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COVENM | S~ CNUD]TIONS , AND RESTRICTIONS
HONEY CREE[
FEBRUARY 2«, 1990
PAGE NO. 1
DECLARATION
OF COVENANTS, CONDITIONS AND RESTRICTIONS
THIS DECLARATION, made on the date hereinafter set forth by,
Lakeridqe Development Inc. hereinafter referred to as "Declarant" .
WITNESSETH:
WHEREAS, Declarant is the owner of certain property in County
of King , State of Washington , which is more particularly described as:
Lots one through thirty-six of Division One, and lots one through
fifty-six of Division Two of Honey Creek Subdivision according to the
plat recorded in Volume Pages _____ , in King County,
Washington' ----
NOW THEREFORE , Declarant hereby declares that all of the
properties described above shall be held , sold and conveyed subject to
the following easements , restrictions, covenants, and conditions,
which are for the purpose of protecting the value and desirability of ,
and which shall run with , the real property and be binding on all
parties having any right , title or interest in the described
properties or any part thereof , their heirs5 successors and assigns ,
and shall inure to the benefit of each owner thereof .
ARTICLE I
DEFINITIONS
Section 1 . "Association" shall mean and refer to Honey Creek
Homeowners Association , its successors and assigns.
Section 2' "Owner" shall mean and refer to the record owner ,
whether one or more persons or entities, of a fee simple title to any
Lot which is a part of the Properties, including contract sellers , but
excluding those having such interest merely as security for the
performance of an obligation.
'
Section 3' "Properties" shall mean and refer to that certain
real property hereinbefore described , and such additions thereto as
may hereafter be brought within the jurisdiction of the Association.
Section 4. "Common Area" shall mean ' all real property
(including the improvements thereto) owned by the Assotiation for the
common use and enjoyment of the owners. The Common Area to be owned
by the Association at the time of the conveyance of the first lot is
described as follows:
Section 5. "Lot" shall mean and refer to any plot of land
shown upon any recorded subdivision map of the Properti
exception of the Common Area � � -----'---
^ CITY oFRswToN
' x"` . ~ .~-_
' UVED
COVENANTS, CONDITIONS, AnD RESTRICTIONS
HONEY CREB(
FEBRUARY 201 1990
PAGE NO. 2
Section 6. "Declarant" shall mean and refer to Lakeridge
Development Inc. , its successors and assigns if such t
successors Or
a
assigns should acquire more than one undeveloped Lot from the
DeclaranL for the purpose of development.
ARTICLE II
PROPERTY RIGHTS
section I . Owners ' Easements of Enjoyment . Every owner shall
^ t i and to the Common Area which
have a right and easement of enjoymen nith the title to every Lot ,
shall be appurtenant to and shall pass w
subject to the following provisions:
(a) the right of the Association to charge reasonable admission
fees and other f for the use OF any recreational facility
situated upon the Common Area;
(b) the right of the Association to suspend the voting rights
d right to use of the recreational facilities by an owner
an r g period during which any assessment against his Lot
for any per period not to exceed sixty (60>
remains unpaid; and for a per rules and
days for any infraction of its published
regulations;
(c) the right of the Association to dedicate or transfer allor
any part of the Common Area to any public agency, authority ,
or utility for such purposes and subject to such conditions
as may be agreed to by the members. No such dedication or
transfer shall be effective unless an instrument agreeing to
ran
such dedication or transfer signed by 2/3rds of each class
of members has been recorded '
Sec ~Section 2 Delegation of Use. Any owner may delegate , in
ordanc= with the By-Laws, his right of enjoyment to the Common Area
and facilities to the members o ,
acc b f his family , his tenants, or contract
purchasers who reside on the property'
ARTICLE III
MEMBERSHIP AND VOTING RIGHTS
Section 1 Every owner of a lot which is subject to
ec ^ Membership shall be
assessment shall be a member of the Association. L t
assess t be separated from ownership of any o
appurtenant to and may no
which is subject to assessment .
Section 2. The Association shall have two classes of voting
' membership:
\ A Class A members shall be all Owners, with the
� Class
th ' Declarant and shall be entitled to one vote for each
! exception of e ' per--, holds an interest in any Lot '
Lot owned. When more than one p
C()i |D[TIUNS , AND RESTRICTIONS
HONEY CREEL
FE8RUARY 20, 1990
PAGE NO. 3
all such persons shall be members. The vote for such Lot shall be
exercised as they determine, but in no event shall more than one vote
be cast with respect to any Lot .
Class B. The Class B member (s) shall be the Declarant and
shall be entitled to three (3) votes for each Lot owned. The Class B
membership shall cease and be converted to Class A membership on the
happening of either of the following events , whichever occurs earlier:
(a) when the total votes outstanding in the Class A membership equal
the total votes outstanding in the Class B membership , or (b) on
--------------------------
ARTICLE IV
COVENANT FOR MAINTENANCE ASSESSMENTS
Section 1 . Creation of the Lien and Personal Obligation of
Assessments. The Declarant , for each Lot owned within the Properties,
hereby covenants , and each Owner of any Lot by acceptance of a deed
therefor , whether or not it shall be so expressed in such deed , is
deemed to covenant and agree to pay to the Association: ( 1 ) annual
assessments or charges, and (2) special assessments for capital
improvements, such assessments to be established and collected as
hereinafter provided. The annual and special assessments, together
with interest , costs , and reasonable attorney 's fees, shall be a
charge on the land and shall be a continuing lien upon the property
against which each such assessment is made. Each such assessment ,
together with interest ` costs, and reasonable attorney 's fees, shall
also be the personal obligation of the person who was the Owner of
such property at the time when the assessment fell due. The personal
obligation for delinquent assessments shall not pass to his successors
in title unless expressly assumed by them.
° Section 2. Purpose of Assessments' The assessments levied by
the Association shall be used exclusively to promote the recreation ,
health , safety, and welfare of the residents in the Properties and for
the improvement and maintenance of the Common Area.
Section 3. Maximum Annual Assessment. Until January 1 of the
year immediately following the conveyance of the first Lot to an
Owner , the maximum annual assessment shall be sixty dollars ($60> per
Lot .
