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Home My WebLink AboutLUA17-000163_Report 1Denis Law Mayor Community & Economic Development C. E. "Chip" Vincent, Administrator November 6, 2017 James Howton JKH Pacific 12018 SE 51'' Street Bellevue, WA 98006 SUBJECT: "Final" Notice 28 Hundred Unit Lot Subdivision/ LUA17-000163, PP, ECF, SA-A, CU-A Dear Mr. Howton: The Planning Division of the City of Renton has determined that the above subject application is expired. According to RMC 4-8-lOOC.4 -Expiration of Complete land Use Applications, the application submitted on March 23, 2017 has been inactive for ninety (90) days or more and an administrative decision has not been made and/or has not been reviewed by the Hearing Examiner in a public hearing. According to our records, an "On-Hold" notification (enclosed) was mailed on May 1, 2017, stating that additional information was necessary in order to continue processing the submitted application. As of the date of this letter, this information has not yet been submitted. Therefore, this is your final notice, if the City of Renton Planning Division does not receive a written request to continue processing the application as well as the information requested in the May 1, 2017 On Hold notification within six (5) months of the date of this letter the application shall be null and void. If you have any questions, please contact me at (425) 430-6598. Sincerely, Jill Ding Senior Planner Enclosed: "On~Hold" Letter-dated: May 1, 2017 cc: Greystoke, LLC / Owner(s) 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov James Howton, JKH Pacific Contact Yves Tang, Greystoke, LLC Owner ~ '• : (Signature of Sender): 6/~-60 '-~ /~Aold -c-Q,=-= STATE OF WASHINGTON ) ' ) 55 COUNTY OF KING ) I certify that I know or have satisfactory evidence that Gillian Syverson signed this instrument and acknowledged it to be l.lrQtlflelr free and voluntary act for the uses and purposes mentioned in the instrument. . . . , · · , , . ~ ,~v ... (. y ·,1, ',,:,,\·.1111\1 /:) II ~ .,, ,,,.wrss:!frJ O ,, ... (..,0 :10'1,, '.:l.. / . l ~~ tary Public in and for the State of Washipgton , .,.,. ~% rl\ ~ . e-: 'U < -< !i :::0 ~ ·"icP"· "'~(,:):::. ,.,-)·-:;~'.\~',c r,,= -'~ ;\"",9· ... ~$' = I .. .., - Dated: IJ.:)'.Jcd Notary (Print): IJ1 ........... = ,,q l1m1,"""" ~ ~ .Sf.f/NG-.;O ,,,.:::- _.,, .. l,._,,,, _;,q I ~017 My appointment expires: 28 Hundred Unit Lot Subdivision LUA17-000163, PP, ECF, SA-A, CU-A .. PLEASE SEE ATTACHED PAGE FOR POSTING OF NOA DNS LUAI 7-000163 I Date: 'i /t. / 11 ' STATE OF WASHINGTON COUNTY OF KING ) ) ss ) 2.i Hundred. U.n,+ /....or-..S L<...bol~ AFFIDAVIT OF POSTING Signed:ff £/J ~ I certify that I know or have satisfactory evidence that _...:._![_;...d""'-j)""---'D~-1,_.-:..-.,_,,~~------- signed this instrument and acknowledged it to be his/her/d,eir free amf>l'oluntary act for the uses and purposes mentioned in the instrument. r lie in and for the State of Washington Notary (Print): I I rt ,.> -----'"-'---"-D-'--'o"'-· _:1.LQO:eJ,.llU.)"'f!';,c.,__ ___ ----- 4,,~ 1 &8 f c2 q, ;;l_()(-r 'I • $ CITYOF ~ ·Renton \:ii • NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE (DNS) 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 OF NOTICE OF APPLICATION: LANO USE NUMBER: PROJECT NAME: Subdivision March 30, 2017 LUA17-000163, PP, ECF, SA-A, CU-P 28 Hundred Unit Lot PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval, Site Plan approval, Environmental (SEPA) Review, and Conditional Use Permit approval for the construction of 12 townhomes on individual unit lots within the Residential-14 zoning designation. The townhomes would be constructed within one 5-unit building, one 4-unit building, and one 3-unit building. Two of the townhomes would be reserved as affordable units. The proposed lots would range in area from 888 square feet to 1,088 square feet. In addition, two common area tracts are proposed {Tracts A and C). The applicant is requesting a Conditional Use Permit for an increase in the maximum floor plate height from 24 feet to 32 feet. Access to the proposed units is proposed via a 38-foot wide unit lot driveway within Tract B. The site is located within a Wellhead Protection Area, zone 2. PROJECT LOCATION: 2800 NE 12 1h St, Renton, WA 98056 OPTIONAL DmRMINATION OF NON-SIGNIFICANCE {DNS): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS process to give notice that a DNS is likely to be issued. Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance (DNS). This may be the only opportunity to comment on the environmental impacts of the proposal. A 14-day appeal period will follow the issuance of the DNS. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION; March 23, 2017 March 30, 2017 APPLICANT/PROJECT CONTACT PERSON: James Howton, JKH Pacific 12018 SE 51'1 St, Bellevue WA 98006 Permits/Re\liew Requested: Environmental (SEPA) Review, Preliminary Plat Approval Other Permits which may be required: Building Permit, Construction Permit Requested Studies: Geotechnical Report, Arborist Report, Drainage Report Location where application may be reviewed: Department of Community & Economic Development (CED) Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 PUBLIC HEARING:Public hearing is tentatively scheduled for June 20, 2017 before the Renton Hearing Examiner in Renton Council Chambers at 11:00 am on the 7th floor of Renton City Hall located at 1055 South Grady Way. CONSISTENCY OVERVIEW: Zoning/land Use: The subject site is designated Residential-14 (R-14} and is located within a Wellhead Protection Area, zone 2. Environmental Documents that Evaluate the Proposed Project: Environmental (SEPA) Checklist Development Regulations Used For Project Mitigation:The project will be subject to the City's SEPA ordinance, RMC 4-2-llOA, 4-3-050, 4-4-070, 4-4-130, 4-6-060, 4-7-070 and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: None are recommended at this time. Comments on the above application must be submitted in writing to Jill Ding, Senior Planner, CED -Planning Oi\lision, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on April 13, 2017. 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. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. A copy of the subsequent threshold determination is available upon request. CONTACT PERSON: Jill Ding, Senior Planner; Tel: (425) 430-6598; Email: jding@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION Leslie Bettlach -------Renton® Plan Review Routng Slip Plan Number: LUA17-000163 Name: 28 Hundred Unitt Lott Subdivision Site Address: 2800 NE 12TH ST Descripton : The applicantt is requesttng Preliminary Platt approvs15itte Plan approvaJ Environmenttal{SEPA) Review, and Condittonal Use Permitt approval flor tthe consttructtonlitlttownhomes on individual unitt lotts witthin tthe ResidenG:41zoning designatton. The ttownhomes would be consttructted witthin o6e.mitt building, one 4-unitt building, and one 3-unitt buildin(wo ofl tthe ttownhomes would be reserved as aflordable unittsThe proposed lotts would range in area flron288 square fleett ttll,088 square fleettln additton, ttwo common area ttractts are proposl:(aractts A and Q. The applicantt is requesttng a Condittanal Use Permitt flor an increase in tthe maximum floor platte heightt flra:M fleett tta2 fleettAccess tto tthe proposed unitts is proposed via38-floott wide unitt Iott driveway witthin Tractt BThe sitte is locatted witthin a Wellhead Prottectton Arune 2. Review Type: Communitty Services Review-Version 1 Date Assigned: Date Due: Project Manager: 03/29/2017 04/12/2017 Jill Ding Environmental Impact Eartth Air Watter Plantts Land/Shoreline Use Animals Envi ronmentta I Hea ltth Energy/Nattural Resources Housing Aestthettcs Where to enter your comments: Manage My Reviews Which types of comments should be entered: -------------------------------- Lightt/Glare Histtoric/Culttural Preservattor Recreatton Airportt Environmenttal Uttlittes 10,000 Feet! Trans porttatton 14,000 Feet! Public Service Recommendatton -Commentts tthatt impactt tthe projectt including any ofl tthe Enivornmenttal lmpactts above Correctton-Correcttons tto tthe projectt tthatt need tto be made beflore tthe review can be complett;d~uesttng submittal ofl addittonal documenttatton antkir resubmittal ofl existtng documenttattan What statuses should be used: Reviewed -I have reviewed tthe projectt and have no commentts Reviewed witth Commentts I have reviewed tthe projectt and and I have commentts enttered in Recommendattons Correctton/Resubmitt-I have reviewed tthe projectt and tthe applicantt needs tto submitt/mdesubmitt documenttatton and I have added j:,r/a: Please see attached for complete mailing list 300 sq. ft. surrounding property Yves Tang, Greystoke, LLC Owner James Howton, JKH Pacific Contact r,( • . (Signature of Sender): :j&f/4 -~/ld-<l-- STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Gillian Syverson signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: 1tJc;8 f.,. _;,:. :il.6i + otary Public in and for the State of V!/i " ~ ''11 c=-~ $:~ ,,,~ ~ 1,, . .. T) .. . ,,.r:T. ~\ \fl ~ Notary (Print) : ___ l!."'c.,/J;.,~1-' -1-/ ..1aOceu"".-'-"'''·c...>'-/-.•. -.-_-, .-.---·~-=c,,IT__:.+O __ -,,,..-}:......J·..\•J\il-, _4~-,cf: My appointment expires: j A --:J _ J _ /!Cc51v--d 2~ ,2017 ~\ '°11a\.,c. ;~E V -Y_,. ,,,,(l,29. \ 1,..F ,0 .= A 1111 ~-..: r".:' - \."" 0 ••"\"'''''' ~v .§' 28 Hundred Unit Lot Subdivision , -:-..'"' i, I I\\\'\\''' LUA17-000163, PP, ECF, SA-A, CU-P J .., • SITUM VLADO SR 1175 HARRINGTON PL NE #210 RENTON, WA 98056 BOYD DONOVAN E JR+ROXANNE D 1175 HARRINGTON PL NE #304 RENTON, WA 98056 APARICIO LETICIA 1175 HARRINGTON PL NE APT 213 RENTON, WA 98056 MALETIA DONALD M & M J 1509 N 24TH ST RENTON, WA 98056 RODABOUGH SIDNEY & TRUDY 376 TEMPLE MEADOW LN RICHLAND, WA 99352 CROTHAMEL FREDERICK+CHERIE 7217 SE 29TH ST MERCER ISLAND, WA 98040 HARRINGTON PLACE CONDOMINIU 716 W MEEKER ST #101 KENT, WA 98032 ANNMARIELINN LLC 19244 39TH AVES SEATAC, WA 98188 GELINAS DANIEL R+JENNIFER M 2821 NE 13TH ST RENTON, WA 98056 FREDELL MICHELLE L 1175 HARRINGTON PL NE RENTON, WA 98056 FRERICKS SHEILA A+TENNERT T 8899 E RED MTN LN GOLD CANYON, AZ 85118 PETERSON JUNE T 1175 HARRINGTON PL NE #311 RENTON, WA 98056 SCOTISONIAM 1175 HARRINGTON PL NE #209 RENTON, WA 98056 GOODMANSEN RONALD+SHARON 2916 91ST AVE E EDGEWOOD, WA 98371 MJS LLC PO BOX 489 MAPLE VALLEY, WA 98038 RENTON HOUSING AUTHORITY PO BOX 2316 RENTON, WA 98056 HUDSON CHARLOTIE 1175 HARRINGTON PL NE $310 RENTON, WA 98056 TANG YVES+LEE MEI 2801 NE 13TH ST RENTON, WA 98056 DELGADO MARTIN M+VERDUZCO H 2418 FERNDALE PL NE RENTON, WA 98056 KIMWAH RICKY LAI 5115 NE 11TH CT RENTON, WA 98059 HOTCHKISS ZACHARY S 13616 SE 10TH ST BELLEVUE, WA 98007 DUNN LEROY 1175 HARRINGTON PL NE #205 RENTON, WA 98056 TOKHEIM SUSAN G 1175 HARRINGTON PL NE #305 RENTON, WA 98056 PALMER PROJECT 2 INC 10830 185TH AVE SE ISSAQUAH, WA 98027 J LOUISE PROPERTIES LLC 1920 S SPOKANE ST SEATILE, WA 98144 ALKSNIN INARA 1175 HARRINGTON PL NE #302 RENTON, WA 98056 HOLLIDAY ROBERT R 1175 HARRINGTON PL NE #314 RENTON, WA 98168 HU XIUPING+MINQI JIANG 6422 165TH PL SE BELLEVUE, WA 98006 XU RUJIE 2323 167TH AVE NE BELLEVUE, WA 98008 TERAMOTO MICHAELS 14634 SE 195TH PL RENTON, WA 98058 , , ... STIEFEL .KJHN R 1175 HARRINGTON PL NE #111 RENTON, WA 98056 LEWIS JULIE A 1175 HARRRINGTON PL NE #211 RENTON, WA 98056 LUO XIAO LING+YUFEI HOU 1175 HARRINGTON PL NE #109 RENTON, WA 98056 EVANS JAYME L+CHIA LING TUN 1175 HARRINGTON PL NE #107 RENTON, WA 98056 MAK HON KEUNG 33638 38TH AVES FEDERAL WAY, WA 98001 ZHANG XIAO LAN 440 MAPLE AVE SW UNT B201 RENTON, WA 98057 NELSON MATHEW+KATIE 3311 GARDEN CTN RENTON, WA 98056 17 DERBY ROAD LTD 947 POWELL AVE SW #105 RENTON, WA 98057 FLETCHER KATIE G 4711 84TH AV SE MERCER ISLAND, WA 98040 VICTORIO NORMA MARIA 1175 HARRINGTON PL NE UNIT 113 RENTON, WA 98056 VU STEVEN+HOANG AMANDA 1175 HARRINGTON PL NE UNIT 214 RENTON, WA 98056 DAVIS KIANA L 1175 HARRINGTON PL NE UNIT 202 RENTON, WA 98056 GRAVES FRANK L+MELINDA 1175 HARRINGTON PL NE #201 RENTON, WA 98058 FACILITIES & OPERATIONS CTR OFFICE OF THE EXECUTIVE DIR 300 SW 7TH ST RENTON, WA 98055 YANG CHIEN-HUI 1175 HARRINGTON PL NE #307 RENTON, WA 98056 JENNINGS KELLY R+TREVOR J 1175 HERRINGTON PL NE #212 RENTON, WA 98056 PALMER PROJECT 2 INC 10830 185TH AVE SE ISSAQUAH, WA 98027 ORTEGA IGNACIO 19230 98TH AVES RENTON, WA 98055 • JOHNSON CODY M 1175 HARRINGTON PL NE UNIT 208 RENTON, WA 98056 BENAPFL DANIEL P 1175 HARRINGTON PL NE #105 RENTON, WA 98056 FRIEL WARREN 1175 HARRINGTON PL NE #103 RENTON, WA 98056 SYLVIA CHRISTINE L 16167 139TH PL SE RENTON, WA 98058 MELENDREZ FREDERICK SR+MAI 1175 HARRINGTON PL NE UNIT 206 RENTON, WA 98056 NAKAMURA KAZUO 1175 HARRINGTON PL NE #204 RENTON, WA 98056 GOODMANSEN RONALD+SHARON 2916 91ST AVE E EDGEWOOD, WA 98371 RODABOUGH SIDNEY & TRUDY 376 TEMPLE MEADOW LN RICHLAND, WA 99352 .' DEPARTMENT OF co~ UNITY AND ECONOMIC DEVELOPMENT --------Renton E> Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION PROJECT OR DEVELOPMENT NAME: NAME: GREYSTOKE LLC 28 Hundred Unit Lot Subdivision ADDRESS: 720 N 10th St. A282 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 2800 NE 12th Street Renton WA, 99056 CITY: ZIP: Renton 98057 TELEPHONE NUMBER: 425-422-8980 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 722780169008 APPLICANT (if other than owner) 722780169503 NAME: EXISTING LAND USE(S): Multifamily Duplex COMPANY (if applicable): PROPOSED LAND USE(S): Multifamily, 12 Townhomes GREYSTOKE LLC EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: 720 N 1 0th St. A282 Center Village PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) same Renton 98057 TELEPHONE NUMBER: EXISTING ZONING: R-14 425-442-89801 CONT ACT PERSON PROPOSED ZONING (if applicable): R-14 NAME: SITE AREA (in square feet): 28,693 James Howton SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable): DEDICATED: 0 JKH Pacific SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 12018 SE 51" St. 0 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable) 18 Bellevue WA TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 12 425-641-4276 NUMBER OF NEW DWELLING UNITS (if applicable): jimhjim1111@comcast.net 12 1 C:\Users\Jim\Downloads\land use masterapp {4).doc Rev: 08/2015 PROJECT INFORMATION (continued) ~------'--=====-='------------ NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: 2 $5,000,000 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): 1800 s.f. plus or minus 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): 0 SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0 NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): 0 NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 2 plus or minus '------------~--- 0 AQUIFIER PROTECTION AREA ONE 121 AQUIFIER PROTECTION AREA TWO D FLOOD HAZARD AREA D GEOLOGIC HAZARD D HABITAT CONSERVATION D SHORELINE STREAMS & LAKES D WETLANDS LEGAL DESCRIPTION OF PROPERTY __ sq.ft. __ sq.ft. __ sq.ft. --sq.ft. __ sq.ft. (Attach leaal description on separate sheet with the following information included) SITUATE IN THE SW QUARTER OF SECTION 04, TOWNSHIP 23N, RANGE 05E, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP 'l~ESt\r{c I, (Print Name/s) __ , declal under penalty of perjury under the laws of the State of Washington that I am (please check one) 121 the current owner of the property involved in this application or D the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. ~- Si ature Oj..OW'f~r/l'(epres ~live r -. Date Signature of Owner/Representative Date / STATE OF WASHINGT ) ) ss COUNTY OF KING ) 1 certify that I know or have satisfactory evidence that Y v~s f o. VL9 signed this instrument and acknowledge it to be his/her/their free and voluntary act for the uses and purpose mentioned in the instrument. 7 /, 6 /2 o rt . Notary Public in and for the State of Washington Notary (Print): My appointment expires: 2 C:\Users\James\Oocuments\28HUNDRED\Forms to be submitted\land use masterapp (4).doc Rev:08/2015 DEPARTMENT OF COMMulfrv ANO ECONOMIC DEVELOPMENT WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED BY: BY: Arborlst Report , - Architectural Elevations ,..,.0 , Biological Assessment 4 l1J Calculations 1 Colored Maps for Oisplay 4 \ll:) Construction Mitigation Description''"", Deed of Right-of-Way Dedication 1 Density Worksheet 4 Drainage Control Plan 2 Drainage Report , Elevations, Architectural 3 AND• Environmental Checklist, - Existing Covenants (Recorded Copy),•••, COMMENTS: I Existing Easements (Recorded Copy) 1 ..,.0 , ' \R • Flood Hazard Data, Floor Plans""°' Geotechnical Report 2 ,.0 , Grading Elevations & Plan, Conceptual, Grading Elevations & Plan, Detailed 2 Habitat Data Report, <P Improvement Deferral, Irrigation Plan, PROJECT NAME: J3n,,...J.ob 'Fio_CIL {lJl..,,..~5 DATE: G../!l/t <J l H: \CED\Data \Forms· T emplate,\Self -Help Ha n douts\P lann in g\ Wa iversub mitta I reQs. doCJ< Rev: 02/2015 , LAND USE PERMIT SUBMITTAL REQUIREMENTS: j WA.IVED MODIFIED BY: BY: King County Assessor's Map Indicating Site 4 Landscape Plan, Conceptual, Landscape Plan, Detailed, ·. Legal Description, ! I -~·-~·-- -... .. --·---. -R. ' Letter of Understanding of Geological Risk 4 · ~. ----·------------------__ ) -- Map of histing Site Conditions, Master Application Form, ----- Monument Cards (one per monument), Neighborhood Detail Map, Overall Plat Plan 4 ": !',• _______ . ; t:,.:_ .. - ·--------- Parking, Lot Coverage & Landscaping Analysis, I \.1' • ---------l---'--' Ii,;• __ Plan Reductions (PMTs) , Post Office Approval, ' -- Plat Name Reservation , . Plat Plan 4 Preapp!ication Meeting Summary 4 Public Works A.pproval Letter, Rehabilitation Plan 4 Screening Detail, ..:.. -· ----------------- ' Shoreline Tracking Worksheet, Site Plan H:'1104 ____ iJR __ ----------------- Stream or lake Study, Standard, ' i ~ ; _., Stream or Lake Study, Supplemental 4 \ P ... ----. --· ,L .. ·. Stream or lake Mitigation Plan 4 Street Profiles , , Title Report or Plat Certificate , ,No, 1 Topography Map, ' Traffic Study, Tree Cutting/Land Clearing Plan 4 Urban Des:gn Regu:at,ons Analysis, Utilities Plan, Generalized , Wetlands Mitigation Plan, Final, wetlands Mitigation Plan, Preliminary, ---~ --------, ;,---i ~ t-· .. .,.--.. _ ..' 2 --r--- COMMENTS: .~ ! f ~"1.,-~ )',L<,l,c,'_, 1~.: :;:pv· C2/L0!.5 LAND USE PERMIT SUBMITTAL REQUIREMENTS: Wetlands Report/Delineation, Wireless: -· __ 11Eplica_nt_llgr<,.,,:,,_e_~£~1atement 1 •N.o, __ !.i:we_n_tory of Existing Sites ,_~NO,_·---· Lease Agreement, Draft_i.AN0_3, ________ _ __ M!e.'?L~~.~!Ing ~i!~-~!-=!.l"l~itions 2~!'{0 ~ Map_of View Area ... o, Photosimulations 2AN 3 ----------- This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED BY: 3 MODIFIED BY: H :\Cf D\Data \For rns-T em~iates \Seit Help Handau ts\Plann irig\ Wawersubm 1ttalreqs.doo: COMMENTS: Hev GZ/lO!S 28 Hundred TOWNHOMES UNIT LOT SUBDIVISION APPLICANT YVES TANG PROJECT MANAGER JIM HOWTON 12018 SE 51ST STREET, BELLEVUE, WA 98006-2857 TELEPHONE 425-641-4276 FAX 425-653-1304 EMAIL ADDRESS: jimhjimllll@comcast.net REQUEST FOR WAIVER OF FEES March 17, 2017 Department of Community and Economic Development Planning Division Renton City Hall 1055 5. Grady Way Renton, WA 98057 This request for waiver of certain City of Renton fees is based on Section 4-1-210 WAIVED FEES of TITLE IV DEVELOPMENT REGULATIONS as follows: B. OWNER-OCCUPIED HOUSING INCENTIVE: 1. Purpose: To encourage owner-occupied housing in the CD, CV, R-14, and RMF Zones that are also located within either the Downtown or Sunset Area, as represented in the official map of the Eligible Areas for Multi-Family Housing Incentives, by waiving certain development and mitigation fees for "For Sale" housing, subject to City Council approval. The project "28 Hundred Unit Lot Subdivision" is located in the Sunset area of Renton and is zoned R-14. All 12 townhomes in the project will be "For Sale" units. 2. Map of the Eligible Areas for Multi-Family Housing Incentives: The Office of the City Clerk shall maintain a copy of the Eligible Areas for Multi Fami!y Housing Incentive~ rv1J,p~("_Map '). The boundaries of the various districts shall be shown on the Map and are hereby made part of this Section, which shall be read and interpreted in light of the contents of the Map. • The project "28 Hundred Unit Lot Subdivision" is multifamily housing and is located on the Eligible Area Map. 3. Eligibility Criteria: To qualify for waived fees, projects shall consist of new construction with all of the housing units platted or condominium "For Sale" housing, and either: a. The project will be a minimum of ten (10) units if in the R-14 Zone and within the Downtown, or a minimum ten (10) dwelling units and in the RMF or R-14 Zone and within the Sunset Area; or b. The project will be a minimum of thirty (30) dwelling units if in the CD Zone and within the Downtown, or a minimum of thirty (30) dwelling units if in the CV Zone and within the Sunset Area. The 28 Hundred Unit Lot subdivision project is "platted" and consists of 12 new construction townhomes in the R-14 Zone located in the Sunset Area and they will all be "For Sale" homes. 4. Applicable Fees: Fees which may be waived are: a. Building permit fees; b. Building permit plan review fees; c. Water, surface water, and wastewater system development charges; d. Public Works plan review and inspection fees; and e. Fire, transportation, and parks impact mitigation fees. We are hereby requesting the waiver of all of the fees listed above in number 4. Applicable Fees. 6. Restrictive Covenant: All residential units which obtain a successful fee waiver must contain a restrictive covenant indicating that the units will be platted or will be restricted to condominium housing. After review and approval of the waiver by the City Council and the review and approval of the restrictive covenant by the Community and Economic Development Administrator, the restrictive covenant must be executed and recorded at the applicant's expense prior to the issuance of the • building penriit for the project, unless otherwise approved by City Council. Failure to timely execute and record the covenant will result in the applicant being responsible for any and all applicable fees and interest accrued as a result of the delay. Following the approval of this Fee Waiver Request, a covenant will be drafted and will be submitted to the City for review and approval. The Covenant will then be recorded prior to application for building permits. Sincerely, (Ji!~~ Yves Tang -t) Greystoke LLC Managing Member . 28 Hundred TOWNHOMES UNIT LOT SUBDIVISION APPLICANT YVES TANG PROJECT MANAGER JIM HOWTON 12018 SE 51 8T STREET, BELLEVUE, WA 98006-2857 TELEPHONE 425-641-4276 FAX 425-653-1304 EMAIL ADDRESS: jimhjimllll@comcast.net PROJECT NARRATIVE February, 2017 Department of Community and Economic Development Planning Division Renton City Hall 1055 S. Grady Way Renton, WA 98057 We are requesting review by Renton City Development Services of this proposed project. 1. The project name is 28 Hundred. The project consists of building one 5-unit town- home, plus one 4 unit townhome plus one three unit townhome on 12 Unit Lot Subdivision lots. Two of the 12 townhomes will be "Affordable" units as defined by the City of Renton code as "Housing reserved for occupancy as a primary residence by eligible households whose annual income does not exceed eighty percent (80%) of the area medium income for ownership of housing, adjusted for household size, as determined by the Department of Housing and Urban Development for the Seattle Metropolitan Statistical Area. The 12 townhomes will be constructed on two existing contiguous lots. Lot 1, at address 2800 NE 12th Street, Renton, WA 98056 fronts on Harrington A venue NE and NE 12'h Street. Lot 2, at address 2801 NE 13th Street, Renton, WA 98056, fronts on Harrington A venue NE and NE 13th Street and is contiguous with Lot I along the south side of Lot 2. (See attached plan). Lot 1 is 16,942 square feet and Lot 2 is 11,751 square feet. A duplex that existed on Lot 1 caught fire and was destroyed in September, 2015 and has since been demolished and removed from the site. An existing duplex on Lot 2 along with 2 detached 2-car garages, one on each lot, as well as 3 outbuildings will be demolished and removed from the site when development begins. 2. The Land Use Permits will include: A. Preliminary Plat and Site Plan Approval. B. Environment Review. C. Unit Lot Subdivision Approval. D. Conditional Use Permit E. Building permits for the 12 townhomes. 1 3. Zoning of the Site is R-14. Property to the east and to the north of Lots 1 and 2 is R-14. Zoning to the west is R-8 and zoning to the south is CV. 4. Lot I has one 2-car garage plus one out building. Lot 2 has a duplex with two tenants plus a detached 2-car garage and 2 out buildings. 5. The site lies within the City of Renton Aquifer Overlay Zone 2. There are no bodies of water or any other critical areas on or near the site. Both lots are flat. 6. The soil on both Lots 1 and 2 is classified as ACM. Five soil log holes were dug and a soils report was completed. The upper approximately four feet is sandy loam with excellent infiltration and drainage properties. Below four feet is loose to consolidated till. The holes were all dry with no standing water. 7. 12 townhomes with 2 attached garages will be constructed on 12 Unit Lot Subdivision Lots. 8. Each of the 12 townhomes will be on a lot. The lots will range in size from 888 square feet to 1,024 square feet.. 10. Access to all townhomes will be from both NE 121h Street and from NE 13th Street with the homeowner's owned and maintained Unit Lot Driveway running between the two streets. (See attached plan). 11. Off-site improvements will include a new 5' wide sidewalk with a contiguous 8' wide planting strip along the north property line fronting on NE 13th Street. 12. Total estimated construction cost of the project is $3,500,000. Land cost is $630,000. The fair market value is estimated to be $5,000,000. 13 .Approximately 400 cubic yards of material will be excavated. The material will consist of top soil and sandy loam. The top soil will be stock piled on-site and will later be spread back over and used on the lots. Some debris, including the demolished buildings will be removed from the site. 14. There are 5 trees remaining on Lots I and 2. The City of Renton removed 3 trees from the property during the recent construction of the new sidewalk, planting strip and subsurface drainage facility along Harrington Avenue NE. The five remaining trees include 2 large Douglas Firs, I large Western Red Cedar and 2 non-native ornamental deciduous trees that are not in good condition. I of the firs and both of the deciduous trees will be removed. 15. There will be a job shack and later a model home as one of the 12 townhomes. 16. A Preliminary Plat/Site Plan, floor plans and elevations as well as renderings for the buildings are attached. 2 17. A conditional Use Permit will be required as the height of the buildings will exceed the 24' plate height of the R-14 Zone. The plate height of the buildings will be 32' 18. Lots I and 2 are across the street (Harrington Avenue NE) from a McKnight Middle School large open area. In addition, fruit trees will be planted and roof top areas for each townhome will contain patio areas. Also, 4 planting boxes will be installed in the open space area on the east side of the driveway near NE 13tjh Street as shown on the Landscape Plan. Each lot will contain more than the required 150 square feet of open space and there is adequate open space in the project to meet the 3 50 square feet per unit requirement. 19. City of Renton water and sewer services are available on all three surrounding streets including Harrington Avenue NE, NE 12th Street and NE 13th Street. 20. Fire sprinkler systems will be provided in all12 townhomes. 21. There will be no obstructed views from other residential units and the height of the townhomes will be 35' -6". 22. Each townhome lot contains 150 square feet of open space. There is an additional total of 11,640 square feet of open space on the site which equals far more than the required 350 square feet per unit for the 12 units. DENSITY CALCULATIONS FOR 28 Hundred 43560 14 Then; 28693 X 28,693 X 14 = 401,702 sq. ft. And; 397,334 ~.2218 unit~ 43,560 FOR BONUS DENSITY OF 18 UNITS PER ACRE: 28,693 43,560 Then; .659 acres .659 X 18 = 11.86 units 3 Rounding up as per R-14 Zoning Code = !12 units! IN ADDITION, PLEASE SEE THE ATTACHED CITY OF RENTON DENSITY CALCULATION SHEET WHICH SHOWS 18.4 UNITS PER ACRE WHICH WILL THEN BE ROUNDED DOWN TO 18 UNIT PER ACRE AS PER RENTON MUNICIPLE CODE RMC 4-11-04 4 Description of the 12 unit townhome project known as 2HUNDRED I. The project name is 28HUNDRED. The project consists of building one 5-unit townhome building, plus one 4-unit townhome building plus one 3-unit townhome building on 12 Unit Lot Subdivision lots. Two of the 12 townhomes will be "Affordable" units as defined by the City of Renton code as "Housing reserved for occupancy as a primary residence by eligible households whose annual income does not exceed eighty percent (80%) of the area medium income for ownership of housing, adjusted for household size, as determined by the Department of Housing and Urban Development for the Seattle Metropolitan Statistical Area. The 12 townhomes will be constructed on two existing contiguous lots. Lot 1, at address 2800 NE 12'h Street, Renton, WA 98056 fronts on Harrington A venue NE and NE 12th Street. Lot 2, at address 2801 NE 13th Street, Renton, WA 98056, fronts on Harrington Avenue NE and NE 13th Street and is contiguous with Lot 1 along the south side of Lot 2. (See attached plan). Lot 1 is 16,942 square feet and Lot 2 is 11,439 square feet. A duplex that existed on Lot I burned in September, 2015 and has since been demolished and removed from the site. An existing duplex on Lot 2 along with 2 detached 2 car garages, one on each lot, as well as 3 outbuildings will be demolished and removed from the site when development begins. Copies of the site plan are a available for you to take. ~TENW Transportation Engineering Northwest MEMORANDUM DATE: January 11, 2017 TO: Jill Ding City of Renton FROM: Spenser Haynie / Jeff Schramm TENW SUBJECT: Trip Generation and Impact Fee Estimate for the proposed 28Hundred Residential Project TENW Project No. 5382 This memorandum summarizes the trip generation and transportation impact fee estimate far the proposed 28Hundred Residential project located in Renton, Washington. Project Description The 28Hundred Residential site is located on the northeast corner of the Harrington Avenue NE / NE l 2 1h Street intersection as shown in the Attachment A vicinity map. The existing site includes a duplex that would be removed with this project development. The proposed 28Hundred Residential project would include 12 lownhome units. Vehicular access to the site is proposed via r,,vo driveways: one each on NE 121h Street and NE ] 3th Street. A preliminary site plan is provided in Attachment B. The project is expected lo be occupied in 2018. Trip Generation The trip generation estimates for the proposed 28Hundred Residential project were based on methodo,ogy in the Institute of Transportation Engineers (ITEJ Trip Genera/ion Manual, 9th edition, for Townhouse (LUC 230). The net new trip generation was calculated by subtracting the trips from the duplex to be removed from the trips generated by the proposed 12 townhome units. The resulting net new weekday daily, AM and PM peak hour trips are summarized in Table 1 . A detailed trip generation estimate is included in Attachment C Table 1 28Hundred Residential -Trip Generation Summary nme Period Weekday Daily Weekday A/vi Peak Hour Weekday PM Peak Hour Net New Trips Generated In 40 2 6 Out 41 5 3 Toto! 81 7 9 Transportation Planning I Design I Traffic Impact & Cperatio'rs 11400 SE 8° Street, Suite 200, Bellevue, WA 98004 ( Office {425) 889-6747 Transportation Impact Fee Estimate 28Hundred Residential Trip Generation and Impact Fee Estimate The City of Renton requires payment of transportation impact fees to mitigate traffic impacts of new developments. The City's transportation impact fees are based on the number of dwelling units. Per the Rate Study for Impact fees for Transportation, Parks, and fire Protection [August 26, 20 l 11, the transportation impact fee is $5,592.71 per multi-family dwelling unit. The proposed l O net new dwelling unit development 112 proposed less 2 existing! will have an estimated transportation impact fee of $55,927.10. If you have any questions regarding the information presented in this memo, please feel free to contact me at [425) 250D58 l or SC'l'OC"'n(i)tcnw coc_,. cc: Jeff Haynie, P.E. -Principal Attachments: A. Vicinity Map B. Preliminary Site Plan C. Trip Generation Calculations ~TENW January 11, 2017 Page 2 Attachment A: Site Vicinity 28Hundred Residential Trip Generation and Impact Fee Estimate (!) NOTlUSC:ALE N.E. 13TH STREET Jo' Attachment B: Preliminary Site Plan 28Hundred Residential Trio Generation and lmpact Fee Estimate / N .E. 12TH SffiEET c!) NOTTOSCAI..E ATTACHMENT C 28Hundred Residential Trip Generation and Impact Fee Estimate Trip Generation Calculations DAILY I Land Use Area Proi;,osed Use: Town homes 12 Less Existing Use: Duplex 2 AM PEAK HOUR I Land Use Area Proi;,osed Use: Townhomes 12 Less Existing Use: Duplex 2 PM PEAK HOUR I Land Use Area Proi;,osed Use: Townhomes 12 Less Existing Use: Duplex 2 Notes: 1. DU == Dwelling Units. 28Hundred Residential Trip Generation ITE ITE Directional Split Units' LUC 2 Trip Rate' In Out DU 230 eqn 50% 50% DU 230 eqn 50% 50% NET NEW DAILY TRIP GENERATION = ITE ITE Directional Split Units' LUC' Trip Rate' In Out DU 230 eqn 17% 83% DU 230 eqn 17% 83% NET NEW AM PEAK HOUR TRIP GENERATION = ITE ITE Directional Split Units' LUC' Trip Rate' In Out DU 230 eqn 67% 33% DU 230 eqn 67% 33% NET NEW PM PEAK HOUR TRIP GENERATION= 2. Institute of Transportation Engineers (ITE) Trip Generation manual 9th edition. 1/11/2017 Trips Generated In Out Total 51 51 102 -11 -10 -21 40 41 81 Trips Generated In Out Total 2 7 9 0 -2 -2 2 5 7 Trips Generated In Out Total 7 4 l l -I -l -2 6 3 9 ~TENW Feb. 1, 2017 28 Hundred TOWNHOMES UNIT LOT SUBDIVISION APPLICANT YVES TANG PROJECT MANAGER JIM HOWTON 12018 SE 51 8T STREET, BELLEVUE, WA 98006-2857 TELEPHONE 425-641-4276 FAX 425-653-1304 EMAIL ADDRESS: jimhjimllll@comcast.net CONSTRUCTION MITIGATION DESCRIPTION 1. The proposed construction start date will be approximately in June 2017 and Completion will be in approximately 4 months. 2. Hours of operation will be 7:00 AM to 5:00 PM. 3. Proposed hauling/transportation route will be Harrington Ave NE to Sunset Blvd, Edmonds Ave Ne to NE 3'd St., Jefferson Ave to Renton Transfer Station. 4. Water trucks, street sweepers and other requirements deemed necessary will be implemented for any potential impacts which may occur. 5. There will be no anticipated weekend, late night or any other specialty hours Proposed at this time for construction or hauling. 6. Flag persons will be employed and signs will be installed for traffic control when necessary. 7. Temporary erosion control measures will be used as shown on the Temporary Erosion Control plan. 28 Hundred TOWNHOMES UNIT LOT SUBDIVISION APPLICANT YVES TANG PROJECT MANAGER JIM HOWTON 12018 SE 51ST STREET, BELLEVUE, WA 98006-2857 TELEPHONE 425-641-4276 FAX 425-653-1304 EMAIL ADDRESS: jimhjim1111@comcast.net CONDITIONASL USE PERMIT JUSTIFICATION Consistency with Plans and Regulations: The project is located in the Center Village designation of the Comprehensive Plan in an area which has substantial existing multifamily housing. In accordance with one goal of the Comprehensive Plan, the R-14 zone with contingencies which permits 18 units per acre allows housing to be more dense in the infill area. This will also offer more support to the transit system within the City. In, fact, there is a bus stop directly across Harrington Avenue NE from the project. Furthermore, the project is only a few blocks from the extensive commercial/shopping area on Sunset Avenue. There are several multifamily buildings up and down NE 12th Street on both the east side and the west side all close to the project. Thus, this is in an area that already has this kind of land use as described as a goal of the Comprehensive Plan. The project definitely supports the goal that "It is important that development is designed to be attractive". The project will be replacing two 73 years old duplex units as well as several old outbuildings. The Comprehensive Plan goal that "It is important to have many different kinds of housing to provide for people in all stages of life" will be supported. Seventeen percent of the new town homes will be "Affordable" which will provide housing for those people in different income categories. Also, the project will meet one of the goals of the Sunset Area Community Revitalization Program. Through this program, a new sidewalk and planting strip was constructed along several blocks of Harrington Avenue NE, including all of the west side of this town home project. So, this is public investment which will result in the "opportunity of private property development of both market-rate and affordable housing" The plate height of the new town homes will be 32 feet which exceeds the R-14 zone plate height of 24 feet. This additional height is the reason for this Conditional Use Permit. No views will be impacted or altered by this increase in height. That is, there are two duplex housing units adjacent to the east side of the property (one east of each existing lot). The northerly duplex faces north toward NE13th street and has no view other than the duplex across NE 13th Street. The southerly duplex faces NE 12th Street and has no view other than a multifamily complex across NE 12th Street. There is one duplex across NE 13th Street north of the northerly lot of this project. It is directly across Harrington Avenue NE from McKnight Middle School and the school blocks any view. The duplex on the east side of Lot #1 was just completely remodeled inside and outside with no increase in height. Appropriate Location: The location of the project 28 Hundred is in the R-14 Zone which allows up to 18 units per acre and there will be 12 townhomes which equals 18 units per acre. The property is surrounded by other multifamily housing. In addition, schools are located close by with McKnight Middle School directly across the street. Also, the North Highlands Community Center and the new large Master Craft Playground is only 2 Y, blocks away. Effect on Adjacent Properties: The 28 Hundred townhomes project will result in increased property values in the area. Many of the adjacent properties contain 73 year-old duplexes many of which are in need of maintenance and repair. This project will encourage more like-projects resulting in up-grading of the area. Compatibility: , 28 Hundred is in an area of newer large multifamily buildings interspersed by the very old duplexes, which, of course, are also multifamily houses. This area has been multifamily for many years and, in accordance with the R-14 Zone, it will continue to be multifamily homes. Parking: Parking will be in accordance with City codes which will be sufficient for the 12 town homes. Traffic: As shown by the Traffic Study, there will be little impact on the streets in the area. In addition the project will have sidewalks on all adjacent streets which will provide for pedestrians. Noise, light and Glare: Construction and construction equipment noise will occur for about a nine months period in the spring, summer and fall of 2017 only during the hours from 7:00 AM through 5:00 PM Monday through Friday. Long-term noise will be vehicular and residential noise typically related to townhouse units. Nosie will not exceed that allowed by City of Renton code. There will be lights located around the exterior of the building and in the parking area. Also, some light will be emitted through windows in the buildings following project completion. In addition, there will be vehicle headlight glare from time to time, especially during the evening hours. There are already adequate street lights on NE lih Street as well as on Harrington Avenue NE. All of the noise, light and glare will be that typically associated with residential units and will not differ significantly from that which already exists in the area. Landscaping: As shown on the Landscape plans, trees, including some fruit trees, shrubs and lawn areas will be provided in the project. There will be substantial landscaping all around the exteriors of the town homes as well as in all front yard areas. Some landscaping currently exists in the planting strip which the City provided along Harrington Avenue NE. The Homeowners Association will maintain all of the landscaping. 28 Hundred TOWNHOMES UNIT LOT SUBDIVISION APPLICANT YVES TANG PROJECT MANAGER JIM HOWTON 12018 SE 51ST STREET, BELLEVUE, WA 98006-2857 TELEPHONE 425-641-4276 FAX 425-653-1304 EMAIL ADDRESS: jimhjim11l1@comcast.net Legal Description for Original Two Lots The legal description and site addresses for the two lots are: LOT 25, BLOCK 46, CORRECTED PLAT OF RENTON HIGHLANDS NO. 2,AN ADD. TO THE CITY OF RENTON, VOL. 57, P. 92-98, KING COUNTY, WASHINGTON. Tax Parcel Number: 722780169008 Site Address: 2800 NE 12th Street, Renton, WA 98056 LOT 26, BLOCK 46, CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, AN ADDITION TO THE CITY OF RENTON, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 57 OF PLATS, PAGES 92 THROUGH 98, IN KING COUNTY, WASHINGTON. Tax Parcel Number: 722780169503 Situs Address: 2801 NE 13th Street, Renton, WA 98056 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ------:::::-::---.::---------Renton® SUBMIITAL REQUIREMENTS SITE PLAN REVIEW Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov PURPOSE: To assure the site plan is compatible with both the physical characteristics of the site and the existing and potential uses of the surrounding area. In addition, Site Plan Review assures the development is consistent with City of Renton plans, policies and regulations. FREE CONSULTATION MEETING: Prior to submitting an application, the applicant should informally discuss the proposed development with the Planning Division. The Planning Division will provide assistance and detailed information on the City's requirements and standards. Applicants may also take this opportunity to request the waiver of the City's typical application submittal requirements which may not be applicable to the specific proposal. For further information on this meeting, see the instruction sheet entitled "Submittal Requirements: Pre-Application." COMPLETE APPLICATION REQUIRED: In order to accept your application, each of the numbered items must be submitted at the same time. If you have received a prior written waiver of a submittal item(s) during a pre-application meeting, please provide the waiver form in lieu of any submittal item not provided. All plans and attachments must be folded to a size not exceeding gy, by 11 inches. APPLICATION SCREENING: Applicants are encouraged to bring in one copy of the application package for informal review by staff, prior to making the requested number of copies, colored drawings, or photo reductions. Please allow approximately 45 minutes for application screening APPLICATION SUBMITTAL HOURS: Applications should be submitted to Development Services staff at the 6th floor counter of Renton City Hall, 1055 South Grady Way, between 8:00 A.M. and 4:00 P.M. Monday through Friday. Please call your assigned project manager to schedule an appointment or call (425) 430-7200 extension 4 to reach the Planning Division. Due to the screening time required, applications delivered by messenger cannot be accepted. ADDITIONAL PERMITS: Additional permits from other agencies may be required. It is the applicant's responsibility to obtain these other approvals. Information regarding these other requirements may be found at http://apps.oria.wa.gov/opas/ All Plans and Attachments must be folded 8 Yz"by 11" 1 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\sa.doc Rev:08/2016 • AP,,ICATION MATERIALS: tJ 1. Pre-Application Meeting Summary: If the application was reviewed at a "pre-application ~2. D 4. D s. meeting", please provide 5 copies of the written summary provided to you. Waiver Form: If you received a waiver form during or after a "pre-application meeting", please provide 5 copies of this form. Land Use Permit Master Application Form: Please provide the original plus 11 copies of the COMPLETED City of Renton Planning Division's Master Application form. Application must have notarized signatures of ALL current property owners listed on the Title Report. If the property owner is a corporation, the authorized representative must attach proof of signing authority on behalf of the corporation. The legal description of the property must be attached to the application form. Fees: The application must be accompanied by the required application fee (see Fee Schedule Brochure). Please call 425-430-7294 to verify the exact amount required. Checks should be made out to the City of Renton and cannot be accepted for over the total fee amount. Project Narrative: Please provide 12 copies of a clear and concise description of the proposed project, including the following: /<' Project name, size and location of site / Land use permits required for proposed project / Zoning designation ofthe site and adjacent properties y Current use of the site and any existing improvements / Special site features (i.e. wetlands, water bodies, steep slopes) / Statement addressing soil type and drainage conditions _y' Proposed use of the property and scope of the proposed development G For plats indicate the proposed number, net density and range of sizes (net lot area) of the new lots ; / Access Proposed off-site improvements (i.e. installation of sidewalks, fire hydrants, sewer main, etc.