NOD Arendal

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CITY OF POULSBO

NOTICE OF DECISION

Arendal on Viking Avenue Site Plan Review Type II Permit

Planning File 02-29-16-1

The following project was approved by the

Planning & Economic Development Director on June 20, 2016

_______________________________________________________________________

Name of Applicant & Owner: Viking Avenue Properties, LLC │C/O Kelly Clark │PO Box 2060│ Kingston, WA 98346-2060

Notice of Decision: June 23, 2016 Description of Approved Project: The proposal is to develop a site of 7.55 acres with a Type IV rated wetland. The apartment complex will include four apartment buildings each with between 11,000 to 12,000 square feet in building area, a club house, 174 parking spaces with approximately 24% of parking stalls to be underbuilding, trails and other resident recreation amenities. The proposal includes infrastructure improvements including stormwater management facilities, residential utilities, and access drives. A total of 91 residential units will be included in this project.

Site Location: 21170, 21110, 21076, and 21044 Viking Ave NW | Tax Parcel 102601-4-019-2004, 102601-4-016-2007, 102601-4-014-2009, 102601-4-013-2000, and 102601-4-012-2001 respectively

Applicable Criteria for Permit: The review criteria for Arendal on Viking Avenue include: PMC 18.70 Residential Districts, PMC 18.120 Design Review, PMC 18.130 Landscaping, PMC 18.180 Tree Retention, PMC 18.140, Off-Street Parking and Loading, PMC 17.22 Boundary Line Adjustments, PMC 16.20 Article II Wetlands, PMC 18.270 Site Plan Review and 19.01 Project Permit Procedures.

Review Authority Conclusions: The Planning Director has reviewed the application and concluded that the Arendal on Viking Avenue proposal, as conditioned, has been found to meet the required criteria as documented in the City staff report, and the project will not be detrimental to the public interest, health, safety or welfare of the City. See the Arendal on Viking Avenue staff report, dated June 20, 2016, for specific review criteria that are applicable to this proposal.

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ARENDAL ON VIKING AVENUE

SITE PLAN REVIEW

SEPA MITIGATIONS AND

CONDITIONS OF APPROVAL

______________________________________________________________________________

SEPA MITIGATING CONDITIONS

Plants and Animals – Habitat

1. It shall be the responsibility of the applicant to take all necessary steps to prevent the incidental taking of protected species under the Endangered Species Act through habitat modification or degradation during the life of the project or development authorized by this permit or approval. The applicant shall notify the City through its Planning Department and the federal agencies with responsibility for enforcement of the Endangered Species Act immediately, in the event of any damage or degradation to salmon habitat by or from the project or the development subject to this permit or approval. In any such case, the applicant shall, at its sole cost and expense, take all actions necessary to prevent the furtherance of the damage or degradation and to restore the salmon habitat as required by the federal, State and local agencies with jurisdiction.

Schools 2. School Mitigation Fees are required for residential units and shall be paid at the time of

building permit issuance. Payment of fees will be for all units intended for use as permanent residences, and shall be made to the North Kitsap School District directly, and the developer/applicant will present a receipt of payment of fees to the City.

PLANNING DEPARTMENT CONDITIONS 3. Development of the site shall be in conformance with the site plan drawings identified in

Exhibit B, date stamped February 1st, May 3rd, and June 8, 2016, and subject to the conditions of approval contained herein.

4. Site Plan Approval is effective for a period of 5 years from the date of approval. The site plan approval shall expire if substantial construction of the approved plan has not begun within the 5-year period of construction on the site is a departure from the approved plan.

5. As allowed by PMC 18.310.010.B, the apartment buildings may extend to an average

maximum height of 45’. Building height verification shall be submitted with the building permit drawings and additional review will occur to ensure that the construction of the buildings shall remain within maximum 45’ height limit.

6. The apartment complex buildings shall comply with the design standards of PMC 18.70.060

and PMC 18.120. The building elevations, colors and materials of the apartment complex buildings shall be consistent with the building elevations and design conformance

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documents, included as Exhibits B date stamped February 1, 2016.

7. A final landscape plan is required prior to building permit approval, which shall be based on the preliminary landscape plan included in Exhibit B. The final landscape plan shall meet all the requirements of PMC 18.130 and PMC 18.70.060(D). The final landscape plan is subject to review and approval by the Planning and Economic Development Department.

