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HomeMy WebLinkAboutReport 1I I ' ' I I \ ' ' I l I I .1 ! n • I I I I Ii I ' ~ I I i r i or' m I ~ .... cS ii '; n i ! l f r ' I ---~ERDEEN AVf..-N-,----- • I ' I ''' Ii ' ii -, I $ t ABERDEEN AVENUE SHORT PLAT ' I ' ! i ' C § ' ! Q m z m ~ 8 ~ ! ' ! p ' ' ' ' /, " ' ' ' ; l ' ' ! ' ' • 0 > 0 " ~ a U] ~ ' " ~ a ~ ($ "" ~ z "" 1~ j; e I~ -, " 1~ a ' I~ \, ·" :~ C :, < ~ 0 ~ ~ 0 z 0 ~ z 0 CITY OF RENTON SHORT PLAT FILE NO. LUA __ -_____ _ LANO RECORD NO. LND-_ -- RECORDING NO. 1 VOL./PAGE PORTION OF KING COUNTY, WASHINGTON ~-1/4 cf -~ _ _1/4, s._s_ T. 23_N., R.2.E.,W.~. FOltlD CASED MO!IIJMEKT~ FOOND oo;ai WCMUMOO ,. BRiOSS lllSI( '111/PUl,ICI! IE 20nt 8T ~ -.J 2' BP>SS [](SK '11/"i:' ~ 111!!11:.:l~~~~ DCMo.50 ' !i . I• I 'i f I I I I I I I I ,,. . [ 5 as.SL r *' I "' ,,.,oo.,~, 11!11"1G'41!"E =st I JOHNSON JENNlffR KAY f \ -1211.DJ' =trf lll411' =l\ AF'N 334390-1510 DOLPH DANIEL tr. 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'" 9/26/2018 ,~, s~e i 1956 WWW .LANKTREELANDSURVEYING.COM JSKfTSL 1· -20' 3 ~ 3 Q :.... • ' I ' ABERDEEN AVE SUBDIVISION 1824 ABERDEEN AVE NE RENTON, WA 98056 COVER SHEET AND GENERAL NOTES ~ ! r: ? ~ ' ~"'" OATE _ U£:,C~,P',O> I I , i i l 1'/16/16 PR>LIMl~ARYSHORTPLAT , ~ <» z~ --i )> 0 OJ Zm ~~ CD m 00 z 0 ~~ m z m °'~----~ N ABERDEEN AVE SUBDIVISION 0 1824 ABERDEEN AVE NE RENTON, WA 913056 I\) TEMPORARY EROSION :.... CONTROL PLAN " ~ > ------ ~ " ~ i § -~· ~-~ "' _1111~ ' _R ~ * i :-' <-" ::l ~ .. .,, SOC" JO' 43";-fj~!J,:: '..:: / < \ ' ) ·- ~--· --~~=::::·.: - !l !~ i ~ ii ~1-----.,:-,.1,....··_·· ... _,. ~~: i ' ' I ' ' I,_-.,.. ,: ., ' "'/ I ' ' I ' .,-·1 L ___________ )_, ___ _j __ S00'J1'26"W 64.0"' I ' oesc•IPTION FRfl.l,'ISMY SSORTPLAT ----·-···· ------- -------------·--·- "-_ ... VJ C, 0 --j i5 z -°' --j 0 >c z VJ I " N C, z 0 "' --j I -~110 1:;1,1 m 1111 I .. .. 0 CJ :..... 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PROCEDURE / NARRATIVE: A f'Oj) lJWo'iRSE USlNC ~ FOCIJS 3S Pf![J:ISllN JWir;;R 3 DATA COUE'CTOR TOPCON GR5 NET'Mll!I( R'lK llPS JICt<'IJI, 'l!AS .IHll.lLAA, D!STAH(;(, Nill ltl!TlC\L R!lATlON5HI PROPERTY 1..111£:S /.NO IWPl!O','!J,IENJS, ™E RESULTil«l S'T'MOAAIJ5 FOO LOMI HOIR'ICIOM SUJM:'r'S JS SIT -- $ANKTREE LAND SURVEYING, INC. 421 •9• STREET NE AUBURN, WA 98002-4005 PHONE: (253) 653-6423 FAX: (253) 793-1616 WWW.W,IKTREElANDSURVEYlNG.COM BASIS OF BEAAIMG-tW>6J(91) PER CITY Of RENTON cm' DI' li8fltll COl'flROI. roHl !«I. 1839 ""5 Hlli) FOO P05IIDI NIO A LIii[ 9El'o£D< SAID POINT NO. 11139 NiD COlffllQ. PDM Nil. 211! ws Hilll FOR RD!'All(»I. VKD1 ~ NOO'~':u"t. BA5lS OF NliYD8B VtRTlCAL DATUM PER CITY OF RENTON cm' II' l!El/fON CON1ROL MN! NO, 111.W ""5 HWI fOO EllVAllON, HElNG 27!1.17'(WM]M) REFERDICE SUM.YS 1. BCUflWn' 1M ~ ~1!1C114 l. SHO!!I FUT RECl:1(10,'110111KOOl4 3. SlllF!I' PLAT RECp£(110?179000H EXISTING CONDITIONS ABERDEEN AVENUE SHORT PLAT -~ ~~ =~-·~ 0/28/2018 1g5~ CHKD. RI' """ ~= JSt:/!Sl 1· -2a· 2 " 3 CITY OF RENTON SHORT PLAT FILE NO. LUA __ ------- I.AND RECORD NO. LNO-_-_ RECORDING NO. VOL/PAGE PORTlON OF KING COUNTY, WASHINGTON NE _1/4 of _g;_J/4, S._5_ T.~ .• R.~E.,W.M. lllUND = WCIUIENT-, 2' ElflASli 019( 111/PUIICll -·· --r· .::.~::... ,~.,.~-=~oo ._~V-2S2.8:i' -~~a&:Wf"Y," • I :; f I 3" AfN 33439CHS!O OOIJ'H DANIEL &: !11\r-lDAA I -------I ~2i~~~l.. -I r-5'8.S.B,\... 1---~20' F1iCt;f sou,a'i[ 1' l------WILDR«l ID ll!Vtlt~_!~ 'f 123.49• ~I~ t j I · m GARIQ: I _...--r 1£ REM!Mll " 1( 1,--, LOT 1 .i •" 1· 'j ~ ~ _J/ BtJa..DINGTO ,I l~,IITT±SI,(0.130*;,c.Ji;!° ::; , .l .,l • Affl 34 -1506 ., I ,,,.,I; ll'i: REl,IIMD 11 I >:, ,. I • ~ J ' ,~ :a !? R 1j I I ~ ~ m 11--.,.w fJ9IT =x · 1 I ~ L..,, . LOT 2 I fDRIIDJI~ l~·a.s --!;i 21'.l'fllONTSOIW:I( 7,1lll.l±S.F",lC.1SHl<C_) ·----,-,,;;;..i.., m = / ' I I I I I I I I I I ..:o' AfN J3439CH243 JOHNSON JENNIFER: KAY '• \ "lll..l ~----,----- "/ . . ~ > I I l<l ,: / \ i i I. 15' FRONT mlWll \ / l_'.__~t::l'~-rRACT A "11 :~ 's __ :-a:; (l.lllN;E -----1 /MN 334390-1236 2,58U S.F. (o.orm N;.) : l~-~-~-~--J m HEW,i ~' ,:;:-;l. Ml/R AAJBJl'ill£R k-NBV1i'.WC :50.D1' 1Zll.CO' I I : N w@E • s 0 10 20 2-! • w ii I I I • -------------------·------·----, : SCALE!: 1••20' I AFN 83439C.H5a9 , AFN 3M3!l0-1S08 I NGO LOC T I PALM J:lo\L.E !t CHERRIE ! ] I 1----------- t I J k -~~i _ __,.JE1mlllT '1'_ ~:s..:~KlHI.IIIOO fOOND ~ ,IONU>.E,T ll!VWM°'E ~ -----1t----OOIIH O.lll fllSI( W/PIMCH ~~:;o~Sl('#/l'U'IC!l 1 LEGEND : • SET REBAA &: c:,,.p lSf41282 I S FOUND MONUl,(ENT (AS NOTED) II B.S.U. eu1~w; SETil,l,CK LINE ---BUIL.DlNG FOOTl'HINT OUIUNE $ANKTREE LAND SURVEYING, INC. 421 ·s· smm NE AUBURN, WA 96002-4005 PHONE: (253) 653-6423 FAX: (253) 793-1616 WWW.LANKTREEl.ANDSURVEYlNG.COM OWN. B'Y CIIKO. lfY PROPOSED LOTS ABERDEEN AVENUE SHORT PLAT ~~ JOB~ ~, 9/20/201S !Q56 -ssm ~-1· -20' 3 "' 3 g :..... • ABERDEEN AVE SUBDIVISION 1824 ABERDEEN AVE NE RENTON, WA 98056 COVER SHEET AND GENERAL NOTES ~ ,l ; 0 ~ r m " m z l l I ! 11 ! I i I u 1~1nl 1 1 I ii " P~ELl,,.l.'<A!IY S~IJ~T PLAT i ~~a~"--1----'-----------' !'I !' .,. ~~ ~~i " q ' ' I 1 ,s Q z ~ ~ t @ ~Hi 0 ;:o ....>. ~SJE ~ co al,, ~ m e .8~ ~ N ' ' z ~ ~ --i .i::,. 0 ::t> z OJ m ~ij~8~ n ;:o ~~J~li ~ ~ ~~J_~;!e C 0 ~~i~!@ ~ ::t> m ' ' z ' ~ CD m 'T'' co z ~f ~!~ 0 sll.,.h~ ()1 ~ [ i;i § 0) • ~.-,,~ m ~i~ i m ~;; ' z m ~~!!~ ~ ~ ~~~::EC ~!~~ '.:: ::J n~i ~ ; a E /} * 'ii I' it ,,110 ii~i m " ij ABERDEEN AYE SUBDIVISION 0 1824 ABERDEEN AVE NE RENTON, WA 98056 I\) TEMPORARY EROSION :... CONTROL PLAN '· S00"30'43"W 122B.39' , , '',',-.ABERDEEN AVE N_~~__.-;(--' ' -----··---·------------·--"· -' ' . 1t :~ :~ ' ' ' ' ' ________ J ~ ~ ~ I ~ -· ~ ?.' . :; ~ § ~ I -.-:,,: ,-,.::i -" ll/16/16 ...L --.-._;--::i~~-'=-~-- ,, :. --=;1-- 1 r. ,_. ~ ;:,.; ! . Jti ,o!'---·-! a ll i ~; l: ~J:,(l~ ·, ;:' r.:ip it oo:sc~,,.,,ot< ~ i . 1 .. P~ELIMINAlV SHORTPLJ,T ,,.,- -< ~ z VJ I u N (, z 0 ~ fi~O i1!11 m .. ,~ ~~ :1 ,;_ 0 z~ ~ - z n r H r .. ~ " ~ ; ~ ~ 2 !! mi § .,, g; !l ,, 0 ,: ,i 2 v: ! ABERDEEN AVE SUBDIVISION 0 1824 ABERDEEN AVE NE RENTON, WA 98056 C,J GRADING AND :... DRAINAGE PLAN 'ffi =; -o ~~ > z 0 g > " > ~ ~ ;; z __ ,-___________ :,oo··r··-1 ' ' __ _J I ' ' I " ; -:::··Jee. C-i ;! U) er, ' ;> U) Cl ':i 0 z ·"' ci "' z U) I u N "' z 0 cl I --------------L:J --,,,,,,,, /r:~/ ______ J;3 ______ _ ( -~ ( SOO'J1'26"W 64.01': ' --\ 'j! ~ n O a _, ~rr ,ilil/0 ~ g ~ p1 l2/lGJl6 >RELIMIN/\IWSHOOT PlAT ~ ~ ~ ~ :111! m I 111 ' i ' .. ,o C " ~¥ . m z " 0 z ~ z ~ ~ 0 0 ~ F J_' ·r~ ~""-':_ ® I ii ! ii I' II , 1 I',,, qi! l!ir~ 1ili!p I .. ildhi } I: '1·-~ r O;jl 1 i !11 ( • ~ lj ' "' ' 111 ;, 11,1 ;;~~ 11 ,. iii 111 ii I r~ q ii I Ii 1-I I ; ! II 1 i I I i !JI ' ~ I \ : lj '1 1 , ,1 ' ! ABERDEEN AVE SUBDIVISION 1824 ABERDEEN AVE NE RENTON, WA 98056 WATER AND SEWER PLAN !:; =-.---;--,fu,, ·-~~ ~PTION PR!LIMINAAY SHCU PLAT ~-1.-------_./ '1 arr~: - I I I I I I I I I I' {/J c; ~ z {/J I cl " "' z 0 ;o ---; I ~ • ·---ENGINEERING To Alex Morganroth civil & structural engineering & planning ,,:,_._,./ FEB ,~ 1 2017 -·'",;j".";, • __ ,, J LETTER OF TRANSMITTAL 2/23/2017 City of Renton Planning Division Date Project Aberdeen Avenue Short Plat LUA16000967 1055 S. Grady Way Renton WA 98057 CG Job No. 16037 .20 -------------- We are sending you the following items via: Ou.s. Mail OuPs ~Other: In person -~----- Oshop Drawings ~Copy of Letter 0Drawings Ocalculations Ospecifications 0Report ~Other: Application Copies Date No. of Descriptions Pages 1 2/21/17 3 Comment response letter 3 2/16/17 98 Technical Information Report 3 2/23/17 4 Civil plans 3 2/10/17 3 Memo from Nelson Geotech 3 2/23/17 2 Street modification request 4-1)\1V~t,.,« y 7tw1Ja,h )'\bJrf,ll,:\',v/11 (le These are transmitted as checked below: ~For Approval 0For Your Use 0As Requested 0For Review and Comment Copy to: File 0Resubmit 0Return Oother: copies for approval Signed: Carmel Gregory Please notify us if enclosures are not as noted. ! \/<'> \- Shop Drawings: 0No Exceptions Taken 0Make Corrections Noted 0Revise and Resubmit 250 4th Avenue South, Suite 200 Edmonds, WA 98020 ph. 425.778.8500 I f. 425.778.5536 www .cgengineering.com + • ENGINEERING January 26, 2017 civil & structural engineering & planning Aberdeen Avenue Short Plat LUA16-000967 Shared Driveway Modification Request Project Site Location: Parcel Number: Project Narrative 1824 Aberdeen Ave NE Renton 98056 334390-1606 Aberdeen Avenue Short Plat is a proposed two-lot short plat at an existing single-family lot. An access tract will be created that will provide access to both front and back lots from Aberdeen Ave. NE. A full project narrative was submitted with the materials for the above-referenced Preliminary Short Plat. A modification is being requested for this short plat to the following code section: R MC 4-6-060J.1 Shared driveways may be allowed far access to four /4) or fewer residential lots, provided: a. A least one of the four /4) lots abuts a public right of way with at least fifty /50) linear feet of property. Prior to purchasing the property, the property owners consulted with the City of Renton regarding the feasibility of short platting the property. The City provided guidance and indicated that a two-lot short plat would be possible, utilizing an access easement to allow access to the back lot. The property owners purchased the property based upon this guidance with the intent to short plat the lot, and began to prepare the necessary plans and applications. During that time, the City's access requirements were changed, requiring that a shared driveway be placed in a tract rather than an easement. At the pre-application meeting for the proposed short plat the property owner was made aware of this change, and through discussion between the property owner and the City of Renton planning and fire departments, it was determined that the proposed short plat should go forward utilizing a 20' -wide shared access tract. Because the width of the existing lot is 64' wide, the proposed tract would limit the width of the front property to 44'. The City has indicated that it will allow this width through the lot averaging provisions found in RMC 4-2-llOD.31. This request is to allow the above code section (RMC 4-6-060J.1.a) to be modified to allow 44' of public right- of-way frontage for the front lot. Justification for the Modification Request The modification request meets the Decision Criteria detailed in RMC 4-9-250D.2. The modification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; The proposed modification enables the subdivision of a residential lot that is currently below the minimum density required in the R-8 zoning district; subdividing the lot will bring the property up to the required density. Without the requested modification the property will be unable to be subdivided and the property will remain underutilized. 250 4th Avenue South, Suite 200 Edmonds, WA 98020 ph. 425.778.8500 I t. 425.778.5536 www .cgengineering.com Aberdeen Avenue Sh-.• Plat Shared Driveway Modification Request January 26, 2017 Page 2 of 2 The requested modification supports the following goals of the Comprehensive Plan: • 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: o Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. • Goal L-88: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. Additionally, the modification supports the Comprehensive Plan's description of the R-8 Zone: • Zone lands Residentio/-8 (R-8) where there is opportunity to re-invest in existing single-family neighborhoods through infill or the opportunity to develop new single-family plats at urban densities greater than four dwelling units per acre. R-8 zoning is allowed in the Residential Medium Density Land Use Designation. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; The requested modification will not negatively impact the safety, function, appearance, environmental protection and maintainability of the project. The width of the front lot will still allow the construction of a single-family home, and the driveway tract will easily accommodate required traffic on the site, including emergency vehicle access. A 6' reduction in width will not noticeably impact the appearance, function, or maintainability of the front lot. c. Will not be injurious to other property(ies] in the vicinity; The allowance of a 6' reduction in the minimum frontage for the front lot will have no impact on properties in the vicinity. d. Conforms to the intent and purpose of the Code; With the requested modification, there is still substantial frontage by one lot onto the public right-of- way. The width of the front lot will easily allow a good-sized single-family house to be constructed at the front setback line, without encroaching upon the side setbacks or the driveway tract. e. Can be shown to be justified and required for the use and situation intended; and The requested modification is required for the subdivision of the lot, and is appropriate for the proposed and allowed use of the site as a single-family residence. f Will not create adverse impacts to other praperty(ies] in the vicinity. The allowance of a 6' reduction in the minimum frontage for the front lot will have no impact on properties in the vicinity. ENGINEERING 250 4th Avenue South, Suite 200 Edmonds, WA 98020 ph. 425.778.8500 I f. 425.778.5536 www.cgengineering.com DEP°ARTMENT OF Cl,,v,MUNITY AND ECONOMIC DEVELOPMENT ---------Renton® 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 LAND USE PERMIT SUBMITIAL REQUIREMENTS: WAIVED MODIFIED BY: BY: Arborist Report 4 Biological Assessment 4 Calculations 1 Colored Maps for Display 4 Construction Mitigation Description lANo, Deed of Right-of-Way Dedication 1 Density Worksheet 4 Drainage Control Plan 2 Drainage Report 2 Elevations, Architectural 3 AND 4 Environmental Checklist 4 Existing Covenants (Recorded Copy) 1AND4 Existing Easements (Recorded Copy) 1AN0, Flood Hazard Data 4 Floor Plans 3AND4 Geotechnical Report 2 AND 3 Grading Elevations & Plan, Conceptual 2 Grading Elevations & Plan, Detailed 2 Habitat Data Report 4 Improvement Deferral 2 Irrigation Plan, AEM PROJECT NAME: Aberdeen Ave Short Plat DATE: January 25, 2017 1 H :\CED\Data \Forms-Temp lates\Se lf-H elp Ha ndouts\Pla n ning\ Wa iversu bm itta lreqs.docx COMMENTS: Rev: 08/2015 - WAIVED MODIFIED COMMENTS: LAND USE PERMIT SUBMIITAL REQUIREMENTS: BY: BY: King County Assessor's Map Indicating Site, Landscape Plan, Conceptual, Landscape Plan, Detailed, Legal Description 4 Letter of Understanding of Geological Risk 4 Map of Existing Site Conditions 4 Master Application Form 4 Monument Cards (one per monument) 1 Neighborhood Detail Map 4 AEM Overall Plat Plan 4 Parking, Lot Coverage & Landscaping Analysis 4 Plan Reductions (PMTs) 4 AEM Post Office Approva I 2 Plat Name Reservation 4 Plat Plan, Preapplication Meeting Summary 4 AEM Public Works Approval Letter 2 Rehabilitation Plan 4 Screening Detail 4 Shoreline Tracking Worksheet 4 Site Plan 2AND4 AEM 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 1 AND, Topography Map, Traffic Study 2 Tree Cutting/Land Clearing Plan 4 Urban Design Regulations Analysis, Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 2 H :\CED\Data \Fo rms-T emp!ates\Se lf-H el p Handouts \Planning\ Waive rsu bm itta Ire qs.docx Rev:08/2015 • LAND USE PERMIT SUBMITIAL REQUIREMENTS: Wetlands Report/Delineation 4 Wireless: Applicant Agreement Statement , AND 3 Inventory of Existing Sites ZAND 3 Lease Agreement, Draft 2AND3 Map of Existing Site Conditions 2 AND, Map of View Area , AND, Photosimulations 2AND3 This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED MODIFIED BY: BY: 3 H :\CE D\Data \Forms-Te m plates\Self-Hel p Ha ndo uts\Pla n ni ng\ Waiversu bm itta I reqs.docx .. COMMENTS: Rev:08/2015 DATE: TO: CC: FROM: RE: NELSON GEOTECHNICAL ASSOCIATES, INC. GEOTECHNICAL ENGINEERS & GEOLOGISTS ;\,'fain Office 17311-J3SCh Ave NE, A-500 Woodinville, WA 98072 (425) 486-1669 · FAX (425) 481-2510 Engineering-Geology Branch 5526 (ndustry Lane, #2 East Wenatchee, WA 98802 (509) 665-7696 · FAX (509) 665-7692 MEMORANDUM February 10, 20 17 Mr. Curran Kwan Mr. Greg Guillen -CG Engineering Khaled M. Shawish. PE Lee S. Bellah, LG Aberdeen Avenue Short Plat Supplemental Memorandum 1824 Aberdeen Avenue Renton, Washington NGA File No. 971516 INTRODUCTION This memo presents our responses to review comments raised by the City of Renton regarding the proposed residence project located at 1824 Aberdeen Avenue in Renton, Washington. We have previously prepared a gcotechnical engineering evaluation for the project site titled "Aberdeen Avenue Short Plat and Infiltration," dated October 17, 2016. We understand that concerns have been raised by the City of Renton Department of Community and Economic Development regarding geotechnical aspects of the on-site infiltration testing. Their comments were presented in a comment letter titled "Utility and Transportation Comments for Aberdeen Avenue Short Plat," dated January 3 I, 2017, prepared by Mr. Ian Fitz-James. For our use in preparing this memo, we were provided with Plan Sheets C 1.l through CJ. I titled "Aberdeen Avenue Subdivision," dated December 16, 2016, prepared by CG Engineering. ln the following sections, we summarize the geotechnical concern raised by the City of Renton, followed by our responses to each concern. Aberdeen Avenue S Plat Supplemental Memorandum 1824 Aberdeen A venue Renton, Washington CITY OF RENTON REVIEW CONCERNS AND OUR RESPONSES Review Comment Surface Water 3.a.: NGA File No. 971516 February 10, 2017 Page 2 Section 5.2.1 oj"the RSWDM requires that infiltration tests be perfcmned al the elevation of bottom of the proposed infiltration facility (Elev. 293 as shown on plans). Provide verification of the depth of the infiltralion tests. The geotechnica/ report states that the infiltralion tests were performed at approximately two feel below exisling grade which is several feet above bottom of proposed facility Response: Based on our review of the provided plans, we understand that stonnwater generated within the site will be directed to a 5-foot wide by 80-foot long by 2.0 foot thick gravel-filled infiltration trench located within the driveway area along the southern portion of the site. The base of the infiltration trench is proposed to be at an approximate elevation of 293 feet. At the time our infiltration testing was performed within the site, the exact location, and overall size and depth of the proposed infiltration system was unknown. As a part of our previous evaluation of the property, we performed several additional deeper test pit explorations throughout the property that extended up to 10.0 feet below the existing ground surface. All of our test pits performed within the site encountered and were terminated within native glacial recessional out wash soils consisting of fine to medium sand with gravel and silt. Test Pit I and Infiltration Pit I located immediately north of the proposed infiltration area were located at a ground surface elevation of 298 feet. Test Pit I extended down to 10.0 feet below the existing ground surface (approximate elevation of 288 feet) and encountered native glacial recessional outwash soils to the depth explored. Our on-site infiltration test performed within Infiltration Pit 1 was conducted in the native recessional outwash soils at a depth of 2.0 feet below the existing ground surface (approximate elevation of 296 feet). After the infiltration testing was concluded in Infiltration Pit I, this pit was further excavated an additional six feet (approximate elevation of 290 feet) and encountered the same granular native recessional outwash soils to the depth explored. Based on this, it is our opinion that the proposed infiltration trench located at an elevation of 293 feet should encounter native glacial recessional outwash soils similar to the soils that we conducted our on-site infiltration testing into, and these soils appear to extend at least five feet below the proposed infiltration facility. It is also our opinion, that the recommended long-term design infiltration rate of 7.35 inches per hour should be valid at the planned infiltration trench depth. We recommend that we be retained during construction to verify the soils exposed in the entire infiltration area are similar to the soils encountered during our explorations. NELSON GEOTECHNICAL ASSOCIATES, INC. Aberdeen Avenue S Plat Supplemental Memorandum NGA File 'fo. 971516 February 10, 2017 Page 3 1824 Aberdeen A venue Renton, Washington CLOSURE We trust this memorandum should satisfy your needs at this time. Please contact us if you have any questions or require additional services. 0-0-0 NELSON GEO TECHNICAL ASSOC/A TES, INC. DEPARTMENT OF COMMlJNITY AND ECONOMIC DEVELOPMENT -------Renton 0 A. ADMINISTRATIVE REPORT & DECISION DECISION: REPORT DATE: Project Name: Owner/Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Area: 0APPROVED ~ APPROVED SUBJECT TO CONDITIONS D DENIED April 24, 2017 Aberdeen Ave Short Plat PMP Investors LLC, 8638 138'h Pl. SE, Newcastle, WA 98059 Carmel Gregory, CG Engineering, 250 4th Ave S., Ste 200, Edmonds, WA 98020 LUA16-000967, SHPL-A, MOD Alex Morganroth, Associate Planner The applicant is requesting approval of a 2-lot short plat. The site is 16,161 square feet (0.37 acres) and is located at 1824 Aberdeen Ave NE (APN 3343901606). The project site is located within the Residential-8 (R-8) zone and would be for the future development of two single-family homes. The proposed lots include a 5,677 square foot lot (Lot 1) and a 7,903 square foot lot (Lot 2) with a net density of 6.5 du/ac. Tract A is proposed as a 2,581 square foot driveway to be used for access. The property is bordered to the west by Aberdeen Ave NE, and to the east, north, and south by single family residential lots. All existing structures on the site will be removed to accommodate the proposed lot division. Access to both lots will be provided via the 20 foot wide shared driveway tract accessed off of Aberdeen Ave NE. The applicant is proposing to retain the two existing onsite trees. The native soils consist primarily of Indianola Loamy Sand. A Wellhead Protection Area Zone 2 was mapped on the subject property. The applicant has submitted a Geotechnical Engineering Study and a Preliminary Technical Information Report with the application. 1824 Aberdeen Avenue NE, Renton, WA 98057 (APN 334390106) 16,128 square feet (0.37 acres) Project Location Map r:LE c::·/ Admin Short Plat Report City of Renton Department of Com, .. unity & Economic Development ABERDEEN AVE SHORT PLAT Administrative Report & Decision LUA16-000967, SHPL-A April 24, 2017 Page 2 of 21 I 8. EXHIBITS: Exhibit 1: Staff Report Exhibit 2: Short Plat Plan (Sheets 1, 2, & 3) Exhibit 3: Neighborhood Detail Map Exhibit 4: Erosion Control/ Grading and Drainage/ Utility Plan (Sheets C.1, C3.1, & C4.1) Exhibit 5: Conceptual Landscape Plan (Sheet Ll.O) Exhibit 6: Preliminary Geotechnical Report prepared by Nelson Geotechnical Associates, Inc (dated October 17, 2016) Exhibit 7: Preliminary Technical Information Report prepared by CG Engineering, Inc. (dated February 16, 2017) Exhibit 8: Construction Mitigation Description Exhibit 9: Modification of Street Standards Request Exhibit 10: Modification of Shared Driveway Standards Request Exhibit 11: Cl-97 Shared Driveway Landscape Standards Exhibit 12: Advisory Notes to Applicant Exhibit 13: Renton Fire Authority Email in Support of Variance I C. GENERAL INFORMATION: 1. Owner(s) of Record: PMP Investors LLC, 8638 138'" Pl, Newcastle, WA 98059 2. Zoning Classification: Residential-8 (R-8) 3. Comprehensive Plan Land Use Residential Medium Density (RMD) Designation: 4. Existing Site Use: S. Critical Areas: Single Family Residence Wellhead Protection Area Zone 2 6. Neighborhood Characteristics: a. North: Single Family Residential, R-8 b. West: Single Family Residential, R-8 c. South: Single Family Residential, R-8 d. East: Single Family Residential, R-8 7. Site Area: 0.37 acres I 0. HISTORICAL/BACKGROUND: Action Comprehensive Plan Zoning Land Use File No. N/A N/A Ordinance No. 5758 5758 Administrative Short Plat Report 16-000967-Aberdeen Ave Short Plat 06/22/2015 06/22/2015 City of Renton Department of Com· ity & Economic Development ABERDEEN AVE SHORT PLAT April 24, 2017 Gebenini Annexation A-003-60 1822 I E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by the City of Renton. b. Sewer: Wastewater service is provided by the City of Renton. Administrative Report & Decision LUA16-000967, SHPL-A Page 3 of 21 03/31/1960 c. Surface/Storm Water: Runoff from the site sheet flows from east to west at an average of four percent towards Aberdeen Avenue NE, where it flows north along the roadway edge and eventually enters an existing 18-inch storm drainage within Aberdeen Avenue NE. 2. Streets: The proposed development fronts Aberdeen Ave NE to the east, which is classified as a Collector Arterial Street with an existing right of way (ROW) width of 60 feet as measured using the King County Assessor's Map. There are no existing frontage improvements along the street frontage of Aberdeen Ave NE. 3. Fire Protection: Renton Regional Fire Authority. 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 4-2-110: Residential Development Standards d. Section 4-2-115: Residential Design and Open Space Standards 2. Chapter 4 City-Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 7 Subdivision Regulations a. Section 4-7-070: Detailed Procedures for Short Subdivision 5. Chapter 9 Permits-Specific a. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PIAN: 1. Land Use Element I H. FINDINGS OF FACT {FOF}: 1. The Planning Division of the City of Renton accepted the above master application for review on December 23, 2016 and determined the application complete on January 6, 2017. The project was put on hold February 2, 2017 and taken off hold on February 28, 2017. The project complies with the 120- day review period. 2. The project site is located at 1824 Aberdeen Ave NE, Renton, WA 98059 (APN 3343901606), between NE 20th St and NE 18th Pl (Exhibits 2 and 3). Administrative Short Plat Report 16-000967-Aberdeen Ave Short Plat City of Renton Department of Com ABERDEEN AVE SHORT PLAT ·ty & Economic Development \dministrative Report & Decision LUA16-000967, SHPL-A April 24, 2017 Page 4 of 21 3. The project site contains a 1,140 square foot single family home, a 722 square foot detached garage, and a 739 square foot shop structure (Exhibit 2), which are proposed to be removed. 4. Access to the site would be provided from Aberdeen Ave NE via a shared driveway tract used to access both new lots. No right-of-way dedication would be dedicated along Aberdeen Ave NE (Exhibits 2 and 9). 5. The property is located within the Residential Medium Density (RLD) Comprehensive Plan land use designation. 6. The site is located within the Residential-8 (R-8) zoning classification. 7. There are two (2) significant tree located within the proposed development area that are proposed to be retained as part of the short plat (Exhibit 5). 8. There is a Wellhead Protection Area Zone 2 mapped on the subject property. 9. The project is estimated to require about 135 cubic yards of cut and fill. 10. No public or agency comments were received. 11. 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 12). 12. 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 provide transition to the rural area, and to provide for larger lot housing to allow for a range of lifestyles. The proposal is compliant with the following Comprehensive Plan land use policies if fill conditions of approval are met: Compliance Comprehensive Plan Analysis ,r Policy l-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing. Goal L-1: Utilize multiple strategies to accommodate residential growth, including: • Development of new single-family neighborhoods on large tracts of land outside ,r the City Center, • Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. ,r Goal l-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ,r Goal l-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. ,r Policy l-49: Address privacy and quality of life for existing residents by considering scale and context in infill project design. 13. Zoning Development Standard Compliance: The site is classified Residential-8 (R-8) on the City's Zoning Map. The R-8 designation is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. The proposal is compliant with the following development standards if all conditions of approval are met: Administrative Short Plat Report 16-000967 -Aberdeen Ave Short Plat City of Renton Department of Com ABERDEEN AVE SHORT PLAT 'ty & Economic Development ldministrotive Report & Decision LUA16-000967, SHPL-A April 24, 2017 Page 5 of 21 Compliance R-8 Zone Development Standards and Analysis Density: The minimum density required in the R-8 zone is 4.0 dwelling units per acre. The maximum density permitted is 8.0 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. Calculations for minimum or maximum density which result in a fraction that is 0.50 ,/ or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Staff Comment: Based on a net density of 13,580 square feet {16,161 sf gross density -2,581 sf driveway tract), the proposal far 2 residential lots on the project site would result in a net density of 6.42 dwelling units per acre (2 lots I 0.312 acres = du/ac), which meets the minimum and maximum density requirements of the R-8 zone. Lot Dimensions: The minimum lot size permitted in the R-8 zone is 5,000 sq. ft. A minimum lot width of 50 feet is required (80 feet for corner lots) and a minimum lot depth of 80 feet is required. The following table identifies the proposed approximate dimensions for Lots 1-2. Proposed Lot Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet) Lot 1 5,677 44.01 129.03 Lot 2 7,903 64.14 123.49 ,/ Tract A 2,581 20.00 129.03 Staff Comment: According to RMC 4-2-110D.31, in order to meet the variation requirements of RMC 4-2-115, lot dimensions and setbacks are allowed to be decreased and/or increased, provided that when averaged the applicable lot standards of the zone ore met. The overage width of Lot 1 and Lot 2 is 54.01 feet {44.01 feet/64.0lfeet). Therefore, the proposed lots would comply with the minimum lot size, width, and depth requirements of the R-8 zone (Exhibit 2). Tract A is a joint use access and utility tract located along the south property line that measures 20 feet wide, and is required to comply with the shored driveway standards .. Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 20 feet, side yard is 5 feet, side yard along the street 15 feet, and the rear yard is 20 feet. Staff Comment: If retained, the existing residence and garage on proposed Lot 1 and the existing shop on Lot 2 would not comply with Residentiol-8 (R-8} setback Compliant if requirements. Therefore, staff recommends as a condition of approval that the conditions of applicant obtain a demolition permit and complete a final inspection fram the City for approval are the removal of the residence, garage, and shop located on Lots 1 and 2 in order to met camply with Residential-8 (R-8} setbacks of the zone prior to final plat approval. The new residential lots appear to contain adequate area to accommodate all the required setback areas and provide a sufficient sized building footprint. Compliance with building setback requirements for the residences proposed to be constructed on Lot 1 and Lot 2 would be verified at the time of building permit review. Compliance Building Standards: The R-8 zone has a maximum building coverage of 50% and a not yet maximum impervious surface coverage of 65%. In the R-8 zone, a maximum building demonstrated 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 Administrative Short Plat Report 16-000967-Aberdeen Ave Short Plat City of Renton Department of Com ABERDEEN AVE SHORT PIAT "ty & Economic Development !dministrative Report & Decision LUA16-000967, SHPL-A April 24, 2017 Compliant if conditions of approval are met Page 6 of 21 maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. The topmost surface of roofs pitched less than 4:12, and rooftop decks shall be below the maximum wall plate height unless such surfaces are stepped back one-and-a-half (1.5} horizontal feet from each minimum building setback line for each one vertical foot above the maximum wall plate height, in which case they may extend up to six (6) vertical feet above the maximum wall plate height. Railings located above the maximum wall plate height and not stepped back shall be at least fifty percent (50%} transparent. 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. 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 (2) trees are to be located in the front yard prior to final inspection for the new Single Family Residence. In addition, Cl-97 requires the installation of an eight (8) foot wide landscaping area between the driveway tract and the adjacent property (Exhibit 11). The landscape plan does not show the required landscape area within the tract and staff has requested the applicant install a reduced, four (4) foot wide landscape area (FOF 20}. Staff Comment: A Conceptual Landscape Plan, prepared by Origin Design Group (Exhibit SJ, was submitted with the short plat application materials. A partial 10-foat onsite landscape strip is proposed along the street frontage af Aberdeen Ave NE. A Plant Schedule was included on the Landscape Plan, the fallowing trees and plants are proposed within the onsite landscape strip: Flowering Chanticleer Pear, Gulf Stream Heavenly Bamboo, Otto Luyken Laurel, Goldf/ame Spirea, and Dwarf Japanese Holly. The Landscape Plan does not show the landscaping in the ROW area as required by code. The landscape plan does not show the required landscape area within the tract and staff has requested the applicant install a reduced, four (4) foot wide landscape area (FOF 20). In addition, two (2) trees are required to be located in the front yard of Lot 2 as it does not a public street frontage. Therefore, Staff recommends, as a condition of approval, that the applicant submit a final detailed landscape plan that complies with RMC 4-8-120D.12 at the time of utility construction permit application to the current planning project manager far review and approval. The applicant would be required ta record a note an the face of the plat that executes a shared maintenance agreement for equal ownership and maintenance responsibilities for improvements in Tract A. A draft version af a shared maintenance Administrative Short Plat Report 16-000967-Aberdeen Ave Short Plat City of Renton Department of Com ABERDEEN AVE SHORT PIA T ty & Economic Development ldministrative Report & Decision LUA16-{)00967, SHPL-A April 24, 2017 Page 7 of 21 agreement shall be submitted for review and approval by the current planning project manager prior to short plat recording. If the applicant creates a home owners association for ownership and maintenance responsibilities for improvements in Troct A, then HOA documents shall be submitted for review and approval by the current planning project manager and the City Attorney prior to short plat recording. The applicant would be required to record a note on the face of the plat that executes a shared maintenance agreement for equal ownership and maintenance responsibilities for improvements in Tract A. A draft version of a shared maintenance agreement shall be submitted for review and approval by the current planning project manager prior to short plat recording. 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 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. 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 trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F.l, Street Frontage Landscaping Required, or a combination. Staff Comment: A conceptual Landscape Plan (Exhibit 5) was submitted with the project application materials. According to the Plan, two significant conifer trees are proposed to be retained onsite. No other significant trees were located onsite. As a result, the applicant is proposing to retain 100 percent of the significant trees, thereby, meeting the minimum tree retention requirements of the R-8 zone. In addition, to complying with the minimum tree retention requirements, the applicant is required to retain or plant two (2) significant trees, or gross equivalent caliper inches, per 5,000 square feet af lat area. The conceptual Landscape Plan demonstrates compliance with minimum tree retention requirements by retaining 100 percent of significant trees on-site. However, the conceptual Landscape Plat does not demonstrate compliance with minimum tree density requirements of the zone based an the proposed size af Lot 1. Staff recommends, as a condition of approval, that the applicant submit a final detailed landscape plan showing two (2) additional trees on Lot 1 in order to meet the minimum tree density requirement of four (4) trees. The gross equivalent caliper inches of retained trees on Lot 2 meets the tree density requirement for the lot. Onsite landscaping shall be installed prior to final occupancy for the individual homes and landscaping within the right-of-way shall be installed prior to short plat recording. Administrative Short Plot Report 16-000967-Aberdeen Ave Short Plat City of Renton Department of Com ABERDEEN AVE SHORT PLAT "ty & Economic Development \dministrative Report & Decision LUA16-000967, SHPL-A April 24, 2017 Compliant if condition of approval is met Page 8 of 21 Parking: Parking regulations require that a minimum of two (2) 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 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. Stoff Comment: Each lot contains adequate area far the provision a/ two parking spaces per dwelling unit, as required by RMC 4-4-80 required parking spaces. The slope of the proposed driveway tract that will serve bath Lat 1 and Lot 2 was identified as 2%. Parking requirements and driveway grades far each a/ the new residences proposed would be verified at the time a/ building permit review. The applicant is proposing ta retain the existing driveway approach an the property, which is located along the south property line. The width a/ the future paved driveway ta be located in the tract was not indicated in the application materials, but may not exceed 16 feet at the property line. 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: Na new fences or retaining walls are proposed an the site. Two existing retaining walls will remain an proposed Lat 1, including one along the south property line and one along the west property line. Both retaining walls are under four {4} feet in height and therefore are in compliance with the code. The chain/ink fence located an the north side of the proposed lots is four feet tall and therefore is in compliance with code. The application materials did not indicate the height of the existing wood fence along the southern property line of proposed Lot 2. The fence may not exceed four (4) feet in the /rant yard setback area a/ proposed Lat 2. 14. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R- 8 zone. The Standards implement policies established in the Land Use Element of the Comprehensive 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: N/A Lot Configuration: N/A 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 Compliance (8'), or not yet 2. Located so that the roof extends at least five feet (5') (not including eaves) demonstrated beyond the front of the garage for at least the width of the garage plus the porch/stoop area, or 3. Alley accessed, or Administrative Short Plat Report 16-000967-Aberdeen Ave Short Plat City of Renton Department of Com ABERDEEN AVE SHORT PLAT ity & Economic Development Administrative Report & Decision WA16-000967, SHPL-A April 24, 2017 Page 9 of 21 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: l. 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 Compliance (12") above grade. not yet Exception: in cases where accessibility (ADA) is a priority, an accessible route may be demonstrated taken from a front driveway. Staff Comment: Compliance for this standard would be verified at the time of building permit review. It should be noted that the Primary Entry of the future new home on lot 1 is required to be oriented towards Aberdeen Ave NE, with the garage oriented towards the shared driveway tract. Fa~ade Modulation: One of the following is required: l. An offset of at least one story that is at least ten feet (10') wide and two feet Compliance (2') in depth on fa~ades visible from the street, or not yet 2. At least two feet (2') offset of second-story from first-story on one street demonstrated facing fa~ade. Staff Comment: Compliance for this standard would be verified at the time af building permit review. Compliance Windows and Doors: Windows and doors shall constitute twenty-five percent (25%) not yet of all fa~ades facing street frontage or public spaces. demonstrated Staff Comment: Compliance for this standard would be verified at the time af building permit review. N/A Scale, Bulk, and Character: N/A Roofs: One of the following is required for all development: l. 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 af building permit review. Compliance Eaves: Both of the following are required: not yet demonstrated Administrative Short Plat Report 16-000967-Aberdeen Ave Short Plat City of Renton Department of Com ABERDEEN AVE SHORT PLAT "ty & Economic Development ldministrative Report & Decision LUA16-000967, SHPL-A April 24, 2017 Page 10 of 21 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 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 Y,") 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 W) minimum trim details all windows, and three and one half inches (3 W) minimum trim details all doors. Staff Comment: Compliance far 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: 1. A minimum of two (2) colors is used on the home (body with different color Compliance trim is acceptable), or not yet 2. A minimum of two (2) differing siding materials (horizontal siding and demonstrated 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"). Staff Comment: Compliance for this standard would be verified at the time of building permit review. 15. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). Based on City of Renton Critical Areas Maps, the site is located within the Wellhead Protection Area (Zone 2). According to the submitted geotechnical report, geological hazardous areas are not present on the subject site. The proposal is consistent with the Critical Areas Regulations. Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A SO-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: City Records da nat indicate the presence of any geological hazardous areas on the project site. A geotechnical report prepared by Nelson Geotechnical Associates, Inc (dated October 17, 2016} was submitted with the project application. The site tapogrophy descends relatively gently from the east to the west with on Administrative Short Plat Report 16-000967-Aberdeen Ave Short Plat City of Renton Department of Com ABERDEEN AVE SHORT PLAT "ty & Economic Development ldministrative Report & Decision LUA16-000967, SHPL-A April 24, 2017 Page 11 of 21 estimated tatal elevation change of approximately ten (10) feet across the site. The steepest slope identified by the applicant was approximately 15 percent. The applicant indicates that the estimated quantities for structural fill onsite would be approximately 5 cubic yards of cut and 130 cubic yards of fill. This grading would be required for the construction of the 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 spa// construction entrance in accordance with City of Renton requirements. On October 4, 2016, a total of four test pits and two infiltration test pits were excavated ta depths ranging /ram 3 to 10 feet across the project site with a mini trackhoe. Grass and surficial topsoil was encountered within the upper 1.5 feet, on top of medium dense sand and fine to medium sand with gravel to a depth af approximately 8 to 9.5 feet below the existing ground surface. Groundwater seepage was not encountered in any of the test pits. Staff recommends as a condition of approval that the applicant comply with the recommendations included in the Geotechnical Engineering Study. Wellhead Protection Area: City Records indicate that the project site is located entirely within a Wellhead Protection Area Zone (Zone 2}. All proposals for new facilities within any zone af an aquifer protection area must be reviewed for compliance with this RMC 4-3-050 prior to issuance of any development permits for uses in which hazardous materials are stared, handled, treated, used or produced ar which increase the quantity af hazardaus materials stored, handled, treated, used, or produced. All fill material regarding quality of fill and fill material source statement requirements, within aquifer protectian areas, are required per RMC 4-3-050G.8.i. 16. Compliance with Subdivision Regulations: RMC 4-7 provides review criteria for subdivisions. The proposal is consistent with the following subdivision regulations if all conditions of approval are complied with: Compliance Subdivision Regulations and Analysis 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 Compliant double loaded garage driveways shall not exceed sixteen feet (16'). if Staff Comment: Along the south property line, the applicant is proposing a 20-ft wide by conditions 120.036 ft long (2,187 sf) shared driveway tract with a 20-foot wide paved driveway to of approval served Lots 1 and 2 from Aberdeen Ave NE. RMC 4-6-0601.1 expressly provides as follows: are met When Permitted: Shared driveways may be allowed far access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50} linear feet of property. As proposed, Lot 1 has ROW frontage of 44.01 feet along Aberdeen Ave NE and therefore does not meet the first condition in the Shared Driveway Standards as outlined in RMC 4-6-0601. In addition, the proposed driveway tract does not include an 8-foot landscaped area along the property line with Administrative Short Plat Report 16-000967-Aberdeen Ave Short Plat City of Renton Department of Com ABERDEEN AVE SHORT PLAT "ty & Economic Development ~dministrative Report & Decision LUA16-000967, SHPL-A April 24, 2017 N/A Compliant if condition of approval is met Page 12 of 21 the adjacent neighbor, as required by Cl-97 Shared Driveway Landscape Requirements. The applicant submitted a Modification request in order to ollaw for a reduction in the required ROW frontage of Lot 1 and the removal of the landscaped area. The modification is supported by staff, if certain conditions ore met (FOF 19). Furthermore, under RMC 4- 6-0601.1.d When Permitted: The shared driveway would not adversely affect future circulation to neighboring properties. The proposed shared driveway would be located in the same location as the existing driveway. Therefore, Staff has determined that the new shared driveway will not change the impact on circulation in the neighborhood. The project includes 64.01 feet of frontage along Aberdeen Ave NE. Half-street frontage improvements required along the Aberdeen Ave NE includes, but is not limited maintenance of the existing roadway and installation of 0.5 foot curb and gutter, 8-foot planting strip, 5-foot sidewalk. The applicant has proposed paying a fee-in-lieu of completing half-street frontage improvements along Aberdeen Ave NE. Driveways shall be designed in accordance with Modified City Standard Plans 104.3 (RMC 4-4-080). In order to meet the definition of a shared driveway and to ensure that additional curb cuts are not need, staff recommends as a condition of the approval that Lot 1 take access from the shared driveway tract and record the condition on the face of plat. Blocks: Blocks shall be deep enough to allow two tiers of lots. Staff Comment: No blocks are proposed. 