HomeMy WebLinkAboutR-436002GENERAL NOTES
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GENERAL SITE DEVELOPMENT NOTES:
1. THE GENERAL CONTRACTOR SHALL OBTAIN AND HAVE AVAILABLE COPIES OF THE
APPLICABLE GOVERNING AGENCY STANDARDS AT THE JOB SITE DURING THE RELATED
CONSTRUCTION OPERATIONS.
2. GENERAL CONTRACTOR SHALL ASSURE THAT ALL NECESSARY PERMITS HAVE BEEN
OBTAINED PRIOR TO COMMENCING WORK.
3. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION,
DIMENSION AND DEPTH OF ALL EXISTING UTILITIES PRIOR TO CONSTRUCTION WHETHER
SHOWN ON THESE PLANS OR NOT. UTILITIES OTHER THAN THOSE SHOWN MAY EXIST
ON THIS SITE. ONLY THOSE UTILITIES WITH EVIDENCE OF THEIR INSTALLATION VISIBLE
AT GROUND SURFACE OR SHOWN ON RECORD DRAWING PROVIDED BY OTHERS ARE
SHOWN HEREON. EXISTING UNDERGROUND UTILITY LOCATIONS SHOWN ARE
APPROXIMATE ONLY AND ARE SUBJECT TO A DEGREE OF UNKNOWN VARIATION. SOME
UNDERGROUND LOCATIONS SHOWN HEREON MAY HAVE BEEN TAKEN FROM PUBLIC
RECORDS. BARGHAUSEN CONSULTING ENGINEERS, INC. ASSUMES NO LIABILITY FOR THE
ACCURACY OF PUBLIC RECORDS OR RECORDS OF OTHERS. IF CONFLICTS SHOULD
OCCUR, THE CONTRACTOR SHALL CONSULT THE CITY AND BARGHAUSEN CONSULTING
ENGINEERS, INC., TO RESOLVE ALL PROBLEMS PRIOR TO PROCEEDING WITH
CONSTRUCTION.
4. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO REVIEW ALL OF THE DRAWINGS
AND SPECIFICATIONS ASSOCIATED WITH THE PROJECT WORK SCOPE PRIOR TO THE
INITIATION OF CONSTRUCTION. SHOULD THE CONTRACTOR FIND A CONFLICT WITH THE
DOCUMENTS RELATIVE TO THE SPECIFICATIONS OR THE RELATIVE CODES, IT IS THE
CONTRACTOR'S RESPONSIBILITY TO NOTIFY THE PROJECT ENGINEER OF RECORD IN
WRITING PRIOR TO THE START OF CONSTRUCTION. FAILURE BY THE CONTRACTOR TO
NOTIFY THE PROJECT ENGINEER SHALL CONSTITUTE ACCEPTANCE OF FULL
RESPONSIBILITY BY THE CONTRACTOR TO COMPLETE THE SCOPE OF WORK AS DEFINED
BY THE DRAWINGS AND IN FULL COMPLIANCE WITH LOCAL REGULATIONS AND CODES.
5. IT SHALL BE THE GENERAL CONTRACTOR'S RESPONSIBILITY TO NOTIFY THE
APPROPRIATE UTILITIES INVOLVED PRIOR TO CONSTRUCTION.
6. INSPECTION OF SITE WORK WILL BE ACCOMPLISHED BY A REPRESENTATIVE OF THE
GOVERNING JURISDICTION. INSPECTION OF PRIVATE FACILITIES WILL BE ACCOMPLISHED
BY A REPRESENTATIVE OF THE OWNER. IT SHALL BE THE CONTRACTOR'S
RESPONSIBILITY TO NOTIFY THE INSPECTOR 24 HOURS IN ADVANCE OF BACKFILLING
ALL CONSTRUCTION.
7. PRIOR TO ANY CONSTRUCTION OR DEVELOPMENT ACTIVITY THE CONTRACTOR SHALL
CONTACT THE AGENCY AND/OR UTILITY INSPECTION PERSONNEL AND ARRANGE ANY
REQUIRED PRE -CONSTRUCTION MEETING(S). CONTRACTOR SHALL PROVIDE 72 HRS MIN.
