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Home My WebLink AboutLUA07-085 Report 1PARTIES OF RECORD HONEYBROOK CIRCLE, DIVISION II LUA07-085, PP, ECF Matt Cyr ESM Consulting Engineers 33915 First Way S ste: #200 Federal Way, WA 98003 tel: (253) 838-6113 eml: matt.cyr@esmcivil.com ( contact) Norm Lane 5000 NE 6th Street Renton, WA 98059 (party of record) Updated: 08/30/07 Marc Rousso JayMarc Holdings, LLC PO Box 2566 Renton, WA 98056 tel: (425) 226-9100 (applicant) Patrick Enfield PO Box 950 Black Diamond, WA 98010 (party of record) Kenneth Johnson 4915 NE 7th Street Renton, WA 98059 (owner) Pam Bell 4922 NE 7th Street Renton, WA 98059 (party of record) (Page 1 of 1) ~ z W I >- " a z a ~ ~ < ! I j " w > a g z n o , o i ~ m o " J: ~ _,~,,",,_ """",,,,<1>- -'''"'''''''''-''''\''''-'--''''~''"*''' ... z o ,I ,I § ~. w 00 " o ~ I' z ' (j 5> I I~ ! " o II w , ~I w " II NOISII\IO 3,8l::118 >lOOl::l8A3NOH ! , , r z-- ~ ~ o c Q " c ---6-L - c -~----- -1-1- __ ~"' .. _ '" "'. "",,:a •.... ~ • ..... _"n\ __ ,'''.,I0 ... ''''''~_ .. 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" • 15 'i>~~;;';"";.," - I .s ......... --~l f ..... .-,~.. :' " ~ , I ;r"--:::;..=.:;... .... L .... ·.... . '-. 1 ;M'----o.,~··~, 1 '" ...... 'f --:,.."'. .. _-I i v ~ ;\ i i TRACT A I DRAINAGE !! I ~ \"IO,,\C~6\<OO" .oj '0: CI\<CLC '<, :r:' gl ., 27 l~ ----- 1-=. I N£ 6th ST. ----~-------------~---------------NE 6th ST. 's-- Hotv ElRotE WEST : 1 : I , I I I I 1 I -~---! , ~ , , I , I. f--1; 40-.. 1° ----SITE I .. ," -1 -t,.\ ~ ''''.~, ... ,': "I , , L __ ~~C"'r~;t -T .1 , ' I [I • I' , Ii " ~I' >00'. CJ z it., .. W g "'Ill W&:;::;~5 ~~~~~ I ~::oi ~3: INIJITIH_' r~_ ~---w];,~: , • < VlONITY MAP LEGEND EXISTIOIG TIlEES ~ TIlEES TO BE SA~D @". Cl£ARING W .. ITS PROPOSED COOITOUR EXISTING CONTOJR TOTAL TREES ON SITE: 262 TREES TO BE REf.lOVED, 210 TREES TO BE SAVED, 52 PRELIM. GRADING QUANTITIES· FILL: 640 CY CUT, 1020 CY GRAPHIC SCALE N.T.S. ""~8Il 'e(] ,"""-__ ~ I (!Pl ..... , I Inch _ "'" It a::: ~ ""' ~ ~ W~ if'" CJ W « -, e~ i i '" '" " is ~ ':l ii:i, ~ ~"II o ...... 6: '< '" i:!t:: ~ ~I!; ~ ~~ ~ <:> i :r: " ::I !" . ~i~ " .: g;;~ :r: ~~ I ~ ~~i . ~ I -"""" ~ ,'."". _. ~ -= I:': ~.L.... • .L.... ----, -', 1 I I . J j y- '. \ i: ~i' 8+l++-++++-+H-I :L i t ~ : i +++~+1~,++I-+++ + - I ++++~--+--I i ,~ . -I HONEYBROOK CIRCLE: DIV. 2 I CONCEPTUAL ROAD. DRAINAGE: &: UnUTY PLAN I \ " I >-- I L 142 A~_ 5£ (HOQUIAM A~_ NE) .~ 1-.1 ~ ._ -11 n_...-I 11~ I i JAEGER ENGINEERING 9419 South 2041h P!<X:fI X.."t. WA 980JI PI>one I/o. (2.5J) ~-D9~ FG~ 1m (2SJ) /JY) OI~ ([o~~lj) . , ",'1' A. PORTlON of the S.W. 1/4. SECTION 32. TOWNSHIP 23 N .• RA.NGE 5 E.. W.t.4 . = ~ ","' '1 ! II I -I c;,=o;:, I I <l§i"" I 1 )' , I '~, <@~~, ~~o ' , <:@[Ja~: ';'o-i/ ~.!,-.. ', -$ I ' " I <:[,,"'.,.,,]) ., ,.' "~~_.l ___ ."-1 __ ~ ,J-~~-,l .. -J-.",.J---------___ :;':;'1: ';l; NE 8th Sf. .... 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('~)Sf 1 1 --~---I I I 16 : 13 I I I, ' -: r I ~'''Sf moiT __ '.. • I:i: ~, .. Sf":;:1 .', J : ~~':) I;!; 26 ~"" , I I., ~ L~,==l='f~'o'·t-::::---::L£~~~ __ ;_""-_____ _ r ", ~"Sf ~ 1J", .. J; "0 I·; , I j .. :li~, ' 1 I " , I i---"'-""',+n'lf----.J~ !j! I ~, I" ~' .,1 ~: ~! c:::WlO,,,.7) (102,.,","V !~ C\"CL'-, ,'!! i ., , I '" ! rj \\0",-'6,,001'- ili " " Ii I G: ~" I """""'"'O(T><S"'-'~T ~~J.C"f¢'~c , :.':',..., '''''"u~~'''''' I TRACT A ~T "'" ,DRAINAGE I L -------~r -.MJ fICI'.!IItlA~Y """,,,£y /iY ',Centre i!::~~':.;,-';4 ~ • P ' Ie i'·' .,-,., - -om Surveying -~ ---- --------------, ' __ -.-L___ NE 6,,-"-5:-_____ ~ --.----NE-6thSi.- ( HONEY SROOKE WEST I LOT ARE .... S 78l\1 Sf -(<lI':OSS LOT _A) (II<)OO Sf) -(LESS -.. OF LOT L.£SS IHm 40' ..rOE .I: .5WT5.) I , , 1 , SITE I !~--- r-·li 1'r'I? " '-:j,,, 'I fi;1 ~ I i '_ I, I; • , I , ;,' ;,' ~II ~I I NORTH I ~~'~' I ~eol. ." m , .. ,,~ , i i , , 'i " ;}II C> Z ~. , ~~;;?~ Z5~ ~~ i3 ~ .~; Z:s~t'..g W&<:-:l1~ L------------------l ..... ~.: 5 ~ LL "" '" '" 'v10NITY ~AP N.T,S. LEGAL DESCRIPTION LOT 2 OF KING COUNTY SHORT PLAT NU~8ER 477114. RECORDED UNDER RECORDING NUMBER 7604120882, IN KING COUNTY, WASHINGTON SITE DATA GROSS AREA; 179439 SF = 4.12 AC. AREA IN ROADS: 37716 SF NET AREA: 141723 SF -3.254 AC. ALLOWABLE NO. LOTS: 26 PROPOSED NO OF LOTS: 26 PROPOSED DENSITY: 7.99 UNITS/ACRE ZONING: R-8 PROPOSED USE, DETACHED SINGLE FAMILY RESIDENn ... L SITE SERVICES SEWER· CITY or RENTON WllTER· KING COUNTY WATER DIST, NO. 90 SCHOOL: RENTON SCHOOL DISTRICT FIRE· CITY OF RENTON TELEPHONE· QWEST ELECTRICAL &: 00: PUCET SOUND ENERGY CABLE T.II GOt.ICAST CA8lEV1SION UN-M"'PPED EASEMENTS: " .. SDIEI<TTO'5HOQI.J......"rOlJ..!< .. _1'E_1'()WER COtoIPNI¥. fCOO f'O'IIIER LJIoiES .o.s POntHll.' CIlH$TRUClDI ""Co , :)4719' z. £ASEwENT TO PUGER SOUI<D 1'{)lIII:" ........ T o;<lIIO""'V. rtf< ~ ___ ES AS PRESENTLY CCMSMlJClW RECo , ~t8(l:lO~ APN: 1 02305 9J9~ SITE ADDRESS 14035 5E 122nd 5T CITY MAP PAGE [6 NOTE: ... LL EXISllNG STRUCTURES ARE TO BE REMOVED GRAPHIC SCALE t. _.J t...J ap 'r ( III n:rr ) ioc/1 _ <I) It O\\tojER: KENNETl-i E. JOHNSON 14035 SE 122nd ST RENTON. W .... w-, C> w « -, e~ .. :.:Q, C!i~ ~ I-0-: "., " ~ ri ~ ~ ~ ~ ~ ~ ~ h f" ~ ~ .~ 'l; ~~ I g' ~ i;5 ~;;:---, ~. , i< of ! ~ '!! ;! , .~ I ~ ,. -"". ....-- ~ ~ iii'" I:: --'--. -'-- JllHW' !hr;l~ urn!:': !';Pll1i IH'f!!ii l!<irl:' Ht\,)ji ~ll!lr,f I:l;l,ij! Ir 1t-.j .;'+1 "I"" ," n" nr :]\ .' , II ilii ,J: II' d , I' , • ,H , II!! "! ~ • " • t !i • 401 \ " liP! ;". ~ , , \ • • 1>1 -"""Ii.,,1 ,,,;.1,,< ~;~~ +. , ~ (j) ! ~ ~ , ~z i <. w L~ ~' " q i'1I'1!!, ,! "d ('r zllt" i'!!' Iii 'U il·I ' h,IJ:!il ,II ~T·'·' , lim):ll '" ! • , .Hlli" " 'I' .' !! il'l . \ , " , ",~ I" • I! ' 'ill " I: I: I; I:! I;J 'II , I' ;" : jill 'I' • "'I" IIFi 'Ii'l t' " +--------- I ~ ..... '.' ...... ;sf0 • I i + <, (j) m ~ ~9 I , '''' w '; ~' 6 '" CITY IF RENTON November 27,2007 Matt Cyr EMS Consulting Engineers 33915 1st Way South, Ste. 200 Federal Way, WA 98003 Re: Honeybrook Circle Div. II Preliminary Plat, File LUA-07-085, PP, ECF 4915 NE 7th Street Dear Mr. Cyr: City Clerk Bonnie I. Walton At the regular Council meeting of November 26,2007, the Renton City Council adopted the recommendation of the hearing examiner to approve the referenced preliminary plat, subject to conditions to be met at later stages of the platting process. Pursuant to RCW, a final plat meeting all requirements of State law and Renton Municipal Code shall be submitted to the City for approval within five years of the date of preliminary plat approval. If! can provide additional information or assistance, please feel free to call. Sincerely, Bonnie 1. Walton City Clerk cc: Mayor Kathy Keolker Council President Toni Nelson JelUlifer Helming, Principal Planner Kenneth Johnson, 4915 NE 7th St., Renton, WA 98059 Marc Rousso, JayMarc Holdings, LLC, PO Box 2566, Renton, W A 98056 Parties of Record (6) -''--05-5-S-o-uth-G-rad-y-W-ay---R-e-n-'o-n,-W-as-h-i-ng-'o-n-9-8-05-7---(4-2-5-) 4-3-0--6-5'-O-'-F-AX-(4-2-5)-4-3-0--65-]-6-~ * This paper contains 50% recycled material. 30% post consumer AHEAD OF THE CURVE Kayren Kittrick City of Renton Pam Bell 4922 NE 7th Street Renton, W A 98059 , Patrick Enfield PO Box 950 Black Diamond, W A 980 I 0 James Jaeger 9419 S 204 th Place Kent, W A 98031 Vern Schear 669 Hoquiam Ave NE Renton, W A 98059 Norm Lane 5000 NE 6 th Street Renton, W A 98059 • November 26. 2007 Citizen Comment: Young - Congressional Outreach, Dave Reichert CONSENT AGENDA Council Meeting Minutes of 11/)912007 Plat: Honeybrook Circle Division II, NE 7th St, PP-07- ~ "---'- Airport: T-Hangar Lease Rate Increase Added Item 6.d. Appointment: Municipal Arts Commission UNFINISHED BUSINESS Committee of the Whole Finance: Bond Issuance, Utility Capital Projects Puhlic Safety Committee CAG: 95-087, King County Fire Protection District #25 Renton City Council Minutes Page 405 businesses located on this road. For consistency, Mr. Wagner recommended that one name be used from the eastern to western City limits. Continuing, Mr. Wagner stated that the second roadway is known as Smithers Ave. S., Talbot Rd. S., Benson Dr. S., 108th Ave. SE, and Benson Rd. S. He noted the problem he has had in explaining to emergency dispatch the difference between the two Bensons. To create a greater distinction between Benson Dr. and Benson Rd., Mr. Wagner recommended renaming the roadway SE Benson Ave. MOVED BY PERSSON, SECONDED BY PALMER, COUNCIL REFER THE ISSUE OF RENAMING THE ROADWAYS TO THE TRANSPORTATION (A VIA TION) COMMITTEE. CARRIED. Tom Young (Mercer Island) introduced himself as the Constituents Services Manager for Congressman Dave Reichert, and reported on the services offered to constituents and cities in an official capacity, which include assisting citizens who have issues with federal agencies such as the Veterans Administration, assisting citizens to tind grant opportunities, and assisting cities with appropriation requests. Items on the consent agenda are adopted by one motion which follows the listing. Approval of Council meeting minutes of 1111912007. Council concur. I Hearing Examiner rccommended approval, with conditions, of the Honeybrook r Circle Division II Preliminary Plat; 26 single-family lots located at 4915 NE 7th I SI. Council concur. I Transportation Systems Division requested approval of a rent increase for all City-owned T -Hangar units at the airport from $285 to $301.31 per month plus leasehold excise tax. Council concur. Mayor Keolker appointed the following individuals to the Municipal Arts Commission: Doug Kyes, to fill a vacated unexpired tcnn expiring on 12/31/2008 (position previously held by Roosevelt Lewis); and Frederick Lund, to fill a tenn expiring on 12/3112010 (position previously held by Patricia Riggs). Refer to Community Services Committee. MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL APPROVE THE CONSENT AGENDA AS PRESENTED. CARRIED. MOVED BY NELSON, SECONDED BY CORMAN, COUNCIL AUTHORIZE THAT THE 2008 BOND SALE RESOLUTION BE READ LATER IN THE MEETING. CARRIED. (See page 406 for resolution.) Public Safety Committee Chair Law presented a report recommending concurrence in the staff recommendation to approve the contract addendum to extend Renton's operating agreement with King County Fire District #25 for two additional years, through 2009. The Committee further recommended that the resolution regarding this matter be presented for reading and adoption. MOVED BY LAW, SECONDED BY PERSSON, COUNCIL CONCUR IN THE COMMITTEE REPORT. CARRIED. (See page 406 for resolution,) • L {OF RENTON COUNCIL AGENDA ~.LL Submitting Data: For Agenda of: 11/26107 Dept/Div/Board .. Hearing Examiner Staff Contact. ..... Fred J. Kaufman, ext. 6515 Agenda Status Consent. ............. X SUbject: Public Hearing .. Correspondence .. Honeybrook Circle Division II Preliminary Plat Ordinance ............. File No. LUA·07-085, PP, ECF Resolution ............ Old Business ........ Exhibits: New Business ....... Hearing Examiner's Report and Recommendation Study Sessions ...... Zoning Map Information ......... Recommended Action: Approvals: Legal Dept... ..... . Council Concur Finance Dept... .. . Other. ............. . Fiscal Impact: Expenditure Required .. . N/A Transfer/Amendment... ... . Amount Budgeted ...... . Revenue Generated ........ . Total Project Budget City Share Total Project.. SUMMARY OF ACTION: The hearing was held on October 9, 2007. The Hearing Examiner's Report and Recommendation on the Honeybrook Circle Division II Preliminary Plan was published on October 22, 2007. The appeal period ended on November 5, 2007. No appeals were filed. STAFF RECOMMENDATION: Approve the Honeybrook Circle Division II Preliminary Plan as outlined in the Examiner's Report and Recommendation. RentonnetJagnbill1 bh Minntes OWNER: APPLICANT: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Kenneth Jolmson 4915 NE 7"' Street Renton, W A 98059 Marc Rousso JayMarc Holdings, LLC PO Box 2566 Renton, W A 98056 MattCyr EMS Consulting Engineers 33915 1" Way south, Ste. 200 Federal Way, WA 98003 October 22, 2007 Honeybrook Circle Division II Preliminary Plat File No.: LUA 07-085, PP, ECF 4915 NE 7"' Street, Renton Approval for subdivision of 4.12 acres (plus 2.5 acres from Division n into a 26-lot plat for the future development of single-family homes. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on October 2, 2007. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES Thefollowing minutes are a summary of the October 9,2007 hearing. The legal record Lv recorded on CD. The hearing opened on Tuesday, October 9, 2007, at 9:35 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. Honeybrook Circle Division II Pi , .. minary Plat File No.: LUA-07-0S5, PP, ECF October 22, 2007 Page 2 The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary Plat Plan Exhibit No.5: Grading and Tree Plan Exhibit No.7: Zoning Map Exhibit No.2: Neighborhood Detail Map Exhibit No.4: Conceptual Road, Drainage, and Utility Plan Exhibit No.6: Landscape Plan The hearing opened with a presentation of the staff report by Andrea Petzel, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The project is located at 4915 NE 7th Street, west of Hoquiam. There was some discrepancy about the street labeled NE Sth Street. Kayren checked and found there were further complications; NE 7th Street shown above NE Sth is actually NE 7 th Place. The street labeled NE Sth Street will actually be NE 7th Street. The Examiner stated that for clarity at this point, the street running along the north side is SE 122 nd Street in King County. For clarity SE 122nd Street will be used to designate the north boundary. Andrea Petzel stated that the property is located in the R-8 zone and the Comprehensive Plan designation is Residential -Single-Family. Surrounding the site to the north, east and south are other R-8 zoning designations. To the south is Honeybrook Circle Division I, which is not recorded but approved. This site has been included due to a pending a lot line adjustment. To the west is a Residential -multi-family development. