The URL can be used to link to this page

Home My WebLink AboutLUA-08-082_Report 1Brad Olschefski Arcarius Homes • • PARTIES OF RECORD 1709 TOWNHOMES LUA08-082, SA-A Eugene Garot PO Box 5001 ' 6947 Coal Creek Pkwy SE ste: #257 Terence J. Agnew 1551 Hillside Drive SE Issaquah, WA 98027 (party of record) Kent, WA 98064 tel: (253) 630-1922 (party of record) Newcastle, WA 98059 tel: (425) 746-5471 (owner/ applicant / contact) Updated: 08/27 /08 (Page 1 of 1) m X -f m "' :c 0 l 5 " :c .. m " r ~ m ' 'l ~ -f 5 z -~'.'\.._ " z :;: NIID a CD ~ ~ z i :: ----- ~ --t---""y:' r --. ,,- ~.;.;:·. t,:--. a I\) a +\!: ::: (,.) ,,~ "'z .p.. a ... z Ir~ ~:?. r~-:: t; ~-t:: !,'· ~~ --. 5"/.'· ~- t{; F-- ~-~~ f. n z ~ n I I ,: • .,.;· .l (i.65Z.) 1~1',e," ('I."'"'·+) I 1777 f/!1";,E:: oJ 't/,% ... "'f~.i,I ~ ~ a NORTHWEST HOME DESIGNING INC. 4928 I orH SfREcT SW LAKEWOOD, WA 98499 (2531 584-6309 FAA, (2531 588-0607 WWWNHDINC CO/vi -· ---< ---.. 1.·:. c:;...· :::~-----;. ;=.-~""~-::;:··. ,,.. .. ··-i::.: ~ .. :, 0 0 ~ ::: i n z z • P·-·· r -----d~-, P.', .. ~.·c:1 ~--- r-; t--i [ ~,,,.), ,i , ti ! '1 I i .. -J --· I ! ·-·-·, ' I n ~ n NORTHWEST HOME DESIGNING INC. ~ ~ 4928 I 09TH STREET SW LAKEWOOD, WA 98499 12531 584·6309 FAX: (253) 588·0607 0 -H s ~ ~ ; !5 ! 1 . {"T"1 •.'. ;I; 'II· ; '. 7 C 'r. •· ~:·· ".".'. ( .. : t· ~ ~~ n ::a -.\.a n ;; £"z ~ a ._: :; ,::! -------------· ···--· ·-· I I : \ I -··-·tr--' I ·, ,I :, ,, ' r \ ! 'j NORTHWEST HOME DESIGNING INC. 4928 I 09TH STR[ET SW lAKfWOOO, WA 98499 (253) 584·6309 FAX: (253) 588·0607 WWW NHOH0MtPLANS.(0M N•r Crull I ; /-..> ' ,I --.,_ ... , ... :l) --o----c:::::i--.. lj r.t I ~I-11; ii . "- ~ l ! ·I 11 :If• 5 11 fd r · ,1 I I sl t I ~;, --• l I • t ' I . I Ii I • 1· t I .. , ~ j''i 1; bl ____ ,.., __ OM1 """'-flit ...... • \ V ~ ' l - M -... • r I ~ l 1 '1 >, f • .J q, il!i ,n • ~ Ii "·I !lliil ~I I ··1; 1 ~ i • ~ H i· ii I·'• I :1 : if I 111• •• ~ I ti • I 1m 11,if .. f I It· Ii 1 • II 11 11 t1itlll I 111 I I I ...... ,iii~r. I • I • ii I f l;ti,''ii lli!ud h1 •••••• , ••• g i • . \ I \ ·1 J ~-··" ./ 1709 INDEX A VE. SITE PLAN SHADOW PL/\ T I" ~ 20' June 24, 2008 2S60SQFTtl- • f.XISTING IJT[L[TV fOI.F.. '" ~G"B" ~ [~ '-1.j ~ L-----------/ wun::~~ ~t----t+---.<.l~.:----:::::::::: J::V. BLOCS §rrj'~i:u ------ BLD 'A•--~ --_,,, ~ EiI:IJ~l (PARKJ,\'<; lli.;, J\.1-, 7 l6l6SQn ~,. I I lll)SQfTII· I Ill\\ --;-.,, .. ,, t'-._PROf'()S~.n CURI-I CtrT N.L \61\-l. ~ 60' 1 30' EXISTINC, $101::W,\LK • tX[S.Tl"{(; HVORAl'<I ., > eeeeeeee! ··~···,:i· > C<,<, c; C <;<,<, :0 ,,,,,,,, .( AIUUUH! 11111111 :e illlllll 'll iiiiiiii J 1•~ ·~ 11 ~ , .. .~ 1: ,,~ ii= 0 0 i .~! 0 <: .. > li!! ~ -< ,~ I ;i: 1; "' ~ :II C: 0 ~ 0 z 1 oe,~··•+• ii~ Ii~ ; ~ i: •< tii ., •m "11! ,1 ~ : ~ Im u g ag a :!j , ... . ,.. •o ,o •a •• lo -~ ,. "I < 0 ~a m 0 I. :II > < C> m l Ii m :II > C> m ; r:11111 -17011 1-X TOWNNOMES :9• ·--·-!-' ---Hi Ht°::,-.-~.:=:~. -........ ... .. ,~ rN 1: Ji! <: •0 ,; i i"' -~ "' Im 0 ... .'ii! z -~ hi z ,..-... r G> C> ... r ~ &2 ; ,.. ,! <: 1• m 0 ., .. a :: ~ m m .. " () H ! ~ 0 < .. m :II a :II m > .. " m l<.6.22 l67 l' t-.XISTlt."GC ' 1709 INDEX LANDSCAPE PLAN <) ~ . <) <) l "=20' .JUNE 24, 2008 101-1n <) fi§I llL G 11 C" <) 'g EZZl l32S2SI 375 <) <) :Q<) -----~---___,<),..__ .... o . )74.f, tXISTI · CORN!::ll ~ 60' ~ N.E. 16TH. 2Ci,\L~\f.m,Rl-0 .-.SM!tt ll R'HAIFALl!\ Jo,.'11\ 4' ff.MP l,C( t-)S I-\\l-'-!1-',"I RC TLRNEDTOl'ROPl:::RTY OWNt:RSt:f'<l:\ m.\ :.1 Of'\1:'_',;f (lf PROPF:RTY Wf.srm· sm-- f'RONSl!O LL!.\ ,\.!1 1 1',~ • ·---- ~ ,yY 0 (> ~ . !I'. ~ --> ..-;,' _,, Denis Law, Mayor 7,;)1'\f'\'o,)'.---;....;... _______ ~ April 6, 2009 Brad Olschefski Arcarius Homes, LLC 6947 Coal Creek Parkway SE #257 Newcastle, WA 98059 CITY uF REN'f'ON Department of Community and Economic Development Alu Pietsch, Administrator Subject: Approval of Minor Modification of Approved Site Plan for 6 Townhomes 1709/1711 lndex Avenue NE, Renton, City Land Use File No. LUA08-082 Dear Mr. Olschefski: This letter is sent to inform you that we have reviewed your proposed revisions to your townhome site plan. The project received administrative site plan approval on December 2, 2008. You are now proposing to construct the project in phases, with the relocation of the existing duplex building to occur first and the construction of the other two structures to follow at a later date. The Site Plan regulations define a "minor adjustment" or modification to an approved site plan as changes which do not involve more than a l 0% increase in area or scale of the development, do not have a significantly greater impact on the environment and facilities, and do not change the boundaries of the originally approved plan (RMC 4-9-200.H). The proposed phasing will comply with all of the above requirements and, therefore, is approved as a minor modification subject to the following condition: Prior to final building inspection approval, hydroseeding of the entire undeveloped portion of the site is required and also the landscaping required around the relocated building must be installed. All other conditions of the original site plan approval remain in effect. This decision to approve the proposed revisions as a minor modification is subject to a fourteen ( 14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner by 5:00 p.m., April 20, 2009. Any -----R~ 1055 South Grady Way· Renton, WashiD1,:ton 98057 @ ThiS papercontHi' '\ 'it":, -.,e,-,•.-:i(vl matenaJ 30% oostconsumec :~f-lEAD Ot' ·1 HI-, <:URVF. Mr. Brad Olschefski April6,2009 Page2 construction undertaken before the expiration of the appeal period will be at the applicant's risk. If you have questions regarding this correspondence, feel free to contact Gerald Wasser at (425) 430-7382. Sincerely, Jennifer Henning Current Planning Manager c: Parties ofrecord File #LUA08-082 • • 1709 INDEX A VE. SITE PLAN(PHASE I) l "=20' MARCH 11, 2009 ... -~ PIOeOS2DUIUctrr Hi 1 ! ; •oi ~r ~ I !S~ < aiil 15 .. 11 • I i APPROVAL SHAU. NOT 8E CONSTRUED AS THE AUTHORITY TO VIOLATE OR CANCEL ANY PROVISIONS OF CODES, ORDINANCES, OR OTHER REGULATIONS ENFORCED av THIS CITY DATE~ APPROVED 8V PERMIT# UllrO! · 0(2-- N.E. \6Til 60' ~ CfrY OF AENfON RECEIVE!) BUILDING DIVISIOI'< • EXlfflNO HYDOANT ' . 1709 INDEX LANDSCAPE PLAN (PHASE 1) 1"=20' MARCH 11,2009 101.J,r ., -4...2 * llE llE llE llE llE llE llE llE llE llE llE llE llE llE * llE llE llE llE * * i llE llE * * llE llE * * * llE llE llE llE llE * llE * 0 I llE llE ;_;__;J llE llE * ~~IV'""""' --~ lAMPIOST ~ z ~ s-< SO'--:z__ i WN.W,. W/TEMPSPalNU.EIS ,,.. CXIOIID. ;:===-------=::_--1-~~::-==-1.-------1 ~N ~ APPROVAL SHALL NOT BE CONSTRUED A.S THE AUTHORITY TO VIOLATE OR CANCEL ANY PROVISIONS OF CODES. ORDINANCES, OR OTHER REGULATIONS ENFORCED BY THIS CITY #A,I .fo,,- OATE. APPROVED BY .:;rT1:/: PERMIT# iAJlc-0{""Qt? ~ 0 N.E. l6TH. rCAUPERMAPLE r CALIPER f'LLl},t 20AL EVERGREEN SHRUB .. KALf' ALU'( ro CllY 60' ~ CIT'l'O,Fl!NfON RECEIVED M, 1 i /0(19 BUILDING DIVISION ~ 4'T&MP. AC.CE.'u EASEMENT P..ETW.NEDTOPltOPERTY ~ OWNERS UPON 01.V.l:LOPMENTOF PROf'EltTY WEST Of' SITE 37S m PII.OPOSl:ll t:LiiV KftONS EXJSTINGEI..E:1/ATIOMS ---DRD"llUUOATION SYSTEM [i] KYDJOS!;£0.Ul LA W'N Clf~Ot/'Afo,fo,,, RECEIVED NAIi I' ;'009 1709Townho Conditions of Development (Sum~ , ) LUAOS-082 Project Source of When Party Responsible Notes/Completion Condition Condition Compliance Date is Reauired A revised site Administrative Prior to Applicant plan shall be Site Plan building submitted Condition permit indicating approval ground plane textures or colors at all pedestrian sidewalks. A revised site Administrative Prior to Applicant plan shall be Site Plan building submitted Condition permit indicating a approval front entrance for the eastern-most unit in Building C on the Index Ave NE fa,ade with a wrap- around porch to the western-most unit in Building C. A lighting Administrative Prior to Applicant plan shall be Site Plan building submitted. Condition permit annroval A detailed Administrative Prior to Applicant landscape and Site Plan building irrigation plan Condition permit shall be approval submitted. Pay Advisory note Prior to Applicant $1,758.00 Transportation building Mitigation permit Fee annroval Pay Fire Advisory note Prior to Applicant $1,952.00 Mitigation building Fee permit annroval Pay Parks Advisory note Prior to Applicant $1,418.04 Mitigation building Fee permit approval ' i ! .. l709Townh, . Conditions of Development (Sumi :) LUAOS-082 Haul hours are Code limited to 8:30 amto 3:30 pm Monday through Friday Construction Code hours are from 7:00 am to 8:00pm Monday through Friday. Construction hours on Saturdays are from9:00 am to 8:00 pm and no work on Sundays. cc: Chip Vincent Neil Wans Larry Meckling Kayren Kittrick Jennifer Henning Mike Dotson During Construction During constrnction Gerald Wasser ·---, t..0A w~-oaoi, Pn.s=--t ~: j.,_ Applicant/Contractor/Builder Applicant/Contractor/Builder ~y o CITY < ' RENTON ':"~fie~~ Department of Community and .£ Economic Development ~ -~ Denis Law, Mayor Alex Pietsch, Administrator ~N~o~~~---~~~~~~~~~~~~~~---~~~~ April 6, 2009 Brad Olschefski Arcarius Homes, LLC 6947 Coal Creek Parkway SE #257 Newcastle, WA 98059 Subject: Request for Extension or Site Plan Period of Validity 1709/1711 Index Avenue NE, Renton, City Land Use File No. LUAOS-082 Dear Mr. Olschefski: This letter is sent in response to your request for an extension of your approved site plan's period of validity. Section 4-9-200L2 of the Renton Municipal Code authorizes the City to approve a single two- year extension of the usual two-year building permit filing deadline. We understand that you are still working to complete this project and will require additional time. Therefore, your request for a two-year extension is hereby granted. Since the site plan was originally approved on December 2, 2008, you now have until December 2, 2012 to submit a complete building permit applications for project. I hope that this extension meets your needs and that your project can be completed. You may call Laureen Nicolay at 425-430-7294 if you have any questions. Sincerely, Jennifer Henning Current Planning Manager c: Parties of record File #LUA08-082 1055 South Grady Way -Renton, Washington 98057 ~ This paoer cc,:•'"''"':,;' •''(•,.:Ji?::l materiat 30o/., oost ::onsurner -------------·-RENTON" :\lll'.AO or Ttll~ CURVE ~ ~YO r, . ,;, V :"r'...->, • + • ~;R ~ Denis Law, Mayor ~'.I\T'\'O April 6, 2009 Brad Olschefski Arcarius Homes, LLC 6947 Coat Creek Parkway SE #257 Newcastle, WA 98059 CITY ( . ' REN'I'ON Department of Community and Economic Development Alex Pietsch, Administrator -·-,---------====.;...;====-- Subject: Approval of Minor Modification of Approved Site Plan for 6 Townhomes 1709/1711 Index Avenue NE, Renton, City Land Use File No. LUAOS-082 Dear Mr. Olschefski: This letter is sent to inform you that we have reviewed your proposed revisions to your townhome site plan. The project received administrative site plan approval on December 2, 2008. You are now proposing to construct the project in phases, with the relocation of the existing duplex building to occur first and the constntction of the other two structures to follow at a later date. The Site Plan regulations define a "minor adjustment" or modification to an approved site plan as changes which do not involve more than a I 0% increase in area or scale of the development, do not have a significantly greater impact on the environment and facilities, and do not change the boundaries of the originally approved plan (RMC 4-9-200.H). The proposed phasing will comply with all of the above requirements and, therefore, is approved as a minor modification subject to the following condition: Prior to final building inspection approval, hydrosecding of the entire undeveloped portion of the site is required and also the landscaping required around the relocated building must be installed. All other conditions of the original site plan approval remain in effect. This decision to approve the proposed revisions as a minor modification is subject to a fourteen (14) day appeal period from the date of this letter. Any appeals of the administrative decision must be filed with the City of Renton Hearing Examiner by 5:00 p.m., April 20, 2009. Any I 055 South Grady Way -Renton, Washington 98057 ti) Thispape:r,.on1;=uns '.'.(··/ ccr,,·~1.:s: c~tenal. 30%post<'.X;f1surner AHEAD (tf· Ttlf.. Ct'RVE Mr. Brad Olschefski April 6, 2009 Page2 construction undertaken before the expiration of the appeal period will be at the applicant's risk. If you have questions regarding this correspondence, feel free to contact Gerald Wasser at (425) 430-7382. Sincerely, Jennifer Henning Current Planning Manager c: Parties of record File #LUAOS-082 • • ARCARIUS HOMES, LLC' ......................................................................... ························································································""\~······ 6947 Coal Creek Pkwy S.E. #257 .« ~~i~\ Newcastle, Wa. 98059 0 ~~~"c.l'.~ Phone 425-746-5471 '-' O< B ~vww .arcariu~homes.com O~~b,~ "~ i<$S Jennifer Henning Planning Manager Department of Community and Economic Development 1055 South Grady Way Renton, WA 98057 RE: LUA08-082, SA-A Ms. Henning, yt~ '1. . '.O -~fc,c~"~ February 20, 2009 At this time I would like to request a 2 year extension and a modification of the above referenced Site Plan Approval. Current economic conditions preclude my moving forward with any speed on this entire project although it is assumed that in the near future markets will turn around and the project will again become viable. The modification I would like to request would he as follows: I) Make the project a phased project by moving the existing duplex building and put it on a concrete foundation on the existing lot and remodel the structure and landscape the lot with grass and several trees. (Please see attached drawing) Complete the first third of the project ie. Building "C" and · associated landscaping highlighted in yellow. 2) As market conditions improve and within the approved time span complete the remainder of the project to the project specifications and conditions as approved. The existing building is currently on water and sewer and serviced by gas and electrical utilities. Since the current economic conditions have clouded the future I have leased this duplex to "Way Back In" for zero dollars for almost a year and would like to move it and remodel it upon lease expiration. Moving the duplex and remodeling it will permit the project to start moving forward although slowly ~ovide needed rental housing . .d3,Lz~<_e---~'- CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT Date: To: From: MEMORANDUM January 23, 2009 City Clerk's Office Stacy Tucker Subject: Land Use File Closeout Please complete the following Information to facilitate project closeout and indexing by the City Clerk's Office. Project Name: 1709 Townhomes LUA (file) Number: LUA-08-082, SA-A Cross-References: AKA's: I Project Manager: Gerald Wasser . Acceptance Date: August 11, 2008 Applicant: Brad Olschefski, Arcarlus Homes Owner: Same as applicant Contact: Same as applicant PIO Number: 7227801935 ERC Decision Date: ! ERC Appeal Date: ' j Administrative Approval: December 2, 2008 j Appeal Period Ends: December 16, 2008 j Public Hearing Date: I Date Appealed to HEX: By Whom: i HEX Decision: Date: I Date Appealed to Council: l By Whom: ! Council Decision: Date: i Mylar Recording Number: Project Description: The applicant Is requesting Administrative Site Development Plan Review and approval for a 3-building, 6-unlt townhouse (two units per building) project on a 16,015 square foot site in the Residential -14 dwelling units per acre (R-14) zone. The applicant is requesting a density bonus for a project density of 16.22 dwelling units per acre. Vehicular access would be orovlded via a orooosed allev and access easement off of NE 16th Street. Location: 1709/1711 Index Avenue NE Comments: i ' I .. December 30, 2008 Brad Olschefski Arcarius Homes 6947 Coal Creek Parkway SE #257 Newcastle, WA 98059 SUBJECT: 1709 Townhomes LUAOS-082, SA-A Dear Mr. Olschefski: Cly OF RENTON Department of Community and Economic Development Alex Pietsch, Administrator This letter is to inform you that the appeal period has ended for the Administrative Site Plan approval. No appeals were filed. This decision is final and application for the appropriately required permits may proceed. The conditions of approval listed in the City of Renton Report and Decision dated December 2, 2008 must be satisfied and the advisory notes in the Addendum to the Administrative Decision dated December 8, 2008 must be adhered to during construction and prior to final inspection. If you have any questions regarding the report and decision issued for this site plan approval, please call me at (425) 430-7382. Sincerely, ~OtMi)~ foV Gerald C. Wasser Associate Planner cc: Terence J. Agnew, Eugene Garol / Parties of Record -------,-0-55-S-,-,u-th-G-,r-ad_y_W-ay---l{-c-n-to-n.-W-a_s_tu-.n-gt-on_9_80_5_7 ______ ~ @, This paper<"'r,nt;i1n, 51=·" · r.;ao:vded matenal, 30"/~ post consumer AHEAD OF THF. CUKVE , o"~(~Y ~~ + >+-+ ~ ~ ~ Denis Law. Mayor ~Ni\'O CIT' OF RENTON Department of Community and Economic Development Alex Pietsch, Administrator ---~-1'.lecember 8, 2008 Brad Olschefski Arcarius Homes, LLC 6947 Coal Creek Parkway SE #257 Newcastle, WA 98059 Subject: Addendum to Administrative Decision 1709 Townhomes LUAOS-082, SA-A Dear Mr. Olschefski: An Administrative Decision was made on the above-captioned project on December 2, 2008. Inadvertently, Advisory Notes from other City departments were not included with that decision. This addendum includes those advisory notes. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Water 1. In accordance with the Fire Department requirement (prior to recording the subdivision), at a minimum, one hydrant within 300 feet of any proposed single-family structure is required. Additional fire flow and hydrants are required if the total square footage of the new single-family structures are greater than 3,600 square feet. 2. The Water System Development Charge is $2,236.00 per new single-family residence with the assumption of a Y." meter in use. 3. Provide a separate water service to each building lot prior to recording of parcel. 4. The new water service shall be connected from the existing 6" water main fronting the property along Index Ave NE. Sanitary Sewer 1. The Sewer System Development Charge is $1,591.00 per new single-family residence per Y." water meter service (more if larger sized meter is installed). This fee is due with the construction permit. 2. A separate side sewer to each building lot is required prior to recording. 3. No dual side sewer is allowed. 4. Side sewer shall be a minimum of 2% slope. 5. If this parcel is recorded as a single lot, a private sewer main is acceptable and no easement is required. If this parcel is subdivided or allows provisions to be in the future, an 8-inch sewer main with a manhole is required within a dedicated 15-foot utility easement along the western boundary of the property. -------10_5_5_S_ou-th_G_r_ad_y_W_a_y ___ R_c-nt-on-.-v,-,as-h-in_gt_o_n_9_80_5_7 ______ ~ @ This paper cont ams SJ% recycled mateRal, '30% po$t oonsumer AHEAD Of' l'Hli CURVE , LUAOS-082, SA-A Addendum Surface Water 1. Surface Water System Development Charge is $0.405 per square foot, but less than $1,012.00. This fee is due with the construction permit. 2. Drainage requirements must meet the 1990 King County Surface Water Design Manual. 3. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards and staff review. Aquifer Protection 2 This project is located within Zone 2 of the Aquifer Protection Area and is therefore subject to special requirements. The following is a summary of requirements that may apply to this project. For specific requirements, please refer to Renton Municipal Code (RMC) sections as noted in parentheses. 1. Critical Areas Regulations (RMC 4·3-050): Certain uses prohibited (subsection C8), pesticide and fertilizer use restrictions (H3a), constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be on site at the new facility (H2di); hazardous material release restrictions enforced (H10). 2. Aquifer Protection Area Permits (RMC 4-9-015): Certain uses require operating permits. 3. Construction Activity Standards (RMC 4·4·030C7): Standards shall be followed if, during construction, more than 20 gallons of hazardous materials will be stored on site or vehicles will be fueled on site. 4. Fill Source Statement (RMC 4·4-060l4): A fill source statement is required if more than 100 cubic yards of fill material will be imported to the project site. 5. Surface Water Management Standards (RMC 4·6·030E2 and 3): Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. 6. Sanitary Sewer Standards (RMC 4·6·040J): New construction shall connect to a sanitary sewer (septic tanks not allowed) unless the wastewater utility determines that sanitary sewer is not available. Transportation 1. The traffic mitigation fee of $75.00 per additional generated trip shall be assessed per additional single family home at a rate of 5.86 trips per day totaling $1,758.00. (4 x 5.86 = 23.44 ADT x $75.00 = $1758.00) This fee is payable at time of recording the plat. 2. All new electrical, phone and cable services must be underground. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the parcel. 3. A 15-foot radius is required at the corner of Index Ave NE and NE 16"' Street. 4. Alley dedication (8-feet, with 4-feet easement) is required along mid-block lot line. Fire & Emergency Services 1. Fire Flow: Structures up to 3,600 square feet shalt require a minimum fire flow of 1,000 gallons per minute for 2 hours. Structures in excess of 3,600 square feet shall meet a fire ' , LUA08-082, SA-A Addendum flow of 1,500 gallons per minute or comply with the fire flow requirements set forth in Table B -Appendix B of the International Fire Code. 2. Number of Required Fire Hydrants: In accordance with Renton Fire Department standards, one hydrant shall be required for structures up to 3,600 square feet and that require a minimum fire flow of 1,000 gallons per minute. The number is also subject to meeting installation spacing requirements that are in accordance with sound engineering practices. Structures over 3,600 square feet and having a fire flow requirement of 1,500 gallons per minute or more shall require two hydrants. The number of hydrants for structures over 3,600 square feet shall also be based on spacing, which shall be in accordance with sound engineering practices. 3 3. Residential Hydrant Spacing Spacing shall be no greater than 500 feet apart, no greater than 300 feet to the front of any structure, and primary hydrants shall not be greater than 150 feet to the structure. 4. Ladder and Fire Apparatus Access: The minimum Fire Apparatus Road Access shall be no less than 20 feet wide. Review of the plans discloses road widths to be approximately 20 feet for the access off of NE 16th Street. Fire Lane signage shall be required on one side of the proposed driveway off of NE 16th Street. Contact the Fire Marshal's office for specific Fire Lane signage requirements. Fire Lane signage shall be posted on one side of the driveway. No turn around is required. Ladder access shall be provided on all four sides of a structure for a 35-foot ladder at a 70 degree angle. 5. Fire Sprinkler: A National Fire Protection Association residential fire sprinkler system may be required. 