HomeMy WebLinkAboutLUA-06-136_Report 1CITY OF RENTON
PLANNING/ BUILDING/ PUBLIC WORKS
MEMORANDUM
Date: November 15, 2006
To: City Clerk's Office
From: Holly Graber
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office
Project Name: Richard Shoreline Exemption
LUA (file) Number: LUA-06-136, SME
Cross-References:
AKA's: Richards SME
Project Manager: Jill Ding
Acceptance Date: November 8, 2006
Applicant: Darius & Vicki Richards
Owner: Darius & Vicki Richards
Contact: Darius & Vicki Richards
PID Number: 334270-0330
ERC Decision Date:
ERC Appeal Date:
Administrative Approval: November 8, 2006
Appeal Period Ends:
Public Hearing Date:
Date Appealed to HEX:
By Whom:
HEX Decision: Date:
Date Appealed to Council:
By Whom:
Council Decision: Date:
Mylar Recording Number:
Project Description: SHORELINE EXEMPTION FOR SFR.
Location: 3605 Lake Washington Blvd N
Comments:
CITY OF RENTON
CERTIFICATE OF EXEMPTION FROM
SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT
EXEMPTION FILE NO.:
PROJECT NAME:
OWNER/Applicant/Contact:
PROJECT MANAGER:
PROPOSAL:
PROJECT LOCATION:
LEGAL DESCRIPTION:
SEC-TWN-R:
WATER BODY/WETLAND:
November 8, 2006
LUA-06-136, SME
Richards Shoreline Exemption
Darius & Vicki Richards
3605 Lake Washington Blvd N
Renton, WA 98056
Jill K. Ding, Senior Planner
The applicant is proposing to demolish an existing
1,500 square foot single-family residence and
construct a new 2,447 square foot single-family
residence. The proposed residence would be 2
stories with a basement. All work proposed is
landward of the ordinary high water mark (OHWM)
and outside of the required 25-foot setback from
Lake Washington. The subject site is located within
the Urban Shoreline Environment.
3605 Lake Washington Blvd N
See Exhibit A
SE% 31-24-SE
Lake Washington
An exemption from a Shoreline Management Substantial Development Permit is hereby granted
on the proposed project described on the attached form for the following reason(s):
Exemption from Shoreline Management.doc
.lQL_ Construction on shorelands by an owner, lessee or contract purchaser of a single-
family residence for his/her own use or for the use of his/her family, which residence
does not exceed a height of thirty-five (35) feet 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 this chapter.
1. "Single family" residence means a detached dwelling designed for and
occupied by one family including those structures and developments within a
contiguous ownership which are a normal appurtenance. An "appurtenance" is
necessarily connected to the use and enjoyment of a single-family residence
and is located landward of the ordinary high water mark 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 two hundred fifty cubic yards and which does not involve
placement of fill in any wetland or waterward of the ordinary highwater mark.
2. Construction authorized under this exemption shall be located landward of
the ordinary high water mark.
The granting of the shoreline exemption is not intended to serve as an approval of the submitted
site plan for the proposed single family residence. The applicant may be required to request a
separate approval for the proposed reduction of the required front yard setback under a Setback
Variance application. The proposed development is consistent or inconsistent with (check one):
CONSISTENT
xx
N/A
INCONSISTENT
Attachments: Legal Description
Vicinity Map
Site Plan
cc: Owner/Applicant/Contact
File
Exemption from Shoreline Management.doc
Policies of the Shoreline Management Act.
The guidelines of the Department of
Ecology where no Master Program has
been finally approved or adapted by the
Department.
The Master Program.
\ /I ---(· . i . .0/1·!//.,,. ; / /t:.U Gvtu(· /
Neil Watts, Director
Development Services Division
.Exhibit A
Legal Description
APN: 334270-0330
THAT PORTION OF BLOCK "A", HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN
ADDITION TO SEATILE NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN
VOLUME 11 OF PLATS, PAGE 64, RECORDS OF KING COUNTY, WASHINGTON, AND OF
THE SECOND CLASS SHORELANDS IN FRONT THEREOF DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF LOT 64 OF SAID BLOCK "A"; THENCE
SOUTH 1a·1roo" WEST, ALONG THE EASTERLY LINE OF SAID BLOCK, 13.59 FEET, TO AN
INTERSECTION WITH AN EXISTING FENCE EXTENDING NORTH 88"39'00" WEST FROM
SAID EASTERLY LINE, ANO THE TRUE POINT OF BEGINNING; THENCE CONTINUING
SOUTH 18°17'00" WEST, ALONG SAID EASTERLY LINE, 42.29 FEET TO AN INTERSECTION
WITH AN EXISTING WIRE AND IRON POST FENCE, EXTENDING NORTH 88°43'00" WEST
FROM SAID EASTERLY LINE; THENCE NORTH 88°43'00" WEST ALONG SAID EXISTING
FENCE, 62.80 FEET TO AN INTERSECTION WITH THE NORTHEAST CORNER OF A
CONCRETE BULKHEAD, THE NORTHERLY LINE OF WHICH EXTENDS NORTH 75"42'00"
-· WEST; THENCE CONTINUING NORTH 88°43'00" WEST ALONG A LINE IN PROLONGATION
OF SAID FENCE LINE, TO INNER HARBOR LINE OF LAKE WASHINGTON; THENCE
NORTHERLY ALONG SAID INNER HARBOR TO A POINT FROM WHICH THE TRUE POINT
OF BEGINNING BEARS SOUTH 88°39'00" EAST; THENCE SOUTH 88"39'00" EAST TO AN
INTERSECTION WITH THE NORTHWEST CORNER OF A CONCRETE BULKHEAD; THENCE
CONTINUING SOUTH 88°39'00" EAST ALONG SAID CONCRETE BULKHEAD, 16.80 FEET TO
AN ANGLE POINT IN SAID BULKHEAD; THENCE CONTINUING SOUTH 88°39'00" EAST,
ALONG AN EXISTING PICKET FENCE 66.20 FEET TO THE TRUE POINT OF BEGINNING;
TOGETHER WITH THAT PORTION OF THE FORMER RIGHT OF WAY OF THE NORTHERN
PACIFIC RAILWAY COMPANY LAKE WASHINGTON BELT LINE LYING WESTERLY OF A
LINE PARALLEL WITH AND DISTANT 35 FEET WESTERLY (MEASURED AT RIGHT ANGLES
TO THE CENTER LINE OF THE MAIN TRACT OF SAID LAKE WASHINGTON BELT LINE) AND
BETWEEN THE EASTERLY PRODUCTIONS OF THE NORTHERLY AND SOUTHERLY
BOUNDARIES OF THE TRACT FIRST ABOVE DESCRIBED; EXCEPT THE EASTERLY 10
FEET THEREOF FOR ROAD PURPOSES; ANO TOGETHER WITH AN EASEMENT FOR
· INGRESS ANO EGRESS TO ANO FROM ABOVE DESCRIBED LANO OVER AN EXISTING
ROADWAY BEING A STRIP OF LANO 10 FEET WIDE, EASTERLY LINE OF WHICH IS
PARALLEL WITH ANO DISTANT 35 FEET WESTERLY (MEASURED AT RIGHT ANGLES TO
THE CENTER LINE OF THE MAIN TRACT OF SAID LAKE WASHINGTON BELT LINE) AND
THE SAID TEN FOOT STRIP EXTENDS NORTHERLY FROM THE NORTH LINE OF THE
LANDS FIRST HEREINABOVE DESCRIBED TO A CONNECTION WITH AN EXISTING
RAILROAD CROSSING AS DESCRIBED IN PERMIT DATED SEPTEMBER 1, 1936, ISSUE BY
NORTHERN PACIFIC RAILWAY COMPANY TO CARL JORGENSON ANO OTHERS, CENTER
LINE OF WHICH RAILWAY CROSSING IS APPROXIMATELY 245 FEET NORTH OF THE
EAST-WEST CENTER LINE OF SECTION 32, TOWNSHIP 24 NORTH, RANGE 5 EAST, W.M.,
IN KING COUNTY, WASHINGTON, MEASURED AT RIGHT ANGLES THERETO ANO
CROSSING THE RAILROAD RIGHT OF WAY AT APPROXIMATELY STATION 973+35 OF THE
RAILWAY COMPANY'S SURVEY. SITUATE IN THE CITY OF RENTON, COUNTY OF KING,
STATE OF WASHINGTON.