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated with 6 mitigation measures. No appeals were filed. The proposal is for 26 lots, on two parcels depending on a lot line adjustment with Honeybrook Circle Division I, which is 2.5-acre parcel. The adjustment would be for 0.24 acres, which is needed in order to meet density for this Division II proposal. Application materials were recently submitted and upon review it appeared that it would not affect the density of Division L The net density would be S dwelling units per net acre, which meets the requirements for the R-S zone. Required minimum lot sizes are 4,500 square feet and all lots meet that requirement and well as the requirements for width, depth, setbacks, and lot arrangement. The landscape plan shows the required two trees per lot with the exception of Lots 2 and 3, which are pipestem lots. Those would also be required to have two trees in their front yards. Five feet of landscaping along internal streets is required. Lot 1 has a pipestem that extends to Hoquiam to the east and will also become a landscape easement with 5-feet of landscaping. The topography is fairly flat and slopes gently to the south and west and is heavily forested. There are 262 significant trees, 66 trees must be retained. The plan identified 52 trees, 14 trees will need to be preserved or replaced. It will be checked if the applicant needs a permit to log that amount of trees. Honcybrook Circle Division L. _climinary Plat File No.: LUA-07-085, PP, ECF October 22, 2007 Page 3 The primary access would be the extension of the two internal public roads, Graham and Field Avenues NE extending from Honeybrook Circle Division I and connect to SE 122nd • A modification would be required to reduce that width to 42' with 32' of paving, that would insure that it lines up directly with the Division I streets. Twenty feet will need to be dedicated as currently there is only at 30-foot right-of-way. Traffic, Fire, and Parks mitigation fees have been assessed on this project. Drainage from this property will tie into the proposed detention tract of Honeybrook Circle Division I in the southwest corner of that plat. Water would be supplied by Water District 90. A Water Availability Certificate has been supplied. Sewer service is supplied by the City of Renton and is within the East Renton Interceptor Special Assessment District. James Jaeger, 9419 S 204th Place, Kent, WA 98031 stated that the pipestem for Lot I is 12 feet wide and runs out to Hoquiam, they determined to call it a tract rather than an easement and designate it as a landscape tract for the entrance signage. The boundary line adjustment was generated due to Division I, there was a road that went across the top in the area of Lots 14 and 15, the City had indicated that that road would not be necessary ifthe two plats were connected and 12200 was in place. Without having to lose that area when the road goes away, they gained two additional lots and created the boundary line adjustment. The adjustment has been submitted and at that time density calculations were redone for both plats, they both meet the necessary density requirements. It appears that Field and Graham would not be extended to the north, there are existing lots north of I 22'd, those lots most likely would not be subdividable in the future. There is an existing right-of-way, shown as 140th at the very northwest corner of 122,d That is a half right-of-way and is unimproved but does have the potential to extend up to NE 7th Place. That possibly is currently being used as emergency access to the apartments in that area. The sewers will extend from the south through Division I up Graham and Field. He further stated that for 122'd they would be dedicating 18-feet, not 20-feet. There is an existing 30-feet and that would give a 48-foot right- of-way. Requirements for a full street would be 44 fcet, there would still be excess. Both Divisions I and II are owned by the same applicant, it is the intent that they be developed as one project with one Homeowner's Association. The development would require a Forest Practices Permit. Kavren Kittrick, Development Services stated that Mr. Jaeger was correct, the dedication was only meant to be 18 feet, 40 feet is all that is needed at this location to match to the east. Field currently is a secondary access for the Tall Firs Apartments, no connection through there is expected. The Fire Department had no objections to this plan. The developer would only be responsible for the south side. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 10:07 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: Honeybrook Circle Division]] Ft .:lminary Plat File No.: LUA-07-085, PP, ECF October 22, 2007 Page 4 FINDINGS: 1. The applicant, Marc Rousso, filed a request for a Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located 4915 NE 7th Street. NE 7th Street (SE 122nd Street in King County) runs along the north edge of the subject site. The subject site would be immediately east ofField Avenue NE if that road were extended to the south. The subject site has a narrow pipestem that extends east to Hoquiam Avenue NE. (A number of exhibits for the proposal show NE 8th Street running along the north edge of the parcel and those maps are incorrect.) 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-8 (Single Family - 8 dwelling units/acre). 8. The subject site was annexed to the City with the adoption of Ordinance 5203 enacted in May 2006. 9. The subject site is approximately 4.12 acres or 179,439 square feet. The parcel is generally rectangular with a small rectangular addition along its south property line. The subject site as well as its companion site to the south are involved in a lot line adjustment and the proposed adjustment accounts for the slight addition along the south side of the parcel. The adjustment will permit the creation of two additional lots without compromising the density of the adjacent parcel. The subject site is approximately 500 feet wide (east to west) by 329 feet deep. 10. The subject site slopes downward to the south and west at a grade of approximately 16 percent. There are no critical areas on the site. II. The site contains a mix of conifers and deciduous trees as well as understory vegetation. A survey found 262 significant trees on the subject site. The applicant will be required to maintain 25 percent of the significant trees or 66 trees. 12. The applicant proposes dividing the subject site into 26 single-family lots. The lots will generally be aligned in a north south direction along two internal streets. Proposed Lot 1 at the northeast comer of the plat had incorporated the pipestem out of Hoquiam but it would now be a landscaped tract. Proposed Lots 2 and 3 take access via pipestem driveways that run to the west and connect to Graham AvenueNE. 13. Access will be provided by NE 7th along the north and the creation of both Field and Graham that will run north to south through the plat and connect to their counterparts in the plat being developed to the south. The applicant will be dedicating the rights-of-way for the two interior streets as well as an 18- Honeybrook Circle Division II £leliminary Plat File No.: LUA-07-085, PP, ECF October 22, 2007 Page 5 foot section along the north property line for NE 7th Street. The new road, subject to a modification, will be 42 feet wide. 14. The subject site is located within the Renton School District. The project is expected to generate approximately 12 school age children. These students would be spread across the grades and would be assigned on a space available basis. 15. The density for the plat, after adjusting for the lot line adjustment, would be 8 dwelling units per acre after subtracting roadways. 16. The development will increase traffic approximately 10 trips per unit or approximately 260 trips for the 26 single-family homes. Approximately ten percent ofthe trips, or approximately 26 additional peak hour trips will be generated in the morning and evening. 17. There have been downstream drainage problem and the subject site will abide by the 2005 King County Manual. The stonnwater will be contained on the companion plat to the south. 18. Sewer service will be provided by the City and lines are available although the applicant will be required to obtain the necessary easements. 19. Water service will be provided by Water District 90. A certificate of availability has been obtained. CONCLUSIONS: I. The proposed plat appears to serve the public use and interest. The plat will provide additional housing choices in an area where urban services are available. The plat also does not jeopardize or encroach on any critical areas. 2. The plat is generally laid in a linear street grid system and with the exception of two lots, Proposed Lots 2 and 3, all lots take direct access to pUblic streets. 3. The development of a plat will increase the tax base of the City helping to offset some of the impacts on development on the community. The imposition of mitigation fees will further offset impacts to roads, parks and emergency services. 4. In conclusion, the proposed plat is a reasonable approach to dividing the subject site and provides appropriate links to roads, utilities and stonn drainage systems. RECOMMENDATION: The City Council should approve the proposed plat subject to the following conditions: 1. The applicant shall comply with all requirements of the Determination afNon-Significance- Mitigated, issued by the Environmental Review Committee on January 8, 2007. 2. The applicant shall record the lot line adjustment between Honeybrook Circle Divisions I and II prior to the recording ofthis final plat. 3. A demolition pennit shall be obtained and all required inspections completed for the removal of the existing house and garage prior to the recording of the final plat. Honeybrook Circle Division II r, ~,.minary Plat File No.: LUA-07-085, PP, ECF October 22, 2007 Page 6 4. A Tree RetentionlReplacement Plan shall be submitted with the utility construction permit application to the Development Services Division project manager. The plan sheets shall identifY trees to be retained and specific measures to be taken during construction to ensure the trees are adequately protected. The plan shall also identifY any proposed replacement trees and shall include the planting location, species type, and planting specifications. The Tree RetentionlReplacement Plan is subject to review and approval by the Development Services Division project manager, prior to the issuance of any utility construction permits. 5. A homeowner's association shall be established for the development, to ensure that responsibility is taken for maintenance of common improvements and tracts within the plat prior to final plat approval. A draft ofthe agreement, HOA and/or CC&R documents shall be submitted at the time of application for utilities construction permits, so that it may be reviewed by the City Attorney and the Development Services project manager. 6. . The applicant shall obtain necessary permits for logging the site. ORDERED THIS 22 nd day of October 2007. -G\~~ FRED J. KADaAN HEARING EXAMINER TRANSMITTED THIS 22nd day of October 2007 to the parties of record: Andrea Petzel 1055 S Grady Way Renton, WA 98055 Matt Cyr ESM Consulting Engineers 33915 First Way S, Ste. 200 Federal Way, W A 98003 Patrick Enfield PO Box 950 Black Diamond, W A 98010 Vern Schear 669 Hoquiam Ave NE Renton, W A 98059 Kayren Kittrick 1055 S Grady Way Renton, W A 98055 Marc Rousso JayMarc Holdings, LLC PO Box 2566 Renton, W A 98056 Pam Bell 4922 NE 7th Street Renton, W A 98059 TRANSMITTED THIS 22nd day of October 2007 to the following: Kenneth Johnson 4915 NE 7th Street Renton, W A, 98059 Norm Lane 5000 NE 6th Street Renton, W A 98059 James Jaeger 9419 S 204 th Place Kent, W A 98031 Mayor Kathy Keolker Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Robert Van Home, Deputy Fire Chief Larry Meckling, Building Official Planning Commission Honeybrook Circle Division II •• _.iminary Plat File No.: LUA-07-085, PP, ECF October 22, 2007 Page 7 Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services R en ton Reporter Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title N, Chapter 8, Section 100Gofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., November 5,2007. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at tbe prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title N, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies ofthis ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m .. November 5, 2007. If the Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. You may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow thern to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. Project Location: 4915 NE 7'" Street, Renton, Washington 98059 (parcels 1023059394 and 1023059028) • -"'-I Z '" D6 • 3 T23N RSE E 1/2 .. F6 • 15 T23N R5E E liz ? 2..· <.. E· . 6 ~ ZONING ----Rento. "'.,. LbnIto 1,4.0. ~ = TI!CHNICAL SBllVICES 10 T23N R5E E lI~'n 1 '.:: A PORTION of the S.W. 1/4. SECTION 32. 23 N.. RANGE 5 E.. W.M. ". ""~11~ .• ;] !!! f;i~J;,'::;:-1 II! ( " ! 1 ij1n:~"lJr, : ' iL' I L'.:':'!.~.:'..!:r.rr":" iT .•• ,. I 1 -" '..-f:' _________ ,_.., ~ f-'t "'--"=:;II • ---~ ________ ._. ~ ",",-,' ~--.... :=~-~ ~~;i;;'~i"~'~-~::~~~-;;z..":::----=::-~~-;~-~-_-,"~~i. rll~~!10!9 _ 1 ,; ... ,,':' if·, 'I \ 8 ,':/ kif\''''''il 1,.--"., 1.. ' 9 " {' , __ •• " .. t, It' ", I, ___ ~~ 1 '~I I '~ , •• ' __ I y~ _____ ...1.._____ 1 ., -~-'i---f-! ('"')" -------.\ 1 j 7 . Ii----------!;\',. 22 1'1 '19 '1'0 I" -Kn_n...j j:_n-i-n_n 1 -t'-;-,"21! 2 ___ _ :;.r-23 :' ,. I 11 ,-,~ ~ , •• ~~e' _'h,::: ~, ..J ,j'.' :1 ' L __ ::;~~~: ; . -----( • --"""'t:;~ ~~ . , ;, ~'~M ~~~ [;j\< NOlE: WATER SERVICE. WILL BE PROVIDEO BY KINe: COUNTY WATER DISTRICT 190 .... -.... -~ .... .... --..... _, ....... "N_~'" )0( CIIIQL ~V. .AlX:OOiI<oo.._ ."........::r "A' 1)IUIoU.<;C rAaUTY rOO: lI£f'L,\rorll~r.: - 24 i j ·-';----:-1 ---;-;--i ----·--r---I; " 5 I . 1-',---, I' I :, 1=----. . : t-----' i' ,. 4 "\:I )25 --r---,---- i 26 , \i '" '6 " &y".,-- '5 :.. " :>,ll ... I-·· , • .iTO. I,,, I" I·· . 1-·-·-1 1------~-_j' I '\.0.1 ••• ·w,r ",.0----... , 1 '" i 2; , i'!!!: : : !!!: ! ... '-, I"" L. --... )-.---.--1 ""! ~ : ' CI'i<OX ':i! ' i c: h01'\,:<\l'i<0 01 i ~! rm-~i-o' 'r-"-~-'I--'-I ~\~ , 1-+ 1 ,7<1.80"' ~-~ , ' , DfWNAGE Orn:Nn~: V.t.UlT ~ 1 O~ON STANOAAO SUElSURFACt CONe, VAlILT i '. VoWLT OINEIi$lO/olS: 138' • 7ft • 10.0' OEa' l \ ~~O ~ ~iR !L'Ia: 434.5 ElOTIOU WAllER lEVEl/OU1l.tT: 424.5 VOUIJ.lt pRO'om£D: 118,&00 CF VOWloIt R£QlJlFlEDI lIun CF WATER aJALlTY: Y£rVAULT I't£TVAULT mow D'TtHTI~ STORAGE: TO!' 'I£lVAlt.T ElEV: 4Z4.5 ElOTTOW 'iII£'1l"¢ND tl...E\': 420..:; VOLUN[ PROWlED: 2s..l92 CF YOW'" IttQUffttD: ~1~9 CI' 'o'E'lWJJLT DloIENSIONS: 1JII' • ~ • '.0' DEEP <rI«:f\(lt DIW~~<II; QrrENlI(I< , v ..... r/Crw.u..r "'1M a_lUI I "~WIoU. ~ '"-v ... 'OI1m1 roo: "" I~ !!! '" ',,< j!': '" ". ... ... ." .. , ... '" ." ... ... ... .. , '" '" '" ~ , Ft5 . . 1 ., "" ", r~~" ~I -", 1VT7f1I 1 a '..'....iI. Gu,GNHr Q;fM(;tIfJ£.-J ,.,",:,' \",~ J"l~4,""~' ~ .. " -.to ::.tr'-""r~1(' I" WI. ~r. .:wP"" <tASS ... _r""""""" •• __ tDOTliQlfJSl/fZ1SIIIVAJ:MI;_cwr<., \01/OlI,~ Z" __ t'1lU7H CIIWI«II SIJM __ ~ _on .....c IRA"'""" .... U __ sal. cQ;OjnlWS TYP, INTt:RIOR PLA T ROAD >19' ",.J;',<il -2+QO----3+.o:f PROFILE FIELD PL, NE ~1IOMl<1·"-.d \V1T! 1· .. ~. -'---.-i-.---,.....,......,.--r-l'-'-,---·-r·T,-- l---.. -~-... --- 2+00' ~oo ~ '" ~.~ __ L_'_ .... .,,' ~ ---=it ,,",' -.... --.-." _--1--'_-'_ .... *" PROFILE -GRAffAM AVE. NE IC.lUo IIONl; ,. _ -.d ~Jl1·_ .' 'oIEIVI.II1.T. I -+--,. ~------~ "" l, ' r~~t7.--.=. Nt ~th ST.::" --f8_.:.:...:r:::.-:~'.......2.11>i -_~-. ----.L -------.. ~ :: il UfHHffifNt14 RltJIITHlFIJIJl ... ." ~\ ___________________ ~ NE 6th ST. ee ~g --. .;-~--~~----... i ,---------- It: ·-.Qt.'1' HONE'! BROOKE WEs~1 ,r' GRAPHIC SC~\ ~, ~, I '1JJ~ ~ .. , ., t"'-"". ~; I, I (lIIft1rt) , In"" .. 