} Total estimated construction cost and estimated fair market value of the proposed project / Estimated quantities and type of materials involved if any fill or excavation is .Ji> • ~ proposed ,;:,e... '\ ~G Number, type and size of any trees to be removed ~-\,,;\\ \,,., y_ Explanation of any land to be dedicated to the City / Any proposed job shacks, sales trailers, and/or model homes Distance in feet from the wetland or stream to the nearest area of work l Any proposed modifications being requested (include written justification) For rojects located within 100 feet of a stream or wetland, please include: For projects located within 200-feet of Black River, Cedar River, Springbrook Creek, May Creek and Lake Washington please include the following additional information: 2 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\sa.doc Rev:08/2016 ~6. I Distance from closest area of work to the ordinary high water mark. Description of the nature of the existing shoreline The approximate location of and number of residential units, existing and potential, that will have an obstructed view in the event the proposed project exceeds a height of 35-feet above the average grade level Environmental Checklist: Please provide 12 copies ofthe Environmental Checklist. Please ensure you have signed the checklist and that all questions on the checklist have been filled in before making copies. If a particular question on the checklist does not apply, fill in the space with "Not Applicable". D 7. Rezone, Variance, Modification, or Conditional Use Justification: Please contact the ~ \1., ,0-Planning Division to determine whether your project proposal triggers any additional land ~ ~tuse permits. If so, additional information may be required. ~ 8. Density Worksheet: Please submit 12 copies of a completed density worksheet for all residential projects. D 9. Plat Certificate or Title Report: Please provide 3 copies of a current Plat Certificate or Title '&. Report obtained from a title company documenting ownership and listing all encumbrances ~ ~S of the involved parcel(s). The Title Report should include all parcels being developed, but no ~ parcels that are not part of the development. If the Plat Certificate or Title Report QJ>-'.~ references any recorded documents (i.e. easements, dedications, covenants) 5 copies of ),;~ l<;S the referenced recorded document(s) must also be provided. All easements referenced in ~ the Plat Certificate must be located, identified by type and recording number, and dimensioned on the Site Plan. ~o. ,11. N~ 12. Draft Legal Documents: Please provide 4 copies of any proposed street dedications, restrictive covenants, draft Homeowners Association, or any other legal documents pertaining to the development and use of the property. Construction Mitigation Description: Please provide 5 copies of a written narrative addressing each of the following: • Proposed construction dates (begin and end dates) • Hours and days of operation • Proposed hauling/transportation routes • Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics • Any special hours proposed for construction or hauling (i.e. weekends, late nights) • Preliminary traffic control plan If your project requires the use of cranes, please contact the City's Airport Manager at 425- 430-7471 to determine whether Federal Aviation Administration notification will be required. Urban Center Design Overlay District Report: For any multi-family projects in the Center Downtown or Residential-Multi-family Urban Zones, please provide 5 copies of a statement 3 H :\CED\Data\Forms-Te mplates\Se If-Help Ha ndouts\Pla nni ng\sa .doc Rev:08/2016 D 14. 0 Jt>- addressing how the project meets the requirements of the Urban Center Design Overlay District. The statement shall address the following: • Pedestrian building entries • Transition to surrounding development • Location of parking, design of surface parking, and/or structure/garage parking • Vehicular access • Pedestrian circulation • Common space • Landscaping • Building character and massing, rooflines, and materials Affidavit of Installation of Public Information Sign(s): Please complete and provide the attached notarized original affidavit plus 1 copy of the affidavit attesting the required public information sign(s) has been installed in accordance with City Code requirements. See attachment titled "Public Information Signs" for information about the size and location requirements for public information signs. Affidavit of Installation of Public Outreach Sign(s) (only for projects with an estimated value equal or greater than $10,000,000): Please complete and provide the attached notarized original affidavit plus 1 copy of the affidavit attesting the required public outreach sign(s) has been installed in accordance with the City Code requirements. See attachment titled "Public Outreach Signs" for information about the size and location requirements for public outreach signs. Proof of Neighborhood Meeting (only for projects with an estimated value equal or greater than $10,000,000): Please provide the following materials with the submittal of a comp~e development application: / A copy of the notice provided to surrounding property owners within three hundred Jeet (300') of the proposed development site; ~A copy of the mailing list used to send out meeting notices; ,.,t An affidavit of mailing and posting notice(s); z;) A copy of the meeting sign-in sheet; (9) Copies of materials presented at the meeting; <:) Notes of the meeting including a summary of oral and written comments received; and 01f no members of the public attended the neighborhood meeting and/or persons in attendance made no comments, the required submittal materials shall reflect the absence of comment, attendance, or both. fl( 16. Neighborhood Detail Map: Please provide 12 copies of a map drawn at a scale of 1" = 100' or 1" = 200' (or other scale approved by the Planning Division) to be used to identify the site location on public notices and to review compatibility with surrounding land uses. The map shall identify the subject site with a much darker perimeter line than surrounding properties and include at least two cross streets in all directions showing the location of the subject site relative to property boundaries of surrounding parcels. The map shall also show: the property's lot lines, lot lines of surrounding properties, boundaries of the City of Renton (if 4 H :\CED\Data \Forms-T emplates\Self-Help Handouts\P Ian ning\sa .doc Rev:08/2016 applicable), north arrow (oriented to the top of the plan sheet), and graphic scale used for the map, and City of Renton (not King County) street names for all streets shown. Please ensure all information fits on a single map sheet. Kroll Map Company (206-448-6277) produces maps that may serve this purpose or you may use the King County Assessor's maps as a base for the Neighborhood Detail Map. Additional information (i.e. current city street names) will need to be added by the applicant. D 17. Overall Site Plan (Only for previously approved Master Site Plans): Please provide 5 copies of an overall site plan if the project has previously undergone a Master Site Plan Review. The overall site plan should detail how this specific phase of the project fits in relation to the previously approved master site plan. D 18. Site Plan: Please provide 12 copies of a fully-dimensioned plan sheet drawn at a scale of 1"=20' (or other scale approved by the Planning Division). We prefer the site plan be drawn on one sheet of paper unless the size of the site requires several plan sheets to be used. If you are using more than a single plan sheet, please indicate connecting points on each sheet. The Site Plan should show the following: v' Name of proposed project <"Y.-"< ~ VDate, scale, and north arrow (oriented to the top ofthe paper/plan sheet) CO<' ~1--./ Drawing of the subject property with all property lines dimensioned and names of )ldjacent streets tg/,9. ~ ,Widths of all adjacent streets and alleys /Location of all existing public improvements including, but not limited to, curbs, utters, sidewalks, median islands, street trees, fire hydrants, utility poles, etc., long the full property frontage · Location and dimensions of existing and proposed: 1. structures 2. parking, off-street loading space, curb cuts and aisle ways 3. fencing and retaining walls 4. free-standing signs and lighting fixtures 5. refuse and recycling areas 6. utility junction boxes and public utility transformers 7. storage areas and job shacks/sales trailers/model homes c;}setbacks of all proposed buildings from property lines {:§ location and dimensions of all easements referenced in the title report with the recording number and type of easement (e.g. access, sewer, etc.) indicated ]'.l ~ Location and dimensions of natural features such as streams, lakes, required buffer areas, open spaces, and wetlands • Ordinary high water mark and distance to closest area of work for any project located within 200-feet from a lake or stream Landscape Plan, Conceptual: Please provide 5 copies of a fully-dimensioned plan drawn at the same scale as the project site plan (or other scale approved by the Planning Division), clearly indicating the following: • Date, graphic scale, and north arrow 5 H :\CED\Data \Forms-Templates\Self-H elp Ha ndouts\Plan ning\sa .doc Rev:08/2016 • Location of proposed buildings, parking areas and access, and existing buildings to remain • Names and locations of abutting streets and public improvements, including easements • Existing and proposed contours at two-foot intervals or less • Location and size of planting areas • Location and height of proposed berming • Location and elevations for any proposed landscape-related structures such as arbors, gazebos, fencing, etc. • Location, size, spacing and names of existing (to remain) and proposed shrubs, trees, and ground covers. Locations of decorative rocks or landscape improvements in relationship to proposed and existing utilities and structures • Trees to be retained and associated driplines • For wireless communication facilities, indicate type and locations of existing and new plant materials used to screen facility components and the proposed color(s) for the facility Q 20. Landscape analysis, lot coverage, and parking analysis {For commercial/industrial ~ \ \;"'-5operties only): please provide 5 copies of a landscape and parking analysis including: ~c;r'-• Total square footage of the site and the footprints of all buildings d'-w ~ • Total square footage of existing and proposed impervious surface area(s) ~\ • Square footage (by floor and overall total) of each individual building and/or use Ct(21. ~22. ~23. • Percentage of lot covered by buildings or structures • Number of parking spaces required by City code • Number and dimensions of standard, compact, and ADA accessible spaces provided • Square footage of parking lot landscaping (perimeter and interior) Floor Plans: Please provide 5 copies of a plan showing general building layout, proposed uses of space, walls, exits and proposed locations of kitchens, baths, and floor drains, with sufficient detail for City staff to determine if an oil/water separator or grease interceptor is required and to determine the sizing of a side sewer. Topography Map: Please provide 5 copies of a plan showing the site's existing contour lines at five-foot vertical intervals. Tree Retention/ Land Clearing (Tree Inventory) Plan: Please provide 4 copies of a fully dimensioned plan drawn by a certified arborist or a licensed landscape architect if ANY trees or vegetation are to be removed or altered. The plan shall be based on finished grade, drawn at the same scale as the project site plan with the northern property line at the top of the paper, and clearly show the following: • All property boundaries and adjacent streets, location and dimensions of rights-of- way, utility lines, fire hydrants, street lighting, and easements; • Location of all areas proposed to be cleared; • Location, species, and sizes of trees on or immediately abutting the site. This requirement applies only to trees with a caliper of at least six inches (6"), or an alder 6 H :\CED\Data \Forms-T emplates\Self-Help Handouts\Planning\sa.doc Rev:08/2016 or cottonwood tree with a caliper of at least eight inches (8"), when measured at fifty-four inches (54") above grade; • Clearly identify trees to be retained and to be removed; • Future building sites and drip lines of any trees which will overhang/ overlap a construction line. Where the drip line of a tree overlaps an area where construction activities will occur, this shall be indicated on the plan; • Show critical areas and buffers. ~ 24. Tree Retention Worksheet: Please provide 2 copies of a completed City of Renton tree retention worksheet. ~ 25. Arborist Report: Please provide 4 copies of an arborist report by a certified arborist or a licensed landscape architect that correlates with the Tree Retention/Land Clearing Plan and addresses the following: • Identification scheme used for each tree (e.g. tree number); • Species and size of each tree (caliper measured at 54 inches above grade); • Reason(s) for any tree removal (e.g. poor health, high risk of failure due to structure, defects, unavoidable isolation (high blow down potential), unsuitability of species, etc.) and for which no reasonable alternative action is possible (pruning, cabling, etc.); • For trees proposed to be retained, a complete description of each tree's health, condition, and viability; • For trees proposed to be retained, a description of the method(s) used to determine the limits of disturbance (e.g., critical root zone, root plate diameter, or a case-by- case basis description for individual trees); • A description of the impact of necessary tree removal to the remaining trees, including those in a grove or on abutting properties; • The suggested location and species of supplemental trees to be used when required. The report shall include planting and maintenance specifications; • An analysis of retained trees according to Priority of Tree Retention Requirements specified in RMC 4-4-130H.1.b. D 26. tland Assessment: Please provide 12 copies of the map and 5 copies of the report if ANY tlands are located on the subject property or within 100 feet of the subject property. The etland report/delineation must include the information specified in RMC 4-8-1200. In addition, if any alteration to the wetland or buffer is proposed, S copies of a wetland mitigation plan is also required. See RMC 4-8-1200 for plan content requirements. Standard Stream or Lake Study: Please provide 12 copies of a report containing the information specified in RMC 4-8-1200. In addition, if the project involves an unclassified stream, a supplemental stream or lake study is also required (12 copies). If any alteration to a water-body or buffer is proposed a supplemental stream or lake study (12 copies) and a mitigation plan (12 copies) are also required. See RMC 4-8-1200 for plan content requirements. 28. Flood Hazard Data: Please provide 12 copies of a scaled plan showing the nature, location, 7 H:\CED\Data\Forms-Templates\Self-Help H andouts\Plan ning\sa .doc Rev:08/2016 Y\. 29. ' ,Q_,~ ~~ 30. ~- c/.4. ~5. dimensions, and elevations of the area in question; existing or proposed structures, fill, storage of materials, and drainage facilities. Also indicate the following: • Elevation in relation to mean sea level of the lowest floor (including basement) of all structures • Elevation in relation to mean sea level to which any structure has been floodproofed • Certification by a registered professional engineer or architect that the flood proofing methods criteria in RMC 4-3-050 have been met • Description of the extent to which a watercourse will be altered or relocated as a result of proposed development Bio gical Assessment/Critical Areas Study: provide S copies if the project is located in a d signated floodplain. Habitat Data Report: If the project site contains or abuts a critical habitat per RMC 4-3- 0SOG.6, please provide 12 copies of a report containing the information specified in RMC 4- 8-120D. Geotechnical Report: Please provide 5 copies of a study prepared and stamped by a State of Washington licensed professional engineer including soils and slope stability analysis, boring and test pit logs, and recommendations on slope setbacks, foundation design, retaining wall design, material selection, and all other pertinent elements. Letter of Understanding Geologic Risk: Please provide 5 copies of a letter from the applicant, or the owner of the site, stating that he or she understands and accepts the risk of developing in an unstable area and that he or she will advise, in writing, any prospective purchasers of the site, or any prospective purchasers of structures or portions of structures on the site, of the unstable potential ofthe area. Utilities Plan, Generalized (sewer, water, stormwater, transportation improvements): Please provide 5 copies of a plan drawn on 22" x 34" plan sheets using a graphic scale of 1" = 40' (or other size or scale approved by the Planning Division) clearly showing all existing (to remain) and proposed public or private improvements to be dedicated or sold to the public including, but not limited to, curbs, gutters, sidewalks, median islands, street trees, fire hydrants, utility poles, free-standing lighting fixtures, utility junction boxes, public utility transformers, etc., along the full property frontage. The finished floor elevations for each floor of proposed and existing (to remain) structures shall also be shown. Drainage Control Plan: Please provide 4 copies of a plan drawn to scale and stamped by a Washington State licensed professional engineer and complying with the requirements of RMC 4-6-030 and the King County Surface Water Management Design Manual, 2009 edition, as adopted and amended by the City of Renton. Drainage Report: Please provide 4 copies of a report complying with the requirements of the City of Renton Drafting Standards in RMC 4-6-030, the King County Surface Water Design Manual (KCSWDMl. 2009 edition, and the City of Renton Amendments to the KCSWDM, Chapters 1 and 2 as adopted by the City of Renton. The report (TIR) must be 8 H : \ CE D\Data \Forms-Te mp lates \Se 11-H e Ip Handouts \Plan n in g\sa. doc Rev: 08/2016 • EZ(" 37. stamped and dated by a civil engineer and shall contain the following: • Table of Contents • Technical Information Report (TIR) Worksheet • Section 1: Project Overview • Section 2: Conditions and Requirements Summary • Section 3: Offsite Analysis • Section 4: Flow Control and Water Quality Facility Analysis and Design • Section 5: Conveyance System Analysis and Design • Section 6: Special Reports and Studies • Section 7: Other Permit • Section 8: CSWPPP Analysis and Design • Section 9: Bond Quantities, Facility Summaries, and Declaration of Covenant • Section 10: Operations and Maintenance Manual. Architectural Elevations: Please provide 5 copies, for each building and each building face (N,S,E,W), of a 24" x 36" fully-dimensioned architectural elevation plan drawn at a scale of 1/4" = 1' or 1/8" = 1' (or other size or scale approved by the Planning Division). The plans must clearly indicate the information required by the "Permits" section of the currently adopted Uniform Building Code and RCW 19.27 (State Building Code Act, Statewide amendments). including, but not limited to the following: • Identify building elevations by street name (when applicable) and orientation i.e. Burnett Ave. (west) elevation • Existing and proposed ground elevations • Existing average grade level underneath proposed structure • Height of existing and proposed structures showing finished roof top elevations based upon site elevations for proposed structures and any existing/abutting structures • Building materials and colors including roof, walls, any wireless communication facilities, and enclosures • Fence or retaining wall materials, colors, and architectural design • Architectural design of on-site lighting fixtures • Screening detail showing heights, elevations, and building materials of proposed screening and/or proposed landscaping for refuse/recycling areas • Cross section of roof showing location and height of roof-top equipment (include air conditioners, compressors, etc.) and proposed screening Grading Plan, Conceptual: This is required if the proposed grade differential on-site will exceed 24" from the top of the curb or if the amount of earth to be disturbed exceeds 500 cubic yards. Please provide 12 copies of a 22" x 34" plan drawn by a State of Washington licensed civil engineer or landscape architect at a scale of 1" to 40' (horizontal feet) and 1" to 10' (vertical feet) (or other size plan sheet or scale approved by the Planning Division Plan Review Supervisor) clearly indicating the following: • Graphic scale and north arrow • Dimensions of all property lines, easements, and abutting streets • Location and dimension of all on-site structures and the location of any structures 9 H :\CED\Data\Forms-Templates\Self-Hel p Handouts\Pla n ning\sa .doc Rev:08/2016 within 15-feet of the subject property or that may be affected by the proposed work • Accurate existing and proposed contour lines drawn at two-foot, or less, intervals showing existing ground and details of terrain and area drainage to include surrounding off-site contours within 100-feet of the site • Location of natural drainage systems, including perennial and intermittent streams and the presence of bordering vegetation • Setback areas and any areas not to be disturbed • Finished contours drawn at two foot intervals as a result of grading • Proposed drainage channels and related construction with associated underground storm lines sized and connections shown • Finished floor elevation(s} of all structures, existing and proposed General notes addressing the following (may be listed on cover sheet}: • Area in square feet of the entire property • Area of work in square feet • Both the number of tons and cubic yards of soil to be added, removed, or relocated • Type and location of fill origin, and destination of any soil to be removed from site 0 38. Screening Detail, Refuse/Recycling: Please provide 12 copies of a detailed plan drawing, prepared to scale, showing location within property boundaries, heights, elevations, and building materials of proposed screening or of proposed plantings. ~9. Traffic Study: Please provide 5 copies of a report prepared by a State of Washington licensed professional engineer containing the elements and information identified in the City of Renton "Traffic Impact Analysis Guidelines for New Development" in sufficient detail to define potential problems related to the proposed development and identify the improvements necessary to accommodate the development in a safe and efficient manner. D 40. Plan Reductions: Please provide one 8 Y," x 11" legible reduction of each full size plan sheet (unless waived by your Project Planner}. The sheets that are always needed in reduced form are: landscape plans, conceptual utility plans, site plan or plat plan, neighborhood detail map, topography map, tree cutting/land clearing plan, critical areas plans, grading plan, and building elevations. The quality of these reductions must be good enough so that a photocopy of the reduced plan sheet is also legible. If your reduced plans are not legible once photocopied, you will need to increase the font size or try a different paper type. Illegible reductions cannot be accepted. Once the reductions have been made, please also make one 8 Y," x 11" regular photocopy of each photographic reduction sheet. Some of the local Renton print shops that should be able to provide you with reductions of your plans are Alliance Printing 425-793-5474, Apperson Print Resources 425-251-1850, and PIP Printing 425-226-9656. Nearby print shops are Digital Reprographics 425-882-2600 in Bellevue, Lithe Design 206-574-3000 and Reprographics NW/Ford Graphics 206-624-2040. 0 41. Digital Copy: Please provide a digital copy of each of the submittal items; this can be submitted either on a CD, a USB portable (flash/hard} drive, other device or pathway as approved by your assigned project manager. 0 42. Colored Maps for Display (DO NOT MOUNT ON FOAM-CORE OR OTHER BACKING): Please 10 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\sa.doc Rev:08/2016 • .. color l copy of each of the following full size plan sheets (24" x 36") or other s·1ze approved by the Planning Division) with a 1/4" or larger felt tip marker for use in presenting the project to the Environmental Review Committee and at any required public hearing: • Neighborhood Detail Map • Site Plan • Landscaping Plan • Elevations Please fold colored displays to 8 M" x 11". The following colors are required: Red-North Arrow, outer property boundary. Proposed new lot lines (dashed). Do not color existing lot lines which are to be eliminated or relocated. Blue-Street names identified with lettering of at least 1" in height. Street names must be legible at a distance of 15-ft. Brown-Existing buildings (Please do not color buildings which will be demolished or removed) Yellow-Proposed buildings light Green-Landscaped areas Dark Green-Areas of undisturbed vegetation All Plans and Attachments must be folded to 8:Yi" by 11" REVIEW PROCESS: Once a complete land use application package has been accepted for initial review, the Planning Division will post three notices of the pending application at or near the subject site and mail notices to property owners within 300 feet of the project site. The proposal will be routed to other City departments and other jurisdictions or agencies that may have an interest in the application. The reviewers have two weeks to return their comments to the Planning Division. Within approximately two weeks, the Planning Division will prepare a report regarding the proposal's compliance with applicable codes and the City's review criteria. All applications requiring environmental review will be presented to the City's Environmental Review Committee. The Environmental Review Committee is comprised of the Administrator of Public Works, the Administrator of Community and Economic Development, the Administrator of Community Services, and the Fire Chief. The Committee is responsible for determining whether the proposal will result in significant adverse environmental impacts. To do this, the committee will consider such issues as environmental health hazards, wetlands, groundwater, energy and natural resources and will then issue its decision (Environmental Threshold Determination). The Environmental Review Committee will either issue a: • Determination of Non-Significance (DNS)-Make a determination the proposal will have no significant negative environmental impacts, or 11 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\sa.doc Rev: 08/2016 • Mitigated Determination of Non-Significance (DNS-M)-Make a determination the proposal, if modified, would have no significant negative environmental impacts, or • Determination of Significance (DS)-Make a determination the proposal will have significant adverse environmental impacts and require the applicant to submit an Environmental Impact Statement (EIS) prepared by a qualified consultant. Once the Environmental Review Committee has issued its Environmental Threshold Determination (provided an EIS is not required), a public notice of the Determination is printed in the Renton Reporter and three notices are posted at or near the site. A 14-day appeal period commences following the publication date. At the discretion of the City, a separate and additional 1S-day comment period may be added prior to the 14-day appeal period. In addition to issuing the Environmental Determination, the Environmental Review Committee is also charged with determining whether a public hearing should be required for those Site Plan proposals not automatically triggering a public hearing. The Environmental Review Committee will consider the departmental and public comments in determining whether or not a hearing should be required. This determination may be appealed within 14 days to the Hearing Examiner pursuant to RMC 4-8-110. Projects exceeding the size limits listed in the RMC 4-9-200D.3 and projects abutting or across the street from residential zones MUST have a public hearing. No variance from this requirement is possible. The remainder of the review process differs depending on whether a public hearing is required. Administrative Site Plan Review: A public hearing is not required. The Planning Division reviews the proposal for compliance with the requirements of RMC 4-9-200E, Fin conjunction with the Environmental Review Committee decision and any staff or public comments prior to making a decision. The decision to approve, conditionally approve, or deny the proposal will be mailed to all persons listed on the Master Application and all parties of record. Hearing Examiner Site Plan Review and Review of Environmental Determination Appeals: A public hearing is required. After review of the proposal and any staff or public comments, the Planning Division staff will forward a report and recommendation and the Environmental Review Committee decision to the Hearing Examiner prior to the hearing. This report will be mailed to all persons listed on the Master Application and all parties of record. Notice of the public hearing will be published in the Renton Reporter at least 10 days prior to the hearing, the site will be posted again, and parties of record will receive notices of the hearing via mail. Applicants are strongly encouraged to attend the public hearing for their proposal. City staff will first make a presentation to the Hearing Examiner about the proposal. Either the applicant or citizens in support of the proposal will then give testimony. When giving testimony, names and addresses must be stated for the record. Following this, individuals with neutral or opposing comments will give their testimony to the Hearing Examiner. City staff or the applicant will address additional questions raised throughout the hearing. The Hearing Examiner will review the proposed application for compliance with the requirements of RMC 4-9-200E and F concurrently with any environmental appeals and issue a final decision(s) within 14 days of the hearing unless, at the time of the public hearing, the Hearing Examiner indicates additional time will be required for issuance of the decision. The decision to approve, conditionally approve, or deny the proposal 12 H :\CEO \Data \Forms-Templates \Self-He Ip Handouts \P la n n i ng\sa. doc Rev: 08/2016 .. SUMMARY OF INFORMAL PRE-APPLIATION MEETING HELD ON NOVEMBER 17, 2016 The purpose of the meeting was to discuss changes to the project formerly known as Brandon Place Townhomes: 1. The name of the project is now 28 Hundred Unit Lot Subdivision. 2. The project consists of the construction of 12 town homes on 2 contiguous lots Located at 2800 NE lih Street and 2801 NE 13th Street, Renton, WA 98056. 3. Two of the 12 townhomes will be "Affordable" as defined by Renton City Codes to allow these two additional units as a bonus for a density on the site of 18 units per acre within the R-14 zoning. 4. The project will not be submittal until after the City adopts the Unit Lot Subdivision Code. 5. The application will include a request for a Conditional Use Permit to allow the plate height to be increased from 24 feet to 32 feet. 6. The total size of the two lots at the time of the original Pre-Application Meeting and used in the original Notes, was calculated to be 28,281 square feet. However, after the boundary survey was completed, the total size is 28,693 square feet. 7. The "WAIVER OF SUBMITIAL REQUIREMENTS FOR LAND USE APPLICATIONS" originally completed for Brandon Place Townhomes in June, 2015, Has been updated to January, 2017 and is attached hereto. PREAPPLICATION MEETING FOR Brandon Place Townhomes 2800 NE 12th St., 2801 NE 13th St., 3001 NE 16th St. PRE 15-000282 CITY OF RENTON Department of Community & Economic Development Planning Division May 14, 2015 Contact Information: Planner: Jill Ding, 425.430.6598 Public Works Plan Reviewer: Vicki Grover, 425.430.7291 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). Fire: & Emergency ::,ervices Department DATE: TO: FROM: SUBJECT: MEMORANDUM 4/30/2015 12:00:00AM Jill Ding, Senior Planner Corey Thomas, Plan Review/Inspector (Brandon Place Townhomes) PRElS-000282 Comments based on no fire sprinkler systems, no fire alarm systems and construction per the International Residential Code. 1. Fire impact fees are applicable at the rate of $463.66 per unit. This fee is paid at time of building permit issuance. Credit will be granted for the existing homes removed from these sites. 2. The preliminary required fire flow for this proposed development is 3,750 gpm. A minimum of four fire hydrants are required. One within 150-feet and three within 300-feet of the proposed buildings. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5-inch storz fittings. Fire flows that exceed 2,500 gpm require a looped main around/through the proposed buildings or complex of buildings which is not in place at this time and will require water main extensions/replacements. 3. Fire department apparatus access roadways are required to be minimum 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. X -============------------===----------------------------===- DATE: TO: FROM: SUBJECT: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M May 14, 2015 Jill Ding, Planner Vicki Grover, Plan Reviewer Pre-Application for Brandon Place Townhomes 2800 NE 12'" Street, 2801 NE 13'" Street & 3001 NE 16'" Street PRE 15-000282 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(s) 7227801690, 7227801695 & 7227801475. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER Both of the proposed developments are within the City of Renton's retail water service area, in the 565- hydraulic zone. For the NE 12'" St and Harrington Ave NE site, there are existing 8-inch water mains located in NE 12'" St, NE 13'" St and in Harrington Ave NE (refer to City project plan no. W-1878) that can deliver a maximum flow capacity of 2,500 gallons per minute (gpm). The static water pressure is about 90 psi at ground elevation of 350 feet. There is an existing 3/4-inch domestic water meter serving each of the existing houses on the subject properties (utility billing account reference no. 140132 & 140134). For the NE 16'" St and Jefferson Ave NE site, there are existing 6-inch water mains in NE 16'" St and in Jefferson Ave NE (refer to City project plan no. W-1878) that can deliver a maximum flow capacity of 1,600 gallons per minute (gpm). The static water pressure is about 80 psi at ground elevation of 375 feet. There is an existing 3/4-inch domestic water meter serving the existing house on the subject property (utility billing account reference no. 140271). 1 The City's Fire Prevention Department has determined the preliminary fire flow demand for the development is 3,750 gpm based on no fire sprinkler systems, no fire alarm systems and construction per the International Residential Code. The fire flow demand for the development exceeds the available capacity of existing water distribution system within the streets fronting the two sites. The applicant must reduce the fire flow demand for the development through other construction methods and with the use of fire sprinkler system to reduce the fire flow demand so that it does not exceed the capacity of the above described existing water mains along both sites. In order to provide water service for domestic and for fire protection to the proposed development, the following improvements will be required per City Code and Development standards (RMC 4-6-0lOB): 1. Installation of larger diameter off-site water mains depending of the final fire flow demand of the development. 2. Installation of fire hydrant(s) as required by Renton Fire Prevention. The number and location of the hydrants shall be determined based on the City's review of the final building plans and site plan. 3. Installation of fire sprinkler system and of approved backflow prevention assemblies if required by the Fire Prevention Department. 4. Installation of a separate domestic water meter for each townhome unit with a double check valve assembly (DCVA) behind each meter. The sizing of the domestic water meters shall be done in .accordance with Chapter 6 of Uniform Plumbing Code. A pressure-reducing-valve (PRV) is required behind each water meter because the water pressure is over 80 psi. 5. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. 6. 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 General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City's 2012 Water System Plan. 7. The development is subject to applicable water system development charges and of meter installation fees based on the size of the meters for domestic and for fire sprinkler system. A water system redevelopment credit will apply for the existing domestic water meters if they are abandoned. SANITARY SEWER 1. Sewer service is provided by the City of Renton. ti) There are existing 8-inch sewer mains located in Jefferson Ave. NE and in NE 16'h Street. 3. Each unit will need a minimum 6-inch diameter side sewer connection. 4. There are existing 8-inch sewer mains located in NE 13th Street, Harrington Ave. NE and NE 12'h Street. 5. The sewer main extension shown on sheet 1 of 1 of the pre-application package is more than is required. Individual, minimum 6-inch diameter side sewers can be extended to each unit from the City's existing sewer main. 6. System development charges (SDC) for sewer is based on the size of the new domestic water to each of the new buildings. Credit will be given to the existing residence. · 2 SURFACE WATER 1. There are drainage conveyance systems located in NE 12th Street and Harrington Ave. NE. This area drains to the East Lake Washington drainage basin. @There is a 'limited' drainage system at the intersection of Jefferson Ave. NE and NE 16th Street. More information would need to be collected to determine if a connection to this system is available. This area drains to May Creek drainage basin. 3. A drainage plan and drainage report complying with the 2009 King County Surface Water Design Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2 shall be required. Based on the City's flow control map, this site falls within the Peak Rate Flow Control Standard, Existing Site Conditions. Refer to Figure 1.1.2.A-Flow Chart to determine the type of drainage review required by the City of Renton 2009 Surface Water Design Manual Amendment. The final drainage plan and drainage report must be submitted with the utility construction permit application. 4. A geotechnical report for the site is required. Information on the water table and soil permeability and a design infiltration rate with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. 5. Surface water system development fee is $0.54 per square foot of new impervious area but not less than $1,350.00. Credit will be given to the existing residence. TRANSPORTATION/STREET 1. Transportation impact fees will apply to this project. The current transportation impact fee rate is $1,180.84per new unit. The transportation impact fee that is current at the time of building permit application will be levied. Credit will be given for the existing home. 2. A Traffic Impact Analysis (TIA) is required if the estimated vehicular traffic generated from the proposed development exceeds 20 vehicles per hour in either the AM (6:00 -9:00) or PM (3:00 to 6:00) peak periods. For more information see attached handout titled "Policy Guidelines for Traffic Impact Analysis for New Development". 2. Road Classifications -NE 12th Street is a Collector Arterial. Harrington Ave. NE, Jefferson Ave. NE, NE 12'h Street and NE 16th Street are Residential Access. • Existing right of way widths are as follows: Harrington Ave. NE and NE 16th Street have approximately 60 ft. of ROW; NE 12'h Street, NE 13th Street and Jefferson Ave. NE have approximately 50 ft. of ROW. • Required ROW width and frontage improvements shall be explained by the current planning documents for the Sunset Area. This information shall be provided to the applicant at a later date. 3. All storm drainage improvements are required to be constructed per RMC 4-6-060. 4. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements. See the attached handout titled "Trench Restoration & Street Overlay Requirements". 5. Applicant may submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4-9-250C5d. Request shall be in writing and addressed to Steve Lee, Development Engineering Manager. The request shall be submitted through the plan reviewer. 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. See the attached 3 handout titled "City of Renton Drafting & Survey Standards". Plans shall be prepared by a licensed Civil Engineer. 2. Separate permit and fees will be required for the water meter installation, side sewer connection and storm water connection. 3. Any fees quoted herein are for the calendar year 2015 and are subject to change. 4 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DATE: TO: FROM: SUBJECT: M E M O R A N D U M May 14, 2015 Pre-Application File No. 15-000282 Jill Ding, Senior Planner Brandon Place Townhomes 2800 NE 12th St, 2801 NE 13th St, and 3001 NE 16th St 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 $SO.OD 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 consists of three parcels; 2800 NE 12th Street (Lot 1) and 2801 NE 13th Street (Lot 2) are contiguous parcels and are located at the northeast corner of the intersection of Harrington Avenue NE and NE 12'" Street. 3001 NE 16'• Street (Lot 3) is located at the southeast corner of NE 16th Street and Jefferson Avenue NE. Lot 1 is 16,942 square feet in area and Lot 2 is 11,439 square feet. Lot 3 is 16,517 square feet in area. The proposal includes the construction of three 5 unit townhomes for a total of 15 dwelling units. Access to the townhomes on Lots 1 and 2 would be provided via driveways off of Harrington Ave NE and NE 13th Street. Access to the townhomes on Lot 3 would be provided via driveway access off of NE 16'" Street. Garages are proposed underneath the townhomes, which would provide a total of 18 parking spaces. An Aquifer Protection Area 2 is mapped on the project site. Current Use: Two existing duplexes and associated garages would be removed from Lots 1 and 2. An existing duplex and detached accessory structure would be removed from Lot 3. Development Standards: The project would be subject to RMC 4·2·110A, "Development Standards for Residential Zoning Designations" effective at the time of complete application (noted as "R·14 standards" herein}. h:\ced\planning\current planning\preapps\2015 preapps\15-000282.jill\15·000282 brandon place townhomes (r-14 zone, apa 2).doc Brandon Place Townhomes Page 2 of 6 May 14, 2015 Zoning: The property is located within the Center Village {CV) land use designation and the Residential-14 dwelling unit per acre {R-14) zoning designation. Attached residential dwellings are an outright permitted use in the R-l4zone. Density-The minimum density required in the R-14 zone is 7 dwelling units per net acre {du/ac) and the maximum density permitted is 14 dwelling units per net acre. Net density is calculated after the subtraction of private access easements/tracts, critical areas, and areas to be dedicated for right-of-way are subtracted from the gross lot area. Bonus Density (RMC 4-3-065) permits up to 4 additional dwelling units per net acre. Densities of greater than 18 units per net acre are prohibited. To qualify for the density bonus, the applicant shall provide either: {i) Alley and/or rear access and parking for 50% of detached or townhouse units, or {ii) Civic uses such as a community meeting hall, senior center, recreation center, or other similar uses as determined by the Administrator, or {iii) A minimum of 2 units of affordable housing per net developable acre {fractional results shall be rounded up to the next whole number) to qualify for a density bonus. In addition, in order to qualify for a bonus, developments shall also incorporate at least 1 of the features described below: {i) Active common recreation amenities such as sports courts, recreation center, pool, spa/jacuzzi. (ii) Surface parking lots containing not more than 6 parking stalls separated from other parking areas by landscaping with a minimum width of 15 feet. Based on a combine Jot area of 28,381 square feet (0.65 acres) for Lots l and 2, the proposal for 10 units would result in a net density of 15.38 du/ac. No information was included with the pre-application materials regarding the area of right-of-way dedication anticipated for Lot 3, therefore staff was unable to calculate the net area of Lot 3. Based on a gross area of 16,517 square feet (0.38 acres) the proposal for 5 units on the project site would result in a gross density of 13.16 du/ac. Based on a total area of 1.03 gross acres, the proposal for 15 units on all three lots would result in a total gross density of 14.56 du/ac. The density proposed exceeds the maximum density permitted for the R-14 zone. The proposal shall be revised to comply with the maximum net density requirements or provide the required bonus density amenities. Minimum Lot Size. Width and Depth -There are no minimum lot size requirements for attached dwellings in the R-14 zone. The minimum width required in the R-14 zone is 30 feet for interior lots and 40 feet for corner lots and the minimum depth required is 60 feet. Lots 1 and 2 have a combined area of 28,381 square feet with a lot width of approximately 135 feet and a lot depth of approximately 245.5 feet. Lot 3 has a lot area of 16,517 square feet and a lot width of approximately 99 feet and a lot depth of approximately 166 feet. The lots as proposed would comply with the minimum lot size, width, and depth requirements of the R-14 zone. Lot Coverage -The R-14 zone permits a maximum building coverage of 65 percent and a maximum impervious surface coverage of 80 percent of the total lot area. No lot coverage information was provided with the pre-application materials, therefore staff was unable to verify compliance with these requirements. A lot coverage analysis (including building 1 / coverage and impervious surface coverage) would be required with the formal land use application submittal. h :\ced\plann ing\current plan ning\preapps\2015 preapps\15-000 282.jill\15-000282 bra ndon place Brandon Place Townhomes Page 3 of 6 May 14, 2015 Setbacks -Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the R-14 zone are as follows: 15-foot minimum front yard setback, provided the garage maintains a 20-foot front yard setback; a minimum 4-foot side yard setback; a minimum 15-foot side yard along a street setback; and a minimum 10-foot rear yard setback. The submitted site plan shows the 10-foot rear yard setback along the NE 12'" Street, Harrington Avenue NE, NE 13'" Street, ond Jefferson Avenue NE street frontages. The yards fronting along street frontages would be considered front yards or side yards along streets, the rear yards would be located opposite the front yards away from the public street frontages. The submitted site plan materials shall be revised to provide the required front and side yard along a street setbacks. Building Height -The maximum building height permitted in the R-14 zone is 30 feet. Building_ height is measured as the vertical distance from grade plane to the average height of the highest roof surface. According to the submitted elevations, the proposed townhomes would have a height of 34 feet 5 % inches measured to the to/lest point of the structure. Information regarding the average height of the highest roof surface was not included in the submitted pre-application materials, therefore staff was unable to verify compliance with this requirement. Residential Design and Open Space Standards: All new dwelling units would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. Lot Configuration: Developments of more than four (4) structures shall incorporate a variety of home sizes, lot sizes, and unit clusters. Dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or rights-of-way) and do not abut front or back yards. Lots accessed by easements or pipestems shall be prohibited. Common Open Space: Developments of four (4) or more units: Required to provide common open space as follows: 1. For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. 2. Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for small recreational activities, and other activities as appropriate. 3. Open space shall be located in a highly visible area and be easily accessible to the neighborhood. 4. Open space(s) shall be contiguous to the majority of the dwellings in the development and accessible to all dwellings, and shall be at least twenty feet (20') wide. 5. A pedestrian entry easement can be used to meet the access requirements if it has a minimum width of twenty feet (20') with a minimum five feet (5') of sidewalk. 6. Pea-patches shall be at least one thousand {1,000) square feet in size with individual plots that measure at least ten feet by ten feet (10' x 10'). Additionally, the pea-patch shall include a tool shed and a common area with space for compost bins. Water shall be provided to the pea-patch. Fencing that meets the standards for front yard fencing shall surround the pea- patch with a one foot (1') landscape area on the outside of the fence. This area is to be landscaped with flowers, plants, and/or shrubs. h:\ced\planning\current planning\preapps\2015 preapps\15-000282.jill\15-000282 brandon place townhomes (r-14 zone, apa 2).doc Brandon Place Townhomes Page 4 of 6 May 14, 2015 7. Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall not be used for personal vehicle access or to meet off-street parking requirements. 8. Storm ponds may be used to meet the common open space requirement if designed to accommodate a fifty (SO) year storm and to be dry ninety percent (90%) of the year. 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 native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan shall be submitted at the time of formal land use application. Tree Preservation -A Tree Retention/ Land Clearing (Tree Inventory) Plan along with a tree retention worksheet shall be provided with the fonmal land use application. The tree retention plan must show preservation of at least 20 percent (20 %) 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. 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. In addition, a minimum of 4 trees per 5,000 square feet of lot area are required to be provided on residentially zoned properties with attached multi-family dwellings. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. Fences/Walls -If the applicant intends to install any fences or walls as part of this project, the location must be designated on the landscape plan. A fence/wall detail should also be included on the plan as well. Parking -The following ratios would be applicable to the site: h:\ced\planning\current planning\preapps\2015 preapps\15-000282.jill\15-000282 brandon place townhomes (r-14 zone, apa 2).doc Brandon Place Town homes Page 5 of 6 May 14, 2015 Use Number Q[ Bedrooms~ Unit Attached 6 x 2 Bedroom Units Dwellings (Lots 1 and 2) 4 x 2 Bedroom Units (Lot3) Attached 4 x 3 Bedroom Units Dwellings (Lots 1 and 2): 1 x 3 Bedroom Units (Lot 3) Ratio Required Spaces Min/Max: 1.4 spaces/ 2 Lots 1 and 2: 8.4 bedroom unit spaces Lot 3:5.6 spaces Min/Max: 1.6 spaces/ 3 Lots 1 and 2: 6.4 Bedroom Unit spaces Lot 3: 1.6 spaces Based an the uses and number of bedrooms proposed, the proposal would be required to provide a minimum and a maximum of 15 parking spaces for Lots 1 and 2 ond 7 parking spaces for Lot 3. The applicant is proposing a total of 12 parking spaces on Lots 1 and 2 and 6 parking spaces on Lot 3. To comply with the required parking, the proposed would need to provide 3 additional spaces on Lats 1 and 2 and 1 additional space on Lot 3. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of SY, feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Bicycle parking shall be provided for all residential developments that exceed five (5) residential units. The bicycle parking requirements for attached dwellings is 0.5 spaces per dwelling unit. The bicycle parking provided for the residential use shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. Access -Driveway widths are limited by the driveway standards, in RMC 4-40801. Critical Areas: An Aquifer Protection Area 2 is mapped on the project site. The overall purpose of the aquifer protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater quality. If fill is used, then a fill source statement is required. Environmental Review: Environmental (SEPA) Review would be required for the 15 units as the proposal would result in the construction of more than 9 dwelling units. Permit Requirements: The proposal for 15 townhomes would require Administrative Site Plan Review and Environmental (SEPA) Review. The applications would be reviewed concurrently in an estimated timeframe ot.§:~The applicable fees would be $1,500 for Administrative Site Plan Review, $1,000 for Environmental (SEPA) Review, and a 3% Technology fee for a total of $2,575. h:\ced\planning\current planning\preapps\2015 preapps\15-000282.jill\15-000282 brandon place townhomes {r-14 zone, apa 2).doc Brandon Place Townhomes Page 6 of6 May 14, 2015 Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits: • Fire Mitigation fee currently assessed at $463.66 per dwelling unit. fll/P • A Transportation Mitigation Fee assessed at $1,454.20 per Apartment or $1,180.84 per M/-A Condominium unit. • A Parks Mitigation Fee assessed at $975.90 per dwelling unit for 5 or more multi-family A{!t dwelling units. ' • The Renton School District charges a School Impact Fee assessed at $1,360.00 per multi-t9 • }:.--- family dwelling unit. Expiration: Upon Site Plan approval, the site plan approval is valid for 2 years with a possible 2 year extension. h:\ced\planning\current planning\preapps\2015 preapps\15-000282.jill\15-000282 brandon place town homes (r-14 zone, apa 2).doc ., NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE (DNS} 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 OF NOTICE OF APPLICATION: March 30, 2017 LAND USE NUMBER: LUA17-000163, PP, ECF, SA-A, CU-P PROJECT NAME: 28 Hundred Unit Lot Subdivision PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat approval, Site Plan approval, Environmental (SEPA) Review, and Conditional Use Permit approval for the construction of 12 townhomes on individual unit lots within the Residential-14 zoning designation. The townhomes would be constructed within one S~unit building, one 4-unit building, and one 3-unit building. Two of the town homes would be reserved as affordable units. The proposed lots would range in area from 888 square feet to 1,088 square feet. In addition, two common area tracts are proposed (Tracts A and C). The applicant is requesting a Conditional Use Permit for an increase in the maximum floor plate height from 24 feet to 32 feet. Access to the proposed units is proposed via a 38-foot wide unit lot driveway within Tract B. The site is located within a Wellhead Protection Area, zone 2. PROJECT LOCATION: 2800 NE 12 1h St, Renton, WA 98056 OPTIONAL DETERMINATION OF NON-SIGNIFICANCE (DNS): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted und~r the RCW 43.21C.110, the City of Renton is using the Optional DNS process to give notice that a DNS is lik~ly to be issued: Comment periods for the project and the proposed DNS are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance (DNS). This may be the only opportunity to comment on the environmental impacts of the proposal. A 14-day appeal period will follow the issuance of the DNS. PERMIT APPLICATION DATE: March 23, 2017 NOTICE OF COMPLETE APPLICATION: March 30, 2017 APPLICANT/PROJECT CONTACT PERSON: James Howton, JKH Pacific 12018 SE 51'1 St, Bellevue WA 98006 Permits/Review Requested: Environmental (SEPA) Review, Preliminary Plat Approval Other Permits which may be required: Building Permit, Construction Permit Requested Studies: Geotechnical Report, Arborist Report, Drainage Report 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, CED -Plannlng Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: 28 Hundred Unit Lot Subdivision /LUA17-000163, PP, ECF, SA-A, CU-P NAME:-------------------------------------- MAILING ADDRESS: _________________ City/State/Zip:------------ TELEPHONE NO.: ---------------- ,/ Loca\ion where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Proposed Mitigation Measures: Department of Community & Economic Development (CED) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 Public hearing is tentatively scheduled for June 20, 2017 before the Renton Hearing Examiner in Renton Council Chambers at 11:00 am on the 7th floor of Renton City Hall located at 1055 South Grady Way. The subject site is designated Residential-14 (R-14) and is located within a Wellhead Protection Area, zone 2. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, RMC 4-2-llOA, 4- 3-050, 4-4-070, 4-4-130, 4-6-060, 4-7-070 and other applicable codes and regulations as appropriate. None are recommended at this time. Comments on the above application must be submitted in writing to Jill Ding, Senior Planner, CED -Planning Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on April 13, 2017. 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. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. A copy of the subsequent threshold determination is available upon request. CONTACT PERSON: Jill Ding, Senior Planner; Tel: {425) 430-6598; Email: jding@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION March 30, 2017 Randy Matheson Department of Transportation Renton School District 420 Park Avenue N Renton, WA 98055 r: S City of , r{tsl LCJil Subject: New Project/ "28 Hundred Unit lot Subdivision" LUA17-000163, PP, ECF, SA-A, CU-P The City of Renton's Department of Community and Economic Development (CED) has received an application for a Preliminary Plat Approval, Site Plan Approval, Environmental (SEPA) Review, and Conditional Use Permit approval for the construction of 12 townhomes on individual unit lots within a Residential-14 zoning designation. They would be constructed with (1) 5-unit building, (1) 4-unit building, and (1) 3-unit building with 2 of the townhomes reserved as affordable units. In order to process this application, CED needs to know which Renton schools would be attended by children living in residences at the location indicated above. Would you please complete the list below and return this letter to my attention, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 or fax to (425) 430-7300, no later than April 13, 2017, Elementary School: ___________________________ _ Middle School:---------------------------- High School:------------------------------ Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes ___ No __ _ Extra Comments: ----------------------------- Thank you for providing this important and helpful information. If you have any questions regarding this project, please contact me at (425) 430-6598. Sincerely, Jill Ding Senior Planner Denis Law Mayor March 30, 2017 Community & Economic Development C. E. "Chip" Vincent, Administrator James Howton JKH Pacific 12018 SE 51'' St Bellevue, WA 98006 Subject: Notice of Complete Application 28 Hundred Unit Lot Subdivision, LUA17-000163, PP, ECF, SA-A, CU-P Dear Mr. Howton: 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. It is tentatively scheduled for consideration by the Environmental Review Committee on May 8, 2017. Prior to that review, you will be notified if any additional information is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on June 20, 2017 at 11:00 AM, in the Council Chambers, 7th Floor, Renton City Hall, 1055 South Grady Way, Renton, WA 98057. The applicant, or representative(s) of the applicant, are required to be present at the Public Hearing. A copy of the staff report will be mailed to you one week before the hearing. Please contact me at (425) 430-6598 if you have any questions. Sincerely, r.~ Jill Ding Senior Planner cc: George & Frances Subic/ Owner(s) Sanders Subic/Owner Stein Skattum/Applicant Myloan Nguyen/Mark Travers Architect AIA/Contact Mark Travers/ Mark Travers Architect AIA/Contact 1055 South Grady Way, Renton, WA 98057, rentonwa.gov 1055 S Grady Way Rentio~ WA 98057 BILLING CONTACT Yves Tang Greystoke, LLC 2801 NE 13tih Sti Rention WA 98056 INVOICE NUMBER 00065150 REFERENCE NUMBER LUA17-000163 28 Hundred Unit Lot Subdivision March 23, 2017 --------Renton 0 INVOICE INVOICE DATE INVOICE DUE DATE INVOICE STATUS INVOICE DESCRIPTION 03/23/2017 03/23/2017 Due NONE FEE NAME TOTAL Technology Fee $465.00 PLAN -Preliminary Plati Fee $10,000.00 PLAN -Environmential Review $1,500.00 PLAN -Administirative Sitie Plan Review $2,500.00 PLAN -Admin Conditional Use $1,500.00 SUB TOTAL $15,965.00 TOTAL ~'~~~~~s_1_5_.s_e5_._oo__, Page 1 of 1 201 Terry Ave N --Seattle WA 98109 206-374-3710 12880 NE 21st Pl Bellevue WA 98005 425-882-2600 • I drsi.net .//\.---· / ' ..... 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Sf>Eelf'J:AI..I..Y IOEWTIF1ED ON THIS l'LlT AS llf]NG 0Ell!CAT£0 OR I . k.. -C: COH\IEYED YO A PERSON OR OOIIY OTM£R ~ THE PIJ8UC, IN WHIOt CASE WE 00 HEREBY ~TE l,H[I ~ SIJCM SIREmio, EASEMEWJ'S, OR TAACtS CITY OF ltENTON l'taJC WOMC8 Dl!PAltTMEMT TO THE PfRSOO! OR ENTIT'I' IO[Ml1f1ED AHO FOR lll£ PURPOSE STATID. ;it'"' ~ CIT'1' OF RENTai A0ta•11Sl1U,T0R Pl81.1C -S DEPARTMENT FVR'TI-ltR. TliE Utl~IONEO OWNEllS Of n£ l,l,ND lffi!Drr SU:!OMIE), W1'N£. -11 EX.o.Mtt,j[O AHO .I.PPRO'-fil 1li1S ___J)AY OF "- FOR lHEMSO.',ES, TiiEIFI MO!!S IIND ASSIGNS /HJ Nff P'ERSON OR £NIJTY l -,, O[RMr.lO nn.E ni0M THE U~ED. >Hi ANO ALL CI.MilS FOR !W1.o.GES @) • 1'1/BUC WORKS AG>INST ll+E CITY OF RENTON, rTS SUCCESSORS. /HJ "5S>CHS WHICw 111\Y BE OCCASIOHlll B't' nt£ ESTMILJSHll[Nf, COHSffllJCTJON, OR ~ Of -~ ~ ~ I :; -Y / it l'!O.ODS /HJ/OR DPAl>l'IGE SYSTEMS -T1'IE 9ACIMSICH \\ THE SUBOMSOCIN, DElllCATlON. WAA1ER OF CI.M,IS .U.O ~ TO H01.0 ~:: cm (NII RENTON MAYOR ~Ml£SS IS WOE WITH THE FREE CONSOIT AN:> DI IICCOlfOoWCE Wl'TH TME DESIRES or SNO OWIG!S. l<LSO Tl£ SPEtlflC COHtlrllON$ 1,HO/OR •• £XAMINOI AND APPRCl,£0 THIS -----PAY OI' "-.o.GR£DIOITS THAT ARE CDNDl11Dlf5 or THS PLAT AA£ 11,l[l( A PART HEfl£fO \\• ~\ 7'----ATlEST, AHO THE OWNERS illlD ll1£1R "'5SIG/fS 00 HER£ Ml!!{[ TO AHO/OIi COYP\.Y ,. ~-"= wrnt THE!!Z: CONDITIONS. I -c~= IN WITNESS Vlt£REOf 'PIE: IIAYE SU OiJR HolNllS .0...0 SEAlS- GREYSTQ<E. lLC. A WA$HHGTON UllllED UAIIIUTY COMPANY VICINITY MAP N.T.S. CITY OF MNTOM FINMICE DIRECTOR'S CERTFICATE I HEREBY CERTIFY ™AT lllEl!E NIE NO DWH~T SPECII\L ASSE=-iEHTS ,IN;! ™"'T AU. ~ ~TS CERTIFIED 10 ~' ~ Tl€ CITY TREAS!RtR FOR CQJ£C110H OH ANY PROPDHY HERDN COMT,tJN{I) DEDICAlED FOR STREETS. ,IUEY5 OR orni:R PU8UC USES NIE PAO IN FUlL ™"--OAYOI' "- FIIVNCE OIRECTOII O'M"li:R; GRETSTOKE. lLC. 72(1 NORTH 10111 ST ,IA282 STATE OF" RDITOH. WA 93057 KIN<il COUNTY FINANCE DM810N CERTFICATE COONTY or \~ EN()IHEIJl:CHAD ~ I HEREBY CERTIFY ™H AU. PROPCRTY TA~ Ni£. PAID. THAT ENca.f'ASS OIGINEE!lltlG * SUR\oEl'ING THE1':E AA£ NO DEI.JNQVENT SPCCl"l. AS'SESSMENTS co;iTiflEil TO I CER"IIFY TH ... T I Kl'IOW OIi 1-IA\IC SATISFACTORY ~DENCE THAT ----165 NE J.M"£R ST., SUfT1: 201 l\-llS Cfl1CE FOR CDLLEC'TION AHO ll<AT .-.i.l. SPC0"1. ASS1:sg,1DU'S IS 1\1E P[RS(tl ~0 /,,l';>EAAED BEFORE IIE, AND SAIO POISON ACKHOM..EilCED ISSA(lUAH. WA 98027 CER'TIF\EO TO rn1s ornCE FOR COLL.EC'TIOH OH AMY or lH£ ll-lAT (HE/SH£) SIGl'Ul THIS INSTRUIIDH. ON OATH STAl'ED THAf (IIE:{Sl<E) WAS PROPERTY HEFIEIN CONTn.Eil, DEDICAlED AS S1REETS. Al.LEYS OR .WTHORIZEO TO EX!:CU"lt THE INSTRUIIDIT ANO ACl(NO'III..EOO€O IT AS THE Ci-MEF" FOR OTI;ER PUBUC USE NIE Pf.ID 1£RE!H CONTANE!l. DEDICATED AS FJ,IANCl"l. (»TICER or GREYSTOKE. lLC. A 11-'SHIH(lTON SUR\ICYOR: srEVE MoCAS1<£Y STRCETS, .w..EY"S OR FOR 0ni£R PUBLIC USE Al!£ PAID IN fUU.. Ul,lllED UAIIIUTY COlll'ANY TC BC THE FR££ ANO \/Cl.UHTAAT ACT OI' SIJCH EHC(M>ASS OIGINEI!iltlG ,i SUR..cYING PJ.RTY F"OR lH:: US£5 AND ?URPOSl:S IIENllONED IN THE INSTRVIIENT. 165 'IE JJlll'£R ST .• 51.111t 201 MS __ OAYor '"-ISS.,.QU»t, WA H027 II< WTNE:SS IIHEREOf", I i't.O,',£ =Ntc SET MY 11 ... HO .0...0 i.FFIX(t) l,IY MANAGER, fl'lANCE D'o\SION =u Cfl10"1. SEAi. lllE DAY AHO 'IUIR F\l!ST .o!!O',£ M!ITIEN. '""' SIOW.TIJIIC Of" ltCTARY P\JIILJC PRINTED NAlolE Of NOTARY PIJElt.JC DEPAATIIEMT OF ,1,S8E8818!!NT8 m OIAIIINED AND >.PPflo',fJI THIS -----PAY OF" '"- ilY M'POINl\lUH EXPIRES ·=-OEP\JTY ASSESSOR 722780!H5 ANO 72278016!!0 ACC()JNT HUMBER L.l!<ilAL DE8CRIPTION LOT 2~ 11..0CK 4ti, CORR[CI[() Pl.AT Of" 11£NlON Hl(lHL.l,Hl)S N(l. 2. ,IN ADOl'TIOH TO lHE CTY OF" R[NfCN. ACCORD4HG TO llE Pl.AT 'THEREOF". IICCOIIOEI) IN YOU.lilE 57 Of" Pl.ATS. PAGES 9.2 TI;ROU<)I; 98. IHC._USI'.£. ~ k9<IG ~TY. WASHINGTON. Rt:~ Cl!IITFICATE LOT 2&. BLOCK 4ti. CORRECTtO Pl.I, T or R[Nn»I HIGH.ANOS NO. 2. /,N ADDITION Fll.£0 FOR IICCORO "!HIS OAl Of" lO~•T--~- T(J 1),£ CTY Of" l!ENTON. ACC~NG ltl THE Pl.AT rnEMDf, IICCOMDtll IN ____ ,, AT PAGE: AT TH[ A£QUEST OF" STE\oEN YOUJl,I( 57 OI' Pl.ATS. Pi.GES 9.2 lllROUGH ~. IN(l.USI\IC, ~ KING CCl!HTY, 0. llcCltSl<ET. Wil,SHIH¢TON, ..... Parer! Table Kt!C OOJNTY •UOITal N ... I() 98 LOT I ARE-' {SF) AREA (Ac) ~" 1.012 0.02 SENCHMARK LOT l ... 0.02 CITY or IIOl'ra. 5UR',£l CONTRIX. NO. 1&43 ,m' ... O.Ol FCOJttO 1/fl' BRASS PIN IN A 4•,4• CONCl!ETt POST IIONIAIENT (Wni BROl(E)I EDGES) ODY1N 1.1 JUT !N A MCNUMENT CAst ... T THE COHS'IRVCTED CEN1ERUNE LOT 4 ... 0.02 Of" N.E. 12lll SffiE:ET .v;() MONROE A\IClfJE 1<.E, (TO lH[ NORTH) lOT 5 ... 0.02 El£VATICN•ill.15 F'EfT LOT. ... O.Ol 8UR\ll!Y0«'8 CERTFICATI: BA818 OF lll!ARINQ LOT 7 ... 0.02 I, STE'w£N 0. llcGOSKEI'. H[R(BY CEHTlfY TI1AT TltfS FV,T or 28 HUNDll£D IS IIASEil ON AN ACT1JAI. Slm.£Y IF SECTIOH 4, ~ $M~'l7"E UN!: BEnllE£N CITY Of RtNTON CONTROL POINT 57 1,1'6;/ OTY OF" LOT 8 ... 0.02 13 NORTH. fl,',HC[ 5 (J,ST, W.11 •• KINC COUNTY. IIAS>ING'ION. 'IW,T THE RENTON ca!TRIX. POINT 1843 0.02 COURSES AND OISTNfCES Nit $HOWN COMECTI.Y HERf:ON. THAT THE LOT II 1,011 MONUMENTS WILL 11E s£T .0...0 TH[ LOT COlltlERS SfN([tl toFlfl£Cl'l.Y ON I.OT 10 '·"' 0.02 T11£ GROUIID N.a THAT I ltA"¥1: F\JlLT C0MPU£D ~ lHE ~ INSTRUIEMTATION ~R[GWnoNS. INSlliUMDIT USED: S SECOND TOTAi. STA'TION, I.OT 11 1,024 0.02 DATE· °llc,/,1 I.OT 12 , ... 0.02 FELD SIJR\ICY WAS 8Y CLOSED TRA'¥ERSE l.O()f>S. 1,11~ CLOSURE OI' LOOPS STE"IEN 0. McCASl(EY P.I...S., CERTIF1CATE NIJ.42676 w•s 1:22,000, IN ACCORCANCE ~ll1 WAC JJ2-!JO.-m TRI.CT ... ·-. .. m=• B.-403 0.19 TOT"1. PROPOSED lOTS " TRACT C "~ ,~ T.O.X PARCEL NOS 7tt7!I01~!IO ,i 72l71101~g~ -'!)(,, ,oo~ R-14 PAACEL Al!EAS 1,,1~n ,1c 1n,g25 so. FT. (TOlAL 0.66 •CRES) ~ """""°av EJJ,~EQffiR~~s b ,oc t.:i..~"'"l!"l',=l>"\ ~TIC"1. AAEA • g·1? 1,1.0.X l.u.OWAIII...E DENSITY 18.49 '" --~ P!!Ol'OSED DENSITY ;;;...<$ lbS NE Jlllllpcf:!ilnd. Suk llll •-.,.h. WA'8027•1'11one: 14l$J Jr.'-GJSO• FU: (425) lll!-JOS! "'· I.IAll i.u.OW.o.eL!: LCT OOYERAGE '" = DRAWN BY: 8C8 ! CHECKEO BY: I DATE: ""'" I '"EETc P~OPOSW LOT CO\ofRAGE ""' JOB NO. 181193 SOM .. ,, "''' ~ ~ CITY OF RENTON PRELIMINARY UNIT LOT SUBDIVISION LEGEND p '·RF" 4YDP.A'l' IE WATER ME1Ee 0 JJNCncr. so• , T[lEPrlU~E P.ISI.R LUA l.ND F911T Aa.lllCAII--Tllli ~ eotii"""Mn'l .......,........, ....... 111,.,.JAMIM\'..,_ I --5. IHf MID Jt.L OffERS Of os:t::,l,llON. CCKfllONS, RES1JIIC1lONS. ~. ~~~~~(<R~ tlCI.NCSH0,2.~Mt;Oll;OOlll,IWWl(!,10fl'IATS, P,t,0CS 8l-N. (Nol LIXAT..a.£) e. E'ASDIENT ,i fJMlll or PVCEr SOM> EMJIG'I', 1«:, "~ CORPOII.OJION, FOR El£Cl1'IIC ~ N«J/M DISmaJllON s:mtN, REaJ1t1ED SEP1lllBER OIII, ltl!Z IIU:OMlEII lll«lEII ~ 1U11E11. Nm:!"3L.OT2'.(SHCMNON1ltSSUIM'I') PO. 28 HUNDRED UNIT LOT SUBDIVISION J ~ ' i' ' .~ ~.-• SCALE 1 ~ ::: 20' RE:NTON HIGHLAf•:')S ~10. BLOCK 46 CORRECTION PLAT VOL. 57, PGS 92-38 ·, ":------- EJJ,~EQffiR,g§S b ---16S NE luMpct-Sulit 201 • lSSIQIJOh. WA ,ao.2T•l'hone: f"25) l9HllSO • Fu f'l2S) Jj 1-lOH ORA.,.,.,. BY: BCS CHECKED BY: SHEET: JOB NO. 16e63 SOM ""' voe \ ' ' ~ • f ' 0 • ' i ~ ~ ! ~ ~ ~ If • ll I I ' I I ,; I I I • I l I Ii -:i li! § 1! frl "' t;' ~ '' ii ~ ~ z ! ' ! I! ! 'I I. I' ii --------- I I I l ' I I' ' Iii i;I " .c I -·""' ,.., ___ ,.._L., NV'Jd 3.IV:JSCTNV'I • 1 I ii J J \ I \ ·o ·;rn 3/lN:IA\I NOl!!Nfli'll'Yl.l i • ;;~ ~ ~~ •O ~'i :c,ci,, ~§ ; l ,i i ~~ 3~B ! !i! ~! 0 '" t 0 ' 0 ~i l'=cii ' ' !' ' 5~~ 0 0 Q ' I: 0 ~ ! 'St. ~l:l; E ' " ~ C ' • dev,J l!Bl90 pOOLjJOql.j6!9N peJpunHsc Hl.< . "L, 9J!S t·· ; ~ ---"-"'-'4 ~ ~ \ ,:> i >--------r-s'-7"'=4 ~ r "~v----... ;·,:~; l.---=c....f 1004:is fllPP!l"J 146!U)Pl"J ,oi, r = .. r ,,u ' ti King County Records and Elections Division Recorder's Office Department of b.el'Lttlw Scrvk:es King County 1\dminisLration Building )OU Fourth ..\vcnu.::. Room 430 Se-alt\e. \VA 98104-2337 (206) 477-6620 (206) 296-0109 TDD (206) 205-8396 FAX Plat and Condominium Name Reservation Request Please NOTE: There is a $50.00 fee for this transaction Reservation Type: o PLAT CJ CONDOMINIUM Name Reserved: Reserved by: Contact: Telephone: Address: City. State. Zip: Section: __ '\:.,__ ___ Township: Z. !> N. Range: -~S~E:.~----- Quarter: .., '-J,.J Quarter: 6 W Tax Parcel Number: :J l.ZI 8otc:, 4DOS A.,.,10 :IlZ.:I 8Q\<a45o"'!> Comments: This name reservation will expire on car from the date this r qu is filed "vith the KING COUNTY RECORDERS OFFICE. If the condominium or plat has not been declared within this time, and reservation of this name is still desired, a new NAME RESERVATION REQUEST must be filed. The fee for Plat and Condo Name Reservations is $50.00 per KCO 2.12.120.D FOR RECORDERS USE ONLY: Approved: Date Filed: Date Reservation Expires: Sent to Assessor's: ______ (Records) (Assessor) r I LIMITED LIABILITY COMPANY OPERATING AGREEMENT OF GREYSTOKE LLC This Single-member LLC Operating Agreement represents Greystoke LLC that was formed in the State of Washington on October 25th 2016, hereinafter known as the "Company". Yves Tang of720 N 10th St, #A-282, Renton, Washington, 98057 is recognized as the sole member of the Company (the "Member(s)"). NOW, THEREFORE, for good and valuable consideration the receipt and sufficiency of which is hereby acknowledged, it is agreed as follows: I. Name and Principal Place of Business The name of the Company is Greystoke LLC with a principal place of business at 720 N 10th St, #A-282, Renton, Washington, 98057. The mailing address shall be the same address as the principal office location. 2. Registered Agent The name of the Registered Agent is Yves Tang with a registered office located at 720 N I 0th St, #A-282, Renton, Washington, 98057 for the service of process as of October 25th 2016. This may change at any time by the Company filing an amendment with the Secretary of State, or respective office, in the State of Washington. 3. Formation Page I The Company was formed on October 25th 2016, when the Membcr(s) filed the Articles of Organization with the office of the Secretary of State pursuant to the statutes governing limited liability companies in the State of Washington (the "Statutes"). 4 .. Purpose The purpose of the Company is to engage in and conduct any and all lawful businesses, activities or functions, and to carry on any other lawful activities in connection with or incidental to the foregoing, as the Member(s) in their discretion shall determine. The term of the Company shall be perpetual, commencing on the filing of the Articles of Organization of the Company, and continuing until terminated under the provisions set forth herein. 6. Member(s) Capital Contributions The Member(s) shall be making a Capital Contribution described as: $5,000. cash 7. Distributions. The Member may make such capital contributions (each a "Capital Contribution") in such amounts and at such times as the Member shall determine. The Member shall not be obligated to make any Capital Contributions. The Member may take distributions of the capital from time to time in accordance with the limitations imposed by the Statutes. A "Capital Account" for the Member's shall be maintained by the Company. The Member's Capital Account shall reflect the Member's capital contributions and increases for any net income or gain of the Company. The Member's Capital Account shall also reflect decreases for distributions made to the Member and the Member's share of any losses and deductions of the Company. 8. Books, Records and Tax Returns Page z ' ·' The Company shall maintain complete and accurate books and records of the Company's business and affairs as required by the Statutes and such books and records shall be kept at the Company's Registered Office and shall in all respects be independent of the books, records and transactions of the Member. The Company's fiscal year shall be the calendar year with an ending month of December. The Member intends that the Company, as a single member LLC, shall be taxed as a Sole Proprietorship in accordance with the provisions of the Internal Revenue Code. 9.,)Jank Accou_l)!s All funds of the Company shall be deposited in the Company's name in a bank account or accounts as chosen by the Membcr(s). Withdrawals from any bank accounts shall be made only in the regular course of business of the Company and shall be made upon such signature or signatures as the Mcmber(s) from time to time may designate. to. Management of the Company The business and affairs of the Company shall be conducted and managed by the Member(s) in accordance with this Agreement and the laws of the State of Washington. Yves Tang, as sole member of the Company, has sole authority and power to act and sign for or on behalf of the Company, to do any act that would be binding on the Company, or incur any expenditures on behalf ofthe Company. The Member shall not be liable for the debts, obligations or liabilities of the Company, including under a judgment, decree or order of a court. The Company is organized as a "member-managed" limited liability company. The Member is designated as the initial managing member. 11. Ownership of Company Propcrtv The Company's assets shall be deemed owned by the Company as an entity, and the Member shall have no ownership interest in such assets or any portion thereof Title to any or all such Company Page 3 assets may be held in the name of the Company, one or more nominees or in "street name", as the Member may determine. Except as limited by the Statutes, the Member may engage in other business ventures of any nature, including, without limitation by specification, the ownership of another business similar to that operated by the Company. The Company shall not have any right or interest in any such independent ventures or to the income and profits derived therefrom. 12. Dissolution and Liquidation The Company shall dissolve and its affairs shall be wound up on the first to occur of (i) At a time, or upon the occurrence ofan event specified in the Articles of Organization or this Agreement. (ii) The determination by the Member that the Company shall be dissolved. Upon the death of the Member, the Company shall be dissolved. By separate written documentation, the Member shall designate and appoint the individual who will wind down the Company's business and transfer or distribute the Member's Interests and Capital Account as designated by the Memher or as may otherwise be required by law. Upon the disability of a Member, the Member may continue to act as Manager hereunder or appoint a person to so serve until the Member's Interests and Capital Account of the Member have been transferred or distributed. 13. Indemnification The Member (including, for purposes of this Section, any estate, heir, personal representative, receiver, trustee, successor, assignee and/or transferee of the Member) shall not be liable, responsible or accountable, in damages or otherwise, to the Company or any other person for: (i) any act performed, or the omission to perform any act, within the scope of the power and authority conferred on the Member by this agreement and/or by the Statutes except by reason of acts or omissions found by a court of competent jurisdiction upon entry of a final judgment rendered and un-appealable or not timely appealed ("Judicially Detennined") to constitute fraud, gross negligence, recklessness or intentional misconduct; (ii) the termination of the Company and this Agreement pursuant to the terms hereof; (iii) the performance by the Member of, or the omission by the Member to perform, any act which the Member reasonably believed to be consistent with the advice of attorneys, accountants or other professional advisers to the Company with respect to Pagc4 matters relating to the Company, including actions or omissions determined lo constitute violations oflaw but which were not undertaken in bad faith; or (iv) the conduct of any person selected or engaged by the Member. The Company, its receivers, trustees, successors, assignees and/or transferees shall indemnify, defend and hold the Member harmless from and against any and all liabilities, damages, losses, costs and expenses of any nature whatsoever, known or unknown, liquidated or unliquidaled, that are incurred by the Member (including amounts paid in satisfaction of judgments, in settlement of any action, suit, demand, investigation, claim or proceeding ("Claim"), as fines or penalties) and from and against all legal or other such costs as well as the expenses of investigating or defending against any Claim or threatened or anticipated Claim arising out of, connected with or relating to this Agreement, the Company or its business affairs in any way; provided, that the conduct of the Member which gave rise to the action against the Member is indemnifiablc under the standards set forth herein. Upon application, the Member shall be entitled to receive advances to cover the costs of defending or settling any Claim or any threatened or anticipated Claim against the Member that may be subject to indemnification hereunder upon receipt by the Company of any undertaking by or on behalf of the Member to repay such advances to the Company, without interest, if the Member is Judicially Dctcnnincd not to be entitled to indemnification as set forth herein. All rights of the Member to indemnification under this Agreement shall (i) be cumulative of, and in addition to, any right to which the Member may be entitled to by contract or as a matter oflaw or equity, and (ii) survive the dissolution, liquidation or termination of the Company as well as the death, removal, incompetency or insolvency of the Member. The termination of any Claim or threatened Claim against the Member by judgment, order, settlement or upon a plea of nolo contendere or its equivalent shall not, of itself, cause the Member not to be entitled to indemnification as provided herein unless and until Judicially Determined to not be so entitled. 14. Miscellaneous This Agreement and the rights and liabilities of the parties hereunder shall be governed by and determined in accordance with the laws of the State of Washington. If any provision of this Agreement shall be invalid or unenforceable, such invalidity or unenforccahility shall not affect the other provisions of this Agreement, which shall remain in run force and effect. Page 5 The captions in this Agreement are for convenience only and are not to be considered in construing this Agreement. All pronouns shall be deemed to be the masculine, feminine, neuter, singular or plural as the identity of the person or persons may require. References to a person or persons shall include partnerships, corporations, limited liability companies, unincorporated associations, trusts, estates and other types of entities. This Agreement, and any amendments hereto may be executed in counterparts all of which taken together shall constitute one agreement. This Agreement sets forth the entire agreement of the parties hereto with respect to the subject matter hereof. It is the intention of the Member(s) that this Agreement shall be the sole agreement of the parties, and, except to the extent a provision of this Agreement provides for the incorporation of federal income tax rules or is expressly prohibited or ineffective under the Statutes, this Agreement shall govern even when inconsistent with, or different from, the provisions of any applicable law or rule. To the extent any provision of this Agreement is prohibited or otherwise ineffective under the Statutes, such provision shall be considered to be ineffective to the smallest degree possible in order to make this Agreement effective under the Statutes. Subject to the limitations on transferability set forth ahove, this Agreement shall be binding upon and inure to the benefit of the parties hereto and to their respective heirs, executors, administrators, successors and assigns. No provision of this Agreement is intended to be for the benefit of or enforceable by any third party. IN WITNESS WHEREOF, the Member(s) have executed this Agreement on October 25th 2016. The Member(s) ofGreystoke LLC Yves Tang Printed Name Page6 •, --·· -'" ··::j:~ First American Guarantee Subdivision Guarantee ISSUED BY First American Title Insurance Company GUARAITTEE NUMBER 5003353-2803106 SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE LIMITS OF LIABILITY AND THE CONDmONS AND STIPULATIONS OF THIS GUARANTEE, FIRST AMERICAN TITLE INSURANCE COMPANY a Nebraska corporation, herein called the Company GUARANTEES Skyline Properties Inc. the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability stated in Schedule A, which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. First American Tille Insurance Company P-r/dL 0~·11·s.1:,. .J GrlnK,1.:· ;.,ri"S1::1,:nt Form 5003353 (7-1-14) Page 2 of 9 This jacket was created electronically and constitutes an original document Guarantee Number: 2803106 CLTA #14 Subdivision Guarantee (4-10-75) Washington • SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to the extent that specific assurances are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters against the title, whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not the matters exduded under (1) or (2) are shown by the records of the taxing authority or by the public records. (c) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (3) water rights, claims or title to water, whether or not the matters excluded under (1), (2) or (3) are shown by the public records. 2. Notwithstanding any specific assurances which are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described in the description set forth in Schedule (A), (C) or in Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, ways or waterways to which such land abuts, or the right to maintain therein vaults, tunnels, ramps or any structure or improvements; or any rights or easements therein, unless such property, rights or easements are expressly and specifically set forth in said description. (b) Defects, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds; (2) which result in no loss to the Assured; or (3) which do not result in the invalidity or potential invalidity of any judicial or non-judicial proceeding which is within the scope and purpose of the assurances provided. (c) The identity of any party shown or referred to in Schedule A. (d) The validity, legal effect or priority of any matter shown or referred to in this Guarantee. GUARANTEE CONDmONS AND STIPULATIONS 1. Definition of Terms. The following terms when used in the Guarantee mean: (a) the "Assured": the party or parties named as the Assured in this Guarantee, or on a supplemental writing executed by the Company. (b) "land': the land described or referred to in Schedule (A)(C) or in Part 2, and improvements affixed thereto which by law constitute real property. The term "land" does not include any property beyond the lines of the area described or referred to in Schedule (A)(C) or in Part 2, nor any right, title, interest, estate or easement in abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust, trust deed, or other security instrument. (d) "'public records": records established under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) "date": the effective date. 2, Notice of Claim to be Given by Assured Claimant. An Assured shall notify the Company promp~y in writing in case knowledge shall come to an Assured hereunder of any claim of title or interest which Is adverse to the tltle to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liability of the Company shall terminate with regard to the matter or matters for which prompt notice is required; provided, however, that failure to notify the Company shall in no case prejudice the rights of any Assured unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 3. No Duty to Defend or Prosecute. The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any allegation in such action or proceeding. -'" -. 4. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate. Even though the Company has no duty to defend or prosecute as set forth in Paragraph 3 above: (a) The Company shall have the right, at its sole option and cost, to institute and prosecute any action or proceeding, interpose a defense, as limlted in (b), orto do any other act which in its opinion may be necessary or desirable to establish the tide to the estate or interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. The Company may take any appropriate action under the terms of this Guarantee, whether or not it shall be liable hereunder, and shall not thereby concede liability or waive any provision of this Guarantee. If the Company shall exercise its rights under this paragraph, It shall do so diligently. (b) If the Company elects to exercise its options as stated in Paragraph 4(a) the Company shall have the right to select counsel of its choice (subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses incurred by an Assured in the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or interposed a defense as permitted by the provisions of this Guarantee, the Company may pursue any li~gation to final determination by a court of competent jurisdiction and expressly reserves the right, in its sole discretion, to appeal from an adverse judgment or order. (d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at its option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall give the Company all -. Form 5003353 (7-1-14) Page 3 of9 Guarantee Number: 2803106 CLTA #14 SUbdivision Guarantee (4-10-75) Washington GUARANTEE CONDffiONS AND S11PULA' IS (Continued) reasonable aid in any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured. If the Company is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarantee shall terminate. 5. Proof of Loss or Damage. In addition to and after the notices required under Seeton 2 of these Conditions and Stipulations have been provided to the Company, a proof of loss or damage signed and sworn to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authorized representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, if requested by any authorized representative of the Company, the Assured shall grant its permission, in writing, for any authorized representative of the Company to examine, inspect and copy all records 1 books, ledgers, checks, correspondence and memoranda in the custody or control of a third party, which reasonably pertain to the loss or damage. All information designated as confidential by the Assured provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reascnable judgment of the Company, it is necessary in the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested information or grant permission to secure reasonably necessary information from third parties as required In the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim. 6, Options to Pay or Otherwise Settle Claims: Termination of Liability. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to pay or sette or compromise for or in the name of the Assured any claim which could result in loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarantee is issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the indebtedness secured by said mortgage or said lien for the amount owing thereon, together with any costs, reasonable attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebtedness, the owner of such indebtedness shall transfer and assign said indebtedness, together with any collateral security, to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for in Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Pay or Otherwise Settle With Parties Other Than the Assured or With the Assured Claimant. To pay or otherwise settte with other parties for or in the name of an Assured claimant any claim assured against under this Guarantee, together with any costs, attorneys' fees and expenses incurred by the Assured claimant whkh were authorized by the Company up to the time of payment and which the Company is obligated to pay. Upon the exercise by the Company of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee for the clilimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosection of any litigation for which the Company has exercised its options under Paragraph 4. 7. Determination and Extent of Liability. This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or damage by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described, and subject to the Exclusions From Coverage of This Guarantee. The liability of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount of liability stated in Schedule A or in Part 2; (b) the amount of the unpaid principal indebtedness secured by the mortgage of an Assured mortgagee, as limited or provided under Seeton 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the time the loss or damage assured against by this Guarantee occurs, together with interest thereon; or ( c) the difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or interest subject to any defect, lien or encumbrance assured against by this Guarantee. 8. Limitation of Liability. (a) If the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter assured against by this Guarantee in a reasonably diligent manner by Form 5003353 (7· 1 • 14) Page 4 of 9 Guarantee Number: 2803106 CLTA #14 Subdivision Guarantee (4-10-75) Washington· GUARANTEE CONDmONS AND STIPULA. --NS (Continued) any method, including litigation and the completion of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final detem1ination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. (c) The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured in settling any claim or suit without the prior written consent of the Company. 9. Reduction of Liability or Termination of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. 10. Payment of Loss. (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. 11. Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a daim under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the Assured claimant. The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the claim had this Guarantee not been issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogation. The Assured shall permit the Company to sue, compromise or settle in the name of the Assured and to use the name of the Assured in any transaction or litigation involving these rights or remedies. If a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its principal, interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the Title Insurance Arbitration Rules of the American Land Title Association. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Assured arising out of or relating to this Guarantee, any service of the Company in connection with its issuance or the breach of a Guarantee provision or other obligation. All arbitrable matters when the Amount of Liability is $2,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbitrable matters when the amount of liability is in excess of $2,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules in effect at Date of Guarantee shall be binding upon the parties. The award may include attorneys' fees only if the laws of the state in which the land is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13. Liability Limited to This Guarantee; Guarantee Entire Contract. (a) This Guarantee together with all endorsements, if any, attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company. In interpreting any provision of this Guarantee, this Guarantee shall be constnued as a whole. (b) Any claim of loss or damage, whether or not based on negligence, or any action asserting such claim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice President, the Secretary, an Assistant Secretary, or validating officer or authorized signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Company and any statement in writing required to be furnished the Company shall include the number of this Guarantee and shall be addressed to the Company at Rrst American Title Insurance Company, Attn: Claims National Intake Center, 1 First American Way, Santa Ana, ca11tornla 92707 Clalms,NIC@firstam.com Phone: 888-632- 1642 Fax: 877-804-7606 First American Title Fam, 5003353 (7-1-14) Page 5 of 9 Guarantee Number: 2803106 CLTA #14 SUbdivision Guarantee (4-10-75) Washington ~ ... ",. ~' ~ First American ~ ···~·. -~ Subdivision G dntee ISSUED BY Schedule A First American Title Insurance Company GUARANTEE NUMBER 2803106 Second Report Order No.: 2803106 Liability: $2,000.00 Name of Assured: Skyline Properties Inc. Date of Guarantee: March 14, 2017 The assurances referred to on the face page hereof are: 1. Title is vested in: GREYSTOKE LLC, A WASHINGTON LIMITED LIABILITY COMPANY Fee: $350.00 Tax: $33.60 2. That, according to the public records relative to the land described in Schedule C attached hereto (including those records maintained and indexed by name), there are no other documents affecting title to said land or any portion thereof, other than those shown under Record Matters in Schedule B. 3. The following matters are excluded from the coverage of this Guarantee A. Unpatented Mining Claims, reservations or exceptions in patents or in acts authorizing the issuance thereof. B. Water rights, claims or title to water. C. Tax Deeds to the State of Washington. D. Documents pertaining to mineral estates. 4. No guarantee is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown herein. 5. This Guarantee is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the IOC<ll regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. 6. Any sketch attached hereto is done so as a courtesy only and is not part of any title commitment, guarantee or policy. It is furnished solely for the purpose of assisting in locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. Form 5003353 (7-1-14) Page6of9 Guarantee Number: 2803106 CLTA #14 Subdivision Guarantee (4-10-75) Washington First American Subdivision GL_. antee ISSUED BY Schedule B First American Title Insurance Company GUARANTEE NUMBER 2803106 RECORD MATTERS 1. General Taxes for the year 2017. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 722780169008 1st Half Amount Billed: $ 1,602.04 Amount Paid: $ 1,602.04 Amount Due: $ 0.00 Assessed Land Value: $ 230,000.00 Assessed Improvement Value: $ 1,000.00 2nd Half Amount Billed: $ 1,602.03 Amount Paid: $ 0.00 Amount Due: $ 1,602.03 Assessed Land Value: $ 230,000.00 Assessed Improvement Value: $ 1,000.00 Affects: Lot 25 2. General Taxes for the year 2017. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 722780169503 1st Half Amount Billed: $ 1,865.86 Amount Paid: $ 0.00 Amount Due: $ 1,865.86 Assessed Land Value: $ 161,000.00 Assessed Improvement Value: $ 113,000.00 2nd Half Amount Billed: $ 1,865.85 Amount Paid: $ 0.00 Amount Oue: $ 1,865.85 Assessed Land Value: $ 161,000.00 Assessed Improvement Value: $ 113,000.00 Affects: Lot 26 Form 5003353 (7-1-14) Page 7 of9 Guarantee Number: 2803106 CLTA #14 Subdivision Guarantee (4-10-75) Washington 3. Deed of Tn.. •• and the terms and conditions thereof. Granter/Truster: Grantee/Beneficiary: Trustee: Amount: Recorded: Recording Information: Affects Lot 26 Yves Tang and Mei Lee, husband and wife Mortgage Electronic Registration Systems, Inc., "MERS" solely as a nominee for United Wholesale Mortgage, a Division of United Shore Financial Services, LLC, its successors and assigns William L. Bishop, ESQ $236,250.00 December 05, 2016 20161205001761 4. Deed of Trust and the terms and conditions thereof. Granter/Truster: Greystoke LLC, a Washington limited liability company Grantee/Beneficiary: Sidney Rodabaugh and Trudy Rodabaugh Trustee: First American 11t1e, a Corporation Amount: $245,000.00 Recorded: March 10, 2017 Recording Information: 20170310000928 Affects Lot 25 5. Any and all offers of dedication, conditions, restrictions, easements, boundary discrepancies or encroachments, notes and/or provisions shown or disclosed by Short Plat or Corrected Plat Renton Highlands No. 2, Renton-Washington recorded in Volume 57 of Plats, Page(s) 92-98. 6. Easement, including terms and Recorded: Recording Information: In Favor Of: For: Affects : Lot 25 Informational Notes, if any provisions contained therein: September 08, 1982 8209080258 Puget Sound Energy, Inc., a Washington corporation Electric transmission and/or distribution system Form 5003353 (7-1-14) Page 8 of9 Guarantee Number: 2803106 CLTA #14 SubdMsion Guarantee (4-10-75) Washington First American Subdivision Guarantee ISSUED BY Schedule C First American Title Insurance Company GUARANTEE NUMBER 2803106 The land in the County of King, State of Washington, described as follows: LOTS 25 AND 26, BLOCK 46, CORRECTED PLAT RENTON HIGHLANDS NO. 2, RENTON-WASHINGTON, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 57 OF PLATS, PAGES 92 THROUGH 98, IN KING COUNTY, WASHINGTON. Form 5003353 (7·1·14) Page 9 of 9 Guarantee Number: 2803106 CLTA #14 Subdivision Guarantee (4·10·75) Washington WHEN RECORDED RETURN TO: CITY OF RENTON City Clerk Division 1055 South Grady Way, Suite 728 Renton, WA 98057 Title: Grantor: Grantee: Legal Description: Tax Parcel ID#'s: Declaration of Covenants, Conditions and Restrictions for 28 Hundred GREYSTOKE LLC, a Washington limited liability Company 28 Hundred Home Owner's Association Lots 1 through 12, 28 Hundred, recorded under AFN 722780169008, and 722780169503 Declaration of Covenants, Conditions and Restrictions for 28 Hundred WHEREAS, GREYSTOKE LLC (herein referred to as Declarant), is the owner of certain real property in King County, Washington, included in the property platted as Lots 1 through 12, 28 Hundred recorded under Recording Number ----------~Records of King County, Washington, and desires to establish a plan of private rules for all such properties within the plat of 28 Hundred; In order to provide for land use restrictions as a part of such plans for the aforementioned properties, Declarant does hereby declare and establish the following restrictions, covenants and easements appurtenant: ARTICLE A Definitions Section 1. Definitions. As used herein, whether capitalized or not: 1. The words "Home Owner's Association" and" Association" shall refer to the 28 Hundred Home Owner's Association, a Washington nonprofit corporation, formed for the purpose of 1 Ownership of certain real property common areas and enforcing these covenants and providing other things that may benefit its members. 2. The word "'Committee'' is defined as the Architectural Control Committee as provided in Article C. 3. The words "Common Maintenance Areas" shaJI mean and refer to aJI real property in the Plat that is owned by the Home Owner's Association, or that is designated by Declarant for future ownership by the Home Owner's Association on a final pat or other recorded document, including certain open space areas and improvements thereon, as well as any areas or facilities that the Home Owner's Association is charged with maintaining or monitoring. Areas that the Home Owner's Association is charged with maintaining may include areas on individual lots as defined in Article D, Section 2 and Article E, Section l(b) hereof. Common Maintenance Areas include: (a) Landscaped areas, hardscapes and walkways on Tracts A which are owned and maintained by the Home Owner's Association and any associated irrigation systems. (b) Landscaped areas on individually owned Jots ( as described in Article D, Section 2 and Article E, Section l(b)) and any associated irrigation systems (c) Any fencing installed by the Declarant as a plat amenity. ( d) Any entry monumentation in Tract A ( e) Sidewalks, curbs, private driveway (Tract A) and drainage facilities within the private Driveway (f) Illumination facilities within the Plat. (g] Mailbox structures. 4. The word "Declarant" shall mean and refer to GREYSTOKE LLC. "Declarant" shaJI also mean any assignee, provided said assignee is a also a successor in title to all of the unimproved lots or undeveloped portions of the plat of 28 Hundred; and, provided further a certificate, signed by Declarant, has been recorded in the County in which the plat of 28 Hundred is located, stating that said assignee assumes the rights and duties of Declarant 5. The words "Development Period" shall mean that period of time beginning on the date this Declaration is recorded in the records of King County and ending on the earliest to occur of [i) 90 days after 100% of the lots subject to this declaration have had single family attached residences constructed thereon by either the Declarant or Participating Builder and have been sold as residences; [ii] December 31, 2022; or [iii) the date upon which a Supplementary Declaration is recorded by Declarant terminating the Development Period. 6. The Words "Director" or Directors" shaJI mean and refer to the initial Directors and the Directors as defined in the Articles of incorporation of the Home Owner's Association. 7. The words "Governing Documents" shall mean and refer to this Declaration, any Supplementary Declarations subsequently filed the Articles of Incorporation and the Bylaws of the Home Owner's Association. 8. The word "Lot" shall refer to a lot as shown on any Plat as defined hereby but shall not include a parcel designated a "Tract" or "Parcel" on a Plat. 9. The word "Owner" shall mean and refer to the record owner, whether one or more persons, of the fee simple title to a Lot, excluding, however, any person holding such interest merely as security for the payment or satisfaction of an obligation. The Declarant and any Participating Builder(s) are Owners under this definition. 10. The words "Participating Builder" shall mean a builder who has purchased an unimproved Lot or Lots in the Plat of 28 Hundred for the purposes of building residences on such Lot or Lots and offering such residence(s) for sale. 11. The word "Plat" shall refer to The Plat of 28 Hundred recorded under Recording Number _______ Records of King County, Washington. 12. The words "Plat" and "28 Hundred Development" shall refer to the real property 2 included within the Plat. ARTICLEB Building and Land Use Restrictions Section 1 Improvements. No dwelling, residence, Outbuilding, fence, landscaping, wall, building, pool, sport court or other structure or other improvement shall be erected, altered, placed or maintained on any Lot unless it shall comply with the following: ( a) Prior to placing any such structure or making such improvement on the Lot, the plans and specifications for the structure or improvement and a request for approval shall be submitted to and approved by the Committee as provided in Article C. When constructed or placed on the Lot, the structure or improvement shall substantially conform to the plans and specifications approved by the Committee, (b) Prior to making any change or alteration to the external appearance of any existing improvements on a Lot, plans and specifications for the alteration and change shall be submitted to and approved by the Committee as provided in Article C. The improvements and any alteration shall substantially conform to the plans and specifications as approved by the Committee. (c) Once started, the work of Constructing, altering, repairing, or reconstructing any structure or improvement on a Lot shall be diligently prosecuted until Completion thereof and in any event the exterior of the structure shall be completed and finished within six (6) months after the work first Commences unless the work relates to the initial home Construction. ( d) All buildings and improvements on a Lot shall be of permanent construction, and no temporary structure, trailer, mobile home, tent, garage, outbuilding or other similar device shall be placed on any Lot, except with the permission of the Committee. This provision shall not apply to the Declarant during the Development Period. ( e) Lots shall be used solely for residential purposes and related facilities normally incidental to a residential community except as allowed by Section 5 below. No building shall be erected, altered, placed or permitted to remain on any Lot except for one (1) single family attached dwelling. (f) All structures and improvements shall comply with the provisions of applicable building and Zoning codes, as amended from time to time, relating to site improvements, setback requirements, drainage easements and other easements or buffers; provided that nothing herein shall require removal, because of change in the Codes, of a building or portion thereof which was originally placed in conformity with such Codes. (g) No fence or wall shall be permitted on a Lot except (i) fences installed by the Declarant, and (ii) rear yard fences on lots 10, 11, & 12, if such fences have been approved by the Committee as to appearance prior to installation. At no time shall any fence, wall, hedge, or mass planting functioning as a hedge, where permitted, extend higher than six (6) feet above the ground without the approval of the Committee. Fences shall be strictly in compliance with design guidelines established by the Committee, which standards may provide for limited acceptable styles, materials, and/or specifications. All fences shall be of approved designs and color as established by the Committee. 3 (h) No lines or wires for the transmission of electric current or of television, radio or telephone signals shall be constructed, placed or permitted to be placed outside of the buildings of a Lot, unless the lines and wires shall be underground or in conduit attached to a building. (i) No exterior aerials, antennas, microwave receivers or satellite dishes for television or other purposes shall be permitted on any lot except for satellite dishes up to 24" in diameter that may be installed on the sides or the rear of the home. Installation of such satellite dishes shall be subject to the approval of the Committee. When mounted on the side of the home, they should be placed on the rear third of the house as close to the roof overhang as possible. Rear mounted shall be mounted near the Corner of the home as close to the roof overhang as possible. No satellite dishes may be mounted on the front of the home, if reception requires a mounting location other than those specified above, a site review by the Committee is required prior to approval. Solar panels shall be allowed as provided for in state law; the Committee may regulate location and require screening to the extent allowed under state law, (j) Seasonal decorative lights are allowed on the homes and landscaping improvements from October 15th through January 10"', only unless otherwise approved in writing by the Committee. Section 2. Animals. No animals, livestock or poultry of any kind shall be raised, bred, or kept on any Lot except that usual household pets such as dogs, cats and small birds may be kept, provided that they are not kept, bred or maintained for commercial purposes, and that they do not unreasonably interfere with the use and enjoyment of any part of the Plat. No domestic pet may be kept if it is a source of annoyance or a nuisance. The Committee shall have the authority to determine whether a particular pet is a nuisance or a source of annoyance, and such determination shall be final and conclusive. Dogs shall not be allowed to run at large. Leashed animals are permitted within the driveway. Pets shall be confined within the property or attended at all times. Section 3. Signs. No sign of any kind shall be displayed to the public view on any Lot except (1) entry signs identifying the neighborhood, (2) one sign of not more than five (5) Square feet advertising the property for sale. (3) political signs consistent with state law and City or County ordinance, and ( 4) signs used by the Declarant or Participating Builder of a residence on the Lot to advertise the property and identify the Declarant or Participating Builder during the construction and sales period of the residence. Participating Builder and Declarant signs may include project marketing signs, directional signs and model home signs. During the Development Period, Declarant shall review and approve all Participating Builder signs prior to posting. Political signs may not be displayed more than sixty (60) days before an election and must be removed within seven (7) days following the election date. Political signs may not be placed on Tracts or Right of Way owned or maintained by the Home Owner's Association. This Section shall not be applicable to the flag of the United States of America where such display is consistent with state and federal laws. Section 4. Nuisances. No lot shall be used or maintained as a dumping ground for rubbish; and trash, garbage, or other waste shall not be kept except for in sanitary containers or composting areas. Equipment for the storage or disposal of such material shall be kept in a clean and sanitary condition and out of sight. All animal waste must be removed from lots, Tracts and rights of way by the animal's owners or the lot owner. All animal pens and enclosures shall not be permitted outside of the individual lots in the buildings. Nothing shall be done on a lot which may become a nuisance 4 to the neighborhood. Section 5. Businesses. No trade, Craft, business, profession, manufacturing, Commercial enterprise or commercial activity of any kind, which shall interfere with the quiet and peaceful use and enjoyment of any part of the Plat, shall be conducted or carried on upon any Lot nor within any building located within the Plat. The evidence of said interference shall be either visible from the street or adjacent Lots, shall not increase the noise level in the surrounding area, nor shall increase traffic or decrease available parking to other than usual residential volumes. Section 6. Storage and Parking. No goods, materials, Supplies or equipment, and no boats, trucks, motorcycles, busses, motor homes, campers, trailers, or vehicles of any description, shall be kept, stored, dismantled, or repaired in the street, driveway, or within view from the street in the Plat. There shall be no parking of passenger vehicles on the driveways and garage aprons per City of Renton requirements. Garage parking spaces shall mean the number of parking spaces within a garage attached to a residence. All passenger vehicles, which are defined as passenger automobiles, non-commercial vans and trucks, motorcycles, and similar type vehicle, used regularly and primarily as transportation for the occupants of the Lot, shall be parked within a garage parking space. During the Development Period, the Declarant and any Participating Builder may store equipment and building materials and maintain temporary trash storage sites within the Plat. Designated guest parking is for guests only. Section 7. Firearms and Related Activity. No firearms, whether for hunting or target practice, shall be discharged in the Plat. Section 8. View Protection. No trees or shrubs on a Lot, except trees identified for protection on the recorded final Plat, shall be allowed to grow to a size that noticeably and unreasonably interferes with a view of significance from another residence. Trees identified for protection on the recorded final Plat shall not be trimmed or removed except in accordance with the permitting requirements of the City of Renton. The Committee shall be the sole judge in deciding whether the view is of significance and whether there has been unreasonable interference with the view. Should the Committee determine that there is an unreasonable interference, it shall notify the Member of such tree or shrub in writing, specifying the nature of the interference, what should be done to eliminate the interference, and the time in which such action should be taken. Section 9. Exterior Colors. Any changes to the exterior Color of any improvement located on a Lot must be approved by the Committee prior to the commencement of the painting or construction of the improvement. Section 10. Gardens. Play Equipment. Sport Courts, Pools and Spas. Any vegetable garden, hammock, statuary, play equipment, sports equipment, sport Courts. pool or Spa which has received the approval of the Committee and is to be erected on any Lot may only be located between the rear residence line and the rear Lot line of the rear yard side of a fence, if a fence has been constructed. No permanent and/ or portable basketball standards or other play equipment may be situated in any private or public right-of-way. No basketball backboard may be attached to the residence. Portable basketball standards need not be submitted for approval but must be properly stored in the garage and may not be stored in the front or sides of the residence or anywhere which allows the standard to be visible from the street. Any violation of these restrictions may result in the removal of such device. The Committee may require visual screening of play 5 equipment, sports equipment, Sport Courts, pool and spas. Considerations for approval shall include, but not be limited to, the visual and audio intrusion such facility and associated activities would have on surrounding residences. There are four planter boxes available in Tract A for use by the members. A member shall apply to the Board of Directors to use any one of these planter boxes. The board will then assign them one at a time, on a first come first serve basis to the member who has applied first then second and so on. The boxes will be used by the assigned member for a period not to exceed six months at a time. If another box is available the member who just finished time using a box may reapply Section 11 Construction and Sale Period. For the duration of the Development Period nothing in this Section B shall be construed to prevent the Declarant or any Participating Builder from the normal and reasonable conduct of their operations in Constructing and selling the homes to be built. Nor shall this Section 11 be construed to give the Declarant or Participating Builder the right to conduct their operations in a manner that is unreasonably intrusive in the context of the intentions set forth in these covenants. In the event of disagreement, the Architectural Control Committee shall make the final determination. ARTICLEC Architectural Control Section 1. Architectural Control Committee. The Architectural Control Committee (the "Committee") shall be appointed and organized in the manner described in the Home Owner's Association's Articles of Incorporation and Bylaws. The address of the Committee shall be the registered office of the Home Owner's Association. Section 2. Submission of Plans. Prior to construction of a residence or any modification or addition to an existing structure, all plans and specifications or information required to be submitted to the Committee for approvals shall be submitted together with an Architectural Control Committee Application Form in person or by mail to the address of the Committee. The submission shall include scale drawings referencing the information described in the submission. Submittals must be in writing, shall contain a written request for approval and the name and address of the person submitting the same and the Lot involved, and shall set forth the following with respect to a proposed structure: The location of the structure or improvement upon the Lot, the elevation of the structure with reference to the existing and finished lot grade, the general design, the interior layout, the exterior finish materials and color including roof materials, the landscape plan, and such other information as may be required to determine whether such structure conforms with these restrictions. The Committee shall issue a written receipt documenting submission of said plans and specifications. The Committee may require applicants to notify adjacent property owners of their request for approval. Section 3. Standards. The Committee shall have the authority to determine and establish standards involving aesthetic considerations of harmony of construction and color which it determines to be in the best interest of providing for attractive development of the Plat, which authority shall include but not be limited to determining the height, configuration, design and 6 appearance of the dwelling and fences, walls, outbuildings, pools, and other structures and improvements appurtenant to the use of the dwelling. Such determinations may be amended and shall be binding on all persons. Section 4. Approval or Disapproval. Within 30 days after the receipt of plans and specifications or information with a request for approval submitted under this Article, the Committee shall by majority vote approve or disapprove the request based upon standards adopted pursuant to this Article. The Committee may disapprove any request which in its opinion does not conform to the Protective Covenants or the standards adopted pursuant to this Article. Approval or disapproval of a request shall be made upon one of the copies thereof and returned to the address shown on the request. in all circumstances, each Owner is responsible to ensure that all plans and specifications are nevertheless in compliance with all the restrictions contained in these Protective Covenants. If the plans and specifications submitted are incomplete and the Committee requests additional information in order to approve or disapprove said request, the thirty (30) day period shall be counted from the date of complete information being delivered to the Committee. If the Committee fails to approve, disapprove or request additional information regarding submitted plans and specifications within 30 days after the plans and specifications have been submitted, the Owner may submit the application directly to the Home Owner's Association's Board of Directors for review and approval or disapproval. Section 5. Advisors. The Committee may appoint advisors or advisory Committees from time to time to advise on matters pertaining to the Plat. Sectjon 6. Variations. The Committee shall have the authority to approve, in Writing only, plans and specifications which do not conform to these restrictions in order to overcome practical difficulties or prevent hardships in the application of these restrictions, provided that such variations so approved (a) must be specifically described or depicted in writing, (b) shall not be materially injurious to the improvements of other Lots, and (c) shall not constitute a waiver of the restrictions herein contained but shall be in furtherance of the purposes and intent of these restrictions. Section 7. Responsibilitjes. Owners shall be responsible for informing Contractors, agents and others working on the Lot of the standards and conditions of all approvals issued by the Committee and shall be responsible for correcting any and all violations of those standards and conditions. No member of the Committee or person acting for it shall be responsible for any defect in any plan or specification submitted or approved, or for any defect in any work done according to such plans and specifications. Section 8. Release. Plans and specifications are not reviewed by the Committee for engineering, structural design or quality of materials and by approving such plans and specifications neither the Committee, the members thereof, nor the Home Owner's Association assumes liability or responsibility therefor, nor for any defect in any structure constructed from Such plans and specifications. Neither Declarant, the Home Owner's Association, the Committee, the Board, nor the Officers, Directors, members, employees, and agents of any of them shall be liable in damages to anyone submitting plans and specifications to any of them for approval, or to any owner of property affected by these restrictions by reason of mistake in judgment, negligence, or nonfeasance arising out of or in connection with the approval or disapproval or failure to approve 7 or disapprove any such plans or specifications. Every person who submits plans or specifications and every Owner agrees that such person or Owner will not bring any action or suit against Declarant, the Home Owner's Association, the Committee, the Board, or the Officers, Directors, members, employees, and agents of any of them to recover any damages and hereby releases, remises, quitclaims, and covenants not to sue for all claims, demands, and causes of action arising out of or in connection with any negligence, or nonfeasance and hereby expressly waives the provisions of any law which provides that a general release does not extend the claims, demands, and causes of action not known at the time the release is given. Section 9. Indemnification. To the fullest extent allowed by applicable Washington law, the Home Owner's Association shall indemnify and hold the Committee members harmless against any and all expenses including without limitation, attorneys' fees, imposed upon or reasonably incurred by any Committee member in connection with any action, suit, or other proceeding (including settlement of any suit or proceeding) to which such Committee member may be a party by reason of being or having been a Committee member. The Committee members shall not be liable for any mistake of judgment, negligent or otherwise, except for their own willful misfeasance, willful malfeasance, willful misconduct or bad faith. The Committee members shall have no personal liability with respect to any contract or other commitment made by them, in good faith, on behalf of the Committee, and the owners shall indemnify and forever hold each such Committee member free and harmless against any and all liability to others on account of any such contract or commitment. Any right to indemnification provided for herein shall not be exclusive of any other rights to which any Committee member may be entitled. Section 10. Application of Architectural Controls. For the duration of the Development Period nothing in this Section C shall be construed to prevent the Declarant or any Participating Builder from the normal and reasonable conduct of their operations in constructing and selling the homes to be built. The Declarant and Participating Builders agree to the Architectural Standards established by the Architectural Control Committee as set forth in Section 3 of this Article C, As pertains to any disagreement regarding the interpretation of the Architectural Standards, the Architectural Control Committee shall make the final determination. ARTICLED Landscaping, Fence and Home Maintenance Section 1, Initial Landscaping. Landscaping in Tract A will be provided by the Declarant during the construction period. Following the Initial Landscaping, all maintenance will be provided by the Home Owner's Association as described and outlined in Article D, Section 2, except for all maintenance of landscaping in the rear yards and areas of Tract A in the rear of Units number 10, 11 and 12 which shall be maintained by the owners of those 3 Units. Section 2. Landscape and Fence Maintenance. The landscaping in Tract A, except in Tract A in the rear of lots 10, 11 and 12 shall be maintained by the Homeowner's Association. In addition, the front yards of Units 1, 2, 3, 4, 5, 6, 7, 8, and 9 shall be maintained by the Home Owner's Association as described under Article E, Section l(b) below. For areas not maintained by the Home Owner's Association under Article E, Section l(b), the owners of Units 10, 11 and 12 shall maintain the landscaping in their rear Lots and in Tract A in the rear area of their lots in a neat, healthy and presentable condition at all times and shall not permit their Lot to become overgrown 8 or allow weeds and other noxious plants to proliferate on the Lot or in Tract A in the rear of these 3 lots. A program of regular scheduled maintenance of these areas which includes watering, fertilizing, cutting and trimming of lawns and plantings, removing dead plants, trees and bushes is considered the responsibility of the homeowner. In accordance with Article E, Section 2, the Home Owner's Association shall be responsible for maintaining, repairing and replacing fencing installed by the Declarant as a plat amenity along the property lines of Tracts. This shall include the staining of the fencing on the exterior side of the fence and the replacement of broken fence boards. Other than the aforementioned fences, the owners of each Lot shall maintain any fence located on its Lot by keeping it in good repair. This includes staining any exterior fencing which faces the Plat or is visible from the street and replacing damaged fence boards. After giving reasonable notice, as defined by the Board of Directors, to the owner of the Lot, the Home Owner's Association has the authority to remedy, at the Lot owner's expense, any violations of this Section 2. The Home Owner's Association reserves the right to enter adjoining tracts that abut lots in order to perform maintenance deemed necessary for public health and safety. Section 3. Home Maintenance. All common open space and facilities, private utility infrastructure, exterior building facades and roofs, and other physical improvements to the land, shall be maintained in perpetuity by the Homeowner's Association. All Lots and homes, including any associated improvements, shall be maintained in a clean and attractive manner consistent with the overall appearance and quality of the community, All homes and other improvements shall be painted and otherwise maintained in the same colors and with the same exterior finishes as the original construction unless otherwise approved in writing by the Architectural Control Committee. Individual lot owners shall have the obligation to keep all exterior areas of Lots clear of debris, stored items and unsightly accumulations of materials of any kind which detract from the general appearance of the community. The Architectural Control Committee shall be responsible for determining whether any individual Lot or home is being maintained in compliance with the standards in this Section. However, If maintenance or repair is required as the result of the negligence or intentional misconduct of an Owner, their guests, invitees or other agents, that Owner shall be responsible for all associated costs of maintenance and repair.. ARTICLEE Easements and Open Space Section 1. Easements. (a) Construction, Utility and Drainage Easements. Easements, for the construction, repair, replacement, reconstruction, and maintenance of utilities and drainage facilities for the benefit of the Home Owner's Association are hereby created and established over, across, and under all of Tract A. In the event lot lines are adjusted after the recording of the plat, the easements shall move with the adjusted lot lines. No structure ( other than decks, patios and walkways installed with original home construction and fencing approved by the Committee], planting or other material which may damage or interfere with the installation and maintenance of utilities or facilities, or which may change the direction of flow of drainage channels in the easements, or which may obstruct or retard the flow of water through the drainage channels in the easements, shall be placed or permitted to remain within any of these easements. The portion of these easements on each Lot shall be maintained by the owner of the Lot, except for those improvements within the easements the maintenance for which a public authority, utility company, or the Home Owner's Association is g responsible. (b) Landscape Easement Landscape easements have been created to provide access for areas of landscape maintenance that are provided for by the Home Owner's Association. A landscape and fence maintenance easement exists over all of Tract A. The purpose of this landscape easement is to allow for the Home Owner's Association to maintain the landscaping within these areas. Maintenance shall include but is not limited to irrigation, fertilization, weeding, pruning, mowing, edging, and general upkeep in accordance with sound gardening principles. Lot owners may not remove any existing landscape planting in these areas. Lot owners may, with the Committee approval, add additional plantings in these areas. Section 2. Maintenance of Facilities and for Common Maintenance Areas. The Home Owner's Association shall be responsible for maintaining, repairing and replacing the Common Maintenance Areas as defined in Article A, Section 1, item 3. hereof. Section 3. Access Easements. The Home Owner's Association and its agents shall have an easement for access to each Lot and to the exterior of any building located thereon during reasonable hours as may be necessary for the purposes stated below. Owners hereby grant to the Home Owner's Association, the Board, and the Declarant, and their individual agents, an express access easement for purposes of going upon the Lots of Owners for the following purposes: ( a) The maintenance, repair, replacements, or improvement of any Common Maintenance Area accessible from that Lot; (b) Emergency repairs necessary to prevent damage to the Common Maintenance Areas or to another Lot or the improvements thereon; ( c) Cleaning, maintenance, repair, or restoration work which the Owner is required to do but has failed or refused to do; and ( d) The removal of vehicles, goods, equipment, devices or other objects which are parked or stored in violation of the terms of this Declaration. Except in an emergency where advanced notice is not possible, these easements shall be exercised only after reasonable notice to the lot Owner. Section 4. Right of Entry. The Home Owner's Association reserves the right to enter upon each Lot for the purposes of inspection and the performance of maintenance of the facilities listed ir this Article E. Section 5. Protected Areas. The Home Owner's Association, Owners, and their guests, agents, contractors, and employees are strictly prohibited from using Tract A in the Plat in a manner contrary to the local jurisdiction's rules and regulations, including dumping, erecting structures, constructing landscape features, cutting or removing vegetation, using pesticides, and/or planting any vegetation without authorization. Owners shall not fence off or otherwise exercise any dominion or control over Tract A. Section 6. Damage Caused by Owner. This Section shall apply to Lots 1 through 12. In the event that the Home Owner's Association determines that the need for maintenance, repair, or replacement of any improvements within any tract or Common Maintenance Area that is the responsibility of the Home Owner's Association hereunder is caused through the willful or negligent act of an Owner, or the family, guests, lessees, or invitees of any Owner, the Home Owner' 10 s Association may perform such maintenance, repair or replacement at such Owner's sole cost and expense, and all costs thereof shall be added to and become a part of the assessment to which such Owner is subject and shall become a lien against the Lot of such Owner. In the event the Home Owner's Association determines that perimeter fencing abutting any Lot has not been adequately maintained, the Home Owner's Association may perform such maintenance, repair or replacement at such Owner's sole cost and expense, and all costs thereof shall be added to and become a part of the assessment to which such Owner is subject and shall become alien against the Lot of such Owner pursuant to the process set forth in Article F. Declarant may, without obligation, replant any damaged or removed landscape plantings from Tract A or any lot, repair any damage or destruction thereto, or remove any encroachment from Tract A or any lot. For a period of five (5} years, or as determined by the local jurisdiction, following the end of the Development Period, the Home Owner's Association and any Owner shall be responsible to the Declarant for any damage or destruction to, or encroachment into Tract A, caused in whole or in part by any Owner or the Home Owner's Association or guests, agents, contractors, or employees of either. The Home Owner's Association and/ or Owner shall promptly pay Declarant the costs to folly remedy any such damage or destruction. ARTICLE F Membership/Liens/ Assessments Section 1. Home Owner's Association Membership. There shall be one membership in the Home Owner's Association for each Lot in the Plat subject hereto. The fee title owner of a Lot shall hold a membership in the Home Owner's Association. Such membership shall be appurtenant to and not severable from such fee ownership interest and shall transfer with the transfer of the fee title interest without further action on the part of the Home Owner's Association or its several members. Membership shall stand in the name or names of the persons or parties who have such interests from time to time as they may appear in the public record. Section 2. Lien. In order to provide for the proper operation of the Home Owner's Association, for the maintenance and improvement of any property which the Home Owner's Association is obligated to maintain and for the administrative costs of the Home Owner's Association, each grantee of a Lot, their heirs, successors and assigns shall and do, by the act of accepting a deed of a Lot, agree that they and each of them shall hold the membership in the Home Owner's Association appurtenant to the Lot and shall pay to the Home Owner's Association the assessments, dues and charges levied according to the Articles of Incorporation and Bylaws of the Home Owner's Association against that membership. No Owner may waive or otherwise avoid liability for assessments, dues and charges by non- use of the Common Maintenance Areas or Tract A or abandonment of the Lot. Any assessment, dues or charge, or installment thereof delinquent for a period of more than ten (10} days shall incur a late charge in an amount as the Board may from time to time determine. In the event that any such dues or charges remain unpaid to the Home Owner's Association for a period of 60 days after the due date, then the Home Owner's Association may place a written notice of public record in King County, Washington, that the Home Owner's Association claims a lien against the Lot to which the membership is appurtenant for the amount of delinquent assessments, dues and charges together with any late charges, interest at the rate of twelve percent 11 per annum from the date due until paid, and attorneys' fees, as herein provided. From and after recording such notice, the Lot to which the membership is appurtenant shall be subject to alien to the Home Owner's Association as security for all unpaid dues and charges accrued until the lien arising because of the notice is released by the Home Owner's Association. Any dues and charges hereunder, together with any interest, costs and reasonable attorney's fees, shall also be a personal obligation of the person who was the Owner of the Lot at the time the dues and charges were due. The lien herein granted to the Home Owner's Association shall be subordinate to the lien of any bona fide mortgage or deed of trust given for value recorded prior to the recording of the notice of claim oflien. A release of a lien shall only release the lien arising because of the notice but not rights under this Article to file a subsequent notice of claim of lien for subsequent delinquencies after a notice is released. Such lien may be foreclosed in the manner of a mortgage of real property and in such foreclosure action, the Home Owner's Association shall recover a reasonable sum as attorneys' fees therein and the reasonable and necessary costs of Searching and abstracting the public record. The Home Owner's Association shall have power of sale for any lien. Notwithstanding any provisions hereof appearing to the contrary, the sale or transfer of title to a Lot pursuant to a mortgage foreclosure or any proceeding in lieu thereof, shall extinguish the lien created hereby for any unpaid dues and charges which became due prior to Such sale or transfer, except to the extent of personal obligation upon the Owner, provided that no sale or transfer shall relieve such Lot from a lien for dues and charges thereafter becoming due and provided further that "mortgage" as used in this sentence means only a mortgage, deed of trust or other security given for a debt which is guaranteed by the Veterans Administration or FHA as agencies of the United States