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HomeMy WebLinkAboutReport 1CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT 10911 to U1t?"1111 e-1 Date: May 11, 2011 To: City Clerk's Office From: Stacy M Tucker Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: Stillmaker Additions LUA (file) Number: LUA-10-075, SME Cross -References: AKA's: Project Manager: Gerald Wasser Acceptance Date: October 29, 2010 Applicant: Buzz Tenenbom, CTA Design Builders, Inc. ' Owner: David & Linda Stillmaker Contact: Same as applicant PID Number: 2223059089 N ERC Decision Date: ERC Appeal Date: Administrative Approval: December 20, 2010 Appeal Period Ends: - Public Hearing Date: ; Date Appealed to HEX: 1 By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting a Shoreline Exemption Certificate for the construction of two living space additions to a single family residence located along the Cedar River. i Location: 13401 SE 151St Street i Comments: A Critical Areas Exemption will be prepared after building permit submittal. 7 8 . • IRL Gerald Wasser From: Gerald Wasser Sent: Thursday, January 06, 2011 9:55 AM To: 'Buzz Tenenbom' Cc: Jennifer T. Henning Subject: RE: Stillmaker project understandings Hello Buzz: I hope that the following information provides the clarification you need to proceed with the proposed Stillmaker Additions project. In our telephone conversation of December 29, 2010 1 mentioned that when you are ready to apply for a building permit the following would be required: Itemized cost of proposed improvements which should include any changes/remodeling of the existing structure. Using assessed values from King County assessments is adequate for comparison when determining Substantial Improvement; A topographic map showing that improvements are least 1 -foot above the base flood elevation (100 -year flood elevation). The information shown on the map should be drawn by a licensed surveyor. The finished floor of the addition does not have to be elevated to be 1 -foot above the base flood elevation unless the cost of improvements exceeds 50% of the market value of the existing structure (Substantial Improvement). If the cost of the improvements (cumulatively) exceeds 50% of the market value of the existing structure, then building additions would have to be elevated to be 1 -foot above the base flood elevation provided that only minimum alterations are made to the existing structure (i.e. only cutting an entrance from the existing building into the addition). if more extensive alterations are needed to the existing structure, then the entire existing building and the additions must be brought up to current floodplain standards; and Compensatory storage calculations, prepared by a hydrologist/engineer, showing where and how storage would be accommodated. also mentioned to you that the City would waive the requirement for a biological evaluation/habitat report and such waiver would only be for the project as currently proposed. Such waiver is of a City requirement. You would still need to comply with FEMA's requirements related to the National Marine Fisheries Service (NMFS) September 22, 2008 Biological Opinion regarding the National Flood Insurance Program. Further, the City will prepare a Critical Areas Permit for the project after the building permit application is received. Please contact me if you have questions_ Jerry Gerald C. Wasser, Associate Planner Department of Community & Economic Development City of Renton 1055 South Grady Way Renton, WA 98057 (425) 430-7382 FAX (425) 430-7300 gwasser@rentonwa.gov From: Buzz Tenenbom Finailto:buziC ctabuilds.co l Sent: Tuesday, January 04, 20112:05 PM To: Jennifer T. Henning; Gerald Wasser Subject: Stillmaker project understandings Hi Jennifer, Jerry, just wanted to reiterate our understandings, re allowing the Stillmaker project to proceed. The owner has seen many ups and downs as far as allowing this project to proceed, and we thus want to eliminate any more surprises. Thanks. You have determined that this project shall be allowed to go ahead from a land use point of view, provided we adhere to the flood plain requirements. Further: • It is my understanding from speaking with .ferry that the requirements for a Biological Opinion are being waived. • I also understand that as far as determining whether this project falls under the category of a Substantial Improvement, you will be using a detailed construction estimate for this project compared to the assessed values from the King County Department of Assessments. • Lastly, your letter of 12/13 states that we do not have to meet a requirement of being above 1 foot of the base flood elevation, provided this is not a Substantial Improvement. Please let me know you agree with the above. Thanks very much, Buzz Tenenbom Buzz Tenenbom A.I.A. CTA design Builders, Inc. CTA Builds, Inc. Architects & General Contractors Ofc: 206-286-1692 Fx: 206-545-6802 www.ctabuilds.com Find us on Fr.cebo C r City of <. DEPARTMENT OF COMMUNITY r AND ECONOMIC DEVELOPMENT PLANNING DIVISION CERTIFICATE OF EXEMPTION FROM SHORELINE SUBSTANTIAL DEVELOPMENT EVALUATION FORM & DECISION DATE OF PERMIT ISSUANCE: December 20, 2010 LAND USE ACTION FILE NO.: LUA10-076, SME PROJECT NAME: Stillmaker Additions PROJECT MANAGER: Gerald C. Wasser, Associate Planner OWNER/APPLICANT: Owner: David L. & Linda Ann Stillmaker 13401 SE 151St Street Renton, WA 9$053 Applicant- Buzz Tenenbom, AIA CTA Design Builders, Inc. 1101 North Northlake Way Seattle, WA CONTACT (if other than Owner): Same as applicant PROJECT LOCATION: LEGAL DESCRIPTION: SEC-TWN-R: WATER BODY/WETLAND: 13401 SE 151St Street (Attachment 1) See Attachment 2 SEC 22-TWN 23-115N Cedar River CTA RECEIVED KC 2 2 ZU10 137Y os- a�*�ror. F- 4 4 130LOIfir Di`jiSln City of Renton Department of comma Economic Development Certificate of Exern, ram Shoreline Substontia! Development Stillmaker Additions LUA10-076, SMF DATE OF PERMIT; December 20, 2010 Page 2 of 3 PROPOSAL DESCRIPTION: The applicant is requesting a Shoreline Exemption Certificate for the construction of two living space additions to a single family residence located in the Cedar River floodplain. One addition would involve enclosing an existing 408 square foot carport (which is 200 -feet landward of the ordinary high water mark) and the other addition would involve enclosing a 216 square foot deck (which is 180 -feet from the ordinary high water mark) for a total living space addition of 624 square feet (Attachment 3). The Cedar River is identified as a Shoreline of the State in the City of Renton Shoreline Master Program (RMC 4-3-090). An exemption from a Shoreline Management Substantial Development Permit is hereby granted on the proposed project in accordance with RMC 4-9-190C and/or for the following reason(s): Construction on shorelands by an owner, lessee or contract purchaser of a single family residence for his own use or the use of his family, which residence does not exceed a height of 35 -feet above average grade level and which meets all requirements of the State agency or local government having jurisdiction thereof. Single family residence means a detached dwelling designed for and occupied by one family including those structures and developments within a contiguous ownership which are a normal appurtenance. An appurtenance is necessarily connected to the use and enjoyment of a single family residence and is located landward of the ordinary high water mark. Construction autlfioirized u der this exemption shall be located landward of the ordinary high water mark. C;ty of Renton Department of Comm u, Economic Development Certificate of Exeml -am Shoreline Substantial Development StiUrnaker Additions LUA10-076, SMF DATE OF PERMIT: December 7.0, 2010 Page 3 of 3 The proposed development is consistent or inconsistent with (check one): CONSISTENT X INCONSISTENT Policies of the Shoreline Management Act. N/A The guidelines of the Department of Ecology where no Master Program has been finally approved or adapted by the Department. x C. E. "Chip" Vincent, Planning Director Planning Division Attachments: Legal Description Vicinity/Neighborhood Detail Map Site Plan December 13, 2014 email cc: Owner/Applicant Contact City of Renton Official File ADVISORY NOTES TO APPLICANT The City of Renton Shoreline Master Program. Date The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process far the land use actions. Planning: The applicant must comply with all Federal, State of Washington, and City of Renton regulations regarding development in flood hazard and floodplain areas. In an email of December 13, 2010 (Attachement 4) the applicant was made aware of such requirements which must be submitted for review and approval prior to issuance of any building permits. vAent011 P�annmg N\As:�Qn VA E i�ECZV MAP yrs 1 f,032 5026 2222 k Ij If Pi r 1411. 1- .3293 ly�- 7 - .. 5', 36 15`14 2 45 13c iu i 32 f, M30 it 13417 13XV 7341? 3j2y 13335 C41da F JR J~ Na I D. -M) Zane Sows Cftwk Pat* arnd Tmil R^4 IC 12010 K09 cou"ly I , Ol 1303? The 'wrbmm5on widuded on the map nas been OOrnpWd by Cu=ty %W from a vwmty of smwars and is subject to chnge wfthW notice. Kkrg County nv*as no rummtaumr, warranties, warraes, exprexpressssw aor "W. to m=mcy. owYoetape, bmefift rvaW or tto W* use of such information. This Oownvm 5 rzrvzg:,.d fc, use es a surrey product. " Xy shall nco tic liable for any general, spedat kvdan* or ='MuwrbaJ ffwgas -in bui not krIted io, losA revenues proproresultingft resulting from one or mist� of the irdarmfffian conned on s ffmp. sale of Variamap or =bm m t4s map is pmhlbiled axaNgt by wftim perffftsm ef KP9 Gmmty I L ft DWAr 1OF12,QOIO Source: King Coamty MAP - Property Informa6w (hVp,hNww.mObDkcgOv?GlSr"AP) 4Y, NY2.i 1 '3 JF� 5912"SJrc 14934 i I�Iqlll 31 }3110 11 1-1018 15`1}, i5j,19 4 1pl-1 24 15073 V Renton 4 920 4 eV 4926 15923 U301 Cw 2Y 2 a 'bJ?:; 11 8 ._„25 .2123 5yie 2 ?LT 15041iYJ95 !oze yrs 1 f,032 5026 2222 k Ij If Pi r 1411. 1- .3293 ly�- 7 - .. 5', 36 15`14 2 45 13c iu i 32 f, M30 it 13417 13XV 7341? 3j2y 13335 C41da F JR J~ Na I D. -M) Zane Sows Cftwk Pat* arnd Tmil R^4 IC 12010 K09 cou"ly I , Ol 1303? The 'wrbmm5on widuded on the map nas been OOrnpWd by Cu=ty %W from a vwmty of smwars and is subject to chnge wfthW notice. Kkrg County nv*as no rummtaumr, warranties, warraes, exprexpressssw aor "W. to m=mcy. owYoetape, bmefift rvaW or tto W* use of such information. This Oownvm 5 rzrvzg:,.d fc, use es a surrey product. " Xy shall nco tic liable for any general, spedat kvdan* or ='MuwrbaJ ffwgas -in bui not krIted io, losA revenues proproresultingft resulting from one or mist� of the irdarmfffian conned on s ffmp. sale of Variamap or =bm m t4s map is pmhlbiled axaNgt by wftim perffftsm ef KP9 Gmmty I L ft DWAr 1OF12,QOIO Source: King Coamty MAP - Property Informa6w (hVp,hNww.mObDkcgOv?GlSr"AP) 4Y, 1 ?XJ25 13194 5912"SJrc 14934 i I�Iqlll 31 }3110 11 1-1018 15`1}, 1pl-1 24 15073 V Renton 16036 15923 ?5731 yrs 1 f,032 5026 2222 k Ij If Pi r 1411. 1- .3293 ly�- 7 - .. 5', 36 15`14 2 45 13c iu i 32 f, M30 it 13417 13XV 7341? 3j2y 13335 C41da F JR J~ Na I D. -M) Zane Sows Cftwk Pat* arnd Tmil R^4 IC 12010 K09 cou"ly I , Ol 1303? The 'wrbmm5on widuded on the map nas been OOrnpWd by Cu=ty %W from a vwmty of smwars and is subject to chnge wfthW notice. Kkrg County nv*as no rummtaumr, warranties, warraes, exprexpressssw aor "W. to m=mcy. owYoetape, bmefift rvaW or tto W* use of such information. This Oownvm 5 rzrvzg:,.d fc, use es a surrey product. " Xy shall nco tic liable for any general, spedat kvdan* or ='MuwrbaJ ffwgas -in bui not krIted io, losA revenues proproresultingft resulting from one or mist� of the irdarmfffian conned on s ffmp. sale of Variamap or =bm m t4s map is pmhlbiled axaNgt by wftim perffftsm ef KP9 Gmmty I L ft DWAr 1OF12,QOIO Source: King Coamty MAP - Property Informa6w (hVp,hNww.mObDkcgOv?GlSr"AP) BEG 3490.96 FT S & 88.67 FT E OF NW COR OF SEC TH S 61-09-00 E 595 FT TH S 28-51-00 W 350.04 FT TH S O4-34-00 W 546.25 FT TO TPOB TH N 63-05- 36 E 92.31 FT TH S 15-27-20 E TO NLY SHORE OF CEDAR RIVER TH WLY ALG SD SHORE TAP WCH BEARS S O4-34-00 W FR TPOB TH N 04-34-00 E TO TPOB NTTA_j�i 4 Gerald Wasser From: Jennifer T. Henning Sent: Monday, December 13, 2010 3:30 PM To: 'Buzz Tenenbom' Cc: Gerald Wasser; Chip Vincent Subject: RE: mapping issue?? Attachments: 13401SE151st_PreliminaryDFIRM (2).pdf; FEMA480_Substantiai Improvement.pdf Bello Buzz, Perfect timing. We sent your inquiry to our Stormwater Utility. They, in turn, contacted Chuck Steele at Washington Department of Ecology (DOE). The bottom line is that the map is in error, and DOE is agreeing to allow you to use the new map that will be adopted next year. The house is not within the Floodway, however, it is within the Floodplain. Here are the relevant discussions that were in the email chain: "The map is not correct, the floodway should extend over the river. The problem is that we have a floodway that was determined when the original FiRM was developed in 1989 or before, but either over time the river may migrated to its location shown on the 2009 orthographic photo, or we cannot precisely overlay the FIRM floodway boundary into our GIS, or both (probably a combination of both). To resolve this i spoke Chuck Steele at Ecology. He agreed that we could use the new flood study that was completed for the Cedar River and approved by FEMA as the basis for the location of the floodway. FEMA is in the process of incorporating the new Cedar River flood study into the new Flood Insurance Rate Maps as part of their Floodplain map update and adoption process. Attached is a map showing the floodway location and floodplain at the property location based upon the new flood study. Based upon the preliminary new Flood insurance Rate Maps that is in the process of being made effective, the Stillmaker house is not located in the floodway, but it is still located in the floodplain. The Base Flood Elevation of the floodplain on the property is elevation 75.58 NAVD 88 Datum. The building addition to expand the footprint of the building can be allowed, but requirements associated with the City's flood hazard ordinance will still have to be met (floodwater openings in the foundation, anchoring, flood resistant material, compensatory storage). The hous`e-was constructed prior to the development and adoption of any Flood Insurance Rate maps (pre -FIRM building) for the Cedar River. The finished floor for the addition does not have to be elevated to be 1 foot above the base flood elevation, unless the cost of the improvements exceed 50% of the market value of the existing structure (Substantial Improvement). If the cost of the improvements (cumulatively) exceed the 50% of the market value of the existing structure, then the building additions would have to be elevated to be 1 -ft above the base flood elevation provided that only minimum alterations necessary are made to the existing structure (i.e. only cutting an entrance from the existing building into the addition). if more extensive alterations are needed to the existing structure, then the entire exiting building and additions must brought up to current floodplain standards. in summary, the building is not in the floodway based upon the most recent flood study that was approved by FEMA, which they are in the process of adopting as the effective FiRM. Therefore we can allow the proposed expansion of the building footprint, since it is not in the regulatory. floodway. The building is located in the floodplain and the Base Flood Elevation of the floodplain on the property is elevation 75.58 NA VD 88 Datum. The applicant will need to submit detailed cost estimate of the proposed improvements along with the market value of the structure to the City for us to determine if the additions are a substantial improvement or not. if it is a substantial improvement, then they will need to submit building plans that show the degree that the additions modify the existing structure in order to determine if they are minimum alterations or extensive alterations to the existing structure. This is needed so that we can determine if only the addition has to be constructed to our current floodploin standards or if the whole house plus the addition have to be brought up to floodplain standards_ This review will need to be completed prior to the building permit being issued for the additions to the Stillmaker residence. The applicant will also need to comply with FEMA's requirements related to the National Marine Fisheries Service September 22, 2008 Biologi )pinion regarding the National Flood !ns ce Program. CED