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BESIDENTUJ
0 Resource Conservation
~ Reaidentlal 1 du/ac
~ Reaidentlal • du/ac
~ Residential 6 du/ac
~ Residential Manufactured Homes
I R-lD I Residential 10 du/ac
~ Residential 14 du/ac
I RM-rl Reeidential Multi-Family
MIXED USE CENTER
Ej Center Yill&cll'
lu:-NJ I Urban Center -North I
luc-r.121 Urban Center -North 2
[£!] Center Downtown•
I C~ I Conunercial/Offtce/Residenlial
COMMERCIAL
~ Commercial Arterial•
~ Commercial Office•
INDUSTRIAL
~ Industrial -Heavy
0 Industrial -Medium
0 Industrial -Light
(f>) Publicly owned
--Renton City Limits
-·--Adjacent City Limih
-Book !'11.JCl!S Boundary
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I RM-l I Residential Kulti-Fami.ly Traditional ~ Commerci&l Nei&hborhood ,ROLL PAGE
I RM-U I Residential Multi-Family Urban Center•
• May include OverlllJ" District.II. See Appendix
maps. For additional rejulations in OverlllJ"
Districts, please see RMC 4-3.
Printed by Print & Mail Services., City of Ren1on
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,,.------------------.... City of Renton
LAND USE PERMIT
MASTER APPLICATION
PROPERTY OWNER(S) PROJECT INFORMATION
NAME:
l)AR.IU$ i: VIC!<. I !<ICHARDS
PROJECT OR DEVELOPMENT NAME:
(<!CHAR.OS KESi'DEA..JCE
ADDRESS:
3 ~ --~ oO:~ L..AIC:..E l.v" SH. 'BLVD. /\) < PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE:
CITY: ZIP:
Rc-tJ·1..?IJ 98D5o 36DS l.AKt t.uA.SH. BLVD tv'.
C-J "if O _£' ,6 .
TELEPHONE NUMBER:
L/2E;-L/30·· L/'-16'( KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
APPLICANT (if other than owner) :S3 '-/2 7t)O 33D
NAME: (.,;-~e 145 A:Bove.) EXISTING LAND USE(S):
SirvGi...E FAMILY
COMPANY (if applicable): PROPOSED LAND USE(S):
<,;rvC,LE F.A.H l L '/'
ADDRESS: EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
g~S i"DE-t0'TI ~ L·· $; lvGLE-F.<'\M IL 'j
CITY: ZIP: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable): NjA
TELEPHONE NUMBER
EXISTING ZONING: .'5 ;1vG i..E FN-tt L'i
CONT ACT PERSON PROPOSED ZONING (if applicable):
NAME: VAR1u:S F (<ICHARD5 SITE AREA (in square feet): ·3 ! 2 3 .---(,... • -r... ,..., ... . .:.. r. ;::·-,:..,~_:..,·A !.. .... -..E-.
COMPANY (if applicable): N/A
SQUARE FOOTAGE OF PU/UC ROADWAYS TO BE
DEDICATED: /J A
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
ADDRESS:
~60~ LAt<E L-t.JA:;H . l~LI/D. t'v' . PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
CITY: ZIP:
f<Et,JTo.J 98oS:r;
ACRE (if applicable):
NUMBER OF PROPOSED LOTS (if applicable):
TELEPHONE NUMBER AND E-MAIL ADDRESS: I
¥25" -1/30·· '1'169
'Del'\ RI uS Vt C.1"'-1 (d> M.<;).}, Col'--/
NUMBER OF NEW DWELLING UNITS (if applicable):
I
Q: web/ pw/de vserv/ forms/planning/ masterapp.doc 07/29/05
,
PRI :CT INFORMATION (continL_d)
NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE:
I
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS(ifapplicable): 2.YOO-260() .S,F.
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable):1.Jo,iE TD f-'1=,'1/\i1>
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable): dJ
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): ~.::,_,~;1-.r'~<:.;~
,___ ,"'.:) ,' • T
NET FLOO_R AREA OF NON-RESIDENTIAL BUILDINGS (if ,
applicable). z Z.00 (1:iaCK 4Ji·iHt.,J -~.,A:\1·\:0;;r<;e
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE
NEW PROJECT (if applicable): IIJ/A
SQUARE FOOTAGE (if applicable): l,J / /I
D AQUIFER PROTECTION AREA ONE
D AQUIFER PROTECTION AREA lWO
D FLOOD HAZARD AREA
o GEOLOGIC HAZARD
D HABITATCONSERVATION
D SHORELINE STREAMS AND LAKES
D WETLANDS
LEGAL DESCRIPTION OF PROPERTY
___ sq.ft.
___ sq.ft.
___ sq.ft.
___ sq.ft.
___ sq.ft.
(Attach legal description on separate sheet with the following information included)
SITUATE IN THE Sc~# . tJif_ QUARTER OF SECTION 3i, TOWNSHIP:24-'{ RANGES"E; IN THE CITY
OF RENTON, KING COUNTY, WASHINGTON.
TYPE OF APPLICATION & FEES
List all land use applications being applied for:
1. St+ o/2,/E LI 1\/6, EX8'1'f'TroJ\J 3. --
2. 4.
Staff will calculate applicable fees and postage: $
AFFIDAVIT OF OWNERSHIP
·i)AR1'-(<; 'F. RICHARD'>
I, (Print Name/s) V 1-:..1-<.. I L -1'.'.Z I<.:' t1 ARD<; , declare that I am (please check one) ~ the current owner of the property
involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization} and that the foregoing
statements and answers herein contained and the information herewith are in aU respects true and correcl to the best of my knowledge and belief.
