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HomeMy WebLinkAboutReport 01Robert & Carolyn Trautmann 809 N 29th Street Renton, WA 98056 tel: (425) 235-6930 (party of record) PARTIES OF RECORD ISOLA DRIVEWAY VARIANCE LUA12-049, MOD Tom Pearon & Yvette Dubee Ron Froton 2811 Burnett Avenue N Isola Homes Renton, WA 98056-2120 555 S Renton Village (party of record) #570 Renton, WA 98057 (owner / applicant / Place ste: contact) Updated: 08/30/12 (Page 1 of 1) A ������y���G a - '� \,, NE 54TH 9T i — _- _ _ -•— t _ .� a `t mU�.� � \ L•� I Q r m -Q i v - oil o o It, q qq a s h it IAC i• 2 y �� 4 � i \'s �',\ \ 1•; � � �, I AFI a 'RRI ' W Y$Y a r s 0 0 zA I SII a V F 0 4 0 d d g q .4 n'I�I k y \ 5 ` I g5 p d 74 q u a C'3 q q q ��y til to aljr� Ag,, 9k m E` n p an d 4 Ato : ia 74 9 III',II i Il;jll �I� I �� G p w� aOm coo Illli� � Q r m -Q — v - oil o o It, q qq a s h it i• 2 y U It P i 'RRI ' W Y$Y a r s 0 0 zA I SII p 12111- ��y til to aljr� Ag,, 9k m E` n p an d 4 Ato : ia 74 9 III',II i Il;jll �I� I �� G p w� aOm coo Illli� � Q r m -Q — v - oil 3 a G p w� COMPOSITE UTILITY PLAN 2820 LAKE WASH BLVD N PROJECT CITY RF RLNTON WA"INOTnN Q r m -Q — - oil mom 3 a G p w� COMPOSITE UTILITY PLAN 2820 LAKE WASH BLVD N PROJECT CITY RF RLNTON WA"INOTnN Q r m -Q — - s--- ,--- -17 INS c 7 p}d r° fill , ppI I I I" 1 `opIII111I 1 I �9 � F! }�r T 1 j f •\ 'F� � k �a I �� J Pal •�-� �, 21 —---------- � °b a q d S" 0 1.7 4 i r` } I 9 0 0 0 n �@ @ RR n@ ; `hl @ i s a�� W WATER PLAN ZBZO LAKE WARN BLVD N PROJECT CITY DF RENTON WABHON97TON .o C r m a m r I 4 i r` } I 9 0 0 0 n �@ @ RR n@ ; `hl @ i s a�� W WATER PLAN ZBZO LAKE WARN BLVD N PROJECT CITY DF RENTON WABHON97TON .o C r m a m _ lilf� f0� f iii IE�� ���ikll� :li a la 1; e a; l`9 1 jf gg! HIM � r��i� j� J iJ 1 L' ,i• Is s.r_ N, y II� s Y� rr111 S � R �' � J � '� " �4�! `'� :r• ' !:fo- iii j,:r i 3; C=zn ISOLA DRIVEWAY VARIANCE W.T!kwz-1 N 29TH Sr N 28M PL N 287H Sr WASHINGTON \ \ VICINITY MAP SCALE: I't--200' CITY OF RENTON DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: July 3, 2013 To: City Clerk's Office From: Stacy M Tucker Subiect: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office. „ Project Name: Isola Driveway Variance LUA (file) Number: LUA-12-049, V-A Cross -References: ABA's: Project Manager: Gerald Wasser Acceptance Date: July 18, 2013 Applicant: Ron Froton t Owner: Same as applicant Contact: Same as applicant PID Number: 3342100565;3342100567;3342100569 ERC Decision Date: ERC Appeal Date: Administrative Approval: August 9, 2012 Appeal Period Ends: August 23, 2012 Public Hearing Date: a Date Appealed to HEX: r By Whom: HEX Decision: Date: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant is requesting approval of an Administrative Variance from RMC 4-4-080F.2 regulating driveway slopes. The applicant is proposing a driveway with a slope of approximately 20% where a maximum 15% driveway slope is required to accommodate future houses to be constructed on the site. Location: 2816, 2822, 2828 Lake Washington Blvd N Comments: Denis Law City Mayor �g August 30, 2012 Department.of Community and Economic Development C.E."Chip"Vincent, Administrator Ron Froton Isola Homes 555 S Renton Village Place #570 Renton, WA 98057 SUBJECT: Isola Driveway Variance LUA12-049, V-A Dear Mr. Froton: This letter is to inform you that -the appeal period ended August 23, 2012 for the Administrative Variance approval. No appeals were filed, therefore, this decision is final and application for the appropriately required permits may proceed. The applicant should be aware that the Administrative Variance decision will expire two (2) years from the decision date of August 9, 2012. If they are unable to commence construction or otherwise implement effectively the variance granted within the two- year time-frame,..a single one (1) year extension may be requested in writing, pursuant to RMC 4-9-2506.18. If you have any questions regarding the report and decision issued for this variance proposal, please call me at (425) 430-7382. Sincerely, CJ, Gerald C. Wasser Associate Planner cc: Robert &. Carolyn Trautmann, Tom Pearon & Yvette Dubee / Party(les) of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov City o, ,ton Department of Community & Economi lelopment ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT COMMENTS DUE: AUGUST 10 2012 APPLICATION NO: LUA12-049, V-A I DATE CIRCULATED: JULY 18, 2012 APPLICANT: Isola Homes _Nbl:ROJECT MANAGER: Jerry Wasser PROJECT TITLE: Isola Driveway Variance PROJECT REVIEWER: Jan Illian SITE AREA: 0.43 acres EXISTING BLDG AREA (gross): N/A LOCATION: 2816, 2822, & 2828 Lake Washington Blvd N PROPOSED BLDG AREA (gross) N/A SUMMARY OF PROPOSAL: The applicant is requesting approval of an Administrative Variance from RMC 4-4-080F.2 regulating driveway slopes. The applicant is proposing a driveway with a slope of approximately 20% where a maximum 15% driveway slope is required to accommodate future houses to be constructed on the site. The subject site is located in the Residential - 8 dwelling units per acre (R-8) zone. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information impacts impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmentol Heolth Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Housing, Aesthetics Li htlGlare Recreation, Utilities Trans ortotion Public Services Historic/Cultural Preservation Airport Environment 1 0 000 Feet 14,000 Feet We have reviewed this application with particular attention to those ureas in which we have expertise and have identified areas of probable impact or areas where additional inforg4tion is needed to properly assess this proposal. Signature of Director or zed Representative Date DEPARTMENT OF COMMU Y crry° ;r. AND ECONOMIC DEVELOPMENT r ., f— .; ADMINISTRATIVE VARIANCE REPORT & DECISION A. SUMMARY AND PURPOSE OF QUEST REPORT DATE: August,, , 2012 Project Name: Isola Driveway Variance Project Number., LUA12-049, V-A � C Project Manager. Gerald Wasser, Associate Planner [�LalVit j tliiiAil�"RiE ' Owner: Isola Homes` F /',. 555 South Renton Village PlaceEi2, J Renton, WA 98057 ` Applicant: Same as above Contact: Ron Froton Isola Homes 555 South Renton Village Place Renton, WA 98057 Project Summary: The applicant is requesting approval of an Administrative Variance from RMC 4- 4-080F.2 regulating driveway slopes. The applicant is proposing a driveway with a slope of approximately 20 percent where a maximum 15 percent driveway slope is required to accommodate future houses to be consrtucted on the site. The subject site is located in the Residential -8 dwelling units per acre (R-8) zone - Project Location: 2812, 2822, and 2828 Lake Washington Boulevard North Exist. Bldg. Area SF: N/A Proposed New Bldg- Area (footprints): 5,082 sf Proposed New Bldg. Area (gross): 9,425 sf Project Location Map Variance Report 12-049_doc i� DEPARTMENT OF COMMU Y City of AND ECONOMIC DEVELOPMENT ADMINISTRATIVE VARIANCE REPORT & DECISION A. SUMMARY AND PURPOSE OF REQUEST REPORT DATE: August 9, 2012 Project Name: Isola Driveway Variance Project Number: LUA12-049, V-A Project Manager: Gerald Wasser, Associate Planner Owner: Isola Homes 555 South Renton Village Place, #570 Renton, WA 98057 Applicant: Same as above Contact: Ron Froton Isola Homes 555 South Renton Village Place, #570 Renton, WA 98057 Project Summary: The applicant is requesting approval of an Administrative Variance from RMC 4- 4-080F.2 regulating driveway slopes. The applicant is proposing a driveway with a slope of approximately 20 percent where a maximum 15 percent driveway slope is required to accommodate future houses to be consrtucted on the site. The subject site is located in the Residential -8 dwelling units per acre (R-8) zone. Project Location: 2812, 2822, and 2828 Lake Washington Boulevard North Exist. Bldg. Area SF: N/A Proposed New Bldg. Area (footprints): 5,082 sf Proposed New Bldg. Area (gross): 9,425 sf Site Area: 18,730 sf Total Building Area GSF: 9,425 sf k�' 4�E E E _ ,r r Project Location Map Variance Report 12-049.doc City of Renton Department of Community noetic Development Wministrative Variance Report & Decision ISOLA DRIVEWAY VARIANCE tUA12-049, V-A Report of August 9, 2012 Page 2 of 7 B. PROJECT DESCRIPTIOIIf/BACKGRaUN!]: The project site encompasses three lots in the Residential — 8 dwelling units per acre zone. These lots are addressed as 2816, 2822, and 2828 Lake Washington Boulevard North (APN 3342100565, 3342100567, and 3342100569 respectively). Building permits have been issued for single family residences at 2816 and 2822 Lake Washington Boulevard North; these two lots have had foundations poured and partial framing has taken place. 2828 Lake Washington Boulevard is currently vacant, but the applicant has plans for a house on this lot in the very near future. Because of the slopes on the project site, the applicant is proposing to construct a driveway which would provide access to the three lots and would have a slope of approximately 20 percent where a maximum driveway slope of 15 percent is required per RMC 4-4-080F.2 (Exhibit 3). The applicant previously received residential design standard modifications for roof pitch and window trim for houses on all three lots (LUA11-076, MOD, LUA11-077, MOD, and LUA11-078, MOD). The applicant proposes to comply with all other development and residential design standards required of single- family residences in the R-8 zone. On June 4, 2008, the Garden of Eden Lot Line Adjustment, LUA07-011, LLA, was approved which created the three subject lots and identified a 26 -foot wide access easement which provides vehicular access to the three properties. The proposed "joint use" driveway would be constructed utilizing the access easement. The subject property slopes upward from Lake Washington Boulevard North (generally, from west to east). C. EXHIBITS: The following exhibits were entered into the record: Exhibit 1: Aerial Photo Exhibit 2: Zoning Map Exhibit 3: Composite Utility Plan & Site Plan (including driveway profiles) Exhibit 4: Memorandum from Bob Mac Onie (dated July 19, 2012) Exhibit 5: Memorandum from Jan Illian (dated July 20, 2012) D. FINDINGS: Having reviewed the written record in the matter, the City now makes and enters the following: 1. Request: The applicant has requested approval of an administrative variance from RMC 4-4-080F.2 for a driveway of approximately 20 percent slope where a maximum of 15 percent slope is required. Variance Report 12-049.doc City of Renton Department of Community nomic Development dministrative Variance Report & Decision !SOLA DRIVEWAY VARIANCE LUA12-049, V A Report of August 9, 2012 Page 3 of 7 2. Administrative Variance: The applicant's administrative variance submittal materials comply with the requirements necessary to process a variance request. The applicant's site plan is provided as Exhibit 3. 3. Existing Land Use: The subject property is surrounded on the north, south, and east by single- family residences. The subject property is bounded on the west by Lake Washington Boulevard North and single-family residences to the west of the street along the shore of Lake Washington (Exhibits 1 and 2). 4. Zoning: The subject property is in the Residential — 8 dwelling units per acre (R-8) zone (Exhibit 2). 5. Topography: The property slopes upward from west to east with areas in excess of 25 percent. 6. Lots: The total area of the subject property is 18,730 square feet (0.43 acre). E. CONSISTENCY WITH VARIANCE CRITERIA: Section 4-9-250B.5. a. lists 4 criteria that the Planning Director is asked to consider, along with all other relevant information, in making a decision on an Administrative Variance application. These include the following: The Planning Director shall have authority to grant an administrative variance upon making a determination, in writing, that the conditions specified below have been found to exist: a. That the applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification: The applicant maintains that special circumstances apply to the subject site as a result of its sloping topography. The applicant states that slopes ranging from 15 percent to 20 percent exist on the subject property. The applicant states that he has chosen the proposed driveway as the most efficient location for providing access to the three existing lots. The proposed driveway slopes upward from Lake Washington Boulevard North at approximately 20 percent. The applicant has designed the driveway with vertical curves at the landing approach to Lake Washington Boulevard North and at the garage slabs in order to help prevent vehicles from "bottoming out" or "high centering" (Exhibit 3). Staff concurs with the applicant that special circumstances apply to the subject site as a result of its unique topography which includes slopes in excess of 25 percent. Requiring the applicant to comply with driveway grade regulations would impose an undue hardship on the applicant. However, the applicant would still be required to provide slotted drains at the lower end of the driveway with positive drainage discharge to restrict runoff from crossing any public sidewalk or street. Furthermore, the proposed driveway coincides with the recorded access easement for the underlying lot line adjustment (LUA07-011, LLA). b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated: Variance Report 12-049.doc City of Renton Department of Community gnomic Development ldministrative Variance Report & Decision ISOLA DRIVEWAY VARIANCE L_UA12-049, V-A Report of August 9, 2012 Page 4 of 7 The applicant contends that granting of the proposed driveway slope variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which the property is located. The applicant substantiates this contention by stating that slope stability would be maintained; both the current storm water runoff and storm water running off the proposed driveway would be collected in the existing public storm water system located in Lake Washington Boulevard North. The applicant states that the proposed driveway has been designed to have a slope which is slightly less than 20 percent in order to insure that there is no interference with the slope stability of neighboring properties. Because the applicant would be required to adhere to the slotted drain requirement discussed previously in this report, staff concurs with the applicant that the proposal would not be materially detrimental to the public welfare or injurious to property or improvements in the vicinity and zone. No comments were received from neighboring property owners. Comments were received from CED Property Services (Exhibit 4) which states that there are inconsistencies between the topography and the profiles. The site plan shows a retaining wall within the public right-of-way. While staff acknowledges that there may be discrepancies between topography and the profiles, the maximum driveway slope would remain at approximately 20 percent. Regarding the retaining wall shown within the public right-of-way, staff recommends that a condition of approval be that no retaining wall shall be located within the public right-of-way. In addition, comments were received from CED Plan Review (Exhibit 5) that there is no objection to the granting of the variance; however, the applicant must submit revised engineering drawings including a composite utility plan showing all utilities and separation call outs, a flow control bmp plan for the new houses, a drainage plan for the new driveway, a sewer plan, a revised water main and hydrant plan, and an erosion control and sediment plan. Staff recommends as a condition of approval that the applicant be required to submit revised engineering drawings including a composite utility plan showing all utilities and separation call outs, a flow control bmp plan for the new houses, a drainage plan for the new driveway, a sewer plan, a revised water main and hydrant plan, and an erosion and sediment plan. c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated: The applicant contends that the proposed driveway slope variance would not constitute a grant of special privilege. He maintains that the proposed driveway is in accord with characteristics similar to driveways in the vicinity. While the proposed driveway may be steeper than other driveways in the immediate vicinity, because of the unique topography of the subject site, staff believes that approval of a driveway slope variance would not constitute a grant of special privilege. d. That the approval as determined by the Planning Director is a minimum variance that will accomplish the desired purpose: The applicant contends that the request for a driveway slope variance to allow a 20 percent driveway slope is the minimum variance needed to accomplish the goal of providing driveway access to the existing three single-family residential lots. Other options for a lesser driveway slope would require extensive grading and would not provide adequate access to the houses/garages. As stated previously, the proposed driveway design and location would provide efficient vehicular Variance Report 12-049.doc City of Renton Department of Community momic Development administrative Variance Report & Decision 150LA DRIVEWAY VARIANCE LUA12-049, V-A Report of August 9,261-2- Page 5 of 7 access to the three existing lots. Therefore, staff agrees with the applicant and supports the variance for a driveway slope in excess of the maximum 15 percent. F CONCLUSIONS: .1. Zoning: The proposal would meet the development standards of the R-8 zone. Z. Administrative Variance: The applicant's proposal for a driveway slope of approximately 20 percent meets the four criteria to be considered in making a decision on a variance request as specified in RMC 4-9-2506.5: (a) The applicant suffers undue hardship and the variance is necessary because of special circumstances that apply to the property; (b) The granting of the variance would not be materially detrimental to the public welfare or injurious to property or improvements in the surrounding area; (c) The approval is not a grant of special privilege; and, (d) The approval of the variance is the minimum to accomplish the desired purpose. 