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 102601-4-0192004, 102601-4-016-2007, 102601-4-014-2009, 102601-4-013-2000, and 102601-4012-2001 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 sites 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 Citys 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 asbuilt 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
developers 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 24x36. 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/MODIFIEDpermit
DOCS/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 applicants 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 asbuilt 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 Developers Guide Section 2 Street Standards, revised Sept.
2005,
available
online;
http://www.cityofpoulsbo.com/publicworks/ConstructionStandards.htm)
38.

The developers 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 applicants 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

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
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for

Plumbing, Mechanical, Fire

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 Citys
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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 Citys 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 Poulsbos 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 citys 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 Ecologys 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.

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