I certify that I know or have satisfactory evidence that [lll.r i 10 ~ V1 t.k, K1wd$
\. . / /), /:: tf signed this instrument and acknowledged it to be his/her/their free and voluntary act for the J..)u~ {d. / c~~_,,,,__.. uses and purposes mentioned in the instrument
-'''""1111,, ~ ....... ~")'·{ A. k!f/'11
(Signature of Owner/Representative)
(Signature of Owner/Representative)
Q:web/pw/devserv/fonns/plaaning/masterapp.doc
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/
i O ~ll9-N7 My appointment expires: _______ u--' ! __
2 07/29/05
Exhibit A
Legal Description
Ai' ,'I/: 3342 70-0330
THAT PORTION OF BLOCK "A", HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN
ADDITION TO SEATTLE NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN
VOLUME 11 OF PLATS, PAGE 64, RECORDS OF KING COUNTY, WASHINGTON, AND OF
THE SECOND CLASS SHORELANDS IN FRONT THEREOF DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF LOT 64 OF SAID BLOCK "A"; THENCE
SOUTH 18"17'00" WEST, ALONG THE EASTERLY LINE OF SAID BLOCK, 13.59 FEET, TO AN
INTERSECTION WITH AN EXISTING FENCE EXTENDING NORTH 88°39'00" WEST FROM
SAID EASTERLY LINE, AND THE TRUE POINT OF BEGINNING; THENCE CONTINUING
SOUTH 18°1TOO" WEST, ALONG SAID EASTERLY LINE, 42.29 FEET TO AN INTERSECTION
WITH AN EXISTING WIRE AND IRON POST FENCE, EXTENDING NORTH 88"43'00" WEST
FROM SAID EASTERLY LINE; THENCE NORTH 88°43'00" WEST ALONG SAID EXISTING
FENCE, 62.80 FEET TO AN INTERSECTION WITH THE NORTHEAST CORNER OF A
CONCRETE BULKHEAD, THE NORTHERLY LINE OF WHICH EXTENDS NORTH 75°42'00"
WEST; THENCE CONTINUING NORTH 88°43'00" WEST ALONG A LINE IN PROLONGATION
OF SAID FENCE LINE, TO INNER HARBOR LINE OF LAKE WASHINGTON; THENCE
NORTHERLY ALONG SAID INNER HARBOR TO A POINT FROM WHICH THE TRUE POINT
OF BEGINNING BEARS SOUTH 88"39'00" EAST; THENCE SOUTH 88°39'00" EAST TO AN
INTERSECTION WITH THE NORTHWEST CORNER OF A CONCRETE BULKHEAD; THENCE
CONTINUING SOUTH 88°39'00" EAST ALONG SAID CONCRETE BULKHEAD, 16.80 FEET TO
AN ANGLE POINT IN SAID BULKHEAD; THENCE CONTINUING SOUTH 88"39'00" EAST,
ALONG AN EXISTING PICKET FENCE 66.20 FEET TO THE TRUE POINT OF BEGINNING;
TOGETHER WITH THAT PORTION OF THE FORMER RIGHT OF WAY OF THE NORTHERN
PACIFIC RAILWAY COMPANY LAKE WASHINGTON BELT LINE LYING WESTERLY OF A
LINE PARALLEL WITH ANO DISTANT 35 FEET WESTERLY (MEASURED AT RIGHT ANGLES
TO THE CENTER LINE OF THE MAIN TRACT OF SAID LAKE WASHINGTON BELT LINE) AND
BETWEEN THE EASTERLY PRODUCTIONS OF THE NORTHERLY AND SOUTHERLY
BOUNDARIES OF THE TRACT FIRST ABOVE DESCRIBED; EXCEPT THE EASTERLY 10
FEET THEREOF FOR ROAD PURPOSES; AND TOGETHER WITH AN EASEMENT FOR
INGRESS AND EGRESS TO AND FROM ABOVE DESCRIBED LAND OVER AN EXISTING
ROADWAY BEING A STRIP OF LAND 10 FEET WIDE, EASTERLY LINE OF WHICH IS
PARALLEL WITH AND DISTANT 35 FEET WESTERLY (MEASURED AT RIGHT ANGLES TO
THE CENTER LINE OF THE MAIN TRACT OF SAID LAKE WASHINGTON BELT LINE) AND
THE SAID TEN FOOT STRIP EXTENDS NORTHERLY FROM THE NORTH LINE OF THE
LANDS FIRST HEREINABOVE DESCRIBED TO A CONNECTION WITH AN EXISTING
RAILROAD CROSSING AS DESCRIBED IN PERMIT DATED SEPTEMBER 1, 1936, ISSUE BY
NORTHERN PACIFIC RAILWAY COMPANY TO CARL JORGENSON AND OTHERS, CENTER
LINE OF WHICH RAILWAY CROSSING IS APPROXIMATELY 245 FEET NORTH OF THE
EAST-WEST CENTER LINE OF SECTION 32, TOWNSHIP 24 NORTH, RANGE 5 EAST, W.M.,
IN KING COUNTY, WASHINGTON, MEASURED AT RIGHT ANGLES THERETO AND
CROSSING THE RAILROAD RIGHT OF WAY AT APPROXIMATELY STATION 973+35 OF THE
RAILWAY COMPANY'S SURVEY. SITUATE IN THE CITY OF RENTON, COUNTY OF KING,
STATE OF WASHINGTON.
PROJECT NARRATIVE
New Richards Residence at 3605 Lake Washington Blvd. N.
The Richards residence, a single-family home, will be approximately 2,447 square feet,
with two stories and a basement. The property is on the east shore of Lake Washington, approx.
100 feet north of the Kennydale Beach Parle The total lot size is approx. 10,000 square feet;
the buildable portion, which excludes the submerged lands and the 1 O' wide road easement, is
3,123 sq. ft. The footprint of the proposed home is 1,140 s.f.; thus, the home will cover 36% of
the buildable lot.
The existing home, a 1500 s.f. daylight rambler, will be completely removed, along with
the 430 s.f. attached deck. The new home will be oriented on the lot so that its north and south
sides are parallel to, and 5 feet away from, the north and south property lines. It will include an
internal garage, thus eliminating the need for the existing carport and outdoor parking along the
access lane.
The applicable shoreline exemption categol)' for this project is: Construction of a single-
family residence or associated structures for use by the owner or owner's family.
Work is anticipated to occur between October 2006 and July 2007.
Other permits that will be required for this project include: Side Sewer Capping,
Demolition, and Building Permit. The proposed residence will have a minimal setback from the
access lane easement, as do virtually all the other homes along the lane. However, the structure
will not extend beyond the average front setback of the two adjacent homes (per City of Renton
Code). Therefore, an application for a zero-setback variance is not planned.
This site has no steep slopes or other special features, other than the presence of Lake
Washington to the west of the building site. --
A May, 2006 geotechnical survey of the site reveals that the sub-surface soils consist of
"medium-dense silty sand with occasional gravels, down to a depth of 11 feet below grade".
Historically, drainage conditions have been good on this property.
The total estimated construction cost for the new house is $325,000. The estimated fair
market value of the house, togethe~ with the est. market value of $500,000 for the land, is
$1,000,000.
There will be approximately 120 cubic yards of soil exported from the site (disposal site
to be determined and identified prior to exportation).
No trees will be removed from the site. In fact, the NW corner of the proposed house
has been situated and recessed specifically to provide ample living space for a stately 75 year-
old Western Red Cedar that stands near the NW corner of the land. Little, if any, trimming of the
tree's branches and roots is planned.
The minimum distance between the proposed house/deck and the Ordinal)' High Water
Mark is 25 feet. The existing shoreline on this lot consists of a concrete bulkhead, in good
condition.
The height of the proposed residence will conform to standard Ctty Code; no height
variance is requested.
SUBMITTAL REQUIREMENTS
SHORELINE EXEMPTION
City of Renton Development Services Division
1055 South Grady Way-Renton, WA 98055
Phone: 425-430-7200 Fax: 425-430-7231
PURPOSE: To ensure proposed shoreline development is consistent with the goals and policies of the
City, Shoreline Master Program and State Shoreline Management Act.
WHEN IS A SHORELINE PERMIT EXEMPTION REQUIRED:
If you are doing any development or construction activity within 200 feet of a designated shoreline, your
project will require either a Shoreline Substantial Development Permit or a Shoreline Permit Exemption.
The following activities are eligible to receive a Shoreline Permit Exemption:
• Any project with a cost or fair market value (whichever is higher) of less than $2,500 1
• Normal maintenance or repair of existing structure or developments2
• Construction or repair of a protective bulkhead for a single-family residence3
• Emergency construction necessary to protect property from damage by the elements4
• Normal agricultural construction and practices5
• Construction or modification authorized by Coast Guard or designated authority6
• v Construction of a single-family residence or associated structures for use by the owner or
owner's family7
• Construction of a private dock for non-commercial use by the property owner(s)8
• Marking of property lines or corners on state-owned lands9
• Operation and maintenance of agricultural drainage and diking facilities 10
• Any project with certification from the governor"
• Activities necessary for preparation of permit application 12
• Removal or control of aquatic noxious weeds 13
• Watershed restoration projects 14
• Projects intended to improve fish or wildlife habitat or fish passage 15
COMPLETE APPLICATION REQUIRED: In order to accept your application, each of the numbered
items must be submitted at the same time. If you have received a prior written waiver of a submittal
item(s) during a pre-application meeting, please provide the waiver form in lieu of any submittal item not
provided. All plans and attachments must be folded to a size not exceeding 8% by 11 inches.
PW/DevServ/Forms/Planning/SME 09/05
APPLICATION SUBMITTAL HOURS: Applications should be submitted to Development Services staff
at the 6th floor-counter of Renton City Hall, 1055 South Grady Way, between 8:00 AM. and 4:00 P.M.
Monday through Friday. An appointment to submit your application is not necessary. Due to the
screening time required, applications delivered by messenger cannot be accepted.
ADDITIONAL PERMITS: Additional permits from other agencies may be required. It is the applicant's
responsibility to obtain these other approvals. Information regarding these other requirements may be
found at http://apps.ecy.wa.gov/opas/
All Plans and Attachments must be folded 8 1h"bv 11"
APPLICATION MATERIALS:
1. D
2. D
3. D
Land Use Permit Master Application Form: Please provide the original plus 4 copies of the
COMPLETED City of Renton Development Services Division's Master Application form.
Application must have notarized signatures of ALL current property owners listed on the Title
Report. If the property owner is a corporation, the authorized representative must attach proof of
signing authority on behalf of the corporation. The legal description of the property must be
attachee to the application form.
