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Home My WebLink AboutLUA16-000330_Report 1I I I • I ; I ; i ! ' .... · .. ' ~· -------1 ~, ·' ··-,;. ~ I ,/~:: '"/ ' !-'-' I -·-- :;r- I '. I " .. "" ""'" ,__,,, .,_,,. ,,.._,,,.,_ '"""""'"'"""""I,,,_,,., -·--.,,,,_ ____ .c, .... ,.,.,..,,._,_,,,.,.,._,.,, .... ,.,,,,,~ .. ,, . ' ' I ;; ! i FINL.EY SHORT Pl.AT PRELIMINARY • PRE 15-000819 DETAII..S J L [l • ~ l· ~ -t. ·,- • ~ i: " s 'J "t. ·:. - Olf"Al"a&n .. •--•- ® ;;. iijil li ''·! 111, ,il ,:II ilP '·1' !iii 111 ii ,• -... •'j ,, C-----ij, ' . ! ' I ' I ® "9 ~· Ql ,-,. 'I' ' ., I, I l •1 ' il ' 1" ' ~I I 11! ' jl I II I ~ 1 ! ' I ' I ' ® i -~ !l I ' I! " . • I . I I I ·~ 1 . ' ' I , I - 11111 '(11,_, .;I~! u,: I I I • ! I ' I • li ! II! f ' ' 1 t ]; =\_ i ·t1-----r \ - ,. o;.-- • ' ' L • ~ - - -- I I i jl ,I I! ! 1-, I: ' ' ' I I (!°) '" .,• ,· ,. •! ! . ( \ I _,:. ' -,_ , . , .... -::: ·- ' , .. \: FINLEY SHORT Pl.AT PRELIMINARY • PRE 16-0000l9 DETAJLS I c· -t L. - c•MS.lallf-..---•- I I -+- __ [ ---,., .. ,,.,,.., __ ,,, ··-" ... ....,,., ...... ,.,.,.,,.,,.,, .... [<,~1'·-= -·----.. -•C• !H wa,-,:i,,_ ,..,,.,._,.,,,,,~l""I"~'"' I i ---- ' • 1i ,I -I I --I I __ ,,, -----· ·."7~ --.:0-~-SII---- . :s:~~---~-~ 1111-····-I 11111:i•,·11 •n, II I FINLEY SHORT PLAT PRELIMINARY • PRE 16-000IJ19 CONCEPTUAL DRAINAGE CONTROL & GENERALIZED UTILITY PLAN ;;!' ii- • l' Ol'a,ll'a&1J.-.•--•- WAU. El£V,._ HONS • 1W BW A 304.00 3GJ.OO B 306.00 JGJ.00 C 308.00 JGJ.00 D JI0.00 JGJ.00 E J12.00 :moo F J12.00 JrllOO G JI0.00 JGJ.00 H J02.00 JG2.00 •(NOT NCL.UDINQ FOOTINO) =~,:111-J r,r _ _,,_..._ en-."'-~ ........ _,..,_.._. __ P.A.WDltCCEBS SECTION 0 ,__.__, CQHCftEMClflB ~ ------~ =-=--- .. FINLEY SHORT PLAT NW 1/4 OF HE 1/4 OF SECTION t, T, al H., ,r. • ~~ W.M. cm'OF RENrON, BTAlE OFWMNWlRW I I , i.r f'r:i&, ... ; I lji>·•.··., •. 1· .. ;f .. · ' l..f ••• ,. 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'"'"'"~ ... _,, ,..__,,,,.,.,..~,,.,,. ,.,,, .,~,.., FINLEY SHORT Pl.AT PRELIMINARY -PRE 16-000C'J19 TESC & DEMOLITION PLAN I I ----, I I I ---1 I I I I ~-~---, i I EEm1 t!:D' I --t- 1 I _J "' •• ,.,,.. ....__.,,.,..:::"",.."::r.'"«::.:"',.,~ """"'"'' '""" -m" ------·<••~-"'°"'"'""~''""""-""''"''"'""~'"" FINLEY SHORT PLAT PRELIMINAR't -PRE 16-000071 EXISTING CONDITION PLAN I -I I ! I ·--j ®CITY OF RENTON SHORT PLAT LUA LNO O'Nf\JERS DECLARATION KNOW AU. M£1I BY THE5E: PRESDllS TH,lT IE, THE U~ O'tltlEllS IN F'EE Slrilf'l..E Of" lljE !AND HEIIEtll (l£SCR1IIED. 00 1-!EREBT MAK£" I.OT U'tE AIMJS'JMEHT ~ANT TO C..AJ>TER 5&.17 RC.Ill. IJ,jp llE!1NIE llfS ....,. TO BE TH£ GflN'HC 11£P~S8HATION CF SAME, AA0 THAT ~O LOT I..N' M>JI.ISTMENT IS IIAD[ llll'IM 1K F'REt OON5ENT AND IN ACooRIJ.tJ,11:[ 11111'1' 'II£ Otslftl Cf lttE Ollllf:FIS. fl \IITNESS llHF;REOF" IE HA'd: 51:T !lUI H/,IIOS YI£ Dfl:'IICATE Tl1C U!;CroR AU. "1JOUC P\)Rf'OS£S J«JJ INC!JtlSISlENT 11TH PIJIIUC HOIWAY P~ ,fJ,j[J .I.I.SO Tl<E li!Qif TD Ill.KE /\LL NfCESSMY SLOPES FCR CUTS ilM!l FlL.LS UPON THE LOTS SHON'! IN THE ~.o.91..£ Gflalll!NG Cf SIJI) STREITS Al«! A',£11UES, WE FURTHER DE1l1C,.1E TO TliE USE CE 1'H£ PU8UC AU. 111[ Et.S(J,IEN'J'S N1D TRACTS SHO\IW QN 'IHS Pol.Al fOII /\LL PIJIU(: PIJIIOOSES "5 ,~CATED, iNCU.IPIN€. 81.il NOi lAIITED ro PARKS. OPEN S'f,CE, Vll.lTIES. I\ND CR-AG( UNLCiS $UCH EA.5Eli£HTS CR lRACl'S N'll !il'EllflCAU..Y .DfNTJFlEO ON "ff1IS PU.T .O.S 80/,fC DEDICATED OR COll'l[YEIJ TD A ~ OR EHliTY Cl'™ER IM»I lHE PUii.JC, IN -OI (;All[ 1111: OUJICA.ff SUCH SlRUTS, EA5EMEMTS, OR Tlli,ClS TO ll1i: PEl!SCN CR ENTITY ID£IITIF1£0 .r.1tO FCII THE -STAlUI. ="8tllllEENu.c. A ""'5HNQT(lPE.utttl lO lilE: KNCl'llfo 10 ~TED UAIIILITY OOM'»IY, TH.lT tit..~~~~-~"ISW~:!;;~ ""I) ,.a,;NOlL!l>Gm Sl,ID INSlRUMIENT tu IIE 'IHI'. ll!Ef Nl[l YQ.1Jffl"11Y ACT tdf) DfEO Of SAID COIIP()RJ,TION FOR ll1i: USB ANO PIJl!!>05E'S Tl1ER£1N MOl'IIOIE) ,lN() ON 0.0.111 S1A1Ul lliAT HE/lff: WAS AUTIIORlZED TO EXF:(JJT[ SAID 11SlfM.IENT. IN ·;1m<1£SS 11111~Ec+". ' HAIi[ HEREUNlD SET ,n ~AND AAD Am~[O "'t OITIO/a.. SfAI.. Tt-<£ DIIY MO i'EAR f.R5T ABO,'f \IIRl;J[N 5'G.NATIJRt. OF NC"AAV PU~UC -----· DAIUl -· ··--· ·----- I.IY A/>PO,NTM~~l l)(F'IRF"S ------ PfilNl[D NA"C _ ---·--_ RECORDER'S CERTIFICATE f~ed for record thit .......... d<1y ot ........ ,20 ...... ot.. .J,I in book ••....... of ....... at F>Oge ........ ot tile requut of STEVEN O l\lcCASl<EY ....... ""°i.igr. ···· ·s.:.·r;i:··;;1··Re~;Js··· APPROVALS: CITY OF RENTON r......,.,od G<ld _o_, this ___ <1oy of 20_ ~iolr<itor. o.ix,,1,.,..,; of Public ~• LECAL DUCIIPTIOtll LO~ A Nil! B, CITY OF" RENTOII LOT LINE Aru.JSIMiNT NO. W<------AS IIEca!OEO UHP[R f!£CORDIMG NUMIEI! -----Rt:COIID5 OF" KING OOJll!Y, W•Sl-flNGWN .. TMalEJff" TlON INSTRUIIDIT USlD .S SECOND JOIAI. STAnCW.. KING COUNTY DEPARTMEN·,· Qt ASSESSMENTS E-.lnod Ol'ld .,.....-u,1, _ dciy of 20_ -°"""ty- Am>.lnl-. ;p,4390-2000 ~ JJ4J90-2021 '1li.ll SUl!YEY WAS BY Q.OSE[l 'fl!AVDISE LOOPS. l,INI-CL~ Cit LOCIP';i WAS 1:22,000. IN /,CCORONICE MTH WAC 3.11-1::IC-090 LAND SURVEYOR'S C[RT·FICATE This Short Plat correctly re<1r1181nts o survey made by ma ar under-my diract;on in conformanc.., with the ~equirement8 at t~e oppropt"!at~.te end County Statute ond Ot-di'\fl'\'1,• (r't., ., 20"-·· Certificate "lo. . ... ~lt?Ji ... PRELIMINARY FINLEY SHORT PLAT RECORDING NO. I VOl./PAG( SCALE: 1 D1CH • zo n. tllU:i=::::i::::::::i:_ J:::::::L...-::J 0 jQ" .tit -'Ill. PORTION OF NW 1/4 OF NE 1/4 OF sgcTJON 5, T. 23 N .. R. 5 E., W.M. ~ ~T~~ ' -~1 ; Jll ~~~~ ,ffl ; NE 2HH ST ~ VICINITY MAP "s -·- E Q~QUll?u~.~N~ I:::., ---IW"NE ...ip,, S....., S...,, /01 '"""'-'· WI\ ,111127°--.., 141~11')-0li<l•f.._ (~l5.\5'1·l0Sl O\lo1\I. BY .. , CHKO. SY '°' '"' SCALE ,,. "' 4/22/16 1$(;15 SHEET ,;, ~ 2 i !1 ¥. w z w " z Is! " m w z sl ;1, I i ; I CITY OF RENTON SHORl PLAT RECORDING NO. ( VOL./PAG[ LUA '1} SCAL:C:: 1 11'CH • 20 n. !IIIIC:= LND ,. .. ~- os,o 20 PORTION OF SCAL f 1'' .. 20' NW 1/4 OF NE 1/4 OF SECTION 15,, T. 23 N., R. 5 E., W.Y. -----.-\,----~91$n"t l.w.;T N.E. 28TH STREET I ~ -G -~ .... fJ. l'IIEtnDRNll ®"'""....., rtUII IDI N: N~ .. c. TAX LOT fJJ,4JD0206II 10· UIII.JIT EASEMUIT I I ~ I· : TAX LOI '"~i020M .. PIW,\"lt Wi1DS, .d0 ~rr~cioo:'--1 1· &" -.:,00 F0¥:£ TAA I.GT ,P,)43902{)61 If MlOl> ro,a-El:IIE9S ,Ii 11.rrt TAll LOT fll4l9020e0 I ...-T PIAT WA-01-1at---Slf'I. -&-i I '.t ~,t'N.Cl'l _ a.WN Clfl EAmEIT &"IOOOFDU I u::i.--...rn::i==-o-.o=ri:;o.;u_'l.~--.:=-~ =u~:,._-i-.:== ===.:i.n..cxr u--.-r-o.er~.ort I --0---TAX LDT l,lMJIID2085 qu_Q.:.-::1 :u=n:..,-;. I t1 _111.IB' 1--_--...~--.,._.,,11111.w ,·~roa:--.~ "g G~IE "' *. .!(., ... '--~ • , p--· L._ __ D-· 1 2 1r·0 iAAC1 ,.--~ ~ · ·. -_ J -u .J'x'._"_r.>)Sqf1. :'_. ~-r,,,,~/,'J ~-!?~ -* ~ L m ,r '· l:..._ ___ 1,,. ////// --(J -c---1._--<,-... _-IT'fr-.,----., ·';:.. _ , e2.rr ' --S,.u--· -,-111.1l" ::J-------j_t' 6 ~,c . ~· : . ',];:: 18 8 ~~,.--'. '-; i s k !<: c···, · · (' ---• C>.'ll'ORT'S-,---'• j ~ I .. ,' 'd' L ~ fr.~\.. :f ~,,...,.---~Qa.11.Lf !,_; v.; n i; -:--___ -...i.,..:.-_ 1 . ,... __ ·-_. -· -f' I I!! 1;~. ·:..,. ·L ~ _, RUi" ;· _· .. '.~ ~ j ' •.. r' ;,, t· \ ~' I i I " I , ~ , . '"" ( ~6 e,JZ¥~r,~'~! , ! 2 ~! 3 l ; 1·· ~l-A~ , :;.'.!;!~ ,1 I~ I 0 "'· I ';:; MIOO~Fl ~ J 4.~10SqFt 1 . ' 1-" • 1 ~ L •-I I 1 I ~· I . 5'..f(~ "~ I l-1~11 I \: ;( ./I' I i! !! ; I ·, e ' ) I .• f --)I' ,1' ,• !>.· . ' . HOUSE: 4 !5.*3 soi r1 " .:::·~~ --J -• -,-J~'}\.. IIWlllll S£ll\llC• I ) I • \_ ""m lfo ... _;:_[··. I • A >-........ ,. •R£ ·~~ ,., / '" .. 1,,- 4• CTl'l.ON( .&")=.,..:,.:> ~ FDIC[ a.1~· Ht §§ s( ~ TAX lOT f"43'11020l4 ---W/ 1/f' ODl'l'£II l'ft II CAN: flUII cm: -..ENT IOTfJ. PRO"OSCD LOTS 10 PA.ltCEl ~ _, t"itJ!Cfl ,l Mt.,l PRDPOSlill liCT DENSITY I.IA1. ~O'IWILE DE~TY CftlllC,t,L~ CRITICAL AACAS BUF'FE1l 2· W':l(l) FOi~ ,, ,~~ ~ -~ C I f" " • "4JIIO-2000 N<D "1-.ffi)-202' M ~.056 SQ. rT. OM .t.CIIES aJJ DU/,0.CRE ~OSQ~(.:'CRE o so. rr. TAX WI P34J9Cl201J PROl'rn;al LOT ~ LOT \ 8,J211 50. rT. lOT 2 5,000 50. FT. lOT J 4,&lO SQ Fl LOT 4 ~.4$3 50. FT. llt<,CT ,l +.753 SO. FT. lR.lC'f HOT<' TRACT A 111.1. 8~ A ,DHT USE ACCESS Att[I UTIUTY TRACT, ~.c'i'' '""'~"-= ~1 i ,! _,.,,,, """ N.E. 24 IH STREET FIJUN() C0<C ltC»I ~/ PLNC>0 ll'A5S DISC I< !;:ASI' II.Sf 231!3 PRELIMINARY FINLEY SHORT PLAT W/ 1/r ODl'PPI P11 N CfQE QTT 11' -'IOI Plf 1&ll Sllf <S IN ~ !'ROlECf-ClM AREA (ZOolE 2) ; ~ z; § w' " it l ~·· z '" w " " "' "' " ce lll,lao:W:.u IE lt' -'DS:178.41 ---y, POw.1t YMllT a ~""- '-D'..:r:l IICICK ~ .. "" --i£ CDNI lll££ ""'"' .,_ ,_ 1IIEI (Ul;SPEOFIED) -~- ., GAS IIIE"lEfl ""'"" "'-,...__ __ _jAPHALT I J ( • SET REB/.JI NI{) CAP LSI 11:,:,2 • fWNO AS Ol.SCRlflro (VISlrttl 05/20!0) I I . IAIII r;w NAIIING r,i.o,o N/91 P[JI QTY IJ' REN10N CDHRll. HOS.. 21!e A~ 18JI crn~---.--FwND e· fW..11«> COffCl!El"E lolONJl,IDIT WlH ~ ..... IN CASf AT 1tL 1Hm1St:C'!ION Of •H 26TH SllltET 1J;D JOHCS A'Of:NJE ~.E. Nr;t11Hm;. tt1430 22 Fa:T EASffiG; 130J!j!IU, l1'FT Oll't OP lmlTOII ~ -, -~~gt!'~,.'.'~J>::~~Tril~ciflN1teA~EIH SlREn i.ND JC»lfS AV!:~~ N[. NORTIIINQ: 111111178.1:i' mr (.I.SllN(:c 131).:1~1.!III FEET EQ~Q.Jlll?u~N~ t::., ---lil~Jwlpo<--101•-.W.O.nll17•f'hooo<-l"l>)l110110•F.a<·(U!il91-l-ll'!I OWN 8Y Jff Cl-<KJ. BY so, om SCALE 4/22/16 1"=20' JD6 "'°· 15615 SHEn 2 o, 2 6) ~ r > z c::, V, (") > "tl tI1 "tl r > z , 5 I l § ' ' ~ § N ---------1 .L - I • LANDSCAPE PLAN Lane & Associates I I • -PIE 15-000679 ~:::::_u__t_[J!_l__::_::'.'.__J __ ~-~FILEY SHORT Pl.AT 9 ~ -3 ;c tTl tTl ;c tTl -3 tTl ~ ..... 0 z "O r ~ z 0 z 0 r;i -i ~ r ~ ! ' ' I 0 :;; i ~! ' iili ' ., ' i~ i ~~z~ ., ~i! i,h ffi~ ,.Jc>c j£ r· ~,:' i ~~ ":\,; ' i j! ! i ~; ; ' ,--:s: ~ ~ I,;<=•• ' ' i • j i ' ! ~ -~ _I -I ;o m m ;o ~ m z -I 0 z ~ 0 ;o ;,s (/) :i:: m ~ --~L- e--= I ~ I I I I 5 I I -i I ~ .·/1 -' I "\ I X I I q .I I ·; I --/ .__ I 1 Lane & Associates Pv[c~~~~;·VJT 3t39()371 I •• A,an??41 I I ~34390222f , __ JjJll~lfUtl I 3~3~1r5 I 33/139007!82 33'139( · -.. )t NEIGHBORHOOD DETAIL MAP 1--I . • C 3~3-90"''} T 1 ' . . I N,i;r,~, f"'""'j 'f'I J ++ j' J3901t2 3343902910 I *3439021~ I I r-. f --r ---------·-----· ,,, ,, _l 3311390 , i I I ' J114JW~,"" "' l { -r --. -. -----·--~-. -'------'---' ' I I ~' _j i ~343901 t --f f f-.-·-2 - 0 r---I 3343902124 Jr--3-34-3902-122 3343902121 , i r-----34390_J13 390134 343900821 i 3f3439001 934760TRCT , ~ ' {j)·----_ --'1 ,_ . _ \, 33439020611-----,,, ' ---i ~ ~ -----1 ~ '· :'--. [---c · -1 ,---·m~.,, Pl · ~ 3 23~ v 3823500 • ------i I I Ii --, -r -r-~ , z 3343901441 .__..,-----' ·~ 3343902062 ' '. I , 1 I ~39021683313902~66 3~3902060 7600070 9~7600050 ., ~ " lli.i5 ,oo 3823500040 3623500· . --~I ___ j ! , i $C_AsE 1" -100' , I 3343902020 3 ' -------, -; -1 . , , I --------3343901480 6$6 9080110 : 1M230 ' 81r2100:ijoo / ~ \ I 1------__j r90~ y 1 J ~iaz1001eo \ ,a0262Cl0089 3343902000 --\ --// " ------,, ,' 26200100 I / 3343901485 908012j ·, _.--. , ,,,.---; \ . . / 1 I /- NE 25th Pl . _.----/ ' .,/ ·, _c: 384390. 20 3 i • _ __ ~9080070 -I ·, J--., l!\/26200070 _J__ i . -a6654 1-- i ~925t_ , ,9250f oo .~ ' 666925( .13210007~ ~ r_3·2· 1-00-17~.262001·1·0 -----03 I 3902t16NE~.h .r1~,,.· , -!>66:3-~ ~--J-_i----jJ111321001jl_.~-, r2620006 3 390215 __ _, 166 i 13210008 ,;_ f "' -- 1 -• · · -1 'o' KennydaleL!on, Part f-_ , ~ ,---34390226t z .1. ' 0 f66908 ~ - B' --,' -1 .. ,0262000 3343902008 I > I ~-,-----66692500 ---{ 2 ,, > I _J q 90801~ . --j , , f13210004 ' rn e1r21001 11----~ 1 ;------. -~ I 3343901481 z t66908003L_ -, z I ' ,_ -jj_ 32100999 ' ~ '--, J34390228:) ~ $02620004 39020 1 .' 1 ! -1' ~ 1 % !'6692500 ; , ,,. / ,, _-......._,, ·~ , c : .n II 1 ~ $66908002 I <t: ~- $1321000, // ·..__ j ---, i ,--Z'11lL"' < 34390128U ~ ' ----1 1'6692500 f -;t~:~', ~:::1 ~ :,,,: µ--I 3 3-90-l j ,~, DEPARTMENT OF COl\. .. ,,,UNITY AND ECONOMIC DEVELOPMENT ------~ltentOil ® A. ADMINISTRATIVE REPORT & DECISION DECISION: D APPROVED [8J APPROVED SUBJECT TO CONDITIONS D DENIED MODIFICATION DECISION : [8J APPROVED 0 APPROVED SUBJECT TO CONDITIONS D DENIED REPORT DA TE: Project Name: Owner/Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: August 24, 2016 Finley Short Plat 2525 Aberdeen , LLC, 13110 NE 177th Pl #202, Woodinville, WA 98072 Chad Allen, Encompa ss Eng ineering & Surveying, Inc., 165 NE Juniper St., Ste. 201 Issaquah, WA 98027 LUA16-000330 , SHPL -A, MO D Clark H. Close, Sen ior Planner The applicant is requesting approval of a 4-lot short plat. The site is 26,311 square feet (0 .60 acres) and is located at 2525 Aberdeen Ave NE and would be for the future develo pm e nt of three new single family homes. The property is in the Residential -8 (R-8) zoni ng district. The proposed residentia l lots range in size from 4,739 SF to 6,329 SF in area with an average lot size of 5,567 SF . Th e residential den sity i s 7.8 dwelling units per net acre. Access to the lots would be from Aberdeen Ave NE via a 21-foot wide shared ac cess tract. The native soils consist primarily of medium dense poorly graded sand with gravel underlain by recessional outwash d e posits (Qvr). The existing singl e family home located on the property w o uld be retained. The applicant ha s proposed to retain 30% of the significant trees o n si t e. 2525 Aberdeen Av e NE , Renton, WA 98056 (APN 334390-2000) 26,311 square f eet (0.60 acres) Project Location Map Admin Short Plat Re port City of Renton Department of Community & Economic Development FINLEY SHORT PLAT August 24, 2016 I B. EXHIBITS: Exhibit 1: Staff Report Exhibit 2: Short Plat Plan (Sheets 1 & 2) Exhibit 3: Neighborhood Detail Map Exhibit 4: Existing Condition Plan (Cl.OJ Exhibit 5: Preliminary TESC & Demolition Plan (C2.0) Exhibit 6: Preliminary Grading Plan (C3.0) Administrative Report & Decision LUA16-000330, SHPL·A, MOD Page 2 of 19 Exhibit 7: Conceptual Drainage Control & Generalized Utility Plan (C4.0) Exhibit 8: Preliminary Tree Replacement Plan (LA-1) Exhibit 9: Preliminary Landscape Plan (LA2 -LA-3) Exhibit 10: Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated March 7, 2016) Exhibit 11: Preliminary Technical Information Report prepared by Encompass Engineering & Surveying, Inc. (dated March 11, 2016, revised date August 8, 2016) Exhibit 12: Arborist Report prepared by American Forest Management (AFM) (dated January 27, 2016) Exhibit 13: Construction Mitigation Description Exhibit 14: Modification Request (dated June 17, 2016) Exhibit 15: Finley Lot Line Adjustment-LUA16-000331 (Sheets 1 and 2) Exhibit 16: Building Height Code Interpretation (Cl-73 -REVISED) Exhibit 17: Advisory Notes to Applicant I C. GENERAL INFORMATION: 1. Owner(s) of Record: 2. Zoning Classification: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: S. Critical Areas: 6. Neighborhood Characteristics: a. North: Single Family Residential, R-8 b. West: Single Family Residential, R-8 c. South: Single Family Residential, R-8 2525 Aberdeen, LLC, 13110 NE 177'" Pl #202, Woodinville, WA 98072 Residential-8 (R-8) Residential Medium Density (RMD) Single Family Residence and Vacant Land Moderate Landslide Hazard, Regulated Slopes and Wellhead Protection Area Zone 2 d. East: Single Family Residential, Parking lot, R-8 6. Site Area: 0.60 acres Administrative Short Plat Report 16-000330 -Finley Short Plot City of Renton Department of Co FINLEY SHORT PLAT August 24, 2016 I D, HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Zirk Annexation Finley Lot Line Adjustment (Rec.No.2016070790006) I E. PUBLIC SERVICES: 1. Existing Utilities rnity & Economic Development Land Use File No. N/A N/A A-06-001 LUA16-000331 Ordinance No. 5758 5758 1818 N/A a. Water: Water service is provided by the City of Renton. b. Sewer: Wastewater service is provided by the City of Renton. Administrative Report & Decision LUA16-000330, SHPL-A, MOD Page 3 of 19 Date 06/22/2015 06/22/2015 03/17/1960 07/07/2016 c. Surface/Storm Water: The existing properties do not contain stormwater facilities. There are stormwater mains located in Aberdeen Ave NE. Z. Streets: The subject property fronts Aberdeen Ave NE along the east property lines. Aberdeen Ave NE is classified as a Collector Arterial Road. 3. Fire Protection: Renton Fire Authority. F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter Z Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table -Uses Allowed in Zoning Designations c. Section 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 4 City-Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 5. Chapter 9 Permits-Specific a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions Administrative Short Plat Report 16-000330-Finley Short Plat City of Renton Department of C< FINLEY SHORT PLAT August 24, 2016 unity & Economic Development G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element I H. FINDINGS OF FACT {FOF}: Administrative Report & Decision LUA16-000330, SHPL-A, MOO Page 4 of 19 1. The Planning Division of the City of Renton accepted the above master application for review on April 29, 2016 and determined the application complete on May 2, 2016. The project was placed on hold on June 30, 2016 and taken off hold on July 19, 2016. The project was placed back on hold on August 11, 2016 and taken back off hold on August 15, 2016. The project complies with the 120-day review period. 2. The project site is located at 2525 Aberdeen Ave NE, Renton, WA 98056 (APN 334390-2000), between NE 25th Pl and NE 26th Pl (Exhibit 3). 3. The project site contains a 1,930 square foot single family home built in 1962 along the frontage of Aberdeen Ave NE. The balance of the project site includes sheds, outbuildings, small non-retaining walls, concrete slab wall and some rockeries (Exhibit 4). 4. Access to the site would be provided from Aberdeen Ave NE. No right-of-way dedication would be dedicated along Aberdeen Ave NE (Exhibits 2, 14, and 15). 5. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use designation. 6. The site is located within the Residential-8 (R-8) zoning classification. 7. There are approximately 36 significant trees located within the proposed development area and 12 trees are proposed to be retained as part of the short plat (Exhibits 8, 9, and 12). 8. There are moderate landslide hazard, regulated slopes and wellhead protection area zone 2 on the subject property. 9. The project is estimated ta require about 400 cubic yards of cut and fill (Exhibit 6). 10. No public or agency comments were received. 11. Representatives from various city departments have reviewed the application materials ta identify and address issues raised by 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 this report (Exhibit 17). 12. Comprehensive Plan Compliance: The site is designated Residential Medium Density (RMD) an the City's Comprehensive Plan Map. The purpose of the RMD designation is to allow a variety of single- family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: ,/ Policy L-3: Encourage infill development of single-family units as a means ta meet growth targets and provide new housing. Goal L-1: Utilize multiple strategies to accommodate residential growth, including: • Development of new single-family neighborhoods on large tracts of land outside the City Center, Administrative Short Plat Report 16-000330 -Finley Short Plat City of Renton Department of Co FINLEY SHORT PLAT nity & Economic Development Administrative Report & Decision LUAl6-000330, SHPL-A, MOD August 24, 2016 Page 5 of 19 • Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. ,/ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ,/ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ,/ Policy L-49: Address privacy and quality of life for existing residents by considering scale and context in infill project design. 13. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City's Zoning Map. Development in the R-8 Zone is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. The proposal is compliant with the following development standards if all conditions of approval are met: Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: Based on a net density of 22,266 square feet (26,311 sf gross density -4,04S sf private access easements), the proposal for 4 residential lots on the project site would result in a net density of 7.8 dwelling units per acre (4 lots/ 0.51 acres = du/ac), which meets the minimum and maximum density requirements of the R-8 zone. Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A minimum lot width of 50 feet is required {60 feet for corner lots) and a minimum lot depth of 80 feet is required. For short plats of parcels smaller than one acre, one parcel may be allowed to be smaller than the required minimum lot size if all other parcels meet the required minimum lot size standard of the zone. One lot, within the R-8 zone may be reduced to four thousand five hundred (4,500) square feet. The following table identifies the proposed dimensions for Lots 1-4. Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet) Lot 1 6,329 59.96 105.96 Lot 2 5,251 62.77 83.21 Lot 3 4,739 57.23 82.40 Lot4 5,947 72.62 81.37 Tract A 4,045 N/A N/A Staff Comment: The proposed lots would comply with the minimum lot size, width, and depth requirements of the R-8 zone (Exhibit 2). Tract A is a joint use access and utility tract located along the north property line that measure 21 feet wide by 192.64 feet long (starting at the northeast corner of the property at Aberdeen Ave NE). Setbacks: The required minimum setbacks in the R-8 zone are as follows: front yard is 20 feet except when all vehicle access is taken from an alley, then 15 feet, side Administrative Short Plat Report 16-000330-Finley Short Plat City of Renton Department of Co FINLEY SHORT PLAT 'nity & Economic Development Administrative Report & Decision LUA16-000330, SHPL-A, MOD August 24, 2016 Compliance not yet demonstrated Compliant if conditions of approval are met Page 6 of 19 yard is 5 feet, side yard along the street 15 feet, and the rear yard is 20 feet. Staff Comment: The existing single family home on Lot 4 would continue to face the public street and would retain direct access to Aberdeen Ave NE. The existing home meets or exceeds the setbacks of the R-8 zone (Exhibit 2/. The remainder of the lots (Lots 1-3}, are oriented so that the front yards would face to the north or towards the shored driveway tract (Tract A}. The proposed lots appear to contain adequate area to accommodate all the required setback areas and provide a sufficient sized building pad. Compliance with building setback requirements for the residences proposed to be constructed on Lots 1-3 would be verified at the time of building permit review. Building Standards: The R-8 zone has a maximum building coverage of 50%, a maximum impervious surface coverage of 65%, and a maximum building height of two (2) stories with a wall plate height of 24 feet. Staff Comment: The existing single family home has a building footprint of approximately 1,290 square feet and building coverage of 22 percent (1,290 sf/ 5,947 sf= 22%}. Lot 4 also contains a 700 square foot rear patio and a 625 driveway and sidewalk at the front of the house. The impervious area for Lot 4 is approximately 44 percent (1,290 sf+ 700 sf+ 625 sf= 44%}. The existing two-story single family structure complies with the building standards of the R-8 zone. Building height (as described by Exhibit 16), building coverage, and impervious surface coverage for the new single family residences would be verified at the time of building permit review. Landscaping: The City's landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one (1) street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless othervvise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection for the new Single Family Residence. Staff Comment: A Conceptual Landscape Plan, prepared by Lane & Associates (dated March 28, 2016; Exhibit 9), was submitted with the short plat application materials. A 10-foot onsite landscape strip is proposed along the street frontages of Aberdeen Ave NE. A Plant Schedule was included an the Landscape Plan, the following trees and plants are proposed within the onsite landscape strip and right-of-way planter strip: katsua, Mediterranean pink heath, purple rack rose, sword fern, strawberry tree, crimson pygmy barberry, mugo pine and kinnikinnick. Staff recommends, as a condition of approval, that the applicant submit a final detailed landscape plan that complies with RMC 4-8-1200.12 at the time of utility construction permit application to the current planning project manager for review and approval. Staff recommends, as a condition of approval, that the applicant plant landscape screening along the north property line of Tract A. The additional landscape area shall be located between the north property line and the poured concrete curb at the Administrative Short Plat Report 16-000330 -Finley Short Plat City of Renton Deportment of Co FINLEY SHORT PLAT nity & Economic Development Administrative Report & Decision LUA16-000330, SHPL-A, MOD August 24, 2016 Compliant if condition a/ approval is met Page 7 of 19 edge of the pavement within the shared driveway. This landscaping requirement should not impact the short plats ability to maintain compliance with Renton municipal codes. Staff also recommends, as a condition of approval, that the applicant execute a shared maintenance agreement prior to recording of the 4-lot short plat for equal ownership and maintenance responsibilities for improvements in Tract A. A draft version of a shared maintenance agreement shall be submitted for review and approval by the current planning project manager prior to short plat recording. if the applicant creates a home owners association for ownership and maintenance responsibilities for improvements in Tract A, then HOA documents shall be submitted for review and approval by the current planning project manager and the City Attorney prior to short plat recording. Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F.l, Street Frontage Landscaping Required, or a combination. Stoff Comment: An Arborist Report (Exhibit 12}, Conceptual Tree Replacement Pion (Exhibit 8} were submitted with the project application materials. According to the Arborist Report, a total of 54 significant trees ore located on the project site. Of the existing 54 trees, 18 of the trees were deemed dangerous, unhealthy or were located within the proposed public street right-of-ways. Of the 36 healthy significant trees, 30% or 11 trees are required to be retained. As o result, the applicant is proposing to retain 12 trees, thereby, meeting the minimum tree retention requirement of the R-8 zone. A detailed landscape plan that complies with RMC 4-8-1200.12 shall be submitted at the time of utility construction permit application to the current planning project manager for review and approval. The detailed landscape plan shall demonstrate compliance with the thirty percent (30%) tree retention requirement, the minimum onsite tree density requirement and right-of-way landscaping requirement within the street frontage areas. The onsite trees shall be installed prior to final occupancy for the new homes. In addition, to complying with the minimum tree density requirements, the applicant is required to retain or plant two (2) significant trees, or gross equivalent caliper Administrative Short Plat Report 16-000330-Finley Short Plat City of Renton Department of Co FINLEY SHORT PLAT nity & Economic Development Administrative Report & Decision WA16-000330, SHPL-A, MOD August 24, 2016 Page 8 of 19 inches, per 5,000 square feet of lot areo. Based on the lot areas proposed, the applicant would be required to plant one (1) additional tree on Lot 2 in order to meet minimum tree density requirements. Staff recommends, as a condition of approval, that the detailed landscape plan shall demonstrate compliance with minimum tree density and tree retention requirements of the zone. Onsite landscaping shall be installed prior to final occupancy for the individual homes, landscaping within the right-of-way shall be installed prior to short plat recording. Parking: Parking regulations require that a minimum of two (2) parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways Compliance exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or nat yet crossing any public sidewalk. demonstrated Staff Comment: The shared driveway exceeding eight percent (8%}; therefore, the applicant is providing slatted drains at the midpoint and lower end of the driveway (Exhibit 6). Parking requirements and driveway grades for each of the new residences proposed would be verified at the time of building permit review. Driveway cuts locations and driveway width would also be verified at the time of construction permit application. Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height Compliant if There shall be a minimum three-foot (3') landscaped setback at the base of retaining condition of walls abutting public rights-of-way. approval is Staff Comment: No new fences are proposed. Several new retaining/rockery walls are met proposed throughout the proposed development. Rockery waifs exceed the maximum 48" in the front yard setback and grading shall be in accordance with RMC 4-4-060. Therefore, staff recommends that a final detailed grading plan shall be submitted to, and approved by, the current planning project manager that complies with the retaining wall standards prior to construction permit issuance. 14. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single family homes. The proposal is consistent with the following design standards, unless noted otherwise: Lot Configuration: One of the following is required: 1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference), or 3. A front yard setback variation of at least five feet (5') minimum for at least Administrative Short Plat Report 16-000330-Finley Short Plot City of Renton Department of co, FINLEY SHORT PLAT nity & Economic Development Administrative Report & Decision LUAl6-000330, SHPL-A, MOD August 24, 2016 Page 9 of 19 every four (4) abutting street fronting lots. Staff Comment: The lot sizes are as high as 6,329 square feet and as law as 4,739 square feet with differences of more than 400 gross square feet size within the R-8 zone. As proposed, the short plat would comply with lot configuration requirement 112. Garages: One of the following is required; the garage is: 1. Recessed from the front of the house and/or front porch at least eight feet (8'), or 2. Located so that the roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. Alley accessed, or Compliance 4. Located so that the entry does not face a public and/or private street or an not yet access easement, or demonstrated 5. Sized so that it represents no greater than fifty percent (50%) of the width of the front facade at ground level, or 6. Detached. The portion of the garage wider than twenty six-feet (26') across the front shall be set back at least two feet (2'). Staff Comment: Compliance for this standard would be verified at the time of building permit review. No changes are proposed to the existing single family structure. Primary Entry: One of the following is required: 1. Stoop: minimum size four feet by six feet (4' x 6') and minimum height twelve inches (12") above grade, or Compliance 2. Porch: minimum size five feet (5') deep and minimum height twelve inches not yet (12") above grade. demonstrated Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review. No changes are proposed to the existing single family structure. Fa~ade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet Compliance (2') in depth on fai;ades visible from the street, or not yet 2. At least two feet (2') offset of second story from first story on one street demonstrated facing fai;ade. Staff Comment: Compliance for this standard would be verified at the time of building permit review. No changes are proposed to the existing single family structure. Compliance Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) not yet of all fai;ades facing street frontage or public spaces. demonstrated Staff Comment: Compliance for this standard would be verified at the time of building permit review. No changes are proposed to the existing single family Administrative Short Plat Report 16-000330-Finley Short Plot City of Renton Department of Co FINLEY SHORT PLAT nity & Economic Development Administrative Report & Decision LUA16-000330, SHPL·A, MOD August 24, 2016 Page 10 of 19 structure. N/A Scale, Bulk, and Character: N/ A Roofs: One of the following is required for all development: 1. Hip or gabled with at least a six to twelve (6:12) pitch for the prominent form of the roof (dormers, etc., may have lesser pitch), or Compliance 2. Shed roof. not yet Additionally, for subdivisions greater than nine (9) lots: A variety of roof forms demonstrated appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. No changes are proposed to the existing single family structure. Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on Compliance the face of all eaves, and nat yet 2. Rakes on gable ends must extend a minimum of two inches (2") from the demonstrated surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. No changes are proposed to the existing single family structure. Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: Compliance 1. Three and one half inch (3 1/2") minimum trim surrounds all windows and not yet details all doors, or demonstrated 2. A combination of shutters and three and one half inches (3 1/2") minimum trim details all windows, and three and one half inches (3 1/2") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of building permit review. No changes are proposed to the existing single family structure. Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: Compliance 1. A minimum of two (2) colors is used on the home (body with different color not yet trim is acceptable), or demonstrated 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty four inches (24"). Staff Comment: Compliance for this standard would be verified at the time of Administrative Short Plot Report 16-000330 -Finley Short Plat City of Renton Department of Co FINLEY SHORT PLAT nity & Economic Development Administrative Report & Decision LUAl6-000330, SHPL-A, MOD August 24, 2016 Page 11 of 19 building permit review. No changes are proposed ta the existing single family structure. 15. Critical Areas: Project sites, which contain critical areas, are required to comply with the Critical Areas Regulations (RMC 4-3-050). Based on City of Renton Critical Areas Maps, the site is located within the wellhead protection area zone (Zone 2). All proposals for new facilities within any zone of an aquifer protection area must be reviewed for compliance with this RMC 4-3-050 prior to issuance of any development permits for uses in which hazardous materials are stored, handled, treated, used or produced or which increase the quantity of hazardous materials stored, handled, treated, used, or produced. All fill material regarding quality of fill and fill material source statement requirements, within aquifer protection areas, are required per RMC 4-3-0SOH.8. A Geotechnical Engineering Study (Exhibit 10) was prepared by Earth Solutions NW, LLC and submitted with the short plat application. According to the submitted report, no critical areas were identified on the project site. 16. Compliance with Subdivision Regulations: RMC 4-7 provides review criteria for subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: N/A Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Staff Comment: Along the north property line, the applicant is proposing a 21 ft by 192.64 ft (4,045 sf) rectangular tract with a 16-foot wide paved shared driveway to served Lots 1-3 from Aberdeen Ave NE. The existing single family home on Lat 4 would retain its direct access to Aberdeen Ave NE via the existing driveway cut near the southeast corner of the lot (Exhibit SJ. Should the existing single family home on Lot 4 redevelop, following a demolition permit and a new single family building permit, access to Lot 4 would be required from Tract A and the existing driveway cut near the southeast corner of the Lot 4 would be removed and replaced with typical frontage improvements. Therefore, staff recommends, as a condition of approval, that should a new residence be constructed on Lot 4, vehicular access shall be relocated from the southeast corner of the lot (from Aberdeen Ave NE) to the shared driveway (Tract A}. A note to this effect shall be placed on the face of the short plat prior to recording. The project includes 102.37 feet of frontage along Aberdeen Ave NE. The applicant is requesting o modification from RMC 4-6-060 and a variance from the fire code to allow a 16-foot wide fully paved fire apparatus access roadway and no turnaround for dead end roads that exceed 150 feet /Exhibit 17). The project would complete half-street frontage improvements along Aberdeen Ave NE which includes, but is not limited to, a pavement width of 32 feet (16 feet from centerline), 8 foot planting strip, 5 foot sidewalk, 1 foot clearance at back of walk and 0.5 foot curb (see FOF 17). No right-of-way dedication would be required along Aberdeen Ave NE in order to complete this street standard. See FOF 17 Street Modification for more information. Driveways shall be designed in accordance with City standard plans 104.3 (RMC 4-4- 080}. A construction permit for frontage improvements would be required. Blocks: Blocks shall be deep enough to allow two tiers of lots. Administrative Short Plat Report 16-000330-Finley Short Plat City of Renton Department of Co FINLEY SHORT PLAT nity & Economic Development Administrative Report & Decision LUA16-000330, SHPL-A, MOD August 24, 2016 Compliant if condition of approval is met Compliant if condition of approval is met Page 12 of 19 Staff Comment: No blocks are proposed. Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-8 zone and allow for reasonable infill of developable land. All of the proposed lots meet the requirements for minimum lot size, depth, and width. Staff Comment: As discussed above under FOF 13 all lots meet the minimum Jot dimensional requirements in the R-8 zone. The proposed lots are rectangular in shape. The orientations of Lots 1-3 have their front yards facing their respective public street or to the north. Access to the existing single family home would retain orientation ond access to Aberdeen Ave NE via the existing paved driveway located at the southeast corner of Lot 4. Staff is recommending thot if a new residence is constructed on Lot 4, thot vehicular access is relocated from the southeast corner of the lot (from Aberdeen Ave NE) to the shared driveway (Tract A). The building design of the new residences would be reviewed and approved at the time of building permit application. Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: The proposed project fronts both Aberdeen Ave NE (a Collector Arterial Road) and Tract A (shared driveway). To meet the City's complete street standards for collector arterial streets, the minimum right-of-way (ROW) width requirement is 83 feet. Therefore, dedication of 11.5 feet of ROW would be required to meet the collector arterial street standards. The City's transportation group has determined that they would support a lesser standard to match the established standard street section for Aberdeen Ave NE. The City established standard street section far Aberdeen Ave NE, which shall be installed by the developer as part of the proposed development, would allow a pavement width of 32 feet {16 feet /ram centerline), 8 faot planting strip, 5 faot sidewalk, 1 faot clearance at back af walk and 0.5 /oat curb. Pursuant to RMC 4-9-2500 the applicant is requesting to provide a 32-foat pavement section (ane 10-faat thru lane in each direction and 6-foot parking lane each direction) centered on the ROW centerline, 0.5 curb, 8-foot planting strip, 5-foot sidewalk and 0.5-foot between the back of sidewalk and the ROW line for a total of 60 feet of ROW. The requested proposal reduces the 8-foot parking on either side by 2-feet and eliminates the 5-foot bike lane. No additional ROW dedication would be required. The applicant's modification request from RMC 4-6-060F.2 (doted June 17, 2016; Exhibit 14) matches the lesser standard necessary to match the established standard street section for Aberdeen Ave NE. This recommendation results in a total ROW width of 60 feet, requiring no ROW dedication. See the formal response to the modification request for more information (FOF 17 Street Modification Analysis). Alley access is the preferred street pattern for all new residential development except in the Residential Low Density land use designation (RC, R-1, and R-4 zones). The City uses the following factors to determine whether the use of alleys is not practical, including size: a) Size: The new development is a short plat; b) Topography: The topography of the site proposed far development is not conducive for an alley configuration; c) Environmental Impacts: The use of alleys would have more of a negative impact an the environment than a street pattern without alleys; d) If site characteristics allow for the effective use of alleys (RMC 4-7-150E.5). The short plat has public street frontage on Aberdeen Ave NE and the use of alleys would not be characteristic of the neighborhood or practical. The proposed short plat is the fast lot to develop on the west side of Aberdeen Ave NE between NE 25th Pl and NE 26th Pl. The topography of the site requires an 11% slope along the majority of the proposed 16-foot wide shared driveway Administrative Short Plat Report 16-000330-Finley Short Plat City of Renton Department of Co FINLEY SHORT PLAT nity & Economic Development Administrative Report & Decision LUA16-000330, SHPL-A, MOO August 24, 2016 Page 13 of 19 and the existing street grid would not support alley access beyond the proposed construction of the access drive (Exhibit 6). Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation impact fee is $2,951.17 per new single family house. The project proposes the addition of /3} new single family residences /3 new single family homes, 1 existing home to be retained). Traffic impact fees would be owed at the time of building permit issuance. Based on the City's current fee schedule, estimated traffic impact fees for the proposed development would be $8,853.51. The transportation impact fee that is current at the time of building permit application would be levied. Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The proposed short plat is surrounded by existing detached single ,r family residences to the north, west and south of the site. In addition, R-8 zoning is also located across Aberdeen Ave NE. The proposal would be in harmony with the existing uses. The proposed lots ore similar in size and shape to the existing surrounding development pattern in the oreo and would be consistent with the Comprehensive Plan and Zoning Code, which encourages residential infill development. 17. Street Modification Analysis: Pursuant to RMC 4-9-2500 the applicant is requesting to provide a 32- foot pavement section (one 10-foot thru lane in each direction and 6-foot parking lane each direction) centered on the right-of-way (ROW) centerline, 0.5 curb, 8-foot planting strip, 5-foot sidewalk and 0.5- foot between the back of sidewalk and the ROW line for a total of 60 feet of ROW. The requested proposal reduces the 8-foot parking on either side by 2-feet and eliminates the 5-foot bike lane. No additional ROW dedication would be required. Aberdeen Ave NE is a Collector Arterial Street with an existing ROW width of 60 feet (as per assessor map). The existing travel way width is 21 feet with an approximate 5-foot wide asphalt shoulder on either side. This street classification requires a minimum ROW width of 83 feet. To meet the City's complete street standards, half-street improvements include 15-foot lane width measured from the ROW centerline, 8-foot parking lane, 0.5-foot curb/gutter, 8-foot planter strip and 8-foot sidewalk is required to be constructed in the ROW fronting the property per City Code 4-6-060. The existing homes along Aberdeen Ave NE are only 20 feet or so away from the existing right-of-way. An increase in right of way of 11.5 feet on each side of the roadway would encroach into the required front yard building setback per the current development standards for residential zoning. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-2500, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Community Design Element has applicable policies listed under a separate section labeled Streets, Sidewalks and Streetscapes. These policies address walkable neighborhoods, safety and shared uses. Two specific policies support the decision to modify the street standards to modify Aberdeen Ave NE from a Collector Arterial street standard ta a Modified Collector Arterial standard. These policies are Administrative Short Plat Report 16-000330-Finley Short Plat City of Renton Department of Co FINLEY SHORT PLAT nity & Economic Development Administrative Report & Decision LUAl6-000330, SHPL-A, MOD August 24, 2016 Page 14 of 19 Policy CD-102 and Policy CD-103 which state that the gaol is ta promote new development with "walkable places," "support grid and flexible grid street and pathway patterns," and "are visually attractive, safe, and healthy environments." The requested street modifications ore consistent with these policy guidelines. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The City's Public Works Transportation section and Community and ,/ Economic Development section reviewed Aberdeen Ave NE and the surrounding area and have determined that a modified collector street section is more suitable for this location of Aberdeen Ave. This determination was based on the fact that the roadway is directly adjacent to single family residences and there is insufficient space between the existing right-of-way and the existing homes to expand the roadway section ta meet the full Collector Road street standards. In addition, the reduction in the pavement width promotes slower vehicle travel through the residential area. c. Will not be injurious to other property(ies) in the vicinity. ,/ Staff Comment: The modified collector street standards would meet the requirements for safe vehicular and pedestrian use within the existing right-of-way. d. Conforms to the intent and purpose of the Code. ,/ Staff Comment: This modification provides a safe pedestrian route in and around the existing neighborhood. e. Can be shown to be justified and required for the use and situation intended; and ,/ Staff Comment: The revised street standards provide a safe design for vehicles and pedestrians by promoting slower vehicular travel through the residential area. f. Will not create adverse impacts to other property(ies) in the vicinity. ,/ Staff Comment: There are no identified adverse impacts from this modification to modify Aberdeen Ave NE from o Collector Arterial street standard ta a modified Collector Arterial street standard. 18. Availability and Impact on Public Services: Jlfflij!f!!ij'.,.,, :ss;,J~Jctl:fMl'fil~ct on Public ,/ Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. The Renton Fire Authority granted a variance from the fire code to allow a 16-foot wide fully paved fire apparatus access roadway and no turnaround for dead end roads that exceed 150 feet with the condition that all three (3) new homes are equipped with approved residential fire sprinkler systems (Exhibit 17). Fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit issuance. Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Kennydale Elementary School (0.32 miles from the subject site and within walk distance of school; no school bus transportation provided), McKnight Middle School (0.90 miles from the subject site and within walk distance of school; no school bus transportation provided), and Hazen High School (3.0 miles from the subject site; school bus transportation Administrative Short Plat Report 16-000330 -Finley Short Plat City of Renton Department of Co FINLEY SHORT PLAT nity & Economic Development Administrative Report & Decision LUA16-000330, SHPL-A, MOD August 24, 2016 Page 15 of 19 provided). RCW 58.17 .110(2) provides that no subdivision be approved without making a written finding of adequate provision made for safe walking conditions for students who walk to and from school. While the elementary and middle schools are designated to be located within a close enough proximity of the subject site, future students to the high school would be transported to school via bus. According to the online Renton School District bus routes WebQuery, the bus stop is located at the intersection of NE 27th St and Aberdeen Ave NE. A 5-foot wide sidewalk exists along both sides of NE 27th St and a wide paved road shoulder or a 5-foot wide sidewalk is located on the west side of Aberdeen Ave NE to the designated bus stop or along the route to the elementary school. Wide shoulders and a patchwork of 5-foot wide sidewalks are located between the site and McKnight Middle School at 1200 Edmonds Ave NE. The safest route to the middle school is north on Aberdeen Ave NE to NE 27th St, east on NE 27th St to Edmonds Ave NE, south on Edmonds Ave NE to McKnight Middle School. The identified routes provide a safe walking route from the proposed subdivision to the bus stop or the respective schools. As part of the proposed project, sidewalks improvements would be constructed along onsite roadways. A School Impact Fee would be collected on behalf of the Renton School District for the new residence at the time of building permit issuance. The current Renton School District fee for new single family dwelling is $5,643.00 per unit. Parks: Although there would be no significant impacts to the City of Renton Park ,/ System anticipated from the proposed project, a Park Impact Fee is required of all new residential development. The current Park Impact Fee is $1,887.94 per new residence and is payable at the time of building permit issuance. Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Preliminary Technical Information Report, dated March 11, 2016 (revised date August 8, 2016), was prepared and submitted with the shart plat applicatian by Encompass Engineering & Surveying, Inc. (Exhibit 11}. No downstream flooding or erosion issues were identified in the drainage report. Based on the City of Renton's flow control map, this site foils within the Flow Control Duration Standard for Forested Site Conditions. The development is subject to Full Drainage Review in accardance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core requirements and five of the Compliant six special requirements have been discussed in the provided drainage report. if condition A Bond Quantity Worksheet would be required to be completed and submitted with the of approval construction permit application (Core Requirement 117) and the applicant would be is met required to include a discussion of special requirement 116 in the final drainage report as it relates to the aquifer protection areas, which is applicable to this site. Runoff from the existing site includes one single family residence where no stormwater infrastructure currently exists on-site. Runoff from the site discharges through two different threshold discharge areas (TDAs). The primary TOA sheet flows northeast into a public catch basin in Aberdeen Ave NE and through a series of pipes and detention facilities until it outfalls into May Creek, and ultimately lake Washington. The secondary TOA sheet flows from the site at the north and northwest property limits into NE 26th Pl and is then conveyed to a detention facility where it converges with the primary TOA and ultimately discharges into lake Washington. A geatechnical report, doted March 7, 2016, was completed by Earth Solutions NW, llC far the site. The report discusses the soil and groundwater characteristics of the site and Administrative Short Plot Report 16-000330-Finley Short Plat City of Renton Department of Co, FINLEY SHORT PLAT 1ity & Economic Development Administrative Report & Decision LUA16-000330, SHPL·A, MOD August 24, 2016 Page 16 of 19 provides recommendations for project design and construction. Geotechnicol recommendations presented in this report support the use of full infiltration for the site. The soil conditions of the site consisted of slightly gravelly to extremely gravelly course sand. In-situ infiltration testing was completed at two test pits, which returned an infiltration rate of 20 inches per hour for the lots and on infiltration rate of 1.5 inches per hour for the shored access driveway. The applicant has proposed the use of small infiltration basins on each lot to mitigate the added impervious surface created by this development. The design infiltration rate for the site shall be analyzed in accordance with Section 5.4.1 a/the 2009 KCSWDM and the City Amendments to The Manual. As the proposal is utilizing full infiltration, the conveyance system to the public drainage system should be removed. As designed it is unclear how the surface water would enter the infiltration basins prior to discharging ta the public system. See Section 5.4.1 for criteria to waive the overflow requirement for infiltration facilities. A, a final drainage report and associated plans, based on the 2009 King County Surface Water Design Manual (as amended by the City of Renton} would be required to be submitted to and approved by the current pion reviewer prior to construction permit approval. A surface water development fee of $1,485.00 per new single family residence would apply. The project proposes the addition of three (3) new residences. The estimated total fee is $4,455.00. This is subject to final design and payable at construction permit issuance. Water: Water service is provided by the City of Renton. The proposed water main improvements, as shown on the composite utilities civil plan, provide the required 8- inch extension to the fire hydrant at the proposed shared driveway and extension of the required 6-inch water main extension into the development, connecting to the existing 16-inch water main located in Aberdeen Ave NE (Exhibit 7). The project proposes a 1-inch water service line and meter to each lot, for a total of three (3) new domestic water service lines and meters. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. The water system ,/ development charges for each 1-inch domestic water service is $3,245.00 per meter or $9,735.00 for (3) 1-inch meters. This fee is payable at construction permit issuance. A water service installation charge for each 1-inch water service would be charged at a rate of $2,850.00 per meter. The total water service installation fee is $8,550.00 for (3) 1-inch meters. This fee is payable at construction permit issuance. A drop-in meter fee is $460.00 per meter. The total water drop-in meter fee would be $1,380.00 for (3) 1-inch meters. This is payable at issuance of the building permit. Additional water system development charges and water meter charges would apply if a landscape irrigation meter is required. These charges and fees are based on the size of the meter. Sanitary Sewer: Wastewater service is provided by the City of Renton. There is an existing 8-inch sanitary sewer main in Aberdeen Ave NE. An 8-inch extension from the sanitary sewer main in Aberdeen Ave NE would be provided by the developer in order ,/ to provide sanitary sewer service to each of the 3 new single family residences. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. The SOC fee for a 1- inch meter is $2,242.00 per meter. The total fee would be $6,726.00 for (3) 1-inch meters. These charges are payable at the time of construction permit issuance. Administrative Short Plat Report 16-000330 -Finley Short Plat City of Renton Department of Co FINLEY SHORT PLAT nity & Economic Development Administrative Report & Decision LUA16-000330, SHPL-A, MOO August 24, 2016 ! 1. CONCLUSIONS: Page 17 of 19 The development is located in the East Kennydale and Aberdeen Ave NE Special Assessment Districts (SADs). The SAD fee for the East Kennydale SAD is $666.88 for each additional lot. The total SAD fee for the East Kennydale SAD would be $2,000.64 for (3) new lots. The SAD fee for the Aberdeen Ave NE SAD is $8,660.03 per base lot. A portion of this fee has been paid by the existing property owner. The balance owing for the base lot is $3,498.71. This fee does not apply to any of the additional lots. Therefore, the total SAD fees (East Kennydale SAD + Aberdeen Ave NE SAD) would be $5,499.35 ($2,000.64 + $3,498.71 = $5,499.35). These charges and fees are payable upon construction permit issuance. 1. The subject site is located in the Residential Medium Density (RMD) Comprehensive Plan designation and complies with the goals and policies established with this designation of all conditions of approval are met, see FOF 5 and 12. 2. The subject site is located in the Residential-8 (R-8} zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 6 and 13. 3. The proposed short plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 14. 4. There are no Critical Areas located on the project site, see FOF 15. 5. The proposed short plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 16. 6. The proposed short plat complies with the street standards as established by City Code or modified by this decision, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 16. 7. The proposal is compliant with the modification criteria for a street modification, pursuant to RMC 4-9-250D, if all conditions of approval are met, see FOF 17. 8. There are safe walking routes to the school bus stop, see FOF 18. 9. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 18. I J. DECISION: The Finley Short Plat and Street Modification, File No. LUA16-000330, SHPL-A, MOD as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. A detailed landscape plan that complies with RMC 4-8-120D.12 shall be submitted at the time of utility construction permit application to the current planning project manager for review and approval. The detailed landscape plan shall demonstrate compliance with the minimum tree density and tree retention requirements of the zone. Landscaping within the right-of-way and landscaping within the 10- foot wide landscape strip on Lot 4 shall be installed prior to short plat recording. Onsite landscaping for Lot 1-3 shall be installed prior to final occupancy for the individual homes. 2. The applicant shall plant landscape screening along the north property line of Tract A. The additional landscape area shall be located between the north property line and the poured concrete curb at the edge of the pavement within the shared driveway. This landscaping requirement should not impact the short plats ability to maintain compliance with Renton municipal codes. The approved landscaping in Tract A shall be installed and inspected prior to short plat recording. Administrative Short Plat Report 16-000330-Finley Short Plot City of Renton Department of C, FINLEY SHORT PLAT August 24, 2016 mity & Economic Development Administrative Report & Decision LUA16-000330, SHPL-A, MOD Page 18 of 19 3. The applicant shall submit a final detailed grading plan to, and approved by, the current planning project manager that complies with the retaining wall standards prior to construction permit issuance. 4. Should a new residence be constructed on Lot 4, vehicular access shall be relocated from the southeast corner of the lot (from Aberdeen Ave NE) to the shared driveway (Tract A). A note to this effect shall be placed on the face of the short plat prior to recording. 5. The applicant shall execute a shared maintenance agreement prior to recording of the 4-lot short plat for equal ownership and maintenance responsibilities for improvements in Tract A. A draft version of a shared maintenance agreement shall be submitted for review and approval by the current planning project manager prior to short plat recording. 6. The applicant shall be required to submit, to the plan reviewer for review and approval, a final drainage report and associated plans, based on the 2009 King County Surface Water Design Manual (as amended by the City of Renton) prior to construction permit approval. DATE OF DECISION CIN LAND USE ACTION: SIGNATURE: TRANSMITTED this 24'd day of August, 2016 to the Owner/Applicant/Contact: Owner/Applicant: 2525 Aberdeen, LLC, 13110 NE 177th Pl #202, Woodinville, WA 98072 Contact: Chad Allen, Encompass Engineering & Surveying, Inc., 165 NE Juniper St., Ste. 201 Issaquah, WA 98027 TRANSMITTED this 24'd day of August, 2016 to the Parties of Record: None TRANSMITTED this 24'd day of August, 2016 to the following: C.E. "Chip" Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Lillian Watson, Development Services Vanessa Dolbee, Current Planning Manager Ann Fowler, Plan Review Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: '6 !iv I ~Iv I I Date The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on September 7, 2016. An appeal of the decision must be filed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Administrative Short Plat Report 16-000330-Finley Short Plat City of Renton Department of Co FINLEY SHORT PLAT August 24, 2016 nity & Economic Development Administrative Report & Decision LUAl6-000330, SHPL-A, MOD Page 19 of 19 EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex pa rte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Administrative Short Plat Report 16-000330 -Finley Short Plat (:) CITY OF RENTON APPROVALS, KING COUNTY RECORDING NO. 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L?C?C0100 I • +12010001dt ,- / r.: / ".;. )LJ :r --:-~ -- ~ .. ,, ~ ~ ~ ·~ ~"' ~-.; ··~·,.,-:.., '"'"' ___ .. ,_-==:~.::,~"'"""""""'q"'""" ..,---o,-w,,,o,.,._""'!., .. ,.,, .... _.,.._,.,, FINLEY SHORT PLA 1 PRELIMINARY • PRE 15-000679 EXISTING CONDITION PLAN __ t ,I ' ' ' ' s • ' l l I ! I E.O,~.QJP.llgl;iS l,, ---...... ___ ,.,.""'C.. __ , __ ,.U)m-<D,o• ....... ,,,, ..... .. ,_...._,o, ........... ~: • .._,. ...... 11a,1"~"'' FINLEY SHORT PLAT PRELIMINARY -PRE 15-000tl79 TESC & DEIIOL.JTION PLAN s -·.i: ' --, _ _I ---,-»--:..-~ - @,.--.------ ! E:5 ~ !I • ~ ' I ''" t ,. l o1 • g " 'ill ! ' ~ . iii " ! ~ I :, 0 z -'' ·'t ,Ii, ! • ·1 I I ~ ! ~,. ~ , .<! t I I ' ' -! i :. f ! ./ • J FINLEY SHORT Pf..A T PRELIMINARY -PRE 15-000819 GRAOIHG PLAN [i , I • • l: n~ ~' ::n ~~~ ~~Ill il.-<: . m (I) "n ~a::r: ~.o ~p ::0 j:'I -I p"'O a~~ ~?II -I • l" ~ • r .· ' .... ,:;f ' • t::~ ,. " ...... -~;;-•-~~-~~-ti ! ----.... --·--~·--&~ 1H+,H+,H+,++l++l+++W+l1 I • • • • -~ -~.~i;~! iiiiii iiiU ·1al""~n~t~i : ---....... _.....__..,, __ ......... -.. ,,i .. ,., ..... """'~,,,.,.., ...,_.._.a,-.::";,~=-.,._,m.,..l«lll""-"" FINLfY SHORT Pl.AT PRELIMINARY -PRE 15-000819 CONCEPTUAL DRAINAGE CONTROL & GENERALIZED UTILITY PLAN /C ~--------------· ~ [ :•1li ;i i LANDSCAPE PLAN I ' ( CD ~-+-,-~~~-'-'f I I I I / I ; I / ' I FINI...Ef SiClflT Ft.AT PfEL.MNAAY -PRE l5-000679 I I I I I I I I I N Lane & Associates -- § ! a ~ '· ~ L:.!J i en ("J ~ tI1 "O r ~ > i i' 'i ;1 l LANDSCAPE PLAN r ·1···· ·1 · _I_ • j -···--- ij ' ~ ,,:•1r ) { . J· ,.,... 0~ \: • . ,, ''. 11 -. I I q / I . r ' 2 z ~ I )' o I F' / I I I I I I I .l RNI.EY SHOAT PLAT PfEl...l,ft\RY -PRE 15---000679 • ' , ' I 0 0 ~ C ~ .,. ' 0 ~ 5 ~ N ' 0 ~ ~ • ,. Lane & Associates -- " I ' ' ! PLANT SCHEDULE PLANT SCHEDULE @ BOTANICAL NAME COMMON NAME TREES Cerddlphylh,1m)lpoficum Kallua T,N SHRUBS $--------Erica d. 'Mldlbtrra,-, Pink' Mlldlleml~n Pink Heath '"" COMMENTS '""" W .. Blaflehed / MIIIChJng 0 @ ®-C1ot..KIJIIIPlllllll"' PU'p19Rod;Ri:,s., Q----Polptlchum munllln, Sw<,rd Fem , .. ,,. ,,., Full/Compacl/DftJl.q11 tolenlnt Full I Campad /Drcught l<lkmlnt FUii f Colnpad I Nebve FUII/Compacl/Droo.qll llH&qnl Full/ Compact © --u.-8lrawb.-ry TrN Bert.II t 'Cltnson Fyw:rr'/ PlnuaffiLVO GROUNDCOVERS ---- L/\Nl)SC/\PI NOffS Clllll!IOffl l')vmy Barbeffy M"il')p;M Kln,iicklnnklk ••• ,,., ,,. ..... '-[:.':,~""..:;I',~'.~~~~'~-'"""""'""".._,"™'"'"''""""""'""""" FL.II I Comp,ct ID""9'I IDlenr.nt FuN I Compact/ Pllllll 12" un.....,.Oroughl;~ ,. '°"'"'"""" s,wo usr ""'""' ""'' =-""" m"""' "'"""ION<""""'"' f1'<n'lm~o """'""''°" ~ 10 ,.._,1" """'-°""'" OI MY OISN-0 S1"nS. (UICA"°" SUM<>. ''''""" 1 -IIDO·<,. :.O>:>) J. CO,,l"'T"" Sl"'-l ..... , ... "'° ""HO •ic """T ... ,,. ... roo I rr... OR ""'11. r-. 1t,s1,:c1"" 1H, .o,car-,-,: <. COHl""':lR ""'' OE,.,,.,,.. .. , ""' ~flHC 5"1CII.: oiw,,,r,s'" e,OIJND ="""AND ""IT °"'lLR>O> um,.., OM-ClHllR """"""'"" ''-''"' ~, """ <>< '"' -......,. "'° --..,,..,.., ""'""""' ~, '"" ''""'"'"' '" '"" '"' " '""' ·~ ""' .,..,,.,,.,.,. '" ,,.,~ ' . "'"~'"" ., '" ~"'" .. , .. , ',.~ '"" "''""""' -~ '"' •, .,, ""'"" ~'-"' ". "''"" c,es,,,u<,"" "'"""' "'" •X•·· "'' """ ~.,, "'" ,· ~ """'"' , "'w '"" "'' ,.,,,,os, o "'""-~, s,,o.,.. :« :,-~ , "'''"""' :< ,-01,• ·c,,:1,;c,:,,, "'''"" a• """°"A"""""' ,. '°"""'" 0, ""'°" ,N ,, S,W "'' '"" "~ft~:ff5'~l~:/~~tJf~'r:f~~'it.~L~•r · ~M:~.ilr~a~:&~~·=~ir£P~4r", ~ "'°""'''"°"'o""""'°''""'Yr-"'""""""'"'"'"""'"'"""" IRRIGATION ASSESSMENT: A PERMANATE IRRIG ... TION S'tSTEM IS NOT REOUIRECl FOR Tl11S L.0.NOSC.O.PE 0\JE TO THE USE OF PRIMARILY NATIVE ANO DROUGHT TOLERANT SPECIES. A TEMPORARY SYSTEM IS RECOMMENDED FOR ONE YEAR FINLEY SHORT PLAT N# 1/4 Of-NI!! 1/4 a' 8EC'OON-', T. 23 ~ R. GE, WM CITY OF RENTON, STATE OF WASHINGTON GENERAL PLANTING DETAIL AND NOTES SIRCI l lJ'[[ Pl l,lj,'~"lS,JA 511,.!NC QCTAIO ' ~~------------..... --- -~~- ==· ---.. ----- ''" ,..., '"" "i".!'i!I'"''""'""" •. ~ ==· _,_ ~=:- n..,.., --~--~~- ,._,~J:.7"' T,.;4..,_,.V?'f.\' ¥~'I Cr!!!!~\ YH_., •"" ,:.,uuNe "'-" ~ 1il ~.....,below. Call be1M you dig. IN co....uANO: WITH aTI' OF RENTON "'"~ BV: _____ _ "''----- "'----- "' ""' ""' ----- ~ ,c 11 ii ;1 j 1!! ~! ~~ ;I i LA-: a,1,.n .. , PREPARED FOR MR. WILLIAM HEGGER MARCH 7, 2016 ~LV\T'-=) ~ T. Wright, E.I.T Project Engineer Raymond A. Coglas, P.E. Principal GEOTECHNICAL ENGINEERING STUDY PROPOSED SHORT PLAT 2525 ABERDEEN AVENUE NORTHEAST RENTON, WASHINGTON ES-4338 Earth Solutions NW, LLC 1805 • 1361h Place Northeast, Suite 201 Bellevue, Washington 98005 Phone: 425-449-4704 Fax: 425-449-4711 Toll Free: 866-336-8710 Exhibit 10 PRELIMINARY TECHNICAL INFORMA TION··REPORT-- fo,· Finley Short Plat 2525 Aberdeen Ave NE Renton, WA 98056 March 11, 2016 Revised on August 8, 2016 Encompass Engineering Job No. 15615 Prepared For 2525 Aberdeen, LLC 13110 NE 177th Platt #202 Woodinville, WA 98072 Exhibit 11 West em Washington Division Eastern Washington Division , 165 NE Juniper St., Ste 201, [ssaquah, WA 98027 108 East 2"" Street, Cle Elum, WA 98922 Phone: (425) 392-0250 Fax: (425) 391-3055 Phone: (509) 674-7433 Fax: (509) 674-7419 w,:vw.EncompassES.net AFM Aml•rican Forest l\'lanagcmcnt 11+15 i\E 128th St Suite 110 K irkland \Y:\ 98034-• (425)82 0-3420 • FAX (4-25)820-3437 ww,v.americanforestman agemen t.corn Arborist Report 2525 Aberdeen Ave NE Renton, WA January 271h, 2016 Re v ised February 121h, 2016 Exh ibit 12 Finley Short Plat Construction Mitigation Description The proposed construction start date will be approximately in the Spring of 2017 and completion will be in about two months. Hours of operation will be 7:00 AM to 4:00 PM Monday through Friday. The proposed haul route is North on Aberdeen Avenue NE then West on NE 27•h St to lnterstate-405. Water trucks, street sweepers and any other requirements deemed necessary would be implemented for any impacts that may occur. There will be no anticipated weekend, late night or any other specialty hours proposed for construction or hauling at this time. Flag persons will be employed and signs will be installed for traffic control when necessary. Exhibit 13 June 17, 2016 Ann Fowler City of Renton Department of Community and Economic Development 1055 South Grady Way Renton, WA 98057 Subject: Revised Modification Request to Frontage Improvements Finley Short Plat, LUA16-000330, SHPL-A Dear Ann: We would like to revise our frontage improvements modification request as follows: Construct the west half of a 32-foot pavement section (one 10-foot thru lane in each direction and 6-foot parking lane each direction), centered on the right of way centerline, 0.5 curb, 8-foot planting strip, 5-foot sidewalk and 0.5-foot between the back of sidewalk and the right of way line for a total of 60 feet of right of way. No additional right of way dedication would be required. This would match the existing curb line on the north side of our frontage. This would involve saw cutting the existing edge of paving, adding a few feet of paving, the curb/gutter, pinter strip and sidewalk along the west side of the existing street. If you have questions or need additional information, please call me at 425-392-0250 or email me at tredding@encompasses.net Sincerely, Encompass Engineering & Surveying, Inc. Tom Redding V:\Jobs (J)\15\15615-2 BNI Hegger-Bt.A-SP\CORRESPONOENCE\Letters\Frontage Modifica1i0<1 ReqUNI 6-17~16 docc Western Washington Division 165 NE Juniper St., Ste 201, Issaquah, WA 98027 Phone: ( 425) 392-0250 Fax: ( 425) 391-3055 Exhibit 14 www.EncompassES.net Eastern Washington Division 407 Swiftwater Blvd, Cle Elum, WA 98922 Phone: (509) 674-7433 Fax: (509) 674-7419 • r ~ • le'- ,, m ~ ~ ::i ~ n ~ 11 -" !, 0 "-o .. z " z 0 O ~ p .. ~ ~ ~ • 0 ~ .. "°"'!EREY AYE !I£ "' l'! ~ ~ ~ ~ " " i .~ q l» ~ " ~ ~) "' "' " m • ii ~ !" ,. ' ~ ~ !' ~ ,. I< ® .CITY OF RENTON RECORDING NO. VOL/PAGE . · .. ,. . LOT LINE ADJUSTMENT f,.··f .. LUA 16-000331 I '''"" ~~~~~~-/\,--~~..,...~""= ""'-""" N.E. 28TH STREET w ::, z "' s( V) w ~ CO ltWMN'S Lll([ WA~NGTCl'I G,lROEII OF [OCJ; DIV. "0. 4 YOI.. 11. f'{;. 82 lOl 261 ... ,,, __ •.• ,···'=:. :,., .. ,··· ,, ...... ,•'' I f' 'dll'.I FENCE q.si1t0Ft RNSI" LUA-0\-019-SHPL 2~0611900006 LOT 4 ,·~ --,70~ 0 •!I I :it' t LOT S I / .... "·· ...... .. ; 1 // -' "" ~; ,:~ i!. .... ~ ... r-l .. """" 11 ' FENCI.0.15' ~ ~C'Tllf!! tlSI' LUA-02-()1:::p~ I i ;n ,-m=• ; I ---'#/t/r001"811 .. IIC/lst (\l!l1ED 12/20'!1) • ---'I/ vr Ct:A'EII ,.. 11 ~ mYCl"B!all'T#- (-..im 12/Nll) , ....... . ,,. ./'/"'':,i" .. / ./" ,,···•,./' {!) m ,~:./·,,,,/'··· ··=.';:,-~ ,,····,.~ ,t' s_~tt ,i_,f; 20· LOT J rlllXO.~ 1148'1(;"~.~ "j; _,,-,. ··-,;:; I s. , . .:ir. Im' 1#-:~ 1~~1.n.~.::.,-: j_/'' .,· .·. LOT,'2° T,L 3,34,ll0-2021 u] LOT II·· =:.. ·:. T.L.:·~-~ C·,; ••• LOl'UIE ', .. ,,.~,..:-.•.. -·· 11Uf:-. ...m~:.:-;.~.~ IIOf PUT u,,t,--Ql-Ql1-..._ ...... _, -· an" or RDfflJN 5tlOJIT PU,T WA-o\-1DII-SHPL IIEC. NO. 21XM081190DIXl!I aTY CF IIOlfflN !HORT Pl.AT WA-m-002-SHf'l REC. MU.,2001DI )Mllk.liW l'U.T fi Sl<U.Dlllll.'l'EJ! ,a, VOi. a&, PC. 17 .,· _.-:· t i N. ..l • ··•·· ""j·' SIKIIN.K t'.A.SbENT "'° arr~:-"''=·. ' , I IIEffllt(~·.-c. IIO. IOl)4m'IIIIOHtm 8. · 10' U'II.ITT E:aOl8fT 1(1 aTY dii,_j J~ } .... -~-IIEC.~-,~~ T···-'1 _,·/· r'~~-~ ./·ot f···~:A i LOT A ~-1.2" SQ. FT. '"' -IIYENJE IIL :1_1~·:2. .• ,r__~_r r r r J /I ~ -~:··;,.,··· ~-ISUS' N.E. 24 m srn~p I :. I , ... ..... ,._. ,mllCQNC ... ~:-.. ., .... , ... =:: . ~-~ FINLEY LOT LINE ADJUSTMENT .:,% I/J8 SCALE: 1 DICB .. .. "' .... "' PORTION Of N'f 1/4-OF NE 1/4-or SECTION 6, T. 23 N •• R 5 E.. W.M. ~I :: tJ z ~ ....... =· • z ii? z w w 0 QC w ~ '\., .e ... ....... LOTAEU TAll LOT 2021 ,. 1,104 SQ. FT. TAll lOl 2000 • 20,208 IQ, FT. LOT A • 11,555 SQ. FT. LOT 8 • 11,7511 SQ. n. -e SET AEIIM NIIO CN' "' ''"' • Da$11tG IIICllolllYENT "5 OEFNII HAD 1111/il PEIi CHY or RDffllN CCKllKl. NOS. al Mil ,as ,,,,, arrr • -cmnaa. '°"' ... ·'F"OlJND I" R<llHl ~ lfCN.lll£Nl '1111H NM. N CASE AT 'JI,£ ~ (6 NL 28TH S1IIEET Jil«> JOME$ 11"9«JE N.E. ~: 1'14JO.Z2 FEET W'l'IC:."-130.15t1.IJ FllT llll'T .jar,oN; ...... .J!Qal' ... RIUIID t"'JP/' co;pi[ft PW4 o,,[. 'CaftlltU POST UCNUIEMT IN A lilONtMENT •. • • . CASE. ~-~m_:, ~-""'"'INt.~cnoH or tlE 20111 :-..... _~·==;t=~-~----·.. L~:t) 3~~:.-······:.)· .-·· Enc::oniin:::1ss fl_ - ;: ~OINEEl'llr~ ~-~NG'.;"Ct;,, ,;/ .-. _..,....,_ ·' _.: 1u·--~liln:'f:·-201,~WA.'9027!"-!4l.Q~"iazsa ..... 14_il!fl~l!lih D'IIIN. BY .., CHKD. BY ""' DATE . ~1'4/16 sci.Lt· ,~-20· JC8 N)<"5615 SHEE't:-l or 2 Department of Community and Economic Development Planning Division ADMINISTRATIVE POLICY /CODE INTERPRETATION ADMINISTRATIVE POLICY /CODE INTERPRETATION#: Cl-73 -REVISED MUNICIPAL CODE SECTIONS: 4-2-110.A, 4-2-110.B, 4-2-110.D, 4-2-115, 4-11-020, and 4-11-230 REFERENCE: SUBJECT: BACKGROUND: Residential Building Height (RC thru RMF) Erratum Statement: Cl-73 implemented changes to the method of height measurement for structures in the RC through RMF zones. This erratum statement affects the two-story limitation for R-14 zoned properties by increasing it to three. Docket #116 advocates for increased height and story limits for select zones, including the RMF zone. The R-14 zone is transitional between the R-10 and RMF, and therefore R-14 standards are intended to offer a compromise between the restrictions of the R-10 and the allowances of the RMF zone. By limiting wall plate height to 24' yet allowing three stories, the R-14 zone would provide an appropriate transition between the R-10 and RMF zones with respect to building height. By definition, the current method to determine a building's height is to measure the average height of the highest roof surface from the grade plane (i.e., average grade). The maximum height allowed in the RC through R-14 zones is 30 feet (35' in the RMF). The implementation of a "maximum height" (RMC 4-2-110.A) as applied to roofed buildings is inconsistent and contradictory with the intent and purpose statements of Title IV related to residential design (RMC 4-2-115). Further, regulating the height of non-roofed structures is unenforceable by Title IV (except for Building Code). The ambiguity and contradictory aspects of the code exist for two reasons: 1. Height is measured to the midpoint of a roof; and 2. Flat roofs are able to be as tall as buildings with pitched roofs, which increases the building's massing. Exhibit 16 H:\CED\Planning\T1tle IV\Docket\Administrative Policy Code lnterpretation\Cl-73\Code Interpretation -REVISEO.docx ADVISORY NOTES TO APPL -. NT LUA 16-000330 --------Renton 8 Application Date: April 29, 2016 Name: Finley Short Plat Site Address: 2525 Aberdeen Ave NE Renton, WA 98056-2215 PLAN -Planning Review -Land Use Version 1 I June 30, 2016 .· .: ._ -·. . . Planning Ra\/lew Comments .Contact: ClartcClose 1425430-72891 cclose@rentoriwa.gov As a result of revisions made through Lot Line Adjustment (LUA 16 000331) and approval from the Renton Fire Authority to construct a 16 foot wide shared driveway without a turnaround, please provide 3 copies of a fully dimensioned preliminary short plat plan prepared by a State of Washinaton reaistered nrnfessional land survevor in accordance with RCW 18.43.020. . < . ·, . . _.,. -,-: -_._: . . . . . . . . -: . . . Contact: Cyndie Parks I 425-430,7521 I cparks@rentonwa.gov Ponce Plan Review.Comments Recommendations: Minimal impact on police services . . . · Community Services Review Comments Contact: Leslie Betlach ( 425-430-6619 I LBetlach@rentonwa.gov Recommendations: 1. Parks Impact fee per Ordinance 5670 aanlies . . Engineering Review Comments · . Contact: Ann Fowler I 425-430-7382 I afowler@rentonwa;gov Recommendations: I have reviewed the application for the Finley Short Plat at 2525 Aberdeen Ave NE (APN('s) 3343902000) and have the following comments: EXISTING CONDITIONS Water service is provided by the City of Renton. Wastewater service is provided by the City of Renton. Water Sewer Storm The existing properties do not contain stormwater facilities. There are stormwater mains located in Aberdeen Ave NE. CODE REQUIREMENTS WATER 1. The proposed water main improvements as shown on the composite utilities civil plan submitted with the Land Use Application within the site provides the required 8 inch extension to the fire hydrant at the proposed shared drivway and extension of the required 6 inch water main extension into the development. connecting to the existing 16 inch water main located in Aberdeen Ave NE. Staff Comments: l. The existing water meter serving lot 4 shall be relocated to the new planter strip. II. A 3 foot clearance is required around the new fire hydrant. Verify adequate clearance can be obtained with the proposed location of the hydrant. A power vault and fence appear to potentially be within the required clearance area. Ill. Applicant shall extend the water main to the west property line for future connection to the dead end main located to the west of the subject property. 2. Each lot shall have a separate meter. The project proposes one 3/4 inch water service line and meter to each lot, for a total of three (3) new domestic water service lines and meters. Staff Comments: I. All new domestic service lines shall be 1 inch. 3. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. I. Water system development charges for each proposed 1 inch domestic water service is $3,245.00 per meter or $9,735.00 for (3) 1 inch meters. This is payable at construction permit issuance. 4. Water service installation charges for each proposed 1 inch water service is $2,850.00 per meter. The total water service installation fee is $8,550.00 for (3) 1 inch meters. This is payable at construction permit issuance. 5. Drop in meter fee is $460.00 per meter. The total water drop in meter fee is $1,380.00 for (3) 1 inch meters. This is payable at issuance of the building permit. 6. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER 1. There is an 8 inch sanitary sewer main in Aberdeen Ave NE. The applicant has proposed an 8 inch extension from the sanitary sewer main in Aberdeen Ave NE to provide sanitary sewer service to each of the internal lots. Ran: August 22, 2016 Exhibit 17 Page 1 ofS ADVISORY NOTES TO APPi -1NT LUA 16-000330 --------Renton 0 PLAN -Planning Review -Land Use Version 1 I June 30, 2016 Engineering Review Comments Contact: Ann Fowler I 42M30-7382 I afowler@rentonwa.gov 2. The development is proposing connection of 3 new single family residences. 3. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. I. SOC fee for a 1 inch meter is $2.242.00 per meter. The total fee is $6,726.00 for (3) 1 inch meters. This is payable at construction pem,it issuance. 4. The development Is In the East Kennydale and Aberdeen Ave NE Special Assessment Districts (SADs). I. The SAD fee for the East Kennydale SAD is $666.88 for each additional lot. The total SAD fee for the East Kennydale SAD is $2000.64 for (3) new lots. II. The SAD fee for the Aberdeen Ave NE SAD is $8,660.03 per base lot. A portion of this fee has been paid by the existing property owner. The balance owing for the base lot is $3,498.71. This fee does not apply to any of the additional lots. Ill. The total of all SAD fees is $5,499.35. This is payable at construction permit issuance. SURFACE WATER 1. A surface water development fee of $1,485.00 per new single family residence will apply. The project proposes the addition of 3 new residences. The estimated total fee is $4,455.00. This is subject to final design and payable at construction permit issuance. 2. A drainage report, dated March 11, 2016, was submitted by Encompass Engineering & Surveying with the site plan application. Based on the City of Renton's flow control map, this site falls within the Flow Control Duration Standard for Forested Site Conditions. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core requirements and five of the six special requirements have been discussed in the provided drainage report. Staff Comments: i. Core Requirement #3 -The Drainage Report shall include KCRTS modeling of pre developed site conditions and post developed site conditions. See Section 1.2 of the City Amendments to the 2009 KCSWDM for the use of credits. if applicable. Take special note of Footnote 3 with respect to the full infiltration credit, which cannot be used when providing the post developed site modeling for the proposed development. Permeable pavement receives 50% credit for modeling purposes. Note: If the proposed project does not qualify for the exceptions listed in Section 1.2 of the City Amendments to the 2009 KCSWDM, flow control facilities will be required to be designed in accordance with Chapter 5 of the City Amendments to the 2009 KCSWDM. ii. Core Requirement #4 -The Drainage Report shall include conveyance analysis for all new and existing conveyance systems in accordance with Section 1.2.4 of the City Amendments to the 2009 KCSWDM. iii. Core Requirement #7 -The Bond Quantity Worksheet is required to be completed and submitted with the construction permit application. iv. Core Requirement #8 -Provide area calculations of all new and replaced Pollution Generating Impervious Surface (PGIS). This includes permeable pavement and the driveways of each lot. If the proposed PGIS reaches 5,000 square feet, water quality will be required to be provided for the site. v. Speclal Requirement #6 Applicant shall include discussion of special requirement #6 In the final drainage report. SR #6 relates to the aquifer protection areas, which is applicable to this site. vi. Permeable pavements shall not be placed on slopes steeper than 10% as outlined in Section C.2.3.1 of the 2009 KCSWDM. As designed, the proposal places permeable pavement at an 11 % slope. 3. Runoff from the existing site includes one single family residence where no stormwater infrastructure currently exists on site. Runoff from the site discharges through two different threshold discharge areas (TDAs}. The primary TOA sheet flows northeast into a public catch basin in Aberdeen Ave NE and through a series of pipes and detention facilities until it outfalls into May Creek, and ultimately Lake Washington. The secondary TOA sheet flows from the site at the north and northwest property limits into NE 26th Place and is then conveyed to a detention facility where it converges with the primary TOA and ultimately discharges into Lake Washington. 4. A geotechnical report, dated March 7, 2016, completed by Earth Solutions NW, LLC for the site has been provided. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented in this report support the use of full infiltration for the site. The soil conditions of the site consisted of slightly gravelly to extremely gravelly course sand. In situ infiltration testing was completed at two test pits, which returned an infiltration rate of 20 inches per hour for the lots and an infiltration rate of 1.5 inches per hour for design of the permeable pavement proposed for the shared access driveway, Staff Comments: i. The design infiltration rate for the site shall be analyzed in accordance with Section 5.4 of the 2009 KCSWDM and the City Amendments to The Manual. 5. No downstream flooding or erosion issues were identified in the drainage report. TRANSPORTATION 1. The proposed development fronts Aberdeen Ave NE along the east property lines. Aberdeen Ave NE is classified as a Collector Ran:August22,2016 Page 2 of8 ADVISORY NOTES TO APPL. -• NT LUA 16-000330 -------Renton 0 PLAN -Planning Review -Land Use Version 1 I June 30, 2016 . , ' ,' ' ' ,, Engln-ing Review Comments Contac:t: Ann Fowler 1425-430-7382 lafowler@rentonwa.goy Arterial Road. Existing rlght of way (ROW) width Is approximately 60 feet. To meet the City's complete street standards for collector arterial streets, minimum right of way width is 83 feet. Dedication of 11.5 feet of right of way would be required. However, the City's transportation group has determined and will support a lesser standard to match the established standard street section for Aberdeen Ave NE. The City established standard street section for Aberdeen Ave NE, which shall be installed by the developer as part of the proposed development, will allow a pavement width of 32 feet (16 feet from centerline), 8 foot planting strip, 5 foot sidewalk, 1 foot clearance at back of walk and 0.5 foot curb. This recommendation results in a total right of way width of 60 feet, requiring no ROW dedication. Staff Ccmments: i. The site plan will need to be revised to include the updated pavement width as follows: 1. (1) 10 foot travel lane from centerline 2. (1) 6 foot parking lane 3. 0.5 foot curb 4. 8 foot planter strip 5. 5 foot sidewalk 6. 0.5 foot clearance behind sidewalk 2. Access to each of the lots may be granted via the proposed shared driveway provided the shared driveway meets requirements for emergency services access and must provide a turnaround in compliance with City code 4 6 0601. a. Emergency access is required within 150 feet of all points on the buildings. b. Hammerhead turnaround shall have a design approved by the Administrator and Fire and Emergency Se1Vices. c. The requirement for a hammerhead turnaround may be waived provided that Lot 4 will have and approved fire sprinkler system installed. d. The shared driveway is required to have a minimum 20 foot wide paved roadway and shall be constructed to support emergency vehicles. e. Joint use driveways must be created upon the common property line of the properties served or through the granting of a permanent access easement when said driveway does not exist upon a common property line. Staff Ccmments: i. The proposal inciudes installation of fire sprinklers on Lot 1 in lieu of the required hammerhead turnaround. Applicant shall submit a modification request for approval by City of Renton Fire Prevention. 3. Refer to City code 4 4 080 regarding driveway regulations. a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. b. Maximum driveway slope Is 15%. Driveways which exceed 8% shall provide slotted drains. 4. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee is $2,951.17 per dwelling unit for single family homes. The project proposes the addition of 3 new residences. The estimated total fee is $8,853.51. Traffic impact fees will be owed at the time of building permit issuance. Fees are subject to change. The transportation impact fee that is current at the time of bullding permit appllcation will be levied. 5. Paving and trench restoration shall comply with the City's Trench Restoration and Over1ay Requirements. Additional Staff Comments: 1. Grading shall be in accordance with RMC 4 4 060. 2. Retaining walls shall not exceed 6 feet in height from finished grade. 3. Provide profile of all utilities. 4. Utility locations in the landscape plans do not match the submitted utility plans. Updated plans will be required for construction permit review and approval. GENERAL COMMENTS 1. Adequate separation between utilities shall be provided in accordance with code requirements. a. 7 ft minimum horizontal and 1 ft vertical separation between stonn and other utilities is required with the exception of water lines which require 10 ft horizontal and 1.5 ft vertical. Staff Ccmments: i. Current utility spacing does not meet this requirement. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3. A landscaping plan shall be inciuded with the civil plan submittal. Each plan shall be on separate sheets. 4. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of these franchise utilities must be inspected and aoaroved by a Citv of Renton inspector. Ran: August 22, 2016 Page 3 of 8 ~NT ADVISORY NOTES TO APPi LUA 16-000330 --------Renton® PLAN -Planning Review -Land Use Version 1 I June 30, 2016 .• .• . . .· Fire Review, Bulldlng Comments . . Contact: Corey Thomas I 42lH3()-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire Impact fees are currently applicable at the rate of $495.1 o per single family unit. Credit will be granted for the retention of the one existing home. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirements as long as they meet current code including 5 inch storz fittings. 2. Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed ta support a 30 ton vehicle with 75 psi point loading. Access Is required within 150 feet of all points on the buildings. Hammerhead type turnaround is required for dead end roads that exceed 150 feet long. Application for a variance to provide fire sprinklers in home on Lot 1 in lieu of a turnaround will be considered. Ran:August22,2016 Page 4 of 8 ~NT ADVISORY NOTES TO APPi LUA 16-000330 --------Renton 0 PLAN -Planning Review -Land Use Version 21 August 12, 2016 . · • . Engineering Review Comments Contact: Brianne Bannwarth f 425-430-729!! I l>banrrwartt)@rentonwa.gov Applicant needs to submit revised Technlcal Information Report that addresses previous comments in order to complete review. Recommend olaclna oroiect on Hold. . Fire Review • Bulldlng Comments Contact: Corey Thomas 1425-430-70241 cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire Impact fees are currently applicable at the rate of $495.10 per single family unit. Credit will be granted for the retention of the one existing home. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirements as long as they meet current code including 5 inch storz fittings. 2. Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 75 psi point loading. Access is required within 150 feet of all points on the buildings. Hammerhead type turnaround is required for dead end roads that exceed 150 feet long. 3. Variance to provide a 16 foot wide fully paved fire apparatus access roadway and not to provide the required turnaround has been aooroved with the condition that all three new homes on this short plat with be equiooed with aooroved residential fire sprinkler systems . . . ' _:-.· Planning Review Comments . Contact: Clark Close f 425-430-72891 cclose@rentonwa.gov · As a result of revisions made through Lot Line Adjustment (LUA16 000331) and approval from the Renton Fire 11\Jthority to construct a 16 foot wide shared driveway without a turnaround, please provide 3 copies of a fully dimensioned preliminary short plat plan prepared by a State of Washington registered professional land surveyor in accordance with RCW 18.43.020. Ran: August 22, 2016 Page 5 of8 ADVISORY NOTES TO APPL . ,NT LUA 16-000330 --------Renton 0 PLAN -Planning Review -Land Use Version 31 August 22, 2016 . . Engineering Review Comments Contact: Ann Fowler 1425-430-7382 I afowfer@rentonwa.gov RESOLVED: Applicant needs to submit revised Technical Information Report that addresses previous comments in order to complete review. Recommend placing project on Hold. Recommendations: I have reviewed the application for the Finley Short Plat at 2525 Aberdeen Ave NE (APN('s) 3343902000) and have the following comments: EXISTING CONDITIONS Water Water service is provided by the City of Renton. Sewer Wastewater service is provided by the City of Renton. Stonn The existing properties do not contain stormwater facilities. There are stormwater mains located in Aberdeen Ave NE. CODE REQUIREMENTS WATER 1. The proposed water main improvements as shown on the composite utilities civil plan submttted with the Land Use Application within the site provides the required 8 inch extension to the fire hydrant at the proposed shared drivway and extension of U,e required 6 inch water main extension into the development, connecting to Hle existing 16 inch water main located in Aberdeen Ave NE. 2. Each lot shall have a separate meter. The project proposes a 1 inch water service line and meter to each lot, for a total of three (3) new domestic water service lines and meters. 3. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. I. Water system development charges for each proposed 1 inch domeslic water service is $3,245.00 per meter or $9,735.00 for (3) 1 inch meters. This is payable at construction permit issuance. 4. Water service installation charges for each proposed 1 inch water service is $2,850.00 per meter. The total water service installation fee is $8,550.00 for (3) 1 inch meters. This is payable at construction permit issuance. 5. Drop In meter fee is $460.00 per meter. The total water drop in meler fee is $1,380.00 for (3) 1 inch meters. This is payable at issuance of Hle building permit. 6. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER 1. There is an 8 inch sanitary sewer main in Aberdeen Ave NE. The applicant has proposed an 8 inch extension from the sanitary sewer main in Aberdeen Ave NE to provide sanitary sewer service to each of the internal lots. 2. The development is proposing connection of 3 new single family residences. 3. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. I. SOC fee for a 1 inch meter is $2,242.00 per meter. The total fee is $6,726.00 for (3) 1 inch meters. This is payable at construction permit issuance. 4. The development is in Hle East Kennydale and Aberdeen Ave NE Special Assessment Districts (SADs). I. The SAD fee for the East Kennydale SAD is $666.88 for each additional lot. The total SAD fee for the East Kennydale SAD is $2000.64 for (3) new lots. II. The SAD fee for the Aberdeen Ave NE SAD is $8,660.03 per base lot. A portion of this fee has been paid by the existing property owner. The balance owing for the base lot is $3,498.71. This fee does not apply to any of the additional lots. Ill. The total of all SAD fees is $5,499.35. This is payable at construction permit issuance. SURFACE WATER 1. A surface water development fee of $1,485.00 per new single family residence will apply. The project proposes the addition of 3 new residences. The estimated total fee is $4,455.00. This is subject to final design and payable at construction permit issuance. 2. A drainage report, dated March 11, 2016, was submitted by Encompass Engineering & Surveying with the site plan application. Based on the City of Renton's flow control map, this site falls within the Flow Control Duration Standard for Forested Site Conditions. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core requirements and five of the six special requirements have been discussed in the provided drainage report. Staff Comments: I. Core Requirement #7 -The Bond Quantity Work.sheet is required to be completed and submitted with the construction permit Ran: August 22, 2016 Page 6 of 8 ADVISORY NOTES TO APPi . -\NT LUA 16-000330 --------Renton E> PLAN -Planning Review -Land Use Version 31 August 22, 2016 . l:nglnaerlng Review Comments . . Contact: Ann Fowler J 42$-430-7382 I afowler@rentonwa.gov application. ii. Special Requirement #6 Applicant shall include discussion of special requirement tf6 in the final drainage report. SR #6 relates to the aquifer protection areas, which is applicable to this site. 3. Runoff from the existing site includes one single family residence where no stonnwater infrastructure currently exists on site. Runoff from the site discharges through two different threshold discharge areas (TDAs). The primary TDA sheet flows northeast into a public catch basin in Aberdeen Ave NE and through a series of pipes and detention facilities until it outfalls into May Creek, and ultimately Lake Washington. The secondary TOA sheet flows from the site at the north and northwest property limits into NE 26th Place and is then oonveyed to a detention facility where it converges wiffl the primary TOA and ultimately discharges into Lake Washington. 4. A geotechnlcal report, dated March 7, 2016, completed by Earth Solutions NW, LLC for the site has been provided. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented in this report support the use of full infiltration for the site. The soil conditions of the site consisted of slightly gravelly to extremely gravelly course sand. In situ infiltration testing was completed at two test pits, which returned an infiltration rate of 20 inches per hour for the lots and an infiltration rate of 1.5 inches per hour for the shared access driveway. 5. The applicant has proposed the use of small Infiltration basins on each lot to mitigate the added impervious surface created by this development. Staff Comments: I. The design infiltration rate for the site shall be analyzed in accordance with Section 5.4.1 of the 2009 KCSWDM and the City Amendments to The Manual. li. As the proposal is utilizing full infiltration, the conveyance system to the public drainage system should be removed. As designed it is unclear how the surfacewater would enter the infiltration basins prior to discharging to the public system. See Section 5.4.1 for criteria to waive the overflow requirement for infiltration facllitles. 6. No downstream flooding or erosion issues were identified in the drainage report. TRANSPORTATION 1. The proposed development fronts Aberdeen Ave NE along the east property tines. Aberdeen Ave NE is classified as a Collector Arterial Road. Existing right of way (ROW) width is approximately 60 feet To meet the City"s complete street standards for collector arterial streets, minimum right of way width is 83 feet. Dedication of 11.5 feet of right of way would be required. However, the City's transportation group has determined and will support a lesser standard to match the established standard street section for Aberdeen Ave NE. The City established standard street section for Aberdeen Ave NE, which shall be installed by the developer as part of the proposed development, will allow a pavement width of 32 feet (16 feet from centerline), 8 foot planting strip, 5 foot sidewalk, 1 foot clearance at back of walk and 0.5 foot curb. This recommendation results in a total right of way width of 60 feet, requiring no ROW dedication. 2. Access to each of the lots may be granted via the proposed shared driveway provided the shared driveway meets requirements for emergency services access and must provide a turnaround in compliance with City code 4 6 0601. a. Emergency access Is required within 150 feet of all points on the buildings. b. Hammerhead turnaround shall have a design approved by the Administrator and Fire and Emergency Services. c. The requirement for a hammerhead tumaround may be waived provided that Lot 4 will have and approved fire sprinkler system installed. d. The shared driveway is required to have a minimum 20 foot wide paved roadway and shall be constructed to support emergency vehicles. e. Joint use driveways must be created upon the common property line of the properties served or through the granting of a permanent access easement when said driveway does not exist upon a common property line. Staff Comments: i. The proposal includes installation of fire sprinklers on Lot 1 in lieu of the required hammerhead turnaround. 3. Refer to City code 4 4 080 regarding driveway regulations. a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains. 4. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee is $2,951.17 per dwelling unit for single family homes. The project proposes the addition of 3 new residences. The estimated total fee is $8,853.51. Traffic impact fees will be owed at the time of building permit issuance. Fees are subject to change. The transportation impact fee that is current at the time of building pennit application will be levied. 5. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. Additional Staff Comments: 1. Grading shall be in accordance with RMC 4 4 060. 2. Retaining walls shall not exceed 6 feet in height from finished grade. Ran:August22,2016 Page 7 of 8 .NT ADVISORY NOTES TO APPL LUA 16-000330 ----~Renton 0 PLAN -Planning Review -Land Use Version 3 I August 22, 2016 . . Engineering Review Comments ... Contact: Ann Fowler 1425-430-73821 afowler@rentonwa.gov 3. Provide profile of all utilities. 4. Utility locations in the landscape plans do not match the submitted utility plans. Updated plans will be required for oonstructlon permit review and approval. GENERAL COMMENTS 1. Adequate separation between utilities shall be provided in accordance with code requirements. a. 7 ft minimum horizontal and 1 ft vertical separation between storm and other utilities is required with the exception of water llnes which require 10 ft horizontal and 1.5 ft vertical. Staff Comments: i. Current utility spacing does not meet this requirement. 2. All construction utility pem,its for drainage and street improvements will require separate plan submlttals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of these franchise utilities must be insDected and annroved bv a Citv of Renton inspector. . .· Planning Review Comments Contact: Clark Close 1425-430-72891 cclose@rentonwa.gov RESOLVED: As a result of revisions made through Lot Line Adjustment (LUA 16 000331) and approval from the Renton Fire Authority to construct a 16 foot wide shared driveway without a turnaround, please provide 3 copies of a fully dimensioned prellmlnary short plat plan prepared by a State of Washington registered professional land surveyor in accordance with RCW 18.43.020. Recommendations: 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. 2. 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. 3. 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 wor1<. is required prior to final inspection and approval of the pemiit. 4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip tine of any tree to be retained. 5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, UNO TRESPASSING -Protected Trees~ or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 6. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Ran:August22,2016 Page 8 of 8 Denis Law Mayor August 15, 2016 Chad Allen Community and Economic Development Department C. E."Chip"Vincent, Administrator Encompass Engineering & Surveying, Inc. 165 NE Juniper St., Ste 201 Issaquah, WA 98027 SUBJECT: "Off Hold" Notice Finley Short Plat, LUA16-000330, SHPL-A Dear Mr. Allen: Thank you for submitting the additional materials requested in the August 11, 2016 on hold letter from the City. Your project has been taken off hold and the City will continue our review ofthe Finley Short Plat project. If you have any questions, please contact me at (425) 430-7289. Sincerely, Clark H. Close Senior Planner cc: 2525 Aberdeen LLC / Owner(s) Aron Golden / Party of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov August 11, 2016 Mr. Clark Close City of Renton Community & Economic Development Dept. Renton, WA 98057 RE: Finley Short Plat LUA16-000330, SHPL-A Dear Mr. Clark: We are responding to the Advisory Notes to Applicant for Finley Short Plat dated June 30,2016. The following changes were made in order to address your comments. Planning Review Comments Contact: Clark Close I 425-430-7289 i cclose@rentonwa.gov As a result of revisions made through Lot Line Adjustment (LUA16 000331) and approval from the Renton Fire Authority to construct a 16 foot wide shared driveway without a turnaround, please provide 3 copies of a fully dimensioned preliminary short plat plan prepared by a State of Washington registered professional land surveyor in accordance with RCW 18.43.020. Response: Acknowledged, 3 copies are prm•frlell Police Plan Review Comments Contact: Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov Recommendations: Minimal impact on police services. Community Services Review Comments Contact: Leslie Betlach i 425-430-6619 i Betlach@rentonwa.gov Recommendations: 1. Parks Impact fee per Ordinance 5670 applies. Response: Acknowledged, the Owner will pay all applicable Impact Fees. Engineering Review Comments Contact: Ann Fowler i 425-430-7382 i afowler@rentonwa.gov Western Washington Division 165 NE Juniper St., Ste 201, Issaquah, WA 98027 Phone: (425) 392-0250 Fax: (425) 391-3055 www.EncompassES.net Eastern Washington Division 407 Swiftwater Blvd, Cle Elum, WA 98922 Phone: (509) 674-7433 Fax: (509) 674-7419 WATER I. The proposed water main improvements as shown on the composite utilities civil plan submitted with the Land Use Application within the site provides the required 8 inch extension to the fire hydrant at the proposed shared driveway and extension of the required 6 inch water main extension into the development, connecting to the existing 16 inch water main located in Aberdeen Ave NE. Staff Comments: I. The existing water meter serving lot 4 shall be relocated to the new planter strip. Response: The water meter has been relocated to the planter strip. II. A 3 foot clearance is required around the new fire hydrant. Verify adequate clearance can be obtained with the proposed location of the hydrant. A power vault and fence appear to potentially be within the required clearance area. Response: The fire hydrant has been relocated to provide a 3-foot minimum clearance. III. Applicant shall extend the water main to the west property line for future connection to the dead end main located to the west of the subject property. Response: The water main has been extended to the western end of the subject property. 2. Each lot shall have a separate meter. The project proposes one 3/4 inch water service line and meter to each lot, for a total of three (3) new domestic water service lines and meters. Response: Each lot is provided with a separate meter and separate water service line. Staff Comments: I. All new domestic service lines shall be I inch. Response: The domestic service lines have been revised to 1-inch. 3. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. I. Water system development charges for each proposed I inch domestic water service is $3,245.00 per meter or $9,735.00 for (3) I inch meters. This is payable at construction permit issuance. Response: Acknowledged, the Owner will pay all applicable development and meter installation fees. 4. Water service installation charges for each proposed I inch water service is $2,850.00 per meter. The total water service installation fee is $8,550.00 for (3) I inch meters. This is payable at construction permit issuance. Response: Acknowledged, the Owner will pay all applicable meter installation fees. 5. Drop in meter fee is $460.00 per meter. The total water drop in meter fee is $1,380.00 for (3) I inch meters. This is payable at issuance of the building permit. Response: Acknowledged, the Owner will pay all applicable meter fees. 6. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. Response: Acknowledged, the project does not include landscape irrigation. SEWER I. There is an 8 inch sanitary sewer main in Aberdeen Ave NE. The applicant has proposed an 8 inch extension from the sanitary sewer main in Aberdeen Ave NE to provide sanitary sewer service to each of the internal lots. 2. The development is proposing connection of 3 new single family residences. 3. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. I. SDC fee for a I inch meter is $2,242.00 per meter. The total fee is $6,726.00 for (3) I inch meters. This is payable at construction permit issuance. Response: Acknowledged, the Owner will pay all applicable development and meter fees. 4. The development is in the East Kennydale and Aberdeen Ave NE Special Assessment Districts (SADs). I. The SAD fee for the East Kennydale SAD is $666.88 for each additional lot. The total SAD fee for the East Kennydale SAD is $2000.64 for (3) new lots. Response: Acknowledged, the Owner will pay all applicable SAD fees. II. The SAD fee for the Aberdeen Ave NE SAD is $8,660.03 per base lot. A portion of this fee has been paid by the existing property owner. The balance owing for the base lot is $3,498.71. This fee does not apply to any of the additional lots. Response: Acknowledged, the Owner will pay all applicable SAD fees. III. The total of all SAD fees is $5,499.35. This is payable at construction permit issuance. Response: Acknowledged, the Owner will pay all applicable SAD fees. SURFACE WATER I. A surface water development fee of$1,485.00 per new single family residence will apply. The project proposes the addition of 3 new residences. The estimated total fee is $4,455.00. This is subject to final design and payable at construction permit issuance. Response: Acknowledged, the Owner will pay all applicable Development Fees. 2. A drainage report, dated March 11, 2016, was submitted by Encompass Engineering & Surveying with the site plan application. Based on the City of Renton's flow control map, this site falls within the Flow Control Duration Standard for Forested Site Conditions. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core requirements and five of the six special requirements have been discussed in the provided drainage report. Staff Comments: i. Core Requirement #3 -The Drainage Report shall include KCRTS modeling of pre developed site conditions and post developed site conditions. See Section 1.2 of the City Amendments to the 2009 KCSWDM for the use of credits, if applicable. Take special note of Footnote 3 with respect to the full infiltration credit, which cannot be used when providing the post developed site modeling for the proposed development. Permeable pavement receives 50% credit for modeling purposes. Note: If the proposed project does not qualify for the exceptions listed in Section 1.2 of the City Amendments to the 2009 KCSWDM, flow control facilities will be required to be designed in accordance with Chapter 5 of the City Amendments to the 2009 KCSWDM. Response: All Drywells for the project have been replaced with Small Infiltration Basins. According to an email we received from Ms. Ann Fowler on August I, 2016, use of Small Infiltration Basins would allow for the use of the infiltration credit when producing the peak flow calculations. ii. Core Requirement #4 -The Drainage Report shall include conveyance analysis for all new and existing conveyance systems in accordance with Section 1.2.4 of the City Amendments to the 2009 KCSWDM. Response: The Small Infiltration Basins have been sized to infiltrate flows up to a I 00-year storm event. Therefore,flow through the onsite .~form system is zero during a 25-year storm event and the proposed storm sewer is only being provide,/ as a .mfety measure in the event of an infiltration device failure. iii. Core Requirement #7 -The Bond Quantity Worksheet is required to be completed and submitted with the construction permit application. Response: Bond Quantity Worksheet will be completed and submitted during Final Engineering. iv. Core Requirement #8 -Provide area calculations of all new and replaced Pollution Generating Impervious Surface (PGIS). This includes permeable pavement and the driveways of each lot. If the proposed PGIS reaches 5,000 square feet, water quality will be required to be provided for the site. Response: A summary of the PGIS area calculations are now provided in the TIR under Section IV. v. Special Requirement #6 Applicant shall include discussion of special requirement #6 in the final drainage report. SR #6 relates to the aquifer protection areas, which is applicable to this site. Response: A discussion will be provided in the final drainage report that will be submitted with Final Engineering Plans. vi. Permeable pavements shall not be placed on slopes steeper than 10% as outlined in Section C.2.3.1 of the 2009 KCSWDM. As designed, the proposal places permeable pavement at an 11 % slope. Response: Permeable Pavement has been removed from the Engineering Plans and Small Infiltration Basins are being utilized to infiltrate stormwater runoff for the shared access driveway. 3. Runoff from the existing site includes one single family residence where no stormwater infrastructure currently exists on site. Runoff from the site discharges through two different threshold discharge areas (TDAs). The primary TDA sheet flows northeast into a public catch basin in Aberdeen Ave NE and through a series of pipes and detention facilities until it outfalls into May Creek, and ultimately Lake Washington. The secondary TOA sheet flows from the site at the north and northwest property limits into NE 26th Place and is then conveyed to a detention facility where it converges with the primary IDA and ultimately discharges into Lake Washington. Response: The threshold discharge areas converge within a quarter mile of the project location. 4. A geotechnical report, dated March 7, 2016, completed by Earth Solutions NW, LLC for the site has been provided. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented in this report support the use of full infiltration for the site. The soil conditions of the site consisted of slightly gravelly to extremely gravelly course sand. In situ infiltration testing was completed at two test pits, which returned an infiltration rate of20 inches per hour for the lots and an infiltration rate of 1.5 inches per hour for design of the permeable pavement proposed for the shared access driveway. Response: Permeable Pavement has been remm•ed from the Engineering Plans and Small I,ifiltration Basins are being utilized to infiltrate stormwater runoff for the shared access driveway. Staff Comments: i. The design infiltration rate for the site shall be analyzed in accordance with Section 5.4 of the 2009 KCSWDM and the City Amendments to The Manual. Response: The design infiltration rate for the site was based on the Geotechnical Engineering Study prepared by Earth Solutions NW LLC (see Appendix A for report). The report mentions that the 1009 KCSWDM was followed for in-situ infiltration testing and that the infiltration rate includes a total correction factor of greater than I 0. 5. No downstream flooding or erosion issues were identified in the drainage report. Response: The TIR has been revised to mention that no downstream drainage or erosion issues were identified. TRANSPORTATION 1. The proposed development fronts Aberdeen Ave NE along the east property lines. Aberdeen Ave NE is classified as a Collector Arterial Road. Existing right of way (ROW) width is approximately 60 feet. To meet the City's complete street standards for collector arterial streets, minimum right of way width is 83 feet. Dedication of 11.5 feet of right of way would be required. However, the City's transportation group has determined and will support a lesser standard to match the established standard street section for Aberdeen Ave NE. The City established standard street section for Aberdeen Ave NE, which shall be installed by the developer as part of the proposed development, will allow a pavement width of32 feet ( 16 feet from centerline), 8 foot planting strip, 5 foot sidewalk, 1 foot clearance at back of walk and 0.5 foot curb. This recommendation results in a total right of way width of 60 feet, requiring no ROW dedication. Staff Comments: i. The site plan will need to be revised to include the updated pavement width as follows: 1. ( 1) 10 foot travel lane from centerline 2. (1) 6 foot parking lane 3. 0.5 foot curb 4. 8 foot planter strip 5. 5 foot sidewalk 6. 0. 5 foot clearance behind sidewalk Response: The Grading Plan now contains a street section of Aberdeen Ave which shows the improvements located within the public right-of-way. 2. Access to each of the lots may be granted via the proposed shared driveway provided the shared driveway meets requirements for emergency services access and must provide a turnaround in compliance with City code 4 6 060I. a. Emergency access is required within 150 feet of all points on the buildings. Response: A modification request for approval from the City of Renton Fire Department (CRFD) has been made and conditional approval has been granted provided that all three of the new homes be provided with fire protection sprinkler systems. b. Hammerhead turnaround shall have a design approved by the Administrator and Fire and Emergency Services. Response: A modification request for approval from the City of Renton Fire Department (CRFD) has been made and conditional approval has been granted provided that all three of the new homes be provided with fire protection sprinkler systems. c. The requirement for a hammerhead turnaround may be waived provided that Lot 4 will have and approved fire sprinkler system installed. Response: A modification request for approl'lllfrom the City of Renton Fire Department (CRFD) has been made and conditional approval has been granted provided that all three of the new homes be provided with fire protection sprinkler sy.~tem.~. d. The shared driveway is required to have a minimum 20 foot wide paved roadway and shall be constructed to support emergency vehicles. Response: A modification request for approval from the City of Renton Fire Department (CRFD) has been made and conditional approval has been granted provided that all three of the new homes he provided with fire protection sprinkler .~ystems. e. Joint use driveways must be created upon the common property line of the properties served or through the granting of a permanent access easement when said driveway does not exist upon a common property line. Response: An access tract is being provided/or this project which will contain the joint-use driveway. Staff Comments: i. The proposal includes installation of fire sprinklers on Lot 1 in lieu of the required hammerhead turnaround. Applicant shall submit a modification request for approval by City of Renton Fire Prevention. Response: A modification request for approval from the City of Renton Fire Department (CRFD) has been made and conditional approval has been granted provided that all three of the new homes be provided with fire protection sprinkler systems. 3. Refer to City code 4 4 080 regarding driveway regulations. a. Driveways shall be designed in accordance with City standard plans I 04.1 and I 04.2. b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains. Response: The shared access driveway now contains slotted drains. City standard plans for the driveways will be added to the plans in Final Engineering. 4. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit The current rate of transportation impact fee is $2,951.17 per dwelling unit for single family homes. The project proposes the addition of 3 new residences. The estimated total fee is $8,853.51. Traffic impact fees will be owed at the time of building permit issuance. Fees are subject to change. The transportation impact fee that is current at the time of building permit application will be levied. Response: Acknowledged, the Owner will pay all applicable impact fees. 5. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. Response: City standard plan for Trench Restoration and Overlay detail will be added to the plans in Final Engineering. Additional Staff Comments: I. Grading shall be in accordance with RMC 4 4 060. Response: Acknowledged. 2. Retaining walls shall not exceed 6 feet in height from finished grade. Response: Retaining walls have been reduced to 6 feet in height from finished grade. 3. Provide profile of all utilities. Response: The profile shown on the grading plan now contains profiles for the proposed water and sanitary sewer. 4. Utility locations in the landscape plans do not match the submitted utility plans. Updated plans will be required for construction permit review and approval. Response: A revised landscape plan will be prm•i<led in Final Engineering. GENERAL COMMENTS I. Adequate separation between utilities shall be provided in accordance with code requirements. a. 7 ft minimum horizontal and I ft vertical separation between storm and other utilities is required with the exception of water lines which require IO ft horizontal and I. 5 ft vertical. Response: Adequate utility separation is being provided. Staff Comments: i. Current utility spacing does not meet this requirement. Response: Adequate utility separation is being provided. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Response: Acknowledged. 3 _ A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. Response: Acknowledged, a landscaping plan is being provided and a revised landscaping plan shall be provided in Final Engineering which will match the utility layout shown on the Utility Plan. 4. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. Response: Acknowledged Fire Review -Building Comments Contact: Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: I. The fire impact fees are currently applicable at the rate of $495.10 per single family unit. Credit will be granted for the retention of the one existing home. Response: Acknowledged, the Owner will pay all applicable impact fees. Code Related Comments: I. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements) If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirements as long as they meet current code including 5 inch storz fittings. Response: Acknowledged 2. Fire department apparatus access roadways are required to be a minimum of20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 75 psi point loading. Access is required within 150 feet of all points on the buildings. Hammerhead type turnaround is required for dead end roads that exceed 150 feet long. Application for a variance to provide fire sprinklers in home on Lot I in lieu of a turnaround will be considered. Response: A modification request for approval from the City of Renton Fire Department (CRFD) has been made and conditional approval has been granted provided that all three of the new homes be provided with fire protection sprinkler system.~. Engineering Review Comments Contact: Brianne Bannwarth I 425-430-7299 I bbannwarth@rentonwa.gov Applicant needs to submit revised Technical Information Report that addresses previous comments in order to complete review. Recommend placing project on Hold. Response: A revised TIR is being provided which should address all cu"ent and previous comments. Fire Review -Building Comments Contact: Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: I. The fire impact fees are currently applicable at the rate of$495.10 per single family unit. Credit will be granted for the retention of the one existing home. Response: Acknowledged, the Owner will pay all applicable impact fees. Code Related Comments: I. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirements as long as they meet current code including 5 inch storz fittings. Response: Acknowledged. 2. Fire department apparatus access roadways are required to be a minimum of20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 75 psi point loading. Access is required within 150 feet of all points on the buildings. Hammerhead type turnaround is required for dead end roads that exceed 150 feet long. Response: Acknowledged. 3. Variance to provide a 16 foot wide fully paved fire apparatus access roadway and not to provide the required turnaround has been approved with the condition that all three new homes on this short plat with be equipped with approved residential fire sprinkler systems. Response: The plans have been revised to show residential fire sprinkler systems for all three new homes on this short plat Planning Review Comments Contact: Clark Close I 425-430-7289 I cclose@rentonwa.gov As a result ofrevisions made through Lot Line Adjustment (LUA16 000331) and approval from the Renton Fire Authority to construct a 16 foot wide shared driveway without a turnaround, please provide 3 copies of a fully dimensioned preliminary short plat plan prepared by a State of Washington registered professional land surveyor in accordance with RCW 18.43.020. Response: Three copies of the Lot Line Adjustment, signed by a State of Washington registered professional land surveyor, are provided in our submittal package. We are providing 3 copies of each revised plan for your review. If you have any questions regarding this response letter or the revised drawings, please feel free to contact me at (425) 392-0250. Sincerely, Encompass Engineering & Surveying Daniel R. Davis Design Engineer Denis Law Mayor ~ e,'Y o .. ~ !-~'· ·:,· :,:~· t-J -T () . August 11, 2016 Community & Economic Development C. E. "Chip" Vincent, Administrator Chad Allen Encompass Engineering & Surveying 165 NE Juniper St., Ste. 201 Issaquah, WA 98027 SUBJECT: "On Hold" Notice Finley Short Plat, LUA16-000330, SHPL-A Dear Mr. Allen: The Planning Division of the City of Renton accepted the above master application for review on May 2, 2016. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before November 4, 2016 so that we may continue the review of the above subject application: Revised Technical Information Report (TIR): The revised TIR shall address the following comments: • A drainage report, dated March 11, 2016, was submitted by Encompass Engineering & Surveying with the site plan application. Based on the City of Renton's flow control map, this site falls within the Flow Control Duration Standard for Forested Site Conditions. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core requirements and five of the six special requirements have been discussed in the provided drainage report. • Core Requirement #3 -The Drainage Report shall include KCRTS modeling of pre-developed site conditions and post developed site conditions. See Section 1.2 of the City Amendments to the 2009 KCSWDM for the use of credits, if applicable. Take special note of Footnote 3 with respect to the full infiltration credit, which cannot be used when providing the post developed site modeling for the proposed development. Permeable pavement receives 50% credit for modeling purposes. Note: If the proposed project does not qualify for the exceptions listed in Section 1.2 of the City Amendments to the 2009 KCSWDM, flow control facilities will be required to be designed in accordance with Chapter 5 ofthe City Amendments to the 2009 KCSWDM. 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov • Core Requirement #4-The Drainage Report shall include conveyance analysis for all new and existing conveyance systems in accordance with Section 1.2.4 of the City Amendments to the 2009 KCSWDM. • Core Requirement #7 -The Bond Quantity Worksheet is required to be completed and submitted with the construction permit application. • Core Requirement #8 -Provide area calculations of all new and replaced Pollution Generating Impervious Surface (PGIS). This includes permeable pavement and the driveways of each lot. If the proposed PGIS reaches S,000 square feet, water quality will be required to be provided for the site. • Special Requirement #6 Applicant shall include discussion of special requirement #6 in the final drainage report. SR #6 relates to the aquifer protection areas, which is applicable to this site. • Permeable pavements shall not be placed on slopes steeper than 10% as outlined in Section C.2.3.1 of the 2009 KCSWDM. As designed, the proposal places permeable pavement at an 11% slope. • A geotechnical report, dated March 7, 2016, completed by Earth Solutions NW, LLC for the site has been provided. The report discusses the soil and groundwater characteristics of the site and provides recommendations for · project design and construction. Geotechnical recommendations presented in this report support the use of full infiltration for the site. The soil conditions of the site consisted of slightly gravelly to extremely gravelly course sand. In situ infiltration testing was completed at two test pits, which returned an infiltration rate of 20 inches per hour for the lots and an infiltration rate of 1.5 inches per hour for design of the permeable pavement proposed for the shared access driveway. • The design infiltration rate for the site shall be analyzed in accordance with Section 5.4 of the 2009 KCSWDM and the City Amendments to The Manual. Please provide 5 copies of the study and one digital copy upon resubmittal to the City. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-7289 if you have any questions. Sincerely, ~~ix_ iJftu_ ~ Clark H. Close Senior Planner cc: 2525 Aberdeen LLC / Owner(s) Aron Golden/ Party of Record July 13, 2016 Mr. Clark Close City of Renton Community & Economic Development Dept. Renton, WA 98057 RE: Finley Short Plat LUA16-000330, SHPL-A Dear Mr. Clark: We are responding to the "On Hold" Notice dated June 30,2016. The following changes were made in order to address your comments. 1. Plat Plan has been revised to show a 16-foot wide shared-access driveway. 2. Preliminary Grading Plan & Conceptual Drainage Control Plan were revised to show a 16-foot wide shared-access driveway. We are providing 3 copies of each revised plan for your review. If you have any questions regarding this response letter or the revised drawings, please feel free to contact me at (425) 392-0250. Sincerely, Encompass Engineering & Surveying 0~ Daniel R. Davis Design Engineer Western Washington Division 165 NE Juniper St., Ste 201. Issaquah, WA 98027 Phone: (425) 392-0250 Fax: (425) 391-3055 ,rnw.EncompassES.net Eastern Washington Division 407 Swiftwater Blvd, Cle Elwn, WA 98922 Phone: (509) 674-7433 Fax: (509) 674-7419 June 17, 2016 Ann Fowler City of Renton Department of Community and Economic Development 1055 South Grady Way Renton, WA 98057 Subject: Revised Modification Request to Frontage Improvements Finley Short Plat, LUA16-000330, SHPL-A Dear Ann: We would like to revise our frontage improvements modification request as follows: Construct the west half of a 32-foot pavement section (one 10-foot thru lane in each direction and 6-foot parking lane each direction), centered on the right of way centerline, 0.5 curb, 8-foot planting strip, 5-foot sidewalk and 0.5-foot between the back of sidewalk and the right of way line for a total of 60 feet of right of way. No additional right of way dedication would be required. This would match the existing curb line on the north side of our frontage. This would involve saw cutting the existing edge of paving, adding a few feet of paving, the curb/gutter, pinter strip and sidewalk along the west side of the existing street. If you have questions or need additional information, please call me at 425-392-0250 or email me at tredding@encompasses.net Sincerely, Encompass Engineerif)g & Surveying, Inc. Tom Redding Y:Uobs (J)\15\15615-2 Bill Hegger-BLA-SP\CORRESPONOENCE\Letters\Frontage Modification Request 8-17-16.docx Western Washington Division 165 NE Juniper St., Ste 201, Issaquah, WA 98027 Phone: ( 425) 392-0250 Fax: (425) 391-3055 www.EncompassES.net Eastern Washington Division 407 Swiftwater Blvd, Cle Elum, WA 98922 Phone: (509) 674-7433 Fax: (509) 674-7419 Denis Law Mayor July 19, 2016 Chad Allen Community and Economic Development Department C. E."Chip"Vincent, Administrator Encompass Engineering & Surveying, Inc. 165 NE Juniper St., Ste 201 Issaquah, WA 98027 SUBJECT: "Off Hold" Notice Finley Short Plat, LUA16-000330, SHPL·A Dear Mr. Allen: Thank you for submitting the additional materials requested in the June 30, 2016 on hold letter from the City. Your project has been taken off hold and the City will continue our review of the Finley Short Plat project. If you have any questions, please contact me at (425) 430-7289. Sincerely, Clark H. Close Senior Planner cc: 2525 Aberdeen LLC / Owner(s) Aron Golden/ Party of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov • .._ __ _ Denis Law ~ --C City of _ _:M•y:_or -----~~-~IT~t®rol June 30, 2016 Chad Allen Community & Economic Development Department C.E."Chip"Vincent, Administrator Encompass Engineering & Surveying 165 NE Juniper St., Ste. 201 Issaquah, WA 98027 SUBJECT: "On Hold" Notice Finley Short Plat, LUAlG-000330, SHPL-A Dear Mr. Allen: The Planning Division of the City of Renton accepted the above master application for review on May 2, 2016. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before September 30, 2016 so that we may continue the review of the above subject application: • Revised Plat Plan: As a result of revisions made through Lot Line Adjustment (LUAlG-000331) and approval from the Renton Fire Authority to construct a 16- foot wide shared driveway without a turnaround, please provide 3 copies of a fully-dimensioned preliminary short plat plan prepared by a State of Washington registered professional land surveyor in accordance with RCW 18.43.020. • Optional: Please provide 3 copies of the following: 1) preliminary grading plan; and 2) conceptual drainage control & generalized utility plan. At this time, your project has been placed "on hold" pending receipt of the requested information. Please contact me at (425) 430-7289 if you have any questions. Sincerely, Clark H. Close Senior Planner cc: 2525 Aberdeen LLC / Owner(s) Aron Golden/ Party of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Leslie Betlach ------Renton® Plan Review Routing Slip Plan Number: Site Address: LUAlG-000330 2525 ABERDEEN AVE NE Name: Finley Short Plat Description: The applicant is requesting approval of a 4-lot short plat. The site is 26,056 square feet (0.60 acres) and is located at 2525 Aberdeen Ave NE and would be for the future development of three new single family homes. The property is in the Residential-8 (R-8) zoning district. The proposed residential lots range in size from 4,510 SF to 6,329 SF in area with an average lot size of 5,326 SF. The residential density is 8.18 dwelling units per net acre. Access to the lots would be from Aberdeen Ave NE via a 25-foot wide shared access tract. The native soils consist primarily of medium dense poorly graded sand with gravel underlain by recessional outwash deposits (Qvr). The existing single family home located on the property would be retained. The applicant has proposed to retain 30% of the significant trees onsite. The applicant has submitted an Arborist Report, Geotechnical Engineering Study and a Preliminary Technical Information Report with the application. Review Type: Date Assigned: Community Services Review· Version 1 05/02/2016 Date Due: 05/16/2016 Project Manager: Clark Close Environmental Impact Earth Animals Air Environmental Health Water Energy/Natural Resources Pia nts Housing Land/Shoreline Use Aesthetics Where to enter your comments: Manage My Reviews Which types of comments should be entered: Light/GI a re Historic/Cultural Preservation Recreation Airport Environmental Utilities 10,000 Feet Transportation 14,000 Feet Public Service Recommendation -Comments that impact the project including any of the Enivornmental Impacts above. Correction -Corrections to the project that need to be made before the review can be completed and /or requesting submittal of additional documentation and/or resubmittal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections in Corrections. 5-lc2-)~ Date Chad Allen 300" Surrounding Property Owners William Hegger (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING ) ) ss ) Contact See Attached Owner . ',:, , ('('\, ~ -,,, ::,-,,,· co;.;J..:i;;;J<).. I certify that I know or have satisfactory evidence that ' ·-""""-'<'<>-"'-L o f co 1> , °"o \ "O '.;, signed this instrument and acknowledged it to be his/her/their free and voluntary act for tf,~ iii fld.puj> !() § mentioned in the instrument. \ 'JI! ~J ' ~ j j Dated: '»Jd J. 2DI(; , <S~ ~ff , . ~ Notary (Print): ____ ."--: ''-"!l,, 1 ,_, A_ .J3~ .......... _.,."c""''t;1""'""':;>"'-q'- 1 -....,-()-[-.,-------- My appointment expires: J~ 7J -~ 1 .,,.. D<. -r template -affidavit of service by mailing Chad Allen Encompass Engineering & Surveying 165 NE Juniper St lssaauah, WA 98027 William Hegger 2525 Aberdeen LLC 13110 NE 177th Pl, #202 Woodinville. WA 98072 3343902000 3343902021 3343902184 2525 ABERDEEN LLC 2525 ABERDEEN LLC BOURDOISEAU ALAIN 13110 NE 177TH PL #202 13110 NE 177TH PL #202 1915 NE 27TH WOODINVILLE, WA 98072 WOODINVILLE, WA 98072 RENTON, WA 98056 8132100180 3343902066 3343902005 BRYANT LESLIE C CHERIAN JONATHAN P Current Resident 2514 KENNEWICK PL N.E. 2013 NE 26TH PL 2509 Aberdeen Ave NE RENTON, WA 98056 RENTON, WA 98056 Renton, WA 98056 3343902006 3343902013 3343902015 Current Resident Current Resident Current Resident 2517 Aberdeen Ave NE 2026 NE 25th Pl 2027 NE 25th Pl Renton, WA 98056 Renton, WA 98056 Renton, WA 98056 3343902016 3343902017 3343902020 Current Resident Current Resident Current Resident 2021 NE 25th Pl 2015 NE 25th Pl 500 4TH AVE #800 Renton, WA 98056 Renton, WA 98056 SEATTLE,WA 98104 3343902163 3343902283 8026200060 Current Resident Current Resident DAVIDIAN MIKHAIL 2025 NE 27th St 2421 Monterey Ave NE 2436 MONTEREY AV NE Renton, WA 98056 Renton, WA 98056 RENTON, WA 98056 8026200070 3343902280 8132100170 DIFFENDORFER JAMES H DRE BERT L SCOTT +RUTH l+FREY DUWORS ROBERT J+LEONA I 2442 MONTEREY AV NE 2425 MONTEREY AVE NE 2508 KENNEWICK PL NE RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 3343902008 8026200100 3343902163 ENGEL TERRY & JAN ENNIS JOEL +SARAH GOLDMAN MICHAEL H 1145 CARLSBORG RD 2441 MONTEREY AVE NE 5900 119TH AV SE #B64 SEQUIM, WA 98382 RENTON, WA 98056 BELLEVUE, WA 98006 3343902062 8026200080 3343902060 HORA WHITNEY AND CURTIS HOU JUN IMAMURA TARYN (+DEVIN L 2621 ABERDEEN AVE NE 5210 NE 8TH PL 2025 NE 26TH PL RENTON, WA 98056 RENTON, WA 98059 RENTON, WA 98056 3343902005 3343902013 3343902283 JACQUES JAMES H JACQUES JAMES H JACQUES JAM ES H 6833 RIPLEY LANE N 6833 RIPLEY LANE N 6833 RIPLEY LN N RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 3343901320 8132100190 3343902014 KORCH MATTHEW $+MELISSA H LARSON THOMAS J+SHELLY L LIU ROBERT M+JUN 2115 NE 27TH ST 1832 NE 25TH PL 15739 SE 45TH CT RENTON, WA 98056 RENTON, WA 98056 BELLEVUE, WA 98006 3343902122 LUCAS CHI LORENS TRUST PO BOX 50171 BELLEVUE, WA 98015 3343902063 MAURER AARON 2623 ABERDEEN AVE NE RENTON, WA 98056 8026200110 NGUYEN VINH Q PO BOX3047 RENTON, WA 98056 3343902121 QUALE MARKO 28713 207TH AVE SE KENT, WA 98042 3343902159 SALVESEN WILLIAM S+RHONDA K PO BOX3427 RENTON, WA 98056 3343902158 TANDAL NAKANIELA L+ANELALAN 2001 NE 27TH ST RENTON, WA 98056 3343902061 WOFFORD TRAVIS MILLENIUM TR 3016 ZENKNER VALLEY RD CENTRALIA, WA 98531 3343902124 ZIMMER TRUST 2530 156TH AVE SE BELLEVUE, WA 98007 3343902162 LUCAS GREGORY D+CYNTHIA M 2009 NE 27TH ST RENTON, WA 98056 8026200040 MCKENZIE DONALD R 2424 MONTEREY NE RENTON, WA 98056 3343902007 ORTON ADAM R+REBECKAH M 2427 ABERDEEN AVE NE RENTON, WA 98056 3343902011 REPASS KRISTINE 2024 NE 24TH PL RENTON, WA 98056 3343901440 SINGLEY BRADFORD+MEGAN 2101 NE 27TH ST RENTON, WA 98056 3343902067 TAPSCOTI WILLIAM H 2007 NE 26TH PL RENTON, WA 98056 8026200050 ZHANG QIN 2430 MONTEREY AVE NE RENTON, WA 98056 3343902012 MATIEO LUCA Dl+STEPHANIE D 2018 NE 24TH PL RENTON, WA 98056 8132100160 MITIKU BIRUK+LEMMA BETHELEH 2502 KENNEWICK PL NE RENTON, WA 98056 3343902120 POOL MATIHEW C+SHANNON D 3601 LK WASH BLVD N RENTON, WA 98056 3343902160 RIDEAUX ALBERT Ill 2120 SW 306TH PL S FEDERAL WAY, WA 98023 3343902068 SPAHN CHARLES F ll+CHRISTIN 2001 NE 26TH PL RENTON, WA 98056 3343902065 VANDERVORTTRAVIS+MICHELLE 2019 NE 26TH PL RENTON, WA 98056 8026200090 ZHANG QIN 2447 MONTEREY AVE NE RENTON, WA 98056 ·------ _ _:De~::~:~: w _ __.