The URL can be used to link to this page

Home My WebLink AboutF_Mead Short Plat_Technical Information Report_170901.pdf Table of Contents · Section 1: Project Overview · Section 2: Conditions and Requirements Summary · Section 3: Offsite Analysis · Section 4: Flow Control and Water Quality Analysis and Design · Section 5: Conveyance System Analysis and Design · Section 6: Special Reports and Studies · Section 7: Other Permits · Section 8: CSWPPP Analysis and Design · Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant · Section 10: Operations and Maintenance Manual Appendix A – Administrative Report and Decision dated June 2, 2016 ILWACO PL NE ILWACO AVE NE NE 6TH STNE 5TH PL142ND AVE SE (HOQUIAM AVE) N 15025EDWINJ.GRE E PROFES IONAL N D S U VEYORS LA RSTATEOF WASHI N GTONREGISTERED JR.TOPOGRAPHIC SURVEYTED 390717R-390717SHEET #17CITY OF RENTONMEAD SHORT PLATMEAD SHORT PLATMEAD SHORT PLAT TUSCANY CONSTRUCTION, LLC 522 HOQUIAM AVENUE NE LUA:16-000138U16-004534TOPOGRAPHIC/BOUNDARY SURVEY ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│―│―│―│―│―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│―│―│―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│―│―│―│ ―│ ―│ ―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│―│―│―│ ―│―│―│―│―│―│ ―│―│―│―│―│―│ ―│―│―│―│―│―│ ―│―│―│―│―│―│ ―│―│―│―│―│―│ ―│―│―│―│―│―│ ―│―│―│―│―│―│ ―│―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│―│ ―│―│―│―│―│―│ ―│―│―│―│―│―│ ―│―│―│―│―│―│ ―│―│―│―│―│―│ ―│―│―│―│―│―│ ―│―│―│―│―│―│ ―│―│―│―│―│―│ ―│―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│―│ ―│―│ ―│ ―│ ―│―│―│―│ ―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│―│ ―│―│ ―│ ―│―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│―│―│―│―│ ―│ ―│―│―│―│―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│―│―│―│―│ ―│―│ ―│ ―│ ―│―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│―│―│ ―│ ―│ ―│ ―│―│―│―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│―│―│―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│―│ ―│ ―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│―│ ―│―│ ―│ ―│―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│―│―│―│―│―│ ―│―│ ―│―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│―│―│ ―│ ―│―│―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│―│―│―│ ―│―│ ―│ ―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│―│―│ ―│―│ ―│ ―│ ―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│―│ ―│―│ ―│ ―│ ―│―│―│―│―│―│ ―│ ―│―│―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│―│―│ ―│―│ ―│ ―│ ―│―│―│―│―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│―│―│ ―│―│ ―│ ―│ ―│―│―│―│―│―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│―│ ―│―│―│―│―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│―│ ―│―│ ―│ ―│ ―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│―│―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│―│―│―│―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│―│―│―│ ―│ ―│―│―│―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│―│―│―│―│ ―│ ―│―│―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│―│―│ ―│ ―│―│―│―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│―│―│―│―│ ―│ ―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│―│―│ ―│ ―│―│―│―│ ―│―│ ―│ ―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│―│ ―│―│ ―│ ―│ ―│―│―│―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│―│―│―│ ―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│―│―│ ―│―│ ―│ ―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│ ―│ ―│ ―│ ―│―│―│―│―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│―│―│―│ ―│ ―│―│―│―│―│ ―│―│ ―│ ―│ ―│―│―│―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│―│―│ ―│ ―│ ―│ ―│―│―│―│―│ ―│ ―│―│―│―│―│―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│―│ ―│ ―│ ―│―│ ―│―│ ―│ ―│››››!" &PO &PO !" !" &PO &PO &PO &PO ^ ^▄n▄n ▄n ▄n▄n ▄n ▄n ▄n ▄n ▄n▄ÞÞ@TT ▄n ▄n ▄n ▄n ▄n▄n ▄n ▄n▄ÞÞ@TT ▄ÞÞ@TT ▄n ▄n ▄n ▄n ▄n ▄n ▄n ▄n▄n ▄n ▄n ▄n ▄n▄n ▄n ▄n ▄n▄n ▄n ▄n ▄n ▄n ▄n ▄n▄n ▄n ▄n ▄n ▄n ▄n ▄n▄ÞÞ@TT ▄ÞÞ@TT ▄n ▄n ▄ÞÞ@TT ▄n ▄n F F F F F F F F F F F F F F F H H 300 100 400 300100300 500 200 400 500200400 300200100100 200 200 100 400500 600 400 5 0 0 400 500400500400400300 400 400 5 0 0 500300 300 100 300400 2 0 0 10 0 2 0 0 1004004 0 0 300400 400 100 50 0 200 300 500300 400500 500400300300 5005 0 0 400400 40 0400 500 400 50 0 50 0 3005 0 0400200 20 0 300 500 500 300 1 0 0 1 0 0 3 0 0 2003004 0 0 500 400 500400 400 400200600500400 T23N R4E T22N R4E T22N R5E T23N R5E 1 19 30 29 8 9 23 25 12 18 20 17 5 4 22 27 22 23 14 2324 7 31 8 20 21 10 3 2 14 11 24 19 7 8 28 16 34 10 13 36 19 6 9 22 15 23 35 11 11 13 33 11 14 24 7 20 21 9 15 10 2 35 26 11 12 12 18 32 17 16 21 26 23 23 14 11 RentonMunicipalAirport RentonMunicipalAirport Cedar River Trail C e d a r Ri ver Tr ai l Cedar River Trail§¨¦405 §¨¦405 ¬«181 ¬«167 ¬«515 ¬«900 ¬«167 ¬«516 ¬«515 ¬«900 ¬«900 ¬«515 ¬«181 ¬«167 ¬«515 ¬«167 ¬«515 ¬«169 ¬«169 S 220TH ST RENTON AVE S W JAMES STS 12 7TH ST S 120TH ST 76TH AVE SS 130TH ST80TH AVE SS 208TH ST RAINIER AVE S TAYLOR AVE NWW PERI METER RD94TH AVE SS 15TH STSHATTUCK AVE SS 19TH ST 102ND AVE SES E CARR RDMIL L A VE SBURNETT AVE SN 1 S T S T N 6TH ST SE 204TH ST 108TH AVE SESE 240TH ST SE 208TH ST SE 186TH ST 112TH AVE SE113TH AVE SE116TH AVE SE120TH PL SE120TH AVE SE118TH AVE SEROYAL HILLS D R S ENE 6TH PL 132ND PL SE134TH AVE SESE FAIRWOOD B L V D NE 3RD ST 144TH AVE SESE 128TH ST SE 254TH PL SE 160TH PL 160TH AVE SEANDOVER PARK ES LANGSTON RDCORNELL AVE SW SAAR ST S 212TH ST78TH AVE SSW GRADY WAY E TEMPERANCE STE VALLEY HWYE SEATTLE ST88TH AVE SLIND AVE SW87TH AVE SREITEN RD92ND AVE SHARDIE AVE SWS 248TH ST WELLS AVE SSE 228TH ST SE 200TH ST106TH AVE SEHIGH AVE SSE 244TH ST SE 168TH ST SE 160TH STS PUGET DRSE CEDAR R IDGE D R SE 8TH PLNE S UNS E T B L V D SE 218TH PL NE 5TH PL SE 184TH ST SE 223RD DRKIRKLAND AVE NE125TH AVE SESE 172ND ST126TH AVE SENE 2ND ST133RD AVE SESE 180TH STSE 4TH PLHOQUIAM AVE NE146TH AVE SE147TH AVE SE154TH PL SESE 2ND ST 156TH AVE SE155TH AVE SESE 2ND PL STRAN D E R BLVDS 228TH ST S 135TH ST NACHES AVE SW E TITUS STSW 43RD ST SW 16TH ST STEVENS AVE SWLIND AVE NWRAINIER AVE SAIRPORT WAY S 100TH AVE SESE 224TH STLOGAN AVE NMILL AVE SN 4TH ST RENTON AVE SSE 182ND ST 112TH AVE SES E 225TH ST SE 164TH ST SE 188TH ST 120TH AVE SEINDEX AVE SEINDEX AV E NE 121ST AVE SESE 5TH ST 127TH AVE SESE 202ND PL 129 TH P L S ESPRUCE DRREDMOND AVE NE132ND AVE SEUNION AVE SE140TH AVE SE137TH AVE S E136TH PL SEJERICHO AVE NESE 224TH ST SE 138TH PLNILE AVE NE156TH AVE SESE 156TH ST SE 144TH ST 162ND AVE SE6 5 TH A V E S W SMITH ST76TH AVE SS 128TH ST 1ST AVE N80TH AVE SOAKESDALE AVE SWPOWELL AVE SWE GUIBERSON ST S W 1 2 T H S T S 2 36TH PL WILLIAMS ST NN 8TH ST SE 216TH STWELLS AVE NSE 235 T H STSE 220TH PL SE 219TH PL116TH AVE SEHARRINGTON AVE NESE 6TH S T NE 6TH ST 129TH AVE SESE 120TH ST DUVALL AVE NESE 162ND PL 148TH AVE SESE PETR O V I T S K Y R D SE 183R D D R SE 179TH ST160TH AVE SE158TH AVE SE164TH AVE SES 204TH ST NADEN AVE SW GOWE ST 1ST AVE SS 222ND ST S 216TH ST SW LANGSTON RD SW 41ST ST SW 19TH ST85TH AVE S87TH AVE S89TH AVE SE VALLEY RDS 218TH ST S 200TH STTALBOT RD SMO R R I S A V E S EAGLE RIDGE DR SBURNETT AVE NPELLY AVE NGARDEN AVE NSE 192ND STHOUSER WAY NNE 3RD ST SE 221ST ST 125TH AVE SEMONROE AVE NE135TH AVE SESE 204TH WAY 138TH AVE SESE 159TH PL 145TH PL SESE 232ND ST SE 240TH ST SE JONES RD INDUSTRY DRS 133RD ST 72ND AVE SS 196TH ST S 114TH ST 3RD AVE SS 116TH ST S 194TH ST SW 39TH ST WOODFORD AVE NE JAMES ST SW 34TH ST SW 7TH ST84TH AVE SSTEVENS AVE NWHILLTOP AVES 213TH P L S GRADY WAY 104TH PL SEPARK AVE NN 3RD ST SE 226TH ST SE 212TH ST SE 223RD ST SE 227TH PL S E 228TH PL BE A C O N W A Y S EEDMONDS AVE NENE 10TH ST 132ND AVE SESE 1 7 6T H S T SE 2 3 3 R D ST 1 3 6 T H A VE SESE 4TH STSE 3 R D P L142ND AVE SE148TH AVE SESE 142ND ST SE 148TH ST 161ST AVE SE163RD PL SE68TH AVE SS 234TH STS 12 6 T H S T W MEEKER ST 2ND AVE SRAILROAD AVE N2ND AVE NS 188TH ST SW 3RD PL S 124TH ST S 240TH ST S 5TH STLOGAN AVE S103RD AVE SES 3 6 T H P LWILLIAMS AVE SB E NS ON R D S BE A C O N W A Y S N 1 0 T H ST 109TH AVE SESE 248TH ST106TH AVE SEROLLING HILLS AVE SEBRONSON WAY NESE 196TH STDAYTON AVE NESE 1 7 0 T H P L FER N D A L E A V E S E 124TH AVE SESE 158TH ST NE 4TH ST 127TH PL SEQUEEN AVE NESE 151ST ST SE 200TH ST140TH AVE SESE 1 7 1 S T W A Y 140TH WAY SE S E 184TH PL144TH AVE SEHOQUIAM AVE NENILE AVE NESE 172ND PL 66TH AVE SS 190TH ST S 132ND ST 6TH AVE N77TH AVE SLONGACRES DR SW4TH AVE N3RD AVE NCENTRAL AVE N80TH PL S84TH AVE SSW 27TH ST SW 10TH ST S 117TH ST S 237TH PL S 192ND ST 98TH AVE S100TH AVE SE102ND AVE SECEDAR AVE SGRANT AVE SSE 162ND ST NE 9TH ST 120TH AVE SELAKE YOUNGS WAY SE 121ST PL SE124TH AVE SES E 2 21ST PL NE 7TH ST SE 231ST WAY131ST AVE SE128TH AVE SESE 241ST ST SE 216TH ST SE 141ST STBREMERTON AVE NEFIELD AVE NE146TH AVE SE143RD PL SESE 145TH PL ROSARIO PL NESE 116TH ST SE 149TH ST W VALLEY RDRAINIER AVES 2ND ST 108TH AVE SECENTRAL AVE SS GRADY WAY104TH AVE SEBEN SON D R S SE RENTON MAP L E V A L L E Y R DBRONSON W A Y N SUNSET BLVD N68TH AVE ST A L BOT RD SMARTIN LUTHER KING JR WAY SW SUNSET BLVD SE KENT KAN GLEY R D S 3RD ST SpringbrookSprings Molasses CrMa d s e n C r Big S o o s CrHarrison Cr Bi g Soos CrBlack RiverM adsen Cr Ced a r R i v e r Cedar River Green RiverGreen River G re e n RiverHam Lake LakeYoungs KohrPond ClarkLake PantherLake Univ of PhoenixWesternWashington Campus InternationalAcad of Designand Technology Embry - RiddleAeronauticalUniv EverestCollRenton RentonTechnicalColl KaplanColl -Renton Pima MedicalInstituteRenton GreenwoodMemorialPark MountOlivetCem SaarPioneerCem SuiseCreek Cem KENT RENTON FAIRWOOD TUKWILA COVINGTON Cascade MeridianHeights Skyway Orillia Maplewood O'Brien EastHill East Hill-Meridian Elliott BrynMawr 22' 150 52 122° 56 1 557 58 59 561 62 62 5 564 52 50 52 52 27' 47°30' 30" 5248 58 61 5 122° 51 52 180 47° 30" 52 000 52 51 52 54 15' 5 5 30" 30" 60 5 E 122° 47° 55 52 60 FEET 60 52 5253 59 59 5 5 5 5 64 65 07' 49 52 54 52 30" 000 FEET 52 52 52 57 15' E 12'10'5 52 52 52 52 000m 000 30"47° 122° 52 000m 55 5 12'10'65 1320 52 52 59 N 000 FEET 25' 30" 49 N 290 000m 58 5 000m 56 FEET 25' 22' 30' 27' 52 52 60 5 63 07' 48 52 53 57 58 30" WASHINGTON QUADRANGLE LOCATION RENTON QUADRANGLEWASHINGTON-KING CO.7.5-MINUTE SERIES RENTON, WA 2017 Expressway Local Connector ROAD CLASSIFICATION Ramp 4WDSecondary Hwy Local Road Interstate Route State RouteUS RouteWX./H U.S. DEPARTMENT OF THE INTERIOR U.S. GEOLOGICAL SURVEY 1 Seattle South 8 Black Diamond 2 Mercer Island3 Issaquah4 Des Moines5 Maple Valley6 Poverty Bay7 Auburn ADJOINING QUADRANGLES 1 2 3 4 5 6 7 8 This map was produced to conform with the National Geospatial Program US Topo Product Standard, 2011.A metadata file associated with this product is draft version 0.6.19 CONTOUR INTERVAL 20 FEETNORTH AMERICAN VERTICAL DATUM OF 1988 SCALE 1:24 000 1000 500 0 METERS 1000 2000 21KILOMETERS00.51 1 0.5 0 MILES 1 1000 0 1000 2000 3000 4000 5000 6000 7000 8000 9000 10000 FEET Imagery...........................................NAIP, November 2015Roads................................ U.S. Census Bureau, 2015 - 2016Names..........................................................GNIS, 2016Hydrography....................National Hydrography Dataset, 2015Contours............................National Elevation Dataset, 1999Boundaries............Multiple sources; see metadata file 1972 - 2016Public Land Survey System..................................BLM, 2016Wetlands.........FWS National Wetlands Inventory 1977 - 2014 North American Datum of 1983 (NAD83)World Geodetic System of 1984 (WGS84). Projection and1 000-meter grid: Universal Transverse Mercator, Zone 10T Produced by the United States Geological Survey 10 000-foot ticks: Washington Coordinate System of 1983 (northzone) This map is not a legal document. Boundaries may begeneralized for this map scale. Private lands within governmentreservations may not be shown. Obtain permission beforeentering private lands. U.S. National Grid100,000-m Square ID Grid Zone Designation ET 10T ^ Ù MN GN UTM GRID AND 2017 MAGNETIC NORTHDECLINATION AT CENTER OF SHEET 0° 36´11 MILS 15° 48´281 MILS *7643016402473*NSN.7643016402473NGA REF NO.USGSX24K71383SITE TIR Section 2: Conditions and Requirement Summary The Administrative Report and Decision for this project can be found within Appendix A at the back of this Report Section 1.2 Core Requirements Core Requirement #1: Discharge at Natural Location The subject property will discharge at the natural location, within the public storm system within NE 5th Place and Ilwaco Place NE, as to not divert onto or away from downstream properties. The proposed discharge into the public storm system should not create a significant adverse impact of the downhill properties or drainage system. Mitigation will be provided onsite before discharge, using a stormwater detention vault, to reduce the developed discharge to pre-historic, forested conditions which is below existing site discharge rates. Core Requirement #2: Offsite Analysis An offsite drainage analysis is provided within TIR Section 3 of this Report. There were no identified offsite flooding, erosion, drainage or water quality problems created or aggravated by the proposed project. Core Requirement #3: Flow Control The subject property is located within the City of Renton, Flow Control Duration Standard, Forested Conditions. An onsite flow control facility will be installed (stormwater vault) in the southeast corner of the development which will provide and be designed to perform to the required Duration Standards. The stormwater flow control (detention) sizing of the stormwater vault can be found within TIR Section 4 of this Report. Flow control BMP’s for the individual lots will be evaluated and provided as shown in TIR Section 4. Core Requirement #4: Conveyance System The proposed onsite and offsite conveyance systems have been analyzed and designed to meet the City of Renton amendments dated February 2010. All new pipes and catch basin will be sized to provide capacity for the 25-year event and the catch basins will have a minimum of 6” of freeboard above the 25-year event. The review and analysis of this proposed conveyance system includes calculations using the “Rational Method of Analysis” at the 25-year event. The design and analysis of the new system can be found in TIR Section 5 of this Report. The design of the proposed new system meets this Core requirement. Core Requirement #5: Erosion and Sediment Control A Temporary Erosion and Sediment Control Plan has been designed and provided as part of utility permit plan set. The implementation of these plans during construction will provide erosion and sedimentation control during the construction process. The erosion and sedimentation control plans are designed to minimize downstream impacts of the public storm system from the transportation of sediments, silts, and erosion. A Washington State Department of Ecology construction discharge NPDES permit has been obtained for this project. An erosion control specialist (CECIL) will be assigned to this project to monitor and provide input to the contractor during the construction process. Erosion and sediment control will be monitored and reported to the Department of Ecology has required under the NPDES permit. Core Requirement #6: Maintenance and Operations The utility permit plans have identified the public and private storm systems on the project. The stormwater vault and tract will be owned by the homeowner’s association. The maintenance and operation of the internal portion of the stormwater vault will be provide by the City of Renton. The public storm systems identified by the utility permit plans will be maintained by the City of Renton. The private storm systems located on private property will be maintained by the home owner. TIR Section 10 of this Report provides routine maintenance requirements for the new facilities on this project. Core Requirement # 7: Financial Guarantees and Liability Financial Guarantees and Liabilities will be provided to the City of Renton as part of the issuance of the utility construction permit to construct the flow control facilities, storm conveyance systems, erosion control measures, road improvements and street lighting. A Bond Quantity worksheet has been provided within TIR Section 9 to provide support information to the City of Renton to determine financial requirements for bonds, fees, and sureties. Core Requirement No. 8 – Water Quality The subject project is required to provide water quality treatment. The water quality sizing is provided within TIR Section 4 of this Report. The water quality (dead storage) and sedimentation will be provided in the lower portion of the proposed stormwater vault. Section 1.3 Special Requirements Special Requirement #1: Other Adopted Area-Specific Requirements This project is not in a designated area included in an adopted master drainage plan, basin plan, salmon conservation plan, stormwater compliance plan, flood hazard reduction plan, or shared facilities drainage plan as identified under the City of Renton amendments to the King County Surface Water Design Manual dated February 2010. Special Requirement #2: Flood Hazard Area Delineation This project does not contain or adjacent to a flood hazard area for a river, stream, lake, wetland, closed depression, marine shoreline within the City of Renton. There are no regulations within the City of Renton amendments dated February 2010 to study flood hazards on this property. Special Requirement #3: Flood Protection Facilities The subject property does not rely on any flood protection facilities or proposes to modify or construct a new flood protection faciality. Special Requirement #4: Source Control The proposed project does not require a commercial building or commercial site development permit. Special Requirement #5: Oil Control The proposed project is a single-family residential subdivision. This project does not meet the requirements of a high-use site. Special Requirement #6: Aquifer Protection Area The proposed site development is not within an Aquifer Protection Area (APA) zone 1 or zone 2 as identified on the attached Groundwater Protection Areas map dated 01/09/2014 TIR Section 3: Offsite Analysis TASK 1: Study Area Definition and Maps CB 131765 PHOTO A – Sta. 0+00 (downstream) CB#131716 – East side of Ilwaco place NE – project connection point PHOTO B – Sta. 6+25 (downstream) CB# 131774 - Outfall into wetland east of Ilwaco Place NE PHOTO C – Sta. 10+25 (downstream) Crossing Jericho Avenue NE at CB#131766 PHOTO E – Sta. 16+50 (downstream) Control Structure of wetlands CB#143671 – north of NE 4th Place PHOTO F – Sta. 17+30 (downstream) CB# 131796 – South side of NE 4th Place TASK 2: Resource Review Online maps from Google Earth and City of Renton storm water maps were reviewed before the downstream system was walked. Offe Engineers was the engineer that designed or supported the construction of the surrounding projects, Cairnes Short Plat, Benner Short Plat, Langley Meadows, Hand Short Plat, and HoneyBrooke III TASK 3: Field Inspection The downstream system was re-visited in June of 2017, during a storm event, to follow the existing discharge from the property and verify the downstream system which the project flows into. The subject property currently sheet flow discharges into three City of Renton public storm inlets; CB#116586 (northwest corner of NE 5th Place and Ilwaco Place NE); CB’s # 131717 and 131716 (along the easterly flow line of Ilwaco Place NE – across from property). All three of these catch basins come together within 40 feet of the southeast corner of the property at CB#131715 (southeast corner of NE 5th Place and Ilwaco Place NE). The proposed developed discharge will be a new catch basin installed between CB#131715 and CB#131716. The existing discharge from the property continues to flow within the public storm system south within conveyance pipes for 620 feet before entering CB#131774 (see enlargement attached to the photo section of this Section). The storm water then turns northeast from CB#131774 and flows into a stormwater vault in the rear area of lots between Ilwaco Avenue NE and Jericho Avenue NE, south of NE 5th Place. The stormwater vault was not viewed, nor opened due to lack of access. There were no indications of over topping or flooding in the rear yards of the lots, nor around CB#131774. The storm water then continues from the stormwater vault to the east between 511 and 505 Jericho Avenue NE into CB#131765. This catch basin is located on the easterly edge of Jericho Avenue NE. At this point, the drainage enters a wetland area to the east within a short plat called “Cairnes Short Plat LUA10-026. This short plat was engineered by Offe Engineers. The drainage discharges into an open area just to the east of Jericho Avenue NE. There were no signs or indications of overtopping, flooding, or erosion at the outfall into the open area. The wetland and buffer area are within a recorded native growth protection area on the recorded short plat of Cairnes. The drainage flows to the east into a ponding area on the east side of the Cairnes Short Plat, topographic survey of the wetlands is attached to this Section. The wetland area has an old access road that crosses the wetland from west to east that wasn’t removed as part of the Cairnes Short Plat. This access road has a cross culvert, as seen on the topographic survey that splits the wetland flows into two different directions; north towards May Creek and south towards Maplewood Creek. The drainage from the Mead short plat together with the contributing area downstream to the Cairnes wetland flow to the south. The flow continues south, just to the east of 5316 NE 4th Place. The southerly drainage from the wetland is controlled by a bird gate, type 2 inlet called out of the City drainage map as CB#143671. There were no indications of overtopping or flooding occurring at this catch basin. The control structure (CB#143671) appears to be well maintain and clean. The drainage continues south across NE 4th Place within a 24” pipe that is exposed within CB#131797 on the south side of NE 4th Place. At this point, the downstream system has been reviewed and inspected in the field beyond the required 1250 feet. CB#131797 is located about 1750 feet downstream of the project. There are no indications of overtopping, flooding, or capacity issues within the downstream system a quarter mile downstream of the project. TASK 4: Drainage System Description and Problem Descriptions The existing downstream drainage system consists of public storm conveyance pipes, catch basins, a stormwater vault behind private houses within HoneyBrooke III, and open channel into a neighboring wetland area (on the Cairnes Short Plat) to the south east of the project. Photos of the downstream system can be found in Task 1, above. There were no indications of downstream problems during the initial downstream walk or at the June 2017 timeframe. There does not appear to be any downstream problems. TASK 5: Mitigation of existing or potential Problems There is no required mitigation necessary for the downstream system. The proposed project will be developed unitizing the storm water management requirements of the 2010 City of Renton amended King County Surface Design Manual. The developed discharge from the property will be less than the existing discharge due to the required modeling matching the pre-developed forest condition. No further mitigation is necessary, there were no downstream existing or potential problems. Existing Site Hydrology (Part A): The project site is 58,519 square feet in size. The existing characteristics and land cover on the project are: heavy brush of blackberries, alders, sparse cedars and fir trees; a graveled area in the idle of the property used for construction storage. The existing site hydrology sheet flows to the east and is collected along the west side of Ilwaco Place within an asphalt thickened edge. Based upon the ground cover and Offe Engineers history of the area, the under lying soils are Alderwood Series, Glacial Tills. These types of soils are hard and compact with pockets of high groundwater during the wet weather season. A Geotechnical Report has