;T ~::;,,)1r,c,. IJ) ro;u• ~J<,•o:,'cc 'Dowr-> F'u•o•' 2"co' 1:/J:!l S89' 22' A8"'N 1 3::;_QQ --WOOfJ C>,,P ARIA [~] ,0 ~ ~~~1; p ,· ~ [8 ._o '_ ~ 'L '"' ijJ .-··1 :·-. ·~ I I Oowl"'• Furpro '1oocli !O' liol,;ol, l2 to·~~d. do('10,0,! {l'. ~~-·u~0~~~":~~~co 'h'fa' re~/ 17'-7~' r,IJh! ~ •r,reno, 1ocl,s"~"' '°""" 4-; 11: "-'"""' Qomo,i;,a ·s1an,o, r,a, P,•:,,-.,, ~.,,.,,, ,'),w~ 1?' 20" no·9111, ,t •P'•o~. c,c;auou, >oao 5"0 r,·, oJCU> o}T'fo '" ·c1.,, ~•• "'~"' 2 cd ·c1,;M.,, 1"00, 17'-W" oc·;nr. ~ ,pc,,ca. a•c·c·o,s ,~nH 4-.< @ (<o: Fc;:t:oi't~~!~'!"'~\J;::~~~~,,· 6" ':e/;.,,,r 12· le 15' "•~n,, ~· ,woo>. ~·"'9'""" SARO ROOT SAi?i: ;,c;o; /;/.o,;,f 'WOT 9&;8 ,, c,,,1~1, •• , ' u·,c -·1.,-p, t: "', H ~ .... iv· ----"'""'.'"" -sf b.· --' -'J':::~..t_ ':~ I ~-_}-.,-~ , i ,,,_., ,m~ ~ EJ L_ WOOO CHIF AM" "' z " ~ ~ : I~ ,-: i('"\ Q ' © (/·:) Mol,c. ·1:or/~,r;' Coof•III va•/.o;iotod Aoo,,., J' no,Qm. 3' aprooo·. e,•rgcoM G (24) .~Op~h/op,, umh~!oln minor a~a,r ~•ddo ""~"""·" ; ;o·'o., cw•n,,,o, ., gol,on e -LAWAAEA ;) =-== il ~ IJ § ··,1rnoo1:1<1f>>.Re,r·····-r'qt.1 589' ??' A.ff'i\1 " " !'ii"ii"i 1JrJ.JJ .@____ Scale 1·., 10' CONTOUR INTER.VAL 1 FEET C:"!:N SFACf. f'iEQUJR€:M/:/.iT, l<H.UED, Jt,!, <;F/J.'-llf X 4 c•l,"115 ~ 1~0(; ~/- /"/IOVl'.;LD, JC!!~ sr. '"-/,VA i!. VAF/::, 1/FFD,"r,, 25c -.';F /c,~IT x , ~ w,;rs~ ~•?O\·J[)[!.l: ;t,'Xi!.:;' ,o,j~<t> 'ii/;J.~JI X 4 U~'/IS,. 1!)~0 ~' r'!MVO~ Aii'[A ~!/£ ~ r1 f•fS ' "l~.~·1: 1:/~N~'i~~ ~ 1JSt./ GI/ill Df.,~SrTY so;,:..s /,\Ji:N,'i'f.S GA7'-BO ~ffp Sf.A T1.~G SET ~,/:/£ ~IT ~ ;, p;.rsw '.C:SC TAilc[ BW5 '° RECEIVED MAR 1 2 70:5 CITY Of RENTON D_LVl§IQN !. p ~ f' I J' nol~M . .,-,:,,nd,,"9. e,..,q,u~ 0 .·:;,; Co:amo,,o,r,, cco'.,fJo,~ ·~or' ·-o.,,w' ~ qallon f"•olho, •<>o~ c;,~u coolo.'n•, ~ (IQ) e 1.161 Ci) Ii: ~·: >1'8'.)L et.'.Ah lAWNAAEAII 1~· ·"•.got, grM• N''"'P .. "9 Kr. .. ctm•'cMn ""'P"WOM 9•u• Co• G,a., 1,<" no,,;·01, cu~o••~ ~··os, } gnl,M ,Mio.,,~, .~nsm.orln.,s off'clnn1,, 'h1,nt'n~1cn cc.•,o•I' ? ~C. "'" cootnicot .~c .. 1i·~,o· LO'OO! ~0~0'""'1 1l -18'' ho,;ilr<, cc,mpoc·! e,,,r~,eor V,~u·r-•m "no, 'Sp,,ng Bouquol' n,,•t."nglon cor;,¢1 .ouru;i,nu, ~· to E' Mlgm "'cund,'•9. •·~•Qro"" ~ go,•o• A•cl~•looll_,!o, uvo--uro, lmoro•d (;o•pot •" pot, [rne,old [o,u•• Comn,c•> ~,ortoc,, rC "~'9''· sp,~co:o,; ~""'~'""' F·'M o, 24" on cf0 1er .,.,In•.·. a.I ~'~· ,,~~ ~~d•, r<yirc., .. c.~~ 1,w,, (,;, '!woo,, O,OMO I~ .,~. JOCC. ,o~: i.0 ,111 w • ., e•o,Q 2,980 ,q~o•o foot d ee,o 126) I~' ,one•,:, ,t~rn,, 0-.,,,r, o,o-c, ~'-'I.J fenco bi°"""'' eM\fodor oo ,:,rrool ~.,~d• 2-' /l' f<1• Oorl< mo ch 1o oll ;,lonllni bod• 111,s ,~. r,; '''"''"'l bod• .,to 1-1,t,:" Otp!O o' r,, be"< mulcO 65:l ,q. 1,.; ~...,., .. , • uril ~'""" .. 1 on !/a mlnu, OOIT1j>Octod ;ro\'11 NOTf.; oll"!"o'"foot<>j"'''""''"lol1eoi.nt,or1oporo,1mote<J\Ooc100:eoe,t1 ~,cl :011s1, ,., tl'o , .. ~oenilty of tho C>wnr/oon(,oob ml !=~ il!i !~~ ,, . ~u ,,-~. ;::;~~, 1· :§!~;!/ . \' ::1v1= J 1! r , U?i! 1, :s ~j 1 ~ i 1 ] <I) ~ uj "' Ir z - :, uj 'I 0 ~ [?; <I) z !. ' -0 a;! ~<J) ' Offii " u. . t;~ tb ~ w:i -, >---a:i:: °' z ll.::S:2;w ll.J: ..... c:: r ~ ~f ~~ a dill w i!l'= .= ci' t1l I==~ t; =~ II!~! '-~-_____ j -w """~ -~F ~~.:,;·_"!' __ ,··-·o l-1 ~l?J]'c , ii/;'~ ~=; .. 'f .. ~ ... ~~-~-~~~~:_-::~'"" ·-.~-"-\ "'"''~-~~:~-:.. .... ROOT IIARF\IER REQUIRED WHERE TREES ARE WITHIN ~--D' Of ANY CUR5 OR 810E!WI\U< !Oill!S. 10' LENGTH CENTERED ON TREE ROOT 8/IU, 6' ON EACH SIOE OF TRUNK. PLACE AT CURB OR SIDEWAf.K .WERICAN DRAIN/\GE P'I.OOUCTB MOOl!:LRB-18 DECIOl,OUS TREE PLANTING ANO 5TAl<INQ OETAJL I \ pla~,t P·/\J,CJ'--/\R Si'l1CII\JG )ETl\11. ,'o/>~O-t O<, ""'"~'"~'Co ------·------- ..,....,._ ...... , ~=~1: .... r1·~~ ~ ;;:~~t~t~~ ~:;i!i.f"~;.;,>;t;f,., C~lE GA::w A!D LAf'GEP. JIJ\nRIA:s SHRU8 PLANTINIJ OETAIL ---. I I-"-''"" ,,._.,,,~,,., ... °"" ,,.,..,..........,..,......,......,, I - I ,-""""'"°"'" /// / / /// 7 /. /-""OI""~· S~RUB ANL GROUKDCOVER PLANTING GENERAL PLANTING NOTES 1. The l11nclscape cont rector she.II be responsible for famllerlzlng themselves with other site improvements prior to 1tsr1lng any wade on the project. 2. The landscape contractor shell use caution while e:,rcaveUng to 111vold disturbing any utillty. lfuUlltltts are disturbed the contractor shell at onc;ei notify the general contractor, owner or anyone that would have Interest in thl!I dlsturbane41. Thl!l landaCl!llpe contractor ahall call for a compll!l\8 locate prior to start of worl<. 3. The landscape contractor shall be responsible for computing the correct quantities or plant materials, amounts of materl1ls such Bl soil, bar!< and 1ny other required materiala and labor l!ltc. needed to complete th• project. 4. Ground, cover if used, shell be planted in an l!lqulletl!lrel triangular spacing pattern at the spacing shown on the plan set materials legend. Where ground covera abut a curb, walk or planting bed edlj"le the minimum spacing to the edge le 12" from the ctnter of the plant. 5. All sub•QllldH ,hall be HI by the general contractor to 1110th of an Inch of flnlah grade less the depth of the specified lmport&d topaoil depth. 6. A mlnlmum depth of4' three way Imported topsoil shall be used In all planting areas and lswn areas. 7. Rototill all shn.ib-lewn areas to a depth of B" except areas that slope arid tilling would jeopardised 1teblllty 8. Provide a minimum depth ol 2-112"flne bark mulch In all riew shrub bed a, keep mulch off plant lrurik. 51. Fertilize all pl11mtlnga with 1gro tn1n.&pl&1nt lertllizer 4•2•2 per ttu, m1nufacture111 1peciflcatlon1. 10. Fl!lrtillze all plenllnga with agriform tablets par tt,a me,nUfacturers apeclflcaUons. 11. All plant matariela ahall confom, to the currl!lrlt edlUon of the A.A.N. atandards for nursery stock. Any replacements of dead or damaged stock shall be completl!ld at once. 12, The landscape contractor shall maintain the land1cape duning end through construction arid until final ecceptam::e. 1J, The landscape contractor shall guarantee and warantee all materials and workmanship for a period of one ye21r and/or one complete growing Hasan 14. The property owner shell water all araaa after acceptance lrom the landscape contractor end through the one year and oril!I completl!I growing seHori ol all plarit meieriel1. 15. The common area back yard will be hand watered by the residents. ij ~ni ,11! -,,.. ;~ i~ 't i~~ -··----1 •iC I JS! I • I (~· ,,: f~f'/L..J\ •I :i1 \Wi;~i~-·;;i ~-~ ~ I~ • " ~ ' I cnf-hj :'.5 ~! ill ~ l' ~ "' UJ . X ~"' '.:'.JZ~ Q. u.n;; is~ :I: "'z i ! ~g ·• Offi~i '·100; ~ ~! 'w -:, I-i :Q ~~I '2:;:~ ':::::::::::.:: r ~ "l ~ C ~~ ~ 1l J11t .ill ~ ' 8 ~i~ i I I ~ tu -i RECEIVED MAR 1 2 2015 UJ J: "' I ••B·"'"' ''"""'""' I -~s-~ CITY OF RENTON I L-i PLANNlNG DIVISION 1 ~·--_,, () .,,_ ~· .... s:: ?.: -< )> ~o = z .,., -G') ;,o ""' 2m "" :S z = !!? ... CJ< go z L,~·1 ;;_; .. I~ 1 .. ;_·······.· -),,-. --n I l~ rr.1.mn lmJ f --~~ 7 ... I -G_~r--/ t ll!i' -~/ ·./ ··-·1, "8,' . I f :?( / \ \ .___.,I I . / ' ', \ ".' -:.<. __ ,. __ -/ -----------------------, ----------- 1 ·,: ~f/. 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N.E. aw,mgpro@gmail.com , , RENTON, WA. 98056-311~ _____ _J.,Z•:::,Jecji',,]c,,O:s ==:::J"<e">' ( I 16~ r m ~ C. F7k{£1J} m I 0 m (J)~, '~7 mm:,, ~.~ (J) l .. ;j j i! I m~ . !;I en~ u !~[ C ~a ~ SHEET TITLE 1 IRRIGATION j ', SPECIFICATIONS . ri_ H"~i' i-Fii ii ,, ~~ ! j u () ,; ::::; z < z 0 2 "T! Ii) ;o a < m z ili 6 -I 0 z z t s: ::tJ )> m = () -m "" - c-0 < = m en C con c Wang Properties Andrew Wang 425-246---9566 awangpm@gmarl.com Owner Jennifer Zhou H '· ,, n 1 rPROJECT , , HIGHLAND OASIS DUPLEXES :I 1419 JEFFERSON AVE. 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' DEPARTMENT OF COM,w,UNITY AND ECONOMIC DEVELOPMENT r Cityof 1 -------, :->11· r r r,11· \ __ "....,j......, .... ~ ADMINISTRATIVE SITE DEVELOPMENT PLAN REPORT & DECISION REPORT DATE: Project Nome: Owner/Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: April 13, 2015 Highland Oasis Jennifer Zhou, 12419 NE 1401h St, Kirkland, WA 98034 Andrew Wang, 12419 NE 1401 h St, Kirkland, WA 98034 LUA14-000335, SA-A Jill Ding, Senior Planner Application to construct two 2,688 square foot duplexes on an 11,180 square foot site zoned R-14 (residential 14 dwelling units per acre). The applicant has submitted a request for the approval of one additional dwelling unit per the criteria set forth under RMC 4-9-065 Density Bonus Review. To qualify for Bonus Density, the applicant has proposed to provide vehicular access to the units via the existing alley to the rear of the property and provide active recreational amenities on site. 1.5 feet of right-of-way dedication would be provided along Jefferson Ave SE. The site is located within an Aquifer Protection Area 1419 Jefferson Ave NE 11,180 sf (0.26 ac) Project Location Map WA14-000335 Site Plan Report City of Renton Department of Communi ·conomic Development HIGHLAND OASIS Report of April 13, 2015 I A. EXHIBITS: Exhibit 1: Exhibit 2: Highland Oasis Site Plan Report and Decision Neighborhood Detail Map Administrative Site Plan Report & Decision LUA14-00033S, SA-A Page 2 of 25 Exhibit 3: Exhibit 4: Grading, Site Improvement & Drainage Plans (dated 3/6/2015) Landscape Plans (sheets T-1, L-1 through L-3) (dated 2/17/2015) Exhibit 5: Exhibit 6: Architectural Plans (sheets T-1, A-1.0 through A-5.0, and A-9.0) (dated 1/13/2015) Technical Information Report prepared by The Land Developer's Engineered Solution A Division of The Land Developer, LLC (dated 1/20/2015) Exhibit 7: Geotechnical Report prepared by Bergquist Engineering Services (dated 10/4/2013) Exhibit 8: Letter from Chip Vincent to Andrew Wang dated 8/15/2014 I 8. GENERAL INFORMATION: 1. Owner(s) of Record: Jennifer Zhou 12419 NE 140'h St Kirkland, WA 98034 2. 2oning Designation: Residential 14 dwelling units per acre (R-14) 3. Comprehensive Plan Land Use Designation: Center Village (CV) 4. Existing Site Use: Vacant 5. Neighborhood Characteristics: . The subject property is primarily surrounded by commercial and office uses which include: a. North: Single Family Residence (R-14 zone) b. East: Duplex and Single Family Residence (R-14 zone) c. South: Single Family Residence (R-14 zone) d. West: Duplex and Single Family Residence (R-14 zone) 6. Site Area: 11,180 sf (0.26 ac) I c. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Annexation ' D. PUBLIC SERVICES: 1. Existing Utilities Land Use File No. N/A N/A N/A Ordinance No. 5099 5100 1246 Date 11/01/2004 11/01/2004 04/16/1946 a. Water: Water service is provided by the City of Renton. There is a 6 inch cast iron water main in Jefferson Ave NE. Static pressure available is approximately 72 psi. Available fire flow is 1,600 gpm. Site Plan Report City of Renton Department of Commun/ HIGHLAND OASIS ·conomic Development Administrative Site Plan Report & Deci5ion WA14-000335, SA-A Report of April 13, 2015 Page 3 of 25 b. Sewer: Sewer service will be provided by the City of Renton. There is an 8 inch sewer main in Jefferson Ave NE. c. Surface/Storm Water: There is no drainage conveyance in Jefferson Ave NE. 2. Streets: There are existing street frontage improvements that do not comply with current city standard fronting the site in Jefferson Ave NE. 3. Fire ~rotection: City of Renton Fire Department E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-110: Development Standards for Residential Zoning Classifications d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 4 Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 9 Procedures and Review Criteria a. Section 4-9-065: Density Bonus Review b. Section 4-9-200: Site Plan Review c. Section 4-9-250: Variances, Waivers, Modifications, and Alternates S. Chapter 11 Definitions F. ADMINSTRATIVE SITE PLAN REVIEW FINDINGS OF FACT: 1. The applicant, Jennifer Zhou, is requesting Administrative Site Plan Review, Density Bonus approval, and modification in order to construct 4 multi-family residential units in 2 duplexes. 2. The site is located on the west side of Jefferson Ave NE and north of NE 12'h St. 3. The property is zoned Residential 14 Dwelling Units per Acre (R-14) and is within the Center Village (CV) land use designation. 4. The proposed duplexes would be 2 stories and have a height of 28 feet 8 inches. S. All unit entrances would front Jefferson Ave NE. 6. The site is currently vacant. 7. A total of 6 parking spaces are proposed on the western (rear) portion of the site abutting the alley. Four spaces are proposed within detached garage structures and two additional surface spaces are proposed between the garages on a gravel surface. 8. Access to the site would be provided via the existing alley to the west of the project site. 9. Dedication of 1.5 feet of right-of-way is shown on the plans. 10. The topography of the project site is primarily flat. 11. The soils on site include approximately 18 inches of dark brown, medium-dense silty sand topsoil. Underlying the topsoil is a light brown to brown, dense, silty sand, which is underlain by silty sand of alternating colors from gray-brown, reddish-brown, and light brown. Site Plan Report City of Renton Deportment of Comm uni HIGHLAND OASIS conomic Development Administrative Site Plan Report & Decision LUAl4-000335, SA-A Report of April 13, 2015 Page 4 of 25 12. The applicant estimates that less than 100 cubic yards of excavation and grading would occur for the construction of the proposed duplex units. 13. There is 1 significant tree located on site, which is proposed for removal. 14. No agency or public comments were received during the 14-day public comment period. 15. A building permit for the proposed structures was applied for on December 23, 2013 and has been granted a 1 year extension by the Building Official. As the applicant has a valid building permit application in review, the proposed structures are vested to the regulated in effect on December 23, 2013. 16. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 17. The proposal requires Site Plan Review. The following table contains project elements intended to comply with Site Plan Review decision criteria, as outlined in RMC 4-9-200.E: Policy LU-244. Encourage more urban style design and intensity of development (e.g. building height, bulk, landscaping, parking) within Center Villages than with land uses outside the Centers. Policy LU-247. Prohibit new garden style multi-family development. Policy CD-17: Development should be designed (e.g. building orientation, setbacks, landscape areas and open space, parking, and outdoor activity areas) to result in a high quality development as a primary goal, rather than to maximize density as a first consideration. Policy CD-21: Development should have buildings oriented toward the street or a common area rather than toward parking lots. Density: Per RMC 4-2-llOA the allowed density range in the R-14 zoning classification is a minimum of 7 dwelling units per net acre (du/ac) up ta a maximum of 14 du/ac. Per RMC 4-9-065 up ta maximum of 4 additional dwelling units per net acre are allowed as a density bonus if the following criteria is met: 1. To qualify for the density bonus, the applicant shall provide either: Site Plan Report (i) Alley and/or rear access and parking for 50% of detached or townhouse units, or (ii) Civic uses such as a community meeting hall, senior center, recreation center, or other similar uses as determined by the Administrator, or City of Renton Department of Comm uni HIGHLAND OASIS ·conomic Development Administrative Site Plan Report & Decision LUA14-00033S, SA-A Report of April 13, 2015 Page 5 of 25 (iii) A minimum of 2 units of affordable housing per net developoble acre (fractional results shall be rounded up to the next whole number) to qualify for a density bonus. In addition, in order to qualify for a bonus, developments shall also incorporate at least 1 of the features described below: (i) Active common recreation amenities such as sports courts, recreation center, pool, spa/jacuzzi. (ii) Surface parking lots containing not more than 6 parking stalls separated from other parking areas by landscaping with a minimum width of 15 feet. Net density is calculated after public rights-of-way, private access easements, and critical areas are deducted from the gross acreage of the site. After deducting 120 square feet for right-of-way dedications, from the 11,171 gross square footage of the site, the net square footage would be 11,051 square feet (0.254 net acres). The 4 unit proposal would arrive at a net density of 15.77 dwelling units per acre (4 units/ 0.254 acres= 15.77 du/ac), which falls within the permitted density range for the R-14 zoning designation provided the proposal complies with the Density Bonus criteria and is eligible for the four additional dwelling units per net acre or 18 du/ac. To qualify for the Density Bonus, the applicant has proposed alley access to the proposed units and a gazebo, deep seating set, fire pit, and 4 raised vegetable beds. A letter was sent to the applicant from the Community and Economic Development Administrator, dated August 15, 2014 (Exhibit 8), which stated that the City would accept the following components: a pea patch with raised beds and a spa with a gazebo as sufficient to meet the Density Bonus Review requirements for "Active common recreation amenities". The proposal does not include the spa specified in the Administrator's August 151 h letter. Therefore staff recommends, as a condition of approval, that the landscape plans be revised to include a pea patch with raised beds and a spa with a gazebo. The revised landscape plans be submitted at the time of building permit review for review and approval by the Current Planning Project Manager. Lot Dimensions: Per RMC 4-2-110A there is no minimum lot size requirements. The minimum lot width required is 30 feet and the minimum lot depth required is 60 feet. Not applicable as no subdivision is proposed. Setbacks: Per RMC 4-2-110A the R-14 zoning classification requires a minimum front yard setback of 15 feet, except garage must be 20 feet, rear yard setback of 10 feet, 15 feet for side yard setbacks along a street, and a 4-foot setback for an interior side yard setback. Garages/carports with 16-foot door, accessed through alleys are required to maintain a 24-foot setback from the back edge of the alley. No interior side yard setbacks are required for detached accessory structures, provided the structures are located between the main house and rear property line. Porches and stoops may project up to 8 feet into front setbacks. The following table contains setbacks for the proposed structures at the closest point: Bldg Front Yard Setback Duplex 1 15 feet for the Site Plan Report main residence, 10 feet for the porch Side Yard Setback 4feet Side Yard Along-a- Street Setback N/A Rear Yard Setback 76 feet City of Renton Department of Comm uni HIGHLAND OASIS conomic Development Administrative Site Plan Report & Decision LUA14-000335, SA-A Report of April 13, 2015 Page 6 of 25 Duplex 2 15 feet for the 4 feet N/A 76 feet main residence, 10 feet for the porch Garage 1 N/A 12 feet N/A 5 feet (see Exhibit 8) Garage 2 N/A 10 feet N/A 5 feet (see Exhibit 8) As proposed, all structures would comply with the required setbacks for the R-14 zone. Building Height: Per RMC 4-2-llOA building height is restricted to 30 feet for primary structures and 15 feet for accessory structures. The proposed duplex structures would be 28 feet and 8 inches from existing grade to tallest point of the pitched roof. The proposed detached garages would be 13 feet 8 inches from existing grade to the tallest point of the roof. The proposal complies with the height requirements of the zone. Building Standards: Per RMC 4-2-llOA the allowed lot coverage is 65 percent and impervious cover is limited to 80 percent. The proposed buildings would have a total footprint of 3,460 square feet on the 11,051 square foot project site resulting in a building lot coverage of approximately 31.3 percent. Following development, impervious surface coverage will be approximately 35.3 percent. This proposal would comply with the lot coverage and impervious surface coverage requirements of the R-14 zone. Landscaping: Per RMC 4-4-070 ten feet of on-site landscaping is required along all public street frontages, with the exception af areas for required walkways and driveways or those projects with reduced setbacks. Such landscaping shall include a mixture of trees, shrubs, and groundcaver as approved by the Department of Community and Economic Development. A conceptual landscape plan was submitted with the project application (Exhibit 4). The applicant is proposing a 10-foot onsite landscape strip along the site's Jefferson Ave NE frontage. The landscaping proposed consists of two Fuji apple trees, one Purple plum tree, and lawn area. There are some additional plantings proposed outside of the 10-foot onsite landscape strip adjacent to the proposed duplexes. To comply with the City's landscaping regulations, additional shrub plantings are required within the 10-foot onsite landscape strip. Staff recommends, as a condition of approval, that a detailed landscape plan be submitted at the time of building permit review including trees, shrubs and groundcover within the 10-foot onsite landscape strip. The detailed landscape plan shall be approved by the Current Planning Project Manager. In addition, on the plant materials schedule on sheet L-1 of the landscape plan (Exhibit 4) lists a square as the symbol for Blue Oat Grass as well as concrete pavers. Staff was unable to determine the distinction between the symbols on the planting plan. Staff recommends, as a condition of approval, that different symbols be used to distinguish Blue Oat Grass from the concrete pavers on the planting plan. Refuse and Recyclables: Single family and two (2) attached residences (duplexes) shall be exempt from these requirements for refuse and recyclables deposit areas. The applicant shall be required to coordinate with Waste Management for refuse and recyclables pick up. Critical Areas: The site is located within an Aquifer Protection Area 2. A fill source statement would Site Plan Report City of Renton Department ofCommuni HIGHLAND OASIS Report of April 13, 2015 conomic Development Administrative Site Plan Report & Decision LUA14-00033S, SA-A Page 7 of 25 be required for any fill brought onto the project site. Parking: The parking regulations require a specific number of off-street parking stalls be provided based on the amount of square footage dedicated to certain uses. The following ratios would be applicable to the site: Use Number of Units Ratio Reguired S(!aces Attached 4 Min/Max: 1.6 spaces/ 3 Min/Max: 6.4 Dwellings in bedroom or larger the R-14 dwelling unit Zone Based on these use requirements, a minimum and a maximum of 6 parking spaces would be required to meet code. The applicant proposed to provide a total of 6 spaces which would comply with the number of parking spaces required. Four (4) spaces would be within two (2) car garage structures and another two spaces are proposed as surface spaces between the detached garages. Per RMC 4-4-080G, all off-street parking areas shall be paved with asphaltic concrete, cement or equivalent material of a permanent nature as approved by the Public Works Department. According to the submitted Grading, Site Improvement and Drainage Plan (Exhibit 3) the 24-foot wide driveway access to the surface parking spaces and the surface spaces would be gravel. Staff recommends, as a condition of approval, that the Grading, Site Improvement, and Drainage Plan be revised to provide asphaltic concrete, cement or equivalent material of a permanent nature for the driveway and parking surfaces. The revised Grading, Site Improvement, and Drainage Plan shall be submitted to the Plan Reviewer for review and approval at the time of Building Permit Review. The minimum parking stall dimensions for standard stalls (either surface or within a private garage) is 9 feet in width by 20 feet in length. The minimum parking stall dimensions for compact stalls (either surface or within a private garage) is 8 Y, feet in width and 16 feet in length. Compact spaces shall not account for more than 50 percent of structured parking and not more than 30 percent of surface spaces. The parking dimensions proposed within the private garages is 9 feet 4 inches by 18 feet 1 inch and the proposed surface stall dimensions are 12 feet by 20 feet. The stall dimensions for the parking spaces within the garages would comply with the compact space dimensions. The surface parking spaces would comply with the minimum dimensions required for surface parking spaces. A maximum of two (2) of the spaces within the garage units may be utilized as compact spaces, therefore two (2) of the spaces within the garage units would need to comply with the standard 9- foot by 20-foot dimensions required for standard parking spaces. Staff recommends, as a condition of approval, that the garage plans be revised to provide a minimum of two (2) parking spaces meeting the standard 9-foot by 20-foot dimensional requirements. The revised garage plans shall be submitted to the Current Planning Project Manager at the time of Building Permit Review for review and approval. i. SITE DESIGN: Purpose: Quality neighborhoods are characterized by well landscaped, safe, pedestrian oriented streets fronted by a variety of housing types. These qualities are enhanced by lots in a variety of sizes and widths and by homes which vary in scale and massing, each with a prominent entry and generous fenestration Site Plan Report City of Renton Department of Communi HIGHLAND DASIS conomic Development Administrative Site Plan Report & Decision LUA14-00033S, SA-A Report of April 13, 2015 Page 8 of 25 facing the street. Garages, while a necessity to today's lifestyles, should not visually dominate the streetscape. 1, LOT CONFIGURATION: Variety in the configuration of lots enhances the image of variety of housing stock and helps minimize perceptions of monotony. Guidelines: Developments shall create pedestrian oriented environments and amplify the mutual relationship between housing units, roads, open space, and pedestrian amenities, while also protecting the privacy of individuals. Lots shall be configured to encourage variety within the development. N/A Standard: Developments of more than four (4) structures shall incorporate a variety of home sizes, lot sizes, and unit clusters. Dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or rights-of-way) ond do not abut front or back yards. Lots accessed by easements or pipestems shall be prohibited. 2. GARAGES: The minimization of the visual impact of garages contributes to creating communities that are oriented to people and pedestrians, as opposed to automobiles. Guidelines: The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home. Garages shall be located in a manner that minimizes the presence of the garage and shall not be located ot the end of view corridors. Alley access is encouraged. If used, shared garages shall be within an acceptable walking distance to the housing unit it is intended to serve. Standard: Garages may be attached or detached. Shared garages are also allowed, provided the regulations of RMC 4-4-080 are met. Carports are not allowed. One of the following is required; the garage must be: l.Recessed from the front of the house and/or front porch at least eight feet {8'}, or 2. Detached and set back from the front of the house and/or porch at least six feet {6'). Additionally, oil of the following is required: 1. Garage design shall be of similar design to the homes, ond 2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or other homes, architectural details shall be incorporated in the design. If shared garages are allowed, they may share the structure with other homes and all of the following is required: 1. Each unit has garage space assigned to it, ond 2. The garage is not to be located further than one hundred sixty feet (160') from any of the housing units to which it is assigned, ond 3. The garage shall not exceed forty four feet (44 ') in width, and sho/1 maintain on eight foot {8'} separation from any dwellings. Staff Comment: Information was not included in the site plan review materials regarding the assignment of parking stalls. Staff recommends, as a condition of approval, that the applicant submit a revised site plan at the time of Building Permit review assigning parking spaces to the proposed duplex units. The revised site plan shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the Building Permit. ii. Open Space: Purpose: In order to provide residents with a livable community, private and public open space shall be Site Plan Report City of Renton Department of Comm uni HIGHLAND OASIS conomic Development Administrative Site Plan Report & Decision LUA14-00033S, SA-A Report of April 13, 2015 Page 9 of 25 provided. Public open spaces shall be located so that o hierarchy ond/or variety of open spaces throughout the neighborhood is created. 1. OPEN SPACE: Open space is a significant element in the development of livable communities ond creates opportunities for good health. Guidelines: All open space shall be designed to preserve existing trees. Except for Native Growth Protection Areas, all common open space areas shall be designed to accommodate both active and passive recreational opportunities ond be visible and open to the street. Pocket parks shall be designed to serve four (4) to ten {10) homes. Private yards are located at the rear or side of homes and can include trees, planting beds, ond privacy fences. Reciprocal use easements can provide greater usability of private yards. N/A Standard: For developments that are less than ten {10) net acres no park is required, but is allowed. ./ Site Plan Report Standard: Developments of four (4) or more units are required to provide common open space as follows: 1. For each unit in the development, three hundred fifty {350} square feet of common open space shall be provided. 2. Open space shall be designed os a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for small recreational activities, and other activities as appropriate. 3. Open space shall be located in a highly visible areo and be easily accessible to the neighborhood. 4. Open space(s) shall be contiguous to the majority of the dwellings in the development and accessible to all dwellings, and shall be at least twenty feet (20') wide. 5. A pedestrian entry easement can be used to meet the access requirements if it has a minimum width of twenty feet (20') with a minimum five feet {5') of sidewalk. 6. Pea-patches shall be at least one thousand {1,000} square feet in size with individual plots that measure at least ten feet by ten feet {10' x 10'). Additionally, the pea-patch shall include a tao/ shed and a common area with space for compost bins. Water shall be provided to the pea-patch. Fencing that meets the standards for front yard fencing shall surround the pea- patch with a one foot (1 '} landscape area on the outside of the fence. This area is to be landscaped with flowers, plants, and/or shrubs. 7. Grass-crete or other pervious surfaces moy be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall not be used for personal vehicle access or to meet off-street parking requirements. 8. Storm ponds may be used to meet the common open space requirement if designed to accommodate a fifty {50} year storm and to be dry ninety percent (90%) of the yeor. Staff Comment: The applicant submitted a Landscape Plan (Exhibit 4) with the land use application materials. According to the submitted Landscape Plan (Exhibit 4), a total of 1,400 square feet of open space is required (350 sq. ft. x 4 units = 1,400 sq. ft.). The proposal includes a total of 3,078 square feet of shared open space and includes picnic benches and a City of Renton Department of Communi HIGHLAND OASIS ·conomic Development Administrative Site Plan Report & Decision LUA14-000335, SA-A Report of April 13, 2015 Page 10 of 25 Partially Compliant Site Plan Report BBQ grill as well as lawn area. The proposed common open space is proposed to be vegetated with two Chinese Pear trees, Arborvitae, Variegated Abelia, and lawn. Details regarding the amenities proposed were on the Planting Details & Notes (sheet L-3) of the Landscape Plan (Exhibit 4), a note was included on the sheet, which states "Owner reserves the right of select alternative manufacturers, materials and products". Staff recommends, as a condition of approval, that this note be amended as follows: Owner reserves the right of select alternative manufacturers, materials and products of equivalent or better quality, subject to City approval. Per the letter from Chip Vincent to Andrew Wang, dated August 15, 2014 (Exhibit 8), a pea patch may count towards the Density Bonus Criteria for Active Recreation Amenities. As discussed above additional amenities are proposed to address the Open Space requirement for "small recreational activities". Therefore, the pea patch proposed to satisfy the Active Recreation Amenity component of the Density Bonus regulations would not be required to comply with the pea patch standards above. Standard: Each ground-related dwelling shall have a private yard that is at least twa hundred fifty (250) square feet in size with no dimension less than eight feet {8') in width. An additional two hundred fifty {250) square feet of open space per unit shall be added to the required amaunt of comman apen space far each unit that is nat ground related. Standard: All af the fallowing are required: 1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development. 2. Front yards shall have entry walks that are a minimum width af three feet {3') and a maximum width offaur feet {4'). 3. Pathways shall be used to connect common parks, green areas, and pocket parks to residential access streets, limited residential access streets, ar ather pedestrian connections. They may be used to provide access to homes and comman open space. They shall be a minimum three feet (3 ') in width and made of paved asphalt, concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. Sidewalks or pathways for parks and green spaces shall be located at the edge of the common space to allow a larger usable green and easy access to homes. 4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees are required along oil pedestrian easements to provide shade and spaced twenty feet {20') an center. Shrubs shall be planted in at least fifteen percent {15%) of the easement and shall be spaced no further than thirty six inches (36") on center. 5. For all homes that do not front on a residential access street, limited residential access street, a park, ar a common green: Pedestrian entry easements that are at least fifteen feet {15') wide plus a five-foot {5') sidewalk shall be provided. Staff Comment: A woodchip pathway is identified on the Landscape Plan (Exhibit 4) between the proposed duplex units. The materials permitted for pedestrian walkways are paved asphalt, concrete, paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. Staff recommends, as a condition of approval, that a detailed landscape plan be submitted at the time of building permit review which includes permitted materials per the Residential Design and Open Space Standards for the pedestrian walkway proposed City of Ren ton Department of Communi HIGHLAND OASIS Report of April 13, 2015 conomic Development Administrative Site Plan Report & Decision LUA14-00033S, SA-A Page 11 of 25 between the duplex units. The detailed landscape plan shall be submitted for review and approval by the Current Planning Project Manager. Iii. Residential Design: Purpase: Key characteristics af attractive neighborhoods include variety af housing architectural styles, enhanced by attention to selection of exterior materials, colors, and architectural detailing. 1. PRIMARY ENTRY: Homes with a visually prominent front entry foster the sense that the community is oriented ta pedestrians. Features like porches and staaps at the front entry provide opportunity for social interaction and can contribute to a sense of place for residents. Additionally, porches work to minimize the appearance af bulk by breaking up the facade. Guidelines: Entrances to homes shall be a focal paint and allow space for social interaction. Front doors shall face the street and be on the facade closest to the street. When a home is located on a corner lot (i.e., at the intersection of two roads ar the intersection of a road and a common space} a feature like a wrapped porch shall be used to reduce the perceived scale of the house and engage the street or open space on both sides. Standard: Both of the following are required: 1. The entry shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space, and 2. The entry shall include one of the following: ~ a. Stoop: minimum size four feet by six feet (4' x 6'} and minimum height twelve inches (12"} above grade, or b. Porch: minimum five feet (5'} deep and minimum height twelve inches (12") above grade. Exception: in cases where accessibility (ADA} is a priority, an accessible route may be taken from a front driveway. 2. FACADE MODULATION: The modulation of facades creates an appearance of variety, as well as visual breaks that help to create visual interest. Guidelines: Buildings shall not have monotonous facades along public areas. Dwellings shall include articulation along public frontages; the articulation may include the connection af an open porch to the building, a dormer facing the street, ar a well-defined entry element. Standard: Both of the fallowing are required: 1. The primary building elevation oriented toward the street ar common green shall have at ~ least one articulation or change in plane of at least two feet (2 ') in depth; and 2. A minimum one side articulation that measures at least one foot {1 '} in depth shall occur for all facades facing streets or public spaces. 