HomeMy WebLinkAboutD_Asdourian Residence SME_FINALDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Asdourian House Remodel_Final
PLANNING DIVISION
CERTIFICATE OF EXEMPTION
FROM SHORELINE SUBSTANTIAL DEVELOPMENT
EVALUATION FORM & DECISION
DATE OF DECISION: November 17, 2022
PROJECT NUMBER: LUA21-000025, SME
PROJECT NAME: Asdourian House Remodel
PROJECT MANAGER: Jill Ding, Senior Planner
APPLICANT: Bruce Sinkey, AIA, Northwest Architectural, LLC
19705 SW 65th Ave, Tualatin, OR 97062
OWNER: Ryan and Ashley Asdourian
3901 Lake Washington Blvd N, Renton, WA 98056
CONTACT: Eric Eisemann, E2 Land Use Planning, LLC
2554 NE 48th Ave, Portland, OR 97213
PROJECT LOCATION: 3901 Lake Washington Blvd N, Renton, WA 98056
PROJECT DESCRIPTION: The applicant is requesting a Shoreline Exemption for the remodel and addition to an
existing single-family residence located along the shoreline of Lake Washington and within 100 feet of the Ordinary
High Water Mark (OHWM). Previously three (3) Administrative Variances and two (2) Shoreline Variances were
approved with conditions by the Hearing Examiner and Washington State Department of Ecology under the same
project file number (LUA21-000025). The project site is zoned R-6 and includes an upland area of 2,275 square feet,
a total area (including upland and submerged areas) of 13,503 square feet and is located within the Shoreline
Residential designation of Lake Washington Reach D. The proposal includes the addition of a 3rd story to the
existing 2-story residence, resulting in a new total living square footage of 3,579 square feet. The maximum height
proposed would be a 24-foot wall plate height with a maximum height to the top of the sloped roof of 30 feet. The
proposed 3rd story requires an administrative variance to the maximum height requirements, which allows a
maximum of 2 stories within the R-6 zone, a shoreline variance is required to increase the existing building height
within the portion of the building footprint within the 25-foot shoreline setback. The proposal would not increase
existing on-site impervious surfaces. The footprint of the first and second floor of the structure would not change
within the OHWM setback and no expansions of the footprint would encroach closer to the shoreline. The proposed
addition/remodel would result in an approximately 350 square foot increase in the building footprint to 1,342
square feet, which results in a building coverage of 59 percent and exceeds the maximum building coverage of 25
percent permitted within 100 feet of the OHWM. The proposed addition/remodel includes a request for a 0 -foot
front yard setback, which is less than the 25-foot front yard setback requirement, a 4’ 9”-side yard setback which
is less than the 5-foot minimum setback permitted, and a combined side yard setback of 12 feet, which is less than
DocuSign Envelope ID: 94D6C283-A859-4E6F-A1E8-2AA2BAAB8DF3
City of Renton Department of Community & Economic Devel opment Certificate of Exemption From Shoreline Substantial Development
Asdourian House Remodel LUA21-000025, SME
Permit Date: November 17, 2022 Page 2 of 3
Asdourian House Remodel_Final
the 15-foot combined side yard setback. All existing overwater structures (dock) would remain.
SEC-TWN-R: NW32-24-05
LEGAL DESCRIPTION:
(King County Assessor)
HILLMANS LK WN GARDEN OF EDEN #2 & SH LDS ADJ
WATER BODY/REACH: Lake Washington, Reach D
EXEMPTION JUSTIFICATION/DECISION: An exemption from a Shoreline Management Substantial Development
Permit is hereby Approved on the proposed project in accordance with RMC.4.9190C “Exemption from Permit
System’ and for the following reasons:
Construction on shorelands by an owner, lessee or contract purchaser of a single-family residence for their own use
or for the use of their family, which residence does not exceed a height of thirty-five feet (35’) above average grade
level and which meets all requirements of the state agency or local government having jurisdiction thereof, other
than requirements imposed pursuant to chapter 90.58 RCW. "Single-family residence" means a detached dwelling
designed for and occupied by one (1) family including those structures and developments within a contiguous
ownership which are a normal appurtenance. An "appurtenance" is necessarily connected to the use and
enjoyment of a single-family residence and is located landward of the ordinary high water mark and the perimeter
of a wetland. On a statewide basis, normal appurtenances include a garage; deck; driveway; utilities; fences;
installation of a septic tank and drainfield and grading which does not exceed 250 cubic yards and which does not
involve placement of fill in any wetland or waterward of the ordinary high water mark. Local circumstances may
dictate additional interpretations of normal appurtenances which shall be set forth and regulated within the
applicable master program. Construction authorized under this exemption shall be located landward of the ordinary
high water mark.