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-8 zone and allow for reasonable infill of developable land. All of the proposed lots meet the requirements for minimum lot size, depth, and width. Staff Comment: As discussed above under FOF 13 all lots meet the minimum lot dimensional requirements in the R-8 zone ofter applying lot dimension averaging as allowed by RMC 4-2-llOD.31. The proposed lots are rectangular in shape. The orientations of the lots have their front yards facing east towards Aberdeen Ave NE. The proposed single-family residences would access to Aberdeen Ave NE via the paved shared driveway. The building design of the new residence 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: The proposed project provides access to Aberdeen Ave NE (a Collector Arterial Street) and Tract A (shared driveway). Existing right-of-way (ROW) width is approximately 60 feet. To meet the City's complete street standards for Collector Arterial Streets, a minimum right of way width of 83 feet is required. Dedication of 11.5 feet of right of way would be required along the project frontage. A street modification request dated February 23, 2017 was received by the applicant. The modification requests to maintain the existing paved roadway width and install a 0.5' curb, 8' planter, 5' sidewalk, and 0.5' clear at the back of sidewalk along the project's Aberdeen Avenue NE frontage. Right of way width along the frontage would remain the same. The street modification has been reviewed by City staff and is recommended for approval. Please see the Street Modification Criteria and Analysis in FOF 18 for a complete summary of the request, staff analysis, and staff recommendation. As part of a modification request submitted by the applicant, City Development Engineering staff is in support of a fee-in-lieu of construction of the frontage Administrative Short Plat Report 16-000967-Aberdeen Ave Short Plat City of Renton Department of Com ABERDEEN AVE SHORT PLAT ity & Economic Development Administrative Report & Decision WA16-000967, SHPL-A April 24, 2017 Page 13 of 21 improvements os there are no existing frontage improvements in the project vicinity. The fee-in-lieu would be assessed at $101.00 per linear foot of frontage and would be collected at the time of construction permit application. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rote of transportation impact fee is $5,430.00 per new single family house. Fees are subject to change. The transportation impact fee that is current at the time of building permit application would be levied. Relationship to Existing Uses: The proposed project is compatible with existing surrounding uses. Staff Comment: The proposed short plat is surrounded by existing detached single family residences to the east, west, north and south of the site. In addition, R-8 zoning is also ,/ located on Aberdeen Ave NE between SR 900 and NE 28th St (a distance of approximately one (1) mile). The proposal would be compatible with the existing uses. The proposed lots are similar in size and shape to the existing surrounding development pattern in the area and would be consistent with the Comprehensive Plan and Zoning Code, which encourages residential infill development in the Residential Medium Density and R-8 Zoning designations. 17. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis 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. Current fire impact fees are applicable at the rate of $718.56 per single family unit. This fee is paid at time of building permit issuance. Fees are subject to change. The fire impact fee that is current at the time of building permit application would be levied. Schools: It is anticipated that the Renton School District can accommodate any additional students generated by this proposal at the following schools: Kennydale Elementary School (0.8 miles from the subject site, school bus transportation provided), McKnight Middle School (0.5 miles from the subject site and within walk distance of school; no school bus transportation provided), and Hazen High School (2.7 miles from the subject site; school bus transportation provided). RCW 58.17.110(2) provides that no subdivision be approved without making a written finding of adequate provision made for safe walking conditions for students who walk to ,/ and from school. While the middle school is designated to be located within a close enough proximity of the subject site, future students to the elementary school and high school would be transported to school via bus. According to the online Renton School District bus routes WebQuery, the bus stop is located at the intersection of NE 18th St and Aberdeen Ave NE. A wide shoulder exists along both sides of Aberdeen Ave NE to the elementary and high school bus stop (no sidewalks along Aberdeen Ave NE). Wide shoulders and a patchwork of 5-foot wide sidewalks are located between the site and McKnight Middle School at 1200 Edmonds Ave NE. The safest route to the middle school is south along Aberdeen Ave NE to NE 16th St, east on NE 16th St to Edmonds Ave NE, south on Edmonds Ave NE to McKnight Middle School. The identified routes provide a Administrative Short Plat Report 16-000967-Aberdeen Ave Short Plat City of Renton Department of Com ABERDEEN AVE SHORT PLAT ity & Economic Development ~dministrative Report & Decision LUA16-C00967, SHPL·A April 24, 2017 ,r Compliant if condition a/approval is met Page 14 of 21 safe walking route from the proposed subdivision to the bus stop or the respective schools. A School Impact Fee would be collected on behalf of the Renton School District for the new residence at the time of building permit issuance. The current Renton School District fee for new single family dwelling is $6,432.00 per unit. Parks: Although there would be no significant impacts to the City of Renton Park System anticipated from the proposed project, a Park Impact Fee is required of all new residential development. The current Park Impact Fee is $2,740.07 per new residence and is payable at the time of building permit issuance. Fees are subject to change. The park impact fee that is current at the time of building permit application would be levied. Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Preliminary Technical Information Report {TIR), dated February 16, 2017, was prepared and submitted with the short plat application by CG Engineering. (Exhibit 7). Based on the City of Rentan's flow contra/ map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the May Creek Drainage Basin. No downstream flooding or erosion issues were identified in the TIR. The development is subject to Direct Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine {9) core requirements and the six special requirements are addressed in the TIR. a. Per the TIR, the project is exempt from Care Requirement #3: Flow Control Facilities, because there is less than a 0.15 cfs increase in the difference of the developed 100-year peak flows and the sum of the historical (forested) 100-year peok flows. b. The project is proposing an infiltration trench under the shared driveway tract to comply with Core Requirement #9: On-Site BMPs. The trench has been sized to fully infiltrate all roof runoff from Lots 1 and 2 and all runoff from the shared driveway tract. This meets the requirements for Core Requirement #9. The trench has an overflow that connects ta the public storm drainage system in Aberdeen Avenue NE. c. The project is exempt from Core Requirement #8: Water Quality Facilities, because less than 5,000 square feet of new plus replaced pollution generating impervious surface (PGIS) is proposed. However, the project is proposing a Con tech Stormfilter system to treat the PGIS that will be infiltrated from the shared driveway tract before infiltration into the soil. This meets the requirements found in Section 5.2.1 -General Requirements for Infiltration Facilities, Groundwater Protection. A geotechnical report, dated October 17, 2016, completed by Nelson Geotechnical Associates, Inc. for the site has been provided. The submitted report describes the site is a Low Erosion Hazard area. Erosion control measures will need to be in place prior to starting grading activities on the site. In-situ infiltration testing was completed at two test pits, which returned an infiltration rate of 61 inches per hour and a design infiltration rate of 7.35 inches per hour. Geotechnical recommendations presented need to be addressed within the project construction plans. Section 5.2.1 of the RSWDM requires that infiltration tests be performed at the elevation of the bottom of the proposed infiltration facility. The original report stated that the infiltration tests were performed at approximately two feet below the existing grade (approximately 296 feet) which is several feet above the bottom of the proposed facility. A supplemental geotechnical memorandum dated February 10, 2017 Administrative Short Plat Report 16-000967-Aberdeen Ave Short Plat City of Renton Department of Com ABERDEEN AVE SHORT PIA T 'ty & Economic Development \dministrative Report & Decision LUA16-000967, SHPL-A April 24, 2017 Page 15 of 21 completed by Nelson Geotechnicol Associates, Inc. was provided. The memorandum states that several deeper test pit exp/orations up to 10' below the ground surface were completed throughout the property. All test pits performed within the site encountered ond were terminated within native glacial recessional outwash soils consisting of fine to medium sand with gravel and silt. Test Pit 1 and Infiltration Pit 1 were located immediately north of the proposed infiltration facility. Test Pit 1 terminated at an elevation of approximately 288 feet which is approximately 5 feet below the bottom of the proposed facility and Infiltration Pit 1 terminated at approximately 290 feet which is approximately 3 feet below the bottom of the proposed facility. Though infiltration testing was completed at an approximate elevation of 296 feet, the soils encountered did not change at deeper depths and the memo concludes that the recommended long- term design infiltration rate provided is valid at the bottom of the trench (elevation of 293feet). A surface water development fee (SOC) of $1,608.00 per new single family residence would apply. The project proposes two new residences, with credit provided for existing residence proposed for removal. Therefore, the estimated total fee is $1,608.00. Fees are subject to change. This is subject to final design and payable at construction permit issuance. Water: Water service is provided by the City of Renton. The site is in the Highlands service area in the 435 hydraulic pressure zone. There is an existing 16-inch City water main located in Aberdeen Ave NE (Water plan no. WTR2702825) that can deliver a maximum total flow capacity of 4,200 gallons per minute (gpm). The approximate static water pressure is 59 psi at the elevation of 298 feet. The site is located within Zone 2 of an Aquifer Protection Area. There is an existing% inch water service serving the existing home on Lot 1 that may be reused. The water service line shall be capped at the meter as part of the demolition of the existing home. The project proposes one 1-inch water service line and meter to Lot 2, while maintaining the existing % inch meter to Lot 1 (Exhibit 7). A private utilities easement shall be provided where the service line is located in the shared driveway tract. ,/" The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. The 2017 water system development charge (SDC) for each proposed% inch or 1-inch domestic water service is $3,486.00 per meter. The total SDC fee due is $3,486.00 and is due at construction permit issuance. Water service installation charges for each proposed 1-inch water service is $2,850.00 per meter. This is payable at construction permit issuance. The 2017 drop-in meter fee is $400.00 for a% inch meter or $460.00 for a 1-inch meter. This fee is payable at building permit issuance. The fire flow requirement is 1,000 gallons per minute (gpm) for a home up to 3,600 square feet, or 1,500 gpm for a home exceeding 3,600 square feet. A minimum of one fire hydrant is required within 300 feet of the proposed homes and two fire hydrants are required if required fire flow goes up to 1,500 gpm. Adequate fire flow is provided by the main in Aberdeen Avenue NE. The existing fire hydrant located at 1816 Aberdeen Avenue NE can be counted towards the requirement for one primary hydrant. Sanitary Sewer: Wastewater service is provided by the City of Renton. There is an ,/" existing 8-inch concrete gravity wastewater main located in Aberdeen Ave NE (see City plan no. WWP2702825). There is an existing PVC side sewer serving the existing home on Lot 1. Administrative Short Plot Report 16-000967-Aberdeen Ave Short Plat City of Renton Department of Com, ABERDEEN AVE SHORT PIA T ty & Economic Development idministrative Report & Decision LUA16-000967, SHPL-A April 24, 2017 Page 16 of 21 The project proposes one new 6-inch PVC sewer service line connection to serve Lot 2 while maintaining the existing PVC sewer line to serve Lot 1. The sewer service line shall be capped at the property line as part of the demolition of the existing home and may be reused to serve Lot 1 when future development occurs on the lot. The development is subject to applicable wastewater SDC based on the size of the new domestic water to serve the project. The 2017 SDC fee for a% inch or 1-inch meter is $2,540.00 per meter. These charges are payable at the time of construction permit issuance. The development is located in the West Kennydale and Aberdeen Ave NE Special Assessment Districts (SADs). The SAD fee for the West Kennydale SAD is $1,050.00 for each additional lot. The Aberdeen Avenue NE SAD does not require any additional connection fees. The total SAD fees due are $1,050.00. SAD fees are due at construction permit issuance. 18. Street Modification Analysis: The applicant is requesting an Administrative Modification from RMC 4-6-060F.2, Minimum Design Standards for Public Streets and Alleys, to maintain the existing street section and ROW width along the site's Aberdeen Ave. The requested modification would remove the requirements for approximately 11.5 feet of dedication along the street frontage, 0.5 foot curb, 8 foot planter strip,8 foot sidewalk, and 5 foot bike lanes. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250D, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification as noted below: RMC 4-9-060B.9, permits a fee-in-lieu of required street improvements for a short plat development can be considered if the standards of this section are met. City staff is in support of a fee-in-lieu for the Aberdeen Avenue NE frontage. The current fee-in-lieu is $101.00 per linear foot of frontage. Per the King County Assessor's Map, the site's Aberdeen Avenue NE frontage is 64 linear feet. Thus the fee-in-lieu amount would be $6,464.00 ($101.00 / LF x 64 LF). Compliance Street Modification Criteria and Analysis a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Stoff. Comment: ., The Community Design Element has applicable policies listed under a section labeled Promoting a Safe, Healthy, and Attractive Community. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies are to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments. The requested street modification is consistent with both the land Use Element and the Community Design Element policies. b. Will meet the objectives and safety, function, appearance, environmental ., protection, and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff. Comment: Administrative Short Plat Report 16-000967-Aberdeen Ave Short Plat City of Renton Department of Com ABERDEEN AVE SHORT PLAT ·ty & Economic Development ldministrative Report & Decision LU Al 6-000967, SHPL-A April 24, 2017 Page 17of21 The City's Public Works Transportation section and Economic Development section have reviewed Aberdeen Avenue NE and the surrounding area and have determined that a modified collector arterial street section is more suitable for the portion of Aberdeen Avenue NE adjacent to the site. The determination was based on the fact that the roadway is directly adjacent to single family residences and there is insufficient space between the existing right of way and existing homes to expand the roadway section to meet the neighborhood collector arterial standards. c. Will not be injurious to other property(ies) in the vicinity. ,/ Staff Comment: There are no identified adverse impacts to other properties from the requested modification. d. ,/ Conforms to the intent and purpose of the Code. Staff. Comment: See comments under criterion 'b'. e. Can be shown to be justified and required for the use and situation intended; and ,/ Staff Comment: See comments under criterion 'b'. f. Will not create adverse impacts to other property(ies) in the vicinity. ,/ Staff Comment: See comments under criterion 'c'. 19. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060.J.l(a) Shared Driveway Standards in order to allow the width of the lot abutting the public right of way (Lot 1) to be less than 50 linear feet. Due to site constraints and the required 20 foot wide driveway tract, the applicant is proposing a frontage width of 44 linear feet. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance ModHlcatlon Criteria and Analysis a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the ,/ proposed modification is the minimum adjustment necessary to implement these policies and objectives. Sta[[ Comment: See FOF 16, Comprehensive Plan Analysis. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff. Comment: The applicant contends the modification will not negatively impact the safety, function, appearance, environmental protection and maintainability of the ,/ project. The reduced width of the frontage would still allow for the efficient siting of a single-family home, and the driveway tract will accommodate required traffic on the site, including emergency vehicle access. Staff concurs the proposed modification would meet the objectives of function and safety intended by the code requirements, as the reduction in the frontage width of Lot 1 will still allow for enough room to construct a single-family home. In addition, the driveway tract will be located in the same location as the existing driveway and will not require a Administrative Short Plat Report 16-000967 -Aberdeen Ave Short Plat City of Renton Department of Com, ABERDEEN AVE SHORT PLAT y & Economic Development dministrative Report & Decision LUA16-000967, SHPL-A April 24, 2017 Page 18 of 21 new curb cut. The safety of pedestrian and vehicular traffic will not be negatively impacted by the reduction of frontage width, as the ingress and egress location will not change from the current condition. c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The six (6) foot reduction in the minimum frontage will not negatively ,/ impact surrounding properties. The frontage width reduction will be nearly imperceptible to neighboring property owners, as the new driveway tract will be located in the same area as the existing driveway and will not significantly decrease the buildable area of proposed Lot 1. d. Conforms to the intent and purpose of the Code. ,/ Stat[_ Comment: See comments under criterion 'b'. e. Can be shown to be justified and required for the use and situation intended; and ,/ Stat[_ Comment: See comments under criterion 'b'. f. Will not create adverse impacts to other property(ies) in the vicinity. ,/ Stat[_ Comment: See comments under criterion 'c'. 20. Modification Analysis: The applicant is requesting a modification from Shared Driveway Standards in RMC 4-6-060.J.l(a) and Shared Driveway Landscape Standards in Cl-97 in order to allow the width of the lot abutting the public right of way (Lot 1) to be less than 50 linear feet and to allow the removal of the required landscaped area within the tract. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Shared Driveway Standards Modification Criteria and Analysis a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the ,/ proposed modification is the minimum adjustment necessary to implement these policies and objectives. Stat[_ Comment: See FOF 16, Comprehensive Plan Analysis. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Stat[_ Comment: The reduced width of the lot (Lot 1) will not negatively impact the safety, function, appearance, environmental protection and maintainability of the project. The width reduction would still allow for the efficient siting of a single-family home, and will ,/ allow the driveway tract to accommodate required traffic on the site, including emergency vehicle access. In addition, the safety of pedestrian and vehicular traffic will not be negatively impacted by the reduction of frontage width, as the ingress and egress location will not change from the current condition. The proposed removal of the landscaped area in the driveway tract would not meet the objectives or appearance intended by Cl-97. However, a reduction in the width of the required landscaped area instead of a complete removal would be able to provide an effective buffer between the driveway and the adjacent property, and thereby meeting Administrative Short Plat Report 16-000967-Aberdeen Ave Short Plat City of Renton Department of Com ABERDEEN AVE SHORT PLAT 'ty & Economic Development ldministrative Report & Decision WA16-000967, SHPL-A April 24, 2017 Page 19 of 21 the intent of the code, while allowing the applicant to retoin the originally proposed 20 foot wide driveway troct. The reduced landscape buffer would enhance pedestrian safety, improve vision clearance, and provide screening and buffering from the neighboring properties. The Renton Fire Authority (RFA) may gront a variance to allow far fire access to be reduced to 16 feet in the driveway tract instead of 20 feet. The RFA has indicated their support of a variance for the paved driveway width reduction if the future single-family home on Lot 2 is sprinkled (Exhibit 13). Therefore, staff recommends as a conditional of approval that the applicant obtain a variance from the Renton Fire Authority to allow for a reduction in the driveway troct pavement width from 20 feet to 16 feet and provide documentation of the approved variance to the current planning project manager prior to construction permit issuance. C. Will not be injurious to other property(ies) in the vicinity. Stoff Comment: The six (6) foot reduction in the minimum frontage will not negatively impact surrounding properties. The frontage width reduction will be nearly imperceptible to neighboring property owners, as the new driveway troct will be located in the same ,/ area as the existing driveway and will not significantly decrease the buildable area of proposed Lot 1. The four (4) foot landscaped area width will not negatively impact surrounding properties ond will be an improvement compared to the existing site characteristics. The landscaped area along the edge of the driveway will provide a natural buffer between the project site and the adjacent property to the south which does not exist today. d. Conforms to the intent and purpose of the Code. ,/ Staff Comment: See comments under criterion 'b'. e. Can be shown to be justified and required for the use and situation intended; and ,/ Staff Comment: See comments under criterion 'b'. f _ Will not create adverse impacts to other property(ies) in the vicinity. ,/ Staff Comment: See comments under criterion 'c'. ! 1. CONCLUSIONS: 1. The subject site is located in the Residential Medium Density (RLD) Comprehensive Plan designation and complies with the goals and policies established with this designation if all conditions of approval are met, see FOF 12. 2. The subject site is located in the Residential-8 (R-8) zoning designation and complies with the zoning and development standards established within this designation provided the applicant complies with City Code and conditions of approval, see FOF 13. 3. The proposed short plat complies with the Residential Design and Open Space Standards provided the applicant complies with City Code and conditions of approval, see FOF 14. 4. The subject site is located within the wellhead protection area zone (Zone 2). No other Critical Areas are located on the project site, see FOF 15. 5. The proposed short 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 16. Administrative Short Plat Report 16-000967 -Aberdeen Ave Short Plat City of Renton Department of Com ABERDEEN AVE SHORT PLAT April 24, 2017 ·ty & Economic Development 4dministrative Report & Decision WA16-000967, SHPL-A Page 20 of 21 6. The proposed short plat complies with the street standards as established by City Code and the modification request supported by staff, provided the project complies with all advisory notes and conditions of approval contained herein, see FOF 16 and 19. 7. The proposed short plat complies with the Shared Driveway Standards modification criteria for the frontage width reduction and landscaped area reduction in the driveway tract if all conditions of approval are met, see FOF 19. 8. There are safe walking routes to the schools and school bus stops, see FOF 17. 9. There are adequate public services and facilities to accommodate the proposed short plat, see FOF 17. I J. DECISION: The Aberdeen Ave Short Plat, File No. LUA16-000967, SH PL-A, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall obtain a demolition permit and complete a final inspection from the City for the removal of the residence, garage, and shop located on the City for demolition of the existing residence on Lots 1 and 2 in order to comply with Residential-8 (R-8) setbacks of the zone prior to short plat recording. 2. The applicant shall submit a detailed landscape plan that complies with RMC 4-8-120D.12 at the time of utility construction permit application to the Current Planning Project Manager for review and approval. Landscaping shall be installed prior to final occupancy for each single family building permit. 3. The applicant shall submit a detailed landscape plan that complies with the minimum tree density requirements of both lots at the time of utility construction permit application to the Current Planning Project Manager for review and approval pursuant to RMC 4-4-1309.d prior to construction permit issuance. 4. The applicant shall record a note on the face of the plat that executes a shared maintenance agreement for equal ownership and maintenance responsibilities for improvements in Tract A. A draft version of a shared maintenance agreement shall be submitted for review to the Current Planning Project Manager prior to final short plat approval. 5. The applicant shall comply with the recommendations included in the Geotechnical Engineering Study prepared by Nelson Geological Associates (dated October 17, 2016), or an updated report at a later date. 6. The applicant shall provide access to Lot 1 from the shared driveway tract and shall record this condition on the face of the short plat. 7. The applicant shall obtain a variance from the Renton Fire Authority to allow for a reduction in the driveway tract pavement width from 20 feet to 16 feet and provide documentation of the approved variance to the Current Planning Project Manager prior to construction permit issuance. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: ~ ~~n~Plann~or 4[v+/u11 Date Administrative Short Plat Report 16-000967-Aberdeen Ave Short Plat City of Renton Department of Com ABERDEEN AVE SHORT PLAT April 24, 2017 ·ty & Economic Development TRANSMITTED this 24'" day af April, 2017 ta the Owner/Applicant/Contact: Owner/Applicant: PMP Investors LLC 8638 138th Pl, Newcastle, WA 98059 Contact: Carmel Gregory, CG Engineering 250 4th Ave S., Ste 200 Edmonds, WA 98020 TRANSMITTED this 24•• day of April, 2017 ta the Parties of Record: N/A TRANSMITTED this 24•• day of April, 2017 to the following: C.E. "Chip" Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Lillian Watson, Property and Technical Services Vanessa Dolbee, Current Planning Manager Ann Fowler, Plan Review Fire Marshal ldministrative Report & Decision LUA16-000967, SHPL-A Page 21 of 21 K. IAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on May 8, 2017. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075{3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk's Office, (425) 430-6510. EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-7-070M. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex pa rte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. Administrative Short Plat Report 16-000967-Aberdeen Ave Short Plat ci z 0 z 6 8 w ~ " 1 ~: .' I z -, w' ~: z -, ~1 .:.; < > 0 0:: 0.. 0.. < z j ,,, w ;:: ::; ;:: ::, ! ; • ' ! RECORDING NO. VOL./PAGE CITY OF RENTON SHORT PLAT FILE NO. 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E"'i." -"-• ll i \ ;;;,.,: '''--;~M~> -, ---L~:; (111 ·,. r•1•: =~: ------~N-3~;-~~8------------~ I I I j; i ' I i I . . ~ I ' , ; " Li ! ~ -f I I '.l: r ~!i1'1igl " ~ -!l,.:J *·~ :1: - L'.«.1,!U ITTWHTt-~-t ,,,t !!! ~:J". ---... .,.~" > ~ rOUMO c:osrn Nllll'i'l" fOUN!l ,·--"' ~,..,. -,.-=wse=, _,.-·-" -_,.=·-" o.2't SCALE: 1·-20• 0.1'5 J\fN 3340390-1609 SURVEY INFORMATION ,ores ,u llS[/flCES S!OIN CW MS SUIMY ARE 11 U5 SUIM.Y tOOI 2. 1/llllTIES AA!: SH(IIII< P(R SURf/ff OOSffiVATIONS, VT1llTI" LOCATE IW!llltGS ANO Dlll"R 11/>UBU. 0.,,1>,. N11N ro«ll/Cl8.£ lflllTES THO.T IO(R[ l,l(IT lOCAIMllf, SHOWN PFR IIINU8U GIS C.O.IA. PROCEDURE / NARRATIVE: A flU_D TR.W[~ USING A .OCUS 35 i;:oooJIC Jal.o.L SlATION M<0 A SP[CTRA PR(~ fWIC(R J OITA COlLl.CJOR Slf'PUMt:MlED MTH nru NOIF5 /,HQ JOPCOO GR~ NE!l!Of!I( RIK CPS IQll:R. WIG PERF"O!lM£0, rr.rABLISHINC !H[ !oNCIJLOII, lllS\illtC(, ~0 \1£Rl1c:o.l. fl(LJ,TIOIOSHIPS BCTWHN THE MONUMlNfS, Pll!Jl'tRTY ll'fES ANO IMPRCMWE:Nl'S. THE R(SULTINC CIO.TA MH1S Ofl fXClEOS !Ht: STAIOIROS fOR l>Ml 9:llJMllJ!Y ~ ~ SEI HIUH 11 W/<C JJ2-1JO O'll.l $ANKTREE LAND SURVEYING, INC. 421 "B" STR[CT NE AUBURN, WA 9B002-4005 PHONE: (253) 653-6423 FAX: (253} 793-1616 WWW.LANKTREELANOSURVEYING.COM !WilS or BEAAING-tW>83{91) PER CITY or RENTON CIT!' or RrWflll COllll!OI. POINJ HO. 18J9 IMS HU0 fOfl POSlllOI< l,HQ A UIIE OCTWITN Sl(I POINI" HO 111.19 l,HQ CONll!OL P11111 >j(), 26E IMS HEU) FOR ROTAll,"Jl,I. f;J([N l.!i ND!r3.l'2J't 11,1,SIS OF No\VD8e VERTICAi.. DATUM PER CITY Of RENTON CIT!' or R(Nl(JN CONTllCl. ~Nf NO !ftl!I W/.S HEUl fOR Eli\lATION, 8EINC 2l1i,17'[1'11,1JUJ REFERENCE SIJM"l'S ~ Ll'fE l,DJ\/Sll,IOIT RE:C#911(152\9QU 2. Sllll{J PLll !l(Cf:10051011900014 ~ SIO'IT PLIT RECIW070711900014 EXISTING CONDITIONS ABERDEEN AVENUE SHORT PLAT -~ ~" ~· ~ ''" ~/211/201 6 1956 CHKO. BY SCALE -CT JSK/ISL ,. ; 20· 2 ~ 3 CITY OF RENTON SHORT PLAT FILE NO. LUA __ -_____ _ LAND RfCORO NO. LND-_ -___ _ KING COUNTY, WASHINGTON ;~~~~~ ~ 04<1 IE 20ffl 8T --~Jf,16'£ 6151JI IT _ • -/'':"l«l c.os£0 -UYOO I -~-Y--n-=.I~~ ~'.J(JfJS~'lf/Y w I I~ '! I f~ ,,. A,N 334J90-l61D DOLPH DAN1£L di: SANORA NH:!1'46"E 252$' RECORDING NO. VOL./PAGE PORTION OF ~L1/4 of _i~_l/4, $--~-· T._'.?_l_N., R.?_E.,W.M AfN 334390-1243 ' JOHNSON JENNJfER 'AAY ~' N ~ ---f, ,.c;_cc.;;;cC-----,r",'.,-",.·~U•OC.cC---r 1-r-[H . 5' B.::t zo· FIIOHf SD&Oc: '1 j 1· '· ~ llUI.OINC 10 I 10 GAA.1« I . .,.----f 8[ !l!'WMO ~ _, i_, it ·1r--1 LOT 1 ~ i:i:.; i _, _, I 'w ..-"! 1j .-j i I I 5_611.1 s..r ro.,.iot 1,C.J "' :: a ~ "! "! , AFN 334390 -1w5 r~ i 1 tf:-ft~ I; ',1.1 :"'~~: !: : " ~ lw I; ; ! LOT 2 • Z ~ . f I~' fl!OHl SlllllrtCI( 'ji I ; '°-"-f' ·-'. l,90J± s.r. 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'AAUR RAJBINOER .. 0 ,o 20 " ' I I I IS-• -.1 SCALE: 1• .. 20· f----------- ' ' ' I I I OWN. BY CHKD. 1:1Y PROPOSED LOTS ABERDEEN AVENUE SHORT PLAT ~-M" I J08 OIO. 9/28/2015 1%6 SCA!.[ I SHffl =n~ 1· = ,o· 3 ~ 3 A 100 0 100 200 300 400 Feet ABERDEEN AVENUE SHORT PLAT NEIGHBORHOOD DETAIL MAP EXHIBIT 3 :... • 11. I 1: [ l j jltlllll. , )1!1···0 •···•·!1 1 :}•·! ! l"I l ,::hi . i • . .. i I 11 I j i I ' 111 ~ ! ABERDEEN AVE SUBDIVISION DtSC~l~flOM PR[UMINARY!.HORT PlAT ' 1824 ABERDEEN AVE NE RENTON, WA 98056 COVER SHEET AND GENERAL NOTES ! I ' t) --------' 0 I\) :... .. ABERDEEN AVE SUBDIVISION 1B24 ABERDEEN AVE NE RENTON, WA 98056 TEMPORARY EROSION CONTROL PLAN '- ~ _____ SOO"J0'4J"W 1228Jg' ____ _ ' ---~ ABERDEEN AVE N~,, S00'3o'4S'W 54_[)f• . '" " u, -!ii ii! 11, Cal ------::--_,_:_----, 0-~----J,,.----=--"'"': ' I ' i I 1./ ,, ___ ) I ' ' ' ' L_ -______ / _, ___ _J_ ___ -- soo·s,·26"W ~4.ol' i O~SCRIPTIO~ PR[UMl~YSHORT PLAT 1/) Cl 0 ~ 6 z _u, -, 0 ,, z VJ I " " '" z 0 ;aJ -, I u, Cl )> VJ _..., .. .. ~ ~ s ~ ~ ~ z ~ ~ 0 z _::111=111=111 i l i ' u ! 1, ~ ii~ ,! !! Il !, L h, !!! !' ~!~ II rr ~i i < ' ~u ~; Ii II I "~! ~ ~ " 5 ~h "! ~ §~ ! ~~i ! i~ ' J ~ ~ a~~§ i~~~ ' J. ~;~~ J<:J<:J;J<: w-, !! ~~~~ !! ~r~li 1::~~1i ::;~ !! ;:~~~o li ~~ 1i1!! " ;; ABERDEEN AVE SUBDIVISION 1824 ABERDEEN AVE NE RENTON, WA 98056 GRADING AND DRAINAGE PLAN ~1~~ ' J. "•' I' ~~ll~ ~ g~~.:; ~ -=~ii:!~ !iii• i! f } I ::, :v : ,---- I i I " F !' ,! { _ S00"J0'4J_jlj 1228.3_t ______ -. __ .• ____ _ ABERDEEN AVE NE--. --· uo-Jo'4j"W uoi' ------------i---- ~~ ,--------, ,; L_ _ ____ J ·. :.J. ' : -. '}----r '/1 I -1jj 1,!1 , .. 1 I I ' ' I 3 CB : l ; ' I ' ' I ' ' ', I I I I I i I I I : : . I I I I I I J. I _, ' ' .-.-; .I I I I I I --_! I I ' ' ' _L________ _" ___ _l __ a•SC~l~HUN P!![LJMINAA¥ ~RT PIAT SOO'J!'l6"W 64.01' 1 ' l/1 '" () ::! 0 z -"' -, 0 "' z l/1 I " N '" z 0 Al ~ I jD ~ ·~ > ~ d z ~ z " > 0 0 ~ ~ () ~ :..... Q-,. I !J ',!f ' ~ ABERDEEN AVE SUBDIVISION 1824 ABERDEEN AVE NE RENTON, WA 98056 WATER AND SEWER PLAN -, H ~ > ::: > z 0 ; > ~ z I ' ' I I I I I L __ I ,_ L -___ _J I --------1 I I I I I l I I ' ' I : . I I I -J, I I I I ; I I I I I I I _______ _J ' I I ~@ _______________ L .. ·--, -S0Q"J1'26"w ~~~1·:-__ _J __ PREUMIN~RT SHOl!T PlAT 1/1 Cl Cl -, 6 z y, -, 0 " z 1/1 ;r u N V< z 0 ,i ~ I u, Cl " 1/1 -, ' I I ] 11 ~rr/ ,i Ii '! !Yld!MOHS 30N3A\f N33CM3B\f ,. ' i! ' ,! \ ! z 5 • w • < u • 0 2 5 ill !I~~ i I § i l I ffi 1..:. I!; l 2 ' I ..: ;/~ m ' 8 g ;: ,;; j;Q I! !I '~ U 0 0 ~: L I ] I • 11 • I I I I I ! I ii • I I Entire Document Available Upon Request -~ NELSON GEOTECHNICAL __/ NGA~ ASSOCIATES, INC. GEOTECHNICAL ENGINEERS & GEOLOGISTS \.1am0ffiu: ]7}11 !_15·'Avc,~.,\.SOO w( .. i<l1mi!lc. WA 9Ml 72 (4!:>HX6-Hlf,'J \-:\\ P2~) -1'.'\ 1-!510 October 17, 2016 Mr. Curran Kwan Prime Metropolis Properties, Inc. 950 Taraval Street San Francisco, California 94116 Geotechnical Engineering Evaluation Aberdeen Awnue Short Plat and Infiltration 1824 Aberdeen Avenue Renton, Washington NGA Job No. 971516 Dear Mr. Kwan: Engmccrin~-(i1eolog~-lkmch .S52f> lndu~tr} Lam;, ,;2 f-a_,1 \Ii cnaldlCl.\ WA 9~X!l2 ()(i')) 66.~-7t,')6 I AX l ~t>9) M,5. ~!,'l2 We are pleased lo submit the attached report titled "Geotechnical Engineering Evaluation --Aberdeen Avenue Short Plat and Infiltration -1824 Aberdeen Avenue -Renton, Washington." This repot1 summarizes our observations of the existing surface and subsurface conditions within the site, and provides general recommendations for the proposed site development. Our services were completed in general accordance with the proposal signed by you on September 20. 2016. The site is generally situated on level to gently sloping ground that descends from the east to the west. The site is currently occupied by an existing single-family residence and attached carport within the western portion of the propeny, a detached garage, and a detached shop building in the south-central and eastern portions of the property, respectively. We understand that the proposed development includes removing the existing site structures and subdividing the property to create ncv.' western and eastern parcels. We also understand that a single-family residence and associated pavement and underground utilities v,.:ill be constmcted within each new parcel. Specific grading and stormwater plans were not available al the time this letter was prepared. However, we understand that stonnwater is likely to be directed into on-site infiltration systems, if feasible. The City of Renton uses the 2009 King County Surface Water Design Manual to determine the design infiltration rate. On-site infiltration testing is required to determine the suitability of stormwater infiltration. For our use in preparing this report, we have been provided with a preliminary plat map titled "Aberdeen Ave_ Subdivision," dated March 24, 2016 and prepared by CG Engineering, lnc., showing the existing and proposed site conditions along with proposed infiltration test locations. \\'e monitored the excavation of four test pits and two intiltration test pits at the site on October 4, 2016. Our explorations indicated that the site is generally underlain by competent native glacial soils. with Iocali,ed undocumented till soils encountered up to 4.0 feet in depth. We have concluded that the site is generally compatible with the planned development. We have recommended that any undocumented fill soils be over-excavated and that the new structures be founded on the underlying medium dense or better EXHIBIT 6 -ENGINEERING 250 4'" Ave S Ste 200 Edmonds, WA 98020 Phone: {425) 778-8500 Fax: (425) 778-5536 Entire Document Available Upon Request civil & structu ra I engineering & planning TECHNICAL INFORMATION REPORT Aberdeen Ave Subdivision EXHIBIT 7 1824 Aberdeen Ave NE Renton, WA 98056 12/15/2016 CG Project No. 16037.20 • • ENGINEERING civil & structural engineering & planning December 22, 2016 Aberdeen Avenue Short Plat: Construction Mitigation Description Project Site Location: Parcel Number: Existing Lot Area: 1824 Aberdeen Ave NE, Renton WA 98056 334390-1606 16,161 SF/ 0.37 Acres 1. Proposed construction dates: Construction is expected to start late spring or early summer of 2017. Z. Hours and days of operation: Construction will occur within hours allowed by the City of Renton (7:00 am to 8 pm Monday through Friday, and 9:00 am to 8:00 pm Saturday.) 3. Proposed hauling/transportation routes: [l 30th Street 1673 Northeast\. ·.. . . $ tiiil2mi.ri I ' , .• ,rr The luni1na 0 [l . .,~.,,.,7. jiiQ 4 min I 1J w: c El I .· t 1824 Aberdeen Avenue Northeast EXHIBIT 8 l,fc"i C:,;," L\,1r~ 250 4th Avenue South, Suite 200 Edmonds, WA 98020 ph. 425.778.8500 I 1. 425.778.5536 www.cgengineering.com Aberdeen Avenue Short Plat Project Narrative December19,2016 Page 2 of 4 4. Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics: A Temporary Erosion Control Plan is provided to mitigate erosion and sedimentation impacts with the civil design drawings. Best Management Practices include temporary and permanent seeding, plastic covering, and a silt fence. Construction will occur within hours allowed by the City to mitigate noise. S. Preliminary traffic control plan: The Manual on Uniform Traffic Control Devices will be used to develop a temporary traffic control plan. Trenching will occur within Aberdeen Ave NE for water, sewer, and storm. It is expected that work will occur on the shoulder for water service installation {MUTCD Typical Application 3). An alternating lane closure for a low-traffic volume road is proposed to install sewer and storm lines (MUTCD Typical Application 11). ENGINEERING 250 4th Avenue South, Suite 200 Edmonds, WA 98020 ph. 425. 778.8soo I t. 425. 778.5536 www.cgengineering.com Aberdeen Avenue Short Plat Project Narrative Figure 6H-3. Work on the Shoulders (TA-3) \ ' t t-.. ~ Shoulder taper (see Note 7) :~ I .. t/3 L " .. .. • ,,, -t .. • 11! L -t • • • ' Shoulder taper {SOO Note 7) Shoulde1' taper (see Note 7) • • • • J .. 113 L .. .. -~ ~l• "y Note. See Tab~s 6H-2 ano 6H·3 B for the l'f\i}aning of tne ' t ... _l s~mbols and/or Jener codes uSOO in this figure. \._,..) Typical Application 3 ENGINEERING December 19, 2016 Page 3 of4 250 4th Avenue South, Suite 200 Edmonds, WA 98020 ph. 425.778.8500 I t. 425.778.5536 www.cgengineering.com Aberdeen Avenue Short Plat Project Narrative • Figure 6H-11. Lane Closure on a Two-Lane Road with Low Traffic Volumes (TA-11) {optionaf) Note: See Tables 6H-2 and 6-H·3 fo-the meaning o1 tne S}'TI100S andio: let1e: codes used in 1ri,.s f19ure {.optional) -- (,.... Se<:t,or 38 16) (optional} -~ ENGINEERING ' t ------· ' • • • • • • • • t • (optional) t 50 10 100 ft ! --···1 Buffer space {op!lona1:1 I II (opt<>nar1 Typical Application t 1 December 19, 2016 Page4of4 250 4th Avenue South, Suite 200 Edmonds, WA 98020 ph. 42S.778.8500 I f. 425.778.5536 www.cgengineering.com ·---ENGINEERING February 23, 2017 civil & structural engineering & planning Aberdeen Avenue Short Plat LUA16-000967 Street Modification Request Project Site Location: Parcel Number: Project Narrative 1824 Aberdeen Ave NE Renton 98056 334390-1606 Aberdeen Avenue Short Plat is a proposed two-lot short plat at an existing single-family lot. An access tract will be created that will provide access to both front and back lots from Aberdeen Ave. NE. A full project narrative was submitted with the materials for the above-referenced Preliminary Short Plat. A modification is being requested for this short plat to City's complete street standards for Collector Arterial Streets. Aberdeen Ave NE is classified as a Collector Arterial Street. However, per the "On Hold" Notice from the City of Renton, dated February 2, 2017, the City is in support of a lesser standard to meet the established standard street section for Aberdeen Ave NE. Rather than the required 83' right of way width, the City will support a modified right of way width of 60', which will include a pavement width of 32 feet, and an 0.5-foot curb, 8-foot planting strip, 5-foot sidewalk, and 0.5 clearance at the back of the sidewalk. Because this modification will permit the continuance of the established right of way width, no property will need to be dedicated. In addition, the property owner will take advantage of the fee-in-lieu of construction permitted for short plat developments in RMC 4-9-060. Justification for the Modification Request The modification request meets the Decision Criteria detailed in RMC 4-9-250D.2. The modification: a. Substantially implements the pa/icy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives; The proposed modification allows for infill development in an existing single-family neighborhood while maintaining existing street standards that are consistent with the neighborhood. Continuing the existing right-of-way width contributes to the safety of the street, by avoiding a short stretch of road that is significantly wider and inconsistent with the street on either end. The requested modification supports the following policies of the Comprehensive Plan: • Policy T-1: Develop a connected network of transportation facilities where public streets are planned, designed, constructed, and maintained for safe convenient travel of all users -motor vehicle drivers, pedestrians, bicyclists, and transit riders of all ages and abilities. • Policy T-19: Adopt and implement street standards based on assigned street classification, land use objectives, and user needs. EXHIBIT 9 250 4th Avenue South, Suite 200 Edmonds, WA 98020 ph. 425. 778.8500 I f. 425. 