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HomeMy WebLinkAboutLUA-07-032_Report 1• Jennifer McCall PARTIES OF RECORD ROSEWOOD HIGHLANDS PREL PLAT LUA07-032, PP, ECF, V-H,V-H Karen Walter Muckleshoot Indian Tribe Fisheries Dept. Michael Jagielo Associate Broker REMAX Land Acquisitions Assistant Lozier Homes Corporation 1203 114th Avenue SE Bellevue, WA 98004 39015 -172nd Avenue SE Auburn, WA 98092 11250 Kirkland Way ste: #200 Kirkland, WA 98033 tel: (425) 454-8690 (party of record) Matt Cyr ESM Consulting Engineers, LLC 33915 First Way S ste: #200 Federal Way, WA 98003 tel: (253) 838-6113 eml: matt.cyr@esmcivil.com ( contact) Beverly M. McEldowney 4103 NE 2nd Place Renton, WA 98059 tel: (425) 271-6447 (party of record) Updated: 06/26/07 (party of record) Michael Gladstein Gladco Development, LLC PO Box 1830 Renton, WA 98056 tel: ( 425) 235-6300 (applicant) tel: (206) 550-6453 (party of record) Rose Woodall 230 Union Avenue NE Renton, WA 98059 (owner) (Page 1 of 1) !1 i! \l A PORTION OF THE N.W. 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 05 EAST W.M. NE3RDCOUR (CC.il:rnfl~) ,o t~,, ..... ~ 0,:,,._,cr '"-("' ln1 . J ~'/ /.~~--~ li·111I ' 'c;;~~~:=c:.cc-ec ~~ . _-_;_,:~cc--' -~ ~' -----c-1 ~;,~l#' I &,,:~ I I " 'O'J IZ I~ '~;·; . "i ? -I A, 1. . .... i '1'·0 ,-II. ·, · I . '~ I I . ' ' ,1 I / ~il'ir I+, . l ·;~··;, / ~~!}",' l ··. ~~l<ff-'.'{fs., ~ " ~:=.= --,~ _._. ~-4__ ,. ~ """'C· r ii j ·"" <NU PLACE ~j) 7-::-~ -.,__, ~-'~ ... , , ;., "' 1' + f~111\. 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Ji ::-1r-= -~---,Ji ::1 ,, : n SCALE, 1",,, 40' .,---.-...------- CONTOUR INTERVAL~ 2' GRADING QUANTITIES CUT • 4500 Cf FILL -2000 er TOTAL " 2500 er or CUT ' N JiJiHl-OSi[~,r ,,. pMl[],I~ rl:~~=--~~--=-------= i• ,! lt Jl " t-1 ~l 1C. ~ .1:~ ctw.>1r coocarn: \IEl<TtC'LC:UR~ .... oc,rrn:R SECTION A-A RESIDENTIAL STREET -N.E. 2ND PLAQ_E M01 lO SC.OU C(Uf."1" CCHCRETC Vc>TICIJ_ cuae "-"D cum:•~· CE~£NT cor.cRETc ,tRlJCAL ClJlB ,'il:J CUT1'[R RESIDENTIAL STREET • ROAD 'A' AND ROAD 'B' ,.,,,~-~ -----RESIDENTIAL STREET -ROAD 'C' ANO ROAD '0' -----..or-10 ~ -------JOINT-USE DRIVEWAY NOT TO SC,IJ,..[ _!)~ --'t !ii! l ! :" ,1 TI~ iJ 1! 1 ti r ~f ~ { 'l ' 1, ~ " m ~-~ ; ill ~; (/) I ti O 3 _j z D.. _j <! 5 >" ...J 5 z I a ~ (!) ~ Cl. -£ o I - iii O ! ~ 0 'i D Q ~ 8 3: I D W Si '.5 (/) , (!l O ! a: ! 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' 9 U') "' "' • l PARTIES OF RECORD ROSEWOOD HIGHLANDS PREL PLAT Jennifer McCall Land Acquisitions Assistant Lozier Homes Corporation 1203 114th Avenue SE Bellevue, WA 98004 tel: (425) 454-8690 (party of record) Matt Cyr ESM Consulting Engineers, LLC 33915 First Way S ste: #200 Federal Way, WA 98003 tel: (253) 838-6113 eml: matt.cyr@esmcivil.com (contact) Beverly M. McEldowney 4103 NE 2nd Place Renton, WA 98059 tel: (425) 271-6447 (party of record) Updated: 06/26/07 LUA07-032, PP, ECF, V-H,V-H Karen Walter Muckleshoot Indian Tribe Fisheries Dept. 39015 -172nd Avenue SE Auburn, WA 98092 (party of record) Michael Gladstein Gladco Development, LLC PO Box 1830 Renton, WA 98056 tel: (425) 235-6300 (applicant) Michael Jagielo Associate Broker REMAX 11250 Kirkland Way ste: #200 Kirkland, WA 98033 tel: (206) 550-6453 (party of record) Rose Woodall 230 Union Avenue NE Renton, WA 98059 (owner) (Page 1 of 1) PARTIES OF RECORD ROSEWOOD HIGHLANDS PREL PLAT LUA0?-032, PP, ECF, V-H,V-H Jennifer McCall Land Acquisitions Assistant Lozier Homes Corporation 1203 114th Avenue SE Bellevue, WA 98004 tel: ( 425) 454-8690 (party of record) Michael Gladstein Gladco Development, LLC PO Box 1830 Renton, WA 98056 tel: ( 425) 235-6300 (applicant) Updated; 06/22/07 Karen Walter Muckleshoot Indian Tribe Fisheries Dept. 39015 -172nd Avenue SE Auburn, WA 98092 (party of record) Rose Woodall 230 Union Avenue NE Renton, WA 98059 (owner) Matt Cyr ESM Consulting Engineers, LLC 33915 First Way S ste: #200 Federal Way, WA 98003 tel: (253) 838-6113 eml: matt.cyr@esmcivil.com (contact) Beverly M. McEldowney 4103 NE 2nd Place Renton, WA 98059 tel: (425) 271-6447 (party of record) (Page 1 of 1) • Jennifer McCall PARTIES OF RECORD ROSEWOOD HIGHLANDS PREL PLAT LUA0?-032, PP, ECF, V-H,V-H Matt Cyr Michael Gladstein Land Acquisitions Assistant Lozier Homes Corporation 1203 114th Avenue SE Bellevue, WA 98004 ESM Consulting Engineers, LLC 33915 First Way S ste: #200 Federal Way, WA 98003 Gladco Development, LLC PO Box 1830 tel: (425) 454-8690 (party of record) Rose Woodall 230 Union Avenue NE Renton, WA 98059 (owner) Updated: 05/15/07 tel: (253) 838-6113 eml: matt.cyr@esmcivil.com (contact) Beverly M. McEldowney 4103 NE 2nd Place Renton, WA 98059 tel: (425) 271-6447 (party of record) Renton, WA 98056 tel: ( 425) 235-6300 ( applicant) (Page 1 of 1) . - PARTIES OF RECORD ROSEWOOD HIGHLANDS PREL PLAT LUA07-032, PP, ECF, V-H,V-H Matt Cyr ESM Consulting Engineers, LLC 33915 First Way S ste: #200 Federal Way, WA 98003 tel: (253) 838-6113 eml: matt.cyr@esmcivil.com (contact) Beverly M. McEldowney 4103 NE 2nd Place Renton, WA 98059 tel: (425) 271-6447 (party of record) Updated: 03/28/07 Michael Gladstein Gladco Development, LLC PO Box 1830 Renton, WA 98056 tel: (425) 235-6300 (applicant) Rose Woodall 230 Union Avenue NE Renton, WA 98059 (owner) •• (Page 1 of 1) , PARTIES OF RECORD ROSEWOOD HIGHLANDS PREL PLAT LUA07-032, PP, ECF, V-H,V-H Matt Cyr ESM Consulting Engineers, LLC 33915 First Way S ste: #200 Federal Way, WA 98003 tel: (253) 838-6113 eml: matt.cyr@esmcivil.com (contact) Updated: 03/27/07 Michael Gladstein Gladco Development, LLC PO Box 1830 Renton, WA 98056 tel: ( 425) 235-6300 (applicant) Rose Woodall 230 Union Avenue NE Renton, WA 98059 (owner) (Page 1 of 1) CITY OF RENTON n'k i'n WAol-032. ADDENDUM TO ENVIRONMENTAL DETERMINATION OF NON SIGNIFICANCE -MITIGATED (DNS-M) Pursuant to WAC 197-11-600 (4) (c) and WAC 197-11-625 Addendum to Rosewood Highlands Plat (LUA-07-032, PP. V-H, ECF) Determination of Non Significance Mitigated IONS-Ml Date of Addendum: October 25, 2010 Date of Original Issuance of SEPA Threshold Determination: April 28, 2007 Proponent: Application File: Project Name: ESM Consulting Engineers LLC 181 South 333"' Street, Building C, Ste 210 Federal Way, WA 98003 LUA-07-032, PP, V-H, ECF Rosewood Highlands Preliminary Plat Proposal/Purpose of Addendum: The Rosewood Highlands Preliminary Plat was approved for the consolidation of 5 parcels of land totaling 4.39 acres and then the subdivision of the land to create 27 lots. The subject site is zoned R-10 and proposed density would be 8.63 dwelling units per net acre. Access is from Union Ave NE via NE 2"d Place, and also from a private street. The West Branch of Maplewood Creek runs north to south at the east property boundary. Wetlands extend beyond the creek bed at the northeast corner of the property. The site slopes from northwest downward east and southeast toward Maplewood Creek. There appear to be slopes of between 15 and 25 percent at the west. Approximately 4,500 cubic yards of cut and 2,000 cubic yards of fill would be required to create building sites, streets, roads, and utilities. Seven (7) Mitigation measures were required by the City of Renton in the SEPA Environmental Threshold Determination issued on April 28, 2007. Mitigation Measure No. 2 stated: "Project site work shall occur during the dry season of the year, with dates as specified in the most recent Department of Ecology Stormwater Management Manual." The applicant has requested that the City revisit this mitigation measure and allow winter construction with the requirement of additional Temporary Erosion and Sedimentation Control (TESC) measures. The following clarifications/additions are suggested by City Staff to replace Condition No. 2 in the Determination of Non- Significance -Mitigated (DNS-M): 1. Any construction that will result in disturbed areas on or within a critical area or associated buffer, shall be subject to the "Critical Area Restrictions" contained in the Erosion Sedimentation Control (ESC) Standards. These provisions include phasing the project whenever possible so that construction in these areas is limited to the dry season. 2. During construction, ESC plans shall be revised as necessary by the ESC supervisor or as directed by the City to address changing site conditions, unexpected storm events, or non-compliance with the ESC performance criteria in Section 0.4. 1 (p. D- 69). If non-compliance with the ESC performance criteria occurs, the plan must be updated within 48 hours of inspections or investigations. Implementation of the onsite changes must occur within 5 days. • All ESC measures shall be maintained and reviewed on a regular basis as prescribed in the maintenance requirements for each BMP and in this section. The ESC supervisor shall review the site at least weekly during the wet season, and within 24 hours of significant storms. In general, a significant storm is one with more than 0.5 inches of rain in 24 hours or less. A written record of these reviews shall be kept on site with copies submitted to City of Renton Development Services Division within 48 hours. Location: Lead Agency: 224, 230, 236, 242, and 246 Union Avenue NE, Renton, WA 98055; KCA No. 0823059079 City of Renton, Department of Community & Economic Development Review Process: Individual development proposals will be reviewed under SEPA Rules and City of Renton policies and regulations applicable to the development. Additional Information: If you would like additional information, please contact Jennifer Henning, Planning Manager, City of Renton, Planning Division, Department of Community and Economic Development at (425) 430-7286. Decision: The City's DNS-M is appropriate for this proposal. Previous Mitigation Measures still apply with the exception of Mitigation Measure No. 2 which is being replaced with the following Mitigation Measure (2a-c): 2a) Any construction that will result in disturbed areas on or within a critical area or associated buffer, shall be subject to the "Critical Area Restrictions" contained in the ESC Standards. These provisions include phasing the project whenever possible so that construction in these areas is limited to the dry season. 2b) During construction, ESC plans shall be revised as necessary by the Erosion Sedimentation Control (ESC )supervisor or as directed by the City to address changing site conditions, unexpected storm events, or non-compliance with the ESC performance criteria in Section 0.4. 1 (p. 0-69). If non-compliance with the ESC performance criteria occurs, the plan must be updated within 48 hours of inspections or investigations. Implementation of the onsite changes must occur within 5 days. 2c) All ESC measures shall be maintained and reviewed on a regular basis as prescribed in the maintenance requirements for each BMP and in this section. The ESC supervisor shall review the site at least weekly during the wet season, and within 24 hours of significant storms. In general, a significant storm is one with more than 0.5 inches of rain in 24 hours or less. A written record of these reviews shall be kept on site with copies submitted to City of Renton Development Services Division within 48 hours ENVIRONMENTAL REVIEW COMMITTEE SIGNATURES: Terry Higashiyama, Administrator Community Services Dep7rtment Administrator Fire and Emergency Services Department of Community & Economic Development Attachments: File LUA07-032 Zoning Map (Exhibit 6) File LUA07-032 Preliminary Plat Map (Exhibit 7) File LUA07-032 SEPA Mitigation Measures DATE DATE CA ' ·;--··"··--· R-lO!CP) -R 110-- RMH :::, ~ 1---'--R_-.s_i__., ~ ~ ~ ---..•. , ... RMH CP) E6 • 10 T23N R5E W l/2 . NE 4th St. ; : ! CA - R-s .. RCCP) G6 • 22 T23N RSE W 112 ~ ZONING ~ = TECBNlCAL SEltVICES CA 0 2 0° tOfJ 1:,DCCI R-10 R-8 15 T23N R5E EXHIBIT 6 \ ', i ' ~-~~ . ' j '{~ ' ~ .,.-? -..::: --I --,,ru:,,cm•, .lVld'~ijd IWIOllJOJ.11:1 ,t !t ! E ""'l!l-1!5 -:::;:_,;::--S0N\11H81H OOOM __ ·Ol:J ! •, , ; ~ .! l~I ~1!-:t::."~-f;';= l!i!El3 0 1·1 'J.N3Wd013/\30 0::JOVlE) ; : ii f :1 a. ~ ,f~r, \ \ ' ', \. • ', E-< >-< ~ >-< r-~ • l ..: i"""!~s t H:!e .. ; w • Ill !;; ~ ... ~ 111 9 a ... s r 11111.l~ ~ ~ H11H i -~,!:;::::! i l ··"0 "' i _,...,.,.._ ................. _ .... _____ ..,_ CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA0?-032, PP, ECF, V-H, V-H Michael Gladstein; Gladco Development LLC Rosewood Highlands Preliminary Plat DESCRIPTION OF PROPOSAL: The proponent of the Rosewood Highlands Preliminary Plat is requesting a State Environmental Policy Act (SEPA) environmental determination of non-significance for a proposed Preliminary Plat land use action. The proposed Plat would consist of consolidation and then subdivision of 5 parcels of land totaling 4.39 acres. Of the 5 parcels, 3 are currently developed with single-family structures and outbuildings and 2 are vacant land. The land is zoned Residential 10 (R-10), which allows up to 10 dwelling units per net acre (du/a). The subdivision would result in 27 lots suitable for development into single-family residential structures. The lots would be developed at a density of 8.63 du/a. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 224, 230, 236, 242, and 246 Union Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Study for Union Avenue Property," by Pacific Geo Engineering, LLC, dated February 15, 2007. 2. P~ site wo hall oc r ring th season o~ year, ~es as"sQeciirecf in e o~coiClgo/ S mwa anage anual. / '---..._ / -........._ 7--- 3. This project shall be subject to the 2005 King County Surface Water Design Manual for both detention and water quality facilities. 4. The applicant shall be required to 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 most recent Department of Ecology Stormwater Management Manual. 5. 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. 6. 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. 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. ,Z.11),b),c), ERC Mitigation Measures Page 1 of 1 CONSUi TiNG ENGINEE R $ I I C Is I® I" I September 30, 201 0 Mr. Chip Vincent Planning Director City of Renton 1 055 South Grady Way Renton, WA 98057 RE: Plat of Rosewood Highlands SEPA MDNS for LUA07-032 Dear Chip: Job No. 1352-001-01 O The purpose of this letter is to request that the City re-examine one specific Mitigation Measure required by the above-referenced MDNS. When the MDNS was issued in April of 2007, the developer was intending on starting construction the following spring; once the final engineering plans had been reviewed and approved by the City. This would have put the project under construction during the "dry season", as specified in Mitigation Measure No. 2; therefore, this condition was not an issue. Due to the downturn in the economy, the project was placed on indefinite hold in 2008. Just recently, the developer has seen an increase in horne sales and reduction in the number of finished lots in the immediate area and he is now able to restart this project Unfortunately, the limitation of dry season construction has just now become an issue, as we were hoping to begin construction within the next 60 -90 days. With this letter, we are respectfully requesting that the City review the prior SEPA decision regarding the limitation of dry season construction, a nd allow winter construction with additional TESC measures as appropriate for winter construction on this specific property. We are including a copy of the prior SEPA decision, along with a copy of the Geotechnical Report Please note that the construction plans are now being completed and they will include a Wet Season Erosion and Sediment Control Plan that outlines specific measures and BMP's to be used by the contractor. If approved, the developer is hoping to start construction on, or around December 1 "· Your prompt attention to this request is greatly appreciated. If you have any questions or need additional materials, please contact me immediately. Sincerely, ESM CONSUL11NG ENGINEERS, LLC. ?-,6of~oD ERIC G. LaBRIE, AI.C 1 ~ Vice President/ Director of Planning Enclosures \\esm8\engr\esm-jobs\ 1352\001 \006\documentlletter-007.doc ESM Federal Way 181 S JJ3rd St. Bldg C. Ste 210 Federal Way. WA 98003 253.838.6113 1el 800.345.569/i 1oll free ESM Evere1t 1010 SE Everelt Milll Way. Ste 203 Everel1. WA 98208 425.297.9900 tel 866.415.61M, toll free ESM Easlern Washington 2211 W Dolarway Rd. Ste I Ellensburg. WA 98926 509.962.2608 lel 677 962.2606 loll fru Civil Engineering Land Surveying 30 Laser Scanning land Planning landscape Architecture GIS www.esmcivil com Kalhy Kcolkcr 1 Mayor April 25, 2007 Matt Cyr ESM Consulting Engineers, LLC 33915 First Way S #200 Federal Way, WA 98003 CITY OF RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P.E., Administrator SUBJECT: Rosewood Highlands Preliminary Plat LUA07-032, PP, ECF, V-H, V-H Dear Mr .. Cyr: 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 tlueshold 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 May 14, 2007. 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 98057. 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 in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on May 29, 2007 at 9:00 AM to consider the Preliminary Plat and Variances. 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. -------1-0S_S_S_o_ul_h_G_ra_dy_W_a_y---Re-n-to_n_, \-V-as--h-in-gt-on-9-80_5_7 ______ ~ @ This.p.apercon1ain~ 50% recycled mal<!rial 30•,,;, post COl'l$111"11e-r AHl~t'd) OF lHF. C::lllH'E. Rosewood Highlands Preliminary Plat ERC Determination Page 2 of 2 The preceding infomiation 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) 430-7382. For the Environmental Review Committee, ui~.dJ:_ J~r- Elizabeth Higgins, AICP Senior Planner Enclosure cc: Rose Woodall/ Owne1(s) Beverly M. McEldowney I Party(ies) of Record Michael Gladstein / Applicant REPORT City of Renton & Department of Planning/ Building/ Public Works DECISION ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date:.· April 23, 2007 Project Name Rosewood Highlands Preliminary Plat Applicant. Michael Gladstein, Gladco Development LLC, PO Box 1830, Renton WA 98056 Contact. Matt Cyr, ESM Consulting Engineers LLC, 33915-1'1 Way S, #200, Federal Way WA 98003 File Number. LUA07-032, PP, ECF, V-H, V-H Project Manager Elizabeth Higgins, Senior Planner Project Summary.· The proponent of the Rosewood Highlands Preliminary Plat is requesting a Stale Environmental Policy Act (SEPA) environmental determination of non- significance for a proposed Preliminary Plat land use action The proposed Plat would consist of consolidation and then subdivision of 5 parcels of land totaling 4.39 acres Of the 5 parcels, 3 are currently developed with single-family structures and outbuildings and 2 are vacant land. The land is zoned Residential 10 (R-10), which allows up to 10 dwelling units per net acre (du/a) The subdivision would result in 27 lots suitable for development into single-family residential structures The lots would be developed al a density of 8.63 du/a Project Location 224, 230, 236, 242, and 246 Union Avenue NE Exist Bldg Area SF To be removed Proposed New Bldg. Area NIA SF.' Site Area. 191,204 sf (4 39 acres) Total Building Area SF NIA Recommendation: Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M) Project Location Map ERG REPORT 07-032.doc City of Renton P/8/PW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT REPORT OF APRIL 23, 2007 Exhibits: 1 Neiahborhood Detail Mao 2 Exis!ina Conditions Plan 3 Wetland and Stream Man 4 Citv of Renton Reaulated Slooes Mao 5 Boundarv, Toooaraohic Survev, & Exnloration Plan 6 Zonina Mao 7 Preliminarv Plat 8 Preliminarv Tree Retention Plan 9 Preliminarv Landscaoe Plan IPART ONE: PROJECT DESCRIPTION/BACKGROUND Environmental Review Committee Staff Report LUA-07-032, PP, ECF, V-H, V-H Page 2 of 10 01/31/06 Sheet 3 of 5 02/12107 Fioure 2 02/22/07 04/18/07 Fiaure 3 02/15/07 02/16/06 Sheet 1 af 5 02/12/07 Sheet 4 of 5 02/12/07 Sheet 1 of 2 03/12/07 The location of the proposed Rosewood Highlands subdivision is northeast Renton, south of NE 4'" Street on the east side of Union Avenue NE and north of NE 2"' Place (Exhibit 1 ). There are 4 houses, built in 1949 (2), 1958, and 1970, and several outbuildings located at the west end of the property (Exhibit 2). All existing structures would be removed Currently, access to these lots is directly or indirectly from Union Ave NE. Although commercial businesses are close-by witl1 the NE 4'" Business District located to the north, residential uses predominate in the immediate area. There is one, large-lot residential lot abutting on the north; single-family residential dating from 1952 (fronting Union Ave) to 1981 abutting on the south, and a 2006 single-family residential subdivision, Elmhurst, to the east A newly-developed City of Renton park, Heritage Park, is located adjacent on the west side of Union Ave. The proposed development would be accessed from Union Avenue NE via NE 2"' Place and a private street. NE 2"' Place has been a private street, within a privately owned parcel, providing access to the 6 lots abutting the parcel's south property line. The West Branch of Maplewood Creek runs north to south at the east property boundary of the property. Wetlands extend beyond the creek bed at the northeast corner of the property (Exhibit 3, and "Surface Water" section, below) The site slopes from northwest downward east and southeast toward Maplewood Creek. There appear to be slopes of up to 47 percent on the east portion of the property and other slopes of between 15 and 25 percent at the west (Exhibits 4 and 5 and "Earth" section, below). The applicant has indicated that approximately 4,500 cubic yards (cy) of cut and 2,000 cy of fill would be required to create building sites, streets and roads, and utilities. The property is within the Residential Medium Density land use designation of the Comprehensive Plan. The property and area to the northwest, west, south, and east are zoned Residential 10, property to the north is zoned Commercial Arterial (Exhibit 6) The proposed subdivision would result in 27 lots and 6 tracts (Exhibit 7). The lots range in size from 3,200 sf to 5,660 sf with an average lot size of 4, 117 sf There would be 2 Joint Use Driveway tracts totaling 2007 sf, 2 Private Road tracts totaling 14,534 sf, a stormwater vault tract at 9,004, and a Native Growth Protection Easement tract of 20,480 sf. The net developable area of the project is approximately 136,494 sf Therefore, the 27 Jots would be developed at a density of 8.63 dwelling units per net acre (du/a), which is within the allowable density range for the R-10 zone of between 4 and 10 du/a. There are about 73 trees on the property, of which approximately 7 may be saved (Exhibit 8 and "Vegetation and Wildlife" section, below). Landscaping has been proposed by the project applicant (Exhibit 9). ERC REPORT 07-032 doc City of Renton P/8/PW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT REPORT OF APRIL 23. 2007 ~PART TWO: ENVIRONMENTAL REVIEW Environmental Review Committee Staff Report LUA-07-032 PP ECF, V-H, V-H Page 3of10 In compliance with RCW 43.21C.240, the following project environmental review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE NON• SIGNIFICANCE· MIT/GA TED. Issue DNS with 14-day Appeal Period. X Issue DNS-M with 14-da A eal Period. B. Mitigation Measures 1. The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Study for Union Avenue Property," by Pacific Geo Engineering, LLC, dated February 15, 2007. 2 Project site work shall occur during the dry season of the year, with dates as specified in the most recent Department of Ecology Stormwater Management Manual 3. This project shall be subject to the 2005 King County Surface Water Design Manual for both detention and water quality facilities 4. The applicant shall be required to 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 most recent Department of Ecology Stormwater Management Manual. 5 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. 6. The applicant shall pay the appropriate Fire Mitigation Fee based on a rate of $488. 00 per new single-family Jot 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 ERC REPORT 07-032 doc City of Renton PIS/PW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT REPORT OF APRIL 23, 2007 1. Earth Environmental Review Committee Staff Report LUA-07-032, PP, ECF, V-H, V-H Page 4 of 10 Impacts: The site has topography sloped at less than 1 O percent, but there are also natural slopes possibly up to 50 percent, as indicated on the submitted plans and the Renton Regulated Slopes map (Exhibit 4). The applicant has indicated that approximately 4,500 cubic yards (cy) of cut and 2,000 cy of fill would be required to create building sites, streets and roads, and utilities (see discussion of "unconsolidated fill," below, however). At most locations, proposed grading would reduce these slopes create level building pads, with slopes pushed to the new side lot lines. It appears that 2 to 4 foot retaining walls or rockeries may be planned to accommodate lhese sloped areas. At about 60 to 80 feet from the west side of Maplewood Creek, the natural slope on Lot 24 is about 46 percent. This is considered a "regulated" slope because steep slopes may be geologically hazardous due to potential landslides Regulated steep slopes can be classified as "sensitive" or "protected." Lots 25, 26, and 27 would be graded to 22 to 24 percent slope where the building footprint would be located. On lots with the most severe slopes "split level" construction style buildings, with daylight basements, are proposed. Although these slopes are regulated by the City of Renton, the underlying soil type, condition, and stability are factors to be considered. The geotechnical engineering study (cited below) includes a review of Renton's geologic hazard regulations (RMC 4- 3-050J) and concludes that the slopes are stable and firm at their present conditions, would be reduced in gradient, and would not be considered potentially hazardous for landslides. A geotechnical report, "Geotechnical Engineering Study for Union Avenue Property," by Pacific Geo engineering, LLC, dated February 15, 2007 was submitted. The conclusions and recommendations of this report were based on interpretation of data obtained from field exploration, laboratory testing, and review of published documents. Field research was based on observation of surface conditions and analysis of 7 backhoe test pits (to depths of 6 to12 feet below grade). Due to the steeply sloped areas, the on-site investigation included looking for signs of previous landslides, erosion, and signs of groundwater seepage or streams in the vicinity of the steep slopes. No such features were observed, although this investigation was somewhat limited along the east edge of the property, due to thick vegetation. The report indicates that the site is mapped by the US Soil Conservation Service as having primarily 'Alderwood Gravelly, Sandy Loam' soils. The upper 6 inches consist of organic topsoil. Beneath this layer the native soils are very dense and capable of supporting the proposed structures. The exception to these conditions was found at the "back" of the property, near the creek, where unconsolidated fill was encountered in 4 test pits to a depth of 10 feet. This material consists of wood debris, pieces of asphalt and concrete, metal, and plastic. The geotechnical engineer interviewed a neighbor about the fill that took place in the past and has the opinion that it was probably done, by the property owner, to create a more extensive level area for agricultural activities. The nature of the fill material could lead to differential settling of structures in the future and should be removed from the site to the greatest extent possible. This was one of three options presented by the geotechnical engineer This option would also be preferable due to the potential for hazardous material to be included in the fill, such as lead-based paint, polychlorinated biphenyls (pcbs) from plastic, radon from concrete, and asbestos present in a variety of building materials up to 1981 The Geotechnical Report made several recommendations for both building construction and site preparation including surface drainage, fill placement and compaction requirements, inclination of ERC REPORT 07-032 doc City of Renton PIBIPW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT REPORT OF APRIL 23. 2007 Environmental Review Committee Staff Report LUA-07-032, PP, ECF, V-H, V-H Page 5of 10 cut and fill slopes. construction dewatering, footing and foundation design, and seasonal work. Staff recommends that a condition be placed on the approval requiring the project comply with the recommendations of the Geotechnical Report According to the geotechnical study, the high fines content, up to 24 percent, in the surfac.e soils could cause or contribute to erosion on the site. Although measures were recommended should earthwork take place during the wet season, the general recommendation was that site work occur during the dry season. Due to the proximity of Maplewood Creek, located downslope and susceptible to sedimentation from such erosion, staff recommends that site work occur during the dry season and that this be made a condition of approval of the project Mitigation Measure: 1. The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Study for Union Avenue Property," by Pacific Geo Engineering, LLC, dated February 15, 2007. 2. Project site work shall occur during the dry season of the year, with dates as specified in the most recent Department of Ecology Stormwater Management Manual. Nexus: RMC 4-4-060, "Grading, Excavation and Mining Regulations 2. Air Impacts: It is anticipated that some adverse air quality impacts would be associated with site work and building construction required to develop this property. Project development Impacts during construction include dust resulting from grading, exhaust from construction vehicles, odors from roofing installation, and roadway paving. Dust would be controlled through the use of temporary erosion control measures and the sprinkling of the site with water as needed. Odor impacts during construction are unavoidable and would be short-term in nature. Post development impacts potentially include vehicle and heating system exhaust. These emissions are regulated by state and federal agencies Nor further site specific mitigation for the identified impacts from exhaust is required. Mitigation Measures: None required Nexus: Not applicable 3. Groundwater and Surface Water Impacts: Although most of the proposed subdivision land is upland, there is a portion of a larger, off-site jurisdictional wetland located at the northeast corner of the property. A "Critical Areas Assessment and Delineation, Rosewood Highlands Preliminary Plat," by Chad Armour, LLC, dated February 26, 2007 was submitted with the land use application The 1,544 sf wetland, which is associated with the west branch of Maplewood Creek, has been identified as a Class 3 wetland, requiring a 25-foot wide buffer. Maplewood Creek at the location of the site has been typed as a Class 4 stream by the City of Renton At the property, the Creek flows within an engineered channel parallel to the east property line. An underground sanitary sewer line is also parallel to the stream channel on its west side The standard buffer for a Class 4 stream is a 35-foot wide corridor on each side of the channel. ERC REPORT 07-032 doc City of Renton P/8/PW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT Environmental Review Committee Staff Report LUA-07-032, PP, ECF, V-H, V-H REPORT OF APRIL 23. 2007 Page 6 of 10 The wetland, wetland buffer, stream, and stream corridor (west side) are proposed to be included in a separate 20,480 sf tract, Tract 'D'. Staff will recommend as part of the Preliminary Plat process that this area be designated as a Native Growth Protection Area, concurrent with recording the Final Plat The project proponent has proposed a 16,929 sf wetland and stream buffer and is not proposing buffer averaging or other measures that would require mitigation beyond protection of the wetland required by Renton Municipal Code The previously referenced Geotechnical Report indicates that the site has soils with very low permeability. Infiltration, therefore, would not be a suitable means of managing stormwater. A surface water control system with storage capacity is recommended. Staff recommends that the project comply with the 2005 King County Surface Water Design Manual for both detention (Conservation Flow Control -a.k.a .. Level 2) and water quality improvement facilities. Also, heavy seepage of groundwater was encountered at test pit 7 (Exhibit 5) and minor perched water seepage at test pits 2 and 3. Again, the recommendations of the geotechnical engineer shall be followed in regard to potentially encountering groundwater during site construction Due to the potential for erosion to occur on the site, staff recommends a mitigation measure that requires the applicant to comply with the Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the most recent Department of Ecology Stormwater Management Manual Landscaping of all pervious areas, including the stormwater tract, is a requirement of the Renton Municipal Code. This should provide permanent erosion control on the site Mitigation Measures: 1. This project shall be subject to the 2005 King County Surface Water Design Manual for both detention and water quality facilities" 2. The applicant shall be required to 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 most recent Department of Ecology Stormwater Management Manual. Nexus: SEPA Regulations 4. Streets and Transportation Impacts: The project would be accessed from Union Avenue NE on the west, via NE 2°• Place and a private road Improvements including pavement, curb, gutter, and sidewalk, would be required by Renton Municipal Code New streets interior to the plat must be developed to City of Renton standards, which are 42 feet right-of-way (if a street standard modification is requested and approved), full 32 feet pavement width, curbs, gutters, 5 foot wide sidewalks, and street lighting. Street lights will be required to be installed on Union Avenue and within the plat The project would result in an increase in traffic trips; therefore, staff recommends that the applicant pay a Traffic Impact Fee based on a rate of $75.00 per new trip. Each new residence is expected to generate approximately 9.57 trips per day For the proposal, the Traffic Impact Fee is estimated at ERC REPORT 07-032 doc City of Renton PIBIPW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT REPORT OF APR/l 23, 2007 Environmental Review Committee Staff Report LUA-07-032, PP, ECF, V-H, V-H Page 7 of 10 $16,456.50 (27 new lots -4 existing residences= 23 x 9.57 trips x $75 per trip= $16,456.50). Staff recommends that this fee be payable prior to the recording of the Final Plat Mitigation Measures: The applicant shall pay the appropriate Traffic Impact Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527 5. Fire Protection Impacts: Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provide required improvements and fees As the proposal would add 27 new residences to the City, staff recommends that the applicant be required to pay a Fire Impact Fee in the amount of $488.00 per new single-family residence with credit given for the 2 existing residences. The total fee is estimated at $11,224 (27 new lots -4 existing residences = 23 x $488 00 = $11,224). Staff recommends that the payment of the fee be required prior to the recording of the Final Plat. Due to the length of NE 11 '" Court and east private road, Lots 9 through 11, 14, and 15 would be accessed by streets in excess of 500 feet. Therefore these lots, as per Renton Municipal Code, would require interior automatic fire suppression systems (sprinklers). Mitigation Measures: The applicant shall pay the appropriate Fire Impact Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 6. Parks & Recreation Impacts: Although there is a new City park located abutting the project, Heritage Park is on the west side of Union Ave NE, the proposed development is anticipated to generate future demand on existing and future City parks, recreational facilities, and programs .. Therefore, staff recommends that the applicant be required to pay a Parks Impact Fee based on $530.76 per each new single- family lot. (There is no existing structures or lots credit given for Parks Impact Fees.) The fee is estimated at $14,330.52 (27 lots x $530. 76 = $14,330.52). Staff recommends that this fee be payable prior to the recording of the Final Plat Mitigation Measures: 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 Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No 3082, Ordinance 4527. 7. Vegetation & Wildlife Impacts: The proposed development site is sparsely developed with existing structures dating from 1949 at the west end of the property only. The majority of the property is covered with native grass and blackberry bushes and with alder, cottonwood, maple, and cedar trees All vegetation within road rights-of-way would be removed, as would trees and vegetation from most of the site The site probably provides habitat for a variety of wildlife. A consequence of urbanization of outlying areas of the City is that Jong-standing habitat is disturbed or destroyed. Renton's "Urban Separators" policies and Urban Growth Boundaries are intended to provide lower-density areas of ERG REPORT 07 -032 doc City of Renton PIBIPW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT Environmental Review Committee Staff Report LUA-07-032, PP, ECF, V-H, V-H REPORT OF APRIL 23. 2007 Pago 8 of 10 development where wildlife may relocate naturally as urbanization occurs. This is expected to occur at the Rosewood Highlands project site More sparsely developed land is located to the south and along the Maplewood Creek corridor, which abuts the property. The Maplewood Creek corridor links the area to Cedar River Regional Park There are approximately 73 trees on the site The applicant proposes to clear the site of the majority of existing trees and vegetation to accommodate grading and building site preparation. A tree inventory submitted by the applicant indicates approximately 43 "significant" (protected) trees, consisting of maples and cedar and 23 trees not considered protected, primarily alder and cottonwoods. No sizes of trees were provided, so all trees were considered significant in terms of size. "Protected" trees do not include populus or alnus species or trees of any type smaller than 8" caliper. Based on a Director's Determination, the City of Renton requires the retention of protected trees during development. Twenty-five percent of protected trees must be retained. For the Rosewood Highlands Preliminary Plat, 25 percent of the protected trees would be 11 trees to be retained. Although the applicant has proposed saving 7 trees, these are either populus or alnus species and not counted toward adherence to the retention requirement Therefore, in addition to other landscaping requirements, 11 trees meeting the requirements for size and type, must be planted. These trees must be indicated on the final landscape plan, to be submitted and approved prior to recording the Final Plat All pervious areas of the subdivision are required to be landscaped, including front and side yards of residential lots and detention tracts The Renton Municipal Code requires that two street trees be provided for each residential lot, located in front of the primary structure. Consistent with RMC 4-10- 11 OA, the applicant will also be required to provide 5 feet of landscaping along the frontages of Union Ave NE and NE znd Place. The site clearing, loss of vegetated habitat, and subsequent provision of landscaping and street trees is typical for urbanizing areas, as the resulting subdivided lots are not large enough to feasibly retain significant numbers of trees or other native vegetation while accommodating the proposed residential development. The required landscaping and street trees will provide aesthetic appeal for the post-development neighborhood and adjacent street frontages, and buffer established nearby neighborhoods from the new development Mitigation Measures: None Nexus: N/A 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 __K_ Copies of all Review Comments are contained in the Official File. __ Coples 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, May 14, 2007. 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. ERC REPORT 07 -032 doc City of Renton P/8/PW Depattment ROSEWOOD HIGHLANDS PRELIMINARY PLAT Environmental Review Committee Staff Repo,t LUA-07-0321 PP, ECF, V-H, V-H REPORT OF APRIL 23. 2007 Page 9 of 10 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 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) am and eight o'clock (8:00) pm, Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) am. and eight o'clock (8:00) pm No work shall be permitted on Sundays 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, 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 3. Street addresses shall be visible from a public street Plan Review -Surface Water 1. There are storm drainage facilities in Union Ave NE and to the south of the proposed project 2. The Surface Water System Development Charge is $759 per building lot This fee Is payable at the time the utility construction permit is issued. Plan Review -Water 1 The proposed subdivision is within the water service area of the City of Renton. 2. The property is within the 565 pressure zone and the static pressure at the main is approximately 65 psi at street level. 3. There is an existing 8-inch water line in NE 2°' Pl that can deliver a maximum flow of 1,250 gpm 4. There is an existing 12-inch watermain in Union Ave NE (see City of Renton drawing W-0245 for detailed engineering plans) 5 A water main extension along the proposed north road from the existing 12-inch main in Union Ave NE and connecting to the 8-inch in NE 2nd Pl will be required for this project to provide water service for fire protection and for domestic use 6 The applicant and engineer shall field verify and show the location and distance of all existing fire hydrants within 300 feet of the site 7. System Development Charges of $1956 per each new lot are required The Development Charges are collected as part of the construction permit and prior to recording the plat Plan Review -Sewer 1. There is an existing 8-inch sanitary sewer in NE 2nd Pl. 2 This project will be required to extend an 8" sewer main into the new plat to serve the new lots. 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. 5. Dual sidesewers are not allowed 6 This property is located in the East Renton Interceptor Special Assessment District {SAD) These fees are $316 80 per unit and are collected at the time a construction permit is issued 7. The Sanitary Sewer System Development Charge (SOC) is $1,017 per building lot This fee is payable at the time the utility construction permit is issued Plan Review -Street Improvements 1 Street lights would be required to be installed by this projec1 on Union Ave NE and in the new plat All street ligjlting shall be designed and installed per City of Renton standards and specifications. Private (including PSE) street lighting systems are not allowed 2 The applicant needs to submit a street modification request for the proposed reduction in the required right-of-way width from 50 feet to 42 feet ERC REPORT 07-032 doc City of Renton P/8/PW Depa,tment ROSEWOOD HIGHLANDS PRE:.LIMINARY PLAT REPORT OF APRIL 23. 2007 E:nvimnmental Review Committee Staff Report LUA-07-032, PP, ECF, V-H, V-H Page 10of 10 3 The applicant needs to submit profiles of all proposed driveways within the plat. The maximum slope of driveways is 15 percent 4 All lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of 15 feet. 5 Street improvements including, but not limited to paving, 5' sidewalk, curb and gutter, landscape, and street signs will be required 6 All new electrical, phone, cable services, and lines must be installed underground per the City of Renton Undergrounding Ordinance The construction of these franchise utilities must be inspected and approved by a City of Renton Public Works inspector prior to recording 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 improvements is 5% of the first $100,000 of the estimated constnuction 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. ERG REPORT 07 -032 doc ~ '- I ,Ill I " ' .... 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I . ...-·i m.,.,,. o· CII '1 • (,,.__ ' l\1 ••~"•· ,., ,· ,. .... _ , '".-: J TP-3 l'-"-~ ~· ,., I !l --......... ~ .1'0' Fill . -..., .. ,(} -~ '~ ·'"'"'·' ~;;i,ily·:.: .. ·, ~ , .. -f!IM•JH.67 •t Ct)(T8t OWINEl.•'11 72 . oc ' ,- ' ' f· I BOUNDARY & TOPOGRAPHIC SURVEY, & EXPLORATION PLAN Project No.: 0701146 Date: February 15, 2007 Drawn By: SM Client: American Classic Homes, LLC Not to Scale PROJECT Union Avenue Property 230,242, & 224 Union Avenue NE Renton, Washington Pacific Geo Enqineerinq,LLc Geettechnit:al Engineering~ Consulting & Inspection Figure 3 ' EXHIBIT 5 CA: CA ·NE···3···,·a· ···c· ,-. r. :~ . 1.,, ,-, ,; : ' ; R-10/cP) R:-'10 ... : ··-· ~ .. J<\/~ i RMH R-8 RCCP) CP) e ZONING P/8/PW TICBNtCAL IED.V1Cl!9 tr1.IWIT/ E6 • 10 T23N R5E W 112 • I • - NE 4th St. • ; CA .R-10, · CA NE 4th ,SV.' , ' CA: •~ C/1 · ; § i '. I ~ !--: t: ~ :~ . . 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't li1'~ ~ i1 I !: { I :• ' •! ftl i :... ffl ; r ~ ~ il • (/) I o 0 ..I z _j :5 ~ ffi I~ ~ Qi 0 :c~ ..I ow w tu 0 iE Cl oi 0 s:; 0 Cl ::'i ~~ ~ ~ ! ' • -... =:::. ---ll 1 1 !1! ~'r ?~~<,~ : \ 1 EXHIBIT 1 : 1 I ~?' : \ I 8 I Ii I . I I.. I 11 I =-..... --- !'.!.. -- PP-04 ·- ' ' \ I I I ' I l d r l "' ~ TPIH. [oc:.,, TIOH-S ANO OUANTTllES AFIE .Pl'FIOXtMAll! AND $l'(A1.L 8E At>J\JSTED />l:A l'JAAL DRIVEWAV ANO lm!!b'..1,ocA_!_IDN'S. VICINIHMAP ""' li0ci[f TRACT A J.U.D. 2 \ I -}-~ , r ' l r--, 'I , ' \ -r ' 3 4 \ ---.J -" --· 17 • \ ~-.. ~~ ,.. :,, 18 \ 7 --:; " 19 -l-.... 20 21 41 22 'Ii ,, J 14 ~ ~ 1/1 I ·o 10 ------ ·--~-\ "'---* SC~1•. 20' ..f;l ,.. :: t '-. . . ....__ . . ""'-.._. . •, --TAACTO SENSITIVE: AREA 23 24 / / / / / / ~~"'/ I i 2s/ I I ! I . ~ .. .,: ,: .;: ~ I / 261 I l I I 1 1 r r I J I I T ! 27 ' . I I ' ' "' *@ .//~--:-7'/--:.! .. : >,,.'. -~·I'-· / ' ,,.·fl 1 T .-·STOT~Jii6LT .' -::.1 {· . ! ' 1.1: ' ' 1.,. . @ l ~'J.., ·.··· . I @ j I -.Q : \ . .,.. .. _y_ .·...._,;;.;."" I u1 I ~~ I !i~ ,r!:: f-0, ™l I ~,ii~.:' ,'!"'-. ,. n11'-~~~~~~~~~~~~-1 d~ .ii._ EXHIBIT 9 =Mii"' !'ii@.iir l!W I ie 11: It ! - 1! 11 ,' ii 1l - m ii " i) l i Ci) 0 0 -' z ~ :5 ~ w J: I ::: (!) ._ -9 J: ~ 0 t w O ~ 0 0; g ~. '.'i Ci) IJ 0 a: ! • i L·I ~ CITY OF RENTON Office of the City Clerk lv .. 5 South Grady Way -Renton Washington 98055 /v ~~ ?o eox ! 1530 ~ ,k.,.~, Wtt ~ic'S""(p ~ ' ' f" ·: '"#' .(; \ _,t, . n 0 r4 ,_ ii MichaGI Giadstein Gladco Development. LLC PO Box 1820 Renton, WA£ N:tX:tE 980 4E i CITY OF RENTON SEP 2 0 2007 RECEIVED CITY CLERK'S OFFICE Oi 0<;/;/ i<;;/ 07 RETURN TO SENDER NO SUCH NUMEIE:FI UNABLE: TO FORWARD EiC: !ile>057323:2SS *0~:215-02734-l 5-34 (i) ™"""..,.""""""50%""""""....,.·""'~EC57:~~S;t~; JI, I,, I,, I, J J,,,, J, I, I,,, I,, ll,,, I, I,, II,,, I, I, I, I,, I, I,,,, 111 ~ 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 CITY JF RENTON September 11, 2007 Michael Gladstein Gladco Development, LLC PO Box 1820 Renton, WA 98056 Re: Rosewood Highlands Preliminary Plat, LUA-07-032, .PP, ECF 224,230,236,242, and 246 Union Ave. NE. Dear Mr. Gladstein: City Clerk Bonnie I. Walton At the regular Council meeting of September 10, 2007, the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, subject to conditions to be met at later stages of the platting process: Pursuant to RCW, a final plat meeting all requirements of State law and Renton Municipal Code shall be submitted to the City for approval within five years of the date of preliminary plat approval. IfI can provide additional information or assistance, please feel free to call. Sincerely, Bonnie L Walton City Clerk cc: Mayor Kathy Keolker Council President Toni Nelson Jennifer Henning, Principal Planner Parties of Record (8) -,-0-55_S_o_u-th_G_r-ad_y_W_a~y---R-e-nt-o-n,-W-as-hi-ng_t_on_9_80_5_7_--(4-2-5)_4_3_0--6-51_0_/_F_AX_(_42_5_)_43_0_-6_5_1_6 ~ ~ This paper contains 50% recycled material, 30o/o post consumer AHEAD OF THE CURVE .. Elizabeth Higgins 1055 S Grady Way Renton, WA 98055 Michael Gladstein Gladco Development, LLC PO Box 1820 Renton, WA 98056 Karen Walter Muckleshoot lndian Tribe Fisheries Department 39015-172nd Avenue SE Auburn, WA 98092 Kayren Kittrick 1055 S Grady Way Renton, WA 98055 Matt Cyr ESM Consulting Engineers, LLC 33915 1st Way S., Ste. 200 Federal Way, WA 98003 Michael Jagielo Associate Broker REMAX 11250 Kirkland Way, Ste. 200 Kirkland, WA 98033 Rose Woodall 230 Union Ave NE Renton, WA 98059 Jennifer McCall Lozier Homes Corporation 1203 114"' Avenue SE Bellevue, WA 98004 Beverly M. McEldowney 4103 NE 2"" Place Renton, WA 98059 ' . September 10, 2007 EDNSP: Downtown Wayfinding System Installation, Sea Reach EDNSP: Multi-Family Housing Property Tax Exemption, Harrington Square Finance: Utility Bill Adjustment, Friends of Youth Finance: Temporary Interfund Loan to S Lake Washington Infrastructure Project Fund 318 Finance: Fiber Optic Network to Fire Station #16 Cost Reimbursement, Renton School District Plat: Rosewood Highlands, Union Ave NE, PP-07-032 Human Resources: Vacant Position Advertising, The Seattle Times Police: VSRT Armored Personnel Carrier, Budget Amend Police: Time Limit on Extended Parking on ROW or Municipal Property CAG: 06-130, Airport Maintenance Dredging & Shoreline Mitigation, Parametrix Transportation: Lead Engineer-Transportation Position Utility: Hazen 565-Zone Reservoir Construction Services, RH2 Engineering Renton City Council Minutes Page 305 Economic Development, Neighborhoods and Strategic Planning Department recommended approval of a contract in the amount of$221,180 with Sea Reach, Ltd. to manufacture and install components for the downtown wayfinding system, a system of signage into and around the downtown area. Refer to Committee of the Whole. Economic Development, Neighborhoods and Strategic Planning Department recommended approval of the multi-family housing property tax exemption agreement for the Harrington Square project at 930 Harrington Ave. NE. Refer to Planning and Development Committee. Finance and Information Services Department reported request from Friends of Youth for a utility bill adjustment and recommended granting the adjustment in the amount of $5,226.04. Refer to Finance Committee. Finance and Information Services Department requested authorization for an interfund loan to Fund 318, South Lake Washington Infrastructure Project, that is not to exceed the amount of $2 million and the term of two years. Refer to Finance Committee. Finance and Information Services Department recommended approval to reimburse the Renton School District in the amount of$27,223.42 for construction costs related to the installation of the fiber optic cable network to Fire Station # 16. Council concur. Hearing Examiner recommended approval, with conditions, of the Rosewood Highlands Preliminary Plat; 27 lot subdivision totaling 4.39 acres located at 224, 230, 236, 242, and 246 Union Ave. NE. Council concur. Human Resources and Risk Management Department recommended approval of a contract with The Seattle Times in the amount of $22,500 for the advertising of vacant positions. Council concur. Police Department recommended approval to amend the 2007 Budget to document incoming revenue and expenditure related to the purchase, in conjunction with other Valley Special Response Team (VSRT) member agencies, of a Lenco Bear Cat armored personnel carrier for use by the VSRT. Refer to Public Safety Committee. Police Department recommended approval to impose a time limit on extended parking on City right-of-way or municipal property. Refer to Public Safety Committee. Transportation Systems Division recommended approval of an amendment to CAG-06-130, contract with Parametrix, Inc., for additional engineering and design work for the airport seaplane base dredging project in the amount of $89,300, and approval to amend the 2007 Budget to transfer funds to the Maintenance Dredging and Shoreline Mitigation Fund. Refer to Transportation (Aviation) Committee. Transportation Systems Division requested approval to reclassify a Civil Engineer III position to a new position of Lead Engineer-Transportation. Refer to Finance Committee. Utility Systems Division recommended approval of a contract in the amount of $220,602 with RH2 Engineering, Inc. to provide services during construction of the Hazen 565-Zone Reservoir project. Refer to Utilities Committee. ! • I OF RENTON COUNCIL AGEND1 LL I AI#, ?J. /VJ. Submitting Data: For Agenda of: 9/10/07 Dept/Div/Board .. Hearing Examiner Staff Contact.. .... Fred J. Kaufi:nan, ext. 6515 Agenda Status Consent. ............. X Subject: Public Hearing .. Correspondence .. Rosewood Highlands Preliminary Plat Ordinance ............. File No. LUA-07-032, PP, ECF 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 Proiect.. SUMMARY OF ACTION: The hearing was held on July 3, 2007. The Hearing Examiner's Report and Recommendation on the Rosewood Highlands Preliminary Plat was published on August 2, 2007. The appeal period ended on August 16, 2007. No appeals were filed. The Examiner recommends approval of the proposed preliminary plat subject to the conditions outlined on page 5 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 Rosewood Highlands Preliminary Plat with conditions as outlined in the Examiner's Report and Recommendation. Rentonnet/agnbill/ bh Minutes OWNER: APPLICANT: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Rose Woodall 230 Union Ave NE Renton, WA 98059 Michael Gladstein Gladco Development, LLC PO Box 1820 Renton, WA 98056 Matt Cyr ESM Consulting Engineers, LLC 33915 !"Way S., Ste. 200 Federal Way, WA 98003 Rosewood Highlands Preliminary Plat File No.: LUA 07-032, PP, ECF 224, 230, 236, 242, and 246 Union Ave NE August 2, 2007 Approval for a 27-lot subdivision of several parcels totaling 4.39 acres. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on June 26, 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: MINUTES , The following minutes are a summary of the July 3, 2007 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, July 3, 2007, at 9:49 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. 2: Vicinity Map Rosewood Highlands Prelimin Plat File No.: LUA-07-032, PP, ECF August 2, 2007 Page2 other documentation pertinent to this request. Exhibit No. 3: Aerial Photo,rraph Exhibit No. 5: Zoning Man Exhibit No. 7: Tree Inventorv Plan Exhibit No. 4: Preli v Plat Plan Exhibit No. 6: Critical Areas Plan Exhibit No. 8: Landsca"" Plan The hearing opened with a presentation of the staff report by Elizabeth Higgins, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The project is located on the east side of Union Avenue NE in the Renton Highlands area. Immediately north is a privately owned street, NE 2nd Place. There are six tax parcels, three have structures that would be removed from the property, two have been used as pasture land, and the sixth parcel has been providing access to residential structures that abut on the south side. Most of these people did not realize that this was not a public street, it will be dedicated to the City of Renton. The proposed subdivision includes several tracts, one in the southeast corner is for a stormwater vault, in the northeast corner is a Category 3 wetland with a 25-foot buffer, along the east property boundary is the west fork of Maplewood Creek, identified as a Class 4 stream with a 35-foot stream buffer. The proposed project's net density of8.62 dwelling units per acre is within the allowable range of the R-10 zone. Access to all of the lots would be via public streets, NE 2nd place, Road A and Road B, or private streets in tracts, Road C and Road D. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated with seven mitigation measures. No appeals were filed. Existing vegetation would be removed from the site, including mature trees. Trees in the critical areas and their buffers would be retained, grading of the site would eliminate the possibility ofretaining many of the trees. The applicant would be required to preserve or replace 25% of the existing protected trees. The project is subject to the 2005 King County Surface Water Design manual for detention and water quality. Traffic, Fire and Parks mitigation fees are required for this project. There will be credits issued for both Traffic and Fire fees for the three existing structures. The proposed project does meet the requirements of the Comprehensive Plan in the Community Design, Environment, Housing and Land Use Elements. A detailed landscape plan must be submitted for review and approval prior to occupancy. There will be no impact to the critical areas, the proposed project will stay outside of the buffer areas. There are nine corner lots in the plans, and they all meet the radius dimensions and requirements for corner lots. A Homeowners Association should be formed in order to provide care and maintenance of all the commonly held areas. A condition should also be placed on the project that would allow a trail or access to the buffer area · Rosewood Highlands Prelimin_,, .'lat File No.: LUA-07-032, PP, ECF August 2, 2007 Page 3 of the stream. This could be across the storm water vault tract or from NE 2nd Place. The critical area buffers should be fenced with a split rail fence with some type of opening for access to the stream. Matt Cyr, ESM Consulting Engineers, LLC, 33915 !" Way S., Ste. 200, Federal Way, WA 98003 stated that they have worked with staff and are in agreement with their report. Storm water will recharge the stream, they are proposing that the roof drains on the homes nearest the stream to recharge the wetlands. Kayren Kittrick, Development Services stated that the only question that appears to still be on the table is about the north/south connections. If the other parcel that remains was part of this proposal, she would want a north/south connection, but with the wetland and stream being where they are, and the fact that the general plan is to direct traffic to Union Avenue and traffic can be controlled makes this plan fairly close to being ideal. 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 10:27 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicant, Michael Gladstein, Gladco Development, LLC, filed a request for a Preliminary Plat. 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 at 224,230, 236, 242 and 246 Union Avenue NE. The subject site consists of six separate parcels located on the east side of Union. The subject site is located south of NE 4th Street and west of Bremerton Avenue NE. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of medium density residential uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-1 0 (Residential, Medium Density -IO dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 3570 enacted in September 1981. 9. The subject site is approximately 4.39 acres or 191,204 square feet 10. Three existing single-family homes are located on lots on the site and would be removed if the new plat were approved. 11. One of the parcels making up the site is a long, narrower parcel that is the location of NE 2nd Place Rosewood Highlands Prelimin . 'lat File No.: LUA-07-032, PP, ECF August 2, 2007 Page4 and will be dedicated for that purpose. 12. The subject site slopes downward at the eastern edge of the property where a Class 4 stream is located. A Category 3 wetland is located in the northeast section of the property. Both critical areas require buffers and the acreage constrained by the critical areas reduces the density of the site. (see below) 13. The applicant proposes removing most of the trees that are not located in the critical areas. Code requires replacement trees when significant trees are removed. 14. The applicant proposes dividing the subject site into 27 lots to accommodate the construction of 27 single-family detached homes. Additional tracts for access and stormwater detention will also be created. NE 2nd Place will be extended to the east from Union Avenue and it will be widened. It will terminate just short ofthe creek and that critical area feature will prevent it from being extended further to the east. Two small blocks oflots will be created north of NE 2nd Place with another roadway from Union running along the north side of those blocks. This second road will end in a south-turning loop road. A tier of lots will run along the north and east edge of the plat. 15. Access tracts will provide access to Proposed Lots 17 and 18; interior lots and shared driveway tracts will provide access to other proposed lots to minimize curb cuts. 16. Staff has noted that due to the relatively narrow width of the parcel and the inclusion of two access roads intersecting Union there is insufficient room to provide meaningful alley access. 17. The subject site is located within the Renton School District. The project is expected to generate approximately 12 school age children. These students would be spread across the grades and would be assigned on a space available basis. 18. The density for the plat would be 8.62 dwelling units per acre after subtracting sensitive areas (wetland and stream course -4,280 square feet) and roadways (33,889 square feet) and access ways (16,541 square feet). 19. The development will increase traffic approximately 10 trips per unit or approximately 270 trips for the 27 single-family homes. Approximately ten percent of the trips, or approximately 27 additional peak hour trips will be generated in the morning and evening. 20. There was a review of the creek, the west fork of Maplewood Creek, which found no fish present. 21. Stormwater will be detained in a system contained in Tract F located in the southeastern corner of the plat. The creek and wetland will be recharged from clean stormwater. 22. Sewer and water service will be provided by the City. Standard fees will apply to the development. 23. Staff recommended that the critical areas and buffers be placed into a Native Growth Protection easement and that access to the areas be provided for pedestrians. CONCLUSIONS: I. The proposed plat appears to serve the public use and interest. The development will increase the number of single-family homes that are provided by the 4-acre site from three to twenty-seven helping to meet the City's goals of increasing urban density and population. , ' Rosewood Highlands Prelimina., .'lat File No.: LUA-07-032, PP, ECF August 2, 2007 Page 5 2. The lots are all reasonably rectangular. Access in most cases will be directly from a public street and shared use driveways will provide access to interior lots or to minimize curb cuts near intersections. 3. The redevelopment of the subject site will increase the tax base of the City. The ERC's imposition of mitigation fees will offset some of the impacts of development on particular services like transportation, parks and fire's emergency services. 4. The applicant will be preserving the critical areas and their respective buffers and staffs suggestion that they be placed in a Native Growth Protection Easement is appropriate. 5. In conclusion, the proposed plat should be approved by the City Council subject to conditions noted below. RECOMMENDATION: The City Council should approve the proposed plat subject to the following conditions: I. The applicant shall submit a detailed landscape plan to the Development Services Project Manager for review and approval prior to final plat recording. Prior to occupancy, the landscaping must be installed. 2. A homeowners' association shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements. A draft of the document 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 recording of the final plat. 3. The outside perimeter of the wetland and stream buffers shall be fenced with a split-rail fence where the rear yards of lots abut the buffers. Rear yards of residential property abutting the wetland buffer shall not be fenced with sight-obscuring fencing, but rather shall utilize the split-rail fence. 4. The storm vault tract shall remain unfenced or, as an alternative, access to the buffer of the West Fork of Maplewood Creek shall be provided from the hammerhead turnaround at the east terminus of NE 2nd Place. 5. Staff recommends that Native Growth Protection Easements (NGPE) be recorded to preserve the wetlands and stream and their buffers. Additionally, staff recommends that the Homeowners' Association for the Plat be responsible to manage and maintain the NGPE. The NGPE shall be recorded with the Final Plat recording. 6. Pedestrian access to the critical areas shall be provided. ORDERED THIS znd day of August 2007. ~~r-= HEARING E INER Rosewood Highlands Prelimi Plat File No.: LUA-07-032, PP, ECF August 2, 2007 Page 6 TRANSMITTED THIS 2•d day of August 2007 to the parties of record: Elizabeth Higgins 1055 S Grady Way Renton, WA 98055 Michael Gladstein Gladco Development, LLC PO Box 1820 Renton, WA 98056 Karen Walter Muckleshoot Indian Tribe Fisheries Department 39015-172"a Avenue SE Auburn, WA 98092 Kayren Kittrick 1055 S Grady Way Renton, WA 98055 Matt Cyr ESM Consulting Engineers, LLC 33915 1" Way S., Ste. 200 Federal Way, WA 98003 Michael Jagielo Associate Broker REMAX 11250 Kirkland Way, Ste. 200 Kirkland, WA 98033 TRANSMITTED THIS 2"d day of August 2007 to the following: Mayor Kathy Keolker Mark Peterson, Fire Rose Woodall 230 Union Ave NE Renton, WA 98059 Jennifer McCall Lozier Homes Corporation 1203 114th Avenue SE Bellevue, WA 98004 Beverly M. McEldowney 4103 NE 200 Place 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 Pursuant to Title IV, Chapter 8, Section 1 OOGof the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., August 16, 2007. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors oflaw 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., August 16, 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. . ' Rosewood Highlands Prelimina,J Plat File No.: LUA-07-032, PP, ECF August 2, 2007 Page 7 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. Project Location: 224. 230, 236, 242, and 246 Union Ave NE cAi ! __ j J-···-1 I R-lOiCP) i I ! ---R-'1-Ql_ N ;:::i l<l ~ R-i-el ; I ! f-4 "' .. -·-··--·----·--·---... ~ RMH ' / I / / (P) ~ ~ ! r--------------- / RC(P) ZONING P/8/PW TECHNICAL llllllVICl!S 02J28/07 . E6 · 10 T23N R5E W 1/2 G6 • 22 T23N R5E W 112 ----Renton Cl.ti Limit,! C/1 f-.... , '----·---· CA! R-8' /lR-1 i] H .lL. __ _ ~-d-i +-i"i .. l....L.! R-10 R-8 L -·--r·· ·----ii·-· i : ! NEI 2JB~8 ti: . ;i !~ ; t!l s SE 142nd St. . ' • ••• n• i EXHIBIT ...... 15 T23N R5E 5 ,! -~ a,'w ...... ~! ~i -,:« ~ z~ 0- ·1 z "I~ ) .. ,, -~ ' ' •.. ' .. / cf!- q Slt1m1w11tt1r !I l"o1hl \ ~-,f \ I r2:t. I ~-,--1-"ii /\ · .. _.LJ ~rrl\ i !1 t " 4 '·---, I Iii ii ---1 : i,/1 ' I ·.),,! ' '. Ir ' r ii::·· ' 'I 'I ' I i i,1 'I" • '.' ' ' ' \ • I ~ , -~ . . 18 I I 2,0, -1 17 I 19 21 .• , __J_ X t ' ' 23 '·,: lll i.!24\"· \ ' , 'I' ' / ~ ! ' ,, ' • / ' / I 1'! t ' f-· \ : i ·: . ·.' 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SE B•U•YU"· w.uhlngton 9800~ CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA07-032, PP, ECF, V-H, V-H Michael Gladstein; Gladco Development LLC Rosewood Highlands Preliminary Plat DESCRIPTION OF PROPOSAL: The proponent of the Rosewood Highlands Preliminary Plat is requesting a State Environmental Policy Act (SEPA) environmental determination of non-significance for a proposed Preliminary Plat land use action. The proposed Plat would consist of consolidation and then subdivision of 5 parcels of land totaling 4.39 acres. Of the 5 parcels, 3 are currently developed with single-family structures and outbuildings and 2 are vacant land. The land is zoned Residential 10 (R-10), which allows up to 10 dwelling units per net acre (du/a). The subdivision would result in 27 lots suitable for development into single-family residential structures. The lots would be developed at a density of 8.63 du/a. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 224, 230, 236, 242, and 246 Union Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Study for Union Avenue Property," by Pacific Geo Engineering, LLC, dated February 15, 2007. 2. Project site work shall occur during the dry season of the year, with dates as specified in the most recent Department of Ecology Stormwater Management Manual. 3. This project shall be subject to the 2005 King County Surface Water Design Manual for both detention and water quality facilities. 4. The applicant shall be required to 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 most recent Department of Ecology Stormwater Management Manual. 5. 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. 