ADVANCE NOTIFICATION TO OWNER, FIELD ENGINEER AND ENGINEER OF
PRE -CONSTRUCTION MEETINGS.
8. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR WORKER AND SITE SAFETY AND
SHALL COMPLY WITH THE LATEST OSHA STANDARDS AND REGULATIONS, OR ANY OTHER
AGENCY HAVING JURISDICTION FOR EXCAVATION AND TRENCHING PROCEDURES. THE
CONTRACTOR IS RESPONSIBLE FOR DETERMINING THE "MEANS AND METHODS"
REQUIRED TO MEET THE INTENT AND PERFORMANCE CRITERIA OF OSHA, AS WELL AS
ANY OTHER ENTITY THAT HAS JURISDICTION FOR EXCAVATION AND/OR TRENCHING
PROCEDURES.
9. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING ADEQUATE
SAFEGUARDS, SAFETY DEVICES, PROTECTIVE EQUIPMENT, FLAGGERS, AND ANY OTHER
NEEDED ACTIONS TO PROTECT THE LIFE, HEALTH, AND SAFETY OF THE PUBLIC, AND
TO PROTECT PROPERTY IN CONNECTION WITH THE PERFORMANCE OF WORK COVERED
BY THE CONTRACTOR. ANY WORK WITHIN THE TRAVELED RIGHT-OF-WAY THAT MAY
INTERRUPT NORMAL TRAFFIC FLOW SHALL REQUIRE AT LEAST ONE FLAGGER FOR EACH
LANE OF TRAFFIC AFFECTED.
10. PROTECTIVE MEASURES SHALL BE TAKEN BY THE CONTRACTOR TO PROTECT ALL
ADJACENT PUBLIC AND PRIVATE PROPERTIES AT ALL TIMES DURING CONSTRUCTION.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROTECTION OF ALL EXISTING UTILITY
SERVICES THAT ARE TO REMAIN OPERATIONAL WITHIN THE CONSTRUCTION AREA
WHETHER SHOWN OR NOT SHOWN ON THE PLANS.
11. TWO (2) COPIES OF THESE APPROVED PLANS MUST BE ON THE JOB SITE WHENEVER
CONSTRUCTION IS IN PROGRESS. ONE (1) SET WITH RECORDS OF AS -BUILT
INFORMATION SHALL BE SUBMITTED TO BARGHAUSEN CONSULTING ENGINEERS, INC. AT
COMPLETION OF PROJECT.
12. GENERAL CONTRACTOR SHALL OBTAIN SERVICES OF A LICENSED LAND SURVEYOR TO
STAKE HORIZONTAL CONTROL FOR ALL NEW IMPROVEMENTS. STAKING CONTROL SHALL
BE TAKEN FROM ELECTRONIC PLAN FILES PROVIDED BY BCE.
HARMONY RIDGE
A PORTION OF SECTION 20, TOWNSHIP 23 N., RANGE 05 E., W.M.
CITY OF RENTON, KING COUNTY, WASHINGTON
SOILS REPORT NOTES:
1. THE FOLLOWING SOILS REPORT FOR THE SITE SHALL BE CONSIDERED PART
OF THESE CONSTRUCTION DOCUMENTS:
SOILS REPORT: GEOTECHNICAL ENGINEERING STUDY
HARMONY RIDGE
PROJECT NUMBER: ES-8888
DATE: JULY 3, 2023
PREPARED BY: EARTH SOLUTIONS NW, LLC
15365 N.E. 90TH STREET
SUITE 100
REDMOND, WA 98052
(425) 449-4704
2. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO ENSURE THAT
ALL PROVISIONS OF THE SOILS REPORT FOR THE SITE BE OBSERVED AND
COMPLIED WITH DURING ALL PHASES OF THE SITE PREPARATION, GRADING
OPERATIONS, FOUNDATION, SLAB, AND PAVING CONSTRUCTION.
