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Home My WebLink AboutReport 1,, 90086 VM 'A.1.Nno::, !>NDI VM NOJ.N3li '3N 3AV W'YlnOoH 9911 UH !Iii I -;!~ ::n, '.lN3Wd013"30 ::>Vd.lS:iM :\:10::1 03ll'v'd3'1:1d N'vld NOIJ.l>'ll0.LS31Dl33~'.) '11 ON\fll3M m-""" ' 'Ii ~11s ! -- .:l.,m,a s.~:Eldld ·=-·~w"= f~oH I ' ii RECEIVE MAY r PLANNING DIVISION 90086 VM 'A!Nno:, !>NDI VM NOlN:nl '3N 3/\V W\flnt>OH 9911 :>11 '1N3Wd013J\30 :>VdlS3M 110~ 03Wd:l'lld N\lld NOI.L \fll0.LS3~ )13~:) 'II ON\ll.L3M .:1.:1n,a s,i:l:3dld ----·-...... ,_, -· --I gl - ::.0 ri -C u,Q .. V> m 0 "'IJ ~ -r '[ • i '-• ' ,~ ! i_ n1! 111.0 ... , ii: i···i I!· 0' ;I '~ "Tl O 1!' .• -, l.n !Hi , 1UIMITTAL!i I REVLIIONS '1-..:8:IT!Oiiwl<T" ' :!11 11 i!11 ll 11,1 !, ,. / ~ ,. ,. ,. 11 ,, II !! (- \___ 'I 111 11i, . 1111 -" <) !I '! • ,~ .. ,.,,.1 r 11:1-,1"'~? v, liji 1i1 ~ hi~ ""· 11 ~ ~! ~ ''1 ~ ' :I i 3 ! ~ 11 g I z ~ ~So ~ 0 • ~ \ 8 .0 i 11111 il 1111 1 111 111111 i I 1 1! · P ~ • '! ~ •i,·•·l·-ie::l cl • ~I:! 0 • ! l z i llll!I! ! i Ii ~ l11i!j1 I o~i 0 1111 ii illil' ~ bi ! 11!1 I I • •! o d··lr,~ I! ! ~ i I 1· g ! z ' ~ PIPER'S BLUFF WETLAND & CREEK RESTORATION PLAN PREPARED FOR: WESTPAC DEVELOPMENT, LLC ll i" ~ l. [{ n . ;_~r o~= 1166 HOQUIAM AVE NE, RENTON WA KJNG COUNTY, WA 98006 ~ ii... ~ -l "" i~ 8 l ~~ ,. ~a .,, 90086 VM 'A.J.Nno:, !:INDI VM NO.lN:nl '3N 31\VWVlnOOH 9911 :lll '.lN3Wd013J\3G :lVdl53M :'t!CH 03Wd3'tld N\f"ld NOI.L\ftl0.LS3~ ~33~:) '11 ONV1.L3M .:1.,m,a s.~3dld I j ,• 90086 VM '.UNno:, !>NDI VM NO.lNnl '3N 3AV WVlflC>OH 9911 ::n, 0 .lN3Wd013"30 :)Vcil.S:IM :'tlru OJW'd3Hd NVld NOI.LVIIO.LS~ )13~:> '8 GNV1.L3M .:1.:m,a S,H3dld . . r • ----------- PIPER'S BLUFF A PORTION OF SECTION 10, .TOWNSHIP 23 NORTH, RANGE 5 EAST, W.U., CITY OF RENTON, KING COUNTY, WASHINGTON CITY OF RENTON FILE NO. LUA-12-076-FP DEDICATION KNOW Al.I. PlOPI.E BY IHtSl l'!lt.SI.NIS lH.0.1 wt, !HE 1/NDCl'ISIG~O 0¥i?<El!S Of IHITIIEST IN THE iJ,ND HE~faY SUBOMOcO, t+f~raY llfCLAAE TlilS Pl.AT TO Br THr GIW'H•C REPRESlNlATION Of" THC SUBDMSION WAD[ MCl!ll!Y, »Kl 00"1\Ul[DY llFDICATl' TD THF USf Of THE PUBLIC FOFIE\IER ALL STIIEETS AND A\IENUES NOT SHO' .. /N AS Pf!IVAll: HOlCoto! »I() DEDICATr THE USE TliEIIEOf" FOR AU. ru!ILIC PURPOSES NOT lm:c>NSISTENT W,111 Tt+E llSE Tt+ER10l' FOR PUBLIC li:(llffMY PUIIPOS(S, ANO "I.SO THC !!1GHT TO WJ<E Al.I. N[C[S~ SLOPES f01l curs AND r,LLS UF'QN Tlit LOTS s_,. lHEll[ON IN rt€ OIOOINAL R!).SON.tlll( GR,tONll Of SAID Sl11£ETS AND A\/ENU[S, AND F'URlli[R Of:OICATE TO TliE US[ Of llif PUAI IC Alt 1Ht 1:ASt.Ml/'lfS NfD TIW:TS SlfOWN ON THIS Pl.AT fOR AU. PIJ!ll,.IC PURPOSES AS INDICATED THEREON, INClliOI~ AUT NOT IIIATirn TO PARKS, OPOl SP/ICE, UTlJTl[S NlD OIIAIM',G(, UMtESS suru tAStMOITS cm m.t.CTS ,1,/l,C SPCCll"lCAI.L y iornnrirn ON THIS PIAT AS B[IHG Cll.o.NTEO .... o co~o TO A PERSON OR [NTl!Y OTHER 1JWj TH,£ PUBLIC, lH ~H CASE 'MIC 00 HtRt.BY CFWIT ANO CONVEY SLICH STRECTS. U.SEMlN"IS, OR !MCIS 10 !Ht PEHSON OR UfmY l{)(NrtlCD NiO r0R THE PURPOS£ STAITO flJRlli[R, '!HE IINOFRSIGNED O'IINFRS Of l)j[ LANO H[IIE0Y SUBtlMOED, WAM: fOR Tl<D,IS[l\'[5, THOR K£IR5 AND ...SSIGNS OK) OXf PmSD.'1 OR [NTITT' DERWIN<) TITLE F'R()t.l T\iF UNOfRSIGNED. ANY AND ALL CLAIMS fOR IW,V,GE5 AG,\INST l)j( CITY Of llt/,(f()ff, ITS succrsSORS ANO ASSIC,i<i Wl<ICM MAT & o=ON!:!l TO THE I\DJ/\CEITT iJ,NDS Of !HI'S Sl/80IVISION aY THC ES101lt.1St!"ENr. CONS!H\ICIION OR w,jNJDWI<;[ or RO'CS WITHIN THl'S SU80MSION ' F'URTH£R, rnr UNOERSIG~EO OWNE"RS Of ™" L>,t,ID H[RfAY WAflMflff), AGRFfS f(IR lt+D,ISU\IES. THEIR HOR$ ANO ...SSIGNS lO HOW THt Cm' Of RENTON, ANO >,NJ COll<l!NMrnTAl. AlJTH()RlfY, HAR'l.llTSS, INCLLIO~G AN'r' COSTS Of OEftNSE, If mt, l1lOU ANT o,.w,(;[S TD f'OlSONs OR PROPE~TY \IIIIHIN OR WITHOUT THIS SUBDMS10N RESULTING FROM AL.l(AATION Of TH( GROUND SUR~ACl, VCOCTAllON, DIWNAGL OR SURF.tCE OR SUB-SURFACE w•lEII now, OIi AN'1 FASHION CAUSED 13\' ll![ N'PROVIIL OR CONS1!!1XJION Of lHJS SU!!DMSIOO fURlllt.R, nlO'N ALI. l>lOl'l.i 11T THESE ~NTS. T'iO.T ll't TIIE liEl!tlN 0£1.0\I' SK;NtO OWNERS IN FEE SIMPLE Of l)jf' I l,,lolfl HFRFaY SUBDMDrD, HfRfffi' CFRTlfY THAT WE H,0,\/[ {SJA!!USHCO THE HOMEOWNERS J.SSOCLATJON (110.0.) or 'PIPtin AI.IJfr IN ACr.OR!lANCf. WITH WASHtNGTON ST•TE L.IIW WH1CH !OCN11F1ES £IICH LOT Of WIS Pl.A.I AS • MtMB01 Of SAID IIOA. SAID HOA IS SUBJECT TO THE DECLAIIAWN GF CO\li'N.WIS /IIID RCSlRICTIOtlS Hlft THE l'lAl OF "PA:~'S Bl.Uff" AS OISCI.OS.:0 a,' IIISTRUNENT RECOROtD UNOER·Kltll; COUITTY RECORDING NU~BER _______ _ IN Tt+E E'/1:NT THAT THE HOA l'l DISSOIIIED OIi 0TH£R"'1Sf FAIL~ m MFl'T If<; l'!!Ol>l/flY '"" o=TIOHS AS CYIOENCCD Ir' NDN-PATMtNI or PROPO>TY l""ES ~~~c Pz::~oH.O.~ ~~~ (_!,.':l ~~~DCOT'l:Z'~c~~P \~~rni ~T ~~ . PM'.VIOIJSlT OWNEO aY 'IH[ -ANO H,1,\/( TH£ AmNCWIT fl"1,,..CW. N<O IAAll<Tl.'.NNiCC RCSP0NSl!)jUTIE5 THEil[ IS A DECL.ARATION OF COIIEAA'!f fM MAlNT[NAACE /oflO 11/SP[CTIOI( Of Fl.OW COfflROL BMPS Lllt<ICH ""ftCl:0 1H£ LOTS IN THIS PLl,l AS REWRD!:!l UNDER KING COUNTY RECORDING NO ---~---- TI!JS SIJSl)M!,:OM, DFlllCATION, WW[~ Of ~MS IIND IIGMEJ.IENT TO HOLO IW!MLESS IS 1,11,DC WITII TIIC Ml(C CONSENT, AND IN 1.CCO~DANCE wrrH THE DESIRES OF SAID OWNERS. IN WRNESS WHERfOF, WE AA,'£ HEREUNTO SET OUR f!ANOS CONNCR HO"'ts Al PIPER'S BU1fl', U.C. • WASHINITTON UMIIU.l l.lA!llUTY COMPANY ~. ---------m~. ~' ---------rrn.r.' ACKNOWLEDGMENTS STAIT OF Wl,SHIN(ll()H COUNTY OF" KLNG ro-r~ P-,-,"-C ~y ~ HIii lHt ST•fL Ot Wk°~1:;Gr9;"Dll~~f..1:!=~[D 'CO'•"><"OC,>a•,c,"'•"' """'<aoss,,rnw"'rr. TaC~A ~~~orr U,,.ITW---=----PNfr,OF mo.I E>ECUILO lt+l fOHEOOING IN','1RUMUII, ANU ACKNOW1.£0G[D S/,,ID INSTRUMENT TO eE TliE fRIT ....0 VOIUNTARY K:l .YID Of'ftl Of SAID COMPANY fOR TH£ us.rs A'lt! PORP05£$ TIIDlEIN MENTIONCO .UW ON OJ,,l)j ST•l'EO THAT--· _Wl.5 ,AUlllORIZrD TO UECI.ITT So\lD INSTIIUM[NT. IN llffllnS WHtRE6r, I KAl'E HOIDJNTO S£l MY IWIO •ND N'flXEO UY 0FFLCW. SrAL THL DAY >,NO YEN'! f.l~ST NKNf. WlllTTDI . ) NOTAAY rueuc IN ANO F~ THE STATE OF w•s111<GTON, Rp;i!J1N<l AT ------ IA\'" r.Dt,11,l!Sf;l(IN FICPIRfS , ---- CllY ·oF RENTON APPROVALS CITY OF IIEHTON AOMINISIRATOR OF PlllJUC WORK5 Fl<AMlNEO. AND APP!!CM:0 Tf!IS ___ ~, ~------• 2014. AOMINl$TIIATDR arr or ·RDl'TON PAl,lt4[D AND APPRCMD THIS ___ ~, ~-~----• 2014, ATTfST, CITY cl.One CITY' OF' RENTON FINANCE OIRECTOl'l'S CERflflC,1,,1'[ I UtRtlrr' camr, Tl\111 Ttl[RE ARE tfO OCUMOUCNT SF'EC<AI. ASS£SSl,l[NIS it,'111 THAT Al.I. Sf'a:LAl !,,SS[~i,i[Nl'5 CERllflU) 10 lHl,CIIV T~E,>,SURER FOR COUECTIOff ON ANY OF Tit[ PkOP(ffTY HERD~ CONTAl~EO DCOl('J,TEO ml! SJRFFTS. N...lfYS DR FOR Oll!EJ! PUBLIC USE, ARE PJ,j::, IN ruu. o.v or 2ou. flN..,.CE DIRECTOR KING COUNlY APPROVALS KING COMIY DEPAlf!IIENT 0#" ASSESSMEMIS lJW.111<[0 AND '-"PIIIMD THIS ___ [)AY or_~----· 201,. bUl(lN ki\M .tOUNfr /..s!'UWR KINO COlMl FWliHCE OMSION CERTIFICATE I HEREB'I' CEIITIFY T'iO.T ALI. PR<lP[RTi' lAXES ARE PAID, Tl<AT IHlRl AAE NO OCUNOUU<l SP~ .t.SSCSS"'ENTS CCl!Tlntll TO THIS OfllC( FOIi COLLICTIO~ AHD TfU!l ALL SPECIAL AS<;F'SS"'nll'S CERllflEO 10 mlS OF'flCC FOR COLLICTION ON AN'1 or 111[ PROPCRTY ll[~[IN COHTAINCt>, OCDICA1EO AS STRcrT'S, ~ ~ FOR "1fY OTttl.11 PIJBIJC US{, Ali< PAID I< H..U THIS DAY o•------• 2014 RECORDING CERTIFICATE f"UD FOIi fl£COFl!I AT THE' RE:Olllst or TH[ err,-or RENTON THIS -DAY Of ___ 2014 A.O., Al_MINl!Ta; PAST __ .,. NC) R{COROCI) IN l'OUJME Of" PIAl'5. PAGES , ~l.CO~LlS Of KING COUNTY. WASHLNCmir---- OMS!Otl OF R[COIIOS MO EUCTlONS ----·--~AN>,(;[R PECOflOING NO-------- SURVEYOR'S CERTIFICATE I Hl~V CLNIIFY llilll !Hl:S PlAl Of "PfiR'S BLUIT" 15 a<,SW UPO~ A SUl'NCY OF S[CTIOI( 10, TOw>ISl+lP '-3 NOlnH, RANCF ~ FAST, W.11, Tlilll ,U COURSts Al'IO DISTANC[5 ARE SIIOWN CO~R[CTLY Tl-ltREON, n\llT lilt UONUl,lf>fl'S WU 8[ SET A/<0 TH[ LOT CORNERS Will. BE STAKED CORRtCTlY 00 THE CROIJNO A5 CONSm\JCTlON IS o»MP\.OtD ANO THAT I H.0.111: flJU.Y COlilPUrD WITH THE PRCMSIONS or THE l'V,CTING REGULATIONS ZACtWfl' T, LENNON. PPOfESSIOIW. I.ANO SURIIEYOR CO!lFICAl[ NO "'4925 ADDRESS TABLE r,w 11• or Ne 1/4 OF S[C110>! 10, IOflNSHIP z, tf()fffil, FW-l~E 3 EAST, W .... < [" UXX XXXX NE 12W Pl.AC[ xx~x NE nrn PV,C£ XXXX NE 12TH PLACE XIO!:X HE 12Ttl PlAC[ ~IO<X NE 12TH Pl.AC[ X)(XX NE 12m l'U,C[ 199 §I "'~""OwN ... ~o~wb,:L~L' :·"·.c.,§.Ne,;Owl,i"~""·"i"<+.,.._1"~"'""""1 Suite 205 Federal Way, WA 98003 www.esmcivi1.c0m =-!~l~:~ " XIO<X N[ 12TII PIACE " X)()<X NE 12™ Pi.AC[ C!vll [ng;nffnllg Land SurwJlng land Plannl"II p.,.,:,1,0 W,;,rko Pro oet Mona;om,onl l.andtcGP4' At<:h~ffl...- .• ___ t!(L"ffl!m~~.N.~---~5e=t1~~2--=--OA~1"4:.0r-1 \ \[SM!\[NQR\f:SM-JOBS\W'!\043\013\SURnY PLOTs\Fl'-0 I 0W0 Dl>AWN• SHEET I or 5 r ~ PIPER'S BLUFF· I VVL./t"'I.>. A PORTION OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 .EAST, W.M., CTTY OF RENTON, KING COUNlY, WASHINGTON CITY OF RENTON FILE NO. LUA-12-076'FP LEGAL DESCRIPTION ·-· lHE s'ouTHERLY 117 FEET OF lliE NOF{JH HAU--OF THE liOHIH<ASI ol)Al()t~ o, l~. NORfHW{S1 aUARTtR OF ™E NOR'TH~ST OUAF<T~ OF SECTION 10, TOWNSHIP 23 NORTH, RANG£ 5 EA$!, WII I.ANmf l.llMIO~. IN KIIIO CWHIY, WASHINGlOH. E<Ctl'T ltlE l¥El>T JO ftrt FOR RO,,.D: TOCCTHa! -,.1TI-J THC NORIII 1 ~ 11'.tT Of 11£ SO\JTH Kl,Lr OF Tlir ~$T OUAATOI Of ft<£ NOl!Tlffl[ST QVAAT£1I OF THE OORn-1....sl OI.Wf!ER Of Sl:CHON \0, lO'NNSHIP 43 NORTH, RANG!. ~ l>,5!, "'1Li>METTE MERIW.N, IM KING COUNTY, WAS!.INGTON; E•CEPT THE ,YEST lO FUT THEREOF COtNE'((D TO KIIIC rnt1NTY FOR ROA[) 1,1"1' DEED RECORO[D lJNnFR ~t.CORIJING NO J20.l41~. ·-· THC £>.SIEllLY T\l,'O-ll1il!OS Of ntE FOUOWING Ol.5Cf<ltlt.0 !IIACI, lHC No~, .. -· O> rHt NORTHEAST QUART~ OF rnE NORlWIIEST OO•RTER OF THE NORTH .... ST QUARTER 01' SECTKJN \0, TOV.NSHIP 2J NOR'TH, R~r,r -~ f),ST, WILLAt,!F.;Tlf l,U1m1•.N, IN KINr. CO\JNTY, WASHIIIGION, ,,n,.., TI<£ sourn , t7 rtE'l mmcor; NI() ~CCPT TIIE V.'E'Zl XI fUT (OR ~ ~ COIIVEYtO er 'DCED l![COl![)[tl l.NDO! R[CQlltlll,KI NO. J2~78. ANO 1.XClPI IH!. NOl<lH .)(J t-EEl FOi< RO.o.o: TOOETHrn WITH lHE NO~lH 3\1 FEET or THE IIORTHE..sl QUM!l[R or THE NORTI-IWtST QUARTCl1 or Tilt MOF!THrAST OLWUFR or SFr.Tl(m 10, mWN'SHIP 2J NORTH, RI\NGt 5 f.AS'I, Wil\MIFnE M[RIDJ/\N, IN nm COUNT'I', WA.';HNCTOM. CXCO'T TAAT f'OITT10N LYING wmtltl 1•2UD A.CNUC '..t. AS .-COUIREO BY JIJO(:t.lENT E~[Rffi SEPlIWBE~ ?S. 2012 IN KING COUNTY SUPERIOR COIJF!l C/<,I.IS[ NO 12-2-1~12-I. ,...,_, THE SOUTH 91.2 F'Ea Of THE NOlllH 121.2 FUT Of n.tr W~TERLY Oi'lE-THIR() OF THE imRTH MA:F OF TH[ NOF!TH[,IST OUAATER or THE HORTHWEST OUAATtR or THC NORTHU.ST OU,.RlIR OF SECnON 10, T()WNSHIP ;>J NORTH, Rl>tlr.t ~ FAST, WIU.AUITTt ~ERIOIIIN, IN KIND COUNN, WASHINGTON; · EXCE'PT l\j[ WEST lO f'EET FOR J«Wl AS CON\IEYrD BY OE[D RECORDEll Ur«JI R[COR()ING NO. ns,•7B. ~, THE WESTERLY ONE-Ti<IRO or THE fOU .. OWiN.C DESCRIBED l!l.',CT: THE 1<00111 Ill.LI" or TIit N00111C.0ST OlWlTCR OF THC NORTllW~T OUATllrn or nrc NOlllHE:AST OUM!TER Of SECTION 10, TOWNSHIP 2J NO~TH; !WOGE ~ E.AST, WIU.J,MEn[ MERIOWl, IN KU;G COUIIT'r, W~S/<INGTON, O"C£PT TtlE SOOTl! 117 rtn Tl-lfRrof; .<NCI EXCEPT THE W[l;T JO f'EE:T FOIi SOlID!fA~T >i?ND A\IFNUr, AS r.oM/Nrn TO KITTG COIINTY f\Y OEEV RECORDED UNDER RECOROINO NO. J263~7!; AND ncrn 111c ~00T11 ;o rca roR l!CWla ANO EXCEr>T TH[ NOii'!~ 91.2 FID OF THE "'90YI: Ot5CRlb([l Yit5T£RLY ON[-lHIRO . \ \ESM8\DIG'<\ESr.1-JOBS\2$!\045\0D\SUR'\IEY PLOTS\fl'-02,0WO EXCEPTIONS FROM TITLE REPORT lLG.Al. DESCRIPTION, EASEMWfS. COVDWIIS, CQND(]IONS N&.I f'l~1~1IONS ,:; SHOWN NC/1'1.0N ...n; l1IOM CHIC..ro TITL( INSURANCE COlolPANY SUBDMSION r,l),t,11.0,NTFr ORDER "°· ooon1g-05 ()AT[() D(C[l,IOCR 31, 2013. · IN PR(PAAINC THIS fltl.ll .. PL,t,T, Est.I HAS NOT CONDVC1't:0 AN INDCPrNDCNT mu: SCAACH NOR 1s· [SM AWAAE OF ANY Till! ISSUES AfFECTINO THE PROPERTY OTHcR THAI< lHOSE"SHOI\IN ON THIS fl~L Pl,\J, ESl,I l>O,S R£um SOL!LY UPON THE l!lfORlolAIION CONT,1,JNm IN SAID GUARNIIH IN AEGAAOS TO mu ISSUES TO PREPARE THIS flN,t,L PlAI /oNO l'HtR[rDRE OUAIJFlES TH[ w·s ACC:URI.CY ANO COUPL.ETCNCSS TO TH,ll EXTDII. 1) SUBJECT TO THAT U,SEll(N"T GIWllitl TO allCAC(I, t,IILWAIJl<a: "ND ST. P.>l!L RAil.WAY COIIPANY FOR AN nECTRIC l!WfSIMSSION S'l'STD,1 WITH TH£ R1Glff TO ENTER n1E ~ PllOPERff FOIi l<o\lNTOWICE ANO THE TER!,IS ANO CONDITIONS TttCRCOF" "5 CONTMNOl IN 1NSfRUt,1El{f f!ECOIIO([l UtfO[Jl RECO!IDltlG NO 1i~4!121. THE CENT(f<LINE OF SA/0 EAS!:lolEN"! IS 28 f'EE:T SOUTH OF TH[ NORTH LINE Of SECTION 10, HOWf\/fR, A WIDTH or fASft,IF>IT 19 NOT hlATtO 11<1 SAID INSTRUMEIH, THE EXACT LOCATION 0~ SAID CASCMLHI C...NNOT BE 0001t.llt!CD fROl,I THE IHSTIIUMWT OF" !!(CORD ANO IS HOT DEPICTED HEREIN THERE ARE J SLTS 01· [XISIING POWOR·POU: UNU THE ~U~IHlS[ ';,O\JlH 0:IOTING ~OWlX l'OL.E IS A"PRCXl,....tfl.Y 3~ FfET SOUTH or THf NORTH PROPERTY UN! WITH ™E [XCEPIIOM Of TlW:rS A A,t,ltl B, IH[ NORTHEJlLY O f'EET 15 OlliOI B['N(l"DEOICJ,T[D "5 r>UllUC: RIGHT or WAY OR IS SUBJECT TO A UTIUTits l;ASUllXI. 2) 5\/0J[CT TO Jtt,1,T [ASCMCHT Cl'WlTEO TO POGCT SOUND POWEii ANO UOlfl CQt,lf'AffY fOII AN ELECTRIC lll.<HSM1SSlON ~IN[ 1,1,JO THE TllsMS ANO CQt.OITIOllS TrlUlt.lJt AS CONI/JNlO IN INSllrut,100 l![COROEO <JNOER RECOROINC NO. 3120060 THE lOCATlON Of" SAID f"-'W~~ I~ TIFPICTFTl H<REIN J) SUBJECT TO THO.T D,SEMtNT GAANTEO ,TO WASHINGTON NAIIJAAL GAS COMPANY FOR 0"5 PIPE:LINES ANO THE TERMS ANO CONDl110NS mtl!t:OF AS CONT/JNW'IN IMSTRUM!HT l![COl!DEO UNDER RECO!IOHC "° 5137~<6. T~r LOC:"noH or SAID =11on is DtPIC10> liIBDN ~) Sll8J(CT TO TH,l,l Dro.>IIATION Of OOEMENT .1110 JOINT USE N<l WJNIOW<CE AORUMOIT if!O THE ltht,I~ .1,/fO CONOl'llONS TH[REQI" AS cot,T.IINEO IN tfSIR\/1,C(NT ~[CO'IOCO UHDEII RtCORDING ~. 9&1910169.1 THI' flVCT 100,,00N Of" SAID r"-<;f"MFNT CANNOT BE DrnRMl~O rROM TH[ INSTJIUl,l(HT Of" llCCOf<O ,t,NQ IS NOT Dl:PICT(O HERON ' 5) SUBJECT 10 THAT f.A.~fMENT Af,REEMEITT ANO lHf TFRMS ANO CONDITIONS THfl'EOf AS CON"T/JN£1J IN INSTRUMUIT ncCOllDCO UN!l[ll RCCOllOINO "°· W1304110016Sg TtlC LOCATION ()f" SAID E,t,St:M[NT IS OEPICTEO HEl'EIN. ~) SUBJECT TO JW,.1 Ttt,1f'OIWlY CONSTRUCTllN tASCutNT ....0 me lCllVS N<l COloll>ITlONS Tll'.1COf" "5 C0~/11~ IN INSJll\ll,l[llf RECOl!OCO UHOCR RECOROINC NO. 201.l0<11001660. THC LOCATION OF SAIi) D.SC-<tNJ •S OEPICTU> H[l!ElN 7) SUBJECT 10 THAI (AS[t,IENT /\Cl!E'Elol[Nf.1\110 n.t[ ITRMS ANO CONOITlONS IHEREOf" 115 CONT/IIN£0 Ill INSTRUMtITT REGORDt0 U>.OER RECOl>OINC. ~ 201J04110D1Ml. TH£ LCICATlON [)f SAIO EAS(MEHT IS Ut~,CltU Htl!taN 8) SVBJCCI TO Tt-1',T TEMPOIWIY COtlSTIWCTIOII D.S[MENT ANO TH[ TEJIMS ;,mi CONOITION$ ll1ERE[)f AS CONl/JNt.D IN INSlRIJIJt.M! i<i,.COIIOLIJ Ut<Ol.R 1<'-1.\l~NG 00. 20U0411001ll-02 Tt1£ U)(;A.TION Of SAID rAsn,rnr 1s llV'ICITll tf[fl(·N ~~~~~~~'cJ~~Nir~~iN~s ~~-',l~io~~· l~~!J:~r&Rs:'{',fJ~~r.tii~[ NIO rnE N~' M110314~~-0:.CEPTION CANNOT BE F'Urn[O 10) SUBJECT TO Tt.O.T DECLARATION Of COl'ENA'IT FOR P!lOPEPTY B(ING SflNEO BY'AN ON-SITE SEW..cE 01Sf'OSAI. SY$T[M (OSS) AND TH[ Ttf/MS Offll C0ND1Tl0NS ll1[R(Of AS CONl.<INto IN INSIBUMCITT RCCORO(D UN'.lER RCCOROlllG NO. 20050817000117. -'l'TECTS PAACEL O ONLY. O:.CEPT10IJ CAl<NOT BE PLOTlIO. \1) SUMCI io ll10S[ RES(WATJONS AN() ncCPTIO>I$ IN ~!TED ST~TES PAT[,w.; OR IN~ JIJTHOIIIZIMO fH[ ISSU,,Ne.r [)f ™r SA11r • I<) ~UHJt.~I 1lJ !Ht RIG~I 10 MMt. No.\.E:.SAFl1' SLOPES fOfl CUTS 0~ fR.l.S ~ CQNTAl~ED IN INSTIIIJM(NT ~EGOROrn 1mnrR RITOROII-Jr. NO .,~~-H7A THf" nw;T IOCAIION Of SAID EASrM(MT CAN'IOT er OCTl:Rl.<INCO rROtl HH: INSTIIUMCNT Of RECORD NlO ,s NOT DEPICITO ~(REIN 13-1~) NOT ~(POIIT!l) HEP8N . . - . 199§1 CONSUL TING ENGINEER§ LLC 33400 ""A"'""" B. I @ I * I 'fl I Suite 205 Fedefol Way, WA 98003 = ..,y ~! ~~ www.esmcivil.com - Df1AWN; C~F Lend SurvO)'ir>Q • PnoJ..,t Mar,og,oment SHECT 2 OF ~ ,. ' PIPER'S BLUFF 1· VUL./ r'V. A PORTION OF SECTION 10, TOWNSHIP 23 NORlH, RANGE 5 EAST, W.M.,- CITY OF RENTON, KING COUNTY, WASHINGTON CITY OF RENTON FILE NO. LUA-12-076-FP NOTES 1. _ l.U.Cl A IS llffiCATfO .oJI'.) co,,,,nro i-o TI-IE Plli'CR"S BLIIFT HOMEOW!ru!S' .0.S:SOCIATION (HOA)~ IHl R[C()R()H, Of" THIS PU.T ron 5.0Hn'AA'r SO/Cll Alf() STORII DIWN.-Gt: l'URl'OSB, SUBJ£CT TO N< EAS[WEH'I TO THE CITY O\IEJI TH[ ENnR£T'f er TRACT ..._ TH( CITY s~ IIE R[SPONSlllU. H)R -TOWie( or TH[ SONITAAY SCW£R ANO 5TOFM DRAINAGE fACILmE:S COffSTIIIJCTtO WITHIN ~o TAACT THE HOA ~IWL ~r RESPONSIBU: fOA THE W.NlWMICE 0~ SAIi, I.W:I ANU lHl 01HLN lr.<PROVf:MEITTS CONTAINED nlEREJN, INCLUOINC ~05C.'.PINC, WITH THE t<CE?TION OF" THOSE UTIUTl(S OWNrn AN~ w.lNTAINED BV UTILITY ~OV\OER'S L•SllD IN eA~EMt:HI ~H()lll,ION 1. TRACT A IS SUBJECT TO toS!:MEMT PROI/ISION 1 2. nw;, 11 rs GP.Nm:[) ANO comtYCD TO nc PIPER'S IIUJfT IK)MC:owt<!RS' ASSOcllT>ON {"°"') Uf'ON T~E Rl'COR()ING or THIS PU.T FOfl OPEN SPACE. SWSITM: AREAS .o/10 SCNSITfll'E /oJ<L',S IIUH UI P\JHPllSlS. SAID TR.l.l;T CONTAINS 'll'tl\NIOS ANO A Sl'!EAl,I .IND IS SU8JFXT TO A NATM CRC'll1H PROTECTIOO =MOH -S£[ EASOIEMT PROVISKlll &. THE rNn~m Of rAACT II IS SUWl:.Cl to A POWI.R tASEMtNl f"Oft TH[ D<ISIJ"- Qflll'RHOO POI\IER LINES. Tl!( -S"'-U. 11£ RE!:PONSIBLE FOIi THE MAJNTEMA.NCE or SAi) nu.er, ANO THr WINltN,,.NCE. ~(PAIR ANO RU'I.AClMu,11 or ANY 1MF'R0VEMU1fS CONTAINED THEllEIN, Y!1Tl-1 THE D'CCPTION or THOSE UTILITIES OWNED ANO MAIHTAINEO aY 1,/JILITY PF!0\11DERS UsTm IN fASEMENT PROVISION 1, .1 TR•,CT C IS G'lANTEO ANO CONV('(EO TO TliE P1PER'S BLUFf HOMEOWNERS' "5SOCIA110N (HOA) WUN IHl RCCORIIINC or nits Pl.>.T roR OPOJ sri.cE ANO TR[E PRESOI\/AOOH P<JRPOSES ANO IS SUBJECT TO A NATIVE GROWTH PROTECTIOII WE"IENT -S[E EASEMENT PIIQV!SlON 6. lH( HW. S1!AU. 1!E. RESoONSISLE f'l:lR THE -TOWIC( or S,1.0 TIii£!, mo mt: WJNT[t-W!Ct. R[P.1,R •NO A1:Pl.ACE"IENT or ANI ,1,1PR(l'Vl'IIOO$ · CONT.tlNCO l),CflEIN, wrnt lHE UCll'flON Of !...:,SC Ulll.JnES OWNlO ANO .wtflNN[tl 11'1' UTllJlY Pll<JYIOCRS U$l[tl 1H U,SEMENJ PR~SKlN 1. • TRI.CT O IS G~AlllfO »lO COIN[Y[D m lll' OWNfRS I O'rS '7 •NO 28, WH CH /oDJO N 5.'.10 TRACT .<.NO !)~IAIN !HEIR ACCESS TO THE PU131.IC RO.O.[)S 0\/[R ~•.ID TAACl, •s C<lllAI.. ,t,NO UNOMO(D O\l'IIE~Hlr UNH THE RECORDING Of THIS PUT TOR JOtNT USE ORr.EWAY PURPOSES. SAID OWNERS SHAL.L BE EOUALLY RESPONSl~I..L fOR lit[ IMIN'TtNAACC or SAID TRACT, ANO TI-lE M,•INTENAMCE, Rm ... R ANO REPl.>.CEIIENI or ANY IUPRl'.1'IO.!Et1fS COHT.tJMEO THEREIN. WrTH THE D:.CEPHON OF TlfOS( UTIUT1£S OWNED ANO ........ !AINLO ~ UIIL!IY Pf«MDtJ<3 I.J5lCD 1H EA'>UtENJ r,lQVl'SION I, THE Dlflll(TY OF 5,IJO TR.ACT 15 SIJ8J[CT lO AN £AStl,l[lll FOIi ITTIUflfS "lO fR[ "(:CBS. P,IRl<t!G IS PllDHIBIIED WIJHIN ~ l'W:1 "lD 11 I.IUST f<OU,l,! Cl£.l,II Of ANY OBSTRIJC1lt;;IN'. TR..cT O IS SUBJtCT m !ASO,Etlf PRCMSION 1. ~ l<tL ()1Sl1,t,;CE$ /,RE IN ITEi 6 Al I onsn OISTANCFS AS l)fPICTEO HLl![IN ARE ~EASURED PERPct10:cuLA~ TO THl Pl<OPlflTY LINC 7, NO lOT OR PORTION Of LOT IN THIS Pl.>.T S>W.I.. BE DMOEO A>II) SOLO OR l!ES<JLO o• O'/l'NtRSIIIP CIW<GEO Oil T!Wl$fffi~EO WHEREB'r lN[ OWNEf!!;HP OF ANY PORTION Of' TH S Pl.>.T SK'.Ll. 8[ LESS THAN TliE 1#1:fJ. RCO\.l!R!O FO~ Tl!!: USE DISTRICT 1H W!IICII LOCAi k.U. • ~ Sl~tl l~U.~ ""t OWNED~ l<AINTM,£0 8Y OC~ INIJMDUAL LOT OWNER. i. A R£11AA ANO PU,STIC CAI' W.Rl<tO "ES"I UC 44;2~• Sl!.<U Ot StT Al""-RCAll LOT,CO~NWS "'10 LOT AN(;I r POINTS, F"XC~PT •s NOTtD. THERE I.CAY SE INST<NCES WHERE A pt( WJI,. AND e~ TAG 1,11,HKfO "U; 4~92~·· /.RE SET •T MAR conNCl1S OR LOT lll<Ol[ POIITTS wtlE~ m OSSTACLE PREVF;NTS SEn1rm A REBAR mo C'J>. IN THE El/ENT THIil A NON-REIIO\IABLE. OBSTACLE PREVENTS SElTING THl ACIUAL P~~tHIY COR!'l[R, fHl COflNCR Wll..l BE SET ON THE PROPERTY LINE AS AN OFFSET m THE •CTllAI-CORNER WITH THE OIST"1-!C[ TO Tl<f A(:TIJ.',j. CORNER ND-n;D ON 1,1,; ACCO"IPANY\NC 'll'Hllt Ulf SIAl<l lH~ INTEllS£CTION Of lOT LW<ES WITH STR[ET l~PR()\>("IO<TS S>WJ. M R[rtl'!ENCEO fff A Pl< W<L mo A BAASS TAG MAA1(f11 '1$ 4492~· sn 1H '!H[ TOP OF CURB OIi IHll.'l<El'ILO EOOE Of "51'1W.-1 ON TH( t>:TL'6ION or TI-lE lOT \JNE.. LOT com.ere: OR ~ 11.)NUM['IT'S NOT SET AT !Hf N,1f OF P1A1 ~rt:MOINC SIW_L BF ADtlill1) fOO ANO Sl1'U D[ SD "5 CONSl'RIJCTIOfl JS COMPlt!Ul 10 TI![ ROAll AND S,Mr. OJWNAGt SYSTEl,f!. SH.OU 8( CONST"VCTW ACCOl'DLNG TO TH( oPPROVEO PLAN >.t<D PROFII..E ON FlLE WITH 1'1"E CITY Of RENTON Oc\lEL.OPME'll SE1!V1CE5 llMSION ANO .i,,NY ULW.TIUN FROM 111E. lf'PROYED PL,lt;S Will R(OUIRE WRITTEN >S'PRO'\IAI.. FROM 1'1"E PROP£R AGENCY, CUPRENILY RENTON Df\lELOPMWT StR\IICES DMSION l<ll SJONM Ot<AIN sru~-OU!~ 10 ~[ ~~I\IAl[LY IMJNTAl<J(D II. jlil LC1S "1IO TRACTS IN THIS PUT AAE SllO.lrtl TO PRIVATE STOR"I ()JWtw;~ u.sE"IENTS /,S DCTll<O IN EASEUEt.T Pll[MSl()NS 2, J ... D • H[REOI< ll'lf Rf'SF'OMSII. rTY roR Tift IWMT[N,\H(:(. REPAIRS OR RrtQN5111VCTI()N Of TI!( PlllVATC ST01!1,t oou..,r~ rACIUTICS \.QCl,Ttt) '1111111N s.o.io £,ISUIENTS S!UU BE WITH lltf P~O!'fRTY OWNl:RS DOWING BENEm f'ROM Tl«: PRIVATE ST0'!1,j OAAW.CE STS1l:M 12 THERE SHAU BE >IQ DIRECT VU,ICLJLAR .CCCSS TO HOOOIAAI AVCNUl Nt; HIOl,I LOIS I, 17 AND 1B WHICH ABUT IT I~ SINGLE ~J.MILY RESIDENCE'S mo OTHER IMPPOV£ME:IJTS CONST~OCTl'O ON IOTS CRf~lTO !!Y.T>ilS 5W0,11~IOH I.IUST IUPI..EUENT now COtllROl ecsr u.o.,.JA.;("IENT Prto.enccs. UNLESS CONSTRUCT[O /,S PAA! Of THIS SU80MSION COl,l~IW,Cf WITH 111,S R[l)UIIOJFHT '/Ill er >t!OMSS[O IN THE DAAIAAGE PL»J SU8MITTEO F'Of! R[:;IOOOJ.t.l. lllllL.OUtG PCRMIT ()l!ADU,(;[ !IC"'l:W '1111!:N M'f'UCATION ,S MA£[ roll A Sl>IGU FAMILY PESl0£NTIAI. BUILDl~G P(RU;l' FOR U.CH LOT. 14 fl.OW CONTROL BEST W.>IAGEMENT PR.lCllCES COHST~UCJED ON l~C LOIS Stu.LL Ill. OPERATED, w.JNTAINECI mo KEPT IN GOOD REP.._, IJT EAC~ LOT OWNER 1~ THE CITY "1LI.. H.IV[ .O.CCESS TO INSPECT TH[ FLOW CONmtlL !\UP'S TO Rf CONSTRUCTED ON THE l.OTS ti ntE RFSTPIGTFO FDOTl'Rllll fLOW CONT~ ~f'Sl w.tJ.0.CE,.£NT l'MCI\CES Ii',$ B[(N UTILIZID fOR THIS PL.AT. EACH LOT JS fltST!IICTW TO A WU'.111\/M IUPCRYSQUS co,fFIAQ( [OUAL m ~5,.; OF EACH LITT MC,\ 1', LANtl"..tAPING >.S IHST.11.LEtl PER nlE .tJ'f'!IO\'Ell LANDSCAPING l'\NIS ~ FILE '/l'lTI< TH[ CltY Of' l!fNTON WITHIH TtlE DTER10R 10 F[U PNIALI.El. WITH ANO ..wo!N:N<l ltll Sll<tll >HONIAGl. Of Al-l lOTS ANO S1REEI' T!IEES AR£ TO BE I.IAINTNNEO 11'1' [A.(:~ 11*0MOU.O.l lOT OWNER. EASEMENT PROVISIONS I. AN 0.Sfl.lFN'l IS HERr8Y R(SEJ;V(() roll N4l G!tANl[l) TO P\JC£T.SOUHD ENERGY, IMC .. G"'5 ~PANY. l'UCEl S0UH0 rnD!Gr, IHC .. n.ttTR!C COWi'-. 0WEST TD.EPtlONE COUPANT, COMCAST CAEI..E COMPNIY, Tl«: CllY Of RENTCIH, WAT[fl DrSTR>Cl "°· 90 mo OTHER UTILITY l'R0\1DU!S, ANO 1HUN RLSPlCTM: SUCCESSOO'S ANO >.SSK';1-1S UNDER Af.ll UPON Al.I. PRt>IATt STRITTS, Al.l.ETYIA.YS 4ND PRO/ATE ACCESS TRACTS. THE EXltR10R 10 fEET ~AIW,.LLL WIIH N1D AllJOINIMC THE STI<EET fRDNTA.GE or Al.I. lOTS AND TIIACTS ... o ~ f'tCT PARjlill). WITI< ... D ADJOINLNG AU.£YWAYS AND PRIVATE ACCESS TRACTS, rl!RTHER 1.ASEMENTS ill'!l ~[OEIM:0 O'I/ER PRIVATE LNIDS FOR VAULTS, PIDESTALS ANO REl.>.TEP FACILJTIC'S ('VAlllT EASEi.CENTS') AD.II.CENT ro THE ~ mor WIDE UTILITY £.l&U[NT RESERVED II,/ TH£ PIIECEOING SEtlTENC( >.S FOI.L0'/1".i, TttE VAULT EASUIENI ""Y OCCUPY Uf' TO AN I.DOl110NAL 5 rrrr IN WIDTH (fO!I A TOTAL Wl(lTI< OF \D FilT) wm1 TIIE LDKm1 Of WM VAULT EASEMOO ElITTNOltlG 6 fa] rTIOU WH lNO OI" 111[ AS-lllJLT VAUlT(S). TII[ NU"IOCA: ANO L.OC.I.OON OF V/JAT £.lStllEt.'TS lll'U BE ""'5 INSTIJ.illT Dl-..c TIii: UIUTY'li INITIAL iNSTALlA!lON Of fACIUTICS. M E.\SEMEN'IS APE RESU<',U! mu (.llW(][l) IN ORDCFI TO IN51/>U, LAY, CONSll!UCT, REtlE'II, OPEAArt: mo IWNTAIN UNOCIICROLINO PIPE. CONO!JrT, CAEll£S, 'MJl[S, , V.o.l!LTS ANO PEDESTALS ~'IIH NLCL~Y tACIUTIES AND OTHER [OUIPI.I~ FOIi THE PVRP0S£ Of SCR'VING• THIS SUBDMS.Otl ANO OTJ1[1! PF!OPf!m' W!TH EU:CT!IIC. mrPHONf, GAS, mrrnMMUNICAOONS, or.T~ TFV,NS"IISSION, STRITT UGHTS AND UTIUIY smv.cr roor:n1m WITl1 THE RIGHT TO ENTER UPON THE lOTS AND TRACTS Al AU Tl> .. ES rcR 111[ PURPOS[S HEREIN swro. THES€ U.SE"IENTS ENTERtO UPON FOIi THEst PURPOSES SIIALI. OE RESfflR(O AS NEAR AS F'OSSIIU m THGI Ol!ICINM. CONDITION NO llHE5 OR WIRES FOIi T!IANSI.IISSIOO Of [U:CffllC CURRENT, Ofl·tOR lUiPHONl, CAtill IU£Vl!,Kltl, TCl.[CWIIUNICATIONS·OR 0.,.TA l!IAN'Sl.HSSION \.ISES S11AU. BE Pl>.CEO OR POlll,TftD TO 8£ PlN:£ll - TIIS EASEMOIT Qlfl.E5S THE -:.><t.1.L Ill UNOEll(;JIOIJNO. , NO P£RMAN!:NT SIIIUCTURE SHALL BC rv.ca, f!Y THE LOT O'/ltltll wrnt:N TH[ U.SEJ.l!:NTS W1TH01n .PfRIIISSIOtl f1IOM E•S{WOIT DffllrRS 2. THE UTILITY EASEMENJS GRANTED IN f.,_<;f!,ffMT PRl'MSIOI< 1 UAY CONTAIN PRIVAI[ STORM OIWMA(;E STST™S AS SHOWN ON THE N'PROVEll CON511lUCTCON Q[l,ll\fjNOS ON rll[ AT mc·crrv or RENTON. THE r.to.lNTENANCF OF nmsr PRfl/Al[ STORM OAAINIIO[ SYSltMS mo THOSE SYsm,s WITHIN Pflr\/AIE STORU DF!AINAIJE U.S[MENTS PtR cASt"l!'.Nl PRCMSIOO 3 SHALL BE l!IE RESl'ONSIBlllTY OF TIIOSE LOT Dll'NEF!S 111:NEFITINO FJIOI.I $NO SYSTEMS J. ALL LOTS $Kl.LL BE SLl8JCCT !0 NI lASlcMOIT 2 l>O HLl IN '110TH PIOIW.LLL WITl1 ~ 116\/ffi~ i.1.1. IM!tl!IO!I lOT UNCl; AND ~.00 f'tt:T 1H 'fl,l()l!I PNIAL.L.El Wint N,l(l .o.etmlNG All fl[AA lOT 1"41"5 FOR THE P\JRPOSE 0t PlflVAll Sllll<"I llf,.,INOOC. IN 111[ ·EVE'Nl LOT i,,[S AA£ m.lUSltO ITTER THE RO:OIIOINO Of THIS PL.AT, THE u.srwEtlT SHALL MOIi[ WITH THE IJ.).AISTrn LOT l!NB. WINTTW,NCf or i.1.1. PRIVATE STQRU DJWNA(;( E.o.!i[ .. ENTS ON THIS ?1.AT SHALi. B( "1[ RC'.>f'ONSDUIY OI" TIIC OWM(llS Of l.OTS ~rnMNf. f!FHfffi FROt.l THE PRIVATE SIOR .. DJWNl\0£ FIICILITl£S LOCATED "1llilN 5.'10 EAStMLNTS, NO STPUCT1JRES orncR TH4N rt'.Nte!;, ROC~CRIC'S DR YARO O!lAINS 5Hl<ll. BE CON$TPUCTEO WlTHIN THESE W[M!NTS. TMESE £/\S!: .. ENTS AAVE NOT BLEN OEl'ICTEO HEREl'I. 4. AA (.O.S(MDlf IS H[R[lJY RCS(RV(O FOR ANO Gl!.ANll:.O 10 !Ht. OWNUIS Ot LOTS 1 '!HROUGH 9, l.OTS 11 ntPOUGt1 17, N<O l.lllS ,4 THROUCt< 2B "'5 DEP!ClfO M(R(IH F'OR Pll!VATE STOIIV Oll'IWGF PVRl'OSES !HE PRIVAll SIOK"I IJl<Al',OGE fACIJTIES LOC.1,1[0 W,THIH S,\O EASCWENTS SIW..l. II£ OWNC) .o.NO "l0JHTAIN£D SY THC& LOTS B£N[ffi1NG FllOM SAID Pfl'VAlf,STORIA DWIW:F S'r'SIDIS ~. Tl<E CITY or RfNTOtl sH•U K'.Vf. Tl<[ RIGHT TO ENTER THE PO'IIVATE OAAINIIOE U.SEMENT'S SHOWN HEREON TO REl'/JR ANY OEFIC1ENCICS or TIit ORAINAIJ( FACILJT'I' IN THE EVEN! THE O'M,IER(5) IS/ARE NfGUCfNT IN THE MAINTENAflCE OF TH€ O!WNAGE FACIUTIE;S. THESE REPAIRS Sfj.1,1..L Ill Al 1kt. OWNlR'~ roa 6 Tll•CTS B ,lNO C Al,£ lil:REBr OECWIEO A W.TM GROWTH P'10TECTION U.SEIIENT (MGl'f') SIJBJ[CT TO Tl< U.SEt.VfTS OlPICTW Ul'ON"OII OTHEll'MSE SP£CFIEO ON THIS PL.AT. THE l'IIRPOSE Of' Tl< NCPC SH>.U. S[ roR PIIESERVING W.Tf\lE \<CCCTATION $\JllJrcT TO '!HF EASl:"lrt<TS OtPIC:1UI UPON Of! OlHERWIS[ SP£Clf1E0 ON THIS Pl.AT, THE NGPE PROHIDITS Al.I. P!!CSOIT ANO n.mx,c OWNERS or TRACTS B ANO C FROM M;TURfllt/G NfY TI<E:rs ANO OTHER V[G(IATI(lfl 'll!THIN TH[ NGP[ UNLESS DONE PUIISVl.tH TO [)(PRESS WR1mN PCR .. 1SSroN O[" TIIC CITY OF RrnTON. rnE PRO~BITION S-IALL flt rNFO!ICUJIU: IJT TME CITY OF RENTON EXCEPT AS PROVIDED, THE OWNERS Of TRACTS 8 ANO C MAY NOi CUI. Pl!UN(, COvtR WITII rill, R[MOVE OR 01.w.GE THE VEGETATION WITHIN l'Rl.cTS BAND C , 7) AN E>.S0£NI IS HEIIEBY GRANTtD TO THE CITY Of R£HTON F'OR S10£W"'-~ P\JRPOSF'S MR lOTS Ul ll"IOIJGH 17 "'5 UU'ICllO HEf!UN. TltL CITY Of R[t(!QN SH.OU et R(SPONSEU: FOIi THE LIOJl(l[,U.,'ICC' Of THE S!tlt'/,Al-1< CONTA..ctl 111T>ttl SAlfl fASft.lOfT. 8) .,. EAS.tMl'NI Ill llfllFIJ't ~ltO TO TH£ WATEI< DISTRICT 90 TOR 'IIATEII PURl'OSES OYER lOT 2e ANO WACT C >.S P!:PIGT!:O.IILRON. w•TER DISTf!ICT go 5IW.l. et R[Sf'0N5l~L· fO!I THE t.U.INTOIO.flCE or TH[ '/l'AT[~ rAC1UIIES COMTAINED WITHIN SIi.iD EASEMWl. fb T: ~~:~iN!sJm : .. \~RJE~i"i.';.~~~~~ ~'f'1r~t~~~irrlr4r'~orcf.>S~"J'n~rANTEO ~NJNC lNl kUl.ll klGHf OF WAY AS GAAN1'([l 1,1 EASCUEN'I PRO'\IISION I ABOVE, COVENANTS AU. 8UILOING oo,,,,ISl'OVTS, TOOTING OAAfNs, ANO DAAINS 11101.1 ALL M't1MOIJ'S $URF.toCB SUCH /,S PATIOS • All() ORM:'IIA'IS S~ 8£ CONNECTED TO Tl<E PERl..,M.N! SIOHW ()IQJN.M;[ OIJl\.[I, UNLESS OlHEf!WISl Al'!'ROYED. ,S Sl<OW" ON THE N'PROl>tll COffSTI!UCTION llfl,I.WJNGS ON FIL[ WITH RENTON OEVU.OPl,l(tlf ~rRVICES DMSION, THIS PL»J SHI.I.I. EIE SUDMITTCO wrTII TI!C ~PUCl,J\ON or wt !l(JIUllNG PE!lt.111. Al.I. COMN[CTIONS OF TH[ OR/1.:NS MUST BE. CONSTRUCTED AND N'f'IIO'\IED PRIOH 10 tlHAI-~UILOflG IMSP[CTIOM Al'PROVAL - . a r ' -, C, 133!1 ac.,,ouN,S=UuL.I~I N=9~'•"=9ul,NuE=EsBu§~~'u'uc~ -----334008<hA~"~·-I G> I* l~I Suite 205 Federal Way, WA 98003 www.esnicJvil.com DRAWN CAf SHEET J OF' ~ •" V L. PIPER'S BLUFF A PORTION OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., CITY Of RENTON, KING COUNTY, WASHINGTON LINE TABLE ll· N0007"20"t N 00'01'20' E H 88'1J'O(!' W ~0.7Y \ \F'SWI\FllCR\FSI.I-JOBS\2~8\0i~\01 J\SUF!Vr'f PI.OTS\FJ>-04.0W(l CITY OF RENTON FILE NO. LUA-12-076-FP t; 11 I I I I I I ~'t_c:_ LEGEND $ ESM TC SET CASED CONCRCTE t.lOIM,U}ff Wffi! 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I • I {i) Suite 205 < 0 ., LLC l~I Federal Way, WA 9B003 = -~ ~_,:.'J www.esmcivil.cor'n Civil £n,;iN•MO Lor.cl ~ I.OM PloMlng Publlc Wcrh Project McnoQ•,.,.n\ l-.i~ kdii\o<l.u<• --:1oe-t-l~58=0~,=014::000'2---·-on~ou=or=11-------- DRAWN: CAf SHEET 4 Of" S CURVE TABLE CUflVt Oil.TA l!AOUJS Ll:~TII C1 91'40 2J 6J.OO 100,80 C2 nz ,q C3 2,.00 VOL. PIPER'S BLUFF A PORTION OF. SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., CllY OF RENTON, KING COUNTY, WASHINGTON CITY OF RENTON FILE NO. LUA-12-076°FP n LINE TABLE uric BEARltlG L.El!GTH ~t-~ ;~~~-~~-: + ~~f- L.J N 69'01 09 W 2,5S RAOlAL BEARINGS N D4"11 02 "/I N 12'26H W N ~Tl6'04" W LEGEND .. PSO[ ESM TO SET r,.osm CONfRnr MONIMFN'I wrrn BRASS OS' ST•MP[O, "I.S 44n5" Vf'O« COMPU:TION OF" C<lt<SmlJCTION r.51,1 rOUNO C•SCD •• X •• cooc~rn: MotlU!oOENT WITH BRASS CAP STIIMPCTI, "LS 31~~· IN JANUARY Of" 20\4 !.ASEMENl PRQ\llSION NUM~tN AS ~HOWN ON SHLET J t<Cl~lllJN NUM~HI F~O" TITLE !!£POOT AS SHO'l\'tl ON'5HEET 2 f!OTE N\IMBEI'< A5 SIJOl'iN ON SHCET J PPIVATt STO~M c,°R•IN~GE =iiMCNT 0 ~50 Rk~l~~ll~~-C~f;i4~~t~: .,__ SCALE: 1" .. 50' ~, @ ~~-R~~~~:r ~01r;it~wr:r.~f"'EN1 ------- -IIOOTII l.lllr or me NC !/• o, StCTl()tj (0 N 11&·i,·1 ;. w / 2uu2· ,,. ,,. 100· -~~JuRlrJsr~i':1':c ~s~=1 0 =-° M~~~~1 sms,~ © [ :~u.s,t .. ~2~1$11 0 NO l\'IUllf ,s Sl-1.CU\W IN oocu1,1rn1 _j_ - a~§ : -~ 0. ' . ~~ -; ii &111 1e -.._ ~----==:..." ,-- ...._ '. 1J22.l0' \ ' ''.! ' ~.I 10111 ~ fOUffO R£!WI ~~ TRACT A TRACT A ----· ·J2 CN> $TN,IO'CO: "c:RQllts !~ 7'1~7' !0" UP IN mrc ROOT no.st E ~.?' Of UN£ rouNo 1 • 1~0N PIPE ~p (;Al' ~TA,..l't:V 'M&-',1 LS l~~M," E 0.1' Of UN( -)6 ·< '" 0 ' ' 19931 CO!"fSUl TINQ_ENGINEERS LLC """"'"" •-""" s. I GI> I * I 'ill I Suite 205 Fadef'al Way, WA 98003 =-•• r.m ~~ www,esmcivil.com Cnlll E.ng!neerir,g Public Wgrktl JOB NO. 258-04~-0H-0002' DATF.: Z0\4-02-06 \ \ESM~\OlGR\ESM-.IOBS\2!>8\01~\01J\SIJll'Y£Y PLOTS\n>-0~.D'll'G DRAWN: CAf" N w*• PIPER'S BLUFF FINAL PLAT NEIGHBORHOOD MAP 200 100 0 200 ------J Feet RECE\VEO '·)-... V,1''1 z 7.GI~ ,.. •-• "' ·" .», «F . ., c\'t'l Or RENl pl.ANNING o\\J\S10 s Denis Law .... Mayor · ·. · . September 16; 2014 ... ·. Evan Mann· . ESM Consulting Engineers 33400 g<h Ave S: ·. · · Suite20!:i. ··. Federal Way, WA 9800'3' · · · Community & Economic Developmen\Department : · . . CE."Chip"Vincent,Administrator . . . . . . . . ·Subject:· Notice of Complete Application . Piper's Bluff Final Plat /LUA14-000591, FP Dear Mr. Mann: ... · The Planning.Divisioff of.the City of Renton has determined that the subject application · is, complete according to subinittal requirements and, therefore, is accepte'dfor revie,w. ' .·•.· You wiHbe notified if any additional .information is required ·to cciritinue processing your · application; Please contact nie_at (425) 430-7216 if you have any questions: . . . Sincerely; · ... ·.· .... ~~··· ·~·-·,_.· ... ···· · · · n. lllian · .···. · • .· · · · .· · · .· .. · Pfoject Man~g~r . · . · · •· ·cc: . Peter O'Kane/ApJ)lkant . Co~ner 1 Homes at P_iper'~ BIUff, R0b RiSiriger/Owner .' Renton City HaU • 1 os~· Soutti Grady Way • Renton, Washi~gton 98057 •. rento~wa.gov .. Denis Law :MaYor· _ . May 15, 2~14 ·· Evan··Mann · • ESM Corisultlng Engineers . th . . . . . 33400 8 Avenue S, Suite 20,5 Federal Way, WA 98003 · · Community & Economic DevelopmenfDepartment ·. . .· CE"Chip"Vincent, Administrator . Subject: Notice <if Incomplete Application.· · Piper's Bluff Final f>lat,1UA14-000591, FP · · Dear .Mr. Mann:· The Planhing Division ofthe City of Henton has determined that the subject application . is incomplete· according to submittal requirements and, the follo~i~g items.are req~ired to be obtain.Eid or submitted with theflnal plat: . . . ' . ' . ' . . . . . . ' . . '• , '-~-, ,,,~LObtain PubHc.WorksApprovatwhich requires 80% completio~ of.the following.iteins: .' __ ;;__ ~,;. •' , , ... , · • · Sewer system ·.~· Sewer lift station · · • .storm system • • storm pond • . street lighting •. Street improvements both onsite and ciffsite .. 2. Provide 3 copies of approved n:iail b~x location irom the Post Office.· .. · .. 3. Prnvioe NE 12th agreement between the.d~v~lope~a~d the neighbors. . . . ... ' . ' -' . . .. ' . . A: Proyid·e 3 copies of the Ceitifi~ate o.f lncorporatio-n for the.HOA. ·. 5, vyUI i;rigation be provided? If so; provide3 copies of an irrigati~n plan meeting the requirements in RMC 4:s.120D: . · . 6. Provide a restoration and mitigation .p·l~n for the impactstcitlie stream as a resuit of·.· . . multiple failures of the stormpond, subsequently releasing substantial amounts of fine . sediment into the wetland and stream syst~m and their buffers'. Plan shail address all . . . . •' , .. . . . . ; . .. . ·. reco~mendations outlined in the Techr;iicalMemorandum provided by OTAK, dated· .. ili . • . . . . . . . April 9. , 2014. Plea~e contact me at {425) 430-7216 ifyou h_ave a~y qu~stions.-.. Sincerely, Z~i Project Manager. cc:. Rob Risiiiger-·eonner Homes GrOuP, LL(/ Owner(S) ' .. Peter.O'!(ane ..:w.ESPAC DeVelop!llent LLC /Applicant· . ' :;; ;_-:..;· ~-,,., ;--.,;;,.;:.,:'.•,. . . ... .. --· ,.. .•• :-~~~ ~ . .,_,_ 1' ··~ ;, ,ti'1:hia Moya Vfrom: Sent: To: Subject: Attachments: • Jason Seth Thursday, April 30, 2015 8:05 AM Cynthia Moya; Sandi Weir FW: Pipers Bluff Plat LUA14-000S91 Pipers Bluff map.pdf; Pipers Bluff Plat.xis File in LUA-14-000591 and Street Address file. -Jason Jason Seth, CMC City Clerk jseth@rentonwa.gov 425-430-6502 From: Jan A. Conklin Sent: Thursday, April 30, 2015 8:01 AM • ) ~ -6(1) 571 / To: Abdou! Gafour; Anjela St. John; Bob MacOnie; Bonnie Woodrow; Brian Powell; Caldwell, Cory; Cannon, Debra; Century Link; Chris Barnes; Clarice Martin; Corey W Thomas; Cyndie L Parks; Dave Wilson (dave.wilson@kingcounty.gov);Deborah Needham; Donna Visneski; Doreen Karoly Post Office AMS; Elsa Biscaino; Ericka Jones; Eunice Verstegen; Fessenden, Janise; Gary Fink; Gilchrist, Gael; Gordon, Susan; Helen Shindellbutler; Holly Powers; J. D. Wilson; Jason Seth; Jeff Wagner; John P Lecoq; Julie E Bray; Karen E Bergsvik; Kathryn Svedin; Katie McClincy; Kevin Anderson; Kristina Kyle; Kristine Stimpson; Loacker, John; Mark Peterson; Marsha Doviak; Michelle Faltaous; Miranda Hett; Morgan, Gail; Nancy Thompson; Nizar Salih; Park, Sarah S [Sarah.S.Park@usps.gov]; Paul J Harm; Pierce, Ramon ; Renton Reporter; Rick M Marshall; Russ Evans; Scott Chapman; Scott Corwin]; Shawn M Daly; Shirley Anderson; Smith, Patricia; Susan Liska; Susan Truong; T. Mclaughlin (tmclaughlin@republicservices.com); Terri Weishaupt; Thoma, Carol; Tim Moore; Tom Reynolds; Vanessa Poorman; Vicki, Whitt-Williams,; William Wressell; Zinski, Milla Subject: Pipers Bluff Plat LUA14-000591 Recording #20150429000769 See attachments for map and addresses and retired parcels and addresses. Thanks, Jan Conklin Energy Plans Reviewer City of Renton Development Services Division 425-430-7276 1 111!~0.~i~g f ( LUA14-D00591 LJtlC-10-04118 PIPER'S BLUFF A PORTION OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., CITY OF RENTON, KING COUNTY, WASHINGTON \._ Lf.lPER\110\.IS COVERA.."£ CITY OF RENTON FILE NO. LUA 14-000591 LEGEND S ~~os~~i°i,~o~~~J"~~ ori-~~~ I I MAX AU.OWASLE LOT i .t.RE,I, IN S.F. H.iPCR'V10lJS AREA ,; COI/ER-'GE ! LOT I I AAU. IN IM~~~I'(~ I Covt:~E s.r. " " " " " I I Ill UII ~ •5U d2e MZO ... I " I ·~· 2,ltl ... u,1 I m:101~11 I I 2.8•1 3.,a1 ... ... T ,, -T-''" ],J97 'iSI uo I ,,, I ,, I ,,a, 1.ni·'.,, "' ~ ~ ftll,/r.t) ~ ,• ~ •" COHCRO[ loOHUMOO ~"'ll\0.55 c» n...,.ffi'.I, u J1nii· lo'I J.&H~l".'or:~1, ·:· ... .;ii •SU ... I N I -~· 2.f21 ... 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" '.S1Z_! ___ _____ ::~,7U "',. ~, ""' ;..; ,to; I z,u1 I u,r; :· ~ H• n,r; I [ .. ©. ,~·~llll:.-tss •110 £catn v.sr"",..,. @ :..~IN(l~[SS/<ND[ll!ltSS!'.AStNtllf f ,•'", NIJtce~'10!~13~1\00111t 1 """' S[E tlQT[ I Oti.~N:£ 3 '1)11 DESCllll'IIO>I Of.,,tT ··.·, t.t:>NYMENTS fO~ ~: C011~£11S -~·· ~•· o 50' I ,,;ttoRCING t.0. zc,30,1,001e"9 d' : ., • @ 1, TO,IPQIWl'r CClifllWCTION [AS @ '~ T[MPCIWIY CQrlSll'tlli;TION {..l5 ', 1· t.011™ •, -1. ~[COIICIN(I t!(I 201l04110011tr-w ltO.OO NE -ltECORc.MQ NO ZOl~\lOOIHOEUM :.. • ~ 5[~ ~~ 111! fl 1/4 -,W:OIIOIN~~OO ' Olllle>,1'.£0 lll¢llt 0. Wl'f ,,i,,, .... o L .. --~ ., ., ,5.,.,,,.,,, . . -_-----,--• , • '•, N 11au11· w I 28u 72 UNP.LATTE.D ---::_ -.. -:-:i:...-.•~·· •• '•, ~~. ~ rRClD A/'ID U11Ullts USa:,tf.'T. -..-.,.:::.. ·~ T -"R! -,.J= -e, .~··t, , -RtcO'ltl<NG fQ ~"f~L -"-------"';'-N=e, • fl812!1"Wl&]l]i 0 0 ..._ ' \,z_ ,.. ~ " . " 11!1r1z•1r w 0 I ~ ~~ 'i!~ ~ ,I • •1 !' t'l~o 3~; 2 ·ia PLAT Of! SROoKU£Lo')oRTH R£C.. No, 2D121'.lO«:IOOA2':·\. a I 4 I e N.E. 11TH COURT ------------- a I 4 I w· s" ~--,~:~ 1 ;ls~ RADW. ~EARINGS ""~ ~ °' Al'i"e.col"f!&:!r' N 0•11Q 'II ~ "- M• 2eu 'II ~ ~ ' . ..... t ~N LINE TABLE ~ ' iTJi'"" . 'ii ~ 1N ::; i!~ w![. [!] l'.AffM~ ~ '1:UNO IIEl!MI ... 0 c"" sr...,,.~E~ "tOllt UI :~s• ~/()1,jlf'I[ " ,~-'•, "-~ mill AND CAP Sl-£0 "O~S LS J7,~~· "16 Moo' co.o' 15 14 CON!!ULTINB ENGINEERS LLC 33400 Blh AVeJ11.1S S. SUl .. 205 1•1•1.-1 Federal Way, WA 98003 www.eemclvll.com =· i=::--..;, 1.9'111 ........ / IAiul lu....,1.., -J .. tMo··-- o. 251--o.t5-111•..cooJ :;;;; O,t.TC, S>l[t'T unfte•pe ..... l'tlV a15-o•-01 , 0,: '• ~- Pipers Bluff Plat LUA14-000591 Recording #20160422000769 4 parcels to be retired: 1023059367, 1023059002, 1023059144, 1023059312 2 existing houses that were demo'd 1166 Hoquiam Ave NE 1178 Hoquiam Ave NE PID PSTLADDRESS PSTLCITY PSTL21P5 6809000010 5105 NE 12th St LOT Renton 98059 6809000020 5111 NE 12th St LOT Renton 98059 6809000030 5117 NE 12th St LOT Renton 98059 6809000040 5125 NE 12th St LOT Renton 98059 6809000050 5131 NE 12th St LOT Renton 98059 6809000060 5203 NE 12th St LOT Renton 98059 6809000070 5209 NE 12th St Renton 98059 6809000080 1163 Ilwaco Pl NE Renton 98059 6809000090 1157 Ilwaco Pl NE Renton 98059 6809000100 1151 Ilwaco Pl NE Renton 98059 6809000110 5208 NE 11th Pl Renton 98059 6809000120 5202 NE 11th Pl Renton 98059 6809000130 5124 NE 11th Pl Renton 98059 6809000140 5118 NE 11th Pl Renton 98059 6809000150 5112 NE 11th Pl Renton 98059 6809000160 5106 NE 11th Pl LOT Renton 98059 6809000170 5100 NE 11th Pl Renton 98059 6809000180 5101 NE 11th Pl Renton 98059 6809000190 5107 NE 11th Pl Renton 98059 6809000200 5113 NE 11th Pl Renton 98059 6809000210 5119 NE 11th Pl LOT Renton 98059 6809000220 5127 NE 11th Pl Renton 98059 6809000230 5205 NE 11th Pl Renton 98059 6809000240 5211 NE 11th Pl Renton 98059 6809000250 5217 NE 11th Pl Renton 98059 PSTL21P4 PLATLOT 4314 1 4314 2 • 4314 3 4314 4 4314 5 4314 6 4314 7 4314 8 4314 9 4314 10 4314 11 4314 12 4314 13 4314 14 4314 15 4314 16 • 4314 17 4314 18 4314 19 4314 20 4314 21 4314 22 4314 23 4314 24 4314 25 j .- 6809000260 5223 NE 11th Pl Renton 98059 4314 26 6809000270 5303 NE 11th Pl Renton 98059 4314 27 6809000280 5309 NE 11th Pl Renton 98059 4314 28 6809000290 Tract 6809000300 Tract 6809000310 Tract 6809000320 Tract • • • CITY OF RENTON. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: April 21, 2015 To: City Clerk's Office From: Sabrina Mirante Subject: Land Use File Closeout Please complete the following information to facilitate project closeout and indexing by the City Clerk's Office Project Name: Piper's Bluff Final Plat LUA (file} Number: LUA-i!f-000591 Cross-References: -l,l~tJn .. ~o,lp AKA's: Project Manager: Jan Illian Acceptance Date: September 16, 2014 Applicant: Peter O'Kane Owner: Rob Risinger, Conner Homes Contact: Evan Mann, ESM Consulting PIO Number: 1023059002, 1023059144, 1023059367 ERC Determination: Date: Anneal Period Ends: Administrative Decision: Date: Anneal Period Ends: Public Hearing Date: Date Appealed to HEX: By Whom: ~ HEX Decision: Approved with Conditions Date: December 31, Anneal Period Ends: Januarv 14, 2015 Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: 28 lot Final Plat for Pipers' Bluff Location: 5203 12th St, 1166 Hoquiam Ave NE, 5119 NE 11th Comments: ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of Non-Significance-Mitigated; OS -Determination of Significance. I l I January 13, 2015 TO WHOM IT MAY CONCERN: Subject: New Plats and Short Plats in the City of Renton Please see attached new plats, short plats and multi-building developments that have recently been addressed. Some of these have been recorded and I am supplying a list on new parcel numbers with the new addresses. If the plat is not recorded {NR), I am only giving you the plat map with the new potential addresses written on it. · Please add these addresses to your City directories and maps. 2001 Union Short Plat (NR) NE 7'h North Short Plat NE 7'h East Short Plat NE 7'h West Short Plat · · Avana Trails AKA Fleldbrook Commons Cascade Greens Short Plat (NR) La Rosa Meadows Plat (NR) Limelight Short Plat (NR) Maplewood Park East (NR) Merlino Short Plat (NR) Renton 7 Short Plat (NR) Shattuck West Short Plat Stevens Point Short Plat (NR) Whitman Court Townhomes {NR) Sincerely, .. Jan Conklin Energy Plans Examiner Development Services Division Telephone: 425-430-7276 #1:platadd 3307itlord Short Plat {NR) NE 7 North Phase 2 {NR) Ne 7'h Middle Short Plat NE 24th 3 lot Short Plat {NR) Carpenter Short Plat (NR) Kline Stromberg Short Plat (NR) Lim Short Plat (NR) Lund Lotline Adjustment May Creek Court Short Plat (NR) Piper's Bluff Plat (NR) Rylee's Place Plat (NR) Sheldon Short Plat (NR) Woodebridge Lane Plat (NR) ZK Short Plat (N R) Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov . ( 7 / . . , ., . I ............ ........ ' 'tlll:S !,.11 ,,u,• ..... 1 2 • • PIPER'S BLUFF A POl!T10N OF. S£Cl10N 10, TOWNSHIP 23 NORTll. RANGE 5 FAST, W.t.f., Cl1Y OF RENTON, KING COUN1Y, WASHINGTON • • CITY OF RENTON FILE NO. LUA•12•076·FP LINE TASL£ w • ' . ., . LEGEND ,. 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'-,.. ...... ll"w,,le --............ __ '---- JCD HO. zst-0"5•1:U~J O,l,'Qi;J 2!11...a2o.OI PLAN REVIEW COMMENTS LUA14-000591 Application Date: May 02, 2014 Name: Piper's Bluff Final Plat • Site Address: 1166 Hoquiam Ave NE Renton, WA 98059-4314 ENG -Final Plat Submittal Review Version 1 I October 22, 2014 I Recommendations: Please provide attached addresses to applicant. Rename street on plat, NE 12th Pl should be NE 11th Pl. I I Recommendations: 1. Complete all required improvements including street paving, street signage and fire hydrant installation. 'JJn_+_;s~_W:!;_:;_:Ti_ami,i_rnn_F_.11_~1_1_:m_ 1a1111 __ 111imm_!l!! • · F!lannmg:~evlew_ C:.omments;:m:: 1. Provide As Built plans for the mitigation/restoration area. 2. Provide wood, split rail fence with tree preservation and or wetland mitigation signage along the west property border of Tract "C" and along the west border of the wetland and stream mitigation/restoration area (minus the rock wall area). 3. Call current lannin ro·ect mana er for final landsca in ins ection at 425 430 7289. 4 1 ,.,,-·,·,1~"'"1;t,t1"'-'\l!l!ll!lillllll!Wll,...___.,.ll!!fW~-"''"'"00-1••·•'''"''·· ,,...,,.,.,.. ''""' · ' · ~ "\;'' f""i's' i::::i=::irc··-t B 6 M o · 42s;'.'ll30'13lfs" ''il'"'''''" · •··• • · · t' w · ' ... J1.i: 1) ClL~ .er:vcl!.s;· • .ommen.11 .J . ~Cl..Lc!C 0 J1.1e, I'.. .. • •..... : ........... 11· .. .mc,1con1e.@rnn onw.a,gov Final Plat dated May 2, 2014: Bob Mac Onie 10/15/2014 Note the City of Renton land use action number and land record number, LUA14 000591 and LND 10 0496, respectively, on the final plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Note that said land use number has been amended, per City changes, during the last two years. Note all said numbers on all drawing sheets. City of Renton Mon# 1851 is not the quarter corner between Sections 10 & 15; please correct. Provide lot closure calculations. Indicate what has been, or is to be, set at the corners of the proposed lots. Note discrepancies between bearings and distances of record and those measured or calculated, if any. The lot addresses and street names (see attachment) need to be noted in the "ADDRESS TABLE" block on plat submittal Sheet 1 of 5. Revise the street names as shown on the attachment. If the abutting properties on the north side of said plat are platted, note the lot numbers and plat name(s) on the drawing, otherwise note them as 'Unplatted'. Note all easements, covenants and agreements of record on the plat drawing. If there is a Restrictive Covenants, Conditions & Restrictions document for this plat, then reference the same on the plat drawing and provide a space for the recording number thereof. Note that if there are restrictive covenants, agreements or easements to others (neighboring property owners, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawings and the associated document(s) are to be given to the Project Manager as a package. The plat document will be recorded first (with King County). The recording number(s) for the associated document(s) (said documents recorded concurrently with, but following the plat) need to be referenced on the plat drawings. All vested owner(s) of the subject plat, at the time of recording, need to sign the final plat. For the street dedication process, include a current title report noting the vested property owner. Item 9 under "EXCEPTIONS FROM THE TITLE REPORT" incorrectly notes "REDMOND" instead of RENTON. Provide an updated title report. Ran: April 21, 2015 Page 1 of 2 PLAN REVIEW COMMENTS LUA14-000591 ' .. • Version 21 Ran: April 21, 2015 Page 2 of 2 2 3 4 5 6 7 8 9 10 11 12 13 14 15 • • BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Conner Homes LLC Piper's Bluff LUA14-000591FP ) ) ) FINAL PLAT APPROVAL ) ) ) ) ) Summary 16 The applicant has applied for final plat approval for the above-referenced subdivision The final plat is approved subject to conditions. 17 18 Testimony 19 No hearing is held on final plat applications. 20 21 22 23 24 25 26 Exhibits The following documents were considered in evaluating the application for final plat: I. December 9, 2014 staff report. 2. December 9, 2014 memo to Phil Olbrechts from Jan Illian. 3. November 12, 2014 plat map. Findings of Fact FINAL PLAT -1 ·.ii. J, . I .2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • • Procedural: L Applicant. Conner Homes LLC 2. Hearing. No hearing is required or held for final plat applications. Substantive: 3. Description of Proposal. The applicant is requesting final plat approval for a 28-lot subdivision. The subdivisions received preliminary plat approval on November 20, 2012 by the City of Renton. The subdivision is located at 1166 Hoquiam Ave. NE. 4. Consistency with Preliminary Plat Conditions. The applicant has complied with all preliminary plat conditions of approval, as detailed in the staff report, Ex. I, the findings and conclusions of which are adopted and incorporated by this reference as if set forth in· full. Conclusions of Law Procedural: L Authority of Hearing Examiner. RMC 4-7-IIO(C) provides that the hearing examiner shall approve all final plats. Substantive: 2. Applicable Standards. The RMC doesn't contain any standards for final plat approval, other than to require that "the final plat shall conform with only minor modification to the preliminary plat." RMC 4-7-l 10(A)(2). As determined in Finding of Fact No. 4, as conditioned the plat conforms with all preliminary plat_ conditions of approval or will be bonded to comply with any outstanding conditions. DECISION The final plat application is approved, subject to the following condition: L All applicable fees shall be paid prior to recording of the final plat, except those fees expressly deferred to a later date by the preliminary plat conditions of approval or City ordinance. · Dated this 31st day of December, 2014. FINAL PLAT-2 '·t ' . .. ' . ' 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • • ~d?::L:· '[ , ~"'Ph"'1g.A'°.""o"'~---'"· -hts'-. -... ·"'. "',"". "'. "'".""·""'·•·•"":.;c;·;;,,.....,, ...... -',--,-i . i ·I City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-l lO(E)(9) and/or RMC 4-8-l lO(F)(l) provides that the final plat approval of the hearing examiner is final subject to appeal to the Renton City Council. RMC 4-8-11 O(E)(9) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing e examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-l lO(E)(8) and RMC 4- 8-IOO(G)(4). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7•h floor, ( 425) 430-6510. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation. FINAL PLAT-3 • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT PLANNNING DIVISION DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT CITY OF RENTON STAFF REPORT AND RECOMMENDATIONS APPLICANT: LOCATION: SUMMARY OF REQUEST: RECOMMENDATION: Conner Homes LLC Piper's Bluff Final Plat {LUA12-076 PP,ECF,MOD) File: LUA14-000591 FP 1166 -Hoquiam Ave NE SE~ Section 32, Twp. 23 N. Rng. 5 E. Final Plat for 28 single family residential lots, with water, sewer, storm, streets and lighting. Water service is provided by Water District 90. Approve With Conditions FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record documents in this matter, staff now makes and enters the following: FINDINGS: 1. The applicant, Conner Homes LLC, filed a request for approval of a 28-lot final plat. 2. The yellow file containing all staff reports, the State Environmental Policy Act (SEPA) documentation and other pertinent materials were entered into the record as Exhibit No. 1. 3. The Environmental Review Committee {ERC), the City's responsible official, issued a Determination of Non-Significance -Mitigated on October 8, 2012 for the subject proposal. 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located at 1166 -Hoquiam Ave NE. The plat is located in Section 32, Twp. 23 N. Rng. SE. 6. . The subject site (78,466 square feet) is a 1.8 acre parcel. 7. The preliminary plat and site plan received approval from the City of Renton on November 20, 2012. 8. The property is located within the R-8 Zone. • • City of Renton Department of Community & Economic Development Final Plat Report & Decision PIPER'S BLUFF FINAL PLAT LUA14-000591, FP Page 2 of4 9. The Final Plat complies with both the Zoning Code and the Comprehensive Plan. 10. The Preliminary Plat was subject to a number of conditions as a result of both environmental review and plat review. The applicant has complied with the following conditions imposed by the ERC: a. The applicant shall be required to retain those trees located on proposed Lots 29 and 30, as they can best be used to save several existing mature trees on site and are the most suitable to locate a large numbers of replacement trees that could not be accommodated throughout the remainder of the plat. The area located in Lots 29-30 would be required to be consolidated and placed into a Tree Preservation Tract. For those replacement trees that cannot be sited within the Tree Preservation Tract or within the remainder of the plat the applicant would be required to work with the City's Parks Department to determine a "fee in lieu" for each replacement tree that could not be planted on site or a suitable off-site location to plant the remainder of the required number of replacement trees. The revised Tree Retention Plan shall be submitted to and approved by the Current Planning Project Manager and a representative of the City's Parks Department prior to construction permit approval. Response: As required Tract C was created in the place of lots 29 and 30. This tract is set aside as a tree preservation tract in which the existing trees were preserved and additional planting was installed. Please see sheet L-03 of the Final Landscape Plan for the plantings. Also see sheet 5 of 5 of the Final Plat for the location and size of the Tree Preservation Tract. b. The applicant shall pay a Parks and Recreation Impact fee per each new single family lot. Response: Impact fees will be paid at the time of building permit issuance. c. The applicant shall pay a Traffic Impact fee per each new single family lot. Response: Impact fees will be paid at the time af building permit issuance. d. The applicant shall pay a Fire Impact fee per each ne~ single family lot. Response: Impact Fees will be paid at the time of building permit issuance. 11. In addition, the applicant has complied with the following conditions as a result of the preliminary plat approval Hearing Examiner's Decision dated November 20, 2012. a. The applicant shall comply with all requirements of the Determination of Non-Significance - Mitigated that was issued by the Environmental Review Committee on October 8, 2012. Response: See compliance under number 11. b. The Applicant shall obtain a demolition permit and all required inspections for the removal of the two existing single family residences prior to Final Plat recording. Response: Demolition permits were obtained through the City of Renton Development Services Division and the homes were demolished per City code, and all inspections have been completed with regard to demolition. c. The Applicant shall be required to submit a revised landscape plan, depicting a 10-foot wide on-site landscape strip for all lots. The final detailed landscape shall be submitted to and approved by the Current Planning Project Manager prior to Final Plat recording. • City of Renton Deportment of Community & Economic Development • Final Plat Report & Decision PIPER'S BLUFF FINAL PLAT LUA14-000591, FP Page 3 of4 Response: A revised landscape plan was submitted and approved by the Development Services Division. We have included the final landscape plan with this application. The 10-faat wide on-site landscape strip is shown for all lots on Sheet L-02 of the final landscape plans. The proposed landscaping includes a mix of trees, shrubs, and groundcover as necessary ta meet RMC 4-4-070 F.1 d. The Applicant shall submit a Final Mitigation Plan if impacts are proposed to the critical areas on site or their buffers. The Final Mitigation Plan shall be submitted to and approved by the Current Planning Project Manager prior to Final Plat submittal. In any case the Applicant shall be required to place fencing and signage along the original or averaged wetland buffer. Response: A Final Mitigation Plan was prepared, submitted to, and approved by the Current Planning Project Manager. Permanent fencing and signage has been placed along· the boundary of the wetland areas. e. The Applicant shall be required to submit a revised street improvement plan, depicting· 36 feet face of curb to face of curb, including gutter, 8 foot planter strip, and a 5 foot sidewalk along the full frontage of Hoquiam Ave NE. The revised plan shall be submitted to and approved by the Development Services Plan Reviewer prior to construction permit approval. Response: A revised street improvement plan as specified above was prepared and submitted to the City of Renton for review. It was approved and the roads and frontages have been constructed per the approved plans. f. The Applicant shall be required to create a shared driveway for the primary and sole access to Lots 27 and 28. An access easement shall be recorded concurrently on the face of the Final Plat. Response: A shared driveway for primary and sole access to Lots 27 and 28 is shown on the final plat map sheet 5 and is listed as Tract D. g. The Applicant shall be required to revise the drainage plan to relocate the outfall to the wetland buffer. The revised drainage plan shall be submitted to and approved by the Current Planning Project Manager and the Development Services Plan Reviewer prior to construction permit approval. Response: A revised drainage plan with the relocated outfall to the wetland buffer was submitted for review to the Current Planning Manager and the Development. The approved civil engineering plan set sheet CB for the final location of the outfall within the wetland buffer was constructed per those plans and is complete. h. The Applicant shall submit a revised detailed utility plan depicting adequate area for the proposed lift station and associated improvements to the satisfaction of the Development Services Plan Reviewer prior to utility construction approval. Response: A final utility plan depicting adequate area for. the proposed lift station and associated improvements was submitted to, reviewed by, and approved by the Development Services Plan Reviewer. The lift station is located in the northern section of Tract A and is sized appropriately for the site. Please reference sheet C14 of the approved engineering plan set. • • City of Renton Deportment of Community & Economic Development PIPER'S BLUFF FINAL PLAT • Fino/ Plat Report & Decision LUA14-000591, FP Page 4 of 4 i. The Applicant shall obtain a Certificate of Water Availability from Water District 90. Response: A Certificate af Water Availability was issued by Water District 90 on July 31st, 2012 and was provided to the City far our records. j. The Applicant is required to retain 47 on-site trees outside of the critical areas, right of way or access areas. In the event the Applicant is unable to retain all 47 on-site trees, the Applicant shall replace each removed tree with a minimum of twelve (12) caliper inches of new trees, at 2 inch caliber minimum per tree, for each protected tree removed. Should the Applicant find that the provision of the required replacement trees on-site trees is infeasible, the Applicant shall work with the City's Parks Department in order to determine a fee in lieu for each replacement tree or an off-site location to plant the required number of replacement trees. Response: The applicant will meet the tree requirement through tree retention and replacement. A total of 22 trees will be retained on the site and an additional 211 trees are proposed The final landscape plans was submitted with the Final Plat application. Trees have been installed as required and tree retention requirements have been met. CONCLUSIONS: The Final Plat satisfies the conditions imposed by the preliminary plat process. RECOMMENDATION: The Hearing Examiner approves the Final Plat with the following conditions: 1. All plat improvements shall be either constructed or deferred to the satisfaction of City staff prior to the recording of the plat. SUBMITTED THIS 9th DAY OF DECEMBER, 2014 • • SITE l ~------------------------------------ • • LUA H-000591 LND-10-IHOS PIPER'S BLUFF ~ PORTION OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M., C1TY OF RENTON, KING COUtnY, WASHINGTON m, •m ,m ... ... •= ... ·~" => ·= " ·= CITY OF RENTON FILE NO. LUA·14·000S91·FP n IMPE?.VIOl.!S CCM;RAG.: cm 2.,..2 >H> .~, ~OT I ,'.REI< tt-1 $.F. 1.1/<Y. M.l.OWABlE iMPOMOL•S AAD>. 