(a) From and after January 1 of the year immediately following
the conveyance of the first Lot to an Owner , the maximum
annual assessment may be increased each year not more than
5% above the maximum assessment for the previous year
without a vote of the membership.
(b) From and after January 1 of the year immediately following
the conveyance of the first Lot to an Owner , the maximum
annual assessment may be increased above 5% by a vote of
COVENANTS, CONDITIONS, AND RESTRlCTIOM
UOHEY CREEK
FEBRUARY 20, 1990
PAGE NO. 4
two-thirds (2/3) of each class of members who are voting in
person or by proxy, at a meeting duly called for this
purpose.
(c ) The Board of Directors may fix the annual assessment at an
amount not in excess of the maximum.
Section 4 . Special Assessments for Capital Improvements. In
addition to the annual assessments authorized above, the Association
may levy , in any assessment year , a special assessment applicable to
that year only for the purpose of defraying , in whole or in part , the
cost of any construction , reconstruction , repair or replacement of a
capital improvement upon the Common Area, including fixtures and
personal property related thereto, provided that any such assessment
shall have the assent of two-thirds (2/3) of the votes of each class
of members who are voting in person or by proxy at a meeting duly
called for this purpose.
Section 5' Notice and Quorum for Any Action Authorized Under
Sections 3 and 4. Written notice of any meeting called for the
Purpose of taking any action authorized under Section 3 or 4 shall be
sent to all members not less than thirty (30) days nor more than sixty
(60) days in advance of the meeting. At the first such meeting
called , the presence of members or of proxies entitled to cast sixty
percent (60%) of all the votes of each class of membership shall
constitute a quorum. If the required quorum is not present , another
meeting may be called subject to the same notice requirement , and the
required quorum at the subsequent meeting shall be one-half ( 1 /2) of
the required quorum at the preceding meeting. No such subsequent
meeting shall be held more than sixty (60) days following the
preceding meeting.
Section 6. Uniform Rate of Assessment . Both annual and special
assessments must be fixed at a uniform rate for all Lots and may be
collected on a monthly basis.
Section 7. Date of Commencement of Annual Assessments: Due
Dates. The annual assessments provided for herein shall commence as
to all Lots on the first day of the month following the conveyance of
the Common Area. The first annual assessment shall be adjusted
according to the Common Area. The first annual assessment shall be
adjusted according to the number of months remaining in the calendar
year . The Board of Directors shall fix the amount of the annual
assessment against each Lot at least thirty (30) days in advance of
each annual assessment period' Written notice of the annual
assessment shall be sent to every Owner subject thereto. The due
dates shall be established by the Board of Directors. The Association
shall , upon demand , and for a reasonable charge, furnish a certificate
signed by an officer of the Association setting forth whether the
assessments on a specified Lot have been paid. A properly executed
certificate of the Association as to the status of assessments on a
.- --
COVENANTS , [OHDITIUW, AND RESTRICTIONS
HONEY CREEK
FEBRUARY 201 1990
PAGE NO. 5
lot is binding upon the Association as of the date of its issuance'
Section 8. Effect of Nonpayment of Assessments: Remedies of the
Association. Any assessment not paid within thirty (30) days after
the due date shall bear interest from the due date at the rate of six
(6) percent per annum. The Association may bring an action at law
against the Owner personally obligated to pay the same, or foreclose
the lien against the property. No owner may waive or otherwise escape
liability for the assessments provided for herein by non-use of the
Common Area or abandonment of his Lot.
Section 9. Subordination of the Lien to Mortgages. The lien of
the assessments provided for herein shall be subordinate to the lien
of any first mortgage. Sale or transfer of any Lot shall not affect
the assessment lien. However , the sale or transfer of any Lot
pursuant to mortgage foreclosure or any proceeding in lieu thereof ,
shall extinguish the lien of such assessments as to payments which
became due prior to such sale or transfer. No sale or transfer shall
relieve such Lot from liability for any assessments thereafter
becoming due or from the lien thereof .
ARTICLE V
ARCHITECTURAL CONTROL
No building , fence, wall or other structure shall be commenced ,
erected or maintained upon the Properties, nor shall any exterior
addition to or change or alteration therein be made until the plans
and specifications showing the nature, kind , shape , height , materials,
and location of the same shall have been submitted to and approved in
writing as to harmony of external design and location in relation to
surrounding structures and topography by the Board of Directors of the
Association , or by an architectural committee composed of three (3) or
more representatives appointed by the Board. In the event said Board ,
OF its designated committee , fails to approve or disapprove such
design and location within thirty (30) days after said plans and
specifications have been submitted to it , approval will not be
required and this Article will be deemed to have been fully complied
with.
ARTICLE VI
USE RESTRICTIONS .
Section 1 . No noxious or offensive activity shall be carried
on upon any Lot or about the property, nor shall anything be done
thereon which may become an annoyance or nuisance to other Lot owners.
Section 2. The exterior of any building , structure or other
improvement , including front yard landscaping , shall be completed
within nine (9) months of commencement of construction so as to
present a finished appearance, and all construction materials and
debris shall be removed.
COVENANTS, C0|UTTIONS , AND RESTRICTIONS
HONEY CREB(
FEBRUARY 20, 1990
PAGE NO. 6
Section 3. No boats , trailers, motor homes, disabled vehicles
or other similar vehicles shall be parked or stored on any Lot in
excess of forty-eight (48) hours.
Section 4' All fences shall be constructed of wood or
approved material . Chain link will not be allowed. Between the
house line and any street line, no fence shall exceed 3 (three) feet
in height , and shall be maintained in good repair .
Section 5. Curtains, blinds or window shades shall be
installed on all windows facing or visible from public roadways within
thirty (30) days of occupancy. No newspapers, bed sheets or other
makeshift window coverings will be visible from roadway.
Suction 6. Finished ground floor area of the main residential
structure, exclusive of one story open porches , carports and garages,
shall be not less than 1200 square feet for a one story dwelling , a
two story dwelling shall have a main floor area of no less than 800
square feet , and any multi -level dwelling shall have a floor area of
no less than 1 ,050 square feet above the basement or garage level .