3. ANY PROVISIONS OF THE SOILS REPORT WHICH CONFLICT WITH INFORMATION
SHOWN ELSWHERE ON THESE DRAWINGS, OR WHICH REQUIRE FURTHER
CLARIFICATION, SHALL BE BROUGHT TO THE ATTENTION OF THE CITY AND
ENGINEER FOR DETERMINATION.
4. A REPRESENTATIVE OF THE SOILS ENGINEER SHALL BE AVAILABLE TO
OBSERVE AND APPROVE THE EARTHWORK OPERATIONS AND TO VERIFY FIELD
CONDITIONS AS WORK PROCEEDS. THE SOILS ENGINEER SHALL SUBMIT
FIELD REPORTS CERTIFYING THAT THE METHODS AND MATERIALS OF THE
EARTHWORK OPERATIONS WERE IN ACCORDANCE WITH THE
RECOMMENDATIONS OF THE SOILS INVESTIGATION AND THAT THE WORK WAS
PERFORMED TO HIS/HER SATISFACTION.
5. THE SOILS ENGINEER SHOULD BE NOTIFIED AT LEAST FIVE (5) WORKING
DAYS PRIOR TO ANY SITE CLEARING OR GRADING.
6. SOILS PLACED IN STRUCTURAL AREAS SHOULD BE PLACED IN LOOSE LIFTS
OF 12 INCHES OR LESS AND COMPACTED TO A RELATIVE COMPACTION OF
90 PERCENT, BASED ON THE LABORATORY MAXIMUM DRY DENSITY AS
DETERMINED BY THE MODIFIED PROCTOR METHOD (ASTM D-1557). FOR
SOIL PLACED IN UTILITY TRENCHES UNDERLYING STRUCTURAL AREAS,
COMPACTION REQUIREMENTS ARE DICTATED BY THE LOCAL CITY, COUNTY,
OR UTILITY DISTRICT, AND IN GENERAL ARE SPECIFIED AS 95 PERCENT
RELATIVE COMPACTION. STRUCTURAL FILL PLACED WITHIN THE UPPER 12
INCHES OF SLAB -ON -GRADE AND PAVEMENT SUBGRADE AREAS SHOULD BE
COMPACTED TO A RELATIVE COMPACTION OF AT LEAST 95 PERCENT.
GEOTECHNICAL NOTE
A QUALIFIED GEOTECHNICAL ENGINEER SHALL OBSERVE THE
FOLLOWING ITEMS DURING CONSTRUCTION:
• SITE STRIPPING
• STRUCTRUAL FILL PLACEMENT
• ROCKERY EXCAVATION, DRAINAGE INSTALLATION
• LOCK AND LOAD RETAINING WALL CONSTRUCTION, GRID
PLACEMENT, BACKFILL, DRAINAGE INSTALLATION
• DETENTION VAULT EXCAVATION, SUBGRADE, BACKFILL,
DRAINAGE INSTALLATION
• UTILITY TRENCH BACKFILL
• ROADWAY, CURB, SIDEWALK SUBGRADE.
THE GEOTECHNICAL ENGINEER SHALL SEAL AND CERTIFY ALL
ROCKERIES AND RETAINING WALLS REGARDLESS OF HEIGHT ON THE
CONSTRUCTION PLANS AND PROVIDE LONG TERM MAINTENANCE
RECOMMENDATIONS FOR FUTURE HOMEOWNER
FIRE SPRINKLER NOTE
AN APPROVED RESIDENTIAL FIRE SPRINKLER SYSTEM WILL BE
REQUIRED FOR ALL NEW SINGLE-FAMILY RESIDENCES THAT WILL
HAVE OVER 3,600 SQUARE -FEET OF GROSS BUILDING AREA (THIS
APPLIES TO LOTS 12-17 ONLY. ALL OTHER LOTS WILL HAVE A
GROSS AREA LESS THAN 3,600 SQUARE -FEET.)