6. 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. 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. ERG Mitigation Measures Page 1 of 1 ' . ·/.· Form No 1068--2 ALTA Plain Language commttment THIRD REPORT SCHEDULE A L Commitment Date: November 27, 2006 at 7:30 AM. Policy or Policies to be issued: Eagle Protection Owner's Coverage Proposed Insured: American Classic Homes, LLC AMOUNT $ 2,595,000.00 $ Commltment No : 4203-935379 Page 3 of 11 PREMIUM TAX 4,424.00 $ 389.31 Simultaneous Issue Rate Extended Mortgagee's Coverage Proposed Insured: $ To Follow $ To Follow $ To Follow To Be Determined 3. (A) The estate or interest in the land described in this Commitment is: Fee simple as to Parcel(s) A, B, D, E and F, an easement as to Parcel(s) C and G. (B) Titje to said estate or interest at the date hereof Is vested in: Rose L Woodall also appearing of record as Rose Lee Woodall and Rose Woodall, as her separate estate 4. The laAd referred to in this Commitment is described as follows: Real property in the County of King, State of Washington, described as follows:· PARCEL A: THE EAST 264 FEET OF THE SOUTH 172 FEET OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNlY, WASHINGTON. PARCEL B: THE SOUTH 172 FEET OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECT10N 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNlY, WASHINGTON; EXCEPT THE EAST 264, AND EXCEPT THE NORTH 87 FEET OF THE WEST 146 FEET, AND EXCEPT THE SOUTH 85 FEET OF THE WEST 162 FEET THEREOF PARCEL C: AN EASEMENT OVER, ACROSS AND UPON THE NORTH 28 FEET OF THE SOUTil 200 FEET OF THE WEST 116 OF TilE NORTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 15, TOWNSHIP 23 NORTil, RANGE 5 EAST, WM., IN KING COUNTY, WASHINGTON. PARCEL D: THE WEST 146 FEET OF THE NORTH 87 FEET OF THE SOUTH 172 FEET OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER first Amencon Title I Form No 1068-2 A.LTA Plain Language Comnlltment 11itn'lent No : 420$-93S379 Page 4 of 11 OF SEcnON 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNlY, WASHINGTON; EXCEPT THE WEST 30 fEET FOR ROAD. PARCEL E: THE WESTERLY 162 FEET OF THE SOUTH 85 FEET OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECITON 15, TOWNSHIP 23 NORTH, RANGE 5 E.W.M.,e?N Kl GCOUN1Y, W. ASHINGTON; EXCEPT THE WEST 30 FEET THEREOF FO 132 S. Ne., Q.. tvVf1 PARCEL F: NORTH HALF OF THE SOUTHWESf QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECITON 15, TOWNSHIP 23 NORTH, RANGE 5 E.W.M ., IN KING COUNTY, WASHINGTON, LYING NORTHERLY OF SOUTH 172 FEITTHEREOF; EXCEPT THE WEST 230 FEET THEREOF. PARCELG: AN EASEMENT FOR INGRESS, EGRESS AND UTIUTIES OVER THE NORTH 40 FEET OF THE SOUTH 212 fEET OF THE WEST 230 FEET OF SAID NORTH HALF, EXCEPT THE WEST 30 FEET FOR ROAD. APN: 518210006806 APN: 518210006905 APN: 518210007309 APN: 518210007903 · APN: 518210008109 ' ' .... ' . \) Form No. 14 Subdivision Guarantee (4-10-75) SCHEDULE A The assurances referred to on the face page are: A litle is vested in: Galdco Development, LLC, a Washington Limited Liability Company Guarantee No.: 4209-996758 Page No.: 2 B. That according to the Company's title plant records relative to the following described real property (including those records maintained and indexed by name), there are no other doruments affecting title to said real property or any porition thereof, other than those shown below under Record Matters. The following matters are excluded from the coverage of this Guarantee: 1. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. 2. Water rights, claims or title to water. 3. Tax Deeds to the State of Washington. 4. Documents pertaining to mineral estates. DESCRIPTION: >f; A PORTION OF LOTS 7 AND 8 OF MARTINS ACRE TRACTS, UNRECORDED MORE PARTICULARLY DESCRIBED AS FOLLOWS: THE NORTH 30 FEET OF THE NORTH HALF OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15 TOWNSHIP 23 NORTH RANGE 5 EAST, OF W.M. IN KING COUNTY WASHINGTON. LESS THE WEST 30 FEET THEREOF. APN: 518210008505 first American fttle AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 2nd day of August 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 1J__ day of 4, J f , 2007. \ \,\\1 ·~·: ;, ', ,' ;1, •, ·, '/ · . t.:·. ·, . ..¥11 ",:I ....... ,/~// '' ,to ·' ,, /, '~:. / . ·, ·- Application, Petition or Case No.: N ary Public in and or the State of Washington siding at ~ ~ , therein . Rosewood Highlands Preliminary Plat LUA 07-032, PP, ECF The Decision or Recommendation contains a complete list of the Parties of Record. I ' ! i; I '· HEARING EXAMINER'S REPORT Minutes OWNER: APPLICANT: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Rose Woodall 230 Union Ave NE Renton, WA 98059 Michael Gladstein Gladco Development, LLC PO Box 1820 Renton, WA 98056 Matt Cyr ESM Consulting Engineers, LLC 33915 !"Way S., Ste. 200 Federal Way, WA 98003 Rosewood Highlands Preliminary Plat File No.: LUA 07-032, PP, ECF 224, 230, 236, 242, and 246 Union Ave NE August 2, 2007 Approval for a 27-lot subdivision of several parcels totaling 4.39 acres. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on June 26, 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: MINUTES The following minutes are a summary of the July 3, 2007 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, July 3, 2007, at 9:49 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. 2: Vicinity Map Rosewood Highlands Preliminary rlat File No.: LUA-07-032, PP, ECF August 2, 2007 Page2 other documentation oertinent to this reauest. Exhibit No. 3: Aerial Photoirraoh Exhibit No. 5: Zonine: Mao Exhibit No. 7: Tree lnventorv Plan Exhibit No. 4: Preliminarv Plat Plan Exhibit No. 6: Critical Areas Plan Exhibit No. 8: Landscane Plan The hearing opened with a presentation of the staff report by Elizabeth Higgins, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The project is located on the east side of Union Avenue NE in the Renton Highlands area. Immediately north is a privately owned street, NE 2nd Place. There are six tax parcels, three have structures that would be removed from the property, two have been used as pasture land, and the sixth parcel has been providing access to residential structures that abut on the south side. Most of these people did not realize that this was not a public street, it will be dedicated to the City of Renton. The proposed subdivision includes several tracts, one in the southeast corner is for a stormwater vault, in the northeast corner is a Category 3 wetland with a 25-foot buffer, along the east property boundary is the west fork of Maplewood Creek, identified as a Class 4 stream with a 35-foot stream buffer. The proposed project's net density of8.62 dwelling units per acre is within the allowable range of the R-10 zone. Access to all of the lots would be via public streets, NE 2•d place, Road A and Road B, or private streets in tracts, Road C and Road D. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated with seven mitigation measures. No appeals were filed. Existing vegetation would be removed from the site, including mature trees. Trees in the critical areas and their buffers would be retained, grading of the site would eliminate the possibility of retaining many of the trees. The applicant would be required to preserve or replace 25% of the existing protected trees. The project is subject to the 2005 King County Surface Water Design manual for detention and water quality. Traffic, Fire and Parks mitigation fees are required for this project. There will be credits issued for both Traffic and Fire fees for the three existing structures. The proposed project does meet the requirements of the Comprehensive Plan in the Community Design, Environment, Housing and Land Use Elements. A detailed landscape plan must be submitted for review and approval prior to occupancy. There will be no impact to the critical areas, the proposed project will stay outside of the buffer areas. There are nine corner lots in the plans, and they all meet the radius dimensions and requirements for comer lots. A Homeowners Association should be formed in order to provide care and maintenance of all the commonly held areas. A condition should also be placed on the project that would allow a trail or access to the buffer area Rosewood Highlands Preliminary , lat File No.: LUA-07-032, PP, ECF August 2, 2007 Page 3 of the stream. This could be across the storm water vault tract or from NE 2nd Place. The critical area buffers should be fenced with a split rail fence with some type of opening for access to the stream. Matt Cyr. ESM Consulting Engineers, LLC, 33915 I" Way S., Ste. 200, Federal Way, WA 98003 stated that they have worked with staff and are in agreement with their report. Storm water will recharge the stream, they are proposing that the roof drains on the homes nearest the stream to recharge the wetlands. Kayren Kittrick, Development Services stated that the only question that appears to still be on the table is about the north/south connections. If the other parcel that remains was part of this proposal, she would want a north/south connection, but with the wetland and stream being where they are, and the fact that the general plan is to direct traffic to Union Avenue and traffic can be controlled makes this plan fairly close to being ideal. 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 10:27 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. The applicant, Michael Gladstein, Gladco Development, LLC, filed a request for a Preliminary Plat. 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 at 224,230, 236, 242 and 246 Union Avenue NE. The subject site consists of six separate parcels located on the east side of Union. The subject site is located south of NE 4th Street and west of Bremerton Avenue NE. 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of medium density residential uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-10 (Residential, Medium Density-10 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 3570 enacted in September 1981. 9. The subject site is approximately 4.39 acres or 191,204 square feet 10. Three existing single-family homes are located on lots on the site and would be removed if the new plat were approved. 11. One of the parcels making up the site is a long, narrower parcel that is the location of NE 2nd Place Rosewood Highlands Preliminary , lat File No.: LUA-07-032, PP, ECF August 2, 2007 Page4 and will be dedicated for that purpose. 12. The subject site slopes downward at the eastern edge of the property where a Class 4 stream is located. A Category 3 wetland is located in the northeast section of the property. Both critical areas require buffers and the acreage constrained by the critical areas reduces the density of the site. (see below) 13. The applicant proposes removing most of the trees that are not located in the critical areas. Code requires replacement trees when significant trees are removed. 14. The applicant proposes dividing the subject site into 27 lots to accommodate the construction of27 single-family detached homes. Additional tracts for access and stormwater detention will also be created. NE 2nd Place will be extended to the east from Union Avenue and it will be widened. It will terminate just short of the creek and that critical area feature will prevent it from being extended further to the east. Two small blocks of lots will be created north of NE 2nd Place with another roadway from Union running along the north side of those blocks. This second road will end in a south-turning loop road. A tier of lots will run along the north and east edge of the plat. 15. Access tracts will provide access to Proposed Lots 17 and 18; interior lots and shared driveway tracts will provide access to other proposed lots to minimize curb cuts. 16. Staff has noted that due to the relatively narrow width of the parcel and the inclusion of two access roads intersecting Union there is insufficient room to provide meaningful alley access. 17. The subject site is located within the Renton School District. The project is expected to generate approximately 12 school age children. These students would be spread across the grades and would be assigned on a space available basis. 18. The density for the plat would be 8.62 dwelling units per acre after subtracting sensitive areas (wetland and stream course -4,280 square feet) and roadways (33,889 square feet) and access ways (16,541 square feet). 19. The development will increase traffic approximately 10 trips per unit or approximately 270 trips for the 27 single-family homes. Approximately ten percent of the trips, or approximately 27 additional peak hour trips will be generated in the morning and evening. 20. There was a review of the creek, the west fork of Maplewood Creek, which found no fish present. 21. Stormwater will be detained in a system contained in Tract F located in the southeastern comer of the plat. The creek and wetland will be recharged from clean stormwater. 22. Sewer and water service will be provided by the City. Standard fees will apply to the development. 23. Staff recommended that the critical areas and buffers be placed into a Native Growth Protection easement and that access to the areas be provided for pedestrians. CONCLUSIONS: 1. The proposed plat appears to serve the public use and interest. The development will increase the number of single-family homes that are provided by the 4-acre site from three to twenty-seven helping to meet the City's goals of increasing urban density and population. Rosewood Highlands Preliminary t-lat File No.: LUA-07-032, PP, ECF August 2, 2007 Page 5 2. The lots are all reasonably rectangular. Access in most cases will be directly from a public street and shared use driveways will provide access to interior lots or to minimize curb cuts near intersections. 3. The redevelopment of the subject site will increase the tax base of the City. The ERC's imposition of mitigation fees will offset some of the impacts of development on particular services like transportation, parks and fire's emergency services. 4. The applicant will be preserving the critical areas and their respective buffers and staff's suggestion that they be placed in a Native Growth Protection Easement is appropriate. 5. In conclusion, the proposed plat should be approved by the City Council subject to conditions noted below. RECOMMENDATION: The City Council should approve the proposed plat subject to the following conditions: 1. The applicant shall submit a detailed landscape plan to the Development Services Project Manager for review and approval prior to final plat recording. Prior to occupancy, the landscaping must be installed. 2. A homeowners' association shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements. A draft of the document 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 recording of the final plat. 3. The outside perimeter of the wetland and stream buffers shall be fenced with a split-rail fence where the rear yards of lots abut the buffers. Rear yards of residential property abutting the wetland buffer shall not be fenced with sight-obscuring fencing, but rather shall utilize the split-rail fence. 4. The storm vault tract shall remain unfenced or, as an alternative, access to the buffer of the West Fork of Maplewood Creek shall be provided from the hammerhead turnaround at the east terminus of NE 2nd Place. 5. Staff recommends that Native Growth Protection Easements (NGPE) be recorded to preserve the wetlands and stream and their buffers. Additionally, staff recommends that the Homeowners' Association for the Plat be responsible to manage and maintain the NGPE. The NGPE shall be recorded with the Final Plat recording. 6. Pedestrian access to the critical areas shall be provided. ORDERED THIS 2°d day of August 2007. FR~~~ HEARING E INER Rosewood Highlands Preliminary riat File No.: LUA-07-032, PP, ECF August 2, 2007 Page6 TRANSMITTED THIS 2°• day of August 2007 to the parties of record: Elizabeth Higgins 1055 S Grady Way Renton, WA 98055 Michael Gladstein Gladco Development, LLC PO Box 1820 Renton, WA 98056 Karen Walter Muckleshoot Indian Tribe Fisheries Department 39015-172 .. Avenue SE Auburn, WA 98092 Kayren Kittrick 1055 S Grady Way Renton, WA 98055 Matt Cyr ESM Consulting Engineers, LLC 33915 1" Way S., Ste. 200 Federal Way, WA 98003 Michael Jagielo Associate Broker REMAX 11250 Kirkland Way, Ste. 200 Kirkland, WA 98033 TRANSMITTED THIS 2°• day of August 2007 to the following: Mayor Kathy Keolker Mark Peterson, Fire Rose Woodall 230 Union Ave NE Renton, WA 98059 Jennifer McCall Lozier Homes Corporation 1203 114"' Avenue SE Bellevue, WA 98004 Beverly M. McEldowney 4103 NE 2nd Place 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 Pursuant to Title N, Chapter 8, Section JOOGof the City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., August 16, 2007. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors oflaw 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., August 16, 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. Rosewood Highlands Preliminary r ,at File No.: LUA-07-032, PP, ECF August 2, 2007 Page 7 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. Project Location: 224, 230, 236, 242, and 246 Union Ave NE E6 • 10 T23N R5E W 112 iNE 4th St. :. c~ • cAi .. CA ' ; RMH RCCP) CP) ~ZONING. ~ = Tl!CBNlCAL DILVICl!S G6 • 22 T23N R5E W 112 CA ' !~-1 i; ··-··· JL ... -·- CA! R-10 R-8 i ------r-·· ---: -I. : ' ! l ' ' NE1 2~~as O syo •oo 15 T23N R5E EXHIBIT 5 I ! I ii ~ Ul , .'z i ~i ' UJ" . >" Q6 ~ ,..---,.·;j~ ··~. ' ~ ' __ .,._..4 I rrrJ\ II t II r--~ _J ,, '\ '. ----··,··~···•Oo-· ': .... · __ -· ... ---- \ cf!' t:=.1= ~--~'-- \ 18 17 19 " ·-..., ,/ "~ l I t1 11 -·~:~.:.:,~~~1·· ···:~sc; . _:,::· .... .'.' ("'''ff\ACT A ~i~r 8-"' , 1 -~~'ij,}?~.~-- ( ·~o.:.::~.U.D, 1 26 PU8,Sf.,Al%'! .. _ .. ,-• r-;r ,/ ! . ' . il I , ., ·. \1\ f i('I I /;i .§,(2 i\_;·: .. :-~:.:: -, ' .,,,,!"'''!.'·~· I ;J ...... 'ii r:~~ 4 ~·-· ,. 1 ? ,, 9 f i * I .· 2Q, ;#' ,., / 21 ( \ 15 I t V i i 14 ' ll l ~/\ 11 i / ' l ' 23 \ -1 ·, ', \•' I , ---\ j( 'F .. -._.__A... ~ .~4 I / I , I \ ~/ ," :r• :o::tt' .. ..,.&:t'''"1'• I , "'> , / _...,. ,,. .. , •,(". :' ,' ",., ",,' ,: .;; ;.. , " . • -r ,Ji =3'~~j': / . ~~ / 13 \ '--l .. :_. ~ eSP-2 ?' 1. ' ... .. 27; ~ 'il:.{ 11 Slomi-ttv" ii . POr'ld I I I I ,l ···~ I I \ I I : I : I \ ', I : / I ,, I 35' I I I 1 n , I) I 1, I II 'I I !, :~, :\:i\ i 11 -~ \ '. ' ' """"':ti: )I ~1 I \f1 1li I ~ ! I '. I \i ;,,12 •·· l,jy' .·· STORMV ;\ f, :. . ,. : i" _! ! i~ "i z "! ::i r ,., -····-· r 1~L ~·-71·/ ., .. 1· ~-;, '\ ;f "'.A' .. -. .. "}_' ·.· 10 . ,!;_:~ .. : ,/ '~f: ,·· ... ---.. ~ ,' -- (i.: ',~ "-;~ /,. ··-·-,j{,-·· . .=..·£. -' .,utl)__~ / / I,,'! l_ RAC~-·-. 'al i' !,' '. ; ' • ._ ,.. 1 I -~ ··--·~·-+o-----~--... . . ·.i5i. I '" 'jl ;, -----=---"'"'·\-' '::::,oo_'" / ';_. ) -.. 1---~ 1~. ' ' l ........ _,,,_ ~ .. ~ 6 ,..'\. 'r ~-· --~;'. f· 1 ' d /~ ,.::· .. If '/ fv~iv • SP-1 Samplh'lg Number and Appn:udmate location Souree; ESM Consulting Engineers. ~M*(1 ~,.!.~~C,-....._._~.\M,OII-IC'I,,,., ----= " ~ ,., --::"'"C';f' -'-,· -.. -' ~. ,-- <§' 0' '\ ~ ~"""" o' ;# EXHIBIT 6 0 50 100 Seale in Feet f' FIGURE 2: SITt PlAN Rosewood Hlghland!I Prellmlnt1ry Plat Renton.W~ V o.'=' , ,,.F(v, i,Y ,t'),_,,o 1..0,;1,._, 'C ¢-~\&- ""' cf: N Chad Armour, LLC 6500 128th A._,,,. SE BdaWfl, W:Wllr't<}!On9~ ~ .... ', CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA07-032, PP, ECF, V-H, V-H Michael Gladstein; Gladco Development LLC Rosewood Highlands Preliminary Plat DESCRIPTION OF PROPOSAL: The proponent of the Rosewood Highlands Preliminary Plat is requesting a State Environmental Policy Act (SEPA) environmental determination of non-significance for a proposed Preliminary Plat land use action. The proposed Plat would consist of consolidation and then subdivision of 5 parcels of land totaling 4.39 acres. Of the 5 parcels, 3 are currently developed with single-family structures and outbuildings and 2 are vacant land. The land is zoned Residential 10 (R-10), which allows up to 10 dwelling units per net acre (du/a). The subdivision would result in 27 lots suitable for development into single-family residential structures. The lots would be developed at a density of 8.63 du/a. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 224, 230, 236, 242, and 246 Union Avenue NE The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Study for Union Avenue Property," by Pacific Geo Engineering, LLC, dated February 15, 2007. 2. Project site work shall occur during the dry season of the year, with dates as specified in the most recent Department of Ecology Stormwater Management Manual. 3. This project shall be subject to the 2005 King County Surface Water Design Manual for both detention and water quality facilities. 4. The applicant shall be required to 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 most recent Department of Ecology Stormwater Management Manual. 5. 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. 6. 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. 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. ERG Mitigation Measures Page 1 of 1 Form No 1068-2 Commitment No : 42.03-935379 Page 3 of 11 ALTA Plain Langt.1age Commitment THIRD REPORT SCHEDULE A L Commitment Date: November 27, 2006 at 7:30 AM, 2. Policy or Policies to be issued: Eagle Protection owner's Coverage Proposed Insured: American aasslc Homes, LLC. Simultaneous Issue Rate Extended Mortgagee's COVerage Proposed Insured: To Be Determined AMOUNT $ 2,595,000.00 $ $ To Follow $ PREMIUM TAX 4,424.00 $ 389.31 To Follow $ To Follow 3. (A) The estate or· interest in the land described in this Commitment is: Fee simple as to Pancel(s) A, B, D, E and F, an easement as to Parcel(s) C and G. (B) Title to said estate or Interest at the date hereof Is vested in: Rose L Woodall also appearing of record as Rose Lee Woodall and Rose Woodall, as her separate estate 4. The iaAd referred to in this Commitment is desoibed as follows: Real property in the County of King, State of Washington, described as follows:· PARCEL A: THE EAST 264 FEET OF THE SOUTH 172 FEET OF THE NORTH HALF Of THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER Of THE NORTHWEST QUARTER Of SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W .M ., IN KING COUNlY, WASHINGTON .. PARCEL B: THE SOUTH 172 FEET OF THE NORTH HALF Of THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER Of THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., IN KING COUNTY, WASHINGTON; EXCEPT THE EAST 264, AND EXCEPT THE NORTH 87 FEET Of THE WEST 146 FEET, AND EXCEPT THE SOUTH 85 FEET Of THE WEST 162 FEET THEREOF PARCELC: AN EASEMENT OVER, ACROSS AND UPON THE NORTH 28 FEET OF THE SOUTH 200 FEET OF THE WEST 116 OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 15, TOWNSHIP 23 NORTH, RANGE S EAST, W M., IN KING COUNTY, WASHINGTON. PARCEL D: THE WEST 146 FEET OF THE NORTH 87 FEET OF THE SOUTH 172 FEET OF THE NORTH HALF OF THE SOUTHWEST QUARTER Of THE NORTHWEST QUARTER Of THE NORTHWEST QUARTER First American 71tle Form No 1068-2 ALTA Plain Lanouage Commitment Commitment No : 4203-935379 Page4 of 11 OF SEC110N 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W .M,, IN KING COUNlY, WASHINGTON; EXCEPTTHEWEST30 FEET FOR ROAD. PARCEL E: THE WESTERLY 162 FEET OF THE SOUTH 85 FEET OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORll-1, RANGE 5 E.W.M., ~N KI G COUNlY, W. ASHINGTON; EXCEPT THE WEST 30 FEET THEREOF FO 132 S. . Ne, Q. .._j.!fl PARCEL F: NORTH HALF OF THE SOlJTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 E.W .M ., IN KING COUNTY, WASHINGTON, LYING NORTHERLY OF SOUTH 172 FEET THEREOF; EXCEPT THE WEST 230 FEET THEREOF. PARCELG: AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES OVER THE NORTH 40 FEET OF THE SOUTH 212 FEET OF THE WEST 230 FEET OF SAID NORTH HALF, EXCEPT THE WEST 30 FEET FOR ROAD. APN: 518210006806 APN: 518210006905 APN: 518210007309 APN: 518210007903 APN: 518210008109 • Form No. 14 Subdlvl~on Guarantee (4-10-75) SCHEDULE A The assurances referred to on the face page are: A. litle is vested in: Galdco Development, LLC, a Washington Limited Liability Company Guarantee No.: 4209-996758 Page No.: 2 B. That according to the Company's title plant records relative to the following described real property (induding those records maintained and indexed by name), there are no other documents affecting title to said real property or any porition thereof, other than those shown below under Record Matters. The following matters are excluded from the coverage of this Guarantee: 1. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. 2. Water rights, daims or title to water. 3. Tax Deeds to the State of Washington. 4. Documents pertaining to mineral estates. y--== \ D&RWnDNc)t( A PORTION OF LOTS 7 AND 8 OF MARTINS ACRE TRACTS, UNRECORDED MORE PARTICULARLY DESCRIBED AS FOLLOWS: THE NORTH 30 FEET OF THE NORTH HALF OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15 TOWNSHIP 23 NORTH RANGE 5 EAST, OF W.M. IN KING COUNTY WASHINGTON. LESS THE WEST 30 FEET THEREOF. APN: 518210008505 First American Tlt:Je 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: July 3, 2007 Project Name: Owner: Applicant: Contact: File Number: Project Summary: Project Location: Rosewood Highlands Preliminary Plat Rose Woodall; 230 Union Ave NE; Renton WA 98059 Michael Gladstein; Gladco Development, LLC; P.O. Box 1820; Renton WA 98056 Matt Cyr; ESM Consulting Engineers, LLC; 33915 -1 '' Way S, suite 200; Federal Way WA 98003 LUA0?-032, ECF, PP Project Manager: Elizabeth Higgins, AICP The applicant* is requesting Preliminary Plat approval for a 27-lot subdivision of several parcels of land totalling 4.39 acres. The property is located on the east side of Union Ave NE in the Renton Highlands Plateau area. The property is zoned Residential 10 (ten dwelling units per net acre). The project would be developed at a density of 8.63 dwelling units per net acre using the Residential 10 (R-10) standards. Access would be available from Union Ave NE and NE 2nd Place. 224, 230, 236, 242, and 246 Union Ave NE • Note: "applicant" is the project proponent and applicant for the current land use action. References to future responsibilities of the "applicant" should be interpreted to mean future landowner, developer, or project proponent. Development approvals and conditions of approval are associated with the projecUproperty and not individuals. City of Renton P/8/PW Department Preliminary Report to the Hearing Examiner LUA07-032, ECF, PP ROSEWOOD HIGHLANDS PRELIMINARY PLAT PUBLIC HEARING DA TE: JULY 3, 2007 Page 2 of 15 B. HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments. and other material pertinent to the review of the project Exhibit 2: Vicinity Map Exhibit 3: Aerial Photograph Exhibit 4: Preliminary Plat Plan (Sheet PP-01, dated 02/12/07) Exhibit 5: Zoning Map (dated 02/28/07) Exhibit 6: Critical Areas Plan ( dated 02/22/07) Exhibit 7: Tree Inventory Plan (Sheet PP-04, dated 03/07/07) Exhibit 8: Landscape Plan (Sheet L-1, 03/12/07) C. GENERAL INFORMATION: 1. 2, Owner of Record: Zoning Designation: Rose Woodall 3. Comprehensive Plan Land Use Designation: Residential -10 (10 dwelling units per net acre) Residential Medium Density (RMD) 4. Existing Site Use: 5. Neighborhood Characteristics: 6. Access: 7. Site Area: Large lot, single-family residential and vacant land North: Undeveloped land, Commercial Arterial (CA) zoning East: Developed as medium density single-family residential; zoned Residential 10 (R-10) South: Developed as medium density single-family residential; zoned Residential 10 (R-10) West: Developed City property (Heritage Park) Union Ave NE and NE 2"d Place to new internal public or private roads 4.39 acres (191,204 gross square feet) D. HISTORICAUBACKGROUND: Action Annexation Comprehensive Plan Zoning HEX report Rosewood LUA0?-032.doc Land Use File No. N/A N/A NIA Ordinance No.!Recording No. 3570 4760 4760 Date 09/15/1981 04/21/1998 04/21/1998 City of Renton PIBIPW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA07-032, ECF, PP PUBLIC HEARING DATE: JULY 3, 2007 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 4-4-070: Landscaping 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 Page 3 of 15 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 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Community Design Element: New Development; Site Planning; Architecture; Landscaping; Streets, Sidewalks, and Streetscape Objectives and Policies 2. Environmental: Wetlands Objective and Policies 3. Housing: Objectives and Policies 4. Land Use Element: Residential Single Family Objectives and Policies. G. DEPARTMENT ANALYSIS: 1. PROJECT DESCRIPTION/BACKGROUND The proposed Preliminary Plat is located on the east side of Union Ave NE on the Renton Highlands Plateau, north of NE 2"d Place. (Exhibit 2) The property consists of six tax parcels totaling approximately 4.39 acres. Two parcels are undeveloped former pasture land. Three 1 story single-family residential structures built in 1949, 1958, and 1970 are located on 3 parcels and would be removed. The sixth parcel is the location of NE 21'' Street, which would be dedicated as a public right-of-way to the City. (Exhibit 3) The proposed land use action is approval of a 27-lot subdivision for single-family residential development. (Exhibit 4) The land subdivision would include tracts for stormwater detention, sensitive areas, and private access easements. HEX report Rosewood LUA0?-032.doc City of Renton PIBIPW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT PUBLIC HEARING DA TE: JULY 3, 2007 Preliminary Report to the Hearing Examiner LUA07-032, ECF, PP Page 4 of 15 The lots would be developed using the Residential 10 (R-10) standards. (Exhibit 5) The lots range in size from 3,200 sf to 5,660 sf. Prior to calculating density the area required for public rights-of-way, private access easements, and critical areas is deducted from the gross acreage. The property is zoned Residential 10, which allows housing density up to 10 dwelling units per net acre. To calculate net density, deductions of public street dedication are, private street easements, and critical areas (but not critical area buffer areas) must be made. The following have been deducted from the gross site area: Public streets 33,889 sf Private access easements Critical areas Total area deducted 16,541 sf 4.280 sf 54,710 sf The net site area is 136,494 sf (3.13 A). The project density, with 27 dwelling units, would be 8.62 du/a. Internal streets built to City of Renton standards and dedicated as public streets, or private streets within private access easements would provide access to individual lots. Street improvements to the east side of Union Ave NE and the north side of NE 2"d Place would be required by the applicant. The applicant submitted several studies including: a geotechnical engineering study, critical areas assessment and delineation, and a preliminary technical information report. Subsequent to application submittal, a water typing survey of the West Fork of Maplewood Creek was performed by an independent consultant at the request of the City of Renton. It was determined, through these studies that a Category 3 wetland is located at the northeast corner of the property and a Class 4 stream is coincident with the east property boundary. The standard setback from a Category 3 wetland is 25 feet and the Class 4 stream buffer width is 35 feet. (Exhibit 6) The applicant has proposed creating a separate tract for these critical areas. Staff concurs and further recommends that the tract be designated a "Native Grow1h Protection Area." Site preparation for development of the plat would include the removal of vegetation and trees for roadways, utilities and building pads. (Exhibit 7) Trees and vegetation would remain in wetlands, wetland buffer area, and the stream buffer. Replacement trees, to compensate for protected trees to be removed, would be required. A Landscaping plan has been submitted for the project. (Exhibit 8) The Comprehensive Plan designates the site as Residential Medium Density (RMD). 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on April 23, 2007, the Environmental Review Committee issued a Determination of Non-Significance -Mitigated (DNS-M) for the Rosewood Highlands Preliminary Plat. The DNS- M included seven (7) mitigation measures. A 14-day appeal period commenced on April 30, 2007, and ended on May 14, 2007. No appeals were filed. HEX report Rosewood LUA0?-032.doc City of Renton PIBIPW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT PUBLIC HEARING DATE: JULY 3, 2007 3. COMPLIANCE WITH ERC MITIGATION MEASURES Preliminary Report to the Hearing Examiner LUAOl-032, ECF, PP Page 5 of 15 Based on an analysis of the probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non- Significance -Mitigated (DNS-M): 1. The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Study for Union Avenue Property," by Pacific Geo Engineering, LLC, dated February 15, 2007. 2. Project site work shall occur during the dry season of the year, with dates as specified in the most recent Department of Ecology Stormwater Management Manual. 3. This project shall be subject to the 2005 King County Surface Water Design Manual for both detention and water quality facilities. 4. The applicant shall be required to 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 most recent Department of Ecology Stormwater Management Manual. 5. 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. 6. 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. 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: 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 The objectives and policies of the Comprehensive Plan form the basis for zoning and development regulations for land use and building construction. Although all elements of the Comprehensive Plan apply, the most applicable elements for review of this preliminary plat are Community Design, Environmental, Housing, and Land Use. HEX report Rosewood LUAD7-032.doc City of Renton PIBIPW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT Preliminary Report to the Headng Examiner LUA07-032, ECF, PP PUBLIC HEARING DATE JULY 3, 2007 Community Design Element -New Development Site Planning Page 6 of 15 Objective CD-D: New neighborhood development patterns should be consistent with Renton's established neighborhoods and have an interconnected road network. Planned public and private streets are arranged in a "flexible-grid" pattern that is consistent with Renton 's established street patterns. A strict grid, with through streets is not feasible due to the proximity of wetlands and Maplewood Creek and the lack of redevelopment to the north of the site. Policy CD 15. Land should be subdivided into blocks sized so that walking distances are minimized and convenient routes between destination points are available. The blocks are arranged to allow vehicular and pedestrian access points to Union Ave NE and then north approximately 800 feet to NE 4th Street, where there is considerable pedestrian activity due to commercial uses and bus routes. Policy CD-16. During land division, all lots should front on streets or parks. Discourage single-tier lots with rear yards backing onto a street. All lots are planned to front on streets. Single-tier lots abut either undeveloped land or buffers associated with critical areas. Policy CD-19. During development, significant trees, either individually or in stands, should be preserved, replaced, or as a last option, relocated. Trees within wetlands and wetland buffers will be preserved within a recorded Native Growth Protection Area tract. If 25 percent of "protected" trees cannot be retained, replacement trees would be required. Policy CD-26. Streets, sidewalks, and pedestrian or bike paths should be arranged as an interconnecting network. The use of cul-de-sacs should be discouraged. A grid or "flexible grid" pattern of streets and pathways, with a hierarchy of widths and corresponding traffic volumes, should be used. In spite of interruption of the grid pattern by a wetland area and stream, the vehicle and pedestrian circulation system is internally and externally connected. Internal streets have different widths, based on their function, to form a hierarchy of streets. Policy CD-27. New streets should be designed to provide convenient access and a choice of routes between homes and parks, schools, shopping, and other community destinations. New public roads would provide access to Union Ave NE at 2 different points. Landscaping Policy CD-50. Trees should be planted along residential streets, in parking lots requiring landscaping, and in other pervious areas as the opportunity arises. Trees should be retained whenever possible and maintained using Best Management Practices as appropriate for each type. Trees at the ratio of 1. 85 per lot, approximately, have been proposed for both sides of all internal streets. In addition, all pervious areas of single-family lots and the storm water vault tract are to be landscaped. Maintenance would be the responsibility of the property owner HEX report Rosewood LUA07 -032.doc City of Renton PIBIPW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT >refiminary Report to the Hearing Examiner LUA07-032, ECF, PP PUBLIC HEARING DA TE: JULY 3, 2007 Page 7 of 15 (individual lots and abutting parking strips) and the Homeowners' Association (common areas including the storm vault tracts and Native Growth Protection Areas tract. Objective CD-K: Site plans for new development projects for all uses, including residential subdivisions, should include landscape plans. A landscape plan for the Rosewood Highlands Preliminary Plat has been submitted by the applicant. A revised landscape plan would be required prior to recording of the final plat. Installation of the landscaping prior to occupation is a requirement of the Renton Municipal Code. Policy CD-53. Landscape plans for proposed development projects should include public entryways, street rights-of-way, stormwater detention ponds, and all common areas. The revised landscape plan would include proposed landscaping of all pervious areas. Policy CD-55. Maintenance programs should be required for landscaped areas in development projects, including entryways, street rights-of-way, stormwater retention/detention ponds, and common areas. Maintenance of common areas would be the responsibility of the Homeowners' Association. Maintenance of landscaping is required by Renton Municipal Code. Policy CD-56. Surface water retention/detention ponds should be landscaped appropriately for the location of the facility. The applicant has proposed use of a detention vault within a tract for the Rosewood Highlands Preliminary Plat. The tract would be landscaped. Streets, Sidewalks, and Streetscape Objective CD-M: Develop a system of residential streets, sidewalks, and alleys that serve both vehicles and pedestrians. Policy CD-59. A citywide street and sidewalk system should provide linkages within and between neighborhoods. Such system should not unduly increase pass-through traffic, but should create a continuous, efficient, interconnected network of roads and pathways throughout the City. The proposed internal circulation system would be consistent with the objective of creating a network of roads and pathways that provide efficient linkages, without encouraging pass-through traffic. Policy CD-60. Criteria should be developed to locate pedestrian and bicycle connections in the City. Criteria should consider: a) Linking residential areas with employment and commercial areas; b) Providing access along arterials; c) Providing access within residential areas; d) Filling gaps in the existing sidewalk system where appropriate; and e) Providing access through open spaces and building entries to shorten walking distances. The proposed preliminary plat would encourage pedestrian and bicycle connections through implementation of most of the suggested criteria. Policy CD-61. Residential streets should be constructed to the narrowest widths (distance from curb to curb) feasible without impeding emergency vehicle access. The streets are planned to be the narrowest allowed by City code. HEX report Rosewood LUA07~032.doc City of Renton PIBIPW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT Preliminary Report to the Hearing Examiner LUA07-032, ECF, PP PUBLIC HEARING DA TE: JULY 3, 2007 Page 8 of 15 Policy CD-62. Landscaped parking strips should be considered for use as a safety buffer between pedestrians and moving vehicles along arterials and collector streets. Renton Municipal Code requires a five foot (5? landscaped area parallel to and abutting the fronting arterial, Union Ave NE. Policy CD-65. To visually improve the streetscape, increase the safety of perimeter sidewalks, and facilitate off-street parking, construction of alleys providing rear access to service entries and garages should be encouraged. Alleys are preferred in small- lot subdivisions to provide higher quality site-planning that allows garage access from the rear and reduces curb cuts and building mass on narrow lots. The use of alleys is not practical at this plat for the following reasons: a) Distance between curb cuts (Road 'C' and NE 2nd Place) along Union Ave NE would be too close to allow an additional curb cut for a mid-block alley. b) Alley along the north property line (in back of Lots 17 through 22) not accessible on the west end due to lack of ownership of land between Lot 17 and Union Ave NE. An alley at this location would be a dead end at the east due to wetland location. c) Alley along the east property line (in back of Lots 24 through 27) would be one-sided only due to proximity of Maplewood Creek. d) Alley between Road 'B' and NE 2"d Pl would create 4 lots (of 6) that would have streets on 3 sides (Lots 10, 12, 13, and 15) Policy CD-66. Sidewalks or walking paths should be provided along residential streets. Sidewalk width should be ample to safely and comfortably accommodate pedestrian traffic. Sidewalks that meet City of Renton standards would be provided abutting all internal streets. Policy CD-71. All utility lines should be placed underground. All utility lines will be placed underground. Environmental Element Rivers and Streams Objective EN-C: Protect and enhance the City's rivers, major and minor creeks and intermittent stream courses. Policy EN-5. Degraded channels and banks should be rehabilitated by public programs and new development. The applicant has not proposed a program to rehabilitate the West Fork of Maplewood Creek. Policy EN-6. Develop land use regulations which establish and enhance setbacks along all waterways and intermittent stream courses. The purpose of the setbacks would be to retain an enhancement of the natural vegetation for infiltration, maintenance of wildlife habitat and normal water temperatures, filtration, and the retardation of run-off and erosion. HEX report Rosewood LUA07-032.doc City of Renton PIBIPW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT PUBLIC HEARING DATE: JULY 3, 2007 )reJiminary Reporl. to the Hearing Examiner LUA07-032, ECF, PP Page 9ot15 Setbacks have been established. The proposed project would meet the 35 foot setback required for a Class 4 stream. Wetlands Objective EN-D: Preserve and protect wetlands for overall system functioning Policy EN-8. Achieve no overall net loss of the City's remaining wetlands base. The proposed plat would not result in the loss of wetlands. Policy EN-9. In no case should development activities decrease net acreage of existing wetlands. Development activities associated with the Rosewood Highlands Preliminary Plat would not decrease the net acreage of existing wetlands. Policy EN-10. Establish and protect buffers along wetlands to facilitate infiltration and maintain stable water temperatures, provide for the biological regime, reduce amount and velocity of run-off. and provide for wildlife habitat. No activities are proposed within wetland buffers. No buffer averaging or other reduction of buffer widths has been proposed. Maintenance of buffer areas would be the responsibility of the Homeowners' Association Housing Element Moderate and Middle Income Housing Objective H-D: Encourage the private sector to provide market rate housing for the widest potential range of income groups including middle-and moderate-income households. Policy H-16. Encourage home ownership opportunities affordable to moderate income households. By allowing single-family detached structures to be constructed on relatively small lots, the houses in the Rosewood Highlands Preliminary Plat should be affordable to middle-and moderate-income households. Policy H-24. Disperse moderate-income housing in all areas of the City that have vacant land. By approving subdivision of land into parcels of approximately 3,200 to 5,600 sf each, moderate income housing would be available in an area of the City that has traditionally had large lot residential tracts. This provides the opportunity for families to live outside of the Urban Center, in a more "suburban" environment. Land Use Element The Rosewood Highlands Preliminary Plat is within the Residential Medium Density Comprehensive Plan land use designation. HEX report Rosewood LUA07-032.doc City of Renton PIB!PW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT PUBLIC HEARING DA TE: JULY 3, 2007 Residential Medium Density Land Use Designation Jrefiminary Report to the Hearing Examiner LUA07-032, ECF, PP Page 10 of 15 The site is designated Residential Medium Density (RMD) on the Comprehensive Plan map. The RMD designation is intended to create the opportunity for neighborhoods that offer a variety of lot sizes, housing, and ownership options. Policy LU-160. Support projects that create neighborhoods with diverse housing types that achieve continuity through the organization of roads, sidewalks, blocks, setbacks, community gathering places, and amenity features. It is anticipated that the plat design, coupled with the Homeowners' Association and Renton 's active "Neighborhoods Program," will encourage the development of a cohesive neighborhood. Policy LU-161. Support residential development incorporating a hierarchy of streets. Street networks should connect through the development to existing streets, avoid cul-de-sac or dead end streets, and be arranged in a grid street pattern (or a flexible grid street system if there are environmental constraints). The proposed development would use a hierarchy of streets to connect to the existing arterial and off-site collector streets in a flexible-grid configuration. Policy LU-171. Buildings should front the street rather than be organized around interior courtyards or parking areas. Houses would front on streets throughout the plat. (b) Compliance with the Underlying Zoning Designation. The 4.39 acre site (gross area) consists of six tax parcels. All parcels are within the Residential 10 Dwelling Units per Acre (R-10) zone on the City of Renton Zoning Map. The proposed development allows for the future construction of up to 27 dwelling units along with associated plat improvements. Density -In the City of Renton, residential density is based on the land area less public streets, private access easements, and critical areas. The Rosewood Highlands property contains approximately 33,88g sf of public streets, 16,541sf of private street area and access easements, and 4,280 sf of critical area (not including critical area buffers). The total deduction would be 54,710 square feet from the gross site area. After the deduction of 54,710 sf from the 191,204 gross square foot parcel, the proposed plat would have a net overall density of 8.62 dwelling units per acre. Lot Dimensions and Sizes -The minimum lot width in the R-10 zone requires 30 feet for interior lots and 40 feet for corner lots. As indicated on the Preliminary Plat Plan, all lots would exceed the minimum lot widths. The minimum lot depth in the R-10 zone is 55 feet. Most lots in the plat would be regular in shape and lot depths would exceed the minimum requirement. The applicant has asked for a variance so that houses on Lots 5 and 6 may be oriented such that the front yards are where side yards would normally be located (see variance analysis, below). All lots would be larger than the minimum of 3,000 square feet required. The plat would create 27 lots and 7 tracts with the following zone, sizes, access, and alley availability: HEX report Rosewood LUA0?-032.doc City of Renton PIB!PW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT PUBLIC HEARING DATE: JULY 3, 2007 Lot and Tract Tables Lot Area (square feet) 1 5,023 2 3,825 3 3,825 4 3,825 5 4,689 6 4,455 7 4,296 8 3,771 9 4,345 10 3,466 11 3,200 12 3,739 13 3,739 14 3,200 15 3,352 16 4,560 17 5,307 18 3,758 19 4,417 20 4,124 21 4,272 22 4,161 23 5,660 24 5,353 25 3,600 26 3,600 27 3,600 Tract Area (square feet) A 400 B 7,810 C 1,607 D 20,480 E 6,724 F 9,004 • Joint Use Driveway Preliminary Report to the Hearing Examiner LUA07-032, ECF, PP Page 11 of 15 Proposed Access NE 2ea Place (Public\ NE 2ea Place (Public) NE 2ea Place (Public) NE 2 00 Place (Public\ Private Road C via JUD' Private Road C via JUD Public Road A Public Road A Public Road A Public Road A Public Road A NE 2ea Place /Public\ Public Road B Public Road A Public Road A Public Road A Public Road B via JUD Public Road B via JUD Public Road B via JUD Public Road B Public Road B Public Road B Public Road B Public Road B Public Road B Private Road D Private Road D Purpose Joint Use Drivewav Private Road C Joint Use Drivewav Critical Area Private Road D Storm Vault Setbacks -The R-10 zone requires minimum front yard setbacks for the primary structure of 10 feet and 20 feet for attached garages that access from the fronting street. The side yard setback is 5 feet, except when the side yard abuts a street, in which case the setback is 1 O feet for the primary structure, and 20 feet for attached garages that access from the side yard street. Rear yard setbacks, when an attached garage is accessed from the street are 15 feet. Setbacks are shown on the Preliminary Plat plan and appear to comply with the setback requirements. The exception is where Lots 5 and 6 are oriented facing each other, rather than the street (see variance analysis, below). All setbacks would be verified prior to the issuance of individual building permits. HEX report Rosewood LUA0?-032.doc City of Renton PIB!PW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT PUBLIC HEARING OATE: JULY 3, 2007 )reliminary Report to the Hearing Examiner LUA07-032, ECF, PP Page 12 of 15 Building Standards -The R-1 O zone permits one single-family residential structure per lot. 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. Building height in the R-1 O zone is limited to 2 stories and 30 feet for primary structures and one story and 15 feet for detached accessory structures. Maximum building coverage in the R-1 O zone is 70 percent for detached structures. The proposal's compliance with each of these building standards would be verified prior to the issuance of building permits for each individual structure. Landscaping -Common areas, including the Storm Vault Tract, portions of public rights- of-way that are not paved, and all pervious areas of lots must be landscaped in accordance with RMC 4-4-070. A landscape plan was submitted with the application. It indicates landscaping, including street trees, in areas abutting public and private streets. Verification should be provided, on the detailed landscape plan, that Platanus acerifolia 'Liberty' is an appropriate choice for the location (5 foot planning area between a fence and sidewalk) and will not, as is a characteristic of other platanus species, damage the sidewalk. The storm vault tract is shown as hydroseeded on the landscape plan, but is not otherwise landscaped. Landscaping that ensures Tract F does not become a weed- choked eyesore will be required. A detailed landscape plan will be required prior to recording the final plat and installation of landscaping required prior to occupancy. To ensure that landscaping requirements are met, staff recommends as a condition of plat approval that the detailed landscape plan be submitted to the Development Services Project Manager for review and approval prior to final plat recording. Prior to occupancy, the landscaping must be installed. (c) Compliance with Subdivision Regulations. Lot Arrangement: Side lot fines are to be at right angles to street lines, and each lot must have access to a public street or road. Access may be by private access easement per the requirements of the Street Improvement Ordinance. The side lot lines of the proposed lots are generally at right angles to street lines. All lots would have direct access to public roads or, in some cases, to public roads via private streets or joint use driveways. As proposed, lots comply with arrangement and access requirements of the Subdivision Regulations. Lots: The size, shape and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. The Preliminary Plat plan includes setback lines for each lot showing potential building envelopes and 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. The proposed subdivision would create Lots 1, 5, 7, 9, 10, 12, 13, 15, and 16 to be located at the intersections of public rights-of-way. Each of these lot corners would have a radius equal to or greater than 15 feet. HEX report Rosewood LUA0?-032.doc City of Renton PIB/PW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT PUBLIC HEARING DATE: JULY 3, 2007 (d) Reasonableness of Proposed Boundaries )reliminary Report to the Hearing Examiner LUA07-032, ECF, PP Page 13 of 15 Access and Street Improvements: Primary access to the site is proposed via an existing, semi-improved public road, NE 2nd Place. The applicant will be required to provide improvements to both Union Ave NE and NE 2nd Place, in addition to streets interior to the plat, as per Renton Municipal Code. Street improvements for all public roads including curb, gutter, sidewalk and street lighting are required. Residents of the new plat would contribute to use of Renton's street. Therefore, assessment of a Traffic Impact Fee was made a condition of plat approval (Mitigation Measure #5) by the Environmental Review Committee. To ensure common improvements are maintained, staff recommends the establishment of a homeowners' association for all common improvements, including but not limited to: utility and access easements, wetland and stream buffer tracts, landscaping in public rights-of-way, and the storm vault tract as a condition of preliminary plat approval. Foot trails are an allowed use in critical area buffers. To allow access to the stream buffer area, the storm vault tract shall remain unfenced or, as an alternative, access shall be provided from the hammerhead turnaround at the east terminus of NE 2nd Place. Staff recommends that a condition of approval be placed on the preliminary plat that would result in access from NE 2nd Place to the buffer of the West Fork of Maplewood Creek. Topography: The site slopes steeply along the edge of the stream buffer area on Lots 24 through 27. The Environmental Review Committee (ERC) required that the project adhere to the recommendations of the geotechnical report (ERC Mitigation Measure #1 ), The ERC further required that site work be limited to the "dry season" of the year (ERC Mitigation Measure #2). Other Mitigation Measures (3 and 4) relate to surface water runoff and erosion control and would further mitigate effects of development on steep slopes. Relationship to Existing Uses: The subject site has 3 single-family residences, which will be removed or demolished. The surrounding neighborhood is comprised of single family properties, with size largely determined by date of platting. A new subdivision consisting of small lots is located across Maplewood Creek to the east. Houses to the south are on larger lots. A new City of Renton public park, Heritage Park, is located directly adjacent to the site on Union Ave NE. (e) Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staffs indicate that sufficient resources exist to furnish services to the proposed development, subject to the condition that the applicant provide Code required improvements and fees. The Environmental Review Committee imposed a Fire Mitigation Fee (Mitigation Measure #6) in order to mitigate the project's potential impacts to emergency services. Recreation. It is anticipated that the proposed development would generate additional users of existing City park and recreational facilities and programs. As required by the Environmental Review Committee (Mitigation Measure #7), payment of a Parks Mitigation Fee will be required prior to the recording of the final plat. Schools: The site is located within the boundaries of the Renton School District No. 403. Based on the student generation factor, the proposed plat would result in approximately HEX report Rosewood LUA0?-032.doc City of Renton PIBIPW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT PUBLIC HEARING DA TE: JULY 3, 2007 Preliminary Report to the Hearing Examiner LUA07-032, ECF, PP Page 14 of 15 12 additional students (0.44 x 27 = 11.88). The schools would include: Maplewood Heights Elementary (transport by bus), McKnight Middle School (transport by bus), and Hazen High School (transport by bus). The school district has indicated that they would be able to handle to additional students coming from the proposed development. Storm Drainage/Surface Water: Drainage improvements would include curbs, gutters, catch basins, and pipe network for collection of surface water on-site. Runoff would be directed to a stormwater vault located in a designated storm drainage tract. Landscaping of stormwater tracts is required by RMC 4-4-070 (see "Landscaping," above). The applicant is subject to the Surface Water System Development Charge of $759.00 per new single family home. A wetland is present at this site in the northeast corner of the property. There are no site improvements or construction proposed within the wetland or its 25 foot wide buffer area. The West Fork of Maplewood Creek is located along the east property boundary. As a response to concerns that fish may be present in this stretch of the Creek, a Water Typing Survey was conducted No fish were observed on or near the property during this analysis. This study verified the Classification (4) of the stream and its 35 foot buffer. Staff recommends that Native Growth Protection Easements (NGPE) be recorded to preserve the wetlands and stream and their buffers. Additionally, staff recommends that the Homeowners' Association for the Plat be responsible to manage and maintain the NGPE. Water and Sanitary Sewer Utilities: The proposed development is within the City of Renton water and sanitary sewer service area. Water main improvements will be required within the existing and proposed streets in accordance with City of Renton standards. The site is subject to Water System Development Charges of $1,956.00 per dwelling unit. Individual side sewers will be required to be installed to serve the new lots. Dual side sewers are not allowed. The site is subject to the East Renton Interceptor Special Assessment District (SAD) and Sanitary Sewer System Development Charges (SOC) of $1,017.00 per dwelling unit. H. RECOMMENDATION: Staff recommends approval of the Rosewood Highlands Preliminary Plat, Project File No. LUA- 07-032 PP, ECF subject to the following conditions: 1. The applicant shall submit a detailed landscape plan to the Development Services Project Manager for review and approval prior to final plat recording. Prior to occupancy, the landscaping must be installed. 2. A homeowners' association shall be created concurrently with the recording of the final plat in order to establish maintenance responsibilities for all shared improvements. A draft of the document 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 recording of the final plat. HEX report Rosewood LUA0?-032.doc City of Renton P!B!PW Department ROSEWOOD HIGHLANDS PRELIMINARY PLAT PUBLIC HEARING DATE: JULY 3, 2007 Preliminary Report to the Hearing Examiner LUAOl-032, ECF, PP Page 15 of 15 3, The outside perimeter of the wetland and stream buffers shall be fenced with a split-rail fence where the rear yards of lots abut the buffers, Rear yards of residential property abutting the wetland buffer shall not be fenced with sight-obscuring fencing, but rather shall utilize the split-rail fence, 4, The storm vault tract shall remain unfenced or, as an alternative, access to the buffer of the West Fork of Maplewood Creek shall be provided from the hammerhead turnaround at the east terminus of NE 2nd Place, 5, Staff recommends that Native Growth Protection Easements (NGPE) be recorded to preserve the wetlands and stream and their buffers. Additionally, staff recommends that the Homeowners' Association for the Plat be responsible to manage and maintain the NGPE. The NGPE shall be recorded with the Final Plat recording, EXPIRATION PERIODS: Preliminary Plats (PP): Five (5) years from final approval (signature) date. HEX report Rosewood LUA07-032,doc I I II I I l, ll! 1, I 11! I': II, m, 1il1 ·+ I• ,. ,·ii 't, t 1·, ~i 'L-~. ~ i~ 11 i ., ;,, i"' ' -----1 i I 1 i i -, ...... 01 ' " -·_I ____ ·-.. -. ---·--·-·-----·-··------·- """' )0 "'llJ mr..,,q ------------,-.lJ"o'JJ)&),i~"lbMm, -·----_.-:;_ ____________ ·-·------.-l __ ---·- • • .,,q ---. ----···~- ' ! : L t- ; .L ~ Renton Renton City Limits Parcels SCALE 1 : 1,814 100 0 100 200 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf 300 EXHIBIT 3 N A Thursday, June 21, 2007 1 :52 PM \ \ HO!.~HIHSV#I lYld ~INn]}I • SON'v'lH!::>IH O< NO!NJIIJOIJl~,:11i I ! • -l\3SOl:I _ . , . , ;j> • I j • ! • "-• 'Q'T, '1-N3V'ld0,3A30 QQO;nE) h (!Ill E-< -o:l -'q'" ::c: ~ µ.:i ~ - \ ;i:mim § ~~.:;~;;:;o;i;i;::., ~ ~' ' i;iimim; ' . • < ' ti§ 2;::::?!~:e~'!!! ~ " -a ; iiii!!m ! ; ......... i • _,..., .. _ ........ -,;, ....... -... ___.__" ___ ,.., CA R-10(P) R-10 Q) ~ . .:: 0 RMH :::, R-8 RMH (P) CA RC(P) ~ ZONING ~ = TBCRNlCAL BBRVICIS E6 . 10 T23N R5E W 112 NE 4th St. CA Rn l)~ CA G6 . 22 T23N R5E W 112 .... ·-· --· --Rent.on Clv Umlt,11 CA R-10 R-8 R-8 0 :yo rro 1><800 15 T23N R5E EXHIBIT 5 I 1J 1~ .. ,~i ·z~ I!; ··1·zi . o- i ~ i ' f / r ·r-1 ------'--~ o<i' ·· ·· , c:~_r · --i-· '-1 \ I\ 17 18 TRACT 20' J.lJ.O. ,:,}:. 19 20, ,.s:,,. ... 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DRl'll'EW"V ANO UTIL.ITY LOCATIONS, VICINITY MAP NOT to run l -·~~'\ \ TRACT A J.U.O. ., .... ..,~\ \ .~~~ k--.~ ~ \ ~~ \ I -} ' I ---,._ f ~;;,.""" ,;<" 17 J 16 I \ ~ 19 ~u•rtu,a 8 20 21 l ~ --·-Ii I 14 ~~- ii 22 ·--ro-~ \ • 1r==== ,1 11 ~ r i r---ccc:cccc:c:cccc:c I ® / I \ ---f--,• " 10 ---· ---- * 23 SCALE: 1• • 20' n .. ~ -~ ~-.. _,_-- TRACT 0 SENSITIVE AREA 24 i ""-----i ' ' ' ' ' ' ' ' ' ' ' ' ' ' '/' '' I' ' 1: 2s; I I ii 'I 11 ~I: L • )/ ,1-cLct,j, ~' f f .~ * ..,. I I 261 1 I I I I 1/ I I : I I I ' I I TRACT F . "'STORM VAULT @. 0 @ ;5 I e! I 0> <-a:t: f-C/) ~ I ii ·~----------------------------EXHIBIT 8 "' ;,o<v,SIONS ~ i!iltlfil!.·"1 ~ !) m I .Ill ! 11d! ; - "l 11 '" f ~ E i ~J ~ 1 Hi ! 1 ' ' :i m ,. . !1 i (/) () 0 -' z -'. <( f-...J li ~ I~ :; <D ~ 0. -< g :c ~ !g O ! w -~ ( z 0 ,. 015i3 ~ w :f -' (/) (!) 0 a: ' I • ' .-.......... __ --·-· -· .. ....!! -·· ~., .... L-1 1 "'2 _..,. CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 26th day of June, 2007, 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 Matt Cyr, ESM Consulting Engineers, LLC Micheal Gladstein, Gladco Development, LLC Rose Woodall Jennifer McCall Michael Jagielo Beverly M. McEldowney Karen Walter, Muckleshoot Indian Tribe Fisheries (Signature of Sender):, ~ ...;;1w:h-v STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Representina Contact Applicant Owner POR POR POR POR Notary (Print): jl\.,,Ju-1 Lynn /./., ~o.r-- My appointment expires: 6)-\C\-tD Project Name: Rosewood Highlands Preliminary Plat Project Number: LUA0?-032, PP, ECF CITY F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator June 26, 2007 Matt Cyr ESM Consulting Engineers; LLC 33915 First Way S #200 Federal Way, WA 98003 SUBJECT: Rosewood Highlands Preliminary Plat LUA07-032, PP, ECF Dear Mr. Cyr: This letter is to inform you that the appeal period ended May 14, 2007 for the Environmental Review Committee's (ERC) Determination of Non-Significance -Mitigated for the above- referenced project. No appeals were filed on the ERC determination, therefore, this -decision is final. The applicant must comply with all ERC Mitigation Measures outlined in the Report and Decision dated April 23, 2007. A Hearing Examiner Public Hearing has been scheduled for July 3, 2007, 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) 430-7382. For the Environmental Review Committee, Elizabeth Higgins, AICP Senior Planner· Enclosure cc: Rose Woodall/ Owner Michael Gladstein / Applicant Jennifer McCall, Beverly M. McE!downey, Michael Jaielo, Karen Walter /Parties of Record -------l-05_5_S_o_ut_h_G_ra_d_y_W_a_y_--R-en_t_on-,-W-a-sh-i-ng-to-n~98-0_5_7_~----~ <!)._This paper contains 50% recycled material, 30o/opostconsumer AHEAD OF l'HE CURVE June 21, 2007 Mr.Matt Cyr ESM Consulting Engineers, LLC 33915 First Way S #200 Federal Way, WA 98003 CITY )F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator Subject: Rosewood Highlands Preliminary Plat -HOLD REMOVED LUA07-032, PP, ECF, V-H, V-H Dear Mr. Cyr: Thank you for supplying supplemental information related to the West Fork of Maplewood Creek The report by Carl Hadley was very helpful ahd has allowed us to resume review of the above-referenced project. Therefore, the hold placed on this project has been removed. The public hearing before the Renton Hearing Examiner is now scheduled/or July 3, 2007 at 9 am in the Renton City .Council chambers. · Please contact me at ( 425) 430-7382 if you have any questions. Sincerely, Elizabeth Higgins, AICP Senior Planner cc: Rose Woodall / Owner Michael Gladstein/ Applicant Karen Walter Parties of Record -'----------10-5-5-So_u_tb_Grad __ y_W_a_y __ -R-en-to_n_, W-as-h-in-gto-n-98_0_5.:,:7 _· ~----~ @ This paper contains 50% recycled material, 30% post~ AHJ?.AO OF ·Ta£· CURVE CITY F RENTON Planning/Building/PublicWorks Department Gregg Zimmerman P.E., Administrator June 26, 2007 Matt Cyr ESM Consulting Engineers, LLC 33915 First Way S #200 Federal Way, WA 98003 SUBJECT: Rosewood HighlancJs Preliminary Plat LUA07-032, PP, ECF Dear Mr. Cyr: This letter is to inform you that the appeal period ended May 14, 2007 for the Environmental Review Committee's (ERC) Determination of Non-Significance -Mitigated for the above- referenced project. No appeals were filed on the ERC determination, therefore, this decision is final. The applicant must comply with all ERC Mitigation Measures outlined in the Report and Decision dated April 23, 2007. A Hearing Examiner Public Hearing has been scheduled for July 3, 2007, 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 ine at ( 425) 430-7382. For the Environmental Review Committee, Elizabeth Higgins, AICP Senior Planner· Enclosure cc: Rose Woodall /Owner Michael Gladstein I Applicant Jennifer McCall, Beverly M. McEldowney, Michael Jaielo, Karen Walter/ Parties of Record ~~~~~~-l-05_5_S_o-ut_h_G_ra_d_y_W_a_y_--_R-e-nt-on-.-W-a-sh-i-ng_ro_n~98~0-5-7~--'-~~~~~ Ci) ,This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 26'h day of June, 2007, 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 Matt Cyr, ESM Consulting Engineers, LLC Micheal Gladstein, Gladco Development, LLC Rose Woodall Jennifer McCall Michael Jagielo Beverly M. McEldowney Karen Walter, Muckleshoot Indian Tribe Fisheries (Signature of Sender):, ~ ~,V' STATE OF WASHINGTON ) ) ss COUNTY OF KING ) _; .· ' Contact Applicant Owner POR POR POR POR · Proj11c;tJJ.ame: · Rosewood Highlands Preliminary Plat . Project Number: LUA0?-032, PP, ECF Reoresentina STATE OF WASHINGTON, COUNTY OF KING ) AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Daniele M Ledvina, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a bi-weekly newspaper, which 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 hereinafter referred to, published in the English language continuously as a bi-weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on June 23, 2007. The full amount of the fee charged for said foregoing publication is the sum of$84.00. ~ ~~ M. Mills Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 28" day of June, 2007. 1,,,1111,,,,, ,,,, 1>-l--lTEL.o '1,1 ,, C, •• • • • • • • :ii, ,., ~ <) .•;..:,oN EXPi;,•. .0:.., ' ~~~ ·~. -.:-rr. /$ ('i.f>\ ~ .... "'4.J.~ ... , ·-,-:: :o a~·~' : ,_ -~ •o IS''" ·o-t2-D ~ ~ \ ,,u1:11..1c j f-. g ""'cP~ ~-c, .... B D Cantelon -::. /· ••• 'I-<>~-··~ ~ Notary Public for the State of Washington, Residing in Kent, W~~«:~.:!