---:" J, ~ ~ o { m May 2, 2016 Chad Allen Encompass Engineering & Surveying 165 NE Juniper St., Ste. 201 Issaquah, WA 98027 Community & Economic Development Department C.E. "Chip"Vincent, Administrator Subject: Notice of Complete Application Finley Short Plat, LUA16-000330, SHPL-A Dear Mr. Allen: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7289 if you have any questions. Sincerely, LI I ; • Clark H. Close Senior Planner ~ .. cc: 2525 Aberdeen LLC / Owner(s) Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov RentOil® NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE DF NOTICE OF APPLICATION: May 2, 2016 PROJECT NAME/NUMBER: Finley Short Plat/ LUA16-000330, SHPL-A PROJECT DESCRIPTION: The applicant is requesting approval of a 4-lot short plat. The site is 26,056 square feet (0.60 acres) and is located at 2525 Aberdeen Ave NE and would be for the future development of three new single family homes. The property is in the Residential-8 (R-8} zoning district. The proposed residential lots range in size from 4,510 SF to 6,329 SF in area with an average lot size of 5,326 SF. The residential density is 8.18 dwelling units per net acre. Access to the lots would be from Aberdeen Ave NE via a 25·foot wide shared access tract. The native soils consist primarily of medium dense poorly graded sand with gravel underlain by recessional outwash deposits (Qvr). The existing single family home located on the property would be retained. The applicant has proposed to retain 30% of the significant trees onsite. The applicant has submitted an Arborist Report, Geotechnical Engineering Study and a Preliminary Technical Information Report with the application. PROJECT LOCATION: 2525 Aberdeen Ave NW PERMITS/REVIEW REQUESTED: Short Plat APPLICANT/PROJECT CONTACT PERSON: Chad Allen, Encompass Engineering & Surveying/ 165 NE Juniper St., Ste 201/ Issaquah, WA 98027/ 425-392-0250/ callen@encompasses.net Comments on the above application must be submitted in writing to Clark H. Close, Senior Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on May 16, 2016. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7289. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: APRIL 29, 2016 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, CEO, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name/ No.: Finley Short Plat/ LUA16-000330, SHPL·A NAME:----------------------------------- MAILING ADDRESS, ________________ CITY/STATE/ZIP:---------- TELEPHONE NO.: --------------- DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---------Renton® Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: 2525 Aberdeen, LLC PROJECT OR DEVELOPMENT NAME: Finley Short Plat ADDRESS 13110 NE 177th Pl #202 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 2525 Aberdeen Ave NW CITY: Woodinville, WA ZIP 98072 TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 334390-2000 and 334390-2021 APPLICANT (if other than owner) NAME: EXISTING LAND USE(S): Single Family Residential COMPANY (if applicable): 2525 Aberdeen, LLC PROPOSED LAND USE(S): Single Family Residential ADDRESS: 13110 NE 177th Pl #202 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Single Family Residential PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: Woodinville, WA ZIP: 98072 (if applicable) Single Familv Medium Densitv TELEPHONE NUMBER: EXISTING ZONING: R-8 CONTACT PERSON PROPOSED ZONING (if applicable): N/A NAME: Chad Allen SITE AREA (in square feet): 26,056 SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): Encompass Eng & Surveyin DEDICATED: 0 ADDRESS 165 NE Juniper St., Suite 201 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 4,753 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Issaquah, WA ZIP: 98027 ACRE (if applicable) 8.18 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) (425) 392-0250 4 NUMBER OF NEW DWELLING UNITS (if applicable): callen@encompasses.net N/A 1 H:\CEO\Data\Forms-T em plates\Self-Help Handouts\Pla nning\Master Application.doc Rev: 08/2015 PROJECT INFORMATION {continued\ ,.:...::...:..;:....,..::...=====--=L__----------- NUMBER OF EXISTING DWELLING UNITS (if applicable): 0 P RO J EC T VALUE: T ~ D SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): TBD IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): N/A SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): N/ A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable) N/A IJ AQUIFIER PROTECTION AREA ONE IJ AQUIFIER PROTECTION AREA TWO IJ FLOOD HAZARD AREA IJ GEOLOGIC HAZARD IJ HABITAT CONSERVATION IJ SHORELINE STREAMS & LAKES IJ WETLANDS LEGAL DESCRIPTION OF PROPERTY I Attach leaal descriotion on seoarate sheet with the followina information included} sq. ft. sq. ft. sq. ft. sq. ft. sq. ft. SITUATE IN THE NE QUARTER OF SECTION _s_, TOWNSHIP~. RANGE _s_, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Namels) {J) IJ, 8-\-\e~ , declare under penalty of perjury und',Ll!!!l laws of the State of the current owner of the property involved in this application or L..J the authorized representative to act for a corporation (p ease ach proof of authorization) and that the foregoing statements and answers herein n all respects true and correct to the best of my knowledge and belief. zi lk::, _________ _ Signature of Owner/Representative Date STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that U -/lrt11?t K. /'4 ,q~:?C signed this instrument and acknowledge it to be his/her/their free and voluntary act for the uses and purpose riien'tioned in the instrument. tr;!z1 1/201 ~;iW: i.i°~BCOCK Dated NOT,ARY PUBLIC Notary Public in and for the State of Washington _• STATE Of 1'i~Sf11NG10N CQMil1i;iS10,'l EXPIRES SEPTEMtJtR 22. 2017 Notary (Print): My appointment expires: 2 H : \CED \Data \For ms-Templates \Self-He Ip Handouts \Pian n i ng \Master Appl i cation .doc '?-2 z.-17 Rev:08/2015 ~ . . . PARCEL A: EXHIBIT "A" Legal Description THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., AND TRACT 254 OF C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4, RECORDED IN VOLUME 11 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY MARGIN OF ABERDEEN AVE N.E. WITH THE SOUTH LINE OF TRACT 255 OF SAID G.D. HILLMANS'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AS ESTABLISHED BY SURVEY PREPARED BY JACK ELLER ASSOCIATES, INC., UNDER JOB NO. 72072, DATED 9/25/71 (SAID SOUTH LINE ALSO BEING THE SOUTH LINE OF CITY OF RENTON SHORT PLAT #LUA-01-109-SHPL LND-20-0296, RECORDED UNDER RECORDING NO. 20040811900006); THENCE WEST ALONG SAID SOUTH LINE 252.60 FEET, MORE OR LESS, TO THE WEST LINE OF TRACT 254 OF SAID G.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AND SAID LINE EXTENDED: THENCE S 01' 01' 28"W, ALONG SAID EXTENDED WEST LINE, 106.67 FEET, MORE OR LESS.TO THE NORTH LINE OF CITY OF RENTON SHORT PLAT NO. LUA-02-017-SHPL, RECORDED UNDER RECORDING NO. 20040907900015; THENCE S 89 16' 40" E ALONG THE NORTH LINE OF SAID SHORT PLAT, 252.60 FEET, MORE OR LESS, TO THE WESTERLY MARGIN OF ABERDEEN AVE N.E.; THENCE ALONG SAID WESTERLY MARGIN N 01' 00' 55" E 102.67 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. EXCEPT THE SOUTH 80 FEET THEREOF. PARCEL B: THE SOUTH 80 FEET OF THE FOLLOWING DESCRIBED PROPERTY: THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., AND TRACT 254 OF G.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 RECORDED IN VOLUME 11 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY MARGIN OF ABERDEEN AVE N.E. WITH THE SOUTH LINE OF TRACT 255 OF SAID G.D. HILLMANS'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AS ESTABLISHED BY SURVEY PREPARED BY JACK ELLER ASSOCIATES, INC., UNDER JOB NO. 72072, DATED 9/25/71 (SAID SOUTH LINE ALSO BEING THE SOUTH LINE OF CITY OF RENTON SHORT PLAT #LUA-01-109-SHPL LND-20-0296, RECORDED UNDER RECORDING NO. 20040811900006); THENCE WEST ALONG SAID SOUTH LINE 252.60 FEET, MORE OR LESS, TO THE WEST LINE OF TRACT 254 OF SAID G.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AND SAID LINE EXTENDED; THENCE S 01' 01' 28"W, ALONG SAID EXTENDED WEST LINE, 106.67 FEET, MORE OR LESS,TO THE NORTH LINE OF CITY OF RENTON SHORT PLAT NO. LUA-02-017-SHPL, RECORDED UNDER RECORDING NO. 20040907900015; THENCE S 8916' 40" E ALONG THE NORTH LINE OF SAID SHORT PLAT. 252.60 FEET, MORE OR LESS, TO THE WESTERLY MARGIN OF ABERDEEN AVE N.E.; THENCE ALONG SAID WESTERLY MARGIN N 01' 00' 55" E 102.67 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. Parcel 334390-2000-07; Parcel 334390-2021-02 Subdivision Guarantee/Certificate Page 3 Printed: 04.13.16@09:12AM WA-CT -FNSE -02150.6224 75-SPS-1-16-0060583-06 , . ; DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --------Renton® WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED BY: BY: ' Arborist Report 4 ,, · Biological Assessment 4 c,;· ~ - Calculations, , " Colored Maps for Display 4 I ,,,-..;,.. 1 1-'canstruction Mitigatio.-.Descrfption lAND< Deed of Right-of-Way Dedication 1 lit ••. . .. ~ ,.. li>ensity Wl:lrlislieet .. ,.. 1~Drainage Control Plan 2 ' ~rainage ~port z .. -~ ' Elevations, Architectural >ANo 4 I, ~i$4 ., ,.;.--~ -;.,:,:f~. :: ..... ,::; !:. < ,, ~ . . .' -.,·:. ... . ~-:.. Existing Covenants (Recorded Copy) tAND4 .. . - flostlng Easements (Recorded £opyl >AND• "' Flood Hazard Data 4 C ,. - Floor Plans a,•o• ' c.,Geotechnical Report lAND, Grading Elevations & Plan, Conceptual 2 Grading Elevations & Plan, Detailed 2 ' Pliabitat Data Report 4 ~ Improvement Deferral 2 Irrigation Plan 4 I COMMENTS: : " " • .. -~~' '.r:r. ':t~1-:t: <•!,. . ' PROJECT NAME: _H_e...:g::::g:....e_r _Sh_o_rt_P_la_t ___________ _ DATE: __ 'f:......:._/1_'/...:./_1'._6 ________ _ 1 H:\CED\Data\Fo,ms-Templates\Self-Help Handouts\Pranning\Waiversubmitta/reqs.docx Rov,08/2015 LAND USE PERMIT SUBMIITAL REQUIREMENTS: WAIVED BY: MODIFIED BY: King County Assessor's Map Indicating Site 4 ' Landscape Plan, Conceptual• Landscape Plan, Detailed 4 Legal Description 4 I ~r,@! Upc:l~$ndil11; of Geqlogi~I Ris~4. Map of Existing Site Conditions 4 " • Master Application Form 4 Monument Cards (one per monument) 1 , 'Neighborhood Detail Map 4 , Overall Plat Plan 4 . Parting, let Coverage & Landscaping Analysis• ~ Plan Reductions ( PMTs) 4 , P~ qffi~ "ppr81/3t 2 .. Plat Name Reservation 4 "Preapplication Meeting Summary 4 Rehabilitation Plan • Shoreline Tracking Worksheet 4 ' Stream or Lake Study, Standard 4 ' Stream or tal!e Stu'dy, Suppl'ementat 4 Stream or Lake Mitigation Plan 4 1 Street Profiles 2 , ntle Report or Plat Certificate IAND4 ' Topography Map, Traffic Study, · 'f,ee Cutting/land ctearlng Plan 4 Urban Design Regulations Analysis 4 • rfitilities Plan. Generali'zed 2 Wetlands Mitigation Plan, Final 4 Wetlands Mitigation Plan, Prellmfnary 4 .. ' •, -. : s . ' 2 .. . -~-•. ,-, .. ~ ·-,- H:\CED\Oata\Forms-Templates\Self-He/p Handouts\Planning\Waiversubmittalreqs.docx ' COMMENTS: . Rev: 08/2015 ' . ' LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED . 'f"Wetlands Report/Delineation , Wireless: Applicant Agreement Statement, ANO, Inventory of Existing Sites ,ANO, Lease Agreement, Draft zANo• Map of Existing Site Conditions , ••a, Map of View Area"""' Photosimulatlons , ,..0 , This Requirement mav be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning BY: O'H'.....-- 3 H:\CED\Data\Forms-Templates\Self-Help Handouts\Plannlng\Waiversubmittalreqs.docx BY: COMMENTS: Rev: 08/2015 PRE-APPLICATION MEETING COMMENTS FOR HEGGER SHORT PLAT PRElS-000679 CITY OF RENTON Department of Community & Economic Development Planning Division October 8, 2015 Contact Information: Planner: Clark H. Close, 425-430-7289 Public Works Plan Reviewer: Ann Fowler, 425-430-7271 Fire Prevention Reviewer: Corey Thomas, 425-430-7024 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. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to 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, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). ,, ' ;· //,·. I FIRE & EMERGENCY SERVICES DEPARTMENT -----Renton® DATE: TO: FROM: SUBJECT: MEMORANDUM October 8, 2015 Clark Close, Senior Planner Corey Thomas, Plans Review Inspector (Hegger Short Plat -2525 Aberdeen Ave NE) PRE15-000679 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirements as long as they meet current code including 5-inch storz fittings. 2. The fire impact fees are currently applicable at the rate of $495.10 per single family unit. Credit will be granted for the retention of the one existing home. 3. Fire department apparatus access roadways are required to be a minimum of 20- feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. Hammerhead type turnaround is required for dead end roads that exceed 150-feet long. Application for a variance to provide fire sprinklers in home on Lot 1 in lieu of a turnaround will be considered. 1//f ffl): rl c/i- ~ri «' 2' DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ·-----Renton® MEMORANDUM DATE: October 8, 2015 TO: Clark Close, Senior Planner FROM: Ann Fowler, Plan Review SUBJECT: Hegger Short Plat 2525 Aberdeen Ave NE PRElS-000679 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. 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. I have completed a preliminary review for the above-referenced proposal located at parcel 3343902000. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER l. The proposed development is within the City's water service area and in the 435-hydraulic zone. There is an existing 16-inch water main (see City water project plan no. W-2825) in Aberdeen Ave NE, which can deliver a maximum flowrate of 5,900 gallons per minute. The static water pressure is about 60 psi at ground elevation 294 feet. 2. There is an existing 3/4-inch water meter serving the existing residence (#2525 Aberdeen Ave NE} on the subject property (utility billing account ref#530539}. 3. The following water main improvements will be required to provide water service for domestic use and for fire protection for the subject development: a. Extension of approximately 40 feet of 8-inch water line stub across Aberdeen Ave NE connecting to the existing 16-inch water main in Aberdeen Ave N.E. b. Installation of a fire hydrant at the proposed private access road. c. Extension of about 190 feet of 6-inch water main within the private access road from the above new 8-inch stub to the east property line of the last westerly lot (lot 1). d. Installation of 1-inch minimum domestic water service and meter to each new lot. e. Subject to payment of applicable water system development charges and water meter installation fees for the new lots. 4. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton Hegger Short Plat-Pre-App 15-000679 Page 2 of3 October 8, 2015 General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City's 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main 5. This site is located in the Wellhead Protection Area Zone 2. 6. The development is subject to a water system development charge (SDC) fee. SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter install is $3,090.00 per additional lot. Credit will be given for the existing home. SEWER 1. Sewer service is provided by the City of Renton. 2. There is an existing 8" sanitary sewer main in Aberdeen Ave NE. 3. The proposed project needs to show how they propose to serve the new development with sanitary sewer service to all of the lots. 4. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a single 1-inch meter install is $2,135.00 per additional lot. Credit will be given for the existing home. 5. The site is in the East Kennydale and Aberdeen Ave NE Special Assessment Districts {SADs). The SAD fee far the East Kennydale SAD is $666.88 per lot for the additional lots. Credit will be given for the existing home. The Aberdeen Ave NE SAD fee is $8,660.03 per base lot. A portion of this fee has been paid by the existing property owner. The balance owing for the base lot is $3,498.71. This fee does not apply to any of the new lots. SURFACE WATER 1. There are existing storm drainage facilities in Aberdeen Ave that stops at the north end of the property line. 2. Stormwater main extension across the site frontage on Aberdeen Ave NE is required, which is approximately 105 LF of 12-inch main. 3. A drainage report complying with the City adopted 2009 King County Surface Water Manual and City Amendments will be required. Based on the City's flow control map, the site falls within the Flow Control Duration Standard matching Forested Site Conditions and is within the May Creek Drainage Basin. Refer to Figure 1.1.2.A-Flow chart to determine the type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. 4. Appropriate individual lot flow control BMPs will be required to help mitigate the new runoff created by this development. The final drainage plan and drainage report must be submitted with the utility construction permit application. 5. The site contains regulated slops of greater than 15% and 25%. 6. A geotechnical report for the site is required. Information on the watertable and soil permeability, with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. 7. Surface water system development fee is $1,350.00 for each new lot. This is payable prior to issuance of the construction permit. Hegger Short Plat-Pre-App 15-000679 Page 3 of 3 October 8, 2015 TRANSPORTATION 1. Existing right-of-way width in Aberdeen Ave NE is approximately 60 feet. Aberdeen Ave NE is classified as a collector arterial road. To meet the City's complete street standards for collector arterial streets, minimum right of way width is 83 feet. Half street improvements would include 23 feet of paving from the centerline, installation of a 0.5 foot curb, gutter, an 8-foot planter strip, and an 8-foot sidewalk per City code 4-6-060. Dedication of 11.5 feet of right of way would be required. However, the City's transportation group has determined and will support a lesser standard to match existing improvements along Aberdeen Ave NE. Recommendation will allow a pavement width of 36-feet (18-feet of pavement from centerline), 8 foot planting strips, 5-foot sidewalks, 1-foot clearance at back of walk and 0.5-foot curb. This recommendation results in a total right-of-way width of 65 feet, requiring 2-1/2-feet of ROW dedication. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outline in City code 4-9-250C5d. 2. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). 3. Access to each of the four lots may be granted via a private street for lots less than 6 units. Private access roads shall consist of a minimum of a 26-foot easement with a 20-foot pavement width for emergency services access and must provide a turnaround in compliance with City code 4-6-0601. The private street must be installed prior to recording the final plat. 4. Street lighting is required from a development that includes more than 4 residential units. 5. A modification may be requested to provide sprinklers in Lot 1 in lieu of a turnaround. 6. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation impact fee is $2,214.44 per single family house. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. GENERAL COMMENTS 1. All construction or service utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of the drainage report, the permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 3. All sewer stubs, water services and storm connections are required to be provided to each lot prior to recording of the short plat. 4. All utilities serving the site are required to be undergrounded. 5. Fees quoted in this document reflect the fees applicable in the year 2015 ONLY. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---::::::::-----:------Renton® MEMORANDUM DATE: October 8, 2015 TO: Pre-Application File No. 15-000679 FROM: Clark H. Close, Senior Planner SUBJECT: Hegger Short Plat -2525 Aberdeen Ave NE General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, 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 or on line at www.rentonwa.gov. Project Proposal: The project site is located at 2525 Aberdeen Ave NE (King County parcel nos. 334390-2000 and 334390-2021) between NE 25th Pl and NE 26th Pl. The proposal is to subdivide the subject property into 4 single-family residential lots with a shared driveway tract located along the northern property line. According to the King County Quarter Section Map, the subject site totals 0.6 acres (26,380 sf) in area. The parcels are zoned Residential-8 (R-8). Proposed residential lot sizes range from 5,357 sfto 6,730 sf. Access to all lots would be from a shared driveway tract to provide connection to Aberdeen Ave NE. The parcel slopes to the northwest and contains regulated slopes and moderate landslide hazards. The site is located within the Wellhead Protection Area Zone (Zone 2). No other critical areas were identified on City of Renton (COR) Maps. The parcel was annexed into the City under Zirk Annexation in 1960, per Ord. No. 1818 and has a Comprehensive Land Use designation of Residential Medium Density. The new lots are intended for the eventual development of three additional detached single-family homes. Current Use: The site is developed with a single-family house built in 1962 within the easterly portion of the site with mature landscaping throughout the property. Zoning: The property is located within the Residential-8 (R-8) zoning designation. The R-8 zone was established for single family residential dwellings allowing a range of 4 to 8 dwelling units per net acre (du/ac). The R-8 is intended to implement the Residential Medium Density Land Use designation. Development in the R-8 zone is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes Hegger Short Plat, PRElS-000679 Page2of7 October 8, 2015 reinvestment in existing single family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. Detached single family residential dwelling units are a permitted uses within the R-8 zoning designation. Density: The area of private access easements, private roads, critical areas (wetlands, streams, slopes in excess of 40 percent), and public right-of-way dedications are deducted from the total area to determine the "net" site area prior to calculating density. The private access easement was provided as part of the pre-application packet at 3,213 square feet at 16 feet wide by 189 feet long. If the proposed shared driveway tract is consistent with the adopted Renton Municipal Code then the preliminary area of the shared driveway tract would be roughly 4,800 square feet. The net density of the site would be roughly 8 du/ac (4 units/ 0.4954 acres). Af/nal density worksheet would be required at the time of formal land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal appl/cation. Development Standards: The project would be subject to RMC 4-2-110A, "Development Standards for Single Family Zoning Designations" effective at the time of complete application (noted as "R-8 standards" herein). Minimum Lot Size. Width and Depth -The minimum lot size permitted in the R-8 zone, is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. The following table evaluates each lot and compliance with the minimum standards. Lot# Size Width Depth Compliance Min. 5,000 sf Min. 50 ft/ Corner 60 ft Min. 80 ft 1 6,730 63.61 106.27 Yes 2 5,602 63.00 88.47 Yes 3 5,545 63.00 87.57 Yes 4 5,357 63.00 87.57 Yes The proposal appears to comply with the minimum lot width and depth requirements of the zone. It is the applicant's responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone at the time of formal application. For short plats of parcels smaller than one acre, one parcel may be allowed to be smaller than the required minimum lot size indicated in subsection A of this Section, Residential Development Standards. If all other parcels meet the required minimum lot size standard of the zone, one parcel in the R-8 zone may be allowed to be 4,500 square feet (RMC 4-2-llOD.34.c). Building Standards -The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet. Detached accessory structures must remain below a height of 15 feet. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each fa~ade for each one (1) vertical H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000679 Hegger Short Plat, PRElS-000679 Page 3 of 7 October 8, 2015 foot above the maximum wall plate height (see Code Interpretation 73 (Cl-73) for more information about residential building height). The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Lot 4 has an existing home that does not appear to exceed the maximum building coverage although no data was submitted. Verification af the building coverages would need to be provided at time of short plat submittal. The proposal's compliance with the building standards for the other lots would be verified at the time of building permit review for the new residences to be located on oll lots. Setbacks -Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure (except when all vehicle access is taken from an alley, then 15 feet and the vehicle entry for a garage or carport shall be set back twenty feet (20') from the property line where vehicle access is provided; all other facades of a garage shall be subject to the applicable zone's minimum setback); Rear yard: 20 feet; Side yards: 5 feet; and Side yards along streets: 15 feet. The application materials did not identify setback distances for the existing home to be retained on Lot 4. Based on rough measurements by staff, the existing home on proposed lot 4 would have a front yard setback of 19 feet, a north side yard setback along the shared driveway of 21 feet, a south side yard setback of 11 feet, and rear yard setback of 14 feet. All approximate measurements for the existing home must comply with the setback minimums of the zone and would be required to be identified on the Short Plat application materials. Setbacks for all other lots (new residences} would be verified at the time of building permit review. Lot Configuration -The proposed short plat would be subject to the Residential Design Standards outline in RMC 4-2-115. One of the following is required: 1. Lot width variation of 10 feet minimum of one per 4 abutting street-fronting lots, or 2. Minimum of 4 lot sizes (minimum of 400 gross square feet size difference), or 3. A front yard setback variation of at least 5 feet minimum for at least every 4 abutting street fronting lots. The proposal would only have one public street-fronting lot. One of the above configuration standards would need to be identified as part of a Short Plat application's project narrative and identified as part of the project layout. It appears that Criteria 2 with the minimum variation of lot sizes could be achieved with the proposal. Building Design Standards -The proposed structure would be subject to the Residential Design Standards outlined in RMC 4-2-115. Compliance with the residential design standards would be verified at the time of building permit review. Access/Parking: Access to the lots would be through a shared driveway tract from Aberdeen Ave NE. Each lot is required to accommodate off street parking for a minimum of two vehicles. Shared driveways are required to be completely within a tract. Per AMC 4-6-060J.1 Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property; and b. The subject lots are not created by a subdivision qf ten (10) or more lots; and H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000679 Hegger Short Plat, PREIS-000679 Page4of7 October 8, 2015 c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; and d. The shared driveway would not adversely affect future circulation to neighboring properties; and e. The shared driveway is no more than two hundred feet (200') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. The applicant has identified a 16-foat wide shared driveway across the first 189 feet af the site, right on the north property line. Fire department apparatus access roadways are required to be a minimum of 20-jeet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Per RMC 4-6-060H.2 on approved turnaround is required for dead end streets 150 feet or longer. A required turnaround was not identified in the submitted layout. An application for a variance to provide fire sprinklers in home on Lot 1 in lieu of a turnaround will be considered by the Renton Fire Department. Otherwise, the lots would need to be reconfigured to meet the minimum lot sizes and dimensions given the requirement for a turnaround. As a result of the site's topography (regulated slopes identified by COR Maps between 15 to 40 percent) along the north property line, a retaining wall may be required to support the shared driveway. Staff is recommending a minimum 4-foot wide landscaping strip between the shared driveway and north property line. This additional area may be needed for construction to allow the road to be built without impacting the single family properties to the north. Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet. Such landscaping shall include a mixture of trees, shrubs, and groundcover as approved by the Department of Community and Economic Development. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when present. Street tree spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator of the Department of Community and Economic Development or designee. Broad leaf trees planted in residential zones must be a minimum of one and one-half inches (1.5") in diameter (dbh). Conifer trees at the time of planting must be fully branched and a minimum of six feet (6') in height. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000679 Hegger Short Plat, PRElS-000679 Page 5 of 7 October 8, 2015 review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. The plan shall include, but is not limited to, the minimum 10-foot on-site landscaping strip and trees within the planting strip of each lot or within the front yard. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A fence taller than 6 feet shall require a building permit or an explicit exemption from the Building Official. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the.fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Significant Tree Retention: An aerial image of the site identifies mature trees on the site. If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Please refer to landscape regulations RMC 4-4-130 for further general and specific tree retention and land clearing requirements. In addition to retaining 30 percent of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000679 Hegger Short Plat, PRE!S-000679 Page 6 of 7 October 8, 2015 If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan prepared by an arborlst or landscape architect would be reviewed at the time of the Short Plat application. Critical Areas: COR Maps identifies regulated slopes, moderate landslide hazards and a Wellhead Protection Area Zone (Zone 2) on the site. Slopes of approximately 25 to 40 percent are identified near the southwest corner of the site. The overall purpose of the protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. All proposals for new facilities within any zone of an aquifer protection area must be reviewed for compliance with this RMC 4-3-050 prior to issuance of any development permits for uses in which hazardous materials are stored, handled, treated, used or produced or which increase the quantity of hazardous materials stored, handled, treated, used, or produced. All fill material regarding quality of fill and fill material source statement requirements, within aquifer protection areas, are required per RMC 4-3- 050H.8. A geotechnical analysis for the site may be required to be provided by a qualified professional. If the study is required, it must demonstrate that the proposal would not increase the threat of the geological hazard to adjacent properties beyond the predevelopment conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study would assess soil conditions and detail construction measures to assure building stability. Cri.tical Areas Regulations can be found under RMC 4-3-050. It is the applicant's responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site. If so, the proposal would need to be revised accordingly. ·°1Environmental Review: Except when located in sensitive areas or lands covered by water, short plats of 9 or fewer residential lots are categorically exempt from Environmental (SEPA) Review. If the project remains under these thresholds, a SEPA checklist would not be required for the proposed short plat. Permit Requirements: The proposal would require approval of an administrative short plat. The administrative short plat request would be reviewed within an estimated time frame of six to eight weeks. The 2015 fee for a short plat application is $2,000.00 plus a 3% technology surcharge fee. Detailed information regarding the land use application submittal items have been provided in the attached handouts or are also available online. The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000679 Hegger Short Plat, PRE!S-000679 Page 7 of 7 October 8, 2015 permit application and payable prior to building permit issuance. The fees for 2015/2016 are as follows and fees will be changing on January 1, 2016: • A Transportation Impact Fee based on $2,214.44/$2,951.17 per each ~ single family residence; • A Parks Impact Fee based on $1,441.29/$1,887.94 per each~ single family residence; • A Fire Impact fee of $495.10/$495.10 per each~ single family residence; and • Renton School District Impact Fee is $5,541.00/$5,541.00 per each ~ single family residence. A handout listing Renton's development-related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Clark H. Close, Senior Planner at 425-430-7289 for an appointment. Expiration: Upon approval, the short plat is valid for two years with a possible one year extension (RMC 4-7-070M}. H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000679 - '' ,1-:, N't'1d 3119 oom:-oec1'Cc 1:1::iuy,:1 xvi AJ.1:13d0~d tll'9~11 • J_ 3N 3"'>' N33Clt08Y --T----------~----- , -I / > --L-..c=,--~-~i!l'--H-----:T, -I , 1::----------------.----!l!!i : 1 I ! ((i !!/ 1 sri / 1 1 ' I ! /! !!: i I j /I I , . 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J 9 :2 N 79-.21 -Zii w 152.31 {SP.) .1#4&S\ J~.mr; 1441 ., "' -, ' ""' ., "'' "' ?,90 ?, ?, .It ~ ' 2:i2~3 l~HO Uf,;l y,S~G 3'.'-l)'d" 1~•s 0~ 0 ~ N: .:; _9:) -l , :;;IC< ~ 12615 SF 14SO ·•fi ~~ at Q 25230 SF r-1 1485 " N ,. ~ 1,.n i'-" <"\,'-l \\1~1- V ~01-- rl ~ I''~ b i•, ~ . ..' ~ -.,. -· '"'"·· ~ ~.[I.· .;,,,.,.:':.;,...- 128 0 64 128 WGS_ 1984 _ Web_Mercator _ AUXIiiary _ Sphere Feet City of Renton Maps Information Technology· GI$ RentonMapSupport@Rentonwa.gov 09123/2016 - This map Is a user generated static oulput fiom an Internet mapping site and Is for reference only. Data layers that appear on this map may or may not be accurate, currant, or othefWise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION Legend City and County Boundary o,,,, ;·; CityofRenlDn .. , Addresses Parcels Zoning W RC-Resource Conservation R1-Residcntial t du/ac R4-Residential 4 du/ac Ra-Residential -6 DU/AC RB-Residential 8 du/ac R10-Rmidential 10 du/ac R14-Residential 14 du/ac ... RMF-Residentlal Multi-Family • RMH-Residentia! ManlJfacturec! Homes CN-Comrneircial Naighbalhood llil CV-Genter Village • CA-Commercial Arterial • uc-uroan Cenler • CD-Center Downtown COR-Commard.:11 Office/Reslclenbal ;... CO-Commercial Office IL-Industrial -Ligllt IM-lndusbial -Medium ~· • IH-lnduslrial -Heavy Overlay Districts Aul(IMallA Auto Mall B CJ Employment Arcia Valley a City Center Sign Regulation Area 12] Urban Oeaign Di5lrii.t A Q Urban Design Di!Strici: B Notes Hegger Short Plat -2525 Aberdeen Ave NE 0 City of R-errton ® Finance & IT Division Finley Short Plat PROJECT NARRATIVE • Project name, size and location of site: The Finley Short Plat is located on the west side of Aberdeen Avenue NE, At 2525 Aberdeen Avenue NE, Renton, WA 98056; Tax Parcel 334390-2000 and 334390-2021. The total area of the site is 26,056 sq. ft. (0.598-Acres). This project site is being developed as a Short Plat and under review for a Boundary Line Adjustment. Both development applications are running concurrently. • Land use permits required for proposed project: Short Plat approval and Boundary Line Adjustment • Zoning description of the site and adjacent properties: The current zoning of the property is R-8. The adjacent property is zoned R-8. Property to the north, east and south is single family residential (R-8). • Current use of the site and any existing improvements: The site is occupied by one single-family residence, sheds, outbuildings, many small non-retaining walls, one concrete slab wall (to be removed) and some rockeries near the house. • Special site features (i.e., wetlands, water bodies, steep slopes): 95% is 10 to 15 percent slopes and 5% 20 to 30 percent slopes (NW corner) with minimal erosion hazard. • Statement addressing soil type and drainage conditions: According to the Online Web Soil Survey (from the USDA); the soils are Indianola loamy sand soils. Verified by test pits by our Geotechnical Engineering Report • Proposed use of the property and scope of the proposed development: Proposed 4-lot single-family residential development of one existing tax parcel. Running concurrently is a Boundary Line Adjustment using the two parcels • For plats indicate the proposed number, net density, and range of sizes of the new lots: • Access: Four lots, with lot sizes of approximately 6,329 sq ft, 5,000 sq ft, 4,510 sq ft, and 5,463 sq ft with a density of 8.81 units per acre. Lots 1, 2 and 3 will all be accessed from Aberdeen Ave NE by an ingress- egress and utility easement across the newly separated lot on the East (Via the BLAJ. Lot 4 will be accessed from Aberdeen Ave NE by an existing driveway. • Proposed off-site improvements (i.e., installation of sidewalks, fire hydrants, sewer main, etc.): Curb, gutter, sidewalk and landscaping along the property frontage. A sewer, water main and new fire hydrant will need to be extended into the property • Total estimated construction cost and estimated fair market value of the proposed project: TBD • Estimated quantities and type of materials involved if any fill or excavation is proposed: Major grading will be required to construct onsite driveway access and improvements to the lot to create level foundation elevations. Estimated to be about 400 cu-yds. • Number, type and size of any trees to be removed: There are 49 viable, healthy significant trees on this property. An additional 5 trees are dead and require removal. Of the total 54 trees, a total of 37 will be removed (42 including the dead trees) and 12 will be retained. Thirty percent of the trees are required to be retained = 10.9 trees (11 trees -rounded up to whole number). 12 trees will be retained. There is one neighboring tree just North of the property line in healthy viable condition (#-201) that is recommended to remain. See Arborist Report attached to the TIR in Appendix B. • Explanation of any land to be dedicated to the City: N/A • Any proposed job shacks, sales trailers, and/or model homes: Yes, we expect a contractor's job shack, porta-potti and spill control equipment. No sales trailers or model homes. • Any proposed modifications being requested: None. • Distance in feet from the wetland or stream to the nearest area of work: 1380-feet ± ! I • ' . (' ~3001'l6s I 33j,3~of 33"39( DETAIL MAP -+-1--~- .,_,,.,w11U4 I I I J I . I ! 1343902224 , .~A~Ofl??.41 1 i T ' NEIGHBORHOOD Jj:.:S!JU14U~ ~ I --~,rt-":'_~" + . 3~3903,.1 IVE ~ 7tl _ ---1-_ .... : 1 St ---- , i ; 33i43901 ----1 __ =-i~~~~-I_J_ I I . . . __ _j __ __J I r----_ ----L -------,-_ __ 3343903045 ./ ,------·----------L . f",...Jl:1\JLLL~ I ' T -----I ---~ I 1 -----r------_____ NE 27th 5 ------__j 1 r-·-t 3343902910 I ~34390219/i I j ---r--1-;----1 3~3901 3343900779 i --1 --------,__ ~,JE 21th St i34390144~ , --I ------·-1 1 . -w. ---- -13439011 43901Mb r900821 !3fl43- I T / ~343902162 / 1 1 ::i> I / / ; / 1 3fo4390216.:3 I . -I' I/ L ,,, o~o I I ·. 934760TRCT I J' 3343902124 ~ 13343902061 . -\ ', -'---j r-I 7~0 *7600050 ~ j p4390200J I I I I I I I I -1 I _, I 3343902122 1· 3343902121 I ~ / l rt) I I z f""I ----. m 21if.:h Pl I i -T~i---·. i43902 68 343902~ 3~39020~0 . . . I . 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PJ ·. l ;; 1 I , 3<l3902~16 I : ~ 1 1 f02620006 1 . 3 39020d5 i ::_ .13210016 ! 1 , G.132100080 ~ q. : ' ...i '1' ' C--34390228 Z : l 2 . i \ } • J f 02620005i 3343902008 / J ; $13210004 81~21001~0 : ;,.. ; i ~ ,___~--"-JS 32100~-i'----~ '34390228i i $02620004~ 39020 1 ! ~ 1 I / // --1 __, ~ ~ : C . ! .D $13210003 / ./ . """---1 j ~ i :"'E ~ h f-1 «: I : <~t{21001ot 3132100 10 i fo2620003 3 39020 8 I I : I -j I I I I i I I : I I 81r2100110 8~321001~0 343902281 ~026200021 33f3902~03 I . I 1 ______ ._..:_ ,:..,..,..~,.. ... ~ I j I Kermydale Uorn Pan 3343901481 ,,..,,,, ,,_. ·:--l' ..J I $66908004, f--~----, I 66692500 ,J 66908015~ z $66908003~ i ~ I 11.J I , I > I > I I~ I: ~ $66908002 ----~ ; I ' ,... I E 34390128~ i ~669osoo1 I J I 666 gq~TR-1 5540003b ! ; 666J1:~:1~ NAVlE< I ' ' 66692500, I 66692500 Finley Short Plat Construction Mitigation Description The proposed construction start date will be approximately in the Spring of 2017 and completion will be in about two months. Hours of operation will be 7:00 AM to 4:00 PM Monday through Friday. The proposed haul route is North on Aberdeen Avenue NE then West on NE 27•h St to lnterstate-405. Water trucks, street sweepers and any other requirements deemed necessary would be implemented for any impacts that may occur. There will be no anticipated weekend, late night or any other specialty hours proposed for construction or hauling at this time. Flag persons will be employed and signs will be installed for traffic control when necessary. , April 25, 2016 Mr. Clark Close Senior Planner City of Renton 1055 S Grady Way Renton, WA 98057 Subject: Modification to Standards Proposed 4-Lot Short Plat 2525 Aberdeen Avenue NE Tax parcel No.: 3343902000 Dear Mr. Close: Please consider this letter a request to modify our project access at 2525 Aberdeen Avenue NE to minimize the interior roadway and tract width. This request is consistent with the Renton Municipal Code, Title IV, Development Standards, Section 04-06-060.J-2 Minimum Standards. The proposed shared driveway Tract A is located off Aberdeen Avenue NE and is about 193-feet long and 25-feet wide. This modification is based upon sound engineering judgement, safety, environmental considerations, function, appearance and maintainability of the roadway. This request is also consistent with the general public's interest and the City of Renton's own densification policies. We propose that in the shared driveway Tract A: I. The original pre-application meeting notes from October 81\ 2015 specified that the requirement for a hammer-head turn around would be considered, if a variance was submitted by the applicant. We are requesting that this project is approved without a hammer-head tum around and: 2. We will provide the minimum necessary, per Code, for the Fire Department access in the pre-application notes. We are proposing to install fire sprinklers in Lot 1 of the short plat. 3. Further, we are proposing to install fire sprinklers on Lots 2 and 3. 4. In addition, and because of the above, we are requesting that the roadway is minimized to 16-feet in width and the Tract reduced to 20-feet in width. The roadway width at the intersection of Tract A and Aberdeen Avenue will remain at 20-feet width for the entirely of Lot 4 length. At the property line of Lot 3 and Lot 4, we request the actual Tract be reduced to 20-feet (with the 16-foot roadway in that portion). 