been included within this Report to confirm this finding. Developed Site Hydrology (Part B): Project Characteristics: Total Site Area = 58,519 square feet Offsite Improvements: Installation of a 12” storm pipe extension within Ilwaco place SE Total Improvement: Value of development cost more than $100,000 Developed Impervious = 29,250 square feet (new plus replaced) Drainage Review: Based upon Table 1.1.2.A., the project drainage review meets “Full Drainage Review”. The project will be developed to provide storm water detention (vault) within the southeast corner of the project to control the developed runoff. The developed runoff will be released from the vault matching the pre-developed forest conditions. Developed Site data: 7 single-family lots ranging from 5,022 to 5,904 square feet in size. A Storm Water Tract (Tract A) 4,630 square feet Public Alley (ROW) 3,052 square feet Widening of the public R/W 13,895 square feet The project impervious and pervious surface breakdown of these areas is attached as a Table to the Part C of this Section 4. Developed Site Conditions (summary from table): On-site contributing to storm water vault Public R/W: 13,895 sq. feet Impervious 7,340 sq. feet Pervious 6,555 square feet Public Alley: 3,052 square feet Impervious 2,362 sq. feet Pervious 690 sq. feet Tract A: 4,630 square feet Pervious 4,630 sq. feet Lots 1 - 7: 36,942 square feet Impervious 17,500 sq. feet USING 2,500 sq. ft./ lot Pervious 19,442 sq. feet Areas to vault (summary): Impervious 27,202 square feet OR 0.62 acres Pervious 31,317 square feet OR 0.72 acres The project will be modeled using KCRTS. The existing condition (forested) was modeled to provide parameters for the design outfall match of the proposed storm water vault. Further modeling and calculations can be found within Part D. Mead Short Plat 6/17/2017 Developed Condition A(T) = 58519 sq. feet Widening/Frontage 13895 sq. feet Paving ((PGIS))4245 sq. feet Sidewalk 3095 sq. feet Landscape 6555 sq. feet 13895 Lots 36942 sq. feet House, patio, walks 15260 sq. feet Assume 2500 sq. ft. per lot Driveway ((PGIS))2240 sq. feet Landscape 19442 sq. feet 36942 Tracts Tract A 4630 sq. feet Landscape 4630 sq. feet 4630 Public Alley 3052 sq. feet Paving ((PGIS))2362 sq. feet Landscape 690 sq. feet 3052 TOTAL AREA 58519 sq. feet 1.34 acres Dev. Impervious 0.62 acres Dev. Pervious 0.72 acres PGIS 8847 square feet Performance Standards (Part C): Area-specific flow control facility standards: From the “Flow Control Application Map”, reference 11-A, the project discharge is required to meet Flow Control Duration Standard (Forested Conditions). Flow control BMP’s are required for this project and will be further evaluated within Part D of this Section. Conveyance system capacity standards: The new conveyance system will be analyzed and designed to meet the developed 25-year flow rates. Capacity within the catch basins shall have 6” (0.5’) of freeboard above the 25-year hydraulic grade within the catch basin. Area-specific water quality treatment menu: As identified under Section 1.2.8.1.A. “Required Treatment Menu”, this project is NOT a commercial, industrial or multifamily land use and is NOT a road project with 7,500 ADT. Therefore, the project is required to provide Basic Water Quality Treatment. Water Quality sizing calculation can be found in Part D od this Section. Flow Control System (Part D): Stormwater vault sizing and modeling: The City of Renton performance standard of “Flow Control Duration Standard, forest condition” is equivalent to King County “Conservation Flow Control – level 2” standard as shown in the Table in Section 1.2.3.1 of the City of Renton Manual. KCRTS modeling will be used to size the stormwater flow control facility per Section 3.3.2. of the 2009 King County Surface Design Manual. The final output of the modeling will be evaluated against the Conservation Flow Control requirements and the performance requirements on page 3-43. The Modeling input perimeters can be found in Part B: Soils: Till Area of Site: 1.34 acres Existing Conditions (historical site): forested Developed Conditions: Impervious surfaces: 0.62 acres Pervious surfaces: 0.72 acres The KCRTS modeling is attached to this Section and is labeled with pages M1-M5. The modeling generates a stormwater detention vault size of 4.55 feet (active storage) by 34 feet wide by 88 feet long. Evaluate Flow Control Performance: (page 3-43 2009 KCSWDM) 1. The post-development flow duration curve lies strictly on or below the predevelopment curve at the lower limit of the range of control (between 50% of the 2-year and the 2- year): From the table on page M5, the lower limits of discharge are at negative values, which shows on the graph on the same page; therefore, the modeling indicates this facility meets the requirements of being at or below the predeveloped curve. 2. At any duration within the range of control, the post-development flow is less than 1.1 times (or 10% increase) the predeveloped flow: As shown on page M5, the maximum positive excursion is 5.2% greater than the predeveloped flow. The facility meets this requirement because 5.2% < 10%. 3. The target duration curve may not be exceeded along more than 50% of the range of control: From the graph and comparison analysis table on page M5, there are 14 data points shown for the post developed discharge across the range of required storm events. From the Table, nine (9) of the data points are below the pre-developed where five (5) area above. Therefore (5/14) 36% of the curve exceeds the control range. Facility meets this design check. 4. The peak flow at the upper end of the range of control (reduced 25-year; historic 50-year) may not exceed predeveloped levels by more than 10%: From Page M1 and M4 of the KCRTS modeling the following table is provide: 25-year historic – 0.084 cfs (page M1) 25-year developed – 0.07 cfs (page M4) Check at the 25 year complies with requirement 50-year historic – 0.10 cfs (page M1) 50-year developed – 0.11 cfs (page M4) Check at the 50-year event is 10% - complies with requirement Evaluate Level 2 requirement performance: (page 3-5 2009 KCSWDM) Check stormwater facility complies with Level 2 requirement that the pre-developed peak flow rates for the 2-year and 10-year runoff events are intended to be maintained: From Table on page M1 and M4, the following comparison is provided: 2-year historic - 0.037 cfs (page M1) 2-year developed - .04 cfs (page M4) Check of match within significant figure of modeling 10-year historic – 0.065 cfs (page M1) 10-year developed – 0.06 cfs (page M4) Check at 10-year is meets requirement Flow Control BMP’s evaluation: Based upon the City of Renton Drainage Manual, the following steps are required to determine the mitigation of storm water runoff of the developed surfaces on the project: Full Dispersion – N/G (no good) – The property does not have adequate flow path lengths to allow for full dispersion on the individual lots; Full Infiltration – N/G – The soils have been classified by the Geotechnical Engineer as “fine loamy sands” with a low permeability rate; Alderwood Series soils w/high ground water present. These soils are not adequate for full infiltration per the Drainage Manual. The Geotechnical Engineer does not recommend infiltration or retention of onsite runoff due to the high ground water table and poor draining soils. Limited Infiltration – N/G- With the presents of a high ground water table, the use of infiltration BMP’s is not recommended by the Geotechnical Engineer or allowed by the City Manual. Limited Dispersion – N/G – The flat terrain of the property together with the poor drainable soils would create localized flooding on the lot or on the neighboring lot. The lot sizes are minimal with only 20 feet of yard available for dispersion. This is shorter than the required flow path length or either full or limited dispersion. Reduced Impervious Surfaces – this type of impervious surface BMP will be used on the project to maximize the allowable impervious surface on each lot. A restrictive covenant will be recorded on the project limiting each lot to a maximum to 2500 square feet Perforated Pipe Connection – This BMP will be used on the lots as each house connects to the onsite stormwater facility. Overflow riser check: Using the 100-year developed flow rate form page M2, the overflow within the vault should be checked to pass a flow rate of 0.45 cfs without exceeding the 6” (0.50’) freeboard required per the vault design standards. Using the attached “Riser Overflow” curves Figure 5.3.4.H page 5-47 (2009 KCSWDM), verify overflow elevation above 12” design riser within vault. The flow rate on the left side of the curves does not go below 1 cfs; therefore, the calculation figures at the bottom of the page will be used to calculate the overflow head on the riser. Qorifice=3.782(D**2)(H**1/2) Where Qorifice (100 year) = 0.45 cfs, D = 1 foot (12”); calculate H 0.45 = 3.782(1)(H**1/2) (0.45/3.782)**2=H H=0.10 feet Head required above riser to pass 100-year event is 0.10 feet. This is less than the design freeboard of 0.50 feet; therefore, design is adequate to flow 100-year event over 12” riser.p Historic Site Conditions Flow Frequency Analysis Time Series File:predev.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- -----Flow Frequency Analysis------- Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) Period 0.084 2 2/09/01 18:00 0.108 1 100.00 0.990 0.023 7 1/06/02 3:00 0.084 2 25.00 0.960 25 year #4 0.062 4 2/28/03 3:00 0.065 3 10.00 0.900 0.002 8 3/24/04 20:00 0.062 4 5.00 0.800 0.037 6 1/05/05 8:00 0.055 5 3.00 0.667 0.065 3 1/18/06 20:00 0.037 6 2.00 0.500 0.055 5 11/24/06 4:00 0.023 7 1.30 0.231 0.108 1 1/09/08 9:00 0.002 8 1.10 0.091 Computed Peaks 0.100 50.00 0.980 50 year #4 Page M1 Developed Site Conditions Flow Frequency Analysis Time Series File:dev.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- -----Flow Frequency Analysis------- Flow Rate Rank Time of Peak - - Peaks - - Rank Return Prob (CFS) (CFS) Period 0.215 5 2/09/01 2:00 0.445 1 100.00 0.990 overflow check 0.165 8 1/05/02 16:00 0.260 2 25.00 0.960 0.260 2 2/27/03 7:00 0.244 3 10.00 0.900 0.168 7 8/26/04 2:00 0.227 4 5.00 0.800 0.205 6 10/28/04 16:00 0.215 5 3.00 0.667 0.227 4 1/18/06 16:00 0.205 6 2.00 0.500 0.244 3 10/26/06 0:00 0.168 7 1.30 0.231 0.445 1 1/09/08 6:00 0.165 8 1.10 0.091 Computed Peaks 0.383 50.00 0.980 Page M2 Detention Vault Design 07/25/2017 Facility Definition Type of Facility: Detention Vault Facility Length: 90.00 ft Facility Width: 34.00 ft Facility Area: 3060. sq. ft Effective Storage Depth: 4.55 ft Stage 0 Elevation: 449.55 ft Storage Volume: 13923. cu. ft Riser Head: 4.55 ft Riser Diameter: 12.00 inches Number of orifices: 2 Full Head Pipe Orifice # Height Diameter Discharge Diameter (ft) (in) (CFS) (in) 1 0.00 0.63 0.023 2 3.00 1.25 0.053 4.0 Top Notch Weir: None Outflow Rating Curve: None Stage/Storage/Discharge Performance Stage Elevation Storage Discharge Percolation (ft) (ft) (cu. ft) (ac-ft) (cfs) (cfs) 0.00 449.55 0. 0.000 0.000 0.00 0.01 449.56 30. 0.001 0.001 0.00 0.02 449.57 60. 0.001 0.001 0.00 0.03 449.58 90. 0.002 0.002 0.00 0.04 449.59 120. 0.003 0.002 0.00 0.05 449.60 150. 0.003 0.002 0.00 0.15 449.70 449. 0.010 0.004 0.00 0.25 449.80 748. 0.017 0.005 0.00 0.35 449.90 1047. 0.024 0.006 0.00 0.45 450.00 1346. 0.031 0.007 0.00 0.55 450.10 1646. 0.038 0.008 0.00 0.65 450.20 1945. 0.045 0.009 0.00 0.75 450.30 2244. 0.052 0.009 0.00 0.85 450.40 2543. 0.058 0.010 0.00 0.95 450.50 2842. 0.065 0.010 0.00 1.05 450.60 3142. 0.072 0.011 0.00 1.15 450.70 3441. 0.079 0.011 0.00 1.25 450.80 3740. 0.086 0.012 0.00 1.35 450.90 4039. 0.093 0.012 0.00 1.45 451.00 4338. 0.100 0.013 0.00 1.55 451.10 4638. 0.106 0.013 0.00 1.65 451.20 4937. 0.113 0.014 0.00 1.75 451.30 5236. 0.120 0.014 0.00 1.85 451.40 5535. 0.127 0.014 0.00 1.95 451.50 5834. 0.134 0.015 0.00 2.05 451.60 6134. 0.141 0.015 0.00 2.15 451.70 6433. 0.148 0.016 0.00 2.25 451.80 6732. 0.155 0.016 0.00 2.35 451.90 7031. 0.161 0.016 0.00 2.45 452.00 7330. 0.168 0.017 0.00 2.55 452.10 7630. 0.175 0.017 0.00 2.65 452.20 7929. 0.182 0.017 0.00 2.75 452.30 8228. 0.189 0.018 0.00 2.85 452.40 8527. 0.196 0.018 0.00 2.95 452.50 8826. 0.203 0.018 0.00 3.00 452.55 8976. 0.206 0.018 0.00 3.01 452.56 9006. 0.207 0.019 0.00 3.03 452.58 9066. 0.208 0.020 0.00 3.04 452.59 9096. 0.209 0.021 0.00 3.05 452.60 9126. 0.209 0.024 0.00 3.07 452.62 9185. 0.211 0.027 0.00 3.08 452.63 9215. 0.212 0.030 0.00 Page M3 3.09 452.64 9245. 0.212 0.031 0.00 3.10 452.65 9275. 0.213 0.032 0.00 3.12 452.67 9335. 0.214 0.033 0.00 3.22 452.77 9634. 0.221 0.039 0.00 3.32 452.87 9933. 0.228 0.043 0.00 3.42 452.97 10233. 0.235 0.047 0.00 3.52 453.07 10532. 0.242 0.050 0.00 3.62 453.17 10831. 0.249 0.053 0.00 3.72 453.27 11130. 0.256 0.056 0.00 3.82 453.37 11429. 0.262 0.059 0.00 3.92 453.47 11729. 0.269 0.062 0.00 4.02 453.57 12028. 0.276 0.064 0.00 4.12 453.67 12327. 0.283 0.066 0.00 4.22 453.77 12626. 0.290 0.069 0.00 4.32 453.87 12925. 0.297 0.071 0.00 4.42 453.97 13225. 0.304 0.073 0.00 4.52 454.07 13524. 0.310 0.075 0.00 4.55 454.10 13614. 0.313 0.075 0.00 4.65 454.20 13913. 0.319 0.385 0.00 4.75 454.30 14212. 0.326 0.950 0.00 4.85 454.40 14511. 0.333 1.680 0.00 4.95 454.50 14810. 0.340 2.470 0.00 5.05 454.60 15110. 0.347 2.760 0.00 5.15 454.70 15409. 0.354 3.020 0.00 5.25 454.80 15708. 0.361 3.250 0.00 5.35 454.90 16007. 0.367 3.470 0.00 5.45 455.00 16306. 0.374 3.680 0.00 5.55 455.10 16606. 0.381 3.870 0.00 5.65 455.20 16905. 0.388 4.060 0.00 5.75 455.30 17204. 0.395 4.240 0.00 5.85 455.40 17503. 0.402 4.410 0.00 5.95 455.50 17802. 0.409 4.570 0.00 6.05 455.60 18102. 0.416 4.730 0.00 6.15 455.70 18401. 0.422 4.890 0.00 6.25 455.80 18700. 0.429 5.030 0.00 6.35 455.90 18999. 0.436 5.180 0.00 6.45 456.00 19298. 0.443 5.320 0.00 6.55 456.10 19598. 0.450 5.460 0.00 Stage/Storage/Discharge Performance at Significant Storm Events Hyd Inflow Outflow Peak Storage Target Calc Stage Elev (Cu-Ft) (Ac-Ft) 1 0.45 ******* 0.29 4.62 454.17 13822. 0.317 2 0.21 ******* 0.07 4.48 454.03 13406. 0.308 25-yr flow #4 3 0.26 0.06 0.06 3.91 453.46 11712. 0.269 10-yr peak flow 4 0.21 ******* 0.06 3.85 453.40 11505. 0.264 5 0.23 ******* 0.04 3.24 452.79 9681. 0.222 6 0.13 0.04 0.02 3.02 452.57 9039. 0.208 2-yr peak flow 7 0.17 ******* 0.02 2.53 452.08 7576. 0.174 8 0.17 ******* 0.01 1.48 451.03 4418. 0.101 KCRTS Routing Instructions ---------------------------------- Route Time Series through Facility Inflow Time Series File:dev.tsf Outflow Time Series File:RDOut Inflow/Outflow Analysis Peak Inflow Discharge: 0.445 CFS at 6:00 on Jan 9 in Year 8 Peak Outflow Discharge: 0.291 CFS at 10:00 on Jan 9 in Year 8 Peak Reservoir Stage: 4.62 Ft Peak Reservoir Elev: 454.17 Ft Peak Reservoir Storage: 13822. Cu-Ft : 0.317 Ac-Ft Page M4 Water Quality System (Part E): Check project for Water Quality Exemption: Section 1.2.8.1 Surface Area Exemptions: Project creates greater than 5,000 square feet of new PGIS (8,847 sq. feet proposed PGIS) – new roads, access paving, and new proposed driveways. Therefore, basic water quality treatment is required. The proposed project will include the installation of a wet sump (dead storage) within the proposed storm water vault for water quality treatment. Water Quality Sizing – calculations for the water quality volume are attached to this section. The calculated volume required is 3,780 cubic feet of dead storage. Water quality treatment will be provided within Cell #1 and Cell #2 within the storm water vault. Cell #1 has a requirement to contain a minimum of 4 feet of water quality. Water Quality (provide volume) is: Cell #1 – (449.55 – 444.30) = 5.25’ * 44’ * 17’ = 3,927 cubic feet Cell #2 – (449.55 – 446.05) = 3.5’ * 90’ * 17’ = 5,355 cubic feet Cell #3 – (449.55 – 446.05) = 3.5’ * 46’ * 17’ = 2,737 cubic feet Therefore, Water Quality provide =12,019 cubic feet > 3,780 cubic feet (REQUIRED) Check percentage of volume within Cell #1 3927 / 12,019 = 32.7% Must range between 25 -35% Check for average sediment storage of 12” (1’) Calculate required average sediment volume at 12” (1 foot) for Cell #1: 12” (1’) * 17’ * 44’ = 748 cubic feet of storage to obtain 12” average storage Calculate provided sediment storage volume within each Cell #1: Cell #1 (sediment) Cross sectional area at south end of Cell #1: 20.66 square feet Cross sectional area at north end of Cell #1: 24.40 square feet Calculation of provided sediment volume in Cell #1: ((20.66*44 + (24.40-20.66) * ½ * 44)) = 991 cu. feet AVERAGE DEPTH OF SEDIMENT STORAGE WITHIN CELL #1: 991/748 = 1’-4” > 12” (1’) OKAY Cell #2 Cross sectional area at south end of Cell #2: 16.06 square feet Cross sectional area at mid-point of Cell #2: 12.16 square feet Cross sectional area at north end of Cell #2: 16.06 square feet Calculation of provided sediment volume in Cell #2: 2 * ((12.16 * 45) + (16.06-12.15) * ½ * 45) = 1270 cu. feet Cell #3 Cross sectional area at south end of Cell #3: 16.07 square feet Cross sectional area at north end of Cell #3: 12.16 square feet Calculation of provided sediment volume in Cell #3: ((12.16*46 + (16.07-12.16) * ½ * 46)) = 649 cu. feet The sediment volume provided at 12” depth within the designed vault is 2,921 cu. feet. @ sediment elevation 446.05. The required sediment storage to provide an average of 12” depth the volume would need to be 2,295 cu. feet. The vault floor is designed to provide greater than a 12” average sediment storage. This exceeds the requirements within the 2009 KCSWDM. Therefore, the sediment depth within the vault would be: 2921/2295 * 12” = 15.3” provided within vault @ 446.05. Project Name: Project Number: Facility Description: Step 1:Identify required wetpool volume factor (f ). f = 3 Per KCSWDM 6.4.1.1 Step 2:Determine rainfall (R) for the mean annual storm. R =0.039 Per KCSWDM Fig. 6.4.1.A Step 3: Calculate runoff from the mean annual storm (Vr) for the developed site. Vr = (0.9Ai + 0.25Atg + 0.10Atf + 0.01Ao) x (R) where:Ai = Impervious Surface Area =27,202 s.f. Atg = Till Grass Area =31,317 s.f. Atf = Till Forest Area =0 s.f. Ao = Outwash Area =0 s.f. Vr =1,260 c.f. Step 4: Calculate required wetpool volume (Vb). Vb =f x Vr Vb =3,780 c.f. Per 2009 King County Stormwater Management Manual Wetpool Sizing Calculations Mead Short Plat Water Quality Sizing ((06/14/2017)) TIR Section 5: Conveyance System Analysis and Design The proposed on-site conveyance improvements will include a catch basins and storm pipe being conveyed to the proposed storm water vault. The design conveyance system will be analyzed using Section 4 of the KCSWDM. New conveyance pipes and catch basins will be designed to convey and contain (at a minimum) the 25-year peak flow with a minimum of 6” of freeboard between design water surface and structure (catch basin) grate. The entire developed site 25-year storm runoff will be calculated using the Rational Method and conveyed through the onsite storm system as a conservative check to verify capacity and freeboard. A Backwater analysis is attached to show there is capacity to convey the 25-year event and provide the required freeboard. The 25-year tail water elevation within the vault can be found on page M4 of the modeling at 454.03. Rational Method calculations are attached to provide 25-year peak flow rates. STORMWATER CONVEYANCE BACKWATER CALCULATION SHEET(1)(2)(3)(4)(5)(6)(7)(8)(9)(10)(11)(12)(13)BarrelEntranceEntrance Pipe25 yearPipeOutlet InletBarrelBarrelVelocityTWFrictionHGLHeadSegmentQLengthPipe"n"ElevElevAreaVelocityHeadElevLossElevLossCB to CB(cfs)(ft)SizeValue(feet)(feet)(sq. feet)(fps)(feet)(feet)(feet)(feet)(feet)vault-#21.372015"0.012447.30449.751.231.110.02454.030.056454.090.004#2-#31.377012"0.012450.00452.100.791.730.05454.120.196454.320.009#2-#41.379512"0.012450.00451.080.791.730.05454.120.266454.390.009#4-#51.379912"0.012451.08452.200.791.730.05454.440.277454.720.009#5-#61.374012"0.012452.20452.920.791.730.05454.780.112454.890.009#6-#7 1.37 122 12" 0.012 452.92 454.45 0.79 1.73 0.05 454.94 0.118 455.06 0.009vault-#9 0.66 6 12" 0.012 447.55 450.90 0.79 0.84 0.01454.030.006 454.04 0.002vault-#1 2.03 43 12" 0.012 449.12 449.55 0.79 2.57 0.10452.000.042 452.04 0.021Assume** 25 year storm elevation within vault is 454.03; see hydrology calculations.(14) (15) (16) (17) (18) (19) (20) (21)Exit Outlet Inlet Approach Bend JunctionHead Control Control Velocity Head Head HWCheckRIM ELEVLoss Elev Elev Head Loss Loss Elev6" to rimUPSTREAM (feet) (feet) (feet) (feet) (feet) (feet) (feet)(feet)CBvault-#2 0.02 454.11 450.35 0.00 0.00 0.01 454.12454.62454.62OK!#2-#3 0.05 454.37 452.70 0.00 0.00 0.00 454.37454.87455.10OK!#2-#4 0.05 454.44 451.68 0.00 0.00 0.00 454.44454.94455.00OK!#4-#5 0.05 454.78 452.80 0.00 0.00 0.00 454.78455.28455.45OK!#5-#6 0.05 454.94 453.52 0.00 0.00 0.00 454.94455.44455.92OK!#6-#7 0.05 455.12 455.05 0.00 0.00 0.00 455.12455.62457.45OK!vault-#9 0.01 454.05 451.50 0.00 0.00 0.00 454.05454.55455.40OK!vault-#1 0.10 452.16 450.15 0 0 0 452.16452.66457.60OK! EarthSolutionsNWLLC EarthSolutionsNWLLC Geotechnical Engineering Geology Environmental Scientists Construction Monitoring 1805 -136th Place N.E.,Suite 201 Bellevue,WA 98005 (425)449-4704 Fax (425)449-4711 www.earthsolutionsnw.com GEOTECHNICAL ENGINEERING STUDY MEADE PROPERTY PROPOSED RESIDENTIAL DEVELOPMENT NORTHEAST 5TH PLACE AND ILWACO AVENUE NORTHEAST RENTON,WASHINGTON ES-4074 2005 2015 Drwn. Checked Date Date Proj.No. Plate Earth Solutions NWLLC Geotechnical Engineering,Construction Monitoring EarthSolutionsNWLLC EarthSolutionsNWLLC and Environmental Sciences Vicinity Map Meade Property Renton,Washington MRS HTW 08/20/2015 Aug.2015 4074 1 NORTH NOTE:This plate may contain areas of color.ESNW cannot be responsible for any subsequent misinterpretation of the information resulting from black &white reproductions of this plate. Reference: Renton,Washington Map 656 By The Thomas Guide Rand McNally SITE Drwn. Checked Date Date Proj.No. Plate Earth Solutions NWLLC Geotechnical Engineering,Construction Monitoring EarthSolutionsNWLLC EarthSolutionsNWLLC and Environmental Sciences NORTH NOTE:This plate may contain areas of color.ESNW cannot be responsible for any subsequent misinterpretation of the information resulting from black &white reproductions of this plate. NOTE:The graphics shown on this plate are not intended for design purposes or precise scale measurements,but only to illustrate the approximate test locations relative to the approximate locations of existing and /or proposed site features.The information illustrated is largely based on data provided by the client at the time of our study.ESNW cannot be responsible for subsequent design changes or interpretation of the data by others. 0 30 60 1 20 Scale in Feet1"=60 ' LEGEND Approximate Location of ESNW Test Pit,Proj.No. ES-4074,Aug.2015 Subject Site Proposed Building Test Pit Location Plan Meade Property Renton,Washington MRS HTW 08/20/2015 Aug.2015 4074 2 ILWACOPLACEN.E.N.E. 6TH STREET N.E. 5TH PLACE 1 2 3 4 5 6 TP-1 TP-2 TP-3 TP-4 TP-1 Tract A Drwn. Checked Date Date Proj.No. Plate Earth Solutions NWLLC Geotechnical Engineering,Construction MonitoringandEnvironmentalSciences EarthSolutionsNWLLC EarthSolutionsNWLLC RETAINING WALL DRAINAGE DETAILMeadeProperty Renton,Washington MRS HTW 08/20/2015 Aug.2015 4074 3 NOTES: Free Draining Backfill should consist of soil having less than 5 percent fines. Percent passing #4 should be 25 to 75 percent. Sheet Drain may be feasible in lieu of Free Draining Backfill,per ESNW recommendations. Drain Pipe should consist of perforated, rigid PVC Pipe surrounded with 1" Drain Rock. LEGEND: Free Draining Structural Backfill 1 inch Drain Rock 18"Min. Structural Fill Perforated Drain Pipe (Surround In Drain Rock) SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING Drwn. Checked Date Date Proj.No. Plate Earth Solutions NWLLC Geotechnical Engineering,Construction Monitoring and Environmental Sciences EarthSolutionsNWLLC EarthSolutionsNWLLC FOOTING DRAIN DETAIL Slope Perforated Rigid Drain Pipe (Surround with 1"Rock) 18"(Min.) NOTES: Do NOT tie roof downspouts to Footing Drain. Surface Seal to consist of 12"of less permeable,suitable soil.Slope away from building. LEGEND: Surface Seal;native soil or other low permeability material. 