-··~x~\ ... ~ P. 0. Number: 11,11 OF 'J'Jf'-: 1 ,,,, '''"""'' NOTICE OF PUBLIC HEARING RENTON HEARING EXAMINER RENTON, WASHINGTON A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of Renron City Hall, 1055 South Grady Way, Renton, Washington, on Joly 3, 2007 at 9:00 AM to consider the following petitiom;: Rosewood Highlands Preliminary Plat LUA07-032. PP, ECF, V-H, V-H Location: 224,230,286,242, and 246 Union Avenue . Description: The applkant has reque.-:te<l Hearing Examiner approval of a 27-lot, 6 tract subdivision (Preliminary Plat) of 4.39 acres of land located on the east side of Union Avenue NE at NE 2nd Place. The property is zoned Residential-IO (R-10, 10 dwelling units per net acre). The west fork of Maplewood Creek borden; the eaBt side of the property. All interested persons are invited to be present at the Public Hearing to express their opinions. Questions should be directed 1n the Hearing Examiner at 425-430-0515. Published in the Renton Reporter Juoe23,2007.#863633 • -- I,;..~ i Elizabeth Higgin_~-=-~-~ Roselwo9_d_P_r inary Pla_t in Renton[Scc1nnEldl_ From: To: Date: "Karen Walter" <Karen.Walter@muckleshoot.nsn.us> "Elizabeth Higgins" <Ehiggins@ci.renton.wa.us> 05/10/2007 3:17:13 PM Subject: RE: Rosewood Preliminary Plat in Renton[Scanned] Elizabeth, Thanks again, if I may, I would suggest having Cedarock do an assessment for the West Fork of Maplewood Creek from the confluence with the east fork all the way to the project site collecting physical and biological data. They are already familiar with the East fork. Karen Walter MITFD -----Original Message----- From: Elizabeth Higgins [mailto:Ehiggins@ci.rentonwa.us] Sent: Thursday, May 10, 2007 2:55 PM To: Karen Walter Subject: RE: Rosewood Preliminary Plat in Renton[Scanned] Thanks. I have the Shy Creek Stream assessment and one from Shannon & Wilson for property in the near vicinity of Rosewood. I will probably ask for an new assessment at the property. Will let you know. >» "Karen Waite(' <Karen.Walter@muckleshoot.nsn.us> 05/10/07 2:56 PM »> Elizabeth, Thank you for your email below. We look forward to reviewing the additional data we recommended in our April 10 2007 email. If there are any questions from the City or the applicant about our recommendation, please let me know and we'd be happy to answer them. Karen Walter Watershed and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division 39015 172nd Ave SE Auburn WA 98092 -----Original Message----- From: Elizabeth Higgins [mailto:Ehiggins@ci.renton.wa.us] Sent: Thursday, May 10, 2007 2:37 PM To: Karen Walter Subject: Rosewood Preliminary Plat in Renton[Scanned] Karen -I have removed this project from the Hearing Examiner's schedule and will put a "hold" on the project pending further study of the west branch of Maplewood Creek. I will keep you informed of the progress of this project. Thank you for your continued interest in the City of Renton. Elizabeth River Higgins, AICP Page 1 " .. . . , .. . /· ... '. Kathy Keolker; Mayor May 23, 2907 Mt'., Matt Cyr ·.. .. . . . .. ESM Consulting Eitg4itlers, LLC 33915 Fk~t WayS #200 . · Federa!Way, W:A.98003.· .· . CITY )F RENTON Planning/Building/Public W or!(s Department Gregg·Zimmerman P.E., Administrator . Subje(lt: · Rosewood Righla:nds Prelimfnl!,ry.PtatC.: HOLD PLACED LUA07,032, PP,ECF, V-H, V~H .. . .. · . Dear Mr. Cyr: "' ' . As you areaware;to11owmgtlieissuance ofabetermi~ation\,'£Non,signifitan9e, ... ·.· .. . Mitigated, we w.ere conta_cted,byKatenWaltetoft{!e Mack!e~Qot'Jndilirt Tribe Fisheries Division. We have ;beeu. d(scli$ing; with her the ''(:;rifical Ar~ ~ssessment and .. Delineatfon. Rosewood1:UghlandS: PrelirninaryJ>fat:;l'prep4f~ by ChaitArmou.r, LLC ("AµnQUr repOl:l"} M:s/W.~ter's 6011(:em, shaneif1fiY the Cit,cnf R:entoti;Js th,!\ tlie . . ·· .. · : Anno tit repb;rt,dcies riotprtivide adequate infol'Iill!1ie1n abput tl\ec West Branch of Maplewood Creek fot,su~i~fprojectreview., < •. ; : . ·.·· .··.· .. ·•. · . ·· ·· .. Although the F:n'.VirbllnlJ}ttta/::I{evi:ew Committe;•lllsltild;:~I)kentiinatiqri 6fNoti-. sigpificallce, the; site plan ma,y ~ited to be adjust&d to a:cconnitocfate larger building setbacks from the,critical areas. Therefore, a hold·has ~en placed cin the.project. · The Armour report does notJnclude the following criteria as outline(J.inRMC4:s, !20D, "Stte~ orLake Study, Standard": . . . . · · · .. . . . . 1; Site ntap dtawn at~ scale no smaller thanJ "=a20'(unl.M&otherwjse approved.I· 2. liiclu.de too feet of'l\butting parcels ihro~gh \..>hi.ch tne water bodies flow •· · .· . {wetland ~d.stream). i .·. . . ·.· . . ' . .· ... '. . . . . . . ·, .· ... 3. Show Ordinary )ligbwater mark (OHWM)b'otp. oil the plan and flagged in the field . . : . . . . . ... . , .· ·.... ·. ·. .. •. . .. ·. · .··. · . . . , · .... 4: · · Show top view lQlrl.· typical cros&<'section views ()f the strea,m; hanks, and puffers . to scale ' . .· . . . . . .· . . 5 ... Describe the vegetativei,over ... extending)OO feetupsti-earnand downstream from the propei:tyUne . . · . ·. . . .·· .·. . , . . . . 6 Prnvide the locatiph, 'IVidth, depth, a11d)ength qf .. :proposed. stormwatc;r managethentfacilities in relation to the stteani ail.cl itsl.)uffex . . . . ,'-.; ._ Matt Cyr_ May 23, 2007 Page 2 of2 In addition, streams within the City of Renton are considered "noncsalmonid0 bearirtg'' · . (Class 3) if they are unmapped and meet the following criteria, as provided inRMC +3-. ·. 050Llciii: 1. The width -of the stream chann_el averages less than 2 feet at the OHWM, or · 2. The stream channel has an average gradient of greater than 20 percent or · 3. The chai:mel .is upstream ofan existing, enduring, and complete barrier to salmonid rnigriition (see RMC .4-3-505Llc:iv) · · ·· ' -. . . Although the stream has been typed as Class 4 by th\) City qfRent¢n, none of ilieqther .. · . piteria have been verified by the Armour report. UrifortunatilKthe City I,T1appihg m11y not be based on verifiable data that can be depended Upon for ariassessmetit 1Jfwliethei: · the stream at this location, or near,downstream, is not salinonid'-bearing; · · . . . Taking the above factors into consideration, the project has beeriiemoved from the .•• ·_·· . Hearing Examiner's schedule for May;2,.~;o~,Q,QJJ,~nd the projectpJ,aced oq hold p~nding resolution of this issue. · , /' ·; '"''N~i, · _.· ' , .. -,, , · < TheIDostexpeditiolis soluni6nfainlitation1fa~ec?& --.. ·ew,as aHowed by R11G4> . . 3-050F7, "Independent ~eiondaily.ReView.'' Th~cs~ 11{~1 ·11 bti sel~btedby ilie'City; .. and,a. sse __ ss?1e_ntwill.be_i•t ~---oo_~_.}_j~pe.;n._s __ e,bµtwe win_etl'Q_'il'l~---··.•.•·_.··· .··_._.·-~_J1th.·esc.ope •. of. wo_rk, .. to the; !lummum neces~ary!'otp:eet~~ _'.~a_ .• q· __ -_· ,,u __ ·_ '-._-e'_' __ ·-·.¥--_· __ ·. __ : __ •_•,.,_._ ... _.,·_._.··_·· ._ .. · __ -._--........ ·:.• . .' ·. ·. · · .' -• · .,. , -. riease .co11tact me _at (\i2+3b,1 .. ·. . . ' ' .--_ ·:: . ' . -. -~ · )· . · . Si11cerely, ~Pl'.·.~~ '1<;1;iabeth,Higgins;A1CP .. . Senior Planner · · cc-: . Rose _Woodall / Owner · Michael Gladstein / A;pphc:,nt Karen Waite( · · Parti~s of Rei:iird ./.~. ·.~.,>' ::)' . ' .. ( . May 23, 2007 Job No. 1352-001-006 Ms. Elizabeth Higgins City of Renton Development Services Division 1055 South Grady Way Renton WA 98055 RE: Rosewood Highlands Variance for Lot Depth and Rear Lot Setback Parcel Nos. 518210-0068, -0069, -0073, -0079, and -0081 Dear Ms. Higgins: tj\X...,' With this letter and accompanying information, ESM Consulting Engine~rs · requesting a variance to lot depth and rear lot setback specifically for lot ~. the Rosewood Highlands Preliminary Plat The desired orientation of lot six an~~ to have the future homes front the joint use driveway as opposed to fronting the pnvate road. At the submittal of the preliminary plat the City suggested that a variance request was the best way to obtain this orientation and a variance request was made with justification at the counter. This letter and exhibit is to further support our justification. ~fivv Lots six an~are orientated east/west along the proposed private road with a joint use driveway tract between the lots. The RMC defines front yard as, 'The yard requirement which separates the structure(s) from public right-of-way or private access easement For through lots, corner lots, and lots without street frontage, the front yard will be determined by the Development Services Division Director." In this case the lots boarder two private access easements and orientation left to the determination of the Development SelVices Division Director. We request that Development Services Division Director grant our request to orient these lots in such a way that the front yard and access to the houses be from the joint use driveway tract This request is not expected to be materially detrimental to the public welfare because the private road is not expected to be heavily traveled and these are the only lots accessing this private road. The private road was not originally proposed, but added to resolve a fire access concerns. Prior to the addition of the private road these lots were to be accessed via a joint use driveway connecting to NE 2"" Place. 33915 1st Way South Suite 200 Federal Way. WA 98003 Tel {253) 838 6113 Fax !253) 838 7104 Toll Free !BOO) 345 5694 Bothell 14251 415 614.4 www esmci11il.corn Civ1{ Engineering PruJeLt Management L~nd Sur11ey1ng Land Pl~~ning Public Work~ ~Llndt.caµ~ Ar:hite,ture Ms. Elizabeth Higgins May 23, 2007 Page2 We feel that not granting this variance would place undue harm on the applicant because such a variance is consistent with other variances granted in the area. Both the Third and Union BSP and the Cobblestone plat were constructed with multiple variances. Approval of this variance is the minimum variance that will accomplish the desired purpose. Attached is a copy of the original Justification written at the counter along with a conceptual lot orientation exhibit to describe the access and frontage to these lots. Enclosed with this letter are the following materials: • Justification, this letter (12 copy) • Original Justification (12 copies) • Exhibit (12 copies) If anything else is required, or if you have any questions regarding this variance please contact me immediately. Otherwise, we look forward to discussing this variance request in the near future. Sincerely, ESM CONSULTING ENGINEERS, LLC . . ~ /;-, ::;;t_C/~- Matt Cyr Project Planner Enclosure CC: Michael Gladstein, American Classic Homes, LLC (w/enclosures) l1Esm81engr\ES~OBS113521001 1006\document\Letter-003.doc •Mt• File: \ \Esm8\engr\ESM-JOBS\ 1352\001\006\eKhibits\EN-11 .dwg Plotted: 6/4/2007 12:11 PM Plotted By: Matt Cyr "" '"-7 ' 7" C" "j)2 ,,,.,, ,,, ' :;c-)1'rutlccL~·· =-,,=£ , ,d.;..C.,S,-P-.······ ::::s·-·;) ---;e,;;·· .. --,,,,,,,,.-~,_ .•.•• ,. r --~,=iiiaa"""~""'""' C • ~,, _/;''ffiY-/ 29' ~:":''::'~·~,;-Ct: ...L 85' -~ ., j?f·-· I I 01 ~ I J._ u, 1~·~111 ,q I .i'. : I r L I 11,,, ' . , ''''ii. '( 126' RW ii ; . ,, ! ; ! 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"···"· ''(_···~--.... ,1 ,,: ' r. ~ ~ a CONSUL TING ENGINEERS 33915 1st Way South #200 I @> I ~ Federal Way, WA 98003 L LC l~I """"'""' ["'l !311-6113 BOTHEU 425 415-61-4-4 ELLENSBURG S09 962-2608 www.esmcivil.com Civil Engineering Public Works Land Surveying Project Management ind Planni119 andseope Architecture JOB NO. DRAWING NAME : DATE : DRAWN : sw-1 OF 1 1352-001-006 EN-11 05-23-07 SAM 0 0 z 0 m '"U -I C )> r r 0 -I 0 JJ -m z -I )> -I -0 z m >< I -CD --I ::i DEV~MENT PLANNING Ol'RENTON MAY -4 2007 RECEIVED CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: TO: FROM: SUBJECT: May 1, 2007 Elizabeth Higgins Sonja J. Fesser~ Rosewood Highlands Plat, LUA-07-032, 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: It is incorrect to include the two easements, noted in the "LEGAL DESCRIPTION" block (Sheet 3 of 5), as "parcels". Said "parcels'' "C" and "G" are not legal lots. The name of one of the property owners is misspelled ("PROPERTY OWNERS" block on Sheet 1 of 5). Information needed for final plat approval includes the following: Note the City of Renton land use action numher and land record number, LUA-OX-XXX-FP and LND-10-0458, respectively, on the drawing, preferably in the upper right-hand corner. 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 that used for the preliminary plat, and is unknown as of this date. Provide a direct tie to the subject plat property from the City of Renton Survey Control Network. The geometry will be checked by the city when the direct tie is provided. Provide plat and lot closure calculations. Note the Basis of Bearing on the plat submittal. \H:\File Sys\LND -Land Subdivision & Surveying Rccords.\LND-10 -Plnts\0458\RV070329.doc May 3, 2007 Page 2 Complete City of Renton Monument Cards, with reference points of all new right-of-way monuments set as part of the plat. Indicate what has been, or is to be, set at the corners of the proposed lots. Note what was found when the existing monuments were visited. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Note the plat lot numbers of those plats adjoining the subject plat, instead of the King County tax account numbers. The city will provide addresses for the proposed lots after the preliminary plat is approved. The addresses will need to be noted on the drawing. Note all easements, agreements and covenants of record on the final submittal. On the final plat submittal, remove all references to utility facilities, topog lines, and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Remove all references to the building setback lines currently noted on the proposed lots. Setbacks will be determined at the time that building permits are issued. Remove the "PROPERTY OWNERS" and "DEVELOPER" blocks from the submittal. Remove the "UTILITY PROVIDERS", "WETLAND BIOLOGIST" and "GEOTECH ENGINEER" blocks from the final submittal. Do note encroachments. Required City of Renton signatures, on the final plat drawing, 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. The appropriate King County approvals need to be provided for also. All vested owners of the subject plat property, at the time of plat recording, need to sign the final plat document. Include notary blocks as needed. Include a dedication/certification block on the drawing. Note that if there are restrictive covenants, easements or agreements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the Project Manager as a package. The recording number(s) for the associated document(s) should be referenced on the plat drawing. H:\File Sys\LND -Land Subdivision & Surveying l~ecords\LND-10-Plats\0458\RV070329.doc\cor May 3, 2007 Page 3 New private easements (not tracts) should be shown for access and utilities. Since the new lots created via this plat will be under common ownership at the time of plat recording, there can be no new easement (tracts) established until such time as ownership of the lots is conveyed to others, together with and/or subject to specific easement rights. Add the following Declaration of Covenant language on the face of the subject drawing, i[the previous paragraph applies: DECLARATION OF COVENANT: The owner of the land embraced within this plat, in return for the benefit to accrue from this subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new easement shown on this plat to any and al/future purchasers of the lots, or of any subdivisions thereof. This covenant shall run with the land as shown on this plat. The private access easement requires a "NEW PRIVATE EASEMENT FOR INGRESS, EGRESS & UTILITIES MAINTENANCE AGREEMENT" statement on the plat drawing. See the attachment. The current position of the city concerning ownership of sensitive areas and storm vaults apply to this plat and should be noted on the final plat drawing as follows: Upon the recording of this plat, Tract "D'' and Tract "F' are hereby granted and conveyed to the Rosewood Highlands Homeowners' Association (HOA) for a sensitive area and a storm vault. All necessary maintenance activities for said Tracts will be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations as evidenced by non-payment of property taxes for a period of eighteen ( I 8) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tracts previously owned by the HOA and have the attendant financial and maintenance responsibilities. Upon the recording of this plat, Tract "B"is hereby granted and conveyed to the Rosewood Highlands Homeowners Association (HOA) for a private road. Ownership and maintenance of said Tract shall be the responsibility of the HOA. In the event that the HOA is dissolved or otherwise fails to meet its property tax obligations as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each lot in this plat shall assume and have an equal and undivided ownership interest in the Tract previously owned by the HOA and have the attendant financial and maintenance responsibilities. NOTE: Other similar blocks for the remaining tracts should be added as needed. NOTE: Pursuant to the recently revised WAC 196-23-020, the surveyor's expiration date now needs to be applied manually. Any final document must contain the seal/stamp, handwritten license expiration date by the licensee[,] signature and date of signature of the licensee who prepared or directly supervised the work. For the purpose of this section "document" is defined as plans, specifications H:\File Sys\LND -Land Subdivision & Surveying Rccords\LN!J-10-Plnts\0458\RY070329.doc\cor May 3, 2007 Page 4 Fee Review Comments: The Fee Review Sheet for this review of the preliminary plat is provided for your use and information. Comments for the Project Manager: Is the City allowing private tracts ("TRACT C") to replace access and utilities easements? If not, then have the applicant revise the affected lot boundaries as needed (Lots 17, 18 & l 9) to create the easement. Is the City agreeing to private roads ('Tract B" and "Tract E")? "NE 2"d PLACE" (42' wide right of way) is also noted as a private road. Is a Homeowners' Association to maintain the streets? Does the City agree to a joint use driveway ("Tract A") between Lots 5 and 6? Shouldn't this tract be shown as an easement? Is "Tract D" to be considered a Native Growth Protection Area? If so, include the attachment language on the plat drawing. Is the city to have access to "Tract D"? H:\File Sys\LND -Land Subdivision & Surveying Rccords\LND-10 -Plats\0458\RV070329.doc\cor Title for both of 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 CREATED UPON THE SALE OF LOTS SHOWN ON THIS PLAT. THE OWNERS OF LOTS SHALL HAVE AN EQUAL AND 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 SIGNAGE, AND OTHER INFRASTRUCTURE NOT OWNED BY THE CITY OF RENTON OR OTHER UTILITY PROVIDERS. MAINTENANCE COSTS SHALL BE SHARED EQUALLY. PARKING ON THE PA YING 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. THEOWNEROFLOT SHALLHAVEOWNERSHIPAND RESPONSIBILITY FOR MAINTENANCE OF THE PRIVATE ACCESS EASEMENT APPURTENANCES. THESE APPURTENANCES AND MAINTENANCE RESPONSIBILITIES INCLUDE THE REP AIR 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. ST ATE OF WASHINGTON, 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 Renton Reporter a bi-weekly newspaper, which 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 hereinafter referred to, published in the English language continuously as a bi-weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Sup~rior Court of the Stntc of Washington for King County. The notice in the Lxact form annexed was published in regular issues of the Renton Reporter (and not in supplement form) which \Vas regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on April 28, 2007. The full amount of the fee charged for said foregoing publication is the sum of$142.80. Advertising Representative, Renton Reporter ubscribed and sworn to me this 1" day of May, 2007. -~t ct~~;':-~;~\ :.:: :\c§:> "':-<-·-. .... t'JJ ·~ ',j·'~ ~ .,.--... 1 ' =-lg ,:S\'{ \ -z ·:.·. P>f) / . ·)lt: /.· _/7] : i" ~0' 1C : o_ ::, y;' '-{ d " t. :; ~ l'\.)tl\.: : t; =: B D Cantelon ~ ~\.. (j~/~ ~ Notary Public for the State of Washington, Residing in Kent,~$!R~.:.!:··~~ ,_..._. P. 0. Number: ,,,, OF vJ ~ ,,,, ''""""''' NOTICE OF ENVIRONMENTAL DE'l'ERMIKA'f!ON ENVIRON~mKTAL REVJI,W COMMITTEE & PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Determination of N on~Significance- Mitigated for the following project under thP nuthority of the Rentnn J\fonicipal (odf'. Ro,.:,•wood Highla11dc; Prclimin;:irv Plat LL\07-0:J2, PP, ECF, V-H, V-H Location: 224,230,236,242, and 246 Union Avenue KE. Thf' proponent of the R(».'oewood Highlands Preliminary Plat is requesting Preliminary Plat approval and SEPA envlronmenfal review. 'fhe proposed Plat would consist of consolidation and then subdivision of 5 parcels of land totaling 4.39 a<.Tes. Of the 5 parcels, 3 are currently developed with single-family structures, and outbuildings and 2 are vacant land. The land is zoned Residential 10 (R- 10), which allows up to 10 dwelling units per net acre (du/a). The subdivision would result in 27 lots i.uitahle for development into single- familv residential structures. The lots v:.;ould be developed at a density of8.63 du/a. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on May I ,1, 2007. Appeals must he filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Rent.on, 1055 South Grady Way, Renton. V/.A 98057. Appecils to the Exannner ar,, g11vPrnt'<l by City of Henton fv1unll·ipiil Code S<·C"t.ioe ·Hl-110.B. Additional information regarding the appeal proce1:',:,; may Lt:> ubt<1invd from tlw Rc11ton Cilv Clcrk':s OfficP, (.1:Zi"il ,rno- 6510. . A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers, City Hall, on May 29, 2007 at 9:00 AM to consider the Preliminary Plat and Variances. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. lnterest.ed parties are invited to attend the public hearing. Published in the Renton Reporter April 28, 2007. #863305 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: Rosewood Highlands Preliminary Plat PROJECT NUMBER: LUA07-032, PP, ECF, V-H, V-H LOCATION: 224,230,236,242, and 246 Union Avenue NE DESCRIPTION: The proponent of the Rosewood Highlands Preliminary Plat is requesting a State Environmental Policy Act (SEPA) environmental determination of non-significance for a proposed Preliminary Plat land use action. The proposed Plat would consist of consolldatlon and then subdivision of 5 parcels of land totaling 4.39 acres. Of the 5 parcels, 3 are currently developed with single-family structures and outbuildings and 2 are vacant land. The land Is zoned Residential 10 (R-10), which allows up to 10 dwelllng units per net acre (du/a). The subdivision would result In 27 lots suitable for development Into single-family residential structures. The lots would be developed at a density of 8.63 du/a. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (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 May 14, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Mun lei pal Code Section 4-8-110.B. Addltional infonnatlon regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON MAY 29, 2007 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT AND VARIANCES. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. '~]-[11~ .---~'! ;; ;·-· rriL;' ~ L. -.-.&i.i~, ,_. .•.. ·-___ }. . ~ 'Jt~ ', ~·~~--,,.-·-: . FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERVICES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please Include the project NUMBER when calling for proper file identification. ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE. MITIGATED (DNS•M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Rosewood Highlands Preliminary Pia! PROJECT NUMSER: LUA07.(J32, PP, ECF, V,H, V,H LOCATION; 224, 230, 236, 242, and 246 Union Av.nu a NE DESCRIPTION: Tha proponat\t of the Rosewood Hlghlands Preliminary Plat IS ryquUllng a Slate Environmental Polley Act (SEPA) envlrnnmontal determination of non, significance fOf" a propoHd Preliminary Plat land usa action. Thv proposed Pia\ would cons Isl of consolldatlon and then ,ubdM1Jon of$ parcar1 of land totaling 4.39 acres. Of the 5 parcels. 3 are currently de\f&ID~ with 11lnglo-ramHy atructuru arid outbulldln;s and 2 are vacant land, Th& land is ioned Residential 10 (R,10), whJch allows Up to 10 dwolllng unlhli par net acr. (du/a). The subdivision would rns<ilt ·,n 27 lots suitable for davelopment Into slngte-famlly rasld,mlal atn.icluru. The lots would ba developed at a density ol 8.63 du/a. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMM!TIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals ot the environmental determination must be 1118d In wrlllng on or before 5:00 PM on May 14, 2007. Appeals must be fitad In writing together with the requJr~d $75.00 appllcatlon fee with: Hearing Examiner, City of Ranton, 1055 South Grady Way, Ranton, WA 98057. Appeals to tha E~amlner are governed by City of Renton Municipal Coda Section 4-8-110.8. Addition•! Information regarding the appeal procesa may be obtaiMd from the ROJnton City Clark's Office, (425) 430-6~10. 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 MAY 29, 2007 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT AND VARIANCES. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. -:;ii ~L',· .. ~ !-)~ -1.....-.-tc..,, ~~'"-'i,:: ·.q FOR FURTHER INFORMATION PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT SERV!CES DIVISION AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION Please Include-the project NUMBER when Calling for prt,per 1119 ldeiitlflcatJon. CERTIFICATION ( April 25, 2007 Matt Cyr ESM Consulting Engineers, LLC 33915 First Way S #200 Federal Way, WA 98003 CI'I _ JF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator SUBJECT: Rosewood Highlands Preliminary Plat LUA07-032, PP, ECF, V-H, V-H Dear Mr. Cyr: 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 May 14, 2007. 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 98057. 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 May 29, 2007 at 9:00 AM to consider the Preliminary Plat and Variances. 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. -------I-0-55_S_o_u_th_Grad __ y_W_a_y ___ R_e-nt-o-n,-W-a-s-hi-ng_t_on-9-80_5_7 ______ ~ 4',. -· AHEAD OF TIJF CTJRVF Rosewood Highlands Prelim,na,, • lat ERC Determination Page 2 of2 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) 430-7382. For the Environmental Review Committee, Elizabeth Higgins, AICP Senior Planner Enclosure cc: Rose Woodall/ Owner(s) Beverly M. McEldowney / Party(ies) of Record Michael Gladstein/ Applicant • CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 251h day of April, 2007, I deposited in the mails of the United States, a sealed envelope containing ERC Determination documents. This information was sent to: Name Agencies See Attached Matt Cyr Contact Rose Woodall Owner Michael Gladstein Applicant Beverly M. McEldowney Party of Record (Signature of Sender): ~·~ STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Project Name: Rosewood Highlands Preliminary Plat Project Number: LUA0?-032, PP, ECF, V-H, V-H template -affidavit of service by mailing Representina • Dept. of Ecology • Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers• Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Jamey Taylor• Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERG DETERMINATIONS) WDFW -Stewart Reinbold • Muckleshoot Indian Tribe Fisheries Dept. • cio Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190 1601h Ave SE 39015 -172"' A venue SE Bellevue, WA 98008 Auburn, WA 98092 Duwamish Tribal Office• Muckleshoot Cultural Resources Program • 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division * Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olvmoia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72"' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official 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 State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 160'h Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 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 ERG Determination paperwork. template -affidavit of service by mailing o~"'Y o& t, + ~ ~ i. Kathy Keolker, Mayor ?i'N'1'0 April 25, 2007 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 CI ::>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator Subject: Environmental Determination Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on April 23, 2007: DETERMINATION OF NON-SIGNIFICANCE -MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: DESCRIPTION: Rosewood Highlands Preliminary Plat LUA07-032, PP, ECF, V-H, V-H 224,230,236,242, and 246 Union Avenue NE The proponent of the Rosewood Highlands Preliminary Plat is requesting a State Environmental Policy Act (SEPA) environmental determination of non-significance for a proposed Preliminary Plat land use action. The proposed Plat would consist of consolidation and then subdivision of 5 parcels of land totaling 4.39 acres. Of the 5 parcels, 3 are currently developed with single-family structures and outbuildings and 2 are vacant land. The land is zoned Residential IO (R-10), which allows up to IO dwelling units per net acre (du/a). The subdivision would result in 27 lots suitable for development into single-family residential structures. The lots would be developed at a density of 8.63 du/a. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on May 14, 2007. 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 98057. 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. If you have questions, please call me at (425) 430-7382. For the Environmental Review Committee, Elizabeth Higgins, AICP Senior Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Natural Resources WSDOT, Northwest Region _E~n~c~lo~s~u~re~--10_5_5_S_o_u_th_G_rad_y_W_ay--R-e-n-to_n_, -W-a-sh-in-g-to_n_9_80_5_7 _______ ~ -AHEAD OF THE CURVE CITY OF RENTOr• DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA0?-032, PP, ECF, V-H, V-H Michael Gladstein; Gladco Development LLC Rosewood Highlands Preliminary Plat DESCRIPTION OF PROPOSAL: The proponent of the Rosewood Highlands Preliminary Plat is requesting a State Environmental Policy Act (SEPA) environmental determination of non-significance for a proposed Preliminary Plat land use action. The proposed Plat would consist of consolidation and then subdivision of 5 parcels of land totaling 4.39 acres. Of the 5 parcels, 3 are currently developed with single-family structures and outbuildings and 2 are vacant land. The land is zoned Residential 10 (R-10), which allows up to 10 dwelling units per net acre (du/a). The subdivision would result in 27 lots suitable for development into single-family residential structures. The lots would be developed at a density of 8.63 du/a. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 224, 230, 236, 242, and 246 Union Avenue NE The City of Renton Department of Plannirigl8uilding/Public Works Development Planning Section . 1. The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Study for Union Avenue Propirfy,' by Pacific Geo Engineering, LLC, dated February 15, 2007. · 2. Project site work shall occur during the dry season of the year, with dates as Specified in the most recent Department · of Ecology Storrnwa_ter Management Manual. 3. This project shall be subject to the 2005 King County Surface Water Design Manual for both detention and water quality facilities. . . . . 4. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment ContmLRequirements outlined in Volume II of the most recent Department of Ecology Stormwater Management ManuaL. 5. 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. 6. 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. · 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 RENTur<1 DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA0?-032, PP, ECF, V-H, V-H Michael Gladstein; Gladco Development LLC Rosewood Highlands Preliminary Plat DESCRIPTION OF PROPOSAL: The proponent of the Rosewood Highlands Preliminary Plat is requesting a State Environmental Policy Act (SEPA) environmental determination of non-significance for a proposed Preliminary Plat land use action. The proposed Plat would consist of consolidation and then subdivision of 5 parcels of land totaling 4.39 acres. Of the 5 parcels, 3 are currently developed with single-family structures and outbuildings and 2 are vacant land. The land is zoned Residential 10 (R-10), which allows up to 10 dwelling units per net acre (du/a). The subdivision would result in 27 lots suitable for development into single-family residential structures. The lots would be developed at a density of 8.63 du/a. LOCATION OF PROPOSAL: LEAD AGENCY: 224, 230, 236, 242, and 246 Union 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 onJy,..tlley are.not subject to the appeal process for environmental detiirm/i1ations. Planning 1. RMC section 4-4-030.C.2 limits haul hours _between 8:30 anlto 3:30 pm. Monday through Friday unless otherwise approved by the Development Services Division. The Development Se.rvices Di~ision 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 shali hydl'\),,;eed or plant an appropriate ground cover over any portion of the site that is graded or cleared of-vegetatidh an,:l;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. 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, 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. 3. Street addresses shall be visible from a public street. ERG Advisory Notes Page 1 of 3 Plan Review -Surface Water 1. There are storm drainage facilities in Union Ave NE and to the south of the proposed project. 2. The Surface Water System Development Charge is $759 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Water 1. The proposed subdivision is within the water service area of the City of Renton. 2. The property is within the 565 pressure zone and the static pressure at the main is approximately 65 psi at street level. 3. There is an existing 8-inch water line in NE 2nd Pl that can deliver a maximum flow of 1,250 gpm. 4. There is an existing 12-inch watermain in Union Ave NE (see City of Renton drawing W-0245 for detailed engineering plans). 5. A water main extension along the proposed north road from the existing 12-inch main in Union Ave NE and connecting to the 8-inch in NE 2nd Pl will be required for this project to provide water service for fire protection and for domestic use. 6. The applicant and engineer shall field verify and show the location and distance of all existing fire hydrants within 300 feet of the site. 7. System Development Charges of $1956 per each new lot are required. "fhe Development Charges are collected as part of the construction permit and prior to recording the plat. Plan Review -Sewer 1. There is an existing 8-inch sanitary sewer in NE 2nd Pl. 2. This project will be required to extend an 8" sewer main into,the new plat to l!erve the new lots. 3. The applicant will be required to negotiate any necessary easements with the property owner. 4. Individual sidesewers will be required to be installed to serve the new lots. 5. Dual sidesewers are not allowed. 6. This property is located in the East Renton Interceptor Special As$essmentDistrict (SAD). These fees are $316.80 per unit and are collected at the time a construction permit is issued. ·· 7. The Sanitary Sewer System Development Charge (SDC) is $1,017 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Street Improvements 1. Street lights would be required to be installed by this project on Union Ave NE and in the new plat. All street lighting shall be designed and installed per City of Renton standards and specifications. Private (including PSE) street lighting systems are not allowed. 2. The applicant needs to submit a street modification request for the proposed reduction in the required right-of-way width from 50 feet to 42 feet. 3. The applicant needs to submit profiles of all proposed driveways within the plat. The maximum slope of driveways is 15 percent.- 4. All lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of 15 feet. 5. Street improvements including, but not limited to paving, 5' sidewalk, curb and gutter, landscape, and street signs will be required. 6. All new electrical, phone, cable services, and lines must be installed underground per the City of Renton Undergrounding Ordinance. The construction of these franchise utilities must be inspected and approved by a City of Renton Public Works inspector prior to recording the plat. ERG Advisory Notes Page 2 of 3 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 improvements 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 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): APPLICANT: PROJECT NAME: LUA07-032, PP, ECF, V-H, V-H Michael Gladstein; Gladco Development LLC Rosewood Highlands Preliminary Plat DESCRIPTION OF PROPOSAL: The proponent of the Rosewood Highlands Preliminary Plat is requesting a State Environmental Policy Act (SEPA) environmental determination of non-significance for a proposed Preliminary Plat land use action. The proposed Plat would consist of consolidation and then subdivision of 5 parcels of land totaling 4.39 acres. Of the 5 parcels, 3 are currently developed with single-family structures and outbuildings and 2 are vacant land. The land is zoned Residential 10 (R-10), which allows up to 10 dwelling units per net acre {du/a). The subdivision would result in 27 lots suitable for development into single-family residential structures. The lots would be developed at a density of 8.63 du/a. LOCATION OF PROPOSAL: LEAD AGENCY: 224, 230, 236, 242, and 246 Union 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 43.21C.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 May 14, 2007. 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 98057. 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. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: ~--2= l,l_, Terry Higashiyama, Administrator Community Services April 28, 2007 April 23, 2007 avid Daniels, i:;· e Chief ire Department ENVIRONMENT AL REVIEW COMMITTEE MEETING NOTtCE April 23, 2007 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community Services Administrator From: M~!i!ting Date: nm~: Location: I. David Daniels, Fire Chief Alex Pietsch, EDNSP Administrator Jennifer Henning, Development Planning Monday, .April 23, 2007 3:00PM SlxthFloorConference Room #620 Agenda listed below. Rosewood Highlands Preliminary Plat (Higgins) LUA07-032, PP, ECF, V-H, V-H The proponent of the Rosewood Highlands Preliminary Plat Is requesting a State Environmental Policy Act (SEPA) environmental determination of significance for a proposed Preliminary Plat land use action. The proposed Plat would consist of consolidation and then subdivision of 5 parcels of land totaling 4.39 acres. Of the 5 parcels, 3 are currently developed with single-family structures and outbuildings and 2 are vacant land. The land is zoned Residential 10 (R-10), which allows up to 10 dwelling units per net acre (du/a). The subdivision would result In 27 lots suitable for development into single-family residential structures. The lots would be developed at a density of 8.63 du/a. 2007 Water Main Improvement Proiect (Ding/ LUA07-034, SME, ECF The applicant Is requesting Environmental (SEPA) Review and a Shoreline Exemption for the replacement of 1,890 lineal feet of old, leaky, and undersized water line with new 8-inch and 12-inch diameter ductile iron water lines within existing street rights-of-way. The new water lines would provide adequate water capacity for fire protection and for domestic uses. A portion of the work would be conducted within 200 feet of the Cedar River, a Shoreline of the State. The project site abuts single family residential properties located within the Residential -4 (R-4) dwelling unit per acre zoning designation. Construction of the project Is anticipated to begin in May 2007 and be completed by August 2007. Standard construction hours would be from 7 am to 5 pm, Monday through Friday. One lane of traffic will remain open at all times and emergency access will remain open at all times during construction. cc: K. Keolker, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, EDNSP Director® J. Gray, Fire Prevention N. Watts, P/B/PW Development 3ervices Director ® F. Kaufman, Hearing Examiner L. Rude, Fire Prevention ® J. Medzegian, Council P. Hahn, P/8/PW Transportation Systems Director R. Lind, Economic Development L. Warren, City Attorney ® - REPORT City or r(enton & Department of Planning / Building / Public Works DECISION ENVIRONMENTAL REVIEW COMMITIEE REPORT ERC Meeting Date:: April 23, 2007 Project Name: Rosewood Highlands Preliminary Plat Applicant: Michael Gladstein Gladco Development LLC, P.O. Box 1830, Renton WA 98056 Contact: Matt Cyr, ESM Consulting Engineers LLC, 33915-1'1 Way S, #200, Federal Way WA98003 File Number: LUA07-032, PP, ECF, V-H, V-H Project Manager: Elizabeth Higgins, Senior Planner Project Summary: The proponent of the Rosewood Highlands Preliminary Plat is requesting a State Environmental Policy Act (SEPA) environmental determination of non- significance for a proposed Preliminary Plat land use action. The proposed Plat would consist of consolidation and then subdivision of 5 parcels of land totaling 4.39 acres. Of the 5 parcels, 3 are currently developed with single-family structures and outbuildings and 2 are vacant land. The land is zoned Residential 10 (R-10), which allows up to 10 dwelling units per net acre (du/a). The subdivision would result in 27 lots suitable for development into single-family residential structures. The lots would be developed at a density of 8.63 du/a. Project Location: 224, 230, 236, 242, and 246 Union Avenue NE Exist. Bldg. Area SF: To be removed Proposed New Bldg. Area N/A SF: Site Area: 191,204 sf (4.39 acres) Total Building Area SF: N/A Recommendation: Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). Project Location Map ERC REPORT 07-032.doc City of Renton P/8/PW Depart, ROSEWOOD HIGHLANDS Pl ?YPLAT REPORT OF APRIL 23, 2007 Exhibits: 1 Neiqhborhood Detail Mao 2 Existinq Conditions Plan 3 Wetland and Stream Map 4 Citv of Renton Reoulated Slopes Map 5 Boundarv, Tooooraohic Survev, & Exoloration Plan 6 Zonina Mao 7 Preliminary Plat 8 Preliminary Tree Retention Plan 9 Preliminarv Landscaoe Plan IIPART ONE: PROJECT DESCRIPTION/BACKGROUND v· rental Review Committee Staff Report LUA-07-032, PP, ECF, V-H, V-H Page 2 of 10 01/31/06 Sheet 3 of 5 02/12/07 Fiqure 2 02/22/07 04/18/07 Fioure 3 02/15/07 02/16/06 Sheet 1 of 5 02/12/07 Sheet 4 of 5 02/12/07 Sheet 1 of 2 03/12/07 The location of the proposed Rosewood Highlands subdivision is northeast Renton, south of NE 4th Street on the east side of Union Avenue NE and north of NE 2nd Place (Exhibit 1 ). There are 4 houses, built in 1949 (2), 1958, and 1970, and several outbuildings located at the west end of the property (Exhibit 2). All existing structures would be removed. Currently, access to these lots is directly or indirectly from Union Ave NE. Although commercial businesses are close-by with the NE 4th Business District located to the north, residential uses predominate in the immediate area. There is one, large-lot residential lot abutting on the north; single-family residential dating from 1952 (fronting Union Ave) to 1981 abutting on the south, and a 2006 single-family residential subdivision, Elmhurst, to the east. A newly-developed City of Renton park, Heritage Park, is located adjacent on the west side of Union Ave. The proposed development would be accessed from Union Avenue NE via NE 2nd Place and a private street. NE 2nd Place has been a private street, within a privately owned parcel, providing access to the 6 lots abutting the parcel's south property line. The West Branch of Maplewood Creek runs north to south at the east property boundary of the property. Wetlands extend beyond the creek bed at the northeast corner of the property (Exhibit 3, and "Surface Water" section, below). The site slopes from northwest downward east and southeast toward Maplewood Creek. There appear to be slopes of up to 47 percent on the east portion of the property and other slopes of between 15 and 25 percent at the west (Exhibits 4 and 5 and "Earth" section, below). The applicant has indicated that approximately 4,500 cubic yards (cy) of cut and 2,000 cy of fill would be required to create building sites, streets and roads, and utilities. The property is within the Residential Medium Density land use designation of the Comprehensive Plan. The property and area to the northwest, west, south, and east are zoned Residential 10, property to the north is zoned Commercial Arterial (Exhibit 6). The proposed subdivision would result in 27 lots and 6 tracts (Exhibit 7). The lots range in size from 3,200 sf to 5,660 sf with an average lot size of 4,117 sf. There would be 2 Joint Use Driveway tracts totaling 2007 sf, 2 Private Road tracts totaling 14,534 sf, a stormwater vault tract at 9,004, and a Native Growth Protection Easement tract of 20,480 sf. The net developable area of the project is approximately 136,494 sf. Therefore, the 27 lots would be developed at a density of 8.63 dwelling units per net acre (du/a), which is within the allowable density range for the R-10 zone of between 4 and 10 du/a. There are about 73 trees on the property, of which approximately 7 may be saved (Exhibit 8 and "Vegetation and Wildlife" section, below). Landscaping has been proposed by the project applicant (Exhibit 9). ERC REPORT 07-032.doc City of Renton P!BIPW Depart, ROSEWOOD HIGHLANDS Pl REPORT OF APRIL 23, 2007 lYPLAT !!PART TWO: ENVIRONMENTAL REVIEW v· 1entaf Review Committee Staff Report LUA-07-032, PP, ECF, V-H, V-H Page 3 of 10 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. A. Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF DETERMINATION OF NON-SIGNIFICANCE NON -SIGNIFICANCE -MITIGATED. Issue DNS with 14-da A eal Period. X Issue DNS-M with 14-da A eal Period. B. Mitigation Measures 1. The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Study for Union Avenue Property," by Pacific Geo Engineering, LLC, dated February 15, 2007. 2. Project site work shall occur during the dry season of the year, with dates as specified in the most recent Department of Ecology Stormwater Management Manual. 3. This project shall be subject to the 2005 King County Surface Water Design Manual for both detention and water quality facilities. 4. The applicant shall be required to 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 most recent Department of Ecology Stormwater Management Manual. 5. 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. 6. 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. 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: ERC REPORT 07-032.doc City of Renton P/8/PW Depart, ROSEWOOD HIGHLANDS Pl A REPORT OF APRIL 23, 2007 1. Earth 1Y PLAT vi 1ental Review Committee Staff Report LUA-07-032, PP, ECF, V-H, V-H Page 4 of 10 Impacts: The site has topography sloped at less than 10 percent, but there are also natural slopes possibly up to 50 percent, as indicated on the submitted plans and the Renton Regulated Slopes map (Exhibit 4). The applicant has indicated that approximately 4,500 cubic yards (cy) of cut and 2,000 cy of fill would be required to create building sites, streets and roads, and utilities (see discussion of "unconsolidated fill," below, however). At most locations, proposed grading would reduce these slopes create level building pads, with slopes pushed to the new side lot lines. It appears that 2 to 4 foot retaining walls or rockeries may be planned to accommodate these sloped areas. At about 60 to 80 feet from the west side of Maplewood Creek, the natural slope on Lot 24 is about 46 percent. This is considered a "regulated" slope because steep slopes may be geologically hazardous due to potential landslides. Regulated steep slopes can be classified as "sensitive" or "protected." Lots 25, 26, and 27 would be graded to 22 to 24 percent slope where the building footprint would be located. On lots with the most severe slopes "split level" construction style buildings, with daylight basements, are proposed. Although these slopes are regulated by the City of Renton, the underlying soil type, condition, and stability are factors to be considered. The geotechnical engineering study (cited below) includes a review of Renton's geologic hazard regulations (RMC 4- 3-050J) and concludes that the slopes are stable and firm at their present conditions, would be reduced in gradient, and would not be considered potentially hazardous for landslides. A geotechnical report, "Geotechnical Engineering Study for Union Avenue Property," by Pacific Geo engineering, LLC, dated February 15, 2007 was submitted. The conclusions and recommendations of this report were based on interpretation of data obtained from field exploration, laboratory testing, and review of published documents. Field research was based on observation of surface conditions and analysis of 7 backhoe test pits (to depths of 6 to12 feet below grade). Due to the steeply sloped areas, the on-site investigation included looking for signs of previous landslides, erosion, and signs of groundwater seepage or streams in the vicinity of the steep slopes. No such features were observed, although this investigation was somewhat limited along the east edge of the property, due to thick vegetation. The report indicates that the site is mapped by the US Soil Conservation Service as having primarily 'Alderwood Gravelly, Sandy Loam' soils. The upper 6 inches consist of organic topsoil. Beneath this layer the native soils are very dense and capable of supporting the proposed structures. The exception to these conditions was found at the "back" of the property, near the creek, where unconsolidated fill was encountered in 4 test pits to a depth of 1 O feet. This material consists of wood debris, pieces of asphalt and concrete, metal, and plastic. The geotechnical engineer interviewed a neighbor about the fill that took place in the past and has the opinion that it was probably done, by the property owner, to create a more extensive level area for agricultural activities. The nature of the fill material could lead to differential settling of structures in the future and should be removed from the site to the greatest extent possible. This was one of three options presented by the geotechnical engineer. This option would also be preferable due to the potential for hazardous material to be included in the fill, such as lead-based paint, polychlorinated biphenyls (pcbs) from plastic, radon from concrete, and asbestos present in a variety of building materials up to 1981. The Geotechnical Report made several recommendations for both building construction and site preparation including surface drainage, fill placement and compaction requirements, inclination of ERG REPORT 07-032.doc City of Renton P/8/PW Depart. ROSEWOOD HIGHLANDS PJ /1/ IY PLAT vi 1ental Review Committee Staff Report LUA-07-032, PP, ECF, V-H, V-H REPORT OF APRIL 23, 2007 Page 5 of 10 cut and fill slopes, construction dewatering, footing and foundation design, and seasonal work. Staff recommends that a condition be placed on the approval requiring the project comply with the recommendations of the Geotechnical Report. According to the geotechnical study, the high fines content, up to 24 percent, in the surface soils could cause or contribute to erosion on the site. Although measures were recommended should earthwork take place during the wet season, the general recommendation was that site work occur during the dry season. Due to the proximity of Maplewood Creek, located downslope and susceptible to sedimentation from such erosion, staff recommends that site work occur during the dry season and that this be made a condition of approval of the project. Mitigation Measure: 1. The applicant shall be required to comply with the recommendations included in the geotechnical report, "Geotechnical Engineering Study for Union Avenue Property," by Pacific Geo Engineering, LLC, dated February 15, 2007. 2. Project site work shall occur during the dry season of the year, with dates as specified in the most recent Department of Ecology Stormwater Management Manual. Nexus: RMC 4-4-060, "Grading, Excavation and Mining Regulations 2. Air Impacts: It is anticipated that some adverse air quality impacts would be associated with site work and building construction required to develop this property. Project development impacts during construction include dust resulting from grading, exhaust from construction vehicles, odors from roofing installation, and roadway paving. Dust would be controlled through the use of temporary erosion control measures and the sprinkling of the site with water as needed. Odor impacts during construction are unavoidable and would be short-term in nature. Post development impacts potentially include vehicle and heating system exhaust. These emissions are regulated by state and federal agencies. Nor further site specific mitigation for the identified impacts from exhaust is required. Mitigation Measures: None required Nexus: Not applicable 3. Groundwater and Surface Water Impacts: Although most of the proposed subdivision land is upland, there is a portion of a larger, off-site jurisdictional wetland located at the northeast corner of the property. A "Critical Areas Assessment and Delineation, Rosewood Highlands Preliminary Plat," by Chad Armour, LLC, dated February 26, 2007 was submitted with the land use application. The 1,544 sf wetland, which is associated with the west branch of Maplewood Creek, has been identified as a Class 3 wetland, requiring a 25-foot wide buffer. Maplewood Creek at the location of the site has been typed as a Class 4 stream by the City of Renton. At the property, the Creek flows within an engineered channel parallel to the east property line. An underground sanitary sewer line is also parallel to the stream channel on its west side. The standard buffer for a Class 4 stream is a 35-foot wide corridor on each side of the channel. ERG REPORT 07-032.doc City of Renton P/BIPW Depart, ROSEWOOD HIGHLANDS Pl l'I ?YPLAT vi ,en/al Review Committee Staff Report LUA-07-032, PP, ECF, V-H, V-H REPORT OF APRIL 23, 2007 Page 6 of 10 The wetland, wetland buffer, stream. and stream corridor (west side) are proposed to be included in a separate 20,480 sf tract, Tract 'D'. Staff will recommend as part of the Preliminary Plat process that this area be designated as a Native Growth Protection Area, concurrent with recording the Final Plat. The project proponent has proposed a 16,929 sf wetland and stream buffer and is not proposing buffer averaging or other measures that would require mitigation beyond protection of the wetland required by Renton Municipal Code. The previously referenced Geotechnical Report indicates that the site has soils with very low permeability. Infiltration, therefore. would not be a suitable means of managing stormwater. A surface water control system with storage capacity is recommended. Staff recommends that the project comply with the 2005 King County Surface Water Design Manual for both detention (Conservation Flow Control -a.k.a. Level 2) and water quality improvement facilities. Also, heavy seepage of groundwater was encountered at test pit 7 (Exhibit 5) and minor perched water seepage at test pits 2 and 3. Again, the recommendations of the geotechnical engineer shall be followed in regard to potentially encountering groundwater during site construction. Due to the potential for erosion to occur on the site, staff recommends a mitigation measure that requires the applicant to comply with the Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume 11 of the most recent Department of Ecology Stormwater Management Manual. Landscaping of all pervious areas, including the stormwater tract, is a requirement of the Renton Municipal Code. This should provide permanent erosion control on the site. Mitigation Measures: 1. This project shall be subject to the 2005 King County Surface Water Design Manual for both detention and water quality facilities. 2. The applicant shall be required to 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 most recent Department of Ecology Stormwater Management Manual. Nexus: SEPA Regulations 4. Streets and Transportation Impacts: The project would be accessed from Union Avenue NE on the west, via NE 2"d Place and a private road. Improvements including pavement, curb, gutter, and sidewalk, would be required by Renton Municipal Code. New streets interior to the plat must be developed to City of Renton standards, which are 42 feet right-of-way (if a street standard modification is requested and approved), full 32 feet pavement width, curbs, gutters, 5 foot wide sidewalks, and street lighting. Street lights will be required to be installed on Union Avenue and within the plat. The project would result in an increase in traffic trips; therefore, staff recommends that the applicant pay a Traffic Impact Fee based on a rate of $75.00 per new trip. Each new residence is expected to generate approximately 9.57 trips per day. For the proposal, the Traffic Impact Fee is estimated at ERC REPORT 07-032.doc City of Renton P/B/PW Depart, ROSEWOOD HIGHLANDS Pl I'; ?YPLAT vi ,ental Review Committee Staff Report LUA-07-032, PP, ECF, V-H, V-H REPORT OF APRIL 23, 2007 Page 7 of 10 $16,456,50 (27 new lots -4 existing residences= 23 x 9.57 trips x $75 per trip= $16,456.50). Staff recommends that this fee be payable prior to the recording of the Final Plat. Mitigation Measures: The applicant shall pay the appropriate Traffic Impact Fee based on $75.00 per each new average daily trip associated with the project prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Transportation Mitigation Fee Resolution No. 3100, Ordinance 4527. 5. Fire Protection Impacts: Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provide required improvements and fees. As the proposal would add 27 new residences to the City, staff recommends that the applicant be required to pay a Fire Impact Fee in the amount of $488.00 per new single-family residence with credit given for the 2 existing residences. The total fee is estimated at $11,224 (27 new lots -4 existing residences= 23 x $488.00 = $11,224). Staff recommends that the payment of the fee be required prior to the recording of the Final Plat. Due to the length of NE 11 1" Court and east private road, Lots 9 through 11, 14, and 15 would be accessed by streets in excess of 500 feet. Therefore these lots, as per Renton Municipal Code, would require interior automatic fire suppression systems (sprinklers). Mitigation Measures: The applicant shall pay the appropriate Fire Impact Fee based on a rate of $488.00 per new single-family lot prior to the recording of the final plat. Nexus: SEPA Environmental Regulations; Fire Mitigation Fee Resolution No. 2913, Ordinance 4527. 6. Parks & Recreation Impacts: Although there is a new City park located abutting the project, Heritage Park is on the west side of Union Ave NE, the proposed development is anticipated to generate future demand on existing and future City parks, recreational facilities, and programs. Therefore, staff recommends that the applicant be required to pay a Parks Impact Fee based on $530.76 per each new single- family lot. (There is no existing structures or lots credit given for Parks Impact Fees.) The fee is estimated at $14,330.52 (27 lots x $530.76 = $14,330.52). Staff recommends that this fee be payable prior to the recording of the Final Plat. Mitigation Measures: 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. Nexus: SEPA Environmental Regulations; Parks Mitigation Fee Resolution No. 3082, Ordinance 4527. 7. Vegetation & Wildlife Impacts: The proposed development site is sparsely developed with existing structures dating from 1949 at the west end of the property only. The majority of the property is covered with native grass and blackberry bushes and with alder, cottonwood, maple, and cedar trees. All vegetation within road rights-of-way would be removed, as would trees and vegetation from most of the site. The site probably provides habitat for a variety of wildlife. A consequence of urbanization of outlying areas of the City is that long-standing habitat is disturbed or destroyed. Renton's "Urban Separators" policies and Urban Growth Boundaries are intended to provide lower-density areas of ERC REPORT 07-032.doc City of Renton PIBIPW Depart ROSEWOOD HIGHLANDS Pl A RY PLAT v· · 1ental Review Committee Staff Report LUA-07-032, PP, ECF, V-H, V-H REPORT OF APRIL 23, 2007 Page 8 of 10 development where wildlife may relocate naturally as urbanization occurs. This is expected to occur at the Rosewood Highlands project site. More sparsely developed land is located to the south and along the Maplewood Creek corridor, which abuts the property. The Maplewood Creek corridor links the area to Cedar River Regional Park. There are approximately 73 trees on the site. The applicant proposes to clear the site of the majority of existing trees and vegetation to accommodate grading and building site preparation. A tree inventory submitted by the applicant indicates approximately 43 "significant" (protected) trees, consisting of maples and cedar and 23 trees not considered protected, primarily alder and cottonwoods. No sizes of trees were provided, so all trees were considered significant in terms of size. "Protected" trees do not include populus or alnus species or trees of any type smaller than 8" caliper. Based on a Director's Determination, the City of Renton requires the retention of protected trees during development. Twenty-five percent of protected trees must be retained. For the Rosewood Highlands Preliminary Plat, 25 percent of the protected trees would be 11 trees to be retained. Although the applicant has proposed saving 7 trees, these are either populus or alnus species and not counted toward adherence to the retention requirement. Therefore, in addition to other landscaping requirements, 11 trees meeting the requirements for size and type, must be planted. These trees must be indicated on the final landscape plan, to be submitted and approved prior to recording the Final Plat. All pervious areas of the subdivision are required to be landscaped, including front and side yards of residential lots and detention tracts. The Renton Municipal Code requires that two street trees be provided for each residential lot, located in front of the primary structure. Consistent with RMC 4-10- 11 OA, the applicant will also be required to provide 5 feet of landscaping along the frontages of Union Ave NE and NE 2nd Place. The site clearing, loss of vegetated habitat, and subsequent provision of landscaping and street trees is typical for urbanizing areas, as the resulting subdivided lots are not large enough to feasibly retain significant numbers of trees or other native vegetation while accommodating the proposed residential development. The required landscaping and street trees will provide aesthetic appeal for the post-development neighborhood and adjacent street frontages, and buffer established nearby neighborhoods from the new development. Mitigation Measures: None Nexus: N/A 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. ___K_ 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, May 14, 2007. 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. ERG REPORT 07-032.doc City of Renton PIBIPW Depart ROSEWOOD HIGHLANDS PJ N lYPLAT vi 1ental Review Committee Staff Report LUA-07-032, PP, ECF, V-H, V-H REPORT OF APRIL 23, 2007 Page 9 of 10 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 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. 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, 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. 3. Street addresses shall be visible from a public street. Plan Review -Surface Water 1. There are storm drainage facilities in Union Ave NE and to the south of the proposed project. 2. The Surface Water System Development Charge is $759 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Water 1. The proposed subdivision is within the water service area of the City of Renton. 2. The property is within the 565 pressure zone and the static pressure at the main is approximately 65 psi at street level. 3. There is an existing 8-inch water line in NE 2"' Pl that can deliver a maximum flow of 1,250 gpm. 4. There is an existing 12-inch watermain in Union Ave NE (see City of Renton drawing W-0245 for detailed engineering plans). 5. A water main extension along the proposed north road from the existing 12-inch main in Union Ave NE and connecting to the 8-inch in NE 2nd Pl will be required for this project to provide water service for fire protection and for domestic use. 6. The applicant and engineer shall field verify and show the location and distance of all existing fire hydrants within 300 feet of the site. 7. System Development Charges of $1956 per each new lot are required. The Development Charges are collected as part of the construction permit and prior to recording the plat. Plan Review -Sewer 1. There is an existing 8-inch sanitary sewer in NE 2nd Pl. 2. This project will be required to extend an 8" sewer main into the new plat to serve the new lots. 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. 5. Dual sidesewers are not allowed. 6. This property is located in the East Renton Interceptor Special Assessment District {SAD). These fees are $316.80 per unit and are collected at the time a construction permit is issued. 7. The Sanitary Sewer System Development Charge (SDC) is $1,017 per building lot. This fee is payable at the time the utility construction permit is issued. Plan Review -Street Improvements 1. Street lights would be required to be installed by this project on Union Ave NE and in the new plat. All street lig):iting shall be designed and installed per City of Renton standards and specifications. Private (including PSE) street lighting systems are not allowed. 2. The applicant needs to submit a street modification request for the proposed reduction in the required right-of-way width from 50 feet to 42 feet. ERC REPORT 07 -032.doc City of Renton P/8/PW Depart ROSEWOOD HIGHLANDS Pl REPORT OF APRIL 23, 2007 ?YPLAT vi 1ental Review Committee Staff Report LUA-07-032, PP, ECF, V-H, V-H Page 10 of 10 3. The applicant needs to submit profiles of all proposed driveways within the plat. The maximum slope of driveways is 15 percent. 4. All lot corners at intersections of dedicated public rights-of-way shall have a minimum radius of 15 feet. 5. Street improvements including, but not limited to paving, 5' sidewalk, curb and gutter, landscape, and street signs will be required. 6. All new electrical, phone, cable services, and lines must be installed underground per the City of Renton Undergrounding Ordinance. The construction of these franchise utilities must be inspected and approved by a City of Renton Public Works inspector prior to recording 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 improvements 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 REPORT 07-032.doc II !1 I I I I I ~sit t~!~l~i liH! [. 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J ·"''<' . . &"'. ,, -~-.2;A,..~,k ""<i,!( " · .;::~ci~1-~,,J ~~yt~/ ;1.,.--l." 1 • •• ".,, -----, , ~ . ··~ ' "-----·----·-, , j r;;: '='~ ··_ .> ' ,, . . ' . . .... . ,. /.i { •, i i.;~\ .{ t •. ' . " • .. ,, ...... ' -)p;, l '/; ' . . g. NE 2NO.'f'I.A. CE > ( l'\JIO!l<..ROAD) ,-,:" .r~--"~:-~~l. . --.. • SP-1 Sampling Number and Approximate location ' ' ~- ':<":f 35' 13 i ' '"""Ii->-) '.· r 26 f ()~ "' 27 ~J I t <::~ ~ ~ , I 14 ~:; e SP-2 • :fc: {"' ,.., ~-;, : # : · I 1 ;~-/ 11 ,'.·.~. .f el I l / ·'.. SP-1 I I :, ,,12 . '#, I I c',l"' ,":-·· ·..,, TRACT F -I ·_ 'i '··-~j 10 ·---*·· ·----~-..,;.. .. ____ ;;:- STORM YAULl I f. lj. : q t ~ I / j' ;, ';)' : ! '.l 1 ------.:i.;,.. .. _ i....:..*~t~- ' < a . . ~ ~ • 0' ... 0 ~"''"' <i,'t'..,d"' cf' o< ~ 0 50 100 ',fi. l' I I I I '~'<,_c;' «vs;.JV y a/'' a 1.Q,;.\' ,. ,...,,_a"" '~c -.~ 0 ~ N Source: ESM Consulting Engineers. Scale in F' eet FIGURE 2: SITE PLAN Roisewood Hlghlands PreUmtnary Plat Renton, WasNngton Chad Armour, LLC 6500 1261h A¥eoue SE Bedewe, WQ~hlnglon 98006 ~l'.EaNMo<(: ~\cil!r.~\o't-'-a-ic...,_.._,,. ~ .. V,,,,~.d"'t EXHIBIT 3 Renton City Limits Parcels Regulated Slopes )> 15<=25 ~> 25 <= 40 Reg .. . E> 40 <= 90 Reg .. . > 90 Regulated i CliiCI Renton Aerial ~ -~ 100 0 SCALE 1: 1,915 100 FEET http://rentonnet.org/MapGuide/maps/Parcel.mwf Renton ·-==i 200 300 N A EXHIBIT 4 Wednesday, April 18, 2007 8:59 AM '"' Cl) LEGEND: S Approximate Test Pit I .ocat1on t ;j '"' .\G 'jC // ~la,,.M --------.i--I"° REO--Ct.(' •-..L!...Y --I > 1 7191___..i, .,, 1<'-1·~zD-o·J 81 ,. ·11>-f-,., '~"' l·JI PARCEL G (>:'..' ,N~ :,OC r,~,. c,? • o~· o~" i..CE o. ")"'i:R POlc ,-40 .~.uL ,:-.C~ESS. [,[,~••J21· I lCf<L5S "'uhul, ,·1 * lA5l~ ~~ _----; -".::,._,+:_·9;,::..-\ ---.:::.--.._ __ _ ' 'l PARCEL D ,.: TAX !D 1'1'518210·0073 PARCEL E TAX 10 #518210-0079 ' I I i , _... ---- ,J.' <:.~~ . \ ' \. --... •' - • .\ "'-F --- -\Ur.I. IDU 'i . :') ') ' ' ~ ' . ' ~~ -~~-=--:::::--. -:-'--.