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Home My WebLink AboutReport 1' --:-7"' ''j•l~~ 11.111·1 11 •• '"'--,, 4~ '•"'' ·, . •.. "' .. t.'}.R G i:. 2816 ':' 1 LAKE WASHINGTON PTN. OF SWj/4 OFNWj/40FSEC.32, TWP24N, RSE W.M. SENZA LAKEVIEW CITY OF RENTON KING COUNTY, WASHINGTON ' I --.._,...___,..__ .. ~,____, I F=i"""Tl/! _/ /' i ~ \ ' <'' ((\\/ J:::~-1 ! ;/ ' / I ' I -::\'0\\':_\..Y /~'v-/7 .r / --------1 k\\ \;v~~\'y / / !~ II \ ~. ' l,>~y\\i)_\\':v / / ;\ ~" ' \ I ' ----i -"\ \ / / / ------·,....._ _,'"=_.,\ I// \ ~ -18>· -/ /! "-ii pl 1/W:1 // "'· ~ I ---/ ':} {~?l? ;//--__ '~ / /(_~i }. -~':::! j:· I / r--~ t(~-t"f>,} v.'':.::_'.-+J:~~1 ,,IY 1 1 ! >, ' " y :/'/·;/:.:, '-:::::. N~' ~~ ,' I I'---I i ' I !'~___,:; 7"c-,,.,.ef: ""'/ / L' "'·· 1 . 1 1 f. ---I ' / ,'-_"'-,'.. ,qi/ ,\~ j .~; ,, I / /<:).,:;' <!' ' '• / ''-/~ ' 1 I -,-, c-----! -' I ~~~'#,//</ D ;/ /~ '-jJ ! 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SENZA LAKEVIEW SUBDIVISION TREE REPLACEMENT PLAN, 10' PLANTING AREA STREET FRONTAGE AND ROW PLANTING PLAN 1129 N 40th St RENTON, WA SENZA LAKEVIEW SUBDIV1Sf6N 1 • ! l!!JI "CQ.. f,f:,1 11 . " TREE REPLACEMENT PLAN, 10' PLANTING AREA STREET FRONTAGE AND ROW PLANTING PLAN 1129 N 40th St RENTON, WA ! fl :::=:===i===========t=t=l -w--J_...LJ...:... ( ' \ I ' ' ) ~~ I --+i i, JI 'I i ! ! ! I I I ! I I' i I ! ; I ! Iii ! I l ! I ! i i j ! i ! l ! ! i Iii ~ ! l I ! ' j ~ ~ i ' ! I ! , ' ' l I ' ' i i ' l 1•, i i i ;11~ j ~ ~ , I", " ; lfl ~ SENZA LAKEVIEW SUBEllVISION TREE REPLACEMENT PLAN, 10' PLANTING AREA 1 STREET FRONTAGE AND ROW PLANTING.Pl.AN'j 1.: 1129 N 40th St RENTON, WA I I ' I ' l ''" ! ~ f i I ' j l I ! ' ! I i I I~ I I I i ' .. --i--·-~ --ll r _ _j l . ' 1~:: ' 0 1~ ,. \ I ,, /--/----~-· SENZA LAKEVIEW SUBDIVISION TYPICAL LOT PLANTING PLAN 1129 N 40th St RENTON, WA \. -·---. --\ ·x, LJ ""' "'" '""""""' l :1>~>CllS ORIO,,'L5" ... ln>e ,0 -'''""'""".-,"'"-''--,M,. -,,.~•-M" • '"' U--'" "'•• '"" -'""' " !! '! ! i I ' ~ I ' ! i • ! I SENZA LAKEVIEW SUBDIVISION PLANTING NOTES AND DETAILS 1129 N 40th St RENTON, WA ,, !! !! " ;;::: " o, h ,, ,: !i i• ., ij e~ ,. ~i ii §, :, ! ~ ! ' p ! I ! ! i i ! i ' ' ' ! z . I ' I I ! ' ' I i I !I '!'' if ,/ !•!l ,, ,, ii l!ll "' ~~ h ~ .. I(~ -~'8 1, ~i~~ ,, ··-,, ... ;;:o !a t:li " '• i!! u 11 ..,.,_ I'"' Q~ ~~8 ... i :r ~~ 11 ~ ~ ~ i ~ I;; ... .., ii '. !! ,;s , -Ii .,j . i !h i i !!I i !' ' I ri : I , _ . (~ z ' 11',AR e '} 28',S f II' l.i8 I " fl 0 ,-1: ~ i: ,-0 --1 ,! z ' 'Jl ~ ,. 20 r'" " La . ·-! ' !l lj, !! ,! E1 ! fl ~ "'~ '! 0 M/<0 I! ! ; -I ·,i ~~ 5 " !1, !! ' " "z ~u i i~ I' z I' ol o l Ii I! Um ., '! I ;, ! ,, . i' ' !I ii ! !\ ii ' ,, '1 i " !! ,-,! I i ' -! .. !! i I I ,, ,_ ! ,, ,, I ' ,1 I! ~ ! ,, ,, ; i ' ' ' ' B . . . ! 11~nd ' !!!'li!ll!I! Ii!!!! • 1! '·1111 I ! 11111 I ! Ii "'J 'l I 11:11 Joo· lillli!I ~ri · i i I 1.,&-' ' -I I ' l • 9 ,: E' ~ I ~ !lo ~ ' ~ 1~._-, z 1 • . " z -- E_ i ,·~1."/."<l'" 1 ••• ,., v _ I ') .- ' ' ", ' '~,, i ' l ' '·, ·,, 11 Iii •t:ltl(JQ~ 11 n ' ' ' ' ' ' ' < .. . ~· ' ' g ~ 1'-~ ',,'' ' ~~ --.c:; ._-. ~ '; ' PARK AVENUE NORTH "°'ltlSCA!! ~ "- -· ' ' 3'=-=_J_ ____ _ -~· M'..l!ll! PTN. OF SW j/4 OF NW .1/4 OF SEC. 32, TWP 24 N, R5E W.M. SENZA LAKEVIEW CITY OF RENTON KING COUNTY, WASHINGTON -· -"- "- ' ------------------1;,:z77:•z7n-; -~· lAKE WASHINGTON BLVD {COUECTOR ARTERIAL ROAD) ..:lfltlsr;<if" p " J& "' ' ~ ~ * ,,- ' ' ;, < ' r· ' ---I~ . ~ i I ~d~I ilk '>~~< , . " 1-.. , r ~ .rr· ~· -< L __ ,.~~= "- 4:-. ' / ';_ '5 '~' /k&f/i,c s .. 1an · --, -~' ' , ~'{fiY ',. -"· NEW ON-SITE ROAD {LIMITED RESIDENTIAL ACCESS) NORTH 40TH STREET {COLLECTOR ARTERIAL ROAD) "°rm= HOrroSCAU PRELIMINARY ROAD SECTIONS I r ~--~--------~~-j°""'' IIAll!Wl~ lilXIG£flS, iCAf' LAl<r\£10; UC C P H ""'"""' J5J5 rJ.C-OC>!>. S£, SI.Ill" 500 NO. CIATE REVtS0< !J< C>< srunt,l. .. _ " _.._..,,_n._ .., ,.. PHOtE: (<nJ 27&-!l(W """""..,...""" ur.;51.ffi£r1c..-c c~~.;.r~s ~~~~ .. -= ....... _. __ I I I I PHC>ME;/<1,J!ll'J·5700FU(<2:i)/12.l--6700 -~;;;~~ _ j I ! 1~ ~oorw 1-·;::1~1 -7~-L ! • ! • ! " I ' l "" u• .,, 11.10 '" $1.j7 ,.1 "" ,,, 11.11 "' 6 .... ~ '" "" l . ' • ' ' ;:~ ; / ' ' ' ' • • ' ' i, ' ____ ( ___ ) I UlV•7'.!11 ' ,,,, l,&~~-,lli>-"""" ' ' • • I ! ,. ! ' ,.i.o 1.l.61 Tf.7 "" "' "" "' 11.15 ,,, 1H1 "-' 11.n r. __ , I' ' ' ' ' !',!!WW ' ' ' \\ ' ·' ' ' r ' ' ' ' ' ' ' ' ' ' ' • \~·711." ' • ' ' •' ii, ' ' ,· ' ' ' • • • ' ,,-+-... ' ' ' t. I\ l) f\ /. 7 r, 1\ • ' ' ' • ;i'. " ~--- ~ 0 l . ' • ? MA'"! r ''"'.1 C,, r .. r '' \ ' ZJ'0 01t>''-'""" csn,.,,o, "" ~ / / I Ii CPIH J; CONSULTANTS jl ... _ ... _ ii ~.:~~}~_ "?~ ' ... --::::::1~~=-~.-~::_=~'t'(//,r; JJ4270C-'-10 ® 1=. . ~ INFf,:Y 3342700412 15' PUBLIC WATER ESJ.!T. 3342700414 3342700418 '--;-/0' PUE j .;:. ' ksacrr-w.)-1 ; : L.l_~-~-.:.·.:.:.:..:.-::_ .. lJ4}70040'.i 3224059045 ,_;:., __::....::__#_-----'--HI ; '" / --1' ' ---,./ 1 _ I Ve___ : '/ ,- "'' ~, 0"'. < SENZA LAKEVIEW REQUIRED ON LOT TREES -~. FOR MINIMUM TREE DENSITY PROPOSED -~~ LANDSCAPE \ \ WATER --AREAS \ QUALITY VAULT 0 ~' "' \ \ "\ ---' ~· ~,tJ. R vq; EXISTING ----I EXISTING TREE TO FRONT YARD TREES REQU IRED LANDSCAPE TO WHEN STREET TREES ARE NOT REMAIN ON PLAT, REMAIN LOCATED IN THE RIGHT OF TYPICAL, 5 TOTAL WAY PER, RMC 4-7-070 F .3., LOTS 5&6 COLOR LANDSCAPE PLAN , .... _.!:J c.J L_J ~ 0 " " .. PROP . LINE LOT LIN E, TYPICAL PROPOSED HOUSES EXISTING TREE OFF SITE , ALL TO REMAIN / I I REPLACEMENT TREE, TYPICA L 1 O' WIDE LANDSCAPE AREA ALONG PUBLIC STREET FRONTAGES, RMC 4-7-070 F.1. STREET TREES AND LANDSCAPING REQUIRED WITHIN TH E RIGHT OF WAY, PER, RMC 4-7-070 F.2. ~ ,f , X. "' f .,i. ~ ~ !!,. ta I G,Lu..,--M-~• ... , . ..,_ ........... - z 0 u5 > 0 co :::ii-- (/) ai :J:I wr;'.i >~ W<( :::s::u ::5 ~ ~~ z o W5 Cl)(.) en ,::; <( 0 3: <t • z i§ 0, 1-- N z ri UJ ri 0:: L2 .01 • CITY OF RENTc9 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT MEMORANDUM Date: June 13, 2016 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: Senza Lakeview Preliminary Plat LUA (file) Number: LUA-16-000165, ECF, PP, SM Cross-References: AKA's: Senza Lakeview, LLC Project Manager: Clark H. Close Acceptance Date: March 10, 2016 Applicant: Chris Christensen Owner: ICAP Lakeview, LLC Contact: Jamie Schroeder, CPH Consultants PID Number: 3342700420, 3342700427, 3342700415, 3342700425 ERC Determination: DNSM Date: May 2, 2016 Anneal Period Ends: Mav 20. 2016 Administrative Decision: Date: Anneal Period Ends: Public Hearing Date: June 14, 2016 Date Appealed to HEX: By Whom: HEX Decision: Date: Anneal Period Ends: Date Appealed to Council: By Whom: Council Decision: Date: Mylar Recording Number: Project Description: The applicant Is requesting Preliminary Plat, SEPA Environmental Review and a Shoreline Substantial Development Permit for approval of a 17-lot subdivision. The 3.83 acre site is located at 3907 Park Ave N (APN's 334270-0415, -0420, -0425, and -0427) within the Residential-6 zoning district. The parcel is proposed to be divided into 17 residential lots, a 3,176 sf tract for water quality Stormfilter cartridge vault to treat runoff, and a 7,995 sf open space tract. The vault tract, located at the northwest corner of the site would discharge to the City storm water system and eventually flow to Lake Washington roughly 1/8 mile downstream. The applicant would dedicate 27,507 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 7,000 sf to 9,531 sf with an average lot size of 7,470 sf. The plat would result in a net density of 5.3 du/ac. The project site is fronted by N 40th St to the north, Park Ave N to the east, and Lake Washington Blvd N to the west. Access to the site would be gained by a new public roadway (Road A) off of N 40th St to the south and a second internal public road (Road B) heading west off of Road A which terminates In a hammerhead turnaround. There are moderate landslide hazards and steeo slooes manned in the area oer Citv of Renton (COR) critical areas m~rontage Improvements along Lake shington Blvd N are within 200 ft of Lake Washington or e regulated shoreline (Lake Washin n Reach D). There are no known indications of unstable soils in the immediate vicinity of the site. Soils consist of medium dense to dense, silty sand with gravel consistent with Vashon till. The site slopes generally east to west across the property at slopes ranging from 1-40% with a total fall of approximately 70 ft. All existing improvements and buildings would be demolished or removed during plat construction. The applicant has proposed to retain five (5) of the 40 significant trees onslte. The applicant has submitted a Technical Information Report, Arborist Report, Traffic Assessment, and a Geotechnical Enaineerina Study with the annlicatlon. Location: 3907 Park Ave N, 3908, 3916 Lake Washington Blvd N Comments: ERC Determination Types: DNS -Determination of Non-Significance; DNS-M -Determination of Non-Significance-Mitigated; DS -Determination of Significance. Denis Law Mayor July 5, 2016 Jamie Schroeder CPH Consultants • 11431 Willows Rd NE, 120 Redmon_d, WA 98052 Subject: Hearing Examiner's Final Decision . City Clerk -Jason A. Seth, CMC RE: Senza Lakeview Preliminary Plat, LUA-16-000165 Dear Mr. Schroeder: The City of Renton's Hearing Examiner has issued a Final Decision dated July 4, 2016. This document is immediately available: • Electronically on line at the · City of Renton City Clerk Division website at ~ww.rentonwa.gov/citvclerk. Click the "Heari.ng Examiner Decisions" link on the right side of the· screen located under the section titled, "Helpful Links." The Hearing Examiner Decisions are filed by year and then alphabetical order by project name. • To be viewed at the City Clerk's office on the 7th floor or Renton City Hall, 1055 South Grady Way, ·between 8 am and 4 pm. Ask for the project file by the above project number; and • For purchase at a copying charge of $0.15 per page. The estimated cost for the Hearing Examiner Documents is $2.70, plus a handling and postage cost (this cost is subject to change if documents are added). APPEAL DEADLINE: RMC 4-8-080 provides that the final decision of the Hearing Examiner is subject to appeal to the Re'nton City Council. RMC 4-8-110(E)(14) 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. Appeals must be filed in writing together wi~~ the required fee to the City Council, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. 1055 South Grady Way, Renton.Washington 98057 • (425) 43D-65_10 / Fax (425) 430-6516 • rentonwa.gov l I I I ' I ! I . " I I I I I I ! ·I '· • • RECONSIDERATION: A request for reconsideration to the Hearing Examiner ~ay also be .. filed within .this 14 day appeal period a·s Identified in R~C 4-8-110(~)(13) arid_ RMC 4-8- 100(G)(9). Reconsiderations must be filed in writing to the Hearing Examiner, City of Renton, 1055 South.Grady Way, Renton, WA 98057. Additional information· regarding the reconsideration process may be obt~ined from the City Clerk's Office, Renton City Hall -. 7th Floor, (425) 430-6510. A new fourteen (14) day appeal period shall commence upon the issuance of a reconsideration decision. · i can be reached at (425) 430-6510 or jseth@~entonwa.gov. Thank you. Sincerely, J../IA,f ~- Jason A. Seth, CMC · City Clerk cc: Hearing Examiner Clark Close, Senior Planner Jennifer Henning, Planning Director Vanessa Dolbee, Current Planning Manager Brianne Bannwarth, Development Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division· Ed Prince, City Councilmember Julia Medzegian, City Council Liaison Parties of Record (11) -·- . ·,,.~ -, · .. Denis Law Mayor July 5, 2016 Jamie Schroeder CPH Consultants • 11431 Willows Rd NE, 120 Redmond, WA 98052 Subject: Hearing Examiner's Final Decision . City Clerk -Jason A. Seth, CMC RE: Senza Lakeview Preliminary Plat, LUA-16-000165 Dear Mr. Schroeder: The City of Renton's Hearing Examiner has issued a Final Decision dated July 4, 2016. This document is immediately available: • Electronically on line at the · City of Renton City Clerk Division website at www.rentonwa.gov/cityclerk. Click the "Hearing Examiner Decisions" link on the right side of the· screen located under the section titled, "Helpful Links." The Hearing Examiner Decisions are filed by year and then alphabetical order by project name. • To be viewed at the City Clerk's office on the 7th.floor or Renton· City Hall, 1055 · South Grady Way;between 8 am and 4 pm. Ask for the project file by the above project number; and • For purchase at a copying charge· of $0.15 per page. The estimated cost for the Hearing Examiner Documents is $2.70, plus a handling and postage cost (this cost is subject to change if documents are added). APPEAL DEADLINE: RMC 4-8-080 provides that the final decision of the Hearing Examiner is subject to appeal i:o the Renton City Council. RMC 4-8-110(E)(14) requires appeals of the Hearing Examiner's decision tci be filed within fourteen {14) calendar days from the date of the hearing examiner's decision. Appeals must be filed in writing together wit~ the required fee to the Chy Council, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional informati_on regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -7th Floor, (425) 430-6510. 1055 South Grady Way • Renton, Washington 98057 • (425) 43Q-651 O / Fax (425) 430-6516 • rentonwa.gov i ;. ' ' ' I I ! I '. I i I • •• RECONSIDERATION: A request for reconsjderation to th_e Heari_ng Examin~r ~ay also ·be ... filed within this 14 day appeal period a"s. identified in RMC 4-_8-110(E)(13) and RMC 4-8- 100(G)(9). Reconsiderations must be filed in writing to the Hearing Examiner, City of Renfon, 1055 South.Grady Way, Renton, WA 98057. Additional information regarding the reconsideration process may be obtained from the City Clerk's Office, Renton City Hall -. 7th Floor, (425) 430-6510. A new fourteen (14) day appeal period shall commence upon the issuanc.e of a reconsideration decision. i can be reached at (425) 430-6510 or jseth@rentonwa.gov. Th_ank you. Sincerely, . /1\~. f#__A. Seth, CMC City Clerk · cc: Hearing Examiner Clark Close, Senior Planner Jennifer Henning, Planning Director Va_nessa Dolbee, Current Plan_ning Manager . Brianne Bannwarth, Develop~ent Engineering Manager Craig Burnell, Building Official Sabrina Mirante, Secretary, Planning Division · Ed Prince, City Councilmember Julia Medzegian, City Council Liaison Parties of Record (11) .... \ ,.:.::. . -~-.-. ' .. 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 • • BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON RE: Senza Lakeview Preliminary Plat Preliminary Plat LUA16-000165, PP, SM ) ) ) FINAL DECISION ) ) ) ) ) SUMMARY The applicant requests preliminary plat and shoreline substantial development permit approval for a 17-lot residential subdivision located at 3907 Park Ave N. The preliminary plat and shoreline permit are approved with conditions. TESTIMONY Clark Close, City of Renton senior planner, summarized the staff report. The applicant is requesting a preliminary plat and shoreline substantial development permit in support of a 17-lot residential subdivision. The site was annexed in 1904. The neighborhood is Kennydale. The zoning is R-6, Residential Medium Density. The zoning was updated in June 2015. The site is currently vacant. There are 40 significant trees on site. The applicant will retain 5 of the 26 required trees. There is a slope on the property. There are no critical areas on the project site. There are no wetlands or streams on or near the site. There are no unstable soils. The lots meet minimum lot size and density requirements. Lots access Park Avenue N and N. 401h street either directly or indirectly from an internal hammerhead. The site directly discharges to Lake Washington. Environmental mitigation measures are required to prevent fish from entering the outfall pipe. PRELIMINARY PLAT and SHORELINE PERMIT-I 2 3 4 • • The City received several public comments (Ex. 21-24). The City issued a SEPA Mitigated Determination of Non-Significance with three mitigation measures. The proposal is compliant with the Comprehensive Plan. The proposal complies within the Shoreline Master Plan for Lake Washington Reach D. The proposal will comply as conditioned with the zoning code and applicable development standards. Staff recommends approval with conditions. Mr. Close stated Condition of Approval #4 regarding protection of the western red cedar tree requires 5 a note on the plat that prevents removal of the tree and deviates the route of the sidewalk to retain the 6 7 8 9 10 I I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 tree. Condition of Approval #7 is a response to public comments. It requires a solid fence for screening for the property owners to the south. Condition of Approval #9 requires a connector path from Lake Washington Blvd. to the community's open space tract. Condition of Approval #IO is also in response to public comments. The intent is to discourage unwanted trips to the private drive during construction of the project. Condition of Approval #11 requires orientation of the houses to Lake Washington Blvd. where applicable. In response to the examiner Brianne Bannwarth, Development Engineering Manager, stated the adopted storm water code allows off-site release of stormwater without additional flow control within Y:z mile of Lake Washington Blvd. The project owner asked for reconsideration of some of the conditions of approval. He had a concern about Condition No. 11, which required the homes facing Lake Washington to front Lake Washington Boulevard The design of the homes was going to include daylight basements. Creating front facades along this area would be very challenging. They would require stairs to get in from the street. They would already plan articulation along that area to take advantage of the views. It also changes the setbacks with respect to what is the front or rear yard. He suggested Condition # 11 be stricken and replaced with a requirement to work with the City to create rear facades that provide the design articulation the City desires without the need to create front facades along Lake Washington Blvd. Mohammed Qaasim, neighbor, asked for clarification on Condition #11. He simply couldn't hear the testimony. He also asked about the construction mitigation noise. He lives adjacent to the project. There was a lot of dust from the demolition of the two houses. He doesn't want to experience a year of dust conditions. He asked about dust and noise mitigation. Scott Petet!, neighbor, asked about sidewalks along 40'h and a crosswalk. Mr. Close stated there is no proposal to add a crosswalk on 40th Avenue and Lake Washington Blvd. There are not any in the immediate vicinity. Mr. Close stated the City would review it. Mr. Petet! also asked about the path from the community open space to Lake Washington Blvd. Mr. Close stated the path will not go through the lots. It will provide connection from the Blvd. to the community open space. The open PRELIMINARY PLAT and SHORELINE PERMIT-2 2 3 4 5 6 7 8 9 10 I I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • • space will be the property of the homeowners assoc1at1on (Condition of Approval #12). Staff recommends non-native plant removal (Condition of Approval #5). No other improvements are recommended. Mr. Petet! asked about the rails to trails conversion on Lake Washington. In response, Vanessa Dolby stated there is a draft environmental impact statement from King County. There is no access point planned yet, but there will be one in another planned mixed use project close by. Mr. Petet! also asked about street trees and building heights. Mr. Close described the trees and building heights. Mr. Petet! asked about the final finished grade. The applicant stated the goal is to balance the site for grading purposes to minimize costs for fill/grade and retaining walls. Mr. Petet! stated he was concerned about Lots 4-6. In response to the examiner, Ms. Bannwarth stated the City's policy with respect to crosswalks is to minimize them on arterials with lots of traffic. They prefer to add crosswalks in areas that have ADA compliant sidewalks on both sides of the road. This is not the case here. There will be a crosswalk north of the site that has ADA compliant ramps and facilities on both sides. There will likely not be one here. Ms. Bannwarth stated there are no plans that would create sidewalks on the north side of Lake Washington Blvd. Mr. Close discussed the roadway profiles for the roads in the vicinity of the project. Staff are willing to support modifications to the roadway widths within the project to allow for sidewalks. With respect to dust control, Mr. Close stated a single-family demolition permit has less oversight than a clear and grade permit as required for this project. There will be mitigation measures to control noise and dust. Ms. Bannwarth stated there are multiple permit requirements during the civil permitting stage to reduce dust. The City will be more actively paying attention to this issue now that they know about it. Mr. Close spoke to Condition #11. Mr. Close stated the applicant's suggestion with respect to this condition is not acceptable to the City. Instead, he argued that there should be two front elevations, one along the access and one to Lake Washington Blvd. The applicant stated buildout is contingent on economic conditions. They are ready to move forward as soon as they civil permits are issued. He also stated two front elevations are an onerous condition. It is unreasonable. Mr. Close stated RMC 4-2-115 requires the design standard for frontages. EXHIBITS Exhibits 1-30 listed in the Exhibit List on Page 2 of the staff report, dated June 14, 2016, are admitted. In the addition, the following exhibits were admitted during the hearing on this matter: Exhibit 31: Exhibit 32: Exhibit 33: Staff PowerPoint CORMaps Google Maps PRELIMINARY PLAT and SHORELINE PERMIT-3 2 3 4 Procedural: I. Applicant. • • FINDINGS OF FACT Jamie Schroeder, CPH Consultants. 5 2. Hearing. The hearing for the application was held on June 14, 2016 at noon in the City of 6 7 8 9 IO I I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 Renton Council City Chambers. Substantive: 3. Project Description. The applicant requests preliminary plat and shoreline substantial development permit approval for a 17-lot residential subdivision located at 3907 Park Ave N. The project site is 3.83 acres in size. In addition to 17 residential lots, the applicant proposes a water quality tract and an open space tract. The proposed lots range in size from 7,000 sfto 9,531 sf with an average lot size of 7,470 sf. The plat would result in a net density of 5.3 du/ac. The project site is fronted by N 40th St to the north, Park Ave N to the east, and Lake Washington Blvd N to the west. Access to the site would be gained by a new public roadway (Road A) off of N 40th St. A shoreline substantial development permit is required because required frontage improvements along Lake Washington Blvd N are within 200 ft of Lake Washington. The site slopes generally east to west across the property at slopes ranging from 1-40% with a total fall ofroughly 70 ft. The project site has or had three existing.homes in various stages of being demolished. The applicant has proposed to retain five (5) of 40 significant trees onsite. 4. Surrounding Uses. The property is surrounded on all sides by single-family residences zoned at R-6. The homes to the west are on waterfront parcels on Lake Washington separated from the project site by Lake Washington Boulevard. 5. Adverse Impacts. There are no significant adverse impacts associated with the proposal. Pertinent impacts are addressed as follows: A. Compatibility. The applicant proposes single-family development in an area that is surrounded by single-family development at a density that is similar to existing development. There are no compatibility problems associated with the proposal. An issue of disagreement between the applicant and the City on aesthetic compatibility was staff recommended Condition No. 11, which requires the front facades of Lots 3-6 to face Lake Washington Boulevard. Design requirements can only be imposed when design standards are clear and unequivocal. See Anderson v. Issaquah, 70 Wn. App. 64 (1993). At the hearing staff noted that recommended Condition No. 11 is based upon RMC 4-2-115. It appears that staff was specifically referring to RMC 4-2-115( E)(3), which requires that "{flront doors shall face the street and be on the far;ade closest to the street". "The street" in this requirement is not clear, i.e. which street? Given the ambiguity, it is fair to conclude that "the street" could be Road B, not Lake Washington Boulevard. In support of this conclusion, RMC 4-2-l l 5(E)(3) further provides that the PRELIMINARY PLAT and SHORELINE PERMIT-4 2 3 4 5 6 7 8 9 10 I I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • • front entrance must "allow for social interaction". Creating a focal point for social interaction makes far more sense if it faces the persons residing within the Senza neighborhood, as opposed to those travelling past the neighborhood along Lake Washington Boulevard. RMC 4-2-I I 5(E)(3) is ambiguous enough to be interpreted as requiring the front door to face either Road B or Lake Washington Boulevard. In the absence of any standards identifying which street is preferable, the applicant can choose which street applies. However, there is a trade-off. RMC 4-2-l 15(E)(3) further requires that the front doors be located "on the fa,ade closest to the street." The narrowness of Lots 3-5 appears to dictate that the garages of the homes be located closest to Road B, as depicted in the applicant's tree retention plan, Ex. 5. If the applicant chooses to have its front doors facing Road B, the front doors will have to be located on the home facades closest to the street. Recommended Condition No. 11 will be modified accordingly for this decision. B. Critical Areas and Vegetation Removal. The project site has steep slopes and a landslide hazard area. The applicant submitted a geotechnical report that determined that the proposal would not increase the threat of landslide hazard to adjacent properties and that no setbacks were necessary from the steep slopes of the property. See Ex. 11. Beyond critical areas and the criteria applicable to the shoreline permit, the only code requirements for protection of wildlife and its habitat at the project site are the City's tree retention standards. The City's tree retention standards require the retention of 30% of the significant trees at the project site. The applicant's arborist report identified 26 protected significant trees at the project site. The applicant proposes to retain 5 of the required 8 trees. As authorized by the City's tree retention standards, the applicant proposes to replace the remaining three required trees with 52 new trees. Staff have determined that the applicant's tree retention plan is consistent with City standards. C. Shoreline Ecological Function. The staff report concludes that the proposal will result in no net loss of ecological function. There being no evidence or indication to the contrary (given the nominal construction within shoreline jurisdiction) the staff conclusions are taken as verities. The only work within 200 feet of Lake Washington would be to construct minimal road widening and sidewalk improvements along project frontage of Lake Washington boulevard. The only other portion of the project within shoreline jurisdiction is at the southwest comer of the project site and is limited to an open space tract. The proposal would not have a direct impact to the shoreline because of pre-existing development, i.e. Lake Washington Boulevard N., an existing railroad tract and an existing row of waterfront homes. Cleared areas within the shoreline areas will be replanted, providing for an improvement of shoreline functions. Erosion and sediment controls implemented during construction would ensure no temporary construction impacts. 5. Adequacy of Infrastructure/Public Services. As conditioned, the project will be served by adequate/appropriate infrastructure and public services as follows: A. Water and Sewer Service. The site is served by the City of Renton for both water and sewer. PRELIMINARY PLAT and SHORELINE PERMIT-5 2 3 4 5 6 7 8 9 10 I I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • • B. Police and Fire Protection. Police and fire service would be provided by the City of Renton. Police and fire service staff have concluded they have sufficient resources to serve the proposal. Fire impact fees will be collected during building permit review to pay for proportionate share fire system improvements. C. Drainage. Preliminary drainage design conforms to the City's stormwater standards as determined by Public Works staff. The applicant submitted a technical information report dated February 25, 2015, Ex. 12 that outlines its preliminary drainage design and documents compliance with City stormwater standards. The stormwater plan involves collecting water on-site for water quality treatment and then direct discharge to the I 00- year floodplain of Lake Washington as authorized by City stormwater standards. The City's stormwater standards, primarily adopted as the 2009 King County Surface Water Design Manual and City amendments thereto, assures that there will be no adverse impacts to surrounding properties caused by storm water discharge resulting from the development. D. Parks/Open Space. It is anticipated that the proposed development would generate future demand on existing City parks and recreational facilities and programs. A Parks Impact Fee, based on new single family lots, will be required in order to mitigate the proposal's potential impacts to City parks and recreational facilities and programs. Payment of the park impact fee will provide for adequate/appropriate park facilities. Beyond the park impact fee, the City does not require any specific open space for R-4 subdivisions. RMC 4-2-115 does require open space for developments zoned R-10 and R-14, but these requirements don't extend to R-6 developments. Despite the absence of any specific requirements for open space, the applicant is proposing a 7,995 square foot open space tract at the southwest corner of the project site. Existing vegetation and one 22-inch caliper western red cedar is proposed to be retained within the tract. E. Streets. The proposal provides for adequate/appropriate streets. City Public Works staff have reviewed the proposal for conformance to City street standards and have found them to be satisfied. As outlined at page 21 of the staff report, a number of street frontage improvements along the project's street frontage is required of the applicant. As noted in Finding of Fact No. 3, direct access will not be of off Lake Washington Boulevard N but rather will be accomplished through a connection to N 401h St. The applicant prepared a traffic study, Ex. 13, and public works staff concluded from this report that the proposal would not adversely affect the City's street system and that the required payment of transportation impact fees would adequately mitigate all off-site traffic impacts. F. Parking. As determined by staff, sufficient area exists, on each lot, to accommodate off street parking for a minimum of two vehicles per dwelling unit as required by City code. PRELIMINARY PLAT and SHORELINE PERMIT-6 2 3 4 5 6 7 8 9 10 • • G. Schools. The proposal will be served by adequate/appropriate school facilities. It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Hazelwood Elementary School, McKnight Middle School and Hazen High School (Exhibit 20). Any new students attending the Renton schools would be bussed. The proposed project includes the installation of frontage improvements along the public street frontages, including sidewalks. The designated school bus stop is at the following intersections (at or near the project site): Lake Washington Blvd NIN 40th St, Park Ave NIN 40th St or Park Ave NIN 39th Pl. Therefore, there are safe walking routes to the school bus stops. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal's potential impacts to the Renton School District. Conclusions of Law 11 I. Authority. RMC 4-7-020(C) and 4-7-050(0)(5) provide that the Hearing Examiner shall hold 12 13 14 15 16 17 18 19 20 21 22 23 24 a hearing and issue a final decision on preliminary plat applications. Shoreline substantial development permits are classified by RMC 4-8-080(G) as Type II permits (subject to staff as opposed to hearing examiner review), but the shoreline permit of this case has been consolidated into the preliminary plat review process pursuant to RMC 4-8-080(C). 2. Zoning/Comprehensive Plan Designations. The subject property is zoned R-6 and has a comprehensive plan land use designation of Residential Medium Density (RMD). 3. Review Criteria. Chapter 4-7 RMC governs the criteria for subdivision review. The criteria for shoreline substantial development permits is set by RMC 4-9-l 90(B)(7), which requires compliance with all City of Renton Shoreline Master Program ("SMP") use regulations and SMP policies. Applicable standards are quoted below in italics and applied through corresponding conclusions of law. Preliminary Plat RMC 4-7-080(8): A subdivision shall be consistent with the following principles of acceptability: 1. Legal Lots: Create legal building sites, which comply with all provisions of the City Zoning Code. 2. Access: Establish access to a public road for each segregated parcel. 3. Physical Characteristics: Have suitable physical characteristics. A proposed plat may be denied 25 because of flood, inundation, or wetland conditions. Construction of protective improvements may be 26 required as a condition of approval, and such improvements shall be noted on the final plat. PRELIMINARY PLAT and SHORELINE PERMIT-7 . l 2 3 4 5 6 7 8 9 10 11 12 13 14 15 • • 4. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. 4. As to compliance with the Zoning Code, Finding 25 of the staff report is adopted by reference as if set forth in full. As depicted in the plat map, Ex. 2, each proposed lot will access a public road. As determined in Finding of Fact No. 5, the steep slopes and landslide hazards on the project site can be safely developed. As determined in Finding of Fact No. 6, the proposal provides for adequate public facilities. RMC 4-7-080(1)(1): ... The Hearing Examiner shall assure coriformance with the general purposes of the Comprehensive Plan and adopted standards ... 5. The proposed preliminary plat is consistent with the Renton Comprehensive Plan as outlined in Finding 24 of the staff report, which is incorporated by this reference as if set forth in full. RMC 4-7-120(A): No plan for the replatting, subdivision, or dedication of any areas shall be approved by the Hearing Examiner unless the streets shown therein are connected by surfaced road or street (according to City specifications) to an existing street or highway. 6. All of the internal roads of the proposed subdivision will be surfaced as required by City standards and ultimately connect to N 40 1h St, an existing road. RMC 4-7-120(B): The location of all streets shall coriform to any adopted plans for streets in the City. 16 7. The City's adopted street plans are not addressed in the staff report or anywhere else in the 17 18 19 20 21 22 23 24 25 26 administrative record. However, the proposal has been reviewed by the City's Public Works department and it is presumed that Public Works staff would have required conformance to any applicable street plans. RMC 4-7-120(C): If a subdivision is located in the area of an officially designed [sic} trail, provisions shall be made for reservation of the right-of-way or for easements to the City for trail purposes. 8. The subdivision is not located in the area of an officially designated trail. RMC 4-7-130(C): A plat, short plat, subdivision or dedication shall be prepared in coriformance with the following provisions: 1. Land Unsuitable for Subdivision: Land which is found to be unsuitable for subdivision includes land with features likely to be harmful to the safety and general health of the future residents (such as lands adversely affected by flooding, steep slopes, or rock formations). Land which the Department PRELIMINARY PLAT and SHORELINE PERMIT -8 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 • • or the Hearing Examiner considers inappropriate for subdivision shall not be subdivided unless adequate safeguards are provided against these adverse conditions. a. Flooding/Inundation: If any portion of the land within the boundary of a preliminary plat is subject to flooding or inundation, that portion of the subdivision must have the approval of the State according to chapter 86.16 RCW before the Department and the Hearing Examiner shall consider such subdivision. b. Steep Slopes: A plat, short plat, subdivision or dedication which would result in the creation of a lot or lots that primarily have slopes forty percent (40%) or greater as measured per RMC 4-3- 050)1 a, without adequate area at lesser slopes upon which development may occur, shall not be approved. 3. Land Clearing and Tree Retention: Shall comply with RMC 4-4-130, Tree Retention and Land Clearing Regulations. 4. Streams: a. Preservation: Every reasonable effort shall be made to preserve existing streams, bodies of water, and wetland areas. b. Method: If a stream passes through any of the subject property, a plan shall be presented which indicates how the stream will be preserved. The methodologies used should include an overflow area, and an attempt to minimize the disturbance of the natural channel and stream bed. c. Culverting: The piping or tunneling of water shall be discouraged and allowed only when going under streets. d. Clean Water: Every effort shall be made to keep all streams and bodies of water clear of debris and pollutants. 9. · The criterion is met. The land is suitable for a subdivision as the stormwater design assures that it will not contribute to flooding and that water quality will not be adversely affected. The steep slopes and landslide hazard of the project site is suitable for development as noted in Finding of Fact No. 5 of this decision. No piping or tunneling of streams is proposed. Trees will be retained as required by RMC 4-4-130 as determined in Finding of Fact No. 5 of this decision. RMC 4-7-140: Approval of all subdivisions located in either single family residential or multi-family residential zones as defined in the Zoning Code shall be contingent upon the subdivider 's dedication of land or providing fees in lieu of dedication to the City, all as necessary to mitigate the adverse PRELIMINARY PLAT and SHORELINE PERMIT-9 • • effects of development upon the existing park and recreation service levels. The requirements and 2 procedures for this mitigation shall be per the City of Renton Parks Mitigation Resolution. 3 4 5 6 7 8 9 10 11 12 10. City ordinances require the payment of park impact fees prior to building permit issuance. As discussed in Finding of Fact No. 6 of this decision, no other open space or park requirements apply to the proposal. RMC 4-7-lSO(A): The proposed street system shall extend and create connections between existing streets unless otherwise approved by the Public Works Department. Prior to approving a street system that does not extend or connect, the Reviewing Official shall find that such exception shall meet the requirements of subsection E3 of this Section. The roadway classifications shall be as defined and designated by the Department. 11. The proposed street system connects to existing streets and provides for future connections to all properties that have the potential for future connections. RMC 4-7-150(8): All proposed street names shall be approved by the City. 12. As conditioned. 13 RMC 4-7-lSO(C): Streets intersecting with existing or proposed public highways, major or secondary arterials shall be held to a minimum. 14 15 16 17 18 19 20 21 22 23 24 13. There is no intersection with a public highway or major or secondary arterial 1. RMC 4-7-lSO(D): The alignment of all streets shall be reviewed and approved by the Public Works Department. The street standards set by RMC 4-6-060 shall apply unless otherwise approved. Street alignment off,·ets of less than one hundred twenty five feel (125') are not desirable, but may be approved by the Department upon a showing of need but only after provision of all necessary safety measures. 14. As determined in Finding of Fact 6, the Public Works Department has reviewed and approved the adequacy of streets, which includes compliance with applicable street standards. RMC 4-7-lSO(E): 1. Grid: A grid street pattern shall be used to connect existing and new development and shall be the predominant street pattern in any subdivision permitted by this Section. 25 1 The staff report notes that N. 40 1h is a collector arterial. If this is the same as a "secondary" arterial then it must be concluded that the proposed intersection is unavoidable, as the only other alternatives would be connections to Park 26 Avenue N. or Lake Washington Boulevard, also classified as collector arterials. PRELIMINARY PLAT and SHORELINE PERMIT-10 2 3 4 5 6 7 8 9 10 I I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • • 2. Linkages: linkages, including streets, sidewalks, pedestrian or bike paths, shall be provided within and between neighborhoods when they can create a continuous and interconnected network of roads and pathways. Implementation of this requirement shall comply with Comprehensive Plan Transportation Element Objective T-A and Policies T-9 through T-16 and Community Design Element, Objective CD-Mand Policies CD-50 and CD-60. 3. Exceptions: a. The grid pattern may be adjusted to a "flexible grid" by reducing the number of linkages or the alignment between roads, where the following factors are present on site: i. Infeasible due to topographical/environmental constraints; and/or ii. Substantial improvements are existing. 4. Connections: Prior to adoption of a complete grid street plan, reasonable connections that link existing portions of the grid system shall be made. At a minimum, stub streets shall be required within subdivisions to allow future connectivity. 5. Alley Access: Alley access is the preferred street pattern for all new residential development except in the Residential Low Density land use designation (RC, R-1, and R-4 zones). All new residential development in an area that has existing alleys shall utilize alley access. New residential development in areas without existing alleys shall utilize alley access for interior lots. If the developer or property owner demonstrates that alley access is not practical, the use of alleys may not be required. The City will consider the following factors in determining whether the use of alleys is not practical: a. Size: The new development is a short plat. b. Topography: The topography of the site proposed for development is not conducive for an alley configuration. c. Environmental Impacts: The use of alleys would have more of a negative impact on the environment than a street pattern without alleys. d. If site characteristics allow for the effective use of alleys. "Alleys" shall mean singular or plural in this subsection. 6. Alternative Corifigurations: Offset or loop roads are the preferred alternative configurations. 7. Cul-de-Sac Streets: Cul-de-sac streets may only be permitted by the Reviewing Official where due to demonstrable physical constraints no future connection to a larger street pattern is physically possible. PRELIMINARY PLAT and SHORELINE PERMIT-11 2 3 4 5 6 7 8 9 10 11 12 13 • • 15. As shown in the aerial photograph in the staff report, the project does not necessitate any new grid connections, since the grid consists of a network of collector arterials and none of those arterials need to pass through the project site. A stub road within the proposal provides for future connectivity to the south as contemplated by the criterion above and the hammerhead on the western half of the project appears to be necessary as no alternative within the configuration of the parcel appears to be feasible. The staff report does not identify why alley access is not used for the proposal. Compliance with the criterion above regarding alley access will be made a condition of approval. As conditioned, the criterion above is met. RMC 4-7-150(F): All adjacent rights-of-way and new rights-of-way dedicated as part of the plat, including streets, roads, and alleys, shall be graded to their full width and the pavement and sidewalks shall be constructed as specified in the street standards or deferred by the Planning/Building/Public Works Administrator or his/her designee. 16. As proposed. RMC 4-7-150(G): Streets that may be extended in the event of future adjacent platting shall be required to be dedicated to the plat boundary line. Extensions of greater depth than an average lot shall be improved with temporary turnarounds. Dedication of a full-width boundary street shall be required in certain instances to facilitate future development. 14 17. Streets that may be extended in the event of future adjacent platting have been extended to the 15 16 17 18 19 20 21 22 23 24 plat boundary line as required by the criterion quoted above. RMC 4-7-170(A): Insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines. 18. As depicted in Ex. 2, some side yard lot lines are not at right lines to street lines. The conditions of approval will require that the applicant demonstrate the satisfaction of staff that right angles are not practical. RMC 4-7-l 70(B): Each lot mus/ have access to a public street or road. Access may be by private access easeinenl street per the requirements of the street standards. 19. As previously determined, each lot has access to a public street. RMC 4-7-170(C): The size, shape, and orientation of lots shall meet the minimum area and width requirements of the applicable zoning classification and shall be appropriate for the type of development and use contemplated. Further subdivision of lots within a plat approved through the provisions of this Chapter must be consistent with the then-current applicable maximum density 25 requirement as measured within the plat as a whole. 26 PRELIMINARY PLAT and SHORELINE PERMIT-12 • • 20. As previously determined, the proposed lots comply with the zoning standards of the R-6 zone, 2 which includes area, width and density. 3 RMC 4-7-170(D): Widlh be/ween side lo! lines at !heir foremost poinls (i.e., !he poinls where !he side lot lines intersect wilh !he stree/ right-of-way line) shall no/ be less lhan eighty percent (80%) of the 4 required lot width except in the cases of (I) pipes/em lots, which shall have a minimum width of/wenty 5 feet (20') and (2) lots on a stree/ curve or the turning circle of cul-de-sac (radial lots), which shall be 6 7 a minimum of thirty five feet (35'). 21. As shown in Ex. 2, the requirement is satisfied. RMC 4-7-170(E): All lot corners at intersections of dedicated public rights-of-way, except alleys, 8 shall have minimum radius of fifteen feet (I 5'). 9 10 11 12 13 22. As conditioned. RMC 4-7-190(A): Due regard shall be shown to all natural features such as large trees, watercourses, and similar community assets. Such natural features should be preserved, thereby adding attractiveness and value to the property. 23. As determined in Finding of Fact No. 5, the proposal provides for the retention of significant trees as required by the City's tree retention ordinance. There are no other natural features that can be 14 legally required to be preserved at the site. 15 RMC 4-7-200(A): Unless septic tanks are specifically approved by the Public Works Department l 6 and the King County Health Department, sanilary sewers shall be provided by the developer at no cost to the City and designed in accordance with City standards. Side sewer lines shall be installed 17 18 eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 19 24. As conditioned. 20 21 22 23 RMC 4-7-200(B): An adequate drainage system shall be provided for the proper drainage of all surface water. Cross drains shall be provided to accommodate all natural water flow and shall be of sufficient length to permit fall-width roadway and required slopes. The drainage system shall be designed per the requirements of RMC 4-6-030, Drainage (Surface Water) Standards. The drainage system shall include detention capacity for the new street areas. Residential plats shall also include detention capacity for future development of the lots. Water quality features shall also be designed to 24 provide capacity for the new street paving for the plat. 25 26 25. The proposal provides for adequate drainage that is in conformance with applicable City drainage standards as determined in Finding of Fact No. 6. The City's stormwater standards, which are PRELIMINARY PLAT and SHORELINE PERMIT-13 2 3 4 • • incorporated into the technical information report and will be further implemented during civil plan review, ensure compliance with all of the standards in the criterion quoted above. RMC 4-7-200(C): The water distribution system including the locations of fire hydrants shall be designed and installed in accordance with City standards as defined by the Department and Fire Department requirements. 5 26. The details of the water distribution system and location of fire hydrants will be subject to 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 City engineering civil review as part of final plat review. RMC 4-7-200(D): All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department. 27. As conditioned. RMC 4-7-200(E): Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by subdivider as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The subdivider shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to the subdivider and shall inspect the conduit and certify to the City that it is properly installed. 28. As conditioned. RMC 4-7-210: A. MONUMENTS: Concrete permanent control monuments shall be established at each and every controlling corner of the subdivision. Interior monuments shall be located as determined by the Department. All surveys shall be per the City of Renton surveying standards. B. SURVEY: All other lot corners shall be marked per the City surveying standards. PRELIMINARY PLAT and SHORELINE PERMIT-14 2 3 4 5 • • C. STREET SIGNS: The subdivider shall install all street name signs necessary in the subdivision. 29. As conditioned. Shoreline Permit RMC 4-9-190(B)(7): In order to be approved, the Administrator of the Department of Community 6 and Economic Development or designee must find that a proposal is consistent with the following criteria: 7 8 9 a. All regulations of the Shoreline Master Program appropriate to the shoreline designation and the type of use or development proposed shall be met, except those bulk and dimensional standards that have been modified by approval of a shoreline variance. 10 b. All policies of the Shoreline Master Program appropriate to the shoreline area designation and the type of use or development activity proposed shall be considered and substantial compliance demonstrated. A reasonable proposal that cannot fully conform to these policies may be permitted, 12 provided it is demonstrated to the Administrator of the Department of Community and Economic Development or designee that the proposal is clearly consistent with the overall goals, objectives and intent of the Shoreline Master Program. 11 13 14 15 16 17 18 19 20 21 22 23 24 25 26 c. For projects located on Lake Washington the criteria in RCW 90.58.020 regarding shorelines of statewide significance and relevant policies and regulations of the Shoreline Master Program shall also be adhered to. 30. The proposal meets the criterion quoted above for the reasons identified in Finding No. 28 of the staff report, adopted by this reference as if set forth in full. The staff report does not directly address the shoreline of statewide significance policies of RCW 90.58.020, but those policies are clearly met since (1) as determined in Finding of Fact No. 5 of this decision the proposal will result in no net loss of shoreline ecological function, (2) the proposal will not adversely affect navigation or shoreline public access and (3) the proposal will not create any adverse impacts to the shoreline environment. DECISION The preliminary plat and shoreline substantial development permit applications meet all applicable permit review criteria for the reasons identified in the conclusion of law of this decision and are approved, subject to the following conditions: 1. All proposed street names shall be approved by the City. 2. All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of fifteen feet ( 15'). PRELIMTNARY PLAT and SHORELINE PERMIT-15 2 3 4 5 6 7 8 9 10 I I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • • 3. Side sewer lines shall be installed eight feet (8') into each lot if sanitary sewer mains are available, or provided with the subdivision development. 4. All utilities designed to serve the subdivision shall be placed underground. Any utilities installed in the parking strip shall be placed in such a manner and depth to permit the planting of trees. Those utilities to be located beneath paved surfaces shall be installed, including all service connections, as approved by the Department of Public Works. Such installation shall be completed and approved prior to the application of any surface material. Easements may be required for the maintenance and operation of utilities as specified by the Department of Public Works. 5. Any cable TV conduits shall be undergrounded at the same time as other basic utilities are installed to serve each lot. Conduit for service connections shall be laid to each lot line by Applicant as to obviate the necessity for disturbing the street area, including sidewalks, or alley improvements when such service connections are extended to serve any building. The cost of trenching, conduit, pedestals and/or vaults and laterals as well as easements therefore required to bring service to the development shall be borne by the developer and/or land owner. The applicant shall be responsible only for conduit to serve his development. Conduit ends shall be elbowed to final ground elevation and capped. The cable TV company shall provide maps and specifications to the applicant and shall inspect the conduit and certify to the City that it is properly installed. 6. !fit hasn't done so already, the applicant shall demonstrate to the satisfaction of staff that it is not practical to have right angled lot lines with street lines as required by RMC 4-7-l 70(A). In the alternative the applicant may apply for any modifications or waivers to RMC 4-7-l 70(A) authorized by code. 7. !fit hasn't done so already, the applicant shall demonstrate to the satisfaction of staff that alley access for the proposed lots is not feasible as required by RMC 4-7-l 50(E)(5). In the alternative the applicant may apply for any modifications or waivers to RMC 4-7- 150(E)(5) authorized by code. 8. The applicant shall comply with the m1t1gation measures issued as part of the Determination of Non-Significance -Mitigated, dated May 6, 2016. 9. The applicant shall demonstrate compliance with the minimum lot dimensional standards of the Residential-6 zone prior to issuance of a construction permit. A note on the face of the Final Plat shall be recorded if lot dimension averaging is utilized. 10. The applicant shall record a note on the face of the Final Plat if setback averaging is utilized. 11. The applicant shall create a dual open space and tree protection tract at the southwest corner of the plat to retain the western red cedar in perpetuity. A note to this effect shall be recorded on the face of the Plat map. PRELIMINARY PLAT and SHORELINE PERMIT-16 2 3 4 5 6 7 8 9 10 I I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • • 12. The applicant shall remove any invasive species and replant with native drought tolerant landscaping (trees, shrubs and groundcover) within the open space tract. 13. The applicant shall cover the vault tract with landscaping. A final detailed landscape plan shall be submitted to and approved by the City of Renton Project Manager prior to construction permit approval. 14. The applicant shall provide a permanent six foot (6') tall fence along the south border of the open space tract and Lot 6 to prevent direct access to the Easthaven Short Plat private driveway. The fencing detail and location shall be identified on the final landscaping plan. 15. The applicant shall demonstrate compliance with the maximum retaining wall height standards. A final detailed grading plan shall be submitted to and approved by the City of Renton Project Manager prior to issuance of a construction permit. Alternatively, the applicant may submit a formal request for modification to staff for consideration to deviate from the retaining wall height standards of the code. 16. The applicant shall provide a pathway to connect the common open space tract to the development. The pathway shall be a minimum three feet (3') in width and made of paved asphalt, concrete, or porous material such as porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. In addition, one easily accessible amenity, such as a park bench (no structures), shall be provided within the open space area. The details of the amenity shall be identified on the final landscaping plan for review and approval by the Current Planning Project Manager, prior to construction permit issuance. I 7. The applicant install a temporary sign from grading and utility construction permit through building permit occupancy that discourages unnecessary or unwarranted trips onto the private drive, serving 3818, 3824, 3830, and 3836 Lake Washington Blvd N. The details of the sign and location must be submitted to and approved by the City of Renton Project Manager prior to issuance of a construction permit. I 8. As discussed in Finding of Fact No. 5(A) of this decision, the applicant shall orient the front fa9ades of Lots 3-6, to Lake Washington Blvd N or Road B. The applicant shall choose which street of the two streets is subject to this condition. As required by RMC 4- 2-1 I 5(E)(3), the front door of the homes shall be located on the fa9ade closest to the street adjacent to the front fa9ade. A note to this effect shall be recorded on the face of the Plat map. I 9. The applicant shall create a Home Owners Association ("HOA") that retains or improves the existing vegetation within the open space tract. A draft HOA document has been submitted as part of the application. A final HOA shall be submitted to, and approved by, the City of Renton Project Manager and the City Attorney prior to Final Plat recording. Such documents shall be recorded concurrently with the Final Plat. PRELIMINARY PLAT and SHORELINE PERMIT-17 2 3 4 5 6 7 8 9 10 I I 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 • • DATED this 4th day of July, 2016. City of Renton Hearing Examiner Appeal Right and Valuation Notices RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the Renton City Council. RMC 4-8-l 10(E)(l4) 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 examiner may also be filed within this 14 day appeal period as identified in RMC 4-8-1 JO(E)(13) and RMC 4-8-100(0)(9). 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 in valuation for property tax purposes notwithstanding any program of revaluation. PRELIMINARY PLAT and SHORELINE PERMIT-18 . ·Denis Law .. Mayor , July 5, 2016 STATEOF WASHINGTON COUNTY OF KING . ' CERTIFICATE OF MAILING .) ) § ) JASON A. SETH, City Clerk for the tity of Renton, being first duly sworn on oath; deposes.and .· says th~t he is a citizen of the United States and a. resident of the State-of Washington, over the : age of 21 and n'ot a party to nor interested in this matter. ·. · · That on the 5th· da,y of July, 2016, at the hour of 4:30 p,m, your affia"nt d'uly mailed and placed in ' . the United States Post Office at Renton, King County, Washington, by first dass mail the HEX's . Final Decision for Sen,za Lakeview Preiiminary Plat (LUA-16-000i6S) to the ati:_ached parties of· .record.' · · · . SUBSCRIBED AND. SWORN :rci BEFORE me this 5th day of July, 2016 . . , ' ,,,,'""'111 11j · , .$-" c'l'°'TH/,q · 1•1 11 .. . .; ~ Ci '),.''""\1111, '~~,, . :!° . · ,,, SS l1 • . I . '. : · $'~ ~\),\_ 104-,,,,,, 0: t ·-.::c,o "or ... ~'l A z ' :: £ ,. ~Art.. :.c,1--~ -· (/) ,, ' "':(.. .... ~ , ~ . .,. ·-1;: '• .::o~ . --.,,, ~ ~ ~-.,o " l:E ~ ' LI :: -. ~ ~o'\<,. , ,$£ ·= ~a. ,,, '·HI ,<' ;;;:. = of v,J~hiill!IMY't"'' :<..o : 'ijj:'v.-fsi:nt4G _§' · ' ' ''"'\\"'""''''. ,-My Commission expires: 8/27/2018 ·. · Cynth a ,· oya .. Notary Public in'and for tne Residing in Renton 1055 South Grady Way , Renton, Wash,ington 98057 , (425)'430-6510 / Fax (425) 430,6516 • rentonwa,gov ICAP LAKEVIEW, LLC 3535 FACTORIA BLVD SE #500 BELLEVUE. WA 98006 Fritz Brendemihl 1203 N 38th St Renton. WA 98056 Kathy Gough 3836 Lake Washington Blvd N Renton, WA 98056 Remy and Dora Quach 3901 Park Ave N Renton, WA 98056 Chris Christensen ICap Equity, LLC 3535 Factoria Blvd SE, 500 Bellevue, WA 98006 Hamid Qaasim 3830 Lake Washington Blvd N Renton, WA 98056 Mark Hancock PO Box 88811 Seattle. WA 98138 Scott Petett. D.C. 10622 SE Carr Rd, Suite A Renton, WA 98055 Cyrus McNeely 3810 Park Ave N Renton. WA 98056 Jamie Schroeder CPH Consultants 11431 Willows Rd NE, 120 Redmond, WA 98052 Nancy Denney 3818 Lake Washington Blvd N Renton, WA 98056 Shannon Shumate PO Box85482 Seattle, WA 98145 STATE OF WASHINGTON, COUNTY OF KING } AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact form annexed was published in regular issues of the Renton Reporter ( and not in supplement form) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on May 6, 2016. The full amount of the fee charged for said foregoing publication is the sum of $122.50. ~~~ i:Ma'Mills ,,,,,1111,,,, ,,,\' 1;. G Wt ,v ,,,, ' 'r\, •••·••• ,, .,:.. 0 ··sS,oN E.tPi;,.. -,:.. ~ •".;i:-'T(C'.•• ,, .... ...;:f If'•. -;. ~ i (; 1-101 /',P.'{ l ~ : : pl.)'oL\C ; 5 : e State of Washington, Residi!)g;iii. //;: ~ ,-:, ",,,>,. ••• o'f.'!:.·· ~'-' ' , -1>-••• 08-1'l·i •••• ,,-~ ,, / I? ••·•·••· ~' ,, ,,,, OF W ~S ,,,, ,,,,,,,1\\\\\ NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE AND PUBLIC HEARING RENTON, WASHINGTON The Environmental Review Committee has issued a Detenni- nation of Non-Significance Miti- gated (DNS-M) for the following project under the authority of the Renton municipa1 code. Senza Lakeview CwAR:<lool6J? Location: 3907 Park Ave N. 3907 Park Ave N, Renton, WA 98056. The applicant has re- quested Preliminary Plat, SEPA Environmental Review and a Shoreline Substantial Develop- ment Permit for approval of a 17- lot subdivision. The 3.83 acre site is located in the R-6 zone. The 17 lots would range in size from 7,000 sf to 9,531 sf with a net density of 5.3 du/acre. A new public road, extended south from N 40th St, would provide addi- tional access to the site. Moder- ate landslide hazards and steep slopes have been mapped in the area. Five trees are proposed to be retained. Appeals or the DNS-M must bt filed in writing on or bdore 5:00 p.m. OD May 20, 2016. Appea]s must be filed in writing together with the required fee with:Hearing Examiner c/o City Clerk, City of Renton, I 055 S Grady Way, Renton, WA 98057. Appea]s to the Hearing Examiner are governed by RMC 4-8-1 IO and more infonnation may be obtained from the Renton City Clerk's Office, 425-430-65IO. A Public Hearing will be held by the Hearing Examiner in the Council Chambers, City Hall. on June 14, 2016 at 12:00 pm to consider the submitted applica- tion. If the DNS-M is appealed, the appea1 will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Published in the Renton Reporter on May 6, 2016. #1596776. • • • I Renton® NOTICE OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DrnRMINATION OF NONSIGNIFICANCE • MITIGATED (DNS•M) POSTED TO NOTIFY INTERESTED PERSONS OF »I ENVIROHMENTAL .\CTION l'IIOJICTNAM!, knnLllknlH,.....,_.,Plat PROJ!CT NUMBER, lU"1t-OD0113, Kl', P,, SM lOCATION, 1907 Pork Ml N, Ronlan W.I. IICISOII Oo,crlptlan: Th• 1ppllcam Is raquutl"I Pnllmlnlf'/ Plot, SEP.Ii Environmtnt,I ROI/Hlw ind I Shardlno Sobrt111tlal Dnelopm1111t P1rm1t 1w l?Pl'IIYIII c,I 1 17-lot <UbdMslQn. n.. Ul tc111 s1U! 11 lacattd w!thln Iha Fle>idenllaHi 2onln1 dl&ttl<t. Tho,...., (4) exlml\l ~-proposecltab1 dlvkled lnta 11 ruldlntlal loti, 1 walat qu1ljty tn<t. and an op1n 1p1<1 traa. Tho ••u~ t"'<I w,:,uld dlschar1110 th• City storm .,lblr !'/Item and .....,,u1lly How ta LIU WHhln(lon. Rou1hlv l7,5D7 rl would Dtl dodlcalld fOf public rlaht-ol-w,p. Tho propaml lots"'"""' "'"'1 In slu !ram 7,000 d ta 9,Sl1 sf with 1n tvtrql lot~ of 7,470 d, n.. plrt OIOUld n11ult In I net don>lty DI 5.J du/ac. Tho pn,Jo<t th ls /nlniod by N '40th St, Pan .o,.,. N, and t.g Wuhlnp,n alvd N. A""" 1,:ass ta 1!11 llt1 w011kl be '"lntd by I new pubttc ~dwly from N '40th St. Th,,.. lttl modorai:. l1nd1Ud1 h1urd1 ind stoep 1lopu moppod In tho ar11. front1p lmpn,v1monu 1lon1 l.ako Wuhln(IOtl Bl\ld N ire within lOI) It. ,,t Ulko W11hl!\llon ar 1h1 rerulllld ,horelln1 (llil<I Wo<hlflftll• Rotadi DI. Thae ,,,, no tr-, lncllmlclls cf unstable <ails in~~ o,lcinlty l1f tlll Mte. Sols <ons1R cf . mtalum d111H ta din .. , Mlty saod with snvol amslnmt wllh Vuhon tW. Thi 11t1 ,1cpu ..,.,.11y -to wo(I 1m,11 Iha pn,p1rty al slope, ran~n1 fn,m l""IIN with I total foll of rou1hly 70 ft. Thi ulrlln1 homu """" bun or art1 I• .. rtciu, m111 of b1ln1 domolllhld. Tho 1ppllcln1 h•• prapoold ta retain nv1 (5) <>I lh1 ~O ,11n1ncan1 t,-s anoll1t. THE CrrY OF RENTCN ENVUtONMEHTAL REVIEW COMMITTEE (ERQ HAS DOtRMINW THAT THE PIIOPOSEO ACTION HAS PROBABLE SIGNIRCANT IMPAl;tS ll1AT CAN BE MmGATEO THROUGH MmGATION MEASURES.. App11l1 cl the 1n11lrr,nment1I dllllmllllllfan mllff be lllld In wrlUn1 an ar b1lart1 !:DO p.m. an Mey Zll, Z011, taptll• wllll 1111 required fn wllh, Haortna; EDmlnor, Oty or lllMan, 1055 !olllh Grody Wey, lllnton, WA 9&057. -..,.... ta dil lDmlllll" IN .......... l,y Cly o1 RMC W.110 and 1..-uan ropnlln1 lh11ppul proc111 ffll'/ be abtllnood floom the lllntan Cly Clm'1 Offl.., (U5l 4J0.6510. A PUBLIC HEARING WILL 6E HELO 6V TH£ RENTON HEARING EXAMINER AT HIS REGULAA MEETING IN THE COUNCIL Cli.o.MBEI\S ON THE 7TH FLOOR OF CITY HAU. 1055 WUTH GRAOY WAY, RENTON, WASHINGTON, ON JUNI 14, 1011 AT ll;OD Pt.! TO C0ltS!D£R TliE PRELIMINARY Pl.AT, IF TliE ENVIRONMENTAL DETERMINATION 15 APPEAU:0, TliE Al'flEAL WILL BE HEARD AS PA~l OF THIS PIJBUC HEAJll"1G. PLEASE INCLUDE THE PROJECT NUMBER WHEN CAWNG FOR PROPER FILE IDENTIFICATION. CERTIFICATION • 1, C~ If. C,~{t , hereby certify that J copies of the above document were posted in _3_ conspicuous places or nearby the described property on Date:_.::::S:.;...)..::..,b,,-:/li::..:..~----- STATE OF WASHINGTON ss COUNTY OF KING Signed:_~~~~if'.~-~~~~======:__ __ I certify that I know or have satisfactory evidence that G l<>-ck: ~-C \ose signed 1]is instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. • • ICAP Lakeview, LLC Owner Parties of Record See Attached Jamie Schroeder Contact Chris Christensen Applicant (Signature of Sender): STATE OF WASHINGTON "'''"'"""• .$-'~O\..l 'y ,:,.11 '1, .:::-~'""J:!!11,, 01-1h COUNTY OF KING :: t .. illS~~. -"' '~ 3 c., /c,r:r ~Ol )~ ~ ~ ~ :"fl • ~ ii:: :; )Ii:. ' "' • ... ~ I certify that I know or have satisfactory evidence that Sabrina Mirante ~ ~ \'\~ ~u~ § · signed this instrument and acknowledged it to be his/her/their free and volunta\R~~ lti n!:!:f>urposes mentioned in the instrument. 1'1,11 ~SH!MG'\,....:-~ '''''"'"'''" Dated: ~ ?J ;;20((, Notary (Print): ___ __,_fh,'-"-'(.l..!4.,,,l 4-_3? ......... a...,k\.,.,csf.JS:.d..;,...:...· ----------- My appointment expires: A,·-'-.J · 'cf<>-St ;;)qi o/.6(-:J- Senza Lakeview Preliminary Plat LUA16-000165, ECF, PP, SM template • affidavit of service by mailing ~lqi,~o/J~$wYJli~'l11i1IIIJIIIIJ·N&i@iMMn111111111111111tJJJl1&.A!Mii@@&~lrIT'C!!!J ICAP LAKEVIEW, LLC Chris Christensen . Cyrus McNeely 3535 FACTORIA BLVD SE #500 ICap Equity, LLC 3810 Park Ave N BELLEVUE. WA 98006 3535 Factoria Blvd SE, 500 Renton. WA 98056 Bellevue. WA 98006 Fritz Brendemihl 1203 N 38th St Renton, WA 98056 Kathy Gough 3836 Lake Washington Blvd N Renton. WA 98056 Remy and Dora Quach 3901 Park Ave N Renton. WA 98056 Hamid Qaasim 3830 Lake Washington Blvd N Renton. WA 98056 Mark Hancock PO Box88811 Seattle. WA 98138 Scott Petett. D.C. 10622 SE Carr Rd, Suite A Renton. WA 98055 Jamie Schroeder CPH Consultants 11431 Willows Rd NE, 120 Redmond.WA 98052 Nancy Denney 3818 Lake Washington Blvd N Renton. WA 98056 Shannon Shumate PO Box85482 Seattle. WA 98145 · Denislaw .• Mayo;r · June 8, 2016 P~rties of Record Various Community & Economic D.evelopment Department · · . C.E."Chip"Vince~t, Administrator SUBJECT: . Report to the Hearing ~xaminer . Seilza·Lakeveiw Preliminary Plat, LUAlG-000165, ECF, PP, SME · Dear.Parties of Record: A public hearin.g on the Renton 14 Preliminary Pl.at will be held on Tuesday; June 14, 2016 ·at 12:00 pm in ttie .City Council Chambers of Renton City Hall, located at 105·5 S Grady Way. The · Staff Report to the Hearing Examiner, including exhibits and public comment letters, is available: ' • • ' • • • • • I • : ,, • . Eiectronically cin line at the City of Renton website (www.rentonwa.gov) • To be viewed at .the City Clerk's office on the 7th Floor at Renton City Hall, 1055 S Grady Way, between 8 · am a·nd 4 pm. Ask · for the project· file by the project number LUA16°000165 . . . • Purchased for a co·pying ~harge of $0.15 per page. The estim~ted c~stfor ttie staff report and exhibits is $12.60, plus a handling and postage cost of $2.00 (this cost is_ subject to · change if documents are added). Please contact me at (425) 430-7289or ccl?se@rentonwa:gov if you have any·questions .. Sincerely, · . Clark H. Close Senior Planner Re.nton Ci~ Hall ; ,.Oss South Gr~d~ way • Renton, Washington 'gsoS? • r~nt·onwa.gov DEPARTMENT OF CO.UNITY AND ECONOMIC DEVELOPMENT ------~•ItentOil ® A. REPORT TO THE HEARING EXAMINER HEARING DATE: June 14, 2016 Project Name: Senza Lakeview Preliminary Plat Owner: !Cap Lakeview, LLC, 3535 Factoria Blvd SE, Suite 500, Bellevue, WA 98006 Applicant/Contact: Jamie Schroeder, PE, CPH Consultants, 11431 Willows Rd NE, Suite 120, Redmond, WA 98052 File Number: LUA16-000165, ECF, PP, SM -Project Manager: Clark H. Close, Senior Planner Project Summary: The applicant is requesting Preliminary Plat, SEPA Environmental Review and a Shoreline Substantial Development Permit for approval of a 17-lot subdivision. The 3.83 acre site is loca ted at 3907 Park Ave N within the Residential-6 zoning district. The parcels are proposed to be divided into 17 residential lots, a water quality tract, and an open space tract. The vault tract, located at the northwest corner of the site would discharge to the City storm water system and eventually flow to Lake Washington roughly 1/8 mile downstream. The applicant would dedicate 27,507 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 7,000 sf to 9,531 sf with an average lot size of 7,470 sf. The plat would result in a net density of 5.3 du/ac. The project site is fronted by N 40th St to the north, Park Ave N to the east, and Lake Washington Blvd N to the west. Access to the site would be gained by a new public roadway (Road A) off of N 40th St. Project location: Site Area : There are moderate land slide hazards and steep slopes mapped in the area. Frontage improvements along Lake Washington Blvd N are within 200 ft of Lake Wa shington or the regulated shore line (Lak e Washington Reach D). There are no known indications of unstab le soils in the immediate vicinity of the site. Soils co nsist of medium dense to dense, silty sand with gravel consistent with Vashon till. The site slopes generally east to west across the property at slopes rangi ng from 1-40% with a total fall of roughly 70 ft. The existing homes have been or are in variou s stages of being demolished. The applicant has proposed to retain five (5) of the 40 significant trees onsite. 3907 Park Ave N, Renton WA 98056 3.83 acres Project location Map HEX Report • City of Renton Department of Community & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUA16-000165, ECF, PP, SM Report of June 14, 2016 Page 2 of 27 I s. EXHIBITS: Exhibit 1-18: As shown in the SEPA Environmental Review Report Exhibit 19: Hearing Examiner Staff Recommendation (dated June 14, 2016) Exhibit 20: Renton School District Capacity Exhibit 21: Public Comment from Petett and staffs response letter (dated March 14, 2016) Exhibit 22: Public Comment from Gough and staffs response letter (dated March 15, 2016) Exhibit 23: Public Comment from Denney and staffs response letter (dated April 6, 2016) Exhibit 24: Public Comment from Qaasim and staffs response letter (dated April 6, 2016) Exhibit 25: Washington Department of Fish and Wildlife (WDFW) comments (dated March 16, 2016) Exhibit 26: Environmental "SEPA" Determination, ERC Mitigation Measures and Advisory Notes Exhibit 27: Advisory Notes to the Applicant: Traffic Concurrency Exhibit 28: Affidavit of posting and mailing Exhibit 29: Cl-73 (Revised) Residential Building Height Exhibit 30: Easthaven Short Plat private driveway (Recording No. 9711109001) I c. GENERALINFORMAT/ON: 1. Owner(s) of Record: ICap Lakeview, LLC, 3535 Factoria Blvd SE, Suite 500, Bellevue, WA 98006 2. Zoning Classification: Residential-6 (R-6) 3. Comprehensive Plan Land Use Designation: Residential Medium Density (RMD) Single Family Residential 4. Existing Site Use: 5. Critical Areas: Shoreline, moderate landslide hazards and steep slopes 6. Neighborhood Characteristics: a. North: b. East: c. South: d. West: 7. Site Area: Residential Medium Density /RMD/ Comprehensive Plan Land Use Designation; Residential-6 DU/AC (R-6/ zone Residential Medium Density /RMD} Comprehensive Plan Land Use Designation; Residentia/-6 DU/AC /R-6) zone Residential Medium Density /RMD/ Comprehensive Plan Land Use Designation; Residential-6 DU/AC /R-6/ zone Residential Medium Density /RMD/ Comprehensive Plan Land Use Designation; Residential-6 DU/AC /R-6/ zone 166,835 SF (3.83 acres) I D. HISTORICAL/BACKGROUND: Action Comprehensive Plan Hex Report Land Use File No. N/A Ordinance No. 5758 06/22/2015 City of Renton Department of .unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT Report of June 14, 2016 Zoning Annexation (Kennydale) C.D. Hillman's Lake Washington Garden of Eden No.2 i E. PUBLIC SERVICES: 1. Existing Utilities N/A N/A N/A • 5758 2341 N/A Hearing Examiner Recommendation LUA16-000165, ECF, PP, SM Page 3 of 27 06/22/2015 07/03/1967 07/22/1904 a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch water main in N 40th St and an 8-inch water main near the southwest property line. b. Sewer: Wastewater service is provided by the City of Renton. There is an 8-inch sanitary sewer main in Park Ave N, an 8-inch main in N 40th Street and a 10-inch main in Lake Washington Blvd. c. Surface/Storm Water: The existing properties do not contain stormwater facilities. There are stormwater mains located in Lake Washington Blvd, N 40th St and Park Ave N. 2. Streets: The proposed development fronts Lake Washington Blvd N along the west property lines, North 40th St along the north property lines, and Park Ave North along the east property lines. 3. Fire Protection: City of Renton Fire Authority (RFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table -Uses Allowed in Zoning Designations c. Section 4-2-llOA: Residential Development Standards for Residential Zoning Designations d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 3 Environmental Regulations a. Section 4-3-050: Critical Area Regulations b. Section 4-3-090: Shoreline Master Program Regulations 3. Chapter 4 City-Wide Property Development Standards 4. Chapter 6 Streets and Utility Standards 5. Chapter 7 Subdivision Regulations a. Section 4-7-080: Detailed Procedures for Subdivision b. Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements and Minimum Standards c. Section 4-7-150: Streets-General Requirements and Minimum Standards d. Section 4-7-160: Residential Blocks-General Requirements and Minimum Standards e. Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 6. Chapter 11 Definitions Hex Report City of Renton Department of .unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT Report of June 14, 2016 G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element I H. FINDINGS OF FACT (FOF}: • Hearing Examiner Recommendation LUA16-000165, ECF, PP, SM Page 4 of 27 1. The applicant is requesting a Preliminary Plat, Environmental (SEPA) Review and a Shoreline Substantial Development Permit for the construction of 17 new single family lots. 2. The 3.83-acre site is located at 3907 Park Ave N, within the NW ~ of Section 32, Township 24 North, Range 5 East, W.M., and consists of four (4) parcels (Parcel Numbers 334270-0415, -0420, -0425, and -0427). 3. The project site is currently vacant, formerly containing three (3) single family residences with a variety of landscaping near the homes. 4. The existing single-family homes were demolished in February 2016. 5. The proposed development would result in a net density of 5.3 dwelling units per acre. 6. The Planning Division of the City of Renton accepted the above master application for review on March 4, 2016 and determined the application complete on March 11, 2016. The project was placed on hold on April 5, 2016 and taken off hold on April 20, 2016. The project complies with the 120-day review period. 7. The Lake Washington Reach D regulated shoreline is located primarily within the frontage improvement area or public right-of-way on Lake Washington Blvd N (approximately 386 feet) and a small portion at the southwest corner of the site. 8. The proposed road improvements along Lake Washington Blvd N are a permitted accessory use to the Single Family Residential Shoreline Use (RMC 4-3-090E.1 Shoreline Use Table). 9. Access to the site would be provided via a new public roadway (Road A) off of N 40th St, Road B, N 40th St or Park Ave N. 10. The property is located within the Residential Medium Density (RMD) Comprehensive Plan land use designation. 11. The site is located within the Residential -6 (R-6) zoning classification. 12. Surrounding uses include single family residences in the Residential -6 (R-6) zone. 13. There are approximately 40 significant trees located onsite of which the applicant is proposing to retain a total of five (5) trees. 14. The site is mapped with moderate landslide hazards, steep slopes and shorelines. Reach D of Lake Washington is designated as Single Family Residential as a Shoreline Overlay District. \ 15. The site topography decends from Park Ave N to the west with an estimated total elevation change of 70 feet. 16. Approximately 6,950 cubic yards of material would be cut onsite and approximately 10,600 cubic yards of fill is proposed to be brought into the site. 17. The applicant is proposing to begin construction in the fall of 2016. 18. Staff received four (4) public comment letters or emails (Exhibits 21-24). To address public comments the following report contains analysis related to wetlands, access, development standards, construction mitigation, public notice, erosion and drainage control, and wildlife. Hex Report ------------------------------------------------------------- City of Renton Department of .unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUA16·000165, ECF, PP, SM Report of June 14, 2016 Page 5 of 27 19. Staff received agency comments from Washington Department of Fish and Wildlife (WDFW) on March 16, 2016 regarding stormwater outfalls (Exhibit 25). 20. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on May 2, 2016 the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Senza Lakeview Preliminary Plat (Exhibit 26). The DNS-M included three (3) mitigation measures. A 14-day appeal period commenced on May 6, 2016 and ended on May 20, 2016. No appeals of the threshold determination have been filed as of the date of this report. 21. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance -Mitigated: a. Project construction shall be required to comply with the recommendations included in the Geotechnical Engineering Report, prepared by Earth Solutions NW, LLC dated September 17, 2015 or an updated report submitted at a later date. b. The applicant shall install a fish exclusion device at the outfall to Lake Washington in accordance with standards set forth in the WDFW document Fish Protection Screen Guidelines for Washington State (written by Bates and Nordlund, 2001). A final detailed fish exclusion device must be submitted and approved by the Plan Review Project Manager prior construction permit issuance. c. If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found, all construction activity shall stop and the owner/developer shall immediately notify the City of Renton planning department, concerned Tribes' cultural committees, and the Washington State Department of Archeological and Historic Preservation. 22. A Critical Areas Determination Report was submitted by the applicant, prepared by Wetland Resources, Inc. on April 5, 2016 (Exhibit 16). Wetland Resources, Inc. ecologist determined that no wetlands or streams were identified either within the boundary of the investigation area or within the surrounding 200 feet. 23. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report (Exhibit 18). 24. Comprehensive Plan Compliance: The site is designated Residential Medium Density (RMD) on the City's Comprehensive Plan Map. The purpose of the RMD designation is to allow a variety of single- family and multi-family development types, with continuity created through the application of design guidelines, the organization of roadways, sidewalks, public spaces, and the placement of community gathering places and civic amenities. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance ; Comprehensive Plan Analysis 11:· ... -i' .-,.,, ,,,.,,,: .. :1 , .A .. .. ,, .. 'i ... ·, ' -... ··,, ' . • ' ' • • .• '. ' • 1' /' ;·· 'j .. ,, Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing. Goal L-H: Plan for high-quality residential growth that supports transit by providing ,, urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features. Goal L-1: Utilize multiple strategies to accommodate residential growth, including: ,, • Development of new single-family neighborhoods on large tracts of land outside the City Center, and Hex Report City of Renton Department of .unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUA16·000165, ECF, PP, SM Report of June 14, 2016 Page 6 of 27 • Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. Policy L-29: Minimize erosion and sedimentation in and near sensitive areas by ,/' requiring appropriate construction techniques and resource practices, such as low impact development. Policy L-30: Protect the integrity of natural drainage systems, existing land forms, and ,/' maintain wildlife habitat values by preserving and enhancing existing vegetation and tree canopy coverage to the maximum extent possible and by restoring hydrological flows and improving the condition of shorelines. ,/' Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ,/' Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ,/' Policy L-49: Address privacy and quality of life for existing residents by considering scale and context in infill project design. Policy L-51: Respond to specific site conditions such as topography, natural features, ,/' and solar access to encourage energy savings and recognize the unique features of the site through the design of subdivisions and new buildings. ,/' Policy L-55: Protect public scenic views and public view corridors, including Renton's physical, visual and perceptual linkages to Lake Washington and the Cedar River. 25. Zoning Development Standard Compliance: The site is classified Residential-6 (R-6) on the City's Zoning Map. Development in the R-6 zone is intended to be single family residential at moderate density.The proposal is compliant with the following development standards if all conditions of approval are met: ·· compliance'''"' ·R,&·Zone.llevelop'Standards,and;An~lysls , ... , , · ·. • .. '.,,f . . ' . ',.·. .~. • .\ ·• ' ' • < ,, ' ... '., ' ' - Density: The density range permitted in the R-6 zone is a minimum 3.0 up to a maximum of 6.0 dwelling units per net acre. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. ,/' Staff Comment: After factoring in all density deductions (including proposed right-of- way dedications for public streets) the site has a net square footage of 27,507 square feet or 3.2 net acres {166,835 sf-27,507 sf= 139,328 sf). The 17-lot proposal would arrive at a net density of 5.3 dwelling units per acre (17 lots I 3.2 acres= 5.3 du/ac), which falls within the permitted density range for the R-6 zone. Lot Dimensions: The minimum lot size permitted in the R-6 zone is 7,000 sq. ft. A minimum lot width of 60 feet is required (70 feet for corner lots) and a minimum lot depth of 90 feet is required. Compliant if The following table identifies the proposed approximate dimensions for Lots 1-17 condition of Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet) approval is met Lot 1 (corner lot) 8,263 80 112 Lot 2 (corner lot) 7,496 67 112 Lot 3 9,531 84 150.5 Lot 4 7,260 58 127 Lot 5 7,839 57 143 Hex Report City of Renton Department of .unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUA16-000165, ECF, PP, SM Report of June 14, 2016 Page 7 of 27 Lot6 7,991 60 134.5 Lot 7 (corner lot) 7,001 57.5 105 Lot 8 (corner lot) 7,002 68 105 Lot 9 (corner lot) 7,000 71 100 Lot 10 7,235 60 100 Lot 11 7,000 70 100 Lot 12 7,000 70 100 Lot 13 7,456 64.5 120.5 Lot 14 7,046 61 125 Lot 15 7,046 61 125 Lot 16 (corner lot) 7,512 72.5 106 Lot 17 7,313 73 100 Storm Tract 3,176 N/A N/A Staff Comment: As demonstrated in the lot dimensions table, all lots meet the requirements for minimum lot size and lot depth. The interior lots meet the minimum lot width if averaged (approximately 65 feet). In order to meet the variation requirements of RMC 4-2-115, lot dimensions are allowed to be decreased and/or increased, provided, that when averaged the applicable lot standards of the zone are met. The average corner lot width was determined to be 69.3 feet. Thus, the proposed average lot width does not meet the minimum required lot dimensions of 70 feet for corner lots if averaged. Staff recommends, as a condition of approval, that the applicant demonstrate compliance with the minimum lot dimensional standards of the Residential-6 zone prior to issuance of a construction permit. A note on the face of the Final Plat shall be recorded if lot dimension averaging is utilized. Setbacks: The required setbacks in the R-6 zone are as follows: front yard is 25 feet, side yard is combined 15 feet with not less than 5 feet on either side, side yard along the street 25 feet, and the rear yard is 25 feet. ,/ Staff Comment: The setback requirements for the proposed lots would be verified at the time of building permit review. The proposed lots appear to contain adequate area to provide all the required setback areas if averaged. Staff recommends, as a condition of approval, that the applicant record a note on the face of the Final Plat if setback averaging is utilized. Building Standards: The R-6 zone has a maximum building coverage of 40% and a maximum impervious surface coverage of 55%. A Code Interpretation (Cl-73) (Exhibit 29) was adopted regarding building height requirements. In the R-6 zone, a maximum building height of 2 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as Compliance chimneys, may project an additional four (4) vertical feet from the roof surface. Non- not yet exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the demonstrated maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each fa~ade for each one (1) vertical foot above the maximum wall plate height. Reserved. Wall plates supporting a roof with only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Hex Report City of Renton Department of C.unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUAl6-000l65, ECF, PP, SM Report of June 14, 2016 Compliant if condition of approval is Hex Report met Compliant if condition of approval is met Page 8 of 27 Staff Comment: Building height, building coverage, and impervious surface coverage for the new single family residences would be verified at the time of building permit review. Landscaping: The City's landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two trees are to be located in the front yard prior to final inspection for the new Single Family Residence. Staff Comment: The applicant has submitted a preliminary landscape plan (Exhibit SJ. The proposed landscape plan includes an 8-foot wide planting strip, a 5-faot wide sidewalk and a 0.5-foot wide curb. A final detailed landscape plan must be submitted and approved prior to issuance af the street and utility construction permits. The landscaping plan proposes 90 new trees including autumn brilliance serviceberry, chanticleer flowering pear, chance/Jar linden, shore pine, and excelsa western redcedar at either 2-inch caliper or 6-8 feet in height (including 38 street trees). The applicant is proposing a 7,995 square foot open space tract at the southwest corner of the lot. Existing vegetation and one (1) 22-inch caliper western redcedar is proposed to be retained. As a condition of approval, the applicant shall create a Home Owners Association {"HOA") that retains or improves the existing vegetation within the open space tract. A draft HOA document has been submitted as part of the application. A final HOA shall be submitted to, and approved by, the City of Renton Project Manager and the City Attorney prior to Final Plat recording. Such documents shall be recorded concurrently with the Final Plat. Tree Retention: The City's adopted Tree Retention and Land Clearing Regulations require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen o"r deciduous trees; and Other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single family development, the minimum tree density is two (2) significant City of Renton Department of .unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUA16-000165, ECF, PP, SM Report of June 14, 2016 Hex Report Page 9 of 27 trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070Fl, Street Frontage Landscaping Required, or a combination. Staff Camment: The property is covered with a variety of trees. Several larger trees are located around the former residences at the southern partion of the project site, including Colorado blue spruce, Ponderosa pine, apple, European white birch, redwood, and multiple red alders /Exhibit SJ. The Arborist Report identified 40 significant trees on the parcels proposed to be developed /Exhibit 14). Five (5) of the 40 trees were classified as poor or dangerous and nine {9) trees were located within the proposed road network. The net number of trees for this development was determined to be 26. The average size of the trunk at diameter at breast height (DBH) for the 26 viable trees is 15 inches (15") with the largest tree, a redwood at 56" DBH, located south of the proposed hammerhead road. The minimum tree retention requirement is thirty percent {30%) in the R-6 zone. After street and critical area deductions, the applicant is proposing to retain five (5) of the potential 26 healthy trees or 5 of the required 8 trees. During construction, trees required to be retained (i.e., protected trees), would be required to erect and maintain a six-foot-high chain link temporary construction fence around the drip line of any tree to be retained. The applicant is proposing to replant the residential lots within the subdivision with 52 new trees including 8 autumn brilliance serviceberry, 27 chanticleer flowering pear, 1 shore pine, and 16 excelsa western redcedar. These proposed onsite replacement trees exceed the minimum required replacement inches, 12 inches (12") for every tree that was unable ta be retained, or 36 inches {36"} for this project. Where there is insufficient ROW space or no public frontage, street trees are required in the front yard(s). A final detailed landscape plan must be submitted and approved prior to issuance of the street and utility construction permits. The applicant is also proposing to retain the existing landscaping within the open space tract just west of Lots 4-6, including invasive species. Therefore, staff is recommending a mitigation measure that would require the applicant to remove any invasive species and replant with native drought tolerant landscaping (trees, shrubs and groundcover) within the open space tract. The retentian of the open space would provide adequate respite for wildlife occurrences onsite. As a result, staff is recommending, as a condition of approval, that the applicant create a dual open space and tree protection tract at the southwest corner of the plat to retain the western redcedar in perpetuity. A note to this effect shall be recorded on the face of the Plat map. No new landscaping is proposed over the storm or the open space tracts. Staff is recommending, os o condition of approval, that the applicant cover the vault tract with landscaping. A final detailed landscape plan shall be submitted to and approved by the City of Renton Project Manager prior to construction permit approval. The minimum tree density would be verified at the. time of the final detailed landscape plan and staff would favor the preservation of existing trees over replacement trees as part of compliance with this development standard. Parking: Parking regulations require that a minimum of two parking spaces be provided for_ each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways -------------------------------------------------- City of Renton Department of .unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUA16-000165, ECF, PP, SM Report of June 14, 2016 Compliant if condition of approval is met Page 10 of 27 exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: Sufficient area exists, on each lat, ta accammadate aff-street parking far a minimum af twa /2) vehicles. This is typically achieved by providing a two /2) car garage for each single family home. Compliance with individual driveway requirements would be reviewed at the time of building permit review. Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72 "). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The applicant is proposing several retaining walls throughout the plat. The wall height from the tae to top ranges from 2 feet up to 12.5 feet throughout the proposed preliminary plat. In many cases, the height of the retaining walls exceeds 72-inches /72"). In some cases, the proposed retaining walls exceed forty eight inches /48") in height within the front yard setback or side yard along a street. Each retaining wall has been setback a minimum of 3 feet /3') from the public right-of-way following dedication. The applicant may terrace the lots in order to comply with the maximum height requirements for fences, hedges and/or retaining walls. Terracing is the act of forming hillside into o number of level flat areas (terraces) between retaining walls. No portion of a retaining wall shall be measured as part of the terrace width. The width of a terrace shall be equal to the height of the tallest abutting retaining wall; however, the minimum terrace width shall be two feet /2') and the maximum required width shall be five feet /5'). Terrace width shall be measured from the back edge af a lower retaining wall ta the foremast edge af the immediately succeeding and higher retaining wall. Terraces created between retaining walls shall be permanently landscaped with a mixture of shr_ubs and groundcover (trees are optional) in conformance with the standards of RMC 4-4- 070F, Landscaping. landscaping provided in front af retaining walls and within terraces shall contribute to any landscaping required by RMC 4-4-070F. Staff recommends, as a condition af approval, that the applicant demonstrate compliance with the maximum retaining wall height standards. A final detailed grading plan shall be submitted to and approved by the City of Renton Project Manager prior to issuance af a construction permit. Alternatively, the applicant may submit a formal request for modification to staff for consideration to deviate from the retaining wall height standards af the code. Staff received several public comments concerned about direct access ta and from a private driveway immediately to the south af the site. Therefore, staff is recommending, as a condition of approval, that the applicant provide a permanent six foot /6') tall fence along the south border of the open space tract and Lot 6 to prevent direct access to the Easthaven Short Plat private driveway /Recording Na. 9711109001; Exhibit 30}. A fencing detail and location shall be identified an the final landscaping plan. 26. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-6 zone. The Standards implement policies established in the Land Use Element of the Comprehensive Hex Report " City of Renton Department of .unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUA16-0D0165, ECF, PP, SM Report of June 14, 2016 Page 11 of 27 Plan. Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision. Compliance with Residential Design Standards would be verified prior to issuance of the building permit for the new single family homes. The proposal is consistent with the following design standards, unless noted otherwise: Compliance not yet demonstrated Compliance not yet demonstrated Compliance not yet demonstrated Hex Report Lot Configuration: One of the following is required: 1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference), or 3. A front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting lots. Staff Comment: The proposal complies with options #1 and #2. Garages: One of the following is required; the garage is: 1. Recessed from the front of the house and/or front porch at least eight feet (8'), or 2. Located so that the roof extends at least five feet (5') (not including eaves) beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. Alley accessed, or 4. Located so that the entry does not face a public and/or private street or an access easement, or 5. Sized so that it represents no greater than fifty percent {50%) of the width of the front facade at ground level, or 6. Detached. The portion of the garage wider than twenty six-feet (26') across the front shall be set back at least two feet (2'). Staff Comment: Compliance for this standard would be verified at the time of building permit review. Primary Entry: One of the following is required: 1. Stoop: minimum size four feet by six feet (4' x 6') and minimum height twelve inches (12") above grade, or 2. Porch: minimum size five feet (5') deep and minimum height twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Fa~ade Modulation: One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or 2. At least two feet (2') offset of second story from first story on one street facing facade. Staff Comment: Compliance for this standard would be verified at the time of ------------------------------------------------------------ City of Renton Department of C.unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUA16-000165, ECF, PP, SM Report of June 14, 2016 Page 12 of 27 building permit review. Compliance Windows and Doors: Windows and doors shall constitute twenty-five percent not yet (25%) of all facades facing street frontage or public spaces. demonstrated Staff Comment: Compliance for this standard would be verified at the time of building permit review. N/A Scale, Bulk, and Character: N/ A Roofs: One of the following is required for all development: 1. Hip or gabled with at least a six to twelve (6:12) pitch for the prominent form Compliance of the roof (dormers, etc., may have lesser pitch), or not yet 2. Shed roof. demonstrated Additionally, for subdivisions greater than nine (9) lots: A variety of roof forms appropriate to the style of the home shall be used. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Eaves: Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches Compliance (12") with horizontal fascia or fascia gutter at least five inches (S") deep on not yet the face of all eaves, and demonstrated 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Architectural Detailing: If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: Compliance 1. Three and one half inch (3 Yz") minimum trim surrounds all windows and not yet details all doors, or demonstrated 2. A combination of shutters and three and one half inches (3 Yz") minimum trim details all windows, and three and one half inches (3 Yz") minimum trim details all doors. Staff Comment: Compliance for this standard would be verified at the time of building permit review. Materials and Color: For subdivisions and short plats, abutting homes shall be of differing color. Color palettes for all new dwellings, coded to the home elevations, shall be submitted for approval. Additionally, one of the following is required: Compliance l. A minimum of two (2) colors is used on the home (body with different color not yet trim is acceptable), or demonstrated 2. A minimum of two (2) differing siding materials (horizontal siding and shingles, siding and masonry or masonry-like material, etc.) is used on the home. One alternative siding material must comprise a minimum of thirty percent (30%) of the street facing facade. If masonry siding is used, it shall wrap the corners no less than twenty four inches (24"). Hex Report City of Renton Department of .unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUA16-000165, ECF, PP, SM Report of June 14, 2016 Page 13 of 27 Staff Comment: Compliance for this standard would be verified at the time of building permit review. 27. Critical Areas: Project sites, which contain critical areas, are required to comply with the Critical Areas Regulations (RMC 4-3-050). A Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC (dated September 17, 2015; Exhibit 11) and a Critical Areas Determination Report was prepared by Wetland Resources, Inc. (dated April 5, 2016; Exhibit 15) with the preliminary plat application materials. According to the submitted reports, no critical areas were identified on the project site. See Environmental Review Committee Report (Exhibit 1) for more information. 28. Shoreline Substantial Development Permit: The jurisdictional area includes lands within two hundred feet (200'), as measured on a horizontal plane, from the OHWM, or lands within two hundred feet (200') from floodways, whichever is greater. The required frontage improvements along Lake Washington Blvd N fall within the regulated shoreline. Pursuant to Chapter 90.58 RCW, staff recommends granting a Shoreline Substantial Development Permit (SSDP). The granting of the SSDP would be pursuant to the Shoreline Management Action of 1971 and the following: The issuance of a license under the Shoreline Management Act of 1971 shall not release the applicant from compliance with federal, state, and other permit requirements. Construction permits shall not be issued until twenty-one (21) days after approval by the Washington State Department of Ecology or until any review proceedings initiated within this twenty-one (21) day review period have been completed. The following table contains project elements intended to comply with the SMP regulations, standards and policies, as outlined in RMC 4-3-090: . ',.· :·. '._,_, .. ·.'., ' .. :'·.· ';._., --.. ; .,,, :,.,··.· .. ···•'?·.·,::;_!-_ ::i;_,.·:: __ .·:;p, i!l< <.<ipi/C, ;i;~.<·.<¥1;1' ,:<.>'I·":::-,;·;.' ·;y,->,.Spi_;.1:i-<.'.'iY!,.·~;!!.1i<,.ij,·':·!i::'U!.t -···::.;rir J!.j// .. ·.,Fi./ff .... ::.u.· .. ·\.-.i;.·m:.'('<.-;.'-'t -'if{'i;,?H:", Ai.·t. ·.·te1.n-.·-., ·<' 1~,1coMP~E~ENs1vE,i"l!A111,,c:pl\:'!Pq~111c:;.~re:l;!!P.<:;PN~1~~111c'f.i.~~P,E~1111~l~~M~.N!=: ,: ,. m, ;,,i/ 1, 1,. , :.'riI~' i1f~'/~i1~~~t~d!ir1':Hr~i~'H~Pei\R~'1~iii~i~l~~W{r1l~esicl~~ti~ ,·,ot~i iaviDistritt;,~he oiiective··ot,th~·,,; i .. , :,:·,"1'<;;,!' i-;.'., '"1>< ,,"•'\)!;. ",u. ' f"·i·;,>>1:-,:,u. ,·;";J>,:i>, ,4,r,··; i"+;J,,;i, ,1.""° ."• i' ,' "· -. ";.;•;:: . i'· ,' ,,.:. , :'!:;''·, '·. ", , .:'/ " ·.ci, ·';", ·-, .. , , ·:· • •. SihglfFamil'lResident.ial)SliorellnetO~erla•t,Distrlct•Js\to; accomrnodate,residenti,al development and/·· ... '~ppurie'Hanfstructures;tH'at!'il~~·,1:onsi~t~nt:withtne'SliclrelifleManagement:,Element·chaptef.Oftheli: ..• ;, ,,:n, .. -,,, ·'· _,;,i,,,;;Y··.,.,,,:'· ;::L:;.;:'; . .,_.;;, >.·,,·::.,·::.·.;<,' .. ,·. ·,;:•··.·''.:_/'',_'-.. '"' ·.".'!''/'":'"' .· '··~" <'·. ,c~m~re~en~l)I~' Plan!:/l'h'/Brop~~<!IJIS;C?,~~nant:w1thit~~,f~J9Y:!ing S~9~~1ir~ p9lic,i~s=:,! f ·h· . (!· ;! . ··'. ,/ Hex Report Policy SH-7: Existing and future activities on all Shorelines of the State regulated by the City of Renton should be designed to ensure no net loss of ecological functions. Policy SH-14: Shoreline use and development should be carried out in a manner that prevents or mitigates adverse impacts so that the resulting ecological condition does not become worse than the current condition. This means ensuring no net loss of ecological functions and processes in all development and use. Permitted uses should be designed and conducted to minimize, in so far as practical, any resultant damage to the ecology and environment (RCW 90.58.020). Shoreline ecological functions that should be protected include, but are not limited to, fish and wildlife habitat, food chain support, and water temperature maintenance. Shoreline processes that shall be protected include, but are not limited to, water flow; littoral drift; erosion and accretion; infiltration; ground water recharge and discharge; sediment delivery, transport, and storage; large woody debris recruitment; organic matter input; nutrient and pathogen removal; and stream channel formation/ maintenance. Policy SH-28: In planning for public access, emphasis should be placed on foot and bicycle paths consistent with the Renton Bicycle and Trails Master Plan, rather than roads, except in areas where public boat launching would be desirable. City of Renton Department af C.unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUA16·000165, ECF, PP, SM Report of June 14, 2016 Page 14 of 27 Policy SH-38: Roadways within shorelines should be scenic boulevards, where possible, to enhance the scenic views of the shoreline and provide opportunities for public visual access to the shoreline. Existing arterials on the shoreline should incorporate substantial plantings of street trees or other landscaping and emphasize enjoyment of the shoreline. Policy SH-44: Road standards should meet roadway function and emergency access standards and provide for multiple modes, while reducing impervious surfaces, where feasible, and managing surface water runoff to achieve appropriate water quality. '"1: ,(;' ·'' ~;;,:'"~Yiftg~.rt rr,~~'~·°'ltR~~:i,,, .. ;/1u: • ,11,1 , •. 1.;',ii,i,:,: .mt : .-,,:,, ,,,.!j;. itt .; ,. i. p:,; 1.,, . :,,11. .•.. . l . ;ii. The'subjed siteJs classified as Single Family,Residentiaf on the City of Renton Shoreline·Overlay 1111~p'. i~·e ·to11tiJ/ini'~e~Ji;!,1>ii'.i~nt•stantt~rdtari1applic~1>i~ to1the ·11r'op6sa1: ,,t . ' 't. . • ·,;" ... ,· • -1 ' .. : " ' -' Compliant if condition of approval is met Hex Report 'i,,. L i ';' Shoreline use and development shall be carried out in a manner that prevents or mitigates adverse impacts to ensure no net loss of ecological functions and processes in all development and use. Permitted uses are designed and conducted to minimize, in so far as practical, any resultant damage to the ecology and environment (RCW 90.58.020). Shoreline ecological functions that shall be protected include, but are not limited to, fish and wildlife habitat, food chain support, and water temperature maintenance. Shoreline processes that shall be protected include, but are not limited to, water flow; erosion and accretion; infiltration; groundwater recharge and discharge; sediment delivery, transport, and storage; large woody debris recruitment; organic matter input; nutrient and pathogen removal; and stream channel formation/maintenance. Stoff Comment: The Lake Washington shoreline is located nearly 200 feet from the project site. The only work within 200 feet of the Lake Washington would be to construct minimal road widening and sidewalk improvements along the project frontage on the east side of Lake Washington Blvd N as required by City municipal code. Roads are considered an accessory use to single family residential, but should be located outside of shoreline jurisdiction if feasible. The project is located within Reach D of Lake Washington. The transportation section's plan for the street includes a half- street cross section that includes 36 feet paved width, 0.5-foot wide curbs, 8-foot wide planters, 8-foot wide sidewalks. The only portion of the project site within 200 feet is at the southwest corner of the project site and this area is within an open space tract. This open space area is proposed to remain as an open space tract and development is located outside the shoreline jurisdiction. The applicant has indicated that the proposal would nat have a direct impact to the shoreline given there is already an existing public right-of-way and road (Lake Washington Blvd N), an existing railroad track and right- af-way, and an existing row of houses along the shoreline which have already been constructed between the project and Lake Washington. The applicant concludes that the proposed project is highly unlikely to impact the Lake Washington shoreline. In addition, erosion and sediment controls implemented during construction would ensure no temporary construction impacts. The provided landscape plan contains a vegetation planting plan for the re-vegetation of cleared areas with native plant species and removing invasive plant species. The cleared area includes an open ditch along the shoulder of the road, which is being used for stormwater retention and City of Renton Deportment of enunity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUA16-000165, ECF, PP, SM Report of June 14, 2016 N/A N/A N/A N/A Hex Report Page 15 of 27 drainage. The plan includes approaches for no net loss of ecological functions and for mitigation sequencing. The applicant is proposing to plant 10 autumn brilliance serviceberry trees within the 8-foot wide planter strip. The proposed road improvement along the east side of lake Washington Blvd N are in alignment with the Transportation Division's plan and would result in not net loss of ecological function in the riparian zone of the Lake Washington Reach D, provided the mitigation identified in the SEPA determination are complied with. ' ' ,:. 