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Final Planned Urban Dev Report & Decision incl Exhibits_LUA17-000041
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTCITYOF-----——‘Renton0FINALPLANNEDURBANDEVELOPMENTREPORT&DECISIONREPORTDATE:March13,2017ProjectName:AvanaRidgeOwner/Applicant:AvanaRidge,LLC.,9725SE36thSt.,Suite105,MercerIsland,WA98040Contact:JustinLagers,AvanaRidge,LLC,9725SE36thSt.,Suite105,MercerIsland,WA98040FileNumber:LUA7-000041,EPUDProjectManager:JillDing,SeniorPlannerProjectSummary:TheapplicantisrequestingaFinalPlannedUrbanDevelopmentapprovalfortheconstructionofamulti-familydevelopmentcontaining74unitsintwo4-storystructures.Thevacant3.78acresiteislocatedwithintheResidentialMultiFamily(RM-F)zoningclassificationandUrbanDesignDistrictB.Thedevelopmentwouldbecomprisedoftwoseparatemulti-familyresidentialstructuresresultinginadensityof20.21du/ac.Thesubjectsiteisfrontedbythreepublicrights-of-way:SE172ndStreet,BensonRoadSouth(108thAveSE)andBensonDriveSouth(SR-515).TheapplicantproposesoneentranceoffofSE172ndSttothenorthofthesitebetweentheproposedbuildings,andoneentranceoffofBensonRoadSouthtotheeasternsideofthesite,bothmeetingtoformtheprimarydrive-throughaccessacrossthesite.ThereisaClass4streamwhichbisectsthesite,runningeast/west.PursuanttoRMC4-3-050theapplicantisproposingimpactstothestreambufferthroughtheuseofbufferaveraging.Additionally,thesitecontainscriticalslopesandCoalMineHazards.TheFPUDwouldbeusedtovaryparking,design,openspace,andretainingwallstandards.TheapplicanthasproposedtoprovidebufferenhancementaspartoftheproposedPUDpublicbenefit,alongwithenhanceopenspace,pedestrianamenities,andlandscaping.APreliminaryPlannedUrbanDevelopmentwasapprovedonthesiteunderLUA15-000894onMay24,2016.ProjectLocation:10619SE172’Street,RentonWA,92055SiteArea:3.78acresProjectLoc CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeFinalPUDReport&DecisionAVANARIDGEFINALPUDLUA7-000041,FPUDReportofMarch13,2017Page2of12A.EXHIBITS:Exhibit1:AvanaRidgeFinalPUDReportandDecisionExhibit2:DetailedLandscapePlanExhibit3:UpdatedStreamMitigationStudyExhibit4:FinalStreamMitigationPlanExhibit5:DraftNativeGrowthProtectionEasementExhibit6:InterpretiveSignDetailExhibit7:LightingPlanExhibit8:SitePlanExhibit9:PublicOutreachSignAffidavitExhibit10:FloorPlansExhibit11:BuildingElevationsExhibit12:RefuseandRecyclingEnclosuredetailExhibit13:UpdatedCoalMineHazardReportExhibit14:AdvisoryNotestoApplicantExhibit15:PartiesofRecordB.GENERALINFORMATION:AvanaRidge,LLC.1.Owner(s)ofRecord:9725SE36thSt.,Suite105MercerIsland,WA980402.ZoningDesignation:ResidentialMulti-Family(RM-F)3.ComprehensivePlanLandUseDesignation:ResidentialHighDensity(RHD)4.ExistingSiteUse:Vacant5.NeighborhoodCharacteristics:a.North:ExistingSingleFamilyResidential(R-8Zone)b.East:Daycare(RMFZone)c.South:Vacant(RMFZone)d.West:Multi-Family,PublicStorage,andaDentalOffice(CAZone)6.SiteArea:164,827SF(3.78acres)F.ADMINSTRATIVEFINALPLANNEDURBANDEVELOPMENTREVIEWFINDINGSOFFACT:1.TheapplicantisrequestingapprovalofaFinalPlannedUrbanDevelopmentfortheconstructionofamulti-familydevelopmentcontaining74units,intwofour-storystructures.2.OnMay24,2016,thesubjectprojectreceivedapprovalforthePreliminaryPlannedUrbanDevelopmentwith27conditionsofapproval,CityFilenumberLUA15-000894.Noappealswerefiled.FinalPUDReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeFinalPUDReport&DecisionAVANARIDGEFINALPUDLUA17-000041,FPUDReportofMarch13,2017Page3of123.PursuanttotheCityofRentonsEnvironmentalOrdinanceandSEPA(RCW43.21C,1971asamended),onApril11,2016,theEnvironmentalReviewCommitteeissuedaDeterminationofNon-Significance-Mitigated(DNS-M)fortheAvanaRidgePUD.TheDNS-Mincluded3mitigationmeasures.A14-dayappealperiodcommencedonApril15,2016andendedonApril29,2016.Noappealsofthethresholddeterminationwerefiled.4.AlotcombinationwasprocessedunderCityFilenumberLUA15-000894toconsolidatetheoriginaltwoparcelsintooneparcelfortheoveralldevelopment.ThelotcombinationwasrecordedatKingCountyonOctober24,2016underrecordingnumber20161024000454.5.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonJanuary26,2017.TheapplicationwasdeterminedcompleteonFebruary9,2017anda14-daypubliccommentperiodcommencedonFebruary9,2017andendedonFebruary23,2017.Therefore,theprojectcomplieswiththe120-dayreviewperiod.6.Nopublicoragencycommentswerereceivedduringthe14-daypubliccommentperiod.7.Surroundingusesinclude:Adaycarefacilityabuttingthepropertytotheeast(zonedRM-F);existingsinglefamilyresidencestotheNorth(zonedR-8);Southeastofthesite,along108thAveSE,avacantparcel(zonedRM-F);andacrossBensonDrive5,totheWest,usesconsistsofmulti-family,publicstorage,andadentaloffice(zonedCA).8.ThesiteiszonedRM-FandhasaComprehensivePlandesignationofResidentialHighDensity.9.Thesiteislocatedat10619SE172ndStreetandis3.78acresinarea.10.Undercurrentconditionsthesiteisundevelopedandprimarilyforested.11.Afterdeducting1,237squarefeetforaccesseasementsand4,015squarefeetforcriticalareas,fromthe164,827grosssquarefootageofthesite,thenetsquarefootagewouldbe159,574squarefeet(3.66netacres).The74unitproposalwouldarriveatanetdensityof20.21dwellingunitsperacre(74units/3.66acres=20.21du/ac).12.Thedevelopmentwouldbecomprisedof2separatemulti-familyresidentialstructures,theWestbuildingwouldhaveatotalareaof42,559squarefeetandtheEastbuildingwouldhaveatotalareaof49,340squarefeet.Theproposeddevelopmentwouldinclude281-bedroomunits,292-bedroomunitsand173-bedroomunits.13.Thetallestpointofthestructureswouldbeapproximately46feetand5-inchesfromtheaveragegradeplanetothehighestpeakofashedroofelement.Theproposedbuildingmaterialswouldbeacombinationofconcretemasonry,brick,metalcanopy,cast-inplaceconcrete,fibercementboard,andwoodelements.Allconcretewallsareproposedtobetreatedwithtexturingand/orreveals.14.AccesstothesiteisproposedviaSE172ndSt,betweentheeastandwestbuildings,andanotheringress/egresspointviaBensonRdS.Thetwoaccesspointscreateathroughroadforemergencyvehicleingress/egressacrosstheproperty.15.TheproposalisservedbyasurfaceparkingareatotheSouthofthetwostructures,flankingthemainaccessdrive.Atotalof94parkingstallswouldbeprovidedinthesurfaceparkingarea.Anadditional20-parkingstallswouldbeprovidedalongthestreet.16.Atotalof41bicycleparkingspaceswouldbeprovided.17.Anunnamedseasonalstream,characterizedasNspursuanttoRMC4-3-050,bisectstheNorthernandSouthernportionsofthesiteandrunsEasttoWest.TheapplicantisproposingbufferaveragingandastreamalterationpursuanttoRMC4-3-050.FinalPUDReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeFinalPUDReport&DecisionAVANARIDGEFINALPUDLUA17-000041,FPUDReportofMarch13,2017Page4of121$.Ahistoriccoalmine,knownastheSpringbrookMine,aswellasitsassociatedopeningisalsolocatedonthesiteneartheSouthpropertyline.ThecoalmineisdesignatedasaHighCoalMineHazardpursuanttoRMC4-3-050.19.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreport.20.TheproposalrequiresFinalPlannedUrbanDevelopmentReview.TheplanshallbereviewedforsubstantialconformancewiththeapprovedpreliminaryplanandconsistencywiththepurposesandreviewcriteriaofRMC4-9-150G.Thefollowingtablecontainsprojectelementsintendedtocomplywiththe27conditionsofapprovalofthePreliminaryPlannedUrbanDevelopmentapproval,andthe3mitigationmeasuresissuedasapartofSEPAreviewunderCityFilenumberLUA15-000$94:FINALPLANNEDURBA*WijCONDITIONSOMWNCETABLEA)PreliminaryPlannedUrbanDevelopmentConditions:1)TheapplicantshallcomplywiththemitigationmeasuresissuedaspartoftheDeterminationofNon-SignificanceMitigatedERCAddendum,datedApril7,2016.StaffComment:SeecomplianceanalysisbelowundersubsectionB)SEPAEnvironmentalReview.2)TheapplicantshallberequiredtorecordformalLotCombinationorBindingSiteV’Planinordertoensuretheproposedbuildingsarenotbuiltacrosspropertylines.Theinstrumentshallberecordedpriortobuildingpermitapproval.,.3)TheapplicantshallberequiredtosubmitadetailedlandscapeplantotheCurrentPlanningProjectManagerpriortoconstructionpermitapprovalcomplyingwithRMC4-4-070.4)Theapplicantshallberequiredtosubmitadetailedlandscapeplandepictingatleast132,two-inchcaliper,trees(orthegrossequivalentinches)onsite;notincludingthethosetreeslocatedwithintheNativeGrowthProtectionEasement.Thedetailedlandscapeplanshallbesubmittedto,andapprovedby,theCurrentPlanningProject‘Managerpriortoconstructionpermitapproval.StaffComment:Adetailedlandscapeplan(Exhibit2)wassubmittedwiththeFPUDsubmittalandincludes196treesoutsideoftheNativeGrowthProtectionEasementwithaminimumcaliperoftwoinches.5)Theapplicantshallsubmitarevisedlandscapingplandepictingaminimumthree-footlandscapedsetbackfromthesidewalkatthebaseofretainingwallsabutting,orwithin,publicrights-of-way.Landscapingshallincludeamixtureofshrubsandgroundcover(treesareoptional)inconformancewiththestandardsofRMC4-4-070H4,PerimeterParkingLotLandscaping.Therevisedlandscapingplanshallbe/submittedto,andapprovedby,theCurrentPlanningProjectManagerpriortoengineeringpermitapproval.StaffComment:Thesubmitteddetailedlandscapeplandepictsa3-footlandscapedsetbackbetweenthebaseofthewallandthesidewalk.Amixofshrubsandgroundcoverareproposedwithinthelandscapesetback.6)TheapplicantshallsubmitarevisedMitigationplanwhichaddressesthecriteriafoundinRMC4-3-050.H.2demonstratingthereducedbufferwouldn’tnegativelyimpactthefunctionofthestream.Therevisedmitigationplanshallbesubmittedto,FinalPUDReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeFinalPUDReport&DecisionAVANARIDGEFINALPUDLUAI7-000041,FPUDReportofMarch13,2017Page5of12andapprovedby,theCurrentPlanningProjectManagerpriortoengineeringpermitapproval.StaffComment:ArevisedStreamMitigationStudy(Exhibit3)wassubmitted,whichaddressesthecriteriafoundinRMC4-3-050.H.2.7)TheapplicantshallsubmitarevisedMitigationplanwhichaddressesthecriteriafoundinRMC4-3-050.H.2demonstratingthebridgedcrossingwouldn’tnegativelyimpactthefunctionofthestream.Therevisedmitigationplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortoengineeringpermitapproval.StaffComment:ArevisedStreamMitigationStudy(Exhibit3)wassubmitted,whichaddressesthecriteriafoundinRMC4-3-050.H.2.8)TheapplicantshallestablishaNativeGrowthProtectionEasementoverthatpartofthesiteencompassingthestreamandbufferareaandplacesplitrailfencingandsignagealongtheouteredgeofthebuffer.TheFinalMitigationplanshallincludeallspecificationsforfencingandsignageandshallbesubmittedto,andapprovedby,thePartiallyCurrentPlanningProjectManagerpriortoengineeringpermitapproval.CompliantStaffComment:AfencingandsignagedetailwassubmittedonthefinalStreamMitigationPlan(Exhibit4).AdraftNativeGrowthProtectionEasement(Exhibit5)wassubmittedwiththeFPUDapplicationmaterials.Staffrecommends,asaconditionofapproval,thattheNativeGrowthProtectionEasementberecordedovertheportionofthesiteencompassingthestreamandbufferareapriortoCertificateofBuildingOccupancy.9)Theapplicantshallberequiredtoprovide,totheCurrentPlanningProjectManager,treeretentioninspection/monitoringreportsafterinitialclearing,finalgrading,andannuallyfortwoyearsbyaqualifiedprofessionalforester.Theinspection/monitoringDeferredreportsshallidentifyanyretainedtreesthatdevelopproblemsduetochangingsiteconditionsandprescribemitigation.StaffComment:Asofthewritingofthisreport,noclearingorgradinghasbeenauthorizedontheprojectsite.StaffrecommendsthattheaboveconditionbemadeaconditionoffinalPUDapproval.10)Theapplicantshallprovideinterpretivesignage/informationregardingdifferentiatingelements(trees,landscaping,drainage,architecture,etc.)oftheproposeddevelopmentatastrategicplace(s)onsite.ThesiteplandepictingthesignageshallPartiallymetbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermit/FinalPlatapprovalwhichevercomesfirst.StaffComment:AninterpretivesigndetailwassubmittedwiththeFinalPUDapplicationmaterials(Exhibit6).Staffrecommends,asaconditionofapproval,thatthesignbeinstalled_prior_to_Certificate_of_Occupancy_for_the_buildings.11)Adetailedfencingplanshallbeprovidedidentifyingthelocationandspecificationsforallfencingonsite.Allfencingshallbemadeofqualitymaterialsinkeepingwiththearchitecturalaestheticoftheproposedstructures.Thefencingplanshallbe“submittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapproval.StaffComment:OnsitefencingwasshownonthesubmittedDetailedLandscapePlan(Exhibit_2)_and_the_Final_Stream_mitigation_plan_(Exhibit_4).v12)Theapplicantshallprovidealightingplanthatadequatelyprovidesforpublicsafetywithoutcastingexcessiveglareonadjacentproperties;atthetimeofengineeringFinalPUDReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAVANARIDGEFINALPUDReportofMarch13,2017AdministrotiveFinolPUDReport&DecisionLUA17-000041,FPUDPage6of12permitreview.Pedestrianscaleanddownlightingshallbeusedinallcasestoassuresafepedestrianandvehicularmovement,unlessalternativepedestrianscalelightinghasbeenapprovedadministrativelyorisspecificallylistedasexemptfromprovisionslocatedinRMC4-4-075Lighting,ExteriorOn-Site.StaffComment:Alightingplan(Exhibit7)wassubmittedwiththeFinalPUDapplicationmaterials.Theproposedlightingallowsforonsitesafepedestrianandvehicularmovementinthedarkonsitewithoutgeneratingexcessivelightorglaretoabuttingproperties.13)TheapplicantshalleliminatetheproposedaccessrestrictionsalongSE172ndStinordertoprovidefullaccessalongSE172ndSt.Arevisedsiteplanshallbesubmitted.zto,andapprovedby,thePlanReviewerpriortoengineeringpermitapproval.StaffComment:Arevisedsiteplan(Exhibit8)wassubmittedwiththeFinalPUDapplicationmaterialsandallproposedaccessrestrictionsforSE172’Streethavebeenremoved.14)Priortotheissuanceofanyoccupancypermits,allcommonfacilities,includingbutnotlimitedtoutilities,stormdrainage,streets,recreationfacilities,etc.,shallbecompletedbythedeveloperor,ifdeferredbythePlanning/Building/PublicWorksDeferredAdministratororhis/herdesignee,assuredthroughasecuritydevicetotheCityequaltotheprovisionsofRMC4-9-060.StaffComment:DeferredtoCertificateofOccupancyasnoconstructionpermitshavebeenissued.15)AllcommonfacilitiesnotdedicatedtotheCityshallbepermanentlymaintainedbytheplannedurbandevelopmentowner,ifthereisonlyoneowner,orbythepropertyowners’association,ortheagent(s)thereof.IntheeventthatsuchfacilitiesarenotDeferredmaintainedinaresponsiblemanner,asdeterminedbytheCity,theCityshallhavetherighttoprovideforthemaintenancethereofandbilltheownerorpropertyowners’associationaccordingly.Suchbill,ifunpaid,shallbecomealienagainsteachindividualproperty.16)TheapplicantshallcreateapublicoutreachsignincoordinationwithCityofRentontocommunicatewithroadusers,thegeneralpublic,arearesidencesandbusinesses,andappropriatepublicentitiesaboutprojectinformation;roadconditionsinthework“zonearea;andthesafetyandmobilityeffectsoftheworkzone.Thesignshallbeplacedonsitepriortoconstructioncommencement.StaffComment:Anaffidavit(Exhibit9)wassubmittedwiththeFinalPUDapplicationmaterialsindicatingthatthepublicoutreachsignhasbeeninstalled.17)Theapplicantshallprovidearevisedsiteplandemonstratingcompliancewiththeprivateopenspacestandardofatleast15-feetineverydimensionforallgroundrelatedunits.Therevisedsiteplanshallbesubmittedto,andapprovedby,the-CurrentPlanningProjectManagerpriortobuildingpermitapprovalwhichevercomesfirst.StaffComment:Arevisedsiteplan(Exhibit8)wassubmittedwiththeFinalPUDapplicationmaterials,demonstratingcompliancewiththeprivateopenspacestandardofaminimum15-footdimensionineverydirectionforallgroundrelatedunits.V18)Theapplicantshallproviderevisedelevationsdemonstratingcompliancewiththeprivateopenspacestandardofatleast60squarefeetinsizewithnodimensionlessthanSfeetforallupperstoryunits.Therevisedelevationsshallbesubmittedto,FinalPUDReport