778.5536 www.cgengineering.com Aberdeen Avenue Short Plat Shared Driveway Modification Request February 23, 2017 Page 2 of 2 • Policy T-50: Design transportation facilities to fit the neighborhood context. Apply urban design principles. • Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing. b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; The requested modification will not negatively impact the safety, function, appearance, environmental protection and maintainability of the project. The modification allows the right-of-way to remain as-is at the direction of the City. c. Will not be injurious to other property(ies) in the vicinity; The modification allowing the continuance of the existing right-of-way width will not have an impact on other properties in the vicinity. d. Conforms to the intent and purpose of the Code; The proposed modification allows for the continued safe operation of Aberdeen Ave NE, by avoiding an inconsistent stretch of improvements at the property. e. Can be shown to be justified and required for the use and situatian intended; and As noted, the modification is being requested at the direction of the City, and is supported by the Transportation Department. f Will not create adverse impacts to other property(ies) in the vicinity. The modification allowing the continuance of the existing right-of-way width will not have an impact on other properties in the vicinity. ENGINEERING 250 4th Avenue South, Suite 200 Edmonds, WA 98020 ph. 425.778.8500 I 1. 425.778.5536 www.cgengineering.com • • ENGINEERING January 26, 2017 civil & structural engineering & planning Aberdeen Avenue Short Plat LUAlG-000967 Shared Driveway Modification Request Project Site Location: Parcel Number: Project Narrative 1824 Aberdeen Ave NE Renton 98056 334390-1606 Aberdeen Avenue Short Plat is a proposed two-lot short plat at an existing single-family lot. An access tract will be created that will provide access to both front and back lots from Aberdeen Ave. NE. A full project narrative was submitted with the materials for the above-referenced Preliminary Short Plat. A modification is being requested for this short plat to the following code section: R MC 4-6-0601.1 Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. A least ane of the four (4) Jots abuts a public right of way with at least fifty (50} linear feet of property. Prior to purchasing the property, the property owners consulted with the City of Renton regarding the feasibility of short platting the property. The City provided guidance and indicated that a two-lot short plat would be possible, utiliiing an access easement to allow access to the back lot. The property owners purchased the property based upon this guidance with the intent to short plat the lot, and began to prepare the necessary plans and applications. During that time, the City's access requirements were changed, requiring that a shared driveway be placed in a tract rather than an easement. At the pre-application meeting for the proposed short plat the property owner was made aware of this change, and through discussion between the property owner and the City of Renton planning and fire departments, it was determined that the proposed short plat should go forward utiliiing a 20'-wide shared access tract. Because the width of the existing lot is 64' wide, the proposed tract would limit the width of the front property to 44'. The City has indicated that it will allow this width through the lot averaging provisions found in RMC 4-2-llOD.31. This request is to allow the above code section (RMC 4-6-060J.l.a) to be modified to allow 44' of public right- of-way frontage for the front lot. Justification for the Modification Request The modification request meets the Decision Criteria detailed in RMC 4-9-2500.2. The modification: a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Pion Land Use Element and the Community Design Element and the proposed modificotion is the minimum adjustment necessary ta implement these policies and objectives; The proposed modification enables the subdivision of a residential lot that is currently below the minimum density required in the R-8 zoning district; subdividing the lot will bring the property up to the required density. Without the requested modification the property will be unable to be subdivided and the property will remain underutilized. EXHIBIT 10 250 4th Avenue South, Suite 200 Edmonds, WA 98020 ph. 425.778.8500 I f. 425.778.5536 www.cgengineering.com Aberdeen Avenue Short Plat Shared Driveway Modification Request January 26, 2017 Page 2 of2 The requested modification supports the following goals of the Comprehensive Plan: • Goof L H. Pion for high quality residential growth that supports transit by prov1dmg urban densities, promotes eff,cient 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 I: Utilize multiple strategies ta accommodate residential growth, including: Infill development on vacant and underutHized land in established neighborhoods ond multi family areas. • Goal L BB: Maintain a l1igh quality of life as Renton grows by ensuring that new development is designed to be June tional and attractive. Additionally, the modification supports the Comprehensive Plan's description of the R-8 Zone: • Zone lands Residential 8 /R 8/ wl1ere there 1s opportunity to re mvest in existing single family neighborhoods tl1rough infill or the opportunity to develop new single family plats at urban densities greater than four dwelling units per acre. R·S zoning is allowed m the Residential Medium Density Land Use Designot,on. b. Will meet the ob1ectives and safety, Junction, oppeoronce, environmental protection and maintainability intended by tile Code requirements, based upon sound engineering judgment; The requested modification will not negatively impact the safety, function, appearance, environmental protection and maintainability of the project. The width of the front lot will still allow the construction of a single family home, and the driveway tract will easily accommodate required traffic on the site, including emergency vehicle access. A 6' reduction in width will not noticeably impact the appearance, function, or maintainability of the front lot. c Will not be injurious to other property/ies/ in the vicinity; The allowance of a 6' reduction in the minimum frontage for the front lot will have no impact on properties in the vicinity. d. Conforms to the intent and purpose of tile Code; With the requested modification, there is still substantial frontage by one lot onto the public right-of way. The width of the front lot will easily allow a good sized single-family house to be constructed at the front setback line, without encroaching upon the side setbacks or the driveway tract. e. Con be shown to be justified and required for the use and situation intended; and The requested modification is required for the subdivision of the lot, and is appropriate for the proposed and allowed use of the site as a single family residence, f. Will not create adverse impacts to otller property(ies) in the vicinity. The allowance of a 6' reduction in the minimum frontage for the front lot will have no impact on properties in the vicinity. C? ENGINEERING 250 4th Avenue South. Su te 20:':• t dmond~, WA 98020 ph. 42S.178.3500 ! f. 425778 SS16 www.cgeng·neer,rig .. om ------~RentOil ® Department of Community and Economic Development Planning Division ADMINISTRATIVE POLICY/CODE INTERPRETATION ADMINISTRATIVE POLICY/CODE INTERPRETATION #: Cl-97 MUNICIPAL CODE SECTIONS: RMC 4-4-070, 4-4-080, and 4-6-060 REFERENCE: N/ A SUBJECT: Shared Driveway Landscape Requirements BACKGROUND: Currently, shared driveways require that the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide per RMC 4-6-060J. Additionally, shared driveways do not currently include the requirement for a five foot (S') property line setback as do private driveways per RMC 4-4-0801.2.b. despite the more intensive use of shared driveways. Additional setbacks would be appropriate for construction and maintenance of a shared driveway which may include: grading for slopes, grade changes, rockeries; and/or retaining walls. JUSTIFICATION: Furthermore, RMC 4-4-070F requires ten feet (10') of on-site landscaping along all public street frontages. 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. Currently, code does not require this same ten foot (10') requirement in the front yards of lots abutting shared driveways. Landscaping buffer would be appropriate to create a privacy buffer between the shared driveway and an adjacent property's fence and/or yard when new shared driveways are proposed along a parcel edge not included in a subdivision. The minimum necessary width for a tree and landscaping strip is eight feet (8') for proper tree growth per 4-6-0GOF.2. This width also allows for the implementation of Low Impact Development (LID) technologies such as rain gardens. An eight foot (8') landscaped area should be provided along the edge of shared driveways when proposed abutting a parcel edge not included in the subdivision. This landscape area would reflect the setback already in place for private driveways in 4-4-080-1.2.b. which is required to ensure h:\ced\planning\title iv\docket\administrative policy code interpretation\ci-97\code interpretation.docx EXHIBIT 11 DECISION: ADMINISTRATOR APPROVAL: EFFECTIVE DATE: APPEAL PROCESS: CODE AMENDMENTS NEEDED TO IMPLEMENT driveway maintenance, vision clearance, and constriction radius standards can be met, all of which should apply to shared driveways as well as private driveways. In addition, the landscape edge would provide increased privacy to adjacent parcels and the future homeowners. Furthermore, the eight foot (8') landscape strip would increase opportunities for on-site LID techniques to be implemented for storm water treatment. This eight foot (8') landscape area would contain landscaping as required in RMC 4-4-070, including mixture of trees. shrubs. and groundcover. Amend code sections RMC 4-6-060J.2 as described below. C. E. "Chip" Vincent To appeal this determination, a written appeal--accompanied by the required filing fee--must be filed with the City's Hearing Examiner (1055 South Grady Way, Renton, WA 98057, 425-430-6515) no more than 14 days from the date of this decision. Your submittal should explain the basis for the appeal. Section 4-8-110 of the Renton Municipal Code provides further information on the appeal process. DETERMINATIONS: 4-6-060J. SHARED DRIVEWAY STANDARDS: 2. Minimum Standards: Shared driveways shall be within a tract; the width of the paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the paved surface to be up to twenty feet (20') wide. The tract shall be the width of the paved surface plus eight feet (8'} for a landscape strip. when the tract abuts properties that are not part of the subdivision. The eight foot (8') landscaping shall include a mixture of trees. shrubs. and groundcover as required in RMC 4-4-070 and shall serve as a buffer between the shared driveway and abutting properties that are not part of the subdivision. The shared driveway may be required to provide a turnaround per RMC 4-6-060H. No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are required (i.e., collection and treatment of stormwater). as well as an approved pavement thickness (minimum of four inches (4") asphalt over six inches (6") crushed rock). The maximum grade for the shared driveway shall not exceed fifteen percent (1S%), except for within approved hillside subdivisions. STAFF CONTACT: Jill Ding, x6598 Cl-97 Page 2 of 2 ADVISORY NOTES TO APPLICJI LUA16-000967 ---------Ren ton® Application Date: December 23, 2016 Name: Aberdeen Avenue Short Plat Site Address: 1824 Aberdeen Ave NE Renton, WA 98056-2630 PLAN • Planning Review • Land Use Version 1 I March 06, 2017 ENG -Engineering Review Comments Contact: Ian Fitz-James 1425-430-7288 I ifitz-james@rentonwa.gov I have reviewed the application for the Aberdeen Avenue Short Plat at 1824 Aberdeen Avenue NE (King County Parcel #3343901606) and have the following comments: EXISTING CONDITIONS The site is approximately 0.37 acres in size and is rectangular in shape. The parcel is an existing developed lot which contains one single family home with a detached garage and a detached accessory building that are proposed to be demolished as part of the improvements. Water Water service is provided by the City of Renton. The site is in the Highlands service area in the 435' hydraulic pressure zone. There is an existing 16 inch City ductile iron water main located west of the site along the eastern edge of Aberdeen Avenue NE (see Water plan no. WTR2702825) that can deliver a maximum total flow capacity of 4,200 gallons per minute (gpm). The approximate static water pressure is 59 psi at the elevation of 298 feet. The site is located inside Zone 2 of the Aquifer Protection Area. There is an existing 3/4 inch water service serving the existing home on Lot #1. Sewer Wastewater service is provided by the City of Renton. There is an existing 8 inch PVC gravity wastewater main flowing south to north located in Aberdeen Avenue NE {see City plan no. WWP2702825). There is an existing PVC side sewer serving the existing home on Lot 1. Storm There is an existing 18 inch corrugated polyethylene storm drainage system that flows from south to north on the west side of Aberdeen Avenue NE (see City plan no. SWP2702825). The existing property does not contain a stormwater facility. Runoff from the site sheet flows from east to west at an average of four percent towards Aberdeen Avenue NE where it flows north along the roadway edge where it eventually flows in the existing 18 inch storm drainage within Aberdeen Avenue NE. Streets Aberdeen Avenue NE is a Collector Arterial Street with an existing right of way (ROW) width of 60 feet based on the King County Assessor's Map. The existing traveled way width is 21 feet with an approximate 5 foot wide asphalt shoulder on either side. CODE REQUIREMENTS WATER 1. The following water improvements are required: a. A new 1 inch water service line is required to serve Lot #2. A private utilities easement shall be provided where the line is located in the shared driveway tract. b. The existing 3/4 inch water service line may be reused to serve Lot #1. The water service line shall be capped at the meter as part of the demolition of the existing home. 2. The development is subject to a water system development charge (SOC) based on the size of the new domestic water meter serving Lot #2. a. The SOC fee for a 3/4 inch or 1 inch meter is $3,486.00. b. The total SOC fee due is $3,486.00. SOC fees are due at construction permit issuance. 3. New water service lines from the main will be installed by the City. a. The installation fee for a 1 inch water service line is $2,850.00. b. This fee is payable at construction permit issuance. 4. The drop in water meter fee is $400.00 for a 3/4 inch meter or $460.00 for a 1 inch meter. a. This fee is payable at building permit issuance. 5. Per the Renton Fire Authority, the fire flow requirement is 1,000 gpm for a home up to 3,600 square feet, or 1,500 gpm for a home exceeding 3,600 square feet. A minimum of one fire hydrant is required within 300 feet of the proposed homes and two fire hydrants are required if required fire flow goes up to 1,500 gpm. Adequate fire flow is provided by the main in Aberdeen Avenue NE. The existing fire hydrant located at 1816 Aberdeen Avenue NE can be counted towards the requirement for one primary hydrant. a. If an additional fire hydrant is required, it shall be installed per City of Renton Standard Plan 310.1. SEWER 1. The following sewer improvements are required: a. A new 6" PVC sewer service line is required to serve Lot #2. A private utilities easement shall be provided where the line is located in the shared driveway tract. b. The existing PVC sewer service line may be reused to serve Lot #1. The line shall be capped at the property line as part of the Ran: April 19, 2017 EXHIBIT 12 Page 1 of 8 ADVISORY NOTES TO APPLICi LUA 16-000967 --------Renton® PLAN -Planning Review -Land Use Version 1 I March 06, 2017 ENG -Engineering Review Comments Contact: Ian Fitz-James I 425-430-7288 I ifitz-james@rentonwa.gov demolition of the existing home. 2. The development is subject to a wastewater system development charge (SDC) based on the size of the new domestic water meter serving Lot #2. c. The SDC fee for a 3/4 inch or 1 inch meter is $2,540.00. d. The total SOC fee due is $2,540.00. SOC fees are due at construction permit issuance. 3. The development is located in the West Kennydale and Aberdeen Ave NE Special Assessment Districts (SADs). a. The SAD fee for the West Kennydale SAD is $1,050.00 for each additional lot. b. The Aberdeen Avenue NE SAD does not require any additional connection fees. c. The total SAD fees due are $1,050.00. SAD fees are due at construction permit issuance. SURFACE WATER 1. A Preliminary Drainage Plan and Technical Information Report (TIR), dated December 15, 2016, was submitted by CG Engineering with the Land Use Application. Based on the City of Renton's flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the May Creek Drainage Basin. No downstream flooding or erosion issues were identified in the TIR. The development is subject to Direct Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM ).All nine core requirements and six special requirements must be discussed in the TIR. 2. The following revisions to the TIR and plans are required prior to construction permit review. a. Per RMC 4 2 110A, the maximum impervious surface area is 65% of the lot area in the R 8 zone. The TIR that was submitted uses an assumed impervious surface coverage of 75%. b. Core Requirement #8, Water Quality: If the project exceeds 5,000 square feet of new plus replaced pollution generating impervious surface (PGIS}, a water quality facility is required prior to the proposed infiltration facility. Using the lot coverage tables in Section IV and vVWHM inputs, it appears the project exceeds 5,000 square feet of PGIS. If the project is exempt from this requirement, update both the lot coverage tables in Section IV and WWHM inputs to clearly show that it is under the 5,000 square feet threshold. c. Special Requirement #6, Aquifer Protection area, The proposed infiltration facility is open to the underlying soils, located in Zone 2 of the Aquifer Protection Area, has a measured infiltration rate of more than 2.4 inches per hour, and soil suitability criteria defined in Section 5.2.1 of the RSWDM is not met. Therefore groundwater protection is required prior to infiltration into the underlying soils. See Section 5.2.1 for more infonnation. d. The emergency overflow pipe invert (CB #1) needs to be at or higher than the elevation of the top of the infiltration trench. Remove fine mesh screen from riser. 3. A geotechnical report, dated October 17, 2016, completed by Nelson Geotechnical Associates, Inc. for the site has been provided. The submitted report describes the site is a Low Erosion Hazard area. Erosion control measures will need to be in place prior to starting grading activities on the site. In situ infiltration testing was completed at two test pits, which returned an infiltration rate of 61 inches per hour and a design infiltration rate of 7.35 inches per hour. Geotechnical recommendations presented need to be addressed within the project construction plans. a. Section 5.2.1 of the RSWDM requires that infiltration tests be performed at the elevation of bottom of the proposed infiltration facility {Ele v. 293 as shown on plans). Provide verification of the depth of the infiltration tests. The geotechnical report states that the infiltration tests were performed at approximately two feet below existing grade which is several feet above bottom of proposed facility. 4. The development is subject to a stormwater system development charge (SOC) for Lot #2. a. The SOC fee stormwater is $1,608.00 per lot. b. The total SOC fee due is $1,608.00. SOC fees are due at construction pennit issuance. TRANSPORTATION 1. The proposed development fronts Aberdeen Ave NE along the western frontage. Aberdeen Ave NE is classified as a Collector Arterial Street. Existing right of way (ROW) width is approximately 60 feet. To meet the City's complete street standards for Collector Arterial Streets , a minimum right of way width of 83 feet is required. Dedication of 11.5 feet of right of way would be required along the project frontage. a. The City's Transportation Section has determined and will support a lesser standard to match the established standard street section for Aberdeen Ave NE. The City established standard street section for Aberdeen Ave NE, which shall be installed by the developer as part of the proposed development, will allow a pavement width of 32 feet (16 feet from centerline), 0.5 foot curb, 8 foot planting strip, 5 foot sidewalk, and 0.5 foot clearance at the back of sidewalk. This street section results in a required right of way width of 60 feet, requiring no right of way dedication. b. The applicant shall submit a modification to deviate to the modified street section noted above. The modification shall be submitted prior to construction permit review. c. As part of the modification, City staff is in support of a fee in lieu of construction of the frontage improvements as there are no existing frontage improvements in the project vicinity. The current fee in lieu is $101.00 per linear foot of frontage. Fee in lieu of construction of the frontage improvements is permitted for short plat developments per RMC 4 9 060. Ran: April 19, 2017 Page 2 of 8 ADVISORY NOTES TO APPLICJ LUA16-000967 PLAN -Planning Review -Land Use --------Renton® Version 1 I March 06, 2017 ENG -Engineering Review Comments Contact: Ian Fitz-James I 425-430-7288 I ifitz-james@rentonwa.gov 2. Access to each of the lots may be granted via the proposed shared driveway provided the shared driveway meets requirements for emergency services access from the Renton Fire Authority and the standards found in RMC 4 6 060. Specific requirements include: a. The shared driveway shall have a minimum 20 foot paved roadway section. b. A25 foot inside and 45 foot outside turning radius shall be provided. c. The roadway shall be constructed to support a 30 ton vehicle with 75 psi point loading. d. Emergency access is required within 150 feet of all points on the buildings. 3. Refer to RMC 4 4 080 for driveway regulations. a. Driveway entrances shall be designed in accordance with City of Renton Standard Plans 104.2 and 104.3. b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end to restrict runoff from crossing the public sidewalk. c. The maximum width of a single loaded garage driveway is 9 feet and the maximum width of a double loaded garage driveway is 16 feet. If a garage is not present. the maximum driveway width is 16 feet. Driveway cuts shall not be closer than 5' to any property line. 4. The 2017 transportation impact fee is $5,430.85 per new single family home. a. The total transportation impact fee due is $5,430.85. The transportation impact fee is due at the time of building permit issuance for Lot #2. 5. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. Site grading shall be in accordance with RMC 4 4 060. 2. Retaining walls shall not exceed 6 feet in height from finished grade. Walls taller than 4 feet measured from bottom of footing require a separate building permit. Structural calculations and plans prepared by a licensed engineer are required as part of the building permit submittal. 3. 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 approved by a City of Renton inspector. 4. The fees listed are for 2017. The fees that are current at the time of construction permit or building permit issuance will be levied. Please see the City of Renton website for the current Development Fee Schedule. 5. A separate plan submittal will be required for a construction permit for utility work and street improvements. Landscaping plans shall be included with the construction plan submittal. All civil plans shall be prepared by a licensed Civil Engineer in the State of Washington. Landscaping plans shall be prepared by a licensed Landscape Architect in the State of Washington. 6. Civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 7. When utility plans are complete please contact me to set up a plan intake meeting. Please bring three (3) copies of the plans, two (2) copies of the drainage report, an electronic copy of each, the permit application, an itemized cost of construction estimate, and application fee to the intake meeting. The civil construction permit application along with a document explaining the civil construction permit process and submittal requirements can be found on the City's Development Engineering website: http:/lrentonwa.gov/business/default.aspx?id=424 73. Police Plan Review Comments Contact: Cyndie Parks 1425-430-7521 I cparks@rentonwa.gov Recommendations: Minimal impact on police services. /cp Building Review -Planning Comments Contact: Craig Bumell I 425-430-7290 I cbumell@rentonwa.gov Recommendations: recommendations of the geotechnical report shall be followed. Fire Review -Building Comments Contact: Corey Thomas 1425-430-7024 I cthomas@rentonrfa.org Recommendations: Environmental Impact Comments: 1. The fire impact fees are currently applicable at the rate of $718.56 per single family unit. Fee is paid at time of building permit issuance. Credit granted for removal of existing home. Ran: April 19, 2017 Page 3 of 8 ADVISORY NOTES TO APPLIC.I! LUA 16-000967 --------Renton© PLAN -Planning Review -Land Use Version 1 I March 06, 2017 Fire Review -Building Comments Contact: Corey Thomas I 425-430-7024 I cthomas@rentonrfa.org 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. Existing hydrant located at 1816 Aberdeen Ave NE can be counted toward the requirements for one primary hydrant. 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 75 psi point loading. Access is required within 150 feet of all ooints on the buildinQs. Ran: April 19, 2017 Page 4 of 8 ADVISORY NOTES TO APPLIC) LUA 16-000967 --------Renton 0 PLAN -Planning Review -Land Use Version 21 April 19, 2017 Planning Review Comments Contact: Alex Morganrolh 1425-430-7219 I amorganroth@rentonwa.gov 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 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. 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. 5. 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. 6. 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 Eaqle Management Guidelines (2007) and /or vour U.S. Fish and Wildlife Service nermit. ENG • Engineering Review Comments Contact: Ian Fitz-James 1425-430-72881 ifitz-james@rentonwa.gov Recommendations: DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM DATE: March 20, 2017 TO: Alex Morganroth, Senior Planner FROM: Ian Fitz James, Civil Engineer II SUBJECT: Utility and Transportation Comments for Aberdeen Avenue Short Plat 1824 Aberdeen Avenue NE LUA 16 000967 I have reviewed the application for the Aberdeen Avenue Short Plat at 1824 Aberdeen Avenue NE (King County Parcel #3343901606) and have the following comments: EXISTING CONDITIONS The site is approximately 0.37 acres in size and is rectangular in shape. The parcel is an existing developed lot which contains one single family home with a detached garage and a detached accessory building that are proposed to be demolished as part of the improvements. Water Water service is provided by the City of Renton. The site is in the Highlands service area in the 435' hydraulic pressure zone. There is an existing 16 inch City ductile iron water main located west of the site along the eastern edge of Aberdeen Avenue NE (see Water plan no. WTR2702825) that can deliver a maximum total flow capacity of 4,200 gallons per minute (9pm). The approximate static water pressure is 59 psi at the elevation of 298 feet. The site is located inside Zone 2 of the Aquifer Protection Area. There is an existing 3/4 inch water service serving the existing home on Lot #1. Sewer Wastewater service is provided by the City of Renton. There is an existing 8 inch PVC gravity wastewater main flowing south to north located in Aberdeen Avenue NE (see City plan no. WWP2702825). There is an existing PVC side sewer serving the existing home on Lot 1. Ran: April 19, 2017 Page 5 of 8 ADVISORY NOTES TO APPLICP LUA 16-000967 CITYOF ~ -------Renton~ PLAN -Planning Review -Land Use Version 21 April 19, 2017 ENG -Engineering Review Comments Contact: Ian Fitz-James I 425-430-7288 I lfitz-James@rentonwa.gov Storm There is an existing 18 inch corrugated polyethylene storm drainage system that flows from south to north on the west side of Aberdeen Avenue NE (see City plan no. SWP2702825). The existing property does not contain a stom,water facility. Runoff from the site sheet flows from east to west at an average of four percent towards Aberdeen Avenue NE where it flows north along the roadway edge where it eventually flows in the existing 18 inch storm drainage within Aberdeen Avenue NE. Streets Aberdeen Avenue NE is a Collector Arterial Street with an existing right of way (ROW) width of 60 feet based on the King County Assessor's Map. The existing traveled way width is 21 feet with an approximate 5 foot wide asphalt shoulder on either side. CODE REQUIREMENTS WATER 1. The following water improvements are required: a. A new 1 inch water service line is required to serve Lot #2. A private utilities easement shall be provided where the line is located in the shared driveway tract. b. The existing 3/4 inch water service line may be reused to serve Lot #1. The water service line shall be capped at the meter as part of the demolition of the existing home. 2. The development is subject to a water system development charge (SOC) based on the size of the new domestic water meter serving Lot #2. a. The SOC fee for a 3/4 inch or 1 inch meter is $3,486.00. b. The total SDC fee due is $3,486.00. SDC fees are due at construction permit issuance. 3. New water service lines from the main will be installed by the City. a. The installation fee for a 1 inch water service line is $2,850.00. b. This fee is payable at construction permit issuance. 4. The drop in water meter fee is $400.00 for a 3/4 inch meter or $460.00 for a 1 inch meter. a. This fee is payable at building permit issuance. 5. Per the Renton Fire Authority, the fire flow requirement is 1,000 gpm for a home up to 3,600 square feet, or 1,500 gpm for a home exceeding 3,600 square feet. A minimum of one fire hydrant is required within 300 feet of the proposed homes and two fire hydrants are required if required fire flow goes up to 1,500 gpm. Adequate fire flow is provided by the main in Aberdeen Avenue NE. The existing fire hydrant located at 1816 Aberdeen Avenue NE can be counted towards the requirement for one primary hydrant. a. If an additional fire hydrant is required, it shall be installed per City of Renton Standard Plan 310.1. 6. The project is in Zone 2 of the Aquifer Protection Area. SEWER 1. The following sewer improvements are required: a. A new 6~ PVC sewer service line is required to serve Lot #2. A private utilities easement shall be provided where the line is located in the shared driveway tract. b. The existing PVC sewer service line may be reused to serve Lot #1. The line shall be capped at the property line as part of the demolition of the existing home. 2. The development is subject to a wastewater system development charge (SDC) based on the size of the new domestic water meter serving Lot #2. c. The SOC fee for a 3/4 inch or 1 inch meter is $2,540.00. d. The total SOC fee due is $2,540.00. SOC fees are due at construction permit issuance. 3. The development is located in the West Kennydale and Aberdeen Ave NE Special Assessment Districts (SADs). a. The SAD fee for the West Kennyda1e SAD is $1,050.00 for each additional lot. b. The Aberdeen Avenue NE SAD does not require any additional connection fees. c. The total SAD fees due are $1,050.00. SAD fees are due at construction permit issuance. SURFACE WATER 1. A Preliminary Drainage Plan and Technical Information Report (TIR), dated February 16, 2017, was submitted by CG Engineering with the Land Use Application. Based on the City of Renton's flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the May Creek Drainage Basin. No downstream flooding or erosion issues were identified in the TIR. The development is subject to Direct Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM ).All nine core requirements and six special requirements are addressed in the TIR. a. Per the TIR, the project is exempt from Core Requirement #3: Flow Control Facilities, because there is less than a 0.15 cfs increase in Ran: April 19, 2017 Page 6 of 8 ADVISORY NOTES TO APPLICJ LUA 16-000967 --------Renton 0 PLAN -Planning Review -Land Use Version 21 April 19, 2017 ENG • Engineering Review Comments Contact: Ian Fitz-James 1425430-72881 ifitz-james@rentonwa.gov the difference of the developed 100 year peak flows and the sum of the historical (forested) 100 year peak flows. b. The project is proposing an infiltration trench under the shared driveway tract to comply with Core Requirement #9: On Site BMPs. The trench has been sized to fully infiltrate all roof runoff from Lots 1 and 2 and all runoff from the shared driveway tract. This meets the requirements for Core Requirement #9. The trench has an overflow that connects to the public storm drainage system in Aberdeen Avenue NE. c. The project is exempt from Core Requirement #8: Water Quality Facilities, because less than 5,000 square feet of new plus replaced pollution generating impervious surface (PGIS) is proposed. However, the project is proposing a Contech Stormfilter system to treat the PGIS that will be infiltrated from the shared driveway tract before infiltration into the soil. This meets the requirements found in Section 5.2.1 -General Requirements for Infiltration Facilities, Groundwater Protection. 2. A geotechnical report, dated October 17, 2016, completed by Nelson Geotechnical Associates, Inc. for the site has been provided. The submitted report describes the site is a Low Erosion Hazard area. Erosion control measures will need to be in place prior to starting grading activities on the site. In situ infiltration testing was completed at two test pits, which returned an infiltration rate of 61 inches per hour and a design infiltration rate of 7.35 inches per hour. Geotechnical recommendations presented need to be addressed within the project construction plans. Section 5.2.1 of the RSWDM requires that infiltration tests be performed at the elevation of the bottom of the proposed infiltration facility. The original report stated that the infiltration tests were performed at approximately two feet below the existing grade (approximately 296 feet ) which is several feet above the bottom of the proposed facility. A supplemental geotechnical memorandum dated February 10, 2017 completed by Nelson Geotechnical Associates, Inc. was provided. The memorandum states that several deeper test pit explorations up to 10' below the ground surface were completed throughout the property. All test pits performed within the site encountered and were terminated within native glacial recessional outwash soils consisting of fine to medium sand with gravel and silt. Test Pit 1 and Infiltration Pit 1 were located immediately north of the proposed infiltration facility. Test Pit 1 terminated at an elevation of approximately 288 feet which is approximately 5 feet below the bottom of the proposed facility and Infiltration Pit 1 terminated at approximately 290 feet which is approximately 3 feet below the bottom of the proposed facility. Though infiltration testing was completed at an approximate elevation of 296 feet, the soils encountered did not change at deeper depths and the memo concludes that the recommended long term design infiltration rate provided is valid at the bottom of the trench (elevation of 293 feet). 3. The development ls subject to a stormwater system development charge (SOC) for Lot #2. a. The SDC fee stormwater is $1,608.00 per lot. b. The total SOC fee due is $1,608.00. SOC fees are due at construction permit issuance. TRANSPORTATION 1. The proposed development fronts Aberdeen Ave NE along the western frontage. Aberdeen Ave NE is classified as a Collector Arterial Street. Existing right of way (ROW) width is approximately 60 feet. To meet the City's complete street standards for Collector Arterial Streets , a minimum right of way width of 83 feet is required. Dedication of 11.5 feet of right of way would be required along the project frontage. a. A street modification request dated February 23, 2017 was received from CG Engineering. The modification requests to maintain the existing paved roadway width and install a 0.5' curb, 8' planter, 5' sidewalk, and 0.5' clear at the back of sidewalk along the project's Aberdeen Avenue NE frontage. Right of way width along the frontage would remain the same. b. The street modification has been reviewed by City staff and is recommended for approval. Please see the Street Modification Criteria and Analysis for a complete summary of the request, staff analysis, and staff recommendation. c. As part of the modification, City staff is in support of a fee in lieu of construction of the frontage improvements as there are no existing frontage improvements in the project vicinity. The current fee in lieu is $101.00 per linear foot of frontage. Fee in lieu of construction of the frontage improvements is permitted for short plat developments per RMC 4 9 060. 2. Access to each of the lots may be granted via the proposed shared driveway provided the shared driveway meets requirements for emergency services access from the Renton Fire Authority and the standards found in RMC 4 6 060. Specific requirements include: a. The shared driveway shall have a minimum 20 foot paved roadway section. b. A 25 foot inside and 45 foot outside turning radius shall be provided. c. The roadway shall be constructed to support a 30 ton vehicle with 75 psi point loading. d. Emergency access is required within 150 feet of all points on the buildings. 3. Refer to RMC 4 4 080 for driveway regulations. a. Driveway entrances shall be designed in accordance with City of Renton Standard Plans 104.2 and 104.3. b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end to restrict runoff from crossing the public sidewalk. c. The maximum width of a single loaded garage driveway is 9 feet and the maximum width of a double loaded garage driveway is 16 feet. If a garage is not present, the maximum driveway width is 16 feet. Driveway cuts shall not be closer than 5' to any property line. 4. The 2017 transportation impact fee is $5,430.85 per new single family home. a. Ran: April 19, 2017 Page 7 of 8 ADVISORY NOTES TO APPLICA LUA 16-000967 -------Renton® PLAN -Planning Review -Land Use Version 2 I April 19, 2017 ENG • Engineering Review Comments Contact: Ian Fitz.James 1425-430-72881 ifitz-james@rentonwa.gov The total transportation impact fee due is $5,430.85. The transportation impact fee is due at the time of building permit issuance for Lot #2. 5. Paving and trench restoration shall comply with the City's Trench Restoration and Overtay Requirements. GENERAL COMMENTS 1. Site grading shall be in accordance with RMC 4 4 060. 2. Retaining walls shall not exceed 6 feet in height from finished grade. Walls taller than 4 feet measured from bottom of footing require a separate building permit. Structural calculations and plans prepared by a licensed engineer are required as part of the building permit submittal. 3. 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 approved by a City of Renton inspector. 4. The fees listed are for 2017. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current fee schedule. 5. A separate plan submittal will be required for a construction permit for utility work and street improvements. Landscaping plans shall be included with the construction plan submittal. All civil plans shall be prepared by a licensed Civil Engineer in the State of Washington. Landscaping plans shall be prepared by a licensed Landscape Architect in the State of Washington. 6. Civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 7. Please see the City of Renton Development Engineering website for the Construction PennitApplication and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 8. Beginning April 3, 2017, the City will transition to electronic plan review. See http://rentonwa.gov/paperless for more details and updates Ran: April 19, 2017 Page 8 of 8 Alex Morganroth From: Corey W Thomas Sent: To: Monday, April 03, 2017 12:12 PM Alex Morganroth Subject: RE: Aberdeen Ave Short Plat, LUA16-000967 No, only the rear, east lot 2. From: Alex Morganroth Sent: Monday, April 03, 2017 11:46 To: Corey W Thomas <CThomas@RentonRFA.org> Subject: RE: Aberdeen Ave Short Plat, LUA16-000967 Thanks for the info Corey. Just to confirm, they would need to sprinkle both new houses? From: Corey W Thomas Sent: Monday, April 03, 2017 11:36 AM To: Alex Morganroth <AMorganroth@Rentonwa.gov> Subject: RE: Aberdeen Ave Short Plat, LUA16-000967 Alex, A 16-feet wide paved driveway would only work with a variance request to add fire sprinklers, let me know if they wish to apply for this variance. Corey Thomas, Lead Plans Review Inspector Renton Regional Fire Authority I Office of the Fire Marshal 1055 S Grady Way Renton, WA 98057 425-430-7024 I 425-430-7722 Fax cthomas@rentonrfa.org (New Email) Professionalism . Integrity. Leadership . Accountability. Respect From: Alex Morganroth Sent: Friday, March 31, 2017 08:58 To: Corey W Thomas <CThomas@RentonRFA.org> Subject: Aberdeen Ave Short Plat, LUA16-000967 Hi Corey, I'm working on my staff report for the Aberdeen Ave Short Plat and wanted to run something by you. Do you think RFA would support a 16 foot wide driveway within the tract instead of 20? If possible, we'd really like the applicant to add a landscape strip along the south side property in order to break up the expanse of pavement to the south created by neighboring driveways. 1 EXHIBIT 13 If you look on COR maps, there already appears to be utility pole in the ROW that would impede the turning radius of any vehicles entering the property from the south. It looks like due to the location of the utility pole, a reduction of the pavement to 16 feet might not have huge impact on RFA vehicle access. I attached a marked up site plan. Obviously you guys are the experts on this and know what you need, but I just wanted to reach out to see what your thoughts were. Thanks, Alex Alex Morganroth, Associate Planner City of Renton I CED I Planning Division 1055 S Grady Way I 61h Floor I Renton, WA 98057 (425) 430-7219 I amorganroth@rentonwa.gov ELECTRONIC PLAN SUBMITTAL AND REVIEW BEGINNING ON APRIL 3RD! For more information on Electronic Plan Review, please dck here 2 Denis Law Mayor Community & Economic Development C. E. "Chip" Vincent, Administrator February 28, 2017 CG Engineering Attn: Carmel Gregory 250 4th Ave S, Ste 200 Edmonds, WA 98020 SUBJECT: "Off Hold" Notice Aberdeen Ave Short Plat, LUA16-000967 Dear Ms. Gregory: Thank you for submitting the additional materials requested in the February 2, 2017. Your project has been taken off hold and the City will continue review of the short plat project. If you have any questions, please contact me at (425) 430-7219. Sincerely, /fg~ /fhyiv~ ~; ~lganroth Associate Planner cc: PMP Investors, Owner(s) File 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov Renton® NOTICE OF APPLICATION ·-.....-.------·....-"'-·--....-,r:ai~-....-~-~,,,.,_, n.. ........................... _._ --l:lliD~w::.:11 .... ~ .-',.:I ll'CIK'I-.-------.~~ ,s::s"T~ .,_ ........ ._ ......... -,w --... ------.~--·.r---~---·.-n. ........ --.. -·~-'----•11.D:<.--....... t--·'•---..,11-·--..,u-"-'• -• ,i.a;_._ ._. ·-•-•• --n._.. .. -..... -~-------.---............ ___ ....,. __ .. __ .. ____ ,_ __ -· __ .... ..,._ ____ .. ,,, ____ ..,.... ____ .. _ ~--·----~-............ -~,_,..._.., ---~ ........................................ ,_. ................... _...... --u:..--· PW I --1'1111 c--.-.--....----........ --....-..--. ..__,.,~·-.......-.-.... ..._. ... -..-..... _ .. ~ ...... .__...,._....,....__....-.... -._,,.,-------.-....... -.. .. ~-~ .._ ____ .. -"'-~~-------....---,...... .......... _.__._ ..... ........a.:ao_-. ... --;;:======::;;;;;;~=== ---~------~~-------- CERTIFICATION I, AJi?X JY2 D,f§ q() (6~ , hereby certify that I copies of the above document were posted in __L____ conspicuous places or nearby the described property on Date:---+-1 /--"->~,__/...,_( 7-<----- STATE OF WASHINGTON ss COUNTY OF KING Signed:~/,~~~-:=, / r I certify that I know or have satisfactory evidence that f'-,\e;,; \'Y\i,r~0-r--ra'rt-.. signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. Dated: d~e, ;2o1+ < .iff ~~~l. ~,, J and for the State of Washington ....... ,, ........ VIA.I\~ ~,,,, -"' .;-''r.,O ~ -;i;.I ff Ho.o;._ ~ Notary (Print): I\ --ti ... ', ,. 11\~ ttnl~ m~cPC:. ,"" ~.... -. \ \ i i\~.9~<,c tlJ jMy appointment expires: __ Aw=,..G-v._:~j"". _-__ J_._q~ __ ;,i___u_q~----'· ... ~ •• _,, = J '.~ "'I" .:- .. ', ~'11NG'T0~ #" r,I ..._,-..;. !11,1\'''''"\; On the 6th day of January 2017, I deposited in the mails of the United States, a sealed envelope containing Notice of Acceptance ocurren s. This information was sent to: _,-.J. p.• Carmel Gregory PMP Investors LLC (Signature of Sender): STATE OF WASHINGTON COUNTY OF KING Dated: s,-r/d,~ ·,J ' ' 55 c .Jo1J I Contact Applicant Notary (Print): ___ __,_/-t-"0"'--eccl 1.4'4. --+-''-""'---'---'-....,_ ___________ _ My appointment expires: A "J \.•5vs+ ,;i "I; ;-}_c/r Aberdeen Avenue Short Plat LUA16-000967, SHPL-A template· affidavit of service by mailing On the 6th day of January 2017, I deposited in the mails of the United States, a sealed envelope containing Notice of Application documents. This information was sent to: Carmel Gregory Contact PMP Investors LLC Applicant 300' Surrounding Properties See Attached (Signature of Sender): STATE OF WASHINGTON 55 COUNTY OF KING I certify that I know or have satisfactory evidence that Judith Subia signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. ,,,,\\\111111 1 :"''o\.L Y Pd,'1,1 Dated: (3-6' C'W J "; !Ct l Notary (Print): My appointment expires: Aberdeen Avenue Short Plat LUAlG-000967, SHPL-A template -affidavit of service by mailing -'0-'"''''"""~1 ,-;~ :,~ -) t··· ._, U . .,-·''' _.