~ -.. p' ',~~ ' ~;:.;;'='--=~l\\ , ........ _ " ,b':J~ /t"" / ,: !! ~ ... s TP-7 8' Fill ,, .•" • "" ( '''" . ~; Y'c\ ' / TP-4" , . ';.,I--)''.\\\\~> .. m- ,,/ 5 '\'ft,,, \ QI , ' L • 'I 4' fill ELF ~ ~~ \ I l ~\ ( ,<' T"'--!. ... , .. ,.._, :f' TP-4° \,\\~. ··"'' I 10' Fill \ \'0\11' ... ; ' "ij· ·"' ~. N 1 ... .;-., ':-." " ., ~ ,+•<:! '-.........,.()~ tt i +•c,'l-" I I , ,mg••• ~~, ~ \. 1111, 026 ... Jr,·~ ' · 1 ' "" ;,•!)\ 9032 . ; /.:. , ®/ , , sc:-rr' / )j 1 : / i~ c, ~f ;" \ ,•"' !Ii ,TP-6 o' ' l +• \ J ~ ,!O"f,r .¥ .~ ' ,·r,~); ., I I r:,' ~"'~ ) I +• +/ I / \ 8' _,,.-•""" {,~b I C'''\,, '° ~ 902?~~~ .,.,-·/ /_/ '.">'# ~/ ,$1 4•':' !<" • i -• ..,--;_, ( /I -,-> ... 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I ;~' "" TP-2 ~ " ---< ' ~ i ' ' (, I ' I 00 I ' r C u' ~ il'. r EX1~],"G RR SD1,<\ ,11· ,, ' L•"' N r ACf 0' ~OW(R f'(), ( fl~~·4' '' SSilH f Ol!NO 1RQ" _J Alt,i.o<Jff,57 PIP[ ,_.,p I.~ '"'" Rl>4•387,40 .//'~\ /,. ,/ I( cnrrEA CHANNEl•l91 72 IE CMER Cfl~~.00 BOUNDARY & TOPOGRAPHIC SURVEY, & EXPLORATION PLAN Not to Scale Project No.: 0701146 Pacific Geo Enqineerinq,LLc Geotechnical Engineering~ Consulting & Inspection PROJECT Date: February 15, 2007 Drawn By: SM Client: American Classic Homes, LLC Union Avenue Property 230, 242, & 224 Union Avenue NE Renton, Washington Figure 3 EXHIBIT 5 ~ CA NE 3rd Ct. R-lO(P) R-10 QJ ~ -~ 0 J:<l RMH ~ CA ;21--_,__R_-_s __._ s 1 ~R'--8~ R-8 RMH R-8 - RCCP) CP) E6 · 10 T23N RSE W 112 - NE 4th St. JI • CA CA / G6 • 22 T23N RSE W 112 ~ ZONING ~ = TECHNICAL DILVICBS CA R-1 CA R-10 R-8 R-8 R-B NE 2SdBS R-8 ;;t ... .... "'3 !:l z ; tol I::'. t,> SE 142nd St. 0 eyo no 1:4-800 15 T23N R5E EXHIBIT 6 ~ z w I: ~ 0 § ii= 0 ~ < e ~ ~ a ~ < ~ \ ' • ", WO<l"l!S[Oc,no.,.,._& -~ _ ..... -..... ""' l~I ~l:':t;:';";,sw~~i~.~~:": mEEJ • • ' ~ I ' • . i 0 ! NNI •• SONVlH OM3SO!::! ':J'Tl '.LN31"4d013A30 O:JOV18 ' \ \ E-< ...... co ...... r--::r: ~ ~ • i:il ' I ' ... "'::C"' t. §~~!S~ ~ i " ! . ~ ~ ~ ~ ~ ' i i " •1· ! i-s~i,.:.:lo:r1 ~ .:~r:~~ I • ih,11 i !::~~~let, i 1 ...... I § ~$l::.;::::~ia1~ ~R----j ·" ~ I U;?~~::=~~ ~:I+----; ~;--------~ 9:f-"t------ ' ............ ,,....... .., ... ~ .......... ,._ -··---,·-··---,- A PORTION OF THE N.W. 1/4 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 05 EAST W.M. 1-- . I l ; p>;;>.'i- 1 /~ t--~~-_j_ I I ; I I ~-;,,,c,,' I I /l & " i ----W01.L£CTO~ AA>ERW_) 1 4 01P" "'1r----' - I NE .'.!_RQ.£Q_U_BT_ 1-1 __ --;~=:--+irl"f·,-r----,+ "I 1h. !' I I /! j ii " ,. .. /~ i1:li __ J_ ~ - "" ~;\~/ . ;., ~.------j~~;;:: ¥ ~f 1, I ,c ,.,. ~ ~#er I I /· ~· !! r ! r j : I :;.i0s" kv"' I .,.c7- ~<f.0;., '''IJIIJIY~(SOl{III ---M07000SS>. AOOT:l8171a_ """"2N<'ITI. _,.,,,~n. aeo~1e1ooe Til'E•= ~ ~ n + SCALE: 1" ., 40' .F .. ?. .,,, "" CONTOUR INTERVAL -Z 1AEE LEGEND r-, "~,! ~ @ ~ X "'PL£1RW -- -'<DI'.~ ''11:CS -OOT'ION1IOOD 1"EN mas TO 0C R""""l:0 e6 ti0:t£5m 9( >H:.,q.,rn \0 n,(t,; 10 0C SA\'[~ (20,t R£1"'N(l)) (S I ~~ m i ' •... J T -i! I if ~ fl !i .,; !! ~ q •i - ffl ,,. I t ' " ii ~ (/J ! (i I 0 _j z _j ~ 11 ~ w :::; ...J a Ia a. ' 0 ~ ..J' w ~ > • ~ u i 0 >,; (.l >:, c, LU I!! ::j (/J a (!) ~ ! • § -... ,,-,.,--p I ·1 l ?i,,"" 0 : \ I EXHIBIT j I 0'f">p,'<-I i1i1 1J i \ I s l1pp-041 , , __ _j I .4 ... s_ :J I ! r) •«1 11 i !' ,, NOTE: ;TREl:T TRl!:E LOCATIONS ANO OUANTTTIES ARE .PPROXIMATE ANO SHALL BE ADJUSTED PEA FINAL DRIVEWAY _AND UTILITY LOCATIONS. ~~I I~" . 'j;, VICINITY MAP NOT TO SC<J.!: -.,.,.,~\ ,6ie;.:~;:: '\ \ 17 TRACT A J.U.D. ~U<il!NC \ 0~ 5 2 \ \ --} -~J,,- -r r i-~~~~~ I \ \ ~-r 3 . ifil 0 ·-=------;:._.----=------""4"'1r=-- i/ 4 \ -----0 I} --' Ii 110 Ii I \ --l. f _L_ 9 8 'i'-... ~-i,,.,.., ,,.;# 18 J.U.D. -st fi' 19 _.,.,...,., .. 20 21 • 22 1/l.d--,-. r . t =.(? Ii 14 ~-- ---,.,-~ ... ~ \ * -~ 23 'Ir - i1 ~ I, 11 • sjl1 @ / \ \ +- Jt" 10 -------- :,; r I I ·/ I SCALE: 1"., 20' n ~ ~· .. ~ TRACTD SENSITIVE AREA / ~! 24 . / / / . ' I 2s: ii I ' . ~·: I I . : t ~ t ~ ' I ' 'P 1' 'f"' ' I r 261 / .. ,....:·-1 I I I ' I I I ' I . I I 27 oi I ' I I I I I !--~-<-. ·1/.-' >-w I 0> '.'/-. .,:-t:d: I TRACT F HO .. Z I ·STORM VAULT ~I ·® I .0. @ 1!:L· L_ ___________________ I 1,' c~~-r--- il EXHIBIT 9 I ljt H -I • I 11 fi 1 ' - !i ii r· " il -, H I L ,: ,, ~! I Cf) 0 0 .J z -'. <( >-..J ~ z ~ w ~ ::; ' 0. ~ ~ 1-~ > oi w 0 0 0 3~ 0 w~ .,: .J Cf) (!l 0 a: ' ! ' ' L·1 1 ~ 2 ....... From: "Karen Waite~' <Karen.Walter@muckleshoot.nsn.us> To: "Elizabeth Higgins" <Ehiggins@ci.renton.wa.us> Date: 04/10/2007 3:07:08 PM Subject: Rosewood Highlands Preliminary plat-LUA07-032, PP, ECF, V-H, V-H Proposed Mitigated Determination of Non-significance Elizabeth, The Muckleshoot Indian Tribe Fisheries Division has reviewed the threshold determination and environmental checklist for the above referenced project. Based on our initial review, there was insufficient information in the checklist to support the stream classification for the onsite portion of Maplewood Creek. Per our phone conversation yesterday, we requested a copy of the critical areas assessment report cited in the checklist to see if this report contained sufficient information to support the water typing. Thank you very much for providing this report. We have reviewed the CAO report and conclude that it also lacks sufficient detail and data to support the Type 4 water typing for Maplewood Creek on the site. It appears that the water tying cited in the critical areas report is based solely on Ren ton's water typing map, which shows this portion of the stream as Type 4 water. The report indicates that no fish were observed on January 22 2007 but does not indicate the extent of survey, survey methods, a natural barrier assessment, etc. 2. Since the information provided was insufficient, we reviewed the City of Renton's Water Typing map, which shows a break between Type 3 and 4 waters where Maplewood Creek crosses NE 1st place. This suggests that the typing may be solely based on a culvert that is a fish passage barrier. There may be other data available used to support the water typing; however, it was not available for our review at this time. In addition to the City's water typing map, we queried King County's IMAP program, which has the stream mapped on site, but indicates that the stream is unclassified, which means that there is no water typing assigned by King County. We also reviewed the WRIA 8 fish distribution map and found that there are coho and cutthroat trout observed in this stream downstream of this site. (See http:/ /dnr .metrokc. gov/W rias/8/fish-maps/ dis tm a p. htm). 3. 4. To our knowledge, no one has conducted comprehensive fish surveys of Maplewood Creek. Therefore, the watershed __ lacks fish_ data, __ but not necessarily fish. Even though the onsite stream may go dry auring some portion of some years, there 1s some possibility that salmon use this stream for rearing. The last survey we are aware of was conducted on the east fork of Maplewood Creek on May 9 2006 by Cedarock consultants for the Shy Creek Preliminary Plat (see attached report). This survey resulted in additional fish data, which should have changed a portion of the east fork from a Class 3 (non salmon id bearing water) 11 . , . 4 ' / . ,/.' t', ------------------·---·--------------------, --------··-·-·---·-------- ; _E'.izap~th Higgins_::~o~~-""._()Od Highlar~-Prelim111_ary plat-LUA07-032,_f"P 0 E(;t='_,_\,I-'' V-H Proposecl_Mitigate~_ [)etermimffl119d i to a Class 2 water (salmonid bearing). It seems that a survey is also needed for the west fork. As far as the NE 1st place culvert is concerned, please note that we do not consider culverts as the basis for water typing breaks as they can and should be made fish passable as required by the Washington's Hydraulic Code. Instead, we recommend that physical criteria and a survey of natural fish barriers be collected in instances where fish presence has not been established because establishing fish abs'?Df.6 would require comprehensive surveys over multiple water years. The physical criteria for streams we use is that used by Washington Department of Natural Resources under WAC 16-222-031 and the Forest Practices Board Manual 13 ( http://www.dnr.wa.gov/forestpractices/board/manual/section13.pdf) and King County's Public Rules for 21.A.24 regarding sensitive areas and presumption of salmonid use ( http://www.metrokc.gov/ddes/pub _ru I e/acrobat/21 A-24SAFi nal. pdf). The data used to develop both of these rules is based on several surveys conducted throughout Washington State, primarily in the forest . -- landscape.rlilsphysfcal criteria is similar to that tound-in Renton·s critical areas ordinance (5137) under L 1Ciii for unmapped streams. The critical areas report provided the stream width (7.8 feet in width), which exceeds the minimum 2 feet width standard; however. no other data is provided; therefore, we have insufficient information to determine if the portion of the west fork of Maplewood Creek can be used by salmonids. 5. We would appreciate any additional information that the City may have that was used to create the water typing for the west fork of Maplewood Creek including the project site. We would expect this data to include drainage basin size, stream width and stream gradient at a minimum in the absence of comprehensive fish surveys conducted over multiple water years. If there is no conclusive data, then we would recommend that a new stream survey be conducted to collect physical data and fish data consistent with the recommendations above. 6. In conclusion, if additional data is not collected, then the water typing for the portion of the west fork of Maplewood Creek may not be correctly typed for this project, thus the proposed buffers may not sufficiently protect salmon and their habitat. There may also be impacts associated with the stormwater discharge to this stream that are not considered and/or mitigated. Please contact me at 253-876-3116 should you have any questions. Again, thank you for the additional information and the opportunity to review this proposal. __ Eli~ab~th Higgins~osewood Highla · • Pr~liminary plat-LUA!J.7:032, PP, ECF, V-•• \/:rl_Prci.pose.9_fli1iti~~~dDetermiml!\119~o!_J Karen Walter Watershed and Land Use Team Leader Muckleshoot Indian Tribe Fisheries Division 0 ~> ~ ,,Y 0 ~/il.t.., CITY >F RENTON *' Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator ~ ~ . ;, Kathy Keolker, Mayor (:.\"\T'fo:r--------------------------------- April 17, 2007 Ms. Karen Walter, Watershed and Land Use Team Leader Fisheries Division Muckleshoot Indian Tribe 39015 -172nd Ave SE Auburn, WA 98092 Re: Rosewood Highlands Preliminary Plat LUA07-032, Stream Classification Dear Ms. Walter Thank you for your comments on the above-referenced proposed land use action. Included herewith is the report you requested, "Critical Areas Assessment and Delineation, Rosewood Highlands Preliminary Plat, Renton, Washington," by Chad Armour, LLC, dated February 26, 2007. Regarding the methodology of Renton's stream classification, you should speak with Rebecca Lind, Planning Manager, in the Economic Development, Neighborhoods, and Strategic Planning Department. Her telephone number is 425-430-6588. The EDNSP Department supervised the adoption of Renton's Critical Areas Ordinance. She would also be the contact for proposed changes to a specific stream classification. Renton's stream designations are part of the Municipal Code (RMC 4-3-05004, "Streams and Lakes"), therefore such changes would require a code map revision. Thank you again for your interest in Renton. Sincerely a~~-~------ Elizabeth Higgins, AICP Senior Planner Enclosure CC: Jennifer Henning Eric LaBrie FileY ·------·----·-·····------------- 1055 South Grady Way-Renton, Washington 98057 @ This paper C-C'r 1c0·, ,, 50',0 ret"/cled material. :30% post corn;ul'T'er .'1HL.\D Dr Tl{E ,.:lTR\.'E City enton Department of Planning I Building IP forks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: APPLICATION NO: LUA0?-032, PP, ECF, V-H, V-H APPLICANT: Michael Gladstein, Gladco Development, LLC PROJECT TITLE: Rosewood HiQhlands Preliminary Plat SITE AREA: 4.39 acres LOCATION: 224, 230, 242 Union Avenue NE COMMENTS DUE: APRIL 10, 2007 DATE CIRCULATED: MARCu PROJECT MANAGER: (i"{abeth Hinnins \) '-PLAN REVIEW: Rick Moreno , • BUILDING AREA /nross): N/A I WORK ORDER NO: 77739 SUMMARY OF PROPOSAL: The applicant has requested an environmental determination and approval of a 27-lot, 6 tract subdivision (Preliminary Plat) of 4.39 acres of land located on the east side of Union Avenue NE at NE 2nd Place. The property is zoned Residential-10 (R-10) (10 dwelling units per net acre). A wetland may be present on the property. 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 Earlh Housina Air Aesthetics Water Lioht/Glare Plants Recreation Land/Shoreline Use Utilffies Animals Transrvvrt::>tion Environmental Health Public Services Energy/ HistOtic/Cultural Natural Resources Preservation Airpo,t Environment 10,000Feet 14,000Feet 8. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this appUcation with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where ad 'ti al information is needed to properly assess this proposal. thorized Representative CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: TO: FROM: SUBJECT: April 10, 2007 Elizabeth Higgins Amela Henninger ROSEWOOD HIGHLANDS PLAT LUA 07-032 224, 230, 242 UNION A VE NE I have reviewed the application for this 27 lot plat generally located in the vicinity of the east side of Union Ave NE in Section 15-23N-5E and have the following comments: Existing Conditions: • Water --The subject property is within the City of Renton 's water service area, in the 565 pressure zone. There is an existing 8 inch water line in NE 2nd Pl that can deliver a maximum flow of 1,250 gpm. The static pressure at the main is approximately 65 psi at street level. See City of Renton water drawing W-0505 for detailed engineering plans. There is an existing 12' watermain in Union Ave NE (see City of Renton water drawing W-0245 for detailed engineering plans). • Sewer --There is an existing 8" sanitary sewer in NE 2nd Pl. • Storm --There are storm drainage facilities in Union Ave NE to the south of the proposed development. • This site is located in the Aquifer Protection Zone 2. CODE REQUIREMENTS Water: • A water main extension along the proposed north road from the existing 12-inch main in Union Ave NE and connecting to the 8-inch in NE 2"' Pl will be required for this project to provide water service for fire protection and for domestic use. • Any new construction must have a fire hydrant capable of delivering a minimum of 1,000 GPM fire and shall be located within 300 feet of the structure. !f 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. An additional fire hydrant may be required as a part of this project to meet this criterion. All fire hydrants shall be per the City specifications. • The applicant and engineer shall field verify and show the location and distance of all existing fire hydrants within 300 feet of the site. • System Development Charges of $1956 per each new lot are required. The Development Charges are collected as part of the construction permit and prior to recording the plat. i;tosewood Plat Application Page 2 Sanitary Sewer: • This project will be required to extend an 8" 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. • This property is located in the East Renton Interceptor Special Assessment District (SAD). These fees are $316.80 per unit and are collected at the time a construction permit is issued. • System Development Charges of $1017 per each new lot are required. The Development Charges are collected as part of the construction permit and prior to recording the plat. Storm Drainage: • A conceptual drainage plan and drainage report was submitted with the preliminary plat application for this project. The design 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 tight lined into the storm drainage system constructed for the preliminary plat. Due to erosion problems within this basin, staff will recommend a condition that the project comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2) and water quality improvements. • The Surface Water System Development Charges of $759 per each new lot applies to the proposed project. The Development Charges are collected as part of the construction permit. Erosion Control Measures • Erosion control shall conform to the DOE Manual. Street Improvements: • 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 Union Ave, 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. • 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. • Traffic Mitigation Fee of $17,226 is required to be paid prior to recording the plat. This is a condition of the plat. Fire mitigation and Parks mitigation fees must also be paid prior to recording of the plat. 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. f:<.osewood Plat Application Page 3 • All plans shall be tied to a minimum of two of.the current City of Renton horizontal and vertical control network. • Permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over S l 00,000 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. ROSEWOODHIGHLNDSPGF PROPERTYS CES FEE REVIEW FOR SUBDIVISIO ,. 2007 -~1-7~--- APPLICANT: RECEIVED FROM ____ _ (date) JOB ADDRESS: 230,P?A, .lve,i.2 Ul:,llOh).~· U WO#_ 7TI~ NATURE OF WORK: e7-!,,0f lab~?' "'ffi(EoSE'.'i:kr:>D \.ii:<j:1±1 "'\'be) LND# I0-0..4.M )( PRELIMINARY REVIEW OF SUBDIVISION Y LONG PLAT. NEED MORE INFORMATION: LEGAL DESCRIPTION SHORT PLAT, BINDING SITE PLAN, ETC. ·· PID H's VICINITY MAP FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PID# 5 fA2!0-C>DG8,-o~ X NEW KING CO. TAX ACCT.#(s) are required when -007S -OC'7C/ _.,..,..,,,.1--= =-•~igned by King County. J .> ".A,.~? J "-·•-c:H • ..1;.:~_ G L-~P, ... ::o It is the intent of this development fee analysis to put the developer/owner on notice, that the fees qi{oted 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 pennit is issued to install the on-site and off-site improvements (i.e. underground utilities, street improvements. etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and 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 Pennit application. The existing house on SP Lot # , addressed as has not previously paid ~---SDC fees, due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SOC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The followino 11uoted fees do NOT include insDection fees, side sewer oermits, r/w nermit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer APreement (nvt) WATER ·o- Latecomer APreement (nvt) WASTEWATER -o- Latecomer APreement (nvtl OTHER -o- -o- Snecial Assessment District/WATER -o- l=A~~ l~Fics:p~p, Snecial Assessment District/W ASTEW A -R oooz.. • 31 <,; .eo x 01 .. 11= 27 d:----.,,. .. Joint Use •~reement (METRO) -Local Imnrovement District • - Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION - FUTIJRE OBLIGATIONS - SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated #OF UNITS/ SDCFEE .. Pd Prev. ·· Partiallv Pd (Ltd Exemntion) .. Never Pd SQ. FTG. Sinvle familv residential $1,956/unit x "".A ~~-~• •.oo Mobile home dweUino unit $1,956/unit in nark Anartment, Condo $1,174/unit not in CD or COR zones x Conunercial/lndustrial, $0.273/sq. ft. of nronertv (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. .. Partiallv Pd (Ltd Exemotion) -Never Pd Sinale familv residential $1,017/unit x 'e,'7 !I! "'l4 .. "'."~ Mobile home dwellin° unit $1 017/unit x Anartment. Coodo $610/unit not in CD or COR zones x Conunercial/Industrial $0.142/sn. ft. of nronertv xlnot less than $1,017.00) SYSTEM DEVELOPMENT CHARGE -SURFACEW ATER Estimated .. Pd Prev. ·· Partiallv Pd (Ltd Exemotion) Never Pd Sinole familv residential and mobile home dwellin~ unit $759/unit x <> .A !I; I& e.ir...l'll AU other properties $0.265/sq ft of new impervious area of propert1· x (not less than $759.00) I PRELIMINARY TOTAL $ 101, 172.<oo ,).Dum ,;._; fk . <. 'Jz t coe.Ll 4j;,_ fo'J.--_ ~ I\} 0 • 0 r DATE " .... Signatu;;; eJRevie ~ Authority ' .. " *If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status . $ - .. e· -.l Square footage figures are taken from the King County Assessor's map and are subject to change. • < .. Current City SDC fee charges apply to " 0 EFFECTIVE January 2, 2006 .enton Department of Planning I Building I I \forks Cif] ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: APRIL 10, 2007 APPLICATION NO: LUA07-032, PP, ECF, V-H, V-H DATE CIRCULATED: MARCH 27, 2007 APPLICANT: Michael Gladstein, Gladco Develooment, LLC PROJECT MANAGER: Elizabeth Hinnins PROJECT TITLE: Rosewood HiQhlands Preliminarv Plat PLAN REVIEW: Rick Moreno SITE AREA: 4.39 acres BUILDING AREA lnrossl: N/A LOCATION: 224, 230, 242 Union Avenue NE I WORK ORDER NO: 77739 SUMMARY OF PROPOSAL: The applicant has requested an environmental determination and approval of a 27-lot, 6 ir,;'ct subdivision (Preliminary Plat) of 4.39 acres of land located on the east side of Union Avenue NE at NE 2nd Place The property is zoned Residential-10 (R-10) (10 dwelling units per net acre). A wetland may be present on the property. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Ma{or Information Impacts ,mpacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinn Air Aesthetics Water Liaht!Glare Plants Recreation Land/Shoreline Use Utilities Animals Transrvirtafion Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have rev;ewed this application wffh part;cular attenUon to those areas in which we have expert.ise 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 WE ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (ONS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME; Rosewood Highlands Preliminary Plat PROJECT NUMBER: LUA07•032, PP, ECF, V·H, V•H LOCATION: 224,230,236,242, and 246 UnlonAvenuo NE DESCRIPTION: Tile proponent of tho Roeewood Hlghlanda Preliminary Plat la r&questlng • State Environmental Polley Ac1 (SEPAi environmental determination of non• algnlflcan,;e for• propond Prollmhiary Plat land uee a,;;tron. The propos&d Plat would consl•l of consolldat!on and then aubdlvlalon of~ parcels of land Iota/Ing 4.39 acres. 01 the 5 parcels, 3 aro currently daveloplild with slnglo-famlly structures and outbulldll'ISI• and 2 are ya,:;ant land. The land is zoned Residential 10 (R,10), whleh allows up to 10 dwlJlllng units par not acr. (du/a). The subdivision would result ,n 27 lots suitable for development Into slngle-famlly 1'$,sld•ntlaf struciuru. The lots would be developed at a density of 8.63 du/a. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SJGNIF!CANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of tho environmental detcrminalion must be filed In writing on or belora 5:00 PM on May 14, 2007. App.-ls must be fllad 1n writing togather with the raquirad $75.00 eppl!catlon foe with: Hearing Examlnar, City ot Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to tho Examlnar are governed by City of Renton Municipal coci, Section 4·8·110.8. Additlonal lnforma1ion regarding the appeal proC4H rn.:.y be obtained from Iha R,nlon City Clark's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR. MEETING JN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON MAY 29, 2007 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT AND VARIANCES. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL SE HEARD AS PART OF THIS PUBLIC HEARING ...:::.; =,-J 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 caning for proper file Identification. CERTIFICATION I 5E71-I Ge,SJf{Z.., hereby certify that J copies of the above docume~\\\\\\lllt ;ere posted by me in --2-c~nspicuous places or nearby ~the described property iI/,;\ ~t~,,,. L0--1!°"?' ., "ci ~ ~ DATE: 'i·Z.7-(8-SIGNED:_+-r+----':-,,._,,.~/L./' 1 4 +;_' ·::~~ ./ ·~ -. -, ~ ~ ,,-,-· --+-n, -c,ot"-(! i' ~ I _::;:,_,_"'"'/\"""JN':"""'"'-~-·· on the :-~ day of__sce''+t-"''--'-'-<-------- A TIEST: Subscribed and sworn before me, a Notary Public, in and for the State of Washmgton residing ~ 1 -~: J-.. J~ j -~,,--~~ --1! ~ ,._. WA ~,~ \\\\\\'''' City() . enton Department of Planning I Building I Pu_. _ Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: l'\c...--Ke,-, t --e COMMENTS DUE: APRIL 10, 2007 APPLICATION NO: LUA07-032, PP, ECF, V-H, V-H DATE CIRCULATED: MARCH 27, 2007 APPLICANT: Michael Gladstein, Gladco Develooment, LLC PROJECT MANAGER: Elizabeth Hinnins PROJECT TITLE: Rosewood Hinhlands Preliminarv Plat -S!T:!_0,:_R~NvfO! n PLAN REVIEW: Rick Moreno w .. r· .. 1 r- SITE AREA: 4.39 acres BUILDING AREA tnross\: NIA LOCATION: 224, 230, 242 Union Avenue NE I WORK ORDER NO: 77739 r,rm L O lUUI SUMMARY OF PROPOSAL: The applicant has requested an environmental determination and appr&l.J,!Jli;\l~lll/elslf\1-act subdivision (Preliminary Plat) of 4.39 acres of land located on the east side of Union Avenue NE at NE 2nd Place. The property is zoned Residential-10 (R-10) (10 dwelling units per net acre). A wetland may be present on the property. 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 Earth Housina Air Aesthetics Water Liaht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Trans ation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000Feet 14,000 Feet 8. POL/CY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have rev,ewedpht pplicat1on with particular attentron to those areas m which we have expertise and have identified areas of probable impact or areas where add1t10 I formation 1s ne ed to properly assess this proposal. ) ~d::', 1 2 AeJo 7 Signature of Director or Authorized Representative Date Project Name: Project Address: Contact Person: Permit Number: Project Description: Land Use Type: D Residential D Retail D Non-retail Calculation: l pPr Or o :5). Method of Calculation: @1TE Trip Generation Manual, 7th Edition D Traffic Study D Other , / (-z.10) s..--~ <i. "=>11 ...,...,, ' d-/-3 :c ~Ll: x C\.'S7 ~ ~:)_ci.l/6 Af::)1 ~ q • \.,,t) '/-'ii, / ':) ,~o c· $ \ I J ;}-;). \.,, <)""l, Transportation Mitigation Fee: S, 11 ).;+\.,. CJV Calculated by: 4'~ ~-Rlih,iL Date: 1-~/~ Date of Payment: __ .... l ________________________ _ City , .enton Department of Planning I Building I Pu Vorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: T ~cc~-s ,-,0 . +,, \ , 0 , •• COMMENTS DUE: APRIL 10, 2007 APPLICATION NO: LUA07-032, PP, ECF, V-H, V-H DATE CIRCULATED: MARCH 27, 2007 "" ReN1uN APPLICANT: Michael Gladstein, Gladco Develooment, LLC PROJECT MANAGER: Elizabeth Hinnin:F\ E C EI V t: U PROJECT TITLE: Rosewood Hiohlands Preliminarv Plat PLAN REVIEW: Rick Moreno UH, 7 JRR7 . SITE AREA: 4.39 acres BUILDING AREA lnross): N/A - LOCATION: 224, 230, 242 Union Avenue NE I WORK ORDER NO: 77739 t:)iU'~.... U SUMMARY OF PROPOSAL: The applicant has requested an environmental detenmination and approval of a 27-lot, 6 tract subdivision (Preliminary Plat) of 4.39 acres of land located on the east side of Union Avenue NE at NE 2nd Place. The property is zoned Residential-1 O (R-10) (10 dwelling units per net acre). A wetland may be present on the property. 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 Liaht!Glare Plants Recreation Land/Shoreh"ne Use Utilities Animals Transnonr1tlon Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet 8. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Direct~rized Representative Date 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 City . enton Department of Planning I Building IP Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: APRIL 10, 2007 APPLICATION NO: LUA07-032, PP. ECF, V-H, V-H DATE CIRCULATED: MARCH 27, 2007 APPLICANT: Michael Gladstein, Gladco Development, LLC PROJECT MANAGER: Elizabeth Hiaains PROJECT TITLE: Rosewood Hiohlands Preliminary Plat PLAN REVIEW: Rick Moreno SITE AREA: 4.39 acres BUILDING AREA /oross): N/A LOCATION: 224, 230, 242 Union Avenue NE WORK ORDER NO: 77739 SUMMARY OF PROPOSAL: The applicant has requested an environmental determination and approval of a 27-lot, 6 tract subdivision (Preliminary Plat) of 4.39 acres of land located on the east side of Union Avenue NE at NE 2nd Place. The property is zoned Residential-1 O (R-10)(10 dwelling units per net acre). A wetland may be present on the property. 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 Housfna Afr Aesthetics Water Liaht/G/are Plants Recreation Land/Shoreline Use Utilities Anfmals Transl'Vln'i'ltion Environmental Heafth Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feat 14,000Feet B. POLICY-RELATED COMMENTS -.._")lv_./', .. z_j a~ I'?,{..) " , . . . / 12,,c/s 6 g/J ,Co C. CODE-RELATED COMMENTS / / -c l:'J fz.1 /;!~./710 / ! 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. -1J.,JLcL<l;.,,);'jf7,.(} ) Signatufe of Director or Authorized Representative Date/ r ' . . . DATE: TO: FROM: SUBJECT: MITIGATION ITEMS: FIRE DEPARTMENT MEMORANDUM March 28, 2007 Elizabeth Higgins, Senior Planner ~ ;JJ James Gray, Assistant Fire Marsha 4 Rosewood Highlands Prel. Plat, 2 4-242 Union Ave NE 1. A fire mitigation fee of$488.00 is required for all new single-family structures. FIRE CODE REQUIREMENTS: 1. A fire hydrant with I 000 GPM fire flow is required within 300 feet of alJ 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. 3. Street addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i:\rosewoodhighlandsprelplterc.doc City o ... enton Department of Planning I Building I Pu~ .. v Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: f\ fl:-7 re,""-\ , , " COMMENTS DUE: APRJb-40,-2001 APPLICATION NO: LUA0?-032, PP, ECF, V-H, V-H 1.: ' . ;' DATE CIRCULATED: MARCH 27i 3007• APPLICANT: Michael Gladstein, Gladco Development, LLC PROJECT MANAGER: Elizabet~ Hinnins 1·' ! PROJECT TITLE: Rosewood HiQhlands Preliminary Plat PLAN REVIEW: Rick Moreno· 11~0 ? 7 ""ft~ SITE AREA: 4.39 acres BUILDING AREA lnross\: !NIA LOCATION: 224,230,242 Union Avenue NE I WORK ORDER NO: 77739 .._ _____ ------' i SUMMARY OF PROPOSAL: The applicant has requested an environmental detenmination and approval ofa-2r-1ot;---s-tratt subdivision (Preliminary Plat) of 4.39 acres of land located on the east side of Union Avenue NE at NE 2nd Place. The property is zoned Residential-10 (R-10) (10 dwelling units per net acre). A wetland may be present on the property. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable Moro Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housina Air Aesthetics Water Lioht/Glare Plants Recreation Land/Shoreline Use utilities Animals Transnnnation Environmentaf Health Public Services Energy/ Historic/Cuffuraf Natural Resources Preservation Airport Environment 10,000 Feet 14JJOO Feet l);/ B. POLICY-RELATED COMMENTS C. CODE-RELATED COMMENTS L -~-1i1 p1 ( Jf k We have reviewed his application wi areas wher add. iti al information is articular attention to those areas in which we have expertise and have ide ified areas of probable impact or ded to properly assess this proposal. \_ ~ Date Cit, _ . Renton Department of Planning I Building I J c Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Con , ~ r,,,. < , ; o,, S, , , ,, -,COMMENTS DUE: APRIL 10, 2007 APPLICATION NO: LUA07-032, PP, ECF, V-H, V-H APPLICANT: Michael Gladstein, Gladco Develo men!, LLC PROJECT MANAGER: Elizabeth Hi PROJECT TITLE: Rosewood Hi hlands Prelimina Plat PLAN REVIEW: Rick Moreno SITE AREA: 4.39 acres BUILDING AREA ross : N/A LOCATION: 224,230,242 Union Avenue NE I WORK ORDER NO: 77739 SUMMARY OF PROPOSAL: The applicant has requested an environmental detennination and approval of a 27-lot, 6 tract subdivision (Preliminary Plat) of 4.39 acres of land located on the east side of Union Avenue NE at NE 2nd Place. The property is zoned Residential-10 (R-10) (10 dwelling units per net acre). A wetland may be present on the property. 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 LiahVGlare Plants Recreation Land/Shoreline Use Utilities Animals Trans ation Environmental Health Public Services Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000Feet B. POLJCY-RELA TED 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 whe additional information is needed to properly assess this proposal. DATE: LANO USE NUM8fR: PROJECT NAME: March 27, 2007 LUAOHl32, PP, ECF. V-H, V-H RosawOOd Highlands Prer1mmary Plat PROJECT OESCR_IPTION: _ . The applicant has requested an environmental determination and apprcval ot a 27·1ot. 6 tract subdr.-.sion (Prel1m1nary Plc1t) er 4.39 acres cf la~ located on the east sicle of un,on A~nJe NE at NE 2nt1 :=·.;he properfy ,s ior,e,:t Res,dent,al-10 (R-10) (10 dwellmg units per net acre). A wetland ma¥ be present"" the PROJECT LOCATION: 224. 230, 242 Union Avenue NE OPTIONAL DETERMINATION OF NON.SIGNIFICANCE, MITIGATfD (ONS•M): As 1he Lead Agency. tMe C,t; of Renton has ~med that significant environmental impacts a:a unlikely ta result 1rom the proposed proiect Tllerefore. as permitted under the RCW 43 21C 110,_the City of Renton 1s ua1ng the Optional DNS.M process to give notice that a DNS· M is likely to be issued. Comment penods lor the PfOJect and the proposed DNS-M are 1nt&greted into a single ccmmi,:1t pencd There will be no wmment period ldlowing ths issuance of the Threshold DeterminallOn of Non-S,gnif1cance- Mrt1gated (DNS-M) A 14-day appeal period will follow the issvance or the DNS-M PERMrT APPLICATION OATE: NOTICE OF COMPLETE APPLICATION: March 16, 2007 March 27, 2007 APPLICANT/PROJECT CONTACT PERSON: Matt Cyr, fSM Con9ultlng Englnetlll, LLC; Tai: (25J) 838-6113; Eml, matt.cYr@Umclvll.com Envlronmantal (Sf PA) Rmaw, Preliminary Plat, and variance approvals othsr Psrmltll which may bs required: Building and Construction P8nn!t,r; R8queal&d Studies: Logtfon wh,,. 1pplleatlon may be r.vlswltd: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Un: Environmental Oocumant!I that Evaluats the Propo98d Project: Oav8lopm8nt R8gulationa Uaed For Profect Mitigation: Envlr.,nmantal Check/lBI, Technical lnfonnallon Report Gtot8chnleal Eng In earing Study, and Critic al A,-1, As~essmen\ Ptannlng/Bulldlng/Publtc Work.a O•partmBnt, O•velopment Services ~:~Of!, Sixth Floor Renton City Hall, 105S South Grady Wa~, Renton, WA Puti,c !¥@ring·;" tentatively scheduled for M@Y 2j 2007 before !he Renton Heanng Examiner IQ Rffilon Ga1Jr\Cil Chamt,eca. Hearings begin at 9 oo AM on the 7th floor cflhe new Renton City Hall locaied al 1055 South Grady Way The subjec:t54te ,s designated Resldentlal Options on the City of Renton Comprehensrve Land Use Map and Rnld8ntlal-10 (R-10) on the Crly's Zor.i~g Map Environmental (SEPA) Checklis1 The pro.reel will be sub1ect to the Crty's SEPA on:hnanoo, AMC 4-2-11CF. RMC 4. 3-050. RMC 4-4-030, RMC 4-6, and RMC 4-7 and other applicable codes ano regulat,ons as appropnate Proposed Mitigation Measurus: The !olkJwing Mrtigalton Measures W1ll l1kely be ,mpo.sad on the proposad proiect. These recommended M"~·1gat'ion Measures address PfOJect impacts not co~ered by ex•st,ng codes and regulatoons as crted above The appl,cant will be required to fx!Y the appropn'a/e Transportat100 Mitig,J/IOn fee; Tile ar:,p/icant will be required to pay the appropnala Fire M1tigc11ion Fae: and The applicant will be requ,n,d lo pay the appropn'f,te Parks Mitigation Fee. The applicant may be n,qu,rod to mi/ig.8/e for 1mpac/s to we/lands. Communts on t~ above application must be submitted ln writing to Ellzabeth Higgins, Senior Pl1nner, Oavalopmtnt Sarvkft Dlvlalan, 1055 South Grady Way, RentQn, WA 980SS, by ~:00 PM on April 10, 2007. Thia matt.r la aleo 19ntatlvely scheduled for I public Maring on May 29, 2007, at 9:00 AM, Counc'il Chambers, se~o:mth Floor, Renton City Hall, 1055 South Grady way, Renton If you are interested 1n attending the hearing, p'8ase contact lhe Development Services Division to ensure Jhat Iha hearing has nol boon rescheduled at (425) 430-7282 II comment• cannot t,e submitted 1n writtng by lhe data indicated above, !{Ou may s~I appear at the heanng and present !{Our comments an lhe proposal before the Hearing Examiner II you have questions about this proposal, or wish to be made a party of r&cord and receive addit'lonal ,nlormabcn by mail, please contact the project manager. Anyone who wbmits written comments will automatically became" parfy o1 record and will be notified of any decillion on this project CONTACT PERSON: Elizabeth Higgins, Senior Planner, Tel: (425) 430-7382; Eml: ehlgglns@ci.ranton.wa.ua PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If ~ou would like to be made a party of record to receive further information on this proposed project. complete this form and retum1o: City cf Renton, Development Planning, 1055 So Grady Way, Renton, WA 98055 Name/File No. Rosewood Highlands Preliminary Plat/LUA07-032, PP, ECF, V•H, V-H NAME MAILING ADDRESS: TELEPHONE NO CERTIFICATION CIT) :.>F RENTON Planning/Building/Public Works Department Gregg Zimmerman P .E., Administrator March 27, 2007 Matt Cyr ESM Consulting Engineers, LLC 33915 First Way S #200 Federal Way, WA 98003 Subject: Dear Mr. Cyr: Rosewood Highlands Preliminary Plat LUA07-032, PP, ECF, V-H, V-H 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 April 23, 2007. 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 May 29, 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) 430-7382 if you have any questions. Sincerely, ~~~-<ff_ J~T;;,--- Elizabeth Higgins, AICP Senior Planner cc: Rose Woodall / Owner Michael Gladstein/ Applicant -------10_5_5_S_ou_t_h_G_ra-,-~-:.-.:p-:pe-~-::-~tta-Or~-~F-}:-Yoare-S~-~n-;-~-:-ri-~l8-~-:7_post_ro_a_sa-m_« ____ ~ ... l CITY OF REN'f:ON CllRRENT PLAN1'11111otnVJS10N AFFIDAVIT OF SERVICE•BYMAILING On the 27 day of March, 2007, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, Notice of Application, Environmental Checklist and PMTs documents. This information was sent to: Agencies See Attached Rose Woodall Owner Michael Gladstein Applicant Matt Cyr/ ESM Consulting Engineers Contact Surrounding Property Owners See Attached (Signature of Sender),:..: ---'<~.,...L...c....c'---------'------------ STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Holly Graber signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: 3~,;;,, -o] Rosewood Highlands Preliminary Plat LUA0?-032, PP, ECF, V-H, V-H template -affidavit of service by mailing Dept. of Ecology • Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers• Seattle District Office Attn: SEPA Reviewer PO Box C-3 755 Seattle, WA 98124 Jamey Taylor• Depart. of Natural Resources PO Box47015 Olvmoia, WA98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Trans it Senior Environmental Planner Gary Kriedt 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 Duwamish Tribal Office• Muckleshoot Cultural Resources Program• 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division • Office of Archaeology & Historic Environmental Planning Supervisor Preservation* Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box48343 Seattle, WA 98104-3855 Olvmoia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72"' Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official 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 State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 160 1h Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 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 mailing 232540021002 BAKHCHINYAN ANGELINA 221 WHITMAN PL NE RENTON WA 98056 232540022000 CHIEN JIE 215 WHITMAN PL NE RENTON WA 98056 107935001001 CROSS DIANE M 4102 NE 2ND ST RENTON WA 98059 518210001302 FAULKES BRADLEY J+KATHY L 326 UNION AVE NE #10 RENTON WA 98055 107935008006 KIMSEY TERRY A+MARY A 4214 NE 2ND ST RENTON WA 98059 518210002003 LANGLEY 4TH AVENUE ASSOCIATES LLC 4225 4TH AVE NE RENTON WA 98055 518210008307 LOSCH JOHN H+MARGARETIA J 4213 NE 2ND PL RENTON WA 98059 232540056008 MEDZHIDOVA MARIYA 4317 NE 2ND CT RENTON WA 98059 859820020005 OISHI VICTOR Y+BONNIE 4018 NE 3RD CT RENTON WA 98056 107935009004 SANTIAGO ALEJANDRO 4220 NE 2ND ST RENTON WA 98059 232540019006 BAKHCHINYAN SERGY&PARANZEM 233 WHITMAN PL NE RENTON WA 98056 859820002003 CLASSIC CONCEPTS PO BOX 146 RENTON WA 98057 518210008208 DELMAR JODI J 4207 NE SECOND PL RENTON WA 98059 107935006000 FERNANDEZ CORAZON Y CORDERO ERLINDA 4202 NE 2ND ST RENTON WA 98059 232540014007 KOZLOV ALLA 4300 NE 2ND CT RENTON WA 98056 518210008406 LI BENSIU CHUNG ELAINE YUET LIN LEUNG 4227 NE 2ND PL RENTON WA 98059 107935003007 MAGITMAN LARISA E 4114 NE 2ND ST RENTON WA 98059 518210007408 MUNDEN LINDA D 218 UNION AVE NE RENTON WA 98056 518210008505 PATRIANCA SALVADOR C 27 59TH PL SW EVERETI WA 98203 859820001005 SHANKER MICHAELE 330 TACOMA PL NE RENTON WA 98056 232540016002 BAUER ALAN W+CATHI A 18335 E SPRINGLAKE DR SE RENTON WA 98058 518210007101 CRONIN TERESA A 4115 NE 2ND PL RENTON WA 98056 232540065009 DREAMCRAFT 3502 B ST NW AUBURN WA 98001 518210007705 JOHNSON DOUGLAS C 4109 NE 2ND PL RENTON WA 98059 107935004005 LA HUNG Q+NGUYEN ANH-VUONG 4120 NE 2ND ST RENTON WA 98059 232540055000 LI MENG CHANG 254 WHITMAN PL NE RENTON WA 98059 518210007804 MCELDOWNEY BEVERLY M 4103 NE 2ND PL RENTON WA 98059 107935005002 NEWMANN MARK A+NICOLE 4126 NE 2ND ST RENTON WA 98059 518210001401 PROGRESSIVE DEVELOPMENT LLC 254 UNION AVE NE RENTON WA 98059 107935010002 TANAKA MASAKO 4226 NE 2ND ST RENTON WA 98059 -· . .. 107935007008 TOUCH SOKHA+CHANTHA 4208 NE 2ND ST RENTON WA 98059 518210007606 VELASQUEZ PEGGY L 4627 KENNEDY AVE SE AUBURN WA 98092 232540018008 YERMOLOVA LADA AYRAPETOV VALERIY 253 WHITMAN PL NE RENTON WA 98056 232540020004 TRAN LINDA+DUNG MAO 227 WHITMAN PL NE RENTON WA 98059 518210008109 WOODALL ROSE 248 UNION AVE NE RENTON WA 98059 107935002009 VAN WINKLE ROBERT F+JULIE D 4108 NE 2ND ST RENTON WA 98059 232540010005 WU LEI 4324 NE 2ND CT RENTON WA 98056 ,'\:Y 0 :~~ ~~<, N'f NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: March 27, 2007 LAND USE NUMBER: LUA07-032, PP, ECF, V-H, V-H PROJECT NAME: Rosewood Highlands Preliminary Plat PROJECT DESCRIPTION: The applicant has requested an environmental determination and approval of a 27-lot, 6 tract subdivision (Preliminary Plat) of 4.39 acres of land located on the east side of Union Avenue NE at NE 2nd Place. The property is zoned Residential-10 (R-10) (10 dwelling units per net acre). A wetland may be present on the property. PROJECT LOCATION: 224, 230, 242 Union Avenue NE 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: March 16, 2007 March 27, 2007 APPLICANT/PROJECT CONTACT PERSON: Matt Cyr, ESM Consulting Engineers, LLC; Tel: (253) 838-6113; Eml: matt.cyr@esmclvil.com Permits/Review Requested: Environmental (SEPA) Review, Preliminary Plat, and Variance approvals Other Permits which may be required: Building and Construction Pennits Requested Studies: Environmental Checklist, Technical Information Report, Geotechnical Engineering Study, and Critical Areas Assessment Location where application may be reviewed: Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98055 PUBLIC HEARING: Public hearing is tentatively scheduled for May 29, 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. CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: The subject site is designated Residential Options on the City of Renton Comprehensive Land Use Map and Residential-10 (R-10) on the City's Zoning Map Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-110F, RMC 4- 3-050, RMC 4-4-030, RMC 4-6, and RMC 4-7 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 wilf 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 may be required to mitigate for impacts to wetlands. Comments on the above application must be submitted in writing to Elizabeth Higgins, Senior Planner, Development Services Divislon1 1055 South Grady Way, Renton, WA 98055, by 5:00 PM on April 10, 2007. This matter is also tentatively scheduled for a public hearing on May 29, 2007, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If 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: Elizabeth Higgins, Senior Planner; Tel: (425) 430-7382; Eml: ehiggins@ci.renton.wa.us I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I 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.: Rosewood Highlands Preliminary PlaULUA0?-032, PP, ECF, V-H, V-H NAME: MAILING ADDRESS: TELEPHONE NO.: -~'\'.Y 0 o"' :& ~~ i Kathy Keolker, Mayor &'NctO March 27, 2007 Michael F orison Department of Transportation Renton School District 1220 N 4th Street Renton, WA 98055 Subject: Rosewood Highlands Preliminary Plat LUA07-032, PP, ECF, V-H, V-H CITY -,JF RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator The City of Renton Development Services Division has received an application for a 27-lot single-family subdivision located at 224, 230, 242 Union Avenue NE. 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 98057 by April 10, 2007. Elementary Schoo,l~:..::;:/!;~~~~~·:Jt~·_J-i~~-Ic(:L_·_·=~~~-:.i, '--------------- Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes X No. __ _ Any Comments: ______________________________ _ ---------·------·---------·-------·-··-.. -·-· -·-------· ·------·•··-----------·-·-·----------- Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7382. Sincerely, Elizabeth Higgins, AICP Senior Planner Encl, -------------~ 1055 SouthGra~Way-Renton, Washington 98057 ctJ This paper contains 50% recycled matelial, 30% post consumer AHEAD OF THE CURVE City of Renton PROPERTY OWNER(S) PROJECT INFORMATION NAME: Rose Woodall PROJECT OR DEVELOPMENT NAME: Rosewood Highlands Preliminary Plat ADDRESS: 230 Union Ave. NE PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: CITY: Renton ZIP: 98059 230,224, 242 Union Avenue NE, Renton, WA 98059 TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) 518210-0068, -0069, -0073, -0079, -0081, and -0085 NAME: Michael Gladstein EXISTING LAND USE(S): Single family residence and vacant land COMPANY (if applicable): Gladco Development, LLC PROPOSED LAND USE(S): Single family detached ADDRESS: PO Box 1830 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CITY: Renton ZIP: 98056 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): Residential Medium Density TELEPHONE NUMBER 425-235-6300 EXISTING ZONING: R-10 CONTACT PERSON PROPOSED ZONING (if applicable): R-10 NAME: Matt Cyr SITE AREA (in square feet): 191,204 sf/ 4, 1/J A SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): ESM Consulting DEDICATED: 33,889 sf Engineers, LLC SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 33915 1st Way S., Ste #200 16,541 sf PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Federal Way ZIP: 98003 ACRE (if applicable): 8.63 NUMBER OF PROPOSED LOTS (if applicable): 27 TELEPHONE NUMBER AND E-MAIL ADDRESS: 253-838-6113 / matt.cyr@esmcivil.com NUMBER OF NEW DWELLING UNITS (if applicable): 27 Q:web/pw/devserv/forms/planning/masterapp.doc 03/15107 # PR ECT INFORMA TION (contil d) NUMBER OF PROPOSED LOTS (if applicable): 27 NUMBER OF EMPLvYEES TO BE EMPLOYED BY THE NEW PROJECT Uf applicable): NA NUMBER OF NEW DWELLING UNITS (if applicable): 27 PROJECT VALUE: NUMBER OF EXISTING DWELLING UNITS Uf applicable): 3 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE OF PROPOSED RESIDENTIAL SQUARE FOOTAGE (if applicable): BUILDINGS (if applicable): Varies Q AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA Q AQUIFER PROTECTION AREA TWO SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL Q FLOOD HAZARD AREA sq. II. BUILDINGS (if applicable): NA D GEOLOGIC HAZARD sq. II. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN Uf applicable): NA Q HABITAT CONSERVATION sq. II. Q SHORELINE STREAMS AND LAKES +/-2757 sq. II. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NA Q WETLANDS +/-1523 sq. II. LEGAL DESCRIPTION OF PROPERTY (Attach leaal descriation on separate sheet with the followina infonnation included) SITUATE IN THE NW QUARTER OF SECTION~. TOWNSHIP 23 N, RANGE 5 E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. P€limina[Y Plat 3. 2. SEPA 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Namels) J?"si; t£)gt1()fl/...t... , declare that I am (please check one) /';he cunrent 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 here~ith are in all respects true and correct to. the best of my knowledge and belief. ~ I certi that I know or have satisfactory evidence that~ L \J.,.LG)@D/rl.... . X M signed is instrument and acknowledged it to be his/her/their free and voluntary act for the . ~ l'L, uses an purposes mentioned in the instrument. ~· ~d& ~ (Signature of Owner/Representative) (Signature of Owner/Representative) My appointment expires:___,,'o::.._· _l....:~:__· _l_'(J ____ _ Q:web/pw/devserv/fonns/planning/masterapp.doc 2 02/21/07 City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) TELEPHONE NUMBER AND E-MAIL ADDRESS: NAME: Michael Gladstein / Gladco 253-838-6113 / matt.cyr@esmcivil.com Development, LLC PROJECT INFORMATION ADDRESS: PO Box 1830 PROJECT OR DEVELOPMENT NAME: Rosewood Highlands Preliminary Plat CITY: Renton ZIP: 98056 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: TELEPHONE NUMBER: 425-235-6300 230, 224, 242 Union Avenue NE, Renton, WA 98059 APPLICANT (if other than owner) KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): NAME: 518210-0068, -0069, -0073, -0079, -0081, and -0085 COMPANY (if applicable): EXISTING LAND USE(S): Single family residence and vacant land ADDRESS: PROPOSED LAND USE(S): Single family detached CITY: ZIP: EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: TELEPHONE NUMBER PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): Residential Medium Density CONTACT PERSON EXISTING ZONING: R-10 NAME: Matt Cyr PROPOSED ZONING (if applicable): R-10 COMPANY (if applicable): ESM Consulting Engineers, LLC SITE AREA (in square feet): 191,204 sf ADDRESS: 33915 1st Way S., Ste #200 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 33,889 sf SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: CITY: Federal Way ZIP: 98003 16,541 sf PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): 8.63 Q:web/pw/devserv/forms/planning/masterapp.doc 03/15/07 ... • PR ECT INFORMA TION (conth d) NUMBER OF PROPOSED LOTS (if applicable): 27 NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NA NUMBER OF NEW DWELLING UNITS (if applicable): 27 PROJECT VALUE: NUMBER OF EXISTING DWELLING UNITS (if applicable): 3 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE OF PROPOSED RESIDENTIAL SQUARE FOOTAGE (if applicable): BUILDINGS (if applicable): Varies 0 AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA 0 AQUIFER PROTECTION AREA TWO SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL 0 FLOOD HAZARD AREA sq. ft. BUILDINGS (if applicable): NA 0 GEOLOGIC HAZARD sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA 0 HABITAT CONSERVATION sq. ft. NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if 0 SHORELINE STREAMS AND LAKES +/-2757 sq. ft. applicable): NA 0 WETLANDS +/-1523 sq. ft. LEGAL DESCRIPTION OF PROPERTY (Attach le11al description on separate sheet with the following information included\ SITUATE IN THE NW QUARTER OF SECTION 1§__, TOWNSHIP 23 N, RANGE 5 E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: I i 1. 2. Peliminary Plat SEPA 3. 4. Staff will calculate applicable fees and postage: $ ___ _ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) /Vt, c:J-1.a.E'.-\ G,-La Jlsf--e;b, . 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 ements and answers herein contained and t~information herewith are in all respeds true and correct to the bes ~m~knowrdnflnd~eli;f. ' ij-="'-<\ ____ -_·:--.___:::::\ I certify that I know or have satisfactory evidence that IC VJte lj--(0.,i>·J If/ ,1 \' signed this instrument and acknowledged it to be his/her/their free and voluntary act for the 1 -uses.and purposes mentioned in the instrument. Notary Public in and for the State of Washington Cc.a. v~ _') F 141! rd) Notary (Print) _____________ _ (Signature of Owner/Representative) My appointment expires: __ 3__,_/-'-( _vf_,_/_(_b ___ _ Q:web/pw/devserv/forms/planning/masterapp.doc 2 02/19/07 Rosewood Highlands PRELIMINARY PLAT PROJECT NARRATIVE The proposed Rosewood Highlands Preliminary Plat is an application for a 27-lot single family residential subdivision situated on 6 existing lots with a total area of 4.39 acres. It is located on the east side of Union Ave. NE, between NE 2nd Place and NE 3rd Court This project will require preliminary plat approval and a SEPA determination by the City of Renton. The site is zoned R-10, residential, and all of the proposed lots will be for single-family detached residences. The surrounding properties are also similarly zoned R-10. The site currently has three existing residences and out buildings, which will be removed. All three of the existing houses have driveways connected to Union Ave. NE. A recently constructed City park and plat (3rc1 and Union BSP) are opposite the site, across Union Ave. NE. There is a small wetland at the northeast side of future lots # 23 and 24 that has a 25' buffer. There is a stream on the eastern boundary of the site that has a 35' buffer. The site is gently sloping east at approximately 5%. There is a small slope that is approximately 40% near the northeastern coming of the site, but has less than 15' of vertical fall, tlhus excluding it from being a sensitive slope. There is a similar but more gentle slope along the eastern portion of the site, but again the vertical fall is under 15'. The soils on the site are alderwood gravelly sandy loam (AgC) according to the King County Soil Survey. The site is dominated by residential landscaping and pockets of trees. There are approximately 80 trees on site with approximately 20% to be retained. The existing drainage of the site sheet flows across the property to tlhe stream that runs from the north to the south along the eastern boundary of the site. The proposed use of the property as a 27-lot residential subdivision will be consistent with the surrounding development Many of the surrounding properties are developed, and the property to the north has recently applied for a permit to develop. The proposed lots will range in size from the minimum of 3200 SF to a maximum of 5700 SF, resulting in a density of 8.63 units per acres in the R-10 zone. Access to the new lots will be from the improvement of NE 2nd Place into a public street that runs east/west and is connected to Union Ave. NE, and a private street that runs east/west along a portion of the northern property line and also connects to Union Ave. NE. Additionally, an internal loop road will be in the northern portion of the plat These new streets are proposed to be 32' wide residential streets with a 42' right-of-way, and 20' wide private streets with a 26' right-of-way. The reduced ROW for the public roads will be wide enough to accommodate the street and sidewalks on both sides. The reduced ROW width is needed to keep the net plat area at a minimum to stay under the maximum density. Two joint driveways will be placed within tracts and will be used to access 2 lots each. Union Ave. NE is currently improved in front of the site. An existing water main runs along NE 2nd Place and a loop off this existing main within the new streets will serve the plat. The finished lots are estimated to be worth approximately $160,000 for a total value of approximately 4.3 million dollars. The estimated construction cost of the plat is expected to be approximately 1 million dollars. The site will require minimal grading for the proposed road. The building pads for the lots will also require some minimal grading not in excess of8 feet The main grading activity will be associated with the excavation for the stormwater vault The estimated amount of grading is approximately 4500 CY for cut and 2000 CY for fill. It is anticipated that the site will use some of the cut material on-site, but the majority may be exported off site if it is unsuitable for on-site fill. There are clusters of approximately 80 trees on the site. Most of the trees will need to be removed due to conflicts with roads, utilities and building pads. Land that will be dedicated to the City includes the internal public roads and the stormwater vault and associated tract The resulting lots will likely be sold to builders, built oui or both by the developer. The future builders will likely use model homes and temporary job trailers. ROSEWOOD HIGHLANDS PRELIMINARY PLAT CONSTRUCTION MITIGATION DESCRIPTION The Rosewood Highlands Preliminary Plat is a 27-lot residential subdivision located on the east side of Union Ave. NE. It is anticipated that the construction of the plat will begin in the late summer or early fall of 2007, and continue through the late fall of that same year. The construction of the houses will likely begin in the late winter or early spring of 2008. The house construction will likely continue for approximately 1 year, depending upon the local demand for housing. The construction will occur typically from 7:00 AM to 6:00 PM, Monday through Friday and possibly on Saturday. If work is to be outside of these hours, previous approval will be received from the City. The proposed hauling and construction traffic routes are expected to be along 1- 405 to the Maple Valley Highway interchange. The traffic will then proceed north onto Sunset Ave. and turn east onto NE 4th St, up into the Renton Highlands area. The traffic will then turn south on Union Ave. NE and proceed south on Union Ave. NE for approximately 1/4 mile to the site. Construction that occurs during the dry summer period can produce dust This will be controlled using water trucks. Impacts to traffic will be regulated by having a traffic control plan approved by the City for work within the ROW. The tracking of dirt and mud will be reduced by constructing a quarry spall construction access point as one of the internal construction items of development DEVELOPMENT PLANNING CITY OF RENTON MAR 1 6 2007 RECEIVED 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 duly sworn on oath, deposesnd says: being first 1. On the 'l day of ;1,,_ v c.J, , 20 01 , I installed -~-public information sign(s) and plastic flyer box on the property located at -z...:30 ~A~""" ,Av,(. /J& for the following project: 12--os e, '-"' o o .\. \4.. ; t--\,,.,,-.3.. <, Project name R.~s<.\d'-,)ooJ. .. \\ -..!.. § IJc.. ~ve.(6f"'eMt, 1.-LIG Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code. 0,A, e-7t_C'] Installer Signature cy::=:::: G:\Fonns\Planning\pubsign.doc 08/31/04 PLAT NAME RESERVATION CERTIFICATE TO: MICHAEL GLADSTEIN P.O. BOX 1830 RENTON, WA 98057 PLAT RESERVATION EFFECTIVE DATE: February 8, 2007 The plat name, RD~EWOOD HIGHLANDS has been reserved for future use by GLADCO UC. I certify that I have checked the records of p~vlously issued and reserved plat names. The requested name has not been prevlousJy used In King County nor ls it currently reserved by any party. This reservation will expire February a, 2008, one year from today. It may be renewed one year at a Hme. lf the plat has not been recorded or the reservation renewed by the above date It will be deleted. • .. GEOTECHNICAL ENGINEERING STUDY For UNION A VENUE PROPERTY RENTON, KING COUNTY, WASHINGTON Prepared For AMERICAN CLASSIC HOMES, LLC P.O. BOX 1830 RENTON, WA 98055 Prepared By Pacific Geo Engineering, LLC P.O. BOX 1419 ISSAQUAH, WASHINGTON 98027 PGE PROJECT NUMBER 0701146 February 15, 2007 • • February 15, 2007 American Classic Homes, LLC P.O. Box 1830 Renton, WA 98055 Attn.: Mr. Michael Gladstein Re: Geotechnical Engineering Study Union Avenue Property 230, 242, & 224 Union Avenue NE Renton, King County, Washington Parcel Nos. 518210-0068, -0069, -0073, -0079, -0081 PGE Project No. 0701146 Dear Mr. Gladstein: Pacific Geo Engineering, LLC (PG E) has completed a Geotechnical Engineering study for the referenced project. This report includes the results of our subsurface exploration and engineering evaluation, and provides recommendations for the geotechnical aspects of the design and development of the project. We trust the information presented in this report is sufficient for your current needs. We appreciate the opportunity to provide the geotechnical services at this phase of the project and look forward to continued participation during the design and construction phase of this project. Should you have any questions or concerns, which have not been addressed, or if we may be of additional assistance, please do not hesitate to call us at 425-218-9316 or 425-643-2616. Respectfully submitted, Pacific Geo Engineering, LLC Santanu Mowar, MSCE, P.E. D:\Geotechnical\2007-proj\070 l I 46rpt [tXPIRIS e>i -o 1-og P.O .Box 1419. Issaquah. WA. 98027. (Tel) 425-643-2616. (Fax) 425-643-0436 TABLE OF CONTENTS Page No. 1.0 INTRODUCTION ............................... . I 2.0 3.0 4.0 PROPOSED DEVELOPMENT .......... . SCOPE OF SERVICES 3.1 Field Investigation. 3 .2 Laboratory Testing 3 .3 Engineering Evaluation. 2 2 . ........................................ 3 ·································· 3 SURFACE AND SUBSURFACE FEATURES ........................................................ . 4 4 4 5 4.1 4.2 4.3 4.4 4.5 4.6 Site Location ...... . Site Descriptions ..................... . Regional Geology .................... . Soil Descriptions per Soil Conservation Survey (SCS) Map ............................................................. 5 Visual Soil Descriptions .. 6 Groundwater Conditions ....................................................................................... . 5.0 CONCLUSIONS AND RECOMMENDATIONS 7 7 7 9 9 5.1 5.2 5.3 5.4 5.5 5.6 5.7 5.8 5.9 General. Site Preparation ................... . 5.2. l Clearing and Grubbing .................................................... . 5.2.2 Subgrade Preparation ................................................................... . . ......................... 10 5.2.3 Reuse of On-Site Soils ........................................................................................................ IO 5.2.4 Dry Weather Construction. ..................... . ........................................................ 11 5.2.5 Wet Weather Constrnctwn .......................................................................................... 11 5.2.6 Structural Fills .................................................................................................................. 12 5.2.7 Fill Placement & Compaction Requirements ...................................................................... 13 5.2.8 Temporary Excavation Slopes ........................................ 13 5.2.9 Permanent Cut and Fill Slopes . 5.2.10 Construction Dewatering .. 5.2.11 Construction Monitoring .. Foundation Recommendations .. Floor Slabs .... Site Drainage .................. . Utility Support and Backfill ... . Pavement Thickness ............... . Geologic Hazards ................... . 5.8.1 Erosion Hazard .. 5.8.2 Seismic Hazard ..... . 5.8.3 Landslide Hazard ..... . Infiltration Potential Evaluation 16 . ................................... 16 . ................. 16 17 18 . ............................................................................... 19 19 . ........................... 21 22 ············································· 22 22 ················································· 23 6.0 REPORT LIMITATIONS ................. . 23 24 24 7.0 ADDITIONAL SERVICES ................... . LIST OF FIGURES Figure 1 Vicinity Map Figure 2 Preliminary Plat Plan Figure 3 Topographic Survey & Exploration Plan Figure 4 Soil Conservation Map (ii) LIST OF APPENDICES Appendix A Appendix B Soil Test Pit Logs Laboratory Test Results • p ic Geo Engineering, LLC ______________ .,,Gs;,eot al Engineering Consultation & Inspection Union Avenue Property Project No. 0701146 February 15, 2007 Page I of 24 1.0 INTRODUCTION This report presents the findings of our subsurface exploration and geotechnical engineering evaluation for a proposed residential development, to be located in Renton, King County, Washington. The general location of the site is shown on the Vicinity Map, Figure 1. This study was accomplished in general accordance with our proposal No. 701199, dated January 10, 2007, and was granted to proceed by written authorization of Mr. Michael Gladstein on the same day. 2.0 PROPOSED DEVELOPMENT The development plan calls for constructing a residential community with several single-family residences and associated driveways and roadways. Based on the preliminary plat plan prepared by ESM the site encompasses approximately 4 acres of land. A total of 27 dwelling units will be built in the subject development. A storm vault system will be built at the southeastern corner of the site by cut into the present grades to manage the stormwater runoff of the proposed development. The proposed lots, roads, and the storm vault are shown on the Preliminary Road, Grading and Utility Plan, Figure 2. Based on our experience with similar projects, we anticipate that the houses will be double-story wood-framed structures with loading earned primarily by a system of bearing walls. We expect bearing wall loads will be in the range of 2 to 3 kips per lineal foot, isolated column loads in the range of 30 to 40 kips, and slab-on-grade floor loads of I 50 pounds per square foot (psf). We further expect that the first floor levels of the buildings will be constructed at grade or framed over a crawl space area. Based on the Preliminary Road, Grading and Utility Plan, Figure 2, we understand that the site will have some cuts and fills to achieve the final grades. Based on this plan, there will be minor cuts of approximately 2 to 4 feet along the proposed Road C between Lot 9 and 16 to reduce the existing slopes to milder gradients. Also, in other areas of the site there will be some minor cuts in the range of 2 to 4 feet to achieve the final lot grades. There will be regarding of the existing slopes in lot 25, 26, and 27 area located along the eastern edge slope of the site. The proposed development will include several asphalt-paved driveways. We anticipate vehicle traffic will primarily consist of passenger cars and occasional waste management trucks. The conclusions and recommendations contained in this report are based upon our understanding of the above design features of the development. We recommend that PGE should be allowed to review the final grades and the actual features after the final construction plans are prepared so that the conclusions and recommendations contained in this report may be re-evaluated and modified, if necessary. Union Avenue Property Project No. 0701146 February 15, 2007 Page 2 of 24 3.0 SCOPE OF SER\1CES f! ic Geo Engineering, LLC Geote al Engineering, Consultation & Inspection The purpose of this study was to evaluate the geotechnical aspects of the proposed development, and to identify and address the geotechnical issues that may impact the proposed site development. The scope of this geotechnical study included field explorations, laboratory testing, geologic literature review, and engineering evaluation of the field and laboratory data. This study also included interpretation of this mformation to generate pertinent geotechrncal recommendations and conclusions that may be used for the design and construction of the development. The scope of our work did not include any wetland study, or any environmental analysis or evaluation to find the presence of any hazardous or toxic materials in the soil, surface water, groundwater, or air in or around this site. 3.1 Field Investigation We explored the surface and subsurface conditions at the project site on January 19, 2007. Seven (7) test pits were excavated to depths of about 6 to IO feet below the existing grades, and were backfilled with loosely compacted excavated soils. The test pits were completed using a backhoe provided by a subcontractor. The specific number, locations, and depths of the test pits were selected in relation to the existing and proposed site features, accessibility, underground utility conflicts, purpose of evaluation, and budget considerations. The proposed locations of the test pits were estimated by measuring from existing site features and should be considered accurate only to the degree implied by the method used. The approximate test pit locations are shown on the Boundary and Topographic Survey and Exploration Plan, Figure 3. A professional geotechnical engineer from our firm observed the excavations, continually logged the subsurface conditions in each test pit, collected representative bulk samples from different soil layers, and observed pertinent site features. Samples were designated according to the test pit number and depth, stored in watertight plastic containers, and later on transported to our laboratory for further visual examination and testing. Results of the field investigation are presented on the test pit logs, which are presented on Pages A-1 through A-4 of Appendix A. The final logs are modified based on the interpretation of our field logs, laboratory test results, and visual examination of the samples in the laboratory. f!. ic Geo Engineering, LLC __________________________ _,G,ses,ote al Engineering, Consultation & Inspection Union Avenue Property Project No. 0701146 February 15, 2007 Page 3 of 24 3.2 Laboratory Testing The bulk samples were visually classified in the field and laboratory, and later on supplemented by grain size analyses to evaluate the general physical properties and engineering characteristics of the soils encountered. Sieve analysis was performed on one (I) selected samples in accordance with the ASTM D-422 and D-2487 procedures. The result of the sieve analysis with the USCS classification of the soil is presented on the grain-size distribution graph B-1 enclosed in Appendix B. 3.3 Engineering Evaluation The results from the field and laboratory tests were evaluated and engineering analyses were performed to provide pertinent information and recommendations on the following geotechnical aspects of the proposed site development: • Soil and groundwater conditions of the site. • Foundation types and allowable bearing capacity for supporting the proposed residences. • Settlement due to the recommended beanng capacity and observed soil conditions. • Frictional and passive values for the resistance of lateral forces. • Subgrade preparation for slab-on-grade. • General recommendations on retaining walls. • Earthwork, including site preparation, excavation, and placement of compacted fill. • Use of the on-site soils as structural fill. • Dry weather construction. • Wet weather construction. • Seismic design considerations, including the site coefficient per IBC 2003. • Site drainage including permanent subsurface drainage systems and temporary groundwater control measures, if necessary. • Erosion control. • Geologic hazards: as per the City of Renton Critical Area Ordinances. • Infiltration potential of native soils. Union Avenue Property Project No. 0701146 February 15, 2007 Page 4 of24 4.0 SURFACE AND SUBSURFACE FEATURES 4.1 Site Location e ic Geo Engineering, LLC Geote al Engineering, Consultation & Inspection The proposed development is to be located at 230, 242, and 224 Union Avenue NE in Renton, King County, Washington. The legal description of the site is NW V, of NW Y. of Section 15, Township 23 N, and Range 5 E. The parcel numbers recorded for the site are 518210-0068, -0069, -0073, -0079, and -0081. The north boundary of the site is bounded partially by residences and partly by existing storm pond, the south boundary by NE 2nd Place, the west boundary by Union Avenue NE, and the east boundary by a stream. The general location of the site is shown on the Vicinity Map, Figure 1. 