CityofRentonDeportmentofCommunity&EconomicDevelopmentAdministrativeFinalPUDReport&DecisionAVANARIDGEFINALPUDLUA7-000041,FPUDReportofMarch13,2017Page7of12andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermitapprovalwhichevercomesfirst.StaffComment:Revisedfloorplans(Exhibit10)weresubmittedwiththeFinalPUDapplicationmaterialsincludingdecksforallupperstorydwellingunits.Allproposeddecksareatleast60squarefeetinsizewithnodimensionlessthan5feet.19)Priortotheissuanceofanyoccupancypermit,thedevelopershalifurnishasecuritydevicetotheCityinanamountequaltotheprovisionsofRMC4-9-060.Landscapingshallbeplantedwithinoneyearofthedateoffinalapprovaloftheplannedurbandevelopment,andmaintainedforaperiodof2yearsthereafterpriortothereleaseDeferredofthesecuritydevice.AsecuritydeviceforprovidingmaintenanceoflandscapingmaybewaivedifalandscapingmaintenancecontractwithareputablelandscapingfirmlicensedtodobusinessintheCityofRentonisexecutedandkeptactivefora2yearperiod.AcopyofsuchcontractshallbekeptonfilewiththePlanningDivision.StaffComment:DeferredtoCertificateofOccupancy.20)Thebuildingentriesfromastreetshallbeclearlymarkedwithcanopies,architecturalelements,ornamentallighting,and/orlandscapingandincludeweatherprotectionatleastfourandone-halffeet(4-1/2’)wide.Therevisedelevationsshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortobuildingpermit,-approval.StaffComment:Revisedbuildingelevations(Exhibit11),alightingplan(Exhibit7),andalandscapeplan(Exhibit2)weresubmittedwiththeFinalPUDapplicationmaterials.Allbuildingentriesareclearlymarkedwithcanopies,ornamentallighting,and/orlandscaping.Allweatherprotectionisatleast4-1/2’wide.Allentriesarealsomarkedwithwoodpanelsoffitingtoaddwarmthandreflectnaturalcolorsontothebuilding.21)Theapplicantshallberequiredtosubmitarevisedsiteandlandscapingplandepictingentrancesandpedestrianconnectionsfromgroundrelatedresidentialunits,alongSE172ndSt,tothepublicsidewalk.TherevisedlandscapeandsiteplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapproval.StoffisawaretheremaybetopographicchallengeswithentrancesalongSE172ndStandtheapplicantisencouragedtoprovidestairstotheunitsordemonstrateseparateentrancesarenotfeasiblepriortobuildingpermitapproval.StaffComment:Theapplicantsubmittedarevisedsiteplan(Exhibit8),revisedbuildingelevations(Exhibit11),arevisedlandscapeplan(Exhibit2),andalightingplan(Exhibit7)withtheFinalPUDapplicationmaterials.TheapplicanthasmadeseveralchangestotheelevationsfacingSE172ndStreet.Theintentofthesechangesistoaddtexture/pedestrian-orientedelementsandtorelatemoretotheresidentialuseslocatedalongthenorthsideofSE172ndStreet.ThereisrequiredlandscapinglocatedalongtheentirelengthofSE172ndasitfrontstheproject.Eachground-levelunitfacingSE172ndstreethasitsownprivateentryoffthesidewalk.Inmostcases,carehasbeentakentoturnstairssothattheprivatenatureofthoseentrancesisimpliedtopedestrianswalkingalong172ndStreet.Overheadweatherprotectionislocatedateachprivateunitentry,withsignagedenotingunitinformation.Decorativelightingisalsoprovidedateachunitentry.Carehasbeentakentogiveeachunitindividualdetailingintheformof:privatemarkedpatiospace,individualwalkupentries,individualunitornamentallighting,overheadcanopies,andaccentedbellybandtrimatthebaseunitstoFinalPUDReport CityofRentonDeportmentofCommunity&EconomicDevelopmentAVANARIDGEFINALPUDReportofMarch13,2017AdministrotiveFinalPUDReport&DecisionLUA17-000041,FPUDPage8of12accentuatethegroundlevelunits.Eachunitisservedbyaprivatesidewalktodistribute26)TheapplicantshallsubmitamaterialsboardsubjecttotheapprovaloftheCurrentPlanningProjectManagerpriortobuildingpermitapproval.Theboardshallincludecolorandmaterialsforthefollowing:guardrails,façadetreatments,retainingwalls,raisedplanters,siding,windows/frames,andcanopies.Acceptablematerialsincludeacombinationofbrick,integrallycoloredconcretemasonry,pre-finishedmetal,stone,steel,glass,cast-in-placeconcrete,orothersuperiormaterialsapprovedatthediscretionoftheAdministrator.StaffComment:AmaterialsboardwassubmittedwiththeFinalPUDapplicationmaterials.Materialsproposedincludebrickattheprimaryandsecondaryentries,metalcanopieswithwood-veneersoffittrim,fiber-cementboardinthreecolorswithrevealspedestrianaccessfromthestairstoeachindividualpatio.22)Theapplicantshallsubmitrevisedrefuseandrecycleenclosureelevationswhichincludearoof.Therevisedelevationsshallbesubmittedto,andapprovedby,the7CurrentPlanningProjectManagerpriortobuildingpermitapproval.StaffComment:Theapplicantsubmittedarefuseandrecyclableenclosuredetail(Exhibit12)thatincludesaroofovertheenclosure.23)Theapplicantshallrevisethesiteplantodepictadifferentiationinmaterialsforallpedestrianconnectionswithinparkingareasand/ordriveaislesonsite.TherevisedsiteplanshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManager,-priortobuilding/engineeringpermitapproval.Ifthisconditionofapprovalismettheproposalwouldsatisfythisstandard.StaffComment:Theapplicantsubmittedrevisedsite(Exhibit8)andlandscape(Exhibit2)planswiththeFinalPUDapplicationmaterials.Therevisedplansnowshowdifferentiationinmaterialsforallpedestrianwalkwaysaroundthesite.24)Theapplicantshallprovidedetailedspecificationsforallsitefurniture,andart,inordertoensuredurable,vandal-andweather-resistantmaterialsareused.Thespecificationsshallbesubmittedto,andapprovedby,theCurrentPlanningProject“Managerpriorbuildingpermitapproval.StaffComment:TheapplicantprovideddetailedspecificationsforallsitefurnitureandartwiththeFinalPUDapplicationmaterials.Allproposedmaterialsaredurable,vandal-andweather-resistant.25)Theapplicantshallsubmitrevisedelevationsdepictingentrancedetailing/weatherprotectionforgroundrelatedunits,fencing,pedestrianconnectivity,lightingfixtures,contrastingmaterials,and/orspecialdetailingalongSE172ndSt.TherevisedelevationsshallbesubmittedtoandapprovedbytheCurrentPlanningProjectManagerpriortobuildingpermitapprovalwhichevercomesfirst.StaffComment:RevisedbuildingelevationsweresubmittedwiththeFinalPUD“applicationmaterials(Exhibit11).Ground-relatedunitseachhaveindividualoverheadweatherprotection,asseenontheelevationsfortheNorthsideofbothEastandWestbuildings.Theseelevationsalsoshowlightingfixturesaccentingeachunitentry,andindividualunitsignage.EachgroundlevelunitfacingSEl72StreethasasidewalkconnectiontothesidewalkonSEl72’Streetaswellascontrastinggroundmaterialsateachunit’sprivateopenspace.Eachunitiseitherservicedbyasharedstair,andindividualstair,ordirectsidewalkconnections,dependingongradeconditionsateachunit./FinalPUDReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeFinalPUDReport&DecisionAVANARIDGEFINALPUDLUA7-000041,FPUDReportofMarch13,2017Page9of12tobreakupthescaleandmassingofthebuilding,andarchitecturalconcretewithreveals.Railingswillmatchthemetaldetailingoftheentrycanopies.Allmaterialsproposedservetoaccentthearchitecturalfeaturesofthebuildingandcreatehuman-scaledspansofmaterials,appealingtopedestrianandvehiculartrafficalongallsidesofthedevelopment.27)ThecurrentleftturnandrightturnsouthboundlanesfromBensonRoadSouthtoSRDeferredto515shallberechanneledbytheapplicanttooneleftturnlaneandonecombinedleftsite/utilityturn/rightturnlaneandtheapplicantshallalsomodifythelightsignalattheBensonimprovementRoadSouth/SR515toaccommodatethere-channelization.constructionStaffComment:CompliancewiththisconditionwilloccurduringtheconstructionoftherequiredsiteandfrontageimprovementsaspartofanapprovedUtilityConstructionPermit.B)SEPAEnvironmentalReviewMitigationMeasures1)AnupdatedCoalMineHazardReportshallbesubmitteddemonstratingtheproposalwillnotincreasethethreatofthegeologicalhazardtoadjacentorabuttingpropertiesbeyondpre-developmentconditionsandthedevelopmentcanbesafelyaccommodatedonthesite.Thereportshallalsodiscussanymeasuresemployedinthefinalsite/buildingdesignwhichservetomitigatecoalminesubsidencerisk.Ifnomeasuresareemployed,theapplicantshallprovidejustificationfortheexclusionof‘additionalmeasures.TheupdatedCoalMineHazardReportshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortoengineeringpermitapproval.StaffComment:AnupdatedCoalMineHazardReport(Exhibit13)wassubmittedwiththeFinalPUDapplicationmaterials.Accordingtothesubmittedreport,theproposeddevelopmentwouldnotincreasethethreatofgeologicalhazardtoadjacentorabuttingpropertiesandthedevelopmentcanbesafelyaccommodatedontheprojectsite.2)One(1)ElectronicSpeedRadarSignshallbeinstalledintheNorthbounddirectiononboth106thAveSEand104thAveSE.Theapplicantshallinstallthesigns,mountingpoles,andassociatedequipment,atthedirectionoftheCity.AllimprovementsshallDeferredbeincludedintheengineeringpermitsubmittalforreviewandapproval,andshallbeconstructedpriortotemporaryoccupancy.StaffComment:Theinstallationofthesignshallbedeferredtoconstructionandshallbecompletedpriortotheissuanceofatemporarycertificateofoccupancy.3)Theapplicantshallprovideanoff-sitesidewalk,alongtheSouthsideofSE172’andtheWwestsideofBensonRdS,approachingtheintersection.Thewidthoftheoff-sitesidewalksshallbeconsistentwiththewidthsproposedalongthefrontageofthesubjectsite.ADArampsshallalsobeconstructedattheSouthwestcornetoftheintersection.Finally,astreetlightinganalysisisrequitedtobeconductedbytheDeferreddeveloperattheSouthwestcorneroftheintersectionofSE172’’5tandBensonRd5.Ifnecessary,requiredstreetlightingshallbeprovidedaccordingtoCitystandards.Allimprovementsshallbeincludedintheengineeringpermitsubmittalforreviewandapproval,andshallbeconstructedpriortotemporaryoccupancy.StaffComment:Theinstallationoftheseoff-siteimprovementswouldoccurupontheissuanceofaconstructionpermitandshallbecompletedpriortotheissuanceofaTemporaryCertificateofOccupancy.FinalPUDReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeFinolPUDReport&DecisionAVANARIDGEFINALPUDLUA17-000041,FPUDReportofMarch13,2017Page10of12G.CONCLUSIONS:I1.TheproposalcomplieswiththeFinalPUDreviewcriteriaifallconditionsofapprovalaremet.2.Theproposaliscompliantandconsistentwiththeplans,policies,regulationsandapprovals.3.TheproposaliscompliantwithallconditionsofthePreliminaryPUDandSEPAEnvironmentalReviewifallconditionsofapprovalaremet.H.DECISION:ITheproposedFinalPlannedUrbanDevelopmentforAvanaRidge,FileNo.LUA7-000041,FPUDisapproved.Theproposalissubjecttothefollowingconditions:1.ANativeGrowthProtectionEasementshallberecordedovertheportionofthesiteencompassingthestreamandbufferareapriortoCertificateofBuildingOccupancy.2.Theapplicantshallberequiredtoprovide,totheCurrentPlanningProjectManager,treeretentioninspection/monitoringreportsafterinitialclearing,finalgrading,andannuallyfortwoyearsbyaqualifiedprofessionalforester.Theinspection/monitoringreportsshallidentifyanyretainedtreesthatdevelopproblemsduetochangingsiteconditionsandprescribemitigation.3.Theapplicantshallprovideinterpretivesignage/informationregardingdifferentiatingelements(trees,landscaping,drainage,architecture,etc.)oftheproposeddevelopmentatastrategicplace(s)onsite.ThesubmittedsigndetailisapprovedandtheinterpretivesignageshallbeinstalledpriortoCertificateofBuildingOccupancy.4.Priortotheissuanceofanyoccupancypermits,allcommonfacilities,includingbutnotlimitedtoutilities,stormdrainage,streets,recreationfacilities,etc.,shallbecompletedbythedeveloperor,ifdeferredbythePlanning/Building/PublicWorksAdministratororhis/herdesignee,assuredthroughasecuritydevicetotheCityequaltotheprovisionsofRMC4-9-060.5.AllcommonfacilitiesnotdedicatedtotheCityshallbepermanentlymaintainedbytheplannedurbandevelopmentowner,ifthereisonlyoneowner,orbythepropertyowners’association,ortheagent(s)thereof.Intheeventthatsuchfacilitiesarenotmaintainedinaresponsiblemanner,asdeterminedbytheCity,theCityshallhavetherighttoprovideforthemaintenancethereofandbilltheownerorpropertyowners’associationaccordingly.Suchbill,ifunpaid,shallbecomealienagainsteachindividualproperty.6.Priortotheissuanceofanyoccupancypermit,thedevelopershallfurnishasecuritydevicetotheCityinanamountequaltotheprovisionsofRMC4-9-060.Landscapingshallbeplantedwithinoneyearofthedateoffinalapprovaloftheplannedurbandevelopment,andmaintainedforaperiodof2yearsthereafterpriortothereleaseofthesecuritydevice.AsecuritydeviceforprovidingmaintenanceoflandscapingmaybewaivedifalandscapingmaintenancecontractwithareputablelandscapingfirmlicensedtodobusinessintheCityofRentonisexecutedandkeptactivefora2-yearperiod.AcopyofsuchcontractshallbekeptontilewiththePlanningDivision.7.ThecurrentleftturnandrightturnsouthboundlanesfromBensonRoadSouthtoSR515shallberechanneledbytheapplicanttooneleftturnlaneandonecombinedleftturn/rightturnlaneandtheapplicantshallalsomodifythelightsignalattheBensonRoadSouth/SR515toaccommodatetherechannelization.8.One(1)ElectronicSpeedRadarSignshallbeinstalledintheNorthbounddirectiononboth106thAveSEand104thAveSE.Theapplicantshallinstallthesigns,mountingpoles,andassociatedequipment,atthedirectionoftheCity.Allimprovementsshallbeincludedintheengineeringpermitsubmittalforreviewandapproval,andshallbeconstructedpriortotemporaryoccupancy.FinalPUDReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeFinalPUDReport&DecisionAVANARIDGEFINALPUDLUAI7-000041,FPUDReportofMarch13,2017Page11of129.Theapplicantshallprovideanoff-sitesidewalk,alongtheSouthsideofSE172ndStandtheWwestsideofBensonRd5,approachingtheintersection.Thewidthoftheoff-sitesidewalksshallbeconsistentwiththewidthsproposedalongthefrontageofthesubjectsite.ADArampsshallalsobeconstructedattheSouthwestcorneroftheintersection.Finally,astreetlightinganalysisisrequiredtobeconductedbythedeveloperattheSouthwestcorneroftheintersectionofSE172ndStandBensonRdS.Ifnecessary,requiredstreetlightingshallbeprovidedaccordingtoCitystandards.Allimprovementsshallbeincludedintheengineeringpermitsubmittalforreviewandapproval,andshallbeconstructedpriortotemporaryoccupancy./t/tJenniferHenning,PlanningDirectorjDateTRANSMITTEDthis13thdayofMarch2017totheContact/Applicant/Owner:Contact:Owner/Applicant:JustinLagersAvonoRidge,LLCAvonoRidge,LLC9675SE36thSt.,Suite1059675SE36thSt.,Suite105MercerIsland,WA98040MercerIsland,WA98040TRANSMITTEDthis13thdayofMarch2017tothePartiesofRecord:SeeattachedExhibit15TRANSMITTEDthis;3thdayofMarch2017tothefollowing:ChipVincent,CEOAdministratorBrianneBannworth,DevelopmentEngineeringManagerLillianWatson,PropertyServicesVanessaDolbee,CurrentPlanningManagerClarkClose,SeniorPlannerFireMarshalLandUseActionAppeals,RequestforReconsideration,&ExpirationTheFinalPlannedUrbanDevelopmentdecisionwillbecomefinalifthedecisionsarenotappealedwithin14daysofthedecisiondate.AppealsoftheadministrativedecisionmustbefiledinwritingtotheHearingExamineronorbefore5:00p.m.onMarch27,2017.APPEALS:Anappealofthedecision(s)mustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680).RentonMunicipalCodeSection4-8-110governsappealstotheHearingExaminer.Appealsmustbefiledinwritingtogetherwiththe$250.00applicationfeetoHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AdditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,RentonCityHall-7thFloor,(425)430-6510.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatadecisionbereopenedbytheAdministrator(Decision-maker).TheAdministrator(Decision-maker)maymodifyhisdecisionifmaterialFinalPUDReport CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeFinalPUDReport&DecisionAVANARIDGEFINALPUDLUA17-000041,FPUDReportofMarch13,2017Page12of12evidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheAdministrator(Decision-maker)findssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.EXPIRATION:TheapplicantshallprepareandsubmitbuildingpermitapplicationswhichareacceptedassubstantiallycompletetotheDepartmentofCommunityandEconomicDevelopmentwithinsix(6)monthsoftheeffectivedateofapproval.Thedevelopershallcompletetheapprovedplannedurbandevelopmentoranyphasethereofincludedintheapprovedfinalplanwithintwo(2)yearsfromthedateofthedecisiontoapprovethefinalplanbytheCommunityandEconomicDevelopmentAdministrator,unlessashortertimeisdesignated.Failuretocompletetheplannedurbandevelopment,oranyphasethereof,withinthistimelimitwillrequirethesubmittalofanewpreliminaryandfinalplanapplicationinordertocontinueconstructionoftheplannedurbandevelopment.FailuretosubmitanewapplicationortocompletetheplannedurbandevelopmentonceconstructionhasbegunshallconstituteabandonmentoftheplannedurbandevelopmentsubjecttosubsectionKofthisSection.ExpirationofanybuildingpermitissuedforaplannedurbandevelopmentshallbegovernedbytheprovisionsoftheapplicableBuildingCode.Constructionofanyportionoftheplannedurbandevelopmentrequiresacurrentapprovedplannedurbandevelopmentandacurrentbuildingpermit.