5. We also request that the paved surface of the roadway within the Tract is paved using a Low Impact Development device. We propose that pervious concrete will be installed in the roadway utilizing storm drainage storage under the road in lieu of any other device. Western W asbington Division 165 NE Juniper St., Ste 201, Issaquah, WA 98027 Phone: (425) 392-0250 Fax: (425) 391-3055 www.EncompassES.net Eastern Washington Division 407 Swiftwater Blvd, Cle Elum, WA 98922 Phone: (509) 674-7433 Fax: (509) 674-7419 , This pervious paving will have about 6-inches ofpervious concrete and 12-inches of crushed rock as a base. Within the eleven percent sloped roadway are internal check dams located every 12-feet horizontally, so runoff doesn't flow to the lower portion of the road. It will remain under the road, as storage, until it is infiltrated into the sub-grade. The proposed modifications to this short plat will allow the density of the neighborhood to increase, it will provide many workers jobs and overall will increase the tax base of Renton. We are proposing these modifications for the public enhancement of the neighborhood using sound engineering judgement to maintain the safety, function, appearance and maintenance ease for the City. If you have any questions or require additional information regarding this request, please call or email me at bconstant@encompasses.net (425-392-0250) Sincerely, l\o~~ass Engineering & Surveying, Inc. _:,,. >CY.... I \ B~. onstant, P.E. Senior Engineer Jobs/ 15 / 15615-2 /Correspondence/ Letters/ modification request BRC-1.docx / · rr SHORT PLAT LOT CLOSURES Mapcheck 1: LOT 1 Closure Summary Precision, 1 part in: Error distance: Error direction: Area: Square area: Perimeter: Point of Beginning Easting: Northing: Side 1: Line Direction: Angle: Deflection angle: Distance: Easting: Northing: Side 2: Line Direction: Angle: Deflection angle: Distance: Easting: Northing: Side 3: Line Direction: Angle: Deflection angle: Distance: Easting: Northing: Side 4: Line Direction: Angle: Deflection angle: Distance: Easting: Northing: Mapcheck 2: LOT 2 Closure Summary 59722.44' 0.01' S79°33'23"E 6329 Sq. Ft. 6328.50 331.01' 1304625 .1982' 190804.2649' S88°58'27"E [-088°58'27"] (091°01'33"] 59 .96' 1304685 .1486' 190803.1914' s0°30·01"w (-090°31 '32"] (089°28'28"] 105.11' 1304684.2309' 190698.0854' N89°47'14"W (-090°17'15"] [089°42'45"] 59.98' 1304624. 2513' 190698.3081' N0°30'54"E [-089°41'52"] (090°18'08"] 105.96' 1304625. 2037. 190804.2639' Precision, 1 part in: 30128.68' Error distance: 0.01' Error direction: Area: Square area: Perimeter: Point of Beginning Easting: Northing: Side 1: Line Direction: Angle: N10°47'10"W 5000 Sq. Ft. 4999.90 284.86' 1304684. 9298' 190778 .1913' S88°58'27"E [-088°58'27"] Page 1 ,' SHORT PLAT LOT CLOSURES Deflection angle: [091°01'33"] Distance: 62.77' Easting: 1304747.6897' Northing: 190777.0676' Side 2: Line Direction: s0°30·01"w Angle: [-090°31'32"] Deflection angle: [089°28'28"] Distance: 79.21' Easting: 1304746.9981' Northing: 190697.8606' Side 3: Line Direction: N89°47'14"W Angle: [-090°17'15"] Deflection angle: [089°42'45"] Distance: 62. 77' Easting: 1304684.2285' Northing: 190698.0937' Side 4: Line Direction: N0°30'01"E Angle: [-089°42'45"] Deflection angle: [090°17'15"] Distance: 80.11' Easting: 1304684. 9280' Northing: 190778.2006' Mapcheck 3: LOT 3 Closure Summary Precision, 1 part in: 100605. 27' Error distance: 0.00' Error direction: 539°05'54"W Area: 4510 Sq. Ft. Square area: 4510.01 Perimeter: 272.07' Point of Beginning Easting: 1304747.6924' Northing: 190777.0675' Side 1: Line Direction: 588°58'27"E Angle: [-088°58'27"] Deflection angle: [091°01'33"] Distance: 57.23' Easting: 1304804. 913 2 ' Northing: 190776.0429' Side 2: Line Direction: S0°30'01"W Angle: [ -090°31' 32"] Deflection angle: [089°28'28"] Distance: 78.40' Easting: 1304804.2286' Northing: 190697.6459' Side 3: Line Direction: N89°47'14"W Angle: [-090°17'15"] Page 2 Deflection angle: Distance: Easting: Northing: Side 4: Line Direction: Angle: Deflection angle: Distance: Easting: Northing: Mapcheck 4: LOT 4 Closure summary Precision, 1 part in: Error distance: Error direction: Area: Square area: Perimeter: Point of Beginning Easting: Northing: Side 1: Line Direction: Angle: Deflection angle: Distance: Easting: Northing: Side 2: Line Direction: Angle: Deflection angle: Distance: Easting: Northing: Side 3: Line Direction: Angle: Deflection angle: Distance: Easting: Northing: Side 4: Line Direction: Angle: Deflection angle: Distance: Easting: Northing: Mapcheck 5: TRACT A Closure summary SHORT PLAT LOT CLOSURES [089°42'45"] 57.23' 1304746.9990' 190697.8585' N0°30'01"E [-089°42'45"] [090°17'15"] 79.21' 1304747 .6907' 190777.0654' 57641.58' 0.01' s4°15·50"E 5463 Sq. Ft. 5463.10 296.06' 1304804. 9156' 190776.0429' S88°58'27"E [-088°58'27"] [091 °01 · 33"] 70.13' 1304875.0344' 190774.7874' s0°30·21"w [-090°31'12"] [089°28'48"] 77.41' 1304874.3510' 190697.3804' N89°47'14"W [-090°17'35"] [089°42'25"] 70.12' 1304804.2314' 190697.6408' N0°30'01"E [ -089°42 '45"] [090°17'15"] 78.40' 1304804. 9160' 190776.0378' Page 3 ----------------- SHORT PLAT LOT CLOSURES Precision, 1 part in: 177503.25' Error distance: 0.00' Error direction: N89°29'49"W Area: 4753 Sq. Ft. Square area: 4753.33 Perimeter: 430.28' Point of Beginning Easting: 1304685.1481' Northing: 190803.1914' Side 1: Line Direction: 588°58'27"E Angle: [-088°58'27"] Deflection angle: [091°01'33"] Distance: 190.14' Easting: 1304875. 2576 ' Northing: 190799.7873' Side 2: Line Direction: s0°30·21·w Angle: [-090°31'12"] Deflection angle: [089°28'48"] Distance: 25.00' Easting: 1304875.0369' Northing: 190774.7883' Side 3: Line Direction: N88°58' 27"W Angle: [-089°28'48"] Deflection angle: [090°31'12"] Distance: 190.14' Easting: 1304684.9274' Northing: 190778.1924' Side 4: Line Direction: N0°30'01"E Angle: [-090°31 '32"] Deflection angle: [089°28'28"] Distance: 25.00' Easting: 1304685.1457' Northing: 190803 .1915' Page 4 DENSITY WORKSHEET City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 1 . Gross area of property: 1. 26.056 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets- Private access easements•• Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: -----=O.___ square feet _4-'-'-'-7-=-5-=-3'--. _ square feet -~O~-square feet 2. __ 4~7~5~3~_ square feet 3. 21,303 __ square feet 4. 0.4890 acres 5. 4 units/lots ---~-- 6. Divide line 5 by line 4 for net density: 6. _8~.1~8 __ = 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. Z:\Jobs (J)\15\15615-2 Bill Hegger-BLA-SP\IX)CS\Prdiminary Short Plat\Finley density work.sheetdoc • I • 03/08 April 21, 2016 City of Renton 1055 S. Grady Way Renton, WA 98057 Subject: Understanding of Geological Risk To Wbom It May Concern: As the owner of two parcels in Renton, number 334390-2000 and 334390-2021, I understand the geological risk of what we intend to do on this property (a 4-lot short plat). I am having my agent, Mr. Barry R. Constant, P.E. a licensed Professional Engineer in Washington State, sign this document for me in my absence. Sincerely, J=;.a.. ... William Hegger Western Washington Division 165 NE Juniper St., Ste 201, Issaquah, WA 98027 Phone: (425) 392-0250 Fax: (425) 391-3055 www.EncompassES.net Eastern Washington Division 407 Swiftwater Blvd, Cle Elum, WA 98922 Phone: (509) 674-7433 Fax: (509) 674-7419 . Geotechnical Engineenns Geology Environmental Scientists _ Construction Monitoring EOTECHNICAL ENGINEERING STUD¥: PROPOSED SHORT PLAT 2525 ABERDEEN AVENUE NORTHEAS RENTON, WASHINGTON ES-4338 I PREPARED FOR MR. WILLIAM HEGGER MARCH 7, 2016 ~[tl\r"=> ~ T. Wright, E.I.T Project Engineer Raymond A. Coglas, P.E. Principal GEOTECHNICAL ENGINEERING STUDY PROPOSED SHORT PLAT 2525 ABERDEEN AVENUE NORTHEAST RENTON, WASHINGTON ES-4338 Earth Solutions NW, LLC 1805 -1361h Place Northeast, Suite 201 Bellevue, Washington 98005 Phone: 425-449-4704 Fax: 425-449-4711 Toll Free: 866-336-8710 Important lnlormation About Your Geotechnical Engineering Report Gaat8clllllcal Servicu Ari ParlDIWd for Specllc Purpasas, P•nns, and Pl'O)ects Geotechnical engineers structure their services to meet the specific needs of their clients. A geotechnical engineering study conducted for a civil engi- neer may not fulfill the needs of a construction contractor or even another civil engineer. Because each geotechnical engineering study is unique, each geotechnical engineering report is unique, prepared solely for the client. No one except you should rely on your geotechnical engineering report without first conferring with the geotechnical engineer who prepared n. And no one -not even you-should apply the report for any purpose or proiect except the one originally contemplated. Ralll lhe FIii Report Serious problems have occurred because those relying on a geotechnical engineering report did not read it all. Do not rely on an executive summary. Do not read selected elements only. A Geotecbnical El--N ~ Is Based on Au'*"' set or P'*1 •~ Factors Geolechnical engineers consider a number of unique, project-specific fac- tors when establishing the scope of a study. Typieal factors include: the client's goals, objectives, and risk management preferences; the general nature of the structure involved, its size. and configuration; the location of the structure on the site; and other planned or existing site improvements, such as access roads, parking lots, and underground utilities. Unless the geolechnical engineer who conducted the study specifically indicates om- erwise, do not rely on a geolechnical engineering report that was: • not prepared for you, • not prepared for your projecL • not prepared for me specific site explored, or • completed before important project changes were made. Typical changes that can erode the reliability of an existing geotechnical engineering report include those that affect: • the function of the proposed structure, as whoo it's changed from a parking garage to an office building, or from a light industrial plant lo a refrigerated warehouse, • elevation, configuration, location, orientation, or weight of the proposed structure, • composition of the design learn, or • project ownership. As a general rule, always inform your geotechnical engineer of projoct changl!S--1lven minor ones-and request an assessment of their impact. Geofechnica/ engineers cannot accept ~nsibi/ity or l1ability for problems that occur because their reports do not consider developments of which they were not informed. Subsurface C8mllions can Cltaaga A geotechnical engineering report is based oo conditions that existed at the time the study was pertormed. Do not rely an a gerJlechnical engineer- ing repoltwhose adequacy may have been alfected by: the passage of time; by man-made events, such as construction on or adjacent to the site; or by natural events, such as floods, earthquakes, or groundwarer fluctua- tions. Always contact the geotechnical engineer before applying the report lo determine ~ it is still reliable. A minor amount of additional testing or analysis could prevent major problems. Most Geatact.1liell Ridings Ari Proflllional --Site exploration identifies subsurface conditions only at those points where subsurface tests are conducted or samples are taken. Geotechnieal engi- neers review field and laboratof)' data and then apply their professional iudgment lo render an opinion about subsurface conditions throughout the site. Actual subsurface conditions may differ-sometimes significanl1y- from those indicated in your report. Retaining the geotechnical engineer who developed your report to provide construction obseivation is the most effective method of managing the risks associated wim unanticipated conditions. A Raporrs Recommamlatiuls Ara Notfillal Do not overrely on the construction recommendations included in your report. Those recommendations am not final, ba:ause geolechnical engi- neers develop them principally from judgment and opinion. Geolechnical engineers can finalize their recommendations only by observing actual subsurface conditions revealed during construction. The geotechnical engineer who developed your report cannot assume responsibility or liability for the report's recommendations if that engineer does not perform construction observaa'on. A Gaotachnical Entineerinll Report Is Subject to Mlsllltll'pretaUon Other design team members' misinterpretation of geotechnical engineering reports has resulted in costly problems. Lower that risk by having your geo- technical engineer confer with appropriate members of the design team after submitting lhe report. Also relain your geotechnical engineer lo review perti- nent elements of lhe design team's plans and specifications. Contractors can also misinterpret a geotechnical engineering report. Reduce lhat risk by having your geotechnical engineer participate in prebid and preconstruction conferences, and by providing constructton observation. Do Not Redraw tile Elflinaer's Logs Geotechnical engineers prepare final boring and testing logs based upon their interpretation of field logs and laboratory data. To prevent errors or omissions, the logs included in a geotechnical engineering report should never be redrawn for inclusion in architectural or other design drawings. Only photographic or electronic reproduction is acceptable, but recognize that separating logs from the report can elevate risk. Give Contractors a Complete RelllJPt and Guidance Some owners and design professionals mistakenly believe they can make contractors liable for unanticipated subsurface conditions by limiting what they provide for bid preparation. To help prevent costly problems, give con- tractors the complete geotechnical engineering report. but preface it with a clearly written letter of transmittal. In that letter, advise contractors that the report was not prepared for purposes of bid development and that lhe report's accuracy is limited; encourage lhem to confer with the geotechnical engineer who prepared lhe report (a modest lee may be required) and/or to conduct additional study to obtain the specific lypes of infonnalion they need or prefer. A prebid conference can also be valuable. Be sure contrac- tors have sufficient Ume to perform additional study. Only then might you be in a position to give contractors the best information available to you, while requiring them to at least share some of the financial responsibilities stemming from unanticipated conditions. Read Responsllllty Provisions Closely Some clients, design professionals, and contractors do not ri:cognize that geotechnical engineering is far less exact than other engineering disci- plines. This lack of understanding has created unrealistic expectations that have led to disappointments, claims, and disputes. To help reduce the risk of such oulcomes, geotechnicaf engineers commonly include a variely of explanatory provisions in their reports. Somelimes labeled 'limitations' many of these provisions indicate where geotechnical engineers' responsi- bilities begin and end. to help others recognize lheir own responsibilities and risks. Read these provisions closely Ask questions. Your geolechnical engineer should respond fully and frankly. Geoenvil'onnmtal ColClll'IIS Are Not Covered The equipment, techniques, and personnel used to perform a geoenviron- mental study differ significantly from those used to perform a geotechnical study. For that reason, a geotechnical engineering report does nol usually relate any geoenvironrrental findings, conclusions, or recommendations; e.g., about the likelihood of encountering underground storage tanks or regulated contaminants. Unanticipated environmental problems have led to numerous project failures. If you have not yet obtained your own geoen- vironmental information, ask your geotechnical consultant for risk man- agement guidance. Do not rely on an environmental report prepared for someone else. Obtain Pl'ofasslonal Assistance To Deal wltll Mold Diverse strategies can be applied during building design, construction, operation, and maintenance to prevent significant amounts of mold lrom growing on indoor surfaces. To be effective, all such strategies should be devised for the express purpose of mold prevention, integrated into a com- prehensive plan, and executed with diligent oversight by a professional mold prevention consultant. Because just a small amount of water or moisture can lead to lhe development of severe mold infestations, a num- ber at mold prevention strategies focus on keeping building surtaces dry. While groundwater, water infiltration, and similar issues may have been addressed as part of the geotechnical engineering study wliose findings are conveyed irt-this report, the geotechnical engineer in charge ot this project is not a mold prevention consultant none of the services per· formed in connection with the geatsc/,nical engineer's study were designed or condut:ted tor the flU/'f/OS6 of mold pmvs11- lion_ Proper implemelllatian of the recommendations conveyed in this mport will not of itself be sufficient to prevent mold from growing in or an the structure invalved. ASFE TIie last PHIIII Ill UUII 8811 Colesville Road/Suite G106, Silver Spring, MD 20910 Telephone: 301/565-2733 Facsimile: 301/589-2017 e-mail: info@asfe org www.asfe.org Copyright 2004 tJy ASFE, Inc. Dupltcatirm, reproauction, or copying of tlus document, in 111ho/s or in part, by any means whatso,mr, is strictly prohibited, except with ASFE's specific written permission. Excerpting, quoting, or otflenvise extracting wordirrg fram this document is p61'mitted M1y with the express written permission of ASFE, and only tor purposes of sclro/arfy rasearch or /Jook mview. Only ITl8IT1bers of ASFE may uSB this document ilS il comp/emfl()t to or as an element of a geotschflical i1f1{Jinllenflg report. Any othr,r firm. indlvitluaf. or other 1HJtjty that so fJS(IS this document without l:Jeirrg :1n ASFE mtJmber could be committing negligent or intentional (fraurl11/enr) misrepressntatj(}{I. IIGEA06045.0M March 7, 2016 ES-4338 Mr. William Hegger 13110 Northeast 177th Place, #203 Woodinville, Washington Dear Mr. Hegger, Earth Solutions NW LLC • Ceotechnical Engineering • Construction Monitoring • Environmental Sciences Earth Solutions NW, LLC (ESNW) is pleased to present this report titled "Geotechnical Engineering Study, Proposed Short Plat, 2525 Aberdeen Avenue Northeast, Renton, Washington". In our opinion, development and construction of the proposed short plat residential development is feasible from a geotechnical standpoint. Following site preparation and grading activities, the proposed building structures can be supported on conventional spread and continuous footings bearing on recompacted native soil or new structural fill. We recommend uniformly compacting exposed building slab and footing subgrade areas prior to fom1ing and pouring concrete to create a uniform support condition. Based on our understanding of the proposed development, competent native soils suitable for support of foundation should be encountered at depths of between approximately two to three feet below existing grades. Recommendations for site preparation and related earthwork activity, structural fill placement, foundation and retaining wall design, subsurface drainage, and other pertinent geotechnical recommendations are provided in this study. We appreciate the opportunity to be of service to you on this project. If you have any questions regarding the content of this geotechnical engineering study, please call. Sincerely, EARTH SOLUTIONS NW, LLC ~~ Henry T. Wright, E.I.T. Project Engineer 1805 -136th Place N.E., Suite 20·1 • Bellevue. w,; 98005 • (425) 449-4704 • FAX (4251449-471'1 Table of Contents ES-4338 PAGE INTRODUCTION............................. . . . . . . . . . . . . . . . . . . . . . . . . .. . .. . . . . . . . . . . 1 General....................................................................... 1 Project Description. . . . . . . . . .. . . . . . . . . . .. . . . . . .. . .. . .. . . . . . . . . . .. . . . . . . . . 2 SITE CONDITIONS................................................................. 2 Surface....................................................................... 2 Subsurface ................................................................ 2 Topsoil.............................................................. 3 Native Soils... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . .. 3 Geologic Setting................................................. 3 Groundwater.............. . . . . . . . . . . .. . . . . .. .. . .. . . . . . . . . . . . . . . . . . . . . . . . . .. 3 INFILTRATION EVALUATION................................................... 3 Infiltration Recommendations... . .. . .. . . . .. . .. . . . . . . . . . . ... . . . . . .. . . 4 GEOLOGICALLY HAZARDOUS AREAS.................................... 4 Steep Slope Designation............................................... 4 Landslide Hazard Designation............ . . . . . . . . . . . . . .. . . . ... . . . . . . 5 Erosion Hazard Designation.......................................... 5 Seismic Hazard Designation................................................. 5 Buffer and Building Setback... . .. .. . . .. .. .. . . . . . . . . . . . . . . . . . . .. . . . . . . 5 DISCUSSION AND RECOMMENDATIONS.................................. 5 General........................................................................ 5 Site Preparation and General Earthwork........................... 6 Temporary Erosion Control................................... 6 In-situ Soils......................................................... 6 Imported Soils..................................................... 6 Rockeries and Modular Block Walls....................... 7 Subgrade Preparation.......................................... 7 Structural Fill....................................................... 7 Foundations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Seismic Design... . . . . .. . . . . . . . . . .. . . .. . . . . .. . . . . . . . . . . . . . . . . .. . . . .. .. . . . . . . 8 Slab-On-Grade Floors..................................................... 8 Retaining Walls.............................................................. 8 Drainage...................................................................................... 9 Excavations and Slopes............ . . . . . .. . . . . . . . . . .. . . .. . . . . . . .. . . . . . .. 10 Pavement Sections........................................................ 1 O Utility Support and Trench Backfill................................... 11 Earth Solutions NW, LLC Table of Contents Continued ES-4338 PAGE LIMITATIONS . . . . . . . . . . . . . . . . . . . .. . . . . . • . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Additional Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 GRAPHICS Plate 1 Plate 2 Plate 3 Plate 4 APPENDICES Appendix A Appendix B Vicinity Map Test Pit Location Plan Retaining Wall Drainage Detail Footing Drain Detail Subsurface Exploration Test Pit Logs Laboratory Test Results Grain Size Distribution Earth Solutions NW, LLC GEOTECHNICAL ENGINEERING STUDY PROPOSED SHORT PLAT 2525 ABERDEEN AVENUE NORTHEAST RENTON, WASHINGTON ES-4338 INTRODUCTION General This geotechnical engineering study was prepared for the three new residential lots to be developed to the west of the existing house located at 2525 Aberdeen Avenue Northeast in Renton, Washington. The purpose of this study was to perform subsurface explorations across accessible portions of the site, conduct appropriate analyses, and prepare geotechnical recommendations for the proposed development. Our scope of services for completing this geotechnical engineering study addressed the following: • Preparing a site geologic description including soil and groundwater conditions that may impact site development; • Providing project-specific recommendations regarding site grading, drainage, structural fill requirements, erosion control, recommended pavement sections; • Providing soil bearing capacity, subgrade preparation, and other pertinent recommendations for foundation support; • Preparing an assessment of the suitability of the site soils for use as structural fill; • Preparing a critical area evaluation with respect to slope areas within and adjacent to the subject site; • Preparing an infiltration evaluation based on in-situ infiltration testing to provide infiltration design recommendations, and; • Providing additional geotechnical recommendations, as appropriate. The following documents and maps were reviewed as part of our report preparation: • Online Web Soil Survey (WSS) resource maintained by the United States Department of Agriculture (USDA), Natural Resources Conservation Service; • Geologic Map of King County, compiled by Derek B. Booth, Kathy A. Troost, & Aaron P. Wisher, dated March 2007; • Site Plan, prepared by Encompass Engineering & Surveying, dated January 18, 2016; and • 2009 King County Surface Water Design Manual (Renton). Mr. William Hegger March 7, 2016 Project Description ES-4338 Page2 We understand that the subject site will be developed with three new residential lots to be constructed to the west of the existing house, an access roadway, and associated improvements; we understand the existing house will remain. The proposed buildings will likely be constructed utilizing relatively lightly loaded wood framing supported on conventional foundations. Final building loads were not available at the time of this report. Based on our experience with similar projects, we anticipate perimeter footing loads on the order of 1 to 2 kips per lineal foot (kif) for each structural story. Slab-on-grade loading is anticipated to be on the order of 150 pounds per square foot (psf). Based on the existing topography, grading will likely consist of cuts of up to six to ten feet to complete construction of the buildings on lots 1 and 2. We anticipate rockeries and/or modular block retaining walls will be utilized to accommodate lot grading. We understand infiltration systems will be utilized to accommodate the site stormwater. The infiltration systems will likely consist of trenches or drywells within the lots and permeable pavement for the proposed access road. If the above design assumptions are incorrect or change, ESNW should be contacted to review the recommendations in this report. ESNW should review the final design to verify that our geotechnical recommendations have been incorporated. SITE CONDITIONS Surface The site is located at 2525 Aberdeen Avenue Northeast in Renton, Washington. The approximate location of the property is illustrated on plate 1 (Vicinity Map). The site consists of two residential tax parcels (King County parcel numbers 3343902000 and 3343902021) totaling approximately 0.60 acres of land area. The site is currently developed with a single-family residence and consists primarily of yard areas and lightly forested land. The majority of the site is relatively level with a rockery to the north of the site and landscape block walls throughout the site. There is a slope area of greater than 40 percent slope which is less than approximately 1 O feet in height to the west-northwest of the site. Subsurface An ESNW representative observed, logged, and sampled four test pits on February 11, 2016 excavated at accessible locations within the property using a mini-trackhoe and operator retained by our firm. The test pits were completed for purposes of assessing soil conditions, classifying site soils, and characterizing subsurface groundwater conditions within the proposed development area. In-situ infiltration testing was completed at two of the test pit locations. Eartt, Solutions N\IV, LLC Mr. William Hegger March 7, 2016 ES-4338 Page 3 The approximate locations of the test pits are depicted on Plate 2 (Test Pit Location Plan). Please refer to the test pit logs provided in Appendix A for a more detailed description of subsurface conditions. Topsoil Topsoil was observed in the upper approximately 4 to 12 inches of existing grades. Topsoil was characterized by dark brown color, the presence of fine organic material, and small root intrusions. Topsoil is not suitable for use as structural fill nor should it be mixed with material to be used as structural fill. Topsoil or otherwise unsuitable material can be used in landscape areas if desired. Native Soils Underlying topsoil, the native soils encountered at the test pit locations consisted primarily of medium dense poorly graded sand with gravel (Unified Soil Classification System SP) recessional outwash deposits extending to the maximum exploration depth of 11.5 feet below existing grades. USDA textural classification identified these soil types as slightly gravelly to extremely gravelly coarse sand. Native soils were encountered primarily in a moist condition. Geologic Setting The referenced geologic map resource indicates the site and surrounding areas are underlain by recessional outwash deposits (Qvr). Recessional outwash deposits generally consist of relatively "clean" sand and gravel deposits. The soil conditions observed were consistent with recessional outwash sand and gravel deposits. The referenced WSS resource identifies Indianola loamy sand surficial soils (map unit lnC) across the site and surrounding areas. Indianola loamy sand soils indicate sand deposits (USDA classification) at a depth beginning at approximately one and one-half to two feet below grade. The soil conditions encountered at the test pit locations were consistent with outwash Indianola soils. Groundwater Groundwater was not observed at the time of our fieldwork on February 11, 2016. We do not anticipate the project will be significantly impacted by groundwater, however, perched interflow may be enoountered in deeper site excavations. Groundwater seepage rates and elevations fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. In general, groundwater flow rates are higher during the wetter, winter months. INFILTRATION EVALUATION As part of our study, we performed an infiltration evaluation for the proposed infiltration facilities. We understand the storm drainage for the proposed project will be designed using the 2009 King County Surface Water Design Manual (KCSWDM). Eartt1 Solutions NW, LLC Mr. William Hegger March 7, 2016 ES-4338 Page4 We understand lot infiltration using infiltration trenches or drywalls and an infiltration system for the proposed access road will be utilized to accommodate stonmwater. Infiltration Recommendations The soil conditions encountered throughout the majority of the site consisted of slightly gravelly to extremely gravelly coarse sand (USDA classification). Per 2009 KCSWDM, In-situ infiltration testing was completed at test pit locations TP-1 and TP-2 at representative depths; a shallow modified PIT was completed at TP-1 to characterize infiltration capacity of upper weathered soils for the proposed penmeable pavement, EPA falling head Infiltration testing was completed at TP-2 to characterize the infiltration capacity of the underlying "clean" sand and gravel outwash. Based on the soil conditions observed and the results of the in-situ infiltration testing, we recommend the following parameters for design of the infiltration facilities: Infiltration Trench -Lots Infiltration Drywells -Lots Infiltration Rate -Lots Infiltration Rate -Permeable Pavement *Includes a total correction factor of greater than 10.0 20 ft. per 1,000 sq. ft. of Impervious 60 cu. ft per 1,000 sq. ft. of Impervious 20 in./hr.* 1.5 in./hr.** **Representative of upper weathered sand soil, includes a total correction factor of 8.0 We recommend implementing an overflow provision in the design of the proposed infiltration facilities; if an overflow provision is not incorporated in the design of the proposed infiltration facilities, we recommend reducing the above design parameters by a factor of 2. ESNW should observe the excavation of the infiltration facilities to confirm the anticipated soil conditions. GEOLOGICALLY HAZARDOUS AREAS As part of this geotechnical engineering study, Section 4-3-050 (CRITICAL AREAS REGULATIONS) of the Renton Municipal Code was reviewed with respect to geologically hazardous areas. Based on City of Renton online mapping, a sensitive slope area is mapped to the west-northwest of the subject site. Steep Slope Designation A sensitive slope designation is based on a 25 to 40 percent slope and a 40 percent or greater slope with an elevation change of less than 15 feet. The portion of the slope to the west- northwest of the site with a gradient of 40 percent or greater is across an elevation change of less than approximately 10 feet, and is therefore consistent with a sensitive slope designation. Earth Solutions MN, LLC Mr. William Hegger March 7, 2016 Landslide Hazard Designation ES-4338 Page5 Per Renton Municipal Code, a portion of the sensitive slope area located to the west-northwest of the subject classifies as a high landslide hazard based on a slope gradient of greater than 40 percent, however, the majority of the sensitive slope area classifies as a medium landslide hazard. In our opinion, the landslide potential of the sensitive slope area can be classified as very low based on the limited nature of the slope area and the relatively stable nature of the sand and gravel soils. Erosion Hazard Designation The Indianola series soils classify as having a low to moderate erosion potential. In this respect, the site soils present a low erosion hazard. In our opinion, the erosion potential of the site soils will be mitigated with typical construction BMPs. Seismic Hazard Designation The seismic hazard of the site soils classify as low seismic hazard based on a seismic design classification of D. Buffer and Building Setback Based on the above designations, per Section 4-3-050.G.2. of the Renton Municipal Code, the subject project is not subject to any critical area buffers or setbacks. In our opinion, the geologically hazardous potential for the subject site can be considered very low. DISCUSSION AND RECOMMENDATIONS General Based on the results of our study, construction of the proposed residential structures at the site is feasible from a geotechnical standpoint. The primary geotechnical considerations associated with the proposed development include foundation support, slab-on-grade subgrade support, and minimizing post-construction settlements. Based on the results of our study, the proposed building structures can be supported on conventional spread and continuous footings bearing on recompacted native soil or new structural fill. We recommend uniformly compacting building slab and footing subgrade areas prior to forming and pouring concrete to create a uniform support condition. Based on our understanding of the proposed development, competent native soils suitable for support of foundation should be encountered at depths of between approximately two to three feet below existing grades. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with a suitable structural fill material, will be necessary. Earth Solutions MN, LLC Mr. William Hegger March 7, 2016 ES-4338 Page6 This study has been prepared for the exclusive use of Mr. William Hegger, and his representatives. No warranty, expressed or implied, is made. This study has been prepared in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. Site Preparation and Earthwork Site preparation activities will include installing temporary erosion control measures, demolishing existing shed buildings, establishing grading limits, and performing site stripping and clearing. Temporary Erosion Control The referenced site plan indicates egress will be provided to the residential lots from Aberdeen Avenue Northeast. Prior to finish grading and paving, temporary construction entrances and drive lanes, consisting of at least 12 inches of quarry spalls, should be considered in order to minimize off-site soil tracking and to provide a stable access entrance surface. Geotextile fabric may also be required underlying the quarry spalls for greater stability of the temporary construction entrance. Erosion control measures should consist of silt fencing placed around down-gradient margins of the site. Soil stockpiles should be covered or otherwise protected to reduce soil erosion. Temporary approaches for controlling surface water runoff should be established prior to beginning earthwork activities. In-situ Soils From a geotechnical standpoint, native soils encountered at the test pit locations will generally be suitable for use as structural fill; however the native soils have a moisture sensitivity that can be characterized as moderate to high. Silty sand soils with fines contents greater than 5 percent typically degrade rapidly when exposed to periods of rainfall. Successful use of native soils as structural fill will largely be dictated by the moisture content at the time of placement and compaction. If the on-site soils cannot be successfully compacted, the use of an imported soil may be necessary. In our opinion, if grading activities take place during months of heavy rainfall activity, a contingency should be provided in the project budget for export of soil that cannot be successfully compacted as structural fill and import of granular structural fill. Imported Soils Imported soil intended for use as structural fill should consist of a well-graded granular soil with a moisture content that is at or slightly above the optimum level. During wet weather conditions, imported soil intended for use as structural fill should consist of a well-graded granular soil with a fines content of 5 percent or less defined as the percent passing the Number 200 sieve, based on the minus three-quarter inch fraction. Earth Solutions NW, UC Mr. William Hegger March 7, 2016 Rockeries and Modular Block Walls ES-4338 Page 7 We anticipate rockeries and/or modular block walls of up to six to eight feet in exposed height will likely be constructed to accommodate the proposed site grading. In our opinion, the use of rockeries or modular block walls at this site is feasible from a geotechnical standpoint. Rockeries or modular block walls over four feet in exposed height will require an engineered design. ESNW can provide engineered rockery and modular block wall designs, upon request. Subgrade Preparation Uniform compaction of the foundation and slab subgrade areas will establish a relatively consistent subgrade condition below the foundation and slab elements. ESNW should observe the compacted subgrade prior to placing formwork, particularly where existing structures have been removed. Structural Fill Structural fill is defined as compacted soil placed in foundation, slab-on-grade, and roadway areas. Fill placed to construct permanent slopes and throughout retaining wall and utility trench backfill areas is also considered structural fill. Soils placed in structural areas should be placed in loose lifts of 12 inches or less and compacted to a relative compaction of 90 percent, based on the laboratory maximum dry density as determined by the Modified Proctor Method (ASTM D1557). Soil placed in the upper 12 inches of slab-on-grade, utility trench, and pavement areas should be compacted to a relative compaction of at least 95 percent Additionally, more stringent compaction specifications may be required for utility trench backfill zones, depending on the responsible utility district or jurisdiction. Foundations In our opinion, the proposed building structures can be supported on conventional spread and continuous footings bearing on recompacted native soil or new structural fill. We recommend uniformly compacting building slab and footing subgrade areas prior to forming and pouring concrete to create a uniform support condition. Based on our understanding of the proposed development, competent native soils suitable for support of foundation should be encountered at depths of between approximately two to three feet below existing grades. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with a suitable structural fill material, will be necessary. Provided foundations will be supported as described above, the following parameters can be used for design: • Allowable soil bearing capacity • Passive earth pressure • Coefficient offriction 2,500 psf 300 pcf (equivalent fluid) 0.40 Earth Solutions NW, UC Mr. William Hegger March 7, 2016 ES-4338 Pages A one-third increase in the allowable soil bearing capacity can assumed for short-term wind and seismic loading ccnditions. The above passive pressure and friction values include a factor-of- safety of at least 1.5. Wrth structural loading as expected, total settlement in the range of one inch and differential settlement of approximately one-half inch is anticipated. The majority of the settlements should occur during construction as dead loads are applied. Seismic Design The 2012 International Building Code recognizes the American Society of Civil Engineers (ASCE) for seismic site class definitions. Based on the soil conditions observed at the test pit locations, in acccrdance with Table 20.3-1 of the ASCE Minimum Design Loads for Buildings and Other Structures manual, Site Class D should be used for design. During our subsurface explorations completed on February 11, 2016, groundwater was not encountered at the test pit locations. In our opinion, site susceptibility to liquefaction can be characterized as low. The generally consistent densities of the native soils and the lack of a consistently established groundwater table were the primary bases for this characterization. Slab-On-Grade Floors Slab-on-grade floors for proposed residential buildings constructed on the subject site should be supported on a firm and unyielding subgrade. Where feasible, native soils likely to be exposed at slab-on-grade subgrade levels can be compacted in situ to the specifications of structural fill. Unstable or yielding areas of the subgrade should be recompacted or overexcavated and replaced with suitable structural fill prior to construction of the slab. A capillary break consisting of a minimum of four inches of free-draining crushed rock or gravel should be placed below the slab. The free-draining material should have a fines content of 5 percent or less (percent passing the Number 200 sieve, based on the minus three-quarter inch fraction). In areas where slab moisture is undesirable, installation of a vapor barrier below the slab should be considered. If a vapor barrier is to be utilized, it should be a material specifically designed for use as a vapor barrier, and should be installed in accordance with the manufacturer's specifications. Retaining Walls Retaining walls should be designed to resist earth pressures and any applicable surcharge loads. The following values should be used for concrete retaining and foundation wall design: Earth Solutions NW, LLC Mr. William Hegger March 7, 2016 • Active earth pressure (yielding wall) • At-rest earth pressure (restrained wall) • Traffic surcharge (passenger vehicles) • Passive earth pressure • Allowable soil bearing capacity • Coefficient of friction • Lateral seismic surcharge , ES-4338 Page 9 35 pcf (equivalent fluid / granular fill) 50 pcf 70 psf (rectangular distribution) 300 pcf (equivalent fluid) 2,500 psf 0.40 6H (where H equals wall height in feet) Additional surcharge loading from foundations, sloped backfill, or other loading should be included in the retaining wall design, where applicable. Drainage should be provided behind retaining walls such that hydrostatic pressures do not develop. If drainage is not provided, hydrostatic pressures should be included in the wall design. The geotechnical engineer should review retaining wall designs to confirm that appropriate earth pressure values have been incorporated into the design and to provide additional recommendations. Concrete retaining and foundations walls should be backfilled with free draining material that extends along the height of the wall, and a distance of at least 18 inches behind the wall. The upper one foot of the wall backfill can consist of a less permeable (surface seal) soil, if desired. A perforated drain pipe should be placed along the base of the wall, and connected to an appropriate discharge location. A typical retaining drainage detail is provided as Plate 3 of this study. Drainage Perched groundwater should be anticipated in site excavations depending on the time of year grading operations take place, particularly in utility excavations at depth. Temporary measures to control surface water runoff and groundwater during construction would likely involve interceptor trenches and sumps. ESNW should be consulted during preliminary grading to identify areas of seepage and to provide recommendations to reduce the potential for instability related to seepage effects. Finish grades must be designed to direct surface drain water away from structures and slopes. Water must not be allowed to pond adjacent to structures or slopes. In our opinion, foundation drains should be installed along building perimeter footings. A typical foundation drain detail is provided on Plate 4. Earth Solutions NW, LLC Mr. William Hegger March 7, 2016 Excavations and Slopes ES-4338 Page 10 The Federal Occupation Safety and Health Administration (OSHA) and the Washington Industrial Safety and Health Act (WISHA) provide soil classification in terms of temporary slope inclinations. Soils that exhibit a high compressive strength are allowed steeper temporary slope inclinations than are soils that exhibit a lower compressive strength. Based on the soil conditions encountered at the test pit locations, loose and medium dense native soils, fill or areas where groundwater seepage is exposed are classified as Type C by OSHA and WISHA. Temporary slopes over four feet in height in Type C soils must be sloped no steeper than 1.5H:1V (Horizontal:Vertical). Dense native soils are classified as Type B by OSHA and WISHA. Temporary slopes over four feet in height in Type B soils must be sloped no steeper than 1H:1V. Steeper temporary slope excavations can be considered during construction and should be evaluated by ESNW. The presence of perched groundwater may cause caving of the temporary slopes due to excess pore pressure and seepage forces. ESNW should observe site excavations to confirm soil types and allowable slope inclinations. If the recommended temporary slope inclinations cannot be achieved, temporary shoring may be necessary to support excavations. Permanent slopes should maintain a gradient of 2H:1V, or flatter, and should be planted with vegetation to enhance stability and to minimize erosion. An ESNW representative should observe temporary and permanent slopes to confirm the slope inclinations are suitable for the exposed soil conditions, and to provide additional excavation and slope recommendations as necessary. Pavement Sections The performance of site pavements is largely related to the condition of the underlying subgrade. To ensure adequate pavement performance, the subgrade should be in a firm and unyielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in pavement areas should be compacted to the specifications previously detailed in this report. It is possible that soft, wet, or otherwise unsuitable subgrade areas may still exist after base grading activities. Areas containing unsuitable or yielding subgrade conditions will require remedial measures such as overexcavation and thicker crushed rock or structural fill sections prior to pavement. We anticipate new pavement sections will be primarily subjected to passenger vehicle traffic. For lightly loaded pavement areas subjected primarily to passenger vehicles, the following preliminary pavement sections can be considered: • Two inches of hot mix asphalt (HMA) placed over four inches of crushed rock base (CRB), or; • Two inches of HMA placed over three inches of asphalt treated base (ATB). Earth Solutions NW. LLC Mr. William Hegger March 7, 2016 E&-4338 Page 11 Heavier traffic areas (such as access drives) generally require thicker pavement sections depending on site usage, pavement life expectancy, and site traffic. For preliminary design purposes, the following pavement sections for heavy traffic areas can be considered: • Three inches of HMA placed over six inches of CRB, or; • Three inches of HMA placed over four and one-half inches of ATB. The HMA, ATB and CRB materials should confonn to WSDOT specifications. All soil base material should be compacted to at least 95 percent of the maximum dry density. Final pavement design recommendations can be provided once final traffic loading has been determined. City of Renton road standards may supersede the recommendations provided in this report. Utility Support and Trench Backfill In our opinion, the native soils will largely be suitable for support of utilities. Organic-rich soil is not considered suitable for direct support of utilities and may require removal at utility grades if encountered. Remedial measures may be necessary in some areas in order to provide support for utilities, such as overexcavation and replacement with structural fill, or placement of geotextile fabric. Groundwater seepage may be encountered in utility excavations, and caving of trench walls may occur where groundwater is encountered. In general, the native soils should be suitable for use as structural backfill in the utility trench excavations, provided the soil is at or near the optimum moisture content at the time of placement and compaction. Moisture conditioning of the soils may be necessary at some locations prior to use as structural fill, especially where groundwater seepage is encountered. Each section of utility lines must be adequately supported in the bedding material. Utility trench backfill should be placed and compacted to the specifications of structural fill as previously detailed in this report, or to the applicable specifications of the City of Renton or other responsible jurisdiction or agency. LIMITATIONS The recommendations and conclusions provided in this geotechnical engineering study are professional opinions consistent with the level of care and skill that is typical of other members -in-the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Variations in the soil and groundwater conditions observed at the test pit locations may exist, and may not become evident until construction. ESNW should reevaluate the conclusions in this geotechnical engineering study if variations are encountered. Additional Services ESNW should have an opportunity to review final project plans with respect to geotechnical recommendations provided in this report. ESNW should also be retained to provide testing and consultation services during construction. Earth Solutions NW, LLC Reference: King County, Washington Map 626 By The Thomas Guide Rand McNally 32nd Edition NORTH 8 NOTE: This plate may contain areas of color. ESNW cannot be responsi:>le for any subsequent misinterpretation of the information resulting from black & white reproductions ofth~ plate. Drwn. MRS Vicinity Map Aberdeen Avenue N.E. Renton, Washington Date 02/23/2016 Proj. No. 4338 Checked HTW Date Feb. 2016 Plate 300 • / • '5"/i) ! ' " ( . --;:-.,---- ';;)() 1 "=40' ].')