Staff Comment: The proposed remodel and addition to an existing single-family residence by the owner for their
own use, in accordance with the Conditions of Approval included in the Hearing Examiner’s and DOE’s variance
decisions (LUA21-000025), would qualify as an Exemption from a Shoreline Substantial Development Permit under
the construction of a single-family residence for the use of the owner or their family.
FINDINGS: The proposed development is:
i.Consistent with the policies of the Shoreline Management Act.
ii.Consistent with the City of Renton Shoreline Mater Program.
SIGNATURE & DATE OF DECISION:
_____________________________________ ______________________________
Vanessa Dolbee, Planning Director Date
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by
the approval body. The approval body may modify his decision if material evidence not readily discoverable prior
to the original decision is found or if he finds there was misrepresentation of fact. After review of the
DocuSign Envelope ID: 94D6C283-A859-4E6F-A1E8-2AA2BAAB8DF3
11/17/2022 | 4:54 PM PST
City of Renton Department of Community & Economic Devel opment Certificate of Exemption From Shoreline Substantial Development
Asdourian House Remodel LUA21-000025, SME
Permit Date: November 17, 2022 Page 3 of 3
Asdourian House Remodel_Final
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be
no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within
the 14-day appeal time frame.
APPEALS: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on December 1, 2022. An appeal of the decision must be filed within the 14-
day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). The City Clerk’s Office is working remotely, therefore
appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall
1st floor Lobby Hub Monday through Friday. The appeal fee, normally due at the time an appeal is
submitted, will be collected at a future date if your appeal is submitted electronically. Appeals to the Hearing
Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be
obtained from the City Clerk’s Office, cityclerk@rentonwa.gov.
EXPIRATION: Two (2) years from the date of decision (date signed).
Attachments: Site Plan, Lake Study, Architectural Elevations
cc: Ryan and Ashley Asdourian / Owners
DocuSign Envelope ID: 94D6C283-A859-4E6F-A1E8-2AA2BAAB8DF3
PROPERTY LINE
EXISTING
BUILDING
FOOTPRINT
(TO REMAIN)
NEW BUILDING FOOTPRINT
(TO INFILL)
[REDUCES PGIS BY 293 SQ FT]
LAKE WASHINGTON 7' - 3"5' - 0"4' - 9"0' -
7
"
NEW PERVIOUS PAVERS
(100 SF) @ ENTRY
EXISTING DECK
ACCESS DRIVE
EXISTING ROCK WALL
BENEATH DECK
(OWHM)
HIGH WATER MARK
NOTE: ALL BUILDING DIMENSIONS
TAKEN FROM CURRENT SURVEY
TAKEN ON 7.15.2020
PROPOSED SITE CONDITIONS:
1. New plus replaced impervious Surface:
0 SQ FT No added impervious.
2. New plus replaced PGIS Area:
( - 211 SQ FT ) Removing existing PGIS
Area.
3. New Pervious Area: 100 SQ FT Added
at this phase of the Landscape Design.
EXISTING DOCK
PROPERTY LINE
25' SETBACK FROM
(OWHM) HIGH WATER MARK
25' SETBACK FROM
FRONT PROPERTY LINE
EXISTING HOUSE
972 SF FOOTPRINT
PROPOSED ADDITION
252 SF FOOTPRINT
AREAS:
Existing Livable Total: 1,779 SQ FT
Proposed Livable Total: 4,043 SQ FT
PROPOSED ADDITION
100 SF FOOTPRINT
EXISTING
LEGEND
NEW
Scale
Project number
Date
Drawn by
Checked by
NORTHWEST
ARCHITECTURAL
LLC As indicated
8/19/2021 7:32:28 PMA1.0
PRELIMINARY SITE PLAN
3901
08/19/2021
Author
Checker
1" = 10'-0"1Preliminary Site Plan
Ryan & Ashley Asdourian
Proposed - Conceptual Addition
3901 Lake Washington Blvd N.
Renton, WA 98056
RECEIVED
09/15/2021 jding
PLANNING DIVISION
DocuSign Envelope ID: 94D6C283-A859-4E6F-A1E8-2AA2BAAB8DF3
i
LAKE STUDY
FOR
Asdourian Remodel
3901 Lake Washington Boulevard N
City of Renton, WA
Wetland Resources, Inc. Project #20102
Prepared By
Wetland Resources, Inc.