3. Existing Surrounding Land Uses: Because the proposed driveway would be constructed entirely on the subject site, the proposal would not result in changes to the existing surrounding land uses which are single-family residential. 4. Topography: The project site contains slopes in excess of 20 percent. Because of these slopes, the driveway would exceed the 15 percent maximum required by Code. S. Building Proposal: The proposal would result in the construction of a driveway which would provide vehicular access to three future houses. 6. Recommendation: Staff recommends approval of the requested variance from RMC 4-4-080F.2 to allow a driveway grade of approximately 20 percent which is greater than the 15 percent required subject to conditions. G. DECISION., The Administrative Variance for the Isola Driveway Variance, File No. LUA12-049, V-A, is approved and is subject to the following conditions: 1. The applicant shall submit a revised site plan which indicates that the rockery retaining wall which extends into the public right-of-way has been removed. Such plans shall be submitted for review and approval by the Planning Division Project Manager. 2. The applicant shall submit revised engineering drawings including a composite utility plan showing all utilities and separation call outs, a flow control bmp plan for the new houses, a drainage plan for the new driveway including a slotted drain, a sewer plan, a revised water main and hydrant plan, and an erosion control and sediment plan. Such plans shall be submitted for review and approval by the Project Engineering Plan Reviewer. Variance Report 12-049.doc City of Renton Deportment of Community & 'conomic Development ISOLA DRIVEWAY VARIANCE - f Report of August 9, 2012 DATE OF DECISION ON LAND USE ACTION: SIGNATURE: t C.E. "Chip" Vincent, CED Administrator/Planning Director Planning Division TRANSMITTED this 9th day of August, 2012 to the Owner/AppliconVCon tact: Ron Froton Isola Homes 555 Renton Village Place, #570 Renton, WA 98057 TRANSMITTED this 9th day of August, 2012 to the Party(ies) of Record: Robert & Carolyn Trautman Tom Pearson & Yvette Dubee 809 North 29th Street 2811 Burnett Avenue North Renton, WA 98056 Renton, WA 98056 TRANSMITTED this 9th day of August, 2012 to the following: Neil Watts, Development Services Director Larry Meckling, Building Official Kayren Kittrick, Development Services Jennifer Henning, Current Planning Fire Marshal Renton Reporter /administrative Variance Report & Decision L UA12-099, V-A `1 20 I Date H. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION Page 6 of 7 The administrative land use decision will become final if the decision is not appealed within 14days of the effective date of decision. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on August 23, 2012. An appeal of the decision must be filed within the 14 -day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110. Additional information regarding the appeal process may be obtained from the Renton City Clerk's office, Renton City Hall — 7th Floor, (425) 430-6510. Appeals must be filed in writing, together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RECONSIDERATION: Within 14 days of the effective date of decision, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14 -day appeal time frame. Variance Report 12-049. dor City of Renton Department of Community I 'conomic Development Administrative Variance Report & Decision ISOLA DRIVEWAY VARIANCE LUA12-049, V-A Report of August 9, 2012 Page 7 of 7 EXPIRATION: The variance(s) approval will expire two (2) years from the date of decision. A variance one (1) year extension may be requested pursuant to RMC 4-9-250B.17. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Variance Report 12-049.doc EXH__IT 1 a � o N � � N may, LL _ E ow N 41 T o m a w v m m N O U O m co it e g w N q> O N U _0❑_ Y Y Z 0r (n N C� U 1n Y C N N l0 N N J 9 ❑ i 4 a y z 2S T0 w < m N c E w j n 0 Z E o O E C W Lu C'y C E O y a 0 F- L m � n u F- 0 a'0�z Ln B E2 a N Q � T l0 N a o � N C O M (D w U C S2 a.2 E w O t � LLL C) 0 0 CO 0 C 41 7mC C O 41 O 2:' r7 U r rn � co C1 Rm1 c7 m m - p O}Q i p 17 T-• l f N I' • - — CN O Cl �• sn . s 00. C5 hD CNA tm to N adv stunr ll.r M � N � +� � ;. .� Yom- •a4 N �. 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I! 1j cD I I I !ja 1 I 0 L 4 4 0 t 6 i .!p -i. ra rq in g PPP,. t B 0 h 0 !fld to m rq to rq rj Z Iii�fii��ii h y p R COMPOSITE LITlLlTY PLAM 2820 LAKE WARN BLVD N PROJECT CITY OF RE.NTON WA9N1N17TON vos9ao }��rll m r rn Z m .�,,, rq ❑ODO e O IIS I ' h y p R COMPOSITE LITlLlTY PLAM 2820 LAKE WARN BLVD N PROJECT CITY OF RE.NTON WA9N1N17TON $ R � l ` m r rn Z m .�,,, EXHIBIT 4 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT��� . M E M O R A N D U M DATE: July 19, 2412 TO: Jerry Wasser FROM: Bob Mac On SUBJECT: Isola Driveway Variance, LUA-12-049, V-A I have reviewed the above referenced submittal and have the following comments: There are inconsistencies between the topography and the profiles; for instance the 78 foot contour crosses Driveway 1 at about the midpoint yet the profile doesn'shows that it tops out at just below that elevation. The plan also shows a retaining wall extending into the right of way. Ucedlplauningltechnical serviceslreviewsllua-12-049-rvl20719.doc EXHIBIT 5 DEPARTMENT OF COMMUNITY p AND ECONOMIC DEVELOPMENT t M E M a R A N D U M DATE: July 20, 2012 TO: Jerry Wasser, Planner FROM: Jan Illian, Plan Review QA SUBJECT: Isola Driveway Variance 2816, 2522, & 2828 Lake Washington Blvd N. LUA 12-049, V-A I have reviewed the application for the Isola Driveway Variance located at 2816, 2822, & 2828 Lake Washington Blvd N. and have the following comments: Plan Review has no objection to the variance however applicant will need to submit revised engineering drawings including a composite utility plan showing all utilities and separation call outs, a flow control bmp plan for the new homes, a drainage plan for the new driveway, a sewer plan, a revised water main and hydrant plan and erosion control and sediment plan. City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: T' i'C COMMENTS DUE: AUGUST 1, 2012 APPLICATION NO: LUA12-049, V-A DATE CIRCULATED: JULY 18, 2012 APPLICANT: Isola Homes PROJECT MANAGER: Jerry Wasser PROJECT TITLE: Isola Driveway Variance PROJECT REVIEWER: Jan Illian SITE AREA: 0.43 acres EXISTING BLDG AREA (gross): N/A LOCATION: 2815, 2822, & 2828 Lake Washington Blvd N I PROPOSED BLDG AREA (gross) N/A SUMMARY OF PROPOSAL: The applicant is requesting approval of an Administrative Variance from RMC 4-4-080F.2 regulating driveway slopes. The applicant is proposing a driveway with a slope of approximately 20% where a maximum 15% driveway slope is required to accommodate future houses to be constructed on the site. The subject site is located in the Residential - 8 dwelling units per acre (R-8) zone. A. ENVIRONMENTAL IMPACT (e.g. Nan -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts impacts Necessary Earth Air Water Plants Land/shoreline Use Animals Environmentaf Heafth Enemy/ Naturol Resources Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet We hove reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: AUGUST 1. 2012 APPLICATION NO: LUA12-049, V-A DATE CIRCULATED: JULY 18, 2012' APPLICANT: Isola Homes PROJECT MANAGER: Jerry Wasser r G PROJECT TITLE: Isola Driveway Variance PROJECT REVIEWER: Jan illianCP SITE AREA: 0.43 acres EXISTING BLDG AREA (gross): N/A'? LOCATION: 2816, 2822, & 2828 Lake Washington Blvd N I PROPOSED BLDG AREA (gross) N/A � SUMMARY OF PROPOSAL: The applicant is requesting approval of an Administrative Variance from RMC 4-4-080F.2 regulAg driveway slopes. The applicant is proposing a driveway with a slope of approximately 20% where a maximum 15% driveway slope is required to accommodate future houses to be constructed on the site. The subject site is located in the Residential - 8 dwelling units per acre (R-8) zone. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Air Water Plan is Lond/Shoreline Use Animals Environmental Health Energy/ Natural Resources Element of the Probable Probable More Environment Minor Major Information impacts Impacts Necessary Housing Aesthetics Li hVGlare Recreation utilities Trons rtation Public Services Historic/Cultural Preservation Airport Environment 10, 00O Feet 14, 000 Feet B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where addi'ti'onal inforrr *ri is needed to properly assess this proposal. Signature of Director or Authorized Representative Date DEPARTMENT OF COMMUNITY o City of AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 20, 2012 T0: Jerry Wasser, Planner FROM: Jan Illian, Plan Review 00-1 SUBJECT: Isola Driveway Variance 2816, 2822, & 2828 Lake Washington Blvd N. LUA 12-049, V-A I have reviewed the application for the Isola Driveway Variance located at 2816, 2822, & 2828 Lake Washington Blvd N. and have the following comments: Plan Review has no objection to the variance however applicant will need to submit revised engineering drawings including a composite utility plan showing all utilities and separation call outs, a flow control bmp plan forthe new homes, a drainage plan forthe new driveway, a sewer plan, a revised water main and hydrant plan and erosion control and sediment plan. City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Pl e&o COMMENTS DUE: AUGUST 1, 2012 APPLICATION NO: LUA12-049, V-A DATE CIRCULATED: JULY 18, 2012 APPLICANT: Isola Homes PROJECT MANAGER: Jerry Wasser PROJECT TITLE: Isola Driveway Variance PROJECT REVIEWER: Jan Illian SITE AREA: 0.43 acres I EXISTING BLDG AREA (gross): N/A LOCATION: 2816, 2822, & 2828 Lake Washington Blvd N I PROPOSED BLDG AREA (gross) N/A SUMMARY OF PROP05AL: The applicant is requesting approval of an Administrative Variance from RMC 4-4-080F.2 regulating driveway slopes. The applicant is proposing a driveway with a slope of approximately 20% where a maximum 15% driveway slope is required to accommodate future houses to be constructed on the site. The subject site is located in the Residential - 8 dwelling units per acre (R-8) zone. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Air Water Plants Land/Shorefine Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major information impacts impacts Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and hove identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: AUGUST 1, 2012 APPLICATION NO: LUA12-049, V-A DATE CIRCULATED: JULY 18, 2012 APPLICANT: Isola Homes PROJECT MANAGER: Jerry Wasser PROJECT TITLE: Isola Driveway Variance PROJECT REVIEWER: Jan lllian SITE AREA: 0.43 acres EXISTING BLDG AREA (gross): N/A LOCATION: 2816, 2822, & 2828 Lake Washington Blvd N PROPOSED BLDG AREA (gross) N/A SUMMARY OF PROPOSAL: The applicant is requesting approval of an Administrative Variance from RMC 4-4-080F.2 regulating driveway slopes. The applicant is proposing a driveway with a slope of approximately 20% where a maximum 1S% driveway slope is required to accommodate future houses to be constructed on the site. The subject site is located in the Residential - 8 dwelling units per acre (R-8) zone. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts impacts Necessary Housing Aesthetics Li htJGlare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10, 040 Feet 14, 000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to orooerly assess this nr000sal. Signature gVirector or Authorized Representative Date City of Renton Deportment of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REViEW SHEET REVIEWING DEPARTMENT: �Y1 COMMENTS DUE: AUGUST 1, 2012 APPLICATION NO: LUA12-044, V-A DATE CIRCULATED: JULY 18, 2012 APPLICANT: Isola Homes PROJECT MANAGER: Jerry Wasser PROJECT TITLE: Isola Driveway Variance PROJECT REVIEWER: Jan Illian SITE AREA: 0.43 acres EXISTING BLDG AREA (gross): N/A LOCATION: 2816, 2822, & 2828 Lake Washington Blvd N PROPOSED BLDG AREA (gross) N/A SUMMARY OF PROPOSAL: The applicant is requesting approval of an Administrative Variance from RMC 4-4-080F.2 regulating driveway slopes. The applicant is proposing a driveway with a slope of approximately 20% where a maximum 15% driveway slope is required to accommodate future houses to be constructed on the site. The subject site is located in the Residential - 8 dwelling units per acre (R-8) zone. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major Information impacts impacts Necessary Housing Aesthetics Light/Glare Recreation Utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10, 000 Feet 14, 000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date DEPARTMENT OF COMMUNITYp ����� AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 19, 2012 TO: Jerry Wasser FROM: Bob Mac Onie--';1 I SUBJECT: Isola Driveway Variance, LUA-12-049, V-A I have reviewed the above referenced submittal and have the following comments: There are inconsistencies between the topography and the profiles; for instance the 78 foot contour crosses Driveway 1 at about the midpoint yet the profile doesn'yhows that it tops out at just below that elevation. The plan also shows a retaining wall extending into the right of way. hacedlplanningVechnical serviccslrcviewsllua-12-049-rvl20719.doc City of Renton Department of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: p2 SVCS COMMENTS DUE: AUGUST 1, 2012 APPLICATION NO: LUA12-049, V-A DATE CIRCULATED: JULY 18, 2012 APPLICANT: Isola Homes PROJECT MANAGER: Jerry Wasser PROJECT TITLE: Isola Driveway Variance PROJECT REVIEWER: Jan Illian SITE AREA. 0.43 acres EXISTING BLDG AREA (gross): N/A LOCATION: 2816, 2822, & 2828 Lake Washington Blvd N PROPOSED BLDG AREA (gross) N/A SUMMARY of PROPOSAL: The applicant is requesting approval of an Administrative Variance from RMC 4-4-08OF_2 regulating driveway slopes. The applicant is proposing a driveway with a slope of approximately 20% where a maximum 15% driveway slope is required to accommodate future houses to be constructed on the site_ The subject site is located in the Residential - 8 dwelling units per acre (R-8) zone. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable More Environment Minor Major information Impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmentol Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Housing Aesthetics Li htJGlare Recreation utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas wee additional informati is needed to properly assess this proposal. Signature of Director Authorized Representative Date City of Renton Deportment of Community & Economic Development ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: _, C 1X COMMENTS DUE: AUGUST 1, 2012 APPLICATION NO: LUA12-049, V-A DATE CIRCULATED: JULY 18, 2012 APPLICANT: Isola Homes PROJECT MANAGER: Jerry Wasser PROJECT TITLE: Isola Driveway Variance PROJECT REVIEWER: Jan lllian SITE AREA: 0.43 acres EXISTING BLDG AREA (gross): N/A LOCATION: 2816, 2822, & 2828 Lake Washington Blvd N PROPOSED BLDG AREA (gross) N/A SUMMARY OF PROPOSAL: The applicant is requesting approval of an Administrative Variance from RMC 4-4-080F.2 regulating driveway slopes_ The applicant is proposing a driveway with a slope of approximately 20% where a maximum 15% driveway slope is required to accommodate future houses to be constructed on the site. The subject site is located in thelResidential = 8 dwelling units per acre (R-8) zone. A. ENVIRONMENTAL IMPACT (e.g. Non -Code) COMMENTS Element of the Probable Probable more Environment Minor Major information Impacts Impacts Necessary Earth Air Water Plants Land/Shoreline Use Animals Environmental Health Energy/ Natural Resources B. POLICY -RELATED COMMENTS C. CODE -RELATED COMMENTS Element of the Probable Probable More Environment Minor Major Information Impacts impacts Necessary Housing Aesthetics Light/Glare Recreation utilities Transportation Public Services Historic/Cultural Preservation Airport Environment 10,000 Feet 14,000 Feet We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. or Authorized Representative Date City of r i C' ii i NOTICE OF APPLICATION A Master Application the appllraflen and the neralsa City or PI—PIMhas h'en feed and accepted ICwith the Department d EQmmunity 8 Economic Oryelopment ED}— MA,- the Renton. 7h[ follewing ddelly lry Public approvals. DATE OF NOTICE OFAPPUCATION; July ]e, 2012 PROTECT NAME/NUMRER: Iwla Driveway Variance J LUA12 049, V-A PROJECT DESCRIPTION: The applicant h 11 RMC 44-WF.2 regulating driveway slopes. The appllcant 1, p,.,sring approval of an Adminlslrat'vr Variance from where a maximum 15% drlveway slope is re proposing a driveway with a stupe of approximat[I1 2Dap quicrd [o T, l Iodate )inure hou5ra Io kae COrtS col or. the Sire. sublep she is located In the Resldentiel - 8 dwUling unhs per eve (Afl) cone. Tho PROJECT LOCATION; 2816, 2922, 2129 lane Washington BIW N PUIUC APPROVALS: Adnlinislrattap Yarlan[Y fleview APPUCANT/PRaIECT CONTACT pEll Aon Froton, IsolaHames,5555"Man Ylaage Place ph20; Remora, ru n.fWA;[mf m tonal solacm.com PUBUCHEARING: N/A Cdlnmanta on the abcwa appgntlon mart he submitted In Wil to Garaid Wall Associate Planner, Drpartmerrl of CommunitY R Economic Devalopmen4 1055 South Grady W:Y, Renton, WA 96057, by 590 p,m. on August I, 2p1;, If you have questions ebom thh proposal, or wnh to be made a mall, cal l the PrnhCL Me pager t 425 4 pal of rrc4rd and receive addi'l l notfflealbn by IJecpmee party of rrrord and Will 6e Wiledofany'de Wunon this Project. wlit[en comments wiN eulomatica Ny PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IC2ENTIFILATION DATE OF APPLICATION: lune 24, 2012 NOTICE OF COMPLETF APPLJCAT,ON: July 18, 2012 e'i.as' t7 e rza. �j µy S irwl Mips . I! you mould Ilke So be made a pang of r'cOrd to rr[errr lurther infprmalkn pn this propoaed form and retum to: an ti' "ntOl CEO. Planning Division, 1055 5ouUl Grady W Renton, WA 98p5prgkSO52 cAmpine this FII' Name/ No.: Uola Drrveway Variance / LUA12-049, V-A NAME: MAILING ADDRE55: TELEPHONE NO.: City/stah 1p: CERTIFICATION !,hereby certify that copies of the above document were pasted in 11conspicuous places or nearby the scribed prope on Date: YZ17/1 Signed: STATE OF WASHINGTON ) 1 SS COUNTY OF KING certify that I know or have satisfactory evidence that -k- signed ksigned this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and,purposes mentioned in the instrument. Z Notary Public in and for the State of Washington aall Notary (Print): 14 A h"ink `♦`I� _1�11FrFFf ILLy8txy �•``'1 �`_= My appointment expires: CITY OF RENTON DEPARTMENT OF COMMUNTY & ECONOMIC DEVELOPMENT - PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 18th day of July, 2012, 1 deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, Notice of Application documents. This information was sent to: Name Ron Froton, Isola Homes I Owner/Applicant/Contact 1300' Surrounding Property Owners I See Attached (Signature of Sender): STATE OF WASHINGTON ) L- SS COUNTY OF KING } I certify that l know or have satisfactory evidence that Stacy M. Tucker signed this instrument and acknowledged it to be his/her/their free and voluntary mentioned in the instrument. Dated: J µ' -a rj Z !7 l " L Notary Public SOF \N N51 and for the State of Washington Notary (Print): El A _ 6 ne;,-L_4t' My appointment expires: 5 A '2by-1� � Ck L � M Protect Name:-".. Isola Driveway Variance P okecVN %b ' LUA12-049, V-A i 334210058007 STENSLIE THOMAS P 2807 BURNETT AVE N RENTON WA 98056 334210048503 HAMADEH NABIL & GHADA 2908 LAKE WASHINGTON BLVD N RENTON WA 98056 334210045400 LEW STEPHE NG JENNY PO BO 485 S VALE CA 94088 334210062504 GEE PAUL A + HONDA DIANE 929 N 28TH PL RENTON WA 98056 334210056506 ISOLA REA STATE PO BO 7 REN NWA 96057 334210059500 SHIVE BRIAN 2803 BURNETT AVE RENTON WA 98056 334210097500 CHACON BRIAN L 910 N 28TH PL RENTON WA 98056 334210073501 DHALIWAL JAGDEEP 11714 SE 242ND ST KENT WA 98030 334210046002 LUM ARTHUR B & WENDY C 715 N 30TH ST RENTON WA 98056 334210098508 ALVIZ TIMOTEO Z JR 168 BREMERTON AVE NE RENTON WA 98059 334210401009 V LLC BURROUGHS JOHN D 2815 MOUNTAIN VIEW RENTON WA 98056 334210056704 ISOLA REAL ESTATE N PO BOX 817 RENTON WA 98057 334210400902 HOWELL RICHARD SCOTT+LOIS A 2827 MOUNTAINVIEW AVE N RENTON WA 98056 334210051002 GONZALEZ LUIS+DIANA 808 N 29TH ST RENTON WA 98056 334210051903 ANDERSON DAVID 820 N 29TH RENTON WA 98056 062305900508 PORT OF SEATTLE ACCOUNTS PAYABLE PO BOX 1209 SEATTLE WA 98111 334210061506 GRAVES LAVERNE E 905 N 28TH PL RENTON WA 98056 334210044908 ZILMER ANDREW B+SAMANTHA L 815 N 30TH ST RENTON WA 98056 062305900102 SHIVE BRIAN 2603 BURNETT AVE N RENTON WA 98056 334210124007 SOLOWONIUK PEGGY + JACK PO BOX 1592 RENTON WA 98057 334210402908 DEMUND JEANNE C+XU LUO 2811 MOUNTAIN VIEW AVE N RENTON WA 98056 334210124502 ON THE ROCK 98040 LLC AVE N PO BOX 956 MERCER ISLAND WA 98040 164450028000 V LLC DEA GLEN QUEN 900 N 27TH PL RENTON WA 98056 334210405000 LLOYD HEILY JOHN PATRICK+SUNDAY G 2727 MOUNTAIN VIEW AVE N RENTON WA 98056 3124059004 PORT OFATTLE ACCO S PAYABLE PO OX 1209 ATTLE WA 98111 0523059010 RENTON,,KrY OF 1055 GRADY WAY R ON WA 98055 33421005690 ISOLA ESTATE V LLC PO 817 )09 TON WA 98457 334210404003 PRITCHARD MARC & KAAREN 2807 MOUNTAIN VIEW AVE N RENTON WA 98056 334210053503 PEARON THOMAS G+YVETTE C DU 2811 BURNETT AVE N RENTON WA 98056 334210404805 WINTER MARLENE R 2731 MT VIEW AVE N RENTON WA 98056 A 334210054006 WALLACE GLENN A JR+ANN E 813 N 29 ST RENTON WA 98056 334210398502 REIMERS MILTON A JR+BEVERLY 2905 MOUNTAIN VIEW AVE N RENTON WA 98056 334210051200 LANGEN WENDY LEE 816 29TH ST SE RENTON WA 98056 334210044007 RYNNING MARY 819 N 30TH ST RENTON WA 98055 334210055508 SANCHEZ ALEX 703 N 29TH ST RENTON WA 98056 334210049006 GOBEL PAUL R 317 112TH AVE NE 4814 BELLEVUE WA 98004 334210404607 BISIACK RICHARD B 2801 MOUNTAIN VIEW AVE N RENTON WA 98056 334210054600 TRAUTMANN ROBERT F+CAROLYN 809 N 29TH ST RENTON WA 98056 334210045806 LEW STEPHEN+TSENG JENNY PO BOX 62485 SUNNYVALE CA 94088 334210055607 FRISVOLD LARRY A+CYNDA B 707 NORTH 29TH STREET RENTON WA 98056 334210074004 BERTSCH LEE ANNA 11927 SE 64TH ST BELLEVUE WA 98006 334210053008 CHEN GUO YUAN 5210 NE 8TH PL RENTON WA 98059 334210047505 334210050004 SPENGLER SCOTT R+BAIN MARSHA D TEMPLETON STANLEY 2902 LK WASHINGTON BLVD N 806 N 29TH ST RENTON WA 98056 RENTON WA 98056 334210404508 KEPPLER WILLIAM F+DEBRA L 2805 MOUNTAIN VIEW AVE N RENTON WA 98056 334210049501 HOPPER SELMA E+CHARLES S 712 N 29TH ST RENTON WA 98056 City of , ., il NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) — Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: PROJECT NAME/NUMBER July 18, 2012 Isola Driveway Variance / LUA12-049, V-A PROJECT DESCRIPTION: The applicant is requesting approval of an Administrative Variance from RMC 4-4-080F.2 regulating driveway slopes. The applicant is proposing a driveway with a slope of approximately 20% where a maximum 15% driveway slope is required to accommodate future houses to be constructed on the site. The subject site is located in the Residential - 8 dwelling units per acre {R-8} zone. PROJECT LOCATION: 2815, 2822, 2828 Lake Washington Blvd N PUBLIC APPROVALS: Administrative Variance Review APPLICANT/PROJECT CONTACT PERSON: Ron Froton, Isola Homes, 555 S Renton Village Place #570; Renton, WA; Eml: ron.froton@isolacm.com PUBLIC HEARING: N/A Comments on the above application must be submitted in writing to Gerald Wasser, Associate Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on August 1, 2012. If you have questions about this proposal, or wish to be made a parry of record and receive additional notification by mail, contact the Project Manager at (425) 430-7382. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: June 29, 2012 NOTICE OF COMPLETE APPLICATION: July 18, 2012 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, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name / No.: Isola Driveway Variance/ LUA12-049, V-A NAME: MAILING ADDRESS: TELEPHONE NO.: City/State/Zip: Denis Law- Mayor r �I Department of Community and Economic Development July 18, 2012 C.E."Chip"Vincent, Administrator Ron Froton Isola 555 5 Renton Village Place #570 Renton, WA 98057 Subject: Notice of Complete Application Isola Driveway Variance, LUA12-049, V-A Dear Mr. Froton: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. You will be notified if any additional information is required to continue processing your application. Please contact me at (425) 430-7382 if you have any questions. Sincere y, Gerald C. Wasser r Associate Planner Renton City Nall • 1055 South Grady Way . RentonrWashington 98057 • rentonwa.gov. L_ City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) NAME: ADDRESS: SGS iZC-Nxr~^J ViLLAGC-_- PL- # -5-1 C5 CITY: RE^,jTr.,J�i ZIP: IF8j-7 TELEPHONE NUMBER: APPLICANT (if other than owner) NAME: COMPANY (if applicable): ADDRESS: CITY: ZIP: TELEPHONE NUMBER: CONTACT PERSON NAME: COMPANY (if applicable): �aLA ADDRESS: �Oic__cA&Z P L CITY: �� r.l�4«i ZIP: '7bG j I I TELEPHONE NUMBER AND EMAIL ADDRESS: �c�rJw ��-'�or�,{ � ��C-ACNt , Cry •�-�{ q_7 of to �f'Jf r}f�� °fir lei ���L7jr� PROJECT INFORMATION TZTOR DEV PMENT NAME: PROJECT/ADDRESS(S)ILOCATION AND ZIP CODE: 2JES1O , lz3zz f Z.E� 2f�, LAS <c- w A, t3 L� N k e H KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): t4 2 k o 6� S �:, 9 d._ may- zc SSS EXISTING LAND USE(S): PROPOSED LAND USE(S): EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: R 15 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION (if applicable) EXISTING ZONING: PROPOSED ZONING (if applicable): SITE AR in quare feet): 6 6R— C, SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable) NUMBER OF PROPOSED LOTS (if applicable) NUMBER OF NEW DWELLING UNITS (if applicable): 3 http:/;www.ci.rent(in,wa.us/uploadcdFiles;Rusin,�ti;JPfiPWiDF.VSF..RV?FORMS PI,ANNINC',/masterapp.doc I .,JJECT INFORMA NUMBER OF EXISTING DWELLING UNITS (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicabie): SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): TION con.,..ued PROJECT VALUE: IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): ❑ AQUIFIER PROTECTION AREA ONE ❑ AQUIFIER PROTECTION AREA TWO ❑ FLOOD HAZARD AREA sq. ft. ❑ GEOLOGIC HAZARD sq. ft. ❑ HABITAT CONSERVATION sq. ft. i ❑ SHORELINE STREAMS & LAKES sq. ft. ❑ WETLANDS sq. ft. LEGAL DESCRIPTION OF PROPERTY Attach legal description on separate sheet with the following information included SITUATE IN THE QUARTER OF SECTION , TOWNSHIP RANGE , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) f[ ti - _ _ declare under penalty of perjury undertaws of the State of Washington that I am (please check one) the current owner of the property involved in this application or ,/ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein cant ed and the inf mation herewith are in all respects true an correct to the best of my knowledge and belief. Signature of Owner/Representative Date' Signature of Owner/Re`r�Itil�lttlt+ Date Lft, o STATE OF WASHINGTON) ,�►��-r�� C 'Vi, SS +0 COUNTY OF KING &06 I certify that I know or have satisfactory evidence that �'D �"+-' signed this instrument and acknowledge it to b is her/their free and voluntary act for the�i� tt+ 9}y1 uses and purpose mentioned in the instrument 1i�111 0�'AS�'��'�.• Date Notary Public in and for the State of Washington Notary(Print): Kl My appointment expires: I 1 119 — http:rlwww_ci.renton.wa.uslupioadedFileslF3usines.,'PF3PW,DEVSERVIFORMS_PLANNINCImasterapp.doc - Z - LEGAL DESCRIPTION OF PROPERTY Attach legal description on separate sheet with the following information included SITUATE IN THE QUARTER OF SECTION , TOWNSHIP RANGE , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) f[ ti - _ _ declare under penalty of perjury undertaws of the State of Washington that I am (please check one) the current owner of the property involved in this application or ,/ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein cant ed and the inf mation herewith are in all respects true an correct to the best of my knowledge and belief. Signature of Owner/Representative Date' Signature of Owner/Re`r�Itil�lttlt+ Date Lft, o STATE OF WASHINGTON) ,�►��-r�� C 'Vi, SS +0 COUNTY OF KING &06 I certify that I know or have satisfactory evidence that �'D �"+-' signed this instrument and acknowledge it to b is her/their free and voluntary act for the�i� tt+ 9}y1 uses and purpose mentioned in the instrument 1i�111 0�'AS�'��'�.• Date Notary Public in and for the State of Washington Notary(Print): Kl My appointment expires: I 1 119 — http:rlwww_ci.renton.wa.uslupioadedFileslF3usines.,'PF3PW,DEVSERVIFORMS_PLANNINCImasterapp.doc - Z - PLANNING DIVISION W.AIVF OF SUBMITTAL REQUII-MFNTS FuR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services 2. Public Works Plan Review 3. Building 4. Planning n PROJECT NAME:(5LqL�,a H:10EDNData\FDrms-TempEateslSelf-Help Handouts\Planninglwaivemfsubmiaalregs.xls W09 H-1 Isola Driveway Variance Justification 1. The applicant suffers undue hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, and location or surroundings of the subject property; and the strict application of the Building & Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical classification The 3 existing parcels lie in an area where the surrounding topography, adjacent properties, and public roadway (Lake WA Blvd. North) leave the site with existing grades ranging from 15% to 22%. The most efficient proposal for access and location of the driveway resides where the property grades are close to 20%. The grades of the existing parcels are limited in elevation to the similar grades of the adjacent lots and roadway. The lots to the north and east have structures built in close proximity to their adjoining property line. Any significant change to the grades on our three lots could result in instability of the foundations and grades of the surrounding parcels. The neighborhood is well established with some of the existing roadways and private driveways sloped in excess of 15%. The natural topography of the site and adjacent parcels includes steep slopes. Restricting the applicant to the strict 15% maximum driveway slope would alter the continuity and esthetics of adjoining and neighboring lots. The builder has chosen to lower the garage slabs on the upper lots (parcels 2 & 3) by one foot in order to help mitigate for the justification of a driveway steeper than 15%. The garage slabs cannot be further lowered without causing the builder to remove the existing foundations. Additionally, any excavation beyond one foot will introduce the potential for ground instability of surrounding existing residential properties and their foundations. 