government and debt which has been sold to FNMA (Fannie Mae) or FMAC [Freddie Mac). Section 3. Special Assessments for Improvements. In addition to the annual assessments set forth in the Articles and Bylaws, and the dues and charges provided for herein, the Home Owner's Association may levy, in any assessment year, a common assessment, applicable to that year only, for the purpose of defraying, in whole or in part, the cost of any maintenance, construction, reconstruction, repair or replacement of any improvement or capital improvement upon the Common Maintenance Areas and/or Tract A. Within thirty (30) days after adoption by the Board of Directors of the special assessments for capital improvements, the Board shall set a meeting of the members to consider ratification of the special assessment in the same formal process as the ratification of the annual budget, as set forth in the Bylaws. Section 4, Uniform Rate of Assessment. Both annual and Special assessments must be fixed as a uniform rate for all Lots and must be Collected on an annual basis. Section 5. Start-Up Fee. Upon the sale of each Lot by the Declarant, the purchaser shall pay a one-time startup fee of One Hundred ($100) Dollars per Lot. Such start-up fee shall be paid on or before the date of recordation of the deed from Declarant to the purchaser. Declarant shall be entitled to collect this one-time start-up fee at the closing of the Lot sale and submit said fee to the Home Owner's Association. This one-time start-up fee shall be used to defray Home Owner's Associational and operational Costs for the Home Owner's Association. The Declarant may waive 12 the start-up fee in sale of Lots to Participating Builders. In such event, the one-time startup fee shall be paid on or before the date of recordation of the deed from Participating Builder to the purchaser. Section 6. Enforcement of Assessments. The Board may take Such action as is necessary, including the institution of legal proceedings, to enforce the provisions of this Article. in the event the Board begins an action to enforce any such rights, the prevailing party shall be entitled to its attorney's fees, costs and expenses incurred in the Course of such enforcement action as provided herein, ARTICLEG General Provisions Section 1. Effect. The Covenants, restrictions, easements, rights, liens, and encumbrances herein provided for shall be covenants running with the land and shall be binding upon the Plat and any and all parts thereof, the parties in interest thereto and their heirs, assigns, personal representatives and successors in interest. Accepting an interest in and to any Lot or portion of the Plat, whether or not it shall be so expressed in any deed or other instrument, shall constitute an agreement by any person, firm or Corporation accepting Such interest, that they and each of them shall be bound by and subject to the provisions of this Declaration, the governing documents, and all rules and regulations applicable to the Lots duly promulgated pursuant to action by the Home Owner's Association or its Board or Committee. Section 2. Severability. Whenever possible, each provision of this Declaration shall be interpreted in such manner as to be effective and valid, but if the application ofany provision of this Declaration to any person or to any property shall be prohibited or held invalid, such prohibition or invalidity shall not affect any other provision or the application of any provision which can be given effect without the invalid provision or application, and, to this end, the provisions of this Declaration are declared to be severable. No waiver of the breach of any provision hereof shall constitute a waiver of a subsequent breach of any provision hereof or constitute a waiver of a subsequent breach of the same provision or of any other provision. No right of action shall accrue for or on account of the failure of any person to exercise any right hereunder nor for imposing any provision, condition, restriction or Covenant which may be unenforceable. Section 3. Enforcement. The parties in interest in and to any part of the Plat and the Home Owner's Association, for the benefit of the Owners of the Plat, and each of them shall have the right and authority to enforce the provisions hereof, including all covenants and restrictions, and in addition to any other remedy for damages or otherwise, shall have the right to injunctive relief. Failure by the Board or Home Owner's Association or any Owner to enforce any provision of this Declaration or the governing documents shall in no event be deemed a waiver of the right to do So in the future. Section 4. Fines. In the event a lot Owner violates any of the Covenants, Conditions, and/or restriction set forth in this Declaration, the Home Owner's Association has the right to assess fines for said violations. The Board of Directors shall adopt rules and regulations which shall set forth the 13 fines for violations of any of the covenants, conditions, and/or restrictions set forth in this document. Section 5. Duration. This Declaration shall run with and bind the Plat, and shall inure to the benefit of and shall be enforceable by the Home Owner's Association or any Owner, their respective legal representatives, heirs, successors, and assigns, perpetually to the extent provided by law; provided, however, so long as and to the extent that Washington law limits the period during which covenants restricting land to certain uses may run, any provisions of this Declaration affected thereby shall run with and bind the land so long as permitted by such law, after which time, any such provision shall be (a) automatically extended (to the extent allowed by applicable law) for successive periods of ten (10) years, unless a written instrument reflecting disapproval signed by the then Owners of at least seventy-five percent (75%) of the Lots within the Plat and the Declarant ( during the Development Period) has been recorded within the year immediately preceding the beginning of a ten (10) year renewal period agreeing to change such provisions, in whole or in part, or to terminate the same, in which case this Declaration shall be modified or terminated to the extent specified therein; or (b) extended as otherwise provided by law. Every purchaser or grantee of any interest (including, without limitation, a security interest) in any real property subject to this Declaration, by acceptance of a deed or other Conveyance therefore, thereby agrees that such provisions of this Declaration may be extended and renewed as provided in this Section. Section 6. Perpetuities. If any of the covenants, conditions, restrictions, or other provisions of this Declaration shall be unlawful, void, or voidable for violation of the rule against perpetuities, then such provisions shall continue only until twenty-one (21) years after the death of the last survivor of the now-living descendants of the individuals signing this Declaration. Section 7. Insurance. The Home Owner's Association may purchase as a Common Maintenance Areas expense and shall have authority to and may obtain insurance for the Common Maintenance Areas against loss of damage by fire or other hazards in an amount Sufficient to cover the full replacement value in the event of damage or destruction. lt may also obtain a public liability policy covering the Common Maintenance Areas. The liability coverage shall be in amount to be determined by the Board. The Board may also obtain insurance to cover the Board, the Home Owner's Association, its agents and employees from any action brought against them arising out of actions taken in furtherance of the Home Owner's Association's duties under this Declaration. Following the Development Period, all such insurance coverage shall be written in the name of the Home Owner's Association as trustee for each of the Members. The Home Owner's Association shall review the adequacy of the Home Owner's Association's insurance coverage at least annually. All policies shall include a standard mortgagee's clause and shall provide that they may not be cancelled or substantially modified without at least a ten (10) day prior written notice to any and all insured named therein, including Owners and institutional first mortgages that have requested notice, Section 8. Dispute Resolution. In the event there is any dispute related to any provision of this Declaration, including future amendments, the parties may agree to resolve the dispute by binding arbitration using the American Arbitration Association (AAA) Commercial Arbitration Rules with Expedited Procedures, or similar rules if agreed upon by the parties, in effect at the time 14 of the dispute. The arbitration shall be administered by an arbitrator located in King County upon which the parties shall agree within 30 days of the arbitration filing. No arbitration or judicial proceeding shall be commenced or prosecuted by the Home Owner's Association unless approved by at least seventy-five percent (75%) of the Members. This Section shall not apply, however, to (i] actions brought by the Home Owner's Association to enforce the provisions of this Declaration [including, without limitation, the foreclosure of liens], [ii] the imposition and collection of assessments as provided in Article F hereof, (iii) proceedings involving challenges to ad valorem taxation, or (iv) counterclaims in proceedings instituted against it. This Section shall not be amended unless such amendment is made by the Declarant pursuant to Article H, Section 2, hereof, or is approved by the percentage votes, and pursuant to the same procedures, necessary to institute proceedings as provided above. In addition, any claims against Declarant require (a) a 75% vote of members and (b) written notice to Declarant with a 60 day response time before filing. This Section shall not apply to defense of the Home Owner's Association in any matter. Section 9. Covenants Running with the Land. The Covenants, conditions, restrictions, liens, easements, enjoyment rights, and other provisions contained herein are intended to and shall run with the land and shall be binding upon all persons purchasing, leasing, subleasing or otherwise occupying any portion of the Plat, their heirs, executors, administrators, successors, grantees, and assigns. All instruments granting or conveying any interest in any Lot and all leases or subleases shall refer to this Declaration and shall recite that it is subject to the terms hereof as if fully set forth therein. However, all terms and provisions of this Declaration are binding upon all successors in interest despite an absence of reference thereto in the instrument of conveyance, lease, or sublease. The terms of all governing documents are subjoined herein and run with the land to the greatest extent allowed under the law. Section 10. Attorneys Fees. In the event of a suit of action to enforce any provision of this Declaration or to collect any money due hereunder or to foreclose a lien, the unsuccessful party in such suit or action shall pay to the prevailing party all costs and expenses, including title reports, and all attorney's fees that the prevailing party has incurred in connection with the Suit or action, in such amounts as the court may deem to be reasonable therein, and also including all costs, expenses, and attorney's fees incurred in connection with any appeal from the decision of a trial court or any appellate Court Section 11 Home Owner's Association Rights. The Home Owner's Association may exercise any right or privilege given to it expressly by state law, this Declaration, the governing documents, any use restriction or rule or regulation, and every other right or privilege reasonably to be implied from the existence of any law, right of privilege given to it therein or reasonably necessary to effectuate any such law, right or privilege. Section 12. Indemnification. To the full extent permitted by law each Officer and Director of this Home Owner's Association shall be indemnified by the Home Owner's Association from and on account of any liability for acts or omissions occurring during the course of business or activities undertaken on behalf of the Home Owner's Association, including but not limited to any action, suit, or other proceeding (including settlement of any suit or proceeding, if approved by its then Board) to which such Officer of Director may be a party by reason of being or having been an Officer or Director. This indemnification shall include indemnification against all costs and expenses, 15 including attorneys' fees, litigation costs, civil penalties, fines and other charges incurred incident thereto. This indemnification shall not extend to any individual or joint willful misfeasance, willful malfeasance, willful misconduct, or bad faith on the part of any Officer or Director, nor shall this indemnification extend to any action by or on behalf of the Home Owner's Association against a Director in which action the Director has been adjudged guilty of any breach of duty toward the Home Owner's Association. In addition, no Officer or Director shall be personally liable to the Home Owner's Association or any of its members for monetary damages for any mistake of judgment, negligent conduct or other conduct as an Officer or Director; provided that this provision shall not eliminate or limit the liability of an Officer or Director for acts or omissions that involve willful misfeasance, willful malfeasance, willful misconduct, or bad faith by the Officer or Director or for any transaction from which the Officer or Director will personally receive a benefit in money, property, or services to which the Officer or Director is not legally entitled. To the extent that it is necessary for the Officers or Directors to implement this indemnification, at the request of an Officer or Director, the Officers or Directors shall take such action as is appropriate and allowable to implement this indemnification. The Home Owner's Association may, at the discretion of the Board of the Home Owner's Association, maintain adequate general liability and Officers and Directors' liability insurance to fund this obligation, if such coverage is reasonably available. ARTICLE H Amendment Section 1. Amendment of Use Restrictions. Articles B, C, and D of this instrument which relate to use of the Lots in the Plat may be amended and changed by the written consent of the owners of the fee title of not less than 100% of all Lots in the Plat which have been made subject to the provisions of this Declaration. Consents required under this Section shall be delivered to the Home Owner's Association which shall tabulate them. Its determination of the sufficiency of the consent shall be conclusive, and an amendment to Articles B, C and D shall be effective when a written Notice of Amendment signed and acknowledged by the President and Secretary of the Home Owner's Association is recorded in King County, Washington, stating that the requisite consent has been obtained and setting forth the amendment in its entirety. Section 2. Amendment by Declarant. This Declaration may be amended unilaterally at any time and from time to time by Declarant during the Development Period (i) if such amendment is necessary to bring any provision hereof into compliance with any applicable governmental statute, rule, or regulation or judicial determination which shall be in conflict therewith; (ii) if such amendment is necessary to enable any title insurance company to issue title insurance coverage with respect to the Lots subject to this Declaration, (iii) if such amendment is required by an institutional or governmental lender or purchaser of mortgage loans, including, for example, the Federal National Mortgage Association or Federal Home loan Mortgage Corporation, to enable such lender or purchaser to make or purchase Mortgage loans on the Lots subject to this Declaration; or (iv) if such amendment is necessary to enable any governmental agency or private insurance Company to insure or guarantee Mortgage loans on the Lots Subject to this Declaration; provided, however, any such amendment shall not adversely affect the title to any owner's Lot unless any 16 such Lot owner shall consent thereto in writing. Further, so long as Declarant owns any property for development and/or sale in the Community, Declarant may unilaterally amend this Declaration for any other purpose; provided, however, any such amendment shall not materially adversely affect the substantive rights of any Lot owners hereunder, nor shall it adversely affect title to any Lot without the consent of the affected Lot Owner. Section 3. Declarant Consent. During the Development Period, all amendments shall require the consent of the Declarant. ARTICLE I City of Renton Required Provisions Section 1. Covenants Generally. As a condition of final Unit Lot Subdivision approval. these covenants have been executed that run with the land, and with all subdivided portions thereof, stating that such property is part of an approved Unit Lot Subdivision, and including the file number thereof and a description of the uses, densities and phases of the approved Unit Lot Subdivision. These covenants shall also be recorded for each property created through any subsequent Plat's. The 28 Hundred Development is part of an approved Unit Lot Subdivision, approved by the City of Renton under for 12 zero lot line townhomes in three separate buildings resulting in a density of 18 du/acre. Residential structures constructed on the lots shall meet the standards Created within the approval of the Unit Lot Subdivision and the conditional use permit unless otherwise approved by the City. Section 3. Drainage language in accordance with RMC 4-6-030 Surface Water Standards regarding the creation of drainage tracts or easements. Drainage facilities that collect public runoff for new residential Plat's shall place stormwater flow control and water quality treatment faculties, along with the required perimeter landscaping, in a stormwater tract (Tract A) that is granted and conveyed with all ownership and maintenance obligations to the Plat's lot owners, their assigns, heirs, and successors. The Home Owner's Association shall be responsible for said maintenance obligations. An easement under and upon said tract shall be dedicated to the City for the purpose of operating, maintaining, improving, and repairing the drainage facilities contained in the stormwater tract. Maintenance of all improvements and landscaping in said stormwater tract shall be the responsibility of the Home Owner's Association. Section 4. Ownership, maintenance, and repair for the commonly owned drainage tract (Tract A), landscaping, and facilities (excluding maintenance of the drainage facilities) shall be the responsibility of the Home Owner's Association. No modification of Tract A or landscaping within Tract A shall be allowed without the City's prior written approval. These Covenants shall be irrevocable and binding on all the property owners, including their assigns, heirs, and successors. Section 5. Drainage Covenants and Easements. Upon the recording of this Plat, Tract A was granted and conveyed to Home Owner's Association. An easement was hereby granted and conveyed to the City of Renton over, under and across Tract A for the purpose of conveying, storing, managing and facilitating storm and surface water per the engineering plans on file with the City of Renton. (a) The City of Renton has the right to enter said stormwater easement for the purpose of 17 inspecting, operating, maintaining, improving, and repairing the drainage facilities Contained therein. (b) Maintenance of all improvements on said Tract A shall be the responsibility of the Home Owner's Association. In the event that the Home Owner's Association is dissolved or otherwise fails to meet its property tax obligations, as evidenced by non-payment of property taxes for a period of eighteen (18) months, then each Lot in this Plat shall assume and have an equal and undivided ownership interest in Tract A previously owned by the Home Owner's Association and have the attendant financial and maintenance responsibilities. ( c) No modification of Tract A or landscaping within the tract shall be allowed without the City's prior written approval. 18 EXECUTEDthis~dayof ~ GREYSTOKE LLC STATE OF WASHINGTON COUNTY OF KING 2017 l certify that I know or have satisfactory evidence that YVES TANG signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the Manager of GREYSTOKE LLC to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. DATED: lijt ~017. Notary Public St>lte of Washington SANGL Y ANDY MEN MY COMMISSION EXPIRES October 08. 2019 19 Notary blic 'dhirp.'l A. · M.tJ My appointment expires: f)C.f19V-g-' '(.(St'\ . ' ,. Return Address: GREYSTOKE, LLC 720 N 10th St. A282 Renton, WA 98057 Attn: AUDITOR/RECORDER'S INDEXING FORM Document Title( s ): I. Declaration of Covenants, Conditions, Restrictions and Easements. Reference Number( s J of Documents assigned or released: Grantor(s]; I. GREYSTOKE, LLC Additional names on page of document Grantee(s]: l. GREYSTOKE, LLC Additional names on page of document Legal Description: Lots and Insert Legal Here (abbreviated) Additional legal is on page of document Assessor's Property Tax Lot/ Account Number: DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND EASEMENTS GREYSTOKE, LLC, a Washington limited liability company ("Declarant"), is the owner of certain real property in the City of Renton, King County, Washington, legally described as: LOTS 1 THROUGH 12 , INSERT LEGAL RECORDS HERE OF KING COUNTY, WASHINGTON. SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. The owners of Lots __ 1..._~.....,THROUG~tt.__~~l-2~ are hereinafter referred to as "Owner" or "Owners" or "Lot Owner" or "Lot Owners." The -~~-- the "Lots". I Lots are referred to collectively as GREYSTOKE, LLC, as Declarant, and in furtherance of protecting the economic value, desirability of ownership, and architectural uniformity of the Lots, hereby declares that the above-described Lots are hereinafter subject to the terms, conditions and provisions of this Declaration of Covenants, Conditions, Restrictions and Easements ("Declaration"). A. EFFECT OF DECLARATION The Lots shall be held, sold and conveyed subject to the prov1S1ons, covenants, restrictions and easements contained in this Declaration. The provision of this Declaration shall run with the land and be binding upon all parties having any right, title or interest in the Lots or any part thereof and shall benefit all persons who are or become owners of the Lots. B. EASEMENTS l. Easements on Plat The Owners of the Lots are subject to all applicable easements identified on the Plat of GREYSTOKE, LLC, recorded under King County Auditor's Recording No. ("Plat"). 2. Easements on Master Declaration. The Owners of the Lots are subject to all applicable easements identified in the Declaration of Protective Covenants for GREYSTOKE, LLC, recorded on under King County Recording No. ("Master Declaration"). C. MAINTENANCE AND REPAIR OF ROOF AREAS I. Exclusive Roof Areas. Each Lot Owner shall be responsible to care for, maintain, reroof, repair and replace the roofs, roofing materials, roof overhangs and structures which are located exclusively on his or her Lot The Owners shall use the same materials or materials similar in type, quality and color to the original roof unless otherwise mutually agreed upon by both Lot Owners and approved by the Architectural Control Committee in accordance with the applicable provisions of the Master Declaration. 2. Shared Roof Areas. (a) The Lot Owners shall be jointly responsible to care for, maintain, reroof, repair and replace any roofs, roofing materials, or roof overhangs which are not located exclusively on one Lot, including but not limited to the composition roofing and the gable roof bisected by the boundary line between the Lots ("Shared Roof Areas"]. The Owners shall use the same materials or materials similar in type, quality and color to the original roof unless otherwise mutually agreed upon by both Lot Owners and approved by the Architectural Control Committee in accordance with the applicable provisions of the Master Declaration. (b) The cost for maintaining, repairing, and replacing the Shared Roof Areas shall be shared equally by both Lot Owners. Any Owner who does not pay his or her portion of the expenses shall be subject to the right of the other Owner to create and enforce a lien on the nonpaying Owner for the nonpayment of such expenses. 2 (c) Notwithstanding the foregoing, should any of the Shared Roof Areas be damaged or destroyed by any act or omission of a Lot Owner, whether intentional or unintentional, the Shared Roof Area shall be repaired or rebuilt at that Lot Owner's expense. Any Lot Owner who engages in repair work as described in this section shall have the right to enter onto the Lot of the adjoining owner to the extent that it may be reasonably necessary in connection with repair work. When entering onto the Lot of the adjoining Owner, the Lot Owner shall take and observe due precaution and care to protect the property of the adjoining Owner. D. UNIFORM APPEARANCE/ MAINTENANCE& PAINTING The intent of these Declarations is to require a uniform exterior appearance among the ~12~- homes located on the Lots. Accordingly, no building on the Lots may be altered in such a manner which would materially change the uniform appearance existing at the time of the initial construction of the buildings, unless approved by the Architectural Control Committee in accordance with applicable provisions of the Master Declaration. The Lots Owners shall maintain the home located on his or her respective Lot in good condition, and in accordance with the communitywide standards of GREYSTOKE, LLC, as such standards may be set forth and amended from time to time by the Home Owner's Association. Without limiting the foregoing, each building located on the Lots shall be painted on or before each and every seven (7) year period, commencing on the recording date of this Declaration and continuing every seven (7) years thereafter unless the Lot Owners unanimously agree otherwise. The purpose of this repainting requirement is to maintain the uniform appearance of the buildings containing the 12 homes and preserve their value. In accordance with Article B, Section 9 of the Master Declaration, any changes to the exterior color(s) of the building must be approved by the Architectural Control Committee. All Lot Owners within a building must unanimously agree to any color changes. Unless the Lot Owners unanimously agree otherwise, painting shall be performed by a licensed and bonded painting contractor. The cost of painting is to be shared equally between the Lot Owners, except in the case of painting which is required or necessary as the result of the negligence or misconduct of one Lot Owner, (and not the result of normal wear and tear associated with aging and weathering), in which case the cost of the painting shall be borne by the Lot Owner who committed the negligence or misconduct Any Owner who does not pay his or her required portion of the expenses shall be subject to the right of the other Owners to create and enforce a lien on the nonpaying Owner for the nonpayment of such expenses. E. ARBITRATION In the event of any dispute, controversy, or claim related to or arising out of this Declaration, including any questions regarding its existence, enforceability, interpretation or validity, the Lot Owners agree to meet and confer in good faith to attempt to resolve the controversy or dispute without an adversary proceeding. If the Lot Owners are unable to resolve the controversy or dispute to the mutual satisfaction of the Lot Owners within five (5) business days of notice of the controversy or dispute, either party, following written notice, may submit such dispute, controversy or claim to binding arbitration with Judicial Dispute Resolution ()DR), Seattle, Washington, or as otherwise agreed between the Lot Owners. The place of arbitration shall be in King County, Washington, and the JDR fees and expenses for the arbitration shall be borne equally by the Lot Owners. The Lot Owners consent to the jurisdiction of the Superior Court of the State of Washington, King County, and the United States District Court for the Western District of Washington, for all purposes in connection with this Declaration. The decision of the arbitrator 3 shall be binding and may be confirmed and enforced in any court having proper jurisdiction. The provisions of this paragraph shall survive the expiration or termination of this Declaration. Notwithstanding the foregoing, nothing herein shall prohibit or restrict either party from seeking injunctive or other equitable relief in a court having proper jurisdiction. F. TERMINATION The provisions of this Declaration are valid and binding for a period of fifty (50) years from the date of recording this Declaration in the office of the King County Auditor, at which time said provisions shall be automatically extended for successive periods of ten (10) years each unless all of the Lot Owners, by an instrument or instruments in writing, duly signed and acknowledged by them, unanimously terminate said provisions insofar as they pertain to the Lots, and termination shall become effective upon the filing of such instrument of record in the office of the King County Auditor. G. AMENDMENT This Declaration can be amended only by a unanimous vote of the Lot Owners, which amendment shall be recorded in the office of the King County Auditor. For purposes of voting, each Lot shall be entitled to one vote and no split voting among multiple owners of one Lot shall be permitted. H. GENERAL 1. Waiver. Failure of the Declarant or any Owner to enforce any covenant, restriction or exercise any rights herein contained shall in no event be deemed a waiver of the right to do so thereafter. 2. Attorney Fees. ln any action to enforce or interpret this Declaration, including arbitration, the prevailing party is entitled to recover its reasonable attorneys' fees and costs from the non-prevailing party. 3. Severabilit;y. The invalidation of any one of the provisions contained in this Declaration by judgment or court order shall in no way affect any of the other provisions which shall remain in full force and effect 4. Governing Law. The validity of this Agreement, the interpretation of the rights and duties of the Lot Owners hereunder and the construction of the terms hereof shall be governed in accordance with the internal laws of the State of Washington. 5. Final Agreement. This Declaration is the final agreement between the Lot Owners pertaining to the matters contained herein, and there are no other agreements, written or oral, express or implied, between the Lot Owners. In the event of any conflict between this Declaration and the Master Declaration or the Plat, this Declaration shall control. 4 "' . ! )6rl\ Dated this day of k~ ,20 11 DECLARANT: GREYSTOKE, LLC By=--?&-Yv--+-T.-+-(-~-a-n-ag-i~-=em-b~er..,._. __ STATE OF WASHINGTON) ) ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that YVES TANG is the person who appeared before me and said person acknowledged that he signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the Manager of GREYSTOKE, LLC to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. DATED: MAUii to , 1dll Notary Seal Notary Public State of Washington SANGLY ANDY MEN MY COMMISSION EXPIRES October 08, 2019 S,lg\bN ~ f./d.'N (Pri11~1t.!N~a:!!m~eL,1f{--==-- Notary Public My appointment expires: 0c.Tl51n- 5 BYLAWS of 28 Hundred Home Owner's Association a Washington Nonprofit Corporation ARTICLE I Offices and Definitions Section 1. Offices. This corporation shall have such offices as the Board of Directors may designate or its business may require from time to time. Section 2. Definitions. The corporation may be referred to herein as the "Home Owner's Association", as defined in the Declaration of Protective Covenants for 28 Hundred. "Declaration" refers to the Declaration of Protective Covenants for 28 Hundred. "Articles" refers to the Articles of Incorporation as filed on __ , 2017 with the Secretary of State of Washington, and as restated or amended. ARTICLE II Number of Directors The initial number of Directors of this corporation shall be two. The number of Directors is otherwise subject to change as provided in the Articles. ARTICLE Ill Members and Membership Section 1. Annual Meeting. The annual meeting of the members shall be held within the first quarter of each calendar year with the date to be determined by the Board, commencing in 2017, for the purpose of electing Directors if any are to be elected and for the transaction of such other business as may come before the meeting. If the day fixed for the annual meeting shall be a legal holiday in the state of Washington, the meeting shall be held on the next succeeding business day. If the annual meeting is not held on the day designated herein, the Board of Directors shall cause a special meeting of members to be held as soon thereafter as may be convenient to elect Directors. Section 2. Special Meetings. Special meetings of the members may be called for any purpose or purposes by the President, or by a majority of the Board of Directors and shall be called by the Secretary at the written request of any members holding not less than twenty five percent (25%) of all votes of the members. Section 3. Place of Meeting. The annual meeting or special meetings of the members shall be held at such place within King County, Washington, as the Board of Directors may from time to time designate. Section 4. Notice of Meetings. It shall be the duty of the Secretary to mail by first class prepaid United States mail or cause to be hand delivered to the Owner of each Lot (as shown in the records of the Home Owner's Association) a notice of each annual or special meeting of the Home Owner's Association. The mailing or delivery of a notice of meeting in the manner provided in this Section shall be served not less than fourteen (14) nor more 1 than sixty (6-, _ays before a meeting. The notice of any sr _ _ial meeting shall state the date, time, and place of such meeting and the business to be placed on the agenda by the Board of Directors for a vote by the members, including the general nature of any proposed amendment to the Articles of Incorporation, Bylaws, any budget or changes in the previously approved budget that result in a change in assessment obligation, and any proposal to remove a Director. Presence at any such meeting shall be deemed a waiver of any required notice or defect therein. Section 5. Quorum. The presence in person or by proxy of holders of one third (33 1/3%) of the votes of the members shall constitute a quorum at a meeting of members. If a quorum is present, a majority affirmative vote of the members present and entitled to vote shall be the act of the members unless the vote of a greater number or voting by classes is required by law, the Articles of Incorporation or these Bylaws. If a quorum is present at the opening of a meeting, it shall be deemed to exist throughout the meeting. Notwithstanding the foregoing and pursuant to RCW 64.38.025(3), unless seventy-five percent (75%) or more of the members, in person or by proxy, reject a budget proposed by the Board, the budget is ratified, whether or not a quorum of members is present. Section 6. Method of Voting. The holder of a membership entitled to vote may vote in person or by mail or by proxy. No right to cumulate votes at the election of Directors shall exist. Each membership shall have one vote on each matter submitted to a vote at a meeting of membership as is provided for in the Articles of Incorporation. If a membership is held by more than one member, then the holders of the membership shall designate the person or proxy who shall exercise the vote of the membership. If more than one person or proxy shall attempt to exercise the vote of the membership on the same issue, then the vote of the membership shall be disregarded, and the membership shall be recorded as having abstained from the vote. Section 7. Voting by Certain Members. The votes of memberships held by a corporation, domestic or foreign, may be voted by such officer, agent or proxy as the bylaws of such corporation may prescribe, or in the absence of such provision, as the Board of Directors of such corporation may determine. A certified copy of a resolution adopted by such directors shall be conclusive as to their action. The votes of memberships held by a partnership may be voted by any partner. The votes of memberships held by a limited liability company may be voted by any representative of the limited liability company. The votes of memberships which are held by administrators, executors, guardians or conservators may be voted by them, either in person or by proxy, without a transfer of such memberships into their names. The votes of memberships which are held by trustees may be voted by them either in person or by proxy, but no trustees shall be entitled to vote memberships held by them without a transfer of such memberships into their name. The votes of memberships which are held by receivers may be voted by such receivers, and memberships under the control of a receiver may be voted by the receiver without the transfer thereof into their name if authority to do so is contained in an appropriate order of the court by which such receiver was appointed. Section 8. Informal Action by Members or Directors. Any action required to be taken at a meeting of the membership or Directors or any other action which may be taken at a meeting of the membership or Directors may be taken without a meeting if a consent in writing setting forth the action so taken shall be signed by the affirmative vote of a majority of all the members or Directors entitled to vote with respect to the subject matter thereof. The Secretary shall mail the written notice to all members and shall include (1) a proposed written resolution setting forth a description of the proposed action and (2) a statement that 2 such persons •.• entitled to vote by mail for or against su ... a proposal on a date not less than 20 days after the date of such notice shall have been mailed on or before which all votes must be received. Votes received after the specified date shall not be effective. Hand delivery of a vote in writing to the principal office of the corporation shall be equivalent to receipt of a vote by mail for the purposes of this Article Ill, Section 8. Section 9. Suspension of Voting Rights. During any period in which a member shall be in default in the payment of any assessment levied by the corporation or the Declarant, the voting rights of such member may be suspended by the Board. Such voting rights may be also suspended for violation of any provision of the Declaration, the Articles, the Bylaws, or the rules and regulations of the corporation. In the event voting rights have been suspended, such votes(s) shall not be counted for any purpose, including for the purpose of determining whether a quorum has been achieved or whether any required majority has been achieved. ARTICLE IV Board of Directors Section 1. General Powers. The business and affairs of the corporation shall be managed by its Board of Directors, except as provided in Section 9 of this Article. The Board may delegate the day-to-day management duties of the corporation to any Officer of the corporation or to a managing agent not a member of the Board of the corporation. Section 2. Change in Number. Tenure and Qualifications. The number of Directors may be increased or decreased consistent with statutory requirements and subject to the provisions of this Article IV by amendment to these Bylaws. After the initial term of Directors ends, no person shall thereafter be qualified to be elected as Director of this corporation or to continue to hold office as Director of this corporation unless such person is a member of this corporation. Except as provided in the Articles of Incorporation and unless removed in accordance with the provisions of these Bylaws, each Director shall hold office until the second annual meeting of the members after the meeting at which they were elected and until their successor shall have been elected and qualified. Section 3. Regular Meetings. Without other notice than this bylaw, a regular meeting of the Board of Directors shall be held immediately after and at the same place as the annual meeting of members. The Board of Directors may provide by resolution the time and place, within the State of Washington as the place for holding any other regular meetings of the Board of Directors or committees called by them. In addition the President or any Director may call a special meeting of the Board of Directors. Section 4. Notice. Written notice of special meetings of the Board of Directors stating the time and place thereof shall be given at least two (2) days prior to the date set for such meeting by the person authorized to call such meeting or the Secretary of the corporation either by personal delivery to each Director or by telegram. If mailed, the notice shall be deemed to be given when deposited in the United States mail, postage prepaid, so addressed to the Director. If notice is given by telegram, the notice shall be deemed given when the telegram is delivered to the telegraph company for transmission. If no place for such meeting is designated in the notice thereof, the meeting shall be held at the registered office of the corporation. Any Director may waive notice of any meeting at any time. The attendance of a Director at a meeting shall constitute a waiver of notice of the meeting except where a Director attends a meeting for the express purpose of objecting to the transaction of any business because the meeting is not lawfully called or convened. Neither 3 the business __ be transacted at, nor the purpose of, an, .egular or special meeting of the Board of Directors need be specified in the notice or waiver of notice of such meeting. Section 5. Quorum. A majority of the number of Directors fixed by these bylaws shall constitute a quorum for the transaction of any business at any meeting of Directors. Section 6. Manner of Acting. The act of the majority of the Directors present at a meeting or adjourned meeting at which a quorum is present shall be the act of the Board of Directors unless the act of a greater number is required by the Articles of Incorporation or these Bylaws. Section 7. Removal. After termination of the Development Period, any one or more of the Board of Directors may be removed from office with or without cause by a majority vote of the membership. Section 8. Vacancies. Subject to the provisions of Article IV of the Articles of Incorporation, any vacancy occurring in the Board of Directors may be filled by the affirmative vote of a majority of the remaining Directors though less than a quorum of the Board of Directors. A Director elected to fill a vacancy shall be elected for the unexpired term of their predecessor in office. Any Directorship to be filled by reason of an increase in the number of Directors shall be filled by the Board of Directors for a term of office continuing only until the next election of Directors by membership. Section 9. Architectural Control. Until the end of the Development Period, the Declarant shall appoint members of the Architectural Control Committee described in Article C of the Declaration of Protective Covenants for 28 Hundred. After the end of the Development Period, the Directors of this Home Owner's Association shall act as the Architectural Control Committee or may delegate such duties to a committee appointed by the Board of Directors so long as at least two seats on the Architectural Control Committee are filled by Directors. The Board is not obligated to fill a vacancy unless there are less than three members of the Architectural Control Committee. Section 10. Open Board Meetings. All meetings of the Board of Directors shall be open to all members, except as otherwise provided by RCW 64.38.035. The Board of Directors shall keep minutes of all actions taken by the Board, which shall be available to all members. Section 11. Executive Sessions. Upon the affirmative vote in open meeting to assemble in closed session, the Board of Directors may convene in a closed executive session to consider personnel matters; consult with legal counsel or consider communications with legal counsel; and discuss likely or pending litigation, matters involving possible violations of the Articles of Incorporation, Declaration and/or Bylaws of the Home Owner's Association, and matters involving the possible liability of a member to the Home Owner's Association. The motion shall state specifically the purpose for the closed session. Reference to the motion and the referred purpose shall be included in the minutes. The Board of Directors shall restrict the consideration of matters during the closed portions of meetings only to those purposes specifically exempted and stated in the motion. No motion, or other action adopted, passed, or agreed to in closed session may become effective unless the Board of Directors, following the closed session, reconvenes in open meeting, and votes in open meeting on such motion, or other action which is reasonably identified. The requirements of this subsection shall not require the disclosure of information in violation of law or which is otherwise exempt from disclosure. 