3. WINDOWS AND DOORS: Windows and front doors are an integral part of the architectural character of a home and when they incorporate architectural elements of the home, they contribute to the overall balance and integration of the building form. Additionally, when they represent a significant amount of the facade of a home, they amplify the sense that the community is oriented to people. Guidelines: Windows and front doors shall serve os an integral part of the character of the home. Primary Site Plan Report City of Renton Deportment of Communi -:conomic Development Administrative Site Pion Report & Decision LUA14-000335, SA-A HIGHLAND OASIS Report of April 13, 2015 Page 12 of 25 windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined together to create a larger window area. Front doors shall be a focal point of the dwelling and be in scale with the home. All doors shall be of the same character as the home. ,/ Standard: All af the following are required: 1. Primary windows shall be proportioned vertically, rather than horizontally, and 2. Vertical windows may be combined together to create a larger window area, and 3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with three and one-half inches (3 1/2 ") minimum head and jamb trim around the door, and 4. Screen doors are permitted, and 5. Primary entry doors shall face a street, park, common green, pocket park, or pedestrian easement and shall be paneled or have inset windows, and 6. Sliding glass doors are not permitted along a frontage elevation or an elevation facing a pedestrian easement. 4. SCALE, BULK, AND CHARACTER: Residential communities are intended for people and homes that have appropriate scale and bulk contribute to the sense of orientation to people. Variety in the character of homes helps to minimize visual monotony while helping to foster a perception of uniqueness of place. Guidelines: A diverse streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character. Neighborhoods shall have a variety of home sizes and character. Partially Compliant Standard: All of the following are required: 1. The primary building form shall be the dominating form and elements such as porches, principal dormers, or other significant features shall not dominate, and 2. Primary porch plate heights shall be one story. Stacked porches are allowed, and 3. To differentiate the same models and elevations, different colors shall be used, and 4. For single family dwellings, na more than two (2) of the same model and elevation shall be built on the same block frontage and the same model and elevation shall not be abutting. Staff Comment: Staff could not determine compliance with item 3. above, because information regarding paint colors of the proposed structures was not included with the site plan review application materials. Staff recommends, as a condition of approval, that proposed paint colors be submitted at the time of building permit review, demonstrating compliance with the color requirements of the Residential Design Standards. Colors of the proposed structures are subject to the review and approval of the Current Planning Project Manager. 5. ROOFS: Roof forms and profiles are an important component in the architectural character af homes and contribute to the massing, scale, and proportion of the home. Roofs also provide opportunity to create variety, especially for homes of the same model. Site Plan Report City of Renton Department of Comm uni HIGHLAND OASIS conomic Development Administrative Site Plan Report & Decision LUA14-000335, SA-A Report of April 13, 2015 Page 13 of 25 Guidelines: Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of bright colors, as well as roofing that is made of material like gravel and/or a reflective material, is discouraged. Standard: Both of the following are required: 1. Primary roof pitch shall be a minimum six to twelve (6:12). If a gable roof is used, exit access from a third flaar must face a public right-of-way for emergency access, and 2. A variety of roofing colors shall be used within the development and all roof material shall be fire retardant. 6. EAVES: The design of eaves and overhangs act as unifying elements in the architectural character of a home. When sized adequately and used consistently, they work to create desirable shadows that help ta create visual interest especially from blank, unbroken wall planes. Guidelines: Eaves should be detailed and proportioned to complement the architectural style of the home. Partially Compliant Standard: The following is required: Eaves shall be at least twelve inches {12") with horizontal fascia or fascia gutter at least five inches {5") deep an the face of all eaves. Staff Comment: Based on the elevations submitted, it appears that some eaves are less than 12 inches and some eaves are missing the 5-inch minimum fascia. Staff recommends, as a condition of approval, that revised building elevations be submitted at the time of building permit review. The revised elevations shall show the minimum 12-inch eaves and 5-inch minimum fascia required. The revised building elevations shall be submitted for review and approval by the Current Planning Project Manager. 7. ARCHITECTURAL DETAILING: Architectural detailing contributes to the visual appeal of a home and the community. It helps to create a desirable human scale and a perception of a quality, well-designed home. Guidelines: Architectural detail shall be provided that is appropriate to the architectural character of the home. Detailing like trim, columns, and/or corner boards shall reflect the architectural character of the house. Partially Compliant Site Plan Report Standard: All of the following are required: 1. Three and one-half inches (3 1/2") minimum trim surrounds all windows and details all doors, and 2. At least one of the following architectural details shall be provided on each home: shutters, knee braces, flower boxes, or columns, and 3. Where siding is used, metal corner clips or corner boards shall be used and shall be at minimum two and one-half inches (2 1/2") in width and painted. If shutters are used, they shall be proportioned to the window size to simulate the ability to cover them, and 4. If columns are used, they shall be round, fluted, or strongly related to the home's architectural style. Six inches by six inches (6" x 6") posts may be allowed if chamfered and/or banded. Exposed four inches by four inches {4" x 4") and six inches by six inches (6" x 6"} posts are prohibited. Staff Comment: According to the submitted building elevations, the trim around the smaller windows located on the north and south elevations would not comply with the City of Renton Deportment of Comm uni HIGHLAND OASIS conomic Development Administrative Site Pion Report & Decision LUA14-DDD33S, SA-A Report of April 13, 2015 Page 14 of 25 minimum 3 Y, inch minimum requirement. Staff recommends, as a condition of approval, that revised building elevations be submitted at the time of building permit review. The revised elevations shall include minimum 3 Y, inch trim around all windows and doors. The revised elevations shall be submitted to the Current Planning Manager for review and approval. 8. MATERIALS AND COLOR: The use of o variety of materials and color contributes to the sense of diversity of housing stock in the community. Guidelines: A diversity of materials and color shall be used on homes throughout the community. A variety of materials that ore appropriate to the architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color or tone. Partially Compliant Standard: All of the following ore required: 1. Acceptable exterior wall materials ore: wood, cement fiberboard, stucca, stone, and standard sized brick three and one-half inches by seven and one-half inches (3 1/2" x 7 1/2") or three and five eighths inches by seven and five-eighths inches {3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be used to detail homes, and 2. When more than one material is used, changes in o vertical wall, such as from wood to brick, shall wrap the earners no less than twenty-four inches /24"). The material change shall occur at on internal corner or o logical transition such as aligning with o window edge or chimney. Material transition shall not occur at on exterior corner, and 3. Multiple colors on buildings shall be provided. Muted deeper tones, as opposed to vibrant primary colors, shall be the dominant ca/ors. Color palettes for all new structures, coded to the home elevations, shall be submitted for approval. 4. Gutters ond downspouts shall be integrated into the ca/or scheme of the home and be pointed, or of on integral color, to match the trim ca/or. Staff Comment: No information regarding colors or exterior wall materials was submitted with the site plan review materials. Staff previously recommended, as a project condition, that information regarding colors be provided at building permit review. Staff further recommends, as a condition of approval, that proposed exterior wall materials be submitted at the time of building permit review, demonstrating compliance with the requirements of the Residential Design Standards. Exterior wall materials of the proposed structures are subject to the review and approval of the Current Planning Project Manager. 9. MAIL AND NEWSPAPERS: Guidelines: Mailboxes shall be located so that they are easily accessible to residents. They shall also be architecturally compatible with the homes. Partially Standard: All of the following are required: 1. Mailboxes shall be clustered and located so as to serve the needs of USPS while not adversely affecting the privacy of residents; Compliant 2. Mailboxes shall be lockable consistent with USPS standard; Site Plan Report 3. Mailboxes shall be architecturally enhanced with materials and details typical of the home's architecture; and City of Renton Department of Communi HIGHLAND OASIS ·conomic Development Administrative Site Plan Report & Decision LUA14-000335, SA-A Report of April 13, 2015 Page 15 of 25 4. Newspaper boxes shall be of a design that reflects the character of the home. Staff Comment: Information regarding the location and design of mailboxes and newspaper boxes was not included with the site plan review materials. Staff recommends, as a condition of approval, that mailbox and newspaper box location and design be submitted at the time of building permit review, for review and approval by the Current Planning Project Manager and shall meet USPS standards. 10. HOT TUBS, POOLS, AND MECHANICAL EQUIPMENT: Guidelines: Hot tubs, pools, and mechanical equipment shall be placed so as to not negatively impact neighbors. Not Compliant 11. UTILITIES Standard: Hot tubs and pools shall only be located in back yards and designed ta minimize sight and sound impacts to adjoining property. Pool heaters and pumps shall be screened from view and sound insulated. Pao/ equipment must comply with codes regarding fencing. Staff Comment: Based on the letter from Chip Vincent to Andrew Wang dated 8/15/2014 (Exhibit 8), staff has recommended conditions to be added to the project, which require the applicant to provide a spa. A spa would also be considered a hot tub and would therefore be required to comply with this section of code. No information was provided related to the spa, as such, staff recommends, as a condition of approval, that the applicant demonstrate compliance with the hot tub regulations at the time of Building Permit Review. Conformance with the hot tub regulations would be reviewed and approved by the Current Planning Project Manager prior to the issuance of a building permit. ,r Standard: Utility boxes that are not located in alleyways or away from public gathering spaces shall be screened with landscaping or berms. 12. DUMPSTER/TRASH/RECYCLING COLLECTION AREA ,t' Standard: Both of the following are required: 1. Trash and recycling containers shall be located so that they have minimal impact on residents and their neighbors and so that they ore not visible to the general public; and 2. A screened enclosure in which to keep containers shall be provided or garages shall be built with adequate space to keep containers. Screened enclosures shall not be located within front yards. Staff Comment: The location of trash, recycling, and yard waste enclosures were not included with the site plan review materials. Therefore staff recommends, as a condition of approval, that a revised site plan be submitted at the time of Building Permit Review including the locations of the trash, recycling, and yard waste enclosures and demonstrating compliance with the screening requirements. The revised site plan shall be reviewed and approved by the Current Planning Project Manager prior to the issuance of a building permit. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. The proposed structures are not overscale and provide for adequate setback areas as well as Site Plan Report City of Renton Deportment of Comm uni HIGHLAND OASIS Report of April 13, 2015 conomic Development Administrative Site Plan Report & Decision LUA14-000335, SA-A Page 16 of 25 common open space areas and private yard areas for each unit. The proposed duplexes would be located on the eastern portion of the site fronting on Jefferson Ave NE with detached garage units on the western portion of the site fronting on the alley. Therefore, development is not concentrated on a particular portion of the site. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. The project proposal includes a pedestrian pathway between the duplexes to the open space provided within the rear yard, in addition pedestrian walkways are proposed connecting the front of the duplexes to the sidewalk to be constructed on Jefferson Ave NE. There is no walkway proposed connecting the garages to the duplexes. Staff recommends, as a condition of approval, that a detailed landscape plan be submitted at the time of Building Permit Review including a pedestrian connection between the detached garages and duplexes. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to the issuance of a building permit. Frontage improvements are required to be constructed in the right-of-way fronting the site. Street lighting is also required to be installed along the frontage of the site. The applicant is required to demonstrate compliance with the street and lighting standards outlined in the Renton Municipal Code at the time of Building Permit application. Access to the site would be provided via the existing alley along the western property line. The proposed development is expected to maintain safe and efficient pedestrian and vehicle circulation on the site. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Staff had previously recommended, as a condition of approval, that the location of refuse, recyclable, and yard waste areas be shown on the site plan. Compliance with this requirement will be verified at the time of building permit review. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. The proposed duplexes would have heights of 28 feet 8 inches, which complies with the height limits of the R-14 zone (see previous discussion under Finding 17b above). It is not anticipated that the propose duplexes would block any existing view corridors for existing structures in the project vicinity. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce naise and glare, maintain privacy, and generally enhance the appearance of the project. A conceptual landscape plan was submitted with the project application (Exhibit 4). The proposed landscaping would provide visual relief, define areas of pedestrian circulation, and add to the aesthetic enjoyment of the area. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness ar glare to adjacent properties and streets The proposed development would include 2 duplexes and does not include a surface parking lot and is similar in scale to a single family residential development. Due to the small scale of the development it is not anticipated that exterior lighting, resulting in excessive glare would be incorporated into the design of the site. Site Plan Report City of Renton Deportment of Comm uni HIGHLAND OASIS Report of April 13, 2015 conomic Development Administrative Site Pion Report & Decision WA14-000335, SA-A Page 17 of 25 Structure Placement: Provisions far privacy and noise reduction by building placement, spacing and orientation. The project is located in an area of residental uses. All the surrounding parcels are zoned R-14. The duplexes and detached garages will meet all required setbacks from property lines. Each individual duplex unit is oriented to front on Jefferson Ave NE with common open space and private yard areas proposed within the rear yard of the proposed units. The proposed duplexes and detached garages would be compatible with existing and future development in the surrounding neighborhood as permitted in the R-14 zone. Structure Scale: Consideration of the scale of proposed structures in relation ta natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. The scale, height and bulk of the proposed buildings are appropriate for the site and are comparable with other existing single family and duplex structures in the surrounding R-14 zone. The primary entrances for each duplex unit would be located along the fa~ade fronting on Jefferson Ave NE. Each unit has a private entrance separated by landscaped front yards with a pedestrian walkway connecting to the sidewalk on Jefferson Ave NE. Vehicular access would be provided via the alley to the detached garages on the rear portion of the property. The proposed structure would not have a significant impact on light access or air movement on adjacent properties. The use of the project is not influenced by factors of light or air. The design of the structures would not result in excessive shading of the property. In addition, there is ample area surrounding the building to provide normal airflow. There are no views from the subject site. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography ta reduce undue cutting and filling, and limiting impervious surfaces. The site contains 1 tree. All existing vegetation is proposed to be removed to accommodate the development of the proposed duplexes, detached garages, and associated landscaping and open space amenities. The City's Tree Retention Regulations (RMC 4-4-130) require the retention of 20 percent of significant trees in the R-14 zone. If the number of trees to be retained results in a fraction of a tree, any amount equal to or greater than Y, tree shall be rounded up. As the project site contains one existing tree the tree retention requirements would require the retention of 0.20 trees which is rounded down to O trees, therefore no trees are required to be retained on the project site. Topographically, the site is primarily flat with an elevation change of approximately S feet across the site. The applicant anticipates less than 100 cubic yards of grading for the development of the site. A geotechnical report for the site was submitted (Exhibit 7). Information on the water table and soil permeability were included. Following development, impervious surface coverage will be approximately 35 percent (35%). Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, ta define and enhance open spaces, and generally ta enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible ta damage from vehicles or pedestrian movements. A conceptual landscape plan was submitted with the project application (Exhibit 4). The proposed landscaping would provide visual relief, define areas of pedestrian circulation, define the common and private open space areas, and add to the aesthetic enjoyment of the area. Location and Consolidation: Providing access paints an side streets or frontage streets rather than Site Plan Report City of Renton Department of Comm uni HIGHLAND OASIS Report of April 13, 2015 conomic Development Administrative Site Pion Report & Decision WA14·00033S, SA·A Page 18 of 25 directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. The site fronts on Jefferson Ave NE, designated as a residential access street. In addition, an alley is located along the west {rear) property line. Vehicular access to the site is proposed via the alley; parking is proposed in two detached garages and via two additional surface parking spaces. The site plan indicates gated access to the proposed surface parking spaces, with the gates opening outward over the public alley. Gates are not permitted to open outward over public property. Staff recommends, as a condition of approval, that the site plan be revised to either remove the gated access to the surface parking spaces or show the gates opening inward, onto private property, with stops to prevent the gates from swinging outward over public property. The revised site plan shall be submitted at the time of Building Permit Review for review and approval by the Current Planning Project Manager. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, ond emergency access ways. The site development would include six (6) parking stalls (4 within garages and 2 surface spaces). Access to the proposed parking would be provided via the alley which abuts the western (rear) property line. The proposed alley access promotes separation between the vehicular access and internal and external pedestrian walkways to and around the project site. Internal pedestrian connections to the existing public sidewalk are proposed in order to provide safe and efficient pedestrian access throughout the site. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Not Applicable Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. The project is exempt from the bicycle parking requirements (RMC 4·4·080F.ll) as the projects site would results in fewer than 5 residential dwelling units. Pedestrians: Providing safe ond attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Internal pedestrian connections to the existing public sidewalk network are proposed in order to provide safe and efficient pedestrian access throughout the site. Staff has previously recommended a condition of approval regarding the materials used for the construction of the pedestrian walkways (see previous discussion under Finding 17.c.ii.1 Open Space above). The applicant is proposing private yards for each unit as well as common open space to the rear of the duplexes. The private yards are fenced with a gate opening to the common open space area and each yard would be equipped with a raised planter bed. A deep seating set with fire pit, gazebo, picnic table, and BBQ grill are proposed within the common open space area. To qualify for density bonus, staff had previously recommended as a condition of approval additional active recreation amenities (see previous discussion under Finding 17.b density above). The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable as the site is not adjacent to a shoreline. Site Plan Report City of Renton Department of Communi HIGHLAND OASIS Report of April 13, 2015 conomic Development Administrative Site Plan Report & Decision LUA14-000335, SA-A Page 19 of 25 Police and Fire: Fire and Police Department staff has indicated that existing facilities are adequate to accommodate the subject proposal. Fire impact fee of $495.10 per duplex unit is due at time of Building Permit issuance. Parks and Recreation: A parks impacts fee of $1,204.40 would be applicable to each new dwelling unit. The fee is paid at the time of building permit issuance. Drainage: A drainage report (Exhibit 6) dated January 20, 2015 was submitted by The Land Developer's Engineered Solution A Division of The Land Developer, LLC with the site plan application. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Existing Conditions. The 0.257 acre site is generally flat and cleared, covered with grass with a few small trees remaining. The site is subject to Full Drainage Review. A revised TIR including an offsite analysis will be required with the civil plan plans at construction permit submittal. Discussion regarding the frontage improvements needs to be included. There are references to a different project on page 5 and 6 that need to be corrected. A TIR worksheet needs to be included. A geotechnical report (Exhibit 7) dated October 4, 2013 was submitted and prepared by Bergquist Engineering Services with the site plan application. Due to the size of the site (11,325 sq. ft.), one test pit up to eighteen inches (18") deep was dug towards the rear of the site. No ground water was encountered. Soil type encountered was medium dense silty sands, sands and gravel. Soil type is native loamy sands. The soil type may support the feasibility of 100 % infiltration onsite. The civil engineer is proposing the use of dispersion as a flow control bmp in the TIR. Transportation: Existing right of way width on Jefferson Ave NE fronting the site is fifty feet (SO'). Jefferson Ave NE is classified as a residential access street. To meet the City's complete street standards, half street improvements including a pavement width of sixteen feet (16') from the centerline, a new vertical curb, gutter, an eight foot (8') planter strip, and five foot (5') sidewalk are required to be constructed in the right of way fronting the site per RMC 4-6-060. To build this street section one and a half feet (1 Yi') of right of way will be required to be dedicated to the City. The dedication has been shown on the Grading, Site Improvement & Drainage Plans (Exhibit 3). Future street section will be a fifty three foot (53') right of way. Paving in Jefferson is required to comply with the City of Renton's Trench Restoration and Overlay Requirements. The current transportation impact fee rate is $1,454.20 per unit for apartments. The transportation impact fee that is current at the time of building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. Vehicle access to the units will be from the thirty foot (30') wide alley located at the west end of the property. A letter dated August ·15th, 2014 was sent to Mr. Wang from Chip Vincent, CED Administrator. In that letter a Fee In Lieu in the amount of $10,000 is required to be paid prior to the issuance of the Building Permit. This amount is to cover the paving in the alley that abuts the west property boundary of the site. Schools: The Renton School District has provided assurance that students living in the proposed duplex units can be accommodated at existing facilities. Students would attend Sierra Heights Elementary, McKnight Middle School and Hazen High School. Students attending Sierra Heights Elementary School and Hazen High School would be bussed to school. Students attending McKnight Site Plan Report City of Renton Department ofCommunit conomic Development HIGHLAND OASIS Report of April 13, 2015 Middle School would walk to school. Administrative Site Plan Report & Decision LUA14-000335, SA-A Page 20 of 25 Students attending Sierra Heights Elementary School would walk south along the existing sidewalk on Jefferson Ave NE for 0.1 miles to the bus stop at Jefferson Ave NE and NE 13th St. Students attending McKnight Middle School would walk north on the existing sidewalk along Jefferson Ave NE and turn west and walk on the existing sidewalk along NE 16th Street to McKnight Middle School. Students attending Hazen High School would walk 0.15 miles to the bus stop at NE 16th Street and Kirkland Ave NE. To get to the bus stop, students would walk north on the existing sidewalk along Jefferson Ave NE to NE 16th Street, then head east on the existing sidewalk along NE 16th Street to the bus stop at NE 16th Street and Kirkland Ave NE. The current Renton School impact fee rate is $1,360.00 per unit for duplexes. Payment of the school impact fee is due at the time of issuance of the building permit. Water and Sewer: All new construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must be located within three hundred feet (300') of all structures. There is a fire hydrant in the vicinity that may be counted towards the fire protection of this project, but is subject to verification for being within three hundred feet (300') of the nearest corner of all buildings. Existing hydrant(s) counted as fire protection will be required to be retrofitted with a five inch (5") quick disconnect storz fitting if not already in place. System development fees for water are based on the size of each domestic water meter that will serve each building. Fee for three quarter inch (3/4") or one inch (1") water meter is $2,809.00. Fee for a one and a half inch (1 Y,") meter is $14,045.00. Fee for a three quarter inch (3/4") meter installed by the City is$ 3,710.00. Fee for a one inch (1") meter installed by the City is $3,770.00. Fee for a one and a half inch (1 Jt,") meter installed by the City is $5,330.00. A separate side sewer stub shall be provided to each building. Side sewers shall be a minimum 2% slope. System development charge (SD() for sewer is based on the size of the domestic meter(s). Sewer fees for a three quarter inch (3/4") meter or one inch (1") meter is $2,033.00 per unit. This is payable at the time the utility construction permit is issued. All fees are subject to change. I G. CONCLUSIONS: 1. The proposal complies with the Site Plan Review Criteria if all conditions of approval are met. 2. The proposal is compliant and consistent with the plans, policies, regulations and approvals, if all conditions of approval are met. 3. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. 4. The proposed use is anticipated to be compatible with existing and future surrounding uses as permitted in the R-14 zoning classification. 5. The scale, height and bulk of the proposed structures are appropriate for the site. 6. Safe and efficient access and circulation has been provided for all users, if all conditions of approval are met. 7. There are adequate public services and facilities to accommodate the proposed use. Site Plan Report City of Renton Department of Communi HIGHLAND OASIS Report of April 13, 2015 conomic Development Administrative Site Plan Report & Decision LUA14-000335, SA-A Page 21 of 25 8. The proposed site plan ensures safe movement for vehicles and pedestrians and has mitigated potential effects on the surrounding area if all conditions of approval are complied with. 9. The proposed development would not generate any long term harmful or unhealthy conditions. Potential noise, light and glare impacts from the proposed use have been evaluated and mitigated, if all conditions of approval are complied with. 10. Landscaping has been provided in all areas not occupied by the building or paving. 11. The proposal complies with the Density Bonus Criteria, provided all conditions of approval are complied with. I H. DECISION: The proposed Site Plan and Density Bonus for Highland Oasis, File No. LUA14-000335, SA-A are approved, subject to conditions. The proposal is subject to the following conditions: 1. The landscape plans shall be revised to include a pea patch with raised beds and a spa with a gazebo or other approved active common recreation amenities as approved by the Current Planning Project Manager. The revised landscape plans shall be submitted at the time of Building Permit application for review and approval by the Current Planning Project Manager, prior to Building Permit issuance. 2. A detailed landscape plan shall be submitted at the time of Building Permit application including trees, shrubs and groundcover within the ten foot (10') onsite landscape strip. In addition, the detailed landscape plan shall include different symbols to distinguish Blue Oat Grass from the concrete pavers on the planting plan. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager, prior to Building Permit issuance. 3. The applicant shall submit a revised site plan at the time of Building Permit application assigning parking spaces to the proposed duplex units. The revised site plan shall be reviewed and approved by the Current Planning Project Manager prior to issuance of the Building Permit. 4. The Grading, Site Improvement, and Drainage Plan shall be revised to provide asphaltic concrete, cement or equivalent material of a permanent nature for the driveway and parking surfaces. The revised Grading, Site Improvement, and Drainage Plan shall be submitted to the Plan Reviewer and the Current Planning Project Manager for review and approval prior to Building Permit issuance. 5. The garage plans shall be revised to provide a minimum of two (2) parking spaces meeting the standard 9-foot by 20-foot dimensional requirements. The revised garage plans shall be submitted to the Current Planning Project Manager at the time of Building Permit Review for review and approval prior to Building Permit issuance. 6. The note on sheet L-3 of the Landscape Plans shall be amended as follows: Owner reserves the right of select alternative manufacturers, materials and products of equivalent or better quality, subject to City approval, an updated L-3 plan sheet shall be provided to the Current Planning Project Manager prior to Building Permit issuance. 7. A detailed landscape plan shall be submitted at the time of Building Permit Review which includes permitted materials (paved asphalt, concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints) per the Residential Design and Open Space Standards for the pedestrian walkway proposed between the duplex units in lieu of the proposed woodchip path. The detailed landscape plan shall be submitted for review and approval by the Current Planning Project Manager, prior to Building Permit issuance. Site Plan Report City of Renton Department of Comm uni HIGHLAND OASIS Report of April 13, 2015 canomic Development Administrative Site Plan Report & Decision LUA14-000335, SA-A Page 22 of 25 8. Information regarding proposed paint colors of the duplexes and detached garages shall be submitted at the time of building permit review, demonstrating compliance with the color requirements of the Residential Design Standards. Colors of the proposed structures are subject to the review and approval of the Current Planning Project Manager, prior to Building Permit issuance. 9. Revised building elevations shall be submitted at the time of building permit review. The revised elevations shall show the minimum 12-inch eaves and 5-inch minimum fascia required, by RMC 4-2- 115F. The revised building elevations shall be submitted for review and approval by the Current Planning Project Manager, prior to Building Permit issuance. 10. Revised building elevations shall be submitted at the time of building permit review. The revised elevations shall include minimum three and a half inch (3 Y,") trim around all windows and doors. The revised elevations shall be submitted to the Current Planning Manager for review and approval, prior to Building Permit issuance. 11. Information regarding proposed exterior wall materials shall be submitted at the time of Building Permit Review, demonstrating compliance with the requirements of the Residential Design Standards. Exterior wall materials of the proposed structures are subject to the review and approval of the Current Planning Project Manager, prior to Building Permit issuance. 12. Mailbox and newspaper box location and design shall be submitted at the time of Building Permit Review for review and approval by the Current Planning Project Manager, prior to Building Permit issuance. The mailbox location and design shall be approved by the USPS. Such approval shall be provided prior to Building Permit issuance. 13. The applicant shall demonstrate compliance with the hot tub regulations at the time of Building Permit Review. Conformance with the hot tub regulations would be reviewed and approved by the Current Planning Project Manager prior to the issuance of a Building Permit. 14. The site plan shall be revised to either remove the gated access to the surface parking spaces or show the gates opening inward, onto private property, with stops to prevent the gates from swinging outward over public property. The revised site plan shall by submitted at the time of Building Permit Review for review and approval by the Current Planning Project Manager, prior to Building Permit issuance. 15. A Fee In Lieu in the amount of $10,000 is required to be paid to the City of Renton Public Works Department prior to the issuance of the Building Permit. This amount is to cover the paving in the alley that abuts the west property boundary of the site. 16. A revised site plan shall be submitted at the time of Building Permit Review including the locations of the trash, recycling, and yard waste enclosures and demonstrating compliance with the screening requirements. The revised site plan shall be reviewed and approved by the Current Planning Project Manager prior to the issuance of a Building Permit. 17. A detailed landscape plan shall be submitted at the time of Building Permit Review including a pedestrian connection between the detached garages and duplexes. The detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior to the issuance of a Building Permit. ' ' ~ Jennifer Henning, Planning Director Site Plan Report d.