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Home My WebLink AboutLUA-06-087_Report 01Darrell Offe Offe Engineers 13932 SE 159th Place Renton, WA 98058 tel: (425) 260-3412 PARTIES OF RECORD LANGLEY MEADOWS PRELIM PLAT LUA06-087, PP, ECF Tom Foster Langley Development Group 6450 Southcenter Blvd ste: #106 Francis J. Prum mer 617 Hoquiam Ave NE Renton, WA 98059 tel: (425) 226-2659 (owner) eml: darrell.offe@comcast.net (contact) Seattle, WA 98188 tel: (206) 244-0122 (applicant) Thomas & Patricia Waters 650 Hoqiam Avenue NE Renton, WA 98059 tel: ( 425) 226-4114 (owner) Tiffany Gustin 670 Hoquiam Avenue NE Renton, WA 98059 tel: (206) 276-3857 (owner) Updated: 09/14/06 Monte & Karen Moore 626 Hoquiam Avenue NE Renton, WA 98059 tel: ( 425) 226-3034 (owner) Jennifer McCall Land Acquisitions Assistant Lozier Homes Corporation 1203 114th Avenue SE Bellevue, WA 98004 (party of record) James & Cynthia Zerby 664 Hoquiam Avenue NE Renton, WA 98059 tel: (425) 277-8800 ( owner) (Page 1 of 1) m ri .. ) ~ ~ ~ i s ' ,, ' C I ; ii 8 ! Pi : !; ~ !! i :~ ' l' ~ ~~ • ; LA/\GI .LY \1E,\D0WS I ,\'\(,i l-1 IJf VLI (ll'\11 '\"I GHlll J-' l'\C PRELIMINARY PLAT ' ' Z' "'' ,::::, -"' '-, I _+> I en °'' n, _o C' I "' e,, ' z, l\.'lead Gilman & Assoc. Prok\\i(Hldl La11d Surv,;y0r\ P::, tJC\ 789 /<CQ) fNILLC WA 950'2' HO~( l_<:l5\ 4HC ,,,1 ·~.< (415) •ac-f,10' 1J z !f S' o" oc <I L.Jtn ,. ;:. ~~ -"~! s." Oo >-~ - E-;.il ~ :r :111 f ' ij0 ~ ~l! I ' i ' j 8 I t ' i5 SECTION 10, TOWNSHIP23 NORTH, RANGES EAST, W.M. I d -~ ,!I ~1~ !lil! ' J 'l.,i,. /l \r '"• --• 111:;'• .•. _ / ' 11:le / @ ;) ' ,j , • -----'. b 'I, J: ©> "'" C · · M. ' p "" @~ • 12"1 • I 0 1> ; • , 6 l'-P 6 o 66C \ '---.. 6 b • ~lib 2,; ' 1 \On - ' 0 h b .i * 0 ~?l ' 0 . " ' "' 0 '()Q',. .) :) ,.., b * ' ' 0 ~; J ' 6 6 t~/1, ,;, c 6 6 . """ ~1, 6 d".' §* l* 6 & .. ~ i* ,\c 1§; '~ &~ 0 6 6 -~ 0 ' b f) ;,;;•i&; O Gl;id' ~6~.~~ ~: o,r8 6 b I * ~ ch. pi$ • • 0 @' • ? J ' ~': * ,) I O· O ; " I @ 18 ~ 'i ' I, ,. ;,l1i::1 ·~ ·~~ ,I .. · Ii? ' ! \ o.; !f,o -o:r;,~ ,:;'; .~ i~ ''"'" f .. W. n96 ' 6' .i.i. I~ G '~; ' ;~h 7 • • 0 o" ~. 0 /1 ' '' 0 0 ! ~ t.;1 6 ' 0 ,\',~ )b $i . C, ,~ r~ 6 • /, 0 ,:!: i~,1 ~-··d, '"' ~ ,.n,-\ "°' CE NE (i i', ; . I • 6 © 0 * ~ I iH ,n ~ t/)0 f -~ . ' j ~,')O ' 0 b ~: /, !? y 1~'.)f-( ! 'il,t * , m ~ * i !l:!i '(@) ~ -cc-_-_---:::--:, " 6 b 6 * • q ! flA~~ I 8E;j]_@ \ t,f_ @ \ ---s <_;~QUi.~~f.f•'-'.'~f~}NE_ ' r,!!1 !!! i,i! !!U ,i! i) I/ /') 0 ; ·-......., . 1!:1 1 , .. ., 1?:n I~ 0 ,\ h ' • I" t r~,1 ~ I ~ I \, l --~- ----+------;i -;n_-:::_ ! ! ·-......, .•. ,. I\ I '\ - \ ~ D , \ 0 ii,:1 ih I C..,i; -~Ii '111,1; rn I ,_. ',~ ', \ ~ j l><ll~ CC HI RfTAINrn 'TYP) TREE INVENTORY EXISTING SI GNI Fl CANT TREES ALDER '" A APPLEjFRUIT) N, A BIRCH ' CHERRY IFRUIT) ,. A COTIONWOOD ,., "" "' HEMLOCK ,0 MAPLE " POPLAR ' SPRUCE ~-4 "' SI GNI Fl CANT TREES RITENTI ON 171 " 0.25 = 43 TREES @ Heb IC HI ~ll~IN>IJ \" 58 ' rn 39 ~ ---=.J . GRAPHIC SCALE zs so rnn w-==:;j 1 inch = 50 !eel I 111 I i:J,, < 11111 "'1f i ::: 0 I ~I a. CJ) I ::, s: ~ z 0 "' .. C ,_ --' z a. <( w >-w ::;; 0: :E a. 0 0 I- >-...J z w UJ w > > ..J UJ z C) Q ->-w z w w <C -' a: "' I-..J z .. ...J aslf ;,,,1:1c:,o JOO ~C - J~: ~ I ,, a• OA"I ~~ '-'''"""'"' ~:.;.,~ .. I~~, I~.) L LANGLEY MEADOWS LANGLEY DEVELOPMENT GROUP TREE PLANT! NG PLAN :lm ClTY OF ~ RE'.'JTOI\ @ i y; w (I I ,o;i;. I 1: y ?i) ( i't) ;f w c;;,; ;'J; l @ I ':~ \ w " l 1@ ;;,; w ~ ,ff; ® ® 1/j') L~NGI 1·y MfAl;cws R~fJlON, WA>--11r-.CT:JN .c{j,i O·• '\) -E-i;.:T~ I! ~.!2·~.;::;.:• ,/ I c'f:; I/ ~10 '' 1,, ,':£; ·~ ( .. --', ~ /,/ i<€ a f} -,~--\ .. ,.: 04:1\l --;r;:7;·~. ~%; ( .1\l y if ~,i! (' ( ; • I c,,,:;,c~, w m n ~ 0 z 0 " 0 ~ z w ~ ~ N w z 0 • " -~ • ~ z ~ m ~ ~ -~ ~ ~ ~' 0 " 0 N (r\: \, __ ,/ I ' ' [ - ' ! ; l LANGLEY MEADOWS I I ~ l!i c,,..,,-LANGLEY DEVELOPMENT GROUP, INC. i SHeETC()KTo~T PRELl'v11~ARY DRAINAGE CONTROL PLAN - i I I ;i ·-' ;1 I ' ' I ' ii 0 1-i 5 z > z 0 I ! ~ c 11 . ' 11 ii 0 C ' --~ 8 ~ . § § C c; 0 I ' i I I 0 ' t I I I I I' ' I a L. -/ .. ~_;· --' ------so . T Site Development Associates, LLC 1837.'0o""" ~ayNe Oa"hel.Wo,O""'Co ""'' I Office <'5<86""3 J-m ,z,.,.,..,,, .....-..-com ·-·· '" LMiGLEV ·AEA:,ows Pfr,TC'J. w1,s,, 'i·:.rcr, \ \ '\ \ \/'~ ' I ' ' -, / I ' i I I I ! ' I I I I ' I I ' I ' -, ' , I II rn ·E / . ' ' l . 0 l T / ' "' -i ' -- ' 8 ' s ' ' " N EB -~ ?JE--:..1 !ID CITY OF ~ REKTO:'.'J LANGLEY MEADCWS 'l[NTON, VIASHINGTON PRFLIMIMRY CLEARNl~G d!M)Pil~Glt'L!l,l\J r-::==~-;·-:i::-r--r---J -----------, 1 ,I r-i----~-·" ,, ~ 11 --r---J L-~_J 1 1 • I I I ~o~";, / ! --, I 1 I !'jl /)/'' 1 Pl 1 -1 '"> , 11--J • I 'L l _) ;; ~ ' 11' ,1 -/ 'I: I ~ '11-_/ I I 11 L t J , r----1 ' -~~-l.--.! : I I' '--, I l : I . : : I ,_" ___ , • I ; I • I I I,\ I _I ,, ,. _ _r;.__, ' ' ' ' ' ' 'T--~ .. -------~ l., --~-~~-J ( ____ J ! i:~i ' I; ' ' y /r, ! '\ I . \ ] I -I i 11===;;2! i _...:·-';:::_____:: .. __ j__:"::__;:_,.,,_----~.\>·,;·---~~-,, .;.. ............ -___ -·-------------------------.; ..... ; ' " I ' + i I + i • -I I -1 I I I j • --- ·~ ' i ' I ' I ' I I ' ·~ ! I i l ' I l ' ' I i LANGLEY MEADOWS 0/'. [jj f/_j I "± I! 1~ :,,__, LANG':_EY DEV:LOPM~T GROUP, INC~ ; i SIESTCOHTENT CONCEPTUAL GRADING PLAN Site DBvelopment Associa1es. LLC '""'"'"'""'"""'"'·-"'""""'"''""'' OR-01 . ' 0 (1) I I ,, ''11 ~ I I ~, ,.: ~ i, I (J) I i1 ~ : i ' '' r -------' --1 ~ I ! I ! ~ LANGLEY MEADOWS ~ ~ 'I · 1~ 1 1'~ cceir ~N;LE; DE~EL_OP~E~T ~ROUP, INC. ....I. I i I Slte.-rCONTENT UTILITIES PLAN I I I :I I 11 I 'I I ,, I ' ' ' • 11 I 11 I t I I I I I I I ,f '11 · I' 0 1:/ 11 II I Iii , I !!,&, CITY OF ~ REl\TO:--J >, ~·-·-~--+~~~-·--·-·-··-·-~ ~ u ~,3 ~,1 >c ;:;:/~ Sile Development Associates. LLC umao,..,..,,ov,uo ...... ,..""*""'" ~,, o..._ • ..., .... ..., _.,.......,,, _..._.........,om ' ' f/Cf,l,:JN"S ',t,/1'':,IIING-,Jr, I I f \)', \ '-, ::: E F ::,;:. ~ § ' ~ • ~ ~ g " " e ~ ~ '.) ~ ; ~ LANGLEY MEADOWS 1 ,-LANDSCAPE PLAN -. ~~ ~~ "-~, w~ .... ...,,Tnll (ti! i I, ii t /,-J----- 1 \ ' \ \ VNlJY. VAa.f\' & VNU!:Y _!;f< ·;,a;;,·~ ...-~--iltect. ,v~,1f 1~C\,,,,w: ll'?'.i1~Uf l.'•.;ioc."'2 ~7"-¥~*-'-'C' \* ' :.ffi C[TY OF ~ l<E:,./TON A',,:,1 cy r..ll_AUJ'IYS Pl'·, U.,, '/l'A'.-,HIN~,rcr.. '.) --1----;--,, 'i! C C 'ii i:~ ,: I g <1) > ~ ~ ~ 0 N 0 EB ,:f) (0 1')N, ""'' ,, ,:t, @ iD ~-..,. ' :D ·~ 0 i---------jf~, • >41/ . ;' 'ROAD A' fl------+------- ·~ @ ~------t------41 "' ~ I I ~-----+-----II I f 1-------C-------- i ® C® ,'.;;) ~ ------t---------1 ,____ __ f-----____ I (:£, G ) ~I C > I~ )J•OC g ,,.,r, ----------------.,,,., 10,ao --·,m-;1;0-·e ---- D ~I I ' ~ ~ ~ LANGLEY MEADOWS I'. :f 1·, 'cc1EHT LANGLEY DEVELOPMENT GROUP, INC " It I ~.TCONTUIT STREET PLAN Site Development A>sociates. LLC ' '"'"'"°""""'"'"'"'"""""~h,<ro, ... ,11 I _n~--"'·'""~"' "'"'.'"''""".~"""''"''""'Com IDE""""2>0Y CHEC"lDOY ,~~-j (~: ® ~---I (;:, --~I ® --~--_J :~/lQQlj 1:... w---, C 8 i ' ' I i::· ' ,:,,,,1= V/\ICHL M: 13-·JO SEE p;;QFILEN:JGVE ! c·,cc ;·,a,~, !!.ID CITY OF ~ trnNTON I l.fiG. cv ,,<FACCWS PE\J~Qr,, \'/A~-1~;; '.JN . MATCHLI\JE 1~+00 SEE PROrlU:: BELOW ' LANGLEY MEADOWS ~~~: Site Development Associates, LLC ~ cu~,., LANGLEY DEVELOPMENT GROUP, INC. =~: ... -::•·-;:,:::: ·::_....,""" i SHEETGO<T'ENT STREET PROFILES ----~==~---...... WN8Y I ·-I './ </2006 ! '"-I ,_ - ' ' LANGLEY MEADOWS ~ LANGLEY DEVELOPMENT GROUP, INC. I • ..,- i ,,.u,comt:m S mEET PROFILES ' ' ,;: " ' CITY OF HK\TO'.',/ \ Site Development Asmcio1es, LLC '830>"'"""""'"'·"°,,,..,W.,,.."<llon """' Qr,\c,:<.s-= f<l,. ,., .. ....,, _,,...,.,,..,_,_com -'"""""' LANG_~r ~CAO:)'t.S <:NTO',, WASlllfJGTO, I'"'"'"' '.' ' ' " ' "", ·1 ·~· ., _ I ;,·_, ,,a,1 c\'CS ,;,a·" E>'CE '56 oc ' !:'•/1CC! ill "" I' I. ' 1' I 1111 I . ' . ~ " . I 111 I t----------j_ '- ' .,. C ~.{ __ ' \, --; ")- ~ _ .~_lH..j_("l'.,_W __ --/ ~ t---:--L-A--N-·G_L_E_,_-_M_E_A_D_o_w_·_, __ ~ 90U~DARY &: TOPOGRAPHIC SURVEY ~-~;_~-~-~---~-L--'.: ... -------- ,-~---.: 'r-;---f L__J ' ll I I / "' n 0 " u o_ ' ' ' Me~d Gilman & Assoc. Profes.,ional Land Survey1m, ~ C, GOY 289, ',V()QJINVI 11, /IA Y!l'.JO ~-ON> r•),) •ES-10",l FM (420) <OG-6100 ' • • . r / I i I / / / '' ~~~ i I / I- /:i ) / C /; L I "~"S~.-· ! /'' ' I • / I \ ~/ \ ' .....,_ --- ~ ... \ ,, LANGLEY MEADOWS BCJU~D,,I.RY &: TOPOGRIIPHIC SURVEY t\ \ ~ .' 1' f \ I \/ ~· I / / 0 '--~ 1/1 ;,; n f\"- / I / --/ \.~ .· ,, l L\'\;1,J.EY DEVr.I OP~fi'NT(';RO!IP IN\ I ! II Mead Gilman & Assoc. Pn:ife.~.'iion,li Lrnd Sur..eyoh P.J. o~x 259 WC)~CIWIL_[ 'h',\ %[72 P><C.-'<F. (<C,,) •SS-1'S> FA< (•OS) ,Sf-SIOS . .. .. '\, EXECUTIVE DEPARTMENT M E M O R A N D U M DATE: February 15, 2010 TO: Carrie Olson, Engineering Specialist -CED FROM: SUBJECT: " Cindy Moya, Records Management Specialist i~ '-C) Returned Recorded Documents: Bill of Sale -#20091021001100 (Langley Meadows Homes -LUA-06-087) The attached document has been recorded with King County and is being returned to you. Please forward copies to parties of interest. The original will be retained by the City Clerk's Office. Thank you. Attachment cc: LUA-06-087 h:lcityclerk\records specialist\correspondence & memos -cindy\recorded documentslbill of sale -olson.doc . . ' Re turn Address · Citv Clerk "s Office C.tv of Renton I 055 South Grady Way Renton, WA 98055 ,,11111111111111 crr~f ~Nfo~sf 1001100 PAGE-001 OF 002 63.00 10/21/2009 12·13 KING COUNTY, WA Referencr-Number(s) of Documents assigned or released: Additiona reference numbers arc on page------· Grantor{s): Grantee(s): 1.l/HJ4/..fJ:1. tn€1>(}(:1$/lttlrlGS L.J..C.. I. Citv of Renton, a Municipal Corporation 2. r~•NT1f'it. l!-,.,v,,:, A c,Jf'b,,/wr,ro.-v ,e;.,+v1tt.,,A;& co~P The Grantor, as named above, for, and in consideration of mutual benefits, hereby grants. bargains, sells and delivers to the Granke, a.s named above. the following described personal property: WATER SYSTEM: Length Size Tvpc (WD •~) L.F. of Water l\1ain L.F. of Water Main L.F. of Water Main each of Gate Valves each of Gate Valves each of Fire Hydrant Assemblies SANITARY SEWER SYSTEM: Length Size Tvpe -z.~ L.F of ~ D,'I:., Sewer Main 5-33'z25 L.F. of '2lle,.. Sewer .tv1ain L.F. of Sewer Main 112.. each of ~9, Diameter Manholes each of Diameter Manholes each of Lift Stations STORM DRAINAGE SYSTEM: ~ Size ~ l) r33 "i!S L.F. of 1:7:t: tJ: ~1:-Storm ivfain L.F. of i0 Storm Main ~ L.F. of (,,/ · l"f, Storm Main each of -l1t'1_ Storm Inlet/Outlet each of 4~ Storm Catch Basin each of Manhole STREET IMPROVMENTS: (lnc~in,;. 91Tb, Gutter. Sidewalk, Asphalt Pavement) Curb, Gutter, Sidewalk :2_ Z Oz_ L.F. As'])halt Pavement: 'ffo '/ (;) SY or L F of Width STREET LIGHTING:-? - # of Poles ~ (}.o:.:f7 -D07 0 I{ be.,. Hy this COT'\"C) ;ince. G!·<mt0r \•·ilt w:tn-ant and ddC!1d th;; sale h..:reby m.:Jd(: unto ti;.: (.1rantee ag.:iin,;t all ar,d (:',·..::ry p..:r.;on or persons;, whoms0cYer. 1.:nvfolJ · s:laimmci 01 to claim the same. This conveyance shall bind thi: heirs, executors, administrators and assi"ns forever O:\Forms\PBPW\BILLSALE2.D0C\bh Page I 120 (I ( Notary Seal must be within box Notary Sea! must be within box O:\Forrns\PBPW1BILLSALE2.DOC\bh • d this instrument to be executed thisdday of.4.E..k, 20__E 9 ,/?, C-, h "'--" /J ____________ _ IADJI/JDUAL FOR}•J OFACKl\/OU1,EDGA!E.VT STATE OF WASHINGTON ) SS COUNTY OF KING--> )(0 'ft>y, _f ti 1 certify that I know or have satisfactory evidence that _ ..l'J<:,v ,(,c,!;...:rd,-~ signedthisinstrumentand acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument / ;; -~/ ~_,,-__,--,-._--- Notary Public in and for the State of Washington N"'t" ....... tPrin') --;-----J l/J ,:i ,, .-, i ...,.~u.,,y \.< i L w ' V • My appointment expires:----',_n_-,__.J-_7-'------'-;_r:,'----------- Dated: ff-/!'-6 ;J REPRESE:\TAT/VE FOR/'vf OF ACKN01.Vl.EDGME.-\T STATE OF WASHINGTON ) SS COUNTY OF KING ) I certify that I know or have satisfactory evidence that stated that he/she/they _ ~igned this instrument, on oath was/were authorized to execute the instrument and acknowledged it as the________ and _________ _ of to be the free and voluntary act of such party/parties for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) _______________ _ My appointment expires: _____________ _ Dated: CORPOR4TE FOR1\,f OF .4CA-SOWLEDGA!ENT STA TE OF WASHIN<_!ION, ) SS COUNTY OF-"='-'"'"' r.,~_~1-' / -L' ---,;-. --_1 _,_ , On tlus ( 7 C-day of _!!.f.."-f--~:..-J_l __ , 20 r-1 / , before me pcrs;:malty appeared __}:J&.~_i /<.' 1 c-l"'< i-:!/--5· to me ki.x,wn to be S i/ ;a of the corporation that executed the within instrument, and acknowledge the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and each on oath stated that he/she was authorized to execute said instrument and that t~~ ~al, affi~is the corporate seal of said corporation. -~/:_,<~#~---> Notary Public in and for the State of Washington Notary (Print) -r-v/ , : z u -c My appointment expires: _,,_J_c_,~:Z=--7,____,vc:c? _______ _ Dated: S'· -/ :1-c:; / Page 2 I Langley Meadows _onditions of Development (Summary, .L -~-06-087, PP, ECF Project Condition Comply with recommendations of geotech report (Icicle Creek Eng rs/dated 5/3/2006) NOTE: No earthwork from Nov 1-Mar 3L Provide a TESCP per Vol II of the 2001 Stormwater Management Manual. Comply with 2005 KCSWDM to meet detention (conservation flow control and water quality improvement. Comply with recommendations in the Prelim TIR (Site Dev Assoc, LLC -5/30/06) Pay Fire Mit Fee Pay Traffic Mit Fee Pay Parks Mit Fee ---- ' Construction hrs are: 7am -8 pm Mon -Fri. Construction hrs ' i onSatare9am-8 1 pm; NO work on Sundays. Demolish or remove all existing houses (except the house/sheds on new Lot 4) Source of Condition ERC ERC ERC ERC ERC ERC Code HEX When Party Responsible Notes/Completion Compliance Date is Required I During I construction App Ii cant/Contractor /5 u bs ' ' Prior to Applicant provide to issuance of Development Services Construction Division Plan Review Engr : Permits I -~ During Applicant/ Contra eta rs/5 u bs I Construction ' App Ii cant/ Contractor/ Bui Ider During Applicant Est@ $31,720.00 construction Prior to Applicant Est @ $46,653.75 recording Prior to Applicant Est @ $34,499.40 record_)ng During : App Ii cant/ Con tractor/Bui Ider construction I Prior to Applicant/Contractor recording I I I Langley Meadow, ~onditions of Development (Summary) LtA-06-087, PP, ECF 26-foot wide I access easement from Hoquiam Ave NE serving Hr'i'. Lots 1 -4 shall be placed in an access tract owned & maintained by all ' lots using it. I Install "No HEX Parking" signtjl i on the 26-ft wide private road I HEX Establish HOA or record maintenance agreement Submit revised I HEX landscape plan showing required I 5-foot landscape strip. I I cc: Project File Chip Vincent Neil Watts Larry Meckling Kayren Kittrick Jennifer Henning I I I I 1v-< n ·Y I r1 1 I /I,, ' . 1 ' I ~ ( / ,ff 1, I Y(. J.Vtl I 1 / . /\ ,v., ! ' ' I 1,-J1 '" rj ?l~iv' 'I t .A, ,, ! ---·----- Prior to I Applicant/Contractor ! recording I I Prior to Applicant recording Prior to Applicant ' approval of utility construction permits ' i ' I I ' ! I From: To: Date: Subject: Bev Miller Rocale Timmons Stacy Tucker 4/2/2008 4:24:03 PM Party of Record Request 14109 SE 182nd Street Renton, WA 98058 206-229-2349 Can you please make her a party of record for the following files. LUA07-041 LUA07-012 LUA06-087 LUA07-032 LUA04-149 Thank you, Stacy. Rocale Timmons City of Renton Development Services 1055 S. Grady Way Renton, WA 98057 (425) 430-7219 (425) 430-7300 rtimmons@ci.renton.wa.us • March 19, 2007 AUDIENCE COMMENT Citizen Comment: Smith - Pedestrian Safety, Duvall Ave NE/NE 12th St Crosswalk CONSENT AGENDA CAG: 06-047, Carco Theatre Roof Replacement, Wright Roofing EDNSP: 2007 Neighborhood Program Grants, Budget Amend Finance: Springbrook Wetlands Bank Fund Creation, Park Memorial Fund Change Fire: Station # I 4, King County Emergency Medical Services Lease Plat: Langley Meadows, Hoquiam Ave NE,_PP-06-087 Plat: Honeybrook Circle, NE 6th St, PP-06-I 43 /t,, t t, l> 'i> "i 1 CAG: 06-092, 2006 Street Overlay with Curb Ramps, Western Asphalt Public Works: Cedar River Section 205 Flood Damage Reduction 2007 Monitoring Plan, Golder Associates Renton City Council Minutes Page 98 Adrienne Anderson Smith, 11621 SE 90th St., Newcastle, 98056, expressed concern for the safety of pedestrians when using the crosswalk near Hazen High School on Duvall Ave. NE, where NE 12th St. and SE I 12th St. meet. Pointing out that the crosswalk needs to be better marked, she suggested the installation of walk lights similar to the ones used at the Renton Transit Center. Mayor Keolker asked Planning/Building/Public Works Administrator Zimmerman to review the situation. Items on the consent agenda are adopted by one motion which follows the listing. At the request of Councilmembcrs, items 7 .a. and 7.j. were removed for separate consideration. Community Services Department submitted C:AG-06-04 7, Carco Theatre Roof Replacement; and requested approval of the project, commencement of 60-day lien period, and release of retained amount of $4,661.45 to Wright Roofing, Inc., contractor. if all required releases are obtained. Council concur. Economic Development, Neighborhoods and Strategic Planning Department reported submission of grant applications for the 2007 Neighborhood Grant Program and recommended the following: funding eight projects and two newsletters totaling $75,231, conducting a second round of funding with a deadline of September 2007, and authorizing an additional $33,000 from the C[P (Fund 316) fund balance for a total 2007 budget of $83,000. Refer to Community Services Committee. Finance and Information Services Department recommended creating new Fund 135, Springbrook Wetlands Bank, and changing Fund 131, Park Memorial, to an internal fund. Refer to Finance Committee. Fire Department recommended approval of a lease with King County in the amount ofS820 per month plus escalation clause, to continue to lease space at Fire Station #14 to house a paramedic unit. Council concur. (See page 99 for resolution.) Hearing Examiner recommended approval, with conditions, of the Langley Meadows Preliminary Plat; 70 single-family lots on l 1.16 acres located east of Hoquiam Ave. NE and north of NE 6th St. Council concur. \ Hearing Examiner recommended approval, with conditions, of the Honcybrook Circle Preliminary Plat; 14 single-family lots and one drainage tract on 2.5 acres located at 4900 NE 6th St. Council concur. Transportation Systems Division submitted CAG-06-092, 2006 Street Overlay with Curb Ramps; and requested approval of the project, authorization for final pay estimate in the amount of $4,181.52, commencement of 60-day lien period, and release of retained amount of$50,677.26 to Western Asphalt, Inc., contractor, if all required releases arc obtained. Council concur. Utility Systems Division requested approval of an agreement in the amount of $109,071.53 with Golder Associates, Inc. to implement the 2007 Monitoring Plan for the Cedar River Section 205 Flood Damage Reduction project. Council concur. MOVED BY NELSON, SECONDED BY LAW, COUNCIL APPROVE THE CONSENT AGENDA AS AMENDED TO REMOVE ITEMS 7.a. AND 7.j. FOR SEPARATE CONSIDERATION. CARRIED. C,, ! OF RENTON COUNCIL AGEND. _ ILL Al# Submitting Data: For Agenda of: 3/19/07 Dept/Div/Board .. Hearing Examiner Staff Contact.. .... Fred J. Kaufman, ext. 6515 Agenda Status Consent.. ............ X Subject: Public Hearing .. Correspondence .. Langley Meadows Preliminary Plat Ordinance ............. File No. LUA-06-087, ECF, PP Resolution ............ Old Business ........ Exhibits: New Business ....... Hearing Examiner's Report and Recommendation Study Sessions ...... Legal Description and Vicinity Map Information ......... Recommended Action: Approvals: Legal Dept.. ..... . Council Concur Finance Dept.. ... . Other. ............. . Fiscal Impact: Expenditure Required .. . NIA Transfer/ Amendment.. .... . Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project.. SUMMARY OF ACTION: The hearing was held on January 16, 2007. The Hearing Examiner's Report and Recommendation on the Langley Meadows Preliminary Plat was published on February 8, 2007. The appeal period ended on February 22, 2007. No appeals were filed. The Examiner recommends approval of the proposed preliminary plat subject to the conditions outlined on page 6 of the Examiner's Report and Recommendation. Conditions placed on this project are to be met at later stages of the platting process. STAFF RECOMMENDATION: Approve the Langley Meadows Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. Rcntonnct/agnbill/ bh Minutes APPLICANT: CONTACT: OWNERS: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Tom Foster February 8, 2007 Langley Development Group 6450 Southcenter Blvd., Ste. I 06 Seattle, WA 98188 Darrell Offe Offe Engineers 13932 SE 159th Place Renton, WA 98058 Tiffany Gustin 670 Hoquiam Ave NE Renton, WA 98059 Francis J. !'rummer 617 Hoquiam Ave NE Renton, WA 98059 Cynthia/James Zerby 664 Hoquiam Ave NE Renton, WA 98059 Karen/Monte Moore 626 Hoquiam Ave NE Renton, WA 98059 Patricia/Thomas Waters 650 Hoquiam Ave NE Renton, WA 98059 Langley Meadows Preliminary Plat File No.: LUA 06-087, ECF, PP East of Hoquiam Ave NE and North of NE 6'h Street Approval for a 70-lot subdivision of an 11.16-acre site intended for the development of single-family detached homes. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on January 9, 2007. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: Langley Meadows Prelimi!a at File No.: LUA-06-087, ECF. PP February 8, 2007 Page 2 MINUTES The following minutes are a summary of the January 16, 2007 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, January 16, 2007, at approximately 9:22 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. The following exhibits were entered into the record: Exhibit No. I: Yellow file containing the original Exhibit No. 2: Preliminary Plat Plan application, proof of posting, proof of publication and other documentation ocrtinent to this request. Exhibit No. 3: Landscaoe Plan Exhibit No. 4: Tree Inventory Exhibit No. 5: Tree Planting Plan Exhibit No. 6: Preliminarv Draina!!e Control Plan Exhibit No. 7: Conceotual Gradine Plan Exhibit No. 8: Utilities Plan Exhibit No. 9: Street Plan Exhibit No. IOa&b: Street Profiles Exhibit No. lla&b: Boundary and Topographic Exhibit No. 12: Zoning Map Survey The hearing opened with a presentation of the staff report by Jill Ding, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The property is located within the R-8 zoning designation. It is located on the east side of Hoquiam Ave NE and north of NE 6"' Street. The property is located within the Residential Single-Family Comprehensive Plan designation. There are seven existing single- family residences on the property and one is proposed to remain, the others would be removed. The proposal is to suhdivide the site into 70 lots with a net density of7.73 dwelling units per acre. The lots sizes would range from 4,500 square feet up to 30,270 square feet. The site slopes down towards the east at an approximate grade of 15%, there are approximately 185 significant trees on site and the applicant proposes to retain 27 of those trees. There are no critical areas on site, there is an off site Category 3 wetland located to the east of the subject properly, at it's closest point it is 27 feet away from this property. The required wetland buffer is 25-feet, so it does not have any impact on this site. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated with 7 mitigation measures. No appeals were filed. Fire, Traffic and Parks Mitigation Fees were imposed on this project. The project is consistent with the residential single-family land use policies. All lots meet the size and dimension for the R-8 zone. No setback envelopes were shown on the submitted plat drawing. The existing house and two sheds that are proposed to be retained on Lot 4 would meet setback requirements, the applicant would be required to demolish or remove all existing houses and accessory structures, except for Lot 4, prior to recording the final plat. Building height is limited to two stories and 30 feet for primary structures and 15 feet Langley Meadows Preliminary • at File No.: LUA-06-087, ECF, PP February 8, 2007 Page 3 for detached accessory structures. The height and lot coverage of the new residences would be verified at the time of application for building permits. The applicant provided a landscape plan and tree-planting plan. Two new trees were proposed for each of the new lots of the subdivision. Two new trees would also need to be provided on the existing lot. The revised landscape plan would be submitted at the time of application for site construction permits and is subject to approval by the Development Services project manager. All lots comply with the subdivision regulations. Access would be provided by a new internal looped road system. Road A would extend east from Hoquiam Avenue along the north end of the project and Roads B and C would extend south and connect into NE 6th Street. Each of these roads would be required to have curb, gutter, sidewalks and paving. Lots 15 and 16 would be accessed via a 26-foot wide access easement. Lots 1, 2, 3. and 4 would be accessed via a 26-foot wide private access easement. The applicant was unable to retain the full 25% of significant trees as required due to the location of the storm drainage vaults, required grading and drainage. They would be required to provide an additional 19 replacement trees. The applicant would like to increase the caliper of the required two new trees per lot to 2-inch caliper as an alternative. The site is located within the Renton School District. The proposed plat would potentially result in 30 additional students. The School District has indicated that it could accommodate the new students. A preliminary storm drainage report was submitted with the application, the project would be required to comply with the 2005 King County Surface Water Design Manual. A large detention vault has been proposed to run through the center of the site through the rear yard area of the central lots, this would drain off site to the wetlands to the east. Water District 90 serves this site. The subject property would be served by the City of Renton sewer service. Prior to recording of the plat, any existing septic systems must be abandoned in accordance with the King County Department of Health regulations. Darrell Offe, Offe Engineers, 13932 SE 159th Place, Renton 98058 stated that the Issaquah School District is on the east boundary line and is the common line between Renton and Issaquah School Districts. They are in the Renton School District. Wedgewood to the north is under construction and should be almost finished, it should be in front of the Council soon for recording. To the south is the Honey Brook 3, which is finished and almost completely built. To the west they are connecting to a development called Honey Brook West that is currently under construction. Approximately 75% of the east boundary abuts a development called Shamrock Heights II in King County. Honey Brook 3 dedicated a portion of NE 6th but it was not improved. The portion just south of proposed Lots 30 and 31 is called the Blessings Short Plat, the owner is currently negotiating the sale of the plat. As Jericho comes up from the south through the Blessings Short Plat a variance was granted to reduce the right-of~way to 30-feet with 20-feet of road and improvement. Improvements will be done on NE 6'", how it will tie into Jericho has not come to a resolution. Tom Foster, 6450 Southcenter Blvd., Ste. 106, Seattle 98188 responded to the Examiner's question regarding the north/south corridors for the proposed Roads Band C. Wedgewood II, which borders on the north side of this project, has been approved and is under construction, the lots line up going east and west with no access points to that plat. There was no way to extend the roads north from this plat, the interior roads in this plat will Langley Meadows Preliminat at File No.: LUA-06-087, ECF, PP February 8, 2007 Page 4 match up with Ilwaco Street to the south, the other access is the primary access to Hoquiam which will match up with the future 7th Avenue NE (or whatever it becomes known as). Neil Watts, Development Services Director stated that in the past, connections between Hoquiam and Nile, to the east, were important but the first opportunity north of NE 4th was NE 10th Street. That has been accomplished with the development of Wedgewood. A 25-foot right-of-way appears to be appropriate for this property. Darrell Offe stated that Ilwaco Place (Road C) has been improved as part of Honey Brook III. It is a 30-foot road on the southerly boundary and Hoquiam along the westerly boundary. Neil Watts stated that the modification to reduce the road width to 42-feet has been approved. Tom Foster Ilwaco was originally improved by Langley Development Group, it has two jogs and continues on down to NE 5th Place where one can either go left to Jericho and out to NE 4"', or it can continue straight and intersects with NE 5th and turn right to exit to Hoquiam. There are two access points to the south. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 10:08 am. F[@INGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the followmg: FINDINGS: 1. The applicant, Tom Foster, filed a request for a Preliminary Plat approval. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit # 1. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located on the east side of Hoquiam Avenue NE and north of NE 6th Street. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family homes, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Single Family -8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 5203 enacted in May 2006. 9. The subject site is approximately 11.16 acres or 486,261 square feet. The parcel is generally rectangular but third party property takes out a rectangular notch in the southwest comer of the site. The subject site is approximately 631 feet wide and 823 feet long. Langley Meadows Preliminar, at File No.: LUA-06-087, ECF, PP February 8, 2007 Page 5 10. The subject site slopes do,vnward between O and 15 percent toward the east. The applicant will be grading the site and removing vegetation. The applicant proposes approximately 8,500 cubic yards of balanced cut and fill but will supplement the material with an additional approximately 1,500 cubic yards of fill. 11. No critical areas were found on the subject site. There is a wetland east of the site but since it falls 27 feet from the subject site, no additional buffer is required on the subject site. 12. The subject site contains what would be considered residential landscaping as well as a large number of mature trees. A survey found 185 significant trees and the applicant proposes retaining approximately 27 of those trees. Staff has determined that 25 percent of the trees or 46 trees either be retained or additional trees planted to provide 46 trees. 13. The applicant proposes dividing the subject site into 70 lots. One home would be retained on what would be proposed Lot 4 near the center of the western property line. The remaining lots would generally be arranged in an interior block containing two tiers of lots running north to south and a series of lots arrayed around the perimeter of the subject site, along the outside of a looped roadway. Most of the lots are rectangular although a few of them are trapezoidal due to the road alignment along the northern portion of the plat. 14. Access to the subject site will be via Hoquiam Avenue, which is west of the site and NE 6th Street, which runs along the south edge of the site. The roadway from Hoquiam will run east into the site, then loop south converging with NE 6th Street and then loop back to the north, completing the loop. There will be a southerly connection to Ilwaco from the southwest comer of the loop roadway. 15. Proposed Lots 15 and 16 in the northeast corner of the plat will be accessed by an easement. Similarly, proposed Lots I to 4 along the western edge of the site will be accessed from an easement roadway. 16. The applicant will have to provide necessary improvements along all public rights-of-way and dedicate appropriate land for rights-of-way. 17. Code requires two trees in the front yard of all lots along with a landscape strip in the public rights-of- way. As noted above, trees either need to be preserved or replaced at a 25 percent ratio for significant trees. 18. The density for the plat would be 7.73 dwelling units per acre after subtracting roadways and easement areas. 19. The subject site is located within the Renton School District. The project is expected to generate approximately 30 school age children. These students would be spread across the grades and would be assigned on a space available basis. 20. The development will increase traffic approximately l O trips per unit or approximately 700 trips. Approximately ten percent of the trips, or approximately 70 additional peak hour trips will be generated in the morning and evening. Staff noted that Hoquiam is not designated as an arterial street but functions as if it were an arterial. 21. Stormwater management will comply with the 2005 King County guidelines. A detention vault will be created along the rear yards of the lots in the block located in the center of the plat. Stormwater will Langley Meadows Prelimina: at File No.: LUA-06-087, ECF, PP February 8, 2007 Page 6 then drain to the offsite wetlands located east of the subject site. In line with the susceptibility of the site to stormwater, the ERC limited earthwork to the drier summer months. 22. Sewer service will be provided by the City. A new line is being installed in Hoquiam in conjunction with other development and the applicant will have to extend service along the internal roads in the proposed plat. 23. The applicant has submitted a certificate of availability for water from Water District #90. CONCLUSIONS: 1. The proposed plat has a rather conventional layout for a large plat containing seventy lots. There are no critical or sensitive areas on the eleven-acre parcel. All but three lots front directly on a public street and most of the lots are rectangular in shape. The proposed density of7.73 dwelling units per acre complies with the R-8 Zoning and the Comprehensive Plan. 2. The new lots will generally fall within the 4,500 square foot range with a few substantially larger providing a choice oflots and lot sizes. The plat is in a growing suburban area with access to urban services such as water and sewer service. 3. Development of the plat will increase the tax base of the City to help offset some of the impacts of the new development and new residents. The ERC imposed mitigation fees to specifically offset impacts on fire response, recreation and roads. 4. The applicant will have to comply with the City's landscaping regulations and will have to install frontage improvements to roads within and along the perimeter of the project and also dedicate right-of- way. 5. In summary, the proposed plat will be integrated into the existing community and its impacts were anticipated when the subject site was annexed to the City and zoned R-8. RECOMMENDATION: The City Council should approve the proposed plat subject to the following conditions: I. The applicant shall comply with all requirements of the Determination of Non-Significance~ Mitigated that was issued by the Environmental Review Committee on December 13, 2006. 2. The applicant shall demolish or remove all existing houses and accessory structures, except the house and sheds remaining on Lot 4, prior to recording of the final plat. 3. The 26-foot wide access easement from Hoquiam Avenue NE serving Lots I through 4 shall be placed in an access tract owned and maintained by all lots using it. 4. The applicant shall have "No Parking" signage posted along the 26-foot wide private road prior to final plat approval. 5. A homeowner' s association or maintenance agreement shall be established for the development, to ensure that responsibility is taken for maintenance of common improvements and tracts within the plat prior to final plat approval. A draft of the agreement, HOA and/or CC&R documents shall be submitted Langley Meadows Preliminai. at File No.: LUA-06-087, ECF, PP February 8, 2007 Page 7 at the time of application for utilities construction permits, so that it may be reviewed by the City attorney and the Development Services project manager. 6. A revised landscape plan shall be submitted to the Development Service Division project manager for review and approval at the time of application for utility construction permits. The revised landscape plan shall show the required 5-foot wide landscape strip along all street frontages, including the internal residential streets. ORDERED THIS 81n day of February 2007. FRED J. KA AN I HEARING E~M~ER TRANSMITTED THIS 8'" day of February 2007 to the parties ofrecord: Jill Ding Development Services 1055 S Grady Way Renton, WA 98057 Darrell Offe Offe Engineers 13932 SE 159"' Place Renton, WA 98059 Francis J. Prummer 617 Hoquiam Avenue NE Renton, WA 98059 Tiffany Gustin 670 Hoquiam Avenue NE Renton, WA 98059 Neil Watts Development Services 1055 S Grady Way Renton, WA 98057 Jennifer McCall Lozier Homes Corporation 1203 !14th Ave SE Bellevue, WA 98004 Patricia & Thomas Waters 650 Hoquiam Avenue NE Renton, WA 98059 TRANSMITTED THIS 8"' day of February 2007 to the following: Mayor Kathy Keolker Larry Rude, Fire Tom Foster Langley Development Group 6450 Southcenter Blvd., Ste. I 06 Seattle, WA 98188 Karen & Monte Moore 626 Hoquiam Avenue NE Renton, WA 98059 Cynthia & James Zerby 664 Hoquiam A venue NE Renton, WA 98059 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services King County Journal Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Langley Meadows Prelimir 'lat File No.: LUA-06-087, ECF, rP February 8, 2007 Page 8 Pursuant to Title N, Chapter 8, Section lOO(G) of the City's Code, request for reconsideration mnst be filed in writing on or before 5:00 p.m., February 22, 2007. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title N, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of $75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., February 22, 2007. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all requests for Reconsideration as well as Appeals to the City Council. VICINITY MAP R-8 ·R-8 .. -R..:..:8 ·· NE 71H SL - R-.8 RM-F · R'+sl~~f /.>~{: ,.-\:;· CA ,-, CA . ~---4 ·i 1 ~ ZONING ~ = 'l'llaJNICIJ. DI.VlCII D6 • 3 T23N R5E E llf R- ,,---~-. ! ' -.-----._) I' • ! R--.:4 R-8 .R:;--8 . - R-8 -+~-8 R-t8 NE 10tlr St. t====~=c====:::J ~~~~~·~ I R-4 :SE 117th ·~---~-1 "----~------l Exhibit 12 F6 • 15 TI3N RSE E 1/2 ----a-toa a9 u..tt,r 10 T23N R5E E 1/2 c:11n l!!lll I • ·-~ f ~ ' I ; i ' ;r ! ! ' r I I I ' t • ' 1;1; ( ~1 + '!' • ,,! :t ,! ., . ,I 1 ' I ' l '\ !jl f • ''I 'h ., ! • . - ' 0 0 ~; ' t g - ~,.: • ~ . , . , ,., "". ! • \ I! 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N t EB ~ I I I LANGLEY MEADOWS I I ~::.._1 Ii ii I (, :' ~ CITY OF ~ RENTON ----1~:,-J-·{---. ~ ' • ---~i I Site DevelopmenJ Associates, UC ~ /•/'If-LANGLEYDEVEL~GROUP,I~. :::::::.:::::-..::::=:::._ I I _,.OOlfTllff PREUM--,N-AR~Y~-----b~~==-.::::=;;;c=c...:.,==~=--1 DRAINAGE CONTROL PLAN I . /l ' I l>.NGLEY MEADOWS NTON. WAShlNGTQN f i _....j j ·~~1 ' J, --~-j ' . . . I ----1 . . I_ ---i il ' I ·-·-~--i ·~.·~j ' ' ~--·---1 M••f'"°" --.·--- OC·< --,-~-, Exhibit 6 City of Renton PIB/PW Dep, ,f LANGLEY MEADOWS PREL/,,,!NARY PLAT PUBLIC HEARING DATE: January 16, 2007 Preliminary Report to the Hf;aring Examiner LUA-06-087, PP, ECF Page Sot 10 length of the east property line. A wetlands study was submitted at the time of application, and subsequently revised at the request of staff to provide more complete information as to the distance of the offsite wetland and the absence of wetlands on the subject site. As noted above, the Environmental Review Committee issued a Determination of Non-Significance -Mitgated on December 13, 2006. The decision included a mitigation measure that the applicants provide temporary erosion and sedimentation control according to the State DOE 2001 Stormwater Management Manual. This mitigation measure will manage the risk of impact to the neighboring wetlands. Surface water drainage was designed to meet the 2005 King County Surface Water Manual requirements. A detention vault is proposed which would discharge into the off-site wetlands to the east. Water service would be provided by Water District 90, as the submitted Certificate of Water Availability attests to. The water main in Hoquiam Avenue NE is required to be replaced, and the mains extended into the site. New fire hydrants will also be required. Sewer main extensions will required along the full frontage within Hoquiam Avenue NE and in the new internal streets. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on December 13, 2006, the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Langley Meadows Preliminary Plat. The DNS-M included seven mitigation measures. A 14-day appeal period commenced on December 13, 2006 and ended on December 29, 2006. No appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance -Mitigated: 1. The applicant shall comply with the recommendations contained in the geotechnical report prepared by Icicle Creek Engineers, dated May 3, 2006, including limiting earthwork to the drier summer months, from April through October. 2. The applicant shall provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual, and provide staff with a Construction Mitigation Plan prior to issuance of construction permits. This plan will be subject to the review and approval of the Development Services Division. 3. The applicant shall comply with the 2005 King County Surface Water Design Manual to meet both detention (conservation fiow control} and water quality (basic) improvements. 4. The applicant shall comply with the recommendations contained on the Preliminary Technical Information Report prepared by Site Development Associates, LLC, dated May 30, 2006. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 6. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 7. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. 4. 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 essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: HEX Report 06-087.doc C, 0 '° LRGAL DESCRIPTION THAT PORTION OF THE SOUTHEAST QUARTER OP THE NORT/11/EST (l!JARTBR OF THE SOUTHEAST QUARTER OF SECTI0/1 10, TOWNSHIP 23 NORTH, RANGE 5 HAST, w M , IN KING COIJN'I'Y, WASHINGT0/1, LYING SOUTHERLY OF A LINE RUNNING FROM A POINT 270 FEET SOUTH OF THE NORTHEAST CORNBR OP SAID SrJBDIVISION TO A FOINT JOO FEET SOUTH OF 11IE /IORTHIIBST CORNER OF SAID SrJBDIV1SION, BXCBPT THE SOUTH JOO FBBT OF TIIB WEST 180 FEET THEREOF, AND EXCEPT THE WEST JO FEET THER/iOP CONVEYED TO KING COUNTY FOR ROAD PURFOSES BY DEED RECORDED UNDER RECORDING NO 3076763 EXCEPT THAT FORTION OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NOR11{, RANGE 5 EAST, W M , IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLWWS COMMENCING AT THE SOUTHEAST CORNER OF SAID SUBDIVISION, THENCE NORTH 88 DEGREES 20'19' WEST 481 44 FEET ALONG THE SOUTH LINE THEREOF TO THE SOUTHEAST CORNER OF THll WEST 180. 00 FEET OF SAID SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OP THE SOUTHEAST QUARTER, THENCE SOUTH 89 DEGREES 17'26" EAST 300.0l FEET ALONG A LINE CONNECTING LAST SAID SOUTHEAST CORNER AND THE NORTl!BAST CORNER OF THE SOUTH 8. 00 FEET OP SAID SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, AS MEASURED ALONG THE BAST LINE THBREOF, TO THE NORTHERLY PROLONGATION OF THE EAST LINE OP THE WEST 480. 00 FEET OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SOUTHEAST QUARTER OF SECTION 10 AND THE TRUE FOINT OF BEGINNING; THENCE SOUTH 00 DEGREES Il'15" WEST I 99 FEET AWNG SAID PROWNGATION TO SAID SOUTH LINB OF THE SOUTHEAST QUARTER OF THB NORTHWEST QUARTSR OF THE SOUTHEAST QUARTER OF SECTION 10, THENCE SOUTH 88 DEGREES 20' 19' Bl,ST 181 34 FEET AWNG SAID SOUTH LINE TO SA1D SOUTHEAST CORNER THEREOF, THENCE NORTH 00 DEGREES 31'26" BAST 8.00 FEET AWNG THll EAST LINE THEREOF; THENCE NORTH 89 DEGREES 17'26' WEST 181.29 FEET T? THE TRUE FOINT OP BEGINNING, EXCEPT THAT PORTION OF THll SOUTHEAST QUARTER OF THll NORTHWEST QUARTER OF T",/E SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 BAST, W M., IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLWNS CCWMENCING AT THE SOUTHEAST CORNER OP SAID SUBDIVISION; THENCE NORTH 88 DEGREES 20'19' t1EST 481 44 FEET ALONG THE SOUTH LINE THSRBOF TO THE SOUTHEAST CORNER OP THE HBST 180.00 FEET OF SAID SOUTHEAST QUARTER OP TIIB NORTHWEST QUARTER OP THll SOUTHEAST QUARTER, THENCE SOUTH 89 DEGREES 17'26' EAST 300.01 Pl?/lT AWNG A LINE CONNECTING LAST SAID SOUTHEAST CORNER AND THE NORTHEAST CORNER OF THE SOUTH 8. 00 FEET OF SAID SOUTHEAST QUARTER OP THE NORT/IWBST QUARTER OF THE SOUTHEAST QUARTER, AS MEASURED ALONG THE /!AST LINE THBRBOF, TO THE NORTHERLY PROWNGATION OF THE EAST LINE OF THE WEST 480 00 FRET OP THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OP SAID SOUTHEAST QUARTER OP SECTION 10 ANO THE TRUE FOINT OP BEGINNING; 'l'HENCE SOUTH 00 DEGREES l l '15 w WEST 4. 99 FEET ALONG SAID PROLONGATION TO SAID SOUTH LlNE OF THE SOUTHEAST QUARTER OF THll NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION IO; THENCE NORTH 88 DEGREES 20 '19" tlEST 150 05 FEET AWNG SAID SOUTH LINB TO THE NORTHEAST CORNER OF THE WEST )30 00 FllET OF SAID NORTHEAST QUARTER OP THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, THENCE NORTH 00 DEGREES 11 '15' EAST 2 49 PEET AWNG THE /IORTHBRLY PROLONGATION OF THS BAST LINE OF LAST SAID SUBDIVISION ro A POINT WHICH BEARS NORTH 89 DEGREES 17 '26" WBST FROM THS TRUE POINT OF BEGINNING, THENCE SOUTH 89 DEGREES 17 '26' BAST 150 01 PEET TO THE TRUE FOINT OF BEGINNING, AS SET FORTH IN JUOOMENT ENTERED MARCH 19, 1992 UNDER KING COUNTY SUPERIOR COURT CAUSE NO. 90-2-00038-9 SITUATE IN THE COUNTY OP KING, STATE OF WASHINGTON AFFIDAVIT OF SERVICE BY MAILING ST A TE OF WASHINGTON ) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 81h day of February 2007, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: SUBSCRIBED AND SWORN to before me this ~~1 day of ,f{'J,{U {U~t,j ... , 2007. :/ ~otary Public ij-1nd for.the State of Washington Residing at -'. .. i!/v\_tz V\ , therein. Application, Petition or Case No.: Langley Meadows Preliminary Plat LUA 06-087, ECF, PP The Decision or Recommendation contains a complete list of the Parties of Record. ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE December 11, 2006 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Meeting Date: Monday, December 11, 2006 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. THE FOLLOWING IS CONSENT AGENDA Langley Meadows Preliminary Plat (Kinast) LUA06-087, PP, ECF The applicant is requesting SEPA environmental review and Preliminary Plat approval for a 70-lot subdivision of a 11.16-acre site located in the Residential -8 dwelling units per acre (R-8) zone for the eventual construction of single- family detached homes. Six of the seven existing homes on the site would be removed. The house at 650 Hoquiam Ave. NE would be retained on new Lot 4. The lots would range in size from 4,501 sq. ft. to 10,003 sq. ft., and include one 30,270 sq. ft. lot, where the existing house is located. New roads are proposed, extending east from Hoquiam in the north (Road A) and looping south (Roads B and C) through the site. The segment of NE 61 " St. along the south edge of the site would be improved and connect the new roads with Ilwaco Pl. NE. A detention vault is proposed to manage surface water runoff. Of the 185 significant trees on the site the applicant proposes retaining 27. The applicant has submitted a SEPA checklist, a geotechnical report, a traffic study, a drainage report and a wetlands assessment. cc: K. Keolker, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, EDNSP Director® J. Gray, Fire Prevention N. Watts. P/B/PW Development Services Director ® F. Kaufmart, Hearing Examiner L. Rude, Fire Prevention ® J. Medzegian, Council P. Hahn, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® Washington State Department of Transportation Douglas B. MacDonald Secretary of Transportation January 26, 2007 Valerie Kinast, Associate Planner City of Renton Development Services 1055 South Grady Way Renton, WA 98055 Subject: SR 900 MP 14.56 (142nd Ave SE vicinity) Langley Meadow (68 SFRs) Traffic Impact Analysis Comments Dear Ms. Kinast: Northwest Region 15700 Dayton Avenue North P.O. Box 330310 Seattle, WA 98133-9710 206-440-4000 TIY: 1-800-833-6368 www.wsdot.wa.gov NT PLANNING DtV~~i~ RENTON JAN 3 O 2007 RECE\\JED The Washington State Department of Transportation has reviewed the Transportation Impact Analysis submitted for the project noted above. Our comments are as follows: 1. The project proposes to construct 68 SFRs homes on a parcel of land that is approximately 0.85 mile south of the SR 900 / 142"d Ave SE intersection (a stop- controlled T-intersection) which is, in tum, approximately 0.25 mile east of the SR 900 / Duvall Ave NE signalized intersection. These intersections represent the nearest and most impacted State Route intersections within the study limits of the project's impact analysis. In the vicinity of the project, SR 900 is a Regionally Significant Highway, Tier I, with a minimum acceptable level of service standard of E, mitigated. 2. During the 2008 (design year) pm peak hour, it is estimated that the proposed development will add approximately 18 trips to the SR 900 / 142"ct Ave SE intersection and 19 trips to the SR 900 / Duvall Ave NE intersection. Based upon vehicle delay values, SR 900 at 142nd Ave SE operates at LOS C, while SR 900 at Duvall Ave NE operates at LOS D. In the design year, both intersections will operate at LOS D with and without the project. We therefore agree with the report's conclusion that "By full occupancy, there will be no inadequate levels of service on any of the local streets making up the immediate street network". If you have any questions, or require additional information please contact Felix Palisoc of our Developer Services section by phone at 206-440-4713, or via e-mail at palisof@wsdot.wa.gov. S~e~ly, . . , "lAJ(/~ I r/.cfl 1 Ramin Pazooki U Local Agency and Development Services Manager RP:fsp cc: Day File I Project File R. Roberts/ R. Hrown, :\1.S 120 CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 9th day of January, 2006, I deposited in the mails of the United States, a sealed envelope containing Preliminary Report to the Hearing Examiner documents. This information was sent to: Name Darrell Otte Tom Foster Francis Prummer Thomas & Patricia Waters Monte & Karen Moore James & Cynthia Zerby Tiffany Gustin Jennifer McCall (Signature of Sender): 7 &<j 4:tL'bv STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Contact Applicant Owner Owners Owners Owners Owner POR Notary (Print): Hmb~c L'-p,10, My appointment expires: ·c). _ \ q -1 o Project Name: Langley Meadows Preliminary Plat Project Number: LUA06-087, PP, ECF Representinci ,,,.--. Kathy Keolker, Mayor CI'I OF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator ~~'~_:f(~; t' ,,-1.:;';'\''\'0')'------------------------------------ January 9, 2007 Darrell Offe Offe Engineers 13932 SE 1591h Place Renton, WA 98058 SUBJECT: Dear Mr. Offe: Langley Meadows Preliminary Plat LUA06-087, PP, ECF This letter is to inform you that the appeal period ended December 29, 2006 for the Environmental Review Committee's (ERG) Determination of Non-Significance -Mitigated for the above-referenced project. No appeals were filed on the ERG determination. Property Services Comments were received and a copy is enclosed. These comments will have no additional bearing on the decision. Therefore, this decision is final and the applicant must comply with all ERG Mitigation Measures outlined in the Report and Decision dated December 11, 2006. In addition, a Hearing Examiner Public Hearing has been scheduled for January 16, 2006, where Site Plan Conditions may be issued. The applicant or representative(s) of the applicant are required to be present. Enclosed is a copy of the Preliminary Report to the Hearing Examiner for your review. If you have any questions, please feel free to contact me at (425) 430-7219. For the Environmental Review Committee, Sl'J1t;JJ~ VJill K. Ding U Senior Planner cc: Francis Prummer, Thomas & Patricia Waters, Monte & Karen Moore, James & Cynthia Zerby, Tiffany Gustin / Owners Tom Foster / Applicant Jennifer McCall/ Party of Record Enc. -------------~ 1055 South Grady Way -Renton, Washington 98057 t.') This oaoer contains 50% rec~cled material. 30% oost consumer AHEAD OF THE Ct~RVE COMMENCING AT 9:00 AM, CITY OF RENTON HEARING EXAMINER PUBLIC HEARING January 16, 2007 AGENDA COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Langley Meadows Preliminary Plat PROJECT NUMBER: LUA-06-087, PP, ECF PROJECT DESCRIPTION: The applicant is requesting preliminary plat approval to subdivide a 11. 16-acre site, consisting of 6 parcels located in the Residential-8 dwelling units per acre (R-8) zone, into 70 lots for the eventual construction of single family detached homes. The resulting net density would be 7. 73 du/acre. Of the 7 existing homes, 1 would be retained. The 8 accessory structures would be removed. Lot sizes would range from 4,500 sq. ft. to 8,000 sq. ft., and the lot with the remaining house would be 30,270 sq. ft. Access would be from new public roads that would loop through the plat and connect to Hoquiam Avenue NE and NE 6th Street. Lots 1-4 would access via an access easement to Hoquiam. No critical areas were identified on the site. Of the 185 significant trees on site, the applicant is proposing retaining 27. In order to meet the purpose of the tree retention policy, the applicant proposes to increase the size of the required front yard trees. Surface water would be collected and treated in detention vaults. HEX Agenda 1-16-07 PUBLIC HEARING City of Renton Department of Planning I Building I Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant: Contact: Owners: File Number: Project Description: Project Location: January 16, 2007 Langley Meadows Preliminary Plat Tom Foster Langley Development Group 6450 Southcenter Blvd ste: #106 Seattle, WA 98188 Darrell Offe Offe Engineers 13932 SE 159th Place Renton, WA 98058 Tiffany Gustin 670 Hoquiam Avenue NE Renton, WA 98059 Patricia & Thomas Waters 650 Hoqiam Avenue NE Renton, WA 98059 Karen & Monte Moore 626 Hoquiam Avenue NE Renton, WA 98059 Cynthia & James Zerby 664 Hoquiam Avenue NE Renton, WA 98059 Francis J_ Prummer 617 Hoquiam Ave NE Renton, WA 98059 LUA-06-087, PP, ECF Project Manager: Valerie Kinas!, Associate Planner The applicant is requesting preliminary plat approval to subdivide a 11 .16-acre site, consisting of 6 parcels located in the Residential-8 dwelling units per acre (R-8) zone, into 70 lots for the eventual construction of single family detached homes. The resulting net density would be 7. 73 du/acre. Of the 7 existing homes, 1 would be retained. The 8 accessory structures would be removed. Lot sizes would range from 4,500 sq. ft. to 8,000 sq. ft., and the lot with the remaining house would be 30,270 sq. ft. Access would be from new public roads that would loop through the plat and connect to Hoquiam Avenue NE and NE 6th Street. Lots 1-4 would access via an access easement to Hoquiam. No critical areas were identified on the site. Of the 185 significant trees on site, the applicant is proposing retaining 27. In order to meet the purpose of the tree retention policy, the applicant proposes to increase the size of the required front yard trees. Surface water would be collected and treated in detention vaults. East of Hoquiam Avenue NE & North of NE 61h Street (Please see location map on the next page.) City of Renton PIBIPW Depa, LANGLEY MEADOWS PREL/MldARY PLAT Preliminary Report to the Hearing Examiner LUA-06-087, PP, ECF PUBLIC HEARING DATE: January 16, 2007 Page 2 of 10 VICINITY MAP B. HEARING EXHIBITS: Exhibit 1: Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5 Exhibit 6: Exhibit 7: Exhibit 8: Exhibit 9: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Preliminary Plat Plan (dated 5/24/2006) Landscape Plan (received 07/11/2006) Tree Inventory (dated 04/12/2006) Tree Planting Plan (dated 04/12/2006) Preliminary Drainage Control Plan (dated 06/14/2006) Conceptual Grading Plan (dated 06/14/2006) Utilities Plan (dated 06/14/2006) Street Plan (06/14/2006) Exhibit 10 a&b: Street Profiles (dated 06/14/2006) Exhibit 11 a&b: Boundary and Topographic Survey (dated 04/20/2006) Exhibit 12: Zoning Map -Sheet E6, East Half C. GENERAL INFORMATION: 1 . Owners of Record: 2. Zoning Designation: HEX Report 06-087.doc Tiffany Gustin, 670 Hoquiam Avenue NE, Renton, WA 98059 Karen & Monte Moore, 626 Hoquiam Avenue NE, Renton, WA 98059 Francis J. Prummer, 617 Hoquiam Ave NE, Renton, WA 98059 Patricia & Thomas Waters, 650 Hoqiam Avenue NE, Renton, WA 98059 Cynthia & James Zerby, 664 Hoquiam Avenue NE, Renton, WA 98059 Residential -8 (R-8) Dwelling Units per Acre City of Renton PIBIPW Depan Preliminary Report to the Hearing Examiner LANGLEY MEADOWS PREL/w111</ARY PLAT LUA-06-087, PP, ECF PUBLIC HEARING DA TE: January 16, 2007 Page 3 of 10 3. Comprehensive Plan Land Use Residential Single Family (RSF) Designation: 4. Existing Site Use: 7 single-family residences, 1 to remain 5. Neighborhood Characteristics: North: Single family residential, R-8 zoning, Wedgewood Lane East: Single family residential, King County jurisdiction, Shamrock Heights 2 South: Single family residential, R-8 zoning, Blessing Short Plat and Honey Brooke Division 3 West: Single family residential, R-8 zoning 6. Access: Via proposed internal public streets, and private access easements 7. Site Area: 486,261 square feet (11.16 acres) 8. Project Data: Comments Existing Building Area: New Building Area: Area NIA NIA NIA Existing residences to be removed, except one NIA Total Building Area: D. HISTORICAUBACKGROUND: Action Annexation Comprehensive Plan Zoning Land Use File No. N/A N/A N/A Ordinance No. 5203 5099 5100 NIA E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 3 Environmental Regulations and Overlay Districts Section 4-3-050: Critical Areas Regulations 3. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Date 05/03/2006 11/0112004 11/01/2004 Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for Subdivision Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets -General Requirements and Minimum Standards Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards Section 4-7-170: Residential Lots-General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria HEX Report 06-087 .doc City of Renton PIBIPW Depa1 LANGLEY MEADOWS PRELIMINARY PlA T PUBLIC HEARING DA TE: January 16, 2007 7. Chapter 11 Definitions Preliminary Report to the Hearing Examiner LUA-06-087, PP, ECF Page 4 of 10 F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Single Family objectives and policies. 2. Environmental Element. G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The 11.16-acre site is located in the 600 block of Hoquiam Avenue NE. To the north is the Wedgewood Lane subdivision, which is currently under construction. To the east is a single family detached residential development in King County, Shamrock Heights 2, and to the south is the Honey Brooke Division 3 subdivision, the Blessing Short Plat, a large undeveloped lot and a number of older single family homes. Across Hoquiam Avenue NE to the west are older existing detached single family homes. There are currently seven homes and a number of accessory structures on the site. All but one on the homes would be removed as part of the proposal. The applicant is proposing to subdivide the site, located in the Residential -8 dwelling units per acre (R-8) zone, into 70 lots for the eventual construction of single-family detached homes. The resulting net density would be 7.73 dwelling units per acre. Lot sizes would range from 4,500 sq. ft. to 8,000 sq. ft., and the lot with the remaining house would be 30,270 sq. ft. Primary access to the lots would be from a new roads A, B, and C. Road A would extend east from Hoquiam Avenue NE, and Roads B, and C would extend south from Road A and parallel to Hoquiam Avenue NE. At the south edge of the site, NE 61h Street, which was partially improved as part of the Honey Brooke Division 3 subdivision and the Blessing Short Plat, would be finished. Dedication of right-of-way would include 21 feet to NE 5th Street, and 42 feet for the new internal roads A, B, and C. The applicant has applied for a modification to reduce the required right-of-way width of the public streets from 50 feet to 42 feet, which would include 32 feet of paving, and curbs, gutters and sidewalks on both sides. Street improvements to Hoquiam Avenue NE would also be required along the frontage of the site. There are two easements on the site that were not shown completely on the plat plan. One is a 10-foot wide electrical line easement that runs from east to west across the center of the site. The other is a 60-foot wide road easement that also runs from east to west across the center of the site. The applicant reports that the road easement is between owners of the property of the plat to the benefit of each other, and will be released at the time of final plat recording. The power easement would be reconfigured with the plat design and exchanged for new easements upon plat recording. The site slopes from O to 15% downward toward the east. The applicants propose clearing and grading for the roads, lots, utilities and detention vault, moving an estimated 8,500 cy of soil on the site and importing 1,500 cu. yd. for trench backfill. The site soils are primarily medium dense or denser recessional outwash and glacial till. The applicants' geotechnical engineers have documented that the soils are suitable for conventional footings, but that due to the shallow depth of the nearly impermeable soils, the applicant should provide appropriate drainage of the lots, and only complete earthwork during the drier summer months. The Environmental Review Committee, in their Determination of Non-Significance -Mitgated, of December 13, 2006, imposed a mitigation measure, requiring the applicant to comply with the geotechnical report, including limiting earthwork to the drier summer months, from April through October. The site vegetation consists of residential landscaping, and, in the northeastern corner, a number of mature native trees and sub canopy vegetation. Of the approximately 185 significant trees the applicants propose retaining 27. They also propose to increase the size of the two required front yard trees per lot from 1 Y,-inch caliper to 2-inch caliper. A tree inventory plan and a tree planting plan were submitted. The applicant has also submitted a conceptual landscaping plan illustrating a five-foot wide landscape strip along Hoquiam Avenue NE. There is a Category 3 wetland offsite to the east of the subject property in the Shamrock Heights 2 subdivision in King County. Renton critical areas regulations require a 25 foot ouffer for Category 3 wetlands. The offsite wetland is approximately 27 feet from the lot line at the closest point and an average of aoout 55 feet away the HEX Report 06-087.doc City of Renton PIB/PW Depar LANGLEY MEADOWS PREL/MiNARY PLAT PUBLIC HEARING DATE: January 16, 2007 Preliminary Report to the Hearing Examiner LUA-06-087, PP, ECF Page 5 of 10 length of the east property line. A wetlands study was submitted at the time of application, and subsequently revised at the request of staff to provide more complete information as to the distance of the offsite wetland and the absence of wetlands on the subject site. As noted above, the Environmental Review Committee issued a Determination of Non-Significance -Mitgated on December 13, 2006. The decision included a mitigation measure that the applicants provide temporary erosion and sedimentation control according to the State DOE 2001 Stormwater Management Manual. This mitigation measure will manage the risk of impact to the neighboring wetlands. Surface water drainage was designed to meet the 2005 King County Surface Water Manual requirements. A detention vault is proposed which would discharge into the off-site wetlands to the east. Water service would be provided by Water District 90, as the submitted Certificate of Water Availability attests to. The water main in Hoquiam Avenue NE is required to be replaced, and the mains extended into the site. New fire hydrants will also be required. Sewer main extensions will required along the full frontage within Hoquiam Avenue NE and in the new internal streets. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on December 13, 2006, the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Langley Meadows Preliminary Plat. The DNS-M included seven mitigation measures. A 14-day appeal period commenced on December 13, 2006 and ended on December 29, 2006. No appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERG MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERG) issued the following mitigation measures with the Determination of Non-Significance -Mitigated: 1. The applicant shall comply with the recommendations contained in the geotechnical report prepared by Icicle Creek Engineers, dated May 3, 2006, including limiting earthwork to the drier summer months, from April through October. 2. The applicant shall provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual, and provide staff with a Construction Mitigation Plan prior to issuance of construction permits. This plan will be subject to the review and approval of the Development Services Division. 3. The applicant shall comply with the 2005 King County Surface Water Design Manual to meet both detention (conservation flow control) and water quality (basic) improvements. 4. The applicant shall comply with the recommendations contained on the Preliminary Technical Information Report prepared by Site Development Associates, LLC, dated May 30, 2006. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 6. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 7. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. 4. 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 essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: HEX Report 06-087.doc City of Ren/on P/8/PW Depat LANGLEY MEADOWS PREL/M;NARY PLAT PUBLIC HEARING DA TE: January 16, 2007 Preliminary Report to the Hearing Examiner LUA-06-087, PP, ECF Page 6of 10 Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the subdivision: A. Compliance with the Comprehensive Plan Designation. The subject site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map. The objective established by the RSF designation is to protect and enhance single-family neighborhoods. The proposal is consistent with the RSF designation in that it would provide for the future construction of single-family homes. The proposed plat is consistent with the following Comprehensive Plan objectives and policies for Residential Single Family Land Use, and Environmental Elements: Land Use Element Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per net acre in Residential Single Family neighborhoods. The proposal for 49 lots on the subject site would arrive at a net density of 7.46 dwelling units per net acre after the required deductions, which is within the density range permitted in the R-8 zone. Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than an acre (43,560 square feet) in single-family designations. Allow a reduction in lot size to 4,500 square feet on parcels greater than an acre to create an incentive for aggregation of land. The site is greater than one acre and all lots would be greater than or equal to 4,500 square feet Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. There are four private access easements proposed to serve interior lots. The area within the private access easements was subtracted from the gross lot area of each affected lot. B. Compliance with the Underlying Zoning Designation. The 11.16-acre site is designated Residential -8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map. The proposed development would allow for the future construction of up to 70 new single-family residential units. Density -The allowed maximum density in the R-8 zone is a minimum of 4.0 dwelling units per net acre (dulac) to a maximum of 8.0 dwelling units per net acre. Net density is calculated after public rights-of- way, private access easements, and critical areas are deducted from the gross acreage of the site. After the deduction of 87,280 square feet of proposed right-of-way dedication and 4,112 square feet of private access easements the proposal for 70 lots would result in a net density of 7. 73 dwelling units per acre (486,261 gross square feet -87,280 square feet -4,112 square feet = 394,869 square feet or 9.06 acres, 70 units 19.06 acres= 7.73 du/ac). The proposed plat would comply with density requirements for the R-8 zoning designation. Lot Dimensions and Size -The minimum lot size required in the R-8 zone for sites over one acre in size is 4,500 sq feet. The minimum lot width required is 50 ft for interior lots and 60 feet for corner lots, and a minimum lot depth of 65 feet is required. Proposed lot widths range from 50 to 178 feet and lot depths range from 90 feet to 170 feet. The proposed plat would create 70 lots, which are proposed to range from 4,500 square feet in area to 10,000 square feet, with one being 30,270 sq. ft.. As proposed, all lots appear to be in compliance with the required lot width, depth and size standards. Setbacks -Building setbacks required in the R-8 zone include a front yard and side yard along a street setback of 15 feet for the primary structure and 20 feet for attached garages, an interior side yard setback of 5 feet, and a rear yard setback of 20 feet. The building setback requirements for the new residences would be reviewed at the time of building permit review, however the proposed lots appear to contain adequate area to provide all the required setback areas. No setback envelopes were shown on the submitted plat drawing. The applicant has been reminded that the setbacks from easements are measured from the edge of easement, and that these setbacks are considered "side yards along a street," so they require a larger setback. The existing house and two sheds that are proposed to be retained on Lot 4 would meet setback requirements considering the new placement of lot lines. Because the plat is not designed to accommodate the remaining existing houses and accessory structures, and HEX Report 06-087.doc City of Renton PIB/PW Depar LANGLEY MEADOWS PREL//VJ;NARY PLAT PUBLIC HEARING DATE: January 16, 2007 Preliminary Report to the Hearing Examiner LUA-06-087, PP, ECF Page 7 of 10 they would likely not meet their setback requirements, staff recommends that the applicant be required to demolish or remove all existing houses and accessory structures, except the house and sheds remaining on Lot 4, prior to recording of the final plat. Building Standards -The R-8 zone permits one residential structure per lot. Each of the proposed lots would support the construction of one detached single family residence. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Accessory structures are permitted only when associated with a primary structure located on the same parcel. Because some of the accessory structures on the site would be located alone on the new lots, staff recommends that the plat be approved subject to removal of all accessory structures, except for the ones on Lot 4. The accessory structures on Lot 4 are 120 sq. ft. and 600 sq. ft. in size and could be retained in conjunction with the primary strucuture. Building height in the R-8 zone is limited to two stories and 30 feet for primary structures and 15 feet for detached accessory structures. The R-8 zone restricts lots greater than 5,000 square feet in size to a maximum building coverage of 35% or 2,500 square feet, whichever is greater. The height and lot coverage of the residence being retained on Lot 4 would meet the requirements. The height and lot coverage of the new houses would be verified at the time of application for building permits. Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. The proposed building pads appear to be adequately sized for the provision of the required parking. Landscaping -The City's landscaping regulations require the installation of landscaping within the public right-of-way. The minimum width of landscaping required along the street frontage for sites abutting an arterial street, such as Duvall Avenue NE, is ten feet. Along a non-arterial public street five feet of landscaping must be installed. If there is additional undeveloped right-of-way in excess of the five or ten feet, this must also be landscaped. If sufficient area is not available within the public right-of-way due to required improvements, the landscape strip may be located within private property abutting the public right-of-way. The landscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately. In addition, the applicant is required to plant two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 -8 feet in height (conifer), within the 15-foot front yard setback area for the proposed lots or within the proposed planting strip. The applicant provided a landscape plan and tree planting plan, Exhibits 3 and 5. Two new trees were proposed for each of the new lots of the subdivision. Two new trees would also need to be provided on the existing lot. A five foot landscape strip was proposed along Hoquiam Avenue NE, but the applicant failed to illustrate the required five foot landscape strip along all of the other street frontages of the subdivision. For this reason staff recommends as a condition of preliminary plat approval that the applicant be required to submit a revised landscape plan illustrating the landscaping along all streets of the plat. The revised landscape plan shall be submitted at the time of application for site construction permits and is subject to approval by the Development Services project manager. C. Compliance with Subdivision Regulations Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. The lots in the Langley Meadows Preliminary Plat are at right angles to the streets and have access to public roads. All but Lots 2, 3, 15, and 16 have frontage on a public street. Those lots have access to public streets via access easements or tracts, and would front on these. Lots: The size, shape and orientation of lots must meet the minimum area and width requirements of the applicable zoning classification and must be appropriate for the type of development and use contemplated. Each of the proposed lots is rectangular in shape, oriented to provide front yards facing a street or private access easement, and satisfies the minimum lot area and dimension requirements of the R-8 zone. When considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of detached single family homes. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of 15 feet. HEX Report 06-087.doc City of Renton PIB/PW Depart LANGLEY MEADOWS PREL/1.uNARY PLAT PUBLIC HEARING DATE: January 16, 2007 Preliminary Report to the Hearing Examiner LUA-06-087, PP, ECF Page 8 of 10 Access and Street Improvements: Primary access to the new lots would be from new internal roads. Road A would extend east from Hoquiam Avenue NE at the north end of the site. It would loop south and continue as Road B on the eastern end of the lot. Road C would extend from Road A south through the center of the parcel. Roads B and C would connect to NE 5th Street at the south end of the site. NE 5th Street has only been partially improved by the Honey Brooke Division 3 subdivision and the Blessing Short Plat. Lots 15 and 16 would be accessed by a 20-foot wide access easement. The applicant proposes accessing Lots 1, 2, 3, and 4 via a 26-foot wide private access easement. Staff recommends that this private driveway be placed in an access tract to provide common ownership of a commonly held facility, to simplify a possible future conversion to public use, and to clarify setback requirements for the remaining parcels. There are currently no curbs, gutters or sidewalks along the frontage of the site along Hoquiam Avenue NE. The applicant will be required to provide these. Dedication of right-of-way and the completion of NE 5th Street will also be required. Land will be required to be dedicated for the proposed internal streets and they must be improved to City of Renton standards, including 32 feet of paving, street lighting, and curbs, gutters and sidewalks on both sides. The applicant has applied to have the required right-of-way width reduced from 50 feet to 42 feet. All wire utilities must be installed underground per the City of Renton Undergrounding Ordinance. In order to ensure efficient emergency access to the development is not obstructed, staff recommends as a condition of preliminary plat approval the applicant be required to place "No Parking" signage along the 26-foot wide private access easement prior to final plat approval. In addition, staff recommends a condition of approval requiring the establishment of a homeowner's association or maintenance agreement for the development, which would be responsible for any common improvements and/or tracts within the plat prior to final plat approval. To mitigate impacts to the local street system, the City's Environmental Review Committee requires the payment of a Traffic Mitigation Fee based on $75 per net new average daily trip attributed to the proposed subdivision. The proposed 70 new residential lots with credit given for the one existing residence would be expected to generate approximately 660 new average weekday trips based on 9.57 daily trips. The fee for the proposed plat is estimated to be $49,500 (660 total trips x $75.00) and is payable prior to the recording of the plat. Topography and Vegetation: The site slopes from Oto 15% downward toward the east. The applicants propose clearing and grading for the roads, lots, utilities and detention vault, moving an estimated 8,500 cy of soil on the site and importing 1,500 cu. yd. for trench backfill. The site soils are primarily medium dense or denser recessional outwash and glacial till. The applicants' geotechnical engineers have documented that the soils are suitable for conventional footings, but that due to the shallow depth of the nearly impermeable soils, the applicant should provide appropriate drainage of the lots, and only complete earthwork during the drier summer months. The Environmental Review Committee, in their Determination of Non-Significance -Mitigated, of December 13, 2006, imposed a mitigation measure, requiring the applicant to comply with the geotechnical report, including limiting earthwork to the drier summer months, from April through October. Temporary erosion control was also required by the Environmental Review Committee. The existing vegetation on the Langley Meadows Preliminary Plat consists of residential landscaping, and, in the northeastern corner, a number of mature native trees and sub canopy vegetation. Of the approximately 185 significant trees the applicants propose retaining 27. RMC 4-4-070 requires that existing trees and other vegetation be used to augment new plantings for landscaping where practical, and RMC 4-7-130 requires that a reasonable effort should be made to preserve existing trees. A Determination was made by the Director of Development Services that the retention or replacement of 25% of the existing trees would achieve these requirements. To comply with this Determination, the applicants would be required to retain 46 trees. If this is absolutely not possible, some of the trees may be replaced at a ratio of one to one with trees of a minimum caliper of 2 inches. Staff has reviewed the applicants' proposal to retain only 27 trees. Due to the location of the proposed vault and the grading that will be necessary to facilitate drainage toward the east, it does not appear possible to save more trees. If the applicant saves only 27 trees, it will be necessary to provide 19 replacement trees (in addition to the required two new trees per lot) in order to meet the 25% tree retention requirement. As an alternative, the HEX Report 06-087.doc City of Renton PIBIPW Depar LANGLEY MEADOWS PRELIMINARY PLAT PUBLIC HEARING DATE: January 16, 2007 Preliminary Report to the Hearing Examiner LUA-06-087, PP, ECF Page 9of 10 applicants would like to increase the caliper of the required two new trees per lot from 1 %-inch to 2-inch caliper. This would affect 140 trees and be a significant measure because the larger trees are more substantial in appearance and are less susceptible to damage. Staff recommends approving the submitted tree planting plan, but requiring the two new trees in the front yard area of the existing home also. Relationship to Existing Uses: There are seven existing homes on the site of the Langley Meadows, and only one would be retained in the new subdivision. To the north of the site is the Wedgewood Lane subdivision, which is currently under construction. To the east is a single family detached residential development in King County, Shamrock Heights 2, and to the south is the Honey Brooke Division 3 subdivision, the Blessing Short Plat, a large undeveloped lot and a number of older single family homes. Across Hoquiam Avenue NE to the west are older existing detached single family homes. The proposal for 70 detached single family lots is consistent with the guidelines of both the Comprehensive Plan and zoning code and would not be out of character with the existing or recent development in the area. D. Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the applicant's provision of Code required improvements and fees. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Fire Mitigation Fee based on $488 per new single-family home. The fee is estimated at $33,672 (70 new lots -one existing home x $488) and is payable prior to the recording of the plat. The requirements for fire prevention associated with water provision can be found under the section Water and Sanitary Sewer Utilities below. Fire department access roads must be paved to a minimum width of 20 feet. Dead end roadways over 150 feet in length are required to have an approved turnaround. Street addresses must be visible from a public street. Recreation: The proposal would not include any commonly owned recreation areas for future residents of the proposed plat. There are no existing recreational facilities in the immediate vicinity of the subject property. It is anticipated that the proposed development would generate future demand on existing City Parks and recreational facilities and programs. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Parks Mitigation Fee based on $530.76 per new single-family home. The fee is estimated at $36,622.44 (70 new lots -one existing home x $530.76) and is also payable prior to the recording of the plat. Schools: The site is located within the boundaries of the Renton School District No. 403. According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the student generation factor, the proposed plat would potentially result in 30 additional students (0.44 x 69). The School District has indicated that it could accommodate the new students. The children would be assigned to the following schools: Maplewood Heights Elementary (bussing available), McKnight Middle School (bussing available), Hazen High School (within walking distance). Storm Drainage/Surface Water: A Preliminary Technical Information Report prepared by Site Development Associates, LLC dated May 30, 2006 was submitted with the application materials, containing information on how the project would comply with the 2005 King County Surface Water Design Manual. To meet the 2005 King County Surface Water Management Manual requirements for detention and treatment, the applicant is proposing a large detention vault running through the center of the site in the rear yards of the central lots. The storm management system would drain to the off-site wetlands to the east. A Surface Water System Development Charge, based on the current rate of $759.00 per new single- family lot, would be required prior to the issuance of construction permits for the plat. Water and Sanitary Sewer Utilities: The subject site is in the area of Water District 90. A certificate of water availability from WO 90 was submitted by the applicants. The certificate of water availability provided for the project from King County DOES states that an improvement of the water system will be HEX Report 06-087 .doc City of Renton P/BIPW Depar LANGLEY MEADOWS PRELIMINARY PL.AT PUBLIC HEARING DATE: January 16, 2007 Preliminary Report to the Hearing Examiner LUA-06-087, PP, ECF Page 10 of 10 required in order to serve the new subdivision, including replacing the steel watermain in Hoquiam Avenue NE. Water is available at no less than 20 psi measured at the nearest fire hydrant, 50 feet from the property. Flow there is 1,000 gpm or more for two hours or more. Although the project is in the jurisdiction of Water District 90, the plans must also meet City of Renton standards, and must be submitted to the City for review. To ensure adequate fire fighting service can be provided, existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings, if not already in place. A fire hydrant with 1,000 gpm fire flow is required within 300 feet of all new single family structures. If the building square footage exceeds 3,600, including the garage, the minimum fire flow increases to a minimum of 1,500 gpm and requires two fire hydrants within 300 feet of the structure. The subject property is served by City of Renton sewer service. An eight-inch sewer main is currently under construction in Hoquiam Avenue NE as part of the Wedgewood Lane plat (drawing S-3278). A sewer main extension along the full frontage along Hoquiam Avenue NE will be required by the applicants, and sewer mains must also be extended along the new internal roads. If the sewer flows south the applicants must pay the Honey Creek Special Assessment fee of $250 per new lot, and if it flows north they would need to pay the East Renton Interceptor Special Assessment District fee of $224.52 per new lot. Fees for this are collected at the time the utility construction permit is issued. The Sanitary Sewer System Development Charges (SDC) is $1,017 per building lot. This fee is payable at the time the utility construction permit is issued. Prior to recording the plat, any existing septic systems must be abandoned in accordance with the King County Department of Health regulations. H. RE COMMENDATION: Staff recommends APPROVAL of the Langley Meadows Preliminary Plat, Project File No. LUA-06-087, PP, ECF subject to the following conditions: 1. The applicant shall comply with all requirements of the Determination of Non-Significance -Mitigated that was issued by the Environmental Review Committee on December 13, 2006. 2. The applicant shall demolish or remove all existing houses and accessory structures, except the house and sheds remaining on Lot 4, prior to recording of the final plat. 3. The 26 ft. wide access easement from Hoquiam Avenue NE serving Lots 1 through 4 shall be placed in an access tract owned and maintained by all lots using it. 4. The applicant shall have "No Parking" signage posted along the 26-foot wide private road prior to final plat approval. 5. A homeowner's association or maintenance agreement shall be established for the development, to ensure that responsibility is taken for maintenance of common improvements and tracts within the plat prior to final plat approval. A draft of the agreement, HOA and/or CC&R documents shall be submitted at the time of application for utilities construction permits, so that it may be reviewed by the City attorney and the Development Services project manager. 6. A revised landscape plan shall be submitted to the Development Service Division project manager for review and approval at the time of application for utility construction permits. The revised landscape plan shall show the required 5-foot wide landscape strip along all street frontages, including the internal residential streets. 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''·" ·~ ,IIVCE <59.6ij ~,,.,, .,.,,. ., [YC( <'.>/!II ~s '"6' " .. ,r,.;:, ·~· 00 MS •i•e•1_, EVCE <S6 oo LANGL l Y MlACCWS RENTON. WAS'--1 ~.GT:JN S"S[[' O'<)"t[S i Exhibit 10 b +-- /i ---_/ I " ,~ S:.·- ---i \ - •' /<,0 I --J----, /, ' i ' 0-- N 'E m "' N N N ~'-- , / ! / / / I I / / / 111 Ii I •'•I"" 1 11111 :x~o: io•ij~ci ,,,--0,~e<1;:.•c LANGLEY MEADOWS LANGLEY DEVELUPMEl'<-f GROUP, INC ~ 0 0 • --; ' ~ L_I _Ex_h_i b_it_1_1_a~ ,I td l -,-/;-. ' . ' . • 'I. i / / -""/,,. -~ 1__ ____ ,,.---- -----} /, / / \ /It_...-, "'$/~ I -~ I ;: ~ - /! / LANGLEY MEADOWS LANC:LEJ DEVfLOPMiil',TGROl,P. lNC I I I I i C i;' 0 • • \ I Exhibit 11 b N "' z s: ~ µ:j "' ii:: z .... {:! 0 ... IO µ:j R-8 NE 10th St. a.i > .. <I; "O -"' R-8~ .· NE R-8 RM-F CA CA ·R-8 .·-R~8 7th Sf . e<:J z ,R-"8 §: ....• , ., <I; .. : ' s ,R-1 e ZONING = TBCRNICAL 811.VICBS D6 • 3 T23N R5E E 1/2 R---$) R-8 R---8 · R-'-8 R-8 'R-8 R-8 --,t_ I ------,' -~../ s R~4 NE 10th St. -~===========c:::::====l '··--·-----·· R-4 I I l I ; ' I ! I ! I ' l I , \ I, i-----i I ' I ! i i I J I ' ' ' SE 1 riH::-'d I r-~i-1 r-.: I I > I <I; i 5 Exhibit 12 F6 • 15 T23N R5E E 1/2 0 800 Po E6 ,,...., 10 T23N R5E E 1/2 5310 ST ATE OF WASHING TON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Jody L. Barton, being first duly sworn on oath that she is the Legal Advertising Representative of the King County Journal a daily newspaper, \Vhich newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereina1lcr referred to, rublishcd in the English language continuously as a daily newspaper in King County, Washington. The King County Journal has been approved as a Legal Newspaper by order of the Superior Cout1 of the State of \Vashington for King County. The notic...: in the ('xact form annexed WJ:::, published in regular issues of the King Crni:it) .l\n1rnal (:111d not i1~ '.,uppk11h:11l form) \,·hich was regular!) distributed 1o it\ c.;11lv,crihcrc.; d1Jrin;:r tlw lw]m\· \lntcd period. The illlllL'\Cd 1101 iCL'. <.J Public Notice \\d'.', pubi1-..,lwd 1111 Ucrrn1hc:r 15. 7.00(1 The full arnounl of the fee charged for said foregoing publication is the sum of $176.70. ~ ,.,.:::_ Jody~rton --- Leg'al Advertising Representative, King County Journal Subscribed and sworn to me this l 5111 day of December, 200~ B D Co:o1±utcn G D Cantelon Notary Public for the State of Washington, Residing in I<;.ent, \Vashington PO Number: · '· KOTICEOF BKVIRONMENTAL ll b;'l"!l KM lK AT! 0 K EN\1ROKMEKTAL REVTEW COMMITTEE & PUBLIC HEARING RJ;~"TON, WASHINGTON Thi' Environment.nl Rf'\"iP.w Comm- ittmi ha::; is;.;upd a Dut,:rminat.ion of Kon-Significance-Mitigated for the following project urnh.'r the nuthority oftlw Renton Municipal Code L_anp1cv .tdcadows Prc_Iirni.n;,ry Pht ; t . l.ni"n1 i<in: 6'.20, fi2ii. (JAO, 6/itl_ and (-i711 lloq\lllllll .-\V(·li\1'' \T. TJi,, <qipl1ec1nt i.; 1"<:llu~·~tiH::., SEI':\ ('l]l"iro1rn1i:nt:1i l'('VJt'W <lIHl PrPl!- llllll '".'-" Pl:1' i'l'Jlr<1v:i1 f;,r ·1 ";(Llnr ,-,\:' I Ii', ] ] ) 1;,:; -I;,. IOl.il,'t: 111 d«·· Hv:-01d(·1:11:il (b{ .i11:..: 111:it~ p,-,·_I(')";· 1: ,,; l'.l'llf' !Ill : ! I<· , \l'lll l., , <>I:--\! I < I I• Jf: rd .~11.(! ,•-!.cr,11 \ 1:,,1:wb·,l l:,11w-.- :.-;1~. 11f 1 Lt, ~L''-1•n es.:1c'11n:• l111n!'.'c' Ot: lilt'. -iL1· \U11dd h-n·:1ld\'t·'1 Tl, l:,;u-,• .tl 1;.-,0 llo,pi. 1, .\•., ;\F 1•.-11uld he n'lairwd ,111 111·1,· Lui 4. TLl' lu1;; would nmg-.:· 111 c'llt frrnn ,!,F1(ll sq. ti.. to 10,00;~ ,;q ft .. anrl inclnck one :m:no f.c1 ft lot, 1,·lwre tlw exi:-::ting house i:-- located. '.\ew road.c; an; prnpo:,;1id. ext('nding tmst from Hoquiam m the north 1Ro.ad A1 and looping souLh mo..id;; B .-md C:I through tfo· ,-,itP. The . ..;i;;gnwnt. of NE 6th St along the south c-dgc of the sik would be improved and eonnecl the new roads with Ilwaco Pl. NE. A ddm1tion vault i::-propo!'-erl to managr surface ,vater nmoff Of the 185 :,:;ignifi- cant treec, on thP sile the applicant prnposef; retaining 27. The applicant has submitted a SEPA checklkt, a gL·OtB{:hnirnl report, a traffic study a drainags-; report ,mrl 3 v,:t~tland." assc•::;:,- ment. Appeal.-, of llw Pnvinm111e111.al dder- rnination mu:-;l lw fill'd in wri1-ing on or hcforr f"):00 P:\:1 on Drrcmb0r 2:J. 1006. AJJpca!,. lllll""-'l !,, t:J(·1! ,11 \\t1t1ng !ugl'!h(•r wi1L LIH J'<·,jl.ll"l'rl .c.;·;:i.oo ap1llwa11on t(•c \\'l!I;· JJ,,;1r111v Ex,1rn- ·1wr. (;i:.\· of" H,•111011 1 f1.l~, -.:,1111 !, ( ~r;,d.v \\·:::,. J-,>m,111. \\ .. \ •,:--.1,- thi· Ex:111111H~r ;u,• .~0'-1'111, d ( ·11v (,( 11+•1, toi, ,\.lt: 11,1·q,,. i ! , ,d, ~' T: , ,r1 '.;,-.:_ 11(1 H .\dd1tinn',I 11:•·IT ,11,,1· ,·p:__t;:,· lll;_l tfl\ il\JJH'.:\I jli"(I\I·•'-' 111,;_'. i)(• ol1tniiwd fn;m Lhv l{1•nt,Jn ( ·;1\· ClNk·.:: 11:C)i,Hll{VJ:n . fk::ii11!,:. l'::li i,i· l·PLl !:\ tlw H1•11t11n H(,;-1t·mr, f•'.~:;rn1\nPr rn th'" (·n1Hwil Clrnmh,-r,;;, ( 1ty !lad. ,m ,!anndl)" 16, 2fl0'7 ;1t 9:00 Alvl to rnm=idPr thf' Preliminarv Plat. lf tlw EnYironmentrd Determiiw.tion is app- eaJ.cd, the appeal will be heard as pan of tbis public hca1ing lnkn~1-wd p<uTiVi' ,1n:• invitr~i to ;'itt<cnd tlw public bearing. Published in the King County .Journal December 15. 200(-i_ #86'2'1fi9 - DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM December 13, 2006 Valerie Kinast Sonja J. FesserJ::,f Langley Meadow, LUA-06-087, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: The Commitment for Title Insurance document for Francis Prummer is incomplete as submitted. A Supplemental Report 3 document (one page) was submitted -said submittal does not include the legal description for the vested owner's property. See the attachment for highlighted items that need to be corrected in the "LEGAL DESCRIPTION" block. Review and revise the three tax account numbers shown to the southwest of the subject plat properties. Tax Account Number 1023059222 is assigned to a property that is included in the subject plat, and therefore, cannot be used for one of the three lots shown. Verify all three numbers for accuracy. Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-OX-XXX-FP and LND-10-0452, respectively, on the drawing sheets. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminat)' plat number and is unknown as of this date. Note two ties to the City of Renton Survey Control Network. The geometry will be checked by the city when the ties are provided. \H:\Filc Sys\LND -U;md Subdivision & Surveying Records\LND-10 -Plats\0452\RV06 l 2 l }.doc December 20, 2006 Page 2 Provide plat and lot closure calculations. Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. Required City of Renton signatures (on the final plat submittal) include the Administrator of Planning/Building/Public Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. Appropriate King County approval blocks need to be noted on the plat drawing. All vested owners of the plat property need to sign the final plat document. Include notary blocks as needed. Include a dedication/certification block on the plat drawing. Indicate what has been, or is to be, set at the corners of the proposed lots. On the final submittal, remove all references to trees, utility facilities, topog lines and other items not directly impacting the subdivision. Remove all references to building setback lines. Setbacks will be determined at the time of issuance of building permits. Note encroachments, if any. Note all casements, agreements and restrictions of record on the drawing. A review of some of the Commitment for Title Insurance documents revealed that not all of said recorded documents were noted on the preliminary plat drawing. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Note a north arrow on the "VICINITY MAP". The city will provide addresses for the proposed lots after the preliminary plat is approved. The addresses (and street names) will need to be noted on the plat document. Note whether the adjoining properties are platted (give plat name and lot number) or unplatted. Remove all references to density and zoning information from the final plat drawing Remove all references to providers of utilities services and fire and school districts. Also, remove references to the "Applicant/Development" group, the title company, the planning and engineering company, the surveyor and the "PERSONS HA YING AN OWNERSHIP INTEREST". H:\File Sys\L'.'JD -L'.l.nd Subdivision & Surveying Records\LND-l O -Plats\0452\R VOG 12 l 3.doc\cor : December 20, 2006 Page 3 If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, casements or agreements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. The two new private access/utilities (0) easements are for the benefit of future owners of Lots IS and 16 and Lots I through 4. Since the new lots created via this plat are under common ownership at the time of plat recording, there can be no new easements created until ownership of the lots is conveyed to others, together with/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject plat drawing, if the previous paragraph applies: DECLARATION OF COVENANT: The owners of the land embraced within this plat, in return for the benefit to accrue from this subdivision, by signing hereon covenant and agree to convey the ben~ficia/ interest in the new easements shown on this plat tn any and all future purchasers qf the lot.,, or of any subdivisions thereof '/his covenant shall run with the land as shown on this plat. The new private access/utilities easements require a "NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement noted on the plat drawing. See the attachment. Updated Plat Certificate(s) or Commitment for Title Insurance documents will be required for plat approval. Said documents must be dated within the 4S~day time frame prior to City Council approval of the plat. Fee Review Comments: The Fee Review Sheet for the preliminary plat review is provided for your use and information. H:\Filc Sys\LND -Lund Sub<livisiun & Surveying Recurds\LND-JO -Plats\0452\RV06 I 213.doc\cor PRUMIIIER THE SOUTH 165 FEET Of THE NORTHEAST QUARTER Of THE NORTHWEST QUARTER Of THE SOUTHEAST QUARTER Of SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.t.l., IN KING COUNTY WASHINGTON EXCEPT THE WEST JO FEET THEREOF CONVEYED TO KING COUNTY FOR ROAD BY INSffiUMENT RECORDED UNDER RECORDING NUt.lBER 347794, IN KING COUNTY, WASHINGTON. (;USTIN EAS"T THE WEST 1BO FHT OF THE NORTH 102 FEET Of THE SOUTHIIP.!l'I QUARTER Of THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTIOIN 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M .• IN KING COUNTY WASHINGTON EXCEPT THE WEST JO FEET FOR ROAD AS COINIIEYED TO KING COUNTY UNDER RECORDING NUt.lBER 3076763. ZERBY E,<Sf" THE WEST JOO FEET Of THE NORTH 132 FEET OF THE SOUTHweM'"QUARTER OF THE NORTHWEST QUARTER Of THE SOUTHEAST QUARTER OF SECTIOIN 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M .. IN KING COUNTY WASHINGTON Cf" EXCEPT THE WEST 180 FEET ,m!T"THE NORTH 102 FEET THEREOf; ALSO EXCEPT THE WEST JO FEET FOR ROAD AS CONIIEYEO TO KING COUNTY UNDER RECORDING NUt.lBER 3076763. WATERS 1,A5- ' ' BEGINNING AT THE NORTH'laT' CORNER OF THJ ilOUTHEAST QUARTER OF THE NORTHWEST QUARTER Of THE ..-:-··~ QUARTER M<.·rm I l lib l Of SECTION 10, TOWNSHIP 23 NORTH. RANGE 5 EAST,W.M .. t~ IN KING COUNTY, WASHINGTON: THENCE SOUTHERLY ALONG THE EAST LINE 270 FEET; THENCE WESTERLY IN A STRAIGHT LINE TO A POINT ON THE WEST LINE OF SAID SUBDIVISION 300 FEET SOUTHERLY OF THE NORTHWEST CORNER OF SAID SUBDIVISION; THENCE NORTHERLY ALONG SAID WEST LINE 166 FEET; THENCE EASTERLY JOO 1 FEET PARALLEL TO~ THE NORTH LINE OF SAID SUB01V1Sl0N;THENCE NORTHERLY 132 FEET. UJ PARALLEL TO THE WEST LINE OF SAID SUBDIVISION TO THE NORTH LINE OF SAID SUBDIVISION; THENCE EASTERLY TO THE POINT OF BEGINNING EXCEPT THE WEST JO FEET CONIIEYED TO KING COUNTY fOR ROAD PURPOSES BY DEED RECORDED UNDER RECORDING NUt.lBER 3076763. MOORE THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST W.111 .. IN KING COUNTY, WASHINGTON, LYING SOUTHERLY OF A UNE RUNNING FROM A POINT 270 FEET SOUTH OF THE NORTHEAST CORNER OF SAID SUBDIVIS10Nj'_To A "R:>1•-.!T 300 c'E'-""'-SC'U11-< Of="THE" h10RT1-IWE'6T coRhlE:R Of'.S.!..ID 51.)SDNl~IONl EXCEPT THE SOUTH JOO FEET OF THE W::ST 180 FEET THEREOF; ANO EXCEPT THE WEST 30 FEET CONVIEYED TO KING COUNTY FOR ROAD PURPOSES BY DEED REC~OEO UNDER RECORDING NUl,IBER 307676.3; ANO EXCEPT THAT PORTION SET FORTH IN ..RJOGEi,iENT ENTERED MARCH 19, 1992 UNDER KING COUNTY SUPERIOR • ..,.~ING COURT CAUSE NUMBER 90-2-00038-9. ~~\.libtl THE NORTH 1/.3 OF THE NOR.TH 220 FEET OF THE SOUTH 300 FEET OF THE WEST 180 FEET OF THE 1..l'Q" (I ( t\JJO SOUTHEAST OlJARTER ~ THE~THWEST QUARTER OF THE SIE QUARTER LESS COlJNTY ROAD. 1, V Re.Ct.\\J;O ~~~-~-----~--- Df RE DI SI DI SI Title for both o[the following paragraphs: NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT Use the following paragraph if there are two or more lots participating in the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREA TED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNERS OF LOTS SHALLHAVEANEQUALAND UNDIVIDED INTEREST IN THE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGN AGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. Use the following paragraph if there is one lot subject to the agreement: NOTE: NEW PRIVATE EXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND UTILITIES IS TO BE CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNER OF LOT SHALL HA VE OWNERSHIP AND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REPAIR AND MAINTENANCE OF THE PRIVATE ACCESS ROAD, DRAINAGE PIPES, AND STORM WATER QUALITY AND/OR DETENTION FACILITIES WITHIN THIS EASEMENT, PRIVATE SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE crrY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PAVING IN THE ACCESS EASEMENT IS PROHIBITED, UNLESS PAVEMENT WIDTH IS GREATER THAN 20 FEET. PROPERTY VICES FEE REVIEW FOR SUBDIVISIO No. 2006 -~c;::,~! __ _ ""l'bH ~j/(11::..R APPLICANT: '"'P?,UMMEE\ 1 ~SI MoQBE" 1 ~. G\Ueifll..J}IBCEIVED FROM---~~- (date) ~ IJ..:,P I.J.e'~~-JOB ADDRESS: 12r?c4, ~~'E ~ F.q::Jt:,cylf.)!Af-t.4F'& ~WO# 77'-2/ __ .. _____________ __ NATURE OF WORK: 70c I I :121 'JALifllE'1' ME ,/t1?( AT ND# 10 • Q.48 e, )< PRELIMINARY REVIEW OSUBD SIONY LONG PLAT, NEED MORE INF ATION: .. LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. PID #'s VICINITY MAP FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID# I02S05-9I I~ -qJ !:51, X NEW KING CO. TAX ACCT.#(s) are required when -q17q 1 -Q04.q ,-q::,71 assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to im;tall the on-site aJKi off-site improvements (i.e. underground utilities, street improvements, etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances am determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building Permit/Construction Permit application. The existing house on SP Lot # ___ , addressed as has not previously paid -~--SDC fees, due tu connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary st.age and that we will have the opportunity to review it again before recordation. The followin.e: quoted fees do NOT include inslll"ction fees, side sewer oermits, r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer A=eement (pvt) WATER Latecomer Aareement (pvt) WASTEWATER Latecomer Aereement (pvt) OTHER Special Assessment District/WATER r::s.1 ~~is:~t!wtlfEwfTl::'i~ -Jo,---,t 11,_,~ ..,_ Si~·---- I . Joint Use APreement (METRO) Local Improvement District • Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION FlITURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE .. WATER .. Estimated #OF UNITS/ SDCFEE .. Pd Prev. ·· Partially Pd (Ltd Exemption) .. Never Pd SQ.FTG. Single family residential $1,956/unit x -.. -. ---.....,.. Mobile home dwelline; unit $I,956/unit in park c»J .: Apartment, Condo $1,174/unit not in CD or COR zones x •. a .... • Conunercial/lndustrial, $0.273/sq. ft. of property (not less than $1,956.00) x • Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE. WASTEWATER·· Estimated ·· Pd Prev. .. Partially Pd (Ltd Exemption) .. Never Pd Single family residential $1,017/unit x ~,... s "1' I . 1qo,oc Mobile home dwelline; unit $1,017/unit x Anartment, Condo $610/unit not in CD or COR zones x Commercial/Industrial $0.142/sq. ft. of pronerty x(not less than $1,017.00) SYSTEM DEVELOPMENT CHARGE· SURFACEWATER .. Estimated Pd Prev. Partiallv Pd (Ltd Exemption) " Never Pd Sine:le familv residential and mobile home dwelline unit $759/unit x ~ S"i,1 ,.,.,.,,...., All other properties $0.265/sq ft of new impervious area of property x (not less than $759.00) IPRELIMINARYTOTAL $ )44~ Jhltf1) ~. <._jtfoof/r) --1lJL~Qo '"' " • 0 • 0 " D E "' Signa~f Rev'ing Authority ' " I\ .. *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid statm; . • < .. •· -Square footage figures are taken from the King County Assessor 1 s map and are subject to change . • • " Current City SDC fee charges apply to 0 0 EFFECTIVE January 8, 2006 City o. ,,enton Department of Planning I Building I Pu_ .. , Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: DECEMBER 5, 2006 DATE CIRCULATED: NOVEMBER 3, 2006 APPLICANT: Tom Foster PROJECT MANAGER: Valerie Kinast PROJECT TITLE: Lan le Meadow Prelmina Plat PLAN REVIEW: Arneta Hennin SITE AREA: 11.16 acres BUILDING AREA ross : NIA SUMMARY OF PROPOSAL: The applicant is requesting preliminary plat approval and environmental review (SEPA) ta8lJide six existing parcels, a total of 486,261 sq.ft. (11 acres), into 70 lots for the future development of detached single-family hom·,lt Six of seven existing homes and eight accessory structures on the site would be removed. The plat is in the R-8 zone and would result 1r1 a density of 7.7 units/acre. The lot sizes would be from 4,500 sq. ft. to 8,000 sq. ft. in size, and one would be 30,270 sq ft. Access would be from new public roads that would loop through the plat and connect to Hoquiam Ave. NE and NE 6th St.. Lots 1-4 would access via an access easement to Hoquiam. No critical areas were identified on the site. Of the 185 significant trees on site, 43 would be retained. Surface water would be collected in detention vaults. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable Mare Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housina Air Aesthetics Water Liaht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Transoorlation Environmental Health Public Services Energy/ HistoridCultural 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 additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Langle/ Meadows Preliminary Plat PROJECT NUMBER: LUAOG-087, PP, ECF LOCATION: 620,626,650,664, & 670 Hcquiam Avenua NE DESCRIPTION: The applicant Is requesting SEPA environmental review and Preliminary Pla1 approval for a 70-lot subdivision of a 11.1 S-acre site located in the Residentlal-8 dwell Ing unit,, per acre (R-8) ione for ihe wentual construction of single-family delached homes. Si• of the seven e~letlng homes on the site would be removed. The house at 650 Hoquiam A~e. NE would be retained 011 oew Loi 4. The lots would rang,:, in s•te from 4,501 sq. ft. to 10,00l sq. ft., and jndude one 30,270 aq, ft. lot, where the ulatlng house ,s located. hlew roads are proposed, extending east from Hoquiam in the north (Road A) and looping south (Roads Band C) through the sit•. The segment of NE 6th Sl. along the south edge ol the site would be improved and connect the new roeda with Ilwaco Pl. NE. A detenllon vault Is proposed to manage surface water runoff. Of the 185 significant !NH on the s;te the applicant propous retaining 27, The applicant has submitted a $EPA checklist a geote(:hnical report, a traffic study, a drainage report ind a wetlands assessment. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC} HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAYE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT Appea .. ol the environmental determination must be filed in wrlling on or before 5:00 PM on December 29. 2006. Appula must be filed In writing together with the required $75.00 appllcat,on fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renlon Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton Clly Clerk's Office, (425) 430-5510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EAAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL 1055 SOUTH GRADY WAY. RENTON. WASHINGTON, ON JANUARY 16, 2007 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENT A:.. DETERMINATION IS APPEALED THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING FOR FURTHER INFORMATION PLEASE CON'IACT THF CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200 DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. CERTIFICATION ~ "JV I (,)t:v'. 2\ I -~~-~_,_~--· on the ~-L~_day of\--~\\J'L...\ .... CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 13'h day of December, 2006, I deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Name Agencies Darrell Otte Tom Foster Francis Prummer Thomas & Patricia Waters Monte & Karen Moore James & Cynthia Zerby Tiffany Gustin Jennifer McCall (Signature of Sender): ~ ~{L/u,t/ STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Dated: /;) -/ 3-oc,, · See Attached Contact Applicant Owner Owners Owners Owners Owner POR Project Name: Langley Meadows Preliminary Plat Project Number: LUA06-087, PP, ECF template -affidavit of service by mailing Reoresentina AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology • WDFW -Stewart Reinbold • Muckleshoot Indian Tribe Fisheries Dept ' Environmental Review Section c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer PO Box 47703 3190 1601 h Ave SE 39015 -172°d Avenue SE Olympia, WA 98504-7703 Bellevue, WA 98008 Auburn, WA 98092 "------- WSDOT Northwest Region ' Duwamish Tribal Office • Muckleshoot Cultural Resources Program * Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015 172"d Avenue SE PO Box 330310 Auburn, WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers • KC Wastewater Treatment Division * Office of Archaeology & Historic Seattle District Office Environmental Planning Supervisor Preservation* Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98124 Seattle, WA 98104-3855 Olvmoia, WA 98504-8343 Jamey Taylor * Depart. of Natura! Resources PO Box 47015 OlvmPia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 SE 72°d Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 . -- 1 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liason Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 1601 h Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 I Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. • - Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by mailing --- - ! I I ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Langley Meadows Preliminary Plat PROJECT NUMBER: LUAOG-087, PP, ECF LOCATION: 620,626,650,664, & 670 Hoquiam Avenue NE DESCRIPTION: The applicant is requesting SEPA environmental review and Preliminary Plat approval for a 70-lot subdivision of a 11.16-acre site located in the Residential-8 dwelling units per acre (R-8) zone for the eventual construction of single-family detached homes. Six of the seven existing homes on the site would be removed. The house at 650 Hoquiam Ave. NE would be retained on new Lot 4. The lots would range in size from 4,501 sq. ft. to 10,003 sq. ft., and include one 30,270 sq. ft. lot, where the existing house is located. New roads are proposed, extending east from Hoquiam in the north {Road A) and looping south (Roads B and C) through the site. The segment of NE 6th St. along the south edge of the site would be improved and connect the new roads with Ilwaco Pl. NE. A detention vault is proposed to manage surface water runoff. Of the 185 significant trees on the site the applicant proposes retaining 27. The applicant has submitted a SEPA checklist, a geotechnical report, a traffic study, a drainage report and a wetlands assessment. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 29, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON JANUARY 16, 2007 AT 9 00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please include the project NUMBER when calling for proper file identification. ,~ CIT"\_ :>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator 0~''£1('.< ~ ..ll ; Kathy Kcolkcr, Mayor (:':"\''\'C,:)'"'------------------------------- December 13, 2006 Darrell Offe Offe Engineers 13932 SE 159th Place Renton, WA 98058 SUBJECT: Dear Mr. Offe: Langley Meadows Preliminary Plat LUA06-087. PP, ECF This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non- Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, Part 2, Section B for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 29, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.8. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on January 16, 2007 at 9:00 AM to consider the Preliminary Plat. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staff report will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so. If you have any questions or desire clarification of the above, please call me at (425) 430-7270. For the Environmental Review Committee, Valerie Kinas! Associate Planner cc: Francis J. Prummer, Thomas & Patricia Waters, Monte & Karen Moore, James & Cynthia Zerby, Tiffany Gustin/ Owner(s) Jennifer McCall I Party(ies) of Record Tom Foster I Applicant Enclosure 1055 South Grady Way -Renton, Washington 98057 @ This oaperconta1ns 50% recycled material 30% post consumer AHEAD OF THE CURVE ~ ::>F RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P.E., Administrator ,~•\Y r_;,.. l_; Ji.E> , r} ~-~ ; Kathy Kcolkcr, Mayor <:\·v<1-o';;--------------------------------- December 13, 2006 Washington State Department of Ecology Environmental Review Section PO Box47703 Olympia, WA 98504-7703 Subject Environmental Determinations Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on December 11, 2006: DETERMINATION OF NON-SIGNIFICANCE· MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: DESCRIPTION: Langley Meadows Preliminary Plat LUA06-087, PP, ECF 620, 626, 650, 664, & 670 Hoquiam Avenue NE The applicant is requesting SEPA environmental review and Preliminary Plat approval for a 70-lot subdivision of a 11.16-acre site located in the Residential~ dwelling units per acre (R-8) zone for the eventual construction of single-family detached homes. Six of the seven existing homes on the site would be removed. The house at 650 Hoquiam Ave. NE would be retained on new Lot 4. The lots would range in size from 4,501 sq. ft. to 10,003 sq. ft., and include one 30,270 sq. ft. lot, where the existing house is located. New roads are proposed, extending east from Hoquiam in the north (Road A} and looping south (Roads B and C} through the site. The segment of NE 6th St. along the south edge of the site would be improved and connect the new roads with Ilwaco Pl. NE. A detention vault is proposed to manage surface water runoff. Of the 185 significant trees on the site the applicant proposes retaining 27. The applicant has submitted a SEPA checklist, a geotechnical report, a traffic study, a drainage report and a wetlands assessment. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 29, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430-7270. For the Environmental Review Committee, Valerie Kinas! Associate Planner cc: King County Wastewater Treatment Division WOFW, Stewart Reinbold David F. Dietzman. Department of Natural Resources WSOOT, Northwest Region Duwamish Tribal Office Enclosure 1055 South Grady Way -Renton, Washington 98057 6$') This oaoer cont;iins 50% recvcled material 30% oost consumer Al!EAD OF TlfE CURVE Minutes APPLICANT: CONTACT: OWNERS: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Tom Foster February 8, 2007 Langley Development Group 6450 Southcenter Blvd., Ste. 106 Seattle, WA 98188 Darrell Offe Offe Engineers 13932 SE J59<h Place Renton, WA 98058 Tiffany Gustin 670 Hoquiam Ave NE Renton, WA 98059 Francis J. Prummcr 617 Hoquiam Ave NE Renton, WA 98059 Cynthia/James Zerby 664 Hoquiam Ave NE Renton, WA 98059 Karen/Monte Moore 626 Hoquiam Ave NE Renton, WA 98059 Patricia/Thomas Waters 650 Hoquiam Ave NE Renton, WA 98059 Langley Meadows Preliminary Plat File No.: LUA 06-087, ECF, PP East of Hoquiam Ave NE and North of NE 6'h Street Approval for a 70-lot subdivision of an 11.16-acre site intended for the development of single-family detached homes. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on January 9, 2007. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: -} ' . Langley Meadows Preliminary __ at File No.: LUA-06-087, ECF, PP February 8, 2007 Page 2 MINUTES The following minutes are a summary of the January 16, 2007 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, January 16, 2007, at approximately 9:22 a.min the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner, The following exhibits were entered into the record: Exhibit No. 1: Yellow file containing the original Exhibit No. 2: Preliminary Plat Plan application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No. 3: Landscape Plan Exhibit No. 4: Tree Inventory Exhibit No. 5: Tree Planting Plan Exhibit No. 6: Preliminary Drainage Control Plan Exhibit No. 7: Conceptual Grading Plan Exhibit No. 8: Utilities Plan Exhibit No. 9: Street Plan Exhibit No. lOa&b: Street Profiles Exhibit No. lla&b: Boundary and Topographic Exhibit No. 12: Zoning Map Survey The hearing opened with a presentation of the staff report by Jill Ding. Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055, The property is located within the R-8 zoning designation. It is located on the east side of Hoquiam Ave NE and north of NE 6•' Street. The property is located within the Residential Single-Family Comprehensive Plan designation. There are seven existing single- family residences on the property and one is proposed to remain, the others would be removed. The proposal is to subdivide the site into 70 lots with a net density of 7, 73 dwelling units per acre, The lots sizes would range from 4,500 square feet up to 30,270 square feet. The site slopes down towards the east at an approximate grade of 15%, there are approximately 185 significant trees on site and the applicant proposes to retain 27 of those trees, There are no critical areas on site, there is an off site Category 3 wetland located to the east of the subject property, at it's closest point it is 27 feet away from this property. The required wetland buffer is 25-feet, so it does not have any impact on this site, The Environmental Review Committee issued a Determination of Non-Significance -Mitigated with 7 mitigation measures. No appeals were filed. Fire, Traffic and Parks Mitigation Fees were imposed on this project. The project is consistent with the residential single-family land use policies, All lots meet the size and dimension for the R-8 zone, No setback envelopes were shown on the submitted plat drawing, The existing house and two sheds that are proposed to be retained on Lot 4 would meet setback requirements, the applicant would be required to demolish or remove all existing houses and accessory structures, except for Lot 4, prior to recording the final plat. Building height is limited to two stories and 30 feet for primary structures and 15 feet "Langley Meadows Preliminary Plat File No.: LUA-06-087, ECF, PP February 8, 2007 Page 3 for detached accessory structures. The height and lot coverage of the new residences would be verified at the time of application for building permits. The applicant provided a landscape plan and tree-planting plan. Two new trees were proposed for each of the new lots of the subdivision. Two new trees would also need to be provided on the existing lot. The revised landscape plan would be submitted at the time of application for site construction permits and is subject to approval by the Development Services project manager. All lots comply with the subdivision regulations. Access would be provided by a new internal looped road system. Road A would extend east from Hoquiam Avenue along the north end of the project and Roads B and C would extend south and connect into NE 6'h Street. Each of these roads would be required to have curb, gutter, sidewalks and paving. Lots 15 and 16 would be accessed via a 26-foot wide access easement. Lots I, 2, 3, and 4 would be accessed via a 26-foot wide private access easement. The applicant was unable to retain the full 25% of significant trees as required due to the location of the storm drainage vaults, required grading and drainage. They would be required to provide an additional 19 replacement trees. The applicant would like to increase the caliper of the required two new trees per lot to 2-inch caliper as an alternative. The site is located within the Renton School District. The proposed plat would potentially result in 30 additional students. The School District has indicated that it could accommodate the new students. A preliminary storm drainage report was submitted with the application, the project would be required to comply with the 2005 King County Surface Water Design Manual. A large detention vault has been proposed to run through the center of the site through the rear yard area of the central lots, this would drain off site to the wetlands to the east. Water District 90 serves this site. The subject property would be served by the City of Renton sewer service. Prior to recording of the plat, any existing septic systems must be abandoned in accordance with the King County Department of Health regulations. Darrell Offe, Offe Engineers, 13932 SE 159'h Place, Renton 98058 stated that the Issaquah School District is on the east boundary line and is the common line between Renton and Issaquah School Districts. They are in the Renton School District. Wedgewood to the north is under construction and should be almost finished, it should be in front of the Council soon for recording. To the south is the Honey Brook 3, which is finished and almost completely built. To the west they are connecting to a development called Honey Brook West that is currently under construction. Approximately 75% of the east boundary abuts a development called Shamrock Heights II in King County. Honey Brook 3 dedicated a portion of NE 6th but it was not improved. The portion just south of proposed Lots 30 and 31 is called the Blessings Short Plat, the owner is currently negotiating the sale of the plat. As Jericho comes up from the south through the Blessings Short Plat a variance was granted to reduce the right-of~way to 30-feet with 20-feet of road and improvement. Improvements will be done on NE 6'", how it will tie into Jericho has not come to a resolution. Tom Foster, 6450 Southcenter Blvd., Ste. 106, Seattle 98188 responded to the Examiner's question regarding the north/south corridors for the proposed Roads Band C. Wedgewood II, which borders on the north side of this project, has been approved and is under construction, the lots line up going east and west with no access points to that plat. There was no way to extend the roads north from this plat, the interior roads in this plat will Langley Meadows Prelimina., _ .at File No.: LUA-06-087. ECF, PP February 8. 2007 Page 4 ... match up with Ilwaco Street to the south, the other access is the primary access to Hoquiam which will match up with the future 7'h Avenue NE (or whatever it becomes known as). Neil Watts, Development Services Director stated that in the past. connections between Hoquiam and Nile. to the east, were important but the first opportunity north of NE 4th was NE 10th Street. That has been accomplished with the development of Wedgewood. A 25-foot right-of-way appears to be appropriate for this property. Darrell Offe stated that Ilwaco Place (Road C) has been improved as part of Honey Brook III. It is a 30-foot road on the southerly boundary and Hoquiam along the westerly boundary. Neil Watts stated that the modification to reduce the road width to 42-feet has been approved. Tom Foster Ilwaco was originally improved by Langley Development Group. it has two jogs and continues on down to NE 5th Place where one can either go left to Jericho and out to NE 4th, or it can continue straight and intersects with NE 5th and tum right to exit to Hoquiam. There are two access points to the south. The Examiner called for further testimony regarding this project. There was no one else wishing to speak. and no further comments from staff. The hearing closed at 10:08 am. FINDINGS. CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicant. Tom Foster, filed a request for a Preliminary Plat approval. 2. The yellow file containing the staff report. the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #I. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located on the east side of Hoquiam Avenue NE and north of NE 6th Street. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family homes, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Single Family-8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 5203 enacted in May 2006. 9. The subject site is approximately 11.16 acres or 486,261 square feet. The parcel is generally rectangular but third party property takes out a rectangular notch in the southwest comer of the site. The subject site is approximately 631 feet wide and 823 feet long. · Langley Meadows Preliminary P,at File No.: LUA-06-087, ECF, PP February 8, 2007 Page 5 10. The subject site slopes downward between O and 15 percent toward the east. The applicant will be grading the site and removing vegetation. The applicant proposes approximately 8,500 cubic yards of balanced cut and fill but will supplement the material with an additional approximately 1,500 cubic yards of fill. 11. No critical areas were found on the subject site. There is a wetland east of the site but since it falls 27 feet from the subject site, no additional buffer is required on the subject site. I 2. The subject site contains what would be considered residential landscaping as well as a large number of mature trees. A survey found 185 significant trees and the applicant proposes retaining approximately 27 of those trees. Staff has determined that 25 percent of the trees or 46 trees either be retained or additional trees planted to provide 46 trees. 13. The applicant proposes dividing the subject site into 70 lots. One home would be retained on what would be proposed Lot 4 near the center of the western property line. The remaining lots would generally be arranged in an interior block containing two tiers oflots running north to south and a series of Jots arrayed around the perimeter of the subject site, along the outside of a looped roadway. Most of the lots are rectangular although a few of them are trapezoidal due to the road alignment along the northern portion of the plat. 14. Access to the subject site will be via Hoquiam Avenue, which is west of the site and NE 6th Street, which runs along the south edge of the site. The roadway from Hoquiam will run east into the site, then loop south converging with NE 6th Street and then loop back to the north, completing the loop. There will be a southerly connection to Ilwaco from the southwest comer of the loop roadway. 15. Proposed Lots 15 and 16 in the northeast comer of the plat will be accessed by an casement. Similarly, proposed Lots 1 to 4 along the western edge of the site will be accessed from an easement roadway. 16. The applicant will have to provide necessary improvements along all public rights-of-way and dedicate appropriate land for rights-of-way. 17. Code requires two trees in the front yard of all lots along with a landscape strip in the public rights-of- way. As noted above, trees either need to be preserved or replaced at a 25 percent ratio for significant trees. 18. The density for the plat would be 7.73 dwelling units per acre after subtracting roadways and easement areas. 19. The subject site is located within the Renton School District. The project is expected to generate approximately 30 school age children. These students would be spread across the grades and would be assigned on a space available basis. 20. The development will increase traffic approximately IO trips per unit or approximately 700 trips. Approximately ten percent of the trips, or approximately 70 additional peak hour trips will be generated in the morning and evening. Staff noted that Hoquiam is not designated as an arterial street but functions as if it were an arterial. 21. Stormwater management will comply with the 2005 King County guidelines. A detention vault will be created along the rear yards of the lots in the block located in the center of the plat. Stormwater will Langley Meadows Prelimina,, •. at File No.: LUA-06-087, ECF, PP February 8, 2007 Page 6 then drain to the offsite wetlands located east of the subject site. In line with the susceptibility of the site to stormwater, the ERC limited earthwork to the drier summer months. 22. Sewer service will be provided by the City. A new line is being installed in Hoquiam in conjunction with other development and the applicant will have to extend service along the internal roads in the proposed plat. 23. The applicant has submitted a certificate of availability for water from Water District #90. CONCLUSIONS: 1. The proposed plat has a rather conventional layout for a large plat containing seventy lots. There are no critical or sensitive areas on the eleven-acre parcel. All but three lots front directly on a public street and most of the lots are rectangular in shape. The proposed density of7.73 dwelling units per acre complies with the R-8 Zoning and the Comprehensive Plan. 2. The new lots will generally fall within the 4,500 square foot range with a few substantially larger providing a choice of lots and lot sizes. The plat is in a growing suburban area with access to urban services such as water and sewer service. 3. Development of the plat will increase the tax base of the City to help offset some of the impacts of the new development and new residents. The ERC imposed mitigation fees to specifically offset impacts on fire response, recreation and roads. 4. The applicant will have to comply with the City's landscaping regulations and will have to install frontage improvements to roads within and along the perimeter of the project and also dedicate right-of- way. 5. In summary, the proposed plat will be integrated into the existing community and its impacts were anticipated when the subject site was annexed to the City and zoned R-8. RECOMMENDATION: The City Council should approve the proposed plat subject to the following conditions: 1. The applicant shall comply with all requirements of the Determination of Non-Significance -Mitigated that was issued by the Environmental Review Committee on December 13, 2006. 2. The applicant shall demolish or remove all existing houses and accessory structures, except the house and sheds remaining on Lot 4, prior to recording of the final plat. 3. The 26-foot wide access easement from Hoquiam Avenue NE serving Lots 1 through 4 shall be placed in an access tract owned and maintained by all lots using it. 4. The applicant shall have "No Parking" signage posted along the 26-foot wide private road prior to final plat approval. 5. A homeowner's association or maintenance agreement shall be established for the development, to ensure that responsibility is taken for maintenance of common improvements and tracts within the plat prior to final plat approval. A draft of the agreement, HOA and/or CC&R documents shall be submitted ' . ·Langley Meadows Preliminary Pia! File No.: LUA-06-087, ECF, PP February 8, 2007 Page 7 at the time of application for utilities construction permits, so that it may be reviewed by the City attorney and the Development Services project manager. 6. A revised landscape plan shall be submitted to the Development Service Division project manager for review and approval at the time of application for utility construction permits. The revised landscape plan shall show the required 5-foot wide landscape strip along all street frontages, including the internal residential streets. ORDERED THIS 8ili day of February 2007. FREDJ.KAU HEARINGE TRANSMITTED THIS 8'h day of February 2007 to the parties ofrecord: Jill Ding Development Services 1055 S Grady Way Renton, WA 98057 Darrell Offe Offe Engineers 13932 SE J59ili Place Renton, WA 98059 Francis J. Prummer 617 Hoquiam Avenue NE Renton, WA 98059 Tiffany Gustin 670 Hoquiam Avenue NE Renton, WA 98059 Neil Watts Development Services 1055 S Grady Way Renton, WA 98057 Jennifer McCall Lozier Homes Corporation 1203 l 14'h Ave SE Bellevue, WA 98004 Patricia & Thomas Waters 650 Hoquiam Avenue NE Renton, WA 98059 TRANSMITTED THIS 8th day of February 2007 to the following: Mayor Kathy Keolker Larry Rude, Fire Tom Foster Langley Development Group 6450 Southcenter Blvd., Ste. I 06 Seattle, WA 98188 Karen & Monte Moore 626 Hoquiam A venue NE Renton, WA 98059 Cynthia & James Zerby 664 Hoquiam Avenue NE Renton, WA 98059 Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services King County Journal Larry Meckling, Building Official Planning Commission Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Langley Meadows Prelimin -, 'lat File No.: LUA-06-087, ECF, PP February 8, 2007 Page 8 Pursuant to Title IV, Chapter 8, Section I OO(G) of the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., February 22, 2007. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m., February 22, 2007. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication perrmts all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all requests for Reconsideration as well as Appeals to the City Council. VICINITY MAP " ·· ' D6 · 3 T23N R5E E 1/2 ,-t-~.......:::. . ..:c=..=.:....=-c..........-- R-8 L.. I ::,: "' R-8 _··NE RM-F . : / ~.\':-. ,-... ,--, .. · .CA CA C{\ R:-8' . ·--. Rr·B 7th St .. R-8 ~ a..---....1 <>:: "Cl---- ~ N -tj'' ..-< '~-8 ,-.__, _______ - R- R--'4 ,--~r,\ I ,-·--../ l' 'l s NE 10th St. r======;::==::::::====i ~:_-- ! ; i ' ! 11 l I 11 i I 1 I i .... , ----' i I ! I l ' II! ill I • .. i Ii ~ 1 ; . -' ' ' ~ ; -~ :l'i I ' j!i B ;r !! i I ; i~ j i , __ I •: 1· . . i ;1 I -!' ' • i ~ gr • . "-i{..11 fo., .~ ; \ \ -\ . '°' ! O> "' !m !"' .. •• D ·~.frs ia, !-" l I> jm ·1 :_ i ! L,; -·-(N b ,-·- ia> ,o ~,--· !(.,, \ <D ,.,. ! u, t ()) '" I roz~ - \ ti! ' -,., 'h l' .... -... ... ,x-.. r!2Sl I LANGLEY MEADOWS ~ Pf!ELIMINAA't' PLAT _-, .... • • ' ' • • ~ 0 C 8 -~ 0 ,I ' • • '· ' • ' f.l1.M " • • ' • • ,. ' • • "' . € .,. \ A • - ! _,. 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' i ! :1 ~ _j__ I l ---- I -----· ------, Site Developmer,t Assoc:iotfu. UC • j, /i I =~~"::~::::~~.INC _ .. ;:-:::..:_::.::::::.=.- DRAINAGE CONTROL PLAN ' ' ' /I ' ' I ,j l, I 1, ;8 _FY MEADOWS R~.~10N. WASHINGTOt< ~--J ------i •l_'_•/•ooo Exhibit 6 C;ty of Renton P/BiPW Depa,,,. ,~nt LANGLEY MEADOWS PRELIMINARY PLAT PUBLIC HEARING DATE: January 16, 2007 PreJim;nary Report to the Hea,•:ng E,:af."iiner LUA-06-087, PP, ECF Page 5of 10 length of the east property line. A wetlands study was submitted at the time of application, and subsequently revised at the request of staff to provide more complete information as to the distance of the offsite wetland and the absence of wetlands on the subject site. As noted above, the Environmental Review Committee issued a Determination of Non-Significance -Mitgated on December 13, 2006. The decision included a mitigation measure that the applicants provide temporary erosion and sedimentation control according to the State DOE 2001 Stormwater Management Manual. This mitigation measure will manage the risk of impact to the neighboring wetlands. Surface water drainage was designed to meet the 2005 King County Surface Water Manual requirements. A detention vault is proposed which would discharge into the off-site wetlands to the east. Water service would be provided by Water District 90, as the submitted Certificate of Water Availability attests to. The water main in Hoquiam Avenue NE is required to be replaced, and the mains extended into the site. New fire hydrants will also be required. Sewer main extensions will required along the full frontage within Hoquiam Avenue NE and in the new internal streets. 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on December 13, 2006, the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Langley Meadows Preliminary Plat. The DNS-M included seven mitigation measures. A 14-<lay appeal period commenced on December 13, 2006 and ended on December 29, 2006. No appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERG) issued the following mitigation measures with the Determination of Non-Significance -Mitigated: 1. The applicant shall comply with the recommendations contained in the geotechnical report prepared by Icicle Creek Engineers, dated May 3, 2006, including limiting earthwork to the drier summer months, from April through October. 2. The applicant shall provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual, and provide staff with a Construction Mitigation Plan prior to issuance of construction permits. This plan will be subject to the review and approval of the Development Services Division. 3. The applicant shall comply with the 2005 King County Surface Water Design Manual to meet both detention (conservation flow control) and water quality (basic) improvements. 4. The applicant shall comply with the recommendations contained on the Preliminary Technical Information Report prepared by Site Development Associates, LLC, dated May 30, 2006. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 6. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 7. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. 4. 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 essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: HEX Report 06-087.doc CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S) APPLICANT: PROJECT NAME: LUA06-087, PP, ECF Tom Foster Langley Development Group Langley Meadows Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting SEPA environmental review and Preliminary Plat approval for a 70-lot subdivision of a 11.16-acre site located in the Residential -8 dwelling units per acre (R- 8) zone for the eventual construction of single-family detached homes. Six of the seven existing homes on the site would be removed. The house at 650 Hoquiam Ave. NE would be retained on new Lot 4. The lots would range in size from 4,501 sq. ft. to 10,003 sq. ft., and include one 30,270 sq. ft. lot, where the existing house is located. New roads are proposed, extending east from Hoquiam in the north (Road A) and looping south (Roads Band C) through the site. The segment of NE 6th St. along the south edge of the site would be improved and connect the new roads with Ilwaco Pl. NE. A detention vault is proposed to manage surface water runoff. Of the 185 significant trees on the site the applicant proposes retaining 27. The applicant has submitted a SEPA checklist. a geotechnical report, a traffic study, a drainage report and a wetlands assessment. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 620, 626, 650, 664, and 670 Hoquiam Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The applicant shall comply with the recommendations contained in the geotechnical report prepared by Icicle Creek Engineers, dated May 3, 2006, including limiting earthwork to the drier summer months, from April through October. 2. The applicant shall provide a Temporary Erosion and Sedimentation Control Plan {TESCPJ designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual, and provide staff with a Construction Mitigation Plan prior to issuance of construction permits. This plan will be subject to the review and approval of the Development Services Division. 3. The applicant shall comply with the 2005 King County Surface Water Design Manual to meet both detention (conservation flow control) and water quality (basic) improvements. 4. The applicant shall comply with the recommendations contained on the Preliminary Technical Information Report prepared by Site DeveJopment Associates, LLC, dated May 30, 2006. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 6. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 7. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. ERC Mitigation Measures Page 1 of 1 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA06-087, PP, ECF Tom Foster Langley Development Group Langley Meadows Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting SEPA environmental review and Preliminary Plat approval for a 70-lot subdivision of a 11.16-acre site located in the Residential -8 dwelling units per acre (R- 8) zone for the eventual construction of single-family detached homes. Six of the seven existing homes on the site would be removed. The house at 650 Hoquiam Ave. NE would be retained on new Lot 4. The lots would range in size from 4,501 sq. ft. to 10,003 sq. ft., and include one 30,270 sq. ft. lot, where the existing house is located. New roads are proposed, extending east from Hoquiam in the north (Road A) and looping south (Roads 8 and C) through the site. The segment of NE 6th St. along the south edge of the site would be improved and connect the new roads with Ilwaco Pl. NE. A detention vault is proposed to manage surface water runoff. Of the 185 significant trees on the site the applicant proposes retaining 27. The applicant has submitted a SEPA checklist, a geotechnical report, a traffic study, a drainage report and a wetlands assessment. LOCATION OF PROPOSAL: LEAD AGENCY: 620, 626, 650, 664, and 670 Hoquiam Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as information only, they are not subject to the appeal process for environmental determinations. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Property Services 1. Comments will be forwarded when they are received from Property Services. Fire Prevention 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area, including the garage, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. ERC Advisory Notes Page 1 of 3 2. Fire Department access roads are required to be paved, 20-foot wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. 3. Street addresses shall Ile visible from a public street. Plan Review -Surface Water 1. A conceptual drainage plan and drainage report shall be submitted with the preliminary plat application for this project. The conceptual drainage plan is to include detention and water quality treatment for the fully built out plat, including future houses, driveways and roadway improvements. The runoff from the new houses must be tightlined into the storm drainage system constructed for the preliminary plat. The drainage plan is to be designed per the 2005 King County Surface Water Drainage Manual. This is a condition of the plat. 2. Erosion control shall conform to the DOE Manual. 3. The Surface Water SOC fees of $759 per dwelling unit are required to be paid. These fees are collected at the time a construction permit ir. issued. Plan Review -Water 1. The site is located in the Water District 90 service area. A Certificate of Water Availability has been submitted. 2. Watermain improvement plans shall be designed to City of Renton standards. The plans, even though it is in Water District 90, need to alsi, be submitted to the City of Renton for review. 3. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any propo··;ed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square feet, the minimum fire fiow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet this criteria. The fire hydra~ts must meet all current City of Renton standards. Plan Review -Sewer 1. There is an 8" sanitary sewer main under construction in Hoquiam Av NE. See City of Renton sanitary sewer drawing S 3278 (Wedgewood project) for detailed information. 2. This project will be reqt'ired to extend an 8" sanitary sewer main internal to the new plat and along the full frontage of the parcel being develo;ied in Hoquiam Ave NE. 3. The applicant will be required to negotiate any necessary easements with the property owner. 4. Individual sidesewers v.ill be required to be installed to serve the new lots. Dual sidesewers will not be allowed. 5. If the sanitary sewer flows to the north the property is located in the East Renton Interceptor Special Assessment District (SAD). These ·.ees are $224.52 plus interest per unit and are collected at the time a construction permit is issued. 6. If the sanitary sewer flo'ivs to the south the property is located in the Honey Creek Special Assessment District (SAD). These fees are $250 per unit and are collected at the time a construction permit is issued. 7. System Development Charges (SOC) are $1017 per new lot. These fees are collected at the time a construction permit is issued and prior to the recording of the plat. Plan Review -Street Improvements 1. This project will be required to dedicate 25' of right-of-way with a 20 foot pavement section and 5 foot sidewalks for the extension of NE 6tt,1 St from Ilwaco Pl NE to the west and a 21 foot dedication to the east. The north curb line (on the 21 foot section of ~'E 6th St) shall be located for an ultimate roadway face of curb to face of curb width of 32 feet and 5 foot sidewalks. ' 2. Per City of Renton cod9, projects that are more than 20 units residential in size are required to provide full pavement width per standard (with 36' of pavement total face of curb to face of curb) with curb, gutter and sidewalk on the project side of Hoquiam Ave NE. ERC Advisory Notes Page 2 of 3 3. The new streets interior to the plat must be developed to City standards, which are 42' right-of-way (if a modification request is submitted and approved), full 32' pavement width, with curbs, gutters, 5' sidewalks adjacent to curb and street lighting. The applicant does need to submit to the City a street modification request for the reduction in the required right-of-way W,idth to forty two feet. 4. Per City of Renton code, alleys may be used for vehicular access to the adjacent lots, but are not to be considered as primary access for emergency or Fire Department concerns. Alleys in residential zoning areas shall dedicate 16' of rjght-of-way with a 14' wide pavement section. 5. This proposed development shall install such alleys from the north road to the south road down the middle of the plat. 6. All lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of 15 feet. 7. Street lights will be required to be installed by this project along the full frontage of the parcel being developed and in the new plat. All street lights shall be designed and installed per City of Renton standards and specifications. Private street lighting systems are not allowed. 8. All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. 9. The applicant shall pay the Traffic Mitigation Fee of $45,218.25 prior to recording the plat. This is a condition of the plat. Plan Review -General ' 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All projects are required to be tied to a minimum of two of the City of Renton current horizontal and vertical control network. 3. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvement is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. ERC Advisory Notes Page 3 of 3 DATE: TO: FROM: SUBJECT: PLANNING/BUILDING/ PUBLIC WORKS DEPARTMENT MEMORANDUM December 11, 2006 Valerie Kinast Gregg Zimmerman 0-2 Langley Meadows Preliminary Plat, LUA06-087, PP, ECF I have signed the ERC report, but would like the first mitigation item to have its wording altered to read: I. The applicant shall comply with the recommendations contained in the geotechnical report prepared by Icicle Creek Engineers, dated May 3, 2006, including limiting earthwork to the drier summer months, from April through October. North/south proposed Road 'C' is out of alignment with existing Ilwaco Place NE at the south side of the site. This creates a substandard intersection that is less safe than an intersection where the centerlines are aligned. It appears that this was done to maximize number of building lots. I would like to see this subdivision redesigned so that the centerline of proposed Road 'C' aligns with the centerline of Ilwaco Place NE. This should be a plat condition, but also has a nexus in environmental review because of the safety component. cc: Alex Pietsch Chief David Daniels Terry lligashiyama document2 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA06-087, PP, ECF APPLICANT: PROJECT NAME: Tom Foster Langley Development Group Langley Meadows Preliminary Plat DESCRIPTION OF PROPOSAL: The applicant is requesting SEPA environmental review and Preliminary Plat approval for a 70-lot subdivision of a 11.16-acre site located in the Residential -8 dwelling units per acre (R- 8) zone for the eventual construction of single-family detached homes. Six of the seven existing homes on the site would be removed. The house at 650 Hoquiam Ave. NE would be retained on new Lot 4. The lots would range in size from 4,501 sq. ft. to 10,003 sq. ft., and include one 30,270 sq. ft. lot, where the existing house is located. New roads are proposed, extending east from Hoquiam in the north (Road A) and looping south (Roads B and C) through the site. The segment of NE 6th St. along the south edge of the site would be improved and connect the new roads with Ilwaco Pl. NE. A detention vault is proposed to manage surface water runoff. Of the 185 significant trees on the site the applicant proposes retaining 27. The applicant has submitted a SEPA checklist, a geotechnical report, a traffic study, a drainage report and a wetlands assessment. LOCATION OF PROPOSAL: LEAD AGENCY: 620, 626, 650, 664, and 670 Hoquiam Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on December 29, 2006. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Terry f-ngashiyama, Administrator Community Services December 15, 2006 December 11, 2006 i ~R-/L)>c Date Date ENVIRONMENTAL REVIEW COMMITIEE MEETING NOTICE December 11 , 2006 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community Services Administrator I. David Daniels, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Meeting Date: Monday, December 11, 2006 Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. THE FOLLOWING IS CONSENT AGENDA Langley Meadows Preliminary Plat (Kinast/ LUAOG-087, PP, ECF The applicant is requesting SEPA environmental review and Preliminary Plat approval for a 70-lot subdivision of a 11.16-acre site located in the Residential -8 dwelling units per acre (R-8) zone for the eventual construction of single- family detached homes. Six of the seven existing homes on the site would be removed. The house at 650 Hoquiam Ave. NE would be retained on new Lot 4. The lots would range in size from 4,501 sq. ft. to 10,003 sq. ft., and include one 30,270 sq. ft. lot, where the existing house is located. New roads are proposed, extending east from Hoquiam in the north (Road A) and looping south (Roads B and C) through the site. The segment of NE 61" St. along the south edge of the site would be improved and connect the new roads with Ilwaco Pl. NE. A detention vault is proposed to manage surface water runoff. Of the 185 significant trees on the site the applicant proposes retaining 27. The applicant has submitted a SEPA checklist, a geotechnical report, a traffic study, a drainage report and a wetlands assessment. cc: K. Keolker, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, EDNSP Director® J. Gray, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner L. Rude, Fire Prevention ® J. Medzegian, Council P. Hahn, P/B/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® REPORT Cit) vf Renton Department of Planning /Building/ Public Works & DECISION ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: December 11, 2006 Project Name: Langley Meadows Preliminary Plat Applicant: Tom Foster & Gary Stump Langley Development Group 6450 Southcenter Blvd. Ste. 106 Seattle, WA 981 88 Contact: Darrell Otte Otte Engineers 13932 SE 1591h Pl. Renton, WA 98058 Owners: Patricia & Thomas Waters Tiffany Gustin Karen & Monte Moore 650 Hoquiam Ave. NE 670 Hoquiam Ave. NE 626 Hoqiuam Ave. NE Renton, WA 98059 Renton, WA 98059 Renton, WA 98059 Francis J. Prummer Cynthia & James Zerby 617 Hoqiuam Ave. NE 664 Hoqiuam Ave. NE Renton, WA 98059 Renton, WA 98059 File Number: LUA-06-087, PP, ECF Project Manager: Valerie Kinas!, Associate Planner Project Description: The applicant is requesting SEPA environmental review and Preliminary Plat approval for a 70-lot subdivision of a 11.16-acre site located in the Residential -8 dwelling units per acre (R-8) zone for the eventual construction of single-family detached homes. Six of the seven existing homes on the site would be removed. The house at 650 Hoquiam Ave. NE would be retained on new Lot 4. The lots would range in size from 4,501 sq. ft. to 10,003 sq. ft., and include one 30,270 sq. ft. lot, where the existing house is located. New roads are proposed, extending east from Hoquiam in the north (Road A) and looping south (Roads B and C) through the site. The segment of NE 61h St. along the south edge of the site would be improved and connect the new roads with Ilwaco Pl. NE. A detention vault is proposed to manage surface water runoff. Of the 185 significant trees on the site the applicant proposes retaining 27. The applicant has submitted a SEPA checklist, a geotechnical report, a traffic study, a drainage report and a wetlands assessment. (Please see the detailed project description on next page.) Project Location: 620, 626, 650, 664, and 670 Hoquiam Avenue NE Exist. Bldg. Area SF: 3,000 sq. ft. (one home being retained; six Proposed New Bldg. Area NIA homes and outbuildings to be demolished) SF: Site Area: 486,261 square feet (11.16 acres) Total Building Area SF: N/A RECOMMENDATION: Staff recommends that the Environmental Review Committee issue a Determination of Non- Significance -Mitigated (DNS-M). ERC Report Langley.doc City of Renton P/8/PW Department LANGLEY MEADOWS PRELIMINAh f PLAT REPORT OF December 11, 2006 I En IIPART ONE: PROJECT DESCRIPTION/BACKGROUND CONTINUED nental Review Committee Staff Report LUA-06-087, PP, ECF N t Vicinity map Page 2 of 8 There are currently 7 homes and a number of accessory structures on the site. One home would be retained and the others would be removed as part of the proposal. Primary access to the lots would be from new roads A, B, and C, which would extend from Hoquiam Ave. NE through the site and connect with Ilwaco Pl. NE at the south. Lots 3, 15, and 16 would be accessed via 20 ft. wide access easements. Half street improvements are proposed along the frontage of the site to Hoquiam Ave. NE, and to the segment of NE 6'" St. running along the south edge of the site. The applicant has proposed 42-foot wide rights of way for the new internal roads, which would require a street modification from the City of Renton. A 60 ft. wide private road easement is located on the north part of the Moore property in favor of the Waters. Because this easement would significantly encumber many of the new lots, it must be released by the owners. This can be done concurrently with recording of the final plat. The site slopes from O to 15% downward toward the east. The site soils are primarily medium dense or denser recessional outwash and glacial till. The applicants' geotechnical engineers have expressed that the soils are suitable for conventional footings, but that due to the shallow depth of the nearly impermeable soils, the applicant should provide appropriate drainage of the lots, and only complete earthwork during the drier summer months. The applicant proposes clearing and grading for the roads, lots, utilities and detention vault, moving an estimated 8,500 cy of soil on the site and importing 1,500 cu. yd. for trench backfill. The site vegetation consists of residential landscaping, and, in the northeastern corner, a number of mature native trees and sub canopy vegetation. Of the approximately 185 significant trees the applicants propose retaining 27. They also propose to increase the size of the two required front yard trees per lot from 1 %-inch caliper to 2-inch caliper. A tree inventory plan and a tree planting plan were submitted. There is a Category 3 wetland offsite to the east of the subject property in the Shamrock Heights 2 subdivision in King County. Renton critical areas regulations require a 25 foot buffer for Category 3 wetlands. The offsite wetland is approximately 27 feet from the lot line at the closest point and an average of about 55 feet away the length of the east property line. A wetlands study was submitted at the time of application, and subsequently revised at the request of staff to provide more complete information as to the distance of the offsite wetland and the absence of wetlands on the subject site. IIPART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21 C.240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. ERC Report Langley.doc City of Renton PIBIPW Department LANGLEY MEADOWS PRELIMINAn , PLAT REPORT OF December 11, 2006 A, Recommendation Env 'en/al Review Committee Staff Report LUA-06-087, PP, ECF Page 3 of 8 Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON-SIGNIFICANCE Issue DNS with 14 day Appeal Period. B. Mitigation Measures X DETERMINA T/ON OF NON -SIGNIFICANCE -MIT/GA TED. Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Comment Period with a Concurrent 14 day Appeal Period. 1. The applicant shall comply with the recommendations contained in the geotechnical report prepared by Icicle Creek Engineers, dated May 3, 2006, including limiting earthwork to the drier summer months, from April through October. 2. The applicant shall provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual, and provide staff with a Construction Mitigati<;in Plan prior to issuance of construction permits. This plan will be subject to the review and approval of the Development Services Division. 3. The applicant shall comply with the 2005 King County Surface Water Design Manual to meet both detention (conservation flow control) and water quality (basic) improvements, 4. The applicant shall comply with the recommendations contained on the Preliminary Technical Information Report prepared by Site Development Associates, LLC, dated May 30, 2006. 5. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. 6. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. 7. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. C. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: A geotechnical report completed by Icicle Creek Engineers, dated May 3, 2006, was submitted with the project application. The site slopes from O to 15% downward toward the east. The site soils are primarily medium dense or denser recessional outwash and glacial till, which are suitable for conve,1tional footings. Due to the shallow depth of this nearly impermeable soil, the applicant is advised by their geotechnical engineers to provide appropriate drainage of the lots, The engineers also recommend that earthwork be completed during the drier summer months (April through October), because the fine near surface soils will be difficult to compact if they are moist. Staff recommends as a SEPA mitigation measure, that the applicant be required to comply with the recommendations contained in the geotechnical report prepared by Icicle Creek Engineers. The applicant proposes clearing and grading for the roads, lots, utilities and detention vault. An estimated 8,500 cy of soil would be excavated and used on site to elevate the easterly lots. 1,500 cu. yd. would be imported for trench backfill. In the Preliminary Technical Information Report, dated May 30, 2006, prepared by Site Development Associates, LLC for the applicant, temporary erosion and sedimentation control is addressed with Section 8, CSWPPP Analysis and Design. Staff recommends that the applicant be required-to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant ERC Report Langley.doc City of Renton PIBIPW Department LANGLEY MEADOWS PRELIMINAR r PLAT REPORT OF December 11, 2006 Envi ental Review Committee Staff Report LUA-06-087, PP, ECF Page 4 of 8 to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual, and provide staff with a Construction Mitigation Plan prior to issuance of construction permits. Staff anticipates that if these measures and the existing code provisions are followed, erosion control impacts would be adequately mitigated. In addition, these measures, once implemented, would ensure that neighboring properties would not be impacted by this development. Mitigation Measures: 1. The applicant shall comply with the recommendations contained in the geotechnical report prepared by Icicle Creek Engineers, dated May 3, 2006, including limiting earthwork to the drier summer months, from April through October. 2. The applicant shall provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control Requirements, outlined in Volume II of the 2001 Stormwater Management Manual, and provide staff with a Construction Mitigation Plan prior to issuance of construction permits. This plan will be subject to the review and approval of the Development Services Division. Policy Nexus: SEPA Environmental Regulations; Vol. II 2001 DOE Stormwater Management Manual 2. Water -Surface Water Impacts: The applicant has provided a Preliminary Technical Information Report prepared by Site Development Associates, LLC, dated May 30, 2006. Surface water on the site currently drains east into the protected wetlands on the neighboring site, the Shamrock Heights 2 subdivision. The proposed development of the site will increase the area of impermeable surface considerably. To manage future surface water flows, the technical information report includes plans for a detention vault, located in the rear yards of the row of lots at the center of the development. The system would discharge into a storm drainage line in NE 6'h St. and into the wetlands at the east of the site. Staff have reviewed the proposed surface water drainage system and offsite improvements. To avoid possible impacts to the drainage basin, staff recommends that the applicant be required to comply with the 2005 King County Surface Water Design Manual to meet both detention (conservation flow control) and water quality (basic) improvements. Mitigation Measures: 1. The applicant shall comply with the recommendations contained on the Preliminary Technical Information Report prepared by Site Development Associates, LLC, dated May 30, 2006. 2. The applicant shall comply with the 2005 King County Surface Water Design Manual to meet both detention (conservation flow control) and water quality (basic) improvements. Policy Nexus: SEPA Environmental Regulations; 1990 King County Surface Water Design Manual Wetlands Impacts: The applicant provided a Wetland/Sensitive Area Assessment prepared by Jon K. Dueker, dated June 9, 2006 with the submittal for land use review. Upon staff request the report was expanded resulting in a Wetland Areas Assessment by the same author, dated October 2006. An offsite wetland review was also completed for the applicant by Shannon & Wilson, dated September 8, 2006, and submitted to the City. The additional studies provided more detailed information and clarified the scientific methodology used. They did not indicate which of the parameters for wetlands were not present on the subject site: hydric soils, hydrology, or hydrophytic vegetation. The reports conclude that there are no wetlands on the subject site, and that the buffers of the Category 3 wetland offsite to the east do not extend onto the subject site. Mitigation Measures: No mitigation is required. Policy Nexus: NA ERC Report Langley City of Renton P/8/PW Departmen. LANGLEY MEADOWS PRELIMIN~., ( PLAT REPORT OF December 11, 2006 3. Plants Impacts: En mental Review Committee Staff Report LUA-06-087, PP, ECF Page SofB Plants on the site include residential landscaping on the developed portion of the property along Hoquiam Avenue NE. The northeastern quarter of the site contains a number of mature native trees, cuch as Bigleaf Maples and Douglas Firs, with extensive sub canopy vegetation. The applicants propose grading and clearing all of the site, except the area around the remaining home, to accommodate drainage facilities and create building pads. Of the approximately 185 significant existing trees on the site, the applicants propose retaining 27. The applicants have submitted a tree inventory plan, a tree planting plan, and a landscape plan which illustrate how they will meet the requirements of the development standards, landscape regulations, and tree retention determination to provide mitigating revegetation of the site. To meet the development standards in the R-8 zone, 2 new trees must be planted in the front yard area of each of the lots in the subdivision, and 5 feet of landscaping must be provided in front of the lots abutting the sidewalk. To meet the retention policy of the City, 25% of trees must be retained, and only if this is not possible, replanted. The applicant has demonstrated that because of the grading necessary to facilitate drainage and accommodate the detention vault, it will only be possible to retain trees along the perimeter of the site and on the large lot with the remaining home. Only 27 trees are thus proposed for retention and 19 would be required to be replanted in order to meet the 25% rate. In lieu of planting 19 new trees, the applicant would like to increase the caliper of the required front yard trees on the whole site from 1 Y,-inch to 2-inch caliper. So instead of 19 new 2-inch caliper trees, the caliper of 140 trees would be increased from 1 1/2 -inches to 2-inches. Staff has considered this request and will be recommending its approval with the preliminary plat decision. The loss of vegetation resulting from development of the site is reduced and mitigated by the tree retention policy, the new tree requirement and the landscaping regulations. Mitigation Measures: No further mitigation is recommended. Policy Nexus: NA 4. Fire Protection Impacts: The proposal would result in 70 lots that could be developed with single-family detached homes. This would impact the provision of fire services and require additional fire department resources. Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicants provide required improvements and mitigation fees. Staff recommends that the applicant be required to pay a Fire Mitigation Fee in the amount of $488.00 per new single-family home with credit given for existing homes that are retained. Staff recommends that the payment of the fee be required prior to the recording of the final plat. Mitigation Measures: 1. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 5. Transportation Impacts: The addition of 65 new lots to the area would result in an increase in traffic trips to the City's street system. A Traffic Impact Analysis prepared by Christopher Brown & Associates and dated May 19'", 2006 was submitted by the applicants. The study estimates the addition of 729 additional daily trips would result from the new development, with 57 new a.m. peak-hour trips and 76 new p.m. peak-hour ERC Report Langley.doc City of Renton P!BIPW Department LANGLEY MEADOWS PRELIMIN PLAT En nentaf Review Committee Staff Report LUA-06-087, PP, ECF REPORT OF December 11, 2006 Page 60/8 trips on an average weekday. The analysis does not see a need for any improvements to existing local or principal arterial street network considering the adequacy of current and forecasted traffic operations. Staff recommends as mitigation for the increased traffic volumes, that the applicant pay a Traffic Mitigation Fee based on a rate of $75.00 per new trip. Each new lot is expected to generate approximately 9.57 trips per day with credit given for 5 existing developed lots. For the proposal, the Traffic Mitigation Fee is estimated at $46,653.75 (70 lots -5 existing developed lots = 65 x 9.57 trips x $75 per trip). Staff recommends that this fee be payable prior to the recording of the final plat. Mitigation Measures: 1. The applicant shall pay the appropriate Traffic Mitigation Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. 6. Parks & Recreation Impacts: Staff anticipates that future residents of the proposed plat will utilize City facilities, and it is anticipated that the proposed development would generate future demand on existing and future City parks, recreational facilities and programs. Staff recommends that the applicant be required to pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. The fee is estimated at $34,499.40 (70 lots -5 existing developed lots = 65 x $530.76). Staff recommends that this fee be payable prior to the recording of the final plat. Mitigation Measures: 1. The applicant shall pay the appropriate Parks Mitigation Fee based on $530.76 per new single-family lot prior to the recording of the final plat. Policy Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. D. Comments of Reviewing Departments The proposal has been circulated to City Departmental I Divisional Reviewers for their review. Where applicable, these comments have been incorporated into the text of this report as Mitigation Measures and/or Notes to Applicant. ___lL Copies of all Review Comments are contained in the Official File. __ Copies of all Review Comments are attached to this report. Environmental Determination Appeal Process Appeals of the environmental determination must be filed in writing on or before 5:00 PM, December 29, 2006 Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98055. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. 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. Planning 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be ERC Report Langley.doc City of Renton P/8/PW Deparlment LANGLEY MEADOWS PRELIMINA. ... 'LAT REPORT OF December 11. 2006 Envi ental Review Committee Staff Reporl LUA-06-087, PP, ECF Page 7of8 the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 3. Commercial, multi-family, new single-family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Property Services 1. Comments will be forwarded when they are received from Property Services. Fire Prevention 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 square feet in area, including the garage, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. 2 Fire Department access roads are required to be paved, 20-foot wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. 3. Street addresses shall be visible from a public street. Plan Review -Surface Water 1. A conceptual drainage plan and drainage report shall be submitted with the preliminary plat application for this project. The conceptual drainage plan is to include detention and water quality treatment for the fully built out · plat, including future houses, driveways and roadway improvements. The runoff from the new houses must be tightlined into the storm drainage system constructed for the preliminary plat. The drainage plan is to be designed per the 2005 King County Surface Water Drainage Manual. This is a condition of the plat. 2. Erosion control shall conform to the DOE Manual. 3. The Surface Water SOC fees of $759 per dwelling unit are required to be paid. These fees are collected at the time a construction permit is issued. Plan Review -Water 1. The site is located in the Water District 90 service area. A Certificate of Water Availability has been submitted. 2. Watermain improvement plans shall be designed to City of Renton standards. The plans, even though it is in Water District 90, need to also be submitted to the City of Renton for review. 3. All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet this criteria. The fire hydrants must meet all current City of Renton standards. Plan Review -Sewer 1. There is an 8" sanitary sewer main under construction in Hoquiam Av NE. See City of Renton sanitary sewer drawing S 3278 (Wedgewood project) for detailed information. 2. This project will be required to extend an 8" sanitary sewer main internal to the new plat and along the full frontage of the parcel being developed in Hoquiam Ave NE. 3. The applicant will be required to negotiate any necessary easements with the property owner. 4. Individual sidesewers will be required to be installed to serve the new lots. Dual sidesewers will not be allowed. 5. If the sanitary sewer flows to the north the property is located in the East Renton Interceptor Special Assessment District (SAD). These fees are $224.52 plus interest per unit and are collected at the time a construction permit is issued. 6. If the sanitary sewer flows to the south the property is located in the Honey Creek Special Assessment District (SAD). These fees are $250 per unit and are collected at the time a construction permit is issued. 7. System Development Charges (SOC) are $1017 per new lot. These fees are collected at the time a construction permit is issued and prior to the recording of the plat. Plan Review -Street Improvements 1. This project will be required to dedicate 25' of right-of-way with a 20 foot pavement section and 5 foot sidewalks for the extension of NE 6th St from Ilwaco Pl NE to the west and a 21 foot dedication to the east. The north curb line (on the 21 foot section of NE 6th St) shall be located for an ultimate roadway face of curb to face of curb width of 32 feet and 5 foot sidewalks. ERC Report Langley.doc City of Renton PIBIPW Department LANGLEY MEADOWS PRELIMINA .. , PLAT REPORT OF December 11, 2006 Em nental Review Committee Staff Report LUA-06-087, PP, ECF Page BofB 2. Per City of Renton code, projects that are more than 20 units residential in size are required to provide full pavement width per standard (with 36' of pavement total face of curb to face of curb) with curb, gutter and sidewalk on the project side of Hoquiam Ave NE. 3. The new streets interior to the plat must be developed to City standards, which are 42' right-of-way (if a modification request is submitted and approved), full 32' pavement width, with curbs, gutters, 5' sidewalks adjacent to curb and street lighting. The applicant does need to submit to the City a street modification request for the reduction in the required right-of-way width to forty two feet. 4. Per City of Renton code, alleys may be used for vehicular access to the adjacent lots, but are not to be considered as primary access for emergency or Fire Department concerns. Alleys in residential zoning areas shall dedicate 16' of right-of-way with a 14' wide pavement section. 5. This proposed development shall install such alleys from the north road to the south road down the middle of the plat. 6. All lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of 15 feet. 7. Street lights will be required to be installed by this project along the full frontage of the parcel being developed and in the new plat. All street lights shall be designed and installed per City of Renton standards and specifications. Private street lighting systems are not allowed. 8. All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. 9. The applicant shall pay the Traffic Mitigation Fee of $45,218.25 prior to recording the plat. This is a condition of the plat. General: 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All projects are required to be tied to a minimum of two of the City of Renton current horizontal and vertical control network. 3. Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvement is 5% of the first $100,000 of the estimated construction costs; 4% of any1hing over $100,000 but less than $200,000, and 3% of any1hing over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. 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S311:K)~d l33tl1S .INWOllall 'I !1,1 "::>NI 'dOOl:I~ .LN3v.d013"3a ~NVl j ; " - SMOG'v'31"j A31E>N'fl t ~l ' ' j ' • z Q ~~ 00' o' < 0 " 5 © -------; ~z 1:11 !•si ,. ,,I~ ~I ~ s , . ' . ! ' C C i i _______ _J ! I I ' ii~ ih:tJ ! I ' L ' ~!l l u \~'" I ' ' l ! ! N ;:. ~ el =: z ~ ""' -r R-8 NE 10th St. R-~ NE 9th St ~f. R-8 Q) ' :> -c,: "d -(l) '~ R-8~ NE RM-F ' . ' , R .. <f4 CA CA CA R-8 7th St. R-Bi:.:l (/) R-1 ~ ZONING ~ = TBCHNJCAL DR.VICES D6 • 3 T23N R5E E 1/2 SE 112th Pl. R- s R-4 R-8 NE 10th St. R-4 R-8 R-:,t F6 · 15 T23N R5E E 1/2 ----Rent.on City Um.1~ 0 200 400 1:4800 E6 10 T23N R5E E 1/2 SJIO 74 81 26 T24N R4E ,81 C1 3Q? ' o·t 2-T23N.A4E z_NING MAP BOO., 92 82 25 T24N A4E 94W C2 36 T24N R4E 307 E2 12 T23N R4E 93 455 ( \ 83 ' .30 T24N ASE 455W ' /45, I C3 ' o4 ' 31 T24N ASE 32 T24N R_SE,, "''" ···308 3Q9 03 \04 18 T23tltA5E ~23N R5E E4 ·a l23N ASE. 328 ,, 'C4'·· r- H 3NAsE ___ _.J 459 i 461 86---g7 28T24N.R5E l.AOIIHOl<>l, j '27.T24~ ASE 26 T24N tlSE 458 MlO 464j c·a···-c? .. 80.1 D7 4 'r23N ASE .ES 9<T23N ASE'. 3iO a·rn · art\ ftffl f? "";" ,, 16 T23~(R5E 334 ·'c 371 ·' G1 3 T23N R4E"" \335 ·G2, 24 T23~ R4E 336 . .. 337 815. ' • 816 . ;t~s-:-··.· 07, .. · · 44 ~o ' ; 22N R4E 34 600 ' I f'.H12 H3 2rf23~ R4E 30 T23NRSE" '351j__ 603 1-------------7.;. : 12 ,~ 36 t23N FHE 6Q7 J2 \T22N R4l: I 6 T22N SE· RE5IDENTIU ~ Re:aource Conservation ~ Residential l du/ac ~ Realdential 4 du/ac ~ ReaideDtial 6 du/ac ~ Residential Manufactured Hornell ~ Residential 10 du/ac ~ Resld,mUal 14 du/ac I RM-rl Reaidential Multi-Family I RM-TI Residential Multi-Family Traditionel jR~-U I ReaidenUal Multl-Family Urban Center• 22 T23N R5E 23 T23N ASE 28 T23N RSE 605 'j5 4 T'zit-J)~5E MIXED USE CENTER ~ Center Villare iuc-Nl] Urban Center -North 1 luc-N.21 Urban Center -North 2 [§] Center D,.,....ntown• ~ Commercial/Offlce/Rf:llidential COMMERCIAL C§:J Commercial Arterial• ~ Commercial Oftlce• 821 35 T23N ftSE 833 J7 2 T22N R~E INWJSTRJAL W Jndu,ilrlal -Heavy ~ lndu1trial -Medium ~ Jndu8trial -Ligbt (Pl Publicly ow:ned ---Renton City Limit-" ---Adjacent City Llmilll 8 36 1 T2 ~ Commercial Neighborbood ,sou. PAGE • May include Overlay Di1tricl8. See AppendU: map1, For additional reirulationa 1n O...erlay Dietriclll. pleaae see RIIC 4-3. Prmtad oy Print & Mail SelVlCltS, City of Renton PAGE# INDEX DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM December 18, 2006 Valerie Kinas! Arneta Henninger X7298 LANGLEY MEADOW PLAT APPLICATION LUA 06-087 NE 6TH ST AND HOQUIAM AV NE I have reviewed the application for this proposed 70 lot plat located south of Wedgewood Lane 2 generally located in Section I 0-23N-5E and have the following comments: Existing Conditions: Water --The project site is located in the Water District 90 service area. Sanitary Sewer --There is an 8" sanitary sewer main under construction in Hoquiam Av NE. See City of Renton sanitary sewer drawing S 3278 (Wedgewood project) for detailed information. Storm --There are storm drainage facilities in Hoquiam Ave NE. This project site is in the Honey Creek drainage basin. The site is not located in the Aquifer Protection Zone. CODE REQUIREMENTS Water: • The project shall submit a Certificate of Water Availability from Water District 90 to confirm that the District can provide the required fire flow rate for the development as required. • Watermain improvement plans sha11 be designed to City of Renton standards. The plans, even though it is in Water District 90, need to also be submitted to the City of Renton for review. • All plats arc required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. If the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. Additional fire hydrants will be required as a part of this project to meet this criteria. The fire hydrants must meet all current City of Renton standards. Sanitary Sewer: • This project will be required to extend an 8" sanitary sewer main internal to the new plat and along the full frontage of the parcel being developed in Hoquiam Ave NE. • The applicant will be required to negotiate any necessary easements with the property owner. Langley Meadows Plat Applicatic NE 6th St & Hoquiam Ave NE Page 2 of3 • Individual sidesewers will be required to be installed to serve the new lots. Dual sidesewers will not be allowed. • If the sanitary sewer flows to the north the property is located in the East Renton Interceptor Special Assessment District (SAD). These fees are $224.52 plus interest per unit and are collected at the time a construction permit is issued. • If the sanitary sewer flows to the south the property is located in the Honey Creek Special Assessment District (SAD). These fees are $250 per unit and arc collected at the time a construction permit is issued. • System Development Charges (SDC) are $1017 per new lot. These fees are collected at the time a construction permit is issued and prior to the recording of the plat. Street Improvements: • This project will be required to dedicate 25' of right-of-way with a 20 foot pavement section and 5 foot sidewalks for the extension of NE 6th St from Ilwaco Pl NE lo the west and a 21 foot dedication to the east. The north curb line ( on the 21 foot section of NE 6th St) shall be located for an ultimate roadway face of curb to face of curb width of 32 feet and 5 foot sidewalks. • Per City of Renton code, projects that are more than 20 units residential in size are required to provide full pavement width per standard (with 36' of pavement total face of curb to face of curb) with curb, gutter and sidewalk on the project side of Hoquiam Ave NE. • The new streets interior to the plat must be developed to City standards, which are 42' right-of- way (if a modification request is submitted and approved), full 32' pavement width, with curbs, gutters, 5' sidewalks adjacent to curb and street lighting. The applicant does need to submit to the City a street modification request for the reduction in the required right-of-way width to forty two feet. • Per City of Renton code, alleys may be used for vehicular access to the adjacent lots, but are not to be considered as primary access for emergency or Fire Department concerns. Alleys m residential zoning areas shall dedicate 16' of right-ol~way with a 14' wide pavement section. • This proposed development has received a modification and the alleys are not required. • All lot comers at intersections of dedicated public rights-of-way shall have a minimum radius of 15 feet. • Street lights will be required to be installed by this project along the full frontage of the parcel being developed and in the new plat. All street lights shall be designed and installed per City of Renton standards and specifications. Private street lighting systems are not allowed. • All new electrical, phone and cable services and lines must be undergroundcd. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. • The applicant shall pay the Traffic Mitigation Fee of $45,218.25 prior to recording the plat. This is a condition of the plat. Langley Meadows Plat Applicafa NE 6th St & l loquiam Ave NE Page 3 of3 Storm Drainage: • A conceptual drainage plan and drainage report shall be submitted with the preliminary plat application for this project. The conceptual drainage plan is to include detention and water quality treatment for the fully built out plat, including future houses, driveways and roadway improvements. The runoff from the new houses must be tightlincd into the storm drainage system constructed for the preliminary plat. The drainage plan is to be designed per the 2005 King County Surface Water Drainage Manual. This is a condition of the plat. • Erosion control shall conform to the DOE Manual. • The Surface Water SDC fees of $759 per dwelling unit are required to be paid. These fees are collected at the time a construction permit is issued. General: • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All projects are required to be tied to a minimum of two of the City of Renton current horizontal and vertical control network. • Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvement is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. [,Al'-:GJ,EYMEADOWCJF City o .. ,en ton Department of Planning I Building I Pub,," . Vorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: PlaJl RP111c.v \ COMMENTS DUE: DECEMBER 5, 2006 APPLICATION NO: LUA06-087, PP, ECF DATE CIRCULATED: NOVEMBER 3, 2006 APPLICANT Tom Foster PROJECT MANAGER Valerie Kinas I R E 'c E I V En PROJECT TITLE: Lanalev Meadow Prelminarv Plat PLAN REVIEW: Amela Henninaer llnl' 4 L ---- • •-.-I I 11,,VQU' SITE AREA: 11.16 acres BUILDING AREA (aross\: NIA LOCATION: E of Hoguam Ave NE & N of NE 61 h St I WORK ORDER NO: 77621 BUIWING DIVISION SUMMARY OF PROPOSAL: The applicant is requesting preliminary plat approval and environmental review (SEPA) to subdivide six existing parcels, a total of 486,261 sq.ft. (11 acres), into 70 lots for the future development of detached single-family homes. Six of seven existing homes and eight accessory structures on the site would be removed. The plat is in the R-8 zone and would result in a density of 7.7 units/acre. The lot sizes would be from 4,500 sq. ft. to 8,000 sq. ft. in size, and one would be 30,270 sq ft. Access would be from new public roads that would loop through the plat and connect to Hoquiam Ave. NE and NE 6th St.. Lots 1-4 would access via an access easement to Hoquiam. No critical areas were identified on the site. Of the 185 significant trees on site, 43 would be retained. Surface water would be collected in detention vaults. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Mora 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 LmhVG/are Plants Recreation Land/Shoreline Use utilities Animals Trans1Jorlation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airporl 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 additionf!hinformatio is needed t properly assess this proposal. Date S# 7d-'() --------------. --~----.. --~ ----. ------- .... -: ', · i".' -, !: , • ~ -.-• t t\ ,' ' , ~\1 ~-::. ~ . . ~--------------------------------------. ------------~-. ------·-------~---- Project Name: Project Address: Contact Person: Permit Number: f\)[, (,; ""'-s\-Hoou I At.,\ /'t;x_ /..JC: 10\A fos.n3JY2-. Project Description: __ 7D..c..::::·'--'Lo=cr.,__....:S:::;F""'"l2-i;;;;:;......1..P..,LA3='---w....1.../...1.7c......:GJ<::.· c;;l,,.S.J.JU.o.1-.u:l&,-., ..... i::t:PM;:=-==--\"-'l'-'-'.[c""::__"'-\-- Land Use Type: ~Residential 0 Retail 0 Non-retail ,, .. 1;C,rlcuJatfQfr:. ,,,.,. . . .. -?·----: ·:-... . -·-· -. _;.:,.,\ _., Method of Calculation: ... .a-rre Trip Generation Manual, 7th Edition 0 Traffic Study 0 Other (2 t;;,1~ "{.s-7 /oi.,_, _,_ (..,-3, 'I'-4,<5:7-=-(p0~,'11 y $1 75: ~~-.. g L/~1~\P,,d..~. "' · 'tr,msportatlon . MJ_i:lgatlon Fee: ' . . " .• 1 •;· . ·•· ·. "I. .. ' . . ,· . cr-i .. · ~l~ulate.d by: _j'\.._·..,.,..,.;K..,.ttt1"" ......... A.-... W"". _--------~ Diite:.....LJ:...JI } .... e,1../o/"'-~""· ~ . ..,.: ..... ___ _ I I . · · · · ,./ .· Da,te of. i>arment:----·~ .. -~-----·-------- ' City o, ,.en ton Department of Planning I Building I Pubuc Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: -~, COMMENTS DUE: DECEMBER 5, 2006 APPLICATION NO: LUA06-087, PP, ECF DATE CIRCULATED: NOVEMBER 3, 2006 CITY Of REN rQN APPLICANT: Tom Foster PROJECT MANAGER: Valerie Kinast PROJECT TITLE: Lan le Meadow Prelminar Plat PLAN REVIEW: Arneta Hennin er NOV O 3 2006 SITEAREA: 11.16acres BUILDING AREA ross : NIA LOCATION: E of Hoquam Ave NE & N of NE 61 h St I WORK ORDER NO: 77621 SUMMARY OF PROPOSAL: The applicant is requesting preliminary plat approval and environmental review (SEPA) to subdivide six existing parcels, a total of 486,261 sq.ft. (11 acres), into 70 lots for the future development of detached single-family homes. Six of seven existing homes and eight accessory structures on the site would be removed. The plat is in the R-8 zone and would result in a density of 7.7 units/acre. The lot sizes would be from 4,500 sq. ft. to 8,000 sq. ft. in size, and one would be 30,270 sq ft. Access would be from new public roads that would loop through the plat and connect to Hoquiam Ave. NE and NE 6th St.. Lots 1-4 would access via an access easement to Hoquiam. No critical areas were identified on the site. Of the 185 significant trees on site, 43 would be retained. Surface water would be collected in detention vaults. A. ENVIRONMENTAL IMPJ!CT (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 Eart.h Housin_q Air Aesthetics Water Liahl!Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet ' , 14,000 Feet ·1Mf 51-\e&'T -II 1,:)b, -,,0 _5 11/8/ 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 additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date DATE: TO: FROM: SUBJECT: MITIGATION ITEMS: FIRE DEPARTMENT MEMORANDUM November 13, 2006 Valerie Kinas!, Associate Planner t James Gray, Assistant Fire Marsha~ Langley Meadows Prel. Plat, Hoquiam Ave NE & NE 6th 1. A fire mitigation fee of $488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to a minimum of 1500 GPM and requires two hydrants within 300 feet of the structure. 2. Fire department access roads are required to be paved, 20 feet wide. Dead end roadways over 150 feet in length are required to have an approved turnaround. See attached diagram. 3. Dead end access roadways over 700 feet in length are required to have a secondary access. Access road is required to be interconnected to Ilwaco Place NE. 4. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i:\langleymeadowserc.doc City o, .. enton Department of Planning I Building I Pub,., . Vorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REv1Ew1NG DEPARTMENT, i---1 re COMMENTS DUE: DECEMBERS,.2006 APPLICATION NO: LUA06-087, PP, ECF DATE CIRCULATED: NOVEMBER 3, 20061- APPLICANT: Tom Foster PROJECT MANAGER: Valerie Kinast PROJECT TITLE: Lanolev Meadow Prelminarv Plat PLAN REVIEW: Arneta Henninaer NOV -.1 ?rlnl, SITE AREA: 11.16 acres BUILDING AREA (gross\: N/A · LOCATION: E of Hoquam Ave NE & N of NE 61 ' St I WORK ORDER NO: 77621 SUMMARY OF PROPOSAL: The applicant is requesting preliminary plat approval and environmental review (SEPA) to subdivide six existing parcels, a total of 486,261 sq.ft. (11 acres), into 70 lots for the future development of detached single-family homes. Six of seven existing homes and eight accessory structures on the site would be removed. The plat is in the R-8 zone and would result in a density of 7.7 units/acre. The lot sizes would be from 4,500 sq. ft. to 8,000 sq. ft. in size, and one would be 30,270 sq ft. Access would be from new public roads that would loop through the plat and connect to Hoquiam Ave. NE and NE 6th St.. Lots 1-4 would access via an access easement to Hoquiam. No critical areas were identified on the site. Of the 185 significant trees on site, 43 would be retained. Surface water would be collected in detention vaults. A. ENVIRONMENTAL IMPACT (e.g. Non-Code} COMMENTS Element of the Probable Probable Mo,e Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Housina M Aesthetics Water Linht/Gfare Plants Recreation Land/Shoreline Use Utilities Animals Transnorlation Environmental Health Public Services Energy! Natural Resources Historic/Cultural Preservation Airporl Environment 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS ~-~ \epf We have reviewed this o"~:Y ~~ ·.~ + ~ -~ Kathy Keolker, Mayor ?3N'1'0 November 3, 2006 Michael Fortson Department of Transportation Renton School District 1220 N 4th Street Renton, WA 98055 Subject: Langley Meadow Short Plat LUA06-087, PP, ECF CIT~ )F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator ·EVELOPMENT PLANMl;•iG l, CITY OF RENTON NOV 3 0 2006 RECEIVED The City of Renton Development Se,viGes Division has re:ceived an iipplication fur a 70-lot single-family subdivision located at east of Hoquiam Ave NE & N of NE 5th Street . Please see the enclosed Notice of Application for further details. In order to process this application, the Development Services Division 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, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98055 by December 5, 2006. Elementary School: _/){~11 ra:"t'( ,7l!i>-. -~c-2..,,;µ.,'=7 lt1tucf ~,:£fi;,-c-y Yi , ,, Middle School: ult '/(y;Jlf dLd/k ... -,&c-JAJ .. <--1,) lfh_,,u:f!tJP{,- High School: tlapr~·]-ugL --l{ ;t"a,t)c_ . 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_.:g_ Any Comments: ___________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7270. Sincerely, Valerie Kinas! Associate Planner Encl. -------1-0-55-So_u_th_G_r-ad_y_W-ay---R-e-nt-o-n,-W-as-hi-ngt-on_9_80_5_5 ______ ~ @ This paper contains 50% recycled material. 30% post consumer AHEAD O.F THE CURVE City o, .. enton Department of Planning I Building I Pub._ .Yorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~k;,I'. COMMENTS DUE: DECEMBER 5, 2006 APPLICATION NO: LUA06-087, PP. ECF DATE CIRCULATED: NOVEMB " ---- APPLICANT: Tom Foster PROJECT MANAGER~rie Kinast ~ PROJECT TITLE: Lanqlev Meadow Prelminarv Plat PLAN REVIEW: Arneta~-enninaer I d:. ' SITE AREA: 11.16 acres BUILDING AREA /nross): NIA LOCATION: E of Hoguam Ave NE & N of NE 5th St WORK ORDER NO: 77621 SUMMARY OF PROPOSAL: The applicant is requesting preliminary plat approval and environmental review (SEPA) to subdivide six existing parcels. a total of 486,261 sq.ft. (11 acres), into 70 lots for the future development of detached single-family homes. Six of seven existing homes and eight accessory structures on the site would be removed. The plat is in the R-8 zone and would result in a density of 7.7 units/acre. The lot sizes would be from 4,500 sq. ft. to 8,000 sq. ft. in size, and one would be 30,270 sq ft. Access would be from new public roads that would loop through the plat and connect to Hoquiam Ave. NE and NE 6th St.. Lots 1-4 would access via an access easement to Hoquiam. No critical areas were identified on the site. Of the 185 significant trees on site, 43 would be retained. Surface water would be collected in detention vaults. 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 Liahl/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transnortat1on --Environmental Health Public Services ·-Energy/ Historic/Cultural Natural Resources Preservation Airporl Environment 10,000 Feet 14,000 Feet B. POL/CY-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 ne ed to properly assess this proposal. Date City enton Depattment of Planning I Building IP . Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT, Po.rt~ COMMENTS DUE: DECEMBER 5, 2006 APPLICATION NO: LUA06-087, PP, ECF DATE CIRCULATED: NOVEMBER 3, 2006 APPLICANT: Tom Foster PROJECT MANAGER: Valerie Kinast PROJECT TITLE: Lanqlev Meadow Prelminarv Plat PLAN REVIEW: Arneta Henninoer SITE AREA: 11.16 acres BUILDING AREA lnrossl: N/A LOCATION: E of Hoguam Ave NE & N of NE 6th St WORK ORDER NO: 77621 SUMMARY OF PROPOSAL: The applicant is requesting preliminary plat approval and environmental review (SEPA) to subdivide six existing parcels, a total of 486,261 sq.ft. (11 acres), into 70 lots for the future development of detached single-family homes. Six of seven existing homes and eight accessory structures on the site would be removed. The plat is in the R-8 zone and would result in a density of 7.7 units/acre. The lot sizes would be from 4,500 sq. ft. to 8,000 sq. ft. in size, and one would be 30,270 sq ft. Access would be from new public roads that would loop through the plat and connect to Hoquiam Ave. NE and NE 6th St.. Lots 1-4 would access via an access easement to Hoquiam. No critical areas were identified on the site. Of the 185 significant trees on site, 43 would be retained. Surface water would be collected in detention vaults. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earlh Housinn Air Aesthetics Water Ur•hVG!are Plants Recreation Land/Shoreline Use Utilities Animals Transnortation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources P(eservation Airport Environment 10,000 Feel 14,000 Feet 8. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS ;f;,u,v_ {vU_ ?U) ,~rye~ 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. ~4/tht~~---Signature of Director or Authofi? d Representative Date 1 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 $530.76 per each new single family lot to address these potential impacts." Parks Mitigation Fee enton Department of Planning I Building IP Works City ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: C f-{:G-tn i, C:,, w, COMMENTS DUE: DECEMBER 5, 2006 " APPLICATION NO: LUA06-087, PP, ECF DATE CIRCULATED: NOVEMBER 3, 2006 APPLICANT: Tom Foster PROJECT MANAGER: Valerie Kinast PROJECT TITLE: Lanalev Meadow Prelminarv Plat PLAN REVIEW: Amela Henninaer Rt\, c: •~ -~ SITE AREA: 11.16 acres BUILDING AREA tnross): N/A NO\/ o 3 20c, LOCATION: E of Hoquam Ave NE & N of NE 61 h St WORK ORDER NO: 77621 . "' -···~ n1v1s10N SUMMARY OF PROPOSAL: The applicant is requesting preliminary plat approval and environmental review (SEPA) to subdivide six existing parcels, a total of 486,261 sq.ft. (11 acres), into 70 lots for the future development of detached single-family homes. Six of seven existing homes and eight accessory structures on the site would be removed. The plat is in the R-8 zone and would result in a density of 7.7 units/acre. The lot sizes would be from 4,500 sq. ft. to 8,000 sq. ft. in size, and one would be 30,270 sq ft. Access would be from new public roads that would loop through the plat and connect to Hoquiam Ave. NE and NE 6th St.. Lots 1-4 would access via an access easement to Hoquiam. No critical areas were identified on the site. Of the 185 significant trees on site, 43 would be retained. Surface water would be collected in detention vaults. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Efement 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 Uoht!Glare Plants Recreation Land/Shoreline Use Uti!iries Animals Transnortation Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 8. POL/CY-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 wher ""dditional information is ne,yded to properly assess this proposal. ' ,;.(, / .·, . ~1~1 &c=c,,.J.!,cO/a,"'-----~ Date ,. NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: LAND USE NUMBER: PROJECT NAME; November 3. 2006 LUA06-0E7. PP. ECF Langley Meadows Prel1m1nary Plat PROJECT DESCRIPTION: The applican\ IS reques1,ng preliminary plal appro~al and envi·onmental rimew (SEPA) to subdivide s1~ existing parcels, a total of 468.261 SG ft (11 acres), into 70 lats for the future de~elopmenl of detached s,ngle-family homes. Six of seven ex isling homes and eight accessory structures on the s1le would be remmed The plat 15 ,n the R-8 rone and woold result en a density of 7 .7 unfa/acre. The _lot sizes would be from 4.500 s,:;. fl. lo 8.000 SG fl. in size, and one would be 30.270 sq 11. "-cC<!SS would be from new public roads that would loop tr.rough the pla'. and connect to Hoqu·,am A~e. NE and NE 6th SI Lots 1-4 would access via an access easemi,nt to Hoquiam. No critical areas were Identified on the site. Of the 185 s1gn1flc:ant trees on site, 43 would be retimed Surface waler would be collec\ed 1n detention vaults PROJECT LOCATION: East of Hoquiam Avenue NE & North ol NE 6~ Street OPTIONAL OETERMlNAT10N OF NON-SIGNIFICANCE, MITIGATED (DNS-M): AS tile Lead Agency .. the City of Renton has determmed that significant environmental impacts are unli~ely to result from the proposed proiect Therefore. as permitl!!d under the RCW 43 21c 110 the City of Ren_ton 1s using \t,e Optional DNS-M process tog.rue notJce th al a DNS- M is likely to be issued. Comment periods for the prOJect and the proposed DNS-M are 1ntegral8:° 1nlo a single c_ommenl period. There ""111 be no comment period folklwing the issuance ol the Threshold Determmat,on ol Non-S1grnf1c:a~ce- Mitlgated (DNS-M) A 14-day appeal penod wdl follow the issuance ol the DNS-M PERMIT APPLICATION CATE: NOTICE OF COMPLETE APPLICATION: Ju!y 11. 2006 November 3. 20D6 APPLICANT/PROJECT CONTACT PERSON: DarT<!II Otta, Otte Englne,:,rs; Tel: (425) 260·3412; Eml: darrell.otte@comcast.net Permits/Review Requ,:,sted: Other Permits which may ba required: Requested Studies, Location wheNI appl;cation may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zonlngll..•nd Use: Environmental Documents that Evaluate Iha Propo9ed Project: D11velopm,:,nt Regu\atlone U111d For Project Mitigation: Environmental ISEPAJ Review, Prelmlnary Plat approval CoMtructlon and Building Perrn;ts Oralnage Ro part and Traffic Impact Analy~ls Plannln9/BulldingJPubllc Works Departmont. Development Servlc.es Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 99055 Pi,bl1c heanng '§ tentatwely scheduled 19r Jany;,ry 16 . 2001 before 'he Renton Hearjpq Exam mer ,n Renton Crnmc,1 Chambers Heanngs begin at 9 00 AM on the 7th floor of the new Renton C1\y !-'all located at 1 055 South Grady Way The subjecl site is designated Res•dential Single Family {RSF) an the C•ty_ of Renton Comprehensive Land Use Map and Residential· 8 (R-8) on t'le City s Zoning Map Environmental iSEPA) Chackl1st The project will be sub1ect to.the C1ty·s SEPA ard,nance, Residential 8 and olher applicable codes and ,egula:1ons as appropnate • _, Proposed Mltigatlon Measures: T~e following M1:1gat·,on Measures will likely be imposed on the proposed pro1ect These recommended Mitigation Measures address pro1ect impacts not covered by eiisling codes and regulations as cited above The applicant will be requir11d to pay Iha appropnate Transportalian Mit,galJtJn Fee The applicant w,/1 b1;1 r1,qu1rad w pay /he approp.na/e Fire M1t1ga/1an F1,1;1, and The epp/k;an/ will be reqwred to pay the appropria/e Parks M1tigalian Fee Tha app/Jcan! \VIII be reQwr&d to prow/,; /,;mpam,y erosion control accord,ng to the 2001 DOE S/ormwa/ilr Management Manual The applicant will be reQuired lo provide surface water manageman/ according to /he 2005 King County Surface Wa/ilr Design Manual Comments on th• above application rnust be eubmltted In writing ta Valerie Klnut, Auoclate Planner, Development Servlen Olvlslon, 10SS South Grady Way, Renton, WA 9B055, by S:00 PM on December 5, 2006. Thia matter ls also tentatively 1ch11dul11d for a public hearing an January 16, 2007, al 9:00 AM, Council Chambers, Seventh Floor, Renton C1ly Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please :;ontaci Iha Development Services Division to ensure that tile hearing has not been rescheduled at (425) 430·7282. ll ::omma,,ts cannot be subm1Hed 1n wntmg by the date indic.ited above, yau may still appear at the hearing and pre-sen: your :.omments Ofl the proposal before the Hearing Examiner If you have questions at>out this proposal, or wish to be made a party of record and receive additional 1nfor'!lat1on by mail, please contact the pro1e~t manager Anyone who submits ll'mten comments will automatically become a party of record and will be notified of any decision on th,s pro1ect CONTACT PERSON: Valerie Kinast, Associate Planner: Tel: (425) 430-7270 r you would like to be made a party of record to receive further 1nlormat1on on this proposed pro1ect complete his form and return lo City of Renton, Development Planning. 1 055 So Grady Way, Renton, WA 98055 Jame/File No: Langley Meadows Preliminary PlatlLUA06-087, PP, ECF JAME ~AILING ADDRESS: "ELEPHONE NO.: CERTIFICATION I, ',_, , hereby certify that copies of the above docume~""'lli, were posted by me in _'_' _ conspicuous places or nearby the described property Q?-'~,-lN Hoii:-~111 r-, .: "»"''S'N"ll•i.., ~l, ;: --~--l rtJ(~1,, ~ ,eJ / .,: ~ j E I.:. ,.,~All;. -~it ~ DATE: ______ _ SIGNED: ~ ATTEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washington residing ifi ~ ~ t~ ~ , on the ( p day of }, },1 K-:rO{o</l IJ}~ .,_ :=: ~ . -, .. o Ez, ~ c1 :o:; \ .bus-\.."' $,-;:. = <JI'',,,, <-19-•fjli:J§ h h\ ,,,;~ .. ~~ "11.. ,..~,, "'"""''" .. CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 3cd day of November, 2006, I deposited in the mails of the United States, a sealed envelope containing Acceptance Ur, NOA, Environmental Checklist, & PMT's documents. This information was sent to: Name Agencies Darrell Offe Tom Foster Tiffany Gutsan Thomas & Patricia Waters Monte & Karen Moore Francis J. Prummer James & Cynthia Zerby Jennifer McCall (Signature of Sender): .4:bt.ttJ d-f._tC./c.<,-,- STA TE OF WASHINGTON ) ) ss COUNTY OF KING ) Reoresentina See Attached Contact Applicant Owner Owners Owners Owner Owners Party of Record I certify that I know or have satisfactory evidence that Stacy Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. ,,,,t~'h!!J 1 ~ .. ·~q1it.,"-*"1J', : .,,r:·:-: h'.J,v ,r.111, ~ ;,-l = .,_ ' '<""!'.:,.~~ for the Sate of Washii ·~" · ;. -~ ~\, ,; ;o ~~ ~ Dated: t, --, -o le Notary (Print): My appointment expires: A 0<0 E C L >j O )" 1:-k ,%-l:Y:f<.. " ::;i '\.<'.\ -\b Project Name: Langley Meadows Preliminary Plat Project Number: LUA06-087, PP, ECF template -affidavit of service by mailing ,, :, ::: ~ ~ ,;;. ..() = -'sefl·~> ''Ei*f.J :f~E ~, '1'.>,111,.f· 19-\ ~$..._0.:=-1,, ~ a''''""'""' _.,.o~ 111 'I" WAS'f'"~~ ''""""'''" Dept. of Ecology • Environmental Review Section PO Box 47703 Olvmoia, WA 98504-7703 AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) WDFW -Stewart Reinbold ' Muckleshoot Indian Tribe Fisheries Dept. c/o Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 160th Ave SE 39015 -172"' Avenue SE Bellevue, WA 98008 Auburn, WA 98092 • WSDOT Northwest Region ' Duwamish Tribal Office • Muckleshoot Cultural Resources Program • Attn: Ramin Pazooki 4717 W Marginal Way SW Attn: Ms Melissa Calvert King Area Dev. Serv., MS-240 Seattle, WA 98106-1514 39015172"' Avenue SE PO Box 330310 Auburn. WA 98092-9763 Seattle, WA 98133-9710 US Army Corp. of Engineers• KC Wastewater Treatment Division • Office of Archaeology & Historic Seattle District Office Environmental Planning Supervisor Preservation* Attn: SEPA Reviewer Ms. Shirley Marroquin Attn: Stephanie Kramer PO Box C-3755 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98124 Seattle, WA 98104-3855 Olympia, WA 98504-8343 Jamey Taylor• Depart. of Natural Resources PO Box 47015 Olvmoia, WA 98504-7015 KC Dev. & Environmental Serv. City of Newcastle City of Kent Attn: SEPA Section Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP 900 Oakesdale Ave. SW Director of Community Development Acting Community Dev. Director Renton, WA 98055-1219 13020 SE 72"' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Metro Transit Puget Sound Energy City of Tukwila Senior Environmental Planner Municipal Liason Manager Steve Lancaster, Responsible Official Gary Kriedt Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities Real Estate Services Title Examiner 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application. • Also note, do not mail Jamey Taylor any of the notices she gets hers from the web. Only send her the ERC Determination paperwork. template -affidavit of service by ma1l1ng i . ' ; 344872018009 ABRAHAM SAG!+MARY 5204 NE 5TH PL RENTON WA 98059 102305930806 BLESSING EMERY A 5224 NE 5TH PL RENTON WA 98059 102305922001 GARDNER EDDIE & MARIE 707 HOQUIAM AVE NE RENTON WA 98059 102305916409 KAP!OSKI WALTER J 12053 142ND AVE SE RENTON WA 98059 102305939708 LANE NORMAN F 14106 SE 124TH ST RENTON WA 98059 102305922100 MARX ROBERT P & LYNN l 12248 142ND SE RENTON WA 98056 102305918207 METIVIER PAUL A+KRISTIN LG 14049 SE 121ST ST RENTON WA 98059 102305928305 NELSON KYLE 562 HOQUIAM AVE NE RENTON WA 98059 102305905501 PRATHER PATRICIA 12231 142ND AVE SE RENTON WA 98059 102305932109 SHEAR VERNON W 12203 142ND SE RENTON WA 98055 344872019007 ARORA VIJAY+ANU KAPUR 5203 ILWACO PL NE RENTON WA 98059 102305918603 CHASE PMB 333 1402 LAKE TAPPS PKWY E #F104 AUBURN WA 98092 102305915104 GUSTIN WILLIAM+ TIFFANY 12204 142ND AVE SE RENTON WA 98059 102305922308 KOSHAK JAMES W 12125 142ND AVE SE RENTON WA 98059 102305930608 LANGLEY DEVELOPMENT GROUP I 6450 SOUTHCENTER BLVD STE 106 SEATILE WA 98188 102305923009 MEAD HANK & LAVERNE 552 HOQUIAM AVE NE RENTON WA 98059 102305925004 MIERA MICHAEL 14042 SE 122ND ST RENTON WA 98059 102305933909 OLIY IVAN N+YULIYA V 12251 142ND AVE SE RENTON WA 98059 102305919700 PRUMMER FRANCIS J 12227 142ND AVE SE RENTON WA 98059 102305921300 SHEARER HEATHER 14057 SE 121ST ST RENTON WA 98059 102305926606 BARDON ROBERT L 10520 148TH AVE SE RENTON WA 98056 102305914909 FURBER PHYLLIS L 12215 142ND AVE SE RENTON WA 98059 344872022001 HSI CHING W 5202 NE 5TH CT RENTON WA 98056 344872020005 LAM KWOK YUEN+ TINA CHI LUI 5209 NE 5TH CT RENTON WA 98059 102305919601 MARQUART ANNABELL 12254 142ND AVES E RENTON WA 98059 102305926408 MEAD HENRY 552 HOQUIAM AVE NE RENTON WA 98059 102305922209 MOORE MONTE D+KAREN L 12226 142ND AVE SE RENTON WA 98059 102305919007 PETERS CAROLE PO BOX 266 MAPLE VALLEY WA 98038 344872021003 SHAW TROY D+CARRIE H 5208 NE 5TH CT RENTON WA 98059 102305937702 SMITH MARK A+STACEY L 14114 SE 124TH ST RENTON WA 98059 ! 102305909107 SMITH MELISSA 12223 142ND AVE SE RENTON WA 98059 102305917902 WATERS THOMAS M 12220 142ND AVE SE RENTON WA 98059 102305937108 ZERBY MR AND MRS 12208 142ND AVE SE RENTON WA 98059 102305918405 SUDDUTH JONET M 12260 142ND SE RENTON WA 98065 102305933503 WEDGEWOOD AT RENTON INC 1560 140TH AVE NE #100 BELLEVUE WA 98005 • 344872017001 VALLE JAMES A+SHERYL 5212 NE 5TH ST RENTON WA 98056 102305901401 WEG LLC PO BOX 2701 RENTON WA 98056 ~y o"~~~ +~ + ~~~ ?i>rvrt;:O NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: LAND USE NUMBER: PROJECT NAME: November 3, 2006 LUA06-087, PP, ECF Langley Meadows Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting preliminary plat approval and environmental review (SEPA) to subdivide six existing parcels, a total of 486,261 sq.ft. (11 acres), into 70 lots for the future development of detached single-family homes. Six of seven existing homes and eight accessory structures on the site would be removed. The plat is ln the R-8 zone and would result in a density of 7.7 units/acre. The lot sizes would be from 4,500 sq. ft. to 8,000 sq. ft. in size, and one would be 30,270 sq ft. Access would be from new public roads that would loop through the plat and connect to Hoquiam Ave. NE and NE 6th St.. Lots 1-4 would access via an access easement to Hoquiam. No critical areas were identified on the site. Of the 185 significant trees on site, 43 would be retained. Surface water would be collected in detention vaults. PROJECT LOCATION: East of Hoquiam Avenue NE & North of NE 61 h Street OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance- Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: July 11, 2006 November 3, 2006 APPLICANT/PROJECT CONTACT PERSON: Darrell Offe, Offe Engineers; Tel: (425) 260-3412; Eml: darrell.offe@comcast.net PermitsfReview Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoninglland Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Environmental (SEPA) Review, Prelminary Plat approval Construction and Building Permits Drainage Report and Traffic Impact Analysis Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 Public hearing is tentatively scheduled for January 16, 2007 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. The subject site is designated Residential Single Family (RSF) on the City of Renton Comprehensive Land Use Map and Residential -8 {R-8) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, Residential -8 and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant will be required to pay the appropriate Transportation Mitigation Fee; The applicant will be required to pay the appropriate Fire Mitigation Fee; and The applicant will be required to pay the appropriate Parks Mitigation Fee. The applicant will be required to provide temporary erosion control according to the 2001 DOE Stormwater Management Manual. The applicant will be required to provide surface water management according to the 2005 King County Surface Water Design Manual. Comments on the above application must be submitted in writing to Valerie Kinast, Associate Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on December 5, 2006. This matter is also tentatively scheduled for a public hearing on January 16, 2007, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. lf you are interested in attending the hearing, please contact the Development Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. CONTACT PERSON: Valerie Kinast, Associate Planner; Tel: (425) 430-7270 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, Development Planning, 1055 So. Grady Way, Renton, WA 98055. Name/File No.: Langley Meadows Preliminary PlaVLUA06-087, PP, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: November 3, 2006 Darrell Otte Otte Engineers 13932 SE 159th Place Renton. WA 98058 Subject: Dear Mr. Otte: Langley Meadow Preliminary Plat LUA06-087, PP, ECF CIT.OF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. It is tentatively scheduled for consideration by the Environmental Review Committee on December 11, 2006. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on January 16, 2007 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7270 if you have any questions. Sincerely, Valerie Kinas! Associate Planner cc: Tiffany Gustin, Thomas & Patricia Waters, Monte & Karen Moore, Francis J. Prummer, James & Cynthia Zerby, Jennifer McCall/ Owner Tom Foster/ Applicant _______ 10_5_5-So_u_th_G_r_ad_y_W_a_y---R-en-to_n,_W_as_hi __ n_gt_o_n_9_80_5_5 ______ ~ ~ Thi8 oaoercontains !'>0% rw:vNArl m:<itwi,ol '.l.fl 0/,, r>n«I mns, ,m,,,r AHEAD OF THE CURVE November 3. 2006 Attn: John Lefotu and Ramin Pazooki Washington State Department of Transportation 15700 Dayton Avenue North PO Box 330310 Seattle, WA 98133-9710 RE: Langley Meadow Preliminary Plat LUA06-087, PP, ECF Dear Sirs: CIT1 :>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator Enclosed is a copy of the TIA for the subject land use application along with a copy of the proposed site plan. If you have additional comments or concerns, you may either send them via mail or email them to me at vkinast@ci.renton.wa.us The Environmental Review Committee is scheduled for December 11, 2006. I would · appreciate your comments prior to the meeting, preferably by December 5, 2006, if possible to incorporate any comments into the staff report. Sincerely, //~(/)ti~ Valerie Kinas! Associate Planner cc: Project File Arneta Henninger, City of Renton -Plan Review -------10_5_5_S_ou_th_G_r_ad_y_W_a_y---R-en_t_on-.-W-as-h-in_gt_o_n_9_80_5_5 ______ ~ (i} This papercontaITTs 50% recycled material, 30% post consumer AHEAD OF THE CURVE ~~F~"" CIT .. OF RENTON Planning/Building/Public Worlcs Department • • Gregg Zimmerman P.E., Administrator ~r': O{;;:,l)'--K-at-hy_K_e-ol-ke-r,_M_•_yo-r---------------------------~'Nif November 3, 2006 Michael Fortson Department of Transportation Renton School District 1220 N 4th Street Renton, WA 98055 Subject: Langley Meadow Short Plat LUA06-087, PP, ECF The City of Renton Development Services Division has received an application for a 70-lot single-family subdivision located at east of Hoquiam Ave NE & N of NE 5th Street . Please see the enclosed Notice of Application for further details. In order to process this application, the Development Services Division 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, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98055 by December 5, 2006. Elementary School:--------------------------- Middle School: __________________________ _ High School: ----------------------------- Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes No __ _ Any Comments: ___________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7270. Sincerely, Valerie Kinas! Associate Planner Encl. _______ I0_5_5_S_ou_th_G_r-ad_y_W_a_y __ -R-en_t_on-,-W-as_h_in_gt_o_n_9_80_5_5 ______ ~ @ Thts paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVF. WETLAND AREAS ASSESSMENT Langley Meadows Preliminary Plat Renton, Washington Prepared for: Mr. Tom Foster Prepared by: Jon K. Dueker, P.W.S., C.W.B. October 2006 WETLAND /SENSITIVE AREAS ASSESSMENT Langley Meadows Preliminary Plat INTRODUCTION This report presents the results of a wetland reconnaissance surrounding the Langley Meadows Preliminary Plat located in Renton, WA near the comer of 142dn Ave SE and NE 611, St. This plat is known as Langley Meadows and consists of Tax Parcels I 02305- 9113, 9151, 9049, 9222 and 9179. This reconnaissance was performed to ascertain whether or not there were wetlands on or near the plat. If any were found off the plat a determination of distance form the property line was made . The general location of the site is shown in Figure I. No wetlands were found on the proposed Plat. METHODOLOGY .. • ~ I• . . ,, Site -·· -SE 1281H ST Figure 1. General location This study was conducted using the 1987 Corps of Engineers Wetlands Delineation Manual as revised by the Washington State Department of Ecology in March of 1997. The three parameters for distinguishing wetlands include hydric soils, hydrophytic vegetation and hydrology. Hydric (wetland) soils are defined as those soils which are saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions that favor the growth and regeneration of hydrophytic (wetland) vegetation. Indicators of the hydric soils include low soil chroma, mottles, gleying, and high organic content. During the field investigation soils were examined for these hydric indicators. Hydrophytic vegetation consists of plants that grow in water or in a substrate that is at least periodically saturated. Commonly occurring plant species have been rated by the U.S. Fish and Wildlife Service (Reed 1988) as to their frequency of occurrence in wetlands. The rating system uses a range from obligate upland (those occurring in wetlands less than 1 % of the time) to facultative (those occurring in wetlands 33% to 99% of the time) to obligate wetland (those occurring more that 99%of the time in 1 _. wetlands). For an area to be considered a wetland vegetative community, more than 50% of the dominant species in that area must be rated as facultative or wetter. The hydrology of the site was examined as was the vegetation and data pertinent to all three parameters were recorded on forms that are included. The parcels making up the plat were transected on foot by a Professional Wetland Scientist. In areas where buildings were present the transects were approximately 200' apart and ran in an east -west -east pattern. The northwest corner of the plat contains a large number of trees and other sub-canopy vegetation. In this area the transects walked were approximately 50 feet apart. The borders of the plat were examined as closely as possible for the presence of wetlands off the property. SITE CONDITIONS The proposed development is located in the City of Renton in the "Renton Heights" area. The topography of the site is relatively flat with some minor depressions in the northeast corner. The vegetative community within the developed home sites consists of many non-native landscape species. The northeast corner is dominated by Big Leaf Maple (Acer macrophyllum), Douglas fir (Pseudotsuga menziesii), alder (A/nus rubra), salal (Daultheria shallon), sword fern (Gaultheria shallon) and blackberry (Rubus discolor). WETLANDS No wetlands were found or delineated on these parcels. Within 100 feet, one wetland(#!) was found off the property near the midline of the plat on the eastern side and another wetland mitigation area from a different project (#2) was found off-site near the southeast comer. Figure I shows the location of these wetlands. Figure I. Location of off-site wetlands 2 Wetland #1 is a Palustrine scrub-shrub wetland that would probably be rated as a Type 3. At the point nearest your property the wetland is a narrow point and becomes larger going away from the property line. Wetland #2 is a wetland mitigation area consisting of a channel and hydrophytic plant species supported by a sprinkler system. This created wetland area is well back from the property line. Wetland #2 -A mitigation area Property line 48' from Wetland #2 CONCLUSIONS Both off-site wetlands were on adjoining private property, so the descriptions and distances have been estimated based on the investigators experience. Both wetlands were within I 00 feet of the property line. Neither off-site wetland areas will be negatively impacted by the proposed project, providing building setbacks and standard protection 3 measures, such as filtration fencing and straw bales, are followed during the construction period. This report was prepared to conform with RMC 4 -3 -050. SUBMITTED BY: Jon K. Dueker SIGNATURE Professional Wetland Scientist Certified Wildlife Biologist ( 425) 489-0790 4 • X = soil sampling point Figure 2 Tansect map with sampling point shown as X I JJlead QbrN. & Amoe. Pn,1-,.,,.J uintl .~J"""}',:,r, •o ID• llf'. --L\t. ... 1~ .................... 1 ......... - September 8, 2006 Mr. Tom Foster Fourth Avenue Associates, LLC 6450 South center Boulevard, Suite 106 Seattle, WA 98188 RE: OFF-SITE WETLAND REVIEW FOR THE LANGLEY MEADOWS SITE IN RENTON, WASHINGTON Dear Mr. Foster: ALASKA COLORADO FLORIDA l,1l~S0UR1 ORC:GON \'iA~rllNGTOtJ At your request, Shannon & Wilson, Inc. has prepared this letter describing the conditions observed during our August 23 and 24, 2006, site visits to the future subdivision known as Langley Meadows (hereafter referred to as "the site"). Langley Meadows is comprised of six King County tax parcels, including I 023059-049, -222, -179, -371, -151, and -113 located within the city limits of Renton, Washington (SE 1/4 of Section 10, Township 23 North, and Range 5 East, W.M.) (Figure 1). We were asked to investigate where the approximate wetland boundary was located off site to the east and establish approximately how much buffer would extend onto the Langley Meadows site. BACKGROUND The site is comprised of six recently annexed parcels by the City of Renton, which abuts the Shamrock Heights 2 (Shamrock) development to the east. The Shamrock development remains in unincorporated King County. We understand that the Shamrock site had three wetlands delineated on the site (Wetlands A, B, and C) in 2002 by Gary Schulz, with Wetlands A and B located along the common boundary. Wetland B was located north ofWetland A. It appears from the Topographic Survey and Wetland Delineation Map, Shamrock, (8-1-02) (Figure 2) that the western edge of Wetland B was not delineated, and was shown extending to the western edge of the Shamrock site. The delineation and a mitigation plan were reviewed and approved by King County. Mitigation included the creation ofa wetland area joining Wetlands A and B together. Therefore, an off-site wetland now runs the entire length of the Langley Meadows site 400 NORTH 34TH STREET· SUITE 100 PO. BOX 300303 SEATTLE, WASHINGTON 98103 206·632·8020 FAX 206·695·6777 TDD: 1·800·833·6388 www .shannonwilson.com 21-1-12193-003 Mr. Tom Foster Fourth Avenue Associates, LLC September 8, 2006 Page 2 SHANNON &WILSON. INC. along its eastern boundary. Shannon & Wilson, Inc. estimated the location of that off-site wetland boundary during our site visits. SITE OBS ERV A TIO NS On August 23 and 24, 2006, we conducted site visits to determ.ine the approximate location of the off-site wetlands and categorize the wetland based on the Renton Municipal Code. Using a 200-foot tape measure and known locations on the site, we established the approximate location of the wetland edge. In one location where the wetland was closest to the property boundary, we dug two soil pits to better establish the wetland boundary location. This infonnation is included in the enclosed data sheets. Based on our site observations, the off-site Wetland A has been significantly disturbed over time from various activities such as logging, a nursery that operated on site for several decades, and from dredging and culverting of the wetland. The Shamrock mitigation was installed approximately I to 2 years ago. This mitigation area restored some wetland area that had been filled in the past as a result of the nursery operation (Picture I). Additional fill was evident in other locations of the wetland and upland areas. Invasive plants such as reed canarygrass (Phalaris arundinacea), Himalayan blackberry (Rubus discolor) and evergreen blackberry (Rubus laciniatus) were dominant in much of the southern portion of Wetland A (Picture 2). An area within the wetland had been dredged, creating some ponded water north of the mitigated wetland (Picture 3). At the inlet to Wetland A, north of the site, wetland filling and a culvert were placed, separating an emergent wet pasture from the southern forested wetland (Picture 4 ). WETLAND CATEGORIZATION The City of Renton has three wetland categories as follows: 1. Category I: Category I wetlands meet one or more of the following criteria: (a) The presence of species listed by federal or state government as endangered or threatened, or the presence of essential habitat for those species; and/or 21-1-12193-00J-Ll'wpiLKD 21-1-12] 93-003 Mr. Tom Foster SHANNON &WILSON, INC. Fourth A venue Associates, LLC September 8, 2006 Page 3 (b) Wetlands having forty percent (40%) to sixty percent (60%) permanent open water (in dispersed patches or otherwise) with two (2) or more vegetation classes; and/or (c) Wetlands equal to or greater than ten (10) acres in size and having three (3) or more vegetation classes, one of which is open water; and/or ( d) The presence of plant associations of infrequent occurrence; or at the geographic limits of their occurrence; and/or 11. Category 2: Category 2 wetlands meet one or more of the following criteria: (a) Wetlands that are not Category 1 or 3 wetlands; and/or (b) Wetlands that have heron rookeries or osprey nests, but are not Category 1 wetlands; and/or (c) Wetlands of any size located at the headwaters ofa watercourse, i.e., a wetland with a perennial or seasonal outflow channel, but with no defined influent channel, but are not Category I wetlands; and/or ( d) Wetlands having minimum existing evidence of human-related physical alteration such as diking, ditching, or canalization; and/or 111. Category 3: Category 3 wetlands meet one or more of the following criteria: (a) Wetlands that are severely disturbed. Severely disturbed wetlands meet the following criteria: (1) Are characterized by hydrologic isolation, human-related hydrologic alterations such as diking, ditching, canalization and/or outlet modification; and (2) Have soils alterations such as the presence of fill, soil removal, and/or compaction of soils; and (3) May have altered vegetation. 21-1-12193-003-Lliwp!LKD 21-1-1219)-003 Mr. Tom Foster SHANNON &WILSON, ING Fourth Avenue Associates, LLC September 8, 2006 Page4 (b) Wetlands that are newly emerging. Newly emerging wetlands are: (I) Wetlands occurring on top of fill materials; and (2) Characterized by emergent vegetation, low plant species richness and used minimally by wildlife. These wetlands are generally found in the areas such as the Green River Valley and Black River Drainage Basin. (c) All other wetlands not classified as Category I or 2 such as smaller, high quality wetlands. Based on our assessment, the off-site wetland appears to be a Category 3 wetland because the wetland has human-related hydrologic alterations both at the outlet off the Shamrock site to the north, where the adjacent land owner constructed a road and converted the flow, as well as on the Shamrock site with some redirection of flow, and canalization where they have joined Wetlands A and B. It has both the presence of fill as well as soil removal in some locations, and has altered vegetation as shown by the predominance of recd canarygrass and blackberries in places and other invasives. Category 3 wetlands require 25-foot buffers under the City's code. CLOSURE The findings and conclusions documented in this letter have been prepared for specific application to this project, and have been developed in a manner consistent with the level of care and skill normally exercised by members of the environmental science profession currently practicing under similar conditions in the area, and in accordance with the terms and conditions set forth in our signed proposal. The conclusions presented in this letter are professional opinions based on interpretation of information currently available to us, and are made within the 21-1-12193-003-Ll/wp/LKD 21-1-12193-003 Mr. Tom Foster Fourth Avenue Associates, LLC September 8, 2006 Page 5 SHANNON ~WILSON. INC. operation scope, budget, and schedule constraints of this project. No warranty, express or implied, is made. Sincerely, SHANNON & WILSON, INC. Katie L. Walter, P.W.S. Associate Natural Resources Manager PCJ:KLW/pack Enclosures: Figure 1 -Vicinity Map Figure 2 -Shamrock Topographic Survey and Wetland Delineation Figure 3 -Off-site Wetlands Buffer Map Figure 4 -Photographs ( 4 pages) Data Sheets (2 sheets) 21-1-12193-003-LI /wp/LKD 21-1-12193-003 ·., 11)~111 PC SE \~7!H PL i J]o~. ' , ~ ~ I L:i ~ : ~I. JIG.1_CT_)f·,~J ., ~ __ ........,_:-ttt: v, ,_ mrri /NO ! ,_ i i ! 0 ...,. M[ l VIJ 2_!,10 S 1/4 • 1/2 Scale in Miles NOTE Reproduced with permission granted by THOMAS BROS. MAPS@. This map is copyrighted by THOMAS BROS. MAPS@. It is ' IOLND ST ~ V I 4t4Tu 7 'i. ,:~._, 115ni P. I;! ,;, > < _, a a»rrY PARK w ~ SE IJ8HI Sf > e, ~ SE 139TH C ~ Pl ~ -l ""'" :! -s;. 2 sr 980 CDMFlfU) PAR.II. '" ~ ",E :3z.•m ,,. l l~NJ' ,-:- ~1 ~ Langley Meadows Renton, Washington VICINITY MAP J N I N unlawful to copy or reproduce all or any part thereof, whether for September 2006 21-1-12193-003 ·, personal use or resale, without permission. All rights reserved . .c; SHANNON & WILSON, INC. FIG 1 ~ Geotechnical and Environmental Consultants • u:1.., ________________________ .... ___________ ._ _____ ., ' C; I HO~-rlfl :UNl'IO:) ::,,.,,. • I k\ i H ________ >1_:J_o_1:1_w_tl'._H_s _____ _ NOIJ tt3NIHO ONrll~ v ,UAMS :JJHdYH90dO.l I i ' • ~ . . ~· .. i !11 I 11·., '1, ,. '"' 11, i: l•t,1i • 11 •,•; l-' ••••• ii!~i j ;'" • • • L ii _; " I I ,, ' I I \ "" ~ ! ' . ' ' I ,!!- l__ I··, LJ D'; l:_j ~ .i;;; 3 8 :. ~ j f M ,g' M I ~ ~ ~ ~ ~ , I I -; /-~~ ---. __ E-1, ClT'. I I ____J L J!-, ,-~ --_ _>J -~ "' -----/ ' I \ -1 I I 2 5' Buffer · 1'--" \ • I \ I I I · ii ,~-·=ec=~J ~-- "\~,------~ ' I ---*------;;(-_/''--.___ -J_ J ( (_~--- 1t_~~-f;_;?-.. -. / ·,,_ ~ I i j I /! 111 (* ·.. QI : : 25' B uffe, J~----i / . C\I I ~ h= " , . ·1,_ . =,,=1r--~ \ w I G . ·-· --.c.J \ ; 11 . ·. rC~ • .----><-Langley Meadows Site \~ 1 Shamrock Site !l!_/)11~--, -1 .··;--11 ••• I -~-r~LJ-,' ,' ~-,, j . \"-r-' J / / ~---Approximate Boundary of r l .1 1 --~ ( I ". . \' ; l / / Existing Off-Site Wetland j -I . . . . . / ·1 t· _\ . _i r / / ... {Wetland B) L . I I '1__J /',;-,_/ \ / // • I . f I • • I L . -~ ·---· ~' .... _!__ I -x---~::::-- 1 • "~ · C-------==1 DATA PLOT 1-C-t-,D~TA PLOT 2 r~Ff-----_ _ , '\~ ~, ~~ _n I~, , • I I 0, .re=:= r ,, r)d__11 l --i. ~ 1r/c J\ A\\ L j 11, L"ca~-~~l I J / . \ \ -\ _J 1 L-*-------* \ j I \ J 'v--x---_;: ,___ \ I ) j Approximate Boundary of Created Off~Site Welland (Mitigation Area) \ I ( / • I • . l / I L • ~-\'[6T--:Sl ,1 ::,II ~ Q 0 0 25' Buffe~> ;-:-]*\ (. / 11 \ \ / \ '. ;::;--;_ ~I . ...:. / ~ -Approximate Boundary of Existing Off~Site Wetland (Wetland A) l l NOTE Figure adapted from electronic file provided by Offe Engineers, dated 8-31-2006. 0 100 200 Scale in Feet Langley Meadows Renton, Washington OFF-SITE WETLANDS BUFFER MAP September2006 21-1-12193-00 SHANNON & WILSON, INC. j FIG 3 Gaote.::hnlcal snd En11fronmenlel Con~ultents • "--------------------------------------------------------------------------------'---- Ojj~site Shamrock mitigated wetland area. connecting Shamrock Wetlands A and B. Langley Meadows e Renton, Washington Picture 1 Seotember 2006 21 -1-12193-003 2 I -l -12 193-003-LI -P hutos.um:lwp/LKD SHANNON & WILSON , INC. I FIG. 4 Geolechnic.al and l.nvironrnenlal Consulta.n 1s ~· --;·r,, r /·: Ji - t I :.~Jr/ ft ·. £ :r I~ r ,,.~->1/Jk.i./ t i r·· :.,~ ...,,,,l -' .. I .. . . . .. . ~; ·,, ,., ' .,,_;' 7-!~ .. ~~.t..,,!.;-~ .. , .. ~.