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SIT lolONIM~Tl, fOII LC1 COIi~~ SCALE: 1 " "' 50' B 0 -•. ,oo• TRACT A i4 '2 199¢1 CQNSUI TINO .ENGINE!E.RS 11 c """'''"'~"'""· I e I$ I~ I Suite 205 S:llder1l1Way,WA9B003 =-=== www.earncM!.com ---- • December 4, 2013 Peter O'Kane WestPac Homes LLC 7449 West Mercer Way Mercer Island, Washington 98040 • Sewall Wetland Consulting, Inc. 27&11 Covingtm WaySE#2 Covington WA ~ Phore: 253-S59-0515 Fax: 253-8524732 RE: Water Main Crossing Justification -Pipers Bluff City of Renton, Washington SWC Job#l2-135 Dear Peter, The Pipers Bluff project included the requirement to connect to the existing water main to the east of the site. This work included crossing of a Category 2 wetland as well as a Class 4 water. This crossing would have temporary impacts to the wetland, stream and buffer. Under City of Renton Municipal Code (RMC) Chapter 4-3-050.M.8; 8. Wetland Changes -Alternative Methods of Development: If wetland changes are proposed for a non-exempt activity, the applicant shall evaluate alternative methods of developing the property using the following criteria in this order and provide reasons why a less intrusive method of development is not feasible. In determining whether to grant permit approval per subsection M2 of this Section, General Standards for Permit Approval, a determination shall be made as to whether the feasibility of less intrusive methods of development have been adequately evaluated and that less intrusive methods of development are not feasible. (Ord. 5676, 12-3-2012) a. Avoid any disturbances to the wetland or buffer; Avoiding the disturbance to the wetland, stream and buffer is not possible. The only way to access the existing water main is to cross the wetland, stream and buffer as depicted on the "Piper's Bluff Wetland and Creek Restoration Plan" prepared by The Watershed Company dated 7- 31-13. This temporarily impacts a total of 424sf of wetland, l 13sf of stream, and 969sf of buffer (total impact area l,506sf). RECEIVED MAY 2 2014 CITY o;: RENTON PLANNING DIVISION • b. Minimize any wetland or buffer impacts; • Piper's Blujjl# 12-135 Se1vall Wetland Consulting, Inc. December 4 2013 Page2 The waterline will cross the wetland, stream and buffer in one of the narrowest area possible creating the least impact possible. The area of temporary disturbance is the bare minimum to get an excavator through the area. c. Restore any wetlands or buffer impacted or lost temporarily; and The proposed restoration includes the replacement of topsoil within the excavated sewer line area to the original grades, and replanting with a dense layer of native trees and shrubs to restore the function and plant community to this area. d. Compensate for any permanent wetland or buffer impacts by one of the following methods: i. Restoring a former wetland and provide buffers at a site once exhibiting wetland characteristics to compensate for wetlands lost; Not applicable, all wetland and buffer area disturbed will be restored to original condition with no loss of area or function. ii. Creating new wetlands and buffers for those lost; and NA iii. In addition to restoring or creating a wetland, enhancing an existing degraded wetland to compensate for lost functions and values. NA (RMC) Chapter 4-3-050.l.8b states that criteria needed for crossing of a stream and its buffer; i. Criteria for Administrative Approval of Utilities in Stream/ Lake or Buffer: New utility lines and facilities may be permitted to cross water bodies in accordance with an approved supplemental stream/lake study, if they comply with the following criteria: (a) Fish and wildlife habitat areas shall be avoided to the maximum extent possible; and • • Piper's Bluff/#12-135 Sewall Wetland Consulting, Inc. December 4 2013 Page3 The stream is a non-fish bearing water. A Hydraulic Project Approval (HPA) was submitted and received for the project from WDFW and met all of their criteria for avoidance of critical habitat areas. (b) The utility is designed consistent with one or more of the following methods: (1) Installation shall be accomplished by boring beneath the scour depth and hyporheic zone of the water body and channel migration zone; or The boring was placed below the scour and hyporheic zone and was approved as appropriate by WDFW for a stream crossing with a utility. (2) The utilities shall cross at an angle greater than sixty (60) degrees to the centerline of the channel in streams or perpendicular to the channel centerline; or The crossing was a nearly perpendicular angle to the stream minimizing impact as required. (3) Crossings shall be contained within the footprint of an existing road or utility crossing; and NA (c) New utility routes shall avoid paralleling the stream or following a down-valley course near the channel; and The new line avoids paralleling the stream or following a down-valley course as required. (d) The utility installation shall not increase or decrease the natural rate of shore migration or channel migration; and The construction method and restoration plan should restore the stream to a condition that will not increase or decrease the natural rate of shore migration or channel migration. (e) Seasonal work windows are detennined and made a condition of approval; and • • .... ----------, Piper's Bhif.17#12-135 Sewall Wetland Consulting, Inc. December 4 2013 Page4 The work was conducted during the seasonal work window approved by WDFW for the stream crossing project. (f) Mitigation criteria of subsection L3c(ii) of this Section -are met. A mitigation Plan meeting this criteria (" Piper's Bluff Wetland and Creek Restoration Plan" prepared by The Watershed Company dated 7-31-13) has been submitted to the City. The restored wetland, stream and buffer will be monitored 4 times in Year 1, and once a year for 5 years as required by Code. If you have any questions regarding this report, please call us at (253) 859-0515 or at esewall@sewallwc.com. Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetlands Ecologist PWS #212 • • -:=, .,df-------'Se=w=-=-=a::.11:.....::.W.:.;e::.t:e:la=n=d...::Co=ns=u::;l:.::ti::.n:agu.,..:.l:..:n=c=-. _ ~ ~ Z76UCovingtrnWaySE#2 Phore253-859W15 Covington WA Sffi42 Fax: 253-S524732 April 15, 2013 Peter O'Kane WestPac Homes, LLC 7449 West Mercer Way Mercer Island, Washington 98040 RE: Pipers Bluff Plat -Revised City of Renton Critical Areas Report & Supplemental Stream Study swc Job#l2-l35 1.0 INTRODUCTION This report describes jurisdictional wetlands and streams on the 5 acre proposed Pipers Bluff Plat, located on the east side of Hoquiam Avenue NE in the City of Renton, Washington (the "site"). Specifically, the site consists of a rectangular shaped group of four (4) abutting parcels in a portion of the NE \4 of Section 10, Township 23 North, Range 5 East of the Willamette Meridian in King County, Washington. " 1: J. ·> ... ~. NE 12th 6' . 'i . f ':-;.. NE 11th St ~ -"NE IO!l'IPI "' 1··' I NG .Z3<d SI :-.-'., I ' -NE20thSt~ ·., . ' SE 107th St ..:SE 1071h Pl _J i ' • NE.12t1>Sf § NE1Cltist ~t : I J NE 11th Cl II 1 , #t---. .,.NE11tl'IS1 OLIVER M ~. F HAZEN HIGH · NE too, Pl , i, .i SCHOOL ' f ~ . f .. :, ....... ~ I r· { -~ Vicinity Map ~ ; :, i ., I'. -61! 1041t1 SI :[ t.£1~~ i ij SE 1f21h"J. ' . @~on;.. 1 $E.1121h8! ' l . ·se 11:sth St · SE11<1tl'll • • Pipers Bhif!/#12-135 Se1vall Wetland Consulting, Inc. April 15, 2013 Pagel The site consists of four Parcels including# I 023059002, #9367, #9312 & #9144. Single family homes are present on two of the parcels along Hoquiam Avenue, and the remaining property besides the associated lawns and landscaping is undeveloped forested area. The site is proposed to be subdivided into 30 single-family residential Lots with associated roads, and infrastructure. 2.0 METHODOLOGY Ed Sewall of Sewall Wetland Consulting, Inc. inspected the site on June 6, 2012. The site was reviewed using methodology described in the Washington State Wetlands Identification Manual (W ADOE, March 1997). This is the methodology currently recognized by the City of Renton and the State of Washington for wetland determinations and delineations. The site was also inspected using the methodology described in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, 1987), and the Western Mountains, Valleys and Coast region Supplement (Version 1.0) dated June 24, 20 I 0, as required by the US Army Corps of Engineers. Soil colors were identified using the 1990 Edited and Revised Edition of the Munsell Soil Color Charts (Kollmorgen Instruments Corp. 1990). The Washington State Wetlands Identification and Delineation Manual and the Corps of Engineers Wetlands Delineation Manual/Regional Supplement all require the use of the three-parameter approach in identifying and delineating wetlands. A wetland should support a predominance of hydrophytic vegetation, have hydric soils and display wetland hydrology. To be considered hydrophytic vegetation, over 50% of the dominant species in an area must have an indicator status of facultative (FAC), facultative wetland (FACW), or obligate wetland (OBL), according to the National List of Plant Species That Occur in Wetlands: Northwest (Region 9) (Reed, 1988). A hydric soil is "a soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part". Anaerobic conditions are indicated in the field by soils with low chromas (2 or less), as determined by using the Munsell Soil Color Charts; iron oxide mottles; hydrogen sulfide odor and other indicators. Generally, wetland hydrology is defined by inundation or saturation to the surface for a consecutive period of 12.5% or greater of the growing season. Areas that contain indicators of wetland hydrology between 5%-12.5% of the growing season may or may not be wetlands depending upon other indicators. Field indicators include visual observation of soil inundation, saturation, oxidized rhizospheres, water marks on trees or other fixed objects, drift lines, etc. Under normal circumstances, indicators of all three parameters will be present in wetland areas. e Pipers Blujf/#12-135 Se wall Wetland Co nsulting, Inc . April 15, 2013 Page 3 Following delineation of the wetland and stream on the site, the flags were surveyed by D.R. Strong Consulting Engineers (see attached survey). 3.0 OBSERVATIONS 3.1 Existing Site Documentation Prior to visiting th e si te a revi ew of several natural resource inventory maps was condu cted. Resources reviewed included the NRCS Soil Survey, National Wetl ands Inventory, and the City of Renton's Water Class map. 3.1.1 Soil Survey According to the Soil Survey, King County Area , Washington (Snyder et al 1973), the entire si te is mapped as containing Alderwood gravelly loam soils (Map Units AgC & AgD ). Alderwood so il s are moderately-we ll drained soils formed in glacial till und er conifers. Alderwood soi l s are not listed as a "hydric" soil acco rding to the publication Hydric Soils of th e United States (U SDA NTCHS Pub No.1491 , 1991 ). However, Alderwood so il s can contain sma ll inclusions of poorly drain ed hyric soi l s suc h Norma, Bellingham, Seattle, Tukwila and Shalcar soil series. Soil Map of the site 3.1.2 National Wetlands I11ve11tory e Pipers Bluff/#12-135 Sewall Wetland Consulting, In c. April 15, 2013 Page 4 According to the National Wetlands Inventory there are no wetlands or streams located on or near the site. National We tlands Inventory map 3.1.4 City of Renton Water Class Map According to the City of Renton Draft Water Class Map, the upper reach of Honey Creek is located on the northeast comer of the site. This stream is mapped as a Class 4 stream by the City (brown stream shading). • 3.2 Field Observations 3.2.1 Uplands • Pipers Bluff/#12-135 Sewall Wetland Consulting, Inc. April 15, 2013 Page5 The site is located near the crest of a hill with the property sloping down to the east towards Honey Creek. As previously mentioned, several structures as well as associated lawn, driveway and landscaped area is located along the west side of the site. The area along the west side of the site includes immature red alder, big-leaf maple, old apple trees, cottonwood, dense thickets of blackberry, hazelnut, salmonberry and sword fem. The western end of the site appears to have been cleared at one time but has been re-vegetated within the last 20+ years. The majority of the site is covered with a mixed forest with conifers as the main component in the overstory. Douglas fir with several 4'- 5' dbh specimens are the dominant species in the overstory with scattered big leaf maple and red alder. Understory species include hazelnut, indian plum, elderberry, sword fem, salmonberry, and stinging nettle. Soil pits excavated within the upland area of the site revealed soils with profiles similar to the mapped Alderwood series. • 3.2.2 Wetlands • Pipers Blujf/#12-135 Sewall Wetland Consulting, Inc. April I 5, 2013 Page 6 A single scrub-shrub, riparian wetland was identified and delineated along the northeast corner of the site. The western edge of the wetland was flagged with orange/black flagging labeled AAI-AA2-Al-A7, and the east side with Bl-B4. This narrow band of -wetland borders Honey Creek which passes through its center flowing in a nmtherly direction. Vegetation in this wetland consists of small pacific willow, salmonberry, lady fern, skunk cabbage and manna grass. Soil pits excavated within the wetland revealed a sapric muck soil with a color of I OYR 2/1 which was saturated within 12" of the surface. Wetland A would be classified as PSSIC (palustrine, scrub-shrub, broad leaved deciduous, seasonally flooded) according to the US Fish and Wildlife Wetland Classification methodology (Cowardin et al. 1979). According to the criteria in City of Renton Municipal Code (RMC) Chapter 4-3-050.M. l, Wetland A would be classified as Category 2 wetland. Category 2 wetlands are defined in the Code as follows; ··---·--···· --.. ··-···-· "' ---··--···----------------•--- ii. Category 2: Category 2 wetlands are wetlands which meet one or more of the following criteria: (a) Wetlands that are not Category I or 3 wetlands; and/or (b) Wetlands that have heron rookeries or osprey nests. but are not Category 1 wetlands; and/or (c) Wetlands of any size located at the headwaters of a watercourse, i.e., a wetland with a perennial or seasonal outflow channel. but with no defined influent channel, but are not Category I wetlands; and/or (d) Wetlands having minimum existing evidence of human-related , physical alteration such as diking,ditching or channe/ization;_andlor ______________ _J According to Renton Municipal Code (RMC) Chapter 4-3-050.M. l ,"Wetland A" best meets this rating as a wetland with minimum evidence of human related physical alteration, but not meeting the criteria of a Category I or Category 3 wetland. Typically, Category 2 wetlands have a 50' buffer measured from the wetland edge. 3.2.3 Streams As previously mentioned, Honey Creek passes through Wetland A and the northeast corner of the site. As required by Code, the ordinary high water mark (OHWM) of the creek as flagged with white/blue dot flagging labeled Wl-W8 on the west side and El-E4 • • Pipers Bhiff/#12-135 Sewall Wetland Co11sulti11g, inc. April 15, 2013 Page 7 on the east side. This is depicted on the attached D.R. Strong Consulting Engineers Plat map. Honey Creek is a slow flowing mud and sand bottom stream as it flows northerly through the site. Trash, pallets and tires line the edge of the creek in this area, although otherwise, the stream appears relatively healthy with about 6" of flowing water across its channel. The stream is strongly influenced by stormwater outfalls upstream as flow in the channel was noted to quickly increase following a rain event. The stream buffer on the project site is very healthy and includes large deciduous and coniferous tree species with a dense native understory. To the east and off-site, this buffer has been impacted by clearing and use of the areas as lawn for single family homes to the east. Honey Creek is mapped as a Class 4 stream by the City of Renton. Class 4 streams are "non-salmonid bearing waters during years of normal rainfall and/or mapped on Figure 4, Renton Water Class Map, as Class 4". According to RMC Title IV Chapter 4.03.050.L.5.a, Class 4 streams have a 35' buffer measured from the OHWM of the creek. Although Honey Creek is a non-fish bearing water in this reach, approximately Y. mile downstream of the site this creek does become fish bearing. As a result this portion of the creek (and associated wetland) has an important function in providing a hydrologic source and attenuating low flow periods of year for the downstream fish bearing section. Wildlife use of the creek is limited to typical urban tolerant wildlife including deer, raccoon, coyote, 4.0 FUNCTIONS AND VALUES The wetland on-site was analyzed for function using the Washington State Department of Ecology Wetlands rating System for Western Washington. This system is typically utilized to classify wetlands, but the classification is function-based, scoring three main functions, I,) water quality, 2) hydro logic function, and 3) habitat functions. Wetland A-Wetland A was rated as a riparian wetland and scored a total of 52 points indicating a Category 2 wetland under this system which indicates moderate-high overall functional value. Its highest scoring function was for water quality which scored 20 points, and its hydrologic function was moderate at 18 points. Habitat value was generally low at 15 points due to the lack of unique habitat features, lack of a variety of plant communities, and the close proximity of development to its boundaries. • 5.0 REGULA TIO NS • Pipers Bluff/#12-135 Sewall Wetland Consulting, Inc. April 15, 2013 Page8 In addition to the wetland regulations previously described for wetlands and streams, certain activities (filling and dredging) within "waters of the United States" may fall under the jurisdiction of the US Army Corps of Engineers (ACOE). The ACOE regulates all discharges into "waters of the United States" (wetlands) under Section 404(b) of the Clean Water Act. Due to the increasing emphasis on Endangered Species Act compliance for all fills of Waters of the United State and Waters of the State, both the Corps of Engineers and Washington Department of Ecology should be contacted regarding permit conditions, compliance, and processing prior to commitment to any fill of wetlands or streams for this project. 6.0 PROPOSED PROJECT The proposed project is the construction of a 28 lot subdivision with associated access road, and storm water facility. The outlet of the stonnwater facility will also pass through the wetland buffer. This is an exempt activity within the wetland buffer according to RMC Chapter 4-3-050.C. However, any area disturbed during installation of the outfall will be restored with native trees and shrubs. 7.0 HYDROLOGIC ASSESSMENT The proposed project has been designed to avoid the wetland, stream and its associated buffer. However, the proposed stormwater outfall will disperse water from the site to the buffer area and the associated wetland and stream. Wetland A is a narrow band of riparian wetland which is strongly influenced by Honey Creek flows as well as outflows of stormwater facilities located south of the site. The creek and water entering the site from the south are the main sources of hydrology to the wetland. Other hydrologic inputs to the creek include direct precipitation as well as potentially some minor surficial groundwater outflow from the site. The amount of water flowing from the sites surface to the wetland and creek appears minimal, with no evidence of sheet flow and only a potential minor contribution from infiltrating precipitation. The project proposes to discharge water from the stormwater facility to the edge of the wetland in a rock lined dispersal pad. This should insure water that currently makes it way from the site to the wetland and creek continues to do so. • • Pipers Bhif.f/#12-135 Sewall Wetland Consulting, Inc. April 15, 2013 Page 9 Based upon the calculations in the Revised DR Strong Drainage Report for Pipers Bluff ( dated January 31, 2013-see table below), there is a minor increase in the flow rates off the site from pre-developed rates. This should insure the project will not dry out the wetland, and that adequate hydrology enters the wetland to maintain its viability. DESIGN INFORMATION INDIVIDUAL BASIN Water Qualitv desian flow Water Qualitv treated volume Drainaqe basin(s) Onsite area {inlcudes frontaae) 4.98 Offsite area 0 T voe of Storage Faciliiy Pond Live Storaae Volume Ir,. uired) 69.132 Predev Runoff Rate 2-vear 0.139 10-vear 0.241 100-vear 0.402 Develooed Runoff Rate 2-vear 0.928 10-vear 1.12 100-vear 1.88 Tvoe of Restrictor Frop-Tee Size of orifice/restriction No. 1 0.88 No. 2 1.50 No.3 1.40 Above: Table Ji-om DR Strong Drainage Report If you have any questions regarding this report, please call us at (253) 859-05 I 5 or at esewall@sewallwc.com . Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetlands Ecologist PWS #212 Attached: Data Sheets WADOE Rating Form Site Plan/survey • REFERENCES • Pipers BlutT/#12-135 Sewall Wetland Consulting, Inc. April 15, 2013 Page IO Cowardin, L., V. Carter, F. Golet, and E. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Fish and Wildlife Service, FWS/OBS-79-31, Washington, D. C. Daubenmire, R. 1959. A canopy-coverage method ofvegetational analysis. Northwest Science 33:43-64. Diers, R. and J .L. Anderson. 1984. Development of Soil Mottling. Soil Survey Horizons, Winter 1984, pg 9-15. Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1. U. S. Army Corps of Engineers Waterways Experiment Station, Vicksburg, Mississippi. City of Renton Municipal Code Hitchcock, C. and A. Cronquist. 1976. Flora of the Pacific Northwest. University of Washington Press, Seattle, Washington. Munsell Color. 1988. Munsell Soil Color Charts. Kollmorgen Instruments Corp., Baltimore, Maryland. National Technical Committee for Hydric Soils. 1991. Hydric Soils of the United States. USDA Misc. Pub!. No. 1491. Reed, P., Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest (Region 9). 1988. U.S. Fish and Wildlife Service, Inland Freshwater Ecology Section, St. Petersburg, Florida. Reed, P.B. Jr. 1993. 1993 Supplement to the list of plant species that occur in wetlands: Northwest (Region 9). USFWS supplement to Biol. Rpt. 88(26.9) May 1988. • • WETLAND DETERMINATION DATA FORM -Western Mountains, Valleys, and Coast Region Projoct/Slte: \-1-"-l,<e! r' I~ T Clty/Cwnty: ("2......, h, -v Sampling Date: ~-"1-lc.... Applleant/Owner: ----,..--=--~-------------Stato: ___ Sampling Point: b f";:/:r I lnveBtigato,(s): __ __,~=,J--~=-.......J.)....:;;=-----Section, Township, Range: ______________ _ Landlonn (hillalope, ,e,n,ce, etc.): Local relief (concave, com,ex, none):-------Slope(%): __ _ Subregion {LRR): -------------lat:--------long: Datum: ___ _ Solt Map Unit Name: NWI dassiftcation: --------- Ate eHmatic / hydrologic condition• on the site typk:al for this time of year? Yea __ No~ (If no, explain In RemarkS.) An, Vegetation--· Soil __ , or Hydrology __ significantly disturbed? Are ~Normal Circumstancu· present? Vn / No __ Ale Vegetation_. SOil __ , or Hydrology __ naturally p,oblematlc? (IF needecl. explain any answers In Remar1(;1.) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, Important features, etc. Hydrophytic Vegetation Presenl'I Yes ,/ ---No ts the s,mpled Area Hydtic Soil Present? Yes ---: :;', within a Wetland? Yee No / Wettand Hydrology Preeent? Yee ------ Remarks: Al,,,.-.. ,,....,.,,. rM-F../J VEGETATION -Use scientific names of plants. Absolute Dominant lndk:atot Dominance Teat worbheet: !.m§ttmwm (Plat size: • ..lU,mL ~ ...§mlyL_ Number of Dominant Species 1. P.s ..,c.,1,...~s &!~">'<J•11• 'ti --F.lf''-' That Are OBL, FACW, or FAC: I (A) 2. ------Total Number of Dominant 3. ------Species Acron AO Strata: Lf (Bl •• ------Percent of Dominant Species \ ___ • Total Cover That Are OBL. FACW, or FAC: "~ (A/8) S112liD~!l.!li! §JctlY!I! (Plot llize: 1. ,2,., I.vs ,J,t~e Iv--3'..L __ FMv PteYalence lndox worksheet: 2. 1'Z" i,~, f1< • /.,_ -' ,;;. :vL_ __ F.,,.-C Total % Cgver of· MW~Jm'. In:· 3. ------OBI. apecies x1• 4. ------FACW apecies x2:;: 5. ------FAC speclea ,3• ---= Total Cover FACU apeciel x4• (PIOl lize: ' Him §lrlb!m .s:!=_ --d_}_ UPLepedea x5• 1. l}, ~,},el.-,. ,....,_,}&, ~ Column Totals: (A) (B) 2. ------ 3. Prevatence Index = 8/A = ------•• ------Hydrophytlc Vegetation Indicators: 5. -Dominance Test ii >50% ------_ Prevalence lndeJC is s3.01 e. ------ 7. ------_ Morphological Adaptations' (Provide supporting data In Rematka or on a aeparate aheet} 8. ------_ Watfand NonNalCWBr Plants 1 9. ------_ P<Cblemetic Hyd,ophylic Vegetation' (E,pleln) 10. ------1lndic8tora of hydnc soil and wetland hydrology must 11. ------be pretent, unless disturbed or problematic. ---= Total Cover Wood~ :!iiaa Sil[!Jym (Plot size: ) 1. ------Hydrophytlc 2. Vegetation No/ ------Present? Yes ---= Total Cover -- % Ba,e Ground in Herb Str11tum Remarks: US Army Corps of Engineers Western Mountains. Valleys, and Coast -Interim Ver9ion • • SOIL Sampling Point· D t' Z. Profile De1criptlon: (Dneribe to the depth needed to document the Indicator or confirm the abtenc• of lndlc=aton1.) Deplh Matrix B!~ox EulYrn (tnchesl ~or ,amiM) ___jL_ s;21m U!l2!!U ___jL_ ..Ila.. _l.2L Textunt B1m1mJ J ,, "'~ff=------------ /_/, /~'(.It] £3. ------------'7 si.... ----------- ------------ ------------ ------------ ----------- ------------ 1Tv.-: C=Concentration, 0=0eni.uon RM=Reduced Matrix. CS=Coverld ot Coated Sand Grains. 1 Locatlon: PL=Pore Uni-M=Matrix. Hydrtc Soll Indicators: fApplleable to all LRRs, unless otherwlN noted.) lndlcatcn tor Probtemattc Hydlic sous•: _ Hiltosol (A 1) _ Gandy Redox (55) _ 2omMUCk(A10) _ Hiltic: Epipedon CA2J _ Stripped Matrix (S5) _ Red Parent Material (TF2) _ Bliek Hiltic (A3) _ Loamy Midy Mineral (F1 J(excap1 MLRA 1 J _ Other (Explain in Remarks) _ Hydrogen Sulfide (M) _ Loamy Gloyed Matrix (F2) _ DeS)leted Below Dar1< SUrfac::e (A11) _ Depleted Matrix (F3) _ Thick Darks .... .,. (A12) _ Redox Dark Surface (F6) 3lndieators of hydrophytic vegetation and _ Sandy Mucky Mineral (61) _ Depleted Dark Surtac. (F7) wetland hydrology must be present. Sandy Gleyed Matrt, (S4) Redox Depressions (f8) untesa disturbed or problematic. R•-Layer (If .,.....rt): TYPO: v Depth (inehes): Hydric Soll Prnenl? Vas No Remar1t1: I,._,), ¥' ..,_ /,..,..J ....,,. HYDROLOGY Watland Hydrology lndicaton: Prtmmv Jndlcatq,1 (minimum of one required· check au that apply) Secondary lndicatom f2 or more reoulred\ _ Su,ta,ce Water (A1) _ Water-Stained Leaves (89) (.xcept MLRA _ Water.Stained Leave& (99) (MLRA 1, 2, _ High Water Table (A2J 1, 2, 4A. and •e1 <IA, and •BJ _ Saturation(A3) _ Sa1tCrust(B11) _ Dra1nagaPattarns(B10) _ W-Marks(B1) _ Aqualiclnvettebratos(B13) _ er,-SeasanWa181Tablo(C2) _ Sedlmem Depo..ts (82) _ H~ Sulfide Odor (C1) _ Saturation Visible on Aerial Imagery (C9) _ Crffl Deposits (83) _ Oxidized R-r,pheres along Living Roots (C3) _ Geomorphlc Position (02) _ Algal Mat or Crust CB4) _ PreMnca of Reduced Iron CC4) _ Shallow Aquitard (03) _ Iron Oepos;ts (B5) _ Recent Iron Reduction in Titled SoUs iC6} _ FAC-Neutral Test (D5) _ Surface Soil Crack• (B6) _ Stunted or S1reased Planb (01) (LRR A) _ Reioo<I Ant Mounds (06) (LRR A) _ Inundation Visible on Aerial Imagery (B7) _ Other (Explain In Remarks) _ Frost-Heave Hummocks (07} Spfflely Vegetated Conca\/0 Surtac. (88) Flald Observations: / Surface Water Present? Yea __ No 7 0epth (inches): ----- water Table Pre1ent? Yea __ No __::_~pth {lnehe&): ----- Saturation Present? Yes __ No __ Depth (inches): -----Wetland Hydrology Present? Yes __ No/ includes ,..,.;n.,.., frinae) Describe Recorded Data (&tream gauge. monitoring wen. aerial pnotos, ptevieut inapectlOns). if available: US Almy Corps of Engineers Western Mountains, Valleys., and Coast -Interim Version • • WETLAND DETERMINATION DATA FORM -Wes1am Mountains, Valleys, and Coast Region Project/Stte: _ _,ffec.:...::::...,-..;=c.:=.--------Clty/Coonty: _.;.;)2;..;,~'-f..,_,..,, ____ SampOng Date: {, ' "t ' 11.. ._" Z.. (wd·A) Applicant/Owner. _________ ~~------------S-: ---Sampling Point: V!'. lnYflligato,{o): __ ~.£,~J __ b-t...:.c~"""--.::U=~---Sedlon. Townsh;p, Range: ______________ _ Landform (hUlslope, terrace, etc.):----------Local relief (concave, convex, none}:-------Slope(%): __ _ Subregion (LRR): ------------Lat: ________ Long: Datum: ___ _ So~ Map Unit Name: NWI Classification:-------- Are dunallc I hydrologic eond1Uons on the slle typical fol' thia time of year? Ye-s __ No t./' (lf no, explain in Remarlta.) Are Vegetation __ , Soil __ , or Hydrology __ 119flificantly disturbed? Ase ·Normal Cll'CUmstancea· present? Yea ~ No Are Vegetation __ , Soll __ . or Hydrology __ naturally problematic? (If needed, explaln any answers in RematkS.) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transacts, Important features, etc. Hydrophytic: Vegetation Present? ves_:::"' No __ la the Sllmpled ANI /No H)'Clric Soil Present? Vea~ No __ within a Wetland? v .. Wetland Hydrology Pr""'11? Yes No --- Remark&: /)-I, •v<-,..,,.r.-..., I r .. ,~T.J..J VEGETATION -Use scientific names of plants. Absolute Dominant Indicator Dominance Toal worbheet: Ium §l!JbUD (Plot size: ~~....§!!ma_ Number of Oominent Species 1. That Are OBL, FACW, or FAC: "2-(Al --------- 2. ------Total Number of Dominant 3. ---Species Acrcss /liJI Strata: -z.. (Bl 4. ------ a Total Covet Pement of Dominant Species I ,r,;t.) ---Thal Are OBL. FACW. or FAC: (A/13) §IR!imllSllll!b SlrllMm (F'totllle: l ..:lQ_ r14-'-1. Pv~'4 ~.A.i.1~ Prevalence Index worksheet: ------ 2. ------Total 2lt Coyer of• MWtiab: b~· 3. ---------OBL speciea x1• 4. ---------FACW species •2• 5. ---------FAC-••• ---= Total Cover FACU spaclas x4• Herb Slnltum (Plot aize: ' ~.,_.,.,.,....~ 3._L __ FA-f... UPLapecies xS= 1. A "t:!:;;.r-'"-Fi 1'9 Column Totals: (Al (8) 2. --------- 3. Prevalence Index ic: BIA = ------ 4. ---------Hvctrophytiic Veget.ltion lndlcaton: 5. ---------_ Dominance Test is >50% 8. ---------_ Prevalence Index la S3.0 1 7. ------_ Morphofoglcal Adaptations' (Provide supporting dala In Remarks or on a separate sheet} 8. ------Wetland Non-Vascular Plants' 9. -------_ Problematic Hydrophytk: Vegetation' (Elllplain) 10. ------1lndicators of hydric soil and wetland hydrology must 11. ------be pre&ent. unietS dilturbed or problematic. ___ aTo~ICover Woodv !£'Ill §lratum (Plot aize: ) 1. ---Hydrophytlc Yn~ No __ 2. Vegetation ------Present? ___ =Total Cover "4:1 Ba1'11 Ground in H8tb Stratum Remartca: US /vmy Corpa of Engineers Western Mountains, Valleys, and Coaat -Interim Venion • • SOIL am 1ng 01 : Profile Deacr1ption: tO..crtbe to Iha depth needed to document the Indicator or conflma the abHnce of lndicatore.) Depth M!td!!i R~Eubun (iuche•l Cotot (l'TIOilO _L_ Color !alli!il!) _L_ .la. ....J.2L IH!Ym BlmlHU 8: /pVfl. 'J-I I ----------'"\4 ... 't.1',,Jlk ;t, t. t>'I"' 1-J I ,.~ l -------- ------------ ------------ ----------- -------- ----------- -------- 1T"Nllo: CaConcentratlon. 0=0e...i .... i-.. , RM•Reduced Malrtx, CS=Covered Of Coated San<I Grain,. 2Loeation: PLIIIPore Uni--M•Mnbc, Hydric Soll lndlcatoro: (Applicable to all LRRs, uni ... otherwise noted.) Indicators for Problematic Hydric Soila•: -~(Al) _ Sandy-(S5) _ 2 cm Mud< (A10) _ ffJStic Epipodon (A2) _ Stripped Malrix (S6) _ Red Parent Material (TF2) _ Black Hlstlc (A3) _ Loamy Mucky Mineral (F1) (except MLRA 1) _ other (Explaln in Remarb) _ Hydrogen Sulfide (M) _ Loamy Gle~ed Matrix (F2) _ Depleted Below Dart< Surlaoo (A 11) _ Deplolod Matrix (F3) -'--Thick Dart< Surlooe (A12) _ -Dart< Surlace (F&) ~-• of hyd,ophytlc ,egeta1lon and _ Sandy Mucky Minenll (61) _ Depleted Dart< Su!faco (F7) wetland hydrology must be present, Sandy Gleyod Malrix (S4) Redox Depressions (F&) unless disturbed or problematic. Reot-ve Layer (If-): Type: Depth (lnchH): Hydrtc SoU Present? YN ./ No Remark&: HYDROLOGY Watland Hydrology tndicatorl: eri!!!!Cr'. l!!s1icator1 (mj!Jf!DYm 2f 2!!! t151yjrG· check 1U tt!!l !Rl!~l Seco11dm !ndiS:!12!! (Z 2!: Im!!! t!SIYtt!dl _ SI.Wfece Waler (A1} _ Wat.-Stalned leevn (80) (•xc.pt MLRA _ Water-Stained Leaves (89) (IILRA 1, 2, ~ater Table (A2) 1, 2,4A.and4B) 4A, and4B) lion (A3) _ Salt Crust(B11) _ Drainage Pattema (BIO) _ Water Marka (B1) _ Aquatic Invertebrates (B13) _ D,y-5eason Water Table (C2) _ Sadimenl Depoelts (B2) _ Hydrogen Sulfida Odor (C 1) _ Saturation Vmible on Aerial Imagery (C9) _ Drift Depoalle (B3) _ Oxidized Rhlzosplleru along Living Roots (C3) _ Geomorphlc Poslllon (02) _ Algal Mal or Crust (64) _ Presence of Reduced Iron (C4) _ Shallow Aquitard (D3) _ Iron Deposits (85) _ Recent Iron Reduction in Tilled Sails (CB) _ FAC•NautralTell (D5) _ Surface Soil Cracks (86) _ Slunled or Stressed Plants (01) (LRR A) _ Raised Ant Mounds (06) (LRR A) _ lnunclatton Visibfe on Aerial Imagery (87) _ Other (E)Cplain in Remarks) _ Froet·Heave Hummocks (07) Sparsaly Vegetated Concave Surfoca (86) Field Observations: Surface Water Present? Vas __ No__:::.. Depth (inches): Water Table Present? Yes ./No __ Depth(lnchff): C> v .. J Saturation Present? Yes~ No __ ~pth (inches): a.',,,. Wetland Hydrology Preaant? No --tinctudea caDIDD"" bin,.., Describe Recorded Data (stream gauge. monitOring wen. aerial photos. previous inspections). if avai'8ble; Remart<s: US Army Corps of Engineers Westem Mountains, Vell&y&, and Coast ~ Interim Version Wdlmd Dime o:rnumb« WETLAND RATING FORM-WESTERN WASHINGTON Vcnkn:i 2 • Upd,ted July 2006 to inc=a111 ~ and ~ibilily An0118 ucn Updated Oct 2001 with 1he new WDFW dcfimtl.om !or priDrity habiws Nam,of-...i(ifknown)• /µ<, t\..l l,/!3 · ti<,'r,,,.J Dat,,ofoilni,it '·"!-11.. Rated by .r,l ~ TrainedbyEcology? Yes_No_ Dateoftraining_ SEC, TWNSHP, RNOE, leS/T/R.inAppcndixD'1 Yes_ No_ Map of wetland unit: Rgure__ Estimated size __ _ SUMMARY OF RATING Category based og..FUNCTIONS provided by wetland I_ II_/_ m DI_ IV_ Category I -Score >-70 Category Il -Score 51-69 Category m -Score 30-50 Cat~ IV -Score < 30 Score for Water Quality Functions Score for Hydrologic Functions Score for Habitat Functions TOTAL score ror Functiom Category baued ou SPECIAL CHARACI'ERISTICS of wetlond I_ II_ Does not Apply_ I Final Category (d>oo" the "hlghe,t" <at,go,y llvm above) G Surn_lJ_l~l:)'!'.f_~ htformatton_ a~t the wetland unit ,We_tfa.ildlJDft~~}--1";""..~~~~~:\ ~=·· C'huacterlstlcs · , ... uied fb1': ~-= ··• ·,I _, Estuarine reaional Natural fferk-Wetland Riverine • I Boe Lako-(ru,j Ma~re For.est _O~_«;r~tb Forest Coufal LagooR I n_ten:tuaal None of the above Wetlmcl R.tlil:l1 Fomi --tt::m W-1mtp,a venioii. 2 To be u.cd with EcolOJY Plfllicatioa ~ ~~ Flab Frtshwater 'J"~al I/ I vf Check if unit has multiple HOM claa~s present A.apt 2004 Wctb:ad llffllCI « a=nb« Does the wetland uuit being rated meet any of the criteria below? Uyou answer YES to any of the questions below you will need to protect the wet.land according to the regulations regarding the special characteristics found in the wetland. ;;/},Cbei:kllitfoi'Wetltu1diTliatMayNee<1·Adirrt1onal Protection, YES .;. • ·i/lili tiii<llilon'to ttie nrote<iion recommended for iU . ·,. SPI. Hos the wetland unit been docummted a., a habitaJfor 11'!),' Federally listed Threatened or Endan~ed animal or p1411t spt!c/es (TIE ~des)? For the purposes of this rating system. "documented• means the wetland is on tbe annronriatc state or federal database. SP2. Has the wetland unit lntm documented ar habitat for any State listed Threatnred or Endang,,:red animal species? For the purposes of this rating system, "documentc:S-means the wetland is on the appropriate state databa!e. Note: Wetlands with State listed plant species are catcaorizcd u Catcaorv I Natural Heritaac Wetlands ( see o. 19 of data fonn '. SP3. D<ws the -wedimd wit contain individuals of Priarfty species listf!d by the WDFW for 1M state? SP4. Dou thf! wedond unit hav11 o local significancf! in addition toils fancti.ons? For example. the wetland has been identified in the Shoreline Master Program. the Critical Areas Ordinance, or in a local management plan as having special significance. To complete the nat part o(the data sheet you will need to determine the Hvdrogeomorphic Cfqsy q(the wetland being rated '. NO r/ / "" / The hydrogcomorphie classification groups wetland• into those that function in similar ways. This simplifies the questions needed to answer how well the wetland functions. The Hydrogeomorphic Class ofa wetland can be determined using the key below. Seep. 24 for moredaailed instructions on classifying wetlands. Wctlaad R.-tin1 Form -wcelcm w .. hinpm 2 venton 2 Updl!ed with atW WDFW definition11 Oet. 2001 Auguit2004 I/ • ~ / • Wc=llmd JlllbO Cl" 1111mbtr Owification of Wetland Unit! in Western Washington Jfthe hydrol_og(c cri~ ifittidln .eadi qn~n·~o hoe.~ly ti;:thffn~ mstt.belngft; · nud, yOQ. prrJbably-liave -a. untt.lflth··:nw1trp1e ·uaM:daae&/ln.ftdw' ~-·kfrtD#fr:whlch,_ -~·~-~.~·~-'~ -~:#~~~~ /~' -~~~J~-~~~~,~~~~·~·-·.·(_:-::f ·;~-:~:~;~~r:Y.11~~;x~ .~ 1. A~~vcls in the entire unit usually controlled by tides (i.e. exocpt during floods)? ~ YES-the wetland clan is Tidal Fringe Ifycs, ia the Winity of the water during periods of aruiual low flow below O.S ppt (partl per thousand)? YRS-Fresbwa1"r Tldal ll'rlnge NO-Saltwater Tidal Frtnp (Estuar!ne) lf your wetland can b. cla.ssifl*l 03 a Fre.!hwaw n·daJ Frln~ w• th,, forms for Riverine wetlands. If it if Saltwater Tidal Fringe it i.1 raud Q.I an EnlUlrine w•tfand Wetlands that wen called estuarine in the .first and second editiona of the rating aystcm arc called Salt Water Tidal Fringe in the Hydrogcom.orphic Classification. Estuarine wetland! were categorized scpuatdy in the earlier editions. and this separation is being kept in this revision. To maintain oonsistcncy betM;en editions, the term ''E3tuarine" wetland is kept Plcue note, ~r. that tbe characteristics that define Category I and II estuarine wetlands have changed (si,c p. ). 2. The cnti~ wetland unit is flat and precipitation ia the only source (>90'4) of water to il Groundwater and surface water runoff are NOT sourcca of water to the unil C NO go gn.) YES-The wetland elus it Flatt If your wetland can be classified as a "Flats" wetland, use tbc form for Deprnslonal wetlands. 3. Doca the cn1irc wetland unit meet both of the following criteria? _ The vegetated part of the wetland is on the shores of a body of permanent open \\-"atcr (~thout any vegetation on the surface) at least 20 acres (8 ha) in size; ~cast 30%ofthc open water area is deeper than 6.6 f\(2 m)7 (.~ YES-The wetland clus is Lake-l'rtnge (Lacmtrlne Fringe) "· Docs the entire wetland unit meet all of the following criteria? __ The wetland is ona slope (.1/ope can~ very gradwa!), __ The water flows through the wetland in one din:ction (unidirectional) and usually camca from seeps. It may flow aubsmface, as shectflow, or in a swale without distinct banks. __ lbc water leaves the v,,ctiand without bebla: .bnpounded? NOTE: Surf a« wala dou not pond in !hue type of wetland, acept occtuionally in very Rnoll and shallow d.P"snoru or behind hwmnoch (dt!pnulonJ an 'U3110lly 9------diometerandlu.1than J/oot.dup). f NO-goto 5 YES-The wctlmid class ia Slope ' Wdbmd R.atinJ Fonn -w-=ru Wuhingl:o11 3 '«Dion 2 U"pdat:dwith-WDFW ~ Ckt. 2001 Aupt2004 Wctlmd mmo Cl" numb« S. Does the entire .,...,ctland unit meet aU of the following criteria? __vffie unit ia in a valley, or stream channel, where it get! inundated by ovcrbank flooding from that stre4m or river ~ ovcrbank flooding occurs at lca!t once every two years. NOTE: TM riwrine unit con contain depn:aia,u thot an filled with water when the river U not.flooding. .. ,.,, ... ·· __ .. ---· "-......... NO-go to 6 ~ -The wetland class is Riverliie::::, 6, Is the entire wetland unit in a topographic depression in which water pond,, or is sans.rated to the surface, at ,omc time dwing the year. Thi:s mean:, that any oudet, if present.. 13 higher than the interior a/the wetland. NO-go to 7 YES-The ~land class is Depressk>nal 7. b the entire wetland unit located in a very flat area with no obvious depression and no overbank flooding. The unit docs not pond surface water more than a few inches. The unit ,ecms to be maintained by high groundwater in the area. The wetland may be ditched, but has no obvious natural outlet NO -go to 8 YES -The wetland class is Depressk>nal 8. You.r wetland unit seems to be difficll]t to classify and probably contains acveral different HOM ci8Kl!J. For cumple, seep3 at the base of a slope may grade into a riverine floodplain, or a smaJI stream within a dq,ressional wetland has a mnc of flooding along itt sidea. GO BACK AND IDENTIFY WIITCH OF 1lIE HYDROLOGIC REGIMES DESCRJBEI) IN QUESTIONS 1-7 APPLY TO DIFFERENT AREAS Il'J THE UNIT (make a rough sketch to help you decide). Use the following table to identify the appropriate class to use for the rating system if you have acvcral HOM claucs prcKDt within your wetland. NOTE: Use this table only if the class that is recommended in the 1CCOnd column represents 10% or more of the total area of the wetland unit being rated. If the area of the class listed in column 2 is less than 10% oftbc unit, classify the wetland using the clan that represents more than 90% of the total area. HGM CJaaa .,,,thm thj,wetland Oldt bein,. raud _· . lfGM.Cla.D·u,Un ii,-RaJbto - Sic"" + Ri\'fflne Riverine Slone +De :rional ~,c111ional S!One + Lakc-fiinac Lakc-fri"'"e n-rcssional + Riverine alon11: atrcam within boundarv n-ressional rcssi.onal + Lakc-frin= "-ressional Salt WatcrTid&l Fringe and any other class of freshwater Treat as ESTUARINE under w,t!,nd wdlarnb with special characteristics If you arc tmable still to detcnni.nc which of the above criteria apply to your wetland, or if you have more than 2 HOM classes within a wetland bollmary, classify the wetland as DeprtSSJonal for the rating. Wetlffld R,ting Fonn -Welllffll. Wulmgcon 4 wnicn 2 Updatod 1ri!h new WDFW dmnitiom 0d. 200$ Allgmt2004 • • Wc&nd DIZM or 11mnba- R' ~~~4.k=~~~~~~~l:1~~:!' R 1. Does the wetland unit hllff the l:!2!md!l.to hnprvve water qullty1 I (in p.S2) R R R R I.I Alea of surface dcpreaimn wi'dlin !he riverine -dand that can ltlp 9ediments during a flooding event Dopressiooscover>J/4 areaof-'land points"'! l)epres!joos cover > U2 area of wc1land poinb -4 tf dlPl'•niona > ~ of arN ol tmlt draW pat)vona on Hrtlll phdo or ~-·-· _ Deptessions JmOnf but cover < 1/2 mu of wetland \.. pgj¢1 "':i) No depmsion1 ire:sent · points -O R 1.2 Chaacteristicsof tbevcgmtim in the unit (lnawilh~cor•t:Plfm!llzi&k...1......,__ · Troa or sbnibs > 213 lhe au. of the unit ~ Trom or shrubs> 1/3 area of tbcnmit poiru .. 6 Ungrazed. herbaceous plant:a > 213 area of unit points • 6 Ungrazod berbaoeous pla!m > 1/3 area of unit pointl .. 3 Tnies, llhnlbs. and ungrazcd berblCCIOW < 1/3 area of unit poittts • 0 ,-.rial photo or ITIIP .~~ polygons of dltl'9r9nt vesr,tatlcn types iF!gure_ '2. ,....._ -ZS- R Add t!Ht point: or tJ.. born abow I / 0 I R R 2. Does the wttland uall hoe the pmzgrtppJty to improve water qullty? ~;pJ,j An1wer YES if you know orbeliC!VCI thc:rrc aro polltrtmts In groundwater or surface water R oomin1 into 1he wetland Iha! woaJd o1berwixl reduce VoUI" quality in strcm, 11km a groundwater d~ fh:cn the wctl.md1 Not• which efthefollewing eondmons provi« tit• rotrn:u of polbaQlds. A ,init-,, haw. pol/JtlaffU comlr,gfro,,t-,al SOIIT'CU, b.t any 1ingl• ao,m:e would qu.oltf.l a1 opportunity. ~ng in the \ffllmd or within 150ft -Uotremd stmnws.tcr ditdwgm lo wetl&nd -rmo:t fields or orchards within 1SO feet of wetland -A sttcmn or cul"l'Cl't di9CbarJes into wetland 12w drains developed 1reas, ~II tlU!,. firmed fields, roads, or clear-cut togging -ResidentiaJ, urban areas, golf C01.1:r.1C,1 uo wi1hin ISO ft of wetland -The riwr or mtmn linked to tho wdlend bu a C011tnD1lting basin v.tierc human activitie! have raised lovels of scdime:nt, toxic eompounds or nutrients in the river wa11or above smdlrd1 fir water quality -Other YES muiiPliflltiai NO multiplia: i1 1 IQIAL.-Water Quality Fuott1ons Multiply the score from R 1 by R2 Add6COHtotableonp. l Comments Wcdand R.tina Fonn -wwtom W..iim,tmi. 7 wnion 2 Updatecl with nl:1'I' WDFW a:ftnitlom Oct. 2001 .,...,,... multiplier ,_ U; WctlancS m:mo or a,;izi:ib,cr RsUR!~e and'Frahw~''l:idal Fringe Wetland,, :. ,, . : ... ~. · :, :·Points· .. : ~<·.j·>f H;YDRObOOIC·FtJNCTIONS·:-.·~ Indicatcirl thafwotland fbrictiDfll to 'tcdacc, .(jlllJI'- ~<!·. ·._._, .. :;Qoodirtaaiiif~'«tisiOn< ; ·· . . : ·· . . " .,.~ R 3. Does the wetland unit have the l!2!mtt!l to reduce flooding and erotkm? (6ttp.54} R R 3.1 Cutr11C1eristicl of tbe overbanlc storage tho unit provides: ....... _ &ttmcrte tM anrag, width of tMJ wetland unit perpsndlcular to ti,, dtrtction of the flow and the width of lM 1treczm fJT riwr cha,,m,,J (distanc• "t'NHtt bm:b). Cak:ulal• tM raJto: ( awrage Wldlh of uni.1Y{ Q\.1Q'age wtdth of ,rrsam betwe•n banb). If the mio ii more than 20 poinb• 9 Iflhentio is betMen 10-20 points .. 6 lfthe rctio is S • <IO c;1!$ If the ratio it 1 • -d If the ratio ii< I pomb• I '2-Aarlal '"hoto or ·· · sho<WI..;. awni · wldlh& • R R 3.2 Ciaracteristics of vegetation that slowdown water velocitim during 8ood!J: Treat larp woody Utm.1 at ~frmm or 1ffl"Nb". Choose the pot11t1 approprlot• for the but """"- ducrlptlon. (pol),gon! need to lmn ~ roPer at pc:r-son heipl, NOT Cowanlin@' Forest or mt\lb for>l/3 area OR herbaceous plants> 2/3 area m • Forest a !)uub for> I/IO area OR herbKOCUI plants> 1/3 area potnb .. 4 Vegetation docs oot meet above criteria points• 0 7 .-.rta1 ........._ or men stiov.( · ons of dffar,ni ··----Ion .. _ R Add the pomt1 In trtfl bous aOl:Nfl •::1::• R R 4. Does the wetland unit have the gpportqpjty to red ace Roodlog and erosion? (au p.57) Answer YES if the uni1 is in a location in the, watershed ~ 1he flood storago. or reduction in -rer vdocity. it provides bctP5 protect do~ltrcam property and aquatic raou:rcos ftom flooding or excessive mdfa-erosiw. flows. Note which oftlwfo/1.m,tng ~apply. TheZ'o arebumao tlnlctures and activities do1mstream (roads, buildinp. bridges. farms) 1hat can be damaged by flooding. -There are natural resources d~ (e.g. salmon mids) 1h11 cm be damaged by flooding -""" multiplier (AffJ'WI' NO tf th, major -of war.,-to rM wetland is controlled by a ruU""llair or tM w,rlandts the 1te#1 of a dJh) '2. YES nC'ultip)ier i; ,_.. NO multiplier is 1 R TOTAL • Hydrologtc Functions Multiply the score rrom R 3 by R4 I tr Add aeon to IJlble on p. 1 • Comm, ... Wetlaad lutin.g Form -wcdenl W•hington Allgut2004 vmion 2 Updated with rte\\' WDFW ddin:itiom Oct 200S Wctbnd riamo or A1S1Dbcr :,j~n~~'17~~~~\l~Z.,~Y;;i)!*f.:t H 1. Does the ..,etland unit have the poteg.!!_al to provide halrihlt for many~-' H l .1 yegetptiop ltnldUre (SM p. 72) Check the typa of wpratton clasu, pmfflt (a, de{uwd by <Awardin)-Sia thrnhold for each c/aJt l.J Y. ~• or JltCN than ICM of tl,e ar.a l{tmil 11 ,maJJ.,,. tlttur 1.5 acru. __ Aquatic bod e tplants = lhrub(areuwflen,shrubshava>30%COYa") l,,L .,f,F°•r.k __ (areuffllcntn:eshave>30%c:over) p•~'· 1 I/tire wrft ha,afrx-utNickw dwcttf! _The forested clus bu 3 Mof 5 Sh.ti (canopy, sub-amopy, shrubs,. b«t,ccoous,. mos!!'~) dmt each cover 2.0% within the forested pllygoo Add tlw mtmba of vqetatwr, l1rucfttrn that ql'alify. If yo,, lrtri.: Map cf Cowanlln vegetalkrl dnDa H 1.2.. Hydrpppgodf {w i, 73) • nruttures or more ·-,_ ,_ points• 4 __ , poin.11• t nointJ•O Chick tA• IYrl ofwatel' ,wgtmu (hydropu1ods) pramt Within 1M wetland The wata" rcgtme ha, to COWi' -than JOHofthewalandor ~ acrw toeovnt. (lff tat for '"4cnption, cf hydropakxb) __ Pcmuncn!ty flooded or inuodmd 4 or more types present ~y flooded or inundated 3 types present __ Occuimally floodc,d or immdaled 2 lypel present ___0'«tuntod on1y I type present __ Permanently flowing stream or ri~er in, or adjacent to. the Wdlud _ SeucmDy flowing llrclm in. or adjacmt to, tho wetland points• 3 poinu• 2 point• I points .. 0 -Lau-frb,p JWtlallll -2 points _FraJn,,ater tulrzl Wdl4,ul• 2 po!nta Map of h','droJM1riocb H i.J. gn;JmQP gf Plapt S&ia (wp. 7SJ Count Cho munbcr of plant spccica in tho wetland th&I cover at lout JO rt1. (differe111 patchu of the ,ams f/MCIU can I,-comlnnul to mKr 1M riff tme3/told) Toudo NJt have to "'11U ,M.,,,me,. Do not JrtehuJ. &raslan Mlff"'l, rnd canal')pUI. purpk Jomurrifa, Canoitan TAtstt. lfyoucountod: >191pocios poinu"'2 u.,,~,bdcwtfyc,uwam10: 5-19species ~ <5 spccias · 0 IFIQUr9_ !Figure_ I WdlaQI! lutiri1 Fono -~ w .. !anpa 13 wtuO!l 2 Updata! with DOW WDFW ddmitioa 0c:t. 2001 T otaJ for page _3__ -·- Wctlmid name or U11Dba- H 1.4. JntsnJXDiPD pfhabjtat;, ($up 75) Decide, frcm 1he diagra:rm below Mt ether intenpcnion between Cowudin vegetation c!n.,es (deacribod in H l.l), or !ho classes 1111.d unvegctakld. areas {can include, open 'Ml1:r or mudflats) is high, medium. low. or none. o@@@ ~ N<m,-opo;m, C:°-,~-~'.~.. ~M-.W~2_..i, .{;.::_--. _·_ ,.-'·-:· ·' ,. -. . . ~e':~:;i' . / .. ,;n~m:;dedcbmnd,) NOTE: lfyou bll'VC fbur er more classes or throe vegetation claSSC!!I and open watet ~e ~ iJ &l~~-&!f. Un map of CO'Mlrdln "Ngelatk_)n ~SSH H 1.5. Special Halzitat fstwa· (Rep. 17) Clwd rh• llabltatfut'Ul'U that are pf'C#1ll in die wetland. The mm,Mr uf ch«b 1, the / number of poi nu }'OU pd Into the nci:t column. ~. dow:aoi_ woody debris wi1hin tho wetland (>4in. diamc'ler and 6 ft Iona). __ Stmdina map (diameter at 1hc bottom> 4 inchc,) in Iba wet1md __ Uodc,rcuf bmb are pre«nt for at !cut 6.6 ft (2m) 1111<L'or ov«hangins vegetation !:mnds at led 3.3 ft(Jm) over a stream (or ditch) in. or contiguous wtth Ibo unit, for at !cut 33 ft (!Om) __ Stab~ stocp bankl of fine matorial. lhat might be used by beaver or m11:skrat for denning (>30dcgrcc slope) ORsigmofmia:itbeaver activity are present (cut ,Jrrw.61 OI' tr,a tltaz haw not yet tvmed~) - ' Atleut Y. ta'CI oflhi!wtemmed penisrent vqer.rion or woody bnncbcs a.re prete:nt in arcu --that are pennaneatly « acasonally inundatod.(structure, for egg-layvtg by amphibla,u) ~lnvu.ivo plants cover less 1hln 25%of1be wetland uea in each SU'a1um ofplmrts 2-. NOTE: Th. 20%nar*1i71-lyprillling1 oft/w. mamtal ot1pag,, 78 LJ an error. H 1. TOT AL Score -potential for providing habitat I {sJ i Addlhescorr::1 om Hl.J, Hl.1, Hl.3 Hl.4 Hl.5 I ____ _! Commonb Weti.nd Ralina Form -wmtcm Wllhington 14 version 2 Updatc,d wi!lt nn, WDFW definitiom Oct. 2003 ...... ,,.. • • Wcstllad nanio or numbw H 2. Does tht wedand unit bave the oppol"ttlaity to JJl'O"ide habitat for many species? H 2.1 .lb.1fm. (•• p. II} ..__ Choon rite Mrr1pno,, that, butrq,ruf!ffl condition of buff er of wetland 1111t1. TM ltlghu1 .rcorl"1f criterion that appli• to ,,. "Wt/land ii to b, w.d tn tlM rating. S.. to:t for dt,finJnon of "rzndJlturbed. " -100 m (330ft) of relatively undisturbed vcgetamd lrOU, rocky ucu. m open. wmr >95% of circumf-=nce. No structures are within lbe undisturbed part o(baft'er. {relatively undisturbochalso moans no-pziog. no lmdscaping, no daily lmmffl ma) --· -I 00 m (330 ft) of relatively undistmbed vcgerated meu, rocky areu. or open wa1er > 50% cirmmfercnce. Potnb-4 -SO m {170ft) ofrd1tivdyundisturbed vcgctated ll'CU, rocky areas, oropm Wmt>95% circumference. --· -I 00 m (330ft) of rdltivdy undimubed vegetated area, rocky ll'ea!J, or open water> 2S% ciraunfCRDiCe, . Pelnb-3 -50 m(l70ft) ofrdltivelyundisturbed vegetated areas, rocky nu, or open water for> 50% cirwmrc:n::occ. Pomtl-3 Irbuffn doa not meet an:, oftbe critertl: aboft -No paved aims {exi:cpt paved trails) er buildings within 25 m (80ft) ofM!tland > 95% circ:umferenco. Ligh11o moden!c grazing. or J1wns ll'C OK. --· -No pave-d ara,uorbuildings within 50m ofwetlandftr>S0%cin:umfcrcncc. ~ Light to molicrate gmina. « lawns are OK.. -Heavy grazing in bllft'cr. Potnts-J -Vegotimd butfn uc <2m Mde (6.6ft) for more Ihm 95% oflhe ciraunfercnce (e.g. tilled fields. pavina, bullt bedrock elClCIDd 1o cdsc ofwetlattd Points .. 0. z -Bufferdoo,inotmeet anyoflhe criteria above. Points• I 1«11.1 ' . . . bufTan H 2.2 Cmi!k!ta ll:ld ~Dmi!iZIII (.we p. II) H 2.2.1 Is the ~d p1r1 of a relamrdy undistmbed and unbroken wgcta!Dd corrida ( either riparian or uplmd) 1bd is It lent I SO ft wide, bu 1:1 least 30% 00\'ef cl shnlbs, flYUI: or nath-e UJldisturbed prairie, dw connecu to estuaries, otha-wetlmds « undimlrbed uplands 1hat uc at lout 2SO &a"es in size? (d4Ms In riparian corridor,, hwvl.ly undg,-ap,.l roa<h,f)Q'¥droad.,, are consttwYdbrstbln tlN corridor). . YES•4polnb (go10Hl.J) ~.2 H 2.2.2 Is the wet1and part of a relatively undmmbed and tated corrida (either riparian ar upllnd) that is at least 50ft wide, hn &I least 30% 00\'Crof shrubs er forest. mid con.noc:ts to estuaries, other wetfmb or uod.il11rlied uplands !hat are at least 25 ures in si.z:e? IOR a LaJr&.trlnp, ~land. ifit does notbmi an andiltU:rbed curidor u in the question dove? YF.S -:Z p,1nt1 (rt> 10 H l.J) NO•H2.2.3 H 2.2.3 II the ~d: wi1tdn S mi (1km) ofabrackisb or alt~ estuary OR within S mi ofa llracfieldor puture(>40 aem) OR I witbinl 1 ~gremttbm20ICIU? -/ YE 1 NO•O Total forpage_.3._ Wetland Rztin,: Fot111-watlenl WawnglOD I~ Yet'tion 2 Updated •itb new WDFW dc:finitiC1111 Ocl 2008 ...... ,.,. Wetbnd n.aneorrmrnber H 2.3 Nm q;,iiim;mt to other qiority hahltal!I !istecl by WDFW (8U ,uw ad comp/Im tlacriptitm., o/WDFIVprlorlty J,lfbitat.r, IDU!tl,e countio bl w.A,kl, tltq ctDt btfaat,i, in tM PHS nptnt (rqp:ta:t'4'h !ffl: wr'ftgM,fglid,hpp J Wlridl of the following priority hlbitab are within 330ft(l00m) of the wetland unit? NOTE: the connections do ,iot haw lo be rdatlwly •ndilturbed. ___.upm Stands: Pllftl<rmixcd szands of aspen greater lban0.4 ba(l &cn1). __Jllodlnnlty Areu and Corrtdon: Arcu of habitat lhat arc tdatiwly impaunt to "arious species of native fish and wildlife (foll de.rcripti.on.r ir. WDFW PHS rq,ort p. J j 1}. __ll,:rbfteom Balds: Variable size pasdl.es of graa and!fbrbs on shallow soils over bodrock. ----=-'• d-cn,wthl'Mature rorats: (Ofd-gn;,wth west of Ot·14e smfl Stand• ofat 1et11 2 tree species, forming I multi-layered canopy w:ilb occasional small opcninp; wi1h ft lea,t 20 treestha (8 treesr'acrc) > 81 an (32 in) dbh <r > 200 )!e8l'S ohgc. (MIIJJH! fore!t!) Stands with aven.ge diamctr:n e»::ceding 53 cm (21 in) dbh; m>""1l cover may be less that 100%; crown cover may be less lhat 100%; dcc:ay, dcc:adcnc,; rrumben of mq:s, and quantity of Jqe dovm.cd material is genen.lly less than that found in old-growth; 80 -200 ~ old west of the Cascade crest __ prepn white Oak: Woodlmd1 Stand• of pure oak c,r oak/conifer associations where canopy COYCragC oflhc ode. canpooent is im.por1aDt t'idl dc.rcrtprton.r in WDFR'' PHS ,;<PO~ p. IS8). _','RJp_rl run: The IJ'ell adjacent b aquam systems v.ith flowing Wa!l::r that containS'olements of boch aquatic and t«rcstrial ~ which mutually infh1C1D.a1 eech other. __ Westside Prairies: Herbaceous, non-forefflld plant e<mm.unities that can either tw the fonn ofa dry prairie or a wet prairie (foU dacriptto,u 111 WDFW PHS report p •. 161). __ Instrnm: Tbe combination of physical, biological, d chemical processes and eonditions that interact to provide fimctioml life bi.!IOey requirements for in stream ti.sh md wildlife -· __ Nan.bore: Relatively undisturbed ncushorc habitats. Those include Coastal Nurshore, Open Coast Near-shore, and Puget Sound Neanhore, 'Jfall ducr1ptton.r of liabitdl.r and tlw definition of relanvdy undinrb«J ar-. in WDFW rq,,,rt; pp. 167-169 and glouary in Appendix A). __ Csves: A naturally occurring cavity, recess. wid, ot ,yttem ofintcrcamectcd pa1aagc1 under tho cmth in mis. rook, ioo. or other geological formation, and is largo aoougb. to contain a -· _Olf1's: Greater than 7.6 m (25 ft) high md occurring bClow 5000 ft. __ Talm: Homoamou1 areas ofrod: rubble ringing in a,ungo size 0.15 -2.0 m (03 • 6.S ft), composed of basalt. and~ and/or aedimcntaryrogk. including: riprap slides and mine tailings. May be auociated with cliffJ. __ Snap and Lop: Trees ue r.ocsi.dcted snags if they 111d dead er dying and cxhlb{t sufficient decay charactoristic1 lo enable cavity excavation/uselby wildlife. Priority 1nags'luve a diamet«atbrcut height of> 51 cm (20 in) in western Washington and uc > 2rm (6.5 ft) in height. Ptioritylog1 are> 30 cm{l2in) in diun~lltthe !Mgestend, and >6 m(20 ft) long. If wetland ha 3 or more piority habitats• 4 pcdlds lfwetland hu 2 priority habitats• 3 polnfl If 9r1Ct!and bu I piority habitat • J paint No habitats • 0 points Not•: All veg,tat«J-tlamu an byd#ftnttJon a prlOrl!y habitat but ar• not tncluded 1'11/n.r lin. lf•qr_~tmlmid.rareaddn.r.redln(J_ll.•.rf!onH 1.:-f) Welb:nd Rmls Form-WCIZl'D Wuhmpn 16 vmion 2 UpddQd lll'ith nc• WDFW ddinitiom Oct 2008 ....... ,... • • ,3 Wctlmd nane or atr11ba H 2.4 Wctlaud [ msbnnc: fchoote tlw -. &ut:ription of,,. ~ aro,ind ,,. w~land that butflt,) '6-P. ·~ ThCIR uo at least 3 other wetlands witbitt ~ mile. and Ibo camoctiom befWl)Oll lbeal. are rolativety undistmbod (light grazing~ wetlands OK, u i1 l11:D &bore wilh tome bolting but oonnectiom !houJd NOT be bi,c,ctal by pncd roads.Ifill, fields, croiba' development. poi.ab .. s The wetland i1 l..ab,..ftingo on a lalce with lltde disturbance and 1heftl ~ 3 Olhcr lako-fiingo wcttands ,.,;thin ',i, mile poiJrts -s There ere at least 3 other -1hndl v.tddn'"a mile, BUT the cormectkm bct-,c,n ~ disturbed The wetland is J..ab..ftinge on a lab: wUh disturbance and there ffl oCba' lab-fringe wetland MlhiD ~ mile poitttJ•3 Then is at !cut I -Ullld wi1bin 16 mile. p:,ints • 2 Thcr'CUCI no Wt'tlands within ~ mile. points"" 0 H 2. TOTAL Score· op~ty for providing habitat I Add the scans H21.H1.2, H2.3, H2.4 TOTAL for H 1 from page 14 Total Store for Habitat Fimctious -ad4 the points forH l,H 2and record the mult on WetlandRatingPc,nn--*mWashinpm 17 wnion l Updated with -WDFW dafinitiom Oct 2001 "· I Aap12004 (, '3 -----_j_ __ l (# -----1S- Wetland IWDC er nmba' CATEGORIZATION BASED ON SPECIAL CHARACTERISTICS Flem• determin• if tire w,1/and mttb tire attr;l,ute, desai/Jed below and circk the appropriate answer, and Category. Wetland Type Chd olf any criteria that apply lo the wetland Circl~ the Category when the -·a-~Clle ·cril~ia an mn SC 1.0 Estuarine wethmds P« p. a~ Doell the ~and unit meet the following criteria for Estuarine wctland17 -The dominant water regime is tidal, -Vqiet,1od. and -With a salinity gn:atcr than 0.5 ppt. YES .. Go to SC Ll NO SC I .I ls the wetland unit within a National Wild.life Refuge, National Park, National Estuary Reserve, Natural Arca Preserve, State Park or Educational. Environmental, or Scientific Reserve designated under WAC 332-30-lSI? YES -Cate""'""" I N0°otoSC 1--2 SC 1.2 h the wetland unit at least l acre in size and meets at least two oftbe follawina thr= conditions? YES • Category I NO -Category Il -The wetland is relatively undisturbed (has no diking. ditehing, filling. cultivation. grazing, and·bu less than 10-/i cover of non-native plant species. Ifthc non-nati.vcSpartina app. are the only species that cover more than IO'/, oftbc wetland, then the wetland should be given a dull mting (I/II), The area or Spartina would be rated a Category II while the relatively undisturbed upper marsh with native specie! would be a Category I. Do not, bowl:va-, exclude the a.tea ofSpartina in determining the size thrcmold of I acre. -At !cuts.,; of the landward edge of the wetland haa a 100 ft buffer of shrub, forest, or un-grazod or un-mowed grassland. -The wetland has at !cut 2 of the followfog fcaturcs: tidal channels, depressions with open water, or contiguous freshwater wetland!. Watland Rlltins Form-"""1cm WPhin8')n 18 vcnioft l Updmd with -WOFW dcfi:mli-Oct 200!1 ....... .,.. Categocy Cati Cati Cat II Dual nd.og J/11 • • • ' --Washington Department of F1SH and WILDLIFE HYDRAULIC PROJECT APPROVAL RCW 77.55.021 • See appeal·process at end of HPA Issue Date: September 11, 2013 Control Number: Project Expiration Date: September 10, 2015 FPA/Public Notice#: • North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012·1296 (425) 775-1311 131873-1 N/A PERMITTEE WestPac Development LLC ATTENTION: Peter O'Kane AUTHORIZED AGENT OR CONTRACTOR The Watershed Company 7449 Mercer Way Mercer Island, WA 98040 206-619-2992 ATTENTION: Amy Summe 750 6th Street S Kirkland, WA 98033 425-822-5242 Fax: 425-827-8136 Project Name: Pipers Bluff Water Line Crossing of Honey Creek Project Description: An 8"-diameter water line wDuld be placed in a 16"-diameter, 30'-long steel casing spanning beneath Honey Creek and its associated wetland. PROVISIONS 1. The project may begin immediately and shall be cDmpleted by September 10, 2015, provided installation of conduit across Honey Creek shall occur only between June 16 and September 30. 2. Work shall be accomplished per plans and specifications submitted to and approved by the Washington Department of Fish and Wildlife (WDFW) entitled, "PIPER'S BLUFF WETLAND & CREEK RESTORATION PLAN", dated last revised July 31, 2013, except as modified by this Hydraulic Project Approval. A copy of these plans shall be available on site during construction. 