4.2 Site Descriptions The project site is located within a region dominated by residences. The majority of the site is currently open and used as pasture areas covered with grasses and few scattered trees, and the remaining areas of the site are occupied with several structures used for residential purposes. The site has an access via a gravel driveway from the Union Avenue NE. The majority of the site is almost level ground, except the southwestern areas, where the site has higher ground areas relative to the remaining portions of the site. The site, in general, slopes downward to its south and east boundary. The east edge of the site has slopes that run down to the stream located east of the site. Based on the topography of the site, prepared by ESM, and represented in Figure 3, the general elevations in the level ground areas of the site range approximately from 398 feet to 402 feet, and the elevations in the higher ground areas range from 410 feet adjacent to the Union Avenue NE to approximately 402 feet around the toe of the higher ground areas. Based on the elevation differences across the toe of the higher ground areas the native grades have drops in the range of 6 to IO feet and the slopes along the eastern edge have drops m the range of 6 to 14 feet. These drops have generated gradients of approximately 6 to 50 percent. The above elevations and the associated drops and the gradients across the site are shown on Figure 3. During our field study, we attempted to notice the firmness and the stability of the slopes along the higher ground areas as well as any evidences of geologic phenomena like previous landslides, erosion, and presence of any groundwater seepage or streams across the slopes. No such phenomena were visible on the slopes at the time of our observations of the slopes. Based on our visual observations of the soils in the exploratory test pits the slopes are appeared to be stable and firm at their present conditions. However, due to the dense nature of the vegetations it was not possible to make such observations along the slopes of the eastern edge of the site. Union Avenue Property Project No. 070 I 146 February 15, 2007 Page 5 of 24 4.3 Regional Geology p 1c Geo Engineering, LLC Geote al Engineering Consultation & Inspection The site is in the Puget Sound Lowland, a north-south trending structural and topographic depression lying between Olympic Mountains on the west and Cascade Mountains on the east. The lowland depression experienced successive glaciation and nonglaciation activities over the time of Pleistocene period. During the most recent Fraser glaciation, which advanced from and retreated to British Columbia between 13,000 and 20,000 years ago, the lowland depression was buried under about 3,000 feet of continental glacial ice. During the successive glacial and nonglacial intervals, the lowland depression, which is underlain by Tertiary volcanic and sedimentary bedrock, was filled up above the bedrocks to the present-day land surface with Quaternary sediments, which consisted of Pleistocene glacial and nonglacial sediments. The glacial deposits include concrete-like lodgement till, lacustrine silt, fine sand and clay, advance and recessional outwash composed of sand or sand and gravel, and some glaciomarine materials. The nonglacial deposits mclude largely fluvial sand and gravel, overback silt and clay deposits, and peat attesting to the sluggish stream environments that were apparently widespread during nonglacial times. 4.4 SCS Soil Descriptions According to the United States Department of Agriculture Soil Conservation Survey (SCS) for Kmg County, Washington, the site of its upper 60 inches consists of the soil units 'Alderwood Gravelly Sandy Loam (AgC)'. The site location with respect to the horizontal boundaries of the above soil unit is shown on the Soil Conservation Map, Ftg. 4. A typical soil profile for these units are as follows: Table 1: Alderwood Gravelly Sandy Loam (AgC) Depth, inch USDA Texture USCS Soil Definition 0-27 Gravelly sandy loam SM 27 Weakly to strongly consolidated till f!. ic Geo Engineering, LLC ~----------------------------'G"'eae,te al Engineering, Consultation & Inspection Union Avenue Property Project No. 0701146 February 15, 2007 Page 6 of 24 4.5 Visual Soil Descriptions The average thickness of the topsoils was found about 6 inches, which was composed of brown silt with roots and organic materials. Test Pit 1. 2, and 6 The topsoils were underlain by grayish brown silty sandy gravels that extended upto approximately 5 feet below the existing grades. This deposit was then underlain by bluish gray tills in Test Pit 1 and 2. In Test Pit 3. the topsoils were underlain by tills. The tills were continued upto the bottom of the test pits. The deposits above the ttlls were medium dense and the tills were partly cemented and very dense. The soils were in moist condttions. Test Pit 3. 4. 5. and 7 The topsoils were underlain by fills conststed of decayed wood debris, concrete and asphalt chunks, and metal and plastic pieces. The fills had strong organic odor, and were in moist and medium dense conditions. It should be noted that m Test Pit 7, the fill within its bottom 2 feet depth was consisted of wet and soft silt containing significant amounts of decayed wood debris. The fill thickness varied from 6 to 10 feet below the existing grades. In our opinion, the fills are considered to be of uncontrolled nature. The fills in Test Pit 5 and 7 were underlain by native soils consisted of very dense bluish gray tills. which continued upto the bottom of the test pits. However, in Test Pit 3 and 4, the fills were continued upto the bottom of the test pits therefore the depths of the fills in these test pits were unknown during our exploration. The actual depths of the fills in the vicinity of these test pits should be determined when the construction will take place in this site. The depths of fills in the test pits are shown on Figure 3. During our field explorations we had an opportunity to converse with one of the dweller of this property, and according to his recollection we came to know that at some point in the past fills were brought in into this site and were placed primarily where the fills were encountered during our explorations. The preceding discussion on the subsurface conditions of the site is intended as a general review to highlight the maJor subsurface stratification features and material characteristics. For more complete and specific information at individual test pit locations, please review the Test Pit Logs (Pages A-1 through A-4) included in Appendix A. These logs include soil descriptions. stratification. and location of the samples and laboratory test data. It should be noted that the stratification lines shown on the individual logs represent the approximate boundaries between various soil strata; actual transitions may Union Avenue Property Project No. 11701146 February 15, 2007 Page 7 of 24 e_ ic Geo Engineering, LLC Geote af Engineering Consultation & Inspection be more gradual or more severe. The subsurface conditions depicted in the logs are for the test pit locations indicated only, and it should not necessarily be expected that these conditions are representative at other locations of the site. 4.6 Groundwater Conditions No groundwater or seepage was encountered in Test Pit I, 3, 4, and 5. However, minor perched water seepage was encountered in Test Pit 2 and 3, and heavy seepage was encountered in Test Pit 7. It ts to be noted that seasonal fluctuations m the groundwater elevations and the variations in the presence of perched water seepage in the permeable loams may be expected in the amount of rainfall, surface runoff, and other factors not apparent at the time of our exploration. Typically, the groundwater levels rise higher and the seepage flow rates increase during the wet winter months in the Puget Sound area. The possibility of groundwater level fluctuations and the presence of perched water must be considered when designing and developing the proposed development and the stormwater management system in this site. 5.0 CONCLUSIONS AND RECOMMENDATIONS 5.1 General As mentioned above, portion of the site has native soils at the present grades and portion of the site has existing fills at the present grades. Depend mg on such conditions the following recommendations are provided. Existing Fill Areas (Test Pit 3, 4, 5, and 7) Based on the findings of our field exploratlons, the portion of the site is underlain by fills of approximately 6 to 10 feet thickness above the native soils. The fills are considered uncontrolled in nature because of the presence of significant amounts of debris in the fills. Based on our engineering evaluation the existing fills under the sustained loadings from the new buildings and any new fills may undergo some amount of differential settlement due to the rearrangements of the debris. Due to the uncontrolled nature and varying depths of the existing fills across the site the amount of differential settlement cannot be computed accurately, and also the amount of such settlement are expected to be variable across the fill areas. Considering the above geological factor, and the current development plan of the site, we evaluated the following foundation options, which may be considered feasible for supporting the residences in this site. The opttons are discussed below. Union Avenue Property Project No. 0701146 February 15, 2007 Page 8 of 24 Option I: £!. ic Geo Engineering, LLC Geote al Engineering Consultation & Inspection Shallow spread footings on existing fills The building footings could be placed on the existing fills considering the possibility of the differential settlement of the footings of unknown amount as described above. Therefore, if this option is chosen then the owner and the contractor must be willing to assume some risks associated with the impact of such settlement of the existing fills to the building footings. As a result, such settlement related impact might adversely affect the performances of the buildings during the life of these structures. The amount of differential settlement of the buildings could be reduced if the footings are all tied up like a framed structure using a grade or tie beam. We recommend that the structural engineer must consider the possibility of such differential settlement and provide adequate reinforcement in the footings to account for such settlement. Option 2: Shallow spread footings on new fills Alternative to the above option, the problem associated with the differential settlement of unknown amount may be eliminated by supporting the footings on the new structural fills placed above the firm native soils. In this option, we recommend that the existing fills underneath the footing areas must be overexcavated completely upto the firm native soils and then backfilled the void areas with new adequately compacted structural fills upto the final footing subgrades. The footings should then be placed on the new fills. It should be noted that the depth of the overexcavation would be determined during the actual construction of the footings based on the fill thickness encountered at a particular footing area. Option 3: Removal of all existing fills from the site Another option to eliminate the possibility of differential settlement of unknown amount is to overexcavate the existing fills from this site completely upto the firm native soils and then backfill the void areas with new adequately compacted structural fills placed upto the final footing subgrades. The footings, pavements and any additional new fills may then be placed above the new fills. Similar to the footings, the floor slabs, the pavements, and any additional new fills placed above the existing fills may also undergo some amount of differential settlement however with lesser degree in comparison to the footings. We recommend that a thorough proofrolling with a loaded dump truck must be done prior to considering the placmg of floor slabs, pavements, or new additional fills above the existing fills. For first two options, the floor slabs could be of either slab-on-grade type or of structural type depending on the amount of risks and the impact associated with the differential settlement of the existing fills on the floor slabs could be taken by the owner and the contractor. Union Avenue Property Project No. 0701146 February 15, 2007 Page 9 of 24 f! ic Geo Engineering, LLC Geote al Engineering, Consultation & Inspection We recommend that the edge of the existmg fill embankment along the stream should be rebuild by removing the existing fills completely and then replaced with new adequately compacted structural fills upto the desired final grades. The rebuildmg width should be determined based on the fill conditions encountered during the actual construction to be taken in this area. We believe that the existing fills along the edge of the embankment were possibly not compacted adequately. Therefore, the possible inadequate compaction accompanying with the saturated condition of the existing fills due to their proximity to the stream may cause the existing fill embanlanent edge to fail or slide during the construction activities, or under the loadings of new buildings or any new additional fills placed adjacent to the existing fill embankment edge. We recommend that the decision of removal depths of the existing fills in this site would be determined during the mass grading activities by a representative of PGE. Native Soil Areas (Test Pit 1, 2, and 6) In native soils areas of the site, the footings, the floor slabs, the pavement, and any new additional fills may be placed on the firm native grades following the site preparation procedures described in the following section 5.2. The native soils are very dense in condition therefore they are capable of providing adequate support for the above structures. The proposed residences may be supported on conventional shallow footing foundations placed above the firm native soils or on the new structural fills placed over the firm native soils. The floor slabs if slab-on-grade type is chosen may also bear on similar type of soils described above. The remainder of this section (5.0) presents specific engineering recommendations on the pe11inent geotechnical aspects that are anticipated for the design and construction of the proposed development. These recommendations should be incorporated into the final design and drawings, and construction specifications. 5.2 Site Preparation Preparation of the site should mvolve removal of existing structures, temporary drainage, clearing, stripping, cutting, filling, excavat10ns, dewatering, and subgrade proofrolling. The following paragraphs provide specific recommendations on these issues. 5.2.1 Clearing and Grubbing Initial site preparation for construction of new buildings and driveway areas should include stripping of vegetation and topsoil from the site. Based on the topsoil thickness encountered at our test pit locations, we anticipate topsoil stripping depths of about 6 inches, however, thicker layers of topsoil may be present in unexplored portions of the site. It should be realized that if the stripping operation takes e ic Geo Engineering, LLC Geote al Engineering Consultation & Inspection Union Avenue Property Project No. 0701146 February 15, 2007 Page 10 of24 place during wet winter months, it is typical a greater stripping depth might be necessary to remove the near-surface moisture-sensitive soils disturbed dunng the stripping; therefore, stripping is best performed during dry weather period. Stripped vegetation debris should be removed from the site. Stripped organic topsoils will not be suitable for use as structural fill but may be used for future landscaping purposes. 5.2.2 Subgrade Preparation After the site clearing and site strippmg, cut and fill operations can be initiated to establish desired pavement and building grades. Any exposed subgrades that are intended to provide direct support for new construction and/or require new fills should be adequately proofrolled to evaluate their condition. Proofrolling should be done with a loaded dump truck or front-end loader under the supervision of a geotechnical engineer from PGE, and/or must be probed with a T-probe by the geotechnical engineer to identify the presence of any isolated soft and yielding areas and to verify that stable subgrades are achieved to support the buildings, driveways, and !he new fills. If any subgrade area ruts and pumps excessively and cannot be stabilized in place by compaction, the affected soils should be over-excavated completely to firm and unyielding suitable bearing materials, and replaced with new structural fills to desired final subgrade levels. If the depth of overexcavation to remove unstable soils becomes excessive, a geotextile fabric, such as Mirafi 500X or equivalent in conjunction with structural fills may be considered. Such decision should be made on-site by a geotechnical engineer from PGE during the actual construction of the project The loosely backfilled soils in the areas of exploratory test pits should be overexcavated completely upto the firm native soils and backfilled with adequately compacted new structural fills upto the final grades. If any underground utilities are encountered or are to be abandoned those lines should be plugged in order to prevent the lines from becoming conduits for the infiltration of water under the building area. Tree stumps and large root balls should be removed completely and backfilled with new structural fills to the desired subgrade levels. 5.2.3 Reuse of On-Site Soils The ability to use native soils obtained from the site excavations as structural fills depends on the gradation, moisture content of the soils, and the prevailing weather conditions exist during the grading activities. As the fines content (that portion passing the U.S. No. 200 sieve) of a soil increases, it becomes increasingly sensitive to small changes in moisture content, and adequate compaction becomes more difficult or impossible to achieve. Soils containing more than about 5 percent fines by weight cannot be consistently compacted to the recommend degree when the moisture content is more than about 2 percent above or below the optimum. Union Avenue Property ProJect No. 0701146 February 15, 2007 Page 11 of24 e_ ic Geo Engineering, LLC Geote al Engineering Consultation & Inspection The near-surface native soils in this site contain a significant percentage of fines (24%), and are therefore considered moisture sensitive soils. These soils may be used as structural fill only during the dry season and if the optimum moisture content of these soils can be maintained during the compaction. Because of the higher fines content, these soils will pose problems during their compaction if they are used as structural fill during the wet season. During wet weather periods, typically between October and May, increases in the moisture content of these soils can cause significant reduction in the soils strength and support capabilities. In addition, when these soils become wet they may be slow to dry and thus significantly retard the progress of grading and compaction activities. It will, therefore, be advantageous to perform the earthwork construction activities, during the dry season, typically from July through September, so that earthwork costs can be significantly reduced over wet weather construction. In the event that whether the fill materials are to be imported to the site, or if on-site soils are to be reused as a fill, we recommend that the potential fill materials be verified and approved by the project geotechnical engineer prior to their use. 5.2.4 Dry Weather Construction The presence of high fines content (24%) m the near surface soils may contribute erosion related problems in this site. This may particularly happen, when uncontrolled surface runoff is allowed to flow over unprotected excavation areas during the wet winter months. We therefore recommend that the proposed construction be completed during the dry season of the year. This will help eliminating erosion related problems. 5.2.5 Wet Weather Construction If the construction takes place during the wet weather, the near surface silty soils will be found very wet and disturbed, and these soils could not be adequately compacted. Therefore, it may be necessary to adopt some remedial measures to enhance the subgrade conditions in this site if the construction takes place in the winter. The contractor should include a contingency in the earthwork budget for this possibility. The appropriate remedial measure be best determined by the geotechnical engineer during the actual construction of the project. The following remedial measures may be considered in this regard: (i) the earth contractor must use reasonable care during site preparation and excavation so that the subgrade soils are remain firm, unyieldmg, and stable (ii) removal of the affected soil to expose suitable bearing subgrades and replacement with imported free-draining materials as structural fills that can be compacted. (iii) aeration of the surficial materials during favorable dry weather by methods such as scarifying or windrowing repeatedly and expose to sunlight to dry near optimum moisture content prior to placement and compaction Union Avenue Property Project No. 0701146 February 15, 2007 Page 12 of24 f! 'c Geo Engineering, LLC Geote al Engineering, Consultation & Inspection (iv) chemical modification of the subgrades with admixtures like hydrated lime or Portland cement, depending on the soil type. (v) mechanical stabilization with a coarse crushed aggregate (such as sand and gravel, crushed rock, or quarry spalls) compacted into the subgrade, possibly in conjunction with a geotextile fabric, such as Mirafi SOOX. In the event earthwork takes place dunng the wet season, we recommend that special precautionary measurements should be adopted to minimize the impact of water and construction activities on the moisture sensitive soils. It is recommended that earthwork be progressed part by part in small sections to minimize the soil's exposure to wet weather. Traversing of construction equipment can cause constderable disturbance to the exposed subgrades, therefore, should be restricted within the specific drive areas. This will also prevent excessive widespread disturbance of the subgrades. Construction of a new working surface from an advancing working surface could be used to avoid traffickmg the exposed subgrade soils. Any excavations or removal of unsuitable soils should be immediately followed by the placement of backfill or concrete in footings. At the end of each day, no loose on-site soils and exposed subgrades be left uncompacted or properly tamped, which will help seal the subgrade and thereby to minimize the potential for moisture infiltration into the underlying layers of fills or subgrades. In case site filling must proceed during wet weather the contractor should include a contingency in the earthwork budget for the possibility of using imported clean, granular fill instead of the on-site native silty soils. For general structural fill purposes, we recommend that using well-graded sand and gravel, such as 'Ballast' or 'Gravel Borrow' per WSDOT Standard Specifications 9-03.9(1) and 9- 03.14(1), respectively. Alternatively, 'free-draining' soil similar to the one described in the following section (5.2.6, Table 6) may also be considered suitable as filling material for the wet weather construction. This type of fill refers to soils that have a fines content of 5 percent or less (by weight) based on the minus :Y,-inch soil fraction. 5.2.6 Structural Fills Structural fill is defined as non-organic soil, free of deleterious materials, and well-graded and free-draining granular material, with a maximum of 5 percent passing the No. 200 sieve by weight, and not exceeding 6 inches for any individual particle. A typical gradation for structural fill is presented in the following table. Union Avenue Property ProJect No. 0701146 February 15, 2007 Page 13 of24 Table 2: [! ic Geo Engineering, LLC Geote~ ,cal Engineering, Consultation & Inspection Structural Fill U.S. Standard Sieve Size Percent Passing by Dry Weight 3 inch 100 %inch 50 -100 No.4 25 -65 No. 10 10-50 No.40 0-20 No. 200 5 Maximum* * Based on the !I, inch fract10n. Other materials may be suitable for use as structural fill provided they are approved by the project geotechnical engineer. Such materials typically used include clean, well-graded sand and gravel (pit-run); clean sand; various mixtures of gravel; crushed rock; controlled-density-fill (CDF); and lean-mix concrete (LMC). Recycled asphalt, concrete, and glass, which are derived from pulverizing the parent materials are also potentially useful as structural fill in certain applications. These materials must be thoroughly crushed to a size deemed appropriate by the geotechnical engineer (usually less than 2 inches). The top 12 inches of compacted structural fill should have a maximum 2 to 3-inch particle diameter and all underlying fill a maximum 4 to 6-inch diameter unless specifically approved by the geotechnical engineer. 5.2.7 Fill Placement and Compaction Requirements Generally, quarry spalls, controlled density fills (CDF), lean mix concrete (LMC) do not require special placement and compaction procedures. In contrast, clean sand, crushed rock, soil mixtures and recycled materials should be placed under special placement and compaction procedures and specifications described here. Such structural fills under structural elements should be placed in uniform loose lifts not exceeding 12 inches in thickness for heavy compactors and 4 inches for hand held compaction equipment. Each lift should be compacted to a minimum of 95 percent of the soil's laboratory maximum dry density as determined by ASTM Test Designation D-1557 (Modified Proctor) method, or to the applicable minimum City or County standard, whichever is the more conservative. The fill should be moisture conditioned such that its final moisture content at the time of compaction should be at or near (typically within about 2 percent) of its optimum moisture content, as determined by the ASTM method. If the fill materials are on the wet side of optimum, they can be dried by periodic windrowing and aeration or by intermixing lime or cement powder to absorb excess moisture. In-place density tests should be performed to verify compaction and moisture content of the fills and base materials. Each lift of fill or base material should be tested and approved by the soils engineer prior to placement of subsequent lifts. As a guideline, it is recommended that field density tests be Union Avenue Property Project No. 0701146 February 15, 2007 Page 14 of24 f!. ic Geo Engineering, LLC Geote al Engineering Consultation & Inspection perfonned at a frequency of not less than 1 test per 2,000 square feet of surface area per lift in the building and pavement areas. If field density tests indicate that the last lift of compacted fills has not been achieved the required percent of compaction or the surface is pumping and weaving under loading, then the fill should be scarified, moisture-conditioned to near optimum moisture content, re-compacted, and re-tested prior to placing additional lifts. 5.2.8 Temporary Excavation Slopes As we understand from the project plan that the proposed site development does not likely to involve excavations of any significant depth, with the possible exception of utility trench and the overexcavation of existing fills if perfom1ed. The owner and the contractor should be aware that in no case should the excavation slopes be greater than the limits specified in local, state, and federal safety regulations, particularly, the Occupational Safety and Health Administration (OSHA) regulations in the "Construction Standards for Excavations, 29 CFR, part 1926, Subpart P, dated October 31, 1989" of the Federal Register, Volume 54, the United States Department of Labor. As mentioned above, we also recommend that the owner and the contractor should follow the local and state regulations such as WSDOT section 2-09.3(3) B, Washington Industrial Safety and Health Act (WISHA), Chapter 49. l 7RCW, and Washington Administrative Code (WAC) Chapter 296-115, Part N. These documents are to better insure the safety of construction worker entering trenches or excavation. It is mandated by these regulations that excavations, whether they are for utility trenches or footings, be constructed in accordance with the guidelines provided in the above documents. We understand that these regulations are being strictly enforced and, if they are not closely followed, both the owner and the contractor could be liable for substantial penalties. Stability of temporary excavations is a function of many factors including the presence of and abundance of groundwater and seepage, the type and density of the various soil strata, the depth of excavation, surcharge loadings adjacent to the excavation, and the length of time and weather conditions while the excavation remains open. It 1s exceedingly difficult under these unknown and variable circumstances to pre-establish a safe and mamtenance-free temporary excavation slope angle at this time of the study. We therefore, strongly recommend that all temporary, as well as permanent, cuts and excavations in excess of 4 feet be examined by a representative of PGE during the actual construction to verify that the recommended slope inclinations in this section are appropriate for the actual soil and groundwater seepage conditions exposed in the cuts. If the conditions observed during the actual construction are different than anticipated during this study then, the proper inclination of the excavation and cut slopes or requirements of temporary shoring should be determined depending on the condition of the excavations and the slopes. Union Avenue Property Project No. 0701146 February 15, 2007 Page 15 of 24 E' Geot le Geo Engineering, LLC al Engineering, Consultation & Inspection As a general rule, all temporary soil cuts greater than 4 feet in height associated with site regarding or excavations should be adequately sloped back or properly shored to prevent sloughing and collapse. As for the estimation purposes, in our opinion, for temporary excavations within the 8 to l O feet depths, the side slopes should be laid back at a minimum slope inclination of3:l (Horizontal:Vertical). The recommended inclinations assumes that the ground surface behind the cut slopes is level, that surface loads from equipment and materials are kept a sufficient distance away from the top of the slope. If these assumptions are not valid, we should be contacted for additional recommendations. Flatter slopes may be required if soils are loose or caving and/or water, are encountered along the slope faces. If such conditions occur and the excavation cannot stand by itself, or the excavation slope cannot be flattened because of the space limitations between the excavation line and the boundary of the property, temporary shonng may be considered. The shoring will assist in preventing slopes from failure and provide protection to field personnel during excavation. Because of the diversity available of shoring stems and construction techniques, the design of temporary shoring is most appropriately left up to the contractor engaged to complete the installation. We can assist in designing the shoring system by providing with detailed shoring design parameters including earth-retaining parameters, if required. Where sloped embankments are used, the top of the slopes should be barricaded to prevent vehicles and storage loads within 10 feet of the top of the slopes. Greater setbacks may be necessary when considering heavy vehicles, such as concrete trucks and cranes. If the temporary construction embankments are to be maintained during the rainy season, berms are suggested along the top of the slopes to prevent runoff water from entering the excavation and eroding the slope faces. All temporary slopes should be protected from surface water runoff. The above information is provided solely for the benefit of the owner and other design consultants, and under no circumstances should not be construed to imply that PGE assumes responsibility for construction site safety or the contractor's activities; such responsibility is not being implied and should not be inferred. Therefore, the contractor is solely responsible for designing and constructing stable, temporary excavations and should shore, slope, or bench the sides of the excavations as required to maintain stability of both the excavat10n sides and bottom. The contractor's "responsible person", as defined in 29 CFR Part 1926, should evaluate the soil exposed in the excavations as part of the contractor's safety procedures. We expect that the excavation can be completed using conventional equipments such as bulldozers or backhoes. Union Avenue Property Project No. 0701146 February 15, 2007 Page 16of24 5,2.9 Permanent Cut and Fill Slopes .fie Geo Engineering. LLC Geot cal Engineering, Consultation & Inspection For pern1anent cut slopes in the native soils the side slopes should be laid back at a minimum slope inclination of 3: 1. Where the above slopes are not feasible, protective facings and/or retaining struchtres should be considered. Temporary erosion protection described latter on in section 5.8.1 of this report should be used until permanent protection is established. Cut slopes should be re-vegetated as soon as practical to reduce the surface erosion and sloughing. We recommend that any permanent fill slope be constructed no steeper than 2H:1V. To achieve unifotm compaction, we recommend that fill slopes be overbuilt slightly and subsequently cut back to expose well compacted fill. We recommend that a permanent berm, swale, or curb be constructed along the top edge of all permanent slopes to intercept surface flow. Also, a hardy vegetative groundcover should be established as soon as feasible, to further protect the slopes from runoff water erosion. Alternatively, permanent slopes could be armored with quarry spalls or a geosynthetic mat. This recommendation is particularly applicable for the new fills to be placed along the eastern edge of the site. 5.2.10 Construction Dewatering If the regional groundwater levels rise above the planned excavation base during the winter and spring months, the contractor should be prepared to dewater the excavations especially the underground utility trenches. If localized {perched) groundwater or minor seepage is encountered, we anticipate that internal collection ditches directing water inflow to sumpholes and then removal of water by conventional filtered sump pumps will be adequate to temporarily dewater the excavations and to maintain a relatively dry working area for construction purposes. The dewatering must remain in operation to maintain a dry working condition throughout the construction period in the trenches. If severe water conditions encountered, more specialized dewatering techniques, such as vacuum wells, well points, etc., may be needed. However, these more extensive dewatering techniques can lead to settlement of the ground surface in the surrounding vicinity when the groundwater is drawn down. If such dewatering techniques are contemplated a geotechnical engineer should be consulted for specific design and construction recommendations for the excavation areas. 5.2.11 Construction Monitoring Problems associated with earthwork and construction can be avoided or corrected during the progress of the construction if proper inspection and testing services are provided. It is recommended that site preparation activities including but not limited to stripping, cut and filling, final subgrade preparation for foundation, floor slab, and pavement be monitored by a representative from our firm. PGE can assist Union Avenue Property Project No.0701146 February 15, 2007 Pagel7of24 l rjc Geo Engineering. LLC Geot cal Engineering, Consultation & lm;pection the owner before construction begins to develop an appropriate monitoring and testing plan to aid in accomplishing a fast and cost-effective construction process. 5.3 Foundations Recommendations Spread Footing Based on the subsurface conditions encountered in our test pits, it is our opinion that the proposed residences can be supported on conventional shallow strip and spread footings. The footings may be supported on the soils described in previous sect10ns 5.1 and 5.2.2 of this report. The new structural fills may be consisted of well-graded sands and gravels, such as 'Ballast' per WSDOT Standard Specifications 9-03.9(1). or uniformly graded crushed rock, such as 'Crushed Surfacing Base Course' per WSDOT Standard Specifications 9-03.9(3), structural fills described earlier in section 5.2.6 (Table 6). If the construction takes place during dry summer period and if the optimum moisture content of these soils is maintamed during the compaction the on-site silty soil could also be used as building pad materials. All bearing pad soils should be compacted to at least 95 percent of the Modified Proctor maximum dry density value (ASTM:0-1557). Controlled density fills (CDF) and lean mix concrete (LMC) should be used for higher beanng pressure (more than 2500 psi) footing in order to maintain adequate bearing capacities. For the design of shallow footing foundation supported on the firm native soils or properly compacted new structural fills placed above the firm native soils we recommend using a maximum net allowable bearing capacity of 2,500 pounds per square foot (psi). For short-term loads, such as wind and seismic, a 1/3 increase in this allowable capacity can be used. We recommend that continuous footings have a minimum width of 12, 15, and 18 inches for 1-, 2-, and 3-strory residential structures as presented in the Table 1805.4.2 of 2003 International Building Code (IBC). We recommend a minimum width of 24 mches for the individual column footings. Based on our settlement potential evaluation of the footings placed on the firm native soils or on the properly compacted new structural fills placed above the firm native soils, we anticipate that properly designed and constructed foundations supported on these soils should experience total and differential settlements of less than I inch and 1/2 inch, respectively. Most of these settlements are expected to occur immediately following the building loads are applied. The predicted settlement values may be expected larger if soft, loose, organic soil is encountered, or if the foundation subgrade is disturbed and becomes soft during construction. The settlement evaluation was done without the aid of any laboratory consolidation test data, and on the basis of our experience with similar types of structures and subsoil conditions. Union Avenue Property ProJect No.0701146 February 15, 2007 Page 18 of24 j Geo "fie Geo Engineering. LLC ical Engineering Consultation & Inspection Lateral foundation loads can be resisted by friction between the foundation base and the supporting soil, and by passive earth pressure acting on the face of the embedded portion of the foundation. We recommend using a coefficient of friction of 0.4 to calculate friction between the concrete. and the native soils or the structural fills. For passive earth pressure, the available resistance may be determined using an equivalent fluid pressure of 300 pcf, which includes a factor of safety of 1.5. This value assumes the foundations are cast "neat" against the undisturbed native soils or structural fills placed and compacted as recommend in section 5.2 of this report. We recommend to disregard the upper 12 inches of soil while computing the passive resistance value because this depth can be affected by weather or disturbed by future grading activity. To achieve the adequate passive resistance from the embedded soils as well as for frost and erosion protection, we recommend that all exterior footings must be embedded at least 18 inches below the final adpcent outside grades consisted of either the undisturbed native soils or structural fills placed and compacted as recommend in section 5.2 of this report. The interior footings may be embedded only 12 mches below the surrounding slab surface level. Variations in the quality and strength of these potential bearing soils can occur with depth and distance between the test pits. Therefore, careful evaluation of the appropriate bearing materials is recommended at the time of construction to verify their suitability to support the above recommended bearing pressure. We recommend that a PGE representative examine the bearing materials prior to placing forms or rebar. The footing bearing pads if constructed with new structural fills need to be extended beyond the actual outer edges of the footings. This is because footing stresses are transferred outward as well as downward into the bearing pad soils. All footing bearing pads should extend horizontally outward from the edge of the footing a distance equal to the bearing pad thickness (IH: IV). This is particularly applicable if the foundation option 2 described earlier in section 5. I is chosen. For bearing pads composed of controlled density fills (CDF) or lean mix concrete (LMC) the horizontal distance should be at least half of the fill depth. This is particularly applicable if the foundation option 2 described earlier in section 5 .1 is chosen. 5.4 Floor Slabs If slab-on-grade option is chosen for the buildings then the slab-on-grade floors should bear on the properly prepared subgrades as discussed in previous section 5.1 and 5.2.2. All soil-supported slab- on-grade floors should bear on firm, unyielding native soils or on suitable properly compacted structural fill. After subgrade preparation is completed, the slab should be provided with a capillary break to retard the upward wicking of ground moisture beneath the floor slab. The capillary break would consist of a minimum of 6-inch thick clean, free-drammg sand or pea gravel. The structural fill requirements specified in Table 3 could be used as capillary break materials except that there should be no more than 2 percent of fines passing the no. 200 sieve. Alternatively, 'Gravel Backfill for Drains' per WSDOT Standard Specifications 9-03.12(4) can be used as capillary break materials. Where moisture by vapor l 'ic Geo Engineering, LLC Geot 1cal Engineering Consultation & Inspection Union Avenue Property Project No. 0701146 February 15, 2007 Page 19 of24 transmission is undesirable, we recommend the use of a vapor barrier such as a layer of durable plastic sheeting (such as Crossstuff, Moistop, or Visqueen) between the capillary break and the floor slab to prevent the upward migration of ground moisture vapors through the slab. During the casting of the slab, care should be taken to avoid puncturing the vapor barrier. At owner's or architecture's discretion, the membrane may be covered with 2 inches of clean, moist sand as a 'curing course' to guard against damage during construction and to facilitate uniform curing of the overlying concrete slab. The addition of 2 inches of sand over the vapor barrier is a non-structural recommendation. Based on the subgrade preparation as described in section 5.2 of this report, a modulus of subgrade reaction value of about 150 pounds per cubic inch (pci) can be used to estimate slab deflections, which could arise due to elastic compression of the subgrades. 5.5 Site Drainage Surface Drainage The final site grades must be such that surface runoff will flow by gravity away from the structures, and should be directed to suitable collection points. We recommend providing a minimum drainage gradient of about 3% for a minimum distance of about IO feet from the building perimeter. A combination of using positive site surface drainage and capping of the building surroundings by concrete, asphalt, or low permeability silty soils will help minimize or preclude surface water infiltration around the perimeter of the buildings and beneath the floor slabs. Driveways should be graded to direct runoff to catch basins and or other collection facilities. Collected water should be directed to the on-site drainage facilities by means of properly sized smooth walled PVC pipe. Interceptor ditches or trenches or low earthen berms should be installed along the upgrade perimeters of the site to prevent surface water runoff from precipitation or other sources entering the site. Surface water collection facilities should be designed by a professional civil engineer. Footing Excavation Drain Water must not be allowed to pond in the foundation excavations or on prepared subgrades either during or after construction. If due to the seasonal fluctuations, groundwater seepage is encountered within footing depths, we recommend that the bottom of excavation should be sloped toward one comer to facilitate removal of any collected rainwater, groundwater, or surface runoff, and then direct the water to ditches, and to collect it in prepared sump pits from which the water can be pumped and discharged into an approved storm drainage system. Footing Drain Footing drains should be used where (1) crawl spaces or basements will be below a structure, (2) a slab below the outside grade, and (3) the outside grade does not slope downward from a building. The drains must be laid with a gradient sufficient to promote positive flow to a controlled point of approved Union Avenue Property ProJeCt No. 0701146 February 15, 2007 Page 20 of24 t fie Geo Engineering, LLC Geot ,cal Engineering, Consultation & Inspection discharge. The foundation drains should be tightlined separately from the roof drains to this discharge point. Footing drains should consist of at least 4-inch diameter perforated PVC pipe. The pipe should be placed in a free-draining sand and gravel backfill. Either the pipe or the pipe and free-draining backfill should be wrapped in a non-woven geotextile filter fabric to limit the ingress of fines. Cleanouts should be provided. In the flatter areas of the site the drains should be located on the outside of the spread footings. In sloped areas of the site, the footing drains should be installed at the inner base of the lower perimeter footings and at the outer base of the upper and the side perimeter footings. Downspout or Roof Drain These should be installed once the building roof in place. They should discharge in tightlines to a positive, permanent drain system. Under no ctrcumstances connect these tightlines to the perimeter footing drains. 5.6 Utility Support and Backfill Based on the soils encountered at the site within the exploration depths, the majority of the soils appear to be adequate for supporting utility Imes; however, softer soils may be encountered at isolated locations, where, it should be removed to a depth that will provide adequate support for the utility. A major concern with utility lines is generally related to the settlement of trench backfill along utility alignments and pavements. Therefore, it is important that each section of utility be adequately supported on proper bedding material and properly backfilled. It is recommend that utility trenching, installation, and backfilling conform to all applicable Federal, State, and local regulations such as WISHA and OSHA for open excavations. Utility bedding should be placed in accordance with manufacturer's recommendations and local ordinances. Bedding material for rigid and flexible pipe should conform to Sections 9-03.15 and 9-03.16, respectively, of the 1994 WSDOT/APWA (American Public Works Association) Standard Specifications for Road, Bridge, and Municipal Construction. For site utilities located within the City of Renton right-of-ways, bedding and backfill should be completed in accordance with the City of Renton specifications. As a minimum, 5/8 inch pea gravel or clean sand may be used for bedding and backfill materials. The bedding materials should be hand tamped to ensure support is provided around the pipe haunches. Trench backfill should be carefully placed and hand tamped to about 12 mches above the crown of the pipe before any heavy compaction equipment is brought into use. The remainder of the trench backfill should be placed in lifts having a loose thickness of less than 12 inches and compacted to 90 percent of the maximum dry density per ASTM Test Designation D-1557 (Modified Proctor) except for the uppermost foot of backfill which should be compacted to 95 percent of the maximum dry density per ASTM Test Designation D-1557 (Modified Proctor). Union Avenue Property Project No. 0701146 February 15, 2007 Page 21 of 24 I 'fie Geo Engineering, LLC Geo ical Engineering Consultation & Inspection The utility trenches should not be left open for extended periods to prevent water entry and softening of the subgrade. Should soft soils be encountered at the bottom of the trench, it should be overexcavated and replaced with select fills. As an alternative to undercutting, a Geotextile fabric or crushed rock may be used to stabilize the trench subgrade. Where water is encountered in the trench excavations, it should be removed prior to fill placement. Alternatively, quarry spalls or pea gravel could be used below the water level if allowed in the project specifications. 5.7 Pavement Thickness A properly prepared subgrade is very important for the life and performance of the driveway pavements. Therefore, we recommend that all driveway areas be prepared as described in section 5.2 of this report. Subgrades should either be comprised of adequately proofrolled competent undisturbed native soils, or be comprised of a minimum of one foot of granular structural fill that is compacted adequately. The structural fill should be compacted to 95 percent of the maximum dry density as determined by Modified Proctor (ASTM Test Designation D-1557). It is possible that some localized areas of yielding and weak subgrade may still exist after this process. If such conditions occur, crushed rock or other qualified materials as addressed in section 5.2 may be used to stabilize these localized areas. We assumed that the traffic would mostly consist of passenger cars and occasional waste management trucks, which is typical for a residential community. Two types of pavement sections may be considered for such traffic, the minimum thicknesses of which are as follows: • 2 inches of Asphalt Concrete (AC) over 2 inches of Crushed Surface Top Course (CSTC) over a 6 inches of Granular Subbase, or • 2 inches of Asphalt Concrete (AC) over 3 inches of Asphalt Treated Base (ATB) material. The 1998 Standard Specifications for Washington State Department of Transportation (WSDOT) and American Public Works Association (APW A) should be applicable to our recommendations that aggregate for AC should meet the Class-B gradmg requirements as specified in 9-03.8(6). For the Crushed Surfacing Top Course (CSTC), we recommend using imported, clean, crushed rock per WSDOT Standard Specifications 9-03.9(3). For the sub base course, we recommend using imported, clean, well- graded sand and gravel, such as Ballast or Gravel Borrow per WSDOT Standard Specifications 9-03.9(1) and 9-03.14, respectively. For the asphalt treated base course (ATB) the aggregate should be consistent with WSDOT Standard Specifications 9-03.6 (2). Long-term performance of the pavement will depend on its surface drainage. A poorly-drained pavement section will deteriorate faster due to the infiltration of surface water into the subgrade soils, thereby reducing their supporting capability. Therefore, we recommend using a minimum surfacing drainage gradient of about 1 % to minimize this problem and to enhance the pavement performance. Also, regular maintenance of the pavement must be considered. Union Avenue Property ProJect No. 0701146 February 15, 2007 Page 22 of 24 5.8 Geologic Hazards 5.8.1 Erosion Hazard j fie Geo Engineering, LLC Geot ,cal Engineering Consultation & Inspection Uncontrolled surface water with runoff over unprotected site surfaces during construction activities 1s considered the single most important factor that impacts the erosion potential of a site. The erosion process may be accelerated for soils with high fines, especially when construction activities take place in the wet winter months. Taking into consideration of the fines content (24%) in the near surface native soils, the project site will have severe impact due to erosion. The erosion hazard can be mitigated if the mass grading activities and the earthwork can be completed within the dry summer period. Also, measurements such as the control of surface water must be maintained during construction, and a temporary erosion and sedimentary control (TESC) plan, as a part of the Best Management Practices (BMP) must be developed and implemented as well. The TESC plan should include the use of geotextile barriers (silt fences) along any down-slope, straw bales to de-energize downward flow, controlled surface grading, limited work areas, equipment washing, storm drain inlet protection, and sediment traps. A permanent erosion control plan is to be implemented following the completion of the construction. 5.8.2 Seismic Hazard Structural design of the buildings at the project site should follow 2003 lntemational Building Code (!BC) standards. Based on our evaluations of the subsurface conditions and review of Table 1615.1.1 of !BC, we interpret the underlying bearing soils to correspond to 'C', which refers to very dense soils. According to the !BC standards, the mapped spectral response accelerations S, = 1.5 and S, = 0.5, and corresponding site co-efficient values F, = 1.0 and F, = 1.3, respectively, should be used for the design of the buildings. As part of the seismic evaluation of the site, the liquefaction potential of the site was also evaluated. Liquefaction is a phenomenon, which takes place due to the reduction or complete loss of soil strength due to increased pore water pressure during a major earthquake event. Liquefaction primarily affects geologically recent deposits of fine-grained sands that are below the groundwater table. Based on the soil and groundwater conditions, it is our opinion that the on-site soils are not prone to liquefaction, therefore, potential for widespread liquefaction and its associated hazards over the site during a seismic event is none. Therefore, subsurface conditions do not warrant additional mitigation techniques relating to seismic hazards. Union Avenue Property Project No. 0701146 February 15, 2007 Page 23 of 24 5.8.3 Landslide Hazard "fie Geo Engineering. LLC Geot ical Engineering, Consultation & Inspection As mentioned earlier, the majority of the site is almost level ground, with some exceptions in the southwestern areas and along the east edge of the site, where the present grades have some slopes with elevations drop in the range of 6 to 14 feet generatmg gradients of approximately 6 to 50 percent. The above elevations and the associated drops and the gradients across the site are shown on Figure 3. According to the City of Renton Title [V, Chapter 3, Section 4.3.050.J, Geologic Hazards ordinances, some of the slopes with gradients exceeding 40% and drops less than 15 feet qualify as sensitive slopes with high landslide hazards (Lil). As mentioned earlier in section 4.2, during our field observations the slopes within the site (in southwestern area) were appeared to be stable and firm at their present conditions. In addition to that, due to the regarding of the native grades in this area as shown on the Preliminary Road, Grading and Utility Plan, Figure 2, the native slopes will be reduced to milder slopes from their present gradients. In our opinion, considering the above conditions, the slopes in this area at their present as well as in their post- construction conditions would not be considered potentials for any landslide hazard. As recommended earlier in section 5. 1, if the edge of the existing fill embankment along the stream are rebuild then in our opinion the final slopes in this area could be considered not potentials for any landslide hazard. Due to the criticality involved in regarding the final grades and rebuilding the final slope in this area we recommend that a PGE engineer must be involved by the owner or the contractor during such operations to observe and monitor that the recommendations provided in this report are properly understood, interpreted, and followed. We recommend that houses adjacent to the edge of the existing fill embankments along the stream must maintain a minimum buffer distance equal to 15 feet from the crest of the edge of the final fill embankments. In our opinion, the proposed development is feasible in this site, without anticipating any adverse impact to the stability of the slopes within the perimeter of the subject site. Our conclusion is based on the considerations that the recommendatrons in this report are incorporated and implemented during the design and the construction phases of the development. 5.9 Infiltration Potential Evaluation The native soils encountered in this site are very low permeable soils. Such characteristic would hinder the consideration of installing any type of infiltration system in these soils to manage the storm and rooftop water. Due to the limitations of the native soils, in our opinion, the stormwater facility with Union Avenue Property Project No. 0701146 February t 5, 2007 Page 24 of 24 "fie Geo Engineering. LLC GeoL_.nical Engineering Consultation & Inspection surface storage capability (e.g., detention pond) should be considered for managing the stonnwater and the rooftop water runoff of the proposed development. 6.0 REPORT LIMITATIONS The analyses, conclusions, and recommendations presented in this report are based upon the information available from our subsurface exploration, and project details furnished by the client. If there are any revisions to the plans for this proJect or if variations in the subsurface conditions noted during this study are encountered later on during construction, POE should be notified immediately of these revisions and variations so that necessary amendment of our geotechnical recommendations can be made. If such changes or variations are not notified to POE, no responsibility should be implied on POE for the impact of those changes or variations on the project. POE warrants that this report including its findings, recommendations, specifications, or professional advice has been prepared in accordance with generally accepted professional geotechnical engineer practices in the local area. No other warranty, expressed or implied, is made. This report is the property of Pacific Geo Engineering, and has been prepared for the exclusive use of American Classic Homes, LLC and his authorized representatives for the specific application to the proposed development at the subject site in Renton, King County, Washington. 7.0 ADDITIONAL SERVICES As the geotechnical engineer of record for the proposed development, POE should be retained to perfonn a review of the project plans and specifications to verify that the geotechnical recommendations of this report have been properly interpreted and incorporated into the project design and specifications. POE should also be retained to provide geotechnical consultation, material testing, and construction monitoring services during the construction of the project. These services are important for the project to confirm that the earthwork and the general site development are in compliance with the general intent of design concepts, specifications, and the geotechnical recommendations presented in this report. Also, participation of POE during the construction will help POE engineers to make on-site engineering decisions in the event that any variations in subsurface conditions are encountered or any revisions in design and plan are made. ¢; Project No: 0701146 Date: February 15, 2007 Drawn by: SM Client: American Classic Homes, LLC VICINITY MAP Not to Scale PROJECT Union Avenue Property 230, 242, & 224 Union Avenue NE Renton, King County, Washington • ·t-~t ! SE ...,! ~. 1~2ND _ -.:: ST J ·-,--10 ,- ;R I" I :cl >1 1;, -<(i Pacific Geo EnqineerinQ,LLc Geotechnical Engineering, Consulting & Inspection Figure I I~ ¢; V ~llr \; --"06r I : }~---~-"·-::,·:: ·.::'<§.;:Z "--, ·~ ~-:-':,-~ . ~~~-· :.,,;:;:-7 I'' r -··--·-------------------;.---..,.-~-... -..-----,,.- ' I, .. l :) -; Ii I I : '1 I! •J 17 -' ~~ 18 '11 I . 29 ,: 21 191.,, '1 I I I :-r.' · .. , I 22 r 23 . g6f'·r·.';,;~ --~-; ' ' ·""'--. ,_·_'~:'fRJ\CT D / 1 1 : 1 ! 1_ .. -·, S[~Sl~IV( ARf/l ! , ! :: I \.. ·.' ' ·--1 I'' I •I t' .. . . I : I I Ii I . -. \ I ' ' I .,· '.·· ,., , · ; '. I I it,. , , I , · · I z_ci=B i ii I I ' ; Ill'. t ~-'24· ·. : 1,, 111 _ , I, 1: ', , : ,I1 :. r t , I I L '1 \ ,, '"' -. --- iL \ ---·---~· L I ',, !-·1 I ' ~y·;;1·w! ''I' ACT.A_ r· I : ,J~~17 .. l. I i 5 ' u:f i\ . z I I ·-' !w,-.1, \ ' ::, ,/ zo:11 ' UJ~: I '1·e:1 >~ ,le" <t 1,l l , ,1,1· · I z•I .,~t'' ,Q1 ,f . z I ~i::, 1.: !J > j I " , ' l?t ' i~,~ s, . ,.1 i;;;_·~-· 1, _J, ,L. i 1 r• ,.I. .r~.--:-,f. "'~..___ . ,! \J.D ._J. Project No.: 0701146 Date: February 15, 2007 Drawn By: SM 2 I ii ' -1 I ,. ' ·16 o, •.. J\\t~ _:_&u, "---~- · •HOAIH,· ~---z .,, ~i:.i,. 1 .. ' . -4, . • . + 6 . ' .·~ 9 1 . .. ·T -,,D·' 4 Iii IJ -,u~ 6 ·" 7 p:.~+_i~J~-?1~~ · ·=,/ ~~-... ,. 111 ,r,"'-~ ., 15 -r- I 14 I§ 11 I ;"":"'-., l 10 PRELIMINARY PLAT PLAN Not to Scale PROJECT ·::,. Client: American Classic Homes, LLC Union Avenue Property 230,242, & 224 Union Avenue NE Renton, Washington 13 ~ [-f "' 12 ".°J I I ' ' ' •. . I [ I ,/ _: , l il<H1 J:--q ~ , 1",i, • .$. TRACTC 1 STOKM '.'AUd I / 11·' I~ l ' ' ' • I . I ~ I ' : I 11 I • i : I O )i :r I ., ~· , ' r"-•. , o) \ ·11 .1 <! ,,. ' oc \',I •.· I ~'1 ~ r i' --~1~ _:~ J 1 t--~ ! ' ·.. ' • , . ·v·• --\· ;[;'.:! Pacific Geo Enqineerinq,LLc Geotechnica/ Engineering~ Consulting & Inspection Figure 2 " t· ¢; LEGEND, l!ljl Approximate Test Pit Location ;; y. j ~\ I t »oo· ·----/2' ~<~ !.._ 1 13 ] 't.ORi()....C..o.l'---.il.LI 7,12t~ ·~'2.-i::1-0-J~() -rP.1,. c, "'~ -'1:1"' 101 PARCEL G u,~, ... c ~c.o ..... ,L '-'P • o~· o~ w ••C£ or ~~E:..~~~-r ~~~(tf ~""u~.~?, ., I """"" ,o I":::.... .. ~ -p~-;~:·=-~,. ·-- p~~EL C -._ . f ,---..._ ·--~---• I ·..,.c:-,;: :·i I I i .., PARCEL D -."-" TAX ID #518210-007:3 PARCEL E TAX ID •518210·00/9 ,I ---- ,(, ,J~ . i ',, 0,',q, . ..... '\, / ,,.-------~. ,· 1:1,. -- 111 ... 100 (~1Sl,~G RR SPIKE. lJI" nx Ot, VI f,C.f OF PONO< l'U.( [llV•<1 • Jl1 • \'·-J s I .-, \ :-,"' TP-7 ,, h . ., /.l . +•<:, 8' Fill ~ I ,., ~ ,_ N u l1< ," ~~~~ --~ >,~.lf •" • ~ 9~f I I I ' . . -/ ~ \ .. I. ia·,.r ",,1._.___, .,.., ., -~ ... t j ) ·-+ I • ~~~/.~1,-/ _( 1; , :: '] '" .;:. , • ., I Kl ·.~·. " '" \ ,, a, 4"\ m ' '~•\ . ,, ~ ,; ,. ' 1:' I ,•' / TP-5 ~"' \ ,,' TP-4· \. \. \ ~·.·· • . I .., \ \ \ ....... ' I /' .o-' T"" --· • \ ' / / 1 I l, ~ I+ .,&· J(, 1 ', 11 ... I' ,/ 4' Fill!;:,';,_'°"' 'l ' 10' Fill \,_\\ i I · 1 i i I ,DJ."' ~D4.) • I ,, •. ) \ I I ~.,. /' 'J. ) ;,: 1' " ' ' I 'J, / . I ' ·; I • \/ l!i , iTP-6 '· kc;:, " { ' ·S5J7 ., c' .' I s,1 / / I,, I .,, § ;,"" •, /--- / -.~ -----// # ' 90~2 ~-·_,o,t:l1, '1 */ < "'''* >, ·> ~///'/ .. , : I !l ' ..--/_---... r ( I <i'.-8~ ./ 90J• , • "" s ,,"'' I'< z. \ . /, / ®,;,, '.<{\\ I i 9,'l>") I 1--11 11, '' .,· ·~·' • / ~1 \. ,. \ ' \ ' ,, I,.,;, ,J, g\ / TA eARCECA / ' . r. -,°'"' X ID #518210-00GB!, , 1 • \ i / ! .I ',) ' ', ;'• }j.;:,"' /"'/ ~ ·,,/ / J. ,. 983 / -.-.,---/ / ~~ // _ •• ,,,-,,/ I \ w...... V /// ,-. , -/ /·1c' ' ~/ y ) \ SSMfl fOUMC ,· RIW,..Jll6.8J PIP£. ul' I.~ t[ CEHlER cw.,,IHll•J!ll 72 BOUNDARY & TOPOGRAPHIC SURVEY, & EXPLORATION PLAN Not to Scale ' r i t CD i r ~ ~I C: e- Project No.: 0701146 Date: February 15, 2007 PROJECT Pacific Geo Enqineerinq,LLc Drawn By: SM Client: American Classic Homes, LLC Union Avenue Property 230,242, & 224 Union Avenue NE Renton, Washington Geotechnical Engineering~ Consulting & Inspection Figure 3 ¢; SOIL CONSERVATION SURVEY MAP Not to Scale Project No.: 0701146 Date: February 15, 2007 PROJECT Drawn By: SM Client: American Classic Homes, LLC Union Avenue Property 230,242 & 224 Union Avenue NE Renton, King County, Washington Pacific Geo Enqineerinq,uc Geotechnical Engineering, Consulting & Inspection Figure 4 ... ·.• . .. AppendiJJ~: .... ·•··· .Soil Test PitLogs'. -· . -.,. '" PGEPa< ic Geo EnginedlingLLc Geotechnlcal Engineering, Consulting & Inspection KEY TO EXPLORATION LOGS Sample Descriptions: Classification of soils in this (eport is based on visual field and laboratory observations. which include density/consistency, moisture condition. grain size. and plasticity estimates, and should not be construed to imply field or laboratory testing unless presented herein. Visual-manual classification methods in accordance with ASTM 0-2488 were used as an identificaUon guide. Where laboratory data available, soi! classifications are in general accordance with ASTM D2487. Soil density/consistency in borings is related primarily to the Standard Penetration Resistance values. Soil density/consistency in test pits is estimated based on visual observations of excavations. Undrained shear strength = Yi unconfined compression strength. RELATIVE DENSITY OR CONSITENCY VS. SPT N-VALUE COARSE GRAINED SOILS: SAND OR GRAVEL FINE GRAINED SOILS: SILT OR CLAY Density N (Blows/ft.) Approx. Relative Density(%) Consistency N (Blows/ft.) Approx. Undrained Shear Slrenqlh losfl Very Loose 0-4 0-15 Very Soft 0-2 <250 Loose 4 -10 15-35 Soft 2-4 250 -500 Medium Dense 10-30 35 -65 Medium Stiff 4-8 500 -1000 Dense 30-50 65-85 Stiff 8 -15 1000 -2000 Very Dense >50 85 -100 Very Stiff 15 -30 2000 -4000 Hard > 50 > 4000 MOISTURE CONTENT DEFINITIONS Dry Absence of moisture. dusty, dry to the touch Moist Damp but no visible water Wet Visible free water, from below water table DESCRIPTIONS FOR SOIL STRATA ANO STRUCTURE General Thickness or Spacing Structure General Attitude Parting < 1/16 in Pocket Erratic, discontinuous deposit or limited extent Near Horizontal 0-10deg Seam 1/16 -1/2 in Lens Lenticular deposit Low Angle 10-45deg Layer ~. 12 in Varved Alternating seams of silt and ctay High Angle 45. 80 deg Stratum > 12 in Laminated Alternating seams Near Vertical 80. 