Section 7' Materials used in the construction of all
buildings and other structures shall be of the quality to conform with
the neighborhood standards, and shall be approved by the Architectural
Control Committee. At a minimum' any building face which is
predominately visible from the adjoining street (s) shall have natural
wood siding , painted or stained in earth tone colors or natural
finish'
ARTICLE VII
GENERAL PROVISIONS
Section 1 . Enforcement. The Association , or any Owner , shall
have the right to enforce, by any proceeding at law or in equity , all
restrictions , conditions, covenants , reservations , liens and charges
now or hereafter imposed by the provisions of this Declaration.
Failure by the Association or by any Owner to enforce any covenant or
restriction herein contained shall in no event by deemed a waiver of
the right to do so thereafter.
Section 2. Severability. Invalidation of any one of these
covenants or restrictions by judgment or court order shall in no wise
affect any other provisions which shall remain in full force and
effect '
Section 3. Amendment . The covenants and restrictions of this
Declaration shall run with and bind the land , for a term of twenty
(20) years from the date this Declaration is recorded , after which
time they shall be automatically extended for successive periods of
ten ( 10) years. This declaration may be amended during the first
COVENANTS, CONDITIONS, AND RI STR I CT I OH_;
HONFY CREEK:
FEBRUARY 20, 19 i c'r
FADE NO. 7
tNenty (20) year period by an instrument signed by not less than
ninety percent (90%) of the Lot. Owners, and thereafter by an
instrument signed by not less than seventy--f i.ve percent (75%) of the
Lot Ooners>. Any amendment must be recorded.
Section 4. Annexation. Additional residential property and
Common Area way be annexed to the Properties with the c..onsent of two--
third_, (2/5) of each class of members.
Section 5j. FHA/VA Approval . As long as there is a Class B
membership , the following actions will require the prior approval of
the Federal Housing Administration or the Veterans Administration:
Annexation of additional properties, dedication of Common Area, and
amendment of this Declaration of Covenants , Conditions and
Restrictions.
IN WITNESS WHEREOF, the undersigned , being the Declarant
herein , has hereunto set its hand and seal this ........ day of
Lakeridge Development Inc:.
Declarant
By: ........................
President
On this .... day of ............ 19-_--, before me, the undersigned , a
Notary Public in and for the State of Washington , duly commissioned
and sworn , personally appeared ------------------------- to me known
to be the president of said corporation , the corporation that executed
the foregoing instrument , and acknowledged the said instrument to be
the free and voluntary act of said corporation and on oath stated that
they were authorized to execute the said instrument .
WITNESS my hand and official seal hereto affixed the day and year
first above written.
Notary Public in and for the State of
Washington , residing at .......................
My appointment expires
CITY OF RENTON
MEMORANDUM
DATE: August 21 , 1991
TO: Gregg Zimmerman r{L,
FROM: Dave Jennings
SUBJECT: HONEY CREEK RIDGE APPLICATION NO.
PRELIMINARY PLAT/RE-ZONE REVIEW
Stormwater Facilities shall be designed in accordance with the adopted portions of the
King County Surface Water Design Manual, all applicable City of Renton construction
specifications, and standard details.
The proposed detention facilities should be designed by or with the review and
approval of a licensed geotechnical engineer due to the potential impacts of failure
and/or erosion downstream of the proposed facility.
All stormwater should be tightlined from the failure and/or storm drainage system to
the outfall locations to Honey Creek. No uncontrolled discharge of surface water
runoff shall be allowed over or down any portion of the sloped areas south and west of
the proposal toward Honey Creek.
The top of slope and intended setbacks should be shown on plans.
No biofiltration is shown for the tract A stormwater detention facility.
No conceptual drainage design calculations were submitted.
D:91-588:DEJ:ps
CC: Randall Parsons
DEPARTMENT OF PLANNING/BUILDING/PUBLIC WORKS
�Or.:TGlVl,�1c�N
ENVIRONMENTAL CHECKLIST REVIEW SHEET `��
.�t i!7
Z 199'
REVIEWING DEPARTMENT:
DATE CIRCULATED: 8/2/91 COMMENTS DUE: 8/16/91
APPLICATION NO(S): ECF;PP;R-033-90
PROPONENT: Wm.Wayne Jones,Jr.
PROJECT TITLE: Honey Creek Ridge
BRIEF DESCRIPTION OF PROJECT: Applicant seeks a rezone on a 21 acre portion of Honey Creek Ridge and a
preliminary plat to subdivide a 51 acre site into 96 residential lots.
LOCATION: Between SE 96th PI on the north,Honey Creek on the west,SE 104th St on the south and 126th Ave SE on the
east.
SITE AREA: 51 acres total BUILDING AREA(gross): N/A
IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS: PROBABLE PROBABLE MORE
MINOR MAJOR INFORMATION
IMPACT IMPACT NECESSARY
1. Earth
2. Air
3. Water
4. Plants
5, Animals
6. Energy&Natural Resources_
7. Environmental Health
8. Land&Shoreline Use
9. Housing
10. Aesthetics
11. Light&Glare
12, Recreation
13. Historic&Cultural Preservation
14. Transportation_
15. Public Services
16. Utilities 1
COMMENTS:
N �"'/ "�G� / /dti, 5(t.O.�l./ (ate s✓br+;�e.( p`-�i rep.%B*.r
441 G�-�W11�bt�r� w.,•7 �
e have reviewed this application with particular attention to those areas in which we have expertise and have identified
areas of a Impact or eas where additional Information is needed to properly assess this proposal.
i
3 9�
SI nature of Director/Autho ed Representative Dat
p KJ�SoJ b y.✓!�/ trss �r „ �' '7�ve �%Re .6/88
/
-yN
ENVIRONMENTAL CHECKLIST REVIEW SHEET y,;
• ! � 79g1
REVIEWING DEPARTMENT:
DATE CIRCULATED: 8/2/91 COMMENTS DUE: 8/16/91
APPLICATION NO(S): ECF;PP;R-033-90
PROPONENT: Wm.Wayne Jones,Jr.
PROJECT TITLE: Honey Creek Ridge
BRIEF DESCRIPTION OF PROJECT: Applicant seeks a rezone on a 21 acre portion of Honey Creek Ridge and a
preliminary plat to subdivide a 51 acre site into 96 residential lots.
LOCATION: Between SE 96th PI on the north,Honey Creek on the west,SE 104th St on the south and 126th Ave SE on the
east.