6. Fire Mitigation Fees: Fire mitigation fees shall be required. Parks 1. It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $354.51 per each new multi-family unit to address these potential impacts. cc: C.E. Vincent Jennifer Henning REPORT & DECISION City of Renton Department of Community & Economic Development ADMINISTRATIVE SITE PLAN REVIEW A. SUMMARY AND PURPOSE OF REQUEST: Proiect Name: Owner: Applicant/Contact: File Number: Project Manager: Project Summary: Project Location: 1709 Townhomes Acarius Homes, BELS INV. M & D Shane 6947 Coal Creek Parkway SE #257 Newcastle, WA 98059 Brad Olschefski Acarius Homes. LLC 6947 Coal Creek Parkway SE #257 Newcastle. WA 98059 LUA 08-082. SA-A Gerald Wasser. Associate Planner The applicant is requesting Administrative Site Development Plan Review and approval for a 3-building, 6-un,t townhouse and residential flats (two units per building) project on a 16,015 square foot site ,n the Residential -14 dwelling units per acre (R-14) zone and Urban D sign Overlay District E. The density range in the R-14 zone is 10 to 14 \ dwelli units per net acre. except that densities of up to 18 dwelling units per net acre 'are milted with a density bonus. The applicant is requesting a density bonus for a ,;·· fr~ rt ensity of 16 22 dwelling units per acre. Building heights would range from 16- e , 5-inches to 2G-fect Vcl,cular access would be provided via a proposed 8-foot al and 4-foot access easernent combined 12-feet) off of NE 16th Street. 1709/1711 Index /\venue NE ~-l Administratfrc Sire Plan LUA08-/Jf:2.doc REPORT & DECISION City of Renton Department of Community & Economic Development ADMINISTRATIVE SITE PLAN REVIEW A. SUMMARY AND PURPOSE OF REQUEST: Project Name: Owner: Apphcant!Contact: File Number: Project Manager: Project Summary: Project Location: 1709 Townhomes Acarius Homes, BELS INV. M & D Shane 6947 Coal Creek Parkway SE #257 Newcastle, WA 98059 Brad Olschefski Acarius Homes, LLC 6947 Coal Creek Parkway SE #257 Newcastle, WA 98059 LUA 08-082, SA-A Gerald Wasser, Associate Planner The applicant is requesting Administrative Site Development Plan Review and approval for a 3-building, 6-unit townhouse and residential flats (two units per building) proiect on a 16,015 square foot site in the Residential -14 dwelling units per acre (R-14) zone and Urban Design Overlay District E. The density range in the R-14 zone is 10 to 14 dwelling units per net acre, except that densities of up to 18 dwelling units per net acre are permitted with a density bonus. The applicant is requesting a density bonus for a project density of 16.22 dwelling units per acre. Building heights would range from 16- feet, 5-inches to 26-feet. Vehcular access would be provided via a proposed 8-foot alley and 4-foot access easement (combined 12-feet) off of NE 16th Street. 1709/1711 Index Avenue NE Administratin, Sire Plan LUA08-082.doc City of Renton Department of Community & Economic Develooment 1709 TOWNHOMES -"'--------------·--·-.. -· Administrative Site Plan Report & Decision LUAOB-082, SA ·A Report of December 2. 2008 B. GENERAL INFORMATION: Owners of Record: Zoning Designation.- Comprehensive Plan Designation: Exis/Jng Site Use: Neighborhood Characteristics: North: East: South: West: Access: Sile Area: Project Data: Existing Building Footprint· New Building Footpnnt: New Building Gross Square Footage: Total lmperv,ous Area: C. HISTORICAUBACKGROUND: Annexation Comprehensive Plan Zoning D. DEPARTMENT ANALYSIS: Acanus Homes, BELS INV, M & D Shane 6947 Coal Creek Parkway SE, #257 Newcastle, WA 98059 Residential -14 dwelling units per acre (R-14) Center Village Page 2 of 10 The site is currently developed with one duplex structure to be relocated on site. Duplexes (R-14 zone) School Single Family Residences (R-14 zone) Duplexes (R-14) 16.015 square feet Area 1 .750 square feet 4.623 square feet 5.128 square feet 9.394 square feet (58 66 %) Land Use File No. NIA NIA NIA Comments Ordinance No. 1483 5285 5287 Date 4116/1946 511412007 511412007 1. Project Description and Background The proposed residential development, 1709 Townhomes. would consist of six units (four townhouse units and two flats). There would be three buildings with two units each. An existing duplex would be relocated on site (Building ·C") and would be converted to two flats. Two buildings would each contain two townhouse units (Buildings 'A" and "B"). The project site generally slopes to the west. The applicant has indicated that minimal grading will be balanced on site. Building "C" would be one story ( 16-feet. 5-inches at the Index Avenue NE elevation) in height and would have two enclosed parking stalls and one surface parking stall. Buildings "A" and "B" would be two stories (26-feet at the Index Avenue NE elevation) with each unit having two enclosed parking stalls. The style of the structures would reflect the Craftsman period. The fai;:ade treatment on all three structures would be a combination of board and batten, shake, lap siding and decorative stone. The applicant proposes to use Hardie products for siding materials. The roof pitch on all three buildings would 4112. Administra1i1'e Site Plan LUAOS-082 City of Re11ton Department of Community & Economic Oevelop1ru:H:( 1709 TOWNHOMES -------------~~. ----- Administrative Site Plan Report & Decision LUA08-082. SA-A Report of December 2. 2008 Page 3 of l 0 The applicant has indicated that vehicular access to the site would be from NE 16th Street via an 8-foot alley to be dedicated to the City and an adjacent four-foot wide access easement along the westerly property line. The R-14 zone allows a density range of 10 to 14 dwelling units per acre. A density bonus of up to 18 du/ac is allowed with a density bonu5 The applicant is requesting a density bonus to allow 16.22 du/ac. 2. Staff Review Comments Representatives from various City departments have reviewed the application materials to identify and address site plan issues from the proposed development These comments are contained in the official file, and the appropriate recommendations have been incorporated into this report 3. Environmental Review a. Environmental Determination Pursuant to the City of Renton's Environmental Ordinance and SEPA requirements (WAC197-11- 8001 .b.ii) this project was determined to be Categorically Exempt The construction or location of any residential structures of four units or fewer is categorically from threshold determination and EIS requirements. While this project encompasses six total residential units, two existing units will remain and four new units would be constructed. b. Mitigation Measures No mitigation measures are necessary because this proiect has been determined to be Categorically Exempt 4. Exhibits Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Vicinity Map Zoning Map Site Plan Landscape Plan Shadow Plat Buildings A & B East Elevation Buildings A & B South Elevation Buildings A & B West Elevation Building C East Elevation Building C South Elevation Building C West Elevation Building C North Elevation 5. Consistency with Site Plan Approval Criteria As per RMC 4-9-200.E, "The Reviewing Official shall review and act upon site plans based upon comprehensive planning considerations and the following criteria. These criteria are objectives of good site plans to be aimed for ,n development within the City of Renton. However, strict compliance with any one or more particular criterion may not be necessary or reasonable. These criteria also provide a frame of reference for the applicant in developing a site, but are not intended to be inflexible standards or to discourage creativity and innovation. The site plan review criteria include, but are not limited to, the following": Administrati,·e Site Plan LUAOIJ-01!2 City of Renton Department of Community & Economic Development 1709 TOWNHOMES Report of December 2. 2008 a. Conformance with the Comprehensive Plan Administrat1Ve Site Plan Report & Decision LUAOB-082, SA-A Page 4 of 10 The Comprehensive Plan Land Use Map designation for the project property is Highlands Center Village. The Comprehensive Plan also identifies this property as being within Urban Design District E. The purpose of the Urban Design Regulations (RMC 4-3-100A.7) is to create design standards and guidelines specific to the residential portion of the Center Village that ensure design quality of structure and site development that implements the Comprehensive Plan Vision for the Center Village designation. A variety of housing options allows economic diversity in the Center Village, with design regulations to tie the range of styles and types together. The following Comprehensive Plan policies are applicable to the proposal: Policy LU-199. Allow stand-alone residential development in various types and urban densities in portions of Centers not conducive to commercial development, or in the Urban Center in districts designated for residential use. .r Policy Objective Met I :Not Met Objective LU-CCC. Develop Center Villages. characterized by intense urban development supported by site planning and infrastructure that provide a pedestrian scale environment. Policy LU-318. Implement the Center Village Designation using multiple zoning designations including Residential-14 (R-14), Center Village, and the Residential Multi-famHy zones (RM-F. RM-U, RM-T) . .r Policy Objective Met ·,Not Met Policy LU-320. Allow residential density ranging from a minimum of 10 to a maximum of 80 dwelling units per acre in the Center Village designation . ., Policy Objective Met uNotMet Policy LU-323. Accommodate parking within a parking structure. Where structured parking is infeasible due to site configurat,on, parking sllould be located in the back or tile side of tile primary structure. Parking lots between structures and street rights-of-way shall not be permitted . ., Policy Objective Met I !Not Met Policy LU-324. Use alley access where alleys currently exist. Encourage designation of new alleys in redevelopment projects . ., Policy Objective Met 1 !Not Met Policy LU-330. Residential development within Center Villages is intended to be urban scale, flat, and/or townhouse development with structured parking. ., Policy Objective Met ,;Not Met Administrative Sile Plan LUA08-082 City of Renton Department of Community & Economic: Developrn~nf 1709 TOWNHOMES Report of December 2, 2008 b. Conformance with existing land use regulations Administrative Site Pfan Report & Decision LUAOB-082, SA-A Page 5 of 10 The purpose of the Residential-14 Dwelling Units per Net Acre Zone (R-14) is to encourage development, and redevelopment, of residential neighborhoods that provide a mix of detached, semi-attached, and attached dwelling structures organized and designed to combine characteristics of both typical detached single family and small-scale multi-family developments. It is intended to implement the Residential Medium Density or the Center Village Land Use Comprehensive Plan designations. Densities range from ten (10) to fourteen (14) units per net acre with opportunities for bonuses up to eighteen (18) dwelling units per net acre. Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one anot11er and can be integrated together into a quality neighborhood. Project features are encouraged, such as yards for private use, common open spaces, and landscaped areas that enhance a neighborhood and foster a sense of community. Civic and limited commercial uses may be allowed when they support the purpose of the designation. Density -The R-14 zone allows a density range of 10 to 14 dulac. Densities of up 18 dulac are allowed with a density bonus. The proposed project has a density of 16.22 dulac. To qualify for a density bonus the applicant has provided an alley/and or rear access and parking lot for 50% of detached, attached, or townhouse units. Additionally, 1n order to qualify for a bonus, developments shall also incorporate a minimum of 3 of the following features: • Architectural design which incorporates enhanced building entry features (e.g. varied design materials, arbors and/or trellises, cocheres, gabled roofs). • Active common recreation amenities such as picnic facilities, gazebos, sports courts, recreation center, pool, spa/jacuzzi. • Enhanced ground plane textures or colors (e.g. stamped patterned concrete, cobblestone, or brick at all building entries, courtyards, trails or sidewalks). • Building or structure incorporatmg bonus units shall have no more than 75% of the garages on a single faqade. • Surface parking lots containing not more than 6 parking stalls separated from other parking areas by landscaping with a minimum width of 15 feet. • Site design incorporating a package of at 3 amenities which enhance neighborhood character, such as coordinated lighting (street or building), mailbox details, address, and signage details, and street trees as approved by the Reviewing Official. The applicant has indicated the proposed buildings would have gabled roofs. Only one surface parking space is being proposed. While no enhanced ground plane textures have been proposed, the applicant could provide stamped concrete. cobblestone or brick at all building entries and sidewalks. Staff recommends that as a condition of approval that the applicant provide enhanced ground plane textures or colors such as stamped patterned concrete, cobblestone, or brick at all building entries. courtyards, trails or sidewalks. Shadow Plats -Uses may be developed on either: a) properties which are platted through the subdivision process; orb) properties which are to remain unplatted. For properties which are to remain unplatted, the development application shall be accompanied by a shadow plat and, if applicable. phasing or land reserve plan. For the purposes of this zone, "/of' shall mean legal platted lot and/or equivalent shadow platted land area. The applicant has submitted a shadow plat map (Exhibit 5) illustrating how the site could be subdivided per R-14 standards. Administratii'e Site Plan LUA//I/-Oli2 City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision 1709 TOWNHOMES LUAOB-082, SA-A ........ -·----~------.....=.=.:..:.::.::'-,:c.:.cc_ Report of December 2. 2008 Page 6 or I 0 Dwelling Uni! Mix -A minimum of 50% to a maximum of 100% of permitted units shall consist of detached, semi-attached or up to 3 consecutively attached townhouses. The project would consist of three two-unit townhouse buildings, thus complying with the required dwelling unit mix. Minimum Lot Size -For projects with up to 3 townhouse units consecutively attached, exterior/end units shall have 2,500 square feet. All six units are end units. The shadow plat indicates that lots would range in siLe from 2,504 to 3,115 square feet. Minimum Lot Width and Depth -For pro1ects with up to 3 townhouse units consecutively attached the minimum lot width is 25 feet and the minimum lot depth is 45 feet. The proposed project would exceed the minimum dimensions. Setbacks -R-14 zoning establishes minimum setback requirements. In the case of shadow plats the setbacks shall be measured from the "shadow lot lines" in the same manner as a conventionally subdivided lot. Front Yard -R-14 zoning requires a minimum 10 foot setback attached units and their accessory structures with parking provided from the rear via street or alley. The proposed project would comply with this setback requirement. Side Yard -The minimum side yard for detached and semi-attached primary structures is 5 feet. The proposed project would comply with 111,s setback requirement. Rear Yard -The minimum rear yard setback for residential uses with attached alley access garage is 5 feet provided that the garage must be set back a sufficient distance to provide a minimum of 24 feet of back-out room. counting alley surface. The proposed project would comply with this setback requirement. Height-The R-14 zone limits residential uses to 2-stories and 30 feet. The proposed project would comply with this height requirement. Building Location -Dwellings shall be arranged in a manner which creates a neighborhood environment. Front facades of structures shall address the public street. private street or court by providing: a landscaped pedestrian connection; and an entry feature facing the front yard. In addition, Urban Design Overlay District E requires that: a primary entrance of each building shall be located on the fai;ade facing a street, shall be prominent, visible from the street. connected by a walkway to the public sidewalk. and include human-scale elements; multiple buildings on the same site shall provide a continuous network of pedestrian paths and open spaces that incorporate landscaping to provide a directed view to building entries; ground floor units shall be directly accessible from the street or an open space such as a courtyard or garden that is accessible from the street; secondary access 9not fronting on a street) shall have weather protection at least 4-112 feet wide over the entrance or some other similar indicator of access; pedestrian access shall be provided to the budding from property edges. adjacent lots, abutting street intersections, crosswalks and transit stops. The proposed project generally complies with these building location requirements. Staff recommends that as a condition of approval the applicant provide a front entrance for the eastern-most unit in Building Con the Index Avenue NE fa9ade with a wrap-around porch to the western-most unit in Building C. Building Design -Architectural design shall incorporate: a) Variation in vertical and horizontal modulation of structural facades and roof lines among individual attached dwelling units, and b) private entry features which are designed to provide individual ground-floor connection to the outside for detached, semi-attached, and townhouse units. The proposed project complies with these building design requirements. Administrati>'e Site Plan LUA0//-01/l City of Renton Department of Community & Ecot1om1c Development 1709 TOWNHOMES Administrative Site Plan Report & Decision LUA08-082. SA-A . -··--· Report of December 2. 2008 Page 7 of l 0 Maximum Building Length -Bui/d,ng length shall not exceed 85 feet for up to 3 consecutively attached townhouses. The proposed proiect ranges from 40 feet to 72 feet in length and complies with the building length requirement. Building Coverage -The maximum building coverage in the R-14 zone is 50%. The proposed buildings would cover 28.87% of the site. Landscaping -Residential uses in the R-14 zone require that the entire front setback. excluding driveways and walkways, shall be landscaped. The proposed project complies with the landscape requirement. Underground sprinkler systems are required to be installed and maintained for all landscaped areas unless 100 percent drought tolerant plants are installed. The sprinkler system shall provide full water coverage of the planted areas specified on the plan. The applicant has submitted a conceptual landscape plan. Staff recommends as a condition of approval that the applicant submit detailed landscape and irrigation plans indicating an underground sprinkler system. Parking/Circulation -1. 75 parking spaces per unit are required. The proposed project would have a total of 11 parking stalls for the six units. Two under-building tandem spaces would be provided for each unit in Buildings A and B; two under-building spaces and one surface parking space would be provided for Building C Circulation would be provided via a proposed 8-foot alley and adjacent 4-foot access easement along the western property line. c. Mitigation of impacts to surrounding properties and uses City staff does not anticipate any adverse impact on surrounding properties and uses. The abutting properties to the north and west are developed with duplexes. The property to the east is developed with a school and to tt1e south single family residences. All of the surrounding properties are zoned R-14. The proposed 1709 Townhomes project is in conformance with the requirements of the R-14 zone and Urban Design District E (which implements the Center Village Comprehensive plan designation). While tt1e proposed project is denser than the surrounding development the new townhomes and flats are in keeping with the multi-family character of the area and zone. Building heights range from 16-feet, 5-inches to 26-feet along the Index Avenue NE facades and from 26-feet, 8-inches to 34-feet, 5-0inches along the at the rear (western) facades. A pedestrian environment is promoted by the proposal through the use of walkways and alley accessed automobile parking. d. Mitigation of impacts of the proposed site plan to the site The project site is currently developed witt1 a duplex structure which would be reoriented on-site to accommodate the addition of two 2-unit townhouse buildings. The scale, height and bulk of the proposed project are appropriate for the site. and anticipated to be architecturally compatible with the development in the project vicinity. The site is 16,015 square feet in area and would have a total building coverage of 4,623 square feet Impervious surfaces of the proposed project would encompass 9,394 square feet or 58.66 percent of the site. The fa~ade treatment of the three proposed ouildings would generally reflect the Craftsman style of architecture and would include a combinatiOn of board and batten, shake, lap siding and decorative stone. Landscaping for the proposed pro1ect would provide shade and visual interest. Eleven trees are proposed which include 2-inch caliper maples and plums and 4-inch caliper evergreens. Two gallon evergreen shrubs are also proposed No groundcover is indicated on the submitted landscape plan. Staff recommends that as a condition of approval that the applicant submit a Administrari,•e Site Plan LUAOB-082 City of Renton Department of Community & Economic Development 1709 TOWNHOMES Administrative Site Plan Report & Decision LUAOB-082, SA-A Report of December 2, 2008 Page 8 of l 0 detailed landscape plan to the satisfaction of the Community & Economic Development Department indicating species and lawn or groundcover in all landscaped areas prior to the issuance of bu!lding permits. Ten garage stalls and 1 surface level parking stall are proposed. Vehicular access to the site would be provided from NE 16'" Street via a proposed 8-foot alley and a 4-foot access easement at the rear (eastern) property line. e. Conservation of area-wide property values The proposed development is expected to conserve and increase property values in the vicinity of the site. The proposed project is in conformance with the Comprehensive Plan objectives and policies of the Center Village designation. No blight is expected to occur as a result of the project. f. Safety and efficiency of vehicle and pedestrian circulation The proposal would result in an increase in traffic trips to the City's street system. The proposed project is expected to generate 23.44 new average daily trips. Pedestrian walkways would provide links between the street frontages and the three residential buildings. Both vehicular and pedestrian access appears to be adequate. g. Provision of adequate light and air Placement of the proposed residenttal buildings along with proposed landscaping would minimize any glare produced as a result of building glazing. Vehicular traffic and residential uses to the north, west and south, therefore, should not be adversely affected by glare or the obstruction of sunlight. Staff recommends that as a condttion of approval that the applicant provide a lighting plan to the satisfaction of the Community & Economic Development Department prior to the issuance of building permits. h. Mitigation of noise, odors and other harmful or unhealthy conditions The proposed development is not anticipated to generate any harmful or unhealthy conditions. There would be noise impacts from tncreased traffic and activities that are normally associated with a residential development. i. Availability of public services and facilities to accommodate the proposed use Sanitary sewers would be provided by the City of Renton and are available to serve the proposed pro1ect. Water service and other utilities are available and would be extended as necessary to the buildings by the applicant as required by City code. The Renton School District has indicated that it would be able to handle the impact of students estimated to come from the proposed project. j. Prevention of neighborhood deterioration and blight No deterioration or blight is expected to occur as a result of this proposal. Adherence to development regulations ensures that the development would be compatible with the existing neighborhood and constitute a substantial investment in the community. Administratl\'C Site Plan l.UAlll!