9505 19th Avenue SE, Suite 106
Everett, WA 98208
(425) 337-3174
Prepared For
Northwest Architectural LLC
Attn: Bruce Sinkey
19705 SW 65th Ave
Tualatin, OR 97062
October 27, 2020
RECEIVED
01/28/2021 jding
PLANNING DIVISION
DocuSign Envelope ID: 94D6C283-A859-4E6F-A1E8-2AA2BAAB8DF3
Asdourian Remodel Lake Study WRI Project #20102
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TABLE OF CONTENTS
1.0 PROPOSED PROJECT ...................................................................................................................1
1.1 PROJECT LOCATION ...........................................................................................................................1
1.2 LANDSCAPE SETTING ..........................................................................................................................1
1.3 SITE DESCRIPTION ..............................................................................................................................2
1.4 PROJECT DESCRIPTION ......................................................................................................................4
2.0 LAKE STUDY ...............................................................................................................................4
2.1 ASSESSMENT METHODOLOGY ...........................................................................................................4
WITHIN LAKE WASHINGTON, THE FOLLOWING SPECIES ARE DEPICTED: .......................................5
3.0 SHORELINE MITIGATION PLAN (LAKE STUDY, SUPPLEMENTAL) ..............................................6
3.1 ALTERNATIVES ANALYSIS ...................................................................................................................6
3.2 IMPACT EVALUATION .........................................................................................................................7
4.0 SHORELINE MITIGATION PLAN .................................................................................................7
5.0 USE OF THIS REPORT ..............................................................................................................11
6.0 REFERENCES ............................................................................................................................12
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1.0 PROPOSED PROJECT
1.1 PROJECT LOCATION
The project occurs on King County Tax Parcel 3342700070. This is a .31-acre parcel, located at
3901 Lake Washington Boulevard North in the City of Renton. Access to the property is from the
east via Lake Washington Boulevard North. The Public Land Survey System Locator is Section
32, Township 24N, Range 5E, WM.
Site-Scale Vicinity Map
1.2 LANDSCAPE SETTING
Basin: Puget Sound
Sub-Basin: Water Resource Inventory Area (WRIA) 8 – Cedar River/Renton River
Watershed: Lake Washington Watershed
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Landscape-Scale Vicinity Map (Google Earth)
The study area is located on the east shore of Lake Washington, the second-largest natural lake in
Washington State with a total surface area of over 22,000 acres. The lake is approximately 20 miles
in total length, with an average width of 1.5 miles (Kerwin, 2001). Lake Washington is highly
developed along much of the approximately 50 miles of lake shoreline.
1.3 SITE DESCRIPTION
The subject property is immediately surrounded to the north and south by residential
development, to the east by Lake Washington Boulevard North and to the west and North by Lake
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Washington. An existing house, driveway, and deck cover the majority of the property. Between
the house and the shoreline of the lake, the backyard is covered entirely by a large deck. Two small
vegetated areas are located on the site, including a maple tree on the northern side of the house
and ivy under the deck, adjacent to the ordinary high water mark.
Existing development along the lake’s shoreline is limited to the existing rock bulkhead deck and
dock. The face of the bulkhead clearly defines the ordinary high water mark (OHWM) of Lake
Washington. No vegetation is present waterward of the OHWM and no aquatic vegetation or
lake-fringe wetlands were observed. Beach substrate consists of sorted sand and large cobble pieces
on a moderate grade. This is consistent with a high-energy shoreline. No other habitat features
were observed on or in the vicinity of the subject property.
Bing Maps Bird’s Eye View
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1.4 PROJECT DESCRIPTION
The applicant proposes to add additional elevation to the dwelling story entirely within the
boundary of the existing impervious surfaces. There will be no increase in impervious surfaces or
impact as a result of this development proposal. The footprint of the first and second floor of the
structure will not be changed and will be no closer to the shoreline. The additional height will be
partially within the required 25-foot setback, but not beyond the footprint of the first-floor. All
existing overwater structures (dock) will remain. Given no vegetation removal will occur,
impervious surfaces will not increase and improvements will be behind (landward) of the existing
primary structure first floor footprint, no net loss of shoreline ecological function will occur.