Project Narrative: Please provide 5 copies of a clear and concise description of the proposed
project, including the following:
• Project name, size and location of site
• Brief description of proposed work
• Basis for the exemption request (reference exemption category from first page)
• Anticipated dates of work
• Other permits required for proposed project
• Current and proposed use of the site
• Special site features (i.e. wetlands, water bodies, steep slopes)
• Statement addressing soil type and drainage conditions
• Total estimated construction cost and estimated fair market value of the proposed
project
• Estimated quantities and type of materials involved if any fill or excavation is
proposed
• Number, type and size of any trees to be removed
• Distance from closest area of work to the Ordinary High Water Mark of the shoreline
• Nature of the existing shoreline (e.g. high bank, naturalize, rip rap, bulkhead, etc.)
• If the proposed project exceeds a height of 35-feet above the average grade level,
discuss the approximate location of and number of residential units, existing and
potential, that will have an obstructed view
Neighborhood Detail Map: Please provide 5 copies of a map drawn at a scale of 1" = 100' or
1" = 200' (or other scale approved by the Development Services Division) to be used to identify
the site location on public notices and to review compatibility with surrounding land uses. The
map shall identify the subject site with a much darker perimeter line than surrounding properties
and include at least two cross streets in all directions showing the location of the subject site
relative to property boundaries of surrounding parcels. The map shall also show: the property's
lot lines. surrounding property's lot lines, boundaries of the City of Renton (if applicable), north
arrow (oriented to the top of the plan sheet), graphic scale used for the map, and City of Renton
(not King County) street names for all streets shown. The map must fit on a single map sheet.
Kroll Map Company (206-448-6277) produces maps that may serve this purpose or you may use
the King County Assessor's maps as a base for the Neighborhood Detail Map. Additional
information (i.e. current city street names) will need to be added by the applicant.
PW/DevServ/Forms/Planning/SME 2 09/05
-4. D
s. D
Waiver Form: If you received a waiver form during or after a "pre-application meeting", please
provide 5 copies of this form.
Site Plan: Please provide 5 copies of a ;ui!y-d'mansioned plan sheet drawn at a scale of 1 "=20'
(or other scale approved by the Development Services Division). The Site Plan should show the
following:
• Name of proposed project
• Date, scale, and north arrow (oriented to the top of the paper/plan sheet)
• Drawing of the subject property with all property lines dimensioned and names of
adjacent streets
• Identify all adjacent streets and alleys
• Location and dimensions of existing and proposed structures
• Parking and off-street loading space
• Free-standing signs and lighting fixtures
• Storage areas and job shacks/sales trailers
• Location and dimensions of natural features such as streams, required buffer areas,
and wetlands
• Indicate Ordinary High Water Mark and show distance in feet to closest area of work
Wetland Assessment: Please provide 5 copies of the map and 5 copies of the report if ANY
wetlands are located on the subject property or within 100 feet of the subject property. The
wetland report/delineation must include the information specified in RMC 4-8-120D. In addition,
if any alteration to the wetland or buffer is proposed, 5 copies of a wetland mitigation plan are
also required. See RMC 4-8-1200 for plan content requirements.
Flood Hazard Data: Please provide 5 copies of a scaled plan showing the nature, location,
dimensions, and elevations of the area in question; existing or proposed structures, fill, storage of
materials, and drainage facilities. Also indicate the following:
• Elevation in relation to mean sea level of the lowest floor (including basement) of all
-structures
• Elevation in relation to mean sea level to which any structure has been floodproofed
• Certification by a registered professional engineer or architect that the floodproofing
methods criteria in RMC 4-3-050 have been met
• Description of the extent to which a watercourse will be altered or relocated as a
result of proposed development
Habitat Data Report: If the project site contains or abuts a critical habitat per RMC 4-3-050B5b,
please provide 5 copies of a report containing the information specified in Section 4-8-1200 of
the Renton Municipal Code.
Standard Stream or Lake Study: Please provide 5 copies of a report containing the information
specified in RMC Section 4-8-1200. In addition, if the project involves an unclassified stream, a
supplemental stream or lake study is also required (5 copies). If any alteration to a water-
body or buffer is proposed a supplemental stream or lake study
(5 copies) and a mitigation plan (12 copies) are also required. See AMC 4-8-120D for plan
content requirements.
Ld,<1.-l-11-<'.-,i ~ -h£ ad-t ,{,-t1-v, C ~ ;/k, 'ii /z. r? /e,;b
All Plans and Attachments must be folded to 81h" by 11 "
REVIEW PROCESS: Once a complete land use application package has been accepted for initial
review, it will be routed to other City departments and other jurisdictions or agencies who may have an
interest in it The reviewers typically have two weeks to return their comments to the Development
Services Division. Once all comments have been addressed, the Development Services Division will
issue an exemption, provided the application meets the criteria for exemption.
PW/DevServ/Forms/Planning/SME 3 09/05
If the application must also be reviewed under the State Environmental Policy Act (SEPA), this will
extend the review time necessary for the project approval. Upon issuance of the Environmental
Determination, the Development Services Division will take one of the following actions: issue an
exemption, request additional information, or require a full Shoreline Substantial Development Permit.
Please see the handout entitled "Submittal Requirements: Environmental Review " for additional
information.
If the City approves an exemption, a copy will be sent to the applicant. If you also need a building permit,
please turn in a copy of your exemption with your other submittals. A building permit (or other City
approval) may be issued immediately upon issuance of the exemption, provided all other relevant
requirements have been met and the project does not also require any type of Army Corps approval.
If a project requires Army Corp approval, the City will mail a copy of the Shoreline Exemption decision to
the State Department of Ecology (DOE) and the State Attorney General's Office for review. The DOE
has ten days to review the exemption decision. A building permit (or other City approval) may be issued
ten days after the date of mailing the exemption decision to the Department of Ecology and Attorney
General--provided the State does not appeal the exemption decision during the ten day review period
and provided all other relevant requirements have been met.
Total cost or fair market value of proiect (whichever is higher/ is less than $2.500.
Any development of which the total cost or fair market value, whichever is higher, does not
exceed two thousand five hundred dollars, if such development does not materially interfere with the normal public use of the
water or shorelines of the state. For purposes of determining whether or not a permit is required, the total cost or fair market
value shall be based on the value of development that is occurring on shorelines of the state as defined in RCW 90.58.030
(2)(c). The total cost or fair market value of the development shall include the fair market value of any donated, contributed or
found labor, equipment or materials;
2 Normal maintenance or repair of existing structures or developments.
Normal maintenance or repair of existing structures or developments, including damage by
accident, fire or elements. ·Normal maintenance· includes those usual acts to prevent a decline, lapse, or cessation from a
lawfully established condition. "Normal repair" means to restore a development to a state comparable to its original condition,
including but not limtted to its size, shape, configuration, location and external appearance, within a reasonable period after
decay or partial destruction, except where repair causes substantial adverse effects to shoreline resource or environment.
Replacement of a structure or development may be authorized as repair where such replacement is the common method of
repair for the type of structure or development and the replacement structure or development is comparable to the original
structure or development including but not limited to its size, shape, configuration, location and external appearance and the
replacement does not cause substantial adverse effects to shoreline resources or environment;
' Construction or repair of protective bulkhead for single-family residence.
Construction of the normal protective bulkhead common to single-family residences. A 'normal protective· bulkhead includes
those structural and nonstructural developments installed at or near, and parallel to, the ordinary high water mark for the sole
purpose of protecting an existing single-family residence and appurtenant structures from loss or damage by erosion. A normal
protective bulkhead is not exempt if constructed for the purpose of creating dry land. When a vertical or near vertical wall is
being constructed or reconstructed, not more than one cubic yard of fill per one foot of wall may be used as backfill. When an
existing bulkhead is being repaired by construction of a vertical wall fronting the existing wall, it shall be constructed no further
waterward of lhe existing bulkhead than is necessary for construction of new footings. When a bulkhead has deteriorated such
that an ordinary high water mark has been established by the presence and action of water landward of the bulkhead then the
replacement bulkhead must be located at or near the actual ordinary high water mark. Beach nourishment and bioengineered
erosion control projects may be considered a normal protective bulkhead when any structural elements are consistent with the
above requirements and when the project has been approved by the department of fish and wildlife.