1"Drain Rock SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING Meade Property Renton,Washington MRS HTW 08/20/2015 Aug.2015 4074 4 TIR Section 7: Other Permits - Building permit for vault - NPDES permit from State DOE This project will require a State of Washington Department of Ecology NPDES permit due to the amount of disturbance of more than 1 acre. The NPDES permit has been applied for and is pending approval by DOE at the time of printing of this Report. Application Id: 16261 Facility Name: Mead Short Plat Address: 522 Hoquiam Avenue NE Renton, WA 98059 County: King The NPDES permit number for this project will be provided to the City prior to a pre- construction meeting. A copy of the permit will be included within the final TIR provided at time of the as-builts. A SWPPP has been prepared and is included within this Section. SWPPP August 10, 2017 Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) 522 Hoquiam Avenue NE, Renton, WA King County Tax parcel #102305-9230 Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) Prepared For: Tuscany Construction, LLC Bob Wenzl P.O. Box 6127 Bellevue, Washington 98008 (206) 714-6707 bob@tuscanywa.com Prepared By: Offe Engineers, PLLC Darrell L. Offe, Jr., P.E. 13932 SE 159th Place Renton, Washington 98058 (425) 260-3412 darrell.offe@comcast.net Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) TABLE OF CONTENTS 1.0 – INTRODUCTION 2.0 – SITE DESCRIPTION 3.0 – CONSTRUCTION STORMWATER BMPS 4.0 – CONSTRUCTION PHASING AND BMP IMPLEMENTATION 5.0 – POLLUTION PREVENTION TEAM 6.0 – SITE INSPECTIONS & MONITORING 7.0 – REPORTING AND RECORDKEEPING APPENDIX A – SITE PLAN WITH BMP MEASURES APPENDIX B – SWPPP PROJECT SUMMARY APPENDIX C – ALTERNATIVE BMPs APPENDIX D – GENERAL PERMIT APPENDIX E – SITE LOG AND INSPECTION FORMS APPENDIX F – TESC CALCULATIONS Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) CSWPPP ANALYSIS & DESIGN This report, along with the Temporary Erosion and Sediment Control (TESC) Plan contained in the engineering drawings, is intended to serve as the Construction Stormwater Pollution Prevention Plan (SWPPP) for the project. The SWPPP is outlined in conformance with the 2014 edition of the Washington State Department of Ecology’s Stormwater Management Manual for Western Washington (DOE Manual). 1.0 – INTRODUCTION The project proposes construction of seven single-family residential lots on a single existing parcel occupying just over one-acre. 2.0 – SITE DESCRIPTION The existing terrain on the site is relatively flat, falling slightly to the southwest. The project will clear most of the existing site, and grade it in preparation for single-family building pads. During construction, a number of erosion control BMPs will be installed to direct surface runoff to a temporary sediment pond near the southern boundary of the site, prior to off-site discharge. 3.0 – CONSTRUCTION STORMWATER BMPs 3.1 – 12 BMP ELEMENTS Element #1 – Mark Clearing Limits To protect adjacent properties and to reduce the area of soil exposed to construction, the limits of construction will be clearly marked before land-disturbing activities begin. Trees that are to be preserved, as well as all sensitive areas and their buffers, shall be clearly delineated, both in the field and on the plans. In general, natural vegetation and native topsoil shall be retained in an undisturbed state to the maximum extent possible. The BMPs relevant to marking the clearing limits are identified in Appendix B. Alternate BMPs for marking clearing limits are included in Appendix C as a quick reference tool for the onsite inspector in the event the primary BMP(s) are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation of the NPDES Construction Stormwater permit, the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs after the first sign that existing BMPs are ineffective or failing. Element #2 – Establish Construction Access Construction access or activities occurring on unpaved areas shall be minimized, yet where necessary, access points shall be stabilized to minimize the tracking of sediment onto public roads, and wheel washing, street sweeping, and street cleaning shall be employed to prevent sediment from entering state waters. All wash wastewater shall be controlled on site. The specific BMPs related to establishing construction access that will be used on this project are identified in Appendix B. Alternate construction access BMPs are included in Appendix C as a quick reference tool for the onsite inspector in the event the primary BMP(s) are deemed ineffective or inappropriate Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation of the NPDES Construction Stormwater permit, the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs after the first sign that existing BMPs are ineffective or failing. Element #3 - Control Flow Rates In order to protect the properties and waterways downstream of the project site, stormwater discharges from the site will be controlled. The specific BMPs for flow control that shall be used on this project are identified in Appendix B. Alternate flow control BMPs are included in Appendix C as a quick reference tool for the onsite inspector in the event the primary BMP(s) are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit. To avoid potential erosion and sediment control issues that may cause a violation of the NPDES Construction Stormwater permit, the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs after the first sign that existing BMPs are ineffective or failing. In general, discharge rates of stormwater from the site will be controlled where increases in impervious area or soil compaction during construction could lead to downstream erosion, or where necessary to meet local agency stormwater discharge requirements (e.g. discharge to combined sewer systems). Element #4 - Install Sediment Controls All stormwater runoff from disturbed areas shall pass through an appropriate sediment removal BMP before leaving the construction site or prior to being discharged to an infiltration facility. The specific BMPs to be used for controlling sediment on this project are identified in Appendix B. Alternate sediment control BMPs are included in Appendix C as a quick reference tool for the onsite inspector in the event the primary BMP(s) are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation of the NPDES Construction Stormwater permit, the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs at the first sign that existing BMPs are ineffective or failing. In addition, sediment will be removed from paved areas in and adjacent to construction work areas manually or using mechanical sweepers, as needed, to minimize tracking of sediments on vehicle tires away from the site and to minimize wash off of sediments from adjacent streets in runoff. Whenever possible, sediment laden water shall be discharged into onsite, relatively level, vegetated areas (BMP C240 paragraph 4, Volume II page 116). In some cases, sediment discharge in concentrated runoff can be controlled using permanent stormwater BMPs (e.g., infiltration swales, ponds, trenches). Sediment loads can limit the effectiveness of some permanent stormwater BMPs, such as those used for infiltration or biofiltration; however, those BMPs designed to remove solids by settling (wet ponds or detention ponds) can be used during the construction phase. When permanent stormwater BMPs will be used to control sediment discharge during construction, the structure will be protected from excessive sedimentation with adequate erosion and sediment control BMPs. Any accumulated sediment shall be removed after construction is complete and the Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) permanent stormwater BMP will be restabilized with vegetation per applicable design requirements once the remainder of the site has been stabilized. Element #5 - Stabilize Soils Exposed and unworked soils shall be stabilized with the application of effective BMPs to prevent erosion throughout the life of the project. The specific BMPs for soil stabilization that shall be used on this project are identified in Appendix B. Seeding will be used on disturbed areas that have reached final grade or that will remain unworked for more than thirty days. Plastic Covering will be used on the temporary stock pile areas and elsewhere on the site as needed. Dust control will be implemented as needed, to prevent it being required all roadways and driveways to be paved will receive early application of gravel base. Alternate soil stabilization BMPs are included in Appendix C as a quick reference tool for the onsite inspector in the event the primary BMP(s) are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation of the NPDES Construction Stormwater permit, the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs after the first sign that existing BMPs are ineffective or failing. The project site is located west of the Cascade Mountain Crest. As such, no soils shall remain exposed and unworked for more than 7 days during the dry season (May 1 to September 30) and 2 days during the wet season (October 1 to April 30). Regardless of the time of year, all soils shall be stabilized at the end of the shift before a holiday or weekend if needed based on weather forecasts. In general, cut and fill slopes will be stabilized as soon as possible and soil stockpiles will be temporarily covered with plastic sheeting. All stockpiled soils shall be stabilized from erosion, protected with sediment trapping measures, and where possible, be located away from storm drain inlets, waterways, and drainage channels. Element #6 - Protect Slopes All cut and fill slopes will be designed, constructed, and protected in a manner than minimizes erosion. The specific BMPs that will be used to protect slopes for this project are identified in Appendix B. Alternate slope protection BMPs are included in Appendix C as a quick reference tool for the onsite inspector in the event the primary BMP(s) are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation of the NPDES Construction Stormwater permit, the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs after the first sign that existing BMPs are ineffective or failing. Element #7 - Protect Drain Inlets All storm drain inlets and culverts made operable during construction shall be protected to prevent unfiltered or untreated water from entering the drainage conveyance system. However, the first priority is to keep all access roads clean of sediment and keep street wash water separate from entering storm drains until treatment can be provided. Storm Drain Inlet Protection (BMP C220) will be implemented for all drainage inlets and culverts that could potentially be impacted by sediment-laden runoff on and near the project site. The inlet protection measures to be applied on this project are identified in Appendix B. Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) If the primary BMP options are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D), or if no BMPs are listed above but deemed necessary during construction, the Certified Erosion and Sediment Control Lead shall implement one or more of the alternative BMP inlet protection options. Element #8 - Stabilize Channels and Outlets Where site runoff is to be conveyed in channels, or discharged to a stream or some other natural drainage point, efforts will be taken to prevent downstream erosion. The specific BMPs for channel and outlet stabilization that shall be used on this project are identified in Appendix B. Alternate channel and outlet stabilization BMPs are included in Appendix C as a quick reference tool for the onsite inspector in the event the primary BMP(s) are deemed ineffective or inappropriate during construction to satisfy the requirements set forth in the General NPDES Permit (Appendix D). To avoid potential erosion and sediment control issues that may cause a violation(s) of the NPDES Construction Stormwater permit, the Certified Erosion and Sediment Control Lead will promptly initiate the implementation of one or more of the alternative BMPs after the first sign that existing BMPs are ineffective or failing. The project site is located west of the Cascade Mountain Crest. As such, all temporary on- site conveyance channels shall be designed, constructed, and stabilized to prevent erosion from the expected peak 10 minute velocity of flow from a Type 1A, 10-year, 24-hour recurrence interval storm for the developed condition. Alternatively, the 10-year, 1-hour peak flow rate indicated by an approved continuous runoff simulation model, increased by a factor of 1.6, shall be used. Stabilization, including armoring material, adequate to prevent erosion of outlets, adjacent streambanks, slopes, and downstream reaches shall be provided at the outlets of all conveyance systems. Element #9 - Control Pollutants All pollutants, including waste materials and demolition debris, that occur onsite shall be handled and disposed of in a manner that does not cause contamination of stormwater. Good housekeeping and preventative measures will be taken to ensure that the site will be kept clean, well-organized, and free of debris. Any required BMPs to be implemented to control specific sources of pollutants are identified in Appendix B. The contractor shall implement the following measures as much as is practicable, in order to mitigate pollutant impacts from vehicles, construction equipment, and/or petroleum product storage/dispensing: · All vehicles, equipment, and petroleum product storage/dispensing areas will be inspected regularly to detect any leaks or spills, and to identify maintenance needs to prevent leaks or spills. · On-site fueling tanks and petroleum product storage containers shall include secondary containment. · Spill prevention measures, such as drip pans, will be used when conducting maintenance and repair of vehicles or equipment. · In order to perform emergency repairs on site, temporary plastic will be placed beneath and, if raining, over the vehicle. Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) · Contaminated surfaces shall be cleaned immediately following any discharge or spill incident. · The contractor shall implement the following concrete and grout pollution control measures: · Process water and slurry resulting from concrete work will be prevented from entering the waters of the State by implementing Concrete Handling measures (BMP C151). The contractor shall implement the following Solid Waste pollution control measures: · Solid waste will be stored in secure, clearly marked containers. Element #10 - Control Dewatering Foundation, vault, and trench de-watering water, which shall have similar characteristics to stormwater runoff at the site, shall be discharged into a controlled conveyance system prior to discharge to a sediment trap, pond, or other specified facility. Channels must be stabilized as specified in Element #8. Clean, non-turbid de-watering water, such as well-point groundwater, can be discharged to systems tributary to state surface waters, provided the de-watering flow does not cause erosion or flooding of receiving waters. These clean waters should not be routed through stormwater sediment ponds. Highly turbid or contaminated dewatering water shall be handled separately from stormwater. Element #11 - Maintain BMPs All BMPs should be monitored and maintained regularly to ensure adequate operation. A TESC supervisor shall be identified at the beginning of the project to provide monitoring and direct the appropriate maintenance activity. As site conditions change, all BMPs shall be updated as necessary to maintain compliance with local regulations. Temporary BMPs can be removed when they are no longer needed. All temporary erosion and sediment control BMPs shall be removed within 30 days after construction is completed and the site is stabilized. Element #12 - Manage the Project Erosion and sediment control BMPs for this project have been designed based on the following principles: · Design the project to fit the existing topography, soils, and drainage patterns. · Emphasize erosion control rather than sediment control. · Minimize the extent and duration of the area exposed. · Keep runoff velocities low. · Retain sediment on site. · Thoroughly monitor site and maintain all ESC measures. Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) · Schedule major earthwork during the dry season. As this project site is located west of the Cascade Mountain Crest, the project will be managed according to the following key project components: Phasing of Construction · The construction project is being phased to the extent practicable in order to prevent soil erosion, and, to the maximum extent possible, the transport of sediment from the site during construction. · Revegetation of exposed areas and maintenance of that vegetation shall be an integral part of the clearing activities during each phase of construction, per the Scheduling BMP (C 162). Seasonal Work Limitations · From October 1 through April 30, clearing, grading, and other soil disturbing activities shall only be permitted if shown to the satisfaction of the local permitting authority that silt- laden runoff will be prevented from leaving the site through a combination of the following: o Site conditions including existing vegetative coverage, slope, soil type, and proximity to receiving waters; and o Limitations on activities and the extent of disturbed areas; and o Proposed erosion and sediment control measures. · Based on the information provided and/or local weather conditions, the local permitting authority may expand or restrict the seasonal limitation on site disturbance. · The following activities are exempt from the seasonal clearing and grading limitations: o Routine maintenance and necessary repair of erosion and sediment control BMPs; o Routine maintenance of public facilities or existing utility structures that do not expose the soil or result in the removal of the vegetative cover to soil; and o Activities where there is 100 percent infiltration of surface water runoff within the site in approved and installed erosion and sediment control facilities. Coordination with Utilities and Other Jurisdictions · Care has been taken to coordinate with utilities, other construction projects, and the local jurisdiction in preparing this SWPPP and scheduling the construction work. Inspection and Monitoring · All BMPs shall be inspected, maintained, and repaired as needed to assure continued performance of their intended function. Site inspections shall be conducted by a person who is knowledgeable in the principles and practices of erosion and sediment control. This person has the necessary skills to: o Assess the site conditions and construction activities that could impact the quality of stormwater, and o Assess the effectiveness of erosion and sediment control measures used to control the quality of stormwater discharges. Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) · A Certified Erosion and Sediment Control Lead shall be on-site or on-call at all times. · Whenever inspection and/or monitoring reveals that the BMPs identified in this SWPPP are inadequate, due to the actual discharge of or potential to discharge a significant amount of any pollutant, appropriate BMPs or design changes shall be implemented as soon as possible. Maintaining an Updated Construction SWPPP · This SWPPP shall be retained on-site or within reasonable access to the site. · The SWPPP shall be modified whenever there is a change in the design, construction, operation, or maintenance at the construction site that has, or could have, a significant effect on the discharge of pollutants to waters of the state. · The SWPPP shall be modified if, during inspections or investigations conducted by the owner/operator, or the applicable local or state regulatory authority, it is determined that the SWPPP is ineffective in eliminating or significantly minimizing pollutants in stormwater discharges from the site. The SWPPP shall be modified as necessary to include additional or modified BMPs designed to correct problems identified. Revisions to the SWPPP shall be completed within seven (7) days following the inspection. 3.2 – SITE SPECIFIC BMPs Site specific BMPs are shown on the TESC plan sheet(s) in Appendix A. 4.0 – CONSTRUCTION PHASING AND BMP IMPLEMENTATION The BMP implementation schedule will be driven by the construction schedule. The list below provides an estimate of the anticipated construction schedule. The project site is located west of the Cascade Mountain Crest. As such, the dry season is considered to be from May 1 to September 30, and the wet season is considered to be from October 1 to April 30. 5.0 – POLLUTION PREVENTION TEAM 5.1 ROLES AND RESPONSIBILITIES The pollution prevention team consists of personnel responsible for implementation of the SWPPP, including the following: · Certified Erosion and Sediment Control Lead (CESCL) – primary contractor contact, responsible for site inspections (BMPs, visual monitoring, sampling, etc.); to be called upon in case of failure of any ESC measures. · Resident Engineer – For projects with engineered structures only (sediment ponds/traps, sand filters, etc.): Site representative for the owner that is the project’s supervising engineer responsible for inspections and issuing instructions and drawings to the contractor’s site supervisor or representative. · Emergency Ecology Contact – Individual to be contacted at Ecology in case of emergency. · Emergency Owner Contact – Individual that is the site owner or representative of the site owner to be contacted in the case of an emergency. · Non-Emergency Ecology Contact – Individual that is the site owner or representative of the site owner that can be contacted if required. Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) · Monitoring Personnel – Personnel responsible for conducting water quality monitoring; for most sites this person is also the CESCL. 5.2 TEAM MEMBERS Names and contact information for those identified as members of the pollution prevention team are provided in the project summary in Appendix B. 6.0 – SITE INSPECTIONS AND MONITORING Monitoring includes visual inspection, monitoring for water quality parameters of concern and documentation of the inspection and monitoring findings in a site log book. A site log book will be maintained for all on-site construction activities and will include: · A record of the implementation of the SWPPP and other permit requirements; · Site inspections; and, · Stormwater quality monitoring. For convenience, the inspection forma and water quality monitoring forms included in Appendix E of this report include the required information for the site log book. This SWPPP may function as the site log book, if desired, or the forms may be separated and included in a separate site log book. However, if separated, the site log book must be maintained on-site or within reasonable access to the site and be made available upon request to Ecology or the local jurisdiction. 6.1 SITE INSPECTION All BMPs will be inspected, maintained, and repaired as needed to assure continued performance of their intended function. The inspector will be a Certified Erosion and Sediment Control Lead (CESCL) per BMP C160. The name and contact information for the CESCL is provided in Section 5 of this SWPPP. Site inspection will occur in all areas disturbed by construction activities and at all stormwater discharge points. Stormwater will be examined for the presence of suspended sediment, turbidity, discoloration, and oily sheen. The site inspector will evaluate and document the effectiveness of the installed BMPs and determine if it is necessary to repair or replace any of the BMPs to improve the quality of stormwater discharges. All maintenance and repairs will be documented in the site log book or forms provided in this document. All new BMPs or design changes will be documented in the SWPPP as soon as possible. 