-1 -~ I., "-< '· : I~' ,; ( I j Date City of Renton Department of Comm uni HIGHLAND OASIS Report of April 13, 2015 conomic Development TRANSMITTED thi5 13th day of April 2015 to the Contact/Applicant/Owner: Contact: Andrew Wang 12419 NE 140'" St Kirkland, WA 98034 Owner/Applicant: Jennifer Zhou 12419 NE 140'" St Kirkland, WA 98034 TRANSMITTED thi5 13'" day of April 2015 to the Partie5 of Record: None TRANSMITTED thi, 13'" day of April 2015 to the following: Jennifer Henning~ Planning Director Steve Lee, Development Engineering Manager Vane,,a Dolbee, Current Planning Manager Fire Marshal Renton Reporter Land Use Action Appeals, Request for Reconsideration, & Expiration Administrative Site Plan Report & Decision WA14-000335, SA-A Page 23 of 25 The Administrative Site Development Plan Review decision will become final if the decisions are not appealed within 14 days of the decision date. APPEALS: An appeal of the decision(s) must be filed within the 14-day appeal period (RCW 43,21,C,075(3); WAC 197-11-680), Appeals must be filed in writing to the Hearing Examiner on or before 5:00 p,m. on April 27, 2015. Renton Municipal Code Section 4-8-110 governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the $250.00 application fee to Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. RECONSIDERATION: Within 14 days of the decision date, any party may request that a decision be reopened by the Administrator (Decision-maker). The Administrator (Decision-maker) may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the Administrator (Decision-maker) finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal timeframe. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits hauls hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise Site Plan Report City of Renton Department of Communi HIGHLAND OASIS conamic Development Administrative Site Plan Report & Decision WA14-00033S, SA-A Report of April 13, 2015 Page 24 of 25 approved by the Development Services Division. Technical Services: l. The legal description for the proposed dedication of 1.5 feet needs to include "in Section 4, Township 23 North, Range S East, W.M.," following the word "SITUATE." The legal description needs to be incorporated in a formal Deed of Dedication document together with a map exhibit. Each page of the document needs to include page numbers in the form of Page# of# of pages. Please use the City's standard Deed of Dedication template. Water: l. All new construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of all structures. There is a fire hydrant in the vicinity that may be counted towards the fire protection of this project, but is subject to verification for being within 300 feet of the nearest corner of all buildings. 2. Existing hydrant(s) counted as fire protection will be required to be retrofitted with a S" quick disconnect storz fitting if not already in place. 3. System development fees for water are based on the size of each domestic water meter that will serve each building. Fee for Y. inch or 1 inch water meter is $2,809.00. Fee for a 11/2 inch meter is $14,045.00. 4. Fee for a Y. inch meter installed by the City is$ 3,710.00. Fee for a 1 inch meter installed by the City is $3,770.00. Fee for a 11/2 inch meter installed by the City is $5,330.00. Sewer: 1. A separate side sewer stub shall be provided to each building. Side sewers shall be a minimum 2% slope. 2. System development charge (SDC) for sewer is based on the size of the domestic meter(s). Sewer fees for a Y." meter or 1 inch meter is $2,033.00 per unit. This is payable at the time the utility construction permit is issued. Surface Water: l. There is no drainage conveyance system in Jefferson Ave NE. 2. A drainage report dated January 20, 2015 was submitted by The Land Developer's Engineered Solutions A Division of The Land Developer, LLC with the site plan application. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Existing Conditions. The 0.257 acre site is generally flat and cleared, covered with grass with a few small trees remaining. The site is subject to Full Drainage Review. A revised TIR including an offsite analysis will be required with the civil plan plans at construction permit submittal. There are references to a different project on page Sand 6 that need to be corrected. A TIR worksheet needs to be included. 3. A geotechnical report dated October 4, 2013 was submitted and prepared by Bergquist Engineering Services with the site plan application. Due to the size of the site (11,325 sq. ft.), one test pit up to 18 inches deep was dug towards the rear of the site. No ground water was encountered. Soil type encountered was medium dense silty sands, sands and gravel. Soil type is native loamy sands. The soil type may support the feasibility of 100 % infiltration onsite. The civil engineer is proposing the use of dispersion as a flow control bmp in the TIR. 4. Surface water system development fee is based on a rate of $0.540 per square foot of new impervious surface area. Fee is payable prior to issuance of the construction permit. Transportation: 1. Existing right of way width in Jefferson Ave NE fronting the site is SO feet. Jefferson Ave NE is classified as a residential access street. To meet the City's complete street standards, half street improvements including a pavement width of 16 feet from the centerline, a new vertical curb, gutter, an 8 foot planter strip, S foot sidewalk, and street lighting are required to be constructed in the right of way fronting the site per City code 4 6 060. To build this street section 11/2 feet of right of way will be required to be dedicated to the City. It is shown on the plan. Future street section will be a 53 foot right of way. 2. Paving in Jefferson is required to comply with the City of Renton's Trench Restoration and Overlay Requirements. 3. The current transportation impact fee rate is $1,454.20 per unit for apartments. The transportation impact fee that is current at the time of building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. 4. Street lighting is required in Jefferson. A street lighting plan shall be included with the civil plans at time of construction permit submittal. Site Plan Report City of Renton Department of Communi HIGHLAND OASIS Report of April 13, 2015 conomk Development Administrative Site Pion Report & Decision LUA14-000335, SA-A Page 25 of 25 5. Vehicle access to the units will be from the 30 foot wide alley located at the west end of the property. A letter dated August 15th, 2014 was sent to Mr. Wang from Chip Vincent, CED Administrator. In that letter a Fee In Lieu in the amount of $10,000 is required to be paid prior to the issuance of the building permit. This amount is to cover the paving in the alley that abuts the west property boundary of the site. General Comments: 1. Separate permits and fees for side sewer connection, water meter and storm connection will be required. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3. Rockeries or retaining walls greater than 4 feet in height will be require a separate building permit. Structural calculations and plans shall be submitted for review by a licensed engineer. Special Inspection is required. 4. A tree removal and tree retention/protection plan shall be included with the civil plan submittal. Site Plan Report f""". 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N. a-~----__ email~ ___________ ) L~!=~TON, '!!fA. 98056-31 ~---______ :"'[-_-.~~ --_,1_._J L _______ _ ~~St;-.;. /I.COT IIARRl!oR l'l:EQUIREO WHERE TREES ARE WITHIN 6'-0' OF ANY CURB OR BlOEWAll<: EDGES. 1Q' LENGTH CENTE:AED ON me:E ROOT BALL,§' ON EAC-~ sioe OF TI:!UNK .-LAce AT CURB OR 81DEWAL~ AMEFIICAN DFI/IJNAGE PRODUCTS lvlOOELRl!-i& DECIDUOUS TREE PLANTl~G ~O STAKING OETAll pCant TR 1 /\NGJ'...1\~ St'/\CING DETAL c.,,~·..,, ::,, ""' '"~,.,~," _!-<ff:Tl~;" -··----......... ,..,...,..,,_.._ r==-=.,. !i,h!r =~'" :-;:.~:=;;;:'"" ' ~:':;1~r~Erc:J.. l_:i:~i:-~=; 8NE GAL:DN Alie LAP.Gl!:R 1".ATERIA:S SHRUB PLANTING DETAIL """""""'\. r ..,,i:,,,mV>FClm,..L:I<"""'"' W'"""'""'-'"'""-""'"""' I = I I 11'!0,0-. SHRUB AND GRDUNDCOVER PLANTING ........ "" ..... "'" GENERAL PLANTING NOTES 1. The landscape contractor 9hell be responsible for famllertzlng themselves with other elte Improvements prior to starting any work on the project. 2. The landscape contrector shall use caution while e>Ccavetlng to evold disturbing any utility. If util!tles are disturbed the contractor ehatl at ont:e noUfy the general contr111ctor, owner or anyona thl!lt would have lnt111reet In the disturbance. The landscape contractor shell cell for a complete locate prlor to a tart of work. 3. The lendscape contrector shall be responsible for computing the correct quentitles of plant msterlels, amounts of materials euch as sol I, bark and any other requlr11d me1erle!s end labor etc. needed to complate the project. 4. Ground, cover If used, shall be planted In en equlleterel b'lengular apeclng pettem et the spacing ahown on the plan set metertals legend. Where ground co~ffl abut a curb, walk or plantlng bed edge the minimum spacing to the edge le 12" l'rom the center of the plant. 5. All sub-grades shell be set by th general contractor to 1110th cf en Inch of finish grade leH the depth of the specified Imported topsoil depth. a. A minimum depth of 4" three way Imported topsoil shell be used In all ~anting areas end lawn areaa. 7. Rototlll all shrub--lawn areas toe depth of 8' ei,;cept areas that slope end ~lllng would Jeopardised stability a. Provide a minimum depth of 2-112' nne bark mulch In ell new shrub bads, keep mulch off plant trunk. 9. Fertilize el! plantings with agro t111nsplsnl ferllllnir 4-2·2 par the manufacturers 11paclflcaUons. 10. Fertilize ell plantlnga with agrifomi teblet9 per the menufac1Urel'fl epeclflcatlons. 11. All plant matarlela eh all conform to the cun-ent adltlon of the A.A.N. standards for nu1"1ery stock. Any replacements of dead or damaged etock shall be completed et once. 12. The landscape contractor shell maintain the landscape durTlng and lhrough construction end until final acceptance. 13. The landscape contractor shall guarantee end waranlee ell meterlahs end workmanship for a period of one year end/or one complete growing 181!1son 14. The property 0Wf1er ehall water ell areas after acceptance from the lendecape contractor and through the one year end one complete growing seeson of 911 plant materiels. 15. The common area beck yard will be hand watered by the residents. ~ ~ ~ Hi ta ,; ~: ~ I 'F ·I 11 ' ~. ,!'' /~i~ I !t;i ' !f:i' 11~0-::::J: •\ \·t;··,,·%-------~ii;\?;/_ / _;! r==----., ~// -. .....,-· , ~ I B 11 mt~ !!j :Sii.<1l "1 ~ I' I IB i:J z ,c ..J --~~i £2 ~ ~ ~C/) • Offii c:, u. . I-~ u. z '-' UJ 0 UJ ~ 1-,:c 0) z 1 0(!);;: UJ ~:E ..-oc, ' ---- 5 f:j ·,, I ~ ii;~ !~ ~ In 1~~•1- 1~ ~ - 8 i~~ ~ ; UJ "" ""~ ;:: ~ I-= UJ = w = RECEIVED MAR 1 2 2015 ~~ ! i r~·;::;----- ,.:s<>itt ,, ,s ~;,aD im -_________________ ____(C~l~TY~O~F ~RE~N~T~O~N~~'~" ! L -2 PLANNIN " "- () ;!! =i I > -( ~o :8~ti gi~ ~---10 00 ;jii a: m ,. " z" cm ~w ,. m "" "~ "w m--< " er mm ~~ ,. " --< er m--< "--< ,. 0 s;~ ,. r zm 0~ s:: )> ;,o :z .,, -<,) ;o t-:> Q rn r-..;i s; z ::;: ~ -t L.Tl oo ir 1. -.,jij:Jl ,, J i~.~~~; 11 11 m1n '§'Ill, '.! 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' .. , . :.---· ,r-.. n .Z--~ ""_,,, ....... ,,. .. ~ .... ..,-----.. ..,,,,,_ .. ____ _.. __ , ____ ,...:, . .__.,,..., ........... _,. __ ~---,-,- ) TECHNICAL INFORMATION REP( of HIGHLAND OASIS DUPLEXES 1419 Jefferson Avenue NE Renton, WA for Andrew Wang 12419 NE 140th Street Kirkland, WA 98034 by THE LAND DEVELOPER'S ENGINEERED SOLUTION EXHIBIT 6 Entire Document Available Upon Request A Division of THE LAND DEVELOPER, LLC Erik B. Ainsworth, PE POBox4420 Tumwater, WA 98501 (360) 250-3973 January 20, 2015 RECEIVED MAR 1 2 2015 CITY OF RENTON PLANNING DIVISION EXHIBIT 7 27207 8th Avenue S P. 0. B Des Moines, Washington 98198 Des Moines, V, Phone: 253.941.9399 • Fax 253.941.9499 • E-mail: soilsengir Entire Document Available Upon Request Mr. Andrew Wang 12419 NE 140-Street Kirkland, Washington 98034 Dear Andrew: Re: October 4, 201 RECEIVEo<ECE/VED MAR 1 3 2014 .--MAR 3 1 29-!4. CITY OF RENroflTY OF RENTON PLANNING DIVISION PLANNING DIVISION Subsurface Exploration, and Geotechnical Engineering Services Two Duplex Residences 1419 Jefferson Avenue NE Renton, Washington King Co. Tax Parcel No. 7227801625 BES Project No.: 201338-1 We are pleased to provide this report of our subsurface exploration and geotechnical engineering properties of the subsurface soils for the planned infiltration trenches for the referenced project. This work was performed in accordance with our proposal number 1182013 dated June 12, 2013. which you authorized on September 3, 2013. PROJECT DESCRIPTION: The referenced property will be developed with two, residential duplexes. According to Andy Rykels. PE of Rykels Engineering Group, Inc .. stormwater will be dispersed by sheet flow. SCOPE OF WORK: Bergquist Engineering Services excavated one test pit to a depth of about eight (8) feet below the existing grade. The test pit was be excavated in a DoWN To EARTH ENGINEERING 5o!UTJON5 Denis Law Mayor August 15, 2014 Andrew Wang 12419 NE 140th St Kirkland, WA 98034 via email: awangpro@gmail.com EXHIBIT 8 Department of Community and Economic Development C.E.11Chip 11 Vincent, Administrator RE: Highlands Oasis, 1419 and 1421 Jefferson Ave NE (LUA14-000335, SA-A) Dear Mr. Wang: Thank you for meeting with me last week to discuss the items requiring resolution in order for you to move forward with completing revisions needed to complete the Site Plan Review for the Highlands Oasis project. This letter summarizes the items we discussed and provides direction for you to rely on in order to proceed with revisions and refinements. 1. Garage Setbacks from the Alley. It is expected that vehicle access will occur from the alley and that parking will occur off of the alley on the site. Please note that we will allow the garages to be set back 5 feet from the property line. However, if you want parking in front ofthe garage, then the garages would need to be setback 20 feet from the rear property line. 2. Fee-in-Lieu Payment for Alley. A fee-in-lieu payment in the amount of $10,000.00 will be required to be submitted to the City of Renton prior to the issuance of the building permits in order to offset the cost of the City of Renton paving that portion of the alley that abuts the west property boundary of the site. 3. Building Occupancy Related to Alley Paving. Occupancy of the new structures will be allowed provided all other life/safety issues and conditions of approval are complied with, regardless of the timing for the installation of paving in the alley. 4. Bonus Density Site Amenities. Pending approval ofthe landscaping plan, site design elements, and other components being evaluated as part of the Site Plan Review process, the City will accept the following components: a pea patch with raised beds and spa with a gazebo as sufficient to meet the Density Bonus Review feature requirements for "Active common recreation amenities such as sports courts, recreation center, pool, spa/Jacuzzi." Per RMC 4-8-120D12, the Renton City Hall • 1055 South Grady Way • Renton,Washington 98057 • rentonwa.gov Andrew Wang Page 2 of2 August 15, 2014 .. Landscaping Plan submitted with the Site Plan application shall be "A fully dimensioned plan, prepared by a landscape architect registered in the State of Washington, a certified nurseryman, or other similarly qualified professional ... " 5. Underground Utilities. We are still in discussions regarding your requested variance from the utility undergrounding requirements and will provide you with that decision within two weeks. If you have questions regarding this letter, please contact Jennifer Henning, Planning Director, at 425-430-7286. Sincerely, C.A. ~ C.E. "Chip" Vin:;_n_t \ ~ CED Administrator cc: Jennifer Henning, Planning Director Vanessa Oolbee 1 Current Planning Manager Steve lee, Development Engineering Manager Jill Ding, Senior Planner Jan Illian, Plan Reviewer . DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE SITE DEVELOPMENT PLAN REPORT & DECISION REPORT DATE: Project Name: Owner/ Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: April 9, 2015 Highland Oasis Jennifer Zhou, 12419 NE 140th St, Kirkla nd , WA 980 LUA14-000335, SA-A Jill Ding, Senior Planner Application to construct two 2,688 square foot duplexes on an 11,180 squa re foot site zoned R-14 (residential 14 dwelling units per acre). The applicant has submitted a request for the approva l of one additional dwelling unit per the criteria se t forth under RMC 4-9-065 Density Bonus Review. To qualify for Bonus Density, the applicant has proposed to provide vehicular access to the units via the existing alley to the rear of the property and provide active recreational amenities on site. 1.5 f ee t of righ t-of-way dedication would be provided along Jefferson Ave SE. The site is located within an Aquife r Protection Area 1419 Jefferson Ave NE 11,180 sf (0.26 ac) Project Location Map LUA14-000335 Site Plan Report Jill Din From: Chip Vincent Sent: Tuesday, September 30, 2014 4:32 PM 'Andrew Wang' To: Cc: Subject: Jennifer T. Henning; Vanessa Dolbee; Jill Ding RE: Highlands Oasis Andrew, sorry for the delay in responding to your follow up questions. I have reviewed your project and questions with staff and provide you with the following responses to your questions: 1) Pursuant to RMC a minimum and maximum of 1.6 parking spaces per 3 bedroom or large dwelling unit is required in the R-14 zone. Based on your proposal for four 3 bedroom units a total of 6.4 spaces would be required per code. Modifications can be requested per RMC 4-4-0SOF.10.d and require a letter and a $103.00 fee. Staff has reviewed your proposal and without clear justification it would be difficult to support a modification to reduce the parking for the site from 6 spaces to 4 spaces. With the rounding provisions a 0.4 space reduction is already being applied to the site. 2) Based on the letter sent to you on August 15, 2014 the pea patch, raised beds and spa with a gazebo would meet the requirements for Density Bonus, "Active common recreation amenities" as described in RMC 4-9- 065. I believe you are asking in your question if these "amenities" can be double counted for the open space requirements of RMC 4-2-115. If this is the case, then the amenities can only count towards one section of code either RMC 4-2-115 or RMC 4-9-065. Based on RMC 4-2-115, 350 SF of Common Open Space and 250 SF of Private Yard space is required to comply with this section of the code. In order to comply with both sections the 600 SF of "Common and Private Open Space" shall be provided per unit [total of 2,400 SF (600 SF x 4 units= 2,400 SF)] in addition to the pea patch, raised bed, and spa with gazebo. Additional open space would be required that complies with RMC 4-2-115 which will be reviewed at the time you re-submit your lands use application. 3) City Council does not have a schedule for when they take action on items that go before the Committee of Whole, as such there is not date to provide you. Andrew, at this time City staff has spent a large amount of time working with you on your project, and I believe we have provide to you the most amount of assurances we can without going through the required public process for land use applications. At this time, I recommend you utilize the necessary professionals to put together your resubmittal package for official land use review and schedule an appointment with Jill for the intake. From: Andrew Wang (mailto:awangpro@gmail.com] Sent: Friday, August 15, 2014 4:18 PM To: Chip Vincent Cc: Jennifer T. Henning Subject: Re: Highlands Oasis Thanks Mr. Vincent, Have the following questions: G,r-L t.A.A/4-o::>0315 ~llW +,'(<L 1. Right now we're planning 1 parking spot for each unit, or 4 total. Each of the 4 units will have 3 bedrooms. Can you confirm that no additional parking will be required or grant a parking modification? We don't want additional parking, and there isn't enough space for another 15' of setback. 1 2. Can you confirm the pea-patch also fulfills the Standards for Common Open Space and address my following proposal? Open space requirement will be met with a (30' x 50') P-Patch with 4 plots and raised vegetable beds with shed and composite bins. Access to Pea-Patch from the sidewalk will NOT be required since only the residents of the 4 units will be using this amenity. Water will be provided from facets from back of town home buildings. This way, each unit is responsible for its water bill/usage. 3. Do you know when the city council will make a ruling regarding the street frontage improvement? Sincerely, Andrew Wang On Fri, Aug 15, 2014 at 1:57 PM, Chip Vincent <CVincent@rentonwa.gov> wrote: Mr. Wang, Please see attached letter summarizing the items we discussed at our meeting last week. Thank you, C.E. "Chip " Vincent Administrator Department of Community & Economic Development City of Renton 1055 South Grady Way, 6th Floor Renton, WA 98057 Phone: 425-430-6588 Fax: 425-430-7300 cvincent@rentonwa.gov www.rentonwagov 2 SENL COMPLETE THIS SECTION • Complete items 1 , 2, and 3. Also complete item 4 if Restricted Delivery Is desired. • Print your name and address on the reverse so that we can return the card to you. • Attach this card to the back of the mailpiece, or on the front if space permits. 1. Article Addressed to: AY\cl.r~w Wc,..r'j 1 '2.i-i \C\ NE. I '10~" 5,r~ek K-. .... \<;. \D..fld WA '~ g D 311 I COMPLETE THIS SECTION ON DELIVERY ery If YES, enter delivery address below: D Express Mail 3. Service Type .H Certified Mail D Registered D Insured Mail D Return Receipt for Merchandise 0 C.0.D. 4. Restricted Delivery? (Extra Fee) DYes 2. A umber (Transfer from servic6 1B 7011 0470 0002 8894 1934 PS Form 3811, February 2004 Domestic Return Receipt 102595-02-M-1540 ~;_;E.-::\ TT t r.:: UNITED 5TATES~9H~VICE 1'9()CT '1~ P'M 5 L First-Class M Postage & Fees Paid USPS Permit No. G-10 • Sender. Please print your name, address, and ZIP+4 in this box • "5\\\ \7\(\J Lt,/Y\{YI"'-(\ ,-\-1 "'""' [tt.(,t,M•L ~\Jt~ I 0'55 s. C-tr'A.d..7 \.::,fu.f ~~v,..\uA,. Wf\ "!'3 DS1 , 1,, 111 11 11 11111,,1111 JI, 1,, 1,, lllu' 'hlll 1111, 1,1 1111 ,111 111,, Andrew 3 Denis Law . . C"t f _ _:May:or _____ .. 1 ; ~· x,llf©1t l August 15, 2014 Andrew Wang 12419 NE 140th St Kirkland, WA 98034 via email: awangpro@gmail.com Department of Community and Economic Development C.E."Chip"Vincent, Administrator RE: Highlands Oasis, 1419 and 1421 Jefferson Ave NE (LUA14-000335, SA-A) Dear Mr. Wang: Thank you for meeting with me last week to discuss the items requiring resolution in order for you to move forward with completing revisions needed to complete the Site Plan Review for the Highlands Oasis project. This letter summarizes the items we discussed and provides direction for you to rely on in order to proceed with revisions and refinements. 1. Garage Setbacks from the Alley. It is expected that vehicle access will occur from the alley and that parking will occur off of the alley on the site. Please note that we will allow the garages to be set back 5 feet from the property line. However, if you want parking in front of the garage, then the garages would need to be setback 20 feet from the rear property line. 2. Fee-in-Lieu Payment for Alley. A fee-in-lieu payment in the amount of $10,000.00 will be required to be submitted to the City of Renton prior to the issuance of the building permits in order to offset the cost of the City of Renton paving that portion of the alley that abuts the west property boundary of the site. 3. Building Occupancy Related to Alley Paving. Occupancy of the new structures will be allowed provided all other life/safety issues and conditions of approval are complied with, regardless ofthe timing for the installation of paving in the alley. 4. Bonus Density Site Amenities. Pending approval ofthe landscaping plan, site design elements, and other components being evaluated as part of the Site Plan Review process, the City will accept the following components: a pea patch with raised beds and spa with a gazebo as sufficient to meet the Density Bonus Review feature requirements for "Active common recreation amenities such as sports courts, recreation center, pool, spa/Jacuzzi." Per RMC 4-8-120D12, the Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov • ~ -flLe A~ u~ U,7vL! _.e,,ffV<A :..Lu,(_ ~ ,,Mr.~· .. Andrew Wang Page 2 of 2 August 15, 2014 Landscaping Plan submitted with the Site Plan application shall be "A fully dimensioned plan, prepared by a landscape architect registered in the State of Washington, a certified nurseryman, or other similarly qualified professional ... " 5. Underground Utilities. We are still in discussions regarding your requested variance from the utility undergrounding requirements and will provide you with that decision within two weeks. If you have questions regarding this letter, please contact Jennifer Henning, Planning Director, at 425-430-7286. Sincerely, C.E. "Chip" Vincent CED Administrator cc: Jennifer Henning. Planning Director Vanessa Dolbee, Current Planning Manager Steve Lee, Development Engineering Manager Jill Ding, Senior Planner Jan Illian, Plan Reviewer Denis Law ___ _:May:..or ____ ,,,,,,.,.,,~:;r ~ ....... October 28, 2014 Andrew Wang 12419 NE 1401h Street Kirkland, WA 98034 SUBJECT: "Final" Notice Community & Economic Development Department C.E."Chip"Vincent, Administrator Highland Oasis/ LUA14-000335 Dear Mr. Wang: The Planning Division of the City of Renton has determined that the above subject application is expired. According to RMC 4-8-lOOC.4 -Expiration af Complete Land Use Applications, the application submitted on March 13, 2014 has been inactive for ninety (90) days or more and an administrative decision has not been made and/or has not been reviewed by the Hearing Examiner in a public hearing. According to our records, an "On-Hold" notification (enclosed) was mailed on April 14, 2014, stating additional information was necessary in order to continue processing the submitted application. A second "On-Hold" notice was mailed July 24, 2014, extending the submittal deadline to October 14, 2014. As ofthe date of this letter, the requested information has not been received. Therefore, this is your final notice, if the City of Renton Planning Division does not receive a written request to continue processing the application and the requested information within six (6) months of the date of this letter the applicationshall be null and void. If you have any questions, please contact me at (425) 430-6598. Sincerely, 1 //'! .. ,/._ /' ),£...,__ __ {_,4~~v,,£0~.._ Foe Jill Ding Senior Planner Enclosed: "On-Hold" Letter-dated: April 14, 2014 Second "On-Hold" Letter -dated July 14, 2014 cc: Jennifer Zhou / Owner(s) Renton City Hall , 1055 South Grady Way , Renton, Washington 98057 , rentonwa.gov •~------ --De::::~:..: w ------1 {£'.r-"l:ttJ r 1 July 24, 2014 Andrew Wang 12419 NE 1401h Street Kirkland, WA 98034 Community & Economic Development Department C. E. "Ch ip"Vi ncent, Administrator SUBJECT: Second "On Hold" Notice Highland Oasis, LUA14-00033S, SA-A Dear Mr. Wang: The Planning Division of the City of Renton accepted the above master application for review on March 20, 2014. During our review, staff determined that additional information was necessary in order to proceed further. The project was placed "On Hold" and an "On Hold" Notice was sent to you on April 14, 2014. The information requested in the "On Hold" Notice was due on July 14, 2014. The requested information· has not yet been received, however a 90-day extension is being granted as staff is aware that you have been working to revise your submittal to address our comments. Please submit the information requested in the original "On Hold" Notice dated April 14, 2014 (attached), by October 14, 2014. Please contact me at {425) 430-6598 or jding@rentonwa.gov if you have any questions. Sincerely, i,:.~io Senior Planner Attachment Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov April 14, 2014 Andrew Wang 12419 NE 1401h Street Kirkland, WA 98034 SUBJECT: "On Hold" Notice Highland Oasis, LUA14-000335, SA-A Dear Mr. Wang: The Planning Division of the City of Renton accepted the above master application for review on March 20, 2014. During our review, staff has determined that additional information is necessary in order to proceed further. The following will need to be corrected and submitted before July 14, 2014 so that we may continue the review of the above subject application: 1. The submitted plans appear to have been altered from their original size, as such they no longer match the scale identified on the plans. Please resubmit revised Temporary Erosion Sedimentation Controls, Site Grading, and Tree Plan, Site Improvement and Individual Lot Drainage Plan, Landscape Plans (Title sheet, Planting Plan, Plant Schedule (sheet 1) and Irrigation Plan (sheet 3), Elevations (sheets A-9 and A-10), Building Sections (sheet A-11), and Floor Plans (sheets A-2 and A-3). 2. At this point, staff is not supportive of the application for the Density Bonus. RMC 4-9-06SD provides criteria for approval of the Density Bonus. In your application, you propose a shared hot tub within the rear yard of the proposed duplexes to qualify as "Active common recreation amenities such as sports courts, recreation center, pool, spa/jacuzzi". To qualify for compliance with this criterion multiple amenities above and beyond what is required in the Residential Design Standards would be required to qualify for the Density Bonus (see further discussion below under open space requirements). Please revise the proposal to show 3 units on the project site. 3. The following R-14 development standards have not been met by the current design, please redesign the project as necessary to show compliance: a) The maximum density permitted in the R-14 zone is 14 dwelling units per acre, the proposal for 4 dwelling units on the project site results in a net density of 15.77 dwelling units per acre, which exceeds the maximum density permitted in the R-14 zone. As previously stated, at this point Mr. Wang Page 2 of 3 April 14, 2014 staff is not supportive of the request for density bonus, please revise the application to provide 3 dwelling units to bring the project into compliance with density requirements. b) Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet (10'). Such landscaping shall include a mixture of trees, shrubs, and groundcover as approved by the Department of Community and Economic Development. The proposed landscape strip is primarily comprised of lawn, additional varieties of shrubs and groundcover should be added to add interest to the landscape strip. c) There shall be a minimum of 18 feet between driveway curb returns where there is more than one driveway on property under single ownership. The maximum width of double loaded garage driveways shall not exceed 16 feet. As the plans were reduce and no longer to the scale identified on the plans staff was unable to verify if the proposal complies with these standards. 4. Garages shall be recessed from the front of the house and/or front porch at least 8 feet, unless the garage is accessed from an alley. According to the elevations, the garages are setback 5 feet from the front ofthe porch, which does not comply with this requirement. 5. Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for small recreational activities, and other activities as appropriate. The provided landscape plan identifies lawn and a hot tub in the proposed rear yard. Additional amenities are needed to comply with this requirement. 6. The primary entry of the home shall take access from and face a street and shall include the following: a) Stoop: minimum size four feet by six feet (4' x 6'} and minimum height twelve inches (12") above grade, or b) Porch: minimum five feet (S'} deep and minimum height twelve inches (12") above grade. There needs to be a structural connection (post) between the roof cover and the porch, it is shown on the south elevation, but is not show on the east elevation. The width of the porch needs to be increased to make the porch more of a focal point. 7. The primary building elevation oriented toward the street or common green shall have at least one articulation or change in place of at least 2 feet in depth. Additional modulation is required along the front (east) elevation to create visual interest. 8. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with 3 Y, inches minimum head and jamb trim around the door. It does not appear that trim was provided around the doors. Mr. Wang Page 3 of3 April 14, 2014 9. Eaves shall be at least 12 inches with horizontal fascia or fascia gutter at least five inches deep on the face of all eaves. As the plans had been reduced and no longer to the scale identified on the plans, staff was unable to verify compliance with this requirement. 10. Three and one half inches (3 1/2") minimum trim surrounds all windows and details all doors. Additional trim is required around doors and windows. 11. At least one of the following architectural details shall be provided on each home: shutters, knee braces, flower boxes, or columns. Where siding is used, metal corner clips or corner boards shall be used and shall be at minimum 2 Y, inches in width and painted. If shutters are used, they shall be proportioned to the window size to simulate the ability to cover them, and if columns are used, they shall be round, fluted, or strongly related to the home's architectural style. Six inches by Six inches (6"X6") posts may be allowed if chamfered and/or banded. Exposed four inches by four inches (4"X4") and six inches by six inches (6"X6") posts are prohibited. The above architectural details shall be added to the elevations. 12. Acceptable exterior wall materials are: wood, cement fiberboard, stucco, stone, and standard sized brick 3 1/2 inches by 7 1/2 inches or 3 5/8 inches by 7 5/8 inches. Simulated stone, wood, stone or brick may be used to detail homes. The proposed vinyl siding is not permitted. Once the applicant has reviewed the above comments and amended necessary plan sets to bring the project closer to compliance with Renton Municipal Code, the applicant shall submit 5 copies of the any modified large plan sheets and one reduced sheet (8.5 x 11) of any modified large plan sheet. In addition to the corrections listed above the following comments are provided as informational only: 1. The proposed duplexes may be required to obtain vehicular access from the alley. 2. Frontage improvements including paving, curb and gutter, landscaping, and sidewalk may be required along the site's Jefferson Avenue NE frontage. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-6598 or jding@rentonwa.gov if you have any questions. Sincerely, Jill Ding Senior Planner Jill Din From: Jill Ding Sent: To: Tuesday, April 15, 2014 2:10 PM 'Andrew Wang' Subject: Attachments: RE: Highland Oasis -Administrate Site Review hold ltr.docx See attached. From: Andrew Wang [mailto:awangpro@gmail.com] Sent: Tuesday, April 15, 2014 1:36 PM To: Jill Ding Subject: Re: Highland Oasis -Administrate Site Review Jill -Can you email an electronic version of the letter? It didn't arrive in the mail today, which means even ifit does get here on Wednesday, I'd have less than a day to prepare for our meeting on Thursday. Andrew On Tue, Apr 15, 2014 at 7:18 AM, Andrew Wang <awangpro@gmail.com> wrote: As in postage mail instead of email? On Tue, Apr 15, 2014 at 6:09 AM, Jill Ding <JDing@rentonwa.gov> wrote: I answered them in the letter I sent out yesterday. Jill From: Andrew Wang [mailto:awangpro@gmail.com] Sent: Monday, April 14, 2014 3:02 PM To: Jill Ding Subject: Re: Highland Oasis -Administrate Site Review Jill -I lam works. Can you answer my questions? Andrew 1 On Mon, Apr 14, 2014 at 1:48 PM, Jill Ding <JDinglalrentonwa.gov> wrote: Andrew, Does 11 am work? If not we'll have to push the meeting to the following Thursday. Jill From: Andrew Wang [mailto:awangpro@gmail.com] Sent: Friday, April 11, 2014 1:13 PM To: Jill Ding Subject: Re: Highland Oasis -Administrate Site Review Sure a meeting on Thursday 4/17 is fine. Atternoon works better for me. On Fri, Apr 11, 2014 at 1:02 PM, Andrew Wang <awangpro@gmail.com> wrote: Jill, Thanks for your reply. Look forward to more information on item 1 & 3. Regarding item 2, Renton Municipal Code 4-9-065 DENSITY BONUS REVIEW defines "active common recreation amenities such as sports courts, recreation center, pool, spa/jacuzzi." A Jacuzzi is provided in this case to meet the critera, so I don't understand why there's an issue. Andrew On Fri, Apr 11, 2014 at 6:25 AM, Jill Ding <JDing@rentonwa.gov> wrote: 2 Andrew, I met with Vanessa and Jennifer about your project yesterday. There are some issues that need to be ironed out before a decision can be issued. I will be preparing a letter with more detail next week, however I wanted to give you a heads up and let you know that we will be placing the review of your project on hold until the following issues are resolved: 1. The plans have been reduced so they no longer match the scale identified on the plans; 2. At this point we are not supportive of the request for a density bonus, the proposed hot tub does not qualify as a sufficient "Active common recreation amenity". You will need to revise your proposal to provide 3 units; 3. There are a number of design review compliance issues that need to be addressed {I will outline more clearly in the letter I send out next week); I also hope to have some direction on whether access will be required from the alley behind your project site and whether frontage improvements will be required as these items are still in discussion at this time. If you would like, I am happy to set up a meeting sometime next Thursday with include Jennifer and Vanessa. Jill From: Andrew Wang [mailto:awangpro@gmail.com] Sent: Wednesday, April 09, 2014 8:02 PM To: Jill Ding Subject: Highland Oasis -Administrate Site Review Hi Jill -Like to followup on this. It's been 4 weeks since I've submitted the plans. Sincerely, Andrew 3 April 14, 2014 Andrew Wang 12419 NE 1401 h Street Kirkland, WA 98034 SUBJECT: "On Hold" Notice Highland Oasis, LUA14-000335, SA-A Dear Mr. Wang: The Planning Division of the City of Renton accepted the above master application for review on March 20, 2014. During our review, staff has determined that additional information is necessary in order to proceed further. The following will need to be corrected and submitted before July 14, 2014 so that we may continue the review ofthe above subject application: 1. The submitted plans appear to have been altered from their original size, as such they no longer match the scale identified on the plans. Please resubmit revised Temporary Erosion Sedimentation Controls, Site Grading, and Tree Plan, Site Improvement and Individual Lot Drainage Plan, Landscape Plans (Title sheet, Planting Plan, Plant Schedule (sheet 1) and Irrigation Plan (sheet 3), Elevations (sheets A-9 and A-10), Building Sections (sheet A-11), and Floor Plans (sheets A-2 and A-3). 