PW/DevServ/Forms/Planning/SME 4 09/05
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DEVELOPMENT SERVICES DIVISl1
WAI\-·~ OF SUBMITTAL REQL .. ~EMENTS
FOR LAND USE APPLICATIONS
LAND USE PERMIT SUBMITIAL WAIVED MODIFIED
REQUIREMENTS: BY: BY: COMMENTS:
Calculations 1
Colored Maps for Display 4
Construction Mitigation Description ,ANo 4 --
Deed of Right-of-Way Dedication
Density Worksheet 4 ~l --
Drainage Control Plan 2 ,./
Drainage Report , _ -
----
-
Elevations, Architectural, ANo •
Environmental Checklist, ---
--
---_,_
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Existing Covenants (Recorded Copy),
--
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Existing Easements (Recorded Copy), ---
Flood Hazard Data•
Floor Plans JAND,
--
Geotechnical Report, ANo,
-Grading Plan, Conceptual 2 _ --
-Grading Plan, Detailed 2
Habitat Data Report 4
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Improvement Deferral 2
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King County Assessor's Map Indicating Site,
Landscape Plan, Conceptual, __
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Landscape Plan, Detailed,
Legal Description, .
-
List of Surrounding Property Owners,
Mailing Labels for Property Owners•
Map of Existing Site Conditions,
--Master Application Form , __ ,
Monument Cards (one per monument) 1
Neighborhood Detail Map 4
This requirement may be waived by:
1 _ Property Services Section
2_ Public Works Plan Review Section
3. Building Section
4. Development Planning Section
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Q:\WEB\PW\DEVSERV\Forms\Planning\waiver.xls 08/22/2006
DEVELOPMENT SERVICES DIVISION
WAIVE .. OF SUBMITTAL REQUIF,-MENTS
FOR LAND USE APPLICATIONS
LAND USE PERMIT SUBMITTAL
REQUIREMENTS:
Parking, Lot Coverage & Landscaping Analysis,
--:
Plan Reductions (PMTs),
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Preapplication Meeting Summary 4
----
Public Works Approval Letter2
----Rehabilitation Plan 4
Screening Detail 4
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------------. _----.---
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Utilities Plan, Generalized 2
: ' : :··.-··:· .. :· .. ·--= : ... :· ":=·:-.=··> .. :.-.. ",:,:: .. :··J:,.-,., ------_
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Wetlands Mitigation Plan, Preliminary 4
Wetlands. ReporUbeHne~tion J · -_-. ---__
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Applicant Agreement Statement 2 AND,
Inventory of Existing Sites ,AND,
Lease Agreement, Draft 2 AND,
Map of Existing Site Conditions ,AND,
Map of View Area , AND,
Photosimulations 2 AND,
This requirement may be waived by:
1 . Property Services Section
2. Public Works Plan Review Section
3. Building Section
4. Development Planning Section
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WAIVED MODIFIED COM_MENTS:
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GEOTECF_._
CONSULTANTS, INC.
Darius Richards
3605 Lake Washington Boulevard North
Renton, Washington 98056
Subject: Transmittal Letter-Geotechnical Engineering Study
Proposed Richards Residence
3605 Lake Washington Boulevard North
Renton, Washington
Dear Mr. Richards:
13256 Northeast 20th Street, Suite 16
Bellevue, Washington 98005
(425) 747-5618 FAX (425) 747-8561
June 20, 2006
JN 06151
We are pleased to present this geotechnical engineering report for your new residence to be
constructed in Renton. The scope of our services consisted of exploring site surface and
subsurface conditions, and then developing this report to provide recommendations for general
earthwork and design criteria for foundations, retaining walls, subsurface drainage. This work was
authorized by your acceptance of our proposal, P-7030, dated April 20, 2006.
The attached report contains a discussion of the study and our recommendations. Please contact
us if there are any questions regarding this report, or for further assistance during the design and
construction phases of this project.
ZJM/MRM: alt
Respectfully submitted,
GEOTECH CONSULTANTS, INC.
Marc R. McGinnis, P.E.
Principal
GEOTECH CONSULTANTS, INC.
GEOTECHNICAL ENGINEERING STUDY
Proposed Richards Residence
3605 Lake Washington Boulevard North
Renton, Washington
This report presents the findings and recommendations of our geotechnical engineering study for
the site of the proposed single-family residence to be located in Renton.
Development of the property is in the planning stage, and detailed plans were not made available
to us. We understand that the existing residence is to be demolished and a new residence
approximately the same size is to be built in its place. Deep excavation, such as for a basement, is
not planned.
If the scope of the project changes from what we have described above, we should be provided
with revised plans in order to determine if modifications to the recommendations and conclusions of
this report are warranted.
SITE CONDITIONS
SURFACE
The Vicinity Map, Plate 1, illustrates the general location of the site in Renton. The lot is
rectangular in shape and located between Lake Washington Boulevard North and Lake
Washington. The property gently slopes from Lake Washington Boulevard North down to the lake,
a total elevation change of approximately 4 feet, and is currently occupied by a two-story, single-
family residence. The western side of the property is covered by a grass lawn and a dock has
been extended out into the lake from the southwest corner. A paved driveway provides access to
the residence from Lake Washington Boulevard North to the east; new single-family residences
bound the site to the north and south.
SUBSURFACE
The subsurface conditions were explored by drilling one test boring at the approximate location
shown on the Site Exploration Plan, Plate 2. Our exploration program was based on the proposed
construction, anticipated subsurface conditions and those encountered during exploration, and the
scope of work outlined in our proposal. We previously drilled borings for a geotechnical study prior
to construction of the new Fife residence to the north.
The boring was drilled on May 8, 2006 using a portable Acker drill. This drill system utilizes a
small, gasoline-powered engine to advance a hollow-stem auger to the sampling depth. Samples
were taken at regular intervals with a standard penetration sampler. This split-spoon sampler,
which has a 2-inch outside diameter, is driven into the soil with a 140-pound hammer falling 30
inches. The number of blows required to advance the sampler a given distance is an indication of
the soil density or consistency. A geotechnical engineer from our staff observed the drilling
process, logged the test boring, and obtained :epresentative samples of the soil encountered. The
Test Boring Log is attached as Plate 3.
GEOTECH CONSULTANTS. INC.
Darius Richards
June 20, 2006
Soil Conditions
JN 06151
Page 2
Our first attempt at drilling encountered medium-dense silty sand with occasional gravels to
a depth of 11 feet below grade. This boring could not be advanced beyond 11 feet due to
heaving sands and gravels. Our second attempt to get deeper than the first boring was
repositioned approximately 7 feet south of the first boring location. During drilling we
encountered much of the same material as in the first boring, however, we were able to get
to 13.5 feet before the heaving sands and gravels prevented us from continuing further.
We have worked on other projects in the area and were able to use the information from
those explorations to supplement our boring. Our previous borings encountered dense
glacial till-like soils within 6 to 11 feet of the surface underlying loose sands and medium-
stiff silts.
No obstructions were revealed by our exploration. However, debris, buried utilities, and old
foundation and slab elements are commonly encountered on sites that have had previous
development.
Groundwater Conditions
Groundwater seepage was observed at a depth of 3 feet. The heaving conditions indicate
that the groundwater may be under some pressure. The boring was left open for only a
short time period. Therefore, the seepage levels on the logs represent the location of
transient water seepage and may not indicate the static groundwater level. Groundwater
levels encountered during drilling can be deceptive, because seepage into the boring can
be blocked or slowed by the auger itself
It should be noted that groundwater levels vary seasonally with rainfall and other factors.
Groundwater levels will rise and fall seasonally with fluctuations in the level of Lake
Washington.
The stratification lines on the log represent the approximate boundaries between soil types at the
exploration location. The actual transition between soil types may be gradual, and subsurface
conditions can vary away from the exploration location. The log provides specific subsurface
information only at the location tested. If a transition in soil type occurred between samples in the
boring, the depth of the transition was interpreted. The relative densities and moisture descriptions
indicated on the boring log are interpretive descriptions based on the conditions observed during
drilling.