6.1.1 Site Inspection Frequency Site inspections will be conducted at least once a week and within 24 hours following any rainfall event which causes a discharge of stormwater from the site. For sites with temporary stabilization measures, the site inspection frequency can be reduced to once every month. 6.1.2 Site Inspection Documentation The site inspector will record each site inspection using the site log inspection forms provided in Appendix E. The site inspection log forms may be separated from this SWPPP document, but will be maintained on-site or within reasonable access to the site and be made available upon request to Ecology or the local jurisdiction. Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) 6.2 Stormwater Quality Monitoring 6.2.1 Turbidity Sampling Monitoring requirements for the proposed project will include turbidity sampling to monitor site discharges for water quality compliance with the 2009 King County Storm Water Manual. Sampling will be conducted at all site discharge points at least once per calendar week. Turbidity monitoring will follow the analytical methodologies described in Section S4 of the 2005 Construction Stormwater General Permit (Appendix D). The key benchmark values that require action include 25 NTU and 250 NTU for turbidity. If the 25 NTU benchmark for turbidity is exceeded, the following steps will be conducted: 1. Ensure all BMPs specified in this SWPPP are installed and functioning as intended. 2. Assess whether additional BMPs should be implemented and make revisions to the SWPPP as necessary. 3. Sample the discharge location daily until the analysis results are less than 25 NTU (turbidity) or 32 cm (transparency). If the turbidity is greater than 25 NTU but less than 250 NTU for more than 3 days, additional treatment BMPs will be implemented within 24 hours of the third consecutive sample that exceeded the benchmark value. Additional treatment BMPs will include, but are not limited to, off-site treatment, infiltration, filtration and chemical treatment. If the 250 NTU benchmark for turbidity is exceeded at any time, the following steps will be conducted: 1. Notify Ecology by phone within 24 hours of analysis. 2. Continue daily sampling until the turbidity is less than 25 NTU. 3. Initiate additional treatment BMPs such as off-site treatment, infiltration, filtration and chemical treatment within 24 hours of the first 250 NTU exceedance. 4. Implement additional treatment BMPs as soon as possible, but within 7 days of the first 250 NTU exceedance. 5. Describe inspection results and remedial actions that are taken in the site log book and in monthly discharge monitoring reports. 6.2.2 pH Sampling Stormwater runoff will be monitored for pH starting on the first day of any activity that includes more than 40 yards of poured or recycled concrete, or after the application of “Engineered Soils” such as, Portland cement treated base, cement kiln dust, or fly ash. This does not include fertilizers. For concrete work, pH monitoring will start the first day concrete is poured and continue until 3 weeks after the last pour. For engineered soils, the pH monitoring period begins when engineered soils are first exposed to precipitation and continue until the area is fully stabilized. Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) Stormwater samples will be collected daily from all points of discharge from the site and measured for pH using a calibrated pH meter, pH test kit, or wide range pH indicator paper. If the measured pH is 8.5 or greater, the following steps will be conducted: 1. Prevent the high pH water from entering storm drains or surface water. 2. Adjust or neutralize the high pH water if necessary using appropriate technology such as CO2 sparging (liquid or dry ice). 3. Contact Ecology if chemical treatment other than CO2 sparging is planned. 7.0 – REPORTING AND RECORDKEEPING 7.1 RECORDKEEPING 7.1.1 Site Log Book A site log book will be maintained for all on-site construction activities and will include: · A record of the implementation of the SWPPP and other permit requirements; · Site inspections; and, · Stormwater quality monitoring. For convenience, the inspection form and water quality monitoring forms included in Appendix E of this report include the required information for the site log book. 7.1.2 Records Retention Records of all monitoring information (site log book, inspection reports/checklists, etc.), this Stormwater Pollution Prevention Plan, and any other documentation of compliance with permit requirements will be retained during the life of the construction project and for a minimum of three years following the termination of permit coverage in accordance with permit condition S5.C. 7.1.3 Access to Plans and Records The SWPPP, General Permit, Notice of Authorization letter, and Site Log Book will be retained on site or within reasonable access to the site and will be made immediately available upon request to Ecology or the local jurisdiction. A copy of this SWPPP will be provided to Ecology within 14 days of receipt of a written request for the SWPPP from Ecology. Any other information requested by Ecology will be submitted within a reasonable time. A copy of the SWPPP or access to the SWPPP will be provided to the public when requested in writing in accordance with permit condition S5.G. 7.1.4 Updating the SWPPP In accordance with Conditions S3, S4.B, and S9.B.3 of the General Permit, this SWPPP will be modified if the SWPPP is ineffective in eliminating or significantly minimizing pollutants in stormwater discharges from the site or there has been a change in design, construction, operation, or maintenance at the site that has a significant effect on the discharge, or potential for discharge, of pollutants to the waters of the State. The SWPPP will be modified within seven days of determination based on inspection(s) that Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) additional or modified BMPs are necessary to correct problems identified, and an updated timeline for BMP implementation will be prepared. 7.2 REPORTING 7.2.1 Discharge Monitoring Reports Discharge Monitoring Report (DMR) forms will not be submitted to Ecology because water quality sampling is not being conducted at the site. 7.2.2 Notification of Noncompliance If any of the terms and conditions of the permit are not met, and it causes a threat to human health of the environment, the following steps will be taken in accordance with permit section S5.F: 1. Ecology will be immediately notified of the failure to comply. 2. Immediate action will be taken to control the noncompliance issue and to correct the problem. If applicable, sampling and analysis of any noncompliance will be repeated immediately and the results submitted to Ecology within five (5) days of becoming aware of the violation. 3. A detailed written report describing the noncompliance will be submitted to Ecology within five (5) days, unless requested earlier by Ecology. In accordance with permit condition S2.A, a complete application form will be submitted to Ecology and the appropriate local jurisdiction (if applicable) to be covered by the General Permit. Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) APPENDIX A SITE PLAN WITH BMP MEASURES Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) APPENDIX B SWPPP PROJECT SUMMARY Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) PROJECT TEAM MEMBERS: Title Name(s) Phone Number Certified Erosion & Sediment Control Lead Matthew Offe (206) 643-5319 Resident Engineer Darrell Offe, P.E. (425) 260-3412 Emergency Ecology Contact Puget Sound Office (425) 649-7000 Emergency Owner Contact Bob Wenzl (206) 714-6707 Non-Emergency Ecology Contact Northwest Region (425) 649-7000 Monitoring Personnel Matthew Offe (206) 643-5319 * The remaining contacts for this project will be identified at the pre-construction meeting and added to the job-site copy of the SWPPP. ESTIMATED CONSTRUCTION SCHEDULE: · Construction Start Date August 2017 · Install ESC Measures August 2017 · Construction End Date September 2018 CONSTRUCTION BMP LIST: · High Visibility Plastic or Metal Fence (BMP C103) · Silt Fence (BMP C233) · Storm Drain Inlet Protection (BMP C220) · Plastic Covering (BMP C123) · Temporary and Permanent Seeding (BMP C120) · Interceptor Dike and Swale (BMP C200) · Materials on Hand (BMP C150) · Straw Wattles (BMP C235) Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) APPENDIX C ALTERNATIVE BMPs Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) The following includes a list of possible alternative BMPs for each of the 12 elements not described in the main SWPPP text. This list can be referenced in the event a BMP for a specific element is not functioning as designed and an alternative BMP needs to be implemented. Element #1 - Mark Clearing Limits · High Visibility Plastic or Metal Fence (BMP C103) Element #2 - Establish Construction Access · Wheel Wash (BMP C106) Element #3 - Control Flow Rates · (none) Element #4 - Install Sediment Controls · Straw Bale Barrier (BMP C230) · Vegetated Strip (BMP C234) · Materials on Hand (BMP C150) Element #5 - Stabilize Soils · Dust Control (BMP C140) · Top soiling (BMP C125) · Sodding (BMP C124) Element #6 - Protect Slopes · Straw Wattles (BMP C235) · Grass-Lined Channels (BMP C201) Element #7 - Protect Drain Inlets · (none) Element #8 - Stabilize Channels and Outlets · Level Spreader (BMP C206) Element #10 - Control Dewatering · (none) Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) APPENDIX D GENERAL PERMIT Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) Construction Stormwater General Permit A copy of the construction stormwater general permit will be added to this appendix once it is obtained. Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) APPENDIX E SITE LOG & INSPECTION FORMS Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) Site Inspection Forms (and Site Log) The results of each inspection shall be summarized in an inspection report or checklist that is entered into or attached to the site log book. It is suggested that the inspection report or checklist be included in this appendix to keep monitoring and inspection information in one document, but this is optional. However, it is mandatory that this SWPPP and the site inspection forms be kept onsite at all times during construction, and that inspections be performed and documented as outlined below. At a minimum, each inspection report or checklist shall include: a. Inspection date/times b. Weather information: general conditions during inspection, approximate amount of precipitation since the last inspection, and approximate amount of precipitation within the last 24 hours. c. A summary or list of all BMPs that have been implemented, including observations of all erosion/sediment control structures or practices. d. The following shall be noted: i. Locations of BMPs inspected, ii. Locations of BMPs that need maintenance, iii. The reason maintenance is needed iv. Locations of BMPs that failed to operate as designed or intended, and v. Locations where additional or different BMPs are needed, and the reason(s) why. e. A description of stormwater discharged from the site. The presence of suspended sediment, turbid water, discoloration, and/or oil sheen shall be noted, as applicable. f. A description of any water quality monitoring performed during inspection, and the results of that monitoring. g. General comments and notes, including a brief description of any BMP r repairs, maintenance or installations made as a result of the inspection. h. A statement that, in the judgment of the person conducting the site inspection, the site is either in compliance or out of compliance with the terms and conditions of the SWPPP and the NPDES permit. If the site inspection indicates that the site is out of compliance, the inspection report shall include a summary of the remedial actions required to bring the site back into compliance, as well as a schedule of implementation. i. Name, title, and signature of person conducting the site inspection; and the following statement: “I certify under penalty of law that this report is true, accurate, and complete, to the best of my knowledge and belief”. When the site inspection indicates that the site is not in compliance with any terms and conditions of the NPDES permit, the Permittee shall take immediate action(s) to: stop, contain, and clean up the unauthorized discharges, or otherwise stop the noncompliance; correct the problem(s); implement appropriate Best Management Practices (BMPs), and/or conduct maintenance of existing BMPs; and achieve compliance with all applicable standards and permit conditions. In addition, if the noncompliance causes a threat to human health or the environment, the Permittee shall comply with the Noncompliance Notification requirements in Special Condition S5.F of the permit. Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) Site Inspection Form General Information Project Name: Inspector Name: Title: CESCL # : Date: Time: Inspection Type: □ After a rain event □ Weekly □ Turbidity/transparency benchmark exceedance □ Other Weather Precipitation Since last inspection In last 24 hours Description of General Site Conditions: Inspection of BMPs Element 1: Mark Clearing Limits BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP Element 2: Establish Construction Access BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) Element 3: Control Flowrates BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP Element 4: Install Sediment Controls BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP Element 5: Stabilize Soils BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) Element 6: Protect Slopes BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP Element 7: Protect Drain Inlets BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP Element 8: Stabilize Channels and Outlets BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) Element 9: Control Pollutants BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP Element 10: Control Dewatering BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP BMP: Location Inspected Functioning Problem/Corrective Action Y N Y N NIP Stormwater Discharges From the Site Observed? Problem/Corrective Action Y N Location Turbidity Discoloration Sheen Location Turbidity Discoloration Sheen Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) Water Quality Monitoring Was any water quality monitoring conducted? □ Yes □ No If water quality monitoring was conducted, record results here: If water quality monitoring indicated turbidity 250 NTU or greater; or transparency 6 cm or less, was Ecology notified by phone within 24 hrs? □ Yes □ No If Ecology was notified, indicate the date, time, contact name and phone number below: Date: Time: Contact Name: Phone #: General Comments and Notes Include BMP repairs, maintenance, or installations made as a result of the inspection. Were Photos Taken? □ Yes □ No If photos taken, describe photos below: Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) APPENDIX F TESC CALCULATIONS Mead Short Plat Stormwater Pollution Prevention Plan (SWPPP) Sediment Trap Sizing Calculations (per KCSWDM Section D.3.5.1) Surface Area (SA) determined by formula:   = sV QFSSA2 Where: Vs = 0.00096 ft/s FS = 2 Q2 is the 2-yr peak flowrated calculated with KCRTS using 15-minute time-steps ()..61500096.0 295.02 ftsqSA== Sediment tap design at surface area (El-454.00) = 620 sf. TIR Section 8: CSWPPP Analysis and Design A Temporary Erosion and Sediment Control Plan (TESCP) implementing Best Management Practices has been included within the utility permit (U16004534) set of plans. The project site is smaller than 3 acres, therefore a temporary sediment trap will be utilized to provide temporary onsite storage which is shown on the TESCP. This sediment trap will be used until the permanent facility is constructed to provide temporary and permanent storm water storage. Sediment Trap sizing using Section D.3.5.1 2009 KCSWDM Surface Area (SA) determined by formula: SA=FS(Q2/Vs) where Vs=0.00096 feet/second; FS = 2; Q2 is calculated using KCRTS modeling for the 2-year event with 15-minute time steps. Based upon the attached Modeling, Q2=0.295 cfs SA= (2*0.295)/0.00096 = 615 square feet. Sediment Trap design at surface area 454.00 = 620 square feet SEDIMENT TRAP SIZING TIR Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant BOND QUANTITY WORKSHEET CED Permit #:16004534UnitReference #PriceUnitQuantity CostBackfill & compaction-embankmentESC-16.50$ CY6204,030.00Check dams, 4" minus rockESC-2SWDM 5.4.6.380.00$ Each Catch Basin ProtectionESC-335.50$ Each6213.00Crushed surfacing 1 1/4" minusESC-4WSDOT 9-03.9(3)95.00$ CY DitchingESC-59.00$ CY Excavation-bulkESC-62.00$ CY8601,720.00Fence, siltESC-7SWDM 5.4.3.11.50$ LF7731,159.50Fence, Temporary (NGPE)ESC-81.50$ LF Geotextile FabricESC-92.50$ SY Hay Bale Silt TrapESC-100.50$ Each HydroseedingESC-11SWDM 5.4.2.40.80$ SY62004,960.00Interceptor Swale / DikeESC-121.00$ LF Jute MeshESC-13SWDM 5.4.2.23.50$ SY Level SpreaderESC-141.75$ LF Mulch, by hand, straw, 3" deepESC-15SWDM 5.4.2.12.50$ SY Mulch, by machine, straw, 2" deepESC-16SWDM 5.4.2.12.00$ SY Piping, temporary, CPP, 6"ESC-1712.00$ LF Piping, temporary, CPP, 8"ESC-1814.00$ LF Piping, temporary, CPP, 12"ESC-1918.00$ LF Plastic covering, 6mm thick, sandbaggedESC-20SWDM 5.4.2.34.00$ SY Rip Rap, machine placed; slopesESC-21WSDOT 9-13.1(2)45.00$ CY Rock Construction Entrance, 50'x15'x1'ESC-22SWDM 5.4.4.11,800.00$ Each Rock Construction Entrance, 100'x15'x1'ESC-23SWDM 5.4.4.13,200.00$ Each13,200.00Sediment pond riser assemblyESC-24SWDM 5.4.5.22,200.00$ Each Sediment trap, 5' high berm ESC-25SWDM 5.4.5.119.00$ LF1402,660.00Sed. trap, 5' high, riprapped spillway berm section ESC-26SWDM 5.4.5.170.00$ LF6420.00Seeding, by handESC-27SWDM 5.4.2.41.00$ SY Sodding, 1" deep, level groundESC-28SWDM 5.4.2.58.00$ SY Sodding, 1" deep, sloped groundESC-29SWDM 5.4.2.510.00$ SY TESC SupervisorESC-30110.00$ HR161,760.00Water truck, dust controlESC-31SWDM 5.4.7140.00$ HR UnitReference #PriceUnitQuantity Cost30.00$ Lin. Feet2557,650.00 EROSION/SEDIMENT SUBTOTAL:27,772.50SALES TAX @ 10%2,777.25EROSION/SEDIMENT TOTAL:30,549.75(A)SITE IMPROVEMENT BOND QUANTITY WORKSHEETFOR EROSION & SEDIMENT CONTROLDescription No.(A)Tree Protection Fencing WRITE-IN-ITEMS Page 1 of 1Ref 8-H Bond Quantity WorksheetSECTION II.a EROSION_CONTROLUnit Prices Updated: 06/14/2016Version: 04/26/2017Printed 7/25/2017 CED Permit #:16004534ExistingFuture PublicPrivateRight-of-WayImprovementsImprovements(D) (E)DescriptionNo. Unit PriceUnitQuant.CostQuant.CostQuant.CostQuant.CostGENERAL ITEMS Backfill & Compaction- embankmentGI-16.00$ CYBackfill & Compaction- trenchGI-29.00$ CYClear/Remove Brush, by hand (SY)GI-31.00$ SYBollards - fixedGI-4240.74$ EachBollards - removableGI-5452.34$ EachClearing/Grubbing/Tree RemovalGI-610,000.00$ Acre0.252,500.001.0510,500.00Excavation - bulkGI-72.00$ CYExcavation - TrenchGI-85.00$ CYFencing, cedar, 6' highGI-920.00$ LFFencing, chain link, 4'GI-1038.31$ LFFencing, chain link, vinyl coated, 6' highGI-1120.00$ LFFencing, chain link, gate, vinyl coated, 20' GI-121,400.00$ EachFill & compact - common barrowGI-1325.00$ CYFill & compact - gravel baseGI-1427.00$ CYFill & compact - screened topsoilGI-1539.00$ CYGabion, 12" deep, stone filled mesh GI-1665.00$ SYGabion, 18" deep, stone filled mesh GI-1790.00$ SYGabion, 36" deep, stone filled meshGI-18150.00$ SYGrading, fine, by handGI-192.50$ SYGrading, fine, with graderGI-202.00$ SY320640.0012252,450.00Monuments, 3' LongGI-21250.00$ EachSensitive Areas SignGI-227.00$ EachSodding, 1" deep, sloped groundGI-238.00$ SYSurveying, line & gradeGI-24850.00$ Day1850.0043,400.0032,550.00Surveying, lot location/linesGI-251,800.00$ AcreTopsoil Type A (imported)GI-2628.50$ CY1203,420.00Traffic control crew ( 2 flaggers )GI-27120.00$ HR242,880.00Trail, 4" chipped woodGI-288.00$ SYTrail, 4" crushed cinderGI-299.00$ SYTrail, 4" top courseGI-3012.00$ SYConduit, 2"GI-315.00$ LF8004,000.00Wall, retaining, concreteGI-3255.00$ SFWall, rockeryGI-3315.00$ SFSUBTOTAL THIS PAGE:4,370.0015,770.0013,050.00(B)(C)(D)(E)SITE IMPROVEMENT BOND QUANTITY WORKSHEETFOR STREET AND SITE IMPROVEMENTSQuantity Remaining (Bond Reduction) (B)(C)Page 1 of 3Ref 8-H Bond Quantity WorksheetSECTION II.b TRANSPORTATIONUnit Prices Updated: 06/14/2016Version: 04/26/2017Printed 7/25/2017 CED Permit #:16004534ExistingFuture PublicPrivateRight-of-WayImprovementsImprovements(D) (E)DescriptionNo. Unit PriceUnitQuant.CostQuant.CostQuant.CostQuant.CostSITE IMPROVEMENT BOND QUANTITY WORKSHEETFOR STREET AND SITE IMPROVEMENTSQuantity Remaining (Bond Reduction) (B)(C)ROAD IMPROVEMENT/PAVEMENT/SURFACINGAC Grinding, 4' wide machine < 1000syRI-130.00$ SY96829,040.00AC Grinding, 4' wide machine 1000-2000syRI-216.00$ SYAC Grinding, 4' wide machine > 2000syRI-310.00$ SYAC Removal/DisposalRI-435.00$ SY351,225.00Barricade, Type III ( Permanent )RI-556.00$ LF12672.00Guard RailRI-630.00$ LFCurb & Gutter, rolledRI-717.00$ LFCurb & Gutter, verticalRI-812.50$ LF3003,750.006307,875.00Curb and Gutter, demolition and disposalRI-918.00$ LFCurb, extruded asphaltRI-105.50$ LFCurb, extruded concreteRI-117.00$ LFSawcut, asphalt, 3" depthRI-121.85$ LF7261,343.10Sawcut, concrete, per 1" depthRI-133.00$ LFSealant, asphaltRI-142.00$ LF7261,452.00Shoulder, gravel, 4" thickRI-1515.00$ SYSidewalk, 4" thickRI-1638.00$ SYSidewalk, 4" thick, demolition and disposalRI-1732.00$ SYSidewalk, 5" thickRI-1841.00$ SYSidewalk, 5" thick, demolition and disposalRI-1940.00$ SYSign, Handicap RI-2085.00$ EachStriping, per stallRI-217.00$ EachStriping, thermoplastic, ( for crosswalk )RI-223.00$ SFStriping, 4" reflectorized lineRI-230.50$ LFAdditional 2.5" Crushed SurfacingRI-243.60$ SYHMA 1/2" Overlay 1.5" RI-2514.00$ SYHMA 1/2" Overlay 2"RI-2618.00$ SY96817,424.00HMA Road, 2", 4" rock, First 2500 SYRI-2728.00$ SYHMA Road, 2", 4" rock, Qty. over 2500SYRI-2821.00$ SYHMA Road, 4", 6" rock, First 2500 SYRI-2945.00$ SY1406,300.0072532,625.00HMA Road, 4", 6" rock, Qty. over 2500 SYRI-3037.00$ SYHMA Road, 4", 4.5" ATBRI-3138.00$ SYGravel Road, 4" rock, First 2500 SYRI-3215.00$ SYGravel Road, 4" rock, Qty. over 2500 SYRI-3310.00$ SYThickened EdgeRI-348.60$ LF1621,393.20SUBTOTAL THIS PAGE:61,206.1041,893.20(B)(C)(D)(E)Page 2 of 3Ref 8-H Bond Quantity WorksheetSECTION II.b TRANSPORTATIONUnit Prices Updated: 06/14/2016Version: 04/26/2017Printed 7/25/2017 CED Permit #:16004534ExistingFuture PublicPrivateRight-of-WayImprovementsImprovements(D) (E)DescriptionNo. Unit PriceUnitQuant.CostQuant.CostQuant.CostQuant.CostSITE IMPROVEMENT BOND QUANTITY WORKSHEETFOR STREET AND SITE IMPROVEMENTSQuantity Remaining (Bond Reduction) (B)(C)PARKING LOT SURFACINGNo.2" AC, 2" top course rock & 4" borrowPL-121.00$ SY2" AC, 1.5" top course & 2.5" base coursePL-228.00$ SY4" select borrowPL-35.00$ SY1.5" top course rock & 2.5" base coursePL-414.00$ SYSUBTOTAL PARKING LOT SURFACING:(B)(C)(D)(E)LANDSCAPING & VEGETATIONNo.Street TreesLA-1225.00$ each184,050.00Median LandscapingLA-2Right-of-Way LandscapingLA-312.00$ SY6788,136.00Wetland LandscapingLA-4SUBTOTAL LANDSCAPING & VEGETATION:4,050.008,136.00(B)(C)(D)(E)TRAFFIC & LIGHTINGNo.SignsTR-1650.00$ each42,600.00Street Light System ( # of Poles)TR-24,800.00$ each943,200.00Traffic SignalTR-3Traffic Signal ModificationTR-4SUBTOTAL TRAFFIC & LIGHTING:45,800.00(B)(C)(D)(E)WRITE-IN-ITEMSSUBTOTAL WRITE-IN ITEMS:STREET AND SITE IMPROVEMENTS SUBTOTAL:115,426.1065,799.2013,050.00SALES TAX @ 10%11,542.616,579.921,305.00STREET AND SITE IMPROVEMENTS TOTAL:126,968.7172,379.1214,355.00(B)(C)(D)(E)Page 3 of 3Ref 8-H Bond Quantity WorksheetSECTION II.b TRANSPORTATIONUnit Prices Updated: 06/14/2016Version: 04/26/2017Printed 7/25/2017 CED Permit #:16004534ExistingFuture PublicPrivateRight-of-WayImprovementsImprovements(D) (E)DescriptionNo. Unit PriceUnitQuant.CostQuant.CostQuant.CostQuant.CostDRAINAGE (CPE = Corrugated Polyethylene Pipe, N12 or Equivalent) For Culvert prices, Average of 4' cover was assumed. Assume perforated PVC is same price as solid pipe.) Access Road, R/DD-126.00$ SY1142,964.00* (CBs include frame and lid)BeehiveD-290.00$ EachThrough-curb Inlet FrameworkD-3400.00$ Each1400.00CB Type ID-41,500.00$ Each913,500.0011,500.00CB Type ILD-51,750.00$ Each11,750.00CB Type II, 48" diameterD-62,300.00$ Each12,300.00 