(.' ._ = -... : .... :-: - . t. / .. • l ;o;; NORTH 0 80 NOTE: The graphics shown on this plate are not intended for design purposes or precise scale measurements, but only to illustrate the approximate test locations relative to the approximate locations of existing and/ or proposed s~e featuras. The informat,m illustrated is largely based on data provided by the client at the tima of our study. ESNW cannot be responsible for subsequent design changes or interpretation of the data by others. NOTE: This plate may contain areas of color. ESNW cannot be responsible for any subsequent misinterpretation of the information resuffing ~om black & whrte reproductions of this plate. TP41 -•- I TP-11 -•- I .·, 1 Shed -1 LEGEND ' House·· Approximate Location of ESNW Test Pit, Proj. No. ES-4338, Feb. 2016 Subject Site D Existing Building • Drwn. MRS Checked HTW Test Pit Location Plan Aberdeen Avenue N.E. Renton, Washington Date 02123/2016 Proj. No. 4338 Date Feb. 2016 Plate 2 / / 18" Min. ~1 000000000 oo o Oo <() o " o aO o o<>Q OOv' 00 0 oQ 000 o O ooOoOo Ct 0 0 ° o O o o O o O o 0 0 0 0 00 0 oo <>Q 0 o 00 0 o o o0 0 °0 <:Q 0 ~':: o 6 0 oo O O 0 0 R o O o =o o "' <>Q OoOoo O Q 0 o 0 o 0 000 0 0° 0 0 0 0 Oo oO O o () o 0 o O 0 0 00 o O O 0 OooOOoooong o Oc, o o' 0000 0 0 0 0 O 00 oQ 0 o o O oQ o o O (}_ --------1r //Jo O o O O -g 11 1 111 0 o O o O Oo Q o Q 6' 0 , O /y o O Oo 0 o O O~ 0 111 ° Structural Fill NOTES: ' Perforated Drain Pipe (Surround In Drain Rock) • Free Draining Backfill should consist of soil having less than 5 percent fines. Percent passing #4 should be 25 to 75 percent. • Sheet Drain may be feasible in lieu of Free Draining Backfill, per ESNW recommendations. • Drain Pipe should consist of perforated, rigid PVC Pipe surrounded with 1" Drain Rock. LEGEND: Free Draining Structural Backfill 1 inch Drain Rock SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING ;' · Solutions NWLu ical Engmeerm7. Cr1 ~ir r1 1-1, , 1 r " • and En.11011n1(,•11lJI S,1 RETAINING WALL DRAINAGE DETAIL Aberdeen Avenue N.E. Renton, Washington Drwn. MRS Date 02/23/2016 Proj. No. 4338 Checked HTW Date Feb. 2016 Plate 3 Slope ...... . . . . . . ~ Perforated Rigid Drain Pipe (Surround with 1" Rock) NOTES: • Do NOT tie roof downspouts to Footing Drain. • Surface Seal to consist of 12" of less permeable, suitable soil. Slope away from building. LEGEND: Surface Seal; native soil or other low permeability material. 1 " Drain Rock SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWi NG •• Drwn. MRS FOOTING DRAIN DETAIL Aberdeen Avenue N.E. Renton, Washington Date 02/23/2016 Proj. No. 4338 Checked HTW Date Feb. 2016 Plate 4 Appendix A Subsurface Exploration ES-4338 The subsurface conditions at the site were explored by excavating a total of four test pits across the development envelope of the property. The approximate test pit locations are illustrated on Plate 2 of this report. The test pit logs are provided in this Appendix. The subsurface exploration was completed in February 2016 using a rubber-tired backhoe and operator subcontracted by ESNW. The test pits were excavated to a maximum depth of nine and one half feet below existing grades. Logs of the test pits excavated by ESNW are presented in Appendix A. The final logs represent the interpretations of the field logs and the results of laboratory analyses. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. Earth Solutions N\/11, LLC Earth Solutions NWLLc SOIL CLASSIFICATION CHART MAJOR DIVISIONS SYMBOLS TYPICAL GRAPH LETTER DESCRIPTIONS COARSE GRAINED SOILS MORE THAN 50% OF MATl!R!AL IS LARGER THAN NO. 200 SIEVE SIZE FINE GRAINED SOILS MORE THAN 50% Of MATERIAL IS SMAU.ER 11-fAN NO. 200 SIEVE SIZE GRAVEL AND GRAVELLY SOILS MORE THAN 50% OF COARSE FRACTION RETAINED ON NO. 4SIEVE SAND AND SANDY SOILS CLEAN GRAVELS (LITTLE OR NO FINES) GRAVELS WITH FINES (APPRECIABLE AMOUNT OF FINES) CLEAN SANDS (UT'llE OR NO FINES) SANDS WITH MORE THAN 50% FINES OFCOAASE FRACTION PASSING ON NO. 4 SIEVE (APPRECIABLE SILTS AND CLAYS SILTS AND CLAYS AMOUNT OF FINES) LIQUID LIMIT lESS1HAN50 UQUIOLIMIT GREATER THAN 50 HIGHLY ORGANIC SOILS GW WELL-GRADED GRAVELS, GRAVEL. SAND MIXTURES, LITTLE OR NO ANES POORLY-GRADBJ GRAVELS, GP GRAVEL-SAND YXTIJRES. LITTLE OR NO FINES GM SILTY GRAIIELS, GRAVEL-SAND· SILT MIXTURES GC a.AVEY GRAvas, GRAVEL• SAND• ClAYM~ SW WEl.1.-GRADED SANDS, GRAVEU Y SANDS, LITTLE OR NO FINES SP POORLY-GRADED SANOS, GRAVELLY SAND, Lim.E OR NO FINES SM SILTY SANOS, SAND. SILT MIXTURES SC CLAYEY SANOS, SANO -ClA Y MIXTURES INORGANIC SILTS AND VERY FINE ML SANOS. ROCK FLOUR. SILTY OR CLAYEY FINE SANDS OR CLAYEY SU.TS Wl1lt SLIGHT PI.ASTICITY INORGANIC CLAYS OF LOW TO CL MEDIUM PLASllCITY, GRAVELLY CLAYS. SANDY CLAYS, SILTY CLAYS, LEAN CLAYS OL ORGANIC SILTS ANO ORGANIC SILTY CLAYS OF LOW PLASTICITY MH INORGANIC SILTS, MICACEOUS OR DIATOMACEOUS ANE SAND OR SILTY SOILS CH INORGANIC CLAYS OF HIGH PLASTICITY OH ORGANIC CLAYS OF MEOIW TO HIGH PLASTICITY, ORGANIC SILTS PT PEAT, HI.AAJS, SWAMP SOILS WITH HIGH ORGANIC CONTENTS DUAL SYMBOLS are used to indicate borderline soil classifications. The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. • Ealth Solut.na NW TEST PIT NUMBER TP·1 1805-136th Place N.E., Suila201 PAGE 1 OF 1 Bellevue, Washington 98005 Telephone: 425-449-4704 Fax: 425-449-4711 CLIENT BDllleaaer PROJECT NAME ill!!!rdaen Avenue N.E. PROJECTNUMBER 4338 . PROJECT LOCATION Renton, Washinatnn DATESTARTED 2/11116 COIIPLETED 2/11116 GROUND ELEVATION 287 ft -TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating . GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION LOGGED BY T JM CHECKED BY HTW AT END OF EXCAVATION NOTES Dall!!! S!!Toosoil & Sod 4": !m!aoil AFTER. EXCAVATION w 11. y :r ~ffi .; ~g wm TESTS d 11:8 MATERIAL DESCRIPTION it~ <4 ~ .... a !z :::, C!) ft Grayish brown poorly graded SANO with gravel, medium dense, molal L . L . L MC=7.30% Fines = 4.60% [USDA Classification: vary gravelly coa1Se SAND) -infiltration test -. SP LL - -old drain field rock -roots MC= 10.80% B.5 278.5 Test ptt terminated at 8.5 feet below existing grade. No groUlldwatar encountered during excavation. Bottom of test pit at 8.5 feet i • Earth Soll.-.. s NW 1805 -136111 Plaee N.E., Suite 201 BeUavue, Washington 98005 Telephone: 425-449-4704 Fax: 425-449-4711 CLIENT Bill Hegger PROJECT NUMBER 4338 DA TE STARTED _.y._1,_,1'-'/1e,6c.._ __ _ EXCAVATION CONTRACTOR _,N,,W!!..!Ex="'ca"-vatin""'·!!!g"---------- EXCAVATION METHOD --------------- LOGGED BY ~T,,J.,.M,___ ____ _ CHECKED BY 0HTW'-'-'-''-'------ NOTES Depth ofTopsoil & Sod 12": grasa :c t:-wE 0 0 L • TESTS TP:il w, s 1, ,1,, --1.0 TEST PIT NUMBER TP-2 PROJECT NAME Aberdeen Avenue N.E. PROJECT LOCATION Renton. Washington PAGE 1 OF 1 GROUND ELEVATION 294ft TESTPITSIZE ------ GROUND WATER LEVELS: ATTlMEOFEXCAVATlON -='------------- ATEND OF EXCAVATION -='------------ AFTER EXCAVATlON ----------------I MATERIAL DESCRIPTION MC=29.30% MC= 16.00% SM I 1.s Light brown silty SAND with gravel. medium dense. moist 292.5 L . '- L . L • L • L MC=S.20% F1118S=0.80% SP Gray poorly graded SAND, medium dense, moist [USDA Classification: gravelly SAND) -infiltration test -caving ,__ __ ,_ ___ --1__:LlL__ --------~----~---------------""28"''""1·' Test pit tenninated at 11.0 feet below existing: grade_ No groundwater encountered during exca11ation. Bottom of test pit at 11. 0 feet. i.,..._...,__...,__ ___ .....L...----l...---l--------------------.1 • r " I • Earth Solu _____ s NW TEST PIT NUMBER TP-3 1805 -1361h Place N.E_, Suite 201 PAGE 1 OF 1 Bellevue, Washington 98005 Telephone: 425--149--4704 Fax: 425-449-4711 CLIENT Bill Heaaer -PROJECTNAME -eenAVMueN_E_ PROJECT NUMBER 4338 PROJECT LOCATION Renton Washinalon DATE STARTED 2/11/16 COMPLETED 2/11/16 GROUND ELEVATION 299ft TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD ATTIIIE OF EXCAVATION LOGGED BY TJM CHECKED BY HlW AT END OF EXCAVATION NOTES !2!!Jllh of Tooaoil & Sod 4": gravevtooaoil AFTER EXCAVATION w :r ~ffi ui 0 li:e wm TESTS u rg MATERIAL DESCRIPTION w--':I! .,; i .... 0 <L:, ::;; ~z Cl ti) 0 Grayish brown poofly graded SANO wiU1 gravel, medium dense, moist C - C . MC=3.40% ~ - _L SP -. C . C -MC= 5.70% C . _!Q_ MC=8.30% f--10.0 -caving 289.D Grayish brown poorly graded SAND, -se. moist SP -. MC=4.50% 11.5 [USDA Classification: slightly gravely SAND} 21f7. Fines = 0. 70% Test pit terminated at 11.5 feet below~ grade. No groundwaterencoun- during excavation. Bottnm of-pit at 11 _5 __ • Earth Solutions NW TEST PIT NUMBER TP-4 1805 -136th Place N.E., SuilB 201 Bellewe, Washington 98005 PAGE 1 OF 1 Telephone: 425-449-4704 Fax: 425-449-4711 CLIENT Bill Heaaer PROJECT NAIIE Aberdeen Avenue N.E. PROJECT NUMBER 4338 -PROJECT LOCATION Renton, Washi!!ll!!!n DATE STARTED ~11/18 COMPLETl!D 2/11116 GROUND ELEVATION 2~!1 TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavati~ GROUND WAlER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION ---~ LOGGEDBY TJM CHECKED BY HlW AT END OF EXCAVATION - NOTES Deolh OfT!!l!!!OH & Sod 12": grass AFTER EXCAVATION w ~g ~,.: oi !,! w :II :,: (!) TESTS q i9 MATERIAL DESCRIPTION _,:. <'l 0 a.:> iz :> (!) 0 ~·-~ TPSl 1, ,11, -1.0 292-0 MC=B.10% SM Brown silty SAND with gravel, medium dense, moist L -MC=S.40% '·o 291.0 Grayish brown poorly graded SAND with silt and gravel, rnedlwn densa, moist L -SP· SM L MC=S.50% 4.5 288.5 LL Fines =2.50% b'Ci·. Gray poorly graded GRAVEL with send, dense, moist ",~ [USDA Classiflcallon: exlremely gravelly coarse SAND] .o C -·Ci· h '' GP 0 I~ C . .o •(Y, L -0~ ·C;· L . MC=S.10% ho D 9.0 284.0 Test pit te,minated al 9.0 feet below OJCisting grade. No groun-encountered duling excavation. Bottom of lest pit at 9.0 feet. AppendixB Laboratory Test Results ES-4338 Earth Solutions l'NI, LLC . ' • Eartn S0l1 NW GRAIN SIZE DISTRIBUTION 1605 • 136th Place N.E., Suite 201 Bellevue, WA 96005 Telephone: 425-284-3300 CLIENT _lli5 Aberdeen LLC PROJECT NUMBER ES-4338 PROJECT NAME ~2=5=25~Abe==rd=een=A~ve=N=E~--------- PROJECT LOCATION Renton U.S. SIEVE OPENJNG IN INCHES I U.S_ SIEVE NUMBERS I HYDROMETER 6 4 3 2 1.5 1 '.W t/2!UI 3 4 6 810 1416 20 30 40 50 60 100140200 100r1"1,--,1-"-......;',-f,, 1r'f-1 -:,I, f-r, '-1.~f-'9,f 1 .,,_:::~....::.....: __ '-=C.:.::.-"'--','; ,,.'-"i1'-..=f-"i',1"'r1°'-'i,'ii1Tf',,; ,,-,,--,,--,T, ,-,,-,,-,1, . ..,....-:-, -, ' ,, ' I ' I I ' ' '. ' " ' ' " ' I I I I ' ! , ; , : u ' \\ "'--.... , _ i I . : i : j gs:I i :il'li', 'a_ ; ·•: I I 1 1 ! 11 , 1 :1 ! 901--t-f-, -+1· --'+,H-t-+,-+,-------+-~1 ·""'·--,-C.,l,.-+' ,!-+-!,_ ,+t-1 H--r-1-+tt+t+---'-+---++-l,tt 11+-. +--,_.+-',_ -+1----f ' 1',.,i, I: \. \ ~'S-\ I ,', ' 851-t-t--'~---+t+-i-+---+-"--!a. :i-'H:~--'·",-s~--lr!-t'' :+'+-+'-+--+1-1---H+++-+-t--,---,---,+'H: 1--:i-..-,i',--+------1 ' ,· ·,' ! ' 1· 11··_,1 i t 1· ,' I i I ·,·II i '1 r J t 11 i I ,, ' I. ; ; ! 601-t-+---,---t+t+-t----...---t-f't-H. ·~-,--+•~·-~,.._.-t-i-t--+--t-1 ---+,H+++-+--+--+---11--'-'-'>-'-+-t--+----t 75 1-+--JJ--,,--~1-4-1-i ,-+-'---+'-',--i-,1+ 1 ! H: '-1--+' -+I -~--1:•H-1, Hi+-[ +-r-+--' --+1 t++++-+! -Ji--,--++l+1n1-+i+-+-l -+--l ', I . i I I ; , \ r ' ' I 11, I, !, I , 1' '.· I, I I i i i ' I ' I ' I Ii : , '' . , I; ·1 ! -: , I ! , i; i 70 H--+--'---'-t-H-i-+--+--+-\-+--'-lc-\-'~-+----·----+++-+-+-'--++H+-l-+-;--+---+'+'--H--+-+--+---1 ! I 11 ' ' ' I :, ' ',• 1· I I I I I : I 1 ! 65 ! i I 11 . I \ i ! I :\ : '' . I I f I ) I Ii I I ' ! ' : : : : ' \! ' i • 1'\,: : I: ( ! I I ,I l I ,: ; II I !-+--+--+-~'+! ._._,! i~l--~! _____ ...., _______ ---+-'. --,.-,' l-t'1t'-;-1--J-+-! --!1-t+++ ....... -+--+---+,-......, ...... +-J--+----t so I r iii 1 !.• i' ' 1: , ,, i, r i !i . · .. : ; ,r 55 ' : ': . I I 50 H-+-: --,--,,-i++-i::f-1+-,' +' -+--'---,+-I Pt:---+-' _· ., r--+i-'-; iH' !-tti. l+i -+--r--+i !ctt+-+-+--+:-1--!-':-'--': ... !· ..... , · ... ,: +-+-'I -+--i 451-t-t-1' -+---t,t-t-1' t-1 t-; ~--+----tt-i t-' 1-'1__,,t----+--+_:_· .,.,, c-"':t-,ct;-H', -+--+--.,.... '-t-i l't, +' +++'-t:-t---J+,-i .... · J--+-t-', -t-:---+ i ! ''ii! ' ,1' 1'I: .. : ' I 1 '11 1 1 1 i ' I ! i • : 'i.. -........ I 401-+-+-+--+H+++--'--+---"---++-'+-+--'~-+--+¥+-11,+-+-+--+H++-+-+-+-+--+H++-+-+-l--+-----I 1 , , j' 1' 1 : , 1 ., . ','"', i', 1 , I , I i ! I ! ' 1 \!.. : )I ! ; i I i 35 '1 ' I I ! _: ''1 ; '.;: I I i:' I 301-+-+--+--++-'' H-!-i +-1-'' -+/--f+H' !-'-1:'-------""--~+Iµ '; i...,1-H"+-+---+-' _ _..,1 H+++-lt-+-1---.H-I+-' H'H-+-l-+---1 25>-+--+--+--s)+,-I f-+-1-i+ 1 1 -1-1+---++-H:, -1--+--·-'......,'*Ji,._! .. !H ,i H--l't-J--.... !---+l+H-H-t- 1 : -,'-+---H!+:t-t-!: t--t-+--t---f : I I !! I Ii iN' ' i ;11 201-+-+--f---t-<-t--H--+-+--+---t+H+-1--+--+--+~ct-+-+'l'l---+---+iH++-+-+-+--+---l+t+-i-+-+-l-+---I !' ' I ,I II ii ' I i ; I I ' I ' : i ! ' " I i " i I 1s1-+-+--t---t++-H--+-+--+---tt+-1+-1-+--+--+--+++-+-+-'l-+--t-11t-+----ti+++-+-+-+--+---t+t+-1H-+-l-t-----l i ' ' i I i I 'i' I i\ \ I I I I' I i I ! i i ' I ! I.' I I I i i 10>-+,-+--+--+j,+I+-j_ i-+-,le-+-i-1-!, -+,,--++-;H, .... _-,,1-~i-+--+'.+-', -,+-+i'-+'-\-++-L.....,_,l\.-_ _,_,11 ...,_+-+-+j!-+--.---.+,H '1 \Hl~!c-+--+--+----1 ,I ! 1 1 Ill ._ :•,;) 5 0 i I I i ' I I I ! I ' " I ~ I : I 100 10 1 0.1 GRAIN SIZE IN MILLIMETERS COBBLES GRAVEL I SAND coarse ! fine ! coarse me<11um I fine I: i: I O.Q1 SILT OR CLAY 0.001 ! ~ Specimen Identification Classification , Cc • Cu ii • TP-1 3.00ft. USDA: Gray Very Gravelly Coarse Sand. uses: SP with Gravel. : 0.32 i 20.04 1 .. 11: __ T_P_-2 ____ 2_.0_0_ft. __________ U __ SDA: Gray Gravelly Sand. uses: SP. ! 0.79 i 2.58 <gi-•-T_P_-3~ ___ 1.:..1.-'-50.:..ft...;.c.... ____ U.:..S.:..D.:..A_: G.:.....:ra~y...:ls:...h_B:...r_o_w_n...:S:...li"'g"-h-'-tly'-"'G.:..ra.:..vec.::.;.cllyo....:.Sa.:...n_d:...·...:Uc...:Sc...:Cc...:S:...:.cS_P_. ----'~0:...".:..83:...+i .::c2.:...48c:.. !z * TP4 4.50ft. USDA: Gray Extremely Gravelly Coarse Sand. USCS: GP with Sand. : 0.75 : 27.97 "' ' ~1------------------------------.------------~-~--! Specimen Identification D100 • TP-1 3.0ft. , 19 w'I--'---------~----'----------'-----+ i :Z: TP-2 2.0ft. 19 . D60 D30 D10 ' LL PL Pl %Silt %Clay 3.an 0.467 0.183 I I 4.6 I ' 0.681 0.378 0.264 ! I 0.6 i ---' 0.662 0.382 I 0.286 i 0.1 9.544 1.562_ I 0.341 ! 2.5 ·----···-·--- ! ' "L-----------------------'-----------'---~-------- . ' ' EMAIL ONLY EMAIL ONLY Report Distribution ES-4338 Mr. William Hegger 1311 O Northeast 177th Place, #203 Woodinville, Washington 98072 Encompass Engineering & Surveying 165 Northeast Juniper Street, Suite 201 Issaquah, Washington 98027 Attention: Mr. Barry Constant Earth Solutions NW, LLC DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --------Renton E) 1. 2. 3. 4. 5. 6. 7. 8. TREE RETENTION WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov Total number of trees over 6" diameter', or alder or cottonwood trees at least 8" in diameter on project site Deductions: Certain trees are excluded from the retention calculation: Trees that are dangerous 2 Trees in proposed public streets Trees in proposed private access easements/tracts Trees in critical areas 3 and buffers Total number of excluded trees: Subtract line 2 from line 1: 54 5 0 13 0 18 36 Next, to determine the number of trees that must be retained 4 , multiply line 3 by: 0.3 in zones RC, R-1, R-4, R-6 or R-8 0.2 in all other residential zones 0.1 in all commercial and industrial zones 11 List the number of 6" in diameter, or alder or cottonwood trees over 8" in diameter that you are proposing 5 to retain 4 : 1 t- Subtract line Strom line 4 for trees to be replaced: (if line 6 is zero or less, stop here. No replacement trees are required) 0 Multiply line 6 by 12" for number of required replacement inches: 2 Proposed size of trees to meet additional planting requirement: trees trees trees trees trees trees trees trees trees trees inches (Minimum 2" caliper trees required) 0 inches per tree 9. Divide line 7 by line 8 for number of replacement trees 6 : {If remainder is .5 or greater, round up to the next whole number) Infinity trees 1 Measured at 4.5' above grade. 2 A tree certified, in a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or property by a licensed landscape architect, or certified arborist, and approved by the City. 3 Critical areas, such as wetlands, streams, floodplains and protected slopes, are defined in RMC 4-3-050. 4 Count only those trees to be retained outside of critical areas and buffers. 5 The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a. 6 When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet {6') tall, shall be planted. See RMC 4-4-130.H.1.e.{ii) for prohibited types of replacement trees. 1 H:\CED\Data\Forms-Templates\Setf-Help Handouts\Planning\Tree Retention Worksheet.docx 08/2015 Minimum Tree Density A minimum tree density shall be maintained on each residentially zoned lot (exempting single-family dwellings in R-10 and R-14). The tree density may consist of existing trees, replacement trees, or a combination. Detached single-family development': Two (2) significant trees8 for every five thousand (5,000) sq. ft. of lot area. For example, a lot with 9,600 square feet and a detached single-family house is required to have four (4) significant trees or their equivalent in caliper inches (one or more trees with a combined diameter of 24"). This is determined with the following formula: (_ L<>tAreo :\ x z = Minimum Number of Trees \S,OOOsq.ft) Multi-family development (attached dwellings): Four (4) significant trees8 for every five thousand (5,000) sq. ft. of lot area. (_ Lot Alev :\ \ 5,000,q.ft.) • 4 -...Nt.mberofTrees Example Tree Density Table· Lot Lot size Min significant New Trees Retained Trees Compliant trees required 1 5,000 2 2 @ 2" caliper 0 Yes 2 10,000 4 0 1 tree (24 caliper Yes inches) 3 15,000 6 2 @ 2" caliper 1 Maple-15 Yes caliper inches 1 Fir-9 caliper inches. 7 Lots developed with detached dwellings in the R-10 and R-14 zoned are exempt from maintaining a minimum number of significant trees onsite, however they are not exempt from the annual tree removal limits. 8 Or the gross equivalent of caliper inches provided by one (1} or more trees. 2 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Tree Retention Work:sheet.docx 08/2015 AFM .\nu:rican Forest :\1anagl'llll'llf 11 4 15 ~'E 128th St Suite 110 Kir kland "\Y ;\ 9803+ • (425)820-3420 • FA..""( (425)820-3437 WV-""W.am ericanforest1nana g ement.com Arbo rist Report 2525 Aberdeen Ave NE Renton, WA January 27th, 2016 Table of Contents 1. lntroduction .............................................................................................................. 1 2. Description ............................................................................................................... 1 3. Methodology ............................................................................................................ 1 4. Observations ........................................................................................................... 2 5. Discussion ............................................................................................................... 2 6. Tree Retention ......................................................................................................... 3 7. Tree Replacement ................................................................................................... 3 8. Tree Protection Measures ........................................................................... 4 Appendix Site/Tree Photos -pages 5 -11 Tree Summary Table -attached Tree Plan Map -attached American Forest Management 1127/2016 2525 Aberdeen Ave NE Arborist Report 1. Introduction American Forest Management, Inc. was contacted by Bill Hegger, and was asked to compile an 'Arborist Report' for two parcels located within the City of Renton. The proposed 4-Lot short plat encompasses the property at 2525 Aberdeen Ave NE. Our assignment is to prepare a written report on present tree conditions, which is to be filed with the preliminary permit application. This report encompasses all of the criteria set forth under City of Renton code section 4-4-130. The tree retention requirement is 30% of significant trees. Date of Field Examination: January 25th, 2016 2. Description 54 significant trees were identified and assessed on the property. These are comprised of a mix of native species and planted ornamental species. According to City of Renton code, a significant tree is a "tree with a caliper of at least six inches (6"), or an alder or cottonwood tree with a caliper of at least eight inches (8"). Trees qualified as dangerous shall not be considered significant. Trees planted within the most recent ten (IO) years shall qualify as significant trees, regardless of the actual caliper." A numbered aluminum tag was placed on the lower trunks of the subject trees by the surveying crew. These numbers were used for this assessment. Tree tag numbers correspond with the numbers on the Tree Summary Tables and copy of the attached site survey. There is one neighboring tree with a drip line that extends over the property line. 3. Methodology Each tree in this report was visited. Tree diameters were measured by tape. The tree heights were measured using a Spiegel Relaskop. Each tree was visually examined for defects and vigor. The tree assessment procedure involves the examination of many factors: • The crown of the tree is examined for current vigor. This is comprised of inspecting the crovm. (foliage, buds and branches) for color, density, form, and annual shoot growth, limb dieback and disease. The percentage of live crown is estimated for coniferous species only and scored appropriately. • The bole or main stem of the tree is inspected for decay, which includes cavities, wounds, fruiting bodies of decay (conks or mushrooms), seams, insects, bleeding, callus development, broken or dead tops, structural defects and unnatural leans. Structural defects include crooks, forks with V -shaped crotches. multiple attachments, and excessive sweep. • The root collar and roots are inspected for the presence of decay, insects and/or damage, as well as if they have been injured, undermined or exposed, or original grade has been altered. Based on these factors a detennination of viability is made. Trees considered ·non-viable' are trees that are in poor condition due to disease. extensive decay ancVor cumulative structural defects. which exacerbate failure potential. A 'viable' tree is a tree found to be in good health, in a sound condition with minimal defects and is suitable for its location. Also, it will be wind firm if isolated or left as part of a grouping or grove of trees. A 'borderline' viable tree is a tree where its viability is in question These are trees that are beginning to display symptoms of decline due to age and or species related problems. Borderline trees are not expected to positively contribute to the landscape for the long~term and are not recommended for retention. The attached site plan/tree map indicates the viability of the subject trees. Page 1 American Forest Management 112712016 2525 Aberdeen Ave NE Arborist Report 4. Observations The subject trees are comprised of a mix of native and planted species. The native tree species are primarily in the access easement and in Lot I. Specific tree information can be found on the attached tree table. Douglas-fir trees The Douglas-fir trees vary in age and condition. Some of the common defects include broken tops, crooked trunks and small live crowns. The Douglas-fir trees in Lot I are growing very closely together, a few have poor trunk taper and small crowns as a result of this. Additionally, many of the trees exhibit signs of suppression. Big leaf maple trees The big leaf maple trees on the property are in fair to poor condition. Structural defects such as co-dominant stems with poor attachment, crooks in the trunk and leaning trunks were common Decay was also observed in a few of the maple trees. Pacific madrone trees The pacific madrone trees on the property are generally in decline. Concerning defects observed included stem cankers and branch dieback. The pacific madrone trees range from fair to fair-poor condition. Western red cedar trees The western red cedars on the property are yoW1g and have good vigor. The two western red cedars are both in good condition and are viable. Other concerning trees Tree #115 is a European white birch planted in the center of the property. This tree has an over exposed root flare. This tree additionally has significant trunk decay. This tree is in poor condition and is non-viable. Tree #117 is a flowering cherry tree planted in the center of the property. This tree has a co-dominant stem that forks 5' from the base of the trunk. The attachment between the two main stems is a weak, v shaped attachment and there is decay at the area of attachment. This tree is in poor condition and is non-viable. Tree # 118 is a grand fir on the south edge of the property. This tree has moderate dieback in over 30% of the crown. No concerning defects were observed on the tI"Wlk of the tree. This tree is in decline and is in fair to poor condition. The subject tree is borderline viable. Tree# 122 is a cherry plum in the center of the property. This tree has a large, visible, column of decay in 8 feet of the lower trunk. This tree is in poor condition and is non-viable. Neighboring Trees Tree #20 I is a young lodge pole pine north of the property line. This tree has a full crown and good taper. No concerning defects were observed. 5. Discussion The grade in most of Lot I will be lowered by a few feet to match the grade of the rest of the property. Grade changes should not occm-within the limits of disturbance for trees that will be retained. Lowering the grade near trees removes and damages roots, which reduces the ability of the tree to absorb water and nutrients and maintain vigor. Grade changes can also reduce the structural integrity of trees. Finished landscaping work within the drip-lines of retained trees shall maintain existing grades and not disturb fine root mass at the ground surface. Finish landscape with beauty bark or new la"11 on top of existing grade. Add no more than 2" to 4" of mulch/beauty bark or 2" of composted soil to establish new lawn. The extent of drip-lines (farthest reaching branches) for the subject trees can be found on the tree summary tables at the back of this report. These have also been delineated on a copy of the site survey for viable/healthy trees proposed for retention. The information plotted on the attached survey plan may need to be transferred to Page 2 American Forest Management 1/27/2016 2525 Aberdeen Ave NE Arborist Report a final tree retention/protection plan to meet City submittal requirements. The trees that are to be removed shall be shown "X'd" out on the final plan. The Limits of Disturbance (LOO) measurements can also be found on the tree summary table. This is the recommended distance of the closest impact (soil excavation) to the trunk face. These should be referenced when detennining tree retention feasibility. The LOD measurements are based on species, age, condition, drip- line, prior improvements, proposed impacts and the anticipated cumulative impacts to the entire root zone. Tree Protection fencing shall be located beyond the drip-line edge of retained trees, and only moved back to the LOO when work is authorized. There are no major conflicts concerning neighboring trees. Tree #201 is on the north perimeter and with tree protection fencing, no major root damage is expected. 6. Tree Retention A total of 54 significant trees were identified on the subject property. Five of the significant trees are in poor condition and three are in fair-poor condition. These eight borderline to non-viable trees were not included in the tree calculation. Landmark trees and tree groves were prioritized when selecting trees for retention, per the City of Renton tree code 4-4-130. Tree Calculation based on 46, healthy, viable, significant trees Viable Trees proposed for removal -28 (61 %) Viable Trees proposed for retention -18 (39%) Tree Type Removal Retained Landmark# 2 3 Landmark% 40% 60% Significant# 26 15 Significant % 63% 37% Total# 28 18 Total% 61% 39% 7. Tree Replacement Total 5 11% 41 89% 46 100% Replacements trees may be required. Consult your city planner for tree replacement requirements. All replacement trees are to be planted on site. For planting and maintenance specifications, refer to Section 4-4- 130 of the Renton Tree Ordinances. Page 3 American Forest Management 1/27/2016 2525 Aberdeen Ave NE Arborist Report 8. Tree Protection Measures The following guidelines are recommended to ensure that the designated space set aside for the preserved trees are protected and construction impacts are kept to a mininnun. • Tree protection barriers shall be initially erected at 5' outside of the drip-line prior to moving any heary equipment on site. • Tree protection fencing shall only be moved where necessary to install improvements, but only as close as the Limits of Disturbance, as indicated on the attached plan. • Excavation limits should be laid out in paint on the gromd to avoid over excavating. • Excavations within the drip-lines shall be monitored by a qualified tree professional so necessary precautions can be taken to decrease impacts to tree parts. A qualified tree professional shall monitor excavations when work is required and allowed up to the "Limits of Disturbance". • To establish sub grade for foundations, curbs and pavement sections near the trees, soil should be removed parallel to the roots and not at 90 degree angles to avoid breaking and tearing roots that lead back to the trunk within the drip-line. Any roots damaged during these excavations should be exposed to sound tissue and cut cleanly with a saw. Cutting tools should be sterilized with alcohol. • Areas excavated within the drip-line of retained trees should be thoroughly irrigated weekly during dry periods. • Preparations for final landscaping shall be accomplished by hand within the drip-lines of retained trees. Plantings within the drip lines shall be limited. Large equipment shall be kept outside of the tree protection zones. There is no warranty suggested for any of the trees subject to this report. Weather, latent tree conditions, and future man-caused activities could cause physiologic changes and deteriorating tree condition. Over time, deteriorating tree conditions may appear and there may be conditions, which are not now visible which, could cause tree failure. This report or the verbal comments made at the site in no way warrant the structural stability or Jong term condition of any tree, but represent my opinion based on the observations made. Nearly all trees in any condition standing within reach of improvements or human use areas represent hazards that could lead to damage or injury. Please call if you have any questions or I can be of further assistance. Sincerely, Kelly Wilkinson ISA Certified Arborist #PN-7673A ISA Tree Risk Assessment Qualified Page 4 American Forest Management 1/27/2016 2525 Aberdeen Ave NE Arborist Report Photos Tree #103 , #102 and #101 -Do~ Page 5 American Fo rest Management 1/27/2016 2525 Aberdeen Ave NE Arbor ist Report Tree #115, #116 and #117 -o rnamental t rees planted in Lot 3 and 4 ~ f, _/ . . - fl\_ -i,-<:7::.-,r<:. Pag e 6 America n Forest Management 1/27/2016 2525 Aberdeen A ve NE Arborist Report Page 7 American Forest Management 1/27/2016 2525 Aberdeen Ave NE Arborist Report View of Lot 1 from the east Page 8 America n Fo rest Management 1/27/2016 2525 Aber deen A ve NE Arborist Report Tree #120 -black oak Page 9 America n Forest Man agement 1/27/2016 2525 Aberdeen Ave NE Arborist Report South end of Lot 1 Page 10 America n Forest Management 1/27/2016 2525 Aberdeen Ave NE Arborist Report Tree #146 -pacific madrone with Nattrassia canker Page 11 American Forest Management 1/27/2016 Tree/ Tag # Species 101 Do·""las-fir 102 Douglas-fir 103 Douglas-fir 104 western red cedar 105 Douglas-fir 106 big leaf maple 107 lodi:iepole pine 108 western red cedar 109 Douglas--fir 110 pacific madrone 111 pacific madrone 112 Douglas-fir 113 Douglas-fir 114 Douglas-fir 115 European white birch 116 honey locust 117 flowerino cherrv 118 l(]rand fir 119 giant --.uoia 120 black oak 121 honey locusl 122 che.-rv olum 123 n.-., ... las-fir 124 lhwl leaf maple 125 Douglas-fir 126 ...,. leaf manle 127 big leaf maple 128 Douglas-fir Tree Summarl. Table For: 2525 Aberdeen Ave NE City of Renton DBH Height (inches) (feet) Drip-Line/limits of Disturbance (feet) N S E ---W 31 90 11 16 11 22 23 65 8 12 18 10 6 22 6 5 6 5 6 22 6 5 6 5 36 107 18 20 22 12,20 61 9 9 12 8 36 8 9 8 11 6 28 6 8 10 17 63 11 11 12 21 46 14 9 22 13 52 2 6 26 8 9 10 17 87 13 8 12 16 91 14 14 8 9 35 11 6 10 12 10 39 8 18 12 8 16 37 14 16 12 12 41 104 18 21 18 11, 11 46 8 6 10 25 76 25 21 27 9 29 0 20 27 24 96 11 12 8 34 20 0 0 24 14 59 13 5 8 5 11 58 7 3 16 12 12, 6, 14 61 18 16 6 17 17 88 9 11 18 Drip-Line and Limits of Disturbance measurements from face of trunk American Forest Management, Inc. Date: 1/2512015 Inspector: WIikinson Condition Viabili~ fair viable fair viabte good viable aood viable good viable =or non-viable fair viable fair viable fair viable fair viable fair viable Fair viable fair viable fair viable pom non-viable fair viable poo, non-viable fair-ooor bordertine fair viable fair viable fair viable poo, non-viable good viable fair viable fair viable fair viabte fair viable fair viable Comments broken too, landmark crooked trunk landmark one stem dead, the olher dectinina dieback decay, 10% dieback, forks ai 5' 20% dieback exposed root flare, decay ex"'.--"""' root flare severe decay severe dieback forks al 1' leans S severe decav crooked, leans NW crook al 7' forks al 2', poor attachment Trees on neighboring properties -Drip-line and Limits of Disturbance measurements from property lines Pro.e_osal -retain Allain remove remove remove remove remove remove remove remove remove remove remove remove remove remove remove ---remove --""""·· """"·· """"·· remove Tree/ Tag # Species 129 Douglas.fir 130 Douglas-fir 131 Douglas-fir 132 Ooualas-fir 133 Douglas-fir 134 Douglas-fir 135 Douglas-fir 136 Oout1las-fir 137 Douglas-fir 138 Douglas-fir 139 Douglas-fir 140 Lombardy poplar 141 Douglas-fir 142 big leaf maple 143 Douglas-fir 144 Do1.N1las-fir 145 Douglas-fir 146 1 ""cific madrone 147 Lombardy peeler 148 Lombardv """lar 149 Douglas-fir 150 Do1mlas-fir 151 Do•...,las-fir 152 Douglas-fir 153 western larch 154 Lombardy poplar 20111odaeoole pine I Tree Summa!!, Table For: 2525 Aberdeen Ave NE City of Renton DBH Height (inches) (feet) Drip-Line/Limits of Disturbance (feet) N S E W 12 84 8 5 8 12 85 5 5 17 15 86 9 15 10 41 8 12 12 88 8 9 6 31 8 3 2 10 14 90 10 7 3 6 42 3 4 12 2 16 92 6 5 15 10 51 7 6 2 8 10 76 3 7 4 3 16 90 6 6 5 7 7 68 7 6 4 4 7 47 8 6 9 3 8 62 8 0 15 20 95 7 13 11 14 9 51 2 10 7 4 13 48 10 58 2 4 4 9 62 3 4 4 8 30 8 7 11 2 17 95 10 11 15 12 12 60 4 16 10 11 58 7 17 6 32 7 8 6 37 101 6 7 7 Nei---borinn Tree 9 I 32 I I 6 I Drip-Line and Limits of Disturbance measurements from face of trunk I American Forest Management, Inc. Date: 1125/2015 Inspector: Wilkinson Condition Viabili_ty_ Comments fair viable fair viable fair viable fair viable suppressed fair viable fair viable suppressed fair viable fair viable fair viable poor non-viable broken lop, 30% live crown fair viable fair viable fair viable fair viable fair viable suppressed fair viable fair 'liable fair-poor borderline decay, 50% dieback fair viable fair viable fair-poor borderline broken top, small live crown fair viable fair viable fair viable 10 dea lean E good viable fair viable landmark good I viable Trees on neighboring properties -Drip-line and Limits of Disturbance measurements from property lines Proe,osal remove remove remove ,.move remove remove remove remove remove remove remove remove remove remove retain -18!ain remove 18!aln -'""""" -in 18!aln 18!aln -- I 4--z. Pl rel :::E: QJ QJ H E-i N i . "·. ..: ... / I '\ ' JN . V NJ .:1ev • • ......... ._ ,:: ,. .. l!l ~01. "' "' 11,l w ~~ "' \II ·•JI!'!/ • < llO w ::; ~ al. ':,. i!~ ~ 0 <. ti) L :r -.!_ I -.JI -~'OOQ ~ ~i \t,; ' a <. - 6 Iii ,,,, ,, 2 () _J :,-:~ 0.. ,, --ct, ,,,J. s;; ',lj ~ c::, -.::it~ I l l I \ SUBDIVISION Guarantee/Certificate Number: Issued By: @CHICAGO TITLE INSURANCE COMPANY 0060583-06 CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES Encompass Engineering herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A 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 identity of any party named or referred to in Schedule A or 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 in Schedule A. Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further information as to the availability and cost. Chicago Title Company of Washington 10500 NE 8th St., Suite 600 Bellevue, WA 98004 Countersigned By: Authorized Officer or Agent Subdivision Guarantee/Certificate Page 1 Chicago Title Insurance Company By: Attest: President Secretary Printed: 04.13.16@09:12AM W A·CT-FNSE-02150 .6224 7 S..SPS-1 • 1 &-0060583-06 CHICAGO TITLE INSURAN ;oMPANY Liability $1,000.00 Effective Date: April 1, 2016 at 08:00 AM ISSUING OFFICE: Title Officer: Commercial I Unit 6 Chicago Title Company of Washington 10500 NE 8th St., Suite 600 Bellevue, WA 98004 Main Phone: (425)646-9883 Email: CTISeaTitleUnit6tmctt.com SCHEDULE A Premium $350.00 The assurances referred to on the face page are: IITEE/CERTIFICATE NO. 0060583-06 Tax $33.25 That, according to those public records which, under the recording laws, impart constructive notice of matter relative to the following described property: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF Title to said real property is vested in: 2525 Aberdeen LLC, a Washington limited liability company subject to the matters shown below under Exceptions. which Exceptions are not necessarily shown in the order of their priority. END OF SCHEDULE A Subdivision Guarantee/Certificate Page 2 Printed: 04.13.16@09:12AM W A-CT-FNSE-02150.6224 75-SPS-1-16-0060583-06 PARCEL A: EXHIBIT "A" Legal Description THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., AND TRACT 254 OF G.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4, RECORDED IN VOLUME 11 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY MARGIN OF ABERDEEN AVE N.E. WITH THE SOUTH LINE OF TRACT 255 OF SAID G.D. HILLMANS'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AS ESTABLISHED BY SURVEY PREPARED BY JACK ELLER ASSOCIATES, INC., UNDER JOB NO. 72072, DATED 9/25/71 (SAID SOUTH LINE ALSO BEING THE SOUTH LINE OF CITY OF RENTON SHORT PLAT #LUA-01-109-SHPL LND-20-0296, RECORDED UNDER RECORDING NO. 20040811900006); THENCE WEST ALONG SAID SOUTH LINE 252.60 FEET, MORE OR LESS, TO THE WEST LINE OF TRACT 254 OF SAID C.D. HILLMAN'$ LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AND SAID LINE EXTENDED; THENCE S 01° 01' 28"W, ALONG SAID EXTENDED WEST LINE, 106.67 FEET, MORE OR LESS,TO THE NORTH LINE OF CITY OF RENTON SHORT PLAT NO. LUA-02-017-SHPL, RECORDED UNDER RECORDING NO. 20040907900015; THENCE S 89 16' 40" E ALONG THE NORTH LINE OF SAID SHORT PLAT, 252.60 FEET, MORE OR LESS, TO THE WESTERLY MARGIN OF ABERDEEN AVE N.E.; THENCE ALONG SAID WESTERLY MARGIN N 01' 00' 55" E 102.67 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. EXCEPT THE SOUTH 80 FEET THEREOF. PARCEL B: THE SOUTH 80 FEET OF THE FOLLOWING DESCRIBED PROPERTY: THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., AND TRACT 254 OF C.D. HILLMAN'$ LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 RECORDED IN VOLUME 11 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY MARGIN OF ABERDEEN AVE N.E. WITH THE SOUTH LINE OF TRACT 255 OF SAID G.D. HILLMANS'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AS ESTABLISHED BY SURVEY PREPARED BY JACK ELLER ASSOCIATES, INC., UNDER JOB NO. 72072, DATED 9/25/71 (SAID SOUTH LINE ALSO BEING THE SOUTH LINE OF CITY OF RENTON SHORT PLAT #LUA-01-109-SHPL LND-20-0296, RECORDED UNDER RECORDING NO. 20040811900006); THENCE WEST ALONG SAID SOUTH LINE 252.60 FEET, MORE OR LESS, TO THE WEST LINE OF TRACT 254 OF SAID G.