2. The granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated Slope stability will be maintained in the area by protecting the existing grades to the best extent possible. Stormwater running off the driveway will be collected in an existing Type I catch basin located in Lake Washington Boulevard. Runoff from this site is currently collected in this existing public stormwater system. Driveways in this region, especially near areas of lakefront properties, tend to have steeper driveways due to existing topography and potential for a water view residences. Private driveways sloped up to 20% do not create a hazard to the public welfare. 3. Approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated. Approval of the variance will not imply special privileges. The variance is in accordance with characteristics similar to roadways and driveways in the vicinity as well as existing site topography in the City of Renton and surrounding jurisdictions (see summary below). The list of jurisdictions was selected as examples due to their proximity to the City of Renton, their similar topographic features and how their land use code would address or resolve a similar design. King County: No private driveway slope restrictions. County has more emphasis on collecting stormwater in order to eliminate sheet flow over sidewalks into existing ROW as well as installing the driveway in a vertical position that will not limit the potential for future road widening in the future. City of Mercer Island: No private driveway shall have a gradient of greater than 20 percent. For all access roads and driveways with a gradient exceeding 15 percent, the road surface shall be cement concrete pavement with a brushed surface for traction. City of Bellevue: No private driveway slope restrictions for existing lots_ City emphasizes installing the driveway in a vertical position that will not limit the potential for future road widening in the future. City of Seattle: Standards encourage a maximum private driveway slope of 15% whenever possible. Plan reviewers have the authority to allow slopes above 15% if topography and/or other site conditions warrant it. A variance process with public comments is not required. City of Tukwila: Maximum private driveway slope of 15%. Plan reviewers have the authority to allow slopes above 15% if topography and/or other site conditions warrant it. A variance process with public comments is not required. City of Kent: Maximum private driveway slope of 12%. Director of Engineering has the authority to approve slopes greater than 12% if existing site conditions require it. A variance process with public comments is not required. City of Newcastle: Maximum private driveway slope 8%. City Engineer has the authority to approve slopes greater than 8% up to a maximum of 20%. City has more emphasis on installing the driveway in a vertical position that will not limit the potential for future road widening in the future. A variance process with public comments is not required. 4. The approval, as determined by the Reviewing Official, is the minimum variance that will accomplish the desired purpose. To insure no interference with adjacent property slope stability we have designed a maximum driveway slope under 20% (designed at 19.62%). This allows for minimal cut/invasion of the current site, preserves the integrity of the existing slopes and topography both on and off site, and mimics the characteristics of the surrounding residences and public roadways. Please note that the driveway is designed with vertical curves at the landing approach to Lake WA Blvd. North and at the garage slabs. This makes the driveways more user friendly so vehicles don't bottom out our high center, however, it forces the driveway slope to be steeper than running a straight line with no grade transitions from the edge of the roadway to the front of the garage. Other alignments within the subject property were evaluated and deemed unsuitable to serve all 3 lots. None of them could meet the maximum allowed slope of 15% and some of them created entering sight distance constraints. We felt these additional safety concerns would be much more of a hazard to the welfare of the future property owners and general public than allowing a driveway to be installed above 15%. Isola Driveway Variance Project Narrative V The project site is located at 2820 Lake Washington Blvd N, Renton, Washington. The proposed project consists of three existing parcels (#3342100569, #3342100565, & #3342100567). The total site area for the 3 -lots is 0.43 acres and the existing single family residence and associated outbuildings have been removed. More generally, the project is located in the SW 1/4 of Section 31, Township 24 North, Range 5 East, W.M. in King County, Washington. Lot 1 totals 0.16 acres, Lot 2 totals 0.14 acres and Lot 3 totals 0.14 acres. The site and adjacent properties are zoned R-8. The proposal is to construct three new single family residences, one on each lot. The existing ground cover is primarily grass/landscape. Access to the site is from Lake Washington Blvd, N., a paved driveway with an existing stormwater conveyance system on the northeast side of the road. The driveway location was relocated to minimize impervious area, improve entering sight distance and provide access to all three homes. The project will provide 3 -new single family residence, a paved access with associated grading, gravity retaining walls under 4' in height, utilities and a tightline stormwater conveyance system on each of the three lots as part of the project. The following permits have been approved and issued: 2816 permits Const permit CP 11240, Sidesewer SS120021, Water meter W120020, Surface water SW12015; 2820 permits Const U-10081, Sidesewer SS110243, Water meter W110208; 2822 permits Const CP11241, Sidesewer SS120024 SOTH, Sidesewer SS120025 SF -SIDE, Water meter W120022, Surface water SW12017. The lots have been cleared according to the approved permit. Foundations for Lots 2 and 3 have been poured and the framing has begun. The site and adjacent lots contain slopes up to 30%, The site soil composition consists mainly of Alderwood gravelly sandy loam (AgD), 15 to 30 percent slopes, and Indianola loamy find sand (InC), 4 to 15 percent slopes, constituting about a quarter of the soil composition. Currently, stormwater runoff from site sheet flows across site from northeast to southwest and is conveyed into a stormwater system parallel to the east side of Lake Washington Boulevard North that ultimately discharges into Lake Washington. Three new single-family residences and associated landscaping, utilities, and driveways are proposed to be constructed on the site. Proposed off-site improvements include an 8" ductile iron pipe water -main extension of approximately 300 feet and installation of a fire hydrant. Total cost of construction for this project is estimated at $1.3M, and current fair market value of the proposed project is estimated to be $1.8M. The City of Renton Parking, Loading and Driveway Regulations Sec. 4-4-080-1-6 state that "Maximum driveway slopes shall not exceed fifteen percent (15%)" We are seeking a variance from this standard to allow for a maximum grade of 19.62%. This variance will support the integrity of the natural topography, provide access to three existing lots and help maintain slope stability of the site and adjacent properties. ORDER NO.: 5207103706 EXHIBIT A The land referred to is situated in the County of King, City of Renton, State of Washington, and is described as follows: Parcel 1, Renton Lot Line Adjustment No. LUA-07-011-LLA, recorded June 27, 2008 under Recording No. 20080627900003, records of King County, Washington; TOGETHER WITH a non-exclusive Easement for ingress and egress as delineated on said Lot Line Adjustment. SITUATE in the County of King, State of Washington ABBREVIATED LEGAL Parcel 1, Renton Lot Line Adjustment No. LUA-07-011-LLA, Recording No. 20080627900003 Tax Account No. 334210-0569-02 Page 1 of 1 k4'14' Of Renton `-'c3f r,irmM';sion JUN '2 -jK** *� QLD REPUBLIC �F tC TITLE & ESCROW Attached Commitment Issued for the sole use of ISOLA FINANCIAL, LLC 555 S Renton Village Place #570 Renton, WA 98057 Attention: COLT BOEHME 19020 33rd Avenue W., Suite 360 Lynnwood, WA 98036 (425) 776-1970 Our Order Number 5207103706 Customer Reference ISOLA When Replying Please Contact: Marlene Graber Mike McCarthy Pam Selle Direct: (425) 776-4305 See Attached Commitment to Insure * ALTA Commitment COMMITMENT FOR TITLE INSURANCE ** * Issued by Old Republic National Title Insurance Company OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY, a Minnesota corporation ("Company'), for a valuable consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements; all subject to the provisions of Schedules A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Commitment shall cease and terminate six (6) months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or policies is not the fault of the Company. The Company will provide a sample of the policy form upon request. Issued through the office of: Old Republic Title, Ltd. 19020 33rd Avenue W., Suite 360 Lynnwood, WA 98036 J Z — Authorized Officer or Agent OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY A Corporation 400 second Avenue South, Minneapolis, Minnesota 55401 (612) 371-1111 By Attest Page 1 of 8 Pages ORTiC 1613 (2006) OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY President Secretary Order Num 5207103706 * * ALTA Commitment SCHEDULE A Customer Reference: ISOLA 1. Effective Date: June 25, 2012, at 8:00 AM 2. Policy or Policies to be issued: ALTA Owner's Policy - 2006 Amount: Amount to come. Rate: Builders Note: Standard Coverage Proposed Insured: Purchaser for value from the vested owner herein ALTA Loan Policy - 2006 Amount: Amount to come. Rate: Simultaneous Note: Extended Coverage Proposed Insured: To be determined The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said Policy or Policies are set forth in Exhibit A attached. Copies of the Policy forms should be read. They are available from the office which issued this Commitment. 3. The estate or interest in the land described or referred to in this Commitment is Fee 4. Title to the estate or interest in the land is at the Effective Date vested in: ISOLA REAL ESTATE V, LLC 5. The land referred to in this Commitment is described as follows: See Legal Description Exhibit. Page 2 of 8 Pages ORTIC 1614 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order Num 5207103706 This Commitment is not valid without SCHEDULE A and SCHEDULE B. Page 3 of 8 Pages QRTIC 1614 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order Number: 5207103706 SCHEDULE B Customer Reference: ISOLA L REQUIREMENTS: 1. Pay us the premiums, fees and charges for the policy. 2. Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered, and recorded. 3. You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. 4. Release(s) or Reconveyance(s) of appropriate items. 5. If any document in the completion of this transaction is to be executed by an attorney-in- fact, the completed Power of Attorney form should be submitted for review prior to closing. 6. The following requirements must be satisfied with respect to Isola Real Estate V, LLC, a Washington Limited Liability Company: 1. A Copy of the Limited Liability Agreement and any amendments thereto must be submitted for our review. 2. Proof that the Certificate of Formation has been filed with the Washington State Secretary of State's Office in accordance with statute and that the LLC is in good standing. 3. All members must sign any conveyance or mortgage document unless the Agreement gives specific authority to one or more members to sign. 7. The requirement that this Company be provided with an opportunity to inspect the land (the Company reserves the right to make additional exceptions and/or requirements upon completion of its inspection). Page 4 of S Pages oRTIC 1616 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order Number: 5207103706 SCHEDULE B continued Customer Reference: ISOLA II. schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the Effective Date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. 1. Encroachments, or questions of location, boundary and/or area which an accurate survey may disclose. 2. Easements or claims of easements not disclosed by the public records. 3. Rights or claims of parties in possession not disclosed by the public records. 4. Any lien or right to lien for services, material, labor, and/or contributions to an employee benefit fund or State Workers' Compensation that is not disclosed by the public records. 5. Exceptions and reservations in United States patents, Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements and equitable servitudes. Water rights, claims or title to water. 6. Any service, installation or general connection charges for sewer, water, electricity, telephone, gas and/or garbage removal. 7. General taxes not now payable; special assessments and/or special levies, if any, that are not disclosed by the public records. 8. Lien of Real Estate Excise Sale Tax upon any sale of said premises, as established by the Washington State Department of Revenue. NOTE: As of the date of this commitment, the current Excise Tax Rate is: .0178. Confirm the current rate by contacting the following prior to closing: Name of Agency King County Records and Election Division, Excise Tax Department at Telephone Number (206) 296-1843 Page 5 of 8 Pages ORTIc 1618 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY a 10 11 Order Number. 5207103706 GENERAL TAXES, PLUS INTEREST AND PENALTY AFTER DELINQUENT; 1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1: Year Amount Billed Amount Paid Parcel No. Levy Code Assessed Valuation Land Improvements 2012 $2,988.28 $1,494.14 334210-0569-02 2100 $225,000.00 $0.00 LIABILITY FOR SUPPLEMENTAL ASSESSMENT FOR GENERAL TAXES ON IMPROVEMENTS. It appears improvements subject to assessments are located on the premises, but there is no assessment therefore. Tax Account No. 334210-0569-02 Levy Code No. 2100 Deed of Trust to secure an indebtedness of the amount stated below and any other amounts payable under the terms thereof, Amount $500,000.00 Trustor/Borrower Isola Real Estate V, LLC, a Washington limited liability company Trustee First American Title Insurance Company, a California Corporation Beneficiary/Lender Long Beach Funding, LLC, a Washington limited liability company Dated December 23, 2011 Recorded January 6, 2012 in Official Records under Recording Number 20120106001200 12. The requirement that this Company be provided with an opportunity to inspect the land (the Company reserves the right to make additional exceptions and/or requirements upon completion of its inspection). 13. Title is to vest in persons not yet revealed, and when so vested will be subject to matters disclosed by a search of the records against their names. Page 6 of 8 Pages ORTIC 1618 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order Number: 5207103706 14. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To Puget Sound Energy, Inc., a Washington corporation For To construct, operate, maintain, repair, replace, improve, remove and enlarge one or more utility systems for purposes of transmission, distribution and sale of gas and electricity Recorded April 19, 2012 in Official Records under Recording Number 20120419000466 Affects As now constructed, to be constructed, extended or relocated 15. Terms and provisions as contained in an instrument, Entitled Lot Line Adjustment LUA-07-011-LLA Recorded June 27, 2008 in Official Records under Recording Number 20080627900003 16. Terms and provisions as contained in an instrument, Entitled Declaration of Covenant for maintenance and inspection of Flow Control BMPS Recorded February 15, 2012 in Official Records under Recording Number 20120215002364 -------------------- Informational Notes A. NOTE: According to the public records, there have been no deeds conveying the property described in this report recorded within a period of 36 months prior to the date hereof except as follows: A Quit Claim Deed executed by ISOLA Holdings, LLC to ISOLA Real Estate V, LLC recorded June 20, 2011 in Official Records under Recording Number 20110620000254. Trustee's Deed executed by Northwest Trustee Services, Inc. to Isola Holdings, LLC recorded May 24, 2011 in Official Records under Recording Number 20110524000124. Page 7 of 8 Pages ORTIC 1618 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order Number: 5207103706 B. Pursuant to WAC Code 284-29-260, there will be a cancellation charge (minimum of $50 plus tax) in the event the proposed transaction does not close. C. NOTE: This report covers land which was identified by street address and/or tax parcel number(s) — assessor's parcel number(s) when the order was opened. D. The applicable rate(s) for the policy(s) being offered by this report or commitment appears to be section(s) 16, 29 and 19. E. Short Term Rate ("STR") applies (but may be precluded or limited by application of the above shown section(s) of our Schedule of Fees and Charges.) rob/TAM Page 8 of 8 Pages ORTIC 1618 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY CONDITIONS 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and Stipulations and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. S. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at http://www.alta.org. If a policy other than the 2006 ALTA Owner's Policy of Title Insurance, 2006 ALTA Loan Policy of Title Insurance or 2006 ALTA Short Form Residential Loan Policy is ultimately issued, the arbitration provisions of the issued policy shall control. ORDER NO.: 5207103706 LEGAL DESCRIPTION EXHIBIT The land referred to is situated in the County of King, City of Renton, State of Washington, and is described as follows: Parcel 1, Renton Lot Line Adjustment No. LUA-07-011-LLA, recorded June 27, 2008 under Recording No. 20080627900003, records of King County, Washington; TOGETHER WITH a non-exclusive Easement for ingress and egress as delineated on said Lot Line Adjustment. SITUATE in the County of King, State of Washington ABBREVIATED LEGAL Parcel 1, Renton Lot Line Adjustment No. LUA-07-011-LLA, Recording No. 20080627900003 Tax Account No. 334210-0569-02 Page 1 of 1 Exhibit A AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY OF TITLE INSURANCE - 2006 EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (1) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or B. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 1D); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is: (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Data of Policy and the date of recording of the deed or other instrument of transfer in Public Records that vests Title as shown in Schedule A. EXCEPTIONS FROM COVERAGE —SCHEDULE B, PART ONE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) that arise by reason of: 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 5. (a) unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the public records. 6. Any lien or right to a lien for services, labor or material not shown by the public records. Page 1 of 2 Exhibit A AMERICAN LAND TITLE ASSOCIATION LOAN POLICY OF TITLE INSURANCE - 2006 EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 2. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (v) the character, dimensions, or location of any improvement erected on the Land; (vi) the subdivision of land; or (vii) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exdusion does not modify or limit the coverage provided under Covered Risk 7 or 8. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing -business laws of the state where the Land is situated. 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth -in -lending law. 6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 13(b) of this policy, 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Risk 11(b). EXCEPTIONS FROM COVERAGE — SCHEDULE B, PART 1, SECTION ONE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) that arise by reason of: 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Ads authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. 6. Any lien or right to a lien for services, labor or material not shown by the public records. Page 2 of 2 OLD REPUBLIC TITLE, LTD. Privacy Policy Notice PURPOSE OF THIS NOTICE Title V of the Gramm -Leach -Bliley Act (GLBA) generally prohibits any financial institution, directly or through its affiliates, from sharing nonpublic personal information about you with a nonaffiliated third party unless the institution provides you with a notice of its privacy policies and practices, such as the type of information that it collects about you and the categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are providing you with this document, which notifies you of the privacy policies and practices of OLD REPUBLIC TITLE, LTD. We may collect nonpublic personal information about you from the following sources: Information we receive from you such as on applications or other forms. Information about your transactions we secure from our files, or from [our affiliates or] others. Information we receive from a consumer reporting agency. Information that we receive from others involved in your transaction, such as the real estate agent or lender. Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal information will be collected about you. We may disclose any of the above information that we collect about our customers or former customers to our affiliates or to nonaffiliated third parties as permitted by law. We also may disclose this information about our customers or former customers to the following types of nonaffiliated companies that perform marketing services on our behalf or with whom we have joint marketing agreements: Financial service providers such as companies engaged in banking, consumer finance, securities and insurance. Non-financial companies such as envelope stuffers and other fulfillment service providers. WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW. 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D3DG 310 3.9[ NORTH 27TH PL _ 411, , >ti ••.d-�'�x� a 9w1� ORDER NO.: 5207103707 EXHIBIT A The land referred to is situated in the County of King, City of Renton, State of Washington, and is described as follows: Parcel 2, Renton Lot Line Adjustment No. LUA-07-011-LLA, recorded June 27, 2008 under Recording No. 20080627900003, records of King County, Washington; TOGETHER WITH a non-exclusive Easement for ingress and egress as delineated on said Lot Line Adjustment. SITUATE in the County of King, State of Washington ABBREVIATED LEGAL Parcel 2, Renton Lot Line Adjustment No. LUA-07-011-LLA, Recording No. 20080627900003 Tax Account No. 334210-0565-06 Page 1 of 1 ptentOn ERB *� OLD REPUBLIC it TITLE & ESCROW Attached Commitment Issued for the sole use of: ISOLA FINANCIAL, LLC 555 S Renton Village Place #570 Renton, WA 98057 Attention: COLT BOEHME 19020 33rd Avenue W., Suite 360 Lynnwood, WA 98036 (425) 776-1970 Our Order Number 5207103707 Customer Reference ISOLA When Replying Please Contact: Marlene Graber Mike McCarthy Pam Selle Direct: (425) 776-4305 See Attached Commitment to Insure ALTA Commitment *, COMMITMENT FOR TITLE INSURANCE * � * Issued by Old Republic National Title Insurance Company OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY, a Minnesota corporation {"Company`, for a valuable consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements; all subject to the provisions of Schedules A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Commitment shall cease and terminate six (6) months after the Effective Date or when the polity or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or policies is not the fault of the Company. The Company will provide a sample of the policy form upon request. Issued through the office of: Old Republic Title, Ltd. 19020 33rd Avenue W., Suite 360 Lynnwood, WA 98036 ji4 - Authorized Officer or Agent OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY A Corporation 400 Second Avenue South, Minneapolis, Minnesota 55401 (612) 371-1111 By Attest 1 Page 1 of 8 Pages ORTIC 1613 (2046) OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY President secretary Order Num 5207103707 * ALTA Commitment SCHEDULE A Customer Reference: ISOLA 1. Effective Date: June 25, 2012, at 8:00 AM 2. Policy or Policies to be issued: Homeowner's Policy of Title Insurance - 2010 Amount: Amount to come. Rate: Builders/Homeowners Proposed Insured: Purchaser for value from the vested owner herein ALTA Loan Policy - 2006 Amount: Amount to come. Rate: Simultaneous Note: Extended Coverage Proposed Insured: To be determined The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said Policy or Policies are set forth in Exhibit A attached. Copies of the Policy forms should be read. They are available from the office which issued this Commitment. 3, The estate or interest in the land described or referred to in this Commitment is Fee 4. Title to the estate or interest in the land is at the Effective Date vested in: ISOLA REAL ESTATE V, LLC 5. The land referred to in this Commitment is described as follows: See Legal Description Exhibit. This Commitment is not valid without SCHEDULE A and SCHEDULE B. Page 2 of 8 Pages ORTIC 1614 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order Number: 5207103707 SCHEDULE B Customer Reference: ISOLA I. REQUIREMENTS: 1. Pay us the premiums, fees and charges for the policy. 2. Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered, and recorded. 3. You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. 4. Release(s) or Reconveyance(s) of appropriate items. 5. If any document in the completion of this transaction is to be executed by an attorney-in- fact, the completed Power of Attorney form should be submitted for review prior to closing. 6. The following requirements must be satisfied with respect to Isola Real Estate V, LLC, a Washington Limited Liability Company: 1. A Copy of the Limited Liability Agreement and any amendments thereto must be submitted for our review. 2. Proof that the Certificate of Formation has been filed with the Washington State Secretary of State's Office in accordance with statute and that the LLC is in good standing. 3. All members must sign any conveyance or mortgage document unless the Agreement gives specific authority to one or more members to sign. 7. The requirement that this Company be provided with an opportunity to inspect the land (the Company reserves the right to make additional exceptions and/or requirements upon completion of its inspection). Page 3 of 8 Pages aRTIC 1616 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order Number: 5207103707 8. The Homeowner's Policy applies only if each insured named in Schedule A is a Natural Person (as Natural Person is defined in said policy). If each insured to be named in Schedule A is not such a Natural Person, contact the Title Department immediately. Page 4 of 8 Pages OPTIC 1616 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order Number: 5207103707 SCHEDULE B continued Customer Reference: ISOLA II. Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the Effective Date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. Encroachments, or questions of location, boundary and/or area which an accurate survey may disclose. 2. Easements or claims of easements not disclosed by the public records. 3. Rights or claims of parties in possession not disclosed by the public records. 4. Any lien or right to lien for services, material, labor, and/or contributions to an employee benefit fund or State Workers' Compensation that is not disclosed by the public records. 5. Exceptions and reservations in United States patents, Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements and equitable servitudes. Water rights, claims or title to water. 6. Any service, installation or general connection charges for sewer, water, electricity, telephone, gas and/or garbage removal. 7. General taxes not now payable; special assessments and/or special levies, if any, that are not disclosed by the public records. 8. Lien of Real Estate Excise Sale Tax upon any sale of said premises, as established by the Washington State Department of Revenue. NOTE: As of the date of this commitment, the current Excise Tax Rate is: .0178. Confirm the current rate by contacting the following prior to closing: Name of Agency King County Records and Election Division, Excise Tax Department at Telephone Number (206) 296-1843 Page 5 of 8 Pages oRTIc 1618 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY 9 10 Order Number: 5207103707 GENERAL TAXES, PLUS INTEREST AND PENALTY AFTER DELINQUENT; 1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1: Year 2012 Amount Billed $3,715.80 Amount Paid $1,857.90 Parcel No. 334210-0565-06 Levy Code 2100 Assessed Valuation Land $221,000.00 Improvements $59,000.00 Deed of Trust to secure an indebtedness of the amount stated below and any other amounts payable under the terms thereof, Amount $500,000.00 Trustor/Borrower Isola Real Estate V, LLC, a Washington limited liability company Trustee First American Title Insurance Company, a California Corporation Beneficiary/Lender Long Beach Funding, LLC, a Washington limited liability company Dated December 23, 2011 Recorded January 6, 2012 in Official Records under Recording Number 20120106001201 11. The requirement that this Company be provided with an opportunity to inspect the land (the Company reserves the right to make additional exceptions and/or requirements upon completion of its inspection). 12. 13 ORTIC 1618 Title is to vest in persons not yet revealed, and when so vested will be subject to matters disclosed by a search of the records against their names. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To Puget Sound Energy, Inc., a Washington corporation For Electric transmission and/or distribution system Recorded June 4, 1952 in Official Records under Recording Number 4242008 Affects Portion of Parcel 2 Page 6 of 8 Pages OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order Number: 5207103707 14. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To Puget Sound Energy, Inc., a Washington corporation For To construct, operate, maintain, repair, replace, improve, remove and enlarge one or more utility systems for purposes of transmission, distribution and sale of gas and electricity Recorded April 19, 2012 in Official Records under Recording Number 20120419000466 Affects As now constructed, to be constructed, extended or relocated 15. Terms and provisions as contained in an instrument, Entitled Lot Line Adjustment LUA-07-011-LLA Recorded June 27, 2008 in Official Records under Recording Number 20080627900003 16. Terms and provisions as contained in an instrument, Entitled Declaration of Covenant for maintenance and inspection of Flow Control BMPS Recorded February 15, 2012 in Official Records under Recording Number 20120215002365 -------------------- informational Notes ------------------- A. NOTE: According to the public records, there have been no deeds conveying the property described in this report recorded within a period of 36 months prior to the date hereof except as follows: A Quit Claim Deed executed by ISOLA Holdings, LLC to ISOLA Real Estate V, LLC recorded June 20, 2011 in Official Records under Recording Number 20110620000254. Trustee's Deed executed by Northwest Trustee Services, Inc. to Isola Holdings, LLC recorded May 24, 2011 in Official Records under Recording Number 20110524000124. Page 7 of 8 Pages oRTIC 1618 QLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order Number: 5207103707 B. Pursuant to WAC Code 284-29-260, there will be a cancellation charge (minimum of $50 plus tax) in the event the proposed transaction does not close. C. NOTE: This report covers land which was identified by street address and/or tax parcel number(s) — assessor's parcel number(s) when the order was opened. D. The applicable rate(s) for the policy(s) being offered by this report or commitment appears to be section(s) 16, 35, 29 and 19. E. Short Term Rate (" STR'� applies (but may be precluded or limited by application of the above shown section(s) of our Schedule of Fees and Charges.) F. NOTE: The CLTA 116 may describe the improvements as a Single Family Residence known as 2820 Lake Washington Boulevard North, Renton, WA 98056, rob/TAM Page 8 of 8 Pages ORTIC 1618 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY CONDITIONS 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. 2. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. 3. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and Stipulations and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause. All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at http://www.alta.org. If a policy other than the 2006 ALTA Owner's Policy of Title Insurance, 2006 ALTA Loan Policy of Title Insurance or 2006 ALTA Short Form Residential Loan Policy is ultimately issued, the arbitration provisions of the issued policy shall control. ORDER NO.: 5207103707 LEGAL DESCRIPTION EXHIBIT The land referred to is situated in the County of King, City of Renton, State of Washington, and is described as follows: Parcel 2, Renton Lot Line Adjustment No. LUA-07-011-LLA, recorded June 27, 2008 under Recording No. 20080627900003, records of King County, Washington; TOGETHER WITH a non-exclusive Easement for ingress and egress as delineated on said Lot Line Adjustment. SITUATE in the County of King, State of Washington ABBREVIATED LEGAL Parcel 2, Renton Lot Line Adjustment No. LUA-07-011-LLA, Recording No. 20080627900003 Tax Account No. 334210-0565-06 Page 1 of 1 Exhibit A CLTA HOMEOWNER'S POLICY OF TITLE INSURANCE (02/03/10) ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE EXCLUSIONS 1n addition to the Exceptions in Schedule B, You are not insured against loss, costs, attorneys' fees, and expenses resulting from: 1. Governmental police power, and the existence or violation of those portions of any law or government regulation concerning: a. building; b. zoning; C. land use; d. improvements on the Land; e. land division; and f. environmental protection. This Exclusion does not limit the coverage described in Covered Risk 8.a., 14, 15, 16, 18, 14, 20, 23 or 27. 2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not limit the coverage described in Covered Risk 14 or 15. 3. The right to take the Land by condemning it. This Exclusion does not limit the coverage described in Covered Risk 17. 4. Risks: a, that are created, allowed, or agreed to by You, whether or not they are recorded in the Public Records; b. that are Known to You at the Policy Date, but not to Us, unless they are recorded in the Public Records at the Policy Date; C, that result in no loss to You; or d. that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.e., 25, 26, 27 or 28. 5. Failure to pay value for Your Title. 6. tack of a right: a. to any land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b. in streets, alleys, or waterways that touch the Land. This Exclusion does not limit the coverage described in Covered Risk I I or 21. 7. The transfer of the Tide to You is invalid as a preferential transfer or as a fraudulent transfer or conveyance under federal bankruptcy, state insolvency, or similar creditors' rights laws. LIMITATIONS ON COVERED RISKS Your insurance for the following Covered Risks is limited on the Owner's Coverage Statement as follows: For Covered Risk 16, 18, 19, and 21 Your Deductible Amount and Our Maximum Dollar Limit of Liability shown in Schedule A. The deductible amounts and maximum dollar limits shown on Schedule A are as follows: Page 1 of 2 Our Maximum Dollar Limit of Liability $25,000.00 $25,000.00 $25,000.00 $25,000.00 Your Deductible Amount Covered Risk 16: 1.00% of Policy Amount or $5,000.00 (whichever is less) Covered Risk 18: 1.00% of Policy Amount or $5,000.00 (whichever is less) Covered Risk 19: 1.00% of Policy Amount or $5,000.00 (whichever is less) Covered Risk 21: 1.00% of Policy Amount or $5,000.00 (whichever is less) Page 1 of 2 Our Maximum Dollar Limit of Liability $25,000.00 $25,000.00 $25,000.00 $25,000.00 Exhibit A AMERICAN LAND TITLE ASSOCIATION LOAN POLICY OF TITLE INSURANCE - 2006 EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant,- (b) laimant;(b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing -business laws of the state where the Land is situated. 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth -in -lending law. 6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 13(b) of this policy. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exdusion does not modify or limit the coverage provided under Covered Risk 11(b). EXCEPTIONS FROM COVERAGE — SCHEDULE 6, PART 1, SECTION ONE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) that arise by reason of: 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. 6. Any lien or right to a lien for services, labor or material not shown by the public records. Page 2 of 2 OLD REPUBLIC TITLE, LTD. Privacy Policy Notice PURPOSE OF THIS NOTICE Title V of the Gramm -Leach -Bliley Act (GLBA) generally prohibits any financial institution, directly or through its affiliates, from sharing nonpublic personal information about you with a nonaffiliated third party unless the institution provides you with a notice of its privacy policies and practices, such as the type of information that it collects about you and the categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are providing you with this document, which notifies you of the privacy policies and practices of OLD REPUBLIC TITLE, LTD. We may collect nonpublic personal information about you from the following sources: Information we receive from you such as on applications or other forms. Information about your transactions we secure from our files, or from [our affiliates or] others. Information we receive from a consumer reporting agency. Information that we receive from others involved in your transaction, such as the real estate agent or lender. Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal information will be collected about you. We may disclose any of the above information that we collect about our customers or former customers to our affiliates or to nonaffiliated third parties as permitted by law. We also may disclose this information about our customers or former customers to the following types of nonaffiliated companies that perform marketing services on our behalf or with whom we have joint marketing agreements: Financial service providers such as companies engaged in banking, consumer finance, securities and insurance. Non-financial companies such as envelope stuffers and other fulfillment service providers. WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW. 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X:C • XC T51 'ig'f' Tho Di et. s;to, 30� 31 l i .i� S2,ol „ �3 d .l�tle `gyp'\ :vxxep a+s�Rr ♦ ,� � + "ti,. �r ' -tan w�`7'•A �d��-.. w. �� P.x•r.i NO" 27TH PL \'fgbJ�� �aF asa'z�oa�1�.,p 39.60 5 P •r�' w'�d1p-r Iy r• 9.. \ N Nor. -^ 7slit, 14 m ORDER NO.: 5207103708 EXHIBIT A The land referred to is situated in the County of King, City of Renton, State of Washington, and is described as follows: Parcel 3, Renton Lot Line Adjustment No. LUA-07-011-LLA, recorded June 27, 2008 under Recording No. 20080627900003, records of King County, Washington; TOGETHER WITH a non-exclusive Easement for ingress and egress as delineated on said Lot Line Adjustment. SITUATE in the County of King, State of Washington ABBREVIATED LEGAL Parcel 3, Renton Lot Line Adjustment No. LUA-07-011-LLA, Recording No. 20080627900003 Tax Account No. 334210-0567-04 Page I of I :mac cof penton Division JUN'. 2 9 7.312 \qF U * QLD REPUBLIC �[ TITLE & ESCROW ** Wyk Attached Commitment Issued for the sole use of: ISOLA FINANCIAL, LLC 555 S Renton Village Place #570 Renton, WA 98057 Attention: COLT BOEHME 19020 33rd Avenue W., Suite 360 Lynnwood, WA 98036 (425) 776-1970 Our Order Number 5207103708 Customer Reference ISOLA When Replying Please Contact: Marlene Graber Mike McCarthy Pam Selle Direct: (425) 776-4305 See Attached Commitment to Insure * * * ALTA Commitment * 'F COMMITMENT FOR TITLE INSURANCE �F * * * Issued by Old Republic National Title Insurance Company OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY, a Minnesota corporation ("Company'), for a valuable consideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the Requirements; all subject to the provisions of Schedules A and B and to the Conditions of this Commitment. This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the policy or policies committed for have been inserted in Schedule A by the Company. All liability and obligation under this Commitment shall cease and terminate six (6) months after the Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue the policy or policies is not the fault of the Company. The Company will provide a sample of the policy form upon request. Issued through the office of: Old Republic Title, Ltd. 19020 33rd Avenue W., Suite 360 Lynnwood, WA 98036 J I Authorized Officer or Agent OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY A Corporation 400 Second Avenue South, Minneapolis, Minnesota 55401 (612) 371-1111 By Attest Page 1 of 8 Pages ORTIC 1613 (2006) OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY President Secretary Order Num 5207103708 * * * ALTA Commitment SCHEDULE A 1. Effective Date: June 25, 2012, at 8:00 AM 2. Policy or Policies to be issued: Customer Reference: ISOLA ALTA Owner's Policy - 2006 Amount: Amount to come. Rate: Builders Note: Standard Coverage Proposed Insured: Purchaser for value from the vested owner herein ALTA Loan Policy - 2006 Amount: Amount to come. Rate: Simultaneous Note: Extended Coverage Proposed Insured: To be determined The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said Policy or Policies are set forth in Exhibit A attached. Copies of the Policy forms should be read. They are available from the office which issued this Commitment. 3. The estate or interest in the land described or referred to in this Commitment is Fee 4. Title to the estate or interest in the land is at the Effective Date vested in: ISOLA REAL ESTATE V, LLC 5. The land referred to in this Commitment is described as follows: See Legal Description Exhibit. Page 2 of 8 Pages oRTIe 1614 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order Num 5207103708 This Commitment is not valid without SCHEDULE A and SCHEDULE B. Page 3 of 8 Pages ORTIC 1614 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order Number: 5207103708 SCHEDULE B Customer Reference: ISOLA I. REQUIREMENTS: Pay us the premiums, fees and charges for the policy. 2. Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered, and recorded. 3. You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. 4. Release(s) or Reconveyance(s) of appropriate items. If any document in the completion of this transaction is to be executed by an attorney-in- fact, the completed Power of Attorney form should be submitted for review prior to closing. 6. The following requirements must be satisfied with respect to Isola Real Estate V, LLC, a Washington Limited Liability Company: 1. A Copy of the Limited Liability Agreement and any amendments thereto must be submitted for our review. 2. Proof that the Certificate of Formation has been filed with the Washington State Secretary of State's Office in accordance with statute and that the LLC is in good standing. 3. All members must sign any conveyance or mortgage document unless the Agreement gives specific authority to one or more members to sign. 7. The requirement that this Company be provided with an opportunity to inspect the land (the Company reserves the right to make additional exceptions and/or requirements upon completion of its inspection). Page 4 of S Pages ORTIC 1616 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order Number: 5207103708 SCHEDULE B continued Customer Reference: ISOLA II. Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company: Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the Effective Date hereof but prior to the date the proposed Insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. 1. Encroachments, or questions of location, boundary and/or area which an accurate survey may disclose. 2. Easements or claims of easements not disclosed by the public records. 3. Rights or claims of parties in possession not disclosed by the public records. 4. Any lien or right to lien for services, material, labor, and/or contributions to an employee benefit fund or State Workers' Compensation that is not disclosed by the public records. 5. Exceptions and reservations in United States patents, Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements and equitable servitudes. Water rights, claims or title to water. 6. Any service, installation or general connection charges for sewer, water, electricity, telephone, gas and/or garbage removal. 7. General taxes not now payable; special assessments and/or special levies, if any, that are not disclosed by the public records. 8. Lien of Real Estate Excise Sale Tax upon any sale of said premises, as established by the Washington State Department of Revenue. NOTE: As of the date of this commitment, the current Excise Tax Rate is; .0178. Confirm the current rate by contacting the following prior to closing: Name of Agency King County Records and Election Division, Excise Tax Department at Telephone Number (206) 296-1843 Page 5 of 8 Pages oRTIC 1618 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY 2 10. 11. Order Number: 5207103708 GENERAL TAXES, PLUS INTEREST AND PENALTY AFTER DELINQUENT; 1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1: Year Amount Billed Amount Paid Parcel No. Levy Code Assessed Valuation Land Improvements 2012 $2,988.28 $1,494.14 334210-0567-04 2100 $225,000.00 $0.00 LIABILITY FOR SUPPLEMENTAL ASSESSMENT FOR GENERAL TAXES ON IMPROVEMENTS. It appears improvements subject to assessments are located on the premises, but there is no assessment therefore. Tax Account No. 334210-0567-04 Levy Code No. 2100 Deed of Trust to secure an indebtedness of the amount stated below and any other amounts payable under the terms thereof, Amount $500,000.00 Trustor/Borrower Isola Real Estate V, LLC, a Washington limited liability company Trustee First American Title Insurance Company, a California Corporation Beneficiary/ Lender Long Beach Funding, LLC, a Washington limited liability company Dated December 23, 2011 Recorded January 6, 2012 in Official Records under Recording Number 20120106001202 12. The requirement that this Company be provided with an opportunity to inspect the land (the Company reserves the right to make additional exceptions and/or requirements upon completion of its inspection). 