8. The Tree Retention Plan is approved per PMC 18.180.050 and therefore must protect all

identified trees from being removed or damaged during construction of the site. Methods of protection must be submitted with clearing and grading permit activities and with other site construction plans.

9. A lighting plan will be required to be submitted with the building permit to review the

proposed interior and exterior lighting and ensure that minimal “light throw” will occur

10. A Certificate of Occupancy will not be approved until landscape installation is approved with site inspection and/or an appropriate performance bond is in place. A two-year landscape maintenance bond is required upon satisfactory installation of the site’s landscaping. The bond amount is based on 150% of the cost of materials and installation, as evidenced by contractor bid or invoice.

11. Details on the bicycle racks shall be submitted with building permit drawings. A certificate of occupancy will not be issued until the bicycle racks have been installed.

12. The underbuilding parking layout shall be as depicted on Exhibit B. Compact spaces shall

be marked with “Compact” or “C”.

13. A sign permit is required for any proposed signage and will be reviewed for compliance with the City’s signage standards PMC 18.70.090 and 18.170.

14. Park impact fees are required for the residential units per PMC 3.84 and are payable at the

time of building permit issuance. The park impact fee amount today is $1,195 per unit; however, the fee may change based on changes to the ordinance. The fee will be based on what is in effect at the time of building permit issuance.

ENGINEERING DEPARTMENT CONDITIONS GENERAL 15. All water, wastewater, and stormwater facilities and streets shall be designed by a

professional civil engineer licensed in the State of Washington. The applicant is responsible for the design and installation of the facilities. In the event that there is a conflict between standards, the more restrictive standard shall apply as determined by the City Engineer.

16. Land use permit approval shall not waive any requirements for the applicant to (a) obtain all

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appropriate permits; (b) pay all required fees and deposits; and (c) provide the City with adequate construction plans for approval which conform to City codes and standards. Any utility plans, details, and drawing notes associated with the approved site plan drawing are approved in concept only and are not considered approved for construction. Approval of the site plan does not constitute approval of any construction drawings submitted with the site plan approval documents. Civil construction drawings must be submitted directly to the Engineering Department. For site plans, it is not acceptable to submit the civil drawings with the building plans to the Building Department.

17. Construction plans for the following shall be reviewed and approved by the Engineering

Department and Public Works Department: storm drainage and street improvements (including signage and pavement markings), sanitary sewer, water, and interim and permanent on-site erosion control systems. Prior to final project construction approval the applicant shall: construct the required improvements per City standards, and submit “as-built” drawings on mylar, paper, and electronically (compatible with the AutoCAD version utilized by the City at the time of submittal), dedicate easements, convey utility ownership as determined by the City, and post a maintenance bond(s).

18. All plan review and project inspection and administration expenses shall be paid for at the

developer’s expense consistent with the fee and deposit schedule adopted by City ordinance in effect at the time of construction. Plan review fees shall apply to the original drawing submittal and one re-submittal. Subsequent submittals will require payment of hourly charges. Fees are non-refundable. Deposits are required for payment of actual expenses incurred by Engineering Department staff for project administration and inspection. If the City Engineer determines that the magnitude or complexity of the project requires full or part-time on-site inspection in addition to the inspection by City staff, he may contract with a duly qualified inspector or hire additional personnel to provide inspection, testing, or other professional services for the City in connection with the construction. Deposits for Engineering Department services or outside professional services shall be paid in advance. The deposits are estimates and may require replenishment. Deposits may be required at the time of, or after, payment of any fees. Unused deposits are refundable.

19. At any point in the process of application approval, construction plan review, or

construction, the City Engineer may hire an independent consultant to review and comment on any, or all, utilities or sitework (for example, storm sewer, sanitary sewer, water, roads/streets, retaining walls, slopes, wetlands) proposed by the applicant. The applicant shall make a cash deposit which will be used to pay for any independent review required by the City Engineer. If additional funds are required, the applicant shall immediately deposit the requested amount. Any unused funds will be refunded. Acceptance of the proposal and consultant comments shall be at the discretion of the City Engineer.