The City of Renton’s Shoreline Master Program (SMP) requires applicants proposing shoreline
modifications on existing legal lots to provide a Stream or Lake Study that meets the requirements
of RMC 4-8-120D.19.
2.0 LAKE STUDY
2.1 ASSESSMENT METHODOLOGY
2.1.1 Field Investigation
Principal Ecologist, Scott Brainard, PWS, conducted a site investigation on May 18, 2020.
2.1.2 Limit of Study
The proposed project occurs on tax parcel (tax ID number 334270070). Lack of legal access to
adjacent parcels prevents Wetland Resources, Inc. (WRI) staff from performing detailed
investigation in surrounding areas. Therefore, this investigation involved a site visit to the subject
property and evaluation of existing on-line information, include the USFWS National Wetlands
Inventory (NWI), USDA/NRCS Web Soil Survey, WDFW SalmonScape Interactive Map,
WDFW Priority Habitat and Species (PHS) Interactive Map, and King County iMap.
2.1.3 Lake Assessment Narrative
Lake Washington, a Type S water, is the only aquatic critical area located on and near the subject
property. With the exception of minor landscaping and ivy under the existing deck, the subject
property lacks significant native vegetation. Generally, the surface area of the site is dominated by
existing impervious surfaces including the house and driveway
2.1.4 Ecological Functions
The rock bulkhead deflects wave energy, which can cause erosion that leads to deeper water along
the shoreline. High-energy/deepwater shorelines do not provide refuge opportunities for migrating
fish. Bulkheads also prevent the establishment of riparian vegetation, which provides cover and
forage opportunities for juvenile salmon. The absence of overhanging vegetation limits the
ecological value for migrating fish. The existing impervious surface also limits the establishment of
native vegetation, reducing the overall ecological value of this shoreline.
Due to the mostly high-energy shoreline, lack of riparian vegetation, and the presence of
impervious surface within the 25-foot setback, shoreline ecological functions are limited within the
subject property.
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Fish and Wildlife
No fish or wildlife species were directly observed at the time of investigation. The Washington
Department of Fish and Wildlife (WDFW), Pacific States Marine Fisheries Commission (PSMFC),
and the Washington Dept. of Natural Resources (WADNR) are the primary agencies that provide
publicly available information used for making fish presence determinations consistent with the
water typing rules set forth in WAC 222-16-030. The following information represents the findings
from each source.
WDFW SalmonScape Map Tool
SalmonScape is an online GIS database that contains publicly available resource information for
fish population studies and general species distribution (both documented and modeled presence).
Within Lake Washington, the following species are depicted:
• fall Chinook (documented presence),
• coho (documented presence),
• winter steelhead (documented presence),
• sockeye salmon (documented presence),
• bull trout (documented rearing),
• kokanee (documented presence)
PSMFC StreamNet Map Tool
StreamNet is a fish distribution database maintained by the PSMFC as a regional clearinghouse
for fish data. In the vicinity of the project area, fish presence is only depicted within Lake
Washington. StreamNet states the presence of the following species:
• fall Chinook (migration only)
• coho (migration only)
• sockeye salmon (migration only)
• winter steelhead (migration only)
• bull trout (migration only)
WDNR Forest Practices Activity Mapping Tool (FPAMT)
FPAMT is an online GIS database that aids the process of submitting a Forest Practices permit
application. The tool is useful for the purposes of this study because WDNR models fish presence.
FPAMT depicts Lake Washington as a fish-bearing shoreline of the state. No other features are
noted in the vicinity of the project.
WDFW Priority Habitat and Species (PHS) Maps
No terrestrial priority habitats are listed on or near the site. Aquatic priority habitats for the above-
listed species are noted on the PHS maps.
Measures to Protect Trees
No tree removal will occur as part of this development proposal.
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No Net Loss of Shoreline Ecological Function
The existing development along the shoreline provides limited ecological value due to its developed
and maintained condition. Given the location of the improvement, construction is not expected to
cause any temporary or permanent impacts to the existing ecological function of the lake. Given
the lack of shoreline function currently provided by the existing lot and ecologically isolated
location of the improvement, no net loss of shoreline ecological function is expected.