4 Sectio .. _2_ Ratification of Budgets. Within thirty ,--) days after adoption by the Board of Directors of any proposed regular or special budget of the Home Owner's Association, the Board shall set a date for a meeting of the members to consider ratification of the budget not less than fourteen (14) nor more than sixty (60) days after mailing of the summary. Unless at that meeting seventy five percent (75%) or more of the members vote, in person or by proxy, to reject the budget, the budget is ratified, whether or not a quorum is present. In the event the proposed budget is rejected or the required notice is not given, the periodic budget last ratified by the members shall be continued until such time as the members ratify a subsequent budget proposed by the Board of Directors. Section 13. Limitations on Authority of Board of Directors. Notwithstanding any other provision in these Bylaws, the Board of Directors may not act on behalf of the Home Owner's Association to amend the Articles of Incorporation, to terminate the Home Owner's Association, to elect members of the Board of Directors other than to fill a vacancy pursuant to Article IV, Section 8, or to determine the qualifications, powers, duties or terms of office of members of the Board of Directors. ARTICLE V Officers Section 1. Number. The Officers of the corporation shall be President, one or more Vice Presidents, a Secretary and a Treasurer, each of whom shall be elected by the Board of Directors. Such other Officers and assistant Officers as may be deemed necessary or appropriate may be elected or appointed by the Board of Directors. Any two or more offices may be held by the same person except the offices of President and Secretary. An Officer may sit on the Board of Directors as determined by the Board of Directors. Section 2. Election and Term of Office. The Officers of the corporation to be elected by the Board of Directors may be elected for such term as the Board may deem advisable not to exceed three years. Officers of the corporation shall be elected at the first meeting of Directors following the expiration of the term of office. Each Officer shall hold office until their successor shall have been duly elected and qualified regardless of their term of office, except in the event of their prior death or resignation or their removal in the manner hereinafter provided. Section 3. Removal. Any Officer or agent elected or appointed by the Board of Directors may be removed by the Board of Directors whenever in its judgment the best interests of the corporation would be served thereby, but such removal shall be without prejudice to the contract rights, if any, of the person so removed. Election or appointment of an Officer or agent shall not of itself create contract right or rights to compensation. Section 4. Vacancies. A vacancy in any office because of death, resignation, removal, disqualification or otherwise, may be filled by the Board of Directors for the unexpired portion of the term. Section 5. President. The President shall preside at all meetings of the Board of Directors, shall see that orders and resolutions of the Board are carried out; shall sign all leases, mortgages, deeds, and other written instruments and shall sign all promissory notes. The President shall prepare, execute, certify, and record amendments to the Articles of 5 lncorporatio .. , .he Declaration, and these Bylaws, at the . --,uest and under the direction of the Board of Directors, as authorized by the members when applicable. Section 6. Secretary. The Secretary shall: (a) keep the minutes of members' and Board meetings; (b) see that all notices are duly given in accordance with the provisions of these Bylaws or as required by law; (c) be custodian of the corporate records of the Home Owner's Association; (d) keep a register of the post office address of each member as furnished to the Secretary by each member; (e) have general charge of the membership books of the corporation, and (f) in general, perform all duties incident to the office of Secretary and such other duties as from time to time may be assigned to the Secretary by the President or by the Board. Section 7. Treasurer. The Treasurer shall have primary responsibility for oversight of all financial matters for the corporation, including preparation of the budget as provided for in the Declaration, preparing and delivering the annual financial report, and insuring the financial records of the corporation have been maintained properly and in accordance with good accounting practices. The Treasurer may delegate all or part of the preparation and notification duties to a finance committee, a management agent, or both. ARTICLE VI Contracts, Loans, Checks and Deposits Section 1. Contracts. The Board of Directors may authorize any Officer or Officers, agent or agents, to enter into any contract or execute and deliver any instruments in the name of and on behalf of the corporation, and that authority may be general or confined to specific instances. A Director or Officer of the corporation shall not be disqualified by their office from dealing or contracting with the corporation either as a vendor, purchaser, creditor, debtor, or otherwise. The fact that any Director or Officer, or any firm of which any Director of the corporation is a member, officer or director, is in any way interested in any transaction or contract shall not make the transaction or contract void or voidable, or require the Director or Officer of the corporation to account to the corporation for any profits there from if the transaction or contract is or shall be authorized, ratified or approved by vote of a majority of a quorum of the Board of Directors excluding the interested Director. Section 2. Loans. No loans shall be contracted on behalf of the corporation and no evidences of indebtedness shall be issued in its name unless authorized by a resolution of the Board of Directors. That authority may be general or confined to specific instances. No loans shall be made by the corporation to its members, Officers or Directors. Section 3. Checks, Drafts: Deposits, etc. All checks, drafts or other orders for the payment of money notes or other evidences of indebtedness issued in the name of the corporation shall be signed by the Officer or Officers, agent or agents of the corporation and in the manner as shall from time to time be determined by resolution of the Board of Directors. All funds of the corporation shall be deposited from time to time to the credit of the corporation in the banks, trust companies or other depositories as the Board of Directors may select. Section 4. Financial Records. The Home Owner's Association or its managing agent shall keep financial records sufficiently detailed to enable the Home Owner's Association to fully declare to each Owner the true statement of its financial status. All financial and other records of the Home Owner's Association, including but not limited to checks, bank records, and invoices, in whatever form they are kept, are the property of the Home Owner's Association. Each Home Owner's Association managing agent shall turn over all original 6 books and r~wrds, including electronic records, of ... ~ Home Owner's Association immediately upon termination of the management relationship with the Home Owner's Association, or upon such other demand as is made by the Board of Directors. An Home Owner's Association's managing agent is entitled to keep copies of the Home Owner's Association records. All records which the managing agent has turned over to the Home Owner's Association shall be made reasonably available for the examination and copying by the managing agent. Section 5. Membership Records. All records of the Home Owner's Association, including the names and addresses of Owners and other occupants of the lots, shall be available for examination by all members, holders of mortgages on the lots, and their respective authorized agents on reasonable advance notice during normal working hours at the offices of the Home Owner's Association or its managing agent. The Home Owner's Association shall not release the unlisted telephone number of any member. The Home Owner's Association may impose and collect a reasonable charge for copies and any reasonable costs incurred by the Home Owner's Association in providing access to records. Section 6. Financial Statements. At least annually, the Home Owner's Association shall prepare or cause to be prepared, a financial statement of the Home Owner's Association. In the event annual assessments by the Home Owner's Association are twenty five thousand dollars ($25,000.00) or more, the financial statements shall be audited at least annually by an independent certified public accountant, but the audit may be waived if seventy five percent (75%) of the votes cast by members, in person or by proxy, at a meeting of the Home Owner's Association at which a quorum is present, vote each year to waive the audit. Section 7. Home Owner's Association Funds. The funds of the Home Owner's Association shall be kept in accounts in the name of the Home Owner's Association and shall not be commingled with the funds of any other Home Owner's Association, nor with the funds of any manager of the Home Owner's Association or any other person responsible for the custody of such funds. ARTICLE VII Waiver of Notice Whenever any notice is required to be given to any member or Director of the corporation under the provisions of these Bylaws, the Articles of Incorporation or law, a waiver thereof in writing, signed by the person or persons entitled to notice, whether before or after the time stated therein, shall be deemed equivalent to the giving of notice. ARTICLE VIII Amendments Except for Section 2 of Article IV which may only be amended with the unanimous consent of all of the memberships entitled to vote, these bylaws may be altered, amended, or repealed and new bylaws may be adopted by the affirmative vote of a majority of the Board of Directors at a meeting called for that purpose, provided the Declarant may unilaterally amend these Bylaws at any time if such amendment is necessary to bring any provision hereof into compliance with any applicable statute, rule, regulation or judicial decision. No amendment to these Bylaws shall be adopted during the Development Period without written consent of the Declarant. 7 The foregoing was adopted as the Bylaws of 28 Hundred Home Owner's Association at the first meeting of Directors held on---------- ATIEST: Secretary, Director 8 • CERTIFICATE OF ARTICLES OF INCORPORATION FOR 28 Hundred Home Owner's Association A Washington Nonprofit Corporation In compliance with the requirements of Revised Code of Washington chapter 24.03, as amended, 28 Hundred Home Owner's Association, a nonprofit corporation, hereby adopts this Certificate of Articles of Incorporation for 28 Hundred Home Owner's Association. ARTICLE I Name The name of this corporation is 28 Hundred Home Owner's Association. ARTICLE II Duration The period of duration of this corporation shall be perpetual. ARTICLE Ill Purpose The purposes for which this corporation is organized are to promote the welfare and interests of the residents of the 28 Hundred Development as defined by the Declaration of Protective Covenants for 28 Hundred as recorded in King County, Washington by administering and enforcing the protective covenants governing the use of the property in the development, approving plans for improvements of lots in the development in accordance with the protective covenants, engaging in civic improvements and development activities, acquiring, owning, improving, managing, repairing, maintaining and operating real and personal property for the benefit of its members, and to do such things as may be necessary and convenient to accomplish all such purposes. ARTICLE IV Internal Regulations Section 1. Lots. As used in these Articles, Lot or Lots shall refer to Lots which are described in the Declaration of Protective Covenants for 28 Hundred as recorded in King County, Washington. Section 2. Memberships. There shall be a maximum of one membership in this corporation for each Lot and no more memberships. Membership in this corporation shall be appurtenant to and not severable from such fee ownership interest and shall transfer and terminate with transfers and termination of such interests without further action on the part of this corporation or its several members. Membership shall stand in the name or 1 . ' names of the persons who from time to time are record fee title owners of lots. The holders of the memberships shall be members of this corporation. Section 3. Assessments. Each membership shall be subject to assessment in an amount determined by the Directors for administrative costs of the corporation and for Articles of Incorporation maintaining, repairing, improving, reconstructing, replacing, and regulating any property which the corporation may acquire and any other property that the corporation is required to maintain per the Declaration of Protective Covenants for 28 Hundred as recorded in King County, Washington ("Protective Covenants"). The assessments shall be equally applied against each membership. The members who hold the membership shall be jointly and severally liable for assessments against the membership. Section 4. Voting. Each membership shall be entitled to exercise one vote on each matter presented to the membership for consideration. A party which holds more than one membership shall have one vote for each membership it holds. The manner of exercising the vote shall be as set forth in the bylaws. Section 5. Term of Initial Board. The initial Board of Directors shall serve until the expiration of the Development Period, which is defined in the Protective Covenants and which definition is incorporated herein as if set forth in full. Any vacancy occurring in the initial Board of Directors, regardless of the cause therefore, shall be filled by the action of the Declarant. Section 6. Election of Directors. Until the expiration of the Development Period, all Directors shall be appointed, and may be removed or replaced without cause by the Declarant. Upon the expiration of the Development Period, no less than three but no more than five Directors shall be elected by the membership. The number of Directors may otherwise be increased or decreased consistent with the Bylaws. A person receiving the most votes at an election of Directors shall be elected regardless whether such person receives a majority. If more than one Director is to be elected at a meeting then each Director shall be elected separately so that, for example, the first vacancy shall be filled by election before the nominations are closed and the election is held for the second vacancy. Nominations shall be made separately for each vacancy, may be made by a committee appointed by the President and may be made from the floor. Section 7. Term of Directors After Development Period. One Director shall be elected for a term of two years and two Directors shall be elected for a term of one year. The term of such Directors shall end on the day of the month on which the annual meeting of members is held; provided that in any event each of such Directors shall serve a term of at least one full year. Thereafter, at the expiration of the term of each of such Directors, a Director shall be elected for a term of two years to fill the vacancy. In any event, each Director shall serve until a successor is elected and qualified and shall be elected at an annual meeting of members. Section 8. Qualifications of Directors. After the initial term of Directors ends, no person shall be qualified to be elected as Director of this corporation or to continue to hold 2 office as Director of this corporation unless such person holds a membership in this corporation. Section 9. Reserves. As determined by its Directors, from time to time this corporation may establish and maintain reasonable reserves for maintenance and replacement of its property. Section 10. Amendment. These Articles may be amended by a majority vote of those present at a meeting of the Home Owner's Association at which a quorum is present, provided that during the Development Period, the Declarant may unilaterally amend these Articles at any time if such amendment is necessary to bring any provision hereof into compliance with any applicable statute, rule, regulation or judicial decision. No amendment to these Articles shall be adopted during the Development Period without the written consent of the Declarant. ARTICLE V Initial Registered Agent The address of the initial registered office of the corporation is 720 N 10th St. A282 Renton WA 98057, and the name of the initial registered agent of this corporation at such address is GREYSTOKE, LLC, a Washington limited liability company. ARTICLE VI Initial Board of Directors The initial Board of Directors shall be comprised of a minimum of two Directors. The names and addresses of the persons who are to serve as the initial Directors are: Yves Tang GREYSTOKE, LLC 720 N 10th St. A282 Renton, WA 98057 GREYSTOKE, LLC 720 N 10th St. A282 Renton, WA 98057 ARTICLE VII lncorporator The name and address of the incorporator is GREYSTOKE, LLC, 720 N 10th St A282 Renton, WA 98057 3 ARTICLE VIII Distribution of Dissolution In the event of dissolution of the corporation, the net assets of the corporation shall be distributed among persons and parties holding its memberships in proportion to the number of votes held by the respective memberships. ARTICLE IX Indemnification To the full extent permitted by law each Officer and Director of this corporation shall be indemnified by the corporation from and on account of any liability for acts or omissioni, occurring during the course of business or activities undertaken on behalf of the corporati<ln, including but not limited to any action, suit, or other proceeding (including settlement of any suit or proceeding, if approved by the corporation's Board) to which such Officer or Director may be a party by reason of being or having been an Officer or Director. This indemnification shall include indemnification against all costs and expenses, including attorneys' fees, litigation costs, civil penalties, fines and other charges incurred incident thereto. This indemnification shall not extend to any individual or joint willful misfeasance, willful mcilfeasance, willful misconduct, or bad faith on the part of any Officer or Director, nor shall this indemnification extend to any action by or on behalf of the Corporation against a Director in which action the Director has been adjudged guilty of any breach of duty toward the Corporation-In addition, no Officer or Director shall be personally liable to the corporation or any of its members for monetary damages for any mistake of judgment, negligent conduct or other conduct as an Officer or Director; provided that this provision shall not eliminate or limit the liability of an Officer or Director for acts or omissions that involve willful misfeasance, willful malfeasance, willful misconduct, or bad faith by the Officer or Director or for any transaction from which the Officer or Director will personally receive a benefit in money, property, or services to which the Officer or Director is not legally entitled. To the extent that it is necessary for the Officers or Directors to implement this indemnification, at the request of an Officer or Director, the Officers or Directors shall take such action as is appropriate and allowable to implement this indemnification. The corporation may, at the discretion of the Board of the corporation, maintain adequate general liability and Officers' and Directors' liability insurance to fund this obligation, if such coverage is reasonably available. DATED: GREYSTOKE, LLC a Washington limited liability company "· by "-. •. Yves ing, Managj_ng Member 4 CONSENT TO SERVE AS REGISTERED AGENT GREYSTOKE, LLC, a Washington limited liability company, hereby consents to serve as Registered Agent, in the State of Washington, for 28 Hundred Home Owner's Association, a Washington nonprofit corporation. We understand that as agent for the corporation, it will be our responsibility to receive service of process of the name of the corporation, to forward all mail to the corporation; and to immediately notify the office of the Secretary for State in the event of our resignation, or of any changes in the registered office address of the corporation for which we are agent. DATED: [t: 1 t I 7: STATE OF WASHINGTON COUNTY OF KING GREYSTOKE, LLC a Washington limited Liability Company by I certify that I know or have satisfactory evidence that Yves Tang signed this instrument, on oath stated that he was authorized to execute the instrument and acknowledged it as the Manager of GREYSTOKE, LLC to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. DATED: 3/r 6/zar?t My appointment expires: 5 .. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---------Renton 0 AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN Planfilng Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I \'-NNi.rentom•1a.go_::: STATE OF WASHINGTON ) ) ss COUNTY OF KING ) 1. I, \,a,t{ e9' ¥[,, !::t= ~ 't'= i,...) , certify under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct, being first duly sworn on oath, deposes and says: ~ 2. On the l±: day of t:\ A.r:z-c.. tr\ public information sign(s) on the property located at for the following project: , 20 lJ , I installed ___ _ z.8:o? f--)'G l 1... ~ ~-Ctz.< ¥ C {U:;N 1C'N. 1 1.<..I.A 4 f!!bO;,b 2.S,. HU t,...\l)g ~C7 o ,,.n::s:: I or :S!,.,lP,1;71V \ ~lO ""'-I Project Na me Owner Name 3. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 4. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 8 Tit 4 of Renton Municipal Code and the City's "Public Information Signs I do t package. SUBSCRIBED AND SWORN to bef re me 11•.•ililli:1, <' .. ;,,_E.s Lt/''•.·, ,,· )' ' ..... "'1,i, // NOTARY PUBLIC in and for the State of Washington, ~ . ·\ssioiV ·. oA_....--;. ~ .·~ ('+'-·y:;_ residing at t?tlVn , w, A ' .:: . ~ 10-r '° · --· o \ ·4!y -· c:: :: 'c, ;..-,,. --, ........ m· = =~-"' (C• - My commission expires on ---'C[_--+/~6~-:::::.,;z_.n"-'-'i'f~-- ~-' -~ i.JSLIC • ::: ... ;, . . - ;~.~ ~-~~ 7 ~ ~ , · l. 16 iti · ' ... o $' ,...,.....,... OJ::-... , •• • o."<::.:· C:\UsersY-c!il,o/,ekosi,$:1<1~'1,';</fl<\Handouts\Pub Info Sign Handout.docx 11 11 fl 1\\\\\\\\ Rev.02/2017 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --------Ren ton 0 AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN STATE OF WASHINGTON COUNTY OF KING Planning Divis.ion 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I WW'.'J.re1_1tor1\,yi1_,g_ov ss 1. I, 1,.,):( ~ \I..[. H:= \.<..\ 'C'= 1,,-.) , certify under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct, being first duly sworn on oath, deposes and says: .j- 2. On the l X day of t::\. A.~ I;-\ , 20 LJ , I insta!!ed ___ _ public information sign(s) on the property located at for the following project: i9P? µc l t.-~ ~(17• ::z C fl.E;J.J 10N. 1 ~'-'A =t B::>0,5,b 2.~HUt,.,\Drz:e:cz <,H, .. P,3" I or :'SUl?JD\Vi ~lOt-...1 Project Name Owner Name 3. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 4. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 8 Tit 4 of Renton Municipal Code and the City's "Public Information Signs I do t package. SUBSCRIBED AND SWORN to bef is ~day of_+-,A1~t?Y~c~h~-· 20JL. :2 NOTARY PUBLIC in and for the State of Washington, residing at /?ING , w,,,1 My commission expires on _ ____.C,_--+/-16....=:c...Z .... o""-'-i"'-f--- Rev. 02/2017 DEPARTMENT OF COMMUNITY --------Renton 0 AFFIDAVIT OF SERVICE BY MAILING FOR A NEIGHBORHOOD MEETING AND ECONOMIC DEVELOPMENT STATE OF WASHINGTON COUNTY OF KING Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I www.remonwa.gov ss I James W. Howton certify under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct, and duly sworn on oath, deposes and says: 1. On the __ 2_6_ day of December , 20~, I deposited in the mails of the United States, a sealed envelope containing a neighborhood meeting notice, pursuant to Renton Municipal Code section 4-8-090A Neighborhood Meetings to property owners within three hundred feet (300') of the property for the following project: Project Name Yves Tang Owner Name 28 Hundred 2. This notice was sent to the addresses in the attached list, which was created based on the most recent property tax assessment rolls of Ki Assessments. NOTARY PUBLIC in and for the State of Washington, Printed name: LJd!jM?:r; /Jf N/Vt.? rv My commission expires on: 4: -/ 6 ~ 2-o/?s H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Neighborhood Meeting Posting and Mailing Affidavit.ciao:: Rev. 08/2D16 DEPARTMENT OF COMMUNITY ------Renton 0 AFFIDAVIT OF SERVICE BY MAILING AND ECONOMIC DEVELOPMENT FOR A NEIGHBORHOOD MEETING STATE OF WASHINGTON COUNTY OF KING Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I www.remonwa.gov ss I James W. Howton certify under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct, and duly sworn on oath, deposes and says: 1. On the __ 1_6 __ day of December , 20~ I deposited in the mails of the United States, a sealed envelope containing a neighborhood meeting notice, pursuant to Renton Municipal Code section 4-8-090A Neighborhood Meetings to property owners within three hundred feet (300') of the property for the following project: Project Name Yves Tang Owner Name 28 Hundred 2. This notice was sent to the addresses in the attached list, which was created based on the most recent property tax assessment rolls of K"ng County Department of Assessments. SUBSCRIBED AND SWORN to before me thi~"1y of /VJarch. ,\\\111 // ,,• ~-S lENfVo ''./ ,'--t,.. V ,1,, // ~' ,," s o N t:.C . -'.;.. NOTARY PUBLIC in and for the State of Washington, 2).,s. '°.,..·, S ::: _-..,-oiAR y -?<". ::: :: -~~ _. (II. ::. = ,O ..-• • ._= -·u c, ,-':c · Pus'-' ::::: o::c -(J) • -, ,0 nC · J... ..... ,-;.~·.1y v-r ... ..::::-~ "'f,.,. . , IL ,o, .. · ~v.::;- ,/ 'L'-. . . . . ,..}.\~ V ,, '<' 0 ~"' "" 1111 F Wf:l..;:) \,\'- 1111111111 \\\\ Printed name: _...,-;r:....,.4+'M~t:z~--1t,........{zt,,,~.,..M~V~Ai __ _ My commission expires on: __ 4-__ -_(~6~-~z~o_l~Z ....... _ H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Neighborhood Meeting Posting and Mailing Affidavit.docx Rev. 08/2016 DEPARTMENT OF COMMUNITY -------Renton O AFFIDAVIT OF POSTING MEETING AND ECONOMIC DEVELOPMENT LOCATION SIGN FOR A NEIGHBORHOOD MEETING Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov STATE OF WASHINGTON ) ) ss COUNTY OF KING ) , J k,.\./1.E."'1 ',.,,!. tie '-Y :C:= ~ , certify under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct, and duly sworn on oath, deposes and says: 1. On the location l.'B <I:>\ C TU \ ~;,;,~-day of .......>11>.us>f':Q::-< . 20...l,_J_, I installed -----''----Meeting located at sign(s) on the main entrance of the building NC. \0 "'l' 1I· 9,#fliJl:?1',i v..;p. for the following project: j I 4:e,.::,!=',;. 28HUNDRED UNIT LOT SUBDMSION_ Project Name GREYSTOKE LLC Owner Name 2. I have attached a copy of the meeting location sign(s). 3. This/these meeting location sign(s) was/were constructed and installed in locations in conformance with the requirements f Chapt Title 4 of Renton Municipal Code. SUBSCRIBED AND SWORN to befor Notary Public State of Washington MICHAEL EMBODY My Appointment Expires Apr 28, 201 B ' • Printed name: ___ 1,._fy;='"-0 ,_u.,w,._.."'ZL..ac;..c:..__~,..S"""'.,,v-Jl"""-"'~"""'*"-=---- My commission expires on: ... ~~,_?l_r_·._\~'7:--~-"-<'-~Z-~a~l ~:Z~ H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Neighborhood Meeting Posting and Mailing Affidavit.docx Rev. 08/2016 28Hl1NDRED PROJECT W1TH 28 Ht.1NORED PROJECT DEVELOPERS · i:i~"t 11:l meet the developers, ask all your ques- . . · see the conceptual site/plate layout.showing \'; .':ft, .. · .'',.' · ;ioadtaynQt+]andscape, parking and open space NEIGHBORHOOD MEETINGS FOR 28 HUNDRED UNIT LOT SUBDIVISION Two neighborhood meetings were held. Both were at the Renton Highlands library, one on December 26, 2016 and the second on January 5, 2017. One woman attended the first meeting on December 26, 2016 and she did not sign in nor did she write any comments on the Comment Sheet. We did have a lengthy discussion with her. She came because she thought we were going to build all low-end housing. When she found out what we were actually proposing, she was strongly in favor of the project. She lives in Seattle but she said she owns a duplex on NE 10th Street. Two people attended the second meeting on January 5, 2017. One, Larry Palmer, signed in. Neither one wrote any comments on the Comment Sheet. We did have good discussions with them. One was Vanessa Dolby from the City of Renton Planning Department and the other was Larry Palmer who purchased and completely remodeled the duplex on the lot on the east side of our lot on NE 1ih Street. Both units in the newly remodeled duplex are now occupied by tenants. PROJECT MEETING NOTICE On December 26, 2016 a public meeting will be held from 5:30 PM to 6:30 PM at the Renton Highlands Library, located at address 2801 NE 10th Street, Renton, WA 98056, to describe and discuss the following project: The project name is 28HUNDRED. The project consists of building one 5-unit town home, plus one 4 unit town home plus one three unit town home on 12 Unit Lot Subdivision lots. Two of the 12 town homes will be "Affordable" units as defined by the City of Renton code as "Housing reserved for occupancy as a primary residence by eligible households whose annual income does not exceed eighty percent {80%) of the area medium income for ownership of housing, adjusted for household size, as determined by the Department of Housing and Urban Development for the Seattle Metropolitan Statistical Area. The 12 townhomes will be constructed on two existing contiguous lots. Lot 1, at address 2800 NE 12'" Street, Renton, WA 98056 fronts on Harrington Avenue NE and NE 12th Street. Lot 2, at address 2801 NE 13th Street, Renton, WA 98056, fronts on Harrington Avenue NE and NE 13'" Street and is contiguous with Lot 1 along the south side of Lot 2. Lot 1 is 16,942 square feet and Lot 2 is 11,439 square feet. A duplex that existed on Lot 1 burned in September, 2015 and has since been demolished and removed from the site. An existing duplex on Lot 2 along with 2 detached 2 car garages, one on each lot, as well as 3 outbuildings will be demolished and removed from the site when development begins. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. While required by the City of Renton, this meeting is not conducted by the City of Renton and is in addition to any future public hearing or public comment opportunities available under City of Renton development review processes. A conceptual site/plat layout showing buildings, road layout, landscape parking and open space areas will be available for examination. , . I MEETING SIGN-IN SHEET ---------------------- a-Project name 28HUNDRED ---------------·--------- ' ' ----------------------------·--------, Meeting Date: December 26, 2016 Facilitator: James W. Howton Place/Room: Renton Highlands Library __ : Name ; Title • Company ' ---------------------------- --------------··-------- --, -- -,------·-I ' --------------- Page 1 of 2 Phone Fax -E-Mail ··------' ------'-------- ' --------------t------' ____ ... ··--------~ .. --------! . ----------- I ----+--------------- i I ---1 --------, ____ j ---------------------------- , COMMENTS NAME Page 2 of 2 MEETING SIGN-IN SHEET Project name 28HUNDRED Facilitator: James W. Howton Name · Title -I ------------- i Cornp11ny Meeting Date: January 5, 2017 ------------------------- pl /R Renton Highlands ace oom: Libra ------------~ Phone I Fax E-Mail --t-----------------------------------_____ __J ' __J ------------+------------------------- ------·---·-------l----····--····· ····-----------·· -·· ·-----------· ! ----··--·-·--·----------··---------------i------ ' -·---· -----------------------------------------------------r-·---- ' • ---------I -·-----·------·---··· ---·----·--' --------------------------a ----·--·----·····----------·--------------: --------: i I i ' ------------t---------- --·------------------------------------- Page 1 of2 ' -------------------1 I I COMMENTS NAME Page 2 of 2 ' PRELIMINARY TECHNICAL INFORMATION REPORT for the 28Hundred Unit Lot Subdivision February 20, 2017 Encompass Engineering & Surveying Job No. 16663 Prepared For: Yves Tang Greystoke LLC 720 North 1 O'" Street #A282 Renton, WA 98057 Western Washington Division Eastern Washington Division 165 NE Juniper St., Ste 201, Issaquah, WA 98027 407 Swiftwater Blvd., Cle Elum, WA 98922 Phone: (425) 392-0250 Fax: (425) 391-3055 Phone: (509) 674-7433 Fax: (509) 674-7419 www.EncompassES.net ' . ~· . , 28Hundred Preliminary Technical Information Report TABLE OF CONTENTS I. PROJECTOVERVIEW ................................................................................................................. l II. CONDITIONS AND REQUIREMENTS SUMMARY ....................................................................... 3 Ill. OFF-SITE ANALYSIS ................................................................................................................... S IV. FLOW CONTROL, LOW IMPACT DESIGN (LID) AND WATER QUALITY FACILITY ANALYSIS AND DESIGN ..................................................................................................................................... 8 VI. SPECIAL REPORTS AND STUDIES ............................................................................................ 20 VII. OTHER PERMITS ..................................................................................................................... 20 VIII. CSWPPP ANALYSIS AND DESIGN ............................................................................................ 20 IX. BOND QUANTITIES, FACILITY SUMMARIES, & DECLARATION OF COVENANT ...................... 20 X. OPERATIONS AND MAINTENANCE MANUAL. ........................................................................ 20 February 20, 2017 Page i 28Hundred Preliminary Technical Information Report I. PROJECT OVERVIEW Project: Site Area: 28Hundred Unit Lot Subdivision Tax Parcel#: 722780-1690 & 722780-1695 Site Addresses: 2800 NE 12th St & 2801 NE 13th ST Zoning: R-14 The project area is 0.66 Acres Site Location: The site is on the east side of Harrington Avenue NE between NE 12th Street and NE 13th Street Project Description: This project involves developing a 0.66-acre parcel into a 12-unit, Unit Lot Subdivision. Site Plan February 20, 2017 R[}rTCN flvllt.,\t,l()S tls'. :i. tl.,);t, ¥, o:,oprr:nm, "-,,1 -------· .• Page 1 28Hundred Preliminary Technical Information Report Existing Adjacent Development: Existing development adjacent to the subject site includes the following: North -Single Family Residences and NE 13th Street East -Single Family Residences South -Single Family Residences & NE 12th Street West -McKnight Middle School & Harrington Avenue NE Pre-developed Site Conditions: The project site presently consists of two parcels totaling 0.66 acres with existing houses/garages with sidewalks and driveways-the remaining area is covered with sparse mature trees with lawn. The site generally slopes down from the north to south at approximately 1%. Critical Areas: No onsite critical areas. Soils: Per the SCS soil maps, the site is underlain with Arents, Alderwood, gravelly sandy loam (Ame) soil. Per Geotech report prepared for this project, "Infiltration Evaluation Proposed Harrington Glade Tawnhames 2800 Northeast 12th Street Renton, Washington", dated August 1, 2014, and prepared by Earth Solutions NW, the site is underlain with at least 8' -14' of silty sand, infiltratable soil. Post-developed Site Conditions: The proposal incorporates the construction of frontage improvements along NE 13th Street together with water/sewer/storm for a 12-unit Unit Lot Subdivision. The existing single family residences will be removed. February 20, 2017 Page 2 28Hundred Preliminary Technical Information Report Vicinity Map II. CONDITIONS AND REQUIREMENTS SUMMARY Core Requirement #1: Discharge at the Natural Location February 20, 2017 Page 3 28Hundred Preliminary Technical Information Report The proposed on-site drainage patterns emulate those of the existing site conditions. Infiltration will provide the required flow control for the impervious surfaces. The access/parking lot will drain to a bioswale prior to infiltrating into the soil. There will be an overflow from the bioswale/infiltration into the public storm system. Core Requirement #2: Off-site Analysis See Section 111. Core Requirement #3: Flow Control Flow control will be provided for the development with infiltration pipes/tanks. See Section IV for a conceptual design using KCRTS. Core Requirement #4: Conveyance System Conveyance and capacity analysis of the new proposed system will be presented with the final drainage report. Core Requirement #5: Erosion & Sediment Control An erosion and sediment control plan, which will serve to minimize soil erosion/sedimentation during the proposed site construction, will be prepared for the final engineering plans. Core Requirement #6: Maintenance & Operations The on-site storm water system will be maintained by the Unit Lot Subdivision HOA. Core Requirement #7: Financial Guarantees & Liability The owner will arrange for any financial guarantees and liabilities required by the permit. Core Requirement #8: Water Quality Because there will be greater than 5,000 sq-ft of new PGIS, water quality measures will be provided with a bioswale. Core Requirement #9: Flow Control BMPs Flow control BMPs will be provided with infiltration pipes/tanks. See Section IV for a conceptual design using KCRTS. Special Requirement #1: Other Adopted Area-Specific Requirements None Special Requirement #2: Floodplain/Floodway Delineation None Special Requirement #3: Flood Protection Facilities None Special Requirement #4: Source Control Source control is not required for this project. Special Requirement #5: Oil Control Oil control is not required for a residential subdivision, it doesn't qualify as a high-use site. February 20, 2017 Page4 28Hundred Preliminary Technical Information Report Ill. OFF-SITE ANAL VSIS Location: Tax Parcel#: 722780-1690 & 722780-1695 Site Addresses: 2800 NE 12th St & 2801 NE 13th ST Site Location: The site is on the east side of Harrington Avenue NE between NE 12th Street and NE 13th Street Project Description: This project involves developing a 0.66-acre parcel into a 12-unit, Unit Lot Subdivision. The project site presently consists of two parcels totaling 0.66 acres with existing houses/garages with sidewalks and driveways-the remaining area is covered with several mature trees with lawn. The site generally slopes down from the north to south at approximately 1%. Soils: Per the SCS soil maps, the site is underlain with Arents, Alderwood, gravelly sandy loam (Ame) soil. Per Geotech report prepared for this project, "Infiltration Evaluation Proposed Harrington Glade Townhames 2800 Northeast 12th Street Renton, Washington", dated August 1, 2014, and prepared by Earth Solutions NW, the site is underlain with at least 8' -14' of silty sand, infiltratable soil. Existing Upstream Drainage Little if any upstream areas drain to this site. Existing Downstream Drainage Any runoff from the site sheet flows southwest and enters into street gutter which drains into public storm drainage system-a CB at point (A) which is located in the intersection of NE 12th St and Harrington Ave NE. From there flow drains southwest through a 6-inch Cone. pipe into a CB type 11- MH per survey field and per city of Renton (GIS) records at point (B). From point (B) flow also drains southwest through a 24-inch CMP pipe into another CB type 11-MH at point (C). From there flow drains west along the NE 12th St through a 36-inch pipe to another CB type 11-MH at point (D) for a total of 120-feet downstream from the site. From point (D) flow continues west through a 36-inch pipe to another CB at point (E) per city of Renton records. Form there flow drains through a 36-inch pipe to another CB type 11-MH at point (F) for a total of approximately 470-feet down stream. From there flow drains through a 36-inch pipe to another CB type 11-MH at point (G). From there flow drains through a pipe to another CB type 11-MH at point (H) located on intersection of NE 12th St and Edmonds Ave NE for a total of approximately 800-feet from the site. From point (H) flow continues south along Edmonds Ave NE through an 18-inch pipe to another CB type 11-MH at point (I). From there flow continues south through an 18-inch pipe to another CB at point (J). From Point (J) flow drains through another 18-inch pipe to another CB at point (K) for a total of approximately 1100-feet downstream from the site. From there pipe continues south (L) to ){ mile downstream from the site and enters into public storm drainage system along the NE Sunset Blvd. Eventually the runoff discharges into Lake Washington. There were no obvious downstream drainage problems. February 20, 2017 Page 5 ___ , .. __ . :, "'""'- ----- . --· ---------- ,---· --- .--~- . J "' -, ))D--- _.,,------- \ .... -,. ,, / • l t ' ~ ; j ____ Jl~.- 28Hundred Preliminary Technical Information Report Photo I: Looking South from Harrington Ave NE/NE 13th St.~Subject property on the left February 20, 2017 Page 6 28Hundred Preliminary Technical Information Report Photo 3: looking west from NE 12'h St. towards intersection of Edmonds Ave NE February 20, 2017 Page 7 28Hundred Preliminary Technical Information Report IV. FLOW CONTROL, LOW IMPACT DESIGN (LID) AND WATER QUALITY FACILITY ANALYSIS AND DESIGN Performance Standards For conceptual purposes, the site was analyzed using the KCRTS software. Because the underlying soil is silty sand and is suitable for providing for infiltration, infiltration pipes/tanks were used to provide the required flow control. For the concept, the infiltration was designed for the 100-year rainfall conditions. During the final design, other approved drainage design software will be used as outlined in the 2016 City of Renton Surface Water Design Manual. Separate infiltration and water quality designs were made for roofs and pavement. Infiltration Design for Runoff from Roofs • Roof Area = 8,510 sq-ft= 0.20 acres. • Design Infiltration Rate= l0e,;8 " = 1.0 inch/hr=> 60min/inch • Use 24" infiltration tank in 4' wide trench • Design for 100-year storm l-Using KCRTS (see below), 268LF tank required for buildings only February 20, 2017 Page 8 28Hundred February 20, 2017 Preliminary Technical Information Report ......... ,, ...... - LITT 20 UlT 27 fi:ENTIJ'II HIGHLAAOS NO. 2 at.OOK '16 CORRECnoN PlAT VOL.. ~7. PG5, lilZ...BB D 1, 111 » \ LOT 24 ----· .. ~--. -- : .. -:-~~-~~:~~:~~~:~:-: ~i~~:~~: :·~---- olffl!II'.: UD.Tllll E(, wl'w.111tl'O·IID.:.-~;: ·. · · "'.;.c.'"""''"""'""'-----•-- ,., __ _ •-- ~%.~ --------------------- ..._-.,11 Ga."aMB-&11.l II Page 9 Prelirnina Technical Information Re ort 28Hundred Page 10 February 20, 2017 28Hundred KCRTS Input File for Roof Infiltration KCRTS Program ... File Directory: C:\KC SWDM\KC DATA\ [CJ CREATE a new Time Series ST 0.00 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.20 0.00 0.000000 Bldgs.tsf T l. 00000 T [Tl Enter the Analysis TOOLS Module [Pl Compute PEAKS and Flow Frequencies Bldgs.tsf Bldgs .pks [RI RETURN to Previous Menu KCRTS Output File for Roof Infiltration Preliminary Technical Information Report Till Forest Till Pasture Till Grass Outwash Forest Outwash Pasture Outwash Grass Wetland Impervious KCRTS 1 hour Time Step Peaks for Flow Control -0.20-acre Buildings Only Flow Frequency Analysis Time Series File:bldgs.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks Rank Return Prob (CFS) (CFS) Period 0.048 7 2/09/01 2:00 0. 095 l 100.00 0.990 lOOyear 0.043 8 1/05/02 16:00 0.073 2 25.00 0. 960 0.059 3 12/08/02 18:00 0.059 3 10.00 0.900 0.050 6 8/26/04 2:00 0.059 4 5.00 0.800 0. 059 4 10/28/04 16:00 0.052 5 3.00 0.667 0.052 5 1/18/06 16:00 0.050 6 2.00 0.500 0.073 2 10/26/06 0:00 0.048 7 l. 30 0.231 0.095 1 1/09/08 6:00 0.043 8 1.10 0.091 Computed Peaks 0.087 50.00 0.980 KCRTS Infiltration Design Output for Roof Infiltration KCRTS Flow Control Design for Buildings Only -24" Infiltration Tank Retention/Detention Facility February 20, 2017 Page 11 28Hundred Preliminary Technical Information Report Type of Facility: Tank Diameter: Trench Width: Tank Length: Effective Storage Depth: Stage O Elevation: Storage Volume: Vertical Permeability: Infiltration Tank 2.00 ft 4.00 ft 268.00 ft 2.00 ft 0.00 ft 1233. cu. ft 60. 00 min/in Permeable Surfaces: Bottom Riser Head: 2.00 ft 8.00 inches Riser Diameter: Top Notch Weir: None Outflow Rating Curve: None Stage (ft) 0.00 0.10 0.20 0.30 0.40 0.50 0.60 0.70 0.80 0.90 1. 00 1.10 1. 20 1. 30 1. 40 1. 50 1. 60 1. 70 1. 80 :. . 90 2.00 2.10 2.20 2.30 2.40 2.50 2. 60 2.70 2.80 2.90 3.00 3.10 3.20 3.30 3.40 February 20, 2017 Elevation (ft) 0.00 0.10 0.20 0.30 0.40 0.50 0.60 0.70 0.80 0.90 1.00 1.10 1.20 1.30 1.40 1.50 1. 60 1. 70 1. 80 1. 90 2.00 2.10 2.20 2.30 2.40 2.50 2.60 2.70 2.80 2. 90 3.00 3 .10 3.20 3.30 3.40 (cu. Storage ft) (ac-ft) 0. 0.000 43. 0.001 95. 0.002 152. 0.003 213. 276. 342. 409. 477. 547. 616. 686. 755. 824. 891. 957. 1020. 1081. 1138. 1189. 1233. 1233. 1233. 1233. 1233. 1233. 1233. 1233. 1233. 1233. 1233. 1233. 1233. 1233. 1233. 0.005 0.006 0.008 0.009 0. 011 0. 013 0.014 0.016 0.017 0.019 0.020 0.022 0.023 0.025 0.026 0.027 0.028 0.028 0.028 0.028 0.028 0.028 0.028 0.028 0.028 0.028 0.028 0.028 0.028 0.028 0.028 Discharge (cf s) 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.205 0.581 0. 921 1.060 1.190 1. 300 1. 410 1.500 1. 590 1.680 1.760 1. 840 1.920 1. 990 Percolation (cfs) 0.00 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 0.02 Page 12 28Hundred 3.50 3.50 1233. 3.60 3.60 1233. 3.70 3.70 1233. 3.80 3.80 1233. 3.90 3.90 1233. 4.00 4.00 1233. Hyd Inflow Outflow Peak Target Cale Stage 1 0.09 0.00 0.00 1. 95 2 0.05 0.00 0.00 1. 