-01!2 City of Renton Department of Community & Economic Dcve:lopme:,r 1709 TOWNHOMES Report of December 2. 2008 E. FINDINGS Admimstrative Site Plan Report & Decision LUAOB-082, SA-A Page 9 or 10 Having reviewed the written record in the malter. the City now finds !he following: 1) Request: The Applicant has requested Administrative Site Plan Approval for 1709 Townhomes. LUA08-082. SA-A. 2) Environmental Review: Pursuant to the City of Renton's Environmental Ordinance and SEPA requirements (WAC197-11-8001.b.ir) this project was determined to be Categorically Exempt. 3) Site Plan Review: The applicant's Site Plan Review application complies with the requirements for information necessary for site plan review. The applicant's plans are attached as Exhibits_ of this report. 4) Comprehensive Plan: The subject proposal is consistent with the Comprehensive Plan goals, objectives and policies for the Center Village land use designation. 5) Zoning: The site plan, as submitted. conforms to the zoning requirements and development standards of the Residential -14 du/acre (R-14) zone subject to all conditions of approval. F. CONCLUSIONS 1) The subject proposal complies with the policres and codes of the City of Renton subject to all advisory notes and conditions of approval. 2) The proposal complies with the Comprehensive Plan goals, objectives and policies for residentral development in the Center Village land use designation and Residential -14 du/acre (R-14) zone subject to all advisory notes and conditions of approval. 3) Pursuant to the City of Renton's Environmental Ordinance and SEPA requirements (WAC197-11- 8001.b.ii) this project was determined to be Categorically Exempt. G. DECISION The site plan for 1709 Townhomes Project No. LUAOS-082, SA-A is approved subject to the following conditions: 1. Prior to building permit approval, the applicant shall submit a revised site plan to the Community & Economic Development Department proiect manager for review and approval indicating ground plane textures or colors (e.g. stamped patterned concrete, cobblestone, or brick) at all pedestrian sidewalks. 2. Prior to building permit approval, the applicant shall provide a revised site plan which indicates a front entrance for the eastern-most unit rn Building Con the Index Avenue NE fa9ade with a wrap-around porch to the western-most unit in Building C. 3. Prior to building permit approval, the applicant shall submit a detailed landscape and irrigation plan to the Community & Economic Development Department project manager for review and approval indicating all landscaping rncluding ground cover and/or lawn and an underground irrigation system. 4. Prior to building permit approval, the applicant shall submit a lighting plan to the Community & Economic Development Department proiect manager for review and approval. Admimstrati>'e Site Plan l.UA/111-01/2 City of Renton Department of Community & Econom:c: fJeveiopmant 1709 TOWNHOMES Report of December 2, 2008 C.E. Vincent, Planning Director Administrative Site Pran Report & Decision LUAOB-082. SA-A Page IOoflO 12 /2 f oi I I Decision Date TRANSMITTED this :!'" day of December 2008 to the Applicant/Owner/Contact: Brad Olschefski Arcarius Homes. LLC, BELS INV, M & D Shane 6947 Coal Creek Parkway SE, #257 Newcastle, WA 98059 TRANSMITTED this :!'d day of December 2008 to tile Parties of Record: Terence J. Agnew Eugene Garo! 1551 Hillside Drive SE PO Box 5001 Issaquah, WA 98027 Kent. WA 98064 TRANSMITTED this t'd day of December 2008 to the following: Larry Meckling, Building Official Kayren Kittrick, Development Services Neil Watts, Development Services Director Jennifer Henning, Current Planning Manager Jan Conklin Carrie Olson Fire Marshal Renton Reporter Land Use Action Appeals The administrative land use decision will become final if the decision is not appealed within 14 days of the effective date of decision. An appeal of the dec1s1on must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). APPEAL: 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 16, 2008. City of Renton Municipal Code Section 4-8-110 governs appeals to the Examiner. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. Appeals must be filed in writing, together with the required $75.00 application fee. to: Hearing Examiner, City of Renton, 1055 South GradyWay, Renton, WA98057. EXPIRATION DATE: Site Plan Approval will expire two (2) years from the date of approval. An extension may be requested pursuant to RMC section 4-9-200.L.2. Admin,;,.1rati1•e Site Plan LUA08-082 ATLAS OI' 8U.n&.I --·--.. ----·--MO<Tftl, ,.,... ........... .. f··---~ ~.~~-~~~ I /. ./ ( I I ! ! --,,_, ..... -0 ----~---,,, .. --c:a _ ..... ~ .. - EXHIBIT 1 N R-8 t:! ... r-l r-l in i:i:: z ~ ~ in Q I .... i::i CS -33 T24N RSE W 1/2 • ----==--.::....:.....::::___,,--- R-6 -· ••• HE 22nO '1 ! ! i R R-10 R .. R-8 CV ZONING PW TECHNICAL SERVIC£S 07/IS/08 R-14 0 200 bi;..;l 1:4,800 EXHIBIT 2 -r---:-:--:----l i:l ! ; ' R-10 j z R-10 R-10 04 T23N R5E W 1/2 ~NING MAP BO< C --::-::----=---r:::::----T~~,-,-'F';:c;:====i=::~::::;::::;:=~-~-'!'"':1:~~••~=11 J74W. I 81 92 193 455 i ! ~~6 j 459 L_ __ -::_-.'!_61 . i 02 B3 Ba s·s·-" B6 -s1·-- 26 T24N RAE 25 T24N R4E 30 T24N RSE 19 T24N ~ 28 T24N R5E 2Y'f'24N RSE 26 T24N ~5E 81 94W 455W ;457 1 458 460 _4~~J C3;· 04~,_ C5 C6 -c7 C1 C2 35 T24NR4E 36 T24N R4E 31 T24NRSE( 3if24N~se.-' . ., , 3~N~_5E~.--2. 1'34 _ _.-. --' 351124N R5E 306 01 2 T23NRAE . f 307 =··~·aGS SyD2_ D3 , _ 1 J23N R4E .: 6 T23N R5E 316 ' _:1::~1 ' _3_1_? 31~---·· E2 ... · .. [: .. tt3 ~ 12T23N.R4E u -YT23NR5E 325' 326 2"327 F1\~ .JF~1 ·· j3 ' . 4 T23N R4E -' ...13 T23N R4E 18 T23N RSE · 334 \335 \ 336 . G1 G2 .. G3 3 T23N R4E 24 T23N R4E , 19 T23N RSE 344 34~ 600 309 \D4 l<T23N'R5E 368'c,_ ;~-'.~ 800 -801 D§ .D&C D7 I ' :--,-,. i 4 T23N R5E . 3 T23N RSE l._.,.J ., T23N R5E 319 .. 369 805 ., -806 E4···· .. E5 ... E61-··:-lt7 i ! 1 10 T23N R5E '-----.. ---:t1 T21N R5E 8T23N RSE 9T23NR5E ~28 370 810 8~1 F4 ... F5 _f~L --;7 17 T23NRSE 16 T23N RSE 1$ T23N R5E 14 T23N RSE 1 337 1 G4 20 T23N R5E 601 602 L-J 820 821 It _H1 /H2 H3 H4 {T23N R4E 25 T2lril R4E . 30-T23N RSE 29 T23N RSE i351 . I-5 .[?H6 H7 / :C:::.-.+'"'-"""'-""~-f'2"'8-'-T2=.3N__,,..,5Ectii!'·~0c·".._c:·+i:Z1:c'..;T2;3::N:..:R.::5:::E~--f-"2<l"-T!,!2ce3NC-'R5E l2s 605 < I 825 826 . ~ qO . 603 604 r-----"--.. ---~· .. ' {/ . ,·L1 1:3 12 14 fiin~·· · -· 36 T23N R4E 31 T23N R5E 32 T23N RSE ()6---' 608 [ ' 15-' 1 16 17 --"t-'::....::=,:;==--,...i==c..;.:=--.... '-'-r'.'·"-R-ts __ ,.34 .. ~T?J;;;N,;,RS.E.__,,_,e,Sccl2ec3,:,N:..:R.::5:::E_J~ 632 607 r ; )1 J2 1"22N R4E 1 T22N R4E RESIDENTIAL ~ (RC) Resoorce Cooservation C3:J (R-1) Residential 1 dufac E (R-4) ResideoHal 4 dufac ~ (R-8) Residential 8 dulac JJ 6 T22NR5E ~ (RMH) ReSidenlial Manufactured Homes LBJ (R-10) Residential 10 du/ac E {R-14) Residential 14 dutac [.~:.~ (RM.f) Residential Multi-Famity I <S'i·T I (RM·T) Residential Multi-Family Traditional IF:N·u, (RM.U) Residential Multi-Family Urban Center ·-609: 610 833 e ' Et....-!lltOL"'-" ·-J·4 J5 ·J6 13 T22N RSE J7 5 T22N R5E 4 T22N RSE ··-- MIXED USE CENTERS B (CV) Center Village ,~~~ (UC-NI) Urban Center· North 1 ~ (UC-N2) Urban Center· North 2 ~ {CO) Center OowntoNn COMMERCIAL ~ (COR) Commen::iaVOffice/Residential G!J (CA) Commercial Metial ~ (CO) Commercial Office L£!!J (CN) Commercial Neighbamood 2 T22N RSE INDUSTRIAL ~ (IL) lndUSttial • Light 0 (IM) lndustnal • Medium 0 (IH) Industrial • Heavy --w-Renton Cit., Lim.lts -·---A.djacent Clt1 LimlUI PAGE PAGE# INDEX EXHIBIT 3 i • H I I ! • ! ~ii IH ;I "' • ,,, w,• 2i i~ ~ ;I w,. !:: ~~ "' -. u cc w '" §,; " :, !! z J (.') a;~ w::.; <.>e ~a ~~ z.' 0 'i o..~ NS a: J I w ;1-1 1 ~ 11! t\ ':1 ·1:i,• I w i h3& I I w " < < w a: a: w < > 0 ,-<.> • <.> w ,-. ~i o• J. "'i ... J .. ... <• Q .. l:;i ., . " a ,-. .. , ,. ~ 11 j < cc w w "' • > < II 1~ 0 cc <.> w > •: .... o!i •• .. o; <.>. J. H "'. i \;i 5i ~~ ; ,i ':1;. WI " .. w. w. !I u iii :; 1 ~! ~ .. rl .... z 0 ;:: g cc ... ~I ~! ~I > <.> z < .. :, <.> <.> 0 ._J 09 z. ~!1 ~i! fil '~ o •• "l m < ,- ·1, Is ~,..~ ~~o u=i! 166 22 f.lCISTING C'ORNE / / 1709 INDEX LANDSCAPE PLAN l "=20' JUNE: 24, 2008 1' l-01 lfT <) <) <) <) ~fj / <) § .:ai • .G · iO EXIST -'---"'-"--"f"'-•.(i'IMF1 ~~-------------~----, }67 .l' .l::Xl~TIN<J ER <) E"ZZJ l'2525l 375 J15 - N.E. 16 TH. 2 GAL EVl,RGRH•.'I Stl'<t .II &'HAlf All.~Y H)dlt 60' r 4' ff.MP. ACC1;5S !· ,\ 'H-~U.:r. I KH\fRNED TO PROPERTY OWNERS UPON llEVM OP\U·_'{ r (>{' PROPERTY W£iS1·0t· .Sift: EXfSTCN(i EC ~.\.".\ TCONS COMMON Al<l·t, 1 >74 S<:)n EXHI8IT4 )146 ,,CQ11.N£R ,,, 16l6SQt'I +i· 3tt5SQFT+/. 1709 INDEX A VE. SITE PLAN SHADOW Pl.AT I" = 20' June 24, 2008 1'11(11'( 1.,Ffl R£L0CATf.0 8LOO I I ___ / 30' /_///\\ --"''"' "-.,f'ROPOSE:0 CURS CUT N.E. \61'H. 60' • EXHIBIT 5 tXl'.ffl/'IV lffllffY !'OU:: t;W f:ILO(jS EXISHNG SIUtWALK • EXISTING HVORANT '.'.13Al303ij sooz e, 1nr NO!N31:f .:IO AJ.10 INN'o'ld l.N3Wd013A30 ~ ~ D ~ t I ::r .. ~ -( t<;~ ·~--J ,1 ~\ . ' j fTT i1 i. · .. • I ! -; , .. - ~ 0: ~ ... -~ :E a <'z ~ ~ z = 0 9 .L18IHX3 ~ ' ---"·~~~-' t-···---· I l. -----l--l ---,--.; ~\ i r .. --,... --.1,-..-· '. ------~~ .--r· ~-~--. ' ---=--[ ~--~--j 11 I ii : '1 ---,, ' I --,,"7 NORTHWEST HOME DESIGNING INC • 4928 I 09TH STREEl SW LAKEWOOD, WA 98499 1253) 584·6309 FAX: (253) 588·0607 WWW NH0H0MEP1.ANS.C0M m X -f m ~ JJ ii" 0 ~ :c m "r 7 m CJ ~ -f 0 z .... rr .,. "' c m l .L1SIHX3 I ! C C• :• I I I I ! l~oP-,,• ~ r, o-,.z.; 4.'-1',e,'' (<t . .:>"1+) ;. i I I I 177~ P...,.e ~ •f,/,'Z l""l'llC.tl :ZC::...=,' -------=-=---·-·---.. NORTHWEST HOME DESIGNING INC. 4928 I 09'r! SrRffT SW LAKEWOOD, WA 98499 (2531 584-6309 FAX: {2531 588-0607 WWW.NHDINC. COM 0 i I -· -· J-. . . . . i; l f-. I ~- -'----I EXHIBITS ' g I I 1 I I . I ~I I,, ,: I') I CNECK£0 OUWNI ou1CN SNEET NUM " I I ~ , ' I 1, -.jl:1 1! i l l.l'f ' ' I 11,I i ;' I , · 11' 1 1 ,: . I I I I ! ,I i , . . . I I ' I! , "LJI I .!. ' 24' I I Ii I I. , I! i 11---- LJ if ! ! _J EAST i ' I I I j I I I 16 15" I ! OE\IELOPMENT CIT'I Of Rl OC1 , 1 RECE. m >< :c M m ~ '° I EXHIBIT 10 ----· ~ ---! I I --.. I 11 I ' ' I [D ' ffi ! I ij i 'I ;! i ' . i-I i]' I ' I I ' 1 1 ilJ :I ti I ' ! ! -' I ' I f )11 I I , -I Ir/ I I 111' ' I ' @= . I I I <ID ~ -., ;:, 0 "' ··---·' \ ~ '\ ~ \ --- I ~-t ·· :::! .. ' =' ~ ~ ~z .,. rnF~ -' 0 = -_t-;:L.. I i--~~ ' ! ' -. r = --[D f-- I= = --·· rn 1=' [D c·. I = = · __ ----~ EXHIBIT 11 ::.-.==_ -- lk~----::-::-===-----·----i ~-'--.J I , l~==-=i -------... I . . . ! If==-;,- 1~------.:., --:~j'-- 1l====---:J ---r-- u8,9Z-____ _ EXHIBIT 12 1====-.-o .. _ ---·--, \ I \ \ ~==-·--' y --IT.I"·~· ! I -~ I I \ City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: AUGUST 25, 2008 APPLICATION NO: LUA08-082, SA-A DATE CIRCULATED: AUGUST 11, 2008 APPLICANT: Brad Olschefski PLANNER: Je PROJECT TITLE: 1709 Townhomes : Mike Dotson SITE AREA: 16,015s uarefeet EXISTING BLDG AR A ross : 1,500 s uare feet LOCATION: 1709/17111 PROPOSED BLDG AREA ross 4,900 uare feet WORK ORDER NO: 77938 PLEASE RETURN TO JERRY WASSER IN CURRENT PLANNING 6TH FLOOR SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Development Plan Review and approval for a 3-building, 6-unit townhouse (two units per building) project on a 16.015 square foot site in the Residential -14 dwelling units per acre (R-14) zone. The applicant is requesting a density bonus for a projecrt density of 16.22 dwelling units per acre. Vehcular access would be provided via a proposed alley and access easement off of NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major lnforrnation Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water UqhVGlare Plants Recreation Lancl/Shoreline Use Utilities Animals TransDortat1on Environmental Health Public Services .,...-- Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10.000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where ad6Pc:;o,~on is needed to properly assess /his proposal -'~O-~~u=r~-------- Signature of Director or Authorized Representative Date Brad Olschefski From: Sent: To: Subject: Brad Olschefski [arcarius@comcaslnet] Tuesday, October 14, 2008 142 PM 'Gerald Wasser' 1709 Index Response Re: our telephone conversation 10/10/2008. Please see items we discussed below. Items that you wanted in bold type Answer in standard type: 1) Show 20' access for fire Dept. Ans.) As the property borders on both N.E. 16'" and Index Ave. N.E. and is completely accessible to fire dept. no additional access is required. 2) Sidewalks be displayed on drawings. Ans.) sidewalks providing pedestrian access to all dwellings from the street are shown on landscape plan and drainage and utilities plan. 3) Show Parking Dimensions Ans.) Parking is inside each building within the dimensions of the buildings 20x40, 16x40 for tandem parking in buildings A and B. The space available for building C is 24x24 in the building with lOX 20 on the garage apron. 4) Show roof pitch. Ans.) Roof pitches are shown on drawings for building A and B (4 Ya) and are on drawing for building C (4) 5) Show building Heights. Ans.) Building heights are shown on drawings for Building A and B, 34'5" for rear of building and 26' on the Index Ave. side of the building and varying along the north and south elevations of the buildings as they follow the terrain. 6) Show siding materials. Ans.) Siding styles are shown on building plans. Mix of board and batten, shake, lap siding and decorative stones are shown. Actual materials will be Hardie Products. 7) Elevations and Floor plan bldg. C Ans.) Sorry I didn't realize I needed these for an existing bldg. All items above are now at City of Renton delivered 10/14/2008. Bradley R. Olschefski Arcarius Homes, LLC Confidentiality Statement: This mc~sagc is intended only for the individual or entit: t<i \\ l1id1 ir is addressed. It may contain privileged. confidential information which is e\empt from disclosure under applicable law~. I!') nu arc nnr the imended recipient. please note that you are strictly prohibited from Jisscm inating or distributing this inforn1,.1t 1~111 , ~1tl1..:r than to the intended recipient) or copying this intc.mnation. If you have received thi~ communication in error. please notit~ u" i111111cdi~11ely hy return email. ~ I~ - ' " - I ~ - " ---, ' - r I= DJ '""""= = c_...=::::=::ll= :DJ: - 11 I ~ ' n I I DJ \ DJ I I I -''----I ~ I : . . . .·· -I~ I D D - = []Jl=====l J ~ -I 1rn1====1 I -- -- I-1--'- 1--I-- ---I>-I-f- l----~ - =[Dl=====l f--I-I-._ ---.__-L -I-1- --· N ~ - i ~ ~ \1\ \._. ; ,. -------. ·• -c----j I\ . -·-·-· ···-....... -· .. ... . . · I, '.~ I , L-----------·--- ,. - ;) "'· c.. ~ -=-.S -<. -0 ·-' ~%---,i; 0-.. ; i-o - ~ c V'I o? -~ Zz - t 26'8" Q '2. .,, d'' ~ }~ ~ ;.., os .... '"'(I.I<• ~ .,.. 1?,,:;, ' ~ ;-r ff> ~ 0~ C z~ z 0 ~ ;o D < ; T i t:1:1 tT1 0 T ( C - ~@ 8® ~ ~ I . I l T l . ,. l/ ' ( T ·· .. . . -~ i t:1:1 tT1 0 T l -"' P--- - ~ r I l J I J I ®Q~~ 1:1:1 (!J 0 F ::, 1· ~ .. ~ r l T ' 24' BASEMENT 24' GARAGE"A" GGJ • U / I 0 \ ~ j_ ~ ,'--I;= / "' ( n GARAGE "B" Q Cu • ~ I \ U _l ~ j ~ '--I;::: I/ "' ( D ·.)\;',lcLOPIVlt:N1 p!,..ANN\NG en'< Of p£NiON ot\ , ~ 1ooi RECE\"ED DATE: TO: FROM: SUBJECT: PLANNING/BUILDING/ PUBLIC \VORKS DEPARTMENT MEMORANDUM August 22. 2008 Jerry Wasser Rick Moreno ~- 1709 Townhomes, LUAOS-082 The following Utility and Transportation comments concern the Environmental and Development Application review for the subject project. EXISTING CONDITIONS WATER I. There is a 6-inch cast iron water main along the frontage of the project site in NE l6'h Street and a 6-in water main in Index Ave NE. 2. The modeled fire flow available to the site is approximately 1,500 gpm. Static pressure is approximately 78 psi. 3. This site is within the 565-watcr pressure zone. 4. This site is within the Aquifer Protection Area Zone 2. City Code mandates specific requirements to protect the City Aquifer for development within this zone (see attached summary of Aquifer Protection Zone Measures for Zone 2). SE\VER I. There are 8-inch sewer mains in both Index Ave NE and NE l 6'h Street STORM I. The surface water drains to the May Creek basin; sub-basin to Lake Washington. STREET I. Concrete walkway fronts the ex isling lot. CODE REQUIREMENTS WATER 1. In accordance with the Fire Department requirement (prior to recording the subdivision), at a minimum. one hydrant within 300 feet of any proposed single- family structure is required. Additional fire flow and hydrants are required if the total square footage of the new single-family structures are greater than 3,600 square feet. LUA 08-082 Comments.doc Page 2 of2 2. The Water System Development Charge is $2,236.00 per new single-family residence with the assumption of a 'It" meter in use. 3. Provide a separate water service to each building lot prior to recording of parcel. 4. The new water service shall be connected from the existing 6" water main fronting the property along Index Ave NE. SANIT ARV SE\VER I. The Sewer System Development Charge is $1,591.00 per new single-family residence per 'I." water meter service (more if larger sized meter is installed). This fee is due with the construction permit. 2. A separate side sewer to each building lot prior to recording. 3. No duel side sewer is allowed. 4. Side sewer shall be a minimum of 2% slope. 5. lfthis parcel is recorded as a single lot, a private sewer main is acceptable and no easement is required. If this parcel is subdivided or allows provisions to be in the future, an 8-inch sewer main with a manhole is required within a dedicated 15 ft. utility easement along western boundary of the property. SURFACE \VA TER I. Surface Water System Development Charge is $0.405 per square foot, but less than $1,012.00. This fee is due with the construction permit. 2. Drainage requirements must meet the 1990 King County Surface Water Design Manual. TRANSPORTATION l. The traffic mitigation fee of S75 per additional generated trip shall be assessed per additional single family home at a rate of5.86 trips per day totaling $1,758.00. (4 x 5.86 = 23.44 ADT x S75 = SI 758) This fee is payable at time of recording the plat. 2. All new electrical, phone and cable services must be underground. Construction of these franchise utilities muse be inspected and approved by a City of Renton public works inspector prior to recording of the parcel. 3. A IS-foot radius is required at the comer of Index Ave NE and NE 16 1 h Street. 4. Alley dedication (8-feet, with 4-feet easement) is required along mid-block lot line. CONDITIONS I. Temporary Erosion Control shall be installed and maintained in accordance with the Department of Ecology Standards and staff review. LUA 08-082 Comments.doc This project is located within Zone 2 or the Aquifer Protection Area and is therefore subject to special requirements. The following 1s a summary of requirements that may apply to this project. For specific requirements, please refer to Renton Municipal Code (RMC) sections as noted in parentheses. I. Critical Areas Regulations (RMC 4-3-050): Certain uses prohibited (subsection CS), pesticide and fertilizer use restrictions (H3a), constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be on site at the new facility (H2di); hazardous material release restrictions enforced (HIO). 2. Aquifer Protection Area Permits (RMC 4-9-015): Certain uses require operating permits. 3. Construction Activity Standards (RMC 4-4-030C7): Standards shall be followed if, during construction, more than 20 gallons of hazardous materials will be stored on site or vehicles will be fueled on site. 4. Fill Source Statement (RMC: 4-4-060L4): A fill source statement is required if more than 100 cubic yards of fill material will be imported to the project site. 5. Surface Water Management Standards (RMC 4-6-030E2 and 3): Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. 6. Sanitary Sewer Standards (RMC 4-6-0401): New construction shall connect to a sanitary sewer (septic tanks not allowed) unless the wastewater utility determines that sanitary sewer is not available. 7. Business License Requirements (RMC 5-5-5): New facilities shall provide an inventory of hazardous materials to the Water Utility prior to occupancy. If, upon review of the inventory, the Water Utility determines that an operating permit is required, the permit shall be obtained prior to occupancy of the building. C:\OOCUME-1 \ahoffman\LOCAI .S-1 \ Temp\XPgtp\\ i:.-,.<-\qui kr zzonc 2.doc\msoffice AQUIFER: • The site is located in Aquifer Protection Zone 1 and may be subject to additional requirements per City code. Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be present at the new facility (RMC 4-3-050H2d(i)). A fill source statement (RMC 4-4-060L4) is required if more than 50 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4-030C7) shall be followed if, during construction, more than 20 gallons of hazardous materials will be stored on site or vehicles will be fueled on site. Surface Water Management Standards (RMC 4-6- 030E2 and 3)-Biofiltration, retention/detention ponds, infiltration, and drainage ditches and channels are prohibited. New pipes shall meet pipelines specification in 4-3-0SOS. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. This is not intended to be a complete list of the APA requirements nor does this information substitute for the full ordinance, it is only intended to guide the applicant to the City of Renton code book. • The site is located in Aquifer Protection Zone 2 and may be subject to additional requirements per City code. Constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be present at the new facility (RMC 4-3-050H2d(i)). A fill source statement (RMC 4-4-060L4) is required if more than 100 cubic yards of fill material will be imported to the project site. Construction Activity Standards (RMC 4-4-030C7) shall be followed if during construction, more than 20 gallons of hazardous materials will be stored on site or vehicles will be fueled on site. Surface Water Management Standards (RMC 4-6- 030E2 and 3)--Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. This is not intended to be a complete list of the APA requirements nor does this information substitute for the full ordinance, it is only intended to guide the applicant to the City of Renton code book. City enton Department of Community & Econom evelopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET :::> ""J~ REVIEWING DEPARTMENT: ) [Cl() 'f {c',,V;(). APPLICATION NO: LUAOB-082, SA-A APPLICANT: Brad Olschefski PROJECT TITLE: 1709 Townhomes SITE AREA: 16,015 sauare feet LOCATION: 1709/1711 Index Avenue NE COMMENTS DUE: AUGUST 25, 2008 DATE CIRCULATED: AUGUST 11, 2002.. "., "' ". PLANNER: Jerrv Wasser RECEIVED PLAN REVIEWER: Milis IO!o!oel! EXISTING BLDG AREA lnrossl: 1,500 sauare feet ' UjVli:ilVN PROPOSED BLDG AREA lnrossl 4,900 sauare feet WORK ORDER NO: 77938 SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Development Plan Review and approval for a 3-building, 6-unit townhouse (two units per building) project on a 16.015 square foot site in the Residential -14 dwelling units per acre (R-14) zone. The applicant is requesting a density bonus for a projecrt density of 16.22 dwelling units per acre. Vehcular access would be provided via a proposed alley and access easement off of NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housina A,r Aesthetics Water Liaht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Transrv.rf"ation Environmentar Health Public Services Energy/ Historic/Cultural Natural Resources PreseNation Airport Envimnment 10,()()0 Feet 14,000 Feet S. POLJCY-RELA TED COMMENTS C. CODE-RELATED COMMENTS I articular attention to those areas m which we have expertise and have identified areas of probable impact or ed to properly assess this proposal Date .A Project Name: Project Address: Contact Person: Permit Number: Project Description: Land Use Type: ~ Residential D Retail D Non-retail Calculation: Number of lots = J# 822 TION 1709 Townhomes 1709 / 1711 Index Avenue NE Brad Olschefski LUAOS-082 3-building, 6 units townhome development with an existing duplex Method of Calculation: ~ ITE Trip Generation Manual, 7th Edition D Traffic Study D Other (~~) 12A~,=~~ \c,c.u"-' ~~fc.0.o ":,.~lo/~ 4 'I-S,Blo = ~?,. Y'-l MT ,;:)3, '-1 '-l >t tt 7S 0 ~ .;. ii> \, 7SB' ~ Transportation Mitigation fee: 1i I 7S~. c0 Calculated by: -~~~~~1::::::.::.-.11S...,l;:lM~1(..;.~,:.C;;,,.' ------Date: o/' s/in:JD8 Date of Payment: __ \..J ________________________ _ City enton Department of Community & Econom evetopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~ r[L( "',.,-..,.,i,,..,f, 1 COMMENTS DUE: AUGUST 25, 2008 APPLICATION NO: LUAOS-082, SA-A DATE CIRCULATED: AUGUST 11, 20 APPLICANT: Brad Olschefski PLANNER: Je Wasser PROJECT TITLE: 1709 Townhomes PLAN REVIEWER: Mike Dotson SITE AREA: 16,015 s uare feet EXISTING BLDG AREA ross : 1 50ill l,'°"6)/a,lilVISION LOCATION: 1709/1711 Index Avenue NE PROPOSED BLDG AREA ross 4,900 s uare feet .LwoRK ORDER NO: 77938 SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Development Plan Review and approval for a 3-building, 6-unit townhouse (two units per building) project on a 16,015 square foot site in the Residential· 14 dwelling units per acre (R-14) zone. The applicant is requesting a density bonus for a pro1ecrt density of 16.22 dwelling units per acre. Vehcular access would be provided via a proposed alley and access easement off of NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probllble Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housina Air Aesthetics Water Lioht!G/are Plants Recreation Land!ShoreHne Use Utilities Animals Transrvvtation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources PreservatiOn Airport Environment 10,000 Feet 14,000 Feet 11,1F Slk:E1t .ti ~ Je..s 8/15 ;)VU() B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS l j tion ilh particular attention to those areas m which we have expertise and have i entified areas of probable impact or Sign i needed to properly assess this proposal. /) ..-..... L~.=> Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW Stl,EET REVIEWING DEPARTMENT: ~ yi(S COMMENTS DUE: AUGUST 25, 2008 ,S::() 7::"j - APPLICATION NO LUA08-082, SA-A c· DA TE CIRCULATED: AUGUST 11, 2008 Z·· ;, APPLICANT: Brad Olschefski PLANNER: Jerry Wasser -IT( -<-,-; ..... -. (J') l':i PROJECT TITLE: 1709 Townhomes PLAN REVIEWER: Mike Dotson m-· ". SITE AREA: 16,015 square feet EXISTING BLDG AREA (qross): 1,500 square feet <d ,.;., ' LOCATION: 1709/1711 Index Avenue NE PROPOSED BLDG AREA lnross) 4,900 square feet m I WORK ORDER NO: 77938 SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Development Plan Review and approval for a 3-building, 6-unit townhouse (two units per building) project on a 16,015 square foot site in the Residential -14 dwelling units per acre (R-14) zone. The applicant is requesting a density bonus for a projecrt density of 16.22 dwelling units per acre. Vehcular access would be provided via a proposed alley and access easement off of NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Ma/or Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housino A,r Aesthetics Water Liaht/G/are Plants Recreation Land/Shoreline Use Utilfr/es Animals Trans rtation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment fO,OOOFeet 14,000Feet ---- B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS :a m () rn < ITI Cl A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $354.51 per each~ multi family unit to address these potential impacts." Parks Mitigation Fee2 DATE: TO: CC: FROM: SUBJECT: FIRE and EMERGENCY SERVICES DEPARTMENT MEMORANDUM August l 4, 2008 Jerry Wasser Mike Dotson Bill Flora, Deputy Chief/Fire Marshal LUA08-082, SA-A 1709 Townhomes Renton Fire & Emergency Services Comments: All of the requirements presented for the pre-application meeting, (memorandum dated I /28/08), remain in effect. Policy Related Comments: Fire mitigation fees still apply. Code Related Comments: If the townhomes are built under LRC, no sprinkler system would be required. If the townhomes are built under !FC, then sprinkler systems will be required and separate plans and permits are required. Bill Flora, Deputy Chiet7Fire Marshal 425-430-7061 i:\erc\1709 townhomes ere comments.doc City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: t=' I re__, I _;;'-.':·•: COMMENTS DUE: AUGilST "c ""'"1' .. ' -"; 1 1,;' APPLICATION NO: LUAOS-082, SA-A DATE CIRCULATED: AUQUST-1'1. 2008 , APPLICANT: Brad Olschefski PLANNER: JertV Wasser i 1 '· :-fUU(, L I . PROJECT TITLE: 1709 Townhomes PLAN REVIEWER: Mike Dotson'. SITE AREA: 16,015 snuare feet EXISTING BLDG AREA 1~rJ:1•sl: 1,500 sauare feet LOCATION: 1709/1711 lndexAvenue NE PROPOSED BLDG AREA rnrossl 4,900 sauare feet I WORK ORDER NO: 77938 SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Development Plan Review and approval for a 3-building, 6-unit townhouse (two units per building) project on a 16,015 square foot site in the Residential. 14 dwelling units per acre (R-14) zone. The applicant is requesting a density bonus for a projecrt density of 16.22 dwelling units per acre. Vehcular access would be provided via a proposed alley and access easement off of NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Liaht/Glare Plants Recreation LanrJ/Shoreline Use Utilities Animals Trans·-~·tation Environmental Health Public Services Energy! Historic!Cufluraf Natwal Resources Preservation A1rport Environment 10,000 Feet 14,000Feet 8. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS 5£.£ ,If 7T ,A-CJ/£/:) i I We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information needed to properly assess this proposal Signature of Director 6r Authorized Representative Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET --REVIEWING DEPARTMENT: t::.c..c1 •. , ,,r I),,,· COMMENTS DUE: AUGUST 25, 2008 APPLICATION NO: LUAOB-082, SA-A DATE CIRCULATED: AUGUST 11, 2008 APPLICANT: Brad Olschefski PLANNER: Jerry Wasser PROJECT TITLE: 1709 Townhomes PLAN REVIEWER: Mike Dotson SITE AREA: 16,015 square feet EXISTING BLDG AREA loross): 1,500 souare feet LOCATION: 170911711 Index Avenue NE PROPOSED BLDG AREA loross) 4,900 square feet WORK ORDER NO: 77938 SUMMARY OF PROPOSAL: The applicant is requesting Administrative Site Development Plan Review and approval for a 3-building, 6-unit townhouse (two units per building) project on a 16,015 square foot site in the Residential -14 dwelling units per acre (R-14) zone. The applicant is requesting a density bonus for a projecrt density of 16.22 dwelling units per acre. Vehcular access would be provided via a proposed alley and access easement off of NE 16th Street. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housina Air Aesthetics Water Liahf/Glare Plants Recreation Land/Shoreline Use Utilities Animals Trans ation Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 8. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date NOTICE OF APPLICATION A Master Application haa b"" 1;1,i,d and ae~pted with tfle Oepanmant o(Communit, 4 Eeonomlc Owaropment (CEO) -Planning O.vlalon oftne Cit~ of Renton. Tho, fallowing btlefl1 dffcl1bes the application and tha IIK8SU')' Public ApptQVall. PROJECT NAMEINUM8EFt· PROJECT OESCftlP'TION: ltw "PP"r:~,'t o,, req,.i~~ng A.dmioi,ivabw S<te ~·,elopment Plan Rev,ew and approval for a 3-t.u;klu·ig. ff-<JM 'ovwr<'."~ ,:t ... o ,m,t~ f>'"' building) P<OJ'!(.-1 <ln a 16.01S 1quare fl),)!; SM ,n the R..:ildenr,al • 14 <iN!ill~IQ un,ts per acre {R·"4i ~"" -,1,; an;,ca<0! I& rttqu93li:"iJ a deoirty bonus f« :a pto;,t.,::n deruiit-1 of 1622 dwelllf•l,I un,t!. per acre. VetY.,Jrn, :,,:,~,% """kl 1,,. .,<:,,11.h,d v<a a p,opo$e<l a'ltf aM acces,i e~e<>I o'I Gl NE 1t1th ,- PROJECT LOCATION: PUBLIC APPROVALS· APPI.ICANTIPROJECT CONTACT PERSON U·a1 ~,~c~~ko. Arcarus Horru LI C, Ttil. (2'J61 7'il4·S$Se ;(Ill, :ir;,.j@arcaroui.!w:wt,~ <:o<,, Comment, on the ;)bo)yo api,licatkm ""'Mt ,,., M•bmitled in writing to Gerald Wauer, A$soclate Plan11e.-, Oepanment of Community & Econa,.,ic O•v•lo:lment, 1~5 SOuth Grady Way, Renton, WA. 1iHKl$7, by (i:O(l PM on August. 25, 2001. UY°" have q.,~'"·"'' ~1x,u, \h! proposal,« wlsh to be made a 1>any of res:,m::I and re,:e,ve ad.:Utonal notlficat!Qn ht m31, co,1tact lhe ~,,:.,Ee: IJ;:,r.tpcr a• 14251 430-7382 Anf<)ne ;,,fi,o S'.bTl1ls wntton comment\ will aul<)Cnll',r.1,Uy lltlOJ<T•e a party of .,.:,:,,1 J,·.: "·' I t>c n~if,,:,j of any Cec<Soon on tn,s pt<>teel PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: DATE Of NOTICE OF APPLICATION: July 13, 2008 A\lgust 11, 2008 Au~ust 11, 2008 II you WO<.~d ,ike_to Le made a par:1 cl r.xJ·1 t) r,:,;,:,o,·o: r~r'J'w infu,maooo on trw, prQPO'Ud project, complet<t thi~ form and return lo· City offUmlon. CCU i-1,.,r,n~ :,.,,;:;,,:,' '(:!i!i SOUit> GradfW~. Re~. WA 18057 file Nan,e ,· No 1709 Tow,1h,n1e:. · l'J,\l•:\·\i!l~ SA-A NAME: ---------- MAILINGAOORESS -------- TELEPHONE NO CERTIFICATION I, Bte-H ~ {J(f).,f;:p'). . , hereby certify that _3__ copies of the above document were posted by me in ..3..._ conspicuous places or nearby the described property on ,,,,"'\\\\11,11 ,,, \.. YNN f-b:I/ $~(1-~ .. , ... %\)U~,t;,"\.ft:.:.',// SIGNED:· :7, ,},'"'0 ,v ~~ ~ ,-,. ,(>CT-",t, ~ ... ', -... ATTEST: Subscribed and sworn before me, a Nolary Public, in and for the State of Washington residing in ~ · 1 -• -,.. :'; ~ (I)\ .',t I' f E i f./9-l'i". ..ff~= A,~,:t"'.A..o~ <¥-'"""''''''~~ 1111 WA$~,~ ''""'"''" CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT· PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 11th day of August, 2008, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, NOA documents. This information was sent to: Name Representing Brad Olschefski Owner/Applicant/Contact Surrounding Property Owners • NOA only See Attached (Signature of Sender): . ,,,d.au-{ ._,;,j l(l(,, , STATE OF WASHINGTON ) {/ ) ss COUNTY OF KING ) Dated: e/,5/0.8 j. .. ProjecfNanie:. • 1709 Town homes Proje~)N!JllJ .. l;:-i LUA08-082, SA-A 722780192505 AGNEW TERENCE J+SANDRA H 1551 HILLSIDE DR SE ISSAQUAH WA 98027 722780195508 CAPPERAULD VICTORIA L 28046 121ST AVE SE KENT WA 98030 722780192000 FLETCH ER KATE 4263 E MERCER WAY MERCER ISLAND WA 98040 722780196506 GELASVILI GEORGE 1701 HARRINGTON AVE NE RENTON WA 98056 722780158605 KHALSA JAGJIT SINGH & TARVINDO 2817 NE 16TH ST RENTON WA 98056 722780157508 MUNION RJCKY A+SUSANNA M 22433 SE 296TH ST BLACK DIAMOND WA 98010 722780176003 PEDERSEN FLORENCE J 17016 27TH STE LAKE TAPPS WA 98391 243450000506 ST MATTHEW LUTHERAN CHURCH 1700 EDMONDS AVE NE RENTON WA 98056 535820007008 WALSH JULE! L 2624 NE 18TH ST RENTON WA 98056 722780193503 ARCARIUS HOMES LLC 6947 COAL CREEK PKWY #257 NEWCASTLE WA 98059 722780156500 DIEP MIKE H 1526 HARRINTON AVE NE RENTON WA 98056 722780197504 FRANZ JULIA BISBEE 1721 HARRINGTON AVE NE RENTON WA 98056 722780193008 GUSTMAN WALLY H 1719 INDEX AVE NE RENTON WA 98056 722780195003 LALANGAN IRENEO 1150 MONROE AVE NE RENTON WA 98056 722780176508 NORJEGA JOSE ANTONIO 1544 INDEX AVE NE RENTON WA 98056 722780157003 PINKLEY ROBERT & HEATHER 12345 LAKE CITY WAY NE #372 SEATTLE WA 98125 535820006000 TOWLE TERI J 2625 NE 18TH ST RENTON WA 98056 722780158209 WEG LLC PO BOX 2701 RENTON WA 98056 535820005002 a-0~2- 31i11c~ BLANCO GODOFREDO & AVELINA 3733 221ST AVE SE SAMMAMISH WA 98075 722780186002 FACILITIES & OPERATIONS CTR OFFICE OF THE EXECUTIVE DIR 300 SW 7TH ST RENTON WA 98055 722780197009 GAROT EUGENE O+JOAN L TRUST PO BOX 5001 KENT WA 98064 722780158506 KAZACHENKO VIORIKA 2815 NE 16TH ST RENTON WA 98056 722780177084 LEWIS BONNIE J 1520 HARRINGTON AVE NE RENTON WA 98056 722780194501 PACECCA ROCCO 3870 80TH AVE SE MERCER ISLAND WA 98040 722780196001 SOHAL BALDEV S+KIRANJIT J+A 1219 SW 317TH ST FEDERAL WAY WA 98023 722780198007 VANBUREN ERIC M+CAM!LLE G 1204 PIERCE PL NE RENTON WA 98056 NOTICE OF APPLICATION A Master Application has boen filed and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. PROJECT NAME/NUMBER: 1709 T owr:hon:e:,; / LUA08-082, SA·A PROJECT DESCRIPTION: The a.:i:ii1c.-int 1s re,::pesting Administrative Site Development Plan Review and approval for a 3-building, 6-unit townhouse (two un:ts per mdding) pro1ect on a 16,015 sq1..1are foot site in the Residential • 14 dwelling units per acre (R-14) zone. The apphc:::rnt is rBquesting a density bonus for a projecrt density of 16.22 dwelhng units per acre. Vehcular access would be provided via a proposed alley and access easement off of NE 16th Street. PROJECT LOCATION: 1709/1 7 ·11 Index Avenue NE PUBLIC APPROVALS: Adminislrntive Si:e Pl,-m approval APPLICANT/PROJECT CONTACT PERSON: Brad Olschefoki. Arcarius Homes. LLC; Tel. (206) 794-5556 Eull hr~1r.@arcariushomes.com Comments on the above application must be submitted in writing to Gerald Wasser, Associate Planner, Department of Community & Economic Development. 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on August 25, 2008. Jf you llave questions about this proposal, or wish to be made a party of record and receive additional notification by mall. contact the Project Man:-ioer at (475) 430-7382 Anyone who submits written comments will automatically become a party of record and will be nohf1eC of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: NOTICE OF COMPLETE APPLICATION: DATE OF NOTICE OF APPLICATION: July 18, 2008 August 11, 2008 August 11, 2008 If you would hke to be made a party of record to recci·m f:.Jrt,1cr information on this proposed project. complete this form and return to: City of Renton, CED, Planning Oivisio1, 1055 South Grady Way. Renton, WA 98057 File Name I No.. 1709 Townhomes / LUAOB-082, SA-A NAME: MAILING ADDRESS: ___________________ ~---------- TELEPHONE NO .. -------------- ~ <\'.Y O 0 J'&..m~' ·~ + CIT' OF REN'l'ON "? ~ ',2: Denis Law, Mayor ~1,rro August l l, 2008 Brad Olschefski Arcarius Hornes LLC 6947 Coal Creek Parkway SE #257 Newcastle, WA 98059 Subject: 1709 Townhomes LUA08-082, SA-A Dear Mr. Olschefski: Department of Commw1ity and Economic Development Alex Pietsch, Administrator The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7382 if you have any questions. Sincerely, ~~ Gerald C. Wasser Associate Planner -----------RENTON' 1055 South Grady Way-Renton, Washington 98057 t;, fhi!!ioi:IOl:!fC<l<il·'•"·:,.; .,·~ ,'' ,,·,:::,f,,.roAI '1(1''/,,.....,.,.+,-..-.""'··""'' AllEAO OF THE L{;)(\·\ August 11, 2008 Michael Fortson Department of Transportation Renton School District 1220 N 4'" Street Renton, WA 98055 Subject: 1709 Townhomes LUAOS-082, SA-A CI'~ ~ OF RENTON Department of Community and Economic Development Alex Piets,,h, Administrator The City of Renton's Department of Community and Economic Devdopmem (CED) hali received an application for a 6-unit multi-family townhome development located at 1709/1711 Index Avenue NE. Please see the enclosed Notice of Application for further details. In order to process this application, CED needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, City of Renton, CED, Planning Division, I 055 South Grady Way, Renton, Washinrin 9~057 by ~ugust ~5, __:'.108. Elementary School: ~-LA.f,L /,. :. · .:,,(1 Middle School: ':)11.._ r,, µ<-1 · High School: 'K, ( u...;i, ~- 7 I J Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes ,X No __ _ Any Comments: _____________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7382. Sincerely, ~~ Gerald C. Wasser Associate Planner . Encl. ------,-0-55_S_o_u-th_Gr_a_d_y_W_a_y---Re-n-to-n,-V,-.-as-h1-·11g1o-n-98-0-57 _______ -~ (i) This paper conta1 ·· '.. S(n:, "\"!C'/dM material 30% post coisumet t\Hl:.AD OF THE CURVE L City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: Arcarius Homes, BELS PROJECT OR DEVELOPMENT NAME: 1709 Townhomes INV, M & D Shane ADDRESS: 6947 Coal Creek Pkwy S.E. #257 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 1709 Index Ave. N.E. 98056 CITY: NewcasUe ZIP 98059 TELEPHONE NUMBER: 425-746-5471 KING COUNTY ASSESSOR'S ACCOUNT NUMBER($): 722780-1935 APPLICANT (if other than owner) EXISTING LAND USE(S): Residential Duplex NAME: Brad Olschefski PROPOSED LAND USE(S): Residential COMPANY (if applicable): Arcarius Homes, LLC ADDRESS: ABOVE EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Center Village CITY: ZIP: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION TELEPHONE NUMBER 42&-746-5471 (if aoolicablel: SAME EXISTING ZONING: R-14 Dlus Desian Bonus= R-18 CONTACT PERSON PROPOSED ZONING Cif annlicablel: SAME SITE AREA Cin .,,uare feetl: 16015 NAME: Applicant SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (If applicable): DEDICATED: 1112 SaFt Allev SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 556 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if amllicablel: 16.22 NUMBER OF PROPOSED LOTS /if annlicabfe): 1 TELEPHONE NUMBER AND E-MAIL ADDRESS: Brad@Arcariushomes.com 206-794-5556 NUMBER OF NEW DWELLING UNITS (if aoolicable): 4 NUMBER OF EXISTING DWELLING UNITS (if aoolicable): 2 Pl IECT INFORMATION (conti e::..cd=-<)-------~ . PROJECT VALUE: 800,000.00 SQUARE FOOTAGE OF PROPOSED Rc.olDENTIAL BUILDINGS (if applicable): 1600, 1600, 1700 SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 1500 SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL (if applicable): IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE BUILDINGS (if applicable): 0 a AQUIFER PROTECTION AREA ONE NIA SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0 a AQUIFER PROTECTION AREA TWO 16015 NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if a FLOOD HAZARD AREA 0 sq. ft. applicable): 0 a GEOLOGIC HAZARD 0 sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 0 a HABITAT CONSERVATION 0 sq. ft. a SHORELINE STREAMS ANO LAKES 0 sq. ft. a WETLANDS 0 sa. ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal descriDtion on seDarate sheet with the following information included) SITUATE IN THE _SW QUARTER OF SECTION_ 4_, TOWNSHIP _23, RANGE_5_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. __ Site Plan Administrative_ 3. 2. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) _Bradley Olschelskl , declare lh_at I am (please check one) ..JI(. ~e ~urrent owner of the pr~rty involved . . . ,n lhos applocation or -X-lhe au1honzed representative to act for a corporahon (please attach proof of authoriZaloon) and lhat lhe lorego11g statements and answers herein coriiain,ed and the information herewith are in all respects true and correct to the best of my knowledge and belief. (SignabJre of Owner/Representative) I certify I/lat I know or have satisfactory evidence !!)at __ Bradley Olschelskl __ signed t/lis instrument and acknowledged tt to be(!!~e,fllloi,.free and ""4untary act for the uses and purposes mentioned in the instrument. ;-· --·-- ( -l ) c_,5 L/ \ ,<.._ Notary ublic in and for lhe State of Washington Notary (Print)--'\_··...,, ,..,...,.Tu.,_· 10·.-.=-""---(....:·~,.---,,...~-_{"-J..J~._,.s,., ,,,.,91 / J My appointment expires: __ ~~"ecl ... 'J'-:J_,_wJ ac=·.c· JG_· __ ; I I I . DEVELOPMENT SERVICES DMSI! o VE WAl\rcrt OF SUBMITTAL REQU .. ~EMENTS clW'~~tW1/l'NG , Neighborhood Detail Map 4 This requirement may be waived by: 1 . Property Services Section 2. Public Works Plan Review Section 3. Building Section i. Development Planning Section FOR LAND USE APPLICATIONS JUL t 8 2008 PROJECT NAME: 17 e> 'J I '1 ~ DATE: J~v4'::C'.1 ?,I RE 09/06 DEVELOPMENT SERVICES DIVISION ~- , WAIV ~ OF SUBMITTAL REQU :MENTS FOR LAND USE APPLICATIONS Applicant Agreement Statement 2 .-J<o 3 Inventory or Existing Sites 2 .-J<o 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 ANO 3 Map or View Area 2 .-J<o 3 Photosimulations 2 .-J<o 3 ~eq~men may be~ved by: I . Property Services Section !. Public Works Plan Review Section I. Building Section PROJECT NAME: ~l,_t.:....::...O_Cf.,__ __ I vi_J._-<--_·..;..f-_ _;c::;..:....~-"---ot, ~ OO'f-) DATE: _...J_..e::r=c...:..:V_.P::"'.'.':-y:"-'--'::.,:;..--"'2'--l-+-1,.;;:c..c..._o~b~ I. Development Planning Section Q:IWEBIPW\OEVSERVIForms\Planninglwaiverofsubmittalreqs_ 9-06.xls 09106 , Pre-application meeting for the 1709 Index Ave NE Short Plat PREOS-004 City of Renton Development Services Division January 31, 2008 Contact information Planner: Elizabeth Higgins, AICP, (425) 430-7382 Public Works Plan Reviewer: Mike Dotson, (425) 430-7304 Fire Prevention Reviewer: David Pargas (425) 430-7023 Building Department Reviewer: Craig Burnell, (425) 430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects and contractors who work on the project. Pre-screening: When you have the project ready for submittal, have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary Is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Public Works Administrator, and City Council). DATE: TO: FROM: FIRE DEPARTMENT MEMORANDUM 1/28/08 SUBJECT: Elizabeth Higgins, Senior Planner David Pargas, Assistant Fire Marshal PRE-APPOS-004 1709 Short Plat Review of the plans and material submitted regarding the 1709 Index Short Plat, has disclosed that the following Fire Code requirements shall need to be met for this plat. The Fire Code requirements are as follows: I. FIRE FLOW: Structures up to 3600 square feet shall require a minimum fire flow of I 000 gallons per minute for 2 hours. Structures in excess of 3600 square feet shall meet a fire flow of 1500 gallons per minute or comply with the fire flow requirements set forth in Table B ·-Appendix B of the 2006 International Fire code. At this time I am unable to give you a specific fire flow, as I don't have sufficient information on the type of structures to be built, size and type of construction. 2. # Of REQUIRED HYDRANTS: As in accordance with Renton Fire Department standards, One {I) Hydrant shall be required for structures up to 3600 square feet and that require a minimum Fire Flow of I 000 gallons per minute. The number is also subject to meeting installation spacing requirements that are in accordance with sound engineering practices. Structures over 3600 square feet and having a fire flow requirement of 1500 gallons per minute or more shall require (2) Hydrants. The number of hydrants for structures over 3600 square feet shall also be based on spacing, which shall be in accordance with sound engineering practices. 