1/i( ,,; ,:. ', '' View Corridors Required: Where commercial, industrial, multiple use, multi-family and/or multi-lot developments are proposed, primary structures shall provide for view corridors between buildings where views of the shoreline are available from public right-of-way or trails. Minimum Setbacks for Commercial Development Adjacent to Residential or Park Uses: All new or expanded commercial development adjacent to residential use and public parks shall provide fifteen feet (15') setbacks from adjacent properties to attenuate proximity impacts such as noise, light and glare, and may address scale and aesthetic impacts. Fencing or landscape areas may be required to provide a visual screen. Lighting Requirements: Display and other exterior lighting shall be designed and operated so as to prevent glare, to avoid illuminating nearby properties used for noncommercial purposes, and to prevent hazards for public traffic. Methods of controlling spillover light include, but are not limited to, limits on the height of light structure, limits on light levels of fixtures, light shields, and screening. Staff Comment: The applicant has not provided light fixtures for the project. Street lighting is required per RMC 4-6-0601. All street lighting would be required to meet current city standards. New street lights would be designed with cut off shields to direct light down to the street and sidewalk and would not shine west towards the lake. Indirect light would be further reduced by the existing single family residential homes located between Lake Washington Blvd N and the Lake Washington. Reflected Lights to Be Limited: Building surfaces on or adjacent to the water shall employ materials that limit reflected light. Staff Comment: The road improvements would be constructed with materials that limit reflected light, such as asphalt, concrete and vegetation. Integration and Screening of Mechanical Equipment: Building mechanical equipment shall be incorporated into building architectural features, such as pitched roofs, to the maximum extent feasible. Where mechanical equipment cannot be incorporated into architectural features, a visual screen shall be provided consistent with building exterior materials that obstructs views of such equipment. Visual Prominence of Freestanding Structures to Be Minimized: Facilities not incorporated into buildings including fences, piers, poles, wires, lights, and other freestanding structures shall be designed to minimize visual prominence. City of Renton Department of C.unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation lUA16-00016S, ECF, PP, SM Report of June 14, 2016 NIA Page 16 of 27 Staff Camment: See staff comments under Lighting Requirements. Maximum Stair and Walkway Width: Stairs and walkways located within shoreline vegetated buffers shall not exceed four feet (4') in width; provided that where ADA requirements apply, such facilities may be increased to six feet (6') in width. Stairways shall conform to the existing topography to the extent feasible. Staff Comment: The applicant is not proposing any impacts to the onsite open space tract. Open space is a significant element in the development of livable communities and creates opportunities for good health. Therefore, staff is recommending, as a condition of approval, that the applicant provide a pathway to connect the common open space tract to the development. The pathway shall be a minimum three feet (3') in width and made of paved asphalt, concrete, or porous material such as porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. In addition, one easily accessible amenity, such as a park bench (no structures), shall be provided within the open space area. The details of the amenity shall be identified on the final landscaping plan for review and approval by the Current Planning Project Manager, prior to construction permit issuance. ', .• _,., I'. .·•' 3. Cornmunity Disturl:ianc:es: •·. '.,,., '' ·:, , ,,<:,, ",,. ·' .. " ,,' 1/, ,, 1'(, .. ,,, ,. ' ) •, Compliant if condition of approval is met Noise, odors, night lighting, water and land traffic, and other structures and activities shall be considered in the design plans and their impacts avoided or mitigated. Staff Comment: The applicant has indicated that appropriate Best Management Practices (BMPs) would be applied during construction to ensure no temporary impacts would occur. Staff recommends, as a condition of approval, that the applicant install a temporary sign from grading and utility construction permit through building permit occupancy that discourages unnecessary ar unwarranted trips anto the private drive, serving 3818, 3824, 3830, and 3836 Lake Washington Blvd N. The details of the sign and location must be submitted to and approved by the City of Renton Project Manager prior to issuance of a construction permit. The contractor is encouraged to go beyond BMPs though enhanced community outreach by engaging the surrounding property owners individually and toking measures that would reduce or alleviate concerns of construction noise and dust. 4. Public Access , · , f : .• " , • • • ' ,! ' ' ' • " . • ,,, 1 ' " "' ,, • Physical or visual access to shorelines shall be ,incorporated in all new development when the developrnerii: would eithe~'generate a demand.for.one or more-forms 'of such access, would impair existing legal access opportunities or rights/ or is require'd to meet the specific policies and ·regulations of the Shoreline Master Program. , , · · · . ·''" -·· ' ' :, ,. " ' .. ,_' ., " Compliant if condition of approval is met Hex Report Lake Washington (Reach D): Public access is required to be provided when lots are subdivided or new nonresidential development occurs. Enhanced public access is being achieved to Lake Washington through the construction of road improvements. Visual access to shorelines would be incorporated into subdivision by incorporating an open space tract along Lake Washington Blvd N. Staff is recommending, as a condition of approval, that the applicant provide a pathway to connect the common open space tract to the development for enhanced visual opportunities from the development to the shoreline. ~------------------------ City of Renton Department of .unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUA16-000165, ECF, PP, SM Report of June 14, 2016 Page 17 of 27 -f ;, <:' " •. i1.:.>· " , ,,' P' ". , " ''-."'. . . -f '"/i, ,•.·! •,,, Si Building and De)lelopment.Location "-' Shoreljne ()rientati'?n. , :. _-.. . , _ Shoreline developments sh~ll 1;,cate th~ ~at~r-~ependel)t, ~~t~~'.relat~d, and water-enjoyment portions oftheir developments along the shi>,reline! Deitelopment and use sh~II be designed in a. manne/thatdired:s land alteration to the least:sensitive portions.of_the site to maximize.vegetation co~se;,,ation; minimize irilperviou~ surf~ces and runoff; protect riparian, nearshore and wetland h~bftats; protect wilcniie an'd habitats; protei:tarchaeologlcal,-his~oric and cultural-resources; and . . preserve' aesth'etic vaiueL ,. I I -• • --· -. '· -• -' - i • , ' ";)" '.,-' ' , ' -· f ,~' • ' ''.•: '.;,, • Hex Report Location of Development: Development and use shall be designed in a manner that directs land alteration to the least sensitive portions of the site. Staff Comment: The new single family lats are proposed in areas of existing impervious surfaces and located outside the designated shoreline reach. Due to the location and physical separation from the riparian shoreline by the road the location of the new lots are in the least sensitive areas of the site. The portion of the reach that extends onsite would be designated as an open space tract. Minimization of Site Alteration: Development shall minimize site alteration in sites with substantial unaltered natural features by applying the following criteria: (a) Vehicle and pedestrian circulation systems shall be designed to limit clearing, grading, and alteration of topography and natural features. (b) Impervious surfacing for parking lot/space areas shall be limited through the use of under-building parking or permeable surfaces where feasible. (c) Utilities shall share roadway and driveway corridors and rights-of-way wherever feasible. (d) Development shall be located and designed to avoid the need for structural shoreline stabilization over the life of the development. Exceptions may be made for the limited insta_nces where stabilization is necessary to protect allowed uses, particularly water-dependent uses, where no alternative locations are available and no net loss of ecological functions will result. Staff Comment: The development is subject to frontage improvements and right_-of- way dedication on Lake Washington Blvd N. No single family development would occur within the shoreline designation. Location for Accessory Development: Accessory development or use that does not require a shoreline location shall be located outside of shoreline jurisdiction unless such development is required to serve approved water-oriented uses and/or developments or unless otherwise allowed in a High Intensity designation. When sited within shoreline jurisdiction, uses and/or developments such as parking, service buildings or areas, access roads, utilities, signs and storage of materials shall be located inland away from the land/water interface and landward of water-oriented developments and/or other approved uses unless a location closer to the water is reasonably necessary. Staff Comment: The location of the road is allowed to serve the primary single fomily use and would improve transportation, bicycle and pedestrian safety. Navigation and Recreation to Be Preserved: Shoreline uses shall not deprive other City of Renton Department of .unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUA16-000165, ECF, PP, SM Report of June 14, 2016 Page 18 of 27 uses of reasonable access to navigable waters. Existing water-related recreation shall be preserved. ,· ','• ;'_''' ,/' ,1''' (, .!• , ', ' •' ,'' V' 6. Archaeological,.Historical; and Cultural Resources: • · ,, . . ' " ' ,, ' .,.-' 1,' ·,·•-,;< ··." Compliant if condition of approval is met ,/ ,/ ,/ ,/ Detailed Cultural Assessments May Be Required: The City will work with tribal, State, Federal, and other local governments as appropriate to identify significant local historical, cultural, and archaeological sites in observance of applicable State and Federal laws protecting such information from general public disclosure. Detailed cultural assessments may be required in areas with undocumented resources based on the probability of the presence of cultural resources. Staff Comment: The following mitigation was identified in the SEPA determination: If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found, all constructian activity shall stop and the owner/develaper shall immediately notify the City of Renton planning department, concerned Tribes' cultural committees, and the Washington State Department of Archeological and Historic Preservation. Coordination Encouraged: Owners of property containing identified or probable historical, cultural, or archaeological sites are encouraged to coordinate well in advance of application for development to assure that appropriate agencies such as the Washington State Department of Archaeology and Historic Preservation, affected tribes, and historic preservation groups have ample time to assess the site and identify the potential for cultural resources. Detailed Cultural Assessments Required: Upon receipt of application for a development in an area of known or probable cultural resources, the City shall require a site assessment by a qualified professional archaeologist or historic preservation professional and ensure review by qualified parties including the Washington State Department of Archaeology and Historic Preservation, affected tribes, and historic preservation groups. Work to Stop Upon Discovery: If historical, cultural, or archaeological sites or artifacts are discovered in the process of development, work on that portion of the site shall be stopped immediately, the site secured, and the find reported as soon as possible to the Administrator of the Department of Community and Economic Development or designee. Upon notification of such find, the property owner shall notify the Washington State Department of Archaeology and Historic Preservation and affected tribes. The Administrator of the Department of Community and Economic Development or designee shall provide for a site investigation by a qualified professional and may provide for avoidance, or conservation of the resources, in coordination with appropriate agencies. Access for Educational Purposes Encouraged: Land owners are encouraged to provide access to qualified professionals and the general public if appropriate for the purpose of public education related to a cultural resource identified on a property. . .. 7. Standardsfor Density, Setbacks; and Height '• ,/ Setbacks and buffers from the OHWM: Pursuant to RMC 4-3-090E.10 Transportation: New and expanded transportation facilities shall be designed to achieve no net loss of Hex Report City of Renton Department of .unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUA16-000165, ECF, PP, SM Report of June 14, 2016 Page 19 of 27 ecological functions within the shoreline. To the maximum extent feasible the following standards shall be applied to all transportation projects and facilities: i. Facilities shall be located outside of the shoreline jurisdiction and as far from the land/water interface as possible. Expansion of existing transportation facilities shall include analysis of system options that assess the potential for alternative routes outside shoreline jurisdiction or set back further from the land/water interface. ii. Facilities shall be located and designed to avoid significant natural, historical, archaeological, or cultural sites, and mitigate unavoidable impacts. iii. Facilities shall be designed and maintained to prevent soil erosion, to permit natural movement of groundwater, and not adversely affect water quality or aquatic plants and animals over the life of the facility. iv. All debris and other waste materials from construction shall be disposed of in such a way as to prevent their entry by erosion into any water body and shall be specified in submittal materials. v. Facilities shall avoid the need for shoreline protection. vi. Facilities shall allow passage of flood waters, fish passage, and wildlife movement by using bridges with the longest span feasible or when bridges are not feasible, culverts and other features that provide for these functions. vii. Facilities shall be <;lesigned to accommodate as many compatible uses as feasible, including, but not limited to: utilities, viewpoint, public access, or trails. Staff Comment: The proposed road improvements are locating away from the shoreline and as far from the water interface as possible. Expansion of the existing roadway would be the minimum roadway improvements required by Renton Municipal Code ta improve public safety and comply with code. Vegetation Conservation Buffer: Water bodies defined as shorelines shall have a minimum one hundred foot (100') vegetation management buffer measured from the OHWM of the regulated shoreline of the State. This developed primarily single family area provides primarily lawn and ornamental vegetation at the shoreline. Opportunities to limit ongoing adverse impacts shall be implemented through providing for native vegetation in buffers adjacent to the water based on the standards Exempt related to lot depth together with replacement of shoreline armoring with soft shoreline protection incorporating vegetation. Staff Comment: Pursuant to RMC 4-3-090F.1.h. Exemption Criteria, for development proposed on sites separated from the shoreline by intervening and lawfuffy created public road the requirement af this Cade far vegetation buffer may be waived. The subject site is separated from the OHWM af the Lake Washington Lake Washington Blvd N. Building Height -Maximum: In water-35 feet N/A Within 100 feet of OHWM -35 feet More than 100 feet from the OHWM -35 feet Accessory Building -15 feet Hex Report City of Renton Department of C.unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUA16-000165, ECF, PP, SM Report of June 14, 2016 N/A N/A Page 20 of 27 Impervious area within the Buffer/Setback: 5% In addition, for projects that provide public access and the opportunity for substantial numbers of people to enjoy the shoreline, up to twenty five percent (25%) impervious surface is allowed; provided, that no more than five percent (5%) impervious surface is allowed closer than twenty five feet (25') from OHWM. Staff Comment: See comments above under vegetation conservation buffer. Impervious Area within 100 ft. of OHWM: 50% Staff Comment: See comments above under vegetation conservation buffer . . . 8-Use Reg~lations: . ' ' 'P • \ f: (, . ··: .• ,, '1 ,.·, j ., '' a; Accessol'\'. uses: Roads shall be_permitted S!,lbject.to,the following,:, .. · ''"' . . N/A Roads: New public or private roads and driveways shall be located inland from the land/water interface, preferably out of the shoreline, unless: (a) Perpendicular water crossings are required for access to authorized uses consistent with the Shoreline Master Program; or (b) Facilities are primarily oriented to pedestrian and nonmotorized use and provide an opportunity for a substantial number of people to enjoy shoreline areas, and are consistent with policies and regulations for ecological protection. Staff Comment: The proposed development includes road improvements to an existing roadway. No new water crossings are proposed and the improvements would allow substantially more people to enjoy the area. The projects comply with the development standards of the zone and shoreline designation. Road locations shall be planned to fit the topography, where possible, in order that minimum alteration of existing natural conditions will be necessary. RCW 36.87.130 prohibits vacation of any right-of-way that abuts freshwater except for port, recreational, educational or industrial purposes. Therefore, development, abandonment, or alteration of undeveloped road ends within Shoreline Master Program jurisdiction is prohibited unless an alternate use is approved in accordance with the Shoreline Master Program. 29. Compliance with Subdivision Regulations: Chapter 4-7 RMC provides review criteria for the subdivision. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: · Compliance · Subdlvision·Regulations and Analysis ' . : . 1;• ' ;;> "J'',, ·;· ' ; . ;>' .J," ,., ''l(" '• ;·· ('' .,,;:,b"'ii' ,', ', ,,,, \J: '·>;' .,;"J,,.~ ', ~jj ··, ";/\,.' h'.; , I .; • , •;, , ; ,s·,,;,. . . ' Access: Each lot must have access to a public street or road. Access may be by a shared driveway per the requirements of the street standards. ,/' The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways _shall not exceed sixteen feet (16'). Staff Comment: Each lot would have access to a public street or road, as shown in the preliminary site plan /Exhibit 2). Hex Report ~----------------------------------- City of Renton Department of .unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUA16-00016S, ECF, PP, SM Report of June 14, 2016 N/A Compliant if condition of approval is met Hex Report Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: Depth of property limits this requirement. Page 21 of 27 Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the requirements of the Subdivision Regulations and the Development Standards of the R-6 zone and allow for reasonable infill of developable land. Width between side lot lines at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot width except in the cases of (1) pipestem lots, which shall have a minimum width of twenty feet (20') and (2) lots on a street curve or the turning circle of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35'). Staff Comment: The lots are generally rectangular or parallelogram in shape with orientation for the maximization of views to Lake Washington. Lots 1, 2, 9, 10, 11, and 12 are oriented to Road A, Lots 3-8 are oriented to Road 8, Lots 13-15 are oriented to Park Ave N, and Lots 16-17 are oriented to N 40th St. Lots 3-6 are oriented to provide front yards facing east towards Road B. Staff recommends, as a condition of approval, that the front farade of the houses to be constructed on Lots 3-6 shall face Lake Washington Blvd N. A note to this effect shall be recorded on the face of the Plat map. The building design of the new residences would be reviewed and approved at the time of building permit application. Streets: The proposed street system shall extend and create connections between existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards. Staff Comment: Primary access to the site would be provided via a new proposed modified limited residential access rood from on N 40th St. The preliminary road profiles and road sections /Exhibits 9 & 10) propose existing and proposed grading and road improvements within the four roads /Lake Washington Blvd N, N 40th St, Park Ave N, and Roads A & BJ. The applicant is proposing the following right-of-way dedications along the project frontage: two feet /2') on Lake Washington Blvd N, two feet /2') on N 40th St and seven feet /7'} on Park Ave N. Lake Washington Blvd N is classified as a Collector Arterial Road and the existing ROW width is approximately 60 feet. To meet the City's complete street standards, RMC 4-6- 060 has a minimum ROW width of 83 feet for a Collector Arterial Road with 0.5-foot wide curbs, 8-foot wide landscaped planters, and 8-foot wide sidewalks. In order to build this street a dedication of 11.5 feet of ROW would be required. The transportation section's plan for the street includes a half-street cross section that includes 36 feet paved width, 0.5-foot wide curbs, 8-foot wide planters, 8-foot wide sidewalks. This can be achieved in a total right of way width of 69 feet. In order to build this street section, approximately 4.5 feet of ROW would be required to be dedicated to the City along the project side of Lake Washington Blvd N. If parking is required for the development along Lake Washington Blvd N, additional ROW dedication would be required. Approval of a street modification request would be required to reduce the width of the ROW dedication from 11.5 to 4.5 feet. The request for street modifications was not consolidated into the subdivision application. The applicant must request a modification to staff for consideration. Access to the existing bike lane(s) along Lake Washington Blvd N would be required to be maintained throughout construction. If necessary, a detour route shall be provided. N 40th St, located along the north property lines, is classified as a Collector Arterial Road with approximately 60 feet of ROW. To meet the City's complete street standards for collector arterial streets, the minimum ROW width would be 83 feet requiring ROW City of Renton Department of C.unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUA16-000165, ECF, PP, SM Report of June 14, 2016 Hex Report Page 22 of 27 dedication of up to 11.5 feet. The City established street section for N 40th St, which shall be installed by the developer as port of the proposed plat, would include 36 feet paved width, 0.5-foot wide curbs, 8-foot wide planters, 8-foot wide sidewalks. This would result in a total ROW width of 63 feet. To build this street section, 1.5 feet of additional ROW dedication would be required to be dedicated to the City. In addition, parking would not be allowed within the development (Roads A & B). On-street parking could be provided along the south side of N 40th St to include one 6 foot parking lane with no additional ROW dedication above the 1.5 feet. Approval of a street modification request would be required to reduce the width of the ROW dedication from 11.5 to 1.5 feet. The proposed development also fronts Park Ave N along the east property lines. Park Ave N is classified as a Collector Arterial Road with an existing ROW width of approximately 50 feet. To meet the City's complete street standards for collector arterial streets, the minimum ROW width would be 83 feet requiring ROW dedication of up to 16.5 feet. The City established street section for Park Ave N, which would be required to be installed by the developer as part of the proposed plat, would include a pavement width of 36 feet, 8 foot planting strips, 5 foot sidewalks, and 0.5 foot curb. This would result in a total ROW width of 63 feet, requiring 6.5 feet of ROW dedication. On-street parking could be provided along the development side of Pork Ave N to include one 6 foot parking lane with no additional ROW dedication above the 6.5 feet. Approval of a street modification request would be required to reduce the width of the ROW dedication from 16.5 to 6.5 feet. Two limited access residential roads (Road A and Road B) with 20 feet of paved roadway width and a hammerhead turnaround at the end of Road B hove been proposed as the primary access for the internal lots of the development. The applicant is proposing a cross-section that includes a ROW width of 47 feet with 20 feet of pavement, .8-foot wide landscaped planters, 5-foot wide sidewalks, and 0.5-foot wide curbs. The applicant has indicated that the proposed 17-fot subdivision would generate 164 net new trips per weekday, with 11 of those trips generated during the AM peak hour {3 in, 8 out) and 17 during the PM peak hour {10 in, 7 out) (Exhibit 13). The project results in fess than 20 peak hour trips; therefore, a traffic concurrency test is not required (Exhibit 27 ). Adequate sight distance would be provided at the intersection of the proposed new street or where Road A intersects with N 40th St. It is not anticipated that the proposed project would adversely impact the City of Renton's street system subject to the payment of code-required impact fees and the construction of code-required frontage improvements (Exhibit 18). The fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. Street lighting is required per RMC 4-6-0601. All street lighting would be required to meet current city standards. Lighting plans were not submitted with the land use application and would be reviewed during the construction utility permit. A lighting pion shall be submitted to, and approved by, the Current Planning Project Manager and the Plan Reviewer prior to construction permit approval. Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The subject site is bordered by single-family homes around all sides of the property. The properties surrounding the subject site are residential medium density City of Renton Deportment of C.unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Heoring Examiner Recommendation LUA16-00016S, ECF, PP, SM Report of June 14, 2016 Page 23 of 27 and are designated R-6 on the City's zoning map. The proposal is similar to existing development patterns in the area and is consistent with the Comprehensive Plan and Zoning Code, which encourage residential infill development. 30. Availability and Impact on Public Services: ,ccirnpli~'1fll i.,A,~liJla~il.if,,;ard,.!~pa~ !>? P~b!i,C Services A?~~S\5, I • '. ' ' •• ' ' ' . ' . Hex Report Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit issuance. Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Hazelwood Elementary School, McKnight Middle School and Hazen High School (Exhibit 20). Any new students attending the Renton schools would be bussed. The proposed project includes the installation of frontage improvements along the public street frontages, including sidewalks. The designated school bus stop is at the following intersections (at or near the project site): Lake Washington Blvd N/N 40th St, Park Ave N/N 40th St or Park Ave N/N 39th Pl. Therefore, there are safe walking routes to the school bus stops. A School Impact Fee, based on new single-family lots, will be required in order to mitigate the proposal's potential impacts to the Renton School District. The fee is payable to the City as specified by the Renton Municipal Code. Currently the fee is assessed at $5,643.00 per single family residence. Parks: A Park Impact Fee would be required for the future houses. The current Park Impact Fee is $1,887.94. The fee in effect at the time of building permit application is applicable to this project and is payable at the time of building permit issuance. Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: The applicant submitted a Preliminary Technical Information Report (TIR), prepared by CPH Consultants {dated February 25, 2015; Exhibit 12). According to the TIR, the project is required to provide Basic Water Quality treatment in addition to Level 1 (i.e., basic) flow control per current City of Renton surface water standards, including recent adoption of the 2009 King County Surface Water Design Manual and the COR Addendum to that manual (KCSWDM). Water. quality storm volumes are proposed to be treated with a Contech StormFilter vault in the northwest corner of the site. A series of onsite catch basin inlets and underground pipes would collect and convey surface water runoff westerly within proposed road right-of-way for the majority of the developed site to the Contech StormFilter for water quality treatment. The site qualifies for the Direct Discharge Exemption os the flow path from the project site discharge point is less than a half mile to the 100 year floodplain of Lake Washington. All of the storm water runoff from the improved site would be collected, controlled, ond released to the existing 18" concrete pipe located ot the intersection of Lake Washington Blvd N and N 40th St. The outfall is an open 3D-inch-diameter ductile iron pipe that was constructed with riprop at the outfall location to limit bank erosion in 2007 as part of the Barbee Mill subdivision. Based on ordinary high water mark (OHWM) delineation, the invert elevation of the pipe is lower than the OHWM of Lake Washington and is currently fish-possoble (Exhibit 16). WAC 222-66-260 regulates City of Renton Department of C.unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUAl6-000165, ECF, PP, SM Report of June 14, 2016 Page 24 of 27 outfalls when scouring or bonk erosion would negatively impact fish habitat. Therefore, the application would be required to relocate the outfall above the OHWM for Lake Washington or outfit the outfall with a device to prevent entry of fish. The appropriate exclusion device could either be a screen at the outfall, a tideflex duckbill valve, or a tidegate. A SEPA mitigation measure would install a fish exclusion device at the outfall to Lake Washington in accordance with standards set forth in the WDFW document Fish Protection Screen Guidelines for Washington State (written by Bates and Nordlund, 2001}. No additional protection from bank erosion is proposed by the project. The conveyance system analysis provided in the preliminary Technical Information Report {TIR) does not provide a complete analysis of the system to the outfall in Lake Washington in accordance with the requirements for the direct discharge exemption as outlined in Section 1.2.3 of the 2009 KCSWDM. The applicant would be required to provide a complete conveyance system analysis, including new conveyance pipes within the proposed development and existing conveyance pipes from the development boundary to the outfall in Lake Washington. The applicant would be required to demonstrate the outfall is adequately sized to support the added run-off from the development. According to the TIR, it was determined that the existing stormwater system can safely and effectively convey the increased runoff for the 100 year storm event generated by the additional imperious areas from the project site without overtopping. As a result, no flow control facilities were proposed for this project and the runoff would discharge directly to Lake Washington. There are existing stormwater mains located in Lake Washington Blvd N, N 40th St and Park Ave N. Evaluation and inclusion of a BMP's would be accomplished at final engineering. The submitted geotechnical report identifies the soils as fill (characterized as loose to medium dense), unweathered deposits {dense to very dense), and native soils (medium to dense) not supportive of large-scale or full infiltration facility design; however, native soils are a good candidate for limited infiltration and/or bioretention applications (Exhibit 11). Water: The proposed water main improvements as shown on the composite utilities civil plan submitted with the Land Use Application within the site provides the required 8-inch water main extension into the development, connecting the existing 12-inch water main located in N 40th St and the existing 8-inch water main located in an easement along the south property line. The proposed water service lines shall not be installed curved. Water mains must be extended to the end of the hammerhead on Road Band an 8-inch end cap and 2-inch blow off would be required. The water main extension from the 8 inch water main from the south property line ,/' shall not be installed along the common lot line. A 5 foot offset from the property line is required. Fire hydrants are required with 300 feet of each lot and the location would be subject to the Renton Fire Authority. The number and location of new hydrants would be dependent upon the finished square footage of the homes. Each lot shall have a separate meter. The project proposes one 1-inch water service line and meter to each lot, for a total of fourteen (14) new domestic water service lines and meters (credit would be given for the (3) water service lines and meters serving the existing properties). The development is subject to applicable water system development charges and Hex Report City of Renton Department of .unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT • Hearing Examiner Recommendation LUAl6-000l65, ECF, PP, SM Report of June 14, 2016 Page 25 of 27 meter installation fees based on the size of the water meters. Water system development charges for each proposed 1-inch domestic water service would be $3,245.00 per meter or $55,165.00 for (17) 1 inch meters. A redevelopment credit of the water system development charges in the amount of $3,245.00 would be applied to each of the (3) existing Y. inch meters to 3908 and 3916 Lake Washington Blvd and 3907 Park Ave N if they are abandoned and capped at the main line. The total water SDC fee is $45,430.00. This is payable at construction permit issuance. Water service installation charges for each proposed 1-inch water service is $2,850.00 per meter. The total water service installation fee is $48,450.00. This is payable at construction permit issuance. The drop in meter fee is $460.00 per meter. The total water drop in meter fee is $7,820.00. This is payable at issuance of the building permit. Additional water system development charges and water meter charges would apply if a landscape irrigation meter is required and is based on the size of the meter. Sanitary Sewer: There is an 8-inch sanitary sewer main in Park Ave N, an 8-inch main in N 40th St and a 10-inch main in Lake Washington Blvd N. The applicant has proposed an 8-inch extension from the sanitary sewer main in N 40th St to provide sanitary sewer service to each of the internal lots. The project proposes to connect lots 3 through 6 to the existing 10-inch main in Lake Washington Blvd, lots 14 through 16 to the existing 8- inch main in Park Ave N and lots 17 and 18 to the existing 8-inch main in N 40th St. Each lot would be required to be served by an individual side sewer (dual side sewers are not allowed). The side sewers to serve lots 5 and 6, which are shown to be installed through the Open Space Tract, shall be in a dedicated 15 foot sewer easement. Credit would be provided for the three (3) recently demolished homes that were connected to the City sewer service. New side sewers shall be installed to serve each individual ,/ property. There are existing concrete side sewers not serving any homes which were installed on N 40th St and Lake Washington Blvd N, which were part of the City's LID project (see As Built #S 0142) would be required to be cut and capped at the main as part of the project development. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. The SDC fee for a 1- inch meter is $2,242.00 per meter. A redevelopment credit of the wastewater system development charges in the amount of $2,242.00 would be applied to each of the former homes at 3908 and 3916 Lake Washington Blvd N and 3907 Park Ave N, provided they were abandoned and capped at the main line during demolition. The total water SDC fee would be $31,388.00. This fee is payable at construction permit issuance. ! I. CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (MD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 10 and FOF 24. 2. The subject site is located in the Residential-6 (R-6) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 11 and FOF 25. 3. The proposed plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 26. Hex Report City of Renton Department of .unity & Economic Development SENZA LAKEVIEW PRELIMINARY PLAT Report of June 14, 2016 • Hearing Examiner Recommendation WA16·000165, ECF, PP, SM Page 26 of 27 4. The proposed plat complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 27. 5. The review of the application was based on the following: the application; the environmental checklist provided; information and comments from all affected City departments and is determined to be consistent with the policy and provisions of the Shoreline Management Act and the Shoreline Master Program, see FOF 28. 6. The proposed plat complies with the subdivision regulations as established by City Code and state law provided all advisory notes and conditions are complied with, see FOF 29. 7. The proposed plat complies with the street standards as established by City Code, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 29. 8. There are safe walking routes to the school bus stop, see FOF 30. 9. There are adequate public services and facilities to accommodate the proposed plat, see FOF 30. 10. The proposal does not degrade the ecological functions or natural character of the shoreline area. 11. The proposal would not interfere with the public use of public shorelines. 12. The proposal is in harmony with the general purpose and intent of the Shoreline Master Program. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the condition of approval is complied with. I J. RECOMMENDATION: Staff recommends approval of the Senza Lakeview Preliminary Plat and Shoreline Substantial Development Permit, File No. LUA16-000165, ECF, PP, SM, as depicted in Exhibit 2, subject to the following conditions: 1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non- Significance -Mitigated, dated May 6, 2016. 2. The applicant shall demonstrate compliance with the minimum lot dimensional standards of the Residential-6 zone prior to issuance of a construction permit. A note on the face of the Final Plat shall be recorded if lot dimension averaging is utilized. 3. The applicant shall record a note on the face of the Final Plat if setback averaging is utilized. 4. The applicant shall create a dual open space and tree protection tract at the southwest corner of the plat to retain the western redcedar in perpetuity. A note to this effect shall be recorded on the face of the Plat map. 5. The applicant shall remove any invasive species and replant with native drought tolerant landscaping (trees, shrubs and groundcover) within the open space tract. 6. The applicant shall cover the vault tract with landscaping. A final detailed landscape plan shall be submitted to and approved by the City of Renton Project Manager prior to construction permit approval. 7. The applicant shall provide a permanent six foot (6') tall fence along the south border of the open space tract and Lot 6 to prevent direct access to the Easthaven Short Plat private driveway. The fencing detail and location shall be identified on the final landscaping plan. 8. The applicant shall demonstrate compliance with the maximum retaining wall height standards. A final detailed grading plan shall be submitted to and approved by the City of Renton Project Manager prior to issuance of a construction permit. Alternatively, the applicant may submit a formal request for modification to staff for consideration to deviate from the retaining wall height standards of the code. Hex Report City of Renton Department of <a,,unity & Economic Development SENZA LAKEVIEW PRELIMINAl1WLAT Report of June 14, 2016 • Hearing Examiner Recommendation LUA16·000165, ECF, PP, SM Page 27 of 27 9. The applicant shall provide a pathway to connect the common open space tract to the development. The pathway shall be a minimum three feet (3') in width and made of paved asphalt, concrete, or porous material such as porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. In addition, one easily accessible amenity, such as a park bench (no structures), shall be provided within the open space area. The details of the amenity shall be identified on the final landscaping plan for review and approval by the Current Planning Project Manager, prior to construction permit issuance. 10. The applicant install a temporary sign from grading and utility construction permit through building permit occupancy that discourages unnecessary or unwarranted trips onto the private drive, serving 3818, 3824, 3830, and 3836 Lake Washington Blvd N. The details of the sign and location must be submitted to and approved by the City of Renton Project Manager prior to issuance of a construction permit. 11. The applicant shall orient the front fa~ades, of the houses to be constructed on Lots 3-6, to Lake Washington Blvd N. A note to this effect shall be recorded on the face of the Plat map. 12. The applicant shall create a Home Owners Association ("HOA") that retains or improves the existing vegetation within the open space tract. A draft HOA document has been submitted as part of the application. A final HOA shall be submitted to, and approved by, the City of Renton Project Manager and the City Attorney prior to Final Plat recording. Such documents shall be recorded concurrently with the Final Plat. Hex Report • Project Name: • CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT REPORT TO THE HEARING EXAMINER EXHIBITS Project Number: Senza Lakeview Preliminary Plat LUA16-000165, ECF, PP, SM Date of Meeting June 14, 2016 Exhibits: Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 Exhibit 15 Exhibit 16 Exhibit 17 Exhibit 18 Exhibit 19 Exhibit 20 Exhibit 21 ERC Report Staff Contact Clark H. Close Senior Planner Project Applicant Jamie Schroeder, PE, CPH Consultants, 11431 Willows Rd NE, Suite 120, Redmond, WA 98052 Senza Lakeview Preliminary Plat Plan Neighborhood Detail Map Topography Map Preliminary Landscaping Plan (Sheets 1-5) Preliminary Grading Plan Preliminary Utility Plan Preliminary Drainage Control Plan Preliminary Road Profiles Preliminary Road Sections Project Location 3907 Park Ave N, Renton, WA 98056 Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated September 17, 2015) Preliminary Technical Information Report prepared by CPH Consultants (dated February 25, 2015) Trip Generation and Traffic Assessment prepared by Transportation Engineering Northwest (TENW) (dated February 18, 2016) Arborist Report prepared by American Forest Management (AFM) (dated February 9, 2016) Critical Areas Determination Report prepared by Wetland Resources, Inc. (dated April 5, 2016) Response to WDFW Comments prepared by Wetland Resources, Inc. (dated April 15, 2016) Construction Mitigation Description Advisory Notes to Applicant Hearing Examiner Staff Recommendation (dated June 14, 2016) Renton School District Capacity Public Comment from Petett and staffs response letter (dated March 14, 2016) -----~RentOil ® Exhibit 22 Exhibit 23 Exhibit 24 Exhibit 25 Exhibit 26 Exhibit 27 Exhibit 28 Exhibit 29 Exhibit 30 • • Page 2 Public Comment from Gough and staff's response letter (dated March 15, 2016) Public Comment from Denney and staffs response letter (dated April 6, 2016) Public Comment from Qaasim and staffs response letter (dated April 6, 2016) Washington Department of Fish and Wildlife (WDFW) comments (dated March 16, 2016) Environmental "SEPA" Determination, ERC Mitigation Measures and Advisory Notes Advisory Notes to the Applicant: Traffic Concurrency Affidavit of posting and mailing Cl-73 (Revised) Residential Building Height Easthaven Short Plat private driveway (Recording No. 9711109001) -----~RentOil ® DEPARTMENT OF COMMIITY AND ECONOMIC DEVELOPMENT -------•-Renton® ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Nome: Project Number: Project Manager: Owner: Applicant/Contact: Project Location: Project Summary: Site Area: STAFF RECOMMENDATION: Full Document Available Upon Request ERC REPORT 16-000165 May 2, 2016 Senza Lakeview Preliminary Plat LUA16-00016S, ECF, PP, SM Clark H. Close, Senior Planner ICap Lakeview, LLC, 3535 Factoria Blvd SE, Suite 500, Bellevue, WA 98006 Jamie Schroeder, PE, CPH Consultants, 11431 Willows Rd NE, Suite 120, · Redmond, WA 98052 3907 Park Ave N, Renton WA 98056 The applicant is requesting Preliminary Plat, SEPA Environmental Review and a Shoreline Substantial Development Permit for approval of a 17-lot subdivision. The 3.83 acre site is located at 3907 Park Ave N within the Residential-6 zoning district. The parcels are proposed to be divided into 17 residential lots, a water quality tract, and an open space tract. The vault tract, located at the northwest corner of the site would discharge to the City storm water system and eventually flow to Lake Washington roughly 1/8 mile downstream. The applicant would dedicate 27,507 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 7,000 sf to 9,531 sf with an average lot size of 7,470 sf. The plat would result in a net density of 5.3 du/ac. The project site is fronted by N 40th St to the north, Park Ave N to the east, and Lake Washington Blvd N to the west. Access to the site would be gained by a new public roadway (Road A) off of N 40th St. There are moderate landslide hazards and steep slopes mapped in the area. Frontage improvements along Lake Washington Blvd N are within 200 ft of Lake Washington or the regulated shoreline (Lake Washington Reach D). There are no known indications of unstable soils in the immediate vicinity of the site. Soils consist of medium dense to dense, silty sand with gravel consistent with Vashon till. The site slopes generally east to west across the property at slopes ranging from 1-40% with a total fall of approximately 70 ft. The existing homes have been or are in various stages of being demolished. The applicant has proposed to retain five (5) of the 40 significant trees onsite. The applicant has submitted a Technical Information Report, Arborist Report, Traffic Assessment, and a Geotechnical Engineering Study with the application. 166,835 SF (3.83 acres) Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). Exhibit 1 ~--------------------- 'I' f l:lfii ! ; !! ;; ; s i ! ' II ~ '', ;; d I,, t,, ~ .. ~ l ,,,1, ~ ~~;;i I !~g~ .:ir .. 0 (1t/llJUHV H0"3110:J) ,; , • N3flN3A'vmlVd ·~~ ;;~~~~~~\;: ll ,,. i j l ' • I • ! ! , ; ! l i ; j ' ' ' • ' ' ~ ! j I ! • ' g ' ' ' g ~ ~ I ! ; ~ ' • • I ! ,j ! 0 • l i~ :: ~. ' ' ~e .i ,. t '., ::{ ,l ,, I ., '1 " h a t~ • I, N t; m .... ::c >< w -"'~ I - r I I I I -- - ---. . . .. ---··· ---·- ' 3N 3nN3AV N-= n I I I '3N"itJN3A .. ~ I I .. . ' ' ~ z -~-'I " _. • n ~=-· . U r;.' u . ' ,r,11 •• •e I' • ·11·f '" I "' . ·iii ....... • ' . . 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' I ' ' i ' ' ....l!!H~--_:11 .,,.,,, ... :· , , , • , ', I ' ' , ' / \ • ' ' • • ' ' L lf ~ '· • ' ,;, ~ '-t::: I ' PARK AVENUE NORTH ,c,r 10 JDi!E ~ g ,, NEW ON-SITE ROAD (LIMITED RESIDENTIAL ACCESS) ,c,r111sc:01L .,._ "- - ..,,_ .... { ' ' =1----- "- -"- '<"' PTN. OF SW .1/4 OF NW 1/4 OF SEC. 32, TWP 24 N, R5E W.M. SENZA LAKEVIEW CITY OF RENTON KING COUNTY, WASHINGTON ,,_ LAKE WASHINGTON QlYD (COLLECTOR ARTERIAL ROAD) NOr IIIJCAU: ~ ,: r " r :-.,;.,-. -LA_--, ---- su, ,._ "- "- ,, ,, • IUlilli NORTH 40TH smm (COLLECTOR ARTERIAL ROAD) .orro= -,& • ~ 1""-1.j :=, ' .,. ; ';.t ,:.,S.:· • PRB.JMlNARY ROAD SECTIONS CPIH ~~-~--------~~--j~----~ UC 1--J ... n: I .,,,,_ 1 .... 1<><-i-~-:-:,:sr;u11:Y:1 EXHIBIT 10 CONSULTANTS !o,.,.,.., •• .,..:,,c._ ..,....ec._.,.,.....,.._, '""].:'.;;;.-';;'.,t''~ . --:'.:';"'.'::-:·.;';':"· . .. ~ -.: cm,n.-aua .... _..._ siu.o It IM:U'5 ,It ,u UHl--$1Q1~ .. _, -, (<151 IU--VIIII ru C•l!! eu-11m ~ ~IIOTU)I ..... U:--~':-1_ ~----------------------------------- • I \ PREPARED FOR iCAP EQUITY, LLC September 17, 2015 Keven D. Hoffmann, E.I.T. Project Engineer Raymond A. Coglas, P.E. Principal • Full Document Available upon Request GEOTECHNICAL ENGINEERING STUDY PROPOSED RESIDENTIAL DEVELOPMENT 3908 & 3916 LAKE WASHINGTON BOULEVARD NORTH & 3907 PARK AVENUE NORTH RENTON, WASHINGTON ES-4088 Earth Solutions NW, LLC 1805 -1361h Place Northeast, Suite 201 Bellevue, Washington 98005 Phone: 425-449-4704 Fax: 425-449-4711 Toll Free: 866-336-8710 EXHIBIT 11 • CPH CONSULTANTS 11431 WILLOWS ROAD NE, SU\TE 120 REDMOND, WA 98052 r.(425)205-2390 I r.1425)285-2389 www cohconsulronts com • Full Document Available upon Request SENZA LAKEVIEW RENTON, WASHINGTON PRELIMINARY TECHNICAL INFORMATION REPORT February 25, 2016 Prepared For: iCap Lakeview, LLC 3535 Factoria Blvd SE, Suite 500 Bellevue, WA 98006 Prepared By: CPH Consultants Jamie 8. Schroeder, PE Bryce Bessette, EIT CPH Project No. 01 39-1 5-001 ?Jr1::..... o~,::- EXHIBIT 12 Site Planning Civil Engineering Project Monogement land Development Consuhing • MEMORANDUM DATE: February 18, 2016 TO: Clark Close City of Renton FROM: Jeff Schramm TENW • ~ TENW Transportation Engineering Northwest Full Document Available upon Request SUBJECT: Trip Generation and Traffic Assessment for the proposed Kennydale Residential TENW Project #5119 This memorandum documents the traffic assessment conducted for the proposed 17-unit Kennydale Residential proiect including a project description, trip generation estimate, proiecl trip distribution, and impact lee calculation. Project Description The proposed Kennydale residential project site is located east of lake Washington Boulevard N, west of Park Avenue N, and south of NE 4Qth Street in Renton os shown in the Attachment A site vicinity. The project proposes 17 single-family detached dwelling units on a site thot is currently occupied by three single-family homes, all of which would be removed. Vehicular access to the site would be provided via a new proposed residential rood on NE 40th Street. Full proiecl buildout is expected in 2017. A preliminary site plan is provided in Attachment B. Trip Generation The trip generation estimate for the proposed Kennydale Residential project was based on trip rates and equations published in the Institute of Transportation Engineers IITEJ Trip Genera/ion Manual, 9th edition for Land Use Cade (LUC) 210 (Single-Family Detached Housing). The weekday daily, AM and PM peak hour trip generation estimates associated with the proposed project ore summarized in Table 1. Table 1 Trip Generation Summary -Kennydale Residential Net New Trips Generated Time Period Weekday Daily Weekday AM Peak Hour Weekday PM Peak Hour tn 82 3 10 fransporl 11400SE 8• S EXHIBIT 13 Out 82 8 7 Total 164 11 17 1Jions 889-6747 • • Full Document Available upon Request AFM Amc1·ican Fo1·cst i\lanagement lH 15 NE 128"' St Suite 110 Kirkland WA 9803{ • (+25)820-3420 • F A..'C (+25)820-3437 "'"\Yv; .an1ericanforestmanagement. com ARBORIST REPORT/TREE PLAN FOR KENNYDALE PROJECT PARCELS 3342700415, --420, --425, --427 RENTON,WA February 9, 2016 EXHIBIT 14 • • • .~ v::e:,~~-!:.~~.:!_l!C. April 5, 2016 iCap Equity, LLC Attn: Barbara Rodgers 10900 NE 8th St, # 1000 Bellevue, WA 98004 CITY OF RENTON RECEIVED APR t 6 2016 OEVELOPMENT SERVICES Full Document Available upon Request 9505 19th Avenue S.E. Suite 106 Everett, Washington 98208 (425) 337.3174 Fax (425) 337-3045 RE: Critical Areas Determination Report for King County parcels 3342700415, 420,425,427 INTRODUCTION iCap Equity, LLC contracted Wetland Resources, Inc. (WR.I) to perform a wetland determination within and surrounding the aforementioned 3.83-acre parcels, located in the City of Renton, WA. The purpose of the visit was to evaluate and locate jurisclictional wetlands and streams on and in the vicinity of the property, to document the findings in a brief letter, and to address off-site wetland concerns brought up during the SEPA Environmental Review public comment period. The site visit occurred on April, 1 2016. Access is from an existing driveway extending south from N 40th St. The Public Land Swvey System (PLSS) locator for the subject property is Section 32, Township 24N, Range 05E, W.M. Figure 1: Aerial Overview of the Subject Property Wetland Resources, Inc. April 7, 2016 1 EXHIBIT 15 iCap Senza WRI #16072 • • Full Document Available upon Request !~ \!ltfrth11d R.eso11rce8, 111c. f_ /h Oellneation I Mitigation/ Restoration I Habitat Creation/ Permit Assistance 9505 19th Avenue S.E. ·,r April 15, 2016 iCAP Equity LLC Attn: Barbara Rodgers 10900 NE Blh Street, #1000 Bellevue, WA 98004 CITY OF RENTON RECEIVED APR t 5 2016 DEVELOPMENT SERVICES Suite 106 Everett, Washington 98208 (425) 337-3174 Fax ( 425) 337-3045 RE: "On Hold" Notice for Senza Lakeview Prellininary Plat, LUA16- 000165, ECF, PP, SM Introduction Wetland Resources, Inc. was hired to respond to a recent review comment letter (On Hold Notice, dated April 5th, 2016) sent by City of Renton Planning Staff (Clark Close) to Jamie Schroeder (CPH Consultants). The "on hold" letter asks the applicant to respond to Washington Department of Fish and Wildlife comments made as part of their review of the SEPA checklist prepared for this project. WDFW made two substantive comments, which are paraphrased as follows: • • Confirm that the outfall meets WAC 222-660-260 rules for the protection of fish life . Locate the outfall above the ordinary high water mark for Lake Washington or outfit with a device to prevent entry of fish. Background Information The stormwater plan for the Senza plat ties in with the existing storm system upstream of the confluence with Lake Washington. Bows from the Senza property will enter an open channel on the east side of Lake Washington Blvd N and travel northeast to the intersection ofN 40th street and Lake Washington Blvd N. The channel enters a catch basin and flows subsurface to the confluence with Lake Washington, located in the vicinity of Tract 051850TR-A. The outfall is an 30-inch-diameter ductile iron pipe that was constructed in 2007 as part of the Barbee Mill subdivision, and appears to be part of the municipal storm system. Field Investigation On April 12, 2016, Wetland Resources, Inc. visited the location where the existing outfall meets Lake Washington. The purpose of the site visit was to determine the ordinary high water mark (OHWM) of Lake Washington relative to the outfall pipe that will convey flows from the project site. If the invert elevation of the pipe is lower than the elevation of the OHWM, then a fish exclusion device would be necessary. EXHIBIT 16 ----, • Proposed Construdion Dates • Senza Lakeview Construction Mitigation Description Grading and road construction will start upon approval of construction plans fall of 2016. Hours of Operation for Single Family Construdion Sita Per City of Renton: Monday -Friday: Saturday: Sunday: 7am-8pm 9am-8pm None Proposed Hauling/Transportation Routes All equipment materials and laborers will enter the site off N 40"' Street. A detailed haul route will be provided by the contractor selected to construct the improvements. It is anticipated that the haul route would be via 1-405 to Exit 7 (NE 44th Street) west from the off ramp. Heading southwest on NE 44"' Street the roadway turns into Lake Washington Blvd, and then N 40th Street If a few hundred feet down the road on the east side of Lake Washington Blvd. Measures to be implemented to minimize dust, traffic and transportation impacts, mud, noise, and other noxious charaderistics Dust: Best management practices will be used to minimize dust on the construction site. Water trucks or metered fire hoses will be used as needed to wet down the areas used by construction equipment. Disturbed slopes will be hydroseeded per the Erosion/Sedimentation Control Plan to control dust. Traffic: During road and building construction, the traffic entering and leaving the site will consist of subcontractors and deliveries. When arriving for work, the subcontractors will be travelling opposite the majority of traffic leaving the Senza Lakeview Neighborhood, and materials are primarily delivered at off peak hours during the day. None of these operations are anticipated to have a significant impact an the peak or non-peak hour traffic in the area. Any special hours proposed for construdion or hauling There are no special hours proposed for construction or hauling without prior approval from the City of Renton. Preliminary Traffic Control Plan General access to the property will be from N 40th Street. It is anticipated that the existing roadway will remain open during construction and access to the properties along N 401h Street will be maintained. Traffic Control is anticipated to consist of occasional single lane closures along Lake Washington Blvd, N 40th Street, and Park Avenue N. A standard one~lane, two~way traffic control with floggers may be used similar to WSDOT Plan TCl. Preliminary Plat Application CPH P,oject No. 0139-15-001 EXHIBIT 17 Page 1 of 1 ---------, • ADVISORY NOTES TO APP.ANT LUA16-000165 ---------Renton@ Application Date: March 04, 2016 Name: Senza Lakeview Site Address: 3916 Lake Washington Blvd N Renton, WA 98056-1581 PLAN -Planning Review -Land Use Version 1 I April 28, 2016 Police Plan Review Comments Contact: Cyndie Parks I 425-430-7521 I cparks@rentonwa.gov Recommendations: Minimal imoact on oollce services. Community Services Review Comments Contact: Leslie Bettach I 425-430-6619 I LBettach@rentonwa:gov Recommendations: 1. Parks Impact fee per Ordinance 5670 applles. 2. Access to the existing Bike Lane(s) along Lake Washington Blvd. shall be maintained during construction. If necessary, coordinate and sign a detour route. Restore to original /better condition upon completion. 3. Street trees: Space trees 50 feet on center. Each street should contain a different tree species using trees that attain a large mature height. Scace trees no closer than 40 feet from Intersections and stoo sl11ns alld 30 feet from street IJnhts. Fire Review -Building Comments Contact: Corey Thomas I 425-430-7024 I cthomas@rentonwa.gov Recommendations: Environmental Impact Comments: 1. The fire Impact fees are appllcable at the rate of $495.10 per single family unit. This fee is paid at time of building pennlt issuance. Credit will be granted for the existing homes to be retained. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants If the fire flow goes up to 1,500 gpm. It appears there Is adequate fire flow In this area. There is no existing water main In Lake Washington Boulevard North. 2. Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 322 psi point loading. Access is required within 150 feet of all points on the bulldlngs. Approved apparatus turnarounds are required for dead end roads exceeding 150 feet. Hammerhead turnarounds are allowed for dead end streets uo to 300 feet Iona. Planning Review Comments Contact: Clark Close 1425-430-72891 cclose@rentonwa.gov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Fri~ay unless otherwise approved by the Development Services Division. 2. New single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be pennitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work wlll occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the pennit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre Is being deared. 5. The applicant may not fill, excavate, stack or store any equipment. dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the erea defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eaole Mananement Guidelines (2007) and /or your U.S. Fish and Wildlife Service nermil Engineering Review Comments Contact: Ann Fowler 1425-430-7382 I afowler@rentonwa.gov Recommendations: I have reviewed the application for the Senza Lakeview Subdivision at 3908 & 3916 Lake Washington Boulevard North and 3907 Park Avenue North (APN's 334270 0415, 0425, 0420. and 0427 (vacant land)) and have the following comments: Ran: April 28, 2016 EXHIBIT 18 Page lofS ~----------------------------------- ADVISORY NOTES TO APP.ANT LUA 16-000165 ----::::=--:----------Renton® • PLAN • Planning Review • Land Use Version 1 I April 28, 2016 Engineering Review Comments Contact: Ann Fowler I 425-430-7382 I afowler@rentonwa.gov EXISTING CONDITIONS Water Water service Is provided by the City of Renton. Sewer Wastewater service is provided by the City of Renton. Storm The existing properties do not contain stonnweter facillties. There are stormwater mains located In Lake Washington Blvd, N 40th Street and Park Avenue N. CODE REQUIREMENTS WATER 1. The proposed water main Improvements as shown on the composite utilities civ!I plan submitted with the Land Use Application within the site provides the required 8 inch water main extension into the development, connecting the existing 12 inch water main located in N 40th Street and the existing 8 Inch water main located in an easement along the south property line. Staff comments: I. The proposal shows water service lines connecting to lots 3 and 4 as being curved and installed from the 8 inch main located In Road B. Water service lines shall not be Installed cu,ved. ii. Extend the 8 Inch water main to the north end of the hammerhead on Road B and add an 8 Inch end cap and 2 Inch blow off. iii. The water main extension from the 8 inch water main from the south property line shall not be installed along the common lot line. A 5 foot offset from the property line is required. 2. Installation of fire hydrants within 300 feet of each lot is required by Renton Fire Prevention Departmenl The number and location of new hydrants will be dependent upon the finished square footage of the homes. 3. Each lot shall have a separate meter. The project proposes one 1 Inch water service line and meter to each lot, for a total of fourteen (14) new domestic water service lines and meters (credit will be given for the (3) water service lines and meters serving the existing properties). 4. The development Is subject to applicable water system development charges and meter installation fees based on the size of the water meters. a. Water system development charges for each proposed 1 inch domestic water service is $3,245.00 per meter or $55, 165.00 for (17) 1 inch meters. b. A redevelopment credit of the water system development charges In the amount of $3,245.00 will be applied to each of the (3) existing % inch meters to 3908 and 3916 Lake Washington Blvd and 3907 Park Ave N If they are abandoned and capped at the main line. c. The total water SOC fee Is $45,430.00. This Is payable at construction pennit Issuance. 5. Water service JnstallaUon charges for each proposed 1 Inch water service is $2,850.00 per meter. The total water service Installation fee is $48,450.00. This is payable at construction permit issuance. 6. Drop In meter fee Is $460.00 per meter. The total water drop in meter fee is $7,820.00. This is payable at Issuance of the building permit. 7. Additional water system development charges and water meter charges will apply If a landscape irrigation meter Is required and Is based on the size of the meter. SEWER 1. There is an 8 inch sanitary sewer main in Park Ave N, an 8 inch main in N 40th Street and a 10 Inch main in Lake Washington Blvd. The applicant has proposed an 8 inch extension from the sanitary sewer main in N 40th Street to provide sanitary sewer service to each of the internal lots. The project proposes to connect lots 3 through 6 to the existing 10 inch main in Lake Washington Blvd, lots 14 through 16 to the existing 8 inch main in Park Ave N and Jots 17 and 18 to the existing a inch main in N 40th Streel Staff Comments: i. Each lot shall be served by an individual side sewer, dual side sewers are not allowed. ii. The side sewers to serve lots 5 and 6, which are shown to be installed through the Open Space Tract, shall be in a dedicated 15 foot sewer easement 2. All existing side sewers will be required to be cut and capped during demolition of the properties. New side sewers shall be installed to serve each individual property. Staff Comments: I. There are existing concrete side sewers not serving any homes which were installed on N 40th Street and Lake Washington Blvd as part of the City's LID project (see As built ltS 0142) and shall be cut and capped at the main as part of the project development. 3. The development is proposing connection of 14 new single family residences (17 new single family homes, 3 existing homes to be removed). Credit will be provided for the 3 existing homes connected to the City sewer service. 4. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SOC fee far a 1 inch meter is $2,242.00 per meter. The total fee is $38,114.00 for (17) 1 inch meters. b. A redevelopment credit of the wastewater system development charges in the amount of $2,242.00 will be applied to each of the (3) Ran: April 28, 2016 Page 2 of 5 ~-------------------- • ADVISORY NOTES TO APP.ANT LUA16-000165 --------Renton® PLAN -Planning Review -Land Use Version 1 I April 28, 2016 Engineering Review Ci>ininents Contact: Ann Fowler I 425430-73821 afowler@rehtonwa.gov existing meters to 3908 and 3916 Lake Washlngton Blvd end 3907 Park Ave N If they are abandoned and capped at the main llne. c. The total water SOC fee ls $31,388.00. This is payable at construction permit Issuance. SURFACE WATER 1. A surface water development fee of $1,485.00 per new single family residence will apply. The project proposes the addJUon of 14 new residences (17 new single family homes, 3 existing homes to be removed). The estimated total fee Is $20,790.00. This Is subject to final design and payable prior to Issuance of the utility constructlon permit. 2. A drainage report. dated February 25, 2016, was submitted by CPH Consultants with the site plan application. Based on the City of Renton's flow control map, this site falls within the Peak Rate Flow Control Duration Standard for Existing Conditions. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core requirements and five of the six special requirements have been discussed In the provided drainage report. Staff Comments: I. Applicant shall include discussion of core requirement #6 in the final drainage report. CR tt6 relates to the aquifer protection area, which is not applicable to this site, but it should be noted as such in the report. 3. Runoff from the existing site includes three single family residences where no stormwater infrastructure currently exists on site. Runoff from the site sheet flows north and west Into a ditch and catch basin at the intersection of Lake Washington Blvd N and N 40th St at the northwest comer of the site. It then flows approxlmately 540 feet through a series of concrete pipes untll it discharges Into Lake Washington. 4. A geotechnlcal report, dated September 17, 2015, completed by Earth Solutions NW, LLC for the site has been provided. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented in this report discount the use of full infiltration due to the underlying dense glacial till soil. 5. The project site Is located within the East Lake Washington drainage basin and the flowpath from the project site discharge point is less than a half mile to the 100 year floodplain of Lake Washington and qualifies for the direct discharge exempUon In accordance with Section 1.2.3.1 of the City Amendments to the KCSWDM and must adhere to all requirements thereof. Staff Comments: i. The conveyance system analysis provided in the prelimlnary Technical Information Report (TIR) does not provide a complete analysis of the system to the outfall In Lake Washington In accordance with the requirements for the direct discharge exemption as outlined In Section 1.2.3 of the 2009 KCSWDM. Applicant shall provide a complete conveyance system anatysls, Including new conveyance pipes within the proposed development and existing conveyance pipes from the development boundary to the outfall In Lake Washington. Applicant shall demonstrate the outfall is adequately sized to support the added run off from the development 6. The development Is required to provide basic water quality treatment prior to discharge. Project water quality treatment will consist of conveyance to a Contech StormFilter system prior to connection to the existing 18 inCh concrete stormwater main located at the Intersection of Lake Washington Blvd and N 40th St. Staff Comments: i. Presettling shall be provided per Section 6.5.1 of the 2009 KCSWDM. Ii. The conveyance and water quality systems shall be designed in accordance with the KCSWOM and the City of Renton Amendments to the manual that is current at the time of utility construction permit applfcatlon. iii. A maintenance access road is required to the stonnwater facilities in the proposed stom, tract and shall be In accordance with the design requirements outlined in the KCSWDM. 7. No downstream flooding or erosion issues were identified in the drainage report. Additional Staff Comments: i. Storm drainage pipes shall not be located beneath the landscape strip or sidewalk. Relocate the lines Into the paved roadway and provide solid round locking lids where required. ii. Roof drains require a minimum 10 foot easement Applicant shall provide details on how the roof drains will be connected into the public stonn drain system. Such connections shall be in accordance with City of Renton standards and the 2009 KCSWDM. iii. The development shall not create protected slopes as defined by RMC 4 3 050. iv. Grading shall be in accordance with RMC 4 4 060. TRANSPORTATION 1. The proposed development fronts Lake Washington Boulevard North along the west property llnes. Lake Washington Boulevard is classified as a Collector Arterial Road. Existing right of way (ROW) width is approximately 60 feet. To meet the City's complete street standards for collector arterial streets, minimum right of way width is 83 feet. Dedication of 11.5 feet of right of way would be required. However, the City's transportation group has determined and will support a lesser standard to match the established standard street section for Lake Washington Blvd N. The City established standard street section for Lake Washington Blvd N, which shall be installed by the developer as part of the proposed short plat, will allow a pavement width of 36 feet. 8 foot planting strips, 8 foot sidewalks, and 0.5 foot Ran: April 28, 2016 Page 3 of S • ADVISORY NOTES TO APPL.NT LUA16-000165 --------Ifenton ® PLAN -Planning Review -Land Use Version 1 I April 28, 2016 Engineering Review Comments Contact: Ann Fowler j 425430-7382 f afowler@reritonwa.gov curb. This recommendation results in a total right of way width of 69 feet, requiring 4.5 feet of ROW dedication. Applicant will need to submit an application to the City requesting a modification of the street frontage Improvements as outline In City code 4 9 250C5d. Staff Comments: I. Applicant will need to submit an appllcation to the City requesting a modlflcation of the street frontage Improvements as ouU\ned in City code 4 9 250C5d. ii. The plat shows 2 feet of dedication along Lake Washington Blvd N. and a 5 foot sidewalk. The plans will need to be updated to provide the required 4.5 feet of dedication and 8 foot sidewalk for submittal of the construction permit application. ill. The established street section does not Include a parklng lane. If parking Is required for the development along Lake Washington Blvd N, additional ROW dedication wilt be required. 2. The proposed development fronts North 40th Street along the north property Unes. North 40th Street Is classified as a Collector Arterial Road. Existing right of way (ROW) width is approximately 60 feet. To meet the City's complete street standards for collector arterial streets, minimum right of way width ls 83 feet. Dedication of 11.5 feet of right of way would be required. However, the City's transportation group has determined and will support a lesser standard to match the established street section for North 40th Street. The City established street section for North 40th Street, which shall be installed by the developer as part of the proposed short plat, wlll allow a pavement width of 36 feet, 8 foot planting strips, 5 foot sidewalks, and 0.5 foot curb. This recommendation results In a total right of way width of 63 feet. requiring 1.5 feet of ROW dedication. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outline In City code 4 9 250C5d. Staff Comments: I. Applicant will need to submit an application to the City requesting a modification of the street frontage Improvements as outlined in City code 4 9 250C5d. ii. The proposed street section does not include a parking lane. Since parking is not allowed within the development, parking for the development can be located along North 40th Street. The designed street section will need to be revised to Include one.6 foot parking lane on the development side of the street. ROW width, as dedicated, will provide sufficient pavement width for one 6 foot parking lane on the south side of the roadway. 3. The proposed development fronts Park Avenue North along the east property lines. Park Avenue North is classified as a Collector Arterial Road. Existing right of way (ROW) width is approximately 50 feet. To meet the City's complete street standards for collector arterial streets, minimum right of way wtdth is 83 feet. Dedication of 16.5 feet of right of way would be required. However, the City's transportation group has detennined and will support a lesser standard to match the established street section for Park Ave N. The City established street section for Park Ave N, which shall be Installed by the developer as part of the proposed short plat, will allow a pavement width of 36 feet, 8 foot planting strips, 5 foot sidewalks, and 0.5 foot curb. This recommendation results in a total right of way width of 63 feet. requiring 6.5 feet of ROW dedication. Staff Comments: i. Appl!cant wlll need to submit an application to the City requesting a modification of the street frontage Improvements as outlined In City code 4 9 250C5d. ii. The proposed street section does not include a parking lane. Since parking is not allowed within the development, parking for the development can be located along Park Avenue North. The designed street section will need to be revised to include one 6 foot parking lane on the development side of the street. ROW width, as dedicated, will provide sufficient pavement width for one 6 foot parking lane on the west side of the roadway. 4. Two limited residential access roads (Road A and Road B) with 20 feet of paved roadway width and a hammerhead turnaround at the end of Road B have been proposed as the primary access for the intemal lots of the development. Staff Comments: i. The hammerhead turnaround shall be designed in accordance with City of Renton Fire Department standards. ii. Emergency services access within 150 feet of all homes via a 20 foot paved roadway is required. As such, parking is not allowed along the internal access road proposed for the project. 5. ADA access ramps shall be installed at all street crossings. Ramps are not shown at the intersection of Road Band Road C. A companion ramp is required along the east side of Road A for the ramp located at the southwest comer of the intersection of Road A and Road B. Ramps shall be oriented to provide direct pedestrian crossings. Additional ramps are required at all comer Intersections (two ramps per curb return). Driveway locations may need to be adjusted to accommodate the required access ramps. 6. Street lighting and street trees are required to meet current city standards. Lighting plans were not submitted with the land use application and will be reviewed during the construction utility permit review. 7. A traffic analysis dated February 18, 2016, was provided by Transportation Engineering Northwest (TENW). The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed development would average 164 new daily vehicie trips. Weekday peak hour AM trips would generate 11 new vehicle trips, with 8 vehicles leaving and 3 vehicles entering the site. Weekday peak hour PM trips would generate Ran: April 28, 2016 Page 4 of 5 • ADVISORY NOTES TO APP.ANT LUA 16-000165 ------lfenton ® PLAN • Planning Review • Land Use Version 1 I April 28, 2016 Engineering Review Comments Contact: Ann Fowler 1425-430-73821 afowler@rentonwa.gov· 17 new vehicle trips, with 1 O vehicles entertng and 7 vehicles exlsUng the site. As detailed In the report the proposed project Is not expected to lower the levels of service of the surrounding intersections lnciuded In the traffic study. Increased traffic created by the development will be mitigated by payment of transportation impact fees. 8. Refer to City code 4 4 080 regarding driveway regulations. Driveways shall be designed In accordance with City standard plans 104.1 and 104.2. 9. Payment of the transportation Impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee is $2,951.17 per dwelling unit for single family homes. The project proposes the addition of 14 new residences (17 new single family homes, 3 existing homes to be removed). The estimated total fee Is $41,316.38. Traffic impact fees will be owed St the time of building permit issuance. Fees are subject to change. The transportation Impact fee that is current at the time of building permit application will be levied. 10. Paving and trench restoration shall comply wtth the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Adequate separation between utilltles shall be provided in accordance with code requirements. a. 7 ft mlnlmum horizontal and 1 ft vertical separation between storm and other utilities is required with the exception of water lines which require 1 O ft horizontal and 1.5 ft vertical. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall confinn to the Renton Drafting Standards. A licensed Civll Engineer shall prepare the civil plans. 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of these franchise utilities must be Inspected and a .... roved bv a Cltv of Renton lnsnector. Ran: April 28, 2016 Page 5 of 5 Clark Close From: Sent: To: Cc: Subject: See response in red below. • • Randy Matheson <randy.matheson@rentonschools.us> Thursday, June 02, 2016 3:13 PM Sabrina Mirante Clark Close RE: City of Renton Notice of Preliminary Plat & School Information Request -Senza Lakeview Preliminary Plat Randy Matheson, Executive Director, Community Relations Renton School District I 300 SW 7th Street, Renton WA 98057 I 425.204.2345 I randy.mathesOn@rentonschools.us I www.rentonschools.us I Em 8/~ ITJ~!'.l!QD SCHOOL INFORMATION REQUEST Subject: Senza Lakeview Preliminary Plat LUA16-000165, ECF, PP, SM The City of Renton's Department of Community and Economic Development (CED) has received an application for a preliminary planned urban development located at 3907 Park Ave N, Renton, WA 98056. Please see the attached Notice of Application for further details. In order to process this application, CED needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 or fax to (425) 430-7300, by March 25, 2016 Elementary School: Hazelwood Elementary School (School bus transportation provided) Middle School: McKnight Middle School (School bus transportation provided) High School: Hazen High School (School bus transportation provided) Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes YES No_. Any Comments: ____________________________ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7289. Exhibit 20 1 Clark Close From: Sent: To: Subject: Attachments: Hi Clark, • Scott Petett <scottpetettdc@comcast.net> Friday, March 11, 2016 2:09 PM Clark Close; Ed Prince; Armondo Pavone Senza Lakeview Preliminary Plat Landscape Color.pdf • Has the City considered having Lot 6 be part of the open space? Lot 6 has 50 year old decorative plants and trees that are truly beautiful and would be a wonderful open space for this community. As you may know, this was the front yard of the Hunt family. This would offer better 'access for the pedestrian traffic for this new community to enjoy their open space, Lake Washington Blvd and the future King County Rail trail. This also might help rectify any problems of backyard sidewalk interface on Lake Washington Blvd by consolidating access to one area. With this 17 lot proposal, does this comply with the City's re-zoning of these property's to R-6? I appreciate your time. Scott Petett, D.C. https://www .google.com/maps/place/3 824+Lake+ Washington+Blvd+N. +Renton, +WA +98056/@4 7 .5268509 ,- l 22.2040123, 78m/data=! 3ml ! le3!4m2!3ml ! ls0x549069b24273dffd:Oxeee85c9da08eed73!6ml ! lei From: Clark Close [mailto:CClose@Rentonwa.gov) Sent: Wednesday, March 09, 2016 4:57 PM To: 'scottpetettdc@comcast.net' <scottpetettdc@comcast.net> Subject: Senza Lakeview Preliminary Plat Scott, Please find attached submittal items for Senza Lakeview Preliminary Plat (LUA16-000165). The complete submittal item packet is 65 MB which is too large to email. I've narrowed submittal items into a short list to fit into two emails. Let me know if I can provide you with any additional information or let me know if you would be like to become a party of record to receive future communication about this project. Thanks, Clark H. Close City of Renton -Current Planning Senior Planner 1055 South Grady Way Renton, WA 98057 Tel: 425-430-7289 Fax: 425-430-7300 cclose@rentonwa.gov Exhibit 21 1 Denis Law Mayor March 14, 2016 Scott Petett, D.C. • 10622 SE Carr Rd, Suite A Renton, WA 98055 Community & Economic Development Department C.E."Chip"Vincent, Administrator SUBJECT: SENZA LAKEVIEW PRELIMINARY PLAT COMMENT RESPONSE LETIER LUA16-000165, ECF, PP, SM Dear Mr. Petett: Thank you for your comments received March 11, 2016 related to the Senza Lakeview Preliminary Plat wherein you raised concerns regarding the proposed project. Your email will be added to the public record for consideration by the reviewing official and you have been added as a party of record. To address your open space and density concerns the applicant will be required to demonstrate compliance with the City's development regulations as well as Washington State's Environmental Policy Act (SEPA)' which Include requirements for mitigation for impacts caused by the development. The City will provide analysis of the proposal in three upcoming documents: the Environmental Review Committee Report, the Staff Recommendation the Hearing Examiner, and the Hearing Examiner Decision (Final Decision). You will receive copies of all correspondence. This matter is tentatively scheduled for consideration by the Environmental Review Committee on April 11, 2016. In addition, this matter is tentatively scheduled for a Public Hearing on May 10, 2016 at 11:00 am at Renton City Hall. City staff encourages you to attend the public hearing. Thank you for your interest in this project and if you have any further questions please contact me at 425-430-7289 or at cclose@rentonwa.gov. Sincerely, Clark H. Close Senior Planner City of Renton Density Worksheet cc: File LUA16-000165, ECF, PP, SM Renton City Hall • 1055 South Grady Way , Renton, Washington 98057 , rentonwa.gov Clark Close From: Sent: To: Subject: Mr Close, • Kathy Gough <goughdkb@aol.com> Monday, March 14, 2016 5:28 PM Clark Close • Senza Lakeview LUA16-000165 ECF. PP. SM I received a letter of proposed land use for above project. This plot is next to my home due North. 3900 block lake Washington Blvd and 40th street extending East across Park Ave. Myself and my 3 neighbors are on a private drive right next to the land . Per your letter you take comments and concerns. I live at 3836 Lake Washington Blvd N facing down the drive. An easement is not allowed from our private drive. There are concerns of this land being wetlands. There are also many trees on the property along with much wildlife. Can this be verified? Also if during any work we prohibit any access from our private street. Other concerns are noise dust dirt etc. our property including the house in and out and Windows will surely take a lot of abuse/ dirt. Will this be taken care of by the contractor periodically? And one request I find a must is a dividing type fence between our private road and homes and this division from top of our drive down to Lake Wash. Blvd. east to west. We want to keep our private street inaccessible to any persons (construction or private home owners) Thank you, Kathy Gough 206-940-2937 Sent from my iPhone Exhibit 22 1 Denis Law Mayor March 15, 2016 Kathy Gough • 3836 Lake Washington Blvd N Renton, WA 98056 SUBJECT: SENZA LAKEVIEW PRELIMINARY PLAT COMMENT RESPONSE LETTER LUA16-00016S, ECF, PP, SM Dear Ms. Gough: Thank you for your comments received March 14, 2016 related to the Senza Lakeview Preliminary Plat wherein you raised concerns regarding the proposed project. Your email will be added to the public record for consideration by the reviewing official and you have been added as a party of record. To address your access, wetlands, tree retention, noise, dust, and screening concerns the applicant will be required to demonstrate compliance with the City's development regulations as well as Washington State's Environmental Policy Act {SEPA) which include requirements for mitigation for impacts caused by the development. The City will provide analysis of the proposal in three upcoming documents: the Environmental Review Committee Report, the Staff Recommendation to the Hearing Examiner, and the Hearing Examiner Decision (Final Decision). You will receive copies of all correspondence. This matter is tentatively scheduled for consideration by the Environmental Review Committee on April 11, 2016. In addition, this matter is tentatively scheduled for a Public Hearing on May 10, 2016 at 11:00 am at Renton City Hall. City staff encourages you to attend the public hearing. Thank you for your interest In this project and if you have any further questions please contact me at 425-430-7289 or at cclose@rentonwa.gov. Sincerely, Clark H. Close Senior Planner Color Landscape Plan cc: FIie LUA16·000165, ECF, PP, SM Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Clark Close From: Sent: To: Subject: Hi Clark: • • Nancy Denney < nancydenney@comcast.net> Saturday, March 26, 2016 7:33 PM Clark Close Party of Record for LUA16-000165, ECF,PP,SM Thank you for your mailing regarding a planning housing development adjacent to our home. We would definitely like to be a party of record regarding the proposed Senza Lakeview preliminary plat Land Use Number LUA16-000165, ECF, PP, SM. This tract of land has been frequented by many species of wildlife over the years since we purchased our home in 1998. We will hate to lose the deer, raccoons, pgymy rabbits and cottontails, coyotes, bull and tree frogs and over 20 species of year round birds. The mentioned vault tract water runoff system is definitely needed as their is a huge rat problem in the neighbor hood. I hope the builders are trying to save the 2 beautiful redwood trees. Sincerely, Nancy Denney & Keith Preszler Exhibit 23 1 Denis Law Mayor April 6, 2016 Nancy Denney • 3818 Lake Washington Blvd N Renton, WA 98056 Community & Economic Development Department C.E."Ch ip"Vi ncent, Administrator SUBJECT: SENZA LAKEVIEW PRELIMINARY PLAT COMMENT RESPONSE LffiER LUA16-000165, ECF, PP, SM Dear Ms. Denney: Thank you for your comments received March 26, 2016 related to the Senza Lakeview Preliminary Plat wherein you raised concerns regarding the proposed project. Your email will be added to the public record for consideration by the reviewing official and you have been added as a party of record. To address your wildlife, tree retention and stormwater concerns the applicant will be required to demonstrate compliance with the City's development regulations as well as Washington State's Environmental Policy Act {SEPA) which include requirements for mitigation for impacts caused by the development. The City will provide analysis of the proposal in three upcoming documents: the Environmental Review Committee Report, the Staff Recommendation to the Hearing Examiner, and the Hearing Examiner Decision (Final Decision). You will receive copies of all correspondence. Thank you for your interest in this project and if you have any further questions please contact me at 425-430-7289 or at cclose@rentonwa.gov. Sincerely, Clark H. Close Senior Planner Tree Retention Plan cc: File LUA16·000165, ECF, PP, SM Renton City Hall , 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov I I • • LUA16-000165 SENZA LAKEVIEW DEVELOPMENTCOMMENT FROM HAMID & TASLEEM QAASIM ADJACENT PROPERTY OWNERS AT 3830 LAKE WASHINGTON BLVD. N.; • Add 8' high chain link construction fence with green fabric along the south property line to protect houses, vehicles, and landscape of adjacent property owners from construction dust, dirt & debris. Maintain for the duration of construction. • Add a permanent 6' high wall along south border with private drive on south property line to prevent trespassing onto adjacent private property by future residents taking shortcut down to Lake Washington. • Add restriction of; "No construction noise before 7:00 am and after 7:00 pm Monday through Saturday." • Add restriction of; "No construction noise on Sundays." • Add restriction of; "No construction traffic or personnel on adjacent private drive along south property line." • Specify that "No structures greater than 30' taller than current, existing grade." • No structures on triangular open space at southeast corner of development. • Wet down dust and loose soil several times daily, as necessary to prevent airborne dust and debris during the construction phase. • There should have been a sign placed along Lake Washington Blvd. and there might have been more comments, but neighbors cannot see the 1 sign around the corner, up the hill on 40th. Install a sign along Lake Washington Blvd. and Post with 30 days notice of all activities, deadlines, process, and dates, and maintain with up to date project status until completion of construction. • No notice was mailed to neighbors immediately adjacent to this property. Provide notices mailed to adjacent neighbors, 30 days before any planned actions, changes, hearings, comment due dates, or other pertinent deadlines. • Require approved erosion control plan showing details of silt fences, sand bags, and other measures to prevent sedimentation and runoff onto adjacent property. • Provide plan to demonstrate that there will be no runoff of water, silt, or soil onto adjacent private drive along south border of development. • Provide protection or mitigation to adjacent homes and vehicles from airborne dust and dirt during construction. • We noticed that architectural elevations were waived. Why? We need to see these to more fully evaluate potential impacts on our view from existing adjacent houses. • We noticed that floor plans were waived. Why? We need to see these to more fully evaluate potential impacts on our view from existing adjacent houses. • Preliminary Utility Plan was blank could not load the PDF. We would like to have a copy to confirm utility connections and potential tap locations. • Preliminary Drainage Control Plan did not load PDF was blank We would like to have a copy to confirm that there will be no construction runoff or permanent drainage onto private drive along the south border of the property. Exhibit 24 Denis Law Mayor April 6, 2016 • Hamid & Tasleem Qaasim 3830 Lake Washington Blvd N. Renton, WA 98056 City I ~ r: 1 r u· r \ _., -· ----· -' Community & Economic Development Department C.E. "Chip"Vincent, Administrator SUBJECT: SENZA LAKEVIEW PRELIMINARY PLAT COMMENT RESPONSE LETTER LUA16-000165, ECF, PP, SM Dear Mr. & Mrs. Qaasim: ------------------ Thank you for your comments received March 25, 2016 related to the Senza Lakeview Preliminary Plat wherein you raised concerns regarding the proposed project. Your letter will be added to the public record for consideration by the reviewing official and you have been added as a party of record. The applicant, Chris Christensen of iCap Equity, LLC, will be required to demonstrate compliance with the City's development regulations as well as Washington State's Environmental Policy Act (SEPA) which include requirements for mitigation for impacts caused by the development. The City will provide analysis of the proposal in three upcoming documents: the Environmental Review Committee Report, the Staff Recommendation the Hearing Examiner, and the Hearing Examiner Decision (Final Decision). You will receive copies of all correspondence. The following comments are in response to your letter sent to the City. • Add 8' high chain link construction fence with green fabric along the south property line to protect houses, vehicles, and landscape of adjacent property owners from construction dust, dirt & debris. Maintain for the duration of construction. A construction screening ond security fence will be installed around the perimeter of the site during the construction of the plat improvements. Dust contra/ will be implemented as directed by the City Inspector and dust suppression guidelines will be provided to the contractor from the inspector. Truck washing and other measures as approved will be required for the duration of the project. Staff can make a recommendation to the Hearing Examiner or City can also specifically condition the project to seek additional methods that would reduce canstructian dust, dirt & debris during the job. • Add a permanent 6' high wall along south border with private drive on south property line to prevent trespassing onto adjacent private property by future residents taking shortcut down to Lake Washington. Staff can make a recommendation to the Hearing Examiner that the applicant install a permanent 6-foot high fence along the south border of the property line where it abuts the private shared driveway to prevent direct access between the two developments. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov • • • Add restriction of; "No construction noise before 7:00 am and after 7:00 pm Monday through Saturday" (and) "No construction noise on Sundays." Construction hours are 7:00 AM to 8:00 PM Monday thru Friday and 9:00 AM to 8:00 PM an Saturdays (with permission only). No wark is allowed on Sundays. Work hours far hauling in right-of-way are weekdays, 8:30 AM to 3:30 PM, Saturday by approval only and no work on Sundays. • Add restriction of; "No construction traffic or personnel on adjacent private drive along south property line." A water utility line, o water easement and a sanitary sewer easement to the City of Renton were recorded with the sale of the Gene Farrell Shart Plat (KC Rec. No. 9711109001}, along the north property line of the short plat. As necessary, these easements will need to be utilized ta for Senza Lakeview Plat infrastructure improvements. No general construction traffic would be allowed to use the private exclusive access easement from the Gene Farrell Short Plat. If necessary, the developer could post a sign at the end of the shared driveway to deter unwarranted general construction traffic. • Specify that "No structures greater than 30' taller than current, existing grade." The maximum wall plate height is 24 feet with 2 stories. Roofs with a pitch equal to or greater than 4:12 may project on additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each fat;ade for each one (1/ vertical foot above the maximum wall plate height. Building height would be verified at the time of building permit review. • No structures on triangular open space at southeast corner of development. No structures have been proposed by the applicant on the open space troct located at the southwest corner of the property. • Wet down dust and loose soil several times daily, as necessary to prevent airborne dust and debris during the construction phase. Dust control would be implemented os directed by the City Inspector and dust suppression guidelines would be provided to the contractor from the inspector. • There should have been a sign placed along Lake Washington Blvd. and there might have been more comments, but neighbors cannot see the l sign around the corner, up the hill on 40th. Install a sign along Lake Washington Blvd. and Post with 30 days notice of all activities, deadlines, process, and dates, and maintain with up to date project status until completion of construction. Staff completed the public notice requirement in accordance with RMC 4-8-090. The site address for the project is 3907 Park Ave N, Renton, WA 98056. A total af two (2) public information signs were posted (one on Park Ave Nanda second on N 40th St). In addition three (3) notices of the development application were posted on or near the subject property and mailed to property owners within three hundred feet (300'} of the boundaries of the subject property (one of which was posted on Lake Washington Blvd NJ. Public Information Signs are intended to make the public aware of land use and development actions being considered by the City and facilitate • • timely and effective public participation in the review process. The public information signs were installed prior ta the Planning Division determining that the subject application was complete. Following land use approval, preliminary plats are required ta install a Public Outreach Sign (unless an exemption is approved by the Administrator), which is intended to supplement information provided by Public Information Signs by allowing an applicant to develop a personalized promotional message for the proposed development. This sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other information that lends greater understanding of the project. • No notlc11 was mailed to neighbors immediately adjacent to this property. Provide notices mailed to adjacent neighbors, 30 days before any planned actions, changes, hearings, comment due dates, or other pertinent deadlines. Staff completed the public notice requirement In accordance with RMC 4-8-090, which includes a 14 day public comment period. Notice of the application was malled to property owners within three hundred feet {300') of the boundaries of the subject property. Additional public notification of meetings, hearings, and pending actions will also be in accordance with RMC 4-8-090. • Require approved erosion control plan showing details of slit fences, sand bags, and other measures to prevent sedimentation and runoff onto adjacent property. Approved temporary erosion control measures must be installed and maintained as the first order of business and maintained at all times per the approved drawings for the duration of the project by the developer. This work must comply with the Surface Water Design Manual ond must be approved by the Renton Development Services Division. • Provide plan to demonstrate that there will be no runoff of water, silt, or soil onto adjacent private drive along south border of development. A Temporary Erosion and Sedimentation Control Plan (TESCP) would be prepared and implemented to mitigate the potential for soil erosion. Weekly erosion control reports outlining the status ond condition of the erosion control plan, with ony recommendations of change or revision to maintenance schedules or installation, may be required to be submitted by the project Engineer of record to the plan review project manager at the City. Certification of the Installation, maintenance, and proper removal of the erosion control facilities is required prior to final approval. The applicant submitted a Technical Information Report with the application. • Provide protection or mitigation to adjacent homes and vehicles from airborne dust and dirt during construction. It is anticipated that some temporary adverse air quality impacts could be associated with site work and building construction required to develop this site. Project development impacts during construct/an may include dust resulting from grading and exhaust from construction vehicles. Dust control would be mitigated through the use of temporary erosion control measures and/or sprinkling of the site with water as needed. • We noticed that architectural elevations were waived. Why? We need to see these to more fully evaluate potential Impacts on our view from existing adjacent houses. Architectural elevations would be submitted for review at the time of building permit and would be verified for compliance with the development standards of the R-6 zone. • • • We noticed that floor plans were waived. Why? We need to see these to more fully evaluate potential impacts on our view from existing adjacent houses. Building floor plans would be submitted for review ot the time of building permit ond would be verified for compliance with the development standards of the R-6 zone. The opplicont submitted a Preliminary Grading Plan with the application (enclosed). • Preliminary Utility Plan was blank could not load the PDF. We would like to have a copy to confirm utility connections and potential tap locations. The applicant submitted a Preliminary Utility Plan with the application (enclosed). • Preliminary Drainage Control Plan did not load PDF was blank. We would like to have a copy to confirm that there will be no construction runoff or permanent drainage onto private drive along the south border of the property. The applicant submitted a Preliminary Drainage Control Pion with the application (enclosed). Thank you for your interest in this project and if you have any further questions please contact me at 425-430-7289 or at cclose@rentonwa.gov. Sincerely, Clark H. Close Senior Planner Preliminary Grading Plan Preliminary Utility Plan Preliminary Drainage Control Plan cc: File LUA16·000165, ECF, PP, SM Clark Close From: Sent: To: Cc: Subject: Greetings Mr. Close, • • Heller, Christa H {DFW) <Christa.Heller@dfw.wa.gov> Wednesday, March 16, 2016 9:01 AM Clark Close jamie@cphconsultants.com; Fisher, Larry D {DFW); Costello, Casey D {DFW) Senza Lakeview Preliminary Plat -Renton Thank you for the opportunity to review the Senza Lakeview Preliminary Plat proposal. I have reviewed the environmental checklist for this project and would like to make a recommendation for the City to consider. As you are aware, stormwater outfalls are regulated by the Washington Department of Fish and Wildlife under, WAC 220-660-260 (available online at http://app.leg.wa.gov/WAC/default.aspx?cite=220-660-260). I would like to confirm that the outfall to which the stormwater from the proposed plat meets WDFWs rules for the protection of fish life. Additionally, stormwater inputs will likely increase attraction waters for migratory fish, therefore the outfall structure should be located above the lakes ordinary high water line or be outfitted with a device to prevent entry of fish. Please investigate and consider making this upgrade a requirement of the project in order to insure compliance with state rules. Best, Christa Heller Habitat Biologist Washington Department of Fish and Wildlife Region 4 -Issaquah Field Office Ir {425) 313-5681 (office) 181 christa.heller@dfw.wa.gov Exhibit 25 I Denis Law Mayor • • May 6, 2016 Community & Economic Development Department C.E. "Chip"Vincent, Administrator Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on May 2, 2016: SEPA DETERMINATION: Determination of Nonsignificance -Mitigated (DNS-M) PROJECT NAME: Senza Lakeview Preliminary Plat PROJECT NUMBER: LUA16-000165, ECF, PP, SM Appeals of the environmental determination must be filed in writing on or before S:00 p.m. on May 20, 2016, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-7289. For the Environmental Review Committee, ~//. C6,-_ ........ -- Clark H. Close Senior Planner Enclosure cc: King County Wastewater Treatment Division Boyd Powers, Department of Natural Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe Melissa Calvert, Muckleshoot Cultural Resources Program Gretchen Kaehler, Office of Archaeology & Historic Preservation Exhibit 26 Ramin Pazookl, WSDOT, NW Region Larry Fisher, WDFW Duwamlsh Tribal Office US Army Corp. of Engineers Renton City Hall , 1055 South Grady Way , Renton, Washington 98057 , rentonwa.gov DEPARTMENT OF COMM,ITY AND ECONOMIC DEVELOPMENT _.....:•:;__.-.. R--e--n-t=on:::--0 • -::;;;® ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA16-000165, ECF, PP, SM Jamie Schroeder, PE, CPH Consultants, 11431 Willows Rd NE, Ste 130, Redmond, WA 98052 Senza Lakeview Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, SEPA Environmental Review and a Shoreline Substantial Development Permit for approval of a 17-lot subdivision. The 3.83 acre site is located at 3907 Park Ave N within the Residential-6 zoning district. The parcels are proposed to be divided into 17 residential lots, a water quality tract, and an open space tract. The vault tract, located at the northwest corner of the site would discharge to the City storm water system and eventually flow to Lake Washington roughly 1/8 mile downstream. The applicant would dedicate 27,507 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 7,000 sf to 9,531 sf with an average lot size of 7,470 sf. The plat would result in a net density of 5.3 du/ac. The project site is fronted by N 40th St to the north, Park Ave N to the east, and Lake Washington Blvd N to the west. Access to the site would be gained by a new public roadway (Road A) off of N 40th St. There are moderate landslide hazards and steep slopes mapped in the area. Frontage improvements along Lake Washington Blvd N are within 200 ft of Lake Washington or the regulated shoreline (Lake Washington Reach D). There are no known indications of unstable soils in the immediate vicinity of the site. Soils consist of medium dense to dense, silty sand with gravel consistent with Vashon till. The site slopes generally east to west _across the property at slopes ranging from 1-40% with a total fall of approximately 70 ft. All existing improvements and buildings would be demolished or removed during plat construction. The applicant has proposed to retain five (5) of the 40 significant trees onsite. The applicant has submitted a Technical Information Report, Arborist Report, Traffic Assessment, and a Geotechnical Engineering Study with the application. PROJECT LOCATION: LEAD AGENCY: 3907 Park Ave N, Renton, WA 98056 City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-0700 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts ide_ntified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on May 20, 2016. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 10S5 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. DEPARTMENT OF COMMIITY AND ECONOMIC DEVELOPMENT PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Gregg Zimmerman, Administrator Public Works Department Community Services Department MAY16, 2016 MAY 2, 2016 Date Date -~•-----·R_e __ n_t=o h=--, --.:::® ' C.E. "Chip" Vincent, Administrator Department of Community & Economic Development .s-/_; /11.. r I Date Date DEPARTMENT OF &MUNITY AND ECONOMIC DEVELOPMENT ---------•Renton® DETERMINATION OF NONSIGNIFICANCE -MITIGATED (DNS-M) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUAlG-000165, ECF, PP, SM Jamie Schroeder, PE, CPH Consultants, 11431 Willows Rd NE, Suite 120, Redmond, WA 98052 Senza Lakeview Preliminary Plat PROJECT DESCRIPTION: The applicant . is requesting Preliminary Plat, SEPA Environmental Review and a Shoreline Substantial Development Permit for approval of a 17-lot subdivision. The 3.83 acre site is located at 3907 Park Ave N within the Residential-6 zoning district. The four (4) existing parcels are proposed to be divided into 17 residential lots, a water quality tract, and an open space tract. The vault tract would discharge to the City storm water system and eventually flow to Lake Washington roughly 1/8 mile downstream. The applicant would dedicate i7,507 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 7,000 sf to 9,531 sf with an average lot size of 7,470 sf. The plat would result in a net density of 5.3 du/ac. The project site is fronted by N 40th St to the north, Park Ave N to the east, and Lake Washington Blvd N to the west. Access to the site would be gained by a new public roadway (Road A) off of N 40th St. There are moderate landslide hazards and steep slopes mapped in the area. Frontage improvements along Lake Washington Blvd N are within 200 ft of Lake Washington or the regulated shoreline (Lake Washington Reach D). There are no known indications of unstable soils in the immediate vicinity of the site. Soils consist of medium dense to dense, silty sand with gravel consistent with Vashon till. The site slopes generally east to west across the property at slopes ranging from 1-40% with a total fall of approximately 70 ft. The existing homes have been or are in various stages of being demolished. The applicant has proposed to retain five (5) of the 40 significant trees onsite. The applicant has submitted a Technical Information Report, Arborist Report, Traffic Assessment, and a Geotechnical Engineering Study with the application. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 3907 Park Ave N, Renton WA 98056 The City of Renton Department of Community & Economic Development Planning Division 1. Project construction shall be required to comply with the recommendations included in the Geotechnical Engineering Report, prepared by Earth Solutions NW, LLC dated September 17, 2015 or an updated report submitted at a later date. • • 2. The applicant shall install a fish exclusion device at the outfall to Lake Washington in accordance with standards set forth in the WDFW document Fish Protection Screen Guidelines for Washington State (written by Bates and Nordlund, 2001). A final detailed fish exclusion device must be submitted and approved by the Plan Review Project Manager prior construction permit issuance. 3. If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found, all construction activity shall stop and the owner/developer shall immediately notify the City of Renton planning department, concerned Tribes' cultural committees, and the Washington State Department of Archeological and Historic Preservation. ADVISORY NOTES: The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. ERC Mitigation Measures and Advisory Notes Page 2of2 ADVISORY NOTES TO APPLICANT LUA 16-000165 • Application Date: March 04, 2016 Name: Senza Lakeview Site Address: 3916 Lake Washington Blvd N Renton, WA 98056-1581 PLAN· Planning Review· Land Use Version 1 I April 28, 2016 .~oiiclifit~~~B~,i;:~~~~~~~~1j:,1tcfra~~~rjtohwa.90;. Recommendations: Minimal lmoact on oolice servfces. ~-.;l!irm;:tiw~~~ri{~.,,:m,~~~~~1ift(1;~~~@~gov_ Recommendations: 1. Parks Impact fee per Ordinance 5670 applies. 2. Access to the existing Bike Lane(s) along Lake Washington Blvd. shall be maintained durtng construction. If necessary, coordinate and sign a detour route. Restore to original /better condition upon completion. 3. Street trees: Space trees 50 feet on center. Each street should contain a different tree species using trees that attain a ,large mature height Space trees no closer than 40 feet from Intersections and sto signs and 30 feet from street tights. -_-_ ·,.,. •. • • ·~. ,>,.;1, --·.··.ir:i .•''.':~ _, -'.-~-~; ,, ·.:-;~·--~1---:--;,,~~-··::"""''·-... . --,c~:~; f.., .cf• • '~ • --· ·;· -··-, ·. ·-,~. , .. i ~ ·l'tf!'."R!Ylew~BuUillffil~ornmeijlu_ L ····"c~c";::.:•·;;t:;~~ ::1:..'®11llic1;1Cgreyij]g[D'l~~l,~25'4~Q1IQ~~l:¢1§ma~@reriton_",ya.gov. Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable et the rate of $495.10 per single family unit. This fee is paid at time of building permit issuance. Credit will be granted for the existing homes to be retained. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet. a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildings and two hydrants If the fire flow goes up to 1,500 gpm. It appears there is adequate fire flow in this area. There Is no existing water main In Lake Washington Boulevard North. 2. Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 322 psi point loading. Access Is required within 150 feet of all points on the buildings. Approved apparatus turnarounds are required for dead end roads exceeding 150 feet. Hammerhead tumarounds are allowed for dead end streets uo to 300 feet long. . ·. . .. . . ...... f:.i(~:· •. "",.~...,,.1T~ll!\'f-i"l"l"'?J!1~5¥~~:;i,~1J.l·''•~-J:::;~1.,,v,,.~~ --,~ai)iifne.Rev1~;\r,~..,, •( ~. : • :~q},;'.1'~'•f~iL,t\ij,{ •il::'f{;if, ~c_cintl!ct:~c1anc1<::lo§ij'1r42~.3QR~8~~1,~ose@reni9nW~~!lov Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. New slngle family and other nonresidential construction activlUes shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m.: Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that Is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified In the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work Is required prior to final Inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit Is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construcUon fencing around the drip lines of all retained trees, or along the pertmeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') Indicating the words, 'NO TRESPASSING -Protected Trees" or on each side of the fencing If less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, lhe applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit Is shall comply with the Bald and Golden Eagle Protection Act. The permitted Is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eaole Management Guidelines {2007) and /or vour U.S. Fish and Wildlife Service oermit. -,.1.i'" > ~~0i,.'-~4::'~:"."'I.(:l!· :~·,; ,,, ~~'.7'~:'."'_,. '·~:::-~t-if?r·.;-,:(.t:±f,~if~~;~~l,'·\·.6~7~-~l"i~ft.~~~"*·'~~~~~%· .;;~--~:.;,..;;;';·t~,9.<".E.-_· :"· .~::-.• ~ · Englna,irlng Revl..WC];l)1m!nlic'..:: ... : •'·_ ,.,,,. '. :;. ~ti:\;;,,t,:'l~f''., •.•' . ·t~1::itContact:,~n:F.i:iwler'l42~~0~7$82;i•atowlar'@fantonwagov Recommendations: I have reviewed the application for the Senza Lakeview Subdivision et 3908 & 3916 Lake Washington Boulevard North and 3907 Park Avenue North (APN's 3342700415, 0425, 0420, and 0427 (vacant land)) and have the following comments: Ran: April 28, 2016 Page I of 5 ADVISORY NOTES TO APPLICANT LUA16-000165 • --•~--Renton® PLAN • Planning Review -Land Use Version 1 I April 28, 2016 EXISTING CONDITIONS Water Water service Is provided by the City of Renton. Sewer Wastewater service is provided by the City of Renton. Storm The existing properties do not contain stormwater facilities. There are stormwater mains located in Lake Washington Blvd, N 40th Street and Park Avenue N. CODE REQUIREMENTS WATER 1. The proposed water main improvements as shown on the composite utilities civil plan submitted with the Land Use Application within the site provides the required 8 inch water main extension Into the development. connecting the existing 12 inch water main localed in N 40th Street and the exlsUng 8 inch water main located in an easement along the south property line. Staff Comments: ' I. The proposal shows water service lines connecting to lots 3 and 4 as being curved and Installed from the 8 inch main located in Road B. Water service lines shall not be installed curved. ii. Extend the 8 Inch water main to the north end of the hammerhead on Road 8 and add an 8 Inch end cap and 2 inch blow off. iii. The water main extension from the 8 inch water main from the south property line shall not be installed along the common lot line. A 5 foot offset from the property line is required. 2. Installation of fire hydrants within 300 feet of each lot Is required by Renton Fire Prevention Department. The number and location of new hydrants will be dependent upon the finished square footage of the homes. 3. Each Jot shall have a separate meter. The project proposes one 1 inch water service line and meter to each Jot. for a total of fourteen (14) new domestic water service lines and meters (credit will be given for the (3) water service lines and meters serving the existing properties). 4. The development Is subject to applicable water system development charges and meter Installation fees based on the size of the water meters. a. Water system development charges for each proposed 1 inch domestic water service is $3,245.00 per meter or $55,165.00 for (17) 1 inch meters. b. A redevelopment credit of the water system development charges in the amount of $3,245.00 will be applied to each of the (3) existing Y. inch meters to 3908 and 3916 Lake Washington Blvd and 3907 Park Ave N if they are abandoned and capped at the main line. c. The total water SDC fee Is $45,430.00. This Is payable at construction permit issuance. 5. Water service lnstallatlon charges for each proposed 1 Inch water service is $2,850.00 per meter. The total water service Installation fee is $48,450.00. This Is payable at construction permit Issuance. 6. Drop in meter fee Is $460.00 per meter. The total waler drop In meter fee is $7,820.00. This Is payable at Issuance of the building permit. 7. Additional water system development charges and water meter charges will apply If a landscape Irrigation meter Is required and is based on the size of the meter. SEWER 1. There Is an 8 inch sanitary sewer main in Park Ave N, en 8 inch main In N 40th Street and a 10 Inch main in Lake Washington Blvd. The applicant has proposed an 8 inch extension from the sanitary sewer main in N 40th Street to provide sanitary sewer service to each of the intemal tots. The project proposes to connect lots 3 lhrough 6 to the existing 10 Inch main In Lake Washington Blvd, lots 14 through 16 to the existing 8 inch main in Park Ave N and Jots 17 and 18 to the existing 8 inch main in N 40th Street Staff Comments: i. Each lot shall be served by an Individual side sewer, dual side sewers are not allowed. Ji. . The side sewers to serve Jots 5 and 6, which are shown to be Installed through the Open Space Tract, shall be In a dedicated 15 foot sewer easement. 2. All existing side sewers will be required to be cut and capped during demolition of the properties. New side sewers shall be installed to serve each individual property. Staff Comments: i. There are existing concrete side sewers not serving any homes which were installed on N 40th Street and Lake Washington Blvd as part of the City's LID project (see As built #S 0142) and shall be cut and capped at the main as part of the project development. 3. The'development Is proposing connection of 14 new slngle family residences (17 new single family homes, 3 existing homes to be removed). Credit will be provided for the 3 existing homes connected to the City sewer service. 4. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SOC fee for a 1 inch meter Js $2,242.00 per meter. The total fee Is $38,114.00 for (17) 1 inch meters. b. A redevelopment credit of the wastewater system development charges In the amount of $2,242.00 will be applied to each of the (3) Ran: April 28, 2016 Page 2 of 5 ADVISORY NOTES TO APPLICANT LUA16-000165 • PLAN • Planning Review· Land Use Version 1 I April 28, 2016 '.Eniiinaerlnli ~law\.Coni!!finlai _ __ ..• : ·.· ; ·. · .: : ,. ~ .. .• , .. . . -~:&cm~1.i:nrr ~wler:;I '.42~30,7382,i aioWliir@renioriwa.gov . existing meters to 3908 and 3916 Lake Washington Blvd and 3907 Park Ave N If they are abandoned and capped at the main line. c. The total water SOC fee Is $31,388.00. This ls payable at construction permit Issuance. SURFACE WATER 1. A surface water development fee of $1.485.00 per new single family residence will apply. The project proposes the addition of 14 new residences (17 new single family homas, 3 existing homes to be removed). The estimated total fee Is $20,790.00. This Is subject to final design and payable prior to Issuance of the utility construcllon permit. 2. A drainage report, dated February 25, 2016, was submitted by CPH Consultants with the site plan application. Based on the City of Renton's flow control map, this site falls within the Peak Rate Flow Control Duration Standard for Existing Conditions. The development is subject to Full Drainage Review In accordance with the 2009 King County Surface Water Design Manual (KCSWOM) end the City of Renton Amendments to the KCSWOM. All core requirements and five of the six special requirements have been discussed In the provided d~inage report. · ' Staff Comments: L Applicant shall Include discussion of core requirement #6 In the final drainage report. CR #6 relates to the aquifer protection area, which Is not applicable to this silo, but It should be noted as such In the report. 3. Runoff from the existing site includes three single family residences where no stonnwater Infrastructure currently exists on site. Runoff from the site sheet flows north and west Into a ditch and catch basin at the lnteraection of Lake Washington Blvd N and N 40th St at the northwest comer of the site. It then flows approximately 540 feet through a series of concrete pipes until It discharges Into Lake Washington. 4. A geotechnical report, dated September 17, 2015, completed by Earth Solutions NW, LLC for the site has been provided. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented In this report discount the use of full Infiltration due to the underlying dense glacial tlll soil. 5. The project site Is located within the East Lake Washington drainage basin and the flowpath from the project site discharge point Is less than a half mile to the 100 year floodplain of Lake Washington and qualifies for the direct discharge exemption In accordance with Section 1.2.3.1 of the City Amendments to the KCSWOM and must adhere to all requirements thereof. Staff Comments; L The conveyance system analysis provided In the preliminary Technical lnformatiOn Report (TIR) does not provide a complete analysis of the system to the outfall In Lake Washington in accordance with the requirements for the direct discharge exemption as outlined In Section 1.2.3 of the 2009 KCSWOM. Applicant shall provide a complete conveyance system analysis, including new conveyance pipes within the proposed development and existing conveyance pipes from the development boundary to the outfall In Lake Washington. Applicant shall demonstrate the outfall ls adequately sized to support the added run off from the development. 6. The development Is required to provide basic water quality treatment prior to discharge. Project water quality treatment will consist of conveyance to a Contech StormFllter system prior to connection to the existing 18 Inch concrete stormwater main located at the lnteraectlon of Lake Washington Blvd and N 40th St Staff Comments: L Presettling shall be provided per Section 6.5.1 of the 2009 KCSWDM. ii. The conveyance and water quality systems shall be designed In accordance with the KCSWOM and the City of Renton Amendments to the manual that Is current at the time of utility construction permit application. Ill. A maintenance access road is required to the stormwater facilities In the proposed storm tract and shall be in accordance with the design requirements outlined In the KCSWOM. 7. No downstream flooding or erosion Issues were identified in the drainage report. Additional Staff Comments; I. Storm drainage pipes shall not be located beneath the landscape strip or sidewalk. Relocate the lines Into the paved roadway and provide solid round locking lids where required. II. Roof drains require a minimum 10 foot easement. Applicant shall provide details on how the roof drains will be connected into the public storm drain system. Such connections shall be In accordance with City of Renton standards and the 2009 KCSWOM. Ill. The development shall not create protected slopes as defined by RMC 4 3 050. Iv. Grading shall be In accordance with RMC 4 4 060. TRANSPORTATION 1. The proposed development fronts Lake Washington Boulevard North along the west property lines. Lake Washington Boulevard Is classified as a Collector Arterial Road. Existing right of way (ROW) width Is approximately 60 feet. To meet the City's complete street standards for collector arterial streets, minimum right of way width Is 83 feet. Dedication of 11.5 feet of right of way would be required. However, the City's transportation group has determined and will support a lesser standard to match the established standard street section for Lake Washington Blvd N. The City established standard street section for Lake Washington Blvd N, which shall be Installed by the developer as part of the proposed short plat, will allow a pavement width of 36 feet, 8 foot planting strips, 8 foot sidewalks .. and 0.5 foot Ran: April 28, 2016 Page 3 of 5 ADVISORY NOTES TO APP'WNT LUA16-000165 • --------Renton® PLAN • Planning Review· Land Use Version 1 I April 28, 2016 Engineering Review Comments Contact: Ann Fowler I 425-430-7382 I af6wler@rentonwa.gov curb. This recommendation results In a total right of way width of 69 feet, requiring 4.5 feet of ROW dedication. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outline In City code 4 9 250C5d. Staff Comments: I. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outlined In City code 4 9 250C5d. II. The plat shows 2 feet of dedication along Lake Washington Blvd N. and a 5 foot sidewalk. The plans will need to be updated to provide the required 4.5 feet of dedication and 8 foot sidewalk for submittal of the construction permit application. Iii. The established street section does not Include a parking lane. If parking Is required for the development along Lake Washington Blvd N. additional ROW dedication will be required. 2. The proposed development fronts North 40th Street along the north property lines. North 40th Street Is dassified as a Collector Arterial Road. Existing right of way (ROW) width is approximately 60 feet. To meet the City's complete street standards for collector arterial streets, minimum right of way width is 83 feet. Dedication of 11.5 feet of right of way would be required. However, the City's transportation group has determined and will support a lesser standard to match the established street section for North 4oth Street. The City established street section for North 40th Street, which shall be Installed by the developer as part of the proposed short plat, will allow a pavement width of 36 feet. 8 foot planting strips, 5 foot sidewalks, and 0.5 foot curb. This recommendation results in a total right of way width of 63 feet. requiring 1.5 feet of ROW dedication. Applicant will need to submit an application to the City requesting a modification of the street frontage Improvements as outline In City code 4 9 250C5d. Staff Comments: i. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4 9 250C5d. II. The proposed street sectlon does not Include a parking lane. Since parking Is not allowed within the development, parking for the development can be located along North 40th Street. The designed street section will need to be revised to Include one 6 foot parking lane on the development side of the street. ROW width, as dedicated, will provide sufficient pavement width for one 6 foot parking lane on the south side of the roadway. 3. The proposed development fronts Park Avenue North along the east property lines. Park Avenue North is classified as a Collector Arterial Road. Existing right of way (ROW) width Is approximately 50 feet. To meet the City's complete street standards for collector arterial streets, minimum right of way width is 83 feet. Dedication of 16.5 feet of right of way would be required. However, the City's transportation group has determined and will support a lesser standard to match the established street section for Park Ave N. The City established street section for Park Ave N, which shall be Installed by the developer as part of the proposed short plat, will allow a pavement width of 36 feet, 8 foot planting strips, 5 foot sidewalks, and 0.5 foot curb. This recommendation results In a total right of way width of 63 feet, requiring 6.5 feet of ROW dedication. Staff Comments: I. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4 9 250C5d. ii. The proposed street section does not include a parking lane. Since parking ls not allowed within the development, parking for the development can be located along Park Avenue North. The designed street section will need to be revised to include one 6 foot parking lane on the development side of the street. ROW width, as dedicated, will provide sufficient pavement width for one 6 foot parking lane on the west side of the roadway. 4. Two limited residential access roads (Road A and Road B) with 20 feet of paved roadway width and a hammerhead turnaround at the end of Road B have been proposed as the primary access for the internal lots of the development. Slaff Comments: i. The hammerhead turnaround shall be designed in accordance with City of Renton Fire Department standards. ii. Emergency services access within 150 feet of all homes via a 20 foot paved roadway is required. As such, parking is not allowed along the internal access road proposed for the project. 5. ADA access ramps shall be Installed at all street crossings. Ramps are not shown at the intersection of Road B and Road C. A companion ramp is required along the east side of Road A for the ramp located at the southwest comer of the intersection of Road A and Road B. Ramps shall be oriented to provide direct pedestrian crossings. Additional ramps are required at all comer intersections (two ramps per curb return). Driveway locations may need to be adjusted to accommodate the required access ramps. 6. Street lighting and street trees are required to meet current city standards. Lighting plans were not submitted with the land use application and will be reviewed during the construction utility permit review. 7. A traffic analysis dated February 18, 2016, was provided by Transportation Engineering Northwest (TENW). The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed development would average 164 new daily vehicle trips. Weekday peak hour AM trips would generate 11 new vehicle trips, with 8 vehicles leaving and 3 vehicles entering the site. Weekday peak hour PM trips would generate Ran: April 28, 2016 Page4 of 5 ADVISORY NOTES TO APP'4rNT LUA16-000165 ----•---Renton® PLAN • Planning Review • Land Use Version 1 I April 28, 2016 Engineering Review Comments. Contact:-Ann Fowler 1425-430-7382 I afowler@rentonwa.gov 17 new vehicle trips, with 10 vehicles entering and 7 vehicles existing the site. As detailed In the report the proposed project Is not expected to lower the levels of service of the surrounding Intersections Included in the traffic study. Increased traffic created by the development will be mitigated by payment of transportation Impact fees. 8. Refer to City code 4 4 080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. 9. Payment of the transportation Impact fee is applicable on the construction of the development at the time of appllcatlon for the bulldlng permit. The current rate of transportation impact fee is $2,951.17 per dwelling unit for single famlly homes. The project proposes the addition of 14 new residences (17 new single family homes, 3 existing homes to be removed). The estimated total fee is $41,316.38. Traffic Impact fees will be owed at the time of buildlng permit Issuance. Fees are subject to change. The transportation impact fee that Is current at the time of building permit application will be levied. 10. Paving and trench restoration shall comply with the City's Trench Restoration and Overtay Requirements. GENERAL COMMENTS 1. Adequate separation between utilities shall be provided In accordance with code requirements. a. 7 ft minimum horizontal and 1 ft vertical separation between stonn and other utilities Is required with the exception of water lines which require 10 ft horizontal and 1.5 ft vertical. 2. All construction umity permits for drainage and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of these franchise utilities must be insoected end ennroved bv a City of Renton lnsoector. Ran: Aoril 28. 2016 Page 5 of 5 OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE · MITIGATED (DNS·M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: PROJECT NUMBER: LOCATION: Senza Lakeview Preliminary Plat LUAl&-000165, ECF, PP, SM . 3907 Park Ave N, Renton WA 98056 Description: The applicant Is requesting Preliminary Plat, SEPA Environmental Review and a Shoreline Substantial Development Permit for approval of a 17-lot subdivision. The 3.83 acre site is located within the Residentlal-6 zoning district. The four (4) existing parcels are proposed to be divided Into 17 residential lots, a water quality tract, and an open space tract. The vault tract would discharge to the City storm water system and eventually flow to Lake Washington. Roughly 27,507 sf would be dedicated for public right-of-ways. The proposed lots would range in size from 7,000 sf to 9,531 sf with an average lot size of 7,470 sf. The plat would result In a net density of 5.3 du/ac. The project site is fronted by N 40th St, Park Ave N, and Lake Washington Blvd N. A new access to the site would be gained by a new public roadway from N 40th St. There are moderate landslide hazards and steep slopes mapped In the area. Frontage improvements along Lake Washington Blvd N are within 200 ft of Lake Washington or the regulated shoreline (Lake Washington Reach D). There are no known Indications of unstable soils In the Immediate vicinity of the site. Solis consist of medium dense to dense, silty sand with gravel consistent with Vashon till. The site slopes generally east to west across the property at slopes ranging from 1-40% with a total fall of roughly 70 ft. The existing homes have been or are in various stages of being demolished. The applicant has proposed to retain five (5) of the 40 significant trees onsite. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. Appeals of the environmental determination must be flied In writing on or before 5:00 p.m. on May 20, 2016, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and Information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE ADVISORY NOTES TO APP~ANT LUA16-000165 • _.....::•::--.--·Renton® Application Date: March 04, 2016 Name: Senza Lakeview Site Address: 3916 Lake Washington Blvd N Renton, WA 98056-1581 PLAN -Planning Review -Land Use Version 1 I June 06, 2016 . · .. · . . . . Engineering Review Comments Contact: Brianne Bannwarth 1425-430-7299 I bbannwarth@rentonwa.gov Recommendations: A traffic analysis dated February 18, 2016, was provided by Transportation Engineering Northwest (TENW). The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed development would average 164 new daily vehlcle trips. Weekday peak hour AM trips would generate 11 new vehicle trips, with 8 vehicles leaving and 3 vehicles entering the site. Weekday peak hour PM trips would generate 17 new vehicle trips, with 10 vehicles entering end 7 vehicles existing the site. The project results in less then 20 peek hour trips, therefore a traffic concurrency is not reauired. Ran: June 06, 2016 Exhibit 27 Page 1 of 1 • --«--· ..... Itenton ® ~OTICE Of APPLICATION AND PROPOSED DITTRMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) -U..ll..,.n,q,,tltt°""""""'1&(.-0., __ ,..._.~loat ..... tilullOII'_,.... '-'"'-'•·1w1a111_.,,.~tlld1'o•-IQ.llt·~~ .. U,,Cltp ... _n,., __ -~ .... ~llOJHOTIQ.OFA1f'Ut.u_, 1.A!OOUSI/IIUMNI: "'"ct,lJ,IGll fi()T!ClQf '°""1m ,.,.P\IU.Tlllli, ~/nl;lllt:IUJPff,C,ouJtW, 1,1,n,,l),l01, "LCP11C......-/l)U111Mo• .. rw1<1.,HJJ~/ ~~U.S1/tl$.J.U.ltta(to ..... (P<J,i..u.n...i- ~W)lP,.)l-.--.<Jolllnl'W!r,l~ ··~"'·""-"' 11u..,r,,,,wi._.,....,,_,'Ntq,i1t,., 1,ap ....... i..,,111,11&al><JII .... , .. ,~, torqlSTtNCV GVt"IIITtW, Zo.w>,IUM U1,t: __ ....,11..,..,...,, .. w, , ... ,.., .. u.. ... ,.....~ 11--~ .. ,,i,u.,,u VlldF0,.-,"""11111~11U..., CERTIFICATION • --...-~ea..-,..,..,, ... _.._,..,i,,,)u)l,ol-,11111,~f,s/ll<~ , .. ~W,1,, .. .....-~ '"-alt1oon11111"'1'f.1;r....-.:11.....,_..tCCUll·"""""c DNW.., l(slll,-........ Cly"""' U1U krllll o,,.d., Wll'I, 11-Wall ••• I, C,/41YIA,::... If. CUJS/T . hereby certify that 3 copies of the above document were posted in~ conspicuous places or nearby the described property on Date: ____ '3_._/_11+/ ... 1..,.t _____ _ STATE OF WASHINGTON COUNTY OF KING J J ss ) Signed:.__,{Jb,ef...,. ___ __....#.'"'-".~@.....,,._,_,._,___--'=----- On the 11th day of March, 2016, I deposited in the mails of the United States, a sealed envelope containing Notice of Application and Acceptance documents. This information was sent to: \ ~ • • ,.;, ' ' ;'.«, ' ·i:mtir)' '' •• ' < '. ~ -.... ' ' ' ' Agencies See Attached 300' Surrounding Properties See Attached Jamie Schroeder Contact Chris Christensen Applicant (Signature of Sender): STATE OF WASHINGTON ) ) ss COUNTY OF KING ) template • affidavit of service by malling • Department of Community and Economic Development Planning Division ADMINISTRATIVE POLICY/CODE INTERPRETATION ADMINISTRATIVE POLICY /CODE INTERPRETATION#: Cl-73 -REVISED Entire Document Available Upon Request MUNICIPAL CODE SECTIONS: REFERENCE: SUBJECT: BACKGROUND: 4-2-110.A, 4-2-110.B, 4-2-110.D, 4-2-115, 4-11-020, and 4-11-230 Residential Building Height (RC thru RMF) Erratum Statement: Cl-73 implemented changes to the method of height measurement for structures in the RC through RMF zones. This erratum statement affects the two-story limitation for R-14 zoned properties by increasing it to three. Docket #116 advocates for increased height and story limits for select zones, including the RMF zone. The R-14 zone is transitional between the R-10 and RMF, and therefore R-14 standards are intended to offer a compromise between the restrictions of the R-10 and the allowances of the RMF zone. By limiting wall plate height to 24' yet allowing three stories, the R-14 zone would provide an appropriate transition between the R-10 and RMF zones with respect to building height. By definition, the current method to determine a building's height is to measure the average height of the highest roof surface from the grade plane (i.e., average grade). The maximum height allowed in the RC through R-14 zones is 30 feet (35' in the RMF). The implementation of a "maximum height" (RMC 4-2-110.A) as applied to roofed buildings is inconsistent and contradictory with the intent and purpose statements of Title IV related to residential design (RMC 4-2-115). Further, regulating the height of non-roofed structures is unenforceable by Title IV (except for Building Code). The ambiguity and contradictory aspects of the code exist for two reasons: 1. Height is measured to the midpoint of a roof; and 2. Flat roofs are able to be as tall as buildings with pitched roofs, which increases the building's massing. Exhibit 29 H:\CED\Planning\Title IV\Docket\Administrative Policy Code lnterpretation\Cl-73\Code Interpretation -REVISED.docx ~ a • s • • ' • ; c1rf or' RENTON " "i::uA,-es-1s9 __ ,.,.,., ,.-~~· /¢£s]E]¢~noN·? ><NOW M..L "'DI ft'{ 0 THESl PR(~:ins tllct ~:·ti,. ~ _.;.:...,. in le<-""" at·~· la,d ~ ~'"" """"' ...... a..·<ll>art --..rlllld ~ thlo map to IN 1M "'*""" ._..,1at1on,·' :d-::---....=.:: ::~::'.it':.::? __ .,._--\:·' i~ f-~--~---~~---- 1u ~-:_~ - . 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Ft4 i, 111, 51:aleol~ton Col>nlp "'--------- I certlfy lhat I lui-..-l><Mt --tory-11><!1 ........., ,..._ ;,,uu,r,..,t -~ It to bo (hlo/h.-) 1rw ""d -.nt.1 ad r..r Ille,---..,.,uorMd 1n ttio ino.......,..,L Sq,-. al ----------~-----------.. , _.....,._ ...... ------ RECORDER'S CERTIFICATE 7.:ll.t.(R.9.'Q('.i • rll«I tor ~ thia.l.f..'.'.:7 .. doy ofl.Y."-.19.f.7 •• ri.r.U• ~ bodt.11.I ••••• Dfllflfl.at ~ ..... at tn. ~ of , • QTY Of RENTON APPROVALS: £-od ---lllil. 5-!' my o1 Nowt11P\ I~~ ~.,_............-- ,i.;);,1~~tdhg, Pul,11,;; -· KING COUNlY DEPARlMENT OF ASSESSMENTS usn-----~-, o1 JlO'ilEM.ki. :5(.0lf t,J08U:. -J,,;.,> tW,.Sl:, 0.,.1, ..._.;.-----, 4ccour,I ............ 334-t.10 -Ot(O RECORDING NO. ,,.u 19 '111109001 ~---.J ~-i GRAPHIC SCALE i i ( 111 PIIT) ttaeb~31lfl T EASTHAVEN SHORT PLAT .PORTION NW 1/4, SEC. 32, T24N, CITY OF RENTON LAND RECORD NO. 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Hllll11.Ni: 0 LA~E WASHajim». ~ OF [OCI{:.' AOCOIOtl TO S['A'.g\.E N0.'2. AS RECORDtl> 111 ~ n r:1' f'ulrs, PAGC 64. A[COIIDt·Q:0~G au!TT1,,'1..\SHINGT(!( •. :i El<CD'T lME EAST 400 ft£T ~-• .• BASIS OF BEARING PV,l Of" ISLE ~ l..,tJ([ AOOI-NO. 1. Y.100 a Pl.Al$, PAGE • A[ca!DS a KIMC ootMTT ..... INSJRUMENTAJIQN NSTIM€NT IJSCl)e ~ SECUID El..£CTRONIC DISTANCI: ~UNT. flElll gJ[t\£y CCNlllQ. W,,.S BY a.o&D 111,.YDIS[ toOPS, -1,.U ~ CF LOOPS 11AS 1:2:2.000. IN l,CCQIION<.CE •TH WAC "2-1.J0-100. ;:·DECLARATION OF COVENANT • THE Q-"'l#'il:ie·ltll() EMIIIV,a:o NlHII THS SHOJft PLAT, IN = r:c~~1l',y«)~~ ~~~~~AL INTO!£ST IN ™E NEW L\SalfNTS SHO'll'I ON ™IS ~T Pl.AT TO l«'f AND ,¥,1, f\lJUR£ PIMOl"'5ERS CF ~-l.On. ~ OF NlY SlBllVISKll'IS lltEREOF;:,ncs ~Nn SHAia_ --.n<·fl,j[ LAHO AS -ON THIS 51-+0RJ.!'U,f:·::,.·.'' :.: . ".re· jUQ, 11 mo1•1f:· Cot<lllO.. WCI!. flllll(I (\IIS!lEO ~/97) i Thl8 Short Plat ccrr-=tly ,..--tea airwy maCM by &lllblUD SHORT PLAT -~:N c IN}" ER s .a, s u It II E Y <Y'R s ,1 m. Of undll" my dnctlan in canfarmanca with th9 100 Fll~J •• S~T SOUTH. ' ISSAOUAII: WASH~ 98027 _;:· I w ~ LAND SURVEYOR'S CERTIFICATE EJ ... BAIMA & HOLMBF;RG···,'tNC. r.qulnn'lwltll of th• approprlot, State o,od County FOR (206. ·. ,o, -Q2!.0 • • •· Statut9 and Ordinance in ••••• ~!'.!.. 19 ... ~!... CIA1f:. _..:· -:!!II MO. 9.~-005 /,Jj,{,,,,,_ __ J.J.,.J!J.,_ GENE 0. FARRELL •1•01,, -... R"·'"' I I 'P--:1 sc.u _., .. : -,. SUpt. af "RiCCll"da I c.tlftmt• Na. _.}.~-:-:1.~..... t" -lO' · 1 qi:· 1 LfaJ /JJ///IJ J I 'I I DEPARTMENT OF co&iuNITY AND ECONOMIC DEVELOPMENT A. REPORT TO THE HEARING EXAMINER HEARING DATE: June 14, 2016 Project Nome: Senza Lakeview Preliminary Plat • Owner: ICap Lakeview, LLC, 3535 Factoria Blvd SE, Suite 500, B NAME /NffiAL/DATE Applicont/Contact: Jamie Schroeder, PE, CPH Consultants, 11431 Willows Rd NE, Suite 120, Redmond, WA 98052 File Number: LUA16-000165, ECF, PP, SM Project Manager: Clark H. Close, Senior Planner Project Summary: The applicant is requesting Preliminary Plat, SEPA Environmental Review and a Shoreline Substantial Development Permit for approval of a 17-lot subdivision. The 3.83 acre site is located at 3907 Park Ave N within the Residential-6 zoning district. The parcels are proposed to be divided into 17 residential lots, a water quality tract, and an open space tract. The vault tract, located at the northwest corner of the site would discharge to the City storm water system and eventually flow to Lake Washington roughly 1/8 mile downstream. The applicant would dedicate 27,507 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 7,000 sf to 9,531 sf with an average lot size of 7,470 sf. The plat would result in a net density of 5.3 du/ac. The project site is fronted by N 40th St to the north, Park Ave N to the east, and Lake Washington Blvd N to the west. Access to the site would be gained by a new public roadway (Road A) off of N 40th St. Project Location: Site Area: There are moderate landslide hazards and steep slopes mapped in the area. Frontage improvements along Lake Washington Blvd N are within 200 ft of Lake Washington or the regulated shoreline (Lake Washington Reach D). There are no known indications of unstable soils in the immediate vicinity of the site. Soils consist of medium dense to dense, silty sand with gravel consistent with Vashon till. The site slopes generally east to west across the property at slopes ranging from 1-40% with a total fall of roughly 70 ft. The existing homes have been or are in various stages of being demolished. The applicant has proposed to retain five (5) of the 40 significant trees onsite. 3907 Park Ave N, Renton WA 98056 3.83 acres Project Location Map HEX Report • • ... -.. -·------·--·---····· I 1~)111:::i(lC\\ 1··il/!(.,'1 I '~':'~ 7: ·-~T/' . I ~l.,._•"*-~T/1(1 ," ::;;•;,--, --~~~•·• ... •· -•1 ;'. {' , \ j ~ , , I , • -·-=------I ~ ............... .__. -I I I _____ .. -~ 1 ·-· ... ···----; .,._... __ ,,._____ ·-.--,..,,r•-.. _... -) ·-·--·--!-·-· I Agencies See Attached ICap Lakview Owner Jamie Schroeder Contact Parties of Record See Attached (Signature of Sender): STATE OF WASHINGTON ) ) ss COUNTY OF KING ) Dated: Notary (Print): ___ ..uJUJ.~--\-'-;ll,l./.J.t.!..i------------ My appointment expires: template • affidavit of service by mailing Dept. of Ecology •• Environmental Review Section PO Box47703 Olympia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-37SS Seattle, WA 98124 Boyd Powers • • • Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jalaine Madura, Attn: SEPA Responsible Official 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 • • AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS} Dept. of Ecology .. Attn: Misty Blair PO Box47703 Olympia, WA 98504-7703 Ouwamish Tribal Office ' 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division • Envlronmental Planning Supervisor Ms. Shirley Marroquin 201 s. Jackson ST, MS KSC-NR-050 Seattle, WA 98104-3855 .· WDFW. Larry Fisher• 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 City of Newcastle Attn: Tim McHarg Director of Community Development 12835 Newcastle Way, Ste 200 Newcastle, WA 98056 Puget sound Energy Wendy Welker, Community Svcs. Mgr. 355 110'" Ave NE Mailstop EST llW Bellevue, WA 98004 Puget Sound Energy Doug Corbin, Municipal Liaison Mgr. 6905 South 228 1h St Kent, WA 98032 Muckleshoot Indian Tribe Fisheries Dept ... Attn: Karen Walter or SEPA Reviewer 39015-172"' Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program •• Attn: Laura Murphy 39015 172"' Avenue SE Auburn, WA 98092-9763 Muckleshoot Cultural Resources Program•• Attn: Erin Slaten 39015 172"' Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation* Attn: Gretchen Kaehler PO Box 48343 Olympia, WA 98504-8343 City of Kent Attn: Charlene Anderson, AICP, ECO 220 Fourth Avenue South Kent, WA 98032-5895 City ofTukwila Jack Pace, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 *Note: lf the Notice of Application states that it Is an uoptional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checkllst, Site Plan PMT, and the Notice of Application. **Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the ·following email address: sepaunit@ecy.wa.gov •• Karen Walter, Laura Murphy and Erin Slaten with the Muckleshoot Indian Tribe Fisheries Dept. are emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email addresses: KWa1ter@muckleshoot.nsn.us / Laura.murphy@muckleshoot.nsn.us L erln.slaten@muckleshoot.nsn.us ***Department of Natural Resources is ema,i1ed a copy oqhe Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template • affidavit of service by mailing ~----------------------------------------------------------- ICAP LAKEVIEW, LLC ·-··-iiii ' Chris Christensen 3535 FACTORIA BLVD SE #500 BELLEVUE, WA 98006 f/·'.i/'!l:!l!i1!J£Hiifil-46Wi/iMM& Fritz Brendemihl 1203 N 38th St Renton, WA 98056 Kathy Gough 3836 Lake Washington Blvd N Renton, WA 98056 ~---== rmm: Remy and Dora Quach 3901 Park Ave N Renton, WA 98056 ICap Equity, LLC 3535 Factoria Blvd SE, 500 Bellevue. WA 98006 Hamid Qaasim· 3830 Lake Washington Blvd N Renton, WA 98056 Mark Hancock PO Box88811 Seattle, WA 98138 Scott Petett, D.C. 10622 SE Carr Rd, Suite A Renton, WA 98055 Cvrus McNeely 3810 Park Ave N Renton. WA 98056 Jamie Schroeder CPH Consultants 11431 Willows Rd NE, 120 Redmond, WA 98052 Nancy Denney 3818 Lake Washington Blvd N Renton, WA 98056 Shannon Shumate PO Box85482 Seattle, WA 98145 .' • D.enis Law· Mayor . May 6, 2016 Parties of Record · Various ,SUBJECT:· ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION', Senza Lakeview Preliminary Plat; LUA16:00016S, ECF, PP, SM . Dear Parties.of Record: . This letter is written on behalf of the Environmental Review Committee (ERC) to· advise you that ·they' have completed their review of the subject project and have issued a .. · threshold ·Determination of.Nonsignificance -Mitigated with Mitigation Measures. A copy of the ERC Report, listing the·Mitigation Measures is immediately available: • . Electronically on line at the City of Renton website . (www.re_ntonwa.gov/bu'siriess), under Current Land Use Applications, or -' . . . . • · Can be viewed at the Planning Department on the 6th floor, Renton City Ha.II, . 1055·South Grady Way, between 8:30·a·m and 4:00. pm·. Ask for t~e project file by the project number LUA16-000165, or · · · • . Can be purchased at a ~opying.charge of $0.15 per page. The estimated cost f~r . · the Environment~! Th.reshold Determination is $5.40, plus a handling and. postage cost·of $2.00 (th_is cost-is subject to change if documents are added). Appeals of the· environmental determination must be filed in writing ori or before 5:00 p.m. on May 20, 20i6, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady'Way, Renton; WA 98057. Appeals to the Examiner. are governed by RMC4-8-110 and infor~ati'o.n regarding the. appeai pro~ess may be · obtained from the City Clerk's Office, (425) 430-6510. · If the Environmental. Determi~.ition is appealed, a p~blic hearing date will be set and all . parties notified. · Also, a public hearing has bee·n scheduled by the H·earing Examiner in the Council · . Chambers on the seventh floor. of City Hall on June 14, 2016 at 12:00 pm to con~ider the Preliminary Plat. If you are .interested in attending the hearing, please contact the CED-. . ·Planning Division at (425) 430-6578, to ensure that the hearing h~s not been · rescheduled. · Renton City Hall ; 1055 South Grady Way •·Renton; Washington'98057 ; rentonwa.g.o~ . ( .-' ·' •. I ' _'Senza ~~k~vl~W ~l"eli"!1i~a· .·. Page 2 of 2 , • May 6, 2016 The applicant' cir rep~esentatilt~(s) o.f the applicant.is required t6 .be present at ~he public hearing. A copy of the staff recorrimJnd~tion ...,;ill 1,e made available:prior t.ci t.he hearing. 1.f the Environmen·tal Determination is appealed: the appealwill be heard as part of tliis '.~i.Jblic hearing.' ·· · · · • ' . ,, · · · If you have any questions, please call me ·at (42.5) 430:7289 .. ' . ',•: , . . ' For the Environme'nta.l Review Committee, · . .. ~.If.·,~.._._,__~~ Clark H. Close : · .. , Senior Planrier · · En~losure . ' . ·' ' ·. . ' ' . . . -.• '· -! t ~ ',.I .,; ,,. ' • ., , ... ·II < - ;. (' ; .... ,..._ #~ ,_- f \ ' ·~·-"-i '..,.r ;, .-~~\..;<, ' . ,' ,, .. ,·I' .. ) . .--· " •• Denis Law. Mayo,r • May 6, 2016 Jamie Schroeder, PE CPH Consulta_nts ·. . 11431 Willows Rd NE, Ste 120 Redmond, WA 98052 · · : . ' . . . Community & Economic Developme'nt Department .. · CE."Chip"Vincent, Administrator SUBJECT: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION. :senza Lakeview Preliminary Plat,LUA16-000165, ECF, PP, SM Dear Mr. Schroeder:· This letter is wiitten on behaif of the Eilvirc','n·mental Review Comrriittee {ERC) to advise you that they tiave cornpleted their review of the.subject project and hav·e issued a threshoid . . Determination of Nonsignificani:e -Mitigated with Mitigation M_easures. · Please·refer to the _enclosed ERC Report, for. a list of the Mitigation Measures. · ·. · . Appeals.of.the environmental determination must be filed in writing on or before 5:00 ·p.m. on·· May 20, 2016, together with the required Jee with; HearingExaminer; City of Renton, 1055 South Grady Way, Renton, WA 98057: Appeals to the Examiner are governed by RMC4;8-110 and information regarding the appeal process may be obtained from the City Clerk'.s Office, . (425) 430-6510.. . . . . . . , . . . . . . . . If the Environmental Determination is appealed, ~ public hearing date will be set and all parties notified. · ·· · · · · · · · · Also,' a public hearing has been scheduled by the Hearing Examiner in the Council Chambers on.' the seventh floor of City Hall on June 14, 2016 at 12:00 pm to consider the Preliminary Plat. The applicant or representative{s) of the applicant is required to be present at the public _hearing. A copy of the staff recommendation will be mailed to you prior to the hearing. If the · Environmental Determination is appealed, the appeal will be heard as part of this public hearing. If you have any further questions, please call me at {425) 430-7289, For the Environmental Review Committee, Clark H. Close Senior Planner Enclosure cc: Chris Christensen/ Applicant Nancy Denney, Hamld Qaaslm, Remy and Dora Quach, Shannon Shumate, Kathy Gough, Scott Pettet, Cyrus McNeely, Fritz Brendemihl, Mark Hancock/ Party(ies) of Record Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov Den.is Law Mayor • May 6, 2016 . ~ "" ' . ' •, . ,, .. , ' ' '. ' .. ' ' "-' . ,. . ·community'& Economic.Development Department • . C£"Chip"Vincent, Adnii~istr~tor · Washington State Department of Ecology EnvironmentarReview Section · .P.O Box 47703 Olympia, WA 98504-7703 . Subject: ENVIRONMENTAL (SEPAi THRESHOLD DETERMINATION . Transmitted herewith .is a copy of.the Environmental Determination for the following project reviewed by the Environm~ntal Rev.iew Committee (ERC) on May 2, 2016: SEPA DETERMINATION: . Determinc1tion of N~nsignificance ~· Mitigated {DNS-M} • PROJECT NAME: Senza Lakeview PreUmin~'r\'Plat PROJECT NUMBER: -LUA16-00016S, ECF, PP, SM,. ' . . . . . Appeals of the environmental determination must be filed in writing on. or before 5:00 . p.m. on May 20, 2016, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner· are . governed by RMC 4-8-110 arid information regarding the _a'ppeal process may be obtained from the City Clerk's Office; {425) 430-6510. · · . . --~ . ' . Please refer to the ~nclosed Notice of Environmental Determination for complete details: If you h·ave questions, please call me at {425) 430:12s9: For the Environmental Review Committee, Clark H. Close Senior Planner Enclosure cc: · King County Wastewater Treatment Division· Boyd Powers, Department Of Natwal Resources Karen Walter, Fisheries, Muckleshoot Indian Tribe , Melissa Calvert, Muckleshoot Cultural Resources Program . • Gretchen Kaehler, Office of Archaeology & Historic Preservation · . Ramin Pazooki, WSDOT, NW Region Larry Fisher, WDFW · Duwamish Tribal Office· US Army.Corp. of Eng_lneers Renton City Hall , ·l 055 South Grady Way , Renton; Washington 98057., rentonwa.gov . ~ ,. ~----------~------------------------ ,i • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT • -----,.,,,,,---Ren to ii. ® ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA16-000165, ECF, PP, SM Jamie Schroeder, PE, CPH Consultants, 11431 Willows Rd NE, Ste 130, Redmond, WA 98052 Senza Lakeview Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, SEPA Environmental Review and a Shoreline Substantial Development Permit for approval of a 17-lot subdivision. The 3.83 acre site is located at 3907 Park Ave N within the Residential-6 zoning district. The parcels are proposed to be divided into 17 residential lots, a water quality tract, and an open space tract. The vault tract, located at the northwest corner of the site would discharge to the City storm water system and eventually flow to Lake Washington roughly 1/8 mile downstream. The applicant would dedicate 27,507 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 7,000 sf to 9,531 sf with an average lot size of 7,470 sf. The plat would result in a net density of 5.3 du/ac. The project site is fronted by N 40th St to the north, Park Ave N to the east, and Lake Washington Blvd N to the west. Access to the site would be gained by a new public roadway (Road A) off of N 40th St. There are moderate landslide hazards and steep slopes mapped in the area. Frontage improvements along Lake Washington Blvd N are within 2DD ft of Lake Washington or the regulated shoreline (Lake Washington Reach D). There are no known indications of unstable soils in the immediate vicinity of the site. Soils consist of medium dense to dense, silty sand with gravel consistent with Vashon till. The site slopes generally east to west across the property at slopes ranging from 1-40% with a total fall of approximately 70 ft. All existing improvements and buildings would be demolished or removed during plat construction. The applicant has proposed to retain five (5) of the 40 significant trees onsite. The applicant has submitted a Technical Information Report, Arborist Report, Traffic Assessment, and a Geotechnical Engineering Study with the application. PROJECT LOCATION: 3907 Park Ave N, Renton, WA 98056 LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on May 20, 2016. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk's Office, (425) 430-6510. ~-------------------------- • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Gregg Zimmerman, Administrator Public Works Department ~~ KellyBeymer,dminisator Community Services Department , MAY 16, 2016 MAY2, 2016 Date Date ----•----Renton® C.E. "Chip" Vincent, Administrator Department of Community & Economic Development .s-1,; );1,, I I Date ~ ( 7-1,~ ' Date DEPARTMENT OF coil.UNITY AND ECONOMIC DEVELOPMENT __;_------~enton ® DETERMINATION OF NONSIGNIFICANCE -MITIGATED (DNS-M) MITIGATION MEASURES AND ADVISORY NOTES PROJECT NUMBER: APPLICANT: PROJECT NAME: LUA16-000165, ECF, PP, SM Jamie Schroeder, PE, CPH Consultants, 11431 Willows Rd NE, Suite 120, Redmond, WA 98052 Senza Lakeview Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, SEPA Environmental Review and a Shoreline Substantial Development Permit for approval of a 17-lot subdivision. The 3.83 acre site is located at 3907 Park Ave N within the Residential-6 zoning district. The four (4) existing parcels are proposed to be divided into 17 residential lots, a water quality tract, and an open space tract. The vault tract would discharge to the City storm water system and eventually flow to Lake Washington roughly 1/8 mile downstream. The applicant would dedicate 27,507 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 7,000 sf to 9,531 sf with an average lot size of 7,470 sf. The plat would result in a net density of 5.3 du/ac. The project site is fronted by N 40th St to the north, Park Ave N to the east, and Lake Washington Blvd N to the west. Access to the site would be gained by a new public roadway (Road A) off of N 40th St. There are moderate landslide hazards and steep slopes mapped in the area. Frontage improvements along Lake Washington Blvd N are within 200 ft of Lake Washington or the regulated shoreline (Lake Washington Reach D). There are no known indications of unstable soils in the immediate vicinity of the site. Soils consist of medium dense to dense, silty sand with gravel consistent with Vashon till. The site slopes generally east to west across the property at slopes ranging from 1-40% with a total fall of approximately 70 ft. The existing homes have been or are in various stages of being demolished. The applicant has proposed to retain five (5) of the 40 significant trees onsite. The applicant has submitted a Technical Information Report, Arborist Report, Traffic Assessment, and a Geotechnical Engineering Study with the application. PROJECT LOCATION: LEAD AGENCY: MITIGATION MEASURES: 3907 Park Ave N, Renton WA 98056 The City of Renton Department of Community & Economic Development Planning Division 1. Project construction shall be required to comply with the recommendations included in the Geotechnical Engineering Report, prepared by Earth Solutions NW, LLC dated September 17, 2015 or an updated report submitted at a later date. • • 2. The applicant shall install a fish exclusion device at the outfall to Lake Washington in accordance with standards set forth in the WDFW document Fish Protection Screen Guidelines for Washingtan State (written by Bates and Nordlund, 2001). A final detailed fish exclusion device must be submitted and approved by the Plan Review Project Manager prior construction permit issuance. 3. If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found, all consfruction activity shall stop and the owner/developer shall immediately notify the City of Renton planning department, concerned Tribes' cultural committees, and the Washington State Department of Archeological and Historic Preservation. ADVISORY NOTES: The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the fond use actions. ERC Mitigation Measures and Advisory Notes Page 2 of 2 ADVISORY NOTES TO APPLIC~T LUA 16-000165 • Application Date: March 04, 2016 Name: Senza Lakeview Site Address: 3916 Lake Washington Blvd N Renton, WA 98056-1581 PLAN -Planning Review -Land Use Version 1 I April 28, 2016 P..~Lc.e,mi11n lfay.~w C<1.!!1!!!!!!!i Recommendations: Minimal impact on police services. C.!!.l!Lf!1_1!!1LIY. Ser.l!!_ces !J~ld.el!\IJ.!I<!!!!f!l.G.!ll~. Recommendations: 1. Parks Impact fee per Ordinance 5670 applies. 2. Access to the existing Bike Lane(s) along Lake Washington Blvd. shall be maintained during construction. If necessary, coordinate and sign a detour route. Restore to original /better condition upon completion. 3. Street trees: Space trees 50 feet on center. Each street should contain a different tree species using trees that attain a large mature hei ht. S ace trees no closer than 40 feet from intersections and sto signs and 30 feet from street lights. Recommendations: Environmental Impact Comments: 1. The fire impact f~es are applicable at the rate of $495.1 O per single family unit. This fee is paid at time of building permit issuance. Credit will be granted for the existing homes to be retained. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square f~et (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant ls required within 300 feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. It appears there is adequate fire flow In this area. There is no existing water main in Lake Washington Boulevard North. 2. · Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 322 psi point loading. Access is required within 150 feet of all points on the buildings. Approved apparatus turnarounds are required for dead end roads exceeding 150 feet. Hammerhead turnarounds are allowed for dead end streets u to 300 feet Ion . l!ll!.m!l!:ig' Rev.!JLw,comments Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. New single family and other nonresidential construction activities shall be restricted to the hours between ~even o'clock (7:00) a.m. and eight o'clock (8:00) p.m .. Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. · 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates·of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final Inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment. install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected Trees~ or· on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervlsion whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Ea le Mana ement Guidelines (2007 and /or your U.S. Fish and Wildlife Service permit C..!>!l.l~ IXnQ F,,g_~Jm.1-4.?§.~M~.?2 I fil~lru:@r&Q!QIDY!,QO~ Recommendations: I have reviewed the applicatlon for the Senza Lakeview Subdivision at 3908 & 3916 Lake Washington Boulevard North and 3907 Park Avenue North (APN's 334270 0415, 0425, 0420, and 0427 (vacant land)) and have the following comments: Ran: April 28, 2016 Page 1 of S ADVISORY NOTES TO APPLIC~T LUA16-000165 • Version 1 I April 28, 2016 '?J1>ii-Vlffij!)f1/q/rtlliffliji#IT!/mi! . !;,MIJl!'i\tl~g.~11Yl'!lN,, J:>llJllJ& , EXISTING CONDITIONS .,.!WWfri~l,M~;!-:-~~~!il Water Water service is provided by the City of Renton. Sewer Wastewater service is provided by the City of Renton. Storm The existing properties do not contain stormwater facilities. There are stormwater mains located in Lake Washington Blvd, N 40th Street and Park Avenue N. CODE REQUIREMENTS WATER 1. The proposed water main improvements as shown on the composite utilities civil plan submitted with the Land Use Application within the site provides the required 8 inch water f!1Bin extension Into the development, connecting the existing 12 inch water main located in N 40th Street and the existing 8 inch water main located in an easement along the south property line. Staff Comments: i. The proposal shows water service lines connecting to lots 3 and 4 as being curved and installed from the 8 inch main located In Road 8. Water service lines shall not be installed curved. ii. Extend the 8 Inch water main to the north end of the hammerhead on Road Band add an 8 inch end cap and 2 inch blow off. iii. The water main extension from the 8 inch water main from the south property line shall not be installed along the common lot line. A 5 foot offset from the property line is required. 2. Installation of fire hydrants within 300 feet of each lot is required by Renton Fire Prevention Department. The number and location of new hydrants will be dependent upon the finished square footage of the homes. 3. Each lot shall have a separate meter. The project proposes one 1 inch water service line and meter to each lot. for a total of fourteen (14) new domestic water service lines and meters (credit will be given for the (3) water service lines and meters serving the existing properties). 4. The development Is subject to applicable water system development charges and meter Installation t8es based on the size of the water meters. a. Water system development charges for each proposed 1 inch domestic water service is $3,245.00 per meter or $55,165.00 for (17) 1 inch meters. b. A redevelopment credit of the water system development charges in the amount of $3,245.00 will be applied to each of the (3) existing l4 inch meters to 3908 and 3916 Lake Washington Blvd and 3907 Park Ave N if they are abandoned and capped at Ule main line. c. The total water SOC fee is $45,430.00, This is payable at construction permit issuance. 5. Water service installation charges for each proposed 1 inch water service is $2,850.00 per meter. The total water service Installation fee is $48,450.00. This is payable at construction permit Issuance. 6. Drop in meter fee is $460.00 per meter. The total water drop in meter fee is $7,820.00. This is payable at issuance of the building permit. 7. Additional water system development charges and water meter charges will apply if a landscape Irrigation meter is required and Is based on the size of the meter. SEWER 1. There is an 8 inch sanitary sewer main In Park Ave N, an 8 inch main in N 40th Street and a 10 inch main in Lake Washington Blvd. The applicant has proposed an 8 inch extension from the sanitary sewer main In N 40th Street to provide sanitary sewer service to each of the internal lots. The project proposes to connect lots 3 through 6 to the existing 10 inch main In Lake Washington Blvd, lots 14 through 16 to the existing 8 inch main in Park Ave N and lots 17 and 18 to the existing 8 inch main in N 40th Street. Staff Comments: I. Each lot shall be served by an lndivldual side sewer, dual side sewers are not allowed. Ii. . The side sewers to serve lots 5 and 6, which are shown to be installed through the Open Space Tract, shall be in a dedicated 15 foot sewer easement. 2. All existing side sewers will be required to be cut and capped during demolition of the properties. New side sewers shall be installed to serve each individual property. Staff Comments: L There are existing concrete side sewers not serving any homes which were Installed on N 4Dth Street and Lake Washington Blvd as part of the City's LID project (see As built #S 0142) and shall be cut and capped at the main as part of the project development. 3. The.development is proposing connection of 14 new single famlly residences (17 new single family homes, 3 existing homes to be removed). Credit will be provided for the 3 existing homes connected to the City sewer service. 4. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SOC fee for a 1 inch meter is $2,242.00 per meter. The total fee Is $38,114.00 for (17) 1 Inch meters. b. A redevelopment credit of the wastewater system development charges In the amount of $2,242.00 will be applied to each of the (3) Ran: April 28, 2016 Page 2 of 5 ADVISORY NOTES TO APPLIC~T LUA 16-000165 • Version 1 I April 28, 2016 ••1!liiilf1U!iilimtt!1l~fHA\'.ifllif!~Kti[JWJi~Ife?fl!~;~1,~_2%'at~~l~h@t.8rHinWa!gQv existing meters to 3908 and 3916 Lake Washington Blvd and 3907 Park Ave N If they are abandoned and capped at the main line. c. The total water SOC fee Is $31,388.00. This Is payable at construction permit issuance. SURFACE WATER 1. A surface water development fee of $1,485.00 per new single family residence will apply. The project proposes the addition of 14 new residences {17 new single family homes, 3 existing homes to be removed}. The estimated total fee Is $20,790.00. This Is subject to final design and payable prior to Issuance of the utility construction permit. 2. A drainage report, dated February 25, 2016, was submitted by CPH Consultants with the site plan application. Based on the City of Renton's flow control map, this site falls within the Peak Rate Flow Control Duration Standard for Existing Conditions. The development is subject to Full Drainage Review ln accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWOM. All core requirements and five of the six special requirements have been discussed In the provided d~alnage report. Staff Comments: i. Applicant shall include discussion of core requirement #6 in the final drainage report. CR #6 relates to the aquifer protection area, which Is not applicable to this site, but it should be noted as such In the report. 3. Runoff from the existing site includes three single family residences where no stormwater infrastructure currently exists on site. Runoff from the site sheet flows north and west into a ditch and catch basin at the intersection of Lake Washington Blvd N and N 40th St at the northwest comer of the site. It then flows approximately 540 feet through a series of concrete pipes until it discharges into Lake Washington. 4. A geotechnical report, dated September 17, 2015, completed by Earth Solutions NW, LLC for the site has been provided. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented In this report discount the use of full inflltratlon due to the underlying dense glacial till soil. 5. The project site is located within the East Lake Washington drainage basin and the flowpath from the project site discharge point is less than a half mile to the 100 year floodplain of Lake Washington and qualifies for the direct discharge exemption in accordance with Section 1.2.3.1 of the City Amendments to the KCSWDM and must adhere to all requirements thereof. Staff Comments: I. The conveyance system analysis provided In the preliminary Technical Information Report (TIR) does not provide a complete analysis of the system to the outfall in Lake Washington In accordance with the requirements for the direct discharge exemption as outlined in Section 1.2.3 of the 2009 KCSWDM. Applicant shall provide a complete conveyance system analysis, including new conveyance pipes within the proposed development and existing conveyance pipes from the development boundary to the outfall in Lake Washington. Applicant shall demonstrate the outfall ls adequately sized to support the added run off from the development. 6. The development is required to provide basic water quality treatment prior to discharge. Project water quality treatment will consist of conveyance to a Contech StormFilter system prior to connection to the existing 18 inch concrete stormwater main located at the intersection of Lake Washington Blvd and N 40th St. Staff Comments: i. Presettling shall be provided per Section 6.5.1 of the 2009 KCSWOM. ii. The conveyance and water quality systems shall be designed in accordance with the KCSWDM and the City of Renton Amendments to the manual that is current at the time of utility construction permit appllcatlon. iii. A maintenance access road is required to the stormwater facilities in the proposed storm tract and shall be in accordance with the design requirements outlined in the KCSWDM. 7. No downstream flooding or erosion issues were identified in the drainage report. Additional Staff Comments: I. Storm drainage pipes shall not be located beneath the landscape strip or sidewalk. Relocate the lines into the paved roadway and provide solid round locking lids where required. ii. Roof drains require a minimum 10 foot easement. Applicant shall provide details on how the roof drains will be connected into the public storm drain system. Such connections shall be In accordance with City of Renton standards and the 2009 KCSWDM. iii. The development shall not create protected slopes as defined by RMC 4 3 050. iv. Grading shall be in accordance with RMC 4 4 060. TRANSPORTATION 1. The proposed development fronts Lake Washington Boulevard North along the west property lines. Lake Washington Boulevard is classified as a Collector Arterial Road. Existing right of way (ROW) width is approximately 60 feet. To meet the City's complete street standards for collector arterial streets, minimum right of way width is 83 feet. Dedication of 11.5 feet of right of way would be required. However, the City's transportation group has determined and will support a lesser standard to match the established standard street section for Lake Washington Blvd N. The City established standard street section for Lake Washington Blvd N, which shall be installed by the developer as part of the proposed short plat, wlll allow a pavement width of 36 feet, 8 foot planting strips, 8 foot sidewalks,.and 0.5 foot Ran: April 28, 2016 Page 3 of 5 • ADVISORY NOTES TO APPLI.T LUA 16-000165 --------Renton® PLAN -Planning Review -Land Use Version 1 I April 28, 2016 .ii~ein;~~1n~'.Ri,1e~:g~,;;;~;;J · .. 'tZi ;~. ::''!' " .:,;: .: ::·.·: ''' ;·,_; \c~ii'i~::JAri~lo~l~r I 41S'4:ia,1:ia2.f atb;.,1ar@~en1ori;.,a.gov · curb. This recommendation results in a total right of way width of 69 feet, requiring 4.5 feet of ROW dedication. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outline in City code 4 9 250C5d, Staff Comments: i. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4 9 250C5d, ii. The plat shows 2 feet of dedication along Lake Washington Blvd N. and a 5 foot sidewalk. The plans will need to be updated to provide the required 4.5 feet of dedication and 8 foot sidewalk for submittal of the construction permit application. iii. The established street section does not include a parking lane. If parking is required for the development along Lake Washington Blvd N, additional ROW dedication will be required. 2. The proposed development fronts North 40th Street along the north property lines. North 40th Street is classified as a Collector Arterial Road. Existing right of way (ROW) width is approximately 60 feet. To meet the City's complete street standards for collector arterial streets, minimum right of way width is 83 feet. Dedication of 11.5 feet of right of way would be required. However, the City's transportation group has determined and will support a lesser standard to match the established street section for North 40th Street. The City established street section for North 40th Street, which shall be installed by the developer as part of the proposed short plat, will allow a pavement width of 36 feet, 8 foot planting strips, 5 foot sidewalks, and 0.5 foot curb. This recommendation results in a total right of way width of 63 feet, requiring 1.5 feet of ROW dedication. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outline In City code 4 9 250C5d. Staff Comments: i. Applicant wm need to submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4 9 250C5d. ii. The proposed street section does not Include a parking lane. Slnce parking is not allowed within the development. park.Ing for the development can be located along North 40th Street. The designed street section will need to be revised to include one 6 foot parking lane on the development side of the street. ROW width, as dedicated, will provide sufficient pavement width for one 6 foot parking lane on the south side of the roadway. 3. The proposed development fronts Park Avenue North along the east property lines. Park Avenue North is classified as a Collector Arterial Road. Existing right of way (ROW) width is approximately 50 feet. To meet the City's complete street standards for collector arterial streets, minimum right of way width is 83 feet. Dedication of 16.5 feet of right of way would be required. However, the City's transportation group has determined and will support a lesser standard to match the established street section for Park Ave N. The City established street section for Park Ave N, which shall be Installed by the developer as part of the proposed short plat, will allow a pavement width of 36 feet, 8 foot planting strips, 5 foot sidewalks, and 0.5 foot curb. This recommendation results in a total right of way width of 63 feet, requiring 6.5 feet of ROW dedication. Staff Comments: i. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4 9 250C5d. ii. The proposed street section does not include a parking lane. Since parking is not allowed within the development, parking for the development can be located along Park Avenue North. The designed street section will need to be revised to include one 6 foot parking lane on the development side of the street. ROW width, as dedicated, will provide sufficient pavement width for one 6 foot parking lane on the west side of the roadway. 4. Two limited residential access roads (Road A and Road B) with 20 feet of paved roadway width and a hammertiead turnaround at the end of Road B have been proposed as the primary access for the internal lots of the development. Staff Comments: i. The hammerhead turnaround shall be designed in accordance with City of Renton Fire Department standards. ii. Emergency services access within 150 feet of all homes via a 20 foot paved roadway is required. As such, parking is not allowed along the internal access road proposed for the project. 5. ADA access ramps shall be installed at all street crossings. Ramps are not shown at the intersection of Road B and Road C. A companion ramp is required along the east side of Road A for the ramp located at the southwest comer of the intersection of Road A and Road B. Ramps shall be oriented to provide direct pedestrian crossings. Additional ramps are required at all corner intersections (two ramps per curb return). Driveway locations may need to be adjusted to accommodate the required access ramps. 6. Street lighting and street trees are required to meet current city standards. Lighting plans were not submitted with the land use application and will be reviewed during the construction utility permit review. 7. A traffic analysis dated February 18, 2016, was provided by Transportation Engineering Northwest (TENW). The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE} Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed development would average 164 new daily vehicle trips. Weekday peak hour AM trips would generate 11 new vehicle trips, with 8 vehicles leaving and 3 vehicles entering the site. Weekday peak hour PM trips would generate Ran: April 28, 2016 Page 4 of 5 • ADVISORY NOTES TO APPLI.T LUA 16-000165 --------Renton® PLAN • Planning Review • Land Use Version 1 I April 28, 2016 17 new vehicle trips, with 10 vehicles entering and 7 vehicles existing the site. As detailed in the report the proposed project Is not expected to lower the levels of service of the surrounding intersections included in the traffic study. Increased traffic created by the development will be mitigated by payment of transportation impact fees. 8. Refer to City code 4 4 080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. 9. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee is $2,951.17 per dwelling unit for single family homes. The project proposes the addition of 14 new residences (17 new single family homes, 3 existing homes to be removed). The estimated total fee is $41,316.38. Traffic impact fees will be owed at the time of building permit issuance. Fees are subject to change. The transportation impact fee that is current at the time of bulldlng permit application will be levied. 10. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Adequate separation between utilities shall be provided in accordance with code requirements. a. 7 ft minimum horizontal and 1 ft vertical separation between storm and other utilities is required with the exception of water lines which require 10 ft horizontal and 1.5 ft vertical. 2. AH construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Englneer shall prepare the civil plans. 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of Ran:April28,2016 Page 5 of 5 OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: PROJECT NUMBER: LOCATION: Senza Lakeview Preliminary Plat LUA16-00016S, ECF, PP, SM 3907 Park Ave N, Renton WA 98056 Description: The applicant is requesting Preliminary Plat, SEPA Environmental Review and a Shoreline Substantial Development Permit for approval of a 17-lot subdivision. The 3.83 acre-site is located within the Residential-6 zoning district. The four (4) existing parcels are proposed to be divided into 17 residential lots, a water quality tract, and an open space tract. The vault tract would discharge to the City storm water system and eventually flow to Lake Washington. Roughly 27,S07 sf would be dedicated·for public right-of-ways. The proposed lots would range in size from 7,000 sfto 9,531 sf with an average lot size of7,470 sf. The plat would result in a net density of 5.3 du/ac. The project site is fronted by N 40th St, Park Ave N, and Lake Washington Blvd N. A new access to the site would be gained by a new public roadway from N 40th St. There are moderate landslide hazards and steep slopes mapped In the area. Frontage improvements along Lake Washington Blvd N are within 200 ft oflake Washington or the regulated shoreline (Lake Washington Reach D). There are no known Indications of unstable solls in the immediate vicinity of the site. Soils consist of medium dense to dense, silty sand with gravel consistent wlth Vashon till. The site slopes generally east to west across the property at slopes ranging from 1-40% with a total fall of roughly 70 ft. The existing homes have been or are in various stages of being demolished. The applicant has proposed to retain five (5) of the 40 significant trees onslte. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) .HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANTIMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. Appeals of the environmental determination m~st be filed in writing on or before 5:00 p.m. on May 20, 2016, together with the required fee with: Hearing Examiner, City of ·Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and Information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON JUNE 14, 2016 AT 12:00 PM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION '.PLEASE·INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION.· DEPARTMENT OF COMMUN~ AND ECONOMIC DEVELOPMENT -------!ken tone ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DA TE: Project Name: Project Number: Project Manager: Owner: Applicant/Contact: Project Location: Project Summary: May 2, 2016 Senza Lakeview Preliminary Plat LUA16-000165, ECF, PP, SM Clark H. Close, Senior Planner ICap Lakeview, LLC, 3535 Factoria Blvd SE, Suite 500, Bellevue, WA 98006 Jamie Schroeder, PE, CPH Consultants, 11431 Willows Rd NE, Suite 120, Redmond, WA 98052 3907 Park Ave N, Renton WA 98056 The applicant is requesting Preliminary Plat, SEPA Environmental Review and a Shoreline Substantial Development Permit for approval of a 17-lot subdivision. The 3.83 acre site is located at 3907 Park Ave N within the Residential-6 zoning district. The parcels are proposed to be divided into 17 residential lots, a water quality tract, and an open space tract. The vault tract, located at the northwest corner of the site would discharge to the City storm water system and eventually flow to Lake Washington roughly 1/8 mile downstream. The applicant would dedicate 27,507 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 7,000 sf to 9,531 sf with an average lot size of 7,470 sf. The plat would result in a net density of 5.3 du/ac. The project site is fronted by N 40th St to the north, Park Ave N to the east, and Lake Washington Blvd N to the west. Access to the site would be gained by a new public roadway (Road A) off of N 40th St. There are moderate landslide hazards and steep slopes mapped in the area. Frontage improvements along Lake Washington Blvd N are within 200 ft of Lake Washington or the regulated shoreline (Lake Washington Reach D). There are no known indications of unstable soils in the immediate vicinity of the site. Soils consist of medium dense to dense, silty sand with gravel consistent with Vashon till. The site slopes generally east to west across the property at slopes ranging from 1-40% with a total fall of approximately 70 ft. The existing homes have been or are in various stages of being demolished. The applicant has proposed to retain five (5) of the 40 significant trees onsite. The applicant has submitted a Technical Information Report, Arborist Report, Traffic Assessment, and a Geotechnical Engineering Study with the application. Site Area: 166,835 SF (3.83 acres) STAFF Staff Recommends that the Environmental Review Committee issue a RECOMMENDATION: Determination of Non-Significance -Mitigated (DNS-M). ERC REPORT 16-000165 City of Renton Deportme nt of Communit y & tlom ic De velopment SENZA LAKEVIEW PRELIMINARY PLAT Report of Ma y 2, 2016 Project Location Map: PART ONE: PROJECT DESCRIPTION / BACKGROUND -vironm ental Re view Com m ittee Rep ort LUA16-00016S, ECF, PP, SM Page 2 of 10 The applicant is requesting Preliminary Plat approval and Environmental (SEPA) Review for the subdivision of four parcels totaling 3 .83-acre located at 3907 Park Ave N, within the NW Y. of Section 32, Township 24 North, Range 5 East, W .M . (Exhibit 3). The specific parcel numbers are 334270-0415, -0420, -0425, and - 0427. The project site formerly consisted of three (3) single family dwellings with a variety of landscaping. The site is proposed to be subdivided into 17 single family residential lots, associated road and utility improvements, a water quality drainage tract, and an open space tract (Exhibits 2, 6, 7, & 8). The drainage tract would consist of a water quality Stormfilter cartridge vault to treat runoff in the northwest corner of the site . The subject site is bordered by single-family homes around all sides of the property. Located to the north of the site is N 40th St, Park Ave N is to the east, and Lake Washington Blvd N is to the west. Table 1. Surrounding Land Use and Zoning Location Comprehensive Land Use Zoning Site Residential Medium Density (RMD) Residential-6 Dwelling Units Per Net Acre (R-6) North Residential Medium Density (RMD) Residential-6 Dwelling Units Per Net Acre (R -6) South Residential Medium Density (RMD) Residential-6 Dwelling Units Per Net Acre (R -6) East Residential Medium Density (RMD) Residential-6 Dwelling Units Per Net Acre (R-6) West Residential Medium Density (RMD) Residential-6 Dwelling Units Per Net Acre (R-6) The 3 .83-acre project site is located within the Residential -6 (R-6) dwelling units per net acre zoning classification . The net density of the project is 5 .3 dwelling units per net acre {17 / 3.2 net acres = 5 .3 du/acre) and the 17 lots would range in size from 7,000 square feet to 9,531 square feet with an average lot size of 7,470 square feet (Exhibit 2). The proposed access to each lot would be from either N 40th St, Park Ave N, Road A, or Road B which terminates in a hammerhead turnaround. ER C REPORT 16-000165 City of Renton Department of Community & E.ic Development SENZA LAKEVIEW PRELIMINARY PLAT Report of May 2, 2016 .ronmental Review Committee Report LUAl6-000l65, ECF, PP, SM Page 3 of 10 The properties most recently had three (3) single family homes. The existing homes have been or are in various stages of being demolished under three (3) separate demolition permits issued February 2016. Access to the site would be provided via a new road, near the center of the site, which would extend from N 40th St to the south property line (Road A) and the construction of a second new road (Road B) running west of Road A and end in a hammerhead turnaround. Near the south end of Road A, the road dead ends near the rear yard of 3901 Park Ave N, approximately 317 south of N 40th St. The applicant is proposing a 47-foot wide modified limited residential access road for roads A and B. The end of Road B includes a 20- foot wide hammerhead turnaround. From centerline of Road A to the centerline of the hammerhead, Road B measures approximately 160 in length. The dead end street would be designed pursuant to RMC 4-6-06H Dead End Streets or granted a road modification from the Renton Municipal Code by the Renton Hearing Examiner. The proposed subdivision would include frontage improvements on Lake Washington Blvd N, N 40th St, and Park Ave N to widen and add concrete vertical curb, gutter, sidewalk, and planter strip. A right-of-way (ROW) dedication and half-street frontage improvements of Lake Washington Blvd N (a Collector Arterial Road) and N 40th St (a Collector Arterial Road). The applicant is proposing 7 feet of dedication along Park Ave N. The improvements and ROW dedication would add up to 27,507 square feet. The remaining 3.2 acres would be the developed site which would consist of homes, driveways, and landscaping. The developed site would provide Basic Water Quality treatment in addition to Level 1 (i.e. basic) flow control per the 2009 KCSWDM 1 . Water quality storm volumes are proposed to be treated with a Contech Storm Filter vault in the northwest corner of the site. The property includes 40 significant trees comprised of a mixture of native species and planted ornamentals species. The site generally slopes from east to west across the property with a total fall of approximately 70 feet (Exhibit 4). According to the Geotechnical Study prepared by Earth Solutions, NW (Exhibit 11), the native soils encountered at the test pit locations were consistent primarily with the makeup of Vashon till and possess a low susceptibility to landslide activity. The geotechnical study found that the proposed residential development is feasible from a geotechnical standpoint. I PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA} review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures 1. Project construction shall be required to comply with the recommendations included in the Geotechnical Engineering Report, prepared by Earth Solutions NW, LLC dated September 17, 2015 or an updated report submitted at a later date. 2. The applicant shall install a fish exclusion device at the outfall to Lake Washington in accordance with standards set forth in the WDFW document Fish Protection Screen Guidelines 1 2009 King County Surface Water Design Manual and the 2009 City of Renton Amendments to the KCSWDM, Chapter 1 and 2. ERC REPORT 16-000165 ~---------------------- City of Renton Department of Community & .mic Development SENZA LAKEVIEW PRELIMINARY PLAT .ironmental Review Committee Report WA16-00016S, ECF, PP, SM Report of May 2, 2016 Page 4 of 10 C. for Washington State (written by Bates and Nordlund, 2001). A final detailed fish exclusion device must be submitted and approved by the Plan Review Project Manager prior construction permit issuance. 3. If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found, all construction activity shall stop and the owner/developer shall immediately notify the City of Renton planning department, concerned Tribes' cultural committees, and the Washington State Department of Archeological and Historic Preservation. Exhibits Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 Exhibit 15 Exhibit 16 ERC Report Senza Lakeview Preliminary Plat Plan Neighborhood Detail Map Topography Map Preliminary Landscaping Plan (Sheets 1-5) Preliminary Grading Plan Preliminary Utility Plan Preliminary Drainage Control Plan Preliminary Road Profiles Preliminary Road Sections Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated September 17, 2015) Preliminary Technical Information Report prepared by CPH Consultants (dated February 25, 2015) Trip Generation and Traffic Assessment prepared by Transportation Engineering Northwest (TENW) (dated February 18, 2016) Arborist Report prepared by American Forest Management (AFM) (dated February 9, 2016) Critical Areas Determination Report prepared by Wetland Resources, Inc. (dated April S, 2016) Response to WDFW Comments prepared by Wetland Resources, Inc. (dated April 15, 2016) Exhibit 17 Construction Mitigation Description Exhibit 18 Advisory Notes to Applicant D. Environmental Impacts The proposal was circulated and reviewed by various city departments and divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: A Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated September 17, 2015; Exhibit 11) was submitted with the project application. According to the submitted study, the existing topographic relief across the site, anticipated grade cuts on the order of 10 to 15 feet would be necessary to achieve the vault foundation subgrade elevation. Retaining walls or rockeries would be incorporated into the final design to accommodate grade transitions, as ERC REPORT 16-000165 City of Renton Department of Community & .mic Development SENZA LAKEVIEW PRELIMINARY PIA T Report of May 2, 2016 .ironmental Review Committee Report LUA16·000165, ECF, PP, SM Page 5 of 10 necessary. The site topography ascends relatively gently from Lake Washington Blvd N to the east with an estimated total elevation change to be on the order of 70 feet across the site. The steepest slope identified by the applicant was approximately 40 percent. The applicant indicates that the estimated quantities for structural fill onsite would be approximately 6,950 cubic yards of cut and 10,600 cubic yards of fill would be required for the construction of required plat improvements and new single family residences. Temporary erosion and sedimentation control measures would be implemented during construction including, but not limited to, Best Management Practices (BMPs) such as site preparation and grading during the drier summer and early fall months, installing siltation control fencing around the work areas, and establishing a quarry spall construction entrances in accordance with City of Renton requirements (Exhibit 17). A total of nine (9) test pits to approximate depths of six to ten feet below existing site grades (TP-1 through TP-9) were excavated across the project site with a mini trackhoe. Topsoil was encountered within the upper 4 to 13 inches of existing grades at the test pit (TP) locations with an estimated average thickness of nine inches across the site. The fill encountered in four of the TP had depths on the order of two (2) to six (6) feet below the existing ground surface (bgs). The fill was characterized primarily as loose to medium dense, silty sand in a moist condition. Organic and deleterious material was generally absent within the observed fill deposits. Underlying topsoil and areas of fill, native soils encountered at the TP locations consisted primarily of medium to dense, silty sand with gravel (USCS: SM). Dense to very dense, unweathered deposits were encountered between depths of about five to eight feet bgs and native soils were found in a moist condition to the maximum exploration depth of 10 feet bgs. In general, the study indicates the site is underlain primarily by a Vashon till "cap," with Vashon recessional outwash likely underlying the site at depth. During the subsurface exploration tests, groundwater seepage was not encountered. However, the study indicates that perched groundwater seepage zones should be anticipated within site excavations, especially within deeper excavations for utilities and the vault. Per the City of Renton (COR) Maps, the site contains moderate landslide hazard potential. According to the geotechnical engineer, the site possesses a low susceptibility to landslide due to the makeup of the native soils being consistent primarily with Vashon till. The relative density and consistency of the native site soils at depth, the absence of excessive soil disturbance within native deposits, and the absence of a uniformly established groundwater table were the primary bases for the classification, The geotechnical report, states that the construction would not increase the threat of the geologic hazard to adjacent properties beyond existing conditions. Construction of the proposed residential development is feasible from a geotechnical standpoint. The proposed residential buildings can be supported on conventional continuous and spread footings bearing on competent native soils, recompacted native soils, or new structural fill. The geotechnical engineer anticipates remedial activities where existing fills and/or highly organic deposits are encountered at foundation subgrade elevations. In addition, competent, dense to very dense, undisturbed deposits would be encountered within excavations at depth for the vault foundation subgrade elevation. Native soils are not anticipated to accommodate large-scale or full infiltration facility design; however, native soils are a good candidate for limited infiltration and/or bioretention applications. The primary geotechnical considerations submitted geotechnical report include foundation support, slab-on-grade subgrade support, the suitability of using onsite soils as structural fill, and construction of the vault. Staff recommends as a SEPA mitigation measure that project ERC REPORT 16-000165 City of Renton Department of Community & .mic Development SENZA LAKEVIEW PRELIMINARY PLAT Report of May 2, 2016 .vironmental Review Committee Report LUA16·000165, ECF, PP, SM Page 6 of 10 construction be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated September 17, 2015). Mitigation Measures: Project construction shall be required to comply with the recommendations found in the Geotechnical Engineering Study prepared by Earth Solutions NW, LLC dated September 17, 2015 or an updated report submitted at a later date. Nexus: State Environmental Policy Act (SEPA) Environmental Review; RMC 4-4-060 Grading, Excavation and Mining Regulations 2. Water a. Wetlands, Streams, Lakes Impacts: Public comment was received by staff that indicated the presence of a wetland on the subject property or immediately adjacent to the site. A Critical Areas Determination Report was prepared by Wetland Resources, Inc. (dated April 5, 2016; Exhibit 15) to perform a wetland determination within and surrounding the site. Based on a field investigation and existing available online resources, no wetlands or streams were identified by the Ecologist either within the boundary of the investigation area or within the surrounding 200 feet. One observed area of concern was with a combination of reed canarygrass and Himalayan blackberry with sporadic willow, but was found to not meet the criteria for hydrophytic vegetation and therefore did not meet the definition of wetland. According to the City of Renton COR Maps there are no onsite or immediately off-site wetlands, streams or buffers on the subject parcel. Soil pits excavated were found to be free of ground water seepage and the native soils were consistent primarily with Vashon till, which is characterized typically as a compact diamict of silt, sand, and subrounded to well-rounded gravel. Iron oxide staining was observed within the upper, weathered deposits at varying depths between two to four feet bgs. Again, no groundwater seepage was encountered by the geotechnical engineer during subsurface explorations. Mitigation Measures: No further mitigation required. Nexus: Not applicable b. Storm Water Impacts: The applicant submitted a Preliminary Technical Information Report (TIR), prepared by CPH Consultants (dated February 25, 2015; Exhibit 12). According to the TIR, the project is required to provide Basic Water Quality treatment in addition to Level 1 (i.e., basic) flow control per current City of Renton surface water standards, including recent adoption of the 2009 King County Surface Water Design Manual and the COR Addendum to that manual (KCSWDM). Water quality storm volumes are proposed to be treated with a Contech StormFilter vault in the northwest corner of the site. A series of onsite catch basin inlets and underground pipes would collect and convey surface water runoff westerly within proposed road right-of-way for the majority of the developed site to the Contech StormFilter for water quality treatment. The site qualifies for the Direct Discharge Exemption as the flow path from the project site discharge point is less than a half mile to the 100 year floodplain of Lake Washington. All of the storm water runoff from the improved site will be collected, controlled, and released to the existing 18" concrete pipe located at the intersection of Lake Washington Blvd N and N 40th St. The outfall is an open 30-inch-diameter ductile iron pipe that was constructed with riprap at the outfall location to limit bank erosion in 2007 as part of the Barbee Mill subdivision. Based on ordinary high water mark (OHWM) delineation, the invert elevation of the pipe is lower than the OHWM of Lake Washington and is ERC REPORT 16-000165 City of Renton Department of Community & Ec.ic Development SENZA LAKEVIEW PRELIMINARY PLAT Report of May 2, 2016 .onmental Review Committee Report LUA16-000165, ECF, PP, SM Page 7 of 10 currently fish-passable (Exhibit 16). WAC 222-66-260 regulates outfalls when scouring or bank erosion would negatively impact fish habitat. Therefore, the application would be required to relocate the outfall above the OHWM for Lake Washington or outfit the outfall with a device to prevent entry of fish. The appropriate exclusion device could either be a screen at the outfall, a tideflex duckbill valve, or a tidegate. Staff recommends as a SEPA mitigation measure that project install a fish exclusion device at the outfall to Lake Washington in accordance with standards set forth in the WDFW document Fish Protection Screen Guidelines for Washington State (written by Bates and Nordlund, 2001). According to the Ecologist, the outfall currently meets the standards set forth in WAC 222-60-260 for bank erosion, so no additional protection from bank erosion is proposed. According to the TIR, it was determined that the existing stormwater system can safely and effectively convey the increased runoff for the 100 year storm event generated by the additional imperious areas from the project site without overtopping. As a result, no flow control facilities were proposed for this project and the runoff would discharge directly to Lake Washington. There are existing stormwater mains located in Lake Washington Blvd N, N 40th St and Park Ave N. Evaluation and inclusion of a BM P's would be accomplished at final engineering. The submitted geotechnical report identifies the soils as fill (characterized as loose to medium dense), unweathered deposits (dense to very dense), and native soils (medium to dense) not supportive of large-scale or full infiltration facility design; however, native soils are a good candidate for limited infiltration and/or bioretention applications (Exhibit 11). Mitigation Measures: The applicant shall install a fish exclusion device at the outfall to Lake Washington in accordance with standards set forth in the WDFW document Fish Protection Screen Guidelines for Washington State (written by Bates and Nordlund, 2001). A final detailed fish exclusion device must be submitted and approved by the Plan Review Project Manager prior construction permit issuance. Nexus: WAC 222-66-260, Fish Protection Screen Guidelines for Washington State, RMC 4-3-090 Shoreline Master Program Regulations, RMC 4-3-050 Critical Areas Regulations. 3. Trees and Vegetation Impacts: The property is covered with a mixture of domestic landscaping and ornamental landscaping surrounding the old home sites, abandoned pasture/lawn areas consisting of reed canary grass and Himalayan blackberry, and sporadic patches of native vegetation including western red cedar and willows. Several larger trees are located around the former residences at the southern portion of the project site, including Colorado blue spruce, Ponderosa pine, apple, European white birch, redwood, and multiple red alders (Exhibit 5). The Arborist Report identified 40 significant trees on the parcels proposed to be developed (Exhibit 14). Five (5) of the 40 trees were classified as poor or dangerous and nine (9) trees were located within the proposed road network. The net number of trees for this development was determined to be 26. The average size of the trunk at diameter at breast height (DBH) for the 26 viable trees is 15 inches (15") with the largest tree, a redwood at 56" DBH, located south of the proposed hammerhead road. The minimum tree retention requirement is thirty percent (30%) in the R-6 zone. After street and critical area deductions, the applicant is proposing to retain five (5) of the potential 26 healthy trees or 5 of the required 8 trees. Trees required to be retained (i.e., protected trees), would be required to erect and maintain a six foot (6') high chain link temporary construction fence around the drip line of any tree. ERC REPORT 16-000165 City of Renton Department of Community & .mic Development SENZA LAKEVIEW PRELIMINARY PLAT Report of May 2, 2016 .vironmental Review Committee Report LUA16·000165, ECF, PP, SM Page 8 of 10 The applicant is proposing to replant the subdivision with 90 new trees including 19 autumn brilliance serviceberry, 27 chanticleer flowering pear, 27 chancellor linden, 1 shore pine, and 16 excelsa western red cedar, These proposed onsite replacement trees exceed the minimum required replacement inches, 12 inches {12") for every tree that was unable to be retained, or 36 inches (12") for this project, Where there is insufficient ROW space or no public frontage, street trees are required in the front yard(s), A final detailed landscape plan must be submitted and approved prior to issuance of the street and utility construction permits. The applicant is also proposing to retain the existing landscaping within the open space tract behind or west of Lots 4-6. No new landscaping is proposed over the storm tract or the open space tract. Mitigation Measures: No further mitigation required. Nexus: Not applicable 4. Historic and Cultural Preservation Impacts: A village of the Duwamish tribe was probably located in the vicinity of the site, near the Pan Abode property, which is upstream of the current mouth of May Creek. The area near the subject site is within the territory of the Duwamish, a Salish-speaking group predominant in the Seattle area. The Duwamish lived in cedar longhouses in villages located on most of the larger bodies of water in the central to southern portion ofthe Seattle area (Elliott Bay, Lake Washington, Lake Union, Salmon Bay, and on the Duwamish, Green/White, and Cedar/Black Rivers. Historically the parcels may have been influenced by fluctuations in lake levels overtime due to earthquakes and the lowering of Lake Washington approximately nine (9) feet following construction of the Hiram Chittenden Locks and the opening of the Lake Washington Ship Canal in 1916. Development within the vicinity of May Creek and Lake Washington are more likely to be sites where significant historic and/or cultural resources would be found, and the subject development has indicated that site grading would be conducted. Therefore, staff recommends a mitigation measure that requires the applicant and/or developer to stop work and immediately notify the City of Renton planning department, concerned Tribes' cultural committees, and the Washington State Department of Archeological and Historic Preservation if any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found. Mitigation Measures: If any Native American grave(s) or archaeological/cultural resources (Indian artifacts) are found, all construction activity shall stop and the owner/developer shall immediately notify the City of Renton planning department, concerned Tribes' cultural committees, and the Washington State Department of Archeological and Historic Preservation. Nexus: SEPA Environmental Regulations 5. Transportation Impacts: Primary access to the site would be provided via a new proposed modified limited residential access road from on N 40th St, as shown in the preliminary site plan (Exhibit 2). The preliminary road profiles and road sections (Exhibits 9 & 10) propose existing and proposed grading and road improvements within the four roads (Lake Washington Blvd N, N 40th St, Park Ave N, and Roads A & B). Lake Washington Blvd N is classified as a Collector Arterial Road and the existing ROW width is approximately 60 feet. To meet the City's complete street standards, RMC 4-6-060 has a minimum ROW width of 83 feet for Collector Arterial Road with 0.5-foot wide curbs, 8-foot wide landscaped ERC REPORT 16-000165 City of Renton Department of Community & .mic Development SENZA LAKEVIEW PRELIMINARY PLAT Report of May 2, 2016 .ironmental Review Committee Report LUAl6·000l65, ECF, PP, SM Page 9 of 10 planters, and 8-foot wide sidewalks. In order to build this street a dedication of 11.5 feet of ROW would be required. The transportation section's plan for the street includes a half-street cross section that includes 36 feet paved width, 0.5-foot wide curbs, 8-foot wide planters, 8-foot wide sidewalks. This can be achieved in a total right of way width of 69 feet. In order to build this street section, approximately 4.5 feet of ROW would be required to be dedicated to the City along the project side of Lake Washington Blvd N. If parking is required for the development along Lake Washington Blvd N, additional ROW dedication would be required. Approval of a street modification request would be required to reduce the width of the ROW dedication from 11.5 to 4.5 feet. Access to the existing bike lane(s) along Lake Washington Blvd N would be required to be maintained throughout construction. If necessary, a detour route shall be provided. N 40th St, located along the north property lines, is classified as a Collector Arterial Road with approximately 60 feet of ROW. To meet the City's complete street standards for collector arterial streets, the minimum ROW width would be 83 feet requiring ROW dedication of up to 11.5 feet. The City established street section for N 40th St, which shall be installed by the developer as part of the proposed short plat, would include 36 feet paved width, 0.5-foot wide curbs, 8-foot wide planters, 8-foot wide sidewalks. This would result in a total ROW width of 63 feet. To build this street section, 1.5 feet of additional ROW dedication would be required to be dedicated to the City. In addition, parking would not be allowed within the development (Roads A & B). On-street parking could be provided along the south side of N 40th St to include one 6 foot parking lane with no additional ROW dedication above the 1.5 feet. Approval of a street modification request would be required to reduce the width of the ROW dedication from 11.5 to 1.5 feet. The proposed development also fronts Park Ave N along the east property lines. Park Ave N is classified as a Collector Arterial Road with an existing ROW width of approximately 50 feet. To meet the City's complete street standards for collector arterial streets, the minimum ROW width would be 83 feet requiring ROW dedication of up to 16.5 feet. The City established street section for Park Ave N, which would be required to be installed by the developer as part of the proposed short plat, would include a pavement width of 36 feet, 8 foot planting strips, 5 foot sidewalks, and 0.5 foot curb. This would result in a total ROW width of 63 feet, requiring 6.5 feet of ROW dedication. On-street parking could be provided along the development side of Park Ave N to include one 6 foot parking lane with no additional ROW dedication above the 6.5 feet. Approval of a street modification request would be required to reduce the width of the ROW dedication from 16.5 to 6.5 feet. Two limited access residential roads (Road A and Road B) with 20 feet of paved roadway width and a hammerhead turnaround at the end of Road B have been proposed as the primary access for the internal lots of the development. The applicant is proposing a cross-section that includes a ROW width of 47 feet with 20 feet of pavement, 8-foot wide landscaped planters, 5-foot wide sidewalks, and 0.5-foot wide curbs. The applicant has indicated that the proposed 17-lot subdivision would generate 164 net new trips per weekday, with 11 of those trips generated during the AM peak hour (3 in, 8 out) and 17 during the PM peak hour (10 in, 7 out) (Exhibit 13). Adequate sight distance would be provided at the intersection of the proposed new street or where Road A intersects with N 40th St. It is not anticipated that the proposed project would adversely impact the City of Renton's street system subject to the payment of code-required impact fees and the construction of code-required frontage improvements (Exhibit 18). The fee, as determined by the Renton Municipal Code at the time of building permit issuance shall be payable to the City. ERC REPORT 16-000165 City of Renton Department of Community & E.ic Development SENZA LAKEVIEW PRELIMINARY PLAT Report of May 2, 2016 .ranmentaf Review Committee Report WA16-000165, ECF, PP, SM Page 10 of 10 A concurrency recommendation will be provided in the staff report to Hearing Examiner based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation. The development will have to meet the City of Renton concurrency requirements. Mitigation Measures: No further mitigation required. Nexus: Not applicable 6. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development subject to the construction of code-required improvements and the payment of code-required impact fees (Exhibit 18). Mitigation Measures: No further mitigation required. Nexus: Not applicable E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or listed under Exhibit 18 "Advisory Notes to Applicant." ,/ Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on May 20, 2016. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall-]'h Floor, (425) 430-6510. ERC REPORT 16-000165 • Project Name: • CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT REPORT TO THE ENVIRONMENTAL REVIEW COMMITIEE EXHIBITS Project Number: Senza Lakeview Preliminary Plat LUA16-000165, ECF, PP, SM Date of Meeting May 2, 2016 Staff Contact Clark H. Close Senior Planner Project Contact/ Applicant Jamie Schroeder, PE, CPH Consultants, 11431 Willows Rd NE, Suite 120,Redmond, WA 98052 Project Location 3907 Park Ave N, Renton WA 98056 Exhibits: Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Exhibit 9 Exhibit 10 Exhibit 11 Exhibit 12 Exhibit 13 Exhibit 14 Exhibit 15 Exhibit 16 Exhibit 17 Exhibit 18 ERC Report Senza Lakeview Preliminary Plat Plan Neighborhood Detail Map Topography Map Preliminary Landscaping Plan (Sheets 1-5) Preliminary Grading Plan Preliminary Utility Plan Preliminary Drainage Control Plan Preliminary Road Profiles Preliminary Road Sections Geotechnical Engineering Study prepared by Earth Solutions NW, LLC (dated September 17, 2015) Preliminary Technical Information Report prepared by CPH Consultants (dated February 25, 2015) Trip Generation and Traffic Assessment prepared by Transportation Engineering Northwest (TENW) (dated February 18, 2016) Arborist Report prepared by American Forest Management (AFM) (dated February 9, 2016) Critical Areas Determination Report prepared by Wetland Resources, Inc. (dated April 5, 2016) Response to WDFW Comments prepared by Wetland Resources, Inc. (dated April 15, 2016) Construction Mitigation Description Advisory Notes to Applicant -----~RentOil E> ~;, ; Ii u ' ~~ a :Ir.! I' !i • !! .. !" "'~ t );!~ bl~.~ I), bi ii,i, :i "aa I ~~g~ II .., ::-... ~ (1Vll:J31l:JV l:JOJ.omooJ , \~~ N3flN3AVHl:JVd 11 i, PTN. OF SW:J/4 DFNW :J/40FSEC. 32. TWP24N, RSE W.M. SENZA LAKEVIEW CnY OF RENTON LAKE WASHINGTON %[+fli 1;;r,~~ N 38TH STREET '! L -I I 'PTifDrl-/ l--~LI! ··-' ~~ H ~ -1.~J. _ __L __ .. ·· ~-.-L. _ _!····-"='·'. " .. -. .. ' 1-405 Fr I I L__j I I ' ' - ii! I q ~ Si i ' I ' i-/ i i -~ I - -ii! -!!j ili ~ ?:,' ~ ~ ~~ ~1'- q r--~ § '. . i. ~;!1 !/"-r-:J-): -1 i j I ; I a I I 1· l i i , I r '. ) ' CL_ -L...L.l..... -1 L ... -· L . -.• -___ ; I r=t. / ' ' !JJ/;mR-]. Ilill ... :N37TH~TRE1_1_r,·~·-: .. ' /_L_ ,-rr1 ' .... ~ ... ·: · -I i ~i-1--,,-". i IT[TT11 i; .n1-J , I I ! 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I:; a:I .... ::c >< w , / J' / ; / / ; , j' 3342700410 / ;' ; ; ,' ;' ' ' "" ; / ~ ~· ~" ;<F ~' .f 3342700412 •, ' 33427004/4 / •, / \,, . ', ' 3342700418 / . /)' PTN. OF SW .1/4 OF NW 1/4 OF SEC. 32, TWP 24 N, RSE W.M. SENZA LAKEVIEW CITY OF RENTON KING COUNTY, WASHINGTON 3224059045 3342700405 :--·~l, EXHIBIT 8 CPIH 1~,- CONSULTANTS .. _ .... _ -=~f~r~:- ~-~:;:1z.:~:.; LEGEND • e J'IP£IS.....-CAICl- ,.,,,.-2SIOlll/..,_-C.O,.,._ -----:o.