3.0 SHORELINE MITIGATION PLAN (LAKE STUDY, SUPPLEMENTAL)
The applicant is proposing to maintain the footprint of the existing impervious surfaces and not
increase the degree of impact. Therefore, no mitigation is proposed as part of this project.
However, in order to address the footprint increase of the proposed third story, native shrubs and
ground cover will be added on the north side of the existing SFR adjacent to the significant tree.
A total of approximately 200 square feet will be planted in this area.
SMC 25.06.020(1) requires that mitigation for environmental impacts be applied in the following
order. The applicant’s response immediately follows each sequencing principle (as indented,
italicized text).
3.1 ALTERNATIVES ANALYSIS
Avoidance
Avoiding the impact altogether by not taking a certain action or parts of an action;
The applicant is proposing to remodel the existing house in a location that is no closer to the lake than the
existing first floor of the primary structure. This work will be entirely constructed over the top of existing
impervious surface and will not involve removing any vegetation, or temporary or permanent impacts to
natural buffer or setback areas. This is the only feasible location for the improvement since it involves
building over the existing structure on a small waterfront lot.
Minimization
Minimizing impacts by limiting the degree or magnitude of the action and its implementation by
using appropriate technology or by taking affirmative steps to avoid or reduce impacts;
Impact minimization will be achieved in the following ways:
• The house has been designed to be built over the existing footprint of the existing impervious surfaces and
will be no closer to the lake;
• BMPs will be implemented and the existing structure will minimize the potential for sedimentation to
the lake; and
• Materials selection does not include wood treated with toxic compounds.
Rectification
Rectifying the impact by repairing, rehabilitating, or restoring the affected environment;
The affected environment in this case is the buffer zone that is entirely covered with impervious surfaces.
Rectification is not practical for this project because repair, rehabilitation, and restoration could only be
achieved by, for example, removing the existing house. No opportunities for rectification are known to exist
for this project.
Reduction
Reducing or eliminating the impact over time by preservation and maintenance;
The proposed structure will be regularly maintained and preserved by the Homeowner, to reduce the frequency
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of short-term impacts associated with repair/replacement actions.
Compensation
Compensating for the impact by replacing, enhancing, or providing substitute resources or
environment;
Approximately 200 square feet of mitigation is proposed on the north side of the house in the vicinity of the
existing significant tree. No increase in impervious surfaces or impact will occur from this proposed
development activity
3.2 IMPACT EVALUATION
(a) Identification, by characteristics and quantity, of the resources (stream, lake) and
corresponding functional values found on the site;
Lake Washington, a Type S water is the only critical area located on the site. Given the existing developed nature
of the subject property, the ecological function provided by the on-site buffer is limited (refer to the ecological
function section of this report).
(b) Evaluation of alternative locations, design modifications, or alternative methods of
development to determine which option(s) reduce(s) the impacts on the identified resource(s) and
functional values of the site;
Given that this is a narrow waterfront single-family lot, alternative locations for the proposed remodel are not
feasible. If the proposed addition location were modified, it’s likely that the overall impervious surfaces and
impact would be similar.
(c) Determination of the alternative that best meets the applicable approval criteria and
identify significant detrimental impacts that are unavoidable;
Given that virtually the entirety of the site is currently developed and covered with impervious surfaces, no
detrimental impacts will occur from this proposal.
(d) Evaluation of the cumulative impacts on the system, to the extent that the site resources
and functional values are part of a larger natural system such as a watershed;
No cumulative impacts will occur from this project, as there will be no net loss of shoreline ecological function.
(e) Evaluation, for shorelines regulated by RMC 4-3-090, of how the preferred alternative
achieves the standard of no net loss of ecological functions under RMC 4-3-090D2;
No net loss of shoreline ecologist function will occur as part of this proposal.
(f) Evaluation of each of the mitigation plan criteria found in RMC 4-3-050L1, Mitigation
Plan Required.
Approximately 200 square feet of mitigation is proposed on the north side of the property between the existing
structure and the OHWM. Section 4.0 Shoreline Buffer Mitigation Plan below meets the criteria established
in RMC 4-3-050L1.