3. HYDRANT SPACING: Residential Spacing A) Spacing shall be no greater than 500 feet apart. B) Hydrants shall be no greater than 300 feet to the front of any structure. C) Primary Hydrants shall not be greater than 150 feet to the structure. 4. LADDER&FIREAPPARATUS ACCESS: A) The minimum Fire Apparatus Road Access shall be no less than 20 feet wide. Review of the plans discloses road widths to be approximately 20 feet for the access off of NE J 6'h street. B) Fire Lane signage shall be required on I side of the proposed Driveway off of NE 16th Street. Contact the Fire Marshal's office for specific Fire Lane signage requirements. Fire lane signage shall be posted on one side of the Driveway. C) No Turn around required. i:lcity memos\08 pre app reviewslpre-app08-004 t 709 short plat.doc # D) Ladder Access shall be provided on all 4 sides of a structure for a 35 foot ladder at a 70 degree angle 5. FIRE SPRINKLER: A National Fire Protection Association residential fire sprinkler system may be required, dependent if Town Homes are built. 6. FIRE MITIGATION FEES: Fire mitigation fees shall be required. The amount shall range from $388 to $488.00 per unit. The amount shall depend on the type of structures being built. The Fire Mitigation fee and shall be paid prior to Final Plat recording. Any questions or concerns regarding Fire pre-application review comments may be directed to Fire Marshal Dave Pargas at 425-430-7023 i:\city memos\08 pre app reviewslpre-appOS--004 1709 short pl.at.doc DATE: TO: FROM: SUBJECT: PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT MEMORANDUM January 30, 2008 Elizabeth Higg. ins . l , , Mike Dotson . /rtJ- 1709 Index Ave -Preapp 08-004 NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitth1g issues are based on the pre-application submittals made to the City of Renton by tbe applicant. The ap11Hcant is cautioned that information contained in this summary may be subject to modification ind/or concurrence by official decision makers (e.g. Hearing Examiner, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. WATER 1. There is a 6-inch Cast Iron waterline along the frontage of the proposed site (For your reference the City of Renton water plan number is W-1878). 2. The modeled fire flow available at the site is approximately 1500 gpm. Static pressure is approximately 78 psi. 3. The proposed project is located within the 565-watcr pressure wne. 4. If fire sprinkler systems are necessary, then a separate fire sprinkler permit will be required. 5. Any existing sub-standard hydrants will need to be replaced and/or retrofitted with a quick disconnect Storz fittings. 6. A Water System Development Charge is based on the size of the water(s) meter required to serve the site (see attached fee sheet). This fee is due at time of issuance of a construction permit. 7. This site is within the Aquifer Protection Area Zone 2. City Code dictates specific requirements to protect the City Aquifer for development within this Zone (see attached summary of Aquifer Protection Measures for Zone 2). SANITARY SEWER 1. There are existing 8-inch sewer mains in both Index Ave NE and NE 16"' Ave. 2. The Wastewater System Development Charge is based on the size of the water(s) meter required to serve the site (see attached fee sheet). This fee is due at time of issuance of a construction permit. SURFACE WATER 1. This site drains to the May Creek basin; sub-basin to Lake Washington. !:\Plan Review\Plan Review 2008\lndex Ave Pre App.doc City of Renton Page 2 of2 Index Ave Pre App.doc Page 2 01/30/2008 2. A drainage analysis and design is required to comply with the requirements and standards of the 1990 King County Surface Water desib'll manual. 3. The Surface Water System Development Charge is $1,012 per single-family unit or $0.405 per square foot of new impervious surface (but not less than $1,012) for all other uses. This fee is due at the time the utility construction permit is issued STREET IMPROVEMENTS I. Code required frontage improvements include curb, gutter, sidewalk and street lighting along both Index Ave NE and NE 16th Street. 2. Alley dedication (8-feet, with 4-foot easement) is required along the mid-block lot line. 3. A 15-foot radius dedication is requin:d at the comer of Index and 16'" Street. 4. Transportation Mitigation fees are $75 per additional generated trip/day generated. All wire utilities shall be installed underground per the City of Renton Under-grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. GENERAL COMMENTS I. Permit application will required separate plan submittals for all proposed public utilities, drainage and street improvements. Plans are required to be prepared by a licensed Civil Engineer according to City of Renton drafting standards. 2. Permit application must also include an estimated cost of construction for water, sewer and roadway/drainage improvements. The cost estimate will be used to calculate the fee(s) due for review and inspection of the utility improvements. Separate permits for water meters, and side sewers are required. And a separate utility permit to cut and cap existing utilities to existing structures on site will be required as part of the demolition permit. [:\Plan Review\Plan Review 2008\lndex Ave Pre App.doc Zone 2 of the Aquifer Protection Area The following is a summary of requirements that may apply to this project. For specific requirements, please refer to Renton Municipal Code (RMC) sections as noted in pan."Dtheses. l. Critical Areas Regulations (RMC 4-3-050): Certain uses prohibited (subsection C8), pesticide and fertilizer use restrictions (H3a), constructed secondary containment may be required if more than 20 gallons of regulated hazardous materials will be on site at the new facility (H2di); hazardous material release restrictions enforced (HIO). 2. Aquifer Protection Area Pem1its (RMC 4-9-0 l 5): Certain uses require operating permits. 3. Construction Activity Standards (RMC 4-4-030C7): Standards shall be followed if, during construction, more than 20 gallons of hazardous materials will be stored on site or vehicles will be fueled on site. 4. Fill Source Statement (RMC 4-4-060L4): A fill source statement is required if more than !00 cubic yards of fill material will be imported to the project site. 5. Surface Water Management Standards (RMC 4-6-030E2 and 3): Biofilters, stormwater conveyance, and water quality ponds may require a groundwater protection liner. Impervious surfaces shall be provided for areas subject to vehicular use or storage of chemicals. 6. Sanitary Sewer Standards (RMC 4-6-040J): New construction shall connect to a sanitary sewer (septic tanks not allowed) unless the wastewater utility determines that sanitary sewer is not available. 7. Business License Requirements (IU\,IC 5-5-5): New facilities shall provide an inventory of hazardous materials to the Water Utility prior to occupancy. If, upon review of the inventory, the Water Utility determines that an operating permit is required, the permit shall be obtained prior to occupancy of the building. (:\Plan Revicwlremplates\Aquifer zzonc 2.doc'<:-Or CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: January 31, 2008 TO: Pre-Application File No. PREOS-004 FROM: Elizabeth Higgins, Senior Planner, ( 425) 430-7382 SUBJECT: 1709 lndex Ave NE Short Plat General: We have completed a preliminary review of the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Development Services Director, Planning/Building/Public Works Administrator, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall and are available on the City of Renton website (www.rentonwa.gov). Project Proposal: The proposed project consists of subdivision of one tax lot(# 7227801935) into 2 lots. One lot ("north lot") would have the existing duplex relocated and reoriented east- west, instead of north-south and 2 attached townhouse units. The second lot would have 2 additional townhouse units. The total number of units would be 6. The alternate plan would be to subdivide the property into 3 lots for 3 single-family structures. Current Use: The 16,015 sf(0.37 A) site, located at 1709-1711 Index Ave NE in the Renton Highlands, currently has I duplex structure, constructed in 1943, that would be either reconfigured or removed. Comprehensive Plan Land Use Designation: The property has a Center Village Comprehensive Plan land use designation. Zoning: The property is located in the Residential 14 (R-14) zone. In the R-14 zone, attached dwellings are a permitted use, subject to certain limitations ( see Development Standards section, below). A "Bonus Density" option is available in the R-14 zone. The surrounding properties are also zoned Residential 14. 1709 Index Preapplicatic eeting January 3 I , 2008 Page 2 of5 Environmental Review: The proposed project is exempt from Washington Stale Envirorunental Policy Act (SEP A) review. Site Plan Review: The project would be subject lo an Administrative Site Plan Review. Subdivision and Shadow Platting: The R-14 zone limits 1 residential structure and 1 associated accessory building, such as a garage, per lot. Projects may be developed on platted property or on land that remains unplatted. Subdivision of 1 lot into 2 lots is an Administrative Short Plat. If subdivision does not talce place, a "shadow plat" must be submitted that indicates the project, if platted, would meet the development standards for the zone and subdivision regulations of the Renton Municipal Code. Land Use: Both detached and semi-attached dwellings are allowed in the R-14 zone subject to the applicable density. Attached buildings are allowed subject to applicable density, building length, and dwelling unit type mix of the zone (RMC 4-2-080A50a). Attached buildings cannot exceed six (6) dwelling units per structure except as provided in RMC 4-9-065D, Bonuses (RMC 4-2- 080A50c). Development Standards: RMC 4-2-11 OF, "Development Standards for Residential Zoning Designations" apply to new residential development on the site. Density: The minimum housing density in the R-14 zone is 10 dwelling units per net acre (du/a). The maximum density is 14 du/a, except that up to 18 du/a are allowed as a bonus, subject to Density Bonus Review (RMC 4-9-065). The site is approximately 0.37 acres in size. No deduction would be made for the alley (see "Access," below). A deduction for curb radius may be required. This density calculation must be confirmed following calculations of net area. With 4 townhouses and one 2-unit duplex structure the net density for 6 units would be 16.32 du/a. Because this density is above the maximum allowed density of 14 du/a, the density bonus is required. A subdivision into 3 lots with 3 single-family structures would have a net density of 8.11 du/a, which is below the minimum density and, therefore, would not be allowed. Dwelling Unit Mix: The R-14 zone development standards have "dwelling mix" requirements as follows: 1. A minimum of 50 percent to a maximum of 100 percent of permitted units shall consist of detached, semi-attached, or up to 3 consecutively attached townhouses. 2. A maximum of 50 percent of the permitted units in a project may consist of: a. 4 to 6 consecutively allached townhouses; b. Flats; c. Townhouses/flats in one structure. l 709 Index Preapplicatio eeting January 31, 2008 Page 3 of5 The proposed project would have 4 townhouses attached into 2 structures and one 2-unit flat (duplex). Therefore, it would meet the dwelling unit mix requirements. For subdivision or shadow platting, the following development standards must be met: Lot size: The minimum lot size for duplex structures is 1,800 sf for each unit. The minimum lot size for up to 3 townhouse units consecutively attached is 2,500 sf for exterior or end units. Therefore, the minimum size of the north lot would 8,600 sf(l,800 x 2 + 2,500 sfx 2). The minimum size of the south lot would be 5,000 sf(2,500 x 2). Both lots would meet the minimum lot size requirements. Lot width: The minimum lot width for flats ( duplex structures) is 50 feet. The minimum lot width for up to 3 townhouse units consecutively attached is 25 feet. The proposed lots would meet the minimum lot width requirement. Lot depth: The minimum lot depth for flats is 35 feet. The minimum lot depth for up to 3 townhouse units consecutively attached is 45 feet. The proposed lots would meet the minimum lot depth requirement. Setbacks -Setbacks are the distance between the building and the property line or any private access easement. Setbacks are different for the front, side, and rear yards. All the proposed units would be accessed from an alley ( see below). The minimum front setback is IO feet. Front setbacks for all lots meet the minimum requirements. The minimum side yard setback for flats and townhouses is 5 feet. All lots appear to meet this requirement. The project proponent has suggested that an end unit of the existing duplex would face fndex Ave NE while the other end would face west. The end unit facing Index would be the "front." The minimum side yard setback along a street (NE 161h St) is 10 feet for the primary structure. Lot 2 has a side yard along a street, so the minimum side setback would be IO feet. An I!- foot setback is shown on the concept plan. The minimum required rear yard setback is 15 feet. Both lots would meet the minimum rear yard requirement. Building height: The maximum building height is 2 stories and 30 feet. Building height will be reviewed at the building permit stage. Lot coverage: The R-14 zone allows a maximum building coverage of 50 percent. Lot coverage by buildings will be reviewed at the building permit stage. Access: There shall be an 8-foot alley dedication the full width of the property, from north to south along the west property boundary. In addition, until such time as the remaining 8 feet is • 1709 Index Preapplicatio eeting January 31, 2008 Page 4 of5 dedicated on the west side, a 4-foot wide easement shall be dedicated parallel to the 8-foot alley. Building Location: Dwellings shall be arranged in a manner which creates a neighborhood environment. Residential units shall be connected through organization of roads, blocks, yards, central places, pedestrian linkage, and amenity features. Front facades of structures shall address the pubic street, private street, or court by providing: a. A landscape pedestrian connection; and b. An entry feature facing the front yard. Building Design: Architectural design shall incorporate: a. A variation in vertical and horizontal modulation of structural facades and roof lines among individual attached dwelling units (i.e. angular design, modulation, multiple roof planes), and b. Private entry features which are designed to provide individual ground-floor connection to the outside for detached, semi-attached, and townhouse units. Urban Design Regulations: Projects within the R-14 zone of the Highlands Center Village Comprehensive Plan designation are subject to the requirements of the RMC 4-3-100, "Urban Design Regulations." The intent of each design element must be met by adhering to the Minimum Standards for District 'E'. Adherence to the Design Regulations would be reviewed as part of the Administrative Site Plan Review. These regulations are included in the preapplication package and are summarized as follows: • A primary entrance of each building shall be located on the fa~ade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human scale elements. By reorienting the duplex structure, the primary entrance of the west unit would not face Index. Therefore the plan would not meet this requirement. • Attached housing developments shall provide a minimum area of private usable open space equal to one hundred fifty (150) square feet per unit of which one hundred ( l 00) square feet are contiguous. Such space may include porches, balconies, yards, and decks. Calculations must be provided at tlie time of application demonstrating that this requirement would be met. • All building facades shall include modulation or articulation at intervals of no more than twenty (20) fee!. This requirement would be verified at the building permit stage. • l 709 Index Preapplicati, January 31, 2008 Page 5 of5 eeting • Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways are prohibited. This requirement would be verified at the building permit stage. Refuse and Recycling Areas: Refuse and recycling areas need to be screened (RMC 4-4- 090). Landscaping: The development standards require that all pervious areas be landscaped. All landscape areas are to include an underground irrigation system, unless a plan using drought tolerant plants is approved. The applicant should refer to landscape regulations (RMC 4-4- 070) for further general and specific landscape requirements. A conceptual landscape plan meeting the requirements in RMC 4-8-1200, must be submitted at the time of application for Site Plan Review. Fees: Impact fees and fees for building and utility construction permits would be charged, unless waived by the City Council. Typically, fees are as follows: • A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project. • A fire mitigation fee of$488.00 per new unit. • A park and recreation fee of$530.76 per new unit. Please see the comments from the Fire Prevention plans reviewer and Public Works plans reviewer for a breakdown of fees. A handout listing all of the City's Development related fees is also attached for reference. It1 advance of submitJing the full applicatio11 package, applicants are strongly encouraged to bring in one copy of each application item for a pre-screetting to the customer service counter to help ensure that the applicatio11 is complete prior to making all copies. cc: Jennifer Henning DENSITY WORKSHEET City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. _16015 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets•• Private access easements•• Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: --o_ square feet __ o_ square feet __ o_ square feet 2. ___ O __ square feet 3. _16015 __ square feet 4. ___ .37_ acres 5. ____ 6 __ units 6. Divide line 5 by line 4 for net density: 6. _16.22_ = dwelling units/acre *Critical Areas are defined as "Areas detennined by the City to be not suitable for development and which are-subject.to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. ** Alleys (public or private) do not have to be excluded. OEl/~~~~WE~i:1NG JUL \ 8 2008 RECEIVED httpJ/renwowa.govluploodcdFiles/Business/PIIPW/DEVSERV/FORMS_PLANNING/dalsity.doc -1 -03/08 ;,:1/rti~~~Ei;i.,to"- jUL 1 8 2008 RECE\\JEO ARCARIUS HOMES, LLC 6947 Coal Creek Pb.,,,-S.E. #257 Newcastle. Wa. 98059 Phone 425-7-16-547 l !n,-w .arcariushomes. com PROJECT NARA TIVE 1709 TOWNHOMES IG Proposed to build four new town homes and relocate and remodel an existing duplex on a lot of 16015 Sq. Ft. The property is at 1709 Index Ave. N.E. and is currently zoned R-14 with a design bonus to R- 18, adjacent property and neighboring property is zoned similarly. An Administrative Site Plan Review is required. The property currently has a single level residential duplex on it and is accessable from Index Ave. N .E. on the east side and N.E. 161h street on the south side there are no wetlands, steep slopes or water bodies on or near the site. There is currently a side walk on the east and south boundries which is old and deteriorated and will be replaced. Water, Sewer and Fire protection is available and appears to be adequate. There are currently 2 small trees (5" Apple and 4" Evergreen) and four bushes on the property that will be removed and relocated or replaced in the regular course of landscaping. The soil is listed as InC by the USDA per Web Soil Survey. Indianola loamy fine sand characterized by a fast draining rate of 1.98 to 5.95 in. hr. with no flooding or ponding. The excavation required will be minimal and be that which is required for the new buildings. It is anticipated that all materials will remain on site and used in landscaping etc. A portion of land 8' wide along the entire west boundry will be dedicated to the City for future use as an alley way. There are no modifications, rezones or variances proposed at this time. Construction costs are estimated at $800,000.00 with a market value of approximately $1,200,000.00. ARCARIUS HOMES, LLC 69-P Coal Creek Pk11, S.E. #257 Newcastle. Wa. 98059 Phone -125-7-16-5-171 1y,nY .arcarlushomes.~0111 URBAN CENTER DESIGN OVERLAY DISTRICT REPORT 1709 INDEXAVE N.E. All dwelleing units are accessible directly via sidewalks on the property and sidewalks on the streets abutting the property. Vehicular access is provided through a to be dedicated alley and access easement to the rear of the buildings, parking is accomodated inside each unit with only one tandem paking space out side. Landscaping is to be provided on the entire site with all common areas planted in grass and a variety of trees and shrubs. All building facades are modulated and have defined entries for each dwelling unit, a variety of modulations and articulations are employed to add visual interest in both the facades and the roof lines. OEVELOPMEMT PLANNING CITY OF REMTON JUL 1 8 2008 RECEIVED ARCARIUS HOMES. LLC 6947 Coal Creek Pl.,,· S.E. #257 Newcastle. Wa. 98059 Phone 425-746-5471 "·,, ·,, -. a rcariu shomes. co 111 CONSTRUCTION MITIGATION 1709 TOWNHOMES Construction Dates: Upon receipt of pennits to completion l year. Hours of operation: 7:00AM to 7:00PM Monday through Saturday. There should be little if no hauling of fill material on or off site. Equipment and building materials will be delivered during normal work hours. Since no more than normal traffic will be at site and all deliveries should be directly on property there should be minimal if any disruption of traffic and no need for traffic control until Utilities are connected at which time traffic control plans will be submitted if needed with permit applications. Erosion will be controled with silt fences on the perimeter of the property and entrance to site will be paved with quarry spawl. Dust control will be managed with sprinklers during excavation and as needed afterward. PLANNING oEVtai~~WENTON jlll 1 8 2008 RECEI\JEO 0EVELOPME CITY OF t:;,.~~NING JUL t 8 2008 ~ RECEIVED P..OAC NoRniWE.'iT Tm.F. ,._ ............. p,ft.l .. TO: First Financial Escrow 208 Williams Avenue South Renton, Washington 98057 Attn: Stephanie 215 Columbia Street Seattle, Washington 98104 cc: Arcarius Homes, LLC 6947 Coal Creek Parkway, #257 Newcastle, Washington 98059 Attn: Brad Olschefski SUPPLEMENTAL REPORT #1 OF SHORT PLAT CBRTIFICATB PNWT Order Jfwaber: 667506 Seller: N/A Buyer/Borrower: Arcarius Homes L.L.C./Bels Investments, L.L.C. The following matters affect the property covered by this order: • A Pull Update of the Short Plat Certificate from December 17, 2007 through February 19, 2008 at 8:00 a.m. has disclosed the following: • The following paragraph(s) o( our preliminary commitment has/have been eliminated, 2 • The following has been added as paragraph 3: 3. GENERAL AND SPECIAL TAXES AND CHARGES: FIRST HALF DELINQUENT MAY 1, IF UNPAID: SECOND HALF DELINQUENT NOVEMBER 1, IF UNPAID: YBAR: TAX ACCOUNT IRIIIBBR: LEVY CODE: 2008 722780-1935-03 2100 CURRENT ASSESSED VALUE, Land: $120,000.00 Improvements: $106,000.00 AMOUNT BILLED GENERAL TAXES: $2,209.72 SPECIAL DISTRICT: $2.10 $9.98 TOTAL BILLED: $2,221.80 PAJ:D: ($0. 