3. Conduit alignment shall be as nearly perpendicular to the stream and wetland as pDssible. 4. The conduit shall be installed at sufficient depth so that subsequent disturbance of the streambed is avoided. 5. When using trench excavatiDn, the trenches shall be excavated in the dry or shall be isolated from the flDwing stream. Plowing, placement, and cDvering shall occur in a single pass of the equipment. Disturbance of the stream bed as a result of the plowing operation shall be limited to the amount necessary to complete the project. 6. Trenches shall be backfilled per the approved plans (Provision 2), and the streambed and wetland shall be returned to preproject condition. 7. Excess spoils shall be disposed of sci'it will not re-enter the stream. 8. The conduit approach trench shall be isolated from the stream until laying of the conduit across the stream occurs. 9. Wastewater from project activities and water removed from within the work area shall be routed to an area landward of the ordinary high water line (OHWL) to allow removal of fine sediment and other contaminants prior to being discharged to the stream or to wetlands associated with the Page 1 of 5 • ' .. Washington Department of FISH and WILDLIFE HYDRAULIC PROJECT APPROVAL RCW 77.55.021 -See appeal process at end of HPA Issue Date: September 11, 2013 Control Number: Project Expiration Date: September 10, 2015 FPA/Public Notice#: • North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012-1296 (425) 775-1311 131873-1 N/A stream. Wastewater shall be tested to ensure compliance with state water quality standards prior to discharge to state waters. 10. Equipment used for this project shall be free of external petroleum-based products while working around the stream and wetlands associated with the stream. Equipment shall be checked daily for leaks and any necessary repairs shall be completed prior to commencing work activities along the stream and wetlands associated with the stream. 11. All waste material such as construction debris, silt, excess dirt or overburden resulting from this project shall be deposited above the limits of floodwater in an approved upland disposal site. 12. Disturbance of the stream bed and banks and wetlands and their associated vegetation shall be limited to that necessary to install the project. Affected areas of vegetation shall be restored to pre- project or improved habitat configuration. Prior to December 31 of the year of project construction, the approved restoration plan (Provision 2) shall be installed. Plantings shall be maintained as necessary for three or more years to ensure 80 percent or greater initial survival of each species or a contingency species approved by the Area Habitat Biologist (AHB) listed below. 13. If at any time, as a result of project activities, fish are observed in distress, a fish kill occurs, or water quality problems develop (including equipment leaks or spills), immediate notification shall be made to the Washington Emergency Management Division at 1-800-258-5990, and to the AHB. 14. Erosion control methods shall be used to prevent silt-laden water from entering the stream and wetlands associated with the stream. These may include, but are not limited to, straw bales, filter fabric, temporary sediment ponds, check dams of pea gravel-filled burlap bags or other material, and/or immediate mulching of exposed areas. _15. Prior to starting work, the selected erosion control methods (Provision 15) shall be installed. Accumulated sediments shall be rem_oved during the project and prior to removing the erosion control methods after completion of work. 16. Extreme care shall be taken to ensure that no petroleum products, hydraulic fluid, fresh cement, sediments, sediment-laden water, chemicals, or any other toxic or deleterious materials are allowed to enter or leach into the stream or wetlands associated with the stream. Page 2 of 5 • ' -Washington Department of FISH and WILDLIFE HYDRAULIC PROJECT APPROVAL RCW 77.55.021 -See appeal process at end of HPA Issue Date: September 11, 2013 Control Number: Project Expiration Date: September 10, 2015 FPA/Public Notice#: PROJECT LOCATIONS Location #1 11 XX Hoquiam Ave NE • North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012-1296 (425) 775-1311 131873-1 N/A WORK START: September 11, 2013 IWORKEND: September 10, 2015 WRIA: Waterbodf Tributary to: 08.0285 Honey Creek May Creek 114 SEC: Section: Township: Range: Latitude: Longitude: County: NE 1/4 10 23 N 05 E N 47.50279 W 122.14876 King location #1 Driving Directions From I 405 south-bound, take Exit 5 (WA 900 E) toward Park Avenue N/Sunset Boulevard NE. Turn left onto NE Park Drive/WA 900, and continue on WA 900 E. Turn right on Hoquiam Avenue. Property is on left, just after NE 13th Place. APPLY TO ALL HYDRAULIC PROJECT APPROVALS This Hydraulic Project Approval pertains only to those requirements of the Washington State Hydraulic Code, specifically Chapter 77.55 RCW (formerly RCW 77.20). Additional authorization from other public agencies may be necessary for this project. The person(s) to whom this Hydraulic Project Approval is issued is responsible for applying for and obtaining any additional authorization from other public agencies (local, state and/or federal) that may be necessary for this project. This Hydraulic Project Approval shall be available on the job site at all times and all its provisions followed by the person(s) to whom this Hydraulic Project Approval is issued and operator(s) performing the work. This Hydraulic Project Approval does not authorize trespass. The person(s) to whom this Hydraulic Project Approval is issued and operator(s) performing the work may be held liable for any loss or damage to fish life or fish habitat that results from failure to comply with the provisions of this Hydraulic Project Approval. Failure to comply with the provisions of this Hydraulic Project Approval could result in a civil penalty of up to one hundred dollars per day and/or a gross misdemeanor charge, possibly punishable by fine and/or imprisonment. All Hydraulic Project Approvals issued under RCW 77.55.021 are subject to additional restrictions, conditions, or revocation if the Department of Fish and Wildlife determines that changed conditions require such action. The person(s) to whom this Hydraulic Project Approval is issued has the right to appeal those decisions. Procedures for filing appeals are listed below. MINOR MODIFICATIONS TO THIS HPA: You may request approval of minor modifications to the required work timing or to the plans and specifications approved in this HPA. A minor modification to the required work timing means up to a one-week deviation from the timing window in the HPA when there are no spawning or incubating fish present within the vicinity of the project. You may request subsequent minor modifications to the required work timing. A minor modification of the plans and specifications means any changes in the materials, characteristics or construction of your project that does not alter the project's impact to fish life or habitat and does not require a change in the provisions of the HPA to mitigate the impacts of the modification. Minor modifications do not require you to pay additional application Page 3 of5 • ' -Washington Department of FISH and WILDLIFE HYDRAULIC PROJECT APPROVAL RCW 77.55.021 -See appeal process at end of HPA Issue Date: September 11, 2013 Control Number: Project Expiration Date: September 10, 2015 FPA/Public Notice#: • North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012-1296 (425)775-1311 131873-1 N/A fees or be issued a new HPA. To request a minor modification to your HPA, submit a written request that clearly indicates you are requesting a minor modification to an existing HPA. Include the HPA number and a description of the requested change and send by mail to: Washington Department of Fish and Wildlife, PO Box 43234, Olympia, Washington 98504-3234, or by email to HPAapplications@dfw.wa.gov. Do not include payment with your request. You should allow up to 45 days for the department to process your request. MAJOR MODIFICATIONS TO THIS HPA: You may request approval of major modifications to any aspect of your HPA. Any approved change other than a minor modification to your HPA will require issuance of a new HPA. If you paid an application fee for your original HPA you must include payment of $150 with your written request or request billing to an account previously established with the department. If you did not pay an application fee for the original HPA, no fee is required for a change to it. To request a major modification to your HPA, submit a written request that clearly indicates you are requesting a major modification to an existing HPA. Include the HPA number, check number or billing account number, and a description of the requested change. Send your written request and payment, if applicable, by mail to: Washington Department of Fish and Wildlife, PO Box 43234, Olympia, Washington 98504-3234. If you are charging the fee to a billing account number or you are not subject to the fee, you may email your request to HPAapplications@dfw.wa.gov. You should allow up to 45 days for the department to process your request. APPEALS INFORMATION If you wish to appeal the issuance, denial, conditioning, or modification of a Hydraulic Project Approval (HPA), Washington Department of Fish and Wildlife (WDFW) recommends that you first contact the department employee who issued or denied the HPA to discuss your concerns. Such a discussion may resolve your concerns without the need for further appeal action. If you proceed with an appeal, you may request an informal or formal appeal. WDFW encourages you to take advantage of the informal appeal process before initiating a formal appeal. The informal appeal process includes a review by department management of the HPA or denial and often resolves issues faster and with less legal complexity than the formal appeal process. If the informal appeal process does not resolve your concerns, you may advance your appeal to the formal process. You may contact the HPA Appeals Coordinator at (360) 902-2534 for more information. A. INFORMAL APPEALS: WAC 220-110-340 is the rule describing how to request an informal appeal of WDFW actions taken under Chapter 77.55 RCW. Please refer to that rule for complete informal appeal procedures. The following information summarizes that rule. A person who is aggrieved by the issuance, denial, conditioning, or modification of an HPA may request an informal appeal of that action. You must send your request to WDFW by mail to the Washington Department of Fish and Wildlife HPA Appeals Coordinator, 600 Capitol Way North, Olympia, Washington 98501-1091; e-mail to HPAapplications@dfw.wa.gov; fax to (360) 902-2946; or hand-delivery to the Natural Resources Building, 1111 Washington St SE, Habitat Program, Fifth floor. WDFW must receive your request within 30 days from the date you receive notice of the decision. If you agree, and you applied for the HPA, resolution of the appeal may be facilitated through an informal conference with the WDFW employee responsible for the decision and a supervisor. If a resolution is not reached through the informal conference, or you are not the person who applied for the HPA, the HPA Appeals Coordinator or designee will conduct an informal hearing and recommend a decision to the Director or designee. lf you are not satisfied with the results of the informal appeal, you may file a request for a formal appeal. B. FORMAL APPEALS: WAC 220-110-350 is the rule describing how to request a formal appeal of WDFW actions taken under Chapter 77.55 RCW. Please refer to that rule for complete formal appeal procedures. The following information summarizes that rule. A person who is aggrieved by the issuance, denial, conditioning, or modification of an HPA may request a formal appeal of that action. You must send your request for a formal appeal to the clerk of the Pollution Control Hearings Boards and serve a copy on WDFW within 30 days from the date you receive notice of the decision. You may serve WDFW by mail to the Washington Department of Fish and Wildlife HPA Appeals Coordinator, 600 Capitol Way North, Olympia, Washington 98501-1091; e-mail to HPAapplications@dfw.wa.gov; fax to (360) 902-2946; or hand-delivery to the Natural Resources Building, 1111 Washington St SE, Habitat Program, Fifth floor. The time period for requesting a Page 4 of 5 • • i" Washington Department of FISH and WILDLIFE HYDRAULIC PROJECT APPROVAL RCW 77.55.021 -See appeal process at end of HPA Issue Date: September 11, 2013 Control Number: Project Expiration Date: September 10, 2015 FPA/Public Notice#: North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012-1296 (425) 775-1311 131873-1 N/A formal appeal is suspended during consideration of a timely informal appeal. If there has been an informal appeal, you may request a formal appeal within 30 days from the date you receive the Director's or designee's written decision in response to the informal appeal. C. FAILURE TO APPEAL WITHIN THE REQUIRED TIME PERIODS: If there is no timely request for an appeal, the WDFW action shall be final and unappealable. ENFORCEMENT: Sergeant Chandler (34) P3 Habitat Biologist Larry Fisher CC: 425-313-5683 ~ ..-.;~-.... -... t--for Director WDFW Page 5 ofS ... \. -/ . ~ . I • City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: Conner Homes at Piper's Bluff Attn: Rob Risinger PROJECT OR DEVELOPMENT NAME: Piper's Bluff Final Plat ADDRESS: 846 108th Ave NE, Ste 200 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 1166 Hoquiam Ave NE CITY: Bellevue WA ZIP: 98004 Renton, WA 98059 TELEPHONE NUMBER: 425-646-4435 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 102305-9367, -9002, -9144, -9312 APPLICANT (if other than owner) NAME: Attn: Peter O'Kane EXISTING LAND USE(S): Residential COMPANY (if applicable): WestPac Development LLC PROPOSED.LAND USE(S): Residential Single Family ADDRESS: 1200 5th Ave Ste 625 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Residential Single Family PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: Seattle ZIP: 98101 (if applicable) N/A TELEPHONE NUMBER: 206-619-2992 EXISTING ZONING: R8 CONTACT PERSON PROPOSED ZONING (if applicable): Not Annlicable NAME: Evan Mann SITE AREA (in square feet): · 217,369 SF COMPANY (if applicable): ESM Consulting Engineers SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 45 557 sf ADDRESS: 33400 81h Ave S SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: 1,060 sf PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Federal Way, WA ZIP: 98003 ACRE (if applicable) 7.17 du/ac TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) 28 253-838-6113 evan.mann@esmcivil.com NUMBER OF NEW DWELLING~e.et~f!D Removing 2 and constructing 2 . it = . MAY 2 {U14 C:\ Users \robr\AppData \Local\Microsoft\ Windows\ Temporary Internet Files\Content.Outlook\ 7QO 6P SJZ\Master Application.doc . 1 · CITY Of RENTON PLANNING DIVISION I • • PROJECT INFORMATION (continued) ,:_.c::_:_::_,_=-====='------------~ PROJECT VALUE: Approximately $2M. NUMBER OF EXISTING DWELLING UNITS (if applicable): 2 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): N/A IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): N/A SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A D AQUIFIER PROTECTION AREA ONE SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL a AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): N/A D FLOOD HAZARD AREA sq. ft. SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): NIA D GEOLOGIC HAZARD sq. ft. NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if D HABITAT CONSERVATION sq. ft. applicable): N/A D SHORELINE STREAMS & LAKES sq. ft. NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): N/A X WETLANDS 1 949 sq. ft. LEGAL DESCRIPTION OF PROPERTY I Attach leaal descriotion on seoarate sheet with the followina information included I SITUATE IN THE NE QUARTER OF SECTION _1 O_, TOWNSHIP _23 N_, RANGE _5 E_, -----IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Rob Risinger , declare under penalty of perjury under the laws of the State of Washington that I am (please check one) __ the current owner of the property involved in this application or _X_ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. Signature o Date Signature of Owner/Representative STATE OF WASHINGTON ) ) ss COUNTY OF KING ) ".J "' I '.) ' ' I certify that I know or have satisfactory evidenc~r~t CJ~ · signed this instrument and acknowledge ~ to be~er/their free and voluntary uses and purpose mentioned in the instrument. Dated Notary Public in and for the State of Washington Notary (Print)· :Shi\ Q'z}j l---Q( e'.,i}l'."\(UJ Date -2- • • "CONSULTING ENGINEERS LLC May 2, 2014 Job No. 258-045-013 Ms. Rocale Timmons City of Renton Planning and Development 1005 South Grady Way Renton, WA 98057 RE: Piper's Bluff Final Plat Application Dear Rocale: We are submitting to the City of Renton an application for Final Plat for Pipers Bluff. This letter will serve as the Confirmation of Compliance with all Conditions of Plat Approval. The project went to a Hearing Examiner for review and also included an administrative minor modification. The first set of conditions are from the Hearing Examiners Decision dated November 20, 2012 and include conditions associated with the Determination of Non-Significance Mitigated dated October 8, 2012. The second set of conditions are from the Minor Modification Decision dated October 9, 2013. For simplicity, I have broken this letter into three sections to address the conditions based on the date they were received. I have also copied the original condition in bold and our actions to meet the condition in italics. Conditions from the Hearing Examiners Decision dated November 20. 2012: ESM Federal Way 1. The applicant shall comply with the five measures Issued as part of the Determination of Non-Significance Mitigated, dated October 8, 2012. See below under the section for Determination of Non-Significance Mitigated dated October 8, 2012. However, there were only four measures issued not five. 2. The Applicant shall obtain a demolition permit and all required inspections for the removal of the two existing single family residences prior to Final Plat recording. 3. Demolition permits were obtained through the City of Renton Development Services Division and the homes were demolished per City code, and all inspections have been completed with regard to demolition. The Applicant shall be required to submit a revised landsc~)a(l,.. depicting a 10-foot wide on-site landscape strip for all lots. ffii:fioat/VfD detailed landscape shall be submitted to and approved by the CM~wnt Planning Project Manager prior to Final Plat recording. 2 2014 ESM Everett 33400 8th Ave S, Ste 205 Federal Way, WA 98003 253.838.6113 tel 800.345.5694 toll free 253.838.7104 fax 1010 SE Everett Mall Way, Ste 210 Everett, WA 98208 425.297.9900 tel 800.345.5694 toll free 425.297.9901 fax Civil Engineering land Surveying 3D Laser Scanning www.esmcivil.com Ms. Rocale Timmons May 2, 2014 • • Page2 A revised landscape plan was submitted and approved by the Development SeNices Division. We have included the final landscape plan with this application. The 10-foot wide on-site landscape strip is shown for all lots on Sheet L-02 of the final landscape plans. The proposed landscaping includes a mix of trees, shrubs, and groundcover as necessary to meet RMC 4-4-070 F.1 4. The Applicant shall submit a Final Mitigation Plan If impacts are proposed to the critical areas on site or their buffers. The Final Mitigation Plan shall be submitted to and approved by the Current Planning Project Manager prior to Final Plat submittal. In any case the Applicant shall be required to place fencing and slgnage along the original or averaged wetland buffer. This is an on-going effort with the Current Planning Project Manager. A mitigation plan has been submitted for review and has subsequently been forwarded for outside review by the City. The applicant will continue to be responsive to requests for information from the planning project manager as this mitigation plan is reviewed. When the review is complete, permanent fencing and signage will be placed along the boundary of the wetland areas. 5. The Applicant shall be required to submit a revised street improvement plan, depicting 36 feet face of curb to face of curb, including gutter, 8 foot planter strip, and a 5 foot sidewalk along the full frontage of Hoquiam Ave NE. The revised plan shall be submitted to and approved by the Development Services Plan Reviewer prior to construction permit approval. A revised street improvement plan as specified above was prepared and submitted to the City of Renton for review. It was approved and construction is taking place to make those frontage improvements. 6. The Applicant shall be required to create a shared driveway for the primary and sole access to Lots 27 and 28. An access easement shall be recorded concurrently on the face of the Final Plat A shared driveway for primary and sole access to Lots 27 and 28 and is shown on the final plat map sheet 5 and is listed as Tract D. 7. The Applicant shall be required to revise the drainage plan to relocate the outfall to the wetland buffer. The revised drainage plan shall be submitted to and approved by the Current Planning Project Manager and the Development Services Plan Reviewer prior to construction permit approval. Ms. Rocale Timmons May 2, 2014 • • Page3 A revised drainage plan with the relocated outfall to the wetland buffer was submitted for review to the Current Planning Manager and the Development. Please reference the approved civil engineering plan set sheet CB for the final location of the outfall within the wetland buffer. 8. The Applicant shall submit a revised detailed utility plan depicting adequate area for the proposed lift station and associated improvements to the satisfaction of the Development Services Plan Reviewer prior to utility construction approval. A final utility plan depicting adequate area for the proposed lift station and associated improvements was submitted to, reviewed by, and approved by the Development Services Plan Reviewer. The lift station is located in the northern section of Tract A and is sized appropriately for the site. Please reference sheet Ct 4 of the approved engineering plan set 9. The Applicant shall obtain a Certificate of Water Availability from Water District 90. A Certificate of Water Availability was issued by Water District 90 on July 31st, 2012 and was provided to the City for their records. 10. The Applicant is required to retain 47 on-site trees outside of the critical areas, right of way or access areas. In the event the Applicant is unable to retain all 4 7 on-site trees, the Applicant shall replace each removed tree with a minimum of twelve (12) caliper Inches of new trees, at 2 inch caliber minimum per tree, for each protected tree removed. Should the Applicant find that the provision of the required replacement trees on-site trees Is Infeasible, the Applicant shall work with the City's Parks Department in order to determine a fee In lieu for each replacement tree or an off-site location to plant the required number of replacement trees. The applicant will meet the tree requirement through tree retention and replacement A total of 22 trees will be retained on the site and an additional 211 trees are proposed. Please see the final Landscape Plans that are being submitted with this Final Plat application. Conditions from Determination of Non-Significance Mitigated dated October 8. 2012: 1. The applicant shall be required to retain those trees located on proposed Lots 29 and 30, as they can best be used to save several existing mature trees on site and are the most suitable to locate a large numbers of replacement trees that could not be accommodated throughout the remainder of the plat The area located in Lots 29-30 would be required to be consolidated and placed into a Tree Preservation Tract For those replacement trees that cannot be sited Ms. Rocale Timmons May 2, 2014 • Page4 within the Tree Preservation Tract or within the remainder of the plat the applicant would be required to work with the City's Parks Department to determine a "fee In lieu" for each replacement tree that could not be planted on site or a suitable off-site location to plant the remainder of the required number of replacement trees. The revised Tree Retention Plan shall be submitted to and approved by the Current Planning Project Manager and a representative of the City's Parks Department prior to construction permit approval. As required Tract C was created in the place of lots 29 and 30. This tract is set aside as a tree preseNation tract in which the existing trees will be preseNed and additional planting is planned. Please see sheet L-03 of the Final Landscape Plan for the proposed planting. Also see sheet 5 of 5 of the Final Plat for the location and size of the Tree PreseNation Tract 2. The applicant shall pay a Parks and Recreation Impact fee, as determined by the Renton Municipal Code at the time of payment The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Anal Plat Recording. The applicant agrees to pay the Parks and Recreation Impact fee at the time of Rnal Plat recording. 3. The applicant shall pay a Transportation Impact fee, as determined by the Renton Municipal Code at the time of payment The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. The applicant agrees to pay the Transportation Impact fee at the time of Final Plat recording. 4. The applicant shall pay a Fire Impact fee, as-determined by the Renton Municipal Code at the time of payment The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Anal Plat Recording. The applicant agrees to pay the Fire Impact fee at the time of Final Plat recording. Conditions from the Minor Modification Decision dated October 9. 2013: 1. The applicant shall provide a detailed landscape plan complying with landscaping and tree replacement requirements of the Renton Municipal Code. The landscape plan shall be submitted to and approved by the Current Planning Project Manager prior to construction permit approval. • Ms. Rocale Timmons May 2, 2014 Page5 • • A detailed landscape plan complying with landscaping and tree replacement requirements was prepared, submitted, and approved by the Current Planning Project Manager. We have also provided the Final Landscape Plan with this Final Plat submittal for your approval. We feel that the applicant has complied with the conditions as set forth by the Hearing Examiner and the Environmental Review Committee. Based on the completion of the site development and necessary improvements along with any performance guarantees that may be required, we request that you approve the final plat for recording. Should you have any questions, or require additional information please contact me directly. We look forward to working with you. Sincerely, ESM CONSUL TING ENGINEERS, LLC Project Planner Enclosures cc: Rob Risinger Kent Berryman \\esmB\engr\esm-jobs\258\045\013\document\confirmation of compliance.doc I , I ,' BOUNDARY •• , t CLOSURES ON THE PLAT OF PIPER'S BLUFF January 16, 2014 North: 186231.9841 East : 1314685.2632 Line Course: S 88-12-11 E Length: 631.17 North: 186212.1922 East: 1315316.1228 Line Course: S 00-05-48 W Length: 344.40 North: 185867.7927 East : 1315315.5418 Line Course: N 88-13-08 W Length: 631.32 North: 185887.4149 East: 1314684.5268 Line Course: N 00-07-20 E Length: 344.57 North: 186231.9841 East: 1314685.2618 Line Course: S 88-37-42 E Length: 0.00 North: 186231.9841 East : 1314685.2618 Perimeter: 1951.46 Area: 217,361 sq.ft 4.99 acres LOT1 North: 186197.0877 East: 1314745.1887 Line Course: S 00-07-20 W Length: 88.54 North: 186108.5479 East : 13147 44.9998 Line Course: N 88-12-17 W Length: 60.03 North: 18611 0.4286 East : 1314684.9993 Line Course: N 00-07-20 E Length: 73.1 O North: 186183.5284 East: 1314685.1552 Curve Length: 24.00 Radius: 15.00 Delta: 91-40-29 Tangent: 15.44 Chord: 21.52 Course: N 45-57-35 E Course In: S 89-52-40 E Course Out: N 01-47-49 E RP North: 186183.4964 East: 1314700.1552 End North: 186198.4890 East : 1314700.6256 Line Course: S 88-12-11 E Length: 44.58 North: 186197.0911 East: 1314745.1836 Line Course: S 56-13-18 E Length: 0.01 North: 186197.0856 East: 1314745.1919 Perimeter: 290.26 Area: 5,261 sq.ft. 0.12 acres • RECEIVED M/l..'i 2 2014 CITY OF RENTON PLANNING DIVISION • • LOT2 North: 186197.0877 East: 1314745.1887 Line Course: S 88-12-11 E Length: 51.14 North: 186195.4841 East: 1314796.3035 Line Course: S 00-07-20 W Length: 88.54 North: 186106.9443 East: 1314796.1147 Line Course: N 88-12-17 W Length: 51.14 North: 186108.5465 East: 1314744.9998 Line Course: N 00-07-20 E Length: 88.54 North: 186197.0863 East: 1314745.1886 Line Course: N 01-47-46 E Length: 0.00 North: 186197.0863 East : 13147 45.1886 Perimeter: 279.36 Area: 4,526 sq.ft. 0.10 acres LOT3 North: 186195.4840 East: 1314796.3054 Line Course: S 88-12-11 E Length: 51.14 North: 186193.8804 East : 131484 7.4202 Line Course: S 00-07-20 W Length: 88.54 North: 186105.3406 East : 1314847.2314 Line Course: N 88-12-17 W Length: 51.14 North: 186106.9427 East: 1314796.1165 Line Course: N 00-07-20 E Length: 88.54 North: 186195.4825 East : 1314796.3053 Line Course: N 01-47-46 E Length: 0.00 North: 186195.4825 East : 1314796.3053 Perimeter: 279.36 Area: 4,526 sq.ft. 0.1 O acres l • • LOT4 North: 186193.8802 East : 1314847.4221 Line Course: S 88-12-11 E Length: 51.14 North: 186192.2766 East : 1314898.5369 Line Course: S 00-07-20 W Length: 88.54 North: 186103.7368 East : 1314898.3481 Line Course: N 88-12-17 W Length: 51.14 North: 186105.3389 East: 1314847.2332 Line Course: N 00-07-20 E Length: 88.54 North: 186193.8787 East: 1314847.4220 Line Course: N 01-47-46 E Length: 0.00 North: 186193.8787 East: 1314847.4220 Perimeter: 279.36 Area: 4,526 sq.ft. 0.10 acres LOTS North: 186192.2765 East : 1314898.5388 Line Course: S 88-12-11 E Length: 51.14 North: 186190.6729 East : 1314949.6536 Line Course: S 00-07-20 W Length: 88.54 North: 186102.1331 East : 1314949.4648 Line Course: N 88-12-17 W Length: 51.14 North: 186103.7352 East : 1314898.3499 Line Course: N 00-07-20 E Length: 88.54 North: 186192.2750 East : 1314898.5387 Line Course: N 01-47-46 E Length: 0.00 North: 186192.2750 East : 1314898.5387 Perimeter: 279.36 Area: 4,526 sq.ft. 0.10 acres • • LOT6 North: 186190.6727 East : 1314949.6555 Line Course: S 88-12-11 E Length: 51.14 North: 186189.0691 East : 1315000.7703 Line Course: S 00-07-20 W Length: 88.54 North: 186100.5293 East : 1315000.5814 Line Course: N 88-12-17 W Length: 51.14 North: 186102.1314 East: 1314949.4665 Line Course: N 00-07-20 E Length: 88.54 North: 186190.6712 East : 1314949.6554 Line Course: N 01-47-46 E Length: 0.00 North: 186190.6712 East : 1314949.6554 Perimeter: 279.36 Area: 4,526 sq.ft 0.10 acres LOT7 North: 186189.0690 East : 1315000.7722 Line Course: S 88-12-11 E Length: 51.14 North: 186187.4654 East : 1315051.8870 Line Course: S 00-07-20 W Length: 88.54 North: 186098.9256 East : 1315051.6981 Line Course: N 88-12-17 W Length: 51.14 North: 186100.5277 East : 1315000.5832 Line Course: N 00-07-20 E Length: 88.54 North: 186189.0675 East : 1315000.7721 Line Course: N 01-47-46 E Length: 0.00 North: 186189.0675 East : 1315000.7721 Perimeter: 279.36 Area: 4,526 sq.ft. 0.1 O acres • • LOTS North: 186187.4652 East : 1315051.8888 Line Course: S88-12-11 E Length: 55.19 North: 186185.7346 East : 1315107.0517 Curve Length: 48.56 Radius: 31.50 Delta: 88-19-31 Tangent: 30.59 Chord: 43.89 Course: S 44-02-25 E Course In: S 01-47-49 W Course Out: S 89-52-40 E RP North: 186154.2501 East : 1315106.0639 End North: 186154.1829 East: 1315137.5639 Line Course: S 00-07-20 W Length: 34.42 North: 186119.7630 East : 1315137.4905 Line Course: N 88-12-17 W Length: 85.79 North: 186122.4506 East : 1315051.7 426 Line Course: N 00-07-20 E Length: 65.02 North: 186187.4705 East : 1315051.8813 Line Course: S 55-12-55 E Length: 0.01 North: 186187.4648 East : 1315051.8895 Perimeter: 288.99 Area: 5,376 sq.ft 0.12 acres LOT9 North: 186122.4520 East : 1315051.7500 Line Course: S 88-12-17 E Length: 85.79 North: 186119.7644 East : 1315137.4979 Line Course: S 00-07-20 W Length: 53.02 North: 186066.7 445 East : 1315137.3848 Line Course: N 88-12-17 W Length: 85.79 North: 186069.4321 East : 1315051.6369 Line Course: N 00-07-20 E Length: 53.02 North: 186122.4520 East : 1315051.7500 Perimeter: 277.62 Area: 4,547 sq.ft 0.1 O acres • • LOT10 North: 186069.4295 East : 1315051.6368 Line Course: S 88-12-17 E Length: 85.79 North: 186066.7 419 East : 1315137.3847 Line Course: S 00-07-20 W Length: 18.83 North: 186047.9119 East : 1315137.3445 Curve Length: 64.80 Radius: 40.50 Delta: 91-40-23 Tangent: 41.70 Chord: 58.11 Course: S 45-57-32 W Course In: N 89-52-40 W Course Out: S 01-47-43 W RP North: 1 8604 7.9983 East : 1 315096.8446 End North: 186007.5182 East : 1315095.5758 Line Course: N 88-12-17 W Length: 44.09 North: 186008.8995 East : 1315051.5075 Line Course: N 00-07-20 E Length: 60.53 North: 186069.4293 East : 1315051.6366 Line Course: N 45-57-32 E Length: 0.00 North: 186069.4293 East : 1315051.6366 Perimeter: 274.04 Area: 4,814 sq.ft 0.11 acres LOT11 North: 186100.5342 East : 1315000.5831 Line Course: S 88-12-17 E Length: 51.14 North: 186098.9321 East : 1315051.6980 Line Course: S 00-07-20 W Length: 90.03 North: 186008.9023 East : 1315051.5060 Line Course: N 88-12-17 W Length: 51.14 North: 18601 0.5044 East : 1315000.3911 Line Course: N 00-07-20 E Length: 90.03 North: 186100.5342 East : 1315000.5831 Perimeter: 282.34 Area: 4,602 sq.ft 0.11 acres • • LOT 12 North: 186103.7386 East : 1314898.3497 Line Course: S 88-12-17 E Length: 51.14 North: 1861 02.1365 East : 1314949.4646 Line Course: S 00-07-20 W Length: 90.03 North: 186012.1067 East : 1314949.2726 Line Course: N 88-12-17 W Length: 51.14 North: 186013.7088 East : 1314898.1577 Line Course: N 00-07-20 E Length: 90.03 North: 186103.7386 East : 1314898.3497 Perimeter: 282.34 Area: 4,602 sq.ft. 0.11 acres LOT13 North: 186103.7386 East : 1314898.3497 Line Course: S 88-12-17 E Length: 51.14 North: 186102.1365 East: 1314949.4646 Line Course: S 00-07-20 W Length: 90.03 North: 186012.1067 East : 1314949.2726 Line Course: N 88-12-17 W Length: 51.14 North: 186013.7088 East : 1314898.1577 Line Course: N 00-07-20 E Length: 90.03 North: 186103.7386 East : 1314898.3497 Perimeter: 282.34 Area: 4,602 sq.ft. 0.11 acres • • LOT14 North: 1861 05.3408 East : 131484 7.2330 Line Course: S 88-12-17 E Length: 51.14 North: 186103.7387 East : 1314898.3479 Line Course: S 00-07-20 W Length: 90.03 North: 186013.7089 East : 1314898.1559 Line Course: N 88-12-17 W Length: 51.14 North: 186015.3110 East: 1314847.0410 Line Course: N 00-07-20 E Length: 90.03 North: 186105.3408 East : 1314847.2330 Perimeter: 282.34 Area: 4,602 sq.ft 0.11 acres LOT15 North: 186106.9430 East : 1314796.1163 Line Course: S 88-12-17 E Length: 51.14 North: 186105.3409 East : 1314847.2312 Line Course: S 00-07-20 W Length: 90.03 North: 186015.3111 East : 1314847.0392 Line Course: N 88-12-17 W Length: 51.14 North: 186016.9132 East : 1314795.9243 Line Course: N 00-07-20 E Length: 90.03 North: 186106.9430 East: 1314796.1163 Perimeter: 282.34 Area: 4,602 sq.ft. 0.11 acres • • LOT16 North: 186108.5452 East : 13147 44.9996 Line Course: S 88-12-17 E Length: 51.14 North: 186106.9431 East: 1314796.1145 Line Course: S 00-07-20 W Length: 90.03 North: 186016.9133 East: 1314795.9225 Line Course: N 88-12-17 W Length: 51.14 North: 186018.5154 East : 13147 44.8076 Line Course: N 00-07-20 E Length: 90.03 North: 186108.5452 East: 1314744.9996 Perimeter: 282.34 Area: 4,602 sq.ft 0.11 acres LOT17 North: 186110.4257 East : 1314685.0036 Line Course: S 88-12-17 E Length: 60.03 North: 186108.5450 East : 13147 45.0042 Line Course: S 00-07-20 W Length: 90.03 North: 186018.5153 East: 1314744.8121 Line Course: N 88-12-17 W Length: 45.46 North: 186019.9394 East : 1314699.37 44 Curve Length: 23.12 Radius: 15.00 Delta: 88-19-37 Tangent: 14.57 Chord: 20.90 Course: N 44-02-28 W Course In: N 01-47-43 E Course Out: N 89-52-40 W RP North: 186034.9321 East : 1314699.8443 End North: 186034.9641 East : 1314684.8444 Line Course: N 00-07-20 E Length: 75.46 North: 186110.4239 East : 1314685.0053 Line Course: N 44-02-29 W Length: 0.00 North: 186110.4239 East : 1314685.0053 Perimeter: 294.11 Area: 5,357 sq.ft. 0.12 acres • • LOT18 North: 185973.4979 East : 13147 44.7113 Line Course: S 00-07-20 W Length: 87.95 North: 185885.5481 East : 13147 44.5237 Line Course: N 88-13-08 W Length: 60.03 North: 185887.4139 East : 1314684.5227 Line Course: N 00-07-20 E Length: 72.52 North: 185959.9338 East : 1314684.677 4 Curve Length: 24.00 Radius: 15.00 Delta: 91-40-23 Tangent: 15.44 Chord: 21.52 Course: N 45-57-32 E Course In: S 89-52-40 E Course Out: N 01-47-43 E RP North: 185959.9018 East : 1314699.677 4 End North: 185974.8944 East: 1314700.1473 Line Course: S 88-12-17 E Length: 44.58 North: 185973.4978 East : 13147 44.7054 Line Course: N 88-40-00 E Length: O.D1 North: 185973.4980 East : 13147 44.7154 Perimeter: 289.09 Area: 5,226 sq.ft. 0.12 acres LOT19 North: 185973.4979 East : 13147 44.7113 Line Course: S 88-12-17 E Length: 51.21 North: 185971.8936 East : 1314795.8962 Line Course: S 00-07-20 W Length: 87.93 North: 185883.9638 East : 1314795.7086 Line Course: N 88-13-08 W Length: 51.21 North: 185885.5555 East: 1314744.5233 Line Course: N 00-07-20 E Length: 87.95 North: 185973.5053 East: 1314744.7109 Line Course: S 02-44-51 E Length: 0.01 North: 185973.4953 East: 1314744.7114 Perimeter: 278.31 Area: 4,501 sq.ft. 0.10 acres • • LOT20 North: 185971.8935 East: 1314795.8980 Line Course: S 88-12-17 E Length: 51.21 North: 185970.2892 East: 1314847.0829 Line Course: S 00-07-20 W Length: 87.92 North: 1 85882.3694 East : 1314846.8953 Line Course: N 88-13-08 W Length: 51.21 North: 185883.9611 East : 1314 795.7100 Line Course: N 00-07-20 E Length: 87.93 North: 185971.8909 East : 1314 795.8976 Line Course: N 08-00-41 E Length: 0.00 North: 185971.8909 East : 1314795.8976 Perimeter: 278.27 Area: 4,501 sq.ft 0.10 acres LOT21 North: 185970.2892 East: 1314847.0847 Line Course: S 88-12-17 E Length: 51.21 North: 185968.6848 East : 1314898.2695 Line Course: S 00-07-20 W Length: 87.91 North: 185880.7750 East : 1314898.0820 Line Course: N 88-13-08 W Length: 51.21 North: 185882.3667 East : 1314846.8968 Line Course: N 00-07-20 E Length: 87.92 North: 185970.2865 East : 1314847.0843 Line Course: N 08-00-41 E Length: 0.00 North: 185970.2865 East : 1 31484 7.0843 Perimeter: 278.25 Area: 4,500 sq.ft. 0.10 acres ~------------- • • LOT22 North: 185968.6848 East : 1314898.2714 Line Course: S 88-12-17 E Length: 51.22 North: 185967.0801 East : 1314949.4662 Line Course: S 00-07-20 W Length: 87.90 North: 185879.1803 East : 1314949.2787 Line Course: N 88-13-08 W Length: 51.22 North: 185880.7723 East : 1314898.0835 Line Course: N 00-07-20 E Length: 87.91 North: 185968.6821 East : 1314898.271 O Line Course: N 08-00-20 E Length: 0.00 North: 185968.6821 East : 1314898.271 O Perimeter: 278.25 Area: 4,501 sq.ft. 0.10 acres LOT23 North: 185967.0801 East : 1314949.4681 Line Course: S 88-12-17 E Length: 51.22 North: 185965.4754 East : 1315000.6629 Line Course: S 00-07-20 W Length: 87.88 North: 185877.5956 East: 1315000.4755 Line Course: N 88-13-08 W Length: 51.22 North: 185879.1876 East : 1314949.2802 Line Course: N 00-07-20 E Length: 87.90 North: 185967.087 4 East : 1314949.4677 Line Course: S 02-44-57 E Length: 0.01 North: 185967.0774 East: 1314949.4682 Perimeter: 278.23 Area: 4,500 sq.ft. 0.1 0 acres • • LOT24 North: 185965.4754 East : 1315000.6648 Line Course: S 88-12-17 E Length: 51.23 North: 185963.8704 East : 1315051.8696 Line Course: S 00-07-20 W Length: 87.87 North: 185876.0006 East : 1315051.6822 Line Course: N 88-13-08 W Length: 51.23 North: 185877.5929 East : 1315000.4769 Line Course: N 00-07-20 E Length: 87.88 North: 185965.4 727 East : 1315000.6644 Line Course: N 08-00-00 E Length: 0.00 North: 185965.4727 East : 1315000.6644 Perimeter: 278.21 Area: 4,500 sq.ft 0.10 acres LOT25 North: 185963.8704 East : 1315051.8714 Line Course: S 88-12-17 E Length: 42.31 North: 185962.5449 East : 1315094.1607 Curve Length: 8.92 Radius: 85.50 Delta: 5-58-45 Tangent: 4.47 Chord: 8.92 Course: N 88-48-20 E Course In: N 01-47-43 E Course Out: S 04-11-02 E RP North: 186048.0029 East : 1315096.8393 End North: 185962.7308 East : 1315103.0771 Line Course: S 00-07-20 W Length: 88.33 North: 18587 4.401 o East : 1315102.8887 Line Course: N 88-13-08 W Length: 51.23 North: 185875.9933 East : 1315051.6835 Line Course: N 00-07-20 E Length: 87.87 North: 185963.8631 East: 1315051.8709 Line Course: N 04-09-52 E Length: O.D1 North: 185963.8730 East : 1315051.8716 Perimeter: 278.67 Area: 4,501 sq.ft 0.10 acres • LOT26 North: 185962.7307 East : 1315103.0791 Curve Length: 57.15 Radius: 85.50 Delta: 38-17-42 Tangent: 29.69 Chord: 56.09 Course: N 66-40-07 E Course In: N 04-11-02 W Course Out: S 42-28-44 E RP North: 186048.0028 East: 1315096:8412 End North: 185984.9444 East : 1315154.581 O Line Course: S 00-07-20 W Length: 112.14 North: 185872.8046 East : 1315154.3418 Line Course: N 88-13-08 W Length: 51.48 North: 18587 4.4047 East : 1315102.8866 Line Course: N 00-07-20 E Length: 88.33 North: 185962.7345 East : 1315103.0751 Line Course: S 47-13-17 E Length: O.Q1 North: 185962.7277 East : 1315103.0824 Perimeter: 309.1 O Area: 4,980 sq.ft. 0.11 acres LOT27 North: 185984.9442 East : 1315154.5808 Line Course: S 51-24-57 E Length: 12.76 North: 185976.9863 East : 1315164.5552 Curve Length: 40.69 Radius: 62.00 Delta: 37-36-12 Tangent: 21.11 Chord: 39.96 Course: S 70-13-03 E Course In: N 38-35-03 E Course Out: S 00-58-51 W RP North: 186025.4512 East : 1315203.2223 End North: 185963.4603 East : 1315202.161 0 Line Course: S 89-01-09 E Length: 2.88 North: 185963.411 O East : 1315205.0406 Line Course: S 00-07-20 W Length: 92.18 North: 185871.2312 East : 1315204.8440 Line Course: N 88-13-08 W Length: 50.53 North: 185872.8018 East : 1315154.3384 Line Course: N 00-07-20 E Length: 112.14 North: 185984.9415 East : 1315154.5776 Line Course: N 49-39-38 E Length: 0.00 North: 185984.9415 East: 1315154.5776 Perimeter: 311.18 Area: 4,960 sq.ft. 0.11 acres • • • LOT28 North: 185985.4135 East : 1315205.0878 Line Course: S 89-01-09 E Length: 50.01 North: 185984.557 4 East : 1315255.0905 Line Course: S 00-07-20 W Length: 114.88 North: 185869.6777 East : 1315254.8454 Line Course: N 88-13-08 W Length: 50.02 North: 185871.2324 East : 1315204.8496 Line Course: N 00-07-20 E Length: 114.18 North: 185985.4121 East: 1315205.0931 Line Course: N 75-30-05 W Length: 0.01 North: 185985.4146 East : 1315205.0835 Perimeter: 329.10 Area: 5,726 sq.ft 0.13 acres TRACT A North: 186217.2819 East : 1315153.8696 Line Course: S 88-12-11 E Length: 56.13 North: 186215.5218 East : 1315209.9720 Line Course: S 24-52-24 E Length: 7 4.60 North: 186147.8417 East: 1315241.3497 Line Course: S 30-07-07 E Length: 148.37 North: 186019.5034 East : 1315315.8006 Line Course: S 00-05-48 W Length: 35.99 North: 185983.5134 East : 1315315.7399 Line Course: N 89-01-09 W Length: 113.22 North: 185985.4515 East : 1315202.5365 Curve Length: 26.25 Radius: 40.00 Delta: 37-36-12 Tangent: 13.62 Chord: 25.78 Course: N 70-13-03 W Course In: N 00-58-51 E Course Out: S 38-35-03 W RP North: 186025.4456 East : 1315203.2212 End North: 185994.1779 East : 1315178.27 46 Line Course: N 51-24-57 W Length: 12.17 North: 186001.7679 East : 1315168.7614 Curve Length: 48.66 Radius: 85.50 Delta: 32-36-36 Tangent: 25.01 Chord: 48.01 Course: N 16-25-38 E Course In: N 57-16-04 W Course Out: S 89-52-40 E RP North: 186047.9989 East: 1315096.8382 • • End North: 186047.8165 East: 1315182.3380 Line Course: N 00-07-20 E Length: 105.16 North: 186152.9763 East : 1315182.5624 Curve Length: 72.55 Radius: 85.98 Delta: 48-20-50 Tangent: 38.59 Chord: 70.42 Course: N 24-03-05 W Course In: N 89-52-40 W Course Out: N 41-46-30 E RP North: 186153.1597 East: 1315096.5826 End North: 186217.2807 East : 1315153.8631 Line Course: N 79-54-40 E Length: O.D1 North: 186217.2825 East : 1315153.8729 Perimeter: 693.11 Area: 20,711 sq.ft. 0.48 acres TRACTS North: 186215.5217 East : 1315209.9712 Line Course: S 88-12-11 E Length: 106.20 North: 186212.1916 East: 1315316.1190 Line Course: S 00-05-48 W Length: 192.68 North: 186019.5118 East : 1315315.7939 Line Course: N 30-07-07 W Length: 148.37 North: 186147.8502 East : 1315241.3431 Line Course: N 24-52-24 W Length: 7 4.60 North: 186215.5303 East : 1315209.9653 Line Course: S 34-42-43 E Length: 0.01 North: 186215.5221 East : 1315209.971 O Perimeter: 521.86 Area: 1 0,733 sq.ft. 0.25 acres • • TRACTC North: 185984.5575 East : 1315255.0861 Line Course: S 89-01-09 E Length: 60.66 North: 185983.5192 East : 1315315.7372 Line Course: S 00-05-48 W Length: 115.73 North: 185867.7893 East : 1315315.5419 Line Course: N 88-13-08 W Length: 60.73 North: 185869.6769 East : 1315254.841 3 Line Course: N 00-07-20 E Length: 114.88 North: 185984.5566 East : 1315255.0863 Line Course: N 15-55-08 W Length: 0.00 North: 185984.5566 East : 1315255.0863 Perimeter: 352.00 Area: 6,997 sq.ft. 0.16 acres TRACTD North: 186001.7720 East : 1315168.7645 Line Course: S 51-24-57 E Length: 12.17 North: 185994.1820 East: 1315178.2777 Curve Length: 26.25 Radius: 40.00 Delta: 37-36-12 Tangent: 13.62 Chord: 25.78 Course: S 70-13-03 E Course In: N 38-35-03 E Course Out: S 00-58-51 W RP North: 186025.4497 East : 1315203.2242 End North: 185985.4556 East : 1315202.5395 Line Course: S 89-01-09 E Length: 2.55 North: 185985.4119 East : 1315205.0891 Line Course: S 00-07-20 W Length: 22.00 North: 185963.4120 East : 1315205.0422 Line Course: N 89-01-09 W Length: 2.88 North: 185963.4613 East : 1315202.1626 Curve Length: 40.69 Radius: 62.00 Delta: 37-36-12 Tangent: 21.11 Chord: 39.96 Course: N 70-13-03 W Course In: N 00-58-51 E Course Out: S 38-35-03 W RP North: 186025.4522 East : 1315203.2239 End North: 185976.9873 East : 1315164.5568 Line Course: N 51-24-57 W Length: 12.76 North: 185984.9452 East : 1315154.5824 Curve Length: 22.07 Radius: 85.50 • • Delta: 14-47-20 Tangent: 11.10 Chord: 22.01 Course: N 40-07-36 E Course In: N 42-28-44 W Course Out: S 57-16-04 E RP North: 186048.0037 East : 1315096.8427 End North: 186001.7727 East : 1315168.7658 Line Course: S 63-27-30 W Length: 0.00 North: 186001.7727 East : 1315168.7658 Perimeter: 141.37 Area: 1,060 sq.ft 0.02 acres INTERIOR CENTERLINES North: 186228.4234 East : 1314655.2555 Line Course: S 88-12-11 E Length: 446.91 North: 186214.4094 East : 13151 01.9458 Curve Length: 92.49 Radius: 60.00 Delta: 88-19-31 Tangent: 58.27 Chord: 83.60 Course: S 44-02-25 E Course In: S 01-47-49 W Course Out: S 89-52-40 E RP North: 186154.4389 East : 1315100.0643 End North: 186154.3109 East : 1315160.0642 Line Course: S 00-07-20 W Length: 106.44 North: 186047.8712 East : 1315159.8371 Curve Length: 100.80 Radius: 63.00 Delta: 91-40-23 Tangent: 64.87 Chord: 90.39 Course: S 45-57-31 W Course In: N 89-52-40 W Course Out: S 01-47-43 W RP North: 186048.0055 East : 1315096.8373 End North: 185985.0365 East : 1315094.8636 Line Course: N 88-12-17 W Length: 440.32 North: 185998.831 O East : 1314654.7597 Line Course: N 00-07-20 E Length: 229.59 North: 186228.4205 East : 1314655.2495 Line Course: N 64-28-24 E Length: O.Ol North: 186228.4248 East : 1314655.2585 • • EXTERIOR CENTERLINE ON EAST AND AROUND SITE North: 186232.9253 East : 1314655.2652 Line Course: S 00-07-20 W Length: 4.50 North: 186228.4253 East : 1314655.2556 Line Course: S 00-07-20 W Length: 229.59 North: 185998.8358 East : 1314654.7658 Line Course: S 00-07-20 W Length: 110.48 North: 185888.3561 East : 1314654.5301 Line Course: S 88-13-08 E Length: 30.01 North: 185887.4233 East : 1314684.5256 Line Course: S 88-13-08 E Length: 631.32 North: 185867.8011 East : 1315315.5406 Line Course: N 00-05-48 E Length: 344.40 North: 186212.2006 East: 1315316.1217 Line Course: N 88-12-11 W Length: 631.17 North: 186231.9925 East : 1314685.2621 Line Course: N 88-12-11 W Length: 30.01 North: 186232.9335 East : 1314655.2668 Line Course: S 11-21-00 W Length: O.Q1 North: 186232.9237 East : 1314655.2649 SUB NE North: 186253.6592 East : 1313994.4093 Line Course: S 88-12-11 E Length: 2644.72 North: 186170.7275 East : 1316637.8288 Line Course: S 00-02-42 W Length: 2632.25 North: 183538.4783 East : 1316635.7614 Line Course: N 88-19-50 W Length: 2649.30 North: 183615.6608 East : 1313987.5859 Line Course: N 00-08-53 E Length: 2638.02 North: 186253.6720 East : 1313994.4027 Line Course: S 27-19-11 E Length: 0.01 North: 186253.6632 East : 1313994.4073 • • SUB NW NE North: 186253.6592 East : 1313994.4093 Line Course: S 88-12-11 E Length: 1322.36 North: 186212.1933 East : 1315316.1191 Line Course: S 00-05-48 W Length: 1317.56 North: 184894.6352 East : 1315313.8961 Line Course: N 88-16-01 W Length: 1323.50 North: 184934.6617 East : 1313991.0015 Line Course: N 00-08-53 E Length: 1319.00 North: 186253.6573 East : 1313994.4099 Line Course: N 16-20-35 W Length: 0.00 North: 186253.6573 East : 1313994.4099 SUB NE NE North: 186212.1913 East: 1315316.1210 Line Course: S 88-12-11 E Length: 1322.36 North: 186170.7255 East : 1316637.8307 Line Course: S 00-02-42 W Length: 1316.12 North: 184854.6059 East : 1316636.7970 Line Course: N 88-16-01 W Length: 1323.51 North: 184894.6327 East : 1315313.8924 Line Course: N 00-05-48 E Length: 1317.56 North: 186212.1908 East : 1315316.1153 Line Course: N 45-40-58 E Length: O.Q1 North: 186212.1978 East: 1315316.1225 SUB SE NE North: 184894.6267 East : 1315313.8995 Line Course: S 88-16-01 E Length: 1323.51 North: 184854.5999 East : 1316636.8041 Line Course: S 00-02-42 W Length: 1316.12 North: 183538.4803 East : 1316635.7705 Line Course: N 88-19-50 W Length: 1324.65 North: 183577.0715 East : 1315311.6827 Line Course: N 00-05-48 E Length: 1317.57 North: 184894.6397 East : 1315313.9057 Line Course: S 37-24-38 W Length: 0.01 North: 184894.6317 East : 1315313.8996 ----------------------, • • SUB SW NE North: 184934.6548 East : 1313991.0002 Line Course: S 88-16-01 E Length: 1323.50 North: 184894.6283 East : 1315313.8948 Line Course: S 00-05-48 W Length: 1317.57 North: 183577.0602 East : 1315311.6718 Line Course: N 88-19-50 W Length: 1324.65 North: 183615.6515 East : 1313987.5841 Line Course: N 00-08-53 E Length: 1319.01 North: 184934.6571 East : 1313990.9925 Line Course: S 73-43-46 E Length: 0.01 North: 184934.6543 East : 1313991.0021 SUB NW NW NE North: 186253.6592 East : 1313994.4093 Line Course: S 88-12-11 E Length: 661.18 North: 186232.9263 East : 1314655.2642 Line Course: S 00-07-20 W Length: 659.14 North: 185573.7878 East : 1314653.8581 Line Course: N 88-14-06 W Length: 661.47 North: 185594.1612 East: 1313992.7020 Line Course: N 00-08-53 E Length: 659.50 North: 186253.6590 East : 1313994.4062 Line Course: N 86-00-11 E Length: 0.00 North: 186253.6590 East : 1313994.4062 SUB NE NW NE North: 186232.9253 East : 1314655.2652 Line Course: S 88-12-11 E Length: 661.18 North: 186212.1923 East: 1315316.1200 Line Course: S 00-05-48 W Length: 658.78 North: 185553.4133 East : 1315315.0086 Line Course: N 88-14-06 W Length: 661.47 North: 185573.7867 East : 1314653.8524 Line Course: N 00-07-20 E Length: 659.14 North: 186232.9252 East : 1314655.2584 Line Course: N 89-17-18 E Length: 0.01 North: 186232.9253 East : 1314655.2684 • • SUB SE NW NE North: 185573.7830 East : 1314653.8575 Line Course: S 88-14-06 E Length: 661.47 North: 185553.4096 East : 1315315.0137 Line Course: S 00-05-48 W Length: 658.78 North: 184894.6305 East : 1315313.9022 Line Course: N 88-16-01 W Length: 661.75 North: 184914.6438 East : 1314652.4549 Line Course: N 00-07-20 E Length: 659.14 North: 185573.7823 East : 1314653.8610 Line Course: N 78-21-49 W Length: 0.00 North: 185573.7823 East : 1314653.8610 SUB SW NW NE North: 185594.1570 East: 1313992.7048 Line Course: S 88-14-06 E Length: 661.4 7 North: 185573.7836 East : 1314653.8609 Line Course: S 00-07-20 W Length: 659.14 North: 184914.6451 East : 1314652.4549 Line Course: N 88-16-01 W Length: 661.75 North: 184934.6584 East : 1313991.0076 Line Course: N 00-08-53 E Length: 659.50 North: 185594.1562 East: 1313992.7117 Line Course: N 83-01-29 W Length: 0.01 North: 185594.1574 East: 1313992.7018 N NENWNE North: 185903.3541 East : 1314654.5613 Line Course: N 00-07-20 E Length: 329.57 North: 186232.9234 East : 1314655.2644 Line Course:S88-12-11 E Length:661.18 North: 186212.1905 East: 1315316.1192 Line Course: S 00-05-48 W Length: 329.39 North: 185882.8009 East : 1315315.5635 Line Course: N 88-13-08 W Length: 661.32 North: 185903.3556 East : 1314654.5630 Line Course: S 49-00-38 W Length: 0.00 North: 185903.3556 East : 1314654.5630 • • SUBSNENWNE North: 185903.3541 East : 1314654.5613 Line Course: S 88-13-08 E Length: 661.32 North: 185882.7995 East : 1315315.5618 Line Course: S 00-05-48 W Length: 329.39 North: 185553.4100 East: 1315315.0061 Line Course: N 88-14-06 W Length: 661.47 North: 185573.7834 East : 1314653.8499 Line Course: N 00-07-20 E Length: 329.57 North: 185903.3526 East : 1314654.5530 Line Course: N 79-39-21 E Length: O.Q1 North: 185903.3544 East : 1314654.5628 llesm81engrlesm-jobs\2581045\0131documentlcalc-001.doc • • I §§ ! .11-'c..._..._o ...,N....,s ........ u ... L_.1_,1_.N......._G __._E_,N.__.._&__.1_,N......_E_.E_...,R ,.,.s'--"L_.L,....c~~-~-- ''400 8th A=uc Soorth, SuSc 205 . . . I tffil I i,I;,\ I (»ti I Federal Wtq, WA 98003 'Qilit7 W V TO: FROM: SUBJECT: JOB NO: DATE: MEMORANDUM MS. ROCALE TIMMONS, Cl1Y OF RENTON EVAN MANN PIPER'S BLUFF FINAL PLAT ENVIRONMENTAL CHECKLIST SUPPLEMENT 265-045-013 MAY 2, 2014 The Piper's Bluff project included a SEPA review and an Environmental Review Committee Meeting that was held on October 8, 2012. With some minor adjustments, the project was issued a Determination of Non-Significance -Mitigated. However, from that time to now there have been some changes to the plat that have created additional impacts to the wetlands and stream in the northeast corner of the property. As such, we are providing this SEPA Supplement to address the additional impacts to those critical areas. The plan is for mitigating temporary impacts to critical areas and associated buffers in the northeast portion of the subject property due to water line construction. The project area is located in 1166 Hoquiam Ave NE, Renton WA King County (parcel number 1023059002). The development area will gain access to the municipal water system through a connection along Hoquiam Ave NE, which will not affect Honey Creek or its buffer. However, Water District 90 has required the applicant to run a water line "stub" form the development project to the east property boundary to allow for future municipal water access to parcels east of the project Impacts from the water line will be temporary, but will involve clearing vegetation, excavating soil, and installing a sub-grade 8" water line and metal casing at a depth of between 3 and 5 feet through Honey Creek (a Class 4 stream}, an adjacent Category 2 wetland located on either side of the stream, and the associated standard buffer measured 50 feet from the edge of the wetland. No permanen~ above-ground structures will be placed within the critical areas or critical areas buffers. Overall the proposed temporary impacts are as follows: • Wetland/ Stream -969 SF • Wetland A -424 SF • Honey Creek -113 SF • Total Impact Area -1,506 SF \\esm8\engr\esm-jobs\258\045\013\document\memo-007.doc Civil Engineering • Land Surveying • Project Management • Public Works • Land Planning • Landscape Architecture Phone 253.838.6113 800.345-5694 Fax 253.838.7104 • PLANNING DIVISION .• WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS LAND USE PERMIT SUBMITTAL .. REQUIREMENTS: Pl.at Name Reservation 4 Preapplication Meeting Summary 4 Public Works Approval Letter 2 Rehabilitatkm Plan 4 Screening Detail 4 Sh.oreHne Tracking Worksh.eet 4 · Site Plan 2 AND 4 S!ream or Lake Study, Standard 4 ·.'. Stream, or Lake Study, Supplemental 4 Stream .or Lake Mitigation Plan 4 Street Profiles 2 Title Report or Plat Certificate• Topography Map, Traffic Study 2 Tree Cutting/Land Clearing Plan 4 Urban Design Regulations Analysis 4 Utilities Plan, Generalized 2 Wetla~ds Mitigation Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 . Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement 2 AND 3 Inventory of Existing Sites zANDJ Lease Agreement, Draft 2 AND, Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 This requirement may be waived by: 1. Property Services 2. Public Works Plan Review 3. Building 4. Planning WAIVED . MODIFIED .•.· BY: BY: C::OMMENTS: i' .. . .i~ ·-, .. -. -. \ '; , .. . . . . : . ., ··-: ,·:· -' . . ... . . . PROJECT NAME: __ H_P_tc_:_f?_S.:._.____:b-=-· _L-_;1-t_:=,_:::-___ _ DATE: _14-p_-~_,,1_:_1--1-1 ...... R ...... EC~E 1.......,vu=·E-0 MAY 2 2014 CITY Or RENTON PLANNING DIVISION · H:\CEO\Oata\Fom,s-Templates\Self-He!p Handouts\Planning\waiverofsubmi~lreqs 06/09 • · PLANNING DIVISION • . WAI~ OF SUBMITTAL REQUl'l"{EMENTS FOR LAND USE APPLICATIONS LAND USI: pE~l'vl[T SUBMiTTAL WAIVED . MODIFIED ' COMMENTS:' REQUIREMENTS: BY: BY: Calculations 1 . Colored Maps for Display 4 Construction Mitigation Description 2 AND 4 Deed of Right-of-\/Vay Dedi~ation Density Worksheet 4 Drainage Control Plan 2 · .. .. Drainage Report 2 El~vations, Archiiedural 3 AND 4 ,' .. Environmental Checklist 4 Existing covenants (Recorded ccipyf4 . . . . ,: - ', ,· ''.' . ,' ·'. · ... Existing Easements (Recorded Copy) 4 Flt:>od Hazard Daia; Floor Plans aAND• Geotec:hnical Repbrt 2 AND 3 Grading Plan, Conceptual 2 C,rading Plan, D~t~iled 2 Habitat Data Report 4 Improvement Deferral 2 Irrigation Plan 4 &?,v King· County Assessor's Map Indicating Site 4 Landscape Plan, Conceptual• Landsc::ape Plan, Detailed 4 Legal Description 4 Map of Existing Site Conditions 4 Master Application Form 4 ' L' _., . .·. Monument Cards (one per monument) 1 ([,.,,y'J .:P,z t £.:"~~ -rz, Z.::1"-,)"'-'--T-'u Neighborhood Detail Map 4 (./ (2.(2;,;C 6:>,;;?-.-·~ I "'-' <:::"-, Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 . Post Office Approval 2 This requirement may be waived by': 1. Property Services PROJECT NAME: />Ii~ S' 8L..lt rt= -----------'-----2. Public Works Plan Review . 3. Building DATE: ___ J.;..,cU=-.....-1-_,_/__,,f 3=----~ 4. Planning H:\CED\Oata\Forms-Templates\Self-Help Handouts\Planning\walverofsubmittalreqs 06109 l'c'' • •• DENSITY WORKSHEET City of Renton Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 217 369 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets** Private access easements** Critical Areas* Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 6. Divide line 5 by line 4 for net density: 45 557 1 060 1 949 2. 3. 4. 5. 6. square feet square feet square feet 48 566 square feet 168 803 square feet 3.88 acres 28 units/lots 7 .22 = dwelling units/acre *Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded. RECEIVED ** Alleys (public or private) do not have to be excluded. \\Esm8\cngr\ESM-JOBS\258\045\013\documcnt\density.doc -I - MAY 2 2014 CITY OF RENTON PLANNING DIVISION 03108 l ' ,, • • City of Renton Planning Division AUG 81 Wll DRS Project No. 12029 CITY OF RENTON ENVIRONMENTAL CHECKLIST PRELIMINARY PLAT OF PIPER'S BLUFF PURPOSE OF CHECKLIST: The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a Proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your Proposal (and to reduce or avoid impacts from the Proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some basic information about your Proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your Proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your Proposal, write "do not know'' or "does not apply". Complete answers to the questions now may avoid unnecessary de- lays later. · Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your Proposal, even if you plan to do them over a period of time or. on different parcels of land. Attach any additional information that will help describe your Proposal or Its environmental effects. The atI,~\tli D you submit this checklist may ask you to explain your answers or prov)de 'l:lal:ntlonar information reasonably related to determining if there may be signifi<:qlil,\Yad'{!9~ impact. C 2012 D.R. STRONG Consulting Engineers Inc. SEPA aiccklist Page I of23 CITY OF RENTON PLANNING DIVISION Piper's Bluff Preliminary Plat City ofReoton, Washington • . .. ---.