will also need to include the information for projects permitted in the floodplain that is required by FEMA annually os the result of the Biological Opinion. Let me know if you want to meet to discuss this further," You will need to provide a detailed cost estimate for the work. Here is some information regarding guidance on establishing market value of the building. "Attached is information regarding FEMA regulations for improvements to existing structures in the floodplain as it relates to the Stillmaker residence and would also apply to any other buildings in the floodplain. The substantial improvement is based upon the cost of the improvements being made to the building and the market value of the building that is being improved. The attached information describes the level of detail and cost information needed for the improvements. The information also provides several options for how the applicant can establish market value of the building that is being improved." In addition, you will still need to comply with regulations regarding development within the flood plain. Here are the Flood Regulations: I. FLOOD HAZARDS: 1. Applicability: Flood hazard regulations shall apply to all areas of special flood hazards within the jurisdiction of the City. In addition, all other applicable critical area or Shoreline Master Program regulations shall apply within flood hazard areas. See RMC 4-3-090E for a description of Shoreline Master Program jurisdictional areas. a Areas of Special Flood Hazard: Areas of special flood hazard are defined as the land in the floodplain subject to one percent or greater chance of flooding in any given year. Designation on flood maps always include the letters A or V. b. Mapping and Documentation: i. Basic Map and Documentation Identifying Hazards: The areas of special flood hazard are identified by the Federal Insurance Administration in a scientific and engineering report entitled the Flood Insurance Study for the City of Renton, dated September 29, 1989, and any subsequent revision, with accompanying flood insurance maps which are hereby adopted by reference and declared to be a part of this section. The flood insurance study is on file at the Public Works Department. (Ord. 5450, 3-2-2009) ii. When Federal Insurance Study is Not Available: When base flood elevation data has not been provided in accordance with subsection 11 b(i) of this Section the Department Administrator shall obtain, review, and reasonably utilize any base flood elevation and floodway data available from a Federal, State or other source in order to administer subsection 13 of this Section, Specific Standards, and subsection 14 of this Section, Additional Restrictions Within Floodways. The best available information for flood hazard area identification shall be the basis for regulation until a new Flood Insurance Rate Map is issued which incorporates the data utilized under subsection D3a(iv) of this Section. iii. Interpretation of FIRM Boundaries: Per subsection Dad of this Section, the Department Administrator, or his/her designee, shall make interpretations where needed, as to exact location of the boundaries of the areas of special flood hazard (for example, where there appears to be a conflict between a mapped boundary and actual field conditions). The best available information for flood hazard area identification shall be the basis for regulation. iv. Data to be Used for Existing and Future Flow Conditions: The City shall determine the components of the flood hazard area after obtaining, reviewing and utilizing base flood elevations and available floodplain data for a flood having a one percent chance of being equaled or exceeded in any given year, often referred to as the "one -hundred -year flood." The City may require projections of future flow conditions for proposals in unmapped potential flood hazard areas. In mapped or unmapped flood h, d areas, future flow conditions sh le considered for proposed bridge proposals crossing floodways. c. Performance Standards: In addition to general standards of subsection E of this Section, the following regulations, subsections 12 through 14 of this Section, apply in all areas of special flood hazard_ 2. General Standards: In all areas of special flood hazards, the following standards are required: a. Anchoring — All New Construction: All new construction and substantial improvements shall be anchored to prevent flotation, collapse, or lateral movement of the structure. b. Anchoring — Manufactured Homes: All manufactured homes must likewise be anchored to prevent flotation, collapse or lateral movement, and shall be installed using methods and practices that minimize flood damage. Anchoring methods may include, but are not limited to, use of over -the - top or frame ties to ground anchors (reference FEMA's Manufactured Home Installation in Flood Hazard Areas guidebook for additional techniques). c. Construction Materials and Methods: i. All new construction and substantial improvements shall be constructed with materials and utility equipment resistant to flood damage. ii. All new construction and substantial improvements shall be constructed using methods and practices that minimize flood damage. iii. Electrical, heating, ventilation, plumbing, and air-conditioning equipment and other service facilities shall be designed and/or otherwise elevated or located so as to prevent water from entering or accumulating within the components during conditions of flooding. d. Utilities: i. Water: All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of flood waters into the system_ The proposed water well shall be located on nigh ground that is not in the floodway (WAC 173-160-171). iii. Sewer: New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of flood waters into the systems and discharge from the systems into flood waters. iii. Waste Disposal: On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding. e. Subdivision Proposals: i. All subdivision proposals shall be consistent with the need to minimize flood damage; ii. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage; iii. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and iv. All subdivision proposals shall show the flood hazard information and boundary on the subdivision drawing including the nature, location, dimensions, and elevations of the subdivided area. f. Project Review: i. Building Permits: Where elevation data is not available either through the flood insurance study or from another authoritative source, i.e., subsection D3a(iv) of this Section, applications for building permits shall be reviewed to assure that proposed construction will be reasonably safe from flooding. The test of reasonableness is a local judgment and includes use of historical data, high water marks, photographs of past flooding, etc., where available. Failure to elevate at least two feet (2') above grade in these zones may result in higher insurance rates. ii. Land Use Applications: Where base flood elevation data has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least fifty (50) lots or five (5) acres (whichever is less). 3. Specific Standards: In all areas of special flood hazards where base flood elevation data has been provided as set forth in subsection 11 b of this Section, Mapping and Documentation, or subsection D3a(iv) of this Section, Use of Other Base Flood Data, where such data provides flood K elevations that exceed the regi )ry standards in the FEMA flood i ance study, the following provisions are required: a. Residential Construction: i. New construction and substantial improvement of any residential structure shall have the lowest floor, including basement, elevated a minimum of one foot (1') above base flood elevation. ii. Fully enclosed areas below the lowest floor that are subject to flooding are prohibited, or shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing fogy the entry and exit of flood waters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or must meet or exceed the following minimum criteria: (a) A minimum of two (2) openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided; and (b) The bottom of all openings shall be no higher than one foot above grade; and (c) Openings may be equipped with screens, louvers, or other coverings or devices; provided, that they permit the automatic entry and exit of flood waters. b. Manufactured Homes: i. All manufactured homes to be placed or substantially improved within Zones Al -A30, AH, and AE on the community's Flood Insurance Rate Map, on sites outside of a manufactured home park or subdivision, in a new manufactured home park or subdivision, in an expansion to an existing manufactured home park or subdivision, or in an existing manufactured home park or subdivision on which a manufactured home has incurred "substantial damage" as the result of a flood, shall be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated a minimum of one foot above the base flood elevation and be securely anchored to an adequately anchored foundation system to resist flotation, collapse and lateral movement. ii_ Manufactured homes to be placed or substantially improved on sites in an existing manufactured home park or subdivision within Zones Al -30, AH, and AE on the community's Flood Insurance Rate Map that are not subject to the above manufactured home provisions shall be elevated so that either the lowest floor of the manufactured home is elevated a minimum of one foot (1) above the base flood elevation or the manufactured home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are no less than thirty six inches (36") in height above grade and be securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement. c. Nonresidential Construction: New construction of any commercial, industrial or other nonresidential structure shall have the lowest floor, including basement, elevated a minimum of one foot (1') above the level of the base flood elevation. Substantial improvement of any commercial, industrial or other nonresidential structure shall have the lowest floor, including basement, elevated a minimum of one foot (l') above the level of the base flood elevation, or, together with attendant utility and sanitary facilities, shall: i_ Be floodproofed so that below the minimum elevation required in subsection 13c of this Section the structure is watertight with walls substantially impermeable to the passage of water; ii. Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; iii. Be certified by a registered professional engineer or architect that the design and methods of construction are in accordance with accepted standards of practice for meeting provisions of this subsection based on their development and/or review of the structural design, specifications and plans. Such certifications shall be provided to the Department Administrator; iv. Nonresidential structures that are elevated, not floodproofed, must meet the same standards for space below the lowest floor as described in subsection 13a(ii) of this Section; v. Applicants floodproofing nonresidential buildings shall be notified that flood insurance premiums will be based on rates that are one foot (1') below the floodproofed level (e.g., a building floodproofed to the base flood level will be rated as one foot (l') below). A. Recreational Vehic : Recreational vehicles placed on s within Zones Al -30, AH, and AE on the community's Flood Insurance Rate Map not including recreational vehicle storage lots shall either: i. Be on the site for fewer than one hundred eighty (180) consecutive days; ii. Be fully licensed and ready for highway use, on its wheels or jacking system, is attached to the site only by quick disconnect type utilities and security devices, and has no permanently attached additions, or iii. Meet the requirements of subsection l3b of this Section and the elevation and anchoring requirements for manufactured homes. 4. Additional Restrictions within Floodways: Located within areas of special flood hazard established in subsection 11b of this Section, Flood Hazards: Mapping and Documentation, are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of flood waters which carry debris, potential projectiles, and erosion potential, the following provisions apply: a. Increase in Flood Levels Prohibited: Encroachments, including fill, new construction, substantial improvements, and other development are prohibited unless certification by a registered professional engineer demonstrates through hydrologic and hydraulic analyses performed in accordance with standard engineering practice that: i. Encroachments shall not result in any increase in flood levels during the occurrence of the base flood discharge; and ii. There are no adverse impacts to the subject property or abutting or adjacent properties; and iii. There are no higher flood elevations upstream; and iv. The impact due to floodway encroachment shall be analyzed using future land use condition flows. b. Residential Construction in Floodways: Construction or reconstruction of residential structures is prohibited within designated floodways, except for: i. Repairs, reconstruction, or improvements to a structure which do not increase the ground floor area; and ii_ Repairs, reconstruction or improvements to a structure, the cost of which does not exceed fifty percent (50%) of the market value of the structure either: (a) before the repair, reconstruction, or improvement is started; or (b) if the structure has been damaged, and is being restored, before the damage occurred. Work done on structures to comply with existing health, sanitary, or safety codes or to structures identified as historic places may be excluded in the fifty percent (50%). c. Compliance Requirements: If subsections 14a and l4b of this Section are satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard reduction provisions of this Section. 5. Critical Facility: Construction of new critical facilities shall be, to the extent possible, located outside the limits of the special flood hazard area (SFHA) (one hundred (100) year) floodplain. Construction of new critical facilities shall be permissible within the SFHA if no feasible alternative site is available. Critical facilities constructed within the SFHA shall have the lowest floor elevated three feet (3') or more above the level of the base flood elevation (one hundred (100) year) at the site_ Floodproofing and sealing measures must be taken to ensure that toxic substances will not be displaced by or released into flood waters. Access routes elevated to or above the level of the base flood elevation shall be provided to all critical facilities to the extent possible. 6. Compensatory Storage: a. Compensatory Storage Required: Development proposals and other alterations shall not reduce the effective base flood storage volume of the floodplain. If grading or other activity will reduce the effective storage volume, compensatory storage shall be created on the site or off the site if legal arrangements can be made to assure that the effective compensatory storage volume will be 5 preserved over time. Compen ry storage shall be configured so iot to trap or strand salmonids after flood waters recede and may be configured to provide salmonid habitat or high flow refuge whenever suitable site conditions exist and the configuration does not adversely affect bank stability or existing habitat. b. Additional Requirements — Springbrook Creek: The higher of the City hydrologic and hydraulic model results for the one hundred (100) year future land use conveyance and storage events shall be used by the City to determine the volume of compensatory storage required for filling within the one hundred (100) year flood zone of Springbrook Creek. i. An exception to this requirement shall apply where the Federal Emergency Management Agency (FEMA) defined one hundred (100) year flood zone is lower than the City model results for the one hundred (100) year future land use conveyance event. ii. Under the exception, the lower FEMA floodplain elevation shall be used. The exception only applies for the reach of Springbrook Creek between SW 43rd Street and Oakesdale Avenue near SW 41 st Street. c. Determining Finished Floor Elevations According to FEMA: Although City model results will apply to compensatory storage requirements, the FEMA one hundred (100) year flood plain elevations shall be used to establish building finished floor elevations to comply with other National Flood Insurance Program requirements. (Amd. Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005) Jennifer Henning, AICP Planning Manager City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 425.430.7286 From: Buzz Tenenbom [mailto:buzz@ctabuilds.comJ Sent: Monday, December 13, 2010 2:47 PM To: Jennifer T. Henning Subject: FW: mapping issue?? From: Buzz Tenenbom Seat: Monday, December 13, 2010 2:46 PM To: 'Jennifer Henning' Cc: 'Gerald Wasser' Subject: FW: mapping issue?? Hi Jennifer, I've been away, so if you've responded to my query about the mapping error, unfortunately I didn't receive it on my return. I'm wondering what you have found out about the edge of the floodway being shown in the middle of the Cedar River? i My c4ient really believes they should ble to make these modest improvement :heir property, now while they're still able to, thus it's important to follow through on this issue. Thanks for your attention to this matter. Buzz PS If you're interested, see below for a comment from our hydrologist about established widths of floodways. Buzz Tenenbom A.I.A. CTA Design Builders, Inc. CTA Builds, Inc. Architects & General Contractors Ofc: 206-286-1692 Fx: 206-545-6802 www.ctabuilds.com Find us on rebook From: Ed McCarthy[maiIto:edwardjmccarthy@comcast.net] Sent: Thursday, December 02, 2010 3:10 PM To: Buzz Tenenbom Subject: RE: mapping issue?? The Cedar River Flood Ins. Study (FIS) will have published floodway widths for a nearby cross —section. Using these published widths is a good way to check the extent of the floodway. From: Buzz Tenenbom [mailto:buzz@ctabuilds.com] Sent: Thursday, December 02, 2010 1:21 PM To: Jennifer T. Henning Ce: Gerald Wasser; edwardjmccarthy@comcast.net Subject: mapping issue?? Hi Jennifer, I appreciate your comments yesterday, and since we're on the subject of maps, I'd appreciate you looking at the floodway map below, sent to me by Jerry. As I understand it, a floodway border can not be in the middle of the river as it is shown below. It would have to be at least tucked up to the bank on the opposite side, maybe even extending over, depending on the steepness of the bank. And wouldn't it be related to the contours? I also understand this is a mathematical model, so then if you moved the flood way to where it is supposed to be, much of the house is out of the floodway, correct? Buzz Buzz Tenenbom A.I.A. CTA Design Builders, Inc. CTA Builds, Inc. Architects & General Contractors Ofc: 206-286-1692 Fx: 206-545-6802 www.ctabuilds.com t r �g� � ^�.; .�✓ - � �+�� �.,,.? -n fir-. �9�� _,c� TAM lk 54 Aw- s *7s 'sr .. r V a. �s A y s ->�,cy ,vqx• - July 2010 Revised FEMA Preliminary DFIRM Zone A - Special flood hazard areas inundated by 100 year flood regulatory floodplain} Zone X- Areas of 500 year flood, Areas less than 1 -ft depth during 100 year flood, Areas pmtected by levees from 100 year flood anon-regulatoryflocdplain) �__�Renton City Limits Regulatory'.. Potential Annexation Area Boundary ZoneA Q Fioodway Non -Regulatory = Zane A ty of DEPARTMENT OF COMMUNITY D �fyJ AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 29, 2010 TO: LUA10-076, SME File FROM: Gerald Wasser, Associate Planned/ SUBJECT: Building Permit Submittal Materials for Stillmaker Additions spoke with Buzz Tenenbom, project applicant, today regarding an inquiry he made regarding what materials would be necessary when his client applies for a building permit for the Stillmaker Additions project. After discussing the project with Jennifer Henning, Laureen Nicolay, Gary Fink, and Allen Quynn it was decided that Mr. Tenenbom's client needs to submit the following when his client applies for a building permit: a Building Permit Application including a topographic map showing that improvements are at least 1 -foot above the base flood elevation (100 -year flood elevation). The information shown on the map should be drawn by a licensed surveyor; • Itemized cost of proposed improvements; Compensatory storage calculations showing where and how storage would be accommodated to be prepared by a hydrologist/engineer. It was also decided that the City will waive the requirement for a habitat report/biological analysis and will report this to FEMA when annual reporting is due. Such waiver would only be for the project as currently proposed. When the building permit application is received, the City will prepare a Critical Areas Permit for the project. Furthermore, the building permit, when issued, would include a condition that silt fencing would be required during project construction to prevent sediment/debris from entering the Cedar River. All of the above information was given to Buzz Tenenbom via telephone conversation today. h:lced%planninglc.urrent planninglprojects114-076.jerrylmemo documenting phone call to applicant.doc City of -; DEPARTMENT OF COiviiJIUNITY AND ECONOMIC DEVELOPMENT PLANNING DIVISION CERTIFICATE OF EXEMPTION FROM SHORELINE SUBSTANTIAL DEVELOPMENT EVALUATION FORM & DECISION DATE OF PERMIT ISSUANCE: LAND USE ACTION FILE NO.: PROJECT NAME: PROJECT MANAGER: OWNER/APPLICANT: CONTACT (if other than Owner): PROJECT LOCATION: LEGAL DESCRIPTION: SEC-TWN-R: DATE J December 20, 2010 NAME LUA10-076, SME 5tillmaker Additions Gerald C. Wasser, Associate Planner Owner: David L. & Linda Ann Stillmaker 13401 SE 151St Street Renton, WA 98053 Applicant: Buzz Tenenbom, AIA CTA Design Builders, Inc. 1101 North Northlake Way Seattle, WA Same as applicant 13401 SE 151st Street (Attachment 1) See Attachment 2 SEC 22-TWN 23-R5N WATER BODY/WETLAND: Cedar River 16 DEPARTMENT OF COMMUNITY { AND ECONOMIC DEVELOPMENT -� PLANNING DIVISION CERTIFICATE OF EXEMPTION FROM SHORELINE SUBSTANTIAL DEVELOPMENT EVALUATION FORM & DECISION DATE OF PERMIT ISSUANCE: LAND USE ACTION FILE NO.: PROJECT NAME: PROJECT MANAGER: OWNER/APPLICANT: CONTACT (if other than Owner): PROJECT LOCATION: LEGAL DESCRIPTION: SEC-TWN-R: December 20, 2010 LUA10-076, SME Stillmaker Additions Gerald C. Wasser, Associate Planner Owner: David L. & Linda Ann Stillmaker 13401 SE 1515t Street Renton, WA 98053 Applicant: Buzz Tenenbom, AIA CTA Design Builders, Inc. 1101 North Northlake Way Seattle, WA Same as applicant 13401 SE 1517" Street (Attachment 1) See Attachment 2 SEC 22-TWN 23-R5N WATER BODY/WETLAND: Cedar River City of Renton Deportment of Commu Economic Development Certificate of Exert from Shoreline Substantial Development StilimakerAdditions LUA10-076, SMF DATE OF PERMIT: December 20, 2010 Page 2 of 3 PROPOSAL DESCRIPTION: The applicant is requesting a Shoreline Exemption Certificate for the construction of two living space additions to a single family residence located in the Cedar River floodplain. One addition would involve enclosing an existing 408 square foot carport (which is 200 -feet landward of the ordinary high water mark) and the other addition would involve enclosing a 216 square foot deck (which is 180 -feet from the ordinary high water mark) for a total living space addition of 624 square feet (Attachment 3). The Cedar River is identified as a Shoreline of the State in the City of Renton Shoreline Master Program (RMC 4-3-090), An exemption from a Shoreline Management Substantial Development Permit is hereby granted on the proposed project in accordance with RMC 4-9-1900 and/or for the following reason(s): Construction on shorelands by an owner, lessee or contract purchaser of a single family residence for his own use or the use of his family, which residence does not exceed a height of 35 -feet above average grade level and which meets all requirements of the State agency or local government having jurisdiction thereof. Single family residence means a detached dwelling designed for and occupied by one family including those structures and developments within a contiguous ownership which are a normal appurtenance. An appurtenance is necessarily connected to the use and enjoyment of a single family residence and is located landward of the ordinary high water mark. Construction authoirized under this exemption shall be located landward of the ordinary high water mark. City of Renton Department of Commu 1=conomic development Certificate of ✓=xem from Shoreline Substantial Development Stiilmaker Additions LUAAO-0745, SME DATE OF PERMIT: December 20, 2010 Page 3 of 3 The proposed development is consistent or inconsistent with (check one): CONSISTENT K11 INCONSISTENT Policies of the Shoreline Management Act. N/A The guidelines of the Department of Ecology where no Master Program has been finally approved or adapted by the Department. X C. E. "Chip" Vincent, Planning Director Planning Division Attachments: Legal Description Vicinity/Neighborhood Detail Map Site Plan December 13, 2010 email cc: Owner/Applicant Contact City of Menton Official File ADVISORY NOTES TO APPLICANT The City of Renton Shoreline Master Program. _^yZr Date The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: The applicant must comply with all Federal, State of Washington, and City of Renton regulations regarding development in flood hazard and floodplain areas. In an email of December 13, 2010 (Attachement 4) the applicant was made aware of such requirements which must be submitted for review and approval prior to issuance of any building permits. k�Ot Renton pwflin9 utiv, tion WAP -r t 7{g.j sS�15 7a6`J 7 ]irl.'. `�CCf - r! 79JS 7r!'3 7S?r7 ,1uJc ?777J 72272 Qt, � r i5J2? �y �' 7 i7J1 m'nr 737pi `--- ?d9y! 131V 7332? � 7S'�"5` 75ry^? 7377!, 7-1713 3S:f$ '1�, 7.928 7477? £3376 i T5:T76 75179 7<�J! T_1,E�6 ; 3Jf];J 7 7J3A t f21 .15Y-113 ?7727 13i7d 7i�'T,' 7ggJ9 73994 7S9'�S T��` 7:-'-��� r -r -r id916 74334 7 1J- 7497'. ?d§i7 15'!43 ar 73Tlri 75�E1 75 73 7f47. 74429 :45Zt .4931 15.'.14ri 7SJc'T `59:14 TSCr?7 7 41-12i 737 Ltdyk, !�QI2 If—K T 75707 74u34 75'x;32 ?57=9 `fv lb, J3 ?3}tfi 73T7U aT p 760?E 75977 i5r'rf i`✓y?# �r lg{t ' 12 2`2 ?514 1$J?5 Remo n r ?S`127 731?, ?5}3155?73 75 tri A 75_!22 7317? a?v1, S_}2_I v� 73221 737rJ3 S• 7:i1?�, � 75J�Ef 7y:13S 7a�47 7S:•�5 ? - I. T3775 'S3Cs y- Z, 7333! 75'14`9 13777 3i 73s"� 73477 13 373 x3323 73v25� TYZ75 i �i Ct?Carl4ivel-Hail-al :one Soos CmakPar* : rid Tr�rP R4 tC i 2074 K,mg Coantr 01 303r The Wonnafmn inducted on this snap has been compiled by"Counly staff from a variety Cf sources and is subled IC Change wlthan r+olice lfinp County makes r O reprasentalior`s O< wamanlirs. exMw of implied. as t7 accuracy, mmpleleness, timeliness. or rights to the use 01 &,ch informab7n, This doo.!rnel� is not §handed bx use as a survey product Kung C-04MY shaft not be liable for any general, special, indveci midenW. er Consequentiaal a dwragn includirv�, hitt riot firrllled to. losl revenues 7Ics1 prcfrts resulting from the use ar misuse of the 'information contained 6n B+is map. Any Sale of this map or irefnrtnapon on tfu map is prahibi'ied except by wnttan permission al King Courrty. Dww tD'l212010 Saurcm Kirig County -IMAM - Property lntmTo ion (hftp,.Www.meU,*C DOVfGISANW) BEG 1490.96 FT S & 88.67 FT E OF NW COR OF SEC TH S 61-09-00 E 595 FT TH S 28-51-00 W 350.04 FT TH S 04-34-00 W 546.25 FT TO TPOB TH N 63-05- 36 E 92.31 FT TH S 15-27-20 E TO NLY SHORE OF CEDAR RIVER TH WLY ALG SD SHORE TAP INCH BEARS S O4-34-00 W FR TPOB TH N 04-34-00 E TO TPOB 0�4 Vjl y f IAC, H Nllt---N 1 J s k d aCD w. rt O Gerald Wasser From: Jennifer T. Henning Sent: Monday, December 13, 2010 3:30 PM To: 'Buzz Tenenbom' Cc: Gerald Wasser; Chip Vincent Subject: RE: mapping issue?? Attachments: 13401SE151st_PreliminaryDF1RM (2).pdf; FEMA480—Substantial lmprovement.pdf Hello Buzz, Perfect timing. We sent your inquiry to our Stormwater Utility. They, in turn, contacted Chuck Steele at Washington Department of Ecology (DOE). The bottom line is that the map is in error, and DOE is agreeing to allow you to use the new map that will be adopted next year_ The house is not within the Floodway, however, it is within the Floodplain. Here are the relevant discussions that were in the email chain: "The map is not correct, the floodway should extend over the river. The problem is that we have a floodway that was determined when the original FIRM was developed in 1989 or before, but either over time the river may migrated to its location shown on the2009 orthographic photo, or we cannot precisely overlay the FIRM floodway boundary into our GiS, or both (probably a combination of both). To resolve this 1 spoke Chuck Steele at Ecology. He agreed that we could use the new flood study that was completed for the Cedar River and approved by FEMA as the basis for the location of the floodway. FEMA is in the process of incorporating the new Cedar River flood study into the new Flood Insurance Rate Maps as part of their Floodplain map update and adoption process. Attached is a map showing the floodway location and floodplain at the property location based upon the new flood study. Based upon the preliminary new Flood Insurance Rate Mops that is in the process of being made effective, the Stillmaker house is not located in the floodway, but it is still located in the floodplain. The Base Flood Elevation of the floodplain on the property is elevation 75.58 NA VD 88 Datum, The building addition to expand the footprint of the building can be allowed, but requirements associated with the City's flood hazard ordinance will still have to be met (floodwater openings in the foundation, anchoring, flood resistant material, compensatory storage). The house was constructed prior to the development and adoption of any Flood Insurance Rate maps (pre -FIRM building) for the Cedar River. The finished floor for the addition does not have to be elevated to be 1 foot above the base flood elevation, unless the cost of the improvements exceed 50% of the market value of the existing structure (Substantial Improvement). If the cost of the improvements (cumulatively) exceed the 509o' of the market value of the existing structure, thea the building additions would have to be elevated to be 1 -ft above the base flood elevation provided that only minimum alterations necessary are made to the existing structure (i.e. only cutting an entrance from the existing building into the addition). If more extensive alterations are needed to the existing structure, then the entire existing building and additions must brought up to current floodplain standards. In summary, the building is not in the floodway based upon the most recent flood study that was approved by FEMA, which they are in the process of adopting as the effective FiRM. Therefore we can allow the proposed expansion of the building footprint, since it is not in the regulatory floodway. The building is located in the floodplain and the Base Flood Elevation of the floodplain on the property is elevation 75.58 NAVD 88 Datum. The applicant will need to submit detailed cost estimate of the proposed improvements along with the market value of the structure to the City for us to determine if the additions are a substantial improvement or not. if it is a substantial improvement then they will need to submit building plans that show the degree that the additions modify the existing structure in order to determine if they are minimum alterations or extensive alterations to the existing structure. This is needed so that we can determine if only the addition has to be constructed to our current floodplain standards or if the whole house plus the addition have to be brought up to floodplain standards. This review will need to be completed prior to the building permit being issued for the additions to the Stillmaker residence. The applicant will also need to comply with FEMA's requirements related to the National Marine Fisheries . Service September 22, 2008 Riologi -)pinion regarding the National Flood ins ce Program. CED will also need to include the information for projects permitted in the floodplain that is required by FEMA annually as the result of the Biological Opinion. Let me know if you want to meet to discuss this further." You will need to provide a detailed cost estimate for the work. Here is some information regarding guidance on establishing market value of the building. "Attached is information regarding FEMA regulations for improvements to existing structures in the floodplain as it relates to the Stillmoker residence and would also apply to any other b ridings in the floodplain. The substantial improvement is based upon the cost of the improvements being made to the building and the market value of the building that is being improved. The attached information describes the level of detail and cost information needed for the improvements. The information also provides several options for how the applicant can establish market value of the building that is being improved." In addition, you will still need to comply with regulations regarding