00) TOTAL DOB: $2,221.80 (continued) SUPPLEMENTAL TITLE REPORT Page. 2 Order No. 667506 • There has been no change in the title to the property covered by this order since December 17, 2007, EXCBPT the matters noted hereinabove. Dated as of February 22, 2008 at 8:00 a.m. kt PACIFIC NORTHWEST TITLE COMPANY By: LaVoDD.e Botaaao. Title Officer PhoDe Humber: 206-343-1328 PACIFIC NORTHWEST TITLE COMPANY OF WASHINGTON, INC. 21~ Columbia Street Seattle, Washington 98104-1511 Senior Title Officer, Lavonne Bowman (lavonnebowman@pnwt.com) Title Officer, Daisy Lorenzo (daisylorenzo@pnwt.com) Assistant Title Officer, Kathy Turner (kathyturner@pnwt.com) unit No. 8 PAX No. (206) 343-8403 Telephone Number (206)343-1328 First Financial Escrow 208 Williams Avenue South Renton, Washington 98057 Attention: Stephanie Title Order No. 667506 CERTIFICATE FOR FILING PROPOSED PLAT Your Ref.: 1709-1711 Index Avenue NE GENTLEMEN: SHORT PLAT CERTIFICATE SCHEDULE A In the matter of the plat submitted for your approval, this Company has examined the records of the County Auditor and County Clerk of King County, Washington, and the records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that according to said records the title to the following described land: As on Schedule A, page 2, attached. IS VESTED IN: ARCARIUS HOMES L.L.C., a Washington limited liability company, and BELS Investments, L.L.C., a Washington limited liability company SUBJECT TO THE FOLLOWING EXCllP'l'IONS: As on Schedule B, attached hereto. CHARGE: TAX: $200.00 $ 17.80 TOTAL CHARGE: $217.80 RECORDS EXAMINED TO: December 17, 2007 at 8:00 a.m. PACIFIC NORTHWEST TITLE COMPANY OP WASHINGTON, INC. Lavonne Bowman Senior Title Officer unit No. 8 SHORT PI.AT CERTIFICATE SCHEDUL.E A Page 2 Order No. 667506 The land referred to in this cer-t:i f icate is situated in the State of Washington, and described as follows: Lot 5, Block SO, Corrected Plat of Renton Highlands No. 2, according to the plat thereof recorded in Volume 57 of Plats, pages 92 through 98, inclusive, in King County, Washington. ENO OP SCHEDULE A GENERAL EXCEPTIONS, SHORT PLAT CERTIFICATE Schedule B Order No. 667506 l. Rights of claims of parties in possession not shown by the public records. 2. Public or private easements, or claims of easements, not shown by the public record. 3. Encroachments, overlaps, boundary line disputes, or other matters which would be disclosed by an accurate survey or inspection of the premises. 4. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records, or Liens under the Workmen 1 s Compensation Act not shown by the public records. 5. Any title or rights asserted by anyone including but not limited to persons, corporations, governments or other entities, to tide lands, or lands comprising the shores or bottoms of navigable rivers, lakes, bays, ocean or sound, or lands beyond the line of the harbor lines as established or changed by the United States Government. 6. (a) Unpatented mining claims; {b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water. 7. Any service, installation, connection, maintenance, capacity, or construction charges for sewer, water, electricity or garbage removal. 8. General taxes not now payable or matters relating to special assessments and special levies, if any, preceding the same becoming a lien. 9. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including, but not limited to, easements or equitable servitudes. SHORT PLI\T CERTIFICATE SCHEDULE B Page 4 Order No. 667506 SPECIAL EXCEPTIONS, 1. Right of the public to make necessary slopes for cuts or fills upon said premises in the reasonable original grading of streets, avenues, alleys and roads, as dedicated in the plat. 2. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF, GRANTOR, TRUSTEE, BENEFICIARY, AMOUNT, DATED, RECORDED, RECORDING NUMBER, Subhashni D. Kumar, an unmarried woman First American Title Mortgage Electronic Registration Systems, Inc., solely as nominee for PHH Mortgage Corp. (fka Cendant Mortgage Corp) $130,000.00 August 29, 2006 September 29, 2006 20060929003898 The aa::>Wlt now secured by said Deed of Trust and the terms upon which the same can be discharged or assumed should be ascertained froa the holder of the indebtedness secured. NOTE 1, GENERAL AND SPECIAL TAXES AND CHARGES, PAID IN FULL, YEAR, TAX ACCOUNT NUMBER: LEVY CODE 2007 722780-1935-03 2100 CURRENT ASSESSED VALUE, Land, $105,000.00 GENERAL TAXES, SPECIAL DISTRICT, TOTAL BJ:LLED: Improvements:$92,000.00 $2,155.14 $1. 50 $9.98 $2,166.62 PAJ:D: $2,166.62 END OF SCHEDULE B Title to this property was examined by: Nancy Nash Any inquiries should be directed to one of the title,officers set forth in Schedule A. NN Corrected Plat Renton Highlands No. 2 57/92-98 \ I RENTON HIGHLANDS • llllH Sf Ut IC - N PACIFIC NORTIIWESf TITLE CompaoyofWashington, Inc. Order No. 667506 IMPORTANT: This is not a Plat of Survey. It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land. No liability is assumed by reason of reliance hereon. t -~ Schweikl & Associates, pile Civil Engineering, Project Management, & Consulting NARRATIVE DRAINAGE REPORT FOR 1709 INDEX TOWNHOMES PROJECT NO: 08142 MAY 2008 PREPARED FOR: MR. BRAD OLSCHEFSKI 6947 COAL CREEK PARKWAY #257 NEW CASTLE, WASHINGTON 98059 PREPARED BY: BRANT A. SCHWEIKL, P.E. ~,Q.ftWEIKL AND ASSOCIATEK, PLLC. 705 SOUTH 9 111 STREET, SUITE 303 TACOMA, WA 9"8405 (253) 272-445l -~ Schweikl & Associatel·, pile Civil Engineering, Project Management and Consulting May 9, 2008 Drainage Report Project: 1709 Index Townhomes Overview 705 S. 9th Street Suite 11303 Tacoma, WA 984053 Phone: (253) 272-445 I Fax: (252) 272-4495 The following narrative drainage report is provided to the City of Renton as part of the landuse submittal for the development of the proposed 1709 Index Townhomes in the Renton Highlands area of the city at 1709 Index Ave. NE, Renton 98056. The project lies in the East Lake Washington-Renton drainage basin, which is part of the Cedar River/Lake Washington watershed. The proposed project consists of one existing parcels, Parcel No. 7227801935 of the Renton Highlands No. 2 Lot 5 Plat Block 50. Total area of the parcel is 16,015 sf(0.37 acres). The project proposes to construct four new town homes (2 units attached per structure) and relocate and remodel the existing duplex on a lot of 16,015 Sq. Ft. The property is at 1709 Index Ave. N.E. and is currently zoned R-14 Residential with a design bonus to Rl8 Residential, adjacent property and neighboring property is zoned similarly. An Administrative Site Plan Review is required. The existing duplex is currently served with domestic water from the City of Renton from the 8"0 water main in the public right-of-way of Index Avenue NE and its sanitary sewer service is to the 8"0 sanitary sewer main in the NE l 6'h Street. There is also an existing gas meter located on the eastern side of the existing duplex and electrical, telephone and power is obtained via overhead lines from an existing utility pole with a streetlight attached at the western edge of Index Ave NE near the northeast corner of the parcel. There are no current connections to a public storm drainage facility. The nearest storm drainage catch basin is at the eastern edge of the Index and NE 16 1h intersection. The project proposes to provide access via a 12-foot wide inverted crowed asphalt private access drive to extend along the western property boundary and connect to the NE 16th Street public right-of-way (ROW) at the southwest comer of the parcel. The access will provide an 8-foot public ingress/egress easement to the City of Renton and to the east of the public easement there will be an additional private 4-foot ingress/egress and utilities easement along the length of the paved asphalt access. The proposed private 6"0 sanitary sewer extension extends not1hward at the eastern edge of the proposed access drive and a 5-foot private utilities easements shall be provided along the eastern edge of access drive for the private sanitary sewer and other dry utilities if necessary. Five of the six units will access their units via the private access drive and the sixth will provide for parking north of the relocated duplex where there is an existing graveled private parking access. Because concrete curbs, gutters and sidewalks already exist along this section of Index Ave NE and NE l 6'h Street, no street improvements are required by the City of Renton for this project. The 1990 King County Surface Water Design Manual (KCSWDM) is the storm drainage regulatory manual that the City of Renton has instructed us to utilize in the design of the projects stormwater facilities. In accordance with the 1990 KCSWDM, this project is require to provide a storm drainage review and the City of Renton has informed the property owner that the project is to provide a storm drainage narrative and is not required to prepare a full Technical Infonnation Report (TIR). The Best Management Practice (BMP) for controlling runoff from the impervious areas of the project and the preferred method of the City of Renton is infiltration. The King County Soils Survey Maps provided by the United States Department of Agriculture Soil Conservation Service was reviewed to determine the soil characteristics within the projects drainage basin. The survey maps indicate the soils of the basin belong to the Indianola (InC) Series soils classification. More specifically, they call it Indianola loamy fine sand. Indianola soils are excessively drained soils that were formed under ancient conifer forests in sandy, recessional, stratified glacial drift. The Indianola type soils in the projects basin are characteristically very dark brown at the surface, dark grayish brown to brown just under the surface, turning to dark yellowish brown around fifteen inches below the surface, and finally ranging from light olive-brown at thirty inches to pale olive at depths of sixty or more inches. The soil near the surface is loamy fine sand and becomes just sand as depth increases. Common traits include dry, nonsticky, nonplastic and slightly acid soil. Soil permeability is rapid, and available water capacity is moderate. Runoff is slow to medium, and the erosion hazard is slight to moderate Resource Review The available resources were reviewed and a summary of the resultant research follows: The project does not lie in either a FEMA flood plain, a Critical Drainage Area or an adopted Basin Plan. The King County Sensitive Areas portfolio was reviewed with the use of the iMap website and there are no sensitive areas located onsite. There are no mapped sensitive areas in the surrounding vicinity within a half mile radius. The closest being a sensitive landslide area approximately one half mile to the northeast that parallels Honey Creek. There are no delineated Department of Natural Resources and Parks (DNRP) Drainage Complaints near the project. There are no reports of the existence of any wetlands on or in the project area. Design Plan The existing parcel has 4289 sf of existing impervious surface present (we have included the 2345 sf of gravel as a conservative estimate). The proposed site plan proposed 9394 sf of impervious surface or a net increase of 5105 sf of additional impervious surface. The conceptual storm drainage plan will be to use onsite infiltration for the dissipation of stormwater runoff for both the proposed structures and the paved access road. Each of the proposed townhome units will be provided with a King County Drywell that accommodates 1000 sf of impervious roof area. The dry wells will be located at the comers of the structures and connected to the roof drain downspout collection system of each of the units. Sizing the drywells per section C.2.2.4 of the KCSWDM-Appendix C, requires 90 cf of volume for every lOOOsf of roof area, given the onsite medium sandy InC soils. Designing for the structure with the greatest roof area, that being 1823 sf and assuming two drywells per structure the capacity of the drywells would be 2000 sf of roof area. Runoff from the new private access will be sized with respect to the contributing area capacity of that of the drywells utilized for the structures. Each drywell has 15.08 cf of available storage volume for a I 000 sf area assuming a 30% void ratio. The void ratio of a 2-foot by 2-foot infiltration trench with a 6"0 perforated PVC pipe incorporated is approximately 34% or 1.20 cf per lineal foot of trench. The total area of the private access and driveways is 3846 sf, and is divided into two separate collection basins by the proposed grading of the access drive. The smallest of the proposed collection basins in the southern basin which is I 491 sf or approximately 38. 77% of the total access drive. The total length of infiltration trench required is: L = ((3846/1000) x 15.08 cf/dry)il .20 cf/If= 48.33 If= 49 lf Length of Trench Southern Dasin =Ls= 0.3877 x 49 = 19.00 = 19 If Therefore; LN = (Length of trench in Northern Basin) = 49-19 =30 If The infiltration trenches will be connected to Type I Catch Basins with down turned elbows to act as spill control devices. The project proposes to install 3846 sf of Pollution Generating Impervious Surface (POIS) that is subject to vehicular traffic which is below 5,000 sf threshold limit for PGIS in a threshold basin. Therefore water quality treatment is not required per the 1990 KCSWDM. It shall also be noted that the minimum infiltration rate for the InC Indianola soils is 1.98 to 5.95 in/hr for the most limiting layer, which is slower that the 9.in/hr threshold for providing water quality treatment for the Pollution Generating Impervious Surface (PGIS) associated with the use of infiltration trenches. Therefore the project is not required to treat the PGIS for the project. Summary In summary, the project proposes to install six infiltration drywells and 2 infiltration trenches to address the drainage requirements associated with the development of this site. All design work was prepared in accordance with the 1990 KCSWDM, the accepted City of Renton drainage design manual for this project. If you should have any questions or require additional information please do not hesitate to contact me, Brant A. Schweikl, at (25:l) 272-4451, and I will do my best to assist you in any way possible. EXPIRES: 09-20- Legend .Ill llghllghlad Feature 1 Clu,1 • ~1 .-_, County Boundary Clas~ 2 Perennial CillAIGG<l 2 X Mountain Peak11 !'I ci.s. 2 s.imooid Cateeo,y3 CAO Sh0reline Condition ;,, i CL:!lss.3 Shaded Relief 141 1¥ .. . Un<:laHlfiod t.l ·-D Lakes and Large Rl~ers ~ .._ ;./ Streams ltgllwaya I Sole Source Aqui"r JV Jnc«paraflad Ania SAO Wetlalld Shell ~ SAO 1.anclsllde "'-""-!ffil SAO Coal Mine ,,_ ._ m SAO Seismic /"' ..._ ~:\\~.t SAOEtosion :,1/·(:i D Parcels • Drainage Complaints SAO Stream Ctlncal Aquifer Recharge Area (conl) (cont) OLCHESFKI -1709 INDEX SA 08142 EXISTING Gravel Structures Walks Lawn PROPOSED Asphalt 698 87 73 3846 1647 1784 Structures 1823 1400 1400 Walks 44 313 105 Lawn Total 105 179 16,075.32 Totals Impervious 179 2345 1871 73 11,786.32 3846 4623 925 6,681.32 4289 9394 King county Area, Washington Version date: 11/21/2006 8:23:11 AM Inc-Indianola loamy fine sand, 4 to 15 percent slopes Map Unit Setting • Mean annual precipitation: 30 to 55 inches • Mean annual air temperature: 48 degree~ F • Frost·free period: 190 days Map Unit Composition • Indianola and similar soils: LOO percent Description of Indianola Settino • Ulndform: Terraces • Parent material: Glacial drift Properties and qualities • Slope: 4 to 1S percent • Depth to restrictive feature: More than 80 inct',es • Drainage class: Somewhat excessively dr~ined • Capacity of the most llmitfng layer to tra11smit water (Ksat): High {1.98 to 5.95 in/hr) • Depth to water table: More than 80 inches • Frequency of flooding: None • Frequency of ponding: None • Available water a,pacity: Low (about 5.0 inches) Interpretive groups • Lano capability (nonirrigated): 3e Typical profile • 0 to 6 inches: Loamy fine sand • 6 to 30 lnehes: Loamy fine sand • 30 to 60 inches: Sand 561540 N 581550 Soil Map-King County Area. Washington (1709 Index-Soils Map) 561560 56157:: f.61580 561580 !'"--~===,!'-----~,======;,_Meters 0 5 10 20 30 561560 SGl'.>i'O 561590 561590 A ------o,:=====>----------==========~lf,.I a ~ ro ~ ~ Natural Resources Conservation Service Web Soil Survey 2 .0 National Cooperative Sail Survey 561600 ~1000 517/2008 Page 1 otJ ~ Soil Map-King County Area, W.shlngton (1709 Index· Soils Map) MAP LEGEND MAP INFORMATION Area of Interest (AOI} ,··1 Area of Interest (AOI) Soils ,--··1 L.J Soil Map Units Special Point Featurea .,, Blowout ll!I Borrow Pit * Clay Spot • Closed Depression X Gravel Pit Gravelly Spot C Landfill A. Lava Flow .... Marsh ~ Mine or Quany @ Miscellan~us Water ® Perennial water V Roek Outcrop + Saline Spot Sandy Spot 40, Sevef'efy Eroded Spot ~ Sinkhole 9 Srldeor Slip JI SodicSpot • Spoil Area 0 Stony Spot Natural Resources Conservation Service (t) Very Stony Spot • Wet Spot .. Other Sptclal Line Features ~ Gully m Sh0tt Steep Slope z Other Poltlical Features Munlclpalities • Cities rm Urban Areas Water Features 19. Oceans -Streams and Canals Transportation m Rails Roads -Interstate Highways ,...,. US Routes ~ State Highways B Local Roads z Other Roads Original soil survey map sheets were prepared at publication scale. Viewing scale and printing scale, however. may vary from the original. Please rely on lhe bar scale on each map sheet for proper map measurements. Source of Map: Natural Resources Conservation Service \Neb Soil Survey URL: htlp://websoilsurvey.nrcs.usda.gov Coonf1nale System: UTM Zone 1 ON This product is generated tom the USDA·NRCS cenified data as of the version dale(s) listed below. Soil Survey Area: Survey Area Data: King County Area, Washington Version 4, Nov 21, 2006 Date(s) aerial images were photographed: 7/10/1990; 7/18/1990 The orthophoto or other base map on which the soil lfnes v,,,ere compiled and digitized probably differs from the background imagery displayed on these maps. As a result. some minor shifting of map unit boundaries may be evident Web Soil Survey 2.0 National Cooperative Soil Survey 51712008 Page 2 013 Soil Map-l<ing County Area, Washington 1709 Index • Soils Map Map Unit Legend lnC I Indianola loamy fine sand, 4 to I 1 15 percent slopes _____ _JL.__ . ··-------·------·,.__ _________ _ I Totals for Area of Interest (AOI) Natural Resources Conservation Service Web Soil Survey 2.0 National Cooperative Soil Survey Q.5 I l__ _____ .... 100.0% I 517/2008 Page 3 of 3 gravelly coarse sand to very gravelly loamy sand. Depth to the IIC horizon ronges from 16 to 36 inr..::ie~. Some areas are up to 5 percent included Alderwood soils, on the more rolling and undulating pacts t)f t.L,::, landscape; some are about 5 percent the deep, s~ndy Indianola :soils; and some are up to 25 percent Neiltc:.n very gravelly loamy sands. Also included in mapping are areas where consolidated glacial till which characteristically underlies Alderwood soils, is ,'It a depth of 5 to 15 feet. Permeability is rapid. The effective rooting depth is 60 inches or more. Available water capacity is low. Runoff is slow, and the erosion hazard is slight. This soil is used for timber and pasture and for urban development. Capability unit IVs-1; woodlAnd group 3f3. Everett_ gravelly sandy loam, ~ to !1 percent slopes {EvC) .--ThLs soil LS rolling. Areas are irregular in shape, have a convex surface, and range from 25 acres to more than 200 acrea in size. Runoff ~s slow to mQdie..~ and the erosion hazard is slight to moderate, ' Soils included with this soil in mapping make up nc more than 25 percent of the total acreage. Some areas are up to 5 percent Alderwood soils, which overlie consolidated glacial till; some are up to 20 percent Neilton very gravelly loamy sand; and some are about 15 percen·t included areas of Everett soils where slo:=:es are more gentle than S percent and where they are steeper than 15 percent. This Everett soil is used for timber and pasture a~i for urban development. Capability unit VIs-1; woodland group 3f3. ~-qrav~lly sandy loam, 15 ~ 30 percent slopes {EVD) .--This soil occurs as long, narrow areas, mostlv along drainageways or on short slopes between terrace· benches. It is similar to Everett gravelly sandy loam, 0 to 5 percent slopes, but in most places is stoni.er dnd more gravelly. Soils included with this soil in mapping make ~p no more than 30 percent of the total acreage. Some areas ~re up to 10 percent Alderwood soils, which overlie consolidated glacial till; some are up to 5 percent the deep, sandy Indianola soils; some are up to 10 perc.ent Neilton very gravelly loamy sand; and some are ab~ut 15 percent included areas of Everett soils where slopes are less than lS percent. Runoff is medium to rapid, and the erosion hazard is moderate to severe. Most of the acreage is used for timber. Capability unit VIe-1; woodland group 3f2. Everett-Alder-wood gravelly sandy loam..s, ~ to 15 percent slopes (EwC).--This mapping unit is about equal parts Everett and. Alderwood soils. The soils are rolling. Slopes are dominantly 6 to 10 percent, but range from gentle to steep. Most areas are irreg·.1lar in shape and range from 15 to 100 acres or more in size. In areas classified as Everett soils, field examination and geologic maps indicate the presence of a consolidated substratum at a depth of ? to 20 feet. This substratum is the same material as that in the Alderwood soils. Some areas are up Seattle, and Tukwila drained. to S percent included Norma, soils, all of which are poorly Runoff is slow to medium, and the erosion hazard is slight to moderate. Most cf the acreage is used for tirnber. Capability unLt Vls-1; woodland group 3f3. Indianola~ The Indianola series is made up of somewhat excessively drained soils that formed under conifers in sandy, recessional, stratified glacial drift. These undulating, rolling, and h\JttlllOcky soils are on terraces. Slopes are O ta 30 percent. The annual precipitation is 30 to SS.inches, and the mean annual air temperature is about 50 F. The frost-free season is 150 to 210 days. Elevation ranges from about sea level to 1,000 feet. In a representative profile, the upper 30 inches is brown, dark yellowish-brown, and light olivebrown loamy fine sand. This is underlain by olive sand that extends to a depth of 60 inches or more (pl. I, right!. rndianola soils are used for timber and for urban development. Indianola loamy fine sand, 4 to 15 percent slopes (InCJ .--This undulating and rolling soil has convex slopes. It is near the edges of upland terraces. Areas range from S to more than 100 acres in size. Representative profile of Indianola loamy fine sand, 4 to 15 percent slopes, in forest, 1,000 feet west and 900 feet south of the northeast corner of sec. 32, T. 2S N., R. 6 E.: 01--3/4 inch to 0, leaf litter. B2lir--0 to 6 inches, brown (lO'lR 4/3) loamy fine aand, brown {lOYR 5/3) dry; massive; soft, very friable, nonsticky, neoplastic; many roots; slightly acid; clear, smooth boundary. 4 to 8 inches thick. B22ir--6 to 15 inches, dark yellowish-brown (lOYR 4/4) loamy fine sand, brown {lOYR 5/3) dry; massive; soft, very friable, nonsticky, nonplastic; common roots; slightly acid; clear, smooth boundary. 6 to 15 inches thick. Cl--1S to 30 inches, light olive-brown (2.SY S/4) loamy fine sand, yellowish brown (lOYR 6/4) dry; massive; soft, very friable, nonaticky, nonplastic; common roots; slightly acid; gradual, smooth boundary. 