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpattiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.FinalPUDReport *5283$5&+,7(&7,1&$//5,*+765(6(59('SHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109 206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE:SHEET DATE:ISSUE:AVANA RIDGEPLANNED UNITDEVELOPMENT10615 SE 172ND ST.RENTON, WA 98055AVANA RIDGE,LLCPROJECT ISSUES:SITE DEVELOPMENT PERMIT12/01/2015BUILDING PERMIT12/29/2015BUILDING PERMIT RESUBMITTAL10/28/2016BUILDING PERMIT RESUBMITTAL01/17/2017SITE DEVELOPMENT PERMITRESUBMITTAL01/26/2017L01 *5283$5&+,7(&7,1&$//5,*+765(6(59('SHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109 206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE:SHEET DATE:ISSUE:AVANA RIDGEPLANNED UNITDEVELOPMENT10615 SE 172ND ST.RENTON, WA 98055AVANA RIDGE,LLCPROJECT ISSUES:SITE DEVELOPMENT PERMIT12/01/2015BUILDING PERMIT12/29/2015BUILDING PERMIT RESUBMITTAL10/28/2016BUILDING PERMIT RESUBMITTAL01/17/2017SITE DEVELOPMENT PERMITRESUBMITTAL01/26/2017L02 *5283$5&+,7(&7,1&$//5,*+765(6(59('SHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109 206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE:SHEET DATE:ISSUE:AVANA RIDGEPLANNED UNITDEVELOPMENT10615 SE 172ND ST.RENTON, WA 98055AVANA RIDGE,LLCPROJECT ISSUES:SITE DEVELOPMENT PERMIT12/01/2015BUILDING PERMIT12/29/2015BUILDING PERMIT RESUBMITTAL10/28/2016BUILDING PERMIT RESUBMITTAL01/17/2017SITE DEVELOPMENT PERMITRESUBMITTAL01/26/2017L03 *5283$5&+,7(&7,1&$//5,*+765(6(59('SHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109 206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE:SHEET DATE:ISSUE:AVANA RIDGEPLANNED UNITDEVELOPMENT10615 SE 172ND ST.RENTON, WA 98055AVANA RIDGE,LLCPROJECT ISSUES:SITE DEVELOPMENT PERMIT12/01/2015BUILDING PERMIT12/29/2015BUILDING PERMIT RESUBMITTAL10/28/2016BUILDING PERMIT RESUBMITTAL01/17/2017SITE DEVELOPMENT PERMITRESUBMITTAL01/26/2017L04BENCH - TYPICAL1PEDESTAL TABLE PL-32PEDESTAL TABLE PL-43DOGI POT4 *5283$5&+,7(&7,1&$//5,*+765(6(59('SHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109 206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE:SHEET DATE:ISSUE:AVANA RIDGEPLANNED UNITDEVELOPMENT10615 SE 172ND ST.RENTON, WA 98055AVANA RIDGE,LLCPROJECT ISSUES:SITE DEVELOPMENT PERMIT12/01/2015BUILDING PERMIT12/29/2015BUILDING PERMIT RESUBMITTAL10/28/2016BUILDING PERMIT RESUBMITTAL01/17/2017SITE DEVELOPMENT PERMITRESUBMITTAL01/26/2017L10 *5283$5&+,7(&7,1&$//5,*+765(6(59('SHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109 206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE:SHEET DATE:ISSUE:AVANA RIDGEPLANNED UNITDEVELOPMENT10615 SE 172ND ST.RENTON, WA 98055AVANA RIDGE,LLCPROJECT ISSUES:SITE DEVELOPMENT PERMIT12/01/2015BUILDING PERMIT12/29/2015BUILDING PERMIT RESUBMITTAL10/28/2016BUILDING PERMIT RESUBMITTAL01/17/2017SITE DEVELOPMENT PERMITRESUBMITTAL01/26/2017L11 *5283$5&+,7(&7,1&$//5,*+765(6(59('SHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109 206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE:SHEET DATE:ISSUE:AVANA RIDGEPLANNED UNITDEVELOPMENT10615 SE 172ND ST.RENTON, WA 98055AVANA RIDGE,LLCPROJECT ISSUES:SITE DEVELOPMENT PERMIT12/01/2015BUILDING PERMIT12/29/2015BUILDING PERMIT RESUBMITTAL10/28/2016BUILDING PERMIT RESUBMITTAL01/17/2017SITE DEVELOPMENT PERMITRESUBMITTAL01/26/2017L12 *5283$5&+,7(&7,1&$//5,*+765(6(59('SHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109 206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE:SHEET DATE:ISSUE:AVANA RIDGEPLANNED UNITDEVELOPMENT10615 SE 172ND ST.RENTON, WA 98055AVANA RIDGE,LLCPROJECT ISSUES:SITE DEVELOPMENT PERMIT12/01/2015BUILDING PERMIT12/29/2015BUILDING PERMIT RESUBMITTAL10/28/2016BUILDING PERMIT RESUBMITTAL01/17/2017L13 November 7, 2016 Justin Lagers Avana Ridge, LLC 9675 SE 36th Street, Suite 105 Mercer Island, WA 98040 RE: Mitigation Plan Response – Avana Ridge City of Renton, Washington SWC Job #15-159 Dear Justin, This report is in reference to the City of Renton’s conditions of approval regarding the mitigation plan; Response: RMC-4-3-050.H.2 requirements include: a. Avoid any disturbances to the critical area or buffer; This is not possible due to the configuration of the site, minor buffer averaging is proposed to compensate. b. Minimize any critical area or buffer impacts; The proposed buffer averaging will reduce portions of the buffer that are sloping away from the stream and are heavily covered with invasive Himalayan blackberry. Reducing the buffer in this area will not impact functions as most of the reduced buffer area slopes away from the stream thus minimizing function in this area. c. Compensate for any critical area or buffer impacts; Sewall Wetland Consulting, Inc. PO Box 880 Phone: 253-859-0515 Fall City, WA 98024 DATE: JOB NUMBER: DESIGN BY: DRAWN BY: CHECK BY: Site Plan, Noxious Weed Control, Notes SHEET:1 OF 2 12/28/2015 15‐159 ES EARC ESNO. DATE NOTESPROJECT: CRITICAL AREA MITIGATION PLANAvana Ridge PUDRenton, WashingtonSewall Wetland Consulting, Inc.PO Box 880 ‐ Fall City, Washington 98024 Phone: 253‐859‐0515PRIOR TO PLANT INSTALLATION, CONTROL NOXIOUS WEEDS WITHIN THE HATCHED AREA SHOWN ON THIS DETAIL. TARGET NOXIOUS WEED SPECIES SHALL INCLUDE THE FOLLOWING: ALL CLASS "A", "B", AND "C" NOXIOUS WEEDS (INCLUDING NON‐REGULATED "B" AND "C" NOXIOUS WEEDS) IDENTIFIED ON THE LATEST KING COUNTY NOXIOUS WEED LIST. DURING NOXIOUS WEED CONTROL WORK, EXISTING NATIVE VEGETATION SHALL BE PROTECTED FROM DAMAGE. ALL NOXIOUS WEED CONTROL CUTTINGS AND DEBRIS SHALL BE REMOVED FROM THE SITE. CONTROL METHODS: 1. REDUCE TOP GROWTH OF NOXIOUS WEEDS. ACCEPTABLE METHODS INCLUDE: WALK BEHIND OR TRACTOR MOUNTED MOWER, EXCAVATOR WITH BUCKET AND THUMB, POWER SAW, BRUSH HOG, LINE TRIMMER, LOPPERS, CLIPPERS, HAND PULLING, OR APPROVED EQUAL. 2. GRUB OUT LARGE ROOT CROWNS AND MAJOR ROOTS BY HAND USING CLAW MATTOCK, PULASKI, OR APPROVED EQUAL. 3. SPOT APPLY RODEO® HERBICIDE TO RE‐GROWTH. HERBICIDE SHALL BE APPLIED BY A WASHINGTON STATE LICENSED COMMERCIAL APPLICATOR HAVING A CURRENT "AQUATIC" (Q) ENDORSEMENT. NOXIOUS WEED CONTROL REQUIREMENTS:1 1 N UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE. UTILITY LOCATIONS AND CHARACTERISTICS SHOWN ON THIS DRAWING, IF ANY, ARE BASED ON THE FIELD LOCATION OF THE APPARENT SURFACE EVIDENCE OF EXISTING STRUCTURES. THE UNDERGROUND ROUTING AND CONDITION OF BURIED UTILITIES HAS NOT BEEN VERIFIED OR CONFIRMED. ADDITIONAL UTILITY LOCATION AND MAPPING MAY BE REQUIRED. FIELD LOCATE, VERIFY DEPTH OF, AND ADEQUATELY PROTECT ALL UTILITIES PRIOR TO THE START OF WORK. GENERAL NOTES: 1. ALL CONSTRUCTION SHALL BE IN ACCORDANCE WITH CITY OF RENTON CODES, ORDINANCES, AND APPROVED PERMIT CONDITIONS. 2. BEFORE THE START OF ANY CONSTRUCTION, A PRE‐CONSTRUCTION MEETING MUST BE HELD BETWEEN CITY OF RENTON, THE OWNER, AND THE CONTRACTOR. 3. A COPY OF THESE PLANS MUST BE ON THE JOB SITE WHENEVER CONSTRUCTION IS IN PROGRESS. 4. THE 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 THE WORK SHOWN ON THESE DRAWINGS. ANY WORK WITHIN THE TRAVELED RIGHT‐OF‐WAY THAT MAY INTERRUPT NORMAL TRAFFIC FLOW SHALL REQUIRE TRAFFIC CONTROL IN ACCORDANCE WITH ANY AND ALL CITY OF RENTON STANDARDS. 5. SITE CONDITIONS MAY VARY BASED ON SEASON AND/OR TIME OF YEAR. CONTRACTOR SHALL ACCOMMODATE REALIZED AND ANTICIPATED SITE CONDITIONS WHEN COMPLETING THE WORK SHOWN ON THIS PLAN. MITIGATION PLAN NOTES: 1. THE BOUNDARY/TOPOGRAPHIC MAP AND SITE PLAN USED TO GENERATE THIS PLAN WAS PROVIDED BY DR STRONG CONSULTING ENGINEERS, INC. (620 7TH AVE ‐ KIRKLAND, WASHINGTON 98033. SOURCE DRAWINGS HAVE BEEN MODIFIED FOR VISUAL ENHANCEMENT. MAP DATE REFERENCE: 12/21/2015. MITIGATION PLAN SHEET INDEX: SHEET NUMBER DESCRIPTION 1SITE PLAN, NOXIOUS WEED CONTROL, NOTES 2 PLANTING PLAN, MONITORING & MAINTENANCE CONSTRUCTION SEQUENCE: 1. FLAG LIMITS OF PLANTING AREA. 2. REQUEST AND ATTEND PRE‐CONSTRUCTION MEETING WITH OWNER AND CITY OF RENTON. 3. CONTROL NOXIOUS WEED SPECIES WITHIN THE AREAS SHOWN IN DETAIL 1‐1. 4. INSTALL NATIVE PLANTS (SEE SHEET 2). 5. PLACE MULCH AT BASE OF PLANTS (SEE SHEET 2). 6. CLEAN‐UP AND DEMOBILIZE FROM SITE. 7. REQUEST FROM AND ATTEND INSPECTION WITH OWNER. 8. OWNER TO COMPLETE AS‐BUILT AND SUBMIT TO CITY OF RENTON. 9. CONTRACTOR TO PROVIDE 1 YEAR OF MAINTENANCE UNDER DIRECTION OF OWNER. FUTURE MAINTENANCE TO BE PROVIDED BY OWNER. 10.OWNER TO COMPLETE 5 YEARS OF MONITORING. SITE PLAN LEGEND 50' STANDARD STREAM BUFFER LIMITS 9,115 SF STREAM BUFFER REDUCTION 9,527 SF STREAM BUFFER EXPANSION 11,500 SF ENHANCEMENT PLANTINGS ‐ SEE DETAIL 2‐1 SPLIT RAIL FENCING AT BUFFER LIMITS (1,060 LF) ‐ SEE DETAIL 2‐3 CRITICAL AREA SIGNAGE AT BUFFER LIMITS (13 TOTAL) ‐ SEE DETAIL 2‐3 SCALE IN FEET CONTOUR INTERVAL: 2 FOOT 40 4020020 SE 172ND STREET SR 515 (BE N S O N D RIVE )BENSON ROADT Y P E N s S T R EA M TYPE Ns STREAM 80400 N Know what's R 25' 25'50'CLIENT:Avana Ridge, LLC9675 SE 36th Street ‐ Mercer Island, WA 98040WEST BUILDING EAST BUILDING 1. 09/27/2016 ADDED NEW BASE6 FT X 20 FT PED BRIDGE. DESIGN BY OTHERS 50'2. 01/09/2017 ADDED NEW BASE & STORM BASE DATE: JOB NUMBER: DESIGN BY: DRAWN BY: CHECK BY: Planting Plan, Monitoring & Maintenance SHEET:2 OF 2 12/28/2015 15‐159 ES EARC ESNO. DATE NOTESPROJECT: CRITICAL AREA MITIGATION PLANAvana Ridge PUDRenton, WashingtonSewall Wetland Consulting, Inc.PO Box 880 ‐ Fall City, Washington 98024 Phone: 253‐859‐0515SPLIT RAIL FENCE AND CRITICAL AREA SIGN INSTALLATION DETAIL NO SCALE 3 2 PLAN GOALS, OBJECTIVES, & PERFORMANCE STANDARDS GOAL: TO SUCCESSFULLY ESTABLISH A NATIVE PLANT COMMUNITY WITHIN THE STREAM BUFFER AREAS SHOWN ON THIS PLAN. TO LIMIT NOXIOUS WEED SPECIES WITHIN THE STREAM BUFFER AREAS SHOWN ON THIS PLAN. OBJECTIVE: TO INSTALL AND SUCCESSFULLY ESTABLISH DENSELY PLANTED NURSERY GROWN TREES AND SHRUBS. TO PROVIDE FULL INITIAL CONTROL OF NOXIOUS WEED SPECIES AND THEN TO MINIMIZE THE GENERAL PRESENCE OF NOXIOUS WEED SPECIES . PURPOSE OF AND NEED FOR PLAN: THE PURPOSE OF THIS PLAN IS TO DESCRIBE THE STREAM BUFFER MODIFICATION REQUIRED FOR THE CONSTRUCTION OF A PLANNED URBAN DEVELOPMENT (PUD) LOCATED IN RENTON, WASHINGTON. PLAN GOALS, OBJECTIVES, AND PERFORMANCE STANDARDS: PLAN GOALS, OBJECTIVES, AND PERFORMANCE STANDARDS ARE OUTLINED IN THE TABLE BELOW. THE GOALS AND OBJECTIVES OF THIS PLAN ARE CONSIDERED ACHIEVED WHEN THE PERFORMANCE STANDARDS ARE SATISFIED. MONITORING PLAN (DURATION = 5 YEARS): AS‐BUILT SCHEDULE: IMMEDIATELY FOLLOWING CONSTRUCTION FOLLOWING COMPLETION OF THE WORK SHOWN ON THIS PLAN, A QUALIFIED PROFESSIONAL SHALL PREPARE AN AS‐BUILT. THE AS‐BUILT SHALL SUMMARIZE THE COMPLETED WORK AS WELL AS ANY DEVIATIONS FROM THE APPROVED VERSION OF THIS PLAN. IN ADDITION TO THE AS‐BUILT, BASELINE MONITORING DATA SHALL BE COLLECTED AND PERMANENT PHOTO POINTS SHALL BE ESTABLISHED TO DOCUMENT REPRESENTATIVE CONDITIONS WITHIN ENHANCED STREAM BUFFER AREAS. BASELINE MONITORING DATA COLLECTED AND REPORTED WITH THE AS‐BUILT SHALL BE CONSISTENT WITH THAT DESCRIBED FOR ANNUAL MONITORING. THE AS‐BUILT AND BASELINE MONITORING DATA SHALL BE SUBMITTED TO THE CITY OF RENTON NO LATER THAN 30 DAYS FROM THE DATE THAT THE WORK SHOWN ON THIS PLAN HAS BEEN COMPLETED. ANNUAL MONITORING SCHEDULE: ANNUALLY FOR 5 YEARS FOLLOWING PLANT INSTALLATION FOLLOWING ACCEPTANCE OF THE AS‐BUILT, ANNUAL MONITORING SHALL BE COMPLETED FOR A PERIOD OF FIVE (5) YEARS. ANNUAL MONITORING SHALL BE COMPLETED BY A QUALIFIED PROFESSIONAL AND SHALL COMPRISE A SITE INVESTIGATION AND REPORTING PER THE FOLLOWING INTERVAL: QUARTERLY DURING THE FIRST YEAR (YEAR 1) FOLLOWING PLANT INSTALLATION; AND IN AUGUST OR SEPTEMBER OF THE SECOND THROUGH FIFTH YEARS (YEAR 2 THROUGH YEAR 5) FOLLOWING INITIAL PLANT INSTALLATION. THE PURPOSE OF THE DETAILED SITE ASSESSMENTS IS TO EVALUATE CONDITIONS WITHIN ENHANCED STREAM BUFFER AREAS PER THE CURRENT YEAR'S PERFORMANCE STANDARDS. THE FOLLOWING INFORMATION SHALL BE COLLECTED AND ASSESSED RELATIVE TO THE PERFORMANCE STANDARDS ESTABLISHED FOR THE PROJECT: THE PERCENT SURVIVAL OF INSTALLED PLANT STOCK (YEAR 1 AND YEAR 2 ONLY). A DIRECT COUNT INVENTORY AND ASSESSMENT OF ALL INSTALLED PLANTS SHALL BE USED TO EVALUATE PERCENT SURVIVAL. THE RATIONALE FOR POOR CONDITIONS, IF PRESENT, WILL BE DETERMINED TO THE EXTENT FEASIBLE. THE PERCENT COVERAGE PROVIDED BY INSTALLED PLANT SPECIES (ALL YEARS). INSTALLED PLANT STOCK PERCENT COVERAGE SHALL BE ASSESSED USING APPROPRIATELY SIZED SAMPLE PLOTS OR LINE INTERCEPT TRANSECTS. THE SPECIES COMPOSITION OF AND PERCENT COVERAGE PROVIDED BY NOXIOUS WEED SPECIES (ALL YEARS). SPECIES COMPOSITION AND PERCENT COVERAGE BY NOXIOUS WEEDS SHALL BE ASSESSED USING SAMPLE PLOTS OR LINE INTERCEPT TRANSECTS . IN ADDITION TO THE DATA COLLECTION AND ANALYSIS REGARDING PLANT COMMUNITY CONDITIONS, PHOTOGRAPHS OF ENHANCED STREAM BUFFER AREAS SHALL BE TAKEN FROM THE PERMANENT PHOTO POINTS ESTABLISHED DURING THE AS‐BUILT. THE RESULTS OF EACH ANNUAL MONITORING SHALL BE SUMMARIZED IN A WRITTEN REPORT AND SUBMITTED TO THE CITY OF RENTON NO LATER THAN OCTOBER 31 OF THE RESPECTIVE MONITORING YEAR. CONTINGENCY PLAN SHOULD ANY MONITORING ASSESSMENT REVEAL THAT THE PERFORMANCE STANDARDS FOR THE RESPECTIVE YEAR ARE NOT SATISFIED, THE PERMITTEE SHALL WORK WITH THE CITY OF RENTON TO DEVELOP A CONTINGENCY PLAN TO ADDRESS THE DEFICIENCY(IES). CONTINGENCY PLANS CAN INCLUDE, BUT ARE NOT LIMITED TO, THE FOLLOWING ACTIONS: 1. ADDITIONAL PLANT INSTALLATION; 2. EROSION CONTROL; 3. HERBIVORY PROTECTION; 4. MODIFICATION TO THE IRRIGATION REGIME; AND/OR 5. PLANT SUBSTITUTIONS OF TYPE, SIZE, QUANTITY, AND LOCATION. SUCH CONTINGENCY PLAN SHALL BE SUBMITTED TO THE CITY OF RENTON NO LATER THAN JANUARY 31 OF ANY YEAR WHEN DEFICIENCIES ARE DISCOVERED. UNLESS OTHERWISE APPROVED BY THE CITY OF RENTON, ACTIONS SPECIFIED ON AN APPROVED CONTINGENCY PLAN MUST BE COMPLETED WITHIN 60 DAYS. IF THE FAILURE IS SUBSTANTIAL, THE CITY OF RENTON MAY EXTEND THE COMPLIANCE MONITORING PERIOD FOR THE STREAM BUFFER ENHANCEMENT WORK. MAINTENANCE PLAN THIS SECTION PROVIDES A GENERAL OVERVIEW OF THE MAINTENANCE PROGRAM NECESSARY TO ENSURE THE PERFORMANCE STANDARDS ESTABLISHED FOR THIS PLAN ARE SATISFIED. NOXIOUS WEED CONTROL FOLLOWING PLANT INSTALLATION AND AT REGULAR INTERVALS DURING THE MONITORING PERIOD, NOXIOUS WEED CONTROL SHALL OCCUR ON A SPOT TREATMENT BASIS WITHIN THE AREAS SHOWN IN DETAIL 1‐1 AND PER THE SPECIFICATIONS DESCRIBED IN DETAIL 1‐1. GENERAL MAINTENANCE INSTALLED PLANTS SHALL BE MAINTAINED AT REGULAR INTERVALS DURING THE MONITORING PERIOD TO PROMOTE THE SUCCESSFUL ESTABLISHMENT AND VIGOROUS GROWTH OF INSTALLED PLANTS. GENERAL MAINTENANCE SHALL INCLUDE: WEEDING THE BASE OF EACH INSTALLED PLANT. RE‐APPLYING BARK MULCH TO MAINTAIN A 6" MINIMUM APPLIED THICKNESS ‐ YEAR 1 ONLY.THE PRUNING OF INSTALLED PLANTS TO REMOVE DEAD WOOD AND PROMOTE VIGOROUS PLANT GROWTH AND PROPER FORM. THE REPLACEMENT OF PLANTS IN DISTRESS AND/OR THAT ARE DISEASED. THE REMOVAL OF TRASH, LITTER, AND/OR OTHER NON‐DECOMPOSING DEBRIS. TEMPORARY IRRIGATION TEMPORARY IRRIGATION SHALL BE PROVIDED FOR TWO (2) GROWING SEASONS FOLLOWING PLANT INSTALLATION PER THE SPECIFICATIONS SHOWN ON THIS PLAN. PERFORMANCE STANDARDS: 100% SURVIVAL BY INSTALLED PLANT STOCK AFTER THE FIRST GROWING SEASON. THIS STANDARD CAN BE ACHIEVED STRICTLY THROUGH SURVIVAL OR THROUGH A COMBINATION OF SURVIVAL AND PLANT REPLACEMENT. 80% SURVIVAL BY INSTALLED PLANT STOCK AFTER THE SECOND GROWING SEASON. 60% AVERAGE COVERAGE BY NATIVE WOODY PLANT SPECIES AFTER THE FIFTH GROWING SEASON. UP TO 20% OF THE NATIVE WOODY PLANT SPECIES COVERAGE MAY BE COMPRISED OF DESIRABLE NATIVE COLONIZING SPECIES. LESS THAN 10% COVERAGE BY ALL CLASS "A", "B", AND "C" NOXIOUS WEEDS (INCLUDING NON‐REGULATED "B" AND "C" NOXIOUS WEEDS) IDENTIFIED ON THE LATEST KING COUNTY NOXIOUS WEED LIST. MONITORING PLAN & MAINTENANCE PLAN NATIVE SOIL CUT CIRCLING ROOTS AND SPREAD OR "BUTTERFLY" ROOTBALL. MIN. 1.5 TIMES THE WIDTH OF THE ROOTBALL BACKFILL WITH NATIVE SOIL. COMPACT BY HAND. PLACE TOP OF ROOTBALL 1 INCH ABOVE THE LEVEL OF NATIVE SOIL. BEFORE MULCH, POTTING SOIL SHOULD BE VISIBLE. MULCH AT BASE OF PLANT (6" MINIMUM THICKNESS) PLACE TOP OF ROOTBALL 1 INCH ABOVE THE LEVEL OF NATIVE SOIL. BEFORE MULCH, POTTING SOIL SHOULD BE VISIBLE. CUT CIRCLING ROOTS AND SPREAD OR "BUTTERFLY" ROOTBALL. MULCH AT BASE OF PLANT (6" MINIMUM THICKNESS) NATIVE SOIL BACKFILL WITH NATIVE SOIL. COMPACT BY HAND. MIN. 1.5 TIMES THE WIDTH OF THE ROOTBALL PLANT INSTALLATION DETAILS2 2 NO SCALE MULCH SPECIFICATION: MULCH SHALL BE COMMERCIALLY AVAILABLE "DOT WOOD CHIP MULCH" (WWW.PACIFICTOPSOILS.COM; 425‐337‐2700), ARBORIST CHIPS, OR APPROVED EQUAL. MULCH SHALL NOT CONTAIN RESIN, TANNIN, OR OTHER COMPOUNDS IN QUANTITIES THAT WOULD BE DETRIMENTAL TO PLANT LIFE. MULCH SHALL NOT BE DERIVED FROM STUMP GRINDINGS AND SHALL NOT CONTAIN SOIL. HOG FUEL OR EQUAL IS NOT ACCEPTABLE. SUBJECT TO REVIEW BY THE PLAN DESIGNER, LOCAL ARBORIST AND/OR COMMERCIAL TREE TRIMMING COMPANIES MAY BE ALTERNATIVE ACCEPTABLE MATERIAL SOURCES (WWW.CHIPDROP.IN). PLANTING SCHEMATIC NOTES: 1. PROTECT AND ACCOMMODATE EXISTING NATIVE VEGETATION WITHIN EACH PLANTING AREA. 2. PLANT MATERIAL QUALITY AND LOCATIONS SHALL BE INSPECTED BY THE PLAN DESIGNER PRIOR TO INSTALLATION. 