~ ~-.... ..., Off~site Shamrock mitigated wetland area , co nnecting Shamro ck Wetlands A and B. Langley Meadows Renton, Washington Picture 1 Seotember 2006 21 -1-12193-003 ~ I -l -12193-0 03-1.1 -l'h"t",.dndw p/LKI ) SHANNON & WILSON , INC . I FIG. 4 Geo4echnical and Lnviroomenlal Consultanrs Disturbed wetland area with eviden ce of dredg ing and invasive vegetation, s u ch as th e dominan ce of r eed cana ,ygrass ( Ph alaris a rundinacea) an d Him11la yan bla ckbe r ry (Rubus dis colo r). Langley Meadows Renton , W as hington Picture 2 21 -1 121 <J3 -0tl3 -1.1 -l'hulus.<l odw pll .KD Seotember 2006 21-1 -1 2 1 ~3-003 SHANNON & WILSON, INC . I FIG. 4 Oootechnical and Environmental Consullan1s ~..,! ~ ~ .. , :( , I Dredging of the off-sit e Sh amrock wetland located approx inuttely 400 feet north of th e Langley M eadows so uthwest proper!)' co r ner. Langley Meadows Renton , Washington Picture 3 Seotember 2006 21-1-12193-003 }1-1-12 193 003-LI -PhlllO> Joc/wp/LK D SHANNON & WILSON , INC . I FIG_ 4 Geolcchnocal Md Envoroomeo1a1 Consu1tan1s 2 1-1-121 93-003-LI -Ph olos.il oc/wrvLKD Off-site wetland nea r the La.ngley Meadows n o rth prope,ty line has been cleared and c ulverted, separating the P.mergenr wet p asture (as shown) from Wetland A. Langley Meadows Renton, Washington Picture 4 Seotember 2006 21 -1-12193-003 SHANNON & WILSON , INC. I Geotechnteal and Environmental Consutlants FIG. 4 Data Point: J_ of ?/ ~l~ DATA FORM ROUI'INE WEILAND DETERMINATION Project/Site: Date: !t> • ,z,.j · "' (.. Applicant/Owner:.-: ,,...::...:-:i;+:-¥-!=¥-~:z.:c..::....,.~T~...,.;~==-. City: ~ l~In~v~es=u'..'.:·g!!:a~to~r~:..:::f::::!::::~~===:::!:~~=~!:::::!:::::::::::::::::::=:~~----l County: ~ State: --'~'-'-""--- Have vegetation, soils, or hydrology been disturbed: Yes ) Is the area a potential Problem Area: · Yes o (If needed, explain on reverse.) VEGETATION "ominant Plant Snedes St~m ~ Indicator Dominant Plant S11ecies Stratum 2'ii Cover Indicator 1...>.1:.,.,..,. t~Lt<.tkl...tt iD; ~-1. 2~ llhj """· =-"' I-+-10/f f&W 2. 3. ) ' 3. 4. 4. 5. 5. 6. 6. 7. 7. 8. 8. Percent of Dominant Species that are OBL, 01. FACW or FAC (except FAC-). *-Dominaot species. Cowardio Classification: V,< W~-l/i)~e.. 7.t,,111.( L,. -S..k ¥1,\.-(,, . Remarks: ~s ~t ~}-~dvd fU;jii'c... ~~1'~ l-vil<a~~ . HYDROLOGY -Recorded Data (Describe io Remarks): Wetlaod Hydrology Indicators _ Stream, Lake, or Tide Gage _ Aerial Photograph -Inundated -Other Saturated io Upper 12 Inches X - No Recorded Data Available -Water Marks Water Lines --Sediment Deposits Field Observations: -Drainage Patterns in Wetlaods Depth of Surface Water: t.]/A (io.) -Oxidized Root Channels in Upper 12 Inches Depth to Free Water in Pit: ~,?'r (io.) Water-Stained Leaves Depth to Saturated Soil: ik (io.) - -l..ocal Soil Survey Data Other (Explaio in Remarks) Ilemarks: ~·t,, .Jv::J tt-f-\'{· 1~<;. . ~ w,{-~t,'fj w-e~ ~.-til°'}j vr¥'n-t. Data Point: J_ of _Z::: sons Map Unit Name: · (,. Ag C }oramage Class: ~:..=....:...:........::..:.J..-:+~--'-"-'-:.....:. b-I s-v4 Field Observations Taxonomy (Subgroup): -----------Confirm Mapped Type? Profile Description: Depth Matrix Color <inches} {Munsell Moist) b-~ l?!) rz.-v,h- 9 + I 0/ r?-~11 Hydric Soil Indicators: Histosol Histic Epipedon Sulfidic Odor Mottle Colors {Munsell Moist) 0 o ~,,.,,.ftla,y '0JM /"' I Probable Aquic Moisture Regime Reducing Conditions Gleyed or Low-Chroma Colors WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes ("1~ Hydric Soils Present? Yes r·JJ .... ,, 1 Wetland Hydrology Present? Yes ('No)' Remarks: ~ ~ ~~ ?, W-l-931DATA.FRM'11lll-lkd/dp Mottle Abundance/Contrast Texture, Concretions, Rhizospheres. etc. t~ Concretions High Organic Content in Surface Layer Organic Streaking Listed on Local Hydric Soils List Listed on National Hydric Soils List Other (Explain in Remarks) Is this Data Point Within a Wetland? ~ C,fl~a_. Ycse) Data Point: "2-of Q/ ~ DATA FORM ROUflNE WEILAND DETERMINATION Project/Site: Date: "f> · ,z..,j · t> C.. Applicant/Owner: City: ~ l~I~nv~es~tig~a~to'.::r'...::~=!::::::~~=====~:!:=:::=:::;::!:::::=~==::.C::::'.... __ _j County: :::: State: _.,,_~"-'-'-- Have vegetation, soils, or hydrology been disturbed: Yes Is the area a potential Problem Area: Yes (If needed, explain on reverse.) VEGETATION HYDROLOGY _ Recorded Data (Describe in Remarks): _ Stream, Lake, or Tide Gage _ Aerial Photograph Other 4 No Recorded Data Available Field Observations: Depth of Surface Water: "1/-A- Depth to Free Water in Pit: ~ Depth to Saturated Soil: ~ (in.) (in.) (in.) Dominant Plant Species Stratum % Cover Indicator 1. ------~ ~----~ 2. ------~ ~----~ 3. ------~ ~----~ 4. ------~ ------ 5. -------~----- 6. ------------- 7. ------------- 8. Wetland Hydrology Indicators Inundated _ Saturated in Upper 12 Inches Water Marks Water Lines _ Sediment Deposits _ Drainage Patterns in Wetlands _ Oxidized Root Channels in Upper 12 Inches Water-Stained Leaves _ Local Soil Survey Data _ Other (Explain in Remarks) Data Point: -Z,, of Z,. SOILS Map Unit Name: Taxonomy (Subgroup): ------------No Profile Description: Deplh (inches) b-1~· \1-+tl Matrix Color (Munsell Moist) \51~/ 1 I ~(l,'l, ( I Hydric Soil Indicators: Histosol Histic Epipedon Sulfidic Odor Mottle Colors (Munsell Moist) I ~04 /~ C l r Probable Aquic Moisture Regime Reducing Conditions Gleyed or Low-Chroma Colors Remarks: ~iJ 'D e,,-1, WETLAND DETERMINATION Hydrophytic Vegetation Present? ~ No Hydric Soils Present? No Wetland Hydrology Present? No ) 1-2")3/DATA.FRM!i'RH-lkd/dp Mottle Abundance/Contrast NM- Concretions Texture, Concretions, Rhizospheres. etc. ) High Organic Content in Surface Layer Organic Streaking Listed on Local Hydric Soils List Listed on National Hydric Soils List Olher (Explain in Remarks) ~. Is this Data Point Within a Wetland? ~o , October 11, 2006 Mr. Tom Foster Fourth Avenue Associates, LLC 6450 Southcenter Boulevard, Suite I 06 Seattle, WA 98188 RE: OFF-SITE WETLAND REVIEW METHODOLOGY FOR THE LANGLEY MEADOWS SITE IN RENTON, WASHINGTON Dear Mr. Foster: At your request, Shannon & Wilson, Inc. prepared this additional letter describing the methodology used to estimate the off-site wetland boundary observed during our August 23 and 24, 2006, site visits to the future subdivision known as Langley Meadows (hereafter referred to as "the site"). In our initial scope of services, we were asked to estimate the appr~ximate wetland boundary on the Shamrock property, which borders the site to the east. Using these approximate wetland boundaries, we could establish approximately how far the wetlands buffer would extend onto the site. We could not delineate the off-site wetlands because P,ermission to access the adjacent site was not granted. When the Shamrock site was platted in 2002, Gary Schulz delineated three wetlands on the site (Wetlands A, 8, and C), with Wetlands A and 8 located along the common boundary. Wetland 8 was north of Wetland A. It appears that the western edge of Wetland B was not delineated, and was shown extending to the western edge of the Shamrock property. Mitigation on the Shamrock site included the creation of a wetland area joining \Vetlands A and B. Therefore, an off-site wetland now runs the entire length of the eastern site boundary. Shannon & Wilson, Inc. estimated the location of that off-site wetland boundary during our site visits on August 23 and 24,2006. We walked the site boundary to identify plant community types and wetland classification types visible from the property boundary. We used the triple-parameter approach, which considers the presence of vegetation, soil conditions, and hydrologic conditions in determination of wetland 21-1-12193-003 Mr. Tom Foster Fourth Avenue Associates, LLC October 11, 2006 Page2 SHANNON ~VIIILSON. INC. areas. For an area to be considered wetland it must display each of the following: (1) dominant plant species that are considered hydrophytic by the accepted classification indicators, (2) soils that are considered hydric under federal definition, and (3) necessary hydrologic conditions under federal definition that must be present or inferred at the site. Using methods described in the 1987 Army Corps of Engineers Wetland Delineation Manual, and supplemented by the 1997 Department of Ecology's Washington State Wetlands Identification and Delineation Manual, we estimated the location of the off-site wetland. While we were not authorized to delineate the off-site wetland, we did dig two soil pits near the property boundary. The selected data points identified plant community types to help describe general conditions at the property boundary and better establish the wetland boundary location. Using a 200-foot tape measure and known locations on the site, we established the approximate location of the wetland edge. Data from the soil pits was included in our initial letter dated September 8, 2006. In our opinion, our assessment of the off-site wetland is sufficiently accurate to show where the wetland buffer overlaps with the site. Further assessment of the off-site wetlands was not completed because we did not have a right-of-entry to delineate wetlands on a site not owned by you. If you have any questions, please contact me at (206)695-6738. Sincerely, SHANNON & WILSON, INC. Ka.ii; L. Walter, P.W.S. Associate Natural Resources Manager KLW:CAR/klw l l -l • l 219:HJQl-UJwpll..KD 21-1-12193-003 Oct 25 06 08:39a jim hanson HANSON CONSULTING Jim Hanson 604228170 360-422-5056 October 25, 2006 Neil Watts, Development Services Director City of Renton 1055 south Grady Way Renton WA 98055 Subject: Langley Meadows Preliminary Plat Dear Neil: v alerie asked that we write this letter to clarify three items we discussed concerning the Langley Meadows Preliminary Plat. Our i.mderstanding is that: I. Alley access for this plat is not feasible and therefore not required because of the following: • Because of the width of the parcels to be developed and the existing lot configuration along Hoquiam Ave NE the loop road design works best. • Most lots are 50 foot wide and between 90 and I 03 foot in depth. We have been told by the City that lots in the R-8 zone are preferred to be 50 foot wide and 100 foot deep. The lots being proposed meet these criteria • In order to design an alley in the center of the site the lots would need to be decreased in depth and made wider resulting in a shape not contusive to typical house construction. Builders are reluctant to build on lots that do no meet the norm in the area p.2 • The addition of alleys will increase the hard surface and therefore increase the storm water runoff. Just the opposite of the new "LID" being preferred in the area. • The loop road is the preferred alternate in the code and is being provided. 2. The required two trees per lot will count as part of the tree replacement requirement for the plat iftbe trees are a mioimum of2 inch caliper. 3. The landscape strip along Hoquiam Ave NE must match the existing approved street which is constructed with a five foot wide landscape strip rather that a ten foot strip. ( \. ic ·. j~ I J-:iJ./· Concurrence: Neil Watts / \;' l{ (,;/_,. t(_,.f/i / ---,,1--"--.l--'----------"~--'---Date: o,;;t 2& ZOOb HANSON CONSUL TING September 13, 2006 Valerie Kinast Associate Planner City of Renton Development Services Division 1055 south Grady Way Renton WA 98055 Jim Hanson 360-422-5056 Subject: Langley Meadows Preliminary Plat Dear Valerie: This letter is in response to your letter dated August 3, 2006 outlining items that need to be addressed prior to acceptance of the application for the Langley Meadows Preliminary Plat. 1. William Gustin is deceased. Clarification was submitted with the plat application. 2. Alley access for this plat is not feasible because of the following: • Because of the width of the parcels to be developed and the existing lot configuration along Hoquiam Ave NE the loop road design works best. Most lots are 50 foot wide and between 90 and I 03 foot in depth. We have been told by the City that lots in the R-8 zone are preferred to be 50 foot wide and I 00 foot deep. The lots being proposed meet these criteria. • In order to design an alley in the center of the site the lots would need to be decreased in depth and made wider resulting in a shape not contusive to typical house construction. Builders are reluctant to build on lots that do no meet the norm in the area. • The addition of alleys will increase the hard surface and therefore increase the storm water runoff. Just the opposite of the new "LID" being preferred in the area. • The loop road is the preferred alternate in the code and is being provided. 3. A revised wetland report is being submitted including all of the properties within the plat. An additional report is being submitted for the wetland to the east and shows the buffer in relation to the plat. 4. The tree retention plan has been revised to show the 25% retention requirement. 5. The landscape plan has been revised to show 2 trees per lot. The landscape strip along Hoquiam is presently 5 feet for all the new developments recently c ___ c meted. We met with Mr. Watts and h • ....dvised that we should match the existing street design as developed rather than install the 10 foot strip. 6. The plat plan will be revised to show an access easement rather than the access tract. Dimensions will be provided. The Density Worksheet will be revised accordingly. Dimensions between the existing structures and lot lines are now shown. 7. The Density Worksheet has been revised to reflect the access easements. There are no wetlands on the site to be deducted. At our meeting with Mr. Watts he indicated that he would review items #2 (alleys) and item # 5 (landscape strip on Hoquiam) for approval. New PMTs will be provided upon acceptance of our revised plans. If you need any further clarifications on the application please let us know. ""Youj/ YJ.:.-"""" fT~,.·---- im Hanson cc. Tom Foster CIT'90F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator ~~ ~-~ Kathy Keolker, Mayor &N~o;_1---------------------------- August 3, 2006 Darrell Offe Offe Engineers 13932 SE 159th Place Renton, WA 98058 Subject: Dear Mr. Offe: Langley Meadows Preliminary Plat LUA06-087, PP, ECF Incomplete submittal I've reviewed your submittal for the Langley Meadows Preliminary Plat and there are a number of items that will need to be addressed before we can accept the project for review: l. Signatures of owners. It appears that William Gustin did not sign a Master Application form. Please have this done. 2. Alleys. The site configuration should include alleys. This was pointed out in the pre- application meeting. The subdivision regulations require alleys unless they are not feasible (RMC 4-7-150E5). Alleys would be possible in the central block of lots and behind the lots that are west of proposed Road C. 3. Wetland delineation. The wetland report does not encompass the complete site. It is missing the 2.4 acre lot, belonging to Prummer, on the north of the site. The report does not adequately document the categorization of the wetlands near the site. Wetland 2 was not categorized at all. Neither of the documented wetlands was delineated and the standard measures of wetlands, which include soils, plants and hydrology, were not documented. Off-site wetlands within 100 ft. of the project should be shown on the project drawings. They should be labeled with their categories and their buffers should be shown. If their buffers extend on to the site, the area of the buffer on the site should be listed on the face of the plat. Please have the wetlands report supplemented and revise the project drawings accordingly. 4. Tree retention plan. The submitted tree plan did not show which trees will be retained to meet the 25% tree retention requirement. Please revise the plan. 5. Landscape plan. The submitted landscape plan did not show the two new trees per lot. It also did not show the IO ft. strip of landscaping required along Hoquiam. 6. Plat plan. Tract A should be an access easement and not a tract. Renton City code does not allow access tracts. The access easements should be labeled as such and the square footage of each should be noted. (The density worksheet will need to be revised to reflect this.) Label the dimensions of all access easements. The width of -------10_5_5_S_ou_th_G_r_a-dy-W-ay---R-e-nt-on,_W_as_h_in_gt_o_n_9_8_05_5 ______ ~ @ This paper contains 50% recycled material. 30% post consumer AHEAD OF TIIE CURVE Langley Meadows Prelimir LUA 06-087, PP, ECF August 2, 2006 Page 2 of2 'lat -Revisions Request the streets should be labeled. Please label the dimensions between the existing structures that will remain and the proposed lot lines and easements. Please label the road 142nd Ave. SE with its Renton name: Hoquiam Ave. NE. 7. Density worksheet. Revise to reflect the increased area of access easement and, if wetlands are present, the wetland area (not including the buffer area). Please remember to submit PMTs of any revised plans! I've routed the project to Ameta Henninger so that she can look over your submittal, although it's not accepted yet, she can make any requests she may need early and you can address those while you are addressing the planning issues. We will be able to accept your project for review when we receive the requested information. Please contact me at ( 425) 430-7270 if you have any questions. Sincerely, Valerie Kinast Associate Planner cc: Tom Foster I Applicant Francis J. Prummer, Thomas & Patricia Waters, Monte & Karen Moore, James & Cynthia Zerby, Tiffany Gustin I Owners DEVELOPMENT PLANNING City of Renton CITY OF RENTON JUL 11 2006 LAND USE PERMIT RECEIVED MASTER APPLICATION PROPERTY OWNER($) NAME:c::,......_f" ,._..........,,, LL- /~ .M-1 I f"l"C.-"IT"C D us ADDRESS: CITY: ZIP: TELEPHONE NUMBER: APPLICANT (if other than owner) CITY:~c..e ZIP: TELEPHONE NUMBER VJb -Z-44--ot:z.:2- CONTACT PERSON U- COMPANY (if applicable): (3J6l NEER f. ADDRESS: #, -f'L-. CITY· &NTON Q:wcb/pw/devserv/forms/planning/ma<;terapp.doc PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: UW6U. M e.A-fXJ w's pW PROJECT/ADDR SS(S)/LOCATIOI\I AND ZIP CODE: /J-Zo4--14 z,":![ Ari&. ~ EXISTING LAND USE(S): ;Je,LE. Oh7t P!3,0POSED LAND USE(S): vi 11 '/. Ii. m,n, 1.- PROPOSED COMPREHEN VE PLAN MAP DESIGNATION (if applicable): '? /1-M £ EXISTING ZONING: /( -~ PROPOSED ZONING (if applicable): 51/!J;J/!. SITE AREA (in square feet): 4-@ b Z C:, / SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED 0 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): 7, NUMBER OF PROPOSED LOTS (if applicable): 7 O NUMBER OF NEW DWELLING UNITS (if applicable):b 06113/06 P JECT INFORMATION (con1 1ed) ,---->--=--'-'-'---tr'------------, 'I 13, s~o. Op o NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: • ' SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 2 t; (0 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0()/) SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): I,/ A SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): '/,/ 4- NET FLOOR AREA OF N N-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLO ED BY THE NEW PROJECT (if applicable): #, ,4- o AQUIFER PROTECTION AREA ONE D AQUIFER PROTECTION AREA TWO D FLOOD HAZARD AREA D GEOLOGIC HAZARD D HABITAT CONSERVATION D SHORELINE STREAMS AND LAKES D WETLANDS LEGAL DESCRIPTION OF PROPERTY ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. {Attach legal descriotion on seoarate sheet with the followina information included) SITUATE IN THE /1111' QUARTER OF SECTION/0 , TOWNSHIP~, RANGE ()5, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. ~_l'-f i. blac--1-'Jt'cO 3. p 2. Uw t£f..,/'.?w c;-rx,1 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) ~ / Jc ,n,JQ .s A':..S (Cr , declare that I am (please check one) _ the current owner of the property involved in this application or ::::::1he authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my kn9wledge and belief. l certify that I know or have satisfactory evidence that ;~:v s --k J~ ~aiN U ,-c1L _ _ signed this instrument an.d ack~o~ged it to be his/her/their if;;e and voluntary act for the , / I ~ uses and purposes mentioned 1n the instrument. -----~--?~ (Signature of Owner/Representative) (Sign GEORGE N. DINIUI NOTARY 11\alC ITATEOFVIMI I IIS COtMSSlON EllNa EBRUARY 19, 2010 Q:web/pw/devserv/forms/planning/masterapp.doc Notary Public in and for the State of Washington (s.e <"'--f"j€ {\__) I' •A ' <-<-./' Notary (Print), ____ J_,__ --~c.!.....d'--'-'i~"-''-'-'-· __ _ My appointment expires:.~~~~~l ~l_,_, ~)v~;_o __ _ ' 2 06/13/06 ·' ·,~· ·-,1r,,.,.··.1; IUtM1Q Jll 3DH030 :)UIUq YAA ~-)I'! MJ ill l&W\ ,('. ;lA''l ..... ,i*';,: \M,-·; o~ e,· , .,i,,.1,193~ City of Renton D'i'Eh~~wi1~%NING LAND USE PERMIT JUL 1 1 2006 RECEIVED MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: · :1 Pf-Af'l '{ Gu .s: Tl N ADDRESS: \2.:20"\ l '-{ -:)_ rJ fl Mic \; .:::; <o,o \+Cl lli.l I P.,rY\ P<,\J\2 NE" PROJECT OR DEVELOPMENT NAME: /,,, , l ,~ lit -i."'4-d O u.J", PROJE~T/AD6RESS(S)/LOCATION AND ZIP CODE: CITY: KEN\DN ZIP: 'i /5tJS9 (p 70 1--fvF {tr-,_ . ,4,e N£ TELEPHONE NUMBER: (;la~) d 1 \,,-?:, S's-1 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) ;o-;i.3o5q/61H NAME'-Jo J1;t f;dt., / 6-e+-< 'I JnA'-'\f} { I • COMPAN/. (if app~able): l . L,,._.._. c ,{,u .,_,,t--1. • I' Pit_, , .. r, br c,J" .J-~c. ' I . I ADDRESS: 'i'o U·nl fJ u-h/ t3 Iv/ li I t6 Le t/5't.J EXISTING LAND USE(S): \ 1 "-' r /-e. h:J,,,v,... I <--r , • PROPOSED LAND USE(S): { s I ~, { le. f;,,t. ,""'-. • 'I / . EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CITYs~ fH1lc W'--1 ZIP: q 8--t~ PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): TELEPHONE NUMBER 20(., -'-{ '3<J •• £'-19 I EXISTING ZONING: 12 · B CONT ACT PERSON PROPOSED ZONING (if applicable): e.. g NAM]) i!,,LLJ l ( v{(e_ SITE AREA (in square feet): SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE GOMPAj/: applicab6 . D e. 1-./ ~ I t,J.t..,<tL S, ' DEDICATED: SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: / 0932 ~F /5'9 (}L. PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: /Z7t.....tt-'O~ [).J "l <:;fro5o ACRE (if applicable): NUMBER OF PROPOSED LOTS (if applicable): TELEFHONE N~BER AND E,MAIL ADDRESS: ~-2, 5' ' 0 -. ?;L/ l 2-. l'JA,v-ttl. a ff.e (iiJ {o=,-\. ,J~f' NUMBER OF NEW DWELLING UNITS (if applicable): Q: web/pw/devser v/forms/plannin g/ masterapp. doc 07/28/05 PR ECT INFORMATION (contin d) NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (ii applicable): BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): D AQUIFER PROTECTION AREA ONE 0 AQUIFER PROTECTION AREA TWO D FLOOD HAZARD AREA D GEOLOGIC HAZARD o HABITAT CONSERVATION o SHORELINE STREAMS AND LAKES 0 WETLANDS LEGAL DESCRIPTION OF PROPERTY ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION _,TOWNSHIP_, RANGE_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. 3. 2. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) --r \.ff:& tJ'< G \.J .:,,n J ' tleclare that I am (please check one) V(j;. current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers h!3reln contained and the infonnation herewith are in all respects true and correct to the best of my knowledge and belief. , I certify that I know or have satisfactory evidence thatl ~~ [,. ~ (Signature of Owner/Representative) Q: wcb/pw/devserv/forms/p lanning/ masterapp.doc signed this instrument and acknowledged tt to be his/he,~~ d voluntary act for the uses and purposes mentioned in the instrument Notary (Print) My appointment expires: _ _,__/ ...c}_-_/_q___:__-Q ___ ~I--- 2 07/28/05 City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: :.:.-~ --,,., ~ ~;:, '-2 {' ,6.J PROJECT OR DEVELOPMENT NAME: C'f\..J t, ,z L c e d,~i ADDRESS: {,• &: ~( My, ,c.L ~. ---·· A,);-<' 1C£ ( .. . I ... fft .t.4-d c, cu"-- PROJE6T/AD6RESS(S)/LOCATION AND ZIP CODE: CITY: /!.c.,., /f-, ZIP: 76',: ';,''( (({pl-f Horu-uv--/ JfW, NE TELEPHONE NUMBER: (i.rzs') Z'77-c5lC(; KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): /.&,1,1.<. f: #-t<JZ.Jc'c>'I ",'Jf APPLICANT (if other than owner) 1~l1 9. i,~'J (.-:i'"1cl.~ .. llD8_' NAME'-fo ~,l I b J, · O ;i,t 1--o (v' *' 'I tV<V\-.D COMPA~/, (ii applable): /. 7 / . Li+ .... ,,, ,{,,., ~"_,._ •Prk.ti..Jr brc.J,-.. -'-'-'"- ' I I ADDRESS: 'f:ou·n/.C~uJ., dt"/ ,1c I wt. ul/5'o EXISTING LAND USE(S): < I ...., ,/-e.. h\;V\.. I(.-, , I PROPOSED LAND USE(S): [ s I ~' ( /,e_ .{;,1_,""'-• · "-f / ' EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CITYS7 fl-rile W'--1 ZIP: q fs-18¥' PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (ii applicable): TELEPHONE NUMBER 20(., -Y 9<} ,-fi,'-[9 I EXISTING ZONING: 12 ,, 8 CONTACT PERSON PROPOSED ZONING (if applicable): e.g NAM]) J}u.£ I ( o{{e_ SITE AREA (in square feet): SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE GOMr;;J/;ap~lic~4.c ,;-t-.{;L":, , 'C ···7 ADDRESS: , J'191y 'L ~i;. ,,, rt.-/S-c:; DEDICATED: SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ;:1·,,--... ,.:.; " CITY: ZIP: R ~ 1--1 ic»cJ ... ,.. CJfros0 .Jr:. A--} ACRE (if applicable): NUMBER OF PROPOSED LOTS (if applicable): TELtfHONE N~BER AND E-MAIL ADDRESS: . z.. g-' {J .. 7:,Z'.l l 2-. ll.A<'li'.tl{ -(] fl-e di) l_.,._,_c,'><'-7~. ki.(_,f' NUMBER OF NEW DWELLING UNITS (if applicable): Q: web/ pw/ de vserv/fonns/plann i ng/mastera pp. doc 07/28/05 PR ECT INFORMATION (contir .d) NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): O AQUIFER PROTECTION AREA ONE D AQUIFER PROTECTION AREA TWO o FLOOD HAZARD AREA D GEOLOGIC HAZARD D HABITAT CONSERVATION o SHORELINE STREAMS AND LAKES D WETLANDS LEGAL DESCRIPTION OF PROPERTY ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. (Attach legal description on seoarate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION_, TOWNSHIP_, RANGE_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. 3. 2. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) .Ja.,._,,.. , tleclare that I am (please check one) v;;;;, currant owner of the property involved in this application or__ e authorized representati to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers h~rein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. I certify that I know or have satisfactory evidence that ~~ L t ~·/:6,c l.. 2@"'4) signed this instrument and acknowledged It to be his/her/their free and untary act for the uses and purposes mentioned in the instrument (S nature of Owner/Repres Notary Public in and for the State of Washington (Signature of Ovmer/Representative) My appointment expires:_.L/ d'=--~d.~'J~r~0-"2,._,_ __ Q: web/pw/devserv/forms/plannin g/ma.sterapp .doc 2 07/28/05 • DEVELOPMENT PL.ANNING CITY OF RENV)•·' City of Renton JUL 1 1 2006 RECEIVED LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: /llt?vf~ '1'-k/lrUU /11 ooA¥ PROJECT OR DEVELOPMENT NAME: I .• ./.,,,,, Ii, .t..4-d D u.J c.. ADDRESS:6;2t ;b4.uiff1YI ,4r;c. AJ.£. CITY: /2b.Jt-o,u ZIP: t/S'C5'f l i6 · PROJECT/AD RESS(S)/LOCATION AND ZIP CODE: I D23oc:;1o<fq J1023oSq22.2_ ¥~ tfe ~~ ,11.,e !Jt:: TELEPHONE NUMBER: )/.:J.. s·-;2.,J&;, -3o3'-/ KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) NAME'--fo ;t,t hrdcv / 6--4< 'I J rvMJ) 7 1 ~ COMPAN{ (if appiable): 1. . L1+4 .,, ..(_,,, -t.-.f~ <'t>rl<..tJ..Jr brDJ{l ..j_,-i<.. r l . I ADDRESS: i/o,h-#-Ceuh/ 8("/ ;,r (ob Lt t./5v EXISTING LAND USE(S): ( 1 .._,, /-e. MN>., / '-r , l PROPOSED LAND USE(S): { s I ~ ( /e_ h.1.•""-, '-I / , . EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CITYS 7 l!--rf le WA../ ZIP: q fr't~ PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): TELEPHONE NUMBER 2_oG -'--{ ':!CJ ,. f;,<-(9 I EXISTING ZONING: IZ -f> CONT ACT PERSON PROPOSED ZONING (if applicable): f.-8 NAM]) , A-t.Lt. l ( o((e.. SITE AREA (in square feet): SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE GOMP~fj.f applicab8 . 0 ~ /..f c, I A)£.,{_ti-, S I DEDICATED: SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: ··· I 1/11_,'J_ SF /S9 fL PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ~ CITY: ZIP: £ z. t--1 t"C ,-..) /..)J 1-.J 9fr0 ~7) ACRE (if applicable): NUMBER OF PROPOSED LOTS (if applicable): TELEFHONE N~BER AND qMAIL ADDRESS: L Z.<, ' 0-~ )2-. b;. rv'-t1 \ . a f/-e. (i)J [01\.<.,,"'7~. "1-e..r NUMBER OF NEW DWELLING UNITS (if applicable): Q: web/p w/ <levser v/ forms/pJann ing/masterapp. doc 07/28/05 PR.ECT INFORMATION (contin d) ;:...::....=--:..:...i.=--:...:..:c::.::..:..:..._~---------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): D AQUIFER PROTECTION AREA ONE D AQUIFER PROTECTION AREA TWO D FLOOD HAZARD AREA D GEOLOGIC HAZARD D HABITAT CONSERVATION D SHORELINE STREAMS AND LAKES D WETLANDS LEGAL DESCRIPTION OF PROPERTY ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. (Attach legal descriDtion on seDarate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION_, TOWNSHIP_, RANGE_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. 3. 2. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I. (Print Name/s) /11of.)'lt; D. ± KA R,,Et,) l. /'flpcfct:, declare that I am (please check one) ~ the current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers h~rein contained and the infonnation herewith are in all respects true and correct to the best of my knowledge and belief. I certify that I know or have satisfactory evidence that M f (C ~L-;l 'l _,.,. signed this instrument and acknowledged it to be his/her/their free and voluntary act for the ~~~ uses and purposes mentioned in the instrument (Signature of Owner/Representative) (Signature of Owner/Representative) My appointment expires: Q: web/pw/devserv/forms/plannin g/masterapp .doc 2 07128/05 DEVELOPMENT PLANNING CITY OF RENTON City of Renton JUL 1 1 2006 RECEIVED LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) APPLICANT (if other than owner) ZIP: q 2f"/ ~ TELEPHONE NUMBER 2,oG -'1 '3<} ,. ii:>'-/9 I CONTACT PERSON NAM~ J)Adl I ( COMPANY if applicabl~: - 0 e. (::' J../ I b.j.u(_,l. S, ADDRESS: )0932 ';F /59 ft_ CITY: /2 'Z Nt-·c.--J [)1 '--l ZIP: 9[ro5c, TELEFHONE N\JNBER A. ND E-MAIL ADDRESS: e.-Z-<, 't4>D -J/1 l 2-. bA ,·{_z I l -a f /-e (:}) {c,rv., •><?,, ;J~f' PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: /,11 .,L .. lit-t-4-d D u..JC.. PROJE~T/AD6RESS(S)/LOCATION AND ZIP CODE: 0b-O ~a+-., lh,c-!Jt!' KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): /O;;J-3051171 EXISTING LAND USE(S): (, 1 ._, r /-(_ b4,v,.. / <-r ' • PROPOSED LAND USE(S): [ s l V ( /-e_ J:/*,""-.. '-f / EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): EXISTING ZONING: 12 -B PROPOSED ZONING (if applicable): f..-8 SITE AREA (in square feet): SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): NUMBER OF PROPOSED LOTS (if applicable): NUMBER OF NEW DWELLING UNITS (if applicable): (.):web/pw/devserv/forms/planning/masterapp.doc 07/28/05 PR ECT INFORMATION (contin d) NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): D AQUIFER PROTECTION AREA ONE D AQUIFER PROTECTION AREA TWO D FLOOD HAZARD AREA 0 GEOLOGIC HAZARD o HABITAT CONSERVATION D SHORELINE STREAMS ANO LAKES D WETLANDS LEGAL DESCRIPTION OF PROPERTY ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. {Attach legal description on seoarate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION_, TOWNSHIP_, RANGE_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. 3. 2. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Nama/s) 'iltroA-J'io;~ 1 .Jt/4~ , declare that I am (please check one) v-;;,e current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the infonnation herewith are in all respects true and correct to the best of my knowledge and belief. (Signature ot Owner/Representative) Notary Publ~ State of Washington MY KHANH TRAN My Appointment Expires Nov. 19, 2008 I certify that I know or have satisfactory evidence that _________ _ signed this instrument and acknowledged It to be his/her/their free and voluntary act for the ',,~,-~m-J(Jilr- llC(h l !\ \ vt( C1 Notary (Print) __ -'------1--"----~--- My appointment expires: ___ l~~. 2 07128/05 • DEVELOPMENT PLANNINr City of Renton CITY OF RENTON ., JUL 1 I 2006 RECEIVED LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER($) PROJECT INFORMATION NAME: 'f R AN c /s _J -f R II M #. E R ADDRESS:~ J 7-H~ cw-e, Ir.£. PROJECT OR DEVELOPMENT NAME: /,11 .• l,_, 11{ -t__,4-d D u._JC.. PROJEJT/AD6RESS(S)/LOCATION AND ZIP CODE: CITY: p, e NirJ ;V-WASH ZIP: '1F iJF1' b q q H~>N ?""'2/V,E. 'f.f:_oS'J i, q b /.I~ ~·lv.f;, 9,yoJ-'j TELEPHONE NUMBER: 4 J-f-j_,. b j_ b J'j KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): Io 2. 30..S--?Ji]-c,/ APPLICANT (if other than owner) NAME~ ~,J t J, O fl;t, /-o (v' &.:w-'I rv,'V\,P I I • COMPA~f. (if appiable): [, . LA-~" ,{_,,, -. -t-"-{. •Pn..,,ur bre.J" -1-,.,..:._ EXISTING LAND USE(S): ( I ...., , I.e. M.v..., I ..... ,. . I PROPOSED LAND USE(S): { s I '--' ( le. L.L,,.,_,_. '--1 ' ' I ADDRESS: 'f/o tJrll-U ._,h_,, t3tv/ j) lvb u L/':Jo / EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CITYS £ (Hf le W"-1 ZIP: q fs'-I~ PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): TELEPHONE NUMBER 20(,, -'i 9<> ,, fl:,'-[9 I EXISTING ZONING: t2 .. f:, CONT ACT PERSON PROPOSED ZONING (if applicable): e.-g NAM]> /4-Ul I ( o{{e_ SITE AREA (in square feet): . SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE GOMP~~J/if applicab8 - D e.. J../ C, HJ.u(_(L ':, I DEDICATED: SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: /1/J31-<; E' /5'CJ /JL. PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: fZ_ 'l N c-o ,._J l.)J k.J 9fr0 So ACRE (if applicable): NUMBER OF PROPOSED LOTS (if applicable): TELEFHONE N~BER AND ,E:jMAIL ADDRESS: (.. l.<, • {J., ? 12-. bA,v-u( _ t'.J f/-e & l,rv.,,...,,,, kit..t' NUMBER OF NEW DWELLING UNITS (if applicable): Q wcb/pw/dcvscrv/forms/planniag/masterapp.dcx: 07/28/05 PR ::CT INFORMATION (contin d) .---~----~----------~ NUMBER OF EXISTING DWELLING UNITS (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): o AQUIFER PROTECTION AREA ONE o AQUIFER PROTECTION AREA TWO O FLOOD HAZARD AREA 0 GEOLOGIC HAZARD O HABITAT CONSERVATION o SHORELINE STREAMS AND LAKES 0 WETLANDS ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE QUARTER OF SECTION_, TOWNSHIP_, RANGE_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. 3. 2. 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) F i-t.,11'1 ( is 3 Fkcm mei,-'declare that I am (please check one) ~e current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers h~rein contained and the information herewith are in all respects true and correct to the best of my kno'Nledge and belief. ;r: . t ~ A::;;+,-,:<1<) J . ~~ (Signature of 0wn:VAepresentative) (Signature of Owner/Representative) Q: web/pw/ devscrv/forms/p lannin g/masterapp. doc I certify that I know or have satisfactory evidence that Fhrn c/:;. T Pvu Jr) Wk/- signed this instrument and acknowledged It lo be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Notary Public in and for the State of Washington Notary (Print) W ,-11 ; o. m k -'( U 6 -.2q -0 q My appointment expires: _________ _ 2 WILU;\M K YU NOT ARY PUBLIC STATE lii \'i,\SH/NGTON COMMl~:,11,W EXPIRES JUNE 29,: ·) 07/28/05 June 14, 2006 Laureen Nicolay City of Renton Development Services Division 1055 South Grady Way Renton, WA. 98055 JUL 1 1 2006 1t:CE.!VEO Re: Preliminary Plat-Application, Langley Meadows To Whom It May Concern: Subject Property: Please find attached our request for a Preliminary Plat Application for the proposed plat of Langley Meadows. The proposed plat includes six KC Tax Parcels which total 10.78 acres (please see attached Exhibit A). The Plat consist of 70 lots based on approved zoning of R-8 as designated through the approved annexation (May 3, 2006, Hoquiam Annexation). The R-8 Zoning is consistent with the Corridor along Hoquiam Avenue :\TE. Density Projections: Based on a total of Seventy (70) lots our net density project is 7.6 based on 486,261 sq. ft. less 88,500 sq. ft. for public right-of-way for a net density of 397,761 sq. ft. The proposed plat of Langley Meadows is on the East side of Hoquiam Ave. NE between NE 61 h Street on the South and the development of \Vedgwood Div. 2 on the North. Access to the property will be an extension north of Ilwaco Place NE and enter Hoquiam Avenue NE at the intersection of SE 122"d Street (future NE 7'" Street). The subject properties are currently single family homes. All but one home, Water's property, 12220142"d Avenue SE (HOquiam Ave. NE) will be removed as part of the development of the plat. Mr. and Mrs. Waters plan to remain in their home and access their driveway thru Easement "A". Four homes and two garages will be removed during construction of the plat. Utilities: The Lots will be served by Gas and Power from PSE, Cable from Comcast and Water from KC Water District 90. \Vater to the property will be provided from a main extension along the east side of Hoquiam Avenue NE. Sewer will be connected from a stub at the north end of Ilwaco Place NE and a proposed stub, about 150 feet from the east property line (plat's north property line), on the south boundary line of Wedgwood Div. 2. Storm Detention: The proposed storm facility will be an enclosed vault along the eastern edge of the plat and is planned to part of the rear yards of those lots. Wetlands; There are wetlands present on our property. However, there is a wetland to the east of the property but do not affect our plat. On the southern portion of our proposed plat, the wetlands have been mitigated by the plat of Shamrock with enhanced Buffers connecting the two wetland areas. On the northern portion of our property, the wetlands, according to our wetlands biologist, are more than 100 feet from the eastern property line. Soils; Our report from Icicle Creek Engineers indicated native soils consisting of alder wood series soils type. Slope is to the Southeast corner of the property with some sheet llowing in an easterly direction. Roadways are proposed as follows; Currently, as shown on our site plan, the existing houses located on the several real estate tax parcels, access Hoquiam Avenue NE at five separate locations. Our proposal will consolidate the Access to Hoquiam Ave. NE to only Two Points, an extension of SE 122"d Avenue (NE 7th Street) and a 26 foot wide Private Easement for four lots. Road "A", along the extension of NE 6th Street, will be a 21 foot dedicated right-of-way in combination with previous dedications of 21 feet from the proposed Blessing Short Plat and the Plat of Honey Brooke Div. Ill. A combined 42 foot Right-of-Way will provide ingress and egress along NE 6th Street will serve the plat. Road "B", will be a requested 42 foot reduced Right-of-Way with curb and sidewalks on both sides of the 28 feet of paving. Road "C", same as Road "B". Road "D", will be a 42 foot wide reduced right-of-way up to within 150 feet of Hoquiam Avenue NE where a 35 Half Street is proposed due to future development potential of that property. There is a possibility that this last parcel directly across from SE 122"d Street will also be developed along with our plat, in which case, a full 42 foot Right-of-Way will be constructed. Private Easement "A" is a proposed 26 foot wide private easement with direct access onto Hoquiam Avenue NE for Lots 1-4. Currently, three separate homes and a business access onto Hoquiam Avenue NE AT THIS POINT THRU THREE SEPARATE DR1VEWAYS. We are also eliminating two separate access points at SE I 22"u Street. Tract "A", currently an access driveway onto Hoquiam Avenue NE, will be eliminated. CONSTRUCTION MITIGATION DESCRIPTION; Based on approval of the Plat, we propose to clear and grade the site during the month of November 2006. Our plan would also include construction improvements (off site) for Hoquiam Avenue NE to include curb, sidewalk and landscape strip on the east side of tbe street. Sewer and water lines would also be extended south from the plat of Wedgwood Div. Two, along the frontage of our plat. We anticipate all frontage improvements could be completed during the winter months. The site would then receive a layer of straw and winterized until April 2007. Hours of construction would be between 8:00 AM and 4:00 PM daily and may include weekend by special permission. If the weather conditions are unusually wet or approval of the plat occurs after October 1, 2006, construction on the project would be held until April 2007. All other conditions would remain the same. During construction, it is anticipated that we will excavate 4500 cubic yards from the storm vault area. However, this amount of soils will be redistributed on site. We do not expect any import or export of materials during the construction phase. Cost of Construction is estimated to be about 2.6 million including on and off site improvements and on-site storm retention. Tree Retention: LANDSCAPE PLAN: The landscape plan will be prepared by Jeff Varley, Varley Varley and Varley. He also prepared the landscape plan for Honey Brooke West on Hoquiam Avenue NE, one block south. Please see attached plan. As part of our Preliminary Plat Application submission, we have included 5 copies of the Vicinity Map and City of Renton Zoning Maps and 5 copies of the Site Plan. Exhibit "A" is a list of the separate Tax Parcels and Current Owner, their address and phone number. If there are any questions, please contact C. Thomas Foster, Langley Development Group, Inc., 6450 Southcenter Blvd. Suite 106, Seattle, WA. 98188. Thank you for your attention to this matter. Sincerely, · ~ '---· , (~~ ,,,,~~ C. Thomas I' oster · DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY: Calculations, Colored Maps for Display 4 Construction Mitigation Description 2 AND 4 Deed of Right-of-Way Dedication , Density Worksheet 4 Drainage Control Plan 2 Drainage Report , Elevations, Architectural, AND, Environmental Checklist, Existing Covenants (Recorded Copy), Existing Easements (Recorded Copy) , ' Flood Hazard Data, :;;::ff. ·-Floor Plans :, AND 4 Geotechnical Report 2 ANo, Grading Plan, Conceptual, Grading Plan, Detailed, / Habitat Data Report, ?'/'N Improvement Deferral , Irrigation Plan , King County Assessor's Map Indicating Site, Landscape Plan, Conceptual, Landscape Plan, Detailed, Legal Description, List of Surrounding Property Owners, Mailing Labels for Property Owners, Map of Existing Site Conditions, Master Application Form, Monument Cards (one per monument) , Neighborhood Detail Map 4 This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section PROJECT NAME@7~1 (Y1/!_tut£)uJj DEl/~w~~~wE~%~'i'E ~'/ri~<e 3. Building Section 4. Development Planning Section JUL 1 1 2006 RECEIVED Q \WEB\Pv\l\OEVSERV\Forms\Planning\waiver.xls 11/04/2005 DEVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL REQUIREMENTS: Parking, Lot Coverage & Landscaping Analysis, Plan Reductions (PMTs), Plat Name Reservation , Postage, Preapplication Meeting Summary 4 Public Works Approval Letter, Rehabilitation Plan 4 Screening Detail 4 Site Plan 2 AND 4 Stream or Lake Study, Standard 4 Stream or Lake Study, Supplemental 4 Slream or Lake Mitigation Plan 4 Street Profiles 2 Title Report or Plat Certificate , Topography Map, T raffle Study , Tree Cutting/Land Clearing Plan 4 Urban Genier Design Overlay District Report 4 Utilities Plan, Generalized 2 Wetlands Mitination Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2ANo, Map of Existing Site Conditions , AND, Map of View Area , AND, Photosimulations , AND, This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section Q.\WEB\PW\DEVSERV\Forms\Planning\waiver.xls WAIVED MODIFIED COMMENTS: BY: BY: ?.h\/ Wle ,..,,d 1\..&1::l;;h Sfe;.f::e...:, .110 o"=""'"'l ,:'YI ~ PROJECT NAME:~ rn~ pu.£ rro...r- DATE: _ ____,,.,rqq.._VJs....,,/[#<..../.;---"O....c:.~--- 11/04/2005 AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON ) ) COUNTY OF KING ) N1 PLANNING oEV%i~i RENTON JUL \ \ 200S RECE.\\/E\J ~(!.~fz~f¢4~{~c~f_-5~~1~V~t\.\~,../),,__ _____________ ., being first duly sworn on oath, deposes afuays: 1. On the _·_/ __ day of'jc'"--1<./' :J'Ul.:>«1 v, I installed _J __ public inf rmation sign(s) am;I plastic flyer box on the property located at .f-[' t'1~,~._ J-.k'(__ /,?-/ for the following project: --;;L.hc:,,,.,...,:· PL.-l A~1{; (.;_ <-( /) 1.,; •-l--'{ c-'--" c;, -.-i°rojecl name '--/-C'S r _., ,.:..-/S r 1-7 /\,\.,f Owner1Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. Washington, Q:\WEB\PW\DEVSERV\Forms\Planning\pubsign.docOS/27/03 PUBLIC residing · h1~t~Hec. Jnstl'."$.t1lll;~: ·-/~j!-en~J!l.'.~. t-~ Pl>t~ i)l. ~. $ill~ does not- . ,. -.· ._,_,, ;>~',,j.d\,-:11.',f.;,---.......... i)r".'\Ji\'"''(,"-C:~· -·•·-":'?& <' ... :. '_ ex¢eed ·,481'~ fi~~-~~--:·;,~J~;· ··,"'·,.,.. ,:,-~~-:., ·_,,· ... .-.,-~- • t.lOTl:S: Use<!" X ~· X U: PO$TS Us6•'xtl(.I4"·~~.op . · .~,1l'Z' ,c3"&i,v. (J'l(Hjp! . .',s. W/WASH!;RS U!TTliittNG:. , ,• !:be Hf!.%"$A l;.ETJISRING, . ·lltAOK.ONV1illf~~OVND. ffl1.E 3• All CAPS .. 0~11~~-~!lllt'~OWER.CASE Q:IWEB\PWIDEVSERV\Fonns\Planning\pubsign.docOS/27/03 0 ~· .. :.. ... ., .:...., ~ J 6 Lt.~ J l DENSITY DEVELQPMENT PLANNI~ CrTY OF RENTON WORKSHEET NOV O '.t 2006 RECEIVED City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 4 'tG U ( 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: tt:>~w square feet A-, 1/~uare feet !....-. square feet 2. 1'/; '.27..;2--square feet 3. ":t]~ ~ square feet 4. _':I_J,_· o=._u&,::__acres 5. _ ___,1'-D ___ units/lots 6. Divide line 5 by line 4 for net density: 6. -----Z. JZ--=. dwelling units/acre •critical Areas are defined as "Areas determined 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. http://rentonwagov/uploadedFiles/Business/PBPW/DEVSERV/FORMS_PI..ANNING/density.doc I Last updated: OEViw~iwE~NJliNG JUL , 1 2006 RECEIVED LANGLEY MEADOWS ENVIRONMENTAL CHECKLIST Purpose of checklist: The State Environmental Act (SEPA), chapter 43.21C RON, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identifies impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. A. Background 1. Name of proposed project, if applicable: Langley Meadows 2. Name of applicant: Langley Development Group, Inc. 3. Address and phone number of applicants and contact person: Applicant: Langley Development Group, Inc. 6450 Southcenter Blvd. Suite106 Seattle, Washington 98188 4. Date checklist prepared: June 8, 2006 5. Agency requesting checklist: City of Renton Contact: Tom Foster 206-244-0122 (office) 206-244-1438 (fax) 6. Proposed timing or schedule (including phasing, if applicable): Preliminary Plat Approval Fall 2006 Engineering Construction Document approval Spring 2007 Improvement Construction starting Summer 2007 7. Do you have any plans for future additions, expansions, or further activity related to or connected with this proposal? If yes explain: No 8. List any envimnmental information you know about that has been prepared, or will be prepared, directly related to this proposal: A Geotechnical Report has been prepared by Icicle Creek and has been attached to the preliminary application. A wetlands/Sensitive Areas Assessment by Jon. K. Dueker dated June 9, 2006 9. Do you know whether applications are pending for government approvals of other proposals directly affecting the property covered by your proposal? If yes explain: No C:IOffe EngineerslProJectslTom Fosterllangley MeadowslSEPA.doc • 10. List any government approvals or permits that will be needed for your proposal, if known: City of Renton approval of platting, demolition permits, engineering plan approval, utility construction permits, and building_ permits. Water District #90 Developer Extension agreement would be required for water service. 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) The proposal is to subdivide 11.16 acres of land into 70 single-family residential building lots. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range of boundaries of the site(s). Provide a legal description, site plan. Vicinity map and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The proposed project is located in the east hill of Renton between NE 5'1' Street and NE 7" Street on the east side of Hoquiam Avenue NE. The property has several exiting residences with current King County addresses. The property has been recently annexed into the City of Renton. The King County tax parcels are: 102305-9371, 102305-9113, 102305-9151, 102305-9d49 anil 102305-9179 all in the SE * of Section 10, Township 23 North, Range 5 East, W.M B. Environmental Elements 1. Earth a. General description of the site (circle one) Flat, rolling, hilly, portion steep, slopes, mountainous. other . b. What is the steepest slope on the site (approximate percent slope)? The property slopes from wets to east with the steepest slope being on the easterly side at about 20%. c. What general types of soil are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland: GladalTill d. Are there surface indications of or history of unstable soils in the immediate vicinity? If so, describe: No e. Describe the purpose, type and approximate quantities of any filling or grading proposed. Indicate source of fill: Approximately 8,500 cu yd of material will be excavated to provide for the infrastructure improvements. The material will be used to elevate the 2 C: IOffe EngineerslProJectsl Tom Fosterllangley MeadowslSEPA.doc easterly lots. Approximately 1500 cu. yds. of select material will be impotted for trench backfill. f. Could erosion occur as a result of clearing, construction or use? If so, generally describe: Yes, erosion could occur during construction. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 65% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: 2. Air Silt fabric fencing, sedimentation ponds, and swales will be utilized during construction. a. What types of emissions to the air would result from the proposal (i.e., dust, automobile odors, and industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known: Emissions from construction equipment, dust during construction. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe: No c. Proposed measures to reduce or control emissions or other impacts to air, if any: Construction equipment will meet current State and Federal emission requirements; dust control (water] will be provided during construction. 3. Water a. Surface: 1) Is there any surface water body on or in the immediate vicinity of the site (including year- round and seasonal streams, saltwater, lakes, ponds and wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into: No wetlands or streams exist on site. There is a wetland on the developed property to the east (Shamrock Meadows]. Further discussion of this wetland can be found within the Jon Dueker repott prepared for the submittal to The City of Renton. 2) Will the project require any work over, in 1 or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans: yes, see the preliminary grading and utility plans 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface waters or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material: No fill or dredging is proposed in or near the wetlands 3 C:IOffe EngineerslProJectsl Tom Fosterllang/ey Meadows1SEPA.doc 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known: No. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan: No 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge: No. b. Ground: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known: No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage: industrial. containing the following chemicals ... : agricultural: etc). Describe the general size of the system, the number of such systems, and the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve: N/A c. Water runoff (including storm water); 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters~ If so describe: The property sheet nows from the west to east and discharges along the easterly boundary. The proposal would be to collect storm water runoff from the streets, sidewalks, homes, and lawns and convey via storm pipe into a proposed storm water vault located in the rear of Jots 43-56. The vault would be sized per the King County 2005 Drainage Manual. The project would discharge at the SE corner near Jot 30 within a level spreader. 2) Could waste materials enter ground or surface waters? If so, generally explain: No, Household spills could enter the storm system. d. Proposed measures to reduce or control surface, ground and runoff water impacts. If any: Storm water BMP's (Best Management Practice) will be incorporated into the project to minimize surface and ground water impa_cts during and after construction. City of Renton standards for BMP's will be incorporated and shown on the utillty plan. 4. Plants a. check or circle types of vegetation found on the site: XXX deciduous tree: bia lff/1;,f maole. black cottonwood XXX evergreen tree: Doucias fir, western red cedar, western hemlock __ shrubs: 4 C:IOffe EngineerslProjectslTom FosterlLangley MeadowslSEPA.doc XXX grass: miscellaneous unidentified grasses and forbs. XXX pasture __ crop or grain __ wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other __ water plants: water lily, eelgrass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered? All veget:.ation within road rights-of-way will be removed. Approximately 50% of the site will be cleared and graded. c. List threatened or endangered species known to be on or near the site: None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: A portion of the development is proposed to ret:.ain existing trees and veget:.ation, Landscaping will be provided al011fJ. street front.age by the developer, additional landscaping will be provided as part of the home construction by the builders. 5. Animals a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: birds: hawk, heron, eagle, sonqbird5t other ____ _ mammals: deer. bear, elk, beaver, otner fish: bass, salmon, trout, herring, shellfis'h-c,-o"""'t'h_e_r --- b. List any threatened or endangered or endangered species known to near or on the site: None known. c. Is the site part of a migration route? If so, explain: No. d. Proposed measures to preserve or enhance wildlife, if any: None. 6. Energy and Natural Resources a. What kinds of energy ( electric, natural gas, oil, wood stove, solar) will be used for heating, manufacturing, etc.: Electridty and natural gas will be used to meet the project's energy needs. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe: No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: 5 C 10/l'e Engineers/Projects/ Tom Foster/Langley Meadows/SEPA.doc Homes will be constructed to Washington State energy code requirements. 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe: Unknown at this time 1) Describe special emergency services that might be required. N/A 2) Proposed measures to reduce or control environmental health hazards, if any: NIA b. Noise 1) What types of noise exist in the area which may affect your project (for example: Traffic, equipment, operation, other)? Traffic 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Short-term noise associated with construction equipment. Long-term noise associated with 69 new single-family homes. 3) Proposed measures to reduce or control noise impacts, if any: Construction equipment will meet State and Federal noise regulations. 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? All surrounding property is single-family residential. b. Has the site been used for agriculture? If so, describe: No c. Describe any structures on the site: There are seven (7) existing residence within the project boundaries together with outbuildings and barns. d. Will any structures be demolished? If so, what? Yes; all buildings and structures are proposed to be removed except the residence on lot 4. 6 C: !Offe EngineerslProjectsl Tom Fosterllangley MeEdowsJSEPA.doc e. What is the current zoning classification of the site: R-8 Single Family f. What is the current comprehensive plan designation of the site? Medium Density -Residential g. If applicable, what is the current shoreline master program designation of the site? NIA h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify: No i. Approximately how many people would reside or work in the completed project? 150 j. Approximately how many people would the completed project displace? 8 k. Proposed measures to avoid or reduce displacement impacts, if any: The property owners that will be displaced are selling their property as part of this development. I. Proposed measures to ensure the proposal are compatible with existing and projected land uses and plans, if any: Proposal conforms to Comprehensive Plan and Zoning Code and the residential development occurring in the area. 9, Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing: 69 new middle income homes. b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing: 6 -middle income c. Proposed measures to reduce or control housing impacts, if any: Mitigation Fees. 10. Aesthetics a. What is the tallest height of any proposed structure(s). Not including antennas: what is the principle exterior building material(s) proposed? 35foot 7 C lot/'e Engineers/Projects/ Tom Foster/Langley Meadows/SEPA.doc Woo4 concrete, wood products b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: None. 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light and glare associated with new homes plus proposed street lighting meetmg City of Renton design guidelines. b. Could light or glare from the finished project be a safety hazard or interfere with views? No c. What existing off-site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: None. 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Coal Creek Park, Gene Coulon Park, Sieffa Heights Park, Honey Creek Greenway, Hazen High School b. Would the proposed project displace and existing recreational uses? If so, describe: No c. Proposed measures to reduce or control impacts on recreational opportunities to be provided by the project or applicant, if any: Pay City of Renton Parle mitigation fees 13. Historic and Cultural Preservation a. Are there any places or objects listed on or proposed for, national, state, or local preservation registers known to be on or next to tile site? If so, generally describe: None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site: None known. 8 C ion;, EngineerslProjectsl Tom Fosterll.ilng!ey MeadowslSEPA.doc c. Proposed measures to reduce or control impacts, if any: NIA 14. Transportation a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any: The property would access directly off of Hoquiam Avenue NE at the intersection of NE 7'1' Street. Along the SOIJ.therly boundary, the project would connect to both Ilwaco Place NE and NE 6" Street. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? No -public transit does not serve Hoquiam Avenue in this location. c. How many parking spaces would the completed project have? How many would the project eliminate? Two parking spaces per lot plus the garage. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate whether public or private). Yes. The project will be required to provide frontap_e improvemenfs. along Hoquiam Ave. NE; street improvements will be provided along NE ff Street; the extension of Ilwaco Place, and additional on site improvements of proposed public roads. e. Will the project use ( or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur: The project would generate 729 average daily trips. AM peak will occur sometime between 7:00 and 9:00 AM. PM peak will occur sometime between 4:00 PM and 6:00 PM. g. Proposed measures to reduce or control transportation impacts, if any: No measures are needed or proposed. However, the project will be assessed a transportation impact fee. 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe: The project will result in an increased need for all public se,vices. b. Proposed measures to reduce or control direct impacts on public services, if any: 9 C: IOffe EngineerslProjectsl Tom Fosterllangley MeadowsJSEPA.doc Increased tax base pays for services. Parks, fire, sewer and storm water mitigation fees will also be paid. 16. Uti I ities a. Circle utilities currently available at the site: el~city, natural gas, water, refuse setvice, telephone, sanitary sewer, septic system, ot er. b. Describe the utilities that are proposed for the project, the utility providing the service and the general construction activities on the site or in the immediate vicinity which might be needed. Sewer and Public Access -City of Renton Water -Water District #90 (WD90) Power and Natural Gas -Puget Sound Energy Phone -Qwest Cable Television -Comcast Intemet Access -Comcast C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand that the lead agen · · g on them to make a decision Signature: 10 C' IOffe EngineerslProJedSI Tom Fosterll.angley MeadowslSEPA.doc @) King County :ODES DEPARTMENT OF DEVELOPMENT AND .J:f'\l,(l~N~~~~IN?J:RVICES DEVGIW~~venue Southwest Renton, Wa 98055-1219 JUL 1 1 2006 This certifica. _ provides the Seattle King County Department of Public Health and the Department of Development and Environmental Services with information necessary to evaluate development proposals. RECEIV~ng County Certificate of Water Availability Do not write in this box number D Building Perm it D Short Subdivision ~ Preliminary Plat or PUD D Rezone or other _______ _ Applicant's name: Thomas Foster & Gary Stump Proposed use: Single Family Residence -(Langley Meadows -69 lots total) name Location: 698 Hoquiam, 12220 142"' Ave SE, 12240 142"' Ave SE, 12208 142"' Ave SE (attach map and legal description if necessary) Water purveyor information: 1. D a. Water will be provided by service connection only to an existing _(size) water main that is fronting the site. OR ~ b. Water service will require an improvement to the water system of: D (1) feet of water main to reach the site; and/or D (2) The construction of a distribution system on the site; and/or ~ (3) other (describe): DE agreement and related easements are required. Steel main on Hoquiam to be replaced. Also require installation of Fire Hydrant per Fire Marshall specs. 2. ~ a. The water system is in conformance with a County approved water comprehensive plan. OR D b. The water system improvement is not in conformance with a County approved water comprehensive plan and will require a water comprehensive plan amendment. (This may cause a delay in issuance of a permit or approval). 3. ~ a. The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city, or is within the County approved service area of a private water purveyor. OR D b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. 4. ~ a. Water is or will be available at the rate of fiow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant 50 feet from the building/property (or as marked on the attached map): Rate of flow at Peak Demand D less than 500 gpm (approx. D 500 to 999 gpm ~ 1000 gpm or more D fiow test of D calculation of gpm) gpm gpm Duration D less than 1 hour D 1 hour to 2 hours ~ 2 hours or more D other (Note: Commercial building permits which includes multifamily structures require fiow test or calculation.) OR D b. Water system is not capable of providing fire fiow. 5. ~ a.. Water system has certificates of water right or water right claims sufficient to provide service. OR D b. Water system does not currently have necessary water rights or water right claims. Comments/conditions: Fees per Lot after main installation: WAC@ $125, GFC@ $3,200, 3/4" meter drop@ $500.00 = $3,825. FEES SUBJECT TO CHANGE WITHOUT PRIOR NOTICE I certify that the above water purveyor Information is true. This certification shall be valid for 1 year from date of signature. KING COUNTY WATER DISTR[CT #90 Lester Piele RENEWAL FEES: W/ IN 1 YEAR $50.00 Agency name Signatory name AFTER 1 YEAR $125.00 #iZ,-v?e& DISTRICT SUPERINTENDENT Trtle Signature Z:\ Water Availability Certificates\Water Availability\Fostcr & Stump ~ Langley Meadows.doc 4/5/06 Date Christopher Brown ©' /\ssociales 9688 Qainier live. 6. &atlle, W /\ 98118-5981 (206) 722-1910 fax ('206) 7'22-1909 Langley Meadows a TRAFFIC IMPACT ANALYSIS for an 68-Lots Single Family Residential Plat in the Northeast Quadrant of City of Renton May 19'\ 2006 Traffic En8ineers ©' Transportation Planners Langley Afeadows TRAFFIC IMPACT ANALYSIS Purpose Location and Access Scope Adjacent Land Uses Phasing Street System Traffic Characteristics Transit Horizon Year Traffic Trip Generation Trip Distribution & Assignment Year 2008 Horizon Year Traffic Capacity Analysis LOS Note A Mitigation Left Turn Storage Warrants Right Turn Lane Guidelines Conclusions Table of Contents I. 2. 3. 4. 5. 6. 7. List of Figures Vicinity Map I II Site Plan Current P.M. Peak Hour Traffic Volumes 2008 PM. Peak Hour Background Traffic Volumes Adjacent Development's P.M. Peak Hour Traffic Volumes Langley Meadows P.M. Peak Hour Traffic Assignment 2008 PM Peak Hour Volumes with Project List of Tables Langley Meadows Trip Generation Levels of Service Appendix ITE LUC 210 Summary & Data Peak Hour Data Field Sheets LOS Computations Left & Right Turn Geometry I. 3. 3. 5. 6. 6. 6. 8. 8. 8. 11. 11. 11. 15. 15. 15. 15. 16. 2. 4. 7. 9. 10. 12. 13. 8. 14. Christopher Brown 1/J Associates 9688 Qainier Ave. 6. &BUle, WA 98118-5981 (206) 7'22-1910 fax (206) 7'.l2-1909 Purpose Langley Meadows a TRAFFIC IMPACT ANALYSIS for a 68-Lot Single Family Residential Plat in the Northeast Quadrant ofthe City of Renton Briefly, the purpose of this study is to determine the horizon year (2008) traffic impacts that may be anticipated with the completion of the referenced 68-lot single-family residential plat that is to be constructed on a parcel ofland located on the northeast quadrant of the City of Renton. More specifically, the location of the development is on the east side of Hoquiam Avenue NE at NE 7th Place (SE !22nd Street in the former King County street designation system). More particularly, this traffic study is to obtain current traffic volume data on those arterial facilities expected to be impacted by at least ten (10) or more p.m. peak hour trips, to derive a traffic forecast of year 2008 traffic conditions both without and with the development, and assess the traffic circulation impacts that may be produced by site related traffic. Included with this traffic study is the associated traffic from nearby plats including Wedgewood Lane, the Clover Addition, Becklin Place, Liberty Ridge, Elmhurst, .the Jericho Plat, and a 6-lot subdivision north of NE 7'h Place. In addition, with other residential construction in the general area, a background growth rate of3.5 percent per year is also used so that a worst-case analysis may be derived. The location of the plat is shown on the Vicinity Map, Fi 6>ure 1, page 2. -1-Chrislopher Brown © Associales 9688 Rainier Ave.&. &altle, WA 98118-5981 (206) 722-1910 fax (206) 722-1909 FIGURE 1 Vicinity Map -2- ·. I SE 116lllsi C hrist o phe r Brow n ~ Assoc iate~ 9688 Qa inie r /1.vc. &. &allle . WA 98118-5981 ('2 06) 7'22-19 10 fax (206) 7'22-1909 ['J The trip generation data for the development is based on the 7th edition of the Trip Generation Manual published by the Institute of Transportation Engineers (ITE). It may be noted that the p.m. peak hour typically is the highest peak hour of the average weekday since it contains work, school, shopping and social-recreation travel demands. Accordingly, for residential developments, it represents the worst case when traffic congestion is at its most severe levels. This TIA bases its conclusions and recommendations on the p.m. peak hour of the average weekday. The inclusion of a background traffic growth rate for assessing horizon year volumes is in accordance with the recommended practice of the Institute of Transportation Engineers (ITE), Traffic Access and Impact Studies for Site Development, Transportation Engineering, August 1988. This traffic study uses the p.m. peak hour traffic data associated with existing residences accessing Duvall Avenue SE from NE 7th Street to NE I 0th Street for defining the trip allocation model since that is representative of the neighborhood's current distribution. Location and Access The location of the proposed 68 new single-family residences (that includes one existing single family residence that will remain) was briefly noted earlier on page 1. As shown on Figure 2, the Site Plan, these lots are all placed on a single parcel of land situated on the east side of Hoquiam Avenue NE extending from the south side of the Plat of Wedgewood Lane south to NE 6th Street. Site access will be from a direct link to Hoquiam Avenue NE at NE 7tl> Place (SE !22nd Avenue) and via NE 6th Street. The City of Renton Department of Public Works will define the geometric design and design standards for the local internal collector streets serving this plat. For this traffic study it is assumed that Hoquiam Avenue NE will remain as a 2-lane facility with STOP sign traffic control on all entering side streets. For the purposes of this traffic study the scope of the work considers these 68 new single- family residences of Langley Meadows in concert with the previously noted residential developments named on page I that are expected to be completed by 2008. For the proposed Langley Meadows development the key intersections expected to be impacted by at least 10 or more site generated p.m. peak hour trips include the following. -3-Christopher Brown (!5 Associates 9688 Rainier Ave. 6. &attle, WA 98118-5981 (206) 722-1910 fax ('206) 722-1909 I , ..... --~ CITY OF I FlgTiG~.E~.._1'd;IJSfoN ~ -f, ,-" _,_!;~T~ ... ,. .:.-.----... ... . .. I::;,;_ --In I"'" ~ ' , Pf.A:ro, WfoGrwoo : I Of.A/t_f 'I if 6 . " . . . . " . . ' H .. !i! U2"<1AVI!. -----:------N! 7th PI.ACI (ll" ...,,..,Q '< ,' -~ ____ :>---' (N!7P;lo P~C!) -' • -• - I/ 11, • .. -" '• ~ ~ ' '~ ~ • ' ' • '" • I~ • • i • '" • I; ~ ,. 'i • ' § • l 1 • ' • i ' ~ • • 0 ' z f, ~ ~ • ' • ~ • l " s z • • ' ~ ------· " • . .. ... i ~ -----t ' z ' ' E 0 @ . } ., • • ~ ~ " ' • • • !Ji+ t ' • . • ·~ ffe • • ' ~ if ' ~ " • • ! I • s • ' [ ' g ' . ' ' • ' • " ' • • ' NE Id! ~ ) ' .. ·v ' I jj r· ""'tt .. ' -~:"'_::' :-~-~--"''~ . - ~I• I ' " ' ,;, t:' .:'. ~' .•. '1:; ' ! = ~ -' 12\~ 11 ' .. ,,. i ' 7~-;, ' I. -' .. ··.:;.., C, ; ,\ "';)~· ..,,,.,~, I:' ~I : 't ' --.... \.~ i c -, I'. ~ /;' --6'1 ' "! I i !/ I I ; " -~' " I\ f -' tl11 1 ) r · --~-·-11' •.•• ,. ~r: 'i ' I ;} ' ' ' ' :.1 . [ "~-• ,,, ~-'"':'.t-'~ I I I I ~, I ' ff·~?· i<,' ;""" ... I I I ---i\i I J'..:1-. ' . ' -' J-7::, fl ,,, I M'<•• f.1 , .... ~ ~ ',:,,. ' '•' .;','~ ' "· ' ' \ ' '~.'-. ' • ,., '.~-.·--,i:·-,•·' r r ri1 ,-a;1 ; L "r~ '--,. §~ -I ii ~ LANGLEY MEADOW g~~~Jl.BRS 0 " ' I I J-,~GLEY DEVELOPMENT GROUP ~~-_,..,.,,._.,...,, .. ~ -· --· " SITE PLAN (ALLEY) ., . ., I ,µ,,mo, I . -~ "' -- FIGURE 2 Site Plan -4- Chri!llopher Brown (!J Asrociates 9688 Qainier Ave. &. &attle, WA 98118-5981 (206) 722-1910 fax (206) 722-1909 • • NE 4th Street@ Union Avenue NE • NE 4th Street@Duvall Avenue NE • NE 4th Street @Hoquiam Avenue NE • NE Sunset Boulevard@ Union Avenue NE • NE Sunset Boulevard@Duvall Avenue NE • NE Sunset Boulevard@ Hoquiam Avenue NE • NE 8th Street@Duvall Avenue NE • NE 7th Place @ Duvall A venue NE • NE 7th Street @ Hoquiam A venue NE The functional classification of these streets is: • NE 4th Street principal arterial • Union Avenue NE minor arterial • Duvall A venue NE minor arterial • Hoquiam A venue NE collector arterial • Sunset Boulevard principal arterial These intersections are described schematically in the following traffic diagrams and are analyzed later in this study. Their individual approach lane geometry, grade, and traffic control is also described in the appended Level of Service (LOS) computations It may be noted that the intersection of NE Sunset Boulevard and Duvall Avenue NE is in the midst of reconstruction. For the purposes of this study it is assumed that the improvement has been completed. In general, the scope of the study is to address potential design needs and/or capacity restrictions, and potential traffic safety impacts on those arterial facilities receiving ten of more p.m. peak hour trips. Adjacent Land Uses The adjacent, presently developed land uses in the vicinity of the plat are all single family residential in style. There are no commercial or industrial properties in the immediate neighborhood. (The significant local institutional activity, Oliver M Hazen High School, is situated a half mile north of the site on the west side of Hoquiam Avenue NE. The smaller Honey Dew elementary school is located at NE 8th Street on Union Avenue NE.) Accordingly, for the immediate neighborhood, the plat will conform to the existing land uses as they have developed in the past and are currently developing. Fundamentally, this is not a conflicting land use. -5- Christopher Brown <11 Associates 9688 Rainier Ave. 6. &attic, WA 98118-5981 (206) 722-1910 Fax (206) 722-1909 Phasing The project will be developed in a single phase of 68 lots. The existing single-family residence on the site will remain. For the purposes of this study the total development is expected to be fully built-out and occupied in no more than about two to three years, say by the end of 2008 at most. Thus, 2008 defines the horizon year for this TIA in terms of background traffic growth. Street System The principal arterial streets serving the site are NE 4th Street and NE Sunset Boulevard. These are essentially 5-lane facilities with a posted speed limit of35 mph. East of Duvall Avenue NE Sunset Boulevard becomes a 2-lane facility with westbound left-turn channelization at its STOP controlled intersection with Hoquiam Avenue NE. Hoquiam Avenue NE, as a former county road, is a 2-lane facility mostly constructed with light bituminous paving and totally absent of typical urban amenities such as curbs, gutters and sidewalks. As developments take place along its length these kinds of amenities may be anticipated as individual plat conditions. NE 4th Street has multi-phased traffic signals at the intersections of Union Avenue NE, Duvall Avenue NE, and Hoquiam Avenue NE while NE Sunset Boulevard has similar traffic signals at the intersections of Union Avenue NE and Duvall Avenue NE. The later signalized intersection is undergoing reconstruction that will lead to 3-lane approaches on all legs with one of the approaches being a protected left turn lane. As noted earlier, the various intersection geometrics, grades and related lane assignments are included in the appended level of service analyses. Traffic Characteristics Current (2006) peak hour traffic volume data were obtained in the field and also from the files of the City of Renton, Department of Public Works (Mr. Ron Marr, P.E.). Current p.m. peak hour traffic volumes are shown schematically on Figure 3. As a traffic diagram no scale is assumed: the respective arrowheads note the direction of travel. -6-Christopher Brown l!f Associates 9688 Rainier Ave. &. &atlle. WA 98118-5981 (206) 722-1910 fax (206) 722-1909 RI ,_ ~t ~°" r . ~~I. ~tj NE A.th st. ~ 8(/ FIGURE3 Current P.M. Peak Hour Traffic Volumes -7- o ~I .;f.E 7th Pl. V ~ NE 7th St. 't)~ ~ SE 121st St. \\) j ~ 0 rJJ ~ Site ..._t ~ Acee~ ~ f (J V Chriatopher Brown <ff Auoclales 9688 Rainier Ave. <!I. &attle, WA 98118-5981 (206) 722-1910 rax (206) 122-1909 Transit Metro Transit operates Routes 105 and 107 run along Union Avenue NE at about 20 minute intervals over the p.m. peak hour. Horizon Year Traffic Figure 4 shows the 2008 horizon year traffic forecast without the proposed 68-Lots, Langley Meadows residential development. The baseline data of Figure 4 is founded on a background growth rate of 3. 5 percent per year, as noted earlier, and is considered suitable for this sector of the City of Renton. Additionally and separately for comparative purposes, Figure 5 shows the traffic assignment for the associated traffic from the nearby plats of Wedgewood Lane, the Clover Addition, Becklin Place, Liberty Ridge, Elmhurst, the Jericho Plat, and a 6-lot subdivision to the north of NE 7th Place. Other plats that may be completed in this time frame are included in the 3. 5 percent background growth rate of Figure 4 that notably is significantly higher than the typical 2 percent growth commonly rate used. Trip Generation Trip generation for the proposed 68-Lots, Langley Meadows residential is based on the 7tl' edition of the Institute of Transportation Engineers (ITE) Trip Generation Manual, for Land Use Code 210, the applicable reference for single-family residential developments. As a significant development the published regression equations are used. -8- TABLE I Langley Meadows Trip Generation A.W.D.T. A.M. Inbound A.M. Outbound PM. Inbound P.M. Outbound 729 Trips/Day 14 vehicles/hour 43 vehicles/hour 48 vehicles/hour 28 vehicles/hour Christopher Brown 0 Associates 9688 Rainier Ave. cl. &altle, WA 98118-5981 (206) 7'22-1910 fax (206) 7'22-1909 NE Sunset Boulevard ru ~ ~ 1,- a Q) :, ..; a 0 .,; i:: D ,\o Q'v u~ ~/' ~ ~~ 4th St. NE "' //5P l?/27 1~~~ <i'°~ *\ \ FIGURE 4 2008 P.M. Peak Hour Background Traffic Volumes -9- :1 G J~ ~~ i°' ~# {(),f Sf2- //10 • -r~ "~ ,flJ.:J ~ \10'~ '3~~ . <o'v f 0>x \ ~ (IJ ~ i:: -" (IJ \ ._... ~ ra ,f Y 11'. vi 01~~ & NE 8th Street 0 i~tj ti (\ lti 1r01 ~~ (l) \ ~ i:: ! .... .... nJ t Q· '-I'\, ,;JJ ~0 )9' 01$ ,,lo fl, I ..,,.--1 ..: ~ /!0/ > ttr0 r;~V\~ i ~ \ ~ ,!'lE 7th Pl. V NE 7th St. G\~ j S.E 121st St. i Q) J 0 ~ Site ,__ ____ - ,~(°Access ~ 0 tO . \t ' o'C>8 /4/t{ Christopher Brown fsf Associate.i 9688 Rainier Ave.