SITE AREA: 51 acres total BUILDING AREA(gross): N/A
IMPACT REVIEW ON ENVIRONMENTAL ELEMENTS: PROBABLE
LE PROBABLE MAJOR R INFORMATION
IMPACT IMPACT NECESSARY
1. Earth —
2. Air
3. Water —
4. Plants__
5. Animals
6. Energy&Natural Resources
7. Environmental Health
8. Land&Shoreline Use
9. Housing
10, Aesthetics
11. Light&Glare
12. Recreation
13. Historic&Cultural Preservation —
14. Transportation
15. Public Services
16. Utilities
COMMENTS: <S� �`�/�°%M ✓ham).
�dy, 5 !a/ ✓/.�: � p�/ rep.%ev
moo/ vo v
� oWn a"1
e have reviewed this application with particular attention to those areas in which we have expertise and have Identified
areas of b e impact or eas where additional information Is needed to properly assess this proposal.
Si nature of Director r or
ed Representative / Dat %�
Iso G ✓� �l d�/�¢ir7a''.r� p��i(i�� /f �oC/J R �
`i
e nvrvshl
C)IV
. /S
CITY OF RENTON
MEMORANDUM
DATE: August 21, 1 991
TO: Gregg Zimmerman
FROM: Dave Jennings v-5
SUBJECT: HONEY CREEK RIDGE APPLICATION NO.
PRELIMINARY PLAT/RE-ZONE REVIEW
Stormwater Facilities shall be designed in accordance with the adopted portions of the
King County Surface Water Design Manual, all applicable City of Renton construction
specifications, and standard details.
The proposed detention facilities should be designed by or with the review and
approval of a licensed geotechnical engineer due to the potential impacts of failure
and/or erosion downstream of the proposed facility.
All stormwater should be tightlined from the failure and/or storm drainage system to
the outfall locations to Honey Creek. No uncontrolled discharge of surface water
runoff shall be allowed over or down any portion of the sloped areas south and west of
the proposal toward Honey Creek. r
The top of slope and intended setbacks should be shown on final plans.
No biofiltration is shown for the tract A stormwater detention facility. r
No conceptual drainage design calculations were submitted.
D:91-588:DEJ:ps
CC: Randall Parsons
. r
e� CONTENT LIST FOR DRAINAGE REPORT
FOR CONCEPTUAL DRAINAGE PLAN
i
A. Stamped and signed by a Washington P.E. on the front page. Complete
Technical Information Report (TIR) Worksheet that is enclosed.
B. Briefly describe the construction involved.
C. Describe existing and proposed on-site drainage features.
D. CORE AND SPECIAL REQUIREMENTS
1. Show that Core Requirements 1-5 in Section 1.2 are addressed.
2. Show that all Special requirements in Section 1.3 that are applicable to
this project are addressed.
E. Use the SBUH/SCS hydrograph method to compute required on-site detention.
(Using 2,10, and 100 24 hour design storm events for pre-developed and post-
developed conditions (6 separate peak flows). This should show sizing for the
peak rate runoff control(retention/detention) facility, with a routing table.
F. Biofiltration preliminary and conceptual design calcs (per Section 4.6), if for
project site sub-basins with more than 5000 square feet of new impervious
area subject to vehicular use or storage of chemicals.
G. Wet pond sizing preliminary and conceptual design calcs (if there is more than
1 acre of new paved impervious area and meets other conditions of Special
Requirement #4).
H. A Level 1 Downstream Analysis, as described in Core Requirement 1t2. (Level
2 or 3 analysis may be requested later if a downstream problem is found or
anticipated from review of the initial submittal of the Drainage report).
ALL REFERENCES REFER TO THE 1990 KING COUNTY
SURFACE WATER DESIGN MANUAL.
91.242:KDS:ps
..
CITYOF RENTON
ANNINGJBULDINGJPUBLIC WOFK5DEPARTMENT OF PL
MASTER``APPLICATION
PP-033-90,ECF
OWNER ` TYPE OF APPLICATION & FEES
Lakeridge Development, Inc Tomberg/Santa X REZONE $ 504.78
P.O. Box 146 c/o Bob Tomberg _SPECIAL PERMIT $
Renton, WA 98057-0146 5611 - 119th SR suite 2 TEMPORARY PERMIT $
(206) 228-9750 Bellevue, WA _CONDITIONAL USE PERMIT $
(w)746-1181 _SITE PLAN APPROVAL $
_SPECIAL PERMIT $
Richard E I nga B. Rafat jah Lydia Svetich _GRADE & FILL PERMIT $
QEEUD-I M-SML 3000 Scottsdale Pd (NO. CU. YDS: )
APO NY 09757 Reno, Nevada 89512 _VARIANCE $
Phone 011-496-184-54273 (702)673-6206 (FROM SECTION: )
_WAIVER $
.... _ROUTINE VEGETATION
CONTACT PERSON APPLICANT ........ . MANAGEMENT PERMIT $
..:..:..:....:....::::::.
_BINDING SITE PLAN $
NAME:
Wm. Wayne Jones, Jr. SHORELINE PERMIT:
I
ADDRESS: _SUBSTANTIAL DEVELOPMENT $
P. 0. Box 146 _CONDITIONAL USE $
_VARIANCE $
CITY: ZIP: _EXEMPTION
Renton, WA 98057-0146 REVISION
TELEPHONE NUMBER: SUBDIVISION:
(206) 228-9750
_LOT LINE ADJUSTMENT $
PROJECT INFORMATION SHORT PLAT
. . $
:...:..... . ..: .... ..