3. PLANT LOCATIONS SHOWN ARE APPROXIMATE. ADJUST PLANT LOCATIONS TO ACCOMMODATE SITE CONDITIONS, TO PRESERVE AND PROTECT EXISTING NATIVE VEGETATION, AND/OR PER PLAN DESIGNER AT TIME OF INSTALLATION. 4. PRIOR TO PLANT INSTALLATION, CONTROL NOXIOUS WEED SPECIES ‐ SEE "NOXIOUS WEED CONTROL SPECIFICATIONS" (SHEET 1). 5. SEE DETAIL 2‐2 FOR PLANT INSTALLATION DETAILS. 18" 12" CRITICAL AREA SIGN NOTES: 1. SIGN SHALL BE .040 INCH ALUMINUM WITH BAKED ENAMEL. 2. SIGN FACE SHALL BE A SILK SCREEN DESIGN ACCEPTABLE TO THE CITY OF RENTON. 3. SIGN CONTENT SHOWN IS FOR ILLUSTRATIVE PURPOSES. SIGN CONTENT SHALL BE ACCEPTABLE TO THE CITY OF RENTON. 4. SIGN PLATE SHALL BE GREEN IN A COLOR ACCEPTABLE TO THE CITY OF RENTON. 4. ATTACH SIGN TO FENCE USING GALVANIZED LAG BOLTS. SIGNS SHALL FACE AWAY FROM CRITICAL AREA BUFFER. IRRIGATION SHALL BE PROVIDED FOR 2 GROWING SEASONS FOLLOWING PLANT INSTALLATION. IRRIGATION SHALL BE PROVIDED BY AN ABOVE GROUND AUTOMATIC SPRINKLER OR AUTOMATIC DRIP SYSTEM THAT PROVIDES A MINIMUM RAINFALL EQUIVALENT OF 1 INCH PER WEEK FROM JUNE 15 THROUGH SEPTEMBER 15. IRRIGATION SHALL BE APPLIED IN A MANNER THAT MAINTAINS PLANT HEALTH, PREVENTS WILTING, AND PROMOTES DEEP PLANT ROOT SYSTEMS. TEMPORARY IRRIGATION REQUIREMENTS: SYMBOL COMMON NAME SCIENTIFIC NAME SIZE/FORM QUANTITY SPACING DOUGLAS‐FIR PSEUDOTSUGA MENZIESII 1" MIN CAL., CONTAINERIZED 58 AS‐SHOWN WESTERN REDCEDAR THUJA PLICATA 1" MIN CAL., CONTAINERIZED 80 AS‐SHOWN VINE MAPLE ACER CIRCINATUM 2 GALLON CONTAINERIZED 47 AS‐SHOWN INDIAN PLUM OEMLERIA CERASIFORMIS 2 GALLON CONTAINERIZED 80 AS‐SHOWN REDLFOWER CURRANT RIBES SANGUINEUM 2 GALLON CONTAINERIZED 33 AS‐SHOWN CLUSTER ROSE ROSA PISCOCARPA 2 GALLON CONTAINERIZED 51 AS‐SHOWN SALMONBERRY RUBUS SPECTABILIS 2 GALLON CONTAINERIZED 43 AS‐SHOWN COMMON SNOWBERRY SYMPHORICARPOS ALBUS 2 GALLON CONTAINERIZED 68 AS‐SHOWN TOTAL 460 PLANT SCHEDULE: PLANTS SHALL BE NATIVE TO THE PACIFIC NORTHWEST, PREFERABLY THE PUGET SOUND REGION OF WASHINGTON STATE. PLANTS SHALL BE PROPAGATED FROM NATIVE STOCK; NO CULTIVARS OR HORTICULTURAL VARIETIES ARE ALLOWED. PLANTS SHALL BE NORMAL IN PATTERN OF GROWTH, HEALTHY, WELL‐BRANCHED AND HAVE ALL LEADERS AND BUDS INTACT. TREES SHALL NOT HAVE SUNSCALDS, DISFIGURING KNOTS, FRESH CUTS OF LIMBS, DAMAGED LEADERS, AND/OR DEFORMED TRUNKS. CONTAINERIZED PLANT STOCK SHALL BE GROWN IN A CONTAINER LONG ENOUGH TO DEVELOP A ROOT SYSTEM THAT REACHES THE EDGES OF THE CONTAINER IN WHICH IT HAS GROWN. TREES AND SHRUBS SHALL BE WELL ROOTED AND SHALL HAVE SUFFICIENT ROOT MASS TO HOLD TOGETHER THE SOIL, IN WHICH PLANT IS GROWING, WHEN REMOVED FROM THE POT. NATIVE SOIL 58" MINUS CRUSHED ROCK BACKFILL. COMPACT TO 95% MIN. DENSITY MOUND TO DRAIN AWAY FROM POST 6" MIN. DIA. SQUARE OR ROUND ROUGH CUT WOOD POST ‐ UNTREATED (TYP) 5" MIN. DIA. ROUGH CUT WOOD RAIL ‐ UNTREATED (TYP) 10' MAX 3' MIN. 12" ‐ 18" 2' MIN. SPLIT RAIL FENCE NOTES: 1. FENCE SHALL BE COMMERCIALLY AVAILABLE POST AND RAIL SYSTEM PER THE ABOVE MIN. SPECIFICATIONS. 2. WOOD SHALL BE WESTERN REDCEDAR OR EQUAL. NON‐BUFFERCRITICAL AREA BUFFER CRITICAL AREA FENCE CRITICAL AREA SIGN EVERY 100 FEET (DETAIL 3). PLANT QUANTITY CALCULATIONS: PLANTING PLANT TYPE REQUIRED PER PROPOSED BY TYPE AREA & SPACING DESIGN GUIDELINES* PLAN STREAM 11,500 SF TREES (9' OC) 138 TREES 138 TREES BUFFER SHRUBS (6' OC) 322 SHRUBS 322 SHRUBS TOTAL 460 TOTAL 460 * LATEST EDITION OF KING COUNTY "CRITICAL AREA MITIGATION GUIDELINES". FOR PERMITTING PURPOSES ONLY PLANTING SCHEMATIC AND PLANT SCHEDULE1 2 DRIERWETTER HIGHER LOWER 50' 50' LEGEND: DOUGLAS‐FIR WESTERN REDCEDAR VINE MAPLE INDIAN PLUM REDFLOWER CURRANT CLUSTER ROSE SALMONBERRY COMMON SNOWBERRY 1050 sn vm vm vm vm vm vm vm vm vm rf sn ip ip ipip ip ip ip ip ip ip ip ip ip ip ip ipip sb sb sb sb sb sb sb sb sb roro roro ro ro ro ro roro ro ro rfrf rf rf rf rf rf vm sn sn sn sn sn sn sn sn sn sn sn sn sn vm ip rf ro sb sn N 2. 01/09/2017 ADDED NEW BASE & STORM BASE1. 09/27/2016 ADDED NEW BASECLIENT:Avana Ridge, LLC9675 SE 36th Street ‐ Mercer Island, WA 98040 Stormwater Management TechniquesKeyThis property contains a stormwater management flow control BMP (best management practice)called "limited infiltration," which was installed to mitigate the stormwater quantity and quality impactsfrom impervious surfaces on this property, such as roofs and paved areas. Limited infiltration is amethod of soaking runoff from these impervious area into the ground. Dry wells located beneathparking areas are the infiltration devices used here to facilitate this process by putting runoff in directcontact with the soil and holding the runoff long enough to soak most of it into the ground.This property contains a stormwater management flow control BMP (best management practice) called "full dispersion."Full dispersion is a strategy for minimizing the area disturbed by development relative to native vegetated areastogether with the application of dispersion techniques that utilize the natural capacity of the native vegetated areas tomitigate the stormwater runoff quantity and quality impacts of the developed VXUIDFHV The dispersion device used onthis property is a graveled filled trench.Landscape ImprovementsThe goal for the vegetated buffer on either side of the stream thatcrosses the site is to remove the noxious weeds that dominate theunderstory and establish a plant community of native trees andshrubs. The plantings are to be monitored and maintained for fiveyears to help achieve this goal.The south corner of the property was partly cleared and developed as an open space amenity forresidents that is also accessible to the neighborhood from SR 515 and benson Road. The spacefeatures a large grass lawn, covered pavilion, benches, picnic tables, lighted paths, and enhancedtree and understory plantings.New wide sidewalks, planter strips with street trees, and street lighting have beenadded along SR 515 (Benson Drive) and Benson Road.The materials used for much of the new path system are pervious, including wood chips and crushed stone, allowing rainwaterto soak through the path andn into the ground. This helps to reduce erosion and facilitates natural groundwater replenishment.WestBuildingEastBuildingNorthSite EntryEast SiteEntryArchitectural DesignThe buildings on site have been designed to stepwith the natural grades of the existing topography.On a steep slope site, each building takes advantage ofnatural daylighting opportunities on the south facades. Thisallowed the project to minimize site disturbance and soil exportduring construction.The dwelling units that face north on SE 172nd Street are designed to engagethe pedestrian streetscape by featuring individual walk-up entries onto the sidewalk.These entries are highlighted with individual unit lighting and landscaped elements toencourage CPTED (crime prevention through environmental design) strategies and engagethe streetscape. These elements also help the buildings better respond to the single-familyhomes located across the street. The patios located adjacent to these units offer individualprivate open space where each resident can enjoy an extension of their home in the outdoors.SR 515 (Benson Drive)B e n s o n R o a d SE 172nd StreetDry wellGravel-filled trenchPedestrian BridgePedestrian pathGrass LawnCovered PavilionPicnic TableStreamSidewalkLimited FiltrationFull DispersionPervious Path MaterialsFitting Into the NeighborhoodWorking With Natural TopographyStream Buffer EnhancementUsable Open SpaceRight-of-Way Improvements88765432187744434265411999999Avaya Ridge Planned Unit DevelopmentYou are hereYou are here UPUPUPWEST BUILDINGPROPOSED 4-STORY APARTMENT BUILDINGOVER DAYLIT BASEMENTSE 172ND STREETBENSON DRIVE S. / SR-515BENSON ROAD S.FIRE DEPARTMENT ACCESSR/ RWESTEAST BUILDINGPROPOSED 4-STORY APARTMENT BUILDINGOVER DAYLIT BASEMENTFIRE DEPARTMENT INGRESS/EGRESS CCCCCCR/ REASTCCCCCCCCCCCCCC645.80' PROP. LINE559.883' PROP. LINE107.093' PROP. LINE253.60' PROP LINE61.00' PROP. LINE385.991' PROP. LINEPARK AMENITYA0.104EAST LEVEL 1 ENTRYEAST LEVEL 2 ENTRYAMENITY PLAZAWEST LEVEL 1 ENTRYMAILBOXESWEST LEVEL 3 ENTRYDOG PARK AMENITYPEDESTRIAN BRIDGEADJACENT LOTPARCEL 292305917624' - 0"24' - 0"24' - 0"436 SF TOTALB U F F E R R E D U C T I O N25' - 0 " M I N .50' - 0" STREAM BUFFER20' - 0"9' - 0"20' - 0"18' - 0"2' - 0"9' - 0"8' - 6"16' - 0"9' - 0"20' - 0"VANPROP'D SETBACK20' - 0 1/2"DEDICATION3' - 0"20' - 0"9' - 0"9' - 0"16' - 0"2' - 0"18' - 0"8' - 6"10' - 0"REQUIRED STREET FRONTAGE LANDSCAPE BUFFERREQUIRED SETBACK20' - 0"TRANSFORMERA0.114TRANSFORMER9 STALLS @ 9' WIDE81' - 0"11 STALLS @ 9' WIDE99' - 0"5 STALLS @ 8.5' WIDE42' - 6"3 STALLS @ 9' WIDE27' - 0"9 STALLS @ 9' WIDE81' - 0"8 STALLS @ 8.5' WIDE68' - 0"6 STALLS @ 9' WIDE54' - 0"6 STALLS @ 9' WIDE54' - 0"6 STALLS @ 9' WIDE62' - 0"6 STALLS @ 8.5' WIDE51' - 0"6 STALLS @ 9' WIDE54' - 0"7 STALLS @ 9' WIDE63' - 0"11 STALLS @ 9' WIDE104' - 0"GASMETERSBUFFER ADDITIONBUFFER ADDITIONBUFFER LOSS AREAKEYSTREAMBUFFER ADDITIONPRIVATE OPEN SPACE PATIOSSTREET LANDSCAPINGSITE LANDSCAPINGCONCRETE SIDEWALK OR TRAILREQ'D SETBACK20' - 0"REQ'D SETBACK5' - 0"REQ'D SETBACK5' - 0"BUFFER LOSS108TH AVE SEDECOMPOSED GRANITE PATHWOOD CHIP PATHPROP'D SETBACK25' - 0 7/16"PROPOSED SETBACK28' - 5"R-2 (STORY 4)R-2 (STORY 3)R-2 (STORY 2)R-2 (STORY 1)FIN. FLRBLDG. HGT. ABV. GRADE PLANE47' - 6"R-2 (STORY 4)R-2 (STORY 3)R-2 (STORY 2)R-2 (STORY 1)BLDG. HGT. ABV. GRADE PLANE46' - 0"386' - 5 1/2"432' - 5 1/2"372' - 8 1/4"41' - 6"6' - 0"414' - 2 1/4"40' - 0"6' - 0"(RMC 4-2-110D): ADDITIONAL HEIGHT ALLOWABLE TO MIDPOINT OF SHED ROOFWESTEASTEAST BUILDINGALLOWABLE HEIGHT: 46'PROPOSED HEIGHT: 46'WEST BUILDINGALLOWABLE HEIGHT: 47'-6"PROPOSED HEIGHT: 47'-6"420' - 2 1/4"© 2016 GROUPARCHITECT, INC. ALL RIGHTS RESERVEDSHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE:ISSUE:AVANA RIDGE, LLCPROJECT ISSUES:PRELIMINARY PUDBUILDING PERMITBUILDING PERMIT RESUB #1BUILDING PERMIT RESUB #2FINAL PUD12/29/201512/29/201510/28/20161/17/20171/26/2017AVANA RIDGEPLANNED URBAN DEVELOPMENT10615 SE 172nd STREET, RENTON, WA 980551/25/2017 10:33:45 AMARCHITECTURALSITE PLANA1.001545BJPLVO10/28/16BUILDING PERMIT RESUBMITTALSITE PLAN NOTES:1. REFER TO SHEET G0.00 FOR OWNER / APPLICANT INFORMATION2. REFER TO SHEET A0.02 FOR LOT AREA AND ZONING REQUIREMENTS3. REFER TO SHEET A0.03 FOR HEIGHT AND EXISTING / FINISH GRADE ELEVATION INFORMATIONSEE ROOF PLAN ON SHEET A2.06 FOR ACTUAL ROOF HEIGHTS PROVIDED4. SEE CIVIL DRAWINGS FOR DRAINAGE AND ROW IMPROVEMENTS5. SEE LANDSCAPE PLANS FOR LOCATIONS OF PROPOSED PLANTINGS (TREES, SHRUBS, AND GROUNDCOVER)6. SEE GEOTECH REPORTS FOR SUBGRADE PREPARATION AND ADDITIONAL REQIREMENTS SCALE: 1" = 30'-0"SITE PLANTYPE COUNT SIZEADA STALL - STANDARD 2 9'-0" X 20'-0'ADA VAN STALL - STANDARD 2 9'-0" X 20'-0"COMPACT 20 8'-6" X 16'-0"STANDARD 45 9'-0" X 20'-0"STANDARD - OVERHANG 25 9'-0" X 18'-0"TOTAL PARKING PROVIDED: 94 94PARKING:KEYNOTES:(ON-SITE PARKING)EAST BUILDING - SQ FOOTAGE BY LEVELName Construction Type Building Name LevelOccupancyType (IBC)AreaBIKES TYPE VA EAST EAST - LEVEL 1 S-2 450 SFLEASING TYPE VA EAST EAST - LEVEL 1 B 698 SFMECHANICAL TYPE VA EAST EAST - LEVEL 1 S-2 611 SFRESIDENTIAL TYPE VA EAST EAST - LEVEL 1 R-2 2068 SFSTORAGE TYPE VA EAST EAST - LEVEL 1 S-2 602 SF4428 SFMECHANICAL TYPE VA EAST EAST - LEVEL 2 S-2 13 SFRESIDENTIAL TYPE VA EAST EAST - LEVEL 2 R-2 10808 SF10820 SFMECHANICAL TYPE VA EAST EAST - LEVEL 3 S-2 13 SFRESIDENTIAL TYPE VA EAST EAST - LEVEL 3 R-2 10738 SF10751 SFMECHANICAL TYPE VA EAST EAST - LEVEL 4 S-2 13 SFRESIDENTIAL TYPE VA EAST EAST - LEVEL 4 R-2 10738 SF10751 SFMECHANICAL TYPE VA EAST EAST - LEVEL 5 S-2 13 SFRESIDENTIAL TYPE VA EAST EAST - LEVEL 5 R-2 10738 SF10751 SF47502 SFWEST BUILDING - SQ FOOTAGE BY LEVELName Construction Type Building Name LevelOccupancy Type(IBC)AreaAMENITYLOUNGETYPE VA WEST WEST - LEVEL 1 A-3 860 SFMECHANICAL TYPE VA WEST WEST - LEVEL 1 S-2 225 SFRESIDENTIAL TYPE VA WEST WEST - LEVEL 1 R-2 3187 SFSTORAGE TYPE VA WEST WEST - LEVEL 1 S-2 115 SF4387 SFMECHANICAL TYPE VA WEST WEST - LEVEL 2 S-2 12 SFRESIDENTIAL TYPE VA WEST WEST - LEVEL 2 R-2 8590 SF8602 SFMECHANICAL TYPE VA WEST WEST - LEVEL 3 S-2 12 SFRESIDENTIAL TYPE VA WEST WEST - LEVEL 3 R-2 9124 SF9136 SFMECHANICAL TYPE VA WEST WEST - LEVEL 4 S-2 12 SFRESIDENTIAL TYPE VA WEST WEST - LEVEL 4 R-2 9152 SF9164 SFMECHANICAL TYPE VA WEST WEST - LEVEL 5 S-2 12 SFRESIDENTIAL TYPE VA WEST WEST - LEVEL 5 R-2 9152 SF9164 SF40453 SFTOTAL SITE SQUARE FOOTAGE: 163,590 SF (AFTER ROW DEDICATION OF 1,237 SF)TOTAL IMPERVIOUS %: 69,560 SF (42.5%)TOTAL BUILDING COVER %: 19,984 SF (12.2%)LANDSCAPE AREA:LANDSCAPE WITHIN SITE: 38,265 SFLANDSCAPE WITHIN R.O.W: 30,677 SFTOTAL BUFFER AREA: 47,974 (11,500 SF OF BUFFER ENHANCEMENT)DECK /PATIO AREA:EAST BUILDING: 3,594 SFWEST BUILDING: 3,317 SFSITE DATA:1 01/17/16 BUILDING PERMIT RESUBMITTALPARKING LOT LANDSCAPING:REQUIRED: 94 STALLS x 25 SF per stall = 2,350 SFPROVIDED:PERIMETER: 808 SFINTERIOR: +1,919 SFTOTAL PROVIDED: 2,727 SF UPUPUPFDUPUPx11' - 5"5' - 10"EXITUPUPUPUPUPUP12NLKJIH.6N.5OI.5J.3J.6K.5M3J.8J.2# 206B.11 / 1# 207B.11 / 1# 205C.12 / 2# 204B.11 / 1REQ'D STREET FRONTAGE LANDSCAPING PER RMC 4-4-070-F.1 REQUIRED STREET FRONTAGE LANDSCAPING PER RMC 4-4-070-F.1 10' - 0"UNIT 205 PRIVATE OPEN SPACE EXTENTS26' - 11 3/4"UNIT 204 PRIVATE OPEN SPACE EXTENTS26' - 11 3/4"PER RMC 4-4-070-F.110' - 0" MIN.LANDSCAPED AREA, TYP.