&. &attle, WA 98118-5981 (206) 722-1910 rax (206) 7'22-1909 NE Sunset Boulevard RJ . ~ ~ , i:: <l) :, ,,: i:: 0 •n J:1 p o 'l Co~ ~ NE 4th St. :'.,.../ . % i:o.,. ,~ (° ~ FIGURE 5 Adjacent Development's P.M. .Peak Hour Traffic Volumes· -10- o_) ~~ ~ ::; .0 • 1~ (° -18 0 0~ i~ ~ Q ~ Q) ::i i:: QJ ;;; a;; Q~ ~ .., ::i NE 8th Street tl' tG . 0 ()~ p:: o a~ (a NE 7th Pl.0 ~~ 1(0 \.. ~ Cl Q) ::i i:: ! .-1 .. .-1 g . Q o '(;JI (\o 'J/ ~ . . ,fl 4r,. t~~ 0~ NE 7th St. Q~ t;E 121st St. ~J () ~ Site ~0 AcceSS /I . \ A( \{.,:./ ""'-" :5'3 . qf Chrialophcr l}rown (ff AMDcialca 9688 Rainier A vc. 6. &attic, WA 98118-5981 (206) 722-1910 Fax (206) 'l'ZZ-1909 Trip Distribution & Assignment The new traffic generated by this residential development will be distributed onto the adjacent roadway system and then onto the regional transportation network The traffic distribution and assignment of site-generated traffic is based on the Analogy Method described in Transportation and Land Development, Vergil G. Stover, 1988, published by the Institute of Transportation Engineers (ITE). As described earlier, the p.m. peak hour traffic data associated with existing residences accessing Duvall Avenue SE from NE 7th Street to NE 1 o'h Street is used for defining the trip allocation model since they are representative of the overall neighborhood's current traffic distribution. A schematic diagram showing the future design hour (p.m. peak hour) trip assignment for the subject plat of Langley Meadows is shown on Figure 6. In developing this figure there are no assumed arterial facility capacity restraints and, as noted above, the distribution of residential traffic follows the same pattern as now extant. Year 2008 Horizon Year Traffic Figure 7 shows the estimated 2008 P.M Peak Hour Traffic Volumes with Pro;ect. The total traffic demand is made up of the data of Figures 4, 5, and 6, respectively the baseline p. m. peak hour 2008 volume data developed from the background growth, traffic from the adjacent projects of record previously described and the subject Langley Meadows p.m. peak hour traffic assignment. As noted above, the peak hour data assumes no traffic diversion due to inadequate traffic conditions (such as congestion) nor presumes any geometrically or capacity inadequate linkages by the horizon year of 2008. Capacity Analysis Capacity analysis is in accordance with the 1997 Highway Capacity Manual (HCM) and attendant intersection capacity up-dates for the new HCM 2000 publication by the Transportation Research Board. The analysis was accomplished using the software entitled HCS 3, produced by the McTrans Center at the University of Florida, and the Signal 97 TEAPAC software produced by Strong Concepts ofNorthbrook, Illinois, both used under license to Christopher Brown, P.E. The results of the analysis are noted in Table II on the next page. -11-Christopher Brown 0 A!l!lOCiates 9688 Rainier Ave. &. &attle, WA 98118-5981 ('206) '1'2'2-1910 rax ('206) '1'22-1909 RJ NE 8th ~· ~ C) i0 Q) ~ v ::I A .: ! Q) ~ .... ~ ..... 0 g ·.-1 .: p 0 0 ~() t,.. fl j ol V "....</ ,I . I _ /2 FIGURE 6 Langley Meadows P.M. Peak Hour . Traffic Assignment -12- 0 ~ 0~ ~ Q) ::I A Q) ,;; ij ,rl Street & 0 ti:: o ~I Pl. V ~ ~ \i NE 7th St. <1\ ~ / ~E 121st St. I\ o J \.2:t> Site ,__ ___ _ ~Cl {?-"y Access r ,t 0 Christopher Brown «f A&lOCiatei 9688 Rainier Ave. 6. &attic, WA 98118-5981 ('206) 7'2'2-1910 rax ('206) 7'22-1909 NE Sunset Boulevard N ~ I, ~ a ~ ,,: ,:: 0 ·n a ::, ~~ a"v ~'(JO NE .4th St, .u~ /;l/0 /7"1"! > !;~ \~'X /&~o \'V FIGURE 7 2008 P.M. Peak Hour Traffic Volumes with Project -13- itx.~ ~ i~V ~~ ~~ r5'/I 6,'f;:Z... 46'S. ~ ,~ C'~ /-j:JJ r:~ \~~ 0~~ \'j \\~ \~~ \ .. \\~ ill ~· QI ::J A -" Ql ;E " ...... ~ ..-I ?)~~ NE 8th Stree.t g. 0 ,i~~ rt ~ :\' . ~\ ~ t (\11 ~~ (1) ::i i:: 1 o-i o-i ~ Q· ~'Y ivi. 0~ ~~ 91. ll,l [?C2- //12 >-t~Cio ~~~ ~ 1,0 ll,~ NE ~ \~ 7th Pl. u" NE 7th St. ~~ '),\ ~ SE 121st St. ~ ~~ \\ ~\, Site f------r (? Access ~ \t i;) t ~q Pl/ . P,IS6' Christopher Brown (sf Auoclatea 9688 Rainier Ave. c!l. &attlc, WA 98118-5981 (206) 722-1910 f'ax (206) '1'2'.z.1909 When reviewing the following LOS tabulated summaries, note that the computer input and results are included in the Appendix. The appendix computations show the degree of saturation, average delays, maximum queue lengths and approach LOS values as well as the overall LOS values at the signalized intersection. At STOP controlled intersections the worst leg LOS and delay and is listed. Additionally, the STOP controlled intersection of Hoquiam Avenue NE at the site's access on NE 7th Place (122"d Avenue SE) is analyzed on the basis that all of the Langley Meadows traffic is assumed to be at this one location so that a worst-case analysis results. It is recognized that some of the site's traffic will use the access on the south side of the plat via NE 6th Street butwith the worst-case analysis at Hoquiam Avenue NE/NE 7th Place it may be readily assumed that its access LOS is essentially similar if not better. Finally, comments with respect to the LOS are noted below Table 11. TABLE II Levels of Service Intersection Union Avenue NE@ NE 4th Street SIGNAL Controlled intersection Duvall Avenue NE @NE 4th Street SIGNAL Controlled intersection Hoquiam Avenue NE@ NE 4th Street SIGNAL Controlled intersection Hoquiam Avenue NE@ NE 7tl' Street Stop SIGN Controlled Hoquiam Ave. NE@ NE Sunset Blvd. Stop SIGN Controlled Duvall Ave. NE @ NE Sunset Blvd. SIGNAL Controlled intersection . th Duvall Ave. NE@ NE 8 Street Stop SIGN Controlled Duvall Ave. NE @ NE 7th Street Stop SIGN Controlled Hoquiam Ave. NE@ Site Access Sto12 SIGN Controlled -14- 2006 2008 2008 Current (Background With Project Plus Adj. Dev) C 29.6 sec. C 33.3 sec. A Sec Note A 6.7 sec. A 8.7 sec. C 23.0 sec. D 40.0 sec. B 13.5 sec. B 10.5 sec. NA D D 46.1 sec. 47.6 sec. D D 43.0 sec. 44.0 sec. A See Note A A See Note A 7.3 sec. 7.5 sec. A A 8.9 sec. 9.0 sec. D D 28.0 sec. 28.6 sec. D D 48.1 sec. 48.6 sec. B B 14.2 sec. 14.3 sec. B B 10.6 sec. I 0.6 sec. NA A 9.9 sec. Christopher Brown 115 Associates 9688 Rainier Ave. <S. &atlle, WA 98118-5981 (206) 722-1910 fax (206) 722-1909 LOS Note A Note that the intersection of NE 4th Street at Hoquiam Avenue NE is currently STOP controlled. However, a new traffic signal is now being designed by DPW so that by 2008 it will be signalized. For the purposes of this traftic impact analysis, and noting that the intersection will be signalized well before plat occupancy, the analysis assumes a signal is therefore available. In summary, from the foregoing LOS analysis briefly described in Table II, clearly there will be no intersections operating below or worse than LOS 'D' and thus it is reasonable to conclude that while the plat will add additional vehicular traffic to the street network there will be no adverse direct traffic impacts. Mitigation Standard traffic mitigation fees at the rate of$75 per added ADT for the city's street improvement programs may be anticipated. With an ADT of 729 Trips/Day this fee is in the amount of $54,675. No other local network mitigation is appropriate given the adequate horizon year LOS on the local arterial system described above in Table II. Left Turn Storage Warrants Left Turn Storage warrants were assessed at the site's main access (NE ih Place) on Hoquiam Avenue NE using the WSDOT Design Manual Figure 910-5. For this intersection, with all of the site's trips assigned to this one access point, so the total left turn volume in the highest peak hour is 11 percent of the total approach volume of233 vph, the projected worst case left turning movement does not meet the standard for a protected left tum lane. Right Turn Lane Guidelines The peak hour right tum movement into the site was analyzed with the worst-case volumes against WSDOT Design Manual Figure 910-11. A "right turn radius only" is recommended by this standard. -15- Christopher Brown © Associates 9688 Rainier Ave. &. &attle, WA 98118-5981 (206) 722-1910 fax (206) 722-1909 Conclusions The following conclusions may be considered with respect to the proposed 68-Lots single-family residential development -Langley Meadows. -16- • • • • • • • • • • • • • • • • • The development, as a single-family residential project, will conform to the neighborhood as it is currently developing. The road network under review in this TIA includes the principal arterials of NE 4th Street and NE Sunset Boulevard. The intersections expected to carry ten or more p.m. peak hour trips include Hoquiam, Duvall and Union Avenues NE and within the immediate neighborhood NE 7th and 8th Street and the site access. Based on the 7th edition of Traffic Generation the development will generate some 729 trips per day with 57 of these trips taking place during the morning peak hour and 76 in the p.m. peak hour. For analysis purposes the time when the project is complete and fully occupied is taken at the year 2008. This is the horizon year for the TIA. The background traffic growth is taken at 3.5 percent per year in recognition of significant development taking place area wide. In addition, the adjacent plats of Wedgewood Lane, the Clover Addition, Becklin Place, Liberty Ridge, Elmhurst, the Jericho Plat, and a 6-lot subdivision north of NE 7th Place are included in addition to the background growth rate. The traffic assignment of site-generated traffic is based on the Analogy Method In the horizon year of2008 without or with the project the worst-case LOS will be 'D'. By full occupancy there will be no inadequate levels of service on any of the local streets making up the immediate street network. At the intersection of NE 4th Street and Hoquiam Avenue NE the existing STOP controlled intersection will be enhanced with a new traffic signal now under design by DPW staff Its LOS will be improved to 'A' on completion of a traflic signal installation. All other impacted intersections reviewed in this TIA and shown on Table II will continue to function with adequate levels of service by the year 2008. With an ADT of729 Trips/Day, per the trip generation table on page 8, the city's standard mitigation fee of$75 per new ADT will require a fee of$54,675. No other traffic mitigation on the local and principal arterial street network is required considering the adequacy of current and forecast traffic operations. The need for a protected left-turn lane at NE 7th Place on Hoquiam Avenue NE was assessed using WSDOT Design Manual Figure 910-5 and found to be unnecessary. The geometry for the northbound right turn movement to the site at NE 7';1 Place on Hoquiam Avenue NE was assessed using WSDOT Design Manual Figure 910-11 and a "right turn radius only" was found to be appropriate. No other traflic mitigation measures are recommended on the basis of the findings of this traffic impact analysis. Chri11lopher Brown f.t5 A8Wciale11 9688 Rainier Ave. &. &allle, WA 98118-5981 (206) 7'22-1910 Fax (206) 7'22-1909 Table of Contents Langley Meadows Appendix • ITE LUC 210, Single-Family Detached Housing-Definition • ITE LUC 210, Single-Family Detached Housing-weekday traffic • ITE LUC 210, Single-Family Detached Housing-a.m. peak traffic • ITE LUC 210, Single-Family Detached Housing-p.m. peak traffic Traffic Count Summary-Union Avenue NE @NE 4th Street Traffic Count Summary -Duvall Avenue NE @ NE 4th Street Traffic Count Summary-NE Sunset Blvd. @Union Avenue NE Traffic Count Summary-NE Sunset Blvd. @Duvall Avenue NE Traffic Count Summary-NE Sunset Blvd. @Hoquiam Avenue NE Levels of Service Union Ave. NE@ NE 4th Street Current Volumes LM-ClP Union Ave. NE @NE 4th Street Horizon Year w/o Project LM-HlP Union Ave. NE@NE 4th Street Horizon Year with Project LM-PlP Duvall Ave. NE@NE 4th Street Current Volumes LM-C2P Duvall Ave. NE@ NE 4th Street Horizon Year w/o Project LM-H2P Duvall Ave. NE @NE 4th Street Horizon Year with Project LM-P2P Hoquiam Ave. NE@ NE 4th Street Current Volumes LM-C3P Hoquiam Ave. NE@ NE 4th Street Horizon Year w/o Project LM-H3P Hoquiam Ave. NE @NE 4th Street Horizon Year with Project LM-P3P Hoquiam Ave. NE @ NE 7th Street Current Volumes LM-C4P Hoquiam Ave. NE @NE 7th Street Horizon Year w/o Project LM-H4P Hoquiam Ave. NE@ NE 7th Street Horizon Year with Project LM-P4P Hoquiam Ave. NE@ NE Sunset Blvd. Current Volumes LM-C5P Hoquiam Ave. NE@ NE Sunset Blvd. Horizon Year w/o Project LM-H5P Hoquiam Ave. NE@ NE Sunset Blvd. Horizon Year w/Project LM-P5P Duvall Ave. NE @NE Sunset Blvd. Current Volumes LM-C6P Duvall Ave. NE@ NE Sunset Blvd. Horizon Year w/o Project LM-H6P Duvall Ave. NE@ NE Sunset Blvd. Horizon Year with Project LM-P6P Duvall Ave. NE @NE 3th Street Current Volumes LM-C7P Duvall Ave. NE @NE 3th Street Horizon Year w/o Project LM-H7P Duvall Ave. NE @NE 3th Street Horizon Year with Project LM-P7P Duvall Ave. NE@ NE 7th Place Current Volumes LM-C3P Duvall Ave. NE @ NE 7tl> Place Horizon Year w/o Project LM-H8P Duvall Ave. NE @NE 7th Place Horizon Year with Project LM-P3P Hoquiam Ave. NE@ Site Access Horizon Year w/Project LM-P9P Left Turn Storage Guidelines: Fih>ure 910-8 Right Turn Lane Guidelines: Figure 910-11 I. 3. 5. 7. 9. 1 l. 13. 15. 17. 19. 20. 21. 22. 23. 24. 25. 27. 29. 31. 32. 33. 34. 35. 36. 37. Christopher Brown (!J Associelcs 9688 Reinier Ave. cl. &:attic, WA 98118-5981 (206) 7'22-1910 fe.x (206) 722-1909 Land Use: 210 Single-Famil:y Detached Housing Description Single-family detached housing includes all single-family detached homes on individual lots. A typical site surveyed is a suburban subdivision. Additional Data The number of vehicles and residents have a high correlation with average weekday vehicle trip ands. The use of these variables Is limited, however, because the numbers of vehicles and residents was often difficult Ip obtain or predict. The number of dwelling units is generally used as the independent variable of choice because it is usually readily available, easy to project and has a high correlation with average weekday vehicle trip ends. This land use included data from a wide variety of units with different sizes, price ranges, locations and ages. Consequently, there was a wide variation in trips generated within this category. As expected, dwelling units that were larger In size, more expensive, or farther away from the central business district (CBD) had a higher rate of trip generation per unit than those smaller in size, less expensive, or closer to the CBD. Other factors, such as geographic location and type of adjacent and nearby development, may also have had an effect on the site trip generation. Single-family detached units had the highest trip generation rate per dwelling unit of all residential uses, because they were the largest units in size and had more residents and more vehicles per unit than other residential land uses; they were generally located farther away from shopping centers, employment areas and other trip attractors than other residential land uses; and they generally had fewer alternate modes of transportation available, because they were typically not as concentrated as other residential land uses. The peak hour of the generator typically coincided with the peak hour of the adjacent street traffic. The sites were surveyed from the late 1960s to the 2000s throughout the United States and Canada. Source Numbers 1,4,5,6, 7,8, 11, 12, 13, 14, 16, 19,20,21,26,34,35,36,38,40, 71, 72,84,91,98, 100,105, 108, 110, 114, 117, 119, 157, 167, 177, 187, 192, 207, 211, 246, 275, 283, 293, 300, 319, 320, 357, 384,435, 550, 552, 579 Trip Generation, 7th Edition 268 Institute of Transportation Engineers Single-Family Detached Housing (210) Average Vehicle Trip Ends vs: Dwelling Units On a: Weekday Number of Studies: 350 Avg. Number of Dwelling Units: 197 Directional Distribution: 50% entering, 50% exiting Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 9.57 4.31 -21.85 3.69 Data Plot and Equation 30,000 ~----------------------------~ 20,000 10,000 0 0 X Actual Data Points_ ,,,:,,~;"-.. X X · X 1000 X = Number of Dwelling Units --Fitted Curve Fitted Curve Equation: Ln(T) = 0.92 Ln(X) + 2.71 Trip Generation, 7th Edition 269 X 2000 3000 --.---· Average Rate R2 = 0.96 Institute of Transportation Engineers ~ingle-Family Detached Housing (210) Average Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Number of Studies: 274 Avg. Number of Dwelling Units: 201 Directional Distribution: 25% entering, 75% exiting Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.75 0.33 2.27 0.90 Data Plo1 and Equation 3,000 ----------------------------- "' 'O C w C. ·c I- "' 0 :c ~ "' w " > <: II I- 2.000 1,000 0 0 X Actual Data Pofnts X X ........ ,,," X 1000 X = Number of Dwelling Units · , F.ltted Curve Fltt&ll Curve Equation: T = 0.70()() + 9.43 Trip Generation, 7th Edition 270 X 2000 3000 . -----~ Average R'ate R2 = 0.89 Institute of Transportation Engineers Single-Family Detached Housing (210) Average Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Number of Studies: 302 Avg. Number of Dwelling Units: 214 Directional Distribution: 63% entering, 37% exiting Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 1.01 0.42 2.98 1.05 Data Plot and Equation 3,000 ~-------------------------_-,-_.-,,-,,-.-_,-,x 2,000 1,000 0 0 X Actual Data Points X , XX,._....-" ······/·· X 1000 X , ' , ' , , X X = Number of Dwelling Units Fitted Curve Fitted Curve Equation: Ln(T) = 0.90 Ln(X) + 0.5.3 Trip Generation, 7th Edition 271 . .,,,,.,," ... ;-<· 2000 ' , , , --·----Average:Rate 3000 Institute of Transportation Engineers Weather :SLI\INY Counted by:CWW/RHR Board# :D4-1027 Surface :DRY City of Renton Transportation Syste,, Division Traffic Operations 2005 Studies CARS/PEDESTRIANS,HE!IVY VEHICLES Study Na1e: TMC072P Site Code : 00000000 Start Date: 08/19/05 Page : 2 !UNION AV NE INE HH ST !UNION AV NE INE 4TH ST I Southbound I Westbound I Northbound I Eastbound Start I I I I Ti,e I Left Thru Right Other! Left Thru Right Other I Left Thru Right other I Left Thru Peak Hour Analysis By Entire Intersection for the Period: 16:00 on 08/19/05 to 17:45 on 08/19/05 Tiu I 16: 15 Vol. I 158 89 152 Pct. 39. 3 22.1 37.8 Total 402 High I 16:15 Vol. 47 20 42 Total 110 PHF I 0.914 ~CARS/PEDESTRIANS ·''HEAVY VEHICLES I 16: 15 I 16: 15 31 % 861 65 131 104 0. 71 9.2 83.1 6.2 1. 21 42. 7 I 1035 I 243 I 17:00 I 16:15 11 21 230 18 31 28 272 I 68 I 0.951 I 0.893 # UNION AV NE 3#~ 1451"' 871~ 1561 #•~ 71~• 21A 21 =====#=====l=====i=====I 3 U 152 89 I 158 402 I 16: 15 74 61 41 189 1055 30.4 25. l 1. 61 13. 7 77. 0 I 1370 I 17:00 22 18 01 52 289 I 368 I 0. 931 # ('\5 # 74 # 189 # ::::::::;;:::== # "• 328 # # I Int vi. Right Other! Total I 119 71 8.6 0.51 I I 26 11 13 13 # # .. .-###################### NE 4TH ST Inbo•.rnd I Outbound Total 328 ###################### 111 7 861 104 730 &2 3 65 ------===---===-====== ~ 834 27 189 ~ 186 3 Inbound -------------Outbound 1055 ~1039 16 Total 1370 1117 2487 Inbound Out bound Total 861 1035------------- 1274 "' 94 2309 2 96 =---=-=-======--====-----------------------61 ~ 118 119 1 1055 158 1274 Inbound 243 NE 4TH ST ####################### Outbound 304 ###################### . ·, ;/ 7 ~ 7 # Total 547 # ,·. # 119 1~ 991~ 731~ 61#~ 4 # 89 JA 5JA 11A 0#A 0 # 96 l=====l=====I=====#===== # ===== I 104 I 74 61 # 4 # 31214 I I # # UNION AV NE I # II\ / I \ I North I ~ather · :SUNNY Counted by: RHR Board I :D4-1027 Surface : DRY IDUVALL AV NE I Southbound Start I Ti1e I Left Thru Right City of Renton Transportation Syste1s Division Traffic Operations 2005 studies CARS/PEDESTRIANS,HEAVY VEHICLES I NE 4 TH ST I DUVALL AV NE I Westbound I Otherl Left Thru Right I Northbound I Dtherl Left Thru Right INE 4TH ST I Eastbound I Study Nate: TMCl0JP Site Code : ~00 Start Date: 08/11/05 Page : 2 I lntvl. Other! Left Thru Right Other! Total Peak Hour Analysis By Entire Intersection for the Period: 1&:00 on 08/11/05 to 17:45 on 08/11/05 I I 1028 3& 11 77.8 2.7 0.01 Tio, I 1&:45 I 16:45 I 1&:45 Vol. 311 3b 33& 31 19 755 168 01 32 Pct. 45.3 5.2 48.9 0.41 2.0 80. l 17.8 0.01 48.4 Total I 686 High I 16:45 Vol. 88 13 92 Total I 193 PHF I 0.889 "'CARS/PEDESTRIANS ·'·HEAVY VEHICLES I 942 I 66 1 17:00 I 17:30 01 4 203 46 01 5 I 253 I 21 I 0. 931 I 0. 786 # DUVALL AV NE 3#~ 3331~ 351~ 3071 #A 31A llA 41 =====#=====l=====l=====I ~ # 336 I 36 I 311 I # I I # Inbound 686 J##################### I Outbound 445 NE 4TH ST Total 1131 336 1123 755 32 ==--=====-===--======= I\, 254 1 Inbocrnd -------------Outbound "'11211213 Total 1028 25 36 I\,. 3& 121 .-·~ ####################### "' 1 # 132121 1123 2443 Inbound Outbocrnd Total 66 91 157 22 9 33.3 13. 6 10 4 H,8 22 255 ==:=== 41~5 I 1&:45 31 255 4.51 19. 3 I 1320 I 17:00 21 67 I 350 I 0.943 # # # # # # # 271 11 II "' I I ###################### "'168 121 168 "" 726 ···~ 29 755 Inbound o,.,tbound Total 942------------- 1348"' 18 2290 J~ 1 19 9 1028 311 1348 NE:. 4TH ST ###################### # 1 ,,·, # 36 I"" 321~ 221~ 9#~ 3 # # 36 I ,,•, 121 I A 121 I .,, 121#·~ 121 19 l=====l=====I=====#===== # ===== I 32 I 22 9 # 3 # 91 I I # # DUVALL AV NE # I I\ / I \ North I 05/12/2006 08:46 FAX 425 430 7376 Weather :SUNNY Counted by;CIJW/RHR Board i :T-MH S_u_rfaco :DRY ) RENTON TRANS. SYS. City of Renton Tran,portation Syste1, Divi,ion Traffic Operations 2005 Studies CARS/PEDESTRIANS, HEAVY VElHCUS T 141002 Study Nale: THC94JP Sit, Code; 00009000 start Oah: ITT/28/05 Pago : 2 J IUNION AV NE !Southbound !NE SUNSET BL ll.tHON AV NE !Westbound I lfforthbound I INE SLt&T BL I Eastbound Start I I Ti•• I Left Thru Right Dtherl Left Thru Right other I Left Thru Right Otherl Left Peak Hour Analysis By Entire Intersection for the Period; 16:110 on 07/28/05 to 17:45 on 07/28/05 Tile I 17:00 I 17:00 I 17:00 Vol. &I 72 121 51 178 855 4q 81 70 Pct. I 23,5 27.7 ~.7 I. 91 I&. 3 78.4 4,4 0. 71 22.5 Total I 2',9 I 1090 I 310 High I 17:45 I 17:00 I 17:45 Vol. I 20 21 37 II 44 229 7 21 21 Total I 79 I 282 I 95 Plf" I 0.820 I 0.%6 I 0,816 ~cARS/PEDESTRIANS -~HEAVY VEHICLES # UNION AV NE ~ 5#~ 1181~ 711~ 611 A #A 31A 11A Ill! =====#=~ ==l=====l=====I 5 # 121 I 72 I 61 ·-· # I I 17:00 138 99 JI 147 44,5 31,9 0.91 12.5 I 11&8 I 17 ,30 31 41 21 37 I 3M I 0. 945 # 49 # 138 # 147 # =:;:;:;:=== # 334 # Thru Right q51 58 81,4 4. 9 2:i0 17 ~ 8 J,. lint,!. Otherl Total I I 121 1. 01 I I 51 8 i.C.Cc'·) # '?~##################### Inbound I Out boLtnd Total 259 334 593 # ###################### NE SUNSET BL 1046 121 855 7/l! ===============~~===== 147 ~ 143 4 Inbound 1168 -------------Outbound 1046 951 58 ~ g22 Total 2214 .~ .. -" 29 .58 0 ####################### ~ 12 # 12 ,•, it # # # Inbound Outbound Total 48 1 ~ 839 " 16 49 855 1090------------- 1111 ~ 175 2201 ···~ 3 178 99 951 1111 61 Inbound 310 NE SUNS~T BL Outbound 308 ###################### 58 72 178 Total 618 # ,~ 701~ 1351~ 97#~ 3 IA 01" 31" 2#" 0 1-----1-----1--=--#=---- ===== I 7/ll I 138 I 99 # ~ /1\ / I \ I # # 308 I UNION AV NE # # North I 05/12/2006 08:46 FAX 425 430 7376 ' Weathor : 5l.NIY Counted by:C\111/RHR Board# :Tl2-150 ""rfaoe :DRY ', RENTON TRANS. SYS. City of Renton Transportation 5yste1s Division Traffic Operations 2905 5tudie, CHRSIPEDESTRI~, HEAVY VcHI Cl.ES T 14]004 Study Na•e• TIIC044P Site Code : 00090000 Start Date: 09/08/05 Page : 2 !DUVALL AV NE I Southbound Start I I NE SUNSET BL I DUVAU AV NE IW,stbound I I Northbound I I NE SUNSET BL !Eastbound I Ti1e I Left Thru Right Other! Left Thru Right Other I Left Thru Right Oth,rl Left Pea• Hour Analysi, By Entire Intersection for the Period: l&:00 on 09/08/05 to 17:45 on 09/08/05 Tiu I H,: 45 I lf,:45 I lf.:45 Vol, 83 579 2&9 51 138 SE.4 72 21 142 Pct. 8,8 1,1.8 28. 7 0.51 17. 7 72.& 9.2 0.21 31.2 Total 931, I 77& I 455 High l&:45 I 17:15 I lo:45 Vol, 24 147 &9 01 32 1&4 17 01 47 Toh! I 240 213 I 133 PIF I 0, 975 I 0.911 I II. 855 ~CARS/PEDESTRIANS ·"HEAVY VEHICLES # DUVALL AV NE I -5#~ 2&41~ 5671~ 631 A #~ 51~ 121A 01 =====#=====l=====!=====I 5 # 269 I 579 I 83 .' # I I lb:45 e5e S'l 21 255 55.3 12, 9 0.41 30. 7 I 82') I 17:30 74 12 01 &9 I 233 I 0.889 # 72 # ·:)...!:"? ~ .... ~ # 255 # :=:::::=:::::= # 579 # Thru 439 52. 9 123 -. " Right lc8 15,i, "1 '=' ~ llntvl. Other! Total I I 71 0,81 I I 01 I 2 ) # Inbound 936 ####################### !Outbound 57<3' NE SUNSET BL Total 1515 # ###################### ~ 70 975 269 564 142 ==============~======= 255 "" 252 3 Inbound -------------oc,t bound 439 128 "" 432 Total .~ .. 7 ~ i25 3 ####################### 7 -. 7 # ,, # # # # 82"3 q75 1804 -~ 2 72 "v 540 ., 24 564 776------------- 581 -133 Inbound Out bound Total 1357 .~ 5 138 =--============~===== 59 439 83 581 Inbound 455 N~ SUNSET BL Outbound 845 ###################### Total 1300 # l"v 14~1~ 2511~ 59#-2 128 57CJ 1-21" 11" 0#" 0 138 1-----1-----1---==#---== ==~~~ I 142 I 252 l 59 # 2 JI\ I I \ I # 845 I I # North I ) # DUVALL AV NE # l' TRAFFIC VOLUME SUMM,\R"f I"~ CJ ~CT /qtZf(!Ji J/('t>t/ow..l' DATE iNTEIScCTJON OF: hifr/"'PJ 4,,, PE T IME 0 f{fl) TO :5-::Yt P: Pf..AIC HOUR £,.,7,~ ..2 1) E::.c. :s+:=cun::: -We.s+-b o..;r-,d 1'Jc.:---:-~ cc \.l 'id Sc v+l-, ccvr.c! TI ME I L s I I L s R I L I s I I L s I I I I I I .t'/W-.i//!° //'I CJ ;:..-? _,.s I er J.. I I ,qJS'-a;o py 2.:? 8 c,;3 16 ',/,. ,!./ J'o -i-f'/f 7c1 r '1' /!, /0 2- I/ ifs -5f:>D !Do 21/ 2 j1D ) I ~-S"/5 11/0 2D ~ (/8 I Cf 2-. S'i'S--{" :5' iJ 7f-2!f :J---/ti I !/ )I_ I I 2. c;x q-I ::/-- j--:,.,. \r I . //··y I I I I s-,,y 2-:2 /11C... If J. I Tc4 15-z,s I I I (?;,,. i,,-/J!f;i/cr { I -z. I , I 1.96-S-5'r) //11 1-r 123 :ii) I.JS -::;- I I TOTALS I I j% of TOTAL IS • ...... ,- I etc 2f1 .2/S- 2q5 %8 191 5h2- Preliminar Plat of Langley Meadows NE 4th Street/Union Avenue NE Current P.M. Peak Hour File LM-ClP SIGNAL97/TEAPAC[Ver 1.02.12] -Summary of Parameter Values Intersection Parameters METROAREA SIMULATION PERIOD LEVELOFSERVICE NODELOCATION NONCBD 15 C S 0 0 Approach Parameters APPLABELS GRADES PED LEVELS PARKINGS IDES PARKVOLUMES BUSVOLUMES RIGHTTURNONREDS UPSTREAMVC N .0 5 NONE 0 0 5 .00 Movement Parameters MOVLABELS VOLUMES WIDTHS LANES UTILIZATIONS TRUCKPERCENTS PEAKHOURFACTORS ARRIVALTYPES ACTUATIONS REQCLEARANCES MINIMUMS STARTUPLOST ENDGAIN IDEALSATFLOWS FACTORS DELAYFACTORS NSTOPFACTORS GROUPTYPES SATURATIONFLOWS RT 152 12. 0 1 .00 1. 0 .92 3 YES 4.0 5.0 A A 4 • V 2.0 1900 1. 00 1. 00 1. 00 NORM 1595 TH 89 12.0 1 .00 .0 .92 3 YES 4.0 5.0 A A 4.U 2.0 1900 1. 00 1. 00 1. 00 NORM 1829 LT 158 .0 0 .00 1. 0 . 92 3 YES 4.0 5.0 2.0 1900 1. 00 1. 00 1. 00 NORM 0 Phasing Parameters SEQUENCES PERMISSIVES ::>VERLAPS :CYCLES 3REENTIMES YELLOWTIMES 2RITICALS 73 NO YES 90 16.63 4.00 2 73 NO YES 110 12.54 4.00 8 RT 65 .0 0 .00 1.0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 0 NO YES 10 13.59 4.00 12 E . 0 5 NONE 0 4 0 .00 TH 861 24.0 2 .00 1. 0 .92 3 YES 4.0 5.0 A A L. • V 2.0 1900 1. 00 1. 00 1. 00 NORM 3508 LT 96 12.0 1 .00 .0 .92 3 YES 4.0 5.0 n n ,. . u 2.0 1900 1. 00 1. 00 1. 00 NORM 403 NO YES 31. 24 4.00 6 RT 61 12.0 1 .00 . 0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 1610 s . 0 5 NONE 0 0 5 .00 TH 74 12.0 1 .00 .0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 1846 LT 104 .0 0 .00 .0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 0 LEADLAGS OFFSET PEDTIME 05/18/06 14:25:51 w .0 5 NONE 0 4 0 .00 RT TH 119 1055 .0 24.0 0 2 . 00 . 00 . 0 1. 0 . 92 . 95 3 3 YES YES 4.0 4.0 5.0 5.0 2.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 2.0 1900 1. 00 1. 00 1. 00 NORM 0 3493 NONE .00 .0 LT 189 12.0 1 .00 1. 0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 1787 NONE 1 0 Preliminar Plat of Langley Meadows NE 4th Street/Union Avenue NE Current P.M. Peak Hour File LM-ClP SIGNAL97/TEAPAC[Ver 1.02.12] -Capacity Analysis Summary Intersection Averages: Degree of Saturation (v/c) .72 Vehicle Delay 29.6 Sq 73 **/** I \ North I Phase 1 + * * + * * <+ * *> V G/C= .185 G= 16. 6" Y+R= 4. 0" OFF= 0 e. • 0 Phase 2 Phase 3 **** <* * +> ++++> G/C= G= Y+R= * * + ++++ * * + V . 13 9 G/C= 12. 5" G= 4. 0" Y+R= .151 13. 6" 4 • Q II OFF=22.9% OFF=41.3% Phase 4 ++++> ++++ V G/C= G= Y+R= ++++ <++++ **** V .347 31. 2" 4. 0" OFF=60.8% 05/18/06 14:25:23 Level of Service C C= 90 sec G= 74.0 sec= 82.2% Y=16.0 sec= 17.8% Ped= .0 sec= .0% I Lane I Width/ I g/C I Service Rate I Adj I Group Lanes Reqd Used @C (vph) @E Volume I HCM I L 190% Maxi v/c Delay S Queue N Approach 43.0 D+ =====================------------------------------=---------===========------- I RT LT+TH I 1211 I 12/1 S Approach I RT LT+TH I 1211 I 12/1 E Approach .187 I .227 .143 I .189 .185 I .185 .139 I .139 157 I 183 53 I 63 286 I 332 209 I 244 160 I 269 61 I 193 .542 I .796 .272 I .751 35.3 I D+I 164 ftl 47.5 *D 275 ft 45.7 D 35.3 I D+I 66 ftl 48.9 *D 208 ft 33.0 C -===--==---===-=----=-=-----------------------------------==-========-----==-== TH+RTI 24/2 I LT 12/1 W Approach .333 I .378 .347 I 1068 I 1218 ·I 1007 I .347 92 129 104 .827 I .743 31.7 I C I 413 ftl 44.9 *D+ 85 ft 20.1 C+ ===============--=====--------------------------------------------------------= TH+RTI 24/2 I LT 12/1 .391 I .198 . 543 I 1847 I 1895 I 1240 I .151 94 258 205 .654 I .759 15.4 I B I 356 ftl 48.5 *D 219 ft Preliminar Plat of Langley Meadows NE 4th Street/Union Avenue NE 2008 P.M. Peak Hour w/Adjacent Developments File LM-HlP SIGNAL97/TEAPAC[Ver 1.02.12] -Summary of Parameter Values Intersection Parameters vJETROAREA SIMULATION PERIOD l..EVELOFSERVICE \JODELOCATION NONCBD 15 C S 0 0 Approach Parameters ".PPLABELS N }RADES .0 PED LEVELS 5 PARKINGS IDES NONE PARKVOLUMES 0 3USVOLUMES 0 H GHTTURNONREDS 5 JPSTREAMVC .00 Movement Parameters 10VLABELS RT TH LT TOLUMES 163 117 178 HDTHS 12.0 12.0 .0 ~ANES 1 1 0 JTILIZATIONS .00 .00 .00 rRUCKPERCENTS 1.0 .0 1.0 )EAKHOURFACTORS .92 .92 .92 \RRIVALTYPES 3 3 3 \CTUATIONS YES YES YES <EQCLEARANCES 4.0 4.0 4.0 UNIMUMS 5.0 5.0 5.0 ;TARTUPLOST ~ ~ 2.0 ~ ~ L. • V L. • V lNDGAIN 2.0 2.0 2.0 CDEALSATFLOWS 1900 1900 1900 'ACTORS 1. 00 1. 00 1. 00 lELAYFACTORS 1. 00 1. 00 1. 00 JSTOPFACTORS 1. 00 1. 00 1. 00 ;ROUPTYPES NORM NORM NORM ,ATURATIONFLOWS 1595 1833 0 Phasing Parameters ,EQUENCES 88 ALL 'ERMISSIVES NO NO JVERLAPS YES YES :YCLES 90 110 ;REENTIMES 5.37 7.60 '.ELLOWTIMES 4.00 4.00 :RITICALS 3 2 RT 74 .0 0 .00 1.0 .92 3 YES 4.0 5.0 ~ ~ L. • V 2.0 1900 1. 00 1. 00 1. 00 NORM 0 NO YES 10 5.37 4.00 9 E s .0 .0 5 5 NONE NONE 0 0 4 0 0 5 .00 .00 TH LT RT TH LT 1200 126 80 97 136 24.0 12.0 12.0 12.0 .0 2 1 1 1 0 .00 .00 .00 .00 .00 1.0 .o .0 . 0 . 0 .92 .92 .92 . 92 . 92 3 3 3 3 3 YES YES YES YES YES 4.0 4.0 4.0 4.0 4.0 5.0 5.0 5.0 5.0 5.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 1900 1900 1900 1900 1900 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 NORM NORM NORM NORM NORM 3514 1805 1610 1846 0 NO LEADLAGS YES OFFSET PEDTIME 8.33 26.59 12.74 4.00 4.00 4.00 6 11 12 05/18/06 14:31:09 w .0 5 NONE 0 4 0 .00 RT TH LT 157 1487 202 .0 24.0 12.0 0 2 1 .00 .00 .00 . 0 1.0 1.0 . 92 .95 .92 3 3 3 YES YES YES 4.0 4.0 4.0 5.0 5.0 5.0 2.0 2.0 2.0 2.0 2.0 2.0 1900 1900 1900 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 NORM NORM NORM 0 3496 1787 NONE NONE .00 1 .0 0 ~reliminar Plat of Langley Meadows ~E 4th Street/Union Avenue NE 2008 P.M. Peak Hour w/Adjacent Developments File LM-HlP 3IGNAL97/TEAPAC[Ver 1.02.12] -Capacity Analysis Summary [ntersection Averages: Degree of Saturation (v/c) .91 Vehicle Delay 46.1 05/18/06 14:30:46 Level of Service D 3q 88 '*I** Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 Phase 6 I \ forth I + + * + + * <+ + *> V + * + * <+ * V + +> + + + + <* + +> * + + * + + ++++ <++++ **** V +> + + + ++++ + <++++ <+ **** ****> ++++> **** ++++ V V ------------------------------------------------------------------------- G/C= .060 G/C= .084 G/C= .060 G/C= .093 G/C= .295 G/C= .142 G= 5.4 11 G= 7. 6" G= 5. 4 II G= 8. 3 II G= 26. 6" G= 12. 7" Y+R= 4.0 11 Y+R= 4.0" Y+R= 4. 0" Y+R= 4. 0" Y+R= 4. 0" Y+R= 4. 0" OFF= .0% OFF=l0.4% OFF=23.3% OFF=33.7% OFF=47.4% OFF=81.4% ------------------------------------------------------------------------- C= 90 sec G= 66.0 sec= 73.3% Y=24.0 sec= 26.7% Ped= .0 sec= .0% ------------------------------------------------------------------------------- Lane I Width/ I g/C I Service Rate I Adj I Group Lanes Reqd Used @C (vph) @E Volume I HCM I L 190% Maxi v/c Delay S Queue ------------------------------------------------------------------------------- N Approach 49.8 D -------=-=------------------------------------.----------------------------=--- RT LT+TH I 1211 I 12/1 .194 I .252 .375 I .189 495 I 192 597 I 341 172 I 320 .288 I .925 20.0 I B 1135 ftl 65.9 *E+ 326 ft ·------------------------------------------------------------------------------ S Approach 36.9 D+ --------------------------------------------------------------------------==--- RT LT+TH I 1211 I 12/1 .151 I .218 .326 I .189 410 I 193 524 I 343 82 I 253 .156 I .727 21.7 I C+I 69 ftl 41.8 D+ 257 ft ------------------------------------------------------------------------------ E Approach 35.6 D+ :========================-=-=-=======----=========-------======--============== TH+RT I 24/2 I LT 12/1 . 424 I .166 .432 I 1417 I 1520 I-1384 I .093 1 149 137 .911 I .820 32.5 I C I 494 ftl 66.7 *E+ 155 ft ------------------------------------------------------------------------------ W Approach 54.9 D :===========----======================---------=-------=-======------========== TH+RTI 24/2 I LT 12/1 .514 I . 206 .481 I 1605 I 1683 I 1736 1 1.031 I .142 67 240 220 .870 53.8 l*D I 566 ftl 64.0 *E+ 237 ft Preliminar Plat of Langley Meadows ~E 4th Street/Union Avenue NE 2008 P.M. Peak Hour w/Langley Meadows File LM-PlP 3IGNAL97/TEAPAC[Ver 1.02.12] -Summary of Parameter Values Intersection Parameters l'!ETROAREA 3IMULATION PERIOD ~EVELOFSERVICE 'l"ODELOCATION NONCBD 15 C S 0 0 Approach Parameters \PPLABELS 3RADES "ED LEVELS "ARKINGSIDES "ARKVOLUMES 3USVOLUMES UGHTTURNONREDS JPSTREAMVC N .0 5 NONE 0 0 5 .00 Movement Parameters 10VLABELS TOLUMES HDTHS .<ANES JTILIZATIONS '.RUCKPERCENTS 'EAKHOURFACTORS rnRIVALTYPES \CTUATIONS 1EQCLEARANCES UNIMUMS }TARTUPLOST mDGAIN :DEALSATFLOWS 'ACTORS lELAYFACTORS ISTOPFACTORS ;ROUPTYPES ,ATURATIONFLOWS RT 163 12.0 1 .00 1. 0 .92 3 YES 4.0 5.0 n n "-• V 2.0 1900 1. 00 1. 00 1. 00 NORM 1595 TH 117 12.0 1 .00 .0 .92 3 YES 4.0 5.0 2.0 1900 1. 00 1. 00 1. 00 NORM 1833 LT 180 .0 0 .00 1.0 .92 3 YES 4.0 5.0 n n "-• V 2.0 1900 1. 00 1. 00 1. 00 NORM 0 Phasing Parameters ,EQUENCES 'ERMISSIVES lVERLAPS :YCLES ;REENTIMES '.ELLOWTIMES :RITICALS 88 NO YES 90 5.37 4.00 3 ALL NO YES 110 7.60 4.00 2 RT 76 . 0 0 .00 1.0 .92 3 YES 4.0 5.0 n n "-• V 2.0 1900 1. 00 1. 00 1. 00 NORM 0 NO YES 10 5.37 4.00 9 E .0 5 NONE 0 4 0 .00 TH LT 1210 126 24.0 12.0 2 1 . 00 . 00 1. 0 . 0 . 92 . 92 3 3 YES YES 4.0 4.0 5.0 5.0 2.0 2.0 2.0 2.0 1900 1900 1.00 1.00 1.00 1.00 1.00 1.00 NORM NORM 3514 1805 NO YES RT 80 12.0 1 .00 .0 .92 3 YES 4.0 5.0 n n "-• V 2.0 1900 1. 00 1. 00 1. 00 NORM 1610 s .0 5 NONE 0 0 5 .DO TH 97 12.0 1 .00 . 0 . 92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 1846 LT 136 . 0 0 .OD • 0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 0 LEADLAGS OFFSET PEDTIME 8.33 4.00 6 26.59 4.00 11 12. 74 4.00 12 05/18/06 14:33:29 w . 0 5 NONE 0 4 0 .00 RT TH 157 1499 .0 24.0 0 2 . 00 . 00 .0 1.0 . 92 . 95 3 3 YES YES 4.0 4.0 5.0 5.0 2.0 2.0 2.0 2.0 1900 1900 1.00 1.00 1.00 1.00 1.00 1.00 NORM NORM 0 3496 NONE .00 .0 LT 202 12.0 1 .00 1. 0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 1787 NONE 1 0 Preliminar Plat of Langley Meadows NE 4th Street/Union Avenue NE 2008 P.M. Peak Hour w/Langley Meadows File LM-PlP SIGNAL97/TEAPAC[Ver 1.02.12] -Capacity Analysis Summary Intersection Averages: Degree of Saturation (v/c) .91 Vehicle Delay 47.6 05/18/06 14:33:07 Level of Service D ------------------------------------------------------------------------- Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 Phase 6 Sq 88 **/** ------------------------------------------------------------------------- I \ \/orth I + + * + + * <+ + *> V + * + * <+ * V + +> + + + + <* + +> * + + * + + ++++ <++++ **** V +> + + + ++++ + <++++ <+ **** ****> ++++> **** ++++ V V ------------------------------------------------------------------------- G/C= .060 G/C= .084 G/C= .060 G/C= . 093 G/C= .295 G/C= .142 G= 5. 411 G= 7. 611 G= 5.4 11 G= 8. 3" G= 26. 6" G= 12. 7" Y+R= 4. 0" Y+R= 4, 0 II Y+R= 4. 0" Y+R= 4 • Q II Y+R= 4.QH Y+R= 4 . 0 " OFF= .0% OFF=l0.4% OFF=23.3% OFF=33.7% OFF=47.4% OFF=Bl.4% ------------------------------------------------------------------------- C= 90 sec G= 66.0 sec= 73.3% Y=24.0 sec= 26.7% Ped= .0 sec= .0% ------------------------------------------------------------------------------- I Lane I Width/ I g/C I Service Rate j Adj I Group Lanes Reqd Used @C (vph) @E Volume I HCM I L 190% Maxi v/c Delay S Queue ------------------------------------------------------------------------------- N Approach 51.1 D ----------------------------------------------------------=====-----=========== I RT 1LT+TH I 1211 I 12/1 .194 I . 253 .375 I .189 495 I 192 597 I 341 172 I 323 .288 I .934 20.0 I B 1135 ftl 67.7 *E 329 ft ------------------------------------------------------------------------------- S Approach 36.9 D+ ------------------------------------------------==------======-======-======--- RT LT+TH I 1211 I 12/1 .151 I .218 .326 I .189 410 I 193 524 I 343 82 I 253 .156 I .727 21.7 I C+I 69 ftl 41.8 D+ 257 ft ---------------------------------------------------------------------------- E Approach 36.5 D+ ------------------------------------------------==--------=====-======-=====--- TH+RTI 24/2 I LT 12/1 .428 I .166 .432 I 1416 I 1519 1 , 1398 I .093 1 149 137 .920 I .820 33.6 I CI 499 ftl 66.7 *E+ 155 ft ------------------------------------------------------------------------------- W Approach 57.1 E+ ==----======-----------=---------====-------------------=-=====------========== TH+RTI 24/2 I LT 12/1 .518 I .206 .481 I 1605 I 1683 I 1749 1 1.039 I .142 67 240 220 .870 56.2 l*E+I 570 ftl 64.0 *E+ 237 ft Preliminar Plat of Langley Meadows Duvall Avenue NE/NE 4th Street Current Year File LM-C2P SIGNAL97/TEAPAC[Ver 1.02.12] -Summary of Parameter Values Intersection Parameters METROAREA NONCBD SIMULATION PERIOD 15 LEVELOFSERVICE C s NODELOCATION 0 0 Approach Parameters 2\.PPLABELS N E s 3RADES . 0 .0 .o PED LEVELS 5 5 5 PARKINGS IDES NONE NONE NONE l?ARKVOLUMES 0 0 0 BUSVOLUMES 4 4 0 RIGHTTURNONREDS 15 0 5 JPSTREAMVC .00 .00 .00 Movement Parameters VJOVLABELS RT TH LT RT TH LT RT TH LT iTOLUMES 336 36 311 168 755 19 9 221 321 1HDTHS 12.0 12.0 12.0 11.0 24.0 12.0 . 0 14.0 .0 [;ANES 1 1 1 1 2 1 0 1 0 JTILIZATIONS .00 .00 .00 .00 .00 .00 .00 .00 .00 fRUCKPERCENTS 1.0 .0 1.0 1.0 1. 0 . 0 .0 .0 .0 ?EAKHOURFACTORS .92 .92 .92 .92 .92 .92 .92 .92 .92 '.RRIVALTYPES 3 3 3 3 3 3 3 3 3 '.CTUATIONS YES YES YES YES YES YES YES YES YES ~EQCLEARANCES 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 HNIMUMS 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 3TARTUPLOST ~ n 2.0 ~ n 2.0 2.0 2.0 ~ n 2.0 2.0 4.U 4.U 4.U ,NDGAIN 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 [DEALSATFLOWS 1900 1900 1900 1900 1900 1900 1900 1900 1900 "ACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 JELAYFACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 -JSTOPFACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 :lROUPTYPES NORM NORM NORM NORM NORM NORM NORM NORM NORM 3ATURATI0NFLOWS 1569 1900 951 1517 3574 466 0 1452 0 Phasing Parameters ,EQUENCES 13 ALL )ERMISSIVES NO NO NO NO LEADLAGS )VERLAPS YES YES YES YES OFFSET cYCLES 90 110 10 PEDTIME :lREENTIMES 38.98 16.79 22.23 {ELLOWTIMES 4.00 4.00 4.00 cRITICALS 8 12 5 05/18/06 14:35:23 w . 0 5 NONE 0 4 0 .00 RT TH LT 36 1028 254 .0 24.0 12.0 0 2 1 .00 .00 .00 .0 1.0 1.0 .92 .92 .92 3 3 3 YES YES YES 4.0 4.0 4.0 5.0 5.0 5.0 2.0 2 . 0 2.0 2.0 2.0 2.0 1900 1900 1900 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 NORM NORM NORM 0 3529 1787 NONE NONE .00 1 . 0 0 05/18/06 14:35:02 Preliminar Plat of Langley ~eadows Duvall Avenue NE/NE 4th St ,t Current ·Year File LM-C2P SIGNAL97/TEAPAC[Ver 1.02.12] -Capacity Analysis Summary Intersection Averages: Degree of Saturation (v/c) .75 Vehicle Delay 33.3 Sq 13 **/** I \ North I Phase 1 + + + + + + <+ + +> V <* * *> * * * * * * G/C= .433 G= 39.0" Y+R= 4.0" OFF= .0% Phase 2 + + <+ **** ++++> ++++ V G/C= .187 G= 16.8" Y+R= 4.0" OFF=47.8% Phase 3 ++++ <**** ++++ V ++++> ++++ V G/C= .247 G= 22.2" Y+R= 4.0" OFF=70.9% Level of Service C C= 90 sec G= 78.0 sec= 86.7% Y=12.0 sec= 13.3% Ped= .o sec= .0% I Lane IWidth/1 g/C I Service Ratel Adj I Group Lanes Reqd Used @C (vph) @E Volume I HCM I L 190% Maxi v/c Delay S Queue N Approach 20.3 C+ ----------------------------------------------------======================----- RT 12/1 .298 .664 1010 1042 349 .335 6.7 A 147 ft TH 12/1 .131 .433 730 823 39 047 14 8 B+ 28 ft LT 12/1 .433 .433 339 412 338 820 34 9 C 241 ft S Approach 47.2 D ---------------------------------------------------------===-================== [LT+TH+RT[ 14/1 [ .463 [ .433 [ 543 [ 629 [ 593 [ .943 [ 47.2 [*D [ 420 ft[ E Approach 45.2 D ------------------------------------------===--================================ RT I 11/1 .207 .247 250 375 183 .488 30.0 C 173 ft TH 24/2 .284 .247 664 883 821 930 49.1 *D 389 ft LT I 12/1 .159 .247 64 101 21 183 27. 5 C+ 25 ft W Approach 25.5 C+ --------------------------------------------. ---------------------------------- TH+RT[ 24/2 [ .367 [ .478 [ 1607 [ 1687 [ 1156 [~.685_[ _19.4 [ B [ 379 ft[ LT [ 12/1 [ .244 [ .178 [ 166 [ 311 [ 296 [ .928 [ 68.7 [*E [ 306 ft[ ------------------------------------------------------------------------------- ?reliminary Plat of Langley Meadows )uvall Avenue NE/NE 4th Street 2008 with Adjacent Developments File LM-H2P 3IGNAL97/TEAPAC[Ver 1.02.12] -Summary of Parameter Values Intersection Parameters 1ETROAREA NONCBD 3IMULATION PERIOD 15 ~EVELOFSERVICE C s s!ODELOCATION 0 0 Approach Parameters \PPLABELS N E s 3RADES .0 .o .0 'EDLEVELS 5 5 5 'ARKINGSIDES NONE NONE NONE 'ARKVOLUMES 0 0 0 lUSVOLUMES 4 4 0 n GHTTURNONREDS 15 0 5 JPSTREAMVC .00 .00 .00 Movement Parameters 10VLABELS RT TH LT RT TH LT RT TH LT TOLUMES 360 39 343 184 850 20 10 237 344 HDTHS 12.0 12. 0 12.0 11.0 24.0 12.0 .0 14.0 .o .ANES 1 1 1 1 2 1 0 1 0 JTILIZATIONS .00 .00 .00 .00 .00 .00 .00 .00 .00 :RUCKPERCENTS 1.0 .0 1. 0 1.0 1.0 . 0 . 0 .0 .0 'EAKHOURFACTORS .92 .92 .92 .92 .92 .92 .92 .92 .92 \RRIVALTYPES 3 3 3 3 3 3 3 3 3 \CTUATIONS YES YES YES YES YES YES YES YES YES <EQCLEARANCES 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 1INIMUMS 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 3TARTUPL0ST 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 rnDGAIN 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 :DEALSATFLOWS 1900 1900 1900 1900 1900 1900 1900 1900 1900 'ACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 JELAYFACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 ISTOPFACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 lROUPTYPES NORM NORM NORM NORM NORM NORM NORM NORM NORM ,ATURATIONFLOWS 1569 1900 941 1517 3574 330 0 1449 0 Phasing Parameters ,EQUENCES 13 ALL 'ERMISSIVES NO NO NO NO LEADLAGS JVERLAPS YES YES YES YES OFFSET '.YCLES 90 110 10 PEDTIME lREENTIMES 38.93 16.06 23.01 'ELLOWTIMES 4.00 4.00 4.00 '.RITICALS 8 12 5 RT 39 . 0 0 .00 .0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 0 05/18/06 14:43:29 w .0 5 NONE 0 4 0 .00 TH LT 1148 272 24.0 12.0 2 1 .00 .00 1.0 1.0 .92 .92 3 3 YES YES 4.0 4.0 5.0 5.0 2.0 2.0 2.0 2.0 1900 1900 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 NORM NORM 3529 1787 NONE NONE .00 1 .0 0 ?reliminary Plat of Langley Meadows Juvall Avenue NE/NE 4th St it 2008. with Adjacent Develop its File L 12P 3IGNAL97 /TEAPAC [Ver 1. 02 .12] -Capacity Analysis Summary [ntersection Averages: 05/18/06 14:43:07 Degree of Saturation (v/c) .82 Vehicle Delay 43.0 Level of Service D+ 3q 13 '* /* * I \ ,orth I Phase 1 + + + + + + <+ + +> V <* * *> * * * * * * G/C= .433 G= 38.9" Y+R= 4.0" OFF= .0% Phase 2 + + <+ **** ++++> ++++ V G/C= .178 G= 16.1" Y+R= 4.0" OFF=47.7% Phase 3 ++++ <**** ++++ V ++++> ++++ V G/C= .256 G= 23.0" Y+R= 4.0" OFF=70.0% C= 90 sec G= 78.0 sec= 86.7% Y=l2.0 sec= 13.3% Ped= .0 sec= .0% ------------------------------------------------------------------------------- Lane /Width/I g/C I Service Ratel Adj I Group Lanes Reqd Used @C (vph) @E Volume I HCM / L 190% Maxi v/c Delay S Queue ------------------------------------------------------------------------------- N Approach 27.5 C+ -----------------------------------------------===--------====-=======-=====--- RT TH LT 12/1 12/1 12/1 .313 .132 . 469 .655 .433 .433 994 729 334 1028 822 407 375 42 373 .365 .051 .916 7.2 14.8 49. 2 A 162 ft B+ 3 0 ft D 266 ft ------------------------------------------------------------------------------- S Approach 65.5 E+ ------------------------=-------------------======------=====--=======--------- LT+TH+RTI 14/1 j .490 j .433 j 541 j 627 j 637 jl.016 j 65.5 l*E+I 452 ftj ----------------------------------------------------------------------------- E Approach 59.0 E+ -----------------------------------------------===--==========-=========------- RT 11/1 .217 .256 265 388 200 .515 29. 9 C 187 ft TH 24/2 . 308 .256 702 914 924 1. 011 66. 0 *E+ 432 ft LT 12/1 .161 .256 45 71 22 .262 28 .4 C 25 ft ------------------------------------------------------------------------------- W Approach 30. 2 C -----------=------------=-----=-=====--------=====-==============-============= TH+RTj 24/2 l~CJ_CJ_J ~-479 I 1610 ._I _1~89 I_E:90 __ 1 .. 764 I 21.4 j C+j 423 ftl ---.. ----- LT j 12/1 j .288 j .172 j 1 j 288 j 296 j .964 j 86. 8 l*F j 377 ftj • Preliminary Plat of Langley Meadows 05/18/06 Duvall Avenue NE/NE 4th Street 14:47:15 2008 with Langley Meadows File LM-P2P SIGNAL97/TEAPAC[Ver 1.02.12] -Summary of Parameter Values Intersection Parameters METROAREA NONCBD SIMULATION PERIOD 15 LEVELOFSERVICE C s NODELOCATION 0 0 Approach Parameters APPLABELS N E s w GRADES .0 . 0 .o . 0 PED LEVELS 5 5 5 5 PARKINGS IDES NONE NONE NONE NONE PARKVOLUMES 0 0 0 0 BUSVOLUMES 4 4 0 4 RIGHTTURNONREDS 15 0 5 0 UPSTREAMVC .00 .00 .00 .00 Movement Parameters MOVLABELS RT TH LT RT TH LT RT TH LT RT TH LT VOLUMES 360 39 343 184 862 20 10 237 344 39 1162 272 WIDTHS 12.0 12.0 12.0 11. 0 24.0 12.0 . 0 14. 0 .0 .0 24.0 12.0 LANES 1 1 1 1 2 1 0 1 0 0 2 1 UTILIZATIONS .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 TRUCKPERCENTS 1. 0 . 0 1. 0 1. 0 1. 0 .o .0 .0 . 0 .0 1.0 1.0 PEAKHOURFACTORS .92 .92 .92 .92 .92 .92 .92 .92 .92 .92 .92 .92 ARRIVALTYPES 3 3 3 3 3 3 3 3 3 3 3 3 ACTUATIONS YES YES YES YES YES YES YES YES YES YES YES YES REQCLEARANCES 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 MINIMUMS 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 STARTUPLOST 2.0 2.0 2.0 ~ n ~ A -" • V .C • V 2.0 2.0 ~ A ,,; • V 2.0 2.0 2.0 2.0 ENDGAIN 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 IDEALSATFLOWS 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 FACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 DELAY FACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 NSTOPFACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 GROUPTYPES NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM SATURATIONFLOWS 1569 1900 941 1517 3574 330 0 1449 0 0 3529 1787 Phasing Parameters SEQUENCES 13 ALL PERMISSIVES NO NO NO NO LEADLAGS NONE NONE OVERLAPS YES YES YES YES OFFSET .00 1 CYCLES 90 110 10 PEDTIME .0 0 GREENTIMES 38.93 16.06 23.01 YELLOWTIMES 4.00 4.00 4.00 CRITICALS 8 12 5 Preliminary Plat of LanglP Duvall Avenue NE/NE 4th St 200.s wi,th Langley Meadows V!eadows _et File LM-P2P SIGNAL97/TEAPAC[Ver 1.02.12] -Capacity Analysis Summary Intersection Averages: 05/18/06 14:46:55 Degree of Saturation (v/c) .83 Vehicle Delay 44.0 Level of Service D+ Sq 13 **/** I \ North I Phase 1 + + + + + + <+ + +> V <* * *> * * * * * * G/C= .433 G= 38. 9" Y+R= 4.0" OFF= . 0% C= 90 sec Phase 2 + + <+ **** ++++> ++++ V G/C= .178 G= 16.1" Y+R= 4.0" OFF=47.7% Phase 3 ++++ <**** ++++ V ++++> ++++ V G/C= .256 G= 23.0" Y+R= 4.0" OFF=70.0% G= 78.0 sec= 86.7% Y=12.0 sec= 13.3% Ped= .0 sec= 0 s-• 0 I Lane IWidth/1 g/C I Service Ratel Adj I Group Lanes Reqd Used @C (vph) @E Volume I HCM I L 190% Maxi v/c Delay S Queue N Approach 27.5 C+ ========================-------------========================================== RT TH LT 12/1 12/1 12/1 .313 .132 .469 .655 .433 .433 994 729 334 1028 822 407 375 42 373 .365 .051 .916 7.2 14.8 49. 2 A 162 ft B+ 30 ft D 266 ft ------------------------------------------------------------------------------- S Approach 65.5 E+ ---------------------------------------------=====-------------=====--=======-= ILT+TH+RTI 14/1 I .490 I .433 I 541 I 627 I 637 11.016 I 65.5 f*E+f 452 ftl E Approach 62.2 E+ ----------------------------------------------=-==-------------=====-----====== RT TH LT W Approach 11/1 24/2 12/1 .217 . 311 .161 .256 .256 .256 265 702 45 388 914 71 200 .515 937 1. 025 22 . 2 62 29.9 C 69.8 *E 28.4 C 3 0. 4 C 187 ft 439 ft 25 ft ========================-----------------=-==============================--==== TH+RTl~~-4/2 I .4b4j__.479 I 16_:!-2~J1689 11305_1 .773J~21.7 I C+I 428 ftl LT I 12/1 I .244 I .178 I 166 I 311 I 296 I .928 I 68.7 i*E I 306 ft! Preliminar Plat of Langley Meadows Hoquiam Avenue NE/NE 4th Street Current P.M. Peak Hour File LM-C3P SIGNAL97/TEAPAC[Ver 1.02.12] -Summary of Parameter Values Intersection Parameters METROAREA SIMULATION PERIOD LEVELOFSERVICE NODELOCATION NONCBD 15 C S 0 0 Approach Parameters APPLABELS N GRADES .0 PEDLEVELS 5 PARKINGS IDES NONE PARKVOLUMES 0 BUSVOLUMES 0 RIGHTTURNONREDS 5 UPSTREAMVC .00 Movement Parameters MOVLABELS RT TH LT VOLUMES 47 0 16 WIDTHS 12.0 .0 12. 0 LANES 1 0 1 UTILIZATIONS .00 .00 .00 TRUCKPERCENTS . 0 . 0 .0 PEAKHOURFACTORS .92 .92 .92 A.RRIVALTYPES 3 3 3 A.CTUATIONS YES YES YES REQCLEARANCES 4.0 4.0 4.0 XIINIMUMS 5.0 5.0 5.0 STARTUPLOST ~ ~ ~ ~ 2.0 '" • V '" • V ENDGAIN 2.0 2.0 2.0 IDEALSATFLOWS 1900 1900 1900 FACTORS 1. 00 1. 00 1. 00 DELAYFACTORS 1. 00 1. 00 1. 00 >ISTOPFACTORS 1. 00 1. 00 1. 00 3ROUPTYPES NORM NORM NORM SATURATIONFLOWS 1610 0 1805 Phasing Parameters SEQUENCES 11 11 E'ERMI SS IVES NO NO )VERLAPS . YES YES :::YCLES 90 110 3REENTIMES 18.49 63.51 't'ELLOWTIMES 4.00 4.00 :::RITICALS 1 11 E s .0 . 0 5 0 NONE NONE 0 0 4 0 5 0 .00 .00 RT TH LT RT TH LT 28 754 0 0 0 0 .0 24.0 .0 .0 . 0 .0 0 2 0 0 0 0 .00 .00 .00 .00 .00 .00 1.0 1.0 .0 .0 .0 .0 .92 .92 .92 .92 .92 .92 3 3 3 3 3 3 YES YES YES YES YES YES 4.0 4.0 4.0 4.0 4.0 4.0 5.0 5.0 5.0 5.0 5.0 5.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 1900 1900 1900 1900 1900 1900 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 NORM NORM NORM NORM NORM NORM 0 3530 0 0 0 0 NO NO LEADLAGS YES YES OFFSET 10 PEDTIME 05/18/06 14:52:43 w .0 5 NONE 0 4 0 .00 RT TH LT 0 1320 51 .0 24.0 12.0 0 2 1 .00 .00 .00 .0 1. 0 1.0 .92 .95 .92 3 3 3 YES YES YES 4.0 4.0 4.0 5.0 5.0 5.0 2.0 2 . 0 2.0 2.0 2.0 2.0 1900 1900 1900 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 NORM NORM NORM 0 3546 582 NONE NONE .00 1 .0 0 Preliminar Plat of Langley Meadows Hoquiam Avenue NE/NE 4th Street Current P.M. Peak Hour File LM-C3P SIGNAL97/TEAPAC[Ver 1.02.12] -Capacity Analysis Summary Intersection Averages: Sq 11 **/** I \ North I Degree of Saturation (v/c) Phase 1 * + * <* + +> G/C= .205 G= 18.5" Y+R= 4.0" OFF= .0% Phase 2 ++++ ****> ++++ <++++ G/C= .706 G= 63.5" Y+R= 4.0" OFF=25.0% .46 Vehicle Delay 6.7 05/18/06 14:52:15 Level of Service A C= 90 sec G= 82.0 sec= 91.1% Y= 8.0 sec= 8.9% Ped= .0 sec= .0% --------------------------------------------------------------------------- I Lane I Width/ I g/C I Service Rate I Adj I Group Lanes Reqd Used @C (vph) @E Volume I HCM I L 190% Maxi v/c Delay S Queue ------------------------------------------------------------------------------- N Approach 29.2 C =====================================------=======-===========---============== RT LT I 12/1 12/1 E Approach .137 I .205 I .124 .205 195 I 222 325 I 368 46 I .139 I 1 7 . 04 6 29.4 l*C I 28.7 C 5.2 A 46 ftl 25 ft =====================================-============--=========================== TH+RT I 24/2 I . 292 I . 706 I 2491 I 2491 I 845 I . 339 I 5.2 I A I 156 ftl ------------------------------------------------------------------------------- W Approach 6.6 A =====================================--===========--=--======================== TH LT I 24/2 I .422 I . 706 I 2502 I 2502 I 1389 I . 555 I 12/1 .198 . 706 375 411 , 55 .134 6.7 l*A I 257 ft/ 4.5 A 25 ft Preliminar Plat of Langley Meadows Hoquiam Avenue NE/NE 4th Street 2008 P.M. Peak Hour with Adjacent Developments File LM-H3P SIGNAL97/TEAPAC[Ver 1.02.12] -Summary of Parameter Values Intersection Parameters METROAREA SIMULATION PERIOD LEVELOFSERVICE NODELOCATION NONCBD 15 C S 0 0 Approach Parameters APPLABELS GRADES PEDLEVELS PARKINGS IDES PARKVOLUMES BUSVOLUMES RIGHTTURNONREDS UPSTREAMVC N . 0 5 NONE 0 0 5 .00 Movement Parameters MOVLABELS VOLUMES WIDTHS LANES UTILIZATIONS TRUCKPERCENTS PEAKHOURFACTORS ARRIVALTYPES ACTUATIONS REQCLEARANCES MINIMUMS STARTUPLOST ENDGAIN IDEALSATFLOWS FACTORS DELAY FACTORS NSTOPFACTORS GROUPTYPES SATURATIONFLOWS RT 63 12.0 1 .00 . 0 .92 3 YES 4.0 5.0 2.0 1900 1. 00 1. 00 1. 00 NORM 1610 TH 0 .0 0 .00 .0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 0 LT 24 12.0 1 .00 .0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 1805 Phasing Parameters SEQUENCES PERMISSIVES OVERLAPS CYCLES GREENTIMES YELLOWTIMES CRITICALS 11 NO YES 90 18. 49 4.00 1 11 NO YES 110 63.51 4.00 11 RT 39 .0 0 .00 1.0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 0 NO YES 10 E . 0 5 NONE 0 4 5 .00 TH 841 24.0 2 .00 1.0 .92 3 YES 4.0 5.0 A A L. • V 2.0 1900 1. 00 1. 00 1. 00 NORM 3525 LT 0 .0 0 .00 .0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 0 NO YES RT 0 .0 0 .00 .0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 0 s .0 0 NONE 0 0 0 .00 TH 0 .0 0 .00 . 0 . 92 3 YES 4.0 5.0 2.0 1900 1. 00 1. 00 1. 00 NORM 0 LT 0 .0 0 .00 .o .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 0 LEADLAGS OFFSET PEDTIME 05/18/06 14:56:10 w .0 5 NONE 0 4 0 .00 RT TH 0 1458 .0 24.0 0 2 . 00 . 00 . 0 1. 0 . 92 . 95 3 3 YES YES 4.0 4.0 5.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 3546 NONE . 00 .0 LT 70 12.0 1 .00 1. 0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 511 NONE 1 0 Preliminar Plat of Langley Meadows Hoquiam Avenue NE/NE 4th Street 2008 P.M. Peak Hour with Adjacent Developments File LM-H3P SIGNAL97/TEAPAC[Ver 1.02.12] -Capacity Analysis Summary Intersection Averages: Sq 11 **/** I \ North I Degree of Saturation (v/c) Phase 1 * + * <* + +> G/C= .205 G= 18.5" Y+R= 4.0" OFF= .0% Phase 2 ++++ ****> ++++ <++++ G/C= .706 G= 63.5" Y+R= 4.0" OFF=25.0% .50 Vehicle Delay 7.3 05/18/06 14:55:46 Level of Service A C= 90 sec G= 82.0 sec= 91.1% Y= 8.0 sec= 8.9% Ped= .0 sec= .0% ------------------------------------------------------------------------------- I Lane I Width/ I g/C I Service Rate I Adj I Group Lanes Reqd Used @C (vph) @E Volume I HCM I L 190% Maxi v/c Delay S Queue ------------------------------------------------------------------------------- N Approach 29.6 C ==================================================-============================ RT LT I 1211 I .143 I .205 I 12/1 .127 .205 195 I 222 325 I 368 63 I . 190 I 26 .070 29.8 /*CI 28.9 C 63 ftl 26 ft -------------------------·------------------------------------------------------- E Approach 5.4 A ====--============-===========------=---===-----==--====-----=--=====-===--==== TH+RT I 24/2 I . 318 I . 706 I 2487 I 2487 I 951 I . 382 I 5.4 I A I 176 ftl ------------------------------------------------------------------------------- W Approach 7.2 A ===========---====-=====-----=-----==---------====---------===----============= TH LT I 24/2 I .458 I . 706 I 2502 I 2502 I 1535 I . 614 I 12/1 .259 .706 324 360 . 76 .211 7.3 [*A I 284 ft/ 4.9 A 28 ft ·------------------------------------------------------------------------------ Preliminar Plat of Langley Meadows Hoquiam Avenue NE/NE 4th Street 2008 P.M. Peak Hour with Langley Meadows File LM-P3P SIGNAL97/TEAPAC[Ver 1.02.12] -Summary of Parameter Values Intersection Parameters METROAREA SIMULATION PERIOD LEVELOFSERVICE NODELOCATION NONCBD 15 C S 0 0 Approach Parameters APPLABELS GRADES PEDLEVELS PARKINGS IDES PARKVOLUMES BUSVOLUMES RIGHTTURNONREDS UPSTREAMVC N . 0 5 NONE 0 0 5 .00 Movement Parameters MOVLABELS VOLUMES WIDTHS LANES UTILIZATIONS TRUCKPERCENTS PEAKHOURFACTORS ARRIVALTYPES ACTUATIONS REQCLEARANCES MINIMUMS STARTUPLOST ENDGAIN IDEALSATFLOWS FACTORS DELAY FACTORS NSTOPFACTORS GROUPTYPES SATURATIONFLOWS RT 75 12.0 1 .00 .0 .92 3 YES 4.0 5.0 2.0 1900 1. 00 1. 00 1. 00 NORM 1610 TH 0 .0 0 .00 .0 .92 3 YES 4.0 5.0 2.0 1900 1. 00 1. 00 1. 00 NORM 0 LT 29 12.0 1 .00 .0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 1805 Phasing Parameters SEQUENCES PERMISSIVES ::lVERLAPS CYCLES 3REENTIMES YELLOWTIMES CRITICALS 11 NO YES 90 18.49 4.00 1 11 NO YES 110 63.51 4.00 11 RT 47 .0 0 .00 1.0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 0 NO YES 10 E .0 5 NONE 0 4 5 .00 TH 841 24.0 2 .00 1. 0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 3520 LT 0 .0 0 .00 .0 .92 3 YES 4.0 5.0 A A 4.V 2.0 1900 1. 00 1. 00 1. 00 NORM 0 NO YES RT 0 .0 0 .00 .0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 0 s . 0 0 NONE 0 0 0 .00 TH 0 . 0 0 .00 .0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 0 LT 0 . 0 0 .00 . 0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 0 LEADLAGS OFFSET PEDTIME 05/18/06 14:57:54 w . 0 5 NONE 0 4 0 .00 RT TH 0 1458 .0 24.0 0 2 . 00 . 00 .0 1.0 . 92 . 95 3 3 YES YES 4.0 4.0 5.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 3546 NONE .00 .0 LT 84 12. 0 1 .00 1. 0 .92 3 YES 4.0 5.0 2.0 2.0 1900 1. 00 1. 00 1. 00 NORM 505 NONE 1 0 Preliminar Plat of Langley Meadows Hoquiam Avenue NE/NE 4th Street 2008 P.M. Peak Hour with Langley Meadows File LM-P3P 8IGNAL97/TEAPAC(Ver 1.02.12] -Capacity Analysis Summary Intersection Averages: Sq 11 **/** I \ North I Degree of Saturation (v/c) * * <* Phase 1 + + +> G/C= .205 G= 18.5" Y+R= 4.0" OFF= .0% Phase 2 ++++ ****> ++++ <++++ G/C= .706 G= 63.5" Y+R= 4.0" OFF=25.0% .50 Vehicle Delay 7.5 05/18/06 14:57:34 Level of Service A C= 90 sec G= 82.0 sec= 91.1% Y= 8.0 sec= 8.9% Ped= .0 sec= .0% ------------------------------------------------------------------------------- I Lane I Width/ I g/C I Service Rate I Adj I Group Lanes Reqd Used @C (vph) @E Volume I HCM I L 190% Maxi v/c Delay S Queue ------------------------------------------------------------------------------- N Approach 29.8 C =======----====--=======------==---======----=============-===============-==== RT LT I 1211 I .149 I .205 I 12/1 .129 .205 195 I 222 325 I 368 76 I .230 I 32 .086 30.2 l*C I 29.0 C 75 ftl 32 ft ----------------------------------------------------------------------------- E Approach 5.5 A -------==----==--------=---=====-------==-========-====---=====---=------------ TH+RTI 24/2 I .320 I . 706 I 2484 I 2484 I 960 I .386 I 5. 5 I A I 1 78 ft I --------------------------------------------------------------------------- W Approach 7.2 A -----------------------=----------------=--------=--======---====-=====-====--- TH LT I 24/2 I 12/1 .458 I .706 I 2502 I 2502 l 1535 I .614 I .292 .706 320 356 91 .256 7. 3 I *A I 2 84 ft I 5. 1 A 34 ft ------------------------------------------------------------------------------- Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information . ~nalvst C. V. Brown Intersection NE 7th/Hoquiam Ave. NE ~"encv/Co. Langley Meadows Jurisdiction Renton Date Performed 5118/06 o.nalvsis Year 2006 lAnalvsis Time Period P.M. Peak Hour Proiect ID Lanoie/ Meadows LM-C4P East/West Street: NE 7th Street North/South Street: Hoauiam Avenue NE Intersection Orientation: North-South Study Period /hrs : 1.00 Vehicle Volumes and Adiustments Maior Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R llolume 8 43 0 0 73 3 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 8 46 0 0 79 3 Percent Heavy Vehicles 0 ---0 ---- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LT TR Uostream Sianal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R "olume 0 0 0 0 0 10 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourlv Flow Rate, HFR 0 0 0 0 0 10 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade(%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 1 0 Confiauration • LTR Delav Queue Lenath. and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR ~ (vph) 8 10 C (m) (vph) 1528 986 r,i/c 0.01 0.01 95% queue length 0.02 0.03 Control Delay 7.4 8.7 LOS A A !Approach Delay --8.7 !Approach LOS --A Hcs2000™ Copyright© 2000 University of Florida, All Rights Reserved Version 4.1 file//C:\WINDOWS\TEMP\u2kDIC4.TMP 5/18/06 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analvst C. V. Brown Intersection NE 7th/Hoauiam Ave. NE Anencv/Co. Langley Meadows . lulisdiction Renton Date Performed 5118/06 Analysis Year 2008 w/Adiacent Develoo. IAnalvsis Time Peliod ".M. Peak Hour Proiect ID Lana/et Meadows LM-H4P EasUWest Street: NE 7th Street North/South Street: Hoauiam Avenue NE Intersection Orientation: North-South Studv Peliod hrs : 1.00 Vehicle Volumes and Adiustments Maior Street Northbound Southbound '•ovement 1 2 3 4 5 6 L T R L T R "olume 9 69 0 0 96 3 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 9 74 0 0 104 0 Percent Heavy Vehicles 0 ---0 --- Median Tvne Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LT LT Uostream Siana! 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R ''olume 0 0 0 1 0 11 Peak-Hour Factor PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 0 0 1 0 11 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 1 0 Configuration LTR Delav. Queue Lenath and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LT LTR Iv (vph) 9 0 12 C (m) (vph) 1500 1538 940 Ivie 0.01 0.00 0.01 95% queue length 0.02 0.00 0.04 Control Delay 7.4 7.3 8.9 LOS A A A Approach Delay --8.9 Approach LOS --A HCS200o™ Copyright© 2000 University of Florida, All Right.<i Reserved Version 4.1 file//C:\WIND0WS\TEMP\u2kD1C4.TMP 5/18/06 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information lllnalvst C. V. Brown Intersection NE 7/h/Hoauiam Ave. NE llnencv/Co. Langley Meadows lurisdiction Kenn/on Date Performed 5/18/06 lllnalvsis Year 2008 w/Project Analvsis Time Period P.M. Peak Hour Project ID Lana/ey Meadows LM-P4P EasUWest Street: NE 7th Street North/South Street: Hoauiam Avenue NE Intersection Orientation: North-South Studv Period hrs): 1.00 !vehicle Volumes and Adiustments Mai or Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 18 41 0 0 112 3 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 19 44 0 0 121 3 Percent Heavy Vehicles 0 --0 ---- Median Tvne Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Configuration LT TR Uostream Siona! 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 0 0 0 1 0 21 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourlv Flow Rate, HFR 0 0 0 1 0 22 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade(%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 1 0 Confiauration LTR Dela" Queue Lenath. and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LTR kl (vph) 19 23 C (m) (vph) 1475 927 rv/c 0.01 0.02 95% queue length 0.04 0.08 Control Delay 7.5 9.0 LOS A A ~pproach Delay --9.0 Approach LOS --A HCS2000TM Copyright© 2000 University ofFlorida, All Rights Reserved Version 4.1 fi1e://C:\WIND0WS\TEMP\u2k4334.TMP 5/18/06 Two-Way Stop Control Page I of 2 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analvst C. V. Brown Intersection Sunset Blvd./Hoquiam Ave. NE Anencv/Co. Lanalev Meadows 'urisdiction Renton Date Performed 5/18/06 Analvsis Time Period P. M. Peak Hour nalvsis Year 2006 Proiect ID Langley Meadows LM-C5P East/West Street: NE Sunset Blvd. North/South Street: Hoauiam Avenue NE Intersection Orientation: East-West Studv Period (hrs : 1.00 Wehicle Volumes and Adjustments Mai or Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume 0 442 77 23 515 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourlv Flow Rate, HFR 0 480 83 24 559 0 Percent Heavy Vehicles 0 --0 -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 1 1 0 Configuration TR L T Unstream Sinnal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R 1/olume 35 0 7 0 0 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 38 0 7 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 5 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Confiauration LTR Dela" Queue Lenath, and Level of Service Approach EB WB Northbound · Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LTR Iv (vph) 24 45 C (m) (vph) 1019 245 Ivie 0.02 0. 18 95% queue length . 0.07 0.67 Control Delay 8.6 23.0 LOS A C Approach Delay --23.0 !Approach LOS --C Copyright·~ 2000 University of Florida, All Rights Reserved Version 4.1 file://C:\ WINDOWS\ TEMP\u2k4 l CO.IMP 5/18/06 Two-Way Stop Control Page 1 of2 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Sunset Blvd./Hoquiam Ave. Analvst C. V. Brown Intersection IAnencv/Co. Lanqfev Meadows NE 'urisdiction Renton Date Performed 5118/06 nalvsis Year 2008 wladiacent develoo. "'nalvsis Time Period P. M. Peak Hour Proiect ID Lanqlev Meadows LM-H5P East/West Street: NE Sunset Blvd. North/South Street: Hoquiam Avenue NE Intersection Orientation: East-West Studv Period /hrs): 1.00 Vehicle Volumes and Adiustments Mai or Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R Volume 0 473 100 35 552 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 514 108 38 599 0 Percent Heavy Vehicles 0 --0 -- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 1 1 0 Configuration TR L T Unstream Sianal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R "olume 44 0 12 0 0 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 47 0 13 0 0 0 Percent Heavv Vehicles 0 0 0 0 0 0 Percent Grade (%) 5 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Confiauration LTR Delav Queue Lenath. and Level of Service <>.pp roach EB WB Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LTR Iv (vph) 38 60 C (m) (vph) 969 216 Ivie 0.04 0.28 95% queue length 0.12 1.14 Control Delay 8.9 28.0 ' LOS A D Approach Delay --28.0 Approach LOS --D Copyright© 2000 University of Florida, Al[ Rights Reserved Version 4.1 file//C:\WIND0WS\TEMP\u2k41CO.TMP 5/18/06 Two-Way Stop Control Page I of2 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Sunset Blvd.!Hoquiam Ave. 0.nalvst C. V. Brown Intersection O.nencv/Co. Lanalev Meadows NE urisdiction Renton Date Performed 5/18106 nalvsis Year 2008 w!Proiect 11.nalvsis Time Period P. M. Peak Hour Proiect ID Lanalev Meadows LM-P5P East/West Street: NE Sunset Blvd. North/South Street: Hoquiam Avenue NE Intersection Orientation: East-West Studv Period /hrs : 1.00 Vehicle Volumes and Adiustments Mai or Street Eastbound Westbound Movement 1 2 3 4 5 6 L T R L T R ''olume 0 473 110 41 552 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourlv Flow Rate, HFR 0 514 119 44 599 0 Percent Heavy Vehicles 0 --0 --- Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 1 1 0 Confinuration TR L T Unstream Sinnal 0 0 Minor Street Northbound Southbound Movement 7 8 9 10 11 12 L T R L T R Volume 44 0 14 0 0 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 47 0 15 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 5 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Confinuration LTR Delav Queue Lenath. and Level of Service , Approach EB WB Northbound Southbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LTR ~ (vph) 44 62 C (m) (vph) 960 214 Ivie 0.05 0.29 95% queue length 0.14 1.20 Control Delay 8.9 28.6 LOS A D lo.pproach Delay --28.6 kA.pproach LOS --D Copyright© 2000 University ofF\orida, All Rights Reserved Version 4.1 file://C \WIND0WS\TEMP1u2k41CO.TMP 5/18/06 Preliminar Plat of Langley Meadows 05/18/06 Duvall Avenue NE/NE Sunset Boulevard 15:02:39 Current Year File LM-C6P SIGNAL97/TEAPAC[Ver 1.02.12] -Summary of Parameter Values Intersection Parameters METROAREA NONCBD SIMULATION PERIOD 15 LEVELOFSERVICE C s NODELOCATION 0 0 Approach Parameters A.PPLABELS N E s w 3RADES . 0 .0 . 0 .0 PED LEVELS 5 5 5 5 PARKINGS IDES NONE NONE NONE NONE PARKVOLUMES 0 0 0 0 BUSVOLUMES 0 4 0 4 'l.IGHTTURNONREDS 15 0 0 0 JPSTREAMVC .00 .00 .00 .00 Movement Parameters ~OVLABELS RT TH LT RT TH LT RT TH LT RT TH LT JOLUMES 269 579 83 72 564 138 59 252 142 128 439 255 HDTHS .0 24.0 12. 0 .0 24.0 12.0 . 0 24.0 12.0 .0 24.0 12.0 ~ANES 0 2 1 0 2 1 0 2 1 0 2 1 JTILIZATIONS .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 rRUCKPERCENTS 1.0 . 0 1. 0 1.0 1.0 .0 . 0 .0 .o . 0 1.0 1. 0 OEAKHOURFACTORS .92 .92 . 92 .92 .92 . 92 .92 .92 .92 .92 .92 .92 \RRIVALTYPES 3 3 3 3 3 3 3 3 3 3 3 3 \CTUATIONS YES YES YES YES YES YES YES YES YES YES YES YES l.EQCLEARANCES 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 UNIMUMS 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 ,TARTUPLOST 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 ,NDGAIN 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 CDEALSATFLOWS 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 'ACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 )ELAYFACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 JSTOPFACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 ,ROUPTYPES NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM ,ATURA TI ONFLOWS 0 3432 1031 0 3485 1805 0 3506 1805 0 3431 1787 Phasing Parameters ,EQUENCES 34 ALL 'ERMISSIVES NO NO NO NO LEADLAGS NONE NONE )VERLAPS YES YE'S YES YES OFFSET .00 1 '.YCLES 90 110 10 PEDTIME .0 0 ,REENTIMES 10.64 25. 93 17.32 20.11 'ELLOWTIMES 4.00 4.00 4.00 4.00 '.RITICALS 9 2 12 5 Preliminar Plat of Langley Meadows Duvall Avenue NE/NE Sunset Boulevard Current Year File LM-C6P SIGNAL97/TEAPAC[Ver 1.02.12] -Capacity Analysis Summary Intersection Averages: 05/18/06 15:02:13 Degree of Saturation (v/c) .76 Vehicle Delay 40.0 Level of Service D+ Sq 34 **/** I \ North I ------------------------------------------------- Phase 1 Phase 2 Phase 3 Phase 4 ------------------------------------------------- <* + +> * + + * + + * * + * * + <* * +> V + +> + + + + **** ++++ V ++++> ++++ V **** <**** ------------------------------------------------- G/C= .118 G/C= .288 G/C= .192 G/C= .223 G= 10.6" G= 25. 9" G= 1 7. 3" G= 2 0 . 1 " Y+R= 4 . 0 " Y+R= 4. 0 11 Y+R= 4 • Q II Y+R= 4 . Q II OFF= .0% OFF=l6.3% OFF=49. 5% OFF=73.2% ------------------------------------------------- C= 90 sec G= 74.0 sec= 82.2% Y=l6.0 sec= 17.8% Ped= .o sec= .0% ------------------------------------------------------------------------------- I Lane IWidth/1 g/C I Service Ratel Adj I Group Lanes Reqd Used @C (vph) @E Volume I HCM I L 190% Maxi v/c Delay S Queue ------------------------------------------------------------------------------- N Approach 42.1 D+ -------------------------------------------------------------=----=======--==== TH+RTI 24/2 I LT 12/1 .313 I .18I .288 I .288 803 I 205 989 I 293 905 I 90 .915 I . 303 43.7 l*D+I 403 ft/ 25.6 C+ Bl ft --------------------------------------------------------------------------- S Approach 25.9 C+ ------------------------------------------------==---------===---=--===--==-=== TH+RT I 24/2 I LT 12/1 .175 I .172 . 451 I 1486 I 1580 I .118 1 197 338 I 154 .214 I .723 15.1 I BI 116 ftl 49.7 *D 170 ft ------------------------------------------------------------------------------- E Approach 43.6 D+ ----------------------------~---------------------------------=---===-========= TH+RTI 24/2 I LT 12/1 .258 I .170 .223 I . 192 546 I 196 779 I· 342 691 I 150 .887 I .432 45.9 l*D I 337 ftl 32.9 C 151 ft ------------------------------------------------------------------------------- W Approach 41. 9 D+ ----=------------=-------------------------------------=------=--====---======= TH+RTI 24/2 I LT 12/1 .243 I .235 .223 I .192 537 I 194 767 I 339 616 I 277 .803 I .805 39.3 I D+/ 300 ft/ 47.8 *D 281 ft Preliminar Plat of Langley Meadows 05/18/06 Duvall Avenue NE/NE Sunset Boulevard 15:05:20 2008 P.M. Peak Hour with Adjacent Developments File LM-H6P SIGNAL97/TEAPAC[Ver 1.02.12] -Summary of Parameter Values Intersection Parameters METROAREA NONCBD SIMULATION PERIOD 15 LEVELOFSERVICE C s NODELOCATION 0 0 Approach Parameters A.PPLABELS N E s w GRADES . 0 . 0 .0 .0 PED LEVELS 5 5 5 5 PARKINGS IDES NONE NONE NONE NONE PARKVOLUMES 0 0 0 0 BUSVOLUMES 0 4 0 4 RIGHTTURNONREDS 15 0 0 0 JPSTREAMVC .00 .00 .00 .00 Movement Parameters VJOVLABELS RT TH LT RT TH LT RT TH LT RT TH LT iTOLUMES 288 620 89 77 611 148 63 270 152 137 488 273 1'/IDTHS .0 24.0 12.0 .0 24.0 12.0 . 0 24.0 12.0 .0 24.0 12.0 GANES 0 2 1 0 2 1 0 2 1 0 2 1 JTILIZATIONS .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 rRUCKPERCENTS 1. 0 .0 1.0 1. 0 1.0 . 0 . 0 .0 .0 .0 1. 0 1. 0 ~EAKHOURFACTORS .92 .92 .92 .92 .92 .92 .92 .92 .92 .92 .92 .92 \RRIVALTYPES 3 3 3 3 3 3 3 3 3 3 3 3 \CTUATIONS YES YES YES YES YES YES YES YES YES YES YES YES l.EQCLEARANCES 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 HNIMUMS 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 3TARTUPLOST 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 ,NDGAIN 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 CDEALSATFLOWS 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 <ACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 )ELAYFACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 JSTOPFACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 sROUPTYPES NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM 3ATURATIONFLOWS 0 3431 1009 0 3485 1805 0 3506 1805 0 3435 1787 Phasing Parameters 3EQUENCES 34 ALL 'ERMISSIVES NO NO NO NO LEADLAGS NONE NONE JVERLAPS YES YES YES YES OFFSET .00 1 '.YCLES 90 110 10 PEDTIME .o 0 ,REENTIMES 10.64 25.93 17.32 20.11 'ELLOWTIMES 4.00 4.00 4.00 4.00 '.RITICALS 9 2 12 5 Preliminar Plat of Langley Meadows Duvall Avenue NE/NE Sunset Boulevard 2008 P.M. Peak Hour with Adjacent Developments File LM-H6P SIGNAL97/TEAPAC[Ver 1.02.12] -Capacity Analysis Summary Intersection Averages: Sq 34 **/** I \ North I Degree of Saturation (v/c) .82 Vehicle Delay 48.1 ----------------------·--------------------------- Phase 1 Phase 2 Phase 3 Phase 4 ------------------------------------------------- <* + +> * + + * + + * * + * * + <* * +> V + +> + + + + **** ++++ V ++++> ++++ V **** <**** ------------------------------------------------- G/C= .118 G/C= .288 G/C= .192 G/C= .223 G= 10. 6" G= 25. 9" G= 17. 3" G= 2 0 . 1 " Y+R= 4.0 11 Y+R= 4. 0" Y+R= 4. 0" Y+R= 4. Q II OFF= .0% OFF=l6.3% OFF=49. 5% OFF=73.2% ------------------------------------------------- 05/18/06 15:05:01 Level of Service D C= 90 sec G= 74.0 sec= 82.2% Y=l6.0 sec= 17.8% Ped= .0 sec= .0% ------------------------------------------------------------------------------- I Lane IWidth/1 g/C I Service Ratel Adj I Group Lanes Reqd Used @C (vph) @E Volume I HCM I L 190% Maxi v/c Delay S Queue ------------------------------------------------------------------------------- N Approach 53.5 D ===========---===--=====------------=----------=-=---------===---------====---= TH+RTI 24/2 I . 330 I LT 12/1 .189 .288 I .288 803 I 200 988 I 287 971 I .983 I 97 .333 56.2 l*E+/ 433 ft/ 25.9 C+ 87 ft ------------------------------------------------------------------------------- S Approach 27.6 C =============================================================================== TH+RTI 24/2 I .180 I .451 11486 I 1580 I LT 12/1 .177 .118 1 197 361 I .228 I 165 . 775 15.2 I B I 124 ftl 54.8 *D 182 ft ------------------------------------------------------------------------------- E Approach 53.2 D ==============================-============---==========-===========~========== TH+RTI 24/2 I LT 12/1 .272 I .223 I .175 .192 546 I 196 779 f 342 748 I .960 I 161 .464 57.5 /*E+I 365 ft/ 33.2 C 163 ft ------------------------------------------------------------------------------- W Approach 48.6 D ==============================---====-=====---====-=====----==-======--======== TH+RTI 24/2 I .258 I .223 I LT 12/1 .245 .192 537 I 194 767 I 339 6791 .8851 297 .863 45.9 I D I 331 ftl 54.9 *D 302 ft • Preliminar Plat of Langley Meadows 05/18/06 Duvall Avenue NE/NE Sunset Boulevard 15:07:27 2008 P.M. Peak Hour with Langley Meadows File LM-P6P SIGNAL97/TEAPAC[Ver 1.02.12] -Summary of Parameter Values Intersection Parameters METROAREA NONCBD SIMULATION PERIOD 15 LEVELOFSERVICE C s NODELOCATION 0 0 Approach Parameters APPLABELS N E s w GRADES .0 .0 .0 . 0 PEDLEVELS 5 5 5 5 PARKINGS IDES NONE NONE NONE NONE PARKVOLUMES 0 0 0 0 BUSVOLUMES 0 4 0 4 RIGHTTURNONREDS 15 0 0 0 UPSTREAMVC .00 .00 .00 .00 Movement Parameters MOVLABELS RT TH LT RT TH LT RT TH LT RT TH LT VOLUMES 288 628 89 77 611 148 63 276 152 137 488 273 WIDTHS .0 24.0 12.0 .o 24.0 12.0 .0 24.0 12. 0 .0 24.0 12.0 LANES 0 2 1 0 2 1 0 2 1 0 2 1 UTILIZATIONS .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 TRUCKPERCENTS 1.0 . 0 1. 0 1.0 1. 0 .0 .0 .0 . 0 .0 1. 0 1. 0 PEAKHOURFACTORS .92 .92 . 92 .92 .92 .92 . 92 .92 . 92 .92 .92 .92 ARRIVALTYPES 3 3 3 3 3 3 3 3 3 3 3 3 ACTUATIONS YES YES YES YES YES YES YES YES YES YES YES YES REQCLEARANCES 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 4.0 MINIMUMS 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 5.0 STARTUPLOST 2.0 2.0 2.0 2.0 2.0 2.0 -, " 2.0 2.0 2.0 2.0 2.0 ~.u ENDGAIN 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 IDEALSATFLOWS 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 FACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 DELAYFACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 NSTOPFACTORS 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 1. 