010 II ." tltftfi IJ ill III ill i 11~11111 +411 I i-4 tH4d ". ~ -~I ! r-~~=r i II I I I I" i I I I LJIJ=r::L:L_-"--.. _~~_'_ ..... __'__ , QC 2+00 30+-00 ++00 5+00 &+00 7+00 PROFILE -NE 8th ST, JIttU:~"-1li ~"t"_ .' -= ~ ~ --"- t, ~ g~~~~ 5~ :t~ Z:5 t t!ij, W~,JJ a:::!1ic i . I w: f (' l II 9~ , _ i '" ~ " "" 5 <; ~" ~ ~ '" c; o ;§ ~ ~ "'iii '" :o!'" \'! ~<\! ~ ~ trJ ~ ~~Ij hi~ ~~Ii '! ,' .. ¥f _-L- • -L- HONEYBk Project Condition The applicant win be required to comply with the recommendations found in the geotechnical report titled "Proposed Johnson Plat Residential Development" prepared by Earth Solutions NW (dated August 1,2007). The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed according to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most current Stonnwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of utility construction permits. This condition shall be subject to the review and approval of the Development Services Division. The detention system for this project shan be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control, a.k.a. Level 2) and water quality improvements. The applicant shan pay a Parks Mitigation Fee based on $530.76 per each new single~family lot prior to recording the final plat. The applicant shall pay a Traffic Mitigation Fee 01'$75.00 per each new average weekday trip (estimated at $17,943.75) prior to the recording of the final plat. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single~family structures prior to recording the final plat. The applicant shall comply with all requirements of the DNS issued by the ERC. _K II PLAT CONDITIONS OF" PPROVAL LUA 07-085 Source of ""hen Compliance is Party Condition Required Responsible ERC Throughout Applicant ERC Prior to utility permits Applicant ERC Throughout Applicant ERC Prior to recording Applicant ERC Prior to recording Applicant ERC Prior to recording Applicant HEX Prior to Recording Applicant Notes Honeybrook II Plat Conditions of Approval Page 2 of2 The applicant shaU record the lot line adjustment between Honeybrook Circle Divisions I and II prior to recording of this final plat A demo pennit shall be obtained and all required inspections completed for the removal of the existing house and garage prior to the recording of the final plat. A Tree Retention/Replacement Plan shall be submitted with the utility construction permit application to the Development Services Division project manager. The plan sheets shall identify trees to be retained and specific measures to be taken during construction to ensure the trees are adequately protected. The plan shall also identify any proposed replacement trees and shall include the planting location~ species type~ and planting specifications. The Tree Retention/Replacement Plan is subject to review and approval by the Development Services Division project manager, prior to the issuance of any utility construction permits. A homeowner's association shall be established for the development, to ensure that responsibility is taken for maintenance of common improvements and tracts within the plat prior to final plat approval. A draft of the agreement, HOA and/or CC&R documents shall be submitted at the time of application for utilities construction permits, so that it may be reviewed by the City attorney and the Development Services project manager. The applicant shall obtain the necessary permits for logging the site. CC: City of Renton File LUA 07-085 Craig Burnell Ameta Henninger Rocale Timmons HEX Prior to Recording HEX Prior to Recording HEX Prior to Utility Permits HEX Prior to Recording HEX Prior to Recording HEARING EXAMINER'S REPORT 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended), on September 17, 2007, the Environmental Review Committee issued a Determination of Non-Significance- Mitigated (DNS-M) for the Honeybrook Circle Division II Preliminary Plat. The DNS-M included six mitigation measures. A 14-day appeal period commenced September 24,2007 and ended on October 8,2007. To date, no appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance -Mitigated: 1. The applicant will be required to comply with the recommendations found in the geotechnical report titled "Proposed Johnson Plat Residential Development" prepared by Earth Solutions NW (dated August 1, 2007). 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed according to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most current Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of utility construction permits. This condition shall be subject to the review and approval of the Development Services Division. 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control, a.k.a. Level 2) and water quality improvements. 4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single-family lot prior to recording the final plat. 5. The applicant shall pay a Traffic Mitigation Fee of $75.00 per each new average weekday trip (estimated at $17,943.75) prior to the recording of the final plat. 6. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single,-lamily struotures prior to recording the final plat. AFFIDAVIT OF SERVICE BY MAILING STATE OF WASHINGTON) ) ss. County of King ) Nancy Thompson being first duly sworn, upon oath, deposes and states: That on the 22 nd day of October 2007, affiant deposited via the United States Mail a sealed envelope(s) containing a decision or recommendation with postage prepaid, addressed to the parties of record in the below entitled application or petition. Signature: \ (I SUBSCRIBED AND SWORN to before me this lZ/cIay of Il:Ao.fre F ,2007. Application, Petition or Case No.: N tary Public 0.nd for eState of Washington esiding at h ~ , therein. Honeybrook Circle Division II Preliminary Plat LUA 07-085, PP, ECF The Decision or Recommendation contains a complete list of the Parties of Record. ~ STATE OF WASHINGTON, COUNTY OF KING I AFFIDAVIT OF PUBLICATION PUBLIC NOTICE Linda M Mills, being first duly sworn on oath that she is the Legal Advertising Representative of the Renton Reporter a bi-weekly newspaper, which newspaper is a legal newspaper of general circulation and is now and has been for more than six months prior to the date of publication hereinafter referred to, published in the English language continuously as a bi-weekly newspaper in King County, Washington. The Renton Reporter has been approved as a Legal Newspaper by order of the Superior Court of the State of Washington for King County. The notice in the exact fonn annexed was published in regular issues of the Renton Reporter (and not in supplement fonn) which was regularly distributed to its subscribers during the below stated period. The annexed notice, a: Public Notice was published on September 22, 2007. The full amount of the fee charged for said foregoing publication is the srun of $\34.40. ~ ;pJmiU Linda M. Mills Legal Advertising Representative, Renton Reporter Subscribed and sworn to me this 24th day of September, 2007. , Q-it; .""1"1111,,, bl) ~~cJYJ ,-"." c;\rn~'/F,,; ..... ...' \.:-.. o.~... <'0 .~ B D Cantelon :::-1"'.., .• ~·\~S.ON r-~... ."".. ...... ~ ... ,-"-too-v""" Notary Public for the State of Washington, Residing il(¥ent, Wash~on ~ --.U (f).-P. O. Number: -,: NOTARY 1 _ _ ,fJ : PUBLIC : 2: = '~~-:":. "'" i .:-.~ / . . ,0 ~ ",-~," 0 0" ,. ........ ~~~,;~-... •· ... !/Ol /2Q\? .... • ,0 ~ ·;-,.O{:.·-W···A··S"'\"\" ~~'l' \" {111!~"1\'\ NOTICE OF ENVIRONMENTAL DETERMINATION ENVIRONMENTAL REVIEW COMMITTEE & PUBUC HEARING RENTO~WASHlNGTON The Environmental Review Committee has issued a Determination of N on~Significance Mitigated for the following project under the authority of the Renton Municipal Code. Honeyhrook. Circle Division II Preliminary Plat LUA07 -085, PP, ECF Location: 4915 NE 7th Stroot (1023059394 and 1023059208). Application for Envh'Onmental Review and Preliminary Plat approval for a 26-lot plat in the Br8 ZQne. Subject aite is 4.12 a.cres on the south side of NE Hth Street between Field Avenue NE and Hoquiam Avenue NE. The existing home will be removed. Proposed lots will range from 4,500 square feet to 9,368 square feet, with a denBity of 8.00 dwdling units/acre. No critical areas have been identified omite. Appeals of the environmental determination mU8t be tiled in writing on or before 5:00 PM OIl October 8, 2007. AppealH mw;t be filed in writing together with the required $75.00 application fee with: Hearing Examiner. City of Renton. 1055 South Grady Way, Renton, WA 98057, Appeals to the Examiner are governed by City of' Renton Municipal Code Section 4·8~llO.B. Additional infonnation regarding thf:! appeal process may be obtained from the Renton City Clerk's Office, 1425) 430- 6510. A Public Hearing will be held by the Renton Hearing Examiner in the Coundl Chambers, City Hall, on October 9, 2007 at 9:00 AM to consider the Preliminary Plat. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. Interested parties are invited to attend the public hearing. Published in the Renton Reporter, September 22, 20m. #864141. City c nton Department of Planning / Building / Pu Narks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: ~ COMMENTS DUE: SEPTEMBER 3, 2007 , APPLICATION NO: LUA07-085, PP, ECF DATE CIRCULATEJY1\UGU~, ZOO? '\ APPLICANT: Marc Rousso PROJECT MANA~R:~rea Petzel .x PROJECT TITLE: Honeybrook Circle Div II Preliminary Plat PLAN REVIEW: ArneJi Henninq;'-) SITE AREA: 4.12 acres BUILDING AREA (qross): N/A \ () v • LOCATION: 4915 NE 7'h Street WORK ORDER NO: 7792 SUMMARY OF PROPOSAL: Application for Environmental Review and Preliminary Plat approval for a 26-lot plat in the R-zone. Subject site is 4.12 acres on the south side of NE 8th Street between Field Place NE and Hoquaim Avenue NE. The existing home will be removed. Proposed lots will range from 4,500sf to 9,368 sf, with a density of 8.00 dwelling units/acre. Access to the new lots will be from new internal public streets that will connect with the adjacent Honeybrook Circle Plat. A half street, NE 8th Street, will be constructed on the north property line. Field Avenue and Graham Avenue will be constructed on the south side of the plat. Drainage facilities for this plat will be combined with the drainage vault in the adjacent Honeybrook Circle plat. There are 300 significant trees onsite, and no reported critical areas. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable Mo ... Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housing Air Aesthetics Water LiahliGlare Plants Recreation Land/Shoreline Use Utilities Animals Trans ortatlOn Environmental Health Public Services ~ Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this app' 'cation with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where addition i 0 ation is needed to properly assess this proposal, Signature of Director or Authorized Representative Minntes OWNER: APPLICANT: CONTACT: LOCATION: SUMMARY OF REQUEST: SUMMARY OF ACTION: OFFICE OF THE HEARING EXAMINER CITY OF RENTON Kenneth Johnson 4915 NE 7th Street Renton, W A 98059 Marc Rousso JayMarc Holdings, LLC PO Box 2566 Renton, WA 98056 MattCyr EMS Consulting Engineers 33915 I"Way south, Ste, 200 Federal Way, W A 98003 October 22, 2007 Honeybrook Circle Division II Preliminary Plat File No.: LUA 07-085, PP, ECF 4915 NE 7th Street, Renton Approval for subdivision of 4.12 acres (plus 2.5 acres from Division I) into a 26-10t plat for the future development of single-family homes. Development Services Recommendation: Approve subject to conditions DEVELOPMENT SERVICES REPORT: The Development Services Report was received by the Examiner on October 2, 2007. PUBLIC HEARING: After reviewing the Development Services Report, examining available information on file with the application, field checking the property and surrounding area; the Examiner conducted a public hearing on the subject as follows: MINUTES The fOllowing minutes are a summary of the October 9, 2007 hearing. The legal record is recorded on CD. The hearing opened on Tuesday, October 9, 2007, at 9:35 a.m. in the Council Chambers on the seventh floor of the Renton City Hall. Parties wishing to testify were affirmed by the Examiner. Iloneybrook Circle Division II Prcuminary Plat File No.: LUA-07-085, PP, ECF October 22, 2007 Page 2 The following exhibits were entered into the record: Exhibit No.1: Yellow file containing the original application, proof of posting, proof of publication and other documentation pertinent to this request. Exhibit No.3: Preliminary Plat Plan Exhibit No.5: Grading and Tree Plan Exhibit No.7: Zoning Map Exhibit No.2: Neighborhood Detail Map Exhibit No.4: Conceptual Road, Drainage, and Utility Plan Exhibit No.6: Landscape Plan The hearing opened with a presentation ofthe staff report by Andrea Petzel, Senior Planner, Development Services, City of Renton, 1055 S Grady Way, Renton, Washington 98055. The project is located at 4915 NE 7'h Street, west of Hoquiam. There was some discrepancy about the street labeled NE 8th Street. Kayren checked and found there were further complications; NE 7th Street shown above NE 8th is actually NE 7th Place. The street labeled NE 8th Street will actually be NE 7th Street. The Examiner stated that for clarity at this point, the street running along the north side is SE 122,d Street in King County. For clarity SE 122,d Street will be used to designate the north boundary. Andrea Petzel stated that the property is located in the R-8 zone and the Comprehensive Plan designation is Residential -Single-Family. Surrounding the site to the north, east and south are other R-8 zoning designations. To the south is Honeybrook Circle Division I, which is not recorded but approved. This site has been included due to a pending a lot line adjustment. To the west is a Residential-multi-family development. The Environmental Review Committee issued a Determination of Non-Significance -Mitigated with 6 mitigation measures. No appeals were filed. The proposal is for 26 lots, on two parcels depending on a lot line adjustment with Honeybrook Circle Division J, which is 2.5-acre parcel. The adjustment would be for 0.24 acres, which is needed in order to meet density for this Division II proposal. Application materials were recently submitted and upon review it appeared that it would not affect the density of Division I. The net density would be 8 dwelling units per net acre, which meets the requirements for the R-8 zone. Required minimum lot sizes are 4,500 square feet and all lots meet that requirement and well as the requirements for width, depth, setbacks, and lot arrangement. The landscape plan shows the required two trees per lot with the exception of Lots 2 and 3, which are pipestem lots. Those would also be required to have two trees in their front yards. Five feet of landscaping along internal streets is required. Lot I has a pipestem that extends to Hoquiam to the east and will also become a landscape easement with 5-feet of landscaping. The topography is fairly flat and slopes gently to the south and west and is heavily forested. There are 262 significant trees, 66 trees