development within the flood plain_ Here are the Flood Regulations: I. FLOOD HAZARDS: 1. Applicability: Flood hazard regulations shall apply to all areas of special flood hazards within the jurisdiction of the City. In addition, all other applicable critical area or Shoreline Master Program regulations shall apply within flood hazard areas_ See RMC 4-3-090E for a description of Shoreline Master Program jurisdictional areas. a. Areas of Special Flood Hazard: Areas of special flood hazard are defined as the land in the floodplain subject to one percent or greater chance of flooding in any given year. Designation on flood maps always include the letters A or V_ b. Mapping and Documentation: i. Basic Map and Documentation identifying Hazards: The areas of special flood hazard are identified by the Federal Insurance Administration in a scientific and engineering report entitled the Flood Insurance Study for the City of Renton, dated September 29, 1989, and any subsequent revision, with accompanying flood insurance maps which are hereby adopted by reference and declared to be a part of this section_ The flood insurance study is on file at the Public Works Department. (Ord. 5450, 3-2-2009) iii. When Federal Insurance Study is Not Available: When base flood elevation data has not been provided in accordance with subsection 11 b(i) of this Section the Department Administrator shall obtain, review, and reasonably utilize any base flood elevation and floodway data available from a Federal, State or other source in order to administer subsection 13 of this Section, Specific Standards, and subsection 14 of this Section, Additional Restrictions Within Floodways. The best available information for flood hazard area identification shall be the basis for regulation until a new Flood Insurance Rate Map is issued which incorporates the data utilized under subsection D3a(iv) of this Section_ iii. Interpretation of FIRM Boundaries: Per subsection D3d of this Section, the Department Administrator, or his/her designee, shall make interpretations where needed, as to exact location of the boundaries of the areas of special flood hazard (for example, where there appears to be a conflict between a mapped boundary and actual field conditions). The best available information for flood hazard area identification shall be the basis for regulation. iv. Data to be Used for Existing and Future Flow Conditions: The City shall determine the components of the flood hazard area after obtaining, reviewing and utilizing base flood elevations and available floodplain data for a flood having a one percent chance of being equaled or exceeded in any given year, often referred to as the "one -hundred -year flood_" The City may require projections of future flow conditions for proposals in unmapped potential flood hazard areas. In 2 mapped or unmapped flood h� -d areas, future flow conditions sh �e considered for proposed bridge proposals crossing floodways. c. Performance Standards:. In addition to general standards of subsection E of this.Section, the following regulations, subsections 12 through 14 of this Section, apply in all areas of special flood hazard. 2. General Standards: In all areas of special flood hazards, the following standards are required: a. Anchoring —All New Construction: All new construction and substantial improvements shall be anchored to prevent flotation, collapse, or lateral movement of the structure. b. Anchoring — Manufactured Homes: All manufactured homes must likewise be anchored to prevent flotation, collapse or lateral movement, and shall be installed using methods and practices that minimize flood damage. Anchoring methods may include, but are not limited to, use of over -the - top or frame ties to ground anchors (reference FEMA's Manufactured Home Installation in Flood Hazard Areas guidebook for additional techniques)_ c. Construction Materials and Methods: i. All new construction and substantial improvements shall be constructed with materials and utility equipment resistant to flood damage. ii. All new construction and substantial improvements shall be constructed using methods and practices that minimize flood damage. iii. Electrical, heating, ventilation, plumbing, and air-conditioning equipment and other service facilities shall be designed and/or otherwise elevated or located so as to prevent water from entering or accumulating within the components during conditions of flooding. d. Utilities: i. Water: All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of flood waters into the system_ The proposed water well shall be located on high ground that is not in the floodway (WAC 173-160-171). ii. Sewer: New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of flood waters into the systems and discharge from the systems into flood waters. iii. Waste Disposal: On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding. e. Subdivision Proposals: i. All subdivision proposals shall be consistent with.the need to minimize flood damage; ii. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage; iii. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and iv_ All subdivision proposals shall show the flood hazard information and boundary on the subdivision drawing including the nature, location, dimensions, and elevations of the subdivided area. f. Project Review: i. Building Permits: Where elevation data is not available either through the flood insurance study or from another authoritative source, i.e., subsection D3a(iv) of this Section, applications for building permits shall be reviewed to assure that proposed construction will be reasonably safe from flooding. The test of reasonableness is a local judgment and includes use of historical data, high water marks, photographs of past flooding, etc., where available. Failure to elevate at least two feet (2) above grade in these zones may result in higher insurance rates. ii. Land Use Applications: Where base flood elevation data has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least fifty (50) lots or five (5) acres (whichever is less). 3. Specific Standards: In all areas of special flood hazards where base flood elevation data has been provided as set forth in subsection 11 b of this Section, Mapping and Documentation, or subsection D3a(iv) of this Section, Use of Other Base Flood Data, where such data provides flood 3 elevations that exceed the regi ary standards in the FEMA flood ii ance study, the following provisions are required: a. Residential Construction: i. New construction and substantial improvement of any residential structure shall have the lowest floor, including basement, elevated a minimum of one foot (1') above base flood elevation. ii. Fully enclosed areas below the lowest floor that are subject to flooding are prohibited, or shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of flood waters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or must meet or exceed the following minimum criteria: (a) A minimum of two (2) openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided; and (b) The bottom of all openings shall be no higher than one foot above grade; and (c) Openings may be equipped with screens, louvers, or other coverings or devices; provided, that they permit the automatic entry and exit of flood waters. b. Manufactured Homes: i. All manufactured homes to be placed or substantially improved within Zones Al -A36, AH, and AE on the community's Flood Insurance Rate Map, on sites outside of a manufactured home park or subdivision, in a new manufactured home park or subdivision, in an expansion to an existing manufactured home park or subdivision, or in an existing manufactured home park or subdivision on which a manufactured home has incurred "substantial damage" as the result of a flood, shall be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated a minimum of one foot above the base flood elevation and be securely anchored to an adequately anchored foundation system to resist flotation, collapse and lateral movement. ii. Manufactured homes to be placed or substantially improved on sites in an existing manufactured home park or subdivision within Zones A11-30, AH, and AE on the community's Flood Insurance Rate Map that are not subject to the above manufactured home provisions shall be elevated so that either the lowest floor of the manufactured home is elevated a minimum of one foot (1') above the base flood elevation or the manufactured home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are no less than thirty six inches (36") in height above grade and be securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement. c. Nonresidential Construction: New construction of any commercial, industrial or other nonresidential structure shall have the lowest floor, including basement, elevated a minimum of one foot (1') above the level of the base flood elevation. Substantial improvement of any commercial, industrial or other nonresidential structure shall have the lowest floor, including basement, elevated a minimum of one foot (1') above the level of the base flood elevation, or, together with attendant utility and sanitary facilities, shall: i. Be floodproofed so that below the minimum elevation required in subsection 13c of this Section the structure is watertight with walls substantially impermeable to the passage of water, ii. Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; iii. Be certified by a registered professional engineer or architect that the design and methods of construction are in accordance with accepted standards of practice for meeting provisions of this subsection based on .their development and/or review of the structural design, specifications and plans. Such certifications shall be provided to the Department Administrator; iv. Nonresidential structures that are elevated, not floodproofed, must meet the same standards for space below the lowest floor as described in subsection 13a(ii) of this Section; v. Applicants floodproofing nonresidential buildings shall be notified that flood insurance premiums will be based on rates that are one foot (1') below the floodproofed level (e.g., a building floodproofed to the base flood level will be rated as one foot (1') below). 4 d. Recreational Vehic : Recreational vehicles placed on s within Zones Al -30, AH, and AE on the community's Flood Insurance Rate Map not including recreational vehicle storage lots shall either: i. Be on the site for fewer than one hundred eighty (180) consecutive days; ii. Be fully licensed and ready for highway use, on its wheels or jacking system, is attached to the site only by quick disconnect type utilities and security devices, and has no permanently attached additions; or iii. Meet the requirements of subsection lab of this Section and the elevation and anchoring requirements for manufactured homes. 4. Additional Restrictions within Floodways: Located within areas of special flood hazard established in subsection 11 b of this Section, Flood Hazards: Mapping and Documentation, are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of flood waters which carry debris, potential projectiles, and erosion potential, the following provisions apply: a. Increase in Flood Levels Prohibited: Encroachments, including fill, new construction, substantial improvements, and other development are prohibited unless certification by a registered professional engineer demonstrates through hydrologic and hydraulic analyses performed in accordance with standard engineering practice that: i. Encroachments shall not result in any increase in flood levels during the occurrence of the base flood discharge; and ii. There are no adverse impacts to the subject property or abutting or adjacent properties; and iii. There are no higher flood elevations upstream; and iv. The impact due to floodway encroachment shall be analyzed using future land use condition flows. b. Residential Construction in Floodways: Construction or reconstruction of residential structures is prohibited within designated floodways, except for: i. Repairs, reconstruction, or improvements to a structure which do not increase the ground floor area; and ii. Repairs, reconstruction or improvements to a structure, the cost of which does not exceed fifty percent (50%) of the market value of the structure either: (a) before the repair, reconstruction, or improvement is started; or (b) if the structure has been damaged, and is being restored, before the damage occurred_ Work done on structures to comply with existing health, sanitary, or safety codes or to structures identified as historic places may be excluded in the fifty percent (50%)- c. Compliance Requirements: if subsections 14a and 14b of this Section are satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard reduction provisions of this Section. v. Critical Facility: Construction of new critical facilities shall be, to the extent possible, located outside the limits of the special flood hazard area (SFHA) (one hundred (100) year) floodplain. Construction of new critical facilities shall be permissible within the SFHA if no feasible alternative site is available. Critical facilities constructed within the SFHA shall have the lowest floor elevated three feet (3') or more above the level of the base flood elevation (one hundred (100) year) at the site. Floodproofing and sealing measures must be taken to ensure that toxic substances will not be displaced by or released into flood waters. Access routes elevated to or above the level of the base flood elevation shall be provided to all critical facilities to the extent possible. 6. Compensatory Storage: a. Compensatory Storage Required: Development proposals and other alterations shall not reduce the effective base flood storage volume of the floodplain_ If grading or other activity will reduce the effective storage volume, compensatory storage shall be created on the site or off the site if legal arrangements can be made to assure that the effective compensatory storage volume will be 5 preserved over time. Compen ary storage shall be configured so not to trap or strand salmonids after flood waters recede and may be configured to provide salmonia nabitat or high flow refuge whenever suitable site conditions exist and the configuration does not adversely affect bank stability or existing habitat. b. Additional Requirements — Springbrook Creels: The higher of the City hydrologic and hydraulic model results for the one hundred (100) year future land use conveyance and storage events shall be used by the City to determine the volume of compensatory storage required for filling within the one hundred (100) year flood zone of Springbrook Creek. i. An exception to this requirement shall apply where the Federal Emergency Management Agency (FEMA) defined one hundred (100) year flood zone is lower than the City model results for the one hundred (100) year future land use conveyance event. ii. Under the exception, the lower FEMA floodplain elevation shall be used. The exception only applies for the reach of Springbrook Creek between SW 43rd Street and Oakesdale Avenue near SW 41 st Street. c. Determining Finished Floor Elevations According to FEMA: Although City model results will apply to compensatory storage requirements, the FEMA one hundred (100) year flood plain elevations shall be used to establish building finished floor elevations to comply with other National Flood Insurance Program requirements. (Amd. Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005) Jennifer Henning, AICP Planning Manager City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 425.430.7286 From: Buzz Tenenbom [mailto:buzz@ctabuilds.eom] Sent: Monday, December 13, 2010 2:47 PM To: Jennifer T. Henning Subject: FW: mapping issue?? From: Buzz Tenenbom Sent: Monday, December 13, 2010 2:46 PM To: 'Jennifer Henning' Cc: 'Gerald Wasser' Subject: FW: mapping issue?? Hi Jennifer, I've been away, so if you've responded to my query about the mapping error, unfortunately I didn't receive it on my return. I'm wondering what you have found out about the edge of the floodway being shown in the middle of the Cedar River? My client really believes they should ble to make these modest improvement heir property, now while they're still able to, thus it's important to follow through on this issue. Thanks for your attention to this matter. Buzz PS If you're interested, see below for a comment from our hydrologist about established widths of floodways. Buzz Tenenbom A.I.A. CTA Design Builders, Inc. CTA Builds, Inc. Architects & General Contractors Ofc: 206-286-1692 Fx: 206-545-6802 www.ctabuilds. Gom Find us on Facebook From: Ed McCarthy[mailto:edwardjmccarthy@comcast.net] Sent: Thursday, December 02, 2010 3:10 PM To: Buzz Tenenbom Subject: RE: mapping issue?? The Cedar River Flood Ins. Study (FIS) will have published floodway widths for a nearby cross —section. Using these published widths is a good way to check the extent of the floodway. From: Buzz Tenenbom [mai Ito: buzz@ctabuilds.com] Sent: Thursday, December 02, 2010 1:21 PM To: Jennifer T. Henning Cc: Gerald Wasser; edwardjmccarthy@comcast.net Subject: mapping issue?? Hi Jennifer, I appreciate your comments yesterday, and since we're on the subject of maps, I'd appreciate you looking at the floodway map below, sent to me by Jerry. As I understand it, a floodway border can not be in the middle of the river as it is shown below. It would have to be at least tucked up to the bank on the opposite side, maybe even extending over, depending on the steepness of the bank. And wouldn't it be related to the contours? I also understand this is a mathematical model, so then if you moved the flood way to where it is supposed to be, much of the house is out of the floodway, correct? Buzz Buzz Tenenbom A.I.A. CTA Design Builders, Inc. CTA Builds, Inc. Architects & General Contractors Ofc: 206-286-1692 Fx: 206-545-6802 www,ctabuilds.com Find u5 an Facebook 13401 SE 151St ST Ali RIF atr r` I t r so Gerald Wasser From: Jennifer T. Henning Sent: Monday, December 13, 2010 3:30 PM To: `Buzz Tenenbom' Cc: Gerald Wasser; Chip Vincent Subject: RE: mapping issue?? Attachments: 13401SE151st PreliminaryDFIRM (2).pdf; FE=MA480_Substantial Improvement.pdf Hello Buzz, Perfect timing. We sent your inquiry to our Stormwater Utility. They, in turn, contacted Chuck Steele at Washington Department of Ecology (DOE). The bottom line is that the map is in error, and DOE is agreeing to allow you to use the new map that will be adopted next year. The house is not within the Floodway, however, it is within the Floodplain. Here are the relevant discussions that were in the email chain: "The map is not correct the floodway should extend over the river- The problem is that we have a floodway that was determined when the original FIRM was developed in 1989 or before, but either over time the river may migrated to its location shown on the 2009 orthographic photo, or we cannot precisely overlay the FIRM floodway boundary into our GIS, or both (probably a combination of both). To resolve this i spoke Chuck Steele at Ecology. He agreed that we could use the new flood study that was completed for the Cedar River and approved by FEMA as the basis for the location of the floodway. FEMA is in the process of incorporating the new Cedar River flood study into the new Flood insurance Rate Maps as part of their Floodplain map update and adoption process. Attached is a map showing the floodway location and floodplain at the property location based upon the new flood study. Based upon the preliminary new Flood Insurance Rate Maps that is in the process of being made effective, the Stillmaker house is not located in the floodway, but it is Still located in the floodplain. The Base Flood Elevation of the floodplain on the property is elevation 75.58 NA VD 88 Datum. The building addition to expand the footprint of the building can be allowed, but requirements associated with the City's flood hazard ordinance will still have to be met (floodwater openings in the foundation, anchoring, flood resistant material, compensatory storage). The house was constructed prior to the development and adoption of any Flood Insurance Rate maps (pre -FIRM building) for the Cedar River. The finished floor for the addition does not have to be elevated to be 1 -foot above the base flood elevation, unless the cost of the improvements exceed 505vc, of the market value of the existing structure (Substantial Improvement). If the cost of the improvements (cumulatively} exceed the 50% of the market value of the existing structure, then the building additions would have to be elevated to be 1 -ft above the base flood elevation provided that only minimum alterations necessary are mode to the existing structure (i.e. only cutting an entrance from the existing building into the addition). if more extensive alterations are needed to the existing structure, then the entire existing building and additions must brought up to current floodplain standards. 11r, summary, the building is not in the floodway based upon the most recent flood study that was approved by FEMA, j which they are in the process of adopting as the effective FIRM. Therefore we can allow the proposed expansion of the building footprint, since it is not in the regulatory floodway. The building is located in the floodplain and the Bose Flood Elevation of the floodplain on the property is elevation 75.58 NAVD 88 Datum. The applicant will need to submit detailed ,.{ cost estimate of the proposed improvements along with the market value of the structure to the City for us to determine j if the additions are a substantial improvement or not, if it is a substantial improvement, then they will need to submit '`` 3•..` building plans that show the degree that the additions modify the existing structure in order to determine if they are tn1. -mum alterations or extensive alterations to the existing structure. This is needed so that we can determine if only he addition has to be constructed to our current floodplain standards or if the whole house plus the addition have to be rought up to floodplain standards. Thi view will need to be completed prior to the building permit being issued for the additions to the Stillmaker residence. The applicant will also need to comply with FEMA's requirements related to the National Marine Fisheries Service September 22, 2008 Biol_,.cal Opinion regarding the National Flood ,.,trance Program. CED will also need to include the information or projects permitted in the floodplain that is required by FMA annually as the result of the BiologicarOpin n. Let,me know if you want to ret tadiscus§his further. You will need to provide a detailed cost estimate for the work. Here is some information regarding guidance on establishing market value of the building. "Attached is information regarding FEMA regulations for improvements to existing structures in the floodplain as it relates to the Stillmaker residence and would also apply to any other buildings in the floodplain. The substantial improvement is based upon the cost of the improvements being made to the building and the market value of the building that is being improved. The attached information describes the level of detail and cast information needed for the improvements. The information also provides several options for how the applicant can establish market value of the building that is being improved." In addition, you will still need to comply with regulations regarding development within the flood plain. Here are the Flood Regulations: 1. FLOOD HAZARDS: 1. Applicability: Flood hazard regulations shall apply to all areas of special flood hazards within the jurisdiction of the City. In addition, all other applicable critical area or Shoreline Master Program regulations shall apply within flood hazard areas. See RMC 4-3-090E for a description of Shoreline Master Program jurisdictional areas. a. Areas of Special Flood Hazard: Areas of special flood hazard are defined as the land in the floodplain subject to one percent or greater chance of flooding 'in any given year. Designation on flood maps always include the letters A or V. b. Mapping and Documentation: i. Basic Map and Documentation Identifying Hazards: The areas of special flood hazard are identified by the Federal Insurance Administration in a scientific and engineering report entitled the Flood Insurance Study for the City of Renton, dated September 29, 1989, and any subsequent revision, with accompanying flood insurance maps which are hereby adopted by reference and declared to be a part of this section. The flood insurance study is on file at the Public Works Department. (Ord. 5450, 3-2-2009) ii. When Federal Insurance Study is Not Available: When base flood elevation data has not been provided in accordance with subsection 11 b(i) of this Section the Department Administrator shall obtain, review, and reasonably utilize any base flood elevation and floodway data available from a Federal, State or other source in order to administer subsection 13 of this Section, Specific Standards, and subsection 14 of this Section, Additional Restrictions Within Fioodways. The best available information for flood hazard area identification shall be the basis for regulation until a new Flood Insurance Rate Map is issued which incorporates the data utilized under subsection D3a(iv) of this Section. iii. Interpretation of FIRM Boundaries: Per subsection Dad of this Section, the Department Administrator, or his/her designee, shall make interpretations where needed, as to exact location of the boundaries of the areas of special flood hazard (for example, where there appears to be a conflict between a mapped boundary and actual field conditions). The best available information for flood hazard area identification shall be the basis for regulation. iv. Data to be Used for Existing and Future Flow Conditions: The City shall determine the components of the flood hazard area after obtaining, reviewing and utilizing base flood elevations and available floodplain data for a flood having a one percent chance of being equaled or exceeded in any given year, often referred to as the "one -hundred -year flood." The City may require projections of future flow conditions for proposals in unmapped potential flood hazard areas. In 2 mapped or unmapped flooc._zard areas, future flow conditions _.._.I1 be considered for proposed bridge proposals crossing floodways. c. Performance Standards: In addition to general standards of subsection E of this Section, the following regulations, subsections 12 through 14 of this Section, apply in all areas of special flood hazard. 2. General Standards: In all areas of special flood hazards, the following standards are required: a. Anchoring — All New Construction: All new construction and substantial improvements shall be anchored to prevent flotation, collapse, or lateral movement of the structure. b. Anchoring — Manufactured Homes: All manufactured homes must likewise be anchored to prevent flotation, collapse or lateral movement, and shall be installed using methods and practices that minimize flood damage. Anchoring methods may include, but are not limited to, use of over -the - top or frame ties to ground anchors (reference FEMA's Manufactured Home Installation in Flood Hazard Areas guidebook for additional techniques). c. Construction Materials and Methods: i. All new construction and substantial improvements shall be constructed with materials and utility equipment resistant to flood damage. ii. All new construction and substantial improvements shall be constructed using methods and practices that minimize flood damage. iii. Electrical, heating, ventilation, plumbing, and air-conditioning equipment and other service facilities shall be designed and/or otherwise elevated or located so as to prevent water from entering or accumulating within the components during conditions of flooding. d. Utilities: 1. Water: All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of flood waters into the system. The proposed water well shall be located on high ground that is not in the floodway (WAC 173-160-171). iii. Sewer: New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of flood waters into the systems and discharge from the systems into flood waters. iii. Waste Disposal: On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding. e. Subdivision Proposals: i. All subdivision proposals shall be consistent with the need to minimize flood damage; ii. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage; iii. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and iv. All subdivision proposals shall show the flood hazard information and boundary on the subdivision drawing including the nature, location, dimensions, and elevations of the subdivided area. f. Project Review: i. Building Permits: Where elevation data is not available either through the flood insurance study or from another authoritative source, i.e., subsection D3a(iv) of this Section, applications for building permits shall be reviewed to assure that proposed construction will be reasonably safe from flooding. The test of reasonableness is a local judgment and includes use of historical data, high water marks, photographs of past flooding, etc., where available. Failure to elevate at least two feet (2') above grade in these zones may result in higher insurance rates. ii. Land Use Applications: Where base flood elevation data has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least fifty (50) lots or five (5) acres (whichever is less). 3. Specific Standards: In all areas of special flood hazards where base flood elevation data has been provided as set forth in subsection 11 b of this Section, Mapping and Documentation, or subsection D3a(iv) of this Section, Use of Other Base Flood Data, where such data provides flood 3 elevations that exceed the . ,ulatory standards in the FEMA floo_ surance study, the following provisions are required: a. Residential Construction: i. New construction and substantial improvement of any residential structure shall have the lowest floor, including basement, elevated a minimum of one foot (1') above base flood elevation. ii. Fully enclosed areas below the lowest floor that are subject to flooding are prohibited, or shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of flood waters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or must meet or exceed the following minimum criteria: (a) A minimum of two (2) openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided; and (b) The bottom of all openings shall be no higher than one foot above grade; and (c) Openings may be equipped with screens, louvers, or other coverings or devices; provided, that they permit the automatic entry and exit of flood waters. b. Manufactured Homes: i. All manufactured homes to be placed or substantially improved within Zones Al -A30, AH, and AE on the community's Flood Insurance Rate Map, on sites outside of a manufactured home park or subdivision, in a new manufactured home park or subdivision, in an expansion to an existing manufactured home park or subdivision, or in an existing manufactured home park or subdivision on which a manufactured home has incurred "substantial damage" as the result of a flood, shall be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated a minimum of one foot above the base flood elevation and be securely anchored to an adequately anchored foundation system to resist flotation, collapse and lateral movement. ii. Manufactured homes to be placed or substantially improved on sites in an existing manufactured home park or subdivision within Zones A1-30, AH, and AE on the community's Flood Insurance Rate Map that are not subject to the above manufactured home provisions shall be elevated so that either the lowest floor of the manufactured home is elevated a minimum of one foot (1') above the base flood elevation or the manufactured home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are no less than thirty six inches (36") in height above grade and be securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement. c. Nonresidential Construction: New construction of any commercial, industrial or other nonresidential structure shall have the lowest floor, including basement, elevated a minimum of one foot (1') above the level of the base flood elevation. Substantial improvement of any commercial, industrial or other nonresidential structure shall have the lowest floor, including basement, elevated a minimum of one foot (1') above the level of the base flood elevation, or, together with attendant utility and sanitary facilities, shall: i. Be floodproofed so that below the minimum elevation required in subsection 13c of this Section the structure is watertight with walls substantially impermeable to the passage of water, ii. Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; iii. Be certified by a registered professional engineer or architect that the design and methods of construction are in accordance with accepted standards of practice for meeting provisions of this subsection based on their development and/or review of the structural design, specifications and plans. Such certifications shall be provided to the Department Administrator; iv. Nonresidential structures that are elevated, not floodproofed, must meet the same standards for space below the lowest floor as described in subsection 13a(ii) of this Section; v. Applicants floodproofing nonresidential buildings shall be notified that flood insurance premiums will be based on rates that are one foot (1') below the floodproofed level (e.g., a building floodproofed to the base flood level will berated as one foot (1') below). W d. Recreational Ve.—les: Recreational vehicles placed , sites within Zones Al -30, AH, and AE on the community's Flood Insurance Rate Map not including recreational vehicle storage lots shall either: i. Be on the site for fewer than one hundred eighty (180) consecutive days; ii_ Be fully licensed and ready for highway use, on its wheels or jacking system, is attached to the site only by quick disconnect type utilities and security devices, and has no permanently attached additions; or iii. Meet the requirements of subsection 13b of this Section and the elevation and anchoring requirements for manufactured homes. 4. Additional Restrictions within Floodways: Located within areas of special flood hazard established in subsection 11 b of this Section, Flood Hazards: Mapping and Documentation, are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of flood waters which carry debris, potential projectiles, and erosion potential, the following provisions apply: a. Increase in Flood Levels Prohibited: Encroachments, including fill, new construction, substantial improvements, and other development are prohibited unless certification by a registered professional engineer demonstrates through hydrologic and hydraulic analyses performed in accordance with standard engineering practice that: i. Encroachments shall not result in any increase in flood levels during the occurrence of the base flood discharge; and ii. There are no adverse impacts to the subject property or abutting or adjacent properties; and iii. There are no higher flood elevations upstream; and iv. The impact due to floodway encroachment shall be analyzed using future land use condition flows. b. Residential Construction in Floodways: Construction or reconstruction of residential structures is prohibited within designated floodways, except for: i. Repairs, reconstruction, or improvements to a structure which do not increase the ground floor area, and ii. Repairs, reconstruction or improvements to a structure, the cost of which does not exceed fifty percent (50%) of the market value of the structure either: (a) before the repair, reconstruction, or improvement is started; or (b) if the structure has been damaged, and is being restored, before the damage occurred. Work done on structures to comply with existing health, sanitary, or safety codes or to structures identified as historic places may be excluded in the fifty percent (50%). c. Compliance Requirements: If subsections 14a and Ab of this Section are satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard reduction provisions of this Section. 5. Critical Facility: Construction of new critical facilities shall be, to the extent possible, located outside the limits of the special flood hazard area (SFHA) (one hundred (100) year) floodplain. Construction of new critical facilities shall be permissible within the SFHA if no feasible alternative site is available. Critical facilities constructed within the SFHA shall have the lowest floor elevated three feet (3') or more above the level of the base flood elevation (one hundred (104) year) at the site. Floodproofing and sealing measures must be taken to ensure that toxic substances will not be displaced by or released into flood waters. Access routes elevated to or above the level of the base flood elevation shall be provided to all critical facilities to the extent possible. 6. Compensatory Storage: a. Compensatory Storage Required: Development proposals and other alterations shall not reduce the effective base flood storage volume of the floodplain. If grading or other activity will reduce the effective storage volume, compensatory storage shall be created on the site or off the site if legal arrangements can be made to assure that the effective compensatory storage volume will be preserved over time. Comp,._-atory storage shall be configured as not to trap or strand salmonids after flood waters recede and may be configured to provide salmonid habitat or high flow refuge whenever suitable site conditions exist and the configuration does not adversely affect bank stability or existing habitat. b. Additional Requirements — Springbrook Creek: The higher of the City hydrologic and hydraulic model results for the one hundred (100) year future land use conveyance and storage events shall be used by the City to determine the volume of compensatory storage required for filling within the one hundred (100) year flood zone of Springbrook Creek. i. An exception to this requirement shall apply where the Federal Emergency Management Agency (FEMA) defined one hundred (100) year flood zone is lower than the City model results for the one hundred (100) year future land use conveyance event_ ii. Under the exception, the lower FEMA floodplain elevation shall be used. The exception only applies for the reach of Springbrook Creels between SW 43rd Street and Oakesdale Avenue near SW 41 st Street. c. Determining Finished Floor Elevations According to FEMA: Although City model results will apply to compensatory storage requirements, the FEMA one hundred (100) year flood plain elevations shall be used to establish building finished floor elevations to comply with other National Flood Insurance Program requirements_ (Amd. Ord. 4851, 8-7-2000, Ord. 5137, 4-25-2005) Jennifer Henning, AICP Planning Manager City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 425.430.7286 From: Buzz Tenenbom [mailto:buzz@ctabuilds.com] Sent: Monday, December 13, 2010 2:47 PM To: Jennifer T. Henning Subject: FW: mapping issue?? From: Buzz Tenenbom Sent: Monday, December 13, 2010 2:46 PM To: 'Jennifer Henning' Cc: 'Gerald Wasser' Subject: FW: mapping issue?? Hi Jennifer, I've been away, so if you've responded to my query about the mapping error, unfortunately I didn't receive it on my return. I'm wondering what you have found out about the edge of the floodway being shown in the middle of the Cedar River? My client really believes they sho___ be able to make these modest improvem_ s to their property, now while they're still able to, thus it's important to follow through on this issue. Thanks for your attention to this matter. Buzz PS If you're interested, see below for a comment from our hydrologist about established widths of floodways. Buzz Tenenbom A.I.A. CTA Design Builders, Inc. CTA Builds, Inc. Architects & General Contractors Ofc: 206-286-1692 Fx: 206-545-6802 www.ctabuilds.com Find us ars acebook From: Ed McCarthy[mailto:edwardjmccarthy@comcast.net] Sent: Thursday, December 02, 2010 3:10 PM To: Buzz Tenenbom Subject: RE: mapping issue?? The Cedar River Flood Ins. Study (FIS) will have published floodway widths for a nearby cross —section. Using these published widths is a good way to check the extent of the floodway. From: Buzz Tenenbom [mailto:buzz@ctabuilds.com] Sent: Thursday, December 02, 2010 1:21 PM To: Jennifer T. Henning Cc: Gerald Wasser; edwardjmccarthy@oomcast.net Subject: mapping issue?? Hi Jennifer, appreciate your comments yesterday, and since we're on the subject of maps, I'd appreciate you looking at the floodway map below, sent to me by Jerry. As i understand it, a floodway border can not be in the middle of the river as it is shown below. It would have to be at least tucked up to the bank on the opposite side, maybe even extending over, depending on the steepness of the bank. And wouldn't it be related to the contours? I also understand this is a mathematical model, so then if you moved the flood way to where it is supposed to be, much of the house is out of the floodway, correct? Buzz Buzz Tenenbom A.I.A. CTA Design Builders, Inc. CTA Builds, Inc. Architects & General Contractors Ofc 206-286-1692 Fx: 206-545-6802 www.ctabuilds.corn 9 Find us on Facboo INTRODUCTION In previous units we focused on the rules and regulations that prevent or re- duce damage from floods to new buildings. But what happens when the owner wishes to make an improvement, such as an addition, to an existing building? What if a building is damaged by a fire, flood or other cause? Basic rule: If the cost of improvements or the cost to repair the damage exceeds 50 percent of the market value of the building, it must be brought up to current floodplain management standards. That means an existing building must meet the requirements for new construc- tion. People who own existing buildings that are being substantially improved will be required to make a major investment in there in order to bring them into com- pliance with the law. They will not be happy. If the buildings have just been damaged, they will be financially strapped and your elected officials will want to help them, not make life harder for them. For these reasons, it is easy to see that this basic rule can be difficult to admin- ister. It is also the one time when your regulatory program can reduce flood damage to existing buildings. That's why this course devotes this unit to adminis- tering the substantial improvements and substantial damage regulations. In this reference guide, the term "building" is the same as the term "structure" in the NFIP regulations. Your ordinance may use either term. The terms are re- viewed in more detail in Unit 5, Section E. Substantial Improvement/Damage S-3 A. SUBSTANTIAL IMPROVEMENT 44 CFR 59.1. Definitions_ "Substantial improvement" means any reconstruction, rehabilitation, addition or other improvement to a structure, the total cost of which equals or exceeds 50 percent of the market value of the structure before the start of construction of the improvement. This section provides information on determining whether a building has been substantially improved and on what NFIP requirements apply. PROJECTS AFFECTED All building improvement projects worthy of a permit must be considered. These include: Remodeling projects, ♦ Rehabilitation projects. ♦ Building additions. Repair and reconstruction projects (these are addressed in more detail in Section B on substantial damage) If your community does not require permits for, say, reroofing, minor mainte- nance or projects under a certain dollar amount, then such projects are not subject to the substantial improvement requirements. However, if you have a larger pro- ject that includes reroofing, etc., then it must include the entire cost of the project. One problem you may face is a builder trying to avoid the requirement by ap- plying for a permit for only part of the job and then later applying for another permit to finish the work. If both applications are together worth more than 50% of the value of the building, the combined project should be considered a substan- tial improvement and subject to the rules. FEMA requires that the entire improvement project be counted as one. In or- der to help you enforce this, you may want to count all applications submitted over, say, one year as one project. Check with your attorney on whether your ordinance clearly gives you the authority to do this and be sure to spell it out in the permit papers given to the applicant. Some communities require that improvements be calculated cumulatively over several years. All improvement and repair projects undertaken over a period of live years, 10 years or the life of the structure are added up. When they total 50 percent, the building must be brought into compliance as if it were new construc- tion. Substantial Improvement/Damage 8-4 The Community Rating System credits keeping track of improvements to enforce a cumulative substantial improvement requirement. It also credits using a lower threshold than 50 percent. These credits are found under NFIPICRS Activity 430, Section 431.c and d in the CRS MMV Coordinator's Manual and the CRS Application. See also CRS Credit for Higher Regulatory Standards for example regulatory lan- guage. Post -FIRM buildings The rules do not address only pre -FIRM buildings—they cover all buildings, post -FIRM ones included. In most cases, a post -FIRM building will be properly elevated or otherwise compliant with regulations for new construction. However, sometimes a map change results in a higher BFE or change in FIRM zone. A substantial improve- ment to a post -FIRM building may require that the building be elevated to protect it from the new, higher, regulatory BFE. It should be remembered that all additions to a post -FIRM building must be elevated at least as high as the BFE in effect when the building was built. (You can't allow a compliant building to become noncompliant by allowing additions at grade.) If a new, higher BFE has been adopted since the building was built, additions that are substantial improvements must be elevated to the new BFE. THE FORMULA A project is a substantial improvement if: Cost of improvement project ? 50 percent Market value of the building For example, if a proposed improvement project will cost $30,000 and the value of the building is $50,000: $30,000 = 0.6 (60 percent) $50,000 The cost of the project exceeds 50 percent of the building's value, so it is a substantial improvement. The floodplain regulations for new construction apply and the building must meet the post -FIRM construction requirements. If the project is an addition, only the addition has to be elevated (see the examples later in this section). The formula is based on the cost of the project and the value of the building. These two numbers must be reviewed in detail, Substantial Improvement/Damage 8-5 Project cost The cost of the project means all structural costs, including all materials * labor ♦ built-in appliances ♦ overhead + profit ♦ repairs made to damaged parts of the building worked on at the same time A more detailed list is included in Figure 8-1. To determine substantial improvement, you need a detailed cost estimate for the project, prepared by a licensed general contractor, professional construction estimator or your office. Your office must review the estimate submitted by the permit applicant. To verify it, you can use your professional judgment and knowledge of local and regional construction costs, or you can use building code valuation tables pub- lished by the major building code groups. These tables can be used for determining estimates for particular replacement items if the type of structure in question is listed in the tables. There are two possible exemptions you should be aware of. I) improvements to correct code violations do not have to be included in the cost of an improve- ment or repair project and 2) historic buildings can be exempted from substantial improvement requirements. These are explained in more detail later on. Market value In common parlance, market value is the price a willing buyer and seller agree upon. The market value of a structure reflects its original quality, subsequent improvements, physical age of building components and current condition. However, market value for property can be different than that of the building itself. Market value of developed property varies widely due to the desirability of its location. For example, two houses of similar size, quality and condition will have far different prices if one is on the coast, or in the best school district, or closer to town than the other—but the value of the building materials and labor that went into both houses will be nearly the same. For the purposes of determining substantial improvement, market value per- tains only to the structure in question. It does not pertain to the land, landscaping or detached accessory structures on the property. Any value resulting from the Substantial Improvement/Damage 8-6 location of the property should be attributed to the value of the land, not the build- ing. Substantial Improvement/Damage 8-7 Items to be included — All structural elements, including: Spread or continuous foundation footings and pilings — Monolithic or other types of concrete slabs Bearing walls, tie beams and trusses — Floors and ceilings — Attached decks and porches Interior partition walls — Exterior wall finishes (brick, stucco, siding) including painting and mold- ings — Windows and doors = Reshingling or retiling a roof — Hardware — All interior finishing elements, including: Tiling, linoleum, stone, or carpet over subflooring — Bathroom tiling and fixtures — Wall finishes (drywall, painting, stucco, plaster, paneling, marble, etc.) Kitchen, utility and bathroom cabinets — Built-in bookcases, cabinets, and furniture — Hardware — All utility and service equipment, including: — HVAC equipment — Plumbing and electrical services — Light fixtures and ceiling fans — Security systems — Built-in kitchen appliances — Central vacuum systems — Water filtration, conditioning, or recirculation systems — Cost to demolish storm -damaged building components — --- Labor and other costs associated with moving or altering undamaged building components to accommodate improvements or additions — --- Overhead and profits Items to be excluded --- Plans and specifications — Survey costs — Permit fees — Post -storm debris removal and clean up — Outside improvements, including: --- Landscaping — Sidewalks — Fences — Yard lights — Swimming pools — Screened pool enclosures — Detached structures (including garages, sheds and gazebos) — Landscape irrigation systems Figure 8-1. Items included in calculating cost of the project Substantial Improvement/Damage 8-8 Acceptable estimates of market value can be obtained from these sources: 0 An independent appraisal by a professional appraiser. The appraisal must exclude the value of the land and not use the "income capitalization ap- proach" which bases value on. the use of the property, not the structure. ♦ Detailed estimates of the structure's actual cash value—the replacement cost for a building,, minus a depreciation percentage based on age and condition. For most situations, the building's actual cash value should ap- proximate its market value. Your community may prefer to use actual cash value as a substitute for market value, especially where there is not suffi- cient data or enough comparable sales. ♦ Property values used for tax assessment purposes with an adjustment rec- ommended 'by the tax appraiser to 'reflect current market conditions (adjusted assessed value). The value of buildings taken from NF1P claims data (usually actual cash value). 