90 deg Scattered < 1 per ft lnterbedded Alternating Layers Numerous > 1 per ft Fractured Breaks easily along definite fractured planes Slickensided Polished, glossy, fractured planes Blocky, Diced Breaks easily into small angular lumps Sheared Disturbed texture, mix of strengths Homogeneous Same color and appearance throughout ·- Pacific Geo Enqineerinq,LLC Geatechnical Enqineen·ng Consultation & Inspection Union Avenue Property Renton, Washington ProJect No. 070 I 146 January 22, 2007 Page A-I SOIL TEST PIT LOGS TEST PIT -1 Date of Excavation: 01/19/07 Depth, Ft. uses Soil Descriptions Sample No./ Moisture -#200 % Depth, Ft. Content% 0-0.5 Topsoil: 6'" thick Bm. Silt w/ Organics & Roots 0.5 -5 SM Grayish Bm. Silty Sandy Gravel Sl/2 24.4 Moist, Med. Dense (Graph 8-1) 5-7 SM Bluish Gray Silty Sandy Gravel (Till) S216 Partly cemented, Difficult digging Moist, V. Dense Note: Test pit was terminated at approximately 7 feet below the existing ground surfaces. No groundwater or seepage was encountered \Vithin the exploratory depth. No mottling was noticed within the exploration depth. No caving was noticed within the exploration depth. TEST PIT -2 Date of Excavation: 01/19107 Depth, Ft. uses Soil Descriptions Sample No./ Moisture -#200 % Depth, Ft. Content o/o 0-0.5 Topsoil: 6" thick Bm. Silt w/ Organics & Roots 0.5 -5 SM Grayish Bm. Silty Sandy Gravel Sl/3 Moist, Med. Dense 5-7 SM Bluish Gray Silty Sandy Gravel (Till) S2/6 Partly cemented, Difficult digging Moist, V. Dense , Note: Test pit was terminated at approximately 7 feet below the existing ground surfaces. Perched water seepage was encountered at 4 feet below the existing grades. No mottling was noticed within the exploration depth. No caving was noticed within the exploration depth. I Union Avenue Property Renton, Washington ProJcct No. 0701146 January 22, 2007 Page A-2 Depth, Ft. uses 0-0.5 0.5 -10 TEST PIT -3 Soil Descriptions Topsoil: 6" thick Brn. Silt w/ Organics & Roots Fills: Bm. Silty Sandy Gravel w/ decayed wood debris, concrete chunks, and metal pieces Organic odor Moist, Med. Dense Pacific Geo Enqineerinq,LLC Geotechnical Engineering, Consultation & Inspection Date of Excavation: 01/19/07 Sample No.I Moisture -#200 % Depth, Ft. Content 0/o Sl/5 Note: Test pit was terminated at approximately IO feet below the existing ground surfaces. Native soil was not encountered with the exploration depth. No groundwater or seepage was encountered within the exploratory depth. No mottling was noticed within the exploration depth. No caving was noticed within the exploration depth. TEST PIT -4 Date of Excavation: 01/19/07 Depth, Ft. uses Soil Descriptions Sample No./ Moisture -#200 % Depth, Ft. Content o/o 0-0.S Topsoil: 6" thick Brn. Silt w/ Organics & Roots 0.5 -10 Fills: Bm Silty Sandy Gravel w/ no visible Sl/5 debris such as wood, metal, asphalt} plastic, or concrete pieces Organic odor Moist, Med. Dense Note: Test pit was terminated at approximately 10 feet below the existing ground surfaces. No groundwater or seepage was encountered within the exploratory depth. No mottling was noticed within the exploration depth. No caving was noticed within the exploration depth. Union Avenue Property Renton, Washington Project No. 070 I 146 January 22, 2007 Page A-3 Depth, Ft. uses 0-0.5 0.5 -4 4-6 SM 6-8 SM Pacific Geo Enqineerinq,LLC Geotechnical Enqineen·ng, C0t1sultation & Inspection TEST PIT -5 Date of Excavation: 01/19/07 Soil Descriptions Sample NoJ Moisture -#200 % Depth, Ft. Content 0/o Topsoil: 6" thick Brn. Silt w/ Organics & Roots Fills: Brn. Silty Sandy Gravel w/ large size Sl/2 asphalt chunks and small plastic pieces Organic odor Moist, Med. Dense Native Soils: Grayish Bm. Silty Sandy Gravel S2/5 Moist, Med. Dense Bluish Gray Silty Sandy Gravel (Till) Moist, Dense Note: Test pit was terminated at approximately 8 feet below the existing ground surfaces. No groundwater or seepage was encountered within the exploratory depth. No mottling was noticed within the exploration depth. No caving was noticed within the exploration depth. TEST PIT -6 Date of Excavation: 01/19/07 Depth, Ft. uses Soil Descriptions Sample NoJ Moisture -#200 % Depth, Ft. Content o/o 0-0.5 Topsoil: 6" thick Brn. S1lt w/ Organics & Roots 0.5 -8 SM Bluish Gray Silty Sandy Gravel (Till) Sl/4 Partly cemented, Difficult digging V. Moist, V. Dense Note: Test pit was terminated at approximately 8 feet below the existing ground surfaces. Perched water seepage was encountered at 3 feet and 6 feet below the existing grades. No mottling was noticed within the exploration depth. No caving was noticed within the exploration depth. Union Avenue Property Renton, Washington Project No. 0701146 J;;muary 22, 2007 Page A-4 Depth, Ft. uses 0 -0.5 0.5 -6 6-8 8 -10 SM TEST PIT -7 Soil Descriptions Topsoil: 6" thick Bm Silt w/ Organics & Roots Fills: Bm Silty Sandy Gravel w/ large size asphalt chunks and small plastic pieces Strong organic odor Moist, Med. Dense Fills: Drk. Brn. S1lt \V/ significant amount of decayed wood debris Strong organic odor V. Wet, Soft Native Soils: Bluish Gray Silty Sandy Gravel Moist, Med. Dense Pacific Geo Enqineerinq,LLC Geotechnical Engineering Consultation & Inspection Date of Excavation: 01/19/07 Sample No./ Moisture -#200 % Depth, Ft. Content 0/o Sl/3 S2/7 S3/9 Note: Test pit was terminated at approximately 10 feet below the existing ground surfaces. Heavy seepage was encountered @ 6 feet below the existing grades. No mottling was noticed within the exploration depth. Caving was noticed between 6 to 8 feet below the existing grades. • AppendixB .. ·. Laboratory Test Re~.µlt PG E ~~tech~~~~n:~~g,:~:~~~ns:~~; LLC UNIFIED SOIL CLASSIFICATION SYSTEM Soil Classilicalion Criteria for Assigning Group Symbols and Group Names Using Laboratory Tests"' Group Symbol Group Name8 CoarsEt-Grained Solis Gravels Clean Gravels Cu.!:4andt~Cc:.3E GW Well-graded gravelF More lhan 50% retained on No. 200 sieve More than 50% of coarse fraction retained on No. 4 sieve Less than 5°/, finesc Cu < 4 and/or 1 > Cc > 3E Fines classify as ML or MH GP ----- GM Poorly graeled oravelF Silly grave1F, G, H (?layey grave1F, G. H Well-graded sand1 Poorly graded sand1 Sands Gravels with Fines More than 12% linesc Clean Sands Fines classify as CL or CH GC ---- Cu .?:. 6 and 1 :s: Cc :S 3E SW 50% or more of coarse fraction passes Less than 5% finese Cu< 6 and/or 1> Cc> 3e SP No. 4 sieve Fine-Grained Soils Sills and Clays Sands with Fines More 1han 12% lines0 1norgarnc --------··-·-·· -----·------------- Fines classify as ML or MH SM Silty sand 0· H, I ----------·--------- Fines classify as CL or CH SC Clayey sandG· H. ' Pl > 7 and plots on or above "A" lineJ Cl Lean clayK. L M 50% or more passes the No. 200 sieve Liquid limit less than 50 Pl < 4 or ptots below "A" lineJ ML Si1tK. L. M organic Silts and Clays morganlc Liquid limit -oven dried Liquid limit -not dried < 0.75 OL ----- Organic clayK. L M. N Organic s111K, L "'· 0 Pl plols on or above "A" line CH Fat clayK. L"' --------------- PI plots below "A" llne MH Elastic siltK. L. M Liquid limil 50 or more Highly organic soils ABased on the material passing the 3-in. (75-mm) sieve. 811 lleld sample contained cobbles or boulders, or both, add "with cobbles or boulders, or both" lo group name. 0Gravels with 5 to 12% lines require dual symbols: GW-GM well-graded gravel with silt GW-GC well-graded gravel with clay GP-GM poorly graded gravel with silt GP-GC poorly graded gravel with clay 0sands with 5 to 12'% fines require duat symbols: SW-SM well-graded sand with silt SW-SC well-graded sand with clay SP·SM poorly graded sand with sill SP-SC poorly graded sand with clay organic Liquid limit -oven dried < 0.75 OH Organic clay"'· L. M, P Liquid limit -nol dried Primarily organic maller, dark in color, and organic odor PT Organic silt'<. L M. 0 Peat Cc = (D,J' D10 X D80 Fu soil contains ~ 15% sand, add ''with sand'1 to group name. GIi fines classify as CL·ML, use dual symbol GC- GM, or SC-SM. Htf fines are organic. add ·'with organic fines" to group name. 'If soil contains 2; 15% gravel, add "with gravel" to group name. Ju Alterberg limits plot in shaded area, soil is a Cl- ML, silty clay 00 Fo, clu11Hcellofl ol 1tne11r1lned son, 111d lln1•11relMd lrectlon ol <:oern· "' pn..,.IIOlls Equation ot "A" • line [ Ho1lzon1a1 at Pl • • to LL ~ 25.5. than Pl • 0.73 !LL · 20) X "' Equation ol 'V' . line w 0 Ver1ical -1 LL ~ 18 IO Pl '"' 1. ~ than Pl .. 0.9 JLL . 8) /: " I 0 ,: ~ " :3 ~ " Ku soil contains 15 to 29% plus No. 200, add "with sand" or "wilh gravel", whichever is predominant. Llf soil contains <!: 30% plus. No. 200 predominantly sand, add "sandy" to group name. Mlf soil contains ;?; 30% plus No. 200, predominantly gravel, add "gravetly" to group name. Npt .?: 4 and plots on or above "'A" line. 0 P1 < 4 or plots below ~A" line. -"Pl plots on or above "A" line. 0 p1 plots below "g line. ' I Mf-loeOHi . I ---t- :~--~~~~----~-~--1--~-~-~ " 10 18 211 "' "' ~ 00 10 "' .. "" "" LIQUID LIMIT (LL) Size ~f O~ning In lnche;---[_ Number of Mesh per Inch --· 1 Grain Size in Millimetres =i (US Standard} --·---------·----- M N ~N V~N ::, 8 8 :3 M o, 8, 8. 8, 0 ! ~ 0 0 0 cl, 8, 8, 8_ ~ "' V N -M"~~ ~ N ~ "' N, o. o. I I I I I I I I I I I I I 1111 I I I I I I 1111 I I 1111 I I I 1111 I I 1111 I I I I 111 II I I I I 8 8 ~g 0 0 0 al 0"' "' ~ M N -"l ~ ": "? "! ': ~ i!\ 21. 8, N q 8_ 8. 8, § N ~ "' ~ M q 8_ M N Grain Size in Millimetres ' Coarse l Fine Coarse j Medium I Fine I Cobbie Gravel Sand Silt and/or Clay Cr'. w z u.. f-z w u Cr'. w n. Pa, dcle Size Distribution Report 100 90 . -·· 80 70 .: 60 50 40 30 .. 20 10 .. 0 500 : : ! i 100 ' '..! .. I : I i ' ' ' . -a 10 % COBBLES %GRAVEL I CRS. FINE 0.0 39.6 I I 1.3 SIEVE PERCENT SPEC.' SIZE FINER PERCENT 3 1n. 100.0 2.5 In. 88.4 1.5 in. 73.8 3/4 In. 60.4 J./2 Ill. 53.7 ;1 4 49.\ II \ IJ 43.8 # 40 37.1 II 100 28.1 # 200 24.4 . . . {110 spec1f1cu11011 provided) CRS. 5.3 PASS? (X=NO) 1 0.1 GRAIN SIZE. mm 1 i %SAND MEDIUM I FINE SILT 6.7 I 12.7 Soil Description Silty Gravel wilh Sand PL= D35= 59.2 D30= 0.190 Cu= Atterberg Limits LL= Coefficients D50= 18.7 D15= Cc= Classification 0.01 0.001 % FINES I CLAY 24.4 Pl= D50= 6.73 D10= USCS= GM AASHTO= Remarks Sample No.: SI Location: Test Pit 2 Source of Sample: Native Soil I Date: o I /22/2007 Elev./Depth: 2 ft. Client: American Classic Homes, LLC Pacific Geo Engineering, LLC Project: Union Avenue Propc,1y Geotechnical Engineering, Consultation & Inspection Pro·ect No: 0701146 Plate B-1 , Form No. 14 Subdivision Guarantee ' Issued by Guarantee No.: 4209-996758 Rrst American Title Insurance Company 2101 Fourth Ave/ Ste BOO/ Seattle/ WA 98121 Title Officer: Pat Fullerton Phone: (206)728-0400 FAX· First American ntJe , Form No. 14 Subdivision Guarantee ( 4-10-75) First American Pat Fullerton (206) 615-3055 pfullerton@firstam.com Amy Garza (206) 615-3010 amgarza@firstam.com Title Team One Fax No. (866) 904-2177 Colleen Franz (206) 615-3050 cfranz@firstam.com Guarantee No.: 4209-996758 Page No.: 1 First American Title Insurance Company 2101 Fourth Ave, Ste 800 Seattle, WA 98121 Phn • (206)728-0400 (800)826-7718 Fax - Jennifer Salas (206) 615-3011 jsalas@firstam.com Tina Kotas (206) 615-3012 tkotas@flrstam.com SUBDIVISION GUARANTEE LIABILITY FEE $ $ 1,000.00 ORDER NO.: 350.00 TAX$ 30.80 YOUR REF.: First American Title Insurance Company a Corporation, herein called the Company Subject to the Liability Exclusions and Limitations set forth below and in Schedule A. GUARANTEES American Classic Homes 4209-996758 herein called the Assured, against loss not exceeding the liability amount stated above which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown therein. 2. The company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth above. 3. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. Dated: March 01, 2007 at 7:30 A.M. First American Title , Form No. 14 Subdivision Guarantee (4-10-75) SCHEDULE A Toe assurances referred to on the face page are: A. Title is vested in: Galdco Development, LLC, a Washington Limited Liability Company Guarantee No.: 4209-996758 Page No.: 2 B. That according to the Company's title plant records relative to the following described real property (including those records maintained and indexed by name), there are no other documents affecting title to said real property or any porition thereof, other than those shown below under Record Matters. Toe following matters are excluded from the coverage of this Guarantee: 1. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. 2. Water rights, claims or title to water. 3. Tax Deeds to the State of Washington. 4. Documents pertaining to mineral estates. DESCRIPTION: A PORTION OF LOTS 7 AND 8 OF MARTINS ACRE TRACTS, UNRECORDED MORE PARTICULARLY DESCRISED AS FOLLOWS: THE NORTH 30 FEET OF THE NORTH HALF OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF TiHE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15 TOWNSHIP 23 NORTH RANGE 5 EAST, OF W.M. IN KING COUNTY WASHINGTON. LESS THE WEST 30 FEET THEREOF. APN: 518210008505 First American Tttle , Form No. 14 Guarantee No.: 4209·996758 Page No.: 3 Subdivision Guarantee (4-10-75) RECORD MATTERS: 1. General Taxes for the year 2007. The first half becomes delinquent after April 30th. half becomes delinquent after October 31st. Tax Account No.: 518210008505 -------...... 1st Half Amount Billed: $ 11.21 Amount Paid: $ 0.00 Amount Due: $ 11.21 Assessed Land Value: $ 1,000.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 11.21 Amount Paid: $ 0.00 Amount Due: $ 11.21 Assessed Land Value: $ 1,000.00 Assessed Improvement Value: $ 0.00 The second 2. Taxes which may be assessed and extended on any subsequent roll for the tax year 2007, with respect to new improvements and the first occupancy which may be included on the regular assessment roll and which are an accruing lien not yet due or payable. 3. A Certificate of Incorporation for Galdco Development, LLC is not currently on file with the Secretary of State, as required by statute. 4. Easement, including terms and Recorded: Recording Information: In Favor Of: For: provisions contained therein: October 12, 1978 7810120741 _I' Puget Sound Power & Light Company, a Washington corporation Electric transmission and/or distribution system 5. Easement, including terms and provisions contained therein:,-, or·· Recorded: January 18, 1980 t I l , . Recording Information: 8001180623 · For: Roadway and utilities 6. Easement, including terms and provisions contained therein: Recorded: June 01, 1981 Recording Information: 8106010659 I For: Roadway and ~ 7. Reservations and exceptions, incl)Jding the terms and conditions thereof: Reserving: Reserved By: Recording Information: Minerals Northern Pacific Railway Company, a corporation duly incorporated under the laws of the State of Wisconsin 192430 We note no examination has been made regarding the transfer or taxation of the reserved rights. First American Title I Form No. 14 Subdivision Guarantee ( 4-10-75) INFORMATIONAL NOTES Guarantee No.: 4209-996758 Page No.: 4 A. 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. First American ntte Form No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: 4209-996758 Page No.: 5 SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to the extent that specific assurance are provided In Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters against the title, whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the public records. (c) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (3) water rights, claims or title to water, whether or not the matters excluded under (1), (2) or (3) are shown by the public records. 2. Notwithstanding any specific assurances which are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described in the description set forth in Schedule (A), (C) or in Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, wr1y5 or waterways to which such land abuts, or the right to maintain therein vaults, tunnels, ramps, or any structure or Improvements; or any rights or easements therein, unless such property, rights or easements are expressly and specifically set forth in said description. (b) Defects, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds; (2) which result in no loss to the Assured; or (3) which do not result in the invalidity or potential invalidity of any judiclal or non-judieial proceeding whieh ls within the scope and purpose of the assurances provided. (c) The Identity of any party shown or referred to in Schedule A. (d) The validity, legal effect or priority of any matter shown or referred to in this Guarantee. GUARANTEE CONDITIONS AND STIPULATIONS 1, Definition of Terms. Toe following terms when used in the Guarantee mean: (a) the "Assured": the party or parties named as the Assured in this Guarantee, or on a supplemental writing executed by the Company, (b) "land": the land described or referred to in Schedule (A) (C) or in Part 2, and improvements affixed thereto which by law constitute real property. The term "land" does not include any property beyond the lines of the area described or referred to in Schedule (A) (C) or in Part 2, nor any right, title, interest, estate or easement in abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c} "mortgage~: mortgage, deed of trust, trust deed, or other security instrument. (d) "public records• : records established under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. {e) "date": the effective date. 2. Notice of Claim to be Given by Assured Claimant. An Assured shall notify the Company promptly in writing in case knowledge shall come to an Assured hereunder of any claim of title or interest which is adverse to the title to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liability of the Company shall terminate with regard to the matter or matters for which prompt notice is required; provided, however, that failure to notify the Company shall in no case prejudice the rights of any Assured under this Guarantee unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 3. No Duty to Defend or Prosecute. lhe Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any allegation rn such action or proceeding. 4, Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate. Even though the Company has no duty to defend or prosecute as set forth in Paragraph 3 above: (a) 1he Company shall have the right, at its sole option and cost, to institute and prosecute any action or proceeding, interpose a defense, as limited in (b), or to do any other act which In Its opinion may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. lhe Company may take any appropriate action under the terms of this Guarantee, whether or not it shall be liable hereunder, and shall not thereby concede liability or waive any provision of thiS Guarantee. If the Company shaH exercise its rights under this paragraph, it shall do so diligently. (b) If the Company elects to exercise its options as stated in Paragraph 4(a) the Company shall have the right to select counsel of its choice (subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses incurred by an Assured in the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or interposed a defense as permitted by the proviSions of this Guarantee, the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right, in its sole discretion, to appeal from an adverse judgment or order. (d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at its option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall give the Company all reasonable aid in any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured. If the Company Is prejudieed by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured uncler the Guarantee shall terminate. 5. Proof of Loss or Damage. In addition to and after the notices required under Section 2 of these Conditions and Stipulations have been provided to the Company, a proof of loss or damage Signed and swom to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such Assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Assured shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect and copy all records, books, ledgers, checks, correspondence and memoranda in the custody or control of a third party, which reasonably pertain to the Loss or Damage. Alt information designated as confidential by the Assured provided to the Company, pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary In the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested information or grant permission to secure reasonably necessary information from third parties as required in the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim. Form No. 1282 (Rev. 12/15/95) First American Tltie Form No. 14 Subdivision Guarantee ( 4-10-75) 6. Options to Pay or otherwise Settle Claims: Tennination of Liability. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to pay or settle or compromise for or in the name of the Assured any claim which could result in loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarantee is issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the indebtedness secured by said mortgage or said I ien for the amount owing thereon, together with any costs, reasonable attorneys' fees and expenses lnctxred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate alt liability of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebtedness, the owner of such indebtedness shall transfer and assign said indebtedness, together with any collateral security, to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for in Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required In that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised Its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Pay or OthelWise Settle With Parties Other Than the Assured or With the Assured Oaimant. To pay or otherwise settle with other parties for or ln the name of an Assured claimant any claim Assured against under this Guarantee, together with any costs, attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of payment and which the Company is obligated to pay. Upon the exercise by the Company of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall termmate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4. 7, Detennlnation and Extent of Liability. This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or incurred by the Assured daimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described, and subject to the ExdUSions From Coverage of This Guarantee. The UabHlty of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount of liability stated In Schedule A or in Part 2; (b) the amount of the unpaid principal indebtedness secured by the mortgage of an Assured mortgagee, as limited or provided uooer Section 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the time the loss or damage Assured against by this Guarantee occurs, together with interest thereon; or (c) the difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or interest subject to any defect, lien or encumbrance Assured against by this Guarantee. a. Limitation of Liability. (a) If the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter Assll'ed against by this Guarantee in a reasonably diligent manner by any method, Including litigation and the completion of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. Guarantee No.: 4209~996758 Page No.: 6 (c) The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured in settling arty daim or suit without the prior written consent of the Company. 9. Reduction of Liability or Tennlnation of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. 10. Payment of Loss. (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of Joss or destruction shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. 11. Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the Assured claimant The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the claim had this Guarantee not been issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogation. The Assured shall permit the Company to sue, compromise or settle in the name of the Assured and to use the name of the Assured in any transaction or litigation involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its principal, interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Arbitration AssoclatiOn. Arbitrat»e matters may indude, but are not limited to, any controversy or daim between the Company and the Assured arising out of or relating to this Guarantee, any service of the Company in connection with its issuance or the breach of a Guarantee provision or other obligation. All arbltrable matters when the Amount of Liability is $1,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbltrable matters when the amount of liability is in excess of $1,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules in effect at Date of Guarantee shall be binding upon the parties. The award may include attorneys' fees only if the laVoJS of the state In which the land is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbltrator(s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the ntle Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13. Llability Limited to This Guarantee; Guarantee Entire Contract. {a) This Guarantee together with all endorsements, if any, attached hereto by the Company Is the entire Guarantee and contract between the Assured and the Company. In interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b) Arrt claim of loss or damage, whether or not based on negligence, or any action asserting such claim, shall be restncted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice President, the Secretary, an Assistant Secretary, or validating officer or authorized Signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Company and any statement in writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to the Company at 2 First American Way. Bldg. 2, Santa Ana, CA. 92707. Form Na. 1282 (Re¥. 12/15/95) First American Title 0 .... ,...,,,...,........ ·- For 11,Cld i11 CClll5JderaLIGII: -al One Dollar (ll-00) ud odler ,·alulble CGIWldRmlol. I.be ~t or Wlddl la bereoy 11c1mow1edpi. DBNlfIS L. BARGER AND MARGIE E, HIPGEB A Marital Conl'ni tY, And LYLE L. BARGER NfO ILA "· BARGEM, A Marital COmmunity, OBA ~L coti'STRUCTION; LYLE L. ~ARGER AND ILA M. BARG§R, A Jlla.rital C2rn'P1Witi co r.. (''Graotor' herebl), hereby 1l'91Mf, --,a 1111 wernm IO PUGET 90UND POWD 6 LKll1 aiMP.vn'. a 'Wubln,loo corpot'auol 1··0,-.•· IM'lla), lorlll' PIIIJINN ilerelmfWI'.,. fd. a ,.,.... ....._. o.w, .. ..,.. ""',oo.r,.. ~-AIIP'-111 ..... ,_.. -la -~11.Pfl!lloG._ ___ _ CCI.int)', Washln,:toa: The North 1/2 of the south 1/2 of the Southwest l/4 of the llorth .. •t l/4 of the Northwest l/4 of Seotion 15, Township 23 Morth., R&nqe s Hast, W,N,. EXCEPT the SoJth 135 feet of the West 262 feet thoreof, AND £XCEPT the Meat 30 feet thereof; (Being known as a portion of 't'ractt 1 ;:,.nd 8 of tla.J'~itl's Acre Tract.a unrecorded) The centerline of Grantee's f•eilities as presently stated or a1 may be constructed, extended or reloeatad vithin; A. The North JO feet Of the Ne•t 232 feet of the above describe~ ptoperty, AND B-The North JS· feet of that portion of the ~bova described p~rty lying ~ast of the Ea•t line of the Heat 232 feet tha:~f. l. hrpor.e. Grtnl:ee. -.U. bave .. iidlf_.cuar.nacl.apania ...... npa&r, npl-W .... GDI or more dec:trlc ll'tn$elwck» _,or dMrtbuli«ia Uw OtV" IIIIIIVor ...., M lfllllt-d-W"a, .... r wta. all MeeS,al)" or C0111o1'fflimt~ a.-... wllklb ml)'mcJald;e'-t U9 IIOl llmlMd ID die~ •. O,,erllriciN t.::IUd-.. Polll ............... wldl Ii:,,...,.., .......... .....-s: ~ tr:ID8J"l:i,ak:cuaddilUtbuliolU-. ,ad..,.S Uw; SI 7 rm•. b. 'Olil p .... ....._ U I pawl ...... C11b11a. ..... ......._ ....._._. U-- lormen; semi-burlNor_,..... ............ ,_.,-.. u f wwws ... ......_ ·-Ille loldal ., ... ______ ,. ___ _ ~ u-s -odau facll1da •• , .., ,....,.. 2. Acceu. Gl'aDtel ..al hlN dte '* a( -ID .... Rla\llklf-W-, .nr ... --... ~ ID enable Graotee u,, avdN kl ~ ......... ~. 1111111 C..... ..U OnllDr for._,. am.,. ,o the Prq>tf't;J eatal bf • fllfflll• • aid .rilbl o1 .,... 3. c.ma., DI TrNa. GJ'IIUI 111111. ..... rlalR » Cll1 ot tn .. lflJ' _, 1111 .... cw u.. ....... or ll'U'Wini ~ u.e 2111n-o1-wv. al alaolW~IO • or lrlm my tnN ..-u ~ .Well, la falUDs. CU.Ud, UI Gnntee·s reuouM• Judl:aat. be• ..._,. ID m-...·s lac:IIJIIN . ... Gr.lOt""• v .... .._.......,. Gralar ,_..... -.rt.,rn lo .,. .... ltllflloaf"W .. fer .., ...... lllll liKionsJ•c-i• •ilh lbe rtpta_. pam.t, ,n.wWad, ... fJrmlDr aball llll --or...._.,......_ or omfr st.ruelUre Gd the •Wlifocll-W.,, IDII a....... *11 dD IO blucbrf; wtalll 300 feet Cl( Gn.a.'1 fac:Ulllas -.!Iha.at Cra:itn"t-prlor •rltla ~ 5 .... ....,.,,, •• -... _ 11:fa _.,....__ ·---- Ciranror lrom an, .aid all C:W.. for ..... llll'er'lld by -, pwaa ...,_ ...,. ._ cattld a., Gniraalr"• extrciu ot the rlth-it. henlo armf.S, prwllllll. lblt Gr.tee 1111d • N l"lillpCIIISDI• io Cn,iw rot ., dllla.aps rie,mlUna; rrom 1n11;1.na 'ID-,,_.._....,, ICU or omlaka er en.nor. ,. A~•I. 'lbc-l'iatKs ll,nll .,_.. lllall a:intb1Ge lllldJ ._ a.,e a Gnlll.-ceMel' IO 11M lbe R\,>lt·ol·W1oy lor • period ol fiYe C5) ~ ,.,.., In .Wdl wml lu .....-all la'llllalle 11111 d rijnia-here1..nxk'r llhaU rnett IO C...C.,. pnmdld, 111.c ZIO I 1 ml _,, le ..., RI taan aceurrad bJ rea.sa-i of Grantw·1 r,n11n '° I.QSU.U, lnslall tts lacWII• on 11W ~-we, 1'tddD. -, par1a4 of ume (Na lhe date hereor. •aariptio.n: Xing,WA Docume.at-Yearsllo..at:b.D«y.DocID 1.978.10l2s74l .P«Q"•1 l 0£ 2 ___ _ :dftr, JC:l.Ufl' Comment: 1. 91&~ Ulli ~. Th• r\JtlU, IDd abllplicm of ltle part\<?S lhaU ware 1ri 1t1t btnd1l of uo ti. bindin1 upon lhel r ri:"'ec:Un ncoeuon and IP .... '" DATED ttllll ....:1_ dlyol S'VIU-"' ..... ~ ,.... 0 ~ STATE OF W~lHGTON 0 _ COUNTY OF KING co ,.... ~g°()f" WASUNGTON COOJ<l'\'.?F X !NG ( 5S I ------------~ ~ \bl3,_ ..... _c... _____ .... -_-_-. 6ir; ··---------:>:::::-.. --- "' '--~----7---- IO me~ lo be tbe• ___ .2_,, _ _,...,_::,.._ --------• nGplelliftly, ,I_, ____ _ .. Q .. " 0 ,., z .... fiio f'CR REC·J~D A\" REQU!;Sl OF: PUGET f'C'!J:.:1 REAL E$f..:,;p:. Ci\':~;:ON PUGEi POW@ fll . .'DG. BEL.LEWE. WASl--':11'\GlO'f t8CJOll ATIF.;:n C. · -"·------------ ; : , 'I, '; I . ' -: ••ari,PtJ.on: Xl.ng, WA DocU111ent-Year.No.ntb~~.DocJ'D 1978.1022. 74% P .. gez a of 2"'---~ :de~: Jti.ag Carmen t:: ---· ..,..,. ' . ----, ·~ ~ .. , 1 r-· \. ROADWAY ANi) UT I Lt T JES EASEMENT Q . :;; THIS INSTWT, _. tllls ___ d1y of. ____ ....;. ______ 19._:. ; . by and be".'"en _ l?•(. ·B1ri,.r : lild _.,•,.l_ia_t._,..._l l;.;1'--M_._B..,1_•,.9_•_•_~ _ _., ~ . _17_·_~ ~~ e+ ,,,./l .,_ __ -_""':: ....,J/4,=a: ...... Yhf.L/.-'-' .. a ...... -2 .. 1"!1~1~4~/~=--; g __ and· c., 0 .. .. 0 0 r-iere1riafter calle.d "Grtntorh): inc 1e CITY OF RENTON., • M1111c1p1l torp0Tat1an of King ·co111ty, Wtshhi.gtoR, IN!N!1t11fter cailltd "Grantee;• WI ;,I[ >I ETII : said Gr .. torl<l, for and 1n c0ftsiderat1o• of the ,,. of $ ~ fli:nJJ ((/.QQ 1_ ~•Id by Grontee, ond Other Ylluible cans nt oo~do- y se i::reser1ts .. 9r-ant,-urga10. sell. convey, ud w1rnnt 111to the uid &rutet .. its sc::_.nors .. d •ssl'.Jls,., ease..,nt far roadw17 and publtc utilities (lncl'od1ng w~ter and s~e:r) with 1'1~Cf:$'Si')' appurtenances o'lltr, th...cugh, 1:cros1 11141 upon th foJ l011in9 descrfb:N prooerty fn King Co11tty, Washington, mn part1cv11rly described <1s foll°"s: 1he Nprth 30 feet ot the [.!l·t 6!8-.25 teat of fhe Nii.st 64-8.25 fa•t of th• North om,-half of the South one-half of Tract 7 and 8, Martin's Acre· Tracts Unrecorded. ~·~~v,:-.1 '<l~. ··------·---~-· · ... liEC\JIIOEI) ~ n1> .lt1I I! II .1 '"'~ dY irR,"·· ., .• .-, .... .:. IIE~ &flEClll!IS KINGCWIF ••cri.pt10D.: King.,WA vocument-Year.Ncm~b:.Day.DocID 1980.118.623 Paget l of :z rd'er t ICl..ng Comment , -, :.. _.___,,. ·1 . }-,., ... J "\ . l . f.. • J ., ~.i ,.,, ... 11>1 ;,· -~ . . t ;· ., ' .. , .. • 0 .o 'co S1id hentofON .. tl•d grantee, 1\$ s~•sors or assls,,1, shall ha .. the ni,,t, wltllou\ prior notice or pro....itn1 1t lai, at slldi ti• as oay be nemsney to t11tor upon sa1d !l>o• dnC'l'llleO pra,ert,y for tlle p_s, of eo11,~n1ct!ng, aalntalntng, ,.,.,.1..;119, 1llerto9 or ncor,stnacttn9 sald utit Jty. or mating 111y connections therwlth. w1thoit tncurMng any ,,911 ob!f91tlons or l11bl1tt,y llltrerore, provided, that swell C1111struct1111t, N1"• t1lnin9, repatr1n,, 1ltRr1n9 or nconstn1ctlon of such utillt,y shall be occ<Jll)lishod in sucli • ..... r t111t the prtv.i. 1..,ro,..nts existing In the r1~t rt;>t(s)-or ... ., shill not bo disturbed . or d-d, or In the ,,.ot they .,.. d!s turi><d <It' .,_,..., they vii\ be repl•o:u In II good • condition IS they .. ,.. i-cltately bef°"' thl! P"'IIC•ty o.s Ollten!d upon~ tho GrMIIN, ~ Grontor sb11l fully uso and enjoy the 1fore*scrlbod prwiso,, \nchding the rlgllt to retotn the rt~t to use the 1url1<1 of said rtgllt-of .. l)' H ,udl use does not ll'tlerfero with instollatton and·Nlntenonc:t of the utility lino. K-.er, tlie !ll'llltor shill not erect blllUlllfS or structure1 °"'• '"'*' or <cross the right-of..._, dlir1ng tht .. 1,tonm of such utl 11'ty. TIJfs eu ... nt, .. ,11 bo I covon111t n11ntng wi Ill the 1 Ml4 .. d ~11111 be bind- i n9 on the Grantor, hb successors. hrirs and usigns. Gr•tors COftn&nt that they are the 1 •ful -rs of the above prvpertles 10d th.It they ha• 1 good ond lawful riQht to eecuta ·t:11h l!lf'ff'•nt. 51 ATE Of 1/ASHlNGTQi comn or KlNC ' ss ••4 :=•: I J~ s.::" ,,;i/4-, ~ .tJ£ '1'4' 4nd ~~~---~--~~~~ and "' UEII -la --"'-·-_·,-' ------ ••cript:iOJ:11 King,WA Document-Y•ar.lfontb.Day.DocID 1980.ll.8.623 P•gez 2 of 2 nl9rr Killg Comnient: . ~ .. --- UTILITI£~ 1l 1!11 !!f!!I lftd· tau llDrit.z; ~ ..;...~~..;_...;.....;... __ ~~~~~~·--···-~-'-~~~-~~~~; .I() -A ~· ----~----'--'-'------'-~------'- ~----'-----------'...,'e--~--------~f 1'be 1a0rtb 15 ft. of tbe IIOt'tb JOO ft. of the aotatb 2/S of the follOlfiU,! 'Die wiest one half o-f the lf.W. 1/4 of the-1.:1. 1/40 i11o ie(:tion l.)1 tovnabip 23 llOrth, r.pg:e, 5, E'.W.H., ia ~ Count1, W.•hiqton. e 1,·oi: ....... 01 f.'ECI> F. CRSJ!SL Together ifith a temporuy constructioo pseaent dncribed' u: S1ld tellliorary constructitn e,, .... t shall renain In force dwri1111~~c- tfoa 1114 aart11 such time as the ut fl f tf H and 1ppwl"'teniln,es hawe ,bNn • for 'the ape.ration ·and ma1ntenanCe by the -Gr111tee but not lat ~r than fllD fll RECORD AT IE11£Sl llf lfllC! If TIE 11!1 CUil 1!1111 IIICIPM llll , Ill Ill 1ft, JI, / l!IIH. II 11115 ·<.'.:.-·.-.::~. UU2·1 ••c~1~C1o.a, Kjng1WA Docums.nt-Yea.r.Jfottth.Day.Doc~D 1gs1.go1.659 ~age, 1 of 2 r:der: Klng Commez:it, '!'~· .wJ. -.~L:.... .. _..... .... _..........,.,~.;........w,:4-.......... .. i ; I r .. -,.· .;..:.-.... ·-<~ :.-,;"':" '.·-:-- . 'i. _, .• ,. ~;-_-··; --. : ~- < • ,,,, ... .f' , ... co ·:'i~~-b J STATE Of WASlllNGl'OII coum OF KI•G I ) ss and and ond !, the 1M1del'SIIJll!d, a 1111tary public tn· ad for !lie State of Washington, horel>y rertify that on this ')II""' ,of O ·tdw 19 i::.£. per< ... olly appeared before ·a: . · ::~.tw~ . ·. and ; ·. -· ond ;ta •·kn~r to be lndlvtdua1(s! cliiscr1bed in and iilio ei<eaitid tlie toregolng 1nn..-nt, 111d _ock...,le\lJltd ··tt,1~ ~· sirned and sealed the sw as lifuiv tree and vol111ta:ry act ind dee the use; and purposes therein oentloned. . : -·· ·, ..:;?.· i~;1:i;;:2 ,~r f':~~711. ~ {',,/;,,.,,, 1"'*" "~pn•~' L ·,;,o,,,,w ,,,,,r --0;./ ~,,,,,,: _'J., ,.,., ~,, · 1.,,,.,. .·,,r; ·-'"",.. ... ,,.,.,,..,,,, ,,..,,,, f/ ,. I/.' r. 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' I 1::.- Dt:vfLoP. c1ry~ENrp , --::.:.-.--'-~-'-'-··..,--::::--~!El'leiv~~Nio/G --=r ........... _ ...... ~ .... ...,. .. -... --»-W"""------,.....;.--..,.. '.4R , 6 200, - 1}:··, -----_@·-··---_c·h·· L'_c-_ a·g·o· .T·1·_1·.1e _-__ -_-_-:,~R CEIVEo -. htlJ f;;i1.C:I ~!(I IOI ~~010U ~·in.I•. " ___ •__ . -. Insurance Company , .-111.10 ·,~ a1.cO~ :..T.·A,01.11.n·oio f ,. ,,-_-!o :o· .. . . )-'" j ·w1:n:lf IHC.0Ao.;; 111,UM TO. !. ' -· 1 ·-~ i.i.Cml!, . ..r.iwiit !, .!~U i , .. ; , i L ]_1· . . ~, .. )! .. ! .. !!A~'( .. ~.~I.-!~ .!.~ -. . . . r,.r_ ....... -.. -.. -. -.. --. -... -.. _ -... -.. ,_ ... __ ,i,"'; ~;~~;;~"~--;~~!·~lf'~t~·::: __ !!~i~· ... ::. . w --------- 1 _ Quit Claim Deetj + 'I'll!: Olll\NTOJi i<rNotii, ae~s w¢ob~u. t... :,or ~nd: '"-~on,i~_tlo~ oF "necat·E .. -ti~. 11-ISSOLVT.I'ON, !-. :·C~-ry~.y. ,nd: q~it~,~ \o -:ROsE L~E ··w_c,QDALt _ ._,_ .... -·. Ibo _ii>llowln1 di~ i,o1 u~1{,i,~,1u lo ·u., Cou~ty o/ ; Kli<a · l :, lorotba:•llh IJl all.or ,_cqlilrtd-Utlo o1 Pi, 1nn1o,1,) Uur,io, · -. _ ~t:aLe. Ot Wuhiniton;_· i!! ... :t ;J- 11 .-j ! 1 O)__ _ _-\i1<4111 Ji<o1><nY loca,ed at 241 UnlOll_ Avo., N!I Renton J O _ w1,.,.1<i1111dc>oribed "'' . -, _ -_--_ - fl g Tb¢ w .... 230 feel of lhe nocth im!f C>! 14soutliw~t . t . . . · . -q .. !){ the . [lOr\hW¢st queitec· of tha. n6rthw.eit rL g\lll)Cr or S.oiloo 1S ToWO$hip. 23 North. !\Mg, S, ,.. "Eas(_W.M. In Klug Cow,ty,Wuhlnglon; EXCEPT J. ~jf' thosouth·112 fectudEXC£PT thewesDO feet for Cl . , , .. react · · · · ·· By .... -'• ·-. ' . . . ·• ·., -. ~. _... .------_ :~::~-~}UtiCTON ._ .. :;, ;-.. J ~· . . . : . _. ~1.,'f.'M~'t?;; UniJnii:l ~ Ro~;; ii~bll~ .. 1:ii· ... .;r·-~ u;;:st.1; : \vaii! \n.,16n; ~lily ,;o~1l•Md 'iri4' J'WOJll.; p•ni 0 MU, a,pi,,ta~td -··: . . . I flii\ Chicago Title \!!!!!I Jns111ance Company •-.JU21.r2l. .tf.00.lbL ci.r$..S1'1~ + ~!1.J !~~.: • 0 C ---,.!!. ~-~~~ ~i'{ • 100 : ' a.•-.-.-.!..~""" 99g55 m ________________ .,:::.::.:.::-·-·······················-·-···· ai Quit Claim Deed 'THE GR'ANTOft WlNDtU. <.£ME WQQl)i\l,'t, !ot t.bd lll=adm.::ecll itf P£Cii~E OF DUSOWTlOfl', Kb;-Cty .. CauH 9'-)-01".nl-ZKiT o:inw~ A "I~ d&.i1111 to JOS ! LU W,OOO&LI. ~ lolti,11Jioc d.ACIWC\i r.,.\ n: :t. 1,,:WU1d \n \!a Cowlt)' cl!' 1',l};C: top:Mr" wieh ,U ,1fUt, 11;q11ia-:: '.;:le ct "'4 lnll&OtCS) Uoetefo, ·,·, .... ,e .• ' 17.r.U: OT N.UH;.HC':$ ~:.:1'1T"t QJ -~i,:; ~u;;tt.t. Uiii ~ .. :: llW .Ira'"' 10 l;f Ut• .uL~,cwet CIIP, .. ~ 1g.., -~ uff'lou.l: ui. .iv..,. ,q:.,n,11.11111,lNl'Mlll it:: 16'&:t•-it::11:. \&a: Ji~ .. , ... \! w- !; ?.:! r,u ...= ·~"'·, 1!~ -...t :· :,,. _.1 u:i: ~ .r,.~,. :1111,.J: ,..,.._i :,,,d C-b\ .• B!-· ·-· - a, ... -.~·-·----------------- ffATC or W.A.5A:NG":'Oh WU1l'r.f o, ______ , ---.! - .,.... ~i~-··-.. :} ., . ..... ,. .... Prof~""' .• :i"O~M;;! :, . .c:,,:i: I~ ~.5~1-rd \lo~, la,IM.#/ _.,"~ ~, ._,._ Jlll.t.PU'.U ~'»U>~ .. •-•~ ........... ,._, N,w;,a ... h,t&.. illlN,;:r.;111/1111;:~ ....... --·-·--·~ -- 1996.121~*100 P•ge, l of l -· I . • j ------------- • IQ\ Chicago Tille \el Insurance Company -•. 1:lQJJJ .... .H~JllM., Dtt~:l~Q &!',Oj'l.,P..:.S·: _ ...... ".H .. ~.~~! ~<t ~ !~ ,:;;,.,.,-.ii.,._.lnttO.! .!~ . ~!~~!. ---------~------·········-·-·························-·.: Quit Claim Deed Tk!: Ob$00ll \(!11.Q&t.. U'P't \lQCDll,t.t., lo11.adh1o:wl6u,Uonol ?)ICIU OT lll.$SOUl1'10N, Ung c:ey. CW.UH "~)-073?l-'2JJf'l' CO'!l,"""t 1!11"11il d,.ilm \0 10St 1,£! WoODlt.Io ' th1 foll1MG1~n,Jffl&•,,. Pll&&\ldhl Ql'CNMJ' DI XtN~ t,n11Mr -'Ill .rt .. "t.11..cquind 1ill1 81 lht 1Dftlar1U IM!'l!l71; Vac:ant popr:.1f loc*lCd 11 23U ~ twc . NE r.t'flt.l')t'i. WA., lq,Uy d..ailoochs: The Wtllh 172 l"cd af'lh no,tb half QfUlc SC!Ulb'.lo'CSl qmrta of till~ ~ QI' ti= nonhw=c ofS<m,o U, T.-..rlup 2J NO<lh, Jboi<5 W .M., Al IOIIC Cluruy. Wasblngto~ PT lhe ..., 264, ai,4 EXCEFT "' '""" 81 feet Df Ila! 1VAt 146 f-. ,IA,C ctCq,1 ~ IO\Uh 85 .-...oeo11o-1'2r...-. T .. efu<,wilhlhc Aamef!I0~.~1114 upoah ncirin la 6:~of 11,o,ou1h ll)D r ... ,Cib<-116 oll!K oonh ball o{tllcSO\Hbwat~o!dic~quaru:f.i.f die J>OJU'ld q111ner or aid~ 1~. To-\ol/Nh.ip l3 NQrll\. ,_.., s em.. w M .. m Kill& Coumy, Waslii~ .--BY·---·· i! a., ... " ------·------ .... --···-··--.. -----···---·------....... '--•• ~ . ---··--'MikAI'"--...... ~ ==it4-~~~~:~.~::ti:fS tlia. '-"' 1M -...i ,. ... ,._ 'l:hanlf• -11....-!. ~.,. P,:.,. ....... lllal ji;;ili,o..,.;;.._~:; r I a:,..-s~tut~'IM-' ~"'=-_, .._. ....r. ~ .... lllinw. •m 1M DT P4 ,-, Jai 'l&aut ~--51,r .. 'S&&IIJ,..i....,._.IWQ, ....... ~'---~------- ------·-- I. • i ..... , -------------·· ----- • .,, . ~ • · Chicag Title . '@) ~ • lnsur~ce Company .._...lliilJl, .. HOGUM,. CU3liJII! -~ '-9.1..~ . .lt!! ... ._... .. !:.~ .. ~-g~p:t WAY .f !~~ Ctw-.... 11,.k . .!!!~ !" g~~~'--------------------· . ·········-··-······· ·················•·•· Quit Claim Deed I-HE Oft:ANJ'Oll N!NDtt.t. OEHf: WOODlll- Jou!Rl in, muidmtlM ol Df:C'ltEE Of· DlffOLUTlON, IUJ\il Ct.J .. et.11,,e 95-l-01:31'l-2Kln' eon,.,.1 Qld ~ii d.icm lO ROH U:£ lf00Dlt,I, W lollo.,!DJ~caleu.m. dtuaud itt tbtCa1111tr1iI KINC b21•lhw 1ll'hb .n &tUt &CtDind u~1, ol lhc rnototCI) the.tin, Oa«ff -""24'.tJ.. -. .. -. 19.9L. ~ -~~~~£'.)~ . t l'~Pnl..JiSHE .VOCIDllL._ --- ; •• -lr-~ Ill IN' $flt "'4Piw,1 ilfl(r.W ia ...cl 111 •l=ll•ln\lill1M..JtllkWMpiqi~ ~ 1n, ......... 1h,1 ~!-.. ~11NG1t ... ~ "'.au ____ ,,.., •-'"4111••, .ar1 All RK s ;.,~·--~ • .,....u.....n. ... ~ lfWLtilll •• (.M,,11 .... __ a, ___ - 1PruW...:1 Is,-_______ _ .... ~ .!""9-;;;.·;.-r~r ~ ~;;.;; ;a i~ airii;1.~• :h.~ iNIN-. .i,o-.ellliill:itd e.d""DIS..~YI-~---··•-···· ......,. ................. law ....... ~. ,..... ..... ____________ ~-- z,.,scz·i,ptio.r::tt K'l.ng,WA ~t-:ra-.z·.Hozitb.O.y.DocID Ordari 93S319 Cei:mm.ntt 19.96.J.219 .. 91 Pa.ge: l o.t 1 • !1 .. " -" -.. I. • ------·---------------------------· )IQ\ Chicago Tille le,' Insurance Company ~lLI0'°9,_ MCOA0<,1' JIU,.\IIU 01 ..... tll 11,:~t:l'O JIJ1ylll1 10 ,..,...JlQSl" ... MOG.11111 ut.ts~an;a '1: '-9.1!. !!!:. \5 S ~-~~l W~Y # lOG ......... ·--.. --· ·-· • : .......................................... · Quit Claim Deed !'.HE' CltAKron llEHDELt. C?NE WOOl)ALl. forudiACGftlilkst\iOl'lof DE:C:11:!i or DISS0WTI0NJ-King Ctr, cause 95-3-0'T!7l··:11i.lff t0~""r11M 41111 di.UM lo IOst t.!E HOODALL \h.1 h11lo11iQS dtt::!1"cd wlot,t1:,. 5iJ11•11d In tAI CO\I.M)' ol. lING t11J•ll,U wish .U ati.i ~uited 1:rta Df dui 11a11\0rhJ thtl'Gn: RaiW. pq>ffl} lcc;ii1cd i&t 2JO md 216 U.niotl Mt: N£. lea111111WA k."'i.:&IIJ4claibcdas: Tile bi~ 264 fffl oC lhe: SO\l1JI: l 12 !et\ -of IJ~ rc:m.'l hall'" of t!lr! ~ (llllUlC:r or the nor.hwes, qi.cru:r vi 11M! nonbYl't$\ qllUter Qf :Siteti.t -~ l 5, Tav.11Shii,, ll Nonb, Raap S Easr. WM., in Kin~ Coufa)·, W.i,shirq:larl; T~ wial cwmc,n o~. 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Lader a,;rcc 1ool~ I~ fl pa)'Dc.itt,. lkff _.. ill.di btar »laat Iioirl Ille itale of ~t II die Nole l'lle &H ahtill be PIJ*hlt 111ith ia1cmt, 11pm Mltic:c &-1111 Loi« JG BoinMeJ ~--. ,-rnnt. I. NOftplf ftnrUEC. J/ Lcllda' flllplira ~ lnffltwe a,. .1 ~ aC ..... dil lflM ~ ti,, tMs ~ ~. llomai:r d&ai ,.,.I.kc ,ieailm& rcqralnld lo-._..,. tk ~ ....-.1n 6d. lf, kif U'J --.m,. t11c: ~ .-.,. awcnp tqllrocl ti,, lAmdc," IIJl:$A or «-ii:, be fD dad.. aiirowa 1111 p11 die ~ tqllQt 1G ~ RIWflllF" ~ t:q'liwnM \o 1\a: ~ insutuce ,-40-,, ill e&c.T, al: 1·cm1 ~Jell~ IO 1M cml IP llo!nM,:J ofllc "'°'1Pl1= i11.'lfflll(:CI ~ill dfed,, .._ • ....... mtJ1141F UIIUJ'tl'1~byl..eda. lf~,......_,,.imumice ~ilaat1~Bonftalliallpiyio ladc:rucli ........ a-.cqalCo11110Mli.~lbJ)'ll:.d,191111CJF in511r-.-pttllkl111 bliagpakl llr:laavwi:rwk1ll tk Ullllftllla: COllrfa&:! .. qt r;:Ua I~ bt, 11s dJci:t. J..mda-\ttil •~p(, UC &Dd nrtai. lb p,rmCll&I 16 • bl ftRffl! ill linl '11 ...... ;a,-. 1ollll mcnO',.,... IUJ' N ~ k ~ ~ Cllil optbl ofl.eam, f-'s. lauitllCC W111f1F (i• abr; mOIIIII alld Jor lho period" 1t.1 Lwb n:qllira) poridd by a ialaD app,aiomd "7 J.ada" aplo beaa-...a.tilcaad9-~ ... __ mlp17ay~1-fflflin:610 ... IIU'PP ~ \rt c&d. w to pCIVWi: • W. sac,w;, .iii lM it411a'aeot far •!YIPP iim:iru;oc ~ ._ ~ .W. a'/ 'Milu: aa,aatM~wam.. ..r Lcadcr-111r appllmlc law . .. ....,.._ Lcadll>ot kap,at -,JISW rmcNlllhJc. cafria. IIJXlll •d irlspcqioas oflll! r,opm,. lc1*rsta.l p BllrrOWh"aolii.8 ..t: 1H._,alorprior1o•im_oefflelll ~ ~flit AIMt l"ordtt iMp,dioL JO. C • I tfe, n. pocii=cdl-of any ncd « daM to, icb:na&", dwed. or ~--. iii CMIICdl~ _. _,. ri•woclia lliiaa:r:luy~of1'°P~1r,arfo,~iD~1 cf I cctien -~&Uiped. ~ ,... iblll 1:#. ,ai4 to la,m. N 111 Ille ~ ol .1 tdal ~-. or w Pn,psny. IR p,orci:J. sf.oil be appkd 111-the -'"81'ft liy tii1 ~ :: ~ wldbn-ot .. .._ 4«, with. U.YOCICII paid 1G Bein __ I1. lM. ~ii• ,-,W llliilf, tidla: ~ lll o ~ a.c lair urld: \I# fl cJie •~ im-.ldf bcfotc rbr: rJ.m& U t<pal 10 « pAkr tha 6c: amoat t3idie ~ -., Rll:lml\,J --~ ~ ~ 1dca,,e1k 1Wf11, \dlbi:Ban-ntWCrafli l.cder ~ ..-ia ::' wsitmg, Ille s=i.r SUlllnl ?,y tilil StcllrilI fultllaeal Ill.II be ~ by Ilic '21'()11:111 of tfici ~ 1ldlipial '1 IL,: i ~ lra:im: (a) IX total ..... dlllc SU-IN~ lmlllllllia,cly ldcr~ Ilic. fWIII, divim!,d ~ (bj Ille hir lUlid ,uxl rldic .Propmr lmlltdiiadJ ~ iii, rui., Jur, ~dlllll be piideo &in-. .:. die aair ola p&rlfll llaing d Ille PropertJ ia ..wdi CM (w-.kd m1e o1 tlic 1rtlpCrty 9Jll9Cliatdy bmr-( the tikuli: ii bl tlila tle ...,... of die AIII ,eciucd ialMlfiltdy bcfllle die: ......... Bort01JU aad lt:lllkt ct~ 1g1U iii~ 111' --IJISl5uWc P' oc~ ~ ~ p,ocr.ed!.: $&Ill bit .,.&II rca de .... 11:nrrriJ hy clm Sawity" llll&Wlaca( 'wficdicr • not 1h --1>-"elilr.:ak. 1rt11e 1'1flputyk~ bJ' ....,_,, arit ali.u ac:tito i., k111lc:r1P lkwTO'aler 1Nt ct.~ allmkl •• .. ..uoll!;a"llllllo a mill for dalap, ..... b"-ID n:spcm to l.dQa' wiilii11JQ m)'S ..-c. --aolb ic&ivm., Lmlr, is~IIJcclcct aad -w'Y dies ~eda. II il5Gpdtm, eilM:f lo n:il:CAliaitm-Jepr ol"lk Propedrot ID lloi= -,-dt,c'liil~y~nclkl'Drlllllhcahe Ualaa t,::ad,:,-_. 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NDA-ttlliforD ~ U ot•~ 1.....-.i. ii ~i.c ~ 1'1114u Mlowl: 1 ,r.,,J rf:21'11,-ZJ 1,1),11 IIIWl!l ~•cr.t.J)'tiOtl, Kiag,D. DocWafilt-Yeai:-.Mo.atb.Dlly.1'ocID-.I994..60l.J.2:J.f ;,age, 7 0£ B,b;f Q o.taer-, 93S37!1 c""""""t' I . • .i....-.;. •.••.. i ' 1, I I ----------------. ---------- C ......-ddle.l.ail.t. llL1111W__,.,.llfldm:s!L1«1'ril»Cii;i..m-.,.,_.._...._ Nor--.wM i.,, dis~ 1---. ~~cir t1Z1 pu\ olk. Allllf h ~ 111 lllaapliota .t 1.-l,r Hd ~ ....._., _.. kt &omw.r. 1-1 L:eodiet 1N1 llRI mil ,-di 1tllf llll&ruld, withml81alll'Cofs.rr-, MIWI •• Iii~ IO Jh't" Jfflttd IIQtk,c olcudi~ -------------- $T'ATEOf l I• ro\JHTYOF I I dlnifJM.J illll'Watlaw.~......,._. -<2' ~-~ ? I ...... ?n D •• Jr:1ol!U:CC:la.. .... ' I !SA ~. nlORHAJr ·------·------ ·-------- ~ol .. hiiyOC11111DaD'of-W..llwil~.-u~)- 1o lie. rt.:aad. wlutatJ tttoi-1,..., tilrb ..... J*pOM ~ 11 lbl lllll~ ,,. ... __ _ (S-) NIJ&l/"t f'l;blic UI &m IDI' Ilia Slltl cf r'6Rllii111: at .-------- MyflOtlllll.J#lml ,up-----··---- . ... .1 • ~acz·:L.Pt:io.:cu JC.1Dg,.JQ Docume11t-l!"aar.Z'fm:lt.b.Da.7.DoC'I.D .H94 .60l.l3J.ti Pa.gs, B oi Order1 9.35319 C'~tr · ---· ··· I . • ... = -.... = = .., - RETURN ADDRESS ............ LDfll'I S.,WICI C9nter 18911 Horth Cl'Hk PIIIW6y llothel, WA 98011 DA TE Septemba, 12, 2002 Reference # (11 eppl1cable) 42003 318 Grantorl•J 1 WOODAL!.. ROSE l Grantee(•) 1 Banner Bank DEED OF TRUST 2 Pacific Northwest Tnle Company, T rustea 11/2q- FlLED BY PNWT 4~9 f'o()q -7..J Add1ttonal on page __ "" Legal Descr1pboo NW, 15--23-05 ·= Additional on page 2 ,C> .... AHeHcr's r .. Potcel ID# 518210-0073--09 THIS DEED OF TRUST ia dated Saptamb.,. 12. 20Di, among ROSE L WOODAU., ALSO APPEARING OF RECORD AS ROSE LEE WOOt>ALl°)fA$ HER SEPERATE ESTATE, Whose addre .. Is 2.48 UNION AVE NE, RENTON, WA 98059 c•aran,ar"), a.,,,,., Bant, wf>oH mailing addrno la Renton Branch, 64 Rmnlar Avenu• South, P O 8ox 1167, Flonton, WA 98D65 lrefentd to bek>w som81n'nH fl "Lander· and eametnnes •• "Benef,ciary"), and "-"""' Northwflt TIiie Company, who1e maJhng addroH '" 215 Columbia Street, Seattle. WA 98104 (rofetrad to below H "Truatee•) Deac.r:ipt::ion: ld.1Jg,1G .Doaumant-Yaa.;: .Hontb.Day .. DocID 200:J. 913 .. 1107 Page: .2 ar 11 Ozde,~·, 9.35319 Conmwmt, .... 0 ... .... • c:, .... loan No: 42003318 DEED OF TRUST (Continued) Pago 2 CONVEY ANC£ AND G:!tA.NT foe v~ tonstdtrluon, Grantol' ConffYI \o, lrul\tia m W.t \1f\m powM of tM, ng)n: of fntr; Md po1NM&OII Ind fllr ttt. btnttlt of Lmdar H Btnl'flc:twy, 111 of·Grsnto,\1 nght, title, and 1ntttett m Ind to the tonowin11 described ,-al property, 1oguth&r w11h aH e~ or subs~uantlv e:rtcted or aff1ind build1ng1o, arnprovtme11ts ,nd f1xturn. all HHmenta. r19hta: of wav. nnd appUrton.ani. ... an w111er, w11te< nghn end ditch. aghU lx:'!Cfudll'lg .stac::k In utihUIS With dllCh or vngat1on nghtlll, and all athar rights, roy&ltJK, and prafns rel.ltlng to die rear Praparty, incWng without tamrt~ au ff\lf\liralt., etl, gas, goothemwl and DU'l'Mla, mattera. (the "Raal Property"} located ,n KING Co1mty, State of Washington. TIIE WEST 146 FEET OF THE NORTH 87 FEET Of THE SOUTH 172 FEET OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTEII OF THE NORTHWEST QUARTER Of SECTION 1 !!, TOWNSHIP 23 NORTH. RANG!! 5 EAST, EXCEPT THE WEST 30 FEET FOR ROAD The Roal PropMty or 111 eddr"' It commonly known H 242 UNION AVE NE, RENTON, WA 98059. The R.al Propeny tax 1d1ndflcatlon number io 51821~73-09 FUTURE ADVANCE& Speclf1c11ty, wrthout llrnitatron, t~ Ooed er Trust aocu,as. 11'1 addftlon to dw amounts 1pee1fled ., the Note, au 1uture 11moi.,,11 L•nder m Pt discretion may IQain 10 Gr1ntor, toqethllr w11h ail 1nb!l,..t thel'.on Or:unor hereby H!illgll\5 aa secu11ty ro lender, llll of Grantor's nght Ude, and inltrHt 1n and 10 all ltaaea:, Rsrts. and profits of tha Prope,iy This 11u,1gtun1nt is, recorded m 11cccrdance with RCW 65 08 070. U,e hn created bv th1a a.i;ignmflnt 1s JnYnded 10 bo 1pecrf1a, ptrf1cted t1ond choate upori the flilC:Otdmg. o1 thtc Oeed of TNSl Lender grant11, ta Qr.prtor I IJCanat to collect th• Aenta and pr<Jfrts, which bCtnlt "911\1' 1-rllvcked at Lllnda1'1 OplKJR Dnd :shllff be automa~all'f ,evoMd upan aec.ellfatt01l of aU o, J)flrt of ma ~nan THIS ORD OF TRUST, INClUDtf<Q THE ASilGNMEl<T Of WIT$ AND Tli• SECUIIITI' 111'1'£11EST IN THE ReNlS AH!) PERSCHAI. PROf'liRfY, IS OIV!H TO SECURE IA) PAYMENT OF TI<E INDDTBINESS .t.ND 181 PERFORMANCE OF ANY AIIO AU. Otll.lO.t.TIONS \JIIDl!R TH& NOTE, Tl!! R<LATED OOCUMEH'TS, AND THIS DEED OF TRUST THIS DUI> OF TIIUST IS GIVSI AND AC-ON THE FOLLOWING TQIMS PAVMEHT AND PeRPOP\MANCE Elieopt aa ottierw1se prt1V1dad 1n ffill Llf.J of Trv.t, Grantor &hall pay to Loodor all 6mma"ltl HCUre6 by thl, Dead of T,uat ea tmly becam11 dL11111, onct aheR strictlv end m • 'tlmelr miannor perform al of Grantor'• obflg1t10ns undar thl, Nota, 1h11 Oeod of Trust, and thll ~ated Oo<;umenlS POSSESSSOH ANO MAIHTENANCE Of 1HE PROPERTY G111t1tQI' agrt .. ht Gr&n101'• PQSltJSJOn and UH of tho Propony $han be gowemad bf h following ptovtinons Pouna\on and UH 1.)nhl the occurrence of an 'Event of O.ef1ult,. Granto, may j1) ,e,naar, in poneas1on and conuol of the Property, t21 uM. oporate or mBl"laQI! the Property. and t3l collect tht. Rents. Wm th& P,openy (ttu pnwege IS a LceMa from L.snder to Granto, a,utomabcally revoll•d upon deburtl The follow1tt9 ptOYISIOM tl!il-11fl to the use ot tha Property or to 01her \.\m1ia,1V)M al\ the Ptoperty lha Real P,gpatty as not uaelf pnr,c1pally tor ,ancutw,11 purp01n Dury to Mllllmn Grenn>r shal'I ina1nta111 tl'wil F"topertv m good cor'mt11on and promptly perfam aU repws, replac.&rnenu. and rnaaqttinanc4 n&Qetffry ta ti-re.&eNII 1't!. ve.11.1, Complenc. With frtvlronman&al Law• Grantor repraHnu and wer,an11 to ltrdtr that m O\a'tng 1bl 1)11\0d 1'lf Graf1(0r'• ownerthfp of thli PrOpilt)", thcara: hN '"ean l"JO use, genaraticn, minutac1ura. store;e, treatment, di&posat, ,ei..u or threMened relHH a,f •not M11nrdoua Substanoe tJy llnY petsol'I on, under, e'boUI ot fram ~ Pl'OPfrtv, fl> Gram:or has no li:nowtedge of, or reason to believe that U-a haa bun, excapt es PiG'YIOU8iy dsaolONd to a1ld ec'cnowl$«.fgtd by l.ender Jn wr,MQ. Jal any bre6ch or vdibori of ,ny &,,,,..ronman.tal Lawn, (bl any 1.11e, oen1Watron. manuf11ctura1 :ltOl'age, trHtr.ient, d1.apo3al. re!ea.aa or ~r,Htol'IOd reie.M of af\V H1111:asdous Substanc.a on, under. about or from th• Property by er1y pr1« ownera o, occu~ntt of the ProplN"OI, or t.:1 any ,ctu11 or thtaatllnad ltbgaMn Of cla.«ns ol anv t.1nd b~ 'IJW i:,e,rion relatmg to -.uch maruirs, and tJl bcept H prt'VIOUflv ~ldos.d to end tciu'towlldgtd tiv Lend&r 1n wmct>Q. j.a) ne1~ Gr,ntor 11Dr ~my tenant, COntflctof, .agent er othar autho111Zbd uH, ol thl PrOparty ahan 111,e, g11nante, mflnufacwr•, stctr•, VHt, dispose of or r•le•u 1rw Hilia«:lous Subst.anc41 on. urkMr, eoout at from the Property, and (bl 1ny such 11ctMty aha[I bo cordUr::ted 1n comphar'lce w1'f\ &I 1pplicabJe fed•fl.J. stat-. and local laws, t6gLilar,ons and otdinance1, 1ncfud1ng without lmll:ta'ban ,n Enwronmenul L.aw.a Grantor aumori:uu Unchu vM rtl J.ge,nt, to •""1' \lpon the Property ta mako slCh 11"19p9(;tiont and tllts, at Gre,nor'• •xpenae, u Lender ma,. dHm •PJ>ropnate to d•termtne compJiaoce of lhl Property wwl\ lh11 $8(.Uon of thll Oe,d o,f lrLi3t Arw 1r1,pact1GM °' lecu: m&de by Lendar sh11f be tor Leind'er'• 1)1,UpONI only •nd shah not: bl!I cona1rutd to craat111 •nv raapon11Dllity or irabtP,w Oh tM ~rt of L4nder to Granto( er 10 any ocher p&rson The ropreient111ona an<i' warrentie11 cont••ned hlll'ffl •re baaed on Gramara due dllagence 1n .z:J..cz·i.Pt:iaar JC!ng.,Ja Docume.c:t-l"eu.Jlbzatb,Df:y . .DocID 2002.,9i3 .. 1l07 P&ge, 3 or l1 o.tder, 935379 Commant, r--= -· -en = loan No. 42003318 DEED OF TRUST { Continued I Pago 3 1nvssug1tmg 11\e Ptopttty tor Haztfdou• SCJbtt.aneu G1antor hl111by IH tlllea&U al'ld w•1V8$ •nv futut• ~ ag1m1r Lender for 1ndemratY or icor11r1but1on in the eveot Grantot b6com11 lmb&e for cleanu,p nr othet costs undes any s1JC:h lavn,. ar.d (21 agren to OH111n1fy and hold harmios1 L.ender againat any and all ci.m.•, Joues, llatldt1.ea, demagn, ptnatbts. •nd expanHS which L.erKktr may dlrvctJy or 1ndlreetly a1111e1n. °' suffer resulbng from a breach ot thll HC11on ol U1II Dood cl Trull or &$ a: ce>n11equanca cf artf UH·, gilhlira1l(ln, marurfK1Uro, ataraie. d,aposal, rel1ase or threattned 1eilent oc;cwnng cmor to Gr.,ntor's ownetatitp or ,n™eat 1n the Pf0.,_1'tY, whl1her 01 not 1he uma wn pr snould hav• bnn known to Gnmtor TM proVISlona of th& Hct1on of 'Chi Deed of Trust. ,n,:lulflng the ~ 10 indemn1fv, sh•" 1utVNt the p;;iymem of the lnd111btedness and lha 1atcaht;11on and raconytyance of the ban ot m DeDCI of Tru1t .eAd snatl not be atrectei:I t,y lencMJ'• acqU111tton ol any 1nterea.t ,n the Property, whtfflU by k:ir,clOSUJ'II or otherw1M Mui1111ce. 'WHta Gtanto, 1hlll not. c,u.a.e, conduct or ?erm11 any nura:ance nor <:omm1t, permit, or 1Ulfer any -1mppin11 of or wule on or ta the Property or ,nv portion of the Property Without l1rru11ng the gener,ellty af tt. lorsgorng, Grwor win not nnnove, or oran.t ta-any o'that pa,ty the nght to remove,, iinv tJmber, m1...,-afl {mdudv,g 0111 ertd 911.'I), ual, ci.v, t<.On&. IOII, QTawl or rocll. produG\a wJ\hout l..enCS.t'::i: poor wnt111f1 consent Rtmonl at trnpro1'911Nnta Gtantot ahall not damoMh oc 14rnow any lmprove.l'Mntl f?on\ th& Real PrCC)lrty wrthout Lendor"• pnot 'M'l'thn aon10nt As a c:onti'Jllon to 11• removal of any kn~i>v•l'MIJ't2, lend« may r(l"6! Gte'i'\IM to mate .-,engements 1attafact0ry ta Lender 10 ropl•c:• such lmprovemcmls with lmprovomtnU of at laaat eoual'IJaJua L•ndet·• .Aa;ht to Entar bnder end Lender's agents on:I repreeenutrvaa m•v emer up,n1 tM Re111I Property at all ,e•DN11bl• ttmel t.g .attend to LtrKklr'I 1ntenrm oind to 1nap£1: the Reat Property for purp018111 of Qrentot'a compl .. J"ICI wrth rhs ter,mi and c:of"ld1bon! of tb11 Deed of Truwl Compuntt, wtdl G"911'1~ hqonmPta Grantot shall prott1ptly cc:nnply, tnd ,hall promptly cause comphaoc• by •ll BG..,h, tenal\tl °' other pc,soJ)r, or ft.l'rCltJn of ~tV nature whataoever who rent. r,.,ae or 01herw11111 U5fl o, occup,v the Propar:ty in anv maMtJr, 'fltth •U "ws. or~,. a.nd rt,g'JlatKlnt, hOW or hereafflu ., etfact. of au go"'8rnmentaJ authonuel eppllcable to the use or C>CCUP8f1CY of 1N Property Grantor m&y cotitut 1n good f-U, ffiY such law1 Qfdlnenc•, or ra,;uinon ar1CI will'h:,'ld compbanc:a during any pn:,caedmg, mc:ruc:11ng. 1pprop,U1ta IPPob, 10 long as Grant« has not1f1ad LttndBt in wt1Wng Pf1CU ta doing so and aa Jong. 11, U1 l.endar'a sole opiruon, llt'ld•r's 1raterasta 1n the 1>,operty are l'lot ieopaJdlzed Ler,der m1y reql.M't Gtat11or to post adtq~te HCU'flty Ol lfll SW*ly bond. ~non~ &atlis1aetot)' tQ l.,nder. \0 Pf~1 Lander'a KWM'Hl Dutr to P,ocact Gt.ant.or e.gtaee neitt.r to 11bar,don or laa...e unattendtd U\e. Property Gtenlor '&hell do IR ow, ,en, m ~ to those acn .set fvrth ebcv• 1n ttmi: N<:tron. wl\rch lrom the eharao'[a9t 11f'ld use of tN Pl'()party ua tuconablv Mcut,ai,/ \0 pot.act and pniaerve the Propany OUE ON SAU • CONSfNT ,SI" tsfDeR Lander mtll!f, 1t leMISr 's 09gc,n, (Al dedara lfflfllad11taly dlM and para bit aU uuma 111GUtsd by thlt Offd of Ttuat or PII 1ncreaso tti11 ,r11erest rate provided for m tM Note ot otl'Nr dooumont ~nctnQ tha ~dne1,1 and 1mJ;,011 111ch ether cond1uo11s II Lel'lder cteern• eppropnate, upon thtt .-.le Of' transfer, wfthout Lander'• pnor written connnt, of all or any p1m or the AHi PrOl'trtv, or anv 1nwarert in. tha l\ut ProPtrtV A •sale o, tt1ri1ter-mHn• 1h11 conve.,.nte of Real Property or any right.. fflM or Ulttteat m thll R4tal Prnpert',I~ whether leQ.11. ben1tf11:,11I or oqu1t1b1', whethef voiuntart or 1nvolvn1a.ry, whethar by OUU"r;ht u\a, dnd, mstlikn0n1 nllt c:Onll'.eet, 11nd conir•et, conrr1et fol de4ld. llllhhold mterest with a term gren,r tban lhrt• 13J vears, lease·-optl0'1 contrM:t, er by salt, as..,g~t, er uant1er c,f any benehelel 1l'ltetari1 in or to any land t,yt1 hotdtng mfe 10 the Re11I Property, or by 111ny other malhod of convey&ne111 of an a"'IPtteSt in th6 Real Propsrty However. vu, o.ptJon thall not 1w ••«C1sed l)y Lender 11 1uch axer1.11N 1s pr,olubit11d by federal law 01 by Wash1r1cton law TAXES AND LIENS The following prOYIIIOM ,e!.atmg to the ta:iccta ar,d 1!1ri11 an tha PtOPllll'lV ara part of th!a Dead of Truat p,y,mint Grantor AhUJ pay "'han due (arid m a11 .venu pnar to delmQuenc:v) all taxee, 1paclltf 1e.xea.. .uaenments, ehargtJs finck.Khng wattll' and &8WtltJ, fines and imposrt1on1 levied ag.-n,t or on ICCOUl1t of tl'II Pro~,ty, and 1hal! pay whon due a,19 d11m• for wort done on or for !lilrvti::e.s r•ndered or metanel 1umllr.etl to tM Ptcl;ierty Grarato1 •h•II mall'ltflln the P'roper\V k.ae ot all l111ns havmg pnor,ty over or eqUf,110 tile interest of lender under t1u1 Deed of Truat, •~ for the lien nt lllll.H and a99e:a,s.meMs riDt due and &:ittept as c,NrwtU prov1d,ed 1n ttQ Oef'I of r...., Rtgh'l 10 Contnt Grlntot IMY withhold payment of 11ny tax, HHUMent,. ar c:.l.aum '" .connection with• good farth dl$pu\e-over the obllpt,on to PIY, so \ong, o111:1 lt!lnder·:;1 1ntarNt in 1he Pr(lpllrt)' 11 noi JdOJ:lardmrd It I b,en '"'°' or 11 f1ild 11 1 ,esuh: of nonpeyment. Qrantor stiall w11hm f1ftei,n (15J davs aftlr the lien anu. o,. lf a hen 19 ked, Wlthln ftfcee,, C15) Gav, after Granter hu: lltltice oP thu Mino, ni;ure th& dasehal'(il1t of 1M lien, or tf tequmed by Lender, dtpoa w,th Lender C&ah or I .ufhclfK"l.t -corporat~ sunty bond Of other tet;l.lnty a-...-t.Mo,y to \.ender m ,,,_ amount sufflCU!lnt to d1M;N,ge the 111!1(1 pl'us any coa-i. and anorn.eva' , .... or D1her charges that could accrue 11 • result -of a foTaclosure ot ••1• und.er the lien 1n an~ contes.t, Granto, 1hel clefond ru:ell and Ler,der and atiaU sansfy any 9dlo'eue 1udgm•nt bePof9 enforcement eQa1nat tht Property Gr:amor shall na.me-Lender ea an .cldm:msi De•c:r..t_pt.:Lo.a, X!.Dg,WA DoC'Wll9llt-r.ei1r.Jlo..Dt.b~Day,Z,OC,ID 2002 .. 913.ll<J7 Fag•: 3 of :11 orao.:·, !135379 CamHDt:r I ...... = Loan No 42003318 OEEO OF TRUST (Continued) obllgae under any aur&tv bond furn11hed m ~ contut proceedings Page 4 £indenct: of Paynatnt Grantor shall upon demand hunish ta Lender Slmflctory ayjdltJ'Ji::llt C>f PbVJll&nt Of 1he tau.I or aeseaamenu ano 1ha" au\honz• thll •?propnata govammantal DffKl'.1111 to del1wr to Under 111ny t1ma a wntten 1t1temerrt Of 1M te,c"' aNI usefffflentl &ga.JI\St 1M Property Nt:itic.t of ~bOft Granto, 1hell ro'bfy Lander 111 lsast fifteen (1 SJ day& before al'ly work • comm11nCBd. .anv HNIC .. ar• tuml&Md, Of anv m11t:1nal1 a,1 auppbed to d,e Property, JI" my mtchm101s »en. motertama,ta lien. or othaar hen could M 1asi1rted on ICCOW'lt of the work, HMCU, or m1t1nal1 and the 11:'.olt exGNdf t1,000 00 GfM'IOf w1\\ upor, ,.quoit of Lan.let tmmh to \.and..-advance &AurancH HIISl'liciary to L•nde, that Grantor can and wtl pay ttw cost ot IUCh improvomant:il PROPERTY DAr.lAGE •suRAHCf The following prov111ons relattng lO 1n1uring tht Property .,, a part of this OHd af Trust Ma111t.1tanc• ut fntUrMc• {lranior •haff proc1.1re 11nd maintain pDhc;1es of fire in,~anc• with: ,standttd extendad cover1941 endonementl on I npl1cemont ba11, for the full ll'ISUl'fblo valua eovanng all lmp,ovament1 on the Real Properry ., an omotait auttc.-nt 10 avoid appllcfllQ1'4 of any c01qaura11C11 c1~. and With. ._ •t.ar"dd ~ d•!Ae 1n favor of Lander, to;ethlr w1th 1uch othsr ho:iard and l1tt,lhty mau,anc:e as ~er may f81sonably raqUlre POIICttt lh,n be wntttn 1n form. tmounta, i:ovataQH al'l4 baM ,euona:bly flQOep'W.bk tQ. ler.cktt and 10\JMI by • i:ompany 01 co,npanaaa ,easonably acceptehle to Lender Granto,, upon ,equHt of Lender, will debvar tel Larder from tune to time thl pollCMSI. or Q6rtl.6cete• o1 insun1ncl! ,n torm ll'Ulf1ctory ,o, Lender, intk.lClng l'bpU\1t10ns Ula'! covert0n wdl not be c:ance/kn:t ot dlmvwa:hed wl1hout el la.11t tan (10I dayt p,.o, Wtlttcffl notice 1a lender Each IMUl'.-ic, pokey Mto •Mil adud• ar. "lnchwsem•rrt provadmg 1htt covera;e l1'I favor o1 Lender Will not be unp,1red 1n anv wr, bv any .et DfflfhlOII ot default ot Gr9ntor or any other por1cn Shol.lld 1ha RMI f'rQJ;len:y be loetled 1n an lfH dea,gnatad bY tha Dnte10I ot th, federal Crnergency Maruigament ~y H I •Pt~al 1Lcod hli,rd 11ta, Grant.or ag.r.n «1 cbt11n ud man'*'t Federal Flood rn;uranc:•. 11 itV.aafabM, w11J1m 45 daya aft.or notice ,a Q!VOII b',' l~r '\hat tha Propeny 11 )oea\ed in • specu11I tlood hanrd ero1, lor U'MI full unpaacl princ:ip,11 balanca DI th., loa1 and any pnor ,.,.. on the propeny 11eiunnq the ba11, up to U,e ,na)Qrm,m polioy hmrts 11t urlder ffll National Rood lnll.nl'IC8 Program, or as othe,wise required by Lender, and to ma,ntar/1 aoch lnJt1rance tor the urm of the loan ~ oi f'roc .. dt G1tntor st..11 prompdy n®ly Under ot my )OH or damage 10 tne Proparty 1f tha ,uf1rnoted coat of rep.11r Of rapleaeman1 exceed, fT ,000 00 Lea,ct&t may mete proof of lols 1f Grantor feds to do ao wllhn td\Hft ti6) daya ot the &::lkdilty 'Nh111ther ot J'\Ot Ltnder'a IICUntY'., impa1'8d, lel'ICI• may. at Londel''1 eJactJon. receMI and retain Iha llf(ICNda ct any msu,~ 111nd apply tne proceada to the ,ed1JCt1a11 of th9 lndllbtedne11, p,yrnent of -v 111n atflCtlng tJ'ie Property, or Iha ,utoration and r,p11t of the Property 11 Lendar oJlcts to .,pply the prcc:Mds 10 tfftorttKln end repair, Grantot att1U repaar o, replace tho d.tmaged or dutroyad lmproWIT'llntl n a Jr11nnor aatn:factorv co ).&net., Lendor •half, upan nu•f•ctOtY proof of aueh t)Cptnddlll. pay or 1eunbu1H GflfflOI frDIJ'I the procNda for the 1euonable oote of repBlr at UJstoratmn 1f Gramoc w not in d9C.ult under ttn Daad of Trust Ar,y proc:etdt which h.a.,..e not befn d•hllratd w!Vun 180 da'I' after tht1r r,eceapt and which Lander Ni• not comm1t111d to ttw repair or 1oatore.t1on of 1ht Pw~ at'iel be '1.119d lffl to P"f any amo\a\t OW1l'lfil to Lande, undllf thia Deed of Trust, then to pay accrued 1nui1aat, end the remaindet, rf Jiny, •hafl be applied to the phr'l(:ipal balonce of th1 lndlbWJAes:& U lend« MS$ tn'I procnd, dtar paymorrt m fill) of the lndellttdfless, such proc11ed.s •h•ti be Pllld wrthoiJt mf«est ta, Grantor ~ Grar,tor'r intvrnrs mar appear LENDER'S 'EXPcNOITU1lES If Orantof fB~• IA) to kasp the PrcJNHty fru of ,a taxu, llenA. ucur1tv 1ntorll$h. encumbrani::es, end other cla11ns, {BJ to provu::k, anv reqwred 11'1Surt1nce on the ProptrfV, or tCI ui, make ceP41r1 10 thlt Pr~ then. Lender may de :110 If ,nv ae1ion or procaedmg 1a commenced ht wo,uld 1111tartally atteet Lander's .ntezMtl n Iha Propeny, 1hert t.ande, on Grantor's behalf may. ))Ot ,a not taCl,uw.cl tc., takt. •nv .coon tl\at L..,nda,r bitfl•Yff to W eppropn•te to prateat under'• rn~reotB All expendt 111CClffild or p&ld by Under for eUGh purpo,N wdf then bNt lntertlC at tha rate ohaf'Qlld unde, the, Not• from thl daw mcurred OC' pad by lmKltf io 1M deU, tif 1apayment by Grantor All such bplftMII WIil becom• • part of the lndebtednau and, .C Lendet'~ o,,llOn. w1J CAJ bt pay~ Ol'I demanct. {BJ bit .11dded to tha balance of tM '*'3t• i.l'ld be ;t,l)p0!1iaried among Ind b9 pay1b\e wnh any 1nn11ln'l,nt paymeml to ti.come due during tither 11) 1~ terni of anv apphclb(e II\IUl"lnCe poticy, or 121 tht rema,rung term ot tht Note, or (Cl be trea.tAd u a bllOC>ft ~yment wh..ch '1111" btl due and piry,abla at tl'te: Note'• m,tun1V Tot Oetd cf Trott at,o will secure paymer,t ot thote amount& The, righh provtdad for n tlus perag,.aph shall be in add1bon io 811)' oU'a ~ or any temechea, tt> which Under ITl&Y be entJt:lMI on ~t (:If aov def4ult A('('f suc;h •ettoo by Lendar shall not be cont11L111d H cunng d,a default 10 a1 to bar Lender from ·~ rerr,edy tt,at It ottl9rw3e wOIJd hava had WARRANTY, DEFENSE: OF 1Tl1.£ The fo1towanv prov1110N1 relatmg 10 cwnatsl'lip Of the Pro.oertv are a p•rt of this Deed of Trust TIii• Granwr wam1ma 11'Mt (al Gr•ntor hold1 good 1md m11rk1tab!1 l111t of rac,ord to tM Property n foo .swnple, trae and GIHr al an Un• at\CII encum'brancu othe, than 1note Mt locth n ttl4t .R.al Property daa.c11Pt1Df'I er lf'I a,,y mla ...-ance pobcy, 11tl• r•port, crt flr'IIII tith, op1ruon ,i1u11d tn favor of, and acce-p1ad by, Lender in ~ni.,ecbon wrth 1h111 011d orTrust. end (bl Gran.tot haa th& fu!I right, power, lllld 211.11hontt to ex,cutt and d111ver t,-., Deed of Tru.t to l.c,'1der ~s:crJ,ptJ:on: K.i.Zlg,NA Docwae.at-!'d&t ,J:toni:b,.Dlly .. DocID 200.a.:n..3-1107 P&ge1 4 of 11 o.rdez·i 93531~ eomment, l.oen No: 42003318 DEED OF TRUST (Continued) Pago 5 o.ftnH ofTJtla Sub,rl(;I to the a)ICllflbon 1n 1he parag,aph ebDve-. Granto, wattantl and w1I forever dafend tha title n, tha Property against Uie lawtlA clalm5 of a11 parson, In 11\1 ,vant •~ acvort or proceeding JS commenced 'thM queat'IOM Grfti\\Or'1 Ude-01 thl ,ntueat of T,uate& Of \.endN und1w thta OMd Qi TNllt. Grantor ahall defend the action ,t Gramor'a e,cpanse Gr.ntl)r may be the norm~ party in such ptoc11eding, but Lendar shal be ent1llect io J;1WUCl1pate an N pn>coe:dtng ~ to b. reprennted in tr. ptocaed1ng by CCU'lfel cf Ltndar'I own cholCl!I. and Gl"Ultgr w1I defwer, nr c•uM to b& debvttn,d. to Under such ll'latrum•MS a, Lendor mt.Y rec,.1t1t from time to u.me m ri•rrna1 euch p1r11e1pa.tton Complilanca With \.awt. Gratt10r wa,ral'lb that the-Property and GraMor'1 UH of tha Pt0p1N'ty ooms;ilres Wrth a1' existing 1ppl1ceble I.aw,, ord,nattcH, and regulat,oM ot gavarnmentlf 1uthonuu Sunllvll of Plormata All p,omau, IQ,eement11, 11,r'ld stal8mln1t Grant0r has mode 111 l:hia Deed ot T11,11t shal 1urv1Vt the txec:uuon and dahvtrv of tht1 Deftd of l'rust, ahaJI bl contana.ang •I\ nature end shall remain III rLil force and effect urwl auc:h time as Grantor's lnd8btedl"IN9 19 pA111d m k.111 com>EMNATKIIII rne Jallowmg p,OVW011$ relating to tol'Jdemne1N»'t pro:~ ,re, p,1,t 011w De'4:f ot TrlJllt ~ If any procud\ng 1n COrid8l'l'llDUOll r& f~. GJ-wor ahall J)fOffiptll nobiy Llndtr 1n WJ'lb'IQ, and Granrot she.It promptly tab au::;h ateps a mav ba neiceuarv to d4ttnd the 1ct1an and c,btlln tN award Grant« may be the fliClmrnal Party" an such p,ccMd1ng, but LBnder shall be enaded to parllctl)OtO Ill tha ptOC;aeding and to be represartted 1n 1he proceeding DY coun=rel of 119 awn chotcti aJ ot Grantor's expenae, end Gr•ntor will ~lV8f or GclUM to be IM!lrwred to Lender IUt:h Jrlttrument& and dot.umam.tuon n may be requaated by t..not, trom time to nm. u, permit auch pait,c;ip,tsoR App•c,,taon of N .. PTDc1..Ss If oll or •nv part of the Property ,1 concJ,anwled by eminent dom1,n proc:eedsn,g, or by any pr.ocudrng or ,x.cfuse N\ heU of c:ol\Gemn11t1on, Lender rnav -1 ltl etecnon require that all or any portion af thl ntl proceed, of the award be 61Jpbed to dll l~btedness er the repa:11 ar rmoratton of the Pl'OpertV The nit pnN.ffdl of th• ,ward ahall mun 1he award aft&r ~yrnent ot al reaeo"'blt costs. u:pcanlSOI, and attorney•' feu: U\Cutt9CI, by l'twta or Lender 11'1 cOl'IMCt2on w1\h the -crindamriauan IMPOSITION Of TAXES. FEES AND Cll4RGES SY GOV£l'NMENTAL AUTMORJTES Tho followv,g .......... relat,n{J 'CO \)0...-.«tlntmaf UMI,, Ce,q aAC:J chlrget. e.ra I! l)flrt of 'ti\11 Oaed til TR1$t CUtttM Tu:,-.. FIii 1M Cllllrgu UPofl reque1t by Lande,, Grantor shall &lfflGUbt ir.uch docY'll8nta m 1dd1tton UI thll Deed of Trust and! tab whaisv.r other acttal\ 19 ,equoeted by L.ndlr lO ~rf.o\ end continue Lllnde1'1 lien cm h Real Property Gtanior sMII ,.wnburH Lender fo, BIi ux .. , u dascribed below. toQ:ethtf wrth aN expensu inawr1d in J'IIQOl'dlng, petfoctlng or G<intln!.J 1ng th1a O"d o1 Ttuat.. including wlthaut hlnltaUOn 111U t.