-------- A. BACKGROUND 1. Name of proposed project, if applicable: Piper's Bluff 2. Name of applicant: Westpac Development, LLC 3. Address and phone number of applicant and contact person: Applicant: 7449 W Mercer Way Mercer Island, WA 98040 (206) 770-6546 Contact Person: Luay R. Joudeh, P.E. D. R. STRONG Consulting Engineers Inc. 10604 NE 38 Place, Suite 101 Kirkland WA 98033 425 827-3063 4. Date checklist prepared: August 29, 2012 5. Agency requesting checklist: City of Renton 6. Proposed timing or schedule (including phasing, if applicable): Construction will start upon the receipt of all required building and construction permits. This is estimated to occur in the spring of 2013 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this Proposal? If yes, explain. Construct 30 single-family residences. C 2012 D. R STRONG Consulting Engineers Inc. SEPA Checklist Page 2 of23 Piper's Bluff PrclimhwyPlat City of Renton Washington • ·-· 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this Proposal. Critical Areas Report &Supplemental Stream Study: Sewall Wetland Consulting August 15, 2012. Geotechnlcal Report: Terra Associates, Inc., August 9, 2012. Traffic Report: Jake Traffic Engineering, Inc. July 30, 2012 Level One Downstream Analysis: D. R. STRONG Consulting Engineers Inc. August 29, 2012 g_ Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your Proposal? If yes, explain. None to our knowledge. 10. List any government approvals or permits that will be needed for your Proposal, if known. SEPA Determination City of Renton Preliminary Subdivision Approval City of Renton Grading Permit City of Renton Final Subdivision Approval City of Renton Building Permit City of Renton Other Customary Construction Related Permits City of Renton 11. Give brief, complete description of your Proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your Proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.). Subdivide approximately 4.990 acres Into 30 single-family lots with a proposed net density of 7.92 du per acre. Access to the subdivision will be from Hoquiam Avenue NE. 0 2012 D. R STRONG Consulting Engineers Inc. SEPA Checklist Pagel of23 Piper's Blufi'Preliminary Plat City ofReoton Washington • ·····----············· .... 12. Location of the Proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a Proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The Project is located In the NE Y. of Section 10, Township 23 North, Range 5 East. The Site Is located at 1166 Hoquiam Avenue NE. C 2012 D.R. STRONG Consulting EnginCC!S Inc. SEPA Checklist Page4 of23 Piper's Bluff Preliminary Plat Cily of Renton Washington • B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General des r· tion of the site (circle one). Flat rolling steep slopes, mountainous er. In general, the majority of the property has slopes of less than 40%. The predominant slope range is between 2 to 15%. Generally, the land slopes from west to east b. What is the steepest slope on the site (approximate percent slope)? There are some isolated areas with slopes nearing 15%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. The soils on the Site are mapped in the Soil Survey of King County, Washington, prepared by the U.S. Department of Agriculture, Soil Conservation Service and has classified the Site as Alderwood Series, slopes 6-15% (AgC), gravelly sandy loam and slopes 15-30% (AgD), gravelly sandy loam. Additionally, see attached Geotechnical Report dated August 9, 2012 d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None to our knowledge. C 2012 D. R. STRONG Consulting Enginem Inc. SEPA Checklist Page 5 of23 • Piper"s Blutf Preliminary Plat City of Reutoo Washington --· ------------------------------------------------------------- e. Describe the purpose, type, and approximate quantities of any filling or grading proposed_ Indicate source of fill. The purpose of the site grading will be to construct the subdivision roads, utilities and -homes. Approximately 15,511 c.y. of cut and 2,536 c.y. of fill is computed for the Project. The net cut volume is approximately 15,511 c.y. The grading is intended to be balanced on site, however, there is a possibility of importing select fill material as well as exporting unwanted soils. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. There could be a short-term Increase in the potential for on-site erosion where soils are exposed during site preparation and construction; however, the Project will comply with all applicable erosion control measures, short term and long term. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approximately 67% of the Site wlll be covered by Impervious surfaces. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. A temporary erosion control plan will be implemented at the appropriate time. Erosion control measures may Include the following: hay bales, siltation fences, temporary siltation ponds, controlled surface grading, stabilized construction entrance, and C) 2012 D. R. STRONG Consulting Engineers Inc. SEPA Checklist Pege6 of23 Piper's Bluff Preliminary Plat City of Renton Washington • other measures which may be used in accordance with requirements of the City of Renton. 0 2012 D.R. STRONG Consulting Engineers Inc. SEPAChccklist Page 7 of23 ••••• Piper's Bluff Preliminary Plat City of Renton Washington • ------···············. 2. AIR a. What types of emissions to the air would result from the Proposal (i.e., dust, automobile odors, industrial wood smoke) during construction and when the project is completed? If any, gen- erally describe and give approximate quantities if known. Short-term emissions will be those associated with construction and site development activities. These will include dust and emissions from construction equipment. Long-term impacts will result from increased vehicle traffic. b. Are there any off-site sources of emissions or odor that may affect your Proposal? If so, generally describe. Off-site sources of emissions or odors are those that are typical of residential neighborhoods. These will include automobile emissions from traffic on adjacent roadways and fireplace emissions from nearby homes. c. Proposed measures to reduce or control emissions or other impacts to air, if any. The Washington Clean Air Act requires the use of all known, available, and reasonable means of controlling air pollution, including dust. Construction impacts will not be significant arid could be controlled by measures such as washing truck wheels before exiting the site and maintaining gravel construction entrances. In addition, dirt-driving surfaces will be watered during extended dry periods to control dust C 2012 D.R. STRONG Consulting Enginccrs Inc. SEPA Olecklist Pago 8 of23 Piper's Bluff Preliminary Plat City ofRenton Wll!bington • 3. WATER a. Surface. i. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Onsite assessment has identified a Class 4 Stream and a Category 2 Wetland located near the northeast corner of the property. See wetland assessment report prepared by Sewall Wetland Consulting August 15, 2012, ii. · Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. Structural Vault construction will be required within 200 feet of the Class 4 Stream and Category 2 Wetland located near northeast property corner of the Site. C) 2012 D. R STRONG Consulting Engineers Inc. SBPAChecklist Page 9 of23 • Piper's Bluff Pn,limin.ary Plat City of Renton Washington • • iii. Estimate the amount of fill and dredge material that would be placed in or removed from sur- face water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None iv. Will the Proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No, there will be no surface water withdrawals or diversions. v. Does the Proposal lie within a 100-year floodplain? If so, note location on the site plan. Not to our knowledge. vi. Does the Proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No, a public sanitary sewer system will be installed to serve the residential units. There will be no discharge of waste materials to surface waters. b. Ground. i. Will ground water be withdrawn, or will water be discharged to ground water? Give general de- scription, purpose, and ap- proximate quantities if known. No groundwater will be withdrawn. Public water mains will be installed to serve the C 2012 D. R STRONG Consulting Engineers Inc. SEPA Checklist Page 10 of23 Piper's Bluff Preliminary Plat City of Renton Washington • development. No water will be discharged to the groundwater. ii. Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemi- cals .... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. No waste material Is proposed to . be discharged into the ground. The Site will be served by public sanitary sewers and a public water system. c. Water Runoff (including storm water). i. Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quanti- ties, if known). Where will this water flow? Will this water flow into other waters? If so, describe. See attached Level One Downstream Analysis Report. ii. Could waste materials enter ground or surface waters? If so, generally describe. The proposed stormwater system will be designed to minimize or eliminate entry of waste materials or pollutants to ground water resources and/or surface waters. Oils, C 2012 D. R STRONG Consulting Engineers Inc. SEPA Checklist Page 11 of23 • Piper's Blutf Preliminmy Plat City of Renton Washington • ··-----··· grease, and other pollutants from the addition of paved areas could potentially enter the groundwater or downstream surface water runoff. d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any. A City approved storm drainage system will be designed and implemented in order to mitigate any adverse impacts from storm water runoff. Temporary and permanent drainage facilities will be used to control quality and quantity of surface runoff during construction and after development. 4. PLANTS a. Check or circle types of vegetation found on the site: _x_ deciduous tree: alder, maple, aspen, vine maple, black cottonwood other: (birch, dogwood) _L evergreen tree: fir, cedar, spruce, pine, other: _x_ shrubs _x_ grass (orchard grass) pasture crop or grain _x_ wet soil plants: cattail, buttercup, bulrush, other: _L water plants: water lily, eelgrass, milfoil, other: _L other types of vegetation (Deer fern, blackberry, holly, scotch broom) b. What kind and amount of vegetation will be removed or altered? C 2012 D. R STRONG Consulting Engineers Inc, SEPA Oiccldi,t Page 12 of23 Piper's Bluff Preliminary PJat City of Renton Washington • Vegetation within the development area will be removed at the time of development. Landscaping will be installed in accordance with the provisions of the City of Renton Zoning Code. c. List threatened or endangered species known to be on or near the site. None known or documented within the project area. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. None proposed at this time. 5. ANIMALS a. Circle any birds and animals, which have been observed on or near the site or are known to be on or near the site. birds: hawk, heron, eagle, songbirds, other: crows mammals: deer, bear, elk, beaver, small rodents, raccoon, other: fish: bass, salmon, trout, herring, shellfish other: None to our knowledge. b. List any threatened or endangered species known to be on or near the site. None to our knowledge. c. Is the site part of a migration route? If so, explain. Western King County as well as the rest of Western Washington, is in the migration path of a wide variety of non-tropical songbirds, and waterfowl, including many species of geese. C 2012 D.R. STRONG Consultingllnsineers Inc. SEPA Checklist Page 13 of23 • Piper's B1uff Preliminary Plat City ofRenton Wa.sbington • d. Proposed measures to preserve or enhance wildlife, if any. None proposed. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and/or natural gas will serve as the primary energy source for residential heating and cooking within the development. Any wood stoves incorporated into the new . resldentlal units will comply with all local and State regulations. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this Proposal? List other proposed measures to reduce or control energy impacts, if any. The required measures of the Washington State Energy Code and the Uniform Building Code will. be Incorporated In the construction of the residential units. Energy conservation fixtures and materials are encouraged In all new construction. 7. ENVIRONMENTAL HEAL TH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could C 2012 D. R. STRONG Consulting Bngineen, Inc. SEPA Checklist Page 14 of23 Piper's Bluff Prelimlnary Plat City ofRenton Washington • occur as a result of this Proposal? If so, describe. There are no known on-site environmental health hazards known to exist today and none will be generated as a direct result of this proposal. i. Describe special emergency services that might be required. No special emergency services will be required. ii. Proposed measures to reduce or control environmental health hazards, if any. Special measures are not anticipated. · C 2012 D. R STRONG Consulting Engineers Inc. SEPA Checklist Page JS of23 .-. Piper's Bluff Pn:liminmy Plat Cityof:Renton Washington • • b. Noise i. What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? The primary source of off-site noise In the area originates from vehicular traffic present on adjacent streets. ii. What types and levels of noise would be created by or as- sociated with the project on a short-term or a long-term basis (for example: traffic, construction, operation. other)? Indicate what hours noise would come from the site. Short-term impacts will result from the use of construction equipment during site develop- ment and residential construction. Construction will occur during the day-light hours, and in compliance with all noise ordinances. Construction noise is generated by heavy equipment, hand tools and the transporting of construction materials and equipment. Long-term Impacts will be those associated with the Increased use of the property by homeowners. iii. Proposed measures to reduce or control noise impacts, if any. Construction will be performed during normal daylight hours. Construction equipment will be equipped with noise mufflers. C 2012 D. R STRONG Consulting Engineers !no. SEPA Checklist Page 16 of23 Piper's Bluff Preliminary Plat City ofReoton Washington • 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? There are two single-family homes, three out buildings and gravel driveway on the site. The rest of the site appears undisturbed, as it is primary forested area. The current use of adjacent properties is listed as follows: North: South: East: West: Single Family Residential Single Family Residential Undeveloped Hazen High School b. · Has the site been used for agriculture? If so, describe. No. c. Describe any structures on the site. There are two single-family homes, three out buildings and a gravel driveway on the Site. d. Will any structures be demolished? If so, what? Yes, the above-mentioned structures will be demolished. e. What is the current zoning classification of the site? · The current zoning classification Is Residential, R-8. f. What is the current comprehensive plan designation of the site? Residential Single Family (RSF) g. If applicable, what is the current shoreline master program designation of the site? NIA C 2012 D. R STRONG Consulting Engineers Inc. SBPA Checklist Page 17 of23 • Piper's Bluff Preliminary Plat City of Rentoo Washington • • h. Has any part of the site been classified as an "environmentally sensitive"· area? If so, specify. There is a Class 4 Stream with 35- foot buffer and Category 2 Wetland with 50-foot buffer located near the northeast property comer of the Site. Due to Site topography and storm detention facility design limitations, a minor encroachment into the 50' buffer of Wetland is proposed. The encroachment is 6.5' Into the buffer. The Project is proposing a 43.5' averaged buffer and will mitigate encroachment by implementing the proposed mitigation plan. Additionally, See attached mitigation plan, wetland and supplemental stream/habitat report prepare by Sewall Wetland Consulting dated August 15, 2012. i. Approximately how many people would reside or work in the completed project? Approximately 69 individuals will reside in the completed residential development (30 units x 2.3 persons per household = 69 individuals). j. Approximately how many people would the completed project displace? Approximately five people will be displaced as a result of demolishing the two (2) existing homes. k. Proposed measures to avoid or reduce displacement impacts, if any. None at this time. I. Proposed measures to ensure the Proposal is compatible with existing and projected land uses and plans, if any. The proposed development is compatible with the prescribed land use codes and designations for this site. Per the City Zoning Code, the 0 2012 D.R. S1RONO Consulting Engineers Inc. SEPA Checldist Pllj!C 18 of23 Piper's Bluff'Preliminary Plet City of Renton Washington ·--~ ---·----! ··I ' • development is consistent with the density requirements and land use of this property. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. The completed project will provide 30 detached single-family resldential homes. Homes will be priced with a market orientation to the middle- income level homebuyer. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. Two middle-income houses will be eliminated. c. Proposed measures to reduce or control housing impacts, if any. None. 10. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The maximum building height will conform to City of Renton Standards. b. What view in the immediate vicinity would be altered or obstructed? Views in the vicinity are not likely to be enhanced, extended or obstructed by development of this project. c. Proposed measures to reduce or control aesthetic impacts, if any? The location of the buildings adheres to or exceeds the minimum setback requirements of the zoning district The landscaping will be installed at O 2012 D.R. S1RONG Consulting Engineer< fuc. SEP A Checklist Page 19 of23 • Piper's Bluff Preliminary Plat City of Renton Washington • • the completion of building and paving construction. A Homeowners Association will maintain the landscaping and common elements. 11. LIGHT AND GLARE a. What type of light or glare will the Proposal produce? What time of day would it mainly occur? Light and glare will be produced from building lighting. Light will also be produced from vehicles using the site. The light and glare will occur primarily in the evening and before dawn. b. Could light or glare from the finished project be a safety hazard or interfere with views? Light and glare from the project will not cause hazards or interfere with views. c. What existing off-site sources of light or glare may affect your Proposal? The primary off-site source of light and glare will be from vehicles traveling along the area roadways. Also, the adjacent residential uses and streetlights may create light and glare. d. Proposed measures to reduce or control light and glare impacts, if any. Street lighting, will be installed in a manner that directs the light downward. The proposed perimeter landscaping will create a partial visual buffer between the proposed units and the surrounding neighborhood areas. 12. RECREATION 02012 D.R. STRONG Consulting Bnginoers Inc. SBPA Checklist Page20of23 Piper's Bluff Preliminmy Plat City of Renton Washington • a. What designated and informal recreational opportunities are in the immediate vicinity? Kiwanis Park (Approximately 1.1 mile from the Site). b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any. Recreation space Is proposed In proposed Tract "A". 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers known to be on or next to the site? If so, generally describe. None known. b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None. c. Proposed measures to reduce or control impacts, if any. There are no known impacts. If an archeological site is found during the course of construction, the State Historic Preservation Officer will be notified. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed C 2012 D. R STRONG Consulting EnginOC111 Inc. SEPA Checklist Page21 of23 • Piper's Bluff Preliminll!Y Plat City of Renton Washington • • access to the existing street system. Show on site plans, if any. Access to the proposed project will be from Hoquiam Ave. NE. b. Is the site currently served by public transit? If not, what is the approximate distance to the nearest transit stop? The nearest public transit stop Is approximately 0.8 miles south from the intersection of Hoquiam Avenue NE and project south property line. c. How many parking spaces would the completed project have? How many would the project eliminate? The completed project will have garage and driveway parking spaces. Each home will have a minimum of two-parking spaces per lot. d. Will the Proposal require any new roads or streets, or improvements to existing roads or streets, not including drive- ways? If so, generally describe {indicate whether public or private). Hoquiam Avenue NE will be Improved per City of Renton road standards. New access roads and private access tract are required to serve the subdivision. e. Will the project use· (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. Per attached Traffic Report, the proposed project Is expected to generate 241 net new daily and 28 PM peak hours. Peak hours will 0 2012 D.R. SIB.ONG consulting Eogincera Inc. SEP A Checklist Page 22 of23 Piper's Bluff Prelimiruuy Piel City ofRonton Washington • generally be 7 AM -9 AM and 4 PM - 6PM. g. Proposed measures to reduce or control transportation impacts, if any. N/A C l012 D.R. STRONG Consulting Engineers Inc. SEPA Checklist Page23 of23 • Piper's Blulf Prcliminary Plat City of Renton Washington • • 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. Yes, the proposal will result in an increase for those services typical of a residential development of this size and nature. The need for publlc services such as fire and police protection wlll be typical for a residential development of the size. School age children generated by this development wlll attend schools in Renton #403 School Districl b. Proposed measures to reduce or control direct impacts on public services, if any. In addition to payment of annual property taxes by homeowners, the proponent will mitigate the direct impacts of the proposal through the City's traffic and school mitigation programs, if required. 16. UTILITIES a. b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity: Puget Sound Energy Natural Gas: Puget Sound Energy Water: Water District 90 Sewer: City of Renton Telephone: Verizon C 2012 D. R. S1RONG Consulting Engineers Inc. SEPA Checklist Page 24 of23 Pipcr"s Bluff Pn:liminacy Plat City of Renton Washington • C. SIGNATURE The above answers are true and complete to the best of my knowledge. I understand the le -agency is re- • lying on them to make L on. ~----.. Signature: -----:---:r"::......--,-~=-=------- /u yR.Joude DATE SUBMITIED: Ai~st ~o , 2012. I C 2012 D.R. STRONG Consulting Engineers Inc. SEPA Checklist Page25 of23 Piper's Bluff Prelhninmy Plat City ofRcnton Washington I !:!I 1' !·• ! ±lnlB S,!13dld. ... ... ______ _ N W*E 200 100 0 200 Feet PIPER'S BLUFF FINAL PLAT NEIGHBORHOOD MAP s PLANNING DIVISION • Sewall Wetland Consulting, Inc. December 4, 2013 Peter O'Kane W estPac Homes LLC 7449 West Mercer Way Mercer Island, Washington 98040 Z76U O>vingtrn Way SE #2 O,vington WA <rol2 RE: Water Main Crossing Justification -Pipers Bluff City of Renton, Washington SWC Job#l2-135 Dear Peter, Phore 2.5'.IB59-{615 Fax: ~2-4Z32 The Pipers Bluff project included the requirement to connect to the existing water main to the east of the site. This work included crossing of a Category 2 wetland as well as a Class 4 water. This crossing would have temporary impacts to the wetland, stream and buffer. Under City of Renton Municipal Code (RMC) Chapter 4-3-050.M.8; 8. Wetland Changes -Alternative Methods of Development: If wetland changes are proposed for a non-exempt activity, the applicant shall evaluate alternative methods of developing the property using the following criteria in this order and provide reasons why a less intrusive method of development is not feasible. In detennining whether to grant permit approval per subsection M2 of this Section, General Standards for Pennit Approval, a detennination shall be made as to whether the feasibility of less intrusive methods of development have been adequately evaluated and that less intrusive methods of development are not feasible. (Ord. 5676, 12-3-2012) a. Avoid any disturbances to the wetland or buffer; Avoiding the disturbance to the wetland, stream and buffer is not possible. The only way to access the existing water main is to cross the wetland, stream and buffer as depicted on the "Piper's Bluff Wetland and Creek Restoration Plan" prepared by The Watershed Company dated 7- 31-13. This temporarily impacts a total of 424sf of wetland, 1 l~µ>tE\VED stream, and 969sf of buffer (total impact area 1,506sf). l'\'.t 1 MAY 2 2014 CITY OF RENTON PLANNING DIVISION 0 • b. Minimize any wetland or buffer impacts; • Piper's Bluj/7#12-135 Sewall Wetland Consulting, Inc. December 4 2013 Page2 The waterline will cross the wetland, stream and buffer in one of the narrowest area possible creating the least impact possible. The area of temporary disturbance is the bare minimum to get an excavator through the area. c. Restore any wetlands or buffer impacted or lost temporarily; and The proposed restoration includes the replacement of topsoil within the excavated sewer line area to the original grades, and replanting with a dense layer of native trees and shrubs to restore the function and plant community to this area. d. Compensate for any permanent wetland or buffer impacts by one of the following methods: i. Restoring a former wetland and provide buffers at a site once exhibiting wetland characteristics to compensate for wetlands lost; Not applicable, all wetland and buffer area disturbed will be restored to original condition with no loss of area or function. ii. Creating new wetlands and buffers for those lost; and NA iii. In addition to restoring or creating a wetland, enhancing an existing degraded wetland to compensate for lost functions and values. NA (RMC) Chapter 4-3-050.l.8b states that criteria needed for crossing of a stream and its buffer; i. Criteria for Administrative Approval of Utilities in Stream/ Lake or Buffer: New utility lines and facilities may be permitted to cross water bodies in accordance with an approved supplemental stream/lake study, if they comply with the following criteria: (a) Fish and wildlife habitat areas shall be avoided to the maximum extent possible; and • • Piper's Blujf/#12-135 Sewall Wetland Consulting, Inc. December 4 2013 Page 3 The stream is a non-fish bearing water. A Hydraulic Project Approval (HPA) was submitted and received for the project from WDFW and met all of their criteria for avoidance of critical habitat areas. (b) The utility is designed consistent with one or more of the following methods: (1) Installation shall be accomplished by boring beneath the scour depth and hyporheic zone of the water body and channel migration zone; or The boring was placed below the scour and hyporheic zone and was approved as appropriate by WDFW for a stream crossing with a utility. (2) The utilities shall cross at an angle greater than sixty (60) degrees to the centerline of the channel in streams or perpendicular to the channel centerline; or The crossing was a nearly perpendicular angle to the stream minimizing impact as required. (3) Crossings shall be contained within the footprint of an existing road or utility crossing; and NA (c) New utility routes shall avoid paralleling the stream or following a down-valley course near the channel; and The new line avoids paralleling the stream or following a down-valley course as required. (d) The utility installation shall not increase or decrease the natural rate of shore migration or channel migration; and The construction method and restoration plan should restore the stream to a condition that will not increase or decrease the natural rate of shore migration or channel migration. (e) Seasonal work windows are determined and made a condition of approval; and • • Piper's Blufj!#/2-135 Sewall Wetland Consulting, Inc. December 4 2013 Page4 The work was conducted during the seasonal work window approved by WDFW for the stream crossing project. (j} Mitigation criteria of subsection L3c(ii) of this Section are met. A mitigation Plan meeting this criteria (" Piper's Bluff Wetland and Creek Restoration Plan" prepared by The Watershed Company dated 7-31-13) has been submitted to the City. The restored wetland, stream and buffer will be monitored 4 times in Year 1, and once a year for 5 years as required by Code. If you have any questions regarding this report, please call us at (253) 859-0515 or at esewall@sewallwc.com . Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetlands Ecologist PWS #212 • • ... ~ ---~Se~w_a~I_I_W~e~t•~a_n~d_Co~n~s~u~l~ti~"-H~· -'"-c~·- ~---Z76410>vingtonWaySE#2 Phone:253-S59-0515 O,vington WA <mt2 Fax: 2.'BS52-4732 April 15, 2013 Peter O'Kane WestPac Homes, LLC 7449 West Mercer Way Mercer Island, Washington 98040 RE: Pipers Bluff Plat -Revised City of Renton Critical Areas Report & Supplemental Stream Study swc .lob#l2-135 1.0 INTRODUCTION This report describes jurisdictional wetlands and streams on the 5 acre proposed Pipers Bluff Plat, located on the east side of Hoquiam Avenue NE in the City of Renton, Washington (the "site"). Specifically, the site consists of a rectangular shaped group of four ( 4) abutting parcels in a portion of the NE 14 of Section I 0, Township 23 North, Range 5 East of the Willamette Meridian in King County, Washington. m " ,, . NE2lrd81 · i-, NE 11th st , I ~ NE lO!hP1 _} • NE 1211, 6t I s ii ' f.NE1C.h.st •' , I sm: NE 11th Cl .. ,. OLIVER M ~.Nn111ns1 : HAZEN HIGH NE 10ltl Pl,} SCHOOL NE 1Dlh5C f Vicinity Map J • ·• -., ~ f ~ I .--.:: SE IOolthSl , f I :I "!''""& f - iii, ' '.::= _ -SE 11211, St 6E. 112t"-i. I . . SE 11lth SI .5E 11<1111: ,. r-E 100. st i SE, f ~-S£ ,1171,i St -· • • Pipers Bluff/# 12-135 Sewall Wetland Consulting, Inc. April 15, 2013 Page2 The site consists of four Parcels including #1023059002, #9367, #9312 & #9144. Single family homes are present on two of the parcels along Hoquiam Avenue, and the remaining property besides the associated lawns and landscaping is undeveloped forested area. The site is proposed to be subdivided into 30 single-family residential Lots with associated roads, and infrastructure. 2.0 METHODOLOGY Ed Sewall of Sewall Wetland Consulting, Inc. inspected _the site on June 6, 2012. The site was reviewed using methodology described in the Washington State Wetlands Identification Manual (W ADOE, March 1997). This is the methodology currently recognized by the City of Renton and the State of Washington for wetland determinations and delineations. The site was also inspected using the methodology described in the Corps of Engineers Wetland.~ Delineation Manual (Environmental Laboratory, l 987), and the Western Mountain.~. Valleys and Coast region Supplement (Version 2.0) dated June 24, 2010, as required by the US Anny Corps of Engineers. Soil colors were identified using the 1990 Edited and Revised Edition of the Munsell Soil Color Charts (Kollmorgen Instruments Corp. 1990). The Washington State Wetlands Identification and Delineation Manual and the Corps of Engineers Wetlands Delineation Manual/Regional Supplement all require the use of the three-parameter approach in identifying and delineating wetlands. A wetland should support a predominance ofhydrophytic vegetation, have hydric soils and display wetland hydrology. To be considered hydrophytic vegetation, over 50% of the dominant species in an area must have an indicator status of facultative (F AC), facultative wetland (FACW), or obligate wetland (OBL), according to the National List of Plant Species That Occur in Wetlands: Northwest (Region 9) (Reed, 1988). A hydric soil is "a soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part". Anaerobic conditions are indicated in the field by soils with low chromas (2 or less), as determined by using the Munsell Soil Color Charts; iron oxide mottles; hydrogen sulfide odor and other indicators. Generally, wetland hydrology is defined by inundation or saturation to the surface for a consecutive period of 12.5% or greater of the growing season. Areas that contain indicators of wetland hydrology between 5%-12.5% of the growing season may or may not be wetlands depending upon other indicators. Field indicators include visual observation of soil inundation, saturation, oxidized rhizospheres, water marks on trees or other fixed objects, drift lines, etc. Under normal circumstances, indicators of all three parameters will be present in wetland areas. e Pipers Blujf/#12-135 Sewall Wetland Co nsulting, In c. April 15, 2013 Page 3 Following delineation of the wetland and stream on the site, the flags were surveyed by D.R. Strong Consulting Engineers (see attached survey). 3.0 OBSERV ATJONS 3.1 Existing Site Documentation Prior to visiting the site a review of several natural resource inventory maps was conducted. Resources reviewed included the NRCS Soil Survey, National Wetlands Inventory, and the City of Renton's Water Class map. 3.1.1 Soil Survey According to the Soil Survey, King County Area , Washington (Snyder et al 1973), the entire site is mapped as containing Alderwood gravelly loam soils (Map Units AgC & AgD ). Alderwood soils are moderately-well drained soil s formed in glacial till under conifers. Alderwood soils are not listed as a "hydric" soil according to the publication Hydri c Soils of th e Unit ed States (USDA NTCHS Pub No. 1491 , 1991 ). However, Alderwood soils can contain small inclusions of poorly drained hyric soils such Norma, Bellingham, Seattle, Tukwila and Shalcar soil series. Soil Map of the s ite 3.1.2 National Wetlands Inventory e Pipers Bluff/#12-135 Sewall Wetland Consulting, Inc. April 15, 2013 Page 4 According to the National Wetlands Inventory there are no wetlands or streams located on or near the site. National Wetlands Jnv ento,y map 3.1.4 City of Renton Water Class Map According to the City of Renton Draft Water Class Map , the upper reach of Honey Creek is located on the northeast comer of the site. This stream is mapped as a Class 4 stream by the City (brown stream shading). E 9th Ct. 8th Cl. • 3.2 Field Observations 3.2.1 Uplands • Pipers B/11/f/#12-135 Sewall Wetland Consulting. Inc. 117th S1 ~ April I 5, 2013 Page5 The site is located near the crest of a hill with the property sloping down to the east towards Honey Creek. As previously mentioned, several structures as well as associated lawn, driveway and landscaped area is located along the west side of the site. The area along the west side of the site includes immature red alder, big-leaf maple, old apple trees, cottonwood, dense thickets of blackberry, hazelnut, salmonberry and sword fem. The western end of the site appears to have been cleared at one time but has been re-vegetated within the last 20+ years. The majority of the site is covered with a mixed forest with conifers as the main component in the overstory. Douglas fir with several 4' - 5' dbh specimens are the dominant species in the overstory with scattered big leaf maple and red alder. Understory species include hazelnut, indian plum, elderberry, sword fem, salmonberry, and stinging nettle. Soil pits excavated within the upland area of the site revealed soils with profiles similar to the mapped Alderwood series. • 3.2.2 Wetlands • Pipers Blt!lf/#12-135 Sewall Wetland Consulting, Inc. April 15, 2013 Page 6 A single scrub-shrub, riparian wetland was identified and delineated along the northeast 'comer of the site. The western edge of the wetland was flagged with orange/black flagging labeled AAI-AA2-Al-A7, and the east side with BI-B4. This narrow band of wetland borders Honey Creek which passes through its center flowing in a northerly direction. Vegetation in this wetland consists of small pacific willow, salmonberry, lady fem, skunk cabbage and manna grass. Soil pits excavated within the wetland revealed a sapric muck soil with a color of I OYR 2/1 which was saturated within 12" of the surface. Wetland A would be classified as PSS IC (palustrine, scrub-shrub, broad leaved deciduous, seasonally flooded) according to the US Fish and Wildlife Wetland Classification methodology (Cowardin et al. 1979). According to the criteria in City of Renton Municipal Code (RMC) Chapter 4-3-050.M. I, Wetland A would be classified as Category 2 wetland. Category 2 wetlands are defined in the Code as follows; ii. Category 2: Catego,y 2 wetlands are wetlands which meet one or more of the following criteria: (a) Wetlands that are not Category 1 or 3 wetlands; and/or (b) Wetlands that have heron rookeries or osprey nests, but are not Category 1 wetlands; and/or (c) Wetlands of any size located at the headwaters of a watercourse, i.e., a wetland with a perennial or seasonal outflow channel, but with no defined influent channel, but are not Category 1 wetlands; and/or (d) Wetlands having minimum existing evidence of human-related IJ)hyyical alteration such as diking.ditching or channelization; and/or ____________ . ____ _ According to Renton Municipal Code (RMC) Chapter 4-3-050.M.l,"Wetland A" best meets this rating as a wetland with minimum evidence of human related physical ,alteration, but not meeting the criteria of a Category I or Category 3 wetland. Typically, Category 2 wetlands have a 50' buffer measured from the wetland edge. 3.2.3 Streams As previously mentioned, Honey Creek passes through Wetland A and the northeast comer of the site. As required by Code, the ordinary high water mark (OHWM) of the creek as flagged with white/blue dot flagging labeled Wl-W8 on the west side and El-E4 • • Pipers Blujf/#11-135 Sewall Wetland Consulting, Inc. April 15, 2013 Page 7 on the east side. This is depicted on the attached D.R. Strong Consulting Engineers Plat map. Honey Creek is a slow flowing mud and sand bottom stream as it flows northerly through the site. Trash, pallets and tires line the edge of the creek in this area, although otherwise, the stream appears relatively healthy with about 6'' of flowing water across its channel. The stream is strongly influenced by stormwater outfalls upstream as flow in the channel was noted to quickly increase following a rain event. The stream buffer on the project site is very healthy and includes large deciduous and coniferous tree species with a dense native understory. To the east and off-site, this buffer has been impacted by clearing and use of the areas as lawn for single family homes to the east. Honey Creek is mapped as a Class 4 stream by the City of Renton. Class 4 streams are "non-salmonid beming waters during years of normal rainfall and/or mapped on Figure 4, Renton Water Class Map, as Class 4". According to RMC Title IV Chapter 4.03.050.L.5.a, Class 4 streams have a 35' butler measured from the OHWM of the creek. Although Honey Creek is a non-fish bearing water in this reach, approximately V. mile downstream of the site this creek does become fish bearing. As a result this portion of the creek (and associated wetland) has an important function in providing a hydrologic source and attenuating low flow periods of year for the downstream fish bearing section. Wildlife use of the creek is limited to typical urban tolerant wildlife including deer, raccoon, coyote, 4.0 FUNCTIONS AND VALUES The wetland on-site was analyzed for function using the Washington State Department of Ecology Wetlands rating System for Western Washington. This system is typically utilized to classify wetlands, but the classification is function-based, scoring three main functions, I,) water quality, 2) hydrologic function, and 3) habitat functions. Wetland A-Wetland A was rated as a riparian wetland and scored a total of 52 points indicating a Category 2 wetland under this system which indicates moderate-high overall functional value. Its highest scoring function was for water quality which scored 20 points, and its hydrologic function was moderate at 18 points. Habitat value was generally low at 15 points due to the lack of unique habitat features, lack of a variety of plant communities, and the close proximity of development to its boundaries. • 5.0 REGULA TIO NS • Pipers Bltif!/# 12-135 Sewall Wetland Consulting, Inc. April 15, 2013 Page 8 In addition to the wetland regulations previously described for wetlands and streams, · certain activities (filling and dredging) within "waters of the United States" may fall under the jurisdiction of the US Army Corps of Engineers (ACOE). The ACOE regulates all discharges into "waters of the United States" (wetlands) under Section 404(b) of the Clean Water Act. Due to the increasing emphasis on Endangered Species Act compliance for all fills of Waters of the United State and Waters of the State, both the Corps of Engineers and Washington Department of Ecology should be contacted regarding permit conditions, compliance, and processing prior to commitment to any fill of wetlands or streams for this project. 6.0 PROPOSED PROJECT The proposed project is the construction of a 28 lot subdivision with associated access road, and storm water facility. The outlet of the stormwater facility will also pass through the wetland buffer. This is an exempt activity within the wetland buffer according to RMC Chapter 4-3-050.C. However, any area disturbed during installation of the outfall will be restored with native trees and shrubs. 7.0 HYDROLOGIC ASSESSMENT The proposed project has been designed to avoid the wetland, stream and its associated buffer. However, the proposed stormwater outfall will disperse water from the site to the buffer area and the associated wetland and stream. Wetland A is a narrow band of riparian wetland which is strongly influenced by Honey Creek flows as well as outflows of stormwater facilities located south of the site. The creek and water entering the site from the south are the main sources of hydrology to the wetland. Other hydrologic inputs to the creek include direct precipitation as well as potentially some minor surficial groundwater outflow from the site. The amount of water flowing from the sites surface to the wetland and creek appears minimal, with no evidence of sheet flow and only a potential minor contribution from infiltrating precipitation. The project proposes to discharge water from the stormwater facility to the edge of the wetland in a rock lined dispersal pad. This should insure water that currently makes it way from the site to the wetland and creek continues to do so. • • Pipers Bluff/# 12-135 Sewall Wetland Consulting, Inc. April I 5, 2013 Page 9 Based upon the calculations in the Revised DR Strong Drainage Report for Pipers Bluff (dated January 31, 20 l 3-see table below), there is a minor increase in the flow rates off the site from pre-developed rates. This should insure the project will not dry out the wetland, and that adequate hydrology enters the wetland to maintain its viability. DESIGN INFORMATION INDIVIDUAL BASIN Water Qualitv desian flow Water Quality treated volume Drainaae basin(sl Onsite area (inlcudes frontaael 4.98 Offsite area 0 TvnA of Storaae Facilitv Pond Live Starace Volume <re, uiredJ 69132 Predev Runoff Rate 2-vear 0.139 10-vear 0.241 100-vear 0.402 Developed Runoff Rate 2-vear 0.928 10-vear 1.12 100-vear 1.88 T voe of Restrictor Fron-Tee Size of orifice/restriction No. 1 0.88 No.2 1.50 No.3 1.40 Above: Table from DR Strong Drainage Report Jfyou have any questions regarding this report, please call us at (253) 859-0515 or at esewall@sewallwc.com . Sincerely, Sewall Wetland Consulting, Inc. Ed Sewall Senior Wetlands Ecologist PWS #212 Attached: Data Sheets WADOE Rating Form Site Plan/survey • REFERENCES • Pipers Bluff/#12-135 Sewall Wetland Consulting, Inc. April 15, 2013 Page IO Cowardin, L., V. Carter, F. Golet, and E. LaRoe. 1979. Classification of Wetlands and Deepwater Habitats of the United States. U.S. Fish and Wildlife Service, FWS/OBS-79-31, Washington, D. C. Daubenmire, R. 1959. A canopy-coverage method ofvegetational analysis. Northwest Science 33:43-64. Diers, R. and J .L. Anderson. 1984. Development of Soil Mottling. Soil Survey Horizons, Winter 1984, pg 9-15. Environmental Laboratory. 1987. Corps of Engineers Wetlands Delineation Manual, Technical Report Y-87-1. U. S. Army Corps of Engineers Waterways Experiment Station, Vicksburg, Mississippi. City of Renton Municipal Code Hitchcock, C. and A. Cronquist. 1976. Flora of the Pacific Northwest. University of Washington Press, Seattle, Washington. Munsell Color. 1988. Munsell Soil Color Charts. Kollmorgen Instruments Corp., Baltimore, Maryland. National Technical Committee for Hydric Soils. 1991. Hydric Soils of the United States. USDA Misc. Pub!. No. 1491. Reed, P., Jr. 1988. National List of Plant Species that Occur in Wetlands: Northwest (Region 9). 1988. U. S. Fish and Wildlife Service, Inland Freshwater Ecology Section, St. Petersburg, Florida. Reed, P.B. Jr. 1993. 1993 Supplement to the list of plant species that occur in wetlands: Northwest (Region 9). USFWS supplement to Biol. Rpt. 88(26.9) May 1988. • • WETLAND DETERMINATION DATA FORM -Western Mountains, Valleys, end Coast Region Projoct/Slte: \--1-... :z+,.1 r' I -;-Clty/Coun1y: f2..-, h:, -0 Sampling Date: /., -<'f -I '- Applioant/Ownet: ----------------------s-: Sampling P<>nt: b I" .:11'. I lnve&ligator(•l: __ __,,g,e::::,:,J:____;&=~.._.._l)=='-----Section, Township, Range: ______________ _ Landfonn (hUlslope. terrace, etc.): Local relief (concave, convex, none):-------Slope(%); __ _ Subregion (LRR) ------------Lat:--------Long: Datum: ___ _ Soil Map Unit Name: NW1 claaaificatlon: -------- Ive climatic/ hyclrotogic condition, on the site typical for thia time of year? YN __ ·_ No~ (If no, explain In Remarks,) Are Vegetation __ , Soil __ , or Hydrology __ tig:nlfi<;antly disturlM,d? Aro "Normal Circumatancu" presem? Vea / No __ Ate Vegetation_. SOIi __ • or Hydrotogy __ naturally problematic? (II needed, explain any answera In Remarks.) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, Important features, etc. Hydrophytic Vegetation Present? v .. ,/ --No lo the s,mpl9d Am Hydrlc Soil Present? v .. --: :;-, within a Wetland? Yee No / -nd Hydrology Preoent? Yes ------ Remarks: A'"'""' ,,.__..,,,. r141..._F..JJ VEGETATION -Use scientific names of plants. Absolute Dominant lndi<ator Dominance Test worksheet: Ime Stratum (Plot alze: • .l!i.!.!ralL .§a!l!U1 ...blYL Number of Dominant Species 1. o.,u1~~5 A,J#!.NY<J• 11• (. " --E""'"' That Afe 08L, FACW, or FAC: I (") 2. ------Total Number of Dominant 3. ---------Species Across All Strata: 4 (B) •• ---------___ • Total Cover Percent of Dominant Species ;,. <, That Are OBL, FACW, or FAC: (1\18) SIR!inotShru~ §tr!1Ym (ptot lite: I 1. J2., l.vJ ,/,[t'e /...,-..3.JL __ rAfv Pf'9¥Ultnce Index worbheet: 2. i? <, i,~, t"' . "~ " ';;. .1!L --f'A'( Imai !a Covar et· MWtiiaflt tn'.· 3. OBLspeaeg x1• --------- •• ---------F "CW 9jlOCies x2:; 5. ---------FAC-,3• ___ =Total Covar FACUs-••• tmb stratum (PIOI me: ' UPLapeciel x5• .£!:!_ __ ~ 1. )',~ ,},,(.--.. ,.,..,_.,Jc, J Column T otalo: (A) (B) 2. --------- 3. Ptava~ Index = BIA : --------- •• ---------Hyd-yUc V-tlon Indicators: 5. ---------_ Dominance Teel ii >50% 8. ---------_ Prevalence Index is s3.01 7. ---------_ Morphological Adaptallons, ( Provide supporting 8. data In Remarks ot on a separate sheet) ---------_ Wettand Non-Vascular Plants 1 9. ---------_ ProblemaUc Hydrophytic Vegetation' (E1tplaln) 10. ---------1Jndicaton of hydric soil and wetland hydrology must 11. ---------be present. unktH dillurbed or problematic. ___ =Total Cover Wood~ ~'Ill Sl!IIYm (PkJt size: ) 1. ---------Hydrophytlc 2. VegWltlOl'I No/ ---------Prennt? Yoo ___ =Total Cover -- % Bare Gto1.md in Herb Stratum Remarks: US Army Corps of Engineers Westem Mountains, Valleys, and Coast -Interim Version • • SOIL Safflllling Point· b t' 2.. Profile O..crfptlon: (Describe to the depth needed to document the Indicator or confirm the abnnc:e of lndlGatora.) ~ Mild! B&ois EalYr!I (AdlesJ k2!m (!Il9:tan _jl_ ~2tC!'.!lmst} _L_~~ Toxturt B1marks J.. .. , .., .,FF------------Lt /P'/.11 J.L3 ------------'j ~ L.. ------------ ----------- ------------ ------------ --------- ------------ 'T .. -: C=Concentration, O=zn-a.ttc,n, RM=Redueed Matrht CS=COvered Ot Coated Sand Grains. 1Locatlon: PU=Pore Uni ..... M•Matrix. Hyd,tc Soll Indicators: (Appllcabla to all LRRs, unlGSs othefwlaa notad.l Indicators for Problematic Hydrlc Soi1s1: _ HISlosol (A 1) _ 5andy RedOX (55) _ 2 cm MUCI< (A10) -Hilli<; EpipedOn (A2) _ Slripped Matrix (86) _ Red Parent Malarial (TF2) _ Black Hlslic (A3) _ Loamy Mucky Mlnefal (F1) (except Ml.RA 1 J _ other (Explain in Remarks) _ Hydrogen Su-(Ml _ Loamy Gleyed Matrix (F2) _ Depleted Below Dark Surtace (1111) _ Oepleled Mlllrix (F3J _ Thiel< Dark Surfac:o (A12J _ Redox Dark Surt-(F8) ~ndicatcrs ol hydlOl)hylic vegetation end _ SandyMuckyMineral(S1) _ Depleted Derk surtece (F7J -land hydrology mUSI be present, Sandy Glayod Malri, (S4) Redox Depressions (F8) unleaa disturbed or problematic. Reatrlctlve Layer (If present): Type: Depth (inehea): Hydric Soll Presant? Vu No v Remar1':1: I ,.._,J, r' ..._ /-.,,../ .,.,,. HYDROLOGY WIiiand Hydrology Indicators: Prtmm lnd)cator1 (min/mum gt one llKIUlred· check au that apply) Semndarv lndieatoat (2 or more required) _ Surface Water (A 1) _ Waler.stained leaves {89) (except MLRA _ Watet•Stained l88VN (89) (IILRA 1, 2, _ High w-Tobia (A2) 1, 2, 4A. and '81 4A, and 48) _ saturaUon (A3) _ Salt CM1t(B11) _ Drainage Patterns (810) _ Wala< Matka (81) _ l\qualic lnvertabr-(B13) _ Ory-Season Walat Table (C2) _ Sediment Deposits (B2) _ Hydn)gen Suffida Odor (C1) _ Saturation v,.;ble on Aarial Imagery (C9) _ Orffl OapoallS (83) _ Oxldlzad Rhizospherff along Living R-(C3) _ Geomo~ Pollltion (02) _ Algal Mat or Crust (B4) _ Presence of Reduced Iron (C4) _ Shallow Aquitard {03) _ Iron Deposits {BS) _ Recent Iron ReductlOn in Tilled Solll (C8) _ FAC-Neutral Test (D5) _ Surtace Soil Crncl<s (B8) _ Stunlad 01 Stresaed Plant> (01 )(LRR A) _ Raised /Int Mounds (081 (LRR Al _ Inundation Visible on Aerial Imagery (B7) _ Other (Explain in Remarks) _ Frost-Heave Hummocks (07) Sparsely Vegetaled Concave SU1faca (B8) Flald Observations: / Surface Water Pruent? Yea No Depth (inches): ----- waie, Table Present? Yes= No ~Pih (inchol): ___ _ Saturation Present? Yes __ No __ Depth (Inches): ____ _ Weuand Hydrology P ... ant? Yea __ No/ {includes canillarv frinne \ Describe Recorded Data (atream gauge, monitoring wen. aerial phOtos, previous inspections). if available: RemarkS: US Army Corps of Engineers Westem Mountains, Valleys, and Coast -Interim Vera.ion • • WETLAND DETERMINATION DATA FORM -Western Mountains, Valleys, and Coast Region Project/She: __ ;k.'--'--'"--U-V-=-"---------City/County: _....cTZ....J.c..;.;;.._h,_,.., ____ Samplng Date: (p -"1 -I '2.. Appllcant/Ownar: --------~~----------State: ___ Sampling Point: bf' Z. C ..,.,/-A) lnvaaligator(s): __ ~J:.~,J __ ~'b-t=-"".c.....J.),=..,'-'----Section. Townah;p, Range:--------------- l.8ndform (hUiatope, terrace, etc.);----------Local relief (concave, convex, none):-------Slope(%): __ _ Subregion (LRR): ------------Lat: ________ Long: Datum: ___ _ Soil Map Unit Name: NWI claslificatlon: -------- Are cllmalic I hydrologic conditions on th~ alte tvr,tcal ror this time of vear? Yes __ No v"""' (If no, explain in Remarti.a.) J Are Vegetatkln __ , Soil __ , or Hydrology __ significantly disturbed? Are "Normal Circumatancu" Pf8$8rt1? Vea __ No Are Vegetation __ , Soil __ . or Hydrology __ naturalty probfematic? (II needed, explain any answers in Remarks.) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, Important features, etc. Hydroph)'llc VegetaUon Presenl'I v.. / No Hydrie Soll Present? Yea~ No== WetlandHydrologyl're&ent? v .. ~--No __ te tho Samp1111 Area Yn /No within a Wetland? Remarka: VEGETATION -Use scientific names of plants. Abso"" Dominant Indicator Dominance Tnt worksheet: Irtt Stratum (Pict size: • ~~...&ilta... Number of Dominant Species 1. ---------That Are OBL, FACW, or FAC: "2. (A) 2. ---------Total Number of Dominant 3. ---------Species Acrou All Strata: "2-(B) 4. ------ • Total Cover Percent of Dominant Speciel I (Ji.) ---That Ate OBL. FACW. or FAC: (A/8) §lgUnatShwb SllJIM!D (Plot size: ) 1. p,.,1,vs; :,y.A l,1J ...212...... rA-'-Ptwalence Index worksheet: ------ 2. ---------Total 'tft Coyer of" MY!lilzlltb:t· 3. ---------OBL species x1• •• ---------FACW species x2• 5. ---------FACspecle& x3• ---~ Total Cover FACU apacles ••• l:mflz §tratum (Plottize: I UPL-xS• 1. A ti:,,.r-''-p; 1,-., k,~,, ..... ~ ~--F/<C-Colurm Totals: (A) (B) 2. --------- 3. Prevalence Index o BIA 1:1 ---------•• ---------Hrdrophyllc Vegetation lndtcatorw: 5. ---------_ OomlnaoceTeati1>50% 8. ---------_ Prevatence Index is S3.0 1 7. ------_ Morl)hologlcal Adaptations' (Provide supporting 8. data in Remarb or on a 1epa,ate sheet) ------Wetland Non-VaseulaJ Plant&' 9. -------_ ProbJematk Hydroph)'tlc Vegetation 1 (Eiplain) 10. ------1lndicatora of hydric soil and wetland hydrology mu11t 11. ------be presenl untea& disturbed Of problematic. ___ a Total Cover Woodv ~!WI W!mYID (Plottize: ' 1. ------Hydrophytle Yts~ No __ 2. Veg ... tlon ------Prnent? ___ =Total Cover % Bare Grouoo in Herb Stratum Remarks: US /vmy Corps of Engineers Westem Mountains. Valleys, and Coast -Interim Version • • SOIL Sampling Point" Profile Dncrtption: (Delc:riba to the depth needed to document the Indicator or eonnnn the ebeenc:a of lndleatora.) Depth Miteix Bg~ftl™M (inchesl CokK (motlt\ _lL_ Color lmoist~ J._ . .lYJlL. ...I.L Texture Rema(lSI !5: /pV/L ~// -----------,.,..,_.t,l\,w'IJ,.. ;t, t. i>'-/h 1,/ / ------------7~ I ------------ ------------ --------- ------------ ----------- --------- 1T··"'"': C-Coneentration, O=De..J ... lon, RM=Reduced Matrix CS=Covered or Coated Sand Grain,. 2Loeation: PL•Pore Uniru,, MaMatrbc, Hydrtc Soll Indicators: (Applicable to all LRRs, unleos oth8fWlso notad,I Indicators for Problematic Hydt1c Soila": -~osol(A1J _ S8ndy -(S5) _ 2cmMuck(A10) _ Histic Epipedon (A2) _ Stripped Matrix (S6) _ Rod Parent Maleriol (TF2) _ Block Hi.tlc (A3) _ Loamy Mucky Mln••I (F1) (exceptMLRA 1) _ other (Explatn in Remark•) _ Hydrogen Suffide (M) _ Loamv Glloyed Matrix (F2) _ Depleted Below Dar1< Surtace (A11) _ Daple1ed Matrix (F3) _ Thick Dar1< Surface (A12) _ Rodox Dar1< Su~ac:e (F6) ~ncfocaton of hydn)c>hytic vega1atlon and _ SandyMuckyMineral(S1) _ Depleted Dari< Surface (F7) wetland lrjdrt>logy mual be praaont, Sandy Gleyod Matrix (S4) Rodcx llopre$110ns (F8) unless dlatufbed o, problematic. Reelrfctlve Layer (If-I: Type: Depth (lnchetl: Hydrtc Soll Prnont? Yn .,/ No Remartc.a: HYDROLOGY Wollond Hydrology Indicators: e!:i!I!!D! lm'!latm! (!!!iOiaY!!ll 212D! t!W:!!r~· ct,eck ga tt!!! aeeh'.) S&m!m!D! tndicatom l'.2 2!: D'.!!!I msaulrmU _ Surface Water (A1) _ Watw-Stalned Leaves (B9) (exc.pt MLRA _ Water-Stained Leaves (89) {IILRA 1, 2, ~alerTBb11o(A2) 1, 2, 4A, and 4BI 4A, and4BI lien (A3) _ Sa1tCrust(B11) _ Drainage Penems {810) _ W-Marb(B11 _ Aquaticlnvel1obtatu(B13) _ D,y-Season Weier Table (C2) _ Sodimont Depoails (82) _ Hydmgen Sullido Odor (C1) _ Sa1uration v.,.;bla on Aerial Imagery (C9) -Drift Deposits (831 _ Oxidized Rhlzotphefe& along Living Rcots (C3) _ Gaomorphle Poollicn (D21 _ Algal Mat or Crust (B4) _ Preaenceo1Roducodlron(C41 _ Shallow Aqurtanl (D3) _ Iron Deposits (851 -Recent Iron Reduction in Tilled Soils (C8) _ FAC·Nawal Test (051 _ Surtace Soil Cracks (B6) _ Slunled or Stressed PlanlS (D1 l(LRR A) _ Raised Ant Mounds (D61 (LRR Al _ Inundation Visible on Aerial lmag,ery (87} _ Other (Explain in Rematb) _ Frost-Heave Hummocks (07) Sparsely Vegetated Concave SUrfa<e (881 Flald Obsetvatlons, Surface Walftf Present? v .. __ No__'.'.'.'. Depth (inches): Water Tab1e Present? Yes ,/No __ Depth (lnchea): C, v .. J Saturation Present? Yes~ No __ Depth (inches): (2""" Wetland Hydrology Present? No --tlnctudea caDillarv frin,...\ De&erlbe Recorded Data (stream gauge. monitaring well. aerial photos, previous Inspections), if available: Remartcs: US Army Corps of Engineers Westem Mountains, Vafleya. and Coast -Interim Version Wctbat nnno or mumbcr WETLAND RATING FORM-WEn'ERN WASHINGTON Vcnkm l • Updated Ju.ly 2006 lo ~IO accu.rtey qd reproducibility mong UOl'I Updlttd Oct 2001 •ith the -WDFW ddinltioas for priority habitm Nmne ofW<tland (ff known), IN« t\..l Jt /!5 · H,.1<,.J IJat, ofot, ,,;,;, G, ·"1-I -Z.. Rated by J;l b.J} TnlincdbyEcology? Yes_No_ Dateoftraining___ SEC: 1WNSHP, RNOE, IaS/T/RinAppcndhc.D? Yes_ No_ Map of wetland unit: Flgure__ Estimated size __ SUMMARY OF RATING Category based og.FUNCTIONS provided by wetland I_ n_/_ mm_ IV_ Category I -Score >-70 Category II-Score .Sl-69 Category m -Score 30-SO Ca~ IV .. Score < 30 Score for Water Quality Functions Soore for Hydro logic Functions Score for Habitat Functions TOTAL score £or Functions Category based oo SPECIAL CHARACl'ERISTICS of "ctlaod I_ Il_ Does oot Apply_ I Final Category(,...,. the "hlgb,sl" "'"''"" lmn ,,-.) G Sum_m~ry 91.basi~ .~I~nnation about the ,te~d ~nl~ =-~::::J-·:~.,:.· ... ~.=!~'?f}r<l Bstmrlne ""'-lonal Natural Herlt Wetland RJverlne IJ,I BoR ~-frlnH Mature Forest _ _L~ 9~-~t9!fib Forest l. il18'! Con:taJ l.qoo~ I I Fruhffater Tidal lutefflun~ I I/ None of the above I \Jf"Ct=kifunithllsmu.ltiple li9M. elusca present Wetland Rating FOl'ffl -wetll:m Washinpm A:a1111t2(X).I vwwioa 2 To bo 1IRd with Ecolo,y Pl:blicaticm 04-06-(ID Wctlnd m:mo or 1111:111.ba- Does the wetland unit being rated meet any of the criteria below? If you answer YES to any of the questions below you will need to protect the wetland according to the regulations regarding the special chanicteri1tics fo~ in the wetland. ;\> Check Un tor.Wi:tl,md('Iliat May: Need Ailditfonal Protection\ -:, :·:-.... ·2:y<in·addidoD .. tOiliCnroteriiOn:l'eCOmmeri:ded.for iu · .:, YES . SPJ. Hu Im wetland rtnit been documenad as a habitaJfcr any Federally listed 11rreateMd er Endangered animal or phurt species (TIE ~des)? For the purposes of this rating system. "documented~ means the wetland is on the .......... nriaic state or federal database. SP2. Has the wetland llnit betm documenJed as habitat for any Slat• listed Threamwd or Endtmgrred animal species? For the purposes of this rating system. "docwnented~ means the wetland is on the appropriate state database. Note: Wetlands with State listed plant species arc cateaorizcd u Cafen-• I Natural Heritaae Wetlands fscc n. 19 of data form\. SP3. Does the vedi:md imil contain individuals of Priority species listed by the WDFW for 1M slate? SP4. Does the wella,rd rmil hove o local signifzcance bt addilion to its.functions? For example, the wetland he been identified in the Shoreline Muter Program. the Critical Arcu Ordinance, or in a locaJ management plan as having special significance. To complete the next part of the data sheet you w;// need to (ktermtne the ijydrogeomorphic Class q(the wetland being rated . NO . r/ / ./ ./ The hydrogcomorphic classification groups wetland! into thoac that function in similar ways. This simplifies the question, needed to answer how well the wetland function1. The Hydrogcomorphic Clas, ofa wetland can be determined using the key below. Sec p. 24 for more detailed insuuctioru on clauifying wetlands. Weti,nd Rating Form -WQlcm W•hington 2 venion 2 Updated with ni:w WOfW definitions Oct. 2001 August:2004 I/ • , • Wdlmd na:mo c.