12 to 17 inches thick. C2--30 to 60 inches, olive (SY 5/4) sand, light brownish gray (2.SY 6/2) dry; single grain; loose, nonsticky, nonplastic; few roots; slightly acid. Many feet thick. There is a thin, v~ry dark brown Al horizon at the surface in some places. The B horizon ranges from very dark. grayish brown to brown and dark yellowi~h brown. The C horizon ranges from dark grayish brown -:-.0 pale olive and from loamy fine sand to sand. Th:.i: l~r.se~ of silty material are at a depth of 4 to 7 feet in ~omc places. Soils included with this soil in mapping make up 1v:, more than 25 percent of the total acreage. Some are~~ are up to 10 percent Alderwood soils, on the more rolling and undulating parts of the landscape; some ctre up to 8 percent the deep, gravelly Everett and Kellto:1 soils; som.e are up to 15 percent Kitsap soils, wi'.1ich have platy lake sediments in the subsoil; and some are up to 15 percent Ragnar soils, which have a sanciy substratum. Permeability is rapid. The effective rooting dept:, is 60 inches or more. Available water capacity is moderate. Runoff is slow to medium, and the erO.'H'-Jr: hazard is slight to moderate. This soil is used for timber and for urban df:'VC.' 1- opment. Capability unit IVs-2; woodland group 4sJ. Indianola loamy fine sand, .Q. to i percent slopes {InA).--This soil occupies smooth terraces in long narrow tracts adjacent to streams. Areas range from about 3 to :J acres in size. Soils included with this soil in mapping make u~ no more than 20 percent of the total acreage. Some areas are up to S percent Alderwood soils, on the more rolling and undulating parts of the landscape; some are about 10 percent the deep, gravelly Everett and Neilton soils; some are up to 10 percent Indianola loamy fine sand that has stronger slopes; and some areas are up to 10 percent the poorly drained Norma, Shalcar, Tukwila soils. Runoff is slow, and the erosion hazard is sli~ht. This soil is used for timber. capability unit -::vs-2; woodland group 4s3. Indianola loamy fine sand, 15 to 30 percent slopes (InO) .--This soil is along entrenched stre<lltls. Soils included with this soil in mapping make up no more than 25 percent of the total acreage. some areas are up to 10 percent Alderwood soils; some are abc,:t. ':: percent the deep, gravelly Everett and Neilton sc::.ls; some are up to 15 percent Kitsap soils, which have platy, silty lake sediments in the subsoil; and some are up to 1S percent Indianola loamy fine sand that has milder a lopes. Runoff is medium, and the erosion hazard is modcr~te to severe. This soil is used for timber. Capability unit VIe-1; wood.land group 4s2. The Kitsap series is ma.de up of moderately well drained soils that formed in glacial lake deposits, under a cover of conifers and shrubs. These soils are on terraces and strongly dissected terrace fronts. Tt-.ey are gently undulating and rolling and. moderately steep. Slopes are 2 to 70 percent. Platy, silty sediments are at a depth of 18 to 40 inches. The a~nual precipitation is 35 to 60 inches, and the mean annual air temperature is about SO F. The frost-free season is 150 to more than 200 days. Elevation ranges from about sea level to 500 feet. In a representative profile, the surface layer and subsoil are very dark brown and dark yellowishbrown silt loan-. that extends to a depth of about 24 inches. The substratum is olive-gray silty clay loam. It extends to a depth of 60 inches or more. Kitsap soils are used for timber and pasture. Kitsap ~ loam, ~ to ~ percent slopes (KpBI. -This undulating soil is on low terraces of the major valleys of the Area. Areas range from 5 acres to more than 600 acres in size and are nearly circular to irregular in shape. Some areas are one-eighth to a half mile wide and up to 3 or 4 miles long. Representative profile of Kitsap silt loam, 2 to 8 percent slopes, in pasture, 820 feet west and 330 feet south of east quarter corner of sec. 28, T. 25 N., R. ? E.: Ap--0 to 5 inches, very dark bro-wn (lOYR 2/2) silt loam, dark grayish brown (lOYR 4/2) dry; moderate, rnediwn, granular. structure; slightly hard, very friable, nor-sticky, nonplastic; many roots; medium acid; abrupt, smooth boundary. B2--5 to 24 inches, dark yellowish-brown (lOYR 3/4) silt loam, brown (lOYR 5/3) dry; 2 percent iron concretions; weak, coarse, prismatic structure; slightly hard, friable, slightly sticky, slightly plastic: many roots; slightly acid; abrupt, wavy boundary. 18 to 21 inches thick. [IC--24 to 60 inches, olive-gray (SY 5/2) silty clay loam, light gray (SY 7/2) dry; many, medium and coarse, prominent mottles of dark yello-wish brown and strong brown (lOYR 4/4 and 1.SYR 5/8); moderate, thin and medi-..:m, platy structure; hard, firm, sticky, plastic; few roots to a depth of 36 inches, none below; strongly acid. The A horizon ranges from very dark brown to dark brown. The B horizon ranges from dark yellowish brown to dark brown and from silt loam to silty clay loam. The platy IIC horizon ranges from grayish brown to olive gray and from silt loam to silty clay lo&n that has thin lenses of loamy fine sand in places. Brownish mottles are common in the upper part of the IIC horizon. Some areas are up to 10 percent included Alderwood gravelly sandy loam; some are up to 5 percent the very deep, sandy [ndianola soils; and some are up to 5 percent the poorly drained Bellingham, Tukwila, and Seattle soils. Water flows on top of the substratum in winter. Permeability is moderate above the substratum and very slow within it. The effective rooting depth is about 36 inches. Available water capacity is moderate to moderately high. Runoff is slow to medium.1 and the erosion hazard is slight to moderate. This soil is used for timber and pasture. Capability unit IIIe-1; woodland group 2d2. March 27, 2008 DEVELOPME CITY OF 1J~~~NING JUL 1 8 2008 RECEIVED SUBSURFACE EXPLORATION AND GEOTECHNICAL ENGINEERING REPORT New Residence 1709 Index Ave NE Renton Prepared for Arcarius Homes 6947 Coal Creek Pkwy #257 Newcastle, WA, 98059 Jason Engineering cc Consulting Business, Inc. Arcarius Homes 6947 Coal Creek Pkwy #257 Newcastle, WA, 98059 Geotechnical Engine Retaining Sbuctures Project Management/ Inspection Pavement Design & Analysis Date: 3-27-2008 Project 1709 Index Ave NE, Renton File #: 08001-045 Re: Subsurface Exploration/ Geotechnical Engineering Report, Parcel #7227801935 Attn: Brad Olschefski: At your request, we have conducted a soils exploration and foundation evaluation for the above mentioned project. The resulls of this investigation, and our recommendations, are to be found in the following report. We have provided three copies for your review and distribution. During our exploration, two test pits were advanced and soil samples submitted for laboratory testing from the project site. The data has been carefully analyzed to determine soils bearing capacities and footing embedment depths. The results of the exploration and analysis indicate that conventional spread and continuous wall footings appear to be the most suitable type of foundation for the support of the proposed structures. Some variability was encountered in comparing the soil profiles of the site. Net allowable soil pressures, embedment depth, soil parameters, and total expected settlements have been presented for the site, later in the report. Often, because of design and construction details that occur on a project, questions arise concerning soil conditions. We would be pleased to continue our role as geotechnical engineers during the project. We appreciate this opportunity to be of service to you and we look forward to working with you in the future. If you have any questions concerning this report, the procedures used, or if we can be of any further assistance please call us at (206) 786-8645. Respectfully, JASON 'ENGINEERING & CoNSULTING BUSINESS, INC 0--~ E.I.T. I PO Box 181 Auburn WA. 98071 Page2of20 Phone: 206-786-8645 Fax: 25~33-7316 Email: jason@jasonengineer.com ·#~ QA~ Jason Engineering - Consulting Business, Inc. Table of Contents Geotechnical Engine ; Retaining Structt..es Project Management/Inspection Pavement Design & Analysis Date: ~27-2008 Project 1709 Index Ave NE, Renton File #: 08001-045 TableofContents ----------------------------------3 Investigation Information 4 Introduction: 4 Scope: 4 General: 4 Site Exploration Procedures 5 General Notes: 5 Drilling & Sampling Procedures: 5 Laboratory Testing Program: 5 ~~~ 6 Project Description 6 Climate of Area: 6 Geology of Area: 6 Description of Foundation Materials: 6 Geoseismic Setting: 7 Liquefaction Potential: 7 Foundation Discussion & Recommendations 8 General Notes: 8 Foundation Design Recommendations: 8 Structural Fill: 9 Groundwater Control: 9 Lateral Earth Pressures: 10 Slope Impact Analysis: 10 Construction Considerations 10 Earthwork: 10 Excavations: 10 Floor Slab-On-Grade: ·-· ·---·-------------------11 Erosion Control: 11 Ptruement Design Recommendations 12 Existing Subgrade: 12 Crushed Surfacing: 12 Asphalt Concrete Pavement 12 Conclusion 13 Appendix I: Test Pit Log 14 Log #l(fypical) 14 Appendix II: Additional Site Photos 15 Appendix III: Figures 16 Vicinity Map 16 SCS Soil Survey Information 16 Site Plan 17 Appendix IV: Calculations 18 Bearing Capacity of Native Soils 18 AASHI'O asphalt design 19 Appendix V: Geotechnical General Notes 20 PO Box 181 Auburn WA. 98071 Page3 of20 Phone: 206-786-8645 Fax: 25~3~7316 Email: jason@jasonengineer.com . "'~ ~ Jason Engineering - Consulting Business, In~. Investigation Information Introduction: Geotechnical Engine Retaining Struch.. es Project Management/Inspection Pavement Design & Analysis Date: 3-27-2008 Project 1709 Index Ave NE, Renton File#: 08001-045 This report presents the results of a soils exploration and foundation analysis for the proposed new construction addition to the property located at 1709 Index Ave NE, Renton. The subsurface exploration and analysis determines the various soil profile components, the engineering characteristics of the foundation materials and provides criteria for the design engineers and architects to prepare or verify the suitability of the foundation design. This report was requested by Brad Olschefski. Written authorization to perform this exploration and analysis was provided by Brad Olschefski. Scope: The scope of this geotechnical report and analysis included; a review of geological maps of the area, review of geologic and related literature, a reconnaissance of the immediate site, subsurface exploration, field and laboratory testing, and an engineering analysis and evaluation of the foundation materials to provide allowable bearing capacity, estimates of settlement, subgrade modulus, lateral earth pressure design values, geotechnical recommendations for site grading including site preparation, subgrade preparation, fill placement criteria, suitability of on-site soils as structural fill, drainage and erosion control measures, as well as an evaluation of landslide and erosion hazards at the site per the King County Critical Areas regulations. We were not requested to provide an Environmental Site Assessment for this property. Any comments concerning onsite conditions and/ or observations, including soil appearances and odors, are provided as general information. Information in this report is not intended to describe, quantify or evaluate any environmental concern or situation. General: The exploration and analysis of the foundation conditions reported herein are considered sufficient in detail and scope to form a reasonable basis for the foundation design. Any revision in the plans for the proposed structure from those enumerated in this report should be brought to the attention of the soils engineer so that he may determine if changes in the foundation recommendations are required. If deviations from the noted subsurface conditions are encountered during construction, they should also be brought to the attention of the soils engineer. The soils engineer warrants that the findings, recommendations, specifications, or professional advice contained herein, have been promulgated after being prepared according to generally accepted professional engineering practice in the fields of foundation engineering, soil mechanics and engineering geology. No other warranties are implied or expressed. This investigative report has been prepared for the exclusive use of Brad Olschefski and retained design consultants thereof. Findings and recommendations within this report are for specific application to the proposed project All recommendations are in accordance with generally accepted soils and foundation engineering practices. PO Box 181 Auburn WA. 98071 Page4of20 Phone: 206-786-8645 Fax: 253-833-7316 Email: jason@jasonengineer.com Jason Engineering - Consulting Business, Inc. Geotechnical Engine, ; Retaining Struch...es Project Management/ Inspection Pavement Design & Analysis Site Exploration Procedures General Notes: Date: 3-27-2008 Project: 1709 Index Ave NE, Renton File #: 08001--045 The field exploration to determine the engineering characteristics of the foundation materials included a reconnaissance of the project site, excavating the test pits, and recovering disturbed grab samples. A total of two test pits were placed on the site. Test pits were advanced to 8 feet below the existing ground surface. Test pits were located by the field crew as near as possible to the proposed building location. After completion, the test pits were backfilled with excavated soils and the site cleaned and leveled as required. The types of foundation materials encountered in the test pits have been visually classified and described in detail on the logs provided in the Appendix. The results of the moisture content and grain size analysis are presented on the logs. It is recommended that the logs not to be used for estimating quantities due to highly interpretive results. Drilling & Sampling Procedures: The test pits were performed with a conventional track excavator. Representative samples were obtained from the test pits at various soil intervals. The samples obtained by this procedure were classified in the field by a soils technician, identified according to pit number and depth, placed in plastic bags to protect against moisture loss and transported to the laboratory for additional testing. Laboratory Testing Program: Along with the field investigation, a supplemental laboratory testing program was conducted to determine additional pertinent engineering characteristics of the foundation materials necessary in analyzing the behavior of the proposed building structure. The laboratory testing program included supplementary visual classification and water content determinations on aU samples. In addition, selected samples were subjected to Moisture Content Analysis -D4959, and Grain Size Analysis -ASTM designation C-117, C-136. AU phases of the laboratory testing program were conducted according to applicable ASTM Specifications and the results of these tests are to be found on the accompanying logs located in the Appendix. PO Box 181 Auburn WA 98071 Page 5 of20 Phone: 206-786-8645 Fax: 253-833-7316 Email: jason@jasonengineer-com Jason Engineering - Consulting Business, Inc. Site Information Project Description Geotec,hnkal Engine : Retaining Struct\...-s Project Management/Inspection Pavement Design &: Analysis Date: 3-27-2008 Project: 1709 Index Ave NE, Renton File#: 08001-045 The purpose of this section is to enumerate details of the proposed structure. The following information was provided by the property owner. The building will be a wood framed, single family residence structure. No basements are planned. Conventional spread footings and slab-on-grade floors are contemplated. Differential settlements are limited to 3/. inch. A pavement section has not been requested but has been provided within this report. The site of the proposed building addition upon which this soils exploration has been made is located at 1709 Index Ave NE, Renton. The site topography consists of a gentle upward slope from west to east The east edge of the property rises more sharply over the final 15 feet to meet Index Ave NE, which is several feet higher than the existing house foundation. Site drainage consists of surface runoff and natural seepage into the sandy soils. City maintained storm drains and sanitary sewer system are in place on the adjacent street. The site vegetation is primarily grass. A gravel driveway extends south from the existing house to NE 16•• sr. Prior grading has not occurred. Climate of Area: The climate of the site and surrounding area as taken from the USDA Soil Conservation Service Survey consists of annual precipitation from 35 to 60 inches, most of which is rainfall, between October and May. The mean annual air temperature is about 50 degrees F. The frost free season is 150 to more than 200 days. Elevation ranges from sea level to 500 feet. Geology of Area: The geology of the site and surrounding area as taken from the USDA Soil Conservation Service Survey consists of Indianola loamy fine sand (lnC). The Indianola series is made of somewhat excessively drained soils that formed under conifers in sandy, recessional, stratified glacial drift. This undulation and rolling soil has convex slopes. It is near the edges of upland terraces. A typical profile consists of brown loamy fine sand, dry, soft, friable, non-sticky, non-plastic for the top 6 to 8 inches. Layers 6 to 15 inches are dark yellowish brown, loamy fine sand, dry, soft, friable, non-sticky, non-plastic and many roots. At 15 to 30 inches the soil is light olive-brown loamy fine sand and slightly acidic, dry, soft, friable, non-sticky, non-plastic and many roots. At layers 30 to 60 inches the soil is olive sand, light brownish gray, dry, single grain, loose, non-sticky, non-plastic, few roots and slightly acidk. This layer is many feet thick. There is no seasonal high water table within a depth of 5 feet Permeability is rapid, available water capacity is moderate. Runoff is slow to medium, and the erosion hazard is slight to moderate. Description of Foundation Materials: The soil profile encountered was consistent between the two test pits. It is to be noted that, whereas the test pits were placed and sampled by an experienced technician, it is sometimes difficult to record changes in stratification within narrow limits. In the absence of foreign substances, it is also difficult to distinguish between discolored soils and dean soil fills. It is recommended that the logs not to be used for estimating quantities due to highly interpretive results. The surface of the proposed construction site is covered with 6 to 12 inches of topsoil that should be removed prior to the start of any construction due to the high compressibility of these soils. Sand to silty sand layers were encountered beneath the topsoil and extended to approximat.ely seven feet in depth. Clean, fine sand followed and extended to depths beyond the scope of this investigation. Lines of demarcation represent the approximate boundary between the soil types, but the transition may be gradual. PO Box 181 Auburn WA. 98071 Page6of20 Phone: 206-786-8645 Fax: 253-833-7316 Email: jason@jasonengineer.com Jason Engineering at Consulting Business, Inc. Geoseismic Setting: Geotechnical Engine I Retaining Structures Project Management/ Inspection Pavement Design &t Analysis Date: 3-27-2008 Project: 1709 Index Ave NE, Renton File#: 08001-045 Foundation soils on this site are designated a Site Class C, from Table 1615.1.1 per the 2003 International Building Code (l.B.C.). All building structures on this project should be designed per the Code Requirements for such a seismic classification. These types of soils have a shear wave velocity in the range of 1,200 to 2.SOO ft/ sec. The undrained shear strength is typically greater than 2000 psf with blow counts greater than 50 blows per foot. The following may be used for the seismic coefficients. ,--· ~ R-•s,,-.a, I I 120.00 Period,T Sa Sds Sms f I 100.00 \ 1---·· ------·· . 80.00 \ .. I' 60.00 • "' 40.00 --r--·-- i -~-211.00 .. i I 0.00 0 0.00 40.0 To 0.05 100.0 100 150 Ts 0.26 100.0 100 150 1 1.00 26.0 2 2.00 13.0 • Sds and Sms values given at max acceleration • 5ml = 39, Sdl = 26 0.00 0.,0 ..... .... .... 1.00 1.211 .... PeftOd, T Liquefaction Potential: Liquefaction is when saturated, cohesionless soils are temporarily turned in to a liquid state usually from a seismic event U ground motion lasts for extended amounts of time, the grain to grain contact shifts and the grain structure can collapse. U the water within the soil cannot flow easily between the grain and out of a collapsing area, the water pressure increases. When pore pressures build up within the soil and exceed the effective contact pressure of the soil, the water can push the soil particles apart. When the particles lose contact with each other, the soil mass can behave like a liquid. U pore pressures are great enough, water may discharge out of the ground like a geyser leaving characteristic signs, such as sand boils. Liquefaction is generally related to; soil characteristics, water table depths and the degree of seismic activity. The results are lower bearing capacities, increased settlement issues, landslides, and lateral spreading to name a few things. Liquefaction potential for this site is provided within the boundaries of the site. Seismic events which affect land masses on a greater scale are beyond the scope of this report In our review we found no evidence of liquefaction of the soils in the immediate area from the 1949, 1965 and 2001 earthquakes. The site is classified as having a very low susceptibility to liquefaction. D Liquefaction susceptibility: LOW 10 MODERATE [Ill Liquefaction susceptibility: LOW • Liquefaction susceptibility: VERY LOW to LOW • Liquefaction susceptibility: VERY LOW PO Box 181 Auburn WA. 98071 Page 7 of20 Phone: 206-786-8645 Fax: 253-833-7316 Email: jason@jasonengineer.com Date: 3-27-2008 Jason Engineering cc. Consulting Business, Inc. Geotechnical Engine Retaining Structures Project Management/ Inspection Pavement Design & Analysis Project: 1709 Index Ave NE, Renton File #: 08001-045 Foundation Discussion & Recommendations General Notes: Various foundation types have been considered for the support of the proposed building structure. Two requirements must be fulfilled in the design of foundations. First, the load must be less than the ultimate bearing capacity of the foundation soils to maintain stability; and secondly, the differential settlement must not exceed an amount that will produce adverse behavior of the superstructure. The allowable settlement is usually exceeded before bearing capacity considerations become important; thus, the allowable bearing pressure is normally controlled by settlement considerations. Considering the subsurface conditions and the proposed construction, it is recommended that the structure be founded upon conventional spread and continuous wall footing foundations. Settlements should not exceed tolerable limits if the following design and construction recommendations are observed. Foundation Design Recommendations: On the basis of the data obtained from the site and the test results from the various laboratory tests performed, we recommend that the following guidelines be used for the net allowable soils bearing capacity. ,... All footings are to be excavated to native undisturbed soils. Footings are required to be a minimum of 18 inches below grade for freeze thaw purposes. After excavation, compact any loose surface soils with a jumping jack compactor. These soils shall be confirmed for bearing capacity and verified by the soils engineer after excavation. ,... After excavation, compact the surface with a jumping jack compactor. Confirm compaction of the native soils and that all soft spots have been removed and replaced with suitable fill material and compacted to least 95% of the maximum dry density as determined by ASfM D-1557. ,... Continuous wall footings should be a minimum of 18 inches in width and any slab for the proposed building should be suitably reinforced and connected to the footings so as to limit the effects of differential settlement and to provide some degree of uniform settlement ability for the building should the site undergo liquefaction during a major seismic event. Footing Depth: Footing Width: 18 inches 18 inches r--Ground surface I 111-TTr-11 18 .oinmin I 111:-I I!