20. The applicant shall adhere to all recommendations of the applicant's geo-technical

engineer, biologist, and the City's consultants as determined by the City Engineer.

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21. The civil construction drawings shall include plans for: grading, water, sewer, storm, streets, dry utilities, street lighting, signage/striping, and composite wet utilities. Other plans may be required depending on site-specific conditions. Profiles and details for the wet utilities shall also be provided.

22. Construction drawings will be rejected, without review, if the following drafting requirements are not met: a. Construction plan size shall not exceed 24”x36”. The minimum drawing scale shall be 1:40 horizontal and 1:5 vertical. A larger scale may be required for legibility. b. Utilities shall be shown on plan/profile sheets. Each sheet shall have the corresponding plan/profiles on the same sheet with aligned stationing. c. Labels from the various overlapping AutoCAD layer shall be legible. d. All elements on the drawings shall be legible as determined by the City Engineer.

CLEARING, GRADING, AND EROSION CONTROL REFER TO CONST STDS 23. A Clearing and/or Grading Permit is required prior to any land-disturbing activity on the

site (PMC 15.35). The permit may include restrictions as to the limits of any particular area or phase that can be cleared and graded at any one time or during any construction season. Additional restrictions may be placed on the permit in regard to seasonal weather conditions. At any time, the City Engineer may restrict activities or access to portions of the site which would be detrimental to maintaining erosion and sediment control.

24. The developer's engineer shall submit a completed NPDES Permit Appendix 7 Worksheet with the construction plan submittal along with other required stormwater application documents. You may obtain the worksheet from Engineering staff or the Ecology website; http://www.ecy.wa.gov/programs/wq/stormwater/municipal/phaseIIww/MODIFIEDpermitDOCS/Appendix7ww.pdf

STORMWATER 25. All temporary and permanent storm system and erosion control measures shall be designed,

constructed, maintained, and governed per the following, as adopted by the City of Poulsbo: a All temporary and permanent storm system and erosion control measures shall be

designed, constructed, maintained, and governed in accordance with PMC Chapter 13.17. Chapters 12.02.030 and 12.02.040 provide further guidance on design manual and threshold criteria within compliance of NPDES Phase II Permit.

b City of Poulsbo standards and ordinances c All conditions of approval associated with any clearing and/or grading permits d Recommendations of the geo-technical engineer

26. The project is currently designed to the 2005 Stormwater Management Manual for Western

Washington. The City is adopting the 2014 DOE Stormwater manual near the end of 2016. If the project has not determined to have been vested through the building permit application process the stormwater will need to be designed to the 2014 DOE manual.

27. The final storm report and/or wetland reports submitted with civil construction plans shall

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demonstrate compliance with Minimum Requirement #8: Wetlands Protection, from the 2005 Stormwater Management Manual for Western Washington. The applicant’s wetland biologist shall verify compliance with minimum requirement #8 from the DOE manual. If the City Engineer determines that the wetland related documents or storm report require consultant review the applicant shall make a cash deposit which will be used to pay for any independent review.

a. If it is determined by the applicant's or the City's wetland consultant that a monitoring

period is required for the wetland, the developer shall submit a long term monitoring plan to the City. The regular assessment and evaluation reports shall demonstrate that the development has not significantly altered the hydroperiod of the wetland. At each assessment and evaluation report during the monitoring period, if it is determined by the applicant's or the City's wetland consultant that the hydroperiod of the wetland was significantly altered by the project, corrective measures shall be performed by the applicant. At the end of the long term monitoring plan a close out report shall be prepared and submitted to the City showing that the project did not have a negative impact to the wetland. If the project did have a negative impact on the wetland the close out report shall provide recommendations. Prior to final construction approval a covenant shall be recorded against the property to guarantee corrective measures will be performed by the developer or owner if determined necessary by the applicant's or the City's wetland consultant.

28. The driveway footprint for the project is proposed to encroach on the existing bioretention

adjacent to Viking Avenue. The function of this bioretention facility is to treat the stormwater runoff from Viking Avenue. Prior to construction plan approval, the final storm report shall demonstrate that equivalent water quality is provided for any bioretention that is proposed to be removed.

29. Provision shall be made for the conveyance of any upstream off-site water that naturally drains across the applicant's site.