00 3ROUPTYPES NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM NORM SATURATIONFLOWS 0 3433 1002 0 3485 1805 0 3508 1805 0 3435 1787 Phasing Parameters SEQUENCES 34 ALL PERMISSIVES NO NO NO NO LEADLAGS NONE NONE JVERLAPS . YES YES YES YES OFFSET .00 1 :CYCLES 90 110 10 PEDTIME .0 0 3REENTIMES 10.64 25.93 17.32 20.11 rELLOWTIMES 4.00 4.00 4.00 4.00 ::RITICALS 9 2 12 5 05/18/06 15:07:09 Preliminar Plat of Langley Meadows Duvall Avenue NE/NE Sunset Boulevard 2008 P.M. Peak Hour with Langley Meadows File LM-P6P SIGNAL97/TEAPAC[Ver 1.02.12] -Capacity Analysis Summary Intersection Averages: Sq 34 **/** I \ North I Degree of Saturation (v/c) .82 Vehicle Delay 48.6 ------------------------------------------------- Phase 1 Phase 2 Phase 3 Phase 4 ------------------------------------------------- <* + +> * + + * + + * * + * * + <* * +> V + +> + + + + **** ++++ V ++++> ++++ V **** <**** ------------------------------------------------- G/C= .118 G/C= .288 G/C= . 192 G/C= .223 G= 10. 6" G= 25. 9" G= 1 7. 3" G= 20. l" Y+R= 4 • Q II Y+R= 4. 0 fl Y+R= 4. 0 11 Y+R= 4. 0" OFF= .0% OFF=l6.3% OFF=49.5% OFF=73.2% ------------------------------------------------- Level of Service D C= 90 sec G= 74.0 sec= 82.2% Y=l6.0 sec= 17.8% Ped= .0 sec= .0% ------------------------------------------------------------------------------- I Lane IWidth/1 g/C I Service Ratel Adj I Group Lanes Reqd Used @C (vph) @E Volume I HCM I L 190% Maxi v/c Delay S Queue ------------------------------------------------------------------------------- N Approach 55.3 E+ --------------------------------------------------------------------------=---- TH+RTI 24/2 I LT 12/1 .332 I .190 .288 I .288 803 I 198 989 I 285 980 I 97 .991 I .336 58.2 l*E+I 437 ft/ 25.9 C+ 87 ft ------------------------------------------------------------------------------ S Approach 27.5 C+ ------------------------------------------------------------------------===---- TH+RTI 24/2 I LT 12/1 .181 I .177 .451 I 1487 I 1581 I .118 1 197 368 I 165 .233 I .775 15. 2 I B I 12 6 ft I 54.8 *D 182 ft ------------------------------------------------------------------------------- E Approach 53.2 D ------------------------------------------------------==-----=--========--===-= TH+RT I 24/2 I LT 12/1 .272 I .175 .223 I . 192 546 I 196 779 I 342 748 I 161 .960 I . 464 57.5 l*E+/ 365 ft/ 33.2 C 163 ft ------------------------------------------------------------------------------- W Approach 48.6 D =====--------=-==------=----==-----------==------=-=====-----=======-=-----==== TH+RT I 24/2 I LT 12/1 .258 I . 245 .223 I .192 537 I 194 767 I 339 679 I 297 .885 I .863 45.9 I DI 331 ftl 54.9 *D 302 ft Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analvst C. V. Brown Intersection NE 8th/Duvall Ave. NE ,;-;;-encv/Co. Langley Meadows Jurisdiction Renton Date Performed 5118/06 Analvsis Year 2006 "nalvsis Time Period P.M. Peak Hour Proiect ID Lanalev Meadows LM-C7P East/West Street: NE 8th Street North/South Street: Duvall Avenue NE Intersection Orientation: North-South Studv Period /hrs : 1.00 Vehicle Volumes and Adiustments Maior Street Northbound Southbound "ovement 1 2 3 4 5 6 L T R L T R Volume 26 378 0 0 677 30 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourlv Flow Rate, HFR 28 410 0 0 735 32 Percent Heavy Vehicles 0 --0 -- Median Type Undivided RT Channelized 0 0 Lanes 1 2 0 0 2 0 Confinuration L T T TR Unstream Sinnal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R "olume 0 0 0 15 0 64 Peak-Hour Factor, PHF 0.92 0.92 0.92 092 0.92 0.92 Hourlv Flow Rate, HFR 0 0 0 16 0 69 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 5 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 1 0 1 Configuration L R Dela" Queue Lenath. and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R Iv (vph) 28 16 69 C (m) (vph) 856 230 620 le 0.03 0.07 0.11 95% queue length 0.10 0.22 0.38 Control Delay 9.3 21.8 11.5 LOS A C B Approach Delay --13.5 !Approach LOS --B HCS2000™ Copyright© 2000 University of Florida, All Rights Reserved Version 4.1 file://C:\ WIND0WS\TEMP\u2k8302. TMP 5/18/06 Two-Way Stop Control Page I of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Jlnalvst C. V. Brown Intersection NE Bth/Duva/1 Ave. NE lanencv/Co. angley Meadows lJurisdiction Renton Date Performed 5/18/06 Analvsis Year 2008 w/Adjacent Develop. Analvsis Time Period P.M. Peak Hour Proiect ID Langley Meadows LM-H7P East/West Street: NE 8th Street North/South Street: Duvall Avenue NE Intersection Orientation: North-South Studv Period /hrs): 1.00 Vehicle Volumes and Adiustments Mai or Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R 'olume 28 405 0 0 725 32 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 30 440 0 0 788 34 Percent Heavy Vehicles 0 ---0 -.. Median Type Undivided RT Channelized 0 0 Lanes 1 2 0 0 2 0 Confiauration L T T TR Uostream Sianal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R "olume 0 0 0 16 0 69 Peak-Hour Factor PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 0 0 17 0 74 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) 0 5 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 1 0 1 Confiouration L R Delav. Queue Lenath. and Level of Service a.pproach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R Iv (vph) 30 17 74 C (m) (vph) 816 206 595 Ivie 0.04 0.08 0.12 95% queue length 0.11 0.27 0.43 Control Delay 9.6 24.0 11 . .9 LOS A C B Approach Delay --14.2 Approach LOS --B HCS2000™ Copyright © 2000 University of Florida, All Rightll Reserved Vernion 4. I file://C:\WIND0WS\TE1vfP\u2k80.TMP 5/18/06 Two-Way Stop Control Page l of l TWO-WAY STOP CONTROL SUMMARY General Information Site Information "nalvst C. V. Brown Intersection NE 8th/Duvall Ave. NE Onencv/Co. Langkey Meadows 1urisdiction Renton Date Performed 5118/06 la:nalvsis Year 2008 w!Develop ~nalvsis Time Period P.M. Peak Hour Proiect ID Lanalev Meadows LM-P7P East/West Street: NE 8th Street North/South Street: Duvall Avenue NE Intersection Orientation: North-South Studv Period hrsl: 1.00 Vehicle Volumes and Adiustments . Maior Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 28 414 0 0 735 32 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 30 449 0 0 798 34 Percent Heavv Vehicles 0 ----0 ---- Median Tvoe Undivided RT Channelized 0 0 Lanes 1 2 0 0 2 0 Configuration L T T TR Uostream Sianal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R 11olume 0 0 0 16 0 69 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourlv Flow Rate, HFR 0 0 0 17 0 74 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade(%) 0 5 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 1 0 1 Confiauration L R Delav Queue Lenath. and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L L R kl (vph) 30 17 74 C (m) (vph) 809 201 591 ~le 0.04 0.08 0.13 95% queue length 0.12 0.28 0.43 i":ontrol Delay 9.6 24.6 12.0 LOS A C B !Approach Delay --14.3 IApproach LOS B HCS2000™ Copyright© 2000 University of Florida, All Rights Reserved Version 4.1 file://C:\WIND0WS\TEMP\u2k3240.TMP 5/18/06 Two-Way Stop Control • Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information ~nalvst C. V. Brown Intersection NE 7th Place/Duva// Ave. NE ~nencv/Co. Lanaley Meadows Jurisdiction Renton Date Performed 5118/06 lllnalvsis Year 2006 ~nalvsis Time Period P.M. Peak Hour Proiect ID analev Meadows LM-C8P Easl/West Street: NE 7th Place North/South Street: Duvall Avenue NE Intersection Orientation: North-South Study Period hrs): 1.00 Vehicle Volumes and Adjustments Mai or Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 0 397 11 0 741 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 431 11 0 805 0 Percent Heavy Vehicles 0 --0 --- Median Tvpe Undivided RT Channelized 0 0 Lanes 0 2 0 1 2 0 Configuration T TR L T Upstream SiQnal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R volume 1 0 7 0 0 0 Peak-Hour Factor. PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourlv Flow Rate, HFR 1 0 7 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) -5 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR Delav. Queue Length, and Level of Service i\pproach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LTR V (vph) 0 8 C (m) (vph) 1129 661 vie 0.00 0.01 95% queue length 0.00 0.04 Control Delay 8.2 10.5 LOS A B O.pproach Delay '· --10.5 0.pproach LOS --B HCS2000™ Copyright © 2000 University of Florida, All Rights Reserved Version 4.l file://C:\WIND0WS\TEMP\u2k8 IF4. TMP 5/18/06 Two-Way Stop Control Page I of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information Analvst C. V. Brown Intersection NE 7th Place/Duvall Ave. NE 'Anencv/Co. Lanaley Meadows Jurisdiction Renton Date Performed 5118/06 Analysis Year 2008 w/Adjacent develop. Analvsis Time Period P.M. Peak Hour Project ID Lanalev Meadows LM-H8P Easl!West Street: NE 7th Place North/South Street: Duvall Avenue NE Intersection Orientation: North-South Study Period (hrs : 1.00 Wehicle Volumes and Adiustments Mai or Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 0 425 12 1 793 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 461 13 1 861 0 Percent Heavv Vehicles 0 --0 --- Median Type Undivided RT Channelized 0 0 Lanes 0 2 0 1 2 0 Configuration T TR L T Uostream Siana! 0 0 Minor Street Westbound Eastbound IAovement 7 8 9 10 11 12 L T R L T R Volume 1 0 8 0 0 0 Peak-Hour Factor. PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourlv Flow Rate, HFR 1 0 8 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) -5 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Configuration LTR Dela" Queue Lenath. and Level of Service la,pproach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LTR Iv (vph) 1 9 . C (m) (vph) 1099 647 lv/c 0.00 0.01 95% queue length 0.00 0.04 Control Delay 8.3 10.6 LOS A B Approach Delay --10.6 pproach LOS --B HCS2000™ Copyright© 2000 University ofFlorida, AH Rights Reserved Version 4.1 file//C:\WIND0WS\TEMP\u2k81F4.TMP 5/18/06 Two-Way Stop Control • Page I of I TWO-WAY STOP CONTROL SUMMARY . General Information Site Information analvst C. V. Brown Intersection NE 7th Place/Duvall Ave. NE 'anencv/Co. Langley Meadows Jurisdiction Renton Date Performed 5118/06 Analvsis Year 2008 w!Develooment analvsis Time Period P.M. Peak Hour Proiect ID Lanalev Meadows LM-P8P East/West Street: NE 7th Place North/South Street: Duvall Avenue NE Intersection Orientation: North-South Study Period /hrs : 1.00 Vehicle Volumes and Adiustments Mai or Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R Volume 0 425 12 11 793 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourlv Flow Rate, HFR 0 461 13 11 861 0 Percent Heavy Vehicles 0 ----0 --- Median Tvpe Undivided RT Channelized 0 0 Lanes 0 2 0 1 2 0 Confiauration T TR L T Uostream Sianal 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 1 0 17 0 0 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourlv Flow Rate, HFR 1 0 18 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade (%) -5 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 1 0 0 0 0 Confiauration LTR Delav. Queue Lenath. and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration L LTR Iv (vph) 11 19 C (m) (vph) 1099 703 Ivie 0.01 0.03 5% queue length 0.03 0.08 Control Delay 8.3 10.3 LOS A B pproach Delay . -10.3 [Approach LOS --B HCS2000™ Copyright © 2000 University of Florida, All Right!J Reserved Version 4.J file://C:\WIND0WS\TEMP\u2k81F4.TMP 5/18/06 Two-Way Stop Control Page 1 of 1 TWO-WAY STOP CONTROL SUMMARY General Information Site Information ~nalvst C. V. Brown Intersection Site Access on Hoauiam Ave. Agencv/Co. Langley Meadows Jurisdiction Renton Date Performed 5118/06 i>.nalvsis Year 2008 w!Development Analvsis Time Period P.M. Peak Hour Proiect ID Lan_a/ey Meadows LM-P9P East/West Street: Site Access North/South Street: Hoquiam Avenue NE Intersection Orientation: North-South Study Period /hrsl: 1.00 Vehicle Volumes and Adiustments Mai or Street Northbound Southbound Movement 1 2 3 4 5 6 L T R L T R c/olume 0 78 22 26 107 0 Peak-Hour Factor, PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourly Flow Rate, HFR 0 84 23 28 116 0 Percent Heavy Vehicles 0 -.. 0 .. - Median Type Undivided RT Channelized 0 0 Lanes 0 1 0 0 1 0 Confiauration TR LT Upstream Siana! 0 0 Minor Street Westbound Eastbound Movement 7 8 9 10 11 12 L T R L T R Volume 17 0 11 0 0 0 Peak-Hour Factor PHF 0.92 0.92 0.92 0.92 0.92 0.92 Hourlv Flow Rate, HFR 18 0 11 0 0 0 Percent Heavy Vehicles 0 0 0 0 0 0 Percent Grade(%) 0 0 Flared Approach N N Storage 0 0 RT Channelized 0 0 Lanes 0 0 0 0 1 0 Configuration LR T Delav. Queue Lenath, and Level of Service Approach NB SB Westbound Eastbound Movement 1 4 7 8 9 10 11 12 Lane Configuration LT LR T ~ (vph) 28 29 0 C (m) (vph) 1497 764 619 \//C 0.02 0.04 0.00 95% queue length 0.06 0.12 0.00 Control Delay 7.5 9.9 10.8 LOS A A B Approach Delay ---9.9 Approach LOS --A HCS2000™ Copyright© 2000 University of Florida, All R.lght-3 Reserved Version 4.1 file://C:\WINDOWS\TEMP\u2k4384.TMP 5/18/06 -as : .: -~ "' .. -" ! g: ~i- )> -C) o! li- ~ )>~ ,§ '§ ~ .: -.. -::. ~~ " - i !t C: 3 ~ en "" .. i:<:: 0 ~ i iJ s: CD Ul: " -(D ..... c;, G) .. E. Q. !!. 5" 11> "' ( ..... C Gl E u, > 0 E °' C C L ::J ..... <I> -OI C ·-<I\ ..... '+- G> ..J OI C C L ::J I- • > :x: 0 - 0 ..... 0 I- X LEfT TURN STORAGE GUIOELINES Uns i gno I i Zed inter section Two -I one hl ghwoy 25,_-r-..,.,.---r-_,_,-r-._..~_,..--~~,.-~~ ..... ~~--r-~~~~~~~~~ 20 I \ J, \ l I I I I er,. 0 3 1-0 ;j KEY: !J> <kl Below curve. storage not needed for copocity. Above curve, storage recommended. ts , 10~~~~------}-------t--~~~ s I I I "---d ::--,.,--J ::::::,..,---J I I I I 0 +--~-~--+-~--+-~--1~~-1-----../-.-~-l--~-._j...--~ 300 400 500 600 700 800 900 1000 1100 1200 Total OHV• •OHV is total volume from both directions. ••Speeds ore posted speed I imits. ( ( l > I 0 0 w ~ =i ....I C) > 80 ~ 60 :::J I- I-G 4o 0::: 0::: =i 0 :x: ::.:: <( w a. 20 0 RIGHT-TURN LANE GUIDELINES Right-Turn Pocket or Taper !Figure 910-12al Recommended Radius Only Recommended ( Figure 910 -7 l 100 200 300 Right-Turn Lane !Figure 910-12b) Recommended 400 500 600 PEAK HOUR APPROACH VOLUME (00HVI• • For two lone highways, use the peak hour approach volume (through+ right turn). 700 For multi lone, high speed I posted at 45 mph or above) highways, use the right lane peak hour approach volume (through+ right turn). Note: When al I three of the fol lowing conditions ore met, the right turn OOHV is reduced by 20 VPH. 1. Posted speed 45 mph or under. 2. Tight-turn volume greater than 40 VPH. 3. Total approach volume less than 300 VPH. Intersections At Grade Page 910-26 Right-Turn Lane Guidelines Figure 910-11 (Metric) Design Manual August 1997 ICICLE CREEK ENGINEERS Geotechnical, Geologic and Environrnental Services May 3, 2006 C. Thomas Faster Langley Development Group, Inc. c/o Seattle Mortgage 6450 Southcenter Boulevard, Suite 106 Seattle, Washington 98188 DEVELOPMENT PLANNING CITY OF REN•0N JUL 11 2006 RECEIVED INTRODUCTION Report Preliminary Geotechnical Engineering Services Proposed Langley Meadow Residential Development Renton, Washington File No. 0133-014 This report summarizes Icicle Creek Engineers' (ICE's) preliminary geotechnical engineering services regarding the proposed Langley Meadow residential development located on the east side of 142 00 Avenue SE (Hoquiam Avenue SE) between NE 6th and NE 8th Streets in Renton, Washington. lbe proposed development occupies approximately 11.5 acres and is comprised of King County Tax Lot Parcel Nos. I 023059443, 1023059151, 1023059371, 1023059179 and 1023059049. Our services were completed in general accordance with our Proposal dated March 7, 2006 and were authorized in writing by Gary Stump of Langley Development, Inc. on March 9, 2006. The project site is shown relative to nearby physical features on the Vicinity Map, Figure 1. PROJECT DESCRIPTION Our understanding of the project is based on discussions with Darrel Offe ofOffe Engineers (OE), the project civil engineer, and a review of a site plan provide by Mr. Offe. The site plan is referenced as follows: • Offe Engineers, February 22, 2006, "Langley Meadow Site Plan" prepared for Langley Development Group, I sheet. We also prepared a geotechnical report and provided construction observation services for the Honey Brooke West residential development which is located on the west side of 14200 Avenue SE between NE 5"' and NE 8th Streets, east of the subject site. ICE's geotechnical report for this project is referenced as follows: • ICE, September IO, 2004, "Report, Preliminary Geotechnical Engineering Services, Honey Brooke West, Renton (King County), Washington. We understand the conceptual development plan involves subdividing the existing parcels into 68 new lots. One existing house on the site, located at 12220-14200 Avenue SE, will remain. Each new lot will be developed as a single-family residence. Improvements will also include paved roads, underground utilities and two stormwater detention vaults. Thomas F osier Langley Development Group, Inc. May 3, 2006 Page 2 The grading plans have not been finalized at this time. We understand that cuts and fills will be less than about 5 feet for the lots. The lots will be accessed from 142nd Avenue SE to the west and from NE 6th Street to the south. The proposed lot and road layout, and stonnwater detention vault locations are shown on the Site Plan, Figure 2. SCOPE OF SERVICES The purpose of our preliminary geotechnical engineering services was to explore subsurface soil and ground water conditions at the subject property as a basis for developing geotechnical recommendations for planning site development. Specifically our scope of services included: • Complete a geologic reconnaissance of the property to evaluate current site conditions. • Explore subsurface soil and ground water conditions by excavating 12 test pits to depths up to 8 feet deep using a rubber-tired backhoe. • Provide preliminary recommendations for earthwork including stripping and excavation of unsuitable soils, fill compaction and subgrade preparation requirements, and suitability of on-site soils for use in structural fills. This will include evaluation of the effects of weather and/or construction equipment on the workability of site soils. • Provide preliminary recommendations for foundation support for the proposed structures including allowable bearing pressures, settlement estimates and support of on-grade floor slabs and paved areas. • Provide design values for foundation support, uplift, friction, lateral soil pressures, and estimated postconstruction settlement perfonnance of vault structures. • Provide recommendations for underground utility installation including backfill materials, placement and compaction, dewatering and shoring requirements, and recommendations for temporary excavations including trench side slopes. • Provide preliminary recommendations for roadway sub grade preparation. • Provide preliminary recommendations for surface and subsurface drainage systems as appropriate. • Provide recommendations for temporary erosion control and drainage measures. SITE CONDITIONS GENERAL A geologist from ICE completed a geologic surface reconnaissance and subsurface explorations at the Langley Meadows site on March 24, 2006. The following sections summarize our observations of the existing site conditions. SURFACE CONDITIONS As previously mentioned, the Langley Meadows site consists of five current tax lots that are situated on the east side of 142nd Avenue SE between NE 61h and NE 8th Streets. Adjacent properties include residential properties to the north and south, undeveloped property to the east and 142"d Avenue SE and lloney Brooke West residential development to the west. The existing lots are accessed from 142nd Avenue SE. A single-family house is present on each of the existing tax lots along with numerous outbuildings. The portion of Tax Lot 1023059179 that occupies the northeast quadrant of the Langley Meadows property is currently forested. "Jbe developed areas are vegetated with lawn, landscape shrubs and occasional trees. The northeast portion of the site is vegetated with mature coniferous and deciduous trees with a dense understory of brush. The site is generally level with a slight overall slope down to the southwest. Icicle Creek Engineers 0133014/050306 Thomas Foster Langley Development Group, Inc. May 3, 2006 Page 3 We observed accumulated surface water in a low area near the approximate center of the site north of a large shed on the property located at 12220 -14200 Avenue SE. The water appeared to be the result of water that was pumped from a sump within the adjacent shed. According to anecdotal information from the current property owners, there is a French drain that parallels the north side of a gravel-surfaced driveway that extends from 14200 Avenue SE east to the east property boundary where water has been observed in the past discharging onto the undeveloped property to the east. SUBSURFACE CONDITIONS The surficial geology at the site was mapped by the U.S. Geological Survey (USGS -D.R. Mullineaux, "Geologic Map of the Renton Quadrangle, King County, Washington," 1965) as "ground moraine deposits." Ground moraine deposits are described by the USGS as consisting of glacial till that is locally mantled with recessional outwash. Glacial till typicallyconsists of an unsorted mixture of dense to very dense, silt, sand, gravel, cobbles and boulders. Recessional outwash typically consists of sand with variable amounts of silt and gravel. Subsurface conditions at Langley Meadows were explored by excavating 12 test pits (TP-1 through TP-12) at the locations shown on Figure 2. The test pits were excavated on March 24, 2006 to depths ranging from 3 to 8 feet using a Komatsu WB 140 rubber-tired backhoe. The test pit locations were selected based on existing site conditions and the proposed development. The test pit excavations were continuously monitored by a geologist from ICE who observed and classified the soils encountered, observed ground water conditions and prepared a detailed log of each test pit. An explanation for the test pit logs is presented in Figure 3. The logs of the test pits are presented in Figures 4 through 9. Our explorations encountered relatively consistent soil conditions across the site, generally consistent with regional mapping by the USGS and our observations during construction at the Honey Brooke West residential development immediately west of Langley Meadows. At all of the test pit locations, a topsoil layer ranging from 0.5 to 1.5 feet thick was encountered at the surface, consisting of soft sandy silt with abundant fine roots. Fill, underlying the topsoil, was encountered in Test Pit Nos.TP-3, TP-11 and TP-12. The fill in Test Pit TP-4 consisted of about 1 foot of loose to medium dense sand with silt and occasional metal debris and charcoal. The fill in Test Pit TP-11 consisted of about 6 feet of loose sand with silt, gravel and debris (brick fragments, metal, roofing materials and tar paper). The fill in Test Pit TP-12 consisted of about 2 feet of medium dense sand with silt and gravel at which point uniform washed rock was observed at 2.5 to 3 feet (possible septic drainfield) and further excavation was suspended Recessional outwash underlies the topsoil in Test Pit Nos. TP-4, TP-5, TP-9 and TP-10. The recessional out wash consisted of I to 1.5 feet of medium dense sand with gravel and variable amounts of silt. Glacial till was observed in all test pit explorations, except Test Pit TP-12, consisting of dense to very dense sand with gravel and variable amounts of silt, with exception of Test Pit TP-2 where the glacial till was observed to be medium stiff to stiff silt with sand and gravel. The glacial till occurred at a depth ranging from 1 to 6.5 feet and extended to the completion depth of the test pits. In Test Pit TP-5 and TP-6, the upper 1.5 to 2 feet of glacial till appeared to be weathered and is in a medium dense condition. Ground water seepage was observed in all of the test pits except Test Pits TP-5, TP-7 and TP-12 at depths ranging from 2 to 7 .8 feet below the ground surface at the time ofour explorations. Ground water may be encountered during construction depending on season, precipitation and other factors. Icicle Creek Engineers 01330141050306 Thomas Faster Langley Development Group, Inc. May 3, 2006 Page4 CONCLUSIONS AND RECOMMENDATIONS GENERAL It is our opinion that subsurface conditions at the site are satisfactory for the proposed residential development. Based on the results of our explorations, it appears that the majority of the site soils (medium dense or denser recessional outwash and glacial till) will be suitable for support of conventional spread footings. Fill containing deleterious material (bricks, etc.) was encountered in two of the test pits. Other fill containing deleterious material may exist on the site because of its relatively long history of site use, but was not observed in the test pits completed for this study. The near-surface soils have sufficient fines (soil particles passing the U.S. Standard No. 200 sieve) content to be moisture-sensitive. These soils will be difficult or impossible to compact when the moisture content is more than a few percent over the optimum moisture content. We recommend that the earthwork portions of the project be completed during the drier summer months to manage reduce costs. The glacial till, which likely underlies the entire site at a relatively shallow depth, is nearly impermeable and impedes the vertical infiltration of water. Adequate drainage (footing drains, French drains, etc.) should be planned to reduce the risk of ponded water. SITE PREPARATION AND EARTHWORK Temporary erosion control measures such as silt fences, straw bales, and d~1ention structures should be installed to local standards prior to the start of construction. We recommend that the vegetation, topsoil and existing fill containing deleterious material, should be stripped and removed from the site and/or stockpiled for use in landscape areas, if appropriate. Tree stumps and roots over 2 inches in diameter should be grubbed and removed from areas where houses, roadways, driveways and utilities will be located. During dry weather conditions, the depth of stripping is expected range from 1 to 2 feet unless excessive disturbance is caused by the clearing operations. Stripping to a greater depth should be expected near grubbed tree stumps or if these operations are done during wet weather. After stripping and grubbing is completed, a representative from ICE should evaluate the exposed ground surface in building, roadway and driveway areas to identify areas that are soft, loose or otherwise unsuitable and to advise the earthwork contractor regarding removal and replacement of unsuitable soils. The foundations for the existing structures that will be demolished should be completely removed in areas where new structures will be built. In nonstructural areas, these foundation elements more than 3 feet below finished grade may be left in place. STRUCTURAL FILL AND FilaL PLACEMENT New fill in the building site area on each lot, and roadway and driveway areas should be placed as compacted structural fill. The suitability of soil for use as structural fill will depend on its gradation and moisture content. As the amount of fines increases, soil becomes increasingly more sensitive to small changes in moisture content and adequate compaction becomes more difficult to achieve. The on-site soils contain a sufficient amount of fines to be moisture-sensitive. During dry weather, the on-site soils can be used as structural fill, provided that these materials are conditioned to the proper moisture content for compaction. The on-site soils will not be suitable for use as structural fill during wet weather. On- site soils considered unsuitable for use as structural fill during any weather conditions include the topsoil and soils containing debris, organic contaminants or rocks greater than 6 inches. If structural fill must be placed during wet weather, we recommend the use of imported sand and gravel containing less than 5 percent fines by weight relative to the fraction of the material passing the 3/4-inch Icicle Creek Engineers 0133014/050306 Thomas F osier Langley Development Group, Inc. May 3, 2006 Page 5 sieve. The imported sand and gravel should be moisture-conditioned as necessary for proper compaction. Structural fill should be mechanically compacted to a firm, nonyielding condition. Structural fill in the building areas should be compacted to at least 95 percent of the maximum dry density (MOD) obtained by the ASTM Test Method D 1557 test procedure. Structural fill in roadway and driveway areas, including utility trench backfill, should be compacted to at least 95 percent of the MOD. As a guideline, structural fill should be placed in loose lifts not exceeding about 8 inches in thickness. The actual loose lift thickness with depend on the quality of the fill and compaction equipment. Each lift should be conditioned to the proper moisture content and compacted to the specified density. We recommend that a representative from ICE observe structural fill placement and compaction and complete in-place moisture-density tests to evaluate whether adequate compaction is being achieved and advise on modifications to procedures which may be appropriate for the prevailing conditions. FOUNDATION SUPPORT Houses may be satisfactorily supported on conventional spread footings provided they arc constructed in accordance with the recommendations described below. We recommend that foundations be supported on undisturbed medium dense or denser native soil. Alternatively, the footings may be supported on a pad of structural fill that extends down to medium dense or denser native soils. Where structural fill is placed below footings, the zone of structural fill should extend laterally beyond the footing edges a horizontal distance at least equal to the thickness of the structural fill in all directions. We recommend that continuous and isolated footings have minimum widths of 16 and 24 inches, respectively. The footings should be a minimum of 18 inches below the adjacent grade. Footings supported as described in the previous paragraph may be designed using an allowable soil bearing value of2,500 pounds per square foot (psf). This value applies to the sum of all dead and long-term live loads, exclusive of the weight of the footing and backfill above the footing. For total loads including wind or seismic, a one-third increase in the recommended value may be used. In preparing footing subgrades, care should be taken to avoid loosening or softening the bearing surface soils, particularly during wet weather. During wet weather, footings should be excavated, formed and poured the same day or be protected by a layer of lean concrete or crushed rock at least 2 inches thick placed on the prepared footing subgrade. The footing subgrades should be observed by a representative from our fum to evaluate whether suitable bearing soils have been exposed and the sub grade has been adequately prepared. W c estimate that total settlements of footings, founded as described above, will be less than 1 inch and differential settlements will be less than Yi inch. Settlements are expected to occur rapidly as applied. SLAB SUPPORT The slab-on-grade subgrade should be prepared in accordance with the previously described Site Preparation and Earthwork recommendations. We recommend that the subgrade surface be compacted such that a minimum compaction of 95 percent of the MOD is achieved before placing structural fill or capillary break material. We recommend that a compacted base-course layer consisting of at least 4 inches of gravel containing less than 3 percent fines be placed on the subgrade to provide uniform support and act as a capillary break beneath the slab. A vapor retarder should be placed beneath the slab if moisture control in the slab is critical (i.e., where tile or carpeting is to be glued to the slab). This vapor retarder should consist of polyethylene sheeting. A layer of clean sand not more than 2 inches in thickness may be placed over the polyethylene sheeting. The vapor retarder should be placed immediately below the slab. Icicle Creek Engineers 0!33014/050306 Thomas Faster Langley Development Group, Inc. May 3, 2006 Page 6 We estimate that the settlement of floor slabs due to uniform areal loads of 150 psf will be less than Y, inch. These settlements are expected to occur rapidly upon load application. UNDERGROUND UTILITY CONSIDERATIONS Excavation Cnt Slopes Temporary cuts greater than 4 feet in depth in glacial till may be made at an inclination of I H: 1 V (horizontal:vertical), or flatter. Flatter slopes may be necessary if instability is observed. Some sloughing and raveling of the cut slopes should be expected. Temporary covering, such as heavy plastic sheeting, should be used to protect these slopes during periods of wet weather. Surface water runoff from above cut slopes should be prevented from flowing over the slope face by using berms, drainage ditches, swales or other appropriate methods. If temporary cut slopes experience excessive sloughing or raveling during construction, it may become necessary to modify the cut slope inclinations to maintain safe working conditions and protect adjacent facilities or structures. Slopes experiencing problems can be flattened or regraded to add intermediate slope benches if poor slope performance is encountered. Alternatively, underground utility trenches can be completed using temporary trench shoring ( shored excavations) in lieu of cut slopes. Shored Excavations To construct the underground utilities, it will be necessary to support the temporary excavations to maintain the integrity of the surrounding undisturbed soils, reduce disruption of adjacent areas, as well as to protect the personnel working within the excavations. Because of the diversity of available shoring systems and construction techniques, the design of temporary shoring is most appropriately left up to the contractor proposing to complete the installation. We recommend that the shoring be designed by a licensed professional engineer in Washington, and that the PE- stamped shoring plans and calculations be submitted to the project engineer for review and comment prior to construction. The following paragraphs present recommendations for the types of shoring systems and design parameters that we conclude are appropriate for the subsurface conditions along the project alignment. The majority of the materials within the project area can be retained using conventional trench shoring systems such as trench shields or sheet piles, with lateral restraint. The design of temporary shoring should allow for lateral pressures exerted by the adjacent soil, and surcharge loads due to traffic, construction equipment, and temporary stockpiles adjacent to the excavation, etc. Lateral load resistance can be mobilized through the use of braces, tiebacks, anchor blocks and passive pressures on members that extend below the bottoms of excavations. Temporary shoring utilized to support excavation walls typically use internal bracing such as aluminum hydraulic shoring or trench shield bracing. Temporary trench shoring with internal bracing can be designed using active soil pressures. We recommend that temporary shoring be designed using a lateral pressure equal to an equivalent fluid density of 35 pcf, for conditions with a level ground surface adjacent to the excavation. If the ground within 5 feet of the excavation rises at an inclination of 1 H: 1 V or steeper, the shoring should be designed using an equivalent fluid density of75 pcf. For adjacent slopes flatter than 1 H: 1 V, soil pressures can be interpolated between this range of values. Other conditions should be evaluated on a case-by-case basis. These lateral soil pressures do not include traffic or construction surcharges that should be added separately, if appropriate. It is typical for shoring to be designed for a traffic influence equal to a uniform lateral pressure of I 00 psf acting over a depth of IO feet below the ground surface. More conservative pressure values should be used if the designer deems them appropriate. These soil pressure recommendations are Icicle Creek Engineers 0133014/050306 Thomas Faster Langley Development Group, Inc. May 3, 2006 Page 7 predicated upon the excavation being essentially dewatered; therefore, hydrostatic water pressures are not included. Temporary cut slopes and shoring must comply with the provisions of Title 296 Washington Administrative Code (WAC), Part N, "Excavation, Trenching and Shoring." We recommend that temporary excavations, including temporary shoring, be made the responsibility of the contractor. The contractor is present at the site continuously and is best able to observe changes in site and soil conditions and monitor the performance of excavations. Trench Backfill Trench backfill should consist of structural fill quality material. Structural fill material should be free of debris, organic contaminants and rock fragments larger than 6 inches. As a guideline, backfill should be placed in lifts of 12 inches or less (loose thickness). Each lift should be compacted prior to placing the subsequent lift. Trench backfill should be compacted in lifts to at least 90 percent of the MOD obtained in general accordance with ASTM Test Method D 1557 more than 2 feet below final subgrade elevation and to at least 95 percent ofMDD above this level. During trench backfill placement, a representative from ICE should complete in-place density tests to evaluate if the required compaction is being achieved. STORMWATER DETENTION VAULT We anticipate that the stormwater detention vault structures will be supported on undisturbed glacial till in a medium dense or denser condition. We estimate that settlement of the vault structures will be less than 1 inch using an allowable bearing pressures of2,500 psf. Settlements are expected to occur rapidly as loads arc applied. Backfill around the vault structures should be placed in horizontal lifts with a maximum loose thickness of about 8 inches and compacted to at least 90 percent of the maximum dry density obtained in accordance with the ASTM D-1557 test procedure. Only hand-operated compaction equipment should be pennitted within 5 feet of the vault structure walls to avoid excessive lateral pressures on the walls. For backfill placed as described, we recommend using a design lateral pressure imposed by an equivalent fluid weighing 55 pounds per cubic foot (pct). The design lateral pressure is based on maintaining drained conditions in the soils surrounding the vault structures. If a drainage system cannot be provided at the base of the vault structures, we recommend designing the stormwater detention vault structures for a lateral pressure resulting from an equivalent fluid weighing 90 pcf from a depth of2 feet below the ground surface to the bottom of the vault. A rectangular pressure equal to 0.45 times the weight of superimposed dead or live loads at the surface should be added where present. Uplift forces could develop on the stormwater detention vault structures when the water level in the surrounding soils is high and the detention structure contains little or no stormwater. Uplift forces can be resisted by weight of the structure and any overlying backfill. We recommend that design uplift forces be estimated assuming that the ground waler level is at 2 feet below the ground surface. EROSION CONTROL AND DRAINAGE CONSIDERATIONS The surficial soils on the site have a high potential for erosion on slopes greater than about 20 percent when disturbed by construction activities. Erosion control measures should be implemented prior to the start of site preparation, including proper control of surface water runoff, use of straw bales or appropriate geotextile filters and temporary sedimentation basins. Erosion control measures should comply with the guidelines of the appropriate regulatory agency. Based on conditions encountered in our test pit explorations, it is possible that ground water may be encountered temporary excavations or permanent cuts. We anticipate that seepage may be adequately handled Icicle Creek Engineers 0133014/050306 Thomas Faster Langley Development Group, Inc. May 3, 2006 Page 8 by installation of French drains, open ditches and/or pumping as necessary. The grading should be done to avoid concentration of runoff onto natural slopes. We recommend sloping the ground surface away from structures. Roof downspouts must be tightlined to an approved disposal area. Other surface runoff may be addressed by using swale drains, drainage ditches or other drainage measures. We recommend that perimeter footing drains be installed adjacent to the outside footings of all structures. These drains should consist of a minimum 4-inch diameter perforated smooth-walled pipe surrounded with at least 6 inches of free-draining sand, sand and gravel or pea gravel, with the perforations down and the base of the pipe at the base of the adjacent footings. The bedding should be enclosed within a nonwoven gcotextile fabric to reduce the potential for fines contamination from the native soil. The perimeter footing drain should be connected to a tightline collection system that discharges away from the developed areas. Roof drains on structures should be connected directly to a tightline collection and disposal system, separate from the footing drain. Perched ground water observed in the test pits may result in the development of"wet areas" at finished grades. Interceptor drains or French drains installed in selected locations is an effective way to manage perched ground water. The need for and location of these drains should be a field decision at the time of construction. The drain should consist of a trench at least 18 inches wide and 24 inches deep. A rigid smooth- walled perforated pipe at least 4 inches in diameter should be placed in the bottom of the trench, surrounded with at least 6 inches washed rock or pea gravel and wrapped with a nonwoven gcotextile fabric such as Mirafi 140N. USE OF THIS REPORT We have prepared this report for use by Langley Development Group, Inc. The data and report should be provided to prospective contractors for their bidding or estimating purposes, but our report, conclusions and interpretations should not be construed as a warranty of the subsurface conditions. If there are changes in the grades, locations, configurations or types of the facilities planned, the conclusions and recommendations presented in this report may not be applicable. If design changes are made, we request that we be given the opportunity to review our conclusions and recommendations and to provide a written modification or verification. When the design has been finalized, we recommend that the final design and specifications be reviewed by our firm to see that our recommendations have been interpreted and implemented as intended. There are possible variations in subsurface conditions between the explorations and also with time. A contingency for unexpected conditions should be included in the budget and schedule. Sufficient monitoring, testing and consultation by our firm should be provided during construction to evaluate whether the conditions encountered are consistent with those indicated by the explorations, to provide recommendations for design changes should the conditions revealed during the work differ from those anticipated, and to evaluate whether or not earthwork and foundation installation activities comply with contract plans and specifications and our recommendations. Within the limitations of scope, schedule and budget, our services have been executed in accordance with generally accepted practices in this area at the time the report was prepared. No warranty or other conditions, express or implied, should be understood. ******************** Icicle Creek Engineers 0133014/050306 Thomas Foster Langley Development Group, Inc. May 3, 2006 Page 9 We trust this report meets your present needs. Please call if you have any questions concerning this report. Two copies submitted Attachments: Figure I -Vicinity Map Figure 2 -Site Plan Figure 3 -Explanation for Test Pit Logs Figures 4 through 9 -Test Pit Logs Icicle Creek Engineers Yours very truly, Icicle Creek Engineers, Inc. Principal Geotechnical Engineer 0133014/050306 " ;; "' "' ;; 0 z ~ ~ Icicle Creek Engineers \I ·- . I., • . I\.. 00 Ol 1.0 " 0 l 2 3 4 H,,n Pill'Md from TOPOI CID)] N•ti:,""10.<lltl8i>Nil: Hoklm,:s (WW"II' 1<!))0.coffl) Vicinity Map -Figure 1 ICE File No. 0133-014 SMD:03129106 ----------.----r--:=~==;::::;::::_--,--,--v'""""'::;_--,-11' --/ ----1 ~P-4-¥ -t -----'.' __::~ -H-, -·,"l 14 15 11 I 17 i 111 ± I) I I I I 1 19 20 21 ll 23 24 . l'.I I . I l I ! Ill ____ J__ 1· ) I' I p I IIOAD"B" _ 1-----· ---"--/ 1; I I ----I ljl c__ 10 ----J • • I : T ~-6..ti_ I ----r TPJr7 Jlt1 --r-i' : I ~ I . ~ I 11.,+ -- 9 Ii II ¥ 36 35 34 33 32 I 31 . I I I I 30 29 28 27 21 25 I I! 1 I l:l I I AlllY 1--' I~ I I-~ I r1 : 41 :-rr--, , E :i £ ~ 39 40 42 43 , I 44 45 41 47 48 49 so j I i : i J: l ~I ) ~ ,_c _;-='. ,n,. j ---1 l L, _ __:_ : ___ -~-~ _ _ _ · -$ i -_ $ Explanation: 5 \\ I (:: 60 59 -1--:·r~:--r--r~r I --[,-"1 0-·;est Pit Location -----' I I SI 55 I 54 53 I 52 51 I 4 1 1 I . , Exisiting Property -: __ 1 \ ' ___ J ~ / / I I Lines L_ ____ TP_, '$\ \ : --.;-: .... 1 'i'!li J ' i .-l~I 61 I 1 I :Jl I I '-~~~+--1ro+--~--+~~~~ 1 Existing Hou e 1 ~ 1 1 64 1 (To Remain) ! fil I 6111 I I 8 I I __i_<i; ' ' -, I I I I I I I I I i I I I I I I I I / i I I I I I I I I I _J_ ------__ l....__ __ J '\ 2 I \ I I I I 1 __ ) I 1 II "' --- Note: Base map titled "Langley Meadow, Site Plan" dated February 22, 2006, prepared by Offe Engineers. 0 100 200 Icicle Creek Engineers Approximate Scale in Feet Site Plan -Figure 2 CLIENT Tom Foster PROJECT NUMBER 0133-014 PROJECT NAME Langley Meadow PROJECT LOCATION 142.nd Avenue SE and SE 122nd Street UNIFIED SOIL CLASSIFICATION SYSTEM MAJOR DIVISIONS SYMBOLS TYPICAL DESCRIPTIONS GW WELc·GRADED GRAVELS. GRAVEL • SI.ND MIXTURES CLEAN GRAVELS LITILE OR NO FINES MORE THAN 50'% OF (LITTLE OR NO FINES) GP POORLY GRA!:lED GRAVELS. GRAVEL· S/\ND MIXTURfS COARSE FRACTION UTILE OR NO FINES Soll Particle Size Definitions RETAINED ON NO 4 GRAVELS WITH GM COARSE SIEVE Sil TY GRAVELS. GRAVEL -SAND -Sill MIXTURES FINES GRAINED SOILS (APPRECIABLE AMOUNT OF FINES) GC CLAYEY GRAVELS. GRAVfL • SAND -CLAY MIXTURES Component Size Range Boulders Coarser than 12 inch MORE THAN 50% OF SW W[LL·GRADEO SANDS, LI TILE OR NO FINES MATERIAL IS CLEAN SANDS LARGER THAN NO. (LIITLE OR NO FINES) -~ POORLY GRADED SANDS. LITILE OR NO FINES 200 SIEVE SIZE MORE THAN 50% OF SP COARSE FRACTION Cobbles 3 inch to 12 inch Gravel 3 inch to No. 4 (4.78 mm) Coarse 3 inch to 3/4 inch PASSING NO 4 SIEVE SANDS YrlTH SM SIL TY SANOS, SAND -Sil T MIXTURES FINES (APPRECIABLE SC CLAYEY SANDS. SAND· CLAY MIXTURES AMOUNT OF FINES) Fine 3/4 inch to No. 4 (4.78 mm) Sand No. 4 (4.78 mm) to No. 200 (0.074mm) INORGII.NIC SIL TS AND VERY FINE SANO$, ROCK FLOUR ML SIL n' OR CLAYEY FINE SANDS OR C AVEY SIL TS WITH "' l"HT P' '"' ICITY SIL TS ANO LIQUID LIMIT LESS INORGANIC CLAYS OF LOW TO ME01u,A PtAST1Cln' FINE GRAINED Cl.AYS THAN 50 CL ~RAVELl Y CLAYS. SANDY CLAYS. SI~ TY CLAYS. LEAN " SOILS ORGANIC SIL TS AND ORGANIC SIL TY CU,,YS OF LOW DL PLASTICITY Coarse No. 4 (4.78 mm) to No. 10 {2.0mm) Medium No. 10 {2.0 mm) to No. 40 (0.42 mm) Fine No. 40 (0.42 mm) to No. 200 MORE THAN 50% OF MH INORGANIC SIL TS, MICACEOUS OR OIATOMACEOUS FINE MATERIAL IS SANDY OR SIL TY SOILS. ElASTIC SK TS SMALLER THAN NO. SILTS AND LIQUID LIMIT 200 SIEVE SIZE CLAYS GREATER THAN 50 CH INORGANIC CLAYS OF HIGH PLASTICITY (0.074 mm) Silt and Clay Finer than No. 200 (0.074 mm OH ORGANIC CLAYS OF MEC"AUM TO HIGH PLASTICITY. ORGANIC SIL TS Moisture Content HIGHLY ORGANIC SOILS PT PEAT, HUMUS. SWAMP SOILS WITH HIGH ORGANIC CONTENTS D,y Moist Wet Absence of moisture Damp but no visible water Visible water NOTES1 lDual .symbols are used to indicate gravels or sand with 5~12% fi_nes and soils with fines classifying as CL-ML. 2 Symbols separated by a dash indicate borderline soil classifications. 3 The Imes separating soil tvpes on the logs represents approximate boundaries only. The actual boundaries may vary or 6e gradual. ~-----~----------~ 41Soil Class1ficat1on based on visual classification of soil is based on ASTM 02488-90. 5 Soil Classification usinia laboratory tests is based on ASTM D2487-90. 6 Description of soil density or consistency is based on interpretation of blow count data and/or test data. Sampler and Other Symbol Descriptions [8J Location of Grab Sample 'SJ_ Approximate depth of perched water or ground water 11111 Asphalt Very Soft Soft Medium Stiff Stiff Very Stiff Hard Relative Consistency Fine-Grained Soils Easily penetrated several inches by fist Easily penetrated several inches by thumb Penetrated by thumb with effort Indented by thumb with effort Indented by thumbnail Indented with difficulty with thumbnail NOTE: The depths on the test pit logs are shown in 0.1 foot increments, however these depths are based on approximate measurements across the length of the test pit and should be considered accurate to 0.5 foot. The depths are relative to the adjacent ground surface. ~ Icicle Creek Engineers Explanation For Test Pit Logs -Figure 3 Test Pit TP-1 CLIENT Tom Foster PROJECT NAME Langley Meadow PROJECT NUMBER 0133-014 PROJECT LOCATION 142nd Avenue SE and SE 122nd Street DATE EXCAVATED 3/24106 TOTAL DEPTH 6.0 ft GROUND ELEVATION -LOGGED BY BES EXCAVATION CONTRACTOR Kell~'s Excavating1 Jnc. GROUNDWATER 5.5 ft '5j_ CHECKED BY MSR EXCAVATION EQUIPMENT Komatsu WB140 rubber-tired backhoe NOTES w Q_ en I 0 Q_ _, >-Cl'. f- 'i''-" ::, 0 >-w en ,__ o"' w<D w Q_"' MATERIAL DESCRIPTION "-o REMARKS w-~_, o:::e _, ::e f- 0 '-"~ "-::, <D '-" ::e z :5 "' 0 en Dark brown sandy SILT with abundant organic matter (soft, moist to wet) (topsoil) ~ '--' ... ML -1.5 0 ""' '" --" -Gray silty SAND with gravel (dense to very dense, moist to wet) (glacial till) ----. --SM " --__ ·_:·-__ , - ----e--L - ~ --·. -. " 6.0 . -.. Test pit completed at 6.0 feet on 3/24/06 Slow ground water seepage observed at 5.5 feet Test Pit TP-2 CLIENT Tom Foster PROJECT NAME Langley Meadow PROJECT NUMBER 0133-014 PROJECT LOCATION 142nd Avenue SE and SE 122nd Street DATE EXCAVATED 3/24/06 TOTAL DEPTH 6.0 ft GROUND ELEVATION -LOGGED BY BES EXCAVATION CONTRACTOR Kelly's Excavating 1 Inc. GROUNDWATER 2.5 ft '5j_ CHECKED BY MSR EXCAVATION EQUIPMENT Komatsu WB140 rubber-tired backhoe NOTES w "-en I <,! "-_, >-Cl'. f- IC) ::, 0 f-W en >--o"' w<D w "-"' MATERIAL DESCRIPTION "-o REMARKS w-~_, o:::e _, ::e f- 0 '-"~ "-::, "' '-" ~z :5 0 (/) Dark brown sandy SILT with abundant organic matter (soft, moist) (topsoil) ~--~ ML _J~-----------------------------------~~ ~--Light brown SILT with sand and gravel (medium stiff to stiff. moist to wet) (glacial ~' -till) t-~~ '!l. -e--- ~ -v--~ ML ~---" --~ ~ ~ I-"-~ e--L 1..-----:--' __ o--'- ..:_-IL' " 60 ~.£:' Test pit completed at 6.0 feet on 3/24/06 Slow ground water seepage observed at 2.5 feet z s Icicle Creek Engineers Test Pit Logs -Figure 4 Test Pit TP-3 CLIENT Tom Foster PROJECT NUMBER 0133-014 PROJECT NAME La nq ley Meadow PROJECT LOCATION 142nd Avenue SE and SE 122nd Street DATE EXCAVATED 3/24106 TOTAL DEPTH _8~-~0~ft __ _ EXCAVATION CONTRACTOR Kelly's Excavating, Inc. EXCAVATION EQUIPMENT Komatsu WB140 rubber-tired backhoe I >--a. "' MATERIAL DESCRIPTION w- Cl 0 GROUND ELEVATION ___ -__ _ LOGGED BY _B~E~S~-- GROUND WATER 7.8 ft 'SJ_ CHECKED BY _,M,cS,cR.,_ __ NOTES Ground water likely from french drain located 1 O' north w s! a. U) a..., ,.. Q'. I- I(.') ::,0 1-W U) n.o o"' w"' w REMARKS ~.., Q'. ::; .,::; I- (.') ii, a. ::, "' (.') ~z <: .., U) 1.0 Dark brown sandy SILT with abundant organic matter (soft, moist to wet) (topsoil) ~ ML --~ -----------------------------------~-~ -Brown SAND with silt and occasional metal debris and burned wood (loose to SM -2! medium dense, moist) (fill) __ 1 · • _ Light brown SAND with silt and gravel {dense, moist) (weathered glacial till) \}).);} . -. . 8.0 CLIENT Test pit completed at 8.0 feet on 3124106 Slow ground water seepage observed at 7.8 feet Tom Foster PROJECT NAME L SP- SM Langley Meadow Test Pit TP-4 PROJECT NUMBER 0133-014 PROJECT LOCATION 142nd Avenue SE and SE 122nd Street DATE EXCAVATED 3124/06 TOTAL DEPTH 5.5 ft GROUND ELEVATION -LOGGED BY BES EXCAVATION CONTRACTOR Kelly's Excavating, Inc. GROUNDWATER 2.0 ft 'SJ_ CHECKED BY MSR EXCAVATION EQUIPMENT Komatsu WB140 rubber-tired backhoe NOTES w a. U) I s! a..., ),-Q'. I- It9 ::,0 1-W U) Ii:£ MATERIAL DESCRIPTION a.o Cl"' w"' w REMARKS w-;:;:.., ac::E .., ::; I- 0 l'li:; a.::, "' Cl ::Oz <: < .., 0 U) Dark brown sandy SILT with abundant organic matter (soft, moist to wet) (topsoil) -'---'-ML _jO __________________________________ a Brown SAND with silt and gravel {medium dense, wet) (outwash) SP-- -~---------------------------------2 SM --, --L Light brown SAND with silt and gravel {dense to very dense, moist) {glacial till) L SP- SM >--2---5.5 Test pit completed at 5.5 feet on 3/24/06 Slow ground water seepage observed at 2 feet Rapid ground water seepage observed at 2.5 feet Icicle Creek Engineers Test Pit Logs -Figure 5 Test Pit TP-5 CLIENT Tom Foster PROJECT NAME Langley Meadow PROJECT NUMBER 0133-014 PROJECT LOCATION 142nd Avenue SE and SE 122nd Street DATE EXCAVATED 3/24/06 TOTAL DEPTH 4.0 ft GROUND ELEVATION -LOGGED BY BES EXCAVATION CONTRACTOR Kelly's Excavating 1 Inc. GROUNDWATER None observed CHECKED BY MSR EXCAVATION EQUIPMENT Komatsu WB140 rubber-tired backhoe NOTES UJ a. <f) I u a. _J >-0: I- I(!) ::,0 I-UJ <f) ,__ o'° UJ '° UJ a." MATERIAL DESCRIPTION a.a _J :a; I-REMARKS w-~ _J 0: :a; 0 (!) >-a.::, '° C) <f) ;i'Z <( _J 0 <f) J.7 Dark brown sandy SILT with abundant organic matter (soft, moist to wet) (topsoitL =-., ML +-7"·-+-SP--C -Light brown SANO with gravel and silt {medium dense to dense, moist} (outwash) .. C -~o ___________________________________ ~--SM -Grayish brown SAND with silt and gravel (dense to very dense, moist) {glacial till) ' -SP-~ . -.. SM 4.0 - Test pit completed at 4.0 feet on 3/24/06 No ground water observed Test Pit TP-6 CLIENT Tom Foster PROJECT NAME Langley Meadow PROJECT NUMBER 0133-014 PROJECT LOCATION 142nd Avenue SE and SE 122nd Street DATE EXCAVATED 3/24106 TOTAL DEPTH 6.0 ft GROUND ELEVATION -LOGGED BY BES EXCAVATION CONTRACTOR Kelly's Excavatin91 Inc. GROUNDWATER 4.0 ft '5j_ CHECKED BY MSR EXCAVATION EQUIPMENT Komatsu WB140 rubber-tired backhoe NOTES w u a. <f) a. _J >-0: I-I 'i: (!) ::, 0 I-UJ <f) ,__ UJ '° w a." MATERIAL DESCRIPTION a.a o'° REMARKS w-~ _J 0: :a; _J :a; I- 0 C) >-a. ::, '° C) <f) ;i'Z :"i 0 <fl Dark brown sandy SILT with abundant organic matter (soft, moist to wet) (topsoil) ·,_' .. ML _JO ___________________________________ ·~ ~ C "-'= ---Brown silty SAND with gravel (medium dense to dense, moist) (glacial till) C SM C _J.O -----------------------------------lo-------Gray silty SAND with gravel (dense to very dense, moist) (glacial till) '¥. . . .....L -SM - 6.0 Test pit completed at 6.0 feet on 3/24/06 Slow ground water seepage observed at 4 feet Icicle Creek Engineers Test Pit Logs -Figure 6 • Test Pit TP-7 CLIENT Tom Foster PROJECT NAME Langley Meadow PROJECT NUMBER 0133-014 PROJECT LOCATION 142nd Avenue SE and SE 122nd Street DATE EXCAVATED 3/24/06 TOTAL DEPTH 4.5 ft GROUND ELEVATION -LOGGED BY BES EXCAVATION CONTRACTOR Kelly's Excavating, Inc. GROUNDWATER None observed CHECKED BY MSR EXCAVATION EQUIPMENT Komatsu WB140 rubber-tired backhoe NOTES w S! o._ U) I o._ _J >-Cl'. I-,__ Ir.9 ::,0 1-W U) o._ "' MATERIAL DESCRIPTION "-o o"' w"' w REMARKS w-c2 _J Cl'.:; _J::; I- 0 l'.l[ij a_:, "' l'.l ::.z :'S <( 0 U) 1-92_ Dark brown sandy SILT with abundant organic matter (soft, moist to wet) (topsoil}_ ~ -~-C . Brown SAND with gravel and silt (medium dense to dense, moist) (weathered SP- 2 0 glacial till) SM -~ -----------------------------------~--~--Grayish brown SAND with silt and gravel {dense to very dense, moist) (glacial till) C . SP- ., SM . 4.5 ,'• Test pit completed at 4.5 feet on 3/24/06 No ground water observed Test Pit TP-8 CLIENT Tom Foster PROJECT NAME Langley Meadow PROJECT NUMBER 0133-014 PROJECT LOCATION 142nd Avenue SE and SE 122nd Street DATE EXCAVATED 3/24/06 TOTAL DEPTH 6.0 ft GROUND ELEVATION -LOGGED BY BES EXCAVATION CONTRACTOR Kelly:S Excavating, Inc. GROUNDWATER 4.0 ft 5l. CHECKED BY MSR EXCAVATION EQUIPMENT Komatsu WB140 rubber-tired backhoe NOTES w a_ U) I u a_ _J >-Cl'. I- :i'r.9 ::,0 1-W U) te MATERIAL DESCRIPTION "-o o"' w"' w REMARKS w-c2 _J Cl'.:; _J::; I- 0 l'.l[ij a_:, "' l'.l ::; z :'S <( 0 U) Dark brown sandy SILT with abundant organic matter (soft, moist to wet) (topsoil) ~ ML 13 ___________________________________ ~L) ~- C -Brown SAND with gravel and silt {dense, moist to wet) (glacial till) - ' SP- C . ~ SM c......L Grades to gray at 4 feet C 6.0 Test pit completed at 6.0 feet on 3/24/06 Slow ground water seepage observed at 4 feet Icicle Creek Engineers Test Pit Logs -Figure 7 Test Pit TP-9 CLIENT Tom Foster PROJECT NAME Langley Meadow PROJECT NUMBER 0133-014 PROJECT LOCATION 142nd Avenue SE and SE 122nd Street DATE EXCAVATED 3124106 TOTAL DEPTH 5.0 ft GROUND ELEVATION -LOGGED BY BES EXCAVATION CONTRACTOR Kelly's Excavating1 Inc. GROUND WATER 2.5 ft '5j. CHECKED BY MSR EXCAVATION EQUIPMENT Komatsu WB140 rubber-tired backhoe NOTES w 0 Cl. (/) Cl._, >-a:: f-I It'.) :::,0 f-W (/) >--oCD wCD w Cl.., MATERIAL DESCRIPTION "-o REMARKS w-c2 ...J a:::!' ...J:!' f- 0 ('.)~ Cl.:::, CD t'.) :!'z :5 "' 0 (/) Dark brown sandy SILT with abundant organic matter {soft. moist to wet) (topsoil) ~ ML -. C ·~-----------------------------------h..n ~--Light brown SAND with gravel and trace silt (medium dense, moist) (outwash) SP- J.s ---------------------------------S . 1---s~_ 1-~-- Grayish brown silty SAND with gravel (dense, moist) (glacial till) -- C . ,. --SM - 5 5.0 --~ Test pit completed at 5.0 feet on 3/24/06 Slow ground water seepage observed at 2.5 feet Test Pit TP-10 CLIENT Tom Foster PROJECT NAME Langlet Meadow PROJECT NUMBER 0133-014 PROJECT LOCATION 142nd Avenue SE and SE 122nd Street DATE EXCAVATED 3/24/06 TOTAL DEPTH 4.0 ft GROUND ELEVATION -LOGGED BY BES EXCAVATION CONTRACTOR Kelly's Excavating I Inc. GROUNDWATER None observed CHECKED BY MSR EXCAVATION EQUIPMENT Komatsu WB140 rubber-tired backhoe NOTES w 0 Cl. (/) Cl. ...J >-a:: f-I 'i:t'.l :::,0 f-W (/) Ii£ MATERIAL DESCRIPTION Cl. 0 oCD wCD w REMARKS w-c2 ...J a:: :!' ...J:!' f- 0 ('.)~ Cl.:, CD t'.) :!'z "' "' ...J 0 (/) .,g.7 Dark brown sandy SILT with abundant organic matter (soft, moist to wet) (topsoil) ', ML_ -----------------------------------SP-Brown SAND with gravel and silt (medium dense, moist) (outwash) .. ·~-----------------------------------~-~ ..._ Slft_ " . Light gray SAND with silt and gravel (dense, moist) (glacial till) ' SP- '. SM ~ 4.0 Test pit completed at 4.0 feet on 3/24/06 No ground water observed Icicle Creek Engineers Test Pit Logs -Figure 8 Test Pit TP-11 CLIENT Tom Foster PROJECT NAME Langley Meadow PROJECT NUMBER 0133-014 PROJECT LOCATION 142nd Avenue SE and SE 122nd Street DATE EXCAVATED 3/24106 TOTAL DEPTH 8.0 ft GROUND ELEVATION -LOGGED BY BES EXCAVATION CONTRACTOR Kelly's Excavating1 Inc. GROUND WATER None observed CHECKED BY MSR EXCAVATION EQUIPMENT Komatsu WB140 rubber-tired backhoe NOTES w a. (f) I u a._, >-a: f- I'-' ::,0 f-W (f) Ii:£ MATERIAL DESCRIPTION a.o om w<D w REMARKS w-;:; _, a: ::;c -'2 f- 0 '-' ~ a.::, <D '-' ~z <( _, 0 Cl) 0.7 Dark brown sandy SILT with abundant organic matter (soft, moist to wet) (topsoil) :.s::, ... ~ rM~-C . Brown SAND with gravel, silt and debris (bricks, metal, roofing, tar paper) (loose. - C moist) (fill) C . . SP- C SM c...2--- C '"-----------------------------------.. .;.. __ ~-- C -Brown SAND with gravel and silt {dense, moist to wet) (glacial till) .. SP- 8.0 SM Test pit completed at 8.0 feet on 3/24/06 Slow ground water seepage observed at 6.5 feet Test Pit TP-12 CLIENT Tom Foster PROJECT NAME Langley Meadow PROJECT NUMBER 0133-014 PROJECT LOCATION 142nd Avenue SE and SE 122nd Street DATE EXCAVATED 3/24106 TOTAL DEPTH 3.0 ft GROUND ELEVATION -LOGGED BY BES EXCAVATION CONTRACTOR Kell~'s Excavating 1 Inc. GROUND WATER None observed CHECKED BY MSR EXCAVATION EQUIPMENT Komatsu WB140 rubber-tired backhoe NOTES Washed drain rock from drain field encountered at ·2.5' w u a. (f) a._, ~8] f-I I(!) ::,0 (f) >--w<D w a."' MATERIAL DESCRIPTION a.o om REMARKS w-c:; _, "'::;c _, ::;c f- 0 '-' ~ a. ::, <D '-' ::ez 5 <( 0 (f) . 0.7 Dark Brown sandy SILT with abundant organic matter (soft, moist to wet) (topsoill._ ~'-,..!......'i.. ML -----------------------------------'"---· ---Brown SAND with gravel and silt (medium dense, moist) (fill) SP- " SM 2.5 _....:... -Gp-3.0 Washed rock (medium dense. moist) (drainfield fill) . l esl pit comp1e1ea at ,j.U 1ee1 on v,.c. .. ,vv No ground water observed Icicle Creek Engineers Test Pit Logs -Figure 9 PLAT NAME RESERVATION CERTIFICATE TO: THOMAS FOSTER 6450 SOUTHCENTER BLVD., SUITE 106 SEATTLE, WA 98188 PLAT RESERVATION EFFECTIVE DATE: June 14, 2006 The plat name, LANGLEY MEADOWS has been reserved for future use by LANGLEY DEVELOPMENT GROUP INC .. I certify that I have checked the records of previously issued and reserved plat names. The requested name has not been previously used in King County nor is it currently reserved by any party. This reservation will expire June 14, 2007, one year from today. It may be renewed one year at a time. If the plat has not been recorded or the reservation renewed by the above date it will be deleted. ... • j • } '(,,.~ .# ' , ,J['iELOPMENT PLANNING ''.ITY OF RENTON JUL 1 1 2006 ::i=CE!VED I ; First American Developer Services Fax No. (253)671-5802 Shari Workman (253)671-5824 sworkman@firstam.com To: Seattle Mortgage 6450 Southcenter Blvd Suite 106 Seattle, WA 98188 Attn: Tom Foster First American Title Insurance Company 3866 S 74th St Tacoma, WA 98409 Phn -(253)471-1234 Fax - Vicky L. Willis (253)671-5834 vlwillis@firstam.com File No.: 4268-709452 Your Ref No.: Moore/Langley Development Group Re: Property Address: 12226 142nd Avenue SE, Renton, WA 98059 Supplemental Report 1 Dated: June 09, 2006 at 8:00 A.M. Commitment/Preliminary Report No. 4268-709452 dated as of October 28, 2005 (including any supplements or amendments thereto) relating to the issuance of an American Land Title Association Form Policy is hereby modified and/or supplemented as follows: There has been no change in the title to the property covered by our Commitment/Preliminary Report dated 10/28/2005 at 7:30 a.m. except as noted below: The following paragraph no(s). 10, 11 and 12 has/have been added to our Commitment/Preliminary Report to read as follows: Page 1 of 2 Date: June 09, 2006 File No.: 4268-709452 (SW) 10. General Taxes for the year 2006. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 1023059049 1st Half Amount Billed: $ 4,329.26 Amount Paid: $ 4,329.26 Amount Due: $ 0.00 Assessed Land Value: $ 445,000.00 Assessed Improvement Value: $ 241,000.00 2nd Half Amount Billed: $ 4,329.26 Amount Paid: $ 0.00 Amount Due: $ 4,329.26 Assessed Land Value: $ 445,000.00 Assessed Improvement Value: $ 241,000.00 11. Evidence should be submitted prior to closing of the authority of the officers, if other than Clinton T. Foster as Director and Gerald L. Stump as Director of Langley Development Group, Inc., to execute the forthcoming instrument. 12. The terms and provisions contained in the document entitled "Ordinance No. 5203" Recorded: May 5, 2006 Recording No.: 20060505001935 First American Title Insurance Company By: Vidy L. Willis for Shari Workman, Title Officer cc: Seattle Mortgage Page 2 of 2 First American p\J>,NN\NG 0£\/t~f?);tti~1:.NTON JIJL \ \ 1nr:J, CE.\\JE.D Shari Workman RE c253)611-5824 Developer Services Fax No. (253)671-5802 sworkman@firstam.com To: Seattle Mortgage 6450 Southcenter Blvd Suite 106 Seattle, WA 98188 Attn: Tom Foster First American Title Insurance Company 3866 S 74th St Tacoma, WA 98409 Phn • (253)471-1234 Fax - Vicky L. Willis (253)671-5834 vlwillis@firstam.com File No.: 4268-709464 Your Ref No.: Waters/Langley Dev. Re: Property Address: 122220 142nd Ave SE, Renton, WA 98059 Supplemental Report 1 Dated: June 09, 2006 at 8:00 A.M. Commitment/Preliminary Report No. 4268-709464 dated as of October 281 2005 (including any supplements or amendments thereto) relating to the issuance of an American Land Title Association Form Policy is hereby modified and/or supplemented as follows: There has been no change in the title to the property covered by our Commitment/Preliminary Report dated 10/28/2005 at 7:30 a.m. except as noted below: The following paragraph no(s). 5, 6 and 7 has/have been added to our Commitment/Preliminary Report to read as follows: Page 1 of 2 Date: June 09, 2006 File No.: 4268-709464 (SW) 5. General Taxes for the year 2006. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 1023059179 1st Half Amount Billed: $ 3,002.65 Amount Paid: $ 3,002.65 Amount Due: $ 0.00 Assessed Land Value: $ 336,000.00 Assessed Improvement Value: $ 137,000.00 2nd Half Amount Billed: $ 3,0022.64 Amount Paid: $ 0.00 Amount Due: $ 3,002.64 Assessed Land Value: $ 336,000.00 Assessed Improvement Value: $ 137,000.00 6. Evidence should be submitted prior to closing of the authority of the officers, if other than Clinton T. Foster as Director and Gerald L. Stump as Director of Langley Development Group, Inc., to execute the forthcoming instrument. 7. The terms and provisions contained in the document entitled "Ordinance No. 5203" Recorded: May 5, 2006 Recording No.: 200605050019935 First American Title Insurance Company By: Vicky L. Willis for Sharl Workman, Title Officer cc: Seattle Mortgage Page 2 of 2 Form No. 1068-2 ALTA Plain Language Commitment First American Developer Services Fax No_ (253)671-5802 Shari Workman (253)671-5824 sworkman@firstam.com To: Seattle Mortgage 6450 Southcenter Blvd Suite 106 Seattle, WA 98188 Attn: Tom Foster Jmmitment No.: 4268-709464 Page 1 of 7 First American Title Insurance Company 3866 S 74th St Tacoma, WA 98409 Phn -(253)471-1234 Fax - Vicky L. Willis (253)671-5834 vlwillis@firstam.com File No.: 4268-709464 Your Ref No.: Waters/Langley Dev. Re: Property Address: 122220 142nd Ave SE, Renton, WA 98059 COMMITMENT FOR TITLE INSURANCE Issued by FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months a~er the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule 8-1. The General Exceptions and Exceptions in Schedule 8-11. The Conditions. This Commitment is not valid without Schedule A and Section I and II of Schedule 8. First American Tttle Form No. 1068-2 mmitment No.: 4268-709464 Page 2 of 7 ALTA Plaln Language Commitment SCHEDULE A 1. Commitment Date: October 28, 2005 at 7:30 A.M. 2. Policy or Policies to be issued: Owner's Standard Coverage Proposed Insured: l.ilngley Development Group, Inc. Extended Mortgagee's Coverage Proposed Insured: Seattle Mortgage AMOUNT $ 1,116,000.00 $ $ to follow $ PREMIUM TAX 2,652.00 $ 233.38 $ 3. (A) The estate or interest in the land described in this Commitment is: Fee simple as to Parcel(s) A, an easement as to Parcel(s) B. (B) ntle to said estate or interest at the date hereof is vested in: Thomas M. Waters and Patricia Ann Waters, husband and wife 4. The land referred to in this Commitment is described as follows: Real property in the unincorporated County of King, State of Washington, described as follows: Parcel A: Beginning at the Northeast corner of the Southeast quarter of the Northwest quarter of the Southeast quarter of Section 10, Township 23 North, Range 5 East, W.M., in King County, Washington; thence Southerly along the East line 270 feet; thence Westerly in a straight line to a point on the West line of said subdivision 300 feet Southerly of the Northwest corner of said subdivision; thence Northerly along said West line 168 feet; thence Easterly 300 feet parallel to the North line of said subdivision; thence Northerly 132 feet, parallel to the West line of said subdivision to the North line of said subdivision; - thence Easterly to the point of beginning. EXCEPT the West 30 feet conveyed to King County for road purposes by deed recorded under Recording No. 3076763. Parcel B: A non-exclusive easement for ingress and egress over and across the North 60 feet in width of that portion of said subdivision lying South of and adjoining on the South line of the first above described tract, as created by instruments recorded under Recording Nos. 4984641 and 5715752, in King County, Washington. APN: 1023059179 First American Title Form No. 1068-2 ALTA Plain Language Commitment The following requirements must be met: SCHEDULE B SECTION I REQUIREMENTS mmitment No : 4268-709464 Page 3 of 7 (A) Pay the agreed amounts for the interest in the land and/or U1e mortgage to be insured. (B) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of Item(s): (F) Other: (G) You must give us the following information: PART ONE: I. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. Other: SCHEDULE B SECTION II GENERAL EXCEPTIONS A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, connicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. E. (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; whether or not the matters excepted under (A), (B) or (C) are shown by the public records; (D) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof, but prior to the date the proposed insured acquires of record for value the escrow or interest or mortgage(s) thereon covered by this Commitment. First AmenCan Tltle Form No. 1068·2 ALTA Plain Language commitment PART TWO: SCHEDULE B SECTION II EXCEPTIONS mmitment No : 4268-709464 Page 4 of 7 Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are available from the office which issued this Commitment. Copies of the policy forms should be read. l. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for unincorporated King County is at 1.78 O/o. Levy/Area Code: 4342 2. Right to make necessary slopes for cuts or fills upon said premises for Amelia Schewe Road (now 142nd Ave. S.E.) as granted by deed recorded December 7, 1939 under recording no. 3076763. 3. Conditions, notes, easements, provisions contained and/or delineated on the face of the Survey No. 8805029004, recorded May 2, 1988, in King County, Washington. 4. The terms and provisions contained in the document entitled "Ordinance No. 4612" Recorded: June 21, 1996 Recording No.: 9606210966 First AmenCan Title form No. 1068-2 ALTA Plain Language Commitment INFORMATIONAL NOTES .mitment No.: 4268-709464 Page 5 of 7 A. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. B. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. C. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. NW SE Sec. 10, Twp. 23N, Rg. SE APN: 1023059179 D. All matters regarding extended coverage have been cleared for mortgagee's policy. The coverage contemplated by this paragraph will not be afforded in any forthcoming owner's standard coverage policy to be issued. E. F. Property Address: 122220 142nd Ave SE, Renton, WA 98059 According to the application for title insurance, title is to vest in Langley Development Group, Inc., a Washington corporation. General taxes for the year 2005, which have been paid .. Tax Account No.: 1023059179 Code Area: 4342 $ $ Assessed Improvement Value: $ Amount: Assessed Land Value: 5,735.55 325,000.00 125,000.00 First American Title Form No. 1068-2 Al TA Plain Language Commitment CONDITIONS 1. DEFINITIONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. 1mmitment No: 4268-709464 Page6of7 (b)"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule B -Section II may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schedule B -Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B -Section I or eliminate with our written consent any Exceptions shown in Schedule B -Section II. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to its terms. First American Title Form No. 1068·2 ALTA Plain Language Commitment First American PRIVACY POLICY We Are Committed to Safeguarding Customer Information nmitment No.: 4268·709464 Page 7 of 7 First American Title Insurance Company 3866 5 74th St Tacoma, WA 98409 Phn · (253)471·1234 Fax - In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information -particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our parent company, The First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information which you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values, a copy of which can be found on our website at www.firstam.com. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect include: Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; • Information about your transactions with us, our affiliated companies, or others; and • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such Information indefinitely, Including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affUiated companies include financial service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies, and-escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. ·'.D 2001 The First American Corporation • All Rights Reserved Arsi: American Title ~-------------- i r r s \ . \ . h , , ,, ,. .,, , , , , , f ~\{f tJ:JfJ~\;JJ.~: I;: I, J:. ~.... . tl~;~..:=-~. ~-···:<-...... ; .--"""-,.. ,,,..-___."-----,w,--4--...... 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' " J • - ••+'- T .... :'Sj.-, -,, -....... . :U 4C ""' -· "' m, ii . ; ~ g i -' !I "' ' I i .,, "" " '-' 0,JII 4C f ~ 1111 ~ilC .... " ' -,,,...:, .. "' i 0 •· . .,,.. -, 30' ROAQ ESMT. • . ..tl~ 0.051 AC ""' # a /:·11".1.C ' ... ~,1~ Ii 1-lt ;~ -- ~ " 1.1 .. liC ..., ·"' ' ., . .-r -· l. i,a A.C ... . .. a .. u 4C .... ~ .JSI AC ... 4.08 AC ... _ sec ., 9 o-2-000Je-9 .,,-;-: ... --., ... >-- . o5 '·" I l l!I AC ..... . ,, : ""' C, ---~~ 1 ........ -- =• 3U!iC s, - a. !50 ~c ... ; ~ I I b_ ~ ? -~ "' ~ § ' ' ' ! ,, " "'" . ··J' I, 1%4 -28 PII,. . . I . ... p ~ Statutory Warf3,nty. Deed ~-l,ll ,, / ,!.:\ ; , .. ! li 1'HF. GMNTOR3 -1: KILLJA~' H. W!!fTON and ~ft? L, WINT~, his ,..1r., lnr .1nd ,n cnn,ickmion of Tui and no/00 ~ll&" (U0,00) ,n lun,t pml mnvry~ ~ wvnt'ln Kl Tr\~·~,;:i. ;tf.TtR., ~rd PATll.JCU. jJffi 'IU.T~R.5, hh w1.fe, !hl· ti,/ln.,,inp: d~tibc:d ml 'rmrc, Sit\latC'd irl th(' County of flina; . Sl1rc of \X' 1,l1m,.:mn -ot~lr,nl:,; 1l the n:irthtia,•t come-ot··th• •OOth .. at·quarwr or the north•ut qu&rt•r of th• 101.1tr u111t. q1•arter ot.-S.c:t'l.on 10, Tai,r.,ah1p ·23 lioM.l't, ~• S W.at.1 I.ii., 1n !Ona County, :;1 .. hin~-t.p111 t~en~• ,outhtl"ly a.lOfl.£ th, tut. lint 270 r .. tJ thenee WHterly l.n I stra1,p;ht line. t.o 11. ?01..nt on th,t wu,t. 11 . .n, or aaid wbd.ivhion JOO feet ,outherl:r or th, northwnt r.vr~"r ~r 9atd nubdlvialon1 t.henc• nort.h,rl7 aJ.c.,1 a&id ...-t l'ln, 168 r~,t: thence. ,aaterly )-(' re~ t :-,u•ll,1 to ~h• north. line oC Hid aubdb1ai~on; t.henc• northerly 1)2 r .. t, r,ar11lhl t h• wed 1',c of' . ...id 11\l'txU.t'J.do.n '\.o tb1 nort., .i.. ·co( add 1ubdif'ilton; th•nc~ .-~•.1rlv t~ the poi1 .. or b•;;:i11r.~1 u:cm thr •••t. 30 t .. t. tlMraor r.or:nr•d to Kint ,;,)•1nt,:.,· "o; ,-n11.-\ j)' r~Sl'!-3 't1f .deed ncOf'Cltd \IJ'lder &uf!1ior 1a file ~O. )07676), t,Q1'l\hft[ • <.. "'.t.ri .\11 t•H ~mt. ror ro,ad and utl.lit. .. 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COUNTY AUOITOfl Ofl Ol'f1SK)OI ti,-IOECOOI05 I [Ll:CTIOHS, .#1111!- _c;;.v".!!!-""""'"' IJ8050ll9004 S0·t50 NwY4, SEy4 of SEC. 10 TWP.23N.,RG.5 KING COUNTY, WASHINGTON E.,W.M . & FO )'BR .. UC .. l'PEO T CO..CIIET( MO-[NT w ,vi.,. w. i :),• . ~· 1 ... -· I~.·[ <f 0 z N • 'o ' (AHM(lrf .·gu_.,L'!l<OT /a_,.,_.LO:I SE 1/4 SEC. 10· s .. .,,·,u• i U• 't.K •o •'•""u c .. , OM ,..,,. .,,t: .,e D[(r ,,. ,ATCM c.L-fi:::=-lx .L .... ~ . ..l ..... :· . l _ , HORY~£FJ:A .. i ._--',--··· --,--, _ .-· uon.c.· tr· _-•-. --· aoi' '"~:~1:t"'li";:!...:."''H<" _.,-· _: 131,.. ··"'""_ -~ ~._ ::C, ?° _ .. ··, :::.~""'" ··--: . ~ .,,_ ... /1··-", -.. , -'-, :. --, . , ~ .. !. •• .;;,. --,_ _,,, ' , C , j ' ' -/ ' --· "'{ -..,,,.,• I ,· I,' , " " , ./ .. .'' .,, " . _, ""~ _, , _ «-'·-------,../ "" _,, __ , I _·: ..... ~.. . .,· ·:a -------c::. __ -------\---~~ • ../ ",,, • ..... ,· , • ,., , .. , ~0----------. ,,---·--..-.~., IT1_ , -.-·-:..;;.-, t"-~ .... -·,.J ~I u .. a.•orw -r~~,.£ ,me ! I: : .. -• L_ . ... .-3 • • [ ''l'•~-· : j r "'!"' . · ... · t f .... ,. , I I r • • ' " r· c_· "''-"~ Hwc~·. ~ Ir U•lo·,.,..-•.•• .. SURVEYOR'S CERTIFICATE ~ SURVEY .fOR: :;_ '\ ,,,.. . n... _ _,..,,._ • ......,_"'_°',na ..,._ .. _ ...... _..._<II .. -~A(:l;· .. --d coM1w,u>1 Y,'r,' i,,~ .11_!!_ ...-I .,, ,I '*' »H• BUSH. AOED I, HITCHINGS, INC. CIVIL EN(,l~EERS & LANO SURVEYORS SEATTl.E, WASMINGTON l23---41~ -· ~-COMM.ON WEAL'n+.LAJtD TllLE ft.l_§bl_RANCE_,€6M.PANY tiM S.A.H -4-22-1988 ~ ,-• 50' eso,~foo ···:/ .... 1 • ' j l l i J I •-- CERTflr.ATE l,.the v~~:~r,igned, ~ Clerk of the City of Kenton, Wa~hington, certify that this Is a true Subscribed and Seal · of 6-c ~ and c~rrectcopye_ p. - . . CITY OF Rl!N'l'ON, WASHINGTON ORDINANCE NO. 4612 AN ORDINMlCE OF TJlll: CITlr OP RENTOlil, 'IQSJUIIQTOlf, .BSTAJILISKDIG Alil ASSBSl!KKHT DIS'l'IUCT FOR SUITAIIT SBIIJm SERVICE :m A POaTI:O>l' OP THE SOUTE BIQBLANDS, BU.TIDm DOQS, AliD IIAPLB'900D SVB-BASXNS AND BSTABLIS:SDIG TIIB AMOUNT 011' T'.IIB CKARGB O?OW CO!OIECTIOW TO Tl!B FACILITIES. Tl!B CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS: SECTION I, There is hereby created a Sanitary sewer Service Special Assessment Distr1ct for the area served by the East Renton Sanitary Sewer Intercepto_r in the northeast <;IUadrant of the City of Renton and a portion of its urbar.. growth area within unincorporated King County, which area is mere p~rticularly oescribed in EXhibit "A· attached hereto. " map or t.he service area is attached as Exhibit 'B.