BENCHMARK
DATUM TOP OF 3/8" BRASS PLUG SET IN CONCRETE FOUND BRASS PIN 0.76' BELOW GRADE IN 4X4
MONUMENT AT INTERSECTION OF PUGET DRIVE CONC. MONUMENT IN MONUMENT CASE AT INTX 116TH
HORIZONTAL DATUM: VERTICAL DATUM: SE AND SE 19TH ST (NAD 83/11) AVE SE & 157TH ST (JUNE 2022) (NAD 83/11)
NAD '83/' 11 NAVD '88 N: 172240.27, E: 1304612.10 N: 171833.64, E: 1305874.10
1 I CITY REVIEW COMMENTS DATED
2 CITY REVIEW COMMENTS DATED
\►81
REVISION
HEARING EXAMINER CONDITIONS:
1. THE APPLICANT SHALL SUBMIT A DETAILED LANDSCAPE PLAN WITH THE CIVIL
CONSTRUCTION PERMIT APPLICATION THAT CLEARLY IDENTIFIES THE UTILITIES AND
LIGHTING IN THE PLANTER STRIPS WITH STREET TREE SPECIES SELECTED FROM THE
CITY APPROVED STREET TREE LIST. THE DETAILED LANDSCAPE PLAN SHALL BE
REVIEWED AND APPROVED BY THE CURRENT PLANNING PROJECT MANAGER PRIOR TO
PERMIT ISSUANCE.
2. THE APPLICANT SHALL PROVIDE A MINIMUM FIFTEEN FEET (15') OF PERIMETER
LANDSCAPING IF ANY PART OF THE VAULT IS ABOVE GROUND, OR IF ANY OPEN
DETENTION SYSTEM IS UTILIZED. IF REQUIRED, THE LANDSCAPING SHOULD CONSIST OF
NATIVE LARGE SPECIES EVERGREEN TREES AND COMPLEMENTARY UNDERSTORY. IF
NEEDED, THE APPLICANT SHALL SUBMIT A DETAILED LANDSCAPE PLAN WITH THE CIVIL
CONSTRUCTION PERMIT APPLICATION THAT PROVIDES A PLANT SCHEDULE FOR THE
STORMWATER TRACT SCREENING OUTSIDE OF THE FENCING AREA CONSISTING OF
DOUGLAS FIR, WESTERN RED CEDAR, AND WESTERN HEMLOCK WITH ASSOCIATED
SHRUBS AND GROUNDCOVER AS DETERMINED BY THE CURRENT PLANNING PROJECT
MANAGER. THE DETAILED LANDSCAPE PLAN SHALL BE REVIEWED AND APPROVED BY
THE CURRENT PLANNING PROJECT MANAGER PRIOR TO PERMIT ISSUANCE.
3. THE PROJECT SHALL COMPLY WITH THE 30% TREE RETENTION RATE AS REQUIRE PER
RMC 4-4-130.H.1.A. ALTERNATIVELY, THE APPLICANT SHALL SUBMIT A DETAILED
JUSTIFICATION LETTER DOCUMENTING CONFORMANCE WITH AT LEAST ONE ( 1) OF THE
FOUR ( 4) CRITERIA OUTLINED IN RMC 4-4-130.H.1.E. THE DETAILED JUSTIFICATION
LETTER SHALL BE SUBMITTED TO THE CURRENT PLANNING PROJECT MANAGER FOR
REVIEW AND APPROVAL PRIOR TO ISSUANCE OF THE CIVIL CONSTRUCTION PERMIT.
4. THE APPLICANT SHALL SUBMIT A PARKING ANALYSIS FOR THE EXISTING CHURCH AND
SCHOOL ON PROPOSED LOT 22 THAT DEMONSTRATES COMPLIANCE WITH THE PARKING
STANDARDS IN RMC 4-4-140. THE ANALYSIS SHALL BE SUBMITTED TO THE CURRENT
PLANNING PROJECT MANAGER FOR REVIEW AND APPROVAL PRIOR TO ISSUANCE OF
THE CIVIL CONSTRUCTION PERMIT.