--.,.,,.,,.,....,._ • ST _ _,....,........., -,nor 2lna:J' •/QLolwl ---------..... ..... ----------· ....... ., .. ,c, (Pff;) • __ ...., CAif --1£ ® ,._ PRELIMINARY DRAINAGE CONTROL -........ -.cN' LN.£IDI, w; __, J5.J5f.C1!:fll.OA'll.sr,Sl.l>C""' -·-1'1«1#£: ('251 n&-,o.JO ~-- ..S5U'\Cl'•- """""'H...,,."'Cl'Ui ISU11o£IOJHSIIIUT-•NCl'll l'fDf£, (Q:>)S:.J.31DOFAX: {<.20}"2.HIIXI tlCEIM.00 139-1~1 _L..,__L I I I • I • I ! .• ' ! .. ' ! ·.1 . I .. I ! .. •• I I I --·-· .. + I I • • • ' I I • i i ,,, • I' ' I .\ :: \ I ' -. ""-~¥! ,. ... !:\ ' I ! .•.. • ~~~ti~ ~i.l!,!>lii l:l: : I I .. ~~~~: a:!;io11. ' I I I ,! I - I I ! •. 1· _;__ -I I I 1---·' I ' ' ! I ; ' ' • . ' ' I I I I ' I ' I. ' I ' ' ' \\ 'I: .. \\ . ' I ,: \I . I \' , -' ac:1t- ' ' ! . ' I I ' I ,I ' I • .. u ' "' ; NW • "' '" ! • "' . •• rn =• I "' l "" I. "' "· • \J> '" ; J ... •• \I§ •• "' ',~ ' . rn, l ' ' "' ·I ' • • ! '" 'I ! . ·---'· I • • • ' ' ' '' ,- ' ·····I· , 1 • ,, ' • ' ' . ' I , ' ! ! ' ' ! /a ... "" ... "" "' " "' ,,. ,. i~·ia -~ "' ,m m ! ' I I " I I I " £ ,:;. ' y » ., -~· -· ' ' J ____ _ PTN. OF SWj/4 OFNW.1,(40FSEC.32, 1WP24N, R5E W.M. SENZA LAKEVIEW CITY OF RENTON KING COUNTY, WASHINGTON "' ~ PARK AVENUE NORTH LAKE WASHINGTON BLVD (COli.ECTOR ARTERIAL ROAD} l,Of 10 SCM£ Mlf IDSCUL ~ F " " 101, " 1-" -' . I · 1 ,-I ' I I ' I ,-I-: _ l--6" I >J,;,,,,,;iit,,~&-n#',& k ,4ti 'bw,i'?,??'?-i.~,~,< -..;,"/. f(d~«.;;:~ '.,:',;, K"'-..(.._ -,..,X,' .w 1 / r NEW ON-SITE ROAD (UMITE> RESIDENTIAL ACCESS} "°' "'!LAU" EXHIBIT 10 r ' ' " y » • /UN/DI ~ I ,. YliW 1. j ,-,=, ' ----L~~-~ ,._~:~s{<~:tY:7%?~%:~'i~~~~·-,;.ow,/ NORTH 40TH STREET /COLLECTOR ARTERIAL ROAD) l.:)fJ;)sc.,,E CPIH CONSULTANTS ........ ~- . ::~~E:,~ PRELIMINARY ROAD SECTIONS 1----I.Mrvrll.~ , , _...... .!US fACIIRO AIO. sr; 5111£ SOI) lal ::~. I .... ,_"'"~~ I:!: ~~=-la» --~Sl.Ol'C( .. -MAPNIC m:>'tO'tl~II.PLS M•= ,su, ~ 00111 S'VnT IEllf(NJ, ..,. """'2 l'NX: !_I:,) ~SIW fA.M: J05J av--.}Q) --1311-15,{)()1 _a__..-_J_ • I PREPARED FOR iCAP EQUITY, LLC September 17, 2015 Keven D. Hoffmann, E.I.T. Project Engineer Raymond A. Coglas, P.E. Principal • Full Document Available upon Request GEOTECHNICAL ENGINEERING STUDY PROPOSED RESIDENTIAL DEVELOPMENT 3908 & 3916 LAKE WASHINGTON BOULEVARD NORTH & 3907 PARK AVENUE NORTH RENTON, WASHINGTON ES-4088 Earth Solutions NW, LLC 1805-1361h Place Northeast, Suite 201 Bellevue, Washington 98005 Phone: 425-449-4704 Fax: 425-449-4711 Toll Free: 866-336-8710 EXHIBIT 11 • CPH CONSULTANTS 11431 WILLOWS ROAD NE, Sum: 120 RBJMOND, WA 98052 e(425)2B5-2390 I r.(425)285-2389 www,cohcomuhants com • Full Document Available upon Request SENZA LAKEVIEW RENTON, WASHINGTON PRELIMINARY TECHNICAL INFORMATION REPORT February 25, 2016 Prepared For: iCap Lakeview, LLC 3535 Factoria Blvd SE, Suite 500 Bellevue, WA 98006 Prepared By: CPH Consultants Jamie B. Schroeder, PE Bryce Bessette, EIT CPH Project No. 0139-15-001 /1i\::';.:.. ,~~~ .. EXHIBIT 12 Site Planning Civil Engineering Project Management Land Development Consulting • MEMORANDUM DATE: February 18, 2016 TO: Clark Close City of Renton FROM: Jeff Schramm TENW • ~ TENW Transportation Engineering Northwest Full Document Available upon Request SUBJECT: Trip Generation and Traffic Assessment for the proposed Kennydale Residential TENW Project #5119 This memorandum documents the traffic assessment conducted for the proposed 17-unit Kennydale Residential proiect including a proiect description, trip generation estimate, proiect trip distribution, and impact fee calculation. Project Description The proposed Kennydale residential proiect site is located east of Lake Washington Baulevord N, west of Pork Avenue N, and south of NE 401h Street in Renton as shown in the Attachment A site vicinity. The project proposes 17 single-family detached dwelling units on a site that is currently occupied by three single-family homes, all of which would be removed. Vehicular access to the site would be provided via a new proposed residential road on NE 401h Street. Full project buildout is expected in 2017. A preliminary site plan is provided in Attachment B. Trip Generation The trip generation estimate for the proposed Kennydale Residential project was based on trip rates and equations published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th edition for Land Use Code ILUC) 21 0 (Single-Family Detached Housing). The weekday doily, AM and PM peak hour trip generation estimates associated with the proposed project are summarized in Table 1. Table 1 Trip Generation Summary -Kennydale Residential Weekday Daily Weekday AM Peak Hour Weekday PM Peak Hour 82 3 10 rransporl 1l400SE8th5 EXHIBIT 13 82 8 7 164 11 17 1tions 889-6747 • AFM ' Americ1111 Forest Management • Full Document Available upon Request 11415 NE 128th St Suite llO Kirkland WA 9803+ • (425)820-3420 • FA .. '< (+25)820-3437 v.,v,v .americanforestmanagement.com ARBORIST REPORTITREE PLAN FOR KENNYDALE PROJECT PARCELS 3342700415, ··420, ··425, --427 RENTON,WA February 9, 2016 EXHIBIT 14 / . .,,.: ----------, • • Full Document Available upon Request ~ v:!!~4, _ _T!;;!~~!.f/C: April 5, 2016 · · iCap Equity, LLC Attn: Barbara Rodgers I 0900 NE g,h St, #· I 000 ·· Bellevue, .WA 98004 CITY OF RENTON RECEIVED APR l5 2016 DEVELOPMENT SERVICES . . . . 9505 19th Avenue S.E. . Suite 106 Everett, Washington 98208 . (425) 337-3174 Fax (425)337-3045 RE: Critical Areas Determination Report for King County parcels 3342700415, 420, 425; 427 INTRODUCTION iCap . Equity, I.LO contracted. Wetland· Resour~es, Inc. · (WR!) to p~rfcirm .a· wetland( d~termination within• and surrounding the afo~ern~ntioned.:3.83~ac~e p~rcels; located;in the City, · of.Renton; WA. The·purpose ofth~,visit·was to evaluate and locate jurisdictional wetlan.ds and. streams-on and in.the vicinity of the property; to document the findings in ,i briefletter,.and to address off-site ":'etla:nd ~oncems. brought'up during the ·SEPA Environmental ·Review public comment' period. •The•· site visit occurred: on _April, I 2015·,. Access is froin an· existing driveway_ extending• s.outh from:.NAOfh · St. The Public Land Survey System (PLSS) locator for the· s~bject'. property is Sectiim 32:'fciwnship 24N; Ra,nge'O:'iE,'_WJ'vl;. ' .. :: <, '··. ·. . ,,._:_ · ·•., , 'e . , '. . ' • ,. ' . . . ' . • ;--., -,. . . •· . J, '<'. . " ,. • ' . ' .-,, Figure I: Aerial Overview of the Subject Property Wetland Resources, Inc. April 7, 2016 EXHIBIT 15 iCap Senza WRI #16072 • • f 1 1 _ Wet!d11d R.eso11rces, ll1c. .1/f Delineation I Mitigation/ Restoration/ Habitat Creation/ Permit Assistance , April 15, 2016 iCAP Equity LLC Attn: Barbara Rodgers 10900 NE 3,1, Street, # I 00.0 Bellevue,.WA 98004 CITY'OF RENTON RECEIVED APR t5 2016 DEVELOPMENT SERVICES Full Document . Available upon Request 9505 19th Avenue S.E. Suite 106 Everett, Washington 98208 (425) 337-3174 Fax ( 425) 337-3045 RE: "On Hold" Notice for Senza Lakeview Preliminary Plat, LUA16- 000165, ECF, PP, SM Introduction Wetland Resources, Inc. was hired to· respond to a recent review comment letter (On Hold Notice, dated April 5'\ 2016) sent by City of Rentow Planning Staff (Clark Close) to Jamie Schroeder (CPH Co'nsultants). The "on hold'' letter asks the applicant to respond to Washington Department of Fish and Wildlife comments made. as part of their· review of the SEPA checklist prepared for this project. WDFW made two substantive. c:omments, which are paraphrased as follows: . • Confirm that the outfall meets WAC 222-660-260rules for the protection offish life. • · Locate the outfall above the ordinary high water mark for. Lake Washington or outfit with a device to prevent entry of fish. Background Information The stormwater plan for the .Senza plat ties in with the existing storm system upstream of the confluence with Lake Washington. Flows from the Senza property will enter an open channel on the east side of Lake Washington Blvd N and travel northeast to the intersection of N 40th street and Lake Washington Blvd N. The channel enters a catch basin and flows subsurface to the confluence with Lake Washington, located in the vicinity of Tract 051850TR-A. The outfall is an 30-inch-cliameter ductile iron pipe that was constructed in 2007 as part of the Barbee Mill subdivision, and appears to be part of the municipal storm system. · Field Investigation On April 12, 2016, Wetland Resources, Inc. visited the location where the existing outfall meets Lake Washington. The purpose of the site visit was to determine the ordinary high water mark (OHWM) of Lake Washington relative to the outfall pipe that will convey flows from the project site. If the invert elevation of the pipe is lower than the elevation of the OHWM, then a fish exclusion device would be necessary. EXHIBIT 16 • Proposed Construction Dates • Senza Lakeview Construction Mitigation Description Grading ond rood construction will start upon approval of construction plans fall of 2016. Hours of Operation for Single Family Construction Site Per City of Renton: Monday -Friday: Saturday: Sunday: 7am-8pm 9am-8pm None Proposed Hauling/Transportation Routes All equipment materials and laborers will enter the site off N 40th Street. A detailed haul route will be provided by the contractor selected to construct the improvements. It is anticipated that the haul route would be via 1-405 to Exit 7 (NE 44'" Street) west from the off ramp. Heading southwest on NE 44•h Street the roadway turns into Lake Washington Blvd, and then N 40'" Street if a few hundred feet down the road on the east side of Lake Washington Blvd. Measures to be implemented to minimize dust, traffic and transportation impacts, mud, noise, and other noxious characteristics Dust: Best management practices will be used to minimize dust on the construction site. Water trucks or metered fire hoses will be used as n8eded to wet down the areas used by construction equipment. Disturbed slopes will be hydroseeded per the Erosion/Sedimentation Control Plan to control dust. Traffic: During road and building construction, the traffic entering and leaving the site will consist of subcontractors and deliveries. When arriving for work, the subcontractors will be travelling opposite the majority of traffic leaving the Senza Lakeview Neighborhood, and materials are primarily delivered at off peak hours during the day. None of these operations are anticipated lo have a significant impact on the peak or non-peak hour traffic in the area. Any special hours proposed for construction or hauling There are no special hours proposed for construction or hauling without prior approval from the City of Renton. Preliminary Traffic Control Plan General access to the property will be from N 40th Street. It is anticipated that the existing roadway will remain open during construction and access to the properties along N 401h Street will be maintained. Traffic Control is anticipated to consist of occasional single lane closures along Lake Washington Blvd, N 40" Street, and Park Avenue N. A standard one-lane, two-way traffic control with floggers may be used similar to WSDOT Plan TCl. Preliminary Plat Application CPH Proiect No. 0139-15-001 EXHIBIT 17 Page 1 of 1 • ADVISORY NOTES TO APPuc.!- LUA 16-000165 -------Renton® Application Date: March 04, 2016 Name: Senza Lakeview Site Address: 3916 Lake Washington Blvd N Renton, WA 98056-1581 PLAN -Planning Review -Land Use Version 1 I April 28, 2016 1.·<'-'!-' ·":· ~·-. ·. '_ -' . . . ·", . ,··· __ .. _;·-., _Contact:· Cynaie P.arks 1425-430'7521 I cparks@rentonwa.gov Recommendations: olice services . . .,-«:··c:·-.1._1_:· .. • --~·' . .-::·i._;, -~· _:·, 1.Com.munlty_·Servlces Revle_w _C_omments .,. . .:. i. ,,. ' ! . .. . ' ' . ,. . . . ,' ·. ---Betlach !'425.,430-6619 J LBetlach@rentqnwa.gov Recommendations: 1. Parks Impact fee per Ordinance 5670 applies. 2. Access to the existing Bike Lane(s) along Lake Washington Blvd. shall be maintained during construction. If necessary, coordinate and sign a detour route. Restore to orlglnal /better condition upon completion. 3. Street trees: Space trees 50 feet on center. Each street should contain a different tree species using trees that attain a large mature hei ht. S ace trees no closer than 40 feet from Intersections and sto si ns and 30 feet from street II hts. if#1ilr~-e~fi~i~::'~--~1i~i~~;;C·~~~~:~~~;lf:h~j:i:;/;/~!IJm!ll!/iilll/lll!i!l/l/lllli!llillll!i!lillillWJ!nlfln1/ullJJt,!lij/j/1q~~~:~i:c8~~;;fAiAAl~J~·:lsJ~Ol7&~4'fithJ~~~'@)i_ijh'td~;~~,~;f! Recommendations: Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit issuance. Credit will be granted for the existing homes to be retained. Code Related Comments: 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300 feet of the proposed buildlngs and two hydrants if the fire flow goes up to 1,500 gpm. It appears there is adequate fire flow ln this area. There is no existing water main in Lake Washington Boulevard North. 2. Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 322 psi point loading. Access is required within 150 feet of all points on the buildings. Approved apparatus turnarounds are required for dead end roads exceeding 150 feet. Hammerhead turnarounds are allowed for dead end streets uo to 300 feet Iona. ··p(annln{i.R&Vlaw com;.,a~ts 1·,. p· . .• 1r.' ,l.. ., · ·\· ,·_) ::· .. r):-:-t~:~::"" -·~:·-_\,~ ;"~ t Co~tad: C1ark C!0~~.·1425-430·72891 ccio_se@~ntonwa_.gb~·: Recommendations: 1. RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. New single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division's approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, ~No TRESPASSING -Protected Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eaole Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. , , , .. , . r . ·: .. : , ~ , Enginee'ring Review Comments ·~, , r , ' Recommendations: I have reviewed the application for the Senza Lakeview Subdivision at 3906 & 3916 Lake Washington Boulevard North and 3907 Park Avenue North (APN's 334270 0415, 0425, 0420, and 0427 (vacant land)) and have the following comments: Ran: April 28, 2016 EXHIBIT 18 Page 1 of s • ADVISORY NOTES TO APPLl,NT LUA 16-000165 -------Renton 0 PLAN -Planning Review -Land Use Version 1 I April 28, 2016 EXISTING CONDITIONS Water Water service is provided by the City of Renton. Sewer Wastewater service is provided by the City of Renton. Storm The existing properties do not contain stormwater facilities. There are stormwater mains located in Lake Washington Blvd, N 40th Street and Park Avenue N. CODE REQUIREMENTS WATER 1. The proposed water main improvements as shown on the composite utilities civil plan submitted with the Land Use Application within the site provides the required 8 inch water main extension Into the development, connecting the existing 12 inch water main located in N 40th Street and the existing 8 inch water main located in an easement along the south property tine. Staff Comments: i. The proposal shows water service lines connecting to lots 3 and 4 as being curved and installed from the 8 inch main located in Road B. Water service lines shall not be installed curved. ii. Extend the 8 inch water main to the north end of the hammerhead on Road Band add an 8 Inch end cap and 2 inch blow off. iii. The water main extension from the 8 inch water main from the south property llne shall not be installed along the common lot line. A 5 foot offset from the property line is required. 2. Installation of fire hydrants within 300 feet of each lot is required by Renton Fire Prevention Department. The number and location of new hydrants will be dependent upon the finished square footage of the homes. 3. Each lot shall have a separate meter. The project proposes one 1 inch water service line and meter to each lot, for a total of fourteen (14) new domestic water service lines and meters (credit will be given for the (3) water service lines and meters serving the existing properties). 4. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. a. Water system development charges for each proposed 1 Inch domestic water service is $3,245.00 per meter or $55,165.00 for (17) 1 inch meters. b. A redevelopment credit of the water system development charges in the amount of $3,245.00 will be applied to each of the (3) existing Y. inch meters to 3908 and 3916 Lake Washington Blvd and 3907 Park Ave N if they are abandoned and capped at the main line. c. The total water SOC fee is $45,430.00. This is payable at construction permit issuance. 5. Water service Installation charges for each proposed 1 Inch water service is $2,850.00 per meter. The total water service installation fee is $48,450.00. This is payable at construction permit issuance. 6. Drop in meter fee Is $460.00 per meter. The total water drop in meter fee is $7,820.00. This is payable at issuance of the building permit. 7. Addltlonal water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER 1. There is an 8 inch sanitary sewer main in Park Ave N, an 8 inch main in N 4oth Street and a 10 inch main in Lake Washington Blvd. The applicant has proposed an 8 inch extension from the sanitary sewer main in N 40th Street to provide sanitary sewer service to each of the internal lots. The project proposes to connect lots 3 through 6 to the existing 10 inch main in Lake Washington Blvd, tots 14 through 16 to the existing 8 inch main in Park Ave N and lots 17 and 18 to the existing 8 inch main in N 40th Street. Staff Comments: i. Each lot shall be served by an individual side sewer, dual side sewers are not allowed. ii. The side sewers to serve tots 5 and 6, which are shown to be installed through the Open Space Tract, shall be in a dedicated 15 foot sewer easement 2. All existing side sewers will be required to be cut and capped during demolition of the properties. New side sewers shall be installed to serve each individual property. Staff Comments: i. There are existing concrete side sewers not serving any homes which were installed on N 40th Street and Lake Washington Blvd as part of the City's LlD project (see As built #S 0142) and shall be cut and capped at the main as part of the project development. 3. The development is proposing connection of 14 new single family residences (17 new single family homes, 3 existing homes to be removed). Credit will be provided for the 3 existing homes connected to the City sewer service. 4. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SDC fee for a 1 inch meter is $2,242.00 per meter. The total fee is $38,114.00 for (17) 1 inch meters. b. A redevelopment credit of the wastewater system development charges in the amount of $2,242.00 will be applied to each of the (3) Ran:April28,2016 Page2of5 • ADVISORY NOTES TO APPLICIT LUA 16-000165 --------Renton 0 PLAN • Planning Review · Land Use Version 1 I April 28, 2016 Engineering Revle,fco';;.;;,ents;·.,c.;: .. ·:/.: .. : '. ( :. )·· * . '' . :.coriiJci: An.it Fowle; I 425-430-73821 afowler@rentonwigov: existing meters to 3908 and 3916 Lake Washington Blvd and 3907 Park Ave N If they are abandoned and capped at the main line. c. The total water SDC fee is $31,388.00. This is payable at construction permit issuance. SURFACE WATER 1. A surface water development fee of $1,485.00 per new single family residence will apply. The project proposes the addition of 14 new residences (17 new single family homes, 3 existing homes to be removed). The estimated total fee is $20,790.00. This is subject to final design and payable prior to issuance of the utility construction permit. 2. A drainage report, dated February 25, 2016, was submitted by CPH Consultants with the site plan applicaUon. Based on the City of Renton's flow control map, this site falls within the Peak Rate Flow Control Duration Standard for Existing Conditions. The development is subject to Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the City of Renton Amendments to the KCSWDM. All core requirements and five of the six special requirements have been discussed in the provided drainage report. Staff Comments: i. Applicant shall include discussion of core requirement #6 in the final drainage report. CR #6 relates to the aquifer protection area, which Is not applicable to this site, but it should be noted as such in the report. 3. Runoff from the existing site includes three single family residences where no stormwater infrastructure currently exists on site. Runoff from the site sheet flows north and west into a ditch and catch basin at the intersection of Lake Washington Blvd N and N 40th St at the northwest comer of the site. It then flows approximately 540 feet through a series of concrete pipes until it discharges into Lake Washington. 4. A geotechnical report, dated September 17, 2015, completed by Earth Solutions NW, LLC for the site has been provided. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construcUon. Geotechnical recommendations presented in this report discount the use of full infiltration due ta the underlying dense glacial UII soil. 5. The project site is located within the East Lake Washington drainage basin and the fiowpath from the project site discharge point is less than a half mile to the 100 year floodplain of Lake Washington end qualifies for the direct discharge exempUon In accordance with Section 1.2.3.1 of the City Amendments to the KCSWDM and must adhere to all requirements thereof. Staff Comments: i. The conveyance system analysis provided in the preliminary Technical Information Report (TIR) does not provide a complete analysis of the system to the outfall in Lake Washington in accordance with the requirements for the direct discharge exemption as outlined in Section 1.2.3 of the 2009 KCSWDM. Applicant shall provide a complete conveyance system analysis, including new conveyance pipes within the proposed development and existing conveyance pipes from the development boundary to the outfall in Lake Washington. Applicant shall demonstrate the outfall is adequately sized to support the added run off from the development. 6. The development is required to provide basic water quality treatment prior to discharge. Project water quality treatment will consist of conveyance ta a Cantech StormF11ter system prior to connecUon to the existing 18 inch concrete stom,water main located at the intersection of Lake Washington Blvd and N 40th St. Staff Comments: i. Presettling shall be provided per Section 6.5.1 of the 2009 KCSWDM. ii. The conveyance and water quality systems shall be designed in accordance with the KCSWDM and the City of Renton Amendments to the manual that is cu"rrent at the time of utility construction permit application. iii. A maintenance access road is required to the stormwater facilities in the proposed stom, tract and shall be in accordance with the design requirements outlined in the KCSWDM. 7. No downstream flooding or erosion issues were identified in the drainage report. Additional Staff Comments: i. Storm drainage pipes shall not be located beneath the landscape strip or sidewalk. Relocate the lines into the paved roadway and provide solid round locking lids where required. ii. Roof drains require a minimum 10 foot easement. Applicant shall provide details an how the roof drains will be connected into the public storm drain system. Such connections shall be in accordance with City of Renton standards and the 2009 KCSWDM. iii. The development shall not create protected slopes as defined by RMC 4 3 050. iv. Grading shall be in accordance with RMC 4 4 060. TRANSPORTATION 1. The proposed development fronts Lake Washington Boulevard North along the west property lines. Lake Washington Boulevard is classified as a Collector Arterial Road. Existing right of way (ROW) width is approximately 60 feet. To meet the City's complete street standards for collector arterial streets, minimum right of way width is 83 feet. Dedication of 11.5 feet of right of way would be required. However, the City's transportation group has determined and will support a lesser standard to match the established standard street secUon far Lake Washington Blvd N. The City established standard street section for Lake Washington Blvd N, which shall be installed by the developer as part of the proposed short plat, will allow a pavement width of 36 feet, 8 foot planting strips, 8 foot sidewalks, and 0.5 foot Ran: April 28, 2016 Page 3 of 5 • ADVISORY NOTES TO APPuclT LUA16-000165 --------Renton® PLAN • Planning Review • Land Use Version 1 I April 28, 2016 .~ii~ln~eriiig R~~,i~'.c:'J;;,,,;~~iii'' 1 'i_ i!l/;i'/!; '! ,: ·,, i;,,_ A ' ,,;'· ' 111 ,c.;niact: /Inn Fo,;i.;; F425'430-738{1 af~wier@rentonwa.g~v · curb. This recommendation results in a total right of way width of 69 feet, requiring 4.5 feet of ROW dedication. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outline in City code 4 9 250C5d. Staff Comments: i. Applicant will need to submit an appllcation to the City requesting a modification of the street frontage improvements as outlined in City code 4 9 250C5d. ii. The plat shows 2 feet of dedication along Lake Washington Blvd N. and a 5 foot sidewalk. The plans will need to be updated to provide the required 4.5 feet of dedication and 8 foot sidewalk for submittal of the construction permit application. iii. The established street section does not include a parking lane. If parking ls required for the development along Lake Washington Blvd N, additional ROW dedication will be required. 2. The proposed development fronts North 40th Street along the north property lines. North 40th Street Is classified as a Collector Arterial Road. Existing right of way (ROW) width is approximately 60 feet. To meet the City's complete street standards for collector arterial streets, minimum right of way width is 83 feet. Dedication of 11.5 feet of right of way would be required. However, the City's transportation group has determined and will support a lesser standard to match the established street section for North 40th Street. The City established street section for North 40th Street, which shall be installed by the developer as part of the proposed short plat, will allow a pavement width of 36 feet, 8 foot planting strips, 5 foot sidewalks, and 0.5 foot curb. This recommendation results in a total right of way width of 63 feet, requiring 1.5 feet of ROW dedication. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as ouUlne in City code 4 9 250C5d. Staff Comments: I. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4 9 250C5d. ii. The proposed street section does not include a parking lane. Since parking is not allowed within the development, parking for the development can be located along North 40th Street. The designed street section will need to be revised to include one.6 foot parking lane on the development side of the street. ROW width, as dedicated, will provide sufficient pavement width for one 6 foot parking lane on the south side of the roadway. 3. The proposed development fronts Park Avenue North along the east property lines. Park Avenue North is classified as a Collector Arterial Road. Existing right of way (ROW) width is approximately 50 feet. To meet the City's complete street standards for collector arterial streets, minimum right of way width Is 83 feet. Dedication of 16.5 feet of right of way would be required. However, the City's transportation group has determined and will support a lesser standard to match the establlshed street section for Park Ave N. The City established street section for Park Ave N, which shall be installed by the developer as part of the proposed short plat, will allow a pavement width of 36 feet, 8 foot planting strips, 5 foot sidewalks, and 0.5 foot curb. This recommendation results in a total right of way width of 63 feet, requiring 6.5 feet of ROW dedication. Staff Comments: i. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outllned in City code 4 9 250C5d. ii. The proposed street section does not include a parking lane. Since parking is not allowed within the development, parking for the development can be located along Park Avenue North. The designed street section will need to be revised to include one 6 foot parking lane on the development side of the street. ROW width, as dedicated, will provide sufficient pavement width for one 6 foot parking lane on the west side of the roadway. 4. Two limited residential access roads (Road A and Road B) with 20 feet of paved roadway width and a hammerhead turnaround at the end of Road B have been proposed as the primary access for the internal lots of the development. Staff Comments: i. The hammerhead turnaround shall be designed in accordance with City of Renton Fire Department standards. ii. Emergency services access within 150 feet of all homes via a 20 foot paved roadway is required. As such, parking is not allowed along the internal access road proposed for the project. 5. ADA access ramps shall be installed at all street crossings. Ramps are not shown at the intersection of Road B and Road C. A companion ramp is required along the east side of Road A for the ramp located at the southwest corner of the intersection of Road A and Road 8. Ramps shall be oriented to provide direct pedestrian crossings. Additional ramps are required at all comer intersections (two ramps per curb return). Driveway locations may need to be adjusted to accommodate the required access ramps. 6. Street lighting and street trees are required to meet current city standards. Lighting plans were not submitted with the land use application and will be reviewed during the construction utility permit review. 7. A traffic analysis dated February 18, 2016, was provided by Transportation Engineering Northwest (TENW). The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed development would average 164 new daily vehicle trips. Weekday peak hour AM trips would generate 11 new vehicle trips, with 8 vehicles leaving and 3 vehicles entering the site. Weekday peak hour PM trips would generate Ran: April 28, 2016 Page 4 of 5 • ADVISORY NOTES TO APPLIC'T LUA16-000165 -------Renton® PLAN -Planning Review -Land Use Version 1 I April 28, 2016 :eri~'1n~er1n'~ R~v·I~~ to..;;;eht&;,i, ::;;,1.;/.' ,<. :fi '.?? ':.:.'.<:,, :·:~::~ ~?. ~: . ".'1:.r 7: 1 ::,;?'.:;, 1:i:/:;:,c::·JiW:ctrXA~}=ci~181'.:/~li5-430~73a2>1 ·aioWler@~entoriWa'.'g·ov> 17 new vehicle trips, with 10 vehicles entering and 7 vehicles existing the site. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections lncluded in the traffic study. Increased traffic created by the development will be mitigated by payment of transportation impact fees. 8. Refer to City code 4 4 080 regarding driveway regulations. Driveways shall be designed In accordance with City standard plans 104.1 and 104.2. 9. Payment of the transportatlon Impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee is $2,951.17 per dwelling unit for single family homes. The project proposes the addition of 14 new residences (17 new single family homes, 3 existing homes to be removed). The estimated total fee Is $41,316.38. Traffic impact fees will be owed at the time of building permit issuance. Fees are subject to change. The transportation impact fee that is current at the time of building permit application will be levied. 10. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Adequate separation between utilities shall be provided in accordance with code requirements. a. 7 ft minimum horizontal and 1 ft vertical separation between storm and other utilities is required with the exception of water lines which require 1 O ft horizontal and 1.5 ft vertical. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A 11censed Civil Engineer shall prepare the civil plans. 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All electrical, phone, and cable services and lines serving the proposed development must be underground. The construction of these franchise utilities must be insaected and annroved bv a Citv of Renton insnector. Ran:April28,2016 Page 5 of 5 • DEPARTMENT OF COMMUNITY • ---------R--· e--n-t=on::-OF -:;;;® AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT CONC~~:RE~CE DATE '2-k C ERC MEETING DA TE: Project Nome: Project Number: Project Manager: Owner: Applicant/Contact: Project Location: Project Summary: May 2, 2016 NAME --IN""'•• ~, Senza Lakeview Preliminary Plat \I :,....J-h· I hA" / ~ I IV , " 2· -,, II. • LUA16-00016S, ECF, PP, SM ~ 11 Clark H. Close, Senior Planner !Cap Lakeview, LLC, 3535 Factoria Blvd SE, Suite 500, Bellevue, WA 98006 Jamie Schroeder, PE, CPH Consultants, 11431 Willows Rd NE, Suite 120, Redmond, WA 98052 3907 Park Ave N, Renton WA 98056 TE , IF, ,14 The applicant is requesting Preliminary Plat, SEPA Environmental Review and a Shoreline Substantial Development Permit for approval of a 17-lot subdivision. The 3.83 acre site is located at 3907 Park Ave N within the Residential-6 zoning district. The parcels are proposed to be divided into 17 residential lots, a water quality tract, and an open space tract. The vault tract, located at the northwest corner of the site would discharge to the City storm water system and eventually flow to Lake Washington roughly 1/8 mile downstream. The applicant would dedicate 27,507 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 7,000 sf to 9,531 sf with an average lot size of 7,470 sf. The plat would result in a net density of 5.3 du/ac. The project site is fronted by N 40th St to the north, Park Ave N to the east, and Lake Washington Blvd N to the west. Access to the site would be gained by a new public roadway (Road A) off of N 40th St. There are moderate landslide hazards and steep slopes mapped in the area. Frontage improvements along Lake Washington Blvd N are within 200 ft of Lake Washington or the regulated shoreline (Lake Washington Reach D). There are no known indications of unstable soils in the immediate vicinity of the site. Soils consist of medium dense to dense, silty sand with gravel consistent with Vashon till. The site slopes generally east to west across the property at slopes ranging from 1-40% with a total fall of approximately 70 ft. All existing improvements and buildings would be demolished or removed during plat construction. The applicant has proposed to retain five (5) of the 40 significant trees onsite. The applicant has submitted a Technical Information Report, Arborist Report, Traffic Assessment, and a Geotechnical Engineering Study with the application. Site Area: 166,835 SF (3.83 acres) STAFF Staff Recommends that the Environmental Review Committee issue a RECOMMENDATION: Determination of Non-Significance -Mitigated (DNS-M). ERC REPORT 16-000165 ! I I I i I I I I I I I I I I I I I I I I ! I I I I I I I I • • \ ---···-------····--····---- J:)V1:\';WlU~)VlC)~) \ r . _,_ -. . . __ .2::':!.---- -..-' ' I ' I '~ "'''.l . lf,,T ,11 I 3, · . .--c . .--__ .. _ ... _ -~..,.-__ ... 1 ------~ __ ,,, __ II ·---------1-------- 1 ' -·---·----··~-------. . . ' CPH CONSULTANTS April 15, 2016 Mr. Clark H. Close Senior Planner Renton City Holl 1055 S. Grady Woy Renton, WA 98057 • RE: Senza Lakeview Preliminary Plat CPH Project No. 0 I 39-15-00 I City File No. LUA I 6-000 I 65, ECF, PP, SM Respome to "On Hold" Notice Mr. Close, • ,YOffl.Ei'\iOi'I CIRE.CE.IVE.D t,.PR f6 20\0 oEVELOPMEl'li SERVICES Sile Planning Civil Engineering Land Use Consulting Project Management This letter and the following enclosed information comprise the re-submittal for the On Hold Notice for the Senzo Lakeview project, 3 -Additional copies of this response letter 3-Copies of the Critical Areas Determination Report (April 5, 2016) 3 -Wetland Resources-"On Hold" Notice, Response Letter (April 15, 2016) These documents hove been updated or otherwise prepared In response to the City's comments provided in your April 5, 2016 letter. Specific responses to each of the City staff review comments ore as follows: General Comments • A response to the Washington Department of Fish and Wildlife rules for stormwater outfalls (WAC 220-660-260) and the protection of fish life. Respome: Our biologist has reviewed the existing outfall and prepared a respome letter addressing the Washington Department of Fish and Wildlife comments. Enclosed is a letter from Wetland Resources, Inc., dated April 15, 2016 detailing their findings and recommendatiom. • A Wetland Reconnaissance, Please provide 5 copies of a general property assessment to determine if critical areas ore located on the subject property or within 1 00 feet of the subject property. If wetlands are found, a wetland report/delineation must be included in the information specified in RMC 4-8-1 20D. · Response: A Critical Areas Determination Report, dated April 5, 20 I 6 prepared from the project by Wetland Resources, Inc. is enclosed. In general the report confirms that no wetlands or streams are located within the boundary of the project area or within the surrounding 200 feet. Please contact me directly at (425) 285-2392 or by e-mail at jomie@cphconsultants.com If you have questions or need any additional information to complete your review and approval of the project. Your prompt response is appreciated. Thank you. 11431 Willows Rood NE, Suite 120 • Redmond, WA 98052 • Phone: 1425) 285-2390 • Fox: (425) 285-2389 www.cphconsultonts.com Senza Lakeview Preliminar"at Response to On Hold Notice CPH No. 0139-15-001 Sincerely, CPH Consultants Enclosures Cc: copy to file • April 15, 2016 Page 2 of 2 • • .~ ~:~~~~~~c; April 15, 2016 iCAP Equity LLC Attn: Barbara Rodgers I 0900 NE 81h Street, # 1000 Bellevue, WA 98004 CITY OF RENTON RECEIVED APR 15 2016 DEVELOPMENT SERVICES 9505 19th Avenue S.E. Suite 106 Everett, Washington 98208 (425) 337-3174 Fax (425) 337-3045 RE: "On Hold" Notice for Senza Lakeview Prelixninary Plat, LUA16- 000165, ECF, PP, SM Introduction Wetland Resources, Inc. was hired to respond to a recent review comment letter (On Hold Notice, dated April 51\ 2016) sent by City of Renton Planning Staff (Clark Close) to Jamie Schroeder (CPH Consultants). The "on hold" letter asks the applicant to respond to Washing10n Department of Fish and Wildlife comments made as part of their review of the SEPA checklist prepared for this project. WDFW made two substantive comments, which are paraphrased as follows: • • Confirm that the outfall meets WAC 222-660-260 rules for the protection of fish life . Locate the outfall above the ordinary high water mark for Lake Washington or outfit with a device to prevent entry of fish. Background Information The stormwater plan for the Senza plat ties in with the existing storm system upstream of the confluence with Lake Washing10n. Flows from the Senza property will enter an open channel on the east side of Lake Washing1on Blvd N and travel northeast to the intersection of N 40<h street and Lake Washington Blvd N. The channel enters a catch basin and flows subsurface to the confluence with Lake Washing1on, located in the vicinity of Tract 051850TR-A. The outfall is an 30-inch-diameter ductile iron pipe that was constructed in 2007 as part of the Barbee Mill subdivision, and appears to be part of the municipal storm system. Field Investigation On April 12, 2016, Wetland Resources, Inc. visited the location where the existing outfall meets Lake Washing1on. The purpose of the site visit was to determine the ordinary high water mark (OHWM) of Lake Washing1on relative to the outfall pipe that will convey flows from the project site. If the invert elevation of the pipe is lower than the elevation of the OHWM, then a fish exclusion device would be necessary. I I I I I I I I I I I I I I I I I I I I \ I I I I I I I i I I • • The OHWM was delineated using the methodology described in the Washington Department of Ecology best available science document titled. Determining the Ordinary High Water Mark on Streams in Washington State (Second Review Drrif/). The report was published in 2010 by Department of Ecology staff members Patricia Olson and Erik Stockdale. The ordinary high water mark of Lake Washington was determined in the field based on comparison with hydrograph data for Lake Washington, and using field indicators. Findings Based on O HWM delineation, the invert elevation of the pipe is lower than the ordinary high water mark (OHWM) of Lake Washington. Therefore the pipe is currently fish-passable, and will require a fish exclusion device in accordance with WDFW standards. Figure 1: Facing Northwest Towards the Stormwater Outfall Pipe 2 • ~ .-,·.; . • WAC 222-66-260 Compliance WAC 222-66-260 regulates outfalls when scouring or bank erosion would negatively impact fish habitat. It also requests that applicants consider tying into existing municipal storm water lines to avoid multiple storm water discharge points. Riprap was installed at the outfall location during original construction, to limit bank erosion. Furthermore, the applicant is proposing to tie into the existing municipal storm system. This project appears to comply with the standards set forth in WAC 222-66-260. · Fish Exclusion Device Recent correspondence between WRI staff and Christa Heller (WDFW Habitat Biologist) indicates that an appropriate exclusion device could be either a screen at the outfall, a tideflex duckbill valve, or a tidegate. The applicant proposes to install a fish exclusion device at the outfall to Lake Washington. The final design for the exclusion device has not yet been determined, but will be designed in accordance with standards set forth in the WDFW document Fish Protection Screen Guidelines for Washington State (written by Bates and Nordlund, 2001). Conclusion The outfall currently meets the standards set forth in WAC 222-60-260. No additional protection from bank erosion is proposed. A fish exclusion device wil\ be installed at the outfall to Lake Washington. Should you have any questions or concerns, please feel free to call the office at (425) 337-3174. Wetland Resources, Inc. !/{)hf}µ Niels Pedersen Senior Ecologist 3 . Denis Law Mayor · ~~~··. ~<··· · . April 20, 2016 . . Community & E~or,oniic Developme~tpepartment .... .. . .• . . . C.E."Chip"Vincent,),dministrator .. . . . ·. · Jamie Schroeder.PE•• .· . CPH Ccinsultarits . . 11431 Willows Rd NE, Ste 120 . Redmond; WA 98052. · . . -" '. . . . -. . SUBJECT: "OffHold'' Notice'. . . ·. . . . . .· .. · Senza Lakeview Prelimin~ry Plat, LUA16'000i6s; ECF, PP; SM . · . . .. ' . ' -. . . . . . , Dear Mr. Schmede;; Thank you for submitting the ·additional mat~rials requested in the April 5, 2016 on hold . · letter from the City. Your project has been taken off hold and the City will c~ntinue our . review of the Senz.a Lakeview Preliminary Plat.project.; : . . . . The Preliminary· Plat has. be~n .rescheduled for consideration· by the Environmental · Re.view: Committee·-on, May 2, . 2016 and Js tentative.ly. scheduled' to go before the -· Hearing:Exarriiner'in Renton .Council Chambers ·on· June ·14, .2016 at.noon on the 7th· floor of Re~ton City,Hall located at 1055 South G~ady Way. Please contact.me at (425) 430-7289 if you have any question;; . : . .. .. . . Sincerely,· Clark H. Close Senior Planner cc: ICap Lakeview, LLC / Owner(s) Chris Christensen/ Applicant Brendemihl, Christens~n, Denney, Gough, Hancock, McNeE!ly, Petett, Qaasim, Quach, Shumate./ Parties of Record File LUA16-000165, ECF, PP, SM Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov --··------------ Denis Law Mayor . April 6, 2016 . • . Hamid & Tasleeni Qaasim · . _ 3830 Lake Washington:Blvd N, Renton, w'A 98056 --c ~ ,...;.~.,.~-1;~"if',.._.o~~~ . : C:cimmuniiy & Economic Developm~ntD~partment; . . . . CEc''Chip'.'Vincent, Administrator .' . . . ·suBJECT: SENZA, LAKEVIEW. PRELIMINARY PLAT COMMENT R~SPONSE LETIER · LUA16-000165, ECF, PP;SM _Dear Mr. & Mrs. Qaasim: :· Tha~k-you fo; your c~~~ents ~eceiv~dMarch ~5, 2016 related t~ the Se~z~ ~akevie~ .. Preliminary Platwherein you raised Concerns regarding the proposed project. Your lett~; will be added to the public record for considerati~n-by the reviewing official and you have been added .. · as a:party of.record;. · · · · · · · · ·· Th~ appli~ani:, Chris Christenie·n of iCap Equity,' LLC, will b~ required,to d~in<instrate compliance with the City's development ~egulations as well as Washington State's ·Environmental Policy Act · (SEPA) whi_ch inchide· requlr~ments' for rl}itigation for impacts· caused· by the develbpmerit: The City will. provide· analysis. of the proposal i~ thr~e . upccimin'g documen_ts: · the En_vironmental . Rev_iew Committee Report, the Staff Recommendation· the Hearing Examiner, _and th_e Hearing Examiner Decision (Final Decision). You will receive copies _of all correspondence. · . · The following comments are in response to your letter sent to the City.' 'c '• "• • • • C • • Add.8' high chain link construction fence with green fabric along the south property line to' . protect houses,.vehlcles; a'nd landscape of adjacent property ·owners from construction dust, . dirt & debris. Maintain for the duration of construction. A construction screening and security f~nce will be installed around the perimeter of the site during the construction of the plat improvements. Dust control will be. implemented as directed by the City Inspector and dust suppression guidelines will be provided to the contractor from the inspector. Truck washing and other measures as approved will be required for the duration of the project. Staff can make a recommendation to the Hearing Examiner or City can also specificaiiy condition the project to seek additional methods that would reduce construction dust, dirt & debris during the job. • Add a permanent 6' high wall along south border with private drive on south property line to prevent trespassing onto adjacent private property by future residents taking shortcut down to Lake Washington. Staff can make a recommendation to the Hearing Examiner that the applicant install a permanent 6-foot high fence along the south border of the property line where. it abuts the private shared driveway to prevent direct access between the two developments. Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov I I ' I I I I I I I I ' ! I I I i I I I •• •• • · Add restriction of; "Nci construct!~~ noise before 7:00 am ·~nd ~fte~ 1':"00 pm Mo~day .• through Saturday" (and) "No construction noise on Sundays;'.'..· ·. · Construction hours are 7:00 AM to 8:00 PM Monday thruFriday.and 9:00AM to 8:00 i>M:im- . Saturdays (with permission only). No work is allowed on Simdays .. · .· · '· • Work hours for hauling. in right-of~ay are weekdays, 8:30 AM to 3:30 PM; Saturday bi/approval. only_ and no work on Sun.days, · . . · · , . ·, '· ~ . . . '1·· · . • Add restriction of; "No construction-traffic or. personnel on adja~entprivate drive.along" · · south p;~perty lin~:" . . '. . , . · ' ·, · · .· · , · · . . A water utility line, a water easement and a sanitary sewer easement to the City of Renton. were · . recorded with, the sale of the .Gene Fa~rell Sh art Plat (KC Rec. No. 9711109001), along the north property line of the short plat. As _necessa"ry; these easementswi/1.n·eed to be utilized to fot Senza Lakeview Plat infrastructure improvements. No general construction traffic would be. allowed :to . use the private e;clusive access easement from the Ge~eFo",rell Short: Plat: If riec~ssdry,: the · • developercould post a sign at thf/,end of the.shared driveway to_ deter unwarranted.general · . construction traffic. " ' ' . ' . •' . . . ·,; • ,\> • Specify that "No structures greater than 30' taller than current: existing grade/' . -' . The maximum wall plate height is 24 feet with 2 stories;-Roofs with a pitch eqtidl to or greater ' .. than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height;' . commo'n rooftop features," such ~s chimneys, may project an additional four (4) verti~al}eet from ..the roof surface,. No~·ekempt vertical projections /e.g., decks; rgilin_gs; eti:.) shall not extencf above the maximum wall plate height unless the projection is stepped·back one-and-a-hal/(1.5) horizontal feet from each fa¢ade ior each orie (1) verticaifoot'abovethe mdximurri 'wall plate:·· '. . ' ·, . . . .· '. • . .. • ! height. Building height would be verified at the time of building permit review. _· · . · · ' . ' . . ' . . . . . . '•. • .-· • ' • 1 ' • .·_· • • • .. • ' ',. • • .: • No structures on triangular.open space at southeast corner of development. . No structures have been proposed by the applicant on the open spa~e tract.located at the·: . south~est corner of the property. ' ' . ' ' ' .-wet down dust and loose 'soll several times dally, as necessary to prevent airborne dust and debris d_uring the construction phase. ' ' ' ' Dust control would be implemented as directed by the City Inspector and dust suppression. guidelines would be provided to the contractor from the inspector.. : • There should have been a sign placed along Lake Washington Blvd. and there might have been more comments, but neighbors cannot see the 1 sign around the corner, up the hill on· 40th. Install a sign along Lake Washington Blvd. and Post with 30 days notice of all activities, deadlines, process, and dates, and maintain with up to date project status until completion of · construction. Staff completed the public notice requirement in accordance with RMC 4-8-090. The site address for the project is 3907 Park Ave N, Renton, WA 98056. A total of two (2) public information signs were posted (one on Park Ave Nanda second on N 40th St). In addition three (3) notices of the development opplicotion were posted on or near the subject property and mailed to property owners within three hundred feet (300') of the boundaries of the subject property (one of which was posted on Lake Washington Blvd N). Public Information Signs are intended to make the .. public aware of land use and development actions being considered by the City and facilitate • ', ' ' ' · .. tim;1y and effective i,~blic participatiai1 in the review process. rhepubiic information signs were··: . ' id~talled prior to the Plann_ing Divis(orl dJtermining that the :subjec~ applica~io~ was complete: ' . , . •. Following land use approval; preliminary, plats a;e required ta'1nstal(a Public Outreach .. Sigri' , , • • I , ,, . •, ··-' • . . ·• '• • •• • -;.·. '(unless an exemption is approved by.the Adininis,trator); ·which'is intended to supplement.. . . information provided by Pu6licinform~tion Signs 6)/alloWirig an appllcantto develop a• . . :· personaliied p~o'motiondlmess~gefor ih~ proposed development. This 'sign is also intended t6 .. · , · .. 'provide the public with o better sense 't;j proposed development liy displ~ying ii calor~d ., : · . · •· · · .. · · ', '' (endering oft lie project qnd other,informaticfn 'th_at lends g;eater under'stdnding of the project. ' ' ' • ' ' ' •• • -••• • • ' ··.' ..,._ • . •. .-j ••• " ... i • ..-.. i. ,-. ·, • . .• ,' . . - • No notice. was mail.ed to. neighbors immediately adjacent to:thii prop~rty. Provide notices mailed ti:> adj~cerit neighbors; 30 days before any.plann~d actioris; changes; hearings,. ' . · . 'comment·due d~tes,'or other pertlrientdeadlines.-· ' ' 'i :j' ·. ' ', ,.' ' . ' ' ' ·. ' : .• ' Staff c'ompleted the public notice requir~m~nt in ac~ordonce with 'RMC4-8-090, which includes a ' : · 14 day.public toi-nmentperiod. Notice a/the application w_as mailed to property ow hers 'within .. ' . three.hundred feet (300') of the boundarieiof the sub]ei:t property. Additionaipublii: notification . . of meetings, hearings, and pendi~g actions will iiiso be in' ciccordance 'with .RMC 4-8-090.'. • -. ,· . ' . . ... ·,. ' •.·-.. . . ' . .., ,· ' . • Requ'ire appro~ed-erosiori control. p;~n-showlng details ~f~fit fences, ;and bags; arid other:, : me~su~es to prevent sedimentation and'runoff ontci adja~ent property. ' ' ', '< '' . Approved tempoia'ry erosion,controimeasur~s must be'iiistalled and maintained as the first _ ·· ' order of business (!nd maintained a{a/1 times perthe approved dfawings for the duration of the· praject by the.developer:, This work must comply with the. Surface Water Design Manual an'cl _ must be app'i:ov~d'by the,Reriton De~elopment Services Division, . , · · .. ·-_ · . : , . . . ,~ ... , . . · • Pr~vide plan to demonstrate that there wlll be ~o runoff of wa'ter,,silt, or·soil ~nto ·adjacent' · private dri~e along south bo~d~r.of de~elcipme~i:. · · -' · · . ·.·, · · · AT~mporary Erosion and Sedimentation Cantrol Plan (TESCP) viould be prepared ond. · . , . implemented to mitigdte the poten_tialfor soil erosi;n, 'Weekiy erosion control reports outiining · · .. '·, ·the status,cind condition·ofthe eroiion cdntro/'plan, with any'rec'ommendations of ~liange or '. '' ' revision to maintenance schedules or installation, may be requirea to be submitted by the project: .. °Engineer of record to the plan review project mandger at the City. Certifi~ation of the . . . installation; maint~nance, and proper removal of the eriisiori control iacilities is required prior.to · final approval .. The applicant submitted a Technical Information Rep_ort with tfre application: ' • Provide protection or mitigation to adjacent homes and vehicles froril airborne dust and dirt' during construction. · · · It is anticipated _that some temporary adverse air quality impacts could be associated with site · work and building construction required to develop this site. Project development impacts during ' ' construction mciy include dust resulting from grading and exhaust from construction vehicles. Dust control would be mitigated through the use of temporary erosion control measures and/or sprinkling of the site with water as needed. • We noticed that architectural elevations were wa_ived. Why? We need to see these to more fully evaluate potential impacts on our view from existing adjacent houses. . Architecturol elevations would be submitted for review at the time of building permit and would be verified for compliance with the development standards of the R-6 zone. I . I I I I I I ! I I I I I I I I· I i ' I ' I I I I I I I I I I I I I I . I/·. • ·_. ,,: • , ( t : •• , ',, ' , '. ·' • '•' ' ·' , ' , '~ ' .' • -. , • '.;, , I •• ' '' ' , ' • We noticed that floor plans were waived. Why? We need to see these to more fully evaluate potential impacts.on:our ~Jew from existing adjacent houses. '. . . . . . . . Building floor plons would ·be submitted for. re~iew at the time of building· permit and would be·,,. . verified for compliance with the development standdrds of the R-6 zone.· The applicant submitted· . . a Preliminary Grading PiairwithJhe applicatior((enclosed). ' .. :,'; ,, . , • . • ' .• ~ • ; :: • l •• ; . • • • • .i. ', • . . . · , r· .. _ • . . _ 1, _. . •• • , • • • ~:Preliminary Utility.Plan was blank could·not load the PDF, We.would like to have a copy to· . • confirm utility connections.and potential tap.locations·. · · · · . .The applicant submitted a Prelimin~ry Utility Pla'n with·the' application (e~clbsed). . .. . . . ,...,-. .. "" . ' . . '·,. , 'J • ~ '~-':,:, • ., • '.-' ', .' , . ,' • • •,.' •', ,· • : ' . ·, <:: ', r • Preliminary Drainage Control. Plan. dl.d notload PDf was blank. We would like to have a copy . to confirm that there will, be no ,construction runoff or permanent drainage orito private driye along the south border oft he property; : . . . ' , . . The appiicarit submitted a Pteliminary Drainage Cbnttol Plan with the application (enclosed). ' ... , . ·-. . . . . ; . . . . .. . ' ' . ~' •. ' '. , .... ,... ~ . Thank you for your interest.in this project and if you have ariy furtherquestions please contact 'me at 4i5;430-7289 orat cclose@rentonwa.gov. . . ', .'. ·: ' . · . :_ ' :. . .. ·· . . . -. . .·. . Sincerely; ai.A fl. a~--·-____ Clark H. Close .:· Senio'r Planner . Preliminary Grading Plan ' Preli'!'inaryUtility Plan Prelii"nlnary Drainage Control Plan_ cc: . File LUA16-000165, ECF, PP, SM '·' .,1' / (7VIH3ll:II/ l:l0l:J31100) '· '·· 1 ' :_ii,::;;--, .. , 1.:,. . -----, I I I I I I I I I I I I ! I I I I I I I I I I I I I I I I I ! I I I I I I • !! h '' ii l I I l I I i l l 111! ii 1111 i i ! I I I I I I I I 11 I ;·~1'i'i""i ' :;m i ,, ' • .- ' , .{I ,\JHj l 1 '1r ,~::,:::{ ,, JI ll,---,~·: ... )J ~ :; rl ~ ~ ~ . ~ ~ ~ ~ ~ • fl ~ ~ ~ ' . ' ' ' '! ! Jljj! il 1h!i il !i11• 11 .,1 •, 1 !111 I· : .. l!ml I " ' " ( ., ' I.~ • / '' ' ' : ! : I I( I • ' ' ' ' ' i '·~ ~ ... (WUl311:Jlf 1:/0l' .J311CXJ) ~ II I ~ I. ·····11 ,. i ' \ ji 1: I 'i' • 1! ~ ll Ul ,a a ~ l! ,~ I ·I • I ~ a b !~!i li!i!!i!!ljl i dd'hi II I l ! ' ' --,-~---• . ' • • -~___:De~:;~~ra_.w ---·-----:,~~. AprU _6, io15· · · -. Community & Economic Development -Department · .. Nancy D~nney: _. C.E. "Chip"Vincent, Administrator': . · · • 3818 Lake Washington' Blvd N Renton; WA 98056 . .. SUBJECT: SENZA LAKEVIEW PRELIMINARY PlAT,COMMEl'JT RESPONSE LITTER-·- . LUA16:000165; ECF, PP; SM , . _Dear Ms, Denne/· Thank y~u for ~~u~ comments re~eived March 26, 2016 rel~ted to the S~nta Lakeview·-' . . Preiimin~ry Plat wherein yi:,u raised .c·oncerns regarding the proposed'projei::t; Your email:will be. adde 0 d·to the public'record for.consideration by the reviewing official and you have been added . . as a party ofr~ccird. -. . ' . . --. . . •. To-address your wildlife, tree retention and stormwater concerns the· applicant will be required to demonstrate Compliance with -the City's development reguiatioris _a"s well as Washington· State'.s· Environmenta_l Policy'Act (SEPA) which include requirements for mitigation· for impacts caused by the development. Ttie City·will provide ahalysis'of the proposai'in ttiree upcoming . : documents:-the ~nvironmental 'R~view i:0111.mittee Rep9i't; 'the Staff Recommendation to the Hearing Examin~r. and the Hearing Examiner Decision (Final Decision). You ~ill receive copies <lf · - ·all correspondence: . . . . . ' . . . Thank you_fo;r your interest in this prOj!!Ct and if yo~ have -~ny further questions please contact' me at 425-430_-7289 or at cclose@rentonwa.gov.· . . Sincerely,_ Clark H, Close · Senior Planner Tree Retention Plan cc: . File LUA16-000165, ECF, PP, SM Renton City Hall , 1055 South Grady Way , Renton, Washington 98057 , rentonwa.gov ' I I I I I ' I I I I I I I I I I I I I I I I ' I I I I I I I I I I I I I I • • VM 'N01N3l:I lS 4lOVN 6~t NV1d ONl1NV1d MOM ONV 30V!NOl:i:l l33M1S \t31:iV 9NUNYld ,Ot 'NYld 1N3W30V1d3l:I 33l:ll NOISIAI08ns M31A3Wil VZN3S Ii H+tttttt++++++++++++++++++++++++++++H+H+H+H . --" ' " ,00 ............. N,.;.,;,o..;,.;1 .. f'<N ......... ., ... ~~ ;"'"'"!"'"'"' ...... • "'"'.., •• "'"! ................. -~ . TII 11 I I I I 1' He . 1·11111 -i'IT'---1 !I ~·0 E~s t; fl~ w :c lQ 1 ! p ~ ill g Ill z l• II ~ ,, "' w w ii I!: h ... "'I 0 • , :L .. 41 I I I • Jamie Schroeder, PE ', . C~H Consultants . . .· ... 11431 W.illows Rd NE; Ste 120:. Redmond, WA 98052 · · .. Subject: "On Hold" Notice Cdmm~nity &: EconomicDevelopment Depbrtment ; . '. : . C.E:"Chip''.Vincent,Administrato·r . S.enzalakeview Preliminary.Plat, LUA16-000165, ECF, PP,SM. · . ·. . . ' ', ' ' . ,, . . : ' '. Dear Mr. Schroeder:, · The Plahni.ng Division of the City of Renton accepted the above master application for.review'on· . March . fr, 2016: During our revi~w; staff has. d~teimined that :additional infci'rmation is . . necessary in. orde; to 'proceed further. Specifically, we received .c:ommerits. the Washington Department of Fish and Wildlife. A copy of the correspondenc~ is encl~sed. Additionally, we received comments from the' public regarding potential wetlands cin the subject property .. . ' •'' ' ' ' ,.• . The following information will need to be. submitted. before. July s; 2016 s6 that we may continue the ieview. of· the· above subject application and proceed with the Environmental.· (SEPA) Review of the project: : ·· · · ·· · · . • • A response to the Washi~gton Department of Fish' and Wildlife ruies for ~t~rrriwater outfalls (WAC 220,660,260),and the protection offish.life:·,· · · · · · . ' -~-•, .. . • A Wetlan·d Reconnaissance: Please provide 5 copies of.a generalprope,rty assessment to · determine if critical areas are located on the subject property or within·lOO.feet of the subject property. If wetlands are·found, a wetland report/delineation must include the information specified i.n RMC.4~8-120D. · . At this time, vour project has been placed "ciri hold;, pending receipt of the requested information. Please note that the responses requested must be prepared by a qualified consultant. Contactme at (425) 430-7289 if you have any questions. Sincerely, · Clark H. Close Senior Planner cc: ICap Lakeview, LLC/ Owner(s) Chris Christensen/ Applicant Brendemihl, Christensen, Denney, Gough, Hancock, McNeely, Petett, Shumate, Qaasim / Parties of Record Enclosures Renton City Hall • 1055 South Gra?y Way • Renton, Washington 98057 • rentonwa.gov I I • Clark Close From: Sent: To: Cc: Subject: Greetings Mr. Close, • • Heller, Christa H (DFW) <Christa.Heller@dfw.wa.gov> Wednesday, March 16, 2016 9:01 AM Clark Close jamie@cphconsultants.com; Fisher, Larry D (DFW); Costello, Casey D (DFW) Senza Lakeview Preliminary Plat -Renton Thank you for the opportunity to review the Senza Lakeview Preliminary Plat proposal. I have reviewed the environmental checklist for this project and would like to make a recommendation for the City to consider. As you are aware, stormwater outfalls are regulated by the Washington Department of Fish and Wildlife under, WAC 220-660-260 (available on line at http://app.leg.wa.gov/WAC/default.aspx?cite=220-660-260). I would like to confirm that the outfall to which the stormwater from the proposed plat meets WDFWs rules for the protection of fish life. Additionally, stormwater inputs will likely increase attraction waters for migratory fish, therefore the outfall structure should be located above the lakes ordinary high water line or be outfitted with a device to prevent entry of fish. Please investigate and consider making this upgrade a requirement of the project in order to insure compliance with state rules. Best, Christa Heller Habitat Biologist Washington Department of Fish and WIidiife Region 4 -Issaquah Field Office 1il (425) 313-5681 (office) la christa.heller@dfw.wa.gov 1 • ------Itenton ® ·~OTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) ~·E<6nOOlllt~•·l AM.-ApP)lt1~0,,hllbalnlll..,'wd,JC<Jrptad-tM~~tl>oo~-dw- \tt:DI -f'l.nnlt>I Dlv\llOn ., tM Cit,/ ol "-'tM. lJ\O; r,,n ....... ·--OA11 Clf t<OTIC1 Of ""'°""l'IQI,/' 1,0NfJU5EtiUMlll:R: -<1,ll,lOt, MQTIQ o,. !OMP\,Ell lY'Pl\t.lTION, ~~aeoHTACT,uscw,I, Marthll,11!1~ .iwo,dl1<1oclor,ll£,a>HC""sulllnu/11411Wlll.,...Rd~/ _.....,W,. 91U!lt(,u-.3$-lllQJ Jllfiiel'<P- ftoo<"""*>lai lSE.PA)-.. law,-SeWlllltlll[)ry~ p~pJM.lpp, ... ,1 NAM<, tm'/ST,.!'£/Z/1';, ______ _ 7>11,1Ut.G.O.OD~t5'l -----------lt,fffltlm'<Q., _________ _ l.oa.tkm"'ho.'"•l'l'll<Hla>IN'/ 1>o, .. 1.,,.,.,c1, CONS/Il'fNrf DVllMfW< lonlnJ/t.omlV..: En•r,..,..,tai~lll•t E•1l11at,1~1f'rQ'p<>IUP1.oJAtt1 --U1l<IF•rPr•ft<1M!tlpdarl, CERTIFICATION • ~-.. ~-k .... ~<><1<1~,toc:~IU(alln1orm•llotlR"'°"' T--- -..i,,-~MJ'.it•dv Dop;,n~tofCo"""""lfy.l.ic-""'~ltt:Dl-1'11-. b1v111..., •~ Hoor hmon <:nrlW!. JllSS 5wth Gmtl w..,., «ion""" W.t, - I, C.ll/r'lAt-lb CUJf."["' , hereby certify that 3 copies of the above document were posted in ___;J__ conspicuous places or nearby the described property on Date: 'l /11 /; {, -~~-,,-~-------- STATE OF WASHINGTON COUNTY OF KING } ) ss } Signed:_c:&,4.~~__,ll,~. ~~--=--~----- I certify that I know or have satisfactory evidence that C. l.<--r"--\-( C:, o s i'.. signed this instrument and acknowledged it to be his/her/their free and voluntary act for the ;).'*~~l11'.! . . . uses a~i,'u()Wl:'1::t,'"'}/'oned in the instrument. ./;" '< :!,,'''"'"'''' ,'5' 1~ Date.!:'". ' ' 2 ff O fl o"-"Jf." ~ ~ ~ Public in and for the State of Washington ; r t:e ~ ,,. " o ~ ~ ~ ~" ~ A i f-.:: ~ ~,~ 1>u&" •'ff~C, _:: ~[ ,. '~ Notary {Print): 'D 1' ,,,,, 6 ita'_"' -~ = LP:W-<': I;/ '5\~ ,,,,,h\\\~'''°".~· ~-.,.~.§' 1 11 1• '1-,.t:= OF ;f41" ~ My appointment expires:lrS:-1--;iq .lot 1 'I 11 ,,....:. ---~ ~7't-"---'-"---"'-'-,-.;.;s_.._,~"---------I \ \ \\\\\''"' Agencies See Attached 300' Surrounding Properties See Attached Jamie Schroeder Contact Chris Christensen Applicant (Signature of Sender): STATE OF WASHINGTON ) ) ss COUNTY OF KING ) I certify that I know or have satisfactory evidence that Sabrina Mirante signed this instrument and acknowledgeci'it 't\Jlb11 1his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. .,:~ s Ho 1111 .::::--<:,.'Y ... ,,,,\\\\\\\11,, i( ,, _-: :,.,. .$"' COl/.i,)•,, ).. 'l. ;::_· ,...,, £ -~,,~ 'l. Dated: ?noc'kfdi I( , 2D f {:; o ff 00 1> ':--"o+~'z~~~ .:e,"1;:t"'rf'.t---:1c...J.Z~"""'"""-:---,---:-----:-,-;-:---:-:------- I :~ ~ ~ ~; ·, !/,j t ry Public in and for the State of Washington ~"'~,'c ""=m--~~\,/> y~:: Not~~-tJ.'ft.it.l~ c;,,,-~, fow«s· My appointmen{l!iffi~eON ,..$-.$ I. "'Q/~ •11,\\\\\\'-''" . s-r-· .::21 <><.. ( template -affidavit of service by mailing Dept. of Ecology • • Environmental Review Section PO Box47703 Olympia, WA 98504-7703 WSDOT Northwest Region • Attn: Ramin Pazookl King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers • Seattle District Office Attn: SEPA Reviewer PO Box C-37SS Seattle, WA 98124 Boyd Powers • • • Depart. of Natural Resources PO Box47015 Olympia, WA 98S04-701S KC Dev. & Environmental Serv. Attn: SEPA Section 35030 SE Douglas St. #210 Snoqualmie, WA 98065 Metro Transit Senior Environmental Planner Gary Kriedt 201 South Jackson Street KSC-TR-0431 Seattle, WA 98104-3856 Seattle Public Utilities Jalalne Madura, Attn: SEPA Responsible Official 700 Fifth Avenue, Suite 4900 PO Box 34018 Seattle, WA 98124-4018 • • AGENCY (DOE) LETTER MAILING (ERC DETERMINATIONS) Dept. of Ecology 0 Attn: Misty Blair PO Box47703 Olympia, WA 98504-7703 Duwamish Tribal Office • 4717 W Marginal Way SW Seattle, WA 98106-1514 KC Wastewater Treatment Division • Environmental Planning Supervisor Ms. Shirley Marroquin 201 s. Jackson ST, MS KSC-NR-OSO Seattle, WA 98104-385S WDFW • Larry Fisher' 1775 12th Ave. NW Suite 201 Issaquah, WA 98027 City of Newcastle Attn: Tim McHarg Director of Community Development 12835 Newcastle Way, Ste 200 Newcastle, WA 98056 Puget Sound Energy Wendy Weiker, Community Svcs. Mgr. 355 110th Ave NE Mailstop EST llW Bellevue, WA 98004 Puget Sound Energy Doug Corbin, Municipal Liaison Mgr. 690S South 228th St Kent, WA 98032 Muckleshoot Indian Tribe Fisheries Dept. •• Attn: Karen Walter or SEPA Reviewer 39015-172"' Avenue SE Auburn, WA 98092 Muckleshoot Cultural Resources Program•• Attn: Laura Murphy 39015 172"d Avenue SE Auburn, WA 98092-9763 Muck1eshoot Cultural Resources Program •• Attn: Erin Slaten 39015 172nd Avenue SE Auburn, WA 98092-9763 Office of Archaeology & Historic Preservation"' Attn: Gretchen Kaehler PO Box48343 Olympia, WA 98504-8343 City of Kent Attn: Charlene Anderson, AICP, ECD 220 Fourth Avenue South Kent, WA 98032-5895 City of Tukwila Jack Pace, Responsible Official 6200 Southcenter Blvd. Tukwila, WA 98188 •Note: If the Notice of Appllcation states that it Is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of Application. ••oepartment of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email address: sepaunit@ecy.wa.gov ** Karen Walter, Laura Murphy and Erin Slaten with the Muckleshoot Indian Tribe Fisheries Dept. are emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to the following email addresses: KWalter@muckleshoot.nsn.us / Laura.murphy@muckleshoot.nsn.us L erin.slaten@muckleshoot.nsn.us ***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice the following email address: sepacenter@dnr.wa.gov template -affidavit of service by mailing m1Bllfl1Ullllll1/blllll/llllllll!lll.~lliill,.Jii&iiil8Jii1III ICAP LAKEVIEW, LLC Chris Christensen Jamie Schroeder 3535 FACTORIA BLVD SE #500 ICap Equity, LLC CPH Consultants BELLEVUE, WA 98006 3535 Factoria Blvd SE, 500 11431 Willows Rd NE, 120 Bellevue, WA 98006 Redmond. WA 98052 --------------- • • 2212000000 3342700412 2212000000 IGELMUND DARRELL & LINDA PETEn J scan YEU DIANAD 1004 84TH AVE NE 10622 SE CARR RD STE A 1083 LAKE WASHINGTON BV N #D207 MEDINA, WA 98039 RENTON, WA 98055 RENTON, WA 98056 3629160020 1190500040 3629160030 DENISON STEVEN+ELIZABETH ANDERSON BRIAN R RANZMARKK 1100 N 38TH ST 1105 N 38TH ST 1106 N 38TH ST RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 3629160040 3629160050 1190500030 STUBBERS GARY G+CHERYL J CANTRELL MICHAEL R DRAGSETH FAMILY TRUST 1108 N 38TH ST 1112 N 38TH ST 1113 N 38TH ST RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 3629160060 3629160070 3629150090 SIN JASON+TIA H PIPKIN GARY C & YVONNE M WHITWORTH SAMUEL 1116 N 38TH ST 1120 N 38TH 1122 N 38TH RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98055 3629150080 1190500025 1190500020 BELVIN DAVID T+VELVET P ANDERSON MARY M LIEVERO LAURA A+BRENDEMIHL 1124 N 38TH ST 1133 N 38TH ST 1203 N 38TH ST RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 3629150060 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RENTON, WA 98056 2212000000 YOUNGBLOOD JON C 8226 118TH AVE SE NEWCASTLE, WA 98056 3342700007 BARBEE FOREST PRODUCTS INC PO BOX 359 RENTON, WA 98057 2212000000 CURRENT RESIDENT 4100 Lake Washington Blvd N APT C203 Renton, WA 98056 2212000000 CURRENT RESIDENT 4100 Lake Washington Blvd N APT D102 Renton, WA 98056 2212000000 CURRENT RESIDENT 4100 Lake Washington Blvd N APT D201 Renton, WA 98056 • 2212000000 CURRENT RESIDENT 4100 Lake Washington Blvd N APT D204 Renton,WA 98056 2212000000 HUTION RONALD E 4100 LK WASHINGTON BLVD #A202 RENTON, WA 98056 518500000 CURRENT RESIDENT 4205 Williams Ave N Renton, WA 98056 2212000000 NEWING ANDREW H 8815 116TH AVE SE RENTON, WA 98056 3629150070 HANCOCK MARK B PO BOX 88811 TUKWILA, WA 98138 2212000000 CURRENT RESIDENT 4100 Lake Washington Blvd N APT C204 Renton, WA 98056 2212000000 CURRENT RESIDENT 4100 Lake Washington Blvd N APT D103 Renton, WA 98056 2212000000 CURRENT RESIDENT 4100 Lake Washington Blvd N APT D202 Renton, WA 98056 2212000000 LUGER THERESE M 4100 LK WA BLVD N #A203 RENTON, WA 98056 2212000000 WAGNER BEVERLY J 4100 LK WASHINGTON BLVD D104 RENTON, WA 98056 3224059041 PALKA ADAM 808 N 33RD STREET RENTON, WA 98056 3224059050 THOMSON JOY W TIEE 9105 FORTUNA DR #8206 MERCER ISLAND, WA 98040 Leslie Betlach • -------Renton® Plan Review Routing Slip RECJ:!VEO MAR 14 2016 Plan Number: Site Address: LUAlG-000165 3907 PARK AVE N Name: Senza Lakeview Cn«qur l,r l"\t;,., Ul'j -•....,UNITY SERVICES Description: The applicant is requesting Preliminary Plat, SEPA Environmental Review and a Shoreline Substantial Development Permit for approval of a 17-lot subdivision. The 3.83 acre site is located at 3907 Park Ave N (APN's 334270-0415, -0420, -0425, and - 0427) within the Residential-6 zoning district. The parcel is proposed to be divided into 17 residential lots, a 3,176 sf tract for water quality Stormfilter cartridge vault to treat runoff, and a 7,995 sf open space tract. The vault tract, located at the northwest corner of the site would discharge to the City storm water system and eventually flow to Lake Washington roughly 1/8 mile downstream. The applicant would dedicate 27,507 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 7,000 sf to 9,531 sf with an average lot size of 7,470 sf. The plat would result in a net density of 5.3 du/ac. The project site is fronted by N 40th St to the north, Park Ave N to the east, and Lake Washington Blvd N to the west. Access to the site would be gained by a new public roadway (Road A) off of N 40th St to the south and a second internal public road (Road B) heading west off of Road A which terminates in a hammerhead turnaround. There are moderate landslide hazards and steep slopes mapped in the area per City of Renton (COR) critical areas map. Frontage improvements along Lake Washington Blvd N are within 200 ft of Lake Washington or the regulated shoreline (Lake Washington Reach D). There are no known indications of unstable soils in the immediate vicinity of the site. Soils consist of medium dense to dense, silty sand with gravel consistent with Vashon till. The site slopes generally east to west across the property at slopes ranging from 1-40% with a total fall of approximately 70 ft. All existing improvements and buildings would be demolished or removed during plat l construction. The applicant has proposed to retain five (5) of the 40 significant trees onsite. The applicant has submitted a Technical -Information Report, Arborist Report, Traffic Assessment, and a Geotechnical Engineering Study with the application . Review Type: Date Assigned: Community Services Review-Version 1 03/10/2016 Date Due: 03/24/2016 Project Manager: Clark Close Environmental Impact Earth Animals Air Environmental Health Water Energy/Natural Resources Pia nts Housing Land/Shoreline Use Aesthetics Where to enter your comments: Manage My Reviews Which types of comments should be entered: Light/GI a re Historic/Cultural Preservation Recreation Airport Envi ronmenta I Utilities 10,000 Feet Transportation 14,000 Feet Pub Ii c Service Recommendation -Comments that impact the project including any of the Enivornmental Impacts above. Correction -Corrections to the project that need to be made before the review can be completed and /or requesting submittal of additional documentation and/or resubmittal of existing documentation. . . . . What statuses should be used: Reviewed -I have reviewed the project and have no commenis. ' Reviewed with Comments-I have reviewed the project and and I have comments entered in Recomm~ndations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added ro='" 0 "'f';"~ /Jm/ct ct-£__pcr OM, 11,,lf/C{_ Cu 1~k'eo s.~Tcf.Ui;i_~2le~~ I I I I \ ' • j • • ' • ••• • Terry Flatley ---::::::::;---::-· -----Renton@ Plan Review Routing Slip RECEIVED HAR 14 2016 ~JNITYr "se"'" ur,i RVICES Plan Number: Site Address: LUAlG-000165 3907 PARK AVE N Name: Senza Lakeview Description: The applicant Is requesting Preliminary Plat, SEPA Environmental Review and a Shoreline Substantial Development Permit for approval of a 17-lot subdivision. The 3.83 acre site ls located at 3907 Park Ave N (APN's 334270-0415, -0420, -0425, and - 0427) within the Residential-6 zoning district. The parcel Is proposed to be divided Into 17 residential lots, a 3,176 sf tract for water quality Storm filter cartridge vault to treat runoff, and a 7,995 sf open space tract. The vault tract, located at the northwest corner of the site would discharge to the City storm water system and eventually flow to Lake Washington roughly 1/8 mile downstream. The applicant would dedicate 27,507 sf for public right-of-way to serve the new lots. The proposed lots would range In size from 7,000 sf to 9,531 sf with an average lot size of 7,470 sf. The plat would result In a net density of 5.3 du/ac. The project site is fronted by N 40th St to the north, Park Ave N to the east, and Lake Washington Blvd N to the west. Access to the site would be gained by a new public roadway (Road A) off of N 40th St to the south and a second Internal public road (Road B) heading west off of Road A which terminates in a hammerhead turnaround. There are moderate landslide hazards and steep slopes mapped in the area per City of Renton (COR) critical areas map. Frontage improvements along Lake Washington Blvd N are within 200 ft of Lake Washington or the regulated shoreline (Lake Washington Reach D). There are no known indications of unstable soils in the immediate vicinity of the site. Solis consist of medium dense to dense, silty sand with gravel consistent with Vashon till. The site slopes generally east to west across the property at slopes ranging from 1-40% with a total fall of approximately 70 ft. All existing improvements and buildings would be demolished or removed during plat construction. The applicant has proposed to retain five (5) of the 40 significant trees onslte. The applicant has submitted a Technical Information Report, Arborist Report, Traffic Assessment, and a Geotechnical Engineering Study with the application . Review Type: Community Services Review-Version 1 Date Assigned: 03/10/2016 Date Due: i. 03/24/2016 Project Manager: Clark Close Environmental Impact Earth Air Water Plants Land/Shorel lne Use Animals Environmental Health Ener~/Natural Resources Housln• Aesthetics Where to enter your comments: Manage My Reviews Which types of comments should be entered: LiRht/Glare Historic/Cultural Preservation Recreation Airport Envl ran mental Utilities 10,000 Feet Transoortation 14,000 Feet Public Service Recommendation -Comments that impact the project including any of the Enivornmental Impacts above. Correction -Corrections to the project that need to be made before the review can be completed and /or requesting submittal of additional documentation and/or resubmlttal of existing documentation. What statuses should be used: Reviewed -I have reviewed the project and have no comments. Reviewed with Comments -I have reviewed the project and and I have comments entered in Recommendations. Correction/Resubmit -I have reviewed the project and the applicant needs to submit and/or resubmit documentation and I have added corrections in Corrections. / Street Trees: Space trees 50 feet on-center. Each street should contain a different tree species using trees that attain a large mature height. Space trees no closer than 40 feet from intersections and stop signs and 30 feet from street lights. Signature of Director or Authorized Representative Date • • • -------··~llilP"' Ren tOll NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Rentorl. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: LAND USE NUMBER: PROJECT NAME: March 11, 2016 LUA16·000165, ECF, PP, SM Senza Lakeview Preliminary Plat PROJECT DESCRIPTION: The appHcant is requesting Preliminary Plat, SEPA Environmental Review and a Shoreline.Substantial.Oevelopment_Permit for @P.:rovat of a 17-lot subdivislon. The 3.83 acre site ls located at 3907 Park Ave N (APN's 334270·0415, -0420, -0425, and -0427) within the Resldelltial-6 zoning distriC:t. The parcel is proposed to be divided into 17 residential lots, a 3,176 sf tract for water quality Stormfilter cartridge vault to treat runoff, and a 7,995 sf open space tract. The vault tract, located at the northwest corner of the site would discharge to the City storm water system and eventually flow to Lake Washington roughly 1/8 mile downstream. The applicant would dedicate 27,507 sf for public right-of-way to serve the new lots. The proposed lots would range In size from 7,000 sf to 9,531 sf with an average lot size of 7,470 sf. The plat would result In a net density of 5.3 du/ac. The project site is fronted by N 40th St to the north, Park Ave N to the east, and Lake Washington Blvd N to the west. Access to the site would be gained by a new public roadway (Road A) off of N 40th St to the south and a second internal public road (Road B) heading west off of Road A which terminates in a hammerhead turnaround. There are moderate landslide hazards and steep slopes mapped in the area per City of Renton (COR) critical areas map. Frontage improvements along lake Washington Blvd N are within 200 ft of Lake Washington or the regulated shoreline {Lake Washington Reach D). There are no known indications of unstable soils in the Immediate vicinity of the site. Soils consist of medium dense to dense, silty sand with gravel consistent with Vashon till. The site.slopes generally east to west across the property at slopes ranging from 1-40% with a total fall of approximately 70 ft. All existing improvements and buildings would be demolished or removed during plat construction. The applicant has propose:d to retain five (5) of the 40 significant trees onslte. The applicant has submitted a Technical Information Report, Arborist Report, Traffic Assessment, and a Geotechnical Engineering Study with the application. PROJECT LOCATION: 3907 Park Ave N, Renton WA 98056 OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant envlronmental impacts are unlikely to result frOm the proposed project. Therefore, as permitted under the RCW 43.21(.110, the City of Renton is using the Optional DNS-M process to give notice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no con:imenf Period following the Issuance of the Threshold Determination of Non- Significanc~Mitigated (ONS-M}. This may be the only opportunity to comment on the environmental Impacts of the proposal. A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLl~TION: March 4, 2016 March 11, 2016 APPLICANT/PROJECT CONTACT PERSON: Jamie Schroeder, PE, CPH Consultants/ 11431 WIiiows Rd NE, St 120 / Redmond, WA 98052 / 425-285-2390 / Jamle@cphconsultants.com Permits/Review Requested: Environmental (SEPA) Review, Shoreline Substantial Dev Permit, Preliminary Plat Approval If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED-Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Senza Lakeview Preliminary Plat/LUAlG-000165, ECF, PP, SM NAME, C-'j/2.u 5 t1 t·ftt~') Mc..NE&L-y MAILING ADDREss, 35 to (!4Rt< A-VE ND c1rvtsTATEJz1p, i?,£NwH . TELEPHONENo(42<;') 2£{'-,')'Cl ~7 1 ·/ ~: C-w,;•,=-+1--· -=~-£•-1. A--1 , ..... '"(of'e.:£i,,.~--:_of) ~ voowe ,,,_,, <.C<-'rr ,, zA ' • < Denis Law Mayor March 14, 2016 · · • Scott Petett, D.C. · 10622·SE Carr Rd; 'suite A: Renton, WA 98055 ·· . Ii-. .. -. --- ~illlru. Community & Economic Development Department', · · C.E."Chip''.Vincent,Administratoi · SUBJECT:. SENZA LAKEVIEW PRELIMINARY PLAT COIVIMENTRESPONSE LETTER< < . LUAlG-000165; .ECF, PP, SM Dear Mr. Petett: Thank you for your comments received March 11, 2016 rel~ted to the Senza Lakeview: · . Preliminary Plat wherein you raised.conc'erns.regarding.the proposed project. Your email will be ··added to the public record for consideration by the reviewing official and you have been added as a party of reco.rd: · · · · , · · · · · To add~ess you~ open space and density concerns the applicant will be required to demonstrate . compliance with the i City's .. develo'imient regulations: ·as . well -as. Washington State's Environmer\tal Policy'Act (SEPA)which include requirements.for mitigation for impacts caused· by the development; The City will provide :an~lysis < of, the< proposal <in .. three upcoming' documents: the Environmental Review Committee R'eport,· the, Staff Recommendation, the· Hearing Examiner; and the Hearing Examiner Decision (Final Decision). You.will receive copies of ~llcorrespondence. < ' . < . '< • . . . . ' : . " . . Th;s matter is tentatively scheduied fo~ c~nsideration by the En~ironmental Review Committee . on April 1i, 2016. In addition, this matter is t~ntatively scheduled.for a Public Hearing on May ·. 10; 2016 at 11:00 am at Renton City. Hall. City staff encourages you to attend the public hearing. · Thank yo·u for your interest in this project and if you ·have any further questions please contact me at 425-430-7289 orat cclose@rentonwa.gov. · · · Sincerely, Clark H. Close Senior Planner City of Renton Density Worksheet cc: File LUAlG-000165, ECF, PP, SM Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov .. ' .. • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DENSITY WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property 166,835 square feet -~---- 2. Deductions: Certain areas are excluded from density calculations. These include: Public Streets* 27,507 square feet Private access easements* square feet Critical Areas•• square feet Total excluded area: 27,507 square feet 3. Subtract line 2 (total excluded area) from line l for net area 139,328 square feet 4. Divide line 3 by 43,560 for net acreage 3.20 acres 5. Number of dwelling units or lots planned 17 units/lots 6. Divide line 5 by line 4 for net density 5.31 = dwelling units/acre * Alleys (public or private) do not have to be excluded. **Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands, or floodways.11 Critical Areas buffers are not deducted/ excluded. 1 P:\project\0139\15001\Permit Apps\Pre-Plat\density.docRev: 02/2015 Denis Law Mayor.· • . March 11, 2016 , ·. · Jamie Schroeder, PE · ·. CPH Consuitants · ·. ·· · 11431 Willows Rd NE, Ste 120 ·• • . .. Redmond, WA 98052 Community &·Economic D~velopment Depa"rtment '.' C.E:"Chip''.Vincent,Administrator' . ' ,,• . Subject: . · · Notice of Conipl~te Applicatio~ Senza Lakeview Preliminary Plat, LUA16-0Q0165'. E.CF, .PP, SM .· . , Dear Mr. Schroedei: .-. · The' Planning Division of the City of Renton has determined that.the subject application · is' complete according.to submittal requi~ements and, therefore, is accepted for review. ·.1t is tentatively scti.eduied.for consideration by.the Eri~ironinerital Review Committee on· . ·. April 11, 2016. Prior to that review, you will be. notified if any additional.information is · required'to co11tinue processing your applicatio~. . . . . . . , . . . . .. · .. · In addition; this matter is teritatil(ely scheduled for a Public Hearing on May 10, 2016 at · 1·1:00 am; Council Chambers, Seventh Floor, Renton City Hall, 1055,Soutli Grady Way, · Renton. The·applicant or representative(s) of the applicant are required tobe present.at· the public hearing. A copy ofthe staff.report will be mailed to you prior to the scheduled· ·. hearing. · · · · · · Please contact me at (425) 430-7289 if you have any questions. Sincerely, Clark H. Close Senior Planner cc: !Cap Lakeview, LLC / Owner(s) Chris Christensen I Applicant Renton City Hall , 1055 South Grady Way , Renton, Washington 98057 • rentonwa.gov • NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) A Master Application has been filed and accepted with the Department of Community & Economic Development {CED) -Planning Division of the City of Rentoii. The following briefly describes the application and the necessary Public Approvals. DATE OF NOTICE OF APPLICATION: LAND USE NUMBER: PROJECT NAME: March 11, 2016 LUA16-000165, ECF, PP, SM Senza Lakeview Preliminary Plat PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, SEPA Environmental Review and a Shoreline Substantial Development Permit for approval of a 17-lot subdivision. The 3.83 acre site is located at 3907 Park Ave N (APN's 334270-0415, -0420, -0425, and -0427) within the Residential-6 zoning district. The parcel is proposed to be divided into 17 residential lots, a 3,176 sf tract for water quality Stormfilter cartridge vault to treat runoff, and a 7,995 sf open space tract. The vault tract, located at the northwest corner of the site would discharge to the City storm water system and eventually flow to Lake Washington roughly 1/S·mile downstream. The applicant would dedicate 27,507 sf for public right-of-way to serve the new lots. The proposed lots would range in size from 7,000 sf to·9,531 sf with an average lot size of 7,470 sf. The plat would result in a net density of 5.3 du/ac. The project site is fronted by N 40th St to the north, Park Ave N to the east, and Lake Washington Blvd N to the west. Access to the site would be gained by a new public roadway (Road A) off of N 40th St to the south and a second Internal public road (Road B) heading west off of Road A which terminates in a hammerhead turnaround. There are moderate landslide hazards and steep slopes mapped in the area per Clty of Renton (COR) critical areas map. Frontage improvements along Lake Washington Blvd N are within 200 ft of lake Washington or the regulated shoreli~e (Lake Washington Reach D). There are no known indications of unstable soils in the immediate.vicinity of.the site. Soils consist of medium dense to dense, silty sand with gravel consistent with Vashon till. The site slopes generally east to west across the property at slopes ranging from 1-40% with a total fall of approximately 70 ft. All existing improvements and buildings would be demolished or removed during plat construction. The applicant has proposed to retain five (5) of the 40 significant trees onsite. The applicant has submitted a Technical Information Report, Arborist Report, Traffic Assessment, and a Geotechnical Engineering Study with the application. · PROJECT LOCATION: 3907 Park Ave N, Renton WA 98056 OPTIONAL DETERMINATION OF NON-SIGN.IFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental Impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to ·give ilotice that a DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the Issuance of the Threshold Determination of Non- Significance-Mitigated (DNS-M). This may be the only opportunity to comment on the environmental Impacts of the proposal. A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: APPLICANT/PROJECT CONTACT PERSON: Permits/Review Requested: March 4, 2016 March 11, 2016 Jamie Schroeder, PE, CPH Consultants/ 11431 Willows Rd NE, St 120 / Redmond, WA 98052 / 425-285-2390 / Jamle@cphconsultants.com Environmental (SEPA} Review, Shoreline Substantial Dev Permit, Preliminary Plat Approval If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED-Planning Division, 1055 So. Grady Way, Renton, WA 98057. Name/File No.: Senza Lakeview Preliminary Plat/LUA16-000165, ECF, PP, SM NAME'---------------------------------- MAILING ADDRESS: ______________ CITY/STATE/ZIP: _________ _ TELEPHONE NO.: ______________ _ I I I I I I I I I I I I I I I I I I I I I I I I I I I ! I I I I I I I I I I • Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Building Permit, Construction Permit • Arborlst Report, Technical Information Report, Traffic Assessment, Geotechnlcal Engineering Study Department of Community & Economic Development (CED) -Planning Division, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 Public hearing Is tentatively scheduled for May 10, 2016 before the Renton Hearing Examiner In Renton Council Chambers at 11:00 AM on the 7th floor of Renton City Hall located at 1055 South Grady Way. The subject site has a designation of Residential Medium Density (RMD) Comprehensive Land Use Map and Resldentla1·6 (R-6) on the City's Zoning Map. Environmental (SEPAi Checklist The project wlll be subject to the City's SEPA ordinance, RMC 4-2-UOA; 4-4; 4-6- 060; 4-7; 4-9 and other applicable codes and regulations as appropriate. Comments on the above application must be submitted in writing to Clark H. Close, Senior Planner, CED ... Planning Division, 1055 South Grad¥ Way, Renton, WA 98057, by 5:00 PM on March 25, 2016, This matter Is also tentatively scheduled for a public hearing on May 10, 2016, at 11:00 am, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. Jf you are interested In attending the hearing, please contact the Planning Division to ensure that the hearing has not been rescheduled at (425) 430·6578. Following the Issuance of the SEPA Determination, you may still appear at the hearing and present your comments r.egarding the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and wltl be notified of any decision on this project. CONTACT PERSON: Clark H. Close, Senior Planner; Tel:. {425) 430-7289; Email: cclose@rentonwa.gov PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION • •• DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ---------Renton® Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: !Cao Lakeview, LLC PROJECT OR DEVELOPMENT NAME: Senza Lakeview, LLC ADDRESS: 3535 Factoria BLVD. SE, Suite 500 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: 3907 Park Ave N., Renton, Wa 98056 CITY: ZIP: Bellevue 98006 TELEPHONE NUMBER: (425) 278-9030 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 3342700415,3342700420, 3342700425,3342700427 APPLICANT (If other than owner) NAME: EXISTING LAND USE(S): Single Family Residential Chris Christensen COMPANY (If applicable): PROPOSED LAND USE(S): Single Family Residential ICap Eouitv LLC EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: 3535 Factoria BLVD. SE, Suite 500 RMD -Residential Medium Density PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) Same Bellevue 98006 TELEPHONE NUMBER: EXISTING ZONING: R-6 CONTACT PERSON PROPOSED ZONING (if applicable): R-6 NAME: SITE AREA (in square feet): 166,835 Jamie Schroeder, PE SQUARE FOOTAGE OF PUBLIC ROArNVAYS TO BE COMPANY (if applicable): DEDICATED: 27,507 CPH Consultants SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 11431 Willows Road NE, Suite 120 0 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: ZIP: ACRE (if applicable) 5.3 Redmond 98052 TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) (425) 285-2390 Jamie@cphconsultants.com 17 NUMBER OF NEW DWELLING UNITS ~f applicable): 17 r:)'-,.......-.. r-r, '··· t.. . ' -• -.. ~ -' -. 1 MAR O '~ zc·.~ P: \project\O 139\15001 \Permit Apps\Pre-Plat\masterapp.doc Rev: 02/2015 !J '·'-' . \ ,,::; ,\. • • PROJECT INFORMATION (continued) ,---''---'--C...::..C.:..:==='------------ NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: 3 :!fl J 2..c ooO SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): NIA IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0 SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): 0 SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): 0 NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable): 0 NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): 0 0 AQUIFIER PROTECTION AREA ONE 0 AQUIFIER PROTECTION AREA TWO D FLOOD HAZARD AREA )81 GEOLOGIC HAZARD D HABITAT CONSERVATION D SHORELINE STREAMS & LAKES D WETLANDS LEGAL DESCRIPTION OF PROPERTY __ sq.ft. __ sq.ft. __ sq.ft. __ sq.ft. __ sq.ft. (Attach legal description on seoarate sheet with the followina information included! SITUATE IN THE NW QUARTER OF SECTION 32, TOWNSHIP 24N, RANGE SE, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP I, (Print Name/s) Chris Christensen, declare under penalty of perjury under the laws of the State of Washington that I am (please check one) 0 the current owner of the property involved in this application or C21 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 of Owner/Representative Date STATE OF WASHING TON ) ) ss COUNTY OF KING ) /) I. /) I. I certify that I know or have satisfactory evidence thatl.J);\i§ 1/)~~ signed this instrument and acknowledge it to be his/her/their free and voluntary act for the uses and purpose mentioned in the instrument. ~o, Ccrf!Aus_ D-Jt.ed/ #''~i~~ )'\otary Public in and for thrate ~~~hington -= ;~ ..-.:-~~~'\ LL>nsf ance. lA1W1-ey .S ! ~~ No,c, g. ~ Notary (Print) {ri~l\~1"151 /Yl 1;;1-~ 'ii "?, ,,c ~2 My appointment expires ----'d"'--_·.,.J..<....::___·.,__.:.cp:::...... _________ _ ~ ~ 'I: -\ '1. ~ •• ,,,;e. -= ,,, ".1t,.. ---J ''11 1 • ..,G I u-.--,- 1111111\\\\'''" 2 P: \pro ject\013 9\ 15001 \Permit Ap ps \Pre· Pl at\master a pp. doc Rev: 02/2015 • • PRE-APPLICATION MEETING COMMENTS FOR iCAP EQUITY 15-LOT PRELIMINARY PLAT PRE 15-000249 CITY OF RENTON Department of Community & Economic Development Planning Division April 30, 2015 Contact Information: Planner: Clark H. Close, 425-430-7289 Public Works Plan Reviewer: Kamran Yazdidoost, 425-430-7382 Fire Prevention Reviewer: Corey Thomas, 425-430-7024 · Building Department Reviewer: Craig Burnell, 425-430-7290 Rec ,., ,,-r) -. \ . L ,_. ,, •·-L MAR O 11 2016 ,.., •• ,., r . .. . \,,. __ .. '-.. Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations In effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). I I I , I I I : i I I , I I I ! I I I I \ I I i I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I \ • • FIRE & EMERGENCY SERVICES DEPARTMENT DATE: TO: FROM: SUBJECT: MEMORANDUM April 30, 2015 Clark Close, Associate Planner Corey Thomas, Plan Review/Inspector (iCAP Equity 15-Lot Preliminary Plat -3908 Lake Washington Blvd N) PRElS-000249 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. It appears there is adequate fire flow in this area. There is no existing water main in Lake Washington Boulevard North. 2. The fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit issuance. Credit will be granted for the existing homes to be retained. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. Approved apparatus turnarounds are required for dead end roads exceeding 150-feet. Hammerhead turnarounds are allowed for dead end streets up to 300-feet long. • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT • MEMORANDUM DATE: April 30, 2015 TO: Clark Close, Associate Planner FROM: Kamran Yazdidoost, Plan Reviewer SUBJECT: iCAP Equity 15-Lot Plat 3908 Lake Washington Blvd N PRE 15-000249 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning, code changes, and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. ~ The proposed development is within the City's water service area and in the i<ennydale 320-hydraulic zone. The development is outside of the City's aquifer protection areas. There is an existing 12-inch water main (see City water project plan no. W-0400) in N 40th St and in Park Ave N (see plan no. W-2305). The 12-inch line can deliver 3,600 gallons per minute (gpm). The static water pressure is about 110 psi at elevation of 60 feet. There is an existing 3/4-lnch water meter serving each of the existing 3 residences on the subject properties (3916, 3908 Lake Wash. Blvd N, and 3907 Park Ave N, utility billing ref. #490181, 490210, 490212). The following water main improvements will be required to provide water service for domestic use and for fire protection for the subject development: 1. Extension of an 8-inch water main within the new north-south access road to the subdivision connecting to the existing 12-inch water main in N 40th St. 2. Extension of an 8-inch water main within a new easement along the south property line of the proposed subdivision from the above new 8-inch water main and connecting to an existing 8- inch water main (see water project plan no. W-2317) that is located within an easement adjacent to the south of the subdivision. 11 I Ii I\ :1 11 I I I I I ' I I I I \ I I \ I I I I I I I I I I • • 3. Installation of fire hydrant(s) within 300 feet of each lot and as required by Renton Fire Prevention Department. 4. Installation of 1-inch minimum domestic water service line and meter to each lot. An individual pressure reducing valve will be required downstream of each water meter due to water pressure above 80 psi. The existing 3/4-inch meter(s) shall be cut and capped at the main line if they are no longer in use. Relocation of existing meter(s) to the new water lines will be required if the existing meters do not front the new lots. 5. Subject to payment of applicable water system development charges and water meter installation fees for the new lots. A redevelopment credit is applicable to the existing 3/4-inch meters if they are no longer used. 6. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City's 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Sanitary Sewer 1. Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main at Park Ave N, there is an existing 8-inch sewer main at N 40'" street, and there is an existing 10-inch sewer main at Lake Washington Blvd. 2. The development is subject to a wastewater system development charge (SDC) fee. The SDC fee for sewer is based on the size of the new domestic water to serve the new home on each lot. The sewer fee for a %-inch or 1-inch meter install is $2,135.00. 3. Installation of a sanitary sewer main from N 40th St into the new internal public street ending in a MH to provide sanitary sewer to the new lots with individual sanitary sewer service pipes is required. Actual alignment will depend on the street design. 4. The project needs to show how all of the new lots will be served with individual sanitary sewer service. Storm Drainage 1. There are storm drainage facllltles In Lake Washington Blvd, Park Ave N, and N 40th St. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Design Manual and the 2009 City of Renton Amendments to the KCSWDM, Chapter 1 and 2. Based on the City's flow control map, the site lies within the Peak Rate Flow Control Duration Standard (Existing Site Conditions). All core and any special requirements shall be contained in the report. Stormwater BMPs applicable to the development must be provided. The drainage report must account for all the improvements provided by the project. Stormwater improvements based on the drainage report study will be required to be provided by the developer. 3. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. The • • applicant Is advised that regulated slopes and a 'moderate' landslide hazard are present onsite and RMC 4-3-050 critical areas regulations will need to be followed which has geological hazards regulations for erosion control, reducing risks on unstable slopes, steep slope delineation procedures, minimizing damage due to landslides/subidences, and protecting the public against avoidable losses. A topographic survey and more detailed slope analyses will be required. A critical areas permit will likely be required. 4. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the project exceeds one acre. 5. Applicant's engineer should research whether detention is required or if"direct discharge to the lake is possible. 6. Payment of Surface Water System Development Charges of $1,3SO.OO per dwelling unit is required. This fee is collected prior to the issuance of the construction permit. Transportation/Street Improvements 1. Street improvements including curb, gutter, sidewalk, and planter strip adjacent to curb will be required to be installed across the full frontage of Lake Washington Blvd N, N 40th St, Park Ave N and the new internal street. 2. Existing right-of-way width in this section of Park Ave N is approximately SO feet. Park Ave N is classified as a Collector Arterial Road. To meet the City's complete street standards for arterial streets, street improvements including, but not limited to 18-foot of paving from centerline, 0.5- foot curb, gutter, an 8-foot planter strip, a 5-foot sidewalk, and storm.dra.inage improvements are required to be constructed in the right of way fr.anting the site ·p'er ·city code 4-6-060. This will require half street right-of-way dedication of.a'4eet (s~bject to final survey) on the project frontage on Park Ave N. The half street frontage improvements will be required to be-built on the Park Ave N frontage by the developer. ·~ · ... · '! ! · · · ' ' 3. Existing right of way width in this section of N 40rn·,Street is approximately,60,feet. N 40th ·st is ' • • ''' 'I , '· '• "' l classified as a Collector Arterial Road. To meet the City's complete street'sta'n·aards f6r·a·rterial streets, street improvements including, but not limited to 18-foot of paving from cen\erline, 0.5- foot curb, gutter, an 8-foot planter strip, a 5-foot sidewalk, and storm drainage improvements are required to be constructed in the right-of-way fronting the site per City code 4-6-060. This will require half street right of way dedication of 2 feet (subject to final survey) on the project frontage on N 40th St. The half street frontage improvements will be required to be built on the N 40th St frontage by the developer. 4. Existing right-of-way width In this section of Lake Washington Blvd Is approximately 60 feet. Lake Washington Blvd is classified as a Collector Arterial road. To meet the City's complete street standards for arterial streets, street improvements including, but not limited to 18-foot of paving from centerline, 0.5-foot curb, gutter, an 8-foot planter strip, a 5-foot sidewalk, and storm drainage improvements are required to be constructed in the right-of-way fronting the site per City code 4-6-060. This will require half street right-of-way dedication of 5 feet (subject to final survey) on the project frontage on Lake Washington Blvd. The half street frontage improvements will be required to be built on the Lake Washington Blvd frontage by the developer. 5. The current transportation impact fee is $2,214.44 per new single-family lot. These fees are payable prior to building permit issuance. ' ' I I I I i I I I I ' I \ I I \ I ' I I ' \ I I I I I I I I \ I I I I i \ I I I \ I I I I I • • 6. All utilities serving the site are required to be underground ed. 7. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double- loaded garage driveway shall not exceed sixteen feet (16'). 8. Street lighting is required for this project. General Comments 1. All construction utility permits for drainage and street improvements will require separate plan submlttals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. Separate permit and fees will be required for the water meter installation, side sewer connection and storm water connection. 3. Water services, sewer stubs and drainage flow control bmp are required to be provided to new lots prior to recording of the short plat. 4. Water, sewer and storm stubs will be provided to each lot prior to recording of the plat. io t \d' ----~,:_..:;--=-:IN--'--~-- 4 ,iq, z..e I 9Z.7. 5B ,------------------- • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT • MEMORANDUM DATE: TO: FROM: SUBJECT: April 30, 2015 Pre-Application File No. 15-000249 Clark H. Close, Associate Planner ICAP Equity 15-Lot Preliminary Plat -3908 Lake Washington Blvd N General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting Issues are based on the pre-~ppllcatlon submlttals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject properties are located in the Kennydale Community Planning Area of Renton at 3908 Lake Washington Blvd N, including APNs 3342700415, 3342700420, 3342700425, and 3342700427. The applicant is proposing to subdivide the existing four (4) Jots into a 15-Jot subdivision. Together the parcels have an area of 3.83 gross acres (166,740 sf). The site has a Comprehensive Plan Land Use of Designation of Residential Single Family (RS) and a zoning designation of Residential-8 (R-8) dwelling units per net acre (du/ac). The preliminary plat is intended for the eventual development of 12 new detached single-family homes. The applicant is proposing to access 4 Jots from Park Ave N, 2 lots from N 10th St and 9 lots from a new north/south road with a temporary hammerhead turnaround. The drainage from the project area is proposed to be collected and conveyed to a new stormwater facility on Lake Washington Blvd N. The site contains moderate landslide hazards, steep slopes and is located within the Shoreline Jurisdiction. Current Use: There are three (3) single-family residences and several outbuildings on the property to remain upon completion of the development. The site is primarily naturally landscaped with grass and ornamental plat material. Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per 1 net acre (du/ac). The density range allowed in the R-6 zone is a minimum net density of 3 du/ac to a maximum of 6.0 du/ac. The area of public and private H:\CED\Planning\Current Planning\PREAPPS\15-000249 I I ' I I .