-1111111.bcr Qwification of Wetland Units in Western Washington It ~he hy~.hRk: c~ ~-(~_ach q'uktfOll"O _b~:':Pf'ly ~:-~:.en~ t!Uitt1~~:((·. '_. rat,d, you·pnbably.uve·allliltmlhmil!llple.HGlll<l~flltlti!J.••·ldiiiruywtifch···.·:, --~~·~~.~:.ct~~~?·' -~~r~~~l!:f;~~~,~:,·/i_\}_·:~i-J{Nrt~"?};{\:;· 1. A~~vet, in the entire unit usually controlled by tides (i.e. CXccpt during floods)? ~ YES -the wetlmtd clan is TldaJ Fringe If yes, is the u.linity of the water during periods of annual low tlowbeJow0.5 ppt(parts per thousand)? YE.S-Fresbwatt-rTldaJ Frtngit NO-SaltwaterTldaJ Fringe (Estuarlne) If year wetland can be cl as.rifted cu a Freshwakr Tidal Fringe usr tlwforms/01' Rivrrine wetland,. If it i.J Saltwater Tidal Fringe It i~ rattd a., an EstNarin.e wdland. Wetland, that were called estuarine in the first and 9CCO!ldeditions oftbc rating system are called Salt Water Tidal Fringe in the Hydrogc:omorpltic Clusificmion Estuarine wetlands were categorized separately in !be earlier editions, and this !ICparation is being kept in tllis revision. To maintain consistency between editions, the term ''Estuarine" wetland i1 kept Pleuc note. however, that the characteristics that define Category I and n ertuarine wetlands have changed (sec p. ). 2. The entire wetland unit is flat and precipitation is the only souroc (>9QG/,) of water to it Groundwater and 1urfacc water runoff arc NOT sources of water to the unit C NO pg tn.} YES -The wetland clan is P'l•ts If your wetland can be clu.sificd as a "Flats" ~and. use the fonn Cor Depr,!SSlonal wetlands. 3. Doe1 the entire wetland unit meet both of the following criteria? _The ~tcd part of the wetland is on the shores ofa body of permanent open v.,tcr (without any vegetation on the aurfaec) at least 20 acres (8 ha) in size; A! least 30% o(the open water area is dccpcr than 6.6 ft(2 rn)? C:~"O---.. "'· ~:5 YES-The wetland clus is Lake-rrtnge (Lacustrlne Fringe) <I. Docs the entire wetland unit meet all of the following criteria? The wetland is on I slope (Jape ean Eld wry graduaf), Tile water flows through the wcdand in one dim:tion (unidirectional) and usually comes from seeps. It may flow subsurface, aa ,hectflow, or in a swale without distinct banks. __ The water leaves the "Wetland without being bnpoundfti? NOTE: Suefou waler dou not pond in lhue type of w•thmtb ""pt ooca.nonally in wry small and sl,al/u,,, depre.uiau or hdtind hummocb (MprrMions on IUVOlly ii;~-:.~·;:s d;-ter aml /a3 than I foot dup). (~ Y!S -The wetland class is Slope Wetland a.tin1 Form -'fcdcnl Wuhinstoii 3 -.ion 2 Updated Wdh-\\oDFW ddinitiors Oct. 2001 Anpt'.2004 Wetlald namo or number 5. Does the entire\\'etland unit mfft alloftbe following criteria? ~ unit is in a valley, or stream channel, where it gets inundated by overbank flooding from that stream or river ~ ovcrbank flooding occun at least once every two years. NOTE: Thie riwri~ IDlit can contain depressions that rkl'e filled with water when tM ,+,er U nol.jlooding. _ ........ -------·-·"· ";--=--~ NO-goto6 x.e.:,~wetland clus is RiverlM-=:)" 6. Is the entire v.dand unit in a topographic depression in which water ponds, or is satun.tcd to the surface, at some time during the year. This mean., that any ou.tl•t. ifprrsent, is higher lhan the interior oftm! wetland NO -go to 7 YES-The wetland clus is DepressionaJ 7. Is the entire wetland unit located in a very flat area with no obvious depression and no overbank flooding. The unit docs not pond surface water more than a few inches. The unit !ICems to be maintained by high groundwater in the area. The wetland may be ditched, but hu no obvious natunl ou1icl NO -go to 8 YE-S-The wetland class is Depressional 8. Your wetland unit 11CCR1S to be difficult to classify and probably c.ontains several different HOM clasca. For example, ,ecps at the bHe of• slope may grade into a riverine floodplain, or a small strum within a depress.ional wetland has a zone of flooding along its Irides. 00 BACK AND IDENTIFY WHICH OF TIIE HYDROLOGIC REGIMES DESCRIBED IN QUESTIONS 1-7 APPLY TO DIFFERENT AREAS rn THE UNIT (make a rough sketch to help you decide). Use the following table to identify the appropriate clus to use for the rating system if you have !ICVcnsl HOM classes pmcnt witruo your wetland. NOTE: Use this table only if the class that is recommended in the second column represents 10% or more ofthe total area of the wetland uni! being rated. Ifthc area of the class listed in column 2 is less than lQf'J. ofthc unit, classify the wetland using the clan that represents more than 90'.r. of the total area. .HGM ctaaa wtthm.thi, wetland.amt bnn11 raud HGMCloss toUn'iitl«ttfn• · Slooc + Ri\'fflne Riverine Slone +De sional msional Slooc + Lakc-frinite Lakc-frinae 1 Jo"nn:a,ional + Riverine alonir: ,tream within bowi.darv -.rcssional rcssionsl + Lake-frimte Tlrnrcssional Salt Water Tidal Fringe and any other clu, offre,bwater Treat as ESTUARINE under ""'1and wetlands with special characteristics If you are unable still to determine which of the above criteria apply to your wetlarxl, or if you have more than 2 HOM classc:s within a wc:tland boumll')', classify the wetland u Depresslonal for the rating. Wlltbnd R.ltm1 Fonn-westa'II W11hinpn <I vaiiion 2 Uputed wilb new WDFW dmnitiom Oct. 200I Anpst 200, • • Wetland nano or nlfflWCI" R ·~;;r%4k~~~~~~~~1#if.;@I~1~:'' R l. Don She 'ft'etland ua.it bne the IZll!!JUl!lto hnprove "•ter quality? j ~n p.$1) R R I R l.1 Arca of surface dcpre:a:ions wi1bin !he riverine wetlmd that m tn.p 9ediments rlgure -I during I flooding event Dopressl:oas cover >314 uca ofwetllnd point,= 8 Dcpreasion! cover > 1/2 aroa of wctland points • 4 If ~nions > " of arn of unit draw pol)'DOM, on urlal phcto or ""'.R-,--_ ;i) Depressions p-e,icn.t but oover < 112 uca of ~d \. pgipte • No depression, pn::sent · point, .. O '2. R IF .... _ R 1.2 ChanlCteri!lics of the vegetaticn in the unit (11a1 wilh>90% co-nr at 1*10ft ,, Trees or lhrubs > 213 lbc area of the unit ,S ... ') 1'rees or shrubs > 1/3 area of 1hD unit poinb = 6 Ungrazed, herbaceous plants> 213 area of unit points -6 Ungrazed bernaoccus plants> 113 area of unit points ~ 3 7recs, shrubs. and IUlgruc:d herbaceous< 113 lfCI of unit points -0 ""l5' Aerial ns of dm.i.nt ----- R AddtMpotnt,mtlwbcztt,,abow •f-~--• R R 2. Doet the wetland unit h11Ve the oPPPrtunitt to improve "•kr qualtty? (stt p.53) R Answer YES if you know or believe there are polhrtmtl in groundwater or surface wsia- oornin1, into 1hc wctla:nd that would olhcrwiso reduce water quality in :snans. lllke! or groundwater downgndiem from the wetlmd? NOie wlrlclr r;ftlwfollowlng condlttmu provld. tli.• ""''"' of pol/Jdann. A 11nit may hav. polbda,,t, COflff,rgfro,,i -ra1 10,m:u, hut airy ,tngu sou.,c:1 would q,taltfy a:, appornurtty. ~ng in the WGtl.and or within ISOft -lmtreatod srmnwatcr ditcbarps b wetland -rt11ed ficldll tt «chards within 150 feet of wetland -A stream or cul'fffl dis:bargcs into M:dand that drains ck:Ycloped ueu, ~cntial areas. firmed fields, roads, ot clear-cut logging -Residential, urbcn lfDaS, golfcoanc, an, within 150 ft of wetland -The river or stream linkod to the wetland hu a contributing bum when, human tctivities have RiKd levels of sediment, tmcic ccmpounds or nu1riarts in lhc river water above standards fur •~quality -Other YES mJ;li~ NO multiplier is 1 IQIAL.· W•ter Qullllty Functions Multiply the score from R 1 byR 2 A.dds~totabhon.p.1 Comments Wcdmd bting Form -~ W..tiiqlna 7 version 2 U~ with new WDFW di:ftnidom 0d. 2001 -·- multiplier ,_ iO Wctbod mmo orawnbcr __ R':'..'R/~e and Riahwl!ltr.1.idal Friligc:\Vctlands, < . . .·· · . ·Points· f}.;'f ~~:~e~n~t~~~Bthat~~ ,;tiridiom ~.'rcdl10C• ·,(,altjt-, .. .,..-, R 3. Does the 'ft'etland unit have tile l!2lmtt!I to reduce Ooodtng and el'Olkm? (11«p.5,IJ R R J.1 O!.ancteristics oftbe ovffllank sttnge the unit provides: Figura_ EsttWKde the average wtdlh of the -,1,:md u.nit pe'Pffldicu.lar lo tlN dJrection of the flaw mrdthe width of ti. 111Yt:Un or rivu chamvl (dirtanc, brttwun banks). Calculat, tha ratio: ( a¥er"Qge wldlh of ,mitY( 0\/erage width of 1tnam between banb). Ifthc ratio is more than 20 points"' 9 Ifthe ratio is bctwmt 10-20 points'"' 6 If tho rsrio is S • <10 c:;:=-L If the ratio. i1 1 -<5 lfthe ratio is< I po1.nts• 1 '2,.. Aerial ohoto or ITIID shoWlna avera-'Mdlhs • R R 3.2 Ol~stics of vegetation that slow dovm water velocities during floods: Tnat Figure_ large woody/Ubr/1 ar "'fo,wn or,1-b-. Cltoose 1Mpot1111 appropnarefortM but ducrip(ion. (pol)'JOnl need to han "90% COl'U •person hei;t..NOT eo-nlin@ F«cst or shrub for > 113 area. OR herbaceous plants > l/3 &JQ * Ford m shrub for> 1/IOarea OR bcrbacco,n plants> 1/3 uca pomts • 4 Vegetation docs not meet above criteria points .. 0 Aerial ohoto or mao , ....... _ -'--ons of ~,.ni ··--n .. _ ; R Add tM pou,u Uf ti,-baru abr7.>9 •:3::1 R R 4. Doa the wetland unit ban the gpportpnjry to red ace flooding and erosion? (SH p.57) An!'A'a' YES if the wiit isin a location in the watershed ~ tic flood storage,. or reduction in water velocity, it p-ovidcs helps protect dow.adnlam property and aquatic raouroos from flooding er ottellive and/or erosive flows. Nor, which of tlfffolb:Mtr,g -~-ly. lbc:re are human stracrum and activities 00\fflstream. (roads, buildings. bridges. farms) Uut can be dunagcd by flooding. -There ue natul'II n:soun:cs dowmtream ( e.g. salmon rcdds) 1ha.t can be dcnaged by flooding -""" multiplier /J1nnHT NO tf th• major IOllrCe of watu to tiff. wetland ts controlled by a n:UWJrr or tiff wetlandu tiff litMs t( a dike) 2 YES tlultiplicr i~ NO multiplier is 1 R TOTAL -Hydrologlc Functions Multiply the acore from R 3 by R4 I g-A.ddsctJnto tlUJhonp. J • Comments Wellaed Rating Form --.1ern W•hmgton kiBQf:2004 VUlioa 2 Updated 'lrilb new WDf'W dcbitiom Oct. :ZOOS Wcclmd name or 1U1111bcr Wctland oa:IHI or umba- ~=n"~';i~7l!r&~i!~~(, ···•·tfff.~', H 1. Don the "Wetland unit have the potepda) tu pmvkle habitat for mny ~'l H l.l V9t0tjop d:l'llctun: (.W p. 1'l) Ch¢clc rh11 l)psl of ...,aatton clasa.1 pre1ent (as defined by O,,wardin)-Sus tluwltoldfonach cla:1 UV. acr. or"'°"' than JO'U oftl,11 ar~ tf 111'/it IJ mralhr titan 1.5 at:rU. __ Aquatic bed e ·-= !hrub (ll!'OU when: shrubs have >30% cover} . le, L ., ~F • .-..-k __ (areuMlcntreeahawi>30%fXlV«) p•~'· -) lfrhe 11,,tthtuaforuredclau c•cttf: _The forested class 1w 3 out ors strata (canopy, anb-canopy, shrubs. hcrbe=ous. mosY81'(ltlnd-cover) that edi cxn,,cr 20% within the forested polygm Add th. nambe of vegeta/Jon 1tructww, that qfl,ah/j,. If )I()# ha,,,,: 4 structures or more ,_ ,_ Map t4 Co\llo\ll'llin ...... tlon claNn ·--H 1.2. Hydrppqjod1{uep. 73) poolt!,•4 pointr2 poultsz l ,....;rm. .. o Ch«:lc tlM t;Yi»J o{war.r regtmu (hydropertotb) ptcJmt wt thin rhc ,ndand The Wat.,. ngtme h01 ro cow, mcr-11 than }()% of th, wetland. or Y, acr, to COIUJt. (:a tat for deJcnpt,onJ e(ltydrr.,p,ertodl) _Pennanently flooded or inundated 4 « mate types presmt ~ flooded or imm.d&ted 3 types pmeat _Oxuimany flooded or immddl::d 2 type, pment ....£'.S'atunted mly I type P'Cffllt _ Permanently fl0\W18 5trcllm or river in, or adjacent b, the \trdland _ Seuonally flowing stream in. cradjacmtto.1hewcdand poinb"" 3 poinh•2 point"' I points•O _ IAU-.{rllfrt!Wdhmd • 2 potnu _Fraltlflllllerd..i wdl4lul• 2 polntt Mt,p of h~roperiods HT3. R/dmQDofPJaot Spqciq (H•p. 7$) Count tho aumbcr of plant apccics in tho wetland 1hal cover at least 10 ft2. (different patcha oftlw Ullln' ,pectu can 6a combbNd to mar r/w nn thN,ltoid) You do NJI have to na,u tlwJpffirJ. Do not Include &rasta,, Ml{fojl. n#d ~. p,upZ. /oo,utrtfo, CoJflOdJan Tlihtk If)'OU cou:atod: > 19 1pecies poilltl C 2 LJJt ~ beJaw tfyc,u wam to: 5-19 specie, ~ < S species 0 IF'-- Figure_ WdlmdbtinJFert11.--.nt'W~ 13 wnion 2 Updated with nnr WDFW dduritiolll Cd. 2001 Total for page _3_ -·- H 1.4. Intmm:,rsion ofhabitm (sup. 76) Doc:idc frtm the diagrmtt below 'Mlethc:r intenpen:ion bctwoen Cowudin vegetatim. classes ( described in H l. I ). or the classes and unvegctated areas ( can include open water or mudflats) is high, medi.mn, low. ornone. ' o@@@ e:-w-1~ Mod-·2poinu Nooe -opomts ~-~ ·. '· ',i;.' ~f~!.:t . / [rip,rim~;dodobumd,] NOTE: If you b~ four cr mCR classes or lhrcc vegetation clUSC!I and open water the-.. isa1 .. _,.wbilm". Uu -ofCOMrdlnw-tlondllnes H 1.5. SFal Halzittt fatum· (n1t P. 11J Clwct rhe ltabt'41fe41tUC that an pfflffll in rhe wdland The number of checb /1 rhe ~mbv of po;,m ~ pad into rhe nar column. dowlled. woody debris wi1ttin the wetland (>4iu. diunemr and 6 ft Iona). __ Slml.dina: snags { diameter at the bottom > 4 inchc:3) in the -ii.and __ Uodem:itbmks cc prnart for at !cut 6.6 ft (2m} aid'or overhanging vegetation extends 1.t laut 33 ft (lm) over a strca.tn (or ditch) in, or contiguous wilb the unit, for at least 33 fl (!Om) __ Stable 11ccp banks of fine material that might be used by beaver or mt1skn.t fa denning (>30degrce sJopc) OR sip o(re:icnt bcavc:r activity are present (cul rhrub1 or tr~ tlial MW notyst rurn,d~ __ At least Y. ICnl of dun-stemmed persistent vegetarioo or woody branclles are prcserit in areas that arc permanenll.y or leUOl'lally inundatod.(W"llctun1/or qg.layilfB by currphibta,u) ~Invuive planb cover less Ihm 25%oflbe wetl&nd area in each Sin.tum of plants NOTE: T1w 20,t: sta,4din early prirrtingt oftltc manual on~ 78 i4 an .rror. B 1. TOT AL Score -potential for providing habit.at Addthucon:s /;om HI.I, Hl.1, HJ.3, Hl.4 HJ.5 Commoots W«llnd R.atin1 Form -_.lcm W,shin.gton 14 veni°" 2 Updated wiih. nnr WDFW lldinitiom Oct. 2001 Aup,12004 .... ~_ • \ 2------I (p I I I -----• I _J Wctlmd oanc OJ 11..nkr H 2. Don the wetland unit ban the opportunity to provide habitat ror many sped.a? H 2.l lmlr$Q, (11tt p. IO) Choo,e rM M,cr/prtor, /hot but npreurrr: crmdittcm ofbuffuo[--rland IUIII. Tb, hlghut scorfr,g crlttrlo11 that applia to tM wrdand t1 to IM ll#d In tfw rating. S.. tatfor dlj/.nltfon of ...... _ "ttndimrbed. ~ -100 m (330ft} of relativdy W1distulbcd vegetated mu. rocky 1roas. or open waser >95% of circamfemoa. No 1tructun1s 1re within lhe undis1urbed pan orbuft'er. (relatively undisturbocltabo means no-grmDB. no llftdscaping. no daily Imme!! uso) --· -100 m (330 l't) of relatively undisturbed vegetated areas. roct:y at-ea, or open water > SO% c:iramlferenoe. ,,_ .. -SO m ( 170ft) ofrdativc!y undisturbed ~ areas. rocky nu, or opeo Wdcr >9S% circumfmnoa. P.trm:•4 -IOOm (330tl)ofrdati¥e!yUDdisturbocl vegeead an,u, rockyareu, oropm ~> 2S% circumfermce. . Petnfl-3 -SO m ( 170ft) of rdatively vndiwrbed vegetated areas. rocky nu, or open 'Water for > SO% circu:d"craxo. ,,__, If buffer does not mat •DY of tile critml: aboft -No paved amu (except paved trails) or buildmp: widrin 2S m (30ft) of'Adl.atd > 9S•4 cin:umference. Ligb.1 to m~ grazing. or l•fflll are OK. Point•-2 -No pa\ffatcuor buildings wi.d:iin SOmofMt!and for>S0%circumfcrcnoo. ~ Light to mollcnto grUina. 01 l&wn1 are OK. -Hcavygnzinginbllff'cr. Ptilntl: • 1 -Vogotamd buffcnve<:2:m wide {6.6ft) for more ttwl 9'%ofthc clrcurnferenc:e(e.g. tilled field1, pavina, basalt bedrock cxlCDd to cdie ofwctl.and hints"' 0. 2--Bulfer docalnOt meet any of 1ho critaia above. ...... , Allrlal . . . ....... H 2.2 C.qridgr:1 VJ d CoQftectj.ops (a« p. 11) H 2.l.1 Is GUt ~d part of a relatively undistmbed and unbroken vcptad cmidcr (cithcrrip&rian or upland) lbtt is at !cur 1SO ft wide, bu It leut 30%oovcr of'sbrubs, foresc or natiYC Ulldistu!bcd pnirie. dlatcoanectll to estuaries. other Vld1mds orundisturt,ed upl.mds 1bat a,o at least l50 aacs in size? ( dams in rlpanan corrtdcrs, lr«ivt9' wnd grawl T'CIQ/b, paw,d roads, aN co,mdo-,d 1,,-b in tM con,'.do,-). H 22.2 Is tho Mt1and pa1ofarolativefyundistmbodand ~ corridcr . YES • 4 potnt, (goto H 1.3) ~go~ (either riparian or upland) \bat is ti lcU1 50ft wide. Im at least 30% COVCJof lhnlbs or forest. and connocb to estuaries. o1her wc11mch or wdisubod upllbds !bat are at lent 2S acres iil sizc? IOR a Lab-ttfn&e wetland, ifit docs not hllW an cmctirturbod eorrldor u in the question abovo? YF.S • 2 points (go to H 2.3) NO-H2.2j H 2.2.3 Is tho ~d; witfrin ~ mi (1km) of a brackish OJ salt ~ estuary OR within S mi ofa larp field or pature(>-40 acmi) OR I within I mi nf'..a..la.la!i gn,&Wthm 20 acres? ./ YE~l-J-,J NO•O Total for pagc_.3__ Wetland Raun, F--wemm WIWtlpa l!I wnion 2 Updated with new WDFW ddmitiom Oct 2003 ,.,.,..,.,. Wetland name °' 1111111.bcr H 2.3 Near or adeffu ciiiier qiqjtyhahihl1 lillJ!d by wt)fW (n, -«1Ul camplett dar:,yriom o/WDFWpriorlt;yhllbitm, tmdtl,, COUl'llioilf wA:id, tlrqCtln lufo,m,( in tM PHS report lyfprf«:'?!'46r 5f9!1:1qt(+4e',htm) Which of1hc lbllowins Jriority habi1ab are within 330ft (lOOm) of the wetland unit? NOTE: tM connecttom do r,ot have to~ rdattNly •lldisturb.d. __A1pen Stands! Pure or mixed &1&nds ofupcn ~ter lhan0.4 ha(I acre). _Blodlvenity Arms and Con1don: Areas of habitat that lf'C relatively impor1mt to various speeios of native fish and wildlife (fol/ tWcrtptio,u tr: WDFW PHS report p. l.S 1). -B,erbattoa.s Balds: Vuiable size patches of grus andlfbrbs on shallow soils over bedrock. __ Vbld -cn,wth'Matare forests: (Old-growth wg1 of 0t'l'1£ qqt) Stanch ofat least 2 tree species, fonnins • multi-layered canopy w:i1h occanonal small openings; with 4'1 least 20 trcca/hs.(B troesl'acrc) > 81 cm(3l in)dbh <r> 200 years ofq:e. (Mature forem) Sbftds with avenge dianwtrn c,m:eeding S3 cm (21 in) dbh; cro\\!l cover may be less that 100%; c:rown cover may be less 1hat 100%; decay, dccadcncc, numbers of mags. and ~uantity of large downed mmrial is genen.lly less than that fowt! in old-srowth.; 80 -200 ~ old wtllt oftbe Cuecdc am. __ prepn while Ou: Woodland• Stand.I of pure oalc: er oak/conifer usociatioos where canopy~ oflhe oak eanpcaent is important t"idl ducripbons in WDFW PHS ..,.,,.,. p. JJK). _','R!p,_,u rtan: The area adjacent t:, aquatic systems with Oov.ing wat.er !bat c:ontainS<elem.ents of both ,quaticand tcmstrial ocosystcms which mutually iriflwonoo ee,ch other. __ Wemlde Pralrta: Hcrbao=ous, non•l"orestcd plant ccxnmwiitiCll dw can ei1her tab Iha fonn ofa dry prairie or a wet prairie (fall d.mripttom In WDFW PHS report p •. /61). __ lndrnm: The combination of physical, biological, anfl cbmnical proeesses and •onditiom that interact to provide functional life history ~uircmcnb r<r instream. fish and wildlife """"°'· __ Nanhore: Reldivdyundisturbcd ncanhore habitats. These inc:lude Coastal Neanhore, Open Coast Nearshore, and Puset Sound Nearshore. £fall dacrtptlo,u of habitats a,u:J tlw defmttt01to{rdativelyundJS111.rbedar, In WDFWNpQrt: pp. l67.J69andglosuuy,n Appenda A). _CPes: A naturally occurrins c:avity, recess. wid. or system ofintercamectcd paa:sagea under the earth in soils, rock, ioo. or o'dter seological fonna!iom md is lugo coough tll comain a """"'· _atn'I: On:ata ~ 7.6 m (lS ft) high. md oocuning below SOCIO ft. __ Tatm: H0a1ogenou, aeu of rock rubbloranging in av.ngo size O.IS -2.0 m (0.5 . 6.S ft), ccmposcd of basalt. andesite. and/or aodimc:ntary rod.. inc:ludmg rip-ap slides end mine tailing,. May be usocided wi1h cliff!. _Snap and Lop: Tr=s ani coosidcrcd snags iflhey arc dead or dying and cxfnbit suffic:icn'I docay characterifflCI to enable cavity cxcavationlusetby wildlife. Priority mags have • diameta" atbn:uthcigbt of> SI cm (20 in)io wostcm Wuhinston and ere:> 2m (6.5 ft) in height. Priority lass are> 30 cm (ll in) in diuneter 11t the largest end. and> 6 m (20 ft) long. If wotland bas 3 or more piority habitats -4 paint• lflWllmd bu l priority habittl! • 3 paints lfwotland bas 1 pioritybabitat-1 point No habitats"' O point, Not•: All veptat.d-tlanth on byd,j'/n!llon a prlorl"'Y hob/tat but are not tncittdtti zn tins list. Nearby~limdJ are addressed in qu-.rtie_11!f..l~4) Wetbod Ram9Fonn-we11cm. Wllltiapm 16 vation 2 Upddcd wilh tll:9 WDFW ddinitiam Oct. n>B -- • • -3 Wctllnd nane « mnba H 2.4 W;tJ,,nd I md:m,m fchoote th,,.,.. domption of th, ~ arca.ndtlrt wetland 1ha1 banfitt) (-ep. I') There ue at least 3 arher watlands within 5" mile. and Ibo coondom bchwcu them arc relatively undistarned (light grazing~ Mtlmds OK. as is lab shore wifb. 90UlCI boating. but f>:lruleCtiom should NOT btl bisam:d by paved roads.1:611, fields, oro1ha- development. points• S The wetland is Lab-ftingo on a Jab wi1b little disturbance and lhcrt1 arc 3 olher lako-ftingc wettands within ~ mile poinb .. s Thero are at ICfl!lt 3 other wtitl.mds \\-i1bin ''>1. mile. BUT tho CODDCCtims between ~ ........ The wetland is LaJco-llingc Oil a lalce with disturbance and~ llfeJ other lab-fringe wetland within ~ mile points .. 3 There i1 at leut J wetland wi1hia % mile. points• 2 There uo no wnlands wi1hia ~ mile. poiatl •O H 2. TOTAL Scora -opportunity forpmvidins habitat Add the scans from H2.J,H1.2. H2.3. H1.4 TOTA[. forHl from page 14 Tohll ScorT for Habitat l'llncthms -acUI the points forH l,H 2and record the mJult on WetlandRatingForm-w-=mW~ 17 venion 2 Updated with mw WDFW ddmitioN Oct. 1.ool •. I -·- (, '5 -----I j I I ----' (# ----- I~ Wcdlnd JWDC « inanbcr CATEGORIL',IION BASED ON SPEQAL CHARACTERISTICS Pleas• tktermin• if the -land meet, the -iblde:, descrih.d below and circk the llflP"'prillte answen and Category. Wetland Type Ch«k Off m,y crikrla that apply to the wedand CiTcle the Category when the · a---'ate critwla an met SC 1.0 Estuarine wetlaods {seep. 86) Does the wetland unit meet the following criteria for Estuarine wetlands? -The ~ominant water regime is tidaJ, -Vcgct.atcd. and -With a salinity greater than 0.5 ppt. YES • Go to SC 1.1 NO SC l .1 Is the wetland unit within a National Wi.ldlife Refuge, National Park., National Estuary Reserve, Natural Area Prc:scrvc, State Puk or Educational, EnvirorunentaJ, or Scientific Reserve designated under WAC 332-30-151? YES -Cate--· I NO-toSCl.2 SC 1.2 Is tm wetland unit at leut l acre in size and meetll at least two oftbe following three conditions? YES .. Category I NO -Category ll -The wetland is relatively undistwbed (has no diking. ditching. filling. cultivation, gru.iog. and'hu less than lO"Ao cover of non-native plant species. If the non-native Spardna app. are the only specie.! that cover more than 100.-. of the "Wd!and, then the wetland should be given a dual rating (I/II). The area ofSpartina -would be rated a Category II while the relatively undisturbed upper manh with native specie! would be a Category I. Do not. however, exclude the a.ma ofSpartina in determining the size threshold of I acre. -At least sA of the landward edge of the wetland has a 100 ft buffer of shrub, forest, or un•grazed or un-mowed grassland. -The wetland baa at least 2 of the followins features: tidal channels, dcpm11sions with opco water, or contiguous freshwater wdl.anda. Wetland Ram, Form--tern Wuhui.g1o11 18 vcnioa 2 Updated ..id!-WDFW ddmiti,xs Oct 2008 ...... - c._..,- Cat I Cati Cat. II Dual rallag J/11 • • ' -· Washington Department of FISH and WILDLIFE HvAuuc PROJECT APPROVAL RCW 77.55.021 -See appeal process at end of HPA Issue Date: September 11, 2013 Control Number: Project Expiration Date: September 10, 2015 FPA/Public Notice#: • North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012-1296 (425) 775-1311 131873-1 N/A PERMITIEE WestPac Development LLC ATIENTION: Peter O'Kane AUTHORIZED AGENT OR CONTRACTOR The Watershed Company 7 449 Mercer Way Mercer Island, WA 98040 206-619-2992 ATIENTION: Amy Summe 750 6th Street S Kirkland, WA 98033 425-822-5242 Fax: 425-827-8136 Project Name: Pipers Bluff Water Line Crossing of Honey Creek Project Description: An 8"-diameter water line would be placed in a 16"-diameter, 30'-long steel casing spanning beneath Honey Creek and its associated wetland. PROVISIONS 1. The project may begin immediately and shall be completed by September 10, 2015, provided installation of conduit across Honey Creek shall occur only between June 16 and September 30. 2. Work shall be accomplished per plans and specifications submitted to and approved by the Washington Department of Fish and Wildlife (WDFW) entitled, "PIPER'S BLUFF WETLAND & CREEK RESTORATION PLAN", dated last revised July 31, 2013, except as modified by this Hydraulic Project Approval. A copy of these plans shall be available on site during construction. 3. Conduit alignment shall be as nearly perpendicular to the stream and wetland as possible. 4. The conduit shall be installed at sufficient depth so that subsequent disturbance of the streambed is avoided. 5. When using trench excavation, the trenches shall be excavated in the dry or shall be isolated from the flowing stream. Plowing, placement, and covering shall occur in a single pass of the equipment. Disturbance of the streambed as a result of the plowing operation shall be limited to the amount necessary to complete the project. 6. Trenches shall be backfilled per the approved plans (Provision 2), and the streambed and wetland shall be returned to preproject condition. 7. Excess spoils shall be disposed of so it will not re-enter the stream. 8. The conduit approach trench shall be isolated from the stream until laying of the conduit across the stream occurs. 9. Wastewater from project activities and water removed from within the work area shall be routed to an area landward of the ordinary high water line (OHWL) to allow removal of fine sediment and other contaminants prior to being discharged to the stream or to wetlands associated with the Page 1 of 5 ' -. Washington Department of FISH and WILDLIFE HYD.ULIC PROJECT APPROVAL RCW 77 .55.021 -See appeal process at end of HPA Issue Date: September 11, 2013 Control Number: Project Expiration Date: September 10, 2015 FPA/Public Notice#: • North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012-1296 (425) 775-1311 131873-1 N/A stream. Wastewater shall be tested to ensure compliance with state water quality standards prior to discharge to state waters. 10. Equipment used for this project shall be free of external petroleum-based products while working around the stream and wetlands associated with the stream. Equipment shall be checked daily for leaks and any necessary repairs shall be completed prior to commencing work activities along the stream and wetlands associated with the stream. 11. All waste material such as construction debris, silt, excess dirt or overburden resulting from this project shall be deposited above the limits of floodwater in an approved upland disposal site. 12. Disturbance of the streambed and banks and wetlands and their associated vegetation shall be limited to that necessary to install the project. Affected areas of vegetation shall be restored to pre- project or improved habitat configuration. Prior to December 31 of the year of project construction, the approved restoration plan (Provision 2) shall be installed. Plantings shall be maintained as necessary for three or more years to ensure 80 percent or greater initial survival of each species or a contingency species approved by the Area Habitat Biologist (AHB) listed below. 13. If at any lime, as a result of project activities, fish are observed in distress, a fish kill occurs, or water quality problems develop (including equipment leaks or spills), immediate notification shall be made to the Washington Emergency Management Division at 1-800-258-5990, and to the AHB. 14. Erosion control methods shall be used to prevent silt-laden water from entering the stream and wetlands associated with the stream. These may include, but are not limited to, straw bales, filter fabric, temporary sediment ponds, check dams of pea gravel-filled burlap bags or other material, and/or immediate mulching of exposed areas. 15. Prior to starting work, the selected erosion control methods (Provision 15) shall be installed. Accumulated sediments shall be removed during the project and prior to removing the erosion control methods after completion of work. 16. Extreme care shall be taken to ensure that no petroleum products, hydraulic fluid, fresh cement, sediments, sediment-laden water, chemicals, or any other toxic or deleterious materials are allowed to enter or leach into the stream or wetlands associated with the stream. Page 2 of 5 i-· Washington Department of FISH and WILDLIFE HYD.ULIC PROJECT APPROVAL RCW 77.55.021 -See appeal process at end of HPA Issue Date: September 11, 2013 Control Number: Project Expiration Date: September 10, 2015 FPA/Public Notice#: PROJECT LOCATIONS Location #111XX Hoquiam Ave NE • North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012-1296 (425) 775-1311 131873-1 N/A WORK START: September 11, 2013 IWORKEND: September 10, 2015 WRIA: Waterbody: Tributary to: -- 08.0285 Honey Creek May Creek 1/4 SEC: Section: Township: Range: Latitude: Longitude: County: -- NE 1/4 10 23 N 05 E N 47.50279 W 122.14876 King Location #1 Drivin9 Directions From I 405 south-bound, take Exit 5 (WA 900 E) toward Park Avenue N/Sunset Boulevard NE. Turn left onto NE Park Drive/I/VA 900, and continue on WA 900 E. Turn right on Hoquiam Avenue. Property is on left, just after NE 13th Place. APPLY TO ALL HYDRAULIC PROJECT APPROVALS This Hydraulic Project Approval pertains only to those requirements of the Washington State Hydraulic Code, specifically Chapter 77.55 RCW (formerly RCW 77.20). Additional authorization from other public agencies may be necessary for this project. The person(s) to whom this Hydraulic Project Approval is issued is responsible for applying for and obtaining any additional authorization from other public agencies (local, state and/or federal) that may be necessary for this project. This Hydraulic Project Approval shall be available on the job site at all times and all its provisions followed by the person(s) to whom this Hydraulic Project Approval is issued and operator(s) performing the work. This Hydraulic Project Approval does not authorize trespass. The person(s) to whom this Hydraulic Project Approval is issued and operator(s) performing the work may be held liable for any loss or damage to fish life or fish habitat that results from failure to comply with the provisions of this Hydraulic Project Approval. Failure to comply with the provisions of this Hydraulic Project Approval could result in a civil penalty of up to one hundred dollars per day and/or a gross misdemeanor charge, possibly punishable by fine and/or imprisonment. All Hydraulic Project Approvals issued under RCW 77.55.021 are subject to additional restrictions, conditions, or revocation if the Department of Fish and Wildlife determines that changed conditions require such action. The person(s) to whom this Hydraulic Project Approval is issued has the right to appeal those decisions. Procedures for filing appeals are listed below. MINOR MODIFICATIONS TO THIS HPA: You may request approval of minor modifications to the required work timing or to the plans and specifications approved in this HPA. A minor modification to the required work timing means up to a one-week deviation from the timing window in the HPA when there are no spawning or incubating fish present within the vicinity of the project. You may request subsequent minor modifications to the required work timing. A minor modification of the plans and specifications means any changes in the materials, characteristics or construction of your project that does not alter the project's impact to fish life or habitat and does not require a change in the provisions of the HPA to mitigate the impacts of the modification. Minor modifications do not require you to pay additional application Page 3 of 5 ' -Washington Department of FISH and WILDLIFE HYcAuuc PROJECT APPROVAL RCW 77.55.021 -See appeal process at end of HPA Issue Date: September 11, 2013 Control Number: Project Expiration Date: September 10, 2015 FPA/Public Notice#: • North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012-1296 (425) 775-1311 131873-1 NIA fees or be issued a new HPA. To request a minor modification to your HPA, submit a written request that clearly indicates you are requesting a minor modification to an existing HPA. Include the HPA number and a description of the requested change and send by mail to: Washington Department of Fish and Wildlife, PO Box 43234, Olympia, Washington 98504-3234, or by email to HPAapplications@dfw.wa.gov. Do not include payment with your request. You should allow up to 45 days for the department to process your request. MAJOR MODIFICATIONS TO THIS HPA: You may request approval of major modifications to any aspect of your HPA. Any approved change other than a minor modification to your HPA will require issuance of a new HPA. If you paid an application fee for your original HPA you must include payment of $150 with your written request or request billing to an account previously established with the department. If you did not pay an application fee for the original HPA, no fee is required for a change to it. To request a major modification to your HPA, submit a written request that clearly indicates you are requesting a major modification to an existing HPA. Include the HPA number, check number or billing account number, and a description of the requested change. Send your written request and payment, if applicable, by mail to: Washington Department of Fish and Wildlife, PO Box 43234, Olympia, Washington 98504-3234. If you are charging the fee to a billing account number or you are not subject to the fee, you may email your request to HPAapplications@dfw.wa.gov. You should allow up to 45 days for the department to process your request. APPEALS INFORMATION If you wish to appeal the issuance, denial, conditioning, or modification of a Hydraulic Project Approval (HPA), Washington Department of Fish and Wildlife (WDFW) recommends that you first contact the department employee who issued or denied the HPA to discuss your concerns. Such a discussion may resolve your concerns without the need for further appeal action. If you proceed with an appeal, you may request an informal or formal appeal. WDFW encourages you to take advantage of the informal appeal process before initiating a formal appeal. The informal appeal process includes a review by department management of the HPA or denial and often resolves issues faster and with less legal complexity than the formal appeal process. If the informal appeal process does not resolve your concerns, you may advance your appeal to the formal process. You may contact the HPA Appeals Coordinator at (360) 902-2534 for more information. A. INFORMAL APPEALS: WAC 220-110-340 is the rule describing how to request an informal appeal of WDFW actions taken under Chapter 77.55 RCW. Please refer to that rule for complete informal appeal procedures. The following information summarizes that rule. A person who is aggrieved by the issuance, denial, conditioning, or modification of an HPA may request an informal appeal of that action. You must send your request to WDFW by mail to the Washington Department of Fish and Wildlife HPA Appeals Coordinator, 600 Capitol Way North, Olympia, Washington 98501-1091; e-mail to HPAapplications@dfw.wa.gov; fax to (360) 902-2946; or hand-delivery to the Natural Resources Building, 1111 Washington St SE, Habitat Program, Fifth floor. WDFW must receive your request within 30 days from the date you receive notice of the decision. If you agree, and you applied for the HPA, resolution of the appeal may be facilitated through an informal conference with the WDFW employee responsible for the decision and a supervisor. If a resolution is not reached through the informal conference, or you are not the person who applied for the HPA, the HPA Appeals Coordinator or designee will conduct an informal hearing and recommend a decision to the Director or designee. If you are not satisfied with the results of the informal appeal, you may file a request for a formal appeal. B. FORMAL APPEALS: WAC 220-110-350 is the rule describing how to request a formal appeal ofWDFWactions taken under Chapter 77 .55 RCW. Please refer to that rule for complete formal appeal procedures. The following information summarizes that rule. A person who is aggrieved by the issuance, denial, conditioning, or modification of an HPA may request a formal appeal of that action. You must send your request for a formal appeal to the clerk of the Pollution Control Hearings Boards and serve a copy on WDFW within 30 days from the date you receive notice of the decision. You may serve WDFW by mail to the Washington Department of Fish and Wildlife HPA Appeals Coordinator, 600 Capitol Way North, Olympia, Washington 98501-1091; e-mail to HPAapplications@dfw.wa.gov; fax to (360) 902-2946; or hand-delivery to the Natural Resources Building, 1111 Washington St SE, Habitat Program, Fifth floor. The time period for requesting a Page 4 of 5 ' . " Washington Department of FISH and WILDLIFE HY&uuc PROJECT APPROVAL RCW 77.55.021 -See appeal process at end of HPA Issue Date: September 11, 2013 Control Number: Project Expiration Date: September 10, 2015 FPA/Public Notice#: • North Puget Sound 16018 Mill Creek Boulevard Mill Creek, WA 98012-1296 (425) 775-1311 131873-1 N/A formal appeal is suspended during consideration of a timely informal appeal. If there has been an informal appeal, you may request a formal appeal within 30 days from the date you receive the Director's or designee's written decision in response to the informal appeal. C. FAILURE TO APPEAL WITHIN THE REQUIRED TIME PERIODS: If there is no timely request for an appeal, the WDFW action shall be final and unappealable. ENFORCEMENT: Sergeant Chandler (34) P3 Habitat Biologist Larry Fisher CC: 425-313-5683 for Diredor WDFW Page 5 of5 • • SUBDIVISION Issued By: ®. CHICAGO TITLE INSURANCE COMPANY • Guarantee/Certificate Number: 0007219-06 Update 3rd Guarantee CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES Conner Homes herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limtted to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth in Schedule A. Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further information as to the availability and cost. Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Countersigned By: Authorized Officer or Agent Subdivision Guarantee/Certificate Page 1 Chicago Title Insurance Company By: Attest: President Secretary Printed: 09.19.14@ 09:29AM WA-CT -FNS E-02150.6224 76-S P S-1-14-0007219-06 , • • CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 0007219-06 UPDATE 3rd Guarantee Liability} ·. ·· $1,000.00 .' ' ' ' '. )SSUINGOFFICE: . ,-·· ·- Title Officer: Commercial I Unit 6 Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Main Phone: (206)628-5610 Email: CTISeaTitleUnit6""ctt.com SCHEDULE A ' '.'., ',, ·.· ' '' .··· ,' ·' .. ' ''.:,,,, .. ,.,,,,,/Iremlu,m,·(, ... C ·.··.''' $350.00 Effective Date: September 11, 2014 at 08:00AM The assurances referred to on the face page are: :• '_·,.;. /. Tax:, $33.25 That, according to those public records which, under the recording laws, impart constructive notice of matter relative to the following described property: SEE EXHIBIT "A" ATIACHED HERETO AND MADE A PART HEREOF Title to said real property is vested in: Conner Homes at Piper's Bluff, LLC, a Washington limited liability company subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their priority. END OF SCHEDULE A Subdivision Guarantee/Certificate P.age2 Printed: 09.19.14 @ 09:29AM WA-CT -FNSE-02150.622476-S PS-M 4-0007219-06 ~-----------------------------• Parcel A: EXHIBIT "A" Legal Description • The Southerly 117 feet of the North Half of the Northeast Quarter of the Northwest Quarter of the Northeast Quarter of Section 10, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; Except the West 30 feet for road; Together with the North 15 feet of the South Half of the Northeast Quarter of the Northwest Quarter of the Northeast Quarter of Section 10, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; Except the West 30 feet thereof conveyed to King County for road by Deed recorded under recording number 3263478. Parcel B: The Easterly 2/3 of the following described tract: The North Half of the Northeast Quarter of the Northwest Quarter of the Northeast Quarter of Section 10, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; Except the South 117 feet thereof; and Except the West 30 feet for road as conveyed by deed recorded under recording number 3263478; and Except the North 30 feet for road; Together with the North 30 feet of Northeast Quarter of the Northwest Quarter of the Northeast Quarter of Section 10, Township 23 North, Range 5 East, w.m., in King County, Washington, except that portion lying within 142nd Avenue S.E.; as acquired by judgment entered September 25, 2012 in King County Superior Court Cause No. 12-2-18312-1. Parcel C: The South 91.2 feet of the North 121.2 feet of the Westerly 1/3 of the North Half of the Northeast Quarter of the Northwest Quarter of the Northeast Quarter of Section 10, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; Except the West 30 feet for road as conveyed by Deed recorded under recording number 3263478. Parcel D: Westerly 113rd of the following described tract of land: The North 1/2 of the Northeast Quarter of the Northwest Quarter of the Northeast Quarter of Section 10, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; Except the South 117 feet thereof; and Except the West 30 feet for Southeast 142nd ave, as conveyed to King County by Deed recorded under recording number 3263478; and Except the North 30 feet for road; and Except the North 91.2 feet of the above described Westerly 1/3. Subdivision Guarantee/Certificate Page 3 Printed: 09.19.14@ 09:29AM WA-CT-FN SE-021 50.6224 76-S PS-1-14-0007219-06 • • CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 0007219-06 UPDATE 3rd Guarantee SCHEDULE B SPECIAL EXCEPTIONS 1. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Purpose: Recording Date: Recording No.: Affects: Chicago, Milwaukee & St. Paul Railway Company Electric transmission system and right to enter premises adjoining for maintenance thereof October 23, 1918 1254827 Centerline 28 feet south of the North line of said Section 1 O 2. Right to enter the Land to make repairs and to cut brush and trees which constitute a menace or danger to the electric transmission line located in the street or road adjoining said Land, as granted by instrument: Recording Date: Recording No.: In Favor of: September 12, 1940 3120989 Puget Sound Power & Light Company 3. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Purpose: Recording Date: Recording No.: Affects: said Section 1 O Washington Natural Gas Company, a public utility corporation Pipeline or lines December 31, 1959 5137546 North 30 feet of North Half of Northeast Quarter of Northwest Quarter of Northeast Quarter of 4. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Purpose: Access roads Recording Date: September 10, 1998 Recording No.: 9809101693 Affects: The description contained therein is not sufficient to determine its exact location within the property herein described Said easement contains a provision for bearing equal costs of maintenance, repair or reconstruction of the road by the users. 5. Easement Agreement and the terms and conditions thereof: Executed by: Recording Date: Recording No.: Patrick Blodgett (owner of 032305-9161); West Pac Development, LLC April 11, 2013 20130411001659 Regarding: Beneficial easement for the improvement, maintenance and repair of portions of N.E. 12th Street adjoining Said Premises to the North; and contains provisions for future sewer and water connections. Subdivision Guarantee/Certificate Page4 Printed: 09.19.14@ 09:29AM WA-CT -FN SE-02150 .622476-S PS-1-14-0007219-06 • • CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 0007219-06 UPDATE 3rd Guarantee SCHEDULE B (continued) 6. Temporary Construction Easement for the benefit of Said Premises, and the terms and conditions thereof: Purpose: 032305-9161) Recording Date: Recording No.: Paving and improving N.E. 12th Street adjoining Said Premises on the North (over Tax Parcel April 11, 2013 20130411001660 Said instrument also contains provisions for future sewer and water connections. 7. Easement Agreement and the terms and conditions thereof: Executed by: Recording Date: Recording No.: Bradley and Mary Theresa Adkins (owners of 032305-9155); West Pac Development, LLC April 11, 2013 20130411001661 Regarding: Beneficial easement for the improvement, maintenance and repair of portions of N.E. 12th Street adjoining Said Premises to the North; and contains provisions for future sewer connection. 8. Temporary Construction Easement for the benefit of Said Premises, and the terms and conditions thereof: Purpose: 032305-9155) Recording Date: Recording No.: Paving and improving N.E. 12th Street adjoining Said Premises on the North (Tax Parcel April 11, 2013 20130411001662 Said instrument also contains provisions for future sewer connection. 9. An Ordinance of the City of Renton, Washington, establishing a proposed Assessment District for sanitary sewer service and establishing the amount of the charge upon connection to the facilitie, and the terms and conditions thereof: Recorded: Recording Number: December 3, 1986 8612031455 10. Matters contained in that certain document Entitled: Dated: Recording Date: Recording No.: Declaration of Covenant Property Served by an On-Site Sewage Disposal System August 16, 2005 August 17, 2005 20050817000117 Reference is hereby made to said document for full particulars. Affects: Parcel D 11. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. Subdivision Guarantee/Certificate Page 5 Printed: 09.19.14@09:29AM WA-CT-FNSE-02150 .622476-S PS-1-14-000721 g...()6 • CHICAGO TITLE INSURANCE COMPANY SCHEDULE B (continued) • GUARANTEE/CERTIFICATE NO. 0007219-06 UPDATE 3rd Guarantee 12. Right to make necessary slopes for cuts or fills upon property herein described as granted or reserved in deed In favor of: Recording Date: Recording No.: King County September 9, 1942 3263478 13. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: Tax Account No.: Levy Code: Assessed Value-Land: Assessed Value-Improvements: General and Special Taxes: Affects: 2014 102305-9144-04 2142 $505,000.00 $0.00 Billed: Paid: Unpaid: Parcel A $7,245.39 $3,622.70 $3,622.69 14. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: Tax Account No.: Levy Code: Assessed Value-Land: Assessed Value-Improvements: General and Special Taxes: Affects: 2014 102305-9002-05 2142 $505,000.00 $0.00, Billed: Paid: Unpaid: Parcel B $7,234.82 $3,617.41 $3,617.41 NOTE: The North 30 feet was acquired by Default Judgment entered September 25, 2012 in King County Cause No. 12-2-18312-1, but this portion is not included in the description contained on the County Tax Rolls, although it is included on the County Tax Assessor's Map. Subdivision Guarantee/Certificate Page 6 Printed: 09.19.14@09:29AM WA-CT-FN SE..02150.622476-SPS-M 4-000721 S.06 • CHICAGO TITLE INSURANCE COMPANY SCHEDULE B (continued) • GUARANTEE/CERTIFICATE NO. 0007219-06 UPDATE 3rd Guarantee 15. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: Tax Account No.: Levy Code: Assessed Value-Land: Assessed Value-Improvements: General and Special Taxes: Affects: 2014 102305-9367-04 2142 $55,000.00 $0.00 Billed: Paid: Unpaid: Parcel C $793.99 $397.00 $396.99 16. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent ~ unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: Tax Account No.: Levy Code: Assessed Value-Land: Assessed Value-Improvements: General and Special Taxes: Affects: 2014 102305-9312-00 2142 $109,000.00 $0.00 Billed: Paid: Unpaid: Parcel D $1,577.43 $788.72 $788.71 17. Please be advised that our search did not disclose any open mortgages or deeds of trust of record. If you should have knowledge of any outstanding obligation, please contact the Title Department immediately for further review prior to closing. 18. Terms and conditions of the Limited Liability Agreement for Conner Homes at Piper's Bluff, LLC, a Washington limited liability company. 19. Your application was placed by reference to only a street address or tax identification number. Based on our records, we believe that the legal description In this report covers the parcel(s) of Land that you requested. If the legal description Is incorrect, the seller/borrower must notify the Company and/or the settlement company in order to prevent errors and to be certain that the correct parcel(s) of Land will appear on any documents to be recorded in connection with this transaction and on any policy of title insurance. 20. The lien recorded under recording number 20140708000523, shown in our 2nd Guarantee, has been removed from the Land by Release of Lien Bond recorded under recording number 20140915001033. Subdivision Guarantee/Certificate Page7 Printed: 09.19.14 @09:29AM WA-CT -FNS E-02150.622476-$ PS-1-14-0007219-06 • CHICAGO TITLE INSURANCE COMPANY SCHEDULE B (continued) • GUARANTEE/CERTIFICATE NO. 0007219-06 UPDATE 3rd Guarantee Note: Any map furnished with this Guarantee is for convenience in locating the land indicated herein with reference to streets and other land. No liability is assumed by reason of reliance thereon. Note: FOR INFORMATIONAL PURPOSES ONLY: The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: Pins of NW 1/4 of NE 1/4 of Section 10-23-5 Tax Account No.: 102305-9144, 9002, 9367, 9312 END OF SCHEDULE B Subdivision Guarantee/Certificate Page 8 Printed: 09.19.14@09:29AM WA-CT-FNSE-02150.6224 76-$ PS-1-14-0007219-06 _; I • • CHICAGO TITLE SUPPLEMENT NO. 2 TO THE THIRD GUARANTEE COMPANY OF WASHINGTON Cindy Flood Title Officer: Commercial / Unit 6 E S M Consulting Engineers, LLC 33400 8th Avenue S., Suite 205 Federal Way, WA 98003 Property: APN/Parcel ID: 102305-9144, 9002, 9367, 9312 . Borrower(s): TBD and TBD Order No.: 0007219-06 The above numbered report with an Effective Date of March 26, 2015 including any supplements or amendments thereto, is hereby modified and/or supplemented in order to reflect the following: The effective date is amended as follows: The Effective Date of September 11, 2014 is hereby amended to be: March 26, 2015 at 08:00 AM The following items/notes have been changed on your report: ITEMS: 13. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: Tax Account No.: Levy Code: Assessed Value-Land: Assessed Value-Improvements: General and Special Taxes: Affects: Supplemental SSCORPD5190.doc I Updated: 10.30.14 2015 102305-9144-04 2142 $585,000.00 $0.00 Billed: Paid: Unpaid: Parcel A $7,444.74 $0.00 $7,444.74 Page 1 Printed: 04.01.15 @02:25 PM by MH -0007219-06 •' • SUPPLEMENTAL (continued) • 14. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: Tax Account No.: Levy Code: Assessed Value-Land: Assessed Value-Improvements: General and Special Taxes: Affects: 2015 102305-9002-05 2142 $585,000.00 $0.00 Billed: Paid: Unpaid: Parcel B $7,434.18 $0.00 $7,434.18 15. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: Tax Account No.: Levy Code: Assessed Value-Land: Assessed Value-Improvements: General and Special Taxes: Affects: 2015 102305-9367-04 2142 $149,000.00 $362,000.00 Billed: Paid: Unpaid: Parcel C $6,496.57 $0.00 $6,496.57 16. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: Tax Account No.: Levy Code: Assessed Value-Land: Assessed Value-Improvements: General and Special Taxes: Affects: Supplemental SSCORPD5190.doc / Updated: 10.30.14 2015 102305-9312-00 2142 $126,000.00 $317.000.00 Billed: Paid: Unpaid: Parcel D $5,644.32 $0.00 $5,644.32 Page2 Printed: 04.01.15@02:25 PM by MH -0007219-06 ,, • SUPPLEMENTAL (continued) • For title inquiries, please contact the issuing office: Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Supplemental Date: April 1, 2015 Countersigned By: Authorized Officer or Agent Supplemental SSCORPD5190.doc / Updated: 10.30.14 Page 3 Phone: (206)628-5610 Fax: (206)628-9717 Email: CTISEATitleUnit6@ctt.com Printed: 04.01.15 @02:25 PM by MH -0007219.06 • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT • M E M O R A N D U M DATE: TO: FROM: SUBJECT: December 9, 2014 Phil Olbrechts, Hearing Examiner Jan Illian, x7216 PIPERS BLUFF FINAL PLAT LUA14-000591 FP (Preliminary Plat LUA12-076) Per City Code 4-7-110, Final Plat Procedures, I am forwarding the attached Final Plat for review. I am the project manager and I am in the process of finalizing all required paperwork. recommend that the Hearing Examiner approve the Final Plat with the following condition: 1. All plat improvements shall be either constructed or deferred to the satisfaction of City staff prior to the recording of the plat. I am the responsible party to insure that both of those conditions are met. Please note · that following the Hearing Examiner's approval, the project is returned to me for the final step in the process. I will then submit the project to the Public Works Administrator to sign the final plat mylars, at which time I shall declare that all conditions and all fees have been paid. Please contact me if further information or additional materials is needed Thank you. Cc: Jennifer Henning, Plannlng Director Steve Lee, Development Engineering Manager 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • • C. STREET SIGNS: The subdivider shall install all street name signs necessary in the subdivision. 29. As conditioned. DECISION The proposed preliminary plat is approved, subject to the following conditions: 1. The Applicant shall comply with the five mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated October 8, 2012. 2. The Applicant shall obtain a demolition permit and all required inspections for the removal of the two existing single family residences prior to Final Plat recording. 3. The Applicant shall be required to submit a revised landscape plan, depicting a JO-foot wide on-site landscape strip for all lots. The final detailed landsc~pe shall be submitted to and approved by the Current Planning Project Manager prior to Final Plat recording. 4. The Applicant shall submit a Final Mitigation Plan if impacts are proposed to the critical areas on site or their buffers. The Final Mitigation Plan shall be submitted to and approved by the Current Planning Project Manager prior to Final Plat submittal. In any case the Applicant shall be required to place fencing and signage along the original or averaged wetland buffer. 5. The Applicant shall be required to submit a revised street improvement plan, depicting 36 feet face of curb to face of curb, including gutter, 8 foot planter strip, and a 5 foot sidewalk along the full frontage of Hoquiam Ave NE. The revised plan shall be submitted to and approved by the Development Services Plan Reviewer prior to construction permit approval. 6. The Applicant shall be required to create a shared driveway for the primary and sole access to Lots 27 and 28. An access easement shall be recorded concurrently on the face of the Final Plat. 7. The Applicant shall be required to revise the drainage plan to relocate the outfall to the wetland buffer. The revised drainage plan shall be submitted to and approved by the Current Planning Project Manager and the Development Services Plan Reviewer prior to construction permit approval. PRELIMINARY PLAT-16 ........ I ~.' 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • ·• ,. 8. The Applicant shall submit a revised detailed utility plan depicting adequate area for the proposed lift station and associated improvements to the satisfaction of the Development Services Plan Reviewer prior to utility construction approval. 9. The Applicant shall obtain a Certificate of Water Availability from Water District 90. 10. The Applicant is required to retain 47 on-site trees outside of the critical areas, right of way or access areas. In the event the Applicant is unable to retain all 47 on-site trees, the Applicant shall replace each removed tree with a minimum of twelve (12) caliper inches of new trees, at 2 inch caliber minimum per tree, for each protected tree removed. Should the Applicant find that the provision of the required replacement trees on-site trees is infeasible, the Applicant shall work with the City's Parks Department in order to determine a fee in lieu for each replacement tree or an off-site location to plant the required number of replacement trees. DATED this 20th day of November, 2012. Is\ Phil Olbrechts (Signed original in official file) Phil A. Olbrechts City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-11 O(E)(9) provides that the final decision of the. hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-l lO(E)(9) requires appeals of the hearing examiner's decision to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision. A request for reconsideration to the hearing e examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-1 IO(E)(8) and RMC 4-8-100(G)(4). A new fourteen (14) day appeal period shall commence upon the issuance of the reconsideration. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th floor, ( 425) 430-6510. Affected property owners may request a change m valuation for property tax purposes notwithstanding any program of revaluation. PRELIMINARYPLAT-17 .. ·, . • BYLAWS OF • PIPER'S BLUFF HOMEOWNERS ASSOCIATON ARTICLE I PURPOSES· i.'. SECTION I ... These Bylaws ~re a~u~r the admi:i~tr~t~n of the Association and property descnbed m that certam DecJaFat10n of Protechv~Co,y,enants, Cond11Ions and Restrictions (the "Declaration") recora'~~p xxx, under King ~u~tx Recorder's No . .----, t th 'th h th rt '"iLIJ!c,), fi "11>.. • ~~ d b' xx.xxx, oge . er w1 sue o er prope y as m~x,,. rom 1111.e to hme, ve~:-ze su ~eel to said Declarat10n. · . · V embership of th Ass ci~n shall consist of and be limited to the initial member a;~uch others'ijvre rec @owners of a fee interest in any lot within Piper's Bluff Home~ Association, ("Piper's Bluff'), as recorded under King County Recorder's N~xxxx, in KICounty, Washington, together with any subsequent phases of said develop~?nt as ma;x from time to time, be made subject to the Declaration; PROVIDED that any such person or entity who holds such interest merely as a security for the performance o · n obligation shall not be a member. "Members" shall mean owners or contract purchasers of the building lots within "PIPER'S BLUFF", and shall be subject to the Articles of Incorporation and Bylaws of the Association and shall pay assessments/fines to the Association as provided in their contracts, deeds, Protective Covenants, these Bylaws and/or the Articles of Incorporation. RECE\VED By-Laws/Conner Homes at Piper's Bluff, LLC Homeowners Association -1 \.11/l.'i 'l, 2\l\4 C\'t'f Of R.ENlON PLANNING DIVISION • • ARTICLE III DIRECTORS AND OFFICERS SECTION I. Power of the Association shall be vested in a Board of Directors. The number of directors who shall manage the affairs of the Association shall be not more than nine or less than three. At any meeting or specill\meeting called therefor the Members may increase or decrease the number of directc(r~to any number not more than nine or less than three. All directors must b.·e···.·.·.·a· .• Meh1ber~ de.fi_ned in Article II, or a designated representative of a Member. ( ~~ SECTION 2. Directors shall be ele~t; serve ~two"years, or until their succes~ors are elected and duly quali~~t~rovided, the fii'st, B~rd of Directors followmg transfer of management by the De~]oper shall be elected'qy the Members for staggered terms (i.e., at least two directors «,ilPbe eI 7cfe~for one-year~\~s) so as to assure continuity of manageme~t'from year to y~itTJ1(eafter, directors shgll be elected by the Members at the annual meetin~ n~\ SECTION 3. At the firs~~of thel3oard of Directors, they shall elect a 'd . . \, " "-Tl' B \ "-I . . pres1 ent, v1ce-pres1 ecretary anu treasurer:-, 1c, oard'ma);a so at any lime appomt . "· \\ /di"-·' Offi fh an execu~1ve secp,t ~?ls1stant se,~nzt~o/ _<!J or~sis~nnreasur~r. . 1cers o t e Assocmhon so el~-~ shall ll~gA°ffice fo\ the)erm of one,year and until their successors a~e qualified. Any q.~er majgf suspende\l or removed by a maj~rity vote of all of the directors. Jhereafte~fi. . ' hal},be electcd\by the Board of Directors at the annual meetinir-\ . ' , ..