for additional depth over 4' D-7480.00$ FT41,920.00CB Type II, 54" diameterD-82,500.00$ Each for additional depth over 4'D-9495.00$ FTCB Type II, 60" diameterD-102,800.00$ Each for additional depth over 4'D-11600.00$ FTCB Type II, 72" diameterD-126,000.00$ Each for additional depth over 4'D-13850.00$ FTCB Type II, 96" diameterD-1414,000.00$ Each for additional depth over 4'D-15925.00$ FTTrash Rack, 12"D-16350.00$ EachTrash Rack, 15"D-17410.00$ EachTrash Rack, 18"D-18480.00$ EachTrash Rack, 21"D-19550.00$ EachCleanout, PVC, 4"D-20150.00$ EachCleanout, PVC, 6"D-21170.00$ EachCleanout, PVC, 8"D-22200.00$ EachCulvert, PVC, 4" D-2310.00$ LFCulvert, PVC, 6" D-2413.00$ LFCulvert, PVC, 8" D-2515.00$ LFCulvert, PVC, 12" D-2623.00$ LFCulvert, PVC, 15" D-2735.00$ LFCulvert, PVC, 18" D-2841.00$ LFCulvert, PVC, 24"D-2956.00$ LFCulvert, PVC, 30" D-3078.00$ LFCulvert, PVC, 36" D-31130.00$ LFCulvert, CMP, 8"D-3219.00$ LFCulvert, CMP, 12"D-3329.00$ LFSUBTOTAL THIS PAGE:19,470.001,900.002,964.00(B)(C)(D)(E)SITE IMPROVEMENT BOND QUANTITY WORKSHEETFOR DRAINAGE AND STORMWATER FACILITIESQuantity Remaining (Bond Reduction) (B)(C)Page 1 of 5Ref 8-H Bond Quantity WorksheetSECTION II.c DRAINAGEUnit Prices Updated: 06/14/2016Version: 04/26/2017Printed 7/26/2017 CED Permit #:16004534ExistingFuture PublicPrivateRight-of-WayImprovementsImprovements(D) (E)DescriptionNo. Unit PriceUnitQuant.CostQuant.CostQuant.CostQuant.CostSITE IMPROVEMENT BOND QUANTITY WORKSHEETFOR DRAINAGE AND STORMWATER FACILITIESQuantity Remaining (Bond Reduction) (B)(C)DRAINAGE (Continued)Culvert, CMP, 15"D-3435.00$ LFCulvert, CMP, 18"D-3541.00$ LFCulvert, CMP, 24"D-3656.00$ LFCulvert, CMP, 30"D-3778.00$ LFCulvert, CMP, 36"D-38130.00$ LFCulvert, CMP, 48"D-39190.00$ LFCulvert, CMP, 60"D-40270.00$ LFCulvert, CMP, 72"D-41350.00$ LFCulvert, Concrete, 8"D-4242.00$ LFCulvert, Concrete, 12"D-4348.00$ LFCulvert, Concrete, 15"D-4478.00$ LFCulvert, Concrete, 18"D-4548.00$ LFCulvert, Concrete, 24"D-4678.00$ LFCulvert, Concrete, 30"D-47125.00$ LFCulvert, Concrete, 36"D-48150.00$ LFCulvert, Concrete, 42"D-49175.00$ LFCulvert, Concrete, 48"D-50205.00$ LFCulvert, CPE Triple Wall, 6" D-5114.00$ LFCulvert, CPE Triple Wall, 8" D-5216.00$ LFCulvert, CPE Triple Wall, 12" D-5324.00$ LFCulvert, CPE Triple Wall, 15" D-5435.00$ LFCulvert, CPE Triple Wall, 18" D-5541.00$ LFCulvert, CPE Triple Wall, 24" D-5656.00$ LFCulvert, CPE Triple Wall, 30" D-5778.00$ LFCulvert, CPE Triple Wall, 36" D-58130.00$ LFCulvert, LCPE, 6"D-5960.00$ LFCulvert, LCPE, 8"D-6072.00$ LFCulvert, LCPE, 12"D-6184.00$ LF36730,828.0012210,248.00Culvert, LCPE, 15"D-6296.00$ LF201,920.00Culvert, LCPE, 18"D-63108.00$ LFCulvert, LCPE, 24"D-64120.00$ LFCulvert, LCPE, 30"D-65132.00$ LFCulvert, LCPE, 36"D-66144.00$ LFCulvert, LCPE, 48"D-67156.00$ LFCulvert, LCPE, 54"D-68168.00$ LFSUBTOTAL THIS PAGE:32,748.0010,248.00(B)(C)(D)(E)Page 2 of 5Ref 8-H Bond Quantity WorksheetSECTION II.c DRAINAGEUnit Prices Updated: 06/14/2016Version: 04/26/2017Printed 7/26/2017 CED Permit #:16004534ExistingFuture PublicPrivateRight-of-WayImprovementsImprovements(D) (E)DescriptionNo. Unit PriceUnitQuant.CostQuant.CostQuant.CostQuant.CostSITE IMPROVEMENT BOND QUANTITY WORKSHEETFOR DRAINAGE AND STORMWATER FACILITIESQuantity Remaining (Bond Reduction) (B)(C)DRAINAGE (Continued)Culvert, LCPE, 60"D-69180.00$ LFCulvert, LCPE, 72"D-70192.00$ LFCulvert, HDPE, 6"D-7142.00$ LFCulvert, HDPE, 8"D-7242.00$ LFCulvert, HDPE, 12"D-7374.00$ LFCulvert, HDPE, 15"D-74106.00$ LFCulvert, HDPE, 18"D-75138.00$ LFCulvert, HDPE, 24"D-76221.00$ LFCulvert, HDPE, 30"D-77276.00$ LFCulvert, HDPE, 36"D-78331.00$ LFCulvert, HDPE, 48"D-79386.00$ LFCulvert, HDPE, 54"D-80441.00$ LFCulvert, HDPE, 60"D-81496.00$ LFCulvert, HDPE, 72"D-82551.00$ LFPipe, Polypropylene, 6"D-8384.00$ LFPipe, Polypropylene, 8"D-8489.00$ LFPipe, Polypropylene, 12"D-8595.00$ LFPipe, Polypropylene, 15"D-86100.00$ LFPipe, Polypropylene, 18"D-87106.00$ LFPipe, Polypropylene, 24"D-88111.00$ LFPipe, Polypropylene, 30"D-89119.00$ LFPipe, Polypropylene, 36"D-90154.00$ LFPipe, Polypropylene, 48"D-91226.00$ LFPipe, Polypropylene, 54"D-92332.00$ LFPipe, Polypropylene, 60"D-93439.00$ LFPipe, Polypropylene, 72"D-94545.00$ LFCulvert, DI, 6"D-9561.00$ LFCulvert, DI, 8"D-9684.00$ LFCulvert, DI, 12"D-97106.00$ LF424,452.00Culvert, DI, 15"D-98129.00$ LFCulvert, DI, 18"D-99152.00$ LFCulvert, DI, 24"D-100175.00$ LFCulvert, DI, 30"D-101198.00$ LFCulvert, DI, 36"D-102220.00$ LFCulvert, DI, 48"D-103243.00$ LFCulvert, DI, 54"D-104266.00$ LFCulvert, DI, 60"D-105289.00$ LFCulvert, DI, 72"D-106311.00$ LFSUBTOTAL THIS PAGE:4,452.00(B)(C)(D)(E)Page 3 of 5Ref 8-H Bond Quantity WorksheetSECTION II.c DRAINAGEUnit Prices Updated: 06/14/2016Version: 04/26/2017Printed 7/26/2017 CED Permit #:16004534ExistingFuture PublicPrivateRight-of-WayImprovementsImprovements(D) (E)DescriptionNo. Unit PriceUnitQuant.CostQuant.CostQuant.CostQuant.CostSITE IMPROVEMENT BOND QUANTITY WORKSHEETFOR DRAINAGE AND STORMWATER FACILITIESQuantity Remaining (Bond Reduction) (B)(C)Specialty Drainage ItemsDitching SD-19.50$ CYFlow Dispersal Trench (1,436 base+)SD-328.00$ LF French Drain (3' depth)SD-426.00$ LFGeotextile, laid in trench, polypropyleneSD-53.00$ SYMid-tank Access Riser, 48" dia, 6' deepSD-62,000.00$ EachPond Overflow SpillwaySD-716.00$ SYRestrictor/Oil Separator, 12"SD-81,150.00$ Each11,150.00Restrictor/Oil Separator, 15"SD-91,350.00$ EachRestrictor/Oil Separator, 18"SD-101,700.00$ EachRiprap, placedSD-1142.00$ CYTank End Reducer (36" diameter)SD-121,200.00$ EachInfiltration pond testingSD-13125.00$ HRPermeable PavementSD-14Permeable Concrete SidewalkSD-15Culvert, Box __ ft x __ ftSD-16SUBTOTAL SPECIALTY DRAINAGE ITEMS:1,150.00(B)(C)(D)(E)STORMWATER FACILITIES (Include Flow Control and Water Quality Facility Summary Sheet and Sketch)Detention PondSF-1Each Detention TankSF-2Each Detention VaultSF-3Each Infiltration PondSF-4Each Infiltration TankSF-5Each Infiltration VaultSF-6Each Infiltration TrenchesSF-7Each Basic Biofiltration SwaleSF-8Each Wet Biofiltration SwaleSF-9Each WetpondSF-10Each WetvaultSF-11145,000.00$ Each 1145,000.00Sand FilterSF-12Each Sand Filter VaultSF-13Each Linear Sand FilterSF-14Each Proprietary FacilitySF-15Each Bioretention FacilitySF-16Each SUBTOTAL STORMWATER FACILITIES:145,000.00(B)(C)(D)(E)Page 4 of 5Ref 8-H Bond Quantity WorksheetSECTION II.c DRAINAGEUnit Prices Updated: 06/14/2016Version: 04/26/2017Printed 7/26/2017 CED Permit #:16004534ExistingFuture PublicPrivateRight-of-WayImprovementsImprovements(D) (E)DescriptionNo. Unit PriceUnitQuant.CostQuant.CostQuant.CostQuant.CostSITE IMPROVEMENT BOND QUANTITY WORKSHEETFOR DRAINAGE AND STORMWATER FACILITIESQuantity Remaining (Bond Reduction) (B)(C)WRITE-IN-ITEMS (INCLUDE ON-SITE BMPs)WI-1WI-2WI-3WI-4WI-5WI-6WI-7WI-8WI-9WI-10WI-11WI-12WI-13WI-14WI-15SUBTOTAL WRITE-IN ITEMS:DRAINAGE AND STORMWATER FACILITIES SUBTOTAL:52,218.0012,148.00149,114.00SALES TAX @ 10%5,221.801,214.8014,911.40DRAINAGE AND STORMWATER FACILITIES TOTAL:57,439.8013,362.80164,025.40(B) (C) (D) (E)Page 5 of 5Ref 8-H Bond Quantity WorksheetSECTION II.c DRAINAGEUnit Prices Updated: 06/14/2016Version: 04/26/2017Printed 7/26/2017 CED Permit #:16004534ExistingFuture PublicPrivateRight-of-WayImprovementsImprovements(D) (E)DescriptionNo. Unit PriceUnitQuant.CostQuant.CostQuant.CostQuant.CostConnection to Existing WatermainW-12,000.00$ EachDuctile Iron Watermain, CL 52, 4 Inch DiameterW-250.00$ LFDuctile Iron Watermain, CL 52, 6 Inch DiameterW-356.00$ LFDuctile Iron Watermain, CL 52, 8 Inch DiameterW-460.00$ LFDuctile Iron Watermain, CL 52, 10 Inch DiameterW-570.00$ LFDuctile Iron Watermain, CL 52, 12 Inch DiameterW-680.00$ LFGate Valve, 4 inch DiameterW-7500.00$ EachGate Valve, 6 inch DiameterW-8700.00$ EachGate Valve, 8 Inch DiameterW-9800.00$ EachGate Valve, 10 Inch DiameterW-101,000.00$ EachGate Valve, 12 Inch DiameterW-111,200.00$ EachFire Hydrant AssemblyW-124,000.00$ EachPermanent Blow-Off AssemblyW-131,800.00$ EachAir-Vac Assembly, 2-Inch DiameterW-142,000.00$ EachAir-Vac Assembly, 1-Inch DiameterW-151,500.00$ EachCompound Meter Assembly 3-inch DiameterW-168,000.00$ EachCompound Meter Assembly 4-inch DiameterW-179,000.00$ EachCompound Meter Assembly 6-inch DiameterW-1810,000.00$ EachPressure Reducing Valve Station 8-inch to 10-inchW-1920,000.00$ EachWATER SUBTOTAL:SALES TAX @ 10%WATER TOTAL:(B) (C) (D) (E)SITE IMPROVEMENT BOND QUANTITY WORKSHEETFOR WATERQuantity Remaining (Bond Reduction) (B)(C)Page 1 of 1Ref 8-H Bond Quantity WorksheetSECTION II.d WATERUnit Prices Updated: 06/14/2016Version: 04/26/2017Printed 7/26/2017 CED Permit #:16004534ExistingFuture PublicPrivateRight-of-WayImprovementsImprovements(D) (E)DescriptionNo. Unit PriceUnitQuant.CostQuant.CostQuant.CostQuant.CostClean OutsSS-11,000.00$ Each77,000.00Grease Interceptor, 500 gallonSS-28,000.00$ EachGrease Interceptor, 1000 gallonSS-310,000.00$ EachGrease Interceptor, 1500 gallonSS-415,000.00$ EachSide Sewer Pipe, PVC. 4 Inch DiameterSS-580.00$ LFSide Sewer Pipe, PVC. 6 Inch DiameterSS-695.00$ LF484,560.00989,310.0018617,670.00Sewer Pipe, PVC, 8 inch DiameterSS-7105.00$ LFSewer Pipe, PVC, 12 Inch DiameterSS-8120.00$ LFSewer Pipe, DI, 8 inch DiameterSS-9115.00$ LFSewer Pipe, DI, 12 Inch DiameterSS-10130.00$ LFManhole, 48 Inch DiameterSS-116,000.00$ EachManhole, 54 Inch DiameterSS-136,500.00$ EachManhole, 60 Inch DiameterSS-157,500.00$ EachManhole, 72 Inch DiameterSS-178,500.00$ EachManhole, 96 Inch DiameterSS-1914,000.00$ EachPipe, C-900, 12 Inch DiameterSS-21180.00$ LFOutside DropSS-241,500.00$ LSInside DropSS-251,000.00$ LSSewer Pipe, PVC, ____ Inch DiameterSS-26Lift Station (Entire System)SS-27LSSANITARY SEWER SUBTOTAL:4,560.009,310.0024,670.00SALES TAX @ 10%456.00931.002,467.00SANITARY SEWER TOTAL:5,016.0010,241.0027,137.00(B) (C) (D) (E)SITE IMPROVEMENT BOND QUANTITY WORKSHEETFOR SANITARY SEWERQuantity Remaining (Bond Reduction) (B)(C)Page 1 of 1Ref 8-H Bond Quantity WorksheetSECTION II.e SANITARY SEWERUnit Prices Updated: 06/14/2016Version: 04/26/2017Printed 7/26/2017 Planning Division |1055 South Grady Way – 6th Floor | Renton, WA 98057 (425) 430-7200Date:Name:Project Name: PE Registration No:CED Plan # (LUA):Firm Name:CED Permit # (U):Firm Address:Site Address:Phone No.Parcel #(s):Email Address:Project Phase: Site Restoration/Erosion Sediment Control Subtotal (a)Existing Right-of-Way Improvements Subtotal (b)(b)131,984.71$ Future Public Improvements Subtotal(c)82,620.12$ Stormwater & Drainage Facilities (Public & Private) Subtotal(d)(d)234,828.00$ (e)(f)Site RestorationCivil Construction PermitMaintenance Bond89,886.57$ Bond Reduction2Construction Permit Bond Amount 3Minimum Bond Amount is $10,000.001 Estimate Only - May involve multiple and variable components, which will be established on an individual basis by Development Engineering.2 The City of Renton allows one request only for bond reduction prior to the maintenance period. Reduction of not more than 70% of the original bond amount, provided that the remaining 30% willcover all remaining items to be constructed. 3 Required Bond Amounts are subject to review and modification by Development Engineering.* Note: The word BOND as used in this document means any financial guarantee acceptable to the City of Renton.** Note: All prices include labor, equipment, materials, overhead and profit. 425-260-3412darrell.offe@comcast.netMead Short Plat16-000138522 Hoquiam Avenue NE102305-9230FOR CONSTRUCTION1600453413932 SE 159th Place463,354.82$ P (a) x 100%SITE IMPROVEMENT BOND QUANTITY WORKSHEET BOND CALCULATIONS7/25/2017Darrell L. Offe, Jr.#27460Offe Engineers, PLLCR((b x 150%) + (d x 100%))S(e) x 150% + (f) x 100%Bond Reduction: Existing Right-of-Way Improvements (Quantity Remaining)2Bond Reduction: Stormwater & Drainage Facilities (Quantity Remaining)2T(P +R - S)Prepared by:Project InformationCONSTRUCTION BOND AMOUNT */**(prior to permit issuance)EST1((b) + (c) + (d)) x 20%-$ MAINTENANCE BOND */**(after final acceptance of construction)30,549.75$ 131,984.71$ 432,805.07$ 30,549.75$ -$ 234,828.00$ -$ Page 1 of 1Ref 8-H Bond Quantity WorksheetSECTION III. BOND WORKSHEETUnit Prices Updated: 06/14/2016Version: 04/26/2017Printed 7/26/2017 RESTRICTIVE COVENANT TIR Section 10: Operations and Maintenance Manual The utility permit plans have identified the public and private storm systems on the project. The stormwater vault and tract will be owned by the homeowner’s association. The maintenance and operation of the internal portion of the stormwater vault will be provide by the City of Renton. The public storm systems identified by the utility permit plans will be maintained by the City of Renton. The private storm systems located on private property will be maintained by the home owner. The required routine maintenance requirements are attached to this Section. APPENDIX A Administrative Report and Decision DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTA.ADMINISTRATIVEREPORT&DECISION—Renton0SHORTPLATDECISION:ElAPPROVEDAPPROVEDSUBJECTTOCONDITIONSElDENIEDMODIFICATIONDECISION:ElAPPROVEDElAPPROVEDSUBJECTTOCONDITIONSDENIEDREPORTDATE:June2,2016ProjectName:MeadShortPlatOwner:TheHeirsandDeviseesofLaverneR.Mead,DeceasedApplicant:BobWenzl,TuscanyConstruction,LLCP.O.Box6127,Bellevue,WA98008Contact:DarrellOffe,OffeEngineers,13932SE159thPL,Renton,WA98058FileNumber:LUA16-000138,SHPL-A,MODProjectManager:ClarkH.Close,SeniorPlannerProjectSummary:Theapplicantisrequestingpreliminaryshortplatapprovalforthesubdivisionofanexisting58,591squarefoot(1.35acre)siteinto7residentiallotsand2tracts.TheprojectsiteislocatedwithintheResidential-8fR-8)zone.Theproposedlotsrangeinsizefrom5,000to5,613sfinareawithanaveragelotsizeof5,199sfandanetdensityof7.5du/ac.TractAisproposedasa5,122sfstormwatervaultandTractBisproposedasanalley.ThepropertyisborderedtothesouthbyNE5thP1,totheeastbyllwacoAveNEandtothenorthbyNE6thSt.Theabuttingroadswouldbewidenedandimprovedwithhalf-streetfrontageimprovements.TheapplicantisalsorequestingamodificationfromstreetimprovementswithinthepipestemportionoftheexistinglotalongNE6thSt.Nocriticalareaswereidentifiedonthesubjectproperty.Theapplicantisproposingtoretainfour(4)ofthe53existingonsitetrees.ProjectLocation:NE6thStandliwacoAveNE(APN102305-9230)SiteArea:58,591squarefeet(1.35acres)—-—-— .—-— __ProjectLocationMapAdministrativeShortPlatReport16-000138 CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016Page2of19B.EXHIBITS:UExhibit1:StaffReportExhibit2:ShortPlatPlan(Sheets1&2)Exhibit3:ArboristReport(reviseddateMay3,2016)Exhibit4:TreeRetentionPlanExhibit5:LandscapeandTreeReplacementPlanExhibit6:StreetWideningPlanExhibit7:DrainageReport,preparedbyOffeEngineers,PLLC(reviseddateMay2,2016)Exhibit8:ConceptualDrainagePlanExhibit9:ConceptualUtilityPlanExhibit10:GeotechnicalAssessment,preparedbyRobertM.Pride,LLC(dateMay19,2014)Exhibit11:KingCountyWaterDistrict90WaterAvailabilityCertificate(dateDecember29,2015)Exhibit12:WetlandandStreamDetermination,preparedbyWetlandResources,Inc.(dateJune4,2014)Exhibit13:ConstructionMitigationDescriptionExhibit14:BuildingHeightCodeInterpretation(Cl-73)Exhibit15:AdvisoryNotestoApplicantC.GENERALINFORMATION:1.Owner(s)ofRecord:TheHeirsandDeviseesofLaverneR.Mead,Deceased2.ZoningClassification:Residential-8(R-8)3.ComprehensivePlanLandUseDesignation:ResidentialMediumDensity(RMD)4.ExistingSiteUse:Vacant,usedasequipmentstorage5.CriticalAreas:None6.NeighborhoodCharacteristics:aNorth’ResidentialMediumDensity(RMD)ComprehensivePlanLandUseDesignation;Residential-8DU/AC(R-8)zonebEast’ResidentialMediumDensity(RMD)ComprehensivePlanLandUseDesignation;Residential-8DU/AC(R-8)zonecSouth’ResidentialMediumDensity(RMD)ComprehensivePlanLandUseDesignation;Residential-8DU/AC(R-8)zonedWest’ResidentialMediumDensity(RMD)ComprehensivePlanLandUseDesignation;Residential-8DU/AC(R-2)zone6.SiteArea:1.35acresD.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A575806/22/2015AdministrativeShortPlatReport16-000138—MeadShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentMEADSHORTPLATJune2,2016ZoningN/A575806/22/2015PieleAnnexationA-01-001492412/05/2001E.PUBLICSERVICES:1.ExistingUtilitiesa.Water:WaterservicewillbeprovidedbyKingCountyWaterDistrict90.AwateravailabilitycertificatefromKingCountyWaterDistrict90wasprovided(Exhibit11).b.Sewer:SewerserviceisprovidedbytheCityofRenton.Thereisanexisting8”sewereastofthesiteinllwacoAveNEthatflowsfromnorthtosouth.Thereisanexisting8”sewersouthofthesiteinNE5thP1thatflowsfromwesttoeast.ThesewerinllwacoAveNEintersectsthesewerinNE5thP1ata48”SanitarySewerManhole(CORFacilityID#MH4617)SEofthesite.ThereisnosewernorthofthesiteinNE6thSt.c.Surface/StormWater:Thereisanexisting12”stormdrainalongtheeasternfrontageofllwacoAveNEeastofthesiteandtherearetwo(2)Type1catchbasins(CORFacilityID#131717and131716)alongthisstormdrainrun.ThereisanexistingType1catchbasin(CORFacilityID#116586)locatedneartheSEcornerofthesitealongthenorthernfrontageofNE5thP1.Thisdrainstothesouthandeastbya12”stormdraintothe12”stormdraininllwacoAveNE.ThereisnostormdrainnorthofthesiteinNE6thSt.2.Streets:ThesubjectpropertyisboundedtothenorthbyNE6thSt,totheeastbyllwacoAveNEandtothesouthbyNE5thP1.NE6thStandNE5thP1currentlyendwithapipesteminthevicinityofthesite’swesternboundary.Allthreestreetsareclassifiedasresidentialaccessstreets.3.FireProtection:CityofRentonFireDepartmentF.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-060:ZoningUseTable—UsesAllowedinZoningDesignationsc.Section4-2-110:ResidentialDevelopmentStandardsd.Section4-2-115:ResidentialDesignandOpenSpaceStandards2.Chapter4City-WidePropertyDevelopmentStandards3.Chapter6StreetsandUtilityStandardsa.Section4-6-060:StreetStandards4.Chapter7SubdivisionRegulationsa.Section4-7-070:DetailedProceduresforShortSubdivision5.Chapter9Permits-Specifica.Section4-9-250:Variances,Waivers,Modifications,andAlternates6.Chapter11DefinitionsAdministrativeReport&DecisionLUA16-000138,SHPL-A,MODPage3of19AdministrativeShortPlatReport16-000138—MeadShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA6-000138,SHPL-A,MODJune2,2016Page4of19HG.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:I1.LandUseElementHH.FINDINGSOFFACT(FOF):1.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonFebruary23,2016anddeterminedtheapplicationcompleteonMarch1,2016.Theprojectcomplieswiththe120-dayreviewperiod.2.TheprojectsiteislocatedattheSWcornetofNE6thStandllwacoAveNE(APN102305-9230).3.Theprojectsiteiscurrentlyvacantandbeingusedasequipmentstorage.4.AccesstothesitewouldbeprovidedfromNE6thSt,llwacoAveNEandNE5thP1.AproposedsharedaccesstractfromllwacoAveNEwouldprovidealleyaccesstothestormwatertractandLots1,2,3,and7.Theabuttingroadswouldbewidenedandimprovedwithhalfstreetfrontageimprovements.5.ThepropertyislocatedwithintheResidentialMediumDensity(RMD)ComprehensivePlanlandusedesignation.6.ThesiteislocatedwithintheResidential-8(R-8)zoningclassification.7.Thereareapproximately53treeslocatedwithintheproposeddevelopmentareaandallbutfour(4)ofthesetreeswouldberemovedaspartoftheshortplat.8.Therearenocriticalareasonsiteorwithintheimmediatevicinityoftheproperty(Exhibit12).9.Theprojectwouldbebalancedbetweenexcavation(cut)andembankment(fill).Theapproximately465cubicyardsofexcavationwouldbeplacedoverTractAforlandscaping.10.Theapplicantisproposingtobeginconstructioninsummerandendbythewinterof2016(Exhibit13).11.Noformalpublicoragencycommentsfortherecordwerereceived.12.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport(Exhibit15).13.ComprehensivePlanCompliance:ThesiteisdesignatedResidentialMediumDensity(RMD)ontheCity’sComprehensivePlanMap.ThepurposeoftheRMDdesignationistoallowavarietyofsingle-familyandmulti-familydevelopmenttypes,withcontinuitycreatedthroughtheapplicationofdesignguidelines,theorganizationofroadways,sidewalks,publicspaces,andtheplacementofcommunitygatheringplacesandcivicamenities.TheproposaliscompliantwiththefollowingComprehensivePlanGoalsandPoliciesifallconditionsofapprovalaremet:ComplianceComprehensivePlanAnalysisPolicy1-3:Encouragemulldevelopmentofsingle-familyunitsasameanstomeetgrowthtargetsandprovidenewhousing.GoalL-l:Utilizemultiplestrategiestoaccommodateresidentialgrowth,including:.Developmentofnewsingle-familyneighborhoodsonlargetractsoflandoutsideVtheCityCenter,.Infilldevelopmentonvacantandunderutilizedlandinestablishedneighborhoodsandmulti-familyareas.AdministrativeShortPlotReport16-000138—MeadShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016PageSo119PolicyL-25:Manageurbanforeststomaximizeecosystemservicessuchas,..-stormwatermanagement,airquality,aquiferrecharge,otherecosystemservices,andwildlifehabitat.GoalL-BB:MaintainahighqualityoflifeasRentongrowsbyensuringthatnew1’developmentisdesignedtobefunctionalandattractive.GoalL-FF:StrengthenthevisualidentityofRentonanditsCommunityPlanning‘Areasandneighborhoodsthroughqualitydesignanddevelopment.Policy1-49:Addressprivacyandqualityoflifeforexistingresidentsbyconsidering“scaleandcontextininfillprojectdesign.Policy1-56:Preservenaturallandforms,vegetation,distinctivestandsoftrees,,.