\ \ \ I I I \ I \ ' I I i I ' I \ I I I I I I I ' I I I \ I I \ I I \ I \ I • iCAP Equity Preliminary Plat, PRElS-000249 Page 2 of 8 April 30, 2015 • streets and critical areas would be deducted from the gross site area to determine the "net" site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private easement, and/or critical area dedication must be known. The site plan provided has approximately 0.36-acres (15,860 sf) of area in proposed public roadways. Using the net square footage, the 15-lot proposal arrives at a net density of approximately 4.33 du/ac (15 lots/ 3.46 acres = 4.33 du/ac). A Density Worksheet would be required at the time of formal prellminory plot appllcatlon. The applicant would be required to demonstrate comp/lance with the net density requirements of the zone at the time of formal application. Based on the net density of 4.33 du/ac, the subject site would meet the minimum density requirements of the zone. On September 22, 2014, the City of Renton adopted interim zoning prior to the Comprehensive Plan update process (Ordinance No. 5724). The purpose of the interim zoning ordinance is to continue to permit new development in a manner that improves the compatibility of new development with existing development in the surrounding community and with potential changes in zoning code and to allow the City adequate time to consider and develop new zoning code regulations as well as potential rezones of some areas. Washington State law enables cities to exercise this type of zoning on a limited basis. The development standards for residential development are as follows: Interim · R·8 (old standards) , Zoning· R-6 (future· •, . . ,. . · (current · .. standards) ., .. ·, ,,,,' standards) 4,500 sf for parcels Minimum Lot Area greater than 1 acre. 7,000 sq. ft. 7,000 sq. ft. 5,000 sf for parcels 1 acre or less. Minimum Lot Width 50 ft. 60 ft. 60 ft. Minimum Lot Width (corner 60 ft. 70 ft. 70 ft. lots) Minimum Lot Depth 65 ft. 90 ft. 90 ft. Front Setback 15 ft. 25 ft. 25 ft. Rear Setback 20 ft. 25 ft. 25 ft. 15 ft. 15 ft. combined combined Side Setback 5 ft. with a min, of with not less 5 ft. (per Cl· than 5 ft on 64) either side. Side Setback (along a street) 15 ft. 25 ft. 25 ft. (per Cl-64) Maximum Height 30 ft. 30 ft. 30 ft. Maximum Building Coverage (including Primary and 50% 40% 40% Accessory) Maximum impervious surface 75% 55% 55% H :\CED\Pla nn ing\Current Plannlng\PREAPPS\15-000249 • iCAP Equity Preliminary Plat, PRElS-000249 Page3of8 April 30, 2015 • Development Standards: The project would also be subject to RMC 4-2-llOA, "Development Standards for Single Family Zoning Designations" or Interim zoning effective at the time of complete application (noted as R-8 standards herein). Single family residential development is permitted outright in the R-8 zone. There are several types of rezones and/or Comprehensive Plan Land Use designations being recommended as part of the up~ate to the Comprehensive Plan. One such rezone is based on analysis by Berk and Associates that was completed in September 2014. Berk issued a land use suitability analysis that evaluated Renton zoning and Identified many areas where the existing built out density is not aligned with the density allowed under the existing zoning. There are several areas within the Kennydale area that are proposed to be rezoned from R-8 to R-6. These parcels are proposed to be rezoned from R-8 to R-6 as part of the Comprehensive Plan update. However, it should be noted that this proposed rezone has not been through the full legislative process and the proposed rezone may change once the legislative process Is completed. Minimum Lot Size. Width and Deoth -The current minimum lot size permitted in the R:8 zone with interim zoning (or future R-6 zoning) is 7,000 square feet for all parcels. A minimum lot width of 60 feet for interior lots and 70 feet for corner lots, as well as a minimum lot depth of 90 feet, is also required. The applicant would be required ta demonstrate camp/Janee with lot size, width and depth of the zone at the time of formal application. Building Standards -The existing Interim R-8 zone allows a maximum building coverage of 40%. The maximum impervious coverage in the R-8 zone is 55%. Building height is restricted to 30 feet from existing grade. Detached non-residential accessory structures must remain below a height of 15 feet. The gross floor area of accessory structures must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. The proposal's compliance with the building standards would be verified at the time of building permit review for the new residences. Setbacks -Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The current required setbacks in the interim R-8 zone are 25 feet in front for the primary structure, 25 feet in the rear, 15 feet combined with a minimum of 5 feet for interior side yards, and 25 feet on side yards along streets. Setbacks would be vested at time the Preliminary Plat application Is determined to be complete. The setbacks for the new residences would be reviewed at the time of building permit. Residential Design and Open Space Standards: All new dwelling units in the Residential Eight Dwelling Units per Acre (R-8) zone or R-6 zone are subject to the Residential Design and Open Space Standards outlined in RMC 4-2-115. The proposal's compliance with the resident/al design standards would be verified at the time of building permit review for the new residences to be located on all new lots. Lot Configuration -One of the following is required: 1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting street· fronting lots, or H :\CED\Plan ning\Current Plan ning\PREAPPS\15-000249 I I I I I I I I I I I I \ I I I I I I I I I \ I I I I I \ I I I I I I I I I • ICAP Equity Preliminary Plat, PRElS-000249 Page 4 of 8 April 30, 2015 • 2. Minimum of four (4) lot sizes (minimum of 400 gross square feet size difference), or 3. A front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting lots. Based on the submitted app/Jcatlon lot configuration standard #1 or #2 above could be met, Garages -The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home. Garages shall be located in a manner that minimizes the presence of the garages and shall not be located at the end of view corridors. Alleyway access is encouraged. If used, shared garages shall be within an acceptable walking distance to the housing unit it is intended to serve. Primary Entry -Entrances to homes shall be a focal point and allow space for social interaction. Front doors shall face the street and be on the fa~ade closest to the street. When a home is located on a corner lot (i.e., at the intersection of two roads or the intersection of a road and a common space), a feature like a wraparound porch shall be used to reduce the perceived scale of the house and engage the street or open space on both sides. Facade Modulation -Buildings shall not have monotonous fa~ades along public areas. Dwellings shall include articulation along public frontages; the articulation may include the connection of an open porch to the building, a dormer facing the street, or a well-defined entry element. Windows and Doors -Windows and front doors shall serve as an integral part of the character of the home. Primary windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined together to create a larger window area. Front doors shall be a focal point of the dwelling and be in scale with the home. All doors shall be of the same character as the home. Scale. Bulk. and Character -A diverse streetscape shall be provided by using elevations and models that demonstrate a variety offloor plans, home sizes, and character. Neighborhoods shall have a variety of home sizes and character. Roofs -Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of bright colors, as well as roofing that is made of material like gravel and/or reflective material, is discouraged. Eaves -Eaves should be detailed and proportioned to complement the architectural style of the home. Architectural Detailing -Architectural detail shall be provided that Is appropriate to the architectural character of the home. Detailing like trim, columns, and/or corner boards shall reflect the architectural character of the house. Materials and Color -A diversity of materials and color shall be used on homes throughout the community. A variety of materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color or tone. H:\CED\Plannlng\Current Plannlng\PREAPPS\15-000249 • iCAP Equity Preliminary Plat, PRElS-000249 Page 5 of 8 April 30, 2015 • Pipestem Lots: Pipestem lots may be permitted for new plats to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving the minimum density (RMC 4-7-170G). The pipestem may not exceed one hundred fifty feet (150') in length and not be less than twenty feet (20') in width. The portion of the lot narrower than eighty percent (80%) of the minimum permitted width shall not be used for lot area calculations or for the measurement of required front yard setbacks. Land area included in private access easements shall not be included in lot area calculations. Pipestem lots may not abut one another. The proposal's comp/lance with the general requirements of residential lot standards would be verified at the time of Preliminary Plat appllcatlon. Staff recommends a shared driveway configuration for proposed lots 4 -7. HIiiside Subdivision: A subdivision in which the average slope is twenty percent (20%) or in which any street in the subdivision has grades greater than fifteen percent (15%) at any point. The subject development may be considered to be a hi/ls/de subdivision, as it appears much of the property is located in an area Identified as sensitive slopes on the City's critical areas maps. The following additional standards shall apply to hillside subdivisions (RMC 4-7-220): 1. Application Information: Information concerning the soils, geology, drainage patterns, and vegetation shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate that the development of the hillside subdivision will not result in soil erosion and sedimentation, landslide, slippage, excess surface water runoff, increased costs of building and maintaining roads and public facilities and Increased need for emergency relief and rescue operations. 2. Grading: Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the angle of slope, contours, compaction, and retaining walls. 3. Tracts: Areas of the subdivision deemed to be critical areas due to designation as protected slopes shall be located within a tract or tracts. 4. Streets: a. Streets may only have a grade exceeding fifteen percent (15%) if approved by the Department and the Fire Department. b. Street widths may be less than those required in the street standards for streets with grades steeper than fifteen percent (15%) if parking prohibition on one or both sides of the street is approved by the Administrator. S. Lots: Lots may be required to be larger than minimum lot sizes required by the Zoning Code. Generally, lots in steeper areas of the subdivision should be larger than those in less steep areas of the subdivision. 6. Erosion Control Requirements: Any clearing or grading shall be accompanied by erosion control measures as deemed necessary by the Department. Access/Parking: Vehicular access to the proposed new lots is proposed from N 40th St (Lots 1 & 2), Park Ave N (Lots 12-15), or a new public street (Lots 3-11). Residential access improvements include a new north south road between Lake Washington Blvd N and Park H :\CED\Planning\Cu rrent Pian n i ng\PREAP PS\15-000249 I I I I I I I I i I • • iCAP Equity Preliminary Plat, PRElS-000249 Page 6 of 8 · April 30, 2015 Ave N. A two lane residential access road has a right-of-way width of 53 feet (RMC 4-6- 0GOF.2). Two off-street parking spaces are required for each primary residence. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Driveways: The project site is generally steep (east to west) with slopes ranging from 10 to 25%. Driveways exceeding 8% must provide slotted drains at the lower end of the driveway. The maximum grade for the shared driveway shall not exceed fifteen percent (15%). Landscaping and Open Space: Ten feet (10') of onsite landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways according to the landscaping standards of RMC 4-4-070F. Such landscaping shall include a mixture of trees, shrubs, and groundcover as approved by the Department of Community and Economic Development. Where there is insufficient right-of-way space or no public frontage, a minimum of two (2) street trees are required In the front yard subject to approval of the Administrator. Based on the proposed site plan this would be applicable to Lots 4 & 6. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when present. Street tree spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator of the Department of Community and Economic Development or designee. Broad leaf trees planted in residential zones must be a minimum of one and one-half inches (1.5") in diameter (dbh). Conifer trees at the time of planting must be fully branched and a minimum of six feet (6') In height. A landscaping strip with a minimum 15-foot wide perimeter landscaping must be planted outside the required fence of a storm drainage facility, unless otherwise determined through the site plan review or subdivision review process (RMC 4-4-070H.6). The landscaping plan will Include sufficient landscaping to screen the storm water facllity /ram Lake Washington Blvd N. A conceptual landscape plan must be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. The plan shall Include, but Is not limited to, the minimum 10-foot onslte landscaping strip and street trees within the planting strip of each lot. Significant Tree Retention: A Tree Retention/ Land Clearing (Tree Inventory) Plan along with a tree retention worksheet shall be provided with the formal land use application. Each residential lot to be created by subdivision shall have retained, or newly planted, trees that satisfy the lot's minimum tree density requirement. The tree retention plan must show preservation of at least thirty percent (30%) of significant trees per RMC 4-4-130H.1.a.i, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of H :\CED\Pla nning\Current Plann ing\P REAPPS\15-000249 • iCAP Equity Preliminary Plat, PRElS-000249 Page7of8 April 30, 2015 • replacement trees on the site if it con be demonstrated to the Administrator's satisfaction that an Insufficient number of trees can be retained. In addition to retaining 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet (or the gross equivalent of caliper inches provided by one or more trees) of lot area onsite. Protected trees may contribute to each residential lot's required minimum tree density, but any trees that are in excess of an individual lot's minimum tree density shall not contribute to the total number of trees that are required to be retained for the Land Development Permit. Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60' in height or greater than 18" caliper .. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require an independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan would be reviewed at the time of Preliminary Plat application. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan as well. A fence taller than six feet (6') shall require a building permit or an explicit exemption from the Building Official. A retaining wall that is four feet (4') or tailer, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls see RMC 4-4-040. Critical Areas: The City of Renton's critical areas maps identify sensitive slopes, moderate landslide hazards and shorelines on the subject site. Steep slopes and moderate landslide hazards are both geological hazards, therefore a geotechnical study shall be provided by a qualified professional. The study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure building stability. The required frontage improvements along Lake Washington Blvd N fall within the regulated shoreline. It is the applicant's responsibility to ascertain whether any additional critical areas or H :\CEO\Pla nning\Curre nt Plann lng\PREAPPS\15-000249 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I \ ! • iCAP Equity Preliminary Plat, PRElS-000249 Page 8 of 8 April 30, 2015 • environmental concerns ore present on the site during site development or building construction. Environmental Review: Environmental (SEPA) Review is required for projects with ten or more dwelling units. The subject plat is proposed to be 15 lots and would therefore be required to complete Environmental Review. Note: The fee for Environmental (SEPA} Review Is $1,030.00 ($1,000.00 plus 3 % Technology Surcharge Fee}. Permit Requirements: Requests for Preliminary Plat and Shoreline Substantial Development Permit for frontage improvements would be processed concurrently with the Environ mental (SEPA) Review, within an estimated time frame of 12 weeks, from the time that the application is accepted as complete. Note: The fee for a preliminary plat application is $4,635.00 {$4,500.00 plus 3% Technology Surcharge Fee}. The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Prior to applying for Final Plat approval, all required improvements must be installed. The developer shall obtain all necessary construction permits and pay all fees and inspection costs. Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the building permit issuance (these fees may change from year- to-year): · • Transportation Impact Fee based on $2,214.44. per each !lfilY. single family residence; • Parks Impact Fee based on $1,441.29 per each !lfilY. single family residence; • Fire Impact fee of $495.10 per each !lfilY. single family residence; and • Renton School District Impact Fee based on $5,541.00 per each !lfilY. single family residence. A handout listing Renton's development-related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Clark H. Close, Associate Planner at 425-430-7289 for an appointment. Expiration: Once an application has been approved, the applicant has five years to comply with all conditions of approval and to submit for Final Plat before the approval becomes null and void. In order to revitalize an expired Preliminary Plat, a new application must be submitted to the Planning Division. It is the responsibility of the subdivider to monitor the expiration date. H:\CED\Planning\Current Plannlng\PREAPPS\15-000249 I . -~ !- --.---·--·--- ' ' ' -,--------,-- ' ' ' ' ·'-~---~ ' ' ----·------:,----;" I:: --·~- / / / / / , _/-- '-) ··/ _,.. .... PARCEL MAPPING EXHIBIT cm o, R£NTON. KJ.lm COUN'l"f. WASHINGTON // ,:_. ----- / / ' ' / /· .: ;-' )' ~ .j / I -------· --~-1 ------. ......__,~-------· --~ ' ' J01l,Sc =-I ,.,. -,.,, ' , r '-~. . I / ' ;I ' I ' l I u ·; .. // ~ . ···-L_ -i:-• r ~·~ . . ... /· ··----. . !-.=J j . . .- .. i· . -~..... . !J ·1 ,,~- % ... ,~ . I • • (ll'~oJ) • ·-:-n ~ . ,OC:(T'f'C) ~ ~ s l( J! . ,__ _:_r I =I-·· I'-··---· ' I '· , ' ,. (,..,..,~[ _.1. """;r-"' .L,·,~~, .. . "l' F,o,c..iUfT • . Hw,r,. '"""~ "" r,.--j I • • «.S,.1"'6U! I i::J;,U, t,ofl.eN',.,1-1) i I . -= r " . I 7 • ,~j r/ l 1. I ® 'Ff<.' .... "-' ~-· .I ? . ·• ;.: 2 SITE ADDRESS MAP OF PARCEL #33270-0425, -0427. -0415, -0420 3~1B UIKE WASHINGTON BLVD N FOR RENTON. 'W!. 96056 PK ENTERPRISES -t ~a.rnic= , ..... ~,.: .. .,...;,rr,-~-"'""°""•" ,ot(".:C.-...,D n«lu ,.,..,.,. ,._,c ~Of<.,,;, " .. C ..,1 OU,, EST•a-D I, r<t0...,.'1., w,, • ..-,,o,;c;.,n,.c,.,J,£ l>~U!~)! 1>C ....... .,,. ~,= "°' 0a r,:.fi, '""'' ,• • """'c;n'11U1'$ o(O,: ,.,._.1t1J ,.-., ......_., """...,, -"· :~ .. ':J~~-:/i:~' ':',.'."' .': .]~~~:-: ~~-;· ,w.,,.,,.,..,, .•. ,;,. .. , •. , ,. 1'£1),., . .;. ,,.,, ,• '• ~,.,...,., ,,fNCJt•· ,..-.. •• ,ac:." :.<n ~ ,.., .,.,,..~.,,.,,, .• ·,·.o,,, .,, .. , -"<<II -r W. m,,.,,' «.-~,....~ ,,.'L .• , ',,..,,..,,,. 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Data layers that appear Oil this map may or may not be accurate, a.inent, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR NAVIGATION Legend City and County Boundary --, Other l ;•--~ Qy of Renton ., Addresses Parcels 1st Floor 1st Floor 2nd Floor 1st Floor Other Buildings Buildings Zoning li3 RC ~Conservatic.1 R-1 Residential 1 dulac:: R-4 Residential 4 du/ac R-8 Residential 8 dulac RMH ~ Manufadured Hemes R-10 Rcsidefmal 10 dulac ~ R-14-Residutial14dulac ill RM-F Re5idenlial Mulli-Famiy ~ RM-T ~ Multi-FamiyTradilion ~.). RM.u Resldemlal MuJ!l..fan'ity Urban C !C: Cl/ Center Wage Bi CD Center DowntDwn el uc-N1 Uban Center -North 1 UC-NZ lJfban Center · North 2 • COR ~ Office/Residential CA Camlerclal Arterial g co Comrnerdal Offlce .CNCaM,,n;,J- IL Industrial • Ught W IM Industrial • Medium 0 CityofRentOil 1~ Finance & IT Division • • • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT /,,/ WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov WAIVED MODIFIED LAND USE PERMIT SUBMITTAL REQUIREMENTS: BY: BY: . ' . ,' ' " · . ,·' . . . . Arb_orist Report 4, · .. · . ' : , .. ·_ '·. Biological Assessment 4 .. . . , .· ·-Calculations, · Colored Maps for Display 4 vbfv Construction Mitigation Description 2AND4 Deed of Right-of-Way Dedication 1 Density Worksheet 4 . . Drainage Control Pla-n.2 ... Drainage Report 2 ' . .. Elevations, Architectural 3AND4 . (ft(_- Ehvironmental Checklisf4 Existing Covenants (Recorded Copyl,AND4 Existing Easements (Recorded Copy);AND4 Flood Hazard Data 4 ~ Floor Plans 3 AND 4 c:;{!t-r.-- Geotechnical Report 2AND, I Grading Elevations & Plan, Conceptual 2 Grading Elevations & Plan, Detailed 2 Habitat Data Report• u--c.-- Improvement Deferral 2 Irrigation Plan 4 PROJECT NAME: COMMENTS: ,· ,·,·' . No @,(:,'Yl'J11v-rl.f" • . . . .. Rr:r::r:1\1;-:r) L .... .r.-t -·- MAR O 4 2016 ,7<· '"'/ '(' • ..... 1 J ' --. ; PL'\t-:,\:i ·~-:; 1' \ -- .. .. . . . DATE: -----'"2-,---l/_U___,_/ ..:..! C. _________ _ 1 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Waiversubmittalreqs.docx Rev: 08/2015 I I I i I I I I I I I I I I I I I I I I ! I I I I I I I I • LAND USE PERMIT SUBMITTAL REQUIREMENTS: . ... -. .. . '° ' . ~ . ' . . -_ ',. ' King Coynty Assessor's rvlap lildicating Site;:. Lands.cape Plan; Conceptual• ',, Legal Description• · Letter Clf Uhderst~~dihg of Geologicai,Risk 4 ·. ·. Map of Existing Site Conditions 4 . . ' . ' . . Mast.er Application Form 4 ; ·' Monument Cards (one per monument) 1 NeighborhoodDetail IVlap, .. Overall Plat Plan• . ' •, .. · . '. ,,, Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 Post Offite Approval 2 .··.· · Plat Name Reservation 4 Plat Plan 4 Preapplication Meeting Summary 4 Public Works Approval Letter.2 : . . . . . .. , ' Rehabilitation Plan 4 . screening oetaif. Shoreline Tracking Worksheet 4 Site Plaf1'2AND4 ·. · Stream 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 1AN0• Topography Map3 Traffic Study 2 Tree Cutting/Land Clearing Plan 4 Urban Design Regulations Analysis 4 Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 WAIVED BY: . '.:' ' ' '.. . : 2 MODIFIED BY: .,, ·, ., ', '' ', ... ' '' ·.'. ·: ,' '" ' ' H:\CED\Data\Forms·Templates\Self-Help Handouts\Planning\Walversubmittalreqs.docx • . ':'",'' .. ~·· ' ' ' ' COMMENTS: ' ''' ' ' ', ' '' ' '., . _., ... ' " ' ''' ' ·_: .. Rev:08/2015 ' ' ' • LAND USE PERMIT SUBMITTAL REQUIREMENTS: .... Wetlands Report/Delirii;ation 4 .·· Wireless: Applicant Agreement Statement 2ANoa Inventory of Existing Sites 2 ••o, Lease Agreement, Draft 2ANoa Map ofExisting Site Conditions 2ANoa Map of View Area 2ANoa Photosimulations >ANoa This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED MODIFIED BY: BY: 04-6-. 3 H:\CED\Data\Forms-Templates\Self-Help Handouts\Plannlng\Waiversubmittalreqs.docx • COMMENTS: . .. Rev: 08/2015 • • PROJECT NARRATIVE Senza Lakeview Project name, size, and location of site: Ri:'"'::·. "-D .!_ -.._ .... :_ • l • :.: ' MAR O ~ 2C:5 C .,,, ,... : · ---'-. PL.f-,:\1\ .-:.::; ..;, •. ~-·..;,\ The Senza Lakeview project is located within the City of Renton along Lake Washington BLVD N, N 40th Street and Park Ave. N. The street address of the project site is 3907 Park Ave N. More generally, the site is located in the SW '!, of the NW 1/., of Section 32 of Township 24 North, Range 5 East, in King County, Washington (see Vicinity Map below). The total project site consists of 4 parcels (KC tax parcel nos. 334270-0415, -0420, -0425, -0427) with an area of 3.83 acres. Land use permits required for proposed project= The following land use permits are required for the proposed project: • Preliminary Plat Approval • Shoreline Substantial Development Permit • Construction Permit • Building permits for walls • Building permits for individual homes • General Stormwater Permit (WDOEJ Zoning designation of the site and adjacent orooertJes; The project site is zoned as R-6. Property to the east, west and south are zoned as R-6 and to the north as R-6 and R-1 0, all consisting of single-family residences. Current use of the site and any existing improvements; The project site is currently partially developed consisting of 3 existing dwellings on parcels 334270- 0415, -0420, and -0425 with a ground cover of landscaped trees, brush and grass. Soecicl site features; Slopes generally fall east to west across the property at slopes ranging from 1 -40% with a total fall of approximately 70 feet. The City of Renton critical areas mops show steep slope hazard and moderate landslide hazard areas mapped on the site. A Geotechnlcal Study prepared by Earth Solutions NW, dated September 17, 2015 summarizes there review and of these potential geologic hazards within their critical areas assessment section of the report. Statement addressing soil type and drainage conditions: According to the Natural Resources Conservation Service, the soil types are Alderwood gravelly sandy loam (AgC) and Indianola loamy sand (lnC). A detailed analysis was completed within the Geotechnical Study prepared by Earth Solutions NW, dated September 17, 2015 submitted with this application. In general the soils do not support full scale storm water infiltration, but ore stable for construction of the proposed project. I I I I I I I I I I I I I I I I I I i I I I I I I I I ' I I I I I I • • Proposed use of orooertx and scope of the proposed develoomen!i The proiect proposes the design and construction of 17 single family residences. Frontage improvements along Lake Washington BLVD N, N 40lh St., and Park Ave N. will also be part of this proiect. For olats indicate the proposed number, net density, and range of sizes (net lot areal of the new lots; The proiect is located within R-6 zoning. The density maximum for R-6 designation is 6 units per acre. The project proposes to construct 17 single-family dwelling units on 3.83 acres. The lot sizes range between 7000 sf -9,531 sf. The net density for the proiect is calculated as 5.3 per the City's density worksheet. The proiect site is fronted by N 40lh Street to the north, Park Ave N to the east, and Lake Washington Bl VD to the west. Vehicular access will be provided by a new public roadway (Road A) off of N 40lh Street heading south and an internal public road (Road B) heading west off of Road A which terminates in a hammerhead turnaround. Due to the substantial grade falling east to west across the site a roadway connection through the entire site is not feasible in the east/west direction. All new homes site are provided with adequate access. Pedestrian access is provided on Road A and Road B and the adiacent frontage roods with concrete sidewalks. Proposed off-site improvements: Frontage improvements include street widening, curb and gutter, storm drainage, sidewalk and planter strip is proposed along the adjacent roadway frontages on the north, west, and east. Utility connections to adjacent water mains, and sanitary sewer main, storm drainage, and dry utilities are anticipated within the adiacent N 40th Street right-of-way. Several water service connections are proposed for Park Ave N and several side sewer connections are proposed for lake Washington BLVD. Total estimated construction cost and estimated fair market vglue of the proposed project: The estimated construction cost for the proiect is $1,320,000 and the estimated fair market value is approximately $6, 120,000 following proiect completion. Estimated quantities and txoe of materials involved if anx fill or excavation is orooosed= Grading and filling activities are proposed to accommodate the improvements for the residential buildings, access roads and associated utilities. On-site soils will be used for on-site fills to the extent available. Fill from local sources will be used for the balance of the fill efforts such as crushed base courses, gravel backfill, trench backfill, and asphalt pavement (as required). Estimated quantities for structural fill on-site is approximately 6,950 cubic yards of cut and l 0,600 cubic yards of fill material. Any surplus soil materials that cannot be utilized on-site for landscape area and backfill will be hauled off-site to an approved location and imported fill materials will be provided from an approved source. Number, type, and size of cox trees to be removed= An arborist report was prepared by American Forest Management, dated February 9, 2016 detailing the tree plan for the site. There were 40 trees assessed with 30 trees considered viable for retention. There are 5 trees proposed to be retained with this project primarily found on the south perimeter of the site. Due to the mass grading to provide infrastructure and building pads for the site many viable trees will • • • need to be removed. Tree replacement is proposed is accordance with City code at a scale and location consistent with the project. Exolanatfon of any land to be dedicated to the City: Small amounts of land along the frontages of Lake Washington BLVD, N 40"' Street, and Park Ave N along with area within the site are proposed to be dedicated to the City for public roadways. Approximately 27,507 SF of land Is proposed to be dedicated to the City. Anx orooosed iob shacks, sales trailers, and /or model bomesi It is anticipated that 4 homes (as there are 4 existing parcels) will start the building permit review process in the immediate future. These sites may serve as model homes. Any proposed modifications being requested; There are no known modifications requested at thts time. For proiects within 200-feet of Lake Washington Distance from closest area of work to the ordinary high water mark= The Lake Washington shoreline is located near 200 feet from the project site. The only work within 200 feet of the Lake Washington will be to construct minimal road widening and sidewalk improvements on the east side of Lake Washington Boulevard as required by City municipal code for the project. The only portion of the project site within 200 feet Is at the southwest corner of the project site and this area is within an open space tract. This open space area will not be developed other than providing addition landscape and plantings. The proposal will not have a direct Impact to the shoreline given there is already an existing public right-of-way and road (Lake Washington Blvd), an existing railroad track and right-of-way, and an existing row of houses along the shoreline which are already between the shoreline and proposed project site. Due to this fact it is highly unlikely that any work associated with the project will impoct the loke Washington shoreline. Erosion and sediment controls during construction will ensure no impocts of storm runoff will couse temporary impacts as well. Description of the nature of the existing shoreline; The existing shoreline neorest to the project site is bordered by o row of waterfront homes. The shoreline is a rock wall constructed of various sized boulders. The approximate location of and number of residential units, existing and potential. that will have an obstruction view in the event the proposed proJect exceeds a height of 35-feet above the average grade I=!; Per Renton Municipal Code 4-2-1 l OA -Development standards for residential zoning designations, the maximum building height for R-6 zoning is 30-feet. The maximum building height for all proposed buildings will not exceed this requirement. ----------, • Proposed Construction Dates • Senza Lakeview Construction Mitigation Description Grading and road construction will start upon approval of construction plans fall of 2016. Hours of Operation for Single Family Construction Site Per City of Renton: Monday -Friday, Saturday: Sunday: 7am -8pm 9am-8pm None Proposed Hauling/Transportation Routes ( All equipment materials and laborers will enter the site off N 40"' Street. A detailed haul route will be provided by the contractor selected to construct the improvements. It is anticipated that the haul route would be via 1-405 to Exit 7 (NE 44"' Street) west from the off ramp. Heading southwest on NE 44"' Street the roadway turns into Lake Washington Blvd, and then N 40"' Street if a few hundred feet down the road on the east side of Lake Washington Blvd. Measures to be implemented to minimize dust, traffic and transportation impacts, mud, noise, and other noxious characteristics Dust: Best management practices will be used to minimize dust on the construction site. Water trucks or metered fire hoses will be used as needed to wet down the areas used by construction equipment. Disturbed slopes will be hydroseeded per the Erosion/Sedimentation Control Plan to control dust. Traffic: During road and building construction, the traffic entering and leaving the site will consist of subcontractors and deliveries. When arriving for work, the subcontractors will be travelling opposite the majority of traffic leaving the Senza Lakeview Neighborhood, and materials are primarily delivered at off peak hours during the day. None of these operations are anticipated to have a significant impact on the peak or non-peak hour traffic in the area. Any special hours proposed for construction or hauling There are no special hours proposed for construction or hauling without prior approval from the City of Renton. Preliminary Traffic Control Plan General access to the property will be from N 40"' Street. It is anticipated that the existing roadway will remain open during construction and access to the properties along N 40th Street will be maintained. Traffic Control is anticipated to consist of occasional single lane closures along Lake Washington Blvd, N 40"' Street, and Park Avenue N. A standard one-lane, two-way traffic control with floggers may be used similar to WSDOT Plan TCl. Preliminary Plat Application CPH Project No. 0139-15-001 Page l of l ------~ I I • • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT DENSITY WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property 166,835 square feet ---'----- 2. Deductions: Certain areas are excluded from density calculations. These include: Public Streets* Private access easements* Critical Areas** -'2=-7'-''.::.50.::.7'----square feet square feet ------ ------square feet ( Total excluded area: 27,507 square feet ---'------ 3. Subtract line 2 (total excluded area) from line 1 for net area 4. Divide line 3 by 43,560 for net acreage 5. Number of dwelling units or lots planned 139,328 square feet _:...:..,.c._ __ _ --=-3.:::2.::.0 ____ acres ...:::.17:__ ____ units/lots I 6. Divide line S by line 4 for net density _:5:..:·::.31=-----= dwelling units/acre * Alleys (public or private) do not have to be excluded. **Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands, or f/oodways." Critical Areas buffers are not deducted/excluded. 1 P:\project\0139\15001 \Permit Apps\Pre-Plat\density.docRev: 02/2015 • • SHORELINE TRACKING WORKSHEET City of Renton Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 The City of Renton is required by the Washington State Department of Ecology to track and evaluate the effectiveness of the Shoreline Master Program at achieving no net loss of shoreline ecological functions with, respect to shoreline projects. The City will use shoreline development tracking information to prepare a Sho'reline Master Program report every eight years to comply with the Shoreline Management Act requirements. SHORELINE STABILIZATION 1. Is there currently a bulkhead on your site? D Yes • No; If yes, fill out table below. If no see "Site Conditions" Section 2 below ' ' What Type of Materials Is Your Bulkhead Made of? Linear Feet of Hard Materials: Linear Feet of Soft Materials: Examples of Types of Bulkheads: Hard (e.g. rocks, wood; Soft (e.g. sand, plants); Combination-soft materials at the water with hard materials furtherer inland, or a combination of hard and soft materials at the water. SITE CONDITIONS 2. List the size (in square feet) and type of all structures (1'' floor only) on your property (e.g. 2,000 sq. ft. house, 125 sq. ft. greenhouse). All existing and proposed structures are beyond 200 ft. to the nearest waterline. 3. List distance (in feet) from the water to the closest point of each structure. List each building separately (e.g. shed, dock, carport). All existing and proposed structures are beyond 200 ft. to the nearest waterline. 4. List the size (in square feet) and type of all impervious surfaces (e.g. driveway, parking area, walkway, patio). . 1-09/13 H :\CED\Data\Forms-Templates\Self -Help Handouts\Planning\Shoreline Tracking Worksheet.docx I I I I I I I I I I I I \ I I I I I I I I I I I I I I I I I • • Required road widening improvements on the east side of Lake Washington BLVD will be constructed within existing right-of-way. These improvements include: Sidewalk: BSO sq. ft. Roads: 1,893 sq. ft. 5. List distance (in feet) from the water to the closest point of each impervious surface (hard surface. Sidewalk: 190 ft. Roads: 183 ft. 6. Describe the existing vegetation within 100 ft. of the waterline. Estimate the amount (in square feet) of native vegetation. Grass and ornamental plantings (e.g. plants requiring core or grown for decorative purposes) should not be counted. Our project is not within 100 ft. of the waterline. 7. Describe the proposed vegetation within 100 ft. of the waterline. Estimate the amount (in square feet) of native vegetation. Gross and ornamental plantings (e.g. plants requiring core or grown for decorative purposes) should not be counted. There is no on-site proposed vegetation within 100 ft. of the waterline. 8. Will the project require any added fill? If so, how many cubic yards will be added: There will be no added fill within 200 ft. of the waterline. -2 -09/13 H :\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Shoreline Tracking Worksheet.docx • • IN WATER AND OVER WATER STRUCTURES 9. Are there any in or over water structures on your site (e.g. docks, floats, bridges, mooring piles, boatlifts)? D Yes • No; If yes, fill out the table below. Describe the in and over water structures on your site Type Surface Area Light Penetrating Materials (e.g. dock, float, bridge, (in square feet, if (the percentage of the mooring pile, boat lift, etc.) applicable) surface area that is made of material that allows light to reach the water) Existing structures to remain Existing structures that will be removed Proposed structures -3 -09/13 H :\CED\Data\Forms-Templates\Self-Help H andouts\Planning\Shoreline Tracking Worksheet.docx • DEPARTMENT OF COMMUNITY • ---Cityof ___ __.-,g (SJJ5J~@llll AND ECONOMIC DEVELOPMENT I I iENV I ENVIRONMENTAL CHECKLIST PURPOSE OF CHECKLIST: Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 ,.,\,r:.D Rr.:c·-\ j .,_ L-J.-- M/\R O 4 20\o . ' ,. ..~·. ,~,I'! C ., ~ .... ,, f'~ • . . -~ . ; • '• _ _, ~ •. I 0'1 '\I',,..... 01V .SI 1 PU·\l'!i\i. ,....., Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. INSTRUCTIONS FOR APPLICANTS: IbmQ} This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not applicable" or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision-making process. 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 agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. INSTRUCTIONS FOR LEAD AGENCIES: Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. 1 P:\project\0139\15001\Permit Apps\Pre-Plat\envchlst.docRev: 02/2015 I I I I I i I I i I I I I I I I I I I I I I I I I I I I I I • • USE OF CHECKLIST FOR NONPROJECT PROPOSALS:~ For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B even though questions may be answered "does not apply". In addition the SUPPLEMENTAL SHEET FOR NON PROJECT ACTIONS (part D). Please completely answer all questions that apply and note that the words "project", "applicant", and "property or site" should be read as "proposal", "proponent", and "affected geographic area" respectively. The lead agency may exclude (for non-projects) questions in Part B -Environmental Elements -that do not contribute meaningfully to the analysis of the proposal. For help go to: http://www.ecy.wa.gov/programs/sea/sepa/e-review.html A. BACKGROUND~ 1. Name of proposed project, if applicable:~ Senza Lakeview, LLC 2. Name of applicant:~ iCap Lakeview, LLC 3. Address and phone number of applicant and contact person:~ 3535 Factoria BLVD. SE, Suite 500 Bellevue, WA 98006 Contact: Barbara Rodgers Phone:425-278-9030 4. Date checklist prepared:~ February 26, 2016 5. Agency requesting checklist:~ City of Renton 2 I I P :\project\0139\15001 \Permit Apps\Pre-Plat\envchlst.docRev: 02/2015 I I • • 6. Proposed timing or schedule (including phasing, if applicable):~ Begin construction in summer 2016. Home construction will continue into 2017. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain.~ No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal.~ Geotechnical Engineering Study, prepared by Earth Solutions NW, dated September 17, 2015; Arborist Report/Tree Plan prepared by American Forest Management, dated February 9, 2016; Traffic Assessment prepared by Traffic Engineers Northwest, dated February 18, 2016; Technical Information Report prepared by CPH Consultants, dated February 25, 2016. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain.~ There are no known pending applications of other proposals that directly affect this proposal. 10. List any government approvals or permits that will be needed for your proposal, if known. ~ Required permits: General Stormwater Permit from NPDES, building permits, preliminary plat approval, construction and grading permits. 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.)~ The project proposes to subdivide 4 parcels totaling 3.83 acres into 17 lots, an open space tract, storm drainage tract, along with public right-of-way for roadway access and utilities. The lots will be zoned medium density single-family residence. Frontage 3 P:\project\0139\15001\Permit Apps\Pre-Plat\envchlst.docRev: 02/2015 I I I I ! I I I I I I I I I I I I I I I I I I I I • • improvements along the boundary of the site include new curb and gutter, sidewalk and planter strip. 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. l!}g]Q} The site is located at 1129 N 40'h Street, Renton, WA 98056. The subject parcels to be subdivided are 3342700415, 3342700420, 3342700425, 3342700427. Within the NW Quarter of Section 32, Township 24N, Range 5E, in the City of Renton, King County, Washington. 8. ENVIRONMENTAL ELEMENTS l!}g]Q} 1. EARTH a. General description of the site l!}g]Q} (check or circle one): Flat, rolling, @£) steep slopes, mountainous, other~~~~~- b. What is the steepest slope on the site (approximate percent slope)? l!}g]Q} There is a small area in the northwest comer of the site that has approximately 40% slope. 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 agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. l!}g]Q} According to the Natural Resources Conservation Service, the soil types are 4 P :\project\0139\15001 \Permit Apps\Pre-Plat\envchlst.docRev: 02/2015 • • Alderwood gravelly sandy loam (AgC) and Indianola loamy sand (InC). A detailed soils analysis is provided in the Geotechnical Engineering Study, prepared by Earth Solutions NW, dated September 17, 2015. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe.1illtlQI There are no known indications of unstable soils in the immediate vicinity of the site. There are geologic hazards areas mapped in the area per City critical areas maps. A summary and analysis of these potential soils are discussed in the Geotechnical Engineering Study, prepared by Earth Solutions NW, dated September 17, 2015. e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill.1illtlQI Grading and filling activities are proposed to accommodate the improvements for the residential buildings, access roads and associated utilities. On-site soils will be used for site fills to the extent available. Fill from local sources will be used for the balance of the fill efforts such as crushed base courses, gravel backfill, trench backfill, and asphalt pavement ( as required). Estimated quantities for structural fill on-site is approximately 6,950 cubic yards of cut and 10,600 cubic yards of fill material. Any surplus soil materials that can not be utilized on-site for landscape area and backfill will be hauled off-site to an approved location. Additional fill will be imported from approved sources. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. 1illtlQl Erosion would be possible during the clearing, grading and construction phases of the project. Loose soils would be susceptible to erosion due to storm water runoff and high wind speeds. Temporary erosion and sediment control (TESC) measures will be implemented during construction to limit erosion potential. 5 P :\project\0139\15001 \Permit Apps\Pre-Plat\envchtst.docRev: 02/2015 I I I i I I ! I I I I • • g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? I!N)QJ Approximately 50% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Ihfil!2] 2. AIR The project proposes the use of temporary erosion and sediment control (TESC) measures, in accordance with current standards during the construction phase to mitigate any erosion and sedimentation potential. a. What types of emissions to the air would result from the proposal during construction, operation, and maintenance when the project is completed? If any, generally describe and give approximate quantities if known. Ihfil!2] During the construction phase, there would be periods of increased dust and vehicle emissions. After the construction phase is complete there would be an increase in vehicle emissions due to the increased number of vehicle trips per day to and from the site. b. Are there any off-site sources of emissions or odor that may affect your proposal? If so, generally describe. Ihfil!2] None known c. Proposed measures to reduce or control emissions or other impacts to air, if any: Ihfil!2] During the construction phase, the project proposes the use of temporary erosion and sediment control (TESC) measures, in accordance with current standards to reduce the amount of dust emissions. 3. WATER a. Surface Water: Ihfil!2) 6 P : \project\013 9\ 15001 \Perm it A pps \Pre-Plat\envch I st.docRev: 02/2015 • • 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. [!!§]Ql The project is approximately 200-feet from Lake Washington. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. [!!§]Ql Frontage improvements along Lake Washington BLVD are within 200-feet of Lake Washington. A row of homes, railroad, and a public street are between the project site and Lake Washington. It is highly unlikely that work associated with the project will have any affect the shoreline given the previous improvements. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. [!!§]Ql None 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. [!!§]Ql No 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. [!!§]Ql No 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. [!!§]Ql No b. Ground Water: 7 P:\project\0139\15001 \Permit Apps\Pre-Plat\envchlst.docRev: 02/2015 I I I I I I I I I I I i I I I I I I I I ' I ' I I I I I I I I I I I I I • • 1) Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well. Will water be discharged to groundwater? Give general description, purpose, and approximate quantities if known. lhlillll No 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals.; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. lhlillll None c. Water runoff (including stormwater): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. lhlillll The project proposes to collect storm water runoff from roadways and lots in a series of catch basins that will be connected by underground pipes. The pipes will convey this water to a water quality Stormfilter cartridge vault to treat runoff in accordance with City stormwater standards. This vault will discharge to the City of Renton storm water system within the Right-of-Way of Lake Washington BL VD. The storm water system eventually flows to Lake Washington approximately 1 /8 mile downstream via various conveyance systems. The project is within the potential direct discharge area and will be conveyed directly to Lake Washington to meet the flow control exemption of the City's stormwater manual. Conveyance capacity calculations are provided in the storm report to show adequate downstream conveyance. 2) Could waste materials enter ground or surface waters? If so, generally describe. lhlillll No 8 P:\project\0139\15001 \Permit Apps\Pre-Plat\envchlst.docRev: 02/2015 • • 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. The project will not alter the existing drainage patterns of the site. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: The project proposes storm water improvements in accordance with the current City of Renton Surface Water Design Manual (KCSWDM, 2009). 4. PLANTS~ a. Check the types of vegetation found on the site:~ _X_deciduous tree: alder, maple, aspen, other _X_evergreen tree: fir, cedar, pine, other _X_shrubs __Lgrass __ pasture __ crop or grain __ orchards, vineyards or other permanent crops. __ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other __ water plants: water lily, eelgrass, milfoil, other __ other types of vegetation b. What kind and amount of vegetation will be removed or altered?~ Existing vegetation, including deciduous and evergreen trees, will be removed to accommodate the development of the site in accordance with current City of Renton standards. Approximately 35 viable trees will be removed with the proposal and replacement trees will be planted per City requirements. c. List threatened and endangered species known to be on or near the site. ~ None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any:~ 9 P :\project\0139\15001 \Permit Apps\Pre-Plat\envchlst.docRev: 02/2015 I I I I I I I I I I I I I I I i • • Native vegetation/ wildlife habitat will be retained to the extent practical. No additional wildlife preservation measures are proposed. e. List all noxious weeds and invasive species known to be on or near the site. None known. 5. ANIMALS a. List any birds and other animals which have been observed on or near the site or are known to be on or near the site. Examples include: fllilli2l Birds:@heron, eagle, songbirds, other:----------- Mammals: deer, bear, elk, beaver, other:------------ Fish: bass, salmon, trout, herring, shellfish, other ________ _ b. List any threatened and endangered species known to be on or near the site. fllilli2l None known. c. Is the site part of a migration route? If so, explain. fllilli2l No d. Proposed measures to preserve or enhance wildlife, if any: fbllli2l None e. List any invasive animal species known to be on or near the site. None known. 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. fllilli2l 10 P :\project\0139\15001 \Permit Apps\Pre-Plat\envchlst.docRev: 02/2015 • • Electricity will serve the heating and energy needs of the future residences. Natural gas may also be used for heating. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. !hfilQ} 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: !hfilQ} Site development activities and future residences will comply with applicable local and state laws governing energy systems compliance. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe. !hfilQ} None known 1) Describe any known or possible contamination at the site from present or past uses. None known. 2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. There are underground natural gas utilities within the Right-of-Way of Lake Washington BLVD and Park Ave N. 3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. None 11 P :\project\0139\15001 \Permit Apps\Pre-Plat\envchlst.docRev, 02/2015 ' I I I I ! I I I I I I I I I I I I I I I I I I I I I I I I I I I I • • 4) Describe special emergency services that might be required. None 5) Proposed measures to reduce or control environmental health hazards, if any: b. Noise The project will adhere to current OSHA and WISHA standards during construction. Public water and sewer services will also be provided. Storm drainage discharge from the site will be treated by an on-site water quality facility in accordance with current City of Renton standards. 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? I!:lfilQ] None 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site. I!:lfilQ] Increased noise due to machinery and general construction operations would occur during the grading and construction phase. The project proposes to adhere to normal City of Renton construction hours. 3) Proposed measures to reduce or control noise impacts, if any: I!:lfilQ] None 8. LAND AND SHORELINE USE a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. I!:lfilQ] 12 P:\project\0139\15001\Permit Apps\Pre-Plat\envchlst.docRev: 02/2015 • • Currently the site contains 3 single-family residences and one vacant lot. Adjacent properties include residential housing to the north, east, and south and a railroad to the west. b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or non-forest use? [illtlQ] No 1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: No c. Describe any structures on the site. [illtlQ] The site includes 3 single-family residential homes, several small private sheds and a detached garage. d. Will any structures be demolished? If so, what? [illtlQ] All structures onsite will be demolished. e. What is the current zoning classification of the site? [mtlQ] Current zoning is R-6, medium density single-family residential. Maximum of6 units per acre. f. What is the current comprehensive plan designation of the site? [illtlQ] Current comprehensive plan designation is RMD -Residential Medium Density. 13 P:\project\0139\15001 \Permit Apps\P re-Plat\envchlst.docRev: 02/2015 I I I I I I I I I I I I I I ! I I I I I I I I I I I I I I • • g. If applicable, what is the current shoreline master program designation of the site?~ NIA h. Has any part of the site been classified as a critical area by the city or county? If so, specify.~ Moderate Landslide Hazards and Steep Slopes are shown on the City critical areas maps. These are discussed in the Geotechnical Engineering Study, prepared by Earth Solutions NW, dated September 17, 2015. i. Approximately how many people would reside or work in the completed project?~ Approx. 34-68 (based on 2 to 4 people per dwelling unit). j. Approximately how many people would the completed project displace?~ Approx. 6-12 (based on 2 to 4 people per dwelling unit). k. Proposed measures to avoid or reduce displacement impacts, if any:~ NONE I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: ~ The plat is consistent with existing and projected land uses and plans. m. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long-term commercial significance, if any: NIA 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. ~ 14 P:\project\0139\15001\Permit Apps\Pre-Plat\envchlst.docRev: 02/2015 • • The project proposes 17 individual dwelling units on the property. These dwelling units would likely be characterized as middle to high-income housing. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. f.!liillll 3 single-family dwelling units will be eliminated. These dwelling units are likely characterized as middle-income housing. c. Proposed measures to reduce or control housing impacts, if any: f.t!g/Q} 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? f.!liillll Future residences will not exceed the height limits allowed by current zoning code. Maximum allowable height is 30 feet. b. What views in the immediate vicinity would be altered or obstructed? f.!liillll Homes along Park Ave N., east of the project site, will have potential altered views. Although the removal of existing trees may open views in some areas. c. Proposed measures to reduce or control aesthetic impacts, if any: f.t!g/Q} None 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occ u r? f.!liillll Common street lighting associated with a new development will be produced. 15 P :\project\0139\15001 \Permit Apps\Pre-Plat\envchlst.docRev: 02/2015 I I I i I I I I I I I I I I I I I I I I I I I I I • • b. Could light or glare from the finished project be a safety hazard or interfere with views? ~ No c. What existing off-site sources of light or glare may affect your proposal?~ None d. Proposed measures to reduce or control light and glare impacts, if any:~ None 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? ~ Kennydale Beach Park is located within 0.3 miles of the project 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:~ None 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers located on or near the site? If so, specifically describe.~ No 16 P :\project\0139\15001 \Permit Apps\Pre-Plat\envchlst.docRev: 02/201S • • b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Is there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. [mtlQJ No c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. [mtlQJ Department of Archaeology and Historic Preservation. d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. None 14. TRANSPORTATION a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. [mtlQJ The project site is fronted by N 40th Street to the north, Park Ave N. to the east and Lake Washington BL VD to the west. Proposed access to the site will be from a new road off ofN 40th Street. b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? [mtlQJ The site is not currently served by public transit c. How many additional parking spaces would the completed project or non-project proposal have? How many would the project or proposal eliminate? [mtlQJ The project will provide at least two parking spaces per dwelling unit (i.e., 28 spaces). No existing parking spaces will be eliminated. 17 P:\project\0139\15001 \Permit Apps\Pre-Plat\envchlst.docRev: 02/2015 I I I I I I I I I I I I i I I I I I i I I I \ I ' i I I • • d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private). [hfilQ1 Frontage widening improvements are required to N 40th Street, Park Ave N., and Lake Washington BL VD. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe . .lhfilr:ll No f. How many vehicular trips per day would be generated by the completed project or proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and non-passenger vehicles). What data or transportation models were used to make these estimates? [hfilQ1 Per the Traffic Assessment prepared by Traffic Engineers Northwest, dated February 18, 2016 the project is anticipated to generate 164 net new trips per weekday. It would be anticipated that the majority would be cars and light trucks for a single- family development. g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. No h. Proposed measures to reduce or control transportation impacts, if any: [hfilQ} The new local roadway serving the subdivision will be constructed to current City Standards (KCRS) and City traffic impact fees will be paid by the applicant. 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. [hfilQ1 18 P :\project\0139\lSOOl \Permit Apps\Pre-Plat\envchlst.docRev: 02/2015 • • The additional residences proposed would require support of public services. However, the development is consistent with the city's current land use provisions - including zoning and comprehensive plan designations. b. Proposed measures to reduce or control direct impacts on public services, if any . .lhlfil1l None 16. UTILITIES a. sanitary sewer, sep 1c sys em, other --------------- 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. IbmQ} The project proposes water and sewer extensions with service provided by the City of Renton. Electricity will be provided by Puget Sound Energy. C. SIGNATURE IbmQl The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Proponent Signature: 0..~ ~ Name ofSignee {print:Zfa..-,· .._ 7 <;;:.,,_h v-.,,.f!,,v Position and Agency/Organization: _..:cV__,P_+J_...;:C..c..Pi:_;_~.,___Q.._.c.."....cJ_"'-_/._~.,_-'--'-h-'--- 7 Date Submitted: _3_,_fa--'l/-+f._,z_o__,/..,/q ___ _ r7 19 P :\project\0139\15001 \Permit Apps\Pre-Plat\envchlst.docRev: 02/2015 I I I I I I I I I I • • D. SUPPLEMENTAL SHEET FOR NON PROJECT ACTIONS l1:ll2!Q] (These. sheets shoulo ogly be used for actions involving decisions on policies, plans and programs. You do not need to fill outthese sheets for project actions.) Because these questions are very general, it may be helpful to read them in conjunction with the list of the elements of the environment. When answering these questions, be aware of the extent of the proposal, or the types of activities likely to result from the proposal, would affect the item at a greater intensity or at a faster rate than if the proposal were not implemented. Respond briefly and in general terms. 1. How would the proposal be likely to increase discharge to water; emissions to air; production, storage, or release of toxic or hazardous substances; or production of noise? Proposed measures to avoid or reduce such increases are: 2. How would the proposal be likely to affect plants, animals, fish, or marine life? Proposed measures to protect or conserve plants, animals, fish, or marine life are: 3. How would the proposal be likely to deplete energy or natural resources? Proposed measures to protect or conserve energy and natural resources are: I m \ P:\project\0139\15001\Permit Apps\Pre-Plat\envchlst.docRev: 02/2015 I • • 4. How would the proposal be likely to use or affect environmentally sensitive areas or areas designated (or eligible or under study) for governmental protection; such as parks, wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or cultural sites, wetlands, floodplains, or prime farmlands? Proposed measures to protect such resources or to avoid or reduce impacts are: 5. How would the proposal be likely to affect land and shoreline use, including whether it would allow or encourage land or shoreline uses incompatible with existing plans? Proposed measures to avoid or reduce shoreline and land use impacts are: 6. How would the proposal be likely to increase demands on transportation or public services and utilities? Proposed measures to reduce or respond to such demand(s) are: 7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or requirements for the protection of the environment. 21 P:\proiect\0139\15001\Permit Apps\Pre-Plat\envchlst.docRev: 02/2015 • MEMORANDUM DATE: February 18, 2016 TO: Clark Close City of Renton • ~ TENW Transportation Engineering NorthWest FROM: Jeff Schramm TENW , , on•<; ',' ,, '( , '" ' ll 'u '"'' SUBJECT: Trip Generation and Traffic Assessment for the proposed Kennydale Residential TENW Project #5119 This memorandum documents the traffic assessment conducted for the proposed 17-unit Kennydale Residenlial project including a project description, trip generation estimate, project trip distribution, and impact fee calculation. Project Description The proposed Kennydale residentiol project site is located east of lake Washington Boulevard N, wesl of Park Avenue N, and south of NE 401h Street in Renton as shown in lhe Attachment A site vicinily. The project proposes 17 single-family detached dwelling units on a site that is currently occupied by three single-family homes, all of which would be removed. Vehicular access to the site would be provided via a new proposed residential road on NE 40th Street. Full project buildoul is expected in 2017. A preliminary site plan is provided in Attachment B. Trip Generation The trip generation estimate for the proposed Kennydale Residential project was bosed on trip roles and equations published in the lnslilule of Transportation Engineers (ITE) Trip Generation Manual, 9th edition for land Use Code (LUC) 210 (Single-Family Detached Housing). The weekday daily, AM and PM peak hour trip generation estimates associated with the proposed project are summarized in Table l. Table 1 Trip Generation Summary -Kennydale Residential Weekday Daily Weekday AM Peak Hour Weekday PM Peak Hour 82 3 10 82 8 7 164 11 17 Transportation Planning I Design I Traffic Impact & Opeiations I I 400 SE 8• Street, Suite 200, Bellevue, WA 98004 I Office (425) 889-67 47 ' ' ,...,,, I I \ I I I I I I I I I I I I I I I I I I I ' I I \ I I I I I I I I I I I I I \ I I I I I • • Traffic Assessment-Kennydole Residential k shown in Table 1, the proposed Kennydale Residential pra\ect is anticipated ta generate 164 net new trips per weekday, with l l of those trips generated during the AM peak hour (3 in, 8 out) and 17 during the PM peak hour ( 10 in, 7 out). Detailed trip generation calculations are included in Attachment C. Trip Distribution The estimated distribution of project traffic was based on existing travel patterns. The weekday AM and PM peak hour net new project-generated trips were generally distributed as follows in the site vicinity: • 50 percent to/from the north on lake Washington Boulevard N • 40 percent ta/from the south on Park Avenue N • l O percent ta/from the south on lake Washington Boulevard N Attachment D provides a graphic illustration of the estimated trip distribution patterns for the proposed pra\ect. City of Renton Impact Fees To mitigate long-term traffic impacts, the City of Renton requires payment of a traffic impact fee. The City's currently adopted impact fee rate is $2,856.89 per single-family lot. Based on 14 net new dwelling units (17 proposed less 3 existing), the resulting impact fee would be $39,996.46 (14 net new units X $2,856.89/unit). The City's impact fee rate is sub\ect ta change. If you have any questions regarding the information presented in this Traffic Impact Analysis, please contact me at 425-250-058 l or schrarnm@tenw.com. cc: Jamie Schroeder, P.E -CPH Consultants Jeff Haynie, P.E -TENW Principal Attachments: A. Site Vicinity Map B. Preliminmy Site Plan C. Trip Generation Calculations D. Project Trip Distribution ~TENW February 18, 2016 Page 2 • • Traffic Assessment-Kennydole Residential ATTACHMENT A Site Vicinity I I I I ~ttachment A: Project Site Vicinity I I ~ NOTTO SCALE • • Traffic Assessment-Kennydale Residential ATTACHMENT B Preliminary Site Plan , , I I , ,, / / • , Attachment B: Preliminary Site Plan • NOTTO SCALE • • Traffic Assessment-Kennydale Residential ATTACHMENT C Trip Generation Calculations • • Kennydale Residential ' DAILY I I ITE Directional Split' Land Use Area Units 1 LUC' Trip Rate3 In Out Progosed Use: Sin91e-Family 17 DU 210 eqn 50% 50% I bess Exlst[og U1e; Single-Family 3 DU 210 eqn 50% 50% i ,.,; ;; ,' ··: ;i;;,r'C, NET.NEW DAILY TRIP GENERATION= AM PEAK HOUR I I ITE Directional Split3 Land Use Area Units 1 LUC' Trip Rale3 In Oul Proi;!osed Use: Single-Family 17 DU 210 0.75 25% 75% I I Less Existing Use; Single-Family 3 DU 210 0.75 25% 75% i ;NET NEW AM PEAK HOUR TRIP GENERATION= PM PEAK HOUR I I ITE Directional Split3 Larid Use Area Units 1 LUC' Trip Rate' In Out ProgQ1ed U1ei Sin~le-Family 17 DU 210 eqn 63% 37% I Less Exlstlag U1e; Single-Family 3 DU I 210 eqn 63% 37% <;. ., ,, NEW PM PEAK HOUR TRIP GENERATION = Notes: I 1. D1U = Dwelling Units. 2. l~stitute of Transportation Engineers !ITE) Trip Generation manual 9th edition land use code. 3. T rote equations and directional split based on ITE Trip Generotion monuol 9th edition. I I I Kebnydole Residential TENW Project No. 5119 I Trips Generated In Out Total 103 103 206 -21 -21 -42 82 82 164 Trips Generated In Out Total 3 ID 13 0 -2 -2 3 8 11 Trips Generated In Out Total 13 8 21 -3 -I -4 10 7 17 2/15/2016 • • Traffic Assessment-Kennydale Residential ATTACHMENT D Project Trip Distribution \ I I ' I I I I I I I I ' I • ' I I I I Attachm~nt D: Project Trip Distribution I I • ~ NOTTO SCAI.E e ~ ~~~~~.!::.:.~~~~:m~a CITY OF RENTON RECEIVED April 5, 20 I 6 APR 1 5 2016 iCap Equity, LLC Attn: Barbara R odgers 10900 NE 8Lh St, # 1000 Bellevue, WA 98004 DEVELOPMENT SERVICES 9505 19th Avenue S.E . Suite 106 Everett, Washington 98208 (425) 337-3174 Fax (425) 337-3045 RE: Critical Areas Determination Report for King County parcels 3342700415, 420,425,427 INTRODUCTION iCap Equity, LLC contracted Wetland Resources, Inc. (WRI) to perform a wetland determination within a nd surrounding the aforementioned 3.83-acre parcels, located in the City of R enton , WA. The purpose of the visit was to evaluate and l ocate jurisdictional wetlands and streams on a nd in the vicinity of the property, to docume nt the findings in a brief letter, and to address off-site wetland co ncerns brought up during the SEPA Environmental R eview public comment period. The site visit occurred on April, l 20 16 . Access is from a n existing driveway extending so uth from N 4Qlh St. The Public Land Survey System (PLSS) locator for the subject property is Section 32, Township 24N, R ange 05E, W.M. Figure l : Aerial Overview of the Subject Property Wetland Reso urces, Inc. April 7 , 20 16 1 iCap Senza WRI #16072 METHODOLOGY Prior to conducting th e site reconnaiss ance, public r eso urce in fo r mati on was r evie wed to gathe r background information on the subj ec t property and th e su rro undin g a rea in regards to wetl a nd s, stream s, and other criti cal areas. These so urces includ e the USFWS National Wetla nds Inventory (NWI), USDA /NRCS W eb Soil Survey, WDFW Salmon Scap e M ap , WDFW Priority Habita t a nd Species (PHS) Interactive M ap , a nd King County iMap . • • • • • USFWS NWI Map: The NWI map does not illu stra te a ny wetla nds o n th e subj ect property. USDA /NRCS Web Soil Survey: The W eb Soil Survey indi cates th a t the subj ect p rop erty is underlain by Alderwood gravelly sandy loam 8 to 15 p ercent slop es and Indianola loamy sand, 5 to 15 p ercent slopes . Neither of th ese soils are li st ed as h ydric. WDFW SalmonScape Map: The SalmonScap e M ap d oes not sh ow a ny stream s o n th e subj ec t property. M ay Creek is shown approxima tely 75 0 feet n orth of th e subj ect property WDFW Priority Habitats a nd Species (PHS) M ap : The PHS map does not illu strate a ny PHS sp ecies or areas on the subj ect prope rty. Both Lake W as hin gto n and M ay C reek ar e id entifi ed as Priority Habitats, but are well off-site . King Count iMap: iMap d oes not sh ow any critical ar eas o n th e subj ec t property wi thin 200 feet. W etland areas wer e determined using the routine d e te rmina tion ap p roach described in th e Corps of Engineers We tlands D elineation Manual (Environmental Lab or a tory 1987) and th e R egional Supplem ent to th e Corps of Engi nee rs W etland D el in eati o n Manual: W es te rn Mountians. Valleys, a nd Coas t Region (Vers ion 2.0) (U .S. Army C orp s of Engi n ee rs 2010). Under th e routine m ethodolo gy, the process for making a wetland det ermin a ti on is b ase d on three step s: I) Examination of the site for hydrophytic vegetation (sp ecies prese n t a nd p er cen t cove r); 2) Examination of th e site for hydric soil s; 3) D etermining the presen ce of wetla nd h ydrol ogy SITE DESCR.IPTION The subject prope rty is locat ed betw ee n Interstate 405 a nd Lake W ashington in the City of R enton, WA. Three existing sin gle-family homes were r ecentl y p rese nt within the boundary of the site, but were in variou s stages of d emolition at the tim e of the site vi sit. The p rop erty has a moderate wes t aspect from Park Av enue North along th e eastern prop erty bounda ry to Lake Was hington Boulevard along the western property b ounda ry . On-site vegetati o n is a mix of domestic landscaping and ornamental landscaping surrounding the old h om e sites a nd abandoned pasture /lawn areas consisting of r eed can arygrass a nd Himal ay an bl ackb erry. Sporadic patches of native vegeta tion including wes te rn red ce dar a nd will ows are also prese nt on-site. W etl and R esources, Inc. April 7 , 201 6 2 iCap Se n za WRI #16072 RESULTS Based on the field investigation and existing available on-line resources, no wetlands or streams are located within the boundary of the investigation area or within the surrounding 200 fe et, including the potential off-site area identified by the neighbor. One area of concern was observed during the site investigation. This area is dominated by a combination of reed canarygrass and Himalayan blackberry with sporadic Scouler's willow. Soils within this area are generally very dark brown (lOYR 2/2) to brown (lOYY 3/3) and were moist to dry at the time of investigation (see data attached data sites ). The overall lack of wetland hydrology is particularly telling given the high levels of recorded precipitation during the 2015/2016 water year. The area identified by the neighbor as a potential off-site wetland was evaluated by visual inspection from the subject property. This area is upslope of the area of concern, dominated by mowed lawn with common dandelion throughout. Immediately downslope of this area (on-site) is dominated by Himalayan blackberry (see figures l and 2). Based on visual observations, this off-site area does not meet the criteria for hydrophytic vegetation and therefore does not meet th e definition of wetland. Figure 2: Looking off-site to the southeast. USE OF THIS REPORT Figure 3: Looking west, stake denotes approximate property boundary. This Determination R eport is supplied to iCap Equity as a means of determining the presence of on-site and adjacent critical areas as required by the City of Renton. This report is base d largely on readily observable conditions and, to a lesser extent, on readily ascertainable conditions. No attempt has been made to determine hidden or concealed conditions. The laws applicable to critical areas are subject to varying interpretations and may be changed at any time by the courts or legislative bodies . This report is intended to provide information deemed relevant in th e applicant's attempt to comply with the laws now in effect. Wetland R esour ces, Inc. April 7 , 20 16 3 iCap Senza WRI #16072 This report conforms to the standard of care employed by wetland ecologi sts. No other representation or warranty is made co ncerning th e work or this report and an y implied representation or warranty is disclaim ed . Wetland Resources, Inc. Scott Brainard, PWS Principal Eco logist Enclosures: Army Corps Wetland Determination Data Forms (SI and S2) Wetland R esources, Inc. April 7, 20 16 4 iCap Senza WRI #16072 • • WETLAND DETERMINATION DATA FORM -Western Mountains, Valleys, and Coast Region ProjecVSite: Senza Lakeview ApplicanVOwner: iCap Equity, LLC City/County: Renton/King Sampling Date:_4-'-/-'-1 ___ _ State: _W-"'A'-----Sampling Point: 0Scc1 ___ _ lnvestigator(s): _S-'-B'--. J"L'---------------------Section, Township, Range: 03_2~,-'2_4~, 5'------------ Landform (hiltslope, terrace, etc.): hillslope Local relief (concave, convex, none}: 0co-'-n"e"a"v-'e-'-r ____ Slope(%):~ Subregion (LRR): _clc.R.c.R.cA"------------Lat: 47.527110 Long: -122.202964 Datum: ___ _ Soil Map Unit Name: AJderwood gravelly sandy loam 8 to 15 % and Indianola loamy sand 5 to 15% slopes NWI classification: -"'N"'o"n"-e ______ _ Are climatic/ hydrologic conditions on the site typical for this time of year? YesD No[Z] (If no, explain in Remarks.) Are Vegetation rr. Soil rr. or Hydrology D significantly disturbed? Are "Normal Circumstancesft present? Yes[l] NoD Are Vegetation rr. Soil D. or Hydrology O_ naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes§No~ Is the Sampled Area Hydric Soil Present? Yes No ,/ within a Welland? YesO No[Z] Wetland Hydrology Present? Yes No ./ Remarks: Precipitation levels are at 150% of normal for the water year. VEGETATION -Use scientific names of plants. Absolute Dominant Indicator Dominance Test worksheet: Tree Stratum (Plot size: . % Cover Species? Status Number of Dominant Species 1. Alnus rubra 20 y Fae That Are OBL, FACW, or FAC: 4 (A) ------ 2. ------Total Number of Dominant 3. ------Species Across All Strata: 5 (8) 4. ------Percent of Dominant Species 20 = Total Cover That Are OBL, FACW, or FAC: 80 (A/8) Sapling/Shrub Stratum {Plot size: . 1. Rubus armeniacus 40 y FaeU Prevalence Index worksheet: ------ 2. Acer circinatum 20 y Fae Total % Cover of: Multiply by: ------ 3. Salix scouleriana 20 y Fae OBL species X 1 = 0 ------ 4. FACW species x2= 0 ------ 5. FAC species x3= 0 ------ 80 = Total Cover FACU species x4= 0 Herb Stratum (Plot size: _ UPL species x5= 0 1. Phalaris arundinacea 60 y Faew Column Totals: 0 (A) 0 (B) ------ 2. ------ 3. Prevalence Index = B/A = ------ 4. Hydrophytlc Vegetation Indicators: ------ 5. D Rapid Test for Hydrophytic Vegetation ------ 6. [Z] Dominance Test is >50% ------ 7. ------D Prevalence Index is S3.0 1 8. D Morphological Adaptations' (Provide supporting ------data in Remarks or on a separate sheet) 9. ------0 Wetland Non-Vascular Plants 1 10. ------0 Problematic Hydrophytic Vegetation1 (Explain) 11. ------1lndlcators of hydric soil and wetland hydrology must 60 = Total Cover Woody Vine Stratum (Plot size: . be present, unless disturbed or problematic. 1. ------Hydrophytlc 2. ------Vegetation = Total Cover Present? Yes[Z] NoO % Bare Ground in Herb Stratum Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast-Version 2.0 • • SOIL Sampling Point: _S_1 __ Profile Description: (Describe to the depth needed to document the Indicator or confirm the absence of Indicators.) Depth Matrix Redox Features {inches) Color (moist) ____.%__ Color (moist) __ %_~ -19£__ Texture Remarks 0-14" 10YR 2/2 90 sil ------ 14-18+" 10YR 4/2 80 10YR 4/6 20 C M fsl ------ ------ ------ ------ --------- --------- --------- 1Tvne: C=Concentration, D=Depletion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Linina, M=Matrix. Hydric Soll Indicators: (Appllcable to all LRRs, unless otherwise noted.) Indicators for Problematlc Hydrlc Solls3 : D Histosol (A 1) ~ D 2 cm Muck (A10) .. Sandy Redox (55) § Histic Epipedon (A2) ,.. Stripped Matrix (56) 0 Red Parent Material (TF2) Black Histic (A3) F= Loamy Mucky Mineral (F1) (except MLRA 1) D Very Shallow Dark Surlace (TF12) Hydrogen Sulfide (A4) >= Loamy Gleyed Matrix (F2) 0 Other (Explain in Remarks) B Depleted Below Dark Surface (A 11) F= Depleted Matrix (F3) Thick Dark Surface (A12) ,.. Redox Dark Surface (F6) 31ndicators of hydrophytic vegetation and D Sandy Mucky Mineral (51) F Depleted Dark Surlace (F7) wetland hydrology must be present, D Sandy Gleyed Matrix (S4) Redox Depressions (F8) unless disturbed or problematic. Restrictive Layer {If present): Type: Depth (inches): Hydrlc Soll Present? YesO No[Zl Remarks: Diagnostic layer is to deep to meet the criteria for either A 11 or F6 HYDROLOGY Wetland Hydrology Indicators: Primari: Indicators (minimum of one reguired; check all that aQQIY:) Seconda!Y Indicators {2 or more reguired) 0 Surface Water (A 1) 0 Water-Stained Leaves (B9) (except MLRA D Water-Stained Leaves (B9) (MLRA 1, 2, D High Water Table (A2) 1, 2, 4A, and 4B) 4A, and 4B) D Saturation (A3) D Salt Crust (811) 0 Drainage Patterns (B10) D Water Marks (B 1) D Aquatic Invertebrates (B13) D Dry-Season Water Table (C2) D Sediment Deposits (B2) D Hydrogen Sulfide Odor (C1) D Saturation Visible on Aerial Imagery (C9) D Drift Deposits (B3) D Oxidized Rhizospheres along Living Roots (C3) D Geomorphic Position (02) D Algal Mat or Crust (84) D Presence of Reduced Iron (C4) D Shallow Aquitard (03) D Iron Deposits (85) D Recent Iron Reduction in Tilled Soils {C6) D FAG-Neutral Test (05) D Surlace Soil Cracks (86) D Stunted or Stressed Plants (01) (LRR A) D Raised Ant Mounds (06) (LRR A) D Inundation Visible on Aerial Imagery (B7) D Other (Explain in Remarks) D Frost-Heave Hummocks (07) D Sparsely Vegetated Concave Surface (88) Field Observations: Surface Water Present? YesD No(Z] Depth (inches): Water Table Present? YesD No(Z] Depth (inches): Saturation Present? YesD No(Z] Depth (inches): Wetland Hydrology Present? YesD No[ZJ (includes cai:iillarv frinoe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: Soils were moist at the time of investigation even with higher than normal precipitation for the water year. US Army Corps of Engineers Western Mountains, Valleys, and Coast -Version 2.0 • • WETLAND DETERMINATION DATA FORM -Western Mountains, Valleys, and Coast Region Project/Site: Senza Lakeview Applicant/Owner: iCap Equity, LLC City/County: Renton/King Sampling Date:_4c:_/_.:1 ___ _ State: 0W_.::.:A:._ ___ Sampling Point: _S_2 ___ _ lnvestigator(s): 0S:::B::.·:.:J::L:_ ___________________ Section, Township, Range: _3_2~, _24_,~5~---------- Landform (hillslope, terrace, etc.): hil\slope Local relief (concave, convex, none}: ~co_n_e~a_v~e_r ____ Slope(%):~ Subregion (LRR): _::Le:RecR,_,A.,_ __________ Lat: 47.527110 Long: -122.202964 Datum: ____ _ Soil Map Unit Name: Alderwood gravelly sandy loam 8 to 15 % and Indianola loamy sand 5 to 15% slopes NWI classification: _N:.:.:::o:.cn•=------- Are climatic I hydrologic conditions on the site typical for this time of year? YesD No[ZJ (If no, explain in Remarks.) Are Vegetation rr. Soil rr. or Hydrology D significantly disturbed? Are "Normal Circumstances" present? Yes(Z] NoO Are Vegetation rr. Soil D. or Hydrology D_ naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS -Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes§No§ Is the Sampled Area Hydric Soll Present? Yes No ./ within a Wetland? YesO No[Zl Wetland Hydrology Present? Yes No Remarks: Precipitation levels are at 150% of normal for the water year. VEGETATION -Use scientific names of plants. Absolute Dominant Indicator Dominance Test worksheet: Tree Stratum (Plot size:. % Cover Sgecies? Status Number of Dominant Species 1. Thuja plicata 30 y Fae That Are OBL, FACW, or FAC: 3 (A) --- 2. Alnus rubra 20 y Fae ------Total Number of Dominant 3. ------Species Across All Strata: 4 (B) 4. ------Percent of Dominant Species 50 = Total Cover That Are OBL, FACW, or FAC: 75 (NB) Sagling/Shrub Stratum (Plot size: . 1. Rubus armeniacus 80 y FacU Prevalence Index worksheet: --- 2. Salix scouleriana 20 y Fae Total% Cover of: Multiply by: ------ 3. OBL species X 1 = 0 ------ 4. F ACW species x2= 0 ------ 5. FAC species x3= 0 ------ 100 = Total Cover F ACU species x4= 0 Herb Stratum (Plot size: . UPL species x5= 0 1. ---Column Totals: 0 (A) 0 (B) --- 2. ------ 3. Prevalence Index = 8/A = ------ 4. Hydrophytlc Vegetation Indicators: ------ 5. D Rapid Test for Hydrophytic Vegetation ------[Z] Dominance Test is >50% 6. ------D Prevalence Index is S3.0 1 7. ------ 8. D Morphological Adaptations 1 (Provide supporting ------data in Remarks or on a separate sheet) 9. ------D Wetland Non-Vascular Plants 1 10. ------D Problematic Hydrophytic Vegetation 1 (Explain) 11. ------1lndicators of hydric soil and wetland hydrology must = Total Cover be present, unless disturbed or problematic. Woody Vine Stratum (Plot size:. 1. ------Hydrophytlc 2. ------Vegetation = Total Cover Present? Yes[Zl NoO % Bare Ground in Herb Stratum Remarks: US Army Corps of Engineers Western Mountains, Valleys, and Coast -Version 2.0 ' I I I I I I \ I I I I \ I ' I I I I I ' \ I ' ' ' ' • • SOIL Sampling Point: _,g__ Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of Indicators.) Depth Matrix Redox Features (inches} Color (moist} ~ Color (moist} _!q_ ..D'QL --1:QL Texture Remarks 0-12" 10YR 2/2 90 sil --------- 12-18+" 110YR 4/3 90 10YR 4/6 5 C M sl --------- --------- --------- --------- --------- --------- --------- 1Tvne: C=Concentration, D-Deoletion, RM-Reduced Matrix, CS=Covered or Coated Sand Grains. 2Location: PL=Pore Linina, M=Matrix. Hydrlc Soll Indicators: {Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydrlc Solls3 : D Histosol (A 1) ~ D 2 cm Muck (A10) F Sandy Redox (55) D Hlstic Epipedon (A2) 0 Red Parent Material (TF2) .. Stripped Matrix (S6) B Black Histic (A3) F Loamy Mucky Mineral (F1) (except MLRA 1) D Very Shallow Dark Surtace (TF12) Hydrogen Sulfide (A4) F Loamy Gleyed Matrix (F2) D Other (Explain in Remarks) D Depleted Below Dark Surtace (A 11) F Depleted Matrix (F3) D Thick Dark Surtace (A12) .. Redox Dark Surtace (F6) 3Jndicators of hydrophytic vegetation and D Sandy Mucky Mineral (S1) F Depleted Dark Surtace (F7) wetland hydrology must be present. D Sandy Gleyed Matrix (84) Redox Depressions (F8) unt8ss disturbed or problematic. Restrictive Layer (If present): Type: Depth (inches): Hydrlc Soll Present? YesO No[l] Remarks: ' HYDROLOGY ' 1 Wetland Hydrology Indicators: \ Prima!Y Indicators {minimum of one reguired; check all that a~~l:i} Seconda!Y Indicators {2 or more reguired} 1 0 Surtace Water (A 1) D Water-Stained Leaves (B9) (except MLRA D Water-Stained Leaves (B9) (MLRA 1, 2, D High Water Table (A2) 1, 2, 4A, and 4B) 4A, and 4B) D Saturation (A3) D Salt Crust (B11) D Drainage Patterns (B10) D Water Marks (B 1 ) D Aquatic Invertebrates (B13) D Dry-Season Water Table (C2) D Sediment Deposits (B2) D Hydrogen Sulfide Odor (C1) 0 Saturation Visible on Aerial Imagery (C9) D Drift Deposits (B3) D Oxidized Rhizospheres along Living Roots (C3) D Geomorphic Position (02) E] Algal Mat or Crust (B4) D Presence of Reduced Iron (C4) D Shallow Aquitard (D3) []] Iron Deposits (BS) D Recent 1ron Reduction in Tilled Soils (C6) D FAG-Neutral Test (D5) IT] Surtace Soil Cracks (B6) D Stunted or Stressed Plants (D1)(LRR A) D Raised Ant Mounds (D6) (LRR A) CJ Inundation Visible on Aerial Imagery (87) D Other (Explain in Remarks) D Frost-Heave Hummocks (07) [I] Sparsely Vegetated Concave Surface (88) Field Observations: sirtace Water Present? YesD No(Z] Depth (inches): I YesD No(Zj Water Table Present? Depth (inches): ' Saturation Present? YesD No(Z] Depth (inches): Wetland Hydrology Present? YesD No(Z] lin'cludes caoillarv frinae) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: I I Remarks: I Soils were moist at the time of investigation even with higher than normal precipitation for the water year. I I ' US A)my Corps of Engineers I I I Western Mountains, Valleys, and Coast-Version 2.0 . _,, ~ Scale 1" = 100' .--u--•-----------1 --L_j I 6 s'o 1'oo 1 so I 200 WETLAND DETERMINATION MAP iCAP-SENZA LAKEVIEW PORTION OF SECTION 32, TOWNSHIP 24N, RANGE SE, W.M . PLEASE NOTE: THIS MAP DOES NOT REPRESENT A DELINEATION OR PROFESSIONAL SURVEY. THE PROPERTY BOUNDARIESAND DATA SITE LOCATIONS D¢EPICTED ARE APPROXIMATE. I Wethnd lq:ao11!C48, Ille. ,. ·~/t.tt;golion /_/_C.-./P-A.-.c. 9505 19th Avenue S.E . Suite 106 Everett ,WaShlngton 98208 Phone: (425) 337-3174 Fax: (425) 337-3045 Email: rnailbox@wetlandresou rces .corn W ETLAND DETERMINATION MAP iCAP-SENZA LAKEVIEW Seattle, Washington iCA P Equity LLC Attn. Barbara Rodgers 10900 NE 8th St, #1000 Bellevue, WA 98004 Sheet 1/1 WAI Job# 16072 Drawn by: E . Denkers Date: Mar 2 1, 2016 CPH • CONSULTANTS February 24, 2016 City of Renton Development Services Division 1055 South Grady Way, 6th Floor Renton, Washington 98057 RE: Developer Letter of Understanding Geologic Risk Senza Lakeview Plat 3907 Park Ave N PRE 15-000249 • Site Planning Civil Engineering land Use Consulting Project Management This letter acknowledges that iCap Lakeview, LLC is the developer of the property referenced above, and it may contain areas of geological hazards. The developer herby acknowledges that it understands and accepts the risk of developing in an area of possible unstable soils and that it will advise, in writing, of this potential risk, to any prospective purchasers of the site, or any prospective purchasers of structures on the site, of the possible geological hazards of the area. Respectfully, a:::eder it Engineer 11431 Willows Road NE, Suite 120 I Redmond, WA I 98052 www.cphconsultants.com I p, (425) 285-2390 I f, (425) 285-2389 --------------------------- • PL : ..... :~.-.! • PREPARED FOR iCAP EQUITY, LLC September 17, 2015 • Keven D. Hoffmann, E.I.T. Project Engineer Raymond A. Coglas, P.E. Principal GEOTECHNICAL ENGINEERING STUDY PROPOSED RESIDENTIAL DEVELOPMENT 3908 & 3916 LAKE WASHINGTON BOULEVARD NORTH & 3907 PARK AVENUE NORTH RENTON, WASHINGTON ES-4088 Earth Solutions NW, LLC 1805-1361h Place Northeast, Suite 201 Bellevue, Washington 98005 Phone: 425-449-4704 Fax: 425-449-4711 Toll Free: 866-336-8710 • • Important Information About Your Geotechnical Engineering Report Su/Jsurface problems are a prrncrpal cause of construe/ran rfelays, cos! overruns clarms and disputes . • /he tollowmg 111/orrnatwn rs provided lo help you manage your 11sks. Geotechnlcal Services Are Performed for Specific Purposes, Persons, and Projects Geotechnical engineers structure their services to meet the specific needs of their clients. A geotechnical engineering study conducted for a civil engi- neer may not fulfill the needs of a construction contractor or even another civil engineer. Because each geotechnical engineering study is unique, each geotechnical engineering report is unique, prepared solely for the client. No one except you should rely on your geotechnical engineering report without first conferring with the geotechnical engineer who prepared it. And no one -not even you-should apply the report for any purpose or project except the one originally contemplated. Read the Full Report Serious problems have occurred because those relying on a geotechnical engineering report did not read it all. Do not rely on an executive summary. Do not read selected elements only. A Geotechnlcal Engineering Report Is Based on A Unique Set of Project-Specific Factors Geotechnical engineers consider a number of unique, project-specific fac- tors when establishing the scope of a study. Typical factors include: the client's goals, objeclives, and risk management preferences; the general nature of the structure involved, its size, and configuration; the location of the structure on the site; and other planned or existing site improvements, such as access roads, parking lots, and underground utililies. Unless the geotechnical engineer who conducted the study specifically indicates oth- erwise, do not rely on a geotechnical engineering report that was: • not prepared for you, • not prepared for your project, • not prepared for the specific site explored, or • completed before important project changes were made. Typical changes that can erode the reliability of an existing geotechnical engineering report include those that affect: • the function of the proposed structure, as when it's changed from a parking garage to an office building, or from a light induslrial plant to a refrigerated warehouse, • elevation, configuration, location, orientation, or weight of the proposed struclure, • composition of the design team, or • project ownership. As a general rule, always inform your geotechnical engineer of project changes--llven minor ones-and request an assessment of their impact. Geotechnica/ engineers cannot accept responsibilil'j or liabilil'j for problems that occur because their reports do not consider developments of which they were not informed. Subsurface Conditions Can Change A geotechnical engineering report is based on conditions that existed at the time the study was pertormed. Do not rely on a geotechnical engineer- ing reportwhose adequacy may have been affected by: the passage of time; by man-made events, such as construction on or adjacent to the site; or by natural events, such as floods, earthquakes, or groundwater fluctua- tions. Always contact the geotechnical engineer before applying the report to determine if it is still reliable. A minor amount of additional testing or analysis could prevent major problems. Most Geotechnical Findings Are Professional Opinions Site exploration identifies subsurtace conditions only al those points where subsurtace tests are conducted or samples are taken. Geotechnical engi- neers review field and laboratory data and then apply their professional judgment to render an opinion about subsurtace conditions throughout the site. Actual subsurtace conditions may differ-sometimes significantly- from !hose indicated in your report. Retaining the geolechnical engineer who developed your report to provide construction observation is lhe most effective method of managing the risks associated with unanticipated conditions. A Report's Recommendations Are Not Final Do not overrely on the construction recommendations included in your report. Those recommendations are not final, because geotechnical engi- neers develop them principally from judgment and opinion. Geotechnical engineers can finalize their recommendations only by observing actual i I i I I ! I I I i I I I I I I I 1--------9-------.... subsurtace conditions revealed during construction. The geotechnical engineer who developed your report cannot assume responsibility or liability tor the report's recommendations if that engineer does not perform construction observation. A Geotechnlcal Engineering Report Is Subject to Misinterpretation Other design team members' misinterpretation of geotechnical engineering reports has resulted in costly problems. Lower that risk by having your geo- technical engineer confer with appropriate members of the design team alter submitting the report. Also retain your geotechnical engineer to review perti- nent elements of the design team's plans and specifications. Contractors can also misinterpret a geotechnical engineering report. Reduce that risk by having your geotechnical engineer participate in prebid and preconstruction conferences, and by providing construction observation. Do Not Redraw the Engineer's Logs Geotechnical engineers prepare final boring and testing logs based upon their interpretation of field logs and laboratory data. To prevent errors or omissions, the logs included in a geotechnical engineering report should never be redrawn for inclusion in architectural or other design drawings. Only photographic or electronic reproduction is acceptable, but recognize that sepamting logs from the report can elevate risk. Give Contractors a Complete Report and Guidance Some owners and design professionals mistakenly believe they can make contractors liable for unanticipated subsurface conditions by limiting what they provide for bid preparation. To help prevent costly problems, give con- tractors the complete geotechnical engineering report, but preface it with a clearly written letter of transmittal. In that letter, advise contractors that the report was not prepared for purposes ot bid development and that the report's accuracy is limited; encourage them to confer with the geotechnical engineer who prepared the report (a modest fee may be required) and/or to conduct additional study to obtain the specific types of information they need or prefer. A prebid conference can also be valuable. Be sure contmc- tors have sufficient time to pertorm additional study. Only then might you be in a position to give contractors the best information available to you, while requiring them to at least share some of the financial responsibilities stemming from unanticipated conditions. Read Responslbillty Provisions Closely Some clients, design professionals, and contractors do not recognize that geotechnical engineering is far less exact than other engineering disci- plines. This lack of understanding has created unrealistic expectations that have led to disappointments, claims, and disputes. To help reduce the risk of such outcomes, geotechnical engineers commonly include a variety of explanatory provisions in their reports. Sometimes labeled 'limitations" many of these provisions indicate where geotechnical engineers' responsi- bilities begin and end, to help others recognize their own responsibilities and risks. Read these provisions closely Ask questions. Your geotechnical engineer should respond fully and frankly. Geoenvlronmental Concerns Are Not Covered The equipment, techniques, and personnel used to pertorm a geoenvlion- mental study differ significantly from those used to pertorm a geotechnical study. For that reason, a geotechnical engineering report does not usually relate any geoenvironmental findings, conclusions, or recommendations; e.g., about the likelihood of encountering underground storage tanks or regulated contaminants. Unanticipated environmental problems have led to numerous project failures. If you have not yet obtained your own geoen- vironmental information, ask your geotechnical consultant for risk man- agement guidance. Do not rely on an environmental report prepared for someone else. Obtain Professional Assistance To Deal with Mold Diverse strategie~ can be applied during building design, construction, operation, and maintenance to prevent significant amounts of mold from growing on indoor surfaces. To be effective, all such strategies should be devised for the express purpose of mold prevention, integrated into a com- prehensive plan, and executed with diligent oversight by a professional mold prevention consultant. Because just a small amount of water or moisture can lead to the development of severe mold infestations, a num- ber of mold prevention strategies focus on keeping building surtaces dry. While groundwater, water infiltration, and similar issues may have been addressed as part of the geotechnical engineering study whose findings are conveyed in-this report, the geotechnical engineer in charge of this project is not a mold prevention consultant; none of the services per- formed fn &Offnecllon with the geotechnicaf engineer's study were designed or conducted for the purpose of mold preven- tion. Proper implementation of the recommendations conveyed in this report will not of itself be sufficient to prevent mold from growing in or on the structure Involved. Rely, on Your ASFE-Member Geotechnclal Engineer for Additional Assistance Membership in ASFE/The Best People on Earth exposes geotechnical engineers to a wide array of risk management techniques that can be of genuine benefit for everyone involved with a construction project. Confer with you ASFE-member geotechnical engineer for more information. A5FE Tllo 1011 PIHII ID IUlb 8811 Colesville Road/Suite G106, Silver Spring, MD 20910 Telephone: 301/565-2733 Facsimile: 301/589-2017 e-mail: info@asfe.org www.asfe.org Copyright 2004 by ASFE, Inc. Duplication, reproduction, or copyfng of this document, in whole or in part, by any means whatsoever, is stricr!y prohibited, except with ASFE's specific written permission. Excerpting, quoting, or otherwise extracting wording from this document is permitted only with the express written permission of ASFE, and only for purposes of scholarly research or book review. Only members of ASFE may use this document as a complement to or as an element of a geotochn/ca/ engineering report. Any other firm, individual, or orher entity that so uses this document without being an ASFE member could be committing negf/gent or intentional (fraudulent) misrepresentation. IIGER06045.0M September 17, 2015 ES-4088 • iCAP Equity, LLC 10900 Northeast 8th Street, Suite 1000 Bellevue, Washington 98005 Attention: Ms. Barbara Rodgers Dear Ms. Rodgers: • Earth Solutions NW LLC • Geotechnical Engineering • Construction Monitoring • Environmental Sciences Earth Solutions NW, LLC (ESNW) is pleased to present this report titled "Geotechnical Engineering Study, Proposed Residential Development, 3908 & 3916 Lake Washington Boulevard North and 3907 Park Avenue North, Renton, Washington". In our opinion, the proposed residential development is feasible from a geotechnical standpoint. Our study indicates the site is underlain primarily by a Vashon till "cap", with Vashon recessional outwash likely underlying the site at depth. During our subsurface exploration completed on September 1, 2015, groundwater seepage was not encountered at the test pit locations. Depending on the time of year grading operations take place, perched groundwater seepage may be encountered within site excavations. The proposed residential structures may be supported on conventional continuous and spread footing foundations bearing on competent native soils, recompacted native soils, or new structural fill. In general, competent native soils, suitable for support of foundations, will likely be encountered within the upper two to three feet of existing grades. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of soils to the specifications of structural fill, or overexcavation and replacement with a suitable structural fill material, will be necessary. We anticipate such remedial activities will be necessary where existing fills and/or highly organic deposits are encountered at foundation subgrade elevations. Construction of the proposed stormwater detention vault within either the northwest or southwest site corner is feasible from a geotechnical standpoint. We anticipate competent, dense to very dense, undisturbed deposits will be encountered within excavations at depth for the vault foundation subgrade elevation. With respect to infiltration, it is our opinion native soils will not accommodate large-scale or full infiltration facility design; however, native soils are a good candidate for limited infiltration and/or bioretention applications. Additionally, it is possible deep infiltration systems may be feasible for stormwater management purposes depending on the makeup of native soils at depth. Where encountered underlying the Vashon till "cap", Vashon recessional outwash can likely accommodate deeper infiltration facility designs. 1805 -136th Place N.E., Suite 201 • Bellevue, WA 98005 • (425) 449-4704 • FAX (425) 449-4711 ! I I i I ! I i I iCAP Equity, LLC September 17, 2015 • • ES-4088 Executive Summary Cont'd Page 2 Due to the presence of Vashon till at the test pit locations, it is our opinion the site possesses a low susceptibility to landslide activity. In our opinion, the proposed construction will not increase the threat of the geologic landslide hazard to adjacent properties beyond existing conditions. Additionally, it is our opinion that, due to the anticipated presence of competent Vashon till within the majority of site excavations and related grading activities, as well as the presence of primarily "gentle" slopes across the property, development setbacks and/or buffers from the tops of site slopes are not necessary from a geotechnical standpoint. It is our opinion site slopes can be regraded where necessary to accommodate site layouts and project design objectives. Recommendations for foundation design, site preparation, drainage, preliminary stormwater detention vault design, and other pertinent development aspects are provided in this study. We appreciate the opportunity to be of service to you on this project. If you have questions regarding the content of this geotechnical engineering study, please call. Sincerely, EARTH SOLUTIONS NW, LLC Keven D. Hoffmann, E.I.T. Project Engineer Earth Solutions NW. LLC • • Table of Contents ES-4088 PAGE INTRODUCTION..................................................................... 1 General......................................................................... 1 Project Description......................................................... 2 SITE CONDITIONS.................................................................. 2 Surface........................................................................ 2 Subsurface................................................................... 3 Topsoil and Fill.................................................... 3 Native Soil........................................................... 3 Geologic Setting................................................... 4 Groundwater................................................................. 4 CRITICAL AREAS ASSESSMENT.............................................. 4 Landslide Hazard.......................................................... 5 Steep Slope Hazard ......................... ,............................. 5 DISCUSSION AND RECOMMENDATIONS.................................. 5 General .................................. ,.,................................... 5 Site Preparation and Earthwork....................................... 6 Temporary Erosion Control. ........................ , ... ,............. 6 Stripping.......................................................................... 6 In-situ Soils..................................................................... 7 Imported Soils................................................................. 7 Subgrade Preparation.............................................. 7 Structural Fill................................................................... 8 Foundations.................................................................. 8 Seismic Design ......................................................... ,.... 9 Slab-on-Grade Floors...................................................... 9 Retaining Walls ....... ,...................................................... 9 Drainage.................................................................................... 10 Infiltration Feasibility, .. ,................................................. 1 O Preliminary Detention Vault Design.............................. 11 Excavations and Slopes ... , .... ,................................................... 12 Pavement Sections.................................................................... 12 Utility Support and Trench Backfill.................................... 13 LIMITATIONS........................................................................... 13 Additional Services .. , ........... , .......................................... , 13 Earth Solutions NW, LLC • • Table of Contents ii Cont'd i ES-4088 1. I GRAPHICS Plate 1 Vicinity Map Plate 2 Test Pit Location Plan Plate 3 Retaining Wall Drainage Detail Plate 4 Footing Drain Detail APPENDICES Appendix A Subsurface Exploration Test Pit Logs Appendix B Laboratory Test Results Earth Solutions t,r,N, LLC General • • GEOTECHNICAL ENGINEERING STUDY PROPOSED RESIDENTIAL DEVELOPMENT 3908 & 3916 LAKE WASHINGTON BOULEVARD NORTH & 3907 PARK AVENUE NORTH RENTON, WASHINGTON ES-4088 INTRODUCTION This geotechnical engineering study was prepared for the proposed residential development to be completed at 3908 and 3916 Lake Washington Boulevard North, as well as at 3907 Park Avenue North, in Renton, Washington. The purpose of this study was to provide geotechnical recommendations for currently proposed development plans. Our scope of services for completing this geotechnical engineering study included the following: • Completing subsurface test pits for purposes of characterizing site soils; • Completing laboratory testing of soil samples collected at the test pit locations; • Conducting engineering analyses, and; • Preparation of this report. The following documents and maps were reviewed as part of our report preparation: • .Boundary/Topographic Survey, prepared by Axis Survey & Mapping, Inc., dated July 8, 2015; • Conceptual Site Layout, prepared by CPH Consultants, LLC; • Sensitive Areas Maps, endorsed by the City of Renton, printed August 13, 2012; • Online Web Soil Survey (WSS) resource, maintained by the Natural Resources Conservation Service under the United States Department of Agriculture; • King County Liquefaction Susceptibility, endorsed by the King County Flood Control District, May 2010, and; • Geologic Map of King County, compiled by Derek B. Booth, Kathy G. Troost, and Aaron P. Wisher, March 2007. Earth Solutions NW, LLC I ! ' I I, I, I I' ! . I I I I I I I 11 I I I ·I II ' , I I \ I I I I I i I I . I I I I I I I I I I I I iCAP Equity, LLC September 17, 2015 Project Description • • ES-4088 Page 2 According to conceptual site plans, the proposed development will include construction of 17 single-family residential homes, utility improvements and/or easements, access roadways and driveways, and a stormwater detention vault (vault) within either the northwest or southwest site corner. Several single-family residences and associated improvements currently occupy the subject tax parcels and will be removed in lieu of the proposed development. At the time of report submission, specific grading and building loading plans were not available for review; however, based on our previous experience with similar projects, proposed residential structures will likely be two to three stories in height and constructed utilizing relatively lightly loaded wood framing supported on conventional foundations. Daylight basements may be incorporated into final designs. Perimeter footing loads will likely be on the order of 1 to 2 kips per lineal foot (kif). Slab-on-grade loading is anticipated to be on the order of 150 pounds per square foot (psf). Based on existing topographic relief across the site, we estimate grade cuts and fills on the order of 5 to 1 O feet may be necessary to establish finish grades for new residential lots. Based on our previous experience with similar projects, we anticipate grade cuts on the order of 1 O to 15 feet will be necessary to achieve the vault foundation subgrade elevation. Retaining walls or rockeries may be incorporated into final designs to accommodate grade transitions, where necessary. If the above design assumptions are incorrect or change, ESNW should be contacted to review the recommendations in this report. ESNW should review final designs to confirm that our geotechnical recommendations have been incorporated into the plans. SITE CONDITIONS Surface The subject site is located southeast of the intersection between North 40 1h Street and Lake Washington Boulevard North in Renton, Washington. The approximate location of the property is illustrated on Plate 1 (Vicinity Map). The trapezoid-shaped site is comprised of four adjoining tax parcels (King County Parcel Nos. 334270-0415, -0420, -0425, and -0427) totaling approximately 3.83 acres. The site is surrounded to the north by North 40th Street, to the west by Lake Washington Boulevard North, to the south by single-family residences and associated open space, and to the east by Park Avenue North. Site topography ascends relatively gently from Lake Washington Boulevard North to the east. We estimate total elevation change to be on the order of 70 feet across the site. Vegetation is comprised primarily of scattered trees, brush, and grass within the western site half, with brush and field grass within the eastern site half. Earth Solutions NW, LLC ~------------------------- iCAP Equity, LLC September 17, 2015 Subsurface • • ES-4088 Page 3 An ESNW representative observed, logged, and sampled nine test pits, excavated within accessible areas of the development envelope, using a mini trackhoe and operator retained by our firm. The test pits were completed for purposes of assessing soil conditions, classifying site soils, and characterizing subsurface groundwater conditions within the proposed development area. The approximate locations of the test pits are depicted on Plate 2 (Test Pit Location Plan). Please refer to the test pit logs provided in Appendix A for a more detailed description of subsurface conditions. Soil samples collected at the test pit locations were analyzed in accordance with both Unified Soil Classification System (USCS) and United States Department of Agriculture (USDA) methods and procedures. Topsoil and Fill Topsoil was encountered within the upper 4 to 13 inches of existing grades at the test pit (TP) locations. The topsoil was characterized by dark brown color, the presence of fine organic material, and small root intrusions. Based on our field observations, we estimate topsoil will be encountered across the site with an average thickness of nine inches. Fill was observed at TP-1, TP-3, TP-8, and TP-9 to depths on the order of two to six feet below the existing ground surface (bgs). The fill was characterized primarily as loose to medium dense, silty sand in a moist condition. Organic and deleterious material was generally absent within the observed fill deposits; however, at TP-3 (within the northwestern site corner), highly organic silty soil was encountered underlying silty sand fill at approximately four-and-one-half feet bgs. We presume fill was placed historically atop the relic topsoil horizon in order to raise surface grades within proximity to TP-3. Where necessary, ESNW should be consulting during preliminary demolition and grading activities to assess the feasibility for fill to be reworked to the specifications of structural fill. Native Soil Underlying topsoil and areas of fill, native soils encountered at the test pit locations consisted primarily of medium dense to dense, silty sand with gravel (USCS: SM). Beds of medium dense to dense, sandy silt (USCS: ML) were observed at TP-1, TP-6, and TP-9. In general, in- situ cementation within the silty sand and sandy silt deposits was characterized as weak. Dense to very dense, unweathered deposits were first encountered at the majority of the test pit locations between depths of about five to eight feet bgs. Native soils were encountered generally in a moist condition, extending to the maximum exploration depth of 10 feet bgs. Earth Solutions NW. LLC I \ I I i I I I ' I I I I I I I I I I I I I I l I I I I I I I I I I I I I I I I I ' iCAP Equity, LLC September 17, 2015 Geologic Setting • • ES-4088 Page4 The referenced geologic map resource identifies Vashon recessional outwash (Qvr) as the primary geologic unit underlying both the site and areas generally east of the site. Vashon recessional outwash is typically comprised of moderately sorted to well-sorted, stratified sand and gravel, with possible beds of silty sand and silt as a less common occurrence. The referenced WSS resource identifies Alderwood gravelly sandy loam (Map Unit Symbol: AgC) within the western one-third of the site and Indianola loamy fine sand (Map Unit Symbol: lnC) elsewhere on site. The Alderwood soil series was formed on hills and ridges, and the Indianola soil series was formed on terraces. Native soils encountered at the test pit locations were observed with a Vashon till-like makeup. In our opinion, native soils likely to be exposed during grading activities will be consistent primarily with Vashon till, which is characterized typically as a compact diamict of silt, sand, and subrounded to well-rounded gravel. The mapped Vashon recessional outwash likely underlies the Vashon till "cap" encountered during our fieldwork. Groundwater During our subsurface exploration completed on September 1, 2015, groundwater seepage was not encountered at the test pit locations. Iron oxide staining was observed within the upper, weathered deposits at varying depths between two to four feet bgs. In our opinion, discrete, perched groundwater seepage zones should be anticipated within site excavations, especially within deeper excavations for utilities and the vault. Seepage rates and elevations fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. In general, groundwater flow rates are higher during the wetter, winter months. CRITICAL AREAS ASSESSMENT We utilized the referenced sensitive areas maps, published by the City of Renton (City), to determine critical area hazards within the property boundaries in accordance with Critical Areas Ordinance No. 5137, as adopted by the City. Potential geologic hazards are related to the presence of steep slopes (as defined by the City) across the property and the potential landslide hazard associated with mapped, underlying geologic units. We also performed a cursory review of several other City maps, and based upon our review, the subject site is not located within an aquifer protection zone, coal mine hazard area, erosion hazard area, or a flood hazard area. Earth Solutions NW, LLC iCAP Equity, LLC September 17, 2015 Landslide Hazard • • ES-4088 Page 5 City Ordinance No. 5137 defines areas with slopes between 15 and 40 percent as possessing a moderate potential for landslide hazard. Accordingly, the City landslide hazard map designates the majority of the site as having moderate landslide hazard potential. As indicated in the Geologic Setting section of this report, native soils encountered at the test pit locations were consistent primarily with the makeup of Vashon till. On this basis, it is our opinion the site possesses a low susceptibility to landslide activity. The relative density and consistency of native site soils at depth, the absence of excessive soil disturbance within native deposits, and the absence of a uniformly established groundwater table were the primary bases for this opinion. In our opinion, the proposed construction will not increase the threat of the geologic hazard to adjacent properties beyond existing conditions. Steep Slope Hazard The City steep slope hazard map depicts slopes with gradients in excess of 15 percent within the city limits. According to the steep slope hazard map, slopes within the property boundaries maintain gradients of at least 15 percent and not greater than 40 percent. Based on our review of the referenced site survey, the most significant slope gradients occur within the northwestern site corner, where grades descend to Lake Washington Boulevard North on the order of 30 percent. Elsewhere on site, slope gradients are approximately 10 to 15 percent. In our opinion, due to the anticipated presence of competent Vashon till within the majority of site excavations and related grading activities, as well as the presence of primarily "gentle" slopes across the property, development setbacks and/or buffers from the tops of site slopes are not necessary from a geotechnical standpoint. It is our opinion site slopes can be regraded where necessary to accommodate site layouts and project design objectives. DISCUSSION AND RECOMMENDATIONS General Based on the results of our investigation, construction of the proposed residential development is feasible from a geotechnical standpoint. The primary geotechnical considerations associated with the proposed development include foundation support, slab-on-grade subgrade support, the suitability of using on-site soils as structural fill, and construction of the vault. The proposed residential structures may be supported on conventional continuous and spread footing foundations bearing on competent native soils, recompacted native soils, or new structural fill. In general, competent native soils, suitable for support of foundations, will likely be encountered within the upper two to three feet of existing grades. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of soils to the specifications of structural fill, or overexcavation and replacement with a suitable structural fill material, will be necessary. We anticipate such remedial activities will be necessary where existing fills and/or highly organic deposits are encountered at foundation subgrade elevations. Earth Solutions NW, LLC I . I 'i I I I I I I I I I I I I I I I I i I ' I I I I I I ' I I i i I I I I I I I I I I I I I iCAP Equity, LLC September 17, 2015 • • ES-4088 Page 6 Construction of the proposed vault within either the northwest or southwest site corner is feasible from a geotechnical standpoint. We anticipate competent, dense to very dense, undisturbed deposits will be encountered within excavations at depth for the vault foundation subgrade elevation. With respect to infiltration, it is our opinion native soils will not accommodate large-scale or full infiltration facility design; however, native soils are a good candidate for limited infiltration and/or bioretention applications. This study has been prepared for the exclusive use of iCAP Equity, LLC and their representatives. No warranty, expressed or implied, is made. This study has been prepared in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. Site Preparation and Earthwork Initial site preparation activities will consist of installing temporary erosion control measures, establishing grading limits, performing clearing and site stripping (as necessary), and removing existing structural elements. Subsequent earthwork activities will involve mass site grading and related infrastructure improvements. Temporary Erosion Control Prior to installation of finished pavement sections, temporary construction entrances and drive lanes, consisting of at least six inches of quarry spalls, should be considered in order to minimize off-site soil tracking and to provide a stable access entrance surface. Geotextile fabric may also be considered underlying the quarry spalls for greater stability of the temporary construction entrance. Erosion control measures should consist of silt fencing placed around the site perimeter. Where generated, soil stockpiles should be covered or otherwise protected to reduce soil erosion. Temporary approaches for controlling surface water runoff should be established prior to beginning earthwork activities. Additional Best Management Practices (BMPs), as specified by the project civil engineer and indicated on the plans, should be incorporated into construction activities. Stripping During our field exploration, topsoil was encountered within the upper 4 to 13 inches of existing grades at the test pit locations. ESNW should be retained to observe site stripping activities at the time of construction in order to thoroughly assess the required degree of stripping. Over- stripping should be avoided as it is unnecessary and may result in increased project development costs. Topsoil and organic-rich soil is neither suitable for foundation support nor for use as structural fill. Topsoil and organic-rich soil may be used in non-structural areas if desired. Earth Solutions NW, LLC iCAP Equity, LLC September 17, 2015 In-situ Soils • • ES-4088 Page 7 From a geotechnical standpoint, in general, our field observations indicate on-site soils likely to be encountered during construction will be suitable for use as structural fill, provided the soil moisture content is at (or slightly above) the optimum level at the time of placement and compaction. Site soils should be considered highly moisture sensitive, and successful use of on-site soils as structural fill will largely be dictated by the moisture content at the time of placement and compaction. In general, soil that is near, or slightly above, the optimum moisture content at the time of placement and compaction may be used as structural fill. Conversely, soil that is found to be dry at the time of installation will likely require moisture conditioning (typically achieved through the application of water) prior to soil compaction. Soil encountered during site excavations that is excessively over the optimum moisture content will likewise require moisture conditioning (typically achieved through soil aeration) prior to placement and compaction. It should be emphasized native material should never be placed and compacted dry of the optimum moisture content, especially in site utility trench applications. If the on-site soils cannot be successfully compacted, the use of an imported soil may be necessary. Imported Soils Where necessary, imported soil intended for use as structural fill should consist of a well- graded granular soil with a moisture content that is at or slightly above the optimum level. During wet weather conditions, imported soil intended for use as structural fill should consist of a well-graded granular soil with a fines content of 5 percent or less defined as the percent passing the Number 200 sieve, based on the minus three-quarter inch fraction. Subgrade Preparation Following site stripping and removal of existing structures and outbuildings, cuts and fills will be completed to establish proposed subgrade elevations throughout the site. ESNW should observe the subgrade(s) during initial site preparation activities to confirm soil conditions are as anticipated and to provide supplementary recommendations for subgrade preparation, as necessary. The process of removing existing structures may produce voids where old foundations are removed and where crawl space areas may have been present. Complete restoration of voids from old foundation areas must be executed as part of overall subgrade and building pad preparation activities. The following guidelines for preparing building subgrade areas should be incorporated into the final design: • Where voids and related demolition disturbances extend below planned subgrade elevations, restoration of these areas should be completed. Structural fill should be used to restore voids or unstable areas resulting from the removal of existing structural elements. Earth Solutions NW, LLC 11 .I ii I I ! I I I I I I I I I I I I 11 I \ I ! \ I I I I I I I I I I I I I I ! I I I I ! I I I I I i ' I I I I I i I I I I I iCAP Equity, LLC September 17, 2015 • • ES-4088 Page 8 • Recompact, or overexcavate and replace, areas of existing fill, if present, exposed at building subgrade elevations. Overexcavations should extend into competent native soils and structural fill should be utilized to restore subgrade elevations as necessary. • ESNW should confirm subgrade conditions, as well as the required level of recompaction and/or overexcavation and replacement, during site preparation activities. ESNW should also evaluate the overall suitability of prepared subgrade areas following site preparation activities. Structural Fill Structural fill is defined as compacted soil placed in foundation, slab-on-grade, and roadway areas. Fills placed to construct permanent slopes and throughout retaining wall and utility trench backfill areas are also considered structural fill. Soils placed in structural areas should be placed in loose lifts of 12 inches or less and compacted to a relative compaction of 90 percent, based on the laboratory maximum dry density as determined by the Modified Proctor Method (ASTM D1557). The upper one foot of structural fill placed in pavement and sidewalk subgrade areas should be compacted to 95 percent. More stringent compaction specifications may be required for utility trench backfill zones depending on the responsible utility district or jurisdiction. Foundations The proposed residential structures may be supported on conventional continuous and spread footing foundations bearing on competent native soils, recompacted native soils, or new structural fill. In general, competent native soils, suitable for support of foundations, will likely be encountered within the upper two to three feet of existing grades. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of soils to the specifications of structural fill, or overexcavation and replacement with a suitable structural fill material, will be necessary. We anticipate such remedial activities will be necessary where existing fills and/or highly organic deposits are encountered at foundation subgrade elevations. Provided the foundations will be supported as described above, the following parameters may be used for design: • Allowable soil bearing capacity • Passive earth pressure • Coefficient of friction 2,500 psf 350 pcf (equivalent fluid) 0.40 A one-third increase in the allowable soil bearing capacity may be assumed for short-term wind and seismic loading conditions. The above passive pressure and friction values include a factor-of-safety of at least 1.5. With structural loading as expected, total settlement in the range of one inch and differential settlement of about one-half inch is anticipated. The majority of the settlements should occur during construction as dead loads are applied. Earth Solutions NW, LLC iCAP Equity, LLC September 17, 2015 Seismic Design • • ES-4088 Page 9 The 2012 IBC recognizes the American Society of Civil Engineers (ASCE) for seismic site class definitions. In accordance with Table 20.3-1 of the ASCE Minimum Design Loads for Buildings and Other Structures manual, Site Class D should be used for design. The referenced liquefaction susceptibility map indicates the site and surrounding areas maintain "very low to low" and/or "low to moderate" liquefaction susceptibility. Liquefaction is a phenomenon where saturated or loose soils suddenly lose internal strength and behave as a fluid. This behavior is in response to increased pore water pressures resulting from an earthquake or other intense ground shaking. In our opinion, site susceptibility to liquefaction may be characterized as negligible. Relatively consistent soil densities and the absence of a uniformly established groundwater table were the primary bases for this characterization. Slab-on-Grade Floors Slab-on-grade floors for the proposed residential structures should be supported on a firm and unyielding subgrade. Where feasible, native soils exposed at the slab-on-grade subgrade level can likely be compacted in situ to the specifications of structural fill. Unstable or yielding areas of the subgrade should be recompacted, or overexcavated and replaced with suitable structural fill, prior to construction of the slab. A capillary break consisting of a minimum of four inches of free-draining crushed rock or gravel should be placed below the slab. The free-draining material should have a fines content of 5 percent or less (percent passing the Number 200 sieve, based on the minus three-quarter inch fraction). Installation of a vapor barrier below the slab should be considered in areas where slab moisture is undesirable. If utilized, the vapor barrier should be a material specifically designed for use as a vapor barrier and should be installed in accordance with the specifications of the manufacturer. Retaining Walls Retaining walls must be designed to resist earth pressures and applicable surcharge loads. The following parameters may be used for design: • Active earth pressure (yielding condition) • At-rest earth pressure (restrained condition) • Traffic surcharge* (passenger vehicles) • Passive earth pressure • Coefficient offriction • Seismic surcharge • Where applicable •• Where H equals the retained height (in feet) Earth Solutions NW, LLC 35 pcf (equivalent fluid) 50 pcf 70 psf (rectangular distribution) 350 pcf (equivalent fluid) 0.40 6H** I I I I I I I ! I I i I I I I t I i ' I I I I ' I I I I I ' I I I I I I I I I i I iCAP Equity, LLC September 17, 2015 • • ES-4088 Page 10 The above design parameters are based on a level backfill condition and level grade at the wall toe. Revised design values will be necessary if sloping grades are to be used above or below retaining walls. Additional surcharge loading from adjacent foundations, sloped backfill, or other relevant loads should be included in the retaining wall design. Retaining walls should be backfilled with free-draining material that extends along the height of the wall and a distance of at least 18 inches behind the wall. The upper 12 inches of the wall backfill may consist of a less permeable soil, if desired. A perforated drain pipe should be placed along the base of the wall and connected to an approved discharge location. A typical retaining wall drainage detail is provided on Plate 3. If drainage is not provided, hydrostatic pressures should be included in the wall design. Drainage Based on our field observations, significant perched groundwater seepage flows are not likely to interfere with construction activities; nonetheless, discrete, perched seepage zones may be encountered within site excavations, especially within those excavations for utilities and the vault. Perched groundwater seepage may also be encountered within shallower site excavations depending on the time of year grading operations take place. Temporary measures to control surface water runoff and groundwater seepage during construction would likely involve interceptor trenches and sumps. ESNW should be consulted during preliminary grading to identify areas of seepage and provide recommendations to reduce the potential for instability related to seepage effects. Finish grades must be designed to direct surface drain water away from structures and slopes. Water must not be allowed to pond adjacent to structures or slopes. In our opinion, foundation drains should be installed along building perimeter footings. A typical foundation drain detail is provided on Plate 4. Infiltration Feasibility As indicated in the Subsurface section of this report, native soils encountered during our fieldwork were characterized primarily as medium dense to dense Vashon till. The Vashon till was further classified as either sandy silt or silty fine sand. From a geotechnical standpoint, the Vashon till should not be considered an ideal geologic feature to accommodate infiltration, especially when encountered in a dense, compact state. In general, the infiltration capacity of the Vashon till should be considered minimal. It should be noted Vashon till can likely accommodate construction of rain gardens (bioretention) and other limited-infiltration facilities. ESNW can provide further evaluation of, and recommendations for, stormwater flow control BMPs upon request. Additionally, ESNW can provide additional field exploration activities, such as soil borings, to further investigate the presence of Vashon recessional outwash that is mapped to underlie the subject site. It is possible deep infiltration systems may be feasible for stormwater management purposes depending on the makeup of native soils at depth. Earth Solutions NN, LLC iCAP Equity, LLC September 17, 2015 • Preliminary Detention Vault Design • ES-4088 Page 11 We understand a stormwater detention vault is proposed for construction within either the northwest or southwest site corner. Specific grading plans for the vault were not available for review at the time of report preparation; however, we anticipate grade cuts on the order of 10 to 15 feet will be necessary to achieve the vault foundation subgrade elevation. Based on our field observations, grade cuts for the vault are likely to expose dense, undisturbed Vashon till. Vault foundations should be supported on competent native soil or crushed rock placed atop competent native soil. Final vault designs must incorporate adequate buffer space from property boundaries such that temporary excavations to construct the vault structure may be successfully completed. Perimeter drains should be installed around the vault and conveyed to an approved discharge point. Perched groundwater seepage should be anticipated within excavations for the vault. The following preliminary design parameters may be used for the stormwater detention vault: • Allowable soil bearing capacity (dense Vashon till) • Active earth pressure (unrestrained) • Active earth pressure (unrestrained, hydrostatic) • At-rest earth pressure (restrained) • At-rest earth pressure (restrained, hydrostatic) • Coefficient of friction • Passive earth pressure 5,000 psf 35 pcf 80 pcf 50 pcf 95 pcf 0.40 350 pcf Retaining walls should be backfilled with free-draining material or suitable sheet drainage that extends along the height of the walls. The upper one foot of the wall backfill may consist of a less permeable soil, if desired. A perforated drain pipe should be placed along the base of the wall and connected to an approved discharge location. If the elevation of the vault bottom is such that gravity flow to an outlet is not possible, the portion of the vault below the drain should be designed to include hydrostatic pressure. ESNW should observe grading operations for the vault and subgrade conditions prior to concrete forming and pouring. If the soil conditions encountered during construction differ from those anticipated, supplementary recommendations may be provided. ESNW should be contacted to review final vault designs to confirm appropriate geotechnical parameters have been incorporated as necessary. Earth Solutions NW, LLC I \ ' \ ' ' I I I I I I I I ' I ! \ ' I \ I I \ I ' I I iCAP Equity, LLC September 17, 2015 Excavations and Slopes • • ES-4088 Page 12 The Federal Occupation Safety and Health Administration (OSHA) and the Washington Industrial Safety and Health Act (WISHA) provide soil classification in terms of temporary slope inclinations. Soils that exhibit a high compressive strength are allowed steeper temporary slope inclinations than are soils that exhibit a lower compressive strength. I Based on the soil conditions encountered at the test pit locations, both loose and medium dense soils, as well as any area where groundwater seepage is exposed, are classified as Type C by OSHA and WISHA. Where encountered, fill should also be considered Type C soil. Temporary slopes over four feet in height in Type C soils must be sloped no steeper than one- and-one-half horizontal to one vertical (1.5H:1V). Dense, undisturbed native deposits encountered without the presence of groundwater may be classified as Type A by OSHA and WISHA. Temporary slopes over four feet in height in Type A soils must be sloped no steeper than 0.75H:1V. Type A soils that are fissured, subjected to vibrations from heavy traffic, or have been otherwise previously disturbed must be classified as Type B by OSHA and WISHA. Temporary slopes over four feet in height in Type B soils must be sloped no steeper than 1 H:1V. Steeper excavations for the vault may be permissible provided the excavations expose very dense, cemented Vashon till. ESNW can provide supplementary recommendations, including field observations of excavations for the vault, during the appropriate phase of construction. \ Where encountered, the presence of perched groundwater may cause caving of temporary \ slopes due to hydrostatic pressure. ESNW should observe site excavations to confirm soil I types and allowable slope inclinations. If the recommended temporary slope inclinations cannot \ be achieved, temporary shoring may be necessary to support excavations. \Permanent slopes should be planted with vegetation to enhance stability and to minimize erosion and should maintain a gradient of 2H:1V or flatter. An ESNW representative should 'observe temporary and permanent slopes to confirm the slope inclinations are suitable for the exposed soil conditions. Supplementary recommendations with respect to excavations and ~lopes may be provided as conditions warrant. ' Pavement Sections T:he performance of site pavements is largely related to the condition of the underlying subgrade. To ensure adequate pavement performance, the subgrade should be in a firm and u~yielding condition when subjected to proofrolling with a loaded dump truck. Structural fill in pavement areas should be compacted to the specifications previously detailed in this report. It is\ possible that soft, wet, or otherwise unsuitable subgrade areas may still exist after base grading activities. Areas containing unsuitable or yielding subgrade conditions will require reb,edial measures, such as overexcavation and replacement with crushed rock or structural fill, prior to pavement. wJ anticipate new pavement sections will be subjected primarily to passenger vehicle traffic. For1 lightly loaded pavement areas subjected primarily to passenger vehicles, the following preliminary pavement sections may be considered: ' I ' I ' ' \ I Earth Solutions NW, LLC iCAP Equity, LLC September 17, 2015 • • ES-4088 Page 13 • A minimum of two inches of hot mix asphalt (HMA) placed over four inches of crushed rock base (CRB), or; • A minimum of two inches of HMA placed over three inches of asphalt treated base (ATB). The HMA, ATS and CRB materials should conform to WSDOT specifications. All soil base material should be compacted to a relative compaction of 95 percent, based on the laboratory maximum dry density as determined by ASTM 01557. Final pavement design parameters, including recommendations for heavy traffic areas or access roads, may be provided once final traffic loading has been determined. Road standards utilized by the City of Renton may supersede the recommendations provided in this report. Utility Support and Trench Backfill In our opinion, on-site soils will generally be suitable for support of utilities. Remedial measures may be necessary in some areas in order to provide support for utilities, such as overexcavation and replacement with structural fill, or placement of geotextile fabric. Groundwater seepage may be encountered within utility excavations and caving of trench walls may occur where groundwater is encountered. Depending on the time of year and conditions encountered, dewatering, as well as temporary trench shoring, may be necessary during utility excavation and installation. In general, on-site soils will likely be suitable for use as structural backfill throughout utility trench excavations provided the soil is at or near the optimum moisture content at the time of placement and compaction. Moisture conditioning of the soils may be necessary at some locations prior to use as structural fill. Each section of the utility lines must be adequately supported in the bedding material. Utility trench backfill should be placed and compacted to the specifications of structural fill as previously detailed in this report, or to the applicable specifications of the City of Renton or other responsible jurisdiction or agency. LIMITATIONS The recommendations and conclusions provided in this geotechnical engineering study are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Variations in the soil and groundwater conditions observed at the test pit locations may exist and may not become evident until construction. ESNW should reevaluate the conclusions in this geotechnical engineering study if variations are encountered. Additional Services ESNW should have an opportunity to review final project plans with respect to the geotechnical recommendations provided in this report. ESNW should also be retained to provide testing and consultation services during construction. Earth Solutions NW, LLC Reference: Renton, Washington Map 626 By The Thomas Guide Rand McNally 32nd Edition NORTH 0 NOTE: This plate may contain areas of color. ESNW cannot be responsible for any subsequent misinterpretation of the information resulting from black & white reproductions of this plate. 1--- Drwn. MRS Checked KOH Vicinity Map iCAP Kennydale Plat Renton, Washington Date 09/11/2015 Proj. No. 4088 Date Sept. 2015 Plate 1 "· 4illll :,11,IEI .":, &a, '------' c{i •' f! 0 ~-,{!{J?-~~-s,:=--~----- .::;: !// ,,,, / ,/ /. ::-,:;,-::;i"(, --:--i- ---·· r-/~-~-; -/"" -_/ ~-w:--~~~r:~ :-;..~,!~' ,,. ,, I ., 'TP-21" ,r: ,-// ,.,,/_· ' ' / '• / .. · ,. _,c"" J~ ,:,, _,-,, _:l::) -._:f'··,J:(, ! / / / ; ; / ; ; ; .'· . / , .· / /' ,,. ; ,." ,." ,' ; ; ; -:1 1 ~ . _., . :),,. I -· ,<-:.~ .. ~)- /:'.,.-_ .. ------,,,-",., • ROC:kery • .--·~ -,.._ _ :--~-_f_ ' ·;-;--1-.;_/ -/-/ -,~;-:-/ -.!--/' ·" ;"'-) \, .:::-I .··'TP,6f--,' '--,;,-/ -i.:-:-, " ,· ;/ / / I .-· ;-. ; ; 1p,.7(,.....,: / \ -, D_ .-----~- ,· 0.,..____S.h;i I -· \c\"~"----·-------~ ---,.!_ /-----··,-'----,,-· - -·· ' ' ··---._ ----_:::,_ ·1/_;··"T-- '' ., i I TP~I / ,' '-·-1 . I:' . ' -/,.:_/_.,.:../-!-,-' ' ' _ _/_ ,-....1.... .; --.:._,, :' ,: . ' ' ' ,TPfsl . :j; , : -_,, ._l J j 'lf1 .': j .·, I I ·-i-:--·, i: .• I:: n I /. • / illi 'cnSL """I: : ,,, /ti:_ .. ~,~/.~-· i, :~;. -•-~:: ~g .. ·-·-. • ~-" s,Csd.J_ •---~ .. ·;e:;1/ 1 :i-o',.., "'"""'' ~--' / ---( i ' '\,.-J -1 '--·- NOTE: The graphics shown on this plate are not intended for design purposes or precise scale measurements. but only lo illlstrate the approximate test locatiol1s relatiYe to the approximate locaoons of exisijng and I or proposed stte features. The information illustrated is largely based on delta provided by tt,e client at the time of our study. ESNW cannot be responsible !of subsequent design changes or interpretaijon of !he data by others. NOTE: This plate may contain areas ofcoiof. ESNW cannot be responsible br any subsequent misinterpretalDl of the in!oonation resulting from black & 'Mlile reproductions or this plate. " 1"=60' 'Rj O 30 60 120 --L_J L..___J Scale in Feet TP-11 -i- LEGEND Approximate Location of ESNW Test Pit, Proj. No. ES-4088, Sept. 2015 ---, ~ ___ 1 Subject Site CJ Existing Building :/ '..L. :::, z ;..J > < '"' "' -::-: ~ C: 1ii C: ii:o: % C: ~ .!: Orn~ :;= "C Ill • >-. 8§~ ~~ g '!: a.<( " w ~ i! Q 0.:: Drwn. By MRS Checked By KOH Date 09/15/2015 Proj. No. 4088 Plate 2 I 111 111 111 .. 18" Min. ~1 000000000 oo O 0o QJ o " o 0 0 o o<>O oo.; oo 0 o() ooo O O ooq)ooo (J 0 0 ° o O o o o o 0 0 00 Oooo ooOO o()o 0 0 0 0 0 °o oo oo0oo A o Q o co() o o o o V o oo O O O O O O O 0 ~ =-0 0 0 oQ O OoQoo O Q 0 o oo o o o 0 0 o 0 0 0 0 0 Oo oQ O o Q o 0 o 0 Q 0 00Q,og o o 0°0 0 oo o O O Q 0 o oO o O 0 o O 0 0 0 Q o 0 o 0 0 0 0 C O O O O 00 00 0 0000°0 0 (J 0 o C CO O 0 a: 00 0 )I. -o O O O O O O O O ';. u 0 o o oo o o co oo o 0 0 0 0 0 00 Oo 0 o 0 9 0 O O Co o Q Co Q O O O Q 0 oo oQooo Qo o Dace 0 ° o o 0 oo 00 0 0 o Oo O o Q c9 C)o O B o Q Oo 0 o O Q~ 0 0 Structural Fill NOTES: ' Perforated Drain Pipe (Surround In Drain Rock) • Free Draining Backfill should consist of soil having less than 5 percent fines. Percent passing #4 should be 25 to 75 percent. • Sheet Drain may be feasible in lieu of Free Draining Backfill, per ESNW recommendations. • Drain Pipe should consist of perforated, rigid PVC Pipe surrounded with 1" Drain Rock. LEGEND: 0°0 0 o 00 0 0 Free Draining Structural Backfill 0 0 SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING ., iithii'Solutions NWLLc ~· ---------- otec rncatfngmf.!enng, Construction Monnonng irid Environmental Sciences RETAINING WALL DRAINAGE DETAIL iCAP Kennydale Plat Renton, Washington Drwn. MRS Date 09/11/2015 Proj. No. 4088 Checked KOH Date Sept. 2015 Plate 3 I I I I I I I I I I I I I I ! I I I I I I I I I I I I I I I I I I ! I I I Slope ... Perforated Rigid Drain Pipe (Surround with 1" Rock) NOTES: • Do NOT tie roof downspouts to Footing Drain. • Surface Seal to consist of J'•,I'• •,I'• .. ............. ... ,l' ... •I'• .. ............. ............ .,. ............. 12" of less permeable, suitable soil. Slope away from building. LEGEND: Surface Seal; native soil or other low permeability material. 1" Drain Rock SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING Drwn. MRS FOOTING DRAIN DETAIL iCAP Kennydale Plat Renton, Washington Date 09/11/2015 Proj. No. 4088 Checked KDH Date Sept. 2015 Plate 4 • • Appendix A Subsurface Exploration Test Pit Logs ES-4088 Subsurface conditions at the site were explored on September 1, 2015 by excavating a total of nine test pits within accessible areas of the development envelope using a mini trackhoe and operator retained by our firm. The approximate locations of the subsurface exploration test pits are illustrated on Plate 2 of this study. The subsurface test pit logs are provided in this Appendix. The test pits were advanced to a maximum depth of 1 O feet below existing grades. The final logs represent the interpretations of the field logs and the results of laboratory analyses. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. Earth Solutions NW, LLC • • Earth Solutions NWLLc SOIL CLASSIFICATION CHART MAJOR DIVISIONS SYMBOLS TYPICAL LEITER DESCRIPTIONS COARSE GRAINED SOILS MORE THAN 50% OF MATERIAL IS LARGER THAN NO. 200 SIEVE SIZE FINE GRAINED SOILS MORE THAN 50% OF MATERIAL IS SMAUER THAN NO. 200 SIEVE SIZE GRAVEL AND GRAVELLY SOILS MORE THAN 50% OF COARSE FRACTION RETAINED ON NO. 4 SIEVE SAND AND SANDY SOILS CLEAN GRAVELS (LITTLE OR NO FINES) GRAVELS WITH FINES (APPRECIABLE AMOUNT OF FINES) CLEAN SANDS (LITTLE OR NO FINES) SANDS WITH MORE THAN 50% FINES OF COARSE FRACTION PASSING ON NO. 4 SIEVE (APPRECIABLE SILTS AND CLAYS SILTS AND CLAYS AMOUNT OF FINES) LIQUID LIMIT LESS THAN SO LIQUID LIMIT GREATER THAN 50 HIGHLY ORGANIC SOILS GW WELL-GRADED GRAVELS, GRAVEL - SANO MIXTURES, UTILE OR NO FINES POORLY-GRADED GRAVELS, GP GRAVEL-SANO MIXTURES, LITTLE OR NO FINES GM SIL lY GRAVELS, GRAVEL-SAND - SILT MIXTURES GC CLAYEY GRAVELS, GRAVEL-SAND- CLAY MIXTURES SW WELL-GRADED SANDS, GRAVELLY SANOS, ume OR NO FINES SP POORLY-GRADED SANOS, GRAVELLY SAND, LITTLE OR NO FINES SM SIL TY SANOS, SAND -SILT MIXTURES SC CLAYEY SANOS, SANO -CLAY MIXTURES INORGANIC SILTS AND VERY FINE ML SANOS, ROCK FLOUR, SIL TY OR CLAYEY FINE SANDS OR CLAYEY SILTS WITH SLIGHT PLASTICITY INORGANIC CLAYS OF LOW TO CL MEDIUM PLASTICITY, GRAVELLY CLAYS, SANDY CLAYS, SILTY CLAYS, LEAN CLAYS OL ORGANIC SILTS AND ORGANIC SIL TY CLAYS OF LOW PLASTICITY MH INORGANIC SILTS, MICACEOUS OR OIATOMACEOUS FINE SAND OR SILTY SOILS CH INORGANIC Cl.A YS OF HIGH PLASTICITY OH ORGANIC Cl.A VS OF MEDIUM TO HIGH PLASTICITY, ORGANIC SILTS PT PEAT, HUMUS, SWAMP SOILS WITH HIGH ORGANIC CONTENTS DUAL SYMBOLS are used to indicate borderline soil classifications. The discussion in the text of this report is necessary for a proper understanding of the nature of the material presented in the attached logs. I I I i I I I I I I I I I I I I I ! • Earth Solutions NW ST PIT NUMBER TP-1 1805 -136th Place N.E., Suite 201 Bellevue, Washington 98005 PAGE 1 OF 1 Telephone: 425-149-1704 Fax: 425-149-1711 CLIENT iCAP Egui!)< LLC PROJECT NAME iCAP Kennydale Plat PROJECT NUMBER 4088 PROJECT LOCATION Renton, Washington DATE STARTED 911/15 COMPLETED 911/15 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION - LOGGED BY KOH CHECKED BY KOH AT END OF EXCAVATION - NOTES De~th of TOP.:SOII & Sod 4": grass AFTER EXCAVATION w a. {) :c ~ ffi en 'i: 8 ~g w"' TESTS u MATERIAL DESCRIPTION ... :,; en i ... " i~ :i Cl 0 I Brown silty SAND with gravel, loose, moist (FIii) . . SM . . MC= 11.10% 2.5 '• Brown silty fine SAND, loose to medium dense, moist (Weathered Till) . . '• < -iron oxide staining . . .. SM ·•· ,___L MC= 11.00% .. ~ ,: ~ 6.5 Tan sandy SILT, medium dense, moist ~ . -weak cementatlon MC =22.40% ML Fines = 70.00% s.o [USDA Classification: slightly gravelly LOAM] ~ . ·-· MC= 13.40% ·• .. Grayish brown silty SAND with gravel, dense, moist (Unweathered TIii) SM -weak cementation .. 9.0 . . Test pit terminated at 9.0 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 9.0 feet. iii ~ ffi • Earth Soluti W 1805 -136th Place N.E., Suite 201 Bellevue, Washington 98005 Telephone: 425-449-4704 TEST PIT NUMBER TP-2 Fax: 425-449-1711 CLIENT iCAP Egl!!!Y~L~L~C~------------- PROJECT NUMBER 4088 DATE STARTED 9/1115 __________ COMPLETED ,_,90/_1,,.1,,15,_ __ _ EXCAVATION CONTRACTOR 0 Nc,W,.,_,Ee,x,,,c,,av,,a.,,ti~n,o._ ______ _ PROJECT NAME iCAP Kennydale Plat PROJECT LOCATION Renton, Washington PAGE 1 OF 1 GROUND ELEVATION----- GROUND WATER LEVELS: TEST PIT SIZE------ EXCAVATION METHOD--------------AT TIME OF EXCAVATION -=------------- LOGGED BY _,K"'D"'H.,__ ____ _ CHECKED BY .J<_QJ:! ____ _ NOTES ..Qm1th of Topsoil & Sod 12": brambles and grass AT END OF EXCAVATION---------------- AFTER EXCAVATION ------------------ w a. :,: ~ ffi ~g w"' ... ::; C a.::, ::; z TESTS .. tJ) 0 - -. MC =6.90% -. -. MC= 19.90% _§_ --MC= 11.70% -- MA TE RIAL DESCRIPTION ~. ."-', , Dark brown TOPSOIL ,iPSLt?; 1•0 -scatteredrootsto1' SM ., ·.' .. ~-. ·.' ., : ·.-.. ~ . ' '• .· ,'•·: 7.0 Tan silty SAND, loose to medium dense, moist (Weathered Till) -trace gravel -becomes medium dense -becomes gray silty SAND with gravel, dense, moist (Unweathered Till) Test pit terminated at 7 .0 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 7 .0 feet. "'---'-----'---------'---'----'----------------------------------' • Earth Solutions NW ST PIT NUMBER TP-3 1805 -136th Place N.E., Suite 201 Bellevue, Washington 98005 PAGE 1 OF 1 Telephone: 425-449-4704 Fax: 425-449-4711 CLIENT ICAP Eg!!l!Y, LLC PROJECT NAME iCAP Kennydale Plat PROJECT NUMBER 4088 PROJECT LOCATION Renton. Washington DATE STARTED 9/1/15 COMPLETED 9/1/15 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR J~W Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION - LOGGED BY KOH CHECKED BY KOH AT END OF EXCAVATION - NOTES DeP.:th of TORSDil & Sod 8": brambles and grass AFTER EXCAVATION -- w "-0 t..-~ ffi .; :i: 8 ~a, TESTS <.j MATERIAL DESCRIPTION w-"-::;; "' ~_, C i~ :j (!) 0 ITPSL .'~'.'.: ~ Dark brown TOPSOIL ~ ·t', 0.8 ,. I Brown silty SAND with gravel, loose to medium dense, moist (Fill) I-- MC= 13.00% ,. . SM I-. i--L MC=26.90% ·becomes dark brown silty SAND, loose, moist -highly organic I--6.0 ,, ,. •' Brownish gray silty SAND with gravel, dense, moist (Glacial Till) ,, . . I-. .. .. . , . MC= 18.30% .. -SM -weak cementation : ;, -.. -becomes dense to very dense _!Q_ :·. MC =9.20% .· ~-10.0 Test pit terminated at 10.0 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 10.0 feet ~ ~ iii 5 " '!l :. " § ! ~ \\! I= ai ~ z • Earth Soluti W 1805 -136th Place N.E .. Suite 201 Bellevue, Washington 98005 Telephone: 425-4494704 Fex: 425-4494711 TEST PIT NUMBER TP-4 PAGE 1 OF 1 CLIENT iCA£'.JeQ!/il}', LLC:________________ PROJECT NAME iCAP Kennyd~a~l•~P=l•~t ------------ PROJECT NUMBER 4088 PROJECT LOCATION Renton, Washington OATESTARTEO ~9~/1~/~15,__ __ _ COMPLETED ~9~/1~/~15,__ __ _ TEST PIT SIZE ------ EXCAVATION CONTRACTOR ~N~W=E~x=ca~v~a~ti~ng0 _______ _ GROUND ELEVATION ----- GROUND WATER LEVELS: EXCAVATION METHOD--------------AT TIME OF EXCAVATION --------------·- AT END OF EXCAVATION ---------------- AFTER EXCAVATION - LOGGEDBY~K~D~H~-----CHECKED BY ~K=D~H~--- NOTES Depth of ToQsail & Sod 8": brambles and gr&§!S 0 I-• I-• TESTS MC= 7.00% MC=13.10% Fines= 35.90% MC= 10.70% ,. ,,: ·' TPSL :-:C·. - 11-~11, o.e :· ·: ... SM '• ', 1.:. :-: 6.0 MA TE RIAL DESCRIPTION Dark brown TOPSOIL Tan silty fine SAND, loose to medium dense, moist (Weathered Till) -becomes medium dense [USDA Classification: slightly gravelly very fine sandy LOAMJ -becomes gray silty SAND with gravel, dense, moist (unweathered till) -weak to moderate cementation Test pit tenninated at 6.0 below existing grade: No groundwater encountered during excavation. Bottom of test pit at 6.0 feet. i!j.__ ....... __ ..._ ______ _.__ ....... _ ....... _______________________________ __. I ' I i I I I I I I 11 I' I I I I I I I i I I I I I I I • Earth Solutions NW ST PIT NUMBER TP-5 1805 -1361h Place N.E., Suite 201 Bellevue, Washington 98005 PAGE 1 OF 1 Telephone: 42-9-4704 Fax: 42-9-4711 CLIENT iCAP Egl![ty, LLC PROJECT NAME iCAP KennY:dale Plat PROJECT NUMBER 4088 PROJECT LOCATION Renton, Washinnton DATE STARTED 9/1/15 COMPLETED 9/1/15 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD ATTIME OF EXCAVATION LOGGED BY KOH CHECKED BY KOH AT END OF EXCAVATION NOTES DeQlh ofToQsoil & Sod 12": dense brambles AFTER EXCAVATION w ll. !J r ~ffi .; fli@ w"' cj r C!l TESTS o.o MA TE RIAL DESCRIPTION ... ::;; .; ~ ... 0 ll. :::, :;j :1:z C!) en o :i:.:.f -~ Dark brown TOPSOIL TPSL I-.'• 11, \. ,, .. 1.0 '•;_ .•, ·.· Brown silty SAND with gravel, medium dense, moist (Weathered Till) .• -iron oxide staining MC= 10.10% .. •' -weak cementation .. ' .. -increased moisture content ·. MC= 11.40% SM -. ··:,' -becomes gray, dense (unweathered till) _§_ . " :.; .. • .. -weak cementation '· MC= 11.90% ---6.0 Test pit terminated at 6.0 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 6.0 feet. • Earth Soluti TEST PIT NUMBER TP-6 1805 -136th Place N.E., Sutte 201 Bellevue, Washington 98005 PAGE 1 OF 1 Telephone: 425-449-4704 Fax: 425-449-4711 CLIENT iCAP Egui!Y, LLC --------··------PROJECT NAME iCAP Kennydale Plat PROJECT NUMBER 4088 PROJECT LOCATION Renton, Washington DATE STARTED 911115 COMPLETED 911115 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION --. LOGGED BY KOH CHECKED BY KOH AT END OF EXCAVATION NOTES ~th of TOQSOil & Sod 9": grass AFTER EXCAVATION - w a. () J: ~ffi ui "8 ti: .e-~a, TESTS c..i MA TERI AL DESCRIPTION w-a.:. <ri ~_, C ::;;~ :; Cl ili 0 ,,,, . ·!. Dark brown TOPSOIL TPSL ·:--; ,, . ,, ,, 0.8 -scattered roots to 2' . . ·.· Brown silty SAND, loose to medium dense, moist (Weathered Till) SM .: I, -trace gravel . . MC= 13.20% '·:I• -iron oxide staining : ' 3.o: . . Brown sandy SILT, medium dense, moiSt . --- MC= 15.90% . . Fines = 60.90% [USDA Classification: slightly gravelly LOAM] ML -becomes medium dense to dense _L 8.o -weak cementation MC=20.40% Test pit terminated at 6.0 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 6.0 feet. I I I I I ' I I I • Earth Solutions NW ST PIT NUMBER TP-7 1805 -136th Place N.E., Suite 201 Bellevue, Washington 98005 PAGE 1 OF 1 Telephone: 425-4494704 Fax: 425-449-4711 CLIENT iCAP E9~, LLC PROJECT NAME ICAP Kennydale Plat PROJECT NUMBER 4088 -PROJECT LOCATION Renton,.Washington DATE STARTED 9/1/15 COMPLETED 9/1/15 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION LOGGED BY KOH CHECKED BY KDH AT END OF EXCAVATION NOTES OeQ!h of Topsoil & Sod 13": grass AFTER EXCAVATION - w .. 0 :r: j:: ffi u; li: e w"' cj :i: (!.) TESTS o.o MA TE RIAL DESCRIPTION w-..J:::! ui ~..J 0 o.:, ~z :, (!.) "' 0 ~·t Dark brown TOPSOIL TPSL · .. •_;' !!·.il 1.0 -scattered roots to 1' MC=S.60% .... Tan silty SAND with gravel, loose to medium dense, moist (Weathered Till) .. -iron oxide staining --·: !. . :, :· -weak cementation MC= 13.10% ' .. ----becomes medium dense to dense ... SM ~. t: •. -becomes very dense .....L •. • -moderate cementatlon --.. -. MC= 10.70% · 7.0 Test pit terminated at 7 .0 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 7 .0 feet. • Earth Soluti TEST PIT NUMBER TP-8 1805 -13Sth Place N.E., Suite 201 Bellevue, Washington 98005 PAGE 1 OF 1 Telephone: 425-449-4704 Fax: 425-449-4711 CLIENT iCAP EquRy,_LLC PROJECT NAME iCAP Kennydale Plat PROJECT NUMBER 408~ -PROJECT LOCATION Renton, Washington ---------- DATE STARTED 9/1/15 COMPLETED 9/1/15 GROUND ELEVATION TEST PIT SIZE EXCAVATION CONTRACTOR NW Excavating GROUND WATER LEVELS: EXCAVATION METHOD AT TIME OF EXCAVATION - LOGGED BY KOH CHECKED BY KOH AT END OF EXCAVATION - NOTES ~th of T OP.:soil & Sod 8"-1 O": grass and crushed rock AFTER EXCAVATION - w ~ ffi ui {) I i\, te wm TESTS cj a.o MATERIAL DESCRIPTION w-..,:;; ui ~..J a a.:, :i ~z (!) VJ 0 TPSL Dark brown TOPSOIL and crushed rock (Fill) o.s .-bricks·to 2' -X Tan silty fine SAND; loose to medium dense moist (Fill} SM -MC =9.80% --2.0 -- ;-~ !' Tan silty fine SANO, medium dense, moist (Weathered Till) ;, ' -iron oxide staining at 2.5' and 4' --•· ... MC=B.70% : ;_ -increased sand content ... ,. --'•: '·' -becomes brownish gray silty SAND with gravel, dense, moist SM ·'.' ::. :.: ' . _JL_ '•' ·.· ::. ? ·:.--weak to moderate cementation ; ~. -becomes dense to very dense ,·. '· ' '·' .. [USDA Classification: slightly gravelly fine sandy LOAM] MC= 12.60% ' ~·--. 7.0 . . Fines=41.00% Test pit terminated at 7.0 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 7.0 feet. I I I I I I i I I I I I I I I ! I I I I I I i "' iii ai ,_ 0 CJ "' " ~ ;: CJ ~ j ~ I= " "' ~ w z w Cl • Earth Solutions NW 1805-136th Place N.E., Suite 201 Bellevue, Washington 98005 Telephone: 425-4494704 Fax: 425-449-4711 ST PIT NUMBER TP-9 PAGE 1 OF 1 CLIENT ICAP Eguilv,i..c,L:,L,,C,.__ _____________ _ PROJECT NAME ICAP Kennvdale Plat PROJECT LOCATION Renton, Washington PROJECT NUMBER 4088 DATE STARTED ~9=/~1/~1~5 ___ _ COMPLETED-9=/~1/~15~---GROUND ELEVATION TESTPITSIZE ------ EXCAVATION CONTRACTOR ~N""W=E,,x~ca~ve,a,,tin~g, _______ _ GROUND WATER LEVELS: EXCAVATION METHOD ---------------AT TIME OF EXCAVATION --------------- AT END OF EXCAVATION -------------- AFTER EXCAVATION - LOGGED BY .cKe,D,eH,,_ ____ _ CHECKED BY ~K_,,D,,.H.,__ __ _ NOTES Depth ofTOQSOi! & Sod 6": grass w ~g ~ ffi w"' ... :; 0 Q.:, !z 0 -. -. - - ___L - TESTS TPSL '-' .. :o.5 SM ~ 1.5 MC= 16.10% SM ,, MC=22.00% ML MA TE RIAL DESCRIPTION Dark brown TOPSOIL Brown silly SAND, loose, moist {Fill} Brown silty SAND, loose to medium dense, moist -trace gravel Brownish gray sandy SILT with gravel, medium dense to dense, moist (Glacial Till) -weak cementation MC= 19.60% ---~~1~7·~0 --:---c-..,,.,--c-,---,---c-cc-=-~~,---,,-,,.---,-,.,----,,--,----~~~---I Test pit tenninated at 7.0 feet below existing grade. No groundwater encountered during excavation. Bottom of test pit at 7. O feet. • Appendix B Laboratory Test Results ES-4088 Earth Solutlons NW, LLC • • Earth Soluti.W • GRAIN SIZE DISTRIBUTION 1805-13St ce N.E., Suite 201 Bellevue, WA 98005 Telephone: 425-284-3300 CLIENT ICAP Equi!}', LLC PROJECT NAME ICAP Kenn~dale Plat PROJECT NUMBER ES-4088 PROJECT LOCATION Renton U.S. SIEVE OPENING IN INCHES I . U.S. SIEVE NUMBERS I HYDROMETER 6 4 3· 2 1.5 1 3 4 112 3 4 6 810 1416 20 30 40 50 60 1001-40200 100 I I I' 'I ' -:-.~ ~ •· I -f.~ I I I 'I I 111 1+ l '-, ~---I 95 l JI ~I ---.__ I -- 90 ---I .. . '\, '-., ~\ I I 85 I ' ~ ... -" I I 80 . I I - I 751-I t. \ I I I \ ,\ 70 I I \ l' 65 --1---\ \ :c S! 60 w I \ \ I ,:: >-55 "' I \ 0:: w 50 -z I \ u:: 1---45 z . I I w I () 40 ---0:: I I w 0.. 35 I ' ' 30 25 --. I 20 t 15 I 10 -1- I I 5 ' I I I I 0 100 10 1 0.1 0.01 0.001 GRAIN SIZE IN MILLIMETERS I COBBLES GRAVEL I SAND SILT OR CLAY I coarse fine I coarse I medium I fine Specimen Identification I Classification Cc Cu • TP-1 7.5ft . USDA: Tan Slightly Gravelly Loam. uses: Sandy ML. . !II TP-4 3.5ft . USDA: Tan Slightly Gravelly Very Fine Sandy Loam. uses: SM. " TP-6 4.0ft. USDA: Brown Slightly Gravelly Loam. uses: Sandy ML * TP-8 7.0ft. USDA: Brownish Gray Slightly Gravelly Fine Sandy Loam. uses: SM. Specimen Identification D100 D60 D30 D10 LL 4 Pl %Silt I %Clay • TP-1 7.5ft. 9.5 I 70.0 !II TP-4 3.5ft. 9.5 0.124 35.9 " TP-6 4.0ft. 9.5 . 60.9 * TP-8 7.0ft. 19 I 0.194 f 41.0 I • EMAIL ONLY EMAIL ONLY Report Distribution ES-4088 • iCAP Equity, LLC 10900 Northeast 81h Street, Suite 1000 Bellevue, Washington 98005 Attention: Ms. Barbara Rodgers CPH Consultants, LLC 11431 Willows Road Northeast, Suite 120 Redmond, Washington 98052 Attention: Mr. Jamie Schroeder, P.E. Earth Solutions NW, LLC AFM \111, Ill ill 1 .. ,, ,1 \l.111.1:._1 "'' Ill 11415 NE 128th St Suite 110 Kirkland WA 98034-• (425)820-3420 •FAX (425)820-3437 www.americanforestmanagement.com ARBORIST REPORT/TREE PLAN FOR KENNYDALEPROJECT PARCELS 3342700415 , --420 , --425 , --427 RENTON , WA February 9, 2016 • • Table of Contents 1. Introduction .............................................................................................................. 1 2. Description ............................................................................................................... 1 3. Methodology ............................................................................................................ 1 4. Observations ........................................................................................................... 2 5. Discussion ............................................................................................................... 2 6. Tree Protection Measures ........................................................................................ 3 7. Tree Replacement ................................................................................................... 3 Appendix Site/Tree Photos -pages 5 -8 Tree Summary Tables -attached Tree Conditions Map -attached Tree Protection Plan -attached Tree retention Worksheet -attached General Tree Protection Fencing Detail -attached American Forest Management 2/9/2016 • • Kennydale Arborist Report 1. Introduction American Forest Management, Inc. was contacted by Jamie Schroeder of CPH Consultants, and was asked to compile an 'Arborist Report' for four parcels located within the City of Renton. The proposed subdivision encompasses parcels 3342700415, --420, --425, --427. Our assignment is to prepare a written report on present tree conditions, which is to be filed with the preliminary permit application. This report encompasses all of the criteria set forth under City of Renton code section 4-4-130. The tree retention requirement is 30% of significant trees. Date of Field Examination: August 27'". 2015 2. Description 40 significant trees were identified and assessed on the property. These are comprised ofa mix of native species and planted ornamental species. A numbered aluminum tag was placed on the lower trunks of the subject trees by the surveying crew. These numbers were used for this assessment. Tree tag numbers correspond with the numbers on the Tree Summary Tables and attached maps. There are only a few issues with neighboring trees. The property is bounded on three sides by roads. There are only two neighboring tree issues on the south property lines which are not anticipated to be concerning. 3. Methodology Each tree in this report was visited. Tree diameters were measured by tape. The tree heights were measured using a Spiegel Relaskop. Each tree was visually examined for defects and vigor. The tree assessment procedure involves the examination of many factors: • The crown of the tree is examined for current vigor. This is comprised of inspecting the crown (foliage, buds and branches) for color, density, form, and annual shoot growth, limb dieback and disease. The percentage of live crown is estimated for coniferous species only and scored appropriately. • The bole or main stem of the tree is inspected for decay, which includes c~vities, wounds, fruiting bodies of decay ( conks or mushrooms), seams, insects, bleeding, callus development, broken or dead tops, structural defects and unnatural Jeans. Structural defects include crooks, forks with V-shaped crotches, multiple attachments, and excessive sweep. • The root collar and roots are inspected for the presence of decay, insects and/or damage, as well as if they have been injured, undermined or exposed, or original grade has been altered. Based on these factors a determination of viability is made. Trees considered 'non-viable' are trees that are in poor condition due to disease, extensive decay and/or cumulative structural defects, which exacerbate failure potential. A 'viable' tree is a tree found to be in good health, in a sound condition with minimal defects and is suitable for its location. Also, it will be wind firm if isolated or left as part ofa grouping or grove of trees. A 'borderline' viable tree is a tree where its viability is in question. These are trees that are beginning to display symptoms of decline due to age and or species related problems. Borderline trees are not expected to positively contribute to the landscape for the long-term and are not recommended for retention. The attached Tree Conditions Map indicates the viability of the subject trees. Page 1 American Forest Management 2/9/2016 I I I I I I ' I I I I I I I I I I I I I I i I I I I I I I ! • • Kennydale Arborist Report 4. Observations The subject trees are comprised of a mix of native and planted species. Native species are comprised of red alder, Scouler's willow, pacific madrone, Douglas-fir and black cottonwood. Planted species include redwood, Ponderosa pine, fiuit trees, Colorado blue spruce, dogwood and Norway maple. Five of the 40 assessed trees are in poor condition and considered non-viable. These are described as follows: Tree #7866 is an over-mature apple variety. The lower trunk is extensively decayed. The subject will likely collapse within the next few years. Tree #76 I 4 is another over-mature apple variety. Its productive life span is compromised by decay and disease. Tree #7217 is an over-mature purple-leaf plum or cherry plum, Prunus cerasifera. It is approximately 98% dead. The trunk and large laterals are cracked. Its structure is compromised by extensive internal decay. The subject will likely collapse within the next few years. See picture below. Tree #7771 is an over-mature red alder. It also has major basal and internal decay/rot. See picture below. The subject is high risk with a high potential for complete trunk failure. Tree #7777 is a semi-mature cluster ofScouler's willow. Many of the stems are in premature decline. Most have developed advanced decay in the lower stems. Productive life span is likely Jess than five years. Additionally, five of the subject trees are considered 'borderline' viable, which are not recommended for retention. These are native pioneer hardwood species of black cottonwood, Scouler's willow and red alder all with significant defects. These are not expected to positively contribute to the landscape for the next decade. 5. Discussion Of the 40 trees assessed, 30 are in a sound and healthy condition, and considered viable. Significant trees are scattered across the site. Five trees are proposed for retention/protection. These are primarily found on the south perimeter of the site. In order to properly protect retained trees, existing grades shall be maintained around them to the fullest extent possible. After review of the proposed design, the subject trees selected for retention can be successfully preserved in good condition, so long as the proper tree protection measures are taken. The drip-lines (farthest reaching branches) for the subject trees can be found on the tree summary tables at the back of this report. These have also been delineated on a copy of the development plan for trees proposed for retention. The information plotted on the attached plan may need to be transferred to a final tree retention/protection plan to meet City submittal requirements. The trees that are to be removed shall be shown "X'd" out on the final plan. The Limits of Disturbance (LOO) measurements can also be found on the tree summary table. This is the recommended distance of the closest impact (soil excavation or fill) to the trunk face. These should be referenced when determining tree retention feasibility. The LOD measurements are based on species, age, condition, drip·line, prior improvements, proposed impacts and the anticipated cumulative impacts to the entire root zone. Tree Protection fencing shall be initially located a few feet beyond the drip-line edge of retained trees per the attached plan, and only moved back to the LOO when work is authorized and ready to commence. The proposed water main line northwest of the large redwood tree #78 I 9 is approximately I 8' from the trunk face. The recommended LOO is I 6'. Any roots greater than 2" in diameter encountered during utility work shall be pruned clean to sound tissue prior to backfilling. Page 2 American Forest Management 2/9/2016 • • Kennydale Arborist Report The new sidewalk adjacent to Lake WA Blvd will be designed to afford Tree #7520 more space. The proposed sidewalk is outside of the recommended LOO. Impacts to the subject tree related to sidewalk improvements are not expected to be significant. There are no major conflicts concerning neighboring trees. The property is bounded on three sides by roads. Subject trees #7790 and #109 situated on the south perimeter are well positioned for retention. For Tree #7790, maintain existing grades within 8' of the property line and 5' for Tree #109. Keep retaining walls outside of tree protection zones. Finished landscaping work within the drip-lines of retained trees shall maintain existing grades and not disturb fine root mass at the ground surface. Finish landscape with beauty bark or new lawn on top of existing grade. Add no more than 2" to 4" of mulch/beauty bark or 2" of composted soil to establish new lawn. Raising the grade more than a few inches will have adverse impacts on fine roots by cutting off oxygen causing suffocation. 6. Tree Protection Measures The following general guidelines are recommended to ensure that the designated space set aside for the preserved trees are protected and construction impacts are kept to a minimum. 1. Tree protection fencing should be erected around retained trees and positioned just beyond the drip-line edge prior to moving any heavy equipment on site. Doing this will set clearing limits and avoid compaction of soils within root zones of retained trees. 2. Any existing infrastructure to be removed within the drip-line or tree protection zone shall be removed by hand or utilizing a tracked mini-excavator. 3. Excavation limits should be laid out in paint on the ground to avoid over excavating. 4. Excavations within the drip-lines shall be monitored by a qualified tree professional so necessary precautions can be taken to decrease impacts to tree parts. A qualified tree professional shall monitor excavations when work is required and allowed within the "limits of disturbance". 5. To establish sub grade for foundations, curbs and pavement sections near the trees, soil should be removed parallel to the roots and not at 90 degree angles to avoid breaking and tearing roots that lead back to the trunk within the drip-line. Any roots damaged during these excavations should be exposed to sound tissue and cut cleanly with a saw. Cutting tools should be sterilized with alcohol. 6. Areas excavated within the drip-line of retained trees should be thoroughly irrigated weekly during dry periods. 7. Preparations for final landscaping shall be accomplished by hand within the drip-lines of retained trees. Large equipment shall be kept outside of the tree protection zones at all times. Simply finish landscape within 10' of retained trees with a 2" to 4" layer of organic mulch. 7. Tree Replacement Supplemental trees will likely be necessary to meet the retention requirement, given the low potential for successful tree retention. The tree retention calculation is based on 26 significant trees, not including high-risk or danger trees (6), or trees within proposed public streets (8). The retention requirement for the site is 30%, therefore, a total of8 trees are required for retention per code. The fo11owing replacement requirements are necessary when retained/protected trees do not meet the minimum requirement per 4-4-130 H. Performance Standards for Land Development/Building Permits: e. Replacement Requirements: As an alternative to retaining trees, the Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Page 3 American Forest Management 2/9/2016 I I I I I i I I I I I I I I ' I ' I I I I I I I I i I I I I I I I I • • Kennydate Arborist Report i. Replacement Ratio: When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2'J caliper or an evergreen at least six feet (6~ tall, shall be planted at a rate of twelve (/2) caliper inches of new trees to replace each protected tree removed Up to fifty percent (50%) of trees required pursuant to RMC 4-4-070, Landscaping, may contribute to replacement trees. The City may require a surety or bond to ensure the survival of replacement trees. The proposal is to retain or protect five significant trees, therefore three will need to be replaced per the above. This will require the supplemental planting of 18 -2" caliper replacement trees for a total replacement of 36 caliper inches (3 X 12). Nine of these will be satisfied by landscaping requirements so an additional nine will be required above the minimum density requirement of two trees per lot. The Tree Retention Worksheet is attached. New tree plantings shall be given the appropriate space for the species and their growing characteristics. Confer with the City's Urban Forester for appropriate replacement species. For planting and maintenance specifications, refer to municipal code 4-4-070 Landscaping. There is no warranty suggested for any of the trees subject to this report. Weather, latent tree conditions, and future man-caused activities could cause physiologic changes and deteriorating tree condition. Over time, deteriorating tree conditions may appear and there may be conditions, which are not now visible which, could cause tree failure. This report or the verbal comments made at the site in no way warrant the stroctural stability or long term condition of any tree, but represent my opinion based on the observations made. Nearly all trees in any condition standing within reach of improvements or human use areas represent hazards that could lead to damage or injury. Please call if you have any questions or I can be of further assistance. Sincerely, Bob Layton ISA Certified Arborist #PN-2714A Tree Risk Assessment Qualified (TRAQ) Page4 American Forest Management 2/9/2016 e Kennydale Arborist Report Tree #7771 -Non-viable Page 5 American Forest Management 2/9/2016 Kennydale Arborist Report Page6 American Forest Management 2/9/2016 e Kennydale Arborist Report Page 7 American Forest Management 2/9/2016 Kennydale Arborist Report Page8 American Forest Managem ent 2/9/2016 TreefTa.9_ I Species 7785 burgundy Norway maple 7217 purple-leaf plum 7696 Pacific madrone 101 Pacific madrone 102 big leaf maple 7962 black cottonwood 7520 western red cedar 103 European white birch 7783 Douglas-fir 7784 Douglas-fir 7772 red alder 7771 red alder 7780 Scouler's willow 7778 black cottonwood 7777 Scouler's willow 7782 western red cedar 7770 Colorado blue spruce 7765 red alder 104 weeping willow 7766 Douglas-fir 105 Italian plum 7536 redwood 7866 apple 7865 apple 7535 Ponderosa pine 7534 Ponderosa pine 106 pear 7532 Ponderosa pine 7531 European white birch Tree Summary Table For: Kennydale Project Renton Native/ Planted/ Volunte, DBH Hei.9_ht Drip-Line_Jfeet) N S E W p 35 63 27/16 25/NA 25/15 24/15 p 16 22 X X X X N 12 22 14/10 5/10 8/8 13/10 N 11 24 12/8 10/8 10/8 8/8 N 10 32 14/8 12/8 12/8 12/8 N 17 52 18/14 16/14 13/10 15/12 N 22 46 14/12 18/16 14/12 18/14 V 11 44 10/8 12/8 8/8 10/8 p 15 41 14/10 14/10 14/10 12/10 p 15 45 14/10 14/10 8/10 12/10 N 15 48 14/10 10/10 14/10 14/10 N 23 50 X X X X N 14 43 12/10 12/10 8/8 10/8 N 11 43 6/8 6/8 6/8 8/8 N 6"-8" 40 X X X X N 15 40 10/6 12/10 10/10 10/10 p 12 28 8/6 10/10 8/8 8/8 N 13, 11 48 16/10 8/10 16/10 12/10 p 12 33 16/10 10/10 16/10 12/10 N 21 56 16/14 18/16 14/12 16/14 V 6"-12" 32 12/10 16/10 14/10 16/12 p 35,38 86 20/16 23/18 24/18 20/18 p 16 30 X X X X p 12,12 30 10/10 12/10 8/10 12/10 p 28 82 16/12 25/16 12/12 12/12 p 19 76 13/10 14/12 8/10 10/10 p 10,9 14 6/8 10/8 8/8 10/8 p 22 72 12/14 12/14 12/12 10/12 V 13 56 10/10 14/10 10/10 8/10 Drip-Line measurements from face of trunk American Forest Mana.9_ement, Inc. Date: 8/27/2015 Inspector: Layton Condition Viability Comments FAIR-GOOD VIABLE LARGE SPREADING CROWN POOR NON-VIABLE 95% DEAD, CRACKED FAIR-GOOD VIABLE YOUNG.NATURAL LEAN • GOOD VIABLE YOUNG FAIR VIABLE YOUNG, FORKED TOP FAIR-POOR BORDERLINE LARGE GIRDLING ROOT, CROOKED TRUNK GOOD VIABLE NO CONCERNS FAIR VIABLE TYPICAL GOOD VIABLE YOUNG, FULL CROWN GOOD VIABLE YOUNG, FULL CROWN FAIR-POOR BORDERLINE LARGE CAVITY, SIGNIFCANT DECAY POOR NON-VIABLE EXTENSIVE TRUNK ROT, DYING TOP, HIGH RISK FAIR VIABLE TYPICAL FAIR VIABLE YOUNG, POOR FORM POOR NON-VIABLE CLUSTER, DECAY, DECLINE FAIR VIABLE BROKEN TOP, GOOD COLOR FAIR-GOOD VIABLE NATURAL LEAN SOUTH, TYPICAL FAIR-POOR BORDERLINE FORKED AT ROOT CROWN, WEAKLY ATTACHED FAIR VIABLE INJURED TRUNK, OKAY FOR NOW • GOOD VIABLE YOUNG TO SEMI-MATURE FAIR-POOR BORDERLINE HEAVY LEANS, SOME DECLINE, SUPPRESSED GOOD VIABLE LARGE SPECIMENS POOR NON-VIABLE EXTENSIVE ROT, MATURE FAIR VIABLE TYPICAL FAIR VIABLE FORKED TOP, MODERATE RISK FAIR VIABLE FORKED TOP, MODERATE RISK FAIR VIABLE HEAVILY PRUNED FAIR VIABLE TYPICAL FAIR VIABLE TYPICAL I ----------------- Tree/Tag I Species 7530 Ponderosa pine 7529 Colorado blue spruce 7528 pacific madrone 7614 apple 107 noble fir 108 dogwood 7657 apple 7819 redwood 7820 European white birch 7821 Colorado blue spruce 110 Scourer's willow 7172 big leaf maple 7790 black locust 109 Japanese maple Tree Summary Table For: Kennydale Project Renton Native/ Planted/ VolunteE DBH p p N p p p p p V 9,11 p N 4"-7" N 34 15 12 16 10 10 12 56 25 16 V 15, 10, 12 p 8 Hei_9_ht N 82 18/14 34 12/12 25 10/10 18 X 30 6{7 18 BIB 22 8/8 73 28118 51 16/8 70 14/12 30 18/12 40 13/8 68 10/8 24 10/8 Drip-Line (feet) S E W 24/16 12/14 16/14 10/12 14/12 10/12 16/12 8110 12/10 X X X 5{7 5{7 6f7 10/8 10/8 BIB 12/NA 10/8 13/10 NA 26/18 22/16 NA 10/8 8/10 NA 12/10 14/14 16/12 14/10 12/12 NEIGHBORING TREES NA 19/12 15/12 NA 10/10 16/12 NA 8/8 12/10 Drip-Line measurements from face of trunk ---------------I American Forest Mana_9_ement, Inc. Date: 8/27/2015 Inspector: Layton Condition Viability Comments GOOD VIABLE NO CONCERNS GOOD VIABLE YOUNG FAIR VIABLE TYPICAL POOR NON-VIABLE OVER-MATURE FAIR VIABLE LARGE FROST CRACK FAIR VIABLE TOPPED IN PAST • FAIR VIABLE HEAVILY PRUNED GOOD VIABLE TYPICAL FAIR VIABLE TYPICAL GOOD VIABLE NO CONCERNS FAIR BORDERLINE LARGE CLUSTER, SHORT-LIVED FAIR VIABLE MULTIPLE TRUNKS FAIR VIABLE MATURE FAIR VIABLE TYPICAL • lll ~ 0:: <D f,-~ ~ q i z i 'ft: .I' -N !5~ zZ -o w .= ~ as 0:: tu w 0:: C 0:: 0:: 0 :iL,. 1\1 " r l_ I ! I i i I I I II [ ~ l5l ~ \., ' ~ ,, I ~ " ~ ~ ! .... "( " ~ "' ~ ~ 'le: (Z ~ ~ ~I ' \ ~ " ·\ I lcJ 1 ( ~ ~ h,\ ~ t ~ '-1> " ~ ~-~ ~ ~ ~ ... , .. ~ i;: ~ ~\ I,.. k. " I t ~ <\. I!: ~. -<l1 ~ ... , ~ " . " 't' \~ ;, ' i ~ ! ;: • • t-~~:e~r~:~ti!d!f~~· ~'.~~:~!~g~;*r :¥~:~~R:~~:t.ef~ DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --~Iferiton ® 1. 2. 3. 4. 5. 6. 7. 8. TREE RETENTION WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov Total number of trees over 6" diameter', or alder or cottonwood trees at least 8" in diameter on project site Deductions: Certain trees are excluded from the retention calculation: Trees that are dangerous 2 Trees in proposed public streets Trees in proposed private access easements/tracts Trees in critical areas 3 and buffers Total number of excluded trees: Subtract line 2 from line 1: d.;I r, // ft,~ ?t ~., .(j / t./ • ,s ' "? / er ?-,_ft Next, to determine the number of trees that must be retained 4 , multiply line 3 by: 0.3 in zones RC, R-1, R-4, R-6 or R-8 0.2 in all other residential zones 8 0.1 in all commercial and industrial zones .7 List the number of 6" in diameter, or alder or cottonwood trees c· over 8" in diameter that you are proposing5 to retain 4: :;, Subtract line 5 from line 4 for trees to be replaced: (if line 6 is zero or less, stop here. No replacement trees are required) .a-3 Multiply line 6 by 12" for number of required replacement inches: 6 7 r;_, Proposed size of trees to meet additional planting requirement: trees trees trees trees trees trees trees trees trees trees inches (Minimum 2" caliper trees required) ? •~ inches per tree 9. Divide line 7 by line 8 for number of replacement trees 6: / t,1 (If remainder is .5 or greater, round up to the next whole number) /0 trees 1 Measured at 4.5' above grade. 2 A tree certified, in a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or property by a licensed landscape architect, or certified arborist, and approved by the City. 3 Critical areas, such as wetlands, streams, floodplains and protected slopes, are defined in RMC 4-3-050. 4 Count only those trees to be retained outside of critical areas and buffers. s The City may require modrrication of the tree retention plan to ensure retention of the maximum number of trees per RMc 4-4-130H7a. 6 When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted. See RMC 4-4-130.H.1.e.(ii) for prohibited types of replacement t~ees. 1 H:\CEO\Oata\Forms·Templates\Self-Help Handouts\Plannlng\Tree Retention Worksheet.docx 08/2015 ----------------------------- -------- ------------------- Crown drip line a other 11ml of Tree Protection area. See Site/Utility Plan for fence alignment. ~ ~~~ ~Pft-(f ~ /77,f:_ ~v);-1 "> C'( \ / ¥, ~ ""'r (_ -?!')I}' Jj 't \-, -',L~ h, t.,_) <olr-Q ~ ,,__If), ,:rf' 1,n.r~ =._ \ '\ ~ L. "'-J '-0 <._ ~ '---' ,J • V ~ '-qi, %, fJ ( ~~~~ 1¥r'---,,<'~. ~. -~'W)ei-1) )j; / :r~'1~11-:-.,·'tJ.-&~c~~~~~ d.v~./ · i ~ ;p Pr. ,,:s.; ' ' -e_,'{i~ _-s;;; £' , • '· ,.;;i Zt 0.. . tifrY '6;f_-;,/R,,_,= ·~~ / 85"x11 ·-.• , 7f Ji 'f-i g ih · ~" ·-,,. V ,.,, laminated In aJi' ll5m~~~ plastic spaced Ill KEEP OUT every 50' TREE along the fence. ~ N°""" 1. No pruning shall be performed unless under the dkecticn of an arborlst. 2.. No equipment shall be stored or Operated ioskSe the protectiv.e fencing including during fence installation and removal. 3. No storage of materials shad occur inside the protective fencing. 4. Refer to SiteNbllty Plan for any modifications to the-Tree Protection Area. 5. Unauthorized activities in tree protection area may require evaluation by private artxxist to identify Imp.acts and mitigation required. 6. Exposed Roots: For roots >1" damaged during construction, make a dean straight cut to removed dama,red POrtion and inform dtv arborist. _,,,.,., / .,,,---Tree Ptotertton ,// fence: High density ,... ,,. polyethylene fencing 'Mttl 3.5" x 1.5" openings; Color· orange. Steel ~ insta!led at 8' o.c. ~. 7 X 6' steel po$lS /" or approved equal ,/ ----S' !!,;ck layer of mulch. ---·-·--· Maintrin e);isting grade 'Mth the tree protection fence ~~~~~~~/),~~~~~-~~v·· ""--= -""~ ..>,>-~ -~ ' ----.,-.c, =<0--:,--: '~--~ ...__::.......--! /;-. , -......::1~-=~ ;\ !1 t·~ }l """""' """'™8e imk:ated on the plans Ji. ,ft, '71~ SECTlON VIEW 0 TREE PROTECTION DETAIL • • --------~-----------------,,--------------------------.,' DEPARTMENT OF COM~ITY AND ECONOMIC DEVELOPMENT TREE RETENTION WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 Fax: 425-430-7231 1. Total number of trees over 6" diameter1 , or alder or cottonwood trees at least 8" in diameter on project site 2. Deductions: Certain trees are excluded from the retention calculation: Trees that are dangerous2 Trees in proposed public streets 40 trees 5 trees 9 trees trees Trees in proposed private access easements/tracts Trees in critical areas 3 and buffers trees . ~;-~ -,_,, Total number of excluded trees: 14 trees . ,0 ,0 ~.\.~(,_ 'J I..~ /_ u I 3. Subtract line 2 from line l: 26 trees 4. Next, to determine the number of trees that must be retained 4 , multiply line 3 by: 0.3 in zones RC, R-1, R-4, R-6 or R-8 5. 6. 7, 0.2 in all other residential zones 0.1 in all commercial and industrial zones List the number of 6" in diameter, or alder or cottonwood trees over 8" in diameter that you are proposing5 to retain 4 : Subtract line 5 from line 4 for trees to be replaced: (if line 6 is zero or less, stop here. No replacement trees are required) Multiply line 6 by 12" for number of required replacement inches: 8 trees ------- ___ ,;;5 ___ trees 3 trees ------- 36 inches __ __c:..;;_ __ _ 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required) __ __:2:__ __ inches per tree 9. Divide line 7 by line 8 for number of replacement trees 6 : 18 trees (If remainder is .5 or greater, round up to the next whole number) ------- 1 Measured at 4.5' above grade. 2 A tree certifled, in a written report, as dead, terminally diseased, damaged, or otherwise dangerous to persons or property by a licensed landscape architect, or certified arborist, and approved by the City. 3 Critical areas, such as wetlands, streams, floodplains and protected slopes, are defined in RMC 4-3-050. 4 Count only those trees to be retained outside of critical areas and buffers. 5 The City may require modification of the tree retention plan to ensure retention of the maximum number of trees per RMC 4-4-130H7a. 6 When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted. See RMC 4-4-130.H.1.e.(ii) for prohibited types of replacement trees. 1 P: \project\0139\15001 \Permit Apps\Pre-Plat\ T reeRetentio n Worksheet.docx 03/2015 linimum Tree Density • f minimum tree density shall be maintained on each residentially zoned lot (exempting single-family dwellings in R-10 and R-14). The tree density may consist of existing trees, replacement trees, or a I b' . com 1nat1on. i Detached single-family development7: Two (2) significant trees8 for every five thousand (5,000) sq. ft. of lot Jrea. For example, o lot with 9,600 square feet and a detached single-family house is required to have four (4) s~gnificant trees or their equivalent in caliper inches (one or more trees with o combined diameter of 24"}. This J determined with the following formula: I t LotArea ) x 2 = Minimum Number of Trees 1 5,000sq.ft. Multi-family development (attached dwellings): Four (4) significant trees8 for every five thousand (5,000) sq. I ft. of lot area. l LotArea ) x 4 \( 5,000 sq.ft. I Minimum Number of Trees ' ELmple Tree Density Table: Uot Lot size Min significant New Trees Retained Trees Compliant I trees required i 5,000 2 2 @ 2" caliper 0 Yes 2 10,000 4 0 1 tree {24 caliper Yes i inches) 3 15,000 6 2@ 2" caliper 1 Maple-15 Yes I caliper inches ! 1 Fir -9 caliper inches. I 7 Lots developed with detached dwellings In the R-10 and R-14 zoned are exempt from maintaining a minimum number of significant trees onsite, ho1wever they are not exempt from the annual tree removal limits. 8 or\the gross equivalent of caliper inches provided by one (1) or more trees. I 2 P :\project\0139\15001 \Permit Apps\Pre-Plat\ TreeRetention Worksheet.docx 03/2015 I • ·----------------- • Connie Crothers From: Sexton, Cindy <dndy.sexton@sos.wa.gov> Sent: Tuesday, February 9, 2016 11:53 AM To: Connie Crothers (i;·s n s ',NZA LAKEVIEW Office of the secretary of State Corporations & Charities Division Congratulations: Your online filing has been completed. Company Name: UBI Number: Effective date: Application ID: SENZA LAKEVIEW 603-583-713 2/8/2016. 3634531 February 9, 2016 • You will receive a certificate and a copy of your filed documents via US Mail. ' '- Registering your business with the Secretary of State was your first step. Now, you may need to be registered with the Business Licensing Service to address taxes, employment, and specific licensing requests. Please visit http://bls.dor.wil.gov/ for more information. Be sure to use your new Unified Business Identifier (UBI) listed above on all state registrations. Thank you for using our online filing service! Corporations Division 801 Capitol Way S. Olympia, WA 98504-0234 corps@sos,wa.gov 360-725-0377 ' I ' I I I I I i I I ' I ' I I I I I I I I I I I I I I I I I I Washington Secretary of Stat.rporations: Page Title Here • Page I of I i}11<1ulwyl, ,/§J'/_ y: '-_ \ _, Sccretar,v'i,f State (; I) ]< [' I, I{ 1\ 'J ! ! f ,\ I( 1<1, _, . . /·. IIJ liOME ii CORPORATIONS MENU ii SEARCH Steps to Register Cofl)orate Name Contact Info Articles of Incorporation Registered Agent Initial Directors Incorporators Signature Confirm Information Shoppln!;l Cart Credit Card ~ Print Receipt The following Items ha11e been charged to your credit card. Requested Name• SENZA LAKEVIEW Appllcation 3634531 Tracking ID: 3176476 ID: FIiing Date: 2/8/2016 Amo'-!nt: $50.00 Credit Card: xxxx-xxxx-Authorization 0111 ss_ 45491311212a66J6ao 1312 XXXX-7530 Number: Confirmation Email: Connle@lcapequlty.com Important: Flllngs are not complete until the documents have been reviewed and approved by the Corporations Division Every effort will be made to complete this nung within the next few business days. Notice will be sent to vou when the review is complete. ~em foe n ~Pdntec·trlcndlYH veauon of this oaae Thank you for using our electronic filing process. Please let us know what you think of this new service by clickioa here. For Information about these filings, call 360· 725·0377 ond select option 5, or send email to CorosOnHneFIUoo@sos wa aov. Address C2nfidentlalltv I ~ I ~ I Charitable Trusts & Sollcltatlons I Como@tions ! D!oitat Slonatua:s Elections & Yotlnn I International Trade I Ub.raa. I Medals or Merit & Valor I News Relcans I Oral History I Product/Yltv Board ~ 1 Slm...5.eaJ t washlnotoo HlstoCY Washington Secretary of State 801 Capitol Way South, PO Box <10234 OLYMPIA WA 98504·0234 (360) 725·0377 """'-""" hnps://corps2.sos.wa.gov/NonProfitCorporation/Pages/Done.aspx • 2/8/2016 • • Date: 2/8/2016 Make Payable To: Method of Delivery: Address if Mailed: Address: City, State, Zip Code: Explanation of Expense: iCap Entity or Project: • 11. iCapEquity Check Disbursement Request Form Requested By: Connie Crothers King County Recorders office Mailed King County Administration Bldg. 500 Fourth Avenue, Room 430 Seattle, WA 98104~2357, Seattle, WA 98104 Accounting Charge Code (filled in by Controller): Amount to be Paid $50.00 Note: Approved By: Date: --------- I ! ' I I I I I i I I I I I I I I I I I • ~ KingCounty Records and Elections Division Recorder's Office Dep1111mc11t ofr~ccutive Si;,rvi01::s King County Adminis1n11ion Buildinr 300 Fuu.rth Avenue, Room 430 Seattle, WA98104-2337 (206) 477-6620 (206) 296..0109 TDD (206) l0!-8396 FAX • Plat and Condominium Name Reservation Request Please NOTE: There is a $50.00 fee for this transaction Reservation Type: X PLAT c CONDOMINIUM Name Reserved: Reserved by: Contact: Telephone: 1C~p ~'1=r~--------~ Conni ~i:b. .,._. 5 <ta s -~, 'il -9oe,o Address: City. State, Zip: ~.soc Section: ~ To=ship: ii 1 N Range: _5_f. __ "1~·~mc,..._ __ _ Quarter: Sw Y Y Quarter: ~l',).,,,w~.c.Y.., '-1~--c-~==~~=~ Tax Parcel Number::3,3fo!7M4t t31140oo -'1.s!,2 ~3'14 7tl:'f..?.5 Comments: il'<'~='l-".!l.,,_,.,_,70<"'-"t}'--l'-1,_,:5 .. _Q.....1.. ____________ _ Signed: LI Cs.c,o,4p'"1--'/::,a,"""'-r~•-''oJ.i\'-9,._,,,,.. L' +-, _.(-'L.="c_=-___ (Developer) This name reservation \vill expire one year from the date this request is filed with the KING COUNTY RECORDERS OFFICE. If the condominium or plat has not been decl11red \\ithin this time, and reservation of this name is still desired, u new NAME RESERVATION REQUEST must be filed. The fee for Plat 11nd Condo Nflme Reservations is $50.00 per KCO 2. 12.120.D FOR RECORDERS USE ONLY: Approved: Date Filed: Date Reservation Expires: Sent to Assessor's: ______ (Records) _____ ,(Assessor) • • • • PLAT NAME RESERVATION CERTIFICATE TO: CONNIE CROTHERS 3535 FACTORIA BLVD SE #500 BELLEVUE, WA 98006 PLAT RESERVATION EFFECTIVE DATE: Febr\Jary 11, 2016 The plat name, SENZA LAKEVIEW has been reserved for future use by ICAP LAKEVIEW LLC. I certify that I have checked the records of previously issued and reserved plat names. The requested name has not been previously used in King County nor is it currently reserved by any party. This reservation will expire February 11, 2017, one year from today. It may be renewed one year at a time. If the plat has not been recorded or the reservation renewed by the above date it wilt be deleted. jlJ...~-, cl-- Deputy Auditor J • When Recorded, Return to: Barbara Rodgers c/o iCap Equity 3535 Factoria Blvd SE #500 Bellevue, Washington 98006 • r~~·r,--~~· ,rr-----, \..i.._.,_/, ~ .• ._ ...... ~' ),' MAR O 4 20i6 DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR SENZA LAKEVIEW Grantor: iCap Lakeview, LLC, a Washington limited liability company Grantee: Plat of Senza Lakeview; Senza Lakeview Home Owners Association Legal Description (abbreviated): PTN TRACT 87, 88 AND 89, C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADD TO SEATTLE NO. 2 Full legal on Exhibit A. Assessor's Tax Parcel ID#: 3342700425, 3342700420, 33427004 l 5, 3342700427 Reference Nos. of Documents Released or Assigned: None ~-----------------~-- ·• • TABLE OF CONTENTS ARTICLE SECTION PAGE Article I Creation of the Community ................................................................................ 1 1.1. Purpose and Intent. ....................................................................................................... I 1.2. Binding Effect.. ............................................................................................................ I Article II Concepts and Definitions .................................................................................... 2 Article III Use and Conduct .............................................................................................. 7 3.1. Framework for Regulation ........................................................................................... 7 3.2. Authority to Enact Use Restrictions ............................................................................. 7 3.3. Owners' Acknowledgment and Notice to Purchasers .................................................. 8 3.4. Protection of Owners and Others ................................................................................. 8 Article IV Architecture and Landscaping ...................................................................... 10 4.1. General. ...................................................................................................................... I 0 4.2. Design Review ........................................................................................................... I 0 4.3. Guidelines and Procedures ......................................................................................... 11 4.4. No Waiver of Future Approvals ................................................................................. 13 4.5. Variances .................................................................................................................... 14 4.6. Limitation of Liability ................................................................................................ 14 4.7. Certificate of Approval. .............................................................................................. 14 Article V Maintenance and Repair ................................................................................... 14 5.1. Maintenance of Areas of Common Responsibility .................................................... 14 5.2. Maintenance ofUnits ................................................................................................. 14 5.3. Responsibility for Repair and Replacement. ............................................................. 15 Article VI The Association and its Members ................................................................. 16 6.1. Function of Association ............................................................................................. 16 6.2. Membership ................................................................................................................ 16 6.3. Voting ......................................................................................................................... 16 6.4. Notice ......................................................................................................................... 17 Article VII Association Powers and Responsibilities ...................................................... 17 7.1. Acceptance and Control of Association Property ...................................................... 17 7 .2. Maintenance of Areas of Common Responsibility .................................................... 17 7 .3. Insurance .................................................................................................................... 19 7.4. Compliance and Enforcement. ................................................................................... 22 7.6. Indemnification of Officers, Directors, and Others ................................................... 24 7. JO. Relations with Other Properties .............................................................................. 25 7.11. Facilities and Services Open to the Public ............................................................ 25 7 .12. Permit Matters ......................................................................................................... 26 7.13. Relationship with Tax-Exempt Organizations ........................................................ 26 I \ I I I I I I I I ! I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I • •· Article VIII Association Finances ...................................................................................... 26 8.1. Budgeting and Allocating Common Expenses .......................................................... 26 8.2. Budgeting for Reserves .............................................................................................. 27 8.4. Specific Assessments ................................................................................................. 28 8.5. Authority To Assess Owners; Time of Payment.. ...................................................... 28 8.6. Obligation for Assessments ........................................................................................ 28 8. 7. Lien for Assessments ................................................................................................. 29 8.10. Reimbursement of Declarant for Common Area Development and Capitalization of Association ........................................................................................................................... 30 9.1. Expansion by Declarant.. ........................................................................................... 31 9.2. Expansion by the Association .................................................................................... 31 9.3. Additional Covenants and Easements ........................................................................ 32 9.4. Effect of Recording Supplemental Declaration ......................................................... 32 Article X Additional Rights Reserved to Declarant ........................................................ 32 JO.I. Withdrawal ofProperty ........................................................................................... 32 I 0.2. Governmental Interests ........................................................................................... 32 10.3. Marketing and Sales Activities ............................................................................... 32 10.4. Right To Develop .................................................................................................... 32 I 0.5. Right To Approve Additional Covenants ............................................................... 33 I 0.6. Right To Approve Changes in the Standards Within the Community .................... 33 10.7. Right To Transfer or Assign Declarant Rights ....................................................... 33 I 0.8. Easement To Inspect and Right To Correct. ........................................................... 33 10.9. Right to Notice of Design or Construction Claims ................................................. 34 I 0.10. Termination of Rights .......................................................................................... 34 Article XI Easements ........................................................................................................ 34 11.1. Easements in Common Area ................................................................................... 34 11.2. Easements of Encroachment. .................................................................................. 35 11.3. Easements for Utilities, Etc ..................................................................................... 35 11.4. Easements To Serve Additional Property ............................................................... 36 11.5. Easements for Maintenance, Emergency, and Enforcement.. ................................ 36 11.6. Technology Utility Easements ................................................................................ 37 Article XII Exclusive Common Areas .............................................................................. 37 12.1. Purpose .................................................................................................................... 37 12.2. Designation ............................................................................................................. 37 12.3. Use by Others .......................................................................................................... 38 Article XIII Party Walls and Other Shared Structures ................................................... 38 13.1. General Rules of Law to Apply .............................................................................. 38 13.2. Maintenance; Damage and Destruction .................................................................. 38 13.3. Right to Contribution Runs With Land .................................................................. 38 ii • • Article XIV Dispute Resolution and Limitation on Litigation ....................................... 38 Article XV Mortgagee Provisions ..................................................................................... 39 15.1. Notices of Action .................................................................................................... 39 15.2. Special FHLMC Provision ...................................................................................... 40 15.3. Other Provisions for First Lien Holders .................................................................. 40 15.4. Amendments to Documents .................................................................................... 41 15.5. No Priority .............................................................................................................. 42 15.6. Notice to Association .............................................................................................. 42 15.7. Failure of Mortgagee To Respond .......................................................................... 42 15.8. Construction of Article XV ..................................................................................... 42 15.9. Amendment by Board ............................................................................................. 42 Article XVI Changes in Ownership of Units .................................................................... 42 Article XVII Changes in Common Area ........................................................................... 42 1 7. l. Condemnation ......................................................................................................... 43 17.2. Partition ................................................................................................................... 43 17.3. Transfer or Dedication of Common Area ............................................................... 43 Article XVIII Amendment of Declaration ......................................................................... 43 18. l. By Declarant. .......................................................................................................... 43 18.2. By Members ............................................................................................................ 44 l 8.3. Validity and Effective Date .................................................................................... 44 l 8.4. Exhibits ................................................................................................................... 44 "A" Land Initially Submitted to Declaration "B" Initial Use Restrictions iii • • DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR SENZA LAKEVIEW THIS DECLARATION OF COVENANTS, CONDITIONS, AND RESTRICTIONS FOR SENZA LAKEVIEW is made this_ day of , 2016, by iCap Lakeview, LLC, a Washington limited liability company ("Declarant"), for the real property described in Exhibit A and for such additional real property as Declarant elects to add to the Declaration, if any. Article I Creation of the Community I. I. Purpose and Intent. Declarant, as an owner of the real property described in Exhibit "A," intends by Recording this Declaration to create a general plan of development for the community identified in the title to this Declaration. This Declaration provides a flexible and reasonable procedure for the future expansion of the Properties to include additional real property as Declarant deems appropriate, and provides for the overall development, administration, maintenance, and preservation of the real property now and hereafter comprising the Properties. An integral part of the development plan is the creation of a Homeowners Association comprised of all owners of real property in the Properties to own, operate, and maintain various common areas and community improvements, and to administer and enforce this Declaration and the other Governing Documents referred to in this Declaration. 1.2. Binding Effect. All property described in Exhibit "A," and any property which is made a part of the Properties in the future by Recording one or more Supplemental Declarations, or Amendments to the Declaration, shall be owned, conveyed, and used subject to all of the provisions of this Declaration, which shall run with the title to such property. This Declaration shall be binding upon all Persons having any right, title, or interest in any portion of the Properties, their heirs, successors, successors-in-title, and assigns. This Declaration shall be enforceable by Declarant, the Association, any Owner, and their respective legal representatives, heirs, successors, and assigns, perpetually to the extent permitted by law. If, however, the period for the enforcement of covenants running with the land is limited by law, the Declaration shall be enforceable as provided above for a period of 20 years. After such time, this Declaration shall be extended automatically for successive periods of l 0 years each, unless an instrument signed by a majority of the then Owners has been Recorded within the year preceding any extension, agreeing to amend, in whole or in part, or terminate this Declaration, in which case this Declaration shall be amended or terminated as specified in such instrument. If any provision of this Declaration is determined by judgment or court order to be invalid, or invalid as applied in a particular instance, such determination shall not affect the validity of the other provisions or applications. 1.3. Governing Documents. The Governing Documents, as defined in Section 2.16, create a general plan of development for the Properties which may be supplemented by additional covenants, restrictions, and easements applicable to the Properties. In the event of a conflict between or among the Governing Documents and any such additional covenants or restrictions, or the provisions of any other rules or policies governing the Properties, the I I I I I I I I I I I I I \ I i I I I I I I I I i I I I I I I I I I I I I • • Governing Documents shall control. Nothing in this Section shall preclude any Supplemental Declaration or other Recorded covenants applicable to any portion of the Properties from containing additional restrictions or provisions which are more restrictive than the provisions of this Declaration. All provisions of the Governing Documents shall apply to all Owners and to all occupants of their Units, as well as their respective tenants, guests, and invitees. Any lease on a Unit shall provide that the lessee and all occupants of the leased Unit shall be bound by the terms of the Governing Documents. Article II Concepts and Definitions The terms used in the Governing Documents shall generally be given their natural, commonly accepted definitions unless otherwise specified. Capitalized terms shall be defined as set forth below. 2.1. "Areas of Common Responsibility": The Common Area, together with such other areas the Association has or assumes responsibility pursuant to the terms of this Declaration, the Plat, any Supplemental Declaration, or the Plat, other applicable covenants, contracts, or agreements. 2.2. "Articles of Incorporation" or "Articles": The Articles of Incorporation of the Association, as filed with the Washington Secretary of State to establish the Association as a non-profit corporation under Washington State law. 2.3. "Association": The non-profit homeowners Association formed with the Washington State Secretary of State for the purpose of administering this Declaration on behalf of the Owners, and its successors or assigns. The Association is named the "Senza Lakeview Home Owners Association." 2.4. "Base Assessment": Assessments levied on all Units subject to assessment under Article Vlll to fund Common Expenses for the general benefit of all Units, as determined in accordance with Section 8.1. 2.5. "Board of Directors" or "Board": The body responsible for administration of the Association, selected as provided in the Bylaws and serving as the board of directors under Washington corporate law. 2.6. "Builder": Any Person who purchases one or more Units for the purpose of constructing improvements for later sale to consumers, or who purchases one or more parcels of land within the Properties for further subdivision, development, and/or resale in the ordinary course of business. 2.7. "Bylaws": The Bylaws of the Association, as they may be amended, which govern the Association's internal affairs, such as voting rights, elections, meetings, selection of officers, etc. 2 • • 2.8. "Class "B" Control Period": The period of time during which the Class "B" Member is entitled to appoint a majority of the members of the Board. The Class "A" and Class "B" Members are defined in Section 6.3. The Class "B" Control Period expires upon the first to occur of the following: (a) when I 00% of the total number of Units for the property described in Exhibit "A" and any additional property added to the terms of this Declaration pursuant to Article IX, Section 9.1, have been conveyed to Class "A" Members other than Builders; (b) a date l O years from the date this Declaration is Recorded; or ( c) when, in their discretion, the Class "B" Members so determine. 2.9. "Common Area": All real and personal property, including easements, which the Association owns, leases, or otherwise holds possessory or use rights in for the common use and enjoyment of the Owners, including, without limitation, entrance tracts, perimeter buffers, restrictive areas, parks, surface water retention/detention tracts, landscape tracts, private roads, the community center, and other tracts or parcels conveyed to the Association by Declarant. The term shall include the Exclusive Common Area and the Community Area, as defined below. The term shall also include any public roads or other public facilities, the dedication of which has not yet been accepted by the Local Jurisdiction for public ownership; upon such acceptance, the Association's duties shall terminate. 2.10. "Common Expenses": The actual and estimated expenses incurred, or anticipated to be incurred, by the Association for the general benefit of all Owners, including any reasonable reserve, as the Board may find necessary and appropriate pursuant to the Governing Documents. 2.11. "Community Area": The real and personal property so designated by Declarant, and which is owned and/or maintained by the Association for the common benefit of all Persons. The Community Area may include, if designated by the Declarant on the face of the Plat or in a Recorded document conveying such Community Area to the Association or action taken by the Association: (a) the main entry and identification features, including all s1gnage, landscaping, and other improvements which are a part thereof; (b) private roads, sidewalks and community-wide location and directional signage if not owned and the maintenance assumed by the Local Jurisdiction, or if not deemed by the Association to be a Party Structure under Article XIII; ( c) recreational amenities and private storm drainage systems depicted on the Plat; ( d) the hard surface and soft service trails (private trails and any supplemental maintenance of public trails), including signage; 3 I I I I I I I I I I i I I I I I I I I I I I I i I I I I I i I I I • • ( e) wetlands, sensitive areas, open space, conservation areas, buffers, drainage areas, natural habitat preserves, and similar areas designated by Declarant, including all appurtenant monitoring or reporting obligations associated therewith, if not owned and the maintenance assumed by the Local Jurisdiction; (f) the community parks, and any other parks designed as a Community Area by Declarants, if not owned and the maintenance assumed by the Local Jurisdiction; (g) if required on the face of the Plat, or if the Association assumes responsibility by Board or Member vote, the landscaping in and adjacent to arterial roadways and buffers, which may be located in an easement area shown on the recorded plat and regardless of whether such property is in the public rights-of-way, to the extent permitted by the Local Jurisdiction; otherwise, such landscaping shall not be included within the Areas of Common Responsibility, and shall be maintained by the Owners of the Units adjacent to such areas, as provided in Section 5.2; (h) landscaping located in any public parks, drainage areas, public facilities or improvements, or other property for which the Association may provide maintenance and repair with the consent of the Local Jurisdiction; (i) landscaping located at the Units, if and to the extent that the Association determines by a vote of the Members that landscaping at the Units should be maintained by the Association to attain uniformity and a higher quality aesthetic appearance; G) any other real or personal property, service, or facility which now, or by amendment of this Declaration, designated to be a part of the Community Areas by the Declarant. 2.12. "Community-Wide Standard": The standard of conduct, maintenance, or other activity generally prevailing throughout the Properties. Such standard shall be established initially by Declarant and may contain both objective and subjective elements. The Community- Wide Standard may evolve as development progresses and as the needs and demands of the Properties change. 2.13. "Declarant": The person identified as "Declarant" on the signature page of this Declaration, or any successor or assign who takes title to any portion of the property described in Exhibit "A" for the purpose of development and/or sale and who is designated as a Declarant in a Recorded instrument executed by the immediately preceding Declarant or assigned all or a portion of Declarant's rights hereunder. Upon a designation of a successor Declarant, all rights and responsibility of the former Declarant in and to such status as "Declarant" under this Declaration shall cease. At any time that more than one person holds any rights as a Declarant, a single Declarant may exercise any of the Declarant's rights described herein over that portion of the property owned by the single Declarant, and shall not be required to obtain the concurrence of any other Declarant who does not hold an ownership interest in the portion of the property over which a single Declarant desires to exercise sole authority, except for amendment of the Declaration, which shall require the concurrence of both Declarants unless otherwise agreed by 4 • • the Declarants in writing. A single Declarant may conditionally or permanently assign to the other Declarant all of a Declarant's rights hereunder, by recorded instrument. 2.14 "Declaration": This Declaration of Covenants, Conditions, and Restrictions, which creates obligations which are binding upon the Association and all present and future Owners. 2.15 "Exclusive Common Area": A portion of the Common Area primarily benefiting one or more, but Jess than all, Units, as more particularly described in Article XII. 2.16. "Governing Documents": A collective term referring to this Declaration and any applicable Supplemental Declaration, the Bylaws, the Articles, the Residential Design Guidelines, the Use Restrictions, and the Rules and Regulations, as each may be amended. 2.17 "Local Jurisdiction": Any governmental authority having jurisdiction over the Properties, for a matter described in this Declaration. A Local Jurisdiction may include the State of Washington, a County, a City, or a local sewer or water district or other governmental entity assigned authority by law to regulate activities in the Properties. A Local Jurisdiction may refer to different governmental authorities, depending upon which governmental authority is assigned responsibility to regulate activities described in this Declaration. 2.17. "Member": A Person subject to membership in the Association pursuant to Section 6.2. 2.18. "Mortgage": A mortgage, a deed of trust, a deed to secure debt, or any other form of security instrument affecting title to any Unit. A "Mortgagee" shall refer to a beneficiary or holder of a Mortgage. 2.19. "Owner": One or more Persons who hold the record title to any Unit, but excluding in all cases any party holding an interest merely as security for the performance of an obligation. If a Unit is sold under a Recorded contract of sale, and the contract specifically so provides, the purchaser (rather than the fee owner) will be considered the Owner. 2.20. "Permits": Collectively, the permits, land use restrictions and conditions of Plat approval, as determined, approved and issued by the Local Jurisdiction related to the development and construction of improvements located at the Properties, as such may be amended or modified from time to time. 2.2 I. "Person": A natural person, a corporation, a partnership, a trustee, or other legal entity. 2.22 "PIC": The Property Improvement Committee, as described in Article IV, Section 4.2. 2.23 "Plat": The plat of the real property described in Exhibit "A," together with all requirements described or referenced therein. "Plat" shall also include any property included in 5 I I I I I I I I I I I I i I I I I i I I I I I I I I • • a plat of the real property referred to in Exhibit "A," but not included within the description of property contained in Exhibit "A," which property may or may not be subjected to the terms of this Declaration in the future in the manner described in Article IX. 2.24. "Properties:" The real property described in Exhibit "A," together with such additional property, whether contiguous or noncontiguous, as is subjected to this Declaration, in accordance with Article IX. 2.25. "Record," "Recording," or "Recorded": To file, the filing, or filed of record in the Public Real Estate Records of the County in which the Properties are located, or such other place which is designated as the official location for recording deeds and similar documents affecting title to real estate. The date of Recording shall refer to that time at which a document, map, or plat is Recorded. 2.26. "Residential Design Guidelines": The architectural, design, and construction guidelines and review procedures adopted pursuant to Article IV, as they may be amended, which establish architectural standards and guidelines for improvements and modifications to Units. 2.27. "Rules and Regulations": Board-adopted Rules and Regulations which establish administrative procedures for internal Association governance and operating procedures for use of the Common Area and property included within the Area of Common Responsibility. 2.28 "Sale" or "Sold" shall mean the date upon which ownership of a Unit is transferred from an Owner to another person or entity by recordation of an instrument of transfer such as a deed or real estate contract. 2.29 "Street Trees" shall mean the trees that are required to be planted, located and maintained on the property pursuant to notes on the face of the Plat, or described by this Declaration. 2.30. "Special Assessment": An assessment levied in accordance with Section 8.3. 