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ON. NO. 4AND SAID LINE EXTENDED; THENCE S 01° 01' 28"W, ALONG SAID EXTENDED WEST LINE, 106.67 FEET, MORE OR LESS.TO THE NORTH LINE OF CITY OF RENTON SHORT PLAT NO. LUA-02-017-SHPL, RECORDED UNDER RECORDING NO. 20040907900015; THENCE S 89 16' 40" E ALONG THE NORTH LINE OF SAID SHORT PLAT, 252.60 FEET, MORE OR LESS, TO THE WESTERLY MARGIN OF ABERDEEN AVE N.E.; THENCE ALONG SAID WESTERLY MARGIN N 01 ° 00' 55" E 102.67 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. Parcel 334390-2000-07; Parcel 334390-2021-02 Subdivision Guarantee/Certlflcate Page,3 Printed: 02.16.16@ 10:29 AM WA.CT-FNSE--02150.622475-SPS-1-16-0060583-06 ' CHICAGO TITLE INSURAN4 :OMPANY GUA ITEE/CERTIFICATE NO. 0060583-06 SCHEDULE B GENERAL EXCEPTIONS H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. SPECIAL EXCEPTIONS 1. CITY OF RENTON, WASHINGTON ORDINANCE NO 4921 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, ESTABLISHING AN ASSESSMENT DISTRICT FOR SANITARY SEWER SERVICE FOR PROPERTIES ADJACENT TO ABERDEEN AVENUE NE, FROM NE 12th STREET TO NE 27 STREET, AND ESTABLISHING THE AMOUNT OF THE CHARGE UPON CONNECTION TO THE FACILITIES. 2. Agreement To Resolve and Fix Boundary Points and Lines, and the terms and conditions thereof: Executed by: David Biggar, James Jacques, Terry and Janice Engel, Ronald L. Smith, and Jon and Susanne Oliver, and Rosalie Smith Recording Date: April 17, 2002 Recording No.: 20020417002473 3. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on Record Of Survey: Recording No: 20020403900020 4. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2016 Tax Account No.: 334390-2021-02 Levy Code: 2100 Assessed Value-Land: $1,000.00 Assessed Value-Improvements: $0.00 General and Special Taxes: Billed: Paid: Unpaid: Affects: Subdivision Guarantee/Certificate $25.87 $0.00 $25.87 Parcel A Page 4 Printed: 04.13.16 @09:12AM W A-CT-F NSE-02150 .6224 75-SPS-1-16-0060583-06 CHICAGO TITLE INSURAN• :OMPANY GUA ITEE/CERTIFICATE NO. 0060583-06 SCHEDULE B (continued) 5. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2016 Tax Account No.: 334390-2000-07 Levy Code: 2100 Assessed Value-Land: $190,000.00 Assessed Value-Improvements: $186,000.00 General and Special Taxes: Billed: Paid: Unpaid: Affects: $4,983.38 $0.00 $4,983.38 Parcel B 6. A deed of trust to secure an indebtedness in the amount shown below, Amount: Dated: Trustor/Grantor: Trustee: Beneficiary: Recording Date: Recording No.: $350,000.00 December 10, 2015 2525 Aberdeen, LLC, a Washington State limited liability company Jerome A. Froland, Attorney at Law Westar Funding, Inc. December 14, 2015 20151214000965 An assignment of the beneficial interest under said deed of trust which names: Assignee: Recording Date: Recording No.: Peter Keese January 21, 2016 20160121000135 Said instrument is a re-recording of instrument recorded under Recording No. 20151214000966. 7. Terms and conditions of the Operating Agreement for 2525 Aberdeen LLC. END OF EXCEPTIONS NOTES The following matters will not be listed as Special Exceptions in Schedule B of the policy. There will be no coverage for loss arising by reason of the matters listed below because these matters are either excepted or excluded from coverage or are not matters covered under the insuring provisions of the policy. Note A: Your application for title insurance was placed by reference to only a street address or tax identification number. Based on our records, we believe that the legal description in this report covers the parcel(s) of Land that you requested. If the legal description is incorrect, the seller/borrower must notify the Company and/or the settlement company in order to prevent errors and to be certain that the correct parcel(s) of Land will appear on any documents to be recorded in connection with this transaction and on the policy of title insurance. Subdivision Guarantee/Certificate Printed: 04.13.11:1@ 09:12AM W A-CT-FNSE--02150 .6224 75-SPS-1-16-0060583-06 Page 5 CHICAGO TITLE INSURAN.OMPANY GUA HEE/CERTIFICATE NO. 0060583-06 Note 8: Note C: SCHEDULE B ( continued) Note: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: Ptn of Tract 254, Vol. 11 pg. 82 Tax Account No.: 334390-2000-07 and 334390-2021-02 Note: Any map furnished with this Guarantee is for convenience in locating the land indicated herein with reference to streets and other land. No liability is assumed by reason of reliance thereon. END OF NOTES END OF SCHEDULE B Subdivision Guarantee/Certificate Printed: 04.13.16@09:12AM W A-CT-FNSE -02150 .6224 75-SPS-1-16-0060583-06 Page6 SUBDIVISION Guarantee/Certificate Number: Issued By: @CHICAGO TITLE INSURANCE COMPANY 0060583-06 CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES Encompass Engineering herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A 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 identity of any party named or referred to in Schedule A or 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 in Schedule A. Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further information as to the availability and cost. Chicago Title Company of Washington 10500 NE 8th St., Suite 600 Bellevue, WA 98004 Countersigned By: Authorized Officer or Agent Subdivision Guarantee/Certificate Page 1 Chicago Title Insurance Company By: Attest: President Secretary Printed: 02.18.16@10:29AM W A-CT-FNSE-02150.6224 75-SPS-1-16-0060583-06 CHICAGO TITLE INSURANCE COMP .... ~Y GUARANTEE.~--HIFICATE NO. 0060583-06 .-... ' ,,.'. .-._ '~.,-'. $1,000,00 OFF'IOE: ' ... ·-.. ·-_ .... _\ .;, Title Officer: Commercial / Unit 6 Chicago Title Company of Washington 10500 NE 8th St, Suite 600 Bellevue, WA 98004 Main Phone: (425)646-9883 Email: CTISeaTideUnit6/lilctt.com SCHEDULE A $350,00 Effective Date: February 12, 2016 at 08:00 AM The assurances referr.4d to on the face page are: $33,25 That, according to those public records which, under the recording laws, impart constructive notice of matter relative to the following described property: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF Title to said real property is vested in: 2525 Aberdeen LLC, a Washington limited liability company subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their priority, END OF SCHEDULE A Subdivision Guarantee/CerHficate Page2 Pnnted: 02.18.16@10:29AM WA-CT-FNSE-02150 .622475-SPS-1-16-0060583-06 PARCEL A: EXHIBIT "A" Legal Description THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., AND TRACT 254 OF C.D. HILLMAN'$ LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4, RECORDED IN VOLUME 11 OF PLATS, PAGE 82. IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY MARGIN OF ABERDEEN AVE N.E. WITH THE SOUTH LINE OF TRACT 255 OF SAID C.D. HILLMANS'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AS ESTABLISHED BY SURVEY PREPARED BY JACK ELLER ASSOCIATES, INC., UNDER JOB NO. 72072, DATED 9/25/71 (SAID SOUTH LINE ALSO BEING THE SOUTH LINE OF CITY OF RENTON SHORT PLAT #LUA-01-109-SHPL LND-20-0296, RECORDED UNDER RECORDING NO. 20040811900006); THENCE WEST ALONG SAID SOUTH LINE 252.60 FEET, MORE OR LESS, TO THE WEST LINE OF TRACT 254 OF SAID C.D. HILLMAN'$ LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AND SAID LINE EXTENDED; THENCE S 01° 01' 28"W, ALONG SAID EXTENDED WEST LINE, 106.67 FEET, MORE OR LESS,TO THE NORTH LINE OF CITY OF RENTON SHORT PLAT NO. LUA-02-017-SHPL, RECORDED UNDER RECORDING NO. 20040907900015; THENCE S 89 16' 40" E ALONG THE NORTH LINE OF SAID SHORT PLAT, 252.60 FEET, MORE OR LESS, TO THE WESTERLY MARGIN OF ABERDEEN AVE N.E.; THENCE ALONG SAID WESTERLY MARGIN N 01 ° 00' 55" E 102.67 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. EXCEPT THE SOUTH 80 FEET THEREOF. PARCEL B: THE SOUTH 80 FEET OF THE FOLLOWING DESCRIBED PROPERTY: THAT PORTION OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 5, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., AND TRACT 254 OF C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 RECORDED IN VOLUME 11 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY MARGIN OF ABERDEEN AVE N.E. WITH THE SOUTH LINE OF TRACT 255 OF SAID C.D. HILLMANS'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AS ESTABLISHED BY SURVEY PREPARED BY JACK ELLER ASSOCIATES, INC., UNDER JOB NO. 72072, DATED 9/25/71 (SAID SOUTH LINE ALSO BEING THE SOUTH LINE OF CITY OF RENTON SHORT PLAT #LUA-01-109-SHPL LND-20-0296, RECORDED UNDER RECORDING NO. 20040811900006); THENCE WEST ALONG SAID SOUTH LINE 252.60 FEET, MORE OR LESS, TO THE WEST LINE OF TRACT 254 OF SAID C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AND SAID LINE EXTENDED; THENCE S 01° 01' 28"W, ALONG SAID EXTENDED WEST LINE, 106.67 FEET, MORE OR LESS,TO THE NORTH LINE OF CITY OF RENTON SHORT PLAT NO. LUA-02-017-SHPL. RECORDED UNDER RECORDING NO. 20040907900015; THENCE S 89 16' 40" E ALONG THE NORTH LINE OF SAID SHORT PLAT, 252.60 FEET, MORE OR LESS, TO THE WESTERLY MARGIN OF ABERDEEN AVE N.E.; THENCE ALONG SAID WESTERLY MARGIN N 01" 00' 55" E 102.67 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. Parcel 334390-2000-07; Parcel 334390-2021-02 Subdivision Guarantee/Certificate Page 3 Pnnted: 02.18.16@10:29AM W A-CT-FNSE-02150 .622475-SPS-1-16-0060583-06 CHICAGO TITLE INSURANCE COMP r GUARANTEE/ tTIFICATE NO. 0060583-06 SCHEDULE B GENERAL EXCEPTIONS H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. SPECIAL EXCEPTIONS 1. CITY OF RENTON, WASHINGTON ORDINANCE NO 4921 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, ESTABLISHING AN ASSESSMENT DISTRICT FOR SANITARY SEWER SERVICE FOR PROPERTIES ADJACENT TO ABERDEEN AVENUE NE, FROM NE 12th STREET TO NE 27 STREET, AND ESTABLISHING THE AMOUNT OF THE CHARGE UPON CONNECTION TO THE FACILITIES. 2. Agreement To Resolve and Fix Boundary Points and Lines, and the terms and conditions thereof: Executed by: David Biggar. James Jacques, Terry and Janice Engel, Ronald L. Smith. and Jon and Susanne Oliver, and Rosalie Smith Recording Date: April 17, 2002 Recording No.: 20020417002473 3. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on Record Of Survey: Recording No: 20020403900020 4. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2016 Tax Account No.: 334390-2021-02 Levy Code: 2100 Assessed Value-Land: $1,000.00 Assessed Value-Improvements: $0.00 General and Special Taxes: Billed: Paid: Unpaid: Affects: Subdivision Guarantee/Certificate $25.87 $0.00 $25.87 Parcel A Page4 Printe<l: 02.18.16@10:29AM WA-CT-FNSE-02150.622475-SPS-1-16-0060583-06 CHICAGO TITLE INSURANC )MPANY GUAI TEE/CERTIFICATE NO. 0060583-06 SCHEDULE B ( continued) 5. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: 2016 Tax Account No.: 334390-2000-07 Levy Code: 2100 Assessed Value-Land: $190,000.00 Assessed Value-Improvements: $186,000.00 General and Special Taxes: Billed: Paid: Unpaid: Affects: $4,983.38 $0.00 $4,983.38 Parcel B 6. A deed of trust to secure an indebtedness in the amount shown below, Amount: Dated: T rustor/Grantor: Trustee: Beneficiary: Recording Date: Recording No.: $350,000.00 December 10, 2015 2525 Aberdeen, LLC, a Washington State limited liability company Jerome A. Froland, Attorney at Law Westar Funding, Inc. December 14, 2015 20151214000965 An assignment of the beneficial interest under said deed of trust which names: Assignee: Recording Date: Recording No.: Peter Keese January 21, 2016 20160121000135 Said instrument is a re-recording of instrument recorded under Recording No. 20151214000966. 7. Terms and conditions of the Operating Agreement for 2525 Aberdeen LLC. END OF EXCEPTIONS NOTES The following matters will not be listed as Special Exceptions in Schedule B of the policy. There will be no coverage for loss arising by reason of the matters listed below because these matters are either excepted or excluded from coverage or are not matters covered under the insuring provisions of the policy. Note A: Your application for title insurance was placed by reference to only a street address or tax identification number. Based on our records, we believe that the legal description in this report covers the parcel(s) of Land that you requested. If the legal description is incorrect, the seller/borrower must notify the Company and/or the settlement company in order to prevent errors and to be certain that the correct parcel(s) of Land will appear on any documents to be recorded in connection with this transaction and on the policy of title insurance. Subdivision Guarantee/Certificate Printed: 02.18.16@ 10:29AM WA-CT -FNSE-02150 .6224 75-SPS-1-16-0060583-06 Pages CHICAGO TITLE INSURANCE COMP ( GUARANTEE nlFICATE NO. 0060583-06 Note B: Note C: SCHEDULE B (continued) Note: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: Ptn of Tract 254, Vol. 11 pg. 82 Tax Account No.: 334390-2000-07 and 334390-2021-02 Note: Any map furnished with this Guarantee is for convenience in locating the land indicated herein with reference to streets and other land. No liability is assumed by reason of reliance thereon. END OF NOTES END OF SCHEDULE B Subdivision Guarantee/CertiDcate Prtnted: 02.18.16@10:29AM WA-CT-FNSE-02150 .6224 75-SPS-1-16-0060583-06 Page6 geOAdvantage: King County of Washington State (App3) Page 1 of 1 - ' -I I I ' 8 'I 61 N A '' 258 ''/'c ··.R·N·5:~7LU DS. (·'/· ..roaoo ooo · o '-"11 V·i ?: ~.-. -. . ~ 1, ' 257 -NE 26th Pl ·c;" .· --- 254 Fr<.SP _ UAC---<J26-';;J.-1~'! ."'.11' NE RNSP LUA iJ 07 5-SHPL ,.-., > - - ' 'O w z w '" " w z • > C • • • " -• .. C ' ' i::, J 4iJ-I 1¥1 \ - I' -- 240 o'( o ~ ~ . ' '' \ 'I ,, 0 .,,' 1-\!_J-, , ,:, r ,: . ., _,::,T .' ' ' .... TR-A 13 .... :}l)) 14 1,: w ~ 241 PARKS: z ' w t;J 0 er w ,n " 1-lol Th,s map/plat is being furnished i!S an aid in locating the herein described ll!lnd in relation tci aqoin1ng streets, natural t>oundaries 1md other l1md, and 1s not a survey of the land depi<ted. Except to the e~tent a policy of title insurance ,s expressly modified by endorsement, 1f any, the company does not insure dimensions, distances, location of eaJ.ement~, aa-eage or other matters $hown thereon. geoAdvantage http://geo.sentrydynamics.net/WA_King/default.aspx 2/12/2016 ~~-- Chicago~ ~B-\ Ref# '1V When recorded return to; William R. Heggar 2525 Aberdeen, LlC 13110 Northeast 177th Place, #202 Woadinvilll3, WA 98072 11111111111111111 20151214000964 QIICAGO TITLE LID 71. 11 "'IGE-111 OF 803 Filed for record al lhe request or: @. Cl~,;_~~~.:~~~LI, 10500 NE 8th St .. Suite 600 Bellevue, WA 98004 Escrow No.: 0049035-ETU 12/14/fft!S 14: 33 l<INO coi...lT'I' I WA E2771288 12/14/2919 H:ZI tc,=~ COUNTY, WA:U,IIM.U SALE $499,a,e.ee STATUTORY WARRANTY DEED PAGE-801 OF Nl THE GRANTOR(S) Charlene P Biggar, surviving spouse of David O Biggar, Deceased, as her separale estate for and in considaralion of Ten And No/100 Dollars ($.10.00) , and other valuable consideration in hand paid, conveys, and warrants. to 2525 Aberdeen. LLC, a Washington limited liabifity company tho folklwin!J described real estate, situated in lhe CotJr1ty of King, State of Washington: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF Abbreviated Legal: (Required if full lega! not inserted above.} Ptn TR 254, Vol11, Pg. 82 Tax Parcel Number(s): 334390-2000-07. 334390-2021-02 Subject to: SEE EXHIBIT "B" ATTACHED HERETO AND MADE A PART HEREOF Oaled: December 9, 2015 Suue of WASHINGTON County of KING Sl.latUICII'}' w ... ran1y Dwd {LPD 10-05) WAOOX11l5!1.doc1Updalvd: f'R.JCl.13 Pll(IEl 1 .. PARCEL A: EXHIBIT "A" Legal Description THAT PORTION OF THE NW Y. OF THE NEY. OF SECTION 05, T 23 N, R 5E, W.M., ANO TRACT 254 OF C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 RECORDED IN VOLUME 11 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERI. Y MARGIN OF ABERDEEN AVE N.E. WITH THE SOUTH LINE OF TRACT 255 OF SAID C.D. HILLMANS'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AS ESTABLISHED BY SURVEY PREPARED BY JACK ELLER ASSOCIATES, INC., UNDER JOB NO. 72072, DATED 9125171 (SAID SO\JTH LINE ALSO BEING THE SOUTH LINE OF CITY OF RENTON SHORT PLAT #LUA-01-109-SHPL LND-20-0296, RECORDED UNDER RECORDING NO. 20040611900006); THENCE WEST ALONG SAID SOUTH LINE 252.60 FEET. MORE OR LESS. TO THE WEST LINE OF TRACT 254 OF SAID C.O. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 ANO SAID LINE EXTENDED; THENCE S 01• 01' 28"W. ALONG SAID EXTENDED WEST LINE, 106.67 FEET. MORE OR LESS.TO THE NORTH LINE OF CITY OF RENTON SHORT PLAT NO. LUA-02-017.SHPL, RECORDED UNDER RECORDING NO. 20040907900015:THENCE S 8916' 40" E ALONG THE NORTH LINE OF SAID SHORT PLAT. 252.60 FEET. MORE OR LESS, TO THE WESTERLY MARGIN OF ABERDEEN AVE N.E.; THENCE ALONG SAID WESTERLY MARGIN N 01" 00' 55" E 102.67 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. EXCEPT THE SOUTH 80 FEET THEREOF. PARCELS: THE SOUTH 60 FEET OF THE FOLLOWING DESCRIBED PROPERTY: THAT PORTION OF THE NW Y. OF THE NEY. OF SECTION 05, T23 N, R5E, W.M.,ANOTRACT 254 OF C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DJV. NO. 4 RECORDED IN VOLUME 11 OF PLATS, PAGE 62. IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY MARGIN OF ABERDEEN AVE N.E. WITH THE SOUTH LINE OF TRACT 255 OF SAID C.D. HILLMANS'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AS ESTABLISHED BY SURVEY PREPARED BY JACK ELLER ASSOCIATES, INC., UNDER JOB NO. 72072, DATED 9/25171 (SAD SOUTH LINE ALSO BEING THE SOUTH LINE OF CITY OF RENTON SHORT PLAT #LUA-01-109-SHPL LND-20-0296, RECORDED UNDER RECORDING NO. 20040811900005); THENCE WEST ALONG SAID SOUTH LINE 252.50 FEET. MORE OR LESS, TO THE WEST LINE OF TRACT 254 OF SAJO C.D. HILLMAN'$ LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 ANO SAID LINE EXTENDED; THENCE S 01" 01' 28-W, ALONG SAID EXTENDED WEST LINE, 106.67 FEET. MORE OR LESS.TO THE NORTH LINE OF CITY OF RENTON SHORT PLAT NO. LUA-02-017.SHPL, RECORDED UNDER RECORDING NO. 20040907900015; THENCE S 8916' 40" E ALONG THE NORTH LINE OF SAID SHORT PLAT, 252.50 FEET, MORE OR LESS, TO THE WESTERLY MARGIN OF ABERDEEN AVE N.E.; THENCE ALONG SAID WESTERLY MARGIN N 01" 00' 55" E 102.67 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. S10MoryWatral'Jl'fOffd(lPB 10·~ WA0000059.00CIUpaatoct. 07.30.1::! ··--·--·-·--;:- EXHIBIT "B" Exceptions Exceptions Set forth on attached exhibit and by this reference made a part hereof as if fully incorporated herein. 1. CITY OF RENTON, WASHINGTON ORDINANCE NO 4921 AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, ESTABLISHING AN ASSESSMENT DISTRICT FOR SANITARY SEWER SERVICE FOR PROPERTIES ADJACENT TO ABERDEEN AVENUE NE, FROM NE 121h STREET TO NE 27 STREET. AND ESTABLISHING THE AMOUNT OF THE CHARGE UPON CONNECTION TO THE FACILITIES. 2. Agreement To Resolve and Fix Boundary Points and Lines, and the terms and conditions lhereof: Executed by: ancr Jon and Recording Oale: Recording No.: David Biggar. James Jacq1Jes, Terry ancl Janice Engel, Ronald l. Smith, Susanne Oliver, and Rosalie Smith April 17, 2002 20020417002473 3. Covenants, conditions, restrictions, recitals, reservations. easements, aasement provisions. dedications, building setback lines. notes, statements, and olher matters, if any, but ornilting: any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex. sexual orientation, famifial status. marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except lo Iha extenl thal said covenant or restriction is permitted by applicable law, as set forth on Record or Survey: Recording No: 20020403900020 Slawtory W.wwllllt~ Dold (lPB 10..0,1 W~0000059.doc/l..lpaalod: 01.30.13 WA-CT-FNSE-021S0.624641-(I/J490JS..ETU ' C. D H/LLMAN:S U7«shhlffl!On Garden oP E~ N 5 ADDITION TO SEATTLE: D/WSION N0.4. ~ ~41 · a-"'" e.a2> ~e.,e ~ c,;.-"I'""'' Sc,.,~ ,., ""o .,,.o,..~~ ~,...,,..-i,i.P.i." Tlv.s CD H,!lrnal'7S Lake Wqs!vnqT'On Ga~n ol' .Eden Addi"rJOn TO Sea#/e D,1ws10n /Vo +·comp- rises The -/o//o,..y;i-7q de.scribed 'h-acT oT /.::;>na'. T/;e (.E %;,) ea.5 r o/7e ha/T ol' .S~cd1CV7 (5) T/ve 77:J,:vJ7.S.hp (23.J _ Tvv,:v-dy Three Nor/"17 or Ra/79"3 l'..5..i h've East' VV/1/arne#'e /"Jer/dJQr,, exc~>"' :fhaT por- nO= occupied by The C.)'-P...SR.fi. l'i'1C7h1'" ~M/ay as shown _ l'@ce o/ p!al-cynd counTy road..s_ /Yo:S .368 ,:;;,na' /'?4. The dinrensidn.s. oT ,:;;// blocks and The 1'1//dm oT all .S/-reeT..s, AYenue.s, Dr/Ve.ways qr7d A/kys cu--e rH r-r a.s shoi,vn on The race oT said pla:f. The /.A is T/7e {NC.) norT/7 easT corner o,,.-b/ocH (eo-3; Two hvna'red and Three, 30 keT wes.,,.o/ r,,'17ich is Tl~ (h: C.J corner o/-above a'esc.,-zbed sech"or7(5J ?7'v...- DEDICATION l('rUJW' Al....,_ N.,..N eJy THe:~E F'R=ENTS Then• Thi!! HJL.Ll'7AIV (Hves:rl'77,tN7T Company a corpor,;:,'f-ion onye:1,-,,i2tea' and ex- tSf-fr79 w,,-de1r a,-,d by v1rr-ue: o:I' rhe /ew:s o:I T,he .sToM of' v'/a.shi~h::,.,-7 nnr'h ds pn:,.,,c/pa/ pku;& o/ busir?e.s.s h lhe c;;ry o/ Seo#/e ffi.J79 Counry 1n fhe: .s=e .s;'-ci'l'",s ,:;,re rne .so1e o.vne.--.s ,,n Tes s/iTp~ or r~ T.r"C7c.,. or /and co!77pri.sed ;/7 The p/c;;f-o/ C. o.H,-//177,qn'.5 LaA'e Wash- N?9t'= ,$,:;:,;rd~ o/ Eden D1V1S/&Y1 No. 4 crnd Tho, ... :rt'7e -5,:;ria' co.-_pora< hOr7 abes hereby dtr=/are n'-vS p/,::r,'" and he;reby a'eu::;l;C0'1?S >'v 7""h6 use o/' :/"he pubh"c r'or<!n,.er a// sf-res>'-..s, avaru.,-s.,s, dr,v.-JN'ay-5 a,-,,d ,;:,-1/ey.s .shc,W'n #?ereon, In wir.ne.ss 141hereoT w.i= have herewnf-o .ser c,,.,r horrc,'~ a/""767 a-n'IXed The off'/c,Q/ ..SSQ/ oT saia' a;,rpora1"/br Thi,5 22 o' day oT 5ep>'-~ber A. D 1904 _ J11'/.'77es.s ..S. G. Gr/ff'/r7 A. a. />11//er C/arence --O. H///117an P'rd?.$1dt!!n'f' Okve Htllrnan Secri!'l>'=ry g "'·· §: Jii f ... · / 16dl. .~f~ff iu.o. ... ··.,,,., .(:JTY OF RENTON S~ORT Rt/\ T * ·.::.:LiJA 01 109 SHPL LN0-20-0296 GERTl~[CA TION KHOw.-.J~· MEN DY JJ-i-~E PRcii;ns ~.~-.. ~ lho. "fl<lorol~l\od • ..., ... ;, (,;.i ,1...-.ple ol th~:fond hot<lin do•<:<lb<1<lr 9,<> -IIOl"•bj-",naj«I o shorl ~d'""""' th0f0<>}.'0rtd dbcl6,6 lhi> "'"I>' Kl be lh• g,opl,r.:; .ropr-.totlon · cf .amo. ond th<n "''~ ""Orl :iub~l,ioi.,., "' ma~o ~ltl, tl<e "h• oonoenl ood In oo•"'"J!11'"• wlU:,:lh• o!ui,o.~.U,o..q~~·'"· · ~~;~o~rist#~t&'. '.·.· ._-._ :;.:.,,.;.·'' ,r.-!{~1'Xi~1 ~:AT ~.:r~.r:.:~'11 rXztd:61~~-t~sltlAT !NSlllUUrnT. 00 IMnl STA1£D TIIAT H~/SH' WAS AUJHORl";it~-TO • ,w...,.o-;~1;lHz,:~v:tl,l(H~:"_I) ,~~2~,?,~;! ~~~ -~~· , ..... .. 9£ TH~ FllEE AfKl ~UNTAAY ACT CF Sl/01 PARTY FOR nlE US£S ANO ~0/i:POS£S M£Nnot~ IN nm~ INSlRUMl'~T ~- ~1:~~t~,W:.~!~w=~-- 1 a,rnrr r.i,.r, ~,iow oil 11Mt: s1,1,sac1of{y c1.m,",i2£ H•T ,J,i.r:1.,c·, ____ :,, .. i'c(:L;;i -'-'-----\C~_,,rnrn m,s --. 1t,o:Hu~WT, ()ti OATII STAT{n ThAT 11rf.;hr WA', A,J:II001{F'fl -' ~'((ll'!f It<[ """f:!'·"'ri_T M>r. ''"\\e.\rnr;t LT As 1:·~ • ' 13f·1~ '°~,t-~-N-~ ~''-" tfii#Y ~c1':t'(~f,t,; t,try-ftcJi:-f,;-r ul~, AN~ P~!<J:\>i>" ./II'•· ~U'I l'lST'<l,M[r'1 .. _-.· . l'l!Y\US 1t10MPl?flt\1; , or ;.!/ _.-. . 'l · NOTARY PUOC-ID;: ·-.,c-_1",f;,'.i.~.--ib.:tf-5!.•,hL_ ,1 STATEOFWAf>l-11~ 'L'..1'.!,5_.·---.-.. -.-- t:OMMl8SION H,Qlit!i~ , ,tm<eo[' "''"'"' ..'..!..'.i'.°$= ____ .. OCTOBER \Ii", 1Q05 •. · · ·. Sloh "1-~.oho'lglon . Coan1~ of c•c• ~-·c·---~~~ I ~..-llfy lhol 0 1"l.o~ o, """" ..,H,lodory ol'N•oc.o Lhot /" <i!l,nod 1hl• ln,llurnonl ond aek,..,,.1<1d9«l il la bo (hi,/l1i!) lcoo ,;,od vdwt\o,~ 0,,( 1...-!ho "°"~ 01>d P"f~.'1\Pl'.t,l;r.ed ·Ir! 0 lh~ loslru!"l""t S.~oturo or t,k,\ury Pulilk, ------~- Dutod My O!)poln!m•.,t •-'I'~"-" AQUIFER PROTECTIQII NOTICE lllE ra1s CREAffD IIER[IN fALL WTiilN ZOil[ 2 ()f" R£NTON"s ACJUIF[R PR01'£CTLQtl /\REA Al'>ID AAE SIJOJECT TO TliE F!ECI\Jlfa;EMENTS Of THE CIT'f Of" RENrot'I ORDINANCE NO. ~~7 AND AS AM~OlO BY DROINNICl NO. n•o n~s CITY'S sou: SOURCE: Of" OIIINKIHG WAT[R SUPPUEO FROM A Sll~LLO'li )',~FER UN[')fR 111[ CITY SIJRfACE THERE IS NO NAnJRAL BAHl~[R ll(llllEO( THE WAffA TABLE ANO GROUND SUll'Act: L\llRO.IE CA~E SU(llij.0 Bt EX£RCIS(0 '/dlfN ll/OJ"IDIING Of' fflY tlQUIO SU6ST1'NCE omrn ]HAtl wuµ 10 PflOTECl FROld COI-ITACT "111TH n,E GROl!MO 5UIIFAC€. II IS IIIE HllM.:Ol'ltlER"S RESPONSl~UTY TO PROTECT THE CITY'S DRINKING WAlfR, RECORDER'S CERTIFICATF: /, i'" J1 _s,,,.,.- lil.ad for rcc~d lhis:r.'. ....... doy offY'tf-·,200.Yo~ ... M In bO<)k.!7k .. ~k,ot pc,gaf.f0.'.'!t.\l tt,e rcque~t of \!<lLLIAM SI IUP£ i lOL.MBERG. Mgr ... fi;p·t··~r-R~~·.,;;;~· APPROVALS: ------- CITY Of RENTON KING COUNTY I RECORDING NO. VOL./PAGE Md ~prawO \his _JQ~Hd,Jy al A.JJ.fr.'!!zl.. 20!)!:f _'7,~ :W?IM~ B"~,$,ng/ Publ;c """1<, .I ' ... , _,. 1JUli'~ -~;~i::~:~:s:~ELO ''\,_, JJ" ~1/~ ~· ,M_cii&2M CITY • ./ .-, >'!SITI:0 Df:C l005 .. DEPARTMENT Of ASSESSMENTS t,ondilod and "l'Pro-i lhLO 1\.!.i.. d<>y ol ~-· zoOQ,.__ Sco,b,.iilobk.. _____ _ fudn ,;1 .. . & ~----aopuly AHOH<Y >-eeounl NumOor . ~~4390-2060 JOSHUA'S MEADOWS 8HOflT FLAT (FOff,&Ly OLA'IEIO SHORT l'LAT) NW 1/4 OF ltE IE 1/4 sec. 5, lWN. 23 "'-RQE 5 E., W.M. aTY OP IONfON l(IIQ COi.MY, w~ NUT 11\SITE[l TAX PARCELS: 3H3!I0·2060 TOTAL SITE AREAac 40,~~ SQ. FT. PROP~: t,u}M8ER Of ~OTS 5 ; f:·· ,. ~~~ ii ., --·-,;_"' ' --·:. --•, ~~~ ' """""""="' "" .•pl " .. ~,,..JE RE~~~~:. ' ---· .,_ '8lTE <>:~ 1 -~' "l!I-2"_ JOOOO ;.: .. ;,;I, ~"8 '"O -- N Bg"D7'27" E 1JH.9.1" {l.!El,S.) N.E. :MlH SlTll!li" fOIJNO CCINC Ml>N W/ P<mC~W l:lflASS Dl~C IN C>-51'.: STAMl'ED "RLS 2J\53 1899"- YISlffll ore. :IOOJ fOO~l!l'CON·~· ~~~~Dlt:. _'If/ I /(I" Ctlf'P!:~ Pm • · IH CASE w;,n:o orc .• 200~. .-··'' ··:·. r ,.. -·.·.,,.-::HTS .:· :.=· NW;:114 OF lrE NE 1/4.t:f: ~. 5, T\\'N:·'23 N., Ftc~:15,.1:, WM. '. CITY OF _RENTON ,.... . .. '" ~ fOtJND CONC UONUI.IEMT W/ 1/11" C(l'ptR P~l IN CASE -CITY Of' RENTON PT. NO. 16:Jg '¥\S\liD OCC. 201B LANO SURVEYOR'S CERTIFICATE Thi~ Sl,ort Plc,\ r,o,-rectly represenls Q survey mc,de by me or under my direction m conform,mc:e with the requirements of the appropriate State and Cr,un\y Stolu\e <ind Ordinc,nce In .DEt. ... 2U.9.L. .LJ,l{;,,,.,,Jhr, .i{,{..f Ce,ti!ko\e No. . .. 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It /··•:.~--./N{Jg·,.,·fl!'iw 2112.61' f"/:.7'/CC ON (INF ;.T " } -/(///lo/Uo.6.EOCDNC r ""'"")"""~· ,:;g:, I ~PD c-~ [;; ~ rO LOT 2 79.74'~ ~!'1'2-~ 1-2,.s·-iii z, -vs·- ;; tf • ,i i § __r-;i,:/ ••. ;~-.·~ ./· \.;,:_"~· LOT I< . .:-".=-· ./· ~ . ·-'..~~:· .. 3_~.?-00::2000_..... ff-.~~- ~~;~\JL~~t~-':t(·:·=~: -· i .,- ':-.~:..:.·· ,,~ ~~ ~ '/' ., VOL/PAGE 17(, ~ N a ,,,,,, ... !t' ~ ~t ~f I l'-'~=.Jli • I , d ·~ I .r·-£,i"z. ',',7!,.74 b ..:.,,.:.: -"';;;J~ ~ i;;' .. GRAPHIC SCALF. r 1-1 CRONES & ASSOC. ~ A LAND SURVEYORS - 2'lS<l~ liOtti "'"'· S.>.. "-'<, ""''""¢"" -2 (<ll:I) <a2-~!IO . · 1Si ' ·1'·~ [,-i ''SJ:;::::.. "1 '< I~~ •. Is::; ·"' ',··<o . :' \t' ,,,-::· h~ -1-;; I .~ ,. i;f <j ,I y f; " P(fl PLAT Of" 51./NS(T H/u.5 ' ' I 11 ' ti ··!1 , I c,rr er Romm ,·o,;rROL /JON JJJ• (WS/7£0 SEP!fl/flfR 2/J-01) wrl LJ _ _I_ ~ , " ,;,.oo· t ;,,,,,,-,1.~ ---.. ....:.:•. j Pr.·'' .... NL '207'/I PL '·· J.GIJ' (_j. '!:J.!J(.J!-'-... 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LUA-94-040-FP LNFJ-10-{J29~ (P2) PLAT OF $TON£ <;:ASlLE NO. LU.,.-m-019-fP 1.ND-/O-OJ49 @f ~r~--~;-~h.lE .. , ... ·. ,·.-ill w11,iR MiiER Q j;,~CH.~W oo viltw rEl.f~·-Pf(ILSIAi. P()W[fi ~;~,Ffa,/-..... .. IJWN. BY CMW ( IN ~·EET ) mdt --:)0 ft. 2_qb2 }~xo -81-_flF/NAL. oWG THAT PORTION OF THE _li!_l/4, __ J:!~_1/4, SECTION 05 TOWNSHIP 23 N", RANGE 05 IS, W.M. CHKD. BY I ~CALL .-.. ,,~H(ICT -,.-,. MLS .. I" ~:,o· \··,-,-.-2 or-' ~ • .c·,ry OP.RENTON )"SHO~T PLAT) NO,.' . 1;tfcl.ARATIOl'J KNO~,,oa:i\rn :~· THESE.·j:;'~ENrs\HAr WE .tirE ,,;mo(RSIGNED ~NER(S).:6F THE I.ANO HEREIN-.. ., OCSCRIBEO QO HEREB'(·.''4AKE A SHORT PL,•,J.'tHE~tlF PURSUANT.'fO RCW 5;8".17.060 ~ OECI..Aijf THJ.S: ~~u~~~Jg_fiiHi~~ID:T~w1: .-:·· THE FREE CONSENT ANO IN;,:,i,CCOROAl!iC[ Wt:'H THE /.: DESIRES OF THE OWNER{S);. lN 'M"(N[SS ytl1EREOF W! HAVE SF.TOUR HANDS /ll'IQ·Sl;A~,;-· · •: ~<""'' ¥.: ~'i·"" it.ur,:; H .• AC4fs =l).,,.,)"" .... ~.:··' ! cort~'!~ tr:J,t;:" •;tJ""~,.,l:,idon,;;,o lhol •:: .. , ... ,igned thi, lnslrumont ""d od<nol:!!9<'<1 ,t.1i:. bo (his/hor) 1,.._ of>< •lll•nlo'l' eel for tt,, uoeo and P"""'""" -~ !n ~,~monl - ,:~·~!~ ( .. ~ s--o :: !r'•ppo;,-.+x-~ii=-- . _._,,· ,:=' . St<:ilo a! w.,j(ijng1c><, Count)' at •:.. ,• I c1rtlfy lhol 1·~:~ 1,,;,.., .. -~lory c,.tonco lh<>l 091"0 1111• 10$l,.,mont o<><I ockn<iri!lllo<I ;i -~(hl./h.c)1f,.., onct.Y vohmtory ool for \ho uon and purpolic~"!'fl!\!'!~19,;n:~M .,,v,,~ sa.....,1ure d :·. ~'l' Pliblfc _______ ~ Wr oppol,,lm°"l "plr"' ------- RECORDER'S CERTIFICATE ................... . . ~ ~...-1·••.I:". ffted for record thia .. V..l .... doY of.-r··,2~---ot ·,""11( In book .. J.1(. .. of.~ po<;1e.J~C:a..ot the n1quest of JAMES D. CRONES. PLS /L)U--6- ···Mg~:. ···s~ii"i.:··;;i··i=i~·;;;;j~···· APPROVALS:---------K(NG COUNTY RECORDING NO. VOl./PAGE CITY or REMTON :) r ·-~~~';i' ~~~;·~= ,on~ .t<lrnin; !or.~ ingj,..~;k!~g Pu 104""w<.:. ' DEPARTMENT OF ASSESSMENTS Wmi-1 -<>j>~a,od l!,;.'.:iM/oay ~, 1 Jup/Mtk. 200_4_ ~Q?H0@'7g990 ,r I 11(, I /'1t; E><omi1u,d an,:I QJIProvtd u,I, --· doll o/ _____ 20 __ ~----- ~~----Dopul1 Aoaoucr THAT PORTION OF THE _J;!l'l_l/4, _1l.!c._1/4, SEC. _ _(]5_ TWP _ _2~-N, H _O~-E, W.M. k<:aunl tkunl>Ar ~~-- CITY OF RfcNTON LAND US£ ACTION NO. !.UA-02-017-St/PL CITY OF RENTON LAND RCCORD NO. LND-20-0310 ... l;· LEGM,:/DEsi:RIPTION: ,("''·:~, .............. ,h,,,~-DECLARATION OF' COVENANT: GEOTECHNICAL REPORT NOTE: LOr ~ arr J!:J!f/''N WT lJl,/E ~NT NINf/B£R lUA-02-00\/" .. Tl/£ ~ OF Tiff 1N1D ElilJR,ICET) 'N/fl,/a/ Tiff SffORT PU.T, IN ~oWAS#Ntl~"M=f,;};'~·,;';;:Jf.gf ··=~g:-~~o~~~~~sr THt3MJllm l~.1:J-'Ff(T or ~-J!tii, i;I): H/1.U::{JrJt:f; . ..,. qiNc1K:IN. INfE1lfST w »IE: llfW CAs£1.ID.r ~ ON l'HC SHcil?r .. ,~~~T~{l/i:"'."-rJ~ PAC£ ~.·w.,~. -=,,,, .. -.<,::: ~ ~~~:k"\:f ~ ,. 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LOT J (l,IJ ..._;_~. 6072 Sq.fl.ct roTAI. 0.J9 """" .± Ill.JI Sq.ft.st .± :,,, .. ,,. ·.··.·::;:> LANO SURVEYOR'S CERTIFICATE This Short Plot correctly repreaonl!!I a surw,y mode by me or under my direction in cootormance with the requirements uf the appropriate Stole ond Count~ Statute and Ordinance in JUNE, 2001 EGRES,';J 1' F'I1*:-TURN:.0AROUND1 AND'·trTILITIR'S AGRij::EMENT:;::·· ··=~-Ti~~::;J·fjtC:;k,~'···· :·,· .. .-::·· SA(.£ OF~ ON n;,s Sll()Nf'f'IAT. mE i¥1'1EJ/J• w; -LOTS ~OFw,w ~~Jki:.iND~ilfffi_~~~- N«I RrSl'ON!ilBIUrY FOR 1,/,1/NfC~ Of" 1l1E' ~lf•>ll1'cocSS ANO unurr EAS£IJCl;T. ™ESE 1/MflENAl/tJt------- »If 1/UWR AND~ OF TNE"I IJltAJNN;£ ~s; ,wr Sff.WM lllolll'R (JU f"M;;IUT/a WITHIN TH£ CASEl,IOIT,, Pli'Mlli INFRAS1l/UCWR£ NOT OIIM"O Br rll£ Cf. VIII.TTY l'l'IOI-II.IER:. -fENWCE CGS/$ siJAU 8C SIW/£V', . .-;· E/J<JN.LY. IWll(III(; ()N 711£ PAW>IG IN mt: ACas;s ~IIICNT IS PilOHll8lltD, /,!l,lCSS PA\'Olflil" WIDTH IS CRoAl"fR Tl<AN W FCEr. EASEMENTS, AGREEMENTS & COVENANl'S: CCNfflN«$, cotl()jTl(}HS. /ID,711/COOf/S, f".A!i£1K/1,S.. NOT£S. ot.DICATKJNS AND S£1DtQl"S, IF ..wl', 51:.7 Fl!lfTH !N OR Oll/lo/EATED ON THIS 80IJNIMRr/UJT £/Ii£ ,Al./JUSTl,KNT Ht'COROW UMJ£R RCCORIJfNfi ~ 1(10lJl)2ffl}(J()()2, ~ TO liE>OL\£ NiO FJX 80iJNOMY POINIS mo lft/fS. Rf"(."ORDEP /JNIJtJI RECORD/NIJ """'8CR ;t/)(}2(Hl70()247J. msE~-ENT, .. & APPURTE:NANcEs: .r·~£~~~:.,, =rr.·~to1t ("'°'.:~·- ~--~ or -11\£ COVf!IW/1?. IS """""-'--""'11-. IAA'OC ... ....l,Wlf~~---._·.· rm CRONES & ASSOC . [ill LAND SURVEYORS ~ I • ~ VICINITY MAP ,., ~- ~ ~ N a ~~-?¢~· Jff~~~-~.DWC SCAL£ ~,?!~ Certificate No. .?/l!Nl...... 2JIIOO '"""' --M. "°"' -....... ..o,n (<>&) =-~:io CHKO. ~y It/LS Sl;rE[T 1 (Y#/2 -------------...L~·._,· ·=~ • ' ' i ; C. D. H/LLMAN:S J'Vashin§l!On Garden oPE~ i $ By PF Wr,?171'" /0/ey't:>+ Co,.,n,'y Svr.wpr C /?. Ta/li"er 313825 ,-c;;/t!!d kr fiecon;,' ,::,T .Ref>Ue.sT or" c; C)_ Hil/rr1,:;,n Oc-,< ,=., ,.90<{1. a:1-SE. ,.,..,,;.-,._ pa.sr + P. M ,::,nd Recorded 1n Vol I I o/ Pia Ts pa9e 8;::, /'r'ecorc/..5 c,T /fi)-,q Wqsl,,n,:;;-f'on 6eo B L a177pim7 Cov.rn'y Ar&i'i'ror o ,_ __ -o;p-...,-ry ADDlTION TO SEATTLE D/V/SION N0.4. :::r~~·~:~:y o7:'-:!:r.~~n C~- ;77/5.s,ir:,,n""~s ::'Ne:; ,,·r !_7 d,:;,y b/ Oc-h;,ber ,/D 19(.'-7 , C!-,,;;, /,•s 5alt'er Q,a,,rn7,::>,-Bo~r,:,, o/" Counf'y C;;,n,nu:.;..5;',H:er.s .-?~.sT On~,·,~• sa,•c , · = "'-"" "'"""z•~<l ~""'"' ,,,,r;.:;, DEDICATION ffN0""" A.Li-/"7e:N 8>' THES~ P~~J'VT5 T,7,:,7" -/-h~ H/I.L/'7AN Jn~.!11',,..,.,,enT Cornpcv'Ty a Cf?rpora-f"/017 or<'j'Qh'ized and ex- rs:/'N79 u17der and by wrrue o.?' rhl!!J la= o:f the sn::i'n!f of //Vas/7,,mfro= >Yifh ,-,..s pi·--/nc(Pt::71 p/GCe o/" bt,A!!Hne!SS U7 The CITY o,C Sea;lr/,e ffii?9 Cownry ,n The .Sa/77e. .sTQ;t'-e, are t'he sole owner.s ,;; fee .sr~k o-r The ::'"rac;-,' or /a,,7Q' cm-npr/5eQ 1/7 The pkn~ oT _C.D.H///=n'.s Lake Wa~h- 1n9-h:;,n Gc:,rden o/ E&ten O/w.s/0,'"7 Ne,. 4 and T/7.QT The .sc:m:'7 co.--por-,a,-,'70,,..,. 4'oee; hereby eo'ec/are h';r,:S ,c,,'a:/" =nd hereby ded,-CO"n"s J"o The µ.se oT T.l'?e pwb//c TOre,n,u-a// sfreeT.s, avenues, dr,?8...-::,y&. al7d c:,//ey-5 .snown ,'hereon. ,,.,.-" /n vvifn.as.s vVh~reef ,_.....,. hQve h,sreµ/71-o .se.T 04',- /;,a;qds on&T ,;;nr:,:...-ea The offici~/ .sea/ oT 5a/c;r" cQrp(;lra:ni;,n rms ea t7 day oT Sepr=oer A. o. /904- Clare=ce -O. /-fil/rnan W/lne.ss ...S. G Gr/#)rJ A-8. /"ll-'/w- P~1Qenr Olive Hrl/rna;-,, .Secr-e7'"<.":7ry ACKNOWLECG~MENT ,--~ ·Z;J . ;.'~ .Sh::1re oT Wasl7//7q,r-onJ <_J Govm'>' or Mnq, .S.S. •. On _,,.,.,.r-5 e 2 f7 day o/ Sep;,.7 \;~ ,s,rnber A.D. 1904 before f7?'e per..sonal/y appeared .,., C/orel?C<!'! O 1-/11/rnon ond B<!'!~/e Olive Hi//1"17Q,-, TO 1'77111l, ·rt fr"no,,vn ro b«< -,,~ p~,.Q'e.,..,.,. ~ .S=rerary or -,,~ <=or-?•,t; poraf'tt?n Th~/ -e.;rec;t..'~d The J1Y/t'"/;w7 crl7C/ :t'vl-eqo,1n9 <7ed'-~ 1c:~hor7 a,,,a-ac!f17ow/ed9cd rt'= .sa/d 117,.<1:/'rv~ ro be ~ ~ r,~ ~d volunTary ad 0/?d a'-d or ,;;0/'d c.:,.,..por~,.~ •. , Tor .,he =es a,,-,<Q' purpo.s;e.s :/"~,-SN7 rnt"!/'77","0"78<7 «17d ,:v,J,; ' " oc,t-n ~rc:n'>ad e&ch >Vr h,.-n.$""/r mar he -as C?<ffhor~d ~ ~ 7"o e:,u;,:;.u:/"e so/d /n.st'"r<,,1.-"T7en:I' a~ ThaT -/"he ~.,,,:;,/ a/r..-g__-;;_ ·'-< tne corporat'l!; .seal t;,T saa:Y corpm-crrY0/7. . -. l}:' /,7. ,,.,;;-~.55 Wh1reoT I han!!i -"T<!lr>9unt'-o 5e,'-177Y ~-·' $• ':;7:,,.,, a:~=:,.. .IT7y off,,;,1,:;,-/ Sl!!(:7/ >'he da,y am:T year f'i.r.s?: . :,;·~ -·~"" ,'~ W,/,on P Ha===~ .,, ~;j« :.:.,.~.:.·.c_·.: .. ·-~.:: .... :.:.~·.11j. ~ i!i; .. :~~·---..-.:. -___ .a__lk. -- ~· t {/ @O ••M ~&~li @:a~i- ·.J.i~i-: <!)t., ... 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F >1~t•c ~ • ..s i. ··l r .!!:,,i I i ~··j ~ • 11 ~iii i;:lt; !t i ij• I• ~ii 'i ot .5 :~~s~!~is f.; .• 1 ;ci.!,;~· l~] ~ f: h&r ,;,ss. a; •• -·;.~ri 1-::· i: z J _, ~ 1·i~ii 0 ·j !, • ii •f· H ~ @<f"i ,. ~ ,_ f ~· "~ o'! ! ., ·r ;i ~ ,Itlii!1'11 H ~~~s;tr;~~~ ~ ~~~!;:d~;..:!!l~ • ' . After recording return to. WARREN, BARBER, DEAN & FONTES, P .S. P.O BOX626 RENTON, WASHINGTON 98057-0626 JIIII "·" DOCUMENT TITLE: Agreement to Resolve and Fix Bowidary Points and Lines REFERENCE NUMBER..QF RELATED DOCUMENT: GRANTOR(S}: Bigglr::navid; Jacques, James; Engel, Terry and Janice; Smith, Ronald L., Oliver, Jo,k'n and S~e: and Snith, Rosalie ADDITIONAL GRANT"1R(S) ON PAGE: NIA GRANTEE(S): Bigg/,"!>avid; Jacques, James; Engel, Terry and Janice; Smith, Ronald L, Oliver, Jolin and Sufanne: and Smith, Rosalie ADDITIONAL GRANTEE(S) ON PAGE: NI A ABBREVIATED LEGAL DESCRIPTION: The N 80 ft of Tract 254, Vol. 11, Pg 82; The S 80 ft ofN 240 ft of Tract 254, Vol 11, Pg 82; The S 80 ft ofN 160 ft of Tract 254, Vol. 11, Pg 82, PtnofTract254, Vol. ll,Pg82;PtnofTract254, Vol. ll,Pg82; PtnofTract254, Vol.11,Pg 82 ADDITIONAL LEGAL DESCRIPTION ON PAGE(S): Exhibit A ASSESSOR'S TAX PARCEL NUMBER(S): 3343902000; 3343902006; 3343902005; 3343902008;3343902007;3343902004 AGREEMENT TO RESOLVE AND FIX BOUNDARY POlNTS AND LINES THIS AGREEMENT made and entered mto this &*Jay of rYl Afe,,0-. , 2~ by and between David Big.~ames Jacques, Terry and Janice Engel, Ronald L. Smith, and Joph and Rosalie Smith and Susanne Oliver"as Owners of all real estate affected by this agreement WHEREAS, each of the signatories hereto owns certain real estate affected by this agreement; and AGREEMENT TO RESOLVE AND FIX BOUNDARY POINTS AND LINES -Page I ..., ..... .... ..... = = ....... - WHEREAS, the signatories to this agreement cannot identify a pomt or line determining the boundary between their respective parcels of real property through use of existing public record, monuments and landmarks, and WHEREAS, the signatones to this agreement wish to resolve and fix the boundary pomts and Imes by agreement; NOW, THEREFORE, the parties hereto do agree as follows: 1. All parties agree to the location and markmg of the pomts and lines as described m the legal description attached hereto as Exhibit A and as show on the Record of Survey recorded in the Volume 151 Page, 141 of the Book of Surveys, recorded under King County recording number 200204039QX)20 and mcluded herein by reference . 2. This agreement shall be filed for the record and shall be bmding on all signatories hereto, their successors, assigns, heirs and devisees. This agreement shall run with the land and shall be recorded with the real estate records of King County. DATED THIS 8~ay of W\µ&4-'L , 2(){)( ..1, .... -= STATE OF WASHINGTON COUNTY OF KING By: Q ,m &ect· : (Jon Oliver By:~~,k anneOhver 0 ) S.o, )ss d1/ ) *~µ,' I certify that I know or have satisfactory evidence that David Biggt-is the person who appeared before me, and who signed this instrument and acknowledged it to be his free and voluntary act for the uses and purposes mentioned m the instrument. DATED: LINDA ELKINS STATE OF WASHINGTON NOTARY-•·· PUBLIC UY COMMISSION EXPIRES 8·13·03 STATE OF WASHINGTON COUNTY OF KING tary bhc in and for the State ~ of Washington, res1dmg at 4e;',P4 D My appomtrnent expires;~ c)cJ{},.3 ) ) ss ) I certify that I know or have satisfactory evidence that James Jacques 1s the person who appeared before me, and who signed this instrument and acknowledged 1t to be !us free and voluntary act for the uses and purposes mentioned in the instrument. My appointment expires: 7, 13 itt!,3 AGREEMENT TO RESOLVE AND FIX BOUNDARY POINTS AND LINES-Page 3 on-.... -.... = = ..... STA TE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Terry Engel is the person who appeared before me, and who signed this instrument and acknowledged it to be his free and voluntary act for the uses and purposes mentioned in the instrument. DATED //-/7'-t)/ STA TE OF WASHINGTON COUNTY OF KING Notary Public in for the State of Washington, residing at~~ My appointment expires: if f'.i?J-RZ ) ) ss ) I certify that I know or have satisfactory evidence that Janice Engel is the person who appeared before me, and who signed this mstrurnent and acknowledged it to be her free and voluntary act for the uses and purposes mentioned in the instrument. DATED: //-li/;CI Notary Public in andortheState of Washington, residing at4flw~ My appointment expires: t>7--U1f)? AGREEMENT TO RESOLVE AND FIX BOUNDARY POINTS AND LINES -Page 4 . ..,, --.... CN, = = .... --=· STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Ronald L. Smith is the person who appeared before me, and who signed this instrument and acknowledged it to be his free and voluntary act for the uses and purposes mentioned in the mstrument. STATE OF WASHINGTON COUNTY OF KING otary Public m for the State of Washington, residmg atC,~l:o-,-- My appointment exprres / -u, -O J ) ) ss ) I certify that I know or have satisfactory evidence that Jon Ohver 1s the person who appeared before me, and who signed this instrument and acknowledged 1t to be his free and voluntary act for the uses and purposes mentioned in the instrument. DATED: 3 -C,. -O 'Z- otary Public in for the State of Washington, residing at ~-h,.,......, My appointment expires I -tp -rl} AGREEMENT TO RESOLVE AND FIX BOUNDARY POINTS AND LINES -Page 5 .... .... -..... = = .... -..... = STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Suz.anne Oliver is the person who appeared before me, and who signed this mstrument and acknowledged it to be her free and voluntary act for the uses and purposes mentioned m the instrument. DATED: 2 ..-{.q-0 ;J. ) j ss ) I certify that I know or have satisfactory evidence that Bosalie Smith is the person who appeared before me, and who signed tlrls instrument and acknowleged it to!•be her free and voluntai:y act for the uaes and purposes mentioned in the instrumant. DATED, ooa«h Q )oo}.. I AGREEMENT TO RESOLVE AND FIX BOUNDARY POINTS AND LINES -Page 6 ..... .._ .... .... =-= ...... -= -------------- EXHIBIT A I BioqlR Parcel # 3343902000 THE NORTII 80 FEET OF TRACT TWO HUNDRED FIFTY-FOUR (254) OF C.D HILLMAN'$ LAKE WASHINGTON GARDEN OF EDEN, DIVISION NO. 4, ACCORDING TO THE PLAT RECORDED IN VOLUME 11 OF PLATS, ON PAGE 82, RECORDS OF KING COUNTY, WASHINGTON. JACQUES Parcel (1) # 3343902006: THE SOUTH 80 FEET OF THE NORTH 160 FEET OF TRACT 254 OF C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN NO. 4 RECORDED IN VOLUME 11 OF PLATS PAGE82. RECORDS OF KING COUNTY WASHINGTON . JACQUES Parcel (2) # 3343902005: THE SOUTH 80 FEET OF THE NORTH 240 FEET OF TRACT 254 OF C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN NO. 4 RECORDED IN VOLUME 11 OF PLATS PAGE82. RECORDS OF KING COUNTY WASHINGTON. ENGEL Parcel# 3343902008: THAT PORTION OF TRACT 254, C.D. HILLMAN'$ LAKE WASHINGTON GARDEN OF EDEN, DIVISION NO. 4, ACCORDING TO PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS, BEGINNING AT THE INTERSECTION OF THE CENTER LINE OF SOUTHEAST I 0011! AND 112TH AVENUES SOUTHEAST; THENCE NORTH 0°32' WEST, ALONG THE CENTER LINE OF 112 TH AVENUE SOUTHEAST, 315 .81 FEET; THENCE NORTH 89°14' WEST 30.01 FEET TO THE WESTERLY MARGIN OF 112TH AVENUE SOUTHEAST, BEING THE TRUE POINT OF BEGINNING; THENCE NORTH 0°32' WEST 85.36 FEET, MORE OR LESS, ALONG THE WESTERLY MARGIN OF 112 TH AVENUE SOUTHEAST TO THE SOUTH LINE OF THE NORTH 240 FEET OF SAID TRACT; THENCE WESTERLY ALONG SAID SOUTH LINE TO THE WEST LINE OF SAID TRACT; THENCE SOUTHERLY ALONG SAID WEST LINE TO A POINT WHICH BEARS NORTII 89°14' WEST FROM THE TRUE POINT OF BEGINNING; THENCE SOUTH 89°14' EAST TO THE TRUE POINT OF BEGINNING. SMITH Parcel# 3343902007. THAT PORTION OF TRACT 254 OF C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN NO. 4 RECORDED IN VOLUME 11 OF PLATS PAGE 82 DESCRIBED AS FOLLOWS. COMMENCING AT THE INTERSECTION OF SE 100™ STREET AND 112m AVE SE THENCE N 00°32'00" W 237.81 FEET, THENCE N 89°14'00" W 30.01 TO THE POINT OF BEGINNING; THENCE N 00°32'00" W 78 FEET; THENCE N 89°14'00" W TO THE WEST LINE OF SAID TRACT; THENCE S 00°32'00" E 78 FEET; THENCE S 89°14'00" E TO THE TRUE POINT OF BEGINNING OLIVER Parcel # 3343902004· THAT PORTION OF TRACT 254, C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DMSION NO. 4, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 11 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: ~ BEGINNING AT THE INTERSECTION OF THE CENTER LINE OF SOUTHEAST 100™ ;!_ STREET AND 112™ AVE SOUTHEAST; = THENCE NORTH 0°32' WEST ALONG THE CENTER LINE OF 112™ AVE, SOUTHEAST, = ..... 237.81 FEET; ..-THENCE NORTH 89°14' WEST 30.01 FEET TO THE WESTERLY MARGIN OF 112™ A VE -SOUTHEAST BEING THE TRUE POINT OF BEGINNING; c::> THENCE NORTH 89°14' WEST TO THE WESTERLY LINE OF SAID TRACT; THENCE SOUTHERLY ALONG THE WESTERLY LINE 62 FEET, MORE OR LESS TO THE NORTH LINE OF THE SOUTH ONE-QUARTER OF SAID TRACT 254; THENCE EASTERLY ALONG SAID NORTH LINE TO THE EASTERLY LINE OF SAID TRACT; THENCE NORIBERL Y ALONG THE EASTERLY LINE 62 FEET MORE OR LESS TO THE TRUE POINT OF BEGINNING. 2.0403 " THAT PORTION OF THE _!:l"!_l/4, _.!_f~l/4, SECTION __ _9__!? 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Y IW!Zfi.47 Sq.N.i, -:':.,. ::j J ~ ! 31 I~ L ;:; ~ I • "' J/J.0/'(D) '<I/Cl: (]/,/ UN£ 252.B7" XI.DO' \ ~-·~-·--·--~-·----·--· --h-!l6B'!1'26'W '<M'l+'DO'W(D) NiJ6'17"26'WI I "!4'0Q'll'(II) ~o-z004 ,,,~ R ' fj ,,, . -~~~" "· ~ -f"OOM) OISEll = !JON '' 1:!J<.9J' (P) _ ~ ---./'-----~-~ I: SE.' I 00TH Sl'. 'i) LEGEND· ~ ~COIYCRf:TfJ«'J/'/IJMOfl..SSHOWN t J/• CTJRt/Vt J.IIJNlJl,IV/7 ,.s Si/OWN + >l)!H/() SEcr: r;;QflN£R X ffl'IVDISE' PO/HT (P) PU.I OF SUNSIT Hll1S ADO. VOL 169. p,:;, 51-~ 0) - LEGAL DESCRCPTION: TAXI .U"-'80-......., TflE 50U1IJ BIJ ffU OF fJ/E: HQ/11" 2'40 Fcir OF llfl'CT 2.54 Dr C.(). HIW,Wi"$ I.AK[ WASfflliGTON r.NID£N OF (DO/ /IQ. < REWf/()£0 IN Q.UME' 11 OF PU,.1S PAGE 82. Ru;ORl)S OF /f/N(j CDmirY -TOI'. TA)(I ~-zoos rn£ SCUTII 8/J n£T OF THE NOH1" !60 nu OF IMCT 2!54 OF C 0. H/1.1.1,14/iS I.AKE ~ r;,J,RQ£N OF fD£N ND. 4 ilECOl10UJ IN ~VUE' ti OF Pl/I.TS PA(/£ 82, Ru;aRO$ OF K!NC CDUflrY WAS/1/NGroN. TAXI JJ4JflD-UXJ7 rn.lT PORTION OF '!RACT 254 Of C.D. lill.~'S !Al(£ 'lfA$JJ/Nr;7/JN GM0EN OF DJfJI r.o. 4 11£CDRt)fll W \'l'XUI/E t I OF />!ATS f'A« 112. OCSCR!BEI) AS flJU.Oll'S, CCJINfNCtNC AT TflE 11.rFRSCCOON OF SE 1001/f Sri/UT AND 1!21" A\,f" S£ 11/fNCf IIQ(J'Jl'oo"W ZJ7.81 Fm, TIICNCE lltJS"r4'GO"W Ja.Q/ ro tH£ !'Olm or !ll:G/NHING: mi::11C£ !IOO"J2'0/J.., 78 ,rrr, THENCE /'89'14'00"W ro 1HE ~ LJNE OF s;w m.1Cr 11101C£ SDO"J2'<JOO: 78 /"f,:T· Tll£IJCE SB9'f4'00t TO 7/lf POINT OF f1«iJHCIN(; BASIS OF BEARINGS: rnt:tllS/SfJF5!ARfl,/GSRJRfHl5WAPl51HCC£.lflUilJNEOf' AB(f/Da}I ~~-N£ ALSO 8£/INC ilff £AST iJNE OF 111£ Mllm<- W& O!Wlrut OF fHf I-/OllmEASr OIINlrrR ur sec. s-2J-s CROSS REFERENCE: RE,TRO,CF; 1' ""°" '() rm: ,-o..,c~·111G OIJRWCS FOR 00~/1(.)11 w&,vi'.i/()1/ ,WO .~£ ,'t,,0/1!,lAnON PIAi 01 ~IJIISU !,!HS VOi 15~, A." .Jl-55 SIC:Li."-V£~ ALJ!!. VOL dB, ,-c. 87 i/ffC,9CS OF KING COUN,r, IIA51'il/G.-OII :<OTES "lt"LQ Mt:A$U>f<Uf.NIS IQ}( 1~/S SI./I/YCI' PU?rCR/olfC "'"" ,, [ TOi-VJN ~·1, J8 .'N'.i/R<l!,/f:N/, 8~ r,,,,.vrnc'E ... ,moo,. Nm "''' (}}( UC"lEO ~CC:.J/?ACY SIANIWIOS :;,-I IU./XJ,J ;}/JS SU17vfY IIOIS CQ>«JUCTfD lflrl<QU( fHf fJOICRT OF A WRR£/olr mt( RfPQRT N/0 THO/ffORt: 00t:S f,/()f PIIRPOflr ro SHOW AU £ASCJ.l(NT5 I}// REST1IIC110N5 or RfCORO. IF ,wr WlGC 0/SCRrP,wr;tiS Wl/lc" FOVN{) 88WffH FOOMJ IIOMJM£N1S ANO Tl/€ OIIEIIS/0/VS /JN 71/f PIAT OF c.a NII.I.IMICi tAKF WASl!INCmN (Wl(JFJo/ OF fD(I'( oor ro lH£S£ l!/SCRV'IWC/ES. 71/f; R(COIIOE() l.:G,,/. DfSC/llf'll()HS NII} rH£ ,"I.AT~ UN5Uli\of"YA8l£ THE £AST-ll'E'SI" IJOIJNDARY lll/£S SU01m AAE A ~,tOON or IH£ ll'T&,IT OF 1111: ~ !IE'.x:RIPTIONS Sols.!l) ON OCOJPAOON. ""5 R«/JPD OF SURVEY' IS f'01I 7Hf P/11,fWC OF RESC!l.';!NG ,WI) Fl)@/(; THE IJJC.'7/0II or 1Hf 8()(!N()M"( POINTS !ANO um:s 5Hl'JWN ltffll:.ON AS AU.CltR' UNDDt l1!