CONCLUSIONS AND RECOMMENDATIONS
GENERAL
THIS SECTION CONTAINS A SUMMARY OF OUR STUDY AND FINDINGS FOR THE PURPOSES OF A
GENERAL OVERVIEW ONLY. MORE SPECIFIC RECOMMENDATIONS AND CONCLUSIONS ARE
CONTAINED IN THE REMAINDER OF THIS REPORT ANY PARTY REL YING ON THIS REPORT SHOULD
READ THE ENTIRE DOCUMENT.
The borings conducted for this study encountered silty sand with gravel, due to larger gravels and
heave inside the boring itself accurate soil samples were not obtained. The upper soils are looser
GEOTECH CONSULTANTS, INC.
Darius Richards
June 20, 2006
JN 06151
Page 3
and variable in composition. Based on the information that we were able to obtain from the
surrounding properties and from our experience with the soils in the area, we recommend that the
new residence be supported by a deep foundation system such as small-diameter pipe piles. Pipe
piles were used to support the Fife resident to the north.
The adjacent houses are supported on conventional foundations that bear on slightly compressible
soils. As a result, it is likely that they could undergo excessive settlement. We have observed
excessive settlement of older homes nearby. There is always some risk associated with demolition
and foundation construction near structures such as this. It is imperative that unshared
excavations do not extend below a 2: 1 (Horizontal:Vertical) imaginary bearing zone sloping
downward from existing footings.
Contractors working on the demolition and construction of your home must be cautioned to avoid
strong ground vibrations, which could cause additional settlement in the neighboring foundations.
During demolition, strong pounding on the ground with the excavator, which is often used to break
up debris and concrete, should not occur. Large equipment and vibratory compactors should not
be used close to the south property line. Additionally, in order to protect yourselves from
unsubstantiated damage claims from the adjacent owners, 1) the existing condition of the
foundation should be documented before starting demolition, and 2) the footings should be
monitored for vertical movement during the demolition, excavation, and construction process.
These are common recommendations for projects located close to existing structures that may
bear on loose soil and have already experienced excessive settlement. We can provide additional
recommendations for documentation and monitoring of the adjacent structures, if desired.
It is likely that some settlement of the ground surrounding pile-supported buildings will occur over
time. In order to reduce the potential problems associated with this, we recommend the following:
• Fill to the desired site grades several months prior to constructing on-grade slabs,
walkways, and pavements around the buildings. This allows the underlying soils to
undergo some consolidation under the new soil loads before final grading is
accomplished.
• Construct all entrance walkways as reinforced slabs that are doweled into the grade
beam at the door thresholds. This will allow the walkways to ramp down and away from
the building as they settle, without causing a downset at the threshold.
• Isolate on-grade elements, such as walkways or pavements, from pile-supported
foundations and columns to allow differential movement.
As noted above, the depth to groundwater is very shallow and it is likely that groundwater will be an
issue during excavation. To prevent water seepage from mixing with the soil and creating muddy
conditions, the bottom of the excavation should be rocked with quarry spalls or 4-to 6-inch clean,
crushed rock. This will also prevent silty runoff into Lake Washington.
We do not recommend including a basement under the new house and that the below-grade
construction be limited to a crawlspace. Also, underslab drainage should be installed to prevent the
build up of hydrostatic forces behind below-grade elements. This drainage typically consists of
placing a system of 4-inch-diameter inverted perforated PVC pipes parallel to each other on a
minimum of 15-foot centers and bedding the pipes in washed rock or pea-gravel.
GEOTECH CONSULTANTS, INC.
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June 20, 2006
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The drainage and/or waterproofing recommendations presented in this report are intended only to
prevent active seepage from flowing through concrete walls or slabs. Even in the absence of active
seepage into and beneath structures, water vapor can migrate through walls, slabs, and floors from
the surrounding soil, and can even be transmitted from slabs and foundation walls due to the
concrete curing process. Water vapor also results from occupant uses, such as cooking and
bathing. Excessive water vapor trapped within structures can result in a variety of undesirable
conditions, including, but not limited to, moisture problems with flooring systems, excessively moist
air within occupied areas, and the growth of molds, fungi, and other biological organisms that may
be harmful to the health of the occupants. The designer or architect must consider the potential
vapor sources and likely occupant uses, and provide sufficient ventilation, either passive or
mechanical, to prevent a build up of excessive water vapor within the planned structure.
Geotech Consultants, Inc. should be allowed to review the final development plans to verify that the
recommendations presented in this report are adequately addressed in the design. Such a plan
review would be additional work beyond the current scope of work for this study, and it may include
revisions to our recommendations to accommodate site, development, and geotechnical
constraints that become more evident during the review process.
We recommend including this report, in its entirety, in the project contract documents. This report
should also be provided to any future property owners so they will be aware of our findings and
recommendations.
SEISMIC CONSIDERATIONS
In accordance with Table 1615.1.1 of the 2003 International Building Code (!BC), the site soil
profile within 100 feet of the ground surface is best represented by Soil Profile Type D (Stiff Soil
Profile). The site soils that will support the foundations are not susceptible to seismic liquefaction
because of their dense nature.
PIPE PILES
Three-or 4-inch-diameter pipe piles driven with a 650-or 800-pound hydraulic jackhammer to the
following final penetration rates may be assigned the following compressive capacities.
20 sec/inch 10 tons
Note: The refusal criteria indicated in the above table are valid only for pipe piles that are
installed using a hydraulic impact hammer carried on leads that allow the hammer to sit on
the top of the pile during driving. If the piles are installed by alternative methods, such as a
vibratory hammer or a hammer that is hard-mounted to the installation machine, numerous
load tests to 200 percent of the design capacity would be necessary to substantiate the
allowable pile load. The appropriate number of load tests would need to be determined at
the time the contractor and installation method are chosen.
GEOTECH CONSULTANTS, INC.
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June 20, 2006
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As a minimum, Schedule 40 pipe should be used. The site soils should not be highly corrosive.
Considering this, it is our opinion that standard "black" pipe can be used, and corrosion protection,
such as galvanizing, is not necessary for the pipe piles.
Pile caps and grade beams should be used to transmit loads to the piles. Isolated pile caps should
include a minimum of two piles to reduce the potential for eccentric loads being applied to the piles.
Subsequent sections of pipe can be connected with slip or threaded couplers, or they can be
welded together. If slip couplers are used, they should fit snugly into the pipe sections. This may
require that shims be used or that beads of welding flux be applied to the outside of the coupler.
Lateral loads due to wind or seismic forces may be resisted by passive earth pressure acting on the
vertical, embedded portions of the foundation. For this condition, the foundation must be either
poured directly against relatively level, undisturbed soil or surrounded by level structural fill. We
recommend using a passive earth pressure of 300 pounds per cubic foot (pcf) for this resistance. If
the ground in front of a foundation is loose or sloping, the passive earth pressure given above will
not be appropriate. We recommend a safety factor of at least 1.5 for the foundation's resistance to
lateral loading, when using the above ultimate passive value.
PERMANENT FOUNDATION AND RETAINING WALLS
Retaining walls backfilled on only one side should be designed to resist the lateral earth pressures
imposed by the soil they retain. The following recommended parameters are for walls that restrain
level backfill:
Active Earth Pressure* 35 pcf
Passive Earth Pressure 300 pc!
Coefficient of Friction 0.50
Soil Unit Weight 140 pcf
Where: (i) pcf is pounds per cubic foot, and {ii) active and
passive earth pressures are computed using the equivalent fluid
pressures.
• For a restrained wall that cannot deflect at least 0.002 times its
height, a uniform lateral pressure equal to 10 psf times the height
of the wall should be added to the above active equivalent fluid
pressure.
The values given above are to be used to design permanent foundation and retaining walls only. It
is not appropriate to back-calculate soil strength parameters from the earth pressures and soil unit
weights presented in the table. The passive pressure given is appropriate for the depth of level
structural fill placed in front of a retaining or foundation wall only. The values for friction and
passive resistance are ultimate values and do not include a safety factor. We recommend a safety
factor of at least 1.5 for overturning and sliding, when using the above values to design the walls.
Restrained wall soil parameters should be utilized for a distance of 1.5 times the wall height from
corners or bends in the walls. This is intended to reduce the amount of cracking that can occur
where a wall is restrained by a corner.