- Net Allowable Bearing: 2,000 PSF Structural fill material compacted required for _111-~-\JJ~-]U freeze/tha',lL__.1____=~! lr1--LLl-.. = 11, l==I II 18.0 in --111 ·-·---------':--' -\, ·'-"'" to 95% of max density. Perimeter Footing Drain Perforated, 6 inch pipe Native Soil 7////7 /7/// PO Box 181 Auburn WA. 98071 Page8 of20 Phone: 206-786-8645 Fax: 253-833-7316 Email: jason@jasonengineer.com Jason Engineering ac Consulting Business, Inc. Geotechnical Engine Retaining Structures Project Management/ Inspection Pavement Design & Analysis Date: 3-27-2008 Project 1709 Index Ave NE, Renton File#: 08001--045 The footings should be proportioned to meet the stated bearing capacity and/ or the International Building Code 2003 minimum requirements. Total settlement should be limited to 1 inch total with differential settlement of % inch. Any excessively loose or soft spots or areas that do not meet the compaction requirements that are encountered in the footing subgrade will require over-excavation and backfilling with structural fill. In order to minimize the effects of any slight differential movement that may occur due to variations in the characters of the supporting soils and any variations in seasonal moisture contents, it is recommended that all continuous footings be suitably reinforced to make them as rigid as possible. Structural Fill: Structural fill should consist of a 3 inch minus select, clean, granular soil with no more than 5% fines (-#200). Suitable structural fill should consist of material that meets one of the following specifications, WSDOT Section 9- 03.10 Aggregate for Gravel Base, WSDOT Section 9-03.14(1) Gravel Borrow, WSDOT Section 9-03.14(2) Select Borrow, WSDOT Section 9-03.9(3) Crushed Surfacing (Base Course Specs), WSDOT Section 9-03.9(3) Crushed Surfacing (Top Course Specs), APW A Class A Pit Run, or APWA class B Pit Run. Material that does not meet one of the specifications should be submitted with sieve analysis results for approval prior to placement. The fill should be placed in lifts not to exceed 12 inches in loose thickness. Each layer of structural fill should be compacted to a minimum density of 95% of the maximum dry density as determined by ASfM designation D-1557. For structural fill below footings, the area of the compacted backfill must extend outside the perimeter of the foundation for a distance at least equal to the thickness of the fill between the bottom of the foundation and the underlying soils. If it is elected to utilize a compacted backfill for the support of foundations, the subgrade preparation and the placing of the backfill should be monitored continuously by a qualified engineer or his representative so that the work is performed according to these recommendations. The use of on-site soils as structural fill is not recommended. These materials require very high moisture contents for compaction and require a long time to dry out if natural moisture contents are too high. This makes moisture content, lift thickness, and compactive effort difficult to control. If on-site soils are disturbed from their existing condition they should be replaced with compacted structural fill. Groundwater Control: Groundwater was not encountered when the field exploration was conducted. Groundwater is not expected to cause difficulties during construction of this project. It is recommended that runoff caused by wet weather be directed away from all open excavations. The on-site soils can be expected to become soft and pump if subjected to excessive traffic after becoming wet during periods of bad weather. This can be avoided by constructing temporary or permanent driveway sections should wet weather be forecast. The on-site drainage (roof drains & catch basins for pavement areas) should be collected and directed away from the property. This can be accomplished by tight-lining the drainage to the on site city maintained storm drainage system. PO Box 181 Auburn WA. 98071 Page9of20 Phone: 206-7~ Fax: 253-833-7316 Email: jason@jasonengineer.com Jason Engineering & Consulting Business, Inc. Lateral Earth Pressures: Geotechnical Engine : Retaining Strudures Project Management/ Inspection Pavement Design &: Analysis Date: ~27-2008 Project: 1709 Index Ave NE, Renton File #: 08001-045 Lateral earth pressures are dependent upon the backfill materials and their configuration and moisture content. Three inch minus sand and gravel mixtures that are free draining are recommended for backfilling walls greater than four feet tall. Below grade retaining walls or walls designed for retaining earthen fills on this project may use the following values for design. Values were obtained by using unit weight of 122 pd, and phi angle of 30 degrees . ·-----··-----. --------- Earth Pressure Coefficients Earth Pressure Active, K.: 0.333 Active: 41 lbs./ft3 At Rest, I<.: 0.500 At Rest 61 lbs./ft3 Passive, Kp: 3.000 Passive: 366 lbs.fft3 Coefficient of Friction: 0.35 Slope Impact Analysis: We do not anticipate that the proposed residential structure and construction of the project will have any off-site impacts. On-site care should be taken during construction to make sure that runoff caused by wet weather is directed away from all open excavations. The site is stable enough to support the proposed residential construction within the recommendations made herein. There were no signs of previous slope instability or failures. Construction Considerations Earthwork: Excessively organic top soils generally undergo high volume changes when subjected to loads. This is detrimental to the behavior of pavements, floor slabs, structural fills and foundations placed upon them. It is recommended that excessively organic top soils be stripped from these areas to depths of 6-12 inches and wasted or stockpiled for later use. Exact depths of stripping should be adjusted in the field to assure that the entire root zone is removed. It is recommended that the final exposed subgrade be inspected by a representative of the soils engineer. This inspection should verify that all organic material has been removed. Any soft spots or deflecting areas should be removed to sound bearing and replaced with structural fill. Once the existing soils are excavated to the design grade, proper control of the subgrade conditions (ie., moisture content) and the placement &: compaction of new fill (if required) should be maintained by a representative of the soils engineer. The recommendations for structural fill presented within this report, can be utilized to minimi7.e the volume changes and differential settlements that are detrimental to the behavior of footings, and floor slabs. Enough density tests should be taken to monitor proper compaction. For structural fill beneath building structures one in-place density test per lift for every 1,000 ft2 is recommended. In parking and driveway areas this can be increased to two tests per lift for every 1,000 ft'. Excavation equipment may disturb the bearing soils and loose pockets can occur at bearing levels that were not disclosed by the test pits. For this reason, it is recommended that the bottoms of the excavations be compacted in- place by vibratory compactors. The upper 12 inches should be recompacted to achieve an in-place density of not less than 95% of the maximum dry density as determined by ASfM D-1557. Excavations: Shallow excavations required for construction of foundations that do not exceed four feet in depth may be constructed with side slopes approaching vertical. Below this depth it is recommended that slopes not exceed one PO Box 181 Auburn WA. 98071 Page l0of20 Phone: 206-786-8645 Fax: 253-833-7316 Email: jason@jasonengineer.com Jason Engineering oc Consulting Business, Inc. Geotedmical Engine g Retaining Structures Project Management/ Inspection Pavement Design & Analysis Date: 3-27-2008 Project: 1709 Index Ave NE, Renton File#: 08001--045 _______ .L_ ___________________ ..• ----------''------------- vertical to one horizontal. For deep excavations, the soils present cannot be expected to remain in position. These materials can be expected to fail, and collapse into any excavation thereby undermining the upper soils materials. This is especially true when working at depths near the water table. Proper care must be taken to protect personnel and equipment. Care must be taken so that all excavations made for the foundations are properly backfilled with suitable material compacted according to the procedures outlined in this report. Before the backfill is placed, all water and loose debris should be removed from these excavations. This information is provided for planning purposes. It is our opinion that maintaining safe working conditions is the responsibility of the contractor. Jobsite conditions such as soil moisture content, weather condition, earth movements and equipment type and operation can all affect slope stability. All excavations should be sloped or braced as required by applicable local, state and federal requirements. Floor Slab-On-Grade: Before the placing of concrete floors or pavements on the site, or before any floor supporting fill is placed, the organic, loose or obviously compressive materials must be removed. The subgrade should then be verified by the geotechnical engineer or his representative that all soft or deflecting areas have been removed. Areas of excessive yielding should be excavated and backfilled with structural fill. Any additional fill used to increase the elevation of the floor slab should meet the requirement for structural fill. Structural fill should be placed in layers of not more than 12 inches in thickness, at moisture contents at or above optimum, and compacted to a minimum density of 95% of the maximum dry density as determined by ASfM designation D-1557. A granular mat should be provided below the floor slabs. This should be a minimum of four inches in thickness and properly compacted. The mat should consist of sand or a sand and gravel mixture with non-plastic fines. All material should pass a 31. inch sieve and contain less than 10% passing the #200 sieve. Groundwater can be expected at shallower depths during the winter months. A moisture barrier, such as visqueen or plastic sheeting, may be placed beneath all floor slabs that are within a foot of the water table, as determined during excavation. Erosion Control: Care should be taken during construction to prevent or, if necessary, control erosion of soil particles. The most effective method of erosion prevention is to limit disruption of the site to sections of the property that require immediate work. Existing vegetation outside of the foundation footprint should be left intact as long as possible to contain site soils. If loose soils are stockpiled on site, a covering should be used when wet weather is forecast. If possible, water from adjacent properties and streets shou Id be prevented from entering the job site. If erosion does occur, runoff should be directed wherever possible such that water is not discharged from the site. Silt fences and straw bales can be used to contain or slow down runoff so that soil particles can drop out of the water column. These items need to be maintained and revised as construction needs require. The primarily sandy soils on the site should not present a challenging situation as long as BMPs are used throughout all phases of the project. PO Box 181 Auburn WA. 98071 Page II of20 Phone: 206-786-8645 Fax: 253-833-7316 Email: jason@jasonengineer.com Jason Engineering « Consulting Business, Inc. Geotechnic.al Engin, g Retaining Structures Project Management/ Inspection Pavement Design &: Analysis Pavement Design Recommendations Date: 3-27-2008 Project: 1709 Index Ave NE, Renton File#: 08001-045 On the basis of the results of laboratory tests and the assumed traffic counts of the proposed project, the pavement profile should consist of the following recommendations: Existing Subgrade: 1) All subgrade preparation work to be performed should be monitored by a representative of our firm. 2) Over-excavate any areas that exhibit pumping of the subgrade soils at least 12 inches (or as directed by a representative from our firm). Replace with gravel base material. If subgrade is saturated or pumping excessively after over-excavating then it may be necessary to place quarry spalls on the subgrade prior to placement of any gravel base material. 3) On the basis of the existing soils type, the onsite conditions, and the anticipated traffic conditions we recommend that the existing subgrade being compacted to 95 % of the maximum dry density as determined by ASIM D-1557 (Modified Proctor). 4) Under certain site conditions the existing subgrade can be accepted by proof-rolling the subgrade using a fully loaded dump truck. This procedure (if used) should be witnessed and accepted by a representative of our firm. 5) A geotextile fabric (if used) should be placed upon the approved subgrade to maintain the structural integrity of the pavement profile. The fabric should be a type of fabric specifically made for use in road construction Crnshed Surfacing: 1) The layer of crushed surfacing material should consist of 8 inches of WSDOT Section 9-03.9(3) Crushed Surfacing (Base Course Specs) that is placed and compacted to 95% of the maximum dry density as determined by ASTM D-1557 (Modified Proctor). 2) All of the crushed surfacing material could at the contractor's option consist of WSOOT Section 9-03.9(3) Crushed Surfacing (Top Course Specs) that is placed and compacted to 95% of the maximum dry density as determined by ASIM D-1557 (Modified Proctor). 3) The crushed surfacing material should be placed to provide the proper grade and drainage for the asphalt pavement. Asphalt Concrete Pavement: 1) The asphalt pavement should consist of at least 3.0 inches of WSOOT Class B asphalt that is placed and compacted to at least 92% of the theoretical maximum density as determined by ASTM D-2041 (Rice Method). 2) Provide a tack coat on all concrete surfaces that the pavement will be placed against, and for multiple lifts that are not placed within an hour time period. PO Box 181 Auburn WA. 98071 Page 12of20 Phone: 206-786-8645 Fax: 253-833-7316 Email: jason@jasonengineer.com Jason Engineering d. Consulting Business, Inc. Conclusion Geotechnkal Engine g Retaining Strucb.u.es Projed Management/ Inspection Pavement Design &: Analysis Date: 3-27-2008 Project 1709 Index Ave NE, Renton File #: 08001-045 When the plans and specifications are complete, or if significant changes are made in the character or location of the proposed structures, a consultation should be arranged to review them regarding the prevailing soil conditions. Then, it may be necessary to submit supplementary recommendations. It is recommended that the services of our firm be engaged to test and evaluate the soil conditions during the construction phase of the project. The design values and recommendations made herein are valid only insomuch as they are followed during the construction phase. Additionally, monitoring and testing during the construction phase needs be performed to verify the subgrade conditions and that suitable materials are used and that they are properly placed and compacted. While the recommendations made herein are considered sufficient in detail for the construction of the proposed project. there are many alternative methods of construction which are available. We can discuss various other options for construction at your request. PO Box 181 Auburn WA. 98071 Page 13 of20 Phone: 206-786-8645 Fax: 253-833-7316 Email: jason@jasonengineer.com ~ ··'.·· "''\· ., Jason Engineering & Consulting Business, Inc. Geottthnkal Engine I Retaining Sbuctures Project Management/ Inspection Pavement Design & Analysis Date: 3-27-2008 Project: 1709 Index Ave NE, Renton File #: 08001-045 Appendix I: Test Pit Log Log #1(Typical) Bod:uglll: U1le d.Fxcavation: lP-1 2/28/00 IndexAveNE 00001-045 ~a.Sample: TrackFxcavator Smface Elevation (ft): 370 Projed Name: Tolal depth (ft): 6 File#: Technician: JSM O!pd(ft): Pimle SPf (N) fuart passing Oascripticn ---------------- (fa!t). (metes) lB:S {Howl/ft) % 3/4" #4 #200 Type 3 0.91 4 1.22 .. . .. --· 5 1.52 6 1.83 7 8 9 10 E'n:I 0 to0.5 ft g,ass, tq,sal 10.9 100 86.2 15.4 Qab 0.5to7ftSiltysand.mai~m:ist,friaNe, Rn-plastic ···------··-········-·····----· 6.9 83.8 71.8 4.9 Gab 7+ ft dean.sand, dense PO Box 181 Auburn WA. 98071 Page 14of20 Phone: 206-78&8645 Fax: 253-833-7316 Email: jason@jasonengineer.com ~ --;7 '\;,;, -r . I Jason Engineering & Consulting Business, Inc. Geotechnical Engine g Retaining Structures Project Management/ Inspection Pavement Design & Analysis Appendix II: Additional Site Photos Date: 3-27-2008 Project: 1709 Index Ave NE, Renton File #: 08001 -045 I: Site has a moderate slope downward to the west 2: Test pit showing silty sand native soil s 3: Second test pit showing same soil profile as the first pit 4: A small s lope exists between the existing house and Index Ave to the east PO Box 181 Auburn WA. 98071 Page 15 of20 Phone: 206-786-8645 Fax: 253-833-7316 Email: jason@jasonengineer.com Jason Engineering ~ Consulting Business, Inc. Appendix III: Figures Vicinity Map Geotechnical Engirn g Retaining Structures Project Management/ Inspection Pavement Design & Analysis SCS Soil Survey Information PO Box 181 Auburn WA. 98071 Date: 3-27-2008 Project 1709 Index A vc NE, Renton File #: 08001-045 Page 16 of20 Phone: 206-786-8645 Fax: 253-833-7316 Email: jason@jasonengineer.com -·--·-· ···-----·- ~---- 1ir ~:..:. V> O I~ if ..., "' .,, ~or [ :;,, . S'---- j: i ~Iii i;l1~2.oe .. • .. er~;;:, I """'< o v. II~~:~ s:: .... I "' \ i '" .---··,.\ \ Arcarius Homes Development 1709 Index Ave NE Renton, WA Phone:425-641-4039 Parcel#: 7227801935 ,. Geotechnical Engineering Report Geotechnical Engineering ~r~ Jason Retaining Structures '> Engineeri Project Management / Inspection Consulting Pavement Design & Analysis Business, Inc PO Box 181 Auburn WA 98071 • Phone: (206) 786-8645 • Fax: (253) 833-7316 Geotec:hnical Engine ; Date: 3-27-2008 Jason Engineering ai: Consulting Business, Inc. Retaining Structures Project Management/ Inspection Pavement Design & Analysis Project 1709 Index Ave NE, Renton File #: 08001--045 AASHTO asphalt design AASHTO Pawment Section Oesigi Prqect loc:ation: 1700 Ince< A..e l'E Aierage DallyTiafllcQJunt: 100 Pawment llMl{JI Ufe: a) All lales & Both Oredions Yeas %of Traffic In llesig, Lane: 100'/., Tenriml Sel.ioeablllty Index <Pt): I 20 ii lelllll of Rllliability: I gs iJ &peded Quwth Rate: 20% Q.qJade<mValue: 15 CalaAatlon of Oesigi 18 kip ESALs Caly Traic 1..ca:1 Ossigi Brea<cbAn Fa'.:tas ESAl..:s Pmserger c:as: ' 15 o.cxm 1m Buses:' 1 0.6006 3,018 Pae & Picktp Trucks:' 8 0.0122 811 2 Axle, 6 lire Trucks:' 2 0.1!ll0 3,352 On::n:te Trucks:' 0 4.41nl 596 ll.n1l Trucks: 20 3.6'.Dl 643,856 Tra::taSerri Trailer Trucks:' 5 23719 1(6.176 Ch.tfoTrailerTrucks' 0 23187 4,113 H9al.y Tra::ta Trailer Qntio Trucks:' 0 2978> 5,219 ~ Caly Tialic in Desigl um: &I Total D9slgi Ufe 18 kip ESAl..'s: Al::klal lag (BSAl..'it: Trial lag (BSAl..'!t: Trial SN: 785,:ll> 5.884 5.f&I 2:aj a< Oesigi Def:ill Sbuclual Chlnage Inches O:leffident Qiefficient AifA eltic 0.. oete: AlpBlt T18111Bd Base: Qamenl Tleated Bise: OW1ed Am,eg,,~ Bise: Am,egae~de: 3.00 0.42 n'a 0.00 0.25 n'a 0.00 aoo 0.00 231J a< 0.17 0.14 0.11 n'a 1.0 1.0 PO Box 181 Auburn WA. 98071 Phone: 206-786-8645 Fax: 253-833-7316 Email: jason@jasonengineer.com Page l9of20 • Jason Engineering« Consulting Business, Inc. Geotedutkal Engine I Retaining Structures Project Management/ Inspection Pavement Design & Analysis Date: 3-27-2008 Project: 1709 Index Ave NE, Renton File #: 08001-045 Appendix V: Geotechnical General Notes Soil Property Symbols Drilling And Sampling Symbols N: Standard "N" penetration: Blows per foot of SS: Split-Spoon -13/8" I.D., 2" O.D., except where noted. a 140 pound hammer falling 30 inches on a 2 inch O.D. split-spoon. ST: Shelby Tube -3" O.D., except where Q.: Unconfined compressive strength, tons/tt2 Qp: Penetrometer value, unconfined compressive strength, tons/ ft2 V: Vane value, ultimate shearing strength, tons/ft2 M: Water content, % LL: Liquid limit, % Pl: Plasticity index, % DD: Natural dry density, lbs/ft3 WD: Natural wet density, lbs/ft3 WT: Apparent groundwater level at time noted after completion. noted. AU: Auger Sample. GB: Grab Sample. DB: Diamond Bit. CB: Carbide Bit. WS: WashedSample. Relative Density And Consistency Classification Terms (Non-Cohesive Soils) Standard Penetration Resistance Very Loose O -2 Loose 2-4 Slightly Compact 4 -8 Medium Dense 8 -16 Dense Very Dense Terms (Cohesive Soils) Very Soft Soft Firm (Medium) Stiff Very Stiff Hard 16-26 Over26 Standard Penetration Resistance 0-2 2-4 4-8 8-15 15-30 Over30 Q. -(tons/ft2) 0-0.25 0.25-0.50 0.50-1.00 1.00-2.00 2.00-4.00 4.00+ Particle Size Boulders Cobbles Gravel 8 in. + Coarse Sand 8 in. -3 in. Medium Sand Smm-0.6mm 0.6 mm -0.2 mm 0.2 mm -0.074 mm Silts Clays 0.074 mm -0.005 mm 0.005 mm & Smaller 3 in. -5 mm Fine Sand PO Box 181 Auburn WA. 98071 Page20of20 Phone: 206-786-8645 Fax: 253-833-7316 Email: jason@jasonengineer.com CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 ______________________ DEIIELOP•- Crry 0~..,,,,,,. Pt ••. Printed: 07-18-2008 Payment Made: Land Use Actions RECEIPT Permit#: LUAOS-082 07/18/2008 10:13 AM F REN77f:,NING JUL t 8 200a RECEIVED Receipt Number: R0803779 Total Payment: 1,000.00 Payee: BRADLEY R OLSCHEFSKI Current Payment Made to the Following Items: Trans Account Code Description Amount 5020 000.345.81.00.0017 Site Plan Approval 1,000.00 Payments made for this receipt Trans Method Description Amount Payment Check 108 1,000.00 Account Balances Trans Account Code Description Balance Due 3021 5006 5007 5008 5009 5010 5011 5012 5013 5014 5015 5016 5017 5018 5019 5020 5021 5022 5024 5036 5909 5941 5954 5955 5998 303.000.00.345.85 000.345.81.00.0002 000.345.81.00.0003 000.345.81.00.0004 000.345.81.00.0006 000.345.81.00.0007 000.345.81.00.0008 000.345.81.00.0009 000.345.81.00.0010 000.345.81.00.0011 000.345.81.00.0012 000.345.81.00.0013 000.345.81.00.0014 000.345.81.00.0015 000.345.81.00.0016 000.345.81.00.0017 000.345.81.00.0018 000.345.81.00.0019 000.345.81.00.0024 000.345.81.00.0005 000.341.60.00.0024 000.341.50.00.0000 650.237.00.00.0000 000.05.519.90.42.1 000.231.70.00.0000 Park Mitigation Fee Annexation Fees Appeals/Waivers Binding Site/Short Plat Conditional Use Fees Environmental Review Prelim/Tentative Plat Final Plat PUD Grading & Filling Fees Lot Line Adjustment Mobile Home Parks Rezone Routine Vegetation Mgmt Shoreline Subst Dev Site Plan Approval Temp Use, Hobbyk, Fence Variance Fees Conditional Approval Fee Comprehensive Plan Amend Booklets/EIS/Copies Maps (Taxable) DO NOT USE· USE 3954 Postage Tax Remaining Balance Due: $0.00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .oo .00 .00 .00 .00 .oo .00 .00 .00 .00 .00 .oo .00