\tS'£O CC0C OF !l'ASHJ//GWN CIW'Tff/ Sll.04. THIS ()()CVAlO(T IS 1" SQPPORT Of TH£ 'M;/i/EEM£NT OF R£SOl.l1F AND nx 80IJNDARI' POINTS AND I.Jl/£S' 1/fC(}//[}fl) IN me llfCOf/05 DF l(IN(; COON!Y. 'lfASH/NCTDN IJl/1JCR RFCDR!IIIIG Nw,eu, CDPY'?/GHl' BY CRONES ANO ASSOCIA1£S. SURVEYOR'S CERTCF[CATE 1IIIS WP CORRfell.r f/C?flUCNTS ~ S<ffeVCY ~ flY MC DR UH/XR l,IY 0/Rt:Cr,<m, "1 COIIFO/IMANCf. WITH lHC l/fQUIIIE- i,H!.N7S OF fHc: SUR','E'/' flECOfWINC, ,t~f, AT fHf IIWUP.ir UF Jll,I JACWfS !ANO Rt»W.1J 5"'/fH, "1 .!UNI; OF UICI ~~~ RECORDING CERTIFICATE 12/Jl/01 fll£J) (Off RCC/JRD mlS .Q,!_ ,;.!Y OF ~--2(}(}2, AT 1.5!.JJ} W IN 9{)(/1( 12.J._ OF ~ ~7 ~ /!i....L_, AT 11/C IWJIJ(5T or CRQH£S • "5SOC'"1FS liWWJ£R or RfCQl'!lS -"ID EI.ECTKMS ffoff f?oE§.tte.t' /ff we~• WAS\l'""'T""' l "\ S _:_111e ;iw I/• OF_ T1lf ~ J/• OF ~i:c. 5-2J-5 ~o:.c.:£?£RPI.Ar OF sUNSF:r H/1.J.S THAT PORTION OF THE NW 1/ 4, _l'_i~_l/ 4, SECT[ON 05 TOWNSHIP _5_?_ KORTH, RANGE _ _9_?_ E:AST, W.M. 0 V') 0 Cr: V') 0 V') >- <( ~ I ""' Cr: = 23 l/1 a Z O ~- 0 ::z.: ~ Cr: ~ - ,.~u-'; I _,,., i 1 -z-c::::, - "-' I !. < e 0 >-- ~ ~ Ct: ~ :-. Dl " ~ G: ~ :::) C, I/) , ~.) ~-6 c3 c:i (J .._) Ct: "i C, ~ LC] Q: ~ ~ ii I. ~!i~I~ [ 111-i s Ql~~fzl~ ..... .e F,., pJ <I) ll,) "' 0 ::, I,. ..c := Clt/JIZIOU~ SHEET _1_._1_ • FILED FOR RECORD AT REQUEST OF: WESTAR FUNDING, INC. ns 3rd Stree~ Suite D Mukilteo, WA 98275 20151214000965.001 1111111111111111 20151214000965 CHICAGO T[TLE DT 77 88 PAGE•ll81 OF 81M • \2/14/2815 14:33 K[NG COUNTY, 11A Deed of Trust THIS DEED OF TRUST, made this ..lQ_ day of )), ( J IY'\ bk( , 2015 between 2525 Aberdeen, LLC, a Washington Slate fimited llabHity company, GRANTOR, whose address is 728 3rd Street Suite D, Mukilteo, WA 98275, Jerome A. Froland, Allomey at Law as TRUSTEE, whose address is P.O. Box 13125, Mill Creek. WA. 98082 and Westar Funding, Inc., BENEFICIARY, whose address is 728 3rd Street Suite D, Mukilteo, WA 98275. WITNESSETH: Grantor hereby ba19Bins. sells and conveys to Trustee In Trus~ with power of sale, the following described real property in King County, Washington: LEGAL DESCRIPTION ATIACHED HERETO AS EXHIBIT "A" AND INCORPORATED HEREIN BY THIS REFERENCE. Commonly Known A,;: 2525 Aberdeen Ave NE, Renton, WA 98056 Together with all buildings, Improvements, and lenements now or hereafter erected on the property, and all heretofore or hereafter vacated alleys and streets abutting the property. and all easements. rights, appurtenances, rents (subject however to the assignment or rents lo lender herein), royalties, mineral, oil and gas rights and profits, water, water rights. and water stock appurtenant to the building, all materials. appliances and goods of every nature whatsoever now or hereafter located in, or on, or used or intended to be used in connection with the property, including, but not limited to, those for the purpo,;es of supplying or distributing heating, cooling. electricity, gas, water, air, and ligh~ and all elevators, and related machinery and equipment, fire prevention and extinguishing apparatus, security and access control apparatus, plumbing, bath tubs, water heaters, water closets, sinks, ranges, stoves, refrigerators, dishwashers, disposals, washers, dryers, awnings. storm windows, storm doors, screens, blinds, shades, curtains and curtain rods, mirrors, cabinets, paneling, rugs, attached floor coverings, furniture, pictures, antennas, trees and plants; all of which, in duding replacements and additions thereto, shall be deemed to be and remain a part or the real property covered by this instrument; and all of the foregoing, together with said property are herein referred to as the "Property" Tax Account Number: Parcel A: 334390-2021--02 Parcel B: 334390-2000-07 Which real property is not used principally for agricullural or farming purposes. This deed is for the purpOSe of securing performance of each agreement of granlor herein contained. the Hazardous Waste Certificate and payment Of the sum of Three Hundred Fifty Thousand Dollars and No/100's ($350,000.00) With interest. in accordance with the terms of a promissory note of even date herewith. payable to Beneficiary or order, and made by Grantor, and all renewals, modifications and extensions thereof, and atso such further sums as may be advanced or loaned by Beneficiary to Gran tor, or any of their successors or assigns, together with interest thereon at such rate as shall be agreed upon. To protect Iha security or this Deed of Trust, Granto, covenants and agrees: 1. To keep the property in good condition and repair, to permit no waste thereof, to complete any building, structure or in-.,rovement being built or about to be built thereon; to restore promplly any building, structure or improvement thereon which may be damaged or destroyed; and lo comply with all laws, ordinances, regulations, covenants, cooditions and restrictions affecting the property. " 20151214o00965.002 • 2. To pay before delinquent all lawful taxes and assessments upon the property; to keep the property free and dear of all other charges, liens or encumbrances impairing the sea.irity of this Deed of Trust 3. To keep all buildings now or hereafter erected on the property described herein continuously insured against loss by fire or other hazards ii an amount not less than the total debt secured by this Deed of Trust. Al policies shaO be held by the Beneficiary, and be In such companies as the Beneficiary may approve and have loss payable first to the Beneficiary, as its interest may appear, and then to the Granto,. The amount coHected under any insurance por,cy may be applled upon any indebtedness hereby sewred in such order as the Beneficiary shall determine. Such application by the Beneficiary shall not cause discontinuance of any proceedings to foreclose this Deed of Trust In the event of foreclosure, all rights of the Grantor in insurance policies then in force shall pass to the purchaser at the fomclosure sale. If grantor fails to provide beneficiary with evidence of insurance coverage, beneficiary may purchase insurance at granto(s expense to protect the beneficiary's in1eresL This coverage may, but need not, protect the granto(s inlerest too. If the collateral is damaged, the coverage pun:hased by the beneflcfary may not pay any dalm made by or against the Grantor. The Granto, may cancel the forced insurance coverage by providing evidence of insurance. Granto, is responsible for the cost of any insurance purchased by the beneficiary, and the cost shall be added to the loan balance. If added to the loan balance, the expense will be subject to the underlying interest rate. The effective date of coverage may be the elate the Granto(s prior coverage lapsed or the dale upon which the grantor failed to provide proof of coverage. Insurance purchased by the beneficiary may be more expensive than the grantor could olhelwise obtain and may not satisfy any need for the Granto(s property damage or any other applcable mandatory Rabiity insurance requirements. 4. To defend any action or proceeding purporting to affect lhe security hereof or the rights or powers of Beneficiary or Trustee, and to pay all costs and expenses, ilcluding cost of title search and attorney's faes in a reasonable amounL in any such action or proceeding, and in any slit brought by Beneficiary to foredose this Deed of Trust. 5. To pay all costs, fees and expenses in connection with lhis Deed of Trust, including the expenses of the Truslee incurred in enforcing the obligation secured hereby and Trustee's and attorney's fees actuaDy incurred, as provided by statuta. 6. Should Grantor fall to pay when clue any taxes, assessments, insurance premiums, nens, encumbrances or other charges against the property herein abOve described, or ~ Granter falls to perform the covenanlS and agreements contained in this Deed of Trus~ or there is a legal proceedil1g that may significanUy alfect Beneficiary's rights In the Property (such as a proceeding in bankruptcy, probate, condemnation, forfeiture, foreclosure, or to enforce laws, covenants, conditions, restriction, regulations), then Beneficiary may do and pay for whatever is necessary to protect the value of Property and Beneficiary's rights in the property. Beneficiary's action may include paying any sums secured by a lien which has priority over this Deed of Trust, appearing in court, paying reasonable attorney's fees and entering on the Property to make repairs. Although Beneficiary may take this action under this paragraph, Beneficiary does not have to do so. Ar.y amounlS disbursed by Beneficiary under this paragraph shall become additional debt of Grantor secured by this Deed of TrusL Unless Grantor and Beneficiary agree in writing to other terms of payment, these amounts shal bear interest from the date of disbursement at lhe default rate of interest set forth in the parties Promissory Note and shall be payable, with said default interest, upon notice from Beneficiary to Grantor requesting payment. Failure to make payment in full after such notice is an event of default. IT IS MUTUALLY AGREED THAT: 1. In the event any portion of Iha property is taken or damaged in any eminent domain proceeding, the entire amount of the award or such portion as may be necessa,y to My satisfy lhe obligation secured hereby, shall be paid to Beneffcla,y to be applied to said obligation. 2. By accepting payment of any sum secured hereby after its due dale, Beneficiary does not waive ilS right to require prompt payment when due of all other sums so secured or to declare default for failure to so pay. 3. The Trustee shall reconvey all or any part of the property covered by this Deed of Trust to tha person entiUed thereto, on written request of lhe Grantor and lhe Beneficiary, or upon satisfaction of the obi gallon secured and written request for reconveyance made by the Beneficiary or Iha person entilled thereto. Grantor shall pay all costs and fees associated with reconveyance. 4. Upon default by Grantor In the payment of any Indebtedness secured hereby or in the performance of any ai,:eement contained herein, all sums secured hereby shall immediately become due and payable at lhe option of the Beneficiary. 1n such event and upon written ""!Uesl of Beneficiary, Trustee shall sel lhe trust property, in accordance with the Deed of Trust Act of the State of Washlnglon, at public auction lo the lvghest bidder. Arrf person except Trustee may bid at Trustee's sale. T rustae shall apply the proceeds of the sate as follows: (1) to the expense of the sale, lncludin9 a reasonable Trustee's fee and attorneys fee; (2) to lhe obligation secured by this Deed of Trust; (3) the surplus. if any, shaD be distrl>uted to the persons enliUed thereto. 5. Trustee shal deliver lo the purchaser at the sale its deed, without warranty, which shall convey to the purchaser the !nterest In the property which Grantor had or had the power to convey at lhe time of his execution of this Deed of Trust, and such as he may have acquired !hereafter. Trustee's deed shaH recite lhe facts showing that the sale was conducted In compliance with an Iha requirements of law and of this Deed of Trust, which recital shall be prima facie • 20151214000965.003 evidence of such compliance and conclusive evidence thereof in favor of bona fide purchaser and encumbrancers for value. 6. The power of sale conferred by lhls Deed of Trust and by the Deed ofTrust Act of the State of Washington is notan exclusive remedy; Beneficia,y may cause this Deed of Trust to be foteclosed as a mortgage. 7. In the event of the death, incapacity, disability or resignation of Trustee, Beneficiary may appoint In writing a successor trustee, and upon the recording of such appointment in the mortgage records of the county in which this Deed of Trust is recorded, the successor trustee shall be vested with all powers of the original trustee. The trustee is not obligated to notify any party hereto of pending sale under any other Deed of Trust or of any action or proceeding in which Grantor. Trustee or Beneficiary shall be a party unless such action or proceeding is brought by the Trustee. 8. This Deed of Trust applies to, inures to the benefit of, and is binding not only an the parties hereto, but on their heirs, dev\sees. legatees, administrators, executors and assigns. The tenn Beneficiary shall mean the holder and owner of the note secured hereby, whether or not named as Beneficiary herein. 2525 Aberdeen LLC By: Westar Funding, Inc., its Manager By:~~ Eric J. Hog~t STATE OF WASHINGTON ) )ss. COUNTY OF ) On this ( 0 't:' day of :Pe U .,..,L, • ..,,_ , 2015. before!lle, the ..iderslgn<!(l, a no1ary public In and for the Slate or W lngton, dUly commissioned and sv.om. personally appeared 1:.-L• ,:.. J, Hoc:.., en, , lo me krown lo be the __ 0. or 45,21.5 Ah<'< d,9 o O LLC, the limited liability company that executed /he within and egoong ins ent. and ack""""edged tho said instrument to be the free and YOlu11ary act and deed of sa.i company ror the uses and pu,poses therein mentioned. and on oath stated that he/she/they was/were authonzed lo execute the said instrument and that the seel affixed. if any. is the offlclal seel or said company • . MADELAINE GILLIS NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES JUNE 26, 2017 - 20151214b00965.004 ., EXHIBIT "A" Order No.: 0049035-ETU PARCEL A: THAT PORTION OF THE NW Y. OF THE NEY. OF SECTION 05, T 23 N, R SE, W.M., ANO TRACT 254 OF C.O. HILLMAN'$ LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 RECORDED IN VOLUME 11 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY MARGIN OF ABERDEEN AVE N.E. WITH THE SOUTH LINE OF TRACT 255 OF SAID C.D. HILLMANS'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AS ESTABLISHED BY SURVEY PREPARED BY JACK ELLER ASSOCIATES, INC., UNDER JOB NO. 72072, DATED 9/25171 (SAID SOUTH LINE ALSO BEING THE SOUTH LINE OF CITY OF RENTON SHORT PLAT #LUA-01-109-SHPL LND-20-0296, RECORDED UNDER RECORDING NO. 20040811900006); THENCE WEST ALONG SAID SOUTH LINE 252.60 FEET, MORE OR LESS, TO THE WEST LINE OF TRACT 254 OF SAID C.D. HILLMAN'$ LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 ANO SAID LINE EXTENDED; THENCE S 01• 01' 28'W, ALONG SAID EXTENDED WEST LINE, 106.67 FEET, MORE OR LESS.TO THE NORTH LINE OF CITY OF RENTON SHORT PLAT NO. LUA-02-017-SHPL, RECORDED UNDER RECORDING NO. 20040907900015; THENCE S 89 16' 40" E ALONG THE NORTH LINE OF SAID SHORT PLAT, 252.60 FEET, MORE OR LESS, TO THE WESTERLY MARGIN OF ABERDEEN AVE N.E.; THENCE ALONG SAID WESTERLY MARGIN N 01° 00' 55" E 102.67 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. EXCEPT THE SOUTH 80 FEET THEREOF. PARCELS: THE SOUTH 80 FEET OF THE FOLLOWING DESCRIBED PROPERTY: THAT PORTION OF THE NW Y. OF THE NEY. OF SECTION 05, T 23 N, R SE, W.M., ANO TRACT 254 OF C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 RECORDED IN VOLUME 11 OF PLATS. PAGE 82. IN KING COUNTY, WASHINGTON. DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY MARGIN OF ABERDEEN AVE N.E. WITH THE SOUTH LINE OF TRACT 255 OF SAID C.D. HILLMANS'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AS ESTABLISHED BY SURVEY PREPARED BY JACK ELLER ASSOCIATES, INC., UNDER JOB NO. 72072, DATED 9/25171 (SAID SOUTH LINE ALSO BEING THE SOUTH LINE OF CITY OF RENTON SHORT PLAT #LUA-01-109-SHPL LND-20-0296, RECORDED UNDER RECORDING NO. 20040811900006); THENCE WEST ALONG SAID SOUTH LINE 252.60 FEET, MORE OR LESS, TO THE WEST LINE OF TRACT 254 OF SAID C.D. HILLMAN'$ LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AND SAID LINE EXTENDED; THENCE S 01° 01' 28'W, ALONG SAID EXTENDED WEST LINE, 106.67 FEET, MORE OR LESS.TO THE NORTH LINE OF CITY OF RENTON SHORT PLAT NO. LUA-02-017-SHPL, RECORDED UNDER RECORDING NO. 20040907900015; THENCE S 8916' 40" E ALONG THE NORTH LINE OF SAID SHORT PLAT, 252.60 FEET, MORE OR LESS, TO THE WESTERLY MARGIN OF ABERDEEN AVE N.E.; THENCE ALONG SAID WESTERLY MARGIN N 01" 00' 55" E 102.67 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. • AFTER RECORDING RETURN TO: WESTAR FUNDING, INC. 728 3rd Slreet, Suile D Mukilteo, WA 98275 STATE OF WASHINGTON) COUNTY OF SNOHOMISH) SS 20160121000135.001 ,,,,,,,,,,,,,, ~EST~~!NG ADT 18.88 em1,a1a .:,. KING COUNTY, ill! 201s12-1·4000sss· 5!9o:AGO rnu: ADT IG ee r"uE-etl OF 882 · 12/14/2815 14:33 KING COUNTY, WA ASSIGNMENT OF DEED OF TRUST , c RECORDING *-2.D 15 1,'.)\'l om"lv-..:, The undersigned, the presenl legal and equitable owner and holder of Iha! one certain Promissory Note In the original principal sum of Three Hundred Filly Thousand Dollars and No/100's ($350,000.00). dated December jQ_, 2015, executed by 2525 Aberdeen, LLC. a Washing1on State limited liability company. payable to the order of Westar Funding, Inc. said Note being secured by a Deed of Trust of even date therev.1th recoroed In the Deed of Trust Records In the County Clerk's oflce of King County, Washington. against the following described real property. lo-wit 2 C IS I 7_ I'-\-OO C) q \.DS Legal description attached hereto as exhibit "a" and incorporated herein by this reference. Commonly ~ As: 2525 Aberde<,n Ave NE. Ren!Oll, WA 98056 Tax Acoount Number: Parcel A: 334390-2021-02 Parcel B: 334390-2000-07 For good and valuable consideration paid to the undersigned. lhe receipt and sufficiency of which is hereby acknowledged. has TRANSFERRED and ASSIGNED. GRANTED and CONVEYED and by these presenls, TRANSFERS, ASSIGNS, GRANTS and CONVEYS unto the A5$gnee named below, the above described Note, (without recourse) and Deed of Trust together wtlh an liens and any superior title held by the undersigned securing the payment !hereof. Assignee's name and address is: Peter Keese llennium Trust Campa 12.L-n.c..,,l ett-\1,.t 1~-.,t':,~;,.f' · rJo Westar Fundlng, Inc. F eter Ke 728 3~ Street. Suite D 2001 "' '-> ... ~ -;:.__, "~ ::::i .1-o L..rr t.. (.).- Mukilteo. WA 98275 0a ~ l',l--~ "'"!. , •. f>Nulo>.!.t'/. ASTO-\ao1,. - rt.<.,, r CA.~ "!, -.... ""'""'~ EXECUTED this ..lCL. day of QI L p flll I;, if. 2015. .;)a IS 1;, \ 4t>oo "l<-1.a . WESTAR FUNDING. INC. BY:~ Eric J. H.rini STATE OF WASHINGTON) COUNTY OF SNOHOMISH) SS On this I Q-b day ot:D,,G:sr..,., h . , 2015. before me, the undersigned, a Nolary Public In and for the State of Washington, duly commissioned and s1NOm personalfy appeared ERIC J. HOGAN. to me known to be the President of WESTAR FUNDING. INC .• the corporation that executed the foregoing instrumenr, and acknowledged the said instrument to be the free and voluntary act and deed of sakl corporation, for the uses and purposes therein mentioned, and on oath stated that he was authorized to ex.acute the said lnstrum ant . I S MADELAINE GILLI NOTARY PUBLIC STATE OF WASHINGTON COMMISSION EXPIRES JUNE 26, 2017 adelaine Gillis Nola,y Public in and for the Slate of Washington Residing at Snohomish My Commission Expires 06/2612017 " . .._ : 201 so12/00013s.062 EXHIBIT "A" Order No.: 0049035-ETU PARCEL A: THAT PORTION OF THE NW Y. OF THE NEY. OF SECTION 05, T 23 N, R SE, W.M., AND TRACT 254 OF C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 RECORDED IN VOLUME 11 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY MARGIN OF ABERDEEN AVE N.E. WITH THE SOUTH LINE OF TRACT 255 OF SAID C.D. HILLMANS'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AS ESTABLISHED BY SURVEY PREPARED BY JACK ELLER ASSOCIATES, INC., UNDER JOB NO. 72072, DATED 9/2Sfi1 (SAID SOUTH LINE ALSO BEING THE SOUTH LINE OF CITY OF RENTON SHORT PLAT #LUA-01-109-SHPL LND-20-0296, RECORDED UNDER RECORDING NO. 20040811900006); THENCE WEST ALONG SAID SOUTH LINE 252.60 FEET, MORE OR LESS, TO THE WEST LINE OF TRACT 254 OF SAID C.D. HILLMAN'$ LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AND SAID LINE EXTENDED; THENCE S 01" 01' 28W, ALONG SAID EXTENDED WEST LINE, 106.67 FEET, MORE OR LESS.TO THE NORTH LINE OF CITY OF RENTON SHORT PLAT NO. LUA-02-017-SHPL, RECORDED UNDER RECORDING NO. 20040907900015; THENCE S 89 16' 40" E ALONG THE NORTH LINE OF SAID SHORT PLAT, 252.60 FEET, MORE OR LESS, TO THE WESTERLY MARGIN OF ABERDEEN AVE N.E.; THENCE ALONG SAID WESTERLY MARGIN N 01" 00' 55" E 102.67 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. . EXCEPT THE SOUTH 60 FEET THEREOF. PARCELB: THE SOUTH 80 FEET OF THE FOLLOWING DESCRIBED PROPERTY: THAT PORTION OF THE NW Y. OF THE NEY. OF SECTION 05, T 23 N, R SE, W.M., AND TRACT 254 OF C.D. HILLMAN'$ LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 RECORDED IN VOLUME 11 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY MARGIN OF ABERDEEN AVE N.E. WITH THE SOUTH LINE OF TRACT 255 OF SAID C.D. HILLMANS'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AS ESTABLISHED BY SURVEY PREPARED BY JACK ELLER ASSOCIATES, INC., UNDER JOB NO. 72072, DATED 9125171 (SAID SOUTH LINE ALSO BEING THE SOUTH LINE OF CITY OF RENTON SHORT PLAT #LUA-01-109-SHPL LND-20-0296, RECORDED UNDER RECORDING NO. 20040811900006); THENCE WEST ALONG SAID SOUTH LINE 252.60 FEET, MORE OR LESS, TO THE WEST LINE OF TRACT 254 OF SAID C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AND SAID LINE EXTENDED; THENCE S 01" 01' 28W, ALONG SAID EXTENDED WEST LINE, 106.67 FEET, MORE OR LESS.TO THE NORTH LINE OF CITY OF RENTON SHORT PLAT NO. LUA-02-017-SHPL, RECORDED UNDER RECORDING NO. 20040907900015; THENCE S 89 16' 40" E ALONG THE NORTH LINE OF SAID SHORT PLAT, 252.60 FEET, MORE OR LESS, TO THE WESTERLY MARGIN OF ABERDEEN AVE N.E.; THENCE ALONG SAID WESTERLY MARGIN N 01" 00' 55• E 102.67 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. • FILED FOR RECORD AT REQUEST OF: WESTAR FUNDING, INC. 728 3rd Slrael, Suite D Mukilteo, WA 98275 20151214000965.001 1111110111111111 20151214000965 CHICAGO UTl.i DT 77 .II PAGEl&i H4 12/14 I 14:33 KJNG I .. Deed ofTru1t THIS DEED OF TRUST, mada this _jQ__ day of )J2 CJ ('() l:>k{ , 2015 between 2525 Abenleen, LLC, a Washington State lmlted llabilily company, GRANTOR, whose addniss Is 728 3rd Slr8et, Suite D, Mukilteo, WA 98275, Jerome A. Froland, Allcmey at Law as TRUSTEE, whose addniss Is P.O. Box 13125, Mill Ci8ek, WA. 98082 end Weslat Funding, Inc., BENEFICIARY, whose address ls 728 3rd Slr8et. Suite D, Mukilteo, WA 98275. WITNESS ETH: Grantor hereby bargains, sels and conveys to Trustee In Trust. 'Mlh power of sale, Iha following described real property in King County, Washington: LEGAL DESCRIPTION ATTACHED HERETO AS EXHIBIT "A" AND INCORPORATED HEREIN BY THIS REFERENCE. Commonly Known As: 2525 Aberdeen Ave NE, Renton, WA 98056 Togetherwllh all oolldings, Improvements, and tenements now or hereafter erected on lhe property, and aR heretofore or henlaller vacated alleys and streets abutting the property, and al easements, rlghls, appurtenances, rents (sub;ect hOwever to the assignment of rents to lender herein). royalties, mineral, oil and gas rights and profits, water, waler rights, and water stock appurtanant to the buiding, all materials, appliances and goods of evory nalwe whatsoever now or hereafter localed In, or on, or used or intended to be used in eomedion with lhe property, including, but not Umlled to, those for lhe purposes of supplying or distributing heating, cooing, electricity, gas, water, air, and light; and all elevatotS, and related machinery and equipment, fire prevention and extinguishing apparatus, security and access control apparatus, plumbing, bath tubs, water heaters, water closets, sinks, ranges, -· refrlgerators, dishwashers, disposals, washers. dryers, awnings, stonn windows, stunn doors, screens, binds, shades, curtains and curtain rods, mirrors, cabinets, paneling, rugs, attached lloor covelings, fumitute, pictures, antennas, 1nles and plants; all of which, including replacements and additions thereto, shall ba deemed to be and remain a part of lhe real property covered by this instrument; and all of the fotegolng, togelher with said property are heroin referred to as lhe "Property" Tax Account Number: Parcel A; 334390-2021-02 Parcel B: 334390-2000-07 Which real property Is nol used principally for agricultural or farming purposes. This deed Is for the purpose of securing perfonnance of each agreement of grantor herain confainad, lhe Hazatdous Waste Certillcete and payment Of Iha sum ol Three Hundred Fifty Thousand Do11ats and No/100's ($350,000.00} With interest, in accordance 'Mlh lhe tenns of a promissory note of even date herewith, payable to Beneficiary or order, and made by Gran tor, end all renewals, modlflcations and extensions thereof, and also auc:11 f'ur1her sums as may be advanced or loaned by Beneflclary to Grentor, or any of their suc:caao,s or aalgns, togelher wl1h lntarat lhanlon at IUCII rate as shall be agreed upon. To p,otactlhe security of this Deed ofTMII. Grantorcovenants and agrees: 1. To keep the property In good condition and repair. to permit no waste lhen!Of; to complete any buUdlng, structure or improvement bslng bull or about to ba butlt lheraon: to restore pmmply 8trf building, llruclure or implllvement !hereon whlch may be damaged or destro)lad; and to comply with all laws, ordinances, regulations, covenants, conditions and restrictions affecting !he property. 20151214000965.002 • 2. To pay befara delinquent al lawM -· and 8SHSSR10llb upon the property; ta keep the property frae and dear of au other <:harges.1-or encumbnlnc:as Impairing the -..ity of this Deed of Trust. 3. To keep al buidings now or hereafter erectad on the property descllbed hOlen contJnuously Insured against loes by fil9 or other hazards in an amount not re. than the total debt sec:ind by this Deed of Trust. M policies shall be held by the 8enetldary, and be In such ccmpanles as Iha Benelclary may BIJllllMI and NM! loss payable llrst ID the Beneticiary, es its inleresl may_,, aid then ID the GzanlDr. The amou,t CCleCled under any--policy may be applled upon a,y iKlebtedliese hOl&bysecured In such onlaras 1heBOl-y Ila! _,,a, Such applcallon by the llenellciary shal not cause dlsconlinuance of a,y procaadl11gs to becklse 1hl9 Dead of Trust. In the ewnt of forecloslJte. all rights of 1he Grantor in insurance polk:ias then in foR:e shal pass lo 1he l)Uldlaser at the foraclosu19 8818. If grantorfails to provide benellclary with evidence of Insurance cowrage, benelciary may puldlase Insurance at grantor's expense to pmlOl;t ths beuelc:ialy's inlarOIII. This cowrage may, but need not, p,otect the granlOl'a In-too. If 1he collateral Is damaged, the coven,ge pwt:hasad by the beneficiary may nol pay any claim made by or against the Grantor. The Gramrmay cencel Iha forced inauranca cowraga by providing evidence of Insurance. Grantor Is respooslble for the cost of any Insurance pun:hased by the beneftciary, and the cost shall be added to the loan balalce. If added ta the loan balance, the expense wl be sul)jacl to the under¥'11 lnlerest rate. The efecdlle date of co,ie,aga may be the date the Grantots prto, coverage lapssd or Iha date upon wl1lch the grantor failed to plllVlda proof of coverage. Insurance purthased by the bene1ldary may be mol9 e,cpenslve than Iha grantorcoufd otlawlse obCaln and may not satisfy any naad for the Grantofs property damage or any o1her ap~ ~ llablty lnsuanoe n,qu!remenbl. 4. To dafend any action orprocaedl11g purporting ID affacl Iha secwlly henlof ortlle rights er powers o1Benellcla,y or T-. anti to pay al costs and ~ lncludlng cost of tiUe sean:11 and attomey'9 faes in a rusonable amoun~ In a,y such action or procea<llng, and In arrt BUit brought by Beneticiary ID ~ this Dead of Trust. 5. To pay all cao!S, reas and expenses In C011""'11on with lhls Deed of Trust, Including Iha e,cpenses of Iha Truslee ln01.llled in enforQng the obligation se<:Ul9d hereby and Trustee's and attorney's faes actually incurred, as provided by slalUla. 6. Should GranlDr fall lo pay""'*' due any-. 1.ents, insurance premiums, lienl, ancumbrancea or other charges against 1he property -aboWI described, or r Grantor falls ID parfonn the CCMIIIOllls and ag19amenta contained in this Deed of Trust. or there Is a lagal proceeding that may slgnlftcantJy affect Beneficiary's rights In the Plllperty (such as a p,llce8di ,g in bankruptcy, probate, condemnation. tlrfaltura, foraclo6Ul9, or to enfoRle laws. covenants, cond111ons, l9Sillction, l9glllations~ than Banallcia,y may do and pay for wlia!ewr is nacessa,y ID protect the value of Prope,ty and Beneticla,y's rights In Iha property. Benellcfary's action may Include paying any sums secured bya lianwhlchhasprlorlly overtNs Deed of Trust, appearing in court. paylngreasonabla attorney's fees and entering on the Pmperty 1o make ,_irs. Allliough Beneficiary may 1ake tNs action under this paragraph, Bene1ldary does not hlMt to do ao. Any amounts dlsblnad by Beneflclaly under this paragraph aheO become addltlonal debt of Giant« sacured by this Deed of Trusl. Unless Grantor and e-tk:iary agree In writing ID other tenns of payment, these amounts shall bear Interest from the date of~ at Iha defaul rate of In-set forth in Iha partiea Promissory Note and shall be payable, with said default tn-. upon notice from Beneftclary to Grantor requesting paymant. Fallln to make payment In ful after such notfce Is an IMll1t of data~ IT IS MUTUALLY AGREED THAT: 1. In lhe event any pol1lon of the property Is taken or damaged in any eminent domain proceeding, the enli'e amount or 1he awan:I or such portion as may be necessary to fully sa1isfy 1he obligation sacured heraby, shaD be paid to a....-ry to be applied to said oblgatlon. 2. By accaptlng payment of any sum se<:Ul9d hal9by aftar its due date, Beneficiary dOOII not waive its right to ,equite prompt payment when due of en other uns so secul9d or to declaNi default for failu19 to so pay. 3. The TIUS!ee Shall 19C01We)' el or a,y part of the property COV8l9d by this Daad of Trust to lhe person antilad thel9to. on 1Mtt!en ~st of the Grantor and Iha Benelclary, or upon satisfaction ol lhe oillgalon IIIICUred and written request for n,conveyanoe made by the Beneliclary or Iha parson entitled lheleto. Grantor shaD pay all COIIS and fees assoclatad with AICOl1V8ylll1C8, 4. Upon dafaul by Gtantor In the payment of any ln<lebladness S8CUl8d hereby or in the peilormance of any ag,ee,nenl contained herein, an sums secul9d heraby shal lmmadlately become due and payable at 1he option of Illa Bemficia,y. 1n such 8YOl1t and upon writlann,q11891 of Be11atlciary, Tnrslae shall sel the trust property, In accordance with the Deed of Trust Aetof the Sta1e ofWuhlnglon. at publcauctlon to1he highest bltldar. Any person exceptTIUl!ee may bid at Ttustea'S 8818. Ttu-shal apply the proceeds of thesale as followa: (1) to lhe expense of Ille sale, Including a reaaonabla Truetae's fee and attorney's lee; (2) to the obllgatlon secured by this Dead of TMII; (3) the surplus, If any, shell be cblrlbulad ID Illa persons antltled lhendo. 5. Ttu-shal deliver to the purchaser at the sale ilsdeed, wllhOUt Wlll'llllly, which shall comeylD 1he pun:heser Iha lntenlal In Iha property whk:11 Grantor had or had Iha -to convey at lie time of l'is exaaillon of this Deed of Trust, and such as he may hlMI acqul9d lhefeaftOI. Trustee's -shaU raclla the racta showing that Iha safe was conducted In complance wtth al the requnmenta of law aid ofthls Deed ofTruat, which.-shal be prima facla • 20151214000965. 003 evidanca of such complianee and conclusive evidence !hereof In l'allor of bona fkle purchaser and encumbrancers ror valll8. 6. The power of sale conferred by 1111s Deed of Trust and by 1he Deed of Trust Act of the State of Washington is not an exclusive remedy; 8-6cialy may cause 1hls Oeed of Trust to be foreclosed as a rno,tgage. 7. In the event of Ille dealll. Incapacity, d!sabilly or resignation of Trustee, Beneldaly may appoint In wrlllng a succaasor 11\Jslee, and upon tt,e recording of such appoln-In the mor1gage records of lhe county In which this Deed of Trust Is 1eco,dlld, lhesuccessor11Ustee shall be vested with al powersoflhe onglnal bustee. The trustee is not obllgatad to notify any party hen,to of pending sale under any other Deed of Trust or of any action or proceeding in which Gn!ntor, Trustee or Beneflclary shall be a party unless such action or pmceedi ,g is brought by the Trustee. 8. This Deed of Trust applles to, lnu18S to the benefit of, and is binding not only on lhe pal1ies hereto, but on their heirs, devisees, legatees, edmlnistlalors, executors and assigns. The term Beneficiary shal mean the holder and owner of the nolB secured heleby. whether or not named as Beneficiary heleln. 2525 Aberdeen LLC By: Westar Fundlns, Inc., Its Manager By·~~ Erl~ J. Hogffl,Presrrt STATE OF WASHINGTON ) )SS. COUNTY OF ) on 1111s I O ~ day ot 'Deµ .,.,ha o , 201 s. before?"· the.,':""~~ l10l8iy pul>llc In and for lho State Ci m dlJyccmmisslonad and"""""· pelSOlllliy appeared _ ..._, ____ en 11>mo krown IO be lho __ Q= af 45=5 Ak,c1cdeno LLC,thelm!leclllablltycanpar,Jthatemcutadlhev.ittiand breiidng ant.-, .-oc1ged lho said Instrument to be the fnlo and 'IOlu1laiy act and deed of -ccmpany for the uses end puq>OSOS --and on oaihslatod that he/sh&'lheywa&lwen, aulharizedto""""""' tho ,aid lnslnrnent and that tho seal atr....i, l any, Is 1ho ollldal seal of said a,mpony, MADELAINE GIWS NOTARY PUBLIC STAl! OF WASHINGTON COMMISSION EXPIRES JUNE 2017 • • • 20151214000965.004 ., EXHIBIT"A" Order No.: 0049035-ETU PARCEL A: THAT PORTION OF THE NW % OF THE NE% OF SECTION 05, T 23 N, R SE, W.M., AND TRACT 254 OF C.O. HILLMAN'$ LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 RECORDED IN VOLUME 11 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY MARGIN OF ABERDEEN AVE N.E. WITH THE SOUTH LINE OF TRACT 255 OF SAID C.O. HILLMAN$'$ LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AS ESTABLISHED BY SURVEY PREPARED BY JACK ELLER ASSOCIATES, INC., UNDER JOB NO. 72072, DATED 9/25171 (SAID SOUTH LINE ALSO BEING THE SOUTH LINE OF CITY OF RENTON SHORT PLAT #LUA-01-109-SHPL LND-20-0296, RECORDED UNDER RECORDING NO. 20040811900006); THENCE WEST ALONG SAID SOUTH LINE 252.60 FEET, MORE OR LESS, TO THE WEST LINE OF TRACT 254 OF SAID C.O. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 ANO SAID LINE EXTENDED; THENCE S 01' 01' 28"W, ALONG SAID EXTENDED WEST LINE, 106.67 FEET, MORE OR LESS.TO THE NORTH LINE OF CITY OF RENTON SHORT PLAT NO. LUA-02-017-SHPL, RECORDED UNDER RECORDING NO. 20040907900015; THENCE S 89 16' 40" E ALONG THE NORTH LINE OF SAID SHORT PLAT, 252.60 FEET, MORE OR LESS, TO THE WESTERLY MARGIN OF ABERDEEN AVE N.E.; THENCE ALONG SAID WESTERLY MARGIN N 01' 00' 55• E 102.67 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. EXCEPT THE SOUTH 80 FEET THEREOF. PARCELS: THE SOUTH 80 FEET OF THE FOLLOWING DESCRIBED PROPERTY: THAT PORTION OF THE NW % OF THE NEY. OF SECTION 05, T 23 N, R SE, W.M., ANO TRACT 254 OF C.O. HILLMAN'$ LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 RECORDED IN VOLUME 11 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY MARGIN OF ABERDEEN AVE N.E. WITH THE SOUTH LINE OF TRACT 255 OF SAID C.D. HILLMANS'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AS ESTABLISHED BY SURVEY PREPARED BY JACK ELLER ASSOCIATES, INC., UNDER JOB NO. 72072, DATED 9/25f71 {SAID SOUTH LINE ALSO BEING THE SOUTH LINE OF CITY OF RENTON SHORT PLAT #LUA-01-109-SHPL LN0-20-0296, RECORDED UNDER RECORDING NO. 20040811900006); THENCE WEST ALONG SAID SOUTH LINE 252.60 FEET, MORE OR LESS, TO THE WEST LINE OF TRACT 254 OF SAID C.D. HILLMAN'$ LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 ANO SAID LINE EXTENDED; THENCE S 01' 01' 28"W, ALONG SAID EXTENDED WEST LINE, 106.67 FEET, MORE OR LESS.TO THE NORTH LINE OF CITY OF RENTON SHORT PLAT NO. LUA-02-017-SHPL, RECORDED UNDER RECORDING NO. 20040907900015; THENCE S 89 16' 40• E ALONG THE NORTH LINE OF SAID SHORT Pl.AT, 252.60 FEET, MORE OR LESS, TO THE WESTERLY MARGIN OF ABERDEEN AVE N.E.; THENCE ALONG SAID WESTERLY MARGIN N 01' 00' 55• E 102.67 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. . ' ' .. AFTER RECORDING RETURN TO: WESTAR FUNOING. INC. 728 3rd Slraet, Suite 0 Miallteo, WA 98275 STATE OF WASHINGTON) COUNTY OF SNOHOMISH) SS ,,,,1,1111111 ~11 '&JLE ADT 18,11 66 lZ/14 IS tffl3 KtllG CllllffY, 1111 ASSIGNMENT OF DEED Of ~UST RECOROING#·~~~~~ 20151214000966.001 Toe undorslgnld, Iha p<eoanl legal and aquilable owner aoo hokle, or U1al one ""'18in Promissory Note in Iha odglnal prinClpal SIJln ollhrw Hundred Fifty Thousand Dollanl and No/lOO's ($350,000.00), dated 0-,,ber J2_. 2015, executad by 2525 Aberdeen, llC. a washlnglOn State limited llablHty company, payable 10 the order of Westar Funding. Inc. -No19 being HOW9d by a Dold ol TNSI of-, date thinwlth nic:orded In Iha Oeed of TI\Jlt Re<ords In Iha County Clerk's office ol King County, Waalqlon, against Iha folowl~ dascribed rul _..ty, to-wit lo 15 1 '2..1"\-00oq '-05 Legal desatptlOn 1ttac11ed n1111110 as exl1ibit ·a· and inc:o,pcrated llerein by tt'ls reference. Commonly Known,.,, 2525 Aberdeen Ave NE, RenlOn, WA 98056 Tu Acc<>W,I Numl>e~ Parcel A: 334390-2021.()2 Pan:et B: 334390-2000-07 For good and wluacle CllflSlderation paid IO tno unde,slgned, the recalpt and suffldeney of ,mtcn ls non,by acknowledged, has TRANSFERRED and ASSIGNED. GRAITTEO and CONVEYED and by lh8$8 pt'8$8nlS, TRANSFERS, ASSIGNS, GAANTS and CONVEYS UfllO the Asagnee named below, tha above described Noto. (without ,-urH) and Deed ol TniS1 t1>9eJ11er wllh all liens and any superior tlUe held by the undetsigned SflCUring the paymenl thereof. Aulu-·s name and addl'ffs It: Peter KeeH Millemium Trust Company, LLC cJo Westar Funding, lnc. FBO Peter Keese 728 3,. Slreet, Suite O 2001 Spring Road, Sult. 700 Mul<lteo. WA 98275 Qak Brook. IL 60523 AS TO 90.286% AS TO 9. 714% EXECUTEDlhlsjQ_c1ayo1 'Qp L f /11 h If. 2015. WESTAR FUNDING, INC. BY:~~ Eric J. t STATI:: OF WASHINGTON} COUNTY OF SNOHOMISH} ss· On this /01'-dayor:::c;:..,,,, b , 2015,beforeme,thaunderslgned,,Notaryl'td>licinandforthoSlaleol WasllinglOn, dulyoommissloned and swom penonelly appeared ERIC J. HOGAN, lo mo known lo be Iha Prqldonl of WESTAR FUNDING, INC .. tho oo,poration lhat executed Iha foregoing instrument, and •ClulOWtdged Iha said tno1Nmenl IO be Iha tree and volunlary act and deed of said oo,poration, l0t Iha uses and purposes !herein m-. and on oath stated thll he was authDl1zld lo-lhe-tnsln.menl. MADELAINE GIW NOTARY PUBl.lC STATE IJF WASHINGTON COMMISSIO,I EXPIRES JUNE 20t7 ne GIiiis Notary Publ1c: In and for the Stale of WasNngton Residing at Snohomlsn My Commission Expires 06/2&'2017 . • . ' ' 20151214000966.002 EXHIBIT "A" Order No.: 0049035-ETU PARCEL A: THAT PORTION OF THE NW Y. OF THE NE % OF SECTION 05, T 23 N, R SE, W .M .. AND TRACT 254 OF C.O. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 RECORDED IN VOLUME 11 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY MARGIN OF ABERDEEN AVE N.E. WITH THE SOUTH LINE OF TRACT 255 OF SAID C.D. HILLMANS'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AS ESTABLISHED BY SURVEY PREPARED BY JACK ELLER ASSOCIATES, INC., UNDER JOB NO. 72072, DATED 9/2Sf'11 (SAID SOUTH LINE ALSO BEING THE SOUTH LINE OF CITY OF RENTON SHORT PLAT #LUA-01·109-SHPL LND-20-0296, RECORDED UNDER RECORDING NO. 20040811900006); THENCE WEST ALONG SAID SOUTH LINE 252.60 FEET, MORE OR LESS, TO THE WEST LINE OF TRACT 254 OF SAID C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AND SAID LINE EXTENDED; THENCE S 01• 01' 28-W, ALONG SAID EXTENDED WEST LINE, 106.67 FEET, MORE OR LESS.TO THE NORTH LINE OF CITY OF RENTON SHORT PLAT NO. LUA-02-017-SHPL. RECORDED UNDER RECORDING NO. 20040907900015; THENCE S 89 16' 40" E ALONG THE NORTH LINE OF SAID SHORT PLAT, 252.60 FEET, MORE OR LESS, TO THE WESTERLY MARGIN OF ABERDEEN AVE N.E.; THENCE ALONG SAID WESTERLY MARGIN N 01• 00' 55" E 102.67 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. . EXCEPT THE SOUTH 80 FEET THEREOF. PARCELS: THE SOUTH 80 FEET OF THE FOLLOWING DESCRIBED PROPERTY: THAT PORTION OF THE NW Y. OF THE NEY. OF SECTION 05, T 23 N, R SE, W.M., ANO TRACT 254 OF C.O. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 RECORDED IN VOLUME 11 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE WESTERLY MARGIN OF ABERDEEN AVE N.E. WITH THE SOUTH LINE OF TRACT 255 OF SAID C.D. HILLMANS'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 AS ESTABLISHED BY SURVEY PREPARED BY JACK ELLER ASSOCIATES, INC., UNDER JOB NO. 72072, DATED 9/25n1 (SAID SOUTH LINE ALSO BEING THE SOUTH LINE OF CITY OF RENTON SHORT PLAT #LUA-01-109-SHPL LND-20-0296, RECORDED UNDER RECORDING NO. 20040811900006); THENCE WEST ALONG SAID SOUTH LINE 252.60 FEET, MORE OR LESS, TO THE WEST LINE OF TRACT 254 OF SAID C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN DIV. NO. 4 ANO SAID LINE EXTENDED; THENCE S 01" 01' 28"W, ALONG SAID EXTENDED WEST LINE, 106.67 FEET, MORE OR LESS.TO THE NORTH LINE OF CITY OF RENTON SHORT PLAT NO. LUA-02-017-SHPL, RECORDED UNDER RECORDING NO. 20040907900015; THENCE S 89 16' 40" E ALONG THE NORTH LINE OF SAID SHORT PLAT, 252.60 FEET, MORE OR LESS, TO THE WESTERLY MARGIN OF ABERDEEN AVE N.E.; THENCE ALONG SAID WESTERLY MARGIN N 01' 00' 55" E 102.67 FEET, MORE OR LESS, TO THE POINT OF BEGINNING. ' ' - C. D H/LLMAN;s TV«shinff t!an, Garden oft Eden -.:..: ......... , N 5 Appr,;ved P. F Wr,,9'f1," /q,,'.L:y'o+ . C0-l-?,"y Su>r).Wpr LJy C ,4, Te-//f;.,- Oe,=,,7'-y 3!.38i:!5 ;:;/~ /or R~rd ,7,'-Re-?~e.sT oT C:. D. Hil/1r1ar1 Oc-1-21 1..90"1- ~r ,5 ,2 ,,,,;-,.. p45"T 4 p M. om:7 Recorded in Vol. I I ()T P.lo7".s pa9e 8 Records o/ 11/;,-,9 Cou. t'J' We,slvna;"on ; Geo B L a.mpi""I Caunry /l.£fd/>'or j?7" 0~ -----CJ;p-;;;.y ·- ADDITION TO SEATTLE D/V/SION N0.4. /lppraye,,,· .:..y r-.,--50.i,,,1:0n ol"' .,._h6 Boc,-d oT C:?onY-y Co.n- J7u5.-,Jone-.s ,-,~~-"' c.:10 day b/ Oc:rober A' D !9C4 " c· /-,.-., /e.,;; :3 a#er C!,o,rrnc,r; Boar« a/ ,:_;,x.,171-y Cc>l'Tl'77JS.5JOl7"",--:s "'1n&-~r DEDICATION )fr,10,,.,, A£.t.. rf~N BY THESE PJ<?.t!C.SF.'N7CS T/-Mf;,' "Th,e Hl.::..LrTA,V lnvesTl77~Y7T C=pcv7y a corporaTion o~izec/ and ex- 1.5-T/179 under and by y,rf-:1-ue or -I-he /aw.s a,£ /-he sTa-/e 01: Wc:,.sh1~n:>n w'lfh 1T.s p--117cl'p6!1 pk,ce o/ ,t;,us,1r?es.s 1rT The c;,:ry oT Sea#/e mnq C=n:ry 1i7 t'he san?e .s-t-,::n'"e a-.-e l"he .sol<!! o;.vne,-;;:; ,-,h f..;,e si,npte oF t-he -;'-r-Qc1' o/' /QnQ' corn,prised ,:,., -!-he p/aT oT C. b. H///177,:;,n'.5 Lake Wa.sh- 1n9ro/? Gorc/i!!YT o/ EdO? D/w.$/~ No. 4 ar.1d T.17,,;;,T 7':he sa/c:t co:-porar.1an c;'o,;;,s her"ePy ded<?...-"E'! h':vS p/~ =nd hereby a'.ed.tC<7Tes TO ~ u.se ,:;,r" The pwb//c. _ro,-,...,-.,,,... a// s/-r,t;u,r-.s, avenues, dr,ve,,.,,:;,ys c:,r,,;:;r' ,;:r//ey..s sh,:;,""n :lher01:on. ,.,..~- In ,...,~-.5..5 JNhered .w-,et have hereunto .se..T our-· ha.tTds ~.'"70 a7'r'J°Ked The o?'rich/ .sea/ or 5a.1"i;;i corpon:i1't'l't7/7 Th/.s e2"" t:Tay or .s~r-e,n±,er A. O /904 C/are,·7ea -O H///n,an W,-rne.s.5 -5 G. GrdTli-r A e />1>'/ler P>---,;:,,'en,'- 0/ive Hd/,nanr Sec.r15!"n::>"ry ACKNOWLEDG.EM ENT Sf-am or Wash11'"79ror,,J ":-.,;:. CounT"y or ff~ · .s..s. On f-h.1:S c! 2 17 day o/ 5epf-'\~ e!71ber A.O 1904-be/ore n-,,e P41rsanol/y appeared. ~£.Jj C/ar,enc:'6! D. Hi//'7".t&Tn ~ Be-,s,e Olive /7'17/,no/7 TO /77.-· ~ kno,.,r?. To b~ fhe Prie-5/cf~n,'-t:7rn:T ~--=:rc:J'ry or r~ cor--'"·, . -;k. · porahot'7 t"/7,:;;,f" -exec,:.rh!d 1'he ,..,,,/;-/;,,/7 ,::vu::,' /v/-e9'7N"7<jl' ~ :~T ;c,::;d'hn a/7&1' a,:;hdo..,/ectrd ~ .s,::,Q Q'M/-n;,un,el?>'" n::, be ~ · .;}a Tre_e. .,_ crnd vo/u,-,:"-c,ry ac:1-,:;;,nQ d,sed or .st:/7/"a' co,';PO,-:--Pr~qi ;~. TOr ,,'7,e U.SE!-$ aru::F pt.tr po.sea ,'--fl6~8/I"> rn,u7·h~ g_...,,:;( ait' _: ~. oarh .sr<'-7-,,.e.::7' each h>;-h,=s<1t// 1'h.:Tr he w= aWThorizea''": ·-. -,..~ M e.xecut;s s,::wa' ,-n..:,r,,-,.,.,.m,,,nr arrd t-17«1" t'he :,.ea/ alr/x~--· jj. t'.~ Ti?e carporar& sea/ i:,;--sa1Q co.i-po,-c,r,0/7 · "i~ /n. W'i:1-.,:,e.s.s Where.o/ / h,::,ve his.--,u,n:"-o sef n-Ty h;::,,.,,ai -.,.,- ';~"' ~;:~,.., .'"Y o?'r1ca/ ..se,;;,/ rne Q",::,,y and y,a,::,r fi'rs-,> ._;3a; Wi/sc,n P /7'an-,rnon.5 No,..ary Put,llC in ,::rnct ;ro,-:fhe .STQ-h! o/ .. , .. p,1a~hm9f-o,; Re.s,c:i"l/79' ,/7 Sean'/e ::;"~: . .. .. .. ; .. ;i; .• ..... ~ ... ,·.·., ...... *:· ... W.:.· .. "."', ;~j£~::d.~J?tiL~ .. "ji.\~ ~--'·-•--::: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ------Renton 0 AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN Planning Division 1055 South Grady Way, Renton, WA 98057 Phone:425-430-7200 I www.rentonwa.gov STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Barry Constant duly sworn on oath, deposes and says: being first l. On the 15 day of _A_,p_r_il ____ ~ 20_!§__, I installed _1 __ public information sign(s) and plastic flyer box on the property located at .:2:::.52:c:5c.:.A.=bc:..•r.:cdee:.:c.cn_Av_e_nu_e_N--'E--------for the following project: Finley Short Plat Project Na me 2525 Aberdeen LLC 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 require~ts of Chapter 7 Title 4 of Renton Municipal Code and the City's "Public lnformatiq'n Si!lns · "-ha. dout package. SUBSCRIBED AND SWORN to before me this /5 ,.. day of Apr,/ 15Ci,,iA H. 8,\)COCK 'bczz?kJ?z ~ , 201.{_. ! NOTARY PUBLIC i STATE Of ii~SHiNGTON NOTARY PU Bi in ~or the State of Washington, residing at,4-, . WA ) COivuv'il::iSICJ,~ EXPIRES SEPTEMi;tJ1 22. 2017 My commission expires on __.'1_-.....:cZ-=Z.'---_./_,,.7'------ 6 H : \ CED\Data \ Fo rms-T em plates \Self-Help Handouts \Pl a n n in g\pubs ign .doc Rev: 08/2015 RECEIPT EG00053055 BILLING CONTACT William Hegger 2525 Aberdeen LLC 13110 NE 177th Pl, #202 Woodinville, WA 98072 REFERENCE NUMBER FEE NAME ==···=-·*--,,,w_ ., ·-=- LUA 16-000330 PLAN -Short Plat Fee Technology Fee Printed On: April 29, 2016 Prepared By: Clark Close ---------Renton® _., TRANSACTION TYPE ~"'"' -~-···~ Fee Payment Fee Payment 1055 S Grady Way, Renton, WA 98057 - Transaction Date: April 29, 2016 PAYMENT METHOD ,, Check#None Check#None SUBTOTAL TOTAL AMOUNT PAID - $2,000.00 $60.00 $2,060.00 $2,060.00 Page 1 of 1