—TENTATIVE PLAT $
I PROJECT OR DEVELOPMENT NAME: x PRELIMINARY PLAT $ 2420
_FINAL PLAT $
N
Honey Creek Ridge O. OF LOTS: 96
PLAT NAME: Noret, C':�PP�--DiAgP
PROPERTY/PROJECT ADDRESS(S)/LOCATION:
PLANNED UNIT DEVELOPMENT: $
Generally S & W .of 124th .eve SE
& SE of SE 100th St. _PRELIMINARY
1 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): _FINAL
See Attached Assessor's Maps MOBILE HOME PARKS: $
f EXISTING LAND USE(S): _TENTATIVE
flit' vacant Land _PRELIMINARY
FINAL
EXISTING ZONING: X ENVIRONMENTAL REVIEW $127.50
I See Copy of Prelim. Plat
R-I,' G-1, S-R7200, SC-P
PROJECT VALUE: $ 250,000
SENSITIVE AREA: Honey Creek
PROPOSED LAND USE(S): APA: _ 1 _2 x_OTHER _N/A
Single Family Housing SEWER MORATORIUM AREA: YES X NO
f
PROPOSED ZONING: TOTAL FEES: $
Existing For Division 1 & 3 (R-1,G-1 POSTAGE PROVIDED: $31:9fjESNO
Rl for Division 2
SITE AREA (SQ.-FT. OR ACREAGE):
51 Acres: Entire Site Total
21 Acres: To Be Rezoned
1
RIANNING DIVISION
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LEGP` DESCRIPTION OF PROPERri.
if mores is re wired, please attach A se rate sf
q .,.
LEGAL DESCRIPTION:
THAT PORTION OF THE EAST HALF OF THE NORTHWEST QUARTER OF SECTION 4, TOWNSHIP 23
NORTH,RANGE 5 EASE,WILLAMETTE MERIDIAN,IN KING COUNTY,WASHINGTON,DESCRIBED AS
FOLLOWS:
BEGINNING AT THE SOUTHEAST CORNER OF SAID SUBDIVISION,THENCE N 88° 19' 29" W 181.55'.
ALONG THE SOUTH LINE OF SAID SUBDIVISION 445',THENCE N 11°08' 29"W 181.55',THENCE N 81°
08' 29" W 98.20', THENCE N 00° 51' 31" E 232.97',THENCE N 32° 08' 29" W 499.09', THENCE N 89° 08'
29" W 169.83', THENCE N 09°08' 29" W 104.29', THENCE N 45° 38' 29" W 343.30' TO A POINT ON THE
WEST LINE OF SAID SUBDIVISION, BEING S 00° 51' 31" W 47.27' FROM THE NORTHWEST CORNER
OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 4,THENCE EAST
185.43',THENCE NORTH TO THE SOUTHWESTERLY MARGIN OF SOUTHEAST 97th STREET,THENCE
SOUTHERLY ALONG SAID MARGIN TO THE NORTHEASTERLY MARGIN OF 120th PLACE SOUTHEAST,
THENCE NORTHERLY AND WESTERLY ALONG SAID MARGIN TO A POINT ON THE SOUTHERLY
EXTENSION OF THE WEST LINE OF THE PLAT OF PARADISE ESTATES, ACCORDING TO THE PLAT
THEREOF RECORDED IN VOLUME 95 OF PLATS,PAGE 93 IN KING COUNTY,WASHINGTON,THENCE
NORTH ALONG SAID SOUTHERLY EXTENSION TO THE SOUTHWEST CORNER OF SAID PLAT,THENCE
S 880 15' 36" E ALONG THE SOUTH LINE OF SAID PLAT 555.64', THENCE S 01° 16' 00" W 392.7',
THENCE S 880 17' 00" E 555.64' TO THE EAST LINE OF SAID SUBDIVISION, THENCE S 01° 16' 00" W
ALONG SAID EAST LINE 1,513.75' TO THE TRUE POINT OF BEGINNING.
ALSO KNOWN AS LOT A OF RING COUNTY LOT LINE ADJUSTMENT NUMBER 585109.(TAX LOTS 7,336,337,338,339,AND 340.)
LOTS 1 THROUGH 7,IN BLOCK A,LOTS 1 THROUGH 24 IN BLOCK B,LOTS 1 THROUGH 15 IN BLOCK
C, LOTS 1 THROUGH 5 IN BLOCK D, AND TRACT "F", OF ALBERT BALCH'S SIERRA HEIGHTS No. 5,
AS PER PLAT RECORDED IN VOLUME 65 OF PLATS, ON PAGE 30, RECORDS OF KING COUNTY,
SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON.
THE SOUTH 392.7'OF THE NORTH 785.4'OF THE WEST 210'OF THE EAST 555.64'OF THE NORTHEAST
QUARTER OF THE NORTHWEST QUARTER LESS THE NORTH 20' OF THE EAST 180' THEREOF.
AFFIDAVIT
1, �Oo� xl nc being duly sworn, declare that I am (please check one) the authorized
representative to act for the property owner, _the owner of the property involved in this application and that the foregoing
statements and answers herein contained and the information herewith submitted are in all respects true and correct to the
best of my knowledge and belief. ��N HARlSO�,�
Z
g10N
SUBSCRIBED AND SWORN TO BEFORE ME THIS
C2(-C DAY OF 19 Cl j Ci
( NOTARY N
----------
PU BLIC 1
NOTARY PUBLIC IN AND FOR THE STATE OF
WASHINGTON, RESIDING AT:
a e AKA
(Nam of Notary Public) (Signature of w er)` 1i
Ilk
(Address) (Address)
(City/state/zip) (City/state/zip)
(Telephone) (Telephone)
Acceptance of this application and required filing fee does not constitute a complete application. Plans and other material
required to constitute a complete application are listed in the"Application Procedure."
Lakeridge Development , Inc .
P. O. Box 146 • Renton, Washington 98057 • (206) 228-9750
July 25, 1991 FLANNi►GGixf
C7YY OF PV;,.
JUG 2, 6
Don Erickson, A. I .C.P . ;
Chief, Current Planning Department
City of Renton
Municipal Building
200 Mill Avenue South
Renton, Washington 98055
Dear Mr Erickson:
Lakeridge Development, Inc. is pleased to submit the following
justification for the rezoning of a portion of the preliminary Plat
of Honey Creek Ridge (approximately 21 acres) .
BACKGROUND
The area contained in the requested rezone is a portion of the
territory currently in the process of being annexed to the
City of Renton known as the Honey Creek Ridge Annexation.
The Honey Creek Ridge Annexation includes a majority of
Division 2 and all of Division 3 of the proposed Honey Creek
Ridge Subdivision. It is the current policy of the Renton
Planning Department to place a Zoning designation of G-1 onto
all properties annexed into the City.