+ 388' - 6"385' - 0"2.0 %STREET FRONTAGE LANDSCAPINGLANDSCAPE AREASTAIR E2PATIO150 SF15' - 0" X 10' - 0"PATIO181 SF15' - 0" X 12' - 1"PATIO151 SF15' - 0" X 10' - 1"PATIO153 SF15' - 3" X 10' - 1"UNIT 206 PRIVATE OPEN SPACE EXTENTS26' - 7 1/2"7.7 %2.0 %2.0 %2.0 %2.0 %PATIO410 SF15' - 0" X 27' - 4"UNIT 201 PRIVATE OPEN SPACE EXTENTS48' - 0"WESTSE 172ND STREETEASTA1.011A1.01312F.6FC.3BGAA.5CC.6ED.5F.3DC.8C.243PATIO2.0 %LANDSCAPED AREA, TYP.LANDSCAPED AREA, TYP.PATIO151 SF15' - 0" X 10' - 1"PATIO128 SF12' - 9" X 10' - 1"PATIO144 SF12' - 0" X 12' - 0"UNIT 208 PRIVATE OPEN SPACE EXTENTS27' - 1"UNIT 301 PRIVATE OPEN SPACE EXTENTS20' - 4 1/2"2.0 %PATIO333 SF15' - 0" X 22' - 3"PATIO151 SF15' - 0" X 10' - 1"# 307C.12 / 2# 308B.11 / 1# 301B.11 / 1UNIT 207 PRIVATE OPEN SPACE EXTENTS27' - 0"UNIT 103 PRIVATE OPEN SPACE EXTENTS53' - 0"© 2016 GROUPARCHITECT, INC. ALL RIGHTS RESERVEDSHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE:ISSUE:AVANA RIDGE, LLCPROJECT ISSUES:PRELIMINARY PUDBUILDING PERMITBUILDING PERMIT RESUB #1BUILDING PERMIT RESUB #2FINAL PUD12/29/201512/29/201510/28/20161/17/20171/26/2017AVANA RIDGEPLANNED URBAN DEVELOPMENT10615 SE 172nd STREET, RENTON, WA 980551/25/2017 10:33:52 AMPLAN - PATIOS AT172ND STA1.011545BJPLVO01/26/17BUILDING PERMIT RESUBMITTALSCALE:1 : 70A1.01FLOOR PLAN - PATIOS AT 172ND ST - EAST1SCALE: 1" = 50'-0"KEY PLAN - SITE PLAN1 01/17/16 BUILDING PERMIT RESUBMITTALSCALE:1 : 70A1.01PLAN - PATIOS AT 172ND ST - WEST3 DEVELOPER and PROJECT CONTACT: Avaya 74 Apartments Homes, LLC Contact: Jim Roberts jroberts@capitalvalleyinvestments.com ARCHITECT: GROUPARCHITECT 1735 Westlake Ave N. Suite 200 Seattle, WA 98109 Contact: Laura Ovsak TRAFFIC: TRAFFEX 1410 NE 12th St. Suite 590 Kirkland, WA 98034 Contact: Larry Hobbs LANDSCAPE ARCHITECT THE LA STUDIO, LLC 15200 52nd Ave S. Suite 210 Seattle, WA 98188 Contact: Chris Peterson SURVEY / CIVIL ENGINEER D.R. STRONG CONSULTING ENGINEERS 620 7TH Avenue Kirkland, WA 98033 Contact: Maher Joudi Contact: Yoshio Piediscalzi STRUCTURAL ENGINEER: FOSSATTI PAWLAK 1735 Westlake Ave N. Suite 205 Seattle, WA 98109 Contact: Pete Pawlak CITY CONTACT: JILL DING 425-430-7200 jding@rentonwa.gov Code Compliance 425-430-7373 GENERAL CONTRACTOR: TBD TBD TBD • 74 New Apartment Units • 2 Contemporary Buildings • 1, 2, and 3 Bedroom Units • 7,000 sq. ft. of Indoor Residential Amenities • Large Community Park • Walking Trail and Dog Park Completion: Summer of 2018 Expect Traffic Delays During Construction Coming Soon... Avaya Ridge UPUPUP1293A4.10-W102A4.10-W65# 102C.1a2 / 2AMENITY LOUNGESTAIR W1CORRIDORAMENITY PLAZARESTROOMF.6FC.3BGAA.5CC.6ED.5F.3DC.8C.243872' - 0"4' - 0"6' - 5 1/2"17' - 2 1/2"5' - 0"10' - 2"13' - 6"4' - 0"2' - 0"10' - 0" 12' - 0" 25' - 10" 8' - 6 1/2" 3' - 1" 15' - 0" 8' - 9 1/4" 3' - 1" 11' - 10 1/4" 15' - 0" 8' - 6 1/2" 12' - 1" 15' - 0" 12' - 1"64' - 4"64' - 4"A-1A-1A-2HIAEF1A4.10-W(UNEXCAVATED)1-06F.E.160' - 10 1/2"# 103D.13 / 2ENTRYSTORAGE LOCKERSFELEV MECHELEC GEAR2.0 %2.0 %363' - 3"BUILDING OUTLINE ABOVE AT WEST LEVEL 2MECHSHAFT1-02KK1-071-101-111-12WESTELEVATORA-2PATIO333 SF15' - 0" X 22' - 3"PATIO151 SF15' - 0" X 10' - 1"363' - 3"1-03WATER1-011-041-051-081-09363' - 3"W.221 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.221 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.302 HRW.211 HRW.24NRW.24NRW.362 HRW.342 HRW.342 HRW.211 HRW.211 HRW.211 HRW.221 HRW.211 HRW.302 HREW.011 HRW.302 HRW.211 HRW.322 HRW.322 HRW.362 HRW.322 HRW.24NREW.011 HRW.26NRW.211 HRW.211 HRW.24NRW.24NRW.211 HRW.211 HREW.011 HREW.011 HREW.011 HR1. PROVIDE PENETRATION WRAP, FLASHING AT WINDOWS AND SLIDERS PER B.E. DRAWINGS.2. PROVIDE PENETRATION WRAP & FLASHING AT SWING DOORS PER B.E. DRAWINGS3. PROVIDE FLASHING SEQUENCE AT KNIFE PLATES FOR CANOPIES OR RAILINGS THAT REQUIRE A 2-PIECE FLASHING PER B.E. DRAWINGS.4. SEE B.E. DRAWINGS FOR TARGET FLASHING FOR MOUNTING FLAT PLATES TO EXTERIOR WALLS.5. SEE B.E. DRAWINGS FOR FLASHING TERMINATION/KERF AT CONC WALLS (WITHOUT A CAST REVEAL).6. SEE B.E. DRAWINGS FOR TYPICAL SEALANT JOINT & BACKER ROD.7. INSTALL FLASHING LAP JOINTS PER B.E. DRAWINGS.8. PROVIDE FLASHING @ PIPE PENETRATIONS PER B.E. DRAWINGS.9. PROVIDE A 2-PIECE FLASHING COLLAR AT PENETRATIONS THAT WILL NOT ACCEPT A 1-PIECE OR QUICKFLASH COLLAR - SUCH AS GAS METER PIPING PER B.E. DRAWINGS.1.THIS DRAWING IS INTENDED TO REFERENCE OR SHOW CERTAIN SITE FEATURES WHERE APPLICABLE REFER TO CIVIL AND LANDSCAPE DRAWINGS FOR INFORMATION NOT SHOWN HERE. SEE SHEET A1.00 FOR SITE PLAN INFORMATIONS.2.THIS DRAWING IS INTENDED TO SHOW BUILDING SHELL ONLY. SEE ENLARGED UNIT AND COMMON AREA PLANS FOR ADDITIONAL INFORMATION.3.GRID PATTERNS WHERE SHOWN INDICATE LOCATION OF SCORE LINES, EXPANSION JOINTS, OR CONTRACTION JOINTS IN TOPPING SLABS AND SLABS ON GRADE. ALIGN THESE JOINTS WITH OPEN JOINTS IN UNIT PAVERS ON PEDESTALS WHERE THE TWO MEET. SEE LANDSCAPE DRAWINGS FOR ADDITIONAL INFORMATION.4.PROVIDE FIRE DEPARTMENT CONNECTIONS (FDC) AS REQUIRED BY LOCAL FIRE DEPARTMENT. FDC'S SHALL BE READILY VISIBLE AND ACCESSIBLE ON A STREET FRONTAGE OR WHERE OTHERWISE APPROVED AND LOCATED AT LEAST 10 FEET AWAY FROM BUILDING EXITS.5.PROVIDE RECESSED WALL HYDRANTS AT PERIMETER OF BUILDING WHERE REQUIRED BY LOCAL FIRE DEPARTMENT.6.PROVIDE MINIMUM 1-FOOTCANDLE EMERGENCY ILLUMINATION AT INTERIOR LOBBIES AND CORRIDORS, RESIDENTIAL AND ENTRY COURTYARDS TO PUBLIC WAY. LIGHTING FIXTURES SHOWN TO ILLUSTRATE GENERAL LIGHTING INTENT ONLY ADEQUATE ILLUMINATION LEVELS IS THE RESPONSIBILITY OF THE ELECTRICAL DESIGN-BUILD CONTRACTOR.7.EXIT SIGNS ARE MINIMUM REQUIRED. CONTRACTOR TO PROVIDE ADDITIONAL EXIT SIGNS AS REQUIRED BY AHJ.8.PROVIDE BOLLARDS AND/OR OTHER IMPACT PROTECTION MEASURES AT MECHANICAL/ELECTRICAL EQUIPMENT WHERE EXPOSED TO MOVING TRAFFIC. SEE DETAIL 4/A8.01NON-RATED ASSEMBLY1 HOUR RATED ASSEMBLY2 HOUR RATED ASSEMBLY3 HOUR RATED ASSEMBLYPLAN LEGENDWALL ASSEMBLY TAGSEE SHEET A9.01F.11-HR© 2016 GROUPARCHITECT, INC. ALL RIGHTS RESERVEDSHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE:ISSUE:AVANA RIDGE, LLCPROJECT ISSUES:PRELIMINARY PUDBUILDING PERMITBUILDING PERMIT RESUB #1BUILDING PERMIT RESUB #2FINAL PUD12/29/201512/29/201510/28/20161/17/20171/26/2017AVANA RIDGEPLANNED URBAN DEVELOPMENT10615 SE 172nd STREET, RENTON, WA 980551/25/2017 10:33:57 AMWEST BUILDING -LEVEL 1 FLOORPLANA2.01-W1545BJPLVO / WEL/ AMM10/28/16BUILDING PERMIT RESUBMITTALSCALE: 1/8" = 1'-0"WEST BUILDING - LEVEL 1 FLOOR PLANNAME AREAAMENITYLOUNGE860 SFMECHANICAL 225 SFRESIDENTIAL 3187 SFSTORAGE 115 SF4387 SFLEVEL 1 AREA SUMMARYFLOOR PLAN GENERAL NOTESBUILDING ENVELOPE NOTESKEYNOTES UPUPUPUPNON-RATED ASSEMBLY1 HOUR RATED ASSEMBLY2 HOUR RATED ASSEMBLY3 HOUR RATED ASSEMBLYPLAN LEGENDWALL ASSEMBLY TAGSEE SHEET A9.01F.11-HR1293A4.10-W# 207C.12 / 2# 205D.13 / 2102A4.10-W65# 208B.11 / 1# 203C.12 / 2# 202B.11 / 1WEST ELEVSTAIR W1STAIR W2CORRIDORF.6FC.3BAA.5CC.6ED.5F.3DC.8C.24387# 206D.13 / 2# 201A.1STUDIO / 110' - 0" 12' - 0" 25' - 10" 8' - 6 1/2" 3' - 1" 15' - 0" 8' - 9 1/4" 3' - 1" 11' - 10 1/4" 15' - 0" 8' - 6 1/2" 12' - 1" 15' - 0"148' - 9 1/2"10' - 0" 12' - 0" 25' - 10"100' - 11 1/2"10' - 0" 12' - 0" 25' - 10" 8' - 6 1/2" 38' - 8 1/2" 15' - 0" 11' - 7 1/2" 12' - 1" 15' - 0"148' - 9 1/2"64' - 4"3' - 0"14' - 4"29' - 8"14' - 4"3' - 0"2' - 0"4' - 0"6' - 5 1/2"17' - 2 1/2"5' - 0"10' - 2"13' - 6"4' - 0"2' - 0"IEAGAAFHA-2A-1A-12-01A-1A-1A-11A4.10-WF.E.A-2A-2CHIF374' - 0"A-164' - 4"EFA-2A-2A-2FCGFFCFEFA-1A-12-022.0 %1.7 %LANDSCAPED AREA, TYP.377' - 4"LANDSCAPED AREA, TYP.UNIT 208 PRIVATE OPEN SPACE EXTENTS27' - 1 3/8"UNIT 201 PRIVATE OPEN SPACE EXTENTS20' - 4 1/8"SOG ABOVE+ 374' - 0"+ 374' - 0"AA-22-03A-2# 204B.21 / 1DECK67 SF11' - 5" X 5' - 10"DECK67 SF11' - 5" X 5' - 10"DECK67 SF13' - 10" X 5'-0"DECK71 SF9' - 10" X 7' - 2"DECK58 SF11' - 8" X 5' - 0"PATIO151 SF15' - 0" X 10' - 1"PATIO128 SF12' - 9" X 10' - 1"PATIO144 SF12' - 0" X 12' - 0"363' - 3"W.302 HRW.302 HRW.302 HRW.342 HRW.342 HRW.322 HRW.362 HRW.302 HRW.302 HRW.211 HRW.211 HRW.221 HR2-03DECK71 SF9' - 10" X 7' - 2"EW.011 HREW.011 HREW.011 HRW.221 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.311 HREW.011 HRW.311 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.322 HREW.011 HRW.322 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.221 HRW.211 HRW.211 HRW.311 HR1-031.THIS DRAWING IS INTENDED TO REFERENCE OR SHOW CERTAIN SITE FEATURES WHERE APPLICABLE REFER TO CIVIL AND LANDSCAPE DRAWINGS FOR INFORMATION NOT SHOWN HERE. SEE SHEET A1.00 FOR SITE PLAN INFORMATIONS.2.THIS DRAWING IS INTENDED TO SHOW BUILDING SHELL ONLY. SEE ENLARGED UNIT AND COMMON AREA PLANS FOR ADDITIONAL INFORMATION.3.GRID PATTERNS WHERE SHOWN INDICATE LOCATION OF SCORE LINES, EXPANSION JOINTS, OR CONTRACTION JOINTS IN TOPPING SLABS AND SLABS ON GRADE. ALIGN THESE JOINTS WITH OPEN JOINTS IN UNIT PAVERS ON PEDESTALS WHERE THE TWO MEET. SEE LANDSCAPE DRAWINGS FOR ADDITIONAL INFORMATION.4.PROVIDE FIRE DEPARTMENT CONNECTIONS (FDC) AS REQUIRED BY LOCAL FIRE DEPARTMENT. FDC'S SHALL BE READILY VISIBLE AND ACCESSIBLE ON A STREET FRONTAGE OR WHERE OTHERWISE APPROVED AND LOCATED AT LEAST 10 FEET AWAY FROM BUILDING EXITS.5.PROVIDE RECESSED WALL HYDRANTS AT PERIMETER OF BUILDING WHERE REQUIRED BY LOCAL FIRE DEPARTMENT.6.PROVIDE MINIMUM 1-FOOTCANDLE EMERGENCY ILLUMINATION AT INTERIOR LOBBIES AND CORRIDORS, RESIDENTIAL AND ENTRY COURTYARDS TO PUBLIC WAY. LIGHTING FIXTURES SHOWN TO ILLUSTRATE GENERAL LIGHTING INTENT ONLY ADEQUATE ILLUMINATION LEVELS IS THE RESPONSIBILITY OF THE ELECTRICAL DESIGN-BUILD CONTRACTOR.7.EXIT SIGNS ARE MINIMUM REQUIRED. CONTRACTOR TO PROVIDE ADDITIONAL EXIT SIGNS AS REQUIRED BY AHJ.8.PROVIDE BOLLARDS AND/OR OTHER IMPACT PROTECTION MEASURES AT MECHANICAL/ELECTRICAL EQUIPMENT WHERE EXPOSED TO MOVING TRAFFIC. SEE DETAIL 4/A8.011. PROVIDE PENETRATION WRAP, FLASHING AT WINDOWS AND SLIDERS PER B.E. DRAWINGS.2. PROVIDE PENETRATION WRAP & FLASHING AT SWING DOORS PER B.E. DRAWINGS3. PROVIDE FLASHING SEQUENCE AT KNIFE PLATES FOR CANOPIES OR RAILINGS THAT REQUIRE A 2-PIECE FLASHING PER B.E. DRAWINGS.4. SEE B.E. DRAWINGS FOR TARGET FLASHING FOR MOUNTING FLAT PLATES TO EXTERIOR WALLS.5. SEE B.E. DRAWINGS FOR FLASHING TERMINATION/KERF AT CONC WALLS (WITHOUT A CAST REVEAL).6. SEE B.E. DRAWINGS FOR TYPICAL SEALANT JOINT & BACKER ROD.7. INSTALL FLASHING LAP JOINTS PER B.E. DRAWINGS.8. PROVIDE FLASHING @ PIPE PENETRATIONS PER B.E. DRAWINGS.9. PROVIDE A 2-PIECE FLASHING COLLAR AT PENETRATIONS THAT WILL NOT ACCEPT A 1-PIECE OR QUICKFLASH COLLAR - SUCH AS GAS METER PIPING PER B.E. DRAWINGS.© 2016 GROUPARCHITECT, INC. ALL RIGHTS RESERVEDSHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE:ISSUE:AVANA RIDGE, LLCPROJECT ISSUES:PRELIMINARY PUDBUILDING PERMITBUILDING PERMIT RESUB #1BUILDING PERMIT RESUB #2FINAL PUD12/29/201512/29/201510/28/20161/17/20171/26/2017AVANA RIDGEPLANNED URBAN DEVELOPMENT10615 SE 172nd STREET, RENTON, WA 980551/25/2017 10:34:01 AMWEST BUILDING -LEVEL 2 FLOORPLANA2.02-W1545BJPLVO / WEL/ AMM10/28/16BUILDING PERMIT RESUBMITTALSCALE: 1/8" = 1'-0"WEST BUILDING - LEVEL 2 FLOOR PLANLEVEL 2 AREA SUMMARYFLOOR PLAN GENERAL NOTESBUILDING ENVELOPE NOTESKEYNOTESNAME AREARESIDENTIAL 8590 SF8590 SFDISCHARGE OCCURS ON MID-LANDING OF LEVEL 1 BELOW1 01/17/16 BUILDING PERMIT RESUBMITTAL UPUPNON-RATED ASSEMBLY1 HOUR RATED ASSEMBLY2 HOUR RATED ASSEMBLY3 HOUR RATED ASSEMBLYPLAN LEGENDWALL ASSEMBLY TAGSEE SHEET A9.01F.11-HR1293A4.10-W102A4.10-W65WEST LOBBYSTAIR W1ELEVATORSTAIR W2CORRIDORVESTIBULEF.6FC.3BGAA.5CC.6ED.5F.3DC.8C.243873' - 0"14' - 4"29' - 8"14' - 4"3' - 0"2' - 0"4' - 0"6' - 5 1/2"17' - 2 1/2"5' - 0"10' - 2"13' - 6"4' - 0"2' - 0"10' - 0" 12' - 0" 25' - 10" 8' - 6 1/2" 3' - 1" 15' - 0" 8' - 9 1/4" 3' - 1" 11' - 10 1/4" 15' - 0" 8' - 6 1/2" 12' - 1" 15' - 0" 12' - 1"10' - 0" 12' - 0" 25' - 10"50' - 4"50' - 7 1/2"64' - 4"64' - 4"160' - 10 1/2"160' - 10 1/2"# 307C.12 / 2# 308B.11 / 1# 303C.12 / 2# 302C.12 / 2# 306D.13 / 2# 304B.21 / 1# 301B.11 / 13-013-031A4.10-WF.E.FCCHIIEAFFEFAAFHIHF+ 383' - 9"PATIO10' - 0" 12' - 0" 25' - 10" 8' - 6 1/2" 53' - 8 1/2" 11' - 7 1/2" 12' - 1" 15' - 0" 12' - 1"A-1A-1A-1A-1A-1A-1A-1A-2A-2A-2A-2FGC3-02A-2A-2A-14.5 %2.0 %LANDSCAPED AREA, TYP.ACCESSIBLE ENTRY RAMP+ 383' - 3 3/4"+ 382' - 7 1/2"+ 383' - 1"A-2+ 381' - 9"AFCEF# 305D.13 / 2+ 383' - 4"+ 383' - 4"+ 383' - 9"3-04GA-2DECK67 SF11' - 5" X 5' - 10"DECK60 SF8' - 4" X 7' - 2"DECK70 SF12' - 0" X 5' - 10"DECK67 SF11' - 5" X 5' - 10"DECK67 SF13' - 10" X 5'-0"DECK71 SF9' - 10" X 7' - 2"W.302 HRW.302 HRW.302 HRW.342 HRW.342 HRW.322 HRW.362 HRW.302 HRW.302 HRW.211 HRW.211 HRW.221 HR3-05DECK71 SF9' - 10" X 7' - 2"EW.011 HREW.011 HREW.011 HRW.221 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.221 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.211 HREW.011 HREW.011 HRW.211 HRW.211 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.322 HRW.322 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.311 HRW.211 HRW.211 HRW.311 HRW.311 HR383' - 4"CANOPY ABOVE9' - 3"A1.0131.THIS DRAWING IS INTENDED TO REFERENCE OR SHOW CERTAIN SITE FEATURES WHERE APPLICABLE REFER TO CIVIL AND LANDSCAPE DRAWINGS FOR INFORMATION NOT SHOWN HERE. SEE SHEET A1.00 FOR SITE PLAN INFORMATIONS.2.THIS DRAWING IS INTENDED TO SHOW BUILDING SHELL ONLY. SEE ENLARGED UNIT AND COMMON AREA PLANS FOR ADDITIONAL INFORMATION.3.GRID PATTERNS WHERE SHOWN INDICATE LOCATION OF SCORE LINES, EXPANSION JOINTS, OR CONTRACTION JOINTS IN TOPPING SLABS AND SLABS ON GRADE. ALIGN THESE JOINTS WITH OPEN JOINTS IN UNIT PAVERS ON PEDESTALS WHERE THE TWO MEET. SEE LANDSCAPE DRAWINGS FOR ADDITIONAL INFORMATION.4.PROVIDE FIRE DEPARTMENT CONNECTIONS (FDC) AS REQUIRED BY LOCAL FIRE DEPARTMENT. FDC'S SHALL BE READILY VISIBLE AND ACCESSIBLE ON A STREET FRONTAGE OR WHERE OTHERWISE APPROVED AND LOCATED AT LEAST 10 FEET AWAY FROM BUILDING EXITS.5.PROVIDE RECESSED WALL HYDRANTS AT PERIMETER OF BUILDING WHERE REQUIRED BY LOCAL FIRE DEPARTMENT.6.PROVIDE MINIMUM 1-FOOTCANDLE EMERGENCY ILLUMINATION AT INTERIOR LOBBIES AND CORRIDORS, RESIDENTIAL AND ENTRY COURTYARDS TO PUBLIC WAY. LIGHTING FIXTURES SHOWN TO ILLUSTRATE GENERAL LIGHTING INTENT ONLY ADEQUATE ILLUMINATION LEVELS IS THE RESPONSIBILITY OF THE ELECTRICAL DESIGN-BUILD CONTRACTOR.7.EXIT SIGNS ARE MINIMUM REQUIRED. CONTRACTOR TO PROVIDE ADDITIONAL EXIT SIGNS AS REQUIRED BY AHJ.8.PROVIDE BOLLARDS AND/OR OTHER IMPACT PROTECTION MEASURES AT MECHANICAL/ELECTRICAL EQUIPMENT WHERE EXPOSED TO MOVING TRAFFIC. SEE DETAIL 4/A8.011. PROVIDE PENETRATION WRAP, FLASHING AT WINDOWS AND SLIDERS PER B.E. DRAWINGS.2. PROVIDE PENETRATION WRAP & FLASHING AT SWING DOORS PER B.E. DRAWINGS3. PROVIDE FLASHING SEQUENCE AT KNIFE PLATES FOR CANOPIES OR RAILINGS THAT REQUIRE A 2-PIECE FLASHING PER B.E. DRAWINGS.4. SEE B.E. DRAWINGS FOR TARGET FLASHING FOR MOUNTING FLAT PLATES TO EXTERIOR WALLS.5. SEE B.E. DRAWINGS FOR FLASHING TERMINATION/KERF AT CONC WALLS (WITHOUT A CAST REVEAL).6. SEE B.E. DRAWINGS FOR TYPICAL SEALANT JOINT & BACKER ROD.7. INSTALL FLASHING LAP JOINTS PER B.E. DRAWINGS.8. PROVIDE FLASHING @ PIPE PENETRATIONS PER B.E. DRAWINGS.9. PROVIDE A 2-PIECE FLASHING COLLAR AT PENETRATIONS THAT WILL NOT ACCEPT A 1-PIECE OR QUICKFLASH COLLAR - SUCH AS GAS METER PIPING PER B.E. DRAWINGS.© 2016 GROUPARCHITECT, INC. ALL RIGHTS RESERVEDSHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE:ISSUE:AVANA RIDGE, LLCPROJECT ISSUES:PRELIMINARY PUDBUILDING PERMITBUILDING PERMIT RESUB #1BUILDING PERMIT RESUB #2FINAL PUD12/29/201512/29/201510/28/20161/17/20171/26/2017AVANA RIDGEPLANNED URBAN DEVELOPMENT10615 SE 172nd STREET, RENTON, WA 980551/25/2017 10:34:06 AMWEST BUILDING -LEVEL 3 FLOORPLANA2.03-W1545BJPLVO / WEL/ AMM10/28/16BUILDING PERMIT RESUBMITTALSCALE: 1/8" = 1'-0"WEST BUILDING - LEVEL 3 FLOOR PLANLEVEL 3 AREA SUMMARYFLOOR PLAN GENERAL NOTESBUILDING ENVELOPE NOTESKEYNOTESNAME AREARESIDENTIAL 9124 SF9124 SF1 01/17/16 BUILDING PERMIT RESUBMITTAL NON-RATED ASSEMBLY1 HOUR RATED ASSEMBLY2 HOUR RATED ASSEMBLY3 HOUR RATED ASSEMBLYPLAN LEGENDWALL ASSEMBLY TAGSEE SHEET A9.01F.11-HR1293A4.10-W102A4.10-W65STAIR W1WEST ELEVSTAIR W2CORRIDOR2' - 0"4' - 0"6' - 5 1/2"17' - 2 1/2"5' - 0"10' - 2"13' - 6"4' - 0"2' - 0"F.6FC.3BGAA.5CC.6ED.5F.3DC.8C.243810' - 0" 12' - 0" 25' - 10" 8' - 6 1/2" 3' - 1" 15' - 0" 8' - 9 1/4" 3' - 1" 11' - 10 1/4" 15' - 0" 8' - 6 1/2" 12' - 1" 15' - 0" 12' - 1"160' - 10 1/2"23' - 2 1/2"12' - 1 1/2"15' - 10 1/2"7' - 1 1/2"73' - 0"14' - 4"29' - 8"14' - 4"3' - 0"163' - 4 1/2"# 407C.12 / 2# 405D.13 / 2# 408B.1a1 / 1# 403C.12 / 2# 402C.12 / 2# 406D.13 / 2# 404B.21 / 1# 401C.32 / 24-01A-1A-11A4.10-WF.E.FCCHIIEAFFEFAAFHIHBF+ 393' - 6"10' - 0" 12' - 0" 25' - 10" 8' - 6 1/2" 53' - 8 1/2" 11' - 7 1/2" 12' - 1" 15' - 0" 12' - 1" 2' - 6"A-1A-1A-1A-1A-1A-2A-2A-2A-2A-264' - 4"64' - 4"GFCA-24-02A-238' - 3 1/4"AFCEFGBEA-1GA-2DECK67 SF11' - 5" X 5' - 10"DECK60 SF8' - 4" X 7' - 2"DECK84 SF12' - 0" X 7' - 0"DECK70 SF12' - 0" X 5' - 10"DECK67 SF11' - 5" X 5' - 10"DECK67 SF13' - 10" X 5'-0"DECK71 SF9' - 10" X 7' - 2"4-03DECK71 SF9' - 10" X 7' - 2"W.302 HRW.302 HRW.302 HRW.342 HRW.342 HRW.322 HRW.362 HRW.302 HRW.302 HRW.211 HRW.221 HREW.011 HREW.011 HREW.011 HRW.221 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.221 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.221 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.322 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.311 HRW.311 HRW.311 HREW.011 HREW.011 HREW.011 HRW.211 HRW.211 HRW.211 HREW.011 HRW.322 HRW.211 HR1.THIS DRAWING IS INTENDED TO REFERENCE OR SHOW CERTAIN SITE FEATURES WHERE APPLICABLE REFER TO CIVIL AND LANDSCAPE DRAWINGS FOR INFORMATION NOT SHOWN HERE. SEE SHEET A1.00 FOR SITE PLAN INFORMATIONS.2.THIS DRAWING IS INTENDED TO SHOW BUILDING SHELL ONLY. SEE ENLARGED UNIT AND COMMON AREA PLANS FOR ADDITIONAL INFORMATION.3.GRID PATTERNS WHERE SHOWN INDICATE LOCATION OF SCORE LINES, EXPANSION JOINTS, OR CONTRACTION JOINTS IN TOPPING SLABS AND SLABS ON GRADE. ALIGN THESE JOINTS WITH OPEN JOINTS IN UNIT PAVERS ON PEDESTALS WHERE THE TWO MEET. SEE LANDSCAPE DRAWINGS FOR ADDITIONAL INFORMATION.4.PROVIDE FIRE DEPARTMENT CONNECTIONS (FDC) AS REQUIRED BY LOCAL FIRE DEPARTMENT. FDC'S SHALL BE READILY VISIBLE AND ACCESSIBLE ON A STREET FRONTAGE OR WHERE OTHERWISE APPROVED AND LOCATED AT LEAST 10 FEET AWAY FROM BUILDING EXITS.5.PROVIDE RECESSED WALL HYDRANTS AT PERIMETER OF BUILDING WHERE REQUIRED BY LOCAL FIRE DEPARTMENT.6.PROVIDE MINIMUM 1-FOOTCANDLE EMERGENCY ILLUMINATION AT INTERIOR LOBBIES AND CORRIDORS, RESIDENTIAL AND ENTRY COURTYARDS TO PUBLIC WAY. LIGHTING FIXTURES SHOWN TO ILLUSTRATE GENERAL LIGHTING INTENT ONLY ADEQUATE ILLUMINATION LEVELS IS THE RESPONSIBILITY OF THE ELECTRICAL DESIGN-BUILD CONTRACTOR.7.EXIT SIGNS ARE MINIMUM REQUIRED. CONTRACTOR TO PROVIDE ADDITIONAL EXIT SIGNS AS REQUIRED BY AHJ.8.PROVIDE BOLLARDS AND/OR OTHER IMPACT PROTECTION MEASURES AT MECHANICAL/ELECTRICAL EQUIPMENT WHERE EXPOSED TO MOVING TRAFFIC. SEE DETAIL 4/A8.011. PROVIDE PENETRATION WRAP, FLASHING AT WINDOWS AND SLIDERS PER B.E. DRAWINGS.2. PROVIDE PENETRATION WRAP & FLASHING AT SWING DOORS PER B.E. DRAWINGS3. PROVIDE FLASHING SEQUENCE AT KNIFE PLATES FOR CANOPIES OR RAILINGS THAT REQUIRE A 2-PIECE FLASHING PER B.E. DRAWINGS.4. SEE B.E. DRAWINGS FOR TARGET FLASHING FOR MOUNTING FLAT PLATES TO EXTERIOR WALLS.5. SEE B.E. DRAWINGS FOR FLASHING TERMINATION/KERF AT CONC WALLS (WITHOUT A CAST REVEAL).6. SEE B.E. DRAWINGS FOR TYPICAL SEALANT JOINT & BACKER ROD.7. INSTALL FLASHING LAP JOINTS PER B.E. DRAWINGS.8. PROVIDE FLASHING @ PIPE PENETRATIONS PER B.E. DRAWINGS.9. PROVIDE A 2-PIECE FLASHING COLLAR AT PENETRATIONS THAT WILL NOT ACCEPT A 1-PIECE OR QUICKFLASH COLLAR - SUCH AS GAS METER PIPING PER B.E. DRAWINGS.