13 Title is to vest in persons not yet revealed, and when so vested will be subject to matters disclosed by a search of the records against their names. Page b of 8 Pages ORT]C 1618 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order Number: 5207103708 14. An easement affecting that portion of said land and for the purposes stated herein and incidental purposes as provided in the following Granted To Puget Sound Energy, Inc., a Washington corporation For To construct, operate, maintain, repair, replace, improve, remove and enlarge one or more utility systems for purposes of transmission, distribution and sale of gas and electricity Recorded April 19, 2012 in Official Records under Recording Number 20120419000466 Affects As now constructed, to be constructed, extended or relocated 15. Terms and provisions as contained in an instrument, Entitled Lot Line Adjustment LUA-07-011-LLA Recorded June 27, 2008 in Official Records under Recording Number 20080627900003 16. Terms and provisions as contained in an instrument, Entitled Declaration of Covenant for maintenance and inspection of Flow Control BMPS Recorded February 15, 2012 in Official Records under Recording Number 20120215002366 Informational Notes A. NOTE: According to the public records, there have been no deeds conveying the property described in this report recorded within a period of 36 months prior to the date hereof except as follows: A Quit Claim Deed executed by ISOLA Holdings, LLC to ISOLA Real Estate V, LLC recorded June 20, 2011 in Official Records under Recording Number 20110620000254. Trustee's Deed executed by Northwest Trustee Services, Inc. to Isola Holdings, LLC recorded May 24, 2011 in Official Records under Recording Number 20110524000124. Page 7 of 8 Pages ORTIC 1618 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY Order Number: 5207103708 B. Pursuant to WAC Code 284-29-260, there will be a cancellation charge (minimum of $50 plus tax) in the event the proposed transaction does not close. C. NOTE: This report covers land which was identified by street address and/or tax parcel number(s) -- assessor's parcel number(s) when the order was opened. D. The applicable rate(s) for the policy(s) being offered by this report or commitment appears to be section(s) 16, 29 and 19. E. Short Term Rate ("STR) applies (but may be precluded or limited by application of the above shown section(s) of our Schedule of Fees and Charges.) rob/TAM Page 8 of 8 Pages ORTIC 1618 OLD REPUBLIC NATIONAL TITLE INSURANCE COMPANY CONDITIONS 1. The term mortgage, when used herein, shall include deed of trust, trust deed, or other security instrument. If the proposed Insured has or acquired actual knowledge of any defect, lien, encumbrance, adverse claim or other matter affecting the estate or interest or mortgage thereon covered by this Commitment other than those shown in Schedule B hereof, and shall fail to disclose such knowledge to the Company in writing, the Company shall be relieved from liability for any loss or damage resulting from any act of reliance hereon to the extent the Company is prejudiced by failure to so disclose such knowledge. If the proposed Insured shall disclose such knowledge to the Company, or if the Company otherwise acquires actual knowledge of any such defect, lien, encumbrance, adverse claim or other matter, the Company at its option may amend Schedule B of this Commitment accordingly, but such amendment shall not relieve the Company from liability previously incurred pursuant to paragraph 3 of these Conditions and Stipulations. Liability of the Company under this Commitment shall be only to the named proposed Insured and such parties included under the definition of Insured in the form of policy or policies committed for and only for actual loss incurred in reliance hereon in undertaking in good faith (a) to comply with the requirements hereof, or (b) to eliminate exceptions shown in Schedule B, or (c) to acquire or create the estate or interest or mortgage thereon covered by this Commitment. In no event shall such liability exceed the amount stated in Schedule A for the policy or policies committed for and such liability is subject to the insuring provisions and Conditions and Stipulations and the Exclusions from Coverage of the form of policy or policies committed for in favor of the proposed Insured which are hereby incorporated by reference and are made a part of this Commitment except as expressly modified herein. 4. This Commitment is a contract to issue one or more title insurance policies and is not an abstract of title or a report of the condition of title. Any action or actions or rights of action that the proposed Insured may have or may bring against the Company arising out of the status of the title to the estate or interest or the status of the mortgage thereon covered by this Commitment must be based on and are subject to the provisions of this Commitment. 5. The policy to be issued contains an arbitration clause, All arbitrable matters when the Amount of Insurance is $2,000,000 or less shall be arbitrated at the option of either the Company or the Insured as the exclusive remedy of the parties. You may review a copy of the arbitration rules at http://www.alta.org. If a policy other than the 2006 ALTA Owner's Policy of Title Insurance, 2006 ALTA Loan Policy of Title Insurance or 2006 ALTA Short Form Residential Loan Policy is ultimately issued, the arbitration provisions of the issued policy shall control. ORDER NO.: 5207103708 LEGAL DESCRIPTION EXHIBIT The land referred to is situated in the County of King, City of Renton, State of Washington, and is described as follows: Parcel 3, Renton Lot Line Adjustment No. LUA-07-011-LLA, recorded June 27, 2008 under Recording No. 20080627900003, records of King County, Washington; TOGETHER WITH a non-exclusive Easement for ingress and egress as delineated on said Lot Line Adjustment. SITUATE in the County of King, State of Washington ABBREVIATED LEGAL Parcel 3, Renton Lot Line Adjustment No. LUA-07-011-LLA, Recording No. 20080627900003 Tax Account No. 334210-0567-04 Page 1 of 1 Exhibit A AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY OF TITLE INSURANCE - 2006 EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is: (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Data of Policy and the date of recording of the deed or other instrument of transfer in Public Records that vests Title as shown in Schedule A. EXCEPTIONS FROM COVERAGE — SCHEDULE B, PART ONE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) that arise by reason of: 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 4, Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the public records. 6. Any lien or right to a lien for services, labor or material not shown by the public records. Page 1 of 2 Exhibit A AMERICAN LAND TITLE ASSOCIATION LOAN POLICY OF TITLE INSURANCE - 2006 EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 2. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (v) the character, dimensions, or location of any improvement erected on the Land; (vi) the subdivision of land; or (vii) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power, This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing -business laws of the state where the Land is situated. 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth -in -lending law. 6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 13(b) of this policy. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Risk II(b). EXCEPTIONS FROM COVERAGE— SCHEDULE B, PART 1, SECTION ONE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) that arise by reason of: 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any factsr rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 4, Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. 6. Any lien or right to a lien for services, labor or material not shown by the public records. Page 2of2 OLD REPUBLIC TITLE, LTD. Privacy Policy Notice PURPOSE OF THIS NOTICE Title V of the Gramm -Leach -Bliley Act (GLBA) generally prohibits any financial institution, directly or through its affiliates, from sharing nonpublic personal information about you with a nonaffiliated third party unless the institution provides you with a notice of its privacy policies and practices, such as the type of information that it collects about you and the categories of persons or entities to whom it may be disclosed. In compliance with the GLBA, we are providing you with this document, which notifies you of the privacy policies and practices of OLD REPUBLIC TITLE, LTD. We may collect nonpublic personal information about you from the following sources: Information we receive from you such as on applications or other forms. Information about your transactions we secure from our files, or from [our affiliates or] others. Information we receive from a consumer reporting agency. Information that we receive from others involved in your transaction, such as the real estate agent or lender. Unless it is specifically stated otherwise in an amended Privacy Policy Notice, no additional nonpublic personal information will be collected about you. We may disclose any of the above information that we collect about our customers or former customers to our affiliates or to nonaffiliated third parties as permitted by law. We also may disclose this information about our customers or former customers to the following types of nonaffiliated companies that perform marketing services on our behalf or with whom we have joint marketing agreements: Financial service providers such as companies engaged in banking, consumer finance, securities and insurance. Non-financial companies such as envelope stuffers and other fulfillment service providers. WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE THAT IS NOT SPECIFICALLY PERMITTED BY LAW. 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PL � 1 -s .27 + \ a. �� � - 14, \• _}�a Printed: 06-29-2012 CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA12-049 Payment Made: 08!29/2012 11:29 AM Receipt Number: R1203007 Total Payment: 1,236.00 Payee: ISOLA REAL ESTATEV, LLC Current Payment Made to the Following Items: Trans Account Code Description Amount ----- 3080 ------------------ 503.000000.004.322 ------------------------------ Technology Fee ---------------- 36.00 5022 000.000000.007.345 Variance Fees 1,200.00 Payments made for this receipt Trans Method Description Amount ---------- -------- --------------------------- --------------- Payment Check 1277 1,236.00 Account Balances Trans Account Code Description 3021 303.000000.020.345 Park Mitigation Fee 3080 503.000000.004.322 'Technology Fee 3954 650.000000.000.237 Special Deposits 5006 000.000000.007.345 Annexation Fees 5007 000.000000.011.345 Appeals/'Waivers 5008 000.000000.007.345 Binding Site/Short Plat 5009 000.000000.007.345 Conditional Use Fees 5010 000.000000.007.345 Environmental Review 5011 000.000000.007.345 Prelim/Tentative Plat 5012 000.000000.007.345 Final Plat 5013 000.000000.007.345 PUD 5014 000.000000.007.345 Grading & Filling Fees 5015 000.000000.007.345 Lot Line Adjustment 5016 000.000000.007.345 Mobile Home Parks 5017 000.000000.007.345 Rezone 5018 000.000000.007.345 Routine Vegetation Mgmt 5019 000.000000.007.345 Shoreline Subst Dev 5020 000.000000.007.345 Site Plan Approval 5021 000.000000.007.345 Temp Use, Hobbyk, Fence 5022 000.000000.007.345 Variance Fees 5024 000.000000.007.345 Conditional Approval Fee 5036 000.000000.007.345 Comprehensive Plan Amend 5909 000.000000.002.341 Booklets/FiS/Copies 5941 000.000000.007.341 Maps (Taxable) 5998 000.000000.000.231 Tax Balance Due .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 _00 .00 .00 .00 _00 .00 .00 .00 _00 .00 .00 .00 \ EX SSMH cn RIM 111.80 i - 1 D C) , ", J s,::»: :.:>: = w::.:::..:: ;. d ��,,:;;;:;?;;. o ( ,i ................ .... . 1 f! 0 .` :.1, , I MALE. 1 20 J > 4_i I �, J.I I + 0 10 20 40 . I I I II I ~ 4488 ! 1 I i� _ 4441 , I I I x: o + + . I J, I I �: L:.1: ACCESS i + i _ I[ 1 c �: + DRIVEWAY 3 + + PARCEL 2 �- J i 1 �f' I I ' I ACCESS I i/ i i L -- -- - I I DRI VEWA Y 2 / o I , PARCEL= +° _ _ _ 3 :.' w �. :�. _ `rte; ''ir` ••[ GFF=88.70 .. ? . i+ - .. " : (n f.; ,�_ .f / : J _ - a . s f^ // !! '! fl / ! 1 , 5 : :d: .=• /.: �:: 1= _ X GA E S f� -S f 4R / �J J 1 - Y {� / LINE e t [��� I i :`�] a o j ti b= - - - - � L~ 'G•" M1 .i .' '� , . i� ].7 '' i' r :4� - / / i :.t\ . �: ,r,• •r 1._. I O J J•, / / i Y. 0 0 � 8888. : �J X TOE:. 76 : 8888 . 8484 :. -8844 8848.. :. e .. ........: _ 8888 { • 5 �� o� :: • ` : - /> 88.88.., ........... '/:. . PARCEL N0. . c7 P .::. .. . . 4n 8888 . :s 4888.. .. 8848. 546 •.--• 42�D-o -� 4888 .. 8888 ,.:� .. .: •:. .. 8844 . - - - .. � ==�� t: 'TDP 74 . 2 8 - - - _ _ 8884 - - - - ..� 8888 - - - - . - . �. 4844. . � � 8141 : 4144. cn .. - --. _ . . . - - - - -- - 1- M1 r' TOE 72 2 e 0 �' _ TOP' . . . Q - . . 2 O- .,_ 8848. 8488 8888 . .......... 8888.. - - 8844. ::': :- . . ACCESS •. . ;8448. 8481.:. _ : : : : DRI VEWA Y f TOE , 70 > / : , • - , . . • _/ . . l .� ..... _ 6 `TOP 70 . a - fl a. o .::' '.- • _ I - •i• • - "" . .. ..: 888'8:.: .. :: 8484 84'88 : j TOE : 68 . _ �/ I rA} EX WM •l x X �- J \ ��� M.. 7 2 i i --, _ _ `.: _ :_ �� N / I� .� f ; -, . , T wry - {` L - parr Y ' '.� ._: o �' 4r. a ". :: 1 . :- o . -- PARCEL 1 - . - r T' _ '1. : • ':mss •.. 1 • S .. .i .f - . . I o •. :: �_'�:. :r'� - - `'t: - _ . .r >:. ;�; - :�• i' - - _ _ _ - <GF -77.95 :h. .. _ r,., F . :':: f J 11 �7 - -.'}. - _ - s• . -m :l :� `:. �4 _ -;.' . . ;. t . Y Y . �- - . - + f t . • :l =. . t t :. :f . . . 0+41.; 2 .WA TER:MAIN • - •I .� \ t - - /- . . . . . \` . J p . . t f :-.• - . Y R� -2 EX A -. 3:+Q4: �7� 1.�1� 9TM: -S.T . �`- _ k . . . - I . . . _ :c : - . :: DRAIN - 'r- . t G . . 1 - . ....I z u :'a- : r -- .. \ ... .... j� + TO REMAIN --- \ EE R� WAY.: ROSS S r k - . I- ,k EX H ousE .. . v� : UNDISTURBED 1 1 /. - G 0 TT -11 HEFT . 1 sE s .. ... ... 1 1 - I i k , .. _ i / i / . • - :EX'CB . LEGAL D ESCRIPTION TC P ' 66.62 %• • ; : IE 64.82 N S E T L T LINE ADJUSTMENT N0. . PARCEL 1 2 AND 3 OF R N ON 0 : - - - U DER RECORDING LUA 07 011 LLA RECORDED JUNE 27 2008 N EX SSMH ' . O 6 7 IN TH OFFICIAL RECORDS OF KING COUNTY N .20080 2 900003 E ' • :RSM 67.74 8 " 1E 59.94 (N W) WASHINGTON. 8" IE 59.94 (SE) TU E C1 TY OF RENTON COUNTY OF KING STATE OF SI ATE IN 7N 8 IE 59.94 E WASHINGTON - + 1 k ;..t. :, . . , . _ EX ROCKERY 1 k \ TO BE Ik -�. / _ /. REMOVED} } / . - I I f� .- - . - : I PARCEL NO. :l. N - .r"t . �:;�, / / / .... . - . • _ 00 - = � 3342 7 D- 0556 t k _P. .;:., r. .: • : , �; 'jx - EX/2.:" / � .. � o I 1� t o LINE / �.:. - . . . . :.:. ..:. . t I # /� �.. cn I„:a" : : . EX SDMN i i i 5a /j- ! :: . _ TOP 66.96 �i 1 !-;=�:r / 12 RCP 1E 64.96 (SE) "% I I :: (N, s) epi/ : I `�' S /.C�: :::: _ : _ - :: 92 CPEP IE 61.46 (NWS �i °° x '=: �/ / -:_- :-:-:-: 18"CPEP1E 61.96 (SWJ i ,t ! / oz� . 4444.%: _::-. . . TOP 66.64 -/. __� _- X : ` I ,/ 5� 4 "PVC IE 64.14 (NE) 1 cn / . - 1E 62.64 (N, S) �, I , :_. .. . . /. /moi-.- �.. :. .o . . i = I 1. �a. " s :::. - 8444::.� . • EX 12 0 - -,. ..,..__.. _,. -. .. .:. _8 888 - _._..- ..-_ .. - ... -a_-. - t_, 11 _. ' - -- - - 1 .. - < < �. - - �..�-;... 4µ _... =111GH PRESSURE - _ ._ / �::::::::. o� C; . CAS MAIN �i /: : PARCEL ND. . f 3342 1 0- 0555 i `�� / . . .:::. .:. Oy II EX SSMH / �; ,o o RIM 68.40 /. ` �/�:•:•:/r1' -.:: .-..:.: D 8 IE :60.20 (NW) � o . . . G.. - : .. . o I J 8 IE 60.20 (SE)- : - : 0 . 5D . : . . EX SUBURBAI` 1 � / CAs cAUC /ji ore !:::-=::- � : :-:-:- :. -::: EX CB.. : = TOP X5.54 /8844:: '` :::::'.:.Q / _ . - .: : .:',. : . / •: o I iE .58 (N, S) / . . . .. .:.-.....-.:_-_-.:.. �•���,8844-:'�!...I . X,. -.-.-.- i I .::.�..:a :. :-:-:- I- :-:::= ;�. : : : :: : �: : t / �: :..: I e cin /. =! %� :: :: - :::::::: - -- i J .. - �. . /� r:: -::•_::_:::_ �!::::: 4848::: j J is f EX FIRE / / �� °�- :���..--_-:-:-:•-::::-....-.--: : f 1 '.. _ /. / . . HYDRANT �. °i ./. .: . ` . - ) � _ , . . 1'� . . .. . :: : _ . . . cn _ `: _ : . f. s C�- . . . �-:::.:..::::....:.....::::.:::.:...:.:.::.::::,:::.:::,:,:::::::..;..::.: :::..::::::.:.::::.:: ,:::::::.::.....:.::::. J :::::::�::..: :::-:�::::_::::Z_:::: ::-:-1:20 iia 120 . . 1 • . ' '� -:-: :.- : ,.. ' .; . ............ ...... ...........................................18 ...... . . 4848. STA......1+21.:.18:::::::::::::::.:::::::::::::::::::::::::: :. : : - :'- j`�- ::: ::-:-:-:-:-:-. ...` PVI EL: 77.79 -:•. <, - .. _ . :; ::...:.:.:.... 4 .V ....STA. -.:::.1,+. I a:00 ..:.::.:::.....::. : :--- 'I .. :- .::::::::::::-:_:;O_ ::::::::_::::: Q FACE OF .PVI EL: 67.13 . . 1. . . . • , i ......... .... 88..88......... .................................................................................. :.: - . / ::::::::::::::::::..:.: .......... -- 8888.. ...2�D n0::::VC .........:....... S /� �.: : : : : : : : : GARAGE.. _ •_•.-•__. . . . . :• _:::.:.:.:.,::.....::::::::::::::::::::::::..,':.;..::..:::::.:::::.:::.:::,,.,.,.:......:::....::::::::::':: 84.44 ..; ......-- .. _ 8888 oG. -:.-.-_•I-.•.•--.-_ EX .Ge 1C3L�:....................................................... 8888 .� 100 IOC! .i-:. :: .• •.-_-88.88- � . : o ccs �o`�- c� o : :.: 444 8 . - - : y ::: _ 4 . . SOP '70.54 p o N o? :.::..........:... o ..o »»„ L �I ; O - :.::::.::.::::.:::::::::::4848. �. 4444. ................. .......: 18 8 8 . - © e•. 1� r., f�:.:::::::::::::::::::::::::::::::.::.::...::: S :: IE 6S. 44 N, S o o o o, . . + .................... ltd..,,,,,,,,, ..,:::::::::::::::::::.,.... :.:.:::.:..: �I:::::::::::::::::::::.::::.:::::::::::::::::::::.::::C) . 8 ::: -:::::::.::::...::::::::::::::.::::::::::::::::::::::::::.::::::::.::::..............,.....::: I�' -4444:©:: 4_'484.. ,1: 9� �C`"'� UU UV �� �� .�..to ...co / EX 'SSMH > • • �. a . ....................... .................'...........:::.:::.::::.:::::::_::::.::::.. ..............4.. ui �,, ......... :::..::::::-:-.:::.::.::::::.::.......:..... m W W ................................................. / 0 . �Q RIM 72.45 :W .............. U i� BASIS OF BEAR/NG ACCEPTED PLAT BEARINGS BASED ON FOUND MONUMENTS PER CITY OF RENTON LOT LINE ADJUSTMENT �LUA-07-011-LLA, AS RECORDED UNDER KING COUNTY RECORDING NO. 20080627900003. VERT/CAL DATUM & CONTOUR /NTERVAL ELEVA TIONS SHOWN ON THIS DRA WING WERE DERIVED FROM INFORMATION PROVIDED BY CITY OF RENTON SURVEY CONTROL DA TABASE. POINT ID NO. 1839; MONUMENT IN CASE AT THE INTERSECTION OF N 30TH ST & BURNETT A VE N ELEVA TION.