4.0 SHORELINE MITIGATION PLAN
The applicant proposes to offset potential impacts associated with increasing the building height
by 9.8 feet by removing a 4-foot strip of sidewalk and installing native vegetation along the north
side of the parcel between the existing house and OHMW. The proposal is expected to slightly
improve shoreline ecological function by removing impervious surfaces, adding native vegetation,
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and increasing structural diversity between the northern part of the existing structure and OHWM.
Design, specifications, and location of the proposed plantings are depicted on attached Lake Study
and Shoreline Mitigation Plan Map.
Shoreline Enhancement Planting Plan
Common Name Latin Name Size Quantity
Oregon grape Mahonia nervosa 1 gallon 3
Flowering currant Ribes sanguineum 1 gallon 3
Mountain spirea Spiraea splendens 1 gallon 2
Idaho fescue Festuca idahoensis 1 gallon 15
Tufted hair grass Dechampsia cespitosa 1 gallon 15
Kinnikinnik Arctostaphylos uva-ursi 1 gallon 15
Sword fern Polystichum munitum 1 gallon 10
PROJECT MONITORING PROGRAM
Requirements for monitoring project:
1. Initial compliance/as-built report
2. Semi-annual site inspection (in the spring and in the fall) for years 1-3
3. Annual site inspection (in the spring) for years 4-5
3. Annual reports including final report (one report submitted in the fall of each monitored year)
Purpose for Monitoring
The purpose for monitoring this mitigation project shall be to evaluate its success. Success will be
determined if monitoring shows at the end of five years that the definitions of success stated below
are being met. The property owners shall grant access to the mitigation area for inspection and
maintenance to the contracted landscape and/or wetland specialist and the City of Renton during
the period of the bond or until the project is evaluated as successful.
Monitoring Methodology
During the as-built site visit, representative photo points shall be selected. Photos shall be taken
from the same location during each monitoring year to establish a record of plant growth
throughout the monitoring period. The exact location of permanent photo points shall be depicted
in the as-built report, and Year 0 photographs shall be included in the as-built letter.
Vegetation sampling shall be conducted as a qualitative assessment, for the purpose of establishing
approximate invasive cover and installed species cover. Total invasive cover will be determined as
follows: the contracted biologist will record approximate invasive species coverage within the
planting area. Total observed invasive species cover will be divided by the total enhancement area,
yielding approximate invasive cover. The findings will be presented in each annual report. Total
observed native species cover will be divided by the total enhancement area, yielding approximate
areal coverage. The findings will also be presented in each annual report.
Conducting a rough qualitative assessment of invasive species cover and installed plant cover is an
adequate reporting measure given the small total planting area. Each monitoring report will
establish an approximate percent coverage of invasive species, which will serve as the basis for
maintenance recommendations. Maintenance shall occur following any monitoring report
documenting an increase in invasive species cover, even if cover is reported below ten percent.
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Report Contents
Annual monitoring reports shall be submitted by October 31 of each year during the monitoring
period. As applicable, monitoring reports must include descriptions / data for:
1. Site plan and vicinity map
2. Historic description of project, including date of installation, current year of monitoring,
restatement of mitigation / restoration goals, and performance standards
3. Plant survival and areal coverage for every plant community,
4. Monitoring methodology in the context of assessing performance standards,
5. Assessment of nuisance / exotic biota and recommendations for management
6. Color photographs taken from permanent photo-points
PROJECT SUCCESS AND COMPLIANCE
Upon completion of the proposed mitigation project, an inspection by a qualified biologist will be
made to document the correct mitigation installation. A compliance letter will be supplied to the
City of Renton for review, within 30 days after the completion of planting. City review and
acceptance of the as-built letter is required prior to commencement of the 5-year monitoring
period.
A landscape professional or wetland biologist will perform monitoring of the plantings annually in
the spring and fall for the first three years, and in the fall only for years four and five. A written
report describing the monitoring results will be submitted to the City of Renton after the fall site
inspection of each monitored year. Final inspection will occur five years after completion of this
project. The contracted consultant will prepare a final report describing the project in the context
of success standards. If the project does not meet the below Definitions of Success in year five,
additional years of monitoring will occur until the project is considered successful. The bond will
not be released until a final monitoring report is submitted that deems the project successful.
City of Renton Contact
Certain actions within the wetland and buffer mitigation areas may require inspection or approval
by City of Renton staff. Requests for inspection/approval shall be coordinated with the City.