—naturalslopes,andscenicareasthatcontributetotheCity’sidentity,preservepropertyvalues,andvisuallydefinethecommunityandneighborhoods.14.ZoningDevelopmentStandardCompliance:ThesiteisclassifiedResidential-S(R-8)ontheCity’sZoningMap.DevelopmentintheR-8Zoneisintendedtocreateopportunitiesfornewsinglefamilyresidentialneighborhoodsandtofacilitatehigh-qualitymulldevelopmentthatpromotesreinvestmentinexistingsinglefamilyneighborhoods.Itisintendedtoaccommodateusesthatarecompatiblewithandsupportahigh-qualityresidentialenvironmentandaddtoasenseofcommunity.Theproposaliscompliantwiththefollowingdevelopmentstandardsifallconditionsofapprovalaremet:ComplianceR-8ZoneDevelopStandardsandAnalysisDensity:ThealloweddensityrangeintheR-8zoneisaminimumof4.0toamaximumof8.0dwellingunitspernetacre.Netdensityiscalculatedafterthedeductionofsensitiveareas,areasintendedforpublicright-of-way,andprivateaccesseasements.VStaffComment:Basedonanetdensityof40,688squarefeet(58,591sfgrossdensity—17,831sfpublicstreets),theproposalfor7residentiallotsontheprojectsitewouldresultinanetdensityof7.5dwellingunitsperacre(7lots/0.934acres=7.5du/ac),whichmeetstheminimumandmaximumdensityrequirementsoftheR-8zone.LotDimensions:TheminimumlotsizepermittedintheR-8zoneis5,000sq.ft.Aminimumlotwidthof50feetisrequired(60feetforcornerlots)andaminimumlotdepthof80feetisrequired.ThefollowingtableidentifiestheproposeddimensionsforLots1-7andTractsA&B.ProposedLotLotSize(sq.ft.)LotWidth(feet)LotDepth(feet)Lot15,03352.3095.59Lot25,01252.3094.28‘Lot35,00057.0087.72Lot45,00156.9987.09Lot5(cornerlot)5,61360.0092.44Lot65,37458.1492.45Lot75,36258.0092.45TractA5,122N/AN/ATractB2,391N/AN/AStaffComment:Theproposedlotswouldcomplywiththeminimumlotsize,width,AdministrativeShortPlatReport16-000138—MeadShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016Page6of19anddepthrequirementsoftheR-8zone(Exhibit2).Setbacks:TherequiredminimumsetbacksintheR-8zoneareasfollows:frontyardis20feetexceptwhenallvehicleaccessistakenfromanalley,then15feet,sideyardis5feet,sideyardalongthestreet15feet,andtherearyardis20feet.StaffComment:ExceptforLot3,theproposedlotsareorientedsothatthefrontyardsofeachlotwouldfacethepublicstreet.AccesstoLot3isproposedviaa16-footpavedshareddrivewaytract(20feetofright-of-way).Orientationofthefrontyardwouldthereforebetotowardstheaccesspointortothesouth.Theproposedlotsappeartocontainadequateareatoprovidealltherequiredsetbackareas.CompliancewithbuildingsetbackrequirementsfortheresidencesproposedtobeconstructedonLots1-7wouldbeverifiedatthetimeofbuildingpermitreview.BuildingStandards:TheR-$zonehasamaximumbuildingcoverageof50%,amaximumimpervioussurfacecoverageof65%,andamaximumbuildingheightof2Compliancestorieswithawallplateheightof24feet.notyetdemonstratedStaffComment:Buildingheight(Exhibit14),buildingcoverage,andimpervioussurfacecoverageforthenewsinglefamilyresidenceswouldbeverifiedatthetimeofbuildingpermitreview.Landscaping:TheCity’slandscaperegulations(RMC4-4-070)requirea10-footlandscapestripalongallpublicstreetfrontages.AdditionalminimumplantingstripwidthsbetweenthecurbandsidewalkareestablishedaccordingtothestreetdevelopmentstandardsofRMC4-6-060.Streettreesand,ataminimum,groundcover,aretobelocatedinthisareawhenpresent.SpacingstandardsshallbeasstipulatedbytheDepartmentofCommunityandEconomicDevelopment,providedthereshallbeaminimumofone(1)streettreeplantedperaddress.Anyadditionalundevelopedright-of-wayareasshallbelandscapedunlessotherwisedeterminedbytheAdministrator.Wherethereisinsufficientright-of-wayspaceornopublicfrontage,streettreesarerequiredinthefrontyardsubjecttoapprovaloftheAdministrator.Aminimumoftwo(2)treesaretobelocatedinthefrontyardpriortofinalinspectionforthenewSingleFamilyResidence.StaffComment:AConceptualLandscapePlan(Exhibit5)wassubmittedwiththeCompliantifshortplotapplicationmaterials.A10-footonsitelandscapestripisproposedalongconditionofthestreetfrontagesofNE6thSt,llwacoAveNEandNE5thP1.APlantSchedulewasapprovalisincludedontheLandscapePlan,thefollowingtreesandplantsareproposedwithinmettheonsitelandscapestrip:maple,vinemaple,Himalayanbirch,serviceberry,Japanesesnowbell.nandina,maidengrasS,redleafbarberry,Englishlavender.euonymus,kinnikinnick,heather.andelephantear.TractAwouldalsoincludesodwithintheonsitelandscapestrip.Inaddition,theapplicantisproposing16katsuratreeswithinthe8-footwideplanterstripswithinthepublicstreetfrontages.ThespacingoftheproposedStreettreesistoocloseonNE5thP1withdistancesasshortas24feetbetweentrees.Staffrecommends,asaconditionofapproval,thattheapplicantonlyusethefollowingplantingdesign:uptothree(3)Princetonelm(Ulmusamericana)StreettreeonNE6St;uptoseven(7)RedmondLinden(Tiliaamericana)StreettreesonllwacoAveNE;andonNE5thP1useuptofive(5)KatsuratreesinordertomeettheminimumSpacingrequirementsfromstopsigns,streetlightsandothertrees.Staffrecommends,asaconditionofapprovaI.thatadetailedlandscapeplanbesubmittedatthetimeofUtilityConstructionPermitReviewforreviewandapprovalAdministrativeShortPlatReport16-000138—MeadShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA6-000138,SHPL-A,MODJune2,2016Page7of19bytheCurrentPlanningProjectManager.On-sitelandscapingshallbeinstalledpriortoCertificateofOccupancyfortheindividualhomes,landscapingwithintheright-of-wayshallbeinstalledpriortoshortplotrecording.Staffrecommends,asaconditionofapproval,thataHomeOwnersAssociationshallbeestablishedpriortorecordingoftheshortplat.TheHomeOwnersAssociationshallberesponsiblefortheownershipandmaintenanceofallcommonimprovements.HOAdocumentsshallbesubmittedforreviewandapprovalbytheCurrentPlanningProjectManagerandtheCityAttorneypriortoshortplatrecording.TreeRetention:TheCity’sadoptedTreeRetentionandLandCleatingRegulationsrequitetheretentionof30percentoftreesinaresidentialdevelopment.Significanttreesshallberetainedinthefollowingpriorityorder:PriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18”)caliper.PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;othersignificantnativeevergreenordeciduoustrees;andOthersignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.Aminimumtreedensityshallbemaintainedoneachresidentiallyzonedlot.Fordetachedsinglefamilydevelopment,theminimumtreedensityistwo(2)significanttreesforeveryfivethousand(5,000)squarefeet.ThetreedensitymayconsistofCompliantifexistingtrees,replacementtrees,treesrequiredpursuanttoRMC4-4-070F.1,StreetconditionofFrontageLandscapingRequired,oracombination.approvalisStaffComment:AnArboristReport(Exhibit3),TreeRetentionPlan(Exhibit4)andmetConceptualLandscapePlan(Exhibit5)weresubmittedwiththeprojectapplicationmaterials.AccordingtotheArboristReport,atotalof53treesarelocatedwithinthevicinityofthedevelopableportionoftheprojectsite.Oftheexisting53trees,atotalofthree(3)weredeemeddangerousand23treeswerelocatedwithintheproposedpublicstreets.Ofthe27remainingtrees,30%oreight(8)treesarerequiredtoberetained.Theapplicantisproposingtoretainfour(4)trees.Theyincludeatwo(2)14”mapletreesonLot3,a20”DouglasFiranda10”WesternRedCedarbothwithinthededicatedright-of-waysonNE6thStandllwacoAveSE.Thetwo(2)existingtreesproposedtoberetainedwithinthepublicright-of-waywouldcapture,onaminorlevel,theexistingcharacterofthesite.However,thearboristreportdidnotprovidedacompletedescriptionofeachtreeproposedtoberetainedwithinthepublicright-of-wayforhealth,conditionandviability.Therefore,staffrecommendsasaconditionofapproval,thattheapplicantshallprovidearevisedarboristreportthatassessesthehealth,conditionandviabilityofalltreestoberetained.ArevisedarboristreportshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapproval.Inaddition,thelocation,healthandviabilityoftheproposedstreettreeswouldalsobesubjecttoapprovaloftheCityArboristpriortoconstructionpermitissuance.Theproposedretentionoffour(4)treeswouldrequiretheapplicanttoreplacethebalanceoftherequiredeight(8)trees.Thefour(4)deficienttreeswouldberequiredtobereplacedbyreplanting12”foreachtreeorinthiscaseatleast48caliperinchesAdministrativeShortPlatReport16-000138—MeadShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016Page8of19(48”).AtreeplantingplanwasincludedontheConceptualLandscapePlan.Tomeettheminimumtreedensityrequirements,theapplicantisproposingtoplantnine(9)treesat1-1/2inchcaliperor13.5caliperinchesonsite.Theconceptuallandscapingplanis34.5caliperinchesshyofmeetingthetreereplacementratiosectionofcode.Compliancewiththisrequirementmaybeachievedthroughtheinstallationofadditionaltrees,retentionofexistingtrees(e.g.,retentionofTree#051),oracombinationthereof.Thetreesproposedforretentionmaybeimpactedafterinitialclearing,finalgradingorduetochangingsiteconditions.Thereforestaffrecommends,asaconditionofapproval,thattheapplicantberequiredtoprovide,totheCurrentPlanningProjectManager,treeretentioninspection/monitoringreportsafterinitialclearing,finalgrading,andannuallyfortwo(2)yearsbyaqualifiedprofessionalforester.Theinspection/monitoringreportsshallidentifyanyretainedtreesthatdevelopproblemsduetochangingsiteconditionsandprescribemitigation.Tocomplywiththeminimumtreedensityrequirements,theapplicantisrequiredtoretainorplanttwo(2)significanttrees,orgrossequivalentcaliperinches,per5,000squarefeetoflotarea.Basedonthelotareasproposed,theapplicantwouldberequiredtoprovideaminimumoftwo(2)treesoneachresidentiallotinordertocomplywiththeminimumtreedensityrequirementsandtreeretention(orreplacement)requirements.Staffrecommends,asaconditionofapproval,thatadetailedlandscapeplanbesubmittedatthetimeofUtilityConstructionPermitApplication.Thedetailedlandscapeplanshalldemonstratecompliancewithminimumtreedensityandtreeretention(orreplacement)requirements.Compliancewiththeserequirementsmaybeaccomplishedthroughtheinstallationofminimum2inchcalipertreesorthroughtheretentionofexistingtreesoracombinationthereof.TherevisedlandscapeplanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapproval.ThetreesplantedoneachlotshallbeinstalledpriortotheissuanceofaCertificateofOccupancyforthenewhomes.Inaddition,treesrequiredtoberetained(i.e.,protectedtrees),and/orAdministratorapprovedreplacementtrees(excludingrequiredstreettreespursuanttoRMC4-4-070F,AreasRequiredtobeLandscaped),thatarenotnecessarytoprovidetherequiredminimumtreedensityforresidentiallots,shallbepreservedbyestablishingatreeprotectiontractthatencompassesthedriplineofallprotectedtrees.Duetothehighnumberoftreereplacementcaliperinches,staffisrecommending,asaconditionofapproval,thattheapplicantcreateatreeprotectiontractfornewreplacementtreeswithinthestormwatervaulttract(TractA).Parking:Parkingregulationsrequirethataminimumoftwo(2)parkingspacesbeprovidedforeachdetacheddwelling.Drivewaycutsarerequiredtobeaminimumof5feetfrompropertylinesandnewdrivewaysmaybeamaximumof16feetinwidthatthepropertyline.MaximumCompliance..notetdrivewayslopesshallnotexceedfifteenpercent(15%);providedthatdrivewaysexceedingeightpercent(8%)shallprovideslotteddrainsatthelowerendwithdemonstrated.. . ..positivedrainagedischargetorestrictrunofffromenteringthegarage/residenceorcrossinganypublicsidewalk.StaffComment:Parkingrequirementsanddrivewaygradesforthenewresidencesproposedwouldbeverifiedatthetimeofbuildingpermitreview.N/AFencesandRetainingWalls:Inanyresidentialdistrict,themaximumheightofanyfence,hedgeorretainingwallshallbeseventytwoinches(72”).ExceptinthefrontAdministrativeShortPlatReport16-000138—MeadShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA6-000138,SHPL-A,MODJune2,2016Page9of19yardandsideyardalongastreetsetbackwherethefenceshallnotexceedfortyeightinches(48”)inheight.Thereshallbeaminimumthree-foot(3’)landscapedsetbackatthebaseofretainingwallsabuttingpublicrights-of-way.StaffComment:Nofencesorretainingwallsareproposed.15.DesignStandards:ResidentialDesignandOpenSpaceStandards(RMC4-2-115)areapplicableintheR-8zone.TheStandardsimplementpoliciesestablishedintheLandUseElementoftheComprehensivePlan.CompliancewithSiteDesignStandardsmustbedemonstratedpriortoapprovalofthesubdivision.CompliancewithResidentialDesignStandardswouldbeverifiedpriortoissuanceofthebuildingpermitforthenewsinglefamilyhomes.Theproposalisconsistentwiththefollowingdesignstandards,unlessnotedotherwise:LotConfiguration:Oneofthefollowingisrequired:1.Lotwidthvariationof10feet(10’)minimumofoneperfour(4)abuttingstreet-frontinglots,or2.Minimumoffour(4)lotsizes(minimumoffourhundred(400)grosssquarefeetsizedifference),or3.Afrontyardsetbackvariationofatleastfivefeet(5’)minimumforatleasteveryfour(4)abuttingstreetfrontinglots.StaffComment:Thelotsizesgoashighas5,613squarefeetandaslowas5,000withadditionallotsizesof5,374squarefeetand5,362squarefeetprovidingsomevariationtotheminimumlotsizeof5,000squarefeetanddifferencesof400grosssquarefeetsizewithintheR-8zone.Theproposalalsoincludesacornerlotandinteriorlotswhichprovidesforlotwidthvariationandnomorethanthreeconsecutivehomesfrontonestreet.Inaddition,severalofthelotsareservedviaanalley,whichallowsforfrontyardsetbackvariationoffivefeet(5’).Asproposed,theshortplatwouldcomplywithamixtureofeachlotconfigurationitem.Garages:Oneofthefollowingisrequired;thegarageis:1.Recessedfromthefrontofthehouseand/orfrontporchatleasteightfeet(8’),or2.Locatedsothattheroofextendsatleastfivefeet(5’)(notincludingeaves)beyondthefrontofthegarageforatleastthewidthofthegarageplustheporch/stooparea,or3.AlleyaccessedorCompliancenotyet4.Locatedsothattheentrydoesnotfaceapublicand/orprivatestreetorandemonstratedaccesseasement,or5.Sizedsothatitrepresentsnogreaterthanfiftypercent(50%)ofthewidthofthefrontfacadeatgroundlevel,or6.Detached.Theportionofthegaragewiderthantwentysix-feet(26’)acrossthefrontshallbesetbackatleasttwofeet(2’).StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.AdministrativeShortPlatReport16-000138—MeadShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016Page10of19PrimaryEntry:Oneofthefollowingisrequired:1.Stoop:minimumsizefourfeetbysixfeet(4’x6’)andminimumheighttwelveinches(12”)abovegrade,orCompliance2.Porch:minimumsizefivefeet(5’)deepandminimumheighttwelveinchesnotyet(12”)abovegrade.demonstrated......Exception:incaseswhereaccessibility(ADA)isapriority,anaccessibleroutemaybetakenfromafrontdriveway.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.FaçadeModulation:Oneofthefollowingisrequired:1.Anoffsetofatleastonestorythatisatleasttenfeet(10’)wideandtwofeetCompliance(2’)indepthonfacadesvisiblefromthestreet,ornotyet2.Atleasttwofeet(2’)offsetofsecondstoryfromfirststoryononestreetdemonstratedfacingfacade.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.ComplianceWindowsandDoors:Windowsanddoorsshallconstitutetwenty-fivepercent(25%)notyetofallfaçadesfacingstreetfrontageorpublicspaces.demonstratedStaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.N/AScale,Bulk,andCharacter:N/ARoofs:Oneofthefollowingisrequiredforalldevelopment:1.Hiporgabledwithatleastasixtotwelve(6:12)pitchfortheprominentform.oftheroof(dormers,etc.,mayhavelesserpitch),orCompliancenotyet2.Shedroof.demonstratedAdditionally,forsubdivisionsgreaterthannine(9)lots:Avarietyofroofformsappropriatetothestyleofthehomeshallbeused.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.Eaves:Bothofthefollowingarerequired:1.EavesprojectingfromtheroofoftheentirebuildingatleasttwelveinchesCompliance(12”)withhorizontalfasciaorfasciagutteratleastfiveinches(5”)deeponnotyetthefaceofalleaves,anddemonstrated2.Rakesongableendsmustextendaminimumoftwoinches(2”)fromthesurfaceofexteriorsidingmaterials.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.ArchitecturalDetailing:Ifonesidingmaterialisusedonanysideofthedwellingthat.istwostoriesorgreaterinheight,ahorizontalbandthatmeasuresatleasteightCompliance.,,..inches(8)isrequiredbetweenthefirstandsecondstory.notyetdemonstratedAdditionally,oneofthefollowingisrequired:1.Threeandonehalfinch(3W’)minimumtrimsurroundsallwindowsanddetailsalldoors,orAdministrativeShortPlatReport16-000138—MeadShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA6-000138,SHPL-A,MODJune2,2016Page11of192.Acombinationofshuttersandthreeandonehalfinches(314”)minimumtrimdetailsallwindows,andthreeandonehalfinches(314”)minimumtrimdetailsalldoors.StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.MaterialsandColor:Forsubdivisionsandshortplats,abuttinghomesshallbeofdifferingcolor.Colorpalettesforallnewdwellings,codedtothehomeelevations,shallbesubmittedforapproval.Additionally,oneofthefollowingisrequired:1.Aminimumoftwo(2)colorsisusedonthehome(bodywithdifferentcolorCompliancetrimisacceptable),ornotyet.... ...2.Aminimumoftwo(2)differingsidingmaterials(horizontalsidinganddemonstrated.. .shingles,sidingandmasonryormasonry-likematerial,etc.)isusedonthehome.Onealternativesidingmaterialmustcompriseaminimumofthirtypercent(30%)ofthestreetfacingfacade.Ifmasonrysidingisused,itshallwrapthecornersnolessthantwentyfourinches(24”).StaffComment:Complianceforthisstandardwouldbeverifiedatthetimeofbuildingpermitreview.16.CriticalAreas:Projectsites,whichcontaincriticalareas,arerequiredtocomplywiththeCriticalAreasRegulations(RMC4-3-050).AGeotechnicalAssessment,preparedbyRobertM.Pride,LLC(datedMay19,2014;Exhibit10)andaWetlandandStreamDetermination,preparedbyWetlandResources,Inc.(dateJune4,2014;Exhibit12)wereprovidedwiththeshortplatapplicationmaterials.Accordingtothesubmittedreports,nocriticalareaswereidentifiedontheprojectsite.17.CompliancewithSubdivisionRegulations:RMC4-7Providesreviewcriteriaforthesubdivisions.Theproposalisconsistentwiththefollowingsubdivisionregulationsifallconditionsofapprovalarecompliedwith:ComplianceSubdivisionRegulationsandAnalysisAccess:Eachlotmusthaveaccesstoapublicstreetorroad.Accessmaybebyashareddrivewaypertherequirementsofthestreetstandards.Themaximumwidthofsingleloadedgaragedrivewaysshallnotexceedninefeet(9’)anddoubleloadedgaragedrivewaysshallnotexceedsixteenfeet(16’).StaffComment:DirectaccesstothesitewouldbeprovidedfromNE6thStandllwacoAveNE.AlleyaccesswouldalsobeprovidedfromllwacoAveNEinordertoserveLots1,2,3and7.Theabuttingroadswouldbewidenedandimprovedwithhalf-streetCompliantfrontageimprovements.Half-streetfrontageimprovementsforaresidentialaccessifconditionstreetrequires,butisnotlimitedto,a0.5-footwidecurb,an8-footwideplantingstrip,ofapprovalanda5-footwidesidewalkalongtheentireprojectfrontages.ismetTheprojectsitewouldalsodedicatea30-footpipestemofpropertyinthefarnorthwesternpropertycorner,totheCity,fortheextensionofNE6thSttoHoquiamAveNE.TheCityrequiresahalf-streetpavedroadfortheextensionofNE6thStreettoHoquiamAvenueNE.Theproposedshareddriveway(TractB),alsoidentifiedasapublicalley(Exhibit2),wouldhavealengthof149.45feet,whichisunderthemaximumthresholdlengthof200feetallowedforashareddriveway.Shareddrivewaysmaybeallowedforaccesstofour(4)orfewerresidentiallots,providedatleastoneofthefour(4)lotsabutsapublicAdministrativeShortPlotReport16-000138—MeadShortP/at CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016Page12of19right-of-waywithatleastfifty(50)linearfeetofproperty.Lots1,and2wouldhavepublicstreetfrontagealongNE5thP1andLot7wouldhavepublicstreetfrontagealongllwacoAveNE.AlleyaccessisthepreferredStreetpatternexceptforpropertiesintheResidentialLowDensitylandusedesignation,inparttoreducethenumberofdrivewaycurbcutsonresidentialaccessstreets.Accesstotheprivatestormwatervaulttract(TractA)isalsoproposedtooriginatefromtheshareddriveway(Tract8)orpublicalley.InordertocomplywithRMC4-6-060F.4,staffrecommends,asaconditionofapprovalthatTractAandLots1,2,3and7berequiredtotakeaccessfromadedicatedpublicalley.TheapplicantisrequestingavariancefromthefireaccesswidthrequirementoftheInternationalFireCode(IFC).PursuanttoChapter5,Section503.2.1oftheIFC,therequiredaccessdimensionof20feetofpavedwidthisrequired.Afiresprinklingsystem,onLot3,isproposedasmitigationforareducedpavedroadwidthfrom20feetto16feet.ApprovaloftheproposedvarianceissubjecttotheRentonFireAuthority.Insummary,andifallconditionsofapprovalaremet,accesstoeachlotwouldbeasfollows:Lot4wouldhaveaccesstoNE6thSt,Lots5and6wouldhaveaccesstoIlwacoAveNEnearNE6thSt,andLots1,2,3,7andTractAwouldhaveaccessfromI/wacoAveNEnearNE5thP1.Thewidthoftheindividualdrivewayswouldbeverifiedatthetimeofbuildingpermitreviewforthenewresidences.N/ABlocks:Blocksshallbedeepenoughtoallowtwotiersoflots.StaffComment:Noblocksareproposed.Lots:Thesize,shape,orientation,andarrangementoftheproposedlotscomplywiththerequirementsoftheSubdivisionRegulationsandtheDevelopmentStandardsoftheR-8zoneandallowforreasonableinfillofdevelopableland.Alloftheproposedlotsmeettherequirementsforminimumlotsize,depth,andwidth.StaffComment:AlllotsmeettheminimumlotdimensionalrequirementsintheR-8vzone,asdiscussedunderFOF14.Theproposedlotsarerectangularinshapeandareorientedtoprovidefrontyardareasfacingtheirrespectivepublicstreet,alleyorproposedshareddriveway.TheresidencetobeconstructedonLot3,attheendoftheproposedshareddrivewayoralley,wouldhaveitsprimaryentryorientedtothesouth.Anotetothiseffectwouldberequiredtoberecordedonthefaceoftheshortp/at.Thebuildingdesignofthenewresidenceswouldbereviewedandapprovedatthetimeofbuildingpermitapplication.Streets:TheproposedstreetsystemshallextendandcreateconnectionsbetweenexistingstreetspertheStreetStandardsoutlinedinRMC4-6-060StreetStandards.StaffComment:TheproposedprojectfrontsNE6thSt.llwacoAveNE,NE5thPI.andapipestemportionofthepropertyrunswestalongNE6thSttoHoqulamAveNE.OnlyHoquiamAveNEisclassifiedasaneighborhoodcollectorarterial,wheretheremainderofthepublicroadsareallclassifiedasresidentialaccessstreets(NE6thSt,liwacoAveNandNE5thP1).Theminimumright-of-way(ROW)widthrequiredforaresidentialaccessstreetis53feet(RMC4-6-060).ROWimprovementsconsistofa0.5-foorverticalcurb,8-footwideplantingstrip,and5-footwidesidewalk.Frontageimprovementswouldberequiredalongthefrontagesoftheentireproject.Theminimumpavementwidthis26feetwithtwo(2)20-footwidetravellanesandsixfeet(6’)ofparkingononeside.Therequiredturningradiusforaresidentialaccessstreetis25feet.Right-of-waydedicationwouldberequiredtoprovidetherequiredright-of-waywidth.Thefinalright-of-wayAdministrativeShortPlotReport16-000138—MeadShortP/at CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA6-000138,SHPL-A,MODJune2,2016Page13of19dedicationwouldbedeterminedthroughafinalsurveyTheapplicantsubmittedaformalmodificationrequestdatedFebruary13,2016regardingthestreetstandardfortheextensiononNE6thStinthededicatedROWtoHoqulamAveNE.Staffisrecommendingdenialoftheapplicant’smodificationrequest.Seetheformalresponsetothemodificationrequestformoreinformation(FOF18StreetModificationAnalysis).AhalfStreetpavedroadfortheextensionofNE6thSttoHoquiamAveNEwouldberequired.TheROWforahalfstreetimprovementincludesaminimumofthirtyfivefeet(35’)withtwentyfeet(20’)paved.Acurb,plantingstriparea,andsidewalkshallbeinstalledonthedevelopmentsideofthestreetaccordingtotheminimumdesignstandardsforpublicstreets.Areductionofthe20-footwidepavementsectiontoa15-footwidepavementsectionwouldbeallowedinordertofitthehalf-streetwithinthenew30-footwideROWdedication.Inadditiontothemodifiedhalfstreetpavementsection,a0.5-footwidecurb,an8-footwideplanterstrip,anda5-footwidesidewalkwouldbetheminimumrequireddesignstandardsforpublicstreets.AnadditionalstreetsectionfortheextensionofNE6thStwouldberequiredonthestreetplansheetaspartoffinalshortplatsubmittal.TheapplicantwouldberequiredtomeettheminimumdesignstandardsattheintersectionoftheextensionofNE6thStandHoqulamAveNE.Appropriatetransitionsforthecurb,sidewalk,androadwaywouldbeneededtobedesignedandincorporatedintothefinalstreetplans.Paymentofthetransportationimpactfeeisapplicableontheconstructionofthesinglefamilyhousesatthetimeofapplicationforthebuildingpermit.Thecurrentrateoftransportationimpactfeeis$2,951.17pernewsinglefamilyhouse.Thetrafficimpactfeethatiscurrentatthetimeofthebuildingpermitapplicationwouldbelevied.Paymentofthetransportationimpactfeeisdueatthetimeofissuanceofthebuildingpermit.BasedontheCity’scurrentfeeschedule,estimatedtrafficimpactfeesfortheproposeddevelopmentwouldbe$20,658.19.Allfeesaresubjecttochange.Astreetlightinganalysiswouldberequiredtobeconductedbythedeveloperalongthepropertyfrontages(NE6thStreet,liwacoAveNE.andNE5thP1).ThedevelopermustalsoanalyzestreetlightingattheproposedintersectionofNE6thStandHoquiamAveNE.TherequiredstreetlightingshallbeprovidedbythedeveloperwiththecivilplansubmittaltoCitystandards.RelationshiptoExistingUses:Theproposedprojectiscompatiblewithexistingsurroundinguses.StaffComment:Theproposedshortplatissurroundedbyexistingdetachedsingle‘familyresidenceslocatedwithintheR-8zone.Theproposalwouldbeinharmonywiththeexistinguses.TheproposedlotsaresimilarinsizeandshapetotheexistingsurroundingdevelopmentpatternintheareaandwouldbeconsistentwiththeComprehensivePlanandZoningCode,whichencouragesresidentialinfilldevelopment.Compatibility:Ifasubdivisionislocatedintheareaofanofficiallydesignedtrail,provisionsshallbemadeforreservationoftheright-of-wayorforeasementstotheCityfortrailpurposes.“StaffComment:TheCityofRentonCommunityServicesDepartmenthasreviewedtheproposalandhasdeterminedthesiteisnotlocatedinanareaofficiallydesignatedforatrail.Theshortplatfrontageimprovementswouldprovideorimprovepedestrianconnectionalongfour(4)differentpublicstreets.AdministrativeShortP/atReport16-000138—MeadShortPlat CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA6-000138,SHPL-A,MODJune2,2016Page14of1918.StreetModificationAnalysis:TheapplicantisrequestingamodificationfromRMC4-6-060F.2“MinimumDesignStandardsTableforPublicStreetsandAlleys”toprovideonlya5-footsidewalkextensionfromtheexistingwestterminusofNE6thStreet,aResidentialStreet,toHoquiamAvenueNE,aCollectorStreet,asopposetoafullhalfstreetimprovementthroughthe30footwidenorthpropertypanhandle.Theproposalisnotincompliancewiththefollowingmodificationcriteria,pursuanttoRMC4-9-250D.Therefore,staffisrecommendingdenialoftherequestedmodification,perthefollowing:ComplianceStreetModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElementandtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:TheComprehensivePlanLandUseElementhasapplicablepolicieslistedunderaseparatesectionlabeledPromotingaSafe,Healthy,andAttractiveCommunity.DoesNotThesepoliciesaddresswalkableneighborhoods,safetyandshareduses.OnespecificComplypolicysupportsthedenialofthemodificationrequest.ThispolicyisPolicyL-58whichstatesthatthegoalistoprovide“completestreet”that“arearrangedasaninterconnectingnetworkorgrid.Locateplanterstripsbetweenthecurbandthesidewalkinordertoprovideseparationbetweencarsandpedestrians.Discouragedead-endstreetsandcul-de-sacs.”Therequestedstreetmodificationisnotconsistentwiththehalfstreetconstructionofthecompletestreetstandard(20’minimumpavementwidth,8’wideplanterand5’widesidewalk)andisthereforenotconsistentwiththispolicyguideline.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponPartiallysoundengineeringjudgment.CompliesStaffComment:Themodifiedstreetimprovementsprovideforasafewalkablepath,however,itdoesnotmeetthefunctionandappearanceofinterconnectingnetworkorgridofroadwaysthatdiscouragedead-endstreets.c.Willnotbeinjurioustootherproperty(ies)inthevicinity.StaffComment:WhilethemodificationrequestallowsforpedestrianstoaccessDoesNotHoqulamAvenueNE,itdoesnotprovideforadirectvehicularaccesstoHoqulamComplyAvenueNE.Thelackofdirectvehicularaccesswillcausethetripsgeneratedbytheprojecttoutilizethesurroundingstreetnetworkadverselyimpactingthepropertiesinthevicinityofthedevelopment.PartiallyU.ConformstotheintentandpurposeoftheCode.CompliesStaffComment:Seecommentsundercriterion‘b’.Partiallye.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;andCompliesStaffComment:Seecommentsundercriterion‘b’.DoesNot1.