2. At this point, staff is not supportive of the application for the Density Bonus. RMC 4-9-06SD provides criteria for approval of the Density Bonus. In your application, you propose a shared hot tub within the rear yard of the proposed duplexes to qualify as "Active common recreation amenities such as sports courts, recreation center, pool, spa/jacuzzi". To qualify for compliance with this criterion multiple amenities above and beyond what is required in the Residential Design Standards would be required to qualify for the Density Bonus (see further discussion below under open space requirements). Please revise the proposal to show 3 units on the project site. 3. The following R-14 development standards have not been met by the current design, please redesign the project as necessary to show compliance: a) The maximum density permitted in the R-14 zone is 14 dwelling units per acre, the proposal for 4 dwelling units on the project site results in a net density of 15.77 dwelling units per acre, which exceeds the maximum density permitted in the R-14 zone. As previously stated, at this point Mr. Wang Page 2 of3 April 14, 2014 staff is not supportive of the request for density bonus, please revise the application to provide 3 dwelling units to bring the project into compliance with density requirements. b} Ten feet (10'} of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet (10'}. Such landscaping shall include a mixture of trees, shrubs, and groundcover as approved by the Department of Community and Economic Development. The proposed landscape strip is primarily comprised of lawn, additional varieties of shrubs and groundcover should be added to add interest to the landscape strip. c} There shall be a minimum of 18 feet between driveway curb returns where there is more than one driveway on property under single ownership. The maximum width of double loaded garage driveways shall not exceed 16 feet. As the plans were reduce and no longer to the scale identified on the plans staff was unable to verify if the proposal complies with these standards. 4. Garages shall be recessed from the front of the house and/or front porch at least 8 feet, unless the garage is accessed from an alley. According to the elevations, the garages are setback 5 feet from the front of the porch, which does not comply with this requirement. 5. Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for small recreational activities, and other activities as appropriate. The provided landscape plan identifies lawn and a hot tub in the proposed rear yard. Additional amenities are needed to comply with this requirement. 6. The primary entry of the home shall take access from and face a street and shall include the following: a) Stoop: minimum size four feet by six feet (4' x 6'} and minimum height twelve inches (12"} above grade, or b} Porch: minimum five feet (5'} deep and minimum height twelve inches (12"} above grade. There needs to be a structural connection (post) between the roof cover and the porch, it is shown on the south elevation, but is not show on the east elevation. The width of the porch needs to be increased to make the porch more of a focal point. 7. The primary building elevation oriented toward the street or common green shall have at least one articulation or change in place of at least 2 feet in depth. Additional modulation is required along the front (east} elevation to create visual interest. 8. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with 3 Y, inches minimum head and jamb trim around the door. It does not appear that trim was provided around the doors. Mr. Wang Page 3 of 3 April 14, 2014 9. Eaves shall be at least 12 inches with horizontal fascia or fascia gutter at least five inches deep on the face of all eaves. As the plans had been reduced and no longer to the scale identified on the plans, staff was unable to verify compliance with this requirement. 10. Three and one half inches (3 1/2") minimum trim surrounds all windows and details all doors. Additional trim is required around doors and windows. 11. At least one ofthe following architectural details shall be provided on each home: shutters, knee braces, flower boxes, or columns. Where siding is used, metal corner clips or corner boards shall be used and shall be at minimum 2 Y, inches in width and painted. If shutters are used, they shall be proportioned to the window size to simulate the ability to cover them, and if columns are used, they shall be round, fluted, or strongly related to the home's architectural style. Six inches by Six inches (6"X6") posts may be allowed if chamfered and/or banded. Exposed four inches by four inches (4"X4") and six inches by six inches {6"X6") posts are prohibited. The above architectural details shall be added to the elevations. 12. Acceptable exterior wall materials are: wood, cement fiberboard, stucco, stone, and standard sized brick 3 1/2 inches by 7 1/2 inches or 3 5/8 inches by 7 5/8 inches. Simulated stone, wood, stone or brick may be used to detail homes. The proposed vinyl siding is not permitted. Once the applicant has reviewed the above comments and amended necessary plan sets to bring the project closer to compliance with Renton Municipal Code, the applicant shall submit 5 copies of the any modified large plan sheets and one reduced sheet {8.5 x 11) of any modified large plan sheet. In addition to the corrections listed above the following comments are provided as informational only: 1. The proposed duplexes may be required to obtain vehicular access from the alley. 2. Frontage improvements including paving, curb and gutter, landscaping, and sidewalk may be required along the site's Jefferson Avenue NE frontage. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-6598 or jding@rentonwa.gov if you have any questions. Sincerely, Jill Ding Senior Planner April 11, 2014 Nancy Rawls Department of Transportation Renton School District 420 Park Avenue N Renton, WA 98055 Subject: Highland Oasis LUA14-000335 The City of Renton's Department of Community and Economic Development (CED) has received an application for a Short Plat located at 1419 Jefferson. Please see the enclosed Notice of Application for further details. In order to process this application, CED needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 or fax to (425) 430-7300, by April 25, 2014. Elementary School: SIERRA HEIGHTS ELEMENTARY--BUSSED ___________ _ Middle School: MCKNIGHT MIDDLE SCHOOL--WALKING ------------- High School: HAZEN HIGH--BUSSED ____________________ _ Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes_X __ No __ _ Any Comments: _____________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7219. }?1(P77 Jill Ding V Senior Planner Enclosure City of ENVIRONMENTAL & APPLICATION NO: LUA14-000335 APPLICANT: Andrew Wang PROJECT TITLE: Highland Oasis SITE AREA: 11180 square feet LOCATION: 1419 Jefferson Ave NE on Department of Community & Economic D ·Jpment DEVELOPMENT APPLICATION REVIEW SHEET COMMENTS D~ APRIL 3, 2014 DATE CIRCULATED: MARCH 20, 2014 PROJECT MANAGER: Jill Ding PROJECT REVIEWER: Jan Illian EXISTING BLDG AREA (gross): n/a PROPOSED BLDG AREA (gross) 5320 square feet SUMMARY OF PROPOSAL: Application to construct two 2,660 square foot duplexes on a 11,180 square foot site zoned R-14 (residential 14 dwelling units per acre). The applicant has submitted a request for the approval of one additional dwelling unit per the criteria set forth under RMC 4-9-065 Density Bonus Review. ENVIRONMENTAL IMPACT (e.g. Non-Code} COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Liaht/Glore Plants Recreation Land/Shoreline Use Utilities Animals Transoortotion Environmental Health Public Services Energy/ Historic/Cultural Noturo/ Resources Preservation Airport Environment 10,000 Feet 14.000 Feet C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where dditianal information · eeded to properly assess this proposal. Date .. City of Renton !<EC:E/\(k[) l :s-, ,,.. LAND USE PERMIT . M/J.R 31 rn,,r - ClTY OF RENTON MASTER APPLICATION HNJ~IN(OIJlvlSIOs PROPERTY OWNER(S) PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: NAME: Jennifer Zhou Highland Oasis ADDRESS: 12419 NE 140th St PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 1419 Jefferson Ave NE Renton, WA 98056 CITY: Kirkland ZIP: 98034 TELEPHONE NUMBER: 425.965.8863 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 722780-1625 APPLICANT (if other than owner) ----- EXISTING LAND USE(S}: NAME: Empty Lot ---· PROPOSED LAND USE(S}: COMPANY (if applicable): 2 Duplex Buildings (4 Units Total) EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: C .(' "'--\--e1,... J ; 11; '!E' PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) EXISTING ZONING: TELEPHONE NUMBER: R 14 CONTACT PERSON PROPOSED ZONING (if appticable): NAME: Andrew Wang SITIE AREA (in square feet): 11,180 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): DEDICATED: IW ADDRESS: /2 'fl 1 N>c: lll-O~ st SQUARE FOOTAGE OF PRIVATIE ACCESS EASEMENTS: Ni!_ CITY: K i.1,-K I tt --tJ ZIP: q103~ PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (If applicable) 15, 77 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 425.246.9566 NP( awangpro@gmail.com NUMBER OF NEW DWELLING UNITS (if applicable): fZ 4 H:\CED\Data\Forms-Templates\5elf-Help Handouts\Planning\masterapp.doc -1 -03/11 PROJECT INFORMATION lcontinuecll ,::.-:c.::..::c.>.:::...=.====----------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: C, $550,000 SQUARE FOOTAGE OF PROPOSEP R!tlDENTIAL BUILDINGS (if ~~icable): . "" ' "' 7 Q hr 261,0 .i...u " . -5""< w t. .,.. ,_ . ·h SQUARE FOOTAGE OF EtlSTING RESIDENTIAL IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): BUILDING~_IO REMAIN (if applicable): -·--------- SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): D AQUIFIER PROTECTION AREA ONE D AQUIFIER PROTECTION AREA TWO SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): ----- NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): -----------. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): --..___ D FLOOD HAZARD AREA D GEOLOGIC HAZARD D HABITATCONSERVATION D SHORELINE STREAMS & LAKES D WETLANDS ___ sq. ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ·,._ ----------·-------- LEGAL DESCRIPTION OF PROPERTY /Attach 1-a1 descrlntlon on .......,rate sheet with the followinn Information Included! SITUATE IN THE tl/6J 1.0· QUARTER OF SECTION ]i;Jz_, TOWNSHIP 2) /I, RANGE '> S , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON q.. AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Jennifer Zhou , declare under penalty of perjury under the laws of the State of Washington that I am (please check one) ...!c:'.'...._ the current owner of the property involved in this applicaUon or __ the authorized representative to act for a corporaUon (please attach proof of authorization) and that the foregoing statements and answers herein contained and the informaUon herewith are in all respects true and correct to the best of my knowledge and belief. Signal~ ~(U-_______ _ Date Signature of Owner/RepresentaUve STA TE OF WASHINGTON ) ) ss COUNTY OF KING ) ~ . 1 I certify that I know or have satisfactory evidence that\, )-CV\ n tfG V Z-h. U I.A signed this instrument and acknowledge tt to be his/her/their free and voluntary act for the uses and purpose mentioned in the instrument. Dat93l 1l \ \ y RONDA M. MCINTYRE NOTARY PUBLIC MY COMMISSION EXPIRES H:\CE \Data\Fonns~ 1Mh.tl1f~Hel Hand s\Planning\mastcrapp.doc -2 - Date 03/11 ( , PLANNING DIVISION WAIVER uf SUBMITTAL RE:QUIRc:1v1ENTS FOR !.AND USE APPLICATIONS - LAND USE PERMIT SUBMITTAL --WAIVE!) 'MODIFIED COMMENTS: REQUIREMENTS: l;JY: BY: Plat Name Reservation 4 Preapplication Meeting Summary 4 . Public Works Approval Letter, Rehabilitation Plan 4 Screening Detail 4 Shoreline Tracking Worksheet 4 Site Plan 2 AND 4 Stream or Lake Study, Standard 4 -->I/ Stream, or Lake Study, Supplemental 4 \y Stream or Lake Mitigation Plan 4 ill Street Profiles 2 Title Report or Plat Certificate , Topography Map3 Traffic Study 2 (1 Tree Cutting/Land Clearing Plan 4 - Urban Design Regulations Analysis 4 J-)._ Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final 4 \u Wetlands Mitigation Plan, Preliminary 4 \u Wetlands Report/Delineation 4 .\ ·r.J Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites ,AND3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND, Photosimulations ,AND, This requirement may be waived by: 1. Property Services 2. Public Works Plan Review PROJECT NAME: f/, ~\ k...(J O <'-.\), S 3. Building 4. Planning DATE ::J.../ J...7//L/ · H:\CED\Data\Fonns-Templates\Self-Help Handouts\Planning\waiverofsubmittalreqs .. . r I 06/09 ( --,..,.-~' PLP,.NNING DIVISION , WAIVk;;.n. OF SUBMITTAL REQU~i::MENTS FOR LANDUSE APPLICAllJONS -~ ' '-,, \ LAND USE PERMIT SUBMITTAL WMVEO, MODIFIED COMMENTS: REQUIREMENTS: BY: EIY: Calculations 1 ) -- Colored Maps for Display 4 \ T--) Construction Mitigation Description 2 AND• - Deed of Right-of-Way Dedicalio_n Density Worksheet 4 - Drainage Control Plan 2 Drainage Report 2 - Elevations, Architectural, AND• Environmental Checklist 4 -'.>R Existing c;ovenants (Recorded Copy) 4 Existing Easements (Recorded Copy) 4 Flood Hazard Data 4 \ Q__ Floor Plans 3 AND 4 Geotechnical Report 2 AND, Grading Plan, Conceptual 2 Grading Plan, Detailed 2 - Habitat Data Report 4 Improvement Deferral 2 Irrigation Plan 4 King County Assessor's Map Indicating Site 4 Landscape Plan, Conceptual• Landscape Plan, Detailed 4 Legal Description 4 _ - Map of Existing Site Conditions 4 Master Application Form 4 Monument Cards (one per monument) 1 Neighborhood Detail Map 4 Parking, Lot Coverage & Landscaping Analysis 4 ~ Plan Reductions (PMTs) 4 Post Office Approval 2 This requirement may be waived by: . __ 1 ~ ·_ 0 R_ECEIVED REC_' E.-,v· r-r_eroJECTNAME:~li~·--'=lr'1u__;_~";¥"1;,cJ..='i,--=....::.cµ='~Lii s~~fflr-~ C, dl C1· MA[µ,)l 2ul4 DATE: ~6)...~-,,...]__.]~l~l~Lf ______ _ 1. Property Services 2. Public Works Plan Review MAR 1 3 2014 3. Building 4. Planning CITY OF RENTON Pl/J,N~W\!G fJiV!JC)r-__ H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\waiverofsubmittalreqs CITY OF RENTON Pl /\NNiNG DIV!')ION 06109 PREAPPLICATION MEETING FOR Reserve at Renton PRE 13-000595 CITY OF RENTON Department of Community & Economic Dev~opment I . r ,, .. Planning Division '" c '-· 'f·; ,·.: r . May 23, 2013 Contact Information: Planner: Rocale Timmons, 425.430.7219 Public Works Plan Reviewer: Jan Illian, 425.430.7216 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 MA,9 1 3 JJ,i· M/i~' 31 2614- Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the , project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M May 22, 2013 Rocale Timmons, Planner Jan Illian, Plan Review gf2, Highland Oasis Short Plat 1419 -Jefferson Ave NE PREB-000595 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. Water service is provided by the City of Renton. There is a 6-inch ductile iron water main in Jefferson Ave NE. Static pressure available is approximately 79 psi. 2. There is an existing %-inch water meter serving the existing building. 3. All new construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of all structures. There is a fire hydrant in the vicinity that may be counted towards the fire protection of this project, but is subject to verification for being within 300 feet of the nearest corner of all buildings. 4. Existing hydrant(s) counted as fire protection will be required to be retrofitted with a 5" quick disconnect Storz fitting if not already in place. S. System development fee for water is based on the size of the new domestic water meter that will serve the new home on each new lot. Fee for %-inch or 1-inch water meter install is $2,523.QQ_ Credit will be given for the existing home. 6. Fee for a Y.·inch meter installed by the City is $2,668.00. Fee for a 1-inch meter installed by the City is $2,870.00. Sanitary Sewer 1. Sewer service is provided by the City of Renton. There is an 8-inch sewer main in Jefferson Ave NE. lf,al,/and Oasi< Short Plat PRE 13-000595 Paae 2 of3 May22,20" 2. System development fee for sewer is based on the size of the new domestic water to serve each home on each new lot. Sewer fee for a %-inch or 1-inch meter install is $1,812.00. Storm Drainage 1. There ls no drainage conveyance system in Jefferson Ave NE. 2. A drainage report complying with the 2009 King County Surface Water Manual will be required. Based on the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Conditions. Small project drainage review is required for any single-family residential project that will result in 2,000 square feet or more of new impervious surface, replaced impervious surface, or new plus replaced impervious surface, or 7,000 square feet of land disturbing activity. If the project exceeds one of these thresholds, a drainage plan and drainage report will be required with the site plan application. 3. A geotechnical report for the site is required. Information on the water table and soil permeability, with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. 4. Surface water system development fee is $1,120.00 for each new lot. Credit will be given to the existing home. Transportation/Street 1. Existing right-of-way width in Jefferson Ave NE fronting the site is 50 feet. Jefferson Ave NE is classified as a residential access street. To meet the City's complete street standards, street improvements including a pavement width of 26 feet, curb, gutter, an 8-foot planter strip, 5-foot sidewalk, and storm drainage improvements are required to be constructed in the right-of-way fronting the site per City code 4-6-060. To build this street section 1-1/2 feet of right-of-way will be required to be dedicated to the City. Street section will be a 53-foot right-of-way. Applicant may submit an application to the City requesting a waiver of the street frontage improvements as outlined in City code 4-9-2SOC5d. 2. Current traffic impact fee is $717.75 per new single-family lot. Payment of the transportation impact fee is due at the time of issuance of the building permit. The transportation impact fee that is current at the time of complete building permit application will be applicable. The impact fee is scheduled to increase yearly through 2016. Traffic impact fees will increase to $1,430.72 in January 2014. Credit will be given for the existing home. 3. Street lighting is not required for a two lot short plat. 4. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double- loaded garage driveway shall not exceed sixteen feet (16'). General Comments • 1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed CiVil Engineer. 2. Separate permit and fees will be required for the water meter installation, side sewer connection, and storm water connection. H:\CED\Planning\CUrrent Planning\PREAPPS\13-000595.Rocale\Plan Review comments PREB-000595.doc Highland Oasis Short 'Plat PRE 13--000S9S Page 3 of3 May 22, 2013 3. Water service, sewer stub, and drainage flow control bmp are required to be provided to the new lot prior to recording of the short plat. H:\CED\Planning\Current Planning\PREAPPS\13-000595.Rocale\Plan Review Comments PREB-000595.ooc DEPARTMENT OF COMMUNll"Y-ANO ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: MEMORANDUM May 23, 2013 Pre-Application File No. 13-000595 Rocale Timmons, Senior Planner Highland Oasis 2 (Short Plat) Parcel#722780-1625 General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, l'lanning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property consists of one parcels located on the west side of Jefferson Ave NE north of NE 12th Ave. The vacant project site totals 0.26 acres in area and is zoned Resesidential-14 {R-14). The proposal is to subdivide the site into two lots for the eventual construction of two duplexes. Parking is assumed to be provided via private garages for each unit. Access to the site is proposed via a curb cut along Jefferson Ave NE. The proposed site is located within Zone 2 of the Aquifer Protection·area. Current Use: Currently the site is vacant. Development Standards: The project would be subject to RMC 4-2-llOA, "Development Standards for Residential Zoning Designations" effective at the time of complete application (noted as "R-14 standards" herein) . . Zoning/ Density: The property is located within the Residential -14 (R-14) zoning designation. Attached residential development is permitted within the R-14 designation, provided the proposal complies with the density range specified by the zone. However, up to 18 dwelling units per net acre (du/ac) are allowed as a bonus, subject to Density Bonus Review (RMC 4-9- 065). The area of public and private streets and critical areas would be deducted from the gross site area to determine the "net" site area prior to calculating density. It is unclear how much area would be deducted for required right-of-way dedications. A 4-unit proposal would result in i:\rtimmons\preapps\13-000595 (r14-2 lot short plat).doc Highland Oasis 2 (Short Plat) Page 2 of 6 May 23, 2013 a gross density of 15.38 du/acre· (4 units/ 0.26 acres = 15.3!rdulai:J, wtiich moYoe wlthin the-· permitted density range in the R-14 zone if the applicant complies with the density bonus criteria set forth in RMC 4-9-065 Density Bonus Review. Density Bonus Review: The bonus provisions are intended to allow greater flexibility in the implementation of the purpose of the R-14 designation. To qualify for the density bonus, the applicant shall provide either: (i) Alley and/or rear access and parking for 50% of detached or townhouse units, or (ii) Civic uses such as a community meeting hall, senior center, recreation center, or other similar uses as determined by the Administrator, or (iii) A minimum of 2 units of affordable housing per net developable acre (fractional results shall be rounded up to the next whole number) to qualify for a density bonus. In addition. in order to qualify for a bonus. developments shall also incorporate at least 1 of the features described below: (i) Active common recreation amenities such as sports courts, recreation center, pool, spa/jacuzzi. (ii) Surface parking lots containing not more than 6 parking stalls separated from other parking areas by landscaping with a minimum width of 15 feet. The applicant has yet to provide a proposal thot indudes ony indication of compliance with the above stated criteria. Development Standards: The project would be subject to RMC 4-2-llOA, "Development Standards for Residential Zoning Designations" effective at the time of complete application (noted as "R-14 standards" herein) A copy ofthese standards is included herewith Type of Standard R-14 Minimum Standard Lot Size Not Applicable Lot Width and Depth Not Applicable Min Front Yard 10 feet except the garage shall be setback 15 feet Max Front Yard None Side Yard 4feet Rear Yard 12 feet, except when rear yard is abutting a common open space, then 4 feet Side Yard Along-A-Street Not applicable Building Coverage Ratio None impervious Surface Area 85% Maximum Gross Floor Area None Height 30 feet Maximum Number of Units 6 units Per Building i:\rtimmons\preapps\13-000595 (r14-2 lot short plat).doc Highland Oasis 2 (Short Plat) Page 3 of 6 May 23, 2013 ranascaping -· - T Tree Retention -- r 10 % of significant trees Setbacks -The proposal appears to comply with the setback requirements of the zone. Lot Coverage -The R-14 zone allows a maximum lot coverage of 65% which can be increased to 75% if parking is provided within the structure. Information regarding the footprint of the proposed structure wos not provided with the submittal materials, therefore staff was not able to calculate the number lot coverage of the proposal. A Jot coverage analysis meeting the requirements In RMC 4-8-120D.12, shall be submitted at the time of formal land use application. Height -The height of the proposed structure appears that it may exceed the 30-foot height requirement. The applicant would be required ta provide detailed elevations which demonstrate compliance with the 30-foot height requirement of the R-14 zoning classification. Access/Parking The following ratios would be applicable to the site: Use !!. g1 Units Ratio Attached Residential 4 units A minimum and maximum of 1.6 per 3 bedroom or large dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site and the overall campus use. If the proposal provides more or less parking than required by code, a request for a parking modification would need to be applied for and granted. This detailed written request should be submitted by the applicant along with or prior to the land use application process. Additionally, the proposal would need to be revised In order to provide bicycle parking based on ~ stall per dwelling unit for a total of 2 bicycle parking stalls subject to the following standards: 1. Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. 2. For in-building bike parking and limited access fenced areas, fixed structures for locking individual bikes, such as racks, must be provided within the facility. For fenced areas, the fence shall be either six feet (6') high, or be floor-to-ceiling. 3. For attached dwellings, spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum requirement. Pedestrian Access !R-14) Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development. Front yards shall have entry walks that are a minimum width of 3 feet and a maximum width of 4 feet. Pathways i:\rtimmons\preapps\13--000595 (r14-2 lot short plat).doc Highland Oasis 2 (Short Plat) Page4of6 May 23,2013 · ------·--·-· snan-oeuseO TcfCOnnecrrilfnrrtDn-p~frks;green· arelis;·ancr p·ock-et··parks t6'-r'e·srdentra1· ac"c:ess· · streets, limited residential access streets, or other pedestrian connections. They may be used to provide access to homes and common open space. They shall be a minimum 3 feet in width and made of paved asphalt, concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. Sidewalks or pathways for parks and green spaces shall be located at the edge of the common space to allow a larger usable green an"d easy access to homes. The applicant would be required to revise the site plan to lndude pedestrian connections to both streets. Landscaping -Except for critical areas, all portions of the development area which are not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-0SOF.7) for further general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of land use application. Open Space {R-141 For each unit in the development, 350 square feet of common open space shall be provided. Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for small recreational activities, and other activities as appropriate. Open space shall be located in a highly visible area and be easily accessible to the neighborhood. Open space shall be contiguous, serve a minimum of four homes, and be at least 20 feet wide. A pedestrian entry easement can be used to meet the requirements if it has a minimum width of 20 feet with a minimum five feet of sidewalk. Pea-patches shall be at least 1,000 square feet in size with individual plots that measure 10 x 10 feet. Additionally, if a pea-patch is used to fulfill the open space requirement it shall include a tool shed and a common area with space for compost bins. Water shall be provided to the pea- patch. Fencing that meets the standards for front yard fencing shall surround the pea-patch with a one foot landscape area on the outside of the fence. This area is to be landscaped with flowers, plants, and/or shrubs. Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the 150 feet distance requirement for Emergency Vehicle Access. Storm ponds may be used to meet the common open space requirement if designed to accommodate a 50 year storm and to be dry 90% of the year. Private Yards {R-14) Each individual unit shall have a private yard that is at least 250 square feet in size with no dimension less than eight feet in width. Tree Retention -A tree inventory and tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 10% of significant trees on site, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a rate of 6:1. i:\rtimmons\preapps\13-000595 (r14-2 lot short plat).doc Highland Oasis 2 (Short Plat) Page 5 of6 May 23, 2013 ··Refuse·a no RecyclingAteas'-.teruse a nill'ecyt1ingareas a rere·qair!!lho rneerthe requ1remenrs of RMC4-4-090, "Refuse and Recyclables Standards" (enclosed). Trash and recycling containers shall be located so that they have minimal impact on residents and their neighbors and so that they are not visible to the general public. Additionally, a screened and roofed enclosure in which to keep containers shall be provided. Screened enclosures shall not be located within front yards. Fences -If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the plan as well. Building Design Standards Compliance with Residential Design Regulations shall be required. See RMC 4-2-115. Below are some of the identified design standards that need to be addressed in the proposal: !"[) One of the following is required; the garage must be: a. Recessed from the front of the house and/or front porch at least eight feet (8'), or b. Detached. 2. The entry shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space, and a. The entry shall include one of the following: · i. Stoop: minimum size four feet by six feet (4' x 6') and minimum height twelve inches (12") above grade, or ii. Porch: minimum five feet (S') deep and minimum height twelve inches (12") above grade. 3. The primary building elevation oriented toward the street or common green shall have at least one articulation or change in plane of at least two feet (2') in depth; and 4. A minimum one side articulation that measures at least one foot (1') in depth shall occur for all facades facing streets or public spaces. 0 The primary building form shall be the dominating form and ~lements suc;p as porches, • principal dormers, or other significant features shall not dominate. V..J.er So "/ o 6. Primary roof pitch shall be a minimum six to twelve (6:12). If a gable roof is used, exit access from a third floor must face a public right of way for emergency access. Critica I Areas There appears to be no critical areas on site. If there is any indication of critical areas on the site, this must be disclosed to the City prior to development and appropriate studies must be undertaken. Environmental Review The proposal would be SEPA exempt. Permit Requirements The proposed subdivision would require Short Plat Approval. >y.c., ::.....•,\:, i:\rtimmons\preapps\13-000595 (rl4-2 lot short plat).doc f'f'0-0 b .. :~ wee.t<.J • Highland Oasis 2 (Short Plat) Page6of6 May 23, 2013 -Au lanause ·perm1tniiiould-oe proce.s"sed witliin-,rn estimatea t1n'fe-ffame-ofo-8·weel<s: ·rne- Short Plat Review application fee is $1,400. A 3% technology fee would also be assessed at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits: • A Fire Mitigation fee currently assessed at $388.00 per new multi-family unit. • A Transportation Mitigation Fee currently assessed at $435.75 per new condominium. • A Parks Mitigation Fee currently assessed at $354.51 per dwelling unit of a tri· or four- plex. • A School District Impact Fee currently assessed at $1,274 per new multi-family unit. Fees will change January 1, 2014. A handout listing all of the City's Development related fees in attached for your review. i:\rtimmons\preapps\13-000595 (rl4-2 lot short plat).doc Project Narrative for Highland Oasis Duplexes -Updated 3/11/15 • • • • • • • • • • • • • • • • • • • • • Project name, size and location of site: Highland Oasis Duplexes at 1419 Jefferson Ave NE, Renton, WA. The construction of two duplex townhome buildings garages for a total of 4 dwelling units on a 11,051 sf (after row dedication) lot in Renton WA. Land use permits required for proposed project: Site Plan Approval, Building Permits Zoning designation of the site and adjacent properties: R14 Current use of the site and any existing improvements: Site is currently vacant. There was an old single family home removed by separate permit. Special site features (i.e. wetlands, water bodies, steep slopes): None on site Statement addressing soil type and drainage conditions: Soils are Arents Alderwood Series, with good drainage and suitable for residential construction. Proposed use of the property and scope of the proposed development: Construction of two duplex town home units (4 units total) and garages. For plats indicate the proposed number, net density and range of sizes (net lot area) of the new lots: Not Applicable Access: Rear Alley Access Proposed off-site improvements (i.e. installation of sidewalks, fire hydrants, sewer main, etc.): None Total estimated construction cost and estimated fair market value of the proposed project: Estimated $GOOK Cost & $BOOK Fair Market Value for 2 Duplex Buildings. Estimated quantities and type of materials involved if any fill or excavation is proposed: It is estimated that site grading and excavation will be less than 100 cy's. Number, type and size of any trees to be removed. No Tree needs to be removed . Explanation of any land to be dedicated to the City: 1.5 feet of right of way will be dedicated along the easterly frontage of the property. Any proposed job shacks, sales trailers, and/or model homes: None are proposed . Any proposed modifications being requested (include written justification): See attachment for variance for underground electric wires. For projects located within 100 feet of a stream or wetland, please include: Not applicable to this project. Distance in feet from the wetland or stream to the nearest area of work For projects located within 200-feet of Black River, Cedar River, Springbrook Creek, May Creek and Lake Washington please include the following additional information: The project is not within 1,000 feet of any designated wetland. Distance from closest area of work to the ordinary high water mark. Not applicable to this project. Description of the nature of the existing shoreline. Not applicable to this project . The approximate location of and number of residential units, existing and potential, that will have an obstructed view in the event the proposed project exceeds a height of 35- feet above the average grade level. The projected height of the duplexes is less than 30 feet. RECEIVED MAR 1 2 2015 CITY OF RENTON PLANNING iJiVl:iiOH • APPLICATION FOR CITY OF RENTO'.\ RIGHT OF WAY l -DEFERRALS -WAIVERS -VARV'I. S -FEE IN LIEU , v~5 South Grady Way, Renton, WA 980) ~ (425) 430-7216 PROJECT NAME: Highland Oasis Duplexes SITE ADDRESS: 419 Jefferson Ave NE, Renton, WA LEGAL DESCRIPTION OF PROPERTY: Lot 13. Block 46. Renton Highlands, 1\ o.2, According to the Plat Thereof Recorded in Volume 57 of Plats, Pages 92-98, Records of King County, WA Include King County Assessors Parcel No: ---'7""2:.::2:..:.7.:.8=-0-....:1'"6=2::a.5 _______________ _ APPLICANT: Andrew Wang on behalf of.Jennifer Zhou PHONE: 425-821-5369 BUSINESS ADDRESS: 12419 NE 14oth-St, Kirkland, WA 98034 emajl; awangpro@.gmail.com ATTACH A SEPARATE LETTER WITH THIS APPLICATION STATING IN QEJ:\JL: I . The request 2. Applicable City Code 3. Items and quantities involved 4. Justification for request 5. Amount of time requested 6. Provide vicinity map (8-1/2 x 11 inches) Attach a drawing or sketch of your proposal. Mail or drop off the completed application and map to: CITY OF RENTON Development Services Division Jan Illian, Coordinator 1055 -S. Grady Way 6th Floor Renton, WA 98057 425-430-7216 Completed applications will be reviewed and a written determination issued approximately 3-4 weeks from date of receipt of application. You will be contacted if application is incomplete or if additional information is required. APPLICANT'S SIGNATURE: -~/-·~~-----L.--'---p---,,....