4 Qualified estimates based on sound professional judgment made by the staff of the local building department or tax assessor's office. Some market value estimates are often used only as screening tools (i.e., NF1P claims data and property appraisals for tax assessment purposes) to identify those structures where the substantial improvement ratios are obviously less than or greater than 50 percent (i.e., less than 40 percent or greater than 64 percent). For structures that fall in the 40 percent to 60 percent range, more precise market value estimates are sometimes necessary. Substantial Improvement/Damage 8-9 a Gerald Wasser From: Jennifer T. Henning Sent: Wednesday, December 01, 2010 4:49 PM To: 'Buzz Tenenbom'; Gerald Wasser Subject: RE: further explanation please Hi Buzz, Here are answers to the questions you posed. 1. FEMA is in the process of adopting new Flood insurance Rate Maps (FIRM's) for King County. The schedule is for the 90 -day comment period to start sometime in February 2011 with the new maps being finalized and effective in January 2012. During the 90 -day comment period, property owners will be able to review and comment on the proposed new Firms. This is part of FEMA's Map Modernization Process to create digital mops. The following is a link to the new FIRM panel in the area of the Stillmaker property: http://Vour.kinacaunty.pov/dnrg/w!r/flaoa!�dfirmfpdf/53033C0983K.pdf Attached is a mop based upon the proposed new fpreliminary) FIRM showing the Stillmaker property and the location of the floodplain and floodway on the property. We also have paper copies of the preliminary FIRM's at City Hall, if you want to review them. The New FIRM's are preliminary and con not be used for permitting purposes until FEMA completes the adoption process_ 2. The new FIRM's, if made effective in their current form, would reduce the amount of floodway on the Stillmaker property and it appears that the existing house would not be in the floodway. The structure still would be in the floodplain however. Since the structure was constructed before on FIRM existed, additions to the structure could occur until the cost of the improvements exceeded 50% of the market value of the structure. If the improvements exceed 50% of the value of the structure, then the whole structure would have to be elevated to be above the base flood elevation on the site and comply with FEMA requirements regarding new construction in the floodplain. In addition, any construction in the floodplain would also have to comply with the other City Flood Hazard Critical Area Ordinance requirements (compensatory storage, flood proofing). 3. The flood maps for the Cedar River are being updated to reflect a new flood study (Letter of Map Revision) that was prepared for the Cedar River from Lake Washington to Lan dsburg (21 miles of river). The current effective 1995 FiRM's have to be followed when permitting new construction in the floodplain and floodway, until the new maps are finalized and adopted (effective), which is scheduled for Jon uory 2012. The floods tudy used new topography and cross-sections of the Cedar River in the development of a hydraulic model. The hydraulic model was used to route the 100 -yr flood flow of approximately 12,000 cfs as required to establish the location of the 100 -yr floodplain and the floodway. From everything that I've gathered over the past couple of days, it appears that the FEMA FIRM maps will be revised to show that the house is out of the floodway. However, those maps are not in a final or approved stage. The soonest that we will know is probably late Spring, 2011, when a final determination will be made. I've also discussed this with Washington Department of Ecology staff, who are familiar with this particular property. They indicated that the best course would be to wait until the maps are revised. Otherwise, adding improvements in the floodway would not be allowed, as residential use in the floodway is prohibited. If it helps at all, our Surface Water Utility staff stated that this is the most complex situation they have had to respond to so far. We are all in agreement that it appears that time will be to your clients benefit, and that they will likely have a project if they wait. I hope that this helps. .y Jennifer Henning, AICP Planning Manager City of Renton Planning Division 1055 South Grady Way Renton, WA 98057 425.430.7286 "1M i m of :r¢r. From: Buzz Tenenbom [mailto:buzz@ctabuilds.com] Sent: Tuesday, November 30, 2010 5:09 PM To: Gerald Wasser; Jennifer T. Henning Subject: further explanation please Importance: High Jerry, Jennifer -- Some questions on my conversation with Jerry today: 1. What do you mean that the flood maps are being redone? Why? By whom? 2, What does that mean, besides a vague possibility the area in question could be out of the flood way? 3. Will physical surveys be done with contours or something similar? What makes you even suggest that the area in question might be out of the flood way? If we commissioned our own survey and our hydrologist found the area in question was not in the flood way, would we be able to proceed without a huge number of hoops to jump through and much more expense to be incurred? What would this process look like? I'm not a appraiser, but in my mind not being able to add ground floor area certainly devalues the property significantly, in that one is severely limited on improvements and repairs too. And we've been weeks and weeks down a wrong path, with the owner incurring expense and headache that was unnecessary. It's a pretty sad state of affairs in my opinion. I look forward to your answer to the above questions, please Buzz Buzz Tenenbom A,I.A. CTA Design Builders, Inc. CTA Builds, Inc. Architects & General Contractors Ofc: 206-286-1692 Fx: 206-545-6802 www.ctabuilds.com 9 Find us on Faceboo Gerald Wasser From: Gerald Wasser Sent: Wednesday, November 24, 2010 3:07 PM To: 'Buzz Tenenbom' Subject: Stillmaker Additions Hello Buzz: spoke with Jennifer about the sauna tube idea. Sauna tubes would still displace water. I've copied a portion of the Renton Municipal Code below with some of the requirements for flood hazard areas. Please review the material and I would be happy to discuss any part of it with you on Monday. Please especially note RMC 4-3-0501.4.a which requires hydraulic and hydrologic analyses prepared by a professional engineer. 1. FLOOD HAZARDS: 'I. Applicability: Flood hazard regulations shall apply to all areas of special flood hazards within the jurisdiction of the City. In addition, all other applicable critical area or Shoreline Master Program regulations shall apply within flood hazard areas. See RMC 4-3-090E for a description of Shoreline Master Program jurisdictional areas. a. Areas of Special Flood Hazard: Areas of special flood hazard are defined as the land in the floodplain subject to one percent or greater chance of flooding in any given year. Designation on flood maps always include the letters A or V. b. Mapping and Documentation: i. Basic Map and Documentation Identifying Hazards: The areas of special flood hazard are identified by the Federal Insurance Administration in a scientific and engineering report entitled the Flood Insurance Study for the City of Renton, dated September 29, 1989, and any subsequent revision, with accompanying flood insurance maps which are hereby adopted by reference and declared to be a part of this section_ The flood insurance study is on file at the Public Works Department. (Ord. 5450, 3-2-2009) ii. When Federal Insurance Study is Not Available: When base flood elevation data has not been provided in accordance with subsection 11 b(i) of this Section the Department Administrator shall obtain, review, and reasonably utilize any base flood elevation and floodway data available from a Federal, State or other source in order to administer subsection 13 of this Section, Specific Standards, and subsection 14 of this Section, Additional Restrictions Within Floodways_ The best available information for flood hazard area identification shall be the basis for regulation until a new Flood Insurance Rate Map is issued which incorporates the data utilized under subsection D3a(iv) of this Section. iii. Interpretation of FIRM Boundaries: Per subsection Dad of this Section, the Department Administrator, or his/her designee, shall make interpretations where needed, as to exact location of the boundaries of the areas of special flood hazard (for example, where there appears to be a conflict between a mapped boundary and actual field conditions). The best available information for flood hazard area identification shall be the basis for regulation. iv. Data to be Used for Existing and Future Flow Conditions: The City shall determine the components of the flood hazard area after obtaining, reviewing and utilizing base flood elevations and available floodplain data for a flood having a one percent chance of being equaled or exceeded in any given year, often referred to as the "one -hundred -year flood." The City may require projections of future flow conditions for proposals in unmapped potential flood hazard areas. In mapped or unmapped flood hazard areas, future flow conditions shall be considered for proposed bridge proposals crossing floodways. I c. Performance Sta,..ards: In addition to general standa,u. of subsection E of this Section, the following regulations, subsections 12 through 14 of this Section, apply in all areas of special flood hazard. 2. General Standards: In all areas of special flood hazards, the following standards are required: a. Anchoring — All New Construction: All new construction and substantial improvements shall be anchored to prevent flotation, collapse, or lateral movement of the structure. b. Anchoring — Manufactured Homes: All manufactured homes must likewise be anchored to prevent flotation, collapse or lateral movement, and shall be installed using methods and practices that minimize flood damage. Anchoring methods may include, but are not limited to, use of over -the - top or frame ties to ground anchors (reference FEMA's Manufactured Home Installation in Flood Hazard Areas guidebook for additional techniques). c. Construction Materials and Methods: i. All new construction and substantial improvements shall be constructed with materials and utility equipment resistant to flood damage. ii. All new construction and substantial improvements shall be constructed using methods and practices that minimize flood damage. iii. Electrical, heating, ventilation, plumbing, and air-conditioning equipment and other service facilities shall be designed and/or otherwise elevated or located so as to prevent water from entering or accumulating within the components during conditions of flooding. d. Utilities: i. Water: All new and replacement water supply systems shall be designed to minimize or eliminate infiltration of flood waters into the system. The proposed water well shall be located on high ground that is not in the floodway (WAC 173-160-171). ii. Sewer: New and replacement sanitary sewage systems shall be designed to minimize or eliminate infiltration of flood waters into the systems and discharge from the systems into flood waters. iii. Waste Disposal: On-site waste disposal systems shall be located to avoid impairment to them or contamination from them during flooding. e. Subdivision Proposals: i. All subdivision proposals shall be consistent with the need to minimize flood damage; ii. All subdivision proposals shall have public utilities and facilities such as sewer, gas, electrical, and water systems located and constructed to minimize flood damage; iii. All subdivision proposals shall have adequate drainage provided to reduce exposure to flood damage; and iv. All subdivision proposals shall show the flood hazard information and boundary on the subdivision drawing including the nature, location, dimensions, and elevations of the subdivided area. f. Project Review: i. Building Permits: Where elevation data is not available either through the flood insurance study or from another authoritative source, i.e., subsection D3a(iv) of this Section, applications for building permits shall be reviewed to assure that proposed construction will be reasonably safe from flooding. The test of reasonableness is a local judgment and includes use of historical data, high water marks, photographs of past flooding, etc., where available. Failure to elevate at least two feet (2') above grade in these zones may result in higher insurance rates. iii. Land Use Applications: Where base flood elevation data has not been provided or is not available from another authoritative source, it shall be generated for subdivision proposals and other proposed developments which contain at least fifty (50) lots or five (5) acres (whichever is less). 