must be retained. The plan identified 52 trees, 14 trees will need to be preserved or replaced. It will be checked if the applicant needs a permit to log that amount of trees. Honeybrook Circle Division II Pre!lminary Plat File No.: LUA-07-085, PP, ECF October 22, 2007 Page 3 The primary access would be the extension of the two internal public roads, Graham and Field Avenues NE extending from Honeybrook Circle Division I and connect to SE 122m!. A modification would be required to reduce that width to 42' with 32' of paving, that would insure that it lines up directly with the Division I streets. Twenty feet will need to be dedicated as currently there is only at 30-foot right-of-way. Traffic, Fire, and Parks mitigation fees have been assessed on this project. Drainage from this property will tie into the proposed detention tract of Honey brook Circle Division I in the southwest comer of that plat. Water would be supplied by Water District 90. A Water Availability Certificate has been supplied. Sewer service is supplied by the City of Renton and is within the East Renton Interceptor Special Assessment District. James Jaeger, 9419 S 204 th Place, Kent, WA 98031 stated that the pipestem for Lot I is 12 feet wide and runs out to Hoquiam, they determined to call it a tract rather than an easement and designate it as a landscape tract for the entrance signage. The boundary line adjustment was generated due to Division I, there was a road that went across the top in the area of Lots 14 and 15, the City had indicated that that road would not be necessary if the two plats were connected and 122m! was in place. Without having to lose that area when the road goes away, they gained two additional lots and created the boundary line adjustment. The adjustment has been submitted and at that time density calculations were redone for both plats, they both meet the necessary density requirements. It appears that Field and Graham would not be extended to the north, there are existing lots north of 122 nd , those lots most likely would not be subdividable in the future. There is an existing right-of-way, shown as 140·' at the very northwest comer of I 22 nd • That is a half right-of-way and is unimproved but does have the potential to extend up to NE 7th Place. That possibly is currently being used as emergency access to the apartments in that area. The sewers will extend from the south through Division I up Graham and Field. He further stated that for 122 nd they would be dedicating 18-feet, not 20-feet. There is an existing 30-feet and that would give a 48-foot right- of-way. Requirements for a full street would be 44 feet, there would still be excess. Both Divisions I and II are owned by the same applicant, it is the intent that they be developed as one project with one Homeowner's Association. The development would require a Forest Practices Permit. Kavren Kittrick, Development Services stated that Mr. Jaeger was correct, the dedication was only meant to be 18 feet, 40 feet is all that is needed at this location to match to the east. Field currently is a secondary access for the Tall Firs Apartments, no connection through there is expected. The Fire Department had no objections to this plan. The developer would only be responsible for the south side. The Examiner called for further testimony regarding this project. There was no one else wishing to speak, and no further comments from staff. The hearing closed at 10:07 a.m. FINDINGS, CONCLUSIONS & RECOMMENDATION Having reviewed the record in this matter, the Examiner now makes and enters the following: Honeybrook Circle Division II Pre,lminary Plat File No.: LUA-07-085, PP, ECF October 22, 2007 Page 4 FINDINGS: I. The applicant, Marc Rousso, filed a request for a Preliminary Plat. 2. The yellow file containing the staff report, the State Environmental Policy Act (SEPA) documentation and other pertinent materials was entered into the record as Exhibit #1. 3. The Environmental Review Committee (ERC), the City's responsible official issued a Determination of Non-Significance -Mitigated (DNS-M). 4. The subject proposal was reviewed by all departments with an interest in the matter. 5. The subject site is located 4915 NE 7th Street. NE 7th Street (SE 122nd Street in King County) runs along the north edge of the subject site. The subject site would be immediately east ofField Avenue NE if that road were extended to the south. The subject site has a narrow pipestem that extends east to Hoquiam Avenue NE. (A number of exhibits for the proposal show NE Sth Street running along the north edge of the parcel and those maps are incorrect.) 6. The map element of the Comprehensive Plan designates the area in which the subject site is located as suitable for the development of single-family uses, but does not mandate such development without consideration of other policies of the Plan. 7. The subject site is currently zoned R-S (Single Family - 8 dwelling units/acre). S. The subject site was annexed to the City with the adoption of Ordinance 5203 enacted in May 2006. 9. The subject site is approximately 4.12 acres or 179,439 square feet. The parcel is generally rectangular with a small rectangular addition along its south property line. The subject site as well as its companion site to the south are involved in a lot line adjustment and the proposed adjustment accounts for the slight addition along the south side of the parcel. The adjustment will permit the creation of two additional lots without compromising the density of the adjacent parcel. The subject site is approximately 500 feet wide (east to west) by 329 feet deep. 10. The subject site slopes downward to the south and west at a grade of approximately 16 percent. There are no critical areas on the site. II. The site contains a mix of conifers and deciduous trees as well as understory vegetation. A survey found 262 significant trees on the subject site. The applicant will be required to maintain 25 percent of the significant trees or 66 trees. 12. The applicant proposes dividing the subject site into 26 single-family lots. The lots will generally be aligned in a north south direction along two internal streets. Proposed Lot I at the northeast comer of the plat had incorporated the pipestem out of Hoquiam but it would now be a landscaped tract. Proposed Lots 2 and 3 take access via pipestem driveways that run to the west and connect to Graham Avenue NE. 13. Access will be provided by NE 7th along the north and the creation of both Field and Graham that wil! run north to south through the plat and connect to their counterparts in the plat being developed to the south. The applicant will be dedicating the rights-of-way for the two interior streets as well as an 18- Honeybrook Circle Division II Prenminary Plat File No.: LUA-07-085, PP, ECF October 22, 2007 Page 5 foot section along the north property line for NE 7th Street. The new road, subject to a modification, will be 42 feet wide. 14. The subject site is located within the Renton School District. The project is expected to generate approximately 12 school age children. These students would be spread across the grades and would be assigned on a space available basis. IS. The density for the plat, after adjusting for the lot line adjustment, would be 8 dwelling units per acre after subtracting roadways. 16. The development will increase traffic approximately 10 trips per unit or approximately 260 trips for the 26 single-family homes. Approximately ten percent of the trips, or approximately 26 additional peak hour trips will be generated in the morning and evening. 17. There have been downstream drainage problem and the subject site will abide by the 2005 King County Manual. The stormwater will be contained on the companion plat to the south. 18. Sewer service will be provided by the City and lines are available although the applicant will be required to obtain the necessary easements. 19. Water service will be provided by Water District 90. A certificate of availability has been obtained. CONCLUSIONS: I. The proposed plat appears to serve the public use and interest. The plat will provide additional housing choices in an area where urban services are available. The plat also does not jeopardize or encroach On any critical areas. 2. The plat is generally laid in fllinear street grid system and with the exception of two lots, Proposed Lots 2 and 3, all lots take direct access to public streets. 3. The development of a plat will increase the tax base of the City helping to offset some of the impacts on development on the community. The imposition of mitigation fees will further offset impacts to roads, parks and emergency services. 4. In conclusion, the proposed plat is a reasonable approach to dividing the subject site and provides appropriate links to roads, utilities and storm drainage systems. RECOMMENDATION: The City Council should approve the proposed plat subject to the following conditions: I. The applicant shall comply with all requirements of the Determination of Non-Significance - Mitigated, issued by the Environmental Review Committee on January 8, 2007. 2. The applicant shall record the lot line adjustment between Honeybrook Circle Divisions I and II prior to the recording of this final plat. 3. A demolition permit shall be obtained and all required inspections completed for the removal of the existing house and garage prior to the recording of the final plat. Honcybrook Circle Division II Prellminary Plat File No.: LUA-07-085, PP, ECF October 22, 2007 Page 6 4. A Tree RetentionlReplacement Plan shall be submitted with the utility construction permit application to the Development Services Division project manager. The plan sheets shall identify trees to be retained and specific measures to be taken during construction to ensure the trees are adequately protected. The plan shall also identifY any proposed replacement trees and shall include the planting location, species type, and planting specifications. The Tree Retention/Replacement Plan is subject to review and approval by the Development Services Division project manager, prior to the issuance of any utility construction permits. 5. A homeowner's association shall be established for the development, to ensure that responsibility is taken for maintenance of common improvements and tracts within the plat prior to final plat approval. A draft of the agreement, HOA and/or CC&R documents shall be submitted at the time of application for utilities construction permits, so that it may be reviewed by the City Attorney and the Development Services project manager. 6. The applicant shall obtain necessary permits for logging the site. ORDERED THIS 22 nd day of October 2007. HEARING EXAMINER TRANSMITTED THIS 22 nd day of October 2007 to the parties of record: Andrea Petzel 1055 S Grady Way Renton, W A 98055 MattCyr ESM Consulting Engineers 33915 First Way S, Ste. 200 Federal Way, WA 98003 Patrick Enfield POBox 950 Black Diamond, W A 98010 Vern Schear 669 Hoquiam Ave NE Renton, W A 98059 Kayren Kittrick 1055 S Grady Way Renton, W A 98055 Marc Rousso JayMarc Holdings, LLC POBox 2566 Renton, W A 98056 Pam Bell 4922 NE 7'" Street Renton, W A 98059 TRANSMITTED THIS 22nd day of October 2007 to the following: Kenneth Johnson 4915 NE 7''' Street Renton, W A, 98059 Norm Lane 5000 NE 6'h Street Renton, W A 98059 James Jaeger 9419 S 204" Place Kent, W A 98031 Mayor Kathy Keolker Jay Covington, Chief Administrative Officer Julia Medzegian, Council Liaison Robert Van Home, Deputy Fire Chief Larry Meckling, Building Official Planning Commission Honeybrook Circle Division II Preliminary Plat File No.: LUA-07-085, PI', ECF October 22, 2007 Page 7 Gregg Zimmerman, PBPW Administrator Alex Pietsch, Economic Development Jennifer Henning, Development Services Stacy Tucker, Development Services Renton Reporter Transportation Division Utilities Division Neil Watts, Development Services Janet Conklin, Development Services Pursuant to Title IV, Chapter 8, Section 100Gofthe City's Code, request for reconsideration must be filed in writing on or before 5:00 p.m., November 5, 2007. Any aggrieved person feeling that the decision of the Examiner is ambiguous or based on erroneous procedure, errors of law or fact, error in judgment, or the discovery of new evidence which could not be reasonably available at the prior hearing may make a written request for a review by the Examiner within fourteen (14) days from the date of the Examiner's decision. This request shall set forth the specific ambiguities or errors discovered by such appellant, and the Examiner may, after review of the record, take further action as he deems proper. An appeal to the City Council is governed by Title IV, Chapter 8, Section 110, which requires that such appeal be filed with the City Clerk, accompanying a filing fee of$75.00 and meeting other specified requirements. Copies of this ordinance are available for inspection or purchase in the Finance Department, first floor of City Hall. An appeal must be filed in writing on or before 5:00 p.m" November 5,2007. Ifthe Examiner's Recommendation or Decision contains the requirement for Restrictive Covenants, the executed Covenants will be required prior to approval by City Council or final processing of the file. Yon may contact this office for information on formatting covenants. The Appearance of Fairness Doctrine provides that no ex parte (private one-on-one) communications may occur concerning pending land use decisions. This means that parties to a land use decision may not communicate in private with any decision-maker concerning the proposal. Decision-makers in the land use process include both the Hearing Examiner and members of the City Council. All communications concerning the proposal must be made in public. This public communication permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence. Any violation of this doctrine would result in the invalidation of the request by the Court. The Doctrine applies not only to the initial public hearing but to all Requests for Reconsideration as well as Appeals to the City Council. Project Location: 4915 NE 7'h Street, Renton, Washington 98059 (parcels 1023059394 and 1023059028) D6 • 3 T23N R5E E 112 ~--.- ~ ZONING o = TI!CIlNlCAL BBIlVlCl!S F6 • 15 T23N RSE E 112 - - - -Henton d:l.t" LimIt,. o 200 po 1:4800 Sf 10 T23N R5E E 1/2 5310 ~~~i~:~:'~ M A PORTION of tho S.W. 1/4. SECTION 32. TOWNSHIP 23 N .• RANGE 5 E .• W .... I I'll I:':'~,--' =-:: 1/L1I'f"""- _0 -, 'll; r-I:: .... I:' I I I . , ~,,,rl'\ir'''''''' I . I ~ JI.t..JIo.:'I;I, I I :IF'r'' __ I "(;' I ' •. _ .. " 7 ~'~:~~~,Il'!J"""" ;: I,; . . -;~....J..~"",:te:*oo:\_~_ _~."",,~J-, ... , .• L="-='_;-h-~': !'.r"1:ii;Ji' !~~ ,~~.N;~!:!::.'!C!" ~~----------.,-----~ --,-- ,·"·,,·°1 'I -~,-" jljl~::;~H,;:,:1 i·, " 1 20 I 9 I 8 :. =, :-.... -...---~ 'L I, , /: ' ,', .' f' .... + ! '~.l -,' .. : ii' ~-, "":llI'" • , 1 \ \ -----~ .----------J_~ __ ...,., , .... ':. I' , -t,:.', 22 I i' 19 :1 '0 \' 7 : ,j "J.---------l 4t" . : 1 : :,.