Exhibit A, attached, shows that there are existing platted
lots within the Albert Balch' s Sierra Heights #5 portion of
the rezone area. The existing platted lots, (53) , are not
currently buildable due to lack of sewers .
s
COUNTY:ZONING AND 'COMPREHENSIVE PLAN
The current King County zoning designations of the proposed
rezone area is shown on Attachment A and sheet 1 of 8 of the
preliminary plat submittal . Division 3 and a portion of
Division 2 at the southwest corner of NE 0-23-05 is
designated as SC-P (Suburban Cluster - which allows for a
minimum lot size of 9600 square feet when serviced by sewers) .
• The remainder of the rezone area is designated as S-R 7200
(Suburban Residential - which allows for an average lot size
of 7200 square feet allowing for right-of-way areas to be
included in the averaging) .
The April, 1985 King County Comprehensive Plan classifies the
area as "Urban" .
The proposed rezone is consistent with both the current King
County Zoning and Comprehensive Plan.
CITY OF RENTON ZONING AND COMPREHENSIVE PLAN
The proposed rezone area is planned to be annexed with a G-1
designation consistent with current Planning policy. The
property within the City adjacent to the northwestern portion
of the proposed rezone area is designated as R-1 Residential .
See attached Exhibit B. The properties within the City
adjacent to the western boundary of Albert Balch' s Sierra
Heights #5 have current zoning designations of R-1 and G-1 .
The area designated G-1 is within a broad swale that is mostly
down slope of the approximate 40o grade break.
The City of Renton Comprehensive Plan designates the majority
of the proposed rezone as R-1 Residential . A small area at
the southwest corner of Albert Balch' s Sierra Heights #5 is
designated as Greenbelt . See attached Exhibit C.
JUSTIFICATION
The purpose of the requested rezone will be to restore the
zoning of a portion of the annexation area to a land use
designation that is consistent with the current County zoning
and Comprehensive Plan, the policies set forth in the Renton
Comprehensive Plan , the surrounding single family character of
the neighborhood, and HR2929 which requires Cities to absorb
a fair proportion of growth in areas where services and
infrastructure can be made available at a reasonable cost .
Thank you for your consideration.
Sincerely
s
David W. Casey
Project Manager
Lakeridge Development, Inc.
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Lakeridge Development , Inc .
P. O. Box 146 • Renton, Washington 98057 (206) 228-9750
July 8, 1991
. c,.
Don Erickson, A. I .C.P . 6 ��
Chief, Current Planning Division jU
91
City of Renton Municipal Building
200 Mill Avenue South ' `'
Renton, Washington 98055
Dear Mr Erickson:
Lakeridge Development Inc . is pleased to resubmit the Preliminary
Plat of Honey Creek Ridge for your department' s review. We began
the process of preparing this Preliminary Plat in the spring of
1989 . Currently, City planning staff is reviewing the draft
Annexation Notice of Intent (NI) which is anticipated to be
submitted to the Washington State Boundary Review Board in July
1991 .
The Honey Creek Ridge Annexation Public Hearings expanded to
include a wide variety of development related issues . During the
annexation process, Lakeridge has worked formally and informally
with most of the departments within the City evaluating the various
issues concerning both the annexation and the proposed Honey Creek
Ridge project . Lakeridge has meet with the Parks Department, the
Storm Water Utility section, the Wastewater Utility Engineering
section, the Traffic Engineering section, the Police Department,
Fire Department, Long Range Planning, and Current Planning Section.
We have gone door to door in the neighborhood adjacent to the
project introducing ourselves and asking for comments regarding our
proposal, and have participated in community meetings with
residents who are concerned about the proposed L. I .D. . Throughout
the entire process Lakeridge has strived to incorporate the
comments and concerns obtained during our meetings over the past
two years into the revised preliminary plat design and in the
preparation of the S .E .P .A. checklist .
When our Preliminary Plat application was originally submitted on
March 16, 1990, the Long Range Planning Department was permitting
the simultaneous review of preliminary plat and annexation
applications . Subsequent to the submittal of the preliminary plat
application, we received correspondence from the City Planning
staff indicating that the review of the application would not
proceed until the 60o application was filed (see attached) . As
indicated in the attached letter Lakeridge retrieved our
application submittal materials while maintaining our project
status with the Planning Department as a "project-on-hold" and
maintaining our file number. Presently, Lakeridge has obtained
Council approval of the 60o annexation petition and is now pleased
Don Erickson, A. I .C.P .
July 8, 1991
Page 2 .
to offer the following for your review:
1 . Application Form and Affidavit of Ownership (12 copies) .
2 . The Required Application and Environmental Checklist Review
fee was submitted on March 16, 1990 . Lakeridge has been
informed that the fee is still valid.
3 . vicinity Map (12 copies - Sheet 1 of 8) ) , and a 100 Scale Plan
Sheet of the Entire Site Showing the Proposed Utilities (12
Copies - Sheet 2 of 8) .
4 . Preliminary Plat (12 copies - Sheets 3, 4, 6, and 7 of 8) . The
preliminary plat plan sheets are on 24" X 36" sheets . We
discussed this with the staff in the planning department, and
we both felt that this would show more of the project and
would make it easier for the staff to review. Additionally,
the scale of the plan sheets is 1" = 60' which allows for each
division to be shown on one plan sheet . We are aware that the
scale will have to be changed to 1" = 40' prior to submitting
the final revised preliminary plat to the Hearing Examiner.
5 . Proposed Conditions, Covenants, and Restrictions (C.C. &R. )
(12 copies) .
6 . Since the Preliminary Plat is based upon field topography,
there are no conditions or features that have not been shown,
and a narrative is not included with this package.
7 . The names and addresses of all adjacent property owners within
300' of the proposed project is attached (12 copies) .
Additionally, one set of address labels, is included for the
mailing out of the public hearing notices .
8 . One Super-K reduction of each sheet of the first submittal
plans is included. (8 total) It is assumed that a revision
will occur prior to the public hearing. A new Super-K
reduction will be submitted prior to the hearing examiners
review.
9 . The Environmental Checklist (12 copies) .
10 . A Geotechnical Report, and Supplemental Geotechnical Report by
David L. Nelson dated July 1989, and May 17, 1991 are included
as Appendix E and F respectively in the revised S .E.P .A.
Checklist (12 copies) .