• 120.03 FEET (36.586 METERS} NA VD 88 2.0' CONTOUR INTERVAL - THE EXPECTED VER77CAL ACCURACY IS E UAL T 1 2 THE C NTOUR INTERVAL OR PLUS MINUS 1.0 FOR Q 0 / 0 / THIS PROJECT. SURVEY NOTES 1. THIS SURVEY WAS COMPLETED W77HOUT BENEFIT OF A CURRENT TITLE REPORT. EASEMENTS AND OTHER ENCUMBRANCES MAY EXIST ON THIS PROPERTY THAT ARE NOT SHOWN HEREON. 2. INSTRUMENTATION FDR THIS SURVEY WAS A 3 -SECOND NIKON NPL 352 TOTAL STA TION. PROCEDURES USED IN THIS SURVEY MEET OR EXCEED STANDARDS SET BY WAC 332-f30-090. 3. TINE 1NFORMA 77ON ON THIS MAP REPRESENTS THE RESULTS OF A SURVEY MADE IN JUL Y 2011 AND CAN ONLY BE CONSIDERED AS IND1 CA 77NG THE GENERAL CONDI TIONS EXIS77NG A T THA T TIME. 4. UTILITIES SHOWN ON THIS SURVEY ARE BASED UPON ABOVE GROUND OBSERVA T10NS AND A5 BUIL T PLANS WHERE AVAILABLE. ACTUAL LOCA TIONS OF UNDERGROUND UTILI77ES MAY VARY AND UTILITIES NOT SHOWN ON THIS SURVEY MAY EXIST ON 7NIS SI7E. 5. ALL MONUMENTS WERE LOCATED DURING 774IS SURVEY UNLESS 07HERWISE NOTED• .:.:ilA:....-t..r.rf.:i PVI EL: 88.35 i ^ ter%/ ..� .� IP .1 0 O ��W I E 4. N W ..-- 8 6 58 MM /,.y�Pam� �u .4a . : ..:.........._...........:::4.1 .4., o . - /. - : - 8" IE 64.58 (SE) ::::::::::: ,--:.----- ::,�- :. :: :.: .: ,.-':.:::::::::::::: PARCEL -f ..":._ . .,.:::.:..::::::::::::......:.::.:::.: ❑ ----" gg.62 4444: .50� 9 GFF=77.95 _..- . . . . . . .00...................................I................................................ ......... I ... . / -s -8848, INT 10+00.00 LAKE WASHINGTON BL VD N Oox X 5'0 �, ...-- _' . . . . I _ � - -1 1 n/1 nn A1C rJn-rLJ CT �1 tl :: #M1 tw r; r� i _ . . ... _ _ _.� . u Q UNDERGROUND UTILITY NL?T�' _ ., a r j UNDERGROUND U77LI TIES ARE SHOWN IN THE APPROXIMATE b � LOCA 770N. THERE IS NO GUARAN7EE THAT ALL U77LI lY LINES a ARE SHOWN, OR THAT THE LOCA T70N, SIZE AND MATERIAL o IS ACCURA 7E, THE CONTRACTOR SHALL UNCOVER ALL � INDICA TED PIPING WHERE CROSSING, INTERFERENCES, OR E 3 CONNEC77ONS OCCUR PRIOR TO TRENCHING - OR EXCA VA TION o © FOR ANY PIPE OR STRUCTURES, TO DETERMINE ACTUAL ti (a LOCA TIONS, SIZE AND MATERIAL. 774E CONTRACTOR SHALL I Q MAKE THE APPROPRIATE PRD VISION FOR PRO T EC TION OF V_ SAID FACILITIES. THE CON77?ACTOR SHALL NOTIFY ONE CALL. o u A T 1--800-424-5555 AND ARRANGE FDR FIELD LOCA 77ON � �� .Q OF EXIS77NG FACILI TIES BEFORE CONSTRUC770N. t ;:.:.::..:.:: 1888... r :::::... ::,..:::..:..:..:..:::,:..:.........,..,..,.. ...........::::::........:::::.::. ,.::::::::::.::::<::.<:<...:... 1888.. ..:� 8888.8.8:.r..:...:....,:....:................:::::::::...::::. N � W Q 2012 THE BLUELINE GROUP 1 +00 1 +50 :....::. ...::: 884...4 :...... .......8 : .............:.......1.111....':..,................ ....... 1111,...I r::::......................�.............. r�' r.... SCALE':.... =��1 l�f� T ---2© V 00 GFF=88.50 rn :: :::::::..,:......::.::::.::,...:::::.:.:::.:.:.....:.. N. 0�O Z©() <� Y_� V� � �' +. a0..::::::: ................ < .:..:.:..:.....:.:........ N Z O rri C� f.{ 1:7 .� IP .1 0 O ��W I E 4. N W ..-- 8 6 58 MM /,.y�Pam� �u .4a . : ..:.........._...........:::4.1 .4., o . - /. - : - 8" IE 64.58 (SE) ::::::::::: ,--:.----- ::,�- :. :: :.: .: ,.-':.:::::::::::::: PARCEL -f ..":._ . .,.:::.:..::::::::::::......:.::.:::.: ❑ ----" gg.62 4444: .50� 9 GFF=77.95 _..- . . . . . . .00...................................I................................................ ......... I ... . / -s -8848, INT 10+00.00 LAKE WASHINGTON BL VD N Oox X 5'0 �, ...-- _' . . . . I _ � - -1 1 n/1 nn A1C rJn-rLJ CT �1 tl :: #M1 tw r; r� i _ . . ... _ _ _.� . u Q UNDERGROUND UTILITY NL?T�' _ ., a r j UNDERGROUND U77LI TIES ARE SHOWN IN THE APPROXIMATE b � LOCA 770N. THERE IS NO GUARAN7EE THAT ALL U77LI lY LINES a ARE SHOWN, OR THAT THE LOCA T70N, SIZE AND MATERIAL o IS ACCURA 7E, THE CONTRACTOR SHALL UNCOVER ALL � INDICA TED PIPING WHERE CROSSING, INTERFERENCES, OR E 3 CONNEC77ONS OCCUR PRIOR TO TRENCHING - OR EXCA VA TION o © FOR ANY PIPE OR STRUCTURES, TO DETERMINE ACTUAL ti (a LOCA TIONS, SIZE AND MATERIAL. 774E CONTRACTOR SHALL I Q MAKE THE APPROPRIATE PRD VISION FOR PRO T EC TION OF V_ SAID FACILITIES. THE CON77?ACTOR SHALL NOTIFY ONE CALL. o u A T 1--800-424-5555 AND ARRANGE FDR FIELD LOCA 77ON � �� .Q OF EXIS77NG FACILI TIES BEFORE CONSTRUC770N. t ;:.:.::..:.:: 1888... r :::::... ::,..:::..:..:..:..:::,:..:.........,..,..,.. ...........::::::........:::::.::. ,.::::::::::.::::<::.<:<...:... 1888.. ..:� 8888.8.8:.r..:...:....,:....:................:::::::::...::::. N � W Q 2012 THE BLUELINE GROUP 1 +00 1 +50 :....::. ...::: 884...4 :...... .......8 : .............:.......1.111....':..,................ ....... 1111,...I r::::......................�.............. r�' r.... SCALE':.... =��1 l�f� T ---2© V 00 GFF=88.50 rn �,, 00 m n 0�O Z©() <� Y_� � � �' F -o- � ? aU co W m N ~ N w z e Lu ELIN E Lu SCALE: AS NOTED «:::�:..:::... PROJECT MANAGER: � KEN M LAUZEN, PE il Q o KEN M LAUZF V, PE 0) DESIGNER: CAROL DOGGETT <;µ ISSUE DA TE: 6/13/2012 EQ z 1 +50 2+00 120 0 ❑ 0 ■ 7th V/C/N/TY MAP scare � -,000• PROJECT TEAM ..�►PPLICANT ISOLA HOMES 555 S RENTON VILLA GE PL SU17E 570 ENTDN WA 98057 R CO ACT: RON FROTON NT 5 82-0435 42 2 () C . COM RON.FROTON�ISOLA M CIVIL ENGINEER G OU THE BLUEUNE R P 25 CENTRAL WAY, SUI7E 400 D WA 98033 KIRKLAN CONTACT.• KEN LAUZEN, PE (425) 216-4051 x231 KLA UZENO THEBL UELINEGROUP. COM SURVEY13RR SITE SURVEY & MAPPING, INC. 101152147NAVENE REDMOND, WA 98053 CONTACT.• THOMAS WOLDENDORP `(425) 298-4412 TNWOSI7FSURVEYMAPPING. COM 120 110 l 00 f _ 70 SCALE. N T5 Low PT STA: 1+03.67 LOW PT EL:82.26 PVI STA: 1+45.62 P W EL: 88.55 1 +00 1 +50 CITY OF RENTON Approved by: Date: Approved by: Date: Approved by: Date: A roved b : Date: pp Y 11❑ �0 r t 70 p ity f M Planning D11 �UN� 2 9 'i -..e�M-A - �,, 00 m 0�O Z©() <� Y_� � N Q Y in W C7 o It w oV t� Z / r F -o- � ? aU co W m N ~ N w z e Lu ELIN E Lu SCALE: AS NOTED «:::�:..:::... PROJECT MANAGER: . KEN M LAUZEN, PE F:}:::•:•:.i.' :':'.'.i PROJECT ENGINEER: .:: ::::::::i '.'14'14'.: KEN M LAUZF V, PE DESIGNER: CAROL DOGGETT <;µ ISSUE DA TE: 6/13/2012 EQ z v ... 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MMINt. L AA (; / . . . .: :: :: -� �. a* ss :: " . , :: L. :: ' :: -'§� '-.' .1 .. 1.�.l .: LOCA 77ON AND .USE :: :, : ': , . :: ., il"'iii: IE 86.99 :::: . :: :: : . . " '�,�!:: :: EX 7REME CA U ON) . :: I . ;: :� . . * . :� . "" .: . -.111, ..": ;: �� :� .. �: � . ;: _.,: ""."'..... � ....: .. :: ': �: �7 I .. .. :: . :, . ;� .1 . . :� I :: : .: :� ;: . . :1 .1 :: � : .: : :� �: :., .: :, , . :: -� - .. :. ::::: ,90 .:: : 0. LEGAL DESCRIPTION ­1� . I _., � : . . .'' I , , .1. _1 . � .� �! . , � -, ­ .l.. %_��..-�.­ : ', .. . ,�,. � ., . , .1 � . . . . . . . . . , . . . . .. � . . .1 I :; . . . Q) p: ul) :, �o .. co '. U) N I �N � 0) . V_ . \ �o co V- KEN M. LAUZEN, PE - ------------ �gwz�;;� �'.,'.,'.,'.�'.'-& !:;:;:;:�:�:�:�:.�:.�:�,:L:::,:':':':'�'�L ....... :-:.�.�-:-------"'-­.. DESIGNER: . Q6 ad N '... ...... - �16 oi � ,__� %_� �6 cr) ...-.------A N 0) 00 I co I CID . � . co . co . . 00 � - N I I + V 0 2 + 013 3+00 I cc pu*j F= 0� 70 lenton Division VE10 � A I <c 3:-"2 Q. -)o z " C) 5 Z a: �e - 7) g� ­� 0 LD �� N 0 6 ,�t Ill 0 L �� ,q _j Ill - Ill L: m D 0 _j Z) ,:� ED U) (o W - �� � >- 1: : <1 .�: ,,, j� _j IT 3: < 6: �>> af �__ �� BLUELINE 0 kn N SCALE: AS N07ED .... ­_ - ------- I n',�,,,��,�,,,,,,.,,�,,.,,-�-,��";',-*..-,:::::::::::::7:::,::�::,::::::::,.,-'-"-"'" ­­:-:-:, PR T MA NA GER: GEOFF E. TA IRBIL & PE ,.­::::.....,.,....:: ::::::, ­.'.­"` :.::.,.:.:.......,.,...:.:.:.:.:.:,:,::::�. ::!.:: .......... PROJECT ENGINEER: ... .,.-...- KEN M. LAUZEN, PE - ------------ �gwz�;;� �'.,'.,'.,'.�'.'-& !:;:;:;:�:�:�:�:.�:.�:�,:L:::,:':':':'�'�L ....... :-:.�.�-:-------"'-­.. DESIGNER: ... D0WINQUE GABALDON . ...... ­­ , , , , ........ ...... ���.":::�:..�::::..':.'-.-.'*.'-'--'*.'.,.",.'.,.",",.:"""""�'.,.�.,..,... � ........ L ........... :::;;:�: ISSUE DA TE: '... ...... - 611,312012 En z 1 13 ul 3 41 04 . . . >. to I I Lu 1_� I 1) I I I I I . .� 13 Z 1% I I I I I I I I -.1 ----L.--.--.l I ... . I . . z z 13 k [a Z ftj X a) In I �. Z :c k I j ul . Oft Ld "I ry, cl 4i � Q� z �e 0, ra . I k z ftj w It 0 Lk El Q w . E4 . (a ---m . . 1�1 . � E. r Q� . 0 = -10 it 4/ 0 6953 i� \ /ST -\G /ONAL ,�: J61PIlY JOB NUMBER: I I MOC243 - SHEET NAME: WA =0 I BHT I oF 2 I . - . .11 . .. .. - . . . .. � - . - ­ I I ­ . 111.- ­. I '11- - 11 _-1 - , -11;--. .!­%��,_­;,",, .,..;",L�,-".,.;�--�,,,��,,,;.�.".�"..- - . . . . !,..,. � .. - - _, , A-, ­: ", , . . .. , - . `vll:�l -�:-4j�� -4��I.��,��,��.�­4 , - ---,' -jA�-:,".1 --;,.,��r�'.."L'I,;"ti,l,:4k-:-�":�i.-Ik:""If��.;..4- , .- ­ I - - ,-., -, _ -''L--,....��..".-,�-l�'-�l�.I.I'L'-,.,.�l,,�-%-:,�",-��,�-��.�,-...,,,-:�.,.,,.-..., ­­_-,,,­�,-,;7 ­­­­,­ I—— ... ­ . �.� �­� , e",---- �,� ­... j-. ­ � m.l I . I - -.1. I ­'­. ,­­,� -_1.1.3 ,��_ . 7 �, ,_ . ,,.-, �, i " n., 1��, , ,,,, � �, ��­ . � �l -1-.. 1 " , 1� 1, I �.., - a � ��.', -, �.-, ", 1­ic� �,:�, ,,�,. �, ir,�,,� ". I �.,­ " , J. z, - ,­ ., .1 " .,,,,w M , I -1 ..4 r, , � �. 1�w��. � ;i .1� r � ­ � j,,,_"yt T_A e� �­­NkA IL, ,_L� . _,;�� ­: . .0 .m , if.,... 1. .. . A;i�,K'_,�"U:�,-�., .'-, "-,: ,�, fl. . WlllUk-;t�,Z,j,;LAA�tl!, WATER PLAN GfHERAL NOTES Standard Plan No. 300 1. ALL WORK ANO MATERIALS SHALL BE IN ACCORDANCE WITH THE LATEST EDITION OF THE CRY OF RE MN PUBLIC WORKS STANDARD SPRCIFICATIONS AND SPECIAL PROVISIONS AND WSDOT / APWA STANDARD SPECIFICATIONS, LATEST EDITION AS AMENDED BY THE CRY OF RENTON. A SET OF CITY APPROVED PLANS SHALL BE KEPT ATTHE JOB 517E WHENEVER CONSTRUCTION 15 IN PROGRESS. A PRE -CONSTRUCTION CONFERENCE SHALL BE HELD PRIOR TO THE START OF CONSTRUCTION. THE CONTRACTOR AND DR DEVELOPER SHALL BE RESPONSIBLE FOR SECURING ALL NECESSARY PERMITS PRIORTO CONSTRUCTION. 2. ALL EXISTIN© UTILITIES SHALL REMAIN IN SERVICE DURING CONSTRUCTION UNLESS OTHERWISE NOTED. THE CONTRACTOR SHALL CALL 1-800-424-5555 TO VERIFY UTILITY LOCATIONS BEFORE BEGINNING EKCAVATK]N. 3. ALL MATERIALS USED FOR THE CONSTRUCTION OF WATER SYSTEM IMPROVEMENTS SHALL BE NEW AND UNDAMAGED, AND °CATALO(a CUTS" FOR AU. MATERIALS SHALL BE APPROVED IN WRITING BY THE CITY OF RENTON PRIORT(3 BRINGING ANY MATERIALS ON•tiSTTE. 4, ALL WATER MAIN PIPE MATERIALS SHALL BE CEMENT LINED DUCTILE IRON PIPE, THICKNESS CLASS 52 PER AWWA C 151 AND C 2014, PIPE JOINTS SHALL BE PUSH -ON OR MECHANICAL JOINT. CAST IRON OR DUCTILE IRON PIPE FTTTIMIS SHALL BE CLASS 250 AS PER ANSI/AWWA C110/A21.10.82. ALL DUCTILE IRON PIPE AND FITTINGS SHALL BE WRAPPED WITH &MIL BL4M TUBS-Mli„ POLYETHYLENE PLASTIC PER AVWIWAC7,0E STANDARDS. 5. MINIMUM COVER FROM TOP OF WATER MAINS TO FINISHED GRADE SHALL BE 36 INCHES FOR PIPE DIAMETER OF I&INCH OR LES AND 48 INCHES FOR PIPE DIAMETER OF 124NCH AND LARGER. MAXIMUM COVER FOR ALL WATER MAINS SHALL BE 60 INCHES. ANY DEVIATIONS MUST BE APPROVED BY THE CITY OF RENTON PRIOR TO CONSTRUCTION. WHERE UTILITY CONILICTS OCCUR, THE PROFILE OF THE WATER MAIN SHALL BE ADJUSTED AS NECESSARY TO CLEAR CONFUCTSAND TO PROVIDE MINIMUM COVER, PIPE DEFLECTION SHALL NOT EXCEED ONE-HALF OF PIPE MANUFACTURER'S SPECIFICATION FOR SIZE OF PIPE USED. ALJ. TRENCH BACKFILL SHALL BE COMPACTED TO 95 PERCENT MAXIMUM DRY DENSITY AS DETERMINED BYTHE MODIFIED PROCTORTEST METHOD jMDI'3) IN ROADWAYS, ROADWAY SHOULDERS, ROADWAY PRISM AND DRIVEWAYS, AND $5 PEfENT MM IN UNPAVED AREAS. ALL.PIPE ZONE COMPACTION SHALL BE 95 MDD. B. CONCRETE BLOCKING FOR WATER MAINS SHALL BE DESIGNED, INSTALLED AND POURED IN PLACE IN ACCORDANCE WITH CITY OF RENTON STANDARD DETAILS AND SPECIFICATIONS AND SHALL BE INSTALLED AT ALL V13MCALAND HORIZONTAL BENDS, FETi1NGS AND BASE OF HYDRANTS. MEGA -LUGS (OR SIMILAR PRODUCT) MAY BE REQUIRED ON ALL MECHANICALJOINTS IN ADDITION TO CONCRETE BLUMNG. 7. ALL NEW WATER MAIN PIPES AND FTTTINGS SHALL HAVE A FOAM PIPE: PIG RUN THROUGH THEM PRIOR TO BEING FLUSHED, DISINFECTED, AND TESTED. CLEANING, PRESSURE AND PURTTYTESTING SHALL BE DONE INTHE PRESENCE OF AND UNDERTHE SUPERVlsioN OFA CTEYOF RENTON UTIUTY INSPECTOR. THE CONTRACTOR SHALL SUPPLY, INSTALL AND REMOVE PLUGS, CORPORATION STOPS, SLOW -OFF ASSEMBLIES, AND THRUST RES M[fr/ BLOCKING FORTESTING AND PURRYACCEPTANCE. NO CONNECTION SHALL BE MADE BETWEEN THE NEW MAIN OR BETWEEN THE NEW WET -TAP VALVE TO AN EXISTING MAIN UNTIL THE NEW PIPING HAS BEEN FOAM -PIGGED, DISINFECTED, FLUSHED, AND PASSED BOTH PREMUREAND PURTTYTESTING. S. NEW WATER MAINS INCLUDING SERVICE LATERALS SHALL BETES1 DATA STATIC PRESSURE OF 1SO PSI ABOVE WORKING PRESSURE WITH A MINIMUM OF 225 PSI TEST PRESSURE FOR 120 MINUTES WLTH A IIMAMMUM OF 5 PSI PRESSURE DROP DURING THE ENTIRE TEST PERIOD. UPON SATISFACTORY COMPLETION OF THE PRESSURE TEST, THE LINE SHALL BE DISINFECTED, FLUSHED, AND THEN WATER SAMPLES SHALL BETAKEN FOR PURITY TESTING BYTHE PUBLIC WORKS INSPECTOR,. 9. THE coNTRAGTOR SHALL NOTIFY THE CITY OF RENTON WATER UTILITY AND MAINTENANCE DEPARTMENTS AT LEAST 10 WORKING DAYS PRIOR TO MAKING CONNECTIONS TO THE EXISTING WATER SYSTEM. THE CONTRACTOR SHALL EXPOSETHE EIOS`= WATER MAIN AND FITTINGS ATTHE CONNECTION POINT BEFORE ORDERING THE NECESSARY ADAPTORS AND FITTINGS REQUIRED FOR THE FINAL CONNECTION. THE CONTRACTOR SHALL EXCAVATE, REMOVE ALL SURFACE MATERIALS, AND PROVIDE SHORING AND ALL MATERIALS REQUIRED FOR THE CITY OF RENTON TO PERFORM THE CONNECTION TO THE EXWMG WATER SYSTEM. THE CONTRACTOR SHALL PROVIDE AND INSTALL BACKFILL, CONCRETE BLOCKING, AND COMPLETE SURFACE RESTORATION. STD. PLAN -- 300.0 t * P [TBLF�C WORKS WATER PLAN WNERAL NOTES DEPARTMENT MARCH 2010 MARKER MARKER e I ' TWO LANE ROAD OFFSET MARKER TO INDICATE WHICH SIDF OF STREET HYDRANT IS ON R" FROM DOT; OR PAINTED LINE) 9 FOUR LANE ROACH OFFSET MARKER TO INDICATE WHICH SIDE OF STREET HYDRANT IS ON (4'r FROM DOTS OR PAINTED LANL DIVIDER) HYDRANT LIARIKER`3 .I° ftAISEU PAVMEN'T MARKED TYPE 88 AB S hNI` CNITE TWO-WAY (BLUE) MARKER CN SIDE 5TREETS WHERE THE HYDRANT IS WITHIN 20' OF A MAIN TFAVELED STREET, THE MARKER IS TO BE INSTALLED ON THAT MAIN STREET MARKLN Cr d a FIVE LANE ROAD OFFSET I''1ARKER. TO NDICATE WHICH SIDE OF STREET HYDRANT IS ON f4" FROM DOTS OR FAINTED LAME DIVIDER) STI). PLAN -- 310.3 # a + PUBLIC WORKS HYDRANT MARKER LAYOUT DEPARTMENT MARCH 2010 T `i ... .......................... ... .............. .... ..-..........•nnn :::•: :vnv:.::.:::: v•: vv.vh:v:: :::::;:•:::•::. •.: •:.v:::::, :.:v v... y};};.;.;.;.;•:}}:•:•}}�:: Ctititititititi.fi'' . •\ � ..4......... v �i:•i:•:•:•ti :': v ................... .. ......f..... ..... ,:.. - ��.........:................1 ..... :.........::::::::•.:::•..•.,...... �.� v::.:•::.,•.,•.,•.:•;::•:- ................:r . ... :•::. [•}:[•.. .. \::.i:tiSr .:S:[?it:C4}:}}viii �^%--- ____.v.........:iii:•i}::.�._}e:,..:..:n\......... ::::•.�<{{{{-:-.iia'•:•:•:•:•::;;::•:...:..::.::::..v...:l::::::+::•:::::...........:: t'�\:: ..-. :...:. I Q 2011 THE BLUELINE GROUP EXISTING WATER LINE PLAN VIEW TESTING DETAIL f8 FT .. , ", NEW WATER LINE 0 VERTICAL CROSS(MJxFL) FOR POLYPIGGING ONE BUND FLANGE ON TOP WITH 2'TAP & 2"PLUG ONE BLIND FUME ON9070M (MJ) PLUG WITH 2" TAP & 2" TEMPORARY BLOW -OFF TEMPORARY BLOCK CUT -IN (BY CITY FORCES) TET: (FLxFL) W/ OONC. BLOCK 1- GATE VALVES (FLxMJ) 2- SOLID SLEEVES (MJ) OR RO-MAC COUPLINGS 1-- PLUG (MJ) W/2 -TAP & TEMP. BLOW -OFF WF TEMP. BLOCK EXISTING WATER LINE EXISTING WATER LINE FINAL CONNECTION DETAIL EXISTING WATER LINE. CL TESTING, CLEANING BY POLYPIG, AND DISINFECTION, REMOVE TEMP. BLOCK & BLOW -OFF & CONNECT WITH SLEEVE (MJ) & D.I. SPOOLS FINAL. CONNECTION BY CITY FORCES ♦ PUBLIC WORKS CONNECTION TO WATER MAIN CUT DEPARTMENT IN-LINE TEE & ONE VALVE • ti•:------:•. $}�::v:::C :::}*.•n {: '::}, 1::;r::ti•:C•:}:a:::rF}}:}�{{{}?•i'}:--..::-:?r\\••v;::::::?:•y-:titititiC:;:�vti;•;s iSv:'::CS'':}'*:iti {$:•$;:;v{.ti•; ........C� �{{:•;•::::},. MARCH 2010 y •. \ � ��:S}tib ti::•:.t:v 13"x24" PLASTIC METER BOX EQUAL TO ;MID -STATES PLASTIC, � INC. B/ F ^F_RIE� NSBOF 13_ - 18 WITH1.75 THICK DUCTILE CITY wRIVaTE IRON DIAMOND PLATE COVER FQUAL TO MID -STATES PLASTICS. -- h C: MSCDC-1324-R WITH READER LID AND 2" DRILLED HOLE �iPirN� �iFlae, FOR- TOUCHREAID PIT LID (SEE DETAIL A -A) � 1'____'AAYN IIUi�IMPRO�fED RIGHf OF INSTALL- METER BCX AT -' ' PROPERTY LINE WITH 12" u LONG COPPER TAILPIECE. w 9' h:I I N c1 12' MA;< ( SIDEWALK n FINISH GRADE ;f TOUCHPF 11 YJA7ER x L =