•• , '\) ~~ECTION 4 .. \!Sl\;J dire or_ or officer shall receive any salary or compensation from t1\1tsociation . . S~@N 5. The Bjrd of Directors may fill vacancies in its me~bershi_p of the unexpired poapf any teffl!lT.lby appointment by a maJonty of the remammg directors. The person so a~\'i'hted slli'Whold office until the next regular meeting of the Members of the Association, at 'Gl1 annual or adjourned annual meeting the vacancies for the remainder of the origin I erms, if any, shall be filled by election by the Members in the regular manner. SECTION 6. The Members by a majority vote of the voting power in the Association present, in person or by proxy, and entitled to vote at any meeting of the Members at which a quorum is present, may remove any member of the Board of Directors with or without cause. By-Laws/Conner Homes at Piper's Bluff, LLC Homeowners Association -2 .. ... ;' • ARTICLE IV MEETINGS SECTION I. Annual meetings of the Members of the Association shall be held at the principal place of business of the Association or at such other place as the Board of Directors may select. The regular annual meeting of the M~mbers shall be held at such time as the Board of Directors shall determine. No)Jiff~'i?reof shall be given by the secretary by mailing a notice to each Member not less1 1,thJn fourteen (14) days, nor more than sixty (60) days prior to the date of the meeting. . SECTION 2. Special meetings of Jt!~mbers may o '~J~d at any time by the President or a majority of the Board of Directors or upon written reguest of the Members who are entitled to vote ten percent (I Oo/~~(All the votes in the A~tl)j~tion. Notice of the special meeting stating the object thereoil1bv be gi~n by the sJt'iy by mailing su~h notice to each M.ember n~\Wtli!.e~, .. tha···n ti.ouil!t~(jf·4(:·'.:,f.· or more than'1/iigy (60) days pnor to the date on which such me,e,tmi~s to be held. :,; .. ,~1;;,,... lo1r, SECTION 3. At any ~eetiii~, ofS:t%;,,~~mber l~~f _the _Association, each ~,;::',"'" so P"~led"to\?"' w,e '" may ~,~ h,s nghl lo "" by SECTIO~:t' At aH·~:~ual and ~pc!cial meetings, the presence of Members entitled to cast, or ~~&xi 1titled to cii'~ 5% of the votes of membership shall constitu .rum for tne ra !I n busine~ ARTICLE V POWERS AND DUTIES OF DIRECTORS SECTION I. Powers. Subject to limitations in the Articles of Incorporation, these Bylaws and the Laws of the State of Washington, all powers of the Association shall be exercised by or under the authority of, and the business affairs of the Association shall be controlled by, the Board of Directors. Without prejudice to such general powers, and subject to the By-Laws/Conner Homes at Piper's Bluff, LLC Homeowners Association -3 same limitations, it is hereby expressly declared that the directors shall have the following powers: (a) Adopt and amend budgets for revenues, expenditures, and reserves, and impose and collect assessments for common expenses from Members; (b) Hire and discharge or contract with managing agents and other employees, agents and independent contractors; Af (c) Institute, defend, or intervem!\ {n, litigation or administrative proceedings in the name of the Association, or on,i~~lf~lf.'q~ two or more Members on matters affecting the homeowners association,Jiut'1i6t on behalf of Members involved in disputes that are not the responsibility of t((A'.sso6iation; (d) Make contracts and iri"c'·'{a.b~ ... ilities; '\·"' /) (e) Acquire, 0h:old, encumber-;'.:anp convey in the !@me of the Association, any right, title or intfiil~to,real or pe~on~{property; ,~~ ~"' (t) Grant easem~tfts, le~fs,d1.· censes, and'concessions through or over '1/,::,. ~~ " .°' the common area·s·. a .. n·.·· .. ··.·.·d· .. IP.}!! .. ~.o.· .. ·.n····.·. for or c~~.·.•ent to thewac.' .. ·a .. tio. n. of streets and alleys; A:1~2\ .~ .·.~V (g) t~Impos~\~:~f collec ayme:t~lJees, or charges for the use, rental or operahori'ofe!!le comIT\:~n areas; ~~-:~ ' . ~ lmp_a_nd col~i)Z.~rg~for late payments o_f assessments and, afte ice an ppottumty to be,heard 6y the Board of Directors or by the rep. ntative desi d byltfi()~Board ~',)'Directors and in accordance with the proce~\s:rovided in th~ ~aM\S or rules and regulations adopted by the Board of Director , I YY reasonabl ,mes i~ordance with a previously established schedule adopted by ~oard of • irc ctors and furnished to the Members for violation of the Bylaws, proJe~l~'f," s ro,., wd reg,J.,;,m ofili, A=daJ;o,; (i) miage the Association's obligations arising under the terms and conditions of the Agre ment for Maintenance of Open Space and Areas within Public Right of Way recorded under King County Recorder's No. xxxx and to authorize the expenditure of funds as reasonable and necessary in so doing; (j) Exercise any other powers conferred by the Bylaws; (k) Exercise all other powers that may be exercised in this state by the same type of corporation as the Association; and By-Laws/Conner Homes at Piper's Bluff, LLC Homeowners Association -4 • • (I) Exercise any other powers necessary and proper for the governance and operation of the Association THE BOARD OF DIRECTORS SHALL NOT HAVE THE POWER TO: (a) Amend the Articles of Incorporation or Bylaws, or take any action that requires the vote or approval of the Members; to: an (b) Terminate the Association; rovided in the Declaration to: ix the amount of the annual assessment against each lot at ce of each annual assessment period; Send written notice of each assessment to every Owner y (30) days in advance of each annual assessment period; (3) Levy and collect special assessments and fines as more particularly described in the Declaration; and ( 4) Place a lien against any property for which assessments and/or liens are not paid, or to bring an action at law against the owner personally obligated to pay the same; By-Laws/Conner Homes at Piper's Bluff, LLC Homeowners Association -5 • • (d) Procure and maintain adequate liability and hazard insurance on property owned by the Association; (e) Cause all officers or employees having fiscal responsibilities to be bonded, as it may deem appropriate; (J) Cause all property/facilities owned by the Association, including roads, storm drainage system, etc., to be properly maintaine/ (g) Make all decisions related to !Led for, preparation, updating of a reserve study and the expenditure of funds in/any"resirve account, which may be required or permitted by RCW ch. 64.38., as now-·~·hereafti:r. ~ended. /, .... ) /::{:</ ARl]J<.::itE VI ~~ ~S0F0;y;~ . SECTION I. Preside~t f~e'~-:esident s]0JJ,~reside at all m~etings of the directors and Members; shall s1gri'as,pres1dent all certificates and all other mstruments m writing authorized by the Board of'Dlrec~rs;{shall call )pe2ial meetings of the directors \' 'Z!~ "' or of the Members,.)¥)}.!,rJlfVer deemcd\necessary; shall liave'-and exercise under the d . . f h B /!f .. d'•'·f"'DC'-.. I\ \. I/ . · "· ti'./ ti . h A . I f 1rechon o t e f,Q\J;!~ ,o '· ~c,ctors, t 1e,~e~e5~, syper-v~10n"-or en orcmg t e rt1c es o Incorporation an~ .~{laws arif)~ny rules~nd;,regulations_established by the Board of Directors and levyid'g s.uch penalties deemecl necessary as provided for in the Bylaws. A(~J~ i~~Ji~h~T'-~~esident shall _p_reside at all meetings in th~all§ence. oftRe~~~,I'!m_ ca_s.~of:it11e?allsence or d1sab1hty of the president shall perf~l other d~tic~e pl"ident which{re incid~ntal to his office. ~if.ION 3. Secr.etar . \'.',)Secretary shall issue all nottces and shall attend and keep tli minutes of all m etings; shall have charge of all Association books, records and papers; slia1'1 attest his/her. signature on all written contracts of the Association, and shall perform all uch othe lluties as are incidental to his office. In addition the secretary shall keep appropria cunnent records showing the Members of the Association, together with their addresses. SECTION 4. Treasurer. The treasurer shall keep safely all monies and securities of the Association and disburse the same under the direction of the Board of Directors; shall cause to be deposited all funds of the Members, and at any time directed by the directors shall issue and present a full statement showing in detail the condition of the affairs of the Association. By-Laws/Conner Homes at Piper's Bluff, LLC Homeowners Association -6 .,' ) ·, ; • • SECTION 5. The executive secretary and/or assistant secretary and/or assistant treasurer, if appointed by the Board of Directors, shall perform such duties as may be designated by it. SECTION 6. Any officer, other than the president, may occupy two offices concurrently if the Board of Directors so directs. By-Laws/Conner Homes at Piper's Bluff, LLC Homeowners Association -7 • ARTICLE VII BUDGET • Within thirty (30) days after adoption by the Board of Directors of any proposed regular or special budget of the Association, the Board shall set a date for a meeting of the Members to consider ratification of the budget not less than~fourteen (14), nor more than sixty (60) days, after mailing of the summary. Unless afthat> meeting the Members of a majority of the votes in the Association are allocated,& an{Iarger percentage specified in the governing documents reject the budget, in penfun of'by'proxy, the budget is ratified, whether or not a quorum is present. In the evc11t't1/e prop'oscil,budget is rejected or the required notice is not given, the periodic b@&¢hast ratified'-qy't~e Members shall be continued until such time as the Membe~ ratify a subsequent budget proposed by the Board of Directors. ~~ ~ ~ · ARTICLE "I'M ~ ~ . SSESSMENTS ~~~ SECTION I 7 -Annual and Special Assessments. A ""'/1· · ·d· ··· h D\I~k Ah >b · b1· d h s more '.\/. lt, prov1 e ,JP, t e 7c_,arat1.9n, eac 1V1eo1 er 1s o 1g~t; to pay to t e Association an ann~J~.s~ss"./!~nt of $1:[~~\ "\ month_Iy payment 1f $[ XX 1 1£.00 is due the first of eac:h.month. The'm1t · · essment due .at closmg shall be $, 2xxxx.OO. \~~ ff~ ' \/ \ y:·.·'<~-:,;;i<r~ ''':" . \) :11;)~ additi6i1_,,ltP:i:,. the nnual as S~J:rlts . authorized by the Declaration, the Ass~t~hon may lev~:•s ec1al a~ments for~ap1tal nnprovements. Any such levy by the As~ation shall b r, the pu!i£ of defraying in whole or in part, the cost of any construcu1~r reconstru , n, or repl.i}cement of a described capital improvement upon the comm~~)as, provide that any such assessment shall have the assent of 66% of the votes of all Mei"~ rn. uch are not paid when due shall be delinquent, and shall be subject to a late fee as cribed in the Declaration. If the assessment remains unpaid, the Association shall place a lien upon the property against which the assessment is made. The Association may bring an action at law against the owner personally obligated to pay the same or foreclose the lien against the property, and interest, costs and reasonable . attorneys' fees of any such action shall be added to the amount of such assessment. No owner may waiver or otherwise escape liability for the assessments provided for herein by nonuse of the common areas or abandonment of his lot. SECTION 2 · Fines for Protective Covenant Violations. The following procedure will be followed with respect to the imposition and collection of fines for any By-Laws/Conner Homes at Piper's Bluff, LLC Homeowners Association -8 ., • • • Member in violation of the Declaration of Protective Covenants, Conditions and Restrictions ("the Declaration"), as described in Article I, Section I hereof: (a) The Member will be notified in writing of the violation by an Association officer, or by a member of the Architectural Control Committee. The Member will be given a deadline by which to correct the violation. (b) If the violation has not been com;ested by expiration of the deadline, a~d no p!an for correc'.ing the violation accepta~tt the Board o'. Directo_rs has been submitted pnor to expiration of the deadline, th.ember will be given no!Jce by certified mail, return receipt requested, that a co(Ju·in'g}~R,.e in the amou_nt of FIVE DOLLARS AND NO/I 00 ($5.00) per day shalliQ~1mposed'ui;l 0 c;:ss the v10lat10n 1s cured . h' 30 d fr h d f ·1· £ .f"i/!\Zi> 'fi d I 'llM,ll!!..d h h d fi wit m ays om t e ate o mai mg Ott,,¢5cert1 1e etter;"<al) .• ,t at t e accrue me shall be a continuing lien against the Me~Bfi\ lot. The certi~'/Jij~tter shall also state that the Member has th_e opportunity, duri~g~~~. 30 day p~od. to contt~~~e Associat!on to request an opportunity to be heard before a~~~be~,the Board of,~f~~tors, or it's appointed representative, should:i:,_he/she feel tnh~tl1ey7are not in violation of the ~,::,1\tliili,,.. . "1·,:'!ll>,iiti: . .~ . Covenants. The Board of Dir\St~-;-or its appo111J90 representative will notify the Member of its decision within foui;(~en'(J}:f\days ofth'e·ih\~ring date. No fine will accrue pending said decisio·n· · .... ,··•·. ·.· .. · '~\"' .. ·.··.,.·.~"1' ·''.' .. · •.. · .•.. ·•···· .. ,~.· .. ·.·.· ·.· .. · .. ' ""~\~· ~ . ~}) ( cJ1 ,1,jJ~r~~n~ once ;;11p, sedr~j~;.1,!%t~tJpu:·i· accrue on a daily basis until the violatid'ir/1:~is correcf~a., to the "'st.t.itt:. ~ction of'iif@ Board of Directors or its 'lt:,fF; '\!!)!'*) \'·~W -appointed representati:Ve. If tlic~fine amour\tkeaches $1,000.00, and the Member refuses 'lll!l'!;-.. )""'" ~~\ to pay the fine within :JQ days.1a'ftei,,11otification'of the amount owing, the Association may bringi~?,rec~!~i'~nst the''),,mber's property, and interest, costs and reas$11a!Jle attorne.xs ees] ran, such ac 1 hall be added to the amount of such fine so . ~,w . .:? . imp· sed. ARTICLE IX DISSOLUTION In the event of dissolution of the Association, the property and assets after all of its debts have been paid shall be distributed as provided for in the Articles of Incorporation. By-Laws/Conner Homes at Piper's Bluff, LLC Homeowners Association -9 • ARTICLEX AMENDMENTS • SECTION I These Bylaws may be amended, at a regular or special meeting of the Members, by a vote of a majority of a quorum of Mei i ers present in person or by proxy. SECTION 2 In the case of any conflict. Ahe Articles of Incorporation and these Bylaws, the Articles shall control; an· in the ca~<~t,,any conflict between the Declaration and these Bylaws, the Declarati all control. · Director By-Laws/Conner Homes at Piper's Bluff, LLC Homeowners Association -10 .. ' . • .. 1 • ARTICLES OF INCORPORATION OF • PIPER'S BLUFF HOMEOWNERS ASSOCIATION The undersigned incorporator of a corporation under the provisions of the Washington Non-Profit Corporation Act (Revised Code of Washington 24.03), adopts the following articles of incorporation: Article I. The name of the corporation shall ASSOCIATION. ,-µf;ikf Ar.tiHe I. The period of duration of the corporati~'hH be peBfetual. ''Tiif;\__ ,,,;;ift:mw BLUFF HOMEOWNERS fj,,:,,. ,Article 111'. J ,y,, • The purposes for which this ;'~~~is-9rgani~!%~a.f;f to provide for the maintenance a~d preservation of.the ~on areas~O:''}~el'esi~l suba~i~,ion in the City of_ Renton in Kmg C_ounty, Was!1mj\~~f ... t1l8,%? as P,p'i\t Bluf~J~J!f~:omo~'vthe welfare and 1~t.erests of the residents of P1p~.~157Bluff~~efinea''l~~~~f1~~cl~a\9~,..0f Covenants: Co~d1hons and Restnchons For P1per,\s Bluff i· ,0meownersll!Assoc1atwn to/be recorded m Kmg County, ~:u 1,,!ilh. •ii!JMi\ ~w.11_( Washington by administ'ering and,;~mhforcing tiif>protective covenants governing the use of the property in the,,c!.~v,elop~i{~a Mll.t. Jans for.. im~rove~ents of lots in the development in accordanc l~tect're· n agtng m c1v1c improvements and development activitte. .acquiring, owning, 1 1 roving, man~..jlg, repairing, maintaining and operating real and personal property for, th benefit of its mem6ers, and to do such things as may be necessary and con~nt to accomph 11 sue umoses. ' Article IV. Internal Regulations Section I. Lot . s usecl in these Articles, Lot or Lots shall refer to Lots which are described in the Declar ion of Covenants, Conditions and Restrictions "(Declaration") for Piper's Bluff to be recorded"'rn King County. Section 2. Memberships. Every person or entity who is an Owner of a Lot shall be a member of the Organization. There shall be a one membership in this corporation for each Lot and no more memberships. Membership shall transfer and terminate with transfers and termination of Lot ownership without further action on the part of this corporation or its members. Membership shall be appurtenant to and held and owned in the ~ )llanner as the beneficial fee interest in the Lot to which it relates. Membership shall nol~ ~lrr4Mffi-0 ownership of the Lot to which it relates; provided, however, that any Owner miA1ele\atzofJS or Articles of Incorporation Piper's Bluff 1.14.14.docx CITY OF RENTON PLANNING DIVISION • • her rights of membership in the Organization, other than the right to vote, and rights of enjoyment in the Common Areas to the members of his or her family occupying a Lot or to his or her tenants occupying a Lot. The terms "Owner" and "Member" are synonymous. The right to vote may be exercised only by the Owner. Section 3. Assessments. Each Lot and its Owner(s) shall be subject to assessment in an amount determined by the directors for administrative costs of the corporation and for maintaining, repairing, improving, reconstructing, replacing, and regulating any property which the corporation may acquire. The assessments shall be equally applied against each Lot except as specifically provided in the Bylaws and/or Declaration. The members who jointly hold own a Lot shall be jointly and severally liable for assessments against the Lot. Section 4. Voting. Each Owner shall be entitled to exercise one vote per Lot on each matter presented to the membership for consideration. There shall be no cumulative voting. A party which owns more than one Lot shall have one vote for each Lot it owns. Where two or more persons own a Lot jointly, they shall determine among themselves how to cast the vote of that membership. In the event of a disagreement between joint owners of a Lot on how to cast a vote, no vote shall be permitted for that Lot. The procedures for voting are set forth in the Bylaws. Section 5. Term of Initial Board. The members of the initial Board of Directors shall serve for an initial term until 95% of the lots defined in Article IV have had single family residences constructed thereon and have been occupied as residences, or until December 31, of the fifth year after recording of the Declaration, whichever first occurs, provided the initial Board may, in its discretion, reduce the term of the initial Board members. Any vacancy occurring in the initial Board of Directors, regardless of the cause therefore, shall be filled by the action of the remaining Directors on the Board. Section 6. Election of Directors. Upon the expiration of the initial tenn of the initial Board of Directors, three Directors shall be elected by the membership in accordance with the Bylaws. Section 7. Qualifications of Directors. After the term of the initial Board of Directors ends, no person shall be qualified to be elected as Director of this corporation or to continue to hold office as Director of this corporation unless such person is a member of this corporation, except that the employee of a corporation which is a member or is a partner of a partnership which is a member and the employee of a partnership which is a member shall be qualified to serve as Director of this corporation. Section 8. Reserves. As determined by its Directors from time to time, this corporation may establish and maintain reasonable reserves for maintenance and replacement of its property. Section 9. Amendment. This Article IV shall not be amended without the unanimous consent of all memberships entitled to vote, except after the initial term of the initial Board of Directors expires, the number of Directors and their terms of office may be amended by a majority vote of the membership. 2 Articles of Incorporation Piper's Bluff 1.14.14.docx t • • Article V. The address of the initial Registered Office of the corporation shall be 846 108 1h Ave NE, Suite 200, Bellevue, WA 98004. The name of the initial registered agent of the corporation at such address shall be Charles Conner. Article VI. The names and addresses of the persons who are to serve as the initial directors of the corporation are as follows: Charles Conner, 846 108 1h Ave NE #200, Bellevue, WA 98004 Cassie Beaudry, 846 108 1h Ave NE #200, Bellevue, WA 98004 Kim Hall, 846 108 1h Ave NE #200, Bellevue, WA 98004 Article VII. 1. Limitation of Liability of a Director. Except to the extent otherwise required by applicable law ( as it exists on the date of the adoption of these articles or may be amended from time to time), no present or future Director of the corporation shall be personally liable to the corporation or its members, if any, for monetary damages for any conduct as a Director occurring after the date of the adoption of these articles. No amendment to or repeal of this section shall adversely affect any right of protection of a Director of the corporation with respect to any acts or omissions of such Director occurring after the date of the adoption of these articles and prior to such amendment or repeal of this section. Provided, that this provision shall not eliminate or limit the liability of a Director for acts or omissions that involve intentional conduct by the Director or for any transaction from which the Director will personally receive a benefit in money, property, or services to which the Director is not legally entitled. 2. Indemnification of Directors and Officers. The corporation shall indemnify any Director (as that term is defined in RCW 23B.08.500, as presently in effect and as hereafter amended) or officer of the corporation, who is involved in any capacity in a proceeding (as defined in RCW 23B.08.500, as presently in effect and as hereafter amended) by reason of the position held by such person or entity in the corporation, to the full extent allowed by applicable law, as presently in effect and as hereafter amended. However, this indemnification shall not apply to any action by or on behalf of the corporation against a Director in which action the Director has been adjudged guilty of any breach of duty toward the corporation. Provided, that the corporation shall only indemnify a Director or officer seeking indemnification in connection with a proceeding ( or a part of a proceeding) initiated by such person if such proceeding or part of a proceeding was authorized by the Board of Directors or if such proceeding or part of a proceeding was brought by a Director or officer to enforce a claim for indemnification under this section and a court or an arbitrator determines that the Director or officer is entitled to all of the relief claimed. 3 Articles of Incorporation Piper's Bluff 1.14.14.docx • • 3. Indemnification of Employees and Agents. By means of a resolution or of a contract specifically approved by the Board of Directors, the corporation may indemnify an employee or agent to such degree as the Board of Directors determines to be reasonable, appropriate, and consistent with applicable law and to be in the best interests of the corporation. 4. Notice. Any indemnification of a director in accordance with this Article shall be reported to the Board of Directors (and to the members if any to the extent required by applicable law) in a written report describing the proceeding and the nature and extent of such indemnification. 5. Advances. Reasonable expenses incurred by a Director or officer, who is involved in any capacity in a proceeding (as defined in RCW 23B.08.500, as presently in effect and as hereafter amended) by reason of the position held by such person or entity in the corporation, shall be advanced by the corporation to the full extent allowed by applicable law, as presently in effect and as hereafter amended; provided that the Director or officer shall first promise in a writing delivered to the corporation to repay all amounts advanced by the corporation in the event that it is later determined that such Director or officer is not entitled to be so indemnified. Reasonable expenses incurred by an employee or agent who is involved in any capacity in a proceeding (as defined in RCW 23B.08.500, as presently in effect and as hereafter amended) by reason of the position held by such person or entity in the corporation may be, but is not required to be, advanced by the corporation prior to the final disposition of such proceeding to the full extent allowed by applicable law, as presently in effect and as hereafter amended; provided, however, that the corporation shall not advance any such funds unless the employee or agent promises in a writing delivered to the corporation to repay all amounts advanced by the corporation in the event that it is later determined that such employee or agent is not entitled to be so indemnified. 6. Insurance. The corporation may purchase and maintain insurance on behalf of any person who is a Director, officer, employee, or agent of the corporation or is serving at the request or consent of the corporation as an officer, employee, or agent of another corporation, partnership, joint venture, trust, other enterprise, or employee benefit plan against any liability incurred by such person because of such person's status, whether or not the corporation would have the power to indemnify such person against such liability under the provisions of this article. In addition, the corporation may enter into contracts with any Director or officer of the corporation in furtherance of the provisions of this article and may create a trust fund, grant a security interest, or use other means (including without limitation a letter of credit) to ensure the payment of such amounts as may be necessary or desirable to effect the indemnification and advances contemplated in this article. 7. Designation of Counsel. The Board of Directors of the corporation shall have the right to designate the counsel who shall defend any person or entity who may be entitled to indemnification, to approve any settlement, and to approve in advance any expense. 4 Articles of Incorporation Piper's Bluff 1.14.14.docx ., , . • • 8. Consistency with Applicable Law; Survival of Benefits. The right to indemnification and limitation of liability conferred by this Article shall be interpreted to conform with, and shall not create any right that is inconsistent with applicable law, as presently in effect and as hereafter amended. To the full extent allowed by applicable law (as presently in effect and as hereafter amended), the right to indemnification and limitation of liability conferred by this article shall continue as to a person who has ceased to be a Director and shall inure to the benefit of the heirs, executors, and administrators of such a person. 9. Nonexclusivity of Rights. The rights conferred in this article shall not be exclusive of any other rights which any person may have or acquire under any applicable law (as presently in effect and as hereafter amended), the articles of incorporation, the bylaws of the corporation, a vote of the Board of Directors or the members of the corporation, or otherwise. Article VIII. The name and address of the incorporator of the corporation is as follows: Conner Homes at Piper's Bluff, LLC 846 -I 08th Avenue NE, Suite 200 Bellevue, WA 98004 Article IX. Upon the dissolution of the corporation, the net assets of the corporation shall be distributed among persons and parties holding its memberships in proportion to the number of votes held by the respective memberships. IN WITNESS WHEREOF, the incorporator has hereunto set his hand and seal this II !th daY. of June, 2013! CONNER HOMES AT PIPER'S BLUFF, LLC. CHARLES F. CONNER, MANAGING MEMBER 5 Articles of Incorporation Piper's Bluff 1.14.14.docx • • CONSENT TO APPOINTMENT AS REGISTERED AGENT: I, Charles Conner, hereby consent to serve as Registered Agent in the State of Washington for the above-named corporation. I understand it will be my responsibility to accept Service of Process on behalf of the corporation; to forward mail to the corporation; and to immediately notify the Office of the Secretary of State if I resign or change Registered Office Address. Charles Conner 846 l08 1h Ave NE #200 Bellevue, WA 98004 Address of Registered Agent Articles of Incorporation Piper's Bluff 1.14.14.docx Date 6 ~·· • . . , ... '• • When recorded, return to: Conner Homes at Piper's Bluff 846 I 08'h Avenue NE, Suite 200 Bellevue, WA 98004 • /',, DECLARATION OF COVENANTS, GONDITIONS, AND RESTRICTIO/~~ PIPER'S BLUFF HOMEOWNERS~SSOCIATION . 1-~····· .. ·· THIS DECLARATION 1s mad~on"th1s 6th' <lax.· of Jan~)', 2014, by CONNER HOMES at PIPER'S BLUFF, LLC"-'a Washi~gtdnLimited'-Li~bility Company, referred to herein as "Declarant", fnich is the ow1-ier'6f certain real propeity;how known as "Piper's Bluff' situated in the City or'Relililn, in King Cburity, Washington. The Declarant has created \~~f"corp~~known as the Piper's Bluff Homeowners Association,The Piper's Bl~ff Ho;:;,.eo0hers A~ociation (hereafter referred to as ''A . . '') h II b/d I "\.. d ' \ d h /d . '-d "-1 f . . .. · ssociat1on· s a e,, e egateu~n ass1gne t e .. utie~ an ,powers o ownmg, mamtammg, and administering ai\y arid all Cbinmon Ards }ncl rel,ted facilities in the Plat, administering and enforcing these covenaiits, conditibns and \esfrictions, and collecting and disbursing the assessments and charg~~ereinaftef-created. 'Tlie Association shall also have the right and power to prornuigate,rules and'~guliltiori?that mi)c·further define and limit permissible uses and activities'.cilrisistent·w~IHhe p1-ovisions ofthis Decl~dtion. (_·( ~~-~'\_ ~ NOW~ THEREFORE)the und,t1,rsigned hereby covenants, agrees, and declares that all of the Plats a}defined herein aiid the buildi~s and structures hereafter constructed thereon are, and will be, held,'sold}and convey\<:J\subjectt'o1and burdened by the following covenants, conditions, and restrictions~(~~he purpq,s¢ of enhancing and protecting the value, desirability, and attractiveness of Piper'.s Bluff)fo'} the benefit of the Owners thereof, their heirs, successors, grantees, and assigns.w ARTICLE 1 · DEFINITIONS Section 1.1: Articles. "Articles" shall refer to the adopted Articles of Incorporation of the Association as now or hereafter amended. Section 1.2: Board. "Board" shall mean and refer to the board of directors of the Association established pursuant to the Articles and Bylaws. Section 1.3: Bylaws. "Bylaws" shall refer to the adopted B~Eeet\1'E0,tion as now or hereafter amended. MAY 2 2014 Page I of 19 CITY OF RENTON PLANNING DIVISION • • Section 1.4: Common Areas. "Common Areas" shall mean and refer to all real property that is owned by the Association, as well as any easements in favor of the Association. Section 1.5: Committee. "Committee" is defined as the Architectural Control Committee as provided in Article 6. Section 1.6: Declarant. "Declarant" shall mean and refer to Conner Homes at Piper's Bluff, LLC, its successors and assigns, if such successors and assigns should acquire all or substantially all of the then undeveloped parcels of the Plats from Declarant for the purpose of development; provided, however, that no successor or assign of Declarant shall have any rights or obligations which are not specifically set forth in the instriim~t of succession or assignment or other recorded instrument of passed by operation of ltvv. /Certain rights and obligations of Declarant, as set forth herein, shall cease at the end of oev~lq~ment Period. Section 1.7: Declaration. "Declaratio~/shay_ mean ~,;;;fe, to this instrument, as the same may be supplemented or amended from time to't1me. ~"- Section 1.8: Development Period. '~e~opment Period" shall,~an and refer to that period of time beginning on the date of initial reciird,ihg of tliis 'l'>eclaration \nct'ending whenever any of the following first occurs: qrs~y~rs from tlle,dat{~_efeof; or (ii) 2 mantH"s after title has been transferred to purchasers of Lots retiresenting ninety-five (95%) of the total voting power of all Owners as then consti!uted; or (iii)~~tte~~ot~e fron~'Q}cl~rant to the Associatio~. in which Declarant elects to tem1mate the Developmenl~enod. The '•Development Period may be extended for a period~of 5·additional yea?s~o'rdonger·atthe,sole dption of Declarant. .. -~ \ / · .. ' ',j Section 1.9. Go~'Documents. "6ove~~ments" shall mean and refer to this Declaration, the Articles of ln'corporation, the~y-Laws ofthe Association, and the recorded Plat, as any of the foregding'may ~e Amended fr&m time to time. ~ '"''</ .... -~ \\ Section-J-:-1'0: · t::ot. "!::of' ~an and.refer to the lots as shown on the Plats as of the date of~hi{Declaraticil;-.as'well'as ~y future'tots_ci"eated through subdivision, short subdivision, site plan'aferoval, or any'otl{er leg)kpi'ocess for dividing land within the Plats. The word "Lot'' as used hereiri'excludes anftihl-cel desigiiated as a Tract on the recorded Plats, unless and until that Tract is"-later~egally di~id~d into 'tois through subdivision, short subdivision, site plan approval, or any'other legal proteJs for dividing land. Section l. I0~rtga6;lMortgage" shall mean and refer to any recorded mortgage or deed of trust encumberin'g~n5-or more of the Lots or Living Units. "First Mortgage" shall mean and refer to a Mortgage with·priority over other Mortgages. "Mortgagee" shall mean and refer to the holder or beneficiary of any Mortgage and shall not be limited to Institutional Mortgagees. As used herein, the term "Institutional Mortgagees" or "Institutional Holder" shall include banks, trust companies, insurance companies, mortgage companies, mortgage insurance companies, savings and loan associations, trusts, mutual savings banks, credit unions, pension funds, Federal National Mortgage Association ("FNMA"), Federal Home Loan Mortgage Corporation ("FHLMC"), all corporations, and any agency or department of the United States Government or of any state or municipal government. Page 2 of 19 • • Section 1.12: Native Growth Protection Area. This section not applicable as there are no NGP areas. Section 1.13: Owner. "Owner" shall mean and refer to the record owner (whether one or more persons or entities) of a fee interest in any Lot but excluding mortgagees or other persons or entities having such interest merely as security for the performance of an obligation. Purchasers or assignees under recorded real estate contracts shall be deemed Owners and their respective sellers or assignors shall not be deemed Owners. Section 1.14: Plats: "Plats" shall mean and refer to 91e approved plat of Piper's Bluff contained therein recorded at Volume , Pages / ·· to under King County Recording Number , and other pfoperties, per Section 11.3, if the Declarant amends these CC&Rs with the recording inforriiation,within the Development Period. Section 1.15: Tract. "Tract'' shall mean~~:e:er ~~~se portions of the recorded Plats which are so designated and which are gen{rall)' held for purposci·.other than use as lots for construction of a residence. ~ ( ~ ARTICLE 2 COMMUNITt ASS.0GIATION ".. S . 2 I D . . f~A· . . ""..Th,JA. / . . )ti . ect1on . . escnpt1on o ssociat1on. e s.sociatlon 1s a non-pro 11 corporation organized and existing under the laws ""of~e,State of Washington charged with the duties and vested with the powers prescribed by laW•ano·s~'..forth in thefo'<erning Documents, as they may be amended from time to t~e. No G~ve'rningDo~ment other'.than this Declaration shall for b d d,.,-n . I \ \ d ·' "· d ~ ' b . . . h h' any reason e amen e. or ot er_)V1se c iange,. or mterprete so a~to e mcons1stent wit t 1s Declaration. (/~ \ \\\~/~ Section 2.2. As~iation Board of Directors. Declarant shall select an initial Board of Directors otnot.(e~er than 3'p~f~Ons:Wh,o need rt~t'be Owners. The initial Board shall have the full authority and all'right~respohsi6iliti~privileges, and duties to manage the Association under (tht!)::iover~.;,J?ocum?nt~itnd sh';itk~stibject to all provisions of the Governing Documents. The term ot\tbi:,initiii!;dire~tors of tli'e' Board shall expire as set forth in the Articles and Byl~s,t<Che Board snat'e~ect bfupezs of the Association, which shall include a president who shall presid~~er meeting\()fthe Bo!Jrd and meetings of the Association. Sectio~3.>.Associat~~ Membership. Every Owner shall by reason thereof be a member of the Asso'ciatio~si:t'/'orth in the Articles and Bylaws. Section 2.4. vStxtiZenant to Ownership. Every Owner shall be entitled to vote in accordance with the provisions of the Articles and Bylaws. Section 2.5. Owner's Compliance with Governing Documents. By acceptance of a deed to a Lot, execution of a contract therefore, or any other means of acquisition of an ownership interest, whether or not it shall be so expressed in any such deed or other instrument, the Owner thereof covenants and agrees thereby, on behalf of himself and his heirs, successors, and assigns, to observe and comply with all terms of the Governing Documents of the Association, and all rules and regulations duly promulgated by the Board. Page 3 of 19 • • Section 2.6. Rules and Regulations. The Board shall have the power to adopt from time to time and to enforce rules and regulations governing the use of Common Areas and the use and maintenance of Lots and Tracts, in addition to the use restrictions contained in this Declaration and whether or not expressly contemplated herein, provided that such rules and regulations shall not be inconsistent with this Declaration. The rules and regulations may not discriminate among Owners. The Association may prescribe penalties for the violation of such rules and regulations, including but not limited to suspension of the right to use the Common Areas or portions thereof. Any such rules and regulations shall become effective 30 days after promulgation or amendment and shall be mailed to all Owners within 30 days after promulgation or amendment. A copy of the rules and regulations then in force shall be retained by the·secretary of the Association and shall be available for inspection by any Owner during reasbnab 0 le business hours. Such rules shall have the same force and effect as if set forth herein./ / Section 2.7. Architectural Control CommitteLT{e)~'Zhall establish and thereafter continuously maintain an Architectural Control G6mrnittee to re~iew•and approve or disapprove the details and written plans and specifications'~f all construction, including initial construction, other than new construction exempt pursuant 'to sfction 5. I (a), additio;,si:r·exterior alterations to homes and accessory buildings. fences, walls, 6r,~ther structures and all clcitring or excavation of Lots, or cutting of trees within the Plat, pursuant'to,At;!jcl~ ~Hereof. "'. '~ ("·'-~ / v The Board shall have the po~e~·.t~'ad~pt from ti~rle to time and to enforce guidelines, criteria, and procedures governing t~e\Architectural Contio.l Committee and the Owners' compliance with the provisions of Article 6,he~f. ""'· ~ Section 2.8. /~~C:ommi~:~ Th{:B·:a:iof,Directors shall have the authority to create, from time to'~ime; ~dditional c611111iitte6s that'theA3oard of Directors, in its sole discretion, determinei'would be uJeftl for the ~ffibient and proper administration of the duties of the AssociatiQn. The B1arct,ma/ dJJegate sucB\f~nctions and duties to such committees as it ?eems fi.~·."P!~'th~ ~hl:~B~ard .. ·s. hall ietain the \Jtimate decision making authority on all issues affecting the Association.··\_ ~ ~ V \<. """" "·~ ".J ARTICLE 3-ASS0\CIA'FIO~BUDGET, ASSESSMENTS, AND LIENS ~\,_ \ "() Section,3. J.. Owner's €ovenant to'Pay Assessments. By acceptance of a deed to a Lot, execution of a c'or\tract therefo're,\or any other means of acquisition of an ownership interest, whether or not it sliaJ(be so ex'prissed in any such deed or other instrument, the Owner thereof covenants and agrees the~b/,'oh1 hehalf of himself and his heirs, successors, and assigns, to pay the Association, in adva~e,.aU'general and special assessments levied as provided herein. _, Section 3.2. Association Budget. The Association shall prepare, or cause the preparation of, an operating budget for the Association at least annually, in accordance with generally accepted accounting principles and the procedures specified in the Bylaws. The operating budget shall set forth all sums required by the Association, as estimated by the Association, to meet its annual costs and expenses including, but not limited to, all management and administration costs of the Association, operating and maintenance expenses of Common Areas, expenses for services furnished to or in connection with the Common Areas, including the amount of all taxes and assessments levied against, the cost of liability and other insurance on Page 4 of 19 • • the Common Areas, charges for any services furnished to the Association, the cost of utilities and other services, including the cost of power and maintenance for street lighting within the community from the appropriate power company, and the cost of funding all reserves established by the Association, including, if appropriate, a general operating reserve and a reserve for replacements. The funds required to meet the Association's annual expenses shall be raised from a general assessment against each Owner as provided hereafter. The Association may revise the operating budget after its preparation at any time and from time to time, as it deems necessary or advisable in order to take into account and defray additional costs and expenses of the Association. Section 3.3. Levy of General Assessment. In ordefto meet the costs and expenses projected in its operating budget, the Association s_hall d5t&n7,inf and levy in advance on every Owner a general assessment. The amount of each Owner's,general assessment shall be the amount of the Association's operating budget divided{mohg'the'·Lots; provided that, any vacant Lot(s) not yet liable for payment of assessments pursuant to Sci:ticil,3.6 shall not be included in /" . •,/ ,. \ this calculation. Notice of the proposed budge;,an<!,estimated general·as~essment shall be sent to each Owner as required by RCW ch. 64.'38.0Z5 as now or he~after, amended; provided, however, that notification to an Owner of the )~dunt of an assessment )hal"1Jot be necessary to the validity thereof. The omission by the Association, bef6re"the expirati'oncof~ny assessment period, to fix the amount of the geperal~sessments,herlunp/r for that or th€'n_ext period, shall not be deemed a waiver or modification in any resp)ct of the provisions of this Article or a " \;-.._ '-' ' release of any Owner from the obligation~;p~y the gen,eral assessment, or any installment thereof, for that or any subsequent ass~sslnenrperiod, but tne;g'eneral assessments fixed for the preceding period shall continue until a 'niw as~sme'nt~ fixed\., Upon any revision by the Association of the op&ating,bui:lget duridg the as§essmenf"peri&!/for which such budget was prepared, the Associatioi{ shall;'if 'necessary; ie(ise'°the geheriI· assessments levied against the Owners and give notfce,dfthe sanie in the sam\ m(nner as the initial levy of general assessments for an assessme_nt period~v ··~ ~ S~iyment of G~ss~me~t) As determined by the Board, installments of gerferaI(assessments'ma°)\be collected on alnonthly, quarterly, semi-annual, or annual basis. A O ' · .. , "' ' ' . ' II . h d" I ny wner may prepay one or~ore,msta _ments on any assessment wit out 1scount or pena ty. Se~\5. Non-D~fiminat~sessment. No assessment shall be made at any time that may unreason;bly discrimi'nate against any particular Owner or group of Owners in favor of other Owners. ~V) Section 3.6. Commencement of Assessments; Limited Exemptions for Vacant Lots. Liability of an Owner for as~essments shall commence on the first day of the calendar month following the date upon which any instrument of transfer to such Owner becomes operative ( such as the date of a deed, the date of a recorded real estate contract for the sale of any Lot, the date of death in the case of a transfer by will or intestate succession, etc.) and shall terminate on the date that the Owner transfers title to a new Owner, provided such transfer shall not relieve a selling Owner from liability for assessments due prior to the close of such transfer. The due dates of any special assessment payments shall be fixed by the Board when authorizing such special assessment. The Board shall have the discretion to exempt Lots which are vacant, from Page 5 of 19 ------1 • • assessments or portions of assessments attributable to improvements or work which does not benefit vacant Lots. Section 3.7. Special Assessments. In addition to the general assessments authorized by this Article, the Association may levy a special assessment or assessments at any time, for the purpose of defraying, in whole or in part, the cost of any construction or reconstruction, inordinate repair, or replacement of a described capital improvement located upon or forming a part of the Common Areas, including necessary fixtures and personal property related thereto, or for such other purpose as the Association may consider appropriate; provided, however, that any such assessment must have the prior favorable vote of Owners representing two-thirds of the Lots affected by the special assessment. If appropriate, tKe A'ssociation may levy a special assessment against a portion of the Lots in cases where/sonle' but not all of the Lots would benefit by the special assessment, so long as any such/assess1nent shall have the favorable vote of Owners representing two-thirds of the Lots affe9ed•i:>y the )pe~ia! assessment. The amount of each Owner's special assessment for any year shall b~ the total special assessment for such year, divided by the sum of the number of Lot5<afrect6'd by the spe~h1l 'assessment, provided the Association may set different special assessment{~tes for Lots if the Assoi:iation determines that the benefit of the special assessment is different'for 0 thz Lots/'\ ""~ /' ~ ·/ ,( ""' Section 3.8. Effect of Non~Payment of Assess,;,ent!' If any assessment,payment is not made in full within 30 days after it was ·first'due and payable,{he unpaid amounts shall constitute a lien against the Lot and shall bear ihtir~t,ft?m,the dat;;;on 'Xhich payment was first due and payable at the rate applicable to judgm\nts, in Wasliington. 'By'acceptance of a deed to a Lot, execution of a contracynerefore, or any lither mea~·ofacquisitton'of an ownership interest, and whether or not it shall be soexprcised in ari:,: ~uch'cleed'or,otiier~nwument, each Owner shall be deemed to grant th~reb~ to the As1ociation~it¥' ag6nts an<lemployees, the right and power to bring all actions again°st,~ch Owrier)personall9{br the collection of such assessments as a debt, and to enforce.the liens ci-eafed by,thi~E>eclaration 'in favor of the Association by foreclosure of the continuing_liehs'in the'sa;;;e(form"oFaction 'as\s then provided for the foreclosure of a mortgage onreal properly. The,liens proviaed fo'.>fn'this Declaration shall be for the benefit of the As\ociation as a co';:j,oaite entity:'and the Association shall have the power to bid in at any lien fore~16s'.ire sale and to'ac~uire, h'ol<l>lease, mortgage, and convey the Lot foreclosed against. Sec~\,, Lien to )e~re P~nt of Assessments. Declarant hereby creates in the Association perpetuaUy the power;to create a lien in favor of the Association against each Lot to secure to the Assoc~tioh,the p~y1pent to it of all assessments, interest, costs, and attorneys' fees; and Declarant hereby ~l;l)!:cfs ~II Lots perpetually to such power of the Association. Such lien shall arise in accordance with'1he terms of this Declaration without the necessity of any further action by the Association, and any such lien when created, shall be a security interest in the nature of a mortgage in favor of the Association. Such lien shall become a continuing lien in the amount stated in the assessment from the time of the assessment, and shall also be the personal obligation of the person or entity who is the Owner of the Lot at the time of the assessment. The personal obligation to pay a prior assessment shall not pass to successors in interest unless expressly assumed by them, provided, however, that in the case of a sale or contract for the sale of any Lot which is charged with the payment of an assessment the person or entity who is the Owner immediately prior to the date of such sale shall be personally liable for the amounts of the monthly installments due prior to said date, and the new Owner shall be personally liable for Page 6 of 19 • • monthly installments becoming due on or after such date. The foregoing limitation on the duration of the personal obligation of an Owner to pay assessments shall not, however, affect the validity or duration of the continuing lien for unpaid assessments against the respective Lot. Section 3.10. Suspension for Non-Payment of Assessment. If an Owner shall be in arrears in the payment of any assessment due, or shall otherwise be in default of the performance of any terms of the Governing Documents for a period of 30 days, said Owner's voting rights shall without the necessity of any further action by the Board, be suspended (except as against foreclosing secured parties) and shall remain suspended until all payments, including interest thereon, are brought current and any other default is remedi/) Section 3.11. Reserves for Replacement. As a common expense, if required to do so by RCW ch. 64.38, as now or hereafter amended, the Afsociation shall establish and maintain a reserve fund for replacement of any Common Are/s,~an'd ~/il))provements and community facilities thereon by the allocation and payment m6r1thly to such 'reserve fund of an amount to be designated from time to time by the Associatib11;/Such fund sh~lliit~er be deposited with a banking institution, the accounts of which ,,e insured by any state or 'by any agency of the United States of America or, in the discretion ~f,th'e Association, be inve'sted'in obligations of or fully guaranteed as to principal by, the United Stat~s. of/Amel-ica. The ri!sefve fund shall be /:,. ,v / '), expended only for the purpose of\ effecting the replacement of the Common Areas and any improvements and community faciliti~s..,,thereon, eqilipihent replacement, and for start-up expenses and operating contingencies\ors;;--,no&ecl!_l'ring n'atu~e., The Association may establish such ot~er reserves for s~_c_h_ o'.her pur~o('e~ as'it,~a~...[i:om tiqie·.t.~ time consider nec~ssary or appropriate. The proport1onal'mterest of any,Owner,m any,,.such'-rcserves shall be considered an / ' \ ' / . ,,..... ...... ,./ appurtenance ofthayOwpef'sLq_t 'and shall not~,seP.arately wit~drawn, assigned, or transferred, or otherwise separated from the bot\o which'it applrtains a'iio,shall be deemed to be transferred "\,, ' ~ I "\ r with such Lot. Declarant shall not be responsible to,pay into the reserve fund. -----"'~/ ~' \ \ Seciion. 3. \ 2:--,.Certain Areas"Exempt~efommon Areas and all portions of the Plats dedicate'd to'and accepted by'a p'ublic auihority,or1ither charitable or non-profit Association ("" / ',., '{,_ " ~ J exempt'-'.rom_ taxation under the~w"'·s. _of the State of Washington shall be exempt from assessmen·t,;sby the Associiiti~, -~ ~ ARTI~}E 4-SUBORDINATION OF LIENS Section 4.1. Intent of r.lav/sions. The provisions of this Article 4 apply for the benefit of each Mortgagee who iends,rrloney for purposes of construction or to secure the payment of the purchase price of a Lot. ~ Section 4.2. Mortgagee's Non-Liability. The holder of a Mortgage shall not, by reason of the security interest only, be liable for the payment of any assessment or charge, nor for the observance or performance of any covenant or restriction, excepting only those enforceable by equitable relief and not requiring the payment of money, and except as hereafter provided. Section 4.3. Mortgagee's Rights During Foreclosure. During the pendency of any proceeding to foreclose a Mortgage, including any period of redemption, the holder of the Mortgage, or the receiver, if any, may exercise any or all of the rights and privileges of the Page 7 of 19 • • Owner of the encumbered Lot, including but not limited to the right to vote in the Association to the exclusion of the Owner's exercise of such rights and privileges. Section 4.4. Mortgagee as Owner. At such time as a Mortgagee shall become the record Owner of the Lot or previously encumbered by the Mortgage, the Mortgagee shall be subject to all of the terms and conditions of this Declaration, including the obligation to pay for all assessments and charges in the same manner as any Owner. Section 4.5. Mortgagee's Title Free and Clear of Liens. A Mortgagee or other secured party acquiring title to a Lot through foreclosure, suit, deed, of trust sale, deed in lieu of foreclosure, or equivalent method, shall acquire title to the ent'urribered Lot free and clear of any lien authorized by or arising out of the provisions of this Dtctaration, insofar as such lien secures the Payment of any assessment or charge or installhlent clue but unpaid before the final conclusion of any such proceeding, excluding the expl!:ation'd~te~f any period of redemption. The Association may treat any unpaid assessme~ts'ag'ainst a Lot forec[osed against as a common expense, in which case it shall prorate such unpaid/assessments a~ong,the remaining Lots, and each such remaining Lot shall be liable fo{<~:rated share of s~ch°"exp. ens. es in the same manner as for any other assessment. . -~~ /) ~ Section 4.6. Survival of Kssessment Obligaiio{)Uter the foreclosu;;; of a security interest in a Lot, any unpaid asse'ssments,shall continue, to exist and remain as a personal obligation of the Owner against wh'orri~he~me was levi'ed, and the Association shall use reasonable efforts to collect the same fr~m sucn O.~er. ''\,_ '·,"- ---\ \ ) "' ··""' Section 4.7. s£o"rdin;ticin of Assessment,Liens~eJiens·for assessments provided for in this Declaration shal( be sub'ordipate to the\.fie,ri1-0f any M.9rtgage or other security interest I d L ' ' \., I \ ' . h . p ace upon a ot as,a construction oan security mterest or as a pure ase money security · fi . °"h' f i d, h A \ . '. · 11 d d . mterest, or re mancmg t ereo /an -1 e ssociat1on w1 , upon eman , execute a written b d . . ~d -.... ' "fi h ' . I \ \ . . . Th I ti su or mattbn ocument to con 1rm•t e·part1cu ar superior security mterest. e sa e or trans er f L/ ---. ' ~ ' h t"I 'f~ '. 'h 1· .d d c . h. D I . o any; ot,,or any-mterest t11erem, s a not a ,ect;t e tens prov, e ,or m t ts ec arat1on except,as 'btherwise specifically )ro\ided for herein, and in the case of a transfer of a Lot for purpose~of;r~alizing a ~~f?ity i~er?st, liens shall arise against the Lot for any assessment payments ci:lming due after the 'date of'cofnpletion of foreclosure (excluding the expiration date of any period iif~~ption). \ \ '-s/ ARTICLE 5 -BUILDING AND LAND USE RESTRICTIONS Section 5.1. ~~m{ots. No Lot, dwelling, residence, outbuilding, fence, wall, building, pool, deck, substa'ntial landscaping, change in exterior paint color or other structure or other improvement shall be erected, altered, placed or maintained on any Lot unless it shall comply with the following: (a) Prior to placing any such structure or making such improvement on the Lot, the plans and specifications for the structure or improvement and a request for approval shall be submitted to and approved by the Committee as provided in Article 6. When constructed or placed on the Lot, the structure or improvement shall substantially conform to the Page 8 of 19 • • plans and specifications approved by the Committee. This provision shall not apply to the Declarant until all homes are initially sold and occupied. (b) Prior to making any change or alteration to the external appearance of any existing improvement on a Lot, plans and specifications for the alteration and change shall be submitted to and approved by the Committee as provided in Article 6. When made, the changes or alteration shall substantially conform to the plans and specifications as approved by the Committee. ~Iterations ancl clianges tliat are not sul:istantiallM cfff;ferent frnm cur.rent conclitil'lnS chnol reguire @ommittee amiro).!al. ITTliese inclutle: acloitional fencing, P.atio, or. tlec~ tliat exact!~ matclies ex-isting mater.ial anil stMle liac~ :Y,arcl lanclsca Jllgi anilZor. home color, that alteatl~ ex,ists itliin tlie communitM. This provision shall not apply to the Declarant until all homes are initially sold and occupied. /, ( ( c) Once started, the work of cons;r~ctl,nialtering, repairing, or reconstructing any structure or improvement on a Lot shall be,diligently proiecuted until completion thereof and in any event the exterior of the structure sKalJ,lfe completed a;,-d{'nished within six months after the work first commences. In the case bf landscaping improvement's.or modifications. the . . ,. ' '' -work shall be completed w,thm two months after~e~rk first~ommences. "-, (d) All b 'Id" d .• ,.. "-.._ · ',L/ h/11 b f ~ ,,\ . u, mgs an nnprovements on a· ot,s a e o permanent construction, and no temporary structure, trailer, 1hobil;·home, tent, garage, outbuilding or other similar device shall be placed on any Lot, except ~ith\ihe-r.ci-mission of•the•Committee. This provision shall \' " ' ~ not apply to the Declarant during the Devel~pment Period. "-.._ ~---..-..., \ \I. I )ti ~d . ') d I d " ·1· . (e) /Lots--shall be used so e y or res, enttal purposes an re ate ,ac1 1t1es normally incidental 'to a{eside~iai\ommun'ity:'./No'building,shall be erected, altered, placed or permitted to remain o'n,ariy,Lot exl:e~t for one '(.I)'cletached single family dwelling and permitted accessory buildh)_~~v /~ ~ ~J)--........._A:ccessor,x buil~,wnich a~ appurtenant to the use of an existing permanent residential building ~ay'be permitted.do a Lot. Permitted accessory buildings may include )!~houses, tool ~heds, dogho~ses, and gazebos. No permitted accessory building shall ~-~ \: \ \ be placed on a L,ot unless the,plaps for'tQe•accessory building have been first approved as to the design and lci'cati'on on the Lot by the C6mmittee. The Committee may refuse to approve a permitted acces~ry'building if) in\ the exercise of the discretion of the Committee, the structure detracts from the gehefal visua1 1appearance of the neighborhood or other homes. The location of a permitted accessory'building sliall be located where it minimizes the visual impact and, as a general guideline, shall be in,(he rear yard or side yard behind the front of the house. The Committee shall not be bo~d by the guidelines, but may exercise its discretion in that respect. The Committee may require visual screening of accessory buildings from adjacent Lots. Accessory buildings shall not be easily visible from any street. (g) All structures and improvements shall comply with the provisions of the applicable Building Code, as amended from time to time, relating to setback requirements; provided that nothing herein shall require removal of a building which was originally placed in conformity with such Code because of change in the Code. The Applicant is responsible for procuring all necessary permits. Page 9 of 19 • • (h) No exterior aerials, antennas, microwave receivers or satellite dishes for television or other purposes shall be permitted on any Lot except as follows: The Committee will not require prior approval as to placement and screening from residents who wish to install satellite dishes (20" or less in diameter) in accordance with current FCC rulings. The Committee recognizes the need to locate these dishes in a place that will allow the best reception possible; however, residents are encouraged to consider aesthetics as well. Residents choosing to install satellite dishes measuring larger than 20" in diameter are required to obtain approval from the Committee prior to installation. (i) All mailboxes are to be of uniform design as approved by the Committee. U) Owners of fences shall be obligatedlore{air and maintain such fences so that they are structurally sound and painted or stained1 fi:;'.,m,ti1he to time as may be necessary to retain a reasonable appearance thereof. Owners of}enselsh~II h':n;e the right to enter adjoining property on a temporary basis for purposes of such ;;,aintenanc~Rrovided the owner seeking to exercise this right of entry shall give two week~~itten notice t~thes,pwner of the adjoining pr?p.e~y and further provided that no dama{\to~djoining prope.rty )h~ll,~e perm(tted an? the adJommg property shall be restored to a cond1t1oti reasonably,equ1valent to its cond1t1on prior to h t h . ., 'k' ' '1 d F ''· b 1·. d' sue en ry as soon as sue mamtenance or repatr wor 1s,comp ete . ences may e 1m1te m height and/or extent beyond local ;tode,provisions,'as \~eik~s in style, as piavided for in the Standards as adopted by the Associition~ "-'-..