·,._ __ DATE: OFFICE USE ONLY OFFICE USE ONLY OFFICE USE ONLY OFFICE USE ONI1Y DEFERRAL ( ) New ( ) Extension Offsite ____________ _ Onsite _____________ _ EXCESS R/W ( ) FEE IN LIEU ( ) WAIVER ( ) H:\File Sys\BPW -Bom-d of Public Worl<s\APPL!CATION\BPW2007.doc VARIAN CE ( ) New ( ) Extension ( ) Underground ( ) Slope Grades ( ) Driveway ( ) Noise RECEIVED MAR 1 2 ZOl.5 CITY OF RENTON PLANNING DIVISION Variance for Underground Powerline 1. Requesting a variance for underground powerline and allow the usage of existing overhead power lines 2. Applicable City Codes: a. 4-6-090 UTILITY LINES-UNDERGROUND INSTALLATION: i. G. VARIANCE PROCEDURES: I. Authority and Discretion: All applications for variances shall be filed with the Community and Economic Development Administrator. The Administrator has the authority to determine the rules and regulations governing application for, hearings pertaining to, and the granting of variances from the underground requirements. The granting of a variance is at the discretion of the Administrator. 2. Review Criteria: Underground requirements may be waived by a variance only if the utility owner, user, or any other affected party can demonstrate an undue hardship in the placement of facilities underground. The criteria to determine if there is an undue hardship are: a. There is a technological difficulty associated with the particular facility, or the particular real property involved; or b. The cost ofundergrounding such a facility which is deemed by the Administrator to outweigh the general welfare consideration implicit in underground installation; or c. The growth pattern of the area has not been sufficiently established to determine the ultimate service requirements or major service routes. 3. Items and quanties Involved: Allow usage of existing overhead power lines 4. Justification for request: Project cost has already been increased by $100K due to city's decision regarding rear access and street frontage improvements. It's placing tremendous burden on us in financing the construction. There has been no development on the street since 1940s. 5. Amount of time requested -Associated with approval of the project and permentant. 6. Vicinity map is included RECEIVED 'rl,AR 1 2 2015 CITY OF RENTON >LANNING DIVISION • l M USA 1,folo;rnrb , .,r. r:, ,_ D -------1--PROJECT LOCATION 1419 JEFFERSON AVE NE \ ~ ~ , .. (,;d,; ~ •>:'.•_, .. " NE 15th St n ::; lr.r:;rprir;,•e,1 -~;] ~ ' ,7r_C!lyoff{ec,\cm -1 ir:,,.;rs 'nlo 1_1'. :r 2 ' . ,_ I ~Cl ::1 NE "J 3th St Nf J 3t\\ ,::,, l<CLS H~:i\01° t:::, H1gh~nd~ lj,im;a.'1. .. Nl12thSI NFl.'thSJ ., -, :c-...J, PROJECT VICINITY MAP (NOT TO SCALE) LEGAL DESCRIPTION LOT 13, BLOCK 46, RENTON HIGHLANDS, NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 57 OF PLATS, PAGES 92-98, RECORDS OF KING COUNTY, WA. SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. RECEIVED MAR 1 2 20\5 CITY OF RENTON PLANNING DIVISION Construction Mitigation Description: • Proposed construction dates (begin and end dates): Construction will begin as soon as permits are issued in the Spring of 2014. It is anticipated that all work can be completed by the Winter of 2014-15. • Hours and days of operation: Construction Hours will typically be 7:00 a.m. -8:00 p.m. Monday through Friday, 9:00 a.m. -8:00 p.m. Saturday • Proposed hauling/transportation routes: Access to the site will be via NE 12'h Street to Jefferson Ave NE. • Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics: Due to the relative size of the project, impacts are expected to be minimal. The owner will be responsible to keep the site clean and control dust and other stated impacts from work on the project site. • Any special hours proposed for construction or hauling (i.e. weekends, late nights): 9:00 a.m. -8:00 p.m. Saturday • Preliminary traffic control plan: A traffic control plan was waived by the Engineering Division. , ... ,1' 'I ,. /;'! !t: ""' ! City of Renton TREE RETENTION WORKSHEET 1. Total number of trees over 6" in diameter1 on project site: 1. -----''-------trees 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dead, diseased or dangerous2 ----'I __ trees Trees in proposed public streets trees Trees in proposed private access easements/tracts trees Trees in critical areas 3 and buffers trees Total number of excluded trees: 3. Subtract line 2 from line 1: 2. 3. ______ trees ___ o ___ trees 4. Next, to determine the number of trees that must be retained 4 , multiply line 3 by: 0.3 in zones RC, R-1, R-4, or R-8 0.1 in all other residential zones 0.05 in all commercial and industrial zones 4. __ D ____ trees 5. List the number of 6" or larger trees that you are proposing 5 to retain 4 : 5. 0 trees 6. Subtract line 5 from line 4 for trees to be replaced: (If line 6 is less than zero, stop here. Na replacement trees are required). 6. 0 trees ------- 7. Multiply line 6 by 12" for number of required replacement inches: 7. b inches ------- 8. Proposed size of trees to meet additional planting requirement: , (Minimum2"'calipertrees required) 8. ___ _:Uc:._ __ inches 9. Divide line 7 by line 8 for number of replacement trees 6 : (if remainder is .5 or greater, round up to the next whole number) 1· Measured at chest height. 9. per tree trees ------- 2· Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or certified arborist. and approved by the City. 3· Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-050 of the Renton Municipal Code (RMC). ~-Count only those trees to be retained outside of critical areas and buffers. 5· The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a 2/ 6· Inches of street trees, inches of trees added to critical areas/buffers, and inches D!_ trees. ~~tqj.r).i~d r.,f: ,p,at ;~ ~., f i" -, .. ·,. are less than 6" but are greater than 2" can be used to meet the tree,~jl!ffll'l!r,'l\'~<\"'~nt:, ''-t·:. \ .. C-.' I \/ 'C--1 . t -,~, I~ ··~... / .. , ,, ~. ··" .. H:\CED\Data\Fonns-Templates\Self-Help Handouts\Planning\TreeRetentionWorksheetdoc rrv (}( Pl ;,JS() tfi !_) y ,::) ;-, i: ':· ~;-'' ... w~s :-:1 DENSITY WORKSHEET City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 11 171 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 6. Divide line 5 by line 4 for net density: 120 square feet square feet square feet 2. 120 square feet 3. 11 051 square feet 4. 0.254 acres 5. 4 units units/lots 6. 15.77 = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations in~l~ding very high landslide areas, protected slpP,~ ~tliill$ Ot114>odl.,,ayi,/'. . Critical areas buffers are not deducted/excluded;·, e. ·-· · r_ · . ,, ,,. 'Ii;-,!") l } •• Alleys (public or private) do not have to be exclud~Vd:C · I.-- C:\Usen;\A.ndy\JJocumcnts\R Y KELS EN( JIN EERINCr\CURRENT PROJECTS\Projccts\Wang Renton Duplexcs\densiL y worksheet.doc -[ -03/08 'lJN Highland Oasis 1419 Jefferson AYe NE Renton, WA 98056 I.J 3 ~-..: _____ J 1 1 ',~=\ .. \ Ji 0 \ _er·;;.';';-I; • .,~s~~ ~~-o ~ f. \. l,,635 \ .··, .. 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J.33 40 . ,.; o tl 188 · 1,lJ.16 1= [ 1 .~ \ ~ .• 3 S '32 ,. -. e -,. , ,.:-::-~""~-) \. ~ii4~ 3l ~ OO i:'0:108 . 13Rl 128~~, 1 ._~. 0 ·· l~o -o o . '3 154 • _90?/ ,;-,(, .. 1{: 0 .o 500 FT I \ l ~!',;p:< _./S, fl,. .~~ ~ J _i2_l'"4 '.ir25-3152 / ' . 1 ~;~ ~ \Jo ",., ,t,l l •~5 14 ., L! • ' ·-~:; ·,'iL'"· 'I -!'i • 'IJN Hlghland Oasis 1419 Jefferson Ave NE Renton, WA 98056 [) 3 r=----· _..I ·i,;"s. \ -io, V' _ _J>" -.---~---/ ·•=; : --__ I v~=> \ --' 5 \ .. I . V,_<;----! • '2.807-.. ·,1,L ,/ / ,., ' -:j.6;3 \ ,. ·' ··'. . '1 • 11, .... , -l ··... '(·'~ ... ,L) \ . '• \ .... ·· \ ;• 1,c,/j_!.;, /_. .. ,.::; . . ot1,.sr----· -.. -1 o.; ,, 31~1 flt.&~:J..tL..:; » ,l5 '·c----- 1 :1 ~9 I i r:~1: r ~ .7 1700 1)~(1 ~! ..,...-- ..... -· ' \_.) .. /·\. 'tt7~3.f l~{i :·?B}~" .. ~903_________ ~ti}P~ <l's\ ., ·· ,. 1s26 .-., , ... ---... ,. .'/ ,... I r\ ·, ,_. 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I 2e--1 .. i'42011~ ~-~5 , • -.tt·.19[..J~~-4 .. · -. a; I :J: ) S,~ ~ .,. ,J . .,t1 1Ei~ 9 73i 9 ,,l5 ~~ 9 ,::, 0. •.~ 1!3;. l ~-, 'f..40 . 5 . . ...---::,1-:.-3""21t", -r---,.J3:22oiooi>--;1 l---t--:1133 . · .o{! •.J ,::, _9153 ,J208 t;·,i:,,,1{: ______ r f ) I -1 -· . 351 11,lll!s"l ,,Ju : c,, '401 ~ ~ ~188 L f13J'6 1~ _[ J ,.,1~14 ":· ']J '52!, ~ 1ti.s ''.JI oo ,;,ol,108 . ,."' ·:;j.~~b ~-1:!1Ri24;:; -~ ~ (154 / 900J 1) 0 500 FT ~y .~~-~ J--1~r-~. ~2.25u., 3101 315j ./ /-· -·823c; 1 "'1. 1 · · .. :11.1 ~J ., .• -;, \. " ',J~1 ,::, ,_ -. ,J, :~ .-, /"I I 1 ,. 1 __ u 11, ~ ~--·UI-••• , ••• ,, •• ~--IV'••~ Bergq~ist Engineering Services 27207 8th Avenue S P. 0. Box 13309 Des Moines. Washington 98198 Des Moines. Washington 98198 Phone: 253.941.9399 • Fax 253.941.9499 • E-mail: soilsengineering@aol.com Mr. Andrew Wang 12419 NE 140-Street Kirkland. Washington 98034 Dear Andrew: Re: October 4, 2013 qr c: f:, 1, 1 L ,-lJ/)F /.=!' /~: r-, '•,, "···' .. / ~ l \\. .•. ''--~ \., ! __ ,~ __ / rv!;°'ii I J ''QI' I~ on, 1.,J_ i. 4 ....-,ff!"J"'?\~ Subsurface Exploration. and Geotechnical Engineering Services Two Duplex Residences 1419 Jefferson Avenue NE Renton. Washington King Co. Tax Parcel No. 7227801625 BES Project No.: 201338-1 We are pleased to provide this report of our subsurface exploration and geotechnical engineering properties of the subsurface soils for the planned infiltration trenches for the referenced project. This work was performed in accordance with our proposal number 1182013 dated June 12, 2013. which you authorized on September 3, 2013. PROJECT DESCRIPTION: The referenced property will be developed with two, residential duplexes. According to Andy Rykels. PE of Rykels Engineering Group, Inc .. stormwater will be dispersed by sheet flow. SCOPE OF WORK: Bergquist Engineering Services excavated one test pit to a depth of about eight (8) feet below the existing grade. The test pit was be excavated in a DoWN To EARTH £NGINEER1NG 5oLUTION5 Mr. Andrew Wang Renton, Washington BES ject Number: 201338 October 4, 2013 location selected and located in the field by Mr. Richard Bergquist by measuring from the survey stake in the northeast comer of the property (see the SITE PLAN attached to this report.) Bulk samples were obtained at changes in the soils type. The test pit was backfilled upon completion of the soil sampling. TEST RESULTS: The surface soils to a depth of eighteen (18) inches feet consisted of dark brown, medium-dense Silty SAND (ASTM (SM)) topsoil. Underlying the topsoil and extending to a depth of three and a half (3'12) feet, light brown to brown, dense, Silty SAND (ASTM (SC-SM) was encountered. Below a depth of three and a half feet, dense, Silty SAND (ASTM (SC-SM)) of alternating colors from gray-brown, reddish-brown, and light brown. According to the USDA Textural Classification, these soils are loamy sands. The results of the field sampling and laboratory testing are attached to this report. If you have any questions, please contact me. Sincerely, Bergquist Engineering Services Attachments: Site Plan Richard A. Bergq Principal Log of Test Pit 1 and USDA Textural Classification Chart Test Pit Log Notes Unified Soil Classification System Particle Size Distribution Copies to: Addressee (5) Bergquist Engineering Services Page 2 of 2 N , I ' ' ' '\):, ~ 1[ I I, '', , j 1 ,..,., .. :o.,n,:-4.,.c~--f 'r \l ',, ' I " t -, \ , . ·,, •••. I, L I ' • :,'.. ' -'J : . ' _ _ , ; 1· 1 .. \,wQt1J1cA~o~ ,:, : . , 1 . , , 4a•w JM__ --: .,.--' -tl·,:i_CNO 11<0\f~!". />;ii r--r----I "--'"' r -:: ' i~11IIIil (it ~ --s . ~~ ... "'.,, •. ·. I, ' ~ -,I\~,. L -----iJ ' "''""i,,,,1'>,<f+ +I a•cn . j , , 2~'.·Ef,,"!!i~:)1i!~ . ·1· 1 1 ~NIT 2 \T·,RpW.,,.::z_,:,.:·,,· .. , J ~ • .· ' fli·'Vo:tJc;,·; ~ ~~~~~7±~1-"'00_' -·_ fl,_.L1:1:,;:~:'))J·.·! I! , " r --1 1rt4:'i:,i1.,}1 I ' J;/ 1 UN.ITJ :: ,l 1:::-. ::::rr:~:,;::,!j. I ' " ,,, "··• ,, I I~ L-]·t,:, :,, .. ···; .. ,.,, I\ L 1 ' ' -I 'ffi• I ll > • t, < \ L ~ , -, am• . "' ,, ' , ,, I , •• -~ --' 'Ii I ' ', 'IJ'IST /l!>IJ.'+'-1.;1 ' L -' -' ' 1.:.--,,,., ' JJ:W • ' __ ---rov'i.2~e~ !JO.CO ,, .. -.<t«t.1.f,~~ 1h ' :. , ,' ~-'"~" .. --' .. ~ ... ,..,,, From Rykels Engineering Group, Inc. SITE PLAN Bergquist Engineering Services HIGHLAND OASIS DUPLEXES 1419 Jefferson Avenue NE, Renton, Washington PO Box 13309, Des Moines, Washington 98198 Ph. 253.941.9399, Fax 253.941.9499 email: SoilsEngineering@aol.com Bergquist Engineering Services Log of Test Pit TP1 Project: Duplex for Andrew Wang Location: 1419 Jefferson Ave. NE BES Project No.: 201338-1 Date Excavated: Sept. 18, 2013 _2_ _ 3_ _ 4_ 5 _ 6_ _ 7_ _8_ ' . -ti -...:. _ _!! c·G). 0. .. .a E:co E --~_:.~;i-· . ·-t:- BS1 BS2 BS3 BS4 BS5 SM SC-SM SC-SM SC-SM SC-SM SC-SM 9.0 11 .3 10.5 14.1 15.6 Excavation Rig: JCB 808 Super Backhoe Excavated By: Davies Drilling, Inc. Logged By: R. A. Bergquist, P.E. Approximate Ground Surface Elevation: 378' MSL. ··-.. .· . ._. ·--' . . Descrir:,ti:n • (Unified Soi! Classification $}'stem) , . · -·. -.µsrJA;/.:tiiJ:"1Ji#limtc1as#ffr:afiqn · · --·'---· _._ .. (Dark brown, medium-dense Silty SAND (Topsoil) ',, IOAMYSAND ' , ~----------------------------------------------------' Light brown to brown, dense Silty SAND IOAMYSAML -_,1--' _2_ _3 _ Gray-brown, dense Silty SAND, with gravel _4 _ --------------------I..QAM'( $ANQ ____ ----------------------- Reddish-brown, dense Silty SAND, with gravel _5_ ------------------f{)AJJY'..SANQ ---------------------------- Light brown, dense Silty SAND with gravel LOAMYSAND END OF TEST PIT. DRY AT COMPLITION. _6 _ _7 _ 8 •Ground surface elevation interpolated from Rykels Engineering Group, Inc. Cover Sheet. BS1 BS2 TEST PIT LOG NOTES These notes and test pit log are intended for use with this geotechnical report for the purposes and project described therein. The test pit log depicts BES' s interpretation of subsurface conditions at the location of the test pit on the date noted. Subsurface conditions may vary, and groundwater levels may change because of seasonal or numerous other factors. Accordingly, the test pit log should not be made a part of construction plans or be used to define construction conditions. The approximate location of the test pit is shown on the Site Plan. The test pit was located in the field by Mr. Richard Bergquist by measuring distances from existing survey corner stakes. The ground surface elevations were interpolated from a topographic map supplied by Rykels Engineering Group, Inc. " Sample Type" refers to the sampling method and equipment used during exploration where: • "BS#" indicates a bulk sample taken from the ground surface or from the excavator bucket. " Moisture Content" refers to the moisture content of the soil expressed in percent by weight as determined in the laboratory. " Description and Classification" refer to the materials encountered in the test pit. The descriptions and classifications are generally based on visual examination in the field and laboratory. Where noted, laboratory tests were performed to determine the soil classification. The terms and symbols used in the test pit log are in general accordance with the Unified Soil Classification System. Laboratory tests are performed in general accordance with applicable procedures described by the American Society for Testing and Materials. "T" Indicates location of groundwater at the time noticed. Indicates location of seepage of water and the time noticed. TERMS for RELATIVE DENSITY of NON-COHESIVE SOIL Term Very Loose Loose Medium Dense Dense Very Dense Standard Penetration Resistance " N" 4 or less 5 to 10 11 to 30 31 to 50 Over 50 blows/foot TEST PIT LOG NOTES continued TERMS for RELATIVE CONSISTENCY of COHESIVE SOIL Term Very Soft Soft Medium Stiff Stiff Very Stiff Hard Unconfined Compressive Strength 0 to 0.25 tons/square-foot 0.25 to 0.50 tsf 0.50 to 1.00 tsf 1.00 to 2.00 tsf 2.00 to 4.00 tsf Ovm 4.00 ts! DEFINITION of MATERIAL by DIAMETER of PARTICLE Boulder Cobble Gravel Coarse Sand Medium Sand Fine Sand Silt Clay 8-inches+ 3 to 8 inches 3 inches to 5mm 5mm to 0.6mm 0.6mm to 0.2mm 0.2mm to 0.074mm 0.074 to 0.005mm less than 0.005mm UNIFIED SOIL CLASSIFICATION SYSTEM (USCS) --· ------ COARSE GRAINED SOILS (Less than 50% fines_ Fines are soils passing the# 200 sieve.) GROUP SYMBOL DESCRIPTION MAJOR DIVISIONS -------------- GW nt::n-Qi"aut::Y -or -=<,LJ mixtures. less than 5% fines. GP Poorly graded GRAVELS or GRAVEL-SAND mixtures, less than 5% fines. GRAVELS --.::ir\.l'llu-.SIL l m1xtliies. More than half of coarse fraction is GM "'·, more than 12% fines. larger than No. 4 sieve. GC Clayey GRAVELS, GRAVE[: SAND-CLAY-I mixtures. more than 12% fines. I I SW vv~r-graoed SANOS or uraveny .::v,\l"u..:i ! ----. mixtures, less than 5% fines. _ _j SP Poor1y graded SANDS or Gravelly SANDS mixtures, less than 5% fines. SANDS i-------Silty SANDS, SAND-SILT mixtures, more 1han More than half of coarse fraction is SM 12%fines. smaller than No. 4 sieve. SC Clayey SANDS. SAND-CLAY mixtures. more than 12% fines Note: Coarse-grained soils receive dual symbols ff they contain between 5 and 12 percent fines. ------------ -------------------------·----- FINE-GRAINED SOILS -----·· (More than 50% fines. Fines are materials passing the# 200 sieve) ----.. -------~ -·------------------ GROUP SYMBOL DESCRIPTION MAJOR DIVISIONS ML Inorganic SILTS. very fine SANDS, ROCK FLOUR. Silty or Clayey SANDS ~--·· OIIVl!::1<:llrJC V~ V VI IUU lU SILTS and CLAYS CL Gravelly CLAYS. Sandy CLAYS, Silty CLAYS, Lean CLAYS Liquid limit less than 50 ------Organic SILTS, or organic Silty CtAYS of low OL plasticity +------· I inorganic SILTS. Micaceous or Diatomac:Ous 1 ·--------- MH fine SANDS or SILTS. Elastic SIL TS ----~---· -------------SILTS and CLAYS CH Inorganic CLAYS of high plasticity. fat CIA.VS Liquid limit greater than 50 ----- OH Organic CLAYS of medium to high plasticity ----·· PT PEAT, MUCK, and other highly organic soils Highly organic soils Note: Fine-grained soils receive dual symbols if their"fiinitspfof left of thii"A" Line and have a plasiicfiyindex .. (Pl) of 4 to 7_percent ___ ···-·· UNIFIED SOIL CLASSIFICATION SYSTEM - I I -·- I Bergquist Engineering I Services I Bergquist Engineering Services Grain Size Distribution Test Pit TP1, 2.5' to 3.0' U.S. Standard Sieve Opening in Inches U.S. Standard Sieve Nwnbcrs Hydromete< Results 100% 20 90% 80% :E 70% ·"' ~ 60% >, .0 50% "' C ·a; 40% .. .. a. # 30% 20% 10% 0% 1000 100 Cobbles Date : 08/25 l 3 Sample#: 201338-1 SamplelD: TPl,BS1 Source: Test Prt Project Duplex Location: Renton. WA TestPit TPl Depth: 2.5ft ...... Section Sieve-Size ! us Metric ! 6.00" 150.00 4.00" 100.00 3.00" 75.00 2.50" 63.00 2.00· 50.00 l.75" 45.00 1.50" 37.50 l.2S" 31.50 1.00" 25.00 718" 22.40 314" 1900 5/8" 16.00 112· 12.50 318" 9.SO 114" 6.30 #4 4.75 Cumulative Percent Passing 100.0'A. I 100J}% 95.7% 87.0% 73.2% 10 0.1 0.01 Grain Size in Milfimeters Silts Gravels Comse ! Fine USCS Ctassi 1cation % ave! SC.SM, Silty,CI.,.,, Sand with Gravel D60 = 2.15 Cc= 0.37 Cu, 62.IX Liquid Limit= 0.00/o Plastic LiD'lit= 0.00/o Plasticity Index= 0.00/o Cumulative Percent Specs Specs Max Min 100.0o/o 100.0% 100.0"A. 100.0"/o 100.0o/o 100.0% 100.0% 100.0% 100.0"!. 95.7<',{, 91.7% 87.0% 8L7% 76.00/o 73.2% Specifications No Specs Sample M<t!S Spro; n/a Fineness Modulus 3.Jl .... Set:tion 1eve Size us Metric #4 4.750 #8 2360 #10 2.000 #16 1.130 #20 0.850 #30 0.600 #40 0.425 #50 0300 #60 0.250 #80 0.180 #100 0.150 #140 0.106 #170 0.090 #200 0.075 #270 0.053 26.8% 51.6% % Silt & Clay 21.7% ClJ)O Cwnulativc Cumulative Perrent l'a'cent Passing Pi&ing 73.2% 732% 6t.1•1o 592% 55.1% 53.4o/. 52.1% 51.2% 51.2% 41.(18/o 36.9% 31.1% 28.7% 28.7% 24.6% 23.1% 21.7% 21.7°/v 0% 10% 20% 30% :E 40% .!? m ,:: 50% >, .0 60% al C ]j 70% ~ "' 80% #- 90% 100% 0.001 Clays pees Specs Max Min ' Bergquist Engineering Services Grain Size Distribution Test Pit TP1, 3.5' to 4.5' U.S. Standard Sieve Opening in Inches U.S. Standard Sieve Numbers Hydrometer Results 100% 20 90% BO% E 70% .!;!> " 60% ::; ~ .c 50% "' ~ ,; 40% w ffl 0. ,,,_ 30% 20% 10% 0% 1000 100 10 0.1 0.01 Grain Size in Millimeters SillS Cobbles Gravels Coarse ! Fine Date: /I V assifical:ioo % Gravel .. sand Sample#: 201338-1 Sample ID: TPl, BS2 Source: Test Pit Project: Duplex Location: Renton. WA TestPit TPI 10= 0.04 D30= 0.16 o..-0.93 Cc-0.76 Cu. 24.64 SC-SM. Silty.Clayey Sand with Gravel Depth: 4ft. otrse ct Liquid Limit= 0.00.4 Plastic Limit= OJ)%. Plasticity Index= 0. 0% Spccillcatioas No Specs Sample Meets Specs n/a Fineness Modulus 2.61 mes Section ;eve ,,. us Metric &c_~s-~-,".-s-,---- 1 Cupmulative;ewnup lativ1e r--.cc=--.-=:=---1---=;~~~ n.y ...,.. ercenl · ercen US Metric Passing : Passing 6.00" 150.00 100.0'/o #4 4.750 4_oon 100.00 lO(l.Oo/o #8 2360 3.00" 75.00 100.1)% #10 2.000 2.50" 63.00 100.0'/o #16 1.180 2.00" 50.00 100.1)04 #20 0.850 1.75" 45.00 100.0% #30 0.600 I.SO" 37.SO 100:0o/. #40 0.425 1.25" 31.50 100.00/o #50 0300 1.00" 25.00 100.0% 100.0% #6-0 0.250 7/8" 22.40 100.0% 100.0% #80 0.180 3/4" 1900 10110% 100.004 #lOO 0.150 518" 16.00 100.0% #140 0.106 1/2 111 12.50 100.0% 100.0% #170 0090 3/8" 9.50 93.8% #200 0.075 114" 6.30 87.11Ve 1270 0.053 #4 4.75 83.9'A, 83.9% 16.1% 64.0o/o %Silt&Clay 19.9% P=ent P=nt Passing Passing 83.9% 83.9',4 6&.9'A. 66.7% 61.6% 59.5% 57.9% 56.8% S6.8"A. 44.0% 38.9% 31.7% 28.7% 28.7°./o. 23.5% 21.6% 19.9'4 19.9% 0% 10% 20% 30% E 40% "' ·a, s: 50% ~ .c 60% al E g 70% " r,: 80% .... 90% 100% 0.001 Clays ·-specs pees Max Min TECHNICAL INFORMATION REPORT of HIGHLAND OASIS DUPLEXES 1419 Jefferson Avenue NE Renton, WA for Andrew Wang 12419 NE 140th Street Kirkland, WA 98034 by THE LAND DEVELOPER'S ENGINEERED SOLUTION A Division of THE LAND DEVELOPER, LLC Erik B. Ainsworth, PE PO Box4420 Tumwater, WA 98501 (360) 250-3973 January 20, 2015 RECEIVED MAR 1 2 20\5 CITY OF RENTON PLANNING DIVISION TABLE OF CONTENTS PROJECT OVERVIEW ....................................................................... 3 CONDITIONS AND REQUIREMENTS SUMMARY ............................ 5 CORE REQ I. DISCHARGE AT NATURAL LOCATION ................... 5 CORE REQ II. OFFSITE ANALYSIS ................................................ 5 CORE REQ Ill. FLOW CONTROL .................................................... 5 EXISTING SITE HYDROLOGY ........................................................................................ 5 DEVELOPED SITE HYDROLOGY, PERFORMANCE STANDARDS & FLOW CONTROL SYSTEM ........................................................................................................ 6 CORE REQ IV. CONVEYANCE SYSTEM ........................................ 6 CORE REQ V. EROSION AND SEDIMENT CONTROL ................... 6 CORE REQ VI. MAINTENANCE AND OPERATION ........................ 6 CORE REQ VII. FINANCIAL GUARANTEES AND LIABILITY ........ 6 CORE REQ VIII. WATER QUALITY ................................................. 7 SPECIAL REQUIREMENTS ............................................................... 7 SPECIAL REQ I. OTHER AREA SPECIFIC REQUIREMENTS ........................................... 7 SPECIAL REQ II. FLOOD HAZARD DELINEATION ............................................................ 7 SPECIAL REQ Ill. FLOOD PROTECTION FACILITIES ....................................................... ? SPECIAL REQ IV. SOURCE CONTROL. ............................................................................. 7 SPECIAL REQ V. OIL CONTROL ........................................................................................ 7 APPENDICES Appendix A AppendixB Appendix C Appendix D Appendix E Appendix F Highland Oasis Duplexes Drainage & Erosion Control Plan Storrnwater Best Management Practices for Single Family Residential Activities Guide Residential Declaration of Covenants Stormwater Maintenance Plan Geotechnical Report KCRTS Drainage Analysis January 20, 2015 Page 2 PROJECT OVERVIEW This Technical Information Report was determined to be required as a result of the proposed construction of two duplexes. There are no existing structures on the lot. The existing lot is 0.257 acres. The proposal includes the construction of two 1,535 sf duplexes residences. two garage structures that are 400 sf and 640 sf of paved driveway and parking area. Frontage improvements include reducing the frontage pavement area by approximately 3.5 feet in width and adding curb gutter and sidewalk total 430 sf. There will be approximately 0.1434 acres of landscaped area. The site address is 1419 Jefferson Ave NE, in Renton, Washington. The parcel number is 722780- 1625. The legal description as shown on the King County Assessor Website is as follows: Lot 13, Block 46, Renton Highlands, No. 2. City of Renton. records of King County Washington. The 2009 King County Surface Water Design Manual as amended by the City of Renton was used for this design. This project is located in urban area with residential lots on the north, south, east and west sides of the project. PREDEVELOPED CONDITIONS The site is currently vacant and cleared, there was an existing single family residence that has been recently removed from the property. The remainder of the site is well established lawn with some trees. There are no signs of flood, ponding, wetlands or other drainage issues associated with this site. The site is accessed via Jefferson Ave SE, located along the east side of the property. Jefferson Ave is an existing Residential Access Street with approximately 33 feet of pavement and gravel shoulders, the existing right of way is 50 feet wide, and the existing pavement appears to be centered in the ROW. There are no City drainage facilities in Jefferson Ave. There is a shallow roadside swale on the west side of Jefferson Ave that flows south to north. Existing Soils -The King County Soils Survey Maps identify the soil types for the subject site as AmC, Arents Alderwood with slopes from 6-15%. DEVELOPED SITE HYDROLOGY The project does not increase discharge more than 0.1 cfs in the post construction design therefore the project proposes to spash block the roof down spouts from the garages and discharge the duplexes into gravel trench flow spreaders. The sidewalk and driveways will sheet flow offsite. Highland Oasis Duplexes January 20, 2015 Page 3 ~ IJ5f, Mot•Jp.:r!b 0 -------+--PROJECT LOCATION 1419 JEFFERSON Al/f. NE NE 15th St ~ 1' t " :;: /..';;~k i,, ·,,··-~-~ ~-3 lr·z·;;I'-'''',~'"; a ~-'. "'· Cit·rofrler:'.(>n ·" 1v:i1;rs ·rifo Ln ? " ~ ·~-?~ ,, ~ 2. ,, !<'..:[<: P,n'or, '6 1 ,;g'1h",'"l~ Sr~ri~.:i .~ .. )' ,,, ~ PROJECT VICINITY MAP (NOT TO SCALE) LEGAL DESCRIPTION •• ,.-.·_: :,1 ,, ,~·:,,II .-. Nl. 13l:h St l<P!J(.'':' f!i<' L'.·r:p,;c,,,·.,;,,1 ~.1c,;1tw l t LOT 13, BLOCK 46, RENTON HIGHLANDS, NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 57 OF PLATS, PAGES 92-98, RECORDS OF KING COUNTY, WA. SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. . . . . ... • • :t • ,'·I .. ' .. • .. • .. ' a .. . ~u • . ,,, - i. C l I ... , -i ' i;Oi ' I I I -• I ' ' I ; ,,; ; I i c:.4,:;:::·,.·_; .. l ! I . / ' - ' ' ! ~ ' ~ °"' f i . /<'. • ' " i I • ~ I ~--,,,-.- -I - ' • I ! i ; ' ' k t (D ' :: l"' i. i • ro ,' l" ;\rnC •" , ! lg I,- -. I it ' ! 'ro ~ i l iz • --' ! (D ,, - ! ~-~ : fa, • ; 11-• ~ .. l ' ; - .. ~: -,_ ... ._!Ir • i. t ·• ! ' ._,,...,. / .... i ' -.. .. • ' I •• '\J .. t i ... ··,••·: '•I l ,, ·• . i i ,. ' ' ' ,. I ' I. i ' i -· . I, l - I ut• i. I .. ,., ... , .. • • • .. ' ., • .. ' . ; . •; I . , .. • ·~· . ,..or.,- ' • • " ., ., ~ • ' .. • I O I ~IIO -r.,, ' a ..... ,:... c-.:::• ,10 • I&: • r,:,:, • I . •II· • • -• Soil Map-King County Area, Washington MAP LEGEND Area of lntereal (AOI) Area of Interest (AOI) Soils Soi! Map Unit Polygons • • Soll Map Unit Unes CJ Sol! Map Unit Points Special Point Fealurea ~ Blowout @ Borrow Pit )i( Clay Spot Closed Depression X Gravel Pit Gravelly Spot 0 Landfill l LaYa Flow ,~, Marsh or swamp .•. Mine or Querry {§) Miscellaneous Water () Perennial Water Rock Outcrop + Saline Spot Sandy Spot '*'* Severely Eroded Spot Sinkhole Slide or Slip Jd Sod!c Spot USDA Natural Resources =-e Conservation Service c 1 $poll Area ~:; Stony Spot ('j':, Very Stony Spot Wet Spot Other •• Special Line Features Water Features Streams and Canals Transportation +-+-+ Rall! -Interstate Highways US Routes Major Road& Local Roads Background • Aerial Photography Web Soil Survey National Cooperative Soil Survey MAP INFORMATION The soil surveys that comprise your AOI were mapped et 1 :24,000. Warning: Soll Map may not be valid at this scale. Enlargement of maps beyond the scale of mapping can cause misunderstanding of the detail of mapping and accuracy of soil line placement. The maps do not show the small areas of contrasting soils that could have been shown at a more detailed scale. Please rely on the bar scale on each map sheet for map measurements. Source of Map: Natural Resources Conservation Service Web Soil Survey URL: http://websollsurvey.nrcs.usde.gov Coordinate System: Web Mercator (EPSG:3857) Maps from the Web Soll Survey are based on the Web Mercator projection, which preserves direction and shape but distorts distance and area. A projection that preserves area, such as the Albers equel~area conic projection, should be used If more accurate calculations of distance or area are required. This product Is generated from the USDA-NRCS certified date as of the version date(s) listed below. Soll Survey Area: Survey Area Data: King County Area, Washington Version 10, Sep 30, 2014 SoH map units are labeled (as space allows) for map scales 1 :50,000 or larger. Date(s) aerial Images were photographed: Jul 8, 2014-Jul 15, 2014 The orthophoto or other base map on which the soil l!nes were compiled and digitized probably differs from the background imagery displayed on these maps. As a result, some minor shifting of map unit boundaries may be evident. 1/15/2015 Page 2 of 3 Soil Map--King County Area, Washington Map Unit Legend Map Unit Symbol jAmC ----------- Totals for Area of Interest ------ L'SDA Natural Resources ,,..-e= Conservation Service - King County Area, Washington (WA633) I Map Unit Name AcresinAOI ' Arents, Alderwood material, 6 to 15 percent slopes ------------ Web Soil Survey National Cooperative Soil Survey -- 2.0 ----- 2.0 Pen:ent of AOI ---- 100.0% 100.0% 1/15/2015 Page 3 of 3 I " . ~ ~ ' 81\: :s1 t Ii ,11 iii/ 'I , ' Table 3.1 Threshold Discharge Area (All Areas Measured in Acres) Jefferson Ave NE Total Non-Pollution Generating 0.099 Impervious Surface (NPGIS) Total Pollution Generating Impervious (0.084) Surface (PGIS) Total Pollution Generating Pervious 0.00 Surface (PGPS) Native Vegetation Converted to 0.015 Lawn/Landscape Native Vegetation Not Converted 0.00 Total Effective Impervious Surface 0.015 Discharge Point Jefferson Ave KCRTS Software Inputs Areas Predeveloped (forested Scenerio) Pervious area (Till Forest): Developed Scenario Till Pasture (with amended soils) Impervious area Figure 1. Site Location Figure 2. Drainage Basins and Site Characteristics Figure 3. Soils (See next pages for each of the above figures.) Highland Oasis Duplexes January 20, 2015 Onsite 0.089 0.0147 0.00 0.1434 0.00 0.104 Alley to West Acres 0.257 0.1434 0.1434 0.1136 Page4 CONDITIONS AND REQUIREMENTS SUMMARY The City of Renton Drainage Manual has eight Core Requirements for stormwater management and six Special Requirements. The Core Requirements are: 1. Discharge at the Natural Location 2. Off site Analysis 3. Flow Control 4. Conveyance System 5. Erosion and Sediment Control 6. Maintenance and Operation 7. Financial Guarantees and Liability 8. Water Quality Special Requirements: 1. Other area specific requirements 2. Flood Hazard Delineation 3. Flood Protection Facilities 4. Source Control 5. Oil Control 6. Aquifer Protection Area Addressing these ten requirements, it is anticipated that the proposed project will have little or no adverse effects on the downstream and surrounding hydrology. Each of the minimum requirements is discussed below. CORE REQ I. DISCHARGE AT NATURAL LOCATION The natural direction of flow on the property is overland sheet drainage down the slope from east to west. There are no signs of existing drainage courses or concentrated flows e~her to from this property. CORE REQ II. OFFSITE ANALYSIS The KCRTS analys_is shows that this project does not increase stormwater release from the site by more than 0.1 cfs during the 100-year design event therefore an off site analysis is not required because no likely downstream adverse impacts to stormwater are anticipated. The project is located within an area of long established residences in all directions around the property. There is a shallow roadside ditch along the west side of Jefferson that would intercept any runoff from the street. This swale flows southerly along Jefferson Ave. CORE REQ Ill.FLOW CONTROL EXISTING SITE HYDROLOGY The subject site consists of a single lot with a single family home located in the front portion of the lot. There are residential lots located on the north south and west sides of the property and SW Highland Oasis Duplexes January 20, 2015 Pages 160'" Street is located on the east side of the lot. The site topography generally slopes from the east to the north-east portion of the site towards the natural drainage way located offsite to the west. This is tributary flow that comes from the southern lot onto the subject parcel on the back Y. of the lot and sheet flows to the north. The property is vegetated with brush and trees. A wetland buffer was identified in the north-east portion of the site. The wetland letter is attached in appendix E. There does not appear to be any ravines, wetlands or other critical areas on the site. There were two existing test pits located on the site the revealed groundwater at approximately 2 feet from the surface. The USDA Soil Survey lists the soils on this site as Alderwood gravelly sandy loam. The project does not appear to be located in an aquifer recharge area or wellhead protection area as defined by the King County Health Department, the EPA or by the city. There are no known basin plans for the area. DEVELOPED SITE HYDROLOGY, PERFORMANCE STANDARDS & FLOW CONTROL SYSTEM DEVELOPED SITE HYDROLOGY The project does not increase discharge more than 0.1 cfs in the post construction design therefore the project proposes to splash block the roof down spouts from the garages and discharge the duplexes into gravel trench flow spreaders that are 24"x24"x221f long. The sidewalk and driveways will sheet flow offsite. CORE REQ IV. CONVEYANCE SYSTEM There are no proposed conveyance pipes for this project that required analysis and design. CORE REQ V. EROSION AND SEDIMENT CONTROL Since less than one acre is being disturbed as part of this project, the small site erosion control (ESC) standards will be utilized to mitigate onsite erosion potential. A Small Site ESC Plan is attached to this report in Appendix A. Applicable details for this project are also attached in Appendix A. CORE REQVI. MAINTENANCE AND OPERATION The Homeowner will be responsible for maintaining the flow paths and landscaping. The Stormwater Maintenance Plan is attached in Appendix D. The maintenance plan describes maintenance and operation of the yard drains, and landscaping and how homeowners can minimize use of hazardous household products CORE REQ VII. FINANCIAL GUARANTEES AND LIABILITY Once the Engineering plans are approved, the appropriate bonds will be submitted to the City as part of the building permit process. Highland Oasis Duplexes January 20, 2015 Page 6 CORE REQ VIII. WATER QUALITY This project proposes 640 sf of PGIS which is less than 5,000 sf therefor this project does not require water quality mitigation. SPECIAL REQUIREMENTS SPECIAL REQ I. OTHER AREA SPECIFIC REQUIREMENTS There are no known restrictions for this project. SPECIAL REQ II. FLOOD HAZARD DELINEATION There are no known flood hazards for this project. SPECIAL REQ Ill. FLOOD PROTECTION FACILITIES There are no known flood protection requirements for this project. SPECIAL REQ IV. SOURCE CONTROL Not applicable to this project. SPECIAL REQ V. OIL CONTROL Not applicable to the residential project. Detailed development plans for the site will include site specific oil control measures if required. Highland Oasis Duplexes January 20, 2015 Page7 APPENDIX A-Drainage & Erosion Control Plan Highland Oasis Duplexes January 20, 2015 r ---~---------· ·---------- 1 L -u ;u 0 C. m 0 -; 0 :i, -; :i, • :i~-·~i)" f~-t~,1 :r . , ---···--------·----------, ~: --~ JS'),• ~~~·'I, · e·>1s;,,, •la".,'.>Ce-··lace; .- .. ::r: -"' G') '-"' ::r: ,, ,, r-"' " )> "' 0 z z )> CJ < "' 0 z I" )> " (/) "' z -..; (/) 0 z CJ :f C )> "' "O "' 0 r-"' '" ITI >< ITI (/) ::0 ITI z -I 0 z ~ )> J _,_ di ;:~ ,i -.. , --· ';:r::_ ===--~----~:'.--,~---., -,,,-------_-,_--,--~ ::~L4/IO~:~~~~PlfX I GARAG; ·1-'' . I' -.,. "" --'" ; TEMPORARY EROSION COIITROI. & • •• __ ,_- I I TREE PLAN , ~,i.,·, """t' ·~•,,·,hw>,~,· ''"· _ _L _______ ____, ____ L_ __ ~-- --, • • X ,(~ :; ,- v, ~· ,- 4 V -" 0 -.~ ,: r i \ \ GRAD/NG I DRAINAGE PLAN & PROFILE ~- __ .,__ ----------------- ,,, APPENDIX B -Stormwater Best Management Practices for Single Family Residential Activities Guide Highland Oasis Duplexes January 20, 2015 lntr0Jutt10n Rcslllcnlial Autonwbik and lfoat Wa,hmg. f{:: .... 1dcnt1al Stli!"dµ~ of Solid anJ h>tid \\'ask·~ l,c,1Lk11t1al Au1011wb1k Repair and t\!arntcnancc Residential lla1.ardn11s \rastc Lsc_ Storage_ and D,sp,isal R(:s1dent1al Cfan..ler1111~ and Lawn Care . I\ c--..;r di:n t 1al \·1a1111,:na1H..-e anJ Ke pairs f<..1.'.,;1dcnt1al S\\ 1mm111µ P1)01 and I Int ·1 ub !'v1aintcnanl~ .. R-1 R-~ f<-, .. R-~ . R-.' R-6 I<-7 RESIDENTIAL BMP ACTIVITY SHEETS I hi:-. chaph.'r t:P!lSht' \,r a sen\:.·_-.. of mformat1on sht>t:b l1s1111g: the best rnanagen11.:nt pradH.:t:::- U-Hv1Ps) 1hat ar~ ri.:!qtured fur srni;I~ fanul:r n:s1dt:1H1al ;:ir11vmc~ in unm~t:irpornkd King C ,1u111, The J(ll\ 1 r, sheets 111 tills d1apkr tarttcl typical h,,u,d1<Jld act" 111cs that ha, c the potential to polluk Sh)nll,\tHcr, surfat..: wakrY-. and grornah-vakr \hHlll\\.;-lt,;.'f p<)llutirn1 (_h.'