Definition of Success
Performance standards have been established to assess the success of the mitigation project.
Performance standards are as follows:
Year 1 Monitoring
Success Standard: 100 percent survival of installed woody species
No greater than 15 percent coverage of invasive species
Year 3 Monitoring
Success Standard: 90 percent survival of installed species
No greater than 15 percent coverage of invasive species
New growth of woody plants shall be observable and documented
Year 5 Monitoring
Success Standard: 80 percent survival of installed woody species
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No greater than 10 percent coverage of invasive species
New growth of woody plants shall be observable and documented
Maintenance
This mitigation project will require periodic maintenance to replace mortality of installed species.
Maintenance is also necessary to control invasive, non-native plant species, and competing grasses.
The planting areas will be maintained in the spring of each year for the five-year monitoring
period, and in the fall if recommended by the contracted biologist. Maintenance will include hand
removal of competing grasses and non-native vegetation from a 2-foot diameter ring surrounding
a given plant. Removal of invasive species shall be done by hand to decrease the likelihood of
damage occurring to the plantings. All blackberry, reed canarygrass, and other aggressive invasive
species sprouting anywhere within ten feet of the planting area shall be removed during each
maintenance period. Herbicide use is prohibited.
Following each monitoring site visit, recommendations will be made for the replacement of plant
mortality and other general maintenance. All maintenance recommendations related to invasive
cover shall be addressed within 45 days of the date written on the annual report requiring action,
and the City shall be supplied with a letter documenting how these recommendations were
addressed. If necessary, re-planting shall occur in the fall, and a brief memo will be drafted and
submitted to the City of Renton indicating that re-planting has successfully occurred.
Contingency Plan
If, during any of the inspections, more than 20 percent of woody plants are severely stressed, or it
appears more than 20 percent may not survive, additional plantings of the same species or, if
necessary, alternative species may be added to the planting area. If this situation persists into the
next inspection, a meeting with a representative for the City of Renton, the consulting wetland
biologist, and the property owner will be scheduled to decide upon contingency plans. Elements of
the contingency plan may include, but will not be limited to more aggressive weed control, plant
mortality replacement, species substitution, fertilization, and/or soil amendments.
PERFORMANCE BONDING
A performance bond or other assurance device shall be provided to the City of Renton for the
period of five years from the completion of the project, in the amount of 150% of the estimated
cost for plant material and labor, maintenance, and monitoring. This bond shall be released at the
end of five years, upon a successful determination by the City of Renton related to the above
Definitions of Success.
Total Estimated Project Cost *
Plants and Labor $870
Mulch $ 48.75
Maintenance $ $1,000 (for five years)
Monitoring $2,000 (for five years)
Total Estimated Project Cost $3,918.75
*Total Estimated Project Cost calculated using amounts from the King County Bond Quantity Worksheet.
Total Estimated Bond Amount (150% of Estimated Project Cost) $5,878.13
DocuSign Envelope ID: 94D6C283-A859-4E6F-A1E8-2AA2BAAB8DF3
Asdourian Remodel Lake Study WRI Project #20102
Northwest Architectural LLC July 16, 2020
11
5.0 USE OF THIS REPORT
This Lake Study is supplied to Northwest Architectual LLC as a means of determining the presence
of critical habitat, as required by the City of Renton during the permitting process. 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 salmonid habitat 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.
The work for this report has conformed to the standard of care employed by 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
DocuSign Envelope ID: 94D6C283-A859-4E6F-A1E8-2AA2BAAB8DF3
Asdourian Remodel Lake Study WRI Project #20102
Northwest Architectural LLC July 16, 2020
12
6.0 REFERENCES
Kerwin, J. 2001. Salmon and Steelhead Habitat Limiting Factors Report for the Cedar – Renton
Basin (Water Resource Inventory Area 8). Washington Conservation Commission. Olympia, WA.
http://www.pugetsoundnearshore.org/supporting_documents/WRIA_8_LFR_FINAL.pdf.
Accessed December 2016.
NOAA National Weather Service Forecast Office, Seattle, Washington.
http://www.weather.gov/climate/index.php?wfo=sew. Accessed December 2016.