---~,,~. . -I ,. I "--"' ~ -~---I __ " 2 , " ,I ------;-------[-,-'211 23 I' I" ILL" _____ _ -~,:::: -' _____ .-1 ' j ,.: ',[ .~~-jl, ... "c~~, I : ' I __ '~~_1:d: ~ . ~ 24 1 -----'7"------i; '\ ' I I 1 ----·--r----j.' "-1. I ' 17 12 -!Ii i .. ---,5 I" '" : 1:--:: 3 t:----~ ~5 -----+-----,: j-----1 ' .. " -'- NOTe: WATER SER...,CE Wilt. BE PROVlDE:D BY KING COUNTY WA TEll: OISTRICT /riJO ......... __ r ..... ____ IT ...... 011 ... ..-"" .. OQI<~("', l &I.. ";;a;IIOU"""m> ._~'IIW::f-.. -__ rAOUT'T .... l\C'.,...rOl~ - catCll[1T _1.0£ DE1D<'r>I:fI ';'~"""'T"'lH(:lNT[:II II!I'[(N.Y Of' ... g ... _ \ICIV,wt.T. , 1 ',1 ~---. 16 I 13 4 ,,), :1! i ; 26 . I J .j ~'C"'-'-' '_-'~~;;~.,L .. --------__ .---= ~ 1708(1" ! ~~,.~. , s.o·" W~ 132. I 15 1 \ " . I I I j. ," I :1 1 " I ' ~ l: DRAIN"'" DElENn.l., VAU\. T . ····l', 1----~11 PI 10----L£VEL 2 DETE:11ON ST ... ",O,l,RO . 1 ~ SUBSURFACE CONe. VAULT " V,IJ,JI,l DIr.tENSIONS: 1~' • 70' ~ 10.0' DW I !!! 'I TOP UO "''' "',. _ 'I~ \ .. _.-.--_ .. _,----.-~--~~~~A~~~~T:~!.:I -. ~' : OC\..t. VOLU101E PRO'o'IOEO: 80,000 CF 'G:I ' ow. OT' VOLUME REIlUIREO, 98,28~ CF 1 c: I 't..\t"'lSRO -I WATER QUAUTY: ¥l£TVAUU "1-\0: 'totTVAUlT SEt.OW OETENTION $TOIl:AQt ------.-~ \' ,.---------101' Y€T\'AUlT £LEVo. 424.5 i i ';~ I ~ I \ BOT1'OI.I WElPONO EI.EVl 420.5 'PI VOLUI.1£ PRO'.'IDED: UI,~82 CF VOLUME REQUIRED: 2!,188 CF VElVAUlT DlI.1ENSIONS: 134'. +6' • 4,0' OEEP r I '" ... ... ... ~~~~~~Sr~~-~~~-_J~J-\---1. __ /1 1 .. , "-'-_ __ _ ____ "'1 N£ 6th ST. 01 ~--- ,. _______ l I'" 001 <:II ~--..' ' ~ !!! '< ~ lili I:j il!!! I" it '(:'oQ'~ ~, I ,..-----------.., I ~a ~. "om ,,00" "",,1 r . G~HIC SCALE \ ... ,", '2+00' »., 1 ,,",.~........ i ... , •• I . l_ rat) I l~d'I .. olD fl. '" $, ~ s I .,. u' , II ,,' ,.. II ,·1 " ~_r. cu.<It W""" ... " II .... r-· """',,~ .. ,.,' ~~ %~B'm-"l<:;f"{r,*'1-'r,}\ w,,; f.,,~'~ "'.~l,.-.~. l·_«*f'~_Q.~:ts .. -_T~~ \ ,l'""-'" •. _~T."".".""""" ___ Q;l!.OII5f ~ \ IOII!<:II<",!,- 2'_COIII"r.'llo'''''~ __ •• rc~ ---.J. ..... ~_(tr,_,..) ... r.II£GI,lIOUI_JQ: __ !i TYP. INTERIOR PLA T ROAD NOrll>~ '" II ·-.. ··--~--.,I'---_.,-,---- ~. '" ~. ~. , , ... ." -------y.--.--- .m ~ --~--TT'_--'T--'I"--,--_. =1""1 nfrrfocrtJ-J I-r'['-'-'~~+I _ _ .... ...___ .~ ,JJ j ,", 2-+00 .3-+00 4+00 PROFILE -GRAHAM AVE. NE ~~I-.. oW ...,111-... ' 3 ~" ,-" -a:t"oO 7-+00-'--"--'-' PROFILE -NE 8th ST. ~ItQIIZl," .. 1od ....,., ," _ 4' o z "'. ~~ ~!iH 5~ ~~ Z:sI...,.a W~,II cra~ II W~ o W 0( -, e~ .. ~ ::,: '< is ~;;, d rs;:J1 0::: Q_o..-:I' a ~I: "':;, ; ~ fI:: ~ :;is 20\1 ~ I~II ~ii .E~ ~ '~l Ii! • '! II -= -... «/ -~ 1-.................. _n --_...1...- • ...1...- 2. ENVIRONMENTAL REVIEW Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on September 17, 2007, the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Honeybrook Circle Division II Preliminary Plat. The DNS-M included six mitigation measures. A 14-day appeal period commenced September 24,2007 and ended on October 8,2007. To date, no appeals of the threshold determination were filed. 3. COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERG) issued the following mitigation measures with the Determination of Non-Significance -Mitigated: 1. The applicant will be required to comply with the recommendations found in the geotechnical report titled "Proposed Johnson Plat Residential Development" prepared by Earth Solutions NW (dated August 1, 2007). 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed according to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most current Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of utility construction permits. This condition shall be subject to the review and approval of the Development Services Division. 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control, a.k.a. Level 2) and water quality improvements. 4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single-family lot prior to recording the final plat. 5. The applicant shall pay a Traffic Mitigation Fee of $75.00 per each new average weekday trip (estimated at $17,943.75) prior to the recording of the final plat. 6. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single-family structures prior to recording the final plat. "-" --- Nancy Thompson -,=a~tyof Record for LUA r --08~ From: To: Date: Subject: Andrea Petzel Thompson, Nancy 10/10/200711:17:24 AM Party of Record for LUA 07-085 This person would like to be a party of record to receive the Hearing Examiner's decision for LUA 07-085. I WISH he had been at the hearing, as he's going to be impacted ... Vern Schear 425-226-6899 669 Hoquiam Ave NE Renton, WA 98059 cc: Stacy Tucker Page 1 CITY ~ RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator October 15, 2007 MattCyr ESM ConsultingErigineets . 33915 First Way S #200 Federal Way, WA 98003 Subject: Dear.Mr. Cyr: . Honeybro!\k CircIepivision II Preliminary Plat J.,UA01-085,PP,ECF Enclosedare the comments from the City's Property Services Department These. comments will , guide you in the prep1!fation of iheshort plat for recording. If you have any questions reel free to contact me at'( 425) 430~7270. Sincerely, Andrea Pet:z;el : Associate Planner cc: City. of Renton File LUA 07'085 • DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM September 27, 2007 Andrea Petzel Sonja 1. Fesserd Honeybrook Circle Div II, LUA-07-085, PP Format and Legal Description Review Bob Mac Onie and I have reviewed the above referenced preliminary plat submittal and have the following comments: Comments for the Applicant: The indexing information, noted at the top of the preliminary plat submittal, is incorrect. The "SECTION" noted should be 10, not 32, and the quarter section should be the SE 1;4, not the SW ,;.\. Is the reference to the city street name, noted along the northerly 18' of the subject plat property, to be NE 8'h ST or NE 7'h ST? Both names have been noted on various documents submitted for review. Information needed for final plat approval includes the following: Note the City of Renton land use action number and land record number, LUA-XX-XXX-FP and LND-IO-0463, respecti vely, on the drawing, preferably in the upper right -hand corner. The type size used for the land record number should be smaller than that used for the land use action number. Please note that the land use action number for the final plat will be different from the preliminary plat and is unknown as of this date. Note two ties to the City of Renton Survey Control Network. The geometry will be checked when the ties are provided. Provide plat and lot closure calculations. Complete City of Renton Monument Cards, with reference points of all new right of way monuments set as part of the plat. \H:\Fiie Sys\LND -Lruld Subdivision & Surveying Records\LND-JO -Pluts\0463\RV070927,doc October 12, 2007 Page 2 Include a statement of equipment and procedures used, per WAC 332-130-100. Indicate what has been, or is to be, set at the corners of the proposed lots. Note easements, agreements and covenants of record on the drawing, including the right to make slopes for cuts or fills on the subject property per deed recorded under Rec. No. 3312962 (note under the "UN-MAPPED EASEMENTS" block). Note the date the existing monuments were visited, per WAC 332-130-150, and what was found. Note discrepancies between bearings and distances of record and those measured or calculated, if any. Note whether the adjoining properties are platted (give plat name and lot number) or use "UNPLA TIED" for acreage. The city will provide addresses for the proposed lots after preliminary plat approval. The addresses and city-designated street names need to be noted on the plat drawing. On the final plat submittal, remove all references to utility facilities, topog lines and other items not directly impacting the subdivision. These items are provided only for preliminary plat approval. Encroachments do need to be noted on the plat drawing. Remove all references to density and zoning on the final plat submittal. Remove the reference to "142"d AVE SE". Said portion of street is in the city and should be noted as HOOUIAM AVE NE. Also revise the county street name "140th AVE SE" to the city designated name FIELD AVE NE. Required City of Renton signatures for plats include the Administrator of Planning/Building/Public Works, the Mayor and the City Clerk. An approval block for the city's Finance Director is also required. The appropriate King County approvals also need to be noted on the plat drawing. All vested owners of the subject plat, at the time of recording, need to sign the final plat document. Include notary blocks as needed. Include a Dedication/Certification block on the drawing. Note that if there are restrictive covenants, easements or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the plat. The plat drawing and the associated document(s) are to be given to the Project Manager as a package. The plat shall have the first recording number. Provide spaces for the recording numbers of the associated document(s) that are to be referenced on the plat in the appropriate locations. An updated Plat Certificate will be required for Council approval of the plat. Said certificate must be dated within the 4S-day time period prior to Council action of the approval request. H:\Filc Sys\LND -Land Subdivision & Surveying Records\LND-\ 0 -Plats\0463\R V070927 .doc\cor October 12, 2007 Page 3 Fee Review Comments: The Fee Review Sheet for this review of the preliminary plat is provided for your use and information. H:\Filc Sys\LND -Land Subdivision & Surveying Records\LND-l 0 -Plats\0463\RYU70927,doc\cor PROPERTY SE S FEE REVIEW FOR SUBDIVISIONS 007 -~3",5-,,---_ APPLICANT:0cHW60i-l ) kEJ.,ll tFft-l ~ --------------RECEIVED FROM ____ _ (date) JOB ADDRESS:_4915 bF 7-n-L Bl"f1FFr-------~ WOH 17CfB ~ l'lATUREOFWORK: ~-LOtLC!lW.l.Ai:r(Ho~AO£DN.II) LND#~-04G3 ~ X. PRELIMINARY REVIEW oF' SUBDI ISION BY LONG PLAT, NEED MORE INrt>RMA TlON: .. LEGAL DESCRIPTION SnORT PLAT, BINDING SITE PLAN, ETC. PID #'s VICINITY MAP .. FINAL REVIEW OF SUBDIVISION, THIS REVIEW REPLACES SQUARE FOOTAGE .. OTHER PRELIMINARY FEE REVIEW DATED FRONT FOOTAGE SUBJECT PROPERTY PARENT PIDU IOP3C!5-9,394-X. NEW KING CO. TAX ACCT.#(s) arc required when assigned by King County. It is the intent of this development fee analysis to put the developer/owner on notice, that the fees quoted below may be applicable to the subject site upon development of the property. All quoted fees are potential charges that may be due and payable at the time the construction permit is issued to install the on-site and off-site improvements (Le. underground utilities, street improvements, etc.) Triggering mechanisms for the SDC fees will be based on current City ordinances and determined by the applicable Utility Section. Please note that these fees are subject to change without notice. Final fees will be based on rates in effect at time of Building PermitlConstmction Permit application. The existing house 011 SP Lot # ___ ' addressed as has not previously paid ----;-;--:-:---;: SDC fees j due to connection to City utilities prior to existance of SDC fee Ord. SP Lot# will be subject to future SDC fees if triggering mechanisms are touched within current City Ordinances. We understand that this subdivision is in the preliminary stage and that we will have the opportunity to review it again before recordation. The followi~.9uoted fees do NOT include inspection fees, side sewerp~rmits, r/w permit fees or the cost of water meters. SPECIAL ASSESSMENT DISTRICT PARCEL METHOD OF ASSESSMENT ASSESSMENT DISTRICTS NO. NO. ASSESSMENT UNITS OR FEE Latecomer Aereement (pvt) WATER -0- ~-- OOe.7 i ~"'.B7.~1 )(.lJo.Jrfe <:57 Latecomer Aereement (pvt) W ASTEW ATER I $ 2Z.,A8S.2e. Latecomer Aereement (pvt) OTHER ILi"~"" / Special Assessment District/W A TER /-0- E:6.~T =O!-.l. II.Jjl:':RcE'pfO?--' oooZ! -1>31,'· R() '>I: UUr-H"> 2C. $A.Ei'>6. Po/") Specia Assessm nt DistrictlW ASTEW A TER , Joint Use Aereement (METRO) - Local Improvement District • Traffic Benefit Zones $75.00 PER TRIP, CALCULATED BY TRANSPORTATION - FUTURE OBLIGATIONS SYSTEM DEVELOPMENT CHARGE -WATER .. Estimated # OF UNITS/ .. Pd Prevo .. Partially I'd (Ltd Exemption) .. Never Pd SQ. FTG. Sinele family residential $I,956/unit x Mobile home dwelline: unit $1,956/unit in park Apartment, Condo $1,174/unit not in CD or COR zones x Commercial/Industrial, $0.273/sq. ft. of property (not less than $1,956.00) x Boeing, by Special Agreement/Footprint of Bldg plus 15 ft perimeter (2,800 GPM threshold) SYSTEM DEVELOPMENT CHARGE - W ASTEW ATER . Estimated Pd Prevo .. Partially Pd (Ltd Exemption) Never Pd Single family residential $1,017/unit x ec. Mobile home dwelling unit $1,0l7/unit x Apartment, Condo $610/unit not in CD or COR zones x Commercial/Industrial $0.142/sq. ft. of property x(not less than $1,017.00) SYSTEM DEVELOPMENT CHARGE -SURFACEWATER .. Estimated Pd Prevo .. Partially I'd (Ltd Exemption) .. Never I'd Single family residential and mobile home dwelline unit $759/unit x 2.5 All other properties $O.265/sq ft of new impervious area of property x (not less than $759.00) I PRELIMINARY TOTAL ----'-'~:o:J,.4!l./ Q. ,J, focfJJ eVie(ji Authority ~ SDC FEE """"'Q'·I..-=.....,~ i-r'>! "',. "'or") $ , $ 2.<£.. AA' ",.., $18 Q75.OQ $ '76.oq 2' . OJ? '< • • " tv o o .., "'If subject property is within an LID, it is developers responsibility to check with the Finance Dept. for paid/un-paid status. Square footage figures are taken from the King County Assessor's map and are subject to change. Current City SDC fee charges apply to __________________ _ EFFECTIVE January 2, 2006 City of nenton Department of Planning / Building / Publi~ "Jks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: p. (+1..1 SIICS COMMENTS DUE: SEPTEMBER 3,2007 APPLICATION NO: LUA07-085, PP: ECF J DATE CIRCULATED: AUGUST 20,2007 APPLICANT: Marc Rousso PROJECT MANAGER: Andrea Petzel PROJECT TITLE: Honeybrook Circle Div II Preliminary Plat PLAN REVIEW: Arneta Henninqer -·_·;VCU SITE AREA: 4.12 acres BUILDING AREA (qross): NIA LOCATION: 4915 NE yth Street WORK ORDER NO: 7792 ,;;!YOF RENT ... , SUMMARY OF PROPOSAL: Application for Environmental Review and Preliminary Plat approval for a 26-lot plat i~'t~kE~~one, Subject site is 4,12 acres on the south side of NE 8th Street between Field Place NE and Hoquaim Avenue NE. The existing home will be removed. Proposed lots will range from 4,500sf to 9,368 sf, with a density of 8,00 dwelling units/acre. Access to the new lots will be from new internal public streets that will connect with the adjacent Honeybrook Circle Plat. A half street. NE 8th Street, will be constnucted on the north property line, Field Avenue and Graham Avenue will be constructed on the south side of the plat. Drainage facilities for this plat will be combined with the drainage vault in the adjacent Honeybrook Circle plat. There are 300 significant trees onsite, and no reported critical areas. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earth Housin Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals TransportatIOn Environmemal Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date ENVIRONMENTAL REVIEW COMMITTEE MEETING NOTICE September 17, 2007 To: Gregg Zimmerman, Planning/Building/Public Works Administrator Terry Higashiyama, Community Services Administrator I, David Daniels, Fire Chief Alex Pietsch, EDNSP Administrator From: Jennifer Henning, Development Planning Meeting Date: Monday, Time: 3:00 PM Location: Sixth Floor Conference Room #620 Agenda listed below. THE FOLLOWING IS A CONSENT AGENDA Honeybrook Circle Division /I Preliminary Plat (Petzel) LUA07-085, PP, ECF Application for Environmental Review and Preliminary Pial approval for a 26·101 plat in the R-8 zone, Subject site is 4,12 acres on the south side of NE 8th Street between Field Avenue NE and Hoquiam Avenue NE, The existing home will be removed, Proposed lots will range from 4,500 square feet to 9,368 square feet, with a density of 8,00 dwelling units/acre. No critical areas have been identified onsite. cc: K. Keolker, Mayor J. Covington, Chief Administrative Officer S. Dale Estey, EDNSP Director ® C. Walls, Fire Prevention N. Watts, P/B/PW Development Services Director ® F. Kaufman, Hearing Examiner M. Peterson, Fire Prevention ® J. Medzegian, Council p, Hahn, P/B/PW Transportation Systems Director R. Lind, Economic Development L, Warren, City Attorney ® CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 2cd day of October, 2007, I deposited in the mails of the United States, a sealed envelope containing Preliminary Report to the Hearing Examiner documents, This information was sent to: Name Matt Cyr, ESM Consulting Engineers Marc Rousso, JayMarc Holdings, LLC Kenneth Johnson Pam Bell Patrick Enfield Norm Lane (Signature of Sender): ~ .... ~-./ STATE OF WASHINGTON ) COUNTY OF KING ) SS ) Representin~ Contact Applicant Owner POR POR POR " ... 't "". , , ~~ I certify that I know or have satisfactory evidence that Stacy Tucker " ,. :: signed this instrument and acknowledged it to be his/her/their free and voluntary act for ~he uses and" ' purposes mentioned in the instrument. ' Dated: ID/Z/Zco7 I 1 Notary (print):_----",.J..f""o_S'-",&;y1""""-''--..:..d.J-, "'-' ~>""_"'£......!....1-..:..6L__ _____ _ My appointment expires: (0 -2-a, -Zoo! Project Name: Honeybrook Circle Division II Preliminary Plat Project Number: LUA07-085, PP, ECF October 2, 2007 Matt Cyr ESM Consulting Engineers 33915 First Way S #200 Federal Way, WA 98003 CITY )F RENTON PlaIllling/Building/Pub lic Works Department Gregg Zimmerman P.E., Administrator SUBJECT: Honeybrook Circle Division II Preliminary Plat LUA07-085, PP, ECF Dear Mr. Cyr: This letter is to inform you that the appeal period will end on October 8, 2007 for the Environmental Review Committee's (ERC) Determination of Non-Significance -Mitigated for the above-referenced project. If no appeals are filed on the ERC determination, the decision will be final. If the ERC determination is appealed, the appeal will be heard as part of the Hearing Examiner public hearing scheduled on October 9, 2007,. where Site Plan Conditions may also be issued. The applicant or representative(s) of the applicant are required to be present. Please note that the applicant must comply with all ERC Mitigation Measures outlined in the Report and Decision dated September 17, 2007. Please find enclosed is a copy of the Preliminary Report to the Hearing Examiner for your review. If you have any questions, please feel free to contact me at (425) 430-7270. For the Environmental Review Committee, r 0,?~~t4( Andrea Petzel Associate Planner Enclosure cc: Kenneth Johnson / Owner Marc Rousso / Applicant Norm Latie, Patrick Enfield, Pam Bell IParties of Record ------------I-O-55-S-o~u-th-G-rn-d-y-w-a-Y---Re-n~w-n-,W--~-hl-·n-~-on-.-98-0-5-7------------· ~ ~ 'AHEAD OF THE CURVE '\%I This paper.confains 50.% recycled material·. 30% post consumer CITY OF RENTON HEARING EXAMINER PUBLIC HEARING October 9, 2007 AGENDA COMMENCING AT 9:00 AM, COUNCIL CHAMBERS, 7TH FLOOR, RENTON CITY HALL The application(s) listed are in order of application number only and not necessarily the order in which they will be heard. Items will be called for hearing at the discretion of the Hearing Examiner. PROJECT NAME: Honeybrook Circle Division II Preliminary Plat PROJECT NUMBER: LUA-07-085, PP, ECF PROJECT DESCRIPTION: Application for Preliminary Plat approval for a 26-lot plat in the R-8 zone. Subject site is 4.12 acres (plus 2.5 acres for Division I) located on the south side of NE 8th Street between Field Place NE and Hoquiam Avenue NE. The existing home will be removed. Proposed lots will range from 4,500 sf to 9,368 sf, with a density of 8.0 dwelling units/acre. Access to the new lots will be from new internal public streets that will connect with the adjacent Honeybrook Circle Plat, to the south. A half street, NE 8th Street, will be constructed on the north property line. Field Avenue and Graham Avenue will be constructed on the south side of the plat. Drainage facilities for this plat will be combined with the drainage vault in the adjacent Honeybrook Circle Division I plat. There are 262 significant trees onsite, and no reported critical areas. PROJECT NAME: Valley View Professional Office PROJECT NUMBER: LUA-07-086, SA-H, ECF PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan approval for the construction of a 26,600 square foot combination general office and medical/dental office building and associated parking and landscaping improvements. The proposed building would be 2-stories over an underground parking garage with a height of 25 feet. A total of 88 parking spaces would be provided onsite, 34 of those spaces would be located within the parking garage the remainder would be surface parking spaces. The project site totals 244,807 square feet (5.6 acres) and is zoned Commercial Office (CO). Project construction would occur on the north portion of the project site due to steep slopes, a class 2 stream, a category 2 wetland, and a category 3 wetland occupying the south portion of the project site. A class 2 stream requires a 100-foot buffer, a category 2 wetland requires a 50-foot buffer and a category 3 wetland requires a 25-foot buffer. Primary access to the site would be provided off of S 38th Court. HEX Agenda 10-9-07.doc PUBLIC HEARING City of Renton Department of Planning / Building / Public Works PRELIMINARY REPORT TO THE HEARING EXAMINER A. SUMMARY AND PURPOSE OF REQUEST: Public Hearing Date: Project Name: Applicant: Contact: File Number Project Description: Project Location: October 9, 2007 Honeybrook Circle Division II Preliminary Plat Marc Rousso JayMarc Holdings, LLC PO Box 2566 Renton, WA 98056 Owner: Malt Cyr, ESM Consulting Engineers 339151" Way South, Suite 200 Federal Way, WA 98003 Kenneth Johnson 4915 NE 7'h Street Renton, WA 98059 LUA 07-085, PP, ECF Project Manager: Andrea Petzel Application for Preliminary Plat approval for a 26-lot plat in the R-8 zone. Subject site is 4.12 acres (plus 2.5 acres for Division I) located on the south side of NE 8th Street between Field Place NE and Hoquiam Avenue NE. The existing home will be removed. Proposed lots will range from 4,500 sf to 9,368 sf, with a density of 8.0 dwelling units/acre. Access to the new lots will be from new internal public streets that will connect with the adjacent Honeybrook Circle Plat, to the south. A half street, NE 8th Street, will be constructed on the north property line. Field Avenue and Graham Avenue will be constructed on the south side of the plat. Drainage facilities for this plat will be combined with the drainage vault in the adjacent Honeybrook Circle Division I plat. There are 262 significant trees onsite, and no reported critical areas. 4915 NE 7'h Street, Renton, Washington 98059 (parcels 1023059394 and 1023059028) City of Renton PIBIPW Department HONEYBROOK CIRCLE DIVISION /I PRELiMINARY PLA T Preliminary Report to the Hearing Examiner LUA 07-085, PP, ECF PUBLiC HEARING DATE: October 9, 2007 Page 2 of 10 B, HEARING EXHIBITS: Exhibit 1: Project file ("yellow file") containing the application, reports, staff comments, and other material pertinent to the review of the project. Exhibit 2: Exhibit 3: Exhibit 4: Exhibit 5: Exhibit 6: Exhibit 7: Neighborhood Detail Map Preliminary Plat Plan (dated 07/10/2007) Conceptual Road, Drainage, and Utility Plan (dated 07/10/2007) Grading and Tree Plan (dated 07/10/2007) Landscape Plan (dated 0810712007) Zoning Map sheet E 6, east Y, C_ GENERAL INFORMA TlON: 1. Owner of Record: 2, Zoning Designation: 3. Comprehensive Plan Land Use Designation: 4. Existing Site Use: 5. Neighborhood Characteristics: North: East: Kenneth Johnson 4915 NE 7'h Street Renton, WA 98059 Residential -8 (R-8) dwelling unitslper acre (dulac) Residential Single Family (RSF) Existing home to be removed Single family residential, R-8 zoning Single family residential, R-8 zoning South: West: Single family residential, Honeybrook Circle Subdivision R-8 zoning Multi-family residential, RM-F zoning 6. Access: 7. Site Area: 8. Project Data: Existing Building Area: New Building Area: Total Building Area: Via proposed internal public streets 179,439 square feet (4.12 acres) Area N/A N/A N/A Comments Existing home to be removed N/A N/A D. HISTORICAUBACKGROUND: Action Annexation Comprehensive Plan Zoning Honeybrook Circle Plat HEX Report 07-085.doc Land Use File No. N/A N/A N/A LUA06-143 Ordinance No. 5203 5099 5100 Date 0510312006 1110112004 11101/2004 2/1512007 City of Renton PIBIPW Department HONEYBROOK CIRCLE DIVISION II PRELIMINARY PLA T Preliminary Report to the Hearing Examiner LUA 07-085, PP, ECF PUBLiC HEARING DA TE: October g, 2007 E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts Section 4-2-020: Purpose and Intent of Zoning Districts Section 4-2-070: Zoning Use Table Section 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards Section 4-4-030: Development Guidelines and Regulations Section 4-4-060: Grading, Excavation and Mining Regulations Section 4-4-080: Parking, Loading and Driveway Regulations Section 4-4-130: Tree Cutting and Land Clearing Regulations 4. Chapter 6 Streets and Utility Standards Section 4-6-060: Street Standards 5. Chapter 7 Subdivision Regulations Section 4-7-050: General Outline of Subdivision, Short Plat and Lot Line Adjustment Procedures Section 4-7-080: Detailed Procedures for SubdiviSion Page 3 of 10 Section 4-7-120: Compatibility with Existing Land Use and Plan-General Requirements and Minimum Standards Section 4-7-150: Streets -General Requirements and Minimum Standards Section 4-7-160: Residential Blocks -General Requirements and Minimum Standards Section 4-7-170: Residential Lots -General Requirements and Minimum Standards 6. Chapter 9 Procedures and Review Criteria 7. Chapter 11 Definitions F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element: Residential Single Family objectives and policies. 2. Community Design Element G. DEPARTMENT ANAL YSIS: 1. PROJECT DESCRIPTION/BACKGROUND The project site totals 4.12 acres that would be subdivided into 26 lots in the R·8 zone. The existing home would be removed. Proposed lots will range from 4,500 sf to 9,368 sf, with a density of B.O dwelling units/acre. There are 262 significant trees onsite, and no reported critical areas. To the north and east of the subject site are single-family homes in the R-8 zone. To the west is a multi-family residential development in the RM-F zone. Abutting the site to the south is the Honeybrook Circle Plat (LUA 06-143), which has been approved by the City, but not recorded. In order to meet density requirements, the applicant plans to do a lot line adjustment with the Honey Brook Circle plat. Both Honeybrook Circle Plat Divisions I and II will be required to meet the development standards of the R-B zone in which they are situated. Primary access to the new lots will be from new internal public streets, Field and Graham Avenue, which would extend and connect with the adjacent Honeybrook Circle Plat. A half street, NE 8th Street, would be constructed on the north property line, which connects to Hoquiam Avenue to the east. Drainage facilities for this plat would be combined with the drainage vault in the adjacent Honeybrook Circle DiviSion I plat, which would be enlarged to accommodate drainage from this Division II plat. The site slopes down to the south and west with an approximate elevation change of 16 percent. The applicant proposes clearing and grading of approximately 1,660 cubic yards (cut and fill) for the roads, lots and utilities. HEX Report 07-08S.doc City of Renton PIBIPW Department HONEYBROOK CIRCLE DIVISION II PRELIMINARY PLA T PUBLIC HEARING DA TE: October 9, 2007 2, ENVIRONMENTAL REVIEW Preliminary Reporl to the Hearing Examiner LUA 07-085, PP, ECF Page 4 of 10 Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43,21 C, 1971 as amended), on September 17, 2007, the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the Honeybrook Circle Division II Preliminary Plat. The DNS-M included six mitigation measures. A 14-day appeal period commenced September 24,2007 and ended on October 8,2007. To date, no appeals of the threshold determination were filed, 3, COMPLIANCE WITH ERC MITIGATION MEASURES Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance -Mitigated: 1. The applicant will be required to comply with the recommendations found in the geotechnical report titled "Proposed Johnson Plat Residential Development" prepared by Earth Solutions NW (dated August 1, 2007). 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed according to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most current Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of utility construction permits. This condition shall be subject to the review and approval of the Development Services Division. 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control, a.k.a, Level 2) and water quality improvements. 4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single-family lot prior to recording the final plat. 5. The applicant shall pay a Traffic Mitigation Fee of $75.00 per each new average weekday trip (estimated at $17,943.75) prior to the recording of the final plat. 6. The applicant shall pay a Fire Mitigation Fee based on $488,00 per new single-family structures prior to recording the final plat. 4. STAFF REVIEW COMMENTS Representatives from various City departments have reviewed the application materials to identify and address site plan issues from 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 the report. 