.l'.Ur:--\\ ho,;:n water nab t1\\.'r 1hi;: t_(rr1tmd, ptck::,, ttp pnl\utanh_ and wa,hcs thr: polhllants mto ~urfoi.:e and ~rnund \\·atcrs Stn:~et ,;;,1nnn draiH~l.~~c s~·:...l(·nh arc d~s1g11ed tn prt\'Cllt local floodrng by carrymµ stonnwatcr nmnfftu ni:arby '.'>tft.:am-; and 11q:r:-: lhi:>,t: drainages\ sh.:nh do nt)t rr.:nhlH~ pollutant., ..:;lH.:h a::; motor nil dr ~Pap r. vi:n small a:nwu11H 1..,f l'.Omrnnn!~· LL,..,ed hduschold produ(l.;; 5tH:h a::-. m(ll(11 \,iL pi.:.·st1ndt':--. p1-un1 \\i.bh:. and-:..u;·1p:-: a1,,_~ lrnrrnful tn <H.Jlli.t~H.: lik r\lllti,)ugh 11Hh\"1Jual a~t:\HH.::-;.1Hay ~lpfk.'ar rns1J~nifil"'<m1. nm()ff frnm nrhan arc.1:--h no\i. a l~ading L'a1i::-1..: of \\.akr ix1l lul1on Ill ri\(·rs. lah·t:-. and cnastal areas. Kin~ C,,Lrnty 's f!llal i:,;; 1(1 r~dw.:~ pollution b\ cduca1rn~ h1,.)fi1c\1\~ners and n:\1tk11ts tu ~Jrt.:-\1.:nt the ,;,:(,ntamination l"f :-;t1)rmwakr nmoff ~mJ 11ur :-;trt:;1111~, nq:r::,,_ lake~. i.!nd .~r 1.}ut1t.hvat..:·r January 2009 • Kmg County Stormwater Pollution Prevention Manua.' Residential Auton1obile and Boat Vv'ashing ~· :'\u10mob1k \.\·ashrng i..., 0111..: oflhl'" most common residential activities that polluks :,;url~u:c \\akL streams, creeks. lakes, and Puget Sound In additi(>n to soap and d1t1. vehicle wash wait', carries n1L ~rease_ ..;nlvc11ts. 1n11r11.:n1.s. and mttals and t1_1 our lol.'.al \\all'r bndies ·1 he soaJb and dl·tt..·1 t'.t..'llh rhal \lrl' ust..· 1n \\ <bh automobiles GUI he mnre of a pnllllt1011 threat than tht: !;!Tllll<: \\;t.;li,;.:d offtht aut11niohik:-.. L\en soap~ that arc lahded "h1odegradablc.'' '\:-11\·lfi..iflllH .. ·ntalJ}· !'! !L'PdJ, ., IJr "lldrllO\lt".,. are harm ft ti tn aqt1at11; ]1fe and \',;Iler qualil\ rht: .. ll()IJIO\il·" [abd simpJ_\' mt:ans 1hc :-;oap is less tnxic IC• the us~r • • • MINIMUM REQUIREMENTS The followiug H\1Ps, or equivalenl measures, method, or practire, are requirt."d if you engage in automobile or hoat "ashing at :.:our home . It ts <h.'.1..'.l.'."}llabk k1 rifhL' J1_1\\rJ the bi.xi: 1,f:.1 \·eh1clc''h11a1 \._Ith _iu-.t \\JJ1..·1 witlh•U! du1ng dll)' \.va:-:b1.valc1 Br•v1P.'.'l ·1 l11..'. ,1,.ash \.\~ill'l 1~ Jt\ t.'rtt:'d !'!\)Ill !lit stl~rrn drain. j t..' \\ash \', ati:r v. ill infiltratr . It qiu \\ a:::.h ~ our autumobilt' or boat u:,in~ nnld dett'rgt'rH'.'.s ( pf i ni:utral J 011 iln mca that alh.n-\:--;. frir 1ntlltrat1m11_)fth~ wa.;h \V<HCL :,;uch as graYcl t'.nis-;. or \t)ose :,..ml. it is acceptable to let the \\ash watt'r mfiltr:1te a..; lllllt!, a:s you 011!~ \\a':dl !hi.' b1JdJ Pflhi;: \~h1clc \1 l.' not lh(' mu.kn.:.arnagc i_)J' cngm~ 1. lf you \\ash ,_ma pa\ed area su<:h as: (1ur dn\.(.'\.\a:': and 11~ ".'>Oap::.. or nth er l'i(.,";u1:-;.i.·r:,, you ~hduld d(._\ ON!-· of the full1.1\\·mµ:· • Rcdm:cl Ilic 1., a.sl1 \1,.ati:r w \.·i.;gdakd area:-. :-.m:h a:-. land:..capmg 1_1r your lawn Tiu~ c:m be a4.'.C:omplisht:d b) 11srng temporar: mca:-.LirL':-: :-.ucli .t\ a b1..·nn. lKlUJl1.soc~s. or other sulid materials lik~ a µic12e of lu111bl..'r pb.H.:i..:d al the h)w poiilt of \1,.herc ytllff \C"hirk· h parki.:-d This \\ di dir~ct thi: tlo\\ ut' \Vater In yPur lawn ur landscapmg • US.l' a \\:d \;H.:uum to l:olli:1.:l tht..' \1,·a .... h \o,:atc1 and tlil.:11 di\pci:-,;c (1fth1.,· \\ash \\ater to ~()tir ::.ml... or to1kt for tit.:almcnl at your Inca! scwa!:!l' treatment pla111 ,_;an1:a1y 2009 King County Stormwater Pollution Prevention Manual ResKiential Automobile and Boat Washing (contmued) • • • • OTHER OPTIONS ANO TIPS T,1kc your veh,dc lo a .commercutl car ,vash where wash \.\at-ct is ri:c~ckd n11d dhcharged to the sanitary S('\\er. Tins also rcdUCl'S lltc .amounl nf v..-i.1lt'r used for vch1c-lc washrnt, Use a hose nuzzle \\.·i1h a tnggcr and shut Jt off \vhen you 're 1wt using it tn cons.en t v .. ·atcr Ne\ er clean ni pressure wash the cngme tJr undcri.'.arnage of ynur autu11wh1k al ltomt.· The ml, !:,!r..:-;:i:,;.e and iJthcr pollutant..;; fr\)Jll 1ln;;,; au 1 \ tty t:a11 l'trntammate yuur prppcrty. as '"di as gnltUHh1. atcr -~tH.:h as shallo" aquifer,. This i,; especial!, 1111porta11t Ill areas "here wdls provide potable wafer. For this t,pc ofcleanm!!, take the ,ehidc tu a c,>mmerc1al car wash whac ,,ash waler "ill he treated appropnakl\ Tlwre are se\\~·ral \\ al er less l.'.ar \\ ash pn 1ducts nn the rnarkd Thesc- produi.:is ar,.: d1;s1g:nl'd to l'.lt'an and prokd ~'Olli' ,dude wittH .. •ut using water Clnths. rags. de. used mth thcs~ products should be d1spnscd uf as St)l!d \1,-·ask'. h.H mor(· 1r1format1on or ass1stan..:e HI 1mpli..·mcntmg tht.•sc besl managcmt'llt pra1..-u,;,:c<,. . ..-:omact the Kin~'. ( ·ount\ Deparrnl('!ll of \.a1w,;d Rt..":.t..iurrt', and Parl-.,; \Vatt'r and Lrnd Rt.".':.(iwci..'"5 D1Hj1on ~H ..:'.lJh.:l/t,-19c111 King County Stormwater Pollutton Prevention Manual January 2009 Residential Storage of Solid and Food \Vastes lmpropt'r storage of household garhagt' and other w.istes 1;an lead tn a \andy Df pollutants 111 stonu "·atcr runoff \\'ask sud, as leak mg garbiigc t'i:Hb. ~ard wast~ c1mtai11~rs w1tho111 ltds . . "ii.:rap piles. and junk vch,cl..?s and. equipment ~an caust polluted nmofffrom \'1JLJr propcn~· hi Jrain to surfal..'L' and 8fdUnJ\\ah:'r Contaminanis such ~soils. greases. nutn~nts. b1JCkria. p;lthd!,!t:.·ns, and su~pended solids arc: carnl!d tu our creeks. stream:'\. lake~. nn.:-rs. and Pu!!,et \otmd • • • January 2009 MINIMUM REQUIREMENTS The foUoning B\11',, or equivalent mea~un•s, methods, or 11rnttkc, an• n•411ired in storage of solid and food wastes at your home . Di,;,;posr.: of urnvante<l garbage or .,;;crap 111} i)tu rtgular µarbage ~crv,i;e pH.:J.;up ro11tainers, 1.ff dispo~e nf !,!.ilrha!!c and :-.~Tap at a landllli ur 1ran'.--f1..'r statwn Do not kl ~arbagc accumubre al >our n:~1J..:11cc. Th~ cH:1.·tumdathHl ol' µarbat;!e LS a surfw.:1,.; \\·a,~r t:orn .. '.ern and a health 1ssw .. • i\ccrnnula1ed µarha~c can altracl rodl..'nls. rats. m<1:-.qu11o~s. anJ other pesi, that are alS<i health hazard, \Vastc stm 1;.~J (,urs,Je sh1..n1ld be" kepi m en\ l."rt=d i:unh1incrs or bi..: coveri.:.1 d \\Ith a tarp. All wastL' Llmtarncr:::.1hat are 1)utdoor:,.. should have lid-.; OTHER OPTIONS AND TIPS f<ceyde a, much a.s possible Somc,•ne else mav bee able tl\ u,t kf1mer parnh_ fini.:.he~. clcaninµ materials .. building mattnal~. etc { ·,Hlt<H.'I a nc1!,!hh~1r. frit:nd, ;-;dnhJl. dum.::h, or l'.lHHmunity group to ::-et: if: n11r lch O\-'l'I" ma!~nab t::an ht: used. Th~ King County lnJustnal Matcnah l·.xchant!t.' (it\.11-.Xl 1:--a µOtld rcsoun:c: f1..,r findrng u:-.e~ for your Jeli O\'t!l" rnatcnal, Call IMEX at ~06-296--189'! ur send an e-mail lo i111ex," ~lll)l~ounty gov Consult the IMLX Web sne f'pr rnure rnformatw11, at http. W\\\\. t!0\1111~ org.haz\\a~tc husrncss'1111~.\ :\noth~r rccyi..'.ltng rcsoun.x is the ~ing Count) ( >nhnt.' T\.1ali:nab l·."\ch;111~i.: i:H h1tp '!;,.HJr J...rngunlfll} );.:0\1 so!i<l\\-ast~·~\chant!t': Kmg County Stormwater Pollution Prevention Manual Residential Storage of Solid and Food Wastes (continued) • • • rh,· Krng C,,unt, Solid Waste I)" is10n pro,·,de, "astc dbp,,sal and rec:-,-d1n!,! rnfon11at1nn at http, yrlw h.ingi.:l)Uil1: .gu\· sol1dwast~.111dex.asp. lnfun11alw11 rc:g.ardrng proper housd,old hazardous "astc disposal is a, ai !able al http·""" J!O,hnkorJ!,.h,vwaste:ll<'usc. or comae! lhe Hazards l.111c al ~(11,-2%-·1h9~ See /\,tmtv Sheet R-·1. "Rcsidcr11ial 11,uanh.lits Wa,1e U;,;~·-Sturagc .. \ and D1spusai" ( 'ompn;,;t b1ndeg.radable \\JS!es rather than di,.posrng l"tf th<..~m as garbagl~. C'ontac1 the Km~ (·ount~ Soltd \1./a:-:.tt: Dl\lSl(H\ al h!tp Hlllf kingunully.go\··:-.uhd\Htstc,cump,_1stinµ:i11d.:x ~t~p for nwre rnf<)rmath)ll on n)mpns1ing ~ anl and kih:.-hcn ,, a:-.te l11i~mnat1on nn ~·ard '""aste collcu1on sc:1 \ 1c-c.·s 1s av<lilabk ;it hltp ~ uur kmgcounl~ ,!!t.1\ ''s.uliJwast-c garbat!~-n ... ·cydrng, J ;;-:1rdwask a~p D1spuse df pct waste rn \ uur g.arbag('._ hury 1t 111:,. our yanJ (not 111 \ t.'gerahk µardcns). nr_ dispo~i.: (if 111 sanitary sewer ~yslems sttt:h as yttur IOI kl Sec http.:" 'your.kmgcnunty gP\, sohdv. Jstc:,ompustJ ng: pdwa_..;l (' a~p For Jll(1rc 1nt'orn1<1uon {)r .JSj1:-.1ari,.:e 111 m1pk111e11t111g the:..e best mana~_emenl practl\.:e::-. n111L.1ct du: ~in~'-(",;_11;1\!\ Dcpartmc,11 1_,f ,·<11urn! Rt'5(1un.:e:-. anJ Parks. Water an<l Land R\.."SourceS Dr. 1:.1on Jt :116-191,-! • _){)U Kmg County Slormwater Pollution Preventron Manual January 2009 Residential Aut01nobile Repair and fv1aintenance !vtan: pcopk prcfl.'r to rcpair anJ maintain thc1r \ d11clcs at homt: Tho~\'.' that Jo m:cd lt..1 e11sun .. : thal lhesc adlnt1ts <l(l nol pollute our streams, rivers. and lakes .'\utomobrlc mamtenance and repair adJ\ 1t1cs t:"all introduce chcm11.:als such as cnl. grea.-.t, ant1frc-elc. h: Jrnulic and hrakL' l11ulb._ ;rnd metals 11, our surface aud !::!,rnund\~-ater t\ n:ci:111 :-,tudy i:stirnated 1ha1 the an111un1 of ud rn1111111µ nff Pl.Ir sire-::ts ;md dn\'(;\1vay.:.; and uhimatel) llP\\111!:,! 11110 the Ol.'.ean..; i.~ equal hl an r\\t11l V:1hk-1 llil ~pill ](J () 111illion !;!Hll\)IJ~ t'\'ery eight llHHJths (NRC. 2UU2) • • • • .January 2009 MINIMUM REQUIREMENTS 'I he following he~t management prartices (8/\IPs) or equi,alent measures, llll'lhods, or tJral'tices are required if~·ou engage in autnmohill" n~1>air and maintenance at ~:our home . C..:ilkt1 all uscJ Oil. .:rn11freeze. l°"r other \·cl1tck thud~ 111 u)ntainer..;, \\Ith 11ght fittrn.~ lids. l)p 1101 mix the~c-t1111·d:,; 111 the same cPntainer as tl11: .... limit:--~-uur .ibd1ty to r~cyclc the-011 at~ lJllr ln~ai auhl pm1,; ~lure or .-;,cr\ll'(" sta11r111 Ne\er J1spose of used rnL ;:ml!fri:.:.11..~. nr i;.lthi.::1 llu1d~ mtn ti ,torm dram, m1c, a d1tclL or 01110 the grnurnl Oil should be ren ,led at au aulo part, stun.: (1r stn 1c.: ~tat1~Jt1. O!hcr llrnJ:-,. ci:m bt' dispo:,;ed ofat a ho11scl111IJ hazardous wask col lect,on site. Call the housi:hold hazanious \\ ask Ii 11~ at 206-29'1-4692 or sc~e http-\\ \\'\\· g<wl 111k or~-'h::vwastcdwu~t: p1 udm:b· list.cfm for recydin~ and J1sposal 111fun11ati,Jn anJ h:_1~cJIHH1s Nt\·L"r dta11 lhc .:nt?tni.:: or u1H.krcarriaµe lll°)Ottr n~h1ck al h1.nll~. hH 1hts 1~ p~ l""ff ck·anin~. !ak<: the \t:h11.'lc ll.~ a ~ommcrctal car \\ash fat:l11t~ Lsc drip pans. tarps. or even cardboard and ne\\,;paper under the ,dnde tt' capture leaks Pr ~pills tha1 may nccur l.h1rmg mamlenancc .:rnd ri:rau ad,\ it1t.::-.. Thts ... ·nstHl:~ spilled lllm.b won't h1.:: \\"ashed fl\ 1hc :-:.torrn drainage S} stem the ne\t t11ne ii rains. Kmg County Stormwater Po/lut1on Prevention Manual Resident1al Automobile Repair and Maintenance /continued.' • • • Clean up :--pd\." with ra1;s 1)r absorbent mah..·riaL .;,111..'h a:-:. S,and. din. 01 l'.al lm...:-r D11 nnt \.\8::-.h down nr hosl.." J1J\\ll !h.':-.e :,;pill:,.. hi the t'urh:,.;,. r(··1aJ\1, a,-·. \~r :-:hm11 drams Sweep up absorbents. and d1 sp,-,....: nf tht..·m rn your µarbage i..'.an \tort' autnmott\·~ part~. :ilh.'h a~ battc.ni;~. -.;:n~ltll..'"\. tran::-ani;..;;,,.:,1(n1s. and ntht:r pa11S that may hJ\'.,; ull:-l'f g:rca:-:;\ n:s1duc on them. u!ldi.:r Cl°)\ er and uff the t,'..[\Hllh.l ((, mmimizi.: rain,\ah;'r cnnract Rainwatt:r i..::an wash p,,llutants ,,ffthccse pans and s~nJ pullutants lo s1c,1111 drarna)!e systems and gnn111d\-,ater rarps an: a111ne.xpeus1ve and ca~~-sol11t1011 l1) ....:n, !..'.rlll!:'. pan~ OTHER OPTIONS AND TIPS J akc your 1,·eh1de t\·1 a crimn1<:.'rc1al en repair fal.'.illt) \rhcr1.' fluid;-:. ;m.: ll;rndkd. ri.:.'...:;d..:led and d1sp,~ . .:;ed of corri:ctl\' td \I\ i:1 1d poflutmb b4..'.lll!:! lnlrodui .. :('d h) 1..1ur {nl.:a! \vatcr bod1c:·> i ih: J,·;J\.a·.··"1;11,--. Pr.·.~;·arn ,.·._•rti'-1f· .. , ·i,111:.· .... ,_., :·,:1 rl..'."\lo~·nH: .. \\.;\:--. l:l1n:· :1nd p:-1,pcrh 111ana0111;: h.v~Lfi..l .. ·,u.., ·,\,:, ".,T iJllp \\\\\\_i..,'l'\)11'1>.l:lf' ... --·1'•!!l !,• ..;,:ur,:IJ !,,\] hl.bill'-':"..:,,,."--, lh:ll :1x ,: 1:r:,:~! ·.i-1.: ii\ 11t•.'-1,n.:~ i<1!!1:>: For llll)'t' 1nformatnm or .a ..... sbt.:11K-e m 1mpkm(.'J1t1ng th1.:::..c b,.-:,;t 111anagc-mi.:nt p1,Ktt-Ce'), ,.:onta..:i tilt: 1'111l! ( 'nunt\ fkpanmi.:111 ol \:nmai K1.--;L•u1{1.''> J.Hd l':idv,; \\ :11cr and I.and ~t.'$lt1fCi::.'S 1)1\ 1~1on :-11 ::nr,-2<.!h-i •..1011 King County Stomiwater Poflur,on Prevention Manual January 2009 Residential Hazardous Waste Use. Storage, and Disposal !"here art' a vanely of ha;ardnu" ma!cnals 1\H11JTH!I) used 111 and around i.JUI huml'::;. rnrlu<lim.: c:hcm1cal cleaner~, pcstu:aks. painh. suhcnt~. lighter t1t11d. gas,)ltnc. ;.mtifreezc. hraki..:> tlt11d and l,ther aU(l)!J'lOti,c products. \\Ood presen·anvL"s and i;:Yt:n b.ltterics fr$IH lHlr dr.:-clrurnl: c·quqHHl'llt lrnphipeT d1spnsal and failure fn keep li~uardnth ph>dm.:b !"rt)lll rainwak'r l'.ontacl mav crmsl.· "urLti,.:l'" :.IJH.l ~rq1111<..iwakr po!lutwn \Vith .;;o rnan\ ha1ardou~ compotmd:-. pri;st:nl m thousands of household~ 1n Kmg Count~·-tht i.::umulariv<.: adveb1..~ dlecb of poPr usage. sloragi.! aud Jhpos~l pradice-; arc p(HL'nllall: se\ere h.) nur cn,1ro11nu.·n1a\ health • • • • January 2009 MINIMUM REQUIREMENTS The follo\>ing h .. st management pradices (B\IPs) or e1juirnl(•n1 measures. methods. or pradkes are required \\hen u:i~inJ! or storing hazardous wastes at ~·our home . \wr-...· ;ii! lt,1/ardous matcnal:.:; in..,1Je ::.1 huildm~~ lH-shr...•d or undL'.f cu\ ~t Dn nut (·\pnsc h~-uardous materiab to n1i11wat1.:·r tho-ti. !.'.an transport haL~H\luus pollutant:-. to surfac~ and ff(>1md\.',:at-:r t i:--c produ~ls unly a:--sp~cifie<l tm labd11q .. ! dirt:ct1Pn~ Dispose of and rc:cyck hazardou~ \.\astcs thrnuµh the I lnu:-1.:hnld Ha/2rdous \1/aste PrPgram or other recyd1ntl, programs or b11.,:;,111es . .;,e:..;_ ,:11 i.:ar~full~· f1._1Jklw d1:-:.pusal dJr1.;l.'thrns \Hl ...:-on1a1nc1s. of L:hcrn,cals. Th~ri..:- arl· thn.~I.'.' tlxi.:J llaz~ffdotb \1,:a~tl" collection s1h::-i t(Jr hous1.;hold h:u:ardous 1<:.istc Ill Sealllc and Kin~ CnurU\ 111 additrnn. the Wa,tcrnobile travel, to d1ffrri.:11t i.tn.:as of hmg Count~ thrnu~J1utn 1hl!' ~ l'iH. Sei.: http: \,·,,w.gn,,l111h..org·haI\\'aSte'ht)lJSC or l'.all tlI1: Hc'tusdwld llazanb J ine at 206-296-..J6()1 for 11H)r¢ mfr,nnation N~\.~r al!o,, h,.vf1rdrn1,;; chcm1\.·ah. h 1 be tli~ch;uµt:d or dumpi..·d mt\\ -.;Jpnn draillagc systems nr on fo 1hc µ.n)Hth".! King County Sformwater Poltut,on Prevention Manual ResKient1af Hazardous Waste Use. Storage and Disposal (continued.! • • OTHEROPDONSANDTWS Reuse and rt:C\de a::; nuH.:h a~ po~sible. ~(\lllt..~one dsc ma~, he abk to use leftover pai111s. fims.h~s, cleanmg marena!s_ hwlding mal't¢nals, ek'. C(Jnta1.:t a r11:1g.hbo1, fru:nd, school_ chun:h. or commurnt~ group to ~ct ,r ,our ldi mer materials can be used. The Krng Counrv lndustnal i\.r1arenals [:-.:drnnge ( rrv1EX) is a good rCSl)LJrcc for tindmg use:-i for your left over material, Call IMEX at ~06-c'lb-·1899 or send an e-mail to imc, ilkmgcounty gu, Consult the IMl:X Web sire for more informal101L al httJYi:"www go,·link.org·haT\\astc·busini:ss. 1me\ l.'sc the least toxrc prnduc1 a, ail able Sec http:·.\\. ww .gnvlink .org.·l1az.wask 1 hot1.~c:altemat1 ,·cs for mfnnnaciun on lindrng altcrnati,cs to hazardous liousd10ld prndu,ts For mua· mfonnal11..m 01 ~ss1::;tanci· 1n 1rnplcment111µ thcs.e hei man;;i.gc:mt!'nl p1~cth:C':i. ,:ont:11.:t the !-..111g ( .-,um_, Depar1mcn1 of '\;a1urnl R1.."Solirc1..·s JnJ Parks. \\ ater and I .:rnd Res1.rnri.::i..":,. D1v1-;1on at ~Oh-:2'H.1i ! unu King County Stormwater Pol/utron Prevention Manual January 2009 Residential Gardening and Lawn Care ~ iv1any pollutants 1..:a.11 ~ntcr stomn...-atcr systems. grnundwatcr. and water bPJii;:s as a result of typii.:al lawn ~md µardcninµ work_ Rum1ff that 1s contammatcd b~· pcst1c1lkS and fcr1d1zcrs ,an severely degradt: rec~1,·1n~ \\at~rs and result in advcr.':'>C: cffecls ~Hl fi:--h and l)thcr aquatlt life l~L:cent '.'-11Hllt:s rn the Puget S1mnd regitm detected pesticides 111 urban streams at levels that .:\c('i.:c\ lirniis :O.t~r ti.) protect aquat1(': lift.· Some gardcnin!2 chc1rncab an .. ~ abi.1 hannful to children an.J pt:h h,:r1!]1.1ers ,1dd nulrienb tn \\;ncT hod1~s urns111g llll\\·anh.·d algal hlnums and l)thcr aquat1r plant !,!rowtli L>1spl1~,1 nr gra~~ cl1pping:s and othef , cge1a1l(_ln rnto s1m111 drarn:·< -stormv,;ater ponJs_ roaJ:,:;.iJe ditd1cs and olher wakr hodlcs can ]~ad to d1.·crt.·a.-..cJ 1 )\:,. gen le\ d-; m sturmwater as the \t'.'!:!dat1on decomplhes Dccn.:ase<l o\ygt'n k\~L;;, can he Jc1hal to li~h 1:uid dll11..·r ;iquatH.: 11ft St:'veral s1mpl\.:' practu.:e:-can he used h.\ prc·,·t:nt th.:sl.." prubkms. and may result 111 1mp1nYt:d la,\Jl and garckn quality Tli~st practice,;; '.',hnuld al:--n hc shared with pri\'ate !andsi..:apl.'.'1S that l.'.lJ11du1.-·t g.ar<lt"nlll~ and Ln1.n ,arl' on ) uur property Note The ienn pes11c1de 1nclude, i11sccticiJe,. herb1c1Jes. f1111µ1ciJe,. rodcn11c1Je,. ck • • • • January 2009 MINIMUM REQUIREMENTS The following B\!Ps, or i,quhalenl measures, ml'thods. or pructiccs, are rl't(uired if you are engaged in gardening and lawn care at your homl': Nt?\'~r appl!-' herbil'.idc.;s. rnsel'til'.1des, rndi;ntH.:tdes, or fun~i1.;idl!s alon!:'. the bank.;;, of stri.:~arn and dramaµe channel-:; wilh thn\.·rng \V~U~r, or along the slwn.:'s of lake:--and w~!lwidi;. Nc\·~r apply thes.e dh:micals \\ht:n it 1~ ra111 rn µ Manual!) ()f rni.:chanici.Jll! n:nW\t: \\...:,:J,;; ,md tiiht:r pt:sh rath-cr lhan u-;rng pcst11:idc-_.... m area~ of n1tm111µ Pr ~tandrnt, V,'alc:r Stor1.· all bags ,,-,r pile:--nf r·er11l1tcrs and C('lltaincrs uf pcs11cah.!s 1n a covt.•reJ IU1 .. :atiL)J1 such as a garck:-11 sli~J 1)~1 TWI S\\·Ct;p or dump grass ;,.:hpping:s. le;ivt:s. ur twig:--mlo mn :-.tre~L dra111abe tlileh, nr ~torniw.akr fardily nr pond King County Stormwater Polfution .Drevention Manual Residential Gardenmg and Lawn care (continued· • • • • • S1t,re piles ,if beaut, bar~ and other cn>dibk mat en ab on hm 11, or uthc·, pernous art::as. lflhl'":.-..i.:'. mak'nab arc stored on 1mpcn·1nus areas .;uch ib drt\C\\cl~ :-:.. oner thtm \:i.ith a tarp s.o that ramv.·,tter doi..:-~ not \\ash thl· 1nalL'f ia!s 1ntn stl)nn drains or Jitchc~. OTHER OPTIONS AND TIPS 1\m:has~ :ind u~t;.' the k:a:-.;t amount ()r pi.::-..til·idc~ 1\1.-::cts:.:;.ary and al,\'a~ \ t(1llo\\ tlH.· lahd d1rcdiuns. for applil·at1{1r1. Try pc~I l'P11trc1aJ mcasur\.:s Ihm do 11ul rcqmre chemical, first See http ww,, .~uvlrnk.oq..r:hazv~-asle. hn11se. ~·ard.:prdbiem:; for mformat1on 1111 ho,~ Id reduci: ur avoid 'th~ u~c nfpc . .;.tlcH.ks C(11npn:it : our ya, d \vastc~. or u~-l'. :van.I \I\. astr.:' a"'i rn ulch 1n ~-our~ ard r11 gardc11 Con1a~t yow loi.:al solid wask utility to se.:: 1f~ard \\ask· pt<.:lup servn:I.'.' 1s available. s~l' http:, ·ynm .kingcrnmry .f.P\ ,.soltdv,·a:-:-tc ·garba~1..'.~ n:~cyclm~.;!ard\\astc.a,;;p for mnre infnrmation on ~ard \\aStc 1,.·,)llel:t1un and rct:ycling :-iCr\'H.:~s E<lw.:atc ~ dt1hdf ;ibrn1t aliernali\..:>S tl1 ch~m1cal pe~1ti..:1d1..·~ anJ knil!?t:rs ~uch a~ 11ueµ.raiL'd pcsl manag.1:m.:nt tt;.~chrnque~ (\mtart th~ L(H.:al t l;-11.ard{1u:,.. \Vasrc-rvlanagt.;'rncnt Pro~ram at .:'.Oh-~96-\69.~, nr, hit hflp \\ \\ w govl1nk.~1rg h.:IZwastc.-lwu:--e,yard unit tht: '.-Hlii.Hrnt nf lawn and µardcn \\:Jt~ru1g '.':.O tt1J:l surfar..: runuff dol:s not h.';::n·c \t)Ur proptrty Chet:k autc,mat1c :,.,pnnkfer sy":>lem-.:; ru cnsm c wah.:1 b disp1.~r.:::t:d to bn<l.,;ca1x~J area:--. a11J not to hard surfaci:s :-.11d1 ;i:-:; JriH.:-ways and s1tk·\-ralks 1ha1 dra111 tn ~tonn dra111age ~y:•;fl.:1l1S :\\-i.}Jd plantmg species 011 the No\Hlll:,. \\-'t.~cJ:-,, lisl l·or rb:-,,t'.'ilance or questions ,ontact !he \iox,ous \Veed Section ut WI RD :i1 2!l6-2'H,-19011 For rnure 1nfonna1m11 or a:-.s1s[an(e in 1mplementtnt· the..,e best managcmtnt pracrtL'c;;, ..:(mwu tlll· ~111g C111Hll.\ !1q,anrn,.:ni ,,r \:.11u1;tl ktc:,(1lH('c,; a11d ParL \\,1ter Mt<l Lane! Rt.":.Ot:a.::es D1~ iswn tit 2116-2lJ(,-! 1Jrnl Re~1dcr ,,nt:· l'he abm L' fL'<]UHl'lllCnt:a; >He..' the 1rnnHnum required B\IP':1 If 1hc5L' B\1Ps fail to prC\.l.'"tlT d1sch.1rgi:~ ro tik .,1(1r;,1 ,ir:im:1;•,e ""''>l'L'm Hll1 \1.tll h1..• as\...ed tt) ta.\..e a.Jd1t1on:.1l measure'.-to c1>rrnct tilt= cuntnrned pnilu\1011 d1:-d1ar!,!e!) X,r;g County Stormwafer Pollut1on Prevention Manual January 2009 Residential Maintenance and Repairs I hi:rt: an.; 11 ,·ari~ty of hum~ ma111!i.:na1H.:i: and repair actl\·itic:,;. routinely i..:arr1t.'d nut by htirntLHu1cr~ 111 Kin);! c·\\unty that ha\·? the pnf~ntial to adv~r$dy affect our streams. nvcrs. and lake, Poll111;in1~ µ~neratcd frnm thi.:se act1\·it1e..; cm affect \\·ht.'tlH..'T ;-1 lakL· or \Valer hrnJ; i:-. sw1mrnablc or thhabk Pain11nµ. pressure \\·ashing.. carpet cleaning, moss contn•l. and contTl'k repair anJ 111a1nknanc..: art a fc\\ cxamph:-:;; of act1\ 1tics h,)men\,·ner~ ctmdui,;t that <.:an re:iul! 111 ptlllutanh being d1schargl'J lo Jrainag~~ s~·~1c;;n1:-,, surface walr.:L and grnund \,·all..'r \.Va~h \\;ll-:r frtHII th...:s...: act1v11i~s cn11Li111 chemicals. :-ill:-:.pi:ndeJ solid_,.,_ ur!!allli.' l'.Olllpl1un<.b,. \.h.:lctgrnts, ,c,lve11ts. ,1h11onnal pl 1. and nther to-\lns that ha\'c a detrnnc111al and tllxic effect ,111 fish and <lther aq11at>c· life • • • ... ;anuarl 2009 MINIMUM REQUIREMENTS 1hr following ll:\Jl's, or equi\'alent measures. methods or practircs an• rr,111in•d when ronclucting rc,idcntial maintenance and repairs at ~·our homt• . Dn lh)t di.-;pl}SC' of an~ \\.astcwater min the stn.::i..::t. gutll.'r. :_,;fl)rm drarn .. or Jrarnaµe d11ch, nr mtP a :-.1n:(1m. rr~d,. or other brnl~ ~tf\,akr I' Al NT IN( i [),, 1h>t dtsp,J><' ,,r "ash "atcr fr,,rn ckanmg brushc·s. pa1111 htlkr-:,.. paint hw:kets. ,n cnnlarncrs tn ::-;urfa1.:c \\akr. storm drams. ur d1li..::hi.:~ \Va~h waf~r from la1~x painb can h1,.· d1spllSCd ufto the sarutdf_\ :-;1,,.'\\l'r Lrnpty cuntain~rs. oflati;\ paint ~an be left open to dr:,i: ou1 any ri.:s1Jrn1l painL a11d tlwn J1sp~h1,;d (lf in yuur nnrmal garha~c or taken to a tran:,..L:-r :ildtton for JISpu~al. Rc:-.rdual oil ha::,,eJ paint. paint tlunni:rs. and solvenb mnst be disp,bed of as ha/cirJous waste. \1..·1...· llltp \\ \\'\\ µnvlmk.t)l)L .. hazwasl\.:-. l10U:-.l' produl'ts:'list i...:f111 and It It p I\\\" ~m I ink .(\rg. h azwaste, puhl I cations-Paint C ,1111mon Wastes.pd! (1_·1r 111fnrma11nn on the proper di~posal of paml and S()lveni wast~ l'R FSSU RI, WAS! I IN Ci \,\·atcr from pressure wash111g dcd,s. d11, C\\ a,,. roof.;,., 1."tr pthcr hard :-;urfaces ma, l:tinlain susµend~d sulids auJ other JhJllutanh th;:1t ~hnuld no! be dtre..:.:tly disdrnrgcd to dnunag.(: s~ stems RcJ,n.:ct prc:-.surt;: Vdlshrng \\astcwater to 1•egdatcd area:-; ur ar-ea'.-. surh a~ gravel. lawn:-.. landscaping. or bare st,il wh~rc tht;" \\atcr v1iill rnllltrnti.: ,lcmh 1111<, the !,'.r,,und If this c,mnot be accomplished. filter the wn,h water throu~h filter fobne. e1r ,,ther ftllenng ,m,dia W collect lhc ~u~pi:1H .. kd ..:.ol1d::-bd{xe dtsd1arµ111g the ,,·ak'r tu a Jrarnage SJ stern If an~ Kmg County Sto:mw-ater Pollution Prevention Manual Residential Maintenance and Repairs (continued) • • • chem1cals are used dunnµ the pressure \\ashmg prm:ess, the wastewater 111u,1 he collected and disposed of 111 a sanitarv sewer svstern or infiltrated .in .site If nl<l" control ,ir another chemical treatment 1s used duri11g rrcssurc washrng of roofs. d1sconnecl the downspouts so the chemicals do not dischar!!e to the stonn drainai"e system. and disperse the wa,h water untu ad_1,1<:cnt lawns and landscaping . CAKPLT CLLANIN(r. Most comme1cial carpet cleaners haw @lx,ard w.a~kwatcr recydmg s~-~kms. If you do ynur iJwn carpet dcanmg, th~ ,,:ash v.ah:r must be dist..'.har,µi.~J. ro the samtary :-;ewer ur yt)Ur s1:.ptic S\Slem Fdkr the water 1! 1t contam, lint or other particles lo avoid dnggmg the drains lfnm prdcr not to discharge the water tn vour ,ept1c ~ysk·m, JOU ma~ also di.sdiar!!e the warcr to \Ollt lav1ill or a landscaped area to allow the waslmater lo mfiltralc skm ly 111to the l!n,und Be a"arc that detergents anJ other cleaning chemicals such as soJ,ents can be harmful t,1 VC!,!Ctation and septic systems D1schar)!ing wash wakr tn the gn,wlll nw, 11,>t be ali<med 1f,ou !1v, 1n a Cntical Aqu1!cr Recharµe ;\r,·a iC/\R,\ .1 Never dispose of carpet deanmg 1,ash water tu a stonn dram. dran1agc d1t(.'.h, ur surface water. Carpet deani11g \\-askwalcr c,mta1ns chc1111cals, detergents. and suspended ,«,hJs that adverse!, nnpact the quality of surface and ground wa1ers (TI\H:NT·CONCK!·TI: WOKK C,mcrete.ccment wash waicr has a pH Ind that is t,1x1c to aqualic life Do not allow W,ksh water from conc:re1c "'"k 10 discharge mto stonn dramag.:: w,tems. mdudmg small vard \!ram:,;, llr adjacent roadways. This ts l!Spl'r1ally 11nportant \\'hen rnslalling \'.aslll.'d argri:gatc-drivc\,ays or patw:-Direct the wash \\·at1:r to n~gctated areas m dig a hole where the \Vash \\aler can sett.le and mlillrnte slo\,I) 11110 the f!-round The cement residue can be mixed 11110 the soil \\hen.~ thi.: "ash \\aler is mtiltralcd with no delmnental dfocts. and the pH\\ ill he ncutraliLed OTHER OPTIONS AND TIPS l Int; a profi::~s,onal home maintenance and repair i.::nmpany 1hat fnllo\v::, the appro,ed BM l's for h(>mc repair and ma1n!i:na11cc. a, adopted by Krng ( uunly lt'\'OU ha,·e question~ abt)Ut \\hlch Bt!st \V1anag_c!l1(:t1t Praut...·ts a bu~iness mu~t comply with colllact Kinµ County \Ji.later and Land Resource, at ~06-2%-1900 or see http·: .,\vw\1.o·. kingcounly .go,·/environment,\vateranrlland.:stom1watcr asp\. Rt..:mc-mher. a.s a homeowner, you have a responsibility to l'nsure your n H1tractnrs fol Im, the required Best Ma11agcment Prac11ces As pan of rnur agreement with contractors. req111re them In follow all KIii)! l'c>unl\ Cudes and regulations King County Stormwater Pollution Prevention Manual January 2009 Residential Swi1n1ning Pool and Hot Tub Maintenance Many rc:,..1den1s 1111-..:ing. Count~ havt 5\\Jmm1ng pools. spas. ur lwt 1uhs_ Improper dramage nr d1Schaq!e nl pool ,1atcr to storm drains or dttd1cs during mai11te11m1cc actirnies can lead to 11u1f 1cnh. sus.pcn<li.•d ..:.ulids, l'hkmne. Jbnnrmal pl-Land dther dH:m1i.::als cnt('nflg our slreams. rivers. and lakes. Chenw.:als used 1n pooL spa, and hot luh maint1,;nanl.'.e can l'Onlmrnnatc stommater and surface \\ater 1f thev arc not stored. used. and disposed of cnm:ctl; • • • • January 2009 MINIMUM REQUIREMENTS The follo"ing BMPs. or equivalent measures. methods or l)ractices are required when draining or maintaining your pool, spa, or hot tuh . Dcchl1,m1atc pool. hot tub. and spa "ater if 1t is 10 be di:;char~cd 10 the grnunJ_ Ne11traf11m!:,". chctnH.:aJ...: arc ;1\·ailabk. Letting the p(toL hPt tub. or ~ra ··s1l·· \\1th Thi 1.:lh:.:m1i:ab ma_\ rc<luc.: d1h1rnH: le\"els State iav .. alkms disdrnrgcs of pool ,1atcr to the ~round 11" 1hc chlonnc li:vcl 1s helow .1 ppm I parts per m1lhon1. The pool water must be dramed to the rrnund in a manner so that tt does not cross prnpc11y lmc~ or t.:ausc ero~IOn problems. Nev~r discharge pool wah:r dire(.'tly to stonn Jratn~ or d1tche., lfpo,,J or spa wat~r cannot be ded1lunnatcd. th,· "atcr musl be drained tn the sanitary s~wcr or collected h;' a pool marntenancc i.:ompany for uft~s11t dispusal Diatoma(;nrns c.:arlh (common!~ used as a filtering abcnl t and \1.:at~r from backflushml,! filter s1sh:ms ca1mc1t be d1schar!,!ed to ,urlace 1,atcrs. storm dramag.: \ystcnh, ,;,;cpfli.: ~y::'ttcms. 01 the ground . P()ol \\·ati:r that ha:-. hl'cn treated \v1th copp~r based alga~cides ma}" not be dis1,..hargcd lO the ground Kmg County Stormwater Pollut1on Prevention Manual Restdenfial Sw1mmmg Pool and Hot Tub Maintenance {contmued) OTHER OPTIONS AND TIPS • H.ire a pruks:--ttmal po,1l mdilllcnan~t: compao~ h.! :"1cn·1,::(: ~ our 1wi.1L lwt rub m spa. hl1 11,~)tt· ,11!Prnu11on (n :i:..~1sta11i.::c 1111mrteme11ttng tht!sc bes[ m.:.rnagl."tnt!nt pra..:tH.:cs, {;()nt<H:l th~ King County Ut:partw~nt nf r-,..:u ural Rcso1.1r..:es and Park" \\',Her Jnd I .an..:! Kesnurn.-s D1, l'>h ,11 ;it :":1 lb-2qh-J ')!J(1 King County Srormwaler PolfufJOn Prevention Manual January 2009 APPENDIX C -Residential Declaration of Covenants Highland Oasis Duplexes January 20, 2015 City of Renton Paget of2 MAINTENANCE AND DEFECT AGREEMENT (Two Years) Applicant's Name and Address For public roads and drainage facilifies Agreement Number ~~ectNumberandName Guarantee Amount Site Location/Secflon This AGREEMENT is made and entered into this day of 19 __ , between the City of Renton, hereinafter called the CITY, and the above named APPLICANT. hereinafter called APPLICANT. Basis for AGREEMENT: WHEREAS the undersigned APPLICANT has constructed public roads and/or drainage facilities in connection with the above-referenced project; and WHEREAS the APPLICANT has agreed to secure the successful maintenance and operation of said improvements for the referenced projects pursuant to RMC 4-6-030 NOW THEREFORE, the APPLICANT hereby agrees and binds itself and its legal representatives, successors, and assigns as follows: Terms of the AGREEMENT: I . The improvements constructed by the APPLICANT or his representative shall successfully operate and shall remain free of defects in design, workmanship, materials, and design for a period of two years from the date of satisfactory completion of the improvements or final plat approval, whichever is later. As used in this AGREEMENT, the term "defects" includes but is not limited to, damage resulting from construction activities and/or use during the two year period. 2. The APPLICANT is responsible for maintenance of the public road and drainage facilities, including the roadway surface for the two year period from the date of satisfactory construction approval or final plat approval, whichever is later. 3. In the event of any failure of the improvements to satisfactorily operate or in the event of a defect in design, workmanship or materials, the APPLICANT shall promptly and adequately repair and/or correct the failure or defect. 4. The CITY will perform maintenance inspections during the two year period. 5. During the two year period upon notification by the CITY, the APPLICANT shall correct and/or make repairs to the right-of-way improvements within the time period specified by the CITY when defects in the design, workmanship, or materials occur. 6. In the event the CITY determines that repairs must be performed immediately to prevent risk to person(s) and property, the CITY may make necessary repairs and the costs of those repairs shall be paid by the APPLICANT upon demand. 7. The APPLICANT shall pay all required fees in accordance with Renton Municipal Code. 8. At the end of the two year period, the APPLICANT shall clean the drainage system prior to the CITY's final inspection. City of Renton Page 2 of2 I Agreement Number I Project Number and Name 9. If. at the conclusion of the two year period, the City of Renton, at its sole discretion, determines that the improvements are not adequately maintained, the APPLICANT shall perform prompt maintenance to the CITY's satisfaction. In the event this maintenance is not performed within the time period specified by the CITY, the CITY will invoke the enforcement processes found in RMC 1-3. 10. Any failure by the APPLICANT to comply with the terms of this AGREEMENT in a timely manner shall constitute default. Any action or inaction by the City of Renton following any default in any term or condition of this AGREEMENT shall not be deemed to waive any rights of the City of Renton pursuant to this AGREEMENT. 11. The APPLICANT shall indemnity and hold the CITY and its agents. employees and/or officers harmless from and shall process and defend at its own expense all claims, damages, suits at law or equity, actions, penalties, losses. or costs of whatsoever kind or nature, brought against the CITY arising out of, in connection with, or incident to the execution of this AGREEMENT and/or the APPLICANT's performance or failure to perform any aspect of the AGREEMENT. Provided. however, that if such claims are caused by or result from concurrent negligence of the APPLICANT and the CITY, its agents, employees and/or officers, this provision shall be valid and enforceable only to the extent of the negligence of the APPLICANT, and provided further. that nothing herein shall require the APPLICANT to hold harmless or defend the CITY from any claim arising from the sole negligence of the CITY's agents, employees and/or officers. 12. In the event that any party deems it necessary to institute legal action or proceedings to enforce any right or obligation under this AGREEMENT, the parties hereto agree that any such action or proceeding shall be brought in a court of competent jurisdiction situated in King County, Washington. Release Requirements: This AGREEMENT shall remain in full force and effect and shall not be released until all terms of this AGREEMENT have been completed to the satisfaction of the City of Renton. IN WITNESS THEREOF, the parties hereto have executed this AGREEMENT as of the day and year first above written. APPLICANT By TIiie Date Received for City of Renton By Date 1/6/2010 Return Address: City Clerk's Office City of Renton 1055 S Grady Way Renton, WA 98057 DECLARATION OF COVENANT FOR INSPECTION AND MAINTENANCE OF STORMW ATER FACILITIES AND BMPS Grantor: ______________ _ Grantee: City of Renton Legal Description:------------------------------ Assessor's Tax Parcel ID#:---------------------------- IN CONSIDERATION of the approved City of Renton permit for application file No. LUA/SWP relating to the real property ("Property") described above, the Grantor(s), the owner(s) in fee of that Property, hereby covenants(covenant) with the City of Renton, a political subdivision of the state of Washington, that he/she(they) will observe, consent to, and abide by the conditions and obligations set forth and described in Paragraphs 1 through 1 O below with regard to the Property, and hereby grants(grant) an easement as described in Paragraphs 2 and 3. Grantor(s) hereby grants(grant), covenants(covenant), and agrees(agree) as follows: I. The Grantor(s) or hislher(their) successors in interest and assigns ("Owners of the described property") shall at their own cost, operate, maintain, and keep in good repair, the Property's stormwater facilities and/or best management practices ("BMPs") constructed as required in the approved construction plans and specifications on file with the City of Renton and submitted to the City of Renton for the review and approval of permit(s) . The property's stormwater facilities and/or best management practices ("BMPs") are shown and/or listed on Exhibit A. The property's stormwater facilities and/or BMPs shall be maintained in compliance with the operation and maintenance schedule included and attached herein as Exhibit B. Stormwater facilities include pipes, swales, tanks, vaults, ponds, and other engineered structures designed to manage and/or treat stormwater on the Property. Stormwater BMPs include dispersion and infiltration devices, native vegetated areas, permeable pavements, vegetated roofs, rainwater harvesting systems, reduced impervious surface coverage, and other measures designed to reduce the amount of stormwatcr runoff on the Property. 2. City of Renton shall have the right to ingress and egress over those portions of the Property necessary to perform inspections of the stormwater facilities and BMPs and conduct maintenance activities specified in this Declaration of Covenant and in accordance with RMC 4-6-030. 3. If City of Renton determines that maintenance or repair work is required to be done to any of the stormwater facilities or BMPs, City of Renton shall give notice of the specific maintenance and/or repair work required pursuant to RMC 4-6-030. The City shall also set a reasonable time in which such Page I of3 Form Approved by City Attorney 10/2013 work is to be completed by the Owners. If the above required maintenance or repair is not completed within the time set by the City, the City may perform the required maintenance or repair, and hereby is given access to the Property, subject to the exclusion in Paragraph 2 above, for such purposes. Written notice will be sent to the Owners stating the City's intention to perform such work. This work will not commence until at least seven (7) days after such notice is mailed. If, within the sole discretion of the City, there exists an imminent or present danger, the seven (7) day notice period will be waived and maintenance and/or repair work will begin immediately. 4. If at any time the City of Renton reasonably determines that a stormwater facility or BMP on the Property creates any of the hazardous conditions listed in RMC 4-4-060 G or relevant municipal successor's codes as applicable and herein incoqmrated by reference, the City may take measures specified therein. 5. The Owners shall assume all responsibility for the cost of any maintenance or repair work completed by the City as described in Paragraph 3 or any measures taken by the City to address hazardous conditions as described in Paragraph 4. Such responsibility shall include reimbursement to the City within thirty (30) days of the receipt of the invoice for any such work performed. Overdue payments will require payment of interest at the current legal rate as liquidated damages. If legal action ensues, the prevailing party is entitled to recover reasonable litigation costs and attorney's fees. 6. The Owners are hereby required to obtain written approval from City of Renton prior to filling, piping, cutting, or removing vegetation ( except in routine landscape maintenance) in open vegetated stormwater facilities (such as swales, channels, ditches, ponds, etc.), or performing any alterations or modifications to the stormwater facilities and BMPs referenced in this Declaration of Covenant. 