5. THE APPLICANT SHALL SUBMIT AN INADVERTENT DISCOVERIES PLAN ( IDP) PREPARED
BY A QUALIFIED PROFESSIONAL WITH THE CIVIL CONSTRUCTION PERMIT FOR REVIEW
AND APPROVAL BY THE CURRENT PLANNING PROJECT MANAGER PRIOR TO PERMIT
ISSUANCE.
6. THE APPLICANT SHALL SUBMIT A NARRATIVE DESCRIBING HOW THE FUTURE LOTS WILL
COMPLY WITH THE LOT CONFIGURATION REQUIREMENT AS OUTLINED IN RMC
4-2-115.E.1. THE NARRATIVE SHALL BE SUBMITTED TO THE CURRENT PLANNING
PROJECT MANAGER FOR REVIEW AND APPROVAL PRIOR TO ISSUANCE OF THE CIVIL
CONSTRUCTION PERMIT.
7. LOTS 1 THROUGH 12 SHALL UTILIZE A PUBLIC ALLEY FOR ALL VEHICULAR ACCESS.
NO CURB CUTS FOR LOTS 1 THROUGH 12 SHALL BE ESTABLISHED ON 116TH AVE SE
OR FUTURE ROADS A OR B.
8. THE SECONDARY ENTRANCE TO FUTURE LOT 22, LOCATED ON FUTURE ROAD A, SHALL
MEET ONE (1) OF THE FOLLOWING: A) RELOCATE THE ENTRANCE WESTWARD TO ALIGN
WITH FUTURE ALLEY Z; OR B) CONVERT THE ENTRANCE AT THE CURRENT PROPOSED
LOCATION TO A GATED SECONDARY FIRE EMERGENCY ACCESS AS DETERMINED BY THE
RENTON REGIONAL FIRE AUTHORITY ( RRFA); OR C) ELIMINATE THE ENTRANCE IF
DETERMINED TO BE UNNECESSARY FOR VEHICULAR CIRCULATION AND ACCESS BY THE
PUBLIC WORKS PLAN REVIEWER.
RK
9/26/25
TJS
SURVEYED:
ANG
1 /5/25
TJS
DESIGNED:
RK
DRAWN:
RK
CHECKED:
BJT
BY
DATE
APPR
APPROVED:
TJS
SCALE:
N/A
ONE INCH
AT FULL SCALE
IF NOT ONE INCH
SCALE ACCORDINGLY
VERnCAL: NAVD 19w
HORIZONTAL: NAD 1983/2011
DATU M
9. THE APPLICANT SHALL SUBMIT A PHOTOMETRIC STUDY AND STREET LIGHTING PLAN
PER CITY STANDARD AT THE TIME OF CONSTRUCTION PERMIT REVIEW.
10. IF THE APPLICANT CONVERTS THE STORMWATER VAULT WITHIN TRACT A TO A
STORMWATER DETENTION POND, IT SHALL BE CONSIDERED A MAJOR PLAT AMENDMENT
SUBJECT TO THE REQUIREMENTS OUTLINED UNDER RMC 4-7-080M.2. IF UTILIZED,
THE STORMWATER VAULT BE LOCATED ENTIRELY BELOW GROUND. ENGINEERED
CONSTRUCTION PLANS SHOWING THE VAULT ENTIRELY BELOW GROUND SHALL BE
SUBMITTED TO THE PUBLIC WORKS PLAN REVIEWER AT THE TIME OF CONSTRUCTION
PERMIT REVIEW FOR REVIEW AND APPROVAL.
11. THE APPLICANT SHALL SUBMIT AN UPDATED SITE PLAN THAT INCORPORATES A
MINIMUM FOUR FOOT 4') WIDE PEDESTRIAN PATHWAY IN TRACT B THAT CONNECTS THE
STREET FRONTAGE IMPROVEMENTS OF FUTURE ROAD B TO 116TH AVE SE. THE DESIGN
FOR THE PEDESTRIAN PATHWAY CONNECTION SHALL BE SUBMITTED TO THE CURRENT
PLANNING PROJECT MANAGER FOR REVIEW AND APPROVAL PRIOR TO ISSUANCE OF
THE CIVIL CONSTRUCTION PERMIT.