__ "'-. \ \ \ '-..__ ', ~ "'- (k) The Board may, ih thf ComrnmiJy Regulati~ns, adopt such regulations for the installation. maintenarice'·and wate~ing of landscaping, including lawns, as the Board determines are· reasohabJy-nec~ssary to in~intairi the"'ge~ral ¥pearance and value of the properties within th{Pla(, \ \ ~ (" '-..__._) Section 5.2. A~a'i'L Nd a~imals. livesto~k or poultry of any kind shall be raised, bred, or kept on'iiiiY Girexcept'th;;{usuaJ-ho~hold pet\such as dogs, cats and similar sized pets typicaH{sold'inpeNtbres miy~~~kept, provided1hat they are not kept, bred or maintained for comm~~i3lpurposes,'a-nd)hat thex do not un~sonably interfere with the use and enjoyment of any part of the Plat. y ~ Sec~}3. Nuisanc~.\No Lot shall be used or maintained as a dumping ground for rubbish; and trash);arbage, or pth\er waste shall not be kept except for in sanitary containers or composting areas. Eq~ipmen~for the storage or disposal of such material shall be kept in a clean and sanitary condition\afuLou/t df sight. Nothing shall be done on a Lot that may become a nuisance to the neighborhood. '7 Section 5.4. Businesses. No trade, craft, business, profession, manufacturing, commercial enterprise or commercial activity of any kind shall be conducted or carried on upon any Lot or within any building located within the Plats unless it is authorized by and is in compliance with local land use ordinances and does not interfere with the quiet and peaceful use and enjoyment of any part of the Plat. For purposes of this Section, "interference" will be assumed to exist if (I) evidence of said use is visible from the street or adjacent Lots; (2) the use causes an increase in the noise level in the surrounding area, or (3) the use increases traffic above usual residential volumes. No signs for such businesses shall be permitted. Page 10 of 19 • • Section 5.5. Storage. No goods, materials, supplies or equipment, and no boats, trucks, motorcycles, busses, motor homes, campers, trailers, or vehicles of any description, shall be stored, dismantled, or repaired in the street, driveway, right of way, adjacent planter strip or within view from any street or Lot in the Plat. Upon 48 hours notice to the Owner of the Lot, the Association has the authority to have removed at the Owner's expense any improperly stored or parked vehicle, boat, or other equipment. During the Development Period, the Declarant may store equipment and building materials and maintain temporary trash storage sites within the Plat. The restrictions contained in this Section shall not exclude the temporary parking of automobiles on the designated driveway areas adjacent to garages on the Lots. Section 5.6. Construction and Sale Period. So long~eclarant owns any property in the Plats for development and/or sale, the restrictions set forth in this Article 5 shall not be applied or interpreted so as to prevent, hinder, or inte;fere~it~ development, construction or sales activities of Declarant or any builder or developt,approvetj~,~e Declarant. Section 5.7. Maintenance. Propert);'.,~efship includes the)e~ponsibility to maintain all structures and grounds that are a part ofthe.,Lot This obligation includes,. but is not limited to, such activities as mowing grass, weed control~'egetation /control, pre'ventiori of offensive or noxious odors associated with composting, removal 'of trash, structural m;;intenance, including repairing mildewed, worn or dated s~ing.and fencin~'p?ii~tJnf and removing 1;,os1s on roofs. l.\RTICLIT-'~~irncruiAi:coNTROU Section 6.1. The-Committee. T\~;:llclesign~~~he Committee herein referred to. The address oft('C(nmittee·s\all be th~~~s;-~d·of~the' Association. Section 6.2. Submissio~f Plans. Prior to construction, all plans and specifications or information required to ·be iiubmitted'-to,the Cori'i~ittee for approvals shall be submitted by mail h dd -f·h C '· '/. d 1·' h '11 ° . .. h II . ' to t e a ress o t e, ommottee m, up 1cate, s a ue m wntmg, s a contam a wntten request for apP,r6val,'ancnhe.n'?t'me anil,address ofthe)ersdn,§ubmitting the same and the Lot involved, and sl\al I <set forth the,:f~nowiri'g\fith respdt,to'l a proposed structure: The location of the structur~4~on the Lot, the1levation'ff,t~e structure with reference to the existing and finished lot grade, the.~eneral design;sth\~nterior layout, the exterior finish materials and color including roof material~~\*1ndscape ~\an1 ~nd stlch ot?e~ infonnation as may be requir~d to determine whether such structure confonns': with the restnct10ns establoshed by the Govern mg Documents and any Community,R~gulati,6n~/ adopted by the Association. The Committee may require applicants to notify adj~~,0wners of their request for approval. Section 6.3. Standards. The Committee shall have the authority to determine and establish standards involving aesthetic considerations of harmony of construction and color which it detennines to be in the best interest of providing for attractive development of the Plats, which authority shall include but not be limited to determining the height, configuration, location, design and appearance of the home, fences, walls, outbuildings, pools, and other structures and improvements appurtenant to the use of the Lot. Such detenninations shall be binding on all persons having any interest in the Lot. Owners shall be responsible for infonning contractors, agents and others working on the Lot of the standards and conditions of all approvals Page 11 of 19 • • issued by the Committee and shall be responsible for correcting any violations of any and all violations of those standards and conditions. Section 6.4. Approval or Disapproval Process. Within 30 days after the receipt of plans and specifications or information with a request for approval, the Committee shall by majority vote approve or disapprove the request. The Committee may disapprove any request that in its opinion does not conform to the Governing Documents and any Community Regulations adopted by the Association or its aesthetic or other adopted standards. Approval or disapproval of a request shall be made upon one of the copies thereof and returned to the address shown on the request. If the Committee fails to approve or disapprove syb\nitted plans and specifications within 30 days after the plans and specifications have been subm_itted, which submission shall be evidenced by a written receipt for said plans and specifi!atiqris, approval will not be required, and this Section will be deemed to have been fully complied,~ith. In this event, any such plans and specifications shall nevertheless be in complianc<e~with all}lie restrictions contained in the Governing Documents and any Community Regul,ti~s adopted bY. the Association. S . 65 Ad. Th C .,/·<i~/ . d~ "', d. . ect1on . . visors. e omm1ttee may appomt a v1sors~r,a v1sory committees from time to time to advise on matters pertai~ing'to the Plat,·, No person~il{he Committee or acting for it shall be responsible for aQ;' defect in a'ny'°plim,.of sp~cification submitted or approved nor for any defect in any plan or s{ecification submittea or,approved nor for'any defect in any work done according to such plans ah~ s~eciific;,~_tions. ':'(~ Section 6.6. Variations. The Co~itte.;---shall have,ihe.-!luthority to approve plans and specifications which dg._..not~onform \o\thes2're~ric~ons'in 'order to overcome practical difficulties or prevent-"hardships~n the 1ip~licatton · 9\~ese r~strictions; provided that such variations so approvf'd ~Hall ~t*e~naterially\nju~ious to th~improvements of other Lots and shall not constitute a'waiver of the restrictions\herein contained'but shall be in furtherance of the purpose3,tlie·~~ct~~" \\ ( (. -. ~~ 7~~MO~)~,AND MAINTENANCE Section 7.1. Title to, Common Areas. Declarant shall convey to the Association the Common 'Areas owned by\Di!clarant; ?ts,,designated in the recorded Plat(s), including notes thereto. The~ommon Area~1sliall be ~bject to an easement of common use and enjoyment in favor of the Asso6iation and (jrei"y Owner, their heirs, successors, and assigns, in accordance with the terms ~d'conditions ·of the Governing Documents. The Common Areas when conveyed to the Ass6ci~~s,be free and clear of financial liens. Section 7.2. Owners' Common Rights. Owners shall have equal rights with other Owners to use the Common Areas, unless certain Common Areas are specifically designated as limited Common Areas on the face of a plat(s) or other recorded instrument. All easements for ingress, egress, utilities, and use of facilities, unless otherwise specifically limited, shall exist in favor of all Owners in the Plat. Section 7.3. Maintenance of Common Areas/Other Maintenance. The Association shall maintain, repair, replace, improve, and otherwise manage all of the Common Areas so as to keep them in good repair and condition and shall conduct such additional maintenance, repair, replacement, construction, or reconstruction as may be determined by the Board to promote the Page 12 of 19 • • recreation, health, safety, and welfare of the Owners. Any action necessary or appropriate to the maintenance and upkeep of the Common Areas, the landscaping, irrigation, storm drainage facilities, sewer and water systems, all buildings, gas, telephone, or electrical or television facilities applicable to the Commori Areas shall be taken by the Board. In addition, the Board may, in its discretion, agree to maintain other improvements within the Plat(s) where the Board finds that such maintenance will provide a general benefit to the Association and the Lots in the Plat. ARTICLE 8 -EASEMENTS AND OPEN SPACE Section 8.1. Construction, Utility and Drainage-0sements. Easements for the construction, repair, replacement, reconstruction, and Jn'ain.!ehance of utilities and drainage facilities have been created along the street frontages,,of.all.lots.,and established by the recorded Plat including notes thereto. Furthermore. all lots shall be~u6jecho easements 2.5 feet in width, parallel and adjacent to all interior lot lines and 5'fe~t in width;parallel and adjacent to all rear lot lines for the purpose of private drainage/ Eas{ments shall 1;,ov'e ,with adjusted lot lines. Maintenance of all private drainage easeme"nts'·~iall be the respon~ibH°hy of all Jots deriving benefit from said easement, including the ownci'·ofthe lot on/wrich said ~as'e'ment(s) are located. No structure, including fences and retaining walli'or'rockeries)planting or'oti~~r.,material which may damage or interfere with the in~llation and miliritfnanfe of utilities or facilities. or which may change the direction of flow of\drainige. channels'in the easements, or which m~y obstruct or retard the flow of water through the 'dritin~e,channel~in'the easements, shall be placed or . d . . h' t' h \ ' ' " ' h' . h . d b h Pl perm1tte to remam wit 111 any o t ese easements, exc~pt as ot er.wise aut onze y t e at or as specifically authorized'by the,Committ~e\ ) -~ ~ / /~"" \ \ /'"< '"'-Section 8.2. \Maintenance. of Common Areas. T~ss6ciation shall be responsible for maintaining, repairing'a1iheplacing:L \ \\ .)-,--...A -I "'~/ ... · ··~1· h \ 1· d . d. . ' d. a ,. ny p at entry monuments,' 1g tmg,,an scapmg, an 1rngation constructe In a , (comma~~~~ ~v ' P\ Landscaping,,,_,iri;!gatio~f,~ncing, ·~nd any other ~oi_nmunity improvements that ·· have been or may be constructed m the future w1thm a Common Tract or other ~r~a.s designateil .~Y the Bilird, including easements in favor of the Piper's Bluff H'om'eowners As\o~iation. '\.. "-A'''' 'I ,".;.,,:'·~ . _J;!{!.j . . . . . . . c) Any Iands.<,~p.irtg!land 1mgat1on systems located w1th111 the pubhc rights of way located in'ih~lit, except that which fronts or sides any individual lot. d) The mailbox stands. e) Any landscaping, and any and all necessary access roads, fences, gates, retaining structures, rockeries, drainage components, splash pads, and any other appurtenances within storm detention tracts, and easements in favor of the Piper's Bluff Homeowners Association for the outfall through other parcels. I) Entry monument and containing easement. Page 13 of 19 • • ARTICLE 9 -INSURANCE, CASUAL TY LOSSES, CONDEMNATION Section 9.1. Insurance Coverage. The Association shall obtain and maintain at all times as an Association expense an insurance policy or policies and bonds written by companies licensed to do business in Washington which provide: 9.1.1. Insurance against loss or damage by fire and other hazards covered by the standard extended coverage endorsement in an amount as near as practicable to the full insurable replacement value (without deduction for depreciation) of the Common Areas, with the Association named as insured, or such other fire and casualty insurance as the Association shall determine will give substantially equal or greater protectio)0 9.1.2. General comprehensive liability insurahce insuring the Association, the Owners, Declarant, and any managing agent, against ariy liability to the public or to the Owners and their guests. invitees. licensees, or tenants, incide'iit-fu the 'bwrtership or use of the Common Areas. (/) ~'"' laws. 9.1.3. Worker's compensation ~~~:;5e extent~:d by applicable 9 I 4 F"d 1· /"'-.., • h A• • • / bl" ) . . . . 1 e 1ty coverage na!;'mg t e n:ssociat1on as an o 1gee to protect agamst dishonest acts by the Board, Associi'itiol)·O.fficers, com1riitties, managers, and employees of any of them, and all others who are respon)ible forJ~ndling A~odation funds, in an amount equal to ' " . "1 d~ ' \, three months general assessments on all Lots, me u mg.reserves. , /,.." \. \ ) ··~ ~'; 9.1.5./lnsurance.;gainst los~ofpersona(property of the Association by fire, theft, and other los\ses with dedtictible provisions as the Association deems advisable. 9.1.6. ~-~~{'other ,\ns1urance as\h~Association deems advisable, provided, that notwithst_:!.nding any.~he~r,ro~l~~on_s~~ein, th'e, Association shall con_tinuousl~ maintain in effect casualty;-tlood, and hab~ltty msuran~an~\a)fideltty bond meetmg the insurance and fidelity bon'd require;:;ients,for Prqjects established by Federal National Mortgage Association, Governine'iit'-National Moli'gage i\s}ociation, Federal Home Loan Mortgage Corporation, Federal H6usihg Authority,llnd\Veteriins\>.dministration, so long as any of them is a Mortgagee 0 ' ' h ' \ h ' J . ·1 bl h b . d . . . b or wner, excepMo t e exten\suc coverage 1s not ava1 a e or as een waive m wntmg y Federal National,Mortgage Asso~iation, Government National Mortgage Association, Federal Home Loan Mortgige):orporation( Federal Housing Authority, or Veterans Administration. ~v·; Section 9.2. Casualty Losses. In the event of substantial damage to or destruction of any of the Common Areas, th°e./Association shall give prompt written notice of such damage or destruction to the Owners and to the holders of all First Mortgages who have requested such notice from the Association. Insurance proceeds for damage or destruction to any part of the Common Areas shall be paid to the Association as a trustee for the Owners, or its authorized representative, including an insurance trustee, which shall segregate such proceeds from other funds of the Association. Section 9.3. Condemnation. In the event any part of the Common Areas is made the subject matter of any condemnation or eminent domain proceeding, or is otherwise sought to be acquired by any condemning authority, the Association shall give prompt notice of any such Page 14 of 19 • • proceeding or proposed acquisition to the Owners and to the holders of all First Mortgages who have requested from the Association notification of any such proceeding or proposed acquisition. All compensation, damages, or other proceeds therefrom, shall be payable to the Association. ARTICLE IO -ENFORCEMENT Section I 0.1. Right to Enforce. The Association, Declarant, and any Owner shall have the right to enforce, by any appropriate proceeding at law or in equity, all covenants, conditions, restrictions, reservations, liens, and charges now or hereafter imposed by or pursuant to the provisions of this Declaration. Failure or forbearance by any person or entity so entitled to enforce the provisions of this Declaration to pursue enforce1rienilshall in no event be deemed a waiver of the right to do so thereafter. // ( \,_/~""' Section I 0.2. Imposition of Fines.p ~',,, (a) Authority to Impose Fines: \The; Association shall ha,v'e~he right to impose monetary penalties against the 'ow11er and/or occupant of,any Lot who violates h C C d . . d 'R '. . / ' h C ' '· R I . t ese ovenants, on 1twns an estncuons o~\ t e ommumty, egu atwns or other rules and restricfions. adopted by'th~Wssociation. The Bo~d_;hall, from time to time, adopt a schedule,.f~·such monetary (enalties. The schedule may provide for penalties that are as~s~cil·a·~ihgle flat rate}nd, may provide for penalties which are incurred on a periodic\(d°';;ily, 'weekly, etc.)'•basis and which accrue until violation.s are·co1Tecte. d. i\2 .·~ '" "· / -"' . . .. " V (bl P d /1"'-·'-fF' If "~A · :---. .. d . h . I . f roce ure,,or mpos1twn o mes: tue ssociaJwn etermmes t at a v10 atlon o the Covenants, Conditions and \Restrictions, or the Community Regulations or other rulci" ~d rdstrictions addpt~d by the Association has occurred, the Association slia!i'fench·writtcn.Notice bf Violation to the owner or occupant of the <Lot detehnined fu~sespo~ib!~for th~ violation. The Notice of Violation shall identify (11 the locatiiln where ther\,iolation has occurred, (2) the name of the person resp<ilisiB!e foi"th~violation, (3) the nature of the violation, (4) the action or ' · · 'a · \ d ' ' h · 1 · d d di' c 1· d actions reqmre \'n'fr er to cure t e vw atwn an a ea me ,or comp iance, an (5) 1he rate or amount of thYtine that will be assessed if the violation is not cured by the'compliancci d6adline. In addition, the Notice of Violation shall indicate that the oi,nci•or occ'upJnt deemed responsible for the violation shall be entitled to request :lie~ririg be'fore the Board, provided a written request for such a hearing is submitted !6·"1!)e/Board within fourteen calendar days after the issuance of the Notice of Violation. (c) Hearing by Board: If a request for a hearing is submitted, the Board shall conduct a factual hearing and allow interested parties to present evidence relevant to the issues of whether or not a violation has occurred and what action is required to cure the violation. The Board shall issue a written decision after the conclusion of the factual hearing. All Notices of Violation become final either fourteen days after they are issued if no request for a hearing is submitted, or on the date that the Board issues its decision following a hearing. Page 15 of 19 , • • (d) Collection of Fines, Lien on Title: Unpaid fines assessed pursuant to Section I 0.2 shall constitute liens against the Lot, be subject to the terms and conditions of this Declaration regarding liens for assessments and attorneys fees. Section I 0.3. Remedies Cumulative. Remedies provided by this Declaration are in addition to, cumulative with, and are not in lieu of, other remedies provided by law. There shall be, and there is hereby created and declared to be, a conclusive presumption that any violation or breach or attempted violation or breach of the covenants, conditions, and restrictions herein cannot be adequately remedied by an action at law or exclusively,by recovery of damages. /) ARTICLE 11 -AMENDMENT AND REVOCATION S . JI I A d b A . . P/ /<h"-_' . . f h D I ect1on . . men ment y ssoc1at1onD r-!S'r to t ~ e)\p1rat1on o t e eve opment Period, any amendment to the Declaration may be executed by the Declarant. Subsequent to the expiration of the Development Period, this Declarati~n may be a~nded only by an instrument executed by the Association for and on behalf(~f the Owners, pro~id~d, however, that such amendments shall have received the prior apprdva"r-of a vote of the Ownirs Having 75 percent of the total outstanding votes in the Association, ilid 'proyid~d)however, tfiat 'the obligation to maintain common areas and impro~ents may not'be' reyoked without the i>riiten consent of the City of Renton. Notwithstanding<ai1y' of the for6going, the prior written approval of 51 \, ·'\ ' ... "-..·· ' percent of all Mortgagees who have requested fro111 the Association notification of amendments shall be required for any material amendm~nt uithe ·oeclarati6n 6r,.the Association's By-Laws of f h c II . ,-.---. . h \ \ " " '1· ~ d b d' . f h any O t e 10 owmg: /votmg, rig ts, assessments, assessme}:lt iens,. an SU Or mat1on O SUC liens, reserves for maintenance, 'repair, ani!/epla&:ryient•of ·co~n;,;'on Areas, responsibility for maintenance and re~ai('{ealloc~tion of interest'. in/the Co-;:;,mon Areas, or rights to their use, convertibility of Lots ihto Commdn Areas or df/'ommon Areas into Lots: leasing of Lots other than as set forth.herein; iinr.6-sitioh ofany,restrictio~s on the right of an O\Vner to sell or transfer L .,-. ----._ . '-~I l~l "-f 'h \, . . f b . I d . a ot; any action to term mate ·t 1e, ega 'status.a t ~ 0 ssociat1on a ter su stantia estruct1on or d / . / -----.._ . " ' ' . . "h· h;,,, "'ti' h b fi f M con emnat1on occurs,,,.or,any pr,8v1s1ons w 1c · are or t e express ene 1t o ortgagees or I. "bl\ . r ' '-f F" --~M "-../ e 1g1 e,msurers or guarantors o 1rst ortgages. S~~J.1.2. Effe~~at~~ndments shall take effect only upon recording in the ' --, '\'" \ ......... County where the property is located Section l~~dition) anh Amendments. Declarant hereby reserves the right to add additional properties to'or1:lelet;,Properties from Piper's Bluff. Additional properties may include subsequent phase1'0.[.Piper's Bluff, or other properties or lots that the Declarant may wish to add at Declarant' s sole discretion. ARTICLE 12 -GENERAL PROVISIONS Section 12.1. Taxes. Each Owner shall pay without abatement, deduction, or offset, all real and personal property taxes, general and special assessments, including local improvement assessments, and other charges of every description levied on or assessed against his Lot, or personal property located on or in the Lot. The Association shall likewise pay without Page 16 of 19 • • abatement, deduction, or offset, all of the foregoing taxes, assessments, and charges levied or assessed against the Common Areas. Section 12.2. Non-Waiver. No waiver of any breach of this Declaration shall constitute a waiver of any other breach, whether of the same or any other covenant, condition, or restriction. Section 12.3. Covenants Running with the Land. The covenants, conditions, restrictions, liens, easements, enjoyment rights, and other provisions contained herein are intended to and shall run with the land and shall be binding upon all persons purchasing, leasing, subleasing or otherwise occupying any portion of the Plat, their heirs, execu\()rs, administrators, successors, grantees, and assigns. All instruments granting or con,Yeying/ any interest in any Lot and all leases or subleases shall refer to this Declaration an~shalLrci;ite that it is subject to the tenns hereof as if fully set forth therein. However, all t~nll_~,(nd'p~~vi_~ions of this Declaration are binding upon all successors in interest despite an/ab~ence of reference thereto in the instrument of conveyance, lease, or sublease. ( // ~~ Section 12.4. Attorneys' Fees. In the everit,q_f a suit or,action to enforc.e any provision of this Declaration or to collect any money due he~unaer or'to foreclose a lien:'the unsuccessful party in such suit or action shall payto'the prevailing•p,;rty al(costs and expe~es; including title reports, and all attorneys fees that tlie pre~iling party h'a's ihcurred in connection with the suit or action, in such amounts as the court ln;;,xcJee~·to be reai;onctble therein. and also including all costs, expenses, and attorneys. fees incuiT;d ini:on~c.tion w_ ith~y~ppeal from the decision of a trial court or any appeUat~rt.,"' \\ ) /~~ 0 Section 12.5~6 Aba~oninent of Obligaticfu.~O~ner, through his non-use of any Common Area, or by'abahdonmerh of his Lot,\may avoid or diminish the burdens or obligations imposed by this Declaration~°"'/ '--, ~ S-~~1-2 ....... 6~! ~ -~~Th . \ f h . . I . d ect1on : . nterpretat10n. e ·car.t10ns o t e various art1c es, sections an / , · ' '· °" r' "· ';') f d r I d d d fi paragraphs of this Declarat1q_n are~or'(onvernence o use an re,erence on y an o not e me, limit, aug~n~, or descri6e~l'if scope, c~ntent or intent of this Declaration or any parts of this Dec!a~atio~h~ neuter gena1:;'i~~l~de~-Ihr feminine and masculine, the masculine in~ludes the femmme and neuter, and the femmme includes the masculine and neuter, and each includes a legal entity whe';\,thl,~-__ n .. t~eMxt / s·•b• .-.-r~quires. The single number includes the plural whenever the context so requires~v ) Section 12.7. Severability. Invalidation of any one of these covenants, conditions, restrictions, easements, or p'r6visions by judgment or court order shall in no way affect any other of the same, all of which shall remain in full force and effect. Section 12.8. Notices. All notices, demands, or other communications ("Notices") permitted or required to be given by this Declaration shall be in writing and, if mail postage prepaid by certified or registered mail, return receipt requested (if a Notice to Declarant, the Association, or to fewer than all Owners), or if mailed first-class postage prepaid (if a Notice to all Owners), shall be deemed given three days after the date of mailing thereof, or on the date of actual receipt, if sooner, except as otherwise provided in the Governing Documents. Notice to an Page 17 of 19 • • Owner may be given at any Lot owned by such Owner; provided, however, that an Owner may from time to time by Notice to the Association designate such other place or places or individuals for the receipt of future Notices. Notices shall be addressee to the last known address of the addressee if not otherwise known. If there is more than one Owner ofa Lot, Notice to any one such Owner shall be sufficient. The address of Declarant during the Development Period and of the Association shall be given to each Owner at or before the time he becomes an Owner. If the address of Declarant or the Association shall be changed, Notice shall be given to all Owners. Section 12.9. Applicable Law. the laws of the State of Washington. Page 18 of 19 This Declaration sh'b\ construed in all respects under ~ ' : '" "~ .• ·· . ... ) • • IN WITNESS WHEREOF, THE UNDERSIGNED DECLARANT HAS EXECUTED THIS DECLARATION THE DAY AND YEAR FIRST ABOVE WRITTEN. CONNER HOMES AT PIPER'S BLUFF, LLC. ST A TE OF WASHING TON ) COUNTY OF KING ) ) A? On this ___ day of _____ , 2o_f;i!effi{l'm~, the undersigned, a Notary Public m and for the State of Was)1iifaton, duJy'\,.2on~missioned and sworn, persoryally/'appeared to'\__m'e" known to be the ________ of Conner Homes at Pi~7r.~ Bluff, LLC, whi2h...:_e":1zcuted the foregoing in~trument, a~d acknowledged the said instrume~~-'tR be ~h:/rte and volu-!_l(~r~ act and deed of said corporation, for the uses and purposes therein ·.m~nt1oned;, and on oath~ated that he was authorized to execute the said instru\~"~, . ~<: ) \ \ Print~':',,.__. name;\,_'-,, . . ~~ ,~~f :J:f~:J,;,, <ho Sm• of Washmg<o, Page 19 of 19 • • SUBDIVISION Guarantee/Certificate Number: Issued By: @. CHICAGO TITLE INSURANCE COMPANY 0007219-06 CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES Conner Homes herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth in Schedule A. Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further information as to the availability and cost. Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Countersigned By: Authorized Officer or Agent Subdivision Guarantee/Certificate Page 1 of9 Chicago Title Insurance Company By: Attest: President Secretary RECEIVED MAY 2 2014 CITY Or RENTON PLANNING DIVISION Printed: 01.07.14@ 01:48PM WA-CT -FNSE-02150.622476-SPS-1-13-0007219-06 • • CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 0007219-06 . : ,. $1,000.00 I Title Officer: Seattle Commercial / Unit 6 Chicago Title Company of Washington 701 5th Avenue, Suite 2300 Seattle, WA 98104 Main Phone: (206)628-5610 Email: CTISeaTitleUnit6@ctt.com SCHEDULE A $350.00 Effective Date: December 31, 2013 at 08:00AM The assurances referred to on the face page are: $33.25 That, according to those public records which, under the recording laws, impart constructive notice of matter relative to the following described property: SEE EXHIBIT "'A" ATTACHED HERETO AND MADE A PART HEREOF Title to said real property is vested in: Conner Homes at Piper's Bluff. LLC. a Washington limited liability company subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their priority. END OF SCHEDULE A Subdivision Guarantee/Certificate Page 2 of9 Printed: 01.07.14@ 01:48PM WA-CT -FNSE-02150.6224 76-SPS· 1-13-0007219-06 • EXHIBIT "A" Legal Description For APN/Parcel ID(s): 102305-9144, 9002, 9367, 9312 Parcel A: • The Southerly 117 feet of the North Half of the Northeast Quarter of the Northwest Quarter of the Northeast Quarter of Section 10, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; Except the West 30 feet for road; Together with the North 15 feet of the South Half of the Northeast Quarter of the Northwest Quarter of the Northeast Quarter of Section 10, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; Except the West 30 feet thereof conveyed to King County for road by Deed recorded under recording number 3263478. Parcel B: The Easterly 2/3 of the following described tract: The North Half of the Northeast Quarter of the Northwest Quarter of the Northeast Quarter of Section 10, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; Except the South 117 feet thereof; and Except the West 30 feet for road as conveyed by deed recorded under recording number 3263478; and Except the North 30 feet for road; Together with the North 30 feet of Northeast Quarter of the Northwest Quarter of the Northeast Quarter of Section 10, Township 23 North, Range 5 East, w.m., in King County, Washington, except that portion lying within 142nd Avenue S.E.; as acquired by judgment entered September 25, 2012 in King County Superior Court Cause No. 12-2-18312-1. Parcel C: The South 91.2 feet of the North 121.2 feet of the Westerly 1/3 of the North Half of the Northeast Quarter of the Northwest Quarter of the Northeast Quarter of Section 10, Township 23 North, Range 5 East. Willamette Meridian, in King County, Washington; Except the West 30 feet for road as conveyed by Deed recorded under recording number 3263478. Parcel D: Westerly 113rd of the following described tract of land: The North 1/2 of the Northeast Quarter of the Northwest Quarter of the Northeast Quarter of Section 10, Township 23 North, Range 5 East, Willamette Meridian, in King County, Washington; Except the South 117 feet thereof; and Except the West 30 feet for Southeast 142nd ave, as conveyed to King County by Deed recorded under recording number 3263478:and Except the North 30 feet for road; and Subdivision Guarantee/Certificate Page 3 of9 Printed: 01.07.14@01:48PM WA-CT -FNSE-02150.622476-SPS-1-13-0007219-06 • EXHIBIT "A" Legal Description Except the North 91.2 feet of the above described Westerly 1/3. Subdivision Guarantee/Certificate Page 4 of9 • Printed: 01.07.14@ 01:48PM WA-CT -FNSE-02150 .6224 76-SPS-1-13-0007219-06 • • CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 0007219-06 SCHEDULE B SPECIAL EXCEPTIONS 1. Easement( s) for the purpose( s) shown below and rights incidental thereto, as granted in a document: Granted to: Purpose: Recording Date: Recording No.: Affects: Chicago, Milwaukee & St. Paul Railway Company Electric transmission system and right to enter premises adjoining for maintenance thereof October 23, 1918 1254827 Centerline 28 feet south of the North line of said Section 10 2. Right to enter the Land to make repairs and to cut brush and trees which constitute a menace or danger to the electric transmission line located in the street or road adjoining said Land, as granted by instrument: Recording Date: Recording No.: In Favor of: September 12, 1940 3120989 Puget Sound Power & Light Company 3. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Purpose: Recording Date: Recording No.: Affects: said Section 1 O Washington Natural Gas Company, a public utility corporation Pipeline or lines December 31, 1959 5137546 North 30 feet of North Half of Northeast Quarter of Northwest Quarter of Northeast Quarter of 4. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Purpose: Access roads Recording Date: September 10, 1998 Recording No.: 9809101693 Affects: The description contained therein is not sufficient to determine its exact location within the property herein described Said easement contains a provision for bearing equal costs of maintenance, repair or reconstruction of the road by the users. 5. Easement Agreement and the terms and conditions thereof: Executed by: Recording Date: Recording No.: Patrick Blodgett (owner of 032305-9161 ); West Pac Development, LLC April 11, 2013 20130411001659 Regarding: Beneficial easement for the improvement, maintenance and repair of portions of N.E. 12th Street adjoining Said Premises to the North; and contains provisions for future sewer and water connections. Subdivision Guarantee/Certificate Page 5 of9 Printed: 01.07.14@01:48PM WA-CT -FNSE -02150 .6224 76-SPS-1-13-0007219-06 • • CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 0007219-06 SCHEDULE B ( continued) 6. Temporary Construction Easement for the benefit of Said Premises, and the terms and conditions thereof: Purpose: 032305-9161) Recording Date: Recording No.: Paving and improving N.E. 12th Street adjoining Said Premises on the North (over Tax Parcel April 11, 2013· 20130411001660 Said instrument also contains provisions for future sewer and water connections. 7. Easement Agreement and the terms and conditions thereof: Executed by: Recording Date: Recording No.: Bradley and Mary Theresa Adkins (owners of 032305-9155); West Pac Development, LLC April 11, 2013 20130411001661 Regarding: Beneficial easement.for the improvement, maintenance and repair of portions of N.E. 12th Street adjoining Said Premises to the North; and contains provisions for future sewer connection. 8. Temporary Construction Easement for the benefit of Said Premises, and the terms and conditions thereof: Purpose: 032305-9155) Recording Date: Recording No.: Paving and improving N.E. 12th Street adjoining Said Premises on the North (Tax Parcel April 11, 2013 20130411001662 Said instrument also contains provisions for future sewer connection. 9. An Ordinance of the City of Renton, Washington, establishing a proposed Assessment District for sanitary sewer service and establishing the amount of the charge upon connection to the facilitie, and the terms and conditions thereof: Recorded: Recording Number: December 3, 1986 8612031455 10. Matters contained in that certain document Entitled: Dated: Recording Date: Recording No.: Declaration of Covenant Property Served by an On-Site Sewage Disposal System August 16, 2005 August 17, 2005 20050817000117 Reference is hereby made to said document for full particulars. Affects: Parcel D 11. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. Subdivision Guarantee/Certificate Page 6 of9 Printed: 01.07.14 @01:48PM WA-CT -FNSE-02150.622476-SPS-1-13-0007219-06 • • CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 0007219-06 SCHEDULE B ( continued) 12. Right to make necessary slopes for cuts or fills upon property herein described as granted or reserved in deed In favor of: Recording Date: Recording No.: King County September 9, 1942 3263478 13. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: Tax Account No.: Levy Code: Assessed Value-Land: Assessed Value-Improvements: General and Special Taxes: Affects: 2014 102305-9144-04 2142 $505,000.00 $0.00 Billed: Paid: Unpaid: Parcel A $(not yet available) $0.00 $(not yet available) NOTE: Taxes for 2013 in the sum of $3,597.35 have been paid. 14. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: Tax Account No.: Levy Code: Assessed Value-Land: Assessed Value-Improvements: General and Special Taxes: Affects: 2014 102305-9002-05 2142 $505,000.00 $0.00 Billed: Paid: Unpaid: Parcel B $(not yet available) $0.00 $(not yet available) NOTE: Taxes for 2013 in the sum of $2,481.35 have been paid. NOTE: The North 30 feet was acquired by Default Judgment entered September 25, 2012 in King County Cause No. 12-2-18312-1, but this portion is not included in the description contained on the County Tax Rolls, although it is included on the County Tax Assessor's Map. Subdivision Guarantee/Certificate Page 7 of9 Printed: 01.07.14@ 01 :48PM WA-CT -FNSE-02150.6224 76-SPS-1-13-0007219-06 • • CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 0007219-06 SCHEDULE B ( continued) 15. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: Tax Account No.: Levy Code: Assessed Value-Land: Assessed Value-Improvements: General and Special Taxes: Affects: 2014 102305-9367-04 2142 $55,000.00 $0.00 Billed: Paid: Unpaid: Parcel C $(not yet available) $0.00 $(not yet available) NOTE: Taxes for 2013 in the sum of $793.42 have been paid. 16. General and special taxes and charges, payable February 15, delinquent if first half unpaid on May 1, second half delinquent if unpaid on November 1 of the tax year (amounts do not include interest and penalties): Year: Tax Account No.: Levy Code: Assessed Value-Land: Assessed Value-Improvements: General and Special Taxes: Affects: 2014 102305-9312-00 2142 $109,000.00 $0.00 Billed: Paid: Unpaid: Parcel D $(not yet available) $0.00 $(not yet available) NOTE: Taxes for 2013 in the sum of $2,863.93 have been paid. 17. Please be advised that our search did not disclose any open mortgages or deeds of trust of record. If you should have knowledge of any outstanding obligation, please contact the Title Department immediately for further review prior to closing. 18. Terms and conditions of the Limited Liability Agreement for Conner Homes at Piper's Bluff, LLC, a Washington limited liability company. 19. Your application was placed by reference to only a street address or tax identification number. Based on our records, we believe that the legal description in this report covers the parcel(s) of Land that you requested. If the legal description is incorrect, the seller/borrower must notify the Company and/or the settlement company in order to prevent errors and to be certain that the correct parcel(s) of Land will appear on any documents to be recorded in connection with this transaction and on any policy of title insurance. Note: Any map furnished with this Guarantee is for convenience in locating the land indicated herein with reference to streets and other land. No liability is assumed by reason of reliance thereon. Subdivision Guarantee/Certificate Page8 of9 Printed; 01.07 .14 @ 01 :48PM W A·CT -FNSE-02150.6224 76-SPS-1-13-0007219-06 • CHICAGO TITLE INSURANCE COMPANY SCHEDULE B ( continued) Note: FOR INFORMATIONAL PURPOSES ONLY: • GUARANTEE/CERTIFICATE NO. 0007219-06 The following may be used as an abbreviated legal description on the documents to be recorded, per Amended RCW 65.04.045. Said abbreviated legal description is not a substitute for a complete legal description within the body of the document: Ptns of NW 1 /4 of NE 1 /4 of Section 10-23-5 Tax Account No.: 102305-9144, 9002, 9367, 9312 END OF SCHEDULE B Subdivision Guarantee/Certificate Page 9 of9 Printed: 01.07.14@01:48PM WA-CT -FNSE-02150.6224 76-SPS-1-13-0007219-06 Assessor-Map •• • • Page 1 of 1 r·-----------------__,,,,,,,,,,"'"""""""'""""··--""'""""""'""""""""' I This map 1s ror the purpose of assisting in locating yaur pro not u:-.o for ~urvoy purposes . I and 1s not guaranteed to show accurate measurements. C .. - t - - ,__ - - N J\ ui '" w '< 0 z (',/ ;! :'") .. , ::, ,,: •i AC .;,;)'_'·I ;.. .. ,.:., .\•' ,ii:... .. ,r- w z • • ,----L _____ ___:_J'c. "' ~· , g- % ~ Z· w >· ~· >: . "' 5 O' 0 J: n " ' ' . <i!-11 ., " This map has been copied from the public records and Is provided solely for the purpose of assisting In locatlng the premises. No llabllltles are assumed for Inaccuracies contained herein or for variations, If any, in dimensions, area or location of the premise; or the location of Improvements ascertained by actual survey. -·--··-·---------- http:/fgeo.sentrydynamics.net/WA_King/assrmaplarge.aspx?parcelid=1023059002 1/7/2014 l I ·• •• CHICAGO TlllE INS. cr(/) REF# /16o,2t.-6 IDll~IIIIIUll~l~~III 20130501000569 WHENRECORDfO RETURN TO CONNER HOMES AT PIPER'S BLUFF, UC Ma 108TH AVENUe N.1!, 6ELLEVUE, WASHINGTON 9IQ)I roi"l:2, •tILL.ID "'·" well&,, ,rn. KlNG COUNTY, WI E2602910 !tlR1,n13 "iii' "fii ~TY, 131,161.11 $"-&: $1,87&,llt ... @ CHICAGO TITLE COMPANY STATUTORY WARRANTY DEED THE GRANTOR(S) WESTPAC DEVEl0PMENT, UC, A WASHNQTON UMlll:D UABIU1Y COMPNf'f for and in consideration of TEN DOLLARS AND CTI-EA GOOD AND VALUABLE CONSIDERATION in hand paid, conveys and warran1s to CONNER HOMES AT PIPER'S BLUFF, UC, A WASHNGTON l.MTED UA81LITV COMPNN the following dc1eribcd rc;,I cslalc ,ituatcd i111hc County or PARCEL A: PAGE~HI 0, 111 '"""" THE SOUTHERLY 117 Fffl OF THE NORTH tW.F OF THE NORTHWT OUNITT:ROF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF $ECTON 10, T0¥mSHP23 NORTH, RANGE 5 EAST, Wl.lAMETTE MERIDWI, IN KING COUNTV, WASHNlTON: ~PT THE WEST 30 FEET FOR AOtlD; TOGETHER WITI-I THE NORTH 15 FEET OF THE SOUTH HALF Of THE ff'JRTHEAST OI.WffEROF THE NORTHINEST CUARTEA Of THE NORTHEAST 01.IMTEA OF SECTION 10, TCM'NSHIP 23 NORTH, fWfOE ~ EAST, WILI.M4ETTE MERIOWII, IN KING COUNTY, WASHINGTON; SEE ATIACHED OESCRPTION ~med Legal: PTNS OF~ 1/4 OF NE 1/4 OF SECTION 1D-2H Tu Account Numbor(s): D11lcd; APRIL.29,2013 Order: 7219·06 Doc: KC:2013 20130501000569 Page I of 4 •• Created By: sholstlne Plinted: 1/7/2014 9:28:36 AM PST STATE OF WASHINGTON KING •• COUNTY OF ,~~~~,U~~~~~,:,--:-==--==--IS THR PERSON H'HO APPEARED BE RE ME, MD s ID PERSON ACKNOWLEDGED THAT HS SICiNBD nns INSTRUMENT, ON OATH STATED T THE WAS AUTHORIZED EXECUTE THE INSTRUMENT AND ACKNOWLEDGED IT OF WESTPAC DEVELOPMENT, L,LC TO BE THE FREE ANO VOL, TA.RY CT OF SUCH PARTY FOR THE USES AND PURPOS Order: 7219-06 Doc: KC:2013 20130501000569 Page 2 of4 Created By: sholstine Printed: 1/7/2014 9:28:36 AM PST Escrow No.: 1360696 •• CHICAGO TITLE COMPANY EXHIBJTA Title No.: 1360696 EXCEPT THE WEST 3 0 FEET THEREOF CONVBYED TO KING COUNTY FOR ROAD BY DEED RECORDED UNDER RECORDING NUMBER 3263479. PARCEL B: THE ~TiRLY 2/3 OF TH.E FOLLOWING DESCRIBBD TRACT: THE NORTH HALF OF TIU! NORTHEAST QUARTER OP THE NORTHWEST QUARTER OP THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NOR'Mi, RANGE 5 EAST, WILLAMETI'E MERIDIAN, IN KING COUNTY, WASHINGTON; EXCEPT THE SOUTH 117 PEST THEREOF; AND EXCEPT THE WEST 30 FEET FOR ROAD AS CONVEYED B'i' OBED RECORDED UNDER RECORDING NOHBE:R 32634781 AND EXCEPT THE NORTH 3 0 FEET POR ROAD; TOGETHER WITH THE NOR'Mi JO FEET OP NORTHEAST QUARTER OP THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W,M,, IN KING COUNTY, WASHINGTON, EXCEPT THAT PORTION LYING WITHIN 142ND AVENUE$.£.; AS ACQUIRED BY JUDG)l'IENT ENTERED S8PTBMBER 25, 2012 IN KING COUNTY SUPERIOR COURT CAUSE NO. 12•2•18312•1. Htea/rda/Ott9 Order: 7219-06 Doc: KC:2013 20130501000569 Page 3 of q •• Created By: sholstine Printed: l/7/20lq 9:28:36 AM PST -· Eruow No.: 1360696 CHICAGO TITI.E COMPANY EXHIBIT A Title No.: 1360696 PARCEL C: THB SOUTH 91.2 f'mI' OF THB NORTH 121.2 FBBT OF THE WESTBRLY 1/) OF THB NORTH HA.LF OF THE NORTHEAST QOAJITER OP THE NORTHWEST QUARTER OP TKE NORTHEAST QOART!R OF SECTION 10, TOWNSHIP 23 NORTH, RANGES EAST, NILI.»IBTJ'E MERIDIAN, IN KING COUNTY, WASHINGTON; EXCEPT THE WEST 30 FEET FOR ROAD AS CONVEYED BY DEBO RECORDED UNDER RECORDING NUMBER 3263478. PARCEL D: WESTERLY l/JRD OP THE FOLLOWING DESCRIBED TRACT OF I>.ND: THE NORTH 1/2 OP THE NORTHBP.ST QUARTER OF TifE NORTHWEST OUARTER OP THE NORTHFAST QUARTER OP SECTION 10, TOWNSHIP 23 NORTH, RANGES EA.ST, W[LLAMB'M':! MERIDIAN, IN COUNTY, WASHINGTON; EXCEPT THE SOUTH 11 7 PEET THEREOF, AND EXCEPT THE NEST 30 FEET FOR SOUTHRAST 142ND AVE, AS CONVEYED TO KING COUNTY BY DEED RECORDED UNDER RECORDING NUMBER 3263478; AND EXCEPT THE NORTH JO FBET FOR ROAD; I\ND EXCEPT THE NORTH 91.2 FEET OF THE ABOVE DESCRIBED WESTERLY 1/3. SUBJECT TO: EXCEPTtoNS SBT FORTH ON A'ITACHED BXHIBIT "B" A.ND BY THIS REFERENCE Mo\DE A PART HEREOF AS IF FULLY' INCORPORATED HEREIN. eicex/r&/0199 -· Order: 7219·06 Doc: KC:2013 20130501000569 Page 4 of 4 Created By: sholstine Printed: 1/7/2014 9:28:36 AM PST :~ /"opt 9 l·,~2 ,;11pt 8 l?42 f.1 116(1 bonet'1 ta ll11rbort o !Y,.u•y • •rial 1un to 0111&nt1 ot'ltin~, st ot"n .rv oy :rol 11~d 'l ,,. tn 11·p tor· ?1 ne or hi.JhWf'Y ell i:it the• rH., l11 it.OYll \. , I ):26347ll I ,, •I') ". I ( '· · ·11 . 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' .. ',I ·: ,Hifµ :' I -· FILED 12JUN28AM11:13 Hono~F·'~ i.~"2 CASE NUMBER: 12-2-18312· KNT I 2 3 4 5 6 7 8 IN THE SUPERIOR COURT OF THE STATE OF WASHINGTON IN AND FOR THE COUNTY OF KING 9 BEL AIR & BRINEY, a general 10 partnership, 11 Plaintiff, 12 v. 13 ANN MERRICK, a single woman or the heirs of ANN MERRICK and INA 14 MERRICK BAILEY, a married woman or her heirs, 15 Defendant. No. 12-2-18312-1 KNT FIRST COMPLAINT TO QUIET TITLE/ ADVERSE POSSESSION 16 17 18 19 PARTIES: 1.1 Bel Air & Briney, a general partnership ('Bel Air') and its 20 predecessor, own acreage in Renton, Washington described with particulari 21 in Exhibit 1 herein which is incorporated by this reference. 22 23 1.2 Bel Air, throughout its ownership of the Renton acreage, has FIRST COMPLAINT TO QumT TrrLE/ ADVERSE POB8BSSION -1 LAW OFFICl!OF JANE RY AN KOLl!R, Pl.LC ,soi Soundvlcw Drive, Suite :iss P.O. Box2'®-0lg llmbor9833' TBL:2'3-8'3-1806 PAX:lSl-11'1-612~,, . '"' o,] l 2 3 4 5 I •• continuously paid taxes on a 30 foot wide strip of property which abuts the north boundary of its land. King County does not have a separate tax accoun for the 30 foot strip of property. 1.3 Bel Air's predecessor Martin and Sylvia Kenney also paid taxes on the northern strip of the property. 6 7 8 1.4 ln 1935, Anne G. Merrick, a single woman, who lived in Austin, Minnesota, and Lue Merrick Bailey, a woman married to Harlan Bailey, were deeded the 30 foot strip of property. Lue Merrick Bailey resided in S 9 Francisco, California. They subsequently deeded the Renton acreage, except 10 11 12 13 14 15 for the 30 foot strip to Mr. Emery. 1.5 Internet searches disclose that Anne G. Merrick and Lue Merrick Bailey are deceased. Both were buried in Austin, Minnesota. Their heirs ould, therefore, be the present owners of the 30 foot wide northern strip o land. But, internet searches neither disclose the names nor addresses of such 16 heirs. No probate was opened in Austin, Minnesota for either Anne G. Merrie 17 or Lue Merrick Bailey. Nor was a probate opened in San Francisco, Californi 18 for Lue Merrick Bailey. 19 FACTUAL BACKGROUND: 20 2.1 In 1942 a deed to Anne G. Merrick and Lue Merrick Bailey split o 21 the northern strip of land from the acreage now owned by Bel Air when they 22 deeded the acreage, now owned by Bel Air to Mr. Emery. The deed specified 23 that the northern strip was to be used for road purposes. But, it was neve --....,.-,r-l=FIRST===-co=M:-::PLAINT=-:==---=ro:::-:Q==UIET==-=T=1T=i.:-::B:--;/c:-AD=VBR8==B=-=POS=s==B==:s==s:=:1o==a=--2::::----..LAW o·~FPl"'Cl!=OPoc---+----- JAlll!RYAN KOUlR, PU.C 5801 Soundvlew Drive, Sulto 258 P.O. Box 2509 -01(1-98335 TBL: 253-853-1806 FAX2S3•851-6225 1 2 3 4 5 6 I -· conveyed to any government agency for road purposes. 2.2 For over 30 years the King County Assessor has truced Bel Air and its predecessors for the northern 30 foot wide strip as part of the acreage they own. 2.3 According to the King County Assessor, neither Anne G. Merrie nor Lue Merrick Bailey, nor their heirs, the record owners of the northern strip, 7 have paid taxes on it. There is no separate tax account number for the 8 northern 30 foot wide strip. 9 10 11 12 2.4 The northern strip has, at least for the last 10 years, been used as a roadway/ drive providing access to the Bel Air acreage. 2,5 The development, maintenance and use of the 30 foot strip as 13 road, has been performed exclusively by Bel Air and its predecessors. 14 2.6 Neither Anne G. Merrick, Lue Merrick Bailey, nor their Unknown 15 Heirs have used, developed or maintained the northern strip, nor have th 16 paid taxes on it. 17 18 QUIET TITLE/ ADVERSE POSSESSION: 3.1 This paragraph incorporates paragraph 1.1 to 2.7 above as though 19 fully set forth herein. · 20 3.2 Bel Air and its predecessors Martin and Sylvia Kenney, since 1977, 21 have made open, notorious, exclusive and continuous use of the northern 30 22 foot strip as a road. They cleared the road strip,. place gravel on it and 23 regularly maintained it. Bel Air and Mr. and Mrs. Kenney, Bel Air's 11RST COMPLAINT TO QUIET TITLB/ ADVERSE POSSESSION • 3 LAW OPPICBOP JANB RY AM KOLBR, PU.C 5801 Soundvlew Drive, Sulto 258 P.O. SO.Z509-Cllgl!lrbor9833~ TI!L: 2S3-8S3-l806 PAX 253~1.QlS 1 2 3 4 I •• predecessors were the only individuals improving, maintaining and using the road strip. 3.3 Such use has been made under a claim of right. Bel Air and it predecessors absolutely believed that they owned the 30 foot northern strip. 5 6 7 8 hey accordingly did not question paying taxes on it. 3.4 Because Bel Air and its predecessors have made adverse use of the 30 foot wide northern strip for in excess of 30 years, title passed to them by operation of law after 10 years of such use; such adverse use occurred between 9 10 11 12 13 uly 1977 and July 1987. Neither the Defendants nor their heirs ever made any attempt to out the Plaintiff or its predecessors during the period between uly 1977 and July 1987 from the road strip. 3.5 In addition to maldng adverse use of the strip, Plaintiff Bel Air and 14 its predecessor have paid taxes on that property which it had used in an open 15 and notorious manner for a period in excess of seven years. That circumstance 16 also should cause the court to recognize that Plaintiff Bel Air has acquired title 17 to the 30 foot strip. RCW 7.28.079 allows title to be quieted in an individual ho has colored title to land and pays taxes on it. PRAYER FOR RELIEF: NOW, THEREFORE, this court should: Quiet title in the 30 foot strip in Bel Air; 18 19 20 21 22 1. 2. Declare that Bel Air and its predecessors have obtained title to the 23 30 foot strip by adverse possession; 24 FIRST COMPLAilfT TO QUIET TITLE/ ADVERSE POSSBSSION • 4 LAW OFPICB OP JANE RYAN KOLBR, PU.C 5801 801111,1'1.w Drivo, Suito 2'8 P.O. Box2S09-0lgHmbor 98335 TBL:25J.85J.l806 PAX253-851~225 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 I •• 3. Declare that the Unknown Heirs of the Defendants failed to ous the Plaintiff and their predecessors before expiration of the ten year period o limitations; 4. Grant any other relief which is just and equitable; 5. Deem this Complaint to be amended if the interests of justice demand amendment. DATED this c9l(J day of June, 2012. Koler, WSBA No. 13541 ·-···"'o·r Plaintiff FIRST COMPLAINT TO Q111BT TITLE/ ADVBRSB POSSBSSION · 6 JIINB RYAN KOLBR, PLLC SBOI SCAJndview DriYo, Suilo 2S8 P.O. Box 2S09-0lg Hm1>or 9833S TBL: 253-853-1806 FAX 2SJ.8Sl-622S ,_..._------1, .,_ ____ _ Order No.: 636238 Guarantee No.: G-6328-000003813 EXHIBIT A The North 30 feet of the Northeast quarter of the Northwest quarter of the Northeast quarter of Section 10, Township 23 North, Range 5 East of the WIOamette Meridian. Except that portion lying within 142"" Avenue. . End of Schedule A -E>M· \ ____ ___., ___ -----1 •• ,__ ___ _ 1 2 3, 4 5 6 7 8 9 10 11 12 13 14 15 16 17 FILED KING CQUNtY, WASHINGTON OCT 03 201f SUPERIOR COURT Cl.ERK BY JULIE WAiffl& Honorable Hollis R. Hill September 25, 2012 KING COUNTY SUPERIOR COURT IN AND FOR THE STATE OF WASHINGTON BEL AIR& BRINEY, a general partnership, Plaintiff, V. ANN MERRICK, a single woman or the heirs of ANN MERRICK and LUE MERRICK BAILEY, a married woman or ~er heirs, Defendants. No. 12-2-18312-1 KNT P 52 FINDINGS OF FACTS, CONCLUSIONS OF LAW, AND ORDER GRANTING DEFAULT JUDGMENT 18 THIS MATIER comes before this Court on Plaintiff's motion for a default 19 dgment on its adverse possession complaint. The plaintiff is represented by Jane 20 Koler of the Law Offices of Jane Ryan Kaler, PLLC. No one has appeared for the 21 efendants in response to summons served by publication and pursuant to orders 22 Issued by this Court on July 11, 2012 and July 30, 2012. 23 24 This Court, having considered the June 26, 2012, Motion to·Serve Defendants by ORDER GRANTlNG DEFAULT JUDGMENT -pg'. 1 JANE RVAN KOL.ER. PUC 5801 So&rlcMn Drive. 8'""' 25B P.O. Box 2508-Glg -98335 T£L:~3-1BOII FAX2,53-851-8226 ---------!··-----'··----- 1 2 Publication, and Declaration of Jane Kaler fn support thereof; the July 13. 2012. Motion 3 to Serve Lue Merrick Bailey and her heirs by Publication and Declaration of Jane Kaler 4 in support thereof; the August 17, 2012, Affidavit of Publication from The Dailey Journal 5 of Commerce of service pertaining to the summons issued to Anne G. Merrick and her 6 heirs for six consecutive weeks. and the September 61 2012. Affidavit of Publication 7 . from The Dailey Journal of Commerce of service pertaining to·the summons issued to 8 Lue Merrick Bailey and her heirs for six consecutive weeks; the September 14. 2012. 9 Motion for Default Judgment and Memorandum in Support thereof; the September 14. 10 2012 Declaration of Nick Briney·ln Support of.Motion for Default Judgment, and 11 Plaintiff's proposed Findings and Conclusions, and Order. 12 Having considered the above. this Court enters the following Findings of Facts . . 13 and Conclusions of Law: 14 15 1. FINDINGS OF FACTS This Court has jurisdiction over this matter; the property at issue is located 16 In Renton, Washington. which Is located in King County. Venue Is thus appropriate In 17 the King County Superior Court . . 18 2. The property, which Is the subject of tf:lis lawsuit, is a thirty (30) foot wide 19 strip of land which has been used as a road since at least 1977. 20 3. . The plaintiffs In this matter have asserted an adverse possession claim 21 pertaining to ownership of this road strip. The 30 foot wide road strip is adjacent to 22 acreage owned by Bel Air & Briney ("Bel Air"), a partnership formed under Washington 23 law. The Bel Air & Briney partnership, as well as their predecessors, Mr. and Mrs. 24 ORDER GRANTING DEFAULT JUDGMENT -pg. 2 JANE ~AN l<OLER. Pl.LC 6801-0lm>. Suite 258 P.O. Box 2609-Glg Hstor 88335 TEL:253-853-1808 FAX253-851-&2S •• ..----------------1 1------------t 1------------ 1 2 Kenney, had believed that they owned the road strip. 3 4. Recently, Bel Air discovered that the road strip is owned by Anne Merrick 4 and Lue Merrick Bailey, Who are now deceased. 5 5. Before discovering that Anne Merrick and Lue Merrick Bailey were 6 deceased, the plaintiffs made diligent efforts to locate them. They also made efforts to 7 locate their heirs. Declarations of plaintiff's attorney Jane Kolar, submitted to this Court 8 dated June 26, 2012, and July 13, 2012, describe efforts to locate defendants Anne 9 Merrick and Lue Merrick Bailey and their heirs. 10 6. Based on such declarations, this Court signed orders dat~ July 11, 2012, 11 and July 31, 2012, respectively, granting permission to serve by publication, summons 12 on Anne Merrick and her heirs, and Lue Merrick Bailey and her heirs. 13 7. RCW 4.28.110 specifies the requirements of serving by publication and 14 requires publishing the summons in a newspaper of general circulation in the county 15 ere the action is brought, once a week for six consecutive weeks. Beginning on July 16 14, 2012, a summons for Anne G. Merrick and her heirs, was published for six (6) 17 consecutive weeks In the Daily Journal of Commerce. It was published on July 14, July 18 21, July 28, August 4, August 11, and August 18, 2012. No heir of Anne G. Merrick 19 responded to the summons. 20 8. Beginning on August 2, 2012, a summons for Lue Merrick Bailey and her 21 heirs, was published for six (6) consecutive weeks in the Daily Journal of Commerce. It 22 as published on August 2, August 9, August 16, August 23, August 30, and 23 September 6, 2012. No heir of Lue Merrick Balley responded to the summons. 24 \l'INDlll\llNQS~Oll'l'.!';fAAf.Cl'S;fS,,-OCQQlll!l;IC:Ul'J~SilCICltlNl&S-'0;!1'F'1.L.<AA'>M¥,<,N.~>l[-llll----------------,--,,-lNHl<lff<GE<""---J-------j- ORDER GRANTING DEl'AUL T JUDGMENT-pg. 3 JANE RYAN KOi.ER, Pl.LC , . --6801-D..._ Su!1a258 P.O. Box 2509-Glg-91m5 , TEl.: 253-IIS3-1806 FAX253-881-1122 • ------~-------e•,----, 1 2 9. The Bel Air & Briney partnership and its predecessors Sylvia and Martin 3 Kenney, made exclusive, continuous, and adverse use of the access road since 1977. 4 They have used it, maintained and improved it by surfacing it with gravel each year. 5 They also trim vegetation to prevent it from encroaching on the road. 6 10. The road Is private; Bel Air has also made exclusive and continuous use of 7 this road. A no trespassing sign is posted at the road entrance. 8 11. Bel Air and Kenney have been paying taxes on the road since there is not 9 separate tax parcel for the 30 foot wide road parcel. Bel Air and Kenneys used the 10 road under a claim of right; they each believed that they owned It. 11 12. The road has been exclusively used by Bel Air and its predecessor the 12 Kenneys. 13 CONCLUSIONS OF LAW 14 1. Based on the use made by Bel Air and Kenney of the road between 15 February 28, 1996 and February 28, 2006, title has passed to Bel Air by operation of 16 law on February 28, 2006. 17 18 2. 3. TIiie to the road is.now vested in the Bel Air & Briney general partnership. The requirements for serving by publication Anne G. Merrick and her heirs, 19 and Lue Merrick Bailey and her heirs, have been met. 20 21 ORDER GRANTING DEFAULT JUDGMENT NOW THEREFORE, based on the above Findings of Facts and Conclusions of 22 Law, it is hereby ordered that a default Judgment be entered against Anne G. Merrick. 23 and her heirs, and Lue Merrick Balley and her heirs, be~use such lndMduals have 24 ORDER GRANTING DEFAULT JUDGMENT-pg. 4 JANE ~AN KOi.ER, l'U.C 5801 SoundYlew o,tve, 6"110 258 P.O. Box 2llll9 -Glg HmllD< 98336 Ta: -1806 FAX 25U51-6225 , ____ •• .__..·· --- 1 2 provided no response to the summons published in The Daily Journal of Commerce for 3 six consecutive weeks. 4 It is hereby ordered that title to the 30 foot wide strip of road descriped with . . ' 5 particularity In Exhibit 1, which is incorporated herein by this reference, is to be vested 6 in the Bel Air & Briney general partnership. ii!. 7 DATED at Gig Harbor, Washington thisrlf day of September. 2012. 8 9 10 11 12 13 14 . 15 16 17 18 19 20 21 22 23 24 Presented by: Jane Ryan Koler. WSBA#13541 Attorney for Plaintiff · FINDINGS OF FACTS. OONCI..USIONS OF IJ\W, AND KITSAP SUPERIOR COURT By. )tu; !2. · Judge Hollis R. Hill LAWOFFICECF 5801 Soundvlew Drive, SuH9 25B P.O. Box26119-Gig liarl>or98335 let.:25U53-1806 fAX25U51~ ,, . ;11/.. 