GEOTECH CONSULTANTS, INC.
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June 20, 2006
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The design values given above do not include the effects of any hydrostatic pressures behind the
walls and assume that no surcharges, such as those caused by slopes, vehicles, or adjacent
foundations will be exerted on the walls. If these conditions exist, those pressures should be added
to the above lateral soil pressures. Where sloping backfill is desired behind the walls, we will need
to be given the wall dimensions and the slope of the backfill in order to provide the appropriate
design earth pressures. The surcharge due to traffic loads behind a wall can typically be
accounted for by adding a uniform pressure equal to 2 feet multiplied by the above active fluid
density.
Heavy construction equipment should not be operated behind retaining and foundation walls within
a distance equal to the height of a wall, unless the walls are designed for the additional lateral
pressures resulting from the equipment. The wall design criteria assume that the backfill will be
well-compacted in lifts no thicker than 12 inches. The compaction of backfill near the walls should
be accomplished with hand-operated equipment to prevent the walls from being overloaded by the
higher soil forces that occur during compaction.
Retaining Wall Backfill and Waterproofing
Backfill placed behind retaining or foundation walls should be coarse, free-draining
structural fill containing no organics. This backfill should contain no more than 5 percent silt
or clay particles and have no gravel greater than 4 inches in diameter. The percentage of
particles passing the No. 4 sieve should be between 25 and 70 percent. A minimum 12-
inch width of free-draining gravel and a drainage composite similar to Miradrain 6000 should
be placed against the backfilled retaining walls. The drainage composites should be
hydraulically connected to the foundation drain system. Free-draining backfill or gravel
should be used for the entire width of the backfill where seepage is encountered.
The purpose of these backfill requirements is to ensure that the design criteria for a
retaining wall are not exceeded because of a build-up of hydrostatic pressure behind the
wall. The top 12 to 18 inches of the backfill should consist of a compacted, relatively
impermeable soil or topsoil, or the surface should be paved. The ground surface must also
slope away from backfilled walls to reduce the potential for surface water to percolate into
the backfill. The section entitled General Earthwork and Structural Fill contains
recommendations regarding the placement and compaction of structural fill behind retaining
and foundation walls.
The above recommendations are not intended to waterproof below-grade walls, or to
prevent the formation of mold, mildew or fungi in interior spaces. Over time, the
performance of subsurface drainage systems can degrade, subsurface groundwater flow
patterns can change, and utilities can break or develop leaks. Therefore, waterproofing
should be provided where future seepage through the walls is not acceptable. This typically
includes limiting cold-joints and wall penetrations, and using bentonite panels or
membranes on the outside of the walls. There are a variety of different waterproofing
materials and systems, which should be installed by an experienced contractor familiar with
the anticipated construction and subsurface conditions. Applying a thin coat of asphalt
emulsion to the outside face of a wall 1s not considered waterproofing, and will only help to
reduce moisture generated from water vapor or capillary action from seeping through the
concrete. As with any project, adequate ventilation of basement and crawl space areas is
important to prevent a build up of water vapor that is commonly transmitted through
concrete walls from the surrounding soil. even when seepage is not present. This is
appropriate even when waterproofing is applied to the outside of foundation and retaining
GEOTECH CONSULTANTS, INC.
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June 20, 2006
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walls. We recommend that you contact a specialty consultant if detailed recommendations
or specifications related to waterproofing design, or minimizing the potential for infestations
of mold and mildew are desired.
The General, Slabs-On-Grade, and Drainage Considerations sections should be
reviewed for additional recommendations related to the control of groundwater and excess
water vapor for the anticipated construction.
SLABS-ON-GRADE
The building floors can be constructed as slabs-on-grade atop existing non-organic soil, or on
structural fill. The subgrade soil must be in a firm, non-yielding condition at the time of slab
construction or underslab fill placement. Any soft areas encountered should be excavated and
replaced with select, imported structural fill.
Even where the exposed soils appear dry, water vapor will tend to naturally migrate upward through
the soil to the new constructed space above it. All interior slabs-on-grade must be underlain by a
capillary break or drainage layer consisting of a minimum 4-inch thickness of gravel or crushed
rock that has a fines content (percent passing the No. 200 sieve) of less than 3 percent and a sand
content (percent passing the No. 4 sieve) of no more than 10 percent. This capillary
break/drainage layer is not necessary if an underslab drainage system is installed. As noted by the
American Concrete Institute (AC!) in the Guides for Concrete Floor and Slab Structures, proper
moisture protection is desirable immediately below any on-grade slab that will be covered by tile,
wood, carpet, impermeable floor coverings, or any moisture-sensitive equipment or products. AC!
also notes that vapor retarders, such as 6-mil plastic sheeting, are typically used. A vapor retarder
is defined as a material with a permeance of less than 0.3 US perms per square foot (psf) per hour,
as determined by ASTM E 96. It is possible that concrete admixtures may meet this specification,
although the manufacturers of the admixtures should be consulted. Where plastic sheeting is used
under slabs, joints should overlap by at least 6 inches and be sealed with adhesive tape. The
sheeting should extend to the foundation walls for maximum vapor protection. If no potential for
vapor passage through the slab is desired, a vapor barrier should be used. A vapor barrier, as
defined by ACI, is a product with a water transmission rate of 0.00 perms per square foot per hour
when tested in accordance with ASTM E 96. Reinforced membranes having sealed overlaps can
meet this requirement.
EXCAVATIONS AND SLOPES
No excavated slopes are anticipated other than for utility trenches. Excavation slopes should not
exceed the limits specified in local, state, and national government safety regulations. Temporary
cuts to a depth of about 4 feet may be attempted vertically in unsaturated soil, if there are no
indications of slope instability. However, vertical cuts should not be made near property
boundaries, or existing utilities and structures. Based upon Washington Administrative Code
(WAC) 296, Part N, the soil at the subject site would generally be classified as Type B. Therefore,
temporary cut slopes greater than 4 feet in height should not be excavated at an inclination steeper
than 1:1 (Horizontal:Vertical), extending continuously between the top and the bottom of a cut. The
General section contains recommendations for excavation cuts near existing structures.
The above-recommended temporary slope inclination is based on the conditions exposed in our
explorations, and on what has been successful at other sites with similar soil conditions. It is
GEOTECH CONSULTANTS, INC.
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June 20, 2006
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possible that variations in soil and groundwater conditions will require modifications to the
inclination at which temporary slopes can stand. Temporary cuts are those that will remain
unsupported for a relatively short duration to allow for the construction of foundations, retaining
walls, or utilities. Temporary cut slopes should be protected with plastic sheeting during wet
weather. It is also important that surface water be directed away from temporary slope cuts. The
cut slopes should also be backfilled or retained as soon as possible to reduce the potential for
instability. Please note that loose soil can cave suddenly and without warning. Excavation,
foundation, and utility contractors should be rnade especially aware of this potential danger. These
recommendations may need to be modified if the area near the potential cuts has been disturbed in
the past by utility installation, or if settlement-sensitive utilities are located nearby.
All permanent cuts into native soil should be inclined no steeper than 2.5:1 (H:V). To reduce the
potential for shallow sloughing, fill must be compacted to the face of these slopes. This can be
accomplished by overbuilding the compacted fill and then trimming it back to its final inclination.
Adequate compaction of the slope face is important for long-term stability and is necessary to
prevent excessive settlement of patios, slabs. foundations, or other improvements that may be
placed near the edge of the slope.
Water should not be allowed to flow uncontrolled over the top of any temporary or permanent
slope. All pemranently exposed slopes should be seeded with an appropriate species of vegetation
to reduce erosion and improve the stability of the surficial layer of soil.
DRAINAGE CONSIDERATIONS
Foundation drains should be used where (1) crawl spaces or basements will be below a structure,
(2) a slab is below the outside grade, or (3) the outside grade does not slope downward from a
building. Drains should also be placed at the base of all earth-retaining walls. These drains should
be surrounded by at least 6 inches of 1-inch-minus, washed rock and then wrapped in non-woven,
geotextile filter fabric (Mirafi 140N, Supac 4NP, or similar material). At its highest point, a
perforated pipe invert should be at least 6 inches below the bottom of a slab floor or the level of a
crawl space, and it should be sloped for drainage. All roof and surface water drains must be kept
separate from the foundation drain system. A typical drain detail is attached to this report as Plate
4. For the best long-term performance, perforated PVC pipe is recommended for all subsurface
drains.