\SJIIO,j\'•, ~ \ No ry Public in and for the State of Washin_ey:fn : • ~ '8, \ :·; -'O ~ :_.· \. a '°'eL,c ~ 'i"\ ) '"' ... = o ,,,,,·s., 12" ~ - ,' .. A' ''11'""'"'~~ .§' 1,11 ~-4SHltlG ,.,.,-$ ,, \\ \\\\\"''" 3343900980 3343900980 3343900983 LAWTON BERNICE M Current Resident EARLY TODD C 2230 NE 18TH ST 2230 NE 18th St 1909 CAMAS AVE NE RENTON,WA 98056 Renton, WA 98056 RENTON, WA 98056 3343900983 3343901229 3343901229 Current Resident CLARK CHRIS Current Resident 1909 Camas Ave NE 1717 BLAINE AVE NE 2209 NE 20th St Renton, WA 98056 RENTON, WA 98056 Renton, WA 98056 3343901230 3343901231 3343901231 CLARK CHRIS PATEL RAMESH+KAMBOYA NIMA Current Resident 1717 BLAINE AVE NE 5631 MYRA AVE 1809 Blaine Ave NE RENTON, WA 98056 CYPRESS,CA 90630 Renton, WA 98056 3343901232 3343901232 3343901233 JACKSON RODERICK G+SARA A Current Resident SEIBER JORDAN+LINDSAY 1917 BLAINE AVE NE 1917 Blaine Ave NE 2201 NE 20TH ST RENTON, WA 98056 Renton, WA 98056 RENTON, WA 98056 3343901233 3343901234 3343901234 Current Resident FOX PARKER+AMY Current Resident 2201 NE 20th St 1826 BLAINE AVE NE 1826 Blaine Ave NE Renton, WA 98056 RENTON, WA 98056 Renton, WA 98056 3343901235 3343901235 3343901236 WINTERS KENNETH W+KAYLENE M Current Resident WILLIAMS JERRY P+JANIS M 1802 BLAINE AVE NE 1802 Blaine Ave NE 1801 BLAINE AVE NE RENTON, WA 98056 Renton, WA 98056 RENTON, WA 98056 3343901236 3343901237 3343901237 Current Resident CHUNG ALAN+WAI KUEN FANICA Current Resident 1801 Blaine Ave NE 1900 BLAINE AV NE 1900 Blaine Ave NE Renton, WA 98056 RENTON, WA 98056 Renton, WA 98056 3343901238 3343901238 3343901239 KAUR RAJBINDER Current Resident JOHNSON MATIHEW T 335 156TH AVE NE 1817 Blaine Ave NE 1908 BLAINE AVE NE BELLEVUE, WA 98007 Renton, WA 98056 RENTON, WA 98056 3343901239 3343901240 3343901240 Current Resident THRUN JOHN M Current Resident 1908 Blaine Ave NE 1818 BLAINE AVE NE 1818 Blaine Ave NE Renton, WA 98056 RENTON, WA 98056 Renton, WA 98056 3343901241 3343901241 3343901242 DOHRMAN WILLIAM K & LORNA L Current Resident TRAN KHANH LINH THl+HIEN TA 1810 BLAINE AVE NE 1810 Blaine Ave NE 1909 BLAINE AVE NE RENTON, WA 98055 Renton, WA 98056 RENTON, WA 98056 3343901242 3343901243 3343901243 ., Current Resident JOHNSON JENNIFER KAY Current Resident 1909 Blaine Ave NE 21820 77TH PL W 1833 Blaine Ave NE Renton, WA 98056 EDMONDS, WA 98026 Renton, WA 98056 3343901600 3343901600 3343901602 ROUTT PAUL W Current Resident UNG LONG KIM+EER KHENG LEE 1900 ABERDEEN AVE NE 1900 Aberdeen Ave NE 1802 ABERDEEN AVE NE RENTON, WA 98056 Renton, WA 98056 RENTON, WA 98056 3343901602 3343901603 3343901603 Current Resident SUCIU REMUS Current Resident 1802 Aberdeen Ave NE 1924 ABERDEEN AV NE 1924 Aberdeen Ave NE Renton, WA 98056 RENTON, WA 98056 Renton, 'NA 98056 3343901604 3343901604 3343901605 SUCIU REMUS Current Resident MASON MARKW 1924 ABERDEEN AVE NE 1916 Aberdeen Ave NE 2131 NE 20TH ST RENTON, WA 98055 Renton, 'NA 98056 RENTON, WA 98056 3343901605 3343901606 3343901606 Current Resident PMP INVESTORS LLC Current Resident 2131 NE 20th St 6947 COOAL CREEK PARKWAY SE #747 1824 Aberdeen Ave NE Renton, WA 98056 NEWCASTLE,'WA 98059 Renton, WA 98056 3343901607 3343901607 3343901608 MCKENNA THERESA M Current Resident PALM DALE A+CHERRIE L 1808 ABERDEEN AVE NE 1808 Aberdeen Ave NE 1816 ABERDEEN AVE NE RENTON, WA 98056 Renton, 'NA 98056 RENTON, WA 98056 3343901608 3343901609 3343901609 Current Resident NGO LOCT Current Resident 1816 Aberdeen Ave NE 4034 NE 9TH PL 1822 Aberdeen Ave NE Renton, 'NA 98056 RENTON, WA 98056 Renton, 'NA 98056 3343901610 3343901611 3343901612 DOLPH DANIEL D+SANDRA M NGUYEN LAN N+VO STEPHANIE VU DUC-LOI D+THU NGOC T LE 1832 ABERDEEN AVE NE 2135 NE 20TH ST 2139 NE 20TH ST RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 3343901613 3343901613 3343901614 BASIC VENTURES INC Current Resident SINGH TEJA T+THANH M 18211 240TH AVE SE 2108 NE 18th St 2114 NE 18TH ST MAPLE VALLEY, 'NA 98056 Renton, 'NA 98056 RENTON, WA 98056 3343901615 3343901642 3343901651 CEPEDA JOSEPH LIMCHARDEN NARIN PANELO SALVADOR C 2120 NE 18TH ST 2100 NE 17TH CT 2101 NE 17TH CT RENTON, 'NA 98056 RENTON, WA 98056 RENTON, WA 98056 33.µ901652 3343901653 3343901654 HOFFMAN RONALD G HAKSHANTY TCRUZ ALBERT P+MARGARITA A 2106 NE 17TH CT 2107 NE 17TH CT 2112 NE 17TH CT RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 3343901655 3343901842 3343901843 HILBERT SEAN C JAHNKE LEONARD M BATES TRAVIS E+KATHLEEN E 2111 NE 17TH CT 1717 ABERDEEN AV NE 1733 ABERDEEN AVE NE RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 3343901880 3343901880 3343901881 NGUYEN LAN NGOC+STEPHANIE V Current Resident MCCONVILLE SHAWN A+PAMELA E 2135 NE 20TH ST 1933 Aberdeen Ave NE 1927 ABDERDEEN AVE NE RENTON, WA 98056 Renton, WA 98056 RENTON, WA 98056 3343901883 3343901883 3343901884 BRECKENRIDGE JAMES R+LISA A Current Resident SANDERSON MAURITA LYNN 11272 SE 60TH ST 1831 Aberdeen Ave NE 1801 ABERDEEN AVE NE BELLEVUE, WA 98006 Renton, WA 98056 RENTON, WA 98056 3343901885 3343901885 3343901886 PENDLETON DAVID E+SANDRA E Current Resident VIG GARY DEAN+JULIANNE REED 8235 SE 24TH ST 1901 Aberdeen Ave NE 1833 ABERDEEN AVE NE MERCER ISLAND, WA 98040 Renton, WA 98056 RENTON, WA 98056 3343901887 3343901888 3343901889 BOSTROM THOR A+KARLA RAE BRECKENRIDGE JAMES R+LISA A MENDOZA ANGEL D 1809 ABERDEEN AV NE 11272 SE 60TH ST 1829 ABERDEEN AV NE RENTON, WA 98056 BELLEVUE, WA 98006 RENTON, WA 98056 3343901890 3343901891 3343901892 KHOUNMANY SIDNEY+VILAYTHONG AGBALOG ALFREDO T+MONICA PA HO HENRY+LIN HUANG 2011 NE 20TH 2017 NE 20TH ST 2007 NE 18TH PL RENTON, WA 98056 NEWCASTLE, WA 98056 RENTON, WA 98056 3343901893 3343901894 3343901895 POLIAKOVA NATALYA SEARLES TARA A GREEN JASON+ SHELLEY A 2008 NE 18TH PL 2001 NE 18TH PL 2002 NE 18TH PL RENTON, WA 98055 RENTON, WA 98056 RENTON, WA 98056 3343901896 3343901897 6882200210 CISNEROS JONATHAN+MARICEL VISHWA ROWEN R+SANGEETA R JACOBSON BRYCE+AMANDA 1905 ABERDEEN AVE NE 1909 ABERDEEN AVE NE 1718 BLAINE AVE NE RENTON, WA 98056 RENTON, WA 98056 RENTON, WA 98056 6882200220 6882200230 8936500060 CLARK CHRISTOPHER A BABBITI DAVID B+LOIS R SANDJAY LLC 1717 BLAINE AVE NE 1709 BLAINE AVE NE 8024 255TH AVE NE RENTON, WA 98056 RENTON, WA 98056 REDMOND, WA 98053 • . 8936500060 9526400060 9526400070 Current Resident KIM MENDY+BELGARDE JOHN P WIMMER PETER 1716 Monterey Ct NE 1825 CAMAS AVE NE 5624 116TH PL SE Renton, WA 98056 RENTON, WA 98056 BELLEVUE, WA 98006 9526400070 9526400080 9526400090 Current Resident GALLIANO KATHY A FRANCESCHINA EDWARD 1833 Camas Ave NE 1837 CAMAS AVE NE 1901 CAMAS AVE NE Renton, WA 98056 RENTON, WA 980S6 RENTON, WA 98055 Rent0Il0 NOTICE OF APPLICATION A Master Application has been filed and accepted with the Department of Community & Economic Development (CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary Public Approvals. DATE Of NOTICE Of APPLICATION: January 5, 2017 PROJECT NAME/NUMBER: Aberdeen Avenue Short Plat/ LUA16-000967, SHPL-A PROJECT DESCRIPTION: The applicant is requesting preliminary short plat approval for the subdivision of an existing 16,161 square foot (.37 acre) site into 2 residential lots and 1 tract. The project site is located within the Residential-8 (R-8) zone. The proposed lots include a 5,677 square foot lot {lot 1) and a 7,903 square foot lot {Lot 2) with a net density of 6.5 du/ac. Tract A is proposed as a 2,581 square foot driveway to be used for access by the rear lot. The property is bordered to the west by Aberdeen Ave NE, and to the east, north, and south by single-family residential lots. All existing structures on the site will be removed to accommodate the proposed lot division. Access to both lots will be provided via the shared driveway off of Aberdeen Ave NE. The applicant is proposing to retain the two existing onsite trees. A Wellhead Protection Area Zone 2 was mapped on the subject property. The applicant has submitted a Geotechnical Engineering Study and a Preliminary Technical Information Report with the application. PROJECT LOCATION: 1824 Aberdeen Avenue NE PERMITS/REVIEW REQUESTED: Short Plat APPLICANT/PROJECT CONTACT PERSON: Carmel Gregory, CG Engineering/250 4th Ave S, Suite 200 / Edmonds, WA 98020/ 425-778-8500/carmelg@cgengineering.eom Comments on the above application must be submitted in writing to Alex Morganroth, Associate Planner, Department of Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on January 20, 2016. If you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail, contact the Project Manager at (425) 430-7219. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project. PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION DATE OF APPLICATION: DECEMBER 23, 2016 NOTICE OF COMPLETE APPLICATION: JANUARY 6, 2017 If you would like to be made a party of record to receive further information on this proposed project, complete this form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057. File Name/ No.: Aberdeen Avenue Short Plat/ LUA16-000967, SHPL-A NAME:----------------------------------- MAILINGADDRESS: ________________ CITY/STATE/ZIP: _________ _ TELEPHONE NO.: --------------- Denis Law Mayor Community & Economic Development C. E. "Chip" Vincent, Administrator January 6, 2017 Carmel Gregory CG Engineering 250 41 ' Ave S, Ste 200 Edmonds, WA 98020 Subject: Notice of Complete Application Aberdeen Short Plat, LUA16-000967 SHPL-A Dear Ms. Gregory: The Planning Division of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. Please contact me at (425) 430-7219 if you have any questions. Sincerely, Alex Morganroth Associate Planner cc: PMP Investors/ Owner 1055 South Grady Way, Renton, WA 98057 • rentonwa.gov ------Renton 0 Plan Review Routing Slip Plan Number: Site Address: LUAlG-000967 1824 ABERDEEN AVE NE Name: Aberdeen Avenue Short Plat Description: The applicant is requesting preliminary short plat approval for the subdivision of an existing 16,161 square foot (.37 acre) site into 2 residential lots and 1 tract. The project site is located within the Residential-8 (R-8) zone. The proposed lots include a 5,677 square foot lot (Lot 1) and a 7,903 square foot lot (Lot 2) with a net density of 6.5 du/ac. Tract A is proposed as a 2,581 square foot driveway to be used for access by the rear lot. The property is bordered to the west by Aberdeen Ave, and to the east, north, and south by single family residential lots. All existing structures on the site will be removed to accommodate the proposed lot division. Access to both lots will be provided via the shared driveway off of Aberdeen Ave NE. The applicant is proposing to retain the two existing onsite trees. A Wellhead Protection Area Zone 2 was mapped on the subject property. The applicant has submitted a Geotechnical Engineering Study and a Preliminary Technical Information Report with the application. Review Type: Date Assigned: Date Due: Police Review-Version 1 01/06/2017 01/20/2017 Project Manager: Alex Morganroth ------------------------ Environmental Impact Earth Animals Light/GI a re Air Environmental Health Recreation Water Energy/Natural Resources Uti I iti es Plants Housing Transportation Land/Shoreline Use Aesthetics Public Service Where to enter your comments: Manage My Reviews Which types of comments should be entered: Historic/Cultural Preservation Airport Envi ronmenta I 10,000 Feet 14,000 Feet 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 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 / IL 17 Signature of Director or Authorized Representative Date t'rmt l"orm t(eset l"orm ~ave rorm DEPARTMENT OF COMI\ ITV AND ECONOMIC DEVELOPMENT --------Renton® Planning Division LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: PMP Investors LLC PROJECT OR DEVELOPMENT NAME: Aberdeen Avenue Short Plat ADDRESS 8638 138th Pl. SE PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE 1824 Aberdeen Ave NE, Renton WA 98056 CITY: Newcastle, WA ZIP: 98059 ~ TELEPHONE NUMBER: (925) 377-8882 KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): 334390-1606 APPLICANT (if other than owner) NAME: EXISTING LAND USE(S): Single-Family Residential COMPANY (if applicable): PROPOSED LAND USE(S) Single-Family Residential EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: ADDRESS: RMD -Residential Medium Density PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION CITY: ZIP: (if applicable) n/a TELEPHONE NUMBER: EXISTING ZONING: R-8 CONT ACT PERSON PROPOSED ZONING (if applicable): n/a NAME: Carmel Gregory SITE AREA (in square feet): 16,161 SF SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE COMPANY (if applicable) CG Engineering DEDICATED: none SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: ADDRESS: 250 4th Ave S., Suite 200 2,581 SF access tract PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET CITY: Edmonds ZIP: 98020 ACRE (if applicable) 6 du/acre TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable) (425) 778-8500 2 carmelg@cgengineering.com NUMBER OF NEW DWELLING UNITS (if applicable): 1 new C 1 H :\CED\Data \Farms-Templates \Se lf-H el p Handouts \Pian ning\Maste r Application .doc Rev:08/2015 PROJECT INFORMATION continued) _________ _ -- NUMBER OF EXISTING DWELLING UNITS (if applicable): PROJECT VALUE: 1 (to be rebuilt) 1 SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): not known IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): n/a SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL 0 AQUIFIER PROTECTION AREA ONE 0 AQUIFIER PROTECTION AREA TWO BUILDINGS (if applicable): n/a SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): n/a NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if applicable) nla NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): o -- 0 FLOOD HAZARD AREA 0 GEOLOGIC HAZARD 0 HABITAT CONSERVATION 0 SHORELINE STREAMS & LAKES D WETLANDS LEGAL DESCRIPTION OF PROPERTY ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. ___ sq.ft. (Attach legal descriotion on seoarate sheet with the following information included) SITUATE IN THE SE QUARTER OF SECTION 5 --, TOWNSHIP~ , RANGE_s_ , IN THE CITY OF RENTON, KING COUNTY, WASHINGTON AFFIDAVIT OF OWNERSHIP l. (Print Name/s) ' 'f-... , declare under penalty of perjury und~ laws of the State of Washington that I am (please check one) the current owner of the property involved in this application or L_J the authorized ation (please attach proof of authorization) and that the foregoing statements and answers herein erewith are in all respects true and correct to the best of my knowledge and belief. Signature of Owner/Representative Signature of Owner/Representative Date STATE OF WASHINGTON ) I ss COUNTY OF KING ) I certify that I know or~ve satisfactory evidence that c~,L rrc... A k.ws-...,, signed this instrument and acknowledge it to be':~js)her/their free and voluntary act for the uses and purpose mentioned in the instrument. I / Dated "''""""''' ,'" ... G"" ,,,, .,:. r 'f'• ..-,4,,. f $° ~,,_, ~''''"\\\\1111 V,A /// :-,~ ~~~ ..... ,o,. ~_1.!,, -,_,._ ~ -~ -,.o,,,. 7 z &>.:::.. l1/ {_~JeO...Cj·Ct,!·~------------ Notary (Print): 17 : .E~ o1A,t ~~ ~ ~ :o + J.. ,a\ ~ ~ ~u .. • -ua,~ ~ ~ <P \ .o c, j !l1yjppointment expires: ~ :A~ (/9\,.~ ~ 0 ~ ~ -Y/'11l•-n-~~-.;,'" ,;: : "', ~ %\\\\\\\'''' ~c, -=-2 '11, O,: WASY.~ ~ lh ,,, ..... H:\CED\Data\Forms-Templates\Selt-HAij\\~l\~s\Planning\Master Application.doc Rev: 08/2015 1824 Aberdeen Ave. Renton, WA 98056 APN: 334390·1606 SE 1/4, Section 5, Township 23 North, Range 5 East, W.M. LEGAL DESCRIPTION THAT PORTION OF TRACT 244, INC. D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDITION TO SEA TILE, DIVISION NO 4, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 82, RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WEST BOUNDARY LINE OF SAID TRACT, 301 FEET SOUTH OF THE NORTHWEST CORNER OF SAID TRACT; THENCESOUTH64FEE~ THENCE EAST 252.3 FEET, MORE OR LESS, TO THE EAST BOUNDARY LINE OF SAID TRACT; THENCE NORTH, ALONG SAID EAST BOUNDARY LINE, 64 FEET; THENCE WEST 252.3 FEET, MORE OR LESS, TO POINT OF BEGINNING; (BEING THE NORTH 365 FEET OF SAID TRACT 244, EXCEPT THE NORTH 301 FEET THEREOF). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ------Renton® 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 MODIFIED LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED COMMENTS: BY: BY: Arborist Report 4 Biological Assessment, Calculations 1 Colored Maps for Display, Construction Mitigation Description >ANo• Deed of Right-of-Way Dedication 1 Density Worksheet, Drainage Control Plan, Drainage Report 2 Elevations, Architectural 3AND, Environmental Checklist, Existing Covenants (Recorded Copy) lAND4 Existing Easements (Recorded Copy) 1 AND, Flood Hazard Data 4 Floor Plans 3AND4 Geotechnical Report >AND, Grading Elevations & Plan, Conceptual 2 Grading Elevations & Plan, Detailed 2 Habitat Data Report 4 Improvement Deferral 2 Irrigation Plan, . .. /,\'t.1 .NOl''~~virc{I 'l 9d 't(e,~ het\!r. ••t-t<I' ,< c"' ,.&_ u· ,n ,'ro,e::t f1,m ,e. /\ii\ • J A(Y\ .f\rA .i\JIA PROJECT NAME: 1q bcq}€(i'\ Aver:ve :>hor+ V \ lA.-\- DATE: \d )1 //.£ I ; 1 H: \CED\ Data \Forms-Temp lates \Self-H el p Handouts \PI a n ni ng\ W a iversub m itta I req s. d ocx Rev:08/2015 LAND USE PERMIT SUBMITTAL REQUIREMENTS: WAIVED MODIFIED COMMENTS: BY: BY: King County Assessor's Map Indicating Site 4 Landscape Plan, Conceptual• Landscape Plan, Detailed 4 . . Legal Description 4 Letter of Understanding of Geological Risk 4 ... Nv\_ . Map of Existing Site Conditions 4 Master•Application · Form 4 ' .: . Monument Cards (one per monument) 1 Neighborhood Detail Map 4 .. Overall Plat Plan 4 Parking,. Lot Coverage & Landscaping Analysis 4 .. .· . Plan Reductions (PMTs) , Post Office Approval 2 ... .: .. .· • Plat Name Reservation 4 PlatPlan 4 •.. Preapplication Meeting Summary• ~ I:::., PublicWorks Approval Letter, ... H ... Rehabilitation Plan 4 Screening Detail 4 ... . .. · . Shoreline Tracking Worksheet 4 Site Plan >ANo• ... .. • • Stream or Lake Study, Standard, .n!M ' Stream or Lake Study, Supplemental, .. ... Stream or Lake Mitigation Plan 4 Street Profiles , 1'1"~ Title Report or Plat Certificate 1AND4 Topography Map, Traffic Study , Tree Cutting/Land Clearing Plan 4 Afr' . f:'; l~_eJ"[\i'..),,:,~o ,~'uf\le f'~ (~ () t1 ( , r,-. ,n li:ict· Urban Design Regulations Analysis 4 Utilities Plan, Generalized 2 Wetlands Mitigation Plan, Final 4 Wetlands Mitigation Plan, Preliminary 4 2 H : \ CE O\Data \Forms-Templates \Self-H el p Handouts \Planning\ Wa iversub m itta I re qs. docx Rev: 08/2015 LAND USE PERMIT SUBMITTAL REQUIREMENTS: Wetlands Report/Delineation, Wireless: Applicant Agreement Statement, AND, Inventory of Existing Sites 2AND3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions >AND, Map of View Area 2AN0 3 Photosimulations 2AND3 This Requirement may be waived by: 1. Property Services 2 Development Engineering Plan Review 3 Building 4 Planning WAIVED MODIFIED BY: BY: M 3 H :\CED \Data \Form s-T em plates \Se If-Help Hand outs \PI a n n in g\ Waive rs u bm itta Ire qs. d ocx COMMENTS: Rev: 08/2015 Carmel Gregory From: Sent: To: Rocale Timmons <RTimmons@Rentonwa.gov> Wednesday, May 04, 2016 4:07 PM Carmel Gregory Cc: Subject: 'Curran Kwan'; Greg Guillen; 'agneschan@pmp1988.com'; Ian Fitz-James RE: Aberdeen Ave Subdivision PRE16-000234 Hello Carmel, So after much discussion we have decided that you are able to average your lot widths in order to meet the lot width requirement of the zone. The footnote can be found in RMC 4-2-110.0.31 RMC 4.2.100.D.31 -In order to meet the variation requirements of RMC 4-2-115, lot dimensions and setbacks are allowed to be decreased and/or increased; provided, that when averaged the applicable lot standards of the zone are met. This footnote should enable you to meet the shared driveway and emergency access standards with the access placed in a tract. It will still require the existing residence to be removed. Please take a look and let me know if this would satisfy your concerns. I would like to note that codes do change and you are not vested until you submit a formal application. Thank you. Rocale Timmons City of Renton -Current Planning Senior Planner 1055 South Grady Way Renton, WA 98057 Tel: (425) 430-7219 Fax: (425) 430-7300 rtimmons@rentonwa.gov From: Rocale Timmons Sent: Tuesday, April 19, 2016 11:20 AM To: 'Carmel Gregory' Cc: Curran Kwan; Greg Guillen; agneschan@pmp1988.com Subject: RE: Aberdeen Ave Subdivision PRE16-000234 Hello Carmel, moJA;l4_~,o I\ fu, /wkn\- , q_ '$ l--ttu ") T G ( c;J \ o A in rt r(t. 1, ·"-:rht1\- Y10 \ < r.L--) <v~ll ~ ( £(Y)ove:J) wJl''x: ~ w o.)w ~ ~ ~ -t11,v) '9&~ ~ ~r~ -fu-- Thank you for the email. I will circulate and get back to you within the next week or so. t';J~ <i-@~ Rocale Timmons From: Carmel Gregory [mailto:CarmeJG@cqengineering.com] Sent: Monday, April 18, 2016 10: 18 AM To: Rocale Timmons Cc: Curran Kwan; Greg Guillen; aqne,chan@ompl988.com Subject: Aberdeen Ave Subdivision PRE16-000234 Rocale, 1 I am following up on our pre-app meeting last week on the Aberdeen Ave. subdivision for Curran Kwan. Mr. Kwan purchased the property at 1824 Aberdeen Ave NE last year with the intention of subdividing it. Prior to closing on the property he spoke with City staff to ensure that subdividing the property was feasible. Curran intends to subdivide the property into 2 lots, with a shared driveway used to access the front & back lots. However, at our pre-a pp last week we discovered that the City has recently enacted a regulation requiring all shared driveways to be placed into separate tracts, rather than in a driveway easement. Mr. Kwan's property is currently 64' wide. The minimum width in the R-8 zone is 50' wide. Planning & public works require a 16' -wide driveway, while the fire marshal requires a 20' -wide driveway in order to provide emergency vehicle access to the back house. The fire marshal may allow a 16' fire lane, as long as additional fire safety features are added on-site, such as a sprinkler system in the back house. However, either width would reduce the width of the lot to less than the minimum 50'. We would like to request that the City allow us to maintain a shared driveway within an access easement, rather than a separate tract. We would then be able to provide the full 20'-width that the fire marshal requires, while maintaining the required width for the front property. We think an access easement is justified, in part because Mr. Kwan purchased the property under the impression that he would be able to subdivide; a driveway tract as currently required by the City would prevent the property from being subdivided. Further, installing the driveway in a tract would require that a homeowners' association be set up between the front and back parcels in order to maintain the tract -this is overcomplicated for a 2-lot short plat; an access easement with maintenance agreement included is standard in situations like this and would be much simpler. If the City continues to require a tract for the shared driveway, unfortunately Mr. Kwan will not be able to go forward with the project he had intended when purchasing the property. With the easement, the City will be able to have the full 20' width that the fire marshal requires for access to the back lot. Further, subdividing the property would bring the lot into conformance with the R-8 zone density: currently, the lot density is equal to 3 dwelling units per acre, less than the minimum required 4 units/acre. Subdividing the property would bring the property up to 6 units per acre, which is in conformance with density requirements, providing the slightly higher single-family densities that the City is seeking in this area. In short, we are requesting that the City allow us to provide the shared driveway within a 20' driveway easement, rather than a tract, allowing Mr. Kwan's project to move forward. Thank you, • ENGlNtf:RING Carmel Gregory, MCRP I Planner 250 4th Ave 5 Ste 200, Edmonds, WA 98020 p. 425. 778.8500 I f. 425. 778.5536 www.cgengineering.com/ II Ira 2 PREAPPLICATION MEETING FOR ABERDEEN AVE SUBDIVISION PRE 16-000234 CITY OF RENTON Department of Community & Economic Development Planning Division April 14, 2016 Contact Information: Planner: Rocate Timmons, 425.430.7219 Public Works Plan Reviewer: Ian Fitz-James, 425.430.7288 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPA_R_T_M_E_N_T __ _.,_,,.r-y;;a ~"""""'5'ty of DATE: TO: FROM: SUBJECT: MEMORANDUM April 14, 2016 Rocale Timmons, Senior Planner Corey Thomas, Plans Review Inspector Aberdeen Ave Subdivision -1824 Aberdeen Ave 1. The fire flow requirement for a single family home is 1,000 gpp, 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. Existing hydrant located at 1816 Aberdeen Ave NE can be counted toward the requirements for one primary hydrant. 2. The fire impact fees are currently applicable at the rate of $495.10 per single family unit. Fee is paid at time of building permit issuance. 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 75-psi point loading. Access is required within 150-feet of all points on the buildings. Access as proposed does not meet these requirements. Suggest applicant apply for a variance to allow )4- feet wide roadway (as proposed) with the condition that an approved residential fire sprinkler system be install~n the future residence. ' DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 14, 2016 TO: Roca le Timmons, Senior Planner FROM: Ian Fitz-James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Aberdeen Short Plat -1824 Aberdeen Avenue NE PRE 16-000234 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review of the application for the 1824 Aberdeen Short Plat located at 1824 Aberdeen Avenue NE. The King County Parcel Number is 3343901606. The applicant is proposing to subdivide the lot into two parcels. One of the subdivided lots would contain the existing home and the other would contain a new home. WATER COMMENTS 1. Water service is provided by the City of Renton. It is in the Highlands service area in the 435' hydraulic pressure zone. The approximate static water pressure is 59 psi at a ground elevation of 298'. 2. There is an existing 16" ductile iron water main west of the site along the eastern edge of Aberdeen Avenue NE that can deliver 4,200 gallons per minute (gpm). Reference Project File WTR2702825 in COR Maps for record drawings. 3. There is an existing water service serving the existing home on Lot 1. Since this home will remain, no new water service is needed for this lot. H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000234.Rocale\16-0414 PRE16-000234 Civil Pre-App Comments.docx Aberdeen Short Plat-PR£16--000234 Page 2 of 4 April 14, 2016 ' 4. A new water service will be needed to serve Lot 2. The service line will extend from the main in Aberdeen Avenue NE through Lot 1 to the new·home on Lot 2. The service line for Lot 2 would need to be contained in a utilities easement where it passes through Lot 1. 5. No water main extensions would be required. 6. No additional fire hydrants would be required. FYI: There are three existing fire hydrants in the parcel vicinity. One is located approximately 70' southwest of the site along the eastern frontage of Aberdeen Avenue NE. One is located approximately 190' south of the site at the NE corner of Aberdeen Avenue NE and NE 18'" Street. One is located approximately 130' northwest of the site along the western frontage of Aberdeen Avenue NE. 7. Lot 2 will require a separate 1" water meter for service. The service line and meter would be installed by the City of Renton. The current (2.QJJ;) fee to install this service line and meter would be $.310.00. The current System Development Charge (SDC) for a 1" meter would be $3,245.00. . SEWER COMMENTS 1. Sewer service is provided by the. City of Renton. 2. There is an existing 8" PVC sewer running south to north in Aberdeen Avenue NE west of the site. Reference Project File WWP2702825 in COR Maps for record drawings. 3. There is an existing side sewer serving the existing home on Lot 1. Since this home will remain, no new sewer service is needed for this lot. 4. A new sewer service will be needed to serve Lot 2. The service line will extend from the new home on Lot 2 through Lot 1 to the main in Aberdeen Avenue NE. The service line for Lot 2 would need to be contained in a utilities easement where it passes through Lot 1. 5. No sewer main extensions would be required. 6. The development would be subject to a system development charge (SDC) for sewer service. The SDC for sewer service is based on the size of the domestic water service. The current SDC for sewer service with a 1" water meter installation is $2,242.00. 7. This site is in Aberdeen Avenue NE and West Kennydale Special Assessment Districts (SAD). Lot 2 will be assessed a fee of $1,050.00 for connection to the public sewer due to its location in the West Kennydale SAD. The Aberdeen Avenue NE SAD does not require any additional connection fees. STORM DRAINAGE COMMENTS 1. There is no stormwater conveyance system along the Aberdeen Avenue NE frontage. Drainage from the site either infiltrates or sheet flows towards the southwest. There is an existing 18" H :\CED\Pla n ning\Current Pia nn i ng\PREAPPS\2016 Preapps \PRE16-000234. Roca le\16-0414 PRE16-000234 Civil Pre-App Comments.docx Aberdeen Short Plat~ PRE16-000234 Page3of4 .April 14, 2016 corrugated polyethylene storm drain located along the western frontage of Aberdeen Avenue NE that flows from south to north. 2. Refer to Figure 1.1.2.A-Flow Chart to determine what type of drainage review is required for this site. The site falls within the City's Flow Control Duration Standard (Forested Conditions) and is within the May Creek Drainage Basin. The site is located in Zone 2 of an aquifer protection area. Drainage plans and a drainage report complying with the adopted 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Renton amendments will be required. 3. Flow Control BMPs will be required for the site per Section 5.2 of the 2009 KCSWDM. 4. Drainage improvements along the Aberdeen Avenue NE frontage will be required to conform to the City's street standards. Drainage improvements will also be required for the shared driveway. 5. 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. 6. The development would be subject to system development charges (SOC). The current SDCs are $1,485.00 per lot. Fees are payable at the time of permit issuance. TRANSPORTATION/STREET COMMENTS 1. The current transportation impact fee is $2,951.17 per single family home. Fees are payable at the time of permit issuance. 2. Aberdeen Avenue NE is a neighborhood collector arterial. Per RMC 4-6-060, the minimum right of way width for a neighborhood collector arterial is 83'. The minimum paved roadway width is 46' including 30' of travel lanes (2 lanes) and 8' of parking on both sides. A 0.5' curb, 8' planter, and 8' sidewalk are required. The King County Assessor's Map shows an approximate current right of way width of 60' for Aberdeen Avenue NE. 3. The City's Transportation and Economic Development departments have reviewed the street requirements as they pertain to Aberdeen Avenue NE in the vicinity of this parcel. The City has determined that a residential street section is more appropriate than a neighborhood collector arterial street section for this section of Aberdeen Avenue NE. A residential street section requires a right of way width of 53'. The minimum roadway width is 26' including 20' of travel lanes (2 lanes) and 6' of parking on one side. A 0.5' curb, 8' planter, and 5' sidewalk are required. No right of way dedication would be required. Since there are no other existing street improvements in the area, the Citv can s.upport a fee-in- lieu for the aforementioned residential street improvements. Per Code Interpretation Cl-78, the fee-in-lieu of amount would be $101/LF of frontage along Aberdeen Avenue NE. The fees would go towards future street improvements in the project vicinity. More information on this H :\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000234.Rocale\16-0414 PRE16-000234 Civil Pre-App comments.docx Aberdeen Short Plat -PRE16·000234 Page 4 of 4 Ap(il 14, 2016 ' decision can be found in an email to Mr. Chan from Development Engineering Manager Brianne Bannwarth dated January 22, 2016. The applicant will need to suw&astceet!l'lssifiratioP ~i'II~ as part of the tl>1IIEll"!!:"p@1111it to modify the required roadway section from a neighborhood collector arterial to a residential street. The email from Brianne should be included with the request. 4. The shared driveway shall conform to the standards found in RMC 4-6-060. Shared driveways shall be wholly in a tract. Shared.driveways can be no more than 200' in length. The paved surface shall be a minimum ofi6' I/hough the Fire Department may require a paved surface of up to 20'. The curp cut for the shared driveway m~st ~ea minimum of 5' from the property line. 5. Street lighting analysis is required to be conducted by the developer along Aberdeen Avenue NE. Required street lighting shall be to City of Renton standards. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City's Restoration and Overlay requirements. GENERAL COMMENTS l. The SDCs listed are for 2016. The fees that are current at the time of the utility permit application will be levied. Please see the Ci'ty of Renton website for current SD Cs. 2. Retaining walls that are 4' .m-taller from bottom of footing will require a separate building pennit. Structural calculations and plans prepared by a licensed engineer will be required. 3. The survey and all civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 4. A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities need to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity. 5. Separate plan submittals will be required for construction permits for utilitv work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 6. When utility plans are complete, please submit four (4) copies of the plans, two (2) copies of the drainage report, an electronic copy of each, the permit application, an itemized cost of construction estimate, and application fee to the counter on the sixth floor. H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000234.Rocale\16·0414 PRE16-000234 Civil Pre-App rnmrr'lt:.r1t< rl.nrv DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ----~~Renton 0 M E M O R A N D U M DATE: April 14, 2016 TO: Pre-Application File No. 16-000234 FROM: Rocale Timmons, Senior Planner SUBJECT: Aberdeen Ave Subdivision -1824 Aberdeen Ave General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City . Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $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 property is located in the east side of Aberdeen Ave NE just south of NE 201 " St at 1824 Aberdeen Ave NE. The applicant is proposing a lot short plat of a 0.37-acre (16,128 sq. ft.) parcel into two single family residential lots. The site has a Comprehensive Plan Land Use of Designation of Residential Medium Density and a zoning designation of Residential- 8 (R-8) dwelling units per net acre (du/ac). The applicant is proposing the retention of the existing house. The applicant is proposing to retain access from NE 12th St via an existing 14- foot wide access easement, extended from Aberdeen Ave NE. A Wellhead Protection Area Zone 2 is mapped on the project site. There are no other critical areas located on site. Current Use: A single family home is currently located on site and is proposed to be retained. Zoning: The property is located within the Residential -8 (R-8) zoning designation. Detached residential development is permitted within the R-8 designation, provided the proposal complies with the density range specified by the zone. Development Standards: The project would be subject to RMC 4-2-llOA, "Development Standards for Residential Zoning Designations" effective at the time of complete application (noted as "R-8 standards" herein). Density: The area of public and private streets and critical areas would be deducted from the gross site area to determine the "net" site area prior to calculating density. It is unclear how much area would be deducted for required right-of-way dedications and access easements. A h:\ced\planning\current planning\rtim\preapps\16-000234 (rs-2lot subdivision).doc Aberdeen Subdivision Page2of5 April 14, 2016 2-lot proposal would result in a gross density of 5.45 du/acre (2 lots/ 0.37 acres= 5.45 du/ac). The applicant would be required to demonstrate compliance with the density range of the R-8 zone using net density colculations. Development Standards: The project would be subject to RMC 4-2-llOA, "Development Standards for Residential Zoning Designations" effective at the time of complete application (noted as "R-8 standards" herein). A copy of these standards is included herewith. The proposal appears to comply with the following development standards. Type of Standard R-8 Minimum Standard Lot Size 5,000 SF Lot Width Interior: 50 feet Corner: 60 feet Lot Depth 80 feet Min Front Yard 15 feet except the garage shall be setback 20 feet Max Front Yard None Side Yard 5 feet Rear Yard 20 feet Side Yard Along-A-Street 15 feet Building Coverage Ratio 50% maximum Impervious Surface Area 65% maximum Maximum Wall Plate The maximum wall plate height is restricted to 24 feet, and the Height buildings shall be not more than two stories. Access/Parking: Access to the lots is proposed to be gained through an existing private 14-foot easement reserved for ingress, egress & utilities from Aberdeen Ave NE. Shared driveways may be allowed for access to four (4) or fewer residential lots (Per RMC 4-6-060J.1), provided: a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property; and b. The subject lots are not created by a subdivision often (10) or more lots; and c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; and d. The shared driveway would not adversely affect future circulation to neighboring properties; and e. The shared driveway is no more than two hundred feet (200') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to Aberdeen Subdivision Page 3 of 5 April 14, 2016 be up to twenty feet {20') wide,· The shared driveway may be required to provide a turnaround per RMC 4-6-060H. The width of the access easement would be required to be revised to comply with RMC 4-6-060. / Landscaping -Except for critical areas, all portions of the development area which are not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-0SOF.7) for further general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-B-120D.12, shall be submitted at the time of land use application. Please note up to a 15-foot wide landscape buffer is required along the perimeter of drainage facilities. 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. A fence taller than 6 feet shall require a building permit or an explicit exemption from the Building Official. A retaining wall that is 4 feet or taller, 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 allowances of RMC 4-4-040. For more information about fences and retaining walls refer to RMC 4-4-040. 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. The tree retention plan must show preservation of at least 30 percent (30 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. 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 of lot area onsite. Protected trees that do not contribute to o lot's required minimum tree density shall be held in perpetuity within a tree protection tract. Significant trees shall be retained in the fonowing priority order: Priority One: Landmark trees; significant trees that farm a continuous canopy; significant trees on slopes greater than twenty percent {20%}; Significant trees adjacent ta critical areas and their associated buffers; and Significant trees aver sixty feet /60'} in height or greater than eighteen inches /18"} caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able ta be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Aberdeen Subdivision Page 4 of 5 April 14, 2016 The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed ot the time of the Short Plot application. Critical Areas: A Wellhead Protection Area Zone 2 is mapped on the project site. If any fill is proposed, a fill source statement is required. It is the applicant's responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Building Design Standards Compliance with Residential Design Regulations shall be required, see RMC 4-2-115. Below are some of the identified design standards that need to be addressed in the proposal: 1. One of the following is required; the garage must be: a. Recessed from the front of the house and/or front porch at least eight feet (8'}, or b. Detached. 2. The entry shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space, and a. The entry shall include one of the following: i. Stoop: minimum size four feet by six feet (4' x 6') and minimum height twelve inches (12") above grade, or ii. Porch: minimum five feet (5') deep and minimum height twelve inches (12") above grade. 3. The primary building elevation oriented toward the street or common green shall have ot least one articulation ar change in plane of at least two feet (2'} in depth; and 4. A minimum one side articulation that measures at least one foot (1') in depth shall occur for all facades facing streets or public spaces. 5. The primary building form shall be the dominating form and elements such as porches, principal dormers, or other significant features shall not dominate. 6. Primary roof pitch shall be a minimum six to twelve (-4:12). If a gable roof is used, exit access from a third floor must face a public right of way for emergency access. Environmental Review: Except when located in sensitive areas (such as wetland) or lands covered by water, short plats of 9 or fewer residential lots are categorically exempt from Environmental (SEPA) Review per WAC 197-11. Therefore SEPA would not be required for the proposed subdivision. Aberdeen Subdivision Page S of 5 April 14, 2016 Permit Requirements: The proposal would require approval of an administrative short plat. The administrative short plat request would be reviewed within an estimated time frame of six to eight weeks. The fee for a short plat application is $2,000.00 plus a 3% technology surcharge fee. Detailed information regarding the land use application submittal items have been provided in the attached handouts or are also available online. The applicant will be required to install a public information sign on the property. Once Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The 2016 application fees are as follows: • A Transportation Impact Fee based on $2,951.17 per each new single family residence; • A Parks Impact Fee based on $1,887.94 per each new single family residence; A Fire Impact fee of$495.10 per each new single family residence; and Renton School District Impact Fee is $5,541.00 per each new 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 appl!cation materials are complete, the applicant is strongly encouraged to haMe one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Rocale Timmons, Senior Planner at 425-430·7219 for an appointment. Expiration: Upon approval, the short plat is valid for two years with a possible one year extension {RMC 4-7-0?0M). Carmel Gregory From: Sent: To: Cc: Subject: Agnes Chan Low Agnes Chan <agneschan@pmp1988.com> Thursday, April 14, 2016 12:03 PM Carmel Gregory Curran S Kwan ~!iB;I:~ Fwd: 1824 Aberdeen Ave NE -Single Family Right-of-Way and Frontage Requirements Screening Form ----------Forwarded message---------- From: "Brianne Bannwarth" <BBannwarth@rentonwa.gov> Date: Jan 22, 2016 8:50 AM Subject: 1824 Aberdeen Ave NE-Single Family Right-of-Way and Frontage Requirements Screening Form To: "agneschan(a),pmpl 988.com" <agneschan(a),pmp 1988.com> Cc: "Vanessa Dolbee" <VDolbee(a),rentonwa.gov>, "Laureen M. Nicolay" <Lnicolay@rentonwa.gov>, "Jennifer Cisneros" <JCisneros(a),rentonwa.gov> Hello Mr. Chan, The City of Renton has evaluated the Single Family Right-of-Way and Frontage Requirements Screening Form for the above noted property. The following summarizes the City's finding and requirements. Aberdeen Avenue NE Aberdeen Avenue NE is a Collector Arterial Street with an existing ROW width of60 feet (as per assessor map). The existing traveled way width is 21 feet with an approximate 5 foot wide asphalt shoulder on either side. This street classification requires a minimum right-of-way width of 83 feet. To meet the City's complete street standards, half street improvements include 15-foot lane width measured from the right of way centerline, 8-foot parking lane, 0.5-foot curb/gutter, 8-foot planter strip and 8-foot sidewalk is required to be constructed in the right of way fronting the single family home per City Code 4-6-060. The City's Transportation section and Economic Development section reviewed Aberdeen and the surrounding area and they have determined that a residential street section is more suitable for this location of Aberdeen. A residential street requires a minimum of 53 feet right of way and a half street improvements include 26-foot paved roadway, 8-foot planter strip and 5-foot sidewalk to be constructed in the existing 60 foot right of way. Since there are no existing improvements in the area, the City can support a fee in lieu for the aforementioned required Residential improvements. Per Code Interpretation CI-78, if you prefer to pay a fee in lieu for the required improvements, then a cost of $10 I /LF of frontage along Aberdeen Avenue NE will assessed. The fees paid would go toward transportation type improvements in the vicinity of the property. 