7. Any notice or consent required to be given or otherwise provided for by the provisions of this Agreement shall be effective upon personal delivery, or three (3) days after mailing by Certified Mail, return receipt requested. 8. With regard to the matters addressed herein, this agreement constitutes the entire agreement between the parties, and supersedes all prior discussions, negotiations, and all agreements whatsoever whether oral or written. 9. This Declaration of Covenant is intended to protect the value and desirability of the real property described above, and shall inure to the benefit of all the citizens of the City of Renton and its successors and assigns. This Declaration of Covenant shall run with the land and be binding upon Grantor(s), and Grantor's(s') successors in interest, and assigns. I 0. This Declaration of Covenant may be terminated by execution of a written agreement by the Owners and the City that is recorded by King County in its real property records. IN WITNESS WHEREOF, this Declaration of Covenant for the Inspection and Maintenance of Stormwater Facilities and BMPs is executed this __ day of , 20 __ GRANTOR, owner of the Property GRANTOR, owner of the Property Page 2 of3 Form Approved by City Attorney 10/2013 ST A TE OF WASHINGTON ) COUNTY OF KING )ss. On this day personally appeared before me: ___________________ , to me known to be the individual(s) described in and who executed the within and foregoing instrument and acknowledged that they signed the same as their free and voluntary act and deed, for the uses and purposes therein stated. Given under my hand and official seal this __ day of _________ , 20 __ Page 3 of3 Printed name Notary Public in and for the State of Washington, residing at My appointment expires __________ _ Form Approved by City Attorney 1012013 APPENDIX D -Stormwater Maintenance Plan Highland Oasis Duplexes January 20, 2015 HOMEOWNER'S STORMW ATER MAINTENANCE PLAN of HIGHLAND OASIS DUPLEXES 1419 Jefferson A venue NE Renton, WA for Andrew Wang 12419 NE 140th Street Kirkland, WA 98034 by THE LAND DEVELOPER'S ENGINEERED SOLUTION A Division of THE LAND DEVELOPER, LLC Erik B. Ainsworth, PE POBox4420 Tumwater, WA 98501 (360) 250-3973 January 15, 2015 TABLE OF CONTENTS I. STORMWATER MAINTENANCE PLAN .................................................... 3 II. Best Management Practices for Single-Family Residence ................. 12 I. STORMWATER MAINTENANCE PLAN TABLE OF CONTENTS I. STORMWATER FACILITY MAINTENANCE GUIDE ......................... 5 Introduction ........................................................................................................................... 5 What Is Stormwater Runoff? .................................................................................... 5 What Is a Storm Drain System and How Does It Wort<.? ......................................... 5 What Does Stormwater Runoff Have to Do With Water Quality? ............................ 5 Stormwater Facilities ................................................................................................ 5 Who Is Responsible for Maintaining Stormwater Facilities? .................................... 5 How to Use the Storm water Facility Maintenance Guide? ...................................... 6 Included in This Guide ............................................................................................. 6 Your Stormwater Facilijies .................................................................................................... 6 Facility Key ............................................................................................................................ 6 Site Plan ................................................................................................................................ 7 Quick Ust .............................................................................................................................. 8 Maintenance Checklists ........................................................................................................ 9 Resource Listing ................................................................................................................... 9 Log Sheet ............................................................................................................................ 11 II. Best Management Practices for Single Family Residence ......... 12 I. STORMWATER FACILITY MAINTENANCE GUIDE Introduction What Is Stormwater Runoff? When urban and suburban development covers the land with buildings, streets and parking lots, much of the native topsoil, duff, trees, shrubs and grass are replaced by asphalt and concrete. Rainfall that would have soaked directly into the ground instead stays on the surface as stormwater runoff making its way into storm drains (including man-made pipes, ditches or swale networks), stormwater ponds, surface and groundwater and, eventually, to Puget Sound. What Is a Storm Drain System and How Does It Work? The storm drain system for most developments includes measures to carry, store, cleanse and re/ease the stormwater. Components work together to reduce the impacts of development on the environment. Impacts can include flooding that results in property damage and blocked emergency routes. erosion that can cause damage to salmon spawning habitat and pollution that harms fish and/or drinking water supplies. The storm drain system provides a safe method to carry stormwater to the treatment and storage area. Swales and ponds filler pollutants from the stormwater by physically settling out particles, chemically binding pollutants to pond sediments and biologically converting pollutants to less harmful compounds. Ponds also store treated water, releasing it gradually to a nearby stream or to groundwater. What Does Stormwater Runoff Have to Do With Water Quality? Stormwater runoff must be treated because it carries litter, oil, gasoline, fertilizers, pesticides, pet wastes, sediments and anything else that can float, dissolve or be swept along by moving water. Left untreated, polluted stormwater can reach nearby waterways where it can harm and even kill aquatic life. It can also pollute groundwater to the extent that it requires treatment before it is suitable for drinking. Nationally, stormwater is recognized as a major threat to water quality. Remember to keep everything out of stormwater systems except the rainwater they are designed to collect. What Types of Stormwater Facilities Are There? Different types of ponds are designed for different purposes. For example, wet ponds primarily provide treatment of stormwater. Dry ponds or infiltration ponds are designed to provide storage for stormwater and allow for its gradual release downstream or into the ground. Roof infiltration trenches serve in infiltrate roof runoff directly into the ground reducing offsite stormwater discharges. Who Is Responsible for Maintaining Stormwater Facilities? All stormwater facilities require maintenance. Regular maintenance ensures proper functioning and preserves visual appeal. This Stormwater Facility Maintenance Guide was designed to explain Highland Oasis Duplexes January 15, 2015 PAGES how stormwater facilities work and provide user-friendly, straightforward guidance on facility maintenance. You are responsible for regularly maintaining privately owned ponds, catch basins, pipes and other drainage faciltties on your property. Stormwater facilities located in public rights-of-way are maintained by local governments. How to Use the Stormwater Facility Maintenance Guide This Maintenance Guide includes a Site Plan specific to your development and a Facility Key that identifies the private stormwater facilities you are responsible for maintaining. A "Quick List" of maintenance activities has also been included to help you identify the more routine needs of your facility. Also included in this guide: • Comprehensive Maintenance Checklists that provide specific details on required maintenance • Pollution Prevention Tips that list ways to protect water quality and keep storm drain systems functioning smoothly • Resources to provide more information and technical assistance Your Stormwater Facilities This section consists of two parts that are to be used together: the Facility Key and the Site Plan. Review the Site Plan and identify the numbers denoting a feature of the system. Then check the Facility Key for the feature type and checklist name. Facility Key The stormwater facility in your neighborhood is composed of the following elements: Type of Feature & Checklist Name Location on Site Plan Grounds (Landscaping) 1 Downspouts 2 Dispersed Land 3 Highland Oasis Duplexes January 15. 2015 PAGE6 AS'-'HAL T DRIV[W/i.Y 2'' ASf'H OVER 6'/'1-)GRAV[L TIE INTO EX GRAVl::.L DRIVE ifYP,1 WIDE ASPHALT DRiVFWAY 2" ASPH OVER 6" { (-) GR/,VEl TIE INTO E'X GRAVEi DRIVE: (TYP1 •I !I i' 11 f \ !1 ii i! I' !] i,I :1 :: ! -{: ! !, I ~ u l i! ? ,, ,1 ~ I <. /l' WIDE PLANTER S TRiP 1.S' ROW DEDICATION I ti ti Hl(;r< SOLID WOOD Ft.Nl E--\ 1 AROUND PROPF."RTY \ 1 \ sP 1 11 \'._ ' I • , '; ' ' l \ I Y-1 l S:J LF LONG x 4' WID[ PAJNTrn FOG UNE AT TAP[R iNSTAI.L ASPH Wl:::DGE 10 OIRFCT qQRMWAlER l0CUR8 t INSTAI L 70 Lr: 6'' pyr; SDR3':i SIOf. SFVVrF TO EA DUPLEX MlN S! OP[ ?'Y.. Wi 8" SURF C:i.EANOUl ~· FROM BUILDING INSTALL 6";,6'x6' WFr WI SURFACE CLEANOUl Al PROPERTY l.lN[ Fm CITY OETAlLS I . • -t:·,t"' ,.,, " --:'.-39' ?~-, 4B l'• n·----------:i_~(D{£, ;~·r"t' ! irlJJI I I G_) ;)(in, ,--j\5' --~--..,__...,.,_~ ... ' "" :;,_-,.;;;...i:.:._-:-:---, --~ 11 (]NiT -,.,.a -1 /·J·->-,, ' -;f,11 '"' ·+··' ' 1]' -f,,-c:'.: _,i:.c, l t I l j I ,. , I ,---·---> --~e,---'( . L 1~1,:. J I ' ' ··1 -1 ,' ! i I i'° DOMES1:C WAH:H SERVICE & MCTER ASSEMRl.Y FOR EACH UNIT RE:OUIRES CONNECllON 1-'E.RMJT IN~'iTALI.AT!ON P[;R CllY lJ!-:iAIL :llO 1 lW.iCAh I ~ (ARAC~ Fl -------l 1 ~ FNISH>il~'* -I j, 0 V R;:SIDENGE J/l2 c, ,, D I ' ,p, ') I f; 111.;,r 1 :- .1,,N SLOP[ I t %::::--'=l:.~ --I H-- 0 L \_0 _ I f ,a_,,.,=.au~"W'M;l 1, "i'.1,s -1 ·-'de II I 'I , YD D\;I_____ • ;;; ti1 11, ; I 11 !, I ___ I --' I~> ' :::::r:r:, rie ~~l:l ."\' ,t..P,S DRAIN ,, ':::,· ~ I• ' I " G I , 6" 1 -I CONN!:CT TC' EXISTING SS MAIN W! 6' SIDE SEWER FOH [ACH D\JPLFX VERIFY LOCATION Df:.PlH AND CU?ARANCFS PRIOR TO CONSTRUC"I ION U::iE 5"' PVC SOR :1~ P[R CITY DE' 1AILS 406 1 & 406 2 OBTAIN CONN[CTION PERMITS PRIOt~ TO C.ONSTRUC"flON , 1 UNIT} t 1·' c , lF'l J•r=-·~,= -,,,,,,,,,,,;;,1 °" ,~' I J ,I N I FIN ciH F' OOR '/,-,, "'I'~ 'l' I lt-0 ' '~~ ---R£S~>FNct -,a,,,, i± -->-r--': :'.:' I I ,--~-,~ ........ __ __j ._ ... SB I ,- 0---- i IYS\i ---.:-::-_-,...,... ,. 1[. ~ ~ 'f JNII 4 :f~• ~ / , \ f }=~=..JF-- l l "' l I -~ '"'" :-::--~\c~":_.QE~~ '.'.:'._~>~!JS ~ j SR'l" ?2 4R"W 1.J(J.,'.)0 .I,-I ;'.( ?1: ?2'X:?"X7:' GRAVH Fil I f:0 D1PSER3<0N TRENCH PER DET THIS SH[ET l RLNCH TO BE SET FOR UNIFOf<M SLOP[ TO VEGETATED FLOVV r,flTrl TYP ON[ PER f?UP!.[XJ . i t { DOMESTIC VVATE~ SERVICE & METER ASSEMBL y ro'f:tEACH UNll REQUIRES CONNECTION PERMIT INSTALLATION PER I I 1rw __ o+io.oo I ClfY DElAIL 320.'l 4' WIOt CONC SHOLiLDt:.f< l< [) I f,T ~I J 'I di co -:-P '.~ 5' X % CONCR~ l I: SIDEW,1.1 K !··. 1 CONCRl::TE CURB AND GI.ITiFR , -··Pl 0•.1936 --t-; l I J I 4· WIDE COMC SHOULDER EX SSMH RIM 380.58 IE 6" [_ 371.55 IE B" Ill: 371.17 IE B" S· '.i71.11 ?Q L~ LONG x 4' WiDF PAINTFD FOC; I INE FOR lAPER Quick List The following is an abbreviated checklist of the most common types of maintenance required. Please go over this checklist after heavy rains. The list represents minimum maintenance to be performed and should be completed in conjunction with the other checklists for an effective maintenance program. D Inspect catch basin grates to see that they are not clogged or broken. Remove twigs, leaves or other blockages. D Inspect inlet and outlet pipes for blockages. Clear all blockages. D Inspect Amended soil area and infiltration trench cleanouts. Highland Oasis Duplexes January 15. 2015 PAGES Maintenance Checklists The Maintenance Checklists in this packet are for your use when inspecting the stormwater facilities on your property. This packet has been customized so that only the checklists for your facilities are included. If you feel you are missing a checklist, or you have additional facilities not identified or addressed in this packet, please contact your local jurisdiction. The checklists are in tabular format for ease of use. Each describes the area to inspect, inspection frequency, what to look for and what action to take. A log sheet is included toward the end of the chapter to help you track maintenance of your storm drainage system. Although it is not intended for the maintenance survey to involve anything too difficult or strenuous, there are a few tools that will make the job easier and safer, including: • A flashlight • A long pole or broom handle • Some kind of pry bar or lifting tool for pulling manhole and grate covers • Gloves A resource list is included in the next chapter. There you will find the phone numbers of the agencies referenced in the tables, as well as the contractors and consultants who designed and constructed your facilities. SAFETY WARNING: In keeping with OSHA regulations, you should never stick your head or any part of your body into a manhole or other type of confined space. When looking into a manhole or catch basin, stand above ii and use the flashlight to help you see. Use a long pole or broom handle to check sediment depths in confined spaces. NO PART OF YOUR BODY SHOULD BREAK THE PLANE OF THE OPEN HOLE. Resource Listing If you suspect a problem exists, please contact your local jurisdiction at one of the numbers below and ask for technical assistance. CONTACT NUMBERS King County Washington State University (WSU) Cooperative Extension (206) 296-6640 (360) 786-5445 DEVELOPER INFORMATION Andrew Wang 12419 NE 140th Street Kirkland, WA 98034 Highland Oasis Duplexes ENGINEER'S INFORMATION THE LAND DEVELOPER'S ENGINEERED SOLUTION a division of The Land Developer, LLC PO Box4420 Tumwater, WA 98501 (360) 250-3973 January 15, 2015 PAGE9 Downspouts Inspection Frequency Look for Action Area Downspout Annually Water overflowing from the First clean the gutters and downspout onto the ground. downspouts. If this doesn't solve the problem, a larger drywell may be required. Roof Annually Moss and algae taking over Disconnect flexible part of the the shadier parts of the downspout leading to the drywel I. shingles. Remove moss. Pressure washing or use of fatty acid solutions, instead of highly toxic pesticides or chlorine bleach, is preferred. Install a zinc strip as a preventative. Highland Oasis Duplexes January 15, 2015 PAGE 10 MAINTENA:'.\'CE REQulREJ\1ENTS FOR PRIVATELY l\1AIJ\'TAINED DRAINAGE FACILITIES NO. 8 -FENCING Main1cmmce Components General Defec1 Mmmg or Broken Parts Erosion W!!e Fences Damaged Pans De1criora1ed Pam1 or Protective Coating Opening m Fabric Conditior. \Vhcn \1amtcnancc ls Nec<ied Any defect in the fence that pcnnits easy entry to a facility. Parts broken or missing. Maintenance Activlty or Results After Maintenance Pan.~ in place to provide adequatc security. Broken or missing paru teplaced. Erosion morf' than 4 inches high and No opening under the fence thar 12-i8 :nches wide pennining an exceeds 4 mches in hei~ht. opening under a fence. Posts out of plumb more than 6 mches. Pom plumb to within I Y, mches. Top rails bent roorc than 6 mches. Top rail free of bends µeater than mch. Any part nf frnc~ (fr1cluding posts, top Fc-r..ce is aligned and meets design rails, and fabric) more than l foot out standards. of design augnmem. Mis:si.ng or ioosc: tension wire. Tension wire in place and holding Wt.re. Missmg or loose barbed wire that is sagging more than 2 Yl inches between posts. Extension arm missing, broken, or bent out of shape more lhlln l 'l\ inches. Part or parts that have a rustmg or scaling c-ondi1ion that ha~ affected strucrural adequacy. Barbed wi.re in place with lC'SS the J;~ lflch sag between posts. E~tension arm in place with no bends larger than ~,:i inch. Strucrurally adequate posts or pans with a unifonn protective coatmg. Openings in fabnc are such that an 8-No openings in fabric. inch diameter ball could fit through. f'\ , I', MAINTENANCE REQUIREMENTS FOR PIUVATEL Y J\1AI1\'TA1NED DRAINAGE FACILITIES NO. l 1 -GROUNDS (Landscaping) Mi!in1tt1anct Componcnrs General Trees Shrubs Defee, Weeds (non-poisonous) Safety Hazard Trash or Litter & Damage Condi1ion When Ma.intenance I~ Needed Maln1enancc Ac1iv1ty or Results After Mahitenancll'" Weeds growing m more thaJ1 20% 6f Weeds present in less than 5% of the the landscaped area (!recs and shrubs landscaped area, only), Any presence of poison ivy or othrr poisonous vegetation. :Paper, :ans, bonles, mtaiing more than l cubic foot within a landscaped area (trees and shrubs only) of 1.000 square feet No poisonous vegetation pres.en! in a landscaped are, Area clear of liner. Limbs or parts of trees or shrub~ lhat Trees and shrubs wnh iess than 5% are split or broken wbich affect more of the foliage with split or broken than 25% of the total foliage of the tree limbs. or shrub. T rtts or shrubs that have been blown down or knoc kcd over. Trees or shrubs which are-not odequa1e!y supported or ore leaning ove-r. causing exposure of the roots. Tree or shrub in place fre:e of injury, Tree or shrub in place and adequately supported; remove any dead or diseased trees. Log Sheet Use log sheets to track maintenance checks and what items, if any, are repaired or altered. Make copies of this page; use a fresh copy for each inspection. The completed sheets will serve as a record of maintenance activity and will provide valuable information about how your facilities are operating. Log sheets should be kept in a dry, readily accessible place. INSPECTION DATE: PERFORMED BY: PHONE NUMBER: -----------ADDRESS: POSITION ON HOA: -----------CITY, STZIP: OBSERVATIONS PART OF FACILITY \LIST REQUIRED MAINTENANCE DATE OF INSPECTED ACTIVITIES) ACTION TAKEN ACTION ·------------- . -·---- -------!------------------ ----. -. ---- Highland Oasis Duplexes January 15, 2015 PAGE 11 II. Chapter 3 -Best Management Practices for Single Family Residence Highland Oasis Duplexes January 15, 2015 PAGE12 lntroducrion . Res1dent1al Automobile and Boat Washmg .. Re,1<.k11tial Stura~c ,,t Solid and Food Wastes Re,1lknt1al Antnnwbile Rcpa,r and Marntcnancc . Re,1dent1al l!uanlou, Waste U,e_ Storage and Disposal. Residential Gardemnµ and Lt\\11 Care . l{esidenllal Maintenance and Repair,. Re,1lk11llal Sw1mrn111g P,,ol and Hot !uh Maintena111;e . . . . . . . . . . I R-1 .R-2 . ..... R-> .R-4 . .... R-5 R-6 R-, RESIDENTIAL BMP ACTIVITY SHEETS l'lll.':i dtaph:r L\Hl~hb •..if a scn~·s of" mfonnat1on "rhci.::b !1stmg: th~ be~t managr.;m¢nt pract11.:i.:;'> 1 l3r-.Wsi that arc rcqrnred fnr ,mgk l,unrJ:,, rc,1dcn11al act1vit1cs 111 w1111<:orpornkd King Cnunt, The acmity sheets m tins chapter target lypic·al lw11sd1old actmt,cs 1hat h:ne the poti.;mial (~) polluk slnrmwatcr, surfa<.·c wati.:P,. and µnn11Hhvak1 St11rm\\ al<.:..'r pollution 1112cur."l \\ hi:n \\ ak'r nms n, tT the µround, pi12k:,; Hp p1)ihnants_ an<l \\a:-.hes thi.! pollu1a11t:-mw S,urfal..'.e and tround ,.vak·rs Strt.~t..~t ~tnnn draina~c :,:;y':,reni::,., ar~ i:.ksig11t.:-d l\) pn.:>\cnt local flooding by ,;,:arrymg storm\4,.·,;11:.:.·r runuffto ll('"arb) :--lrcam:,,, and ri\·l:rs. Tb~St' dramage s, -stenb do nut rt:mon;: pollutants such a~ motor .-itl 01 soap [sen .;,mall amPu111s; of c.ommonly used household prod11L't'\ :=;;t11:h a.s mnror t)i1. pest1c1de.-;. pam1 \r.,ash.:. and stYap::,; are hannfol h1 aqua11c lik .'\lth ... ,u.gh md1·.-idual aci\1,.1t1c~ ma! appear m.-;q..i:nificmt. rHnl,fl frpm urban ar~a:-. i:,.; now a kading 1..'tHISl'. of \\akr pollution ltl nvt.:T:'.'. lakes ;1nd coastal areas King County\. ~oa! i:,; to 1~dw:e pollonon b\ cdtH.:ctiing lwm1..•t1w11er:s. :.ind re-;1denls to pn:\·r,,.:n1 tht t'umarni11at1011 of ~tormwakr nHh>ff and our ,:;lrearn:-.. nv..-:r:;;, lakt..1:.;. and [.:round" at er January 2009 • Kmg County Slormwater Pollution Prevention Manua.' Residential Automobile and Boat Washing ~ Automobile washrn~ is one of the most common rcs1Jcnt1al ac11v1t1es that pollutes ,u,facc water_ streams. creeks. lakes. and Puget SnunJ_ In addition to st)ap anJ di11. \cl1i1..·k \\a~h water Carnes oil. grca:,,;t:_ sol\cnts. nutrients, a11d metah and to our local \\ater bndic-, ··1 he :-.oap..; and ,ktt'rgcnh 1har we ust: 1u ,,ash autunwbiles can bc: murc 1·,fa pnlh1llo111hrea1 than the gnme \\;_ishL·d 1ltftht: autnmcih1ks. Even soaps lhat arc labekd "h1ndi:g.radabk," "environmentally lncndh" ,H "n@l\>\lc" are ha1111ful 10 aquatic life and wat.cr quailr, The .. ,,,111tox1c·· 1abel sunpl, me11ns the soap is less to,ic 10th~ user • • • MINIMUM REQUIREMENTS The follo" ing 8\1 P,, or equivalenl measures. methods or 11racti<·e, are rt.'<1uiretl if you engage in automobile or boat washin~ at your home . IT 1s ,H:ccptahh..· tu rinse down the bodJ of a vdm.:-le/ho,11 with Jtht \\Jk:r withdul doing ;.my \\a~il\\ilkr B1\·1Ps. -, hi.:" ,,~1s.h \\ak.r 1:-.,. din:rtcd Ctom th,· ,1,,nn Jrain, 1.c. 11ash \later \\1l11t1liltrak Il'y,>u \\ash ,our aulomob,le ,,r boat u,mµ 1mld dderbenb (pH 11~u11al) 1111 an an .. :a thal allovr:,;. f()r rnfil trat1on of the-\\ ,1~h \\-atcr. su~h a::. gravcL bLh:-.. 1)r l1Hl\C soil. n 1s w..:t.:eptable tu lc1 the wash \Httt·r 1ntiltrnte as lt,llf! a-, you nnl~· wash thl..:' body t1fthc \·el11dc r1 c-not the und1..:rcarnagc or cn_µrn;: 1 lf you \\-ash on a pa\·i;..~ct area such as your dn\t.:\.\'.l~ and use soaps 01 l'lthc-r cl~ans~rs. ~-<)U ~hnnld diJ ON!".· l)f the foiio,vtrq_!.· • Rcdin.:ct rlie \\ash \\at~r to \t:gclated areas such a:-. Ja11Liscap111~ nr your la\-Vll. This can be acc.::omµlished hy usmg. lemporary measures such as a bcrnL ho(HW~ocks. ur otht:r solid materials likr:: a ptccc l)f lumber placed at the low point of where your vd11ck 1s parked This \\ ill dm:l'.1 the t1nw uf wat~t t~) your lawn nr landscaping • Us~ a wet vann11n to t.:-ullect the wash waler aud then dispusl'. nf the \\ash \Valer to your smk or toild for t1ca1111~n1 at your local SL'.Wtl!;t' trcatmenl plant January 2009 K.ing County Stormv.ater Po/Jul/on Prevention Manual ResKiential Automobrle and &at Washrng {continued) • • • • OTHER OPTIONS AND TIPS Take v,,m vehtde to a commcrcrnl car wash where wash wats:r JS reevcled and discharged to the sarntar, sewer This als,, rcducc:s the am~)tllll nf 1sater us~d for \ ehick \\ ash111µ Ilse a hose no11le with a trigger and shut it off when ,·oti'rc not usmg 11 to ...:ons.t:n !.'. \Vakr . Nt:\Cl t"'ki:!11 or pres~urc wash the engin~ ur unden.:arnag(." of your automobile al home Tht· ,HL µ,c:asc. and ot.l11;r pollutant.:,:; frnm tins ar11\·11y can contammate ynur property, as. \\d] as groundwater jUdl as shalkm aqutfcrs Tlus "espec,all, i111pmta111 in areas ,,here wells p,uvidc pc,tabk water For thts t}pe ofclcanmg. take the vd1tde h' a commercial cat wash where wash water \\ill l,c, treated apprnpnatcl1 Thcrt...· an ... · ~t,;n.·ral waterless car \.\ash prdducts. on the market. Tht1se prodw.:ts an.: dcs1gn~<l to clean and proh:ct your vel11cli;.• without usrng water Clolhs. rags. etc used with these pruducts should be disposed ,,r as solid \1,,·aste For rnnrl' mformauon or as:-;1stani.:L' m unplememmg these bt..--st manii~t.:mcn! pracuces. CC1nt.3...::I th~· I\. mg (.\nmi~ Departmcn1 of Natural Rt..'>'.'",OUrce .... :ind Parb WarC"r and Lrnd Rt.>sour('.t'S D1\ 1:-;1on at ~06-2 1)6-l '·).()o Kmg County Stormwater Pollution Prevention Manual January 2009 Residential Storage of Solid and Food Wastes Improper storage of hottschold ,:arbagc and other wask, can kad 10 a variel\ of pollutants 111 storm water rnnoff \\-'.1s1c such as kak111g garbage cans, yard waste t\mtarncr:-. without lu .. h, scrap piles. and .1u11k, eh1cles and cqwpment can caus.: polluted runoff from , our 1.11ope1ty 1<, 1.ham to surfal·c anJ grnuru.Jwa1er. Contmnrnanl5 SlH.:h as uib, grease:;, nutncnts, hacti:ria. P"lh,,gens. and suspended solids are earned In our creeks. streams. lakes. rivers. and Ptt)iet Sciund • • • Jarw.ary 2009 MINIMUM REQUIREMENTS lhe follo,.ing B\ll's, or equi,·alent measures, methods, or practices are required in storage of solid and food wastes at your home . Dispose of unwanted garhagt: (H s~rnp in )-Our rqrnlar garbage serv1('c pid,up 1.:011tain~rs, or dispo~c of garba~e and st:rap at a landfill or 1ramJer ~tation Do nd! let µarba~e a..:cumulat1.~ at your residence The accumulatmn of µarbagc 1s a surface \\·ater conci;;rn and a health issue: Accumubtc<l ~arba~c l'an attr.:1ct rodents. rats, mnsqu1toe~. and other pcsh tilat are also heal!h hazanb \\:ast~ slnn:d outside should he kept m co,i:.:rcd t::i)ntait1t:rs 01 bi: l:1)ven.·d \\llh a tarp All \\a:-,k C>.Hllarncrs that an.: outJoor:-; should ha,e lids OTHER OPTIONS AND TIPS Req de as much as possible Someone dse m;n he ahlc to use lehover paints, ft111shes .. ck~arnnµ material..:., hwldmg materials, etc Contact ;;1 nc1ghb()L frH:nd~ sdwoL church, m community group to Sci:~ 1t' _your ldt over maleriab can be used. The Kmg Count, Industrial Materials L\changt' ~ lt\.1LX) 1s a good resoun:e for findmg use:-:. for your kft 11ver malenab. l·all IMLX at 206-2%-4899 or send an e-ma,l tt• 1111c,, w"mµuH1111y !-!"" Consult tile IMl'X Web site for more infnnnat1on. al http· -\\"\\\\ _govllllk or,µ/ha.1\vastc.ihus1ness-:ime.\. ,\J11)tl1i.:r rl..'L'.)'i.'llns n:souro.: 1~ tht.: K111g Cuunt~ Onlin('. tv1atcnals E.\xhang~ al http.-' ~our.~1ngi.:ou11t: .!_.!l)\·,~oi1d\\·a~lc·i;xcllang~ Kmg County Srormwater Pollut,on Prevenf,on Manual Residential Storage of Sohd and Food Wastes (contmued) • • • rl1e K111/! County Solid Waste D1ns1on prn,1dc, \\ aslc disposal and rel'.yclint,! infon11atin11 at http : our. ki 11g1.:ou11t_y .gov."so1I<lwa.st~1 index. a:,p. ln fonnal I on rcgardin!:! prnper lwuschold hazardous waste disposal ,s a,a,Jable al http:i\vw\\.)!Odmk.nrgihazwastdhonse. or rnntact the Hazards L,ne at 206-296-1()<)2 Sec ,\ctiv,ty Sheet R-~. 'Residential Ha,ard,,us Waste fl,e. Si<:•ra)!e. and D1>posa1.·· Compusl biodt'graJabk-wa~te:-; rather than Jispo~ing ot them a:-; garhagt~ (\mracl the Krng Ct)tmt~ S0hd \A.·'a~ti: Divrsion at hHp. y1'tll" k1n_~toun1~·.µt:i\·is.olidwastl~ t:lllllpP ..... tmg .. rnlk,.a-..p fnr mnre infprmation t.m C{)tllpo:-.ting .vard mid ~i1d1cn \,:i~!e Information nn yard \\·asle collc . ...::rion servi,cs is avadah!c at http ·\nor k111gco1111ty .gPv· s.olidwa:=..k g<.UtJag:,:>rci;,,:ydin!!.:: anh., as.le.a:-;p D1spos~ of ret \va...;te 111 ynur µarbagc, bur) it in your yard (not m n:gdabk gardens.): nr. Jispos~ or in saniiar~ :-.c,\·t'r ~yskms sul:h as y()ur lc>ilet. Sc·c http:.-· ~ our kmgcllur1ty. t!l'l\"1 sohdwash.: \·om post mg ... pt;t wa~t-:. asp For more information t'r JS!>btam.:c m ,rnp!emcntmg th~se best ma11.1gt:ment pracu~e~. 1.:ontact the ~u1g Coum\ Department of \aturat Rt.-soun.'.c::. ~rnJ Park:. \.\'afer .1nd L.:md Resources. DP, 1snm at 206-... 296-l tJOU Kmg County Srormwater Pollution Prevent,on Manual January 2009 Residential Auto1nobile Repair and Maintenance Man) people prefer to rcpall and mamtam their vehicles at home Those that du need to ensure that these actint1cs do not pollute our streams, rivers. and lakes. Automobile maintenance am! repair actl\·1t1c>s can mtroduce chem1cals s111:h as oil. grease. antifreeze, hydraulic and brake llui<ls. and metals lo our surface and grnunJ\vatc:r. A rectnt stlld~· e~tirnali:d th.ti I.he.: amount of \!ii runnmµ nffittir slrcets and drl\e\\ays and ultimately flo\•d11~ 11tto lhe m.:eaus 1s equal to an 1:n,,n Valda oil spill 10 9 million gall1Hh cw,-:, eight munths (NRC, 20ll2.1 • • • • ..January 2009 MINIMUM REQUIREMENTS The following best management practices (BM Psi or equhalent measure,, methods, or prat'tices are required if you engage in automohile repair and maintenance at your home . Collect all used 011. antifreeze. or other vehicle ll111ds rn containers with tight titting lids. Do not mi, these fluids 111 the same c0111a111cr as this limits your ability tt1 recyclt' the oil al~ nur local auto pa11s stiJrc or scrvict." stafa)n Newr <lispnse of used 011. antifreeze, or other tlt11ds into a stonn dram. rnto a ,htch. or ont,, the ground. Otl should be rccyckd at an auto pans store or scrncc ,tat1011 Other llu1ds can he disposed of at a household hazardo11s waste collection site. Call the ho11sd10ld hazanlm1s waste line at ::'1!6-296-469:' or sec http '""" go,hnk org/hazwaste/ho11sc.iproducts!list.d"m for recyding <uHJ disposal rnfonnafi('Il anti lol'.ations . Nc,er clean the engine or u11dercamaµc ,,f y,,ur ,ehtdc al home. For tins 1,pe uf ckamng, take the ,chicle to a commercial car wash fac1hl\· Use drip pans. tarps. or even cardboard and newspaper under the whidc to capture leak1:,. or spilb that may occur dunng mamtenauc.: and repair act1vit1cs This ensures spilled fltuds won't be washed to the storm drainage system the next time it rains King County Stormwater Polfuflon Prevention Manual Residential Aulcmobile Repair and Maintenance {continued: • • • Clean up spiJb; \\ ilh rag::. or ahsorhcn! mak'nal, _-;ui.'.h a:--sand. chrt. or cat littL'i Dd nu! \\a~h dU\\n or hos1; down thest: ~µrib !P lhe <..'Hrb,, rdadw.a~. _ or <.;Ji.)fllJ drams Sweep up abs.drhcnts and di~pn~.t;; (\f them rn )llUf garbage r..:a1L \t0rt at1h1!1\(1tl\.·~ µa.rt~. ::-ui:h a~ h.atti:r1c':',, .:ngin..::-.. tr,ms;mbs1:.ms, and u1her parts lhat 111~1y hzn"i::::· otl~ nr ~fC'i.l",) residue on tht~nL 1mder Ci'l\.t.~f and ntT tll,' ground k m1mrnizc-rainv,.al~r u1ntact. Ram\\ak, i.:rn1 wu~h pnllutant, off rh~se parts and s~uJ pclllutant, to stonn draina~t' svstCH1' and t-'.l'OUIH.h\·akr Tarps an .. • an inexpcns1vt.: and i:asy s.olu11on to i...'0\-l'.r!flg f1<ffts OTHER OPTIONS AND TIPS rake ~ (HIT ,·d1H.:l~ !(, a .._·pmmcrc1al c.ar n:·pan frii:.:d}ty-wht·re fluids a1 L' handkd. rt'c~ded and d1:-:.pn~t.:d ofL'{'lT\.!1.'.dy tt1 avrnd pnlltn<.tn1" bc1n1:,•. intrndw..:i.:'d tu iH.lT itH.:al \\;Htr bud1c;i._ l h ... ~ :! th iL'Sr;ih (); 1~:;,::m :.:,::111i":!....·-, ,;,111.·-·,,> (1 1/ :·e,h,1...:1r1;.'. L,'"l"\Cl!1!;.: '.Hid 11:·,ir1~r]_\ ll1<Ul,1_!..'.11lf b<l/<.rnJ1)1t'> ';\;i~.1,,' \~:l' 1:1'.ji \\\,',\ __:·l)\lJ"U:.]il::, (1;lJi \o_! :-;,.,:ar1._·I) j\ll" ht1:-,!Jh'Y"11..'.S \Ji;i! )ld·,,:, ;l!i\;,.'d \Jii.: [ !!'1.11~1.\(;ir;, Ul!IL: For 111NL· 111ti.--.rma11on l)f ;_i.o.;,;1s.t;1nr..:e m 1mpl1:..•mo:ntmµ 1hest.' bl'."..,.[ m:1nat..:cincnt pr;idn..:-1;:'..;. u:111tact tfw Km~ Cu11ntv Dep~rln1(·nl ()f ~:itural RL'<;l'•urci:'.', and l':irb \\ :Het ,md Larn! Ri.:·-t-our...:c-,; IJ11. 1)1<.m at 20~<2ur-, .. '. •)t 1( 1 King County Sto1mwater Poflut1on Prevenuon Manual Ja,wary 2009 Residential Hazardous Waste Use. Storage, and Disposal There are a vanel::,r of ha1ardouS, matcnals routinely usetl m and arPund our homr..".~ indudinµ chenucal cleaner,. pesticides. pamts. wlvents. lighter llu,d. ,:as,llinc. antifreeze. brake ll111d and other automotl\e products. \\OOd presen ati,·cs and even bancrics from ,,ur elcctrnmc equipment lrnpropi.:r disposal and failure to keep hazardous. produl'ts from ralU\\·atcr contact may cause surfact· and µroundwat~r pollution. \Vttll -s(, manv hazan.lnu:-:: compound::-. prc~etH 1n thou:,;;ands of households 1n Kmg County. lite rnmula11w adverse effects of poor u,a~e. storal,le and disposal practices are potential!, se,ere In ,,ur en,1ronmcntal health • • • • January 2009 MINIMUM REQUIREMENTS The follol'ing best management practices (B\IPs) or cquirnlent measures, methods, or prdctices are required tthen usinJ! or storing hazardous wastes at your home . Store' ail ha/_a1d~m::s mat1,;:nJh 1n..:,ale a hudding {H shL'd r1r under c<1vc1 ! )u l1i.tl C\pose hanudou~ ma!l.:.'ri:~1:-. 1.q r-1Hll\\·atcr that Lail trans.pun hazardous pollutants. id surface and g.ruundwater Dispose of and n:,}dc hazardous wa,1es through 1he I lousdwld HaLardnus \Vaste Program or other recyclmg: programs or h11s111es.;;es, or ~:a11.;"fully foll~nv disposal dtrectinn~ on i..'Ontaincrs of chemicals. rher..: arc three fi.,ed hazardous waste collcct1on ,11cs for household hazardous waste 111 Seallle and Kin~ Count:, In addition. the \\iastemobile travels to Jifferi:nt areas of Km!! County thn,ughoul the year. St::e hup: ,\\WW go,lmk.c>r!!'hazwastchous~ or call the Hnusehold llaz;mls I.me at 206-296-46'12 for more 111fonnation . Ne,-cr allu\-1,-hazardous chemiu1ls kt ht!" dis.charged or Jumpt'd 11110 ...;.1on11 drainage system:-; nr nn tn the ground King County Stormwster Pollution Prevention Manual Residential Hazardous Waste Use. Storage. and D,sposaf (continued; • • OTHER OPTIONS AND TIPS Reuse ,md recycle as much as poss1bk Sorne,.me else may be abk to use leftover pa1111s, finishes, clea111ng maknals, building ma1~nals. etc: Contact a 1\t.:1g.htwr. fricrn.L sc.:hool. churclL or commumty group lu ::-ce 1f yuur let\ mu matcm1ls can he used. The King County Industrial Materials lc:xchange I IMl:X) ,s a grn1d resource fr>r fmdmg uses for your ld'I ,,ver malenals Call lMLX al 206-29(, •. 189() or send an e-mail to imex,ii'kmgcount,.gov Consult the IMLX Web site 1,,r nwre infonnation. al http .. \\WW god ink.orgthazwaste1bus111ess ·11nex Use the least h•x1c product available Sec hltp : \\"\",-'\\. gti\·Jink.ur~,l1azwastc/huuse.,altema11\cs fnr 111fonnat1on 011 lindmg alternatives to hazardous household pwducb For more 1nforn1;1110n or ,t~i.s1stance 111 1rnplementmg !he":>t;" h6t man~igement p,ai:h\~t'."::;. i.':orHac[ the Krn~ Cc,unn Department of ~atura! Resuurc~s :rnd Parks Warcr and Lrnd RL"Sour~t""'i D1n~1on .1t .~! in<::tit,. ! li(H 1 King County Stonnwater Pollution Prevention Manual January 2009 Residential Gardening and Lawn Care Many pollutants can enter stonnwatcr S\stems. groundwater. and water hodrcs as a result of t,pical lawn and gardening work. Rurwffthat rs contaminated b; pcst1c1d~, and fertilizers can severely degrade rece11rng \\aters and result 111 ad,crsc clfceb on fish and otkr aquatic Irk Rccc111 studre, 111 the Puget Sound reg11111 detected pc,trcrdes 111 urba11 streams al levels that i:,ci.:1.:d !1111it .... ~d to pnllcd aquatic l1k Some gardening: d1em1cal:--. arc abl) hannful to d1ddri:n ~Hid pd~ h.:11ii1b.:rs add nutncnb tn \\·al!.!r bodies Grnsing unwanted algal hlonms a11d l)tl1er aquatic plant growth D,sp,,sal of grass clippings and other 1ege1at1011 111to storm drams. storm water ponds. roadside ditches and olhcr water bod1<::'> can lead lo decrca.-;e<l oxyg~n le\ cl-:- in stommater as the 1egetat1on decomposes. Decreased oxygc·n k1cls can be lethal to fi,h and u1h,·1 aquat": Irk Several simple practices can be useJ tu pre,cnt these probkms. and mav result in irnprnved lawn and µarden qual11y. J'hcsc practices slwuld also be shared with private land:,.,i.:aper~ that cnnduct µar<lernnµ and la,\·n i.;are on your prop~n: Nole. The term pesticide ,ncludes insecticides. herbicides. fungicides. rndenticrdcs. c1c • • • • January 2009 MINIMUM REQUIREMENTS The following 8\IPs, or l"quivalent measures, ml"thods. or practices, are required if you arc engaged in gardening and lawn care at ~our home: Never apph herbicides. rnscrncrdes. n,denti,rde.s. or fungrcrdcs alc,ng thi.: bank~ 1."'f '.'>trcam aod drmnag~ channds \\·t!h flf1wlng ,valcr. or aloug the sh,>rcs of lakes and \\ctlw1ds N<.'wr apply these d1em1cals 11licn 11 rs ra1111np rv1anualiy lW m~chamcall) renH~\·~ \H·..eds and oth~r pC'~b rather than 11-;rng pe~111 .. :idcs rn ar('.as of nmrnnµ or :,;1andinµ \\ak':1 Store all bag:,; ur pile" i.)f fertilizers and nmtamcr~ of pest1c1des 111 a covi..~r~d lncatton ~uch a~ a ~ardcn shed Dt, not S\\~t.'p dr dump !:!ras,;; clippings. kn,·cs. or t,, 1g~ 11110 any ~ln:tt. dra111agc ditch. ,.ir s1,in1rnate1 fanlny (>r pond Kmg CotJnty Stormwater Pollution Prevention Manual Residential Gardening and Lawn care (continued_! • • • • • Stur.: piles db.:aut\ bark and olher crod,bk maknah ,m lawns ,n olher pen ldUS area~. lf thi..;sc-m:.ucnab an.:' stored pn 1mpcn-1nus areas ~uch a:, dn,e\\avs, cov~r 1hc111 "ith a tarp Stl that ra111,-atcr does not wash the m;l!cJ iab into sh)m1 drams or ditche~ OTHER OPTIONS AND TIPS Pu1drnse and use the least amount of pest1,1dc, neccssan and al\\ass foll,:.'w thl· labd diri:-cthms for appl 11.:atH lfl. Tr\' pest conuol m~nsure~ th.:.it d\) nut rcqwre ch~mrcal-=. firE-t S<.:'c Int r ",, 11 ~o\ ii nk OI!!-'hazwastdiouse ,·ardiprnble111 s h ,r inform at ion OJI lm\\. tn reducl' or avoid tl!l' use of pes11c1dc~ Compost your yard wastes. or use )ard \.Vaste as mulch in ~-our yard tir ¥ankn Contact your kh.:al solid \\astc utilit! to .)CC° if yard \\as1c plc~up scrnc.: is a, ailabk Ste ht1p .. '.'your .krng,ounty.gn, /Sl)i1dv~a~tc, garbage- n:1.·:·ding··~ar(h-,ash:.asp for more lnfonnalilHl on yard waste cullet·tinn and r~l:)'clmg senicc'.', Ldm.:ak: ow~tlf abi)Hl alh..:-r11ali\es l.i.J diernH.:al pesticides and :"e11d1t:~rs such as mtcgrnk'd pest management tt:'chm4ues Cnnract th\: Local Hazardous \\-"aste f'v1anagement Program ar ~Ob-296-4692 .. or \·1s11 http. \\·\V\\·_g:t)vlrnk \ng:·hazwa:-.te'hou:-.~ ~·ard LI rnit the anh nmt (\f lawn and µanfon \\. atering so that sur1~·lc{: nmol1 Lfoes 1101 lt.:a\ c ~ tmr property Chtck aut·PmaHc ..,pnnkler S) :-;1cms tn (.'tl5Ut"i;." \:..