12. THE APPLICANT SHALL INSTALL ALL REQUIRED STREET FRONTAGE IMPROVEMENTS ON
THE PORTION OF 116TH AVE SE ADJACENT TO PROPOSED LOT 22 ( CHURCH SITE)
WITHIN TWO ( 2) YEARS OF PRELIMINARY PLAT APPROVAL, UNLESS AN ALTERNATIVE
SCHEDULE IS APPROVED BY THE CURRENT PLANNING PROJECT MANAGER.
13. STREET NAMES SHALL BE APPROVED BY THE CITY AND STREET NAME SIGNS SHALL BE
INSTALLED IF REQUIRED BY CITY STAFF.
14. SANITARY SEWERS SHALL BE PROVIDED BY THE DEVELOPER AT NO COST TO THE CITY
AND DESIGNED IN ACCORDANCE WITH CITY STANDARDS. SIDE SEWER LINES SHALL BE
INSTALLED EIGHT FEET (8') INTO EACH LOT IF SANITARY SEWER MAINS ARE AVAILABLE.
15. ALL UTILITIES DESIGNED TO SERVE THE SUBDIVISION SHALL BE PLACED UNDERGROUND.
ANY UTILITIES INSTALLED IN THE PARKING STRIP SHALL BE PLACED IN SUCH A
MANNER AND DEPTH TO PERMIT THE PLANTING OF TREES. THOSE UTILITIES TO BE
LOCATED BENEATH PAVED SURFACES SHALL BE INSTALLED, INCLUDING ALL SERVICE
CONNECTIONS, AS APPROVED BY THE DEPARTMENT. SUCH INSTALLATION SHALL BE
COMPLETED AND APPROVED PRIOR TO THE APPLICATION OF ANY SURFACE MATERIAL.
EASEMENTS MAY BE REQUIRED FOR THE MAINTENANCE AND OPERATION OF UTILITIES
AS SPECIFIED BY THE DEPARTMENT.
16. ANY CABLE TV CONDUITS SHALL BE UNDERGROUNDED AT THE SAME TIME AS OTHER
BASIC UTILITIES ARE INSTALLED TO SERVE EACH LOT. CONDUIT FOR SERVICE
CONNECTIONS SHALL BE LAID TO EACH LOT LINE BY SUBDIVIDER AS TO OBVIATE THE
NECESSITY FOR DISTURBING THE STREET AREA, INCLUDING SIDEWALKS, OR ALLEY
IMPROVEMENTS WHEN SUCH SERVICE CONNECTIONS ARE EXTENDED TO SERVE ANY
BUILDING. THE COST OF TRENCHING, CONDUIT, PEDESTALS AND/OR VAULTS AND
LATERALS AS WELL AS EASEMENTS THEREFORE REQUIRED TO BRING SERVICE TO THE
DEVELOPMENT SHALL BE BORNE BY THE DEVELOPER AND/OR LANDOWNER. THE
SUBDIVIDER SHALL BE RESPONSIBLE ONLY FOR CONDUIT TO SERVE HIS DEVELOPMENT.
CONDUIT ENDS SHALL BE ELBOWED TO FINAL GROUND ELEVATION AND CAPPED. THE
CABLE TV COMPANY SHALL PROVIDE MAPS AND SPECIFICATIONS TO THE SUBDIVIDER
AND SHALL INSPECT THE CONDUIT AND CERTIFY TO THE CITY THAT IT IS PROPERLY
INSTALLED.
CALL BEFORE YOU DIG:
1-800-424-5555
CITY OF
RENTON
Planning/Building/Public Works Dept.
R-436002
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GENERAL NOTES
HARMONY RIDGE
ICHIJO USA, CO., LTD
1406 140TH PL SE, SUITE 104, BELLEVUE, WA 98007
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DATE:
1/6/2026
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