12f>4ll20 ' .. ::.•· , . . . . ... ' ,. -~, f' / ·: .'' :. . ;"i ' . . . , , fl'-,. ' j,dwu r4 P 'tl:nr!. ng ---ROO-.. E11or:1t Sept 12 40 Sept 5 ~ tl OVQ 098 (14 ,:; ;, ..: 31~9-a~ Allna a Merriok, .tlarlan Bailey andLw, ijerriok Blltley,h•·t to ')l.got ~our.I Power ud I,1ght Ot'.lJlll DY, • Masa orp rp oy1rnd grnt. to ap~ ·· A&P.1170090---11. ng ln ·,tpolon-· 'l'ha 11 30 rt or ·ho Rli ot llh• nt ot t lit ?ml, or a oo 1.0 twp 2~ ur 5 ell!II iti., o~nt tn---1!1 ft 1t nnS plt ti,atr lnot sd tt--.t'611lot1ng prd'l e trio Icon)-----AnrJa Q .M•rriolc iJ.LQO Me:rr1ok 8'1117 o.rlan Billa:, by lhnuel 'l'en7 a1t lcow Sept 5 4-0 by J.IQnuel 'l'en7 air tor Anne O !Aerriok, Lue t.lerl·iok b,.tle)' ant Harlan 'Bililay bt R4-,e.r4 l' '.thwln(! .n~ lrr th,, 11w raa at 11 1111 J'Ob 3 (5(11l. Ill IW) --------. ,· ., / /. _:·· . ~i Ena~t sept 12 40 s,:,t e ,o 41 ovo Oraoe Ho~nung, a &pin -'""' 312.0flt!O . 7 , ( ~-7/'- to I'Uget Sound Power II ti I.igh;-"om:~:,, 11 lt!ll!ll orp / -... -· ·-. ,: ~ < Fp 07 and grnt to 21p-aa 2970090---11~ In ot pol11a~-- TM B 111 ::'t ,,r hew 30 tt ot tne81t of the NW:} Gt ti... Mnt at IIQCI ~o tffp aa or o ''"" tlie ooat ln---9 rt w ardplt tho I lnot till'! ealrr dfl.1 tt--- --~bl81t1Ag ,rgtt at~1oke11}-~--- 0r11oa Hornung Jco·"s"pt 6 40 b/ Ornoe Ilarnub.g a aria 'bf tdwn.1'<1 P 'l'bwlns 11JI n, r the aw rewa 11t • NaF~b Z 4~(1111 ep l'lf) -· ---- .. 'I./ .i .I • •,1 .. , ·,: ' ' ' • • •' • ,·, • ·:{:, •• •:, '. .' ,' •:., ,• ·• • .' I • • ~.·r~~~ti£irJ~i~7:~!~::,!~-;;t.~::b:,~:::.!:~ ror • pa piJ'lllDe r:,r pipel111H 1111411', onr Ni4 aoro., UM rollolii111 dHarlbed propert7 ot. tlae Clnntor -L• tu.wi\t The NqtJ;Jl'.; 30. feot 01' tbe North k pf tho 11,E, t of the Nllt of the NE t of Sec, 10, ·'!WP 23N, R5 EIIM 1 in !Ung Co,, Washington, ______ ..;;.,_..;.. __ _,;;..;.. ____ ...;. __ ..;.. ______ . __ .,.._ - ------------·---------------------·' givin« aDCI· gr,Mlll(I to Hld Cc:ape.117 1ucb aao•·~• rlgllt.a u •1 be n.ceaaary ior th~ laotallat.loa, operation aa4 .. 111te...,01 ot aucb pi-pellae or 11 ... 11 and, by tb• aac1ptuoo or tblc ou ... ont.1 1/aoblnct.on llat.ural OAa Cc,apaz1J ·agreeo to In· it.al.\, operate all4 Mlat.ain nob pipeline nr Uau ·vltb tbo lee.at poulblo laconYenla1101 to tbe or .... tor _._, imd o.groH to bold the araat.or !!..-banueu tr011 ""1 loH 1 aoet or 4uap roouJ.t.lnc traa t.lM lnot.allat.lon, operation or •late-• ot IUab plpolloe 01' llDH. l>AT!D thh 3 / da)' or pac,e,,;;e; . .:. , 19 :5J . BTl,'111 CP IIABB1"0~•)11 ) COUIITt (]t KJ.IIQ ) ... ~,41"/(,.,.4/J,f' 1 ... ;J-zzj /la~ On t.hh .3/ da7 or [.kf-<(,,1,,11Qc.'4.. , 19 EJ. , before •, tbe w,deraigned, • llotar7 ~. dul7 coamiI .. J.011,a &Dd ,vora, per,ooiiu, appeared John ijoncen & IJlli Hgnsen -----------------------··----------'-t.o .. knova t.o the 1D41T1dual .....L dHoribe4 ID &lid vbo uecut.ld U>e vi Ulla lllla toregoin«. iDt\l'IUIIODt., and &Olulo11lodge1 Hid illtti'IABDt to be tho1 r tree ud Yoluat.ar:, aat. ud deed tor the \IHI aD4 purpoo•• \.bere1D Mlltloned, Ill IIITIIESS IIIIEREOP', I ban bera1111to llgned D;f name and e.ttlxtd wt not.arl&l aeal the ~ and :,oar 111 \.bh certlflcato tirat abon, vrlt.t.oa, I Dw • il. H, Ro-mo Un 2 /11 I r,c /\pp. \ Cb-k-, c1"'"'"'"""'~-'---l'---</f.:-./"l-U-c~-l-a----~ I llot4rJ Pu'bllo u, and tor I.ho Bt.at.o of WaehlDatoo, rciald..i.Jl,s at Scot.t.l.c 1/AIIIIIIIO'IDll DATURI\L 0/III co:IP,\!IY 1Wl1';1,IEIIT ron OAS LIIIB CIIOSlllllO rllIV/1'12 PIIOPCITt r11'ld to, Record '11'"'\I ¥ Ji'-" ,tt,i/.JYv ~,quoll ol >I~ '1-~..l;I;.. ">, ROO!~T A. MORRIS, c..,n1v Jlual10, 3 .. I DECLARATION OF EASEMENT AND JOINT USE AND MAINTENANCE AGREEMENT -· OWNER,1:...i~=.u.r-:-:;121n£...-ro'."'T~il:~~~wr IUICI GIWffl!I!, Mldla Kamoyud Sylvia Kame)' ........, IUICI ,rife, aru .. 21a aid-. u folloM: Whelas. OWNER ii U. °""" af pn,paty -=ribcd u-. TIie Els1aly 213 of Ibo ti>llowq dclcli1lo0 rnc:t 1be llm1h II otU.Nmtlall 14olU.-14 afllle-14 afSeclioa 10, T.....i,til 23 Nonb, '- 5 Eat W .M., EXCEPT Ille Scuh 111 bl dlaool; BXCl!PI" nm w .. 30 re. Car SB 142"' A-EXCEPr TIIENonh 30 re. Carnal. AND l!XCl!l'Tlbo-91.1 tid afllle-dacrllal W-'Y 113. -ID dJI Cowlly afKiac. Slale olW........._ AIIII ,.,.., na.rare. u. oWNBR 111111 OIWm!B t1o hadlJ ~ ..,.11111 allblllll "11 n r:,, l'«ID mai-np,ir-lbo~afail ___ tllalllle-"1ail .... lllclr bein. ....,.. .. • s; udmaidmre-mDllodhidal-'1J_llid....., tbolrW... _.. ................ ,.., __ .., ___ ..,_....,JIIIIJtllallllo_.., 111e.....,-.,..,._,.., 2 --··-...... -~_.,.. -·-M>Pl)'u:lr--45doyl __ ., ___ ... ._. ... llll'_.,_ .......... _ _ _ .. ttddltloD .. dreliar-. 'Jboolilmld-ml Apmmm-llo-1Dlle-namilllwllltllailltllarl bidq-llle ponla lraarl. lllclrbdn, --...... Ill_......,, 1111 1 r:ripeclOWIG!II. IUICI GIIANTSI! --• lllclrlrlltda 1111 .... -• • .,..., NOT11: _.....,arOWND.CillAHl'll8111-,ailllll ...i--<s>•m.11111 bado • l!xbibil A 112d ado 111111 ltnl( DATI!D nDS ..£DAY OP li ,.j_-, lffl. ' , ... ;:~.:TAX NOT REQUIRED 12ffl.DIJI ......... DMslon ., .. Order: 7219-06 Doc: KC:1998 9809101693 ---------.,Pa"'g"'e.,.l"'of'"'2.---Createi:flly~sno1s'!frul""i>rinted: 1/7/2014 9:28:25 AM PST I •• .. ' J Order: 7219-06 Doc: KC:1998"9809101693··--------,p""ag .. e""'2"'or-2-. --·---crealeifJr,/:slioistine '!>rinted: 1/7/2014 9:28:25 AM PST •• • A\ CHICAGO TITLE INS. CO .• i:; REF# /3/;06'H·fi WHEN RECORDED RETURN TO: LAW OFFICE OF Jl\NE RYJ\N KOLER, PLLC 5801 SOONDVIEW DRIVE #258 GIG HARBOR, WA 38335 ~~~'Jlllllllllll ~~~ijl TJf&,lRS 10~!§59 84/11/2913 IS·37 KING COUNTY, WI EXCISE TAX NOT REQUIRED Cav ~-. eu..UIY ® CHICAGO TITLE INSURANCE COMPANY ;octJMBHT ?J~lil! 1 EASBMENT AGREEMENT Order Number: 001360696 2 3 • REFERENCE NUMBER(s) OF DOCUMENT ASSIGNED OR RELEASED: c:J Additional reference numbers on page __ of document GRANTOR!s!: 1 .PATRICK BLODGBTT 2 3 Cl Additional names on page ~~Of document GJAN'l'BB!BI• l WEST PAC DEVELOPMENT, LLC 2 3 0 Additional names on page --of document UIRKV;l;ATRI;} Llca.L 1211~Bi2i~gli Lot-Unit: Block: Volume: Page: Section: Township: Range: Portion: Plat Name: POR SWQ SEQ 3·23·5 & POR NWQ NEQ 10·23·5 0 Complete legal description is on page~ of document ASSBSSOR'S PROPBRTY TAX PARCBL ACCO'DNT HUMBBR(s): 032305•9161 102305·9002 Add_itional Tax Accounts are on page __ of document Note: This cover sheet Is prepared to conform to the requirements of Chapter 14:3, Laws ol 1996. Nothing on this sheet alters the nemes, legal description or other Information In the attached doaiment. The only purpose of this cover sheet ls to assist the auditor In Indexing the document In conformance with statute. The Recorder wUI rely on the tnlonnatlon ~ed on this lonn. The staff will not read the document to vertfy the accuracy or completeness lhe Indexing Information provided herein. COVIIRl-·· ,..D., Order: 7219-06 Doc: KC:2013 20130411001659 Page 1 of 7 Created By: sholstine Printed: 1/7/2014 9:28:27 AM PST WHEN RECORDED RETURN TO: Low Office of Jane Ryan Kolcr, PLLC ~801 Soundvicw Drive #2!18 Gig Harbor, WA 98335 -· EASEMENT AGREEMENT This Easement Agreement, entered into this i#day of (ha rch 2013, is to convey a perpetual easement between PATRICK BLODGETT ("Granter"), and WEST PAC DEVELOPMENT, LLC, a Washington Limited Liability Company ("Grantee"). · Recitals A. Grantor wants to convey a perpetual easement to Grantee. B. Granter owns property at 5118 NE 12"' Street, Renton, Washington, 98059, described with particularity in Exhibit A, which is attached hereto and incorporated herein by reference. Grantor's property is north of a subdivision known as Piper's Bluff in Renton, Washington. Piper's Bluff is described with particularity in Exhibit B. C. A road, known as NE 121h Street is partially located on the Piper's Bluff property and a 15 foot wide segment of that road is located on the south end of the Grantor's property. D. Grantee needs a perpetual easement allowing Grantee and its successors and assigns to use the 15 foot wide segment of NE 12"' Street located at the south edge of Grantor's property for ingress and egress. @ I Order: 7219·06 Doc: KC:2013 20130411001659 Page 2 of 7 Created By: sholstine Printed: 1/7/2014 9:28:28 AM PST E. F. G. I. • • Grantor has agreed to give Grantee and its successors and assigns a perpetual easement to allow regrading, paving and improving the segment of NE 12th Street located on Grantor's property. Grantor has agreed to give Grantee and its successors and assigns a.rerpetual easement to allow maintenance and repair of the segment of NE 12 Street located on Grantor's property at the sole expense of Grantee, and its successors and assigns. Grantee has agreed to provide to Grantor future sewer connections to existing home and extra lot and if a future water connection should be required to be connected to the Pipers Bluff main a single tap will be provided from the main to the north side of the easement. NOW, THEREFORE, in exchange for valuable consideration and promises and · payment ofSI0.00, receipt of which is hereby acknowledged, and other good and valuable consideration such as allowing Grantor to connect to the Piper's Bluff sewer line, as well as paving and improving the 15 foot wide segment of NE 12th Street located on Grantor's property, Grantor conveys a perpetual easement to Grantee allowing Grantee and its successors and assigns to: la. Use the IS foot wide segment of NE 12th Street located at the south edge of NE 12th Street for ingress and egress and thereby: lb. Regrade, pave and improve the segment of NE 12th Street located on Grantor's property. le. Maintain and repair of the segment of NE 12th Street located on Grantor's property as needed, at the sole expense of Grantee, and it's successors and assigns. 2. Grantee agrees to provide to Orantor future sewer connections to existing home and extra lot and if a future water connection should be required to be connected to the Pipers Bluff main a single tap will be provided from the main to the north side of the casement. 3. This easement incorporates the above recitals by this reference. 4. This easement shall be recorded and run with the property and bind successors in interest as well as assigns. ® 2 Order: 7219·06 Doc: KC:2013 20130411001659 Page 3 of 7 Created By: sholstine Printed: 1/7/2014 9:28:28 AM PST •• IN WITNESS WHEREOF Patrick Blodgett has executed this instrument this 18 day of MARCH ,2013. - Grantor: v~'k,UOrtt Patrick Blodgett'¥ Date STATE OF WASHINGTON) ) ss. County of King ) I certify that I know or have satisfactory evidence that Patrick Blodgett is the person who appeared before me; and that said person acknowledged that he signed this instrument and acknowledged it to be his free and voluntary act for the uses and plll'J)Oses mentioned in the instrument. :1A-, SUBSCRIBED AND SWORN to before me this JL day of='A: Me.h , 2013. CAROL J. ADAMS NOTARY PUBLIC STATE OF WASHINGTON MY COMMISSION EXPIRES 10-21-13 Order: 7219-06 Doc: KC:2013 20130411001659 ~~~~ NOTARY PUBLIC in and for the State of Washington, residing at~µ c; My commission expires: /0:;7 (--I 3 r_ Page 4 of 7 Created By: sholstlne Printed: 1/7/2014 9:28:28 AM PST ~---------------------- I •• IN WITNESS WHEREOF '.Pet4 r/k,rn<-- has executed this instrument this '1, day of lf-9P.1 k , 2013. West Pac Developm nt Date ST A TE OF WASHINGTON ) ) ss. County of King ) I cenify that I know or have satisfactory evidence that Pe..~ e..-0' /<a.v,g , is the person who appeared before me, and that said person acknowledged that he signed · this instrument and acknowledged it to be his free and voluntary act for the uses and purposes mentioned in the instrument. SUBSCRIBED AND SWORN to before me this l day of ~"; \ , 2013. • ,,a,..;,1 a ~J._ ,11 11111111111,,,, Printed Name: ':'A~a ,,,'\~~ -~~~~'4/',,,_ NOT ARY PUBLIC in and for the State of f ~-~~~110N t.i-..,: ~ \ Washingt~n, _residin~ at l<,-.~ -(,.o~ :: :t ~OTA/!>-~-. ~ My COIDJDISSIOD expires: A,,. ?'I ~I(,, = :<.> •• -4 e,,,. :o J ~.,. · .... "'ve~,c .. :' -t # ... "" '°'o tJ' · o ... ":;__."'>;', ~8T 21•.~ •' ~~ f ,,..o·· .. ·,c\~ ,,,,,,~WA&°"',,,,, ., .. ,,,1111111''' Order: 7219·06 Doc: KC:2013 20130411001659 @ 4 Page 5 of 7 Created By: sholstine Printed: 1/7/2014 9:28:28 AM PST . . I • •• • . ~ ... \-\·,'oil.-A King County Department of Assessments . Fair, Equltable, and Understandable Properly Valwnlona -You're In; Aaae11m11nta >> OnBn1 Sel'YicN » oReat Property :llll,m PARCEL DATA --· -m:naw1e1 -RENTOII ~. c---· ..... 8L0DG&lT PATilCK .... Code .... ·-·-&ttl NE 1ffll8TIIDSI _,.,.. R . Rllldnlld kN -ISE-Dlootd) Plat Blaalt, IMdlno ..... ---Pllll.0(11.Nl*nblr oun..--lilieZl:I Lanai DeecrtaUon POR OF SW1/4 OF SE 114· BEGIN SWCOR TH ELY691.08 FTTO POB TH ELY 310FTTH NLY PlWE MARGIN OF 142NDAVE SE 148 FTTH WLY 180 FTTH SLY 118 FTTH WLY 150FTTO E MGN OF 142NOAVE SE TH SLY 30 FT TO POB LESS C & M RGTS Plat Bloclc Plat Lot: LAND DATA -•a..1Uu1or-SKILE-.Y --• Hel*l I a.t U./la hlpnMd PRESENT USE -NO -Uu ....... __ , ---NO ---SQFI • -A .. ._ ......... ....... -~TEA DCBTRCT ·----'"' .. I I -BIN Lllld W&IIO DIii ,,,...,.,, R ... --BINLand\lM'll:lt._. 2012 -........ ll.180 ----.... Vlowe Watatfn>nt ----· -·-_ .... I.GtDdFMW ---·-· ..... -·---.,..... RtltNltldlcml• .... _ WIIM'tonl: MOiia Rii,.tl NO --· -----NO ..__ Dealgnatlona Nulaancao - Order: 7219·06 Doc: KC:2013 20130'!11001659 Page 6 of 7 Created By: sholstine Printed: 1/7/2014 9:28:28 AM PST ., FomHo.14 . &illllMslon 1111tr1111ee (4•10-'15) The assurances referred to on the face page are, . A, Title Is \l8StQd tri: BEl. AIR & 81\lNEY, A GENERAL PAR'IN2RSHIP •• ~ . B. . That aecordlng l'O the Company's UUe plant l'eQlfd5 relattve to the rollow!ng desa'lbed real property (lndudlng those recanls maintained and lndelced by lla"'8), there ari, no other documents affecting lllle to seld real property or any po11uon thereof, other than those shown belOw under Record Matllri. The follw.tng matmrs ere axdudad ftom tl18 coverage of thts Guarantee: 1. Unpatentsd Mining aatms, AlSIIMtlons or l!l«leplblS In pa!MIS or in aits authorizing the lssuancll tllereot. 2, watar rights, claims or title w wallllr. 3. Tax DeedS to tl18 5tAlte ot Washington. THE EASTERLY lWO-THJRDS OI' THE FOLLOWING DESQUBEO TRACT: THI! NOll'TH HALF OP lllE NOR.llll:AST QUAlffllR OF ll!E NORTHWEST QUARTER OF THE NOlmiEASTQUARTER OF SEcnoN 10, TOWNSHIP 23 NOR'llt, RANGE 5 EAST, W.M., lN KING COUN'IY, WASHINGTON; · . EXCIPT ll!E SOUTH U7 fa:T lliERl!OF: ALSO EXCEPT THE WEST 301'E!T FOR ROAD; . ,, APN: 10230HD02-05 Order: 7219-06 Doc: KC:2013 20130411001659 Page 7 of 7 Created By: sholstine Printed: 1/7/2014 9:28:28 AM PST •• . . ® CIIICAGO TITLE INS. CO .• • R~F# q,o6q6-6 WHEN RECORDED RBTORN TO: LAW OFFICE OF JANE RYAN KOLBR, PLLC S801 SOUNDVIBW DRIVE #258 GIG KARBOR, WA 98335 Ill l~lllll~lilll~IIII 20130411001660 CHICAGO TITLE EAS 7B .88 PAGE•ell OF 1197 1411112113 16:37 KING COUNTY I 1,1A EXCISE TAX NOT REQUIRED 6?13 CHICAGO TITLE INSURANCE COMPANY l CONSTRUCTION EASEMENT 2 3 4 Order Number: 001360696 REFERENCE NUMBER(s) OF DOCUMENT ASSIGNED OR RELEASED: Cl Additional reference numbers on page __ of docwnent G!Wffl)Jl ( s I : 1 PATRICK BLODGE'IT 2 3 Cl Additional names on page __ of document GIWITBI! ( s I : l WEST PAC DEVl!LOPMBNT, LLC 2 3 Cl Additional names on page --of document ABBRBJIATBp LIQAL DBSCRIPTJOH; Block: Volume: Page: Township: Range: Ponlon: PlatName: POR swo SBO 3-23-5 & POR NW0 NB0 10-23-5 c:J Complete legal description is on page --of document ASSBSSOR'S PROPBRTY TAX PARCBL ACCOtJN'l' Nt1MBBJl(s)1 032305-9161 102305-9002 Additional Tax AccoW1ts are on page __ of document Note: This cover sheet Is prepared 10 conform to the requirements of Chapter 143, Laws of 1996. N01hlng on lhls sheel alters lhe names, legal description or Olher Information In the attached document The only purpose of lhls cover sheet Is 10 asslS1 the auditor In Indexing the document In conformance with Sletuts. The Recorder will rely on lhe lnfonnaijon l)l'Olllded on this form. The slaff WOI not read the document to verify the accuracy or completeness of the Indexing Information provided herein. OOVl!lll '" -.G ?i• Order: 7219-06 Doc: KC:2013 20130411001660 Page l of 7 Created By: sholstine Printed: 1/7/2014 9:28:JO'A~ PST WHEN RECORDED RETURN TO: Law Office of Jane Ryan Kolcr, PLLC S801 Soundvicw Drive #258 Olg Harbor, WA 9833, I CONSTRUCTION EASEMENT -· This Construction Agreement, entered into this (8°!h day of {Y\d.f"Ch 2013, is to convey an easement between PATRICK BLODGETT ("Grantor"), and WEST PAC DEVELOPMENT, LLC, a Washington Limited Liability Company ("Grantee"). Recitals A. Grantor wants to convey a temporary construction easement to Grantee. B. Grantor owns property at 5118 NE 12 111 Street, Renton, Washington, 98059, described with particularity in Exhibit 8, which is attached hereto and incorporated herein by reference. Grantor's property is north of a subdivision known as Piper's Bluff in Renton, Washington. Piper's Bluff is described with particularity in Exhibit B. D. Grantee needs a temporary construction easement allowing Grantee's members to pave and improve a road which is directly north of Piper's Bluff and runs along the south edge of Grantor's property, and is known as NE 12111 Street. E. Grantor has agreed to give Grantee a temporary construction easement which will allow Grantee and its agents to pave and improve the road north of Piper's Bluff, known as NE 12"' Street Order: 7219·06 Doc: KC:2013 20130411001660 Page 2 of 7 Created By: sholstlne Printed: 1/7/2014 9:28:30 AM PST l •• F. Grantee agrees lo provide to Grantor future sewer connections. to existing home · and extra lot and if a future water coMection should be required to be coMected to the Pipers BlutTniain a single tap will be provided from the main to the north side of the easement. NOW, THEREFORE, in exchange for valuable consideration and promises and payment of$ I 0.00, receipt of which is hereby acknowledged, and in consideration of the benefit conferred by Grantee paving the road, Grantor conveys to Grantee the following: I. Grantor conveys to Grantee an easement over the southern part of Grantor's property, allowing Grantee to bring equipment, workers and materials onto the IS foot wide strip of land running along the south edge of Grantor's lot, which is known as NE 12 111 Street. 2. Grantee can utilize the temporary construction easement to a~ommodatc every aspect of paving and improving NE 12111 Street. It can bring equipment and materials on it; and workers and inspectors involved with the paving project can operate within the easement. 3. Grantee will neither disrupt nor destroy fencing or retaining walls within the easement. 4. Grantee will not damage the Grantor's land and will repair any damage which occurs. 5. Grantee agrees to provide to Grantor future sewer connections to existing home and extra lot and if a future water connection should be required to be connected to the Pipers Bluff main a single tap will be provided from the main to the north side of the easement. 6. This easement incorporates the above recitals by this reference. 7. This easement shall be recorded and run with the property and bind successors in interest as well as assigns, until terminated. 8. This temporary easement will tenninate when the paving project has been completed, and final subdivision approval for Piper's Bluff has been granted. Order: 7219-06 Doc: KC:2013 20130411001660 Page 3 of 7 Created By: sholstlne Printed: 1/7/2014 9:28:30 AM PST l •• IN WITNESS WHEREOF Patrick Blodgett has executed this instrument this -1§. day of N\AicH . 2013. STATE OF WASHINGTON) ) ss. County of King ) I certify that l know or have satisfactory evidence that Patrick Blodgett is the person who appeared before me, and that said person acknowledged that he signed this instrument and acknowledged it to be his free and voluntary act for the uses and pwposes mentioned in the instrument. SUBSCRIBED AND SWORN to before me this~ day of ~ , 2013. ~~1£tzv£;=t;; ¥4m~ NOTARY PUBLIC in and for the State of Washington, residing at Ru.t].e() My commission expires: O"I-P4-1Lz @ Order: 7219-06 Doc: KC:2013 20130411001660 Page 4 of 7 Created By: sholstine Printed: 1/7/2014 9:28:30 AM PST • IN WITNESS WHEREOF 'Pe,r& ~(l<.,. has executed this instrument this 3, day of #11>1Z1 L.: I 2013, Date ST A TE OF WASHINGTON ) ) ss. County of King ) I cenify that I know or have S11tisfactory evidence that ~e.. ~11,,f O I ko.vt ~ is the person who appeared before me, and that S11id person acknowledged that he signed this instrument and acknowledged it to be his free and voluntary act for the uses and purposes mentioned in the instrument. SUBSCRIBED AND SWORN to before me this -2_ day of A13•; \ , 2013. ,,,,~~.,~~~~1,,,,, ~~~ ~'4-': · ·s,oii · .~_,;,,,, NOTARY PULJCinandorthe State of ' ' ,~ l-t: ' ,, Washi 'di ~· ~ ~ :~~ TA .., •• ~ ngton, rest ng at •!'\ g :8 ~!,,!>-~·: ~ My commission expires:~~ .z..C1l, %_ ~ • •• "'.:(0 11BLIC '°:'It ff .,.,. ··~ ~'· o, ~~.A·.~srn.~··,~f '/"'" . . . . ¥""' '/,,,~P W~s""' ,,,,,' ,,,,,1111111\\\ Order: 7219-06 Doc: KC:2013 20130411001660 Page 5 of7 Created By: sholstine Printed: 1/7/2014 9:28:30 AM PST • ' . '•, • • .. :.. -~ ... ; E'l«\''o°* A King County Department of Assessments . Fair, Equitable, and Undarstandoble Prope,ty YaluaUona -You're In: Assaaament1 » on11ne S.rvbl, >> eRtal Prape,ty :~ PARCEL DATA -....... .,., -REtilTON -BLODG&:TTPATRCK l"'l'Codo 2142 ·-~~ ·---· 611,-5111 NE 12TH STII05I --R -RnlPdlll ltN ,_ (SE-Dl,111cQ PIii Bkllll I ....... Nurnlla' --PIii Loi/ U1I ..... QIAIIWf~--~. §U:ru 1 -al Dncrtntlan POR OF SW 1/4 OF SE 1/4 • BEGIN SW COR TH ELY 691.08 FT TO POB TH ELY 310 FT TH NLY PLW E MARGIN OF 142ND AVE SE 148 FT TH WLY 180 FT TH SLY 118 FT TH WLY 150 FT TOE MGN OF 142ND AVE SE TH SLY 30 FT TO POS LESS C & M ROTS Plat Block: Plat Lot: LAND DATA _ .. 11 .. 11, ..... ,_ IINUF-Y --· 0 -·-....... -PR!Sl!NI' USE -NO ............ __ a,( ... _ R•IIDOrie8118._. HO 11De:Llnd ... 8qft . • -. .. ---,.., ... -WffER DBTRICT .. a...land~ ....... ... S.a $ ;7 -a.. Land-.. 0.. 111_, .... -. PRM\TE BIIMl.md'M.-'AIIIV.. ..,. -......... 28,111) --ORA/EL -~ .. Vlewa Watelfront -----F- °""'""' \.0ID-6F-*' ---S ... Slqlb ---~Rlllrk:tldlcoul .... _ Wlllrfl'anl.Aacaa AW* NO .... _. ---_ .. _ HO .,.._ -Daalgnatlona NWeancea - Order: 7219-06 Doc: KC:2013 20130411001660 Page 6 of 7 Created By: sholstine Printed: 1/7/2014 9:28:30 AM PST . " .... fonn No. 14 . SlibdMl!on Clim"""' (1-10•75) 'Ille esS1Jninr:es referred to on the face page are: A. Tttle IS vasled lri: BB. AIR & BRINEY, A GENERAL PARTNl!RSHIP •• ~- -....e NO,; 4i11DP•l'4J044 l'lge No., 2 . . B. · Toat acoordlng to the Company's title pta.,t records relatlve to the l'oUOWlng d8SQ'lbed real property (lndudlng those tealllls mulnllllned and Indexed by nall\8), there arv no other doaiments affedfng utle to said real piaperty or any pontlon 111ereor, other than those shown below under Reav-ct Matters. The ro11ovt1ng matters are excluded n-om the coverage of this Guarantee: 1. Ullpatentied Mining <:talms, reservaUons or excepUons In patents or in ads autl1ol1ztng the lesuanoa lhereof. 2. Watllr rights, dalms or t1lle to walllr, 3. Tax Deeds to the "'8te Of Washington. -,, DoQ•[DflQIB pertelRIRg ID~ ~ON: --:::::::::::::._----- TI!E EASTBILY1WO•ntlRDS OP THE FOi.i.OWING DESCRIBeoTJW:T: TH! NOP.TH HAI.I' OF 'lliE NORTKEAST QIJAll'TER. OF 1liE NORlHWl:ST' QUA10'ER OF THE NOKTl!EAST QUARTER OF SECTION 10, TOWNSHIP 23 NOR'llt, RANGE 5 EAST, W.M., IN KING COUN'!Y, WASHINGTON; · . EXCEPT THE SOU'lli 117 FEET THEREOF; ALSO EXCEPT THE WEST 301'1!1n' FOR ROAD; APN: J02305-9002-05 Order: 7219·06 Doc: KC:2013 20130411001660 Page 7 of7 Created By: sholstine Prnted: 1/7/2014 9:28:30 AM PST I f,))CIIICAGO TITLE INS. CO •• CYREf# IJ(i0696-6 •• -- • ' liHEN Rl,;CORDED RETURN TO , LAW OFFICE OF JANE RYAN KOLER, PLLC 5801 SOUNDVIEW DRIVE #258 GIG HARBOR, WA 98335 ~1 ~~~01111111~1~11~111 20130411001661 CHICAGO TITLE EAS 79 .ee PAGE-I OF eea 94/11/21113 IB:37 KINO COUHTV, 11A EXCiSC ~ ... "".'-"IEQUIRED G~ ® CHICAGO TITLE INSURANCE COMPANY PonIN'BMT TITLl(a) 1 BASl!MENT AGREEMENT 2 3 4 OrderNumber: 001360696 REFERENCE NUMBER(s) OF DOCUMENT ASSIGNED OR RELEASED: c::J Additional reference numbers on page __ of document GRANTOR (11) 1 1 BRADLEY ADKINS 2 MARY THERESA ADKINS 3 CJ Additional names on page __ of document GRANTBB(s) i 1 WEST PAC DEVEWPMBNT, LLC 2 3 CJ Additional names on page --of document ABBMYIATRD LIGIL PISCBIPTIOR; Lot-Unit: Block: Volume: Page: Section: T ownshlp: Range: Portion: PlalName: POR swo SEO 3-23-5 & POR NWO NSO 10-23-5 Cl Complete legal description is on page __ of document ASSESSOR'S PROPERTY TAX PllCEL ACCOtJHT NCMBBR(s): 032305-9161 102305-9002 Additional Tax Accounts are on page~ of document Note: This cover sheet Is prepared to confonn to the requirements al Chepter 143, Lawa al 1996. Nothing on this sheet alters the names, lagal description or other Information In the attached document. The only purpose al this cover sheet Is to assist the audttor In h'dexlng the document In confonnence with statute. The Recorder wfll rely on the lnlonnatlon provided on this fonn. The staff wtll not read the document to verify the accuracy or completeness of the Indexing Information provided herein. covmu -·· -~,. Order: 7219-06 Doc: KC:2013 20130411001661 Page I of 8 Created By: sholstine Printed: 1/7/2014 9:28:32 AM PST I WHEN RECORDED RETURN TO: Law Office of Jane Ryan Kaler, PLLC l801 Soundview Drive #258 Oig Harl,or, WA 98lll EASEMENT AGREEMENT This Easement Agreement, entered into this l3rr~day of :tx'.\~ 2013, is to convey a perpetual easement between Bradley Adkins and Maria Theresa Adkins ('Grantors"), and West Pat Development, LLC, a Washington Limited Liability Company ("Grantee"). Recitals A. Grantors want to convey a perpetual easement to Grantee. B. Grantors own property at 5210 NE 12111 Street, Renton, Washington, 98059, described with particularity in Exhibit A, which is attached hereto and incorporated herein by reference. Grantors' property is north of a subdivision known as Piper's Bluff in Renton, Washington. Piper's Bluff is described with particularity in Exhibit B. C. A road, known as NE 12111 Street is partially located on the Piper's Bluff property and a 15 foot wide segment of that road is located on the south end of the Grantors' property. D. Grantee needs a perpetual easement allowing Grantee and its successors and assigns to use the 15 foot wide segment of NE 12111 Street located at the south edge of Grantors' property for ingress and egress. Order: 7219-06 Doc: KC:2013 2013041100!661 Page 2 ofB Created By: sholstine Printed: 1/7/2014 9:28:32 AM PST E. Grantors have agreed to give Grantee and its successors and assigns a perpetual easement to allow regrading, paving and improving the segment ofNE 12111 Street located on Orantors' property. F. Grantors have agreed to give Grantee and its successors and assigns a perpetual easement to allow maintenance and repair of the segment of NE 121h Street located on Grantors' property at the sole expense of Grantee, and it's successors and assigns. 0. Grantee has agreed to provide to Grantors a future sewer connection. I. NOW, THEREFORE, in exchange for valuable consideration and promises and payment of$10.00, receipt of which is hereby acknowledged, and other good and valuable consideration such as allowing Grantors to connect to the Piper's Bluff sewer line, as well as paving and improving the 15 foot wide segment of NE 121h Street located on Grantors' property, Orantors convey a perpetual easement to Grantee allowing Grantee and its successors and assigns to: I .a. Use the IS foot wide segment of NE 121h Street located at the south edge of NE 12111 Street for ingress and egress. I .b. Regrade, pave and improve the segment of NE 12111 Street located on Grant ors' property. I.e. Maintain and repair of the segment of NE 121h Street located on Grantors' property as needed, at the sole expense of Grantee, and it's successors and assigns. 2. Grantee has agreed to provide to Grantors a future sewer connection. 3. This easement incorporates the above recitals by this reference. 4. This easement shall be recorded and run with the property and bind successors in interest as well as assigns. 2 Order: 7219·06 Doc: KC:2013 20130411001661 Page 3 ofB Created By: sholstlne Printed: 1/7/2014 9:28:32 AM PST • IN V{JTNESS WHEREOF Bradley Adkins has executed this instrument this l'.nll. day of i,lt~-, 2013. Grantor: ,k Bradle~ins Date ST ATE OF WASHINGTON ) Kin~ > ss. Countyoflliefee~ ) I certify that I know or have satisfactory evidence that Bradley Adkins is the person who appeared before me, and that said person acknowledged that he signed this instrument and acknowledged it to be his free and voluntary act for the uses and purposes mentioned in the instrument. SUBSCRIBED AND SWORN to before me this~ day of M 0,. r-t.\.... , 2013. ~g~;~a,u: Order: 7219-06 Doc: KC:2013 20130411001661 NOTARY PUBLIC in and for the State of Washington, residing at Sc..-\-\-\-&.-My commission expires: \ c\a8\,i2,o IS- 3 Page 4 of 8 Created By: sholstine Printed: 1/7/2014 9:28:32 AM PST I -· ft4VITNESS '1A~OF_ ~aria Theresa Adkins has executed this instrument this J.2 day of p.,r ~ • 2013. -Maria Theresa Adkins Date STATE OF WASHINGTON) Mi no.> > ss. County of Pieree-~ ) I certify that I know or have satisfactory evidence that Maria Theresa Adkins is the person who appeared before me. and that said person acknowledged that she signed this instrument and acknowledged it to be her free and voluntary act for the uses and purposes mentioned in the instrument. 4 Order: 7219-06 Doc: KC:2013 20130411001661 Page 5 of 8 Created By: sholstine Printed: 1/7/2014 9:28:32 AM PST I •• IN WITNESS WHEREOF __ ..,.,....;l,.,:6::;.;;1<,:;i.:.R:::.'<i..::A~~=~------,31tt day of ty\Af\C.f:t , 2013. Grantee: · West Pac Date STA TE OF WASHINGTON ) ~i~ ) ss. Countyof~ ) I certify that I know or have satisfactory evidence tha(\'C...,."'':\ ·be ~or is the person who appeared before me, and that said person ackn'owledged that he signed this instrument end acknowledged it to be his free and voluntary act for the uses end purposes mentioned in the instrument. SUBSCRIBED AND SWORN to before me this \ "3, day of µ_O,, 'l'c"'-. , 2013 . . '"'""""'"'' ~:Ng:~-ud·,dirG[ ,,,,,,, ~~STE,9 ,,,,,, NOTARY PUBLIC in end for the State of ,, c, ... T .. i<''(C: ~ • ~ ~\ f ,-·/;\on t.lii;.· .. l'0 ~ Washington, residing at ~ , --ff J/f ;,.p.llY 9 "\ \ Mycommissionexpires:;i:~\.io1S::: :: <D:O ~0 •"" : : :: W\U , '1,.\C, :! ; ;;O\ pui .,;._ ii ~ \ .&!)~ .. » ~ ~ •, , ., "ID-"_t .. .,,.~ ~ ~ tl,:°"•, .. ,:P,1•' !QV ,$ ,,,, 4 re Of 1111-,,,,, ,,, ,,,, ''"111111111 1 Order: 7219-06 Doc: KC:2013 20130411001661 5 Page 6 of B Created By: sholstlne Printed: 1/7/2014 9:28:32 AM PST I • •• • King County Department of Assessments Fair, Equitable, and Undtrsllmlable Property Valuallom . -You're In: Asaaasmenta » OnUne SIMCH » eReal Property ! NfflSc, .. ~[ Propcrl)'Tl,8111 U MlflT>bP,opcaj! Gm"'l'orn,.,., !~~j PrinlProp,rtyDctall jl!!I PARCEi.DATA -----........ , .. -REN10I< ..... ADDIS BRADLEY J+IMR" THEA ...,_ 2142 ----6210 NE "2TH ST teca _,,,,.,,,. R --...... (SE-..,-PIii BIDCk/ &-. ....,,_,. --· PIii Loi i u,a ,.._. Q __ .... _ ~ BEG AT PT 1051.08 FT E OF SWCOR OF SW 1/40F SE 1/4 TH N 147.16FTTH E 271.07 FT TH S 147.15 FT THWTOTPOB Plal Block: Pla1 Lot: -------'-- LAND DATA ~· lalU..M l\tlclrtl 1&11..ff.FMI.Y DWEWNO --• Hlghul I But UM M lmp,o.ild PRESENT USE -ND -UH """"-~••StllP9 ND BnaLMl"'*'-SQFI • -... -"""-114,0IICI -\W'&R OISTRCT 4!lkHLlftd .... WIDl(llld 00 -.... ....... Bu•Ln'M.-10.. ""'°'' ·--PRMVE Order: 7219-06 Doc: KC:2013 20130411001661 Page 7 of 8 Created By: sholstine Printed: 1/7/2014 9:28:32 AM PST ' 11le ~~ rllferrecl to on the f8ce page are: A. Titia Is ll8lted In: BEL AIR &. BRINEY, A GENERAL PARTNERSHIP •• ~ Gulrantea No.: 42DII-U4Zll44 PegeNo'2 B, That accordlng II! the company's tltle plant records 11jfatl\tB to the rollowlng dasa1bed real pn>pert.y (lndudlng those records malntlllned and lndeXlld by name), there are no o1her documents afrect1ng lllla to said real property or any porldon thertof, other than those shown below under Record MillllllS. . The fDIIOWlng rnalll!rs are eJGChided from Iha c:ovenige or this Guarantee: t. UnpalBnbJd Mining Oalrns, re&IIMltlons or B1GCE1ptlons In patenta or In ads authol1zlng the lallance lheteof. · 2, Watar rights, dalms or 11118 to water. 3. ~ Deeds ID the stale or Washington. 4, AamON: THE E>SJERI.Y lW0-1lllRDS OF THE FOUOWING DESCIUBEO TRACT: THE NORlH HALP OP THE NORTill!AST' QUAArER OI' THE NOIOHWEST QUAlmR OF THE NORTHEASI' QUARTER Of SECllON 10, TOWNSHIP 23 NORTH, RANGE 5 EAST, W,M,, IN KING COUNTY, WASHING'roN; l!l<CEPT THE SOUTlf U7 Fa!T'IHl!REOF; ALSO EXCS'l'THE WESf 301'EET FOR ROAD; -APN: 102305-9002-05 Order: 7219-06 Doc: KC:2013 20130411001661 Page 8 of 8 Created By: sholstlne Printed: 1/7/2014 9:28:32 AM PST I r.'I CHICAGO TITLE INS. CO. I.V REF# t36o6Q6;i •• • WHEN Rl!CORDW l<f."l'URII TO': LAW OFFICE OF JANI! RYAN KOLBR, PLLC 5801 SOUNDVIl!W DRIVE #258 GIG HARBOR, WA 98335 l~ill l~lllllll!~IUlll~f ~! I~ 20130411001662 CHICAl;O TITLE EAS 19. 18 PAGE-891 OF 188 114/lt/2813 19:37 KING COUNTY, MA sl§/§gf~HOl'REQUJRED. c::Jy~ CHICAGO TITLE INSURANCE COMP ANY DOCQMPT TXTLl(Pl 1 CONSTRUCTION EASEMENT 2 3 4 Order Number: 001360696 REFERENCE NUMBER(s) OF DOCUMENT ASSIGNED OR RELEASED: CJ Additional reference numbers on page __ of document GJWITOR(s)r l BRADLEY ADKINS 2 MARY THERESA ADKINS 3 CJ Additional names on page __ of document GRAm'Blil ( s I : 1 WEST PAC DEVELOPMENT, LLC 2 3 CJ Additional names on page --of document ABBMYIUIP LBAIT: Pl8CB+PTI0R; Lot-Unn: Block: Volume: Page: Section: Township: Range: Portion: PlatNeme: POR SWQ SBQ 3-23-5 lo !'OR NWQ NEQ 10-23·5 c::J Complete legal description is on page~ of document ASSBSSOR'S PROPBRTY TAX PARCBL ACCO'ONT NUMBBR(s)1 032305·9161 Additional Tax Accounts are on page __ of document Note: This cover sheet Is prepared to conform to the requirements of Chapter 143, Laws ol 1996. Nothing on this sheet aners the names, legal descflptlon or other Information In the attached documenL The only purpose of this cover sheet Is to assist the auditor In Indexing the document In conformance with statute. The Recorder will rely on the lnformaUon provided on this form. The staff will nol read the document to verify the accuracy or completeness Of the Indexing lnlormaUon provided herein. covmu Order: 7219-06 Doc: KC:2013 20130411001662 Page 1 of 8 Created By: sholstine Printed: 1/7/2014 9:28:34 AM PST ~--------------------------------- I WHEN RECORDED RETURN TO: Law Office of Sane Ryan Koler, Pl.LC 5S01 Soundvicw Drive f2S8 Gig Harl>or, WA 98335 CONSTRUCTION EASEMENT •• lbis Construction Agreement, entered into this J3.. day of .JA ~ l"C. \.-.. , 2013, is to convey an easement between Bradley Adkins and Maria Theresa Adkins ("Grantors"), and West Pac Development, LLC, a Washington Limited Liability Company ("Grantee"). Redtals A. Grantors want to convey a temporary construction easement to Grantee. B. The Grantors own property at 5210 NE 12th Street, Renton, Washington, 98059, described with particularity in Exhibit A. which is attached hereto and incorporated herein by reference. Grantors' property is north of a subdivision known as Piper's Bluff in Renton, Washington. Piper's Bluff is described with particularity in Exhibit B. D. Grantee needs a temponuy construction easement allowing Grantee's members to pave and improve a road which is directly north of Piper's Bluff and runs along the south edge of Granto rs' property, and is known as NE 12th Street. E. Granters have agreed to give Grantee a temporary construction easement which will allow Grantee and its agents to pave and improve the road north of Piper's Bluff, known as NE 12th Street. F. Grantee has agreed to provide to Granters a future sewer connection. order: 7219·06 Doc: KC:2013 20130411001662 Page 2 of B Created By: sholstine Printed: 1/7/2014 9:28:34 AM PST I -· NOW, THEREFORE, in exchange for valuable consideration and promises and payment of$10.00, receipt of which is hereby acknowledged, and in consideration of the benefit conferred by Grantee paving the road, Grantors convey to Grantee the following: I. The Grantors convey to Grantee an easement over the southern part of Granters' property, allowing Grantee to bring equipment, workers and materials onto the 15 foot wide strip of land running along the south edge of Granters' lot, which is known as NE 1211, Street. 2. Grantee can utilize the temporary construction easement to accommodate every aspect of paving and improving NE 1211, Street. It can bring equipment and materials on it; and workers and inspectors involved with the paving project can operate within the easement. 3. Grantee will neither disrupt nor destroy fencing or retaining walls within the easement. 4. Grantee will not damage the Grantors' land and will repair any damage which occurs. 5. Grantee agrees to provide to Granto rs a future sewer connection. 6. This easement incorporates the above recitals by this reference. 7. This casement shall be recorded and run with the property and bind successors in interest as well as assigns, until terminated. 8. This temporary easement will terminate when the paving project has been completed, and final subdivision approval for Piper's Bluff has been granted. 2 Order: 7219-06 Doc: KC:2013 20130111001662 Page 3 of 8 Created By: sholstine Printed: 1/7/2014 9:28:34 AM PST I •• IN WITNESS WHEREOF Bradley Adkins has executed this instrument this .flbday of l!::V:,<l4+ • 2013. Date STA TE OF WASHINGTON ) r< '"::i._ ) ss. County of .Piere.-~ ) I certify that I know or have satisfactory evidence that Bradley Adkins is the person who appeared before me, and that said per.;on acknowledged that he signed this instrument and acknowledged it to be his free and voluntary act for the uses and purposes mentioned in the instrument. SUBSCRIBED AND SWORN to before m~3 oy of }A 0,.1-G.h.. • 2013. Printed Name: ~: .. ,,.~..,Ji·.Q NOTARY PUBLIC in and for the State of Washington, residing at ~s--x\:k My commission expires: \.;).. \?-5 \ 'J....Q S" 3 Order: 7219-06 Doc: KC:2013 20130411001662 Page 4 of 8 Created By: sholstine Pnnted: 1/7/2014 9:28:34 AM PST I •• ~TNESS WWJill,IjQf !'{aria Theresa Adkins has executed this instrument this ~dayof {Vll(YlM_..., 2013. ·~ MariaTheresadkin Date STATE OF WASHINGTON) Ki"~ ) ss. County of l'lm'e 1z::.. ) I cenify that I know or have satisfactory evidence that Maria Theresa Adkins is the person who appeared before me, and that said person acknowledged that she signed this instrument and acknowledged it to be her free and voluntary act for the uses and purposes mentioned in the instrument. SUBSCRIBED AND SWORN to before me this R day of, J1 gtc,h, , 2013. Order: 7219·06 Doc: KC:2013 20130411001662 ~1£,~ C~n~tfi.Q NOT ARY PUBLIC in and for the State of Washington, residing at "::>-<,.,Tt{-c. My commission expires: \1.\ .~ \.;i.ol'5' \ \ 4 Page 5 of B Created By: sholstine Printed: 1/7/2014 9:28:34 AM PST •• IN WITNESS WHEREOF Te"""~ D~'r"' has execute this instrument this I 2 day of -1:'.\ Qlrc,, h , 2013. Grantee: West Pac Date STATE OF WASHINGTON) t<.,i~~ ) ss. County of Pierce .:Z-) I certify that I know or have satisfactory evidence that "I:c r ,e ~ t) c. ~ .. ,... is the person who appeared before me. and that said person ackn (edged that he signed this instrument and acknowledged it to be bis free and voluntary act for the uses and purposes mentioned in the instrument. SUBSCRIBED AND SWORN to before me this 12._ day of }1p re~ . 2013. ,,,,,,11\\~~,~~i'',,,, ~.E~ .... -t,~ .. ll ~' i,.,,,. ....... t,,. ''-' NOTARY PUBLIC in and for the Stae of ~ ,.. ··~,ilatti: "1"'.,(' ~ § .!f.,,;.~ .. ,;;,, ~ ~ I Washington, residing at ~"-...... \-&.. ~-··~~ ~··~~ = t!tii:1 \'\OlAR,.. ··,o:;, My commission expires:\.>.\ :l.'3\~JS:: ::_. •• :: i' ; \ PUBLIC f ~ ~ er·· .-~s ,;. ?..·· .. ,,,..,..,.,~ .... ,a~ ~,I>tJ~"wr ... "Z.::.:..,-+r:, ~,,~ '/,,, ";.,~ ,\'°' ''''""'""'''' Order: 7219·06 Doc: KC:2013 20130411001662 5 Page 6 of 8 Created By: sholstine Printed: 1/7/2014 9:28:35 AM PST ----------~~---------------~~--------------, •• • • King County Department of Assessments Fair, Equitable, and Undoratandlble Properly Valuallone . -You're In: Aaleaments » Onflna 6ervlcN >> eRoal Pn,perty PARCEL DATA lr======,;::==--=-·=-==::::;r,::=======.-=·-=-=-=-=-=--=,-i Pln:iel o:t:no&-0116 ~ RENTON 1~=--------1===-----~11==~----~----.,_ __ _ Nmne ~ BRADLEY Jt...-.R~ nER U111¥Codt ., .. -----1----·· --.. --Sit-. '210NE12THST--l)pl • ----.... -,--==---+--------ii PIii Ll:11/ U'd JrMnbll' BEG AT PT 1051.08 FT E OF SWCOR OF SW 1/4 OF SE 114 TH N 147.15 FTTH E 271.07 FT TH S 147.16 FT THWTOTPOB Plat Blodt: Piel Lo1: ------- LAND DATA HlgMat. a.,u..,. ,.,... t.lJLMN&Y DWEUJNCI ---• ~-, a &etl UM "4 hfl'Ol'lid PRE'SEKT USE -NO -.. ... --R•"21wi Sir• SIIIPI NO S...L.n~BqFt • -... ---11,.000 -MlliR DISl'RCT ,. aa. Land \Ma Dpacted .. -·-Bu• Lllld 'MIid 0.. """'" RollGlcc•• PRM.Te Order: 7219-06 Dae: KC:2013 20130411001662 Page 7 of 8 Created By: sholstine Printed: 1/7/2014 9:28:35 AM PST ., . . ,• . . ·-···-; PGrm No, 14 SllbdMsloll 6"11"""" (4-10-78) 'l1le assurenc:es rarer~ to on the race page are: A. 'ntle Is vested In: BEL AIR &. BRINEY, A GEJIIERAl. PARTNERSHIP B, '!hat according It! tho company's Utle plant records reta\1Ye to the following dasa1bed real plOJ)8lty (lndudlng those records malnlllned end lndwled by nmne), there are no other doi:ument:s affecting title Ill nkf real property or any porltlon thereof, other than those shown below under Reoord Malbri. The fDllowlng mlll!ln are excluded frvm the i:overage or this Guar1n1Be: 1, Unl)atenllld Mining Oelms, rasaMltlons or llllOl!pttons In pall!nlB or In ads authol1zlng the 188uance lhereor, · 2. Water rights, dllms or tRle Ill water, 3, lex Deeds III the stale of Wllshlngmn. · 4. Dog/U)eots perb:IRIAfl 'O ~ ~ON: -=::::::::=------ THE EASTBU. Y TWO•l!URDS OF THE FOLLOWING DESaUBED TRACT: THE NORTH HAlJ' OP THE NORTHl!AST QUARTER OF THE NOR'THWEST QI.IAATI:R OF TliE NORTHEAST QIJAlnER OJ' SEC'TlON 10, 1t>WNSHIP 23 NORTH, RANGE 5 EAST, W,M., IN KING ClOUtm', WASH!Ncrn>N; . EXCEPT 111E SOOTH 117 Fa!T 'THEREOF; Al.50 EXCS'l'llil: WEST 30$1" FOR ROAD; -APN: 102305-9002-0S Order: 7219·06 Doc: KC:2013 20130411001662 Page 8 of 8 Created By: sholstlne Ptinted: 1/7/2014 9:28:35 AM PST ,,,'\2.''03 RElCC• F '\ Ir~\ \\f'~NTON, WASHING~Hf.l. Ille · ' Ii. ,,(IRDt.1/l!l{.ta,E NO, 1025 8.,.1,\ • I \ 1 ·,, \\', AN ORUlNAN<U(~'fl'TRt io~1Y OF RENTON, llhSHlNGTON, ESTABLlSHli/G A 1$llb'fosEP ASSESSMENT DiaTRICT FOR ShNITARY SEWER SERVICE IN THE HONEYCREE~ INTERCEPTOR 6ERVlCE ARF.A AND ESTABLISHING THE J>.MOUNT OF THE CHARGE UPON CONNECTION TO THE F~CILITIES, 10.r,o ···~·10, 00 11 THE CITY COUIICIL t'" THE CITY OF RENTON, W~SHlNUTOl!, DO ORllAIN AS FOLLOIIS1 StCTlON Ji There 11 hareby created a 1anltary ••wor •ervlco opochl 011011mont dhtrict for tho lloneycreek Intorooptor area in th• northeant quadrant of the City of Renton \lthiah area 11 rnora partiaularly da1~ri~od ftl P.ollow11 Sae exhibit '"1\" attei:hod hereto and ma,le a p,n·t haroof aa if f•1lly 1ot forth heroin, A map of the projoct area 11 attached•• Exhibit •a• and mado a part h~roof •• if fully 1ot forth.) BECTlON Xl1 Per1on1 connoctin9 to th• aanitary tawer facllltloa In thia Spacial A11ooomont Di1triat which prop1rtlo1 ho•,o not boen charged or 1110110d with tho coat of tho ,anttary 1awnr ~ain, 1hall pny in addition to the payment ot the oonnootion por1,1it Co\) 11nd in ar1d1t~c-n to tho 9onoul facility and trunk connaction charqo, tho rollowin9 additlon1l fao11 A, W.!..C.h,!!!1!.! (SH hhfblt 'A' Ind '8') Poaidonca dvollinv unJt1, ap1rtmant1 or oquivalont1, • $250,00 per dwollin9 unit Co~,a~eial Dovolopmentt • St per 1quaro foot of 9ro11 1ite are, D, Front Footage Char9011 (Sff hhfbft 'C' 1nd 'D') Thero l• hereby created a 1ubdl1trict within tho Honoycroak Jntarceptor apooial A11011ment Oi1trict con1latlt,o/ of prapertioa frontin9 on Interceptor. Sewar1 camnCATI l,th11ull11lp.i, HAKlno B, Hoc~. Clllllltllo Cl!y of Rtnloft, Wlellr...., tllllfJ M .. II I tnlft 1ndcarrectoowot-<lt41onnse No, ·602~ ntEO FOR RECORD AT REGCf.31 JF Sublcrtbld and .. ltd 11tl1~ ~·!J:S.r.::!:~"?;e: 72,.,..,~~ .... . ·· .. '' . ··,:· 1mtc el 1111 CIIT CUlX lfHIOH 111/Hltfll lUIO. IOlM!l Ill~ IOOOll,ll- ,~-•., ..... ~ .......... . ------" ~ •• OROIN/\NCE NO, ~025 The properties to be aaaeescd for front footage are more particularly described in Exhibit •c• attached hereto ~nd made a pnrt hereof as if fully set forth, The front footage charge shall be $37,19 per frontage foot, representing $74,38 per center line foot divided equo.lly for property fronting on each slte of the center line foot, ,f,ECTION III: This Ordl.nance is effective upon its passage, approval and thirty (30) days after r,ublication, PASSED l\Y THE CIT¥ COUNCIL this 17th day of November, 1986, ~ e,~<;'.~L..> Max€e E, Motor,ctyc:erk-- APPROVED BY THE MA'l'OR this 17th day of November, 1986. Y>n,tnll!)A) ~· ~, nnr,r~~ Barbara Y~S~~h,~ Approved ns to form, Lawrence J, Warren, City Attorney Date of Publication, November 21, 1986 -2- EX HI 8 IT 'A' Af<F.A CHARGES e ORDINANCE NO, 40iS I, parcel of land situated in Sections 2, 3, 4, 9, 10 and 11 of Township 23 North and Sections 33 and 34 of Township 24 North, all in Range 5 East, W.M., m~r• porticularly jescribed ,s follows: BEGINNING at a point on tho North margin of N.E. 27th St., also known as S.E, 97th St. In said Section 4, distant 306.4 feet east of the West line of said Section 4; thence North parallel to said west line and its extension into said Section 33 to the Thread of May Creek; thence Easterly along the Thread M llay Creek through sold Sect:ons 33, 34 and ) to the West ma,rg1n of 148th Ave. S,E,; thence South along said West margin to the North line of State Sign Route 900, also known as S,E, Renton Issaquah Ro~d; thence Easterly along said road to the intersection of the East line of the West quarter of said Section 2; thence South along said East 1 lne through Section?. and said Section II to the South line of the North half of sold Section 11; thence west along said South line througil Section II to the center of said Section 10; thence continuing West along said South line of the North half to the East margin of 138th Ave, S.E., ~lso known as ouvoll Ave, N.E.; thence Northerly along said East margin to the North line of the South quarter of t.he North half of said Section 10; thence West along said North line to the East margin of 132nd Ave. S,E,, also known as Union Ave. N.E.; thence North along said East margin to the center line of S.E. 116th St., also known as N.E. 10th St. and the Easterly extension of the South line of the Plat or Brentwood, Oiv1$ion 2, as recorded· in Volume 72, page 46, records of King County, Wa.; thence West along said South line to the Southeast corner of Lot 16, Block 6 of said plat; thence Northerly along the East lines of Lots 16 through 11 inclusive to the South margin of N,E. 11th St.; thence Northwesterly to the Southeast corner of Lot 10 1n Block 3 of said plat; thence Northerly along the Eost lines of Lot IO~through I inclusive and its e.,tension to the North margin of N.E. 12th St., thence West along said North margin to the Southeast corner of the Plat of Bomarc as recorded in Volunie 59, poge 69, records of said county; thence ~orth along the East line thereof to the North· east corner of said plat; thence West along the North line thereof 157,71 feet to the Southeast corner of Queen Ave. right-of-way as described in Volume 3738 of Deeds on page 76, records of said county; thence continue West along sold North line of said plat 170.0 feet; thence North parallel with the centerline of said Queen Ave. and its extension to thP. North margin of State Sign Route 900, also known as N,E, Sunset Blvd.; thence Westerly along said North margin to the West line of the East. 484.62 feet of the Southwest 1/4 of the Southeast 1/4 of said section 4; thence North along said West line to the South line of the Plat of H~.,ey Creek Park as recorded fn Volume 59 of Plats on page S7, records of ~aid county; thence East along the South line thereof to the Southeast corner of Lot 9, in Block 2 of said plat; thence North and West alang the East and North 1 ines of Lot 9 to t.he right•of•woy l 1ne of N,E. 17th Pl.; thence Northeast and Northwest along the Southeast and Northeast margin of said N,E, 17th Pl. to the Southeasterly corner ·of Lot ll, in Block l of said plat; thence Northeasterly along the Southeasterly line thereof to the Northeast corner of said Lot II; thence North1iesterly along the Northeasterly lines of Lots 11 through 7 inclu- sive to the North line of said plat; thence West along the North line thereof to the Northwest corner of said plat; thence South along the West line thereof t.o ihe Southeast corner of the Northeast 1/4 of the Southwest 1/4 of said Section 4; thence West a 1 ong the South 11 ne of said Northeast 1/4 of the Southwest 1/4, a distance of 320,12 feet; thence North 1307,0 feet to the North line of said Southwest 1/4 distant 322.20 feet West of the Northeast corner thereuf; thence I/est along the South line of the Southeast 1/4 of the Northwest 1/4 to the Southwest corner thereof1 thence North along the West line of said subdivisitn to the Northeast corner of the Plat of Aloha Ranch No. 2 as recorded in Volume 82, page 3, records of said county; thence West along tho North 11ne thareof to the Northeast corner of the Plat of Aloha Ranch as recorded in Volume 77, page 7, records of said county; thtnce West along the North lfne thereof to the Southerly extension of tt,e East line of the Plat. of Sandee Terrace as recorded in Volv!I\O 67, page 2, records of said county; thence North ftlong sa1d Southerly extension to the Southeast corner of said plat; thence continue North along the East line of soid plat and the Northerly extension of said East line to the South ~lrgin of S.E. 97th St., also known as N.E. 27th St.1 thence Northeasterly ,o o point on the North mngin of said street distant 386.4 feet East of the West line of said Section 4 and POINT OF BEGltlNlNG of this description, I I ' '' '' .·~ . 4TH . ~.: E X H I B I T AREA CIIARGES I ST. •• 'B' ORDINANCE NO, ..filL EX HI Bl T •c• fRONT FOOTASE CHARGES •• ORDINANCE NO, ~025 A p~rcel of land situated 111 Section 4, Township 23 North, Range 5 East, W.M,, roore particularly described ijS fol lows: BEGINNING at a pofnt on the East margin of 120th Pl, S,E,'. at the 1ntcrsect1on of the Westerly extension of the South line of the Plat of Paradise Estates as recorded fn Volume 95 of Plats on Page 93, records of King County, Washington; thence East along said Westerly extension and the South llne thereof to a pofnt 555.64 feet West of the East lfne of the Northwest quarter of said Section 4; thence South parallel to said East line 392.7 feet; thenc~ East parallel to the South lfne of the Plat of Paradise Estates No, 2 as recorded fn Volume 102 of Plats on Page 31, records of safd County to the East line of said Northwest qua,·ter; thencr: South along said East line to the center of said section; thence Eost along the North 1 ine of the Nort.~west quarter of the. Northwest quarter of th? Southeast quarter of said section to the Northeast co:rner of said sub- division; thence South along the East line of said ,ubdfvision to the Southeast corner thereof; thence East along the North line of the Southeast quarter of the Northwest quarter of the Southeast quarter of said section to the Northeast corner of said subdivision; thence South along the East 11ne of sa1d subdivision to the Southeast corner thereof; thence East along the North line of the South- east quarter of the Southeast quarter of sa1d section to .the East line of the West 310.57 feet of sa1d subdivision; thence South along ·said East line to the tlorth margin of State Sign Route 900, also known as N.E. Sunsr.t Blvd.; thence Westerly along said North margin to the West line of safd 1 subdivision; thence continuing Westerly along said North margin to the West lfne of the East 484,62 feet of the Southwe~t 1/4 of the Southeast 1/4 of said section 4; thence North along said West line to the South line of the Plat of Honey Creek Park as recorded in Volume 59 of Plats nn Page 57, records of said county; thence East along the South line thereof to the Southeast corner of Lot 9, in Block 2 of said plat; thence North and West along the East and North lfnes of Lot 9 to the right-of-way 11ne of M.E. 17th Pl.; thence Northeast and Northwest along the Southeast and Northeast margin of said N.E. 17th Pl, to the Southeasterly corner of Lot 11, in Block 1 of safd plat; thence Northeasterly along the Southeasterly line thereof to the Northeast corner of said Lot 11; thence Northwesterly along the Northeasterly lines of Lots II through 7 Inclusive to the North 11ne of said plat; thence West along the North line thereof to the Northwest corner of said plat; thence South along the West line thereof to the Southeast corner of the Northeast 1/4 of the Southwest 1/4 of said Section 4; thence West along the South line of said Northeast 1/4 of the Southwest 1/4, a distance of 320,12 foet; thence North 1307.0 feet to the North line of said Southwest 1/4 distance 322.20 feet West of the tlortheast corner thereof; thence West along the south line of the East half of the Northwest quarter of said section to the Southwest corner thereof; thence North along the West line of said East half to the south margin of S.E. 97th St., also known as N.E. 27th St.; thence Southeasterly along said margin to the intersection of the thread of Honey Creek, said Intersection also being a point on the Southeasterly marg1n of 120th Pl, S,E.; thence con- tinuing Easterly and Northerly along the Easterly margin of said 120th Pl. S.E. to the intersect 1 on of the Westerly ex tens 1.:.,, of the South 11 ne of sa Id Pl at of Paradise Estates and POINT OF BEGINNING of thfs description, ! ! ., l ORDINANCE NO, 4025 FRONT l'OOTlC!.£-...(,ollt\, C.H._R<,t 90UII DAAV .) EX HI 8 IT "D" flUlllT FOOTA6E CIIARllES ' ' , •, I ' : ~ . 'f ,• P1 I ,J .. , " ~ 1a .. : . t. ~ ' . " ~ •• <:'-. •• I 20050817000117 .001 Return Address: v11<µ1t; Wl61c' 6lliF ...., '9 t ll7fi" YMM ¥.tn> R.. /..:ii 1111111111111111 "£~ Wk 'i'So.Za 20050817000117 IF OSS 34.et I Ill' a /fflS :S:ee COUNTY, WA ,.,.,. •rlat or--· 1.rormat1oa WASHINGTON ST ATE RECORDER'S Cover Sheet tRcw 6S.04) Document Title(s) (or transactions contained therein): (all m= applicable 10 your d0<ument l!ll!l! be filled in) I. 1J5:, 2. 3. 4. Reference Nnmber(s) of Documents assigned or released: Additional reference #'son page __ of document Grantor(s) (Last name, first name, initials) )\ I. ~il.!ll1.< C I.. · U/\ul'_ff1ZE . 2. Additional names on page __ of document. Grantee(s) (Last name ~then fustname and initials) ~ i.~,~~ CL:JQ.v, . 2. "' Additional names on page __ of document. Legal description (abbreviated: i.e. lo~ block, plat or section, township, range) -5'TR. /D-z.3,{J,', Additional legal is on page __ of document. Assessor's Progerty Tax Parcel/Account Number / ./l 23<,~ -q I -z;. D Aasessor Tax # not yet assigned The Auditor/Recorder will rely on the information provided on the fcmn. The staff will not read lhe document to verir,, the accuracv or co-letcness of the indeYina information ...,....vided herein. I am requesting an emergency nonstandard recording for an additional fee as provided in RCW 36.18.010. I understand that the recording processing requirements may cover up or otherwise obscure some part of the text of the original document. _____________________ Signature of Requesting Party .. )Jj/ Order: 7219·06 Doc: KC:2005 20050817000117 Page 1 of 3 created By: sholstine Printed: 1/7/2014 9:28:26 AM PST 20050817000117 .002 Return Address: ~H=S"'D,.,M,.., • .,,L,,,L""'C'-------- PO Box 2243 North Bend. WA 98045 DECLARATION OF COVENANT PROPERTY SERVED BY AN ON-SITE SEWAGE DISPOSAL SYSTEM (OSS) Reference numbers of related documents: Table 13.60-1,Title 13 On page __ of document Grantor(s) (Last, First, Middle Initial I. M n . 2. Legal Description: 1. Abbreviated fonn (lot, block, plat name, section-township-range) STR 10-23-0S 2. Additional legal description is on page_ of document. Assessor's Property Tax Parcel Number: 102305-9312 Know all men by these presents that I (we) the undersigned, owner_in fee simple of the land described herein, hereby declare this covenant and place same on record. This property is served by an on site sewage system and requires operation and maintenance of the OSS, and shall: 13.60.005 Operation and Maintenance A. The OSS owner is responsible for the continuous operation and maintenance of the OSS, and shall: 1. Determine the level of solids and scum in the septic tank at least once every three (3) years for residential systems with no garbage grinder and once every year if a garbage grinder is installed, and unless other wise provided in writing by the Health Officer, once every year for commercial systems. 2. Employ an approved pumper to remove the septage from the tank when the level of solids and scum indicates that removal is necessary. 3. Cause preventive maintenance/system performance monitoring inspections to be conducted and any indicated service to be performed by an approved person at a minimum frequency in accordance with table 13.60-1 unless other wise established by the health officer or the sewage review committee. 4. Operate and maintain all OSS in accordance with this title, with pertinent alternative system guidelines issued by the DOH and with the approved OSS owner's operating and maintenance manual. 5. Protect the OSS area including the reserve area from: a. Cover by structures or impervious material b. Surface drainage Order: 7219-06 Doc: KC:2005 20050817000117 Page 2 of 3 Created By: sholstine Printed: 1/7/2014 9:28:26 AM PST -· 20060817000117.003 c. Soil compaction, for example, by vehicular traffic or livestock, and d. Damage by soil removal and grade alteration. 6. Maintain the flow of sewage to the OSS at or below the approved design both in quantity and waste strength. 7. Direct drains, such as footing or roof drains away from the area where the OSS is located. B. The owner shall not allow: I. Use or introduction of strong bases, strong acids or organic solvents into an OSS for the purpose of system cleaning. 2. Use of a sewage system additive unless it is specifically approved by the DOH; 3. Use ofan OSS to dispose of waste components atypical ofresidential wastewater, for example, cut not limited to, petroleum products, paints, solvents, or pesticides. C. Due to the proprietary nature of the Glendon Biofilter system, three items of the design and installation have not been reviewed by the health officer: I. The dose settings of the control panel, 2. The layering depth and material specifications of the interior of the units, and 3. The height of the rim of the basin from original grade. This covenant shall run with the land and shall be binding on all parties having or acquiring any right, title, or interest in the land described herein or any part thereof, as long as said on site system is used for the purpose of treating sewage. WITNESS ________ hand. ___ this 11. day of ti.JCN.T ,20~~- State of Washington County of K1"-'<r Given under my hand offered seal the day and year last above writti:l.A /J!-5 vitLo (Notary Public in and for the State ofWashington,Residing at _J(Lt.fi~_,:....!:W!l.lll.,.,i Order: 7219-06 Doc: KC:2005 20050817000117 Page3 of3 Created By: sholstine Printed: 1/7/2014 9:28:26 AM PST RECEIPT EG00023147 BILLING CONTACT Rob Risinger Conner Homes Group, LLC 846 108TH AVE, 200 BELLEVUE, WA 98004 REFERENCE NUMBER FEE NAME LUA14-000591 PLAN -Final Plat Fee Technology Fee Printed On: 5/212014 Prepared Bv: Rocale Timmons 0 TRANSACTION TYPE Fee Payment Fee Payment Transaction Date: May 02, 2014 PAYMENT METHOD AMOUNT PAID heck #180 $1,500.00 heck #180 $45.00 SUBTOTAL $1,545.00 TOTAL $1,545.00 RECEIVED MAY 2 20\4 CITY OF RENTON PLANNING DIVISION Page 1 of 1 I