<.Hc-r 1:-. d1,:;.pcrs~d tt~ iaudscarx,.~ct areas and not to hdn.l ~urfat:ts :,:.111,:h ci--: drl\ ~\va~ s. and ~1d~walks thal drain h1 ':->lorm drainage sysh:ms. /n1J1t.i pla11t111µ ::,.pec1i.?'s on the No.x1ous \Vctd".-> list h_11 •bs1:-.tarn.:c or qucsl1un, rn111act !he Noxious Weed Section ur WI RD al 206-2%-19011 hH more mforma11on or a.'is1stanl"t' m 1mp!cm1.)ntmg these best mana~cml.:'nl practHxs, nHH~H:t 1hc t,.;,rng ( ()lHl\\ Dcp:111nH:nt ,."Jf \.;i.tu1a! R1:'.>(1un.·es :lnd P.tr~3 \\-~1t..:r dm.J Land Rcsourn.-<; Dt\t'.l1on ::it ~!l(1-~'.lh-J 1)1rn Rc~iJcr \Ne The ab-o-.t' rcquni:mc,ib ;m: tht· mmirmnn 1(·quiri:d B\IP.':i (fthcsl." B.\-11'::-faii to µ,event dischar~l's to tbl." ',ll.ll'tn dr:uri.:ige '>Y'>h.'m. \OU \vdl h1.· c1sk'-'-'li to rnkc add1!1on:l1 mr,:~tsures 111 .;oTH-'\.'.l lht! i;Pntmucd pollulmn d1s.d1argcs f(,n9 Cvunty 5tormwater Po!1ut10n Prevention Manual January 2009 Residential Maintenance and Repairs I ht:rc i'-m.! a varit:ty t)f home ma1ntcnancc and rcparr adivillcs routmd~, ~arr1cd out by l1<11neuwnt:rs in Kin~ C1.iunt~ that hav~ tht! pl)tential 10 adversely affel't our stream:-.. rivers. and bJ..cs. l'ollutants generated from these ac1i,·ities can affecl whether a lake or waler bod, is sw11nmablc or fishahle. Painting. pressure washmg.. carpet tlcantng_ muss nmtroL and crnH.Tl'tc repa11 and mamtcnan,c arc a few examples ,ifact1,1t1es homeowners conduct that can result 111 pollutants being disd1arged 10 dra111age systems, surt'ace \\atcr. and ground \\att.:"r \\'ash wakr frn111 th~Sl' ai..:[1v11it:s cnnta111 chemicals. suspended solids. organic 1..:ompounds. detergents. sohcnts. abnormal pH. and other toxins that have a detrimental and toxic effect on fish and other :1q11at1c life • • • January 2009 MINIMUM REQUIREMENTS I he following IHIPs, or equivalent measures. methods or practices arc required when conducting residential maintenance and repairs at ~our hnml' . Do rit)t dispose of a.11~ \'-a:'.\l~\\ati;r rnto the :,trect. guH\..'.r. storm drain. or dra,naµe ditch. or 11110 a ,tr.am. creek. or other bodv of water P.'\INTlNCi D<.• not dispose of wash water thm1 dcan111g brushes, pamt milers. pailll bw.J.,ets. or conlanh:rs lo surface \vatcr. storm drains. or d1tci1c, Wash water from latn pamb ca11 be disposed of to the samlar. sc\\er Fmpt, containers of late, pamt can be left npen to drv out an, residual pa111t. and then disposed of in yllur nnnnaJ !--!arbagc or tak~n to a mmsfcr stat1011 for disposal Residual ml based parnt. parnt thmncrs. and soh ents must be disposed of as hazardous waste Si.!i.: lntµ. ·\, \\ \\ .g\.)\ link.urg:l1azwastc/l1ous1..•:'prodw..:b/list cfm and http•. "" w .g,l, I 111!...org.chazwaste, publicat1ons/Pai nt Comm on Wastes pdf f<ir mfonnation on the proper disposal ,,f paint and solvent waste . PRESSURE WASl-!lNCi. Water from pre'5urc '"1shing decks, dnveway,. roofs. ,,r Pther hard surfaces ma, contain suspended ,,,lid, and other pt1llutants that should not be drrcctly di~~hargt.'d to dramag~ s.y:-.1enb Ri,,!Jircd pr~ssun: washing: wastewater to n:gctated an.:a~ nr areas such a~ gravel. lawns, landscapmg. or bare soil where the water will 111filtratc slm,Jv in10 the ground. If this cannot be accomplished. filter the \\ash wmcr through filter fabric, or otl1cr filtering media t,, rnllect the suspended solids bdorc dischargrng the \I atcr I<> a dramage "stem If am King County Stormwater Pollut,on Prevention Manual Residential Mamtenance and Repa.rrs (continued) • • • chc1111cals are used d11n11g the pressure wa,lung process, the waswwatcr mus! bl· collected and disposed of 111 a sanitary sewer system or infiltrated tlll ~Hi..~ If moss cL111trol or anothi:r ,htmical treatm~nt is used dunng pre,sure washmg ofroc>fs, disconnect the dnwnspouts so the chemicals d,, not di~chargc to lhl' storm dnunagc sysll.!lll, and disperse th.: ,-.ash wakr onto adJacent bwns and landscaping CARPI T ll.[ANIN(i /vfost co111me1,1;1I ec1rpct cic311er, h;nc onbnard \\JSk~,"-ater rc..:ydin1; s~·sJem5. lf you do \'\Hlr tlWn caq~t dcantn~. t.hc \\ash wah:r musl be disdlar§_!~J w the sanitary sewer or your ;.,cptic S\stern Filter the water 1f ,t wnta111> lmt or u1he1 particle, tu a\'oid cioggrng the dr;1i11s If you prd'er not to dischargl'" the water to your scptii.: :-.~·:-,knL ~ dll ma) abP d1sd1aq;.e the wali:r tu ~'our lawn or 11 landstaped an:a rn a!lt,w lhe \\,:a:-,hwater to mfiltralc slO\\ I~ mto th(' gr\1und Be a,\ari: that detergents anJ tlther deaning chen11cab suth a, :-.Ol\·cnts ran bl' harmful to vegetation and st!ptic ~ystems. Dlscharg.111g ,,:ash water w thL' ~r()und 111;·1\ not h1..· alln\.\Cd 1fyou ltve III a Cnttt':al Aqrnfer Recharge /\rca iC:\RA .1 ':',.:,:\er dispose uf carpel ckaninµ \\ash \\·atcr 10 a slonn dr;tin drn1rrngc <litdL nr surfal:C water Cari,et deaning \\·astc\\·alcr ,l1ntai11~ therrncals, 1..ktergents, and su:-;pended solids that adversely nnpact the qualny of surface and wound \\atcrs . CLMLN I 'C'ONCRLlt WORK Co11ac1e,ccrncn1 wash 11a1er ha, a pH kvd thal 1s !(1xic tu aquat1i: life Do nu! all1.J\\ wa..;h v.:at~r from i..:on~rdr.:- \\·urk 10 Jisch:trgt: rnh~ -::.tonn drarnag.1,.' s~·~h.'.Hh. rnduding s;;maU) ard drain~ ,1r ;id.FH.:(."lll rna<lv.·ays This ts e~JH:<.'1all:'· 1mpor1ant when 1nstallmg \\<1:.;ilr..:d aµf-reµatc dnvt\\a:,. s vr patio~. Dir~ci th~ \\·ash waler tu \"~!;,dak<l aH .. ::1:-,; n1 dig a ltok wherl..' th~ wash \\ater can sc1tle and infiltrale slo\\l) 111h.l 1he ~round. l'ht: CL'mcnl residue ran be mncd 1ntr1 the soil where the "ash ,,ater is 1111iltra1ed with nn detrimental effects. and the pH '"II he neutrahLcd OTHER OPTIONS AND TIPS ! hrc a prnl"c,::ssmnal home rnai11te11tlnci: anJ r~patr ~,)1Hpany !hal il,Jlows the apprn,·1..·d (HvH\. fur ih)lllC" repair anJ maintt:n1.mci;.:., ,b ~1Jopti..'J b: Kint'. Cnunt~· l f ymt haH: ques11nn'.'! abmt wh irh Bi.::s.1 t\t1nagcmt~n! Pratt,ci..:~ a bu:-.mcs!',_ must comply with contact Kmg County ""-1 ater and l .;111d Resources at ]06-2%-1900 ur ,ee ht1p .'wwv. kmgc.ount~ g_r,\·renv1ronmL~nt · W:Jtt'randlamJ, ~to1 Ill\\ at('r .i.1.::,p'( R...:1111.:111bcr. a:-. a lwmt"{.)\Yrn::1. \OU ha\C a ri:sponsihility h.1 ensure ~·our c,nllractnrs fnll,m 1he req111rt'd lkst l'v1a11a~cment Practl.:e, As pan ol your a!!n.:.·t:nlL.:nt \\ 11h Clmtractors, reqrnre them ln follov\-all K111g Count~ Codt:~ and regulations. Kmg County Stormwater Pollution Prevention Manual January 2009 Residential S-v.rin1ming Pool and Hot Tub Maintenance !\fa11v residents 111 Krng C,nnty have S1,imn1111;-pools. spas. or hot tubs. Improper Jrarna!'e or discharge of pool water to storm drains or d11d1es during ma111tenance activities can lead lo 11u1n1..'nh. sttspc-ndtd solid~-1...·hlnrine. abrh:irmal pH, and Plht:r 1.:hem1cals. e11lc:nng our ,..;tr~ams. rl\trs, anJ lake~. Chemic.ab tbcd in pool, spa. and hot tub maint~nance can t:ontaminak stormwatl..'r and surfacl.!" water 1fthc~· arC' not stored. used. and disposed of cnrret:11>· • • • • January 2009 MINIMUM REQUIREMENTS The following B\IPs, or equivalent measures, methods or practices are required when draining or maintaining ~·,mr pool. spa, or hot lub . Dechlorinate pool. hut tub. and spa wain if 11 is tn be dhcharµed to the ~round. Ncutraliz.mg chemical:-; arc a,·atlabk Ldtinµ the pnul, hi.)t 1Ub. or :;pa ··:..if'\.\ 1th nn d1~micab ma\· ri.:duci..A chlonnc k\dS. Stale lit\\ allu\\~ d1:-.L'.llarµcs ofpuol \\illcr to the gruund 1ftht.: chlunne level is bclO\\ 'ppm I parts pc·r 111tll1<,n I The pool \\Hier must be dramed lo the gruunJ m a nHmrh.."r :'.lafl that 1! dnc~ not L"ros:,; property lines nr L'.ausr erosion pn .. ,bkms. Never discharge pool water direct!~ lO stonn dran1..:; Pr ditches . It pool"' ,pa \later can11n1 be dechlonna1ed. the wat<:r must he drained to the ~arntary SC\\Cf or ,·ollccti..:J. by a pool mairu~nml-ee company fur pff~:_,;,h..' d1:-.pt)sal D1atomal'eous ~arth ( C(\tnmonly used a.s a filtering. agtnt i and wa11..:r from barkllushmg tilter systems cannot be d1:-.charged to surfai:c \\aters. stnrm dra111age systems. scptii..' systems. or the ground . Pool water that has been treated wtlh copper based algacc,dcs mav not be dischar~cd to tht ground. King County Stormwarer Pollution Prevention Manual Residential Swimming Pool and Hot Tub Maintenance (continued! OTHER OPTIONS AND TIPS • H11e a proli.:sstonal p,.,,,J marntcna11ce comp:rny tu Ser-1cc ) our pool. hot tub m spa. hH 1111:1r,.: mformauon m a::,sJ~lanl,,..(' 111 1mplcmc11t1n!!, these best managcnh:nt p1a1..:l!t..:l''.'i. nmt.act tht.· Kmg County O~partmenl t•f \:atural Rl~1..1urce~ and Par b \\':uer and Land Resources D1vi:-i.wn at 206-29(1-l ()!JO Kmg County Stonnwafer Po/fution Prevention Manual January 2009 Appendix E -Geotechnical Report Highland Oasis Duplexes January 20, 2015 27207 8th Avenue S P. 0. Box 13309 Des Moines, Washington 98198 Des Moines, Washington 98198 Phone: 253.941.9399 • Fax 253.941.9499 • E-mail: soilsengineertng@aol.com Mr. Andrew Wang 12419 NE 140·' Street Kirkland, Washington 98034 Dear Andrew: October 4, 2013 Re: Subsurface Exploration, and Geotechnical Engineering Services Two Duplex Residences 1419 Jefferson Avenue NE Renton, Washington King Co. Tax Parcel No. 7227801625 BES Project No.: 201338-1 We are pleased to provide this report of our subsurface exploration and geotechnical engineering properties of the subsurface soils for the planned infiltration trenches for the referenced project. This work was performed in accordance with our proposal number 1182013 dated June 12, 2013, which you authorized on September 3, 2013. PROJECT DESCRIPTION: The referenced property will be developed with two, residential duplexes. According to Andy Rykels, PE of Rykels Engineering Group, Inc., stormwater will be dispersed by sheet flow. SCOPE OF WORK: Bergquist Engineering Services excavated one test pit to a depth of about eight (8) feet below the existing grade. The test pit was be excavated in a DoWN To fAITTH ENGINEERING 5oLUTION5 Mr. Andrew Wang Renton, Washington BE.:1 rroject Number: 201338 October 4, 2013 location selected and located in the field by Mr. Richard Bergquist by measuring from the survey stake in the northeast corner of the property (see the SITE PLAN attached to this report.) Bulk samples were obtained at changes in the soils type. The test pit was backfilled upon completion of the soil sampling. TEST RESULTS: The surface soils to a depth of eighteen (18) inches feet consisted of dark brown, medium-dense Silty SAND (ASTM (SM)) topsoil. Underlying the topsoil and extending to a depth of three and a half (31/2) feet. light brown to brown, dense, Silty SAND (ASTM (SC-SM) was encountered. Below a depth of three and a half feet, dense, Silty SAND (ASTM (SC-SM)) of alternating colors from gray-brown, reddish-brown, and light brown. According to the USDA Textural Classification, these soils are loamy sands. The results of the field sampling and laboratory testing are attached to this report. If you have any questions, please contact me. Sincerely, Bergquist Engineering Services Principal Attachments: Site Plan Log of Test Pit 1 and USDA Textural Classification Chart Test Pit Log Notes Unified Soil Classification System Particle Size Distribution Copies to: Addressee (5) Bergquist Engineering Services Page 2 of 2 N '1·:· ,,._.,,.,.in••"'' r, 1 ... \ 1, " ' ,, I [ '•' I• _ _ ·.. ___ 9i1:_22:._;4e_2r' ~-_ _ _ _ ~~ ', " , '. / r r-. . ',,' . __ r-·•·· · -1 ·-~ 1.;' aoW Dl;CJCAMS • J 1 1 'i&Lct..ta nmNTAc:E -1 ·1 --'l . , \ I . . [--.. II "·' · ''' .. ·· '· 1 ro 25-FT VE:GtlATED i,NIT i .. ) : :,.,:i:<,·_· .. <>-· .. ·:. :! I . C? lH +-11 · · I ·-.· .· · ·· 1 · · I +I F\.OY.PA ACR\)SS -------·iii." .. · ... · :C!J.:.,.-,",.; .. · '·.1 / j, j a,aml<o L . 11· ' ,'1:' ~ . . ·,, fr:'; C: ----~-----·-L(.~.· ·...,.. ·.·, .. .,,'·1 I,,;,, i, ' UNIT,-! ·;,r W,.i;,... . '., ., 1 · ' I . . . ' I · --·--j ;,'-!< -~ 7b' 1; I ~ ~ l:LCCK 45 ±1001 .. ---, -,RpW :' ' t ,now -:. :; ,J .eo-', i:· ----, 1 · z,,; ' I S n 1 r1 , . ' 0,,-1 ; 1 I 1 (/')er I I..) 'I ----',' ~ '1 '1 :::I --I ' I ;;: UNIT J I I I : .. -~'lo:: . I 1 .... --+-j: II' I,',. ·u.l;-, 1' ''" 'Wps I I I ' ""' I L _ .. .. I ill , 1 L ~I~.'-..... -J {: '' ' Ci 1 " I·: , , -------SDS' 22~5"7' l~,1.G:) ------l~I; ,' ' ··:\>~ I ' g, 1 1 , P:15ltW?n 8 i ,.,.i,..,_.,.,.,,.,.,.,..,. :cl~.. JJ'W ---,,; I < .. ,.~ •• , ......... .,.) <.,\ • From Rykels Engineering Group, Inc. SITE PLAN Bergquist Engineering Services HIGHLAND OASIS DUPLEXES 1419 Jefferson Avenue NE, Renton, Washington PO Box 13309, Des Moines, Washington 98198 Ph. 253.941.9399, Fax 253.941.9499 email: SoilsEngineering@aol com Bergquist Engineering Services Log of Test Pit TP1 Project: Duplex for Andrew Wang Location: 1419 Jefferson Ave. NE BES Project No.: 201338-1 Date Excavated: Sept. 18, 2013 .. . ;; .,u " . ---G) ...... ,::; g -C "'o -CC '"" -" • .0 :, ., Cl) E " E qE w-o ,>£ (ti _,a._ :,_ . rn ;,-. 0 5·ai 0. . en ·r:: z _ ... . :::i Co?··· :a; 0~ "' _CL ·-. -·-. ------SM --- -1 - - _ 2_ -BS1 SC-SM 9.0 _ 3_ - -4 -BS2 SC-SM 11 .3 - _ 5_ BS3 SC-SM 10.5 -BS4 SC-SM 14.1 _ 6_ -BS5 SC-SM 15.6 7 -- - 8 ' ' ' ' ' Excavation Rig: JCB 808 Super Backhoe Excavated By: Davies Drilling, Inc. Logged By: R. A. Bergquist, P.E. Approximate Ground Surface Elevation: 378' MsL· . . . Description (Unified Soil Classification System) USDA Sail rextuml Classilicatid.a . . . . . . . -( Dark brown, medium-dense Silty SAND (Topsoil) -]...:= IOAMYSAND , ' ~----------------------------------------------------~ - _2 _ Light brown to brown, dense Silty SAND - !OAMYSAND. _3 _ --------------------------------------------------------------Gray-brown, dense Silty SAND, with gravel -4 - --------------------~---------------------------- Reddish-brown, dense Silty SAND, with gravel _5 _ --------------------/OAJ14~Si1til] ---------------------------- _6 _ Light brown, dense Silty SAND with gravel - LDAM'LSAM) _7_ - 8 END OF TEST PIT. DRY AT COMPLETION. •Ground surface elevation interpolated from Rykels Engineering Group, Inc. Cover Sheet. BS1 BS2 • • ·-.. -.. ,·-. /•. '· . .:.~ ' ~.-·, ~ ,, .. <:: .. TEST PIT LOG NOTES These notes and test pit log are intended for use with this geotechnical report for the purposes and project described therein. The test pit log depicts BES' s interpretation of subsurface conditions at the location of the test pit on the date noted. Subsurface conditions may vary, and groundwater levels may change because of seasonal or numerous other factors. Accordingly, the test pit log should not be made a part of construction plans or be used to define construction conditions. The approximate location of the test pit is shown on the Site Plan. The test pit was located in the field by Mr. Richard Bergquist by measuring distances from existing survey corner stakes. The ground surface elevations were interpolated from a topographic map supplied by Rykels Engineering Group, Inc. " Sample Type" refers to the sampling method and equipment used during exploration where: • "BS#" indicates a bulk sample taken from the ground surface or from the excavator bucket. " Moisture Content" refers to the moisture content of the soil expressed in percent by weight as determined in the laboratory. " Description and Classification" refer to the materials encountered in the test pit. The descriptions and classifications are generally based on visual examination in the field and laboratory. Where noted, laboratory tests were performed to determine the soil classification. The terms and symbols used in the test pit log are in general accordance with the Unified Soil Classification System. Laboratory tests are performed in general accordance with applicable procedures described by the American Society for Testing and Materials. "T" Indicates location of groundwater at the time noticed. Indicates location of seepage of water and the time noticed. TERMS for RELATIVE DENSITY of NON-COHESIVE SOIL Term Very Loose Loose Medium Dense Dense Very Dense Standard Penetration Resistance " N" 4 or less 5 to 1 O 11 to 30 31 to 50 Over 50 blows/foot TEST PIT LOG NOTES continued TERMS for RELATIVE CONSISTENCY of COHESIVE SOIL Term Very Soft Soft Medium Stiff Stiff Very Stiff Hard Unconfined Compressive Strength O to 0.25 tons/square-toot 0.25 to 0.50 tsf 0.50 to 1.00 tsf 1.00 to 2.00 tsf 2.00 to 4.00 tst Over 4. oo tgf DEFINITION of MATERIAL by DIAMETER of PARTICLE Boulder Cobble Gravel Coarse Sand Medium Sand Fine Sand Silt Clay 8-inches+ 3 to 8 inches 3 inches to 5mm 5mm to 0.6mm 0.6mm to 0.2mm 0.2mm to 0.074mm 0.074 to 0.005mm less than 0.005mm - UNIFIED SOIL CLASSIFICATION SYSTEM (USCS) COARSE GRAINED SOILS \---------------··---------------------------------------- (Less than 50% fines. Fines are soils passing the # 200 sieve.) - GROUP SYMBOL ' DESCRIPTION ---~--M-AJ~O~R~D~IV--1-S-IO_N_S __ - j l l Well-graded GRAVELS OTGAAVEL-SAND I __ i mixtures, less than 5% fines:_··-·-----~ ------ GW GP mixtures, less than 5% fines. : GRAVELS I , Poorly graded GRAVELS or GRAVEL-SAND ( -· ----------· · 1 Silty GRAliE[S-;GRAVH.-~"'~u_--_s IL __ ,_ mtxtures. More than half of coarse fraction is more than 12% fines. larger than No. 4 sieve. --I Clayey GRAVELS. GRAVEL-SAND-CLAY GM GC mixtures. more than 1.2% fines. ------------. ·--,1·-we~ll--"9"ra"arcea=s~A~N~o~s~o·r· G~r""a"'v~e1w.1y~s~AN~o~s~-1 --·------ . mixtures, less than 5% fines. --Poorly gfaded SANDS or Grav~ly SANOS 1 1 , SW SP SANDS mixtures. less than 5% fines. SitfySANDS, SAND-SILT mixtures, more thclrl SM 12%tines. More than half of coarse fraction is smaller than No. 4 sieve. --I Clayey SANDS, SANO-CLAY mixtures. more 1 ' 1' : than 12% fines -----~------------------·------__ __L ________________ --1 Note: Coarse-grained soils receive dual symbols if they contain between 5 and 12 percent fines. SC f----------------- FINE-GRAINED SOILS f----------------------------------------------------------------- (More than 50% fines. Fines are materials passing the# 200 sieve) o,ou, ~BO• ~ l ~~ o,sc""'ON I~ ~ w,.,ORDW,s,oNS __ _ ML Inorganic Sil TS very fine SANDS, ROCK FLOUR S,lty or Clayey SANDS ----no ramc LlAYS""OT 1owromeC11um p1asuc1t~ SIL TS and CLAYS CL I Gravelly CLAYS, Sandy CLAYS. Silty CLAYS, \ Liquid limit less than 50 OL I L~an CLA VS 1 'I Organic SILTS, Oi orga~i-c Silty CLAYS of low plasticity --·----------------~f-----------"'--------------------· ---------------- !_Inorganic SILTS. Micaceous or Diatomac-eousl' I fine SANDS or SILTS. Elastic SILTS . ·---------''------------------- MH -SILTS and CLAYS ! Inorganic CLAYS of high plasticrty, fat CLAYS J I i i --------1 I I I Organic CLAYS of medium to high plasticity I CH -------------- OH Liquid limit greater than 50 ' I ~~----P-T_~---...... 1 PEAT MUCK. and other highly mganic s:;~-r Highly organic soils __ Note: Fine-grained soils receive duaJ symbols if their limits plot left of the "A" Line and have a plasticity index (Pl) of 4 to 7 percent --------~~'-------'----------------- UNIFIED SOIL CLASSIFICATION SYSTEM -------------------- Bergquist Engineering Services I : Bergquist Engineering Services Grain Size Distribution Test Pit TP1, 2.5' to 3.0' U.S. Standard Sieve Opening in Inches U.S. Standard Sieve Numbers Hydrometer Results 100% 20 , 90% 80% le 70% a, ·w 60% s >, .c a, 50% C ·;; 40% "' " "- 'IF 30% 20% 10% 0% 1000 100 10 0.1 0.01 Grain Size in Millimeters Cobbles Gravels Sands Silts Coarse Fine Coarse Medium Fine Dw"' 0.03 D30" 0.17 D60= 2.15 Cc-0.37 Co. 62.18 Date: 08/25/13 Sample#: 201338-1 Sample ID: TPJ, BSJ Source: Test Pit Project Duplex Location: Renton, WA TestPit TPl Depth: 2.5ft Liquid Llmi!= OJ}% Plastic Limit:= 0.0%, Plasticity Imler-0.00/o oarse ctu I at Section~=--~ Cumulative!ICumulative -------sTeVe Size ( Percent Percent ].~pees US Metric \ P.a.ssing Passing 1 Max 6.00" 150.00 100.0'%· 4.00" 100.00 100.0% 3.00" 75.00 2.50" 63.00 200" 50.00 l.75" 4S.00 L50~ 37.SO 125" 31.50 1.00" 25.00 7/8· 22.40 J/4" 19.00 5/8" 16.00 1/2" 12.50 J/8" 9.50 1/4~ 6.30 #4 4.75 100.0% 100.0% 95.7% 87.0% 73.2% 100.0% 100.0% 100.00/o I00.0% 100.00.4 100.04'/o 100.0% 100.0% 95.7% 91.7% 87.00/o 81.7% 76.00/o 73.2% Specs Min uses Classification % Gravel SC-SM, Silty.Clayey Sand With Gravel %Sand Specifications No Specs Sample MCCIX Spec, n/a ~ineness Modulus 3.11 mes Stttion Sieve Sue US Metric #4 4.750 #8 2.360 #10 2.000 #16 USO #20 0.850 #30 0 600 #4-0 #50 #60 #80 #IOO #140 #170 #200 #270 0.425 0300 0.250 0.180 0.150 0.106 0 09() 0.075 0.053 26.8% % Silt & Clil)' 21.7% ctua 51.6% Cumulative Cwnulative Percent Percent Passing Passing 73.2% 73.2% jl.2'Ye 28.7% 21.7% 61.1% 59.2% 55.1% 53.4% 52.1% 51.2% 41.0% 36.9°/o 31-1% 28.7% 24.6% 23.1% 21.7% 0% 10% 20% 30% le 40% "' ijj s 50"k >, .c ~ 60% m C ]§ 70% m 0: "' 80% 90% 100% 0.001 Clays SMpecaxs 1·-sf}eCi--- Min Bergquist Engineering Services Grain Size Distribution Test Pit TP1, 3.5' to 4.5' U.S. Staooard Sieve Opening in Inches U_S_ Standard SteVe Numbers Hydrometer Rcsulls 100% 20 90% 80% :E 70% · "' I 60% " D 50% "' C .,. 40% m m Q. '$. 30% 20% 10% 0% 1000 Cobbles Date : 08115113 Sample#: 201338-1 Sample ID: TP I, BS2 Soun,:; Test Pit Project: Duplex Location: Renton, WA Test Pit TPl Depth: 4ft. 100 10 0.1 0.01 Grain Size in Minimeters Gravels Sands Silts Coarse Fine Coarse Medium Fine USCS Oassification o/. C'Jfavd %Sand DIO = 0.04 D30 = 0.16 D60 = 0.93 Cc~ 0.76 Cu~ 24.64 SC-SM, Silty,Claye:,i Sand wilh Gravel Liquirl. Limit= 0.Ql!..4 Plastic Limit= 0.0% Plasticity Index= 0.0% Specifications No Specs Sample Meets Specs nla Fineness Modulus 261 16.1% %Si1t&Clay 19.9% 64_()% .oarse tcrpO at IDl'S ctu nterpo at Clays 0% 10% 20% 30% :E 40% "' ,; :,: 50% " D " 60% " C ·a; 70% ;; Cl'.'. BO"k '$. 90% 100% 0.001 Sec-tion Cumulative Cumulative Section Cumulative Cumulative uteve s~c~:l ~::~ ;:: ~,~cpe=::.~~~s~:;"'i=n,c--1--u-:ieve~et~~-1 :~~~~ ;:~;~ ;--s~s-.-s;:s ·- 6.00" 150.00 100.0%, #4 4.750 83.90/o 83.90/o 4 00' 100.00 100.0% #8 2360 68.9% 3.00" 75.00 100.0'%, #10 2.000 66.7% 2.50" 6300 2.00· 50.00 1.75" 45.00 1.50" 37.50 1.25" 3 t.50 1.00' 25.00 100.0% 7/8~ 22.40 100.0"/,, 3/4" 19.00 100.0% 5/8" 16.00 1/2" 12.50 100.0% 3/8~ 9.50 114" 6.)0 #4 4.75 83.9% 100.0% #16 100.00/o #20 100.00/. #30 100.0%, ,40 100.0% #50 100.0% #60 100.00/g, #80 100.0% #100 100.0% #140 100.0% #170 93.8% #200 87.1% #270 &3.9%, l.180 0.850 0.600 0.425 0.300 0150 0.180 0.150 0.106 0.090 0.o75 O.OlJ 56.8% 28.7% 19.9% 61.6% 59.5% 57.9"/o 56.81'/o 44.0",1, 3&.9% 31.7% 28.7% 23.5% 21.6% 19.9%. Appendix F-KCRTS Drainage Analysis Highland Oasis Duplexes January 20, 2015 14-082post-out.txt Fiow Frequency Analysis Time series File:14-082post.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Fl ow Rate Rank Time of Peak --Peaks Rank Return Prob (CFS) (CFS) Period 0.035 5 2.i09/0l 2 :00 0.071 1 100.00 0.990 0.028 8 1/05/02 16:00 0.042 2 25.00 0.960 0.041 3 2/27/03 7:00 0.041 3 10.00 0.900 0.029 7 8/26/04 2:00 0.038 4 5.00 0. 800 0.035 6 10/28/04 16:00 0.035 s 3.00 0.667 0.038 4 1/18/06 16:00 0.035 6 2.00 o. 500 0.042 2 10/26/06 0:00 0.029 7 1. 30 o. 231 0.071 1 1/09/08 6:00 0.028 8 1.10 0.091 computed Peaks 0.061 50.00 0980 Page 1 Flo" Frequency Anal ys i, Time series File:14-082ore.ts• Project Location:sea-Tac ---.Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.016 2 2/09/01 18:00 0.004 ' 1/06/02 4:00 I 0.012 4 2/28/03 3: 00 0.001 8 3/24/04 20:00 0.007 6 1/05/05 8:00 0.012 3 1/18/06 21:00 0.011 s 11/24/06 5:00 0.020 1 1/09/08 9:00 computed Peaks 14-082ore-out.txt -----Flow Frequency Analysis------- --Peaks Rank Return Prob (CFS) Period 0.020 1 100.00 0.990 0.016 2 25.00 0. 960 0.012 3 10.00 0.900 0.012 4 5.00 0. 800 0.011 5 3.00 0.667 0.007 6 2.00 0. 500 0.004 7 1. 30 o. 231 0.001 8 1.10 0.091 0.019 50.00 0.980 Page 1 S[TT!()'.; 3.2 Rl,UFI (()\!Pl. TA nu,; A\D A '-AL \'S" \IF lll(>[J', FIGliR[ 3.2.~.A RAl'\FALL REGIO'\S A'\D REGIO'\AL SCALE FACTORS ST 1.1 ST 1.1 ,·- ' Sl!ATH.£ / . ( -, _.. SE,\fTL ST 1.0 · ... -:1. ·,--e-C:i.:· . ·.::· -l ,.,., .... ·-. ,-, •. AdilillaND -~---·· .. . ·':~-~·, -\· -~ -°" · BELlE.\I\IE --\ ,., __ : ,_..,,, ' ' ~ . ~~SEATA~ __,,_..,. S TAC > C·. ;'·@ .. ( • '\US~~-•.••-- ••·" __:_1Jti:;<, ST 1.0 ST 1.01 LA 0.8 ST 1.01 LA 0.8 Rainfall Regions and Regional Scale Factors LA0.9 !. 9 :?:0/l"f Incorporated Area River/Lake Major Road LA 1.0 3-22 LA 0.9 LA 1.0 LA 1.2 LANOSBURG (·· ~'"'-·- fr LA 1.2 -. ~(XJ!.J Surfoi.::..:: \\Jt('r Dl."s.i[!tt Manual Right of Way Dedication for Highland Oasis Duplexes, 1419 Jefferson Ave NE, Renton, WA THE EAST 1.50 FEET OF THE FOLLOWING DESCRIBED PROPERTY: LOT 13, BLOCK 46, RENTON HIGHLANDS, NUMBER 2, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 57 OF PLATS, PAGES 92-98, RECORDS OF KING COUNTY, WA. SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. - . ' \ __ .,: .. TICOR TITLE Cu1vlPANY 600 SW 39th Street, Ste 100, Renton, WA 98057 (425)255-7575 FAX (425)255-0285 COMMITMENT FOR TITLE INSURANCE NO. 6508231-E SECOND REPORT INQUIRIES SHOULD BE MADE TO: UNIT E (425)255-7575 Susan Hudelson-Smith susan.smith@ticortitle.com Nell Leyva Nell.Leyva@ticortitle.com Effective Date: February 8, 2013 at 08:00 AM 1. Policy or policies to be issued: 2006 AL TA Owner's Policy Coverage: Standard Liability: $155,000.00 SCHEDULE A Premium: $ 523.00 Combo Rate Customer Reference: Secrest Rental Properties, LLC/Zhou Tax: $ 49.69 Total: $ 572.69 Proposed Insured: Jennifer Zhou, a single person 2006 AL TA Loan Policy Coverage: Extended Liability: $ 0.00 Premium: $ 0.00 Tax: $ 0.00 Proposed Insured: TO FOLLOW To Follow Will Include Combo Rate Total: $ 0.00 ,, .. ' . ' . ' V / •. ! !'.' 2. The estate or interest in the land described or referred to in this commitment and covered herein is a Fee Simple. 3. CHICAGO TITLE INSURANCE COMPANY agrees to issue on request and on recording of appropriate documents, its policy or policies as applied for, with coverage as indicated, based on the preliminary commitment; title to the property described herein is vested, on the date shown above, in: Robert G. Secrest, as his separate estate subject only to the exceptions shown herein and to the terms, conditions, and exceptions contained in the policy form. 4. The land referred to in this Commitment is described as follows: SEE SCHEDULE A CONTINUED Commitment Schedule A • Commitment No. 6508231-E LEGAL DESCRIPTION SCHEDULE A CONTINUED The land referred to in this Commitment is described as follows: Lot(s) 13, Block 46, Renton Highlands, No. 2, according to the Plat recorded in Book 57 of plats, page(s) 92 through 98, in King County, Washington. Commitment No. 6508231-E SCHEDULE B Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: GENERAL EXCEPTIONS: 1. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records. 2. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. 3. Easements, prescriptive rights, rights-of-way, liens or encumbrances, or claims thereof, not shown by the Public Records. 4. Any lien, or right to a lien, for contributions to employee benefit funds, or for state v.orkers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the Public Records. 5. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public Records. 6. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for sewer, water, electricity, natural gas or other utilities, or for garbage collection and disposal not shown by the Public Records. 7. Unpatented mining claims, and all rights relating thereto. 8. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. 9. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. 10. Water rights, claims or title to water. 11. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the Effective Date but prior to the date the Proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. SPECIAL EXCEPTIONS: 1. Payment of the real estate excise tax, if required. The Land is situated within the boundaries of local taxing authority of City of Renton. Present rate of real estate excise tax as of the date herein is 1. 78 percent. Any conveyance document must be accompanied by the official Washington State Excise Tax Affidavit. The applicable excise tax must be paid and the affidavit approved at the time of the recording of the conveyance documents. 2. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2013 Tax Account Number: 722780-1625-08 Levy Code: 2100 Assessed Value-Land: $127,000.00 Assessed Value-Improvements: $0.00 General and Special Taxes: Billed: $1,815.06 Paid: $0.00 Unpaid: $1,815.06 Commitment Schedule B Commitment No. 6508231-E SCHEDULE B (Continued) 3. Please be advised that our search did not disclose any open Deeds of Trust of record. If you should have knowledge of any outstanding obligation, please contact the Title Department immediately for further review prior to closing. 4. The effect if any of that certain Quit-Claim Deed Executed by: Robert G. Secrest to Serest Rental Properties, LLC, a Washington Limited Liability Company Recording Date: December 16, 2008 Recording No.: 20081216001362 5. The Company will require the following documents for review prior to the issuance of any title assurance predicated upon a conveyance or encumbrance from the entity named below. Limited Liability Company: Secrest Rental Properties, LLC, a Washington Limited Liability Company a) A copy of its operating agreement, if any, and any and all amendments, supplements and/or modifications thereto, certified by the appropriate manager or member. b) If a domestic Limited Liability Company, a copy of its Articles of Organization and all amendments thereto with the appropriate filing stamps. c) If the Limited Liability Company is member-managed a full and complete current list of members certified by the appropriate manager or member. d) If the Limited Liability Company was formed in a foreign jurisdiction, evidence, satisfactory to the Company, that it was validly formed, is in good standing and authorized to do business in the state of origin. e) If less than all members, or managers, as appropriate, will be executing the closing documents, furnish evidence of the authority of those signing. The Company reserves the right to add additional items or make further requirements after review of the requested documentation. 6. If a work of improvement is contemplated, no work is to be commenced or materials delivered to the Land the subject of this transaction prior to the recordation of the loan documents. If work is commenced or materials delivered, the Company reserves the right to add additional items or make further requirements and the closing may be delayed. 7. Title is to vest in Jennifer Zhou and will be subject to: A. In the event that the Land is occupied or intended to be occupied by the owner and a spouse or registered domestic partner as a homestead, the conveyance or encumbrance of the Land must be executed and acknowledged by both spouses or both registered domestic partners, pursuant to RCW 6.13 which now provides for an automatic homestead on such Land. 8. The policy requested in the application for insurance is ALTA Homeowner's Policy of Title Insurance for a One-to-Four Family Residence. Said policy is not available for this property. The AL TA Owne~s Policy as identified in Schedule A hereof will be issued. Contact your title officer with any questions. Commitment Schedule B Commitment No. 6508231-E SCHEDULE B (Continued) 9. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building setback lines, notes and statements, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on Plat of Renton Highlands No. 2: Recording No: 7404250401 10. City of Renton Ordinance No. 4612, regarding sanitary Sewer Service Special Assessment District Recording Date: June 21, 1996 Recording No.: 9606210966 ENO OF SPECIAL EXCEPTIONS Commitment Schedule 8 ----------:::-.r-,.-~ ..,..- Commitment No. 6508231-E SCHEDULE B (Continued) NOTES: A. The language contained in the printed Exceptions from coverage and Conditions and Stipulations of the Policy committed for may be examined by inquiry at the office which issued the Commitment, and a specimen copy of the insurance Policy Form(s) referred to in this Commitment will be furnished promptly upon request. B. Investigation should be made to determine if there are any service, installation, maintenance, or connection charges for sewer, water, electricity or Metro Sewer Treatment Capacity Charge. C. In the event the transaction fails to close and this commitment is cancelled, a fee will be charged to comply with the State Insurance Code and the filed schedule of this Company. D. Notwithstanding anything to the contrary in this Commitment, if the policy to be is other than an AL TA Owner's Policy (6/17/06) or AL TA Loan Policy (6/17/06), the policy may not contain an arbitration clause, or the terms of the arbitration clause may be different from those set forth in this Commitment. If the policy does contain an arbitration clause, and the Amount of Insurance is less than the amount, if any, set forth in the arbitration clause, all arbitrable matters shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. E. Instruments necessary to create the estate or interest to be insured must be properly executed, delivered and duly filed for record. F. The sketch being provided in connection with this transaction is for the purpose of showing the approximate general location of the premises under search without an actual survey. Ticor Title assumes no liability in connection with the same. G. Any documents being executed in conjunction with this transaction must be signed in the presence of an authorized Company employee, an authorized employee of an agent, an authorized employee of the insured lender, or by using Bancserv or other approved third-party service. If the above requirement cannot be met, please call the Company at the number provided in this report. H. As part of Ticor Title Company's commitment to the environment, we encourage the paperless distribution of our products whenever possible. To help conserve natural resources, we will automatically issue the forthcoming original policy(ies) electronically. I. Please provide us with a current e-mail address for the new owner and/or lender prior to closing or by emailing WAPolicy@ticortitle.com. Hard copy versions may be issued upon request. Your application for title insurance was placed by reference to only a street address or tax identification number. Based on our records, we believe that the legal description in this report covers the parcel(s) of Land that you requested. If the legal description is incorrect, the seller/borrower must notify the Company and/or the settlement company in order to prevent errors and to be certain that the correct parcel(s) of Land will appear on any documents to be recorded in connection with this transaction and on the policy of title insurance. J. Note: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: Lot 13, Block 46 Renton Highlands Highlands #2 Commitment Schedule B Commitment No. 6508231-E SCHEDULE B (Continued) K. Note: The Public Records indicate that the address of the improvement located on said Land is as follows: Vacant Land No Current Address L. Note: There are NO conveyances affecting said Land recorded within 24 months of the date of this report. M. To provide an extended coverage lender's policy, general exceptions A through D may be eliminated or limited after an inspection of the Land and/or review of the survey, if required, is completed. N. Note: Examination of the Public Records discloses no judgments or other matters pending against the name of the vested owner. 0. NOTE : DOCUMENT RECORDING FEES AS OF February 1, 2013 Recording charge for a RESPA transaction (all transfer and loan documents): RESPA Residential Sale and Purchase $186.00 RESPA Residential Loan/Refinance $117.00 RECORDING CHARGES ARE SUBJECT TO CHANGE WITHOUT NOTICE. Note: Recording charge (per document) for a Non-RESPA transaction: King & Snohomish Counties -$73.oo• Pierce County -$7 4.00' ·First Page of any document containing a legal description, parcel number, or impacting real property; $1 for each additional page Note: Recording charge (per document) for a Non-RESPA transaction: King & Snohomish Counties -$73.oo• Pierce County -$7 4.oo• "First Page of any document containing a legal description, parcel number, or impacting real property; $1 for each additional page Tri-County $14.00 -First Page: Assignment of Deed of Trust, Substitution or Appointment of Successor Trustee NOTE: Part of the RESPA Rule to Simplify and Improve the Process of Obtaining Mortgages and Reduce Consumer Settlement Costs requires the settlement agent to disclose the agent and underwriter split of title premiums, including endorsements as follows: Line 1107 is used to record the amount of the total title insurance premium, including endorsements, that is retained by the title agent. Ticor Title Company retains 88% of the total premium and endorsements. Line 1108 used to record the amount of the total title insurance premium, including endorsements, that is retained by the title underwriter. Chicago Title Insurance Company retains 12% of the total premium and endorsements. P. Note: Examination of the Public Records discloses no judgments or other matters pending against the name(s) of the proposed insured which would appear as exceptions in the policy. dew 01 /09/2013/02/13/2013 RE END OF SCHEDULE B Commitment Schedule B RECEIPT EG00020648 BILLING CONTACT ANDREW WANG REFERENCE NUMBER FEE NAME LUA 14-000335 PLAN -Site Plan Review -Admin Technology Fee Printed On: 3113/2014 Prepared By: Jill Ding TRANSACTION TYPE Fee Payment Fee Payment MAR l ,; CiTY Oi 1-.. Transaction Date: March 13, 2014 PAYMENT METHOD Credit Card Credit Card SUB TOTAL TOTAL AMOUNT PAID $1,000.00 $30.00 $1,030.00 $1,030.00 Page 1 of 1