1 A street modification will need to be suomitted to the City as part of your Buil-..,u 5 permit application drainage review package to modify the required roadway section from a Collector Arterial street section to a Residential street section. The fee in lieu request can be included in modification. If you submit building or land use application for this property please ensure to include this email along with a Street Modification request. Please let me know if you have any additional questions regarding these requirements. Take Care, Brianne Bannwarth, P.E. Development Engineering Manager Community & Economic Development Department I Planning Division 1055 S Grady Way 16th Floor I Renton, WA 98057 BBannwarth@Rentonwa.gov I Phone: (425) 430-7299 I Fax: (425) 430-7300 Renton® 2 • • -ENGINEERING December 22, 2016 civil & structural engineering & planning Aberdeen Avenue Short Plat: Project Narrative Project Site Location: Parcel Number: Zoning: Adjacent Zoning: 1824 Aberdeen Ave NE Renton WA 98056 334390-1606 R-8 R-8 Existing Lot Area: Proposed Lots: Existing Density: Proposed Density: 16,161 SF/ 0.37 Acres Lot 1: 5,677 SF Lot 2: 7,903 SF 3 dwelling units/acre 6 dwelling units/acre The proposed project involves subdividing an existing single-family lot into two single-family lots with a shared driveway tract. The existing house and accessory structures on-site will be demolished. Site access will be maintained at the existing location but will be widened and placed in a shared tract. The project requires approval of an Administrative Short Plat. The site will be subdivided into a front and back lot. Lot 1 will be approximately 5,677 SF and Lot 2 will be approximately 7,903 SF. Density will be increased from 3 du/ac to 6 du/ac. No frontage improvements are proposed; instead, the property owner is opting to pay a fee-in-lieu, as allowed per email from Development Engineering Manager Brianne Bannwarth dated January 22, 2016 (enclosed). A street modification request will be submitted at the time of building or drainage permit as noted in the email. No property dedications are proposed. The shared driveway tract is proposed to be 20' wide, per discussion with Roca le Timmons and Corey Thomas at the City of Renton. The width of the existing lot is 64.01', so by providing a 20' access tract, this will limit the width of the front property to 44.01', which is short of the required lot width of 50' for interior lots in R-8 zones. RMC 4.2.110D.31 allows for lot dimensions to be decreased through lot averaging. The driveway tract will be graded to slope from east to west. The estimated amount of excavation and fill is 5 cy and 130 cy, respectively. Grading of the individual lots will occur with future development of the lots. Structural fill may be obtained from off-site or on-site per the geotechnical report. Underlying soils consist of Indianola loamy sand, 5 to 15%, corresponding to hydrologic soil group "A," per the Natural Resources Conservation Service soil survey. Infiltration testing was done by the geotechnical engineer and a design infiltration rate of 7.35 in/hr was found. The 2016 King County Surface Water Design Manual as amended by the City of Kirkland was used to determine surface water design requirements. The project will add more than 2,000 sf of impervious surfaces and will therefore address Full Drainage requirements. The project is exempt from a flow control facility but must evaluate flow control BMPs. An 80' x 5' x 2' deep infiltration trench is proposed and will be sited within the access/utility tract to manage surface water for the new subdivision. A 10' landscape strip has been designed on the front lot adjacent to Aberdeen Ave N. There are two existing trees on site that will be retained and incorporate onto the back lot, and two new trees will be planted in the front lot. No trees will be removed. There are no critical areas on-site or located nearby. 250 4th Avenue South, Suite 200 Edmonds, WA 98020 ph. 425.778.8500 I 1. 425.778.5536 www.cgengineering.com • Carmel Gregory From: Sent: To: Cc: Subject: Agnes Chan Low Agnes Chan <agneschan@pmpl988.com> Thursday, April 14, 2016 12:03 PM Carmel Gregory Curran S Kwan rffitg'j'~ Fwd: 1824 Aberdeen Ave NE -Single Family Right-of-Way and Frontage Requirements Screening Form ----------Forwarded message---------- From: "Brianne Bannwarth" <BBannwarth(w,rentonwa.gov> Date: Jan 22, 2016 8:50 AM Subject: 1824 Aberdeen Ave NE -Single Family Right-of-Way and Frontage Requirements Screening Form To: "agneschan@pmpl988.com" <agneschanral.pmpl 988.com> Cc: "Vanessa Dolbee" <VDolbee@rentonwa.gov>, "Laureen M. Nicolay" <Lnicolay@rcntonwa.gov>, "Jennifer Cisneros" <JCisnerosral.rcntonwa.gov> Hello Mr. Chan, The City of Renton has evaluated the Single Family Right-of-Way and Frontage Requirements Screening Form for the above noted property. The following summarizes the City's finding and requirements. Aberdeen Avenue NE Aberdeen Avenue NE is a Collector Arterial Street with an existing ROW width of 60 feet (as per assessor map). The existing traveled way width is 21 feet with an approximate 5 foot wide asphalt shoulder on either side. This street classification requires a minimum right-of-way width of83 feet. To meet the City's complete street standards, half street improvements include 15-foot lane width measured from the right of way centerline, 8-foot parking lane, 0.5-foot curb/gutter, 8-foot planter strip and 8-foot sidewalk is required to be constructed in the right of way fronting the single family home per City Code 4-6-060. The City's Transportation section and Economic Development section reviewed Aberdeen and the surrounding area and they have determined that a residential street section is more suitable for this location of Aberdeen. A residential street requires a minimum of 53 feet right of way and a half street improvements include 26-foot paved roadway, 8-foot planter strip and 5-foot sidewalk to be constructed in the existing 60 foot right of way. Since there are no existing improvements in the area, the City can support a fee in lieu for the aforementioned required Residential improvements. Per Code Interpretation CI-78, if you prefer to pay a fee in lieu for the required improvements, then a cost of $101/LF of frontage along Aberdeen Avenue NE will assessed. The fees paid would go toward transportation type improvements in the vicinity of the property. 1 A • • A street modification will need lo be suomitted to the City as part of your Bui!, ~ permit application drainage review package to modify the required roadway section from a Collector Arterial street section lo a Residential street section. The fee in lieu request can be included in modification. If you submit building or land use application for this property please ensure to include this email along with a Street Modification request. Please let me know if you have any additional questions regarding these requirements. Take Care, Brianne Bannwarth, P.E. Development Engineering Manager Community & Economic Development Department I Planning Division I 055 S Grady Way j 6th Floor j Renton, WA 98057 BBannwarth@Rentonwa.gov I Phone: (425) 430-7299 Fax: (425) 430-7300 Renton® 2 Print Form Reset Form Save Form DEPARTMENT OF Lv,JIMUNITY AND ECONOMIC DEVELOPMENT -------Renton® DENSITY WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov 1. Gross area of property 16,161 ------- 2. Deductions: Certain areas are excluded from density calculations. 3. 4. 5. 6. These include: Public Streets* Private access easements* Critical Areas** Total excluded area: 0 square feet ------ 2,581 square feet ------ 0 square feet ------ 2,581 ------- Subtract line 2 (total excluded area) from line 1 for net area 13,580 Divide line 3 by 43,560 for net acreage 0.3118 Number of dwelling units or lots planned 2 Divide line 5 by line 4 for net density 6.4153 *Alleys (public or private) do not have to be excluded. square feet square feet square feet acres units/lots = dwelling units/acre **Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands, or flaadways." Critical Areas buffers are not deducted/excluded. 1 H :\CED\Data \Forms-Templates \Self-Help Handouts \Pian ni ng\density.doc Rev:08/2015 • F ENGINEERING December 22, 2016 civil & structural engineering & planning Aberdeen Avenue Short Plat: Construction Mitigation Description Project Site Location: Parcel Number: Existing Lot Area: 1824 Aberdeen Ave NE, Renton WA 98056 334390-1606 16,161 SF/ 0.37 Acres 1. Proposed construction dates: Construction is expected to start late spring or early summer of 2017. 2. Hours and days of operation: Construction will occur within hours allowed by the City of Renton (7:00 am to 8 pm Monday through Friday, and 9:00 am to 8:00 pm Saturday.) 3. Proposed hauling/transportation routes: t,'.i;:'I•'·' t;_;.1•t,-, 1673 Northeast 3oth Street ,· i; ± ., '• %_ 1 C:· 'r- ~ Gene Coulon Memoriaf Beacn Park The Landin L,., ""' I liiiq 4mln ! lOmi·e- ·-;f-sa,~;I, S1 7 1 B24 Aberdeen Avenue Northeast May Creek P8rk 250 4th Avenue South, Suite 200 Edmonds, WA 98020 ph. 425.778.8500 I 1. 425.778.5536 www .cgengineering.com Aberdeen Avenue Short Plat Project Narrative • December 20, 2016 Page 2 of4 4. Measures to be implemented to minimize dust, traffic and transportation impacts, erosion, mud, noise, and other noxious characteristics: A Temporary Erosion Control Plan is provided to mitigate erosion and sedimentation impacts with the civil design drawings. Best Management Practices include temporary and permanent seeding, plastic covering, and a silt fence. Construction will occur within hours allowed by the City to mitigate noise. 5. Preliminary traffic control plan: The Manual on Uniform Traffic Control Devices will be used to develop a temporary traffic control plan. Trenching will occur within Aberdeen Ave NE for water, sewer, and storm. It is expected that work will occur on the shoulder for water service installation (MUTCD Typical Application 3). An alternating lane closure for a low-traffic volume road is proposed to install sewer and storm lines (MUTCD Typical Application 11). C7 ENGINEERING 250 4th Avenue South, Suite 200 Edmonds, WA 98020 ph. 425.778.8500 I I. 425.778.5536 www.cgengineering.com • · Abe~een Avenue Short Project Narrative Figure 6H·3. Work on the Shoulders (TA-3) \ 'T' ~ I 'T' A _l 113 L -I Shoulder taper (see NOie 7) \ NOie: See Tabios 6H•2 and 6H-3 kx the 1Tl9anlng ol lhe symbols and/or loner codas used in this figure_ 'T' ... \.._ Typlcal Appllcatlon 3 c:: ENGINEERING Shoulder taper (see Nole 7) _L 1/3 L : ~-., Shoulder taper (see Note 7) _l 113 L '':~- December 20, 2016 Page 3 of 4 250 4th Avenue South, Suite 200 Edmonds, WA 98020 ph. 425.778.8500 I t. 425.778.5536 www .cgengi nee ring .com Aberdeen Avenue Short Plat Project Narrative Figure &H-11. Lane Closure on a Two-Lane Road with Low Traffic Volumes (TA-11) -e: See Tablti 6H-2 and 6H-3 ror Iha meaning of !he symools a,id/o, lell8f codes used In !his f,gun,_ (opliooal)--t-- (see Section 38-16) (optional) (optionaij t SO 10 100 f1 Buflllrspace(oplionaJ) I I Buffarspace(oplional) (optional) Typical Application 11 ENGINEERING , December 20, 2016 Page 4 of4 250 4th Avenue South, Suite 200 Edmonds, WA 98020 ph. 425.778.8500 I t. 425.778.5536 www.cgengineering.com N A TITLE & ESCROW CO. Phone: Fax: www.nextitle.com PLAT CERTIFICATE Certificate for Filing Proposed Plat: Order No.: NXWA-0240310 This Company has examined the public records of the County Auditor and County Clerk of King County, Washington, and the public records of the Clerk of the United States Courts holding terms in said County, and from such examination hereby certifies that the title to the following described land situate in said King County, to-wit: SEE SCHEDULE A (NEXT PAGE) VESTED IN: PMP Investors LLC, a Washington limited liability company EXCEPTIONS: SEE SCHEDULE B ATTACHED AMOUNT CHARGED: SALES TAX: $350.00 $33.25 Records examined to September 8, 2016 Date: September 16, 2016 Issued By: NexTitle, A Title and Escrow Co. 2035 120th Ave NE, Ste 200 Bellevue, WA 98005 ~fLU0 COUNTERSIGNED: Jason Black Authorized Officer or Agent at 8:00 AM PLATCRTA/RDA/0999 NEXTITLE PLAT CERTIFICATE SCHEDULE A (Continued) LEGAL DESCRIPTION Order No.: NXWA-0240310 THAT PORTION OF TRACT 244, C. D. HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDITION TO SEATTLE, DIVISION NO. 4, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 82. RECORDS OF KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WEST BOUNDARY LINE OF SAID TRACT, 301 FEET SOUTH OF THENORTHWEST CORNER OF SAID TRACT; THENCE SOUTH 64 FEET; THENCE EAST 252.3 FEET, MORE OR LESS, TO THE EAST BOUNDARY LINE OF SAID TRACT; THENCE NORTH, ALONG SAID EAST BOUNDARY LINE, 64 FEET; THENCE WEST 252.3 FEET, MORE OR LESS, TO POINT OF BEGINNING; (BEING THE NORTH 365 FEET OF SAID TRACT 244, EXCEPT THE NORTH 301 FEET THEREOF. PLATCRT A/RDA/0999 PLAT CERTIFICATE SCHEDULE B Order No.: NXWA-0240310 This certificate does not insure against loss or damage by reason of the following exceptions: GENERAL EXCEPTIONS: A Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires for value of record the estate or interest of mortgage thereon cover by this Commitment. B. Rights or claims of parties in possession not shown by the public records. C. Encroachments, overlaps, boundary line disputes, and any other matters which would be disclosed by an accurate survey and inspection of the premises. D. Easements or claims of easements not shown by the public records. E. Any lien, or right to lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the public records. F. Lien under the Workman's Compensation Act not shown by the public records. G. Any service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage removal. H. General taxes not now payable; matters relating to special assessments and special levies, if any, preceding or in the same becoming a lien. I. Reservations or exceptions in patents or in Acts authorizing the issuance thereof: Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights, claims, or title to water. This certificate is for informational purposes only. It is neither a commitment to insure the title to real property nor does it contain any express or implied opinion, warranty, guarantee, insurance or other similar assurances as to the status of title to the land. The information obtained is limited to that which can be obtained from the public record as of the effective date. This certificate is not intended as a representation regarding the condition of title to real property. This certificate is not, nor is it intended to be, a legal opinion of title or any form of title insurance. As part of the consideration given in exchange for the issuance of this certificate, recipient agrees that NexTitle's sole liability for any loss or damage caused by any error or omission in this certificate shall be limited to the cost of this certificate, whether such error or omission results from the negligence, accident, or other cause. All other liability for loss or damage is expressly disclaimed. PLATCRT A/RDA/0999 NEXTITLE PLAT CERTIFICATE SCHEDULE B (Continued) Order No.: NXWA-0240310 The legal description in this report is based on information provided with the application and the public records. Parties must notify the title insurance company if the description does not conform to their expectations. 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.: 334390-1606-07, Year: 2016, Billed $4,005.09, Paid: $4,005.09, Balance: $0.00. The current levy code is 2100. The King County Assessor's tax rolls disclose the current assessed values as follows: Land $179,000.00 Improvements: $123,000.00 Total: $302,000.00 2. Ordinance No. 4921 and the terms and conditions thereof imposed by instrument Recorded: January 4, 2002, under Recording No. 20020104002322. 3. Deed of Trust and the terms and conditions thereof. Granter: Donald S. Fung and Sauwai Yan, a married couple, Trustee: Northwest Trustee Services LLC, Beneficiary: Wells Fargo Bank, NA, Original Amount: $145,000.00, Dated: July 27, 2015, Recorded July 30, 2015 under Recording No.: 20150730000922. END OF SCHEDULE B PLATCRT A/RDA/0999 THE MAP ATTACHED HERETO MAY OR MAY NOT BE A SURVEY OF THE LAND DEPICTED. YOU SHOULD NOT RELY UPON IT FOR ANY PURPOSE OTHER THAN ORIENTATION TO THE GENERAL LOCATION OF THE PARCEL OR PARCELS DEPICTED. EXPRESSLY DISCLAIMS ANY LIABILITY FOR ALLEGED LOSS OR DAMAGE WHICH MAY RESULT FROM RELIANCE UPON THIS MAP. ·---- !"' '1 ,,.· .UJh. ~.,: , 1-:: "" "" - 1-....;"";;;'·';.." .f~ :£6,. Map NXWA-0240310 ' C0 117m~,r ~ '~ri.!::.\N d»t;,~' 1S AFTER RECORDING MAIL TO: Donald Fung and Sauwai Yan 182 4 Aberdeen Ave NE Renton, WA 98056 Filed for Record at Request of: First American Title Insurance Company E2746541 07/30/2015 14:Zll KING COUNTY , ijA TAX $3,309.40 SALE $298,000.00 STATUTORY WARRANTY DEED File No: 4202-2309781 (sv) Grantor(s): Robert L. Jordan Grantee(s): Donald Fung and Sauwai Yan PAGE-001 OF 001 Date: July 23, 2015 Abbreviated Legal: PTN TRACT 244, CD HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADD, TO SEATTLE DIV, NO. 4, VOL. 11, P. 82, KING COUNTY Additional Legal on page: Assessor's Tax Parcel No(s): 334390-1606-07 THE GRANTOR{S) Robert L. Jordan, a married man as his sole and separate property for and in consideration of Ten Dollars and other Good and Valuable Consideration, in hand paid, conveys, and warrants to Donald Fung and sauwai Yan, a married couple, the following described real estate, situated in the County of King, State of Washington. LEGAL DESCRIPTION: Real property in the County of King, State of Washington, described as follows: THAT PORTION OF TRACT 244 IN CD HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDmON TO SEATTLE DMSION NO 4, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS BEGINNING AT A POINT ON THE WEST BOUNDARY UNE OF SAID TRACT, 301 FEET SOUTH OF THE NORTHWEST CORNER OF SAID TRACT; THENCE SOUTH 64 FEET; THENCE EAST 252.3 FEET, MORE OR LESS, TO THE EAST BOUNDARY UNE OF SAID TRACT; . THENCE NORTH, ALONG SAID EAST BOUNDARY UNE, 64 FEET; THENCE WEST 252.3 FEET, MORE OR LESS, TO POINT OF BEGINNING; (BEING THE NORTH 365 FEET OF SAID TRACT 244, EXCEPT THE NORTH 301 FEET THEREOF). Page 1 of 2 LPB 10--05 APN: 334390-1606-07 Statutory Warranty Deed -continued File No.: 4202-2309781 (sv) Subject To: This conveyance is subject to covenants, conditions, restrictions and easements, if any, affecting title, which may appear in the public record, including those shown on any recorded plat or survey. Robert L. Jordan STATE OF COUNTY OF Washington King ) )·SS ) I certify that I know or have satisfactory evidence that Robert L. lordan,@re the person~ who appeared before me, and said p~l'lf5t acknowledged that .)1'e/Jlie/they signed this instrument and acknowledged it to be &r/their ree and voluntaryact for the uses and purposes mentioned in this Instrument. a_j__ Dated: .JlAj J'.31 .J.D I, C 'I--!/ j{l Notary Public in and for the State of Washington Residing at: ~ ...t... My appointment expires: [()..-a, ..-:;io, 1 Page 2 of 2 LPB 10-05 AFTER RECORDING, RETURN TO: \ \\\II\ 11\1\ \\\\\ \\\\\ \\\\\ \\\1~ -\~:~ \\\\\\\\\\\\Ill \\ii \\\II \\Ill \\I\\ \Ill I\\\ 20150923000005 PMP Investors LLC 8638 I 38'" Place SE Newcastle, WA 98059 PMP INVESTORS QCD 74 ·00 PAGE-001 OF 003 09/23/2015 09:04 KING COUNTY, IJA E2757273 09/23/2015 09:04 KING COUNTY, LIA TAX $10,00 SALE $0.00 QUIT CLAIM DEED Grantor(s): Donald Fung and Sauwai Yan, husband and wife Grantcc(s): PMP Investors LLC, a Washington limited liability company Tax Parcel No.: 334390-1606-07 PAGE-001 OF 001 Abbreviated Legal Description: PTN TRACT 244, C D I ULLMAN'S LAKE WASHING TON GARDEN OF EDEN ADD. TO SEATTLE DIV. NO. 4, VOL. I I, P. 82, KING COUNTY THE GRANTOR(s), Donald Fung and Sauwai Yan, husband and wife for and in consideration of mere change in form of identity, conveys and quit clain1s to PMP Investors LLC, a Washington limited liability company, the fOllowing described real estate, situated in the County of King, State of Washington, together with all after acquired title of the grantor(s) therein: See altachcd "Exhibit A" for the full legal description. Assessor's Tax Parcel ID#: 334390-1606-07 Grantor(s): /··,,,. ::;- ,L---c, ·,--· ~~~~~~-- Donald Fung ~ ft)(?f71------_~ SauwaiYan ~ State of Washington ) ) ss County of King ) On this day personally appeared before me, Donald Fung and Sauwai Yan, to me known to be the individual(s) described in and who executed the within and foregoing instrument, and acknowledged that he/she/they signed the same as his/her/their free and voluntary act and deed, for the purposes therein mentioned. GIVEN UNDER MY HAND and official seal this _3 __ day of ~,2015. NOTARY PUBLIC in and for the State of Washinp~ Residing at: ( (e-v we. (.,JA- My commission expires: __ "?/2-1 / I°) - EXHIBIT A LEGAL DESCRIPTION THAT PORTION OF TRACT 244 INC D HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDITION TO SEATTLE DIVISION NO 4, ACCORDING TO TIIE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS BEGINNING AT A POINT ON THE WEST BOUNDARY LINE OF SAID TRACT, 301 FEET SOUTH OF THE NORTHWEST CORNER OF SAID TRACT; THENCE SOUTH 64 FEET; THENCE EAST 252.3 FEET, MORE OR LESS, TO THE EAST BOUNDARY LINE OF SAID TRACT; THENCE NORTH, ALONG SAID EAST BOUNDARY LINE, 64 FEET; THENCE WEST 252.3 FEET, MORE OR LESS, TO POINT OF BEGINNING; (BEING THE NORTH 365 FEET OF SAID TRACT 244, EXCEPT THE NORTH 30! FEET THEREOF). SUBJECT TO: ALL CONDITIONS, COVENANTS, RESTRICTIONS, RESERVATIONS AND EASEMENTS APPEARING OF RECORD. Commonly known as I 824 Aberdeen Ave NE, Renton, WA 98056. C:_1 ) AFTER RECORDING MAIL TO: Name Address City/State Wells Fargo Bank N.A. 6200 Park Ave Des Moines, IA 50321 Document Title(s): 1. Deed of Trust 11111111 U 11111111 20150730000922 FIRST AnERICAN DT 94 00 PAGE-001 OF 022 . 07/30/2015 14:24 KING COUNTY, UA Reference Number(s) of Documents Assigned or released: Grantor(s): 1. Donald Fung and Sauwai Yan 2. [ ] Additional information on page of document Grantee(s): 1. Wells Fargo Bank N .A. ] Additional information on page of document Trustee: 1. Northwest Trustee Services, LLC Abbreviated Legal Description: PTN TRACT 244, CD HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADD. TO SEATTLE DIV. NO. 4, VOL. 11, P. 82, KING COUNTY Tax Parcel Number(s): 334390-1606-07 [ X ] Complete legal description is on page 18 of document Return To: Wells Fargo Bank, N.A. FINAL DOCS NOOI2-0IB 6200 PARK AVE DES MOINES, IA 50321 Assessor's Parcel or Account Number: 334390-1606-07 Abbreviated Legal Description: Full legal description located on page: 3 Trustee: Northwest Trustee Services LLC Deed of Trust Definitions. Words used in multiple sections of this document are defined below and other words are defined in Sections 3, 11, 13, 18, 20 and 21. Certain rules regarding the usage of words used in this document are also provided in Section 16. (A) "Securiry Instrument" means this document, which is dated July 27, 2015, together with all Riders to this document. (B) "Borrower" is Donald S. Y. Fung and Sauwai Yan a married couple. Borrower is the trustor under this Security Instrument. (C) "Lender" is Wells Fargo Bank, N.A .. Lender is a corporation organized and existing under the laws of United States of America. Lender's address is IO I North Phillips Avenue, Sioux Falls, SD 57104. Lender is the beneficiary under this Security Instrument. (D) "Trustee" is Northwest Trustee Services LLC. (E) "Note" means the promissory note signed by Borrower and dated July 27, 2015. The Note states that Borrower owes Lender one hundred forty five thousand and 00/100 Dollars (U.S. $145,000.00) HCFG-00359 WASHJNGTON-Sin;ilo, Famfy-FIW'lnifl Mal!IIFreddia Mac UNIFORM INSTRUMENT VM""' 20,5072315.1.0 3112-.J201501:23Y f!O~M 3048 1/01 0611< Pa,ge 1 of 17 plus interest. Borrower has promised to pay this debt in regular Periodic Payments and to pay the debt in full not later than August I, 2045. (F) "Property" means the property that is described below under the heading "Transfer of Rights in the Property." (G) "Loan" means the debt evidenced by the Note, plus interest, any prepayment charges and late charges due under the Note, and all sums due under this Security Instrument, plus interest. (H) "Riders" means all Riders to this Security Instrument that are executed by Borrower. The following Riders are to be executed by Borrower [check box as applicable): D Adjustable Rate Rider D Balloon Rider D Condominium Rider [Second Home Rider D Planned Unit Development Rider 01-4 Family Rider D VA Rider D Biweekly Payment Rider O)ther{s) [specify] {I) "Applicable Law" means all controlling applicable federal, state and local statutes, regulations, ordinances and administrative rules and orders (that have the effect of law) as well as all applicable final, non-appealable judicial opinions. (J) "Community Association Dues, Fees, and Assessments" means all dues, fees, assessments and other charges that are imposed on B orroweror the Property by a condominium association, homeowners association or similar organization. (K) "Electronic Funds Transfer" means any transfer of funds, other than a transaction originated by check, draft, or similar paper instrument, which is initiated through an electronic terminal, telephonic instrument, computer, or magnetic tape so as to order, instruct, or authorize a financial institution to debit or credit an account. Such term includes, but is not limited to, point-of-sale transfers, automated teller machine transactions, transfers initiated by telephone, wire transfers, and automated clearinghouse transfers. (L) "Escrow Items" means those items that are described in Section 3. (M) "Miscellaneous Proceeds" means any compensation, settlement, award of damages, or proceeds paid by any third party (other than insurance proceeds paid under the coverages described in Section 5) for: (i) damage to, or destruction of, the Property; (ii) condemnation or other taking of all or any part of the. Property; (iii) conveyance in lieu of condemnation; or (iv) misrepresentations of, or omissions as to, the value and/or condition of the Property (N) "Mortgage Insurance" means insurance protecting Lender against the nonpayment of, or default on, the Loan. (0) "Periodic Payment" means the regularly scheduled amount due for (i) principal and interest under the Note, plus (ii) any amounts under Section 3 of this Security Instrument. (P) "RESPA" means the Real Estate Settlement Procedures Act (12 U.S.C. Section 2601 et seq.) and its implementing regulation, Regulation X ( l 2 C.F.R. Part 1024 ), as they might be amended from time to time, or any additional or successor legislation or regulation that governs the same subject HCFG.oo359 WASHINGTON.Single Famity..Fanni&Mae/Freddle Mae UNIFORM INSTRUMENT VMP<> 'M:llleni Kluwer Flr,anclai ServlCM 2015072315 1 0.311:Z-J:2(115012:lY f!ORM 3048 1/01 08114 ~ago 2 ol 17 matter. As used in this Security Instrument, RES PA refers to all requirements and restrictions that are imposed in regard to a "federally related mortgage loan" even if the Loan does not qualify as a "federally related mortgage loan" under RESPA. (Q) "Successor in lnteres/ of Borrower" means any party that has taken title to the Property, whether or not that party has assumed Borrower's obligations under the Note and/or this Security Instrument. Transfer of Rights in the Property. This Security Instrument secures to Lender: (i) the repayment of the Loan, and all renewals, extensions and modifications of the Note; and (ii) the performance of Borrower's covenants and agreements under this Security Instrument and the Note. For this purpose, Borrower irrevocably grants and conveys to Trustee, in trust, with power of sale, the following described property located in the County [Type of Recording Jurisdiction] of King [Name of Recording Jurisdiction] SEE LEGAL DESCRIPTION ATTACHED HERETO AND MADE A PART HEREOF Parcel ID Number: 334390-1606-07 which currently has the address of 1824 Aberdeen AVE NE [Street] RENTON [City], Washington 98056 [Zip Code] ("Property Address"): TOGETHER WITH all the improvements now or hereafter erected on the property, and all easements, appurtenances, and fixtures now or hereafter a part of the property. All replacements and additions shall also be covered by this Security Instrument. All of the foregoing is referred to in this Security Instrument as the ''Property." BORROWER COVENANTS that Borrower is lawfully seised of the estate hereby conveyed and has the right to grant and convey the Property and that the Property is unencumbered, except for encumbrances of record. Borrower warrants and will defend generally the title to the Property against all claims and demands, subject to any encumbrances of record. TH IS SECURITY INSTRUMENT combines uniform covenants for national use and non-uniform covenants with limited variations by jurisdiction to constitute a unifom1 security instrument covering real property. Uniform Covenants. Borrower and Lender covenant and agree as follows: 1. Payment of Principal, Interest, Escrow Items, Prepayment Charges, and Late Charges. Borrower shall pay when due the principal of, and interest on, the debt evidenced by the Note and any prepayment charges and late charges due under the Note. Borrower shall also pay funds for Escrow Items pursuant to Section 3. Payments due under the Note and this Security Instrument shall be made in U.S. currency. However, if any check or other instrument received by Lender as payment under the Note or this Security Instrument is returned to Lender unpaid, Lender may require that any or all subsequent payments due under the Note and this Security Instrument be made in one or more of the following forms, as selected by Lender: (a) cash; (b) money order; (c) certified check, bank check, treasurer's check or cashier's check, provided any such check is drawn upon an institution whose deposits are insured by a federal agency, instrumentality, or entity; or (d) Electronic Punds Transfer. Payments are deemed received by Lender when received at the location designated in the Note or at such other location as may be designated by Lender in accordance with the notice provisions in Section 15. Lender may return any payment or partial payment if the payment or partial payments are insufficient to bring the Loan current. Lender may accept any payment or partial payment insufficient to bring the HCFG-00359 WASHINGTON-Single Family-FBl'lrie Mal'J/Freddie Mac UNIFORM lNSTRVMENT VM~ 2015072'315.1.0.3112-,1201 S0123Y FORM 30481/01 08/1' P.i~ 3of 17 Loan current, without waiver of any rights hereunder or prejudice to its rights to refuse such payment or partial payments in the future, but Lender is not obligated to apply such payments at the time such payments are accepted. If each Periodic Payment is applied as of its scheduled due date, then Lender need not pay interest on unapplied funds. Lender may hold such unapplied funds until Borrower makes payment to bring the Loan current. If Borrower does not do so within a reasonable period of time, Lender shall either apply such funds or return them to Borrower. If not applied earlier, such funds will be applied to the outstanding principal balance under the Note immediately prior to foreclosure. No offset or claim which Borrower might have now or in the future against Lender shall relieve Borrower from making payments due under the Note and this Security Instrument or performing the covenants and agreements secured by this Security Instrument. 2. Application of Payments or Proceeds. Except as otherwise described in this Section 2, all payments accepted and applied by Lender shall be applied in the following order of priority: (a) interest due under the Note; {b) principal due under the Note; (c) amounts due under Section 3. Such payments shall be applied to each Periodic Payment in the order in which it became due. Any remaining amounts shall be applied first to late charges, second to any other amounts due under this Security Instrument, and then to reduce the principal balance of the Note. If Lender receives a payment from Borrower for a delinquent Periodic Payment which includes a sufficient amount to pay any late charge due, the payment may be applied to the delinquent payment and the late charge. If more than one Periodic Payment is outstanding, Lender may apply any payment received from Borrower to the repayment of the Periodic Payments if, and to the extent that, each payment can be paid in full. To the extent that any excess exists after the payment is applied to the full payment of one or more Periodic Payments, such excess may be applied to any late charges due. Voluntary prepayments shall be applied first to any prepayment charges and then as described in the Note. Any application of payments, insurance proceeds, or Miscellaneous Proceeds to principal due under the Note shall not extend or postpone the due date, or change the amount, of the Periodic Payments. 3. Funds for Escrow Items. Borrower shall pay to Lender on the day Periodic Payments are due under the Note, until the Note is paid in full, a sum {the "Funds") to provide for payment of amounts due for: (a) taxes and assessments and other items which can attain priority over this Security Instrument as a lien or encumbrance on the Property; (b) leasehold payments or ground rents on the Property, if any; (c) premiums for any and all insurance required by Lender under Section 5; and (d) Mortgage Insurance premiums, if any, or any sums payable by Borrower to Lender in lieu of the payment of Mortgage Insurance premiums in accordance with the provisions of Section 10. These items are called "Escrow Items." At origination or at any time during the term of the Loan, Lender may require that Community Association Dues, Fees, and Assessments, if any, be escrowed by Borrower, and such dues, fees and assessments shall be an Escrow Item. Borrower shall promptly furnish to Lender all notices of amounts to be paid under this Section. Borrower shall pay Lender the Funds for Escrow Items unless Lender waives Borrower's obligation to pay the Funds for any or all Escrow Items. Lender may waive Borrower's obligation to pay to Lender Funds for any or all Escrow Items at any time. Any such waiver may only be in writing. In the event of such waiver, Borrower shall pay directly, when and where payable, the amounts due for any Escrow Items for which payment of Funds has been waived by Lender and, if Lender requires, shall furnish to Lender receipts evidencing such payment within such time period as Lender HCFG,003511 WASHINGTOrf-Singlo F41mi1y-Fennie Mal!IIF~iitMac UNIFORM INSTRUMENT VM"" ~ef'I KJtMer Financial Service, 2015012a1S.1.o.:m2-J20150123Y may require. Borrower's obligation to make such payments and to provide receipts shall for all purposes be deemed to be a covenant and agreement contained in this Security lnstrument, as the phrase "covenant and agreement" is used in Section 9. If Borrower is obligated to pay Escrow Items directly, pursuant to a waiver, and Borrower fails to pay the amount due for an Escrow Item, Lender may exercise its rights under Section 9 and pay such amount and Borrower shall then be obligated under Section 9 to repay to Lender any such amount. Lender may revoke the waiver as to any or all Escrow Items at any time by a notice given in accordance with Section 15 and, upon such revocation, Borrower shall pay to Lender all Funds, and in such amounts, that are then required under this Section 3. Lender may, at any time, collect and hold Funds in an amount (a) sufficient to permit Lender to apply the Funds at the time specified under RESPA, and (b) not to exceed the maximum amount a lender can require under RES PA. Lender shall estimate the amount of Funds due on the basis of current data and reasonable estimates of expenditures of future Escrow Items or otherwise in accordance with Applicable Law. The Funds shall be held in an institution whose deposits are insured by a federal agency, instrumentality, or entity (including Lender, if Lender is an institution whose deposits are so insured) or in any Federal Home Loan Bank. Lender shall apply the Funds to pay the Escrow Items no later than the time specified under RES PA. Lender shall not charge Borrower for holding and applying the Funds, annually analyzing the escrow account, or verifying the Escrow Items, unless Lender pays Borrower interest on the Funds and Applicable Law permits Lender to make such a charge. Unless an agreement is made in writing or Applicable Law requires interest to be paid on the Funds, Lender shall not be required to pay Borrower any interest or earnings on the Funds. Borrower and Lender can agree in writing, however, that interest shall be paid on the Funds. Lender shall give to Borrower, without charge, an annual accounting of the Funds as required by RESPA. If there is a surplus ofFunds held in escrow, as defined under RESPA, Lender shall account to Borrower for the excess funds in accordance with RES PA. If there is a shortage ofFunds held in escrow, as defined under RES PA, Lender shall notify Borrower as required by RESPA, and Borrower shall pay to Lender the amount necessary to make up the shortage in accordance with RESPA, but in no more than 12 monthly payments. If there is a deficiency of Funds held in escrow, as defined under RES PA, Lender shall notify Borrower as required by RESPA, and Borrower shall pay to Lender the amount necessary to make up the deficiency in accordance with RESPA, but in no more than 12 monthly payments. Upon payment in full of all sums secured by this Security Instrument, Lender shall promptly refund to Borrower any Funds held by Lender. 4. Charges; Liens. Borrower shall pay all taxes, assessments, charges, fines, and impositions attributable to the Property which can attain priority over this Security Instrument, leasehold payments or ground rents on the Property, if any, and Community Association Dues, Fees, and Assessments, if any. To the extent that these items are Escrow Items, Borrower shall pay them in the manner provided in Section 3. Borrower shall promptly discharge any lien which has priority over this Security Instrument unless Borrower: (a) agrees in writing to the payment of the obligation secured by the lien in a manner acceptable to Lender, but only so long as Borrower is performing such agreement; (b) contests the lien in good faith by, or defends against enforcement of the lien in, legal proceedings which in Lender's opinion operate HCFG-00359 WASHINGTON.Slnglit F11mily-Fami11!1 Mlle,iFtedciie M•c UNIFOR~ INSTRLtMENT VM"" Wolteri Kluwer Fll"ISnci81 Sel'Yic;cs :201507231.5., .o.;m2-.1201so123y FORM 304-8 1/01 08/14 Pa,ge-5 of 17 II 1111 'I! ii !~1r·111111 to prevent the enforcement of the lien while those proceedings are pending, but only until such proceedings are concluded; or (c) secures from the holder of the lien an agreement satisfactory to Lender subordinating the lien to this Security Instrument. If Lender determines that any part of the Property is subject to a lien which can attain priority over this Security Instrument, Lender may give Borrower a notice identifying the lien. Within IO days of the date on which that notice is given, Borrower shall satisfy the lien or take one or more of the actions set forth above in this Section 4. Lender may require Borrower to pay a one-time charge for a real estate tax verification and/or reporting service used by Lender in connection with this Loan. 5. Property Insurance. Borrower shall keep the improvements now existing or hereafter erected on the Property insured against loss by fire, hazards included within the term "extended coverage," and any other hazards including, but not limited to, earthquakes and floods, for which Lender requires insurance. This insurance shall be maintained in the amounts (including deductible levels) and for the periods that Lender requires. What Lender requires pursuant to the preceding sentences can change during the term of the Loan. The insurance carrier providing the insurance shall be chosen by Borrower subject to Lender's right to disapprove Borrower's choice, which right shall not be exercised unreasonably. Lender may require Borrower to pay, in connection with this Loan, either: (a) a one-time charge for flood zone determination, certification and tracking services; or (b) a one-time charge for flood zone determination and certification services and subsequent charges each time remappings or similar changes occur which reasonably might affect such determination or certification. Borrower shall also be responsible for the payment of any fees imposed by the Federal Emergency Management Agency in connection with the review of any flood zone determination resulting from an objection by Borrower. If Borrower fails to maintain any of the coverages described above, Lender may obtain insurance coverage, at Lender's option and Borrower's expense. Lender is under no obligation to purchase any particular type or amount of coverage. Therefore, such coverage shall cover Lender, but might or might not protect Borrower, Borrower's equity in the Property, or the contents of the Property, against any risk, hazard or liability and might provide greater or lesser coverage than was previously in effect. Borrower acknowledges that the cost of the insurance coverage so obtained might significantly exceed the cost of insurance that Borrower could have obtained. Any amounts disbursed by Lender under this Section 5 shall become additional debt of Borrower secured by this Security Instrument. These amounts shall bear interest at the Note rate from the date of disbursement and shall be payable, with such interest, upon notice from Lender to Borrower requesting payment. All insurance policies required by Lender and renewals of such policies shall be subject to Lender's right to disapprove such policies, shall include a standard mortgage clause, and shall name Lender as mortgagee and/or as an additional loss payee. Lender shall have the right to hold the policies and renewal certificates. If Lender requires, Borrower shall promptly give to Lender all receipts of paid premiums and renewal notices. If Borrower obtains any form of insurance coverage, not otherwise required by Lender, for damage to, or destruction of, the Property, such policy shall include a standard mortgage clause and shall name Lender as mortgagee and/or as an additional loss payee. In the event of loss, Borrower shall give prompt notice to the insurance carrier and Lender. Lender may make proof of loss if not made promptly by Borrower. Unless Lender and Borrower otherwise agree in writing, any insurance proceeds, whether or not the underlying insurance was required by Lender, shall HCFG-00359 'WASHlNGTOtf...$ingle Family-Famie Mae/Frt1ddie Mac UNl~ORM INSTRUMENT VM"" 'M:lltfln Klu...-ar FJJ'\8nclal Services 2015Cl72315.1.0.3112-J20150123Y FORM 3048 H01 OB/14 Page 6 or 17 be applied to restoration or repair of the Property, if the restoration or repair is economically feasible and Lender's security is not lessened. During such repair and restoration period, Lender shall have the right to hold such insurance proceeds until Lender has had an opportunity to inspect such Property to ensure the work has been completed to Lender's satisfaction, provided that such inspection shall be undertaken promptly. Lender may disburse proceeds for the repairs and restoration in a single payment or in a series of progress payments as the work is completed. Unless an agreement is made in writing or Applicable Law requires interest to be paid on such insurance proceeds, Lender shall not be required to pay Borrower any interest or earnings on such proceeds. Fees for public adjusters, or other third parties, retained by Borrower shall not be paid out of the insurance proceeds and shall be the sole obligation of Borrower. If the restoration or repair is not economically feasible or Lender's security would be lessened, the insurance proceeds shall be applied to the sums secured by this Security Instrument, whether or not then due, with the excess, if any, paid to Borrower. Such insurance proceeds shall be applied in the order provided for in Section 2. If Borrower abandons the Property, Lender may file, negotiate and settle any available insurance claim and related matters. I fBorrower does not respond within 30 days to a notice from Lender that the insurance carrier has offered to settle a claim, then Lender may negotiate and settle the claim. The 30-day period will begin when the notice is given. In either event, or if Lender acquires the Property under Section 22 or otherwise. Borrower hereby assigns to Lender (a) Borrower's rights to any insurance proceeds in an amount not to exceed the amounts unpaid under the Note or this Security Instrument, and (b) any other of Borrower's rights (other than the right to any refund of unearned premiums paid by Borrower) under all insurance policies covering the Property, insofar as such rights are applicable to the coverage of the Property. Lender may use the insurance proceeds either to repair or restore the Property or to pay amounts unpaid under the Note or this Security Instrument, whether or not then due. 6. Occupancy. Borrower shall occupy, establish, and use the Property as Borrower's principal residence within 60 days after the execution of this Security Instrument and shall continue to occupy the Property as Borrower's principal residence for at least one year after the date of occupancy, unless Lender otherwise agrees in writing, which consent shall not be unreasonably withheld, or unless extenuating circumstances exist which are beyond Borrower's control. 