© 2016 GROUPARCHITECT, INC. ALL RIGHTS RESERVEDSHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE:ISSUE:AVANA RIDGE, LLCPROJECT ISSUES:PRELIMINARY PUDBUILDING PERMITBUILDING PERMIT RESUB #1BUILDING PERMIT RESUB #2FINAL PUD12/29/201512/29/201510/28/20161/17/20171/26/2017AVANA RIDGEPLANNED URBAN DEVELOPMENT10615 SE 172nd STREET, RENTON, WA 980551/25/2017 10:34:11 AMWEST BUILDING -LEVEL 4 FLOORPLANA2.04-W1545BJPLVO / WEL/ AMM10/28/16BUILDING PERMIT RESUBMITTALSCALE: 1/8" = 1'-0"WEST BUILDING - LEVEL 4 FLOOR PLANLEVEL 4 AREA SUMMARYFLOOR PLAN GENERAL NOTESBUILDING ENVELOPE NOTESKEYNOTESNAME AREARESIDENTIAL 9152 SF9152 SF NON-RATED ASSEMBLY1 HOUR RATED ASSEMBLY2 HOUR RATED ASSEMBLY3 HOUR RATED ASSEMBLYPLAN LEGENDWALL ASSEMBLY TAGSEE SHEET A9.01F.11-HR1293A4.10-W102A4.10-W65STAIR W1ELEVATORSTAIR W2CORRIDORF.6FC.3BGAA.5CC.6ED.5F.3DC.8C.2438710' - 0" 12' - 0" 25' - 10" 8' - 6 1/2" 3' - 1" 15' - 0" 8' - 9 1/4" 3' - 1" 11' - 10 1/4" 15' - 0" 8' - 6 1/2" 12' - 1" 15' - 0" 12' - 1"2' - 0"4' - 0"6' - 5 1/2"17' - 2 1/2"5' - 0"10' - 2"13' - 6"4' - 0"2' - 0"160' - 10 1/2"10' - 0" 12' - 0" 25' - 10"73' - 10 1/2"27' - 1" 12' - 1" 2' - 6"23' - 2 1/2"12' - 1 1/2"15' - 10 1/2"7' - 1 1/2"163' - 4 1/2"64' - 4"3' - 0"14' - 4"29' - 8"14' - 4"3' - 0"# 507C.12 / 2# 505D.13 / 2# 508B.11 / 1# 503C.12 / 2# 502C.12 / 2# 506D.13 / 2# 504B.21 / 1# 501C.32 / 25-01A-1A-11A4.10-WF.E.EFCCHIEAFFEFAAFIHF+ 403' - 3"10' - 0" 12' - 0" 25' - 10" 8' - 6 1/2" 53' - 8 1/2" 11' - 7 1/2" 12' - 1" 15' - 0" 12' - 1" 2' - 6"A-2A-1A-1A-1A-1A-1A-2A-2A-2A-264' - 4"A-2A-25-02CFFCHIA11' - 10" 15' - 0" 11' - 7 1/2"26' - 2"FEA-2BGGGBA-1DECK67 SF11' - 5" X 5' - 10"DECK60 SF8' - 4" X 7' - 2"DECK84 SF12' - 0" X 7' - 0"DECK70 SF12' - 0" X 5' - 10"DECK67 SF11' - 5" X 5' - 10"DECK67 SF13' - 10" X 5'-0"DECK71 SF9' - 10" X 7' - 2"5-03DECK71 SF9' - 10" X 7' - 2"W.302 HRW.302 HRW.302 HRW.342 HRW.342 HRW.322 HRW.362 HRW.302 HRW.302 HRW.211 HRW.221 HREW.011 HREW.011 HREW.011 HRW.221 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.221 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.221 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.322 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.311 HRW.311 HRW.311 HREW.011 HREW.011 HREW.011 HRW.211 HRW.211 HRW.211 HREW.011 HRW.322 HRW.211 HR1. PROVIDE PENETRATION WRAP, FLASHING AT WINDOWS AND SLIDERS PER B.E. DRAWINGS.2. PROVIDE PENETRATION WRAP & FLASHING AT SWING DOORS PER B.E. DRAWINGS3. PROVIDE FLASHING SEQUENCE AT KNIFE PLATES FOR CANOPIES OR RAILINGS THAT REQUIRE A 2-PIECE FLASHING PER B.E. DRAWINGS.4. SEE B.E. DRAWINGS FOR TARGET FLASHING FOR MOUNTING FLAT PLATES TO EXTERIOR WALLS.5. SEE B.E. DRAWINGS FOR FLASHING TERMINATION/KERF AT CONC WALLS (WITHOUT A CAST REVEAL).6. SEE B.E. DRAWINGS FOR TYPICAL SEALANT JOINT & BACKER ROD.7. INSTALL FLASHING LAP JOINTS PER B.E. DRAWINGS.8. PROVIDE FLASHING @ PIPE PENETRATIONS PER B.E. DRAWINGS.9. PROVIDE A 2-PIECE FLASHING COLLAR AT PENETRATIONS THAT WILL NOT ACCEPT A 1-PIECE OR QUICKFLASH COLLAR - SUCH AS GAS METER PIPING PER B.E. DRAWINGS.1.THIS DRAWING IS INTENDED TO REFERENCE OR SHOW CERTAIN SITE FEATURES WHERE APPLICABLE REFER TO CIVIL AND LANDSCAPE DRAWINGS FOR INFORMATION NOT SHOWN HERE. SEE SHEET A1.00 FOR SITE PLAN INFORMATIONS.2.THIS DRAWING IS INTENDED TO SHOW BUILDING SHELL ONLY. SEE ENLARGED UNIT AND COMMON AREA PLANS FOR ADDITIONAL INFORMATION.3.GRID PATTERNS WHERE SHOWN INDICATE LOCATION OF SCORE LINES, EXPANSION JOINTS, OR CONTRACTION JOINTS IN TOPPING SLABS AND SLABS ON GRADE. ALIGN THESE JOINTS WITH OPEN JOINTS IN UNIT PAVERS ON PEDESTALS WHERE THE TWO MEET. SEE LANDSCAPE DRAWINGS FOR ADDITIONAL INFORMATION.4.PROVIDE FIRE DEPARTMENT CONNECTIONS (FDC) AS REQUIRED BY LOCAL FIRE DEPARTMENT. FDC'S SHALL BE READILY VISIBLE AND ACCESSIBLE ON A STREET FRONTAGE OR WHERE OTHERWISE APPROVED AND LOCATED AT LEAST 10 FEET AWAY FROM BUILDING EXITS.5.PROVIDE RECESSED WALL HYDRANTS AT PERIMETER OF BUILDING WHERE REQUIRED BY LOCAL FIRE DEPARTMENT.6.PROVIDE MINIMUM 1-FOOTCANDLE EMERGENCY ILLUMINATION AT INTERIOR LOBBIES AND CORRIDORS, RESIDENTIAL AND ENTRY COURTYARDS TO PUBLIC WAY. LIGHTING FIXTURES SHOWN TO ILLUSTRATE GENERAL LIGHTING INTENT ONLY ADEQUATE ILLUMINATION LEVELS IS THE RESPONSIBILITY OF THE ELECTRICAL DESIGN-BUILD CONTRACTOR.7.EXIT SIGNS ARE MINIMUM REQUIRED. CONTRACTOR TO PROVIDE ADDITIONAL EXIT SIGNS AS REQUIRED BY AHJ.8.PROVIDE BOLLARDS AND/OR OTHER IMPACT PROTECTION MEASURES AT MECHANICAL/ELECTRICAL EQUIPMENT WHERE EXPOSED TO MOVING TRAFFIC. SEE DETAIL 4/A8.01© 2016 GROUPARCHITECT, INC. ALL RIGHTS RESERVEDSHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE:ISSUE:AVANA RIDGE, LLCPROJECT ISSUES:PRELIMINARY PUDBUILDING PERMITBUILDING PERMIT RESUB #1BUILDING PERMIT RESUB #2FINAL PUD12/29/201512/29/201510/28/20161/17/20171/26/2017AVANA RIDGEPLANNED URBAN DEVELOPMENT10615 SE 172nd STREET, RENTON, WA 980551/25/2017 10:34:16 AMWEST BUILDING -LEVEL 5 FLOORPLANA2.05-W1545BJPLVO / WEL/ AMM10/28/16BUILDING PERMIT RESUBMITTALSCALE: 1/8" = 1'-0"WEST BUILDING - LEVEL 5 FLOOR PLANLEVEL 5 AREA SUMMARYFLOOR PLAN GENERAL NOTESBUILDING ENVELOPE NOTESKEYNOTESNAME AREARESIDENTIAL 9152 SF9152 SF FDUPUP12910N65LKJIHH.6N.5OH.3I.5J.3J.6K.5M14' - 7" 15' - 0" 12' - 1" 11' - 8" 14' - 11 1/2" 11' - 7 1/2" 15' - 0" 11' - 10 1/4" 11' - 10 1/4" 15' - 0" 8' - 6 1/2" 25' - 10" 12' - 0"10' - 0"ELEVATORELEC GEAR ROOMFITNESSELEV MECHEASTENTRYLOBBYBIKE STORAGELEASINGTENANT STORAGEVESTIBULE4387H.1J.8J.22' - 0"4' - 0"6' - 5 1/2"17' - 2 1/2"5' - 0"10' - 2"13' - 6"4' - 0"2' - 0"1-121-071-111-101-0162' - 4"2' - 0"64' - 4"TENANT STORAGERESTRMPBX/MANAGERPARCELDOG WASHTENANT STORAGE190' - 0"LINE OF SOG ABOVE1-09A2.51-E11-031-051-061-081-141-021-041-13LLLNNMKMSTAIR E11-18WATERBIKESTORAGE1-151-171-16HW.211 HRW.26NRW.26NRW.26NRW.25NRW.362 HRW.24NRW.211 HRW.26NRW.221 HR382' - 11"EW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.211 HREW.011 HRW.221 HRW.211 HRW.211 HRW.26NRW.26NREW.011 HRW.24NREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.26NRW.26NRW.25NRW.302 HRW.302 HREW.011 HREW.011 HRW.302 HRW.322 HRW.322 HRW.221 HRW.211 HREW.011 HREW.011 HREW.011 HR1-192' - 0"1. PROVIDE PENETRATION WRAP, FLASHING AT WINDOWS AND SLIDERS PER B.E. DRAWINGS.2. PROVIDE PENETRATION WRAP & FLASHING AT SWING DOORS PER B.E. DRAWINGS3. PROVIDE FLASHING SEQUENCE AT KNIFE PLATES FOR CANOPIES OR RAILINGS THAT REQUIRE A 2-PIECE FLASHING PER B.E. DRAWINGS.4. SEE B.E. DRAWINGS FOR TARGET FLASHING FOR MOUNTING FLAT PLATES TO EXTERIOR WALLS.5. SEE B.E. DRAWINGS FOR FLASHING TERMINATION/KERF AT CONC WALLS (WITHOUT A CAST REVEAL).6. SEE B.E. DRAWINGS FOR TYPICAL SEALANT JOINT & BACKER ROD.7. INSTALL FLASHING LAP JOINTS PER B.E. DRAWINGS.8. PROVIDE FLASHING @ PIPE PENETRATIONS PER B.E. DRAWINGS.9. PROVIDE A 2-PIECE FLASHING COLLAR AT PENETRATIONS THAT WILL NOT ACCEPT A 1-PIECE OR QUICKFLASH COLLAR - SUCH AS GAS METER PIPING PER B.E. DRAWINGS.1.THIS DRAWING IS INTENDED TO REFERENCE OR SHOW CERTAIN SITE FEATURES WHERE APPLICABLE REFER TO CIVIL AND LANDSCAPE DRAWINGS FOR INFORMATION NOT SHOWN HERE. SEE SHEET A1.00 FOR SITE PLAN INFORMATIONS.2.THIS DRAWING IS INTENDED TO SHOW BUILDING SHELL ONLY. SEE ENLARGED UNIT AND COMMON AREA PLANS FOR ADDITIONAL INFORMATION.3.GRID PATTERNS WHERE SHOWN INDICATE LOCATION OF SCORE LINES, EXPANSION JOINTS, OR CONTRACTION JOINTS IN TOPPING SLABS AND SLABS ON GRADE. ALIGN THESE JOINTS WITH OPEN JOINTS IN UNIT PAVERS ON PEDESTALS WHERE THE TWO MEET. SEE LANDSCAPE DRAWINGS FOR ADDITIONAL INFORMATION.4.PROVIDE FIRE DEPARTMENT CONNECTIONS (FDC) AS REQUIRED BY LOCAL FIRE DEPARTMENT. FDC'S SHALL BE READILY VISIBLE AND ACCESSIBLE ON A STREET FRONTAGE OR WHERE OTHERWISE APPROVED AND LOCATED AT LEAST 10 FEET AWAY FROM BUILDING EXITS.5.PROVIDE RECESSED WALL HYDRANTS AT PERIMETER OF BUILDING WHERE REQUIRED BY LOCAL FIRE DEPARTMENT.6.PROVIDE MINIMUM 1-FOOTCANDLE EMERGENCY ILLUMINATION AT INTERIOR LOBBIES AND CORRIDORS, RESIDENTIAL AND ENTRY COURTYARDS TO PUBLIC WAY. LIGHTING FIXTURES SHOWN TO ILLUSTRATE GENERAL LIGHTING INTENT ONLY ADEQUATE ILLUMINATION LEVELS IS THE RESPONSIBILITY OF THE ELECTRICAL DESIGN-BUILD CONTRACTOR.7.EXIT SIGNS ARE MINIMUM REQUIRED. CONTRACTOR TO PROVIDE ADDITIONAL EXIT SIGNS AS REQUIRED BY AHJ.8.PROVIDE BOLLARDS AND/OR OTHER IMPACT PROTECTION MEASURES AT MECHANICAL/ELECTRICAL EQUIPMENT WHERE EXPOSED TO MOVING TRAFFIC. SEE DETAIL 4/A8.01NON-RATED ASSEMBLY1 HOUR RATED ASSEMBLY2 HOUR RATED ASSEMBLY3 HOUR RATED ASSEMBLYPLAN LEGENDWALL ASSEMBLY TAGSEE SHEET A9.01F.11-HR© 2016 GROUPARCHITECT, INC. ALL RIGHTS RESERVEDSHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE:ISSUE:AVANA RIDGE, LLCPROJECT ISSUES:PRELIMINARY PUDBUILDING PERMITBUILDING PERMIT RESUB #1BUILDING PERMIT RESUB #2FINAL PUD12/29/201512/29/201510/28/20161/17/20171/26/2017AVANA RIDGEPLANNED URBAN DEVELOPMENT10615 SE 172nd STREET, RENTON, WA 980551/25/2017 10:34:18 AMEAST BUILDING -LEVEL 1 FLOORPLANA2.31-E1545BJPLVO / WEL/ AMM10/28/16BUILDING PERMIT RESUBMITTALSCALE: 1/8" = 1'-0"EAST BUILDING - LEVEL 1 FLOOR PLANNAME AREABIKES 450 SFLEASING 698 SFMECHANICAL 611 SFRESIDENTIAL 2068 SFSTORAGE 602 SF4428 SFLEVEL 1 AREA SUMMARYFLOOR PLAN GENERAL NOTESBUILDING ENVELOPE NOTESKEYNOTES1 01/17/16 BUILDING PERMIT RESUBMITTAL UPUPEXITUPUPUPNON-RATED ASSEMBLY1 HOUR RATED ASSEMBLY2 HOUR RATED ASSEMBLY3 HOUR RATED ASSEMBLYPLAN LEGENDWALL ASSEMBLY TAGSEE SHEET A9.01F.11-HR12910N65LKJIHH.6N.5OH.3I.5J.3J.6K.5M# 209C.22 / 2# 210B.21 / 1# 201D.13 / 2EASTELEVATOR# 206B.11 / 1# 207B.11 / 1VESTIBULE4387# 205C.12 / 2# 204B.11 / 1# 211B.11 / 1# 212C.1a2 / 2H.1J.8J.22' - 6" 12' - 1" 15' - 0" 12' - 1" 11' - 8" 14' - 11 1/2" 8' - 6 1/2" 3' - 1" 15' - 0" 8' - 9 1/4" 3' - 1" 11' - 10 1/4" 15' - 0" 8' - 6 1/2" 25' - 10" 12' - 0" 10' - 0"2' - 0"4' - 0"6' - 5 1/2"17' - 2 1/2"5' - 0"10' - 2"13' - 6"4' - 0"2' - 0"190' - 0"64' - 4"190' - 0"64' - 4"15' - 0" 23' - 9" 14' - 11 1/2" 11' - 7 1/2" 15' - 0" 23' - 8 1/2" 15' - 0" 8' - 6 1/2" 25' - 10" 12' - 0" 10' - 0"2-022-01A-2F.E.F.E.A-2A-2S38CORRIDOR388' - 6"CORRIDOREAST ENTRY LOBBYA-1ACCESSIBLE ENTRY RAMPREQ'D STREET FRONTAGE LANDSCAPING PER RMC 4-4-070-F.1 REQUIRED STREET FRONTAGE LANDSCAPING PER RMC 4-4-070-F.1 10' - 0"UNIT 205 PRIVATE OPEN SPACE EXTENTS26' - 11 3/4"UNIT 204 PRIVATE OPEN SPACE EXTENTS26' - 11 3/4"PER RMC 4-4-070-F.110' - 0" MIN.+ 388' - 6"2.0 %LANDSCAPED AREA, TYP.2.0 %+ 388' - 6"A-1A-1A-1A-1A-1A-1A-1A-1A-17.5 %4.6 %388' - 6"387' - 11"387' - 5 1/4"1.5 %385' - 0"+ 387' - 0 1/2"2.0 %2.0 %2.0 %STREET FRONTAGE LANDSCAPINGLANDSCAPE AREAUNIT 206 PRIVATE OPEN SPACE EXTENTS52' - 7 1/2"# 213D.13 / 2LANDSCADE AREABELOW2.0 %UNIT 213 PRIVATE OPEN SPACE EXTENTS14' - 6"2.0 %2-03MA-2A-2A-2A-2A-2A-22-04AFFFFEFCEFHAIHFIFEKCFFFCAEFADFCA-2STAIR E2STAIR E1DECK68 SF11' - 5" X 5' -11"DECK60 SF12' - 0" X 5' - 0"DECK68 SF13' - 10" X 5' - 0"DECK63 SF10' - 2" X 6' - 2"PATIO150 SF15' - 0" X 10' - 0"PATIO181 SF15' - 0" X 12' - 1"PATIO151 SF15' - 0" X 10' - 1"PATIO153 SF15' - 3" X 10' - 1"PATIO410 SF15' - 0" X 27' - 4"GROUND LEVEL PATIO223 SF14' - 11" X 15' - 0"1' - 5"2-05W.302 HRW.342 HRW.302 HRW.302 HRW.211 HR2-06EW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.221 HRW.211 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.221 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.221 HRW.211 HRW.302 HRW.302 HRW.302 HRW.362 HRW.211 HRW.221 HRW.322 HRW.211 HRW.211 HRW.221 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.221 HRW.311 HRW.311 HRW.311 HRW.221 HRW.221 HRW.211 HRW.342 HRUNIT 206 PRIVATE OPEN SPACE EXTENTS26' - 7 1/2"UNIT 207 PRIVATE OPEN SPACE EXTENTS27' - 4 1/2"8' - 3 1/2"CANOPY ABOVE1-17DISCHARGE OCCURS ON MID-LANDING OF LEVEL 1 BELOWA1.0111.THIS DRAWING IS INTENDED TO REFERENCE OR SHOW CERTAIN SITE FEATURES WHERE APPLICABLE REFER TO CIVIL AND LANDSCAPE DRAWINGS FOR INFORMATION NOT SHOWN HERE. SEE SHEET A1.00 FOR SITE PLAN INFORMATIONS.2.THIS DRAWING IS INTENDED TO SHOW BUILDING SHELL ONLY. SEE ENLARGED UNIT AND COMMON AREA PLANS FOR ADDITIONAL INFORMATION.3.GRID PATTERNS WHERE SHOWN INDICATE LOCATION OF SCORE LINES, EXPANSION JOINTS, OR CONTRACTION JOINTS IN TOPPING SLABS AND SLABS ON GRADE. ALIGN THESE JOINTS WITH OPEN JOINTS IN UNIT PAVERS ON PEDESTALS WHERE THE TWO MEET. SEE LANDSCAPE DRAWINGS FOR ADDITIONAL INFORMATION.4.PROVIDE FIRE DEPARTMENT CONNECTIONS (FDC) AS REQUIRED BY LOCAL FIRE DEPARTMENT. FDC'S SHALL BE READILY VISIBLE AND ACCESSIBLE ON A STREET FRONTAGE OR WHERE OTHERWISE APPROVED AND LOCATED AT LEAST 10 FEET AWAY FROM BUILDING EXITS.5.PROVIDE RECESSED WALL HYDRANTS AT PERIMETER OF BUILDING WHERE REQUIRED BY LOCAL FIRE DEPARTMENT.6.PROVIDE MINIMUM 1-FOOTCANDLE EMERGENCY ILLUMINATION AT INTERIOR LOBBIES AND CORRIDORS, RESIDENTIAL AND ENTRY COURTYARDS TO PUBLIC WAY. LIGHTING FIXTURES SHOWN TO ILLUSTRATE GENERAL LIGHTING INTENT ONLY ADEQUATE ILLUMINATION LEVELS IS THE RESPONSIBILITY OF THE ELECTRICAL DESIGN-BUILD CONTRACTOR.7.EXIT SIGNS ARE MINIMUM REQUIRED. CONTRACTOR TO PROVIDE ADDITIONAL EXIT SIGNS AS REQUIRED BY AHJ.8.PROVIDE BOLLARDS AND/OR OTHER IMPACT PROTECTION MEASURES AT MECHANICAL/ELECTRICAL EQUIPMENT WHERE EXPOSED TO MOVING TRAFFIC. SEE DETAIL 4/A8.011. PROVIDE PENETRATION WRAP, FLASHING AT WINDOWS AND SLIDERS PER B.E. DRAWINGS.2. PROVIDE PENETRATION WRAP & FLASHING AT SWING DOORS PER B.E. DRAWINGS3. PROVIDE FLASHING SEQUENCE AT KNIFE PLATES FOR CANOPIES OR RAILINGS THAT REQUIRE A 2-PIECE FLASHING PER B.E. DRAWINGS.4. SEE B.E. DRAWINGS FOR TARGET FLASHING FOR MOUNTING FLAT PLATES TO EXTERIOR WALLS.5. SEE B.E. DRAWINGS FOR FLASHING TERMINATION/KERF AT CONC WALLS (WITHOUT A CAST REVEAL).6. SEE B.E. DRAWINGS FOR TYPICAL SEALANT JOINT & BACKER ROD.7. INSTALL FLASHING LAP JOINTS PER B.E. DRAWINGS.8. PROVIDE FLASHING @ PIPE PENETRATIONS PER B.E. DRAWINGS.9. PROVIDE A 2-PIECE FLASHING COLLAR AT PENETRATIONS THAT WILL NOT ACCEPT A 1-PIECE OR QUICKFLASH COLLAR - SUCH AS GAS METER PIPING PER B.E. DRAWINGS.