11 . A Traffic Impact Analysis report by Christopher Brown &
Associates, dated February 15 1991 is included as Appendix G
i •
Don Erickson, A. I .C .P .
July 8, 1991
Page 3 .
in the revised S .E .P .A. Checklist (12 copies) .
12 . Tree Preservation Plan by Nathan Hale dated February 18, 1990
(12 copies -plan sheets 5 and 8) .
(The above listed submittal items have minor changes or additional
information to the original application and will supersede previous
submittals . )
13 . While not required for this submittal, we have included 4
copies of the April 1, 1991 Public Hearing transcript for
informational purposes .
A Tentative Plat of the Honey Creek Ridge project was submitted for
review in the fall of 1989 . The Tentative Plat was reviewed by the
Technical Advisory Committee on September 27, 1989 . The following
is a brief response to the concerns raised at the meeting and
communicated to Lakeridge by letter dated October 4, 1989 from
Jeanette Samek-McKague; they are covered in greater detail in the
environmental checklist .
SLOPES/GREENBELT DESIGNATION
Plan sheets 3 an 6 show the 40% slope line and the 25-40%
slope areas . In most cases backyard lot lines are at or are
close to the 40% slope line . Lakeridge has carefully
considered each lot adjacent to the 40% line . For most of the
lots, the required 25' backyard setback is adequate to provide
a safe building area. The backyard setbacks for lots 2 through
5 in Division 2 were adjusted to provide an appropriate
setback with respect to the 40% slope line . The area adjacent
to and including the stream that is not as being included in
lots or tracts is proposed to be dedicated to the City of
Renton Parks Department .
VEGETATION
This issue has been addresses by the inclusion of the "Tree
Plan" which are plan sheets 5 and 8 .
ELECTROMAGNETISM IMPACTS .
Lakeridge has submitted to the planning department information
concerning appropriate setbacks from electric transmission
lines . The setbacks shown on the preliminary plat (251 ) from
the edge of the transmission easement are consistent with
recommended setbacks from transmission easements with similar
ultimate transmission capability (230kV) . The lines are
i •
Don Erickson, A. I .C.P .
July 8, 1991
Page 4 .
currently carrying 115kV. The information is also included as
Appendix H in the revised S .E.P .A. Checklist .
TRAFFIC IMPACTS
A Traffic Impact Study has been submitted with this
application as Appendix G of the revised S .E.P .A. checklist
that has analyzed the actual potential impact of the
subdivision. Additionally, Lakeridge is proposing to extend
S .E . 100th to the east to connect with S .E. 101st ST, and to
make all the necessary roadway improvements associated with
the extension . The mitigations within the proposal will
greatly minimize the traffic impact to the existing
neighborhood.
PUBLIC SERVICES / UTILITIES :
The existing water lines as well as proposed water and sewer
lines are shown on plan sheet 2 . The proposed hydrant
locations are also shown. Police : The increased tax base as a
result of the subdivision will enable the City to increase the
police force which will in turn reduce the response time .
Fire : Each division will have two access points . Hydrants will
be appropriately located, and the increased tax base to the
City will enable the City to provide resources necessary to
keep the response time to a minimum. Parks : Lakeridge has
meet with the Parks Department and is planning to dedicate
approximately 19 acres of open space and stream corridor to
the Department .
If you have any questions concerning any of the items submitted
with this, please feel free to contact either myself or Wayne
Jones . Thank you for your consideration.
Sincerely,
David W. Casey
Project Man r
Lakeridge De opment, Inc .
L: \HONEYCRK\HONEYCRK.APP
4,10 >3— CITY OF RENTON
"LL BUILDING DIVISION
Earl Clymer, Mayor Ronald G. Nelson, Building Official
April 5, 1990
William Wayne Jones
811 Renton Avenue South
Renton, Washington. 98055
Re: Honeycreek Ridge, South and West of 124th Avenue S.E.; S.E. 100th Street (PP 033-90)
Dear Mr. Jones:
The Community Development Department has received the above referenced application. The
application materials appear to be complete, however, we cannot begin the preliminary review
process until you have filed the sixty percent petition for annexation.
If you plan to file this petition by April 16, 1990, we will be pleased to hold your application
materials in our files. If you believe that completing the petition project will take a longer
period of time, we would urge you to retrieve your application materials and resubmit them in
conjunction with the petition.
If you have any questions, please contact me at 235-2550.
Sincerely,
Lenora Blauman
Project Manager
200 Mill Avenue South - Renton, Washington 98055 - (206) 235-2540
CITY OF RENTON
Planning/Building/Public Works Department
Gregg Zimmerman P.E.,Administrator
Jesse Tanner,Mayor
January 11, 2000
Mr. George Anglin
3207 NE 25°i St.
Renton, WA 98056
SUBJECT: MAINTENANCE OF HONEY CREEK SUBDIVISION PRIVATE
DETENTION POND
Dear Mr. Anglin:
Thank you for your January 9 letter. I understand from the points you have raised that there is
some uncertainty involved in the collection of dues associated with your homeowners association.
It is certainly not my intention to meddle in this issue, but having been a member of three
homeowners associations myself over the last twelve years, it is my experience that the bylaws of
homeowners associations are usually established in a binding homeowners association agreement
that is recorded with the County Assessor's office, along with restrictive covenants and other
property encumbrances. The agreement establishes the dues as being mandatory rather than
voluntary payments. The dues are set at a level that will adequately fund infrastructure and
common area maintenance,and other services that the homeowners association members vote to
provide. It is certainly the City's intention that the homeowners association fund maintenance
needed for the subdivision's infrastructure, including the detention pond. This requirement was
recorded as a condition of the plat. From the City's standpoint,therefore, it is the homeowners
association's legal obligation to maintain the detention pond. As I mentioned in my previous
letter, many homeowners associations enter into a contract with a construction company, and pay
for maintenance using the homeowners association dues. It is generally not an extremely
expensive item. My guess is that normal preventive maintenance would cost at most about
$50.00 per year per home.
I will say a word about why the City sets up the pond maintenance responsibilities in this way.