7. Preservation, Maintenance and Protection of the Property; Inspections. Borrower shall not destroy, damage or impair the Property, allow the Property to deteriorate or commit waste on the Property. Whether or not Borrower is residing in the Property, Borrower shall maintain the Property in order to prevent the Property from deteriorating or decreasing in value due to its condition. Unless it is determined pursuant to Section 5 that repair or restoration is not economically feasible, Borrower shall promptly repair the Property if damaged to avoid further deterioration or damage. If insurance or condemnation proceeds are paid in connection with damage to, or the taking of, the Property, Borrower shall be responsible for repairing or restoring the Property only if Lender has released proceeds for such purposes. Lender may disburse proceeds for the repairs and restoration in a single payment or in a series of progress payments as the work is completed. If the insurance or condemnation proceeds arc not sufficient to repair or restore the Property, Borrower is not relieved of Borrower's obligation for the completion of such repair or restoration. HCFG-00359 WASHINGTON.Sing18 F.arn:ly-FIIMII Mae/Freddie Mac UNIFORM INSTRUMENT """" 2015072315.1.0 :J112-J20150123Y FORM 3048 1/01 08/1' Pago7of 17 Lender or its agent may make reasonable entries upon and inspections of the Property. I fit has reasonable cause, Lender may inspect the interior of the improvements on the Property. Lender shall give Borrower notice at the time of or prior to such an interior inspection specifying such reasonable cause. 8. Borrower's Loan Application. Borrower shall be in default if, during the Loan application process, Borrower or any persons or entities acting at the direction of Borrower or with Borrower's knowledge or consent gave materially false, misleading, or inaccurate information or statements to Lender (or failed to provide Lender with material information) in connection with the Loan. Material representations include, but are not limited to, representations concerning Borrower's occupancy of the Property as Borrower's principal residence. 9. Protection of Lender's Interest in the Property and Rights Under this Security Instrument. lf(a) Borrower fails to perform the covenants and agreements contained in this Security Instrument, (b) there is a legal proceeding that might significantly affect Lender's interest in the Property and/or rights under this Security Instrument (such as a proceeding in bankruptcy, probate, for condemnation or forfeiture, for enforcement of a lien which may attain priority over this Security Instrument or to enforce laws or regulations), or (c) Borrower has abandoned the Property, then Lender may do and pay for whatever is reasonable or appropriate to protect Lender's interest in the Property and rights under this Security Instrument, including protecting and/or assessing the value of the Property, and securing and/or repairing the Property. Lender's actions can include, but are not limited to: (a) paying any sums secured by a lien which has priority over this Security Instrument; (b) appearing in court; and (c) paying reasonable attorneys' fees to protect its interest in the Property and/or rights under this Security Instrument, including its secured position in a bankruptcy proceeding. Securing the Property includes, but is not limited to, entering the Property to make repairs, change locks, replace or board up doors and windows, drain water from pipes, eliminate building or other code violations or dangerous conditions, and have utilities turned on or off. Although Lender may take action under this Section 9, Lender does not have to do so and is not under any duty or obligation to do so. It is agreed that Lender incurs no liability for not taking any or all actions authorized under this Section 9. Any amounts disbursed by Lender under this Section 9 shall become additional debt of Borrower secured by this Security Instrument. These amounts shall bear interest at the Note rate from the date of disbursement and shall be payable, with such interest, upon notice from Lender to Borrower requesting payment. If this Security Instrument is on a leasehold, Borrower shall comply with all the provisions of the lease. If Borrower acquires fee title to the Property, the leasehold and the fee title shall not merge unless Lender agrees to the merger in writing. 10. Mortgage Insurance. If Lender required Mortgage Insurance as a condition of making the Loan, Borrower shall pay the premiums required to maintain the Mortgage Insurance in effect. If, for any reason, the Mortgage Insurance coverage required by Lender ceases to be available from the mortgage insurer that previously provided such insurance and Borrower was required to make separately designated payments toward the premiums for Mortgage Insurance, Borrower shall pay the premiums required to obtain coverage substantially equivalent to the Mortgage Insurance previously in effect, at a cost substantially equivalent to the cost to Borrower of the Mortgage Insurance previously in effect, from an alternate mortgage insurer selected by Lender. If substantially equivalent Mortgage Insurance coverage is not available, Borrower shall continue to pay to Lender the amount of the separately designated HCFG.oo359 WASHINGTON-Single F1mlty-Fann(a-Mae/Ffeat,le Mac UNIFORM INSTRUMENT VM"" Wr;:dlt1t1 K11.1,u1r Forlanclal Ser.ices 2015072315.1.0.J112..J20150123't FORM 3048 1I01 08/14 Page 8 of 17 payments that were due when the insurance coverage ceased to be in effect. Lender will accept, use and retain these payments as a non-refundable loss reserve in lieu of Mortgage Insurance. Such loss reserve shall be non-refundable, notwithstanding the fact that the Loan is ultimately paid in full, and Lender shall not be required to pay Borrower any interest or earnings on such loss reserve. Lender can no longer require loss reserve payments if Mortgage Insurance coverage (in the amount and for the period that Lender requires) provided by an insurer selected by Lender again becomes available, is obtained, and Lender requires separately designated payments toward the premiums for Mortgage Insurance. If Lender required Mortgage Insurance as a condition of making the Loan and Borrower was required to make separately designated payments toward the premiums for Mortgage Insurance, Borrower shall pay the premiums required to maintain Mortgage Insurance in effect, or to provide a non-refundable loss reserve, until Lender's requirement for Mortgage Insurance ends in accordance with any written agreement between Borrower and Lender providing for such termination or until termination is required by Applicable Law. Nothing in this Section IO affects Borrower's obligation to pay interest at the rate provided in the Note. Mortgage Insurance reimburses Lender (or any entity that purchases the Note) for certain losses it may incur if Borrower does not repay the Loan as agreed. Borrower is not a party to the Mortgage Insurance. Mortgage insurers evaluate their total risk on all such insurance in force from time to time, and may enter into agreements with other parties that share or modify their risk, or reduce losses. These agreements are on terms and conditions that are satisfactory to the mortgage insurer and the other party (or parties) to these agreements. These agreements may require the mortgage insurer to make payments using any source of funds that the mortgage insurer may have available (which may include funds obtained from Mortgage Insurance premiums). As a result of these agreements, Lender, any purchaser of the Note, another insurer, any reinsurer, any other entity, or any affiliate of any of the foregoing, may receive (directly or indirectly) amounts that derive from (or might be characterized as) a portion of Borrower's payments for Mortgage Insurance, in exchange for sharing or modifying the mortgage insurer's risk, or reducing losses. If such agreement provides that an affiliate of Lender takes a share of the insurer's risk in exchange for a share of the premiums paid to the insurer, the arrangement is often termed "captive reinsurance." Further: (A) Any such agreements will not affect the amounts that Borrower has agreed to pay for Mortgage Insurance, or any other terms of the Loan. Such agreements will not increase the amount Borrower will owe for Mortgage Insurance, and they will not entitle Borrower to any refund. (B) Any such agreements will not affect the rights Borrower has -if any · with respect to the Mortgage Insurance under the Homeowners Protection Act of 1998 or any other law. These rights may include the right to receive certain disclosures, to request and obtain cancellation of the Mortgage Insurance, to have the Mortgage Insurance terminated automatically, and/or to receive a refund of any Mortgage Insurance premiums that were unearned at the time of such cancellation or termination. 11. Assignment of Miscellaneous Proceeds; Forfeiture. All Miscellaneous Proceeds are hereby assigned to and shall be paid to Lender. HCFG-00359 1/YASHINOTON-Slngltt Family-Fannlo Mff/Freddle MPc; UNIFORM INSTRUMENT VMPO> 'Mlltera Kluwer Finsnaaf SeN1ce1 2015072315.1. 0.31\2..J20150123Y FORM 3048 1/01 08/14 Pa~e; of 17 If the Property is damaged, such Miscellaneous Proceeds shall be applied to restoration or repair of the Property, if the restoration or repair is economically feasible and Lender's security is not lessened. During such repair and restoration period, Lender shall have the right to hold such Miscellaneous Proceeds until Lender has had an opportunity to inspect such Property to ensure the work has been completed to Lender's satisfaction, provided that such inspection shall be undertaken promptly. Lender may pay for the repairs and restoration in a single disbursement or in a series of progress payments as the work is completed. Unless an agreement is made in writing or Applicable Law requires interest to be paid on such Miscellaneous Proceeds, Lender shall not be required to pay Borrower any interest or earnings on such Miscellaneous Proceeds. If the restoration or repair is not economically feasible or Lender's security would be lessened, the Miscellaneous Proceeds shall be applied to the sums secured by this Security Instrument, whether or not then due, with the excess, if any, paid to Borrower. Such Miscellaneous Proceeds shall be applied in the order provided for in Section 2. In the event of a total taking, destruction, or loss in value of the Property, the Miscellaneous Proceeds shall be applied to the sums secured by this Security Instrument, whether ornot then due, with the excess, if any, paid to Borrower. In the event of a partial taking, destruction, or loss in value of the Property in which the fair market value of the Property immediately before the partial taking, destruction, or loss in value is equal to or greater than the amount of the sums secured by this Security Instrument immediately before the partial taking, destruction, or loss in value, unless Borrower and Lender otherwise agree in writing, the sums secured by this Security Instrument shall be reduced by the amount of the Miscellaneous Proceeds multiplied by the following fraction: (a) the total amount of the sums secured immediately before the partial taking, destruction, or loss in value divided by (b) the fair market value of the Property immediately before the partial taking, destruction, or loss in value. Any balance shall be paid to Borrower. In the event of a partial taking, destruction, or loss in value of the Property in which the fair market value of the Property immediately before the partial taking, destruction, or loss in value is less than the amount of the sums secured immediately before the partial taking, destruction, or loss in value, unless Borrower and Lender otherwise agree in writing, the Miscellaneous Proceeds shall be applied to the sums secured by this Security Instrument whether or not the sums are then due. If the Property is abandoned by Borrower, or if, after notice by Lender to Borrower that the Opposing Party {as defined in the next sentence) offers to make an award to settle a claim for damages, Borrower fails to respond to Lender within 30 days after the dale the notice is given, Lender is authorized to collect and apply the Miscellaneous Proceeds either to restoration or repair of the Property or to the sums secured by this Security Instrument, whether or not then due. "Opposing Party" means the third party that owes Borrower Miscellaneous Proceeds or the party against whom Borrower has a right of action in regard to Miscellaneous Proceeds. Borrower shall be in default if any action or proceeding, whether civil or criminal, is begun that, in Lender's judgment, could result in forfeiture of the Property or other material impairment of Lender's interest in the Property or rights under this Security Instrument. Borrower can cure such a default and, if acceleration has occurred, reinstate as provided in Section 19, by causing the action or proceeding to be dismissed with a ruling that, in Lender's judgment, precludes forfeiture of the Property or other material impairment of Lender's interest in the Property or rights underthis Security Instrument. The proceeds of HCFG-00359 WASHINGTON-SiOjllO F•ml'J-FIIMie Mee.'Freddie Mac UNIFORM INSTRUMtN'T VMl>e 2015072315.1.0 ~112-J20150123V FORM 304& 1/01 08/14 ?age10cl'17 any award or claim for damages that are attributable to the impairment of Lender's interest in the Proper(y are hereby assigned and shall be paid to Lender. All Miscellaneous Proceeds that are not applied to restoration or repair of the Proper(y shall be applied in the order provided for in Section 2. 12. Borrower Not Released; Forbearance By Lender Not a Waiver. Extension of the time for payment or modification of amortization of the sums secured by this Security Instrument granted by Lender to Borrower or any Successor in Interest of Borrower shall not operate to release the liability of Borrower orany Successors in Interest of Borrower. Lender shall not be required to commence proceedings against any Successor in Interest of Borrower or to refuse to extend time for payment or otherwise modify amortization of the sums secured by this Security Instrument by reason of any demand made by the original Borrower or any Successors in Interest of Borrower. Any forbearance by Lender in exercising any right or remedy including, without limitation, Lender's acceptance of payments from third persons, entities or Successors in Interest of Borrower or in amounts less than the amount then due, shall not be a waiver of or preclude the exercise of any right or remedy. 13. Joint and Several Liability; Co-signers; Successors and Assigns Bound. Borrower covenants and agrees that Borrower's obligations and liability shall be joint and several. However, any Borrower who co-signs this Security Instrument but does not execute the Note (a "co-signer"): (a) is co-signing this Security Instrument only to mortgage, grant and convey the co-signer's interest in the Proper(y under the terms of this Security Instrument; (b) is not personally obligated to pay the sums secured by this Security Instrument; and (c) agrees that Lender and any other Borrower can agree to extend, modify, forbear or make any accommodations with regard to the terms of this Security Instrument or the Note without the co-signer's consent. Subject to the provisions of Section 18, any Successor in Interest of Borrower who assumes Borrower's obligations under this Security Instrument in writing, and is approved by Lender, shall obtain all of Borrower's rights and benefits under this Security Instrument. Borrower shall not be released from Borrower's obligations and liability under this Security Instrument unless Lender agrees to such release in writing. The covenants and agreements of this Security Instrument shall bind (except as provided in Section 20) and benefit the successors and assigns of Lender. 14. Loan Charges. Lender may charge Borrower fees for services performed in connection with Borrower's default, for the purpose of protecting Lender's interest in the Proper(y and rights under this Security Instrument, including, but not limited to, attorneys' fees, proper(y inspection and valuation fees. In regard to any other fees, the absence of express authority in this Security Instrument to charge a specific fee to Borrower shall not be construed as a prohibition on the charging of such fee. Lender may not charge fees that are expressly prohibited by this Security Instrument or by Applicable Law. If the Loan is subject to a law which sets maximum loan charges, and that law is finally interpreted so that the interest or other loan charges collected or to be collected in connection with the Loan exceed the permitted limits, then: (a) any such loan charge shall be reduced by the amount necessary to reduce the charge to the permitted limit; and (b) any sums already collected from Borrower which exceeded permitted limits will be refunded to Borrower. Lender may choose to make this refund by reducing the principal owed under the Note or by making a direct payment to Borrower. If a refund reduces principal, the HCFG-00359 WASHINGTQN,S.ngle Family-Fami&Maelf'rWOIII' ~ac UNIFORM INSTRUMENT VM"" WOllffll KIi.Mer F\nendsl Services 201507231 S.1.0.3112.J20150123Y FORM 30.!IB 1..U1 0811,4 Page 1i of 17 reduction will be treated as a partial prepayment without any prepayment charge (whether or not a prepayment charge is provided for under the Note). Borrower's acceptance of any such refund made by direct payment to Borrower will constitute a waiver of any right of action Borrower might have arising out of such overcharge. 15. Notices. All notices given by Borrower or Lender in connection with this Security Instrument must be in writing. Any notice to Borrower in connection with this Security Instrument shall be deemed to have been given to Borrower when mailed by first class mail or when actually delivered to Borrower's notice address if sent by other means. Notice to any one Borrower shall constitute notice to all Borrowers unless Applicable Law expressly requires otherwise. The notice address shall be the Property Address unless Borrower has designated a substitute notice address by notice to Lender. Borrower shall promptly notify Lender of Borrower's change of address. If Lender specifies a procedure for reporting Borrower's change of address, then Borrower shall only report a change of address through that specified procedure. There may be only one designated notice address under this Security Instrument at any one time. Any notice to Lender shall be given by delivering it or by mailing it by first class mail to Lender's address stated herein unless Lender has designated another address by notice to Borrower. Any notice in connection with this Security Instrument shall not be deemed to have been given to Lender until actually received by Lender. If any notice required by this Security Instrument is also required under Applicable Law, the Applicable Law requirement will satisfy the corresponding requirement under this Security Instrument. 16. Governing Law; Severability; Rules of Construction. This Security Instrument shall be governed by federal law and the law of the jurisdiction in which the Property is located. All rights and obligations contained in this Security Instrument are subject to any requirements and limitations of Applicable Law. Applicable Law might explicitly or implicitly allow the parties to agree by contract or it might be silent, but such silence shall not be construed as a prohibition against agreement by contract. In the event that any provision or clause of this Security Instrument or the Note conflicts with Applicable Law, such conflict shall not affect other provisions of this Security Instrument or the Note which can be given effect without the conflicting provision. As used in this Security Instrument: (a) words of the masculine gender shall mean and include corresponding neuter words or words of the feminine gender; (b) words in the singular shall mean and include the plural and vice versa; and (c) the word "may" gives sole discretion without any obligation to take any action. 17. Borrower's Copy. Borrower shall be given one copy of the Note and of this Security Instrument. 18. Transfer of the Property or a Beneficial Interest In Borrower. As used in this Section 18, "Interest in the Property" means any legal or beneficial interest in the Property, including, but not limited to, those beneficial interests transferred in a bond for deed, contract for deed, installment sales contract or escrow agreement, the intent of which is the transfer of title by Borrower at a future date to a purchaser. ]fall or any part of the Property or any Interest in the Property is sold or transferred (or if Borrower is not a natural person and a beneficial interest in Borrower is sold or transferred) without Lender's prior written consent, Lender may require immediate payment in full of all sums secured by this Security Instrument. However, this option shall not be exercised by Lender if such exercise is prohibited by Applicable Law. HCFG-00359 WASHINGTON.Single Fam1ty-f!11Mle ~al!tll=reddie Mee UNIFORM INSTRUMENT """" \/Vcittn KIWA:!r F~cial Servioes 201W72J1S.i.0.3112-J20150123V FORM 30461/01 "'" Page 12 Of 17 If Lender exercises this option, Lender shall give Borrower notice of acceleration. The notice shall provide a period of not less than 30 days from the date the notice is given in accordance with Section 15 within which Borrower must pay all sums secured by this Security Instrument. If Borrower fails to pay these sums prior to the expiration of this period, Lender may invoke any remedies permitted by this Security Instrument without further notice or demand on Borrower. 19. Borrower's Right to Reinstate After Acceleration. If Borrower meets certain conditions, Borrower shall have the right to have enforcement of this Security Instrument discontinued at any time prior to the earliest of: (a) five days before sale of the Property pursuant to any power of sale contained in this Security Instrument; {b) such other period as Applicable Law might specify for the termination of Borrower's right to reinstate; or (c) entry of a judgment enforcing this Security Instrument. Those conditions are that Borrower: (a) pays Lender all sums which then would be due under this Security Instrument and the Note as ifno acceleration had occurred; (b) cures any default of any other covenants or agreements; (c) pays all expenses incurred in enforcing this Security Instrument, including, but not limited to, reasonable attorneys' fees, property inspection and valuation fees, and other fees incurred for the purpose of protecting Lender's interest in the Property and rights under this Security Instrument; and (d) takes such action as Lender may reasonably require to assure that Lender's interest in the Property and rights under this Security Instrument, and Borrower's obligation to pay the sums secured by this Security Instrument, shall continue unchanged. Lender may require that Borrower pay such reinstatement sums and expenses in one or more of the following forms, as selected by Lender: (a) cash; (b) money order; (c) certified check, bank check, treasurer's check or cashier's check, provided any such check is drawn upon an institution whose deposits are insured by a federal agency, instrumentality or entity; or (d) Electronic Funds Transfer. Upon reinstatement by Borrower, this Security Instrument and obligations secured hereby shall remain fully effective as if no acceleration had occurred. However, this right to reinstate shall not apply in the case of acceleration under Section 18. 20. Sale of Note; Change of Loan Servicer; Notice of Grievance. The Note or a partial interest in the Note (together with this Security Instrument) can be sold one or more times without prior notice to Borrower. A sale might result in a change in the entity (known as the "Loan Servicer") that collects Periodic Payments due under the Note and this Security Instrument and performs other mortgage loan servicing obi igations under the Note, this Security Instrument, and Applicable Law. There also might be one or more changes of the Loan Servicer unrelated to a sale of the Note. If there is a change of the Loan Servicer, Borrower will be given written notice of the change which will state the name and address of the new Loan Servicer, the address to which payments should be made and any other information RES PA requires in connection with a notice of transfer of servicing. If the Note is sold and thereafter the Loan is serviced by a Loan Servicer other than the purchaser of the Note, the mortgage loan servicing obligations to Borrower will remain with the Loan Servicer or be transferred to a successor Loan Servicer and are not assumed by the Note purchaser unless otherwise provided by the Note purchaser. Neither Borrower nor Lender may commence, join, or be joined to any judicial action (as either an individual litigant or the member of a class) that arises from the other party's actions pursuant lo this Security Instrument or that alleges that the other party has breached any provision of, or any duty owed by reason of, this Security Instrument, until such Borrower or Lender has notified the other party {with such notice given in compliance with the requirements of Section 15) of such alleged breach and afforded the other party hereto a reasonable period after the giving of such notice to take corrective action. If HCFG-00359 WASHINGTON-Single Flilmily-Fa'll"io f,41:1o/Frtt<ldie Mac UNIFORM INSTRUMENT VMP<> W;,111:n KhM"tf Financial SelViee• 2015072315.1.0.J1'12.J20150123Y Applicable Law provides a time period which must elapse before certain action can be taken, that time period will be deemed to be reasonable for purposes of this paragraph. The notice of acceleration and opportunity to cure given to Borrower pursuant to Section 22 and the notice of acceleration given to Borrower pursuant to Section 18 shall be deemed to satisfy the notice and opportunity to take corrective action provisions of this Section 20. 21. Hazardous Substances. As used in this Section 21: (a) "Hazardous Substances" are those substances defined as toxic or hazardous substances, pollutants, or wastes by Environmental Law and the following substances: gasoline, kerosene, other flammable or toxic petroleum products, toxic pesticides and herbicides, volatile solvents, materials containing asbestos or formaldehyde, and radioactive materials; (b) "Environmental Law" means federal laws and laws of the jurisdiction where the Property is located that relate to health, safety or environmental protection; (c) "Environmental Cleanup" includes any response action, remedial action, or removal action, as defined in Environmental Law; and (d) an "Environmental Condition" means a condition that can cause, contribute to, or otherwise trigger an Environmental Cleanup. Borrower shall not cause or permit the presence, use, disposal, storage, or release of any Hazardous Substances, or threaten to release any Hazardous Substances, on or in the Property. Borrower shall not do, nor allow anyone else to do, anything affecting the Property (a} that is in violation of any Environmental Law, (b) which creates an Environmental Condition, or (c) which, due to the presence, use, or release of a Hazardous Substance, creates a condition that adversely affects the value of the Property. The preceding two sentences shall not apply to the presence, use, or storage on the Property of small quantities of Hazardous Substances that are generally recognized to be appropriate to normal residential uses and to maintenance of the Property (including, but not limited to, hazardous substances in consumer products). Borrower shall promptly give Lender written notice of(a) any investigation, claim, demand, lawsuit or other action by any governmental or regulatory agency or private party involving the Property and any Hazardous Substance or Environmental Law of which Borrower has actual knowledge, (b) any Environmental Condition, including but not limited to, any spilling, leaking, discharge, release or threat of release of any Hazardous Substance, and (c) any condition caused by the presence, use or release of a Hazardous Substance which adversely affects the value of the Property. If Borrower learns, or is notified by any governmental or regulatory authority, or any private party, that any removal or other remediation of any Hazardous Substance affecting the Property is necessary, Borrower shall promptly take all necessary remedial actions in accordance with Environmental Law. Nothing herein shall create any obligation on Lender for an Environmental Cleanup. Non-Uniform Covenants. Borrower and Lender further covenant and agree as follows: 22. Acceleration; Remedies, Lender shall give notice to Borrower prior to acceleration following Borrower's breach of any covenant or agreement in this Security Instrument (but not prior to acceleration under Section 18 unless Applicable Law provides otherwise). The notice shall specify: (a) the default; (b) the action required to cure the default; (c) a date, not less than 30 days from the date the notice is given to Borrower, by which the default must be cured; and (d) that failure to cure the default on or before the date specified in the notice may result in acceleration of the sums secured by this Security Instrument and sale of the Property at public auction at a date not less than 120 days in the future. The notice shall HCFG-00359 WASHJNGTON-Slng!o F4!mily,Fal'lr'lii!!t Mae.'Fred.d(& Mac UNIFORM INSTRUMENT v .... 2015072315. 1 .0.3112-J20150123Y FORM-3048 1101 0&'14 Page 14ar 17 further inform Borrower of the right to reinstate after acceleration, the right to bring a court action to assert the non-existence of a default or any other defense of Borrower to acceleration and sale, and any other matters required to be included in the notice by Applicable Law. If the default is not cured on or before the date specified in the notice, Lender at its option, may require immediate payment in full of all sums secured by this Security Instrument without further demand and may invoke the power of sale and/or any other remedies permitted by Applicable Law. Lender shall be entitled to collect all expenses incurred in pursuing the remedies provided in this Section 22, including, but not limited to, reasonable attorneys' fees and costs of title evidence. If Lender invokes the power of sale, Lender shall give written notice to Trustee of the occurrence of an event of default and of Lender's election to cause the Property to be sold. Trustee and Lender shall take such action regarding notice of sale and shall give such notices to Borrower and to other persons as Applicable Law may require. After the time required by Applicable Law and after publication of the notice of sale, Trustee, without demand on Borrower, shall sell the Property at public auction to the highest bidder at the time and place and under the terms designated in the notice of sale in one or more parcels and in any order Trustee determines. Trustee may postpone sale of the Property for a period or periods permitted by Applicable Law by public announcement at the time and place fixed in the notice of sale. Lender or its designee may purchase the Property at any sale. Trustee shall deliver to the purchaser Trustee's deed conveying the Property without any covenant or warranty, expressed or implied. The recitals in the Trustee's deed shall be prima racic evidence of the truth of the statements made therein. Trustee shall apply the proceeds of the sale in the following order: (a) to all expenses of the sale, including, but not limited to, reasonable Trustee's and attorneys' fees; (b) to all sums secured by this Security Instrument; and (c) any excess to the person or persons legally entitled to it or to the clerk of the superior court of the county in which the sale took place. 23. Reconveyance. Upon payment of all sums secured by this Security Instrument, Lender shall request Trustee to reconvey the Property and shall surrender this Security Instrument and all notes evidencing debt secured by this Security Instrument to Trustee. Trustee shall reconvey the Property without warranty to the person or persons legally entitled to it. Such person or persons shall pay any recordation costs and the Trustee's fee for preparing the reconveyance. 24. Substitute Trustee. In accordance with Applicable Law, Lender may from time to time appoint a successor trustee to any Trustee appointed hereunder who has ceased to act. Without conveyance of the Property, the successor trustee shall succeed to all the title, power and duties conferred upon Trustee herein and by Applicable Law. 25. Use of Property. The Property is not used principally for agricultural purposes. 26. Attorneys' Fees. Lender shall be entitled to recover its reasonable attorneys' fees and costs in any action or proceeding to construe or enforce any term of this Security Instrument. The term "attorneys' fees," whenever used in this Security Instrument, shall include without limitation attorneys' fees incurred by Lender in any bankruptcy proceeding or on appeal. HCF0-003S9 V',(11,SHINGTQN,Si~le FlH't\lty•Fl!lnnie Mae/Freddie Mac UNIFORM INSTRUMENT 1/M""' 1/1/olleni KJuwar Financial Sarvlcoa 2015072315.1.0.3112,J20150123Y FORM 3048 1,',)1 08/14 Page 15 of 17 ORAL AGREEMENTS OR ORAL COMMITMENTS TO LOAN MONEY, EXTEND CREDIT, OR TO FORBEAR FROM ENFORCING REPAYMENT OF A DEBT ARE NOT ENFORCEABLE UNDER WASHINGTON LAW. BY SIGNING BELOW, Borrower accepts and agrees to the tcnns and covenants contained in this Security Instrument and in any Rider executed by Borrower and recorded with it. Borrower $1/15 Donald Fung HCFG-00359 WASHIOOTON-$ingle Family-FaMle Mae/Freddie Mac UNIFORM 1NSTRUME:NT """' Date Seal 7/Jq/;S- Datc Seal w,tten; KlllN'flr Arll!lncial SaMCSs 2015072315. 1 .0.3112-J20150123Y FORM 3048 1/01 °"" Page 16 of 17 Acknowledgment State of WashjLton County of QI ~ I certify that I know ve satisfactory evidence that isi@hc pcrson(s) who appeared before me, and ,s~erson(s) acknowledged that he/she/11,ey\igned this instrument and acknowledged it to be his/her/e,:vree and voluntary act for the uses a~rposes mentioned in the instrument. Loan Origination Organization: Wells Fargo Bank N.A. NMLSR ID: 399801 HCFG-00359 WASHINGTOti-$1.ngle Femily.femie Mae/Fr&dde Mac UNIFORM INSTRUMENT VMPll> ~!ta,, Kl~r Fsnanci•l Servic.es 201507:2315.1.0.l112.J20150123Y Loan Originator: YAN REN NMLSR ID: 408665 FORM 3048 1~1 ..,,. P&gti 17 of 17 EXHIBIT A LEGAL DESCRIPTION: Real property in the County of King, State of Washington, described as follows: THAT PORTION OF TRACT 244 INC D HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDmON TO SEATTLE DIVISION NO 4, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS BEGINNING AT A POINT ON THE WEST BOUNDARY UNE OF SAID TRACT, 301 FEET SOUTH OF THE NORTHWEST CORNER OF SAID TRACT; THENCE SOUTH 64 FEET; THENCE EAST 252.3 FEET, MORE OR LESS, TO THE EAST BOUNDARY UNE OF SAID TRACT; THENCE NORTH, ALONG SAID EAST BOUNDARY UNE, 64 FEET; THENCE WEST 252.3 FEET, MORE OR LESS, TO POINT OF BEGINNING; (BEING THE NORTH 365 FEET OF SAID TRACT 244, EXCEPT THE NORTH 301 FEET THEREOF). Tax Parcel ID No. 334390-1505-07 1-4 Family Rider (Assignment of Rents) THIS I -4 FAMILY RIDER is made this 27th day of July, 2015, and is incorporated into and shall be deemed to amend and supplement the Mortgage, Deed of Trust, or Security Deed (the "Security Instrument") of the same date given by the undersigned (the "Borrower") to secure Borrower's Note to Wells Fargo Bank, N.A. (the "lender") of the same date and covering the Property described in the Security Instrument and located at: 1824 Aberdeen AVE NE, RENTON, WA 98056 [Property Address] 1-4 Family Covenants. In addition to the covenants and agreements made in the Security Instrument, Borrower and Lender further covenant and agree as follows: (A) Additional Property Subject to the Security Instrument. In addition to the Property described in the Security Instrument, the following items now or hereafler attached to the Property to the extent they are fixtures are added to the Property description, and shall also constitute the Property covered by the Security Instrument: building materials, appliances and goods of every nature whatsoever now or hereafter located in, on, or used, or intended to be used in connection with the Property, including, but not limited to, those for the purposes of supplying or distributing heating, cooling, electricity, gas, water, air and light, fire prevention and extinguishing apparatus, security and access control apparatus, plumbing, bath tubs, water heaters, water closets, sinks, ranges, stoves, refrigerators, dishwashers, disposals, washers, dryers, awnings, storm windows, storm doors, screens, blinds, shades, curtains and curtain rods, attached mirrors, cabinets, paneling and attached floor coverings, all of which, including replacements and additions thereto, shall be deemed to be and remain a part of the Property covered by the Security Instrument. All of the foregoing together with the Property described in the Security Instrument (or the leasehold estate if the Security Instrument is on a leasehold) are referred to in this l-4 Family Rider and the Security Instrument as the "Property." (8) Use of Property; Compliance with Law. Borrower shall not seek, agree to or make a change in the use of the Property or its zoning classification, unless Lender has agreed in writing to the change. Borrower shall comply with all laws, ordinances, regulations and requirements of any governmental body applicable to the Property. (C) Subordinate Liens. Except as permitted by federal law, Borrower shall not allow any lien inferior to the Security Instrument to be perfected against the Property without Lender's prior written permission. (D) "Borrower's Right to Reinstate" Deleted. Section 19 is deleted. (E) Borrower's Occupancy. Unless Lender and Borrower otherwise agree in writing, Section 6 concerning Borrower's occupancy of the Property is deleted. HCFG-00214 Multistate 1-4 Family Rider. Fannii, Mae/Ftaddie Mac Uniform lnalrument VMPe 'Mlltor1 Kluwer Fil'llll'\081 S111Ma!l1 2015072315.1.0. 3, 112.J201 50123¥ (F) Assignment of Leases. Upon Lender's request after default, Borrower shall assign to Lender all leases of the Property and all security deposits made in connection with leases of the Property. Upon the assignment, Lender shall have the right to modify, extend or terminate the existing leases and to execute new leases, in Lender's sole discretion. As used in this paragraph Gt the word "lease'1 shall mean "sublease" if the Security Instrument is on a leasehold. (G) Assignment of Rents; Appointment of Receiver; Lender in Possession. Borrower absolutely and unconditionally assigns and transfers to Lender all the rents and revenues ("Rents") of the Property, regardless ofto whom the Rents of the Property are payable. Borrower authorizes Lender or Lender's agents to collect the Rents, and agrees that each tenant of the Property shall pay the Rents to Lender or Lender's agents. However, Borrower shall receive the Rents until: (i) Lender has given Borrower notice of default pursuant to Section 22 of the Security Instrument, and (ii) Lender has given notice to the tenant(s) that the Rents are to be paid to Lender or Lender's agent. This assignment of Rents constitutes an absolute assignment and not an assignment for additional security only. If Lender gives notice of default to Borrower: (i) all Rents received by Borrower shall be held by Borrower as trustee for the benefit of Lender only, to be applied to the sums secured by the Security Instrument; (ii) Lender shall be entitled to collect and receive all of the Rents of the Property; (iii) Borrower agrees that each tenant of the Property shall pay all Rents due and unpaid to Lender or Lender's agents upon Lender's written demand to the tenant; (iv) unless applicable law provides otherwise, all Rents collected by Lender or Lender's agents shall be applied first to the costs of taking control of and managing the Property and collecting the Rents, including, but not limited to, attorney's fees, receiver's fees, premiums on receiver1s bonds, repair and maintenance costs, insurance premiums, taxes, assessments and other charges on the Property, and then to the sums secured by the Security Instrument; (v) Lender, Lender's agents or any judicially appointed receiver shall be liable to account for only those Rents actually received; and (vi) Lender shall be entitled to have a receiver appointed to take possession of and manage the Property and collect the Rents and profits derived from the Property without any showing as to the inadequacy of the Property as security. lfthe Rents of the Property are not sufficient to cover the costs of taking control of and managing the Property and of collecting the Rents any funds expended by Lender for such purposes shall become indebtedness of Borrower to Lender secured by the Security Instrument pursuant to Section 9. Borrower represents and warrants that Borrower has not executed any prior assignment of the Rents and has not performed, and will not perforrr, any act that would prevent Lender from exercising its rights under this paragraph. Lender, or Lender's agents or a judicially appointed receiver, shall not be required to enter upon, take control of or maintain the Property before or after giving notice of default to Borrower. However, Lender, or Lender's agents or a judicially appointed receiver, may do so at any time when a default occurs. Any application of Rents shall not cure or waive any default or invalidate any other right or remedy of Lender. This assignment of Rents of the Property shall terminate when all the sums secured by the Security Instrument are paid in full. HCFG-0001-4 Multistel& 1-4 Famil'{ Rider· Fannie Mae/Freddie Mac Uniform lns1rum11nt VMF'fl Wolters KIU'Ner Financial S8Nlcet 201507i3151.0.3112.120150123Y Form 3170 1/01 07/1.11 PB9B:tM3 (H) Cross-Default Provision. Borrower's default or breach under any note or agreement in which Lender has an interest shall be a breach under the Security Instrument and Lender may invoke any of the remedies permitted by the Security Instrument. BY SIGNING BELOW, Borrower accepts and agrees to the terms and covenants contained in this 1-4 Family Rider. Borrower Donald Fung HCFG-0021'4 ;2/?f/p Date Seal Date Seal Multi11a1e 1"" Fsmily Rider* Fanrie Mee/Fradc!ie Msc Ut11form lnstrumeni VMf'e Woll~ Kl1,1,'i"'r Financial Services 2015072315. t.0.3112.J20150123Y Form 3170 1..u1 07114 Pago3of3 (;. a HILLMAN:S 4dk,t fVashingl!on. Gar<LP_n/ oft Eden ADDITION TO SEATTLE D/V/SION N0.4. 11 I ··.·.·· . CSE!,~ .. ,, .. ;.·· .'< ,: ,.,,,., •.. '"""·"'' ,. ~ ~-;}4 ·.;,:s!>.e> ~.c:;,,, 2'<>2. "'"~ "2.42.; ,:,;:35 224 a,,.":. a.Q.&o..! 1' · .. · : LL i -c-------t--------i f-----c-~---.'----+-J.---'"1i• i 't eo,.·.'.' 28<.r E;~;\~:~ ' " -'--> ec'7C':·'• 2./e,3 !. "2.5ia. 24-3 i:: 34 <'.2.5 2.11<> 2.070 j y~: '-o: :"Br ~ Ii. PF. U'n9,~I!,. lo/~/ c-,,. By C "7. Tellier Cm_;nry .Svrv.;_yar :J/382.:i r,/.,-,d /0,-/i'ec;;ord o.,,_ Re'i'ue.st' oT C::. D. Hl!hnarl Ocf-. 2/. 1.90-,: c,T SE ffHn. pa.sT 4 p M an,.-./ Recordi!?d ;;., i/01 JI or ?la/-s pare., 8¥. 17~cords oT ffl/19 Caur(if / v'/c,1..sh1n9Ton I • Geo B /_ a:77;::vnq CounTy Aud/for· :~1 -~'-------- :..__ ',/ U"'p//t'j ... 1 ' DESCRIPTION !h,.s C p(~'id(n,:717'~ L a/l'e J///~75h/··1ql-017 Ga..--Q"ec-n o/-~den ,1(!,:/d;f;Qn >'"o Sea#/,:., D,v1.s/on /Vo.f-C01'77p- r1se9 The -:·:(ol,1/iJJN//7Cj' described Trac/ o/ /anc/. Th~ (~ ~) ·::e;'i?.s .r one /7a/T c;:,/ SecT1on (5) :/";v~ : To.w--7shjo;·(2..3.J' Tvve,n'"y "Three _ /Vor7'h o/ RQno/"" (0) :f'/Ye. ca,sr·=:i;'f/1//r.-,rr1el/-.'1 Her,d1an. exc,e;,pT Th,:;;,/-por- };,,;,n: o<::Cup1~d by rhe C. 'r P 5 R. R. /T1c7hT or ,:,voy aS-,:-~51,d;_vn ; /Cuce o/ p/aT <?nc/ covnTy roud.s /lo'.s _$68 ;'i;:,nd _.-/·::<W.,.. The' d/T77en,i~On5 ·oif,_ all b/ock-5 .. and The ;.,v;dTl-1 a,T a'// .sTreef..'5, AYen"u,~s. Dn,::t?vY9yc, c-1nd _41/e/S ··:,?re.: 117 .. 7eeT:::.P-'5 5hoPVI?.:. on -/fie /',See c/ sa1c:/ ;:;,la/ fl?e IP.. 15 T!'J<i;,. (N~~) ~rrh .ea.s/:" corner oT bloc.Ir · (Cb3) :f,,yu. l,1vr1a'r=d. CH1~ T/7Tee,/ -..30 /er/-/-'Ye_o;"/o/ W/-1/ch 15 ;r/1,;; (N 'f'.-)., rlorne,~ o/;:·· ab(.,).,e descr/f:J-"'d jech,?/1 (.:f.J -h>e · DE.DIGATJ.ON }(";vc,i,v A;_';;.·.·.f.1.pN.:. BY :."·:;._H,'':i~E ,!(.;~E:~ENT-5 //-;r,n'". the H1L..l_/'1AN /=':1ve.::;:f-n1enT Co~T!pa/:'jy 41 C0'7"j:>0r<rl1or, or9Q/71:.c!e;,7 anc;/ AX- 1.5fh'Hf undBr a.q,j ·fay :·.:Y1r-/c,.re ,;,/' I-he lnws o/-f/7e. sTa/-e of M/"~sh1n,;dvn W,ih (1".s pr1nc1pct/ p/ucei o:t' bu-=>1ne.ss 1?1 The c:,ry ol' _5,20/.r/e .:·1vo,,r: Counry 1/1 !"ht". .e;an1F. .5f-aTe qre ;f-h,;c s"1le OrV/7<"-'"5 :,'7. (ee s1ll>'p/e . a/ /"he. Trc;;uc../" a/-/and co,np;,.5ed 10 The pkn''·.-:·oT C.L7.//;//,nan'5 Lake W<A5-'7- 1n9_t'on Gard'°"'n ot' E<?en 0/,.,.,,s,orT /Vo. 4 and T/7,7/" the .sa1c/ corpo.-= /·,o,-,. dr,e.s hereby declare ,--'his p/aT and hereby d._~d,cc.,-f'<?s f-o Th~ use of' :1/--,e public: t'orPve.-,..,-// .s /'rect0, ~,venue0, dr"/VC /.'Vay.,:; n,..,d c;,//ey.s snow-n rhereon li7 ;,v,Tne.s.s ,,vr;ereoT """"' hc..,-ve h.,_,re,:unf-o 5e.f· our ,'7ands and uffixed lhe u."1",C1a/ .ser..fl 0,--"' sale, corporaf/On i-h/..5 22 d day ,n,-5e,rn~en,ber .4 D 1904 $c<lei~ C/arencc,-f} //1//;nan ;,</,:1-ness /v',"'_;J."g'" -$cs,._ Pre.s1de1,f- .S G Grl7'r,r7 /.,:·"-~~\ 1 Be.s,51e 0/i!.'e /,-';//1r1ar1 A. B. /1'//ler l~/~~..q~) _pi Seon?