30. Ownership and maintenance of stormwater systems located on commercial private property

will remain the responsibility of the property owner. Prior to the use of the development or redevelopment project, the owner shall sign and record a maintenance covenant, using the City's form, which guarantees the City of Poulsbo that the stormwater facilities shall be properly operated, maintained and inspected by the property owner, and which gives the City the right (1) to enter and inspect the facility for conformance with the covenant, and (2) to take any necessary action to cause correction, repair, replacement, or maintenance not fulfilled by the owner. The restrictions set forth in such covenant shall run with the land be included in any instrument of conveyance of the subject property. Maintenance covenants shall remain in force for the life of the development.

31. A spill control type oil/water separator shall be installed in the stormwater system prior to

the infiltration facilities.

SANITARY SEWER 32. The applicant shall be responsible for obtaining any off-site easements for access and

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maintenance of the sewer. Sewer maintenance agreements and easements are recorded under AFN #201606080133 and AFN #201606080134 for the Viking Landing property to the south.

WATER 33. Refer to Public Works Department comments for water construction standards, connection

and looping requirements

34. Ownership of any water main and appurtenances shall be conveyed to the City prior to final construction approval. An easement for access and maintenance of the water main and hydrants within the site shall be legally described and dedicated to the City prior to final construction approval. The easement shall be shown on the construction drawings and as-built drawings. The easement shall be fifteen feet wide and include a ten-foot radius around fire hydrants.

35. Front footage fees shall apply for connection to the Viking Avenue water main pursuant to

PMC 13.70.310. The fee is $16 per lineal foot of frontage. The applicant has 566.26 lineal feet of frontage on Viking Avenue resulting in a fee of $9060.16. The fee is due prior to issuance of a building permit.

ALL UTILITIES 36. The applicant shall be required to provide easements and utility stubs for city-owned

utilities which are necessary to serve adjacent properties.

STREETS 37. Unless otherwise approved by the City Council, street sections shall conform to adopted

City standards. (refer to Developer’s Guide – Section 2 – Street Standards, revised Sept. 2005, available online; http://www.cityofpoulsbo.com/publicworks/ConstructionStandards.htm)

38. The developer’s engineer shall certify that there is adequate entering sight distance at the intersection of the project and Viking Avenue. Such certification shall note the minimum required sight distance, the actual sight distance provided, and a sight distance diagram showing the intersection geometry drawn to scale, topographic and landscaping features, and the sight triangle. The certification shall also note necessary measures to correct and maintain the minimum sight triangle.

39. GMA Transportation Impact Fee Ordinance (PMC 3.86) has been approved by City Council.

This establishes a transportation impact fee assessment of $283.50 per ADT payable at time of Building permit issuance. Average week day trips are determined using the latest version of the Trip Generation Manual published by the Institute of Transportation Engineers (ITE) for the land use(s) that are the subject of the permit. The Arendal Development is currently proposed as 92 apartment units. Apartments are land use #220 in the current edition (9th) of the ITE Manual. The average ADT rate from this land use is 6.65 ADT per dwelling unit. Multiplying $283.50 times 6.65 ADT gives the total traffic

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impact fee due per dwelling unit of $1,885.28. The total traffic impact fee due for all 91 units is $171,560.03.

40. If required, streetlights shall be installed per City of Poulsbo and Puget Sound Energy specifications at the intersection of the project and Viking Avenue.

41. The applicant’s engineer shall obtain approval of the postmaster and the City Engineer for

all mailbox installation locations. 42. Any existing driveways fronting the development that are not used by the project are

required to be removed. The removed driveways shall be replaced by pervious concrete sidewalk and similar landscaping to the existing frontage landscaping. The design of the replaced driveway areas shall be approved by the City Engineer at the time of construction plan submittal.

43. Pedestrian restraint and/or guardrails are required at locations where retaining walls create a

significant hazard. The location and type shall be approved by the City Engineer prior to construction plan approval.

OTHER 44. All bonds, conveyances, and easements dedicated to the City shall be on the City's forms.

45. A Public Property Construction Permit is required when connecting to City-owned utilities

or performing other work within the City right-of-way or other public/City-owned property (PMC 12.08). The permittee shall be responsible for repair and/or restoration of any damage to City property (such as sidewalks, curbs, gutters, pavement, and utilities) that occurs as a result of his operations under this permit.