Olson, P. and E. Stockdale. 2010. Determining the Ordinary High Water Mark on Streams in
Washington State. Second Review Draft. Washington State Department of Ecology, Shorelands
and Environmental Assistance Program. Lacey, WA. Ecology Publication # 08-06-001.
StreamNet. 2016. StreamNet Mapper. http://www.streamnet.org/mapping_apps.cfm. Accessed
December 2016.
U.S. Fish and Wildlife Service. National Wetland Inventory (NWI). Wetlands Mapper.
http://www.fws.gov/wetlands/. Accessed December 2016.
Washington State Department of Fish and Wildlife (WDFW). 2016. Priority Habitats and Species:
PHS on the Web. (http://wdfw.wa.gov/mapping/phs/). Accessed December 2016.
Washington State Department of Fish and Wildlife (WDFW). 2016. SalmonScape.
(http://wdfw.wa.gov/mapping/salmonscape/index.html). Accessed December 2016.
DocuSign Envelope ID: 94D6C283-A859-4E6F-A1E8-2AA2BAAB8DF3
Level 3/ Level 2 TP
18' - 3 1/2"
Level 1 TP
7' - 10"
Level 2 BP
8' - 10"
_
0' - 0"
Max Top Plate
24' - 0"FIRST LEVEL7' - 10"SECOND LEVEL9' - 5 1/2"THIRD LEVEL11' - 8 1/2"Max Roof Height
30' - 0"EXISTING PLATE16' - 3 1/2"1' - 0"1' - 0"Dormer Height
26' - 9 1/2"
Level 3/ Level 2 TP
18' - 3 1/2"
Level 2 BP
8' - 10"
_
0' - 0"
Max Top Plate
24' - 0"
Max Roof Height
30' - 0"
Dormer Height
26' - 9 1/2"
3' - 8"3' - 8" 20 '- 7 1/2"
Scale
Project number
Date
Drawn by
Checked by
NORTHWEST
ARCHITECTURAL
LLC 1/8" = 1'-0"8/19/2021 7:32:29 PMA1.1
ELEVATIONS E/W
3901
08/19/2021
RG
BS
1/8" = 1'-0"2 East Elevation
1/8" = 1'-0"1West Elevation
Ryan & Ashley Asdourian
Proposed - Conceptual Addition
3901 Lake Washington Blvd N.
Renton, WA 98056
ROOF SLOPE
4" : 12"
RECEIVED
09/15/2021 jding
PLANNING DIVISION
DocuSign Envelope ID: 94D6C283-A859-4E6F-A1E8-2AA2BAAB8DF3
Level 3/ Level 2 TP
18' - 3 1/2"
Level 2 BP
8' - 10"
_
0' - 0"
Max Top Plate
24' - 0"
Max Roof Height
30' - 0"Dormer Height
26' - 9 1/2"
DORMER WIDTH
12' - 10"
OVERALL FACADE WIDTH
56' - 3"
Scale
Project number
Date
Drawn by
Checked by
NORTHWEST
ARCHITECTURAL
LLC 1/8" = 1'-0"8/19/2021 7:32:30 PMA1.2
ELEVATIONS - N
3901
08/19/2021
RG
BS
1/8" = 1'-0"1North Elevation
Ryan & Ashley Asdourian
Proposed - Conceptual Addition
3901 Lake Washington Blvd N.
Renton, WA 98056
RECEIVED
09/15/2021 jding
PLANNING DIVISION
DocuSign Envelope ID: 94D6C283-A859-4E6F-A1E8-2AA2BAAB8DF3
Level 3/ Level 2 TP
18' - 3 1/2"
Level 2 BP
8' - 10"
_
0' - 0"
Max Top Plate
24' - 0"
Max Roof Height
30' - 0"
Dormer Height
26' - 9 1/2"
DORMER WIDTH
12' - 10"
OVERALL FACADE WIDTH
56' - 3"
Scale
Project number
Date
Drawn by
Checked by
NORTHWEST
ARCHITECTURAL
LLC 1/8" = 1'-0"8/19/2021 7:32:32 PMA1.3
ELEVATIONS - S
3901
08/19/2021
RG
BS
1/8" = 1'-0"1South Elevation
Ryan & Ashley Asdourian
Proposed - Conceptual Addition
3901 Lake Washington Blvd N.
Renton, WA 98056
DocuSign Envelope ID: 94D6C283-A859-4E6F-A1E8-2AA2BAAB8DF3