2.31. "Specific Assessment": An assessment levied in accordance with Section 8.4. 2.32. "Supplemental Declaration": An instrument Recorded pursuant to Article IX which subjects additional property to this Declaration and/or imposes, expressly or by reference, additional restrictions and obligations on the land described in such instrument. 2.33. "Unit": A portion of the Properties, whether improved or unimproved, which may be independently owned and is intended for development, use, and occupancy as an attached or detached residence for a single family. The term shall refer to the land, if any, which is part of the Unit as well as any improvements thereon. In the case of a building within a condominium or other structure containing multiple dwellings, each dwelling shall be deemed to be a separate Unit. Prior to Recording a subdivision plat, a parcel of vacant land, or land on which improvements are under construction, shall be deemed to contain the number of Units 6 • • designated for residential use for such parcel on the preliminary plat or the site plan approved by Declarant, whichever is more recent. 2.34. "Use Restrictions": The initial Use Restrictions set forth in Exhibit "B," as they may be supplemented, modified, and repealed pursuant to Article III, which govern the use of property, activities and conduct within the Properties. Article III Use and Conduct 3.1. Framework for Regulation. The Governing Documents establish, as part of the general plan of development for the Properties, a framework of affirmative and negative covenants, easements and restrictions which govern the Properties. Within that framework, the Board and the Members must have the ability to respond to unforeseen problems and changes in circumstances, conditions, needs, desires, trends, and technology which inevitably will affect the Properties, its Owners, and residents. Toward that end, this Article establishes procedures for modifying and expanding the initial Use Restrictions set forth in Exhibit "B." 3.2. Authority to Enact Use Restrictions. (a) Subject to the terms of the Permits, this Article, and the Board's duty to exercise business judgment and reasonableness on behalf of the Association and its Members, the Board may adopt, modify, cancel, limit, create exceptions to, or expand the Use Restrictions. The Board shall conspicuously publish notice concerning any such proposed action at least five business days prior to the Board meeting at which such action is to be considered. Members shall have a reasonable opportunity to be heard at a Board meeting prior to such action being taken. Such action shall become effective, after compliance with the distribution requirements below, unless disapproved at a meeting by Members representing more than 50% of the total Class "A" votes in the Association and by the Class "B" Members, if any. The Board shall have no obligation to call a meeting of the Members to consider disapproval except upon receipt of a petition as required for special meetings in the Bylaws. Upon receipt of such petition prior to the effective date of any Board action under this Section 3.2(a), the proposed action shall not become effective until after such meeting is held, and then subject to the outcome of such meeting. Alternatively, Members representing more than 50% of the total Class "A" votes in the Association at an Association meeting duly called for such purpose, may vote to adopt Use Restrictions which modify, cancel, limit, create exceptions to, or expand the Use Restrictions then in effect. Such action shall require approval of the Class "B" Members, if any. Prior to any action taken under this Section 3.2(a) becoming effective, the Board shall send a copy of the new Use Restriction or explanation of any changes to the Use Restrictions to each Owner. The effective date shall be at least 30 days following distribution to Owners. The Association shall provide, without cost, a copy of the Use Restrictions then in effect to any requesting Member or Mortgagee. 7 I I I I I I I I I I I i I I I I I I ' I I I I • • Nothing in this Article shall authorize the Board or the Members to modify, repeal, or expand the Residential Design Guidelines or other provisions of this Declaration. In the event of a conflict between the Residential Design Guidelines and the Use Restrictions, the Residential Design Guidelines shall control. (b) The procedures required under this Section 3.2 shall not apply to the enactment and enforcement of Rules and Regulations (e.g., administrative issues, regulations governing the use of the Common Area, etc.) unless the Board chooses in its discretion to submit to such procedures. Examples of such administrative Rules and Regulations shall include, but not be limited to, hours of operation of a recreational facility, use of private trails, and the method of allocating or reserving use of a facility (if permitted) by particular individuals at particular times. The Board shall exercise business judgment in the enactment, amendment, and enforcement of such administrative Rules and Regulations. 3.3. Owners' Acknowledgment and Notice to Purchasers. All Owners are given notice that use of their Units and the Common Area is limited by the Use Restrictions as they may be amended, expanded, and otherwise modified hereunder. Each Owner, by acceptance of a deed, acknowledges and agrees that the use and enjoyment and marketability of his or her Unit can be affected by this provision and that the Use Restrictions may change from time to time. All purchasers of Units are on notice that changes may have been adopted by the Association. Copies of the current Use Restrictions may be obtained from the Association. 3.4. Protection of Owners and Others. Except as may be contained in this Declaration either initially or by amendment or in the initial Use Restrictions set forth in Exhibit "B," all Use Restrictions shall comply with the following provisions: (a) Similar Treatment. Similarly situated Owners shall be treated similarly. (b) Displays. The rights of Owners to display religious and holiday signs, symbols, and decorations inside structures on their Units of the kinds normally displayed in dwellings located in single-family residential neighborhoods shall not be abridged, except that such shall be consistent with the Local Jurisdiction's Ordinances and the Association may adopt time, place, and manner restrictions with respect to any displays (including those outside of a dwelling) visible from outside the dwelling. No Use Restrictions shall regulate the content of political signs; however, rules may regulate the time, place, and manner of posting such signs (including design criteria) and the Local Jurisdiction's Ordinances shall apply. (c) Household Composition. No Use Restriction shall interfere with the freedom of Owners to determine the composition of their households, except that the Association shall have the power to require that all occupants be members of a single housekeeping unit, to limit rental of Units, and to limit the total number of occupants permitted in each Unit on the basis of the size and facilities of the Unit, its fair use of the Common Area, and on the basis of compliance with applicable the Local Jurisdiction's Ordinances. Use Restrictions may be adopted by the Association to limit or prohibit the occupancy of Units by persons who have been 8 • • convicted of a crime for which continued supervision after conviction 1s imposed upon the proposed occupant. ( d) Activities Within Dwellings. No Use Restriction shall interfere with the activities carried on within the confines of dwellings, except that the Association may prohibit activities not nonnally associated with property restricted to residential use, it may restrict rental of Units, and it may restrict or prohibit any activities that create monetary costs for the Association or other Owners, that create a danger to the health or safety of occupants of other Units, that generate excessive noise or traffic, that create unsightly conditions visible outside the dwelling, that create an unreasonable source of annoyance, or that involve illegal conduct. (e) Household Occupations. No Use Restriction may interfere with the rights of an Owner or occupant residing in a Unit to conduct business activities within the Unit so long as (i) the existence or operation of the business activity is not apparent or detectable by sight, sound or smell from outside the Unit; (ii) the business activity is consistent with the residential character of the Properties and does not constitute a nuisance, or a hazardous or offensive use, or threaten the security or safety of other residents of the Properties, as may be detennined in the Board's sole discretion; (iii) any goods, materials or supplies used in connection with any trade, service or business, wherever the same may be conducted, be kept or stored inside any building on any Unit and that they not be visible from the exterior of the home and (iv) it is as otherwise allowed by the Pennits and applicable law. Nothing in this Section shall pennit (!) the use of a Unit for a purpose which violates law, regulations, rules or applicable zoning codes, or (2) activities that cause a significant increase in neighborhood traffic, or (3) modification of the exterior of the Unit. The Board may, from time to time, promulgate rules restricting the activities located on the Properties pursuant to the authority granted to the Association under this Declaration, the Bylaws, and RCW Chapter 64.38. (f) Allocation of Burdens and Benefits. No Use Restriction shall alter the allocation of financial burdens among the various Units or rights to use the Common Area to the detriment of any Owner over that Owner's objection expressed in writing to the Association. Nothing in this provision shall prevent the Association from changing the Common Area available, from adopting generally applicable Rules and Regulations for use of Common Area, or from denying use privileges to those who abuse the Common Area or violate the Governing Documents. This provision does not affect the right to increase the amount of assessments as provided in Article VIII. (g) Alienation. The Association may not impose any fee on the transfer of any Unit greater than an amount reasonably based on the costs to the Association of administering that transfer. The Association may regulate the leasing or rental of Units. (h) Abridging Existing Rights. No Use Restriction shall require an Owner to dispose of personal property that was in or on a Unit prior to the adoption of such Use Restriction and which was in compliance with all Use Restrictions previously in force. This dispensation shall apply only for the duration of such Owner's ownership of such personal property, and this right shall not run with title to any Unit. 9 I I ! I I I I I i ' I I I I i I i I I I I I I I I I I I I I I I I I I I I I I • • (i) Reasonable Rights To Develop. No Use Restriction, Rule or Regulation, or action by the Association or Board shall unreasonably impede Declarant's right to develop the Properties or other portions of the community. The limitations in subsections (a) through (h) of this Section shall only limit the authority exercised under Section 3.2; they shall not apply to amendments to this Declaration adopted in accordance with Article XVIII. Article IV Architecture and Landscaping 4.1. General. No structure or thing shall be placed, erected, or installed upon any Unit within the Properties and no improvements or other work (including staking, clearing, excavation, grading and other site work, exterior alterations of existing improvements, or planting or removal of landscaping) shall take place within the Properties, except in compliance with this Article, the Residential Design Guidelines adopted pursuant to this Declaration. No approval of the PIC shall be required to repaint the exterior of a structure, if in accordance with the originally approved color scheme, or to rebuild in accordance with originally approved plans and specifications. Any Owner may remodel, paint, or redecorate the interior of his or her Unit without approval, provided that the work performed complies with all laws applicable to the Local Jurisdiction. However, modifications to the interior of screened porches, patios, and similar portions of a Unit visible from outside the structure and modifications to enclose garages as living space shall be subject to approval. All dwellings constructed on any portion of the Properties shall be designed by and built in accordance with the plans and specifications of a licensed architect or licensed building designer unless otherwise approved by Declarant or Declarant's designee, in its sole discretion. This Article shall not apply to Declarant's activities, nor to the Association's activities during the Class "B" Control Period. 4.2. Design Review. (a) By Declarants. Each Owner, by accepting a deed or other instrument conveying any interest in any portion of the Properties, acknowledges that Declarant has a substantial interest in ensuring that the improvements within the Properties enhance Declarant's reputation as a community developer and do not impair Declarant's ability to market, sell, or lease their property. Therefore, each Owner agrees that no activity within the scope of this Article ("Work") shall be commenced on such Owner's Unit unless and until Declarant or Declarant's designee has given its prior written approval for such Work, which approval may be granted or withheld in Declarant's or Declarant's designee's sole discretion. In reviewing and acting upon any request for approval, Declarant or its designee shall be acting solely in Declarant's interest and shall owe no duty to any other Person. Declarant's rights reserved under this Article shall continue so long as Declarant owns any portion of the Properties or any real property described in Exhibit A, unless earlier terminated in a written instrument 10 • • executed and Recorded by Declarant. Declarant may, in its sole discretion, designate one or more Persons from time to time to act on Declarant's behalf in reviewing applications hereunder. Declarant may from time to time, but shall not be obligated to, delegate all or a portion of the Declarant's reserved rights under this Article to (i) a Property Improvement Committee appointed by the Association's Board of Directors (the "PIC"), or (ii) a committee comprised of architects, engineers, or other persons who may or may not be Members of the Association. Any such delegation shall be in writing, specifying the scope of responsibilities delegated, and shall be subject to (i) Declarant's right to revoke such delegation at any time and reassume jurisdiction over the matters previously delegated; and (ii) Declarant's right to veto any decision which Declarant detem;ines, in Declarant's sole discretion, to be inappropriate or inadvisable for any reason. So long as Declarant has any rights under this Article, the jurisdiction of the foregoing entities shall be limited to matters specifically delegated by Declarant. (b) Property Improvement Committee. Upon delegation by Declarant or upon expiration or termination of Declarant's rights under this Article, the Association, acting through the PIC, shall assume jurisdiction over design, property modification and architectural matters in the Property. The PIC, when appointed, shall consist of at least three, but not more than seven, persons who shall serve and may be removed and replaced in the Board's discretion. The members of the PIC need not be Members of the Association, the Board, or representatives of Members, and may, but need not, include architects, engineers, or similar professionals, whose compensation, if any, shall be established from time to time by the Board. If the PIC is not formed, or is determined to lack authority to exercise the powers assigned to it for any reason, the Board shall act as the PIC and may delegate any portion of the PIC's duties to any person, subject to final approval or ratification by the Board. The PIC may be broken into or may form subcommittees to preside over particular areas of review (e.g., a new construction subcommittee and a modifications subcommittee). Any reference herein to the PIC should be deemed to include a reference to any such subcommittee. Unless and until such time as Declarant delegates all or a portion of its reserved rights to the PIC or Declarant's rights under this Article terminate, the Association shall have no jurisdiction over architectural matters. For purposes of this article, the entity having jurisdiction in a particular case shall be referred to as the "Reviewer." (c) Reviewer Fees; Assistance. The Reviewer may establish and charge reasonable fees for review of applications hereunder and may require such fees to be paid in full prior to review of any application. Such fees may include the reasonable costs incurred in having any application reviewed by architects, engineers, or other professionals. Declarant and the Association may employ architects, engineers, or other persons as deemed necessary to perform the review. The Board may include the compensation of such persons in the Association's annual operating budget as a Common Expense. 4.3. Guidelines and Procedures. (a) Residential Design Guidelines. Declarant may prepare the initial Residential Design Guidelines, which may contain general provisions applicable to all of the 11 I I I I I I I I I I I I I I I i I I I I I I I I I ! I I I I I I I I I I I I I I I I I I I I \ • • Properties as well as specific provisions which vary from area to area within the community. The Residential Design Guidelines are not the exclusive basis for decisions of the Reviewer and compliance with the Residential Design Guidelines does not guarantee approval of any application. Absence of adopted Residential Design Guidelines shall not limit the PIC's ability to exercise its powers; however, when disapproving an application for permission to perform Work, the PIC shall describe the basis for its decision if it is unable to refer to adopted Residential Design Guidelines as the reason for its election to disapprove an application. Declarant shall have sole and full authority to amend the Residential Design Guidelines in a manner consistent with the Permits as long as the Declarant owns any portion of the Properties or has a right to expand the Properties pursuant to Section 9.1, notwithstanding a delegation of reviewing authority to the PIC, unless Declarant also delegates the power to amend to the PIC. Upon termination or delegation of Declarant's right to amend, the PIC shall have the authority to amend the Residential Design Guidelines in a manner consistent with the Permits, with the consent of the Board. Any amendments to the Residential Design Guidelines shall be prospective only and shall not apply to require modifications to or removal of structures previously approved once the approved construction or modification has commenced. Except for conditions of the Permits, there shall be no limitation on the scope of amendments to the Residential Design Guidelines, and such amendments may remove requirements previously imposed or otherwise make the Residential Design Guidelines less restrictive. The Reviewer shall make the Residential Design Guidelines available to Owners and Builders who seek to engage in development or construction within the Properties. In Declarant's discretion, such Residential Design Guidelines may be Recorded, in which event the Recorded version, as it may unilaterally be amended from time to time, shall control in the event of any dispute as to which version of the Residential Design Guidelines was in effect at any particular time. (b) Procedures. No Work shall commence on any portion of the Properties until an application for approval has been submitted to and approved by the Reviewer. Such application shall include plans and specifications ("Plans") showing site layout, structural design, exterior elevations, exterior materials and colors, landscaping, drainage, exterior lighting, irrigation, and other features of proposed construction, as applicable. The Residential Design Guidelines and the Reviewer may require the submission of such additional information as may be reasonably necessary to consider any application. In reviewing each submission, the Reviewer may consider any factors it deems relevant, including, without limitation, harmony of external design with surrounding structures and environment. Decisions may be based on purely aesthetic considerations. Each Owner acknowledges that determinations as to such matters are purely subjective and opinions may vary as to the desirability and/or attractiveness of particular improvements. The Reviewer shall respond in writing to the applicant at the address specified in the application. The response may (i) approve the application, with or without conditions; (ii) approve a portion of the application and disapprove other portions; or (iii) disapprove the 12 • • application. The Reviewer may, but shall not be obligated to, specify the reasons for any objections and/or offer suggestions for curing any objections. In the event that the Reviewer fails to respond in a timely manner (as provided in the Residential Design Guidelines), approval shall be deemed to have been given, subject to Declarant's right to veto approval by the PIC pursuant to this Section. However, no approval, whether expressly granted or deemed granted pursuant to the foregoing, shall be inconsistent with the Residential Design Guidelines unless a differing design proposal has been approved pursuant to Section 4.5. Notice shall be deemed to have been given at the time the envelope containing the response is deposited with the U. S. Postal Service. Personal delivery of such written notice shall, however, be sufficient and shall be deemed to have been given at the time of delivery to the applicant. The Board may also adopt other methods for providing notice, by promulgation of Rules describing such notice procedures. Until expiration of Declarant's rights under this Article, the PIC shall notify Declarant in writing within three business days after the PIC has approved any application relating to proposed Work within the scope of matters delegated to the PIC by Declarant. The notice shall be accompanied by a copy of the application and any additional information which Declarant may require. Declarant shall have 10 days after receipt of such notice to veto any such action, in its sole discretion, by notice to the PIC and the applicant. If construction does not commence on a project for which Plans have been approved within one year after the date of approval, such approval shall be deemed withdrawn and it shall be necessary for the Owner to reapply for approval before commencing the proposed Work. Once construction is commenced, it shall be diligently pursued to completion. All Work shall be completed within one year of commencement unless otherwise specified in the notice of approval or unless the Reviewer grants an extension in writing, which it shall not be obligated to do. If approved Work is not completed within the required time, it shall be considered nonconforming and shall be subject to enforcement action by the Association, Declarant or any aggrieved Owner. The Reviewer may, by resolution, exempt certain actlv1t1es from the application and approval requirements of this Article, provided such activities are undertaken in strict compliance with the requirements of such resolution. 4.4. No Waiver of Future Approvals. Each Owner acknowledges that the persons reviewing applications under this Article will change from time to time and that opinions on aesthetic matters, as well as interpretation and application of the Residential Design Guidelines, may vary accordingly. In addition, each Owner acknowledges that it may not always be possible to identify objectionable features of proposed Work until the Work is completed, in which case it may be unreasonable to require changes to the improvements involved, but the Reviewer may refuse to approve similar proposals in the future. Approval of applications or Plans for any Work done or proposed, or in connection with any other matter requiring approval, shall not be deemed to constitute a waiver of the right to withhold approval as to any similar applications, Plans, or other matters subsequently or additionally submitted for approval. 13 I i I I I I I I I I I I I I I I I I I I I I I I ' I I I I I I I I I I I I I I I I I I • • 4.5. Variances. The Reviewer may authorize variances from compliance with any of its guidelines and procedures when circumstances such as topography, natural obstructions, hardship, or aesthetic or environmental considerations require, but only in accordance with the laws of the Local Jurisdiction. Such variances may only be granted, however, when unique circumstances dictate and no variance shall (a) be effective unless in writing; (b) be contrary to this Declaration; or (c) estop the Reviewer from denying a variance in other circumstances. For purposes of this Section, the inability to obtain approval of any governmental agency, the issuance of any permit, or the terms of any financing shall not be considered a hardship warranting a variance. 4.6. Limitation of Liability. The standards and procedures established by this Article are intended as a mechanism for maintaining and enhancing the overall aesthetics of the Properties; they do not create any duty to any Person. Review and approval of any application pursuant to this Article is made on the basis of aesthetic considerations only and the Reviewer shall not bear any responsibility for ensuring the structural integrity or soundness of approved construction or modifications, nor for ensuring compliance with building codes and other governmental requirements, nor for ensuring that all dwelling are of comparable quality, value, or size or of similar design. Declarant, the Association, the Board, any committee, or member of any of the foregoing shall not be held liable for soil conditions, drainage or other general site work, any defects in plans revised or approved hereunder, or any injury, damages, or loss arising out of the manner or quality of approved construction on or modifications to any Unit. In all matters, Declarant, the Board, the PIC, and any members thereof shall be defended and indemnified by the Association as provided in Section 7.6. 4. 7. Certificate of Approval. Any Owner may request that the Reviewer issue a certificate of approval certifying that there are no known violations on his or her Unit of this Article or the Residential Design Guidelines. The Association shall either grant or deny such request within 30 days after receipt of a written request and may charge a reasonable administrative fee for issuing such certificates. Issuance of such a certificate shall estop the Association from taking enforcement action with respect to any condition as to which the Association had notice as of the date of such certificate. Article V Maintenance and Repair 5.1. Maintenance of Areas of Common Responsibility. The Association shall maintain the Areas of Common Responsibility as described in Section 7 .2. 5.2. Maintenance of Units. Each Owner shall maintain his or her Unit, and all landscaping and improvements comprising the Unit, and all landscaping improvements comprising the Unit, in a manner consistent with the Governing Documents, the Community- Wide Standard, and all applicable covenants, unless such maintenance responsibility is otherwise assumed by or assigned to the Association pursuant to any Supplemental Declaration or other declaration of covenants applicable to such Unit. If not installed fully by the Builder, an owner of a Unit shall install all landscaping, surrounding all sides of the residential dwelling contained on 14 • • the Unit, within six months after the initial transfer of a completed residential dwelling to an Owner other than a Builder. Each Owner shall also be responsible for maintaining and irrigating the landscaping within that portion of any adjacent Common Area or public right-of-way lying between the Unit boundary and any wall, fence, curb, or water's edge located on the Common Area or public right-of-way adjacent to the Unit boundary, unless such area is made a part of the Areas of Common Responsibility maintained by the Association; provided, there shall be no right to remove trees, shrubs or similar vegetation from this area without prior approval pursuant to Article IV. Each Owner shall perform at the Owner's expense the maintenance and upkeep of fencing, Street Trees (if located on a Unit), drainage swales and/or underground drain lines and catch basins installed on their Unit, unless such components of the Units are made a part of the Areas of Common Responsibility maintained by the Association. 5.3. Responsibility for Repair and Replacement. Unless otherwise specifically provided in the Governing Documents or in other instruments creating and assigning maintenance responsibility, responsibility for maintenance shall include responsibility for repair and replacement, as necessary to maintain the property to a level consistent with the Community- Wide Standard. Repair and replacement may include improvement if necessary to comply with applicable building codes or other regulations or if otherwise deemed appropriate, in the Board's reasonable discretion. By virtue of taking title to a Unit, each Owner covenants and agrees with all other Owners and with the Association to carry property insurance for the full replacement cost of all insurable improvements on his or her Unit, less a reasonable deductible. If the Association assumes responsibility for obtaining any insurance coverage on behalf of Owners, the premiums for such insurance shall be levied as a Specific Assessment against the benefited Unit and the Owner. Each Owner further covenants and agrees that in the event of damage to or destruction of structures on or comprising such Owner's Unit, the Owner shall proceed promptly to repair or to reconstruct in a manner consistent with the original construction or such other plans and specifications as are approved in accordance with Article IV. Alternatively, the Owner shall clear the Unit and maintain it in a neat and attractive condition consistent with the Community- Wide Standard. The Owner shall pay any costs which are not covered by insurance proceeds. 5.4 Remedies for Failure to Maintain. If any Unit Owner shall fail to conduct maintenance on the Owner's Unit as required by this Article to maintain the Unit in the same condition as a reasonably prudent homeowner, or in a manner which preserves the drainage for other Units, the Association shall notify the Owner in writing of the maintenance required. If the maintenance is not performed within thirty (30) days of the date notice is delivered, the Association shall have the right to enter upon the Unit and provide such maintenance, and to levy an assessment against the non-performing Owner and Unit for the cost of providing the maintenance. The assessment shall constitute a lien against the Unit owned by the non-performing Owner and may be collected and foreclosed in the same manner as any other delinquent monthly or special assessment. The Association shall have all remedies for collection as provided in the Declaration. In the event that emergency repairs are needed to correct a condition on a Unit which poses a substantial risk of injury or significant property damage to others, the Association may immediately perform such 15 I I I I I I I I I I I I I I I I I I I I I I I I I I I ' I I I I I I I I i I I I I I I I I I I I I • • repairs as may be necessary after the Association has attempted to give notice to the non-performing Owner of the repairs necessary. Such notice in emergency circumstances shall be sufficient if attempted orally or in writing immediately prior to the Association's undertaking the necessary repairs. Emergency repairs performed by the Association, if not paid for by the non-performing Owner, may be collected by the Association in the manner provided for herein notwithstanding the failure of the Association to give the non-performing Owner the thirty (30) day notice. Article VI The Association and its Members 6.1. Function of Association. The Association is the entity responsible for management, maintenance, operation, and control of the Areas of Common Responsibility. The Association also is the primary entity responsible for enforcement of the Governing Documents. The Association shall perform its functions in accordance with the Governing Documents, the Permits and applicable Local Jurisdiction's Ordinances, and Washington law. 6.2. Membership. Every Owner shall be a Member of the Association. There shall be only one membership per Unit. If a Unit is owned by more than one Person, all co-Owners shall share the privileges of such membership, subject to reasonable Board regulation and the restrictions on voting set forth in Section 6.3(c) and in the Bylaws, and all such co-Owners shall be jointly and severally obligated to perform the responsibilities of Owners. The membership rights of an Owner which is not a natural person may be exercised by any officer, director, member, partner, or trustee, or by the individual designated from time to time by the Owner in a written instrument provided to the Secretary of the Association. 6.3. Voting. The Association shall have two classes of membership, Class "A" and Class "B." (a) Class "A". Class "A" Members shall be all Owners except the Class "B" Member, if any. Class "A" Members shall have one equal vote for each Unit in which they hold the interest required for membership under Section 6.2, except that there shall be only one vote per Unit and no vote shall be exercised for any property which is exempt from assessment under Section 8.9. (b) Class "B". The Class "B" Member shall be the Declarant, or if Declarant's rights are assigned, Declarant's assignee. The Class "B" Members may appoint a majority of the members of the Board of Directors during the Class "B" Control Period, as specified in the Bylaws. Additional rights of the Class "B" Member are specified in the relevant sections of the Governing Documents. The Class "B" membership shall terminate upon the earlier of (i) five years after expiration of the Class "B" Control Period; or (ii) when, in its discretion, Declarant so determines and declares in a Recorded instrument. Upon termination of the Class "B" membership, Declarant shall be a Class "A" Member entitled to Class "A" votes for each Unit which it owns. (c) Exercise of Voting Rights. Members may exercise voting rights as set forth in the Bylaws. If there is more than one Owner of such Unit, the vote for such Unit shall be 16 • • exercised as the co-Owners determine among themselves and advise the Secretary of the Association in writing prior to the vote being taken. Absent such advice, the Unit's vote shall be suspended if more than one Person seeks to exercise it. 6.4. Notice. Any notice provided for in this Declaration shall be served personally or shall be mailed by surface mail, as follows, unless the Board adopts a rule allowing electronic service of notices: (a) if to the Association, to the president or secretary of the Association at the principal office of the Association, or at such other address of which it has given notice in accordance with this Section, or to the registered agent of the Association, as such registered agent is identified in the records of the Secretary of State of the State of Washington (or any successor agency thereof); (b) if to a Property Owner, to such Owner at the address of such Owner's Unit or such other address as the Owner has registered with the Association, or such registered agent is identified in the records of the Secretary of State of the State of Washington (or any successor agency thereof). All such notices shall, for all purposes, be deemed delivered (a) upon personal delivery to the party or address specified above or (b) on the third day after mailing when mailed by first class mail, postage prepaid, and properly addressed. The Board of the Association may designate additional methods of giving notice by promulgation of rules describing the alternative methods of providing notice, including the adoption of providing notice electronically, without using surface mail, or by private parcel delivery service companies. Article VII Association Powers and Responsibilities 7 .1. Acceptance and Control of Association Property. The Association, through action of its Board, may acquire, hold, and dispose of tangible and intangible personal property and real property. Declarant and Declarant's designees may convey to the Association personal property and fee title, leasehold or other property interests in any real property. The Association shall accept and maintain such property at its expense for the benefit of its Members, subject to any restrictions set forth in the deed or other instrument transferring such property to the Association and any obligations or conditions appurtenant to such property. Upon a Declarant's written request, the Association shall reconvey to Declarant any unimproved portions of the Properties originally conveyed by a Declarant to the Association for no consideration, to the extent conveyed by a Declarant in error or needed by a Declarant to make minor adjustments in property lines. 7 .2. Maintenance of Areas of Common Responsibility. The Association shall maintain, commencing with the recordation of the Plat or this Declaration, whichever occurs first, and in accordance with the Community-Wide Standard and the Permits, the Areas of Common Responsibility, which shall include, to the extent such features are present in the Plat and are not maintained by the Local Jurisdiction, but need not be limited to: 17 I I I I I I I I I I I I I I I I I I I I I I I I I I I i I I I I I I I I I I I I I I I I • • (a) the Common Area and the Community Area, which includes the entry features and landscaping (whether placed on land owned by the Association, or in the easements created for the Association's benefit), landscaping, roads, sidewalks and private parks within the Properties, alleys serving all or any of the Units, private trails, recreational amenities and the community center, parking restrictions and signage, open spaces, wetlands, natural preserve areas and conservation areas, sensitive areas, and buffers, except to the extent that such improvements are dedicated to the Local Jurisdiction and such dedication is accepted, then upon acceptance such improvements shall cease to be Common Areas; (b) supplemental landscaping, maintenance, and repairs to property dedicated or conveyed to the Local Jurisdiction or other public entities (to the extent permitted by and consistent with any conditions imposed by such entities) and which may include public rights-of- way within or abutting the Properties, public parks and play areas, public trails, drainage areas, and storm water facilities; (c) lighting, park and Jurisdiction; trngation facilities, storm water facilities, streets, sidewalks, pool/ride lots, and transit shelters that are not maintained by the street Local ( d) planter strips, medians, Street Trees and central planting areas within cul- de-sacs; (e) mailbox and mailbox shelters (which may not be moved or physically altered without approval of the PJC, the U.S. Postal Service and the Local Jurisdiction); (f) such portions of any additional property included within the Areas of Common Responsibility as may be dictated by this Declaration, described on the Plat, or described in an Exhibit containing Additional Areas of Common Responsibility is attached to this Declaration, or contained in any contract or agreement for maintenance thereof entered into by the Declarant or the Association, including landscaping and other flora, viewsheds, parks, utility areas or improvements, structures, streets, alleyways, bike/pedestrian pathways and trails, and other improvements; (g) any ponds, streams and/or wetlands located within the Properties which serve as part of the storm water drainage system for the Properties, including improvements and equipment installed therein or used in connection therewith; and (h) any property and facilities owned by Declarant and made available, on a temporary or permanent basis, for the primary use and enjoyment of the Association and its Members, such property and facilities to be identified by written notice from Declarant to the Association and to remain a part of the Areas of Common Responsibility and be maintained by the Association until such time as Declarant revokes such privilege of use and enjoyment by written notice to the Association. The Association may maintain other property which it does not own, including, without limitation, Units, property dedicated to the public, if the Board of Directors determines that such 18 • • maintenance is necessary or desirable to maintain the Community-Wide Standard. The Association shall not be liable for any damage or injury occurring on, or arising out of the condition of, property which it does not own except to the extent that it has been negligent in the performance of its maintenance responsibilities. The Association shall maintain the drainage facilities and equipment within the Areas of Common Responsibility in continuous operation, except for any periods necessary, as determined in the sole discretion of the Board, to perform required maintenance or repairs, unless Members representing 67% of the Class" A" votes in the Association and the Class "B" Members, if any, agree in writing to discontinue such operation. Except as provided above, the Areas of Common Responsibility shall not be reduced by amendment of this Declaration or any other means except with Declarant's prior written approval as long as Declarant owns any property described in Exhibit "A" of this Declaration. The costs associated with maintenance, repair, monitoring, and replacement of the Areas of Common Responsibility shall be a Common Expense; provided, the Association may seek reimbursement from the Owner of, or other Persons responsible for, certain portions of the Areas of Common Responsibility pursuant to this Declaration, other Recorded covenants, or agreements with the Owner thereof. The Association's responsibility to maintain the Areas of Common Responsibility shall exist whether the control of the Association is held by the Declarant or the members of the Association. The Association is authorized to expend funds its collects, whether collected from the Owners or the Declarant, to carry out its duties described in this Article, whether the control of the Association is held by the Declarant or the members of the Association. 7.3. Insurance. (a) Required Coverages. After the conclusion of the Class B Control Period, or sooner if elected by the Declarant, the Association, acting through its Board or its duly authorized agent, shall obtain and continue in effect the following types of insurance, if reasonably available, or if not reasonably available, the most nearly equivalent coverages as are reasonably available: (i) Blanket property insurance covering the full replacement cost all insurable improvements under current building ordinances and codes on the Common Area and within the Areas of Common Responsibility to the extent that Association has assumed responsibility in the event of a casualty, regardless of ownership; (ii) Commercial general liability insurance on the Areas of Common Responsibility, insuring the Association and its Members with limits of (if generally available at reasonable cost, including primary and any umbrella coverage) at least $1,000,000.00 per occurrence with respect to bodily injury, personal injury, and property damage, or such additional coverage and higher limits which a reasonably prudent person would obtain; (iii) Workers compensation insurance and employers liability insurance, if and to the extent required by law; 19 I I I I I I I I I I I I I I I I I I I I I I I I I I I I \ I I I I I i I I I I I I I i I • • (iv) Directors and officers liability coverage; (v) Commercial crime insurance, including fidelity insurance covering all Persons responsible for handling Association funds in an amount determined in the Board's best business judgment but not less than an amount equal to one-sixth of the annual Base Assessments on all Units plus reserves on hand. Fidelity insurance policies shall contain a waiver of all defenses based upon the exclusion of Persons serving without compensation; and (vi) Such additional insurance as the Board, in its best business judgment, determines advisable. Premiums for all insurance on the Areas of Common Responsibility shall be Common Expenses, unless the Board reasonably determines that other treatment of the premiums is more appropriate. (b) Policy Requirements. The Association shall arrange for an annual review of the sufficiency of its insurance coverage by one or more qualified Persons, at least one of whom must be familiar with insurable replacement costs in Western Washington. All Association policies shall provide for a certificate of insurance to be furnished to the Association and, upon request, to each Member insured. The policies may contain a reasonable deductible and the amount thereof shall not be subtracted from the face amount of the policy in determining whether the policy limits satisfy the requirements of Section 7.3(a). In the event of an insured loss, the deductible shall be treated as a Common Expense in the same manner as the premiums for the applicable insurance coverage. However, if the Board reasonably determines, after notice and an opportunity to be heard in accordance with the Bylaws, that the loss is the result of the negligence or willful misconduct of one or more Owners, their guests, invitees, or lessees, then the Board may assess the full amount of such deductible against such Owner(s) and their Units as a Specific Assessment. All insurance coverage obtained by the Board shall: (i) be written with a company authorized to do business in Washington which satisfies the requirements of the Federal National Mortgage Association, or such other secondary mortgage market agencies or federal agencies as the Board deems appropriate; (ii) be written in the name of the Association as trustee for the benefited parties. Policies on the Common Areas shall be for the benefit of the Association and its Members. Policies secured on behalf of a Neighborhood shall be for the benefit of the Owners within the Neighborhood and their Mortgagees, as their interests may appear; (iii) not be brought into contribution with insurance purchased by Owners, occupants, or their Mortgagees individually; 20 • • (iv) contain an inflation guard endorsement; (v) include an agreed amount endorsement, if the policy contains a co- insurance clause; (vi) provide that each Owner is an insured person under the policy with respect to liability arising out of such Owner's interest in the Common Area as a Member in the Association (provided, this provision shall not be construed as giving an Owner any interest in the Common Area other than that of a Member); (vii) provide a waiver of subrogation under the policy against any Owner or household member of an Owner; (viii) include an endorsement precluding cancellation, invalidation, suspension, or non-renewal by the insurer on account of any one or more individual Owners, or on account of any curable defect or violation without prior written demand to the Association to cure the defect or violation and allowance of a reasonable time to cure; and (ix) include an endorsement precluding cancellation, invalidation, or condition to recovery under the policy on account of any act or omission of any one or more individual Owners, unless such Owner is acting within the scope of its authority on behalf of the Association. In addition, the Board shall use reasonable efforts to secure insurance policies which provide: (i) a waiver of subrogation as to any claims against the Association's Board, officers, employees, and its manager, the Owners and their tenants, servants, agents, and guests; (ii) a waiver of the insurer's rights to repair and reconstruct instead of paying cash; (iii) an endorsement requiring at least 30 days' prior written notice to the Association of any cancellation, substantial modification, or non-renewal; and (iv) a cross liability provision. ( c) Restoring Damaged Improvements. In the event of damage to or destruction of Common Area or other property which the Association is obligated to insure, the Board or its duly authorized agent shall file and adjust all insurance claims and obtain reliable and detailed estimates of the cost of repairing or restoring the property to substantially the condition in which it existed prior to the damage, allowing for changes or improvements necessitated by changes in applicable building codes. 21 I I I I I I I I I I \ I I I • • Damaged improvements on the Common Area shall be repaired or reconstructed in a timely manner unless Members representing at least 75% of the total Class "A" votes in the Association, and the Class "B" Members, if any, decide not to repair or reconstruct. No Mortgagee shall have the right to participate in the determination of whether the damage or destruction to the Common Area shall be repaired or reconstructed. If a decision is made not to restore the damaged improvements, and no alternative improvements are authorized, the affected property shall be cleared of all debris and ruins and thereafter shall be maintained by the Association in a neat and attractive, landscaped condition consistent with the Community-Wide Standard. Any insurance proceeds remaining after paying the costs of repair or reconstruction, or after such settlement as is necessary and appropriate, shall be retained by the Association for the benefit of its Members or the Persons entitled to use the damaged or destroyed property, as appropriate, and placed in a capital improvements account. This is a covenant for the benefit of Mortgagees and may be enforced by the Mortgagee of any affected Unit. If insurance proceeds are insufficient to cover the costs of repair or reconstruction, the Board may, without a vote of the Members, levy Special Assessments to cover the shortfall against those Owners responsible for the premiums for the applicable insurance coverage under Section 7.3(a). 7.4. Compliance and Enforcement. Every Owner and occupant of a Unit shall comply with the Governing Documents. The Board may promulgate rules, and impose sanctions for violation of the Governing Documents after notice and a hearing in accordance with the procedures set forth in the Bylaws or rules adopted by the Board. Sanctions for violation may include, without limitation: (a) imposing reasonable monetary fines which shall constitute a lien upon the violator's Unit. (In the event that any occupant, guest or invitee of a Unit violates the Governing Documents and a fine is imposed, the fine shall first be assessed against the violator; provided, if the fine is not paid by the violator within the time period set by the Board, the Owner shall pay the fine upon notice from the Board); (b) suspending an Owner's right to vote; ( c) suspending any Person's right to use any recreational facilities within the Common Area; provided, nothing herein shall authorize the Board to limit ingress or egress to or from a Unit; (d) suspending any services provided by the Association to an Owner or the Owner's Unit if the Owner is more than 30 days delinquent in paying any assessment or other charge owed to the Association; ( e) exercising self-help or taking action to abate any violation of the Governing Documents in a non-emergency situation; (t) requiring an Owner, at its own expense, to remove any structure or improvement on such Owner's Unit in violation of Article IV and to restore the Unit to its 22 • • previous condition and, upon failure of the Owner to do so, the Board or its designee shall have the right to enter the property, remove the violation and restore the property to substantially the same condition as previously existed and any such action shall not be deemed a trespass; (g) without liability to any Person, precluding any contractor, subcontractor, agent, employee or other invitee of an Owner who fails to comply with the terms and provisions of Article IV and the Residential Design Guidelines from continuing or performing any further activities in the Properties; and (h) levying Specific Assessments to cover costs incurred by the Association to bring a Unit into compliance with the Governing Documents. In addition, the Board may take the following enforcement procedures to ensure compliance with the Governing Documents without the necessity of compliance with the procedures set forth in the Bylaws: (a) exercising self-help in any emergency situation (specifically including, but not limited to, the towing of vehicles that are in violation of parking Rules and Regulations); and (b) bringing suit at law or in equity to enjoin any violation or to recover monetary damages or both. In addition to any other enforcement rights, if an Owner fails properly to perform his or her maintenance responsibility, the Association may Record a notice of violation and/or perform such maintenance responsibilities in the manner described in Section 5.4, and assess all costs incurred by the Association against the Unit and the Owner as a Specific Assessment. All remedies set forth in the Governing Documents shall be cumulative of any remedies available at law or in equity. In any action to enforce the Governing Documents, if the Association prevails, it shall be entitled to recover all costs, including, without limitation, attorney's fees and court costs, reasonably incurred in such action. The Association shall not be obligated to take any action if the Board reasonably detennines that the Association's position is not strong enough to justify taking such action that the covenant, Use Restriction, or Rule and Regulation being enforced is, or is likely to be construed as, inconsistent with applicable law; or that it is not in the Association's interest, based upon hardship, expenses, or other reasonable criteria to pursue enforcement action. Such a decision shall not be construed a waiver of the right of the Association to enforce such provision at a later time under other circumstances or estop the Association from enforcing any other covenant, Use Restriction, or Rule and Regulation. The Association, by contract or other agreement, may enforce applicable Local Jurisdiction ordinances, if applicable, and permit the Local Jurisdiction to enforce ordinances within the Properties for the benefit of the Association and its Members. While conducting the Association's business affairs, the Board shall act within the scope of the Governing Documents and in good faith to further the legitimate interests of the Association and its Members. In fulfilling its governance responsibilities, the Board's actions 23 I I I I i I I I I I I ! I I I I I I I I I I I I I I I I I I I • • shall be governed and tested by the rule of reasonableness. The Board shall exercise its power in a fair and nondiscriminatory manner and shall adhere to the procedures established in the Governing Documents. 7.5. Implied Rights; Board Authority. The Association may exercise any right or privilege given to it expressly by the Governing Documents, or reasonably implied from or reasonably necessary to effectuate any such right or privilege. Except as otherwise specifically provided in the Governing Documents, or by law, all rights and powers of the Association may be exercised by the Board without a vote of the membership. The Board may institute, defend, settle, or intervene on behalf of the Association in mediation, binding or non-binding arbitration, litigation, or administrative proceedings in matters pertaining to the Area of Common Responsibility, enforcement of the Governing Documents, or any other civil claim or action. However, the Governing Documents shall not be construed as creating any independent legal duty to institute litigation on behalf of or in the name of the Association or its members. In exercising the rights and powers of the Association, making decisions on behalf of the Association, and conducting the Association's affairs, Board members shall be subject to, and their actions shall be judged in accordance with, the standards set forth in the Bylaws. 7.6. Indemnification of Officers, Directors. and Others. To the fullest extent permitted by Washington law, the Association shall indemnify every officer, director, volunteer and committee member of the Association against all damages and expenses, including counsel fees, reasonably incurred in connection with any action, suit, or other proceeding (including settlement of any suit or proceeding, if approved by the then Board of Directors) to which he or she may be a party by reason of being or having been an officer, director, or committee member. The officers, directors, and committee members shall not be liable for any mistake of judgment, negligent or otherwise, except for their own individual willful misfeasance, malfeasance, misconduct, or bad faith. The officers and directors shall have no personal liability with respect to any contract or other commitment made or action taken in good faith on behalf of the Association ( except to the extent that such officers or directors may also be Members of the Association). The Association shall indemnify and forever hold each such officer, director, and committee member harmless from any and all liability to others on account of any such contract, commitment, or action. This right to indemnification shall not be exclusive of any other rights to which any present or former officer, director, or committee member may be entitled. The Association shall, as a Common Expense, maintain adequate general liability and officers' and directors' liability insurance to fund this obligation, if such insurance is reasonably available. 7.7. Security. The Association may, but shall not be obligated to, maintain or support certain activities within the Properties designed to make the Properties safer than they otherwise might be. Neither the Association nor Declarant shall in any way be considered insurers or guarantors of security within the Properties, nor shall either be held liable for any loss or damage by reason of failure to provide adequate security or ineffectiveness of security measures undertaken. No representation or warranty is made that any systems or measures, including any mechanism or system for limiting access to the Properties, cannot be compromised or circumvented, nor that any such systems or security measures undertaken will in all cases prevent loss or provide the detection or protection for which the system is designed or intended. 24 • • Each Owner acknowledges, understands, and covenants to inform its tenants and all occupants of its Unit that the Association, its Board and committees, and Declarant are not insurers and that each Person using the Properties assumes all risks of personal injury and loss or damage to property, including Units and the contents of Units, resulting from acts of third parties. 7 .8. Effect of Dissolution of Association. In the event that the Association is dissolved and is no longer licensed as a non-profit corporation, the rights and duties of the Association (including, but not limited to, all ownership interest in the Common Areas) shall vest in the Owners, as an unincorporated association. Any Owner or any Mortgagee may reinstate the Association's corporate status, or create a successor entity as a successor to the Association, at any time by filing with the State of Washington such documents as required by law to reinstate the Association or create its successor; and upon such reinstatement, the Owners' rights and duties, as described in this Declaration, shall re-vest in the reinstated or successor Association, and all owners shall be members thereof with all rights to vote provided by law and the organizational documents of the entity. To the greatest extent possible, any successor entity shall be governed by the Articles and Bylaws of the Association as if they had been made to constitute the governing documents of the successor entity. 7.9. Provision of Services. The Association may provide or provide for services and facilities for the Members, their guests, lessees, and invitees, and shall be authorized to enter into and terminate contracts or agreements with other entities, including Declarant, to provide such services and facilities. The Board may charge use and consumption fees for such services and facilities. By way of example, some services and facilities which might be offered include landscape maintenance, pest control service, cable television service, internet service, security, caretaker, transportation, fire protection, utilities, and similar services and facilities. Nothing herein shall be construed as a representation by Declarant or the Association as to what, if any, services shall be provided. In addition, the Board shall be permitted to modify or cancel existing services provided, in its discretion, unless otherwise required by the Governing Documents. No Owner shall be exempt from the obligation to pay for such services, if provided to all Owners as a Common Expense, based upon non-use or any other reason. 7. I 0. Relations with Other Properties. The Association may enter into contractual agreements or covenants to share costs with other associations, properties or facilities for maintaining and/or operating shared or mutually beneficial properties or facilities. 7.11. Facilities and Services Open to the Public. Certain facilities and areas within the Properties may be open for use and enjoyment of the public. Such facilities and areas may include, by way of example: greenbelts, trails and paths, parks, and other neighborhood spots conducive to gathering and interaction, roads, sidewalks, and medians. Declarant may designate such facilities and areas as open to the public at the time Declarant makes such facilities and areas a part of the Areas of Common Responsibility or the Board may so designate at any time thereafter. Portions of the Common Area and/or Community Area which are not intended to be open to the public may be posted as private property. Tracts A, B, C and D shall be kept open for use by the Members and the public. 25 I I i ! I I I I I I I I I I i \ I I I I I I I I I I ! I I I I I I I I I • • 7 .12. Permit Matters. The Properties may be subject to a variety of permit restrictions and obligations which are contained in the Permits and other Local Jurisdiction Ordinances and are binding upon the Properties and run with the land. The Association and each Owner shall comply with the restrictions and requirements of the Permits, as applicable. During initial development of the Properties, Declarant shall implement, maintain, and enforce the programs and requirements of the Permits. Declarant shall have the right, but not the obligation, to delegate or assign certain responsibilities to the Association or any committee, and the Association or such committee shall have the obligation to accept and fulfill such delegation or assignment of such obligations. The cost of such activities shall be a Common Expense, if the activity is associated with the Community Area and for the general benefit of all of the community. In the performance of its responsibilities, the Association shall follow the standards and requirements of the Permits and the Local Jurisdiction's Ordinances. The Association shall comply with the design guidelines and maintenance standards referenced in the Permits, particularly in the use and preservation of native vegetation and landscaping, in the performance of its responsibilities under this Declaration. 7.13. Relationship with Tax-Exempt Organizations. Declarant or the Association may create, enter into agreements or contracts with, or grant exclusive and/or non-exclusive easements over portions of the Common Area to non-profit, tax-exempt organizations, the operation of which confers some benefit upon the Properties, the Association, the Members, or residents. While such organizations may perform a variety of services and functions, it is anticipated that such activities will focus on environmental and conservation programs benefiting the community as a whole. If established by Declarant or the Association, the Association shall be responsible to fund the minimum organization expenses of maintaining such entity and may contribute money, real or personal property, or services to such entity. Such expenses and any such contributions shall be a Common Expense. For the purposes of this Section, a "tax-exempt organization" shall mean an entity which is exempt from federal income taxes under the Internal Revenue Code ("Code"), such as, but not limited to, entities which are exempt from federal income taxes under Sections 501(c)(3) or 501(c)(4), as the Code may be amended from time to time. Article VIII Association Finances 8.1. Budgeting and Allocating Common Expenses. At least 60 days before the beginning of each fiscal year, if there is any change in the sums that the Board anticipates will be collected or expended by the Association in the coming fiscal year, the Board shall prepare a budget of the estimated Common Expenses for the coming year, including any contributions to be made to a reserve fund pursuant to Section 8.2. The budget shall also reflect the sources and estimated amounts of funds to cover such expenses, which may include any surplus to be applied from prior years, any income expected from sources other than assessments levied against the Units, and the amount to be generated through the levy of Base Assessments and Special Assessments against the Units, as authorized in Section 8.6. The Association is hereby authorized to levy Base Assessments equally against all Units subject to assessment under Section 8.5 to fund the Common Expenses. In determining the Base Assessment rate per Unit, the Board may consider any assessment income expected to be 26 • • generated from any additional Units reasonably anticipated to become subject to assessment during the fiscal year. Declarant may, but shall not be obligated to, reduce the Base Assessment for any fiscal year by payment of a subsidy (in addition to any amounts paid by Declarant under Section 8.6(b)), which may be either a contribution, an advance against future assessments due from Declarant, or a loan, in Declarant's discretion. Any such subsidy shall be disclosed as a line item in the income portion of the budget. Payment of such subsidy in any year shall not obligate Declarant to continue payment of such subsidy in future years, unless otherwise provided in a written agreement between the Association and Declarant. Within 30 days after the adoption of a final budget by the Board, the Board shall send to each Owner a copy of the final budget, notice of the amount of the Base Assessment to be levied pursuant to such budget, and notice of a meeting to consider ratification of the budget. Such meeting shall be held not less than 14 nor more than 60 days from the mailing of such materials, or within such other time period that may be mandated by law for non-profit homeowner associations, such as RCW 64.38.035. The budget and assessment shall be ratified unless disapproved at a meeting by Members representing more than 50% of the total Class "A" votes in the Association and by the Class "B" Member, if such exists. Such ratification shall be effective whether or not a quorum is present. If any proposed budget is disapproved or the Board fails for any reason to determine the budget for any year, then the budget most recently in effect shall continue in effect until a new budget is determined. The Board may revise the budget and adjust the Base Assessment from time to time during the year, subject to the notice requirements and the right of the Members to disapprove the revised budget as set forth above. 8.2. Budgeting for Reserves. The Board shall prepare and periodically review a reserve budget for the Areas of Common Responsibility for which the Association maintains capital items as a Common Expense. The budgets shall take into account the number and nature of replaceable assets, the expected life of each asset, and the expected repair or replacement cost. The Board shall include in the Common Expense budget adopted pursuant to Section 8.1 a capital contribution to fund reserves in an amount sufficient to meet the projected need with respect both to amount and timing by annual contributions over the budget period. 8.3. Special Assessments. In addition to other authorized assessments, the Association may levy Special Assessments to cover unbudgeted expenses or expenses in excess of those budgeted. Any such Special Assessment may be levied as a Common Expense against the entire membership, if such Special Assessment is for Common Expenses, or against the Owners benefited by the Special Assessment, if the Special Assessment is made for the limited benefit of less than all of the Members. Except as otherwise specifically provided in this Declaration, any Special Assessment shall require the affirmative vote or written consent of Members (if a Common Expense) representing more than 50% of the total votes allocated to Units which will be subject to such Special Assessment, and the affirmative vote or written consent of the Class "B" Members, if such exist. Special Assessments shall be payable in such manner and at 27 I I I I I i I I I I I I I I I I I I I I I i I I I I I • • such times as determined by the Board, and may be payable in installments extending beyond the fiscal year in which the Special Assessment is approved. 8.4. Specific Assessments. The Association shall have the power to levy Specific Assessments against a particular Unit as follows: (a) to cover the costs, including overhead and administrative costs, of providing services to Units upon request of an Owner pursuant to any menu of special services which may be offered by the Association. Specific Assessments for special services may be levied in advance of the provision of the requested service; and (b) to cover costs incurred in bringing the Unit into compliance with the Governing Documents, or costs incurred as a consequence of the conduct of the Owner or occupants of the Unit, their agents, contractors, employees, licensees, invitees, or guests; provided, the Board shall give the Unit Owner prior written notice and an opportunity for a hearing, in accordance with the Bylaws, before levying any Specific Assessment under this subsection (b ). 8.5. Authority To Assess Owners; Time of Payment. Declarant hereby establishes and the Association is hereby authorized to levy assessments as provided for in this Article and elsewhere in the Governing Documents. The obligation to pay assessments shall commence as to each Unit on the date each Unit is conveyed to an Owner by Declarant; provided, however, that if such Owner is a Builder, the obligation to pay assessments shall commence six months after the Unit is first conveyed to the Builder. The first annual Base Assessment levied on each Unit shall be adjusted according to the number of months remaining in the fiscal year at the time assessments commence on the Unit. Assessments shall be paid in such manner and on such dates as the Board may establish. The Board may require advance payment of assessments at closing of the transfer of title to a Unit and impose special requirements for Owners with a history of delinquent payment. If the Board elects, assessments may be paid in two or more installments. Unless the Board otherwise provides, the Base Assessment shall be due and payable in advance on the first day of each fiscal year. If any Owner is delinquent in paying any assessments or other charges levied on his Unit, the Board may require the outstanding balance on all assessments to be paid in full immediately. 8.6. Obligation for Assessments. (a) Personal Obligation. Each Owner, by accepting a deed or entering into a Recorded contract of sale for any portion of the Properties, is deemed to covenant and agree to pay all assessments authorized in the Governing Documents. All assessments, together with interest ( computed from its due date at a rate of 12% per annum or such other rate as the Board may establish, subject to the limitations of Washington law), late charges as determined by Board resolution, costs, and reasonable attorneys' fees, shall be the personal obligation of each Owner and a lien upon each Unit until paid in full. Upon a transfer of title to a Unit, the grantee shall be jointly and severally liable for any assessments and other charges due at the time of conveyance. 28 • • Failure of the Board to fix assessment amounts or rates or to deliver or mail each Owner an assessment notice shall not be deemed a waiver, modification, or a release of any Owner from the obligation to pay assessments. In such event, each Owner shall continue to pay Base Assessments on the same basis as during the last year for which an assessment was made, if any, until a new assessment is levied, at which time the Association may retroactively assess any shortfalls in collections. No Owner may exempt himself from liability for assessments by non-use of Common Area, abandonment of his Unit, or any other means. The obligation to pay assessments is a separate and independent covenant on the part of each Owner. No diminution or abatement of assessments or set-off shall be claimed or allowed for any alleged failure of the Association or Board to take some action or perform some function required of it, or for inconvenience or discomfort arising from the making ofrepairs or improvements, or from any other action it takes. Upon written request, the Association shall furnish to any Owner liable for any. type of assessment a certificate in writing signed by an Association officer setting forth whether such assessment has been paid. Such certificate shall be conclusive evidence of payment. The Association may require the advance payment of a reasonable processing fee for the issuance of such certificate. (b) Exemption From Assessment. During the Class "B" control period, there shall be no assessment of any kind for Units or any other property owned by Declarant or those persons holding any Declarant rights, without the consent of the Declarant or the holder of such Declarant' s rights. (c) Declarant's Option To Fund Budget Deficits. During the Class "B" Control Period, Declarant may satisfy its obligation for assessments, if any, on Units which it owns either by paying such assessments in the same manner as any other Owner or by paying the difference between the amount of assessments levied on all other Units subject to assessment and the amount of actual expenditures by the Association during the fiscal year. Unless Declarant otherwise notifies the Board in writing at least 60 days before the beginning of each fiscal year, Declarant shall be deemed to have elected to continue paying on the same basis as during the immediately preceding fiscal year. Regardless of Declarant's election, Declarant's obligations hereunder may be satisfied in the form of cash or by "in kind" contributions of services or materials, or by a combination of these. After termination of the Class "B" Control Period, Declarant shall pay assessments on its unsold Units in the same manner as any other Owner. 8.7. Lien for Assessments. The Association shall have a lien against each Unit to secure payment of delinquent assessments, as well as interest, late charges (subject to the limitations of Washington law), and costs of collection (including attorney's fees and costs, whether or not a lawsuit shall be involved). Such lien shall be superior to all other liens, except (a) the liens of all taxes, bonds, assessments, and other levies which by law would be superior, and (b) the lien or charge of any Mortgage Recorded before the Recordation of the lien (meaning any Recorded Mortgage with first priority over other Mortgages) made in good faith and for 29 I I I ! I I ' i I I I I I I I \ I I I I ' I I I I I I I I I I I I I I I I I I I I I • • value. Such lien, when delinquent, may be enforced by suit, judgment, and judicial or non- judicial foreclosure. The Association may bid for the Unit at the foreclosure sale and acquire, hold, lease, mortgage, and convey the Unit. While a Unit is owned by the Association following foreclosure: (a) no right to vote shall be exercised on its behalf; (b) no assessment shall be levied on it; and ( c) each other Unit shall be charged, in addition to its usual assessment, its pro rata share of the assessment that would have been charged such Unit had it not been acquired by the Association. The Association may sue for unpaid assessments and other charges authorized hereunder without foreclosing or waiving the lien securing the same. Sale or transfer of any Unit shall not affect the assessment lien or relieve such Unit from the lien for any subsequent assessments. However, the sale or transfer of any Unit pursuant to foreclosure of the Mortgage shall extinguish the lien as to any installments of such assessments due prior to the Mortgagee's foreclosure. The subsequent Owner to the foreclosed Unit shall not be personally liable for assessments on such Unit due prior to such acquisition of title. Such unpaid assessments shall be deemed to be Common Expenses collectible from Owners of all Units subject to assessment under Section 8.5, including such acquirer, its successors and assigns. 8.8 Suspension of Voting Rights. In the event any Member shall be in arrears in the payment of the assessments due or shall be in default of the performance of any of the terms of this Declaration, the Articles and Bylaws of the Association, the rules or regulations adopted by the Association, for a period of thirty (30) days, the Member's right to vote may be suspended by the Board, and if suspended shall remain suspended until all payments, together with interest, late fees, and attorneys' fees and costs, if any, are brought current and all defaults remedied. In addition, the Association shall have such other remedies against such delinquent Members as may be provided in the Articles, Bylaws, the Declaration, or Washington state law. 8.9. Exempt Property. All Areas of Common Responsibility, portions of the Property owned by Declarant, and any property dedicated or conveyed to and accepted by any governmental authority or public utility shall be exempt from payment of Base Assessments and Special Assessments. In addition, Declarant and/or the Association shall have the right, but not the obligation, to grant exemptions to certain Persons qualifying for tax exempt status under Section 50l(c) of the Internal Revenue Code so long as such Persons own property subject to this Declaration for purposes listed in Section 501(c). 8.10. Reimbursement of Declarant for Common Area Development and Capitalization of Association. Upon acquisition of record title to a Unit by the first Owner thereof other than Declarant or a Builder, a contribution shall be made by or on behalf of the purchaser to the working capital of the Association in an amount to be determined by Declarant or in the absence of the election of the Declarant to determine the contribution, by the Board if it elects to do so. Upon acquisition of record title to a Unit by the first Owner thereof, the Declarant, if it elects to do so, shall also be entitled to collect from the purchaser of the Unit a sum, to be determined by the Declarant, as a reimbursement made to the Declarant for the expenditures made by the Declarant to improve the Areas of Common Responsibility and organize the Association, on 30 ,------------------------------------------------------- • • behalf of the Members. These amounts shall be in addition to, not in lieu of, the annual Base Assessment and shall not be considered an advance payment of such assessment. These amounts shall be deposited into the purchase and sales escrow and disbursed therefrom to the Declarant for reimbursement, or to the Association for use in covering operating expenses and other expenses incurred by the Association pursuant to this Declaration and the Bylaws, as appropriate based upon the contributions required. 8.11 Reimbursements From Local Jurisdictions -Assignment to Declarant. In the event that the Association succeeds to the interest of the Declarant in any bond, late comers' reimbursement, impact fee refund or similar right to receive a refund of funds paid by the Declarant pursuant to a requirement imposed by a Local Jurisdiction as a result of the Association's acquisition of Areas of Common Responsibility ("Refund"), the Association irrevocably assigns any such Refund to Declarant or to the holder of Declarant's rights, if such rights were completely assigned by Declarant. Upon receipt of notice that the Association is entitled to a Refund, the Association shall provide written notice of the Refund to the Declarant, the Declarant's assignee or, if the address cannot be determined from the public record, to iCap Equity, LLC, a Washington limited liability company or its successor in interest as identified in the records of the Secretary of State of the State of Washington. The Association shall assign to Declarant or Declarant's successor all Refunds to which the Association may become entitled, regardless of the time that may have passed since recordation of the Plat and the Association. Article IX Expansion of the Community 9.1. Expansion by Declarant. Declarant may from time to time subject to the provisions of this Declaration all or any portion of property owned by the Declarant or the Declarant's successors in interest as designated by the Declarant, including portions which are not contiguous to other portions of the Properties, by Recording a Supplemental Declaration describing the additional property to be subjected. A Supplemental Declaration Recorded pursuant to this Section shall not require the consent of any Person except the owner of such property, if other than Declarant. Declarant's right to expand the Properties pursuant to this Section shall expire 20 years after this Declaration is Recorded. Until then, Declarant may transfer or assign this right to any Person. Any such transfer shall be memorialized in a written, Recorded instrument executed by Declarant. Nothing in this Declaration shall be construed to require Declarant or any successor to subject additional property to this Declaration or to develop all of the property described in Exhibit "A" in any manner whatsoever. 9.2. Expansion by the Association. The Association may also subject additional property to the provisions of this Declaration by Recording a Supplemental Declaration describing the additional property. A Supplemental Declaration shall require the affirmative vote of Members representing more than 50% of the Class "A" votes of the Association and the consent of the owner of the property. In addition, so long as Declarant owns property subject to this Declaration or which may become subject to this Declaration in accordance with Section 9.1, Declarant's consent shall be necessary. The Supplemental Declaration shall be signed by the President and Secretary of the Association, by the owner of the property and by Declarant, if Declarant's consent is necessary. 31 i I I I I I ! I I I I I I I I I I I I I I I I I I \ I I i I I I I I I I I I I • • 9.3. Additional Covenants and Easements. Declarant may subject any portion of the Properties to additional covenants and easements, including covenants obligating the Association to maintain and insure such property and authorizing the Association to recover its costs through Assessments. Such additional covenants and easements may be set forth either in a Supplemental Declaration subjecting such property to this Declaration or in a separate Supplemental Declaration referencing property previously subjected to this Declaration. If the property is owned by someone other than Declarant, then the consent of the Owner shall be necessary and shall be evidenced by their execution of the Supplemental Declaration. Any such Supplemental Declaration may supplement, create exceptions to, or otherwise modify the terms of this Declaration as it applies to the subject property in order to reflect the different character and intended use of such property. 9.4. Effect of Recording Supplemental Declaration. A Supplemental Declaration shall be effective upon Recording unless otherwise specified in such Supplemental Declaration. On the effective date of the Supplemental Declaration, any additional property subjected to this Declaration shall be assigned voting rights in the Association and assessment liability in accordance with the provisions of this Declaration. Article X Additional Rights Reserved to Declarant 10.1. Withdrawal of Property. Declarant reserves the right to amend this Declaration, so long as Declarant has a right to annex additional property pursuant to Section 9.1, for the purpose of removing any portion of the Properties which has not yet been improved with· structures from the coverage of this Declaration. Such amendment shall not require the consent of any Person other than the Owner of the property to be withdrawn, if not a Declarant; such amendment shall be subject to any required approval by the Local Jurisdiction. If the property is Common Area, the Association shall consent to such withdrawal. I 0.2. Governmental Interests. Declarant may designate sites it owns within the Properties for fire, police, water, and sewer facilities, public schools and parks, and other public facilities. Sites may be designated for use of water infiltration under the Permit. Neither the Association, the PIC, nor the Owners may object to the use of such sites for the designated public purposes. I 0.3. Marketing and Sales Activities. Declarant and Builders authorized by Declarant may construct and maintain upon portions of the Common Area such facilities and activities as, in Declarant's sole opinion, may be reasonably required, convenient, or incidental to the construction or sale of Units, including, but not limited to, business offices, signs, model units, and sales offices. Declarant and authorized Builders shall have easements for access to and use of such facilities and shall not be subject to fees or rental charges. 10.4. Right To Develop. Declarant and Declarant's employees, agents, and designees shall have a right of access and use and an easement over and upon all of the Common Area for 32 • • the purpose of making, constructing, and installing such improvements to the Common Area as Declarant deems appropriate in its sole discretion, so long as such improvements are not inconsistent with the permitted uses and purposes of the Common Areas as defined in the Permit. Every Person that acquires any interest in the Properties agrees not to protest, challenge, or otherwise object to the development of any real property by Declarant which lies adjacent to the Properties, and which could be subjected to the terms of this Declaration by Declarant. 10.5. Right To Approve Additional Covenants. No Person shall Record any declaration of covenants, conditions, and restrictions or similar instrument affecting any portion of the Properties without Declarant's review and written consent. Any attempted Recordation without such consent shall result in such instrument being void and of no force and effect unless subsequently approved by written consent signed and Recorded by Declarant. 10.6. Right To Approve Changes in the Standards Within the Community. No amendment to or modification of any Use Restrictions or Residential Design Guidelines shall be effective without prior notice to and the written approval of Declarant so long as Declarant owns property subject to this Declaration or which may become subject to this Declaration in accordance with Section 9. I. 10.7. Right To Transfer or Assign Declarant Rights. Any or all of Declarant's special rights and obligations set forth in this Declaration or the Bylaws may be transferred in whole or in part to other Persons; provided, the transfer shall not reduce an obligation nor enlarge a right beyond that which Declarant has under this Declaration or the Bylaws. No such transfer or assignment shall be effective unless it is in a written instrument signed and Recorded by Declarant. The foregoing sentence shall not preclude Declarant from permitting other Persons to exercise, on a one time or limited basis, any right reserved to Declarant in this Declaration where Declarant does not intend to transfer such right in its entirety, and in such case it shall not be necessary to Record any written assignment unless necessary to evidence Declarant's consent to such exercise. I 0.8. Easement To Inspect and Right To Correct. (a) Declarant reserves for Declarant and such other Persons as Declarant may designate perpetual non-exclusive easements throughout the Properties to the extent reasonably necessary for the purposes of access, inspecting, testing, redesigning, or correcting any portion of the Properties, including Units and the Areas of Common Responsibility. Declarant shall have the right to redesign or correct any part of the Areas of Common Responsibility, and the designees of Declarant shall have the right to redesign or correct any Unit for which they were the Builder. (b) Entry onto a Unit shall be after reasonable notice, except in an emergency. Entry into a structure on a Unit shall be only after Declarant notifies the Unit's Owner and agrees with the Owner regarding a reasonable time to enter the structures on such Unit to perform such activities. ( c) Any damage to a Unit or the Areas of Common Responsibility resulting from the exercise of the easement or right of entry described in subsections (a) and (b) of this 33 I I I i I I I I I I I I I I I I I I i I I I I I ! I i ' I I I I i I I I I I I I • • Section shall promptly be repaired by, and at the expense of, the Person exercising the easement right. The exercise of these easements shall not unreasonably interfere with the use of any Unit and entry onto any Unit shall be made only after reasonable notice to the Owner or occupant. 10.9. Right to Notice of Design or Construction Claims. No Person shall retain an expert for the purpose of inspecting the design or construction of any structures or improvements within the community in connection with or in anticipation of any potential or pending claim, demand, or litigation involving such design or construction unless Declarant and any builder involved in the design or construction have been first notified in writing and given an opportunity to meet with the Owner of the property to discuss the Owner's concerns and conduct their own inspection. I 0.10. Termination of Rights. The rights contained in this Article shall not terminate until the earlier of (a) 30 years from the date this Declaration is Recorded, or (b) Recording by Declarant of a written statement that all sales activity has ceased. Article XI Easements 11.1. Easements in Common Area. Declarant grants to each Owner a nonexclusive right and easement of use, access, and enjoyment in and to the Common Area, subject to: (a) The Governing Documents and any other applicable covenants; (b) Any restrictions or limitations contained in any deed conveying such property to the Association; ( c) The Board's right to: (i) adopt Rules and Regulations governing the use and enjoyment of the Common Area, including rules limiting the number of guests who may use the Common Area; (ii) suspend the right of an Owner to use recreational facilities within the Common Area (A) for any period during which any charge against such Owner's Unit remains delinquent, and (B) for a period not to exceed 30 days for a single violation or for a longer period in the case of any continuing violation, of the Governing Documents after notice and a hearing pursuant to the Bylaws; (iii) dedicate or transfer all or any part of the Common Area, subject to such approval requirements as may be set forth in this Declaration; (iv) impose membership requirements and charge admission or other use fees for the use of any recreational facility situated upon the Common Area (such membership requirements, admission or use fees may, in the Board's discretion, differentiate between Members of the Association and other persons entitled to use such facilities); 34 • • (v) permit use of any recreational facilities situated on the Common Area by persons other than Owners, their families, lessees, and guests upon payment of use fees established by the Board and designate other areas and facilities within the Areas of Common Responsibility as open for the use and enjoyment of the public; (vi) mortgage, pledge, or hypothecate any or all of its real or personal property as security for money borrowed or debts incurred subject to the approval requirements contained in this Declaration; and ( d) The rights of certain Owners to the exclusive use of those portions of the Common Area designated "Exclusive Common Areas," as described in Article XII. Any Owner may extend his or her right of use and enjoyment to the members of his or her family, lessees, and social invitees, as applicable, subject to reasonable regulation by the Board. An Owner who leases his or her Unit shall be deemed to have assigned all such rights to the lessee of such Unit for the period of the lease. 11.2. Easements of Encroachment. Declarant grants reciprocal appurtenant easements of encroachment, and for maintenance and use of any permitted encroachment, between each Unit and any adjacent Common Area and between adjacent Units due to the unintentional placement or settling or shifting of the improvements constructed, reconstructed, or altered thereon (in accordance with the terms of these restrictions) to a distance of not more than three feet, as measured from any point on the common boundary along a line perpendicular to such boundary. However, in no event shall an easement for encroachment exist if such encroachment occurred due to willful and knowing conduct on the part of, or with the knowledge and consent of, the Person claiming the benefit of such easement. 11.3. Easements for Utilities, Etc. (a) Installation and Maintenance. Declarant reserves for Declarant, so long as Declarant owns any property described in Exhibit "A" of this Declaration or additional property subjected to the Declaration, on behalf of Declarant, Declarant's nominees, successors, and assigns, perpetual non-exclusive easements throughout the Properties (but not through a structure) to the extent reasonably necessary for the purpose of: (i) installing utilities and infrastructure to serve the Properties, walkways, pathways and trails, drainage systems, street lights and signage on property which Declarant owns or within public rights-of-way or easements reserved for such purpose on Recorded plats; (ii) inspecting, maintammg, repamng, and replacing the utilities, infrastructure, and other improvements described in Section l l .3(a)(i), and any Street Trees; (iii) access to read utility meters; and 35 I I I I I i I I I I ' I i I I I ! • • (iv) access to from the public rights-of-way to any wetland, body of water, or water monitoring site to perform water monitoring and testing. Notwithstanding anything to the contrary herein, this easement shall not entitle the holders to construct or install any of the foregoing systems, facilities, or utilities over, under or through any existing dwelling on a Unit, and any damage to a Unit resulting from the exercise of this easement shall promptly be repaired by, and at the expense of, the Person exercising the easement. Exercise of this easement shall not unreasonably interfere with the use of any Unit and, except in an emergency, entry onto any Unit shall be made only after reasonable notice to the Owner or occupant. No utilities may be installed or relocated on the Properties without approval of the Board or as provided by Declarant. (b) Specific Easements. Declarant also reserves the non-exclusive right and power to grant and Record such specific easements as may be necessary, in the sole discretion of Declarant, in connection with the orderly development of any property described in Exhibit "A," or such additional property subjected to the terms of the Declaration The location of the easement shall be subject to the written approval of the Owner of the burdened property, which approval shall not unreasonably be withheld, delayed or conditioned. 11.4. Easements To Serve Additional Property. Declarant hereby reserves for Declarant and Declarant's duly authorized agents, successors, assigns, and mortgagees, an easement over the Common Area for the purposes of enjoyment, use, access, and development of any additional property subjected to the terms of the Declaration, whether or not such property is made subject to this Declaration. This easement includes, but is not limited to, a right of ingress and egress over the Common Area for construction of roads and for connecting and installing utilities on such property. Declarant agrees that Declarant and Declarant's successors or assigns shall be responsible for any damage caused to the Common Area as a result of their actions in connection with development of such property. Declarant further agrees that if the easement is exercised for permanent access to such property and such property or any portion thereof benefiting from such easement is not made subject to this Declaration, or any other declaration of covenants, conditions, and restrictions under which an owners' association is created or provided for, Declarant or Declarant's successors or assigns shall enter into a reasonable agreement with the Association to share the cost of any maintenance which the Association provides to or along any roadway providing access to such property. The allocation of costs in any such agreement shall be based on the number of residential dwellings or commercial units on the property served by the easement and not subject to this Declaration as a proportion of the total number of residential dwellings within the Properties and on such benefited property. 11.5. Easements for Maintenance, Emergency, and Enforcement. In addition to the easements granted on the face of the Plat, Declarant grants to the Local Jurisdiction and the Association easements over the Properties as necessary to enable the Local Jurisdiction and the Association to fulfill its maintenance and enforcement responsibilities under applicable law and Section 7.2, respectively. The Association shall also have the right, but not the obligation, to enter upon any Unit for emergency, security, and safety reasons, to perform maintenance and to 36 • • inspect for the purpose of ensuring compliance with and enforce the Governing Documents. Such right may be exercised by any member of the Board and its duly authorized agents and assignees, and all emergency personnel in the performance of their duties. Except in an emergency situation, entry shall only be during reasonable hours and after notice to the Owner. 11.6. Technology Utility Easements. Declarant reserves, so long as Declarant owns any property described on Exhibit "A" of this Declaration, and additional property subjected to this Declaration by Declarant, perpetual, non-exclusive easements adjacent to the public rights- of-way throughout the Properties, on behalf of Declarant, and Declarant's nominees, successors and assigns, for the purpose of installing, operating, maintaining, repairing and replacing telephone, cable television, telecommunications, security, and other systems for sending and receiving data and/or other electronic signals ("Technology Utilities"), to serve the Properties and each Unit, such easements shall be exclusive to Declarant until granted or conveyed to a third party, which may be exclusive, perpetual and irrevocable, at which point such easements or interests may be more particularly described in the instrument granting or conveying such easements or interests or on the recorded plats. Declarant also reserves for Declarant the exclusive right and power to enter into contracts for the construction, installation, and provision of any of the items addressed in this Section and to grant and record in the public records such specific easements as may be necessary, in the sole discretion of Declarant, in connection with the orderly development of any property described on Exhibit "A," and additional property subjected to this Declarant by Declarant. Any such contract, agreement, or easement may, in Declarant's sole discretion, grant the exclusive right to access or use of such system, including the portions of the systems installed on or in the Units, dwellings, and other structures constructed on Units and Common Areas within the Properties. Any such contract, agreement, or easement entered into by Declarant may require that the Board enter into a bulk rate service agreement for the provision of services offered to all Units within the Properties. In such case, the cost shall be a Common Expense of the Association and shall be assessed as a part of the Base Assessment. If the service provides additional services or benefits to certain Owners or Units at their request, such additional services or benefits shall be paid directly by the Owner to the service provider, or become a Specific Assessment, as appropriate and specified in the agreement between the Association and the service provider. Article XII Exclusive Common Areas 12.1. Purpose. Certain portions of the Common Area may be designated as Exclusive Common Area and reserved for the exclusive use or primary benefit of specific Owners and occupants. By way of illustration and not limitation, Exclusive Common Areas may include entry features, private driveways, recreational facilities, landscaped medians and cul-de-sacs, lakes, and other portions of the Common Area. All costs associated with maintenance, repair, replacement, and insurance of an Exclusive Common Area shall be a Common Expense allocated among the Owners to which the Exclusive Common Areas are assigned. 12.2. Designation. Initially, any Exclusive Common Area shall be designated as such in the deed conveying such area to the Association, in this Declaration, or on the subdivision plat 37 I I I I I I I I I ! I I I I I I I I I I I I I I ! • • relating to such Common Area; provided, any such assignment shall not preclude Declarant from later assigning use of the same Exclusive Common Area to additional Units, so long as Declarant has a right to subject additional property to this Declaration pursuant to Section 9.1. Thereafter, a portion of the Common Area may be assigned as Exclusive Common Area and Exclusive Common Area may be reassigned upon approval of the Board and the vote of Members representing a majority of the total Class "A" votes in the Association, including a majority of the votes of the Owners affected by the proposed assignment or reassignment. As long as Declarant owns any property subject to this Declaration or which may become subject to this Declaration in accordance with Section 9.1, any such assignment or reassignment shall also require Declarant's written consent. 12.3. Use by Others. Upon approval of a majority of Owners of Units to which any Exclusive Common Area is assigned, the Association may permit Owners of other Units, or other persons who are not Owners, to use all or a portion of such Exclusive Common Area upon payment of reasonable user fees, which fees shall be used to offset the Common Expenses attributable to such Exclusive Common Area. Article XIII Party Walls and Other Shared Structures 13.1. General Rules of Law to Apply. Each wall, fence, driveway, utility, sewer or similar structure built as a part of the original construction on the Units which serves and/or separates any two adjoining Units shall constitute a party structure. To the extent not inconsistent with the provisions of this Section, the general rules of law regarding party walls and liability for property damage due to negligence or willful acts or omissions shall apply thereto. Any tract which provides access to more than one Unit is a party structure, the maintenance and repair of which is governed by the Declaration and this Article. 13.2. Maintenance: Damage and Destruction. The cost of reasonable repair and maintenance of a party structure shall be shared equally by the Owners who make use of the party structure. If a party structure is destroyed or damaged by fire or other casualty, then to the extent that such damage is not covered by insurance and repaired out of the proceeds of insurance, any Owner who has used the structure may restore it. If other Owners thereafter use the structure, they shall contribute to the restoration cost in equal proportions. However, such contribution will not prejudice the right to call for a larger contribution from the other users under any rule of law regarding liability for negligent or willful acts or omissions. 13.3. Right to Contribution Runs With Land. The right of any Owner to contribution from any other Owner under this Section shall be appurtenant to the land and shall pass to such Owner's successors-in-title. Article XIV Dispute Resolution 14.1. Mandatory Procedures for Litigation of Claims. 38 • • 14.1. l Notice. Any Bound Party having a Claim ("Claimant") against any other Bound Party ("Respondent") ( collectively, the "Parties") shall notify each Respondent in writing (the "Notice"), stating plainly and concisely: (a) the nature of the Claim, including the Persons involved and Respondent's role in the Claim; (b) the legal basis of the Claim (i.e., the specific authority out of which the Claim arises); (c) Claimant's proposed remedy; and (d) that Claimant will meet with Respondent to discuss in good faith ways to resolve the Claim. 14.1.2 Negotiation and Mediation. The Parties shall make every reasonable effort to meet in person and confer for the purpose of resolving the Claim by good faith negotiation. If requested in writing, accompanied by a copy of the Notice, the Association's Board may appoint a representative to assist the Parties in negotiation. If the Parties do not resolve the Claim within 30 days of the date of the Notice ( or within such other period as may be agreed upon by the Parties) ("Termination of Negotiations"), Claimant shall have 30 additional days to submit the Claim to mediation under the auspices of any Local Jurisdiction dispute resolution center or, if the Parties otherwise agree, to an independent agency providing dispute resolution services in the area. If the Parties do not settle the Claim within 30 days after submission of the matter to the mediation, or within such time as determined by the mediator, the mediator shall issue a notice of termination of the mediation proceedings ("Termination of Mediation"). The Termination of Mediation notice shall set forth that the Parties are at an impasse and the date that mediation was terminated. The parties shall share equally the costs of any such mediator. 14.6.3 Litigation; Attorneys' Fees. If the Parties do not agree in writing to a settlement of the Claim within 15 days of the Termination of Mediation, the Claimant may file suit in a court of competent jurisdiction. In any such action the prevailing party shall be entitled to an award of its reasonable attorneys' fees and costs. Article XV Mortgagee Provisions The following provisions are for the benefit of holders, insurers and guarantors of first Mortgages on Units in the Properties. The provisions of this Article apply to both this Declaration and to the Bylaws, notwithstanding any other provisions contained therein. 15.1. Notices of Action. An institutional holder, insurer, or guarantor of a first Mortgage which provides a written request to the Association (such request to state the name and address of such holder, insurer, or guarantor and the street address of the Unit to which its Mortgage relates, thereby becoming an "Eligible Holder"), will be entitled to timely written notice of: (a) Any condemnation loss or any casualty loss which affects a material portion of the Properties or which affects any Unit on which there is a first Mortgage held, insured, or guaranteed by such Eligible Holder; (b) Any delinquency in the payment of assessments or charges owed by a Unit subject to the Mortgage of such Eligible Holder, where such delinquency has continued for a period of 60 days, or any other violation of the Governing Documents relating to such Unit or the Owner or Occupant which is not cured within 60 days; 39 I ! I I I I I I i I I • • ( c) Any lapse, cancellation, or material modification of any insurance policy maintained by the Association; or ( d) Any proposed action which would require the consent of a specified percentage of Eligible Holders. 