46. Any agreements made between the applicant and another property owner related to utilities,

easements, right-of-ways, or ingress and egress shall not be in conflict with City codes or ordinances. No agreements between the applicant and the property owner shall exempt either party from obtaining proper City approval for land use activities regulated under the Poulsbo Municipal Code.

47. The applicant shall be responsible for obtaining all required easements and rights-of-way.

Copies of all recorded easements shall be provided to the City Engineer. BUILDING DEPARMENT CONDITIONS General 48. A set of WA State licensed engineered (wet stamped) construction drawings would be

required per building application, for the construction of each building. RCW 18.08.410.

49. Separate permit applications would be required for Plumbing, Mechanical, Fire Alarm and/or Fire Sprinkler Systems (per building).

50. The 12 edition of building codes are in effect until July 1, 2016 when the 2015 editions will be adopted by the State Building Code Council, so design your plans accordingly.

51. Addresses and building designations are needed for each building, according to details of

Sooter, Thaddeus

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PMC 15.04.110.

52. The apartments need to meet the level of "Accessible" per IBC 1107.6.

Accessibility Features (ADA) IBC Chapter 11. ANSI A117.1-2009 On construction drawings show accessibility details (I recommend a separate page): 53. Crosswalks, Ramps, Parking Spaces and Aisle ways.

54. Show computation from Table IBC 1107.6.1.1

55. Clubhouse provided with an Assistive Listening System in accordance with 1105.2 if fixed seating is provided.

56. Details of toilet and bathing rooms, drinking fountains, etc.

57. Accessible Route, including the approach to doors, thresholds.

Fire Issues/Concerns 58. 20’ clear driving lanes

59. Fire apparatus, and access roads per Poulsbo Municipal Code Section 15.04.020 and the International Fire Code (IFC) Chapter 5.

60. Before the Clubhouse and to the south in the vegetative area, provide a "pull out" Fire Department parking area, and locate the fire sprinkler PIV FDC's and a fire hydrant in that median location.

61. All driving areas require a 35' turning radius for emergency vehicles.

62. Sprinkler system minimum is NFPA 13R, but please define (in architectural construction drawings) if the higher NFPA 13 system will be substituted (IBC 708.3) Provide an NFPA13 sprinkler system in Clubhouse.

During Construction Prior to Building Permit Issuance, submit a Construction Debris Management plan for approval: 63. Daily removal of excess debris (lumber, piping, stockpiling dirt, etc.)

64. Product delivery location (not blocking emergency responders, not on City sidewalks, etc)

65. Storage of materials on site (neat, clean, under cover, not an attractant for possible theft, etc.).

PUBLIC WORKS DEPARTMENT CONDITIONS Service Availability: 66. The City of Poulsbo has determined that, as of the date of this development approval, the

City has sufficient water supply to serve the development. This determination is not, however, a guarantee that sufficient supply will exist at the time of connection to the City’s

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water system is applied for and the City expressly disclaims any such guarantee. The City allows connections to its water system on a first-come, first-served basis and the City may or may not have an adequate supply of water available to serve the development at the time connection is applied for. Pursuant to RCW 19.27.097, verification that an adequate water supply exists to serve the development will be required at the time a building permit is applied for and issuance of a certificate of water availability by the City at the time will be necessary before the ability to connect to the City’s water system is assured.

Water: 67. Service connection to the City water system shall be the responsibility of the property owner

and shall comply with state and local design and development standards. 68. Pursuant to WAC, the water services for irrigation and fire suppression systems shall be

installed with the proper backflow prevention facilities. The minimum backflow prevention device required on this type of application shall be a double check valve.

69. A separate water meter is required for each of the proposed buildings. 70. Water main shall be looped through the development. There is an existing stub to the site on

Viking Avenue. This stub shall be utilized if possible. The second connection shall be to the main stubbed from the Viking Landing development to the south.

71. The connection to the Viking Avenue Main in the developments frontage shall be shut off

until the City's Viking Avenue PRV project is completed. Until the City's PRV project is completed the Arendal development will only be served by water from the Viking Landing connection to the south.

72. Individual PRVs are required for each metered connection. Irrigation: 73. A double check valve assembly (dcva) shall be installed within 18” of the downstream side

of the water meter. 74. The double check valve assembly shall be tested by a “city approved” state certified tester

upon installation. A copy of the test report must be sent to the Public Works and Building departments.

Sewer: 75. Service connection to the City sewer system shall be the responsibility of the property owner

and shall comply with state and local design and development standards. 76. All manholes will be required to have an insert installed. The insert shall be ‘The

Rainstopper’ by Southwestern Packing & Seals, Inc. Further information is available upon request from the Public Works Department.

77. Wastewater discharges from the proposed development into the City of Poulsbo’s sanitary

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sewer system, shall meet the requirements set forth in Section 13.06.340 of the Poulsbo Municipal Code with regard to waste strength and unlawful discharges.

78. Sewer infrastructure for the proposed development shall remain private. Maintenance of the

sewer system shall be the responsibility of the property owner. Solid Waste/Dumpster Enclosure: 79. Prior to construction plan approval the Public Works department shall approve the dumpster

enclosure designs and locations. 80. Solid waste service for this project shall be provided by the City of Poulsbo. 81. Special care shall be taken in the design of the solid waste enclosure to limit the drainage of

untreated water to the city’s stormwater system. 82. No other use will be allowed in the garbage dumpster enclosure other than to hold the

garbage dumpster(s) and recycle tote(s). Recyclables shall be maintained in the enclosure in a manner that does not interfere with garbage collection.

83. The dumpster pad shall be flush with the parking lot pavement. 84. No overhead structures are allowed above the dumpster enclosure. 85. A wheel stop is required in the interior of the dumpster enclosure to limit the distance a

dumpster will be placed in the enclosure. General: 86. Any wells onsite shall be decommissioned in accordance with DOH standards. Verification

of compliance shall be provided to the City prior to final project approval. 87. All water, wastewater, stormwater system facilities and streets shall be designed by a

professional engineer registered in the State of Washington. Design and installation of the improvements shall be the property owners responsibility.

88. Design and development shall be subject to the following standards:

• City of Poulsbo Utility Comprehensive Plans • City of Poulsbo Construction Standards and Specifications • City of Poulsbo Municipal Code • Kitsap County Stormwater Management Manual • Washington State Department of Health Design Standards • Washington State Department of Ecology’s Criteria for Sewage Works Design • Washington State Department of Ecology Stormwater Management Manual for the

Puget Sound Basin

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• American Public Works Association/Department of Transportation Standard Specifications

89. In the event there is a conflict between construction standards, the more restrictive standard shall apply as determined by the City Engineer.

90. No permanent structures or rockeries shall be permitted in utility easements. Submittal and Approvals:

91. The applicant shall be required to submit to the City for approval, the plans and specifications associated with the design and construction of utility system improvements.

92. Utility systems include, but are not limited to, distribution and collection mains, pumping

facilities, storage reservoirs, detention/retention facilities or any improvements to be dedicated to the city under a deed of conveyance.

93. Upon completion of the project, the developer shall supply the Public Works Department

with a copy of drawings of record; these drawings shall be in hard copy form and in electronic form compatible with the most recent release of AutoCAD.

Facilities Ownership:

94. Ownership and maintenance of the onsite utility systems not conveyed to the City of Poulsbo shall remain the responsibility of the property owner.

Connection Fees and Assessments:

95. Utility service for the noted property is subject to application and payment of the applicable fees and assessments. The exact fees and assessment charges will be determined at the time of building permit.

FINANCE DEPARTMENT CONDITIONS 96. Residential: Water and sewer facility charges, inspection & meter cost will be assessed at the time the

building permits are submitted. Facility fees will be due prior to the building permit issuance.

97. Commercial: General facility fees for water and sewer are based on the required meter size per

Ordinance 2002-29.

a. Number of meters and size information is required on the building permit application. See PMC Section 13.70.120-13.70.140.

b. Impervious surface measurement must be noted on the building permit application.

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Facility fees for water and sewer, meter and inspections must be paid prior to building permit issuance.

c. Fire line size must be noted on the building permit application.

98. Irrigation system connection charges are based on meter size. A separate building permit application is required.

99. Park impact fees are due before building permit issuance.

NOD Arendal

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