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.ComplyStaffComment:Seecommentsundercriterion“c’.19.AvailabilityandImpactonPublicServices:AdministrativeShortP/atReport16-000138—MeadShortP/at CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016Page15of19ComplianceAvailabilityandimpactonPublicServicesAnalysisPoliceandFire:PoliceandFirePreventionstaffindicatesthatsufficientresourcesexisttofurnishservicestotheproposeddevelopment;subjecttotheconditionthatthe“applicantprovidesCoderequiredimprovementsandfees.Fireimpactfeesareapplicableattherateof$495.10persinglefamilyunit.Thisfeeispaidattimeofbuildingpermitissuance.Schools:ItisanticipatedthattheRentonSchoolDistrictcanaccommodateanyadditionalstudentsgeneratedbythisproposalatthefollowingschools:SierraHeightsElementarySchool,McKnightMiddleSchool(NewVeraRisdonMiddleSchoolbeginninginSeptember2017)andHazenHighSchool.RCW58.17.110(2)providesthatnosubdivisionbeapprovedwithoutmakingawrittenfindingofadequateprovisionmadeforsafewalkingconditionsforstudentswhowalktoandfromschool.Anynewstudentsfromtheproposeddevelopmentwouldbebussedtoandfromtheirrespectiveschools.AccordingtotheonlineRentonSchoolDistrictbusroutesWebQuery,thebusstopislocatedattheintersectionofHoquiam,,-AveNE&NE5thSt.SidewalksorwideshoulderwouldallowHighSchoolAgestudentstowalktoHazenHighSchoolfromthedevelopment,northonllwacoAveNE,westonNE7thSt,andnorthonHoquiamAveNEto1101HoquiamAveNE.Aspartoftheproposedproject,sidewalkswouldbeconstructedalongonsiteroadways.Theadditionoffrontageimprovementsincludea5-footsidewalkoneachoftheresidentialaccessstreetsandadequateprovisionshavebeenmadeforsafewalkingconditionsforstudentswhowouldwalksouthonllwacoAveNEandwestonNE5thSttoHoquiamAveNE(approximately0.13mi)toandfromschoolbusstop.ASchoolImpactFeewouldbecollectedonbehalfoftheRentonSchoolDistrictforthenewresidenceatthetimeofbuildingpermitissuance.ThecurrentRentonSchoolDistrictfeefornewsinglefamilydwellingis$5,643.00perunit.Parks:AlthoughtherewouldbenosignificantimpactstotheCityofRentonParkvSystemanticipatedfromtheproposedproject,aParkImpactFeeisrequiredofallnewresidentialdevelopment.ThecurrentParkImpactFeeis$1,887.94pernewresidenceandispayableatthetimeofbuildingpermitissuance.StormWater:Anadequatedrainagesystemshallbeprovidedfortheproperdrainageofallsurfacewater.StaffComment:APreliminaryDrainagePlanandTechnicalInformationReport(TIR)waspreparedbyOffeEngineers,PLLCandsubmittedtotheCityonFebruary23,2016(reviseddatedMay2,2016;Exhibit7).Thesiteisapproximately1.35acresinsizeandislocatedintheCity’sFlowControlDurationStandard(ForestedConditions).ThesitecontainstwoThresholdDrainageAreas(TDA).ThemajorityofthesiteisintheMayCreekdrainagebasin.Thepanhandle/pipestemportionofthesite,westoftheNE6th‘Stpipestem,ispartoftheLowerCedarRiverdrainagebasin.Theprojectisproposingacombinationdetention/wetvaultdesignthatdischargesatthesite’snaturaldischargepointtomeettheCity’sFlowControlandBasicWaterQualitystandards(Exhibit8).Theproposedvaultwouldbeapublicstormwaterfacility.Thestormwatervaultisproposedtobelocatedundergroundand/orcoveredinsoil.Nopartofthevaultwouldbepermittedtoprotrudefromthegroundsurface.IfitisdeterminedthatsuchapplicationisnotfeasibleanalternativemethodcouldbeproposedforapprovalbythePlanningDivision.Accesstothevault,pertheCity’samendmentstotheKCSWDM,shallbeprovided.TheAdministrativeShortPlatReport16-000138—MeadShortPlot CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016Page16of19projectwouldalsorequireindividuallotFlowControlBMPs(seeSection1.23.3andSectionC.1.3.1oftheCityamendmentstotheKCSWDMforFlowControlBMPrequirements).AllcoreandspecialrequirementsshallbeaddressedintheupdatedTIR.DrainageimprovementsalongallstreetfrontagesshallconformtotheCity’sStreetstandards.Stormdrainsshouldbelocatedoutsideoftheplanterandthesidewalk.Requiredhorizontalandverticalseparationfromotherutilitiesshallbeprovided(Exhibit9).CatchbasinsshouldbelocatedatthePCandPTofcurbreturnswherepossible.TheupdateddrainageplanandTIRwouldberequiredtobesubmittedaspartoftheutilitypermitsubmittal.Theapplicantsubmittedageotechnicalreport.preparedbyRobertM.PrideLLC,datedMay19,2014(Exhibit10).Theprovidedgeotechnicalreportwasstampedandsignedbyanengineerwhoselicenseisoutofdate.Acurrentgeotechnicalreportisrequiredwiththeutilitypermitsubmittal.ThisreportneedstobestampedandsignedbyalicensedCivilEngineerintheStateofWashington.Inaddition,aConstructionStormwaterGeneralPermitfromtheWashingtonDepartmentofEcologywouldberequiredsinceclearingofthesiteexceedsoneacre.Thedevelopmentissubjecttosystemdevelopmentcharges(SDC).ThecurrentSDCfeesare$1,425.00perlot.Theprojectproposestheadditionofseven(7)newsinglefamilyresidences.Thetotalfeewouldbe$10,395.00.ThisSDCfeewouldbepayablepriortoissuanceoftheutilityconstructionpermit.Water:WaterserviceisprovidedbyKingCountyWaterDistrict90.Awateravailabilitycertificate,datedDecember29,2015,wasprovidedfromKingCountyWaterDistrict90(Exhibit11).ApprovedwaterplansfromKingCountyWaterDistrict90shallbeprovidedtotheCityattheutilityconstructionpermitstage.NewhydrantsmustbeinstalledperRenton’sFireDepartmentstandardsinordertoprovidetherequiredcoverageforallresidentiallots.SanitarySewer:SewerserviceisprovidedbytheCityofRenton.Thereisanexisting8”sewereastofthesiteinllwacoAveNEthatflowsfromnorthtosouth.Thereisanexisting8”sewersouthofthesiteinNE5thP1thatflowsfromwesttoeast.ThesewerinllwacoAveNEintersectsthesewerinNE5thP1ata48”SanitarySewerManhole(CORFacilityID#MH4617)SEofthesite.ThereisnosewernorthofthesiteinNE6thSt.Theparcelasproposeddoesnotrequireanysewermainextensions.ThesidesewersforLots3and4wouldrequireprivateeasementswheretheypassthroughneighboringparcels.Thedevelopmentissubjecttoasystemdevelopmentcharge(SDC)forsewerservice.TheSDCforsewerserviceisbasedonthesizeofthedomesticwaterservice.ThecurrentSDCforsewerservicewitha1”watermeterinstallationis$2,242perinstallation.ThissiteisalsointheEastRentonInterceptorSpecialAssessmentDistrict(SAD)andthefeeis$316.80perlot.Feesarepayableattimeofpermitissuance.I.CONCLUSIONS:1.ThesubjectsiteislocatedintheResidentialMediumDensity(RMD)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignationifallconditionsofapprovalaremet,seeFOF13.2.ThesubjectsiteislocatedintheResidential-8(R-8)zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF14.AdministrativeShortPlatReport16-000138—MeadShortP/at CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA6-000138,SHPL-A,MODJune2,2016Page17of193.TheproposedshortplatcomplieswiththeResidentialDesignandOpenSpaceStandardsprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOE15.4.TherearenoCriticalAreaslocatedontheprojectsite,seeFOE16.5.TheproposedshortplatcomplieswiththesubdivisionregulationsasestablishedbyCityCodeandstatelawprovidedalladvisorynotesandconditionsarecompliedwith,seeFOE17.6.TheproposedshortplatcomplieswiththestreetstandardsasestablishedbyCityCode,providedtheprojectcomplieswithalladvisorynotesandconditionsofapprovalcontainedherein,seeFOE17andFOE18.7.TherequestedstreetmodificationfromRMC4-6-060E.2“MinimumDesignStandardsTableforPublicStreetsandAlleys”isnotincompliancewithRMC4-9-250Dmodificationdecisioncriteria.Therefore,staffisrecommendingdenialoftherequestedmodification,seeFOF18.8.Therearesafewalkingroutestotheschoolbusstop,seeFOE19.9.Thereareadequatepublicservicesandfacilitiestoaccommodatetheproposedshortplat,seeFOF19.10.Safeandefficientaccessandcirculationhasbeenprovidedforallusers.J.DECISION:TheMeadShortPlatStreetModification,FileNo.LUA16-000138MODisdeniedforthereasonsidentifiedinConclusionsNo.7.TheMeadShortPlat,FileNo.LUA16-000138,SHPL-A,asdepictedinExhibit2,isapprovedandissubiecttothefollowingconditions:1.TheapplicantshallsubmitaDetailedLandscapePlanthatcomplieswithRMC4-8-120D.12totheCurrentPlanningProjectManagerforreviewandapprovalatthetimeofUtilityConstructionPermitReview.Staffrecommendsthefollowingstreettreeplantschedule:uptothree(3)Princetonelm(Ulmusamericana)streettreeonNE6St;uptoseven(7)RedmondLinden(Tiliaamericana)streettreesonllwacoAveNE;anduptofive(5)KatsuratreesonNE5thP1tomeettheminimumspacingrequirementsfromstopsigns,streetlightsandothertrees.Thedetailedlandscapeplanshalldemonstratecompliancewithminimumtreedensityrequirement.Compliancewiththeserequirementsmaybeaccomplishedthroughtheinstallationofminimum2inchcalipertreesorthroughtheretentionofexistingtreesoracombinationthereof.TheonsitetreesshallbeinstalledpriortotheissuanceofaCertificateofOccupancyforthenewhomes.2.TheapplicantshalldesignatedTractAasacombinedstormwaterandtreeprotectiontract.3.TractAandLots1,2,3and7shallberequiredtotakeaccessfromthepublicalley.4.Theapplicantshallprovidearevisedarboristreportthatassessesthehealth,conditionandviabilityofalltreestoberetained.ArevisedarboristreportshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapproval.Inaddition,thelocation,healthandviabilityoftheproposedstreettreeswouldalsobesubjecttoapprovaloftheCityArboristpriortoconstructionpermitissuance.5.Theapplicantshallberequiredtoprovide,totheCurrentPlanningProjectManager,treeretentioninspection/monitoringreportsafterinitialclearing,finalgrading,andannuallyfortwo(2)yearsbyaqualifiedprofessionalforester.Theinspection/monitoringreportsshallidentifyanyretainedtreesthatdevelopproblemsduetochangingsiteconditionsandprescribemitigation.6.ThestormwatervaultproposedinTractAshallbedesignedtobelocatedundergroundand/orcoveredinsoil.Nopartofthevaultshallbepermittedtoprotrudefromthegroundsurface.IfitisdeterminedthatsuchapplicationisnotfeasibleanalternativemethodcouldbeproposedforapprovalbytheAdministrativeShortP/atReport16-000138—MeadShortP/at CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016Page18of19PlanningDivision.Allground/soillocatedaroundandoverthevaultshallbelandscaped.ArevisedvaultandlandscapingplanshallbesubmittedtotheCurrentPlanningProjectManagerforreviewandapprovalpriortoconstructionpermitissuance.7.AHomeOwnersAssociationshallbeestablishedpriortorecordingoftheshortplat.TheHomeOwnersAssociationshallberesponsiblefortheownershipandmaintenanceofallcommonimprovements.HOAdocumentsshallbesubmittedforreviewandapprovalbytheCurrentPlanningProjectManagerandtheCityAttorneypriortoshortplatrecording.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:/a/otJenniferHenning,PlanningDirectoDateTRANSMuTEDthis21d1dayofJune,2016totheOwner/Applicant/Contact:Owner:Applicant:Contact:TheHeirsandDeviseesofBobWenzlDarrellOffeLaverneR.Mead,DeceasedTuscanyConstruction,LLCOffeEngineers,PLLCP.O.Box612713932SE159thPLBellevue,WA98008Renton,WA98058TRANSMITTEDthis2nddayofJune,2016tothePartiesofRecord:ElisaFitzpatrick568HoquiamAveNERenton,WA98059TRANSMITTEDthis2nddayofJune,2016tothefollowing:ChipVincent,CEDAdministratorBrianneBannwarth,DevelopmentEngineeringManagerJanConklin,DevelopmentServicesVanessaDo/bee,CurrentPlanningManagerFireMarshalK.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:Theadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonJune16,2016.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:Theadministrativeshortplatdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-7-070M.RECONSIDERATION:Within14daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.TheapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverableAdministrativeShortP/atReport16-000138—MeadShortP/at CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionMEADSHORTPLATLUA16-000138,SHPL-A,MODJune2,2016Page19of19priortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.AdministrativeShortPlotReport16-000138—MeadShortP/at SE 1/4, SE 1/4, SEC 10, T 23N, R 5E, W.M.PRELIMINARY SHORT SUBDIVISIONMEAD SHORT PLATNE 6TH ST & ILWACO PL NERENTON, WA TOPOGRAPHIC SURVEY AS ALWAYS, CALL 1-800-424-5555 BEFORE CONSTRUCTION. Exhibit 2 SE 1/4, SE 1/4, SEC 10, T 23N, R 5E, W.M.PRELIMINARY SHORT SUBDIVISIONMEAD SHORT PLATNE 6TH ST & ILWACO PL NERENTON, WA PROPOSED SITE PLAN Exhibit 3 Full Document Available upon Request Exhibit4 Exhibit5 Exhibit6 Exhibit 7 Full Document Available upon Request Exhibit8 Exhibit9 Robert M. Pride, LLC Consulting Engineer Robert M. Pride, LLC Page 1 13203 Holmes Point Drive NE Kirkland, WA 98034 May 19, 2014 Mr. Darrell Offe Offe Engineers 13932 SE 159th Place Renton, WA 98058 Re: Geotechnical Assessment Proposed Short Plat NE 6th Street & Ilwaco Place Renton, Washington Dear Mr. Offe, This report provides subsurface soil information regarding discharge of storm water on this new short plat development located on the west side of Ilwaco Place and south of NE 6th Street in Renton. It is understood that this short plat of eight new residences will include a storage pond at the northeast corner of this site. This rectangular property measures 295 x 161 feet and is relatively flat. There is an existing residence and garage on the northwesterly side of this property (568 Hoquiam Avenue). Field exploration included the excavation of four auger borings as shown on the attached Drawing No. 1. Summary logs of these test pits are attached to this report. Based on our site investigation and geologic research the upper loose topsoils are underlain by dense to very dense glacial till soils. Shallow groundwater is perched on top of these dense glacial deposits that will prevent onsite infiltration into the subsoils. Onsite storm water will be directed into the pond at the NE corner of the site for eventual discharge to the storm system. Foundations for the new residence should extend down 18 inches onto the medium dense to dense native soils using a soil bearing value of 2000 psf. Please call if there are any questions. Robert M. Pride Principal Geotechnical Engineer dist: (1) addressee rmp: JayMarc6thSt1 Exhibit 10 Full Document Available upon Request Exhibit11 Wetland Resources, Inc. JayMarc – Ilwaco Pl June 4, 2014 WRI # 14122 1 June 4, 2014 JayMarc Homes, LLC Attn: Jay Mezistrano PO Box 2566 Renton, WA 98056 RE: Wetland and Stream Determination for King County Tax Parcels 1023059230 Wetland Resources, Inc. (WRI) completed a site investigation on June 4, 2014 to locate jurisdictional wetlands and streams on and in the vicinity of the aforementioned tax parcels. The investigation area is an assemblage of 1.34 acres located in and around Ilwaco Pl NE & NE 5th Pl in the City of Renton, WA. The site is further located in Section 10, Township 23N, Range 05E, W.M. The investigation area is a disturbed undeveloped site with an existing gravel parking area near its center. Surrounding parcels are dominated by single-family residential (SFR) development. On-site vegetation consists of a patchwork of small tree stands made up of mostly black cottonwood, Oregon ash, and Douglas fir, with an understory of mostly Himalayan blackberry and reed canarygrass with sporadic patches of hardhack. The non-forested portion of the site is dominated by Himalayan blackberry and reed canarygrass, and contains a parking pad for vehicles at the center of the property. Soils throughout the investigation area are generally a very dark brown (10YR 2/2) silt loam from the surface to 14 inches below. From 14 inches to greater than 18 inches, the soils change to a dark yellowish brown (10YR 3/4) silt loam. All sampled soils were dry at the time of investigation. Topography of the subject property is generally flat with slight undulations throughout. METHODOLOGY Prior to conducting the on-site investigation of the subject site, public resource information was reviewed to identify the presence of wetlands, streams, and other critical areas within and near the project area. These sources included: the USFWS National Wetlands Inventory (NWI); USDA/NRCS Web Soil Survey; WDFW SalmonScape Interactive Mapping System; WDFW Priority Habitat and Species (PHS) Interactive Map; and the King County iMap Interactive Mapping Tool. None to the available on-line resources illustrated any wetlands or streams on or immediately adjacent to the investigation area. The presence of wetland areas was determined in the field using the routine determination approach described in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory 1987) and the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Exhibit 12 Wetland Resources, Inc JayMarc Homes, LLC June 4, 2014 WRI# 14122 2 Western Mountains, Valleys, and Coast Region (Version 2.0) (U.S. Army Corps of Engineers 2010). Under this method, the process for making a wetland determination is based on three steps: 1.) Examination of the site for hydrophytic vegetation (species present and percent cover); 2.) Examination of the site for hydric soils; 3.) Determining the presence of wetland hydrology The presence or absence of ordinary high water marks (OHWM) of streams and waterbodies were evaluated using the methodology described in the Washington State Department of Ecology document Determining the Ordinary High Water Mark on Streams in Washington State (Second Review Draft) (Olson and Stockdale 2010). Streams were classified according to the water typing system provided in the Washington Administrative Code (WAC), section 222-16-030. BOUNDARY DETERMINATION FINDINGS/RESULTS All area of the subject property lack the three necessary criteria to meet the definition of wetland. No wetlands or streams were observed within the boundary of the investigation area. USE OF THIS REPORT This Wetland Determination Report is supplied to JayMarc Homes, LLC as a means of determining on-site critical area conditions, as required by the City of Renton. This report is based largely on readily observable conditions and, to a lesser extent, on readily ascertainable conditions. No attempt has been made to determine hidden or concealed conditions. The laws applicable to critical areas are subject to varying interpretations and may be changed at any time by the courts or legislative bodies. This report is intended to provide information deemed relevant in the applicant's attempt to comply with the laws now in effect. This delineation and report conforms to the standard of care employed by wetland ecologists. No other representation or warranty is made concerning the work or this report and any implied representation or warranty is disclaimed. Wetland Resources, Inc. Scott Brainard, PWS Principal Ecologist Mead Short Plat NE 5th Place / Ilwaco Place NE 8 Single Family Residence CONSTRUCTION MITIGATION Proposed Construction Dates (begin and end dates): Start of construction is proposed for the summer of 2016 with clearing and grading of the property and installation of utilities/frontage improvements along abutting streets. Project is proposed to be completed by winter 2016. Hours and days of operation: 7:30 am to 3:30 pm, Monday through Friday or as otherwise allowed by City of Renton. Proposed Hauling/ Transportation routes: Materials and labor to the site are proposed off of NE 5th Street using the existing gravel parking area on the property. Construction parking and material storage will occur on the NE 5th Street side of the project (south). Proposed additional materials to the project (such as backfill, gravel base, pipe, bedding, etc.) will be hauled to the site using the access off of NE 5th Street. Haul routes to the site will be from Hoquiam Avenue NE. Measures to minimize construction activities: The construction activities proposed are to provide the necessary public and private improvements for the project. In an effort to minimize disruption of the public, frontage improvements of half-street widening is necessary along three sides of the property. These improvements can be made from the property side of the frontage. This will allow for construction to occur and minimizing disturbance of the existing roadway. Temporary closures of the frontage streets may be necessary to make utility crossings. Special hours: No special hours are necessary to complete construction. Weekend work may be necessary to complete the project on schedule; this will be determined by owner, contractor, and City of Renton. Preliminary Traffic Control Plan: Coordination with the City of Renton staff will be necessary to minimize disruption to traffic around the property for water main connections and curb, gutter, and sidewalk installation. Once a contractor is selected, a traffic control plan will be submitted and approved prior to the pre-construction meeting with the City of Renton. This plan will be implemented prior to any construction activities. Exhibit 13 Exhibit 14 Full Document Available upon Request ADVISORY NOTES TO APPLICANT LUA16-000138 February 23, 2016 Name: Mead Short Plat Application Date:Site Address: PLAN - Planning Review - Land Use Version 1 | May 11, 2016 Planning Review Comments Contact: Clark Close | 425-430-7289 | cclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. New single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Fire Review - Building Comments Contact: Corey Thomas | 425-430-7024 | cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1.The fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit issuance. Code Related Comments: 1.The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 inch storz fittings. Existing hydrants are not within 300 feet of the furthest proposed dwellings, so new hydrants are required. A water availability certificate is required from King County Water District 90. 2.Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 75 psi point loading. Access is required within 150 feet of all points on the buildings. Community Services Review Comments Contact: Leslie Betlach | 425-430-6619 | LBetlach@rentonwa.gov Recommendations: 1. Parks Impact fee per Ordinance 5670 applies. 2. Street Trees: On 5th Pl, use only 3 street trees; on Ilwaco, use only 6 street trees; on NE 6 Street, use only 1 street tree. On 5th Pl, use only Katsuratrees; on Ilwaco, use only Redmond Linden (Tilia americana), on NE 6 St. use only Princeton elm (Ulmus americana). Trees shall be spaced 50 feet on center, a minimum distance of 40 feet from stop signs (non shown on plan) and 30 feet from street lights (non shown on plan). Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov Recommendations: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M Page 1 of 10Ran: May 31, 2016 Exhibit 15 ADVISORY NOTES TO APPLICANT LUA16-000138 PLAN - Planning Review - Land Use Version 1 | May 11, 2016 Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov DATE:March 15, 2016 TO:Clark Close, Senior Planner FROM:Ian Fitz James, Civil Plan Reviewer SUBJECT:Utility and Transportation Comments for the Mead Short Plat NE 5th Place and Ilwaco Place NE LUA 16 000138 I have reviewed the application for the Mead Short located at NE 5th Place and Ilwaco Place NE and have the following comments: EXISTING CONDITIONS WATER: Water service is provided by King County Water District 90. A water availability certificate from King County Water District 90 will need to be provided. SEWER: Sewer service is provided by the City of Renton. There is an existing 8” sewer east of the site in Ilwaco Place NE that flows from north to south. There is an existing 8” sewer south of the site in NE 5th Place that flows from west to east. The sewer in Ilwaco Place NE intersects the sewer in NE 5th Place at a 48” Sanitary Sewer Manhole (COR Facility ID #MH4617) SE of the site. There is no sewer north of the site in NE 6th Street. STORM DRAINGE: There is an existing 12” storm drain along the eastern frontage of Ilwaco Place NE east of the site. There are two Type 1 catch basins (COR Facility ID # 131717 and 131716) along this storm drain run. There is an existing Type 1 catch basin (COR Facility ID #116586) located near the SE corner of the site along the northern frontage of NE 5th Place. This drains to the south and east by a 12” storm drain to the 12” storm drain in Ilwaco Place NE. There is no storm drain north of the site in NE 6th Street. Hoquiam Avenue NE in the vicinity of the site contains a ditch conveyance system along the eastern frontage. There is an existing 12” storm drain that flows south in the western half of Hoquiam Avenue NE. This is a continuation of a ditch along the western road frontage north of the site. Along the western frontage of Hoquiam Avenue NE there is an additional 12” storm drain that flows from north to south. STREETS: The site is bounded to the north by NE 6th Street, to the east by Ilwaco Place NE, and to the south by NE 5th Place. NE 6th Street and NE 5th Place currently end with a pipe stem in the vicinity of the site’s western boundary. All three streets are classified as residential access streets. The panhandle/ pipe stem portion of the site west of the existing NE 6th Street pipe stem is bordered by Hoquiam Avenue NE. Hoquiam Avenue NE is classified as a neighborhood collector arterial. Per the King County Assessor’s Map, the existing right of way of NE 6th Street is approximately 26 feet, the existing right of way of Ilwaco Place NE is approximately 30 feet, and the existing right of way for NE 5th Place is approximately 34 feet. Per the provided survey, the existing pavement width for NE 6th Street is 16 feet, the existing pavement width for Ilwaco Place NE is 28 feet, and the existing pavement width for NE 5th Place is 28 feet. CODE REQUIREMENTS WATER COMMENTS 1.Please obtain a water availability certificate from King County Water District 90 and provide it with the utility permit submittal. 