• The recording or this document is to provide notification of potential connection and interest charges. While this connection charge may be paid at any time, the ' City does not require payment until-such time as the parcel. is connected to and thus benefiting from the sewer facilities. The property may be sold or in any other way change hands without triggering the requirement, by the City, of payment of the charges associated with this district. SECT:rnN II Persons connecting to the sanitary sewer !acilities in tbis Special Assessment District and which properties ! t ::: lJ! s s ~ ~ ; I:: i a ..,, ;ii I f .:; l 8 i I I ! l ) t j'----; -------------------- ORDINANCE 4 612 have not been charged or assessed with all costs of the East Renton Sanitary Sewer Interceptor, aa detailed in this ordinance, shall pay, in addition to the payment or the connection permit fee and in addition to the system development charge, the following additional fees: A. Per unit Charge. New connections or residential dwelling units or equivalents shall pay a fee of $224.52 per dwelling unit and all other uses shall pay a unit charge of $0. 069 per square foot of property. Those properties included within this Special Assessment District and which may be assessed a charge thereunder are included within the boundary legally described in Exhibit "A" and which boundary is shown on the 'mz.p attached as Exhibit "B.• SKCT:tON III, In addition to, the aforestated charges, there shall be a charge of 4.11\ per annum added to the Per Unit Charge. The interest charge shall accrue for no more than ten (10) years from the date this ordinance becomes etfective. Interest charges will be simple interest and not compound interest. SECTION IV. This ordinance shall be e!!ective upon its passage, approval, and thirty (30) days after publication'. PASSED BY THE CITY COUNCIL this 1.Qj;.h day of_....,.J.,.u..,n.,.ec_ __ .... 1996. City Clerk 2 ORDINA."K:E 4 612 APPROVED BY THE MAYOR this 10th day of ~-J_u_n_e~~~~~-' 1996. Appro~as to fonn: . o:~~,c--12,-- Lawrence J. Warren, City Attorney Date of Publication: 6/14/96 ORD.576:5/20/96:as. J ~ .• • ) l, _____________ 3 _____________ _ • ' j l j Exhibit A LEGAL DESCRIPTION OF THE SPECIAL ASSESSMENT DISTRICT FOR THE CITY OF RENTON -EAST RENTON INTERCEPTOR Portions of Sections 8, 9, 10. 11. 14. 15. 16. 17. 21 and 22 all in Township 23N. Range 5E W.M. in King County, Washington Section 8, Township 23N, Range SE W.M. All of that portion of Section 8, Township 23N, Range 5E W.M. lying East of the East right-of-way line of SR-405 and South of the following described line; Beginn1ng at the intersection of the East line of said Section 8 with the centerline of NE 7tfi Street: thence Westerly along said centerline of NE 7th Street to !ts intersection with the centerline of Sunset Boulevaro NE: thence Northerly along the centerline of Sunset Boulevard NE to the North line of the Southeast 14 of sa!d Section 8; thence West along said North line to the East right-of-way line of SR-405 and the terminus of said line. · Section 9, Township 23N, Range 5E W.M. All of that portion of Section 9, Township 23N, Range 5E W.M. lying South and East of the following descr1bed line: · Beginning on the centerline of NE 7th Street at Its intersection with the centerline of Edmonds Avenue NE: thence Easterly along the centerline of NE 7th Street to its intersection with the centerllne of Monroe Avenue NE: thence North along said centerline to the South llne of the Northeast 1.4 of said Section 9; thence East along said South line to its intersection with the centerline of Redmond Avenue NE; thence Northerly along said centerline to Its intersection with the centerllne of NE 10th Street: thence East along said centerline to the East line of said Section 9 and the terminus of said line. Section 10, Township 23N, Range 5E W.M. All of that portion of Section 10, Township 23N, Range 5E W.M. lying Southerly and Westerly of the following described line: Beginning on the West line of Section IO at iis Intersection with the North line of the South ~ of the North 1h of said Section l O; thence East along said North line to Its Intersection with the centerline of 142nd Avenue SE; thence Southerly along said centerline tn its Intersection with the North line of the Southeast 1.4 of said Section 10; thence East along said North line to Its intersection with the East line of said Section l O and the termlnus of said line . I I .j i I ! Legal Description of the Special Assessment District for the City of Renton -East Renton Interceptor Section 11, TownShlp 23N, Range SE W.M. All of the Southwest 14 of Section 11, Township 23N. Range 5E W.M .. Section 14, Township 23N, Ran~ SE W.M. Page2 of3 All of that portion of Section 14. Township 23N, Range 5E. W.M. descdbed as follows: All of the Northwest 14 of said section, together with the Southwest \4 of said section, except the South 11.i of the Southeast V. of said Southwest 1i4 and except the plat of McIntire Homesites and 11., of streets adjacent as recorded in the Book of Plats, Volume 58, Page 82. Records of King County, Washington. and except the South 151.55 feet of the East 239.435 feet of Tract 6, Block 1 of Cedar River Five Acre Tracts as recorded in the Book of Plats, Volume 16, Page 52, Records of KJng County, Washington, less 1h of the street abutting said portion of Tract 6, Block l, and less Tract 6, Block 2 of said Cedar River Five Acre Tracts, less 1h of the street adjacent to said Tract 6, Block 2, and =ept the South 82. 785 feet of the East 150 feet of Tract 5, Block 2 of said Cedar River Flve Acre Tracts and less 1h the street adjacent to said portion of Tract 5, Block 2. Seclion 15, Township 23N, Range SE W.M. All of that portion of Section 15, Township 23N, Range 5E. W.M., except the Southwest \4 of the Southwest 1,4 of the Southwest 14 of said section. SecUon 16, Township 23N, Range SE w:M. All of that portion of Section 16, Township 23N, Range 5E W.M., except that portion of the Southeast 14 of the Southeast 14 of the said Section 16 lying East of the East line of the Plat of Maplewood Division No. 2 as recorded In the Book of Plats Volume 39, page 39, Records of King County Washington and its Northerly extension to the North line of said Southeast V.. of the Southeast v. of the said Section 16 and except that portion of said section lying Southerly of the Northerly right-of-way line of SR-169 [Maple Valley Highway). Section 17, Township 23N, Range SE W.M. All of that portion of Section 17, Township 23N, Range 5E W.M.. lying Northeasterly of the Northeasterly right-of-way of SR-169 (Maple Valley Highway) and Easterly of the East right-of-way line of SR-405 less that portion lying generally West of the East and Southeasterly line of Bronson Way NE lying Legal DescripliOt1 of the Spedlll Assessment District far the City of Renton -East Renton Interceptor Page3 of 3 between the South line of the NE 3rd Street and the Northeasterly margin of SR- 405. Section 21, Township 23N, Range SE W.M. All that portion of Section 21, Township 23N, R SE W.M. lying Northeasterly of the Northeasterly right-of-way line of SR-169 (Maple Valley Hlghway) and West of the East line of the Plat of Maplewood Division No. 2 as recorded tn the Book of Plats, volume 39. page 39, Records of King County, Washington. Section 22, Township 23N, Range 6E W.M. All of that portion of Section 22, Township 23N, Range 5E W.M. described as follows: All of the Northwest J,4 of the Northeast \4 of said Section 22 lymg Northerly of the Southerly ltne of the Plat of Maplewood Heights as recorded in the Book of Plats, volume 78, pages 1 th.rough 4, Records of King County, Washington. Together with the North 227.11 feet of the West 97.02 of the Northeast 1A of the Northeast 1A of said Section 22. I r I f i I t Exhibit B EAST RENTON INTERCEPTOR Special Assessment District Bouridary ~ ! i 1 I I l I I I I i 1 :24,000 -------Ciry Limit• CZT...T..?.J Speclm .... , ....... nt Dl11Ti<I I l ' • ! First American Developer Services Fax No. (253)671-5802 Shari Workman (253)671-5824 sworkman@firstiDll-'l!l'i!JPMENT P CITY OF AENT'1,~NING JUL 1 1 2006 To: Seattle Mortgage Rl=~EIVEO 6450 Southcenter Blvd Suite 'tb'!l' Seattle, WA 98188 Attn: Tom Foster First American Title Insurance Company 3866 S 74th St Tacoma, WA 98409 Phn -(253)471-1234 Fax - Vicky L. Willis (253)671-5834 vlwillis@firstam.com File No.: 4268-709480 Your Ref No.: Prum mer /Langley Development Re: Property Address: 12218 142nd Avenue SE, Renton, WA 98059 Supplemental Report 3 Dated: June 29, 2006 at 8:00 A.M. Commitment/Preliminary Report No. 4268-709480 dated as of October 28, 2005 (including any supplements or amendments thereto) relating to the issuance of an American Land Title Association Form Policy is hereby modified and/or supplemented as follows: Title is now vested in: Francis J. Prummer, as his sole and separate property Paragraph no.(s) 9 of our Commitment/Preliminary Report has/have been eliminated. First American Title Insurance Company By: Vicky L. Willis for Shari Workman, Title Officer cc: Seattle Mortgage Page 1 of 1 Form No. 1068-2 AL TA Plain Language Commitment First American To: Seattle Mortgage SECOND REPORT Developer Services Fax No. (253)671-5802 6450 Southcenter Blvd Suite 106 Seattle, WA 98188 Attn: Tom Foster nitment No.: 4268-709452 Page 1 of B First Amen"can Title Insurance Company 3866 S 74th St Tacoma, WA 98409 Phn -(253)471-1234 Fax - Vicky L. Willis (253)671-5834 vlwillis@firstam.com File No.: 4268-709452 Your Ref No.: Moore/Langley Development Group Re: Property Address: 12226 142nd Avenue SE, Renton, WA 98059 COMMITMENT FOR TITLE INSURANCE Issued by FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months after the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy_ Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-1. The General Exceptions and Exceptions in Schedule B-11. The Conditions. This Commitment is not valid without Schedule A and Section I and II of Schedule B. A"rst American Title Form No. 1068-2 mitment No.: 4268-709452 Page 2 of 8 ALTA Plain Language Commitment SCHEDULE A 1. Commitment Date: June 30, 2006 at 7:30 A.M. 2. Policy or Policies to be issued: AMOUNT Short Term Rate Owner's Standard Coverage $ 2,511,000.00 $ Proposed Insured: Langley Development Group, Inc., a Washington Corporation Extended Mortgagee's Coverage Proposed Insured: Seattle Mortgage $ to follow $ PREMIUM TAX 3,634.00 $ 319.79 $ 3. (A) The estate or interest in the land described in this Commitment is: A fee simple. (B) Title to said estate or interest at the date hereof is vested in: Monte D. Moore and Karen L. Moore, husband and wife 4. The land referred to in this Commitment is described as follows: Real property in the unincorporated County of King, State of Washington, described as follows: Parcel A: That portion of the Southeast quarter of the Northwest quarter of the Southeast quarter of Section 10, Township 23 North, Range 5 East, W. M., in King County, Washington, lying Southerly of a line running from a point 270 feet South of the Northeast corner of said subdivision, to a point 300 feet South of the Northwest corner of said subdivision; EXCEPT the South 300 feet of the West 180 feet thereof; and EXCEPT the West 30 feet conveyed to King County for road purposes by deed recorded under Recording No. 3076763; and EXCEPT that portion set forth in Judgment entered March 19, 1992 under King County Superior Court Cause No. 90-2-00038-9. Parcel B: The North one-third of the following described property: The West 180 feet of the South 330 feet of the Southeast quarter of the Northwest quarter of the Southeast quarter of Section 10, Township 23 North, Range 5 East, W.M., in King County, Washington. Except the North 30 feet and the South 80 feet thereof; AND EXCEPT the West 30 feet conveyed to King County for road by Deed recorded under Recording No. 3076763, for 142nd Avenue Southeast. APN: 1023059049, 1023059222 First American Title Form No. 1068-2 ALTA Plain Language Commitment The following requirements must be met: SCHEDULE B SECTION I REQUIREMENTS mitment No. 4268-709452 Page 3 of B (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (B) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of Item(s): (F) other: (G) You must give us the following information: PART ONE: 1. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. Other: SCHEDULE B SECTION II GENERAL EXCEPTIONS A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. E. (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; whether or not the matters excepted under (A), (B) or (C) are shown by the public records; (D) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof, but prior to the date the proposed insured acquires of record for value the escrow or interest or mortgage(s) thereon covered by this Commitment. First AmenCan Title Form No. 1068-2 ALTA Plain Language Commitment PART TWO: SCHEDULE B SECTION II EXCEPTIONS 1itment No.: 4268-709452 Page4of8 Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are available from the office which issued this Commitment. Copies of the policy forms should be read. 1. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for unincorporated King County is at 1.78 O/o. Levy/ Area Code: 4 34 2 2. General Taxes for the year 2006. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 1023059049 1st Half Amount Billed: $ 4,329.26 Amount Paid: $ 4,329.26 Amount Due: $ 0.00 Assessed Land Value: $ 445,000.00 Assessed Improvement Value: $ 241,000.00 2nd Half Amount Billed: $ 4,329.26 Amount Paid: $ 0.00 Amount Due: $ 4,329.26 Assessed Land Value: $ 445,000.00 Assessed Improvement Value: $ 241,000.00 Parcel A 3. General Taxes for the year 2006. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 1023059222 1st Half Amount Billed: $ 1,308.54 Amount Paid: $ 1,308.54 Amount Due: $ 0.00 Assessed Land Value: $ 94,000.00 Assessed Improvement Value: $ 107,000.00 2nd Half Amount Billed: $ 1,308.54 Amount Paid: $ 0.00 Amount Due: $ 1,308.54 Assessed Land Value: $ 94,000.00 Assessed Improvement Value: $ 107,000.00 Parcel B Afst American Tltle • Form No. 1068-2 ALTA Plain Language Commitment 4. Deed of Trust and the terms and conditions thereof. mitment No.: 4268-709452 Page 5 of 8 Grantor/Trustor: Grantee/Beneficiary: Monte D. Moore and Karen L. Moore, husband and wife Bank of America, N.A. Trustee: PRLAP, Inc. Amount: $241,062.50 Recorded: July 6, 2001 Recording Information: 20010706001405 5. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Karen L. Moore and Monte D. Moore, wife and husband Grantee/Beneficiary: Bank of America N.A. Trustee: Amount: Recorded: Recording Information: PRLAP, Inc. $60,000.00 April 21, 2005 20050421001337 6. Evidence should be submitted prior to closing of the authority of the officers, if other than Clinton T. Foster as Director and Gerald L. Stump as Director of Langley Development Group, Inc., to execute the forthcoming instrument. 7. Right to make necessary slopes for cuts or fills upon said premises for Amelia Schewe Road (now known as 142nd Ave. S.E.) as granted by deed recorded December 7, 1939 under recording no. 3076763. 8. Easement, including terms and provisions contained therein: Recording Information: 4984641 and 5715752 In Favor of: Thomas M. Waters and Patricia Ann Waters, husband and wife For: ingress and egress for road purposes along the Northerly 60 feet of the herein described premises 9. Easement, including terms and provisions contained therein: Recording Information: 8711230476 In Favor of: Puget Sound Power & Light Company, a Washington corporation For: utilities 10. Conditions, notes, easements, provisions contained and/or delineated on the face of the Survey No. 8805029004, recorded in volume 60 of surveys, at page(s) 250, in King County, Washington. 11. Conditions, notes, easements, provisions contained and/or delineated on the face of the Survey No. 9207069006, recorded in volume 88 of surveys, at page(s) 8, in King County, Washington. 12. The terms and provisions contained in the document entitled "Ordinance No. 4612" Recorded: June 21, 1996 Recording No.: 9606210966 13. The terms and provisions contained in the document entitled "Ordinance No. 5203" Recorded: May 5, 2006 Recording No.: 20060505001935 First American Title Form No. 1068-2 ALTA Plain language Commitment INFORMATIONAL NOTES mitment No : 42684 709452 Page 6 of 8 A. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. B. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. C. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. NW SW Sec. 10, Twp. 23N, Rg. SE APN: 1023059049, 1023059222 D. All matters regarding extended coverage have been cleared for mortgagee's policy. The coverage contemplated by this paragraph will not be afforded in any forthcoming owner's standard coverage policy to be issued. Property Address: 12226 142nd Avenue SE, Renton, WA 98059 E. According to the application for title insurance, title is to vest in Langley Development Group, Inc., a Washington Corporation. Arst American Ttt/e Form No. 1068-2 ALTA Plain Language Commitment CONDITIONS 1. DEFINITIONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. mitment No.: 4268-709452 Page 7 of8 (b)"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule B -Section II may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schedule B -Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B -Section I or eliminate with our written consent any Exceptions shown in Schedule B -Section II. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to its terms. Arst American Title Form No. 1068-2 Al TA Plain Language Commitment First American PRIVACY POLICY We Are Committed to Safeguarding Customer Information nmitment No.: 4268~709452 Page 8 of 8 First American Title Insurance Company 3866 S 74th St Tacoma, WA 98409 Phn -(253)471-1234 Fax - In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information -particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our parent company 1 The First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability Thls Privacy Policy governs our use of the information which you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values, a copy of which can be found on our website at www.firstam.com. Types of Information Depending upon which of our services you are utilizing 1 the types of nonpublic personal information that we may collect include: • Information we receive from you on applications, forms and in other communications to us, whether in writing, in person 1 by telephone or any other means; • Information about your transactions with us, our affiliated companies, or others; and • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaftiliated party. Therefore/ we will not release your information to nonaffiliated parties except: ( 1) as necessary for us to provide the product or service you have requested of us; or {2) as permitted by law. We may, however, store such information indefinitely1 including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as qua!lty control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies 1 or companies involved in real estate services, such as appraisal companies, home warranty companies, and escrow companies. Furthermore, we may also provide all the information we collect1 as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. {) 2001 The First American Corporation • All Rights Reserved First American Title :::: .. ,:.:::1 -~ ts ij 8 "' ~ ;; -~ ; ' 0 Chicago Title Insurance Company ORIGINAL lt11$ GP~CE PRO\IIOECIFOf\~ECOROeA·~ USE. FILED FOR AECOM Al REQUEST OF WHEN AECOAOEORETURNTO N~nio ___ -i:P~a;;'u~li,s;<;;'~· -ii"~o;;u;s;e;;,;,r~,TJ~r~-;,,.,m,,,------ DOBSON, t!o0S£R & bOBSDN Ad~,u~ --~rc_c. Os,..,.._;B~O~Xc_25~9c_ ___________ _ City, Stato. ?Ip R0nton, WA 98057-0059 Statutory Warranty Deed THEOR"t.Ni"ORS, M..i.chael s. Lun<J i.ind Lynn M. Long, husband and wif~, 1or~ndincomiden1tlon1.1r Ten ($10.00) Dollars ancl other good and vc1luable co11siderat.ion, intw.dp..i.id,(on~~y1111dwunnuio Monte D, Moore and Xaren L. Moore, husband and wife, 11,e: fo\lo-..1ng dotribed rq[ utai.t, ,iruai.ed in lht: COOJ~LY of King , Swe ofWuhinpn: The no:-th one-third ofthc following desc.;.,:-ibed proparty: 'i'h~ west 180 fel.::!t of the south 3JO feet of the :;;outheast quartcl· of the northw~st 4uatter of the southeast quarter- of section 10, To1mship 23 North, Range }. _ca;.t'@.I,, J..'>i-6 K..i.ng County, WashioqtCJn: souttd~ · ~?· EXCEP'l' the north 30 feet and the '1.~ii"th 80 feet he eof; AND EXCEPT the west 30 feet conveyed to King county far road by oeed recorded under Recording No, 3076763, fo~ 142nd Averiua southeast. SUDJECT to i::as~mcnts ilnd restrictions of ,r-r;!cord. '1 / S!IJD DOCUMENT IS BCIIIC:. RERECORDED TO CORRECT THE LCGI\L D.ESCRIPTION. cc M. Lon ST1'l.EOF w, __ '"_'_N_OT~O-N ____ ) u COUNTYOF K..i.ng Qt1 Wl5 11.ay ~¥.~l1 ,pPQml bcfo1"£ me t-ll.chuc::::I ~. Long ,:mu Ivon M, Lonc, 10 me tnown 10 bo:= Lhc llld(Yilt\!111 cl=ri'!ied in ud wM ott111td UH: wilhin &lid ro~aoi~J: irut:umcm, ~nJ ~cU101,,fo.1_6w Lh1c tl ,ey ,11rcd \he W1'K II the1r frei:11flll1'(1]~1UU)'Ut.anddud. !or Ult UlCi and pl!~)l}KI thcrt,n m,:r.1!oroe:d, ~ STATEOFW~SH[NC.lON ) u. COUNTY OF _______ _ Onthi1 ___ d.ayor ,19 __ bcrori:: me, lhe 1100e~isno:1. • Notuy Pu.blic in and ror ~ S1.1.tt or wu1,. lng,on. d11I~ ~ommWionc:d and Jwom, prr,ona.ily •ppcan.d ------- "'"-,---,-------·---~-----Ill mt lnawi,101;,clh~ -----~idl;llllnd ______ Se.c:~1,1 17, rup;,aivcly,or,_.--~--------------- Lhe torp,llllinn ~I ucn11:d !he fo!'e1Qi11& il'IIINmc111, .,,a 1eUOwlal1cid tilt 1,.ald in· 1tNmcn1 to~ !Jlc rm: ind volM11tl.ry .a.cl .a~ deed Gr 1&KI torpo~lion, fgr che u5u 111d P,.,tp;,JU lhc~ln m1mtioncd, 11rw:I on1111h 1u!UI Vial 111tJ,orl,u.d 10 nc- Clllt lhc A.lid llllL'\lfl\enl UMJ LN11 lhc It.I.I affLJl!d i, \he co,,01111e 1.c,1 I or .u.id COTfO~l,on. WiUKU myh&nd and gfflcii.l ~ l'lc:n:toarrLJcd lhc day ltd )'cu flrli 1b!;,n wril· "'· Noll.I)" Publil; U. and forlhe Sltlc of W.ullin,con. reiiding,u ___________ _ f12t212D 10/09/i99i .oo .OD \ \ i; ) i ' I f l j ' J j '1 .. [! i ~- Form No. 1068-2 ALTA Plain Language Commitment First American Developer Services Fax No. (253)671-5802 Shari Workman (253)671-5824 sworkman@firstam.com To: Seattle Mortgage 6450 Southcenter Blvd Suite 106 Seattle, WA 98188 Attn: Tom Foster .vmmitment No.: 4268M 709452 Page 1 of 8 First American Title Insurance Company 3866 S 74th St Tacoma, WA 98409 Phn -(253)471-1234 Fax - Vicky L. Willis (253)671-5834 vlwillis@firstam.com File No.: 4268-709452 Your Ref No.: Moore/ Langley Development Group Re: Property Address: 12226 142nd Avenue SE, Renton, WA 98059 COMMITMENT FOR TITLE INSURANCE Issued by FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months a~er the Commitment Date, our obligation under this Commitment will encl. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-1. The General Exceptions and Excepbons in Schedule B-Il. The Conditions. This Commitment is not valid without Schedule A and Section I and II of Schedule B. First Amert/An 77tle Form No. 1068-2 mmitment No.: 4268-709452 Page 2 of B ALTA Plain Language Commitment SCHEDULE A 1. Commitment Date: October 28, 2005 at 7:30 A.M. 2. Policy or Policies to be issued: AMOUNT Short Term Rate Owner's Standard Coverage $ 2,511,000.00 $ Proposed Insured: Langley Development Group, Inc., a Washington Corporation Extended Mortgagee's Coverage Proposed Insured: Seattle Mortgage $ to follow $ PREMIUM TAX 3,634.00 $ 319.79 $ 3. (A) The estate or interest in the land described in this Commitment is: A fee simple. (B) Title to said estate or interest at the date hereof is vested in: Monte D. Moore and Karen L. Moore, husband and wife 4. The land referred to in this Commitment is described as follows: Real property in the unincorporated County of King, State of Washington, described as follows: That portion of the Southeast quarter of the Northwest quar:er of the Southeast quarter of Section 10, Township 23 North, Range 5 East, W.M., in King County, Washington, lying Southerly of a line running from a point 270 feet South of the Northeast corner of said subdivision, to a point 300 feet South of the Northwest corner of said subdivision; EXCEPT the South 300 feet of the West 180 feet thereof; and EXCEPT the West 30 feet conveyed to King County for road purposes by deed recorded under Recording No. 3076763; and EXCEPT that portion set forth in Judgment entered March 19, 1992 under King County Superior Court Cause No. 90-2-00038-9. APN: 1023059049 Arst American Trtle Form No. 1068-2 ALTA Plai.n Language Commitment The following requirements must be met: SCHEDULE B SECTION I REQUIREMENTS mmitment No: 4268-709452 Page 3 of 8 (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (B) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of Item(s): (F) other: (G) You must give us the following information: PART ONE: 1. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. other: SCHEDULE B SECTION II GENERAL EXCEPTIONS A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. E. (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; whether or not the matters excepted under (A), (B) or (C) are shown by the public records; (D) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof, but prior to the date the proposed insured acquires of record for value the escrow or interest or mortgage(s) thereon covered by this Commitment. First AmenCan Title Form No. 1068-2 ALTA Plain Language Commitment PART TWO: SCHEDULE B SECTION II EXCEPTIONS mmitment No: 4268-709452 Page4of8 Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are available from the office which issued this Commitment. Copies of the policy forms should be read. 1. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for unincorporated King County is at 1. 78 Ofo. Levy/Area Code: 4342 2. Deed of Trust and the terms and conditions thereof. G rantor /Trustor: Grantee/Beneficiary: Trustee: Amount: Recorded: Recording Information: Monte D. Moore and Karen L. Moore, husband and wife Bank of America, N.A. PRLAP, Inc. $241,062.50 July 6, 2001 20010706001405 3. Deed of Trust and the terms and conditions thereof. Grantor /Trustor: Grantee/ Beneficiary: Trustee: Amount: Recorded: Recording Information: Karen L. Moore and Monte D. Moore, wife and husband Bank of America N .A. PRLAP, Inc. $60,000.00 April 21, 2005 20050421001337 4. Right to make necessary slopes for cuts or fills upon said premises for Amelia Schewe Road (now known as 142nd Ave. S.E.) as granted by deed recorded December 7, 1939 under recording no. 3076763. 5. Easement, including terms and provisions contained therein: Recording Information: 4984641 and 5715752 In Favor of: Thomas M. Waters and Patricia Ann Waters, husband and wife For: ingress and egress for road purposes along the Northerly 60 feet of the herein described premises 6. Easement, including terms and provisions contained therein: Recording Information: 8711230476 In Favor of: Puget Sound Power & Light Company, a Washington corporation For: utilities 7. Conditions, notes, easements, provisions contained and/or delineated on the face of the Survey No. 8805029004, recorded in volume 60 of surveys, at page(s) 250, in King County, Washington. First American Title Form No. 1068-2 ALTA Plain Language Commitment mmitrnent No: 4268-709452 Page 5 of B 8. Conditions, notes, easements, provisions contained and/or delineated on the face of the Survey No. 9207069006, recorded in volume 88 of surveys, at page(s) 8, in King County, Washington. 9. The terms and provisions contained in the document entitled "Ordinance No. 4612" Recorded: June 21, 1996 Recording No.: 9606210966 First Amen'can Tltle Form No. 1068-2 ALTA Plain language Commitment INFORMATIONAL NOTES mmitment No: 4268-709452 Page 6 of 8 A. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. B. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. C. The description can be abbreviated as suggested below if necessary to meet standardization requirements. Toe full text of the description must appear in the document(s) to be insured. NW SW Sec. 10, Twp. 23N, Rg. SE APN: 1023059049 D. All matters regarding extended coverage have been cleared for mortgagee's policy. Toe coverage contemplated by this paragraph will not be afforded in any forthcoming owner's standard coverage policy to be issued. Property Address: 12226 142nd Avenue SE, Renton, WA 98059 E. According to the application for title insurance, title is to vest: in Langley Development Group, Inc., a Washington Corporation. F. General taxes for the year 2005, which have been paid. Tax Account No.: 1023059049 Code Area: Amount: Assessed Land Value: Assessed Improvement Value: 4342 $ $ $ 8,261.52 430,000.00 222,000.00 First American Title Form No. 1068-2 ALTA Plain Language Commitment CONDITIONS 1. DEFINITIONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. mmitment No.: 4268-709452 Page 7 of B (b)"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule B -Section II may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schedule B -Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B -Section I or eliminate with our written consent any Exceptions shown in Schedule B -Section II. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to its terms. A'rst: Amen'can Title Form No. 1068-2 ALTA Plain Language Comm\bnent First American PRIVACY POLICY We Are Committed to Safeguarding Customer Information nmitment No.: 4268-709452 Page 8 of 8 First American Title Insurance Company 3866 S 74th St Tacoma, WA 98409 Phn -(253)471-1234 Fax - In order to better serve your needs now and in the future 1 we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information -particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our parent company, The First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information which you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values, a copy of which can be found on our website at www.firstam.com. Types of Information Depending upon which of our services you are utilizing 1 the types of nonpublic personal information that we may collect include: Information we receive from you an appllcations, forms and in other communications to us, whether in writing, in person, by telephone or any other means; • Information about your transactions with us, our affiliated companies, or others; and • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however1 store such information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies, and escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf1 on behalf of our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We wlll use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. ct 2001 The First American Corporation • All Rights Reserved First American T!tle Form No. 1068-2 ALTA Plain Language Commitment First American Developer Services Fax No. (253)671-5802 Shari Workman (253)671-5824 sworkman@firstam.com To: Seattle Mortgage 6450 Southcenter Blvd Suite 106 Seattle, WA 98188 Attn: Tom Foster mmitment No: 4268-709452 Page 1 of 8 First Amen·can Title Insurance Company 3866 S 74th St Tacoma, WA 98409 Phn -(253)471-1234 Fax - Vicky L. Willis (253)671-5834 vlwillis@firstam.com File No.: 4268-709452 Your Ref No.: Moore/Langley Development Group Re: Property Address: 12226 142nd Avenue SE, Renton, WA 98059 COMMITMENT FOR TITLE INSURANCE Issued by FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Recuirements shown in this Commitment have not been met within six months a~er the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-l. The General Exceptions and Exceptions in Schedule B-11. The Conditions. This Commitment is not valid without Schedule A and Section I and II of Schedule B. Fir.st Americ.m Tltle form No. 1068-2 mmitment No : 4268-709452 Page 2 of 8 ALTA Plain language Commitment SCHEDULE A 1. Commitment Date: October 28, 2005 at 7:30 A.M. 2. Policy or Policies to be issued: AMOUNT Short Term Rate Owner's Standard Coverage $ 2,511,000.00 $ Proposed Insured: Langley Development Group, Inc., a Washington Corporation Extended Mortgagee's Coverage Proposed Insured: Seattle Mortgage $ to follow $ PREMIUM TAX 3,634.00 $ 319.79 $ 3. (A) The estate or interest in the land described in this Commitment is: A fee simple. (BJ Title to said estate or interest at the date hereof is vested in: Monte D. Moore and Karen L. Moore, husband and wife 4. The land referred to in this Commitment is described as follows: Real property in the unincorporated County of King, State of Washington, described as follows: That portion of the Southeast quarter of the Northwest quarter of the Southeast quarter of Section 10, Township 23 North, Range 5 East, W.M., in King County, Washington, lying Southerly of a line running from a point 270 feet South of the Northeast corner of said subdivision, to a point 300 feet South of the Northwest corner of said subdivision; EXCEPT the South 300 feet of the West 180 feet thereof; and EXCEPT the West 30 feet conveyed to King County for road purposes by deed recorded under Recording No. 3076763; and EXCEPT that portion set forth in Judgment entered March 19, 1992 under King County Superior Court Cause No. 90-2-00038-9. APN: 1023059049 First American Title Form No. 1068-2 ALTA Plain Language Commitment The following requirements must be met: SCHEDULE B SECTION I REQUIREMENTS mmitment No.: 4268-709452 Page 3 of 8 (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (B) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of Item(s): (F) other: (G) You must give us the following information: PART ONE: 1. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. Other: SCHEDULE B SECTION II GENERAL EXCEPTIONS A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, confiicts in boundary lines, shortage in area, encroachments, or any other facts whrch a correct survey would disclose, and which are not shown by the public records. E. (A) Un patented mining claims; (BJ Reservations or exceptions in patents or in Acts authorizing the issuance thereof; (C) Water rights, claims or title to water; whether or not the matters excepted under (A), (B) or (C) are shown by the public records; (D) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof, but prior to the date the proposed insured acquires of record for value the escrow or interest or mortgage(s) thereon covered by this Commitment. First American ntte Form No. 1068-2 ALTA Plain Language Commitment PART TWO: SCHEDULE B SECTION II EXCEPTIONS nmitment No.: 4268-709452 Page 4 of 8 Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are available from the office which issued th'1s Commitment. Copies of the policy forms should be read. I. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for unincorporated King County is at 1.78 O/o. Levy/Area Code: 4342 2. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Grantee/ Beneficiary: Trustee: Amount: Recorded: Recording Information: Monte D. Moore and Karen L. Moore, husband and wife Bank of America, N.A. PRLAP, Inc. $241,062.50 July 6, 2001 20010706001405 3. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Grantee/Beneficiary: Trustee: Amount: Recorded: Recording Information: Karen L. Moore and Monte D. Moore, wife and husband Bank of America N .A. PRLAP, Inc. $60,000.00 April 21, 2005 20050421001337 4. Right to make necessary slopes for cuts or fills upon said premises for Amelia Schewe Road (now known as 142nd Ave. S.E.) as granted by deed recorded December 7, 1939 under recording no. 3076763. 5. Easement, including terms and provisions contained therein: Recording Information: 4984641 and 5715752 In Favor of: Thomas M. Waters and Patricia Ann Waters, husband and wife For: ingress and egress for road purposes along the Northerly 60 feet of the herein described premises 6. Easement, including terms and provisions contained therein: Recording Information: 8711230476 In Favor of: Puget Sound Power & Light Company, a Washington corporation For·. utilities 7. Conditions, notes, easements, provisions contained and/or delineated on the face of the Survey No. 8805029004, recorded in volume 60 of surveys, at page(s) 250, in King County, Washington. First American Title Form No. 1068-2 ALTA Plain language Commitment mmitment No,: 4268-709452 Page 5 of 8 8. Conditions, notes, easements, provisions contained and/or delineated on the face of the Survey No. 9207069006, recorded in volume 88 of surveys, at page(s) 8, in King County, Washington. 9. The terms and provisions contained in the document entitled "Ordinance No. 4612" Recorded: June 21, 1996 Recording No.: 9606210966 First American Title Form No. 1068-2 ALTA Plain Language Commitment INFORMATIONAL NOTES 1mitment No : 4268-709452 Page 6 of 8 A. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. B. Any sketch attached hereto is done so as a courtesy only and is not part of any btle commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. C. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. NW SW Sec. 10, Twp. 23N, Rg. 5E APN: 1023059049 D. All matters regarding extended coverage have been cleared for mortgagee's policy. The coverage contemplated by this paragraph will not be afforded in any forthcoming owner's standard coverage policy to be issued. E. F. Property Address: 12226 142nd Avenue SE, Renton, WA 98059 According to the application for title insurance, title is to vest in Langley Development Group, Inc., a Washington Corporation. General taxes for the year 2005, which have been paid. Tax Account No.: 1023059049 Code Area: 4 34 2 Amount: $ Assessed Land Value: $ Assessed Improvement Value: $ 8,261.52 430,000.00 222,000.00 Fir.st Americ~n Title Form No. 1068-2 ALTA Plain Language Commitment CONDITIONS 1. DEFINITIONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. nmitment No.: 4268-709452 Page 7 of 8 (b )"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule B -Section II may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schedule B -Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B -Section I or eliminate with our written consent any Exceptions shown in i,chedule B -Section II. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subJect to its terms. First AmeriCJn Tttfe Form No. 1068-2 ALTA Plain Language Commitment First American PRIVACY POLICY We Are Committed to Safeguarding Customer Information .mmitment No.: 4268-709452 Page 8 of 8 First American Title Insurance Company 3866 S 74th St Tacoma, WA 98409 Phn -(253)471-1234 Fax - In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information -particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our parent company, The First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information which you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values, a copy of which can be found on our website at www.firstam.com. Types of Information Depending upon whlch of our services you are utilizing, the types of nonpublic personal information that we may collect include: • Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; • Information about your transactions with us, our affiliated companies, or others; and • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies, and escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. i:&· 2:J01 The First American Corporation • All Rights Reserved F;,st American Tttle _,teGENO .;• FOUND~PETE~N1 ·--11 ~Kr"" CASf;' · @' FCX/1'£1 HOS "" Q,lSE fJi F0UN0 ~--~~ : ··+..E'OlJHO PK NAIL + FOUND HA~J;!"NAIL _ X F"OUNO TACf1W_L_EA0 a FOUND WOOD STAKE o FOUND lf'ION PIPE e SET CAPPED JR:IN PIN X SET TACK IN LEAD • SET2'..:4'W0Cl0STAKE -4 SE12·x2·wooo HUB DESCRIPTION TM.-T l'O!ITIO .. o, TM[ S0"1'Kf;AH OU,UT[II Of" THI!: 00:,lllMW'fST O""'IITlll OF T"IE DITHCA.ST 0.\IAIITEII Of' Hl:TIOH 111-,T,,_SH<, 21 HOIITII. UM~[ ~ UST, WM .• >tl IIIHG COUlfrY,WA,H11<HON, LTlll<l iOUTH[IILT Of" A LF'!l IIUllllfl<G FIIO.. A l"<;>l"T 270 Hl"l SQ\ITH OF IW[ IOOUNl!:.O.$T COIINf.11 OF U,Jt> ~IJ'a()<V1$i~ EX([" IM[ $00,jTM JO(l ,u·, OIF TMf..' W(ST 110 f'U"l T~lll[OF.J.IOO[)(C.tf"l THO: WO:U JO HO:T h<(Ofo,< <::0""[ .. 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"'" • j:.:• • I ic--~ : I.:;• I I ~ =' : j ~ ) . ." l. \ I I'• __/ •• •• J \ • I .., , I ~-~' --:/ I J I ,::· i i- i ;_!,-I:;.· J ~ "'" :.-.. {;::--;::. . .:"r ; J i -• -....,--,;:--Ji,"i.J· i -.::·_ I.:· .,.. f· I_ r • ~-j 4---/ ,,.,.. --:.::· :.::· ~ ' -9:;-• I r rtr, TICOR TITLE a, INSURANCE Filed for Record at Request ol AFTER RECORDING MAIL TO: l !ontc D. Moore K.it"cn L, Moore 12226 142nd Av~nuc SF. Ronton, WA 98056 .. " .~, . .; ~· ~ " !.l ... .: • .. , .. ---:~ ·--;;-:JNTV NO «cl$£ lAX S(P l 51967, ,.,ooes.,, :l ~e FORM L.o8 (3-64) -P.EI:ORDED 'IO COrum:'l' LECAL OESCRIPTIOO c«tY. Statutory Warranty Deed 87 -i:i·?--~~. Til:C: GRANTOR s J:':Et::C· t" Ci~S",H':.L Kl:::NNJ::111 L STORM, JR. aml M,\KY ,\. STORH, husb,,nJ :rnd \111f1.! •. ' ':;. •)I) rot &Jld in consideration of TEN ,\!{[) N0/ 100 POI.LAKS ,\Nil onu·:R GOOD ,\Nil VALll,\HLf. co~s WEK..\T lON ln hand paid, con\'CYJ -.nd warrants to hu~hnnd :11,d w1f~ , State or W;ash.inslo": }10:"{TE n. ~,ornu·: :mu KAR~:N 1.. ~1on1m. 0 the rouov.ing (,!cseribcd rc.nl nt.alc, 1i1u1tcd in the Counl)' of '/'.::i ('\J THAT PORTION Of TIIE SOUTH~'.AST QU,\Jt1'Elt OF rn~: NO!I.Tmn;sr QU,\KTl::I( l)F rim S0U1"Hl::t\ST QUARTER Of SECTION 10, TOWNS11Il' 2) NORTH, '4\,\:i.jE 5 ~:1\ST, w.~I •• 1.\ ,:n,c Cl)utff'r'. WASHU'l'GTUN, LY1~1G ,.l) SOUTIIERLY Of ,\ J.INE RUNNlNG rnm1 A rolNT .270 FU:T SOUTH OF Tllf. :,!OllTHF.,\ST CORNER Of S,\1!) ~fsuBDlVlSIO!I!, ~ m ;., l'Q!t!T ]00 FT S nr !JH cnru:rR Of !',,'\ID stromVY5In!:, ,O:,dr~CF.PT TllE SOU"TH JfJO n:ET OF THE \{[ST 180 n:r.T 1'11EllrnF: ,\ND ~f.XCEf'T THE WF.S1' 30 PEET TIIEKEur cu~vr:n:u TIJ f:l~r. rnUNTY FOli IW,n l'lJH!'llSE~ IIY IJEEJl tlEClllHlF.n UNOF.R /\Ul)llUK'S r"ILE !'10. )U7!.-7(d. ~TBJECT TO: EASEtffNT 11rovi1-!Lo11s di:,.i:los1:,J. by l1ttltnn11,wt. REC'i1 1;,_;i \,W Purpo~c: Slnpus, ~uc~ ~ttd fllls A(fccts: l'ort!on of ~h~ prumti.a:~ ,,dj;ltrdnii the ~trlL,.-t 0r roa<l '/ ' ;,-., ao~orU!ng No: J07676J I-tWlG COUNT'( NO EXCIIE rAx I DECY. 01988 j !\~Jr .. ·. \ \ ' DEC 19 \'I i:·•: .-r? ::r- ~ '~"' E103B64ot., .• i "._-. ;. ) '1 ! Dited this .::t:( [• ,: •:1 1'.;-'f.':.I_ a~ 1 . ,#.~.°1 .... A:.--/;;= ....... e, r-cnnct, i:.. :itorm, Jr. .1!,'1' ....... fa., ,p:-,,_,,-..i .................. . ~!ary A. Storm a, ........................... ·--,··""-· By ,,, ................................................... . } t-rh•~,11:11:!.";,,; ,uah~~:p\'l~J. a~ .. ,.,;, l'ul•h, 111 ~ml 1,,, 1111· ~1.,11· ,,1 1\·,"1,,11/i, 1 ,n. ,fol\ ,umn11""'11rJ ,.i,J """n, r•""""ll) J!'1'•·•·1·.S ;ii>J W "" ~tU,IL!I h• ht· lh<" ... ,.,..dr<JII, ''"'l'(.llltil. pl ... . . . . . ....... , .. 11 .. , '~l"""I IUII 111,11 r•r, 111 .. l I Ii. 1,,.,·r•'ll>f H1'11 ~nirnl. ;,11d J,111'"' kJp ii 1t., -a,J Ill ,1: .. 11,m1 1u 1,, 1llc 1,.-. .,,,.1 .,,111nl.J!\ ;i, 1 ~.,,, ilrr,l ,,1 ,~ .. I ••"r"rJC"'"· 1,,, dn· ""'' Jl"l f'"li''"'' 1l~·tr111 UIP>h,,IU'J. ;,r1d !111 11 .. 1h ,1,,1.,J lh,,1 . . •. . ~-u•;,,nit<i ,,. t1r,1,1r,1 1h, ,,,,,t 111,i111111rr,1 ""'' 1h,1I ,1,.. 1~.11 ,.11,.,·J" It"· ,·wr,,,.,ir ,ul ,,1 ,,.,J "''l'"11aurn, W,111r1• i111 h•N•l 111ul 11!1,,i.11 ,r,11 h(1r11• nffi-rJ 1hr U;,i 11111.J >~;,, f,r,t 11l•!'H \Llillfll Nr.1",1 l'irl,hr 111 •mlfm Lh~:,,l111\l"nfWP~h1ni,:1 .. 11, Tr~1<1mi: ~, ~h· ....... , .. h• ..... ,. ..... ~., ... ---- = = -0 = ,_ = WHEN RECORDED MAIL TO Bank ol Am•rica POST CLOSING REVIEW -11255 CA3·701-02-25 p O 60~314 IIIUIIBIII mi'l,'r"ffll ,Pa:' " ... RANCHO CORDOVA, CA 9574i =~=h, wt 9574781 J Account Number ACAPS Number 011391111100 Date Pnnteel 6/2:i/2001 l..Bli9.rl.'-:'.~Y~ __ J.._c_O,::OO:_ ______ _ DEED OF TRUST TH!S DEED OF TRUST ,i, grar1t1d U11s -------<¢:..<-.1'1'~--day of Dy Muni .... D M,,.,n .. Aud K,in..11 L M,.,.,r_.:,_Hll'h,,;id Ami Wir,; 19TAM11t~ 7V,_:__:.~~~-·c){!V(. ('Granlor") to PAL.AP, Inc ('lruitH"), whole 1ddr•u is 800 Filth A111oue, Floor 111, S.alll•, Wa 98104, m tru11,t tor Bank ot ArMnca, N A, ("B1nel,c1ary"J, at IIS RENTON HILLS BANKING CENTER omce "G111mtor~ h1rt11'\ sh,a mean HC'h of tllem JOinUy and &1v1ttaMy Gramor ag,11111 11 loUoWl 1 CONVEYANCE Grari!or hltreby bar9a11\&, MH1 and conw)II to l/lJ$1H 1n trust, w1lh power or salrl, all ol Granto1's nght, trti. Md 1nterut 1n 1he lollow11'1Q clew1b1d real proper1y ("Prop1r1y"), wh•1h•r now owned or later acquired, located al 12226 142nd Avenue SE RENlON WA 98059461 l lt,IJMB,ERI 1n -'S.!'!!: .. [SHlfEll (cnY( (ZIP CODE) Abbrcv1,ns.'<.l L,.__f,11 D.:,~npt,on S"c JOT'.1-V '.!3 N R.m;:,: 5 E Nw Qtr .SC Qtr :Sco.1 Full U:1:11J Attached Property Ta){ 10 ,-_1002_,_00,-_,,0 •00_.oo ___________ _ 1og1th,, with all •Qu1pment and 11xturr.;, nol'I o, lat1r attachtd to th, Proper1y, all eMem,m,, tenomenta, he111d1taments and appurtenance&, no"' or 1et11 ,n any way •ppert•m•ng lo th• Property, all royalhH, mn,rat, 011 and ga, nghts and profile der111ed irom or 1n any way coma~ with the Proptny, all water and d11ch 11ghl1, howtiv.r eY1denced, ust1'1 ..-1 or fl~rtenflnt !O 1he Prop,rty 1md all leas.ehold 1n1erea.1,, reme, pa:,,menla, 1nuea and profrta det"IYed fro111 01 many way CQnnecieo w1t111ne Prop!'rty i AS~GNMENT OF RENTS 2 1 ASSIGNMENT Gran1or further assrgna. to B1nel1c1ary all o1 Granto, .. •nt•rti~ in all exie11ng &nd llltllfa ~&$115, hcen$BS and other 9'tr&erM11ts !or tht uie or occupaocy of the Property ("Contrac1:1·), l!'lciudll"IQ th• 1mm•d1ote 1md conl,nu,n[J r1Qh1 to colhtct, m a1ther Gr11<1tor~ or Bentl1c1ary'l riarn•, •I ranta, r.-ot1pt1 1,neom, and othflr pa)lf'n•nt, dua or lo become due W1dar !ha COf"ltracta ('Paymeritt") As ~ •• there 1$ no default: urld•r thus Offd of "Truit, Gramor 11, granted a ~cenu 10 collect the Paymema, but such l1ce11se shall not confl1tute s,n.hciary•, consent to Grantor'3 use of 1he Payments H1 any briruplcy proceedmg 2 2 DISCLAIMER Nothing contained 111 this Deed of Trust ,haft bt 001"11lrued • ob"9al1ng Btmthcia,y or any 11ca1¥11r to 1ak1 any ect1on to entorc• •ny provis,on ol 1he Cont11C1s, ,xp,nd eny mor..-y, tr\QH' any 1i,cp11nu or perform any o~at,0/1 vn,,;te, the Coolraetm Benahc,ary's d1.Jt1es are hprauly l1mite,,d to 1,11ving of prciper credit !or all Payments recttved by 1\ 3. SECURED OBLIGATIONS This Deed o1 T1u1t ncurn performance ol ee.ch agl'ffment made by Granto, conta,ned 1n t/111 Dead cl Tr.,~t l!lnd" the payment of lhe surn ol __ -. 1wo hundred 1orty one th_o14and su,:ty 1wo.<lollo11 and i1f.1l'...£!ru!._ __ ··--Doliare ($ 241 1062 50 ---·-)with 1nte1es1 thereon 815 1v?danced by a promlflory oote(a} 119l"lld on 77A ~;l--(::, , )-?::t, I , payable 10 Ben&!1eiary or order and made by Grantor, and 11·tt;Jud•s 11111 1er1ew&I$, mod1!1ca11ons aoo ext&llSIOf\S lhtreol, together wi1h any payments mad• pUBUanl to ~agraph 10..3 hlli-.of ('S&cured Otll1gat10M') Nothing contained m th1S DHd oi Trutt !WlaU be construed u obltgating Banetic1ary to maka any 1eriewa1, moo"1hc&t1on, exter\S!On or 1uture adYancit to Gra.nior Granto, he1t-by com.en11 lo the filing !or rtOOrd by B!1nel1cu11y ol an eK1en:a.1on of this Deed ol Tru$t ,I p,,or to the Mat\lnty De.le !he UCUled obhgatlOfll remain outs1t1no,rg .i AFFIRMATIVE COVENANTS Grar1\or shall .. 1 MAINTENANCE OF PROPERTY Ma,nlarn and preserve the Propel1)' ,n good cond1tlOl"I and repair, ordinary wear and tHr excepted, comple1e .any ,mprovement ¥1it11Ch may be construe1•d on lh• Proptny, and resto111 ariy 1mp,owmen1 which may be damaged or dea!roy,ed, 4 2 COM~UANGE 1MTH LA\NS Comply with an taws. ordn"\ancH, 1egulat1ons, covenants, cond1Uona and restr,ct1ons alfect,ng 1hl!I Property, 4 3 REAl ESTATE INTERESTS Per101m au oO!igat,ons to Oe per1orm~ t:y Gran\or unaer tha Cont,acts, 4 4 PAYMENT OF DE6TS AND TAXES Pay promptly all ob~g•horos secvre<I b)' lhe Property, al! taxes, a~s~ment3 arid goverMnenuil hens or charges ~vied against lhe Property, and all ch111ms !or fab0t, material&, t-vppl1ea Of oth•rw1se-wh1ci'I, 11 unpa!d, might becoma a hen or cl1ar91 upon lhe Prcl)ff1y; FOFII.INO o,n,1 AQ7 zooo i ' ' 4 5 INSURANCE, lnturt contm\lOuiJy, w,th hnanaelly aound and r.pv1able 1mur1r, a~pt6Qte 10 Benet1c1ary, al 1mpro11tmtn1• on the Propal1y tg,au,~ all risk,, casualt1H ar1d lossn thn:;1o"!fh 11andard fir& and e)l1&nc:led cover~, 1r11ur1noe or o1he1W11•, 1ntlud1ngi, without hmn1t1on, 1n1uranc1 ega1n,t 11111, thatt, ca.su&11y, ... andal11m and any 01he, ritk 81nef1c1vy may rHIOntlib)y 11qu11t Th, !111..lrance pol1cie1 IJhall bl m an aggrto;iat• amoun! ot not IBM ttian the !uN ... pi..c.m.nt cos, o'l a~ 1mpro.,.m1n11, on u~ Proptt1y, 1ndud1~ the 001t of CMmo!1tion and Nmov.i of d1br111 Md 1hal namto 81net1ciary ao loH pay.a, u 11• 1nte, .. t may app .. ,. Tha amount, colleC'tad und-, th, 1nsuranc4 po•c1t11 may bti e.pphd t,:i tht 8ec1.nd Obltgat1~ 1n .ny menl'lllf • Banelic1ary detarmmn, and such applteet1on $hall no! C.IJM <11ac::ontinuanc• o1 any j)fow1d1ng to IOrttCloH upon th110.ed of Trt41 In the event o! 1(ntcio1ur1, al Of Grantor'I r~hl1 tn tho Jl'l$U/anca pollc.n aha~ p.,.10 purchaHt at lhl 10rt<:IO&urt Mio, 4.8 HAZAROOVS WASTE Notify B1nefloia,y wilhin 1ffllnty-four (2.f) hoina of an11 r•luu ol a reportable quantity 01 •ny huardoue Of regulatfd •ub1tance, or of th• re"1pt by 13rantor 01 any notice, ord•r or wmmunteat1on from any govetM'lfflal authonty which rale.tH 10 tht exitltnct ot or po1ant1al to, anY11orwnarrtal potlutt00 of any kn'ld emting Of! tti. Property, Of rt MIia from Iha YH of the Property or any 1u1roundmg property, M<I ,4,7 COST$ ANO EXPENSES P11y, r.1mbu, .. and 1nt1•mndy Benel1e1ary !or all Of Bant1hc1ary'a reasonat:"' eo&tl 4111"1(1 txptnlh mcvr1d 1n conn1ctton with fortclo11ng upon th11 O.ad of Trust, dtf1nd1ng any action or proCffdmg p111por1.Jng to affect th• nght1 Of l1utn111 Of S.neticiary or Tr1J11tee undtr 1h11 DHd of Trutl, or mt1nag1ng Ill• Proparty 11,nd COl~lf'llil tlltl Payments, 11'\dudmg, without limitation, alt attomt:yi' ltH al'ld lr'alue of lh• se-rv,cH of &t•H cour,ul, leg-.1 •MP•na.., co11ec1,on coat&1 co,1a o1 t1Ut Harch, anct lruat&t'I an(! rece1ver'$ laa$1,:> lha m&Klmum i,xt1mt a•owable by law. 5 NEGATIVE COVENANTS Granier shan no1 withoul B1n1f1C1a1y'1, PflOf wnoan coneem , 1 P,t.YMENTS llocept or CQIIC1 Paymtnt,mcn than one (I) month m advanc. or tt,e dut d&to, & ~ MODIFY CONTRACTS T1nn1n.ie, modify or llJTltond any prov111onofth• CcKltract1, or tl.3 RESTRICTIONS ON CONVEYANCES T16rl618l Of convty aoy ir'lttrHt.1n the ~rop1r1y, excep! by wil or lrltHtacy 6 EMINENT DOMAIN. In thl •.,..nt any portion ol 1ha Prop,rty 11 tall1n through •m11~nt domain, 1he amo-..nt o1 tht award to wtuch Granter 11 •Mitit'd 1hall b, apph1d to thl Secured ObltgattOne 7. AECONVEYANCE Trt41H ehall ,ite0n.,..y such portion of th• Proparty 10 tha p•r.aon ant11led 1t-..1eto upon wr,11,n ritqY••I of Bwiaf1C111')1, or upon aat1.sfaet1on O! thl Secured Obl1gaho1'1$ and wnttlJn request tor ritconveyonc. mad, byS.nef1ciary or any plr$Ol'l ll'l1«.st,d rn the Ptop,arty, 6, SUC::CESSOR TRUSTt:f. In tt,e e\Oent ol death, rncap•c1ty, d1sab1l1ty or rH1Gnahon of thi, Tru11H, Banel1<ury may appoint a 1uocH10r truat" and, l4>Qn u,a r.cotd1ng ot IUCh appomtmen11n 1h, recol'd1 of the coun1y 1n wh1c;h th•s Dhd of Tn.$11& r.oorde-d, ihe ,ucoe:uor tru11n ,nan b4i n1t,d ""1th all power• of the ong1n1l 'l,ustea g, EVENTS OF DeFAIJLT. The oCOJ,rem::, of any Qi Vi• folloMng a~nti shan, at Senehc1ary's op11on, and al any 11me withovt regard tc:r any p1•Y1out knoWlodgo on e,ne!1c1ary'& part, con,11tul1:1: a dtfaull unde:r the terms uf t/111, O"d of TNl1, t™I Strur1d Obhgahorts and all rllalt<:1 loan docum11nt1: i 1 NON.PAYMENT OF PRINCIPAL OR :NTERCST /<.ny payment ol pr1ne1pol or ,nterut on 1ha Secured Qbl1ga11on111 not made wf'IEH'I due; or i 2 FAl.URE TO PERFORM Any la:ii, an.el:!merrt, msur•oct premium, !1en, eocumbranca ar a1h,r ctaufil• OQlllnlt th• Property, or 81\)' p&ymeot under a real htat, contra,;1 co'w1tl'1"9 ihe Property JS not paid when due, or any olhar term, cowmant or ~r.,m11nt ot Gr1-111or ccmtemed m 1h11 Dttd ol Tru,1 or 1n any other rJocument with B•rtt11hc1a1y, or m which Grantor grants a &ltO.Rlty 1nt1ilrHt 1n thl Ptoparty, rs not promptly ~rformed or ,a1,st1ed 1D REMEDIES UPON DEFAULT If any defe.ult OCCYII and 1s contmuing, 8enel,c,1ary may, at rta ophon 10,1 TERMINATE COMMITMENT Terminal• any ou1,t~1~ and unfulf1Q"d comm1tmi,n110 Grarilor, 10.2 ACCELERATE C.ciare any or aH c:rf Iha Secured Obligations, together with al &C(:rued mtere3.I, to ba 1mmad1ataly dua and pa~blo .,..1hout pr,Mnl!nfflt, demal'ld, prol,~t or notice of any kmd, aM ol which era expranly waived by Grarrtor, 10 3 PAYMENTS Pay tuch :1urn1 as may ba necena,y 10 pay any lax, uwsam•nl, m,wr1111c,e premium, l11t1, •r'la.imbranct, or other cha~ 1ga.1n1t tho Property, CK &11)' payment under a rtal Htet• e<in1raci co.,..nttg 1h• ?roperty, Without prvJud1ce to Bent1f1ciiry's right to accelerat, lh• Sacv,l'd Oblsga11om and lor.clou upon tNI D"d of Trust Grantor lh~ r11mlxlrM e.n.t1aary, upon otmand, 1or all 1uch amounts paid by S.ntlK:18ry, With ..-,terellt 11'1,reon trom ttlti dat• ol 11Jch ~ymwit at th• highHt rat• tha11s, from t1m1 1c:r t1mo, appllcabll or, any al th• SeCtJrtd Qbligat,ona. M unreimburHd lll'nCk#U thaill bt ttdded to and becotnt a pa,t of the Secur.d Obllgaticms; 10 4 COl.LSCTION OF PAYMENTS. T•munale the fie•~ granted to Gr•ntO( to oollitct the Payments, ttl<e po1HN1on of, manage and o~r.to lhe PropMy UMd•r th• ,erm, of the Cont,acts, Ind dlM•nd a,'od coll9ct al Pa)'!Tlents, lt'IChldlllV encklna~ any <:hack, drttt Cit othtr inttrument given a, paym,nt, •1thar by its.a~ or through an agent or JIKhaally..-ppowtted ~1vw The Paymwrt1 •MN b• applied 11r1t to paymont 01 tht co1t1 ot managrng th• Pro!)fflY and coll8ctn'G tht Payment,, and thffl to the secured Obi!q.i11on1: 10.s TAUSTEE'S SALE. D11ect 1he T11J11t .. , upon ¥tlltl&n requNt, to HI th, Propvriy and apply Iha $&le procetdl m accord~ with Washington'$ 0.ed of Tru1t .Act (RC\\I 61 24 OIO, at eeq) Arty p1!11$0r1, 1110:C9pt Tr1.1&lee, m.111y bid al the Tn.etea'I sale, and 10.t'I OTHER REMEDIES Pu1su• .all Q1hl:H" alr'ailablll leg1l afld •qe.1\abi. ,..,..td,as, 1nt;J1,1c;hng, wt1h0\II ~m11atio11, fortdo..ng upon 1h11 Deed of Tru,t Ill a mc:rngag,. Grantor t::,o;pranly wan'&a any de!tnlt Of n9ht, in any action or P,OtHd1ng 1n conne,;11011 with the Secu11;!1d Obl,gat10111, th1t a.,,.t1ciery must f1nt reaort 10 any o\her HCU/11:, or ~™In 11 Wf<.IVEFI, No wt1ver by Bet11f1ciaty of any d•v1,11on by GrlrllOI' trom full ptffoimance ol lh11 Deer:I of Trl.lfl or the S.cuntd Obl!va1,ona. M 1he cue may be, IJlaH com111111., a wlrvlf or Beriel1CJ01Y'1 right 10 ritqu1r1 prompt paymant or to l:IMl't any o1hH nght or r111m1Kty pro11,d1d fo, 1n 1h1& Deed ol Trust or 1h• ncu1ed Obh9a11on1 on the but• or th• sarn, or sim1i.r f11ffl to perform 12. SUCCESSORS AND ASSIGNS Th1:1 Oefd ot Trut1 rnun11 to the btntfil ol end II binding upon th1 rtspeci1ve h•ir•, deWffH, legal, .. , adm1rn,tralora, •11eCuton1 •ucceno•• •nd awgn, ol lhe putlH her 110. \3, WHh1ngton. W11,hmgton APPUC"8L! LAW This Deed ol T!'lAI hu b .. ri CM~vtred and aceeptltd by B1ni,"11cm~ m the Sia:• ot Thil 0..d of Trust Vu1M be gov,,.r!'\ed by and con$lrve<l ,n ac:corda.~ce with \he ft1w:i of 1/'>e Sta1, of F(:AM ~ OIUI I 1'111-IDOO ,.,., = = = = .... = = = "" L ACKNOWLEDGMENT BY INDIVIDUAL FOR Fl'ECORDING PURPOSES, DO NOT WRITE, SIGN DA STAMP WIWIN THE ONE INCH TOP, BOTTOM AND S10E MARGINS OR AFFIX ANY ATIACHMENTS STATEOF WASHINGTON Co11myol k f ~~ ~ .. 011381111100 .I I _______ / THIS SPACE FOR NOT .A.RY ST AMf> I cert,fy th-el I koow o, hll\1'8 u.t,sJ.eciory ev,dence th11.t ~.£!:!!-0 f..Aoo111 and Kare,n l ~oore ···-------··--1$/a1e the 11'1d1v1du11~s) whO a1gned thrs ,mrrurnent m my presenoe and a<:koow11:1d91d ,t to b• {h1sfl111tr/tht1,1) free o.nd 'IIOlunta,y act lot the u1iu and pu1po~s. mwit1oned 1n 1M 11'\$1rumen1 REQUEST FOR RECONVEYANCE To Trustee The unders19Md tf. lhe holder of tht no11 Of ootH ie,caltd by this 0.ed ol Tr~t Said not• Of notH, 1ogettier with all other indebtedf"'l'n ,ecured byth11 Dnd of Tru:51, h1!1.Y8 btien ptud 1n fuU. Y= 81"$-h.,.by dore-clit<:1 to Ca\'1091 HKI note or notH and t11,1 Deed of Tri.ls!, wh1cn ar• d1l1v1t1ed h,,..by, and to recorw11y, wilhout wanenty, el 1htl e1ta1• now held Dy you und1r \his. Deed ol Tru'1: to the pt,r$0n or P•=n•hlgally ,n1,1led thet11,::i De.ud ~ SHl<J Aeconv,y-.nce To FQRMNO 012311 Aor•ZQOO 0 0 cc LBGAL DESCRIPTION THAT PORTION OF TIIB SOUTHEAST QUARTER OP THB NORTHIIEST QUARTER OF TIIE SOUTHI/AST QUARTER OF SECTION JO, TOIINSHIP 23 NORTH, RANGE 5 BAST, WM , IN KING COUNTY, WASHINGTON, LYING SOUTHBRLY OF A LINE Rt/NNING FROM A POINT 270 FEET SOUTH OF TIIE NORTIIBAST CORNER OF SAID SUBDIVISION ro A POINT 300 FEET SOUTH OF TIIE NORTI/WllST CORNER OF SUD SUBDIVISION, BXCEPT TIIB SOUTH 300 PEET OF TH!l WEST 180 FEET THEREOF, AND EXCEPT THE WEST 3 0 FEET THEREOF CO/IVEYBD TO KING COUNTY FOR ROAD PURPOSES BY DEBI) RECORIJBD UNDER RECORIJING NO 3076763 EXCEPT THAT PORTION OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W M , IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLWWS COMMENCING AT THE SOUTHEAST CORNER OF SAID SUBDIVISION, THENCE NORTH 88 DEGREES 20' 19" WEST !Bl 44 FEET ALONG THE SOUTH LINE THERBOF TO THE SOUTHEAST CORNER OF THE WEST 1BO. 00 FEET OF SAID SOUTHEAST QUARTER OP THB NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, THENCE SOUTH 89 DEGREES 17'26" BAST 300.01 FEET ALONG A LINE CONNECTING LAST SAID SO!n'HBAST CORNER ANlJ THE !IORTHBAST CORNER OF THE SOUTH 8. 00 FEET OF SAID SOUTHEAST QUART6R OF THE NORTHWEST QUARTER OF TI/E SOUTHEAST QUARTER, AS MBASORED ALOJIG THE BAST LINE THEREOF, TO TIIE NORTHERLY PROWNGATION OF THE EAST LINE OP THE WEST 480. 00 FEET OF THE NORTHIIAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SOUTHEAST OUARTER OF SECTION 10 AND THE TRUE POINT OF BEGINNING; Tl/ENCE SO!llH 00 DEGREES Jl'15' WEST 4 99 FEET ALONG SAID PROWNGATION TO SAID SOUTH LINE OF THE SOUTHEAST QUARTER OF fHB NORTHWEST QUARTER OF 'I!IE SOUTHEAST QUART BR OF SECTION l O, THENCE SOUTH 88 DEGREES 20'19' EAST 1B1 34 FEET AWNG SAID SOUTH LINE TO SAID SOUTHEAST CORNER THEREOF, THENCE NORTH 00 DEGREES 31'25' EAST 8.00 FEET AWNG TI/E EAST LINE THEREOPt THENCB NORTH 89 DEGREES 17'26' WBST 181.29 FEET 1'0 T/IE TRUE POINT OF BEGINNING, EXCEPT THAT PORTION OF THE SOUTI/BAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NOR'I!I, RANGE 5 BAST, W M. , IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLWWS COMM!iNCING AT 'I!/E SOUTHBAST CORNER OP SAID SUBDIVISION; THENCE NORTH 8 8 DEGREES 20' 19 • WEST 4 81 H FEBT ALONG THE SOUTH LINE THEREOF ro TH!l SO!lll/EAST CORNER OF THE WEST 180.00 FEET OF SAID SOUTHEAST QUARTER OP THE NORT!IWBST QUARTER OF TI/E SOUTHEAST QUARTER, THENCE SOUTH 89 DEGREES 17'26' EAST 300. 01 FllllT AWNG A LINE CONNECTING LAST SAID SOUTHEAST CORNER AND THE NORTHEAST CORNER OF 'I!IE SOUTH 8. 00 PEET OF SAID SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER, AS MEASURED ALONG THE EAST LINE THBRBOF, TO THE NORTHERLY PROWNGATION OF 'I!/E EAST LINE OP THE WEST 480 00 FEET OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF SAID SOUTIIBAST QUARTER OF SECTION 10 AND TIIE TRUE POINT OF BEGINNING; THENCE SOUTH 00 DEGREES l1'15n WEST 4.99 FEET ALONG SAID PROLONGATION TO SAID SOUTH LINE OP THE SOUTHEAST QUARTER OF THB NORTIIWEST QUARTER OF 'I!IE SOUTHBAST QUARTER OF SECTION 10; THENCE NORTH 88 DEGREES 20'19" WEST 150 05 PBBT AWNG SAID SOUTH LINE TO THE NORTHEAST CORNER OF THE WEST 330 00 FEET OF SAW NORTHEAST QUARTER OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 1 0, THENCE NORTH 00 DEGREES 11 '15' BAST 2 49 PEET ALONG THE NORTHERLY PROLONGATION OF THE BAST LINE OF LAST SAID SUBDIVISION TO A POINT WHICH BEARS RORTH 89 DEGREES 17'26" WBST FROM THS TRUE POINT OF BEGINNING, THENCE SOUTH 89 DEGRBBS l 7 '26' BAST 150 Ol FEET TO THE TRUE POINT OP BEGINNING, AS SET FORTH IN JIJDGMENT ENTERED Ml\RCR H, 1992 UNDER KING COUNTY SUPERIOR COURT CAUSE NO. 90-2-00038-9 SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON ,, ,,.····--· WHEN RECORDED MAIL TO: n "-~ .•. , l'™ltK~\11111 R•cord and Return To= Jffll,)~ Int•9rat9d Loan Seryic•• ' 27 Inwood Rood Moore, K•r•n L Rock.LI Hill, CT 06067 j8cksonv1lii PL --aw6 Account Number. CAP Number. Dato Printed: Reconveyance Fee S 35368200125913599 050531408560 02/24/05 0.00 Tracking PERSONAL LINE OF CREDIT DEED OF TRUST 20060421001337 .001 THIS DEED OF TRUST is made this 25th day of _...,FE=BR"'U"'A"'R"'Y,__,2"'0'-"0=-5 -------between KAREN L. MOORE ANP MONTE D, MOORE WIFE AND HUSBAND -,--~~-~---------------------------Grantor, whose address is 12226 142ND AY SE RENTON. WA 98059 -;-LPBwLA.r,cPf:, .JJln,.,c._, ~--------------------------. Trustee, whose address is 10850 White Rock Road, Ste, 201 Rancho Cordova CA 95670 and Benk of America. NA. Beneficiary, at its above named address. WHEREAS Grantor has entered into an agreement with Beneficiary under which Beneficiary agrees to lend to the Grantor from time to time, subject to repayment and rebotrowing. up to a total amount outstanding at any point in time of: s;,ty Thousand and 0011oo·s ($ 60 000 00 ) Dollars which indebtedness is evidenced by Grantor's Agraement and Disclosure Statement Home Equity Line of Cradit signed on 3 -q -05 . ·(heroin "Agreement"). Tho Agreement is incorporated herain by reference as though fully set forth. TO SECURE to Beneficiary the repayment of the indebtedness evidenced by the Agreement together with all renewals, modifications, or extensions thereof. with Interest thereon. the payment of other sums. with Interest thereon. advanced to protect the security of this Coed of Trust and the performance of the covenants and agreements of Granter herein contained.. together with interest thereon at such rate as may be agreed upon, Grantor does heneby irrevocably grant bargain. sell and convey to the Trustee in Trust with the power of sale, the following dascribed property in .,,KJIJN,.GL_ ____________ _ County, State of Washington: That portion of the southeast quarter of the northwest quarter of the southeast quarter of Section 10, Township 23 North, Range 5 East, W.M., In King County, Washington SEE FULL LEGAL A TI ACHED: Property Tax ID # /{),;),~"5-9~9 CLS3164-1 /0010/WA 02-04 47-05-3164NSB Referenct No: 013002 -050531408560 Washington ., 20060421001337.002 which real property is not used principally for agricultural or farming purposes, together with all tenements, hereditaments, and appurtenances now or hereafter thereunto belonging or in any wise appertaining. and the rents, issues and profits thereof; it being the express intent of Granter and Beneficiary that this Deed of Trust and the estate held by Trustee hereunder shall continue in effect notwithstanding that from time-to-time no indebtedness of Granter to Beneficiary under the Agreement may exist, and shall survive as security for all new or additional indebtedness of Granter to Beneficiary under the Agreement from time-to-time arising. VARIABLE INTEREST RATE. This agreement contains a Variable Interest Rate. The interest rate on Grantor's · indebtedness under the Agreement may vary from time-to-time in accordance with such rate or rates, as described in the Agreement. To protect the security of this Deed of Trust Granter covenants and agrees: 1. To keep the property in good condition and repair, to permit no waste thereof; to complete any building. structure, or improvement being built or about to be built thereon; to restore promptly any building. structure or improvement thereon which may be damaged or destroyed; and to comply with all laws, ordinances, regulations. covenants. condition~ and restrictions affecting the property. 2. To pay before delinquent all lawful ta,es and assessments upon the property; to keep the property free and clear of all other charges. liens or encumbrances. impairing the security of this Deed of Trust. 3. To keep all buildings now or hereafter erected on the property described herein continuously insured against loss by fire, hazards included within the term ··a.tended coverage" and such other hazards as Beneficiary may require in an aggregate amount not less than the total debt secured by this Deed of Trust and all other prior liens. All policies shall be in such companies as the Beneficiary may approve and have loss payable to the Beneficiary as its interest may appear and then to the Granter. The amount collected under any insurance policy may be applied upon any indebtedness hereby secured in such order as the Beneficiary shal I determine. Such application by the Beneficiary shall not cause discontinuance of any proceedings to foreclose this Deed of Trust. In the event of foreclosure, all rights of the Granter in insurance policies then in force shall pass to the purchaser at the foreclosure sale. 4. To defend any action or procaeding purporting to affect the sacurity hereof or the rights or powers of Beneficiary to Trustee, and to pay all costs and expenses, including cost of title search and attorney"s lees to the maximum extent allowable by law. in any such action or proceeding. 5. To pay all costs. fees and expenses in connection with this Deed of Trust including the expenses incurred In enforcing the obligations secured hereby including. without limitation Trustee's and Beneficiary's attorney's fees actually incurred. 6. Granter shall not without Beneficiary's prior written consent, grant or allow any further encumbrances or liens, voluntary or involuntary, against the property. 7. To promptly and fully perform all of the obligations of the mortgagor or granter or contract purchaser under any existing mortgage or deed of trust or real estate contract on the property, and to save Beneficiary harmless from the consequences of any failure to do so. CLS3164-2 20060421001337.003 . 8. Should Granto, fail to pay whon due any taxes, assessments. insurance premiums, including flood rnsurance premrums, lrans, encumbrances. or other charges against the property hereinabove described, or otherwise fail to keep and perform any of Granto(s covenants herein contained, the performance of which requires the expenditure of money, then. in any such event, the Beneficiary, at its election, may pay such sums as may be necessary to perform such obligations with respect to which the Granter is in default without prejudice to Beneficiary's right to accelerate the maturity of this Deed of Trust and to foreclose the same, and any and all amounts so paid shall be repaid by the Granter to the Beneficiary upon demand, with interest thereon at the highest rate then applicable to Granto(s indebtedness under the Agreement or other loan document from the deta of such payment, and all such payments with interest es above provided. shall, from the date of payment be added to and become a part of the indebtedness secured by this Deed of Trust. IT IS MUTUALLY AGREED THAT: 1. In the event any portion of the property is taken or damaged in an eminent domain proceeding. the entire amount of the award or such portion thereof as may be necessary to fully satisfy the obligations secured hereby, shall be paid to Beneficiary to be applied to said obligations. 2. By accepting payment of any sum secured hereby after its due date, Beneficiary does not waive its right to reQuire prompt payment when due of all other sums so secured or to declare default for failure to so pay. 3. The Trustee shall reconvey all or any part of the property covered by this Deed of Trust to the parson entitled thereto on written request of the Granto, and the Beneficiary, or upon satisfaction of the obligations secured and written reQuest for reconveyance made by the Beneficiary or the person entitled thereto. 4. Upon the occurrence of an event of default as defined below, unless otherwise prohibited by law, all sums secured hereby shall immediately become due and payable at the option of the Beneficiary. In such event and upon written reQuest of Beneficiary, Trustee shall sell the trust property, in accordance with the Deed of Trust Act of the State of Washington. at public auction to the highest bidder. Any person except Trustee may bid a the Trustee's sale. Trustee shall apply the proceeds of the safe as follows; (1) to the expenses of sale, including a reasonable Trustee's fee and attorney's fee; (2) to the obligations · secured by this Deed of Trust (3) the surplus, if any, less the clerk's filing fee, shall be deposited· together with a copy of the recorded notice of sale with the clerk of the Superior Court of the county in which the sale took place. 5. Trustee shall deliver to the purchaser at the sale its deed, without warranty, which shall convey to the purchaser the interest in the property which Grantor had or had the power to convey at the time of- his execution of this Dead of Trust and such as he may have acquired thereafter. Trustee·s deed shall recite the facts showing that the sale was conducted in compliance with all the requirements of law and of this Deed of Trusl which recital shall be prima facie evidence of such compliance end conclusive evidence thereof in favor of bans fide purchasers and encumbrances for value. 6. The power of sale conferred by this Oeed of Trust and by the Deed or Trust Act or tho State of Washington is not an exclusive remedy; Beneficiary may cause this Deed of Trust to be foreclosed as a mortgage. CLS3164-3 'i 20050421001337.004 7. In the event of the death, incapacity or disability or resignation of Trustee, Beneficiary may appoint in writing a successor trustee, and upon the recording of .such appointment in the mortgage records of the county in which this Deed of Trust is recorded, the successor trustee shall be vested with all powers of the original trustee. The trustee is not obligated to notify any party hereto of pending sale under any other Deed of Trust or of any action or proceeding in which Granter, Trustee or Beneficiary shell be a party unless such action or proceeding is brought by the Trustee. 8. Each of the following, at the option of Lender, shall constitute an event of default {"Event of Default"} under this Deed of Trust (a) Granter commits fraud or makes a material misrepresentation at any time in connection with the oradit line account. This can include, for example, a false statement about Grantor's incoma, assets. liabilities, or any othar aspects of Granters financial condition, (b) Granter doas not meet the repayment terms of the credit line account. (cl Grantor's action or inaction adversely affects the collateral for the credit line account or Lander's rights in the collateral. This can include, for exampla, failure to maintain r&QUirad insuranca, waste or destructive usa of the dwelling, failure to pay taxas, death of all persons liable on tha account transfer of title or sale of the dwelling. creation of a lien on the dwelling without our penmission. foreclosure by the holder of another lien, or the use of funds or the dwelling for prohibited purposes. 9. This Deed of Trust applies to, inures to the banefit of, and is binding not only on tho parties hereto. but on their hairs, devisees, legatees, administrators, executors, successors and assigns. Tha tanm Banaficiary shall mean tha holder and ownar of the Agreement or other evidence of indebtedness sacured hereby, whether or not named as Beneficiary harein. 10. This Deed of Trust has been delivered and accapted by Beneficiary in the State of Washington. This Deed of Trust shall be governed by and construed In accordanca with !ha laws of the Stata of Washington. 'MONTE 0. MOORE CLS3164-4 ACKNOWLEDGEMENT BY INDIVIDUAL FOR RECORDING PURPOSES, DO NOT WRITE, SIGN OR STAMP WITHIN THE ONE INCH TOP, BOTTOM AND SIDE MARGINS OR AFFIX ANY ATTACHMENTS. STATE OF WASHINGTON : ss. County of __ K_I_NG __________ ) THIS SPACE FOR NOTARY STAMP I certify that I know or have satisfactory evidence that KAREN L MOORE anrl MONTE O 20050421001337.005 ----------------is/are the individual(s) who signed this instrument in my presence and acknowledged it to be (his/her/their! free and voluntary act for the uses and purposes mentioned in the instrument. Dated: __,3=----'i_-_QS-=----- C FOR THE ST ATE OF WASHINGTON) REQUEST FOR RECONVEY ANCE To Trustee: The Ulldersigned is the holder of the note or notes secured by this Deed of Trust Said note or notes, together with all other indabtedness secured by this Deed of Trust, have been paid in lull. You are hereby directed to cancel said note or notes and this Deed of Trust. which are delivered hereby, and to reconvey, without warranty, all the estate now held by you under this Deed of trust _to the person or persons legally entitled thereto. Dated: ----------- Send Reconveyance To: CLS3164-6 ACKNOWLEDGMENT IN A REPRESENTATIVE CAPACITY FOR RECORDING PURPOSES, DO NOT WRITE, SIGN OR STAMP WITHIN THE ONE INCH TOP, BOTTOM ANO SIDE MARGINS OR AFFIX ANY ATTACHMEIVTS. STATE OF WASHINGTON : ss. County of __ K_IN_G __________ ) I certify that I know or have satisfactory evidence that THIS SPACE FOR NOTARY STAMP 20050421001337.006 ---------------- and _______________________ is/are the individual(sl who signed this instrument in my presence, on oath stated that (he/she/they) was/were authorized to execute the instrument and acknowledged it as the of ---~(E_NT_I_TY) ___ _ (TITLE) to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. Dated: ----------(NOTARY PUBLIC FOR THE STATE OF WASHINGTON) My appointment expires ---------- CLS3164-6 P•,• e ot e , F074E352 2595893 SCHEDULE A 20060421001337 .007 That portion of the southeast quarter of the northwest quarter of the southeast quarter of Section rn, Township 23 North, Range 5 East, W.M., in King County, Washington, lying southerly of a line running from a point 270 feet south of the northeast corner of said subdiVislon, to a point 300 feet south of the northwest corner of said subdivision; EXCEPT the south 306 feet of the west 180 feet thereof; AND EXCEPT the west 30 feet thereof conveyed to King County for road purposes by deed recorded under Recording Number 3075763. THE PROPERlY IS CONVEYED WITH ALL RIGHTS, PRIVILEGES AND APPURTENANCES AND SUBJECT TO ALL EASEMENTS, ENCROACHMENTS, RESTRK'TIONS AND RESERVATIONS AS OF RECORD MAY APPEAR. TITLE HELD BY: APN /PARCEL#: 10230S-9049 -- sr64.1 " REAL ESThTE CONTRACT --,- 10th •l•11>f . J'uly 1 l. 95M ~.,,,,,.r~ .. ,,.,11r,1,1,,··,,11.,,··.,,.i thoM• M. '"•t•r:: .and P11tr-~cl11. _Ann 'iiater~1 _h1s 1r1re W11 SES:Ot:1'1t ·1 h.i, •!• .clkr .. ~r~, 111 wll 11, ,I,. 1•1rrn, ... , ,,~l 1h .. 1~11,h•~· ·~"··· ;-·,r,' , · .,u .. , 1M fuUuw,uc ,1e..,-r,l..-,l 1ul r•1•1r. wi,h 1hc •l"I''"'"'·''"' •. •il\l,,O<f in ,h~ ,-,..,.,., ., IJ.ni ."-1.,1• .. r w.-,i,,;",:,"". ,,~ .. ~-B•11nn1.nr •t th• nortb•aa: oorn•r :if the ,.::ut:!1- •t:..st ql.l&rter or th• nortCvest quarter or th• scutheaat qua:rt.l!i or soat:10:n 10, tovnah.lp 23 north, raz,.:e 5 E&et 'lf.}4,, 1n K.1ni; Cou.nty Wa~.1:1.1.n,ton; th•nc• southerl7 alone th• east !1ne :?o f••t; th•nce v@st•~l1 ln a •t~sl&ht line to a ~oint ~nth~ Vt'Bt Un• or aa1d aulld1T1-!lr,a 300 fe•t .r':ltherl1 ~~ the ,.~:-::1".- v•st carn•r cf :11a1d subd1'·111•1;1n; tn•nce north.,rly ,11lon;; ~":,: vest l1n1r 168 f•"llt\ thence eo.Jt•tl7 )00 fei,t paralle1.. to •.~.,: north lin• o!' 9111d ~ut.d1Yh1on; thenc• north&ri.J 13;, te"'i, pualh! Lt.. tt.e Vl'st llnft or Said :,ubd1T1~1on ·.; o:.n-~ · ,:,r·.,. of :ia.1J. .su~i'll.!.lon; th.,nce f'G!ltf!1·ly to o::te poln~ of "'•~·~.v,:.-.. EXC[ .,,.!:!st JO f•et ther,..of con••1e<::1 to K.1".: ...::oW\'.:.-~"" .x:,:-o·-purptls• hy d••i:!. r•cor~•d und11tr a.u.!.1 tor I s fl le ~o. 2~·.1t ."- ,..,-· to,ethu· ....i a.n ••!•••nt for ro•d and utility ;nirpo~es cv .. _ .. d, _11,.c.r.g.s-.,~th1 north ~O f;•et 1"1. 'l'idth of.thtt peril-Jr, ,;if t<!Jj • ' ;·n;1 'J J:J;;l',!.p1il,r..ll o.r ~ ~'.l.\w,.o.p,,on t.1J.11 1~.,r1i.;:i trie. r!" 'lbuv(· .:.•_:, ... , . n·,irt;:r-!'lv• nunJ':°''" red-•na no/100-----------------------------· i)5C0.00 / ~. Th.~u:Hod ft·n l\und1'ad 1.ml no/100----------;. 15UO.'JI. /'···· ..... )' ,_, •! '"' ,• ~·.,,_,(' ,,,.1, • . ' . , __ , .. :... ' ,.: ' ( ,. 11, ... , The b•l•nce of th" purcna!' .. Jll"lcto is now Tvo !hou:H1.m1 cto;!o;.:ss (12000.0C} ,..'ilc:h shed I M pale! ln aonthly ~b;,111,rnt" of ~: • per •on,;.h {0r mor•), lneJ.udtni: lnt<trast .. • Oi\ i,,n 11r_'"l11111 r m- palj b•l"-r.<:e:.. Th\r~~-n,. .. doll;;.r!J Ci)' .'X} <:r t"'.Jf•.· • ~,· r,uJ nn Au. gu,-t .:.! ".~' ~rt1" __ Lhir•.y.•O.~• <°!"ll .. !lr!·.~!.},._.,.._J •or,' 3l:c!l ~.1 p!I ,J ,·r, 1.h,· '.·:r n! "'i.c.'"1 ann~!· ::,.-r.li><.1!':.,,r .r:·· P•lj tn :·u.lL . . . SALE·s TAX L !:· ', -. r D ,-,/...f' .•. J\L-; j' .; : ,,, i . ,,. ,,.i' ',.,,.,,,. '• 1.,:, •'\C' .. 'l'l'"lH'•'l");li., .,-,,1"0 .. j,,.,, ""l'I•,,,,, .. "I'·'"' , .. ,.~ ..... '"'' . . . ' ....... -,,,.,,. ,.c.-,;...._ ..• e; "' -11 ,.,,h, 1Jw.r ""1,_ 1.1 ,i.., pvn-"-1' .in JMlr11 .. ffl 11Ffttltt~ Jo 1hr ....... 11' 1W ..,Ji..r ma\· ~1,,:1 In' I .,.,;.,n. -~ ,.., -· "" •11)' ffltf1'Tl'INl"°1t Owt"rdw ln,.!•llnwal, ot.,., &ny paymnu, « i-,)'ffll'ftll, mad,, h) 1lw ""llrr ~"'! ••1~,, .,1,i. I-• ,tw, 1111..-"-a.....-•. il bfinJ Jl~>111..t that Ow•-10 p,1)' l!llfflSM'd~~ IMU.llr.wnn Ill" I<> ... ,. l1m1~ , ... ~)·>hlo-h rt.. I'""""'-ar1" ~"'ti,..~ 1• .ab•~ ....t tbat "'"1 r .d, Xllnn ;. an :.rt~"'"""'"'""'"'""', 1 .. , rl.