© 2016 GROUPARCHITECT, INC. ALL RIGHTS RESERVEDSHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE:ISSUE:AVANA RIDGE, LLCPROJECT ISSUES:PRELIMINARY PUDBUILDING PERMITBUILDING PERMIT RESUB #1BUILDING PERMIT RESUB #2FINAL PUD12/29/201512/29/201510/28/20161/17/20171/26/2017AVANA RIDGEPLANNED URBAN DEVELOPMENT10615 SE 172nd STREET, RENTON, WA 980551/25/2017 10:34:20 AMEAST BUILDING -LEVEL 2 FLOORPLANA2.32-E1545BJPLVO / WEL/ AMM10/28/16BUILDING PERMIT RESUBMITTALSCALE: 1/8" = 1'-0"EAST BUILDING - LEVEL 2 FLOOR PLANLEVEL 2 AREA SUMMARYFLOOR PLAN GENERAL NOTESBUILDING ENVELOPE NOTESKEYNOTESNAME AREARESIDENTIAL 10738 SF10738 SF1 01/17/16 BUILDING PERMIT RESUBMITTAL NON-RATED ASSEMBLY1 HOUR RATED ASSEMBLY2 HOUR RATED ASSEMBLY3 HOUR RATED ASSEMBLYPLAN LEGENDWALL ASSEMBLY TAGSEE SHEET A9.01F.11-HR12910N65LKJIHH.6N.5OEASTELEVATORCORRIDORH.3I.5J.3J.6K.5M4387H.1J.8J.22' - 6" 12' - 1" 15' - 0" 12' - 1" 11' - 8" 14' - 11 1/2" 8' - 6 1/2" 3' - 1" 15' - 0" 8' - 9 1/4" 3' - 1" 11' - 10 1/4" 15' - 0" 8' - 6 1/2" 25' - 10" 12' - 0" 10' - 0"2' - 0"4' - 0"6' - 5 1/2"17' - 2 1/2"5' - 0"10' - 2"13' - 6"4' - 0"2' - 0"190' - 0"64' - 4"190' - 0"64' - 4"10' - 3 1/2" 18' - 6" 26' - 4 1/2" 13' - 1 1/2" 8' - 6 1/2" 15' - 0" 23' - 8 1/2" 15' - 0" 11' - 7 1/2" 25' - 10" 12' - 0" 10' - 0"2' - 0"4' - 0"17' - 0 1/2"12' - 1"12' - 6 1/4"12' - 8 1/4"4' - 0"2' - 6" 12' - 1" 15' - 0" 12' - 1" 11' - 8" 14' - 11 1/2" 11' - 7 1/2" 15' - 0" 23' - 8 1/2" 15' - 0" 8' - 6 1/2" 25' - 10" 12' - 0" 10' - 0"3' - 0"14' - 4"29' - 8"14' - 4"3' - 0"# 308C.22 / 2# 309B.21 / 1# 301D.13 / 2# 306B.11 / 1# 307C.32 / 2# 305C.12 / 2# 304B.11 / 1# 311B.11 / 1# 312C.12 / 23-023-01# 313D.13 / 2F.E.F.E.AFFFFEBFCEFHAIHFIFEBE398' - 3"CGFGFFGCAEFADFA-2A-2A-2A-2A-2A-2A-1A-1A-1A-1A-1A-1A-1A-1A-1A-2A-2A-2A-2A-1CGSTAIR E2STAIR E1DECK63 SF11' - 5" X 5' - 6"DECK67 SF11' - 5" X 5' - 10"DECK73 SF8' - 4" X 8' - 10"DECK72 SF9' - 11" X 7' - 3"DECK72 SF9' - 11" X 7' - 3"DECK68 SF11' - 5" X 5' -11"DECK60 SF12' - 0" X 5' - 0"DECK68 SF13' - 10" X 5' - 0"DECK63 SF10' - 2" X 6' - 2"1' - 10"BDECK83 SF11' - 11" X 5' - 9"3-03W.302 HRW.342 HRW.302 HRW.302 HRW.211 HREW.011 HREW.011 HREW.011 HREW.011 HRW.221 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.221 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.221 HRW.211 HRW.302 HRW.302 HRW.302 HRW.362 HRW.211 HRW.221 HRW.322 HRW.211 HRW.211 HRW.221 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.221 HRW.311 HREW.011 HRW.221 HRW.221 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.311 HRW.311 HRW.211 HRW.342 HR1.THIS DRAWING IS INTENDED TO REFERENCE OR SHOW CERTAIN SITE FEATURES WHERE APPLICABLE REFER TO CIVIL AND LANDSCAPE DRAWINGS FOR INFORMATION NOT SHOWN HERE. SEE SHEET A1.00 FOR SITE PLAN INFORMATIONS.2.THIS DRAWING IS INTENDED TO SHOW BUILDING SHELL ONLY. SEE ENLARGED UNIT AND COMMON AREA PLANS FOR ADDITIONAL INFORMATION.3.GRID PATTERNS WHERE SHOWN INDICATE LOCATION OF SCORE LINES, EXPANSION JOINTS, OR CONTRACTION JOINTS IN TOPPING SLABS AND SLABS ON GRADE. ALIGN THESE JOINTS WITH OPEN JOINTS IN UNIT PAVERS ON PEDESTALS WHERE THE TWO MEET. SEE LANDSCAPE DRAWINGS FOR ADDITIONAL INFORMATION.4.PROVIDE FIRE DEPARTMENT CONNECTIONS (FDC) AS REQUIRED BY LOCAL FIRE DEPARTMENT. FDC'S SHALL BE READILY VISIBLE AND ACCESSIBLE ON A STREET FRONTAGE OR WHERE OTHERWISE APPROVED AND LOCATED AT LEAST 10 FEET AWAY FROM BUILDING EXITS.5.PROVIDE RECESSED WALL HYDRANTS AT PERIMETER OF BUILDING WHERE REQUIRED BY LOCAL FIRE DEPARTMENT.6.PROVIDE MINIMUM 1-FOOTCANDLE EMERGENCY ILLUMINATION AT INTERIOR LOBBIES AND CORRIDORS, RESIDENTIAL AND ENTRY COURTYARDS TO PUBLIC WAY. LIGHTING FIXTURES SHOWN TO ILLUSTRATE GENERAL LIGHTING INTENT ONLY ADEQUATE ILLUMINATION LEVELS IS THE RESPONSIBILITY OF THE ELECTRICAL DESIGN-BUILD CONTRACTOR.7.EXIT SIGNS ARE MINIMUM REQUIRED. CONTRACTOR TO PROVIDE ADDITIONAL EXIT SIGNS AS REQUIRED BY AHJ.8.PROVIDE BOLLARDS AND/OR OTHER IMPACT PROTECTION MEASURES AT MECHANICAL/ELECTRICAL EQUIPMENT WHERE EXPOSED TO MOVING TRAFFIC. SEE DETAIL 4/A8.011. PROVIDE PENETRATION WRAP, FLASHING AT WINDOWS AND SLIDERS PER B.E. DRAWINGS.2. PROVIDE PENETRATION WRAP & FLASHING AT SWING DOORS PER B.E. DRAWINGS3. PROVIDE FLASHING SEQUENCE AT KNIFE PLATES FOR CANOPIES OR RAILINGS THAT REQUIRE A 2-PIECE FLASHING PER B.E. DRAWINGS.4. SEE B.E. DRAWINGS FOR TARGET FLASHING FOR MOUNTING FLAT PLATES TO EXTERIOR WALLS.5. SEE B.E. DRAWINGS FOR FLASHING TERMINATION/KERF AT CONC WALLS (WITHOUT A CAST REVEAL).6. SEE B.E. DRAWINGS FOR TYPICAL SEALANT JOINT & BACKER ROD.7. INSTALL FLASHING LAP JOINTS PER B.E. DRAWINGS.8. PROVIDE FLASHING @ PIPE PENETRATIONS PER B.E. DRAWINGS.9. PROVIDE A 2-PIECE FLASHING COLLAR AT PENETRATIONS THAT WILL NOT ACCEPT A 1-PIECE OR QUICKFLASH COLLAR - SUCH AS GAS METER PIPING PER B.E. DRAWINGS.© 2016 GROUPARCHITECT, INC. ALL RIGHTS RESERVEDSHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE:ISSUE:AVANA RIDGE, LLCPROJECT ISSUES:PRELIMINARY PUDBUILDING PERMITBUILDING PERMIT RESUB #1BUILDING PERMIT RESUB #2FINAL PUD12/29/201512/29/201510/28/20161/17/20171/26/2017AVANA RIDGEPLANNED URBAN DEVELOPMENT10615 SE 172nd STREET, RENTON, WA 980551/25/2017 10:34:25 AMEAST BUILDING -LEVEL 3 FLOORPLANA2.33-E1545BJPLVO / WEL/ AMM10/28/16BUILDING PERMIT RESUBMITTALSCALE: 1/8" = 1'-0"EAST BLDG - LEVEL 3 FLOOR PLANLEVEL 3 AREA SUMMARYFLOOR PLAN GENERAL NOTESBUILDING ENVELOPE NOTESKEYNOTESNAME AREARESIDENTIAL 10738 SF10738 SF NON-RATED ASSEMBLY1 HOUR RATED ASSEMBLY2 HOUR RATED ASSEMBLY3 HOUR RATED ASSEMBLYPLAN LEGENDWALL ASSEMBLY TAGSEE SHEET A9.01F.11-HR12910N65LKJIHH.6N.5OH.3I.5J.3J.6K.5MEASTELEVATOR4387H.1J.8J.22' - 6" 12' - 1" 15' - 0" 12' - 1" 11' - 8" 14' - 11 1/2" 8' - 6 1/2" 3' - 1" 15' - 0" 8' - 9 1/4" 3' - 1" 11' - 10 1/4" 15' - 0" 8' - 6 1/2" 25' - 10" 12' - 0" 10' - 0"190' - 0"2' - 0"4' - 0"6' - 5 1/2"17' - 2 1/2"5' - 0"10' - 2"13' - 6"4' - 0"2' - 0"2' - 6" 12' - 1" 15' - 0" 23' - 9" 14' - 11 1/2" 11' - 7 1/2" 15' - 0" 23' - 8 1/2" 15' - 0" 8' - 6 1/2" 25' - 10" 12' - 0" 10' - 0"64' - 4"3' - 0"14' - 4"29' - 8"14' - 4"3' - 0"190' - 0"10' - 3 1/2" 18' - 6" 26' - 4 1/2" 13' - 1 1/2" 8' - 6 1/2" 15' - 0" 23' - 8 1/2" 15' - 0" 11' - 7 1/2" 25' - 10" 12' - 0" 10' - 0"64' - 4"2' - 0"4' - 0"17' - 0 1/2"12' - 1"12' - 6 1/4"12' - 8 1/4"4' - 0"# 413D.13 / 2# 406C.22 / 2# 407B.21 / 1# 401D.13 / 2# 404B.11 / 1# 405C.32 / 2# 311C.12 / 2# 402B.1a1 / 1# 411B.11 / 1# 412C.12 / 2F.E.F.E.AFFFFEBFCEFHAIHFIFEBECGFGFFGCAEFADFCG4-024-01A-2A-2A-2A-2A-2A-2A-1A-1A-1A-1A-1A-1A-1A-1A-1A-2A-2A-2A-2A-1CORRIDORSTAIR E2STAIR E1STAIR E2DECK63 SF11' - 5" X 5' - 6"DECK67 SF11' - 5" X 5' - 10"DECK73 SF8' - 4" X 8' - 10"DECK72 SF9' - 11" X 7' - 3"DECK72 SF9' - 11" X 7' - 3"DECK68 SF11' - 5" X 5' -11"DECK60 SF12' - 0" X 5' - 0"DECK68 SF13' - 10" X 5' - 0"DECK63 SF10' - 2" X 6' - 2"BDECK83 SF11' - 11" X 5' - 9"408' - 0"4-03W.302 HRW.342 HRW.302 HRW.302 HRW.211 HREW.011 HREW.011 HREW.011 HREW.011 HRW.221 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.221 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.221 HRW.211 HRW.302 HRW.302 HRW.302 HRW.362 HRW.211 HRW.221 HRW.322 HRW.211 HRW.211 HRW.221 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.211 HRW.221 HRW.311 HREW.011 HRW.221 HRW.221 HREW.011 HREW.011 HREW.011 HREW.011 HREW.011 HRW.311 HRW.311 HRW.211 HRW.342 HR1.THIS DRAWING IS INTENDED TO REFERENCE OR SHOW CERTAIN SITE FEATURES WHERE APPLICABLE REFER TO CIVIL AND LANDSCAPE DRAWINGS FOR INFORMATION NOT SHOWN HERE. SEE SHEET A1.00 FOR SITE PLAN INFORMATIONS.2.THIS DRAWING IS INTENDED TO SHOW BUILDING SHELL ONLY. SEE ENLARGED UNIT AND COMMON AREA PLANS FOR ADDITIONAL INFORMATION.3.GRID PATTERNS WHERE SHOWN INDICATE LOCATION OF SCORE LINES, EXPANSION JOINTS, OR CONTRACTION JOINTS IN TOPPING SLABS AND SLABS ON GRADE. ALIGN THESE JOINTS WITH OPEN JOINTS IN UNIT PAVERS ON PEDESTALS WHERE THE TWO MEET. SEE LANDSCAPE DRAWINGS FOR ADDITIONAL INFORMATION.4.PROVIDE FIRE DEPARTMENT CONNECTIONS (FDC) AS REQUIRED BY LOCAL FIRE DEPARTMENT. FDC'S SHALL BE READILY VISIBLE AND ACCESSIBLE ON A STREET FRONTAGE OR WHERE OTHERWISE APPROVED AND LOCATED AT LEAST 10 FEET AWAY FROM BUILDING EXITS.5.PROVIDE RECESSED WALL HYDRANTS AT PERIMETER OF BUILDING WHERE REQUIRED BY LOCAL FIRE DEPARTMENT.6.PROVIDE MINIMUM 1-FOOTCANDLE EMERGENCY ILLUMINATION AT INTERIOR LOBBIES AND CORRIDORS, RESIDENTIAL AND ENTRY COURTYARDS TO PUBLIC WAY. LIGHTING FIXTURES SHOWN TO ILLUSTRATE GENERAL LIGHTING INTENT ONLY ADEQUATE ILLUMINATION LEVELS IS THE RESPONSIBILITY OF THE ELECTRICAL DESIGN-BUILD CONTRACTOR.7.EXIT SIGNS ARE MINIMUM REQUIRED. CONTRACTOR TO PROVIDE ADDITIONAL EXIT SIGNS AS REQUIRED BY AHJ.8.PROVIDE BOLLARDS AND/OR OTHER IMPACT PROTECTION MEASURES AT MECHANICAL/ELECTRICAL EQUIPMENT WHERE EXPOSED TO MOVING TRAFFIC. SEE DETAIL 4/A8.011. PROVIDE PENETRATION WRAP, FLASHING AT WINDOWS AND SLIDERS PER B.E. DRAWINGS.2. PROVIDE PENETRATION WRAP & FLASHING AT SWING DOORS PER B.E. DRAWINGS3. PROVIDE FLASHING SEQUENCE AT KNIFE PLATES FOR CANOPIES OR RAILINGS THAT REQUIRE A 2-PIECE FLASHING PER B.E. DRAWINGS.4. SEE B.E. DRAWINGS FOR TARGET FLASHING FOR MOUNTING FLAT PLATES TO EXTERIOR WALLS.5. SEE B.E. DRAWINGS FOR FLASHING TERMINATION/KERF AT CONC WALLS (WITHOUT A CAST REVEAL).6. SEE B.E. DRAWINGS FOR TYPICAL SEALANT JOINT & BACKER ROD.7. INSTALL FLASHING LAP JOINTS PER B.E. DRAWINGS.8. PROVIDE FLASHING @ PIPE PENETRATIONS PER B.E. DRAWINGS.9. PROVIDE A 2-PIECE FLASHING COLLAR AT PENETRATIONS THAT WILL NOT ACCEPT A 1-PIECE OR QUICKFLASH COLLAR - SUCH AS GAS METER PIPING PER B.E. DRAWINGS.© 2016 GROUPARCHITECT, INC. ALL RIGHTS RESERVEDSHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE:ISSUE:AVANA RIDGE, LLCPROJECT ISSUES:PRELIMINARY PUDBUILDING PERMITBUILDING PERMIT RESUB #1BUILDING PERMIT RESUB #2FINAL PUD12/29/201512/29/201510/28/20161/17/20171/26/2017AVANA RIDGEPLANNED URBAN DEVELOPMENT10615 SE 172nd STREET, RENTON, WA 980551/25/2017 10:34:31 AMEAST BUILDING -LEVEL 4 FLOORPLANA2.34-E1545BJPLVO / WEL/ AMM10/28/16BUILDING PERMIT RESUBMITTALSCALE: 1/8" = 1'-0"EAST BUILDING - LEVEL 4 FLOOR PLANLEVEL 4 AREA SUMMARYFLOOR PLAN GENERAL NOTESBUILDING ENVELOPE NOTESKEYNOTESNAME AREARESIDENTIAL 10738 SF10738 SF 3A4.20-E2A4.20-E3A4.10-WN2A4.10-WLKJIHH.6N.5OH.3I.5J.3J.6K.5MF.6FC.3BGAA.5CC.6ED.5F.3DC.8C.2H.1J.8J.23A4.20-E2A4.20-E3A4.10-WN2A4.10-WLKJIHH.6N.5OH.3I.5J.3J.6K.5MF.6FC.3BGAA.5CC.6ED.5F.3DC.8C.2H.1J.8J.2A3.011A3.10-E2A3.012A3.20-W1A3.10-E1A3.11-E2A3.11-E1A3.20-W2A3.21-W1A3.21-W21R-2 (STORY 4)R-2 (STORY 3)R-2 (STORY 2)R-2 (STORY 1)FIN. FLRBLDG. HGT. ABV. GRADE PLANE47' - 6"R-2 (STORY 4)R-2 (STORY 3)R-2 (STORY 2)R-2 (STORY 1)BLDG. HGT. ABV. GRADE PLANE46' - 0"386' - 5 1/2"432' - 5 1/2"372' - 8 1/4"41' - 6"6' - 0"414' - 2 1/4"40' - 0"6' - 0"(RMC 4-2-110D): ADDITIONAL HEIGHT ALLOWABLE TO MIDPOINT OF SHED ROOFWESTEASTEAST BUILDINGALLOWABLE HEIGHT: 46'PROPOSED HEIGHT: 46'WEST BUILDINGALLOWABLE HEIGHT: 47'-6"PROPOSED HEIGHT: 47'-6"420' - 2 1/4"© 2016 GROUPARCHITECT, INC. ALL RIGHTS RESERVEDSHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE:ISSUE:AVANA RIDGE, LLCPROJECT ISSUES:PRELIMINARY PUDBUILDING PERMITBUILDING PERMIT RESUB #1BUILDING PERMIT RESUB #2FINAL PUD12/29/201512/29/201510/28/20161/17/20171/26/2017AVANA RIDGEPLANNED URBAN DEVELOPMENT10615 SE 172nd STREET, RENTON, WA 980551/25/2017 10:41:15 AMOVERALLPROJECTELEVATIONSA3.011545BJPLVO / WEL10/28/16BUILDING PERMIT RESUBMITTALSCALE: 1/16" = 1'-0"A3.01OVERALL SITE - NORTH ELEVATION1SCALE: 1/16" = 1'-0"A3.01OVERALL SITE - SOUTH ELEVATION221SCALE: 3/64" = 1'-0"KEY PLAN OVERALL ELEVATIONSCALE: 1" = 50'-0"HEIGHT DIAGRAM BUILDING ENVELOPE NOTES - ELEVATIONS1. SEE B.E. DRAWINGS FOR PRODUCT MATRIX, GENERAL NOTES, AND SCHEDULES.2. PROVIDE PENETRATION WRAP AND FLASHING AT WINDOWS PER B.E. DRAWINGS.3. PROVIDE PENETRATION WRAP AT SWING DOORS AND SLIDING PATIO DOORS PER B.E. DRAWINGS.4. PROVIDE FLASHING AND PENETRATION WRAP AT KNIFE PLATE PENETRATIONS PER B.E. DRAWINGS.5. PROVIDE A SOLDERED CAP FLASHING AT TARGETS FOR WALL MOUNTED ATTACHMENTS PER B.E. DRAWINGS.6. PROVIDE PENETRATION WRAP AND FLASHING AT UTILITY BOXES PER B.E. DRAWINGS.7. HANDRAILS AND SIM. ITEMS PER B.E. DRAWINGS.8. PROVIDE A 1-PC. FLASHING AROUND PIPE/CONDUIT/HOSE BIB PENETRATIONS PER B.E. DRAWINGS. PROVIDE 2-PC FLASHING AT LOCATIONS THAT WILL NOT ACCEPT A 1-PC PER B.E. DRAWINGS.9. PROVIDE FLASHING AT METERS, SWITCHGEARS, ETC. PER B.E. DRAWINGS.10. SEE B.E. DRAWINGS FOR FLUSH HOSE BIB AT CONCRETE.11. SEE B.E. DRAWINGS FOR A TYPICAL SEALANT JOINT.12. SEE B.E. DRAWINGS FOR A KERF CUT FLASHING TERMINATION AT CONCRETE.13. SEE B.E. DRAWINGS FOR TYPICAL FLASHING LAP JOINT AND WRB STRIP BEHIND FLASHING LEG.14. SEE B.E. DRAWINGS FOR TYPICAL METAL SIDING ASSEMBLY.15. SEE B.E. DRAWINGS FOR TYPICAL FIBER CEMENT SIDING ASSEMBLY.129EAST - LEVEL 5417' - 9"EAST - LEVEL 4408' - 0"EAST - LEVEL 3398' - 3"EAST - LEVEL 2388' - 6"EAST ROOF T.O.P426' - 5 3/8"1065EAST BLDG - AVG.GRADE387' - 1 3/32"4387AAAACB-11A4.20-EIIIIIIIICB-3CB-3A8.013AAAA(E) GRADE3A4.20-E2A4.20-EEAST - LEVEL 5417' - 9"EAST - LEVEL 4408' - 0"EAST - LEVEL 3398' - 3"EAST - LEVEL 2388' - 6"EAST ROOF T.O.P426' - 5 3/8"NEAST BLDG - AVG.GRADE387' - 1 3/32"LKJIHH.6N.5OH.3I.5J.3J.6EAST - LEVEL 1377' - 9"K.5MH.1J.8J.28' - 8 3/8"9' - 9"9' - 9"9' - 9"10' - 9"FFFFFFFFFFFFFFFAAAAFFFFFFFFHHHHCB-1CB-3CB-2CB-2CB-4CB-3FBR-1CB-4CB-4CB-1CB-4CB-3EEEEBR-1CB-4CB-4CB-4CB-4CB-2CB-2CB-2CB-4CB-4AAAAFFFFFFFFDDDDNLLLA-2A-2A-2A-2A-2A-2A-2A-2(E) GRADER-2 (STORY 4)R-2 (STORY 3)R-2 (STORY 2)R-2 (STORY 1)FIN. FLRBLDG. HGT. ABV. GRADE PLANE47' - 6"R-2 (STORY 4)R-2 (STORY 3)R-2 (STORY 2)R-2 (STORY 1)BLDG. HGT. ABV. GRADE PLANE46' - 0"386' - 5 1/2"432' - 5 1/2"372' - 8 1/4"41' - 6"6' - 0"414' - 2 1/4"40' - 0"6' - 0"(RMC 4-2-110D): ADDITIONAL HEIGHT ALLOWABLE TO MIDPOINT OF SHED ROOFWESTEASTEAST BUILDINGALLOWABLE HEIGHT: 46'PROPOSED HEIGHT: 46'WEST BUILDINGALLOWABLE HEIGHT: 47'-6"PROPOSED HEIGHT: 47'-6"420' - 2 1/4"© 2016 GROUPARCHITECT, INC. ALL RIGHTS RESERVEDSHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE:ISSUE:AVANA RIDGE, LLCPROJECT ISSUES:PRELIMINARY PUDBUILDING PERMITBUILDING PERMIT RESUB #1BUILDING PERMIT RESUB #2FINAL PUD12/29/201512/29/201510/28/20161/17/20171/26/2017AVANA RIDGEPLANNED URBAN DEVELOPMENT10615 SE 172nd STREET, RENTON, WA 980551/25/2017 10:41:23 AMEAST BUILDINGELEVATIONSA3.10-E1545BJPLVO / WEL10/28/16BUILDING PERMIT RESUBMITTAL1SCALE: 1/8" = 1'-0"A3.10-EEAST BLDG - EAST ELEVATION2SCALE: 1/8" = 1'-0"A3.10-EEAST BLDG - SOUTH ELEVATION1MARK EXTERIOR MATERIAL FINISH MANUFACTURER FINISH SPECIFICATION COMMENTSBR-1 BRICK THIN VENEER MUTUAL MATERIALS SLIMBRICK - EBONYCB-1 CEMENT BOARD PANELS SHERWIN WILLIAMS SW 6034 - ARRESTING AUBURN JOINT PATTERN PER ELEVATIONCB-2 CEMENT BOARD PANELS SHERWIN WILLIAMS SW 6442 - RHUMBA ORANGECB-3 CEMENT BOARD SIDING SHERWIN WILLIAMS SW 6252 - ICE CUBE 8" HORIZONTAL JOINT PATTERNCB-4 CEMENT BOARD PANELS SHERWIN WILLIAMS SW 6004 - MINK G-32CONC-1 ARCHITECTURAL CONCRETE - - SMOOTH FINISHEXTERIOR MATERIALS SCHEDULE2KEYNOTESSCALE: 1" = 50'-0"HEIGHT DIAGRAM BUILDING ENVELOPE NOTES - ELEVATIONS1. SEE B.E. DRAWINGS FOR PRODUCT MATRIX, GENERAL NOTES, AND SCHEDULES.2. PROVIDE PENETRATION WRAP AND FLASHING AT WINDOWS PER B.E. DRAWINGS.3. PROVIDE PENETRATION WRAP AT SWING DOORS AND SLIDING PATIO DOORS PER B.E. DRAWINGS.4. PROVIDE FLASHING AND PENETRATION WRAP AT KNIFE PLATE PENETRATIONS PER B.E. DRAWINGS.5. PROVIDE A SOLDERED CAP FLASHING AT TARGETS FOR WALL MOUNTED ATTACHMENTS PER B.E. DRAWINGS.6. PROVIDE PENETRATION WRAP AND FLASHING AT UTILITY BOXES PER B.E. DRAWINGS.7. HANDRAILS AND SIM. ITEMS PER B.E. DRAWINGS.8. PROVIDE A 1-PC. FLASHING AROUND PIPE/CONDUIT/HOSE BIB PENETRATIONS PER B.E. DRAWINGS. PROVIDE 2-PC FLASHING AT LOCATIONS THAT WILL NOT ACCEPT A 1-PC PER B.E. DRAWINGS.9. PROVIDE FLASHING AT METERS, SWITCHGEARS, ETC. PER B.E. DRAWINGS.10. SEE B.E. DRAWINGS FOR FLUSH HOSE BIB AT CONCRETE.11. SEE B.E. DRAWINGS FOR A TYPICAL SEALANT JOINT.12. SEE B.E. DRAWINGS FOR A KERF CUT FLASHING TERMINATION AT CONCRETE.13. SEE B.E. DRAWINGS FOR TYPICAL FLASHING LAP JOINT AND WRB STRIP BEHIND FLASHING LEG.14. SEE B.E. DRAWINGS FOR TYPICAL METAL SIDING ASSEMBLY.15. SEE B.E. DRAWINGS FOR TYPICAL FIBER CEMENT SIDING ASSEMBLY.129EAST - LEVEL 5417' - 9"EAST - LEVEL 4408' - 0"EAST - LEVEL 3398' - 3"EAST - LEVEL 2388' - 6"EAST ROOF T.O.P426' - 5 3/8"1065EAST BLDG - AVG.GRADE387' - 1 3/32"EAST - LEVEL 1377' - 9"4387BBBEEEBBBEEEECB-3CB-4CB-11A4.10-W1A4.20-ECB-3CB-1CB-1BR-1BR-1KKMMMMMNA-2A-2A-2A-2A-2A-2A-2N3A4.20-E2A4.20-EEAST - LEVEL 5417' - 9"EAST - LEVEL 4408' - 0"EAST - LEVEL 3398' - 3"EAST - LEVEL 