&XN, fees, dOCumenltM"f st.ampt, and other ch1rg111 !"Of recording or 1eg111i.nng thl• Deed ot Tron r.... Tilt rorrowina $half c:on,trwt• West to whtch this seet1at1 ~• f1J • spacrl,c Lt.II: upon eta type al Deed o4 TNtt o, \IPDf\ 111 ,or any pan ot 1tie \ndebtrtdneu ~ \1y thm DMd of Trust, 121 a apoc1hc tax on G,.,siar whtch Grantor 1a a.uttton2ad o, required to deduct flom paymentl on U'le lndebtedn .. • secured by th11 typ11 of Deed of Tri.at, f31 1 tu on this type of Deed of Tni11 cntrgeablt 1g.acnat the L8ncl1r or the hokltr o1 tt,e Note, and (4) a apeciftc tH on al or any portion of 1he lndab19dneas or on pavm1nts of pnrx:1p1I and mtorcst m1d1 by Gtantor Sub11q&1mt laxH 1f lf1V th: to wNCh thla secvon ap¢J8111 .. en&etad aublequent to the d8to of this Deed of Trust, t1111 8\'111\l 1han have the hllMI eflect u an Evenl of Default, Ind iencfer mav 1xen:11a any IX aJI of ita. 1v11\.ablt 1emed1t• fo,r an Event of Osfaul: as proY1ded below unlan Qr~ either ( ll Pl.,. tho tax be,to.;e ,t becllt'nN delinquent. or 12) COlltHtl ttie tax n providad above In the Taxes and l.Jena Httton and depOS1t8 w,t:h Lender can or• auffc11nt eorporm 1ur&ty band or nthe, ucLl"ltV 11NfRtoty to lander SECURITY AOREfMM1~ FINANCINCI STATEMENTS Tha: folowang PTOYl•N)(ta ralmni to thi1 Oaed of Trust u 11 .secu11tv 8QrMment INI a part of th11 Deed of Trust Stcwiry Aur~• Thtl mstrvment 1halr eorin.rtute a Seconty Agreement 10 tt.. extent any o1 the Property cDnlltJWlet f1xruraa, And Lender •hall hew, al of lh! r1gh~ of I MCU'ed Plllrtv urwtar tha UnJform Commero1al Code .st amet'lded kom time to hfM S•cwltY IA'Ce,nt Upo11 NJ>quest by Ulnd•r. Gr.antor shall eaac:l,lte f1nanc-1r1g statetnelfl:s Ind take whatever other actJon 11 req~ted bV L1tndN co perlec.t and cont1riuo Lende,•:1 acooty am.ereat in me ~I PrO?erty tn. addrtlor, to recording thlS Oeed of Trutt 1n the real p,operty re,e,ml1, Lendar may .. a1 any time and wrthout: l1.1rdtl-1 •uthcr1z1t1on f,om Graotor, file t:icecuted coul"itefp,arts, copiiaa or reptOductJona of tml Da.sd of 1ruat •• • fin,.~ ,tatt.nlel\t Qran.tcJr •hall 1e1mburH \.enc.,,, fD'I' 1111 •)lflet'lfH incun.d U'\ ptr'lettmg or can\:.11'\u,n; lh1 ACUnty 1ntera:s1 Upor'I der•ult, Gzantor :Shall net nmove, 1ever or dlJlach the Partonal ProP9rty ftom ma Property Upon default, Grantor •MIi esaembt• any ~r1on,J P,GPfrty not affixed to the Proportv 1n • manner and at I place reasonably convfl'lllfflt 10 Gramer and L~nder and m~ke ,t evadable to Landtt wnhm llvM {31 drv• disr rcic11P1 of v,mtten demond frOffl l.tndet to ll'MI •xtont permitted by ~ppl1eeblt le!N JscriptJoJu King, TfA DoCIDM'Dt-Ycru·.Mont:.h,Day.DocID ordez.·, 935319 CCmaeJ:it: 20D2.9%J,.J.l0'1 l'1tg•1 .S of ll ... = -"" c::> l.oan No. 42DD3318 DEED OF TRUST ( Continued) Paga 6 AddrnaH TM malling addJ"ffset of Grar.tOf {dab1orJ 'lfld Lender latcured party) from wh!Ch anfonflebon concerning the secur,ty 1nterU1 orarned by thll Oud of lnS$t maiy bo obtaanad (each .s '•crt,llrtd by tl'le Undorm Commereaal Code) are u sutacl on the fHs.t page of ffus Deed of Tru,t FURTHER ASSURANCES. AlTORNE.Y·IN-FACT The foUowll'lg J)f~ons ~allng 1D further 11&1ur1ncu and atw.fMy-11\-f&et are a part ol 1h!1 OMii ot T,usi fvlhlir A""'8Cfl At any tin,e. ,11\d from 11mo to 11me-, upon rt1quet1 of l.andet, Granter will mab, •~acute w,d' dehvor, or wdl 'Ca~H to be made, uecLlttd or delrvered, to Lfrtder or 10 Lander'• dea.tgnae, encl whim r-equenod by Landa,, cauH IO be fil9d, ~rded, refiled, or reracon:1ed, u the, (;118 may be, at such t1rnea: and 1n 1uch qfhc::•• and pl11G"8 n lender rn,y deem 1ppropr1,1!1ta, any ;.,ind all 1uct, mongagea, dteds of trust, :seeunty deed8, secur,ty •181T'ia'ftU. f1nattetn0 -1t.ttamom•. e<mtllluat,on 11.aittmffltl, instrUmfr1U Of furthat UatA"lnM, i::enrflC&'tss, Ind other documents Hi mlY, 1n ttla sole OJ1101on ol Lilndur, ho noc:aHary 06 dH1rebl• 1t1 ~' lo effectuate, complete. puhict,. con11nue, o, preserw (1) G,an!.or's obhgatiora. Ll"lder the Not•, thlS Deed of Trult, and tNI Relatad Doc:umlf'\b, MCI t.2.1 the 181'ls ud seeumv 111teruts c1eated by Ua Deed or Th.1$t u flt•t oltnd p1ior ll«ns on the Prc,perty, whether l"IOIN ownad °' hfl'eafter acqu11ed by Granto, Unlass profv,bned by law or Lender agre" lD the contr•rv U1 wrlbng, Grantor ahl!I rejMbutso lender tor all co.na Ind eaperwes •1'C'Uf111tl m ~ with the mau1111 referred tO JO thaa paragraph · Anon,a:y-lR.flct If Gr11110r tails to do any o1 the tnmg, referrld tc, m. the pracodmg paragraph,. lender ma't' do ao to, and ,n Ule name, of Grant.or and at Crantg,r's e,1pemo For ;uc;h purposes, Grantor hereby ,rrevoeably appoini. Ltnder pa: Grantor'• attorney-in-tatt for the putpote ot m11klng, exeeuw,g, dth'tlllll"IQ, fthng, ret:ordiog. and doing •II obr ~t. as 'IIIIY be n&ee111rv or des.arable in \.800l1'1 toki OJ)lnN:Pll, to 1ecompl11h tha matters r1fer'8d to Wl the p,eaadang. paragraph FULL PERFORMAIICE If Grantor payt all the lndebu1dnt1n, mc::h.ldr11g wrthout l1mrta!IOl1 111 fut\lJ'a 1dvancts, when due, ar,d othef'w• perfonn1 II the '1bl'Qllb0nl imposed upon 6ramot under th11 Deed of l nJlt, Lender shall execlila and dobv11r to Tl'\lslee t r*CIL&Nt for IIAI recoR"8','lnee and 5hall tXK.itll and dtlaver to Granto, st.ntlbM 1tatern11t1ta of terman,rt,cm of flnY financing .s,,teme,nt on, f1lll h,denc11"'Q Lende,'1 a,ecunty ,.,~,est 11'1 the Rn• •Ad the Per•onel Property Anv reconveyanca fH shal be piird t.,y Gten1or, ,f permmed b'( appllcllble lew nm. g,ame, 11"1 ar,y rac:onvtyS'lce may lbll cluorlbed M tM ·Pf'aon or person• i.eoally enutled thllrw>' •• ~ tht reQtals !fl the recon~ ot any matter, ,or fact, Wll be <:oncl,...,ve proof of the truthfuln&n of tmV 11uch matters or fact, EvatTS OF OEFAULl A\ Lander, option, Gr.antor w11i be 1n da1ault under this Dead of lt\dit .r an.v of the f0Uow1ng -hyrnent Defaull Granto, fails to make ariv paymen, when dut under the lndeb1ednesa. Btuk Other PromMn Granto, Dt"ea'u ,uw prorrw;e rna<lt to lenCh,r or f•I, 10 ptrlorm promptfy •t tht tllnt and stnctly ,n tha .,.,.,., proVKlad tn 1h11 Dead of Truat o, 111 ilfl'I agraemont 1al1ted to m.s .Dead of Trust C~ Deftiuh: F11Ue to comply w1lh any other arm, obligltJOn. covenant or eondJUoA i.ont,1111d 111 ttn 0.ed of 'Trust. the Now or 1n 1ny of 1h1:1 R•lat&d o«:umehtl l1 well 1. flll!Jtt II coru/.9 end II Gtian1iot hu not ~tl'l gN"en I notic:e of a brt.ach of th11t •~ pro,.,11t00 of this Dud of Ttult wrth1n thtli precading twolw 1121 months, It may be curad !and l'lo Evel'II of O,dault will have occum11d! if Gt«\tcr, •tlw Llll'\Cle4' aandt. ~~n notlee demandJflg c~ ol ,uc-t1 t••ur• f.al cu,a-.s me ta1tlJf6 wnPl,itt ftfteen 11 !SI day.a, ot {l:t) ,t ths cura reqwrn rnotat th..-. fifteen {15) dava, 1mme&a1ely INll•te• steps. ~l.l'fficu,nt to eute tha fattn and therea.ft,e.r con.11nu11, ~ ~mpletcs aJt ,n.onahle ahd n9Cassa,y a't8p• ,u111c1ent to prod.io& oampl1anca as soon as reasoniibly practical Oet.uk on DttlM' hym9ffll, Fadore of Grantor wi&un )ho t1m1: required' bV tl,Js Oeed of T•uat to 11Htko any P&'fn'lent fQJ riuuq1 Of insurance, Or •nv other paymer\t necnury to prevent hhng Of or 10 effect INCh11rge of tn"t ier1 Fila• SU1enwltta Any ,..,re11nut1cn or statement madl, 01 fUffllshed to Lender by Or•ntor or °" ora.nw•a behalf und.,. ttN.s 0.lfd ol Truat ar the Rieht1sd Document• 1s fatse o, m,:sleadtng ITT any matanal rupect. e,tMr l'IG'W ,or e.t tho l]me rr,adll or fufn1&hed. 0.fM:b'ft CoftalM'NUl:IOl'I Thia Dud oi Tn.ist or My ot tiit" 'Rllll,tad Documant1 CHSH to bt ,n full' force and affect i1nclud,ng ,,r1ure of any coHaten1I document 10 create a vabd and perfacted ,ecunty 1n1 ... est or lier,) at aqy t11nt1 and fOI any ruaon DNth or lnaolwancy The de.a.th of MY'( Granto,, the insolvency of Grentar., tM tl)pO~t of• f'RIIMN' for •nv part of Gramor·a property. any 1111ts,nment lor tha benattt of cred«otl. any ty?to of creditQr wo1kciut. or the commenoemetlt of any p1o~d1nt ..i.cle, anv bar.kruptcy or 11\aolve.nc;y !ewe. by oi t.ottrin Gftntor Tabla ol 1h• Preptrtf Arry creditor or gc'llemme/'iteJ ;,gancy tnN tD take any at the ftDperty o, anv other o1 Gr&ntor'1, J:,l'OJ)'lltty ., Vimlc:h lenda, h•• a lla/'i Thlll moludea 1eiking of, gernr,hrng of or IBYY•ng on Granwt'• •ccounu with Landa, Howw.r, if Orentor dapuuis 1n good f•rth whether th• claim on which the tat1ng or the PtoP6rtv is baslMI ,s vabd 01 reatonabbt, and 11 Gr11ntor Q!'Y'N \.arida, wntt.an notice of th• clam and furnl$hlu; Lender with mo,... or • IUrt'fY bol\d .lltt&f.actorv to Lel">der tc satisfy the c1avn, then th11s defatilt prOV1uon w1D not Deacri.1:>ti.OZJ..: JCi,Jg,lQ Document:"-Ylkt:r'.,No.nt"h~.Day .. DocID :2002 .. 9!.3 • .1107 Page: 6 of 11 o.::·d'er, 935379 comment: - LOan No 42003318 IIP•IV DEED OF TRUSr {Continued} Pago 7 Bruch of OtMt AgrHJNnt Any braaeh by Granter ul'lder 1ht umm of tlll\y othat agreement betweer, Grantor alld Lender th.a,: 11 not remedied w,thm any ,grar.o penod PfOV!ded th1uem., tOOludlnQ wnhout llmita\10!1 any 1Qn!lefflflnt concernmg 11ny indebtedneA or other obltg,!!ltion of Graruor to Landar. whether hl$ll'19 now o, Iner Event, AffKtnsa Guarantor Any of lhe precedrng eventt OCCI.R'S with u1,pec;t to •11v guartntor, ,ndotut, IIUl'oty, or aceomrnodata'I ~ of ,t.n'f of the lndeb1&df\flt Dr viy guaTal\\OI', •ndol'ser, s1.nty, ur accommodation party dlN or b8ecme1 n:grnpetent, or Javflka1, or d1si,utu 1hlt v,1!11..trty of, or l11b1lrty undot', any Guaranty of the lndeb\ednna ,,, tu ewtM. o1 11 duth, Lender, a,t ,is apbofl. may, but shall not b111 rtQ'UI~ to, p&fflllt tha guatMitor'a Ul8tt to NRm• 4.flCOMltlOnafly the obliga,tJoni: 1ns1~ loftler thl!II gus..rty ,n , maTV'IISr s,,ta,.factorv to Lender, afld, 111: doin~ so, ca,e any E-.itnt of Oaf•ult lnMf.-.Vtly t..nda, Ill good f11.tl be!ii,,,,.s 1taell 1nsecwe l\lght to Cw• 11 wch 1 1'11Nl"e 1s Cllftibln ;md 1f Gre.nt01 tin -r,at bHn ;wen .a notiet of • breach cf 11wt urne- PfOll'ta•on of th1a Oetd ot TNSt wrthtn th& p,eeadmg two""'• f121 months, ll mey be e1.1rea fsnd no Event or Dofiiult wrll have OCCL1tl'.ldl If GtaMDr, atttr l.endet Hridl written llOtJce ~na cur• of such l11dur1 t•f c:u'ff the fi1llura wrthln lltt.•n 411) drya.. or 1bJ rf the C:1Jf9 req:1.m•a more V.n fdteen 415• dll'flli 1mmldleU1ly ll'lttiatll l«IPI aufftaent to cure It. fMu,e and thtle1fter continues and completH 111 r&asoneble and ntc:eNery 1wp1 .UffMJllnt to produce, compllanc• at .oon u 11uonab1v pract1eal RIGHTS AMc, REMEIHES ON DeFAUlf U 111 Ewnt ol Oafaulc occurs under th,a Dead ar Trust. u any tlmt thtlrufter .. TruatH or J.andw may 1:uirC1h any 0,,1 or morci of the follow111Q nghtl •nd remed,N Btcbetn of 1-med11• All of Landltt''~ r19rit, and ,emed1•• w1I b1 cumuratwti ll"d may be uert:JSld •lone or together An eJec:tign by Lendo, 10 chOOle any one remedy wlll 11Qt NI Lender from USll'IQ 1n.y other cen\My 11 Larldlr dec1da: to ,pand money Of' n, perform env of Or111ltor't obltaaton• ,..,der thaa DHd cf Trust. aftet Grantot'e tellunl to do aa, 'that ~laGO by t.end.1 -w~ l'IG1 anec, lVld•'~ nght 10 declare Granto, tn 4e1eull and to lt1Ctrcttt t.-ider's nmedHts Ac:•rai. lncfabtedneu lander 1hd hai;e the-npht •• 1ta optJOn 10' declare the embrt lndabltdneu 1mmedi.attlY dull and ptyabla. ~,ngi any ~n,, p,er,,a\ty whicl'l Grtntcf would DI re(IUl'ld to P*Y fetedolUN" With rapoct to •II or any part of tha Real Propart1f, the TrtAtee. lN.U Nve. tho r19ht W e,cen::,JSO 1ta powe, ot aele and to foreclos• by not,ce and ule, and Lander ahal have the nght to fon1cloae by Judicial klfedotUNJ. \rl .aRhar CMt ,n ""ordance ~,th 11nd to \ha i1.1ll •~t prlMCfld by appbcab1t l•w uc;c ~a, W11h ,aspect to lilJ or acw P4ft of the hreal'\&L Prcpetty, Ltc'ldtr M\all hive IA lhe ttghh. ~o remecbH of a ,.oured party-vndar ttia lJrHlorm CornrnMcial COdt Col1C1 Rtat1 Lander ahidl hive the nght, wrthoul nor.ce to Gr1ntor to take posaeq1on of end m1ntg1 the Property and cOl&ect the Remt, l~ aroounta pnt dua ln4 ungaui, and .;>ply tM t)81. pnx:eed.e, over ind abova Landfl'1 colts, 1g,1io,t the nlebtaooeu In furtherance of th'8 right. Under maiy r8QUl'I any teriani: or otMr 'UHf of the Propa,ny to mak• paymentlll ot ront or UH Jen dltt,etly to Linet. ff lh6 RtllUI aR1 collected by t...ndtr, than Gl'oittor itrevo<:ab,V 6'11~tes l.tnder 15 Grantor's otto,nay-1n-faot to 1mdotN tni!lltrllmffltl ,eceived in payment ttMreof 1n the nanw of GreMor and ta r,ago1r1te tha Hme and coli.ot: tne ptoceada Peymen'W by tanama or other tlfSl'II to ·under "' ,-ponu to lencktr ff dd,na'1Q WI 1at1ely rh8 obltgationR fur wfvch the PIVffllfltlli are made. whoether or not •"V proper grounds for the dema.nd 911:gted lander may nar<11N ,n.. nghu under th• albpar1gr,aph e1thu Ir\ PfSCIOn, by agent « through a. rectn~ Appolnt ~-Lender shall haw 1he r1gh1 to l'l.s'it: t fflCel.WI" ,~ to take ponaaoa ol en or eny par,. ai tti, Prope,iy, wrth the powff N protact tnd P,8881\lt tht fl,opt,w, to operirte' ttie Property p,ecoQag iar pe,ndin; fOfaclOt11,A o, tale, and to col~ tlw R.n11 1rom the P,operty and •p,ply 1he procMd.1 O'lef and a'bl:,Q W coat ot lht nsce1'n1Shio. agaNt th• lndebtedntu: Tha rtc.uwer mav ,_.,. wnhout bond 1f perrnrtted by law l.JJndtr's nght to th• appointment. of • ,aca,vet 1:hall ex.:s:t whelt,,ar or not tht ~ffit vahl• of th11 Prtiperty 1xc.e6d1 ttia fndl!lb'bfdne9a bt a aubs11ntr111t amoUM Employment b1r Lendet ahall' not dr:tQiahfy • peraon from stnr111g 0,1 a -·-T•~ at Suff1111nu-Ii Gramor 111n"1.ou-.s m poi,nss1on of 1he Property ttteJ tho Propa:ny 1s ,o!d ,. provided abowa a, l.andar otherwist bacomes enutled to oossas!l1Pn or tl'lt Propartv upon default of Granto,, Orantot ,t,e.11 bei::ome I tenant at surttt.c111ee o I Under or tho purchat1111r of tho Property and she-Jr, at Lender's opnon. 1nher (1) l)&Y a reasonable rental lor 1he use of the Proparty, or t21 Vi.Cat$ the Ptopa.rty imm~~Y UPOn '11\0 dem11\d 1)1 Land111 Ottier 11 .... die. TrusM-1:1 or Lander .aha!! hava any other right o, rernady p(OVlded m 1h18 Deed of Tn.ial or the Not• a, by IIW Notlc. of S1i. utndet •hall give G,entor reai.onibht riot,cv of the timt and pla1.e of erw public Hie of tN-Perscinsl. Propel'tY or of the urna arta, wh,ch 111ny puvate s&le or otl'.er intended dispoaruon ol tho Personal Property t1 10 ~ v;scr.1;t.1.01u Jet.cg, fa. DocwllaJ:lt-Yaar .. Jf~t:b .. Day .. DCcID .2002. ~13 .11D7 O~e.r: !J3S.37I comment:, Pagez 1 oL 11 = loan No: 42003318 DEED OF TRUST (Continu11dJ m•Ge 'RealOr,able l10tlCa analt maan nobr;:a given lit leut ten (10~ daw-1 before the tm11 of tJie saJe or di$!)0Sltiol\ My sale of the Personal Property may ba made 1n con1unction wlffi any sa1f of ttlil Real Pr~rty Sa~ of 1h11 Ptoparcy To '&bl eJCtant penr11tted tiv 111pi:ihcatlle law. GnmtOI" her,by wa1ve1 any and air reghts to have lh9 Property rnarthllled In uerc11fng a r,ghts end remed1a1, 'the Trw1u ot Lender shall b11 frta to ull •Io, VIV part of the Prcp,nv togllther or te?¥&tsly, 111 on• aafe er by uiparaut urea t..odet $hall bti el'lntled. to h'l:I at env P\lbl,c sole Qrt all or ai,y J)OttJon of thl Pfopsny Attorneys' FHs. Expena1 tr Leode, iost1t1Jl88 e.nv suit or ,ction to enforce any of th• terms of th,J 0.ed r>f Tr{oalt, Lender shat be ent~ to recov«r tiJch "um •15 the eowt rM'f ac:Sj!Jdgt r•e.sonable " •ttcrn-v•' ieN .i u,al and upon My appeal Whether or not any court 11choo JS ,rwolwad, ar,d to th• htent nD1: .pn,hibrUd by law, ,I re11on&ble ex,enseo 1,nd.ar lfJCWJ thfl m Lendar't Op!l)JQrl) .,.. MCftHry at Mr i,ma, tot th.t ,:,tOtk'tHffl ol ,is antere.si or the .nfon:iernont of 1t1 r19ht1 ih~ll becoma e p;ut ot the lr,de:bladnet, payai. on d~ and shall bear a'IUrest al the Nott rate tram the cl11a of the i,xpendrture until repaid Eipensa covered by thas paragraph include, without llfflltaUOR. howe1161 aubiect to env iim11s ul\Qer apphceble-.i.w. Ltnder'• at\Ot'neo,1' f..s and lender's legail txpenact ... whetht:r or not thar4t is a lawsU1t, 1nc:lud1rig anorney•' f•n and e:icpenN8 tar bantruptey procaed,nga tir,c!Uc.ilng eff6ttS to modify or vacaw 1nv auroma11c stay or m,mctlal'I). apPnl•. end 1rt1y antdllp11ttd pon-JUdgl?'ttnt calecuon HMCN, the coat of NafCl11ng, records, otne,mng 1,U. tepol'Q fncb.11t1g klttc;IOlur• l'ftPC)ftS), survevcmJ' n,part1, and app,•s•I feH, tlUlt ll'IM.Wence, and fees for tlw Trwic,e. m lhe mn:ent permit1td bY appllcabl• lew Qr;1nrDf Ua wdl pay ,ar,y coUl't com, in .1ddmOr1 to #II .other auma p,ovtdeid by law R19htl: of T,rut'tH Trust•• shelf h&w aJI of 1h,a riiJhU and dUbes af Under aa se1 fonh If! 1h,s sactlan POWERS AND 0aLIGAl10NS OF TRUSTEE The followmg prov1110t11 rellbl\O 10 the power, and obllg.i,ons of Truatee 1'PUIUN!nl to \.tinder'• w,,Wf;bOM) .,. si,rt of ,hi~ Deod or T Nit Pow•n, oC T~ In addll,on 'tO aU J)OWel1i of Trustta antmlf 1-1 • matter ot law, 1,ustN thllll havt the power to take thl fDAowu,g actions wrth rc111peGt tc the Property upon the wtftW'I rBQUHI of t.,nd., •'1d Grantor IIJ ,oin 1n preparing alld tiling a map « phn of the Real Property, 1ndud,utg tlle dlltdicauon of ctrff1• o, othar f!ghts to tnt pL;bhc, tbl ,o.n in Qt,nbng env enemsnt a, .ctll.ttinQ ,ny re.stocbon on tha Rnl PropaflV, end lcl J01n in Jn\l M.lbordtnmPn ot othet •IJl'fl1m1r,1.r~ng th1a Dead of fruaf or the Interest of Lendtt under tllfl Oaod of Trutt Qbl,ge~ to Mot,ly Truetea shall not be obligated to riotafv 111nv other petty af a pendmg ••It under ,ny other UUf1 dad or hen, or of any o1oiion or pcoea11d1ng ,n wtv.cl\ Or•ntOr, \.endtir, or 'TNS-\w 'lh•II be • ..-n\'~ dnloNS tllQUl'ld by aophc:able. law. Ot unl1n 1he action or P,l)Cl8d1ng II t,roupht by Tru,tse Tru11ff TrustH lh.B11 meet d qu11l,11C1t.ons ra,quirod fCf Trustee under 1J!Pltc:abl6 law In addL'bOn to the rtQhts ant ~ 111\ forth above, YIM rapect to all Of 8Nf pan oC tht PtoJ*\Y, 1he 'frur\llt ati:111 h•ve V. tlfi,lht to lorvc.lo,a by nolfCt and sa/a, lf'ld Lender will hav, the right 10 f°"9C'IDN bv 1ud11.1al foradoeure, to eJther <.lie U1 ilCClDr-danc• wl'm and w \tie t._.a exarit prov/dad by 11ppt1c;1ble law SUCU&Mr TrvdH !Jmchf, •t ~ndtt"s optiDT'I, ma)' frOITI time to lm11 appo1l"'lt a 1ucceH01 Truttee tv anyTruatff .appomsd undo, th11 Dnd ot Trval by an m.n,umeot executed and acknowledged by lancl,r and r.cotdltd di the office o1 the rlKoOl'de:r ot Kl.NG County, Stats of Wethington The Ntrurnw.1 .shal contiwn, 1n addroon'to all Other matter~ ta:q.uued by atate law, the names of the OhQll'l8l Lendar, Trustee, aN:I Gt.antot. thtc bclot. and page Of tha Aud4or'• Pde NLlfflbel' wher& 1ft1• Deed of n~, •ti recorded, and 1ht: name .net: tddress of tt,,e •L1Ceeasor iror.uit, md ttw ansttument lhal& be. ext)C\SMd and ac\nowladgM lYf Lendef er 1t1 1uccasso,1, m u·nereat ln• •uc:ceasor trustee, wlthoul corweyanc, of th.a Ptoparty, sheJI 1ucc:ood to aJ th• btkl, power, and dutJu confeued upon tN Trustoe ,n this OMO ot Trust. and by 11AJl1cable law This proceclura for substrtut1on ot Truatff shall govern 10 the ,11&Clus1on of al} othar proY1110n• for s1Jbat1tublm NOTICES Sul:i,1ec1 to apphcabl• Jaw, and except for ootica ,eqWfod or allowed by law to la ~ 111 ,11no.ti., m1mar. any nol)C;e J-tq"U,lrl"d to N given Ut'idet this Deed of Trust,. 1nc:luding wtthout l!m,cation any 110UC11 oJ defaul1 and any 11onc• of uJe lhaU b9 given 1n w,,11ng, and shea b• effective when actually ~d. wtvtn. ,ectuaUv rewv.d b'Y 1elefaGS1fN1t hmlH• DlfwrWt141 1,qu1red by law]. when deposited with • Nbonab'f recognized overnight COU'llf. or, 11 maded. wl'wn depo&ltad LA the UtKted Staui• ~11, et. f1!'1t cla", u.lilfted or 1ea~1ared tnlli post~ prepaid, d1tacltd to tN itdd111Utt ahown near Utt> baQIMll'IQ ot t/11.t Deed of TrLJst AJ CtJPf•• of no~u of ,0,ecknUl'ff from iM tlOh:Jtt of ~ lum whK:h tiaa pnomy O\ler 1h11 Deed of Tru•l 1liall be 11111t to Und11's .addtau, a Shown Mar tile beg1t1ning af INS Oud of Tru.t Any perso11 may CNnga h11;: or her addre11 for notae•• und,, th11 Oeed of Trumt by 9111ing fOfll\8! WJlttan notice to tht othsr person or per1om;, 1pec1fvmg that the pl.UJ)O&e of the flDtlc• is to change tha petson's sddNH Fo, not10t purpoea1, Gtlrltof egcei,:s ta la'lp L,q.r,der mklfmed at aK t1mos 111 G,anto,':a r.urr~ addreaa SubJ8Ct to ,appl,cable, law, and •ltl::apt for novoa u1q:uired or a.llowed bV law w be 91ven in another m1mner, 1f thue 18 ma•• than <HIii G,amor, any T\Otlc• t,IV9n by 1.endar to any Grentor ,a deemect to be nat1c:e given to all Gr.ntors Jt wl11 be Gtanror'• rapona1b•rty to taU tho others of the no11ec, from Lendet MISCEU.ANEOUS MOVISTONS The 1ctUDW1ng mrscallaneous prC>v1s,oo., are a pert of this Doed of ftusc Amendnwn'tf Whait ia vmt;:an ,n th1• Oesd of Tru:,~ and 1n tha Related Documents IS Grat1tor'a; snt1r111 agreemant De;:icriptiott: lting1 JQ .Poc.mre.at:-l"•.u· .. Jlkmt.h .. llay'.,DocID 2002 .9l3., l107 P&g.flt 9 o~ .1l ,de.:·: 935379 COIIIDlllnt:t -c-, = .., - Loan No 42003318 DEED OF TRUST !Continued) Page9 with Lencfl:r c;onc.m1ng the mstters covered tty t~mt Deed ot Truat To bo effscttve, any change or ,mondmtnt to this 091,;i or trust mus• b& 1n wntJng and ~, be a1Qnad tr, whOWtl' WUI bll bound or ob11Q11ted by the ohange-or atnel'ldll'l80t CilptlOft Htac11ng1 C.IJbon hNdln;a lfl th•lf. ~ of Trust aro for ccrweNence porposH only ,md are not to be l.lled to 1nwpret or i;Setlne ""9 JINMllOnt of \h11 Ce~ oi Truat M"arv,r Tl\e(e et,all bo no metQer of the 1r.t.e:r-es.t or issut11 er .. t.cL by thlt. Deed ot trust w11h W1f othe, 1nttr8&t or Htata 1n tht Property at any tm,• ha-Id by c,r for th8' benefo of LllflfMr in any capac1ty, wrchout th1 wntten cot,S1nt otL..- Ociwnmg law T'"5 o .. d at lNlt will b1 90v~d by 111\ct klotarpnted 1n •~• 'WIUI ...., .. law and 1ht law• of th• Stat• of Wash~ Th*9 o..t of T,u,t ti.a• bfffl acctplN by Lend• 1111111• Staie of Wadungton Ne w.-., by Le!IMr Grantor urideraUlritb Lemle, will not i)fVII up env o1 Lsnchu'c r1QhU und• t.htt" O"od of Trusr urilou lendsr ®" ao m Wl<\lflG Tha lac\ thi1 Leader delays or omu to oxeretn 8J'fi flQln will not meA 'that: L.andar hat gwen up 1h11 ngm: H Under doe, agorui m w(ll1ng to DJ\'8 up one of LandM'a nghtS. th.It doe, not mean Grantor wll1 not haw to cornp)r w1tl11ha othef promion1 of ths O.l!ld ct Truat Granto, •tao underttandl that rf Lendor doe.a cona..nt to a ,-qut1t, 1het WM nor malN'I tl'lai: G,-mo, w1A oot have to get lendet'I ccu,,ent •'1101 1f the artuattcm hs.aoena again Granter fwthl!lr und111tandt that JUst becausa Lel'ldel' cOl'lUf\U \0 OM or mor1t of Gran101't rectueatl, that dClel Mt mean Lern:ler wdl be l'IA',llfed tD coM01'\t ta any of (3rlfflQ1''s hrturt reqUNU Grentor wawes pruamm•l"lt, demand ror ~vrMnt. potest. end natlet 1>f d11:hcm0r $e\l•r.wrtl' If a cOUl1 f1ndt that any prov"91on of tl,q O..d of Trust rs not \'ahd or shO\lld 001 be enfo,(:Od. that tact by ~•If .,,& C'IOt ffle6n that the. rut of th11 °"d Qf lfua:I ~,II not. be .,,,IMS or i,nforced Thof•fore. a ,Qi.nt -wtU tmiOfC(I UMt 1'9ft of the pnw!S'°'4 of ttw, DHd ot T,u.,1 5\IBn ,, .a praviSlf'm of this Dee,d of Trv,t msy ~ iol,lnd ro bl ,nv.ahd CM' unenkm;eablt S~rr. and Aa&IQN SubJ.ct to 11w IITT\tteiuons au.te.d Sl'i this Oeed 1)1 Trust -on tnnu.hsr of Grantor's lr4erHt, tlus Ond of rnmt •ball bt b1rtdang upon and inure to the ba1111ht of the perClos, the, auci:M1ors and aa&ignS If owt1etal'tfp of 'th• Propfi'ty beic:cnnn vutod m ia perl!IOr'I othtf 1han Groncor, lAnder. wtthoUt nc>tx:a 10 Grantor, msy deal with Grantot'I suocettora witti reference tD tPi11 Deed at Tru1t ORd ma lndebtednesJ bv wavof fort>NrsrN;l!I or e:ictensl.Qn wrthout nlauing: Grantar tram 1he obhgatiOR& of mi, CIHld of Trun f>t aiabtlity under the lndi!btedn•H 'T~ • of 'the ~"nee iNTle It at lhe esseoc• 1n.1ha perfonnanca of this Died of TrllSt Warvet of Homtltlad EHflll)UM Granto, hereby r111tiaaoa limll wa"'8S all ught1 an.d benafits at the nomestead uemptton taw1 of the State af Wuhmgton as to alJ lndcbtedneu eacurad by th11 Daed of Trust DEflNfflOHS The l'ollow1ng words shaN haV'ill tl:1a following rf"Wllllll'lttllP whlwl wad 1n this Deod of Trwt Ban.ftc:•rv The word · Btnehc,ary• main, Ban!*' Bani:, end It.I iUCCNaora i'lind ,ssigns Bonow• Toa word •sorrower• rrwan, ROSE I. WOODALL Md ill other ,>ersotlf and entlbeJ: a,gning: the NoUI Oattl o! Ttu1t Tfta won1ia "Deed of irust" moan lhls Dee<I of Truat among Gt.antor Lendtr, and Trustee. and includes without 1im.ta"C1on all 1t:1a.~n1T1tnt and ,ocur1ty 1nt11rest provu110f'IS n:ilat1119 t.a Iha Porsanal Property and ..... &t'INOivnental L•wt Tho wa,da ·enwonmen-t11! Law,~ mean anv and all suite, federal and' IOC:1111 stotutes, regulanons and Ordll"llncu re!.a11no to the 1notecuon of human haalth or tht envsronmem, 1nclud'1ng wrthol.lt hrn1tatmn the COmpre~11111 Envronmsntar R111sponiii1111, Ccmpene.auon, 11nd u.-.11tv Act ot 1980, aa amended, 42 US c StotlOn 9501, et MQ t·CERClA·1, the SuP6rfund Arnandmenta and Rnuthoc1&rbon Act o119H·, Pub L No gg.499 (•S,ARA•l, the Hnard01J1. Mat1tn1l1 Tr•ntDOrtatial'I Ac:t. -49 USC. Sectfon 1B01, 11t gq, the Aflf.O(.l'C• Conu,v.atiott and Aeeowiry Act, 42 VS C 5«.004"1 -6901 • .t 1eq,, Ot other 1pp)tcable staa. or tedsref i.w,, rulaa, or reguMrtion1 adopted pu,111ant thareto Ewnt 11f O.fauft The wordt "Ewnt of Oefaultn mean any or th& .event! ol default set forth 1n thui Oee.d of f11.111,t in the ev,nu of detautt. Mctton ot th1:1 Deed of 1,01-t Gr.mot ft,e word 'Gr.antor• mftNII R.OSE l WOOOA.Ll Gu.arant~ The word ·ouWll'lty• muns the guaranty trom gulf',nt«, endorser, surety, o, &<:eonvn.odation patty to l11ndar, mcludinQ w1thovt l1m1tat1on I gu,irantv ol itll or par1 of Iha No1• Hnardcua SubsUincet The wordl "HazardOIJ• Sub1tance11· m111r'I mat11niils thft, boCIIUM of the1t quantity, concentratJOn or ph~ic,I, chlJM:al Of mfectio~ i:.har•c111rq~,. may t:eal,ISe or pan • pr111<ant cw p;it.entl&I hulfd to human health or Ult anvll'amwnt when lff'lprop•rfy 11sad, tr•sted, 1tu1ad, dr•po,ed of, g•neraftld, manufactured, tr.,-.sported or otherw!MI handlN Thi:! word& "Haz.ardous Sublte,ncu• ar• uMd m the\l' '\lety broltOeal tense i&nd •11Clude wrtl'lout lrw11tab0n tnY end 11J heiardoll$ ar 10:icl(: ~tanC8$, metcm1b or wast, as dofinod by or 111t6d undtr ttle Emnronrnonttl Lews The nirm •1-Jazardov.ei Sub&Uanc:es• also mc:luoe,. without lrmQtion, pOQ"oleum snd :o.~cripl;jo,:u l{Ug,NA DocumdDt-Yea.r .. Hcml:h. o.J"~DOCID 2002 .. g1J.ll.O? .Fag•: 9 0~ l! Ord.art 93S379 C'CIDIINU:ttr ... "" -- --= ... • c::, ' "" ... Loan No 42003318 DEED OF TRUST' (Contlnuedl petroleum t,y.productJ Dr My fraction thereof and asbestos Page 10 Jmprlill~nia The word 'lmprownnena• means .all lt)USbng and future 1mpwvernent1. bl.uklmQ,f, atNcturu. rm;1bd1 homei •ffnctd on the Aul Property fac1k1~•. 11dd1tions, Htpla~ama and other COtUtrui:tion on the Real Property lndehtedniu:t TI'lrt word ~1ndtbtlldnt1-&· nu;1;:i111 all prir.eipal, n-erea\, and otflllf 1m1:1un1.s. costs and BJCs,enu11 poyable under tht Note or RtllaMG Oocurn1mt1, together with All 1en&w,1s of, utenatana of, modlhc:1tton1 of, consokda11ont ot •nd 5Ubstrtuttons 1or the Not11 or Related Documf1Mf and any amO!lnta exJ18(1ded or advanc.d l)y Lander to 01,cherge Gramor'1 obli;attom or exparts.es w:urnd by foJStH or l6nder to eAf"IITC. Gnmtor"a otil9a110n$ under 1h,a o .. c:1 of Tlust tog6ther with 1J1t8to1t an aueh amoums •• i:irov1C1od '" U.S Deed of Truat Ltinclar Tha word ·LJtnder· r•naaN Banner Bank. ,u, :succen(l(s .and es,igna The word& .. sueceaaors or alSlgl\s• mean arw 1*SOl'I m company that acquires any interest in the Nate Mott. The. wocd .. Noto• means \he promis&o')' note daUd S.Ptembur 11. 2.002. ln the orlg1nal p,mc1pal m'JIOUnt of $43,337 50 from Grantor 10 Ler1der, togethel with•• ,.iw,w1l1 or, exi.na:IOIU of, moddacaaona of, 1.t1n.ancang.a ol. oonaoli~ or. and sub&11tvt1on. to, th• prom•IClfV noE• or a9r.ement: 'Penonal Proptrty Tho words ·PwlOC"lal Property" Jl'le1r1 •I flll.RPM~t. 11.xtura, ar,d othet artfelta of panional property now or tiere,ttar ownad. by Gti:rnwr, ar"1 now or herufttrr macl'ied or •tflxed ,o. 1tw RN\ PfOJ:191ti, toge.Ch# witt, an .acc....ans, patta, ind 1ddrttol'II to, all ,ep)aalll'Mnts g.f, and 111 1utlttrumone for, anv ot such 'P'OJ)erty. and 1:og9,lhtlr with alt 1HUH and pn:ihtl thetaon and ptOCNdf l1tldudrng wl1hout ltmrtlUOll alt msurance praet11eds and reful'lda of ptlffllumsl from 1riv sale or ottv3r dtsc,1»ttion of the P1operty Property The WOl'd •Prope,ty" mean• collecr1vel',' the Rur ~rty and the Pereonitl PfCIPl,ty Rul Proparty The worda ··Real P,opH1y-• rnean tr.rt re8' property, mt&mate and rtghts, as li.irthar deecnbed '" this Oead ot Trust Rei.tad oocumenc. Th• won::!• ·Rolatid Oocumsnu• mun all PIOffllJIOJY not~ credrt ag,eementt, loan aCJreoments, arwrgnnwntal aQf68ffllC'lta, guaiantiu., a9Cuuty ..;rHm~ mott;.g'ls,, deedri D1 tnlst, security dted,. 00PJ1teul mortgages, _.. au other rnstrumentl, 1g,nments and docunenu, WhOthet now or fte1oafter 8)Qll'tlng.. u1cuteei m connecbon wlUl lhe lnck!Dtedne$1 1'.U The "WOrd ·Ranu. • m•tm1 Ill J)l'Hent and h.iture-rent,1 rewnun, mcome, 1SSUN, rQyalti••, profile, and other bana#ils da,1ved from the Properly Trusi.e Tha wo,CI ·nt.11tn'" means Pa.::i!Jc Northwast TrUI Company, whose ma11mg address 1~ 215 Cotumtn• Strfft., S6at'Ue, WA 98 ,04 and al'IV aubautute or sucoeuor trusten GIIA!flOR ACltNOWI.El)GES HAVING R£AD All THE PROVISKlNS OP THIS OEED OF TRUST, AHO GRAlfTOR AGREES TO ITS TERMS GRANlOR -· ~si:ript!on: Xi..nr,1 PIA. DocWnent-Yesr ~Mo.at.b.,Da.y .DocID 2002' • .91.3, llD7 °f1•r: 93537S Canme.ntz Page: lO o:f 11 I ... = Loan No 4200J3t8 STATEOF 'NA cowrv OF K1.J.(,. DEED OF TRUST (Continued) INDIVIDUAL ACKNOWLEDGMEfl",;;lAR;'·,. \ fSS I - Page 11 befo,9 m•. th& unde,sigred lioi.v Public, personally appee,ed ROSE L WOOOAU.. per,IOtllllY tnown to td to me an th• ba111 of Hblfactory ovK1ericc to be the 1ndMdual dtfcnbed in and Who e>tK:ured tht Deed of Trun. nd acknow1edgad 'ltiat M or •ha spd 1he Deed o1 Trust N h1t CJJ her r,ee and volur,tary ect and dtred, fOr the. 11 a purPQN5 thef111n mentlOned , 20.0v ~-... ~·,··: o, ... , .... . _;lc:'.).:_..'r_ .... ___ ... y.. ~~ ,, IJ1Ji, 1:J.~ " .. tdm ••• mn N.....,....._mondlo< .. oS-01~ Mr••-""•••• ... £•1(•J~-~ .~----,,-------.,-,.~---,-----,.-~~.,---,-----~~~~~ REQUEST FOR FULL RECONVEY ANCE To ~·------------- _, Trustee Tn• 1.1ndara,gned ,a ths leijal owner ind holder cf ell 1ndabtt"tdn811 141cur11d by this Detd of Trust You ore hOfeb\l 1~d upon peyment of 111 1umt QW1n; to you, to 1ec0011'f¥!f without warranty, to 1'1• pt,rsona entitled tneretc, the r!Qh.t. tide and 1nt&1-e.t norN held by yciu unr:t,r the DHd of Truft o. .. _..,., ·--------.., , .. __ i.,,r,.,,.,., .... ,.c __ ..._...,_ ... ,""-.. __ .,.,.,"_"=,.••' De11cri,ptiozu lt!.z:ig,WA .DoC'UJlleAt-ro.ar .. llf'OD.th .. Da.y.,DocID 200.2. 9l3ril1D7 Pagfu 11 of ll Drd#rr 935379 Cammezu:: '·----- ' ~ ir- $;./dl <!Pttr;@jJJ/ltl!lt ~\ ; """-~,a: :i 10900N! 81hS1r11u,1,Su1l1t900 • BitliriU .. WAW:1004 ;~ 'B\ t206J 4CS1·8JS7 l.'ETTU tlJ AnRWIElfl' .e,, l)i".-l)·i RE,::~;= CtOr,.:-1.., ..... olcol:4,00 "" Uh i,; , ldtt.r of AgfteMtflt dat,e:d ,Ti(G -:'4)d,,-bet'ilttn fa1rfield Otve1opcaent$1 Jtte. ,NI llendall G ilnd ~o~ l. W 1, frtr Hnftary s1wu· htiecDmeT'I Chirps. lt is ,gnred that ilfflde,ll G anO Jlnt l J.ioodalJ W'lll convey• unltal')' 5ffl!P' u5811P\ to .F-'11""1eld Develoµme:Mi., lilt, u ii c-01s.idtT'J1tiPll for ii ulust of 1111 futi,rr ,HatJ sewer la:tecOllfl''s clt,rg.s for sa,i"ltuy 5BWl!T" min tnstalle-d bf Fillrnt)d Dn•elo)Jfl'lnts, ii,, .. wr:oenors and/or auips~ w'ltflin the .-fare.ientian,d util ltJ l!-.151$19\t Ol'er thf Etst lS feet or thll fol lc:,,,,1.ng dtsCl"lbed pro,u·ty: Property 110. l: Property Ho, ?: TM Nortll ti.,;f of tlll! SOllttn,est qUIT'ter i,f lPw! llartllwest qu~rter of the llorttMest qu.rrter of Str:t10II ts, fe)l,jf15MP Zl ~1>rtt,, l1n91 5 Ent. W.M., in K\11:9 Counb, Va$111ngton, lylng NaTtherly of South 172 feet thereof, e:i:oept tlit We:. t ?let ffft Ulereof The ~st 2154 feet of tile Sau~ I7Z fut of t!'le Harth. btlf of the-Sc,ut.hwut qu,rttr of trle: Hort.lrwest qv•rter of the llotthllfUt 4unur of Seethm H, T011Mhip 23 Hortll, 11'1n,e 5 E•~t !,UI., fl1 t::1119 tount.r Wuhingf.otl; Octl'l the Nor~h B1 fut of tltt U,ut 1.U fNt; «nd UC&"" tht S<iutb as ftt:t of ttll W'1tst J.62 f1tet the,.~f, This lfrttMl\t lh&l1 ta.U -e.ffect ~bU.ty upo!\ ff~1pt 01' t~ UK\lote-.:i .ea~t t,y F•1rlfeld Oevdop11tnt5, rnc froa 'Wtn&ill G .. arid Rose L. 'lfOOdlll Actnowledfd by: ~•c-z1;t.io..at Ki~,WA Docume.rit-Year .. No.t:1t"h,Day,.DocID 19115 .. 101,55~ :Pllflfll l c:r .2------ ordez·r 935379 Commentz ... ·-·-·-·--· !u-,f' ; • !• ,.. "rJ ..... ,; t 11imittt ··c _!£21Y . ·-··-··---------·---------- TH ' ....... ,. . i I= ··~ i • ' lcJ 2 1 3 • .. .aa ......... ' .,.,., .. ~ ·- hTl/<Y/1,/S/r 717 <E1T~ CF "6/7.eJiNl/!/>fr ee,,...,a,.1 )WtJOAt.,. A~ FAIRPl&U;t i¥VEUPMEA/n. 14'!' q : • $ ' ! I -----·----,..- ,.oo --::s.co "" 1111s lltSTUDT, Uil thh --· A1 of ------··----1,_, by Ind Dtbecfl lftJIM\l Q. ~ •Pld 11m L, ~ ____ ; --M---·-• 1nd ------·-------__________ ,nd ·---·----·----"' -------·----·----htn"ihl1!t.W callN ~terh)•, ,at Flllfltt, w,n.~. 11£,, V.,.h1ftiUII Cor~u~ WJTiftSSE11f: Jfllt Mid Cra1torb]. for •ad f11 .:onsfdtrathn i,t tits• of$ qg aup. !NIH t.1 Gr.antff, and other nh.able CQl\&1ilkr,r,tiOl'I~ do lay tkA p"sents, ,rllftt, !M'r,ata, Jell. con~. and w.rrant unto the nld lir~nt,e. Us s,acCltsors ind u,11111. n nsaaent for s.i,niUir:, 1""1' •ith aeass117 1p,:1Qrtu111ees Ot11"• ttrroup, 1i:rott W upon the ftl1Glilf11t 4rscrfbed pr()l)(!Jty in ling COlint lhsblag:tvn IIIOl't' Pirth;ul•rly dttcribH u f0Tlow1: 1\e EHt t'1rteto (l!ii) fltt of tht foHi:.t,:ig de1crn:ieel properties: Prt1per'QI 11D . 1 TIii lortll Nlf of tie blltltlftSl ql.l4rter of tile llort:lnltst qu.rter tf tllf norUl.ldt c,u,rw or SKtte11 l&, Tow11sh1p ZJ Horth, RIIQI s £.1st, 11.N"., 1tt l:fng Ca1111.ty1-'llult:t~. l,rlnQ Northerly of sooth 172 fNt thtr.of, e11.cept tM w.,t t.30 feet thrfff, Pni,er;, "o , 2 Tlte t.tst. t6ol fltt ~ tbt Sooth 172 fett Df tht North htlf sf u. Swti'Me5t q11trtv of the Jlottflilllst (IQl1'ter of th !tort.st qu.iir'W' TJif ~1.1em 15, l'01Msh1p 23 !IOrtft, A• 5 bst V.K., in J:!ng Ca.inty Wistiillgton; EXCEPT ti» lorttl 87 fNt Of~ Jleft 146 feet; an4 EXCEPT t'hl! South ti f•t of iha-'lleit 162' feet tJ.r,of ~ attadltd Uetch i.rhtar does further COt1"1 fltd 9r.1d • tflll!etrary conitr·u,tllNI HSWnt for .11] l*''PGstS ~ring the-fflflstrvctioa of 'die Si1d hcllftles onr, across, a1ong, 111. vpo,11nd vllder th! folUwtng cltscrillecl pl'Qtrt.,, tOIJlthtr wltli tbl! ri!Jllt vf tn!ll"t'SS ta and ..,-UC hOIII W14 dnrt'fbecl pro,ert, fOT th,. fotep,111f purposes, said tl!lllpOrary ttsemtm to came11u-on t,,. d&tt of tM1 1nstru1Qeat pd to blni1"Ntt Oil tM !lit• ~ctHl use of ~U !ISl!lllllt eru shill hm:l••te .. Prope'~ lo .. ! TIie Nortb lli11f Of thl SMhlrel1: q11,rter of tlle ~QrtlllleU quu·ttr of 1hc Nortmiat fjUlrtar af Sedl11o111 15, Township 2J North, b1191 ~ fut, 1,1.Jt., In kffll Col.mt,. Wult1ngtGII, lyiit5 llartht-rly cf Soi.rth 17~ feet thffeof, el!Cl!'pt t,. lltst 2JO '•t there,f, _ ..... , TN fHt 264 fnt of Clle 5autb m· reet of tJN! Nortlt Ml r of tbt Sovtllwst: CIUirt:er llf th liol'tlMst IJlll"ffr Gf the Jlorthwut ll'!AtW' of SKtlOI n. T4*1111t1JI :23 flartl1-111191 Ii Elsi 11.M •• lti Kfn.J Colmty lllsltt119t011;. ElCEPt the •n' a, 1-t of tM Vil.$t l•' fMto •Mt na,r l:llt Soudl 85 '-t of u. Wfft 152 Mt thereof .. See 1taicllad Jlttth -~ •, I 721 ')!:#Jiff:.~·,·· ~ac.di;itioa; King:P'.lA Docume.z::ai:-rear .. .M=t:b.Day~JX>cr.v 19S5. 72f.17lO l'ag•: 1 0£ 3 oJj-de.x·, 935.379 C'iCl!IID8.at, .. I i ' 'll!t -· 111111 loll,¥ ... ""' llll<Y tho lf•-""11t1 -1111, ltlcllld-... ,.. ,1t11t to -I• IN """ .. w tJ,o tvrllc< qt Al' l'laM·of-If ~ -.. IIIOt: 1attrltn wttft hstallf'&:fqst """ •tntwnct> of.,. 11t1rtv u,... *-"tr, t111 Qutw •u 110t tNC.t 11i11nitfat5 « st~WN, Oftl'1 Wll&r 01" IC'l'OSI U. rflfil ... f...., ""'lng Utt pfst,nce r,f sucft 111:t1fC,, llrutor adcMwJNpU tfN.t ,,_. Grantee .., tr1111br 111, NI~ to th C.tt,y *' .._ for tM pur,oJ,11, N!1ttn OUcrlbld. Tith .. .-t:, 111111 bt I CCl'fllJllnt M:IMflli wft)i the ftlli l!id lbl?f )I b-fDCttn, • tM inlltOf'. ft11 IUUtSOl'S, ~tlf'I lffcl ui:l,;,s. Gn.11tors ~ dat _. n tbl J1wM Nlll"II of tbt 1bau proprrtfaa and tut: tht, htN 1 load ud llltfa:I ritlt't W tQCUW lttb ~t.. (1,'««f«/(,~k4il ----·-"'" de._ y'.l;?;/,...41/ W!+CDAU. C . WOODAU. ~CSE t.ioooALL ... -------·------,11.:1._. __________ _ -----------·--I/Id-~---------·- !:~ Jr r-.~~ ;: t?,., r.. C ~ ;., :-:~ :i f ,., < i Daa,:riptioD,-;-~,flA··Docu$,eJ:tt-YH:Z·.btll.D/Jy~·nocrD 1985.726 .. 1710 Paga, 2 of J 01:'d.tz·: 935371 C~t: • ----· .~··· -·-·------. i I i I ! ( ' ,, ··--..... __ _ , •.•• llL, l4n1 ,:, ·'"'' , • • • !• Ufl •. 2 ... .•. / . • i .;- ·~· ' . • C .. ----------------------~":,;;., ' i ~aQ,Jpt10ZJt K.i..ttg,-fa ~t·•lrea:r .. ~t:13.o&y.~~ 19~5-::-;;·6 .. ,17.10 Page, 3 o~ 3 0~: J.35379 Ccmime.ctr ... UJIL-r•-l.ltA.NSAl!f.R1U ::~:.: 1. 1,.u~:,.'7.C'). ''' ~· ~~f..k~~"TKE:::t (ccattTJ• lECM. tt5CIIPT1la 111 U$8118tl J EVL'ir. WA I.: »I -,, ,_ Ul'rol'S HLE -'.l!Olffl1)0) Ill$ I-. -..,, Ji.~., ~ .. ,r , u31,.; ., ....... -!!!!!+ •~ ll10(IMll ;,,;rl Pm .... 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' n. f1:1t !5f. faet of-Iii 5111th 172 feet r,t ut lt'l'tJli &,tr of Ue SWtPlilllt qlU'tlr of Ult ~t .-rur of tlle ~ flllll'\tl' "'-.. is. r_, n .,,..._ .,.,. ' .,., u .. ,. Wl8 8 i::1• 'Iii -·-·-· . -·· . C.....,. ... fvtllrP """J° ad put I tmpM'l!'J teltl'fflld.i• ...-at. fM' all ,.,._. .,..,. 111t ~tOfl. " aae pr, mn•tSes °""'• ICl'IIS5, .1-. . ... ___ ..... ,, __ ... -· ..,._ ....... rl ..... , _,,_ tt .. lf'III fJa 1111 ect'lbed ~ far Ult fan,rhf ,-r11(1$tS• Sl'lil ia,erary ..-t t.:i ~ • ti. Ute rrf Uwfs t~ ~ t.o lffld;lltll• it1it b IC'IWl m. #Slid~ llU Mll ~ .. -lo.I 1'e 1111'111 'lt,:lf If 1M ~t tlC'li'Uf' of 'DI! lrdlelt ..,..,. of • llor"l:lllmt ...,-iar or 5*-tfon u. TOlllrllilfp a awui, .._ 5 ~i, If.II.,• I• , ... c.at.,. lrull19fC:ml:, t,-1"!1 .i.rtt.r1J rtf fcO 11u-, -. -..., ""' !'JO --· -··· ,• lase ZM ff&t •f U. ~ 11? het of U. ~ -lf of Ule ,_.....t llll'UI" Df DI lklrtfrlwst llllll"-" C!f -:i. lo."tlllrMt...,.. of Sectkll 15. TClllllllllfp ZJ llcrtll. llanp 5 tut. M.Jt .• 11' llaf -·"'"''- .. \~; ,,, .. 'b\ ---.------···----··-·------··· --~. ~sc:d.peion, K!.ag.,.Ni\ .DocUJl:ICID.t-Yaa.,:·.Noatb.Day .. DocLD 1986. B28 .. J77 Pa.gs: 1 o.e 3'"'-""-- o;uei:·1 935379 com:nent • -----..-----·----·-----------------·-----~ ( " 1 l / I -.-.... _ LI ! I I ---- Ut1!1U-t -----·-------------.... ---------... ST~lt OF -?f~ _) :;:;-:---r-1 " mum: Of". ~.t::r" . -1. '"' -...,.. • .,..., ,..ll, ,, ""' to,-t>r stau tf '?#"~ ......, art.tr, tlal • t;IIIS~ dar Of Oi:s 4' t, 1t_JJ;liirioiafG- 1..-,e4 befan, ------· ..s "\Jcol«>l C. WaH0t11 ----•------------- ·~ L-li)nodaU __ , ----------------- Hd__ -' ---------- ... -' ~0: • ._ It lit 1NiwMu.1(s) -·:~· ........................ ··-· __ ,_ -'·~ 1l91H &JIii SNled. Ult Rae u ~ fiii iii NII '7 i,ii! • for £. &a, .... """1IDSIS ~ -,.t,W"" -2 . • ·---- DaJJcript:lOD: Ki.:ag,la DocWltttllt-r.a.u·-J.rontb..,Day.Doc-.ID 198-6.828.377 Paga: 2 o"£ J::========-=-c- Ordsr1 935379 Ccmm.ent, r 1 1 l r I !' '"' . .. '"!. 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A ud iftcm:pi:srat-4 IIJ' tllli ... ..-ov.w .... ana:aas, N14 ... -,rt ax:pr9Ullf prcvidN tba't tM ...... 11Q' he =-a,f.:rt.4 to th• city of Jant.a;nJ .na 'tlBIIUU, tt. cl~ bti reqodtt4 ta tnnafu Of ..U ...... .ne. u part: Gt tk -,,.n,n.l pJ"OOHa of ~• dn~t of tu Jl'NPIJffl' R1'N1 b7' AU ..-ut, Jn:IIJ, !WJGG, 1A COIPidc&tlcm Of Ul4I ~ co, otnrt• ~ llamilll QI. Dl:JUII:" 9ocd ..a. v.J:UUl• onne11 r:atiall, Gratoz-.._ t,y tllldfe ~ grant, ~in, All _. aoavey .... -et., Ai4 atilitl' -• ....-1n -oaloal ~Of.~ co.ty-1 a OClpy ot: *ic!l ia -~ ..CO U latdldt .a, &loag: vttb al~ dtbU ud Na1pOGalld.1it:tu wit cert -.. ---~---all,_....~~~•~ aztt .t:ud.U:tl• ONr, ..... .allml, s. • ....., ud ~ .,J.d --,_ togatA,ar vita ..,._oc,..._ .. ______ _ .-.., $ ·-.,,, -.... -.. ... _._ .. -. DCISE W IIOr ll!QUIIIO -l -.... or.--.... 4.&a •. C .~ r-.... ~~""""!aili• .. -------·.------------,,=::.lixii&i. 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DocWMnt'-l"•«z·.Jf0J2t.h • .Day .. .DocID 1986.9J.Llf7:Z I'ar,er 5 ,0£ 5 Drdaz,. 935379 Com,ne.qtr ----=-=-·~ .. ~...;-~ ·--·.._.,...,.,-~-~-....... -.-.-.-·:..-.-..:... . .:.---· .., l ... -. IC r:: m i1' iiim I .. ... IIITIESSETth IIEirAS •""9 .;...leper"" b ddlrws o-f ins.t.1111.,g c.crtai••tu___.11,....; ~ thal\l:to •l, naar. or within. U. h8.r.i,i4,elcw de"1'illN fllNlfilll'tY Md to caa.ct ._ to die Cla:y'a Utility Syi,t.. Yo that: SMl;b t..,..,_t& .. 111 ai.1lt11te - l•tavn1 ,.rt a.d: ...., HIP5 -ozJwt, ptopM'tJ OlilMlrt: or 11U!rs an, ~r-tly iM11tlall,le 1:CI .,. it, U. CC-t -4 -,.s. of Clllflstncc.lai. of Midi. lapr~u and the ,.rU• hereto hwht NI .t-4 tt. ,rai,hicas .-1 uras af Cbapter 2'1 of U. t'H! ~:siORt uwa. vc-,-11-, ~fard to •111 • ~lelp,al wet.er an4 5-r .-.Hlti.s A.ct, (ACV ,s.JI.IGI •l s,aq)'•; Md IIIUIEJ,S ''Jiit. llWeklper"' Is w1111nt to pay an 1M rmu.., ~ fDf tJ. J•n•Uatl111t of_,. ..... ,...,.ta:; D' flWllFOl:t. IT 1$ •1tn AAEll MID Cl)VDU,ITlD IY .WO BEnUI 11ft .\FOIEU.IO ,MrtES AS RIUWS, L 1be. ~lti,-J" ...., ..... k~ .'4 ~ \ht.\ !lol-S-. lM .....-of U. foll•laa dncrlbed pro,erty, ~It; rorttow of tot. 1, J111tU•a .ta• fuctJI Uor~ed; deserlllllll u fallws; ta lut lU • .56 fMt of EM a-4 13.S E..t Ctf tba lorth lh., of tha :Soalb 1/l, 111f t:lt,e fll 1/4, of di,, W 1/4, d De. lllil 1/2 o-f Seu:ka 15. ~ 23 llortb, laq.to 5 Eur, U .. 11.,: a110 1aR11 .u tots Z, 1, " .. ol IOq: CO.t,' S-H~ ..a,,Ucat:im:, ln.51 ad ma "U...J~ ,......,. .agr-.s. Uk! UNttllitnts to u..-to haw. Ins.tall.., tbs foHowJ1111 dc=$&:rU1•d IIIP~tS. IO-wlu _. ~ l••talladan to N _. In fall ce111pJi,inc. wldl •11 "flPTiabla codes aid n,;ph,ric.s. of tM; ·1;1 ty of a.•tmt. The ''Dcw:lop,ell"'' h1rt.bair ~ ,.., w:r.rl"ant~ Wt. iil1 cqicaM:S -ci.r. IA Cllf'nKt~ Vit.'i the ecostnictklll n lna.taJI.HIGD (If tbe .afONMhl t.p~1,. •n-foe, 1-abo{-or· aac.sr<•h or llotb haw. .._ « v.ttl • ~5' '" full, •11 th& '°Oe¥elopc1"1i'' ~ • .,.d tM "Daekopllr" ~ts 11111 ~rbl:$ to Mld the City of ...,.., ~rw!us ftm .any tlabilit~ ln i:anNCtlcwt tttc...,.fth. '-· n. "Dffe1CIIN,... f11r\Mr urtifiu lhlt 'Ct-. total •ftl.-teiol COlit of wl4 cmt-trw:r.J• .a; .,.,~ spcc.511,c,d 111111 k ht the i4o& or 1.2!!~------ S.. bhUlt "A" o1t~ '::t.[?,,f,.tl» ltl!lill dolK.ripti• of ttie I_. affectNi"'" dtia l•t9G09U _,,.......,, 01" a. ~shawl111 h1 l*tli111a CM i..wt arfec.tM ~ SP "°'hl-,.J cMri,n per the tcf'ld ot tt.is a,g...-e11t, P,tr KCV '5 DI. no(J} ~ l,S..,Z~02S)., ;!:~ If ,- - '.].(. Q ,$,..,.."!M>Q-I .••• DsscrJ.;t.icn1 XiDg,JIDI. .Doc:umGZlt··:Ye&r .. ,N"o.at..b.De,y .. DocID 1988,.3J.tiwl008 Pa~, .1 o.t 5. Order, J3Sl79 Comment, .;:~~;~~-. q.~ 1 r- ~- r ' r I J ' 1 .._.. • ~ti wtal -i: flt AJoSt. the (Ott,i; per fl'Mt U-1 foDc of .-14 , ......... _ ... t ... 11 lie·~ IO dtteralm tM Pl'III rate Nl•l'Ral'lt t.u ua ''tnelcpm"" \lir..., Clllllef of real dbltll. ""'° 4111111 .:.t: un1l•t11 io ft W'ltlllll C05t of slldt ~t~ -' WO ~tJy '111,-S to tap iaro or -* 111111> « .se =id f.tCJtrtfa. llflll~ tap or llaablp SMI t l111eJ"*' ~tluOI to l•t11ta15 or bratlrctllts cc:innectl11t tt.rato .. all ulijec.1 to thll i- ll/Ill o~...on ol a. flt, of lat>:111 cr1d thl. pra,,tsions .J this ......... t. Jt ls ... ,..,. fasnltitir esNN' *t I• h r;.nt 'thlr tonJ .C:tNl C1KC of tfw •feredncrlW 1.,_.,,..., "'*ll "-lllrflff1!llt ftOI thf.t MC forrll. ,-.1oati,oMe. tllfn tllJ:s ~ w111 N iAltty ~ to ,u f«th the total a,c;c,.ql ~, -..m1~ At pro .1'a1a ~ pn &cm 11..,:1, fllOt iJ' $ U .4J5'l!li • J. 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'?'~'-- d:M "~J .. ,; I I • . • • l . . _tv4, . ,.I,.-:..,. • .? .-UAP.I, ~ First American Pat Fullerton (206) 615-3055 pfullerton@flrstam.com Amy Garza (206) 615-3010 amgarza@first.am.com To: American Classic Homes PO Box 1830 Renton, WA 98057-1830 Attn: Title Team One Fax No. (866) 904-2177 Colleen Franz (206) 615-3050 cfranz@firstam.com First American Title Insurance Company 2101 Fourtll Ave, Ste BOO Seattle, WA 98121 Phn -(206)728--0400 Fax -(8~¥JPME crry o//J;t;,-~~NING MAR I 6 2007 RECEIVED Jennifer Salas (206) 615-3011 jsalas@firstam.com Tina Kotas (206) 615-3012 tkotas@firstam.com File No.: 4203-935379 Your Ref No.: Re: Property Address: 230, 242 and 224 Union Avenue NE, Renton, WA 98059 Supplemental Report 2 Dated: February 26, 2007 at 8:00 A.M. Commitment/Preliminary Report No. 4203-935379 dated as of November 27, 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 11/27/2006 at 7:30 a.m. except as noted below: Changes made in Supplemental Report No. 1. The following paragraph no(s). 9, 10, 11, 12 and 13 has/have been added to our Commitment/Preliminary Report to read as follows: 9. General Taxes for the year 2007. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 518210006806 Page 1 of 3 Date: March 01, 2007 Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: (as to Parcel A) File No.: 4203-935379 (CK) 1st Half $ 1,241.99 $ 0.00 $ 1,241.99 $ 226,000.00 $ 0.00 2nd Half $ 1,241.99 $ 0.00 $ 1,241.99 $ 226,000.00 $ 0.00 10. General Taxes for the year 2007. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 518210006905 1st Half Amount Billed: $ 1,706.93 Amount Paid: $ 0.00 Amount Due: $ 1,706.93 Assessed Land Value: $ 235,000.00 Assessed Improvement Value: $ 76,000.00 2nd Half Amount Billed: $ 1,706.92 Amount Paid: $ 0.00 Amount Due: $ 1,706.92 Assessed Land Value: $ 235,000.00 Assessed Improvement Value: $ 76,000.00 (as to Parcel B) 11. General Taxes for the year 2007. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 518210007309 Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: Amount Bi lied: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: ( as to Parcel D) 1st Half $ 1,099.72 $ 0.00 $ 1,099.72 $ 103,000.00 $ 97,000.00 2nd Half $ 1,099.72 $ 0.00 $ 1,099.72 $ 103,000.00 $ 97,000.00 12. General Taxes for the year 2007. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Page 2 of 3 Date: March 01, 2007 Tax Account No.: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: ( as to Parcel E) 518210007903 1st Half $ 1,170.83 $ 0.00 $ 1,170.83 $ 103,000.00 $ 110,000.00 2nd Half $ 1,170.83 $ 0.00 $ 1,170.83 $ 103,000.00 $ 110,000.00 File No.: 4203-935379 (CK) 13. General Taxes for the year 2007. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 518210008109 Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: Amount Billed: Amount Paid: Amount Due: Assessed Land Value: Assessed Improvement Value: ( as to Parcel F) 1st Half $ 1,477.20 $ 0.00 $ 1,477.20 $ 269,000.00 $ 0.00 2nd Half $ 1,477.19 $ 0.00 $ 1,477.19 $ 269,000.00 $ 0.00 Note(s) E, F, G, Hand I of our Commitment/Preliminary Report has/have been eliminated. First American Title Insurance Company By: Amy Garza ror Pat Fullerton, Title omcer Page 3 of 3 ··· FirstA.,merican Pat Fullerton (206) 615·3055 pfullerton@fl rstam .com Amy Garza (206) 615-3010 amgarza@flrstam .. com To: American Classic Homes PO Box 1830 Renton, WA 98057-1830 Attn: Title Tearn One Fax No. (866) 904-2177 Colleen Franz (206) 615-3050 cfra nz@firstam.com FlrstAmerican rrt:JeillStJrance Company 2101 Fourth Ave., Ste BOO Seattle, WA 98121 Phn -{206)n8-0400 (800)826-7718 Fax· Jennifer Salas (206) 615-3011 jsalas@firstam.com Tina Kotas (206) 615-3012 tkotas@firstam.mm File No.: 4203·935379 Your Ref No.: Re: Property Address: 230, 2.42 and 224 Union Avenue NE, Renton, WA 98059 Supplemental Report 1 Dated: January 12, 2007 at 8:00 A.M. Commitment/Preliminary Report No. 4203-935379 dated as of November 27, 2006 (induding 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: Paragraph no.(s) 2 of our Commitment/Preliminary Report has/have been eliminated. First American Title Insurance Company By: Tina Kotas for Pat Fullerton, Title Officer Page 1 of 1 Form No. 1068-2 ALIA Plain Language commitment Commibnent No : 4203-935379 Pagel of 11 Rrst American Title Insurance Company 2101 Fourth Ave, Ste 800 Seattle, WA 98121 Phn • (206)728-0400 (800)826-7718 Fax- ESCROW COMPANY INFORMATION: Escrow Officer/Closer: CK KUHN cekuhn@firstam .. com First American Title Insurance Company BOO Bellevue Way NE, Suite 300, Bellevue, WA 98004 Phone: (425)372-3005 -Fax: (866)233-5179 Pat Fullerton (206) 615-3055 pfullerton@flrstam.com Amy Garza (206) 615-3010 amgarza@ftrstam.com To: RE/MAX Northwest 11250 Kirkland Way Ste 200 Kirkland, WA 98033-3422 Attn: Michael Jagielo Title Team One THIRD COMMITMENT Fax No. (866) 904-21n Colleen Franz (206) 615-3050 cfranz@firstam..com Jennifer Salas (206) 615-3011 jsalas@ftrstam.com Tina Kotas (206) 615-3012 tkotas@firstam.com File No .. : 4203-935379 Your Ref No.: Re: Property Address: 230, 242 and 224 Union Avenue NE, 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 Ameril:an Tttle Form No 1068-2 ALTA Plain Language Commk:ment First American Title Commitment No.: 4203..g35379 Page 2 of 11 L Fam, No 1068-2 Commltrl'lent No : 4203·935379 Page 3 of 11 ALTA Pia.In Language commitment THIRD REPORT SCHEDULE A 1. Commitment Date: November 27, 2006 at 7:30 AM. 2 .. Policy or Policies to be issued: Eagle Protectioo owner's Coverage Proposed Insured: American Classic Homes, LLC Simultaneous Issue Rate Extended Mortgagee's coverage Proposed Insured: To Be Determined AMOUNT $ 2,595,000 00 $ $ To follow $ PREMIUM TAX 4,424.00 $ 389. 31 To follow $ To follow 3.. (A) The estate or interest in the land described in this Commitment is: Fee simple as to Parcel(s) A, B, D, E and F, an easement as to Parcel(s) C and G .. (B) Title to said estate or interest at the date hereof is vested in: Rose L Woodall also appearing of record as Rose Lee Woodall and Rose Woodall, as her separate estate 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: PARCEL A: THE EAST 264 FEET OF THE SOUTH 172 FEET OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, WM , IN KING COUN1Y, WASHINGTON .. PARCEL B: THE SOUTH 172 FEET OF THE NORTH HALF Of THE SOUTHWEST QUARTER Of THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M, IN KING COUNlY, WASHINGTON; EXCEPT THE EAST 264, AND EXCEPT THE NORTH 87 FEET OF THE WEST 146 FEET, AND EXCEPT THE SOUTH 85 FEET OF THE WEST 162 FEET THEREOF PARCEL C: AN EASEMENT OVER, ACROSS AND UPON THE NORTH 28 FEET OF THE SOUTH 200 FEET OF THE WEST 116 OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, WM .. , IN KING COUNTY, WASHINGTON .. PARCEL D: THE WEST 146 FEET OF THE NORTH 87 FEET OF THE SOUTH 172 FEET OF THE NORTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER ArSt American 7Ufe Form No 1068·2 ALTA Plclln Language Commitment Commitment No : 4203-935379 Page 4 of 11 OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M .. , IN KING COUN1Y, WASHINGTON; EXCEPT THE WEST 30 FEET FOR ROAD. PARCEL E: THE WESTERLY 162 FEET OF THE SOUTH 85 FEET OF THE NORTH HALF Of THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 E.W.M., IN KING COUN1Y, WASHINGTON; EXCEPT THE WEST 30 FEET THEREOF FOR 132 S .. E. PARCEL F: NORTH HALF OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 E.W.M., IN KING COUN1Y, WASHINGTON, LYING NORTHERLY OF SOUTH 172 FEET THEREOF; EXCEPT THE WEST 230 FEET THEREOF PARCELG: AN EASEMENT FOR INGRESS, EGRESS AND UTILITIES OVER THE NORTH 40 FEET OF THE SOUTH 212 FEET OF THE WEST 230 FEET OF SAID NORTH HALF, EXCEPT THE WEST 30 FEET FOR ROAD. APN: 518210006806 APN: 518210006905 APN: 518210007309 APN: 518210007903 APN: 518210008109 First American Tlf:le Form No 1068-2 AlTA Plain Language Commitment The following requirements must be met: SCHEDULE B SECTION I REQUIREMENTS Commitment No : 4203-935379 Page 5 of 11 (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 .. (CJ 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 therecf. 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; (CJ Water rights, claims or title to water; whether or not the matters excepted under (A), (B) or (Cl 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 AmedcarJ Title Fonn No 1068-2 ALTA Plain Language Commitment PART TWO: SCHEDULE B SECTION ll EXCEPTIONS Commitment No.: 4203-935379 Page 6 or 11 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 fonms 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 the City of Renton is at 1.78 % , Levy/Area Code: 2100 For all tJansactions recorded on or after July 1, 2005: • A fee of $10.00 will be charged on all exempt b'ansactions; • A fee of $5.00 will be charged on all taxable transactions in addition to the exdse tax due. 2. Deed of Trust and the terms and conditions thereof, Grantor{Trustor: Lisa A, Thorman, a single woman Grantee/Beneficiary: Washington Federal Savings Trustee: Stewart Title Company of Washington, lne, Amount: $56,000, oo Recorded: Recording Infonmatlon: Affects: June 01, 1994 9406011216 Parcel D 3. Deed of Trust and the terms and conditions thereof, Grantor{Trustor: Rose L Woodall, also appearing of record as Rose Lee Woodall and Rose Woodall, as her separate estate Grantee/Beneficiary: Trustee: Amount: Recorded: Recording Information: Affects: Banner Bank Pacific Northwest ntle Company $43,33750 September 13, 2002 2002091300H07 Parcel D 4. Evidence of the authority of the individual(s) to exerute the forthcoming dorument for American Classic Homes, LLC,, copies of the current operating agreement should be submitted prior to closing, First Americ.an ntte Form No. 1068-2 ALTA Plain language Commitment 5. Letter of Agreement and the terms and conditions thereof: Between: Fairfield Developments, Inc. And: Wendall G. and Rose L. Woodall Recorded: July 09, 1985 Recording Information: 8507090552 Affects: Parcels A and F 6. Easement, including terms and provisions contained therein: Recorded: July 26, 1985 Recording Information: 8507261710 mibnent No.: 4203·935379 Page 7 of 11 In Favor of: Fairfields Developments Inc., a Washington Corporation For: Sanitary sewer Modification and/or amendment by instrument: Recorded: August 28, 1986 Recording Information: 8608280377 The terms and provisions contained in the document entitled ''Transfer of Utility Easement" Recorded: September 11, 1986 Recording No.: 8609111672 Affects: Parcels A and F 7. The terms and provisions contained in the document entitled "Agreement and Conveyance" Recorded: March 16, 1988 Recording No.: 8803161008 8. Reservations and exceptions, including the terms and conditions thereof: Reserving: All coal, oil, gas and mineral rights, and rights to explore Reserved By: Weyerhaeuser Timber Co., a Washington corporation Recorded: June 20, 1900 Recording Information: 192430 We note no examination has been made regarding the transfer or taxation of the reserved rights. First American TJtle Form No. 1068-2 Co1NTiltment No : 4203-935379 Page 8 of11 ALTA Plain Language Commitment INFORMATIONAL NOTES 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. D. E. F. G. SECTION 15, TOWNSHIP 23 NORTH, RANGE 5 EAST OF SWV., NWV. APN: 518210006806 APN: 518210006905 APN: 518210007309 APN: 518210007903 APN: 518210008109 The following deeds affecting the property herein described have been recorded within 24 months of the effective date of this commitment: NONE General taxes for the year 2006, which have been paid. Tax Accoont No.: 518210006806 Code Area: 2100 Amount: $ Assessed Land Value: $ Assessed Improvement Value: $ 2,567.84 214,000.00 0.00 Affects: Parcel A General taxes for the year 2006, which have been paid, Tax Account No.: 518210006905 Code Area: 2100 Amount: $ Assessed Land Value: $ Assessed Improvement Value: $ 3,535.39 222,000.00 73,000.00 Affects: Parcel B General taxes for the year 2006, which have been paid. Tax Account No.: 518210007309 Amount: $ 2,197.45 Assessed Land Value: $ 98,000.00 Assessed Improvement Value: $ 85,000.00 Affects: Parcel D First American Tltle Form No 1068-2 Commitment No : 4203-935379 Page9af 11 ALTA Plain Language Commitment H. I. J. General taxes for the year 2006, which have been paid. Tax Account No .. : 518210007903 Amount: Assessed Land Value: Assessed Improvement Value: Affects: $ $ $ 2,424.41 98,000 00 104,000.00 Parcel E General taxes for the year 2006, which have been paid. Tax Account No.: 518210008109 Amount: $ 3,045.64 Assessed land Value: ,; 254,000.00 Assessed Improvement Value: $ 0.00 Affects: Parcel F All matters regarding extended coverage have been deared 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: 230, 242 and 224 Union Avenue NE, Renton, WA 98059 Arst American TltJe Form No, 1068-2 ALTA Plain Language Commitment CONDITIONS L DEFINITIONS (a)"Mortgage' means mortgage, deed of trust or other securtty instrument Commitment No : 4203-935379 Page 10 or 11 (b)"Public Reoords' means title reoords that give constructive notice of matters affecting the titie 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 tlme In the public records or are created or attached between the Commitment Date and the date on which all of the Requir·ements (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 causec 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 daim, whether or not based on negligence, which you may have against us concerning the titie to the land must be based on this oommitment and is subject to its terms. First American Title Form No 1068-2 ALTA Plain Language Commitment ·~11~1-.Ffrst American PRIVACY POLJCY We Are Committed to Safeguarding Customer Information Commitment No : 4203·935379 Page 11 of 11 First Ameria,n Title In$uranc~ Company ;no1 Fourth Ave, ste 800 Seattle, WA 98121 Phn -(206)728--0400 (800)826-me 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 Hnandal Information. We agree that you have a rlght 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 infonnation which you provide tD us. It does not govern the manner in which we may use information we have obtained from any other source, such as lnfonnatlon obtained from a pubnc record or from another person or entity. First American has also adopted broader guidelines tnat 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 infonnat\on that we may collect include: • Infonnation we receive from you on applications, forms and in other communications to us, whether in writing 1 in person, by telephone or any other means; • Information about your transactions wtth us, our affiliated companies, or othets; and • Infonnation 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 infonnatlon listed above to one or more of our affiliated companies. Such affiOated companies include ffriancial 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 wananty companies, and escrow companies. Furthennore, we may also provide all the lnformation we col(ect, 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 ta apply to you. Confidentiality and Security We wtll use our best efforts to ensure that no unauthorlzed parties have access to any of your information. We restrict access ta 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 tnls Privacy Policy and First American's Fair Information Va/uesc We currently maintain physical, electronic, and procedural safeguards that comply with Federal regulations to guard your nonpublic personal lnformation. © 2001 The First American Corporation • All Rights Rese!Ved rirst American rltle • Form No. 14 Subdivision Guarantee Issued by Guarantee No.: 4209-996758 First American Title Insurance Company 2101 Fourth Ave, Ste 800, Seattle, WA 98121 Title Officer: Pat Fullerton Phone: (206)728-0400 FAX: First American Tlf:le Form No. 14 Subdivision Guarantee ( 4-10-75) First American Pat Fullerton (206) 615-3055 pfullerton@firstam.com Amy Garza (206) 615-3010 amgarza@firstam.com Title Team One Fax No. (866) 904-2177 Colleen Franz (206) 615-3050 cfranz@firstam.com Guarantee No : 4209-996758 Page No.: 1 First American Title Insurance Company 2101 Fourth Ave, Ste 800 Seattle, WA 98121 Phn • (206)728-0400 (800)826-7718 Fax - Jennifer Salas (206) 615-3011 jsalas@firstam.com Tina Kotas (206) 615-3012 tkotas@firstam.com SUBDIVISION GUARANTEE LIABILITY FEE $ $ 1,000.00 ORDER NO.: 350.00 TAX$ 30.80 YOUR REF.: First American Title Insurance Company a Corporation, herein called the Company Subject to the Liability Exclusions and Limitations set forth below and in Schedule A. GUARANTEES American Classic Homes 4209-996758 herein called the Assured, against loss not exceeding the liability amount stated above which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth above. 3. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. Dated: March 01, 2007 at 7:30 A.M. First American ntfe Form No. 14 Subdivision Guarantee ( 4-10-75) SCHEDULE A The assurances referred to on the face page are: A. Title is vested in: Galdco Development, LLC, a Washington Limited Liability Company Guarantee No.: 4209-996758 Page No.: 2 B. That according to the Company's title plant records relative to the following described real property (including those records maintained and indexed by name), there are no other documents affecting title to said real property or any porition thereof, other than those shown below under Record Matters. The following matters are excluded from the coverage of this Guarantee: 1. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. 2. Water rights, claims or title to water. 3. Tax Deeds to the State of Washington. 4. Documents pertaining to mineral estates. DESCRIPTION: A PORTION OF LOTS 7 AND 8 OF MARTINS ACRE TiRACTS, UNRECORDED MORE PARTICULARLY DESCRIBED AS FOLLOWS: THE NORTH 30 FEET OF THE NORTH HALF OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF TiHE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SECTION 15 TOWNSHIP 23 NORTH RANGE 5 EAST, OF W.M. IN KING COUNTY WASHINGTON. LESS THE WEST 30 FEET THEREOF. APN: 518210008505 First American TJtle • Form No. 14 Subdivision Guarantee (4-10-75) RECORD MATTERS: Guarantee No.: 4209-996758 Page No.: 3 1. General Taxes for the year 2007. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 518210008505 1st Half Amount Billed: $ 11.21 Amount Paid: $ 0.00 Amount Due: $ 11.21 Assessed Land Value: $ 1,000.00 Assessed Improvement Value: $ 0.00 2nd Half Amount Billed: $ 11.21 Amount Paid: $ 0.00 Amount Due: $ 11.21 Assessed Land Value: $ 1,000.00 Assessed Improvement Value: $ 0.00 2. Taxes which may be assessed and extended on any subsequent roll for the tax year 2007, with respect to new improvements and the first occupancy which may be included on the regular assessment roll and which are an accruing lien not yet due or payable. 3. A Certificate of Incorporation for Galdco Development, LLC is not currently on file with the Secretary of State, as required by statute. 4. Easement, including terms and Recorded: Recording Information: In Favor Of: For: provisions contained therein: October 12, 1978 7810120741 Puget Sound Power & Light Company, a Washington corporation Electric transmission and/or distribution system 5. Easement, including terms and provisions contained therein: Recorded: January 18, 1980 Recording Information: 8001180623 For: Roadway and utilities 6. Easement, including terms and provisions contained therein: Recorded: June 01, 1981 Recording Information: 8106010659 For: Roadway and utilities 7. Reservations and exceptions, including the terms and conditions thereof: Reserving: Reserved By: Recording Information: Minerals Northern Pacific Railway Company, a corporation duly incorporated under the laws of the State of Wisconsin 192430 We note no examination has been made regarding the transfer or taxation of the reserved rights. A'rst American ntle Form No. 14 Subdivision Guarantee (4-10-75) INFORMATIONAL NOTES Guarantee No.: 4209-996758 Page No.: 4 A. 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. First American Title Form No. 14 Subdivision Guarantee ( 4-10-75) Guarantee No.: 4209-996758 Page No.: 5 SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to the extent that specific assurance are provided in Schedule A of this Guarantee, the company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, en:umbrances, adverse claims or other matters against the title, whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the public records. (c) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (3) water rights, claims or title to water, whether or not the matters excluded under {1), (2) or (3) are shown by the public records. 2. Notwithstanding any specific assurances which are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: {a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described in the description set forth in Schedule (A), (C) or in Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, ways or waterways to which such land abuts, or the right to maintain therein vaults, tunnels, ramps, or any structure or improvements; or any rights or easements therein, unless such property, rights or easements are expressly and specifically set forth in said description. {b) Defects, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds; (2) which result in no loss to the Assured; or (3) which do not result in the invalidity or potential invalidity of any judicial or non-judicial proceeding which Is within the scope and purpose of the assurances provided. (c) The identity of any party shown or referred to in Schedule A. (d) The validity, legal effect or priority of any matter shown or referred to in this Guarantee. GUARANTEE CONDmONS AND STIPULATIONS 1. Definition of Terms. The following tenns when used in the Guarantee mean: (a) the "Assured": the party or parties named as the Assured In this Guarantee, or on a supplemental writing executed by the Company. (b) "land": the land described or referred to in Schedule (A) (C) or in Part 2, and improvements affixed thereto which by law constitute real property. The tenn "land" does not include any property beyond the lines of the area described or referred to in Schedule (A) (C) or in Part 2, nor any right, title, interest. estate or easement in abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust, trust deed, or other security instrument. (d) "public reCOl'ds" : records established under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) "date": the effective date. 2. Notice of Claim to be Given by Assured Claimant. An Assured shall notify the Company promptly in writing in case knowledge shall come to an Assured hereunder of any claim of title or interest which is adverse to the title to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liability of the Company shall terminate with regard to the matter or matters for which prompt notice is required; provided, however, that failure to notify the Company shall in no case prejudice the rights of any Assured under this Guarantee unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 3. No Duty to Defend or Prosecute. The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any allegation in such action or proceeding. 4. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate. Even though the Company has no duty to defend or prosecute as set forth in Paragraph 3 above: (a) The Company shall have the right, at its sole option and cost, to institute and prosecute any action or proceeding, interpose a defense, as limited in (b), or to do any other act which in its opinion may be necessary or desirable to establish the title to the estate or Interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. The Company may take any appropriate action under the tenns of this Guarantee, whether or not it shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exercise lts rights under this paragraph, it shall do so diligently. (b) If the Company elects to exerciSe its options as stated in Paragraph 4(a) the Company shall have the right to select counsel of its choice (subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses incurred by an Assured In the defense of those causes of action which aUege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or Interposed a defense as pennitted by the provisions of this Guarantee, the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right, in its sole discretion, to appeal from an adverse judgment or order. {d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and pennit the Company to use, at its option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall give the Company all reasonable aid in any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured. If the Company is prejudiced by the fallure of the Assured to fumish the required cooperation, the Company's obligations to the Assured under the Guarantee shall terminate. 