-"'",,:,ry '\~~<;_!.- ·::..... Yf)~o; p::>-;m;;imo.,-;jy . /Vorary.,,,Put;,(i'~ 1'7 qn<;" >'Vr:·flu, ·.:STOtB lV'7.,;h,/;ifY-On n:e51"o:,,:7'? ,;,_/.5ec:ri-,'/e. )· = -= ' Re tum Address: City Clerk's Office City of Renton 1055 S. Grady Way Renton WA 98055 Please print or type infonnallon Document Tltlc(s): \1111111111111111 2002010400]~22 Cll~ OF RENTON CORD l'l\GE 001 OF 015 01/0412002 15W~I KlNG couNn, ORDINANCE NO. 4921 -Aberdeen Ave. NE SAD Reference Number(s) of Documents assigned or released. [on page __ of document(s)] SAD-00-001 (SAD No. 0021) Grantor(s) (Last name first, then first name and iruuals) I City of Renton 2 3. 4 D Adruuonal names on page __ of document Grantee(•) (Last name first, then first name and uuuals) I. Aberdeen Ave. NE SAD 2 3 4. D Add1t1onal names on p~ge __ of document Legal Description (abbreviated 1 e lot, block, plat or seclJon, township, range) The lands included within the Special Assessment District area for the Aberdeen Ave. NE sanitary sewer are situated in the Northeast quarter and Southeast quarter of Section 5, Township 23 North, Range 5 East, ... KK Add,lional legal 1s on page4-8 of document Assessor's Property Tax l'arcel/Account Number: 3343901919, 3343901603, ... EKAdd1uonal legal is onpage~ofdocwnent The Auditor/Recorder "ill rely on the information provided on the fonn. The staff wil1 not read the document to verifv the accuracv or comoleteness of the indexin• infonnalion nrovidcd herein = = CITY OF RENTON, WASHINGTON ORDINANCE NO 4921 AN ORDJNANCE OF THE CITY OF RENTON, WASHINGTON, ESTABLISHING AN ASSESSMENT DISTRICT FOR SANITARY SEWER SERVICE FOR PROPERTIES ADJACENT TO ABERDEEN A VENUE NE, FROM NE 12TH STREET TO NE 27 111 STREET, AND ESTABLISHING THE AMOUNT OF THE CHARGE UPON CONNECTION TO THE FACIUTIES. THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS SECTION I. There ts hereby created a Sarntary Sewer Service Special Assessment D1stnct for the area served by the Aberdeen Avenue NE Samtary Sewer m the north quadrant of the City of Renton, which area ts more particularly de sen bed m Exh1b1t "A" attached hereto. A map of the service area ts attached as Exhibit "B" The recordmg ofth1s document ts to provide notificatmn of potential connection and interest charges Wh!le tlus connection charge may be paid at any trme, the City does not require payment until such llme as the parcel 1s connected to and thus benefiting from the sewer fac1hties The property may be sold or m any other way change hands without tnggermg the requirement, by the City, of payment of the charges associated with this district SECTION II. Persorts connectmg to the sanitary sewer fac1h1tcs 111 this Special Assessment Dtstnct and whose properties have not been charged or assessed with all costs of the Aberdeen Avenue NE Sanitary Sewer, as detailed m this ordl118nce, shall pay, in add1t10n to the payment of the connection perrrut fee and m add1t10n to the §Y_stem develf gment charge, the Ct;Rl IHLA following add,ttonal fees I, the undersigned City Clerk of the City of Renton, Washington, certify that this is a true and correct copy of o,t..P, 'fq;;/ . Subscribed sealed this y of Ct:[. , 20& = ORDINANCE NO . 4921 A Zoned Front footage /ZFF) Charge New connections ofres1denhal umts shall pay a fee of$55 68 per Zoned Front Foot ofthc parcel The amount of each Special Assessment D1stnct charge agamst md1v1dual properties 1s on file with the City's Property Services section, the Plannmg/Bu1ldmg/Pubhc Works Department, and the City Clerk's office The foregomg notw,thstandmg, each owner of a parcel with an existmg single-family residence has the opl!on of paymg an 1mtrnl special assessment distnct charge of $3,240 00 to connect srud residence to the sewer The remainder of the total assessment w,11 contmue to accrue mterest per Sect10n III of this ordmance and would be due and payable at such tune as the property further subdivides or m any way redevelops in a way that mcreases the property's density SECTION III. In add1tmn to the aforestated charges, there shall be a charge of 5 93% per annum added to the Special Assessment DJStnct charge The mterest charge shall accrue for no more than ten ( JO) years from the date this ordmance becomes effective Interest = charges will be Sllllple mterest and not compound mtercst SECTION IV. Tlus ordmance shall be effecl!ve upon its passage, approval, and 30 days after pubhcatmn PASSED BY THE CITY COUNCIL this 15th day of_~o=ct2l;:>_er~--· 2001 J 2 \ = c:, ORDINANCE NO 4921 APPROVED BY THE MAYOR this 15th day of ___ oc_t_o_b_e_r_ 7~ Lawrence J Warren, City Attorney Date ofPubhcat1on __ 10/1_9/2001 (Summary) ORD 934 9/28/0 I .ma 3 ----' 2001 = = ORDINANCE NO. 4921 EXHIBIT A CITY OF RENTON SPECIAL ASSESSMENT DISTRICT FOR ABERDEEN AVE NE SANITARY SEWER LEGAL DESCR!PTON The lands mcluded w1thm the Special Assessment District area for the Aberdeen Ave NE sanitary sewer are situated m the Northeast quarter and Southeast quarter of Section 5, Township 23 North, Range 5 East, WM , City of Renton, Kmg County, Washington, descnbed as follows Beginning at the northwest comer ofTract24!, CD Hillman's Lake Washington Garden of Eden Div No 4 as recorded m Volume 11 of Plats, Page 82, records ofKmg County, Washmgton, said northwest comer also bemg a pomt on the easterly nght-of-way margm of Aberdeen Ave NE m the Northeast quarter of said Secllon 5, Thence southerly along the west lme of said Tract 241 and said easterly nght-of-way margm, to the southwest corner of said Tract Thence contmumg southerly, crossmg NE 24"' Street, to the northwest corner of Tract 242 of said plat, Thence conllnumg southerly along the west lme of said Tract 242 and said easterly nght-of-way margm, to an mtersect1on with a hoe 170 feet north of the south !me of said Tract 242, Thence easterly along said north lmc, to an mtcrsect,on with a hne 111 feet east of the west !me of said Tract 242, Thence southerly aiong satd east hne, to an rntersect1on with the south hne of said Tract 242, Thence westerly along said south lme, to the southwest corner of said Tract 242, said southwest comer also bemg a point on said easterly nght-of-way margto of Aberdeen Ave NE, Thence southerly along said easterly nght-of-way margm, crossmg NE 21 ~ Street and NE 20" Street, to the northwest comer of Tract 244 of said plat m the Southeast quarter of said Section 5, Thence easterly along the north lme of said Tract 244 and the southerly nght-of-way margm of NE 20•• Street, to an mterseclton with the east !me of the west 98 feet of said Tract 244, Thence southerly along said east Jme, to an mtersectton with the south hne of the north 126 feet of said Tract 244, Thence easterly along said south hne, to an mtersection with the east hoe of said Tract 244, Thence southerly along said east hne and the east hne of Tract 245 of said plat, to an mterseclton with the south hne of the north half(l/2) of the north half(l/2) ofsard Tract 245, Thence westerly along said south hne, to an mtersectton with the west lme of said Tract 245, said mtersecllon also bemg a pomt on the easterly nght-of-way margm of said Aberdeen Ave NE, Thence southerly along sard west hne and sard easterly nght-of-way margin, to an mtersectton with the north lme of the south 15 feet of the north half (1/2) of said Tract 245, Thence easterly along said north hne, to an mtersectron with the east !me of said Tract 245, H \FILE SYS\LND\Ot\0020 doc = = ORDINANCE NO. 4921 T11ence southerly along said east hne, to an mtersectmn with the south lme of the north 115 feet of the south half(l/2) ofsa1d Tract 245, Thence westerly along sald south lme, to an intersection with the west lmc of the cast ISO feet ofsa1d Tract 245, Thence southerly along said west line, to an 111tersect10n with the south lme of said Tract 245, said south !me also bemg the northerly right-of-way margm of NE 16'" Street, Thence southerly, crossmgNE 16~ Street, to a po1nton the southerly nght-of-way margm of said street, lymg 150 feet westerly of the northeast comer of Tract 246 of said plat, Thence southerly along a lme 150 feet west of the east hoe of said Tract 246, to an mtersectmn with the north lme of the south 140 feet of the north half(l/2) of said Tract 246, Thence easterly along said north lme, to an mtersect10n with the west !me of the east 75 feet ofsa1d Tract 246, Thence southerly along said west !me, to an intersection with the north !me of the south 70 feet of said north half ( I /2) of said Tract 246, Thence easterly along said north hnc~ to an mtersectJon with the east lme of said Tract 246, Thence southerly along said east !me and the cast lme of Tract 247 of said plat, to an mtersechon with the south !me of the north half ( \/2) ofsa1d Tract 24 7, Thence westerly along said south !me, to an mtersecuon with the east lme of the west half (1/2) of the southeast quarter of said Tract 247, Thence southerly along satd east hne, to an mtersect10n with the south hoe of the north 100 feet of the south half (1/2) of said Tract 247, Thence westerly along said south !me, to an mterseclton with the east !me of the southwest quarter of said Tract 247, Thence southerly along said east !me, to an mtersect1on wtth the north !me of the south 130 feet of said Tract 247, Thence westerly along said north line, to an mtersectton with the west hoe of said Tract 24 7, satd west lme also being the easterly right-of-way margm of Aberdeen Ave NE, Thence contmumg westerly along the westerly extension of said north Jme? crossmg Aberdeen Ave NE, to an mtersect10n with the east hoe of Tract 248 of said plat, said mtersection also bemg a pomt on the westerly nght-of-way margm of said Aberdeen Ave NE, Thence northerly along satd east hne and satd westerly nght-of-way marglil, to an mtersectton with the north hne of the south 160 feet of said Tract 248, Thence westerly along said north hne, to an mtersect1on with the west lme of said Tract 248, H \fll.E SYS\LND\0 I \0020 doc '•'; = = ORDINANCE NO. 4921 Thence northerly along said west lme and the west !me of Tract 249 of said plat, to an mtersection with the north !me of the south 450 feet of said Tract 249, Thence easterly along said north lme, to an mtersection with the east line of the west IO feet of said Tract 249, Thence northerly along said east lme, to an mtersection with the south hoe of the north 100 feet of said Tract 249, Thence eastedy along sard south lme, to an mtersectmn wJth the east hoe of the west 90 feet of said Tract 249, Thence northerly along said east !me, to the northwest comer of Lot I, C1ly of Renton Short Plat No LUA-97-146, a.s recorded under Kmg County Recordmg No 9805209008, records ofKmg County, Washington, Thence easterly along the north !me of said Lot I, to the northeast comer thereof, ll1ence northerly along the northerly extension of the east !me of said Lal I, crossmg NE 16'' Street, lo an mtersect1on with the south lme of Tract 250 of said plat ofC D H1llman's Lake Washington Garden of Eden Dtv No 4, satd mtersect10n also bemg a pomt on the northerly nght-of-way margm ofNE 16" Street, Thence westerly along said south lmc and said northerly nght-of-way margin, to an mtersectmn with the west lme of the east 125 feet of said Tract 250, Thence northerly along sa,d west Jme, to an mtersectmn with the north bne of the south 185 feet of s~1d Tract 250, Thence easterly along said north lme, to an mtersectIOn with the west hne of the east 100 feet of said Tract 250, Thence northerly along said west lme, to an mtersectwn with the north lme of sa,d Tract 2.50, said north lme also bemg the south line of Tract 251 ofsa1d plat, Thence westerly along sa1d south ltne, to the southwest comer of said Tract 25 l, Thence northerly along the west ltne of said Tract 251, to an mtersect1on with the north lme of the south half (1/2) of the north half (1/2) of said Tract 251, Thence easterly along said north !me, to an mtersect1on with the west hne of the east half ( I /2) of sa,d Tract 251, 1bence northerly along said west !me, to an mtersect1on with the north !me of said Tract 251, said north hne also bemg the southerly nght-of-way margm of NE 20~ Street, Thence easterly along said north lme and said southerly right-of-way margm, to the northeast corner of said Tract 251, Thence northerly, crossmg NE 20" Street, to the southeast comer of Tract 252 of said plat, H \fJL.F. SYS\LND\Ot\0020 doc = = ORDINANCE NO. 4921 Thence conunumg northerly along the east lme of said Tract 252, said cast lmc also bemg the westerly right-of-way margm of Aberdeen Ave NE, to an mtersect10n with the north lmc of the south 140 6 feet of sard Tract 252, Thence westerly along said north hne, a distance of75 feet, Thence northwesterly, a distance of I 06 feet, to an mtersect10n with the west hne of the cast 150 feet of said Tract 252 at a pomt 195 6 feet northerly of the south hne of said Tract 252, Thence southerly along said west !me, a distance of 45 feet, Thence southeasterly, a distance of 84 58 feet, to an mtersect10n with the west !me of the east 90 feet of said Tract 252, at a pomt 91 feet northerly of the south !me of said Tract 252, Thence southerly along said west lme, a distance of91 feet, to an mtersectlon with the south lme ofsa1d Tract 252, said south !me also bemg the northerly right-of-way margm of NE 20'" Street, Thence westerly along said south Jme and said northerly nght-of-way margm, to the east lme of the west 91 5 feet of said Tract 252, Thence northerly along said cast lme, to an mtersect1on with the north hne of the south 80 feet of said Tract 252, Thence westerly along said north lme, a distance of91 5 feet, to an mtersect10n with the west lme of said Tract 252, sa,d west line also being the east !me of Tract 263 of said plat, Thence northerly along said west line and said east !me, to an mtersect1on with the south !me of the north half (l /2) of sard Tract 263 m the Northeast quarter of said Section 5, Thence westerly along said south !me, to an mtersectmn with the west !me of said Tract 263, Thence northerly along said west !me, to an mtersect1on with the north !me of the south half(I/2) of the north half ( 1/2) of said Tract 263, Thence easterly along said north hne, to an mtersectmn with the east hoe of said Tract 263, said cast 1me also bemg the west !me of Tract 252, Thence northerly along said west lme and the west !me of Tract 253 of said plat, to an 1ntersecllon with the north !me of the south half (J/2) of the north half (1/2) of said Tract 253, Thence easterly along said north !me, to an mtersectmn with the east lme ofsatd Tract 253, satd cast hne also bemg the westerly nght-of-way margin of Aberdeen Ave NE, Thence northerly along said westerly r,ght-of-way margm, crossmg NE 241h Street, to the southeast corner of Tract 254 of said plat, said southeast comer also bemg a pomt on the northerly nght-of-way margin of NE 24 1h Street, Thence westerly along the south line of said Tract 254 a.nd said northerly nght·of-way margin, to an intersection wnh the west lme of the east 70 feet of said Tract 254, U \FttE SYS\LND\O I \0020 doc c::, = ORDINANCE NO. 4921 Thence northerly along said west hoe, to an rntersectlon with the north hnc of the south quarter (1/4) of said Tract 254, Thence westerly along said north lme, to an mtersect<on with the west line of said Tract 254, Thence northerly along said west )me, to the northwest comer thereof, Thence easterly along the north lme of sa,d Tract 254, to the northeast comer thereof, said northeast comer bemg a pomt on the westerly nght-of-way margm of Aberdeen Ave NE, Thence easterly, crossing Aberdeen Ave NE, to the northwest comer of Tract 241 of said plat and the pomt ofbegmmng H \FILE SYS\LND\01\0020 doc ,~, .--... cry ('I = = -'>" = = "' = = "' -------1---\ ,, 1G11 II S6 !,~'9000 !60Z II Montl!rey 0: NE S1 II W,"1(NW ' 1523 14 ,""90!81 1503 1501 60 61 """'""""' ----------'--------J H25 62 ""'"'°"°' ---·~ v-~··· •-- --- ----- 61 :'},:,.f9/0l162 1333 ,___ __ __,,_ ------~-------------- 1325 -- 69 1317 --"1-m)l16!i' ------------- ~--1309 ..-------------· ------- 130! -----------~ LEGEND Ad<1n3ss 1233 ~ 5::::-72 ( King Coi.lnt)I Tl!IX "1"9()161' I Parcel Number Nf 12th St CITY OF RENTON Plann,ng/Bu,ldmg/Pubhc Wo,-~ 0..pl 1233 "''" Nf l6»l st 14 J!>-1~D6"1 1516 16 1!>-f,9()686 f-------L---1 l51l8 17 i I ' a Nf 16th St I • ---- ~------'---I 1500 18 1---- 1100 19 ' --- 1330 m• 21 20 '"'290<,X, 1-------l '"'""'--'-""'----L-------J 1316 22 ----- ,;.1290725- ----- 25 :'}!;-129012'4 1302 24 1232 ""'""'m ------~ ----- I ,..--·-····--- f-~ I ~- [ __ Nf l?l:h Pl )_ I I ' m• -v ! \ 20 -'--- !!'~29a126 sp~/ll~~Yl~T1infmtcT SANITARY SEWER MAIN INSTALLATION ABERDtEN AVENUE NE NE 12TH ST TO NE 16TH ST -- ! ,· ... so -~ 6/7/200{) ' . ' ,::;_, = = --·---------~----- C--- f-.------,----- -------~- -~-I -----i ' I Nt 27th5t. I . ---··-1........, ---I I I ~ I I I I I Nt 27th 5t I I I I -I I I---------I -• ___ J.___j_ i I . I I ---L I -----I ---_____ J_ ,,._ --_c_____ ___ ~ -----~-- [~ 11 ----- ~ Jl I? ~--------· ------------------ 26 2525 ---------ry: ~ ~ L------------- 'l7 2517 -----si__ »•= "' --------- ------"" -----------·-"' !es ::s ~ 2B 2509 ? ~ "' I I -----z -- ~ 29 2501 "' »1?901CQJ LEGEND I------------- s: X) 2427 """""' 1233 ~ ~ >:>'.2902001 Special i ~------ ' -12 I I ~ 71 240'> Dl,lrlct- "' ""l'l02(X)'\ _c ~ King CotRtty Tax !'.>:>4'90!761 , ____ --·-.. , ' ? I Parcel Number 2..01 "' 1 ' z ~--172 "' N~ 24th 5t ' ~ I ~-f I l ___ ~-----~-e--- ~--J -----------' ~ -~ CITY OF s~~J..f ~~'s~sMf.leN+BMR1CT , ...... so RENTON SANITARY SEWER MAIN INSTALLATION Plonmr,9/&11ld,og/Pubhc Worb Dept ABERDEEN AVENUE NE °";/7/2000 NE 24TH ST TO NE 27TH ST -' .. -----z "' 172 , Nf 24th 5t f---· . --·-~·------~-- ----~ --,;;;:j:l 2l09 i:,, 7'? ---·-3 ~---~ "' :'),!,1~%J > -------.. ,---.- ~ -~--.- ~--------· ------. --z ~·- "' 2217 e--------·--~,-'54 LEGEND """""'60 Nf 25rd 5t -1233 2200 17 -2213 __, ~,91:)~:2 .. -72 ,.;! ... I ~~--1 Dlafrlcl N!Jl'lber 22110 I King County T.g: ;'!>1!!>90161 ~ ,~s-z, """" Numbe< ;"1~961 "' ------~ I --------------------~ ~ '58 2!27 "' "' ~ ::s Y} 2123 ~ "' ------""""°m -z 2008 NE 200, st 40211• "' ---~ c:, '57 ' ~~926 ____ ,. , l~ :'),~92-1 41 2101 ) "' ;,,,,,90911 ~ L. -- f----·- = "' "' 42 2025 "' ~ ;~'9()919 1 =',, ~-N7 2009 ---z ""'909'\9 "' "" ) ---/II 1~ --·-f--. __ -- I Nf 20th 5t Nf 20th 5t C ,~ I 1924 2 I I >><= OR~INAN~ NO. 4921 - ;R CITY OF SPECIA ASSE MENT DISIBICT ,· .. :;;a RENTON SANITARY SEWER MAIN INSTALLATION f>1onrung/B1.11ldmg/Pubhc Work~ Dept ABEflDEEN AVENUE NE .. NE 20TH ST TO NE 24111 ST 8/7/2000 -. 2 ' .-~-~~ ~ V' ~ -----I I " Nf 20th 5t, Nf 20th 5t, s: ,.,. 2 =r_--~-~ ""'"""'°' ~ c----~ ------1016 7 -44 1927 -----~-~- nl ""'"'°60< _c jj,1~881 [900 ~ 4 1---------- "' 40 1901 """"'°600 -- )~ ""9(l88? -----46 1----·-- 1833 1832 0 ~-,.,,,,,,,.,. ""'"'°6K) ~-----L__.. ... -"171831 1831 ~ 1824 6 41 1829 ""''90606 ~ ------""""""' 48 1a" 1~d822 B "'4"1C<00!1 "1~609 ~'4~60} __ .,_ ----- 49 I,.,. "''" 9 ----·----~ """'90887 "'4'9Cl601 ------··-------.. ---------- 00 Jl!Ol ~ 1732 10 - C, ""'~ "' -, ,~591:)602 -----···-----5:L. -------------~ 011733 "' ~ I "' ::, ""'""""' 3 II "' ~ ~ --.... __ .,., 02 1717 "' '"""10.6"1 ---- ---------- "' --'"""""8<1 z: ~ z: \ -~ ....------------~ 77 1709 ~----------··· """"'°"" = = -= s: -··--·-· ~ ~-···· 04 J71)! ~1 t-----"'""'""' ·-- ~ 1624 12 . ---=c~ --- 1633 !'»1~6-1' >·- 00 t---LEGEN~~ -- 1604 11'.> --., ____ L-\ "4'90&1-1 ""'""""'° -- 1617 -l>JJ 06 """ II NE !6thSt -,,."""8<8 t---12 ,__ 14 Di<lrid-"''' , .. ""36<l II t'too;::, 0 NE King Courily Ta,:: "'1'9016 e-L- Paree<-I ''"'~00 Nf 16th 5t, h I 1s3! I I 1~2 I I I -0~.ffs~'l.!.!EW-ilismicT ;R CITY OF 1· .. 50· RENTON SANITARY SEWER MAIN INSTALLATION --- Plann,r,g/Build,ng/Publ.c Works o .. pt ABERDEEN AVENUE NE 8/7/2000 NE16THST TO NE201HST . J • ~, 1617 2108 I ------ II 76 NE 16th st ---·-- ,"!,-t~8*1 14 : 1602 !,a;!,4!59Ql6"'1J I -~ I II "'°'1t:erey Q NE I 7J , II ,W90/"'9 Nr 16th 5t 1533 15l2 I 78 IS ""'""""" --- 1519 1517 1s1• l6 !ill 1? 7'1 *"'90>686 -------74 ,~~Bl, ~~'91'.J'32 ~~cu -· ------------1508 17 s: -1501 1~---1501--· !,~'9{)1682 ,.--- ! ~ -- 60 i 61 1500 18 ~ 9,1,t~ "'1'90a::::6 ,?>-1~68 I----------·- ---= 1425 ~ i----------~ 62 "' ---Cl> ----,,.."'°"°' -, s:'.L . ----------z: "' "' ~ --"' 1400 1413 r __ ::, 19 ·~= ~;;_ ~ f---..-.------.--- "' >"'1'90600 ·--~-· {!'? z: 1409 ~ "' ---~------------- 66 1401 ""= ,''"'" -=-· 61 , 1330 1333 1324 J 21 ,~'9016:7 20 ,,...2901'0 ------------ 68 ,!:i•t29CUW 1325 ·-------------9-,-<1'9()166 13Ui Nr l?th Pl 22 :---~-- ---69 1317 '~29()17':, ----,~'9016? c:, = ~------10 1309 ':!!>-1'9()76' z,~-1; ----------- --71 . ----------~ 1301 f--24 :.."!om [ \ »1'901158 ---. ···----- LEGEND 72 123) 1224 -1233 ""1~161 27 -- !J:M291:l126 I I -I -12 I °"""- KJ,1Q Comly TBX: '~16! : - Pa-telN..-'i ' -. N~ 12th 5t -SP~lll ~"s§~~sAA~~T tirdrl>.icr ;R CITY OF 1"'"50' RENTON SANITARY SEWER MAIN INSTALLATION Pt(lnn,ng/8u1!d1ng/Pvbhc Wor",3 O~pt ABERDEEN AVENUE NE -NE 12TH ST TO NE 16TH ST 6/7/7000 . • • • c~ "" .,,., c.... = c::, _,,. = = "" = = C'J CITY OF RENTON Aberdeen A venue NE Sewer Extension Special Assessment District No. 0021 Final Assessment Roll Kmg County Property ldent1ficat10n Numbers w1th111 this Assessment D,stncl 3343901919 3343901812 3343902000 3343901603 3343901811 3343901524 3343901604 3343901810 3343901523 3343901610 3343901808 3343901959 3343901600 3343901806 3343901963 3343901886 3343901804 3343901961 3343901885 3343901803 3343901960 3343901881 3343901802 3343901926 3343901928 3343901801 3343901925 3343901813 3343901800 3343901927 3343901758 334390\766 3343901921 334390\640 3343901765 3343901924 3343901643 3343901763 3343901642 3343901762 3343901641 3343901761 3343901609 3343901728 3343901608 3343901730 3343901607 334390\686 334390\606 3343901684 1341901602 3343901682 3343901889 3343901681 3343901888 3341901680 3343901887 3343901727 3343901884 3343901726 3343901883 3343901725 3343901849 3343901724 3343901848 3343902008 3343901844 3343902007 3343901843 3343902006 3343901842 3343902005 3343901841 3343902004 3343901840 3343902003 11 \l)IVl'ilON ',\lJ J ILi J If 'i\DOC'i\20011201! 1-733 doc\ 1Dllltb 14 )M~ INVESTORS LLC 610548 ,947 COOAL CREEK PARKW' SE F747 JEWCASTLE WA 98059 HII ~NS LK WN GARDEN OF EDEN# 4 09/15/16 S 6. FT OF K 365 FT a OT : 2 4 4 BLOCK: LAST LEGAL /ELLS ZY OY 6 5 4 3 (Y OY 7 6 5 4 .3 ZPCI FARGO R/E TAX SERVICES LLC IS 2 BILLED 4,005.09 3,688.99 3,156.65 3,153.09 PAID 4,005.09 3,688.99 3,156.65 3,153.09 INTEREST PENALTY AMOUNT .00 .00 .00 .00 .00 .00 .00 .00 TOTAL: ST SC NC LEVY OM-LV LAND IMPS BILLED T 2100 190,000 124,000 .00 T 2100 179,000 123,000 3,992.39 T 2100 168,000 123,000 3,676.29 T 2100 138,000 83,000 3,149.37 T ?100 138,000 83,000 3,145.81 TOTAL DUE: 334390160607 I091516 JUMP CODE: ADDITIONAL DUE 09/15/16 .00 .00 .00 .00 PAID p A .00 3,992.39 3,676.29 3,149.37 3,145.81 DATA P/N ® KING COUNTY DEPARTMENT of ASSESSMENTS '"'!"' - ' -.:;,·- "' ..,, I . I~ i -"":-.-- -"' ' ' ,i 1--""', :,__;::..i._";J Ir-· "'".,-=t-"''"'.L.:.12~ ......... ,,, .. ~.~ _,J + SE 05-23-05 icio Scale 1.1200 11': 100'1 Se;,temt>er 21. lOC·~ --~·. -· --~· RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: CITY CLERK'S OFFICE CITY OF RENTON 1055 SOUTH GRADY WAY RENTON WA 98057 DECLARATION OF COVENANT FOR MAINTENANCE AND INSPECTION OF FLOW CONTROL BMPS Grantor: _____________ _ Grantee: City of Renton L ID . . THAT PORTION OF TRACT 244 INC D HILLMAN'S LAKE cga escript1on: __________________________ _ WASHINGTON GARDEN OF EDEN ADDITION TO SEATTLE DIVISION NO 4, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, . . LAST PAGE Add1tmnal Legal(s) on: ________________________ _ . . 334390-1606 Assessor's I ax Parcel ID#: _______________________ _ IN CONSIDERATION of the approved City ofRenlon(check one of the following) D residential building permit, D commercial building permit, D clearing and grading permit, D subdivision permit, or ~ short subdivision permit for Application File No. LUA/SWP ________ relating to the real property ("Property") described above, the Grantor(s), the owner(s) in fee of that Property, hereby covenants(covenant) with City or Renton, a political subdivision of the state of Washington, that hc/shc(they) will observe, consent to, and abide by the conditions and obligations set forth and described in Paragraphs I through 8 below with regard to the Property. Grantor(s) hereby grants(grant), covenants(covenant), and agrees(agree) as follows: 1. Grantor(s) or his/her(their) successors in interest and assigns ("Owners") shall retain, uphold, and protect the storm water management devices, features, pathways, limits, and restrictions, known as flow control best management practices ("BMPs"), shown on the approved Flow Control BMP Site Plan for the Property attached hereto and incorporated herein as Exhibit A. 2. The Owners shall at their own cost, operate, maintain, and keep in good repair, the Property's BMPs as described in the approved Design and Maintenance Details for each BMP attached hereto and incorporated herein as Exhibit B. 3. City or Renton shall provide at least 30 days written notice to the Owners that entry on the Property is planned for the inspection of the BMPs. After the 30 days, the Owners shall allow the City of Renton to enter for the sole purpose of inspecting the BMPs. In lieu ofinspeetion by the City, the Owners may elect to engage a licensed civil engineer registered in the state of Washington who has expertise in drainage to inspect the BMPs and provide a written report describing their condition. If the engineer option is chosen, the Owners shall provide written notice to the City of Renton within fifteen days of receiving the City's notice of inspection. Within JO days of giving this notice, the Owners, or the engineer on behalf of the Owners, shall provide the engineer's report to the City of Renton. If the report is not provided in a timely manner as specified above, the City of Renton may inspect the 13MPs without further notice. 4. lfthe City determines from its inspection, or from an engineer's report provided in accordance with Paragraph 3, that maintenance, repair, restoration, and/or mitigation work is required for the BMPs, The City shall notify the Owners of the specific maintenance, repair, restoration, and/or mitigation work (Work) required under RMC 4-6-030. The City shall also set a reasonable deadline for completing the Work or providing an engineer's report that verifies completion of the Work. After the deadline has passed, the Owners shall allow the City access lo re-inspect the BMPs unless an engineer's report has been provided verifying completion of the Work. If the work is not completed properly within the time frame set by the City, the City may initiate an enforcement action. failme to properly maintain the BMPs is a violation ofRMC 4-6-030 and may subject the Owners to enforcement under the RMC 1-3, including fines and penalties. 5. Apart from performing routine landscape maintenance, the Owners are hereby required to obtain written approval from the City or Renton before performing any alterations or modifications to the BMPs. 6. Any notice or approval required to be given by one party to the other under the provisions of this Declaration of Covenant shall be effective upon personal delivery to the other party, or after three (3) days from the date that the notice or approval is mailed with delivery confirmation to the current address on record with each Party. The parties shall notify each other of any change to their addresses. 7. This Declaration of Covenant is intended to promote the efficient and effective management of surface water drainage on the Property, and it shall inure to the benefit of all the citizens of the City of Renton and its successors and assigns. This Declaration of Covenant shall run with the land and be binding upon Grantor(s), and Grantor's(s') successors in interest and assigns. 8. This Declaration of Covenant may be terminated by execution of a written agreement by the Owners and the City of Renton that is recorded by King County in its real property records. IN WITNESS WHEREOF, this Declaration of Covenant for the Maintenance and Inspection of rlow Control BMPs is executed this __ day of _________ , 20 __ GRANTOR, owner of the Property GRANTOR, owner of the Property ST A TE OF WASHING TON ) COUNTY OF KING )ss. On this day personally appeared before me: ___________________ ,tome known to be the individual(s) 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 stated. Given under my hand and official seal this day of _________ , 20 Printed name Notary Public in and for the State of Washington, residing at My appointment expires _________ _ FULL LEGAL DESCRIPTION: THAT PORTION OF TRACT 244 INC D HILLMAN'S LAKE WASHINGTON GARDEN OF EDEN ADDITION TO SEATILE DIVISION NO 4, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 11 OF PLATS, PAGE 82, IN KING COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS BEGINNING AT A POINT ON THE WEST BOUNDARY LINE OF SAID TRACT, 301 FEET SOUTH OF THE NORTHWEST CORNER OF SAID TRACT; THENCE SOUTH 64 FEET; THENCE EAST 252.3 FEET, MORE OR LESS, TO THE EAST BOUNDARY LINE OF SAID TRACT; THENCE NORTH, ALONG SAID EAST BOUNDARY LINE, 64 FEET; THENCE WEST 252.3 FEET, MORE OR LESS, TO POINT OF BEGINNING; (BEING THE NORTH 365 FEET OF SAID TRACT 244, EXCEPT THE NORTH 301 FEET THEREOF). C ro i'[ 2 w n. 2 al 2 c 0 u g u:: .:,: .J:l £ X w ' i ' ! L•;~~""= 1 ·- ' ' I ' I ,------------·--1 j I I , I I 1 I --I L_j_¢'----,,_"', : I I ', I / \1 I ~~ I' : .--~---------. : ;/ ] • • ~ \[ I/ !if ''I' i:', --------.. __ rn I' I 1~ ~ I 11! r I -l ~ 1 I 17: 1 l=============J,/j, :~ I !I i' ------------. ------------.r-:-h,,,il<,--t-,f''· .. a I I I I I I I I I, ', t .:~_::_--_-_--.:-~~;- \. I -----.i,;-··1 r--------1 L ________ _j I l. i ~ / X i LO / X / 0 ! co ___ ~/"3N 1\ V _ N330~38V· --,KRll\ M,S •. O'L.OOS i ,om -,------------ MAINTENANCE INSTRUCTIONS FOR FULL INFILTRATION Your property contains an on-site BMP (best management practice) called "full infiltration," which was installed to mitigate the stormwatcr quantity and quality impacts of some or all of the impervious surfaces on your property. Full infiltration is a method of soaking runoff from impervious area (such as paved areas and roofs) into the ground. If properly installed and maintained per Appendix A of the City of Renton's Surface Water Design Manual, full infiltration can manage runoff so that a majority of precipitation events arc absorbed. Infiltration devices, such as gravel filled trenches, drywells, and ground surface depressions, facilitate this process by putting runoff in direct contact with the soil and holding the runoff long enough to soak most of it into the ground. To be successful, the soil condition around the infiltration device must be reliably able to soak water into the ground for a reasonable number of years. Infiltration Devices The infiltration devices used on your property include the following as indicated on the site plan (CHECK TIIE BOX(ES) THAT APPLY): ~gravel filled trenches, Ddrywells, Dground surface depressions. MAINTENANCE RESTRICTIONS The size, placement, and composition of these devices as depicted by the site plan and design details must be maintained and may not be changed without written approval from the City of Renton or through a future development permit from the City of Renton. INSPECTION FREQUENCY AND MAINTENANCE GUIDELINES • Infiltration devices must be inspected annually and after major storm events to identify and repair any physical defects. • Maintenance and operation of the system should focus on ensuring the system's viability by preventing sediment-laden flows from entering the device. Excessive sedimentation will result in a plugged or non-functioning facility. • If the infiltration device has a catch basin, sediment accumulation must be removed on a yearly basis or more frequently if necessary. • Prolonged ponding around or atop a device may indicate a plugged facility. lfthe device becomes plugged, it must be replaced. • Keeping the areas that drain to infiltration devices well swept and clean will enhance the longevity of these devices. • For roofs, frequent cleaning of gutters will reduce sediment loads to these devices. ROOF OOV,,N!\POllf OVE~'LOW srLASH BLOC~ Fl'lE ME5H 5CREE~ CATCr BASIN oYARD DRAIN) TYPICAL FULL INFILTRATION APPLICATIONS 14"'RIGID OR 6" \CS SUMPw/SOLID LID r ROOF ORAN I FLEXIBLE I / PERFORATED \ ,''-l I "'" ~~,~ f i ========_;_-l~~ ' --------INFILTRAf10N-TRENCH PLAN VIEW NTS SECTION VIEW NTS TRENCH SETBACK FROM BUILDING AS REQUIRED, 15'MIN FINE MESH SCREEN OVERFLOW SPLASH BLOCK 7 1 1 I r, I 11 1 1-,M,NL J JJJ1'MIN j -I S~TBACK ------j FROM BUILDING 5'MIN CB SUMP w/SOLID LID COMPACTED BACKFILL r FILTERFABRIC ROOF DRAIN _a::_ ' ,. ~' -· rf~;*i(: I ~;~;~::~::::':" l_ MIN. 1" ABOVE SEASONAL HIGH GROUNDWATER TABLE. SEE SECTION C 2.2.2 I f-'4·-1 GRASS-\ FROM ROOF\ \ MARK CENTER Of HOLE ~-Hl"CAPPEDPVC OR OTHER MEAN~ FLUSH wml SURrAC E SECTION A NTS --'.:'.:':_RFLOW 1 -\ i0ii:1?<'Zf$::;?:i1 <~:??~!~~ \ TOPSOIL MIN 4"JIA PVC PIP[ SICES OF COLE LINED WITH fill ER FA6RIC ' I. l~J~:~i~~ Jes ,r.~wA~!~] DRAIN ROCK 1'1JIN WASHED DRAIN ·«'> ROCK <(~}'. ,, MIN. 1' ABOVE --' SEASONAL HIGH J. GROUNDWATER TABLE. SEE SECTION C.2 2.2_l_ 2'MIN I------- 15' MIN AS REQUIRED, SEEC.222 15' Ml~ AS REOU'RED SEE.SECTION C. I X-SECTIQN NTS FILTER STRIP SEE SECTIONS , ' SECTION ,ii, MIN 1' ABO\/'-SEAA0NAL IIIGC OROUHCWATER TAB.E. SFF SFCTIOH C 2 2 2 ~ ;;;;;;;;;;>::. '<-J:b:@«1z!,;,):}'_~~.::< 314 TO 1-1/2" \_>--\'.-: WASHED DRAIN '0~ ROCK '~ /Ji MIN. 1' ABOVE -j- SEASONAL HIGH GROUNDWATER TABLE, SEE SECTION C.2.2.2 ' 2' MIN X-SECTION NTS NOTE: SEE C 2.2.3 FOR TRENCH LENGTHS TRENCH SPACING ANO SITE LIMITATIONS • DEPARTMENT OF ... vMMUNITY AND ECONOMIC DEVELOPMENT --------Renton 8 AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN STATE OF WASHINGTON COUNTY OF KING Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov ss --~W~~mL/-~eJ=fe@~=0..!21...+--------------' being first duly sworn on oath, deposes anJlays: 1. On the 2d <;,,f--day of Deumlo-er 2o__li,_, I installed Btl£_., information sign(s) on the property located -~18~2-~Y_,___,__Ab=·=u~tU.Wi=~~Afl~~tJV-=--' ____ for the following project: Project Name Owner Name public at 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location ofthe installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 8 Title 4 of Renton Municipal Code and the City's "Public Information Signs Installation" handout package. e&~~ SUBSCRIBED AND SWORN to before me this ~day of .J 1 ,• in?b<·r· , 20~. NOTARY PUBLIC STATE OF WASHINGTON BETH ANN CAMPBELL My Appointment Expires AUGUST 25, 2018 /;\6elh (!(CJ\ t,itbf2t·<L{ NOTARY PUBLIC in and for the State of Washington, residing at 0,;5./{i? h,:•nu16, 4/r+ My commission expires on , ').5'/9s-/?o/ 5:- 7 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Pub Info Sign Handout.docx Rev.04/2016 .. A 100 0 100 200 300 400 Feet ABERDEEN AVENUE SHORT PLAT NEIGHBORHOOD DETAIL MAP A 100 0 100 200 300 400 Feet ABERDEEN AVENUE SHORT PLAT NEIGHBORHOOD DETAIL MAP ABERDEEN AVENUE SHORT PLAT LOT CLOSURES DATE SIGNED 9/28/2016 LANKTREE LAND SURVEYING INC 421 B Street NE Auburn, WA 98002-4005 253-653-6423 www.lanktreelandsurveying.com ... LOT 1 North: 188519.8368' Segment #1 Line Course: S89°19'46"W North: 188518.3268' Segment #2 Line East: 1305046.6152' Length: 129.03' East: 1304917.5941' Course N00°30'43"E Length: 44.01' North: 188562.3350' East: 1304917.9873' Segment #3 Line Course: N89' 19'46"E North: 188563.8451' Segment #4 Line Course S00'30'43"W North 188519.8368' Length: 129.03' East: 1305047.0084' Length 44.01' East: 1305046.6152' Perimeter: 346.07' Error Closure: Area: 5677.209 Sq. Ft. 0.0000 Course: NOO'OO'OO"E Error North: 0.00000 East: 0.00000 Precision 1: 346080000.00 ******************************************************* LOT 2 North: 188563.8444' Segment #1 Line Course: N89'19'46"E North: 188565.2896' Segment #2 Line Course: S00°31 '26"W North: 188501.2823' Segment #3 Line Course: S89"19'46"W North 188499.8373' East: 1305047.0084' Length 123.49' East: 1305170.4900' Length 64.01' East: 1305169.9047' Length: 123.47' East: 1305046.4431' Segment #4 Line Course N00'30'43"E North 188519.8365' Segment #5 Line Course: N00"30'43"E North 188563.8448' Length: 20 00' East: 1305046.6218' Length: 44.01' East: 1305047.0151' Perimeter: 374.99' Error Closure: Area: 7902. 780 Sq. Ft. 0.0067 Course: N86°56'57"E Error North: 0.00035 East 0.00666 Precision 1: 55967.16 ******************************************************* TRACT A North 188518.3265' East: 1304917.5966' Segment #1 Line Course N89"19'46"E North: 188519.8366' Segment #2 Line Course S00°30'43"W North: 188499.837 4' Segment #3 Line Course S89'19'46"W North: 188498.3273' Segment #4 Line Course: N00'30'43"E North 188518. 3265' Length: 129.03' East: 1305046.6177'5 Length 20.00' East: 1305046.4390' Length: 129 03' East: 1304917.4179' Length: 20.00' East: 1304917.5966' Perimeter: 298.06' Error Closure: Area: 2580.550 Sq. Ft. 0.0000 Course: NOO'OO'OO"E Error North: 0.00000 East: 0.00000 Precision 1: 298060000.00 ******************************************************* Print Form Reset Form save form DEPARTMENT OF COMI\ IITY AND ECONOMIC DEVELOPMENT ---------Renton® TREE RETENTION WORKSHEET Planning Division 1055 South Grady Way-Renton, WA 98057 Phone: 425-430-7200 I www.rentonwa.gov 1. Total number oftrees over 6" diameter', or alder or cottonwood trees at least 8" in diameter on project site 2 trees ------- 2. Deductions: Certain trees are excluded from the retention calculation: 3. 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: o trees ----- 0 trees ----- 0 trees O trees ----- 0 trees ------- 2 trees ------- 4. Next, to determine the number of trees that must be retained 4 , multiply line 3 by: 5. 0.3 in zones RC, R-1, R-4, R-6 or R-8 0.2 in all other residential zones 0.1 in all commercial and industrial zones List the number of 6" in diameter, or alder or cottonwood trees over 8" in diameter that you are proposing5 to retain 4: 6. 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} 7. Multiply line 6 by 12" for number of required replacement inches: trees ------- 2 trees ------- (1) trees (17) inches 8. Proposed size of trees to meet additional planting requirement: (Minimum 2" caliper trees required for replacement, otherwise enter 0) inches per tree ------- 9. Divide line 7 by line 8 for number of replacement trees 6 : (If remainder is .5 or greater, round up to the next whole number) 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. 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 H :\CED\Data \Forms-Te mplates\Self-Help Handouts\Pla nning\ Tree Retention Worksheet.docx 08/2015 Minimum Tree Density A minimum tree density shall be maintained on each residentially zoned lot (exempting single-family dwellings in R-10 and R-14). The tree density may consist of existing trees, replacement trees, or a combination. Detached single-family development 7: Two (2) significant trees 8 for every five thousand (5,000) sq. ft. of lot area. For example, a lot with 9,600 square feet and a detached single-family house is required to have four (4) significant trees or their equivalent in caliper inches (one or more trees with a combined diameter of 24"). This is determined with the following formula: ( LotArea ) x 2 = Minimum Number of Trees 5,000sq.ft. Multi-family development (attached dwellings): Four (4) significant trees8 for every five thousand (5,000) sq. ft. of lot area. (_ Lot Area ) 4 \s,ooosq.ft. x Minimum Number of Trees Example Tree Density Table: Lot Lot size Min significant New Trees Retained Trees Compliant trees required 1 5,000 2 2@ 2" caliper 0 Yes 2 10,000 4 0 1 tree (24 caliper Yes inches) 3 15,000 6 2@ 2" caliper 1 Maple-15 Yes caliper inches 1 Fir -9 caliper inches. 7 Lots developed with detached dwellings in the R-10 and R-14 zoned are exempt from maintaining a minimum number of significant trees onsite, however they are not exempt from the annual tree removal limits. 2 Or the gross equivalent of caliper inches provided by one {1) or more trees. 2 H :\CED\Data\Forms-Templates\Self-Help Handouts\P[anning\ Tree Retention Worksheet.docx 08/2015 Main Office 17Jll -lJ5•AvcNE, A-500 Woodinville, WA 98072 (425)486-1669· FAX(425)481-2510 October 17, 2016 Mr. Curran Kwan Prime Metropolis Properties, Inc. 950 Taraval Street San Francisco, California 94116 NELSON GEOTECHNICAL ASSOCIATES, INC. GEOTECHNICAL ENGINEERS 8c GEOLOGISTS Engineering-Geology Branch 5526 Industry Lane, #2 East Wenatchee, WA 98802 (509) 665-7696 · FAX (509) 665-7692 Geotechn ical Engineering Evaluation Aberdeen Avenue Short Plat and Infiltration 1824 Aberdeen Avenue Renton, Washington NGA Job No. 971516 Dear Mr. Kwan: We are pleased to submit the attached report titled "Geotechnical Engineering Evaluation -Aberdeen Avenue Short Plat and Infiltration -1824 Aberdeen Avenue -Renton, Washington." Tbis report summarizes our observations of the existing surface and subsurface conditions within the site, and provides general recommendations for the proposed site development. Our services were completed in general accordance with the proposal signed by you on September 20, 2016. The site is generally situated on level to gently sloping ground that descends from the east to the west. The site is currently occupied by an existing single-family residence and attached carport within the western portion of the property, a detached garage, and a detached shop building in the south-central and eastern portions of the property, respectively. We understand that the proposed development includes removing the existing site structures and subdividing the property to create new western and eastern parcels. We also understand that a single-family residence and associated pavement and underground utilities will be constructed within each new parcel. Specific grading and stormwater plans were not available at the time this letter was prepared. However, we understand that stormwater is likely to be directed into on-site infiltration systems, if feasible. The City of Renton uses the 2009 King County Surface Water Design Manual to determine the design infiltration rate. On-site infiltration testing is required to determine the suitability of stormwater infiltration. For our use in preparing this report, we have been provided with a preliminary plat map titled "Aberdeen Ave. Subdivision," dated March 24, 2016 and prepared by CG Engineering, Inc., showing the existing and proposed site conditions along with proposed infiltration test locations. We monitored the excavation of four test pits and two infiltration test pits at the site on October 4, 2016. Our explorations indicated that the site is generally underlain by competent native glacial soils, with localized undocumented fill soils encountered up to 4.0 feet in depth. We have concluded that the site is generally compatible with the planned development. We have recommended that any undocumented fill soils be over-excavated and that the new structures be founded on the underlying medium dense or better Geotechnical Engineerin6 lluation Aberdeen Avenue Short Plat and Infiltration Renton, Washington NGA File No. 971516 October 17, 2016 Summary ~ Page 2 native soils or structural fill extending to these soils for bearing capacity and settlement considerations. These soils should generally be encountered approximately one to four feet below the existing ground surface, based on our explorations. However, deeper areas of loose soil and/or undocumented fill could also exist within unexplored areas of the site. We also performed on-site infiltration testing based on the 2009 King County Surface Water Design Manual. Based on our field testing, the native granular glacial soils encountered at depth within our explorations within the property are suitable for on-site stormwater infiltration. In the attached report, we have provided recommendations for infiltration system design and installation. We have also included recommendations for general site grading, foundation and slab support, and drainage. It has been a pleasure to provide service to you on this project. Please contact us if you have any questions regarding this report or require further information. Sincerely, NELSON GEO TECHNICAL ASSOC/A TES, INC. Khaled M. Shawish, PE Principal TABLE OF CONTENTS INTRODUCTION .......................................................................................................................... I SCOPE ............................................................................................................................................ 1 SITE CONDITIONS ...................................................................................................................... 2 Surface Conditions........................................... . .. 2 Subsurface Conditions .............................................................................................................. 2 Hydro logic Conditions .............................................................................................................. 3 SENSITIVE AREA EVALUATION ............................................................................................ 3 Seismic I !azard .................................................................................................................. 3 Erosion Hazard ......................................................................................................................... 4 CONCLUSIONS AND RECOMMENDATIONS ....................................................................... 4 General. ................................................................................. . . ...... 