2388' - 6"EAST ROOF T.O.P426' - 5 3/8"NEAST BLDG - AVG.GRADE387' - 1 3/32"LKJIHH.6N.5OH.3I.5J.3J.6EAST - LEVEL 1377' - 9"K.5MH.1J.8J.2HHHHFFFFEEEECCCCCCFFFFCBBCB-3CB-4CB-1CB-4CB-1CB-3CB-3A-2A-2A-2CB-1EEEECB-3CB-1FFFFCB-4CB-1CB-1CB-4BCCGGGCCCGGGCB-4GGGCCCFFFFGGGFFFFCA-2A-2A-2A-2A-22-04OVERHEAD CANOPYACCENT LIGHTING AT ENTRYMORNAMENTAL BRICK© 2016 GROUPARCHITECT, INC. ALL RIGHTS RESERVEDSHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE:ISSUE:AVANA RIDGE, LLCPROJECT ISSUES:PRELIMINARY PUDBUILDING PERMITBUILDING PERMIT RESUB #1BUILDING PERMIT RESUB #2FINAL PUD12/29/201512/29/201510/28/20161/17/20171/26/2017AVANA RIDGEPLANNED URBAN DEVELOPMENT10615 SE 172nd STREET, RENTON, WA 980551/25/2017 10:41:36 AMEAST BUILDINGELEVATIONSA3.11-E1545BJPLVO / WEL10/28/16BUILDING PERMIT RESUBMITTALSCALE: 1/8" = 1'-0"A3.11-EEAST BLDG - WEST ELEVATION2SCALE: 1/8" = 1'-0"A3.11-ESE 172ND ST - EAST BUILDING NORTH ELEVATION1MARK EXTERIOR MATERIAL FINISH MANUFACTURER FINISH SPECIFICATION COMMENTSBR-1 BRICK THIN VENEER MUTUAL MATERIALS SLIMBRICK - EBONYCB-1 CEMENT BOARD PANELS SHERWIN WILLIAMS SW 6034 - ARRESTING AUBURN JOINT PATTERN PER ELEVATIONCB-2 CEMENT BOARD PANELS SHERWIN WILLIAMS SW 6442 - RHUMBA ORANGECB-3 CEMENT BOARD SIDING SHERWIN WILLIAMS SW 6252 - ICE CUBE 8" HORIZONTAL JOINT PATTERNCB-4 CEMENT BOARD PANELS SHERWIN WILLIAMS SW 6004 - MINK G-32CONC-1 ARCHITECTURAL CONCRETE - - SMOOTH FINISHEXTERIOR MATERIALS SCHEDULE12KEYNOTES1 01/17/16 BUILDING PERMIT RESUBMITTAL BUILDING ENVELOPE NOTES - ELEVATIONS1. SEE B.E. DRAWINGS FOR PRODUCT MATRIX, GENERAL NOTES, AND SCHEDULES.2. PROVIDE PENETRATION WRAP AND FLASHING AT WINDOWS PER B.E. DRAWINGS.3. PROVIDE PENETRATION WRAP AT SWING DOORS AND SLIDING PATIO DOORS PER B.E. DRAWINGS.4. PROVIDE FLASHING AND PENETRATION WRAP AT KNIFE PLATE PENETRATIONS PER B.E. DRAWINGS.5. PROVIDE A SOLDERED CAP FLASHING AT TARGETS FOR WALL MOUNTED ATTACHMENTS PER B.E. DRAWINGS.6. PROVIDE PENETRATION WRAP AND FLASHING AT UTILITY BOXES PER B.E. DRAWINGS.7. HANDRAILS AND SIM. ITEMS PER B.E. DRAWINGS.8. PROVIDE A 1-PC. FLASHING AROUND PIPE/CONDUIT/HOSE BIB PENETRATIONS PER B.E. DRAWINGS. PROVIDE 2-PC FLASHING AT LOCATIONS THAT WILL NOT ACCEPT A 1-PC PER B.E. DRAWINGS.9. PROVIDE FLASHING AT METERS, SWITCHGEARS, ETC. PER B.E. DRAWINGS.10. SEE B.E. DRAWINGS FOR FLUSH HOSE BIB AT CONCRETE.11. SEE B.E. DRAWINGS FOR A TYPICAL SEALANT JOINT.12. SEE B.E. DRAWINGS FOR A KERF CUT FLASHING TERMINATION AT CONCRETE.13. SEE B.E. DRAWINGS FOR TYPICAL FLASHING LAP JOINT AND WRB STRIP BEHIND FLASHING LEG.14. SEE B.E. DRAWINGS FOR TYPICAL METAL SIDING ASSEMBLY.15. SEE B.E. DRAWINGS FOR TYPICAL FIBER CEMENT SIDING ASSEMBLY.WEST - LEVEL 3383' - 9"WEST - LEVEL 4393' - 6"WEST - LEVEL 5403' - 3"12WEST ROOF T.O.P411' - 11 3/8"WEST - LEVEL 2374' - 0"91065WEST - AVGGRADE371' - 4 3/16"4387CB-3BR-1(E) GRADEEE1A4.10-WHHHCB-4VINE WALL, TYP.CB-1CB-1BBA-2A-2A-2A-2A-2WEST - LEVEL 3383' - 9"WEST - LEVEL 4393' - 6"WEST - LEVEL 5403' - 3"WEST ROOF T.O.P411' - 11 3/8"WEST - LEVEL 2374' - 0"3A4.10-W2A4.10-WWEST - AVGGRADE371' - 4 3/16"WEST - LEVEL 1363' - 3"F.6FC.3BGAA.5CC.6ED.5F.3DC.8C.2(E) GRADECB-3CB-4CB-1CB-4HHHFFFFEEEEAAAAGFFFFFFIIICB-1CB-3CB-3FAAAAHKKEEEEFFFFCCCCA-2A-2A-2A-2A-2A-2A-2A-2A-2R-2 (STORY 4)R-2 (STORY 3)R-2 (STORY 2)R-2 (STORY 1)FIN. FLRBLDG. HGT. ABV. GRADE PLANE47' - 6"R-2 (STORY 4)R-2 (STORY 3)R-2 (STORY 2)R-2 (STORY 1)BLDG. HGT. ABV. GRADE PLANE46' - 0"386' - 5 1/2"432' - 5 1/2"372' - 8 1/4"41' - 6"6' - 0"414' - 2 1/4"40' - 0"6' - 0"(RMC 4-2-110D): ADDITIONAL HEIGHT ALLOWABLE TO MIDPOINT OF SHED ROOFWESTEASTEAST BUILDINGALLOWABLE HEIGHT: 46'PROPOSED HEIGHT: 46'WEST BUILDINGALLOWABLE HEIGHT: 47'-6"PROPOSED HEIGHT: 47'-6"420' - 2 1/4"© 2016 GROUPARCHITECT, INC. ALL RIGHTS RESERVEDSHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE:ISSUE:AVANA RIDGE, LLCPROJECT ISSUES:PRELIMINARY PUDBUILDING PERMITBUILDING PERMIT RESUB #1BUILDING PERMIT RESUB #2FINAL PUD12/29/201512/29/201510/28/20161/17/20171/26/2017AVANA RIDGEPLANNED URBAN DEVELOPMENT10615 SE 172nd STREET, RENTON, WA 980551/25/2017 10:42:01 AMWEST BUILDINGELEVATIONSA3.20-W1545BJPLVO / WEL10/28/16BUILDING PERMIT RESUBMITTALSCALE: 1/8" = 1'-0"A3.20-WWEST BLDG - EAST ELEVATION2SCALE: 1/8" = 1'-0"A3.20-WWEST BLDG - SOUTH ELEVATION1MARK EXTERIOR MATERIAL FINISH MANUFACTURER FINISH SPECIFICATION COMMENTSBR-1 BRICK THIN VENEER MUTUAL MATERIALS SLIMBRICK - EBONYCB-1 CEMENT BOARD PANELS SHERWIN WILLIAMS SW 6034 - ARRESTING AUBURN JOINT PATTERN PER ELEVATIONCB-2 CEMENT BOARD PANELS SHERWIN WILLIAMS SW 6442 - RHUMBA ORANGECB-3 CEMENT BOARD SIDING SHERWIN WILLIAMS SW 6252 - ICE CUBE 8" HORIZONTAL JOINT PATTERNCB-4 CEMENT BOARD PANELS SHERWIN WILLIAMS SW 6004 - MINK G-32CONC-1 ARCHITECTURAL CONCRETE - - SMOOTH FINISHEXTERIOR MATERIALS SCHEDULE12KEYNOTESSCALE: 1" = 50'-0"HEIGHT DIAGRAM WEST - LEVEL 3383' - 9"WEST - LEVEL 4393' - 6"WEST - LEVEL 5403' - 3"WEST ROOF T.O.P411' - 11 3/8"WEST - LEVEL 2374' - 0"3A4.10-W2A4.10-WWEST - AVGGRADE371' - 4 3/16"WEST - LEVEL 1363' - 3"F.6FC.3BGAA.5CC.6ED.5F.3DC.8C.2CB-4(E) GRADEHHHHHFFFFFEEEECCCCFFFCCCCB-3CB-3CB-3BBA-2A-2CB-1CB-1BR-1FFCB-4CB-1CB-4CB-4CB-4CB-1CB-1CB-4CB-4GGGGGGFFFA-2A-2A-2ECCCCGGGFFFFFFFFFF2-03A-2A-23-04A-2MOVERHEAD CANOPYACCENT LIGHTING AT ENTRYORNAMENTAL BRICKWEST - LEVEL 3383' - 9"WEST - LEVEL 4393' - 6"WEST - LEVEL 5403' - 3"12WEST ROOF T.O.P411' - 11 3/8"WEST - LEVEL 2374' - 0"91065WEST - AVGGRADE371' - 4 3/16"WEST - LEVEL 1363' - 3"4387CB-1(E) GRADEAAAAAAAAA1A4.10-WIIIIIIIICB-3CB-3IJBUILDING ENVELOPE NOTES - ELEVATIONS1. SEE B.E. DRAWINGS FOR PRODUCT MATRIX, GENERAL NOTES, AND SCHEDULES.2. PROVIDE PENETRATION WRAP AND FLASHING AT WINDOWS PER B.E. DRAWINGS.3. PROVIDE PENETRATION WRAP AT SWING DOORS AND SLIDING PATIO DOORS PER B.E. DRAWINGS.4. PROVIDE FLASHING AND PENETRATION WRAP AT KNIFE PLATE PENETRATIONS PER B.E. DRAWINGS.5. PROVIDE A SOLDERED CAP FLASHING AT TARGETS FOR WALL MOUNTED ATTACHMENTS PER B.E. DRAWINGS.6. PROVIDE PENETRATION WRAP AND FLASHING AT UTILITY BOXES PER B.E. DRAWINGS.7. HANDRAILS AND SIM. ITEMS PER B.E. DRAWINGS.8. PROVIDE A 1-PC. FLASHING AROUND PIPE/CONDUIT/HOSE BIB PENETRATIONS PER B.E. DRAWINGS. PROVIDE 2-PC FLASHING AT LOCATIONS THAT WILL NOT ACCEPT A 1-PC PER B.E. DRAWINGS.9. PROVIDE FLASHING AT METERS, SWITCHGEARS, ETC. PER B.E. DRAWINGS.10. SEE B.E. DRAWINGS FOR FLUSH HOSE BIB AT CONCRETE.11. SEE B.E. DRAWINGS FOR A TYPICAL SEALANT JOINT.12. SEE B.E. DRAWINGS FOR A KERF CUT FLASHING TERMINATION AT CONCRETE.13. SEE B.E. DRAWINGS FOR TYPICAL FLASHING LAP JOINT AND WRB STRIP BEHIND FLASHING LEG.14. SEE B.E. DRAWINGS FOR TYPICAL METAL SIDING ASSEMBLY.15. SEE B.E. DRAWINGS FOR TYPICAL FIBER CEMENT SIDING ASSEMBLY.© 2016 GROUPARCHITECT, INC. ALL RIGHTS RESERVEDSHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE:ISSUE:AVANA RIDGE, LLCPROJECT ISSUES:PRELIMINARY PUDBUILDING PERMITBUILDING PERMIT RESUB #1BUILDING PERMIT RESUB #2FINAL PUD12/29/201512/29/201510/28/20161/17/20171/26/2017AVANA RIDGEPLANNED URBAN DEVELOPMENT10615 SE 172nd STREET, RENTON, WA 980551/25/2017 10:42:27 AMWEST BUILDINGELEVATIONSA3.21-W1545BJPLVO / WEL10/28/16BUILDING PERMIT RESUBMITTALSCALE: 1/8" = 1'-0"A3.21-WWEST BLDG - NORTH ELEVATION - SE 172ND ST1SCALE: 1/8" = 1'-0"A3.21-WWEST BLDG - WEST ELEVATION - BENSON DR2MARK EXTERIOR MATERIAL FINISH MANUFACTURER FINISH SPECIFICATION COMMENTSBR-1 BRICK THIN VENEER MUTUAL MATERIALS SLIMBRICK - EBONYCB-1 CEMENT BOARD PANELS SHERWIN WILLIAMS SW 6034 - ARRESTING AUBURN JOINT PATTERN PER ELEVATIONCB-2 CEMENT BOARD PANELS SHERWIN WILLIAMS SW 6442 - RHUMBA ORANGECB-3 CEMENT BOARD SIDING SHERWIN WILLIAMS SW 6252 - ICE CUBE 8" HORIZONTAL JOINT PATTERNCB-4 CEMENT BOARD PANELS SHERWIN WILLIAMS SW 6004 - MINK G-32CONC-1 ARCHITECTURAL CONCRETE - - SMOOTH FINISHEXTERIOR MATERIALS SCHEDULE21KEYNOTES1 01/17/16 BUILDING PERMIT RESUBMITTAL 25' - 8 1/2"16' - 9"VFY W/ WASTE MNGMNT6' - 0"VFY W/ WASTE MNGMNT5' - 6"4-YARD BINCOMMERCIAL CONTAINER4-YARD BINCOMMERCIAL CONTAINER4-YARD BINCOMMERCIAL CONTAINER4-YARD BINCOMMERCIAL CONTAINER6" CMU WALL, HARDI SIDING FINISH12' - 6"CB-4CB-4CB-4CB-4EQ EQ EQ EQ EQ EQ EQ3' - 1"4' - 0 1/2"3' - 4 1/2"10' - 6"ADJACENT LOTPARCEL 2923059176REFUSE/RECYCLE ENCLOSURE© 2016 GROUPARCHITECT, INC. ALL RIGHTS RESERVEDSHEET TITLE:PROJECT No.CHECKED:DRAWN:REVISIONSCLIENT:PROJECT:1735 westlake avenue north, suite 200, seattle, wa 98109206.365.1230 | www.grouparch.comORIGINAL SHEET SIZE IS 24"x36" | PLOT DATE: SHEET DATE:ISSUE:AVANA RIDGE, LLCPROJECT ISSUES:PRELIMINARY PUDBUILDING PERMITBUILDING PERMIT RESUB #1BUILDING PERMIT RESUB #2FINAL PUD12/29/201512/29/201510/28/20161/17/20171/26/2017AVANA RIDGEPLANNED URBAN DEVELOPMENT10615 SE 172nd STREET, RENTON, WA 980551/25/2017 10:33:01 AMREFUSE/RECYCLEENCLOSUREDETAILSA0.101545BJPLVO / WEL10/28/16BUILDING PERMIT RESUBMITTALSCALE: 1/4" = 1'-0"A0.10REFUSE/RECYCLE ENCLOSURE PLAN4SCALE: 1/4" = 1'-0"A0.10REFUSE/RECYCLE ENCLOSURE - NORTH ELEV2SCALE: 1/4" = 1'-0"A0.10REFUSE/RECYCLE ENCLOSURE - EAST ELEV3SCALE: 1/4" = 1'-0"A0.10REFUSE/RECYCLE ENCLOSURE - WEST ELEV6SCALE: 1/4" = 1'-0"A0.10REFUSE/RECYCLE ENCLOSURE - SOUTH ELEV5MARK FINISH MANUFACTURER FINISH SPECIFICATION COMMENTSCB-4 SHERWIN WILLIAMS SW 6004 - MINK TRASH ENCLOSURE - CMU WALL WITH SIDING TO MATCH BUILDINGSMATERIALS SCHEDULEREFUSE OR RECYCLING: UNIT #/10 = CUBIC YARDS OF REFUSE OR RECYCLING74 UNITS = 7.4 x 1 = 7.4 CUBIC YARDS REQUIRED74 UNITS = 7.4 x 1 = 7.4 CUBIC YARDS REQUIREDREFUSE: (4) 2 CU. YD. CONTAINERS PROVIDEDRECYCLE: (4) 2 CU. YD. CONTAINERS PROVIDEDSOLID WASTE/RECYCLABLE REQUIREMENTS4-4-090 - REFUSE AND RECYCLING STANDARDSRM-F REFUSE AND RECYCLING REQUIREMENTS:4-4-090.C - GENERAL REQUIREMENTSARCHITECTURAL DESIGN OF OUTDOOR STRUCTURE SHALL BE CONSISTENT WITH ARCHITECTURE OF PRIMARY BUILDINGS ON PROPERTY. COLLECTIONS AND COMPACTOR AREAS SHALL BE SCREENED BY MIN 6 FT HIGHT FENCE OR WAL. ENTRY INTO THE ENCLOSURE SHALL BE AT LEAST 12 FT WIDE. MIN HEIGHT WHERE ENCLOSED TO BE 15 FT. 4-4-090.D - MULTI-FAMILY DEVELOPMENTS - ADDITIONAL REQUIREMENTS FOR DEPOSIT AND COLLECTION AREASMIN SIZE TO BE 1.5 SF / DU FOR COLLECTION AREAS. A MINIMUM OF ONE COLLECTION AREA IS REQUIRED PER 30 DWELLING UNITS. COLLECTION AREAS SHALL BE LOCATED NOT FURTHER THAN 200 FT FROM THE ENTRIES TO THE BUILDING THEY SERVE. REFUSE / RECYCLING AREAS REQUIRED: 74 DU x 1.5 SF / DU = 111 SF MIN RECYCLE COLLECTION AREA74 DU x 3.0 SF / DU = 222 SF MIN REFUSE COLLECTION AREAREFUSE / RECYCLING AREAS PROVIDED: ONE CENTRALLY-LOCATED PICKUP LOCATION IS PROPOSEDTOTAL AREA OF ENCLOSURE = 436 SF SCALE: 1" = 80'-0"TRASH ENCLOSURE KEY PLAN ADVISORY NOTES TO APPLICANT LUA17-000041 January 26, 2017 Name: Avana Ridge FPUD Application Date:10619 SE 172nd St Renton, WA 98055-5487 Site Address: ENG - Final Plat Submittal Review Version 1 | Engineering Review Comments Contact: Rohini Nair | 425-430-7298 | rnair@rentonwa.gov •Provide the plan sheet showing the street section information, ROW dedication , and the ROW width. •Label all the stormwater facilities, and easements in the site plan, label as private/ public accordingly. •The location of the proposed wall on Benson Drive (SR 515) should be shown correctly with the clear zone provided . Recommendations: •All utility comments of the preliminary PUD are still applicable on the final PUD •Street lighting as per City standards will be analyzed, required, and reviewed with the construction permit review. •Right of way dedication and associated Real Estate Excise Tax Affidavit (REETA) form will be required prior to final certificate of occupancy of the first building. •Stormwater drainage covenant and bill of sale are required prior to final certificate of occupancy of the first building. •Approved water and sewer service plans are to be provided to the City before construction permit approval. •Completion letter regarding the water and sewer should be provided from the service district prior to temporary certificate of occupancy of the first building. •All utility and transportation aspects will be reviewed in detail with the construction permit associated with this project. •Payment of transportation impact fee will be applicable at the time of building permit issuance. Fire Review - Building Comments Contact: Corey Thomas | 425-430-7024 | cthomas@rentonrfa.org Recommendations: Environmental Impact Comments: 1.Fire impact fees are applicable at the rate of $463.66 per multifamily unit. This fee is paid at time of building permit issuance. Code Related Comments: 1.The preliminary fire flow is 2,250 gpm. A minimum of three fire hydrants are required. One within 150 feet and two within 300 feet of the building. Hydrant spacing shall meet maximum spacing requirements of 300 feet also. One hydrant is required within 50 feet of all fire department connections for standpipes and sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code. Looped water mains are required around buildings when the fire flow exceeds 2,500 gpm. A water availability certificate is required from Soos Creek Water and Sewer District. 2.Approved fire sprinkler and fire alarm systems are required throughout the buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 3.Fire department apparatus access roadways are required within 150 feet of all points on the buildings. Fire access roads are required to be a minimum of 20 feet unobstructed width with turning radius of 25 feet inside and 45 feet outside minimum. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30 ton vehicle and 75 psi point loading. Maximum grade is 15 percent. Minimum vertical clearance for fire access through the building is 13 feet, 6 inches. Otherwise an approved fire access turnaround may be required near the southeast corner of the building. 4.An electronic site plan is required prior to occupancy for pre fire planning purposes. Page 1 of 1Ran: March 09, 2017 Avana Ridge FPUD LUA17-000041 PARTIES OF RECORD Contact JUSTIN LAGERS 9675 SE 36th St, Ste. 105 Mercer Island, WA 98040 (253) 405-5587 justin@pnwholdings.com Owner AVANA RIDGE LLC 9675 SE 36TH St, 105 MERCER ISLAND, WA Party of Record Rhanda Rae Murphy 17000 104th Ave SE Renton, WA 98055 Party of Record Dan Palner 16638 106th Ave SE Renton, WA 98055 Party of Record Molly Moss 3121 Cedar Ave S Renton, WA 98055 Party of Record Brent Carson 719 Second Ave, Suite 1150 Seattle, WA 98092 Party of Record Jerry Miller PO Box 686 Renton, WA 98057 Party of Record Daniel Ridenour 16836 106th Ave SE Renton, WA 98055 Party of Record Doug Goods 16602 106th Ave SE Renton, WA 98055 Party of Record JODY HANAWALT PO Box 4097 Renton, WA 98057 (206) 571-1354 Party of Record Molly Heine 16829 SE 105th St Renton, WA 98055 Party of Record Corine Kumano 10829 SE 172nd St, #6C Renton, WA 98055 (562) 237-2754 Party of Record Mark Faas 2915 Cedar Ave S Renton, WA 98055 Party of Record Emily Brooker 16810 104th Ave SE Renton, WA 98055 Party of Record Caryn Cantu 16561 106th Ave SE Renton, WA 98055 Party of Record H.A. Chau 4101 150th Ave SE Bellevue, WA 98006 (425) 246-1964 Party of Record Andrew Gray 3275 Cedar Ave S Renton, WA 98055 (206) 713-1861 Party of Record Rita Melloy 10825 SE 172nd St, A5 renton, WA 98055 Party of Record Genevieve Byrnes 3125 Cedar Ave S Renton, WA 98055 Party of Record Wendy Yadock 17020 104th Ave SE Renton, WA 98055 wjy@att.net Party of Record Dan Russell 43755 Louisiana St Palm Desert, CA 92211 (702) 340-6939 Party of Record D. Bruce & Nancy Stanley 10825 SE 172nd St, #5B Renton, WA 98055-5969 (425) 277-1415 Party of Record Mike & Julie Radtke 17024 106th Ave SE Renton, WA 98055 mjrocket88@msn.com Party of Record Scott Petett, D.C. 10622 SE Carr Rd, Suite A Renton, WA 98055 (425) 277-2225 scottpetettdc@comcast.net Page 1 of 2 Avana Ridge FPUD LUA17-000041 PARTIES OF RECORD Party of Record Philip Reitz 2907 Cedar Ave S Renton, WA 98055 (206) 310-3033 Party of Record Kimmie McMullin 17030 106th Ave SE Renton, WA 98055 Party of Record Debra Russell 829 S 31st St Renton, WA 98055 (425) 829-4008 Party of Record Daniel Hiranaka 10510 SE 172nd St Renton, WA 98055 Page 2 of 2