03 3 0.05 0.00 0.00 0.84 4 0.06 0.00 0.00 0.75 5 0.05 0.00 0.00 0.73 6 0.06 0.00 0.00 0.61 7 0.05 0.00 0.00 0 .27 8 0.04 ******* 0.00 0.22 100-year stage is 0.05' below top of lOOyr storm ---------------------------------- Route Time Series through Facility Inflow Time Series File:bldgs.tsf Outflow Time Series File:rdout In fl ow/ Out fl ow Analysis Peak Inflow Discharge: 0.095 Peak Outflow Discharge: 0.000 Peak Reservoir Stage: 1. 95 Peak Reservoir Elev: 1. 95 Peak Reservoir Storage: 1212. Preliminary Technical Information Report 0.028 2.060 0.02 0. 028 2 .130 0.02 0.028 2.190 0.02 0.028 2. 260 0.02 0.028 2.320 0.02 0. 028 2.380 0.02 Storage Elev (Cu-Ft) (Ac-Ft) 1. 95 1212. 0.028 1. 03 64 J • 0.015 0.84 506. 0.012 0.75 441. 0.010 0.73 431. 0.010 0.61 349. 0.008 0.27 133. 0.003 0.22 109. 0.002 24" infiltration pipe=> No overflow in CFS at 6:00 on Jan 9 in Year 8 CFS at 11 :00 on Jan 9 in Year 8 Ft Ft Cu-Ft 0.028 Ac-Ft Flow Frequency Analysis Time Series File:rdout.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- F'low Rate Rank Time of Peak --Peaks --Rank Return Prob (CF'S) (CFS) (ft) Period 0.000 5 2/09/01 19: 00 0.000 1. 95 1 100.00 0.990 0.000 8 1/05/02 17:00 0.000 1. 03 2 25.00 0.960 0.000 4 2/27/03 10:00 0.000 0.84 3 10.00 0.900 0.000 7 8/26/04 3: 00 0.000 0.75 4 5.00 0.800 0.000 6 10/28/04 19:00 0.000 0. 73 5 3.00 0.667 0.000 2 1/18/06 22: 00 0.000 0.61 6 2.00 0.500 0.000 3 ll/24/06 6:00 0.000 0. 27 7 1. 30 0.231 0.000 1 1/09/08 11: OD 0.000 0.22 8 1.10 0. 091 Computed Peaks 0.000 1. 65 50.00 0.980 February 20, 2017 Page 13 28Hundred Preliminary Technical Information Report Infiltration Design for Runoff from Paving • Paving Area = 7,200 sq-ft= 0.17 acres. • Design Infiltration Rate= lo.,;,,= 1.0 inch/hr=> 60min/inch • Use 3. 75' wide by 6.42' wide infiltration chamber in 8.42' wide trench • Design for 100-year storm ',, Using KCRTS (see below), 56LF tank required for paving only KCRTS Input File for Paving Infiltration KCRTS Program ... File Directory: C:\KC SWDM\KC DATA\ -- [CJ CREATE a new Time Series ST 0.00 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0.00 0.00 0.000000 0 .17 0.00 0.000000 P-Lot.tsf T 1.00000 T IT] Enter the Analysis TOOLS Module [Pl Compute PEAKS and Flow Frequencies P-Lot.tsf P-Lot.pks [R] RETURN to Previous Menu KCRTS Output for Paving Infiltration Till Forest Till Pasture Till Grass Outwash Forest Outwash Pasture Outwash Grass Wetland Impervious KCRTS 1 hour Time Step Peaks for Flow Control -0.17-acre Parking Lot Only Flow Frequency Analysis Time Series File:p-lot.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks Rank Return Prob (CFS) (CFS) Period 0.041 7 2/09/01 2:00 0.080 1 100.00 0.990 lOOyr 0.036 8 1/05/02 16:00 0.061 2 25.00 0. 960 0.050 3 12/08/02 18:00 0.050 3 10.00 0.900 0.043 6 8/26/04 2:00 0.050 4 5.00 0.800 0.050 4 10/28/04 16:00 0.044 5 3.00 0.667 0.044 5 1/18/06 16:00 0.043 6 2.00 0.500 February 20, 2017 Page 14 28Hundred Preliminary Technical Information Report 0.061 2 10/26/06 0:00 0.080 1 1/09/08 6:00 Computed Peaks 0.041 0.036 0.074 KCRTS Infiltration Design Output for Paving Infiltration 7 8 1. 30 1.10 50.00 0.231 0. 091 0.980 KCRTS Flow Control Design for Parking Lot Only -3.75"X6.42" Infiltration Chamber Retention/Detention Facility Type of Facility: Tank Rise: Infiltration Arch Tank 3.75 ft Tank Span: Trench Width: Tank Length: Effective Storage Depth: Stage O Elevation: 6.42 ft 8.42 ft 56.00 ft 4.25 ft 0.00 ft Storage Volume: 1345. cu. ft Vertical Permeability: Permeable Surfaces: Bottom Riser Head: Riser Diameter: Top Notch Weir: None Outflow Rating Curve: None 60.00 min/in 4.25 ft 8.00 inches Stage Elevation Storage Discharge (ft) (ft) (cu. ft) (ac-ft) (cf s) 0.00 0.00 0. 0.000 0.000 0.10 0.10 31. 0.001 0.000 0.20 0.20 61. 0.001 0.000 0.30 0.30 92. 0.002 0.000 0.40 0.40 123. 0.003 0.000 0.50 0.50 159. 0.004 0.000 0.60 0.60 197. 0.005 0.000 0.70 0.70 197. 0.005 0.000 0.80 0.80 274. 0.006 0.000 0.90 0.90 313. 0.007 0.000 1. 00 1.00 353. 0.008 0.000 1.10 1.10 392. 0.009 0.000 1.20 1.20 431. 0.010 0.000 l. 30 1.30 4 71. 0. 011 0.000 l. 40 1.40 509. 0.012 0.000 ~.50 1. 50 548. 0. 013 0.000 1. 60 1. 60 587. 0. 013 0.000 1. 70 1. 70 625. 0.014 0.000 1. 80 1. 80 662. 0.015 0.000 1. 90 1. 90 700. 0.016 0.000 2.00 2.00 738. 0.017 0.000 2.10 2.10 775. 0.018 0.000 2.20 2.20 811. 0.019 0.000 2.30 2.30 847. 0.019 0.000 2.40 2.40 883. 0.020 0.000 February 20, 2017 Percolation (cfs) 0.00 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 0.01 Page 15 28Hundred Preliminary Technical Information Report 2.50 2.50 917. 0. 021 0.000 0.01 2.60 2.60 963. 0. 022 0.000 0.01 2.70 2.70 986. 0. 023 0.000 0.01 2.80 2.80 1019. 0.023 0.000 0.01 2.90 2.90 1051. 0.024 0.000 0.01 3.00 3.00 1082. 0.025 0.000 0.01 3.10 3.10 1112. 0. 026 0.000 0.01 3.20 3.20 1142. 0.026 0.000 0.01 3.30 3.30 1170. 0.027 0.000 0.01 3.40 3.40 1197. o. on 0.000 0.01 3.50 3.50 :222. 0.028 0.000 0.01 3.60 3.60 1245. 0.029 0.000 0.01 3.70 3.70 1266. 0.029 0.000 0.01 3.80 3.80 1281. 0.029 0.000 0.01 3.90 3.90 1295. 0.030 0.000 0.01 4.00 4.00 1310. 0.030 0.000 0.01 4.10 4.10 1324. 0.030 0.000 0.01 4.20 4.20 1338. 0.031 0.000 0.01 4.25 4.25 1345. 0.031 0.000 0.01 4.35 4.35 1345. 0.031 0.205 0.01 4.45 4.45 1345. 0.031 0.581 0.01 4.55 4.55 1345. 0.031 0. 921 0.01 4. 65 4.65 1345. 0.031 1. 060 0.01 4.75 4.75 1345. 0.031 1. 190 0.01 4.85 4.85 1345. 0.031 1. 300 0.01 4.95 4.95 1345. 0.031 1. 410 0.01 5.05 5.05 1345. 0.031 1. 500 0.01 5.15 5 .15 1345. 0.031 1. 590 0.01 5.25 5.25 1345. 0.031 1.680 0.01 5.35 5.35 1345. 0.031 1. 760 0.01 5.45 5.45 1345. 0.031 1. 840 0.01 5.55 5.55 1345. 0.031 1.920 0.01 5.65 5.65 1345. 0.031 1. 990 0.01 5.75 5.75 1345. 0.031 2.060 0.01 5. 85 5.85 1345. 0.031 2 .130 0.01 5.95 5.95 1345. 0.031 2.190 0.01 6.05 6.05 1345. 0.031 2. 260 0.01 6.15 6.15 1345. 0.031 2.320 0.01 6.25 6.25 1345. 0.031 2.380 0.01 Hyd Inflow Outflow Peak Storage Target Cale Stage Elev (Cu-Ft) (Ac-Ft) 1 0.08 0.00 0.00 4.25 4.25 1345. 0.031 2 0.04 0.00 0.00 3.52 3.52 122 6. 0.028 3 0.06 0.00 0.00 3.39 3.39 1194. o. on 1 0.04 0.00 0.00 2. 92 2. 92 1056. 0.024 5 0.05 0.00 0.00 2.15 2.15 794. 0.018 6 0.05 0.00 0.00 1. 39 1.39 504. 0.012 7 0.04 0.00 0.00 0. 91 0.91 318. 0.007 8 0.04 0.00 0.00 0.79 0.79 268. 0.006 100-year stage is at top of 3.75"X6.42" Infiltration Chamber (3. 75" Chamber + 0.5' under-gravel= 4.25') => No Overflow in lOOyr storm ---------------------------------- February 20, 2017 Page 16 28Hundred Route Time Series through Facility Inflow Time Series File:p-lot.tsf Outflow Time Series File:rdout Inflow/Outflow Analysis Peak Inflow Discharge: 0.080 Peak Outflow Discharge: 0.005 Peak Reservoir Stage: 4.25 Peak Reservoir Elev: 4.25 Peak Reservoir Storage: 1345. Preliminary Technical Information Report CFS at 6:00 on Jan 9 in Year 8 CFS at 12:00 on Jan 9 in Year 8 Ft Ft Cu-Ft 0.031 Ac-Ft Flow Frequency Analysis Time Series File:rdout.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.000 2 2/09/01 20:00 0.000 8 1/05/02 18:00 0.000 5 3/06/03 21:00 0.000 7 8/24/04 0:00 0.000 6 10/28/04 20:00 0.000 4 1/18/06 22:00 0.000 3 11/24/06 7:00 0.005 1 1/09/08 12:00 Computed Peaks -----Flow Frequency Analysis------- --Peaks --Rank Return Prob (CFS) (ft) Period 0.005 4.25 1 100.00 0.990 0.000 3.52 2 25.00 0. 960 0.000 3.39 3 10.00 0.900 0.000 2. 92 4 5.00 0.800 0.000 2.15 5 3.00 0.667 0.000 1. 39 6 2.00 0.500 0.000 0. 91 7 1. 30 0.231 0.000 0.79 8 1.10 0.091 0.003 4.25 50.00 0.980 Flow Duration from Time Series File:rdout.tsf Cutoff Count Frequency CDF Exceedence Probability CFS % % % 0.000 61320 100.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 99999.99 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 0.000E+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0. 000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 99999.99 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 0.000E+OO 8264.31 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO February 20, 2017 Page 17 28Hundred Preliminary Technical Information Report 0.000 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 0.000E+OC 0.000 0 0.000 100.000 0.000 0.000E+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 99999.99 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 8264.31 0 0.000 100.000 0.000 0.000E+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 99999.99 0 0.000 100.000 0.000 O.OOOE+OO 0.000 0 0.000 100.000 0.000 O.OOOE+OO 99999.99 0 0.000 100.000 0.000 O.OOOE+OO Discharge Volume Discharge Volume from Time Series rdout.tsf between 10/01/00 00:00 and 10/30/00 23:59 0. Cu-Ft or 0.000 Ac-Ft in 30.0 days Water Quality System For conceptual purposes, the method in the 2009 KCSWDM will be used for bioswale design, using KCRTS During the final design, other approved drainage design software will be used as outlined in the 2016 City of Renton Surface Water Design Manual. Paving Area = 7,200 sq-ft = 0.17 acres, greater than 5,000 sq-ft of PGIS => Water Quality Control Required Water Quality design storm= Owo = 60% of KCRTS 15 minute timestep-see below, Q15m;n = 0.081cfs Bioswale Design 1. Design Flow: 2.Swale Bottom Width: 3. Flow Velocity: 4.Swale Length: Owo = 60% • 0.081cfs = 0.049cfs b = (Qwu*nwo)/(1.49*y'-67 *s 05) with nwo = 0.20, y=0.17' & s=0.005 =>b=l.79' Use min. b=2.0' With b=2.0' =>y=0.16' flow depth Vwo = Owo/Awo, Awo =0.16(2+0.16*3)=0.80ft 2 => Vwo =0.61ft/sec Required Length= 540* Vwo = 32.9' => use 50' length bioswale KCRTS Output for Paving Infiltration KCRTS 15 min. Time Step Peaks for Water Quality -0.17-acre Parking Lot Only February 20, 2017 Page 18 28Hundred Flow Frequency Analysis Time Series File:wq.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.081 6 8/27 /01 18:00 0. 056 8 9/17/02 17:45 0.153 2 12/08/02 17:15 0.065 7 8/23/04 14:30 0.086 5 10/28/04 16:00 0. 091 4 10/27/05 10: 45 year 0 .110 3 10/25/06 22:45 0.200 1 1/09/08 6:30 Computed Peaks Preliminary Technical Information Report -----Flow Frequency Analysis------- --Peaks Rank Return Prob (CFS) Period 0.200 1 100.00 0.990 0.153 2 25.00 0. 960 0.110 3 10.00 0.900 0. 091 4 5.00 0.800 0.086 5 3. 00 0.667 0.081 6 2.00 0.500 2- 0.065 7 1. 30 0.231 0.056 8 1.10 0.091 0.185 50.00 0.980 Water Quality Flow= 60% Q, = 0.6*.081 = 0.049 cfs February 20, 2017 Page 19 28Hundred Preliminary Technical Information Report V. CONVEYANCE SYSTEM ANALYSIS AND DESIGN Conveyance calculations will be provided as part of the final engineering documents. VI. SPECIAL REPORTS AND STUDIES "Infiltration Evaluation Proposed Harrington Glade Townhomes 2800 Northeast 12th Street Renton, Washington", dated August 1, 2014, and prepared by Earth Solutions NW. See Appendix A. VII. OTHER PERMITS N/A VIII. CSWPPP ANALYSIS AND DESIGN This Stormwater Pollution Prevention Plan (SWPPP)/TESC will be prepared as part permit requirements for this project in City of SeaTac, Washington during final engineering. IX. BOND QUANTITIES, FACILITY SUMMARIES, & DECLARATION OF COVENANT The documents will be prepared and submitted as part of the final engineering documents. X. OPERATIONS AND MAINTENANCE MANUAL Operation and maintenance of the site and all proposed stormwater facilities on this project will be required after the construction completion and throughout the life of this development. Details will be provided during final engineering. February 20, 2017 Page 20 28Hundred Preliminary Technical Information Report Appendix A Infiltration Evaluation Proposed Harrington Glade Townhomes 2800 Northeast 12th Street Renton, Washington February 20, 2017 Page 21 August 26, 2014 ES-3481 JKH Pacific 12018 Southeast 51 st Street Bellevue, Washington 98006 Attention: Mr. Jim Howton Subject: Infiltration Evaluation Proposed Harrington Glade Townhomes 2800 Northeast 12th Street Renton, Washington Reference: CH2MHill Geotechnical Data and Recommendations Report Dated August 2012 Encompass Engineering and Surveying Site Plan Sheet 1 of 1 dated August 1, 2014 Dear Mr. Howton: Earth Solutions NW LLC • ( '.,r1:-'.·t,cl;un \\n· it(_,r;, .. l'.c; • l:·,\·i:-:_,;1111c11:ili S;·ii::~11 t·~ In accordance with your request, Earth Solutions NW, LLC (ESNW) has prepared this letter summarizing the infiltration testing completed by our firm. The purpose of our services was to measure the infiltration rate for design of the facilities be constructed on the subject site. Project Description A series of zero-lot line townhomes is planned for the subject site. Final stormwater management plans were not available at the time of report production. We were retained to evaluate the subsurface conditions as they relate to proposed infiltration facilities located in the north and central portions of the project area. Final bottom-of-trench elevations were not available at the time of this letter production. As such, part of our scope of services was to provide infiltration rates based on in-situ testing for the soil at differing elevations within the subgrade on-site. JKH Pacific August 26, 2014 Soil Conditions ES-3481 Page2 Two test pits were excavated within accessible areas within the possible infiltration areas. The soil conditions observed at test pit location TP-1 (in the central stormwater tract of the site) consisted of silty sand with gravel (Unified Soil Classification, SM) that extended to a maximum depth of 14 feet below existing grade as described on the site plan. Based on laboratory testing, the fines content of the silty sand is 13. 7 percent at test pit location TP-1 at a depth of approximately eight feet. The soil conditions at test pit location TP-2 (in the northern stormwater tract) consisted of approximately three feet of silty sand with gravel extending to the limits of exploration which was eight feet below the surface elevation. Groundwater Conditions No groundwater was observed in the test pits during our fieldwork (August 6, 2014). Groundwater is, however, described in the attached soil boring logs by CH2MHill for areas located off-site to the west. Perched groundwater was observed at an approximate depth of eight feet at boring location B-2-12. Because our fieldwork was completed during dry season months, in our opinion, the conditions encountered may not represent the seasonal high groundwater conditions for this site; and perched groundwater seepage may exist during the wetter winter, spring, and early summer months. Infiltration Testing The infiltration testing was performed in general accordance with the Seattle-modified 2005 DOE Stormwater Management Manual for Western Washington (DOE), Section 3.6. ESNW representatives conducted a site visit on August 6, 2014 to excavate test pits using a trackhoe and operator retained by ESNW, at locations within the potential infiltration areas. The approximate test locations are depicted on the Infiltration Site Plan attached to this report (TP-1 and TP-2). We have attached as a supplement, previous explorations by others (B-2-12 and B-31T-12). These borings were located to the west of the subject site; and have been referenced for added informational purposes to further understand the overall subsurface conditions on and around the subject site. The approved testing program was to be completed in one full day; therefore, one test per facility was completed. Earth Solutions t#'/, LLC JKH Pacific August 26, 2014 ES-3481 Page3 The design infiltration rate for the proposed infiltration tracts was determined using the Seattle- modified PIT method. A constant head condition was established and readings were collected at intervals to determine the flow rate to maintain the hydraulic conditions of a constant head of between one and two feet. The constant head conditions were maintained for one hour. After the constant head period, water was shut off and a falling head test was conducted for three consecutive 30 minute intervals. Measured Infiltration Rates Testing was completed at differing depths within the substrate in order to demonstrate the infiltration rates of the individual strata within the subgrade. Measured infiltration rates were 4.0 in/hour in the central portion of the site, and 8.0 in/hour in the northern portion of the site. Correction Factors Table 3.9 of the DOE manual provides correction factors to be applied to in-situ measured infiltration rates to determine appropriate long-term rates for facility design. We recommend a correction factor of 7, including 2 for testing and variability, 3 for maintenance and 2 for influent control be used for design. Based on a correction factor (CF) of 7, a long term infiltration rate of 0.57in/hr was calculated for the soil present at test pit location TP-1; and 1.14 in/hr was calculated for the soil present at test location TP-2. Averaging these two calculated long term infiltration rates, 1.0 in/hr can be used for infiltrating of stormwater into the silty sand soils present across the site. Recommended Infiltration Rates Based on the results of this infiltration evaluation, an infiltration rate of 1.0 in/hr can be used for design. Test pits were advanced to an elevation of about 340 feet. Based on conditions encountered at the test pit locations explored by ESNW, and the subsurface conditions described in the referenced boring logs by others, adequate separation must be maintained between the facility bottom and the seasonal groundwater table. As such, a seasonal high groundwater table of eight and a half feet must be taken into account when designing the infiltration facilities. ESNW should be retained to review the finalized plans for the subject site in regards to stormwater management; and observe the conditions during construction to assure the subsurface conditions have not changed in a way to adversely affect the performance of the proposed infiltration systems. Earth Solutions NW, LLC JKH Pacific August 26, 2014 Limitations ES-3481 Page4 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 locations may exist, and may not become evident until construction. ESNW should reevaluate the conclusions in this geotechnical engineering study if variations are encountered. We trust this letter meets your current needs. If you have any questions, or if additional information is required, please call. Sincerely, EARTH SOLUTIONS NW, LLC Stephen H. Avril Staff Geologist ----------, Attachments: Boring and Test Pit Location Plan Test Pit Logs Boring Log by others Grain Size Distribution ( Kyle R. Campbell, P.E. Principal Earth Solutions NW, LLC N.E 13TH s1r,J:.f:'i: I I -o-~----•-B-2-12/ ITP-2 C \ 120 1 "=60' LEGEND Tp-1 1 -Approximate Location of -1 ESNW Test Pit, Proj. No. ES-3481,Aug. 2014 -l-Approximate Location of 8-2-12 \ CH2MHill Boring, Proj. No. 437060.03.31.10, May 2012 Subject Site , Existing Building Proposed Lot Number NOTE: The graphics shown on this plate are not intended for design pu111oses or precise scale measurements, but only to illustrate the approximate test locations relative to the approximate locations of existing and/ or proposed site features. The information illustrated is largely based on data provided by the client al the time 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 resulling from blat.:k & white reproductions of this plate. I .. ;_J z w D :::i z 0 w D ~ z 2 0 I D z -•- ct'. jTP-1 a:'. D <( :c: N.E. 12TH STR_EET " »· lions NWLu ' · Construction Mo, ,,0,, ; • encal Sciences ,, " • Boring and Test Pit Location Plan Harrington Glade Townhomes Renton, Washington Drwn. GLS Date 08/27/2014 Proj. No. 3481 Checked SSR Date Aug. 2014 Plate 1 Earth Solutions NWLLc SOIL CLASSIFICATION CHART MAJOR DIVISIONS SYMBOLS GRAPH LETTER TYPICAL DESCRIPTIONS COARSE GRAINED SOILS MORE THAN 50% 0~ MATERIAL rs LARGER TiiAN NO. 200 SIEVE. SIZE FINE GRAINED SOILS MORE THAN 50% OF MA. TERIAL IS SMALLER lHAN NO. 200 SIEVE SIZE GRAVEL AND GRAVELLY SOILS MORE THAN 50% OF COARSE FRACTION RETAINED ON NO. 4S1EVE SAND ANO SANDY SOILS MORE THAN 50% OF COARSE FRACTION PASSING ON NO. 4 SIEVE SILTS AND CLAYS SILTS ANO CLAYS CLEAN GRAVELS {UTILE OR NO FINES) GRAVELS WITH FINES (APPRECIABLE AMOUNT OF FINES) CLEAN SANDS (LITTLE OR NO FINES} SANOS WITH FINES (APPRECIABLE AMOUNT OF ANES) LIQUID LIMIT LESSTHAN50 UOUIOUMIT GREATER THAN 50 HIGHLY ORGANIC SOILS GW GP GM GC SW SP SM SC ML CL OL MH CH OH PT WELL-ORADED GRAVELS, GRAVEL- SANO MlXTURES. UTILE OR NO FINES POORLY-GRACED GRAVELS. GRAVEL-SANO MIXTURES, LITTLE OR NO FINES SflTY GRA\JELS. GRAVEL -SAND - Stl T MIXTURES CLAYEY GRAVELS, GRAVEL-SANO- CLAY MlXTURES WELL-GRADED SANDS, GRAVEU. Y SANOS, LITTLE OR NO ANES POORl. Y-GRADED SANOS, GRAVEU.Y SANO, LITTLE OR NO FINES SILTY SANOS, SAND-SILT MIXTURES ClAYEY SANOS, SAND -CLAY MIXTURES INORGANIC SIL TS AND VERY FINE SA.NOS, ROCK FLOUR, SILTY OR CLAYEY FINE SANOS OR CLAYEY SIL TS WITH SLIGHT PlASTICITY INORGANIC CLAYS OF LOW' TO MEOiUMPLASTICtrf, GRAVELLY CLAYS, SANDY CLAYS, SILTY CLAYS, LEAN CLAYS ORGANIC SIL TS AND ORGANIC SILlY CLAYS OF LOW PLASTICITY INORG.t\NIC SILTS, MICACEOUS OR DIATOMACEOUS FINE SAl'IJ OR SILTY SOILS INORGANIC CLAYS OF HIGH PlASTICITY ORGANIC CLAYS OF MEDIUM TO HIGH PLASTICITY, ORGANIC Sil.TS PEAT, HUMUS. 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. 00 ;§. • Earth S01utions NW 1805-136111 Place N.E, Suite 201 Bellevue, Washington 98005 TEST PIT NUMBER TP-1 T elephooe: 425-449-4 704 Fax: 425-449-4711 CLIENT Haro, LLC PROJECT NUMBER 3481 · DATE STARTED 816114 COMPLETED 816114 ..... . Client Provided PROJECT NAME HarJ:ingtqn_ Gl~d~ Townh9r_T'!(:!S. _ ~-~C?JECT LOCATION R_e_nt_C)~. Washington GROUND ELEVATION TEST PIT SIZE GROUND WATER LEVELS: PAGE 1 OF 1 I EXCAVATION CONTRACTOR EXCAVATION METHOD LOGGED BY SHA CHECKED BY SSR AT TIME OF EXCAVATION - AT END OF EXCAVATION - AFTER EXCAVATION -NOTES Depth ofTQQ§Oil&.Sod_4:'~jawn _ -~ ! -1 I .; ! -5 J I 1 I 10 I i I I .j j I I i r I I ! i I I r ! ! I I I MC=6.10% MC= 12.00% Fines = 13. 70% MC= 11.00% i I I TPSL I ' j I I I I I 0.5 i I ' I I ! i I ~4.0 r I I I I ! . MATERIAL DESCRIPTION TOPSOIL Brown silty SANO with gravel, medium dense to dense, moist -becomes dense, unweathered --decreased silt content [USDA Classification: gray loamy SAND} Test pit terminated at 14.0 feet belOW 8Xistil1g grade. No groundw8ter enCO-ull"tefeCt""dUrinQ excavation. Bottom of test pit at 14.0 feet. w z w "~--'----"---------'---'---'--------------------------------_J I I I m • Earth S01utions NW mos • 136th Place N£, Suite 201 Bellevue, Washington 98005 Telephone: 425-449-4704 Fax: 425-449-4711 CLIENT Haro,_ LLC PROJECT NUMBER 3481 DATE STARTED 816114 COMPLETED 816114 __ TEST PIT NUMBER TP-2 PROJECT NAME H<_mington G_laQe I own homes PROJECT LOCATION Rent.on,. \/V~~-Q.i~gtc.m_ TEST PIT SIZE PAGE 1 OF 1 / EXCAVATION CONTRACTOR Client Provided GROUND ELEVATION GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION -- LOGGED BY SHA CHECKED BY SSR NOTES Dep)h ofTopsoil_jl Soc/.~'.= lawn -~ , ... ' ----- AT END OF EXCAVATION -__ AFTER EXCAVATION -----···' '' . -- w I li:e w- 0 0 0. >-!l'. ,-Ul W ID TESTS ... ::; I C.::, ::. z <( I "' --I I ' -~ I I I I " 1 ! MC= 13.40% 5 1 i I MC =9.40% Fines = 18.40% -1 I ' ' f-~ I I u ui x CJ (j c.o ui ,:; ... :;j CJ I TPSl -- -~T SM ' ' ' SM ' 0.5 I 35 a.o MATERIAL DESCRIPTION TOPSOIL ---·-- Brown silty SAND with gravel. medium dense, moist --decreasing fines content -- Brown silty SANO with gravel, dense, moist [USDA Classification: brown gravelly loamy SAND] ---···--- Test pit terminated at 8.0 feet befow existing grade. No grOU-lldwater eflC.Ountered during excavation. Bottom of test pit at 6-0 feet I . I r "~-~--~------~-~-~----------------------------------' W CH2MHILL ... PROJECT NUMBER: 437060.03.31.10 I BORING NUMBER: B-2-12 SOIL BORING LOG I SHEET 1 OF 2 f:'ROJE~!: _Renton SIJ".S_et Sl~i:rnv!~l~r_ f3~.r~t/UD ~roje_C!_ ___ _ ELEVATION DRILLING CONTRACTOR: Gregory Dnllmg l11c Redmond 1/{ashmgton DRILLING METHOD AN() EO!J_IPMENT: CME 75 ti:!:!_~-~~o.1:1.n.!.~.d.rig'.._14_q_-lb aut_o-hammerwith 30-inch drop. hollow stem~~~----------- WATER LEVELS Perched at 8 5' START-5/29/2012 ENO· S/29120i2 LOGGER· T Viii en.tine ! 8 € --z > 1 X ' w w " > " " 8 >w ,_, 3 g; a w ' ' z X Zo 0 0 ' i ,-SS-1 i STANDARD PENETRATION TEST RESULTS 6"..f"-6"-6" 5-5-6 (11) ---- SOIL DESCRIPTION SO!L NA.ME. COLOR. MOISTURE CONTENT. RELATIVE CENSITY OR CONSISTENCY, SOIL STRUCTURE Ml~ERALOOY COMMENTS Df.?fH OF CASING. DRILLING RATE. ORfLUNG FLUID LOSS, TES'.S. ANO INSTRUMEN-ATION 0--0.2'; ASPHALT PAVEMENT (2"). Begh drilling With hollow stem auger 0.2-0.1·~ Sll lY SANO {SM}, brown, dry, medium dense, fine lo medium sand. estimated 15-25% l'rOn-plastic fines, trace fine gravel, one coarse 1.5" diameter gravel . 1.5 -----_ ,_ 1.5-1.3': SIL TY SAND (SM). similar to above-exceot loose 1.8,2.7': S!L TY SAND ISM). tan, dry, loose, fine to medium sand, estimated 20-30% non-plastic fines. ' i -j i _ 45 s I ----1 6 ' -··: 75 - 9 10 ! 10 ! ' ! ! 11 5 i ' j 12 5 i I I ' 14 ·-- 15 "15n SS-2 i 14" SS-3 15" , SS-4 I ! 2-3-3 (6) -·· -SIL TY SAND, SM. tan to grayish brown, dry, medium dense, fine to medium sand, non-plastic fines, trace fine gravel. 2-5-6 (11) 7-1D-15 (25) SIL TV SAND (SM). grayish brown, moist. medium der:se, fine lo medium sand, eslimated 20-30% sligh11y p!astic fines, trace fine gravel, fines are non-plas!ic in upper 3" --~·-------- ' SILU SAND WITH GRAVEL (SM), sar.ie as above i i 10-1J-17 "15" SS-5 ' ' (30) --------i SIL TY SA,ND (SM) grayish brown, moist, wet lrom B 2-8 4'. fine lo medium sand, fine sand in bottom 2", estimated 15- 14" SS-6 10-12-15 25% slightly plastic fines, estimated 25-35% fines in bottom ! (27) , .. I -.. , ... _, __ -POORLY GRADED §:AND I WELL--GRADED SAND I (SP/SW). grayish brown, moist, medium dense, fine to coarse ~8" SS-7 I 11~11-·,2 sand. estimated 5% non-plastic fines, one fine subrounded (23) gravel_ ' --i ----,-----POORLY GRAOE:O SAND I WELL-GRADED SANO ' I (SP/SW}. same as above 10· SS-8 I 9-14-1B (32) ! See SS-3 laboratory test resc1lts. Perche<l water at approximately 6.5' SHEET 2 OF 2 CH2MHILL PROJECT NUMBER: 437060.03.31.10 I BORING NUMBER: B-2-12 I SOIL BORING LOG . P~QJECT: Renton_ S!J~et Stormwater Retrofrt/LID Project ELEVATION: LOCATION: H_arnn_gton Av~ ~-~-~I'.'.~~~ ~-t ~n~.!~_h __ ~!'._SB Lane . DRILLING CONTRACTOR: Grego_ry Drilling Inc .. Redmond, Washington DRILLING METHOD AND EQUIPMENT: <:;:ME 7?_ lruc_~~-rno_~~ted rig 14~1b auto-hammer with 30-inch drup, hollow s1em auger WATER u=vELS Perched et 8 5' -START· 5129/2012 ENO· 5/29/2012 LOGGER T Vale fne "' ~ ' 2 1 SJANDARD SOIL DESCRIPTION COMMENTS sg s ~ 0 PEN[TRATION -~------·----------------··-··-----~-! ' 7 ww t ~ < TEST RES~L TS OEPf!--s Of' CASING. ORiLUNG RATE. mo "' ~ SQ!l NAME. COLOR, IAOISTURE CONTENT, RELAT:\rf: DENSl!Y T< > w DRILLING FLUID LOSS. TESTS. AND ~~ ~ 0 i Ww OR C0N5IS1ENCY. SOILSfRUCTURE. MINERALOGY ~· V ~~ 5"-6"-6----ff· INSl RUM\::Nl ATION WC " . Jr aw z ' " ,~ 15 15 ' POORL V GRADED SANO/ WELL;:GRADEO SAND ' i ' ~. same as above. i ' 18" SS-9 11-19-23 (42) 16 5 ' ' ! ' ! ' ' ' ! 20 20 POORLY QRADED SANO/ WELL GRADED SANO ~. same as aibove 14" : SS-10 15-20-25 (45) --' 21.5 ' ---------i ·---·---------- I Bottom or hole .at 21.5' Abandoned nole with W.tonitc. ! i ' i ! I i ' ' ' 25 i ··-1 i ! ' ' : ' 30 ' CH2MHILL PROJECT NUMBER: 437060.03.31.10 I BORING NUMBER: B-31T-12 SOIL BORING LOG I SHEET 1 OF 2 _£'_~q~~CT_:_ R"~~!on ___ ~:in_~_~t-~9~.!!~ter ~E!~~£f~~lp P~je~--. _____ ~OCA TIE~~_:_-_tla~_ns!on A_~_ ~-w~~-~-~J~-§.!.~r1d _!_ 2th St, sa Lalle _Q~!~-~~ £QNTRA9TOR· Gr~g~ry_[)_riUi_~g l_n~., Redmoo_d. ~ashington ELEVATION DRILLING METHOD ANO EQU!P.~ENT-_ CME 75 truck-mounted ri~, 140-lb auto-hammer with 30-inch dti:>p._ hollow stem auger ____ _ WATER LEVELS Not Encoun1e ed ' START· 5/30/2012 END 5/J0/2012 LOGGER T Valen! ne ' ' i STANDARD SOIL DESCRIPTION COMMENTS $ £ QC ' ~-0 PENETRATION ---------------------------·---·-·----------"~ ~ z '"'" -' ~ • TEST RESULTS DEPTH OF CASING. DRILLING RATE, mo ~ '" • SOIL NAME COWR. MOISTURE CONTENT, RELATIVE DENSITY :i:-<( > I > ~ -------DRILLING F!..UID LOSS. TESTS. AND ~~ i " ! 0 ro '" OR CONSISTENCY, SOil STRUCTURE. M!NERALOOY ~ oc w u ~~ 6 '-6"..S''-6'' INSTRUMENTATION w~ z u a, D~ ' oc Zr 0 0 i 0-0.2'! A~PHAL T PAVEMENT £2"1-Begin driHing with hollow stem auger. I ! 0.2-1.7': $IL TY SAND WITH GRAVEL f§Ml. brown. dry, 17'' SS-1 12-13-16 medium dense, fine lo medium sand, estimated 15-25% non- i (29) plastic fines, estimated 15-20% fine grave! ·~~~sJ_ --··r· I SIL TV SAND (SM), grayish brown, dry, dense. fine to medium sand. estimated 15-25% non-plastic fines, trace fine gravel, H'' SS-2 9-16-23 ,ron oxide sta1mng at 2.5'. (41) ' ' ' -· -----------· l•l.8': SIL TY SANO (SM) same as above (SS-3A) ! ' 3.8-4.4': P.......,RLYGRAOEO <:eANO I WEl L GRA0co ,:,AND : i : i 15-24-26 jSPISWt grayish brown, dry, dense. fine io coarse sand. 1raci !7" SS-3 ! --· (50) no:i-p(astic fines. {SS-38) 4.5 ·-! - Sil TY SAND SM. grayish brown, dry, dense, fine to medium See SS--4 laboratoiy test results 5 ! sand. est,mated 15-20% non-plastic fines, trace fine gravel, I 17" SS-4 ' 12-19-14 one coarse subangular gravel, from al.5-5' fines Jncrease Wilh (33) depth with poorly graded sand with silt at 4-5' i 6 i i SIL TY SANO (SM], grayish brown, dry, bottom 2" moist, : dense, fine to medium sand, esim;;rted 15-25% non-plastic I I 11-18-17 fines_ trace fine gravel, trace iron oxide s1aining. ' 17" SS-5 (351 .I 7.5 -- §IL TY SAND l§MJ. similar to above except fine to coarse ' ! sand. 18' SS-6 10-19-16 (35) i ' •• __ .:....__ ___ __L ____ - 10 10 I i i--- WELL·GRADEO SA~O ~l!H SAND !SW·§;MI grayish ! i I brown, moijst, dense, fine to coarse sand. estimated 5·15% 18" i SS-7 i 8-14-20 non-plastic Fines, estimated 10% fine gravel, less than 5% (34) fines in bottom 3". 11.5 ! I l I ·--·- ' I 12 5 ·----,--i : WELL•GRAOEO SANO (SWJ. grayish brown, moist, dense, ' I f,ne to coarse sand, es1imated 5% non-plastic fines, trace fine 16" SS-6 8-19-20 gravel. (39) I 14 __ L - ' i I 15 I 'w# CH2MHILL PROJECT NUMBER: 437060.03.31.10 I BORING NUMBER: B.JIT-12 I SHEET 2 Of 2 -· SOIL BORING LOG PROJECT: Renton Sunset S1orrnwater_Retrofl1IUD_ Project -~LE1JATION:_ LOCATION: Harrin_gton Ave between _16\h_St and 12t_h St. ?Blane_ DRILLING CQ.!'f!"~_CTO~: ___ i;,regory Dri_Uing In_~--< f:t~~n'lond. Washin9ton ·NATER LEVEi S Pecched at 8 s· 15 15 16 5 20 20 25 30 0 STANDARD ~ ' PENCT.'<ATION ~ i TEST RESULTS lli w \ :: [!. ' 0'-6"-6'-6" ii'.: ' 1 j 18" SS-9 ' 16" I SS-10 11-18-37 (55) I START S/30/2012 END 5/30/2012 SOIL DESCRIPTION S~L NAME. COLOR. MOISTURE CONTENT, RELATIVE DENSITY OR CONSISTENCY. SO!L STRUCTURE, MINERALOGY WELL•GRADEO SAND j§W). same as above WELL GRADED SAND {SW) same as above Bottom of hole at 21.5' LOGGER T Va!entrne COMMENTS DEPTH OF CASING. ORILUNG RATE. OR/LUNG FLUID LOSS, ~ESTS, AND INSTRU~Et,, TATION Abandoned hole with berrtonite. Infiltration Test Drill new hole -5' from sampled hole. Bottom of hole at 4'. Hole diameter 9" 9:29 Filled with water to 3· above botlom of hole. 9:58 Water dropped to 2'10". 10:13 Water dropped to 2•9·, 10:29 Water dropped to 2'6.5" 10:47 Water dropped to 2'8' 11:34 Water dropped to 2'7". Fill to 3' above bottom of hole and maintain flow lo keep constant head 12·03 End test Flow es1ima'!ed m-o 04 gal/min • • Earth Sotutlons NW GRAIN SIZE DISTRIBUTION 1805-136th Place N.E., Suite 201 Bellevue, WA 98005 Telephone: 425-284-3300 CLIENT HoroLLC __ ··----·---________________ PROJECTNAMEJ1~rri~g~O!'LGl~~T~!l9_m~:L PROJECTNUMBER_J'§_~8J ______ .. _---,--cc=.,== PROJECT_LOCATION ,Renton=~-----'----=--=--~---- u.s. SIEVE OPENING IN INCHES l U.S. SIEVE NUMBERS I HYDROMETER 6 4 3 2 .5 1 114 1/2318 3 4 6 810 1416 20 30 40 50 60 100140200 100 10 0.1 0.01 0.001 GRAIN SIZE IN MIUJMEJERS l_c _____ o_s_ BLES f := GRAVEL---·1_--------_ ·-------· -------{-- 1 I ooa __ -~[-;_._-__ -_~: __ N_ 0 _1.· _--_--_fi_~~---_ _ __ _ __ _____ _ , __ co_""':"_ _ _ fine _ _ __ SI_LTOR_C_LA_Y _ .. J ·,,._· ,..;. ' .) ' '.~ .,1 i i ·" PUGET. POWER EASEMENT POR~NDERGROUND ELECTRIC .s\'STEII!:. .. '·· , __ ,_;',:,;::: !;, -·c:··•·\,1xl . . . . . . . . . . . . . , HEJIBLM,· _SORENSON_& HELEN G. soil?NSON_; hm;~cillil...Lwi.ffu. . .. ....'.-:-- ··-···-------.--. ~-·---. ---~---·-·---·--· r·cmuhii'" himiin}. ~rnnts. com·11rs und-watr.int!! lo 111JG[T SdUND POWER;( I.JGHT CQ~:1PANY, ,d\'asninglon cor-· pofotinn ("GrrinlrP." ht•rt'!nl: tUr t!1t• .11uri1ost·~ ]i1•rdoa[h;r St;I f11i-1h ·,; 11••fJH'h1al ·••ai;,mmril t1r11ler. ti1:rOs.." and over the ful- · lnwin11 d1isr.J'lh,•rl r,..,!] pfop,•rl([!lw. ··rr1)prrly''.h,i~l'ln) K.i.ng..:_ r:minty. W.ii;hln)llon. Lot 25,. Bl~)Ck. 46, correc:ted Plat, Ren_tCl,T··.Highl_.iJnds "Number 2,. acc?rding to .. Plat recorded in .Volume 5.7 of Plats, pages 9:l to 98, inclusive·, .in King County, Washi~wton. Situate in· the Sou.thwest quarter_of Sec·tlon 4, ·'l'ownship 23 North, Range 5 East, W.M. JJ-'!I'' •'!' E~cllpl aSmay he oth1Jnvl:'lcs1itTur1h lwreln Grmitt11ts tight~ ~hall Ill: 1!:.:1•rciHt•cl 11prm 1lmi'1mrti111111r thu 1'ru1K:?rty fthll "Righi~ of Way" herein) !.foscriliri<I ;is follows: A Righi-of.War _------1.(;,_JC....l.Q __ fout+JHv.ii-llll-Mli-·~ ... --.,.. ... .,.,_ ......... -....... -M!~..11~..l..wi t1li..:.A.1111'6~~~14i"' lilJa Ire.scribed i1S Iollow:s: The south 10 feet of the weSt 10 feet· of ttie east 25 feet of the above described Lot 25. 1% EXCISE TAX NOT REQUIRED K;ng Co. Records Division p,y_}l.//11 ha 1.i ,Deputy I. Purpose. Granteeshnlfhavr. llmright lo comtlrucl. opt•rati:. nialnlnll'l, repair, ruplm;uand unlnQ(U un undcrgrouml olcclric lmmmislion .iml/or rii~lribnliun syshm1 npon oml unchir tho Righ1-clf-W,1y l~'tllh,:r with nll ner.11ssnry or conv_oniont ill'" pur11mnnccs lhC?rcfor. which may inclmlo b11I arc not limited lo llm Cullowin,l: underground conch11ts;c:nlilci:, communicalirm Unes: vaults. m mhoh:~ . .swilchos, amt lransformcrs; nml scmi-burie<l or ground mmmo,. .. t fo.clllllt.'8. PollflWing 1ho inlUnl con- slrucllon or ils focllifi,).S. Grnn1•:c may frnm tlm,i 10 limr. rons1rm:1 such n11dlllonal facllltlus as It may require'. z. Access. Grantee :;h;ill hil\'C tho riBhl or :ict:1$11 to 1hr. Risfit-0£-W;iy o\'er and ncro!l..11 tin• Pro1Klrly to 01U1bfo Gran loo 10 txor- cisc ils righls Jmrcumlor. pmvldcd, th,11 Crant1111 shall r:um1H:nsntc Gran tor rOl' any 1tnmnJ.,"! lo lhl! Property cm1sed hr tho cxcr- cii:;c·· of snid ~I Ahl o( i\CCC:.S. 3. Obsftlh:tlans; LDrnlKapUJI. Gran le~ rtmy from llmr. tn Hriw rcmn\'I? lrl?f'~. b11stw~. or othcir uhstrm:lions wilhin lhe Righi- of-Way and mny lo\·cl and 1,orndo rhr. 8ight-or.way lo the c:ctmt rcasonillhly necessary lo cnrry out lhe purprnias set forlh in paragraph t hereof. provided. 1ha1 following nny such work. GrantcC" shnll. to lhc e:dcnt reasonably prncliCilble, reslore Ille Rif!hl-of.Way lo the coni.lition it wa.<1 IITI.ificilintoly prior to such work. Followlug lhc in.stnllallon of Cmn!cc"s underground focllilir.s, Granlor may unrlffrlak.i any ordinnt}' improvement~ lo lhe Jm1d:w.npin~ of Ilic Right-of.Woy, prnvidod 1hnt no lroos or ofhcr 111:ints llhnll he plncml· lh.irmm whid1 would Im nnrnasonilh]y C;\:pt?rnli\.'t! or im11raclical for Granleo 10 remove anti restore. 4. Grantor's Use of Righl-flf-Way. Granlor [!'.Semis !he right lo use the Righi-of.Way for nny purpose not lncomialBTII wilh tho righls h1!rcin grirnled, provitlr.d: 1ha1 GmntClr shall nol co1111trm:1 or mnintnin nny hullding or olhor slntchJre on lhe Right- nf-W:i.y which w1111lrl inlerfcr11 wilh rl1,i mcorr.ise or lhi! rl11hls herein grnn1orl; lhH_I nn di!l,!ling, lumiolins ur other fotm of con-- strnction activilr shall be done on tho'? Properly which woul1l dis1urh lhc 1:nmpac1ion or unearth Grantee's faclllties on rho Righr-vf-Way, or mulan~cr thc latcrnl s11µport 10 snld facililies: nml 1hnt no hlaslinR shnll Im done within 15 feel of the Righi-of- Way. 5. Indemnll)'. Hy ~ccepting and re~rdins this easement. Grant ea agrees lo indemnify and hold harmleu Gran I or from any and oU claims for Injuries and/ordamagB! .'!uff cred by any person which may he (:l!Uflf!d by lhe Gronlee's exercise of the ri.ghts lu~rein gronled: provided, that Granlell' 9hall not be rr.spomibll! lo Grantor for any injurieS; and/or damage, lo any person causud by acl9 or oml!1sions of Granlor. a.· Abaiidonmenl: Thu righls herein grnn1o<l shi11l continue unlil such time ,1s Grantee i::casc5 IO u:m the Rlghl-of-Wa)' for a poriOd of five {5) sliccossi\'.C ycnr.s, in which C\'l!l"!t this cruicml?ni shall 1nrmim1111 and all ri11ht:s l1c:rc:under sh~II revert to Gm~- t(]r, provided !11111 no abanrlonmcnl shnl! lw doomed lo hi:wr: occurrr.d by rcasol'l of Grantee's f ailuro 10 inilhti/y install ils fncililies nn 1h1? Ri~hl-of-Wa~ wi!hin any.period ot lime frnm the date hereof. 7. Successors arni Assigns. TM righfs and ohliit;1lions of the pnrlics shall inuro 10 1ho bcncfll of and be Oind;ru:;in.nn.theib . re:,;piir.rh•e .~ucaissors nm\ assih'Tl!I. · FILED FOR RECORD AT REUUEST f · .474784 R-1693 PUGET POWER KJ/38 235/15 REAL ESTMic Ol'JIS!ON PUGH POWL::I [i:.JG. ARLEVUE, WAS: :mG'fON 98009 · /\ITEN11dN: wAviiu:;imlEAAffia:,:;~· l1ll837ll9 ·t· - • :1 I -.;·. ., ! ·! .J. . . . ; --·-t· STATn Qf,"Wl\SI CINC.TON COliNTY or /t.. i ;J Cr ss I .19_8~- ·.qt~,~~~-"-7----,-c-'-·--. -.. 1"£S,_,.7!---z;z>r_A-(I-?(/· .. ,-- 'Helen G .. So~· -· -------------. ~--- on lhi, ,In}' Jlt!fl'lfl81tllfn111i1111f"i!rl hdm'1i 111_1! ·-HEJ:!~~ !:!~--~o~_N~QN_ ~ .. ff~f:,EN G_. --~oj_;;NS~. ___ · __ . ro me Jcn0\"!1.:(~Jtu!J~~!':!'fmd ...__a_:.dti:11:-~1~1cd. in irnil wlm 11'(11•:i11i·.,1 Jfm i.\•i!hi11"imd fow,IIOi,:~ 'b1slnim_o.n1. and aclcl)ow!C?d8W rb111 t_ll;J',.'_~:~~ 1h_t-:4R1Ji\ ;iii . __ the1.-r .. rnm 11ml vnhmf;1~· m:I ,mil d111·tl for 11111 115(1') .u11l purplllit.!S tlmmi1111!llnli1111,1d. ~-·.: . . _.,-.. JtL ·14.o, . -·-.· Gl\~~n,ln/~~· h;mff11nil\iffi1cti1l !11·~1l 1his ___ J_~d11y of ~ k,SJ_<;,/ __ :.. .. __ ..:. _ _ ______ ff(_82 __ . ·\~-. . ~ ,:·,f:.' ' -_. ~, /. OF'. ··•·-·1\\'e' ,., . ·WJ\5 ,.,,·· 1~rti;;y, ...... STATEm·WASH1NGToN 1- . ss COUNTVOF I On this !lay jmrsDnally appm1mcl before me --·-~--~- lo rnc lqiown lo he thl? individnal __ descrihr.d in anrl who~1?C111ml lhe wUhln anti fotc1.'0ins1·ins1nrmcn1, urnriu:lmowledgu1l lh11t ------Si!flled 1he srorn1 ru · ltt!C •md vohmlary oel nnd drnJ!I r,, .. Um tilif'~, DmJ pul'f)B.,r.S lhorcln monllancd . GIVEN under my hnnd nnd officinl SC!;iJ lhls ---clny 0£ STA"lr.OFWASHJNGTON 1 ss COIJNTYOf-1 Nomrj,' Publir. in ilml for !Im Stnlu of Wa.~hlngtnn. rc:iiding al · . i9 .. " On thtsdny person.illy np1m11rml hefnro mu ·---- 10 me known lo be lhE1 indh-idunl __ clr.scrihml in mid whn cu?c11ltttl Iha withh1 ;iml fon:i,:iling lnslrumont. and ncknmvled11cd thal -----!'.ignc1; tho snmr. ns lroo aml t•oluntmy ,1ct nml tlcml for the 11$l$ and 1mrJ•rnlt.'!I 1horuin mcnlit>JU!rl. G(VP.N 11ridcr mr h.,nct ;incl olficfol sm\ lhi!'I" ~--_ dot}' fir ---------------·-, 19 ---• STATEOfWASHINr.T'ON COUNTY OF ss I Nolary Public in o!'ld for the S1nle of Wnshin.!(llln, rr.sicHRJl ill ----- CORPORAiB ACKNOWLEDGMENT On I his __ dilY or ---------------__ , 19 ___ , hdnm mr.. 1he 11ml1irslg11ml. pursonally appi?:1.rod ,mrl ----· ------ In inr. kno\,•n lo he llm nnd , respcdivclr, ol 1he_ oorpotiltiOn lhal cxee111od tho forcgoln,i im1n.1men1. nn•l nr.J.:nnwlm)smJ the said inslrunicnl 10 he lhc free nml mluiililf)' m:l nnd dead· or Mid c.orpDmtion. [ot" them~ nnd 1mrpose.s lhernin mrmtionml. .irul on onlh Slnh:d thnl _ ;mlhnri:rnil lo c:<c1:ntn lhl! snill in.'>ltl1mcnl nnd tho.I lho sc.>nl affixed is rim r:nqmralc scol or snid C1>t1mmlion . Witni'.ss m~· hi1nrl ;mcl nHif:ial sf!nl h~rnlo .\f£i~cd the cl;iy ;iJ\cl ycilr firsl ;1.hu\•11 \,•rillnn. n!Sirlir.)! 111 - DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT -------Renton 0 28 Hundred Unit Lot Subdivision DENSITY WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov 1. Gross area of property 28,693 square feet -~----- 2. Deductions: Certain areas are excluded from density calculations. These include: Public Streets* Private access easements* Critical Areas** Total excluded area: 0 square feet ------ 0 square feet -----~ 0 square feet ------ 0 -------square feet 3. Subtract line 2 (total excluded area) from line 1 for net area 28,693 square feet -~----- 4. Divide line 3 by 43,560 for net acreage .659 acres ------- 5. Number of dwelling units or lots planned 12 units/lots ------- 6. Divide line 5 by line 4 for net density 18.2 = dwelling units/acre Round down to 18 as per city Code *Alleys (public or private) do not have to be excluded. **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 floodwoys. « Critical Areas buffers are not deducted/excluded. 1 C:\users\provost65419\document.doc Rev: 08/2015 Print Form Reset Form save Form 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 l: 6 2 2 4 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 1 List the number of 6" in diameter, or alder or cottonwood trees over 8" in diameter that you are proposing5 to retain 4: 3 Subtract line 5 from line 4 for trees to be replaced: (if line 6 is zero or less, stop here. No replacement trees are required} (2) Multiply line 6 by 12" for number of required replacement inches: (22) Proposed size of trees to meet additional planting requirement: trees trees trees trees trees trees trees trees trees trees inches {Minimum 2" calieer trees reguired for reelacementt otherwise enter OJ 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) 0 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. a1 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.l.e.(H) for prohibited types of replacement trees. 1 H:\CED\Data\Forms-Templates\Self-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 development7: Two (2) significant trees 8 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: ( Lot Area ) x 2 = MinimumNumberofTrees 5,000sq.ft. Multi-family development (attached dwellings): Four (4) significant trees8 for every five thousand (5,000) sq. ft. of lot area. ( lotArea ) 5,000 sq.ft. ' 4 Min;mum Number of Trees 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-T emplates\Self-Help Handouts\Planning\Tree Retention Worksheetdocx 08/2015 • Lane & Associates Landscape Architecture 138112 26'" Avenue NW Tu/alip, WA 9827 425 885-2319 Arborist Report Lane and Associates was contacted by Jim Howton and was asked to compile an 'Arborist Report' for a site located at the North East comer ofN.E 12th Street and Harrington Avenue N.E. within the City of Renton. Date of Field Examination: January 25th, 2017 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. Description 6 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 ( I 0) years shall qualify as significant trees, regardless of the actual caliper." Each tree in this report was visited. Tree diameters were measured by tape. 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 crown (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. A 'viable' tree is "A significant tree that a qualified professional has determined to be in good healih. with a low risk of failure due to structural defects, is windjirm if isolated or remains as part of a grove, and is a species that is suitable for its location." Trees considered 'non-viable' are trees that are in ' poor condition due to disease, age related decline, have significant decay issues and/or cumulative structural defects, which exacerbate failure potential. Tree Retention Calculation A total of 6 significant trees were identified on the subject property. Two of the significant trees are in poor condition. These two 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 4-4-13 0. Note: See 'Tree Map' Tree Calculation based on 4, healthy, viable, Significant trees Viable Trees proposed for removal -I (25%) Viable Trees proposed for retention-3 (75%) Tree Type Removal Retained Total Landmark# 0 0 0 Landmark% 100% 100% 100% Significant# 1 3 4 Significant % 25% 75% 100% Total# 1 3 4 ' ! Total% 25% 75% 100% Tree Replacement Replacements trees are not required as more than 30% are being retained. Submitted by: Bruce Cameron Lane Landscape Architect There is no warranty suggested for any of the trees subject to this report. K I \ " #f CWl'<fVle//,WttT r,Alf:. 'V /lij,J ~'fA!Nto . ~- I I I I I • I I bKIP 11'1 I I I I I I I I I I I I I I I I I r I I t • ~ Ill ' ........ ...•.... ·.·~······--------.1!__ ___ 28 Hundred TOWNHOMES UNIT LOT SUBDIVISION APPLICANT YVES TANG PROJECT MANAGER JIM HOWTON 12018 SE 51ST STREET, BELLEVUE, WA 98006-2857 TELEPHONE 425-641-4276 FAX 425-653-1304 EMAIL ADDRESS: jimhjimllll@comcast.net ENVIRONMENTAL CHECKLIST A. BACKGROUND 1. Name of proposed project, if applicable: The name of the project is: 28 Hundred 2. Name of applicant: The name of the applicant is GRAYSTOKE LLC 3. Address and phone number of applicant and contact person: The address of the applicant is 12018 SE 51" Street, Bellevue, WA 98006- 2857. The telephone number of the applicant is: 425-422-8980 and the telephone number of the contact person is 425-641-4276. The contact person is: James W. Howton. 4. Date checklist prepared: This checklist was prepared In December, 2016. 5. Agency requesting checklist: The Agency requiring this checklist is the City of Renton, Washington. 6. Proposed timing or schedule (including phasing, if applicable): The project is proposed to be constructed during the spring, summer and fall of 2017 and, possibly, the spring of 2018. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No. The project will not be expanded in the future. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. We are not aware of any environmental information prepared in the past related to this proposal. 9.. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. There are no other applications related to this site. I 0. List any governmental approvals or permits that will be needed for your proposal, if known. 1. Environmental review. 2. Hearing Examiner Preliminary Plat review. 3. Conditional Use Permit. 4. Unit Lot Subdivision. 