5. Proof of loss or Damage. In addition to and after the notices required under Section 2 of these Conditions and Stipulations have been provided to the Company, a proof of loss or damage signed and sworn to by the Assured shall be furnished to the company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company Is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such Assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Assured shall grant its pennission, in writing, for any authorized representative of the Company to examine, inspect and copy all records, books, ledgers, checks, correspondence and memoranda in the custody or control of a third party, which reasonably pertain to the Loss or Damage. All Information designated as confidential by the Assured provided to the Company, pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested infonnation or grant pennlssion to secure reasonably necessary information from third parties as required in the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim. Form No. 1282 (Rev. 12/15/95) First American Title Form No. 14 Subdivision Guarantee ( 4-10-75) 6. Options to Pay or Otheawise Settle Claims: Termination of Liability. In case or a claim under this Guarantee, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to pay or settle or compromise for or in the name of the Assured any daim which could result in loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, If this Guarantee is issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the indebtedness secured by said mortgage or said lien for the amount owing thereon, together with any costs, reasonable attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebtedness, the owner of such indebtedness shall transfer and assign said indebtedness, together with any collateral security1 to the Company upon payment of the purchase price. Upon the exercise by the Campany of the option provided for in Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment reQulred in that paragraph, shall terminate, including any obligatiOn to continue the defense or prosecUtion of any litigation for which the Company has exercised its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Pay or Otherwise Settle With Parties Other Than the Assured or With the Assured Oaimant. To pay or otherwise settle with other parties for or in the name of an Assured claimant any claim Assured against under this Guarantee, together with any costs, attorneys' fees and expenses incurred by the Assured daimant which were authorized by the Company up to the time of payment and which the Campany is obligated to pay. Upon the exercise by the Campany of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment reQuired in that paragraph, shall terminate, induding any obligatiOn to continue the defense or prosecutiOn of any litigation for which the Company has exercised its options under Paragraph 4. 7. Determination and Extent of Liability. This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described, and subject to the Exclusions From Coverage of This Guarantee. The Liability of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount of liability stated in Schedule A or In Part 2; (b) the amount of the unpaid principal Indebtedness secured by the mortgage of an Assured mortgagee, as limited or provided under Section 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the time the loss or damage Assured against by this Guarantee occurs, together with interest thereon; or (c) the difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or Interest subject to any defect, lien or encumbrance Assured against by this Guarantee. a. Limitation of Liability. (a) If the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter Assured against by this Guarantee in a reasonably diligent manner by any method, Including litigation and the completion of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be Hable for any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. Guarantee No.: 4209-996758 Page No.: 6 (c) The Campany shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured in settling any daim or suit without the prior written consent of the Company. 9. Reduction of Liability or Termination of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. 10. Payment of Loss. (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of loss or destru:tion shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. 11, Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the Assured daimant. The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the claim had this Guarantee not been issued. If requested by the Campany, the Assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogation. The Assured shall permit the Company to sue, compromise or settle in the name of the Assured and to use the name of the Assured in any transactiOn or litigation involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shalt have recovered its principal, interest, and costs of collection. 12. Arbitration. Uriess prohibited by applicable law, either the Company or the Assured may demand arbitratiOn pursuant to the Title Insurance Arbitration Rules of the American Arbitration AssociatiOn. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Assured arising out of or relating to this Guarantee, any service of the Company in connection with its issuance or the breach of a Guarantee provision or other obligation. AU arbitrable matters when the Amount of Liability is $1,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbitrable matters when the amount of liability is in excess of $1,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules in effect at Date of Guarantee shall be binding upon the parties. The award may include attorneys' fees only if the laws of the state in which the land is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator{s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13. Liability Limited to This Guarantee; Guarantee Entire Contract. (a) This Guarantee together with all endorsements, if any, attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company. In interpreting any provision of this Guarantee, thiS Guarantee shall be construed as a whole. (b) Any claim of toss or damage, whether or not based on negligence, or any action asserting such daim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice President, the Secretary, an AssiStant Secretary, or validating officer or authorized signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Campany and any statement in writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to the Company at 2 First American Way. Bldg. 2, Santa Ana, CA. 92707. Form No. 1282 (Rev. 12/15/95) Arst American Title For and in COG.IJdcnllmi: ol Onll Dollar (II.OD) ft otber ,·111.Ulble CC1111idtratial, Iba receipt or wlalda I• hereby aexoowJ«lpt, OENNIS L, BAJlCER Allp KA.RGIE E, BIBGEB, 6 "4rHo1 Coe1•nhy, And L'Yl..B L. BARGER; MO lLA M~ BAIGER, A Marital COIIIIQaity, ~ DliL C'OtlS1'RUC'lI0M; LYLE~ARGER AND ILA "· BARGER, A Maritd C21WPnritv ! .. Graator · tleri=la), bef'q IN*, ....,_ _. .....,_ .. CQi PUGIT 90UND PCREI 6 LlmtT CXJIIPAHY, a wuai1n,a1011 corparatioa r·o,_ .. ~ ........ lor ... Pl&IJOMI beNllalflilr • lol1ll. 1 ,.,.... tllllDtlll onr, ai:-roY &ne:I Wlder 1M folMJ'lftQI 4IIOrlMd All p....,.., lebe ''P....-r,;(' .... la _ _.g,.m..,. ____ _ C(iunty, Wast'lln,um: 'l'he North 1/2 of the S<>llth 1/2 of the Southwest 1/4 of the Mort"""•• 1/4 of the Northwest l/4 of Section 15, Township 23 l!lorth, Jtanqa 5 E•st, w.K., EXCEPT the SoJth 135 feet of the Weat 262 feet thereof, AND EXCEPT the Keat 30 feet thereof; (Being known as a portion of Tra<:ta 7 and a pf Martin• a Acn 'I'ra.ct• unrecorded) The centerline of Grantee's facilities a• preseAtly staked or a1 may be constructed. extended o~ relocated within; A. The North 30 feet of ttl• Weat 23Z feet of the llho'ft described property, AND B. The North 38 feet of that p,ortion of the above described property lying £a.st of the Eaat line of the west 232 feet thereof. 1% Ell,C1SE TAX NOT REOUU\EO Kint Co. P.;: t; ;::::i:.illn i', ~,-,.,,.;r . :,'!',., l.-.G-..wll_da ________ .... _ _, __ or more e.tec~ t111n$11l1_. ..Vor ......_ :U... wer .var ...., .. ~-w., ~ _. .. aecu,azy or OC1Dvmlmt ....,....._..._., wUclt ...,.~~ IN' 1IOl llmlllllll ID Ille .rouo.t.s: a. ONdlllll,i r.dUllaS. Polee ..a,ua.erawt6c.....,..., .......... al----=~ u--ocn:lv&kGllld:dJM.r'bltioaUw; a..-au..; b 5 wa. b. tw p .... ....__ U I pwwwd Ollllam, ICIIIWN,, ....._ ........ nlldlla_. tnaa- fGnamn; semHulN«_,........,.....,_. .,.._ u t WWW» ... ....... F-da i.ldal ,Ito, __________ _ lkioal J1Da:s -,d ocber t.:iliOIII N IC .. .......... 2. A.oceu. Gna&et: ..0 .... 11111 ..... fl -ID thit Rl,allik1f-W.., llftr' .. acr.-.. Prapll"IJ • enable Graocn-ito aan:tN la r'llbll .._...., pnr,Wad, 111111 Clalw 9111 Gnllor ror -, dam-,. lo the P.rq,erty Cll&tilld .. ON fllftllaef aid .n,llt GI aiau. 3. c.rn., Ill ,.,.._ a,... ...ii. -. ... ~ 10 au or trim 11111 _. a11 .,_ • ina ..... • ll'VWinl \.p:l,11 tb RJIPf.«-wa;r. _...,.,~ .. -. ll)f' 1r1m ..,. ~ ...-u. ftqNrSJr _.._ 1a r.waa. cuuw. w Grantee's reuombl• ,...._, be a._.,... ID cnaeee·s Jadlltha. -4. er.ior·• UN: ............ .,. Gralar,........ lie n,111 ID UN .. ......, .... ., W IIQ' ...,._ ml ~ • ._., •ith lbe rtp&a_.. ,........., pn.ddad, 111111 GralDI" *11 aat ...._. or aa1111m ..,. lilllldlas or t;J(bi!r strucRJre OIi the RIIDHII-..,. mcl o..uir 111111 db oo ~ ... 300 fwt 4 onae..·• ~ •UlQll Gra:i1~·s prlor wrin. CODNIII- , .... ....i,,-. By-... ._... ltla ___ .. -. ....... - Gr1n&or f.rwn arr, asid &IJ eJ.im. for .-... IIISer'lld bf -,. ,.._ ..,_ -,, N olltsed ., Gnmlle'1 e:urciff of the ripta berelD 01111'ed. ,n,,1lllll. lbn CrmtN IUD a111 .. l"NpOnSQtie IO CnalDl' for -, clamaps r~11.1ns1nimsnJ,u1•10--,pu_,_._.,, KIS o, ~ cf Gnldor. -6. AhaadamamL 'nit ,..,._ lwrell ...... ...U conu.e WIClJ _. a.te • CinMN ~ lo 1191 1- Rt,:ht·of·Way lor a ~rlod ol n-. (5) a, h• ,_,.., Jn ...,_. •1111 llu -111111 ---_. .u 116rt$ he.ra.iocler Shall revert 10 Grmu,o. pn,rldall, -no •L s www1 lball 1111...., n fine oamrNd bJ l'ft.SQI of Gnuttee·s ,,.uun w IAIUlllr lulall IC. r.dUII• on UW ----·WIJ .ua. -, l*'IOll 'Ol' '111M from Che: date heroor. ••cript:ionr Xing, WA Docume..at-Yea.r.JlfoDth.Day.DocID 1!178.1014.141 P•ge 1 l o~ 2 ___ _ ~r I l(.i:,g Comment: 1. Slt;~n m ~. Tht rt-., 111111 ._ .. ol '1)1~ l)t,n\i:s PU blare 10 lllit blnilth or 11141 be Mndfo& upon lhe!r teSpeCt.lYe auCOHSOn and aP'-, .- ""' " 0 '" DA TED thls ~ day ol S'IIJ'""ffll ~ S1'ATE' OP 'WASHIHG'l'ON 0 COUNTY or !UNG ... 0 N a 0 ,., z ... ~TE'OF W>StlNCTON COIJN'r\'..~f KING Filo f.CR REC·J~O AT REQU~ST Of: REAl. ESr,.:.;1:. 00\':~;:oN ""6H POWH\ O\.OG. ,,, 8ELL.EVIJE, WASHlf>.GT0/11 '800!J ATIF.:'.i'i L · ill:r ;z ; : l .. ., .. : ••cr!s,tlon, JCing,WA Docum@t-Yea.r.Nontb .. ~ .. DocID J.978.101.-2.141 P•g•: a of,,.. ___ ., ~der z King cc:vnmeD t: .·-· . ., ' -----, ·---., ·1'··-~-'-< ::r ! i ~ "" Q "' "' "' 0 Q .... ..... 0 •.:, c.:, 0 "' ., .. 0 ' 0 ~ .. ,, ..... ~ ROAWAl' -AKi) U_T l ll TI ES EASEMENT iim 111-SlWT, -this -. _d~ of. __________ 19_: by and bebl'e~a Lyle· L. ·B1rqer ai'ld _..;•,.l.:.':.•,_,..,_!l:..:•:....:M:;,'--'B;:o.:.•.:9.:.•:..• ___ ~--' ~ ~,@e, ~·~ ~-. __ -':: ..,,J.i.,Zocm,. ,__'-fbUJ,.!.• .-.Oi .... 't=•19~1=-4/~--' __ and· -----------' nerelnafter calle.d "Gr1ntor(s)," inc •• CITY OF DTOII, 1 N111tctpal Corpornton of K1ng ·co111ty. WHh1ngton. llerei•after called '"Grantee;• WIW55ETH, . said Granto:(sl,·for lftd tn coosldtratiot1 of the ,,.of$ 'fsf, f(f'iJ. (({.00 J.. ..:_____p1ld by G,..,ie,,, 4nd other •tluoble cons rtt 1117do y se s::resents .. gr,..t.-;-itirjl1D, sell, convey. •d warrant anto the said &r,111tee.- i ts SL;:.·no.rs and !SSi!J\S" • euelll!!nt for rot&tey and public utflfttes (tnc.ludhig w~ter and !iewer) with ti"!"cesnry fPPUTte:nana:s o'IIEr. threvgh, 1cross alNI upon tha fol l01riJin9 descr!bN pnoerty fn 1Cin9 Col.lttyi Washington, mre part1C\lh:r1y descr1bed els fol lws: The North 30 feet ot ttle h·t 618.25 feet of the Wtost 64a.25 fa&t of the North one•h1lf of th• South one-halt of TrDct 7 end 8, M•rfl~1 $ Acre Tracts Unrecorded~ -·------·--·-~--· ~ ... i~ .. ~\i"l:-.1 '.:! •. _.: ·- lift,Jl,'D[V J'I:": N' }.~ 1, 11 :;, '" ''" dYUR.-, .. , .• .-.~,i: IE~ & £LEC'OOMS KING.;illft!' ••cript1on: King~WA Document-Y•ar.Hontb.Dey.DocID l980.llS.6~3 Paget l of z n:f•r t K1ng Comnutnt r .k...:;._, ..... ~~.- \I . .t' ,. ; _,. ,, . ~ I ( .. . -~ ;· ' • . . . .,. !--~- ., •.. t '¥ 0 .o . '° S1ld hentofor1 MOt\OMol grtntff, I ts '"""ss•~ or n1fgn1, 1h11l ha .. the r1._,t, •ltllovt prior notice or pruQe,tlng tt llli, 1t such t1•s IS .,.~ be 111cesHry to 111tor ....,. nld ..,. .. dtst?llltd PNPl'V for the pur,ose of ccnstructfn1, •l•talnln9, ...,,IMfti, 1ltari•9 or TtCQ\Stnic:tlng Hld utilltJ, or 111king 1ny comectlons therow1th, without Incurring Ill)' l•g&I Obl191tfons or l11biltt,y ther1fore, pruvlded, tlllt sllCh coostn.ct1on, Nin• !lining, repairing, 11tltr1ng or ,.,,mstructl111 of IUch uti!fi, shill be •cc~llslled In such o 111nner tllat tile prlv1t, 1..,ru ... nts .. 1,Ung In the right right(, )-of-w'Q' 1h111 not be d\sturted . or d-ged, or In the e .. nt they 1r1 · dlsturted <It' d-!114, !hoy will be ropl1cod In 11 900d • conolition IS they""'" 1-dl•tely before the property "'' .. tered -by tllt Granltl. The Grantor sball fully use &nd enjoy the ifottdticrlbed prwts .. , including tho r\1#¢ to retain the right to use tht surf"'* of Uld rli,,t-of"""I)' H such use does .. t \atlrfere will> installat!OR 111d 111lntonana, of the ut111ty 11ne. Ho.ever, tile grintor shall not ,n,ct buildings or sb"llctu~ owor, Uflder or across the right-of_,,-, during tht ulsttna, of such ut111ty. This .. ,.,.nt, lliltll tio I co .. n.,t ,,.,n1•9 wllll the l.,d .. d ~hill bl blad- ing on tne Grantor, bis Hcczsson. heirs and asstgas. Gr111ton C&Nnant_ that they are tlle l .,ful -" of tho •bo"' pro,ertt .. and lllat tnoy ~•w • good and lawful ri!#ft to execute! "this •9TMent. ,-' ' / ST ATE Of WASHING!Pi COlllTY Of KING -• C 'p ) ) ) and UEJI ~bi --"""---··-' --'---- ••eri;t:iozu X.:tng.,.WA Document:-Ye.u-.lfoDtJ2.DAy,Doc-l'D l980,ll8, 623 l'llSPt 2 o~ 2 C'der r Ki.ng CODDent: ·' ...:-.-.. -. -----.. ,...,. . ~ .. --- UTILHl(S . .r2 !. ~ !J. !!.!!I iWI · 111.a *tit.a: Cl' ----'-'------'-------·•"'c. ... __ _;. ________ ; j() _ .. ~· -----------------'--~-~----~ ~---"'----------'"""·~-~--------f 1b• GOrtb 15 fc. of the oottb JOO ft. of the IObth 2/5 of the foJLOltia,S: the west ot1e: balf of the M.w. J/4 of the ,r.:f. 1/4; i.u 3ection I), ?O'llhabip t3 DOrth, rage 5, E:".!I.H., in Iilllc Count7 1 w..-hiqton.. ~ l /(ll; ..... 1)1 #O-S$5' f: r.:Eev F · -i.oo CASHSL **•"'4, 00 Together with., tanpor..ry construction e11semet1t described' u: Said tellPorary construction. ,,,,....t sholl rt111ln in fore• during~c- tfoa 1114111ttl such time as the utilftf~5 ~nd appurtenin,es hair.been ,c for tbs aperation and maintenance b-y the ·Gl"lntee but n-ot la.t lr than fllED fll IECDRD AT REIIESl Bf lfflll • JI! CITY CHU: 111111 IIICIPII llll 2" DIL III. H. / ,urn. • lffl5 UE82~ I 22 ••crJp~1o.a, K1ng,WA Docums.c.t-Year.Jlo.dtb.Dcy.DocID 1981.601~659 Pager l 0£ 2 n:leir1 King Comment:, l!z'-~ .. --::a1:,~. . ........... _......-t11,.·•~~.,.:.i.....-. .. . fr~-~- l I .... -, ...... 1-.. ·~· ·" t.t~. S .. ::··· ... ;,· . ..... STATE Of WASHINGrOfl cwm OF !UNG ss and and and r. the ... c1e ... 1911d, i ilOU,Y l"'blic tn· iDd for !lie State of voshingtan, he.,,by a,rtify that '"' this #)iJ'dio' of ~fl.I..., 19 ~ perslWlolly appeon!d before·• ' · =~~~?¥.::.; . ~ .. · ...... . and 1116-a,; i . · · · and ;ta • ..iu;-· to be indhlllua](•! ciii,cr,bed in ."1d iilio exea.iied tlie fffegolng 1ostnant, 1114 ocknowle"9ed ·thn .'!'...o£.'l"'l~&l'="a' =-=cc: si~ed and sealed UM! •-,s M,r,;,, free and vo)111to17 act and ileeTI>t!ie uses and purpcses therein 111entioned. U'£,ff-2a ; -·· ..:;,-,.· " \t" L ,..:r-~-q---p., ·n=:,. ~--· . ~--·n l.;.:1,,+, ........ ,:r:'11'~"1(_'¥ _ -~----·· -_ ~----~_,.il_-_-_:--_·r_-,~_ -----_.-_"""'_·-~-- • 1'.,...P'"( ~71--f'--t~· 1"'~ -.. ,{ r---11"1' :?fl':;_ . ,-·; _ I ..-.,P"#'P,,_,,,,_. ,r;,_r """'"' ------_ .I , _1. r /a_ _ :~-,,r-.,. '{ -_ '7 r-r r:{""'f?' fr'_,!jfftJ · _ .. T. '.f'C,. -· -.L !' --~~ _ ,. _--<'7--·7· ~jl cf·~~'" ,-,,.;-,,,,,. 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"J"'~'A~ . ~ /, .}-lj-,/ ·1· I ~jf),;._;· t . ... ·yp ....... ;...,.__ -· rd' ..JJ .. f Of:VELOPME c,ry OF 1:Jtr'1iXN1NG MAR 1 6 2007 City of Renton LAND USE PERMIT MASTER APPLICATIQt.fEcE,vEo PROPERTY OWNER(S) PROJECT INFORMATION NAME: Rose Woodall PROJECT OR DEVELOPMENT NAME: Rosewood Highlands Preliminary Plat ADDRESS: 230 Union Ave. NE PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: CITY: Renton ZIP: 98059 230,224,242 Union Avenue NE, Renton, WA 98059 TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) 518210-0068, -0069, -0073, -0079, -0081, and -0085 NAME: Michael Gladstein EXISTING LAND USE(S): Single family residence and vacant land COMPANY (if applicable): Gladco Development, LLC PROPOSED LAND USE(S): Single family detached ADDRESS: PO Box 1830 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: CITY: Renton ZIP:. 98056 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): Residential Medium Density TELEPHONE NUMBER 425-235-6300 EXISTING ZONING: R-10 CONTACT PERSON PROPOSED ZONING (if applicable): R-10 NAME: Matt Cyr SITE AREA (in square feet): 191,204 sf SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): ESM Consulting DEDICATED: 33,889 sf Engineers, LLC SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 33915 1st Way S., Ste #200 16,541 sf PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Federal Way ZIP: 98003 ACRE (if applicable): 8.63 NUMBER OF PROPOSED LOTS (if applicable): 27 TELEPHONE NUMBER AND E-MAIL ADDRESS: 253-838-6113 / matt.cyr@esmcivil.com NUMBER OF NEW DWELLING UNITS (if applicable): 27 Q:web/pw/devserv/forms/planning/masterapp.doc 03/15/07 • • PRC :CT INFORMATION contin I NUMBER OF PROPOSED LOTS (if applicable): 27 NUMBER OF NEW DWELLING UNITS (if applicable): 27 NUMBER OF EXISTING DWELLING UNITS (if applicable): 3 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): Varies SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): NA SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NA NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NA PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): 1:1 AQUIFER PROTECTION AREA ONE 1:1 AQUIFER PROTECTION AREA TWO 1:1 FLOOD HAZARD AREA -m, J • .1.,,,{ sq. ft. i.!D.f' ""o";. - 1:1 GEOLOGIC HAZARD r;;/iJfb "-/St ___ sq.ft. 1:1 HABITAT CONSERVATION I# sq. ft. lll""sHORELIN STREAMS ND LAKES +/-2757 sq. ft. +/-1523 sq. ft. LEGAL DESCRIPTION OF PROPERTY IAttach 1-a1 descriotion on separate sheet with the followina infonnation included) SITUATE IN THE NW QUARTER OF SECTION~. TOWNSHIP 23 N, RANGE 5 E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Pelimina!Y Plat ~---3. -2. SEPA 0DcJ 4. Staff will calculate applicable fees and postage: $ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) g".5i: (.,{)91?/)81../-.. , declare that I am (please check one) /the current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the infom,ation herewith are in all respects true and correct to the best of my knowledge and belief. (Signature of Owner/Representative) (Signature of Owner!Representative) Q:wcb/pw/devserv/fonns/planninglmasterapp.doc I certify that I know or have satisfactory evidence that R,u;.P;, L IJ.J.6?/l?Dt\::ki . signed this instrument and acknowledged it to be his/herltheir free and voluntary act for the uses and purposes mentioned in the instrument. My appointment expires:--=0=---·-L_~=---· _l_O ____ _ 2 02121/07 City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) TELEPHONE NUMBER AND E-MAIL ADDRESS: NAME: Michael Gladstein / Gladco 253-838-6113 / matt.cyr@esmcivil.com Development, LLC PROJECT INFORMATION ADDRESS: PO Box 1830 PROJECT OR DEVELOPMENT NAME: Rosewood Highlands Preliminary Plat CITY: Renton ZIP: 98056 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: TELEPHONE NUMBER: 425-235-6300 230, 224, 242 Union Avenue NE, Renton, WA 98059 APPLICANT (if other than owner) KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): NAME: 518210-0068, -0069, -0073, -0079, -0081, an,8 COMPANY (if applicable): EXISTING LAND USE(S): Single family residence and vacant land ADDRESS: PROPOSED LAND USE(S): Single family detached CITY: ZIP: EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: TELEPHONE NUMBER PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable): Residential Medium Density CONTACT PERSON EXISTING ZONING: R-10 NAME: Matt Cyr PROPOSED ZONING (if applicable): R-10 COMPANY (if applicable): ESM Consulting Engineers, LLC SITE AREA (in square feet): 191,204 sf ADDRESS: 33915 1st Way S., Ste #200 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 33,889 sf SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: CITY: Federal Way ZIP: 98003 16,541 sf PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): 8.63 Q:web/pw/devserv/forms/planning/masterapp.doc 03/15107 PRC :CT INFORMA TION (contin t) NUMBER OF PROPOSED LOTS (if applicable): 27 NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): NA NUMBER OF NEW DWELLING UNITS (if applicable): 27 PROJECT VALUE: NUMBER OF EXISTING DWELLING UNITS (if applicable): 3 IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE OF PROPOSED RESIDENTIAL SQUARE FOOTAGE (if applicable): BUILDINGS (if applicable): Varies D AQUIFER PROTECTION AREA ONE SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA D AQUIFER PROTECTION AREA TWO SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): NA SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NA NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): NA D FLOOD HAZARD AREA sq. ft. o GEOLOGIC HAZARD /V~f,;';;{J~ sq. ft . . /fj'/fr D HABITAT CONSERVATION L sq. ft. c/ sHo~.:Ll~EA_§)ND LAKES +1-2757 sq. ft. ~~TLANDS -· +/-1523 sq. ft. ·---... - LEGAL DESCRIPTION OF PROPERTY (Attach legal description on separate sheet with the following information included) SITUATE IN THE NW QUARTER OF SECTION 12..._, TOWNSHIP 23 N, RANGE 5 E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Pelimina!Y Plat l-ocO 3. 2. SEPA tg}O 4. • Staff will calculate applicable fees and postage: $ ___ _ AFFIDAVIT OF OWNERSHIP I, (Print Name/s) M,cJtae\ GLaJ!st-e;·s . 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 ements and answers herein contained and~~--intormauon herewith are in a11 respects true and correct ta the bes ~ m~knawid~~ndJe1iPJ., , --~..... I certify that I know or have satisfactory evidence that i C IAll.R bi C1f{5 J if I ¥1 \' signed this instrument and acknowledged it to be his/her/their free and voluntary act for the es and purposes mentioned in the instrument. ' c~ LY;llk ~}dlt{{r Notary Public in and for the State of Washington ci~tJ F JtrdJ Notary (Print) ____________ _ (Signature of Owner/Representative) My appointment expires:. __ 3~/c.._;_(_t'f--'-/_{_b ___ _ Q:web/pw/devserv/forms/planning/mastcrapp.doc 2 02/19107 I i ' i r EVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Neighborhood Detail Map 4 Th~~e~by: 1 . Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Section Q:\WEB\P1N\DEVSERV\Forms\Planning\waiverofsubmittalreqs_9-06.xls 1EVELOPMENT SERVICES DIVISION WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Wireless; Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND• Map of View Area 2 AND 3 Photosimulations 2 AND 3 This requirement may be waive'.d by; 1 . Property Services Section 2. Public Works Plan Review Section 3. Building Section 4. Development Planning Secti.on < PROJECT NAME: UVl 1 fV\ P ( rS DATE: 1).u, 1--\ 2)} 0Jo Q:IWEBIPWIDEVSERV\Forms\Planninglwaiverofsubmittalreqs_9-06.xls \ 09/06 Pre-application meeting for the Union Plat Union Avenue Northeast PRE06-147 City of Renton Development Services Division December 19, 2006 Contact information Planner: Elizabeth Higgins, AICP, ( 425) 430-7382 Public Works Plan Reviewer: Juliana Fries, (425) 430-7278 Fire Prevention Reviewer: James Gray (425) 430-7023 Building Department Reviewer: Craig Burnell, (425) 430-7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects and contractors who work on the project. Pre-screening: When you have the project ready for submittal, have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Zoning Administrator, Public Works Administrator, and City Council). DATE: TO: FROM: SUBJECT: FIRE DEPARTMENT MEMORANDUM December 13, 2006 Elizabeth Higgins, Senior Planner~ !}/ James Gray, Assistant Fire Marsh ; ., 'I(] Union Plat, 230 Union Ave NE ! ' Fire Department Comments: I. A fire hydrant with I 000 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. 2. A fire mitigation fee of$488.00 is required for all new single-family structures. 3. Fire department access roadways require a minimum 20-foot wide paved roadway. Fire department turnarounds are required for roads over 150 feet in length. The main access roadway turnaround is required to be a 90 foot diameter cul-de-sac, shown on the attached diagram. 4. All building addresses shall be visible from a public street. 5. All lots between 500 and 700 feet on a dead end road are required to be sprinklered. Lots 16,19 and 20. 6. A site plan for Pre-Fire planning is required to be submitted for your project. This shall be submitted prior to occupancy, in one of the attached formats. Please feel free to contact me if you have any questions. i:\unionsp.doc FIRE APPARATUS ACCESS ROADS RENTON FIRE PREVENTION BUREAU x '{3-S--1/3<1-7000 . IC) '<I- .... ~ I!: II) (.) . -ii{ :::, a. . IC) '<I- EMERGENCY VEHICLE TURNAROllNb -CUL-t,E-SAC I PRE-FIRE PLANNING I RENTON FIRE DEPARTMENT In an effort to streamline our pre-fire process, we are requesting that you submit a site plan of your construction project in one of the following formats which we can then convert to VISIO. vsd. This is required to be submitted prior to occupancy. ABC Flowcharter.aD ABC Flowcharter.af2 Adobe fllustrator File.ai AutoCad Drawing.dwg AutoCad Drawing.dgn Computer Graohics Metafile.ce:m Corel Clipart Format.cmx Corel DRAW' Drawing File Format.edr Corel Flow.cf] Encapsulated Postscript File.eps Enhanced Metafile.emf IGES Drawing File Format.igs Graphics Interchange Format.gif Macintosh PICT Format.pct Micrografx Designer Ver 3. l.drw Micrografx Designer Ver 6.0.dsf Microstation Drawing.dgn Portable Network Graphics Format.pnf Postscript File.os Tag Image File Format.tif Text.txt Text.csv VISIO.vsd Windows Bitmap.bmp Windows Bitmap.dib Windows Metafile.wmf Zsoft PC Paintbrush Bitmap.pcx To: From: Date: Subject: CITY OF RENTON MEMO PUBLIC WORKS Elizabeth Higgins Juliana Fries December 19, 2006 PreApplication Review Comments PREAPP No. 06-147 Union Plat NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issnes are based on the pre-application subrnittals 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 27-lot plat, located at 230 Union Ave NE and have the following comments: WATER l. The subject property is within the City of Renton's water service area, in the 565-pressure zone gradient. The project is within the City's aquifer protection zone 2. 2. There is an existing 8-inch water line in NE 2"d Ct (Private Road to the south of the proposed development), that can deliver a maximum flowrate of 1,250 gallon per minute (gpm) and the static pressure at the main line is approximately 65 psi at street level (reference City project plan no. W-0505) 3. There is an existing 12" water main in Union Ave NE (reference City project plan no. W- 0245). 4. Per Renton Fire code, all new single-family construction, not exceeding 3,600 square-feet of gross building area (including garage), must have a fire hydrant capable of delivering a minimum of 1,000 gpm and the hydrant must be located within 300 feet of the structures. Existing hydrants will require a quick disconnect Storz fitting, if not already in place. 5. A water main extension along the proposed new road from the existing 12-inch main in Union Ave NE and connecting to the 8-inch in NE 2•• Ct will be required for this project to provide water service for fire protection and for domestic use. 6. A 4-inch water main extension to serve Jots 2-5, 8-11, 21, 26-27, 18-20 will also be required. 7. A 15-foot wide easement for the new water main will also be required (when outside of Right-of-Way). 8. New water service stubs to each lot must be installed-prior to recording of plat. Union Plat 12/20/2006 Page2 9. The Water System Development Charge (SDC) would be triggered at the single-family rate of $1,956 per new single-family per building lot. This fee is payable at the time the utility construction permit is issued. SANITARY SEWER I. There is an existing 8" sewer main on SE 2"d Ct. 2. A sewer main extension along the proposed new roadway will be required. 3. Each lot shall have separate side sewers. Side sewers shall be minimum of 6" and 2% slope. 4. These parcels are subject to the East Renton Interceptor Special Assessment District fee. Fees are $316.80 per lot. These fees are payable prior to the utility permit is issued. 5. The Sanitary Sewer System Development Charges (SDC) is $1,017 per lot. These are payable at the time the utility construction permit is issued. SURFACE WATER I. This site appears to drain to Maplewood Creek basin. 2. A preliminary drainage plan and drainage report will be required with the site plan application. The report shall address detention and water quality requirements as outlined in the 2005 King County Surface Water Manual. Due to erosion problems within this basin, staff will recommend a condition that the project comply with the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control -a.k.a. Level 2) and water quality improvements. 3. The Surface Water System Development Charges (SDC) is $759.00 per dwelling unit. The fee is payable at the time the utility construction permit is issued. TRANSPORTATION l. The City code states that private streets are allowed for access to six (6) or less lots, with no more than four (4) of the lots not abutting a public right-of-way. The private street easement shall be a minimum of 26-feet wide with 20-feet paved. 2. This project will be required to dedicate right-of-way for access to the lots. The right-of-way for the half street improvements must be a minimum of 35 feet wide, with 28 feet paved. A curb and gutter and sidewalk shall be installed on the development side of the street. 3. City code states that dead end streets from 300' to 500' in length have a cul-de-sac installed. Dedication of a cul-de-sac (fifty-five feet radius) at the end of the new public street will be required. 4. Street improvements including, but not limited to paving, sidewalks, curb and gutter, storm drain, landscape, street signs and streets lighting will be required along the frontage of the parcel with Union Ave NE as well as within the proposed new street. 5. Traffic mitigation fees of $75 per additional generated trip shall be assessed per single family home at a rate of 9.57 trips. 6. All wire utilities shall be installed underground per the City of Renton Undergrounding Ordinance. If three or more poles necessitate to be moved by the development design, all existing overhead utilities shall be placed underground. Union Plat 12/20/2006 Page 3 GENERAL COMMENTS l. 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. Permit application must include an itemized cost of construction estimate for these improvements. The fee for review and inspection of these improvements 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 the fee must be paid upon application. 3. If you have any questions, call me at 425-430-7278 CC: Kayren Kittrick CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: December 21, 2006 TO: Pre-Application File No. PRE06-147 FROM: Elizabeth Higgins, Senior Planner, (425) 430-7382 SUBJECT: Union Plat, 230 Union Avenue NE General: We have completed a preliminary review of the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers ( e.g., Hearing Examiner, Zoning Administrator, Development Services Director, Planning/Building/Public Works Administrator, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall and are available on the City of Renton website (www.renton.ci.wa.us). Project Proposal: The proposed project site consists of 5 tax parcels located on the east side of Union Avenue NE, south of NE 4th St, a principal arterial. The proposal is to develop the parcels, as a single project, into 27 lots suitable for development into single-family residential units. Current Use: The site, totaling approximately 3.9 acres, currently has several existing structures that would be removed prior to site development. Comprehensive Plan Land Use Designation: The property is located within the Residential Medium Density land use designation. Zoning: The property is located in the Residential Io (R-10) zone. In the R-10 zone, single- family detached dwellings are a permitted use, provided they meet the development standards of the zone. The properties to the east, south, and west (across Union Avenue from the property), are also zoned Residential 10. Abutting land to the north is zoned Residential Commercial Arterial. Environmental Review: The proposed project is not exempt from Washington State Environmental Policy Act (SEP A) review due to the number of proposed units and the presence of a jurisdictional waterway within the property boundaries. Therefore, an Talbot Road Townhouses Preappl· 1n Meeting August 17, 2006 Page 2 of3 environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Preliminary Plat: A 27-lot subdivision is subject to a recommendation for approval, approval with conditions, or denial by the City of Renton Hearing Examiner at a public hearing. Critical Areas: The site may have a jurisdictional stream along the east property line. A stream survey is required as part of the submittal. In addition, slopes subject to consideration during site development may also be present. A topographic survey of the property will be required. Development Standards: RMC 4-2-11 OF, "Development Standards for Residential Zoning Designations" apply to new development on the site. A copy of the development standards was provided to the applicant at the pre-application meeting. Density: The allowable housing density range in the R-10 zone is between 4 and 10 dwelling units per net acre (du/a). The area of public and private streets and critical areas would be deducted from the gross site area prior to calculating density. The preapplication plan did not indicate the area to be deducted so density could not be calculated. Lot size-The proposed development narrative indicates that the property will be subdivided into individual lots. The minimum lot size is 3,000 sf. Lot width and depth -The minimum Jot width is 30 feet for interior lots and 40 feet for corner lots. The minimum depth is 55 feet. Lot coverage -The R-10 zone allows a maximum building coverage of 50 percent. Setbacks -Setbacks are the distance between the building and the property line or any private access easement. Setbacks are different for the front, side, and rear yards. The front yard setback is IO feet and when parking is accessed from the front, the garage is required to be a minimum of 20 feet. The side yard setback is 5 feet. The minimum required side yard setback is 10 feet for side yards along a street and 20 for garages accessed from the side yard. The minimum required rear yard setback is 15 feet. Building height -Building height is 2 stories and 30 feet. Refuse and Recycling Areas: Refuse and recycling areas need to be screened (RMC 4-4- 090) 06-147 Union Plat (R-10, 27 lots).doc\ Talbot Road Townhouses Preappl" n Meeting August 17, 2006 Page3 of3 Landscaping: The development standards require that all pervious areas be landscaped. All landscape areas are to include an underground irrigation system. The applicant should refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8- 120D, must be submitted at the time of application for Site Plan Review. Fees: Impact fees and fees for building and utility construction permits would be charged. Please see the comments from the Fire Prevention plans reviewer and Public Works plans reviewer for a breakdown of the fees. A handout listing all of the City's Development related fees is also attached for reference. In advance of submitting the full application package, applicants are strongly encouraged to bring in one copy of each application item for a pre-screening to the customer service counter to help ensure that the application is complete prior to making all copies. cc: Jennifer Henning 06-147 Union Plat (R-10, 27 lots).doc\ DENSITY WORKSHEET 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. 191 204 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* 33,889 16 541 4,280 square feet square feet square feet square feet Total excluded area: 2. 54 710 square feet 3. Subtract line 2 from line 1 for net area: 3. 136 494 square feet 4. Divide line 3 by 43,560 for net acreage: 4. 3.13 acres 5. Number of dwelling units or lots planned: 5. 27 units/lots 6. Divide line 5 by line 4 for net density: 6. 8.63 = 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. \ \Esm8\engr\ESM-J O 8 S\ 1352\001 \006\docu ment\dens it y. doc Last updated: 03/07/2007 1 \0 )f i' {;·c_4j ,·n_ h ot-Lf~ LA,~ r-~" I 01 Asr /1 C_V..V\+ I~ {' ...L f_()-e_~J I ;,,t t;_ v,w,', '--u To /£>{ b * ~ (?-_o~ ~aof H1·7L(c,_v--)<5 'fr"-l,~1~() \ \ ,_T"' <hv-lb t )e,t-f{ 1-" f'-e.&-v ~~k. Cuvv~lo 4 L o,f-,' s L/1 I ~~/,_ ~ t~ µ,,~1fatv)<. ~~-«--,~5 r;;-I J +L,j (~v-l~r} /5 ~' w~ fl- /A-1'1,,,'J,t,q,µ.. µ.~!:,""~ ff Is i_ W--Y\~ -h:>v 4 J1,..v/"'""'(.J._ _ _- ; s. k-c:__a-..0 s..e.. ~ L,+ , ·s. s/ /.v-:. +--fJ ec-s .f-/ ~s+ vi'+( v-c.L-€--S~ +.,., --K-e__ /,, +--A,-~ ~ J: l) t) " n 1 -~ / .. .} j5 4-I 5-?> ?-/ o ~ °'--f r: v tJ..e-(l) ,,,_ J --tw-i:; __ 5:°e,G,~ (A .,,.'y ,,_<0-,<:..~$S ~a-.-~ <?_( ,...}-. fl,.,_/f> f Y >V"-~ yooJ_ (:; '<..X fe6~ Vl,O't' +t> be__ l--"2.o-.v,\d' vs..e...Q "'f-f;"(__,,. v /~ "1. of-k de..t-r,'!Mat--+.,.,[ -ft, p0b>l1<'...-v--Q..,\b-,V'C. ~15 vo.vi't\_.\....c...,t._ v)·/[ A/$0 h ., +-c_µ---,s ~/f-v k.. ""' 0 YtA-+-of< 9f L 01p., / fY(v //4,1- IV\_ C_vp\. s / ~ +<-)--v-~+l--. tl_.._ Cr-. y ~ ~ s +Le.. IA V' ~ ks }A/'~ J&J-4": .. J °'f JA.-t ~+s _,,v._ v ... ..,(~J ~ v"' v1Alh cLs. A~s-rJ,L-y h f /c._1,in1~ &-} ~ c../~ ~ ~hri. ,..P ,. -t L ,:;,, -?r4.. < 1 tl. s .J, > -.....£..i-"' ..... o!, tL -Tv,..(':;, \)p.,v)lA~ WI ~ {I ~ J_JL,51 ,--eJ fU-rfD}R_, e>-(; o-<1tu--+1ly ..}Lt~ (o+ -h=-, ~~ ~ c:s-·~p. Rosewood Highlands PRELIMINARY PLAT PROJECT NARRATIVE The proposed Rosewood Highlands Preliminary Plat is an application for a 27-lot single family residential subdivision situated on 6 existing lots with a total area of 4.39 acres. It is located on the east side of Union Ave. NE, between NE 2nd Place and NE 3rd Court This project will require preliminary plat approval and a SEPA determination by the City of Renton. The site is zoned R-10, residential, and all of the proposed lots will be for single-family detached residences. The surrounding properties are also similarly zoned R-10. The site currently has three existing residences and out buildings, which will be removed. All three of the existing houses have driveways connected to Union Ave. NE. A recently constructed City park and plat (3rd and Union BSP) are opposite the site, across Union Ave. NE. There is a small wetland at the northeast side of future lots # 23 and 24 that has a 25' buffer. There is a stream on the eastern boundary of the site that has a 35' buffer. The site is gently sloping east at approximately 5%. There is a small slope that is approximately 40% near the northeastern coming of the site, but has less than 15' of vertical fall, thus excluding it from being a sensitive slope. There is a similar but more gentle slope along the eastern portion of the site, but again the vertical fall is under 15'. The soils on the site are alderwood gravelly sandy loam (AgC) according to the King County Soil SuNey. The site is dominated by residential landscaping and pockets of trees. There are approximately 80 trees on site with approximately 20% to be retained. The existing drainage of the site sheet flows across the property to the stream that runs from the north to the south along the eastern boundary of the site. The proposed use of the property as a 27-lot residential subdivision will be consistent with the surrounding development Many of the surrounding properties are developed, and the property to the north has recently applied for a permit to develop. The proposed lots will range in size from the minimum of 3200 SF to a maximum of 5700 SF, resulting in a density of 8.63 units per acres in the R-10 zone. Access to the new lots will be from the improvement of NE 2nd Place into a public street that runs east/west and is connected to Union Ave. NE, and a private street that runs east/west along a portion of the northern property line and also connects to Union Ave. NE. Additionally, an internal loop road will be in the northern portion of the plat These new streets are proposed to be 32' wide residential streets with a 42' right-of-way, and 20' wide private streets with a 26' right-of-way. The reduced ROW for the public roads will be wide enough to accommodate the street and sidewalks on both sides. The reduced ROW width is needed to keep the net plat area at a minimum to stay under the maximum density. Two joint driveways will be placed within tracts and will be used to access 2 lots each. Union Ave. NE is currently improved in front of the site. An existing water main runs along NE 2nd Place and a loop off this existing main within the new streets will seNe the plat ' The finished lots are estimated to be worth approximately $160,000 for a total value of approximately 4.3 million dollars. The estimated construction cost of the plat is expected to be approximately 1 million dollars. The site will require minimal grading for the proposed road. The building pads for the lots will also require some minimal grading not in excess of8 feet The main grading activity will be associated with the excavation for the stormwater vault The estimated amount of grading is approximately 4500 CY for cut and 2000 CY for fill. It is anticipated that the site will use some of the cut material on-site, but the majority may be exported off site if it is unsuitable for on-site fill. There are clusters of approximately 80 trees on the site. Most of the trees will need to be removed due to conflicts with roads, utilities and building pads. Land that will be dedicated to the City includes the internal public roads and the stormwater vault and associated tract. The resulting lots will likely be sold to builders, built oui or both by the developer. The future builders will likely use model homes and temporary job trailers. ROSEWOOD HIGHLANDS PRELIMINARY PLAT CONSTRUCTION MITIGATION DESCRIPTION The Rosewood Highlands Preliminary Plat is a 27-lot residential subdivision located on the east side of Union Ave. NE. It is anticipated that the construction of the plat will begin in the late summer or early fall of 2007, and continue through the late fall of that same year. The construction of the houses will likely begin in the late winter or early spring of 2008. The house construction will likely continue for approximately 1 year, depending upon the local demand for housing. The construction will occur typically from 7:00 AM to 6:00 PM, Monday through Friday and possibly on Saturday. If work is to be outside of these hours, previous approval Will be received from the City. The proposed hauling and construction traffic routes are expected to be along 1- 405 to the Maple Valley Highway interchange. The traffic will then proceed north onto Sunset Ave. and turn east onto NE 4th St, up into the Renton Highlands area The traffic will then turn south on Union Ave. NE and proceed south on Union Ave. NE for approximately 1/4 mile to the site. Construction that occurs during the dry summer period can produce dust This will be controlled using water trucks. Impacts to traffic will be regulated by having a traffic control plan approved by the City for work within the ROW. The tracking of dirt and mud will be reduced by constructing a quarry spall construction access point as one of the internal construction items of development DEVELOPMENT PLANNING CITY OF RENTON MAR 1 6 2007 RECEIVED DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: ·-.,::LOPMt:NT crry OF FiE:~~~NING "1AR 1 6 2007 RECEIVED The State Environmental Policy Act (SEPA), Chapter 43.21C RCW, 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 identify 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. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or "does not apply''. Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For nonproject actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposal," "proposer," and "affected geographic area," respectively. \\Esm8\engr1ESM-J08S\ 1352\001 \006\document\envchlst 1 .doc03/15/07 A. BACKGROUND 1. Name of proposed project, if applicable: Rosewood Highlands Preliminary Plat 2. Name of applicant: American Classic Homes, LLC 3. Address and phone number of applicant and contact person: Owners: Applicant: Agent: Rose Woodall, 230 Union Ave. NE, Renton, WA 98059 Gladco Development, LLC PO Box 1830 Renton, WA 98056 Gladco Development, LLC Attn: Michael Gladstain PO Box 1830 Renton, WA 98056 ( 425) 235-6300 ESM Consulting Engineers, LLC Attn: Eric LaBrie 33915 1'' Way S., Ste 200 Federal Way, WA 98003 (253) 838-6113 4. Date checklist prepared: March 3, 2007 5. Agency requesting checklist: City of Renton Development Services Division 6. Proposed timing or schedule (including phasing, if applicable): Checklist Review: 3 months Land Use Review/Hearing: 3-6 months Engineering Review/Pennitting: 4 months Plat Construction: 4 months Home construction is expected to begin in the winter of 2008 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. Not at this time. \ \Esm8\engr\ES M-J OBS\ 1 352\001 \006\document\envch Is t 1 . doc 2 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Level 1 Downstream Analysis prepared by ESM Consulting Engineers, LLC, dated March 8, 2007. Critical Areas Assessment and Delineation Report by Chad Armour LLC, dated February 26, 2007. Geotechnical Engineering Study by Pacific Geo Engineering, LLC dated February 15, 2007. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. None are known. 10. List any governmental approvals or permits that will be needed for your proposal, if known. -SEPA Review -Preliminary/Final Plat Review -Engineering Review -Right-of-way Use Permits from the City of Renton -NPDES Permit 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. This project is proposing to develop 6 existing parcels into 27 single family detached lots. The site is approximately 4.39 acres and is zoned R-10. The proposed lot sizes will range between 40' to 65' in width and 85' to 114' in length, and will average approximately 4100 square feet per lot. There are three existing houses on site, including out buildings which will be demolished to accommodate the proposed development. The proposal includes plans for one storm vault on the southeast comer of the site to comply with the City's storm drainage requirements. The developer may pay a fee in lieu of providing the recreation requirements to the City. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or 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 subdivision is located in City of Renton in the Renton Highlands. The project is more specifically located approximately 200 feet south of the NE P Court and Union Avenue intersection on the east side of Union Avenue. Entrance to the project is proposed from Union Avenue and an existing NE .:!'d Place. The project is within a portion of the Northwest !-. of Section 15, Township 23 North, Range 5 East, of the Willamette Meridian. The site address is 230 Union Avenue NE in the City of Renton. \ \Esm 8\engr\ES M-J OBS\ 1352\001 \006\document\env chi st 1 . doc 3 B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); fiat, rolling, hilly, steep slopes, mountainous, other _____ _ Most of the area proposed for development is less than 10% in slope. b. What is the steepest slope on the site (approximate percent slope?) The steepest slope on the property is approximately 46 percent on the northeast bank. c. What general types of soils 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. The soils onsite consist of alderwood gravelly sandy loam (AgC} soils according to the King County Soil Survey. There are also fills on portions of the site in varied thicknesses. Please see Geotechnical Engineering Study by Pacific Geo Engineering, LLC for more information. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. There are no known surface indications of unstable soils on, or in the immediate vicinity of the proposed site location. See Geotechnical Engineering Study by Padfic Geo Engineering, LLC for more information e. Describe the purpose. type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Grading will be limited to the construction of the proposed roads, lots, water, sewer, other utilities, and the proposed detention facility. There will be approximately 4,500 cubic yards of cut, and 2,000 cubic yard of fill within this project. This is expected to result in a net cut of 2,500 cubic yards for this project. Fifi from the southwest and central portions of the site will be used to replace uncontrolled fill on building pads and uncontrolled fill removed to a City approved site. See Geotechnical Engineering Study by Pacific Geo Engineering, LLC for more information f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Some erosion could occur during clearing and grading operations associated with this project. To minimize the impacts of the project, appropriate erosion control measures will be reviewed and approved by the City prior to construction activity associated with this project \\Esm8\engr\ESM-J0BS\ 1352\001\006\document\envchlst1 .doc 4 g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? The preliminary plat shows approximately 830 linear feet of new public road and 550 linear feet of private road associated with this project resulting in approximately 49,150 sf of new impervious road surfaces. Upgrading NE 2"'1 Place will result in an additional 11,300 square feet of new street surface to NE 2"'1 Place. Assuming an additional 3,000 square feet per lot (residence, driveway, etc.), an additional 72,000 square feet (27 new homes -3 existing homes = 24 net homes X 3,000 sf per home = 72,000 sf) of impervious surface will be created upon build out of the project. Therefore, a total of 121,150 square feet of surfaces, or 63 percent of the gross site area is antidpated to be impervious surface. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: During construction, various measures are expected to be used to control erosion. These methods include construction during the dry season, the use of silt fences and hay bales, sedimentation ponds, interceptor trenches, controlled construction access, and re-vegetation of disturbed areas. Specific temporary erosion and sediment control measures will be reviewed and approved by the City prior to construction. 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construction, short-term emissions may occur, including dust and vehicle emissions from construction related equipment After construction, emissions from this project would primarily result from automobile usage as is typical with residential development. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. None to our knowledge. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Dust emissions will be controlled during site construction by the use of best management practices, including periodic watering of disturbed areas. The project will not rely upon wood burning fireplaces as the primary source of heat for the new homes. All new homes will use natural gas and/or electricity to provide heat, reducing emissions caused by wood burning fires. I \Esm Blengr\ES M-J OBS\ 13521001 1006\documen t\envch Is t 1 . doc 5 3. WATER a. Surface Water: 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, wetlands}? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Yes, there is a wetland on the northeast corner of the site and a stream, Maplewood Creek, on the eastern boundary of the site. This wetland is classified as a class 3 wetland and the stream is a class 4 stream. Please see the critical areas assessment and delineation report by Chad Armour, LLC for more information. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Yes, grading and construction will happen within 200' of the wetlands, but will be outside the wetland and stream buffers. 3) · Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. Not Applicable 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 flood plain? If so, note location on the site plan. No, according to FEMA FIRM number 53033C0981 F. 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 Water: 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, the number of houses to be served (if applicable}, or the number of animals or humans the system(s) are expected to serve. None. I \Esm8\engr\ES M-J OB SI 13521001 1006\documentle n vch Is t 1 . doc 6 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 proposed project will provide approximately 830 linear feet of new public road, approximately 550 linear feet of new private road, and 24 (27 -3 existing rooftops) new rooftops and other impeNious surfaces which will generate new stormwater runoff. The increased runoff from these surfaces will be collected via catch basins and routed in underground pipes to a new stormwater detention vault. The new homes will either connect their downspouts to the storm drainage system in the street, or connect to the vault through a private drainage easement. The drainage vault will discharge into the stream located on the eastern boundary of the site. This eventually flows south into Cedar River. Please see Drainage Report and Conceptual Drainage Plan prepared by ESM Consulting Engineers, LLC for more detailed information. 2) Could waste material enter ground or surface waters? If so, generally describe. Waste materials are generally limited to petroleum products from the road surfaces. The water quality portion of the stormwater facilities is specifically designed to prohibit these materials from entering the downstream system. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: All development and engineering requirements imposed by the City to control the impacts to the hydrology of the area will be performed by the proponent. These indude design of the stormwater facilities pursuant to the 2005 KCSWDM, using the conseNation flow control criteria. 4. PLANTS a. Check or circle types of vegetation found on the site: _2QL_ deciduous tree: alder, maple, aspen, other: cottonwood _2QL_ evergreen tree: fir, cedar, pine, fruit _2QL_ shrubs _2QL_ grass __ pasture __ crop or grain -2QL_ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other: Canarygrass __ water plants: water lily, eel grass, milfoil, other _2QL_ other types of vegetation: Himalayan blackberry, Scot's broom b. What kind and amount of vegetation will be removed or altered? The majority of the existing vegetation will be removed for the grading and construction of the project. The project will attempt to retain as many significant trees as reasonably possible in areas near the rear of future lots and around the perimeter of the site. This project will meet the appropriate City requirements with respect to tree retention and/or mitigation. c. List threatened or endangered species known to be on or near the site. None, to our knowledge. \\Esm8\engr\ESM-JOBS\ 1352\001\006\document\envch lst1 .doc 7 d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The project will attempt to incorporate native plants wherever possible on the site. 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, songbirds, other ________ _ Mammals: deer, bear, elk, beaver, =o"'th"'e..,r_..,R""o"'d"'e..,n.,_,t .. s _______ _ Fish: bass, salmon, trout, herring, shellfish, other ______ _ b. List any threatened or endangered species known to be on or near the site. None, to our knowledge. c. Is the site part of a migration route? If so, explain Not to our knowledge. d. Proposed measures to preserve or enhance wildlife, if any: None are proposed at this time; however, rodents and small animals will undoubtedly inhabit the wetland and buffers within this project. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and/or natural gas will be used to meet the project's energy needs for light and heat. 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: Construction of the new homes will meet or exceed the necessary energy requirements of the Northwest Energy Code and those adopted by the City. \\Esm8\engr\ESM-J0BS\ 1352\001 \006\document\envch!st1 .doc 8 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. No. 1) Describe special emergency services that might be required. Not applicable. 2) Proposed measures to reduce or control environmental health hazards, if any: None are proposed at this time. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None. 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. Construction noises will likely occur on a shott-term basis due to the use of heavy equipment, nailing guns and saws. This noise would be limited to typical construction hours and the City's noise ordinance. On a long-term basis, noise would be limited to typical residential uses, including cars and children. 3) Proposed measures to reduce or control noise impacts, if any: Increased noise levels due to construction will be restricted to the above mentioned hours to reduce any impacts to the neighboring residents. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? The site is currently used as single-family residential propetties with associated out buildings. The uses of adjacent propetties include a single-family plat, existing low density residentiat and undeveloped land. A park exists across the street on Union. b. Has the site been used for agriculture? If so, describe. Not to our knowledge. \\Esm8\engr\ESM-J08S\ 1352\001\006\document\envchlst1 .doc 9 c. Describe any structures on the site. Tnere are three homes and several outbu11dings on 6 parcels associated with this project. Homes have associated garages and other out buildings including sheds. d. Will any structures be demolished? If so, what? All of the existing homes and all of the associated out buildings will be demolished to make way for the new development (See Preliminary Plat plan). e. What is the current zoning classification of the site? Tne current zoning is single family residential, R-10 {10 units per acre). f. What is the current comprehensive plan designation of the site? Tne current comprehensive plan designation of the site is Residential Medium Density. g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. According to City of Renton maps the northeast corner and eastern portion of the site are identified as having regulated slopes. According to the Geotechnical Engineering Study, these slopes qualify as sensitive slopes because they measure a drop of less than 15 feet. Tne Wetland and Stream report from Chad Armour, LLC has also identified a class 3 wetland and a class 4 stream. See Geotechnical Engineering Study by Pacific Geo Engineering, LLC and Critical Areas Assessment and Delineation by Chad Armour, LLC for more information. i. Approximately how many people would reside or work in the completed project? Based on a household occupancy rate of 2.5 people per single-family residence, we expect that approximately 68 people will reside in the finished project. j. Approximately how many people would the completed project displace? Based on a household occupancy rate of 2.5 people per single-family residence, we expect that approximately 8 people will be displaced by this project. k. Proposed measures to avoid or reduce displacement impacts, if any: None. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Tne proposed 27-lot subdivision is consistent with recent development in the area, current zoning, and comprehensive plan designations and will be compliant with the City Code. I\Esm8\engr1ESM-JOBS\ 135210011006\documentlenvchlst 1 .doc 10 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. It is expected that the project will provide up to 21 new single-family residential units in the middle income level. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. There are three existing residences currently on-site, all within the medium income levels. These homes will be eliminated to accommodate the new development. c. Proposed measures to reduce or control housing impacts, if any: None. New development will increase housing availability. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. The City's zoning code restricts the building heights of single-fam,Yy residential structures to 30'. Exterior materials will typically consist of wood siding with brick, rock, or shingle accents. Specific materials will be detennined by the home builder at the time of building permit and will comply with applicable City regulations. b. What views in the immediate vicinity would be altered or obstructed? New single family dwellings will be developed upon lots smaller than those existing at this time. Higher density created should be compatible with surrounding environment c. Proposed measures to reduce or control aesthetic impacts, if any: Renton City regulations will be followed by plat design and home construction .. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Light would occur during evening and night time hours and would be limited to street lights, house lights, and minimal security lighting within the park space. 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. \\EsmB\engr\ESM-JOBS\1352\001 \006\document\envchlst1 .doc 11 d. Proposed measures to reduce or control light and glare impacts, if any: City regulations regarding light regulation Will be met by the proposed dwellings. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? The area has numerous open spaces in the vicinity. The City's new Heritage Park exists across the street from the project and Maplewood Neighborhood Park is within a mile of the site. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Applicant will meet City standards and regulations in relation to recreation standards when developing the project. 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 the site? If so, generally describe. Not to our knowledge. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None are known. c. Proposed measures to reduce or control impacts, if any: Not Applicable. 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 proposed subdivision will be accessed from NE Z'd Place via Union Avenue NE and a newly created road through the center of the development connecting to Union Avenue NE. NE~ Place is now a private road which Will be upgraded to public road standards. Highway access to 1-405 will be via NE 4" St. which connects to Union Ave. NE {Please see Preliminary Plat for proposed access points). \\Esm81engr\ESM-J0BS\ 13521001 \006\document\envch 1st 1.doc 12 b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The nearest public bus access is on NE ,fh St. and Union Ave. NE (bus route 908). This bus stop is approximately 0.15 miles no,th of the proposed subdivision. c. How many parking spaces would the completed project have? How many would the project eliminate? Assuming a minimum of 4 parking spaces per household (2-car garage and a 2-car driveway), there will be at least 108 parking spaces provided upon completion of this development, approximately 8 parking spaces will be eliminated by this proposal, equaling a total of 100 new parking spaces. 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? Approximately 830 linear feet of new public roads and 550 linear feet of private roads are proposed. NE :!"1 Place is currently a private road and will be upgraded to public road standards. The street frontage along Union Avenue NE is currently being improved with the park project and improvements on its frontage are yet to be determined. 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. According to the Institute of Traffic Engineers Manual, ;th Edition, there will be an average of 10 vehicular trips per day, per household. For the entire project of 27 new lots, that would amount to approximately 270 average da11y trips. Peak volumes would most likely occur during typical rush hour times of 7:00 -9:00 AM and 4:00 -6:00 PM and would add approximately 27 peak hour trips. g. Proposed measures to reduce or control transportation impacts, if any: The applicant will be responsible for appropriate traffic mitigation fees, which will offset some of the impacts of the subdivision. Other mitigation includes the construction of frontage improvements and new roads to serve the project. 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. There would be a minimal increased need for fire and police protection with an additional 27 lots in the area. Also, there will be a minimal impact on the present school system. b. Proposed measures to reduce or control direct impacts on public services, if any. Prope,ty taxes, building permits and school impact mitigation fees generated from these residences are expected to mitigate impacts incurred from this development. \\Esm8\eng~ESM-J0BS\ 1352\001\006\document\envchlst1 .doc 13 16. UTILITIES a. Circle utilities currently available at the site: electricity. natural gas, water, refuse service, telephone, sanitary sewer, septic system, other cable television 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. Electricity: Gas: Water: Refuse: Telephone: Sewer: Cable: Puget Sound Energy Puget Sound Energy City of Renton Waste Management Qwest Communications City of Renton Comcast Connection(s) to the above mentioned utilities will be negotiated with the individual purveyor during the building permit and construction phases of this project. There may be a need tor a right-of-way permit(s) to gain access to the prope,ty at construction. There may also be a need to extend an 8 inch or greater line that will be determined at final engineering approval by the City utility purveyor. C. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent: Name Printed: E,;4 L G . Ut /!:y2, cf" Date: 11Esm81engr\ESM-JOBS113521001 \006\documen~envchlst1 .doc 14 PLAT NAME RESERVATION CERTIFICATE TO! MICHAEL GLADSTEIN P.O. BOX 1830 RENTON, WA 98057 PLAT Rl:SERVATION EFFECTIVE DATE: February 8, 2007 The plat name, RO~EWOOD HIGHLANDS has been reserved for future use by GlADCO LLC. J certify that I ha\<e checked the records of previously issued end reserved plat names. The requested name has not bean previously used In Klng County nor Is it currently reserved by any party. This reservation will expire February 8, 2008, one year from today. It may be renewed one year at a time. If tne plat has not been recorded or the reservation renewed by the above date It will be deleted. 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 JEVELOPMENT PLANNING CITY OF RENTON STATE OF WASHINGTON ) ) COUNTY OF KING ) duly sworn on oath, deposesnd says: MAR 1 6 2007 RECEIVED being first 1. On the ~ day of ;1"' v ck , 20 Or , I installed -,-~-public information sign(s) and plastic flyer box on the property located at 7-Jo ·J"' ~""" Av~ J,J£ for the following project: ?--os v,-> • • .\ '<\ : 't:-1.,,.,,.. ~ S Project name R.os<.\,,.loo~._\\ -.I. Ej /Jc.c. (ft.11e_/6fl'I~ lLt, Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code. ~.~e"1 Installer Signature iy:::= SUBSCRIBED,~'&~ORN to before me this / )--h,,day of Vk.,._.,J-, , 20 C:il . ~~' p.. T~1,, 1 ( f ",. :~~~'\ ~ C. ~Q ~ +0 "°'~\\ ~ NOTARY Pilfuc in and for the State of Washington, ~ • · • J ~ residing at &::-,~,.., . i '-.. "•1..'c. = .r ::: I ~ 1" ~-15.o'bi'~ E My commission expires on I... lb/<> 1 ~IJ ~ •11,""'"'''""'" ... ~G ~ ' 1 1tr ~ WA.S'il~ ~ ,,, ,,,, .... 111111\\\"'' G:\Forms\Planning\pubsign.doc 08/3 l/04 FhllB:i 03-16-3JJ7 Payn entM ade: ~CITY OF RENTON 1055S .GradyW ay Ren1on. W A 95055 Landu se A ct10ns RECEIPT Perm it#: LU A 07--032 ReceptNun t:er. D€VELOPl.fE CIT'( OF t~~/1/ING NAR 1 6 2007 RECEIVED R0701170 To1a1Payn ent GLAOSTEN 03'16EX)7 01:CB PM 2,600 00 Payee: PAD BY V EAJ.1 :CHAEL A CurrentPaym entM ade 1D 1t1e Fo lbw ng ]Ems: Trans Account Code Description :D10 000.345.81.00.0007 Environrrental Rev1ew :D11 000.345.81.00.0008 Prelim/Tentative Plat :D22 000.345.81.00.0019 Var1ance Fees Paym en1s made 1br1t1 i3 recept Trans Payrrent Method Oescr1pt1on Credit C VISA V1sa AccountBamces Trans Account Code Description 3021 303.000.00.345.85 Park Mitigation Fee :DCD 000.345.81.00.0002 Annexation Fees :DO? 000.345.81.00.0003 Appeals/Waivers :DOB 000.345.81.00.0004 Binding Site/Short Plat ::0()9 000.345.81.00.0006 Cond1t1onal Use Fees :D10 000.345.81.00.0007 Environrrental Rev1ew :D11 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUO 5014 000.345.81.00.0011 8"'ad1ng & F1ll1ng 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 f'Ezone :D18 000.345.81.00.0015 fbut1ne Vegetat1on tJgmt :D19 000.345 .81.00 0016 Shoreline 9.Jbst Dev :D20 000.345.81.00.0017 Site Plan Approval :D21 000.345.81.00.0018 Temp Use or Fence Review :D22 000.345.81.00.0019 Var1ance Fees :D24 000.345.81.00.0024 Conditional Approval Fee :D36 000 . 345. 81 . 00 . 0005 Corrprehens i ve Plan Amend 5909 000.341.60.00.0024 Bo0klets/EIS/Cop1es 5941 000 .341.50 .00 .0000 Maps (Taxable) 5954 6:D.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000 .231.70 .00 .0000 Tax Amount 2,600.00 Amount :D0.00 2,000.00 100 .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