2.Review of the water plans will be conducted by King County Water District 90 and the City of Renton Fire Department. 3.Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance. SEWER COMMENTS 1.The parcel as proposed does not require any sewer main extensions. 2.The side sewers for Lots 3 and 4 will require private easements where they pass through neighboring parcels. 3.The development is subject to a system development charge (SDC) for sewer service. The SDC for sewer service is based on the size of the domestic water service. The current SDC for sewer service with a 1” water meter installation is $2,242 per installation. Fees Page 2 of 10Ran: May 31, 2016 ADVISORY NOTES TO APPLICANT LUA16-000138 PLAN - Planning Review - Land Use Version 1 | May 11, 2016 Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov are payable at time of permit issuance. 4.This site is in the East Renton Interceptor Special Assessment District (SAD) and the fee is $316.80 per lot. Fees are payable at time of permit issuance. STORM DRAINAGE COMMENTS 1.A Preliminary Drainage Plan and Technical Information Report (TIR) completed by Offe Engineers were submitted to the City on February 20, 2016. The site is approximately 1.34 acres in size and is located in the City’s Flow Control Duration Standard (Forested Conditions). The site contains two Threshold Drainage Areas (TDA). The majority of the site is in the May Creek drainage basin. The panhandle/pipe stem portion of the site west of the NE 6th Street pipe stem is part of the Lower Cedar River drainage basin. The project is proposing a combination detention / wetvault design that discharges at the site’s natural location to meet the City’s Flow Control and Basic Water Quality standards. The proposed vault will be a public stormwater facility. Access to the vault per the City’s amendments to the KCSWDM shall be provided. The project will also require individual lot Flow Control BMPs. Please section 1.2.3.3 and Section C.1.3.1 of the City amendments to the KCSWDM for Flow Control BMP requirements. All core and special requirements shall be addressed in the updated TIR. Drainage improvements along all street frontages shall conform to the City’s street standards. Storm drains should be located outside of the planter and the sidewalk. Required horizontal and vertical separation from other utilities shall be provided. Catch basins should be located at the PC and PT of curb returns where possible. The updated drainage plan and TIR will be required as part of the utility permit submittal. 2.The geotechnical report provided was stamped and signed by an engineer whose license is out of date. A current geotechnical report is required with the utility permit submittal. This report needs to be stamped and signed by a licensed Civil Engineer in the State of Washington. 3.A Construction Stormwater General Permit from the Washington Department of Ecology will be required since clearing of the site exceeds one acre. 4.The development is subject to system development charges (SDC). The current SDCs are $1,485.00 per lot. Fees are payable at the time of permit issuance. TRANSPORTATION/STREET COMMENTS 1.NE 6th Street, Ilwaco Place NE, and NE 5th Place are all residential access streets. Per RMC 4 6 060, the minimum right of way for a residential access street is 53’. A 0.5’ curb, 8’ planting strip, and 5’ sidewalk is required along the entire project frontage (NE 6th Street, Ilwaco Place NE, and NE 5th Place). The minimum pavement width is 26’ with 20’ as travel lanes and 6’ of parking on one side. The required turning radius for a residential access street is 25’. The proposed street sections meet the street standards for residential access streets. a.Please have the surveyor confirm the existing right of way dimensions for all streets. The existing right of way of NE 6th Street was surveyed as 21’ where the King County Assessor’s Map shows it as approximately 26’. b.The 30’ pipe stem of property in the far northwestern property corner will be dedicated to the City for the extension of NE 6th Street to Hoquiam Avenue NE. c.The applicant submitted a formal modification request dated February 13, 2016 regarding the street standard for the extension on NE 6th Street in the dedicated right of way to Hoquiam Avenue NE. City staff is recommending denial of the applicant’s modification request. Please see the formal response to the modification request for more information. d.The City requires a half street paved road for the extension of NE 6th Street to Hoquiam Avenue NE. The City will allow a reduction of the 20' wide pavement section to a 15' wide pavement section in order to fit within the new 30 foot dedication. In addition to the modified half street pavement section, a 0.5’ curb, 8’ planter, and 5’ sidewalk are required. Please provide an additional street section on the street plan sheet for the extension of NE 6th Street. Page 3 of 10Ran: May 31, 2016 ADVISORY NOTES TO APPLICANT LUA16-000138 PLAN - Planning Review - Land Use Version 1 | May 11, 2016 Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov e.The surveyed subdivision of lots shows a proposed half street right of way of 29.5’ along the NE 6th Street frontage. The NE 6th Street section shows a half street right of way of 27.5’. Please update the street section so that it corresponds with the survey. f.The City will require that the minimum design standards be met to the best of the ability at the intersection of the extension of NE 6th Street and Hoquiam Avenue NE. Please provide a design for right of way improvements for this intersection. The City will work with the developer as needed to provide design guidance. 2.Hoquiam Avenue NE is a neighborhood collector arterial. Per RMC 4 6 060, the minimum right of way for a neighborhood collector arterial with 2 lanes is 83’. A 0.5’ curb, 8’ planting strip, and 8’ sidewalk is required. The minimum pavement width is 46’ with 30’ as travel lanes and 8’ of parking on both sides. Bicycle lanes are also required. The required turning radius for a collector arterial is 35’. 3.Appropriate transitions for the curb, sidewalk, and roadway will need to be designed and incorporated into the final street plans. 4.Please label curb return radius at the corner of NE 6th Street and Ilwaco Place NE and at the corner of NE 5th Place and Ilwaco Place NE. Right of way dedication at corner lots appears to be adequate to accommodate the required turning radius, curb, 8’ planter, and 5’ sidewalk. 5.Street lighting analysis is required to be conducted by the developer along all frontages (NE 6th Street, Ilwaco Place NE, and NE 5th Place). The developer will also need to analyze street lighting at the proposed intersection of NE 6th Street and Hoquiam Avenue NE. Required street lighting shall be provided by the developer and be to City standards. 6.The maximum width of a single loaded garage driveway shall not exceed 9’ and double loaded garage driveway shall not exceed 16’. 7.Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay requirements. 8.The current transportation impact fee rate is $2,951.17 per single family home. The transportation impact fee that is current at the time of the building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. GENERAL COMMENTS 1.The SDCs listed are for 2016. The fees that are current at the time of the building permit application will be levied. Please see the City of Renton website for the current SDCs. 2.The survey and all civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 3.A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities need to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity. 4.Separate plan submittals will be required for construction permits for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 5.Separate permits and fees for side sewers will be required. Please see the City of Renton website for current SDCs. Separate permits for water services shall be obtained from King County Water District 90. 6.Rockeries or retaining walls greater than 4 feet in height will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required. 7.Structural plans for the storm drainage vault shall be included with the civil plan submittal. 8.A final tree removal/retention plan and landscape plan shall be included with the civil plan submittal. 9.When utility plans are complete, please submit four (4) copies of the plans, two (2) copies of the drainage report, an electronic copy of Page 4 of 10Ran: May 31, 2016 ADVISORY NOTES TO APPLICANT LUA16-000138 PLAN - Planning Review - Land Use Version 1 | May 11, 2016 Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov each, the permit application, an itemized cost of construction estimate Police Plan Review Comments Contact: Cyndie Parks | 425-430-7521 | cparks@rentonwa.gov Recommendations: Minimal impact on police services. Technical Services Comments Contact: Amanda Askren | 425-430-7369 | aaskren@rentonwa.gov Basis of Bearing as shown is unclear on Sheet 1 of the Preliminary Short Plat. Boundary determination is unclear as section subdivision information is not shown nor are the references listed as called out. Project narrative states a 8 lot short plat, but is submitted as a 7 lot short plat. Title Report Schedule B #9 Easement 347794 is not shown on boundary survey and a copy is not provided in the submittal package. Please provide. Page 5 of 10Ran: May 31, 2016 ADVISORY NOTES TO APPLICANT LUA16-000138 PLAN - Planning Review - Land Use Version 2 | Technical Services Comments Contact: Amanda Askren | 425-430-7369 | aaskren@rentonwa.gov RESOLVED: Basis of Bearing as shown is unclear on Sheet 1 of the Preliminary Short Plat. Boundary determination is unclear as section subdivision information is not shown nor are the references listed as called out. Project narrative states a 8 lot short plat, but is submitted as a 7 lot short plat. Title Report Schedule B #9 Easement 347794 is not shown on boundary survey and a copy is not provided in the submittal package. Please provide. Planning Review Comments Contact: Clark Close | 425-430-7289 | cclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. New single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov Recommendations: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:May 25, 2016 TO:Clark Close, Senior Planner FROM:Ian Fitz James, Civil Plan Reviewer SUBJECT:Utility and Transportation Comments for the Mead Short Plat NE 5th Place and Ilwaco Place NE LUA 16 000138 I have reviewed the application for the Mead Short located at NE 5th Place and Ilwaco Place NE and have the following comments: Page 6 of 10Ran: May 31, 2016 ADVISORY NOTES TO APPLICANT LUA16-000138 PLAN - Planning Review - Land Use Version 2 | Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov EXISTING CONDITIONS WATER: Water service is provided by King County Water District 90. A water availability certificate from King County Water District 90 will need to be provided. SEWER: Sewer service is provided by the City of Renton. There is an existing 8” sewer east of the site in Ilwaco Place NE that flows from north to south. There is an existing 8” sewer south of the site in NE 5th Place that flows from west to east. The sewer in Ilwaco Place NE intersects the sewer in NE 5th Place at a 48” Sanitary Sewer Manhole (COR Facility ID #MH4617) SE of the site. There is no sewer north of the site in NE 6th Street. STORM DRAINGE: There is an existing 12” storm drain along the eastern frontage of Ilwaco Place NE east of the site. There are two Type 1 catch basins (COR Facility ID # 131717 and 131716) along this storm drain run. There is an existing Type 1 catch basin (COR Facility ID #116586) located near the SE corner of the site along the northern frontage of NE 5th Place. This drains to the south and east by a 12” storm drain to the 12” storm drain in Ilwaco Place NE. There is no storm drain north of the site in NE 6th Street. Hoquiam Avenue NE in the vicinity of the site contains a ditch conveyance system along the eastern frontage. There is an existing 12” storm drain that flows south in the western half of Hoquiam Avenue NE. This is a continuation of a ditch along the western road frontage north of the site. Along the western frontage of Hoquiam Avenue NE there is an additional 12” storm drain that flows from north to south. STREETS: The site is bounded to the north by NE 6th Street, to the east by Ilwaco Place NE, and to the south by NE 5th Place. NE 6th Street and NE 5th Place currently end with a pipe stem in the vicinity of the site’s western boundary. All three streets are classified as residential access streets. The panhandle/ pipe stem portion of the site west of the existing NE 6th Street pipe stem is bordered by Hoquiam Avenue NE. Hoquiam Avenue NE is classified as a neighborhood collector arterial. Per the King County Assessor’s Map, the existing right of way of NE 6th Street is approximately 26 feet, the existing right of way of Ilwaco Place NE is approximately 30 feet, and the existing right of way for NE 5th Place is approximately 34 feet. Per the provided survey, the existing pavement width for NE 6th Street is 16 feet, the existing pavement width for Ilwaco Place NE is 28 feet, and the existing pavement width for NE 5th Place is 28 feet. CODE REQUIREMENTS WATER COMMENTS 1.Please obtain a water availability certificate from King County Water District 90 and provide it with the utility permit submittal. 2.Review of the water plans will be conducted by King County Water District 90 and the City of Renton Fire Department. 3.Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance. SEWER COMMENTS 1.The site as proposed does not require any sewer main extensions. 2.The side sewers for Lots 3 and 4 will require private utility easements where they pass through neighboring parcels. 3.The development is subject to system development charges (SDC) for sewer service. The SDCs for sewer service are based on the size of the domestic water service. The current SDC for sewer service with a 1” water meter installation is $2,242 per installation. Fees are payable at time of permit issuance. 4.This site is in the East Renton Interceptor Special Assessment District (SAD) and the fee is $316.80 per lot. Fees are payable at time of permit issuance. STORM DRAINAGE COMMENTS 1.A Preliminary Drainage Plan and Technical Information Report (TIR) completed by Offe Engineers were submitted to the City on May 5, 2016. The site is approximately 1.34 acres in size and is located in the City’s Flow Control Duration Standard (Forested Conditions). The site contains two Threshold Drainage Areas (TDA). The majority of the site is in the May Creek drainage basin. The panhandle/pipe stem portion of the site west of the NE 6th Street pipe stem is part of the Lower Cedar River drainage basin. The project is proposing a combination detention / wetvault design that discharges at the site’s natural location to meet the City’s Flow Control and Basic Water Quality standards. The discharge point is a new catch basin connected to the existing storm drain east of the site. The proposed vault will be a public stormwater facility. Access to the vault per the City’s amendments to the KCSWDM shall be provided. The project will also require individual lot Flow Control BMPs. Please section 1.2.3.3 and Section C.1.3.1 of the City Page 7 of 10Ran: May 31, 2016 ADVISORY NOTES TO APPLICANT LUA16-000138 PLAN - Planning Review - Land Use Version 2 | Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov amendments to the KCSWDM for Flow Control BMP requirements. All core and special requirements shall be addressed in the updated TIR. Drainage improvements along all street frontages shall conform to the City’s street standards. Storm drains should be located outside of the planter and the sidewalk. Required horizontal and vertical separation from other utilities shall be provided. Catch basins should be located at the PC and PT of curb returns where possible. The updated drainage plan and TIR will be required as part of the utility permit submittal. 2.The geotechnical report provided was stamped and signed by an engineer whose license is out of date. A current geotechnical report is required with the utility permit submittal. This report needs to be stamped and signed by a licensed Civil Engineer in the State of Washington. 3.A Construction Stormwater General Permit from the Washington Department of Ecology will be required since clearing of the site exceeds one acre. 4.The development is subject to system development charges (SDC). The current SDCs are $1,485.00 per lot. Fees are payable at the time of permit issuance. TRANSPORTATION/STREET COMMENTS 1.NE 6th Street, Ilwaco Place NE, and NE 5th Place are all residential access streets. Per RMC 4 6 060, the minimum right of way for a residential access street is 53’. A 0.5’ curb, 8’ planting strip, and 5’ sidewalk are required along the entire project frontage (NE 6th Street, Ilwaco Place NE, and NE 5th Place). The minimum pavement width is 26’ with 20’ as travel lanes and 6’ of parking on one side. The required turning radius for a residential access street is 25’. Right of way dedication will be required to provide the required right of way width. Final right of way dedication will be determined by survey. a.Please have the surveyor confirm the existing right of way dimensions for all streets. The existing right of way of NE 6th Street was surveyed as 21’ where the King County Assessor’s Map shows it as approximately 26’. b.The 30’ pipe stem of property in the far northwestern property corner will be dedicated to the City for the extension of NE 6th Street to Hoquiam Avenue NE. c.The applicant submitted a formal modification request dated February 13, 2016 regarding the street standard for the extension on NE 6th Street in the dedicated right of way to Hoquiam Avenue NE. City staff is recommending denial of the applicant’s modification request. Please see the formal response to the modification request for more information. d.The City requires a half street paved road for the extension of NE 6th Street to Hoquiam Avenue NE. The City will allow a reduction of the 20' wide pavement section to a 15' wide pavement section in order to fit within the new 30 foot dedication. In addition to the modified half street pavement section, a 0.5’ curb, 8’ planter, and 5’ sidewalk are required. Drainage improvements along the NE 6th Street extension will be required to conform to the City’s street standards. Provide an additional street section on the street plan sheet for the extension of NE 6th Street. e.The City will require that the minimum design standards be met to the best of the ability at the intersection of the extension of NE 6th Street and Hoquiam Avenue NE. Provide a design for right of way improvements for this intersection. The City will work with the developer as needed to provide design guidance. Address the impacts on the existing stormwater ditch along the eastern Hoquiam Avenue NE frontage. A perpendicular curb ramp at the intersection with Hoquiam Avenue NE will be required for pedestrian traffic crossing Hoquiam Avenue NE. 2.Hoquiam Avenue NE is a neighborhood collector arterial. Per RMC 4 6 060, the minimum right of way for a neighborhood collector arterial with 2 lanes is 83’. A 0.5’ curb, 8’ planting strip, and 8’ sidewalk is required. The minimum pavement width is 46’ with 30’ as travel lanes and 8’ of parking on both sides. Bicycle lanes are also required. The required turning radius for a collector arterial is 35’. 3.The applicant proposes to use a 16’ shared driveway with 12’ of pavement to access Lots 1, 2, 3, and 7. Tract A will also be accessed Page 8 of 10Ran: May 31, 2016 ADVISORY NOTES TO APPLICANT LUA16-000138 PLAN - Planning Review - Land Use Version 2 | Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov from the shared driveway. The shared driveway shall conform to the standards found in RMC 4 6 060. Shared driveways shall be wholly in a tract. The shared driveway shall not be more than 200’ in length. The paved surface shall be a minimum of 16’. Drainage improvements per City standards are required along the shared driveway. An access easement shall cover the entirety of the tract. 4.Appropriate transitions for the curb, sidewalk, and roadway for the extension of NE 6th Street will need to be designed and incorporated into the final street plans. 5.Label the curb return radius at the corner of NE 6th Street and Ilwaco Place NE and at the corner of NE 5th Place and Ilwaco Place NE. Right of way dedication at corner lots appears to be adequate to accommodate the required turning radius, curb, 8’ planter, and 5’ sidewalk. 6.Perpendicular curb ramps per WSDOT standards shall be installed at the Ilwaco Place NE and NE 6th Street and Ilwaco Place NE and NE 5th Place intersections. 7.The proposed jog in the sidewalk near the northeastern site corner will be permitted so long as it doesn’t affect the placement of the perpendicular curb ramps. A modified curb ramp design may be considered in this location. Show the existing tree on the street widening plan and add stationing to the sidewalk jog so that it can be correctly installed. 8.Street lighting analysis is required to be conducted by the developer along all frontages (NE 6th Street, Ilwaco Place NE, and NE 5th Place). The developer will also need to analyze street lighting at the proposed intersection of NE 6th Street and Hoquiam Avenue NE. Required street lighting shall be provided by the developer and be to City standards. 9.Per RMC 4 4 080, the maximum width of a single loaded garage driveway is 9’ and the maximum width of a double loaded garage driveway is 16’. If a garage is not present, the maximum driveway width is 16’. Driveways shall be closer than 5’ to any property line. 10.Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay requirements. 11.The current transportation impact fee rate is $2,951.17 per single family home. The transportation impact fee that is current at the time of the building permit application will be levied. Payment of the transportation impact fee is due at the time of issuance of the building permit. GENERAL COMMENTS 1.The SDCs listed are for 2016. The fees that are current at the time of the building permit application will be levied. Please see the City of Renton website for the current SDCs. 2.The survey and all civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 3.A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities need to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity. 4.Separate plan submittals will be required for construction permits for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 5.Separate permits and fees for side sewers will be required. Please see the City of Renton website for current SDCs. Separate permits for water services shall be obtained from King County Water District 90. 6.Rockeries or retaining walls greater than 4 feet in height (from top of wall to bottom of footing) will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required. 7.Structural plans for the storm drainage vault shall be included with the civil plan submittal. 8.A final tree removal/retention plan and landscape plan shall be included with the civil plan submittal. Page 9 of 10Ran: May 31, 2016 ADVISORY NOTES TO APPLICANT LUA16-000138 PLAN - Planning Review - Land Use Version 2 | Engineering Review Comments Contact: Ian Fitz-James | 425-430-7288 | ifitz-james@rentonwa.gov 9.When utility plans are complete, please submit four (4) copies of the plans, two (2) copies of the drainage report, an electronic copy of each, the permit application, an itemized cost of construction estimate, and application fee to the counter of the sixth floor. Page 10 of 10Ran: May 31, 2016