-~oJ-,, ftlllly. u If thr P"!fflilr t• r,-y bad 111"9 ...,_.. lia I dlf""fM i,mt,-1 >"'1 tlut "" ·•~ ', "'"' ~w,,,trlfflMf'l.,I~ 1..:I.-P"IIICfMl ............ _, ................. ~ •• -'°'.'l .... .,..\\.o r,/ ,n, ,1,l,,,11 '"' liw r,arl <>l !hr !l"'n-ha.•r <l'r,alt t. ~ ... 11\1""<1 .. I •11¥ff r,f 1111)' -~ ~aah. In MY -.!1..-•1;,,,, ...... ,,,......,.~..,i;lflf 11",.""'!,,.-. --~ ~ ...... ,,..., P,,1.......,1 -,.,, .~,,-, ~,;...,, Llwl"f"I...,., It. ,..,..,i,....,.. .. _.. a.,, r-J 1. na.•......br -a,a&1.-y .. lt1:1u,d..Utm.111""1,•q"n.,.. ,n, '~""' , .. ;,h ....-h _ ..... and ..... '"'" .................. tn,1: ~! -tdintl( m:""1'1-, .. ~ -... he ffll'i.ird Ill MY )111lr...-nt '" • IN ,_,,......,-: in _.h •ii 1, \\"110'~-~~ Wll~ ~rnf tlw p&n~ lwrti~ i.. .... nffulNI 11111 iMr-in ,lur,lic•I• 11,,, ,b~-~ ... 1 ",. """"''" ..,,,m -1,i-1 ,,, w1,111-..,,r,,, King "" I., ·•!l t1, bf •hr ,.,,lo1 ,h,.,, ,i,.. .. ,,t-1 "', ,., .. 1. , ,,.,.,,.,.J 1hr ,..ih,n .u,.I (,.,,,. 11 I 11 , E 3 u v ~ • ~ -;; 0 °' , ,.,...1 thr ,.,.,.,.._,, th11..1.r " 0 ~ i..i : Si l'T ., •,'. L ' •tCOl!O{D , .. < ·, ·· \")L -...... f,,, 1 .Cc •.. . . ._,. l!tQIIIJ II Statutory Warranty Deed THF. GJlANTORS ,'fILLIU' H, WilffON-11nd :.U.Rl' L. TINTW,, i11s wife, t,ir .ind 111 ron~idc"n.tion of Tan &nd no/CO Dol1•1"9 (U0,00) rt11· ~,!lir•,inp: df'Xtitx-d r("l/ esr1rc-. siruncd in the Counry of ltin&: , S.,nc-of 'X' .-h,n,i.:100 -s~i.r,nh: 1t. t.n, n')rthea,:rt come-or th, ,outheut qua!"tcr or the northwe,:rt qu-.rter of th• .soutr t•ai. qi·!.t"ter ol'.' Sect"\on 10, Tcnr.ish1p 2) Nortt\, 1'..an.:• 5 &.st., W',ll,, 1n JOng Cou.nt,-, :;1.•hln-;t,,:1; t~11nr.• southerly alonE th, eut line 270 teetJ thonc• Wc:st.el"ly 1.I1 a .strat.&ht Hnf! t.o " ;ioint O!"l ttui w•uit line or H!d aubdiYiaion 300 r .. t aoutharlJ or th, northwut r.vr~~r ~f ~~\d ~ubdiv1.aion1 !:.hence nort.h~rl:r -.lor,1 aA1d 1f93t ltn, 168 r~,t:-th,nce ,aatarly re fc-:t :,A.r•U•l to ~l'le north line or •a.~d aubdivlaiOnJ thence n.ort.lurl.y 132 rut, p,t.r"'l)el t hs we::t l',a ot ..id 611bi:::l.1.W'Ul.o.n. to the nort ...... ·• ot uid eubd1"1•'.on; thence e1111•.erlv t., the poi.1 v or t>e;inr,1.n~J E:J:CF.PT thf' weat. .30 !Ht th11reQr ~or:v"711d to Kini; ,;,1·,r1t./ ·or .~ ....... l .n· r?ll'I~., by d"l!ld recorded under ai.:d1.tor 1a !1111 No. )07671'.,J, t.o,•0V111r ..-:1.ll :u·, ti.s~~ir,t r,lr r').l.d and ut.1..!i'..y purpose~ onr and aero111~ the north ra r11,it in ..-l.Jt~ cf th,:it p.Jrt.•.,1'1 or :!l&id subdJ vbian l7iri!: aouth ..r a1'ld adjoin1n~ on th"' G,01;th of t.1-is ~:rst lt..) 1, r1 .. scrlt>ed t.nct • .,.~1 • .J .. '. l 1 :1 ::,,i,ie anrl ,1·el-l 'lt!'~d· l.n ·r1.1ll"tll.JN1t1t' ·or that cert..ain 1:J.ed. Md <;e thr• 11 A.allir,n,...r. ~ )i .,,n.l :-ottte Contra.-:-t-by an.1 bet.•11en said ;,,artl•, dat.td t!.e Lrt rt.iy-oi No.,..e;~~r, 195,~, 'I~·! i., !l•,·-.;~ct ~ . ., U.J 111J ~:.1 1'11Ct1:rbrllllr•U ari.slnc-31~c• 3alJ :;lst11 cxce;it ,uch L."1 "'Ill¥ e ".r···I,,; \ ";.!, t'11"·1'J.:,t, or und~r 1..~I'! act. of t If! :;ri,1t.or, .. .... ~_.......__ nL,1 (Jr,l) ~T..\TE Of' \'('AS1-11NGTON un,ln,1,:n1 ,/. A Nn1;i.n-?\it.lie in al"l4 foe: r~ Statt of Wuhin8fon. duh CT>IT'lmW~ 1n-d ,~. pcnomllr Af'l'•:~r1 .. I ,'.llh-, ii. ·,..i .. ,t.,ln L1:J ··a.ey t. ,,1.nt.,..'] 1,, -,". l.:0<>"11 1n he.· r~ indi.,..idu:1!~ ,k,aibc-d in and who ci:cruccd rhc {Ot'l"_g,m,,11: rnsm..1m..-n,. Joel J,;knowkJ~t'O fn:1 ind ~u. m1arr x1 Jnd df.cd fo, .-ORIGINAL EASEMENT FIN and 111 con.idtntion o( 0. Dollar (S:1.00) a.id Offier vatubk CIOIUklm.lHln, tlM m:eiJI of wbictl ii '1mlty ~. liDNTE D. llOORE ANO !CAREN L. t«X>f\£1 hu.ab•nd apd vi(!; SHORB~INE SAVINGS BANK, A W&ahlngton corporation, •• benef!Clary to • Pt!d. o; TIY•e ~ ~--,. .-.. CNYC'/1 and -.mm IO PUGET SOUND POWER A l.tGHT COMPANY, 11 w...-~("(ina1tt"'ll«wi•}.t0tlMpwpllllnilll'alllllffM1fartll..1~111ielKfflfflllo1w,ac1"011.-id -seruicro11owris-.:mr.ta11"'1*1Y«-·Prop1:rr/"'hefflll) i• k~ Co11a1y, WMhi"llOII! Th•t portion of thf' southeHt quarter of the Northve•t quart.r of the !outbea•t quarter of Section 10, 'rownthip 23 North, Range S E&•t. W.M,, in ling county, W•shington, lying toutherly ot a lin.8 runnin9 fro111 • point 270 feat South of tl'le Noi-theH.t corner of •aid •ubdivbion: IXCEPT the South 100 feat of th• Weat Uo feet thereof; AHD EXCEPT the West 30 feet thereof conveyed to lin9 County tor ro.ad purpose& by cla•d recorded under Auditor's: rile' Ho. 307676iJ. 1 S EXCISE TAX NOT REQUIRED 11.illt C,0 r, 'll'ltdS l>hisiDn .. { .(!r,,'*f '°"'~ ~I .u a11y tic~ K1 fonh beni11 Gr:u11ec\ n,tn dlall be-"~ upo,i ,1ia1 ponioon of lhl' Pnipmy f•M -Ript-el,W.t)'-ltrftin)d-.;ribtd n folov.-s: .......... ~,..-:-----------lffl-ut Rwl l, J .;g ---,--.. ---=---iwl wf-h wMflh UH tad!~ ·vh aMa..._ *5c:ilxd droll~ Thet south 10 feet. of the No.r;-th 60 !eet o! tho al>ow da.cribed r.r;-operty. ,D <;:,R RECORD PT REQUEST OF: ··•8 ?G-'tlfR .'"--tSihii: r-EPAAlMENT f ). P.0,;, :·/~ f (LJ.EVUE, WASHINGTON 91::100!"9734 ". ~ ~:. ::o ".i':-; I. ,..,.,_, Gninl«-,hall 11.,,·t 1~ riah1 10 coM.truC'I. Optf:lltc. maintain. rrp.tir. lqQtt ind taJ1rsc oo,c: ,)I" mott 1lectl"l(. inuiniuio• and/or ·i..·11ion liaa ewer ,n.d.'or ""'dtr lhcr li1h1,o(.War :cpH1ff with ... 11 lll'C&Y.,Y (Ir ~CO,C111 '91'\IJ\mlnccs dmtto. ,. ;ltd, rnaoy induidt M U'I' 11,;,t limiln;S 10 lilt' fo11o..;.., L 0.---lildlllhl, !'Qles alld.lC1r 1011;w,l'f '11,iib Cl"QII.Wimu. l1111cu.111Y' 111\d 111(!)0:,n. rtf'Clrit 1~n,11Uii011 ud cli6iriMnion lina; ~mmllllk:aion ,11c1 silfll] line&;: 1muforrnm.. b. u......_. fadltlll. UllldCff\'01,111d conc1vu, c.~. 10111lt~ ma"hob. 1'11rikba ind '""'fonncn: x111i- buriad or srVUJICI m.ovnkd [1rili1ia 111m III pul.1rtml"OffllCl'l 111od 1..-hcha follo•in11bc illiliat cOffJIN('[ioti vfit.l f1cilitia. G111Mrc may from 1ifl'IC 10 lil!ll: consl~ llKh addklvsul lirw11nd othtr facililia as it ruo; ttqUiff, 2. ,\«-. GT111euh1H llavc-tlicriJh1 91"1«:a.1 lotiw: Riii.-11t-W1y Gotr 1nd•cr~tht' f"~)'lo«Yh1C Oni•I~ lo o:t'mK1l r Jhb hcmwk,, pnmdt'd. 1 hal Onintt'nllall nlmput"!tr Cinin1or for IH)" da~ lo 1M Propcr,yQIIM!d by ,tic u:cmK , 1i4 ri&fil of aa:::c::u. J. CutlintorTrtw.Orantu 1ha!J luiV?'lhrriJht lOCUl ~ 1rim.a11y•Ad aB bnuh or 11t1• >l.lndin1oruowinJ i:pon 1M R i"'4-of-W1y. and .!lo 1llc riJhl lo o;lll ltf tri111 anr 1rcis ~pon 11!e PrOJlfflf •lllcll. i11 Callin,. touloJ. in Crantf() TQ.W111bk j~ 1,,,, • huud 10 Cruuc·1 (.acstilica. · 4. ~Qr')-ofRlaJlll-of•Wa,.GnnlOCl'CKl'Yt'IIIICrif"I ;a 11W" the Jl;iptl~W17f,;,r111 pu,r,OK nol in,;0W\1,m1 with CM ripl.s heffln ,ran1ed, pro:,•-idcd. 1h11 Gnnnor ,i.n not ronnrun i;,r 1Nin11in ,ny bullifi"I o, OUIIT M~llrc .:ton 1hc fliJln-ol'·W•y ffl4 OTJntot" shill da no bla!in, ~ithi;, :wtfns o!On m~; ,-.ntltla "'" houl Gnin,n:'t pril.,r 1"'l'it1et1 <·nuc-m. ,. l"'-•1. lly1e,r,rp11ns1n4 rnvrd"'f lhit tlM"U"ll"rrt. Gn.Mt"e IJnff!O illdnnl'lifya.nd 11oW t>•rml(11{;nin1orfrom 1ny111d all c:i:,i1n1 for inj•l'lft and/or dlllf!IOI" 111fktN by 1ny pcnon which may ~iaUK'd by , h• GTJn~'l tUrffll of LM ripl1 llcrcia p•lll£4; provi4«1. !!lat Or1111rc.~1t1LI nDI _,npn•ibk ro Gnin.r.or for anyinjuricl 1nd1 or ckoh'ltlfl 10 any pc:non ,:allMld b)l ai:"< or O!Tliuol'IM of GrarHor. 6. "budoraml, The riJhll herein 1rnm( shall conlinue until ,~II lime u Gmucc~ to use 11,,: kiJht-of·Wa)' (or I p,rriod of liw:c,1s11eceui¥1: )'Nrt. in orhil:k r'i·m lhil iru:ni=ni Jhal/ 1a,,.iNIC and 1!1 ri1h1.1 lm•1111der 11/IIM ftYffl to Gr1nlor. rrovidod, Iii.ti 110 ab.ndonrne111 1hlll be dmnc4 ID h11·e oc:currcd II,-rnKrn r: Gnrn1ec·11 f•;!lltt 10 io,i1iall)" irutall iii l1ciliLiC11 on 1he ~i1lll-of-W1y wiLhin 1111 ptriod or time from 1hc dale hcaor. R-2:S64 235-40 8708035 XJ-ACOIH D&scription: King~WA Document-Yea.r.Month.Day.DocID 1987.1123.476 Page: l of 4--·-~----Order: d Comment: · -,.«~ .. 7. 5-' _, .-..... 11M ripa.i, llll~al&k,.,..lbali1W1"~ 1M NQl(,of ud llc Midiq•PM lllcir~MICCINM........... . DATEo,..__tf___..,o1_ ... C .. ·,.,\,.,:\.cZc,u.( __________ :,._a_, __ !!¥.l_ __________ _ STATE OF WASHINGTON I ss , OMNTOlt ,._,o,--; . ~ . ..di(: i.~0 t ... ,, GIVE\ \Ima my bai.:.l 1rld orrici&J KM U\U ~>· of-...1...l.ll:."<c'----- STATE OF WASH!NGTON I ss C'OUJ\TY OF ) ':\.,'" :'li:ou,ry Public: in 1 IUldinc .. __ ,....,x:,,;u.,__, COfM\ i u I on CORPORATE AOi.;,,iO\I. ..FDG"1ENT On 11Ta____.dl,~ of ________ _ . 19...i.L_ bdori; 11K. lhc vndcnia:ncd, pmo111lly ;appcattd '"''-------------,--,-., 10 ""' t110•-n 10 ~ lh~ .nd • rnpC'C'lin:l}·. o( SHORELINE SAVJNc;s BANK 1hc '-OflJ'Oiacion thal nmi1e<1111~ Corr,,;;,in1 ,m1nr.mcnl. ind ach,;,'*kqc,d Illes.aid instn,mcnt lo;, br ~t free .fond •ol111111111· 1n ad dffll of w.id corporllliOfl. for 1~ use, ,nd P"''l'DIO lhclt111. ll'lrnlioncd. and an tlolllh 11*"4 thiil Ill~ lo t:lljtc,,IIC tllt: aid ir"G1n11nrn1 ind tha1 th,; KIii alf>ltd iJ lhc tllfPD111lC Kai oft.aid corpor1liol!, Wilnns my Julld u1d oflirill ,e1I h-=\o 1ffi.1.nl 111c di)' ar.d \"Qr fin1 1bo1-r wri.11m. ",'01a<y Publi~ in ind for !be S1au: of Waahin,tofl, 1c:u,,i,n111 ~~ ~ !": ~ == <" D,sscript:jon: K.ing,PiA Document-Year.Month.Day.DocID 1987.1123.476 Page: 2 of 4 __ Order: d Comment: r.1n,.---.....,,......,..-====---------- .. IM.TW llii,; _ _,_l_,2:~~·~•:> CIII ____ No--',.C-.= ... •---·-------, 19..!!,_ Ol4Nfo& ShOllltLINI SAVINGS BANJ., 41 AiiAU D. Moon Ruen L. Nc'IOn STATE OF WASHIMOTON 1 .. ' / _,. Jll:IWI)' ~Won.. "!P"fZ D, ftDOM i It' o k 1t.c ~-1-L..SmaiW la Ind .to UUUIN dlr 1ritWa. ""'-<-'""•'.'.stpid· llol-111tbli.trrw.1M ~~NJ...,. STATE Of' WASHINGTON COUNTY Of 1111' wichin 11kt fOfqOina Ull1nunma... .md eked few Ult U1C5 Pd pir,n-pinn !MnMI CilVEl'i ·• J 11;-,d ll'ld Dft'icil.1-1 this ----..-...di)'~ _____ ..o,...,. ____ , 19 __ STATE OFW~HIHGTON ) ss COUNTVOF kin9 ) NOlUJ '"11Wic ill MMII r. IIK S•c o{ YI. ~ .. _________ ""' __ _ CO,.,PORA"TE hCli.NC>WLl:OGM ENT On lhiL......l.L_d,i1 of Noypnbc[ , 19...11__ kf~-. tlK: •.drnia-d,. ,erJll',..Jly.appeamt HADCY fbrcmak •lld---------------~ to1Mluow1uobt1tt AU.IHIPt Vlq Pres.igent a.id .~i"'ly.of SHQREI.,lNE SAVINGS MNX 1hr~i ... 1barrxrMrdthtroniot111~nil'IICJl1. 111d ,clno..-kdlf1 rl!t s.aid tt1Scrv1Ma1 10 IJill the rrn and 'O"ORl11'iU) IC!. 1nd *°4 of 11tid ,nt,pctniti 11d p1Jrpoin 1ticrti11 mcMiOCIC'II, 111411n ~th P&l~ 1ha1 Jhe I 5 • 'tft'!" id im1rumu11nd1ha11ht Wil 1ffllftl ii,; tllf ~ti IQ! ofMil1' corponti-. . ·~ ~l ~<-'• ~ ~ Wi'lan& my h.111d ,rid of!'\Qll lal Knto 1ffl11.ed die IH) and yur r1fll 1bo,.·c )l'f~ L .;-·' ~ \ 1 '.. ~ ... '.'\ -. 7~·::··:: <'_,,,;•. ~-. t;<n'III s s I or, Exp 1 r1u I Descrjption: Kjng,WA Document•Year.Month.Day.DocID 1987.1123.476 Page: 3 of 4 Order: d Comment: .... EASEMENT ., o. Dcillr (Sl.oiatllld au~~ lknorifc • .._. • 11t1nr »I to ~ .. ~......,. .... .......,. ~_..,._.("°GrMlel".......... ....... .. MO..-------........ CD~ ._..f..,....._....~JnPlrtJt* .. .._. ~ c-,...,.._._: C-That portion ot the Southeut q Ur of tN Nortln,,.at quartar ~ th• BOUtheHt qmrt•r of Jec,ti TQwzaanip ;u North, ~ .S S,ut, N~N,. in ltin.!I' County, hin.9to11, lying &o1.1t.berly N in• :·wurln9 1'~ ,1 point 270 feet \Ith of tbe Horti.aa•t :... com•r t •aid •ubdiviUon; ,,.. .tJCEP'r South :"00 fNt of th• tfest 110 thereof; r-ANO !XCEPT We:11,t 30 feet thereof conveyed to ing COUnty for iJJ road purpo,ee deed :recordad under Auditor'• Fi No. l07676J. •1~ ha-rill,) d~ 111 foll~ • -=--::;v-r---7zffilH•••••••••"'·"i4,r,d;,"'-=====-ka ef-11 wdl .:a'tllr+t.,..._ ..,_ Th• South l Property. eet of the North 60 fel!"t of above deacribed -1 ........ Orantc,r 1111-t lbe ript 10 ~. OPtl'ltC.. 1111i'"'n. r,tplM". n: tlfflrie tf11111DIGIIKl'II atld/w eo11w:1Wn1 1ppunr1111nct1 lhcrtto. id! may illdudt btat'"' not li.rr.ltd lO tM rollewina: 1. D..._,lal8da P'oloa d~li~~-·,-1q_~,~-... b. u....,... f1dilia. lJnderpuu Nrild Ol pODnd ~DIIIUe(I (1cilili1$ ••,di U 1.IIOII ~nlMJc ll'M or lflOH Wi1h&JI ~ or l. At~Ono11tu1Jw/.,,."tlbcrip1ola-.1111""'~ich'-of· wraMIIQJ11J!w;p,..,...,,111Q11Hr01-10 ~ it rip,b ltcnvodcr, prvrideod, 1t1a1 G,......,uhiill -,rnak Gnnc 01 aar•-sc 111 1he .. ropen11'&\Ued "71~ o( -1 n,tu. of 1tCaS. J. oflrNL Grall!~ 1htll h1w1h, n,11, 10 cu, or 1timanyalld .ii bru1h Ri1J1t-ol'•W• , ml •bo 1beri1J1l tl1C\1Lor trim.ally \m:a \lp!ll!hc f'rop,:n~ whi,,;::h,111f•ll11t j11dJC1Mnl, br, rd 10 Gra,1rc·s fadli11et ~t.Jndi111 or&n1•iq:11pon UI~ wd., 11'1Gr•n1tt'11c::ai1.0Nbl1 ... Gnntqt"'l •"af -ol-.Wa, On11t11rrner,~lhc risht IO IAC \IM: R1P11-o(•W1.yro1 • ..,. p IIOI il'ICOl'l)i\lnlt ..;1111111 ri1hlll:!Eff!t1&111n1r , ol'ided, 1h11 Gnn111rJtiaQIIOI rolll(OldUJNir.t.ai;,in}"l>uikllihf;orOCMI" '.l<lllKMlM Ri&I" .of. WI)" aDd Oni114«NJ.1Ud blat1Pl1 wi1lt,t1 JOO rnt orOnnur\f~il.ic:i, wilho111 Gralllh:'lpriorwi1 IWIIKl!I. j. T""-idl'7. 8y.cuptin,111d 11 "ri,1~ileHt111tn1.Gr11nlHa.-1oiitd«1111'1ify1,wl hold hlrm.l2'1Gnillfor m ._.,y a11< ·: :l&im1 fO<J inj11ri• 1-4/0f 11,,ma frre4 by111ypm,oo wttich nllY bcehMII by \WGq•tft'u·;ulaKolt nJhi• hntiA p,,•tcl; prv,'ldcd, 1lu1 Or1111re shli bl mpo,niblc 1•Gr1n1or lor anr htjl'ria alldJ Of 411N1n lo 1r,y pcm,n Cllll&III lly ao:1 or ,amjqiotlJ O{ (iraTII.Gr, ti. A~,nL T1lt ript1hue\n F111tM1ball lllil1udl1imtuGrlfll(lttmiA\OUKlllt-R~-CIJ . ."W1y ror I ptJiod tffl\l'e{5) •-iw ran, in -.Jiio.hntm thi. CUfmC tcrffli1111U:&IIII all ript1 ltacu.Ma' .,_.~to OranlOf, ~ 1h11 t1111bt,11donmm1 ,tiaH k drtmal 111 i..~ °""' bytuJOn or ClraMCt'I l1ilvrYI o initial,-im11II it1 facili,ic. an 1ht Jl:i.Jhc-of•W.JJ ..;tllin any ,criol ol Lime (r'll'I' lhc dllr (. R-2~64 235-40 B70903S KJ-ACOOl DQscription: King, WA Document-Year.Month. Day. DocID_ 1987.1123. 476 P•'!!!_:~f 44_ ... --- :)rder: d Comment : #1. £A Wli ;e. l •' ~ <X ~ ::;; ~ w en ' z "' z N 0 f- Cl.. <:) :;: z f-I (/) ~ 0 <{ ·~~ :;: -' u ~ ~p ~m w f-00 (/) z ~ u_ ::, 0 0 u -.;-<:) ' '-"'I z 0 '.'<'. 0 w "' (/) 0 :, .; ,.. :, '-"' " ;::' z -----+--- ·~. - ··b ~ ~8~ .. t~~; ffJJ .. ll'l i'l ""-; .. ~;~ l;~;r ~~~i'l ;:.!, g~~ 'r:;,:1_ :JPi ~iii !,,, b!!'! -----~--- ·3·s " .ii ! oij ~e: .... ~2 j "'~ ,; ~iir .. ~~ ' 1·, ija~1~~!K~1 it• ~~h~ .. ~, ~t~t¥lt~~§ ·'' ,H!r, ,, .. , "" rw;,h)!Jl ~~~ i~ :,;!E~; .. , ~i~ ~~n"~"tiS ~:ti i2~n:r~~~a ;;!'!;. ~8t';;;;~~8f;:; ~-~ T"· ·"' ;!, Jl t~Pa~; _h-~a~ 8 n~ ,,n ·''!' g; --,,..:~·al !i i!!'!,~~rlie li'l1 !!'i gr~ uu!'!l ~~:!ih ,,, =-·~ e. •• ·": 4 ~·:i~ ,--E ,,_.'!' ' lit' ,tr~ ,i!) ;~~.: ~i'l~~ :~i'i. ;i•l1 "'; a;:\.~ u~r . . ' l! .. ji'l ,, ;r !; " ~1 " 1: li ~;; 'i'l ·g ,,!,- ill.I ~;~ ~ 1,,' s L I ;/ ~ k, 1/) I~ ;( /,f,, .S(.ll.00 _'; .6~ t-/ I I I I 'li• ,) .. ··. 31'1~ !" ·t':!o'" ~~-.,; --,· , . I ··.~;~iii' j;~~ ;~h' h ;~r,t,~ r,.;:~~-~;~~1110 j,,·-i':i"',·'' ,·, . ~<!El ·"'--~•§-,~~-!I:' ~ 8 -a~r~~ ,~ 'l!~i 1+ 'l•!,•'ll "K-"' .i d~~t~l;;.,; i_jf~ij~!J'1t:I ~~i·?s !' ,_ ·.1 ... '•!"' ":t":;;',(C,n' )'I-:,~;~ ,!.:; ~~ ~ l C 'i a -'!'lj, ~ 'l~ ~J ~ r:: !:~~t~h!e~!1j~£!~~ Fl · -' !.,·· ~u'r§~~~~i~*~t ~; ,w--sc~~;!i1 yQs, =~!~~i~t 1'°1-if'r~ •. ·~l~r~lalra1~ -e~f !'ii 1,,,,, ,••i-, :1 a"'-w~ ..-~ " · • ~ .. ,_~il~!~!~~;~it! ~~egB !'!~!S~~~a~~8} zz ' 8 • ~ <{ I g, w "' o::.~~ <:Cr, E'! ' ,. ,/i ig~ !''!'!' '(:., ~ :; ll;t!:~ fai;~it~ ~~!!e~; 'l'!''' c· ~ .HS~ /!',''i -•' i§il~!~ ,1!1°1! r:.~ui;~ i:;;-1h:i ··!'!1' '''",. ' ~t§:s~~t ·~ "'1 ,,.,, o:i....) ,-, '--i· .. --i-1 1··~·~r 1 r f'· :· j \.I /' I !. t : ' . ' .. ; I : ~1 ' j,. ; j I I l l ' j l l ' l l l I t .C,.a1. .. · .. "'1PI.W....:Z • ~ .,C,f WHEN R'ECU!lDEO RETURN ID. Office of tht' ..::;l\··.':-rk Renton Muru..::i;')I t,ullJU\g 200 M'!L!'_venui: South R.entoiQ,V A ~tro~ UJ Q " t• .. =-~ co """' -. -.c:.: C; I·. - ; CITY OF R2NTON, WASHINGTON ... 0RDINANC2 NO. 4612 AN OIDllllUTCE OF TBB CITr OP Ri:NT()l,I, WABllnlCiTQlf, ESTULISl!DIG All ASSB8SJIKH'l' DISTRICT POil SAlll'l'ARY SJnUm SBRVICI: m A POB.TIOli OP THl! SOUTH BIGB~s. DATIID. DOlQIS, AND IIAPLlfflOOD SUB-BASINS Allil KSTABLl:BHIJl'O Tllli AKOIJllT o, THE CHAltGB Ul'O~ Com(ECTION 'l'O 'l'BB FACILITIES. Tl!B CITY COUNCIL OP THE CITY OP RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS, SECTION I. There is hereby created a Sanitary sewer Service Special Assessment District for the area served by tbe EaBt Renton Sanitary Sewer Interceptor in the nortlteast quadrant or 1:he City of Renton and a portion of its urban growth area within unincorporated King County, which area is more particularly described in Exhibit "A" attached hereto. A map or the service area is attached as Exhibit "B." The recording or this document is to provide notification o! potential connection and interest charges. h'hile this connection charge may be paid at any time, the ' City does not require payment until. such time as the parcel is connected to and thus benefiting from the sewer facilities. The property may be sold or in any other way change hands without triggering the requirement, by the City, of payment of the charges associated with this district. SIC:'UO)T II , Persons connecting to the sanitary sewer facilities in thia Special Assessment District and which properties I t :::: ii! s ~ ~ ~ :!! I i s " ~ = i 8 l i I ' i ! l i .. tc..· ----------------------------------- I l j ORDINANCE 4 612 have not been charged or assessed with all costs of the East Renton Sanitary Sewer Interceptor, as detailed in this ordinance, shall pay, in addition to the payment of the connection permit fee and in addition to the system development charge, the following additional fees: A. Per Unit Charge. New connections of residential dwelling units or equivalents shall pay a fee of $224.52 per dwelling unit and all other uses shall pay a unit charge of $0. 069 per square foot of property. Those properties included within this Special Assessment District and which may be assessed a charge thereunder are included within the boundary legally described in Exhibit "A" and which boundary is shown on the 'rn2.p attached as Exhibit "B. w SECTION Ill'., In addition to-the aforest.ated charges, there shall be a charge of 4.11\ per annum added to the Per Unit Charge. 'l'he interest charge shall accrue for no more than ten (10) years from the date this ordinance becomes effective. Interest charges will be simple interest and not compound interest. SECTION IV. This ordinance shall be e!fective upon its passage, approval, and thirty (30) days after publication'. PASSED BY THE CITY COUNCIL this 1.llh day of ___ J.,.u ... n.,e __ ___._ ... 1996. City Clerk OllDINANCE 4612 APPROVED BY THE MAYOR this 10th day of J __ u_n_e~~~~~-' 1996. Appro~as to fonn: . oe~~-...... 12-- f Lawrence J. Warren, City Attorney Date of Publication: 6/14/96 ORD.576:5/20/96:as. J l 1 I i 3 ''-----------------------... l l j ' • • f Exhibit A LEGAL DESCRIPTION OF THE SPECIAL ASSESSMENT DISTRICT FOR THE CITY OF RENTON -EAST RENTON INTERCEPTOR Portions of Sections 8, 9, 10, 11, 14. 15. 16. 17, 21 and 22 all in Township 23N. Range SE W.M. In King County, Washington Section B, Township 23N, Range SE W.M. All of that portion of Section 8, Township 23N, Range SE W.M. lying East of the East right-of-way line of SR-405 and South of the following described line: Beginning at the Intersection of the East line of said Section 8 with the centerline of NE 7th Street: thence Westerly along said centerline of NE 7th Street to Its intersection with the centerline of Sunset Boulevard NE; thence Northerly along the centerline of Sunset Boulevard NE to the North line of the Southeast V.. of said Section 8; thence West along saJd North line to the East rtght-of-way line of SR-405 and the terminus of saJd line. Section 9, Township 23N, Range 5E W.M. All of that portion of Section 9, Township 23N, Range SE W.M. lying South and East of the following described line: · Beginning on the centerline of NE 7th Street at Its Intersection with the centerline of Edmonds Avenue NE: thence Easterly along the centerline of NE 7th Street to Its intersection with the centerline of Monroe Avenue NE: thence North along said centerline to the South line of the Northeast 'A of said Section 9; thence East along said South line to its intersection with the centerline of Redmond Avenue NE; thence Northerly along sald centerline to Its intersection with the centerline of NE l 0th Street: thence East along said centerline to the East line of said Section 9 and the terminus of said line. Section 10, Township 23N, Range 5E W.M. All of that portion of Section 10, Township 23N, Range 5E W.M. lying Southerly and Westerty of the following described line: Beginning on the West Une of Section 10 at its Intersection with the North line of the South \"., of the North i,,, of said Section l O: thence East along said North line to its Intersection with the centerline of 142nd Avenue SE; thence Southerly along said centerline to Its Intersection with the North line _of the Southeast 114 of said Section 1 O; thence East along said North line to its intersection with the East line of said Section 10 and the termJnus of said line . F I t I j i I I f I I 1 l i ; uga/ Description of the Special Assl'SSment District for the City of Renton -East Renton Interceptor Section 11, Township 23N, Range SE w.M. All of the Southwest 14 of Section 11. Township 23N. Range 5E W.M .. Secdon 14, Township 23N, Range 5E W.M. Page 2 of3 All of that portion of Section 14. Township 23N, Range SE. W.M. described as follows: All of the Northwest 14 of said section, together with the South~t V.. of said section, except the South 'h of the Southeast \4 of said Southwest 14 and except the plat of McIntire Homesltes and 1h of streets adjacent as recorded In the Book of Plats, Volume 58, Page 82, Records of King County, Washington. and except the South 151.55 feet of the East 239.435 feet of Tract 6, Block 1 of Cedar River Five Acre Tracts as recorded in the Book of Plats, Volume 16, Page 52, Records of King County, Washington, less 1h of the street abutting said portion of Tract 6, Block I. and less Tract 6, Block 2 of said Cedar Rtver Five Acre Tracts, less 1h of the street adjacent to said Tract 6, Block 2, and except the South 82. 785 feet of the East 150 feet of Tract 5, Block 2 of said Cedar River Five Acre Tracts and less 1h the street adjacent to said portion of Tract 5, Block 2. Section 15, Township 23N, Range SE W.M. All of that portion of Section 15, Township 23N, Range SE. W.M., except the Southwest V.. of the Southwest V.. of the Southwest 14 of said section. Section 16, Township 23N, Range SE W.M. All of that portion of Section 16, Township 23N, ~~e 5E W.M., except that portion of the Southeast 1A of the Southeast V.. of the Section 16 lying East of the East line of the Plat of Maplewood DiviS!on No. 2 as recorded in the Book of Plats Volume 39, page 39. Records of King County Washington and Its Northerly extension to the North line of said Southeast V.. of the Southeast V, of the said Section 16 and except that portion of said section lying Southerly o.f the Northerly right-of-way line of SR-169 [Maple Valley Highway). Section 17, Township 23N, Range 5E W.M. All of that portion of Section 17, Township 23N, Range 5E W.M., lying Northeasterly of the Northeasterly right-of-way of SR-169 (Maple Valley Highway) and Easterly of the East right-of-way line of SR-405 less that portion lying generally West of the East and Southeasterly line of Bronson Way NE lying ~\OATA\REMIDO'IIKl!'AEVISEDSADLf(U.L~ ! ___________________ _ Legal Description of the Specuzl Assessment District for the City of Renton -East Rmwn Inlerceptar Page3 o(3 between the South line of the NE 3rd Street and the Northeasterly margin of SR- 405. Section 21, Township 23N, Range 5E W.M. All that portion of Section 21, Township 23N, R 5E W.M. lying Northeasterly of the Northeasterly right-of-way line of SR-169 (Maple Valley Highway) and West of the East line of the Plat of Maplewood Division No. 2 as recorded in the Book of Plats, volume 39. page 39, Records of King County, Washington. Section 22, Township 23N, Range 5E W.M. All of that portion of Section 22. Township 23N, Range 5E W.M. descrtbed as follows: All of the Northwest J,4 of the Northeast 'A of said Section 22 lying Northerly of the Southerly line of the Plat of Maplewood Heights as recorded In the Book of Plats, volume 78, pages 1 through 4, Recon:ls of King County. Washington. Together with the North 227.11 feet of the West 97.02 of the Northeast 1A of the Northeast 1A of said Section 22. I ' ' i ~ ' f ! ' ,, ! , Exhibit s EAST RENTON NTERCEPTOR Special Assessment District Boundary 2000 1:24,000 -------City Umil• CZT.J...l] Spec!ol ;..,.....,ont Distrld ' ~ i 'i ! I J I ; ! I I ' ' I l ; ' . . . . Return Address: · Cjty.Clerk's Office City of Renton 1055 s. Grady Way Renton WA 98055 . 20080605001936.001 l'luso ,,1., "~-1arorma11ea WASHINGTON ST ATE RECORDER'S Cover Sheet IRcw 65.CMl Document Title(s) (or transactiol>S conlained cb=in~ (111 ueas applicable to your doc:umont !!!!YI be filled in) r. Ordinance No. 5203 2. 3. 4. Reference Number(s) of Documents assigned or released: Additional referenco #'son poge __ of document Grantor(s) (Lui name, &st name, initials) 1. City of Renton . . 2. Additional nam:s OD page_ of document. Grautee(s) (l.d. namo fim, then ftatnamc llJld inilials) I. . 2. ' Additional names OD page __ of documeoL .. Le~ description (abbNn'iatcd: i.e. lo~ block, plat or sectioo, township, Wl8•) t.eortion of the south half (l/2) of the northwest quarter of the · southeast quarter of Section 10, Township 23 North, Range S Bast,· Additional kpl 1$ on page _J__ of doci,-1 Assessor's Property Tax ParceYAccount Number-D Assessor Tax # not )'el assjgncd The Auditor/Recorder will rely on the information provided Oil the form. The staff will not road tho clocumml to. verifv fue accuracv or co-letencss of the · · • iruonnation -vided herein. I am requesting an emergency nonstandard recording for an additional fee as provided in RCW 36.18.01 O. I understand that the recording processing requirements may cover up or otherwise obscure some part of the text of the original documcnL ____________________ Signature ofRequestingParty • , ·, 20060505001935.002 CITY OF RENTON, WASHINGTON ORDINANCENO. 5203 AN ORDINANCE OF THE CI1Y OF RENTON, WASHINGTON ANNEXING CERTAIN TERRITORY OF THE 'CITY OF RENTON (HOQUIAM ANNEXATION; Fil..E NO. A-0S-002) wm::REAS, Wider the provisions ofRCW 3SA 14.120, as amended, a petition in writing requesting that certain territory contiguous to the City ofRentoo, as described below, be 1111DeXed to the City of Renton, was pnlSCllted and filed with the Crty Clerk on or about February 28, 2005; and WHEREAS, prior to the filins and cirrulation of said petition for annexation to the City of Renton, the petitiooing owners ootifi«I the City Council of their intention to oommenc:e such pmooedings as provided by law, as more particularly specified in RCW 3SA14.120, and upon public hearing ~o, it having been determined and the petltjoning owners having a8f'*I to assume their fair share of the p~ outstanding indebtednesa of the City of Renton as it pertains to the 1erritory petitioned to be aonexed; and to accept that portion of tho City's Comprehensive Plan as it pertains to the territoly including the applicable 2'.ooing Code relating thereto; and WHEREAS. the King County Department of Asscs,mcm• has c:xarnined and verified the signuures oo the petition for annexation on or about August l, 2005, and determined that the signatures 1ep1esem m least sixty peicent (60%) of the area to be annexed'• .. _sed "Yllluc ( t'IJ[cluding streets), as provided by law; and l CERTIFICATE I, the undenigned City Clerlt of the City of Renton, Wublngton, certify that this Is a true and comet copy of oo 5iP3 Subscribed and wled this~.,. ~Or/J... ""'1t::n11: . C~ Clerk • Wtltm -----··~----·-···-· ·• . ? , 20060506001936.003 ORDINANCENO. 5203 WHEREAS, the Economic Development, Neighborhoods and Strategic Planning Department of the City of Renton having comidered and recommended the annexing of said propaty to the City of Renton; and WHEREAS, the City Council fixed September 26, 200S, in the City Council Chambers, City Hall, Reoton, Washington, BS the time and place for public bearing upon the pelition and notice tbereofbaWl8 been given as provided by law; and WHEREAS, punRl8Dt to said notices public bearings have been held at the time and place specified in the noticea, and the C-O!mcil having consida>ed all matters in connection with the petition and further determined that all legal requimnents and procedures of the kw applicable to the petition method fur annexarim have been met; and WHEREAS, the King C-O!mty Boundary Review Board baWl8 deemed the "Notice of Intention" app:cmd BS ofFebruary 7, 2006; and WHEREAS, the City of Renton is coneurreotly ZOlling the aor-eution site R-8, eight units per net aae; NOW, TBEllEJl'ORE, nm CITY COUNCIL OF nm CITY OF RENTON, WASIDNGTON, DOES ORDAIN AS FOllOWS: SEC'IJQNL All requirements of the law in regard to the annexation by petition method, iocludiDg the provi,ions ofRCW 3SA14.120, 130, 140 and ISO, have been met The petition fur anneration to the City of Renton of the property and territory described below is hereby approved and granted; the following desaibed property, being eontig,..-.1s to the City limits of the City ofReoton, is hereby annexed to the City ofRent.on, and such annexation shall be etfeetivc on and after the approwl, passage, and publication of this 'Ordinance; and on snd 2 ------------- • • , ' 20060606001936.004 ORDINANCE NO. 5203 after said date the property shall constitute a part of the City of Renton and shall be subject to all its laws and ordinances then and thereafter in force and effect; the property being described as fullows: See Ilxhibit "A" attached hereto and made a part hereof as if fully set forth herein, [Said p~. ~ 20.5 acres, is mierally located immediately not! of NE 6 Street, if extended, and eB!t of 140-Avenue SE, if extended to 144 A venue SE. It is bordered by SE 120"' Street, if extended, on the north} and the owners of the property within the annexation shall assume their fair share of the out•anding indebtedneas of the City of Renton as pn,saibed in RCW 35A14.120 as it pertains to the property, and the property shall be subject to the City's Comprehensive Plan and 7-0ning Code. SECTIONn. This Ordinance shall be effective upon its passage, approval, and five days after its publication. A certified copy of this Ordinance shall be filed with the King County Counci~ State of Washington, &lid as otherwise provided by Jaw. PASSEDBYTHECITYCOUNCILthis 24th dayof April .2006. Boonie I. Walton, City Clea: . APPROVED BY THE MAYOR this 24th day of _ ___,_A,..p~r~i l,:____ ___ _,. 2006 . . . . '·_ ......... ,. ' : ' ' ORDINANCENO. 5203 Approwd as to form: ~--·•·· ~~' 1· ~¥ ~ ~ -· Lawrence 1. Warren, City Attorney Date of Publication: 4/28/2006 (summary) ORD.1253:3/29/06:ma 4 20060606001936.006 ' • .. ORPINANCE KO. 5203 Exhibit '.'A" HOQ11IAMA.NREXA.110N LEGAL DESCRIPUON 20060606001936.006 That pordon of Ibo IOlllh half (1/2) of tho 110111u.-qumeerof lbe sau•beut ..-, ot SectiOD 10, Townmip 23 Noctb, Range S Bal, W.M. ID King Coullty, Wnlrington, lyinf IIOl!heriyofdio GliltiDg City Umirs of Ral«oa as 81111W!c1 by OrdillllDce No. 4924; TOGm'8BR wnH tbe soolh 30 feet of !he awthwal qumeer of Ibo nOllbweol quarw of !he 80':d: •• quadl!l"of llid Sccdoa 10, Aid IOUlb 30 lbet a1sa beiD& mown .·ss 122"' Street; 111d TOGB'l'H!!R wrrH 1be 80'Jllt 30 fed of lbe west 30 feet of tbe IIMbcMt quarter of !be 1111.tlh..c.1 qua,ta:of lbe-ll If quarter of said Section JO, said J*i:d also beiDa koowD a a podia, of SB 142"" Slleet. ---------~ --------- , ' . 20060506001936.007 OIDINAICE WO.~ Proposed Hoquiam Annexation o~!l.iiiiisoo~~~t600. t f9n1:Ylcdylllll) -·-C: e ---·--------1:9600 -:=.-=- First American First American Title Insurance Company 3866 S 74th St Tacoma, WA 98409 Phn -(253)471-1234 Fax - p\J'.NN\NG o£\'El~~~sN1oN ,...,\) 1 Developer Services Fax No. (253)671-5802 ' ' 1'u'ull j\}L Shari Workman E.\\Je.O c253J611-5824 Re.C sworkman@firstam.com To: Seattle Mortgage Company 6450 Southcenter Blvd Ste 106 Seattle, WA 98188 Attn: Tom Foster Vicky L. Willis (253)671-5834 vlwillis@firstam.com File No.: 4268-766571 Your Ref No.: Langley Meadows Re: Property Address: 12208 142nd Avenue SE, Renton, WA 98059 Supplemental Report 1 Dated: June 09, 2006 at 8:00 A.M. Commitment/Preliminary Report No. 4268-76657.t dated as of February 16, 2006 (including any supplements or amendments thereto) relating to the issuance of an American Land Title Association Form Policy is hereby modified and/or supplemented as follows: There has been no change in the title to the property covered by our Commitment/Preliminary Report dated 02/16/2006 at 7:30 a.m. except as noted below: Paragraph No(s). 2 has/have been amended to read as follows: 2. General Taxes for the year 2006. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 1023059371 1st Half Amount Billed: $ 1,501.61 Amount Paid: $ 1,501.61 Amount Due: $ 0.00 Assessed Land Value: $ 107,000.00 Assessed Improvement Value: $ 125,000.00 2nd Half Amount Billed: $ 1,501.60 Amount Paid: $ 0.00 Amount Due: $ 1,501.60 Assessed Land Value: $ 107,000.00 Assessed Improvement Value: $ 125,000.00 Page 1 of 2 Date: lune 09, 2006 File No.: 4268-766571 (SW) Paragraph No(s). 7 has/have been amended to read as follows: 7. Evidence should be submitted prior to closing of the authority of the officers, if other than Clinton T. Foster as Director and Gerald L. Stump as Director of Langley Development Group Inc., to execute the forthcoming instrument. Paragraph no.(s) 8 of our Commitment/Preliminary Report has/have been eliminated. The following paragraph no(s). 12 has/have been added to our Commitment/Preliminary Report to read as follows: 12. The terms and provisions contained in the document entitled "Ordinance No. 5203" Recorded: May 5, 2006 Recording No.: 20060505001935 The following note(s). E has/have been added to our Commitment/Preliminary Report to read as follows: E. All matters regarding extended coverage have been cleared for mortgagee's policy. The coverage contemplated by this paragraph will not be afforded in any forthcoming owner's standard coverage policy to be issued. First American Title Insurance Company By: Vicky L. Willis for Shari Workman, Title Officer cc: Seattle Mortgage Company Page 2 of 2 Form No. 1068-2 ALTA Plain Language Commitment First American Developer Services Fax No. (253)671-5802 Shari Workman (253)671-5824 sworkman@firstam.com To: Seattle Mortgage Company 6450 Southcenter Blvd Ste 106 Tukwila, WA 98188-2552 Attn: Tom Foster .ommitment No.: 4268-766571 Page 1 of 8 First American Title Insurance company 3866 S 74th St Tacoma, WA 98409 Phn -(2S3)471-1234 Fax· Vicky L. Willis (253)671-5834 vlwillis@firstam.com File No.: 4268-766571 Your Ref No.: Langley Meadows Re: Property Address: 12208 142nd Avenue SE, Renton, WA 98059 COMMITMENT FOR TITLE INSURANCE Issued by FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months after the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-L The General Exceptions and Exceptions in Schedule B-II. The Conditions. This Commitment is not valid without Schedule A and Section I and II of Schedule B. First American Title Form No. 1068·2 ALTA Plain Language Commitment SCHEDULE A 1. Commitment Date: February 16, 2006 at 7:30 A.M. 2. Policy or Policies to be issued: AMOUNT Short Term Rate Owner's Standard Coverage $ 297,000.00 $ Proposed Insured: Langley Development Group Inc., a Washington Corporation Extended Mortgagee's Coverage Proposed Insured: Seattle Mortgagee $ to follow $ mmltment No.: 4268-766571 Page 2 of 8 PREMIUM TAX 872.00 $ $ 3. (A) The estate or interest in the land described in this Commitment is: A fee simple. (B) Title to said estate or interest at the date hereof is vested in: James Lee Zerby and Cynthia L. Zerby, husband and wife 4. The land referred to in this Commitment is described as follows: Real property in the County of King, State of Washington, described as follows: 76.74 The West 300 feet of the North 132 feet of the Scutheast quarter of the Northwest quarter of the Scutheast quarter of Section 10, Township 23 North, Range 5 East, W.M., in King County, Washington; EXCEPT the West 180 feet of the North 102 feet thereof; ALSO EXCEPT the West 30 feet conveyed to King County for road by deed recorded under Recording No. 3076763. APN: 1023059371 First American Title Form No. 1068-2 ALTA Plain Language Commitment Toe following requirements must be met: SCHEDULE B SECTION I REQUIREMENTS immitment No : 4268-766571 Page 3 of 8 (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (B) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of Item(s): (F) Other: (G) You must give us the following information: PART ONE: 1. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. other: SCHEDULE B SECTION II GENERAL EXCEPTIONS A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. E. (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; whether or not the matters excepted under (A), (B) or (C) are shown by the public records; (D) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or herealter furnished, imposed by law and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof, but prior to the date the proposed insured acquires of record for value the escrow or interest or mortgage(s) thereon covered by this Commitment. First American Title Form No. 1068-2 AL TA Plain Language Commitment PART TWO: SCHEDULE B SECTION II EXCEPTIONS mmitment No.: 4268-766571 Page 4 of8 Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are available from the office which issued this Commitment. Copies of the policy forms should be read. 1. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for unincorporated King County is at 1.78 O/o. Levy/Area Code: 4342 2. General Taxes for the year 2006. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 1023059371 1st Half Amount Billed: $ 1,501.60 Amount Paid: $ 0.00 Amount Due: $ 1,501.60 Assessed Land Value: $ 107,000.00 Assessed Improvement Value: $ 125,000.00 2nd Half Amount Billed: $ 1,501.61 Amount Paid: $ 0.00 Amount Due: $ 1,501.61 Assessed Land Value: $ 107,000.00 Assessed Improvement Value: $ 125,000.00 3. Facility Charges, if any, including but not limited to hook-up, or connection charges and latecomer charges for sewer, water and public facilities of City of Renton as disclosed by instrument recorded under recording no. 9606210966. 4. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Cynthia L. Shields, a married person and James L. Zerby, a Grantee/Beneficiary: Trustee: Amount: Recorded: Recording Information: married person Wells Fargo Home Mortgage, Inc. H and L Services, Inc. $186,053.00 October 3, 2003 20031003000982 First American Title form No. 1068-2 ALTA Plain language Commitment 5. Deed of Trust and the terms and conditions thereof. mmitment No : 4268-766571 Page 5 of B Grantor/Trustor: James Lee Zerby and Cynthia L. Zerby, husband and wife Grantee/Beneficiary: Boeing Employees' Credit Union Trustee: First American Title Amount: $20,000.00 Recorded: October 9, 2002 Recording Information: 20021009002793 The lien of said Deed of Trust was subordinated to the lien of the instrument recorded October 3, 2003 under recording no. 20031003000982 by agreement recorded August 19, 2004 under recording no. 20040819000942 . 6. The Deed of Trust shown in Paragraph 4 herein was executed by Cynthia L. Shields. If said party is identical to Cynthia L. Zerby, the forthcoming instrument should be executed by Cynthia L. Shields, who acquired title as Cynthia L. Zerby, to impart constructive notice. 7. Evidence of the authority of the officers of Langley Development Group Inc., a Washington corporation , to execute the forthcoming instrument, copies of the current Articles of Incorporation, By-Laws and certified copies of appropriate resolutions should be submitted prior to closing. 8. Potential lien rights as a result of labor and/or materials used, or to be used, for improvements to the premises. An indemnity agreement to be completed by Langley Development Group Inc., a Washington corporation, is being sent to closing escrow and must be submitted to us prior to dosing for our review and approval. All other matters regarding extended coverage have been cleared for mortgagee's policy. The coverage contemplated by this paragraph will not be afforded in any forthcoming owner's standard coverage policy to be issued. 9. Easement, including terms and provisions contained therein: Recording Information: 347794 In Favor of: Snoqualmie Falls and White River Power Company For: electric transmission line(s) 10. Easement, including terms and provisions contained therein: Recording Information: 2990202 In Favor of: Puget Sound Power & Light Company For: electric transmission line(s) 11. Right to make necessary slopes for cuts or fills upon said premises for 142nd Avenue Southeast as granted by deed recorded under recording no. 3076763. First American Title Forni No. 1068-2 ALTA Plain Language commitment INFORMATIONAL NOTES mmitment No.: 4268-766571 Page 6 of 8 A. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. B. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. C. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. SE Sec. 10, Twp. 23N, Rg. SE APN: 10230593 71 D. According to the application for title insurance, title is to vest in Langley Development Group Inc., a Washington Corporation. First American ntle Form No. 1068~2 ALTA Plain Language Commitment CONDITIONS 1. DEFINITIONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. mmitment No.: 4268-766571 Page 7 of 8 (b)"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule B -Section II may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schedule B -Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us aoout it in writing. 4. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B -Section I or eliminate with our written consent any Exceptions shown in Schedule B -Section II. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to its terms. Hrst American Title Form No. 1068-2 ALTA Ptain Language Commitment ~ A /J { II J ~ ~& ----- First American PRIVACY POLICY We Are Committed to Safeguarding Customer Information mmltment No.: 4268-766571 Page 8 of 8 First American Title Insurance Company 3866 S 74th St Tacoma, WA 98409 Phn -(253)471-1234 Fax - In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information -particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our parent company, The First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information which you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values, a copy of which can be found on our website at www.firstam.com. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect include: • Information we receive from you on applications, forms and in other communications to us, whether in writing, in person, by telephone or any other means; • Information about your transactions with us, our affiliated companies, or others; and • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies, and escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. © 2001 The First American Corporation • All Rights Reserved First American Title First American First American Title Insurance Company 3866 S 74th St Tacoma, WA 98409 Phn -(253)471-1234 Fax - l'\)\N1'1\1'1G pl<\tN' ,n-01'1 .)C 'c,":;'f, of Bl'-•~· ,, Developer Services Fax No. (253)671-5802 , , 1\)l)o \\Jl Shari Workman ~, i::cE.\\JeO (253)671-5824 ~ i.-sworkman@firstam.com To: Seattle Mortgage Company 6450 Southcenter Blvd Ste 106 Seattle, WA 98188 Attn: Tom Foster Vicky L. Willis (253)671-5834 vlwillis@firstam.com File No.: 4268-773215 Your Ref No.: Re: Property Address: 12204 142nd Avenue SE, Renton, WA 98059 Supplemental Report 1 Dated: June 09, 2006 at 8:00 A.M. Commitment/Preliminary Report No. 4268-773215 dated as of March 01, 2006 (including any supplements or amendments thereto) relating to the issuance of an American Land Title Association Form Policy is hereby modified and/or supplemented as follows: There has been no change in the title to the property covered by our Commitment/Preliminary Report dated 03/01/2006 at 7:30 a.m. except as noted below: General Schedule Rate Owner"s Standard Coverage: Amount : $315,000.00 Premium: $1,130.00 Construction Loan Rate Extended Mortgagee's Coverage: Amount:$ To Follow Premium:$ Paragraph No(s). 2 has/have been amended to read as follows: Page 1 of 2 Tax: $99.44 Tax:$ Date: lune 09, 2006 File No.: 4268-773215 (SW) 2. General Taxes for the year 2006. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 102305915104 1st Half Amount Billed: $ 1,115.48 Amount Paid: $ 1,115.48 Amount Due: $ 0.00 Assessed Land Value: $ 101,000.00 Assessed Improvement Value: $ 69,000.00 2nd Half Amount Billed: $ 1,115.48 Amount Paid: $ 0.00 Amount Due: $ 1,115.48 Assessed Land Value: $ 101,000.00 Assessed Improvement Value: $ 69,000.00 Paragraph No(s). 4 has/have been amended to read as follows: 4. Evidence should be submitted prior to closing of the authority of the officers, if other than Clinton T. Foster as Director and Gerald L. Stump as Director of Langley Development Group, INC, to execute the forthcoming instrument. First American Title Insurance Company By: Vicky L. Willis for Shari Workman, Title Officer cc: Seattle Mortgage Company Page 2 of 2 Form No. 1068-2 ALTA Plain Language Commitment First American Developer Services Fax No. (253)671-5802 Shari Workman (253)671-5824 sworkman@firstam.com To: Seattle Mortgage Company 6450 Southcenter Blvd Ste 106 Tukwila, WA 98188-2552 Attn: Tom Foster ommitment No.: 4268-773215 Page 1 of 8 First American Title Insurance Company 3866 S 74th St Tacoma, WA 98409 Phn -(253)471-1234 Fax - Vicky L. Willis (253)671-5834 vlwillis@firstam.com File No.: 4268-773215 Your Ref No.: Re: Property Address: 12204 142nd Avenue SE, Renton, WA 98059 COMMITMENT FOR TinE INSURANCE Issued by FIRST AMERICAN TITLE INSURANCE COMPANY Agreement to Issue Policy We agree to issue a policy to you aa:ording to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months after the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-1. The General Exceptions and Exceptions in Schedule B-11. The Conditions. This Commitment is not valid without Schedule A and Section I and II of Schedule B. A'rst American Title Form No. 1068-2 ALTA Plain Language Commitment SCHEDULE A 1. Commitment Date: March 01, 2006 at 7:30 A.M. 2. Policy or Policies to be issued: AMOUNT Home Owner's Rate Eagle Protection Owner's Coverage $ 315,000.00 $ Proposed Insured: Langley Development Group, Inc., a Washington Corporation Commitment No.: 4268~773215 Page 2 of 8 PREMIUM TAX 904.00 $ 79.56 Simultaneous Issue Rate Extended Mortgagee's Coverage Proposed Insured: $ To Follow $ To Follow $ To Follow Seattle Mortgage Company 3. (A) The estate or interest in the land described in this Commitment is: A fee simple. (B) Title to said estate or interest at the date hereof is vested in: William Gustin and Tiffany Gustin, husband and wife 4. The land referred to in this Commitment is described as follows: Real property in the Unincorporated County of King, State of Washington, described as follows: THE WEST 180 FEET OF THE NORTH 102 FEET OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W M, IN KlNG COUNTY, WASHINGTON, EXCEPT THE WEST 30 FEET FOR ROAD AS CONVEYED TO KING COUNTY UNDER RECORDING NO. 3076763. APN: 102305915104 First American Title Form No. 1068-2 ALT A Plain Language Commitment The following requirements must be met: SCHEDULE B SECTION I REQUIREMENTS _ommitment No.: 4268-773215 Page 3 of 8 (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (B) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded: (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of Item(s): (F) Other: (G) You must give us the following information: 1. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. Other: PART ONE: SCHEDULE B SECTION II GENERAL EXCEPTIONS A. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. B. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. C. Easements, claims of easement or encumbrances which are not shown by the public records. D. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. E. (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; whether or not the matters excepted under (A), (B) or (CJ are shown by the public records; (D) Indian Tribal Codes or Regulations, Indian Treaty or Aboriginal Rights, including easements or equitable servitudes. F. Any lien, or right to a lien, for services, labor or materials or medical assistance heretofore or hereafter furnished, imposed by !aw and not shown by the public records. G. Any service, installation, connection, maintenance, construction, tap or reimbursement charges/costs for sewer, water, garbage or electricity. H. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof, but prior to the date the proposed insured acquires of record for value the escrow or interest or mortgage(s) thereon covered by this Commitment. Rrst American Tttle Form No. 1068-2 ALTA Plain Language Commitment PART TWO: SCHEDULE B SECTION II EXCEPTIONS .... ommitment No.: 4268-773215 Page 4 of 8 Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are available from the office which issued this Commitment. Copies of the policy forms should be read. 1. Lien of the Real Estate Excise Sales Tax and Surcharge upon any sale of said premises, if unpaid. As of the date herein, the excise tax rate for unincorporated King County is at 1.78 O/o. Levy/Area Code: 4342 For all transactions recorded on or after July 1, 2005: • A fee of $10.00 will be charged on all exempt transactions; • A fee of $5.00 will be charged on all taxable transactions in addition to the excise tax due. 2. General Taxes for the year 2006. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 102305915104 1st Half Amount Billed: $ 1,115.48 Amount Paid: $ 0.00 Amount Due: $ 1,115.48 Assessed Land Value: $ 101,000.00 Assessed Improvement Value: $ 69,000.00 2nd Half Amount Billed: $ 1,115.48 Amount Paid: $ 0.00 Amount Due: $ 1,115.48 Assessed Land Value: $ 101,000.00 Assessed Improvement Value: $ 69,000.00 3. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: Grantee/Beneficiary: Trustee: Amount: Recorded: Recording Information: William Gustin and 11ffany Gustin, husband and wife InterWest Bank, a Washington Corporation Washington 11tle Company $123,500.00 June 02, 2000 20000602001212 According to the public records, the beneficial interest under the deed of trust was assigned to Wells Fargo Home Mortgage, Inc by assignment recorded January 07, 2004 as 20040107000698 of Officia I Records. First American T!t/e Form No. 1068-2 Al TA Plain Language Commitment Commitment No : 4268-773215 Page 5 of 8 4. Evidence of the authority of the officers of Langley Development Group, Inc., a Washington Corporation , to execute the forthcoming instrument, copies of the current Articles of Incorporation, By-Laws and certified copies of appropriate resolutions should be submitted prior to closing. 5. Easement, including terms and provisions contained therein: In Favor of: Snoqualmie Falls and White River Power Company Recorded: July 13, 1905 Recording Information: 347794 For: Electric transmission line Right to enter said premises to make repairs and the right to cut brush and trees which constitute a menace or danger to the electric transmission line located in the street or road adjoining said premises as granted by instrument recorded under Recording No. 2990202. 6. Right to make necessary slopes for cuts or fills upon said premises for grading of street slopes, as necessary, over portion of premises adjoining street or alley as granted by deed recorded December 07, 1939 under recording no. 3076763. In Favor of: King County 7. The terms and provisions contained in the document entitled "Ordinance No. 4612" Recorded: June 12, 1996 Recording No.: 9606210966 First American Tttle Fonn No. 1068-2 ALTA Plain Language Commitment INFORMATIONAL NOTES Commitment No.: 4268~773215 Page 6 of 8 A. Effective January 1, 1997, and pursuant to amendment of Washington State Statutes relating to standardization of recorded documents, the following format and content requirements must be met. Failure to comply may result in rejection of the document by the recorder. B. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. C. The description can be abbreviated as suggested below if necessary to meet standardization requirements. The full text of the description must appear in the document(s) to be insured. SEffiON 10, TOWNSHIP 23 NORTH, RANGE 5 EAST OF SEV., NWV•, SEV. APN: 102305915104 D. The following deeds affecting the property herein described have been recorded within 24 months of the effective date of this commitment: NONE E. Manufactured Home Title Elimination Application recorded under Recording No. 200102140643, which recites that a manufactured (mobile) home is, or is being, affixed to said premises. F. According to the application for title insurance, title is to vest in Langley Development Group, Inc., a Washington Corporation. G. All matters regarding extended coverage have been cleared for mortgagee's policy. The coverage contemplated by this paragraph will not be afforded in any forthcoming owner's standard coverage policy to be issued. Property Address: 12204 142nd Avenue SE, Renton, WA 98059 Rrst American ntfe Form No. 1068-2 ALTA Plain Language Commitment CONDmONS 1. DEFINmONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. Commitment No : 4268-773215 Page 7 of 8 (b)"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule B -Section II may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schedule B -Section I are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. LIMITATION OF OUR LIABIUTY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B -Section I or eliminate with our written consent any Exceptions shown in Schedule B -Section II. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to its terms. A"rst American Tttle Form No. 1068-2 AL TA Plain Language Commitment First American PRIVACY POLICY We Are Committed to Safeguarding Customer Information Commitment No.: 4268M773215 Page 8 of 8 First American Title Insurance Company 3866 S 74th St Tacoma, WA 98409 Phn -(253)471-1234 Fax - In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such information -particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our parent company, The First American Corporation, we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information which you provide to us. It does not govern the manner in which we may use information we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values, a copy of which can be found on our website at www.firstam.com. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect indude: • Information we receive from you on applications, fonTis and in other communications to us, whether in writing, in person, by telephone or any other means; • Information about your transactions with us, our affiliated companies, or others; and • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies involved in real estate services, such as appraisal companies, home warranty companies, and escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies, or to other financial institutions with whom we or our affiliated companies have joint marketing agreements. Former Customers Even if you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your information. We restrict access to nonpublic personal information about you to those individuals and entities who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and in accordance with this Privacy Policy and First American's Fair Informaaon Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. © 2001 The First American Corporation • All Rights Reserved Rrst American Title First American Developer Services Fax No. {253)671-5802 Shari Workman (253)671-5824 sworkman@firstam.com To: Seattle Mortgage Company 6450 Southcenter Blvd Ste 106 Seattle, WA 98188 Attn: Tom Foster First American Title Insurance Company 3866 S 74th St Ta coma, WA 98409 Phn · (253)47H234 Fax - DEVELClTYOPMENT PLANNING OF RENTON Vicky L. Willis (253)671-5834 vlwillis@firstam.com NOV O 2 2006 RECEIVED File No.: 4268-773215 Your Ref No.: Re: Property Address: 12204 142nd Avenue SE, Renton, WA 98059 Supplemental Report 3 Dated: June 30, 2006 at 8:00 A.M. Commitment/Preliminary Report No. 4268-773215 dated as of March 01, 2006 (including any supplements or amendments thereto) relating to the issuance of an American Land Title Association Form Policy is hereby modified and/or supplemented as follows: Title is now vested in: Tiffany Gustin, as her separate estate Paragraph no.(s) 9 of our Commitment/Preliminary Report has/have been eliminated. First American Title Insurance Company By: Vicky L. Willis for Shari Workman, Title Officer cc: Seattle Mortgage Company Page 1 of 1 ~ "2:~j..Z First American NT pLANN\NG DEV~OTYP'3~ RENTON .,1 Developer Services Fax No. (253)671-5802 ~~iWorkman JUL \ 1 ('.~'!1'!>611-5824 REC~~@firstam.com To: Seattle Mortgage Company 6450 Southcenter Blvd Ste 106 Seattle, WA 98188 Attn: Tom Foster First American Title Insurance Company 3856 S 74th St Tacoma, WA 98409 Phn · (253)471-1234 Fax - Vicky L. Willis (253)671-5834 vlwillis@firstam.com File No.: 4268-773215 Your Ref No.: Re: Property Address: 12204 142nd Avenue SE, Renton, WA 98059 Supplemental Report 3 Dated: June 30, 2006 at 8:00 A.M. Commitment/Preliminary Report No. 4268-773215 dated as of March 01, 2006 (including any supplements or amendments thereto) relating to the issuance of an American Land Title Association Form Policy is hereby modified and/or supplemented as follows: Title is now vested in: Tiffany Gustin, as her separate estate Paragraph no.(s) 9 of our Commitment/Preliminary Report has/have been eliminated. First American Title Insurance Company By: Vicky L. Willis for Shari Workman, Title Officer cc: Seattle Mortgage Company Page 1 of 1 DEVELOPMENT PLANNING CITY OF RENTON JUL 1 1 2006 RECEIVED CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: February 2, 2006 TO: Pre-Application File No. 06-007 FROM: Keri Weaver, Senior Planner x7382 SUBJECT: Langley Meadow Preliminary Plat General: We have completed a review of the pre-application for 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 offidal decision-makers (e.g., Hearing Examiner, Zoning 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. I NOTE: Prior to s~bmitting the full land use applicatio~ package, applicants are strongly encouraged to bring in one copy of each application material to the customer service staff at the front counter for a pre-screening, to help ensure that the application is complete prior to making I _aB copies. ___ _ Project Proposal: According to the pre-application submittal letter, the subject site consists of 5 parcels totalling 10. 78 acres. The proposal is to subdivide the site into 65 lots, with 1 or 2 tracts for stormwater detention. Existing residences on these parcels will be removed. Access would be from Hoquiam Ave. NE and NE 61h Street. A demolition permit will be required for removal of existing residential buildings and associated structures. Square footages of buildings to remain, if any, must be provided at the time of formal land use application. Important: A majority of the site is currently located in unincorporated King County, within the City's potential Hoquiam Annexation Area. It is anticipated that the annexation, if approved, will not be effective earlier than March or April 2006. The zoning that is proposed on the subject site once annexed into the City is Residential-8 dwelling units per acre (R-8). No land use applications will be accepted until the annexation is effective. ....----~ ---' ~ Zoning/Density Requirements: The proposed City zoning for the subject site is Residential -8 dwelling units per acre (R-8) zoning designation. The density range required in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (du/ac). The method of calculating net density is as follows: A calculation of the number of housing units and/or lots that would be allowed on a property after critical areas and public rights-of-way and legally recorded private access easements are subtracted from the gross area (gross area minus streets and critical areas multiplied by allowable housing units per acre). Required critical area buffers and public and private alleys shall not be subtracted from gross acres for the purpose of net density calculations. The applicant indicates that the net density of the proposed project will be 7.7 du/acre. However, the density worksheet submitted with the pre-application materials deducted a proposed detention tract from the gross area. Detention tracts are not excluded from density calculations. The correct net density appears to be approximately 7.48 du/acre. The applicant will be required to submit a revised density worksheet with the formal land use application. Development Standards: The R-8 zone permits one residential structure/unit per lot. Detached · accessory structures are permitted at a maximum number of two per lot at 720 sq ft each, or one per lot at 1,000 square feet in size. Minimum Lot Size, Width and Depth -The minimum lot size permitted in the R-8 is 4,500 square feet for lots greater than 1 acre in size and 5,000 square feet for lots 1 acre or less in size. A minimum lot width of 50 feet for interior lots and 60 feet for corner lots, as well as a · minimum lot depth of 65 feet, is also required. Please provide the square footage of each lot at the time of formal land use application. All lots must be fully dimensioned to determine compliance. Building Standards -The R-8 zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size. Lots under 5,000 square feet in size are permitted a maximum building coverage of 50% of the lot area. Building height is restricted to 30 feet and 2-stories. Detached accessory structures must remain below a height of 15 feet and one-story or can be up to 30 feet and 2 stories if the use of the structure is animal husbandry related. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. The proposal's compliance with the building standards will be verified at the time of building permit review. Setbacks -Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-8 zone are 15 feet in front for the primary structure and 20 feet in front for the attached garage, 20 feet in the rear, 5 feet on interior side yards, and 15 feet on side yards along streets (including access easements) for the primary structure and 20 feet on side yards along streets (including access easements) for the attached garage. Landscaping and Open Space: A 5 foot wide irrigated or drought resistant landscape strip is the minimum amount of landscaping necessary for a site abutting a non-arterial public street. Tree requirements for short plats include at least two trees of a City approved species with a minimum caliper of 1 1/2 inches per tree must be planted in the front yard or planting strip of every lot prior to building occupancy. ~~Gii.... A 5-foot landscaped strip must be installed along the frontages of Hoquiam Ave. NE, NE 61 h Street, and interior plat roads. Five copies of a conceptual landscape plan meeting ~u-the requirements in RMC 4-8-1200 must be submitted at the time of formal land use application. Access: Alley access is the preferred street pattern for subdivisions, pursuant to RMC 4-7- 150E.5. Prior to approval of a plat without alley access, an alley must be shown to be infeasible. The site appears adequate to accommodate alley access, and the applicant should revise the site plan accordingly. The site plan shows that Jots 63-65 will have access from Hoquiam Ave. NE via a private access easement. Private streets are allowed for access to six or Jess lots, with no more than 4 of the lots not abutting a public right-of-way. Private streets must include a minimum easement width of 26 feet with 20 feet of paving. In addition, appropriate shared maintenance and access agreement/easements will be required between lots with shared access. Driveway Grades~ The maximum driveway slopes can not exceed fifteen percent (15%), provided that driveways exceeding eight percent (8%) are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance from the Board of Adjustment is required. Sensitive Areas: Based on the City's current Land Info maps, it appears that regulated slopes (15%-25%) may be present on the west side of the subject property. Wetland areas may be present on the site or within 100 feet of the site. A geotechnical analysis and a wetland report are required to be submitted with the formal land use application. 't \'1 Significant Tree Retention: tree inventory and tr retention plan shall be provided with the ~formal land use application. The plan mus s ow preservation o at least 25% of significant trees [those with a minimum diameter of 8" (evergreen) or 12" (deciduous) when measured four feet above grade], and indicate how proposed buildin~ footprints will be sited to accommodate preservation of significant trees. A(Jev 1 (,11"~1...d 1 Environmental Review: The project would require SEPA review. The proposal would be brought to the Environmental Review Committee for review as it is their charge to make threshold determinations for environmental checklists. Typically, mitigation of impacts is accomplished through fees related to issues such as transportation, fire and parks as well as measures to reduce impacts to environmental elements such as soils , streams, water, etc. maintenance of Improvements: A homeowner's association or maintenance agreement shall be created concurrently with the recording of the final short plat in order to establish maintenance responsibilities for all shared private improvements of this development (streets, landscaping, fencing and open space tract). A draft of the document(s) shall be submitted to the City of Renton Development Services Division for review and approval by the City Attorney and Property Services section prior to the recording of the final plat. Permit Requirements: The project would require Preliminary Plat and Environmental (SEPA) Review. The review of these applications would be processed concurrently within an estimated time frame of 12 to 16 weeks. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two-week appeal period is completed, the project would go before the Hearing Examiner for a recommendation to the City Council on the Preliminary Plat. The Hearing Examiner's recommendation would be subject to two-week appeal periods. The application fee is $2,000 for the Preliminary Plat and Y, of full fee for SEPA Review (Environmental Checklist) which is dependent on project value: less than $100,000 is $200 (1/2 of $400.00 full fee) and project value over $100,000 is a $500.00 fee (1/2 of $1000.00 full fee) plus first class postage per mailing label required for notification to surrounding property owners within 300 feet of the site. Estimated fees for the land use applications would be $2,500.00 plus postage. The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Plat review. The Final Plat process also requires City Council approval. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat. • A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; and, • A Fire Mitigation Fee based on $488.00 per new single family lot; and, • A Parks Mitigation Fee based on $530. 76 per new single family residence. A handout listing all of the City's Development related fees is included in the packet for your review. Consistency with the Comprehensive Plan: The proposed development would be located within the Residential Single Family (RSF) Comprehensive Plan Land Use designation. The following proposed policies are applicable to the proposal: Land Use Element Objective LU-FF: Encourage re-investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: Are planned at urban densities and implement Growth Management targets, Promote expansion and use of public transportation; and Make more efficient use of urban services and infrastructure. Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in Residential Single Family neighborhoods. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. Policy LU-150. Required setbacks should exclude public or private legal access areas, established through or to a lot, and parking areas. Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for maintenance activities. Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating street locations, Jot configurations, and building envelopes that address privacy and quality of life for existing residents. cc: Jennifer Henning D6 • 3 T23N R5E E 1/2 µCJ (/) R-8 I ··c:: [ I ~!/ ~ R-8·, .•R-~) --~-" R-8 SE 118th St. RM-F . Rv:J~ -<\\'-/ ·,' /----._-/:·::,, ;' j, l,: :' CA CA v.-~ ~~v "O 61 ~ .. ~ "SI' .--< ·~ R-.-8 ·~ <I; R-8 8 ·R-10 R-8 F6 • 15 T23N R5E E 1/2 0 ZONING = TECHNICAL 8BRVICES · Renton City Umi1" 1 SE 117th 0 syo "-QO E6 ...... C 10 T23N R5E E 1/2 5310 '. ---------!._ __ ma o Renton City Limits Wetlands Landslide Hazard Areas ~~i~erate , UNCLASSIFIED rnJVery High AA~~~~~rotection Zones tt]zone 2 Erosion Hazard Areas Flood Hazard Areas Seismic Hazard Areas Regulated Slopes ,= > 15 <= 25 > 25 <= 40 Regulated ===> 40 <= 90 Regulated > 90 Regulated Coal Mine Hazard Areas !High Moderate Unclassified Renton Aerial ·----~---------------~ SCALE 1 : 4,908 ~ 200 0 200 FEET ....... ,, ....................... ,... .. ,.,. .. ,...,, .. J!. ......... f':!., .;~ .... , ......... ,..., ......... ,0 ............... 1 ......... ,.,f 400 Renton N 600 A Th11rcrl,:;i,H l-:::.rn1,:;i,n1 10 ?nnf:. O·.d.~ AM :, DATE: TO: FROM: SUBJECT: FIRE DEPARTMENT MEMORANDUM January 19, 2006 Keri Weaver, Senior Planner James Gray, Assistant Fire Marshal/\ Jt Langley Meadow, NE 61h & Hoquij)' Ave. NE Fire Department Comments: l. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. \ft 9 e;w~ <f\ q o tAA. ~Y\ . "*""" ~ 2. A fire mitigation fee of $488.00 is required for all new single-family structures. 3. Fire department access roadways require a minimwn 20-foot wide paved roadway. 4. All building addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i:\langleymeadow.doc DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM January 25, 2006 Keri Weaver Amela Henninger X7298 HONEY BROOKE NORTH PREAP 06-007 (Langley Meadow) NE 6TH ST & HOQUIAM AV NE NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pr~- application snbmittals made to the City of Renton by the applicant. 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, 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. I have reviewed the preliminary application for this proposed 65 lot plat located south of Wedgewood Lane 2 in Section 10-23N-5E and have the following comments: Water: • This site is not served by the City of Renton water. The proposed subdivision is within the water service area of King County Water District No. 90 (KCWD # 90). The applicant shall contact KCWD #90 and obtain a certificate of water availability before any development of the property. (KCWD #90-15606 SE 128th St-Renton, WA 98059-4540-ph: 425-255-9600). • Waler main improvements, including fire hydrants and domestic water services will be required within the existing and proposed streets in accordance with Water District# 90 and City of Renton standards. • The applicant shall verify with the District regarding all fees, permits, submittal and review of water main improvements plans. • Final design plans for water main improvements shall be approved by the District with concurrence from the City of Renton. • A Certificate of Water Availability from Water District 90 will be required to be submitted with the formal application. Honey Brooke North Plat Preapplication Page 2 of 4 • All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. 1f the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. This distance is measured along a travel route. Additional fire hydrants will be required as a part of this project to meet these criteria. All fire hydrants shall be per the City specifications. These City of Renton requirements are applicable to the entire proposed site regardless of water district boundaries. • Fire sprinklers may be required. • Lateral spacing of fire hydrants shall be predicated on hydrants being located at street intersections. Sewer: • There is an 8" sanitary sewer main under construction in Hoquiam Av NE. See City of Renton sanitary sewer drawing S 3278 (Wedgewood project) for detailed information. • This project will be required to extend an 8" main in Hoquiam Av NE along the full frontage of the parcel being developed. • This project will also be required to extend an 8" sanitary sewer main into the new plat to serve the new lots. • The applicant will be required to negotiate any necessary easements with the property owner. • Individual sidesewers will be required to be installed to serve the new lots. • Dual sidesewers are not allowed. • If the sanitary sewer flows to the north the property is located in the East Renton Interceptor Special Assessment District (SAD). These fees are $224.52 plus interest per unit and are collected at the time a construction permit is issued. • If the sanitary sewer flows to the ·south the property is located in the Honey Creek Special Assessment District (SAD). These fees are $250 per unit and are collected at the time a construction permit is issued. • System Development Charges (SOC) are $1017 per new lot. These fees are collected at the time a construction permit is issued and prior to the ~GeFtliA!J ef tl,e sl,ert plB!. ~1~ f"'" ;; . Street Improvements: • This project will be required to dedicate 25' of right-of-way with a 20 foot pavement section and 5 foot sidewalks for the extension of NE 6th St from Ilwaco Pl NE to the west and a 21 foot dedication to the east. The north curb line (on the 21 foot section of NE 6th St) shall be located for an ultimate roadway face of curb to face of curb width of 32 feet and 5 foot sidewalks. Honey Brooke North Plat Preapplication Page 3 of 4 • Per City of Renton code, projects that are more than 20 units residential in size are required to provide full pavement width per standard (with 36' of pavement total face of curb to face of curb) with curb, gutter and sidewalk on the project side of Hoquiam Ave NE. • The new streets interior to the plat must be developed to City standards, which are 42' right-of-way (if a modification request is submitted and approved), full 32' pavement width, with curbs, gutters, 5' sidewalks adjacent to curb and street lighting. The applicant does need to submit to the City a street modification request for the reduction in the required right-of-way width to forty two feet. • Street lights will be required to be installed by this project on Hoquiam Ave NE and in the new plat. The street lighting system shall be designed and installed per City of Renton standards and specifications. Private (including PSE) street lighting systems are not allowed. • Per City of Renton code, alleys may be used for vehicular access to the adjacent lots, but are not to be considered as primary access for emergency or Fire Department concerns. Alleys in residential zoning areas shall dedicate 16' of right-of-way with a 14' wide pavement section. e- • This proposed development shall install such alleys from the north road to the south road down the middle of the plat. • All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. • The Traffic Mitigation Fee of approximately $750 per new lot shall be paid prior to the recording of the plat. Storm Drainage: • A conceptual drainage plan and drainage report shall be submitted with the preliminary plat application for this project. The conceptual drainage plan is to include detention and water quality treatment for the fully built out plat, including future houses, driveways and roadway improvements. The runoff from the new houses must be tightlined into the storm drainage system constructed for the preliminary plat. The drainage plan is to be designed per the 2005 King County Surface Water Drainage Manual. • There are storm drainage facilities under construction in Hoquiam Ave NE. • The Surface Water SOC fees of $759 per new lot are required it be paid. These fees are collected at the time a construction permit is issued. EROSION CONTROL MEASURES • Erosion control shall conform to the DOE Manual. Honey Brooke North Plat Preapplication Page 4 of 4 GENERAL: • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All projects are required to be tied to a minimum of two of the City of Renton current horizontal and vertical control network. • Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvement is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. HONEYBROOKNORTHPA Printed: 07-l l-200G Ni pLANN\NG oE'!%i~i RENiON Payment Made: JUL \ \ 2006 :iECE\\JEO CITY OF RENTON 1055 S Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA06-087 Receipt Number: R0603473 Total Payment: 07/11/2006 03:27 PM 2,500.00 Payee: LANGLEY DEVELOPMENT GROUP INC Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat Payments made for this receipt Trans Method Check Description Payment 1163 Account Balances Trans Account Code Description 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/EIS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 604.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.l Postage 5998 000.231.70.00.0000 Tax Amount 2,500.00 Amount 500.00 2,000.00 Balance Due .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 . 00 .00 .00 .00 Remaining Balance Due: $0.00 DEVELOPMENT PLANNING CITY OF RENTON JUL I 1 2006 RECE!VED