5. Building Permits 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. The project consists of building one 5-unit town home, plus one 4 unit townhome plus one three unit townhome on 12 Unit Lot Subdivision lots. Two of the t 2 townhomes will be "Affordable" units as defined by the City of Renton code as "Housing reserved for occupancy as a primary residence by eligible households whose annual income does not exceed eighty percent (80%) of the area medium income for ownership of housing, adjusted for household size, as determined by the Department of Housing and Urban Development for the Seattle Metropolitan Statistical Area. The 12 townhomes will be constructed on two existing contiguous lots. Lot 1, at address 2800 NE 12th Street, Renton, WA 98056 fronts on Harrington Avenue NE and NE 12th Street. Lot 2, at address 2801 NE 13th Street, Renton, WA 98056, fronts on Harrington Avenue NE and NE 13th Street and is contiguous with Lot 1 along the south side of Lot 2. Lot 1 is 16,942 square feet and Lot 2 is 11,751 square feet. The 2 lots will be consolidated during the platting process. The site will then contain a total of 28,693 square feet. A duplex that existed on Lot 1 burned in September, 2015 and has since been demolished and removed from the site. An existing duplex on Lot 2 along with 2 detached 2-car garages, one on each lot, as well as 3 2 outbuildings will be demolished and removed from the site when development begins. Access will be provided by a Unit Lot driveway connected to both NE 12th Street on the south and NE 13th Street on the north. The site will be landscaped. Excavation of approximately 400 cubic yards of material will be done. The material will be stored on the property and will later be spread as top soil on the site. One of the 4 existing significate trees will be removed from the site. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The legal description and site addresses for the two lots are: LOT 25, BLOCK 46, CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, AN ADD. TO THE CITY OF RENTON, VOL. 57, P. 92-98, KING COUNTY, WASHINGTON. Tax Parcel Number: 722780169008 Site Address: 2800 NE 12th street, Renton, WA 98056 LOT 26, BLOCK 46, CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, AN ADDffiON TO THE CITY OF RENTON, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 57 OF PLATS, PAGES 92 THROUGH 98, IN KING COUNTY, WASHINGTON. Tax Parcel Number: 722780169503 Situs Address: 2801 NE 13th street, Renton, WA 98056 B. ENVIRONMENT AL ELEMENTS 1. EARTH a. General description of the site (circle one);~. rolling, hilly, steep slopes, mountainous, other. b. What is the steepest slope on the site ( approximate percent slope?) Approximately 05%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and 3 note any prime farmland. The soil on the site is sandy loam. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No. e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Grading and filling will be done to level the site for construction of the buildings, parking areas, driveway, etc. On-site soils will be cut and will be used for fill material. The plan is to balance the cut and fill soil on-site. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. There is no indication of erosion and the soils are stable. A temporary erosion control plan will be implemented at the beginning of work at the site. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 36% of the site will become impervious. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any Erosion control measures, as outlined in the temporary erosion control plan, will be implemented at the start of work on the site and they will be continued throughout the construction period. The site will be completely landscaped as soon as is practical at the end of construction. 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Emissions, dust and odors normal to construction equipment will occur during project construction and vehicle emissions from resident's cars, etc. will occur following project completion and occupation of the units. There 4 will not be any fireplaces in the units. b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. No. C. Proposed measures to reduce or control emissions or other impacts to air, if any: Dust will be controlled using appropriate measures, including water and water trucks during construction. A gravel area will be placed for vehicle entry into the project site during construction. 3. WATER a. Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. There are no water bodies on or anywhere near the site. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. NIA 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material NIA 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. 5) Does the proposal lie within a I 00-year flood plain? If so, note location on the site plan. No. 5 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground Water: I) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. Ground water will not be withdrawn. An infiltration trench and a bio swell will be created which may result in some quantity of water entering shallow ground water. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. c. Water Runoff (including storm water): I) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. Storm water from the roofs and from sidewalks will drain into an engineered infiltration trench. Storm water from the paved areas will flow into an engineered bio swell. The total rate of flow will be about 0. 1 cfs. 2) Could waste material enter ground or surface waters? If so, generally describe. No. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: 4. a. Construction of an engineered infiltration trench and an engineered bio swell. PLANTS Check or circle types of v~getaJon found on the site: deciduous tree: alder, maple, aspen, other evergreen tre : fir kedarj, pine, other~ Cherry, Hazelnut. 6 ~ pasture crop or gram wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other water plants: water lily, eel grass, milfoil, and other types of vegetation b. What kind and amount of vegetation will be removed or altered? One significant tree will be removed along with several non-native shrubs. C. List threatened or endangered species known to be on or near the site. None. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The site will be fully landscaped including providing indigenous trees. Fruit trees will also be planted along with Shrubs and grass. 5. ANIMALS a. Circle any birds and animals, which have been observed on or near the site or are known to be on or near the site: ~~~~ Birds: hawk, heron, eagle, ~ongbird~, other Mammals: deer, bear, elk, beaver, Other Fish: bass, salmon, trout, herring, shellfish, other -possibly small rodents. b. List any threatened or endangered species known to be on or near the site. None c. Is the site part of a migration route? If so, explain No. d. Proposed measures to preserve or enhance wildlife, if any: None. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy ( electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for 7 heating, manufacturing, etc. Electrical energy and natural gas will be used for heating, cooking, lighting, etc. B Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Instant hot water heaters will be installed. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. None other than that associated with normal construction and living. I) Describe special emergency services that might be required. Normal fire, police and city sen-ices associated with residential living units. 2) Proposed measures to reduce or control environmental health hazards, if any: A medium dumpster container will be installed for normal disposal of trash, etc. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Normal vehicular traffic on adjacent streets. 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. Construction and construction equipment noise will occur for about a nine 8 months period beginning in the spring, summer and fall of 2017 during the hours from 7:00 AM through 5:00 PM Monday through Friday. Long-term noise will be vehicular and residential noise related to the townhouse units. 3) Proposed measures to reduce or control noise impacts, if any: None other than construction time will be limited to the hours between 7:00 AM and 5:00 PM Monday through Friday. 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? There is an occupied duplex on the NE 13th Street lot. There is a detached 2- car garage on the NE 13th Street lot. Also, there is a detached 2-car garage on the NE 12th Street lot. In addition, there are a total of 3 outbuildings located on both lots. There is a duplex, currently being remodeled, on the east side of the lot located on NE 12th Street as well as a duplex located on the north side of NE 13th Street across from the lot and duplex on NE 13th Street. There is also a duplex on the south side of NE 12th Street directly across from the NE 12th Street lot. McKnight Middle School is directly across Harrington Avenue NE west of both lots. b. Has the site been used for agriculture? If so, describe. No, at least not in the past 73 years. c. Describe any structures on the site. There is one family in each of the 2 units in the duplex on NE 13th Street. There is a total on both lots of two 2-car garages and 3 outbuildings (Sheds). d. Will any structures be demolished? If so, what? Yes, the duplex unit on NE 13th Street as well as both 2-car garages and the 3 Outbuildings will all be demolished and removed from the site. e. What is the current zoning classification of the site? R-14. f. What is the current comprehensive plan designation of the site? Center Village -District 9. 9 g. If applicable, what is the current shoreline master program designation of the site? Not applicable. h. Has any part of the site been classified as an "environmentally sensitive" area? If so, specify. No. 1. Approximately how many people would reside or work in the completed project? 25 to 30. J. Approximately how many people would the completed project displace? 6 -plus or minus. k. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any? The proposed project will be in compliance with the comprehensive plan as well as with existing zoning. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. There will be 12 townhomes. 10 will be middle class and 2 will be "Affordable". b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle or low-income housing. The existing duplex is estimated to be low-income to middle income. c. Proposed measures to reduce or control housing impacts. The proposed project will provide additional residential units in accordance with the comprehensive plan. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what IO is the principal exterior building material(s) proposed. The tallest height of the structure is 32'. The exterior building materials will be very diverse with beveled siding, shingles, vertical siding and stone. b. What views in the immediate vicinity would be altered or obstructed? Existing views will be unaltered. That is, there are two duplex housing units adjacent to the east side of the property ( one east of each existing lot). The northerly duplex faces north toward NE 13th street and has no view other than the duplex across NE 13th Street. The southerly duplex faces NE 12th Street and has no view other than a multifamily complex across NE 12th Street. There is one duplex across NE 13th Street north of the northerly lot of this project. It is directly across Harrington Avenue NE from McKnight Middle School and the school blocks any view. c. Proposed measures to reduce or control aesthetic impacts, if any. The new townhomes will have aesthetically pleasing phesaueds and the project will be fully landscaped including providing street trees. 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? There will be lights located around the exterior of the building and in the parking area. Also, some light will be emitted through windows in the building following project completion. In addition, there will be vehicle headlight glare from time to time, especially during the evening hours. b. Could light or glare from the finished project be a safety hazard or interfere with views? The additional lights will not cause a safety hazard nor will the glare interfere with any views. c. What existing off-site sources of light or glare may affect your proposal? Existing exterior lighting at the McKnight Middle school and existing street lights may have a slight Impact. d. Proposed measures to reduce or control light and glare impacts. None. 11 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? Gene Coulon Park is located 1.5 miles from the 28 Hundred townhomes project. This is a lakeside park with the following amenities: Eight boat-launch lanes (Credit and/or debit cards accepted only.). Four picnic shelters (reservations required). Playground equipment. Two tennis courts. Horseshoe pits. Two sand volleyball courts. Interpretive botanical walk. Fishing pier. !VARS and KIDD VALLEY food concessions. Water walk. Summer swimming area (Swimming is permitted only at the swimming beach. Although swimming is permitted at any time during hours of operation, swimmers are advised to observe the posted signs indicating when a lifeguard is on duty). Over 1.S miles of paved walking trails along the shoreline. Access to the Lake Washington Loop Trail on Lake Washington Boulevard. ADA accessible. The Highland Neighborhood Center is located on Edmonds Avenue NE 0.5 miles from The 28 Hundred Townhomes Project. This 10 acre park has an 11,000 square foot center with the following amenities: 11,000 square foot Center building. Baseball field. Tennis courts. Picnic areas. Play equipment. Onsite parking. The North Highlands Neighborhood Center is located on NE 16'" Street 0.3 miles from the 28 Hundred townhomes project. This is a 2.6 acre park and Center with the following amenities: Gymnasium. Basketball hoops. Arts and Crafts Room. Game Room. Small kitchen. Meeting room. Onsite Parking. A new large fenced play area with much play equipment, swings, slides, etc. b. Would the proposed project displace any existing recreational uses? If so, describe. No. 12 C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. No. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None known. c. Proposed measures to reduce or control impacts, if any: None. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The main public streets serving the site include Harrington Avenue NE, NE 12th Street and NE 13th Street. A driveway will be constructed between NE 13th Street and NE 12th Street. b. Is site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The site is currently served by regular bus service with a bus stop on the NW comer of Harrington Avenue NE and NE 12th Street directly across Harrington Avenue NE from the project. C. How many parking spaces would the completed project have? How many would the project eliminate? The project will have 24 garage parking stalls. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate 13 whether public or private? No new streets will be constructed. A 5' wide sidewalk and an 8' wide planting strip will be constructed along NE 13th Street on the north side of the project. e. Will the project use ( or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. The site is not located near water, air or rail transportation facilities. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. About 81 vehicle trips per day will occur with less than 10 a.m. and p.m. peak hours. g. Proposed measures to reduce or control transportation impacts, if any: The 12 unit townhomes project will generate only about 35 ADT's per day and less than 20ADT's during the one hour period in the morning and evening rush hours. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Yes. b. Proposed measures to reduce or control direct impacts on public services, if any. A fire sprinkler system will be installed. 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other. Electricity, natural gas, water, refuse service, telephone, TV, and sanitary sewer services are all available at the site. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. 14 The project will connect into Renton City existing water and sanitary sewer Services in either NE 12th Street, NE 13th Street and/or Harrington Avenue NE. Electricity (which is overhead) and natural gas will be provided by Puget Sound Energy. Comcast will provide telephone and TV service. C. SIGNATURE l, the undersigned, declare under penalty of perjury under the laws of the State of Washington that to the best of my knowledge the above information is true, correct, and complete. It is understood that the lead agency may withdraw any declaration of non- significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part. Proponent Signature: Name Printed: Date: 15 August 26, 2014 ES-3481 JKH Pacific 12018 Southeast 51 st Street Bellevue, Washington 98006 Attention: Subject: Mr. Jim Howton Infiltration Evaluation Proposed Harrington Glade Townhomes 2800 Northeast 12th Street Renton, Washington Reference: CH2MHill Geotechnical Data and Recommendations Report Dated August 2012 Encompass Engineering and Surveying Site Plan Sheet 1 of 1 dated August 1, 2014 Dear Mr. Howton: Earth Solutions NW LLC • Ceote:chnit,11 [ng1neering • c:on"t!·ucli(1n M(Jnitoring • Environnwn1.1I S( i<'n( e, In accordance with your request, Earth Solutions NW, LLC (ESNW) has prepared this letter summarizing the infiltration testing completed by our firm. The purpose of our services was to measure the infiltration rate for design of the facilities be constructed on the subject site. Project Description A series of zero-lot line townhomes is planned for the subject site. Final stormwater management plans were not available at the time of report production. We were retained to evaluate the subsurface conditions as they relate to proposed infiltration facilities located in the north and central portions of the project area. Final bottom-of-trench elevations were not available at the time of this letter production. As such, part of our scope of services was to provide infiltration rates based on in-situ testing for the soil at differing elevations within the subgrade on-site. 11301 136th Place 1\J.I:., Suite 20"1 • 8f>llevc.1c>1 \A/A 9SOOS • (42.5) ..J..:lY-4704 • FAX (42:)J 449-4711 JKH Pacific August 26, 2014 Soil Conditions ES-3481 Page2 Two test pits were excavated within accessible areas within the possible infiltration areas. The soil conditions observed at test pit location TP-1 (in the central stomiwater tract of the site) consisted of silty sand with gravel (Unified Soil Classification, SM) that extended to a maximum depth of 14 feet below existing grade as described on the site plan. Based on laboratory testing, the fines content of the silty sand is 13. 7 percent at test pit location TP-1 at a depth of approximately eight feet. The soil conditions at test pit location TP-2 (in the northern stormwater tract} consisted of approximately three feet of silty sand with gravel extending to the limits of exploration which was eight feet below the surface elevation. Groundwater Conditions No groundwater was observed in the test pits during our fieldwork (August 6, 2014). Groundwater is, however, described in the attached soil boring logs by CH2MHill for areas located off-site to the west. Perched groundwater was observed at an approximate depth of eight feet at boring location B-2-12. Because our fieldwork was completed during dry season months, in our opinion, the conditions encountered may not represent the seasonal high groundwater conditions for this site; and perched groundwater seepage may exist during the wetter winter, spring, and early summer months. Infiltration Testing The infiltration testing was perfomied in general accordance with the Seattle-modified 2005 DOE Stormwater Management Manual for Western Washington (DOE), Section 3.6. ESNW representatives conducted a site visit on August 6, 2014 to excavate test pits using a trackhoe and operator retained by ESNW, at locations within the potential infiltration areas. The approximate test locations are depicted on the Infiltration Site Plan attached to this report (TP-1 and TP-2). We have attached as a supplement, previous explorations by others (B-2-12 and B-31T-12). These borings were located to the west of the subject site; and have been referenced for added infomiational purposes to further understand the overall subsurface conditions on and around the subject site. The approved testing program was to be completed in one full day; therefore, one test per facility was completed. Earth Solutions NW, LLC JKH Pacific August 26, 2014 ES-3481 Page 3 The design infiltration rate for the proposed infiltration tracts was determined using the Seattle- modified PIT method. A constant head condition was established and readings were collected at intervals to determine the flow rate to maintain the hydraulic conditions of a constant head of between one and two feet. The constant head conditions were maintained for one hour. After the constant head period, water was shut off and a falling head test was conducted for three consecutive 30 minute intervals. Measured Infiltration Rates Testing was completed at differing depths within the substrate in order to demonstrate the infiltration rates of the individual strata within the subgrade. Measured infiltration rates were 4.0 in/hour in the central portion of the site, and 8.0 in/hour in the northern portion of the site. Correction Factors Table 3.9 of the DOE manual provides correction factors to be applied to in-situ measured infiltration rates to determine appropriate long-term rates for facility design. We recommend a correction factor of 7, including 2 for testing and variability, 3 for maintenance and 2 for influent control be used for design. Based on a correction factor (CF) of 7, a long term infiltration rate of 0.57in/hr was calculated for the soil present at test pit location TP-1; and 1.14 in/hr was calculated for the soil present at test location TP-2. Averaging these two calculated long term infiltration rates, 1.0 in/hr can be used for infiltrating of stormwater into the silty sand soils present across the site. Recommended Infiltration Rates Based on the results of this infiltration evaluation, an infiltration rate of 1.0 in/hr can be used for design. Test pits were advanced to an elevation of about 340 feet. Based on conditions encountered at the test pit locations explored by ESNW, and the subsurface conditions described in the referenced boring logs by others, adequate separation must be maintained between the facility bottom and the seasonal groundwater table. As such, a seasonal high groundwater table of eight and a half feet must be taken into account when designing the infiltration facilities. ESNW should be retained to review the finalized plans for the subject site in regards to stormwater management; and observe the conditions during construction to assure the subsurface conditions have not changed in a way to adversely affect the performance of the proposed infiltration systems. Earth Solutions NW, LLC JKH Pacific August 26, 2014 Limitations ES-3481 Page4 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 locations may exist, and may not become evident until construction. ESNW should reevaluate the conclusions in this geotechnical engineering study if variations are encountered. We trust this letter meets your current needs. If you have any questions, or if additional information is required, please call. Sincerely, EARTH SOLUTIONS NW, LLC Stephen H. Avril Staff Geologist Attachments: Boring and Test Pit Location Plan Test Pit Logs Boring Log by others Grain Size Distribution Kyle R. Campbell, P.E. Principal Earth Solutions t,t,,/V, LLC N.E. \31\-1 sTRtt1 I I -o--•-B-2-121 ITP-2 1 ":::::60' LEGEND -! 1 -Approximate Location of TP-1 ESNW Test Pit, Proj. No. ES-3481, Aug. 2014 -l-Approximate Location of 8 -2-12 I CH2MHill Boring, Proj. No. 437060.03.31.10, May 2012 Subject Site D Existing Building Proposed Lot Number 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 site features. The infomialion illustrated is largely based on data provided by the dient al the time 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 resulting from black & white reproductions of this plate. ~ I z LlJ D ::::J z Do LlJ ~ z 2 v I 0 2; -•-er: I TP-1 er: D < :r: I NE. 12TH STREET • Boring and Test Pit Location Plan Harrington Glade Townhomes Renton, Washington Drwn. GLS Date 08/27/2014 Proj. No. 3481 I Checked SSR Date Aug. 2014 Plate 1 I ---·--------------_. __ J Earth Solutions NWLLc SOIL CLASSIFICATION CHART MAJOR DIVISIONS SYMBOLS TYPICAL LEITER DESCRIPTIONS COARSE GRAINED SOILS MORE THAN 50% OF MATERIAL fS LARGER THAN NO. 200 SIEVE SIZE FINE GRAINED SOILS MORE THAN 50% OF MATERIAL IS SMALLER n-tAN NO. 200 SIEVE SIZE GRAVEL AND GRAVELLY SOILS MORE Tl-iAN 50% OF COARSE FRACTION RETAINED ON NO. 4 SIEVE SAND AND SANDY SOILS CLEAN GRAVELS (LITTLE OR NO FINES) GRAVELS WITH FINES (APPRECIABLE AMOUNT OF F"INESJ CLEAN SANDS (LITTLE OR NO FINES) SANDS WITH MORE THAN 50% FINES OF COARSE FRACTION PASSING ON NO. 4 SIEVE (APPRECtABLE SILTS AND CLAYS SILTS AND CLAYS AMOUNT OF FINES) LIQUID LIMIT LESS THAN 50 LIQUIDUMIT GREATER THAN 50 HIGHLY ORGANIC SOILS GW WELL-GRADED GRAVELS, GRAVEL- SAND MIXTURES, llTI"LE OR NO FINES POORLY-ORADED GRAVELS, GP GRAVEL-SAND MIXTURES, LITilE OR NO FINES GM S1l 1Y GRAVELS, GRAVEL-SAND - SILT MIXTURES GC CLAYEY GRAVELS, GRAVEL· SAND- CLAY MIXTURES SW WELL-GRADED SANDS, GRAVEU Y SANOS, LITTLE OR NO FINES SP POORLY-GRADED SANDS, GRAVELLY SANO, LITTLE OR NO FINES SM SILTY SANDS. SANO-SILT MIXTURES SC CLAVEY SANDS, SAND -CLAY MtxTURES INORGANIC SIL TS AND VERY FINE ML SANOS, ROCK FLOUR, SIL TY OR CLAYEY FINE SANOS OR CLAYEY SILTS WITH SLIGHT PLASTICITY INORGANIC CLAYS OF LO\NTO CL MEDIUM PLASTICITY. GRAVELLY CtA YS, SANDY CL.A YS. SIL TY CLAYS, LEAN CLAYS OL ORGANIC SIL TS AND ORGANIC SILTY CLAYS OF LOW PLASTICITY MH INORGANIC SILTS, MICACEOUS OR DIATOMAceous FINE SAl'E OR SILTY SOILS CH INORGANIC CLAYS OF HIGH PLASTICITY OH ORGANIC CLAYS OF MEDIUM TO HIGH PLASTICITY. ORGANIC SILTS PT PEAT, HUMUS, 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. ~ ~ ~ I' r ~ i z w • Earth Solutions NW 1805-136th Place N.E, Suite 201 Bellevue, Washington 98005 Telephone: 425-449-4704 TEST PIT NUMBER TP-1 PAGE 1 OF 1 Fax: 425-449-4711 CLIENT H_a_ro_, l,LC __ ···-. PROJECT NUMBER 3481 L.. ·---··--·-·-- DATE STARTED _!!l~H PROJECT NAME !:ii!f_l}flJl1Q~ Gla_d~ Town_h.Of'.D~~---___ -·- --_____ --------~:;s-_______ .. ______ PROJECTLOC~TION _13~~-\N~_$hingt_Q~. ·-····-----_____ _ COMPLETED 816114 ···-·---·----GROUND ELEVATION TEST PIT SIZE .. _______ _ EXCAVATION CONTRACTOR Client.Provided. __ _ GROUND WATER LEVELS: EXCAVATION METHOD LOGGED BY SHA . CHECKED BY SSR AT TIME OF EXCAVATION - AT END OF EXCAVATION -- AFTER EXCAVATION -NOTES pep_t_t:,_ qf_Jgp~_oil & Sod _4": _ _lawn w a. :,: ~ffi li: E w"' w---'::;; 0 a.::, ::;;z ;'Ji 0 ' . I. ~---- C - -- - - TESTS MC=6.10% MC= 12.00% Fines = 13. 70% MC=11.00% (/} 0 en ~ TPSL SM u :i: "' a.a ~--' "' , .. , ,, . MATERIAL DESCRIPTION o_.s __ TC>F'SOIL --------- )40 Brown silty SANO with gravel, medium dense to dense, moist -becomes dense, unweathered -decreased silt content [USDA Classification: gray loamy SAND) Test Pit te·rmi·~;ted-ST 14.0 feet below existing grade. No grouMdWSter encountefeddUiirig excavation. Bottom of test pit at 14.0 feet "L--'-----'----------'----'---'----------------------------------' ~ I m t w ~ • Earth Solutions NW 1805-136th Place N.E., Suite201 Bellevue, Washington 98005 Telephone: 425-449-4704 TEST PIT NUMBER TP-2 PAGE 1 OF 1 Fax: 425-449-4711 CLIENT H~_rg_,_J .. J.Q __ _ PROJECT NUMBER .. ~481 PROJECT LOCA~~~ R~nt_qn 1_yy~!!!~J9.~-,-~ ---··--DATE STARTED 8/6114 ___ . __ COMPLETED J!161.!_40 ____ _ GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR Client Provided EXCAVATION METHOD GROUND WATER LEVELS, ATTIME OF EXCAVATION ::-__ AT END OF EXCAVATION -=--- AFTER EXCAVATION ----- LOGGED BY SHA. CHECKED BY __ SSR NOTES Depth __ of Topsoil & Sod 6": l~~-__ _ I ~£ w- Cl 0 5 - -- -- w ~O'. 1-W wai -'::;; D,_ ::, ::ez <( (/) TESTS MC= 13.40% MC: 9.40% Fines = 18.40% ui c..i 0 ::, SM () j: (!} D,_ 0 ~-' MATERIAL DESCRIPTION (!} ------ -decreasing fines content Brown silty SAND with gravel, dense, moist [USDA Classification: brown gravelly loamy SAND) ' I L 8.0 .. -------. _ Test pit terminated at 8.0 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 8.0 feet. . - '---'----'------'----'---'-------------------------~ CH2MHILL PROJECT NUMBER: 437060.03.31.10 I BORING NUMBER: B-2-12 SOIL BORING LOG I SHEET 1 OF 2 PROJECT: Renton Sunset Stormwate_r Retrofit/LID Project ELEVATION: LOCATION: Harrington Ave betwe_en_16th SL an~ 1:21-h St, SB Lane ____ _ . -------------__ O_~ll!J_NQ CONT_RA_CTOR: Greg~ry Drilti1!9~C .. Redmond, Was~n DRILLING METHOD ANO EQUIPMENT: CM_E_ 75 truck.mounted rig_, 14(1..lb auto-hammer with 30-inch drop, hollow stem auger WATER LEVELS Perched at 8 5' START 5/2912012 END· 5/29/2012 LOGGER T Valentine s s g Ww mu i< rW 0. C w~ 0~ 0 I ' 5_ - 10 C STANDARD SOIL DESCRIPTION COMMENTS g ~-Q ----------------------------z > < ~ C w C > ·W ~ 0 mW w 0 ~c r '" ~ i': z C 0 i I 6" SS-1 J 15" SS-2 .. PENETRATION TEST RESULTS - ---- 6"..6""6",6" 5-5-6 (11) 2-3-3 (6) ---- SOIL NAME. COLOR MOISTURE CONTENT, RELA.TIVE DENSITY OR CONSISTENCY, SOIL STRUCfURI:. MINERALOGY 0-0.2': ASPHALT PAVEMENT (2"). 0.2-0.7': SIL TV SAND (SM), brown, dry, medium dense, fine to medium sand. estimated 15-25% non-plastic fines, trace fine gravel, one coarse 1.5" diameter gravel 1.5-1.8': SIL TY SAND (SM), similar to above except loose. 1.8·2.7': SIL TY SAND {SM), tan, dry, loose, fine to medium sand, estimated 20-30% non-plastic fines DEPTH OF CASING. DRILLING RATE. DRILLING FLUID LOSS, TESTS, AND INSTRllMENTAT!ON Begtn drilling with hollow stem auger SIL TY SAND, SM, tan to grayish brown, dry, medium dense, See SS-3 laboratory test results. 14" SS-3 2-5-6 (11) 4.5 '---1---t--1-15' SS-4 -:_;:15 I (25/ 6 fine lo medium sand. non-plastic fines, trace fine gravel. SILTY SAND (SM), grayish brown, moist, medium dense, fine lo medium sand, estimated 20-30% slightly plastic fines, trace fine gravel, fines are non-plastic in upper 3" SIL TY SAND WITH GRAVEL jSM). same as above. " l"+J~;,, .. I I ---4 SIL TY SAND ISM). grnyish b1own, moi~. we11mm 8.2-8.4', I fi!\e to medium sand, fine sand in bottom 2", estimated 15- , "!4" j SS-S 10~~~;15 ~~% slightly plastic fines, estimated 25-35% fines in bottom 9 J_ J j ___ _ 10 18" 11.5 -------,---------< j POORLY GRADED SAND , WELL-GRADED SAND SS-7 11-11-12 (23) (SP/SW), grayish brown, moist, medium dense, ftr1e ta coarse sand, estimated 5% non-plastic fines, one fine subrounded gravel. 125 ~--~-~~--- SS-8 I POORLY GRADED SAND/ WELL-GRADED SAND (SPfSW), same as above 18" 14 I 9-14-18 (32) - Perched water at approximately B.5' -----, --· 15 CH2MHILL PROJECT NUMBER: 437060.03.31.10 I BORING NUMBER: 8-2-12 SOIL BORING LOG I SHEET 2 OF 2 P.!3,.Q~E"c;;:r: Re~on S_~_!:1~.!)I Stormwat.~r_Re_trofitl_LID_~roject ELEVATION: LOCATION· Harri_ngton_A_-ve_between ~_6th_Stand 12th St, SB Lane DRILLING CONTRACTOR: Greg~ry D_riJ[irn,; Inc.,_ Red_fT!~n_d,_\i".';'~shi_ng~on DRILLING_ METHOD AND EQUIPMENT:_ CME 75 truck.-_mounted rig:, 1~0..lb auto-hammer with 30-inch drop, hollow stem auger WATER LEVELS· Perched at 8 5' START· 5/29/2012 END· 5/2912012 LOGGER T Valentine 8-1 & STANDARD SOIL DESCRIPTION COMMENTS € 0 --· ~; I r z PENETRAT:QN t oc < TEST ~ESULT5 DEPTH 01-' CAS!NG. DRILLING RATE. w oc SOIL NAME, COLOR. MOIS fURE CONTEN r. RE:LA r IVE DENSITY I< ~ w --,. __ DR!LLING FLUID LOSS, TESTS, AND ~~ oc <D w OR CONSISTENCY. SOIL STRUCTURE, MINERALOGY ~ ~ I ~ u :, ~ 6"-.6".>3"-6" INSTRUMENTATION z w :, :,. " z~ 15 15 POORLY GRA01;;12 §Atu;! l W~LL-~BADED ~,MiD fSPISW). same as above. ,a" SS-9 11-19-23 (42) - -~-~3-··---- 1 ---·- 20 20 -PQQRL V GRADED SANO/ WELL GRACED SAND (SP/SW). same as above. i 14" SS-10 15-20-25 (45) ' ! 21.5 ----------------------l -l Bottom of hole at 21.S', Abandoned hole with bentonite. - - 25 -· -· 30 ! "1/1 CH2MHILL - PROJECT NUMBER: 437060.03.31.10 I BORING NUMBER: B-31T-12 SOIL BORING LOG I SHEET 1 OF 2 PROJECT: Renton Sunsel S1ormwater Retrofit/LID_Project __ _ ___ LOCATION: Ha~ton Ave between 161h __ St an_d __ 12th St_, SB_Lane ELEVATIO~N~'------_ ________ pRILLING_CON_!RACTQR: Gregoryf)_~Ui~_g .!.~~:· ~edl!'(!~~. -~~-h_in!l':?.1:1 .. ,!?_RILLING M.~-~_00 AND EQUIPMENT: CME 75 tru9'-fl!OUnte_d ri!;J, 140-lb auto-hammer with 30-inch drop, hollow stem auger WATER LEVELS· Not Encountered ~-0 STANDARD -z PENETRATION t < TEST RES UL TS w oc > w -·· 0 WW 0 ~~ 6"-0".J3"-6" w ~> oc z~ START· 5130/2012 ENO 5/30/2012 SOIL DESCRIPTION SOIL NAME.. COLOR, MOISTURE CONTENT, RELATIVE DENSITY OR CONSISTENCY. SOIL STRUCTURE, MINERALOGY LOGGER T Valenline COMMENTS DEPTH OF CASING. DRILLING RATE. DRILLING FLUID LOSS. TESTS, AND INSTRUMENTAT!ON 0 0 0-0.2.': ASPHAl T PAVEMENT {2"). Begin drilling with hollow stem auger. . I l ! 1.5 ' 17" 1r l • ! ' ' ' ' ' ! SS-1 I SS-2 12-13-16 (29) 9-16-23 (41) II I 15-24-26 9.2.-t.7': Sil TY SANO WITH GRAVEL {SMJ. brown. dry, medium dense, fine to medium sand, estimated 15-25% non- plastlcfines, estimaied 15-20% fine gravel SIL TY §AND f§MJ. grayish brown, dry, dense, fine to medium sand, estimated 15-25% non-plastic fines, trace fine gravel, iron oxide staining at 2.5'. 3•3.tr: Sil TY $AND (SM) same as above (SS-3A) -17 I SS-3 (50) ._r"t.~ I · j.: : 12-19-14 (33) 3.8-4.4': RLY t'.:;RADEO !::AMO, ... ELL ~RAOen ~--...... ~. grayish brown. dry, dense. fine 1o coarse sand, trao non-plaslie fines. (SS-3B) SILTY SANO, SM. grayish brown, dry, dense, fine to medium sand, estimated 15-20% non-plastic fines, trace fine gravel, one coarse subangular gravel, from 4.5-5' fines increase with dep1h with poorly graded sand with sitt at 4.5'. 10 15 11-18-17 (35) SILTY SAND (SM). grayish brown, dry, bottom 2'' moist, dense. fine to medium sand, esimated 15-25% non-plastic fine$, trace fine gravel, trace iron oxide staining. j..25_ --. --SILD' SAND ISMJ. similar to above except fine to coarse sand. 10-19-16 (35) 9 10 11.5 12 5 14 18" SS-6 ----------~-------i ·· 1~JI-----WELL-ORAOEDSANDWJTHSANDISW·SM} grayish brown, moist, dense. fine to coarse sand, estimated 5-15% 18.. ss.7 8-14-20 non-plastic fines, estimated 10% fine gravel, less than 5% (34) fines in bottom J". --------... j~l 18" SS-8 I 8 19-20 (39) [ __ -~--··-· WELL-GRACED SANO fSWI. grayish brown, moist, dense, line to coarse sand, estimated 5% non-plas1ic fines, 1race fine gravel. See SS-4 laboratory tesl results ""' CH2MHILL -PROJECT NUMBER: 437060.03.31.10 I BORING NUMBER: B-311-12 SOIL BORING LOG I SHEET 2 OF 2 PR_OJ_~CT: ~~~tc,_~-~"!~-~-~~o-~wa_!er ~etroriyu[:) Proie? ELEVATION: LOCATION: ___ Harrington A_v_e between 16th St and 12th St, SB Lar1e _ORl~UNG C:.9!:!!.~..f_I()_~~--Q_re_g_~ [)r:!_!!!!:!g )nc .. RedM!:!rJd. V\:'_~shingtol1 WATER LEVELS Petehed at El 5' 20 - I _I 25 I -' ' - - I I ,0 g i w ~ 7 15 16.5 18" I SS9 ] STANDARD I PENETRATION ~EST RESdLTS j 6K"6""6"'--QK 15-22-20 (42} i i --i----+--,----1 20,_~-~-- 1'" I SS-10 .. ?J.~. I-·-_/__ ' 11-16-37 (55) START 5/30/2012 END· 5130/2012 SOIL DESCRIPTION ---- SOIL NAME, COLOR. MOISTURE CONTENT, RELATIVE DENSITY OR CONSISTENCY. SOIL STRUCTURE. MINERALOGY WELL.GRADEn ~AND fS , same as above WELL GRADED SANO {SW) sooie as above. Bottom of hole at 21.5', LOGGER T Valentine COMMENTS DEPTrl OF CASING, DRILLING RATE, DRILLING FLUID l OSS, TESTS, ANO INSTRUMENTATION Abandoned hole with bentonite. lnfi!tralion Test ,, Drill new hole -5' from sampled hole. Bottom of hole at 4', Hole diameter 9" 9:29 Filled with water lo 3' above bottom of hole _ 9:58 Water dropped to 2'10". 10:13 Water dropped ta 2'9". 10:29 Water dropped to 2'8 .5" 10:47 Water dropped to 2'8". 11:34 Water dropped to 27". Fill la 3' above bottom or hole and maintain flow to keep constant head 12:03 End test. Flow estimated at -0.04 gal/min. • Earth Solutions NW GRAIN SIZE DISTRIBUTION 1805 -136th Place N.E., Sufte 201 Bellevue, WA 98005 Telephone: 425-284-3300 -------.. ----PROJECT NAME Harrington Glade Townhomes CLIENT j:I.Qr_QJ ... ~LC~-~ PROJECT NUMBER ES-3481 PROJE£1:l,Cl_C:~TION __ Renton ====~--------·-- f-- I Cl ~ >-m "' w z ii: !z UJ ~ w 0.. U.S. SIEVE OPENING IN INCHES I U.S. SIEVE NUMBERS I HYDROMETER 6 4 3 2 .5 1 ... 1123/B 3 4 6 810 1416 20 30 40 50 60 100140200 100 I r { ~ I I I I I I 9Sl--l---l---'--···---'---·. l++H·+-1---1-1-----ltt-H-H-----·--+I++~ 90 -----1----1++-l+·f··· --~ ·------- '-~ ---::,.... --.. --L-··---. .. -------····-·----f++-+---f-----1 '-, 85-·------+-1---1--1------------~ 80 ---.j--f-l+-l++-4---l---_, __ .u.,.,_ --,-· .. --- 75 ----------1+++++-I------·-----~ ----I-I--IJ.l---1-1-+~- 70 ----·--. _.._ ·----·-·- 65 --------··· 60------····-- \ 55 ----..... -'-------·H+t+tlH---1-1-----------· ---·- 50 ---~-------l--f-+---1 45 -l---+--+----H++++-l-+---·--++++++-!-+-+--+ 40 --·---------------r.-+---H-H 35 -1--. ------·---+H-1 l+-1-+--+----· 30 --------f---.j.j.j-H-J-+-f-+-------1--- 251-+-+-I--~-- 20 ·-1-· -----·------1+1----l--f 1--1--,--i-+-I--- 15 .. · · ·--+---·- 10 -'--· -------·-f--··---_.....,_,_,-+-_, ___ , __ __, -··---5 OL.l.....L--L-~LLLLL..l-L---,Jµ-LLLL..L....L-...UJ..LJ..L.L-l_L..--,Jc.W...Ll....L...1-..L.--,~LI...L..1...J__L_J,_~ 100 10 0.1 0.01 0.001 GRAIN SIZE IN MIUIMETERS !-------------~RAVEL ---·1····---... SAND caBBLEs ---- 1 ------1 ------------ ____ ______ . coarse __ .--~-----~rse __ n:i_edi~ ___ I.__ fine J ~------- SJ)eci1T1en Identification +-----Classification LL PL Pl Cc Cu " o TP-1 8.0ft. USDA: Gray Loamy Sand. uses: __i;'!._ ~ C'J TP-2 . 3.0ft. _ USDA: Brown Gravelly Loamy Sand. __ uses: SM w Gravel. b "'1-1----··--------·--·--·---. 5 U) ·--:, I;. .. ------·· <> Specimen Identification D100 ~ Nl TP-2 . ---iott: 37.5 .. -----· -------·-------- D60 0.505 0.582 D30 0.268 0.185 D10 [ii ~ TP-1------.;:-Oft. 19 tQ -------------·-------• w w N ------·--·-- $ -----1---------··--·-··-- %Silt __ LJoCl~y 13.7 ---· ----·· ·-+---18.0 ~f--+---~--. .. --------1--- "''---'---------'----....J.------'-----'----_,_ ____ .J_ ___ _J ________ __, 28 Hundred TOWNHOMES UNIT LOT SUBDIVISION AFFORDABLE HOUSING COVENANT When recorded return to: City Clerk City of Renton 1055 South Grady Way Renton, WA 98057-3232 AFFORDABLE HOUSING RESTRICTIVE COVENANT AND AGREEMENT Assessor's Property Parcel/ Tax Account Numbers: 722780169008 & 722780169503 Reference Number(s) of Documents assigned or released: N/A Grantor(s): Grantee(s): 1. Greystoke LLC, a Washington 1. City of Renton, a Washington municipal limited liability company corporation 2. Yves Tang LEGAL DESCRIPTION: (Abbreviated ar full legal must go here. Additional legal on page 2-3) LOT 25, BLOCK 46, CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, AN ADDITION TO THE CITY OF RENTON, ACCORDING TO THE PLAT THEREOF, EECORDED IN VOLUME 57 OF PLATS, PAGES 92 THROUGH 98, IN KING COUNTY, WASHINGTON. PLUS, LOT 26, BLOCK 46, CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, AN ADDITION TO THE CITY OF RENTON, ACCORDING TO THE PLAT THEREOF, RECODED IN VOLUME 57 OF PLATS, PAGES 92 THROUGH 98, IN KING COUNTY, WASHINGTON. AFFORDABLE HOUSING RESTRICTIVE COVENANT AND AGREEMENT This Affordable Housing Restrictive Covenant and Agreement ("Covenant") dated this 1 ___ day of 2017, is entered into between the City of Renton (the "City"), a Washington State Municipality and Greystoke LLC, a Washington State limited liability corporation located at , Renton, Washington 98056, Yves Tang and, husband and wife, (collectively the "Owner") of the property known as 28 Hundred. This Covenant applies to the real property and any buildings constructed on the property (the "Subject Property"), properly described in Paragraph 1. I. RECITALS be constructing or has constructed homes in a new according to the final subdivision plan dated recorded in the King County Recorder's Office under Recording No. ___________ (the "Development"); WHEREAS, Greystoke LLC, will subdivision named ---------~ and WHEREAS, Greystoke LLC will be constructing a Twelve (12) unit townhome Unit lot Subdivision within the City of Renton; WHEREAS, as a condition of the City of Renton approving the Development in accordance with its density bonus provision, as allowed by RMC 4-9-065, for affordable housing zoning as defined under RMC 4-11-010, the City has required a certain percentage of the homes within the Development be maintained as affordable housing; WHEREAS, this Covenant is designed to satisfy the conditions of the Renton Municipal Code by requiring that a minimum of two {2) units to be constructed on the Subject Property be maintained for a period of 50 years as affordable housing; WHEREAS, this Covenant shall run with the land and apply to and be enforceable against all current and future owners of the Subject Property, and shall restrict and impose limitations on the sale, resale, lease, rental, mortgaging and use of the Subject Property by the Owner, and its successors and assigns, in perpetuity; WHEREAS the Owner recognizes the special nature of the terms and conditions of this Covenant and, with the independent and informed advice of legal counsel, freely accepts the terms and conditions of this Covenant, including, without limitation, the terms and conditions that affect the marketability and the resale price of the Subject Property; and THEREFORE, in consideration of the foregoing recitals and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows: 1. The covenants shall apply to the following identified "Subject Property" 2 Legal: LOT 25, BLOCK 46, CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, AN ADDITION TO THE CITY OF RENTON, ACCORDING TO THE PLAT THEREOF, EECORDED IN VOLUME 57 OF PLATS, PAGES 92 THROUGH 98, IN KING COUNTY, WASHINGTON. PLUS, LOT 26, BLOCK 46, CORRECTED PLAT OF RENTON HIGHLANDS NO. 2, AN ADDITION TO THE CITY OF RENTON, ACCORDING TO THE PLAT THEREOF, RECODED IN VOLUME 57 OF PLATS, PAGES 92 THROUGH 98, IN KING COUNTY, WASHINGTON. Parcel Numbers: 722780169008 & 722780169503 Addresses: 2800 NE 12th Street Renton, WA 98056 Plus. 2801 NE 13th Street Renton, WA 98056 2. The Subject Property identified in Paragraph 1 must meet the definition of affordable housing found in RMC 4-11-010 and can only be sold or leased to residents whose household income is less than eighty percent (80%) of the median annual income adjusted for household size, as determined by the Department of Housing and Urban Development (HUD) for the Seattle Metropolitan Statistical Area, and who pay no more than thirty percent (30%) of household income for housing expenses. 3. Any sale or lease of the Subject Property identified in Paragraph 1 to any party or individual that is not in compliance with Paragraph 2 shall contravene the intent ofthis Covenant and be null and void. 4. The City of Renton shall be entitled to enforce these covenants as an intended beneficiary thereof. 5. The provisions of these paragraphs governing the sale or lease of the Subject Property shall run with the land and bind all holders, owners, lessees, occupiers, and purchasers of the Subject Property. These restrictive covenants apply in perpetuity and every subsequent instrument conveying an interest in all or any portion of the Subject Property shall include the restrictive covenant. 3 • 6. Owner shall cause the requirements of the restrictive covenant to be placed in all instruments that convey an interest in the Subject Property and shall file this document with the King County Recorder's Office, Seattle, Washington. 7. In any action of any kind relating to enforcement of this Restrictive Covenant the prevailing party shall be entitled to collect reasonable attorneys' fees and costs from the non-prevailing party in addition to any other recovery to which the prevailing party is entitled. 8. All parties agree to cooperate fully and execute any and all supplementary documents and to take all additional actions which may be necessary or appropriate to give full force and effect to the basic terms and intent of this Covenant. 9. The interpretation and enforcement of this Covenant shall be governed by the laws of the State of Washington and venue shall be proper in King County, Washington. 10. The waiver by one party of any provision or breach of this Covenant shall not be deemed a waiver of any other provision or breach of this Covenant. 11 If any provision of this Covenant shall be held by a court of proper jurisdiction to be invalid or unenforceable; the remaining provisions shall survive and their validity, legality and enforceability shall not in any way be affected or impaired thereby; and the court may, but shall not be required to, fashion a substitute for the provision held to be invalid or unenforceable. [The remainder of this page is blank; signatures are on the next page.] 4 , . f-Mfer-e,tt Executed this /ti day of ______ ~--· 2017. GREYSTOKE LLC By: Its: Managing Member STATE OF WASHINGTON ss. COUNTY OF I certify that I know or have satisfactory evidence that i~e'i. tA~" , known to me to be the ~"-l+.\111)\r: "4.3i!4,i~ of Greystoke LLC, signed this instrument and acknowledged it to be the free and voluntary act of said limited liability company, for the uses and purposes mentioned in the instrument. ~ Dated this _j2_ day of MAitttJ: 017. Notary Public State of Wasblugtou SANGL Y ANDY MEN MY COMMISSION EXPIRES October 08, 2019 Printed Na : ~ ,. M.<W NOTARY PUBLIC inandfor the State of Washington, residing at: ¥-\!N 1+»M I l;ll, My commission expires: Wtd!:' 8: , U',"I s Executed this '>o~ay of __ N_.._AUft~~~-~· 2017. STATE OF WASHINGTON COUNTY OF ss. I certify that I know or have satisfactory evidence that Yves Tang signed this instrument and acknowledged it to be his free and voluntary act for the uses and purposes mentioned in the instrument. Dated this ..if[!_ day of~"'A ....... W±~------~ Notary Public State of Washington SANGL Y ANDY MEN MY COMMISSION EXPIRES October 06, 2019 Printed Nam NOTARY PUB IC in and or the Sate of Washington. residing at: ~mJ 1+11$,6 , wt. My commission expires: f>c.J'JI¥"" 'ir 'Ul)"\ I 6