3. Specific Standards: In all areas of special flood hazards where base flood elevation data has been provided as set forth in subsection 11 b of this Section, Mapping and Documentation, or subsection D3a(iv) of this Section, Use of Other Base Flood Data, where such data provides flood elevations that exceed the regulatory standards in the FEMA flood insurance study, the following provisions are required: 2 a. Residential Cons.. fiction: i. New construction and substantial improvement of any residential structure shall have the lowest floor, including basement, elevated a minimum of one foot (1') above base flood elevation_ ii_ Fully enclosed areas below the lowest floor that are subject to flooding are prohibited, or shall be designed to automatically equalize hydrostatic flood forces on exterior walls by allowing for the entry and exit of flood waters. Designs for meeting this requirement must either be certified by a registered professional engineer or architect or must meet or exceed the following minimum criteria: (a) A minimum of two (2) openings having a total net area of not less than one square inch for every square foot of enclosed area subject to flooding shall be provided; and (b) The bottom of all openings shall be no higher than one foot above grade, and (c) Openings may be equipped with screens, louvers, or other coverings or devices; provided, that they permit the automatic entry and exit of flood waters. b. Manufactured Homes: i. All manufactured homes to be placed or substantially improved within Zones Al -A30, AH, and AE on the community's Flood Insurance Rate Map, on sites outside of a manufactured home park or subdivision, in a new manufactured home park or subdivision, in an expansion to an existing manufactured home park or subdivision, or in an existing manufactured home park or subdivision on which a manufactured home has incurred "substantial damage" as the result of a flood, shall be elevated on a permanent foundation such that the lowest floor of the manufactured home is elevated a minimum of one foot above the base flood elevation and be securely anchored to an adequately anchored foundation system to resist flotation, collapse and lateral movement. ii. Manufactured homes to be placed or substantially improved on sites in an existing manufactured home park or subdivision within Zones Al -30, AH, and AE on the community's Flood Insurance Rate Map that are not subject to the above manufactured home provisions shall be elevated so that either the lowest floor of the manufactured home is elevated a minimum of one foot (1') above the base flood elevation or the manufactured home chassis is supported by reinforced piers or other foundation elements of at least equivalent strength that are no less than thirty six inches (36") in height above grade and be securely anchored to an adequately anchored foundation system to resist flotation, collapse, and lateral movement. c. Nonresidential Construction: New construction of any commercial, industrial or other nonresidential structure shall have the lowest floor, including basement, elevated a minimum of one foot (1') above the level of the base flood elevation. Substantial improvement of any commercial, industrial or other nonresidential structure shall have the lowest floor, including basement, elevated a minimum of one foot (1') above the level of the base flood elevation, or, together with attendant utility and sanitary facilities, shall: i. Be floodproofed so that below the minimum elevation required in subsection 13c of this Section the structure is watertight with walls substantially impermeable to the passage of water, ii. Have structural components capable of resisting hydrostatic and hydrodynamic loads and effects of buoyancy; iii_ Be certified by a registered professional engineer or architect that the design and methods of construction are in accordance with accepted standards of practice for meeting provisions of this subsection based on their development and/or review of the structural design, specifications - and plans. Such certifications shall be provided to the Department Administrator; iv. Nonresidential structures that are elevated, not floodproofed, must meet the same standards for space below the lowest floor as described in subsection 13a(ii) of this Section; v. Applicants floodproofing nonresidential buildings shall be notified that flood insurance premiums will be based on rates that are one foot (1') below the floodproofed level (e.g., a building floodproofed to the base flood level will be rated as one foot (1') below). d. Recreational Vehicles: Recreational vehicles placed on sites within Zones Al -30, AH, and AE on the community's Flood Insurance Rate Map not including recreational vehicle storage lots shall either: i. Be on the site ...r fewer than one hundred eighty (1-,,, consecutive days; ii. Be fully licensed and ready for highway use, on its wheels or jacking system, is attached to the site only by quick disconnect type utilities and security devices, and has no permanently attached additions; or iii. Meet the requirements of subsection 13b of this Section and the elevation and anchoring requirements for manufactured homes. 4. Additional Restrictions within Floodways: Located within areas of special flood hazard established in subsection 11 b of this Section, Flood Hazards: Mapping and Documentation, are areas designated as floodways. Since the floodway is an extremely hazardous area due to the velocity of flood waters which carry debris, potential projectiles, and erosion potential, the following provisions apply: a. Increase in Flood Levels Prohibited: Encroachments, including fill, new construction, substantial improvements, and other development are prohibited unless certification by a registered professional engineer demonstrates through hydrologic and hydraulic analyses performed in accordance with standard engineering practice that: i. Encroachments shall not result in any increase in flood levels during the occurrence of the base flood discharge; and H. There are no adverse impacts to the subject property or abutting or adjacent properties; and iii. There are no higher flood elevations upstream, and iv_ The impact due to floodway encroachment shall be analyzed using future land use condition flows. b. Residential Construction in Floodways: Construction or reconstruction of residential structures is prohibited within designated floodways, except for: i. Repairs, reconstruction, or improvements to a structure which do not increase the ground floor area; and ii. Repairs, reconstruction or improvements to a structure, the cost of which does not exceed fifty percent (50%) of the market value of the structure either: (a) before the repair, reconstruction, or improvement is started; or (b) if the structure has been damaged, and is being restored, before the damage occurred. Work done on structures to comply with existing health, sanitary, or safety codes or to structures identified as historic places may be excluded in the fifty percent (50%). c. Compliance Requirements: if subsections 14a and l4b of this Section are satisfied, all new construction and substantial improvements shall comply with all applicable flood hazard reduction provisions of this Section. 5. Critical Facility: Construction of new critical facilities shall be, to the extent possible, located outside the limits of the special flood hazard area (SFHA) (one hundred (100) year) floodplain. Construction of new critical facilities shall be permissible within the SFHA if no feasible alternative site is available. Critical facilities constructed within the SFHA shall have the lowest floor elevated three feet (3') or more above the level of the base flood elevation (one hundred (100) year) at the site. Floodproofing and sealing measures must be taken to ensure that toxic substances will not be displaced by or released into flood waters. Access routes elevated to or above the level of the base flood elevation shall be provided to all critical facilities to the extent possible. 6. Compensatory Storage: a. Compensatory Storage Required: Development proposals and other alterations shall not reduce the effective base flood storage volume of the floodplain. if grading or other activity will reduce the effective storage volume, compensatory storage shall be created on the site or off the site if legal arrangements can be made to assure that the effective compensatory storage volume will be preserved over time. Compensatory storage shall be configured so as not to trap or strand salmonids after flood waters recede and may be configured to provide salmonid habitat or high flow refuge 4 whenever suitable site condi.-,ns exist and the configuration does :.ot adversely affect bank stability or existing habitat. b. Additional Requirements — Springbrook Creek: The higher of the City hydrologic and hydraulic model results for the one hundred (100) year future land use conveyance and storage events shall be used by the City to determine the volume of compensatory storage required for filling within the one hundred (100) year flood zone of Springbrook Creek. i. An exception to this requirement shall apply where the Federal Emergency Management Agency (FEMA) defined one hundred (100) year flood zone is lower than the City model results for the one hundred (100) year future land use conveyance event. ii. Under the exception, the lower FEMA floodplain elevation shall be used. The exception only applies for the reach of Springbrook Creek between SW 43rd Street and Oakesdale Avenue near SW 41 st Street. c. Determining Finished Floor Elevations According to FEMA: Although City model results will apply to compensatory storage requirements, the FEMA one hundred (100) year flood plain elevations shall be used to establish building finished floor elevations to comply with other National Flood Insurance Program requirements. (Amd. Ord. 4851, 8-7-2000; Ord. 5137, 4-25-2005) Jerry Gerald C. Wasser, Associate Planner Department of Community & Economic Development City of Renton 1055 South Grady Way Renton, WA 98057 (425) 430-7382 FAX (425) 430-7300 gwasser@rentonwa.gov NAP • �,.. , , �1'1SrIS91iS 2u'c J3Iu Ia!':' ca .lad IsS f i*.4-. ylzryfrl I �l y ,i>•rJI rlJ�i .e�- T - yg f f. s 5r,. :tr sa,:= S JY f7 �y f yi6w 'cam J.aSi`I .'U A 9 y r{ I�f k9Ss..fj-" �7J f I'4..r�, rl Lie-1:� 11 moi'} l 5116yf I cii 1 uSYU, } -•L'idy r Ii {',�' Yuf�l i I 1 •" -- ' $I ' .,J { u rr ''-� Af ,ti 1f1.'IJ I.i,, ,.l Vr3V1' EI ,..i:l .1. •.- _ - ii�� 1"- 22-'2'-]--LJ:f :{' �P `ry Jr�"�.' Irl, s. 'U, 1I J,, 43' - ! .''J' ..-. _ ,4 _•i's 22j9590":, } i 89 r r § 227.3Q5JD1 9ltltrl+Gi* y!89fr_ e'! Ctl t:1 irl'a+JU73 z23US916 O ytl19f'I'_1215 x.:\ y �3� 122sUS 725 Renton w- 97391UJ04U,SWDOF CI ►�`1=i4�g 12 7tJ3 i' ` ?730 i!1G 2 3]� 91Hy7�r .,I 'WYI 8Y Irl J tt `' r Yr '.,.• r13iF59! 2 Y ' 2121 169'03y �'d�lfOF+Ylif; 22d a�}7sd { r } 7 � it J. jr i�•x'_,. .i 5y Ak - yyA "=CI231JaS,-,gCanr: v- �• .. a fl 3�u{t*�,�' - _ " The information included on this map has been compiled by King County staff from a variety of sources and is subject to change without no.lce. King County makes no representationsor warranties, express or implied, as to accuracy, oompleteness, timeliness, or rights to the Lisa of such information. This document is not intended for use as a survey product. King County shall not be liable for any general, special, indirect, incidental, or consequential a damages including, but not limited to, lost revenues or lost profits resulting from the use or misuse of the information contained on this map. 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O 788, 3 TELEPHONE NUMBER: 2.5 APPLICANT (if other than owner) NAME /u te"w'\,\ t -k COMPANY (if applicable): C-�� ADDRESS: INC CITY: ZIP: TELEPHONE NUMBER: CONTACT PERSON NAME: 1 . 7z, � V� V 4 COMPANY (if applicable): cxll ADDRESS: t CITY: ��' ZIP: TELEPHONE NUMBER AND EMAIL ADDRESS: J PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: PROJECTIIADDRESS(S)/LOCATION AND ZIP CODE: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 7 CA EXISTING LAND USE(S)- PROPOSED SE(S):PROPOSED LAND USE(S): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable) EXISTING ZONING: PROPOSED ZONING (if applicable): SITE AREA (in square feet): 41-7- 1 (() SQUARE FOO AGE OF PUBLIC ROADWAYS TO BE DEDICATED: V) k— SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if appli I ) NUMBER OF PROF OSE LOTS (if applicable) NUMBER OF NEW DWELLING UNITS (if applicable): ` H 10ED1DatalForms-Templates\Self-llelp Ilandouls\Plannfnglmaslerupp.doc - l - 06109 PkvJECT INFORMAZ NUMBER OF EXISTING DWELLING UNITS (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): Q�- i SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMARy (i a liea le): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIA BUILDINGS (if applicable): g ` SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGSREMA f ataplicable):{� NET FLOOR AREA ON NON-RESIDENTIAL UILDIN S (if applicable): Z'� '`'--'►`-OJ � y�4 NUMBER OF EMPLOYEES TO BE EMPLOYI�D BY THE NEW PROJECT (if applicable): y laN continued PROJECT VALUE:,, A�oO�c IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): AQUIFIER PROTECTION AREA ONE AQUIFIER PROTECTION AREA TWO FLOOD HAZARD AREA sq. ft, GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq. ft. SHORELINE STREAMS & LAKES sq. ft. ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY Attach legal descri tion on separate sheet with the following information included SITUATE IN THE QUARTER OF SECTION , TOWNSHIP RANGE , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON TYPE OF APPLICATION & FEES List all land use applications being applied for: 2, 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP a I, (Print Namels)�vd �i r1c� c {i l�tMak wt/ declare under penalty of perjury under the laws of the State of Washington that I am (please check one) T the current owner of the property involved in this application or _ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all r ects true and correct to the best of my knowledge and belief. I certify that I know or have satisfactory evidence that tip' signed this instrument and acknowledge it to be hislherloWpfree and voluntary P i act for the ses and pu es mentioned in the instrument. (Signature of Owner/Representative) ary in and for the State of Washington t 09 ture of Owner/Representative) Ir /��} f r� Notary (Print). 1 L I; i r 1 � r�- My appointment expires: Lj ! i H-ICEDIDatalForms=l"emplateslSelf-Help HandoutslPlanninglmasterapp.doc - 2 - 06/09 October 27, 2010 Master Builders Association PROJECT NARRATIVE: ADDITION(S) TO SINGLE, FAMILY T A RESIDENCE DESIGN BUILDERS This project consists of two simple infill additions to a single family INC. residence. The additions consist of a) enclosing an area of existing deck already under cover of an existing roof, and b) enclosing an existing carport. ARCHITECTS AND 1. Stillmaker Residence, 13401 SE 151St. St., Renton, WA 98058 — CONTRACTORS two additions to residence, a. deck enclosure: 216 sf at 180 ft from the high water mark of river 1101 N. Northlake Way b. carport enclosure: 408 sf beyond the 200 ft mark from the Suite 201 OHW (ordinary high water) SEA'T'TLE, WA. 2. additions to existing residence are under existing roofs; "a" is built 98103 on an existing deck and "b" is built on an existing slab; 3. exemption request is for construction of single family residence Tel: 206-286-1692 additions Fax: 206-545-6802 4, proposed construction dates approximately Jan 2011 -- March 2011 5. building permit required www.ctabuilds.com 6. flood plain area; type S aquatic area; seismic hazard; aquifer recharge area 1 & 2 7. soil is sandy & usually drains well 8. estimated construction cost $100K 9. materials used & excavation volume: a. 3 footings = 5.78 cu ft concrete at addition "a" above b. continuous footing 90 cu ft concrete at addition "b" above 10. no trees removed 11. closet area of work - addition "a" = 180 ft from OHW 12. existing shoreline is natural {no bank) 13. addition height — no change from existing conditions Julia Campbell AIA Buzz Tenenbom AIA Member: American Institute of Architects Master Builders Association BEG 1490.96 FT S & 88.67 FT E OF NW COR OF SEC TH S 61-09-00 E 595 FT TH S 28-51-00 W 350.04 FT TH S O4-34-00 W 546.25 FT TO TPOB TH N 63-05- 36 E 92.31 FT TH S 15-27-20 E TO NLY SHORE OF CEDAR RIVER TH WLY ALG SD SHORE TAP WCH BEARS S O4-34-00 W FR TPOB TH N 04-34-00 E TO TPOB 01 Renton O WAP '321? ?92rf !3573 1341) i93ct1 ?34" iSS, t to _ i3S13 ?S51y !SSlS i ik R•4 :CI N10 Kohg ,ourtly D q 303f The information indeed on this map has been oemprled by Kin{] Cnunfy staff from a variety of sawoes and 6 Subject In change wdhout notice. King County makes no representations or warranties. express or impked. as to accwacy, completeness. t"wmtss. or rights to the ise of such information. ThiS doatment is not intended for use as a suvey product. K4V County shai1 not Ae liable for any general, speciat, indirect. xk.,dentat nr cnnsequanhat damages u+Gltrdifg, put not hinted lo, lost rewinles or lost profits reselltmg from the use ar misuse at the iolOrrhation wmamed on this map Ant sate of this map or information pn ;his Wrap is p'of•.AA-;ed ex:Qpt by written permiss" of+twrg Coue:ty. ?Ate. 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Sf135 !.034 ? 5'J3ti ,mut f yJ 36 S1i14 ?!A941 MAI •Sl'S , � r SC 41 SSCttl �t '321? ?92rf !3573 1341) i93ct1 ?34" iSS, t to _ i3S13 ?S51y !SSlS i ik R•4 :CI N10 Kohg ,ourtly D q 303f The information indeed on this map has been oemprled by Kin{] Cnunfy staff from a variety of sawoes and 6 Subject In change wdhout notice. King County makes no representations or warranties. express or impked. as to accwacy, completeness. t"wmtss. or rights to the ise of such information. ThiS doatment is not intended for use as a suvey product. K4V County shai1 not Ae liable for any general, speciat, indirect. xk.,dentat nr cnnsequanhat damages u+Gltrdifg, put not hinted lo, lost rewinles or lost profits reselltmg from the use ar misuse at the iolOrrhation wmamed on this map Ant sate of this map or information pn ;his Wrap is p'of•.AA-;ed ex:Qpt by written permiss" of+twrg Coue:ty. ?Ate. Ifyr12'20t 0 Source King Courry MAP Property inlormaM, IhU '•Www.metrokc goyrGiSIPMAY i J: 'AA