15.2. Special FHLMC Provision. So long as required by the Federal Home Loan Mortgage Corporation or any successor to FHLMC, the following provisions apply in addition to and not in lieu of the foregoing. Unless at least 67% of the first Mortgagees or Members representing at least 67% of the total Association vote consent, the Association shall not: (a) By act or omission seek to abandon, partition, subdivide, encumber, sell, or transfer all or any portion of the real property comprising the Common Area which the Association owns, directly or indirectly (the granting of easements for utilities or other similar purposes consistent with the intended use of the Common Area shall not be deemed a transfer within the meaning of this subsection); (b) Change the method of determining the obligations, assessments, dues, or other charges which may be levied against an Owner of a Unit (a decision, including contracts, by the Board or provisions of any declaration subsequently Recorded on any portion of the Properties shall not be subject to this provision where such decision or subsequent declaration is otherwise authorized by this Declaration); ( c) By act or omission change, waive, or abandon any scheme of regulations or enforcement pertaining to architectural design, exterior appearance or maintenance of Units and the Common Area (the issuance and amendment of architectural standards, Use Restrictions pursuant to Article III, procedures, or Rules and Regulations shall not constitute a change, waiver, or abandonment within the meaning of this provision); ( d) Fail to maintain insurance, as required by this Declaration; or ( e) Use hazard insurance proceeds for any Common Area losses for other than the repair, replacement, or reconstruction of such property. First Mortgagees may, jointly or singly, pay taxes or other charges which are in default and which may or have become a charge against the Common Area and may pay overdue premiums on casualty insurance policies or secure new casualty insurance coverage upon the lapse of an Association policy, and first Mortgagees making such payments shall be entitled to immediate reimbursement from the Association. 15.3. Other Provisions for First Lien Holders. To the extent not inconsistent with Washington law: (a) Any restoration or repair of the Properties after a partial condemnation or damage due to an insurable hazard shall be performed substantially in accordance with this 40 • • Declaration and the original plans and specifications unless the approval is obtained of the Eligible Holders of first Mortgages on Units to which at least 51 % of the votes of Units subject to Mortgages held by such Eligible Holders are allocated. (b) Any election to terminate the Association after substantial destruction or a substantial taking in condemnation shall require the approval of the Eligible Holders of first Mortgages on Units to which at least 51 % of the votes of Units subject to Mortgages held by such Eligible Holders are allocated. 15.4. Amendments to Documents. The following prov1s10ns do not apply to amendments to the constituent documents or termination of the Association as a result of destruction, damage, or condemnation pursuant to Section 15.3(a) and (b), or to the addition of land in accordance with Article IX. (a) The consent of Members representing at least 67% of the Class "A" votes and of Declarant, so long as Declarant owns any land subject to this Declaration, and the approval of the Eligible Holders of first Mortgages on Units to which at.least 67% of the votes of Units subject to a Mortgage appertain, shall be required to terminate the Association. (b) The consent of Members representing at least 67% of the Class "A" votes and of Declarant, so long as Declarant owns any land subject to this Declaration, and the approval of Eligible Holders of first Mortgages on Units to which at least 51 % of the votes of Units subject to a Mortgage appertain, shall be required materially to amend any provisions of the Declaration, Bylaws, or Articles of Incorporation, or to add any material provisions thereto which establish, provide for, govern, or regulate any of the following: (i) (ii) (iii) Area; (iv) (v) (vi) voting; assessments, assessment liens, or subordination of such liens; reserves for maintenance, repair, and replacement of the Common insurance or fidelity bonds; rights to use the Common Area; responsibility for maintenance and repair of the Properties; (vii) expansion or contraction of the Properties or the addition, annexation, or withdrawal of Properties to or from the Association; (viii) boundaries of any Unit; (ix) leasing of Units; 41 I I I i I I I I I I I I I I I I i I I I I I I I I I I I I I I I I I I I ! I I I I I i • • (x) imposition of any right of first refusal or similar restriction of the right of any Owner to sell, transfer, or otherwise convey his or her Unit; (xi) establishment of self-management by the Association where professional management has been required by an Eligible Holder; or (xii) any provisions included in the Governing Documents which are for the express benefit of holders, guarantors, or insurers of first Mortgages on Units. 15.5. No Priority. No provision of this Declaration or the Bylaws gives or shall be construed as giving any Owner or other party priority over any rights of the first Mortgagee of any Unit in the case of distribution to such Owner of insurance proceeds or condemnation awards for losses to or a taking of the Common Area. 15.6. Notice to Association. Upon request, each Owner shall be obligated to furnish to the Association the name and address of the holder of any Mortgage encumbering such Owner's Unit. 15.7. Failure of Mortgagee To Respond. Any Mortgagee who receives a written request from the Board to respond to or consent to any action shall be deemed to have approved such action if the Association does not receive a written response from the Mortgagee within 30 days of the date of the Association's request, provided such request is delivered to the Mortgagee by certified or registered mail, return receipt requested. 15.8. Construction of Article XV. Nothing contained in this Article shall be construed to reduce the percentage vote that must otherwise be obtained under this Declaration, the Bylaws, or Washington law for any of the acts set out in this Article. 15.9. Amendment by Board. Should the Federal National Mortgage Association or FHLMC subsequently delete any of its respective requirements which necessitate the provisions of this Article or make any such requirements less stringent, the Board, without approval of the Owners, may record an amendment to this Article to reflect such changes. Article XVI Changes in Ownership of Units Any Owner desiring to sell or otherwise transfer title to his or her Unit shall give the Board at least seven days' prior written notice of the name and address of the purchaser or transferee, the date of such transfer of title, and such other information as the Board may reasonably require. Each transferee of a Unit shall, within seven days of taking title to a Unit, confinn that the information previously provided by the transferor is complete and accurate. The transferor shall continue to be jointly and severally responsible with the transferee for all obligations of the Owner of the Unit, including assessment obligations, until the date upon which such notice is received by the Board, notwithstanding the transfer of title. Article XVII Changes in Common Area 42 • • 17.1. Condemnation. If any part of the Common Area shall be taken (or conveyed in lieu of and under threat of condemnation by the Board acting on the written direction of Members representing at least 67% of the total Class "A" votes in the Association and of Declarant, as long as Declarant owns any property subject to the Declaration or which may be made subject to the Declaration in accordance with Section 9.l) by any authority having the power of condemnation or eminent domain, each Owner shall be entitled to written notice of such taking or conveyance prior to disbursement of any condemnation award or proceeds from such conveyance. Such award or proceeds shall be payable to the Association to be disbursed as follows: If the taking or conveyance involves a portion of the Common Area on which improvements have been constructed, the Association shall restore or replace such improvements on the remaining land included in the Common Area to the extent available, unless within 60 days after such taking Declarant, so long as a Declarant owns any property subject to the Declaration or which may be made subject to the Declaration in accordance with Section 9.l, and Members representing at least 67% of the total Class" A" vote of the Association shall otherwise agree. Any such construction shall be in accordance with plans approved by the Board. The provisions of Section 7.3(c) regarding funds for restoring improvements shall apply. If the taking or conveyance does not involve any improvements on the Common Area, or if a decision is made not to repair or restore, or if net funds remain after any such restoration or replacement is complete, then such award or net funds shall be disbursed to the Association and used for such purposes as the Board shall determine. 17 .2. Partition. Except as permitted in this Declaration, the Common Area shall remain undivided, and no Person shall bring any action partition of any portion of the Common Area without the written consent of all Owners and Mortgagees. This Section shall not prohibit the Board from acquiring and disposing of tangible personal property nor from acquiring and disposing of real property which may or may not be subject to this Declaration. 17.3. Transfer or Dedication of Common Area. The Association may transfer, dedicate, or grant easements over portions of the Common Area to any other local, state, or federal governmental or quasi-governmental entity without a vote of the Owners subject to compliance with Section 15.2, if applicable. Article XVIII Amendment of Declaration 18.1. By Declarant. In addition to specific amendment rights granted elsewhere in this Declaration, until conveyance of the first Unit to a Person other than a Builder, Declarant may unilaterally amend this Declaration for any purpose. Thereafter, Declarant may unilaterally amend this Declaration if such amendment is necessary (a) to bring any provision into compliance with any applicable governmental statute, rule, regulation, or judicial determination; (b) to enable any reputable title insurance company to issue title insurance coverage on the Units; ( c) to enable any institutional or governmental lender, purchaser, insurer or guarantor of mortgage loans, including, for example, the Federal National Mortgage Association or Federal Home Loan Mortgage Corporation, to make, purchase, insure or guarantee mortgage loans on the 43 I I \ I I I I i I i I I I i I I I I I I I i I I I I I I I I I I I I \ I I I • • Units; or ( d) to satisfy the requirements of any local, state or federal governmental agency. However, any such amendment shall not adversely affect the title to any Unit unless the Owner shall consent in writing. In addition, so long as Declarant owns property described in Exhibit "A" for development as part of the Properties, Declarant may unilaterally amend this Declaration for any other purpose, provided the amendment has no material adverse effect upon any right of any Owner or unless such Owner shall consent in writing. 18.2. By Members. Except as otherwise specifically provided above and elsewhere in this Declaration, this Declaration may be amended only by the affirmative vote or written consent, or any combination thereof, of Members representing 67% of the total Class "A" votes in the Association, including 67% of the Class "A" votes held by Members other than Declarant, and Declarant's consent, so long Declarant owns any property subject to this Declaration or which may become subject to this Declaration in accordance with Section 9.1. In addition, the approval requirements set forth in Article XV shall be met, if applicable. Notwithstanding the above, the percentage of votes necessary to amend a specific clause shall not be less than the prescribed percentage of affirmative votes required for action to be taken under that clause. 18.3. Validity and Effective Date. No amendment may remove, revoke, or modify any right or privilege of Declarant or the Class "B" Member without Declarant's written consent or the Class "B" Member, respectively ( or the assignee of such right or privilege). If an Owner consents to any amendment to this Declaration or the Bylaws, it will be conclusively presumed that such Owner has the authority to consent, and no contrary provision in any Mortgage or contract between the Owner and a third party will affect the validity of such amendment. Any amendment shall become effective upon Recording, unless a later effective date is specified in the amendment. Any procedural challenge to an amendment must be made within six months of its Recordation or such amendment shall be presumed to have been validly adopted. In no event shall a change of conditions or circumstances operate to amend any provisions of this Declaration. 18.4. Exhibits. Exhibit "A" attached to this Declaration are incorporated by this reference and amendment of such exhibits shall be governed by this Article. Exhibit "B" is incorporated by reference and may be amended pursuant to Sections 18.1 and 18.2, or as provided in Article Ill. IN WITNESS WHEREOF, the undersigned Declarant has executed this Declaration the date and year first written above. 44 • • ICAP LAKEVIEW, LLC, a Washington limited liability company By: iCap Pacific NW Management, LLC Its: Manager By:----------- Its: Manager 45 ! I I I I I I I I I I I i I I I I i I I I I I I I I I I I I I I I I I I I I I I I • • STATE OF WASHINGTON) ) ss. COUNTY OF KING ) I certify that I know or have satisfactory evidence that is the person who appeared before me, and that person acknowledged signing this instrument, on oath stated their authority to execute the instrument and acknowledged it as the Manager of iCap Lakeview, LLC, a Washington limited liability company, on behalf of whom instrument was executed to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument. SUBSCRIBED and SWORN to before me this __ day of _______ , 2016. (printed name):. ____________ _ NOTARY PUBLIC My Commission expires: ------- 46 • • EXHIBIT "A" Land Submitted to Declaration PARCEL A (PARCEL NO. 3342700425): THE WEST HALF OF TRACT 88, C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDITION TO SEATTLE NO. 2, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 64, RECORDS OF KING COUNTY AUDITOR, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID TRACT, RUNNING EASTERLY ALONG THE NORTH LINE OF SAID TRACT 247 FEET TO A POINT; THENCE RUNNING SOUTHERLY AND PARALLEL TO THE EAST LINE OF SAID TRACT 107 FEET TO A POINT ON THE SOUTH LINE OF SAID TRACT; THENCE WESTERLY ON THE SOUTH LINE 332 FEET TO THE SOUTHWEST CORNER OF SAID TRACT; THENCE NORTHERLY ALONG THE WEST LINE TO THE POINT OF BEGINNING; TOGETHER WITH AN EASEMENT FOR ROADWAY AND UTILITY PURPOSES OVER 20 FOOT STRIP OF LAND AS DEDICATED IN EASEMENT RECORDED UNDER RECORDING NO. 5463460. PARCEL B (PARCEL NO. 3342700420): THE EAST 289 FEET OF TRACT 87, C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDITION TO SEATTLE NO. 2, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 64, RECORDS OF KING COUNTY AUDITOR. PARCEL C (PARCEL NO. 3342700415): THE WEST HALF OF LOT 87 OF C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDITION NO. 2, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 64, RECORDS OF KING COUNTY AUDITOR. PARCEL D (PARCEL NO. 3342700427): TRACTS 88 AND 89 OF C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDITION TO SEATTLE NO. 2, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 64, RECORDS OF KING COUNTY AUDITOR; EXCEPT THE FOLLOWING DESCRIBED TRACT: BEGINNING AT THE NORTHWEST CORNER OF SAID TRACT 88, RUNNING EASTERLY ALONG THE NORTH LINE OF SAID TRACT 247 FEET TO A POINT; THENCE RUNNING SOUTHERLY AND PARALLEL TO THE EAST LINE OF SAID TRACT I 07 FEET TO A POINT ON THE SOUTH LINE OF SAID TRACT; THENCE WESTERLY ON THE SOUTH LINE 289 FEET, MORE OR LESS, TO THE SOUTHWEST 47 I . I • • I CORNER OF SAID TRACT; THENCE NORTHEASTERLY ALONG THE NORTHWEST I LINE OF SAID TRACT TO THE POrNT OF BEGINNING; I I SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. I I I I \ I I i I I i I I I I I I I I I I I I I I I I I I i I I I I I I 48 • EXHIBIT "B" Initial Use Restrictions • The following Use Restrictions shall apply to all of the Properties until such time as they are amended, modified, repealed, or limited by the Association pursuant to Article III of the Declaration. (a) General. The Properties shall be used only for residential, recreational, and related purposes (which may include, without limitation, offices for any property manager retained by the Association or business offices for Declarant, approved Builders, or the Association consistent with this Declaration and any Supplemental Declaration). (b) Restrictions. The following are prohibited within the Properties unless expressly authorized by, and then subject to such conditions as may be imposed by, the Board: (I) Temporary Structures Prohibited. No basement, tent, shack, garage, barn or other outbuilding or buildings or any structure of a temporary or moveable character erected or placed on the Properties shall at any time be used as living quarters except as specifically authorized by the PIC. (2) Nuisances. No noxious or undesirable thing, activity or use of any Unit in the Properties shall be permitted or maintained. If the PIC shall determine that a thing or use of any Unit or any part of the Properties is undesirable or noxious, such determination shall be conclusive. The PIC may recommend and the Board may direct that steps be taken as is reasonably necessary including, without limitation, the institution of legal action or the imposition of fines in the manner authorized by RCW Chapter 64.38, to abate any activity, remove anything or terminate any use of property which is determined by the PIC or described in this Declaration to constitute a nuisance. (3) Limitation on Animals. No animal, livestock or poultry of any kind shall be raised, bred or kept on any Lot, except cats, dogs, birds or fish may be kept if they are not kept, bred or maintained for any commercial purpose, and they shall not be kept in numbers or under conditions reasonably objectionable in a closely built-up residential community. Animals shall not be allowed to roam loose outside the limits of any Unit on which they are kept. Provided, however, the Board in its discretion may designate certain tracts as off-leash dog areas, subject to reasonable rules, so long as (i) the dog(s) are under voice command; (ii) the dog(s) are non- aggressive; and (iii) all solid waste is removed by the Owner utilizing the Tract for such purposes. Any dogs must be kept so as to minimize excessive noise from barking or otherwise shall be considered a nuisance according to the terms of this Declaration. Each Owner shall be responsible I i I ! I I I I I I I I I I I I I I I I I I I I I I I I I I I I \ I I I I • • for cleaning up after his or her animal for any waste or damage to any area outside of the Owner's Unit. ( 4) Limitation on Signs. The Association may regulate or prohibit all signs, to the full extent allowed by State law. The Association may establish guidelines or restrictions including duration, location and appearance of signs. In addition to other rights reserved to Declarant in the Declaration, Declarant hereby reserves for itself and all Builders, so long as Declarant or any Builders own any Lot, the right to maintain upon the Properties such signs as in the opinion of Declarant are required, convenient or incidental to the merchandising and sale of the Lots. (5) Completion of Construction Projects. The work of construction of all building and structures shall be pursued diligently and continuously from commencement of construction until the structures are fully completed and painted. All structures shall be completed as to external appearance, including finish painting, within one year of the date of commencement of construction, except such construction as is performed by Declarant, which shall be exempt from the limitations contained in this Section. Front yard landscaping must be completed within 90 days of completion of a Unit, and rear yard landscaping must be completed within six months of completion of a Unit. Except with the approval of the Board, no person shall reside on the premises of any Unit until such time as the improvements to be erected on the Unit in accordance with the plans and specifications approved by the Board have been completed. (6) Unsightly Conditions. No unsightly conditions shall be permitted to exist on any Unit. Unsightly conditions shall include, without limitation, laundry hanging or exposed in view for drying, litter, trash, junk or other debris; inappropriate, broken or damaged furniture or plants; non-decorative gear, equipment, cans, bottles, ladders and other such items; and no awnings, air conditioning units, heat pumps or other projections shall be placed on the exterior walls of any Unit unless prior written approval shall have been obtained from the PIC. Garbage containers and recycle bins are to be stored so as not to be seen from the street, except on pick-up days. Owners should insure garbage containers are secure from overflowing or spills and to keep litter and debris picked up around their property at all times. (7) Antennas, Satellite Reception. Satellite dishes of no more than one meter in diameter or diagonal measurement are permitted on the Properties without PIC approval. All over-the-air reception devices shall comply with the Residential Design Guidelines or other applicable rules adopted by the Association pertaining to the means, method and location of antennas and satellite dishes. PIC approval will be consistent with FCC regulations. (8) Setbacks. No building shall be located on any Unit nearer to the front lot line or nearer to the side street than the minimum building setback lines adopted by the governmental authority with jurisdiction over the Properties. 2 • • (9) Roofs. Roofs on all buildings must be finished with materials approved for use by the PIC. More than one type of material may be approved. (10) Fences. Walls. In order to preserve the aesthetics of the Properties, no fence, wall or hedge shall be erected or placed on any Unit unless prior written approval has been obtained from the PIC. The design and color of any fence on the Properties, whether visible to the other Units or not, shall be constructed and finished according to the standard fence detail, as such detail is initially designated by the PIC. If a standard fence detail is attached to this Declaration, such fence detail and any required color for a fence may be modified by the PIC. (11) Residential Use Only. Except for Declarant's or a Builder's temporary sales, construction offices and model homes, no Unit shall be used for other than one detached single-family residential dwelling, with driveway parking used for not more than three cars. (12) Underground Utilities Required. Except for any facilities or equipment provided by the Declarant or any utility, all electrical service, telephone lines and other outdoor utility lines shall be placed underground. (13) Sales and Construction Facilities. Notwithstanding any other provision in this Declaration to the contrary, it is expressly permissible for Declarant, a Builder, and their agents, employees or nominees, to maintain on any portion of the Properties owned by Declarant, a Builder or on the Common Areas such facilities as the they may reasonably feel are required, convenient or incidental to the construction and/or sales of Units or improvements thereon. Declarant may permit, in writing, an individual Owner or third party purchaser to maintain temporary equipment and construction material on the Owner's Unit when the Declarant feels the same is reasonably required, convenient or incidental to construction activities for improvement of the Unit. (14) Drainage Waters. Following original grading of the roads and ways of the Properties, no drainage waters shall be diverted or blocked from their natural course so as to discharge upon any public road rights-of-way. The Owner of any Unit, prior to making any alteration in the drainage system, must make application to and receive approval from the applicable governmental jurisdiction. Any enclosing of drainage waters in culverts or drains or rerouting thereof across any Unit as may be undertaken by or for the Owner of any Unit shall be done by and at the expense of such Owner. ( 15) NBA Restrictions and Maintenance. All areas designated on the Plat as Native Growth Protection Area, Sensitive Area, Critical Area, Buffer, Natural Buffer Area, Wetland or Wetland Buffer (collectively, "NBA") shall be left permanently undisturbed in a substantially natural state. No clearing, grading, filling, building construction or placement, or 3 I I I I I I I I I I I I I I I I I I I I I I I I \ I I I I I I I • • road construction of any kind shall occur within these areas, except the activities approved by the Local Jurisdiction. The Association shall be responsible for operating, maintaining and restoring the condition of the NBA in the event any unauthorized disturbance occurs; however, in the event that this disturbance is determined to be the fault of a party, the Association may pursue a claim for reimbursement of damages to the NBA from the party disturbing the area. The Association shall be guided in its maintenance of the NBA by an Open Space Management Plan adopted by the Declarant with the approval of King County, and by the provisions contained in King County Code Sections 21A.06 and 21A.24. ( 16) Deviation by Consent of Declarant. Declarant hereby reserve the right to enter into an agreement with the Owner of any Unit (without the consent of the Owner of any other Unit) to deviate from the conditions, restrictions, limitations or agreements contained in this Declaration. Any deviation shall be manifested in an agreement in writing and shall not constitute a waiver of any such condition; restriction, limitation, or agreement as to the remaining Lots located on the Properties; and the condition, restriction, limitation or agreement waived by Declarant shall remain fully enforceable as to all other Lots located in the Properties. (17) Timeshares. No operation of a timesharing, fraction-sharing, or similar program whereby the right to exclusive use of the Unit rotates among participants in the program on a fixed or floating time schedule over a period of years, is permitted. However, the Declarant may operate such a program and may permit others to operate such a program in the Plat. (18) Conversion of Carports or Garages. Conversion of any carport, garage, attic, or other unfinished space, other than a basement, to finished space for use as an apartment or other integral part of the living area on any Unit is prohibited. (19) Irrigation Systems. No sprinkler or irrigation systems or wells of any type may draw upon water from lakes, creeks, streams, rivers, ponds, wetlands, canals, or other ground or surface waters within the Properties, except that Declarant and its designees shall have the exclusive right to draw water from such sources and to reduce the level of such bodies of water, if and to the extent allowed by the Permits. (20) Burning. No open-air burning or use of wood stoves is permitted, except in compliance with Local Jurisdiction Ordinances. However, outdoor cooking facilities, such as barbeques, are permissible subject to rules, regulations, and Local Jurisdiction Ordinances. (21) Limitation on Storage of Vehicles -Temporary Permits for RVs. Except as hereinafter expressly provided, the Units, Common Areas and/or streets located on the Properties shall not be used for the storage and/or overnight parking of any vehicle other than private family automobiles, trucks, motorcycles and commercial vehicles operated by a person residing at the 4 • • Unit (provided that such commercial vehicles contain a single rear axle). Vehicles shall not be parked on a driveway or street in lieu of being parked in an available space in a garage, except as otherwise provided by Rules established by the Board. Boats, boat trailers, house trailers, campers, trucks, trucks with a camper, or other recreational vehicles or similar object may not be stored and/or parked overnight on any part of the Properties, except as specified herein, or as may be permitted by Rules established by the Board. No inoperable vehicles of any kind shall be parked, stored, maintained, or constructed on any Unit or street unless stored in a garage. Notwithstanding the foregoing, Owners who have guests visiting them intending to stay in a camper, trailer, or other form of recreational vehicle, may secure written permission from the PIC for guests to park a vehicle on the driveway of a Unit for a period of up to 72 hours, and not to exceed two weeks in any calendar year. The privilege shall only exist, however, after the written permission has been obtained from the PIC or its authorized representative to park at the Unit. An Owner that stores a recreation vehicle off-site may park the vehicle on the driveway of a Unit for 48 hours for the purpose of preparing for departure or upon return, to facilitate preparation and return from travel. (22) Changing Unit Contours and Drainage; Subdivisions. The surface grade or elevation of the various Units shall not be substantially altered or changed in any manner which would affect the relationship of such Unit with other Units, or which would result in materially obstructing the view from any other Unit, or which would otherwise produce an effect out of harmony with the general development of the immediate area in which said Unit is located. Whether or not such alteration or change in the elevation or grade of any Unit would be prohibited shall be determined by the Declarant during the Class "B" Control Period in its sole and uncontrolled discretion. No further subdivision of any Unit without resubmitting for formal plat procedure is allowed. The sale or lease of less than a whole Unit in the Plat is expressly prohibited. (23) Garbage Disposal. The Owners of the Units shall ensure that no garbage can or other receptacle will be visible from any place outside the residence except on collection day. (24) Prohibited Materials. In order to protect the environment, sensitive areas and water quality precautions must be taken with the storm drainage system on site. The following materials shall not be allowed to enter any surface or subsurface part of the public and/or private drainage system. (i) Trash and/or debris. (ii) Petroleum products including, but not limited to, oil, gasoline, grease, fuel oil and heating oil. (iii) Animal waste. (iv) Chemicals and/or paint. 5 I I I I I I I I I ! I I I I I I I I \ I I I I I I (v) (vi) (vii) (viii) (ix) (x) (xi) (xii) (xiii) (xiv) (xv) (xvi) (xvii) (xviii) (xix) (xx) (xxi) • • Steam cleaning waste. Washing uncured concrete for cleaning and/or finishing purposes or to expose aggregate. Laundry wastes or other soaps. Pesticides, herbicides, or fertilizers. Sewerage. Heated water. Chlorinated water or chlorine. Degreasers and/or solvents. Bark or other fibrous material. Antifreeze and/or other automotive products. Lawn clippings, leaves or branches. Animal carcasses. Silt. Acids or alkalis. Recreation vehicle wastes. Dyes, unless prior permission has been granted by the Local Jurisdiction. Construction materials. Any Owner found to not be in compliance with the use, handling or storage of these items shall immediately remove and remedy the matter, upon written notice of the Association or the Local Jurisdiction. (c) Street Trees. Street Trees are those trees planted by Declarant, or at the Declarant's direction, to comply with the requirements contained in the Plat. Street Trees may be located on Units near the public right of ways that lie within and along the boundaries of the Plat. Street Trees that are located within Common Areas are owned by the Association. A pre-existing tree or a tree planted by the Declarant on a Unit at the time it is purchased by an Owner is considered a Street Tree. Any tree located within twenty (20) feet of a public right of way (whether such right of way is located within or outside the Plat), shall be presumed to be a Street Tree subject to the restrictions contained herein, unless the Association, the Declarant or the Local Jurisdiction confirm otherwise in writing to the Owner. (I) Easement Granted. The Association, the Declarant (and any Builder or person who has posted a bond related to the planting, maintenance or replacement of Street Trees with any government jurisdiction, and who has agreed to carry out the Declarant's duties as they pertain to Street Trees -who for the purpose of this Section may exercise the Declarant's rights related to Street Trees) are granted an easement to place, care for and maintain Street Trees on each Unit on the Properties, in locations adjacent to the public right of ways and sidewalks, whether such public right of ways are located along the front, side or back 6 • • boundary of a Unit. The easement granted herein shall extend onto a Unit for a distance sufficient for a Street Tree (of a variety approved by the Local Jurisdiction or its successor) to be planted, maintained and pruned in manner consistent with good nursery practices. The Association and the Declarant are also granted such temporary easements that are needed to reach the location of any Street Tree, across any Unit or Common Areas on the Properties. (2) Responsibility for Planting and Maintenance of Street Trees. The Declarant shall, in their sole discretion (but consistent with the requirements of the Local Jurisdiction), plant the Street Trees in such locations on the Units along the right of ways and in the Common Areas that the Declarant determines. The Owners and the Association shall have primary responsibility for the maintenance of the Street Trees after they are planted, unless such responsibility is assumed by the Local Jurisdiction. The division of responsibility between the Owners, the Association and the Local Jurisdiction for different aspects of maintenance of the Street Trees may be established by notations on the face of the Plat, or if there are no such notations, by rule promulgated by the Board or ordinance adopted by the Local Jurisdiction. The Owners and the Association shall provide such maintenance to the Street Trees that is appropriate, based upon good nursery practices and requirements imposed by the Declarant or the Local Jurisdiction. The Owners and the Association shall be prohibited from (I) voting to abandon or ceasing the maintenance of the Street Trees, or (2) removing or altering ( other than appropriate pruning) the Street Trees without permission of Declarant, until such date that the Declarant's performance and maintenance bonds posted with any governmental jurisdiction related to the Street Trees is released and fully exonerated, without charge or reduction, or upon the bonds' forfeiture. (3) Remedies for Failure to Maintain Street Trees. In the event that any Owner and the Association fail to maintain the Street Trees, a Declarant may elect to maintain the Street Trees and may charge the Association and the Owners, as a special assessment, the cost of such maintenance. The special assessment arising under this section shall be a lien on the Properties in favor of Declarant, which Declarant may enforce (in place of the Association) in the manner described in the Declaration. In the alternative, Declarant may elect to charge any sums deducted from the Declarant's performance bond as a special assessment against the Association and the Owners, impose the special assessment as a lien on the Properties in favor of Declarant, and enforce such special assessment (in place of the Association) in the manner described in the Declaration. This provision may not be amended without the permission of Declarant, until the Declarant's performance and maintenance bonds posted with any governmental jurisdiction related to the Street Trees are released and fully exonerated, without charge or reduction, or such bonds are forfeited. ( 4) Remedies Upon Removal or Alteration of Street Trees. In the event that an Owner removes or alters inappropriately a Street Tree without written permission of a Declarant (until the Declarant's performance and maintenance bonds are released or forfeited, 7 I I I I I I I I I I I I I I I I I I I I I I I I I I I \ I I I I I I I I I I • • and then the Association or the Local Jurisdiction, if the Local Jurisdiction assumes responsibility for the Street Trees), the removal shall be a violation of this Declaration and of RCW 64.12.030. Declarant, (until Declarant's performance and maintenance bonds are released in full without claim, and then the Association or the Local Jurisdiction), may bring an action to restrain the removal of any Street Tree, or for damages arising from such removal, including such additional, treble damages and attorney's fees that are available under this Declaration or state law. (5) Termination or Alteration of Restrictions on Removal of Street Trees. Declarant's rights and duties described herein shall cease and automatically terminate upon (I) release in full, without claims, of the Declarant's performance and maintenance bonds, (2) recovery of compensation by Declarant for all sums deducted from the bond, or (3) a date six years from the date of any bond forfeiture, whichever event occurs first. After Declarant's performance and maintenance bonds are released or forfeited, and the Declarant has received the full exoneration of the bonds without claims, or compensation for any payments made from the bonds, the Association may apply to the Local Jurisdiction or its successor for approval to terminate or alter the restrictions imposed upon the removal or alteration of Street Trees described in this Section. Such application may be made if a majority of the Owners approve of the Association's application for termination or alteration of the Street Tree restrictions. Upon written notification from the Local Jurisdiction of the termination or alteration of the restrictions upon Street Trees contained herein, the Association shall record a copy of the written notice in the Recorder's Office of the Local Jurisdiction in which the Plat is located. Upon recordation of such notice, the provisions of this related to Street Trees shall terminate or be amended in the manner described in the notice. 8 • te:;;;G National Title Insurance Company ~ , Wllll"M Fl,aoci,1 CM•r compa,y iCap Lakeview, LLC 3535 Factoria BLVD SE #500 Bellevue, WA 98006 REFERENCE NO: / iCap Lakeview, LLC Order No.: 00658460 Liability: Charge: Add'I Parcels (3): Tax: Total: • j ... ·r,,-:n 11:·o ~·-., __ • --· 'J L l $1,000.00 $ 250.00 $ 300.00 $ 52.25 $ 602.25 AMENDED SUBDIVISION GUARANTEE Subject to the Exclusions from Coverage, the limits of liability and other provisions of the Conditions and Stipulations hereto annexed and made a part of this Guarantee, and subject to the further exclusion and limitation that 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. WFG National Title Insurance Company a corporation herein called the Company, GUARANTEES the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability amount stated herein which the Assured shall sustain by reason of any Incorrectness in the assurances set forth in Schedule A. Dated: February 17, 2016 WFG National Title Company of Washington, LLC, as agent for WFG National Title Insurance Company Subdivision Guarantee WFGGNTSD WFO NATIONAL ffllE INSURANC!! COMPANY -·--)·/d 4/ /, . ATTEST ' f/,-!Y/!v, -· Authorized Signature Page 1 of 8 I I ' I I I i I I I I I I ' I i I I i ' I I I I I I ! ' I I • • Order No.: 00658460 1. Name of Assured: iCap Lakeview, LLC 2. Date of Guarantee: February 12, 2016 3. The assurances referred to on the face page hereof are: a. That according to those public records which, under the recording laws, Impart constructive notice of matters affecting title to the following described land: See Exhibit A attached hereto. b. Title to the estate or Interest In the land Is vested In: iCap Lakeview, LLC, a Washington limited llabillty company c. The estate or interest In the land which Is covered by this Guarantee is: A fee simple estate Subject to the Exceptions shown below, which are not necessarily shown In order of their priority. EXCEPTIONS: 1. GENERAL PROPERTY TAXES AND SERVICE CHARGES, AS FOLLOWS, TOGETHER WITH INTEREST, PENALTY AND STATUTORY FORECLOSURE COSTS, IF ANY, AFTER DELINQUENCY: (1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1) TAX ACCOUNT NO.: YEAR 2016 3342700425 -PARCEL A BILLED PAID BALANCE $11,699.12 $0.00 $11,699.12 TOTAL AMOUNT DUE, NOT INCLUDING INTEREST AND PENALTY: $11,699.12 LEVY CODE: ASSESSED VALUE LAND: ASSESSED VALUE IMPROVEMENTS: 2100 $441,000.00 $443,000.00 2. GENERAL PROPERTY TAXES AND SERVICE CHARGES, AS FOLLOWS, TOGETHER WITH INTEREST, PENAL TY AND STATUTORY FORECLOSURE COSTS, IF ANY, AFTER DELINQUENCY: (1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1) TAX ACCOUNT NO.: YEAR 2016 3342700420 -PARCEL 8 BILLED PAID $9,940.90 $0.00 TOTAL AMOUNT DUE, NOT INCLUDING INTEREST AND PENALTY: $9,940.90 LEVY CODE: ASSESSED VALUE LAND: ASSESSED VALUE IMPROVEMENTS: Subdivision Guarantee WFGGNTSD 2100 $669,000.00 $82,000.00 BALANCE $9,940.90 Page 2 of 8 • • Order No.: «Ord_ld» 3. GENERAL PROPERTY TAXES AND SERVICE CHARGES, AS FOLLOWS, TOGETHER WITH INTEREST, PENAL TY AND STATUTORY FORECLOSURE COSTS, IF ANY, AFTER DELINQUENCY: (1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1) TAX ACCOUNT NO.: YEAR 2016 3342700415 -PARCEL C BILLED PAID BALANCE $12,056.07 $0.00 $12,056.07 TOTAL AMOUNT DUE, NOT INCLUDING INTEREST AND PENALTY: $12,056.07 LEVY CODE: ASSESSED VALUE LAND: ASSESSED VALUE IMPROVEMENTS: 2100 $398,000.00 $513,000.00 4. GENERAL PROPERTY TAXES AND SERVICE CHARGES, AS FOLLOWS, TOGETHER WITH INTEREST, PENALTY AND STATUTORY FORECLOSURE COSTS, IF ANY, AFTER DELINQUENCY: (1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1) TAX ACCOUNT NO.: YEAR 2016 3342700427 -PARCEL D BILLED PAID BALANCE $13,191.42 $0.00 $13,191.42 TOTAL AMOUNT DUE, NOT INCLUDING INTEREST AND PENALTY: $13,191.42. LEVY CODE: ASSESSED VALUE LAND: ASSESSED VALUE IMPROVEMENTS: 2100 $997,000.00 $0.00 5. COVENANT TO SHARE IN THE COST OF CONSTRUCTING, LAYING AND MAINTAINING A WATER LINE, EASEMENT FOR WHICH WAS GRANTED OVER ADJACENT PROPERTY BY INSTRUMENT RECORDED UNDER RECORDING NO. 5333821. AFFECTS: PARCEL A, C AND D 6. COVENANT TO SHARE IN THE COST OF INSTALLING, MAINTAINING, REPAIRING OR REPLACING ROADWAY, EASEMENT FOR WHICH WAS GRANTED OVER ADJACENT PROPERTY BY INSTRUMENT RECORDED UNDER RECORDING NO. 5463460. AFFECTS: PARCEL A, C AND D 7. RESTRICTION REGARDING EASEMENT GRANTED IN INSTRUMENT 5463460 CONTAINED IN DEED RECORDED UNDER RECORDING NO. 6586107. AFFECTS: PARCEL D 8. BOUNDARY LINE AGREEMENT THE TERMS AND CONDffiONS THEREOF: RECORDED: RECORDING NO.: NOVEMBER 5, 1992 199211050716 AFFECTS: PARCEL BAND C Subdivision Guarantee GNT004 Page 3 of 8 I I I I I I I I I I I I I I I I I I I I 9. • • Order No.: «Ord_Id» DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF: GRANTOR: TRUSTEE: BENEFICIARY: ORIGINAL AMOUNT: DATED: RECORDED: RECORDING NO.: AFFECTS: ICAP LAKEVIEW LLC RAINIER TITLE COMPANY BRUNO I. NICOLI, SARAH C. NICOLI, HUSBAND AND WIFE AND OLGA N. LISSMAN, AN UNMARRIED WOMAN, ALL AS TENANTS IN COMMON $900,000.00 MAY 7, 2015 MAY?, 2015 20150507001395 PARCEL D NOTE 1: BASED ON INFORMATION PROVIDED TO THE COMPANY, ON THE DATE OF THIS COMMITMENT IT APPEARS THAT THERE IS LOCATED ON THE LAND: PARCEL A SINGLE FAMILY RESIDENCE KNOWN AS: 112S 1 40TH ST RENTON, WA 980S6 PARCEL B SINGLE FAMILY RESIDENCE KNOWN AS: 3907 PARK AVE N RENTON, WA 98056 PARCEL C SINGLE FAMILY RESIDENCE KNOWN AS: 1129 N 40TH ST RENTON, WA 98056 PARCEL D VACANT LAND KNOWN AS: PARCEL NO. 3342700427 RENTON, WA 98056 NOTE 2: THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED, PER AMENDED RCW 65.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WITHIN THE BODY OF THE DOCUMENT. PTN TRACT 87, 88 AND 89, C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADD TO SEATTLE NO, 2 Subdivision Guarantee GNT004 Page 4 of 8 • • Order No.: «Ord_ld» NOTE 3: WHEN SENDING DOCUMENTS FOR RECORDING, VIA U.S. MAIL OR SPECIAL COURIER SERVICE, PLEASE SEND TO THE FOLLOWING ADDRESS, UNLESS SPECIFIC ARRANGEMENTS HAVE BEEN MADE WITH YOUR TITLE UNIT: AR Enclosures: Sketch WFG NATIONAL TITLE COMPANY 2300 EASTLAKE AVE. EAST SUITE 100 SEATILE, WA 98102 ATIN: RECORDING DEPT. Vesting Deed Paragraphs ALL Subdivision Guarantee GNT004 Page 5 of 8 I \ I I I I I I I I I I I I • • Order No.: 00658460 EXHIBIT "A" PARCEL A {PARCEL NO. 3342700425): THE WEST HALF OF TRACT 88, C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDITION TO SEATTLE NO. 2, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 64, RECORDS OF KING COUNTY AUDITOR, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID TRACT, RUNNING EASTERLY ALONG THE NORTH LINE OF SAID TRACT 247 FEET TO A POINT; THENCE RUNNING SOUTHERLY AND PARALLEL TO THE EAST LINE OF SAID TRACT 107 FEET TO A POINT ON THE SOUTH LINE OF SAID TRACT; THENCE WESTERLY ON THE SOUTH LINE 332 FEET TO THE SOUTHWEST CORNER OF SAID TRACT; THENCE NORTHERLY ALONG THE WEST LINE TO THE POINT OF BEGINNING; TOGETHER WITH AN EASEMENT FOR ROADWAY AND UTILITY PURPOSES OVER 20 FOOT STRIP OF LAND AS DEDICATED IN EASEMENT RECORDED UNDER RECORDING NO. 5463460; PARCEL B {PARCEL NO. 3342700420): THE EAST 289 FEET OF TRACT 87, C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDITION TO SEATTLE NO. 2, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 64, RECORDS OF KING COUNTY AUDITOR; PARCEL C {PARCEL NO. 3342700415): THE WEST HALF OF LOT 87 OF C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDITION NO. 2, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 64, RECORDS OF KING COUNTY AUDITOR; PARCEL D {PARCEL NO. 3342700427): TRACTS 88 AND 89 OF C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDITION TO SEATTLE NO. 2, AS PER PLAT RECORDED IN VOLUME 11 OF PLATS, PAGE 64, RECORDS OF KING COUNTY AUDITOR; • • Order No.: 00658460 EXHIBIT "A" (continued) EXCEPT THE FOLLOWING DESCRIBED TRACT: BEGINNING AT THE NORTHWEST CORNER OF SAID TRACT 88, RUNNING EASTERLY ALONG THE NORTH LINE OF SAID TRACT 247 FEET TO A POINT; THENCE RUNNING SOUTHERLY AND PARALLEL TO THE EAST LINE OF SAID TRACT 107 FEET TO A POINT ON THE SOUTH LINE OF SAID TRACT; THENCE WESTERLY ON THE SOUTH LINE 289 FEET, MORE OR LESS, TO THE SOUTHWEST CORNER OF SAID TRACT; THENCE NORTHEASTERLY ALONG THE NORTHWEST LINE OF SAID TRACT TO THE POINT OF BEGINNING; SITUATE IN THE COUNTY OF KING, STATE OF WASHINGTON. I ! I i I I I I I • SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to th, u:tant that specific 11Hurancaa 11,.. provided In Schlldula A of this Guaranlff, the Company aHum .. no llablllty for loH or damage by 1111110n of Iha followlng: (a) Defects, liens, encumbrances, adverse daims or other matters against the UUe, whether or not shown by the public record1. (b) (1) Taxe1 or assessments of any !Ding authority that levlaa taxes or assessments on real property; or, (2) Proceedings by a public agency which may result In lues or ass011sments, or notices of such proceedings, whalh&f or not the mat!ers excluded under (1) or (2) are shown by the recorda of tho taxing authority or by the public records. (c) (1) Unpatented mining dallffl: (2) reservations or exceptions In patonts or In Acts authorizing the Issuance thereof; (3) water rights, claims or title to water, whether or not the meners excluded under (1), (2) or (3) are shown by the public records. 2. Notwithstanding any 1paclflc a11uranc•• which are provldad In Schadul• A of this G1111ranlN, thl Comp•ny 111umH no llsblllty for loH or damage by reHon of the followln9: ,. (a) Defects. liens, encumbrances, adverse claims or other mailers affectJng the tltla to any property beyond Iha Hnas of the land expre&1ly described In the description sat forth in Schedule (A), (CJ or In Part 2 of th!s Gueranleo, or title to streets, roads, avenues, lanes, ways or waterways 10 which such !and abu1s, or the right to maintain therein vaults, tunnels, ramps or any structure or Improvements, or any rights or easements lharaln, unless such property. rights or easements are expressly end speciftcally sat forth in said description. (b) Defects, liens, encumbrances, adverse claims or other mat1ars, whether or nol shown by the public records; (1) which are craatad, suffered, a8Sumed or agreed to by one or more of lhe Assureds: (2) which result In no loss to the Assured: or (3) which do not resull In the lnval!dity or potential Invalidity of any Judicial or non• Judicial proceeding which Is within the scope end purpose of Iha assurances provided. (c) The ldanllty of any party shown or rafel'l'ed to In Schedule A (d) The validity, legal effect or priority of any metier shown or referred to In this Guarantee. GUARANTEE CONDITIONS AND STIPULATIONS Definition of Tenn,. The following terms when used In the Guarantee mean: (a) the "Assured": the party or parties named as the Assured In thi1 Guarantee, or on a supplemental writing axocutod by the Col11)ony. (b) 'land': tho land described or referred to In Schedule (A), (CJ or In Part 2, end Improvements affixed lhere1o which by law constitute reel property. The term "lend" does not lnciude any property beyond the lines of the area dasaibed or referred lo In Schedule (A), (C) or In Pert 2. nor any right, title, Interest, estate or easement In abutting streets, roads, avenuH, alleys, lanes, ways or waterways. (c) "mortgage': mortgage, deed ol trust, trust deed. or other security Instrument. (d) "public records": records established under state statutes et Date ol Guarantee for the purpoae of Imparting con1tructive notico ol matters rolotlng to real property to purchasers for value and without knowledge. (e) "date": 1ho effective data. ' I ' Notice of Claim to be Given by Anured Clalment. An Aseured shell notify the Company promptly In writing In case knowledge &hall come to an Assured hereunder of any claim of title or Interest which Is adverse lo the lllle to the estate or lntarest, es staled heroin, end which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, than e!l /loblllty of 1he Company shell terminate with regard to the matter or matters for which prompt notice ls required; provided, however, that failure lo notify the Company shall In no case preJudice the rights of any Assured under this Guarantee unless the Company shall be prejudiced by the failure and then only to tho extent of the prejudice. No Duty to Defend or ProHCUII. I I • I. I I I I I I ' I I I I ' I The Company shall have no duly to dofond or prosecute eny action o, proceeding to which the Assured Is a party, notwithstanding the nature of any al!ogetlon In such action or proceeding. Company's Option to Def1ncl or ProHcuts Actions: Duty of Assured Clalmant lo Cooperate. Even though the Company has no duty to defend or prosecute as sot forth In Paragraph 3 ebova: (a) The Company shell have the right, et Its sole option and cost, to Institute and prosecuta any actlon or proceeding, Interpose a defense, as limited In (b), or to do any othar 11ct which In Its opinion may be nocoss11ry or desirable to establish the title to Iha estate or Interest as slated herein, or to establlsh tho lion righte of the Assured. or to prevent or reduce Ion or damage to the Assured. The Company may take any appropri11te action under the terms of this Guarantee, whather or not II shall be liable hereunder. end shall not thereby concede liability or waive any provision ol this Guarantee. If the Company shall exerclaa Its rights undar 1h11 paragraph, II shall do so diligendy. (b) If the Company el11ct1 to exercise Its options as stated In Paragraph 4(a) the Company 1hall have the r1ghl to select counsel of Its choice (subject lo the right of such Assured lo object for masonable couse) to repreaant the Assured and shall no1 be liable for and will nol PBY the fees of any other counsel, nor will the Comp11ny pay ony feH, coete or oxpenses lncul'l'lld by an Assured In the defense of lhose causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or interposed e dele11S8 as permitted by the provisions of this Guarantee, !he Compony may pursue any litigation to final determination by a court of competent Jurisdiction and expressly reserves Iha right, In Its solo discretion, to •ppeal from an ad\lerso judgment or order. (d) In all cases where thls G\Jarantoe permits the Company to prosecute or provide for the defense of any action or proceeding, en Assured shall secure to the Company the right lo so prosecute o, provide for the defense of any adlon or proceeding, and an appeals therein. and pam11t tho Company to use, et Its option, the name of such Assured for this purposa. Whenever requested by the Company, an Assured, at tho Company'11 expense, &hall give the Company all reasonable aid In any action or procaedlrig, securing evidence. obtaining wllneHes, prosecuting or defending the Subdivision Guarantee WFGGNTSD ,. ,. 7. •. • Order No.: 00658460 action or lawful act which In Iha opinion of tho Company may be necessary or dealrabla to establish the titie to the estate or Interest es slated herein, or to establish the Hen rights of lhe Assured. II the Company Is prejudiced by the failure of the As11ured to furnish the required cooperation, the Company'& obligations to the Assured under tho Guarantee shall termln11te. Proof of Lo•• or Damege. In addition to and after tho notices required under Section 2 of thase Conditions end Stipulations have been provided to the Company, a proof of loss or damage signed end sworn to by the Assured shell be furnished to the Company within ninety (90) days aflar the Assured shall ascertain the facts giving rise to the loSII or damage. The proof of loss or damage shall deiscribe 1ho matters covored by this Guarantee which constitute the basis of loss or damage and shall st11ta, to the extant po&1lble. tho basis of calculating the amount of the loss or damage. If the Company Is prejudiced by the failure of the Assured to provide the required proof of loss or damage, lhe Corf4)any's obllgallon to such assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit 10 examination under oath by any author1zad representative of tho Company and shall produce for examination, Inspection and copying, et such raasonabl• times and places as may be designated by any authorized repreaenlatlva of Iha Company, all records. books, ledgers. checks, COl'l'Bspondence and memoranda, whether bearing e data before or after Data of Guarantee, which reasonably partaln to tho ID11 or damage. Furthar. If requested by any authorized representative ol Iha Company, the Assured shall grant 1111 pemisslon, in writing, for any authorized repra11ontatlvo of the Company to examlno, Inspect and copy all records, books, ledgers, checks, correspondence end memoranda In the custody or control ol a third party, which reasonably pertain to the loss or damage. All Information deslgnalod as confidential by Iha Assured provided to the Company pursuant to this Section shall no1 be dlisclosed to others unless, ln tho reasonable Judgment of Iha Company, It ls necessary In the admlnJstratlon of tho claim. Failure ol the Assured to aubmll !or examination under oath, produce other reasonably requestod Information or grant permission lo secure reasonably necessary Information lrorn 1hlrd parties BIi required In tho above paragraph, unless prohibited by law or govemmonlal regulation, shall terminate any liability of the Company under this Guarantee to Iha Aasurod !or the\ ciolm. Optlona lo Pay or OtharwlH Settle Claim.: Tennlnallon of Llablllty. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Pay or Tonder Payment of the Amount ol Uab!llty or to Purchase the Indebtedness. The Company shall have the option to pay Of settle or compromise for or in the name of the Assured any cialm which could result In loss to the Assured within the coverage of this Guarantee, or to pay the lull amount of 1h11 Guarantee or, If this Guarantee Is Issued for the boneflt of a holder ol a mortgage or a llanholder, the Company shall have the option to purchase the lndebtodneH secured by said mortgage or said lien !or tho amount owing thereon, together with any costs, reasonable attorneys' laos and expenses Incurred by the Assured dalment whlch wore euthor1zed by the Company up to the time of purchese. Such purchase, payment or tond•r ol paymenl of the full amount of the Guarantae shell terminate all liability of the Company hereunder. 1n tho event after notice of claim has been given lo tho Company by the Assured tho Company offers to purchase said lndobtednoH, the owner of such indabtodneas shall transfer and assign said Indebtedness, together with any colla\efal security, to the Company upon payment of the purchase price. Upon the exercise by 1ha Company of the option provided !or In Paragraph (a) tho Company's obligation to Iha Assured under this Guarantoe !or the claimed loss or damage, other than to make tho payment required In that paragraph, shall terminate, Including any obligation lo continue the defense or prosecution of any litigation for which 1ho Company ha1 exercised Its options under Paragraph 4, and the Guarantee 11hall be surrendered to the Corll}any for cancellation. (b) To Pay or Olhorwlse Settle With PartlOI Other Than the Assured or With the Assured Claimant To pay or otherwise se!Ua with other pertlos for or In Iha name of an Assured clalmanl any claim assured against under this Guarantee, together with any costs, e1tomoys' foes and OKPGOSOS Incurred by the Assured claimant which were authorized by the Comp11ny up to the time of payment end wtilch Iha Company Is obligated to pay. Upon the exercise by the Company ol the option provided for In Paragraph (b) the Company's obllgatlon lo the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required in that paragraph shall tarmlnate, Including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised Its option, under Paragraph 4. Det1rmlnation and Extent of Llablllty. This Guarantee la e controct of lndamnlty egalnst actual mone1ary loss or damage austained or Incurred by the Assured cl11lmant who hes suffered loss or damage by reason of reliance upon Iha euurancas set forth In this Guarentoe end only to the extent herein dascribad, and sub)ect to tho Exclusions From Coverage of This Guarentoo. The liablllty of the Company under this Guarantee lo the Assured shall not exceed \ho leosl of: (e) tho amount of liability stated !n Schedule A or In Pert 2; (b) the emounl ol the unpaid principal lndebtedneu secured by Iha mortgage of en Assured mortgagee, as limited or provided under Secllon 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipula~ons, a1 tha time the loss or damage a&1ured against by this Guarantee occurs, together with Interest thereon: or (c) the difference between tho value of the estate or Interest covered hereby as staled hmoln end the value of the estate or Interest subject to any defect, lion or encumbrance assured against by this Guarantee. Limitation of Liability . (a) If 1he Company establishes tho title, or removes the alleged defect. lian or encumbrance, or cures any other matter assured against by this Guarantee In a reasonably diligent manner by any method, Including litigation and Iha completion of any appeals therefrom, It shall hove fully performed Its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. Page 8 of 8 • CONDITIONS AND STIPULATIONS CONTINUED (b) In thtt avant of any llligatlon by the Company or with the Company's oonsent, the Company shall have no llablllty for loss or damage unUI there has been a Final determination by a court of competent jurisdiction, and disposition ol all appeals therefrom, adverse to the title, as stated herein. (CJ The Company shall not be llable for loss or damage to 1my Assured for liability voluntarily assumed by the Assured In setUlng any c1alm or suit without the prior written consent ol the Company. 9. Reduction of Llablllty or Termination or Llablllty. Al! payments under this Guarantee, except payments made for coills, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of llablllty pro tan to. 10. Payment of Losa. (a) No payment shall be made without prcxluclng this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, In which case proof of loss or destruction ahall be furnished to the satisfacUon of the Company. (b) When liability end the extent of loss or dama9e has been definitely fixed In accordance with these Conditions and Stlpulatlons, the lot1s or damage shall be payable within thirty (30) days thereafter. 11. Subrogation Upon PaymentorSeWement. Whenever the Company ahall have settled and paid a claim under this Guarantee, all right of subrogation shall vast \n the Company unaffected by any act of the Assured dalmant. The Corll)eny shall be subrogated to and be entiUed to an rights end remedies which the Assured would have had against any person or property In respect to the dalm had this Guarantee nol 00811 Issued. If requested by the Company, the Assured shall transfer to the Company all ri9hts end remedies agalfl81 any person or property necessary In order to perfect this right ol subroga~on. The Assured shall pemit the Company to we, compro"1ae or settle In the name of the Assured and to use the name ol the Assured In any transaction or lltigatloo Involving these rights or remedies. II a payment on account of a claim does not fully cover the loss of the Assured the Company shall be subrogeted to all rights end remedies ol the Assured after Iha Assured shall have recovered Its principal, Interest, and costg of collection. CLTA Guarantee Conditions and Stipulations (Revised 12/15/95) • Order No.: 00658460 12. Arbitration. Unless prohibited by appl!cabie law, either Iha Company or the Assured may demand arbttrdoo pursuant to the Title 1n!urance Arbitration Rules of the American Arbitration AssoclaUon. Arbltrable matters may lndude, but are not limited to, any controversy or claim between the Company and the Assured arising out of or relating to this Guarantee, any service of the Company In connectlon with Its Issuance or the breach of a Guarantee provision or other obllgeUon. Alt arbitrable matters when the Amount of Liability Is $1.000,000 or lesa shall be arbitrated at Iha op~oo ol either the Company or the Assured. All arbitrable mat!ers when the amount of liability Is In e~cess ol $1,000.000 shall be arbitrated only when agreed to by both the Company end the Assured. The Rules In effect at Date of Guarantee shall be binding upon the parties. The award may lndude attorneys' lees only If the laws of the state In which the land (s located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbltrator(s) may be entered In any court having jurisdiction thereof. The law of the situs ol the lend shall apply to en arbltraUon under the TIiie Insurance Arbitration Ru!es. A copy of the Rules may be obtained from the Company upon request. 13. Llablllty Limited to Thl1 Guarantee; Guarantee Entire Contract. (a) This Guanmtee logelher with all endorsements, if any, attached hereto by the Company Is the entire Guarantee and contract between the Assured and the Company. In Interpreting any provision of this Guarantee, thfs Guarantee ahatl be construed as a whole.' {b) Arly cia!m of loss or damage, whether or not based on negligence, or any action asserting sudl claim, shall be restricted to this Guarantee. (c) No amendment of or endoraement to this Guarantee can be made except by a writing endcned hereoo or attached hereto signed by either the President, a Vice President, the Secretary, an Assistant Secretary, or validating officer or authorized signatory ct the Company. 14. Notlcea, Where Sent. All notices required to be given the Company and any statement In writing requlred to be furnished the Company shell include the number of this Guarantee 11nd shall be 11ddressed to: WFG National Title Insurance Company, 340 Oswego Pointe Drive, Suite 100, Lake Oswego, OR 97034, Attanlloo: Claims Dep11rtment. I I I I I \ I I I I I I • • li!:::;;G National Title Insurance Company ~ , w;u;,1<>, f;o,od,I Om,p o,mpMy WFG National Title Insurance Company Privacy Policy Notice PURPOSE OF THIS NOTICE Title V of the Gramm-Leach-BIiiey Act (GLBA) generally prohibits any financial Institution, directly or through Its affiliates, from sharing nonpublic personal Information about you with a nonaffiliated third party unless the Institution provides you with a notice of Its privacy policies and practices, such as the type of Information that it collects about you and the categories of persons or entitles to whom It may be disclosed. In compliance with the GLBA, we are providing you with this document, which notifies you of the privacy policies and practices of WFG. We may collect nonpublic personal Information about you from the following sources: Information we receive from you such as on applications or other forms. Information about your transactions we secure from our flies, or from our affiliates or others. Information we receive from a consumer reporting agency. I Information that we receive from others Involved In your transaction, such as the real estate agent or lender. I I I I Unless It is specifically stated otherwise In an amended Privacy Polley Notice, no additional nonpublic personal information will be collected about you. We may disclose any of the above Information that we collect about our customers or former customers to our affiliates or to nonaffiliated third parties as permitted by law. \ We also may disclose this information about our customers or former customers to the following types of nonaffillated \ companies that perform marketing services on our behalf or with whom we have Joint marketing agreements: I finance, I Financial service providers such as companies engaged in banking, consumer securities and Insurance. Non-financial companies such as envelope stuffers and other fulfillment service providers. I I WE DO NOT DISCLOSE ANY NONPUBLIC PERSONAL INFORMATION ABOUT YOU WITH ANYONE FOR ANY PURPOSE I THAT IS NOT SPECIFICALLY PERMITTED BY LAW. \ We restrict access to nonpublic personal Information about you to those employees who need to know that \ information In order to provide products or services to you. We maintain physical, electronic, and procedural \ safeguards that comply with federal regulations to guard your nonpublic personal Information. \ If you have any questions about this Privacy Polley Notice, please contact us by writing to: II WFG National Title Insurance Company 340 Oswego Pointe Drive, !suite 100 \Lake Oswego, OR 97034 I I I I \ I i I I I I I I I .,· .,-;.=· ' .1.,:•.· ,. F.!: 334270 CD LAKE ( ! "·'·"'"-·--:: ·1·.(;1 ":,;•fci:· N 40th St WASHINGT kl, 221200 EASTPORTSHORESCONOQ VOL. ,~.TJ 1$-r-.M!> .. n .o .. ,m .. 'O.tJ N 40TH ST .-~-~~, .. ',;' ---·---....i--..;o.~ N 39th Pl • I • ,I> I ,·1, 1-, ,,, ... . ·----., ',,·I' '~! .,.'. ; --·--:••--,----,----<----...;..;. ____ ~.....;.;;;,..;;;,. ______ ..J C ' . GARDEN OF EDEN '/.Of ,,.~ 33427, ;/1'.<-h·A:. ,,~-~-; Rf$ WA,8!1•1 • _;· ~;'.' !Cl; ~ \ :.C".IT '-: ;. ~-In-: .~ THIS MAP IS PROVIDED, WITHOUT CHARGE, FOR YOUR INFORMATION. IT JS NOT INTENDED TO SHOW ALL MATTERS RELATED TO THE PROPERTY INCLUDING. BUT NOT LIMITED TO, AREA, DIMENSIONS, EASEMENTS, ENCROACHMENTS OR LOCATIONS OF BOUNDARIES. IT IS NOT A PART OF, NOR DOES IT MODIFY, THE COMMITMENT OR POLICY TO WHICH IT IS ATTACHED. THE COMPANY ASSUMES NO LIABILITY FOR ANY MATTER RELATED TO THIS SKETCH, UNLESS SUCH COVERAGE IS SPECIFICALLY PROVIDED BY THE COVERED RISKS OF TllE POLICY. REFERENCE SHOULD BE MADE TO AN ACCURATE SURVEY FOR FURTHER INFORMATION. I I I . I I I I I I I \ I I I I I I I i ! I I I I I I I I I I I I I I I I I ____ l r<t:CORDED BY RAINIER TITLE • ORDER#~l{T 7G/i.j AFTER RECORDING MAIL TO: iCap Lakeview, LLC 10900 NE 8th St Ste 1000 Bellevue, WA 98004 Filed for Record at Request of: Attorney's Title of Washington, Inc. EscrowNumber: CEGl-41216 • 2015050700139,4.001 \ lI \ l\ l\l l\\ ~ \\l ll l\~ lli l\l ltl ~lll ll l~ ti lt 20150507001394 RAINIER TITLE UD 75.00 PACE-001 OF 004 05/07/2015 15:56 KING COUNTY, UR E2728908 05/07/2015 15:49 Kf:~ COUNTY, UA 320045 _00 SALE $1,100,000.00 PAGE-001 OF 001 STATUTORY WARRANTY DEED GRANTOR(S): GRANTEE(S): ABBREVlA TED LEGAL: FULL LEGAL ON PAGE: TAX PARCEL NO.: Bruno Nicoli and Sarah C. Nicoli, husband and wife and Olga Lissman, an unmarried individual and all as tenants in common iCap Lakeview, LLC P1N TRS 88 & 89, C.D. HILLMAN'S LK WASH GDN OF EDEN ADD TO SEA TILE 4 3342700427 THE GRANTOR(S), Bruno Nicoli and Sarah C. Nicoli, husband and wife and Olga Lissman, an unmarried individual and all as tenants in common, for and in consideration of TEN DOLLARS AND OTHER GOOD AND VALUABLE CONSIDERATION in hand paid, conveys and warrants to iCap Lakeview, LLC, a Washington Limited Liability Company the following described real estate, situated in the County of King, State of Washington: SEE A TT ACHED EXHIBIT' A' SUBJECT TO: Easement and the terms and conditions thereof: Recording No: 5333821 Easement and the terms and conditions thereof: Recorded August 8, 1962 Recording No. 6586107 The terms of said easement was modified bydocument recorded under Recording No. 6586107. • 20150507001394.002 • DA TED: -=lf_-_3_0_-_I_,;;-__ . ----------· -------- I \ I • I I I I I I I I I I I I I I I I I \ I I I I I I I I I I I I I I I I I I I I I I I 201505070013!l4.003 • • ) ss. COUNTY OFs:..~~,"\ ~ On this ~ day o~ , ~ personally appeared before me Bruno I. Nicoli and Sarah C. Nicoli , to me kiiown to be the individuals described in and who executed the within and foregoing instrument, and acknowledged that they signed the same as their free and voluntary act and deed, for the uses and purposes therein mentioned. WITNESS my hand and official seal hereto affixed the day and year first above written. ~\\\\\llll/J1111 ~,,'\,r,.. A. Cf:i;:_,,~ ~ ~ «,; :.i: ~ ~::s ~~ ::-:~ ... -"<' ov -: NOlAn' 0 '§ %0 pUBL\C :ti§ ~y 6'.. .. ~ ~ () ~:~ ~~;;:~l.L co\)t,~ 111111,111\\\\\\ STATE OF ) COUNTY OF ) ) ss. Notaryblic in and for the State of ~~ Print Name:~~',..._ ~ '-!Cll\,"i':",,, Residing at:'-.~~ S)S- My Commission Expire;: C').,>,.>-"~-s::i>l '2:i-,, ~' '\ 11- 0n this J:_ day of f"\A1 , 201), personally appeared before me Olga N. Lissman, to me known to be the individual described in and who executed the within and foregoing instrument, and acknowledged that she signed the same as her free and voluntary act and deed, for the uses and purposes therein mentioned. affixed the day and year first above Public in and for the State of ~,e.-r,~ ~vi2.i..>~ Residing at: """-v/l t,.1A My Commission Expires: _...;.11_--='2;..."i""·--'t;...,-'----- -----1----------· I I -------------------, 20150507001394.004 • • EXHIBIT "A" Tracts 88 and 89, C.D. Hillman's Lake Washington Garden of Eden Addition to Seattle, No. 2, according to the Plat thereof recorded in Volume 11 of Plats at page 64, in King County, Washington. Except the folioing described tract: Beginning at the Northwest corner of said Tract 88, running thence Easterly along the North line of said Tract 247 feet to a point; Thence running Southerly and parallel to the East line of said Tract 107 feet to a point on the South line of said Tract; Thence Westerly on the South line 289 feel, more or less, to the Southwest corner of said Tract; Thence Northeasterly along the Northwest line of said Tract to the point of beginning. Situate in the County of King, State of Washington. I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1 I I I \ I I I I I \ I I I I • . \ • ,(riiJR RECORDING MAIL TO: iiCap iakeview, LLC '109!)0 NE 8th St #IOOO / / { Bc!Jcvuc, WA 98004 ,··""·•, E2750051 e&ll7/211!S 14:48 KING COUNTY, YA TRX f21, 187 .ee SAL.E $1 , 91, Ne. ff PAGE-191 OF Ht /•.;.: / ··; ,:" ,:· ,'.· :· ... :: • • .:: .(''.:<' "" 'Filed.for l\:ccQrd atiRcqu'cst of. }VFG Nj!itlonal,''l'ltli'Company EscrdW NWllber: 641 s(i2 ·· (:,., (t/,· / _,·::, / stit\Jtory{Wat.:i~ty Deed ~ Gnuitor(s): Tiffi.othy AJtin Hunt an.~ Jenni.fer Mar.tty~ Hunt, who acquired tit~ as Jennifer Marilyn Hunt, husband and wir!•,"....-· .:' i .. ..// ... ,,.,. WFG NAT'L TITLE i · order no.la':! I $1,Q"l- Grantcc(s): iCap LakevieJ','--a_._w·~hin~lon liitc;iliabi:;ity.-CO;;;pany / '\ Abbreviated Legal: W Ill OF LOT 87, HJLLMAN'S'LAKE WASfiJNGTQN GARDEN OF EDEN ADD N0.2 .. ,: ·' :· i' .. ·,: .. :t Assessor's Tax Parcel Numbcr(s): 334:~?004 f5 -' ·'·,·.:'· ,;, THE GRANTOR Timothy Alan Hun1 and iC1l.!)U'cr Maril;nn Hunt, ~h~'acqOired.Jitl~.,~ Jennifer Marilyn ,:: . ,. ·: : .,' '·\; •; Hunt, hus~t~d wife '\'.\v/"'•11 for and i~· conside~iffJn of TEN DOLLARS AND OTHE~.900JiAN.r.i V~l:l!JA.BJ:t . ., ' ,' CONS,fuERitt.9N in hand paid, conveys and warrants to iCap ~kt:;ie~·: a W..ashipgtonJimiJ~d li~hility .,· ·' ,, ·: .... ,, •: ,'.' :· :: :· ,, SEE ATfACHED JiXHl~l'F,,,A" " : . . /' •,,, ·!·, ,:· ' oki\NToR ACK~wi.Eoot!S THAT TJ:'rLE TO THE PROPERTY IS MARKETABLE AT THE TIME OF THIS CON\iti.yANCJiiTii(FOLi.bw1!iQ SHALL tl()TG*iUSE THE TITLE TO BE UNMARKETABLE: RIGHTS. RESERvktiONs, cQvENAN'Ts/coND1rl0Ns. ANb·RE:STRJcnoNs, PRESENTL v oF RECORD AND GENERAL ro THE AREA; EASEMENT~ANt(EN¢,tOA¢,t_Ji1ENTS, NOT ~TERIALLY AFFECTING THE VALUE OF OR UNDULY INTERFERING WITH GRAtfl'EE'S ll},ASONA,81.:f; USE·OF ll1E PROPERTY; AND RESERVED OIL AND/OR MINING RIGHTS. \. /,/ / ./ \ j: .:·· .,., ... Document Date: 7/31/2015 ., ST ATE OF WASHINGTON County of King SS: ! c~~ that I know or have satisfactory evidence th.at Ti~y)Alan)-iun~:ii.nd .. .)~nn .. ~.~,t'~. · n·?··~u. nt . 1(!!s)he person(s) who appemd before m~id pctson(!):acknowle.dgcd.-thal hc/sh~1gned this instrumenl and acknowledged ii lo be his/h~ee and voluntary acl}or tije u~fs.}Uld pu·fP~es :: mentioned in the instrument ····.. :-· ( _·: ." .,·.. ·.,,,: :': .. Notary Public in and for the State of WA~HIN,:iroN Residmg at jl.1~}(,, · My appointment expires: 1,-j q-/q • .\ :.' / /T@x Pilffel / . ,3342700ilS EXHIBIT A /•:t / . .. ·. . .. ,,··•:r • Legi;~clpti'n ./:: /.N •.,// ALL THA;FOR;;o?ioF•TRAfi 0i;, c.o'.miir,iAN'S LAKE WASHINGTON GARDEN OF EDEN ADDITIOjfTO S6AT\1,E N,0. 2, A~\;01',_DING TO THE PLAT THEREOF RECORDED IN VOL. 11 OF PLATS,.PAGE 64 IN KING COUNTY, WASHINGTON, LYING WESTERLY OF THE FOLLOWlNG/DEijCRIBED 1,INEi'COMME".'.ICING AT Tlj/l NORTHEAST CORNER OF SAID TRACT 87, iH~NCE RUNlllNG W~STl!RLY'A.LONG lJ'IB, NORTH LINE OF SAID TRACT 87 A Dl$TANCE OF 289'EEET TO THE TRUE POINT OF BEGINNING OF THE LINE DJlSCRlBEb HEREIN; WENCE RUNNING SOUTHERLY AND PARALLEL WITH THE EAST°LINEOF SAID'TRAtTJ7 "• /<, . A DISTANCE OF I OS FEET, MOilE QR LESS T0/rHE 0 Sqj)Tfi LINE OF SAID TRACT 87 ~~~:;E~i~~~06FT~;~~~=zFH~ci~~TA;E6;·;ASHINGTQN ·:,.~...._.,,/'''•,,;., I I I I I I I I \ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I • AFTER RECORDING MAIL TO: iCnp Lakeview, LLC 10900 NE 8th St II IOOO Bellevue. WA 98004 • llll~IIIIIIIIIDIIII 20150817000998 IG NATl:OMAL T UD 72.11 ,ri'.m,r ,r1. K'!NG COUNTY, WI E2750096 86/1'7/ZllD 1&: 19 ICING COUNTY YA TA)( ' IJG,ezs.ee 20150817000998.001 SA1.& san,ee,.ee PAG&:-801 OF Ht Filed for Record al Request of: W1''C Nalionnl Title Compnny Escrow Number: 638728 Statutory Warranty Deed Oran1or(s): Chri.slophcr G. Sidcbotham, an unmarried person Gran1ce(s): iCap Lakeview, LLC, n Wa.~hington Limited Liability Company 0 Abbrevia1ed Legal: PTN TRACT 87,C.D. HILLMAN'S LK WASHINGTON GARDEN OF EDEN ADD 'rO Sl:A ITLE NO. 2 Addi1ional lc:gal(s) on page: WFGNAT'L A!lsessor's Tax Parcel Number(s): 3342700420 THE GRANTOR Chrbuorher G. Sidebotham, an unmarried person for and in consideration of TEN DOLLARS AND OTHER GOOD AND VALUABLE CONSIDERATION in hand paid, conveys and wamml11 to iC11p Lokcvicw, LLC, a Wu11hington Limilcd Liability Company the following described real c111atc, 11ituatcd in the County ofKing, State ofWash.ington: THE EAST 289 FEET OF TRACT 87, C.D. HILLMAN'S LAKE WASHlNGTON GARDEN OF EDEN ADDITION TO SEATILE NO. 2, AS PER PLAT Rl:CORDEO IN VOLUME 11 OF PLATS, PAGE 64, RECORDS OF KING COUNTY AUDITOR; SITUATE INTflE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. CiRANTOR ACKNOWLEDGES THAT TITLE TO mE PROPERTY IS MARKET ABLE AT TIIE TIME OF THIS CONYBVANCE. THE FOLLOWING SHALL NOTCAUSETHETJTLl!TO BE UNMARKETABLE: RIGHTS, RESERVATIONS. COVENANTS, CONDITIONS, AND RESTRICTIONS, PRESENTLY OF RECORD AND GENERAL TO TIIE AREA: 1:ASEMENTS AND fNCROAClfMEm"S, NOT MATERIALLY AFFECTING Ttlf VALUE OF OR UNDULY INTERFERING WITH GRANTEE'S REASONABLE USE OF THE PROPl!Rn'; AND RESERVED OIL ANDIOR MINING RIGHTS. STATE OF WASHINGTON Coun1y of King SS: I ccr1ify that I know or have satisfactory evidence that Christopher Sidebotlwn~c lhe pcrson(11) who appeared before said person(s) acknowlcdced th~c/thcy signed ;mrl'nstrumcnt and ocknowledi:ed it lo be LV r/cheir free ond \'Oluntory ocl fo~ use:; ond purposes mentioned in the in:;trumcnt. D111cd1his_L!={__dayof J4 ... (u,s}-@IS ; Notary Public in and for the ,State of WASHINGTON Rc.sidingat ,2,J-" .. cP' My appointment expires: '3 ./49 ·/ "5 i -~ • AFTER RECORDING MAIL TO: iCep Lakeview, LLC 10900 NB 8th St #1000 Bellevue, WA 98004 • E2750053 98/17/21115 14:44 KING COUNTY UA 20150817000850.001 TQX ' 11&,us.eo SAL&: pee,oee.ee Pi:.GE-11111 OF 001 Filed for Record at Request oe WFG National Tltle Company Escrow Number. 638754 Statutory Warranty Deed (;i:) Orantor(s): Thomas R. Hunt and Caryl J. Hunt, husband and wife Orantee(1): IC.p Lakeview, a Washington limited liability company Abbreviated Legal: PTN TRACT 81, C.D. HILLMAN'S LAKR WASHlNOTON GARDEN OF EDEN ADD TO SEATTLE NO. 2 Assessor's Tax Pan:el Number(s): 3342700425 WFG NATL TITLE order no. I e3'{"\s.\ THE ORANTOR Thomas R. Huot and Caryl J. Hunt, husban<l and wife for and In consideration of TEN DOLLARS AND OTHER GOOD AND VALUABLE CONSJOERATION In hand paid, conveys and waJTanta to iCap Lakeview, a Washington limited liability company the following described real eatale, situated in the County of King , State of Washington: Legal description attached hereto adn Incorporated herein made reference es eAAbiit "A" ORANTOll ACKNOWLEDOES THAT mLE TO nm PR.OPl:RTY IS MARK6TABLE AT THE TIMEOf' nus CONVl!Y ANCB. nm FOLLOWING SHALL NOT CAUSE THE lITLR TO BE UNMARKETABLE: RIGHTS, RPSERVATIONS, COVENAtn'S, CONDITIONS, AND RESTRlcnONS, PRESENTI. Y OP RECORD AND OENERAL TO THE AR.I!,\; EASEMENTS AND ENCROACHMENTS, NOTMATER!ALLY AFFECTlNOTHB VALUBOFOR UNDULY' INTER.FEIUNO WITII ORANTEB'S RBAS0NA8L2 USEOPTiiB PROPERTY: AND RESERVED OIL AND/Oil MININO RIOHTS. Document Dote: 8/IOl'20lS By '11</Yor4/b (?, IJ.u~ By ~0 Q ·'tri«d± Thomas R. Hunt / Caryl J. I nl & STATE OF WASHINGTON County of King SS: I certify that 1 know or have sati.!ractory evidence that Thomas R. Hunt and Caryl J. Hunt ls/are the penon(.t} who appem:d before me, and said pmon(s) acknowledged that he/shE7iliihlgned this , Instrument and ackncrwledged it to be hislh<flilii).frce and voluntary act for the USC! and purposes mentioned In the instnlmmL Dated this /Lff'.dayof/lVJqfA• f-:1 i.,e,(A -"'-F7'--__:.....,e::=---- ' L KENNY WHITE NOTARY PUBLIC STATE OF WASHINGTON COWJ.~ eXPtRES MARCH 29, 2017 .J Notuy c in and for the Stale of WASHINGTON Resldingat ~f'f-u_ My appolnbnent expinis: ~ /. J z.,;,, I I I I I ' I I I I I I \ I I I I I I I I I i I \ I I I I I I I I I I I I I I I I I I I I \ I I I I I I I I I I I .\ • • 20150817000850.002 EXHIBITA Tb Parcel 334270042S Legal DmrlRtlon THE WEST HALF OF TRACT 88, C.D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDITION' TO SEATILE NO. 2, AS PER PlAT RECORDED IN VOLUME 11 OF Pt.ATS, PAGE 64, RECORDS OF KING COUNTY AUDITOR, MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID TRACT, RUNNING EASTERLY ALONG THE NORTH LINE OF SAID TRACT 247 FEET TO A POINT; THENCE RUNNING SOUTHERLY AND PARALLEL TO THE EAST LINE OF SAID TRACT 107 FEET TO A POINT ON THE SOUTH LINE OF SAID TRACT; THENCE WESTERLY ON THE SOUTH LINE 332 FEET TO THE SOUTHWEST CORNER OF SAID TRACT; THENCE NORTHERLY ALONG THE WEST LINE TO THE POINT OF BEGINNING; .. TOGETHER WITH AN EASEMENT FOR ROADWAY AND UT!Ln'Y PURPOSES OVER 20 FOOT STRIP OF LAND AS DEDICATED IN EASEMENT RECORDED UNDER RECORDING NO. 5463460; SITUATE IN THE cm OF RENTON, COUNTY OF KING, STATE OF WASHINGTON. ,{ ~~~· -.,..u- .. . . u. .BAS.BM.BNT lJIOW ALL M.BN BY 111.BS.B PR.BSENTS, Por and in con•ideration of love and affection, we, RUBY HBLBN HUNT, BEATRICE IRJ!NB HUNT and PAITH I, HUNT do hereby grant unto ROBERT L, HUNT and MARGARET ELIZABETH HUNT, bis wife, aa easement over, across aod under the following described real estate, to-wit: The south 5 feet of the east 300 feet of Tract 88, C. D, Hillnan•s Lake Washington Garden of Eden Addition to Seattle, Division No. 2, King County, Washington for the purpose of const£ucting, laying and naintaining a water line over, across and under said property for the use and benefit of and appurtenant to the property owned by the Grantees, de- scribed as follows: The west half of Tract 87 of C. D. Hillman's Lalli,,,,;,., ,y;,. Washington Garden of Eden Addition to Seattle/ Iring · County, Washington That in the.use and enjoyment of this easement, the Grantees or their successors in interest shall replace the surface of the ground in the condition that it was prior to such use. EXECt.rl'ED this ;;).. -nl day of August, 1961. .. -1 ~ '•. ,..\ i ,,. .. ' ' : '·, 1 l : :,H., .. , l·,·:: ·• ',' 1. ~:.:.-\ I i . \ I ! ~~~\ ,STATE OP CALJPORNJA ) \ CITY AND )SS )COUNTY OF SAN FRANCISCO) II On this day personally appeared before me RUBY HELEN HUNT, to !i i: iime known to be the individual described in and wbo executed the Ii i]above and foregoing instrument, and acknowledged that she signed ,, !I :i I, I' ii II 1: H -1- \ I \ I I I I I I I \ I I I I I \ I I I I \ I ' I I I' I ' I I I I I I I I I \ ' I /l. VOi 41 !)5 PAGE. 74 • a" ,, . ... . ' ,c ,,, the same as her free and vol1111tar1 act and deed, fo1· the usu and purposes therein mentioned. GIVEN under my hand and official aeal this 17t:( day of 1961. !STATE OP WASHINGTON) )SS //) P. I.Jl'ff.!lllil e State My Com~ission Expires April 12, l96S I COUNTY OP KING ) I" On this day personally appeared before me BEATRICE IRENE HUNT, land PAITH l. HUNT, to me known to be the individuals dcacdbed in I l and who executed the above and foregoing instrument, and acknow- ledged that they signed the same as their free a11<l voluntary act I I and deed, for the uses and purposes therein mentioned. ->•0 I. GIVEN 11nder my hand and official seal this :J , day of :i iJAugust, 1961. ii 1: ' 11',{ I 1 'c-tl:"-- ' ·L. ,. '·· L J · ~ct -: t···v> I Notary Publ c 1n and tor the State I pf Washington, residing at Renton. ·1 i ! I ;; ,, ,, i! -2- ,· . ,.:.. . .... ; :·,;,; ··~ .I.,,, ....... :,, :::•. (,·,. : .. ~ . " ,M ' I I -l- I I I I I I \ I I I \ I I . i_ i ' i,, ' .. STATE OF CALI!IORN:\'.A'' · /:'. t · /A\ CIT!r AND COUNff .OF SAN FIWl~l~<X>J BB, iiij;ii::]ft:.. . .L, . On ~;<day i>!lraone.l_ly appea%'!1!1, \>~J:!i~ir;~i;~'\>¥ ~len Hunt to me kncnm. to b."\th_e,.;l,!}d1v1dual; .~Jt'!~t.l,l.>~j<-1!J:.~~i,wlie~:' , executed the .w1th1n and• torego1ng 1n11trumc,ritiJ1!.iiild\aclmow1e.dged that; she B1gnod the &lime as''hor free o.iid;'vo;'i:iiit;a_rt":aat. iinil.'deed, for the uses and purpoaeil therein ment1oned·:'i1''\;'f':.' · ._-,'.. ·· · · · · · GIVEN under my hand and July, 1962. FORM l.:",HF Statutory Warranty. l>ffcl THE GRANTORS, RUBY HELEN HUNT and BEATRICE IRENE HUNT, Each an undivided one-half interest, as her separate estate lot and~ ~ralinn of Ten Dollars in haDd paid, mnWy• anrl ... m,nh 1u BRUNO I. NICOLI and SARAH C. NICOLI, his wife, and JOSEPH G. LISSMAN and OLGA N. LISSMAN, his wife, tll;t' f~ ..... ducrit>Mi rra! .-,,.1r, .i1uated In lM Coun1y uf King , Stale of .,,~;· W&ibi~~: Tracts 88 and 89, C.D.Hillman's Lake Washington Carden of Eden ~~ddition ti.> Seattle,':.:.2,according to plat recorded in Volume 11 of olats,oage 64, -in King County, ·Washington,E.X.CJ::PT the .following .. described trace; Begi..nninil, at the northwest corner of said tract 88; thence easterly al..,ng the north line of Said t:i.-nct 247 feet; thence southerly and !)Brallel to the east line of sai<I tract 1;5)7 fee-c t.:o .o ooint on the sollth line of said tract;thence v.•est:erly along said , South line 289 feet t/J the so·Jl:h\-:cst; corner of said tractj thence northeasterly _ .. Alon;:, th':' north,-:est U.nc-01: se:f.d tract to the ooi.nt of heginnjnz,s~1tject to ~ ~ase..;en~5 1:ecm:ded ~:nJ(_..:; i·~~.,.;..~ County Auditor's file Nos.5333821 ancl 5463460 1 ·j provL~eo, hot.:"ever, that the easement as cstablish()cl by instrument recorded tmcler f ':At1cli.tor's filt> Nv.54S34:i0 ~.-~ll,at 'Jtirch.'.lser's req·-1esc,te rc .. l0ccitcd e.ome,,.-lic!.·c-ii &ithi:: t~0 ~1 toct stri~ l~j-~i' l:et~uen ~oints 1~A Ccct ~n~ 28~ fe(~t ~esterl.v oE 't"hc· ··•r·····-.·1ste:·-lv c,·, .. -., ... _·,,. _,:;;..-tracr ·.;'t Ti·e ... ~ • .-., •. tc ··i: .... t·1nJtE t''r· eascmc.,T,t s 1·all )--.~;·~\. ~'/~' ,,\,:: .:·~:::~· •. ~~ .,U .• ·-· ..... ~ .• -<.~:•::_i· '-~;·.'"": ;V~: .. :'~t .. .''" 1()(.;l,:' .. ," re ~.X;>·;\I:; ... ··.···· .,K.it .. _ ... \ .. :. -··'-' t0.;n1.-.:: .... o:i. o .. _ t11,.• s'-'··"i~e ..; _ _..,~c·:·' , .. fitJa1,.l:_1 . .,,:-:•·'·:'_1cnevei:: q:s Si l:,,y~;\ ·1"e•1 Ii. .:1·.1•11 1• . ,i; .,._.,t nf lh,1! ,:(•rta1n rf!uf ,;,,,t. l•· · . .,· · ,,.1,·:. .,f:r1 l,>, ; ,_'i, · .• ,:,· I ;)c.: te!l· (·l.' :~'.'-. , i•; ,~,2 , and --:on.1::. . : : ih;· · ··. . ..f tf:,• :,1 . .,v,· ; 1 . 1 1 .1:1tie:I pror,t>r:7,14r:-: .,,·.,•nar.t!-1 ,,:· warrA.nly l.,·r· · ! :,;,, .11.,· :;:i•·. 1:,i,•r ... ~: or ,•nrumbr:i.n .. :.:i, ,·,,. 1.: .. tnroui:!1 or undf!r tt,,. •·"''" ·,; 1,.,:.! · .,,u .. ···I :;t,.,;! '"' .n·1·:\· tr• ,l/1,' t.sXf'!I, a,. ..,. ,.-ut, ,,( "thf'r d1ar,:;e11 lrv1t· ·. ~ ···! .;~ l.,· '·•,,;, I '-J :.11!,:,,,i,1t.1c,hl !-' lho• ,tat,, .:,f sal,t ,•i,•.: .) ·._, -. "· ,, ., : ;. .. ,-11 ......... ,.,,., .. '-l.\l"t •II \\ '. ·'!1:,l, i' ,,, ·:, \' \ ... '.,:, ' , ' :.!.~,. ! ,tr"' ro!,,rl ,r, .ind whu flt-I: i..ttd i~ •ithir .. ,r,tJ !••f'!1(•,1n« ,r,,a,.mc111 ,r,d f;~ in•l ... i-..nr.r~· •~t •r,d ~L i,,, i,~.,. T~, ! I I I I I I I I I I '1 ... ~ ~ !ii .. 'i ~ • .. " ~ "' .. ... .... -.... ~ ::; !i '!ll;:: .. -~ X ... -!::; " -.. _ . ~ ~-=> ~ '=" ~ ~ " .. _ §g ~~ <"> .. ~~ ... L ;: ..... 0 ~ I I I I I ' I I !.._~, ! ,, :,-,- ~'.I lf: .·~ ~· •' '., ,,, I I I I I I I I I I I I l y:, ... r,. 0 II) 0 ... ... :',I en • • • - BOVBPMX LINK AGRBEJIRNT AHD CORVRYANCB The parties to this Agreement are ROBERT L. HUNT and MARGIUIBT BLIZABETH HUNT, husband and wife (hereafter "Hunt") and LUCILLE E. NICIILANO, a widow (hereafter "Wickland")• 1. The parties hereto own adjoining propertJ.es. The purpose of this Agreement is to remove any ambiguity or inconeistency regarding the boundary line between the respective propertiee, which ambiguity or inconsistency may have been introduced into the chain of title by the legal descriptions set forth in subsequent conveyance instruments, to-wit, Pulfillment Deed under Recording No. 30399611 Contract under Recording No. 31545581 Pulfillment Deed under Recording No. 34771077; Deed under Recording No. 3569000. 2 • The parties wish their common property line to be the same ae that eet forth in that certain Real Estate Contract between Ruby Helen Hunt, Seller, and Wesley H. Smith, Purchaser, executed and recorded on October l, 1934 under King County Recording No. 2822123. l • The property l.ine in suid Contract represents the intent and understanding of the original parties and their succeasora in title as to the location of the boundary line between the respective properties. Therefore, the parties agree ae follows, 4. The boundary line between the respective properties of the part~ee is established as follows1 • \ Ill } i :;: !, ; ~ ii I ! § r:, i; .. • • ·- w u ;: 0 z VI 1= z < 1= "' < 1 w • ~-u= ~ VI ,o; ""'' WU ~o 0 VI -~ cc w-~ .... O,Q "' ~ VI- ~~ ... :§ ZO' ~ ... "' z-w :,:o ;,B .,_ 0~ Cl :=,. 0 w ~ V, 1--: "'. ' '-;:: ··~ 0 z s. 6. • • 0 - Commencing at the NE corner of Tract ff7, c.o. Hlllman'e Lake Washington Garden of Eden Addition to Seattle No. 2, according to the plat thereof recorded in Vol. 11 of Plate, Page 64 in King County, Washington: thence running Westerly along the North line of said Tract 87 a distance of 289 feet to the TRUE POINT OF BEGINNING of the line described herein: thence running Southerly and paral1el with Che East line of said Tract 87 a distance of 105 feet, more or lees to the South line of said Tract 87 and the TERMINUS of the line described herein. The resultant Hunt property is described as followe1 All that portion of Tract 87, c.D. Hillman•s Lake Washington Garden of Eden Addition to Seattle No. 2, according to the plat thereof recorded in Vol. 11 of Plats, Page 64 in Ring County, Washington, lying Westerly of the following described line, commencing at the Northeast corner of said Tract 87, thence running WeRterly along the North line of said Tract 87 a distance of 289 feet to the TRUE POINT OF BEGINNING of the line described hereir11 thence running Southerly and parallel with the East line of said Tract 87 a distance of 105 feet, more or less to the South line of ea-id Tract 87 and the TERMINUS of the line described herein. The resultant Wickland property ie described ae follows, All that portion of Tract 07, C.D. Hil1man's Lake waehington Garden of Ede~ Addition to Seattle No. 2, according to the Plat thereof recorded in Vol. 11 of Plats, Page 64 in Ring County, Washington, lying Easterly of the following described line, conunencing at the Northeast corner of said Tract 87, thence running Westerly along the North line of said Tract 87 a distance of 299 feet to the TRUE POINT OF BEGINNING of the line described herein; thence running Southerly and parallel w~th the east line of said Tract 87 a distance of 105 feet~ more or lees to the South line of said Tract 87 and the TERMINUS of the line described herein. • ·.;: ·, ) ,; , ·• ! I !· ' \ ! i ' i ! l • ., ;j I • In I -I I I I I ......... I I I I I ' _, ! I I ~ '\ -··-,, ' ... ! ... I ;:: I 0 ! I z ~ 1 I j: . I z ! I I. t.: ' uz .., VI :,c ~a ~o 0 \ VI _.., "' 1; I ... >- ~~ =~ I >-§ I ;!;= .., ... "' I ZI-I ... 1!§1= I ~ ... I O=> 0 I ... "'"' I ,__ ~..: I ' !::; I ... 0 z I ~- I I I I I I I ~ ~ Q V) Q " ~ ~ • • • - I .... 7. Each party hereto hereby Quit Claims and conveys to the other party any intereat wh~ch ha/she may have ~n tha property of the other party as described above. '4 . ~&/( cf· t/ta??c ROBERT • HUN'l' . STATE OF WASHINGTON COUNTY OF KING es I certify that I know or have satisfactory evidence that Robert L. Hunt and Margaret Elizabeth Hunt signed this instrument and acknowl.edged it to be their free and voluntary act for the uses and purposes mentioned in the inatrument. STA COUNTY OF !SING ee I certify that I know or have satisfactory evidence that Lucille E. Wickland signed this instrument and acknowledged it to be her free and voluntary act for the uaea and purpoaee mentLoned in the instrument. ~---I ,, • • ,.:.(;ORDEDB. RAINIEl't TITLE ORDER, 67'13 'i,3/JT • 7~ AFTER RECORDING MAIL TO: IIIIHWUIIIIII HIii! Bruno I. Nicoli 3404 Burnett Ave N Renton, WA 98056 GRANfOR: GRANTEES: ABBREVIATED LEGAL: TAX PARCEL NO'S: 20150507001395 RAINIER TITLE OT 78 00 PAGE-001 OF 006 · 05/07/2013 15:S6 KING COUNTY, I/A Short Form DEED OF TRUST iCap Lakeview LLC Bruno I. Nicoli, Sarah C. Nicoli, Olga N. Llssman Pin Tra 88 & 89, C.D. Hillrnan's Lk Wash Gdn of Eden Add to Seattle 334270-0427-0 I 20150507001395.001 THIS DEED OF TRUST, made this 7"' day of May, 2015, is between iCap Lakeview LLC, a Washington Limited Liability Company whose address is I 0900 NE 8"' Street, #1000 Bellevue, WA 98004, Grantor; Rainier Title Company, 1501 4"' Avenue, Suite 300, Seattle, WA 98101 as Trustee; and Bruno I. Nicoll, Sarah C. Nicoli husband and wife and Olga N. Lissman, an unmarried woman aU as tenants in common, whose address is 3404 Burnett Ave North, Renton, WA 98056 as Beneficiary. Grantor(s) hereby irrevocably grant, bargain, sell, and convey to Trustee in trust, with power of sale, the following described property in King County, Washington: LEGAL DESCRIPTION: Tracts 88 and 89, C.D. Hillman's Lake Washington Garden of Eden Addition to Seattle, No. 2, according to the Plat thereof recorded in Volume 11 of Plats at page 64, in King County, Washington. Except the following described tract: Beginning at the Northwest corner of said Tract 88, running thence Easterly along the North line of said Tract 247 feet to a point; Thence running Southerly and parallel to the East line of said Tract 107 feet to a point on the South line of said Tract; Thence Westerly on the South line 289 feet, more or less, to the southwest corner of said Tract; Thence Northeasterly al/' the Northwest line of said Tract to the point of beginning. cuate In the County of King, State of Washington DEED OF TRUST-PAGE I OF 6 I I I, I I I I I I I I I \ I I I I I I \ I I I I I 20150507001395 .. 002 • • TOGETHER WITH all the tenements hereditaments and appurtenances, now or hereafter thereunto belonging or in anywise appertaining, and the rents, issues, and profits thereof and all other property or rights of any kind or nature whatsoever further set forth in the Master Fonn Deed of Trust hereinafter referred to, SUBJECT, HOWEVER, to the right, power and authority hereinafter given to and conferred upon Beneficiary to collect and apply such rents, issues and profits. THIS DEED IS FOR THE PURPOSE OF SECURING the following: (a) Payment of the sum of NINE HUNDRED THOUSAND DOLLARS ($900,000), according to the tenns of a promissory note of even date herewith, payable to Beneficiary or order and made by Grantor (the "Note," which term shall include all renewals, modifications or extensions thereof evidencing the indebtedness secured by this Deed of Trust) (b) Payment of any further sums advanced or loaned by Beneficiary to Grantor, or any of its successors or assigns, if (I) the Note or other writing evidencing the future advance or loan specifically states that it is secured by this Deed of Trust or (2) the advance, including costs and expenses incurred by Beneficiary, is made pursuant to this Deed of Trust or any other documents executed by Grantor evidencing, securing or relating to the Note and/or the Collateral, whether executed prior to, contemporaneously with or subsequent to this Deed of Trust (this Deed of Trust, the Note and such other documents, including any construction or other loan agreement, are hereafter collectively referred to as the "Loan Documents") together with interest thereon at the rate set forth in the Note unless otherwise specified in the Loan Documents or agreed to in writing; and (c) Performance of each agreement, term and condition set forth or incorporated by reference in the Loan Documents unless perfonnance of such agreement, term or condition is specifically provided to not be secured by this Deed of Trust. Notwithstanding the foregoing and the covenants hereafter set forth, it is expressly agreed and acknowledged that none of the covenants, representations, or other obligations of Grantor set forth in this Deed of Trust are intended by Grantor and Beneficiary to secure or be the substantial equivalent of obligations of Grantor arising under any the Hazardous Substance Indemnity or other environmental indemnity agreement or provision, including without limitation any agreement or provision pertaining to hazardous or toxic wastes or substances, and any reference hereafter to the Loan Documents shall not include any such environmental indemnity agreement or provision included therein. By executing and delivering this Deed of Trust and the Note secured hereby, the parties agree that all provisions of Paragraphs I through 3S inclusive of the Master Form Deed of Trust hereinafter referred to, except such paragraphs as are DEED OF TRUST -PAGE 2 OF 6 • 20150507001395.003 • specifically excluded or modified herein, are hereby incorporated herein by reference and made an integral part hereof for all purposes the same as If set forth herein at length, and the Grantor hereby makes said covenants and agrees to fully perform all of said provisions. The Master Form Deed of Trust above referred to was recorded on the twenty-fifth (25th) day of July, 1968, in the Official Records of the offices of the County Auditors of the following counties in Washington in the book, and at the page designated after the name of each county, to wit: COUN'IY BOOKOR\'OL PAGE NO. AUDITOR'! coumv BOOK OR VOL PAGEl"O. AUDITOR'S ,..._ 111rRsad. hair. 51J-16 122917 """ 7 o!Offidal It«. 139.aAl 7l55'l ... ,. Microtilmed under Auditor'• No. 101896 La\C(IIA 107 of Mofl&qcs " .. "' 116596 "'""' 241 ofOff'icial R«. 69SA-C 592911 -· ""'" Fnmc 05-838 '"°'" °""" 6U or Offlcial Rec. 16'2-1685 681144 °""''m 121 or ~npae1 517-:i:191' 3606'8 o.n., JlSo(Offlci.l Rec. l9S•IH }13176 hcilk 211 or Official Rec. ...... , "707 °"" Aad. Mmtilal No. 702l59-702162 0-5192.U """"""' 27o(Mlp. S-11 "'"' """""" 49of0acm 1,a.201 FllU ..... I ll4 or Mlp. 707-710 "'""' c..tu 747 ofOf'fkilf R«. 1J4.U7 67S475 ,.,.., llofMtp.. 4$9.461 '"" ~ 125ofMonpp 120-\ll IS1193 -19ofOl'llcia1Rcc. ... ., 116277 Fa,y 21 oro.ci. 41J..416 IHUO ....... 47ofMtp. .. ... 70197 ......,, 11 ofOffidal Rec, 138-141 """ Saobnmish 233 ofOl'Rr:ill. llec . 5(0.S4] 204JS49 """"' Micn:i!Umo:l uoda A11dilor'1 No. ,_ ,..,._ 14 ofOl!kial Roe. l()Cl-1051 l76267C °""' 44ofllcc.Doc. ]7)..)76 338241 ,....., 109o(Mlp. ]94-397 390635 °""""''" ll ofOcnc:nl )\.)4 107'44 ,,,...,, 4S4 of Official Rec. 7)1.'7}4 ,amo '""" lit ofotr.:W Rec, 710.711 211621 WIW:i&kum 17ofMonpaa 8•M2 24712 -4 ofOfflrial ii.a:. 116-319 196Ul Walla Walla 30lofMlgL 711•7l4 ,t9S72t .... 5690 of '"'P· 436-439 6311.109 --u c,(Offlcial llec • U~I l0t7Sl2 ..... fflofOfflri:al Ree, ,tl(MI) '""" -I ofMi:lc • 291-294 llllll ...... 111 ofMortwa J61·l64 J.48693 Valr.ima 712 or OOlcill R.ec. IU•UO 21705,S Kliddu1 IOI ofMonpac:, 101-110 IJI09S A copy of such Master Form Deed of Trust is hereby furnished to the person executing this Deed of Trust and by executing this Deed of Trust the Grantor acknowledges receipt of such Master Form Deed of Trust. The Property which is subject of this Deed of Trust is not used principally or primarily for agricultural or farming purposes. The undersigned Grantor requests that a copy of any Notice of Default and of any Notice of Sale hereunder be mailed to him at the address hereinbefore set forth. The Master Form Deed of Trust referenced hereinabove is hereby modified as follows: There is added to Paragraph I, a new subsection as follows: (e) All permits, permit applications, site plans, plats, architectural plans, specifications, work drawings, surveys, engineering reports, test borings market surveys and other work product relating to said property; all materials, supplies and other goods now owned or hereafter acquired, whenever located, whether in the possession of Grantor or any other person, purchased for use in the construction or furnishing of improvements on said property, together with documents relating thereto and proceeds thereof; and the name by which the buildings and all other improvements on said property are commonly known and the continuing right to use such name. DEED OF TRUST-PAGE 3 OF 6 I I I, I I I I I I I I ! I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I \ I I I I 2015050700139~.004 • • (f} All inventory, equipment, goods, supplies and materials now or hereafter owned by Grantor and located at or on or used in connection with the property, and all present and future accounts, general intangibles, chattel paper, documents, instruments, deposit accounts, money contract rights, insurance policies, and all proceeds, products, substitutions and accessions therefor and thereto. This Deed of Trust is intended to constitute a security agreement under the UniformCommercial Code of Washington, and a UCC-2 Fixture Filing. Paragraph S is deleted and replaced by the following: S. Grantor shall pay late charges as provided in the Note secured hereby The following is added to Paragraph I 0: Unless otherwise agreed or directed in writing, Grantor shall keep all buildings or other improvements now or hereafter erected on the property described herein and in the Short Form Deed of Trust continuously insured against loss by fire and other hazards, casualties, and contingencies, including war damage in an amount not less that the total debt secured by this Deed of Trust. Paragraph 13 is modified as follows: "ten percent (10%)" is deleted and replaced by "the greater of twelve percent (12%), the note rate, or the rate provided in the note in the event of default." There is added to Paragraph 14 the following: Grantor shall immediately upon demand pay, with interest as provided in Paragraph 13 hereof, all advances, expenditures, costs and expenses incurred by Beneficiary or Trustee in connection with the exercise of the foregoing rights, including without limitation, those hereinabove identified, and court costs, and costs of appraisals, consultants, and attorney fees, the repayment of all of which shall be secured hereby. Paragraph 25(a) is deleted and replaced by the following: (a) default by Grantor in the payment of any indebtedness secured hereby or in the performance or observance of any agreement contained herein or in the Note secured hereby, or default by Grantor in the performance or payment of any other obligation or indebtedness now or hereafter owed by Grantor to beneficiary or beneficiary's successors or predecessors in interest Paragraph 25(c) is deleted and replaced by the following: DEED OF TRUST -PAGE 4 OF 6 • 20150507001395.005 • (c) DUE ON SALE -CONSENT BY LENDER. Lender may, at Lender's option, (A) declare immediately due and payable all sums secured by this Deed of Trust or (B) increase the interest rate provided for in the Note or other document evidencing the indebtedness and impose such other conditions as Lender deems appropriate, upon the sale or transfer, without Lender's prior written consent, of all or any part of the Real Property, or any interest in the Real Property. A "sale or transfer" means the conveyance of Real Property or any right, title or interest in the Real Property; whether legal, beneficial or equitable; whether voluntary or involuntary; whether by outright sale, deed, installment sale contract, land contract, contract for deed, leasehold interest with a term greater than three (3) years, lease-option contract, or by other method of conveyance of an interest in the Real Property. If any Granter is a corporation, partnership or limited liability company, transfer also includes any change in ownership of more than twenty-five percent (25%) of the voting stock, partnership interests or limited liability company interests, as the case may be, of such Grantor; provided however that transfer does not include any change in ownership of more than 25% if the change involves transfer to or from an affiliate of iCap Pacific Northwest Opportunity and Income Fund, LLC. WITNESS the hand and seal of the Grantor on the day and year first above written. , J~,Manager ,If cap Lakeview, LLC ~: ~ P..c,~..t NI,,,)~~, M...C.1 ~ STATE OF WASHINGTON ) ) ss. COUNTY OF PIERCE ) On this ~ day of yY)~ .,J.D l.!5 before me, the undersigned, a Notary Public in and for the Statof Washington, duly commissioned and sworn, personally appeared Jim Christensen to me known to be the Manager of iCap Lakeview, LLC, the corporation that executed the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he is authorized to execute said instrument and that the seal affixed is the corporate seal of said corporation. DEED OF TRUST -PAGE S OF 6 I I. I I I l I I I I I I ! I I I I I I I I I I I I I I I I I 2015050700139~,006 • • WITNESS my hand and official seal hereto affixed the day and year first above written. Notary Public in and for the Starl: of Washington ~~:~~:a~~< (g~~ My Commission Expires~ f~ ·31• //.;, REQUESTFORFULLRECONVEYANCE To be used only when all obligations have been paid under the note and this Deed of Trust. TO: TRUSTEE The undersigned is the legal owner and holder of the note and all other indebtedness secured by the within Deed of Trust. Said note, together with all other indebtedness secured by said Deed of Trust, has been fully paid and satisfied; and you are hereby requested and directed, on payment to you of any sums owing to you under the terms of said Deed of Trust, to cancel said note above mentioned, and all other evidences of indebtedness secured by said Deed of Trust delivered to you herewith, together with the said Deed of Trust, and to reconvey, without warranty, to the parties designated by the tenns of said Deed of Trust, all the estate now held by you thereunder. Dated: ----------- By: By: ____________ _ Mail Reconveyance to ------------------------- Do not lose or destroy this Deed of Trust OR THE NOTE, which it secures. Both must be delivered to the Trustee before cancellation will be made. I DEED OF TRUST -PAGE 6 OF 6 I I I I I • • DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT --------Renton® AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN I"',,...._ --Planning Division • __ ;,. • • !' •• ·, ,,,,_D .. ._ ...... •. -. . '-1 .. MAR O -:! 2016 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov STATE OF WASHINGTON ) . ' ) ss COUNTY OF KING ) :zr:;_ vv, t' £-Sch r o ,e,_.J. ~ r duly sworn on oath, deposes and says: 1. On the c.f--A. day of fYI"' V?/... , 201/i_, I installed information::5ign(;;) and plastic flyer box on the property ""'3---'-f_o__,7 _ _,_C:<__«..._t--'-!c_c__,_fl:v!-'-_"#-__,c,/""-----for the following project: Project Name Owner Name being first 2 public located at 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code and the City's "Public lnformati igns Installation" ut package. Installer Signature SUBSCRIBED AND SWORN to before met is __ day of ______ _, 20 __ . NOTARY PUBLIC in and for the State of Washington, residing at _______________ _ My commission expires on---------- 6 H :\CE O\Data \Form s-T em plates\Self-Hel p Handouts \Pian ni ng\pu bsign. doc Rev: 08/2015 ~ • \ ~ / /~ ~ / / / I ,, I ~;·' I I ~ / • if, "-// SOlit1 71!6• ' ~l,II8"'.i;;,itr ~ 4D6; ~-/ rf18"CO/'ICW•iD.5,<., '- !,SAjH 1iJJ2 RI!,/ ~ 48.11' FOU>i!J Pl.INCH iN '\. 2 !/T BIUSS '\ ~~~--SD IP.i".N PIP!. (B/2015) 1£ 10· ."'.t: ,.g • J750' I( tr H'!: f " J7.W' (CfHlf~ CIUN/lfl} \_ SDIIH l(}JI R1111 ~ .a.,s· C/J 1953 RII< = 4iil5' . ,rs· Pvc 11£ • •• ,. !lll-<D' I( !IT CO/IC SW• cove S ~ 62.1•" 1£ IT cc:,;c /a ~ «1'·1 , 1071 Jf ra· CPP S!: • C •1a· ADS [ • 01.ff --![ TB" o:,,c II'• •1ji'l12" AD$//~ 62.JJ' ;£t8"..0SW= 6Tl7,. 3224059036 \ \ -~ . " ~ CS l02!l rR!,'lf':H ORAt.l /1:11 ~ o~a•· l[B"C(J!,;'CS•6•5•' r< ra· cam; sw ~ "4.8J' 1£ 12"P\IC [ = <!i..rJ' ~ :tc~r: =· £~·-Jt_// if 1B"CO.Cl"f• ~J.18' / ca 1029 . ~1!12~ :ts'9s = 6]3,24059058 ,,__ Sroi' / l>fJCH80Rf<OOO WATCl'I 3224059045 rii~H.~J' / t.:l!'PIC£•70 .. r I ~::~::::;: I( ,a· ADS E • 9•.o~· If ITADSS • 9Jn· If 18" ~DS II' • 92.95' FOIJND 5/S- •OONO PUNCH iN vr BRASS p;_iJC iN C<»JCPCIF M()NIJl,lf/1/T [;Cle"! 0.9· •N CA5E /6/WiS) // "' ; I ~/ -,~ RIii • fl' IC S" P\1: /£ 11' PV! /[ tr f,'! I '!IP/ 6 ' 96.i~· '---()f ;J'!.MS li*Je!'!OUI I( tl" COM: 1£ rr cCM: ,r rs· AOS ~ f'·.__ cs .'006 f"-11 ~ 98.40' ![ ;]" ...OS s ~ if •l"ADSN ~ I s·coT r·f: -T 1 :iIM.·-*-!.-.. -.. ·~.·~_,...d 1.i.'-;;_·"' PfBAR /LVJ!NG HORI/Olir~.L IHI:. OF lll£ ---------,. \ /;• ; / CP[H CONSULTANTS 511111'*1• ()ii~ lnlt.-ax._,~~ lloCll_ ... .,_ .. -·--!'l!ll--llR~- .............. 11 .. 11 .••• ,,_ ..... ~-= .. --- 59.IH 65-18 ~/,_(j /lll,! -51 !I]' If ,a· PK' 1<1c ~ 5555" ~ (Cf~:TR CHM/li>::ci ~ !<,~ \. .fsT'ff/1' /./0 PARK;NG fWf lMf *" 6" A °iJ.---:~···· ,,,r·=:r"'f=, -3 ..,di' '; /7#. /~~ .• ,._,,.., GS511 H• ) 0 ,·.»•,e I .C -J0",34"SEO :-,:·: ~('../.:·~-·c -· -. I ·-:.-'~" ---~-,- , \' 56!.i ~ ' . 0 :::i"/ ~-. ·-,-· ... ,, / wr ~2 IZ"A /1;:,;;s~ 1i·w -,-J 12 .,., I SIGN LOCAnON~ g./~Rf" !}£ ''"" [] l:. .---<( ,1 ----"'• ci '·· . I =.~-·, '. ,.,, ( ' ) ""--;;;- " -SSWNJG18 cr-a,,::r w N · ,,, 'i ~f.~~~ -(7) J.JAd51" PVC Si '" / ff •, I r ~ I 3342100410 I 3342700412 =-! ; :i -,::•: . /' .. . . ·-··--.·= ~.· ' , '1:Ji ,,·~ L ~-. : • " 1 / ,·, ,.,., I 1# o~ "'-"" I'" . -' . s ., -"'-·. • .. -, " " '" •.• ... . J "----if) ~ -··· ' ' ' -·~ ... .. ,.. . 'j . -·"· ••• --I I I Df ~. ·~~ if,WC----_ '-, •• ' ~ ' ~-i ~ /"[ ~!(,:, ' om~ "--mJ.N' "'':,.· !. '• r--. ~ /. I I' 1£ 1;,"[. ! J . J " , ., .. '" '1· ca J I "· .. '" '•• ' ' ' - 1 I " '·-'I I 'I· ~~ P.1 --. ,, ~--' ,. ' C:..w~--• JI I ,I , ASP'f~U A,VG1.£ P(Af (SO,,, lil<E 3342700414 3342700418 3342700405 ~ 0 50 100 euN '"""' MARCH 2 2016 ,,., ......... "~i"\ _J t,:AR O 4 2016 SENZA LAKEVIEW RECEIPT EG00050483 ---------Renton® BILLING CONTACT ICAP LAKEVIEW, LLC 3535 FACTORIA BLVD SE #500 BELLEVUE, WA 98006 REFERENCE NUMBER FEE NAME ICAP LAKEVIEW, LLC P.O. Box 3907 Bellevue, WA 98009-3907 LUA16-000165 PLAN -Envlronmantal Review PLAN -Preliminary Plat Fee PLAN -Shoreline Substantial Dev Pennlts Technology Fee Printed On: March 04, 2018 Prepared By: Clark Close TRANSACTION TYPE Fee Payment Fee Payment Fee Payment Fee Payment 1055 S Grady Way, Renton, WA 98057 Transaction Date: March 04, 2016 PAYMENT METHOD Check#1035 Check#1035 Check#1035 Check #1035 SUBTOTAL TOTAL AMOUNT PAID $1,000.00 $4,500.00 $2,000.00 $225.00 $7,725.00 $7,725.00 Page 1 of 1 I '