4 Erosion Control. ........................................................................................................................ 5 Site Preparation and Grading .................................................................................................... 5 Temporary and Permanent Slopes................................ . ....................................... 6 Foundations .............................................................................................................................. 7 Retaining Walls ........................................................................................................................ 8 Structural Fill ............................................................................................................................ 9 Slab-on-Grade ......................................................................................................................... I 0 Pavements.......................................... . ...................................................................... I 0 Utilities............................................................................................................. . ............. I I Site Drainage .......................................................................................................................... 11 CONSTRUCTION MONITORING .......................................................................................... 13 USE OF THIS REPORT ............................................................................................................. 13 LIST OF FIGURES Figure 1 -Vicinity Map figure 2 -Site Plan Figure 3 -Soil Classification Chart Figures 4 and 5 -Test Pit Logs NELSON GEOTECHNICAL ASSOCIATES, INC. INTRODUCTION Geotechnical Engineering Evaluation Aberdeen Avenue Short Plat and Infiltration 1824 Aberdeen A venue Renton, Washington This report presents the results of our geotechnical engineering investigation and evaluation of the planned Aberdeen /\venue Residential Development project in Renton, Washington. The project site is located at 1824 Aberdeen Avenue in Renton, Washington, as shown on the Vicinity Map in Figure I. The purpose of this study is to explore and characterize the site's surface and subsurface conditions and to provide geotechnical recommendations for the planned site development. For our use in preparing this report, we have been provided with a preliminary plat map titled "Aberdeen Ave. Subdivision," dated March 24, 2016 and prepared by CG Engineering, Inc. The site is relatively level to gently sloping from the east to the west and is currently occupied by a single-family residence structure and attached carport, as well as, two detached shop buildings in the south-central and eastern portions of the site. The proposed development plan consists of demolishing the existing structures and subdividing the current property into two, western and eastern parcels. We understand that stormwater is likely to be directed into on-site infiltration systems, if feasible. The existing site layout and the approximate locations of our explorations are shown on the Site Plan in Figure 2. SCOPE The purpose of this study is to explore and characterize the site surface and subsurface conditions, and provide general recommendations for site development. Based on our understanding of the planned development and site conditions, the services to be provided by NGA are to: 1. Review available soil and geologic maps of the area. 2. Explore the subsurface soil and groundwater conditions within the site with trackhoe excavated test pits. Trackhoe was subcontracted by NGA. 3. Provide recommendations for earthwork, foundation support, and slabs-on-grade. 4. Provide recommendations for temporary and permanent slopes. 5. Provide recommendations for pavement subgrade. 6. Provide recommendations for site drainage and erosion control. 7. Perform on-site infiltration testing as required. NELSON GEOTECHNICAL ASSOCIATES, INC. Geotechnical Engineerin:.._, , aluation Aberdeen Avenue Short Plat and Infiltration Renton, Washington 8. Perform grain-size sieve analysis on soil samples, if necessary. NGA File No. 971516 October 17, 2016 Page 2 9. Provide estimates of the infiltration capacity of the soils based on the 2009 King County Surface Water Design Manual. I 0. Provide recommendations for infiltration system installation. 1 I. Document the results of our findings, conclusions, and recommendations m a written geotechnical report. SITE CONDITIONS Surface Conditions The site consists of a rectangular-shaped parcel covering approximately 0.37-acres. The site is bounded to the north, south, and east by existing residential properties and to the west by Aberdeen Avenue. An existing single-family residential structure and attached carport are located in the western portion of the property. There are two detached garage buildings within the south-central and eastern portions of the site. The site topography is relatively level to gently sloping from the east to the west. Vegetation within the site generally consists of grass, underbrush, and scattered trees. We did not observe surface water on the site during our visit on October 5, 2016. Subsurface Conditions Geology: The geologic units for this site are shown on Geologic map of surficial deposits in the Seattle 30' by 60' quadrangle. Washington by Yount, J.C., Minard, J.P., and Dembroff, G.R., (USGS, 1993). The site is mapped as glacial recessional outwash (Qvr). The recessional outwash deposits are described as a poorly to moderately sorted, stratified mixture of sands and gravels with minor amounts of silt. Our explorations within the property generally encountered fine to medium sand with silt consistent with the description of recessional outwash deposits at depth. Explorations: The subsurface conditions within the site were explored on October 4, 2016 by excavating four test pits and two infiltration test pits to depths ranging from 3.0 to 10.0 feet below the existing ground surface using a mini-trackhoe. The approximate locations of our explorations arc shown on the Schematic Site Plan in Figure 2. A geologist from NGA was present during the explorations, examined the soils and geologic conditions encountered, obtained samples of the different soil types, and maintained logs of the test pits. NELSON GEO TECHNICAL ASSOC/A TES, INC. Geotechnical Enginccrinc._ aluation Aberdeen J\ venue Short Plat and Infiltration Renton, Washington NGA File No. 971516 October 17, 2016 Page 3 The soils were visually classified in general accordance with the Unified Soil Classification System, presented in Figure 3. The logs of our test pits arc attached to this report and are presented as Figures 4 and 5. We present a brief summary of the subsurface conditions in the following paragraphs. For a detailed description of the subsurface conditions, the logs of the test pits should be reviewed. Within Test Pit 2 through 3 and Infiltration Pit 1 through 2 we encountered 0.5 to 1.5 of grass and surficial topsoil. Underlying the topsoil we generally encountered medium dense or better, light brown to gray brown, fine to medium sand with gravel, and minor amounts of silt, which we interpreted as native recessional outwash deposits. These explorations terminated within the native recessional outwash deposits at depths in the range of 8.0 to 9.5 feet below the existing ground surface. Within Test Pit I and Test Pit 4 we encountered 0.6 to 1.5 feet of grass and surficial topsoil underlain by 2.2 to 3.4 feet of loose to medium dense, fine to medium sand with silt, intermixed with concrete rubble that we interpreted as undocumented fill soils. Underlying the fill in Test Pit I, we encountered medium dense to dense, light-brown to gray-brown, fine to medium sand with silt and trace gravel that we interpreted as native recessional outwash deposits. Test Pit 4 was terminated at a concrete drain pipe within undocumented fill soils at 3.0 feet below the existing ground surface, while Test Pit I was terminated in native recessional outwash soils at approximately I 0.0 feet below the existing ground surface. Hydrologic Conditions Groundwater seepage was not encountered in our explorations. If groundwater seepage occurs on this site, we would interpret the water to be perched water. Perched water occurs when surface water infiltrates through less dense, more permeable soils and accumulates on top of a relatively low permeability material. Perched water does not represent a regional groundwater "table" within the upper soil horizons. Perched water tends to vary spatially and is dependent upon the amount of rainfall. We would expect the amount of perched groundwater to decrease during drier times of the year and increase during wetter periods. SENSITIVE AREA EVALUATION Seismic Hazard We reviewed the 2015 International Building Code (!BC) for seismic site classification for this project. Since medium dense or better glacial soils were generally encountered underlying the site at depth, the site conditions best fit the !BC description for Site Class D. NELSON GEOTECHNICAL ASSOCIATES, INC. Geotechnical Engineerinb aluation Aberdeen Avenue Short Plat and Infiltration Renton, Washington NGA File No. 971516 October 17, 2016 Page4 Hazards associated with se1sm1c activity include liquefaction potential and amplification of ground motion. Liquefaction is caused by a rise in pore pressures in a loose, fine sand deposit beneath the groundwater table. It is our opinion that the competent native glacial soils interpreted to underlie the site have a low potential for liquefaction or amplification of ground motion. Erosion Hazard The criteria used for determination of the eros10n hazard for affected areas include soil type, slope gradient, vegetation cover, and groundwater conditions. The erosion sensitivity is related to vegetative cover and the specific surface soil types, which are related to the underlying geologic soil units. The Soil Survey of King County Area, Washington, by the Soil Conservation Service (SCS) lists the soils within the project area as Indianola Loamy Sand, 5 to 15 percent slopes. The erosion hazard for these soils is listed as slight. It is our opinion that the site would have a slight erosion hazard for areas where the soils are exposed. It is also our opinion that the erosion hazard for site soils should be low in areas where vegetation is not disturbed. CONCLUSIONS AND RECOMMENDATIONS General It is our opinion from a geotechnical standpoint that the site is generally compatible with the planned development. Our explorations indicated that the site is generally underlain by competent native glacial soils at depth. However, our explorations within the central and eastern portion of the property encountered approximately 3 .0 to 4.0 feet of unsuitable undocumented fill soils. The native glacial soils encountered at depth should provide adequate support for foundation, slab, and pavement loads. We recommend that the planned structures be designed utilizing shallow foundations. Footings should extend through any loose soil or undocumented fill soils and be founded on the underlying medium dense or better native soil, or structural fill extending to these soils. The native medium dense or better soils should typica11y be encountered approximately one to four feet below the existing surface, based on our explorations. We should note that localized areas of deeper unsuitable soils and/or undocumented fill could be encountered at this site. This condition would require additional excavations in foundation, slab, and pavement areas to remove the unsuitable soils. It is our opinion that the native granular glacial soils encountered within the property are suitable for on- site infiltration systems. The subsurface soils encountered at depth are generally fine to medium sands with varying amounts of silt. We also did not observe groundwater in our explorations to the depths explored. We recommend on-site infiltration systems be founded in native recessional outwash deposits. NELSON GEO TECHNICAL ASSOC/A TES, INC. Geotechnical Engineering aluation Aberdeen Avenue Short Plat and Infiltration Renton, Washington NGA File No. 971516 October 17, 2016 Page 5 The storm water management system should be designed in accordance with 2009 King Cou.111)' Smface Water Design Manual. This is further discussed in the Stormwater Infiltration subsection of this report. The surficial soils encountered on this site are considered moisture-sensitive and may disturb easily when wet. We recommend that construction take place during the drier summer months, if possible. If construction is to take place during wet weather, the soils may disturb and additional expenses and delays may be expected due to the wet conditions. Additional expenses could include the need for placing a blanket of rock spalls to protect exposed subgrades and construction traffic areas. Some of the native on- site soils may be suitable for use as structural fill depending on the moisture content of the soil during construction. This will depend on the moisture content of the soils at the time of construction. NGA should be retained to determine if the on-site soils can be used as structural fill material during construction. Erosion Control The erosion hazard for the on-site soils is interpreted to be slight for exposed soils, but actual erosion potential will be dependent on how the site is graded and how water is allowed to concentrate. Best Management Practices (BMPs) should be used to control erosion. Areas disturbed during construction should be protected from erosion. Erosion control measures may include diverting surface water away from the stripped or disturbed areas. Silt fences and/or straw bales should be erected to prevent muddy water from leaving the site. Disturbed areas should be planted as soon as practical and the vegetation should be maintained until it is established. The erosion potential of areas not stripped of vegetation should be low. Site Preparation and Grading After erosion control measures are implemented. site preparation should consist of stripping the topsoil, loose soils and/or undocumented fill from foundation, slab, pavement areas, and other structural areas, to expose medium dense or better native soils. The stripped soil should be removed from the site or stockpiled for later use as a landscaping fill. Based on our observations, we anticipate stripping depths of approximately one to four feet across the site. It should be noted that additional stripping may be required if areas of undocumented fill and/or loose soil are encountered in unexplored areas of the site. Specific plans for protecting existing structures, driveway, and utilities should be devised during the planning phase of the project and should be made clear to contractors during the bidding phase. NELSON GEOTECHNICAL ASSOCIATES, INC. Geotechnical Engineering aluation Aberdeen Avenue Short Plat and Infiltration Renton, Washington NGA File No. 971516 October 17, 2016 Page 6 ---------------------------- After site stripping, if the exposed subgrade is loose, it should be compacted to a non-yielding condition and then proof-rolled with a heavy rubber-tired piece of equipment. Areas observed to pump or weave during the proof-roll test should be reworked to structural fill specifications or over-excavated and replaced with properly compacted structural fill or rock spalls. If loose soils are encountered in the pavement areas, the loose soils should be removed and replaced with rock spalls or granular structural fill. If significant surface water flow is encountered during construction, this flow should be diverted around areas to be developed, and the exposed subgrades should be maintained in a semi-dry condition. If wet conditions are encountered, alternative site stripping and grading techniques might be necessary. These could include using large excavators equipped with wide tracks and a smooth bucket to complete site grading and covering exposed subgrade with a layer of crushed rock for protection. If wet conditions are encountered or construction is attempted in wet weather, the subgrade should not be compacted as this could cause further subgrade disturbance. In wet conditions it may be necessary to cover the exposed sub grade with a layer of crushed rock as soon as it is exposed to protect the moisture sensitive soils from disturbance by machine or foot traffic during construction. The prepared subgrade should be protected from construction traffic and surface water should be diverted around areas of prepared subgrade. The site soils are considered to be moisture-sensitive and may disturb when wet. We recommend that construction take place during the drier summer months if possible. However, if construction takes place during the wet season, additional expenses and delays should be expected due to the wet conditions. Additional expenses could include the need for placing a blanket of rock spalls on exposed subgrades, construction traffic areas, and paved areas prior to placing structural fill. Wet weather grading will also require additional erosion control and site drainage measures. Some of the on-site soils may be suitable for use as structural fill, depending on the moisture content of the soil at the time of construction. NGA should be retained to evaluate the suitability of all on-site and imported structural fill material during construction. Temporary and Permanent Slopes Temporary cut slope stability is a function of many factors, including the type and consistency of soils, depth of the cut, surcharge loads adjacent to the excavation, length of time a cut remains open, and the presence of surface or groundwater. It is exceedingly difficult under these variable conditions to estimate a stable, temporary, cut slope angle. Therefore, it should be the responsibility of the contractor to maintain safe slope configurations at all times as indicated in OSHA guidelines for cut slopes. NELSON GEOTECHNICAL ASSOCIATES, INC. Geotechnical Engineering aluation Aberdeen Avenue Short Plat and Infiltration Renton, Washington NGA File No. 971516 October 17, 2016 Page 7 The following information is provided solely for the benefit of the owner and other design consultants and should not be construed to imply that Nelson Geotechnical Associates, lnc. assumes responsibility for job site safety. Job site safety is the sole responsibility of the project contractor. For planning purposes, we recommend that temporary cuts in the upper undocumented fill soils be no steeper than 2 Horizontal to 1 Vertical (2H:1V). Temporary cuts in the competent native glacial soils at depth should be no steeper than 1.5H: 1 V. lf significant groundwater seepage or surface water flow were encountered, we would expect that flatter inclinations would be necessary. We recommend that cut slopes be protected from erosion. The slope protection measures may include covering cut slopes with plastic sheeting and diverting surface runoff away from the top of cut slopes. We do not recommend vertical slopes for cuts deeper than four feet, if worker access is necessary. We recommend that cut slope heights and inclinations conform to appropriate OSHA/WISHA regulations. Temporary shoring may be needed where these recommended inclinations cannot be met due to existing structures or property boundaries. Pennanent cut and fill slopes should be no steeper than 211: 1 V. However, flatter inclinations may be required in areas where loose soils are encountered. Permanent slopes should be vegetated and the vegetative cover maintained until established. Foundations Conventional shallow spread foundations should be placed on medium dense or better native soils, or be supported on structural fill or rock spalls extending to those soils. Medium dense soils should be encountered approximately one to four feet below ground surface based on our explorations. Where undocumented fill or less dense soils are encountered at footing bearing elevation, the subgrade should be over-excavated to expose suitable bearing soil. The over-excavation may be filled with structural fill, or the footing may be extended down to the competent native soils. If footings are supported on structural fill, the fill zone should extend outside the edges of the footing a distance equal to one half of the depth of the over-excavation below the bottom of the footing. Footings should extend at least 18 inches below the lowest adjacent finished ground surface for frost protection and bearing capacity considerations. Foundations should be designed in accordance with the 2015 !BC. Footing widths should be based on the anticipated loads and allowable soil bearing pressure. Water should not be allowed to accumulate in footing trenches. All loose or disturbed soil should be removed from the foundation excavation prior to placing concrete. NELSON GEOTECHNICAL ASSOCIATES, INC. Geotechnical Engineering aluation Aberdeen A venue Short Plat and Infiltration Renton, Washington NGA File No. 971516 October 17, 2016 Page 8 For foundations constructed as outlined above, we recommend an allowable design bearing pressure of not more than 2,000 pounds per square foot (psf) be used for the design of footings founded on the medium dense or better native soils or structural fill extending to the competent native material. The foundation bearing soil should be evaluated by a representative of NGA. We should be consulted if higher bearing pressures are needed. Current !BC guidelines should be used when considering increased allowable bearing pressure for short-term transitory wind or seismic loads. Potential foundation settlement using the recommended allowable bearing pressure is estimated to be less than I-inch total and '/,-inch differential between adjacent footings or across a distance of about 20 feet, based on our experience with similar projects. Lateral loads may be resisted by friction on the base of the footing and passive resistance against the subsurface portions of the foundation. A coefficient of friction of 0.35 may be used to calculate the base friction and should be applied to the vertical dead load only. Passive resistance may be calculated as a triangular equivalent fluid pressure distribution. An equivalent fluid density of 200 pounds per cubic foot (pcf) should be used for passive resistance design for a level ground surface adjacent to the footing. This level surface should extend a distance equal to at least three times the footing depth. These recommended values incorporate safety factors of 1.5 and 2.0 applied to the estimated ultimate values for frictional and passive resistance, respectively. To achieve this value of passive resistance, the foundations should be poured "neat" against the native medium dense soils or compacted fill should be used as backfill against the front of the footing. We recommend that the upper one foot of soil be neglected when calculating the passive resistance. Retaining Walls Specific grading plans for this project were not available at the time this report was prepared, but retaining walls may be incorporated into project plans. In general, the lateral pressure acting on subsurface retaining walls is dependent on the nature and density of the soil behind the wall, the amount of lateral wall movement which can occur as backfill is placed, wall drainage conditions, and the inclination of the backfill. For walls that are free to yield at the top at least one thousandth of the height of the wall (active condition), soil pressures will be less than if movement is limited by such factors as wall stiffness or bracing (at-rest condition). We recommend that walls supporting horizontal backfill and not subjected to hydrostatic forces, be designed using a triangular earth pressure distribution equivalent to that exerted by a fluid with a density of 35 pcf for yielding (active condition) walls, and 55 pcf for non- yielding (at-rest condition) walls. NELSON GEOTECHNICAL ASSOCIATES, INC. Geotechnical Engineering aluation Aberdeen Avenue Short Plat and Infiltration Renton, Washington NGA File No. 971516 October 17, 2016 Page 9 These recommended lateral earth pressures are for a drained granular backfill and are based on the assumption of a horizontal ground surface behind the wall for a distance of at least the subsurface height of the wall, and do not account for surcharge loads. Additional lateral earth pressures should be considered for surcharge loads acting adjacent to subsurface walls and within a distance equal to the subsurface height of the wall. This would include the effects of surcharges such as traffic loads, floor slab loads, slopes, or other surface loads. We could consult with the structural engineer regarding additional loads on retaining walls during final design, if needed. The lateral pressures on walls may be resisted by friction between the foundation and subgrade soil, and by passive resistance acting on the below-grade portion of the foundation. Recommendations for frictional and passive resistance to lateral loads are presented in the Foundations subsection of this report. All wall backfill should be well compacted as outlined in the Structural Fill subsection of this report. Care should be taken to prevent the buildup of excess lateral soil pressures due to over-compaction of the wall backfill. This can be accomplished by placing wall backfill in 8-inch loose lifts and compacting the backfill with small, hand-operated compactors within a distance behind the wall equal to at least one-half the height of the wall. The thickness of the loose lifts should be reduced to accommodate the lower compactive energy of the hand-operated equipment. The recommended level of compaction should still be maintained. Permanent drainage systems should be installed for retaining walls. Recommendations for these systems are found in the Subsurface Drainage subsection of this report. We recommend that we be retained to evaluate the proposed wall drain backfill material and observe installation of the drainage systems. Structural Fill General: Fill placed beneath foundations, pavement, or other settlement-sensitive structures should be placed as structural fill. Structural fill, by definition, is placed in accordance with prescribed methods and standards, and is monitored by an experienced geotechnical professional or soils technician. Field monitoring procedures would include the performance of a representative number of in-place density tests to document the attainment of the desired degree of relative compaction. The area to receive the fill should be suitably prepared as described in the Site Preparation and Grading subsection prior to beginning fill placement. NELSON GEOTECHNICAL ASSOC/A TES, INC. Geotechnical Engineering aluation Aberdeen Avenue Short Plat and Infiltration Renton, Washington NGA File No. 971516 October 17, 2016 Page 10 Materials: Structural fill should consist of a good quality, granular soil, free of organics and other deleterious material, and be well graded to a maximum size of about three inches. All-weather fill should contain no more than five-percent fines (soil finer than U.S. No. 200 sieve, based on that fraction passing the U.S. 3/4-inch sieve). Some of the more granular on-site soils may be suitable for use as structural fill depending on the moisture content of the soil during construction. We should be retained to evaluate all proposed structural fill material prior to placement. Fill Placement: Following subgrade preparation, placement of structural fill may proceed. All filling should be accomplished in uniform lifts up to eight inches thick. Each lift should be spread evenly and be thoroughly compacted prior to placement of subsequent lifts. All structural fill underlying building areas and pavement subgrade should be compacted to a minimum of 95 percent of its maximum dry density. Maximum dry density, in this report, refers to that density as determined by the ASTM D-1557 Compaction Test procedure. The moisture content of the soils to be compacted should be within about two percent of optimum so that a readily compactable condition exists. It may be necessary to over- excavate and remove wet soils in cases where drying to a compactable condition is not feasible. All compaction should be accomplished by equipment of a type and size sufficient to attain the desired degree of compaction. Slab-on-Grade Slabs-on-grade should be supported on subgrade soils prepared as described in the Site Preparation and Grading subsection of this report. We recommend that all floor slabs be underlain by at least six inches of free-draining gravel with less than three percent by weight of the material passing Sieve #200 for use as a capillary break. We recommend that the capillary break be hydraulically connected to the footing drain system to allow free drainage from under the slab. A suitable vapor barrier, such as heavy plastic sheeting (6-mil minimum), should be placed over the capillary break material. An additional 2-inch-thick moist sand layer may be used to cover the vapor barrier. This sand layer may be used to protect the vapor barrier membrane and to aid in curing the concrete. Pavements Pavement subgrade preparation and structural filling where required, should be completed as recommended in the Site Preparation and Grading and Structural Fill subsections of this report. The pavement subgrade should be proof-rolled with a heavy, rubber-tired piece of equipment, to identify soft or yielding areas that require repair. The pavement section should be underlain by a minimum of six NELSON GEOTECHNICAL ASSOCIATES, INC. Geotechnical Engineering aluation Aberdeen A venue Short Plat and Infiltration Renton, Washington NGA File No. 971516 October 17, 2016 Page 11 inches of clean granular pit run or crushed rock. We should be retained to observe the proof-rolling and recommend repairs prior to placement of the asphalt or hard surfaces. Utilities We recommend that underground utilities be bedded with a minimum 12 inches of pea gravel prior to backfilling the trench with on-site or imported material. Trenches within settlement sensitive areas should be compacted to 95% of the modified proctor as described in the Structural Fill subsection of this report. Trenches located in non-structural areas should be compacted to a minimum 90% of the maximum dry density. Site Drainage Infiltration: It is our opinion that the subsurface soils within the site are suitable for typical stormwater infiltration. We recommend that any infiltration systems within this property be designed utilizing the recommended long-term design infiltration rate provided below. We conducted two on-site infiltration tests within the central and eastern portion of the property based on the 2009 King County Surface Water Design Manual to determine a long-term design infiltration rate for the on-site infiltration systems. The test locations are shown as Inf-I and lnf-2 on the Site Plan in Figure 2. Infiltration Pits I and 2 were performed at respective depths of approximately 2.0 feet below the existing ground surface. We installed a six-inch diameter vertical tube into the native soil at the test locations within Infiltration Pit I and 2. Approximately two inches of pea gravel was placed over the native soil. We made repeated measurements of the time for the infiltration of six inches of water into the native sand soil. The average infiltration rate from each data set was used for the measured infiltration rate. The measured infiltration rates obtained in the field were 116.03 inches per hour for Infiltration Pit I and 61.31 inches per hour for Infiltration Pit 2. We have not applied a factor of safety to the in-place infiltration test results. We referenced Equation 5-11 within Chapter 5.4.1 of the 2009 King County Surface Water Design Manual that applies adequate correction factors to the field measured infiltration rate to generate a long- term design infiltration rate. Correction factors of 0.30, 0.50, and 0.80 were utilized in this equation for Ftesting, Fgeometry, Fplugging, respectively. Using these correction factors along with the lower of the two field measured infiltration rates, we calculated a long-term design infiltration rate of 7.35 inches per hour. We recommend that the on-site infiltration systems exposing the competent granular glacial outwash soils be designed utilizing the 7.35 inch per hour rate. We should be retained during NELSON GEOTECHNICAL ASSOCIATES, INC. Geotechnical Engineering aluation Aberdeen Avenue Short Plat and Infiltration Renton, Washington NGA File No. 971516 October 17, 2016 Page 12 construction to evaluate the soils exposed in the infiltration systems to verify that the soils are appropriate for infiltration. We recommend that the infiltration trenches extend through any organic soil or fill to expose undisturbed native granular outwash soils. We should be retained to verify the existence of such material at the time of construction. The storm water management systems should be designed in accordance with the King County Stormwater Design Manual. We recommend that any proposed infiltration systems be located as to not negatively impact any proposed or existing nearby structures and also meet all required setbacks from existing property lines, structures, and sensitive areas in accordance with the City of Renton code. The stormwater manual recommends a three-foot separation between the base of an infiltration system and any underlying bedrock, impermeable horizon, or groundwater. We did not encounter any groundwater in our explorations to the depths explored. Surface Drainage: The finished ground surface should be graded such that stormwatcr is directed to an appropriate stormwater collection system. Water should not be allowed to stand in any areas where footings, slabs, or pavements are to be constructed. Final site grades should allow for drainage away from the residences. We suggest that the finished ground be sloped at a minimum gradient of three percent, for a distance of at least 10 feet away from the residences. Surface water should be collected by permanent catch basins and drain lines, and be discharged into an appropriate discharge system. The overflow water should be dispersed to discharge into an appropriate location. Subsurface Drainage: If groundwater is encountered during construction, we recommend that the contractor slope the bottom of the excavation and collect the water into ditches and small sump pits where the water can be pumped out and routed into a permanent storm drain. We recommend the use of footing drains around the structures. Footing drains should be installed at least one foot below planned finished floor elevation. The drains should consist of a minimum 4-inch- diameter, rigid, slotted or perforated, PVC pipe surrounded by free-draining material wrapped in a filter fabric. We recommend that the free-draining material consist of an 18-inch-wide zone of clean (less than three-percent fines), granular material placed along the back of walls. Pea gravel is an acceptable drain material. The free-draining material should extend up the wall to one foot below the finished surface. The top foot of backfill should consist of impermeable soil placed over plastic sheeting or building paper to minimize surface water or fines migration into the footing drain. Footing drains should discharge into NELSON GEOTECHNICAL ASSOCIATES, INC. Gcotcchnical Engineering aluation Aberdeen A venue Short Plat and Infiltration Renton, Washington NGA File No. 971516 October 17, 2016 Page 13 tighllines leading to an appropriate collection and discharge point with convenient cleanouts to prolong the useful life of the drains. Roof drains should not be connected to wall or footing drains. CONSTRUCTION MONITORING We should be retained to provide construction monitoring services during the earthwork phase of the project to evaluate subgrade conditions, temporary cut conditions, fill compaction, and drainage system installation. USE OF THIS REPORT NGA has prepared this report for Curran Kwan with Prime Metropolis Properties, Inc. and his agents, for use in the planning and design of the development on this site only. The scope of our work does not include services related to construction safety precautions and our recommendations are not intended to direct the contractors' methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. There are possible variations in subsurface conditions between the explorations and also with time. Our report, conclusions, and interpretations should not be construed as a warranty of subsurface conditions. A contingency for unanticipated conditions should be included in the budget and schedule. We recommend that NGA be retained to provide monitoring and consultation services during construction to confirm that the conditions encountered are consistent with those indicated by the explorations, to provide recommendations for design changes should the conditions revealed during the work differ from those anticipated, and to evaluate whether or not earthwork and foundation installation activities comply with contract plans and specifications. We should be contacted a minimum of one week prior to construction activities and could attend pre-construction meetings if requested. Within the limitations of scope, schedule, and budget, our services have been performed in accordance with generally accepted geotechnical engineering practices in effect in this area at the time this report was prepared. No other warranty, expressed or implied, is made. Our observations, findings, and opinions are a means to identify and reduce the inherent risks to the owner. 0-0-0 NELSON GEOTECHNICAL ASSOCIATES, INC. Geotechnical Engineering ( luation Aberdeen Avenue Short Plat and Infiltration Renton, Washington NGA File No. 971516 October 17, 2016 Page 14 It has been a pleasure to provide service to you on this project. If you have any questions or require further information, please call. Sincerely, NELSON GEO TECHNICAL ASSOC/A TES, INC. Alex B. Rinaldi, GIT Staff Geologist LEE S. BELLAH Lee S. Bellah, LG Project Geologist Khaled M. Shawish Principal LSB:KMS:dy Five Figures Attached NELSON GEOTECHNICAL ASSOCIATES, INC. - ~ ~ VICINITY MAP N Not to Scale (I z C ,, ,. rr •,·,-.11:,:;1 rn 2.~~i1 St ·"ff 7 ~:,·,j P' ~ N:': '.?:ird ,:::;1 l~F. ;,·,IJ '..::\ . - ~ Project ,, 2 Site ~ 'f" n::-~-~ Ni ·:.· ri:·~. s.1 > r, C rr '-i ,:: ~ ' ... ·::;1.////J -;j '., ~ ,, ? ~ ~ ';:-•I; ".·, ~ z ~ ·- -~ - Pfonacie on Lake g;; Washington ~-g 0 'W" 0 ~ ,'. > ,'!:• -~- II z 2 '" ~ t.ff 1 Gt!1 f.~ M'.: ltf:, ::::1 -~:: ,. 'c, ~ '5':. •. 0 • ~ ,.;:_. :-~ McKni!)ht Middle School co ~ 0 ~ r (: 0 0 z '5-Nf 14t.h :~1 ' < ~ 2 " ~ :,:::-·,-,1<_;· Nf 1 ;;'1:; !:i\ '" Renton, WA Project Number ~ELSON GEOTECHNICAL No. Date Revision By CK 971516 Aberdeen Avenue Short Plat NGA ASSOCIATES, INC. Infiltration 1 1015116 Original DPN ABR GEOTECHNICAL ENGINEERS & GEOLOGISTS Figure 1 Vicinity Map 1731 '.-13:ith Ave. NE. A-~ SnoMmish Ccunty 14251 JJ9-1ti69 Woodlnviie, WA 9BJn Wonaicheo/Ceclan (SOS) 66~76% (4251 4£6-1669 I Fax 4.91-251 0 www.nelsor1Qeo1ech.com Tl ci'i" C al "' "1:l .Q. (!) <D "" () ~~ (]l z ~ C cr, 3 )> er <D a. <D <D er <D -::, (/) ::, )> ;::.: ~ < (0 ~ (I) -0 OJ ::, -!::!: C OJ O <D ::, ::, (/) ~ :. ~ r ' ' g t z ~ ~ ~ ::; 0 ;:::i. "1:l ~ ,) z '" )>, r Ul Ul Ul 0 oz !2 G1 > '" Hui-10 !''fl>'"--1 . H Gl m 111 i<"ii;i IT1 ~ n [i§ 0 -l: 1~1 E; z z [~;, " !'l -88:t:J -0 3 \1'-:' Ul ), ii ~ r -z p 0 I " -" ~ it m - , ~ 0 I ,, I ~- 0 ~ 0 I "' ~ '< -·- INF-1 I -•-I TP-1 I -,.- I w z <ll ~ C <ll <ll m <{ i' I - LEGEND Property line I ·-TP-4 Number and approximate location of test pit Number and approximate location of test pit I ,3 Site Plan Proposed residence J._ ---•m- Proposed residence --...... "'- __,___. INF-1 I I --Lot 1 I I TP-1 J---::::.-I -1-... Existing residence to be removed L ~7--r"-· INF-2 I -1- '---·····- Existing garage to be removed ... TP-3 Lot 2 Existing residence to be removed 0 40 80 Scale: 1 inch = 40 feet ~ I " 'il "'I Reference: Site plan based on a plan dated March 24. 2016 titled "Averdeen Ave. Subdivision." prepared by CG En ,l,\')(11<': ~lr::11 O,n;<>rf i:~r,-1,,,.,.\071';_1,::: /lh,.,,-1.,.,., """"""' o.,,,,,..,., !.-.filt..-,+;.-..,u-1,.-,f+;nn\CD ,<,.,., N . UNIFIED SOIL CLASSIFICATION SYSTEM GROUP GROUP NAME MAJOR DIVISIONS SYMBOL CLEAN GW WELL-GRADED, FINE TO COARSE GRAVEL COARSE-GRAVEL GRAVEL GP POORLY-GRADED GRAVEL GRAINED MORE THAN 50 % GRAVEL OF COARSE FRACTION GM SIL TY GRAVEL RETAINED ON SOILS NO. 4 SIEVE WITH FINES GC CLAYEY GRAVEL SAND CLEAN SW WELL-GRADED SAND, FINE TO COARSE SAND SAND SP POORLY GRADED SAND MORE THAN 50 % RETAINED ON MORE THAN 50 % OF COARSE FRACTION SAND SM SILTY SAND NO. 200 SIEVE PASSES NO. 4 SIEVE WITH FINES SC CLAYEY SAND FINE-SILT AND CLAY INORGANIC ML SILT GRAINED LIQUID LIMIT CL CLAY LESS THAN 50 % SOILS ORGANIC OL ORGANIC SILT. ORGANIC CLAY SILT AND CLAY MH SILT OF HIGH PLASTICITY, ELASTIC SILT INORGANIC MORE THAN 50 % PASSES LIQUID LIMIT CH CLAY OF HIGH PLASTICITY, FLAT CLAY NO. 200 SIEVE 50 % OR MORE ORGANIC OH ORGANIC CLAY, ORGANIC SILT HIGHLY ORGANIC SOILS PT PEAT NOTES: 1) Field classification is based on visual SOIL MOISTURE MODIFIERS: examination of soil in general Dry -Absence of moisture, dusty, dry to accordance with ASTM D 2488-93. the touch 2) Soil classification using laboratory tests Moist -Damp, but no visible water. is based on ASTM D 2488-93. 3) Descriptions of soil density or Wet-Visible free water or saturated, consistency are based on usually soil is obtained from interpretation of blowcount data, below water table visual appearance of soils, and/or test data. Project Number ~ELSON GEOTECHNICAL No. Date Revision By CK 971516 Aberdeen Avenue Short Plat NGA ASSOCIATES, INC. Infiltration 1 10/5/16 Original DPN ABR GEOTECHNICAL ENGINEERS 8c GEOLOGISTS Figure 3 Soil Classification Chart 17:11 ·-1351h Ase. NE. A-500 Soohomish Counfy 1425) 331-1009 W<>OOln.illo, WA 96072 Wa,alchee/Chelan (:i09) e60-/696 (425) 466-1669 I Fax 45 1-:151 ~ www .. ,elsong•oloch.com DEPTH (FEET) TEST PIT ONE 0.0 -0.2 0.2 -0.6 0.6 -4.0 4.0 -10.0 TEST PIT TWO 0.0 -0.2 0.2 -0.5 0.5-6.0 6.0-9.0 TEST PIT THREE 0.0-0.2 0.2-0.9 0.9 -8.0 8.0 -9.5 ABR:LSB USC SP-SM LOG OF EXPLORATION SOIL DESCRIPTION GRASS AND ROOTS DARK BROWN, SIL TY FINE TO MEDIUM SAND WITH GRAVEL AND ROOTS (LOOSE TO MEDIUM DENSE, MOIST) (TOPSOIL) LIGHT BROWN, FINE TO MEDIUM SAND WITH SILT, CONCRETE RUBBLE, TRACE ROOTS, AND GRAVEL (LOOSE TO MEDIUM DENSE, MOIST) (FILL) LIGHT BROWN TO GRAY BROWN, FINE TO MEDIUM SAND WITH SILT AND TRACE GRAVEL (MEDIUM DENSE TO DENSE, MOIST) SAMPLES WERE COLLECTED AT 3.0, 6 0, 9.0, 10.0 FEET GROUNDWATER SEEPAGE WAS NOT ENCOUNTERED SLIGHT TEST PIT CAVING WAS ENCOUNTERED TEST PIT WAS COMPLETED AT 10.0 FEET ON 1014116 GRASS AND ROOTS DARK BROWN, SILTY FINE TO MEDIUM SAND WITH GRAVEL AND ROOTS/ORGANICS (LOOSE TO MEDIUM DENSE, MOIST) (TOPSOIL) SP-SM LIGHT BROWN, FINE TO MEDIUM SAND WITH SILT, TRACE GRAVEL AND ROOTS (MEDIUM DENSE TO DENSE, MOIST) SP-SM BROWN-GRAY, FINE TO COARSE SAND WITH SILT, GRAVEL, AND TRACE ROOTS (MEDIUM DENSE TO DENSE, MOIST) SAMPLES WERE COLLECTED AT 2.0, 6.0, AND 9.0 FEET GROUNDWATER SEEPAGE WAS NOT ENCOUNTERED SLIGHT TO MODERATE TEST PIT CAVING WAS ENCOUNTERED FROM 6.0 TO 9.0 FEET TEST PIT WAS COMPLETED AT 9.0 FEET ON 1014116 GRASS AND ROOTS DARK BROWN, SIL TY FINE TO MEDIUM SAND WITH GRAVEL, IRON-OXIDE STAINING, AND ROOTS (LOOSE TO MEDIUM DENSE, MOIST) (TOPSOIL) SP-SM LIGHT BROWN, FINE TO MEDIUM SAND WITH SILT, TRACE IRON-OXIDE WEATHERING, ROOTS AND GRAVEL (MEDIUM DENSE TO DENSE, MOIST) SP-SM GRAY-BROWN, FINE TO COARSE SAND WITH SILT, TRACE IRON-OXIDE WEATHERING, ROOTS AND GRAVEL (MEDIUM DENSE TO DENSE, MOIST) SAMPLES WERE COLLECTED AT 2.5, 6.5, AND 9.0 FEET GROUNDWATER SEEPAGE WAS NOT ENCOUNTERED SLIGHT TEST PIT CAVING WAS ENCOUNTERED FROM 0.2 TO 9.5 FEET TEST PIT COMPLETED AT 9.5 FEET ON 1014116 NELSON GEO TECHNICAL ASSOC/A TES, INC. FILE N0971516 FIGURE 4 DEPTH (FEET) TEST PIT FOUR 0.0 -0.2 0.2 -0.8 0.8 -2.5 2.5 -3.0 INFILTRATION PIT ONE USC LOG OF EXPLORATION SOIL DESCRIPTION GRASS AND ROOTS DARK BROWN, SIL TY FINE TO MEDIUM SAND WITH GRAVEL, IRON-OXIDE STAINING, AND ROOTS (LOOSE TO MEDIUM DENSE, MOIST) (TOPSOIL) LIGHT BROWN, FINE TO MEDIUM SAND WITH SILT, TRACE ROOTS AND GRAVEL (LOOSE TO MEDIUM DENSE, MOIST) (FILL) DRAIN ROCK AND CONRETE DRAIN PIPE NO SAMPLES WERE COLLECTED GROUNDWATER SEEPAGE WAS NOT ENCOUNTERED INFILTRATION PIT CAVING WAS NOT ENCOUNTERED INFIILTRATION PIT COMPLETED AT 3.0 FEET ON 10/4/16 0 0 -0.2 GRASS AND ROOTS 0.2 -1.0 DARK BROWN, SILTY FINE TO MEDIUM SAND WITH GRAVEL, IRON-OXIDE STAINING, AND ROOTS (LOOSE TO MEDIUM DENSE, MOIST) (TOPSOIL) 1 0 -8.0 INFILTRATION PIT TWO SP-SM LIGHT BROWN, FINE TO MEDIUM SAND WITH SILT, IRON-OXIDE WEATHERING AND TRACE GRAVEL (MEDIUM DENSE TO DENSE, MOIST) SAMPLES WERE COLLECTED AT 3.5 AND 8.0 GROUNDWATER SEEPAGE WAS NOT ENCOUNTERED SLIGHT INFILTRATION PIT CAVING WAS ENCOUNTERED FROM 1.0 TO 8.0 FEET INFIILTRATION PIT COMPLETED AT 8.0 FEET ON 10/4/16 0.0 -0.2 GRASS AND ROOTS 0.2 -1.5 DARK BROWN, SIL TY FINE TO MEDIUM SAND WITH GRAVEL, IRON-OXIDE STAINING, AND ROOTS (LOOSE TO MEDIUM DENSE, MOIST) (TOPSOIL) 1.5 -7.0 7.0 -9.0 ABR:LSB SP-SM LIGHT BROWN, FINE TO MEDIUM SAND WITH SILT, GRAVEL, IRON-OXIDE WEATHERING, AND TRACE ROOTS (MEDIUM DENSE TO DENSE, MOIST) SP-SM GRAY-BROWN, FINE TO COARSE SAND WITH SILT AND TRACE GRAVEL (MEDIUM DENSE TO DENSE, MOIST) SAMPLES WERE COLLECTED AT 5.0, 7.0, AND 9.0 GROUNDWATER SEEPAGE WAS NOT ENCOUNTERED SLIGHT INFILTRATION PIT CAVING WAS ENCOUNTERED FROM 1.5 TO 9.0 FEET INFIILTRATION PIT COMPLETED AT 9.0 FEET ON 10/4/16 NELSON GEO TECHNICAL ASSOC/A TES, INC. FILE NO 971516 FIGURE 5