Underslab drainage should also be provided where (1) a crawl space will slope or be lower than the
surrounding ground surface, (2) an excavation encounters significant seepage, or (3) an excavation
for a building will be close to the expected high groundwater elevations. We can provide
recommendations for interior drains, should they become necessary, during excavation and
foundation construction.
As a minimum, a vapor retarder, as defined in the Slabs-On-Grade section, should be provided in
any crawl space area to limit the transmission of water vapor from the underlying soils. Also, an
outlet drain is recommended for all crawl spaces to prevent a build up of any water that may
bypass the footing drains.
Groundwater was observed during our field work. If seepage is encountered in an excavation, it
should be drained from the site by directing it through drainage ditches, perforated pipe, or French
drains, or by pumping it from sumps interconnected by shallow connector trenches at the bottom of
the excavation.
GEOTECH CONSULTANTS. INC.
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June 20, 2006
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The excavation and site should be graded so that surface water is directed off the site and away
from the tops of slopes. Water should not be allowed to stand in any area where foundations,
slabs, or pavements are to be constructed. Final site grading in areas adjacent to a building should
slope away at least 2 percent, except where the area is paved. Surface drains should be provided
where necessary to prevent ponding of water behind foundation or retaining walls.
GENERAL EARTHWORK AND STRUCTURAL FILL
All building and pavement areas should be stripped of surface vegetation, topsoil, organic soil, and
other deleterious material. It is important that existing foundations be removed before site
development. The stripped or removed materials should not be mixed with any materials to be
used as structural fill, but they could be used in non-structural areas, such as landscape beds.
Structural fill is defined as any fill, including utility backfill, placed under, or close to, a building,
behind permanent retaining or foundation walls, or in other areas where the underlying soil needs
to support loads. All structural fill should be placed in horizontal lifts with a moisture content at, or
near, the optimum moisture content. The optimum moisture content is that moisture content that
results in the greatest compacted dry density. The moisture content of fill is very important and
must be closely controlled during the filling and compaction process.
The allowable thickness of the fill lift will depend on the material type selected, the compaction
equipment used, and the number of passes made to compact the lift. The loose lift thickness
should not exceed 12 inches. We recommend testing the fill as it is placed. If the fill is not
sufficiently compacted, it can be recompacted before another lift is placed. This eliminates the
need to remove the fill to achieve the required compaction. The following table presents
recommended relative compactions for structural fill:
Beneath footings, s!abs 95%
or walkwa s
Filled slopes and behind 90%
retainin walls
95% for upper 12 inches of
Beneath pavements subgrade; 90% below that
level
Where: Minimum Relative Compaction is the ratio, expressed in
percentages, of the compacted dry density to the maximum dry
density, as determined in accordance with ASTM Test
Designation D 1557-91 {Modified Proctor).
Structural fill that will be placed in wet weather should consist of a coarse, granular soil with a silt or
clay content of no more than 5 percent. The percentage of particles passing the No. 200 sieve
should be measured from that portion of soil passing the three-quarter-inch sieve.
LIMITATIONS
The conclusions and recommendations contained in this report are based on site conditions as
they existed at the time of our exploration and assume that the soil and groundwater conditions
GEOTECH CONSULTANTS, INC.
Darius Richards
June 20, 2006
JN 06151
Page 10
encountered in the borings are representative of subsurface conditions on the site. If the
subsurface conditions encountered during construction are significantly different from those
observed in our explorations, we should be advised at once so that we can review these conditions
and reconsider our recommendations where necessary. Unanticipated soil conditions are
commonly encountered on construction sites and cannot be fully anticipated by merely taking soil
samples in borings. Subsurface conditions can also vary between exploration locations. Such
unexpected conditions frequently require making additional expenditures to attain a properly
constructed project. It is recommended that the owner consider providing a contingency fund to
accommodate such potential extra costs and risks. This is a standard recommendation for all
projects.
This report has been prepared for the exclusive use of Darius Richards, and his representatives,
for specific application to this project and site. Our conclusions and recommendations are
professional opinions derived in accordance with current standards of practice within the scope of
our services and within budget and time constraints. No warranty is expressed or implied. The
scope of our services does not include services related to construction safety precautions, and our
recommendations are not intended to direct the contractor's methods, techniques, sequences, or
procedures, except as specifically described in our report for consideration in design. Our services
also do not include assessing or minimizing the potential for biological hazards, such as mold,
bacteria, mildew and fungi in either the existing or proposed site development.
ADDITIONAL SERVICES
In addition to reviewing the final plans, Geotech Consultants, Inc. should be retained to provide
geotechnical consultation, testing, and observation services during construction. This is to confirm
that subsurface conditions are consistent with those indicated by our exploration, to evaluate
whether earthwork and foundation construction activities comply with the general intent of the
recommendations presented in this report, and to provide suggestions for design changes in the
event subsurface conditions differ from those anticipated prior to the start of construction.
However, our work would not include the supervision or direction of the actual work of the
contractor and its employees or agents. Also, job and site safety, and dimensional measurements,
will be the responsibility of the contractor.
During the construction phase, we will provide geotechnical observation and testing services when
requested by you or your representatives. Please be aware that we can only document site work
we actually observe. It is still the responsibility of your contractor or on-site construction team to
verify that our recommendations are being followed, whether we are present at the site or not.
The following plates are attached to complete this report:
Plate 1
Plate 2
Plate 3
Plate 4
Vicinity Map
Site Exploration Plan
Boring Log
Typical Footing Drain Detail
GEOTECH CONSULTANTS, INC.
Darius Richards
June 20, 2006
JN 06151
Page 11
We appreciate the opportunity to be of service on this project. If you have any questions, or if we
may be of further service, please do not hesitate to contact us.
ZJM/MRM: alt
Respectfully submitted,
GEOTECH CONSULTANTS, INC.
Zack J. Munstermann
Geotechnical Engineer
LEXPIRES
Marc R. McGinnis, P.E.
Principal
GEOTECH CONSULTANTS, INC.
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VICINITY MAP
3605 Lake Washington Boulevard North
Renton, Washington
Job
06151
Date:
May 2006
ca e: Plate:
Not to Scale
. Lake Washington
B-1
"
GEOTECH
CONSULTANTS, INC.
Existing Residence
SITE PLAN
3605 Lake Washington Boulevard North
Renton, Washington
Job
06151
Date:
May 2006
ca e: Plate:
Not to Scale 2
5
10
20
25
30
35
40
BORING 1
Description
Brown, silty SAND with occasional gravel, medium-to fine-grained,
very moist, loose to medium-dense
-blue-gray, sandy silt layer
-becomes more gravelly
* Test boring was terminated at 13.5 feet during drilling on May 8, 2006.
* Groundwater seepage was encountered at 3 feet during drilling.
* Blow counts not representative of actual density due to heave in the sampler.
____ £..t GEOTECH
~-CONSULTANTS, INC. ),,., ... ·~::--~'?~----
BORING LOG
3605 Lake Washington Boulevard North
Renton, Washington
Job Date: Logged by:
06151 Ma 2006 ZJM
Plate:
3
Slope backfill away from
foundation. Provide surface
drains where necessary.
Backfill
(See text for
requirements)
Washed Rock
(7/8" min. size)
Nonwoven Geotextile
Filter Fabric
~
C
0 :.::
(!I
"O
C:
:I
0 u.
Tightline Roof Drain
(Do not connect to footing drain)
Possible Slab
Vapor Retarder/Barrier and
Capillary Break/Drainage Layer
(Refer to Report text)
NOTES:
4" Perforated Hard PVC Pipe
(Invert at least 6 inches below
slab or crawl space. Slope to
drain to appropriate outfall.
Place holes downward.)
(1) In crawl spaces, provide an outlet drain to prevent buildup of water that
bypasses the perimeter footing drains.
(2) Refer to report text for additional drainage, waterproofing, and slab considerations.
FOOTING DRAIN DETAIL
3605 Lake Washington Boulevard North
Renton, Washington
Jo Date: ca e:
06151 May 2006 Not to Scale 4