Our surface water utility is funded by rates that you and our other citizens pay. The charge of
$5.23 per month per home pays for all drainage and water quality improvements in city streets
and rights-of-way, and also for river flood control and projects beneficial to salmon. A rate
increase and the hiring of additional staff would be needed in order to provide services beyond
the duties described. The City has decided to maintain the rates at their current level,and focus
our efforts on our current responsibilities. This requires that the homeowners associations accept
maintenance of the private facilities as part of their infrastructure maintenance responsibilities.
Business and industry in Renton are also responsible for maintaining their private systems.
The purpose of the detention pond is to collect rainwater runoff from the development and hold it
in the basin, releasing it to Honeycreek at a rate no higher than the rate water used to run off of
the site before development. A discharge structure and a flow control orifice provide this control.
Instead of running unimpeded into Honeycreek, the runoff water backs up and is stored in the
pond. The pond also provides some water quality improvements,allowing silt and debris to drop
out and not be carried to the creek. Both of these functions are very important. High flows of silt
DocumeiiOcor
1055 South Grady Way - Renton, Washington 98055
ti
January 11, 21000
Pare
bearing water can damage the creek environment and harm fish. They can also lead to erosion of
the bank, Which could ultimately cause damage to property adjacent to the ravine. High
discharge flows can also contribute to flooding of downstream portions of the creek, which can
damage property there. Proper maintenance of the facility will keep it in good operating order,
and will therefore protect the creek and the property owned by the homeowners. Without proper
maintenance, the flow control orifice can plug, causing flooding of the pond and preventing the
pond from emptying after the storm. Pond overflow could contribute to flooding downstream,
bringing possible liability to the homeowners association. Also,the pond could become
overgrown and unsightly,and silt and debris can build up. We think that it is important to the
City,the neighborhood, and the environment that this pond be properly maintained.
In order for the City to take on the responsibility for the maintenance of this and other private
facilities,a decision would have to be made by the City policy makers to increase the services
provided by the surface water utility. This would make it necessary to hire more staff and raise
the utility rate. At this time the City policy makers have not directed us to change our current
level of service.
I appreciate your thoughtful and innovative suggestion that the City take over maintenance of the
facility and then add a surcharge or special billing to the members of the homeowners association
to pay for this work. However, in order to proceed along these lines,we would have to obtain
acceptance of the customers, set up a special billing process,and ultimately make this option
available to the many other neighborhoods whose homeowners associations maintain drainage
facilities in Renton. If the City were to decide to assume maintenance responsibilities for these
facilities,a simpler and more efficient approach would be for the City policy makers to decide to
have the City accept the added workload city-wide, and raise rates accordingly. Therefore at this
time I must respectfully decline to move forward on your suggestion. If your homeowners
association is interested in pursuing this further you may wish to contact Renton's elected
officials. My recommendation would be that any such letter be signed by officers of the
homeowners association. The City would want to be sure that the letter represented the formal
position of the homeowners association. Thank you for your inquiry.
Sincerely, '
-41
Gregg Ziinme man, Administrator
Planning/Building/Public Works Department
cc: Jack Crumley
Ron Straka
Neil Watts
Docutncnt2\cur
Zimmerman @ Renton. txt
RECEIVED
January 9, 2000 JAN 1 1 2 �n
Gregg Zimmerman, Administrator CITY O`RENTON
Planning/Building/Public Works Department PUBLIC WORKS ADMMN.
City of Renton
1055 South Grady Way
Renton, Wa 98055 `
Dear Mr. Zimmerman:
Thank you for your letter dated January 4, 2000,
in which issues associated with the maintenance of
storm water detention ponds was discussed. Those of
us in the community that are trying to keep our home
owners association alive and well are concerned though
how effective our efforts will be. There are 98 properties
with responsibility to the association and efforts are
being made to keep the group alive and well . However,
with such a small number of households to draw on, it
may be a fruitless exercise as many homeowners view the
dues as a voluntary assessment, pitting neighbor against
neighbor to raise the money necessary to meets the
associations responsibilities . For this reason, we
have been exploring ways of collectling funds for the
essential services, one of which is the detention pond
maintenance. If there was a monthly assessment added to
our utility bills to cover the cost of pond maintenance
and the city provided the maintenance with these funds,
it would be viewed as just another city service that needs
to be paid for and everyone would make their payment along with
their water, sewer, garbage, etc payment . The question
is then, who do we need to talk to within the City to
see how this can be done? We recognize that the sooner
we act on this project the better. None of us on the
"committee" pretend to understand the importance of
maintaining these ponds, but believe it is in everyone' s
best interest to ensure that a long term plan is inplace
very soon.
Tha you or our assistance and prompt reply.
George n n
Honey Creek Homeowners Association Committee Member
3207 NE 25th St
Renton, Wasington 98056 ✓;` ', v .t
Page 1
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Short Plat (SHPL # )
REQUEST FOR PROJECT H Prelim. Plat (PPl1
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To: Technical Services Date WOa � JJ —
30 9� 875�� c � 09yoos7
From: Plan Review/Project Manager n' A/T r e-icte-
Project Name /&NEV CeFUie k l OG E AAA
(70 characters max)
Description of Project: �,(,qr /�ttij,/1pUE���TS /1 fo?It
4 A8, CQ,1246 ur7TVI SMLL L Yrs A&0
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Circle Size of Waterline: !0" 12" Circle One: Ne V or Extension
Circle Size of Sewerline: � 10" 12" Circle One: env or Extension
Circle Size of Stormline: 2" 15" 18" 24" Circle One: <i5D or Extension
Address or Street Name(s) /ZY" 4V Sf t5E /UOYA CT
Dvlpr/Contractor/Owner/Cnslt: Z-4,'ZP-166E LN—W&t.Oj7i eVL
(70 charactnz max)
Check each discipline involved in Project Ltr Drwg # of sheets per discipline
0-- Trans-Storm PCs P\i
(Roadway/Drainage) (Off site improvementsXinclude asin name) (include TESC sheets)
Transportation (Signalization.Channclizatioq Lighting) !/
(� Wastewater
(Sanitary 8ewer Main)(include basin name)
Water (Mains,Valves.Hydrants) 8
(Include composite&Horizontal Ctrl Sheets)
TS Use Only P— q 66
7-)QO - 41 - L GO T- g16d
W00-- X7 - a(60 c - , 64:1:7
9 60 t - / 6C 2
Approved by TSM Date
. 7
forms/misc/92-090.DOC/CDlbh