5. CONSISTENCY WITH PRELIMINARY PLAT CRITERIA: Approval of a plat is based upon several factors. The following preliminary plat criteria have been established to assist decision makers in the review of the subdivision: A. Compliance with the Comprehensive Plan DeSignation, The subject site is designated Residential Single Family (RSF) on the Comprehensive Plan Land Use Map, Land deSignated RSF is intended for quality detached residential development organized into neighborhoods at urban densities. It is intended that larger subdivision, infill development, and rehabilitation of existing housing be carefully designed to enhance and improve the quality of single-family living environments. The proposed plat is consistent with the following Residential Single Family Land Use, and Community Design Elements of the Comprehensive Plan: HEX Report 07-085.doc City of Renton PIBIPW Oepartment HONEYBROOK CIRCLE DIVISION II PRELIMINARY PLA T PUBLiC HEARING DATE: Oclober 9, 2007 Land Use Element Preliminary Report to the Hearing Examiner LUA 07-085, PP, ECF Page 5 of 10 Policy LU-147, Net development densities should fall within a range of 4_0 to 8_0 dwelling units per net acre in Residential Single Family neighborhoods_ The proposal for 26 lots on the subject site would arrive at a net density of 8_0 dwelling units per net acre, which is within the density range permitted in the R-8 zone_ Policy LU-148, A minimum lot size of 5, 000 square feet should be aI/owed on in-fill parcels of less than an acre (43,560 square feet) in single-family designations, AI/ow a reduction in lot size to 4,500 square feet on parcels greater than an acre to create an incentive for aggregation of land_ The minimum lot size is not intended to set the standard for density in the designation, but to provide flexibility in subdivision/plat design and facilitate development within the aI/owed density range, The site is greater than one acre and all lots would be greater than or equal to 4,500 square feet Policy LU-152, Single family lot size, lot width, setbacks, and impervious surface should be sufficient to allow private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for maintenance activities_ The proposed lots would all comply with the minimum lot size, width and depth requirements, In addition, it appears that the proposed lots would create adequate area for the construction of detached single-family residences and private yard areas in compliance with the required setbacks_ Community Design Element Policy CD-19: During development, significant trees, either individually or in stands, should be preserved, replaced, or as a last option, relocated_ The applicant will be required to retain or replace 25 percent of all existing significant trees on the project site. Two hundred and sixty two significant trees are present on the subject site, therefore 66 trees would need to be retained or replaced_ Please see the analysis in Section C of this report Policy CD-26: Streets, sidewalks, and pedestrian or bike paths should be arranged as an interconnecting network. Dead-end streets and cul-de-sacs should be discouraged, A grid or "flexible grid" patter or streets and pathways, with a hierarchy of widths and corresponding traffic volumes, should be used_ No dead-end streets are proposed; both Graham and Field Avenue are extensions of existing streets, which will connect with NE 8'h Street to form a grid system_ B. Compliance with the Underlying Zoning Designation. The 4, 12-acre site is designated Residential - 8 Dwelling Units per Acre (R-8) on the City of Renton Zoning Map_ The proposed development would allow for the future construction of up to 26 new single-family residential units_ Density -The allowed maximum density in the R-8 zone is a minimum of 4.0 dwelling units per net acre (dulac) to a maximum of 8_0 dwelling units per net acre_ Net density is calculated after public right-of- way, private access easements, and critical areas are deducted from the gross acreage of the site. After the deduction of 37,716 square feet of proposed right-of-way dedication, the proposal for 26 lots would result in a net density of 8,0 dwelling units per acre (179,439 gross square feet -37,716 square feet = 141,723 square feet or 3_25 acres, 26 units I 3.25 acres = 8_0 dulac), The proposed plat would comply with density requirements for the R-8 zoning designation, provided the lot line adjustment (discussed below) is recorded_ However, in order to meet density requirements the applicant will need to complete a lot line adjustment with the adjacent Honeybrook Circle Division I Plat Therefore, staff recommends as a condition of approval that the lot line adjustment be approved prior to the recording of this preliminary plat The applicant indicated in the project summary that they plan to submit for a lot line adjustment transferring 0.24 acres from Honeybrook Division I to Division II, which would be sufficient area to meet density requirements for Division II. Development standards for Division I would need to be maintained, and would be reviewed upon submittal of the application for a lot line adjustment HEX Report 07-085.doc City of Renton P/BIPW Oepartment HONEYBROOK CIRCLE DIVISION /I PRELIMINARY PLAT PUBLIC HEARING DA TE: October 9, 2007 Preliminary Report to the Hearing Examiner LUA 07-085, PP, ECF Page 6 of 10 Lot Dimensions and Size -The minimum lot size required in the R-8 zone for sites over one acre in size is 4,500 sq, feet. The minimum lot width required is 50 It for interior lots and 60 feet for corner lots, and a minimum lot depth of 65 feet is required. Proposed lot widths range from 50 to 62 feet. Lots 8, 9, 20 and 21 are corner lots and would be 60 feet in width, The proposed lot depths range from 85 feet to 120 feet. As proposed, all lots appear to be in compliance with the required lot width, depth and size standards. The proposed plat would create 26 lots with the following sizes: Lot Number 1 2 3 4 5 6 7 8 9 10 11 12 13 *14 *15 16 17 18 19 20 21 22 23 24 25 26 Net Lot Size (square feet) 5,843 6,006 7,548 4,550 4,550 5,069 5,069 5,326 5,014 5,148 5,148 5,148 5,148 5,474 5,474 5,148 5,148 5,148 5,148 5,014 5,266 4,500 4,500 4,500 4,500 4,896 Front Yard Designation and Access Point N E 8th Street Graham Ave N E (access only) Graham Ave NE (access only) Graham Ave NE Graham Ave NE Graham Ave NE Graham Ave NE Graham Ave NE Graham Ave NE Graham Ave NE Graham Ave NE Graham Ave NE Graham Ave NE Graham Ave NE Field Ave NE Field Ave NE Field Ave NE Field Ave NE Field Ave NE Field Ave NE Field Ave NE Field Ave NE Field Ave NE Field Ave NE Field Ave NE Field Ave NE Notes Pipestem lot Pipestem lot Corner lot Corner lot Corner lot Corner lot 'Lots would exist pending approval of a Lot Line Adjustment with Honeybrook Circle Plat Division I Setbacks -Building setbacks required in the R-8 zone include a front yard and side yard along a street setback of 15 feet for the primary structure and 20 feet for attached garages, an interior side yard setback of 5 feet, and a rear yard setback of 20 feet. The building setback requirements for the new residences would be reviewed at the time of building permit review, An existing house and garage are located on the project site and are proposed for removal. Staff recommends as a condition of approval that a demolition permit be obtained and all required inspections be completed for the removal of the house and garage prior to the recording of the final plat. Building Standards -The R-B zone permits one residential structure per lot. Each of the proposed lots would support the construction of one detached single-family residence. Accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size, Accessory structures are permitted only when associated with a primary structure located on the same parcel. Building height in the R-B zone is limited to two stories and 30 feet for primary structures and 15 feet for detached accessory structures, The R-8 zone restricts lots greater than 5,000 square feet in size to a maximum building coverage of 35% or 2,500 square feet, whichever is greater, Lots less than 5,000 square feet are allowed building lot coverage of 50%, The height and lot coverage of the new residences would be verified at the time of application for building permits, HEX Report 07 -08S.doc City of Renton PIBIPW Department HONEYBROOK CIRCLE DIVISION /I PRELIMINARY PLAT PUBLIC HEARING DA TE.· October 9, 2007 Preliminary Report to the Hearing Examiner LUA 07-085, PP, ECF Page 7 of 10 Parking -Each detached dwelling unit is required to provide two off-street parking stalls per unit. The proposed lots appear to be adequately sized for the provision of the required parking. Landscaping -The City's landscaping regulations require the installation of landscaping within the public right-of-way. The minimum width of landscaping required along the street frontage for sites abutting an arterial street is ten feet. Along a non-arterial public street five feet of landscaping must be installed. If there is additional undeveloped right-of-way in excess of the five or ten feet, this must also be landscaped. If sufficient area is not available within the public right-of-way due to required improvements, the landscape strip may be located within private property abutting the public right-of- way. The landscaping proposed shall either consist of drought resistant vegetation or shall be irrigated appropriately. In addition, the applicant is required to plant two ornamental trees, a minimum caliper of 1-1/2 inches (deciduous) or 6 - 8 feet in height (conifer), within the 15-foot front yard setback area for the proposed lots or within the proposed planting strip. The applicant provided a landscape plan with the project application. A 5-foot planting strip consisting of kinnikinnick is proposed for installation within the front yard areas of the proposed lots abutting the public right-of-way. Along the side yards of Lots 8, 9, 20 and 21, there is a proposed 5-foot landscaped buffer consisting of Incense Cedar, Zabel Laurel, Rockrose, Julia Phelps Wild Lilac, and Big Bluestem. Two new trees are proposed within the front yard areas of each lot. The tree species proposed are Incense Cedar, Silver Linden, Capital Flowering Pear, and Autumn Blaze Maple. The applicant is advised that the requirement for a 5-foot planting strip extends to the width of Lot 1 and length of the lot's right-of-way, which abuts Hoquiam Avenue NE. Renton Municipal Code requires that a detailed landscape plan be submitted with final plat approval, and the revised landscape plan should address this area. The applicant is further advised that the fence height for front yards and side yards along a street is 48 inches. If the applicant intends to install a fence, the location and fence details are required as part of the landscape plan. C. Compliance with Subdivision Regulations Lot Arrangement: Side lot lines are to be at right angles to street lines, and each lot must have access to a public street or road. The proposed lots are at right angles to the streets and have access to public roads. Lots: The size, shape and orientation of lots must meet the minimum area and width requirements of the applicable zoning classification and must be appropriate for the type of development and use contemplated. Each of the proposed lots is rectangular in Shape, and, with the exception of lots 2 and 3, oriented to provide front yards facing a street, and satisfies the minimum lot area and dimension requirements of the R-8 zone. When considering the required setbacks, as well as access points for each lot, the proposed lots appear to have sufficient building area for the development of detached single-family homes. Property Corners at Intersections: All lot corners at intersections of dedicated public rights-of-way, except alleys, shall have minimum radius of 15 feet. The plat design appears to meet this criterion. Access and Street Improvements: Primary access to the lots would be from an extension of two new internal roads, Graham Avenue NE and Field Avenue NE, connecting to NE 8th Street. Field Avenue NE and Graham Avenue NE would be extensions of roads from the Honeybrook Circle Division I subdivision. The applicant will be required to apply for a modification to the street standards, to reduce the right-of-way width of Field and Graham Avenue N E to 42 feet wide (32 feet of paving) to line up with the approved street plan for Honeybrook Circle Division I. Northeast 8th Street will be a 50-foot right-of-way and this project will need to dedicate 20 feet, as there is currently a 30-foot, unimproved right-of-way. On the project side, the applicant will be required to install 28 feet of pavement, 5.5 feet of sidewalk, 6-inch curb, gutter, and street lighting. The street lighting system us required to be designed and installed per City of Renton standards and specifications. Private street lighting systems (including Puget Sound Energy) are not permitted. All wire utilities must be installed underground per the City of Renton Undergrounding Ordinance. HEX Report 07·085.doc City of Renton PIBIPW Department HONEYBROOK CIRCLE DIVISION /I PRELIMINARY PLA T PUBLiC HEARING DATE: October 9, 2007 Preliminary Report to the Hearing Examiner LUA 07-085, PP, ECF Page 8 of 10 Topography and Vegetation: The site topography slopes gently to the south and west with an approximate elevation change of 16 percent Earthwork activities are estimated at 1,020 cubic yards of cut and 640 cubic yards of fill, The majority of the grading would result from the construction of the road, building pads and utilities, To mitigate the potential for erosion to occur from the subject site, the City's Environmental Review Committee required that the construction of the project comply with the Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the most current Stormwater Management Manual, Vegetation on the project site consists primarily of a mature forest with a mixture of deciduous and evergreen trees as well as an understory of brush and saplings, RMC 4-4-070 requires that existing trees and other vegetation be used to augment new plantings for landscaping where practical, and RMC 4-7-130 requires that a reasonable effort should be made to preserve existing trees, The Director of Development Services made a Determination that the retention or replacement of 25% of the existing trees would achieve these requirements, If 25% of the existing trees cannot be retained, then the trees shall be replaced at a ratio of one to one with trees of a minimum caliper of 2 inches (not including the required street trees), The submitted significant tree plan identifies 262 significant trees on the project site. Based on the required retention or replacement rate of 25%, a total of 66 trees are required to be retained or replaced. The tree retention plan identifies 52 trees that are proposed to be retained, therefore an additional 14 trees must be saved, or 2-inch caliper trees are required to be planted on the project site to attain the 25% retention/replacement ratio. To ensure that none of the trees proposed to be retained are damaged during construction, staff recommends as a condition of approval that the trees proposed to be retained are shown on each of the plan sheets submitted as a part of the utility construction permit application. In addition, the applicant should propose protective measures for the trees to ensure survival during construction of the project These plans are to be submitted for review and approval by the Development Services Division project manager prior to the issuance of any utility construction permits. The plan shall also identify the replacement trees and shall include the planting location, species type, and planting specifications. Relationship to Existing Uses: The project site is bounded to the north and east by existing single-family residential development The south side of the project site is bounded by the Honeybrook Circle Division I subdivision. The west side of the project is bounded by a multi-family residential development. The proposal for 26 lots on the project site would be of similar character with the existing or recent development in the surrounding area. D. Availability and Impact on Public Services (Timeliness) Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist to furnish services to the proposed development, subject to the applicant's provision of Code required improvements and fees. The City's Environmental Review Committee is requiring payment of a Fire Mitigation Fee based on a rate of $488 per new single-family home. The fee is estimated at $12,688 (26 potential new structures x $488 = $12,688) and is payable prior to the recording of the plat. Recreation: The proposal would not include anyon-site recreation space for future residents of the proposed plat. There are no existing recreational facilities in the immediate vicinity of the subject property. It is anticipated that the proposed development would generate future demand on existing City Parks and recreational facilities and programs. Therefore, the City's Environmental Review Committee is requiring the applicant to pay a Parks Mitigation Fee based on $530.76 per new single-family home. The fee is estimated at $13,269 (25 new lots x $530.76) and is also payable prior to the recording of the plat. Schools: The site is located within the boundaries of the Renton School District No. 403. According to the Draft Environmental Impact Statement for the City of Renton Land Use Element (January 16, 1992), the City of Renton has a student generation factor of 0.44 students per single-family residential dwelling. Based on the stUdent generation factor, the proposed plat would potentially result in 12 additional students (0.44 x 26). The School District has indicated that it could accommodate the new students. HEX Report 07-08S.doc City of Renton PIBIPW Department HONEYBROOK CIRCLE DIVISION II PRELIMINARY PLA T PUBLIC HEARING DA TE: October 9, 2007 Preliminary Report to the Hearing Examiner LUA 07-085, PP, ECF Page 9 of 10 The children would be assigned to the following schools: Maplewood Heights Elementary (bussing available), McKnight Middle School (bussing available), and Hazen High School (within walking distance), Storm Drainage/Surface Water: A Preliminary Technical Information Report prepared by Jaeger Engineering, dated July 31,2007 was submitted with the application materials, According to the report the existing drainage sheet flows across the property to the southwest. The proposed method of drainage control as indicated by the storm drainage report would be to tie into the proposed detention vault located within proposed Honeybrook Circle Division I Tract A at the southwest corner of the abutting site, The City's Plan Review Section has reviewed the submitted drainage report_ Due to potential downstream drainage problems, the City's Environmental Review Committee required that the project comply with the 2005 King County Surface Water Design Manual as mitigation, Staff recommends as a condition of approval the establishment of a homeowner's association to ensure responsibility is taken for maintenance of common improvements and tracts within the plat prior to final plat approval. A Surface Water System Development Charge, based on the current rate of $759,00 per new single- family lot, would be required prior to the issuance of construction permits for the plat. Water and Sanitary Sewer Utilities: The subject site is in the area of Water District 90, A certificate of water availability from WD 90 was submitted with the project application, Waster main improvements, including fire hydrants and domestic water services will be required within the existing and proposed streets in accordance with Water District 90 and City of Renton standards, The applicant will be required to verify with Water District 90 all fees, permits, submittal, and review of water main improvement plans_ The District shall approve the final design of the water main improvements, with concurrence from the City of Renton, All new construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm fire flow and shall be located within 300 feet of the structure, If the proposed residential structures exceed 3,600 square feet in area (including garage area), the minimum fire flow increases to 1,500 gpm and requires two hydrants within 300 feet of the structure_ This distance is measured along the travel route, All fire hydrants must meet City specifications regardless of the water district boundaries, Any existing hydrants to be counted towards the fire flow requirements shall be field verified, The applicant will show the location and distance of all existing fire hydrants within 300 feet of the site, Existing and new hydrants will be required to be retrofitted with Storz "quick disconnect" fittings, if not already in place, The subject property is served by City of Renton sewer service, There is an existing 12-inch sanitary sewer main in Hoquiam Avenue NE to the south at the approximate intersection of Hoquiam Avenue NE and NE 5th Street. There is currently an 8 inch sewer main being designed on the adjacent parcel to the south, the Honeybrook Circle Division I, which will be required to be extended onto the project site to serve the proposed lots, The applicant will be required to negotiate any necessary easements with the property owner_ Individual side sewers will be required to serve the new lots; dual side sewers are not permitted_ The project site is located within the East Renton Interceptor Special Assessment District (SAD)_ These fees are $316,80 per unit and are collected at the time of utility construction permit issuance, The Sanitary Sewer System Development Charges (SDC) is $1,017 per building lot. This fee is payable at the time the utility construction permit is issued, H. RECOMMENDA TION: Staff recommends APPROVAL of the Honeybrook Circle Preliminary Plat, Project File No, LUA 07-085, PP, ECF subject to the following conditions: 1, The applicant shall comply with all requirements of the Determination of Non-Significance- Mitigated, issued by the Environmental Review Committee on January 8, 2007, 2, The applicant shall record the lot line adjustment between Honeybrook Circle Divisions I and II prior to the recording of this final plat. HEX Report 07 -085_doc City of Renton PIBIPW Department HONEYBROOK CIRCLE DIVISION /I PRELIMINARY PLAT PUBLIC HEARING DATE: October 9, 2007 Preliminary Report to the Hearing Examiner LUA 07-085, PP, ECF Page 10 of 10 3. A demolition permit shall be obtained and all required inspections completed for the removal of the existing house and garage prior to the recording of the final plat. 4. A Tree Retention/Replacement Plan shall be submitted with the utility construction permit application to the Development Services Division project manager. The plan sheets shall identify trees to be retained and specific measures to be taken during construction to ensure the trees are adequately protected. The plan shall also identify any proposed replacement trees and shall include the planting location, species type, and planting specifications. The Tree Retention/Replacement Plan is subject to review and approval by the Development Services Division project manager, prior to the issuance of any utility construction permits. 5. A homeowner's association shall be established for the development, to ensure that responsibility is taken for maintenance of common improvements and tracts within the plat prior to final plat approval. A draft of the agreement, HOA and/or CC&R documents shall be submitted at the time of application for utilities construction permits, so that it may be reviewed by the City attorney and the Development Services project manager. EXPIRATION PERIODS: Preliminary Plats (PP): Five (5) years from final approval (signature) date, HEX Report 07-085.doc "' ! o. , C'l ! N~ _ :0 I ~ ~ ~ o " w (/) ! + -+ I 11111 !m !iii 'I ' , ' II, 1110 '111'1 " • 1,1 I 1 i:j , I 1 • . , 'r- ;1 • • " ;' ;, iii • • \ , ;, • if • r " .:. l J _1 ---------- I I I \ 1~ 142ND AVE. S.E. (HOQUIAM AVE. N.!::.) ~, ! , • I , i , ~ ! ! ! i I j i I ,- I 1 I , ~--~=---- ~ m ~6-~~b--a-,,"-p • HONEYBROOK CIRCLE DIVISION II " o ~ ~ I m W m ~~1~~~~:::: ,t A PORTION of the S. W. 1/4, SE _~ • ," CnON 32 I =1 ' r~"-,r'·-· --'. I I ::1'1.:':1.']. ,'t,lle I, ", "",' •• ~_ , E It's 1 Ji";:" . TOWNSHIP 23 ,._,./ ' .. W.M. 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OF LOTS: 26 PROPOSED DENSITY: 7.99 UNITS/ACRE ZONING: R~6 PROPOSEO USE: DETACHED SINGlE FA~llY RESIDENTIAL SITE SERVICES SEWER' CIT'( OF RENTON WATER' KING COUNT'( W"-TER OISl. NO. 90 SCHOOL: RENTON SCHOOL DISTRICT FIRE: CITY OF RENTON TaEf'HONE; OWESl ELECTRiCAL <II: GAS: PUGET SOUND ENERGY CABl...E T.V.: COt.l~ CABLEVlSlON UN-t.lAPPED EASEMENTS: ,. tASDlDoT 10 _.tudE FAU.S. -olE __ CCU' ...... FOR I'O\IEIt IJI'tEs All l"ftI1I[~llY <::<:O<!SlIIUC1IlI ft£C.. ,347n4. Z.~ ........ \ll"SCUoIOI'O\O[".l/Q1rCOlilP .... y. ftIII PI)fO LINES AS I>R(SOlIU o:Ml'IIICIQ) 1I:EC.,1HQ2OiI. APN: 10230$ 9394 SITE ADDRESS: 14-035 SE 122nd ST. CITY t.lAP PAGE E6 NOTE: ALL EXISTING STRUCTURES ARE TO BE REt.lOVED. GRAPHIC SCALE ~ ~. ~ ,~ --_.....' , --- -I IN 7DI') 1 Inet. -"" II. OWNER: KENNEIH E. JOHNSON 14035 SE 122nd ST. RENTON, WA. (j z i2. ; ~~81~ Z:S~~:a (3 ~ . ~= Zs3:i~R W~"" i • 0::: ~'" 6 ~ W~ ,f (j w <: ., e~ " "'!l: 15" ~ <-:; rc ~ ~ 0).. ~ ~ It: ~ i1! ~ ~ ~ ~ ~a. to: ~ ~ ~i~ ~ i~~ I ~ ~Ii .'\ I ." UML *"<ZI " _ """ ....--~ ----= ---- ~..L.. • ..L.. , N ;::. ~ e:l =: ~ N ~ 0 <=: N "'" "-!Oil I z ::E: '" R-8 NE 10th st. R-~ z NE 9th St Q) :> <t: -0 -Q) .-R-8~ NE RM-F . R-14 CA CA CA ~e R-8 R-8 7th St. R-8 !Oil rn !Oil z R-8~ <t: 8 ( A ZONING e .~. = TICIOOCAL BBRVICBS D6 . 3 T23N R5E E 112 E 112th PI. R-8 .<:: SE 113th -' R-eo ..q< ....... , R-8 S R ___ 8) R-4 R-8 NE 10th St. R-4 SE 117th R-8 R-8 SE 124th R-8 R-8 !Oil rn Q) :> <t: .<:: -' R~ Q) :> <t: Q) -R-4 R-4 Z R-4 ._-.... --_. 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H? ... 25-"23~R4E 3OT23NA5E' :2923NA5E '" 28T23NA5E 2tT23NR5E 26T23N--A5E':' 25 1 T22N R4E 6 T22N R5E RESIDENTIAL ~ Resource Conservation ~ Residential 1 dulac ~ Residential 4 dulac ~ Residential II-dulac ~ Residential Manufactured Homes ~ Residential 10 dulac 1 R-14 Residential 14 dulac 1 RH-fl Residential Multi-Family IR"-11 Reflidenlial Multi-Family Traditional IRM-U I Residential Multi-Family Urban Center" Printed by Print & Mail Services, City of Renton 833 e J7 1.A<F.YOl~ 5 T22N R5E 4 T22N R5E 3 T22N R5E 2 T22N R5E 1 T2 MIXED USE CENTER ~ center Villaie IUC-Nli UrbllD Center -North 1 IUC-~21 urbaD Center -North 2 ~ center DOlfDlowu· I co;;: I CommerciaJ/Ofrice/Resldentilll COMMERCIAL @J Commercial Arb.rial" ~ Commercial Office" ~ Commercial Nei,ghborhood INDUSTRIAL ~ Industrial -Henvy o Industri.al -Medium o indu9lria.i -Ua:hl (P) Publicly Olmed R~~R~ Renton City UmilB ___ ._ Adjacent City Limits _ Book Pagea Boundary KROLL PAGE • May include Overlay District!. S~e Appendix mapfl. For additional relulalioD! In Overlay Di.Jrt.:rictB, plell8e aee RUe 4-3. PAGE# INDEX ENVIRONMENTAL DETERMINATION & PUBLIC HEARING ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION PROJECT NAME: Honeybrook Circle Division II Preliminary Plat PROJECT NUMBER: LUA07·085, PP, ECF LOCATION: 4915 NE 7'" Street (1023059394 and 1023059208) DESCRIPTION: Application for Environmental Review and Preliminary Plat approval for a 26-lot plat in the R-8 zone. Subject site is 4.12 acres on the south side of NE 8th Street between Field Avenue NE and Hoquiam Avenue NE. The existing home will be removed. Proposed lots will range from 4,500 square feet to 9,368 square feet, with a density of 8.00 dwelling units/acre. No critical areas have been identified onsite. THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. Appeals of the environmental detennination must be filed in writing on or before 5:00 PM on October 8, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430·6510. A PUBLIC HEARING WILL BE HELD BY THE RENTON HEARING EXAMINER AT HIS REGULAR MEETING IN THE COUNCIL CHAMBERS ON THE 7TH FLOOR OF CITY HALL, 1055 SOUTH GRADY WAY, RENTON, WASHINGTON, ON OCTOBER 9, 2007 AT 9:00 AM TO CONSIDER THE PRELIMINARY PLAT. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL BE HEARD AS PART OF THIS PUBLIC HEARING. FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEVELOPMENT DI\IISIONAT 430·7200. CITY F RENTON Kathy Keolker, Mayor Planning/BuildinglPublic Works Department Gregg Zimmerman P.E., Administrator September 20, 2007 Matt Cyr ESM Consulting Engineers 33915 First Way S ste: #200 Federal Way, WA 98003 SUBJECT: Dear Mr. Cyr: Honeybrook Circle Division II Preliminary Plat LUA07-085, PP, ECF This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non- Significance-Mitigated with Mitigation Measures. Please refer to the enclosed ERC Report and Decision, Section C for a list of the Mitigation Measures. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on October 8, 2007. Appeals must be filed in writing tpgether with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. A Public Hearing will be held by the Renton Hearing Examiner in the Council Chambers on the seventh floor of City Hall, 1055 South Grady Way, Renton, Washington, on ,October 9, 2007 at 9:00 AM to consider the Preliminary Plat. The applicant or representative(s) of the applicant is required to be present at the public hearing. A copy of the staffreport will be mailed to you one week before the hearing. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. The preceding information will assist you in planning for implementation of your project and enable you to exercise your appeal rights more fully, if you choose to do so .. If you have any questions or desire clarification ofthe above, please call me at (425) 430-7270. For the Environmental Review Committee, fkk~t4( Andrea Petzel . Associate Planner Enclosure ce: Kenneth Johnson I Owner(s) Norm Lane, Patrick Enfield, Pam Belli Party(ies) of Record Marc Rousso I Applicant -------------1-05-5-S-0-u-fu-G-rn-d-y-W-a-Y--~R-e-nt-on-,-W-a-Sh-i-ng-t-on~9-80-5-7--~---------~ (1) This paper contains 50% recycled material, 30% post consumer AHEAD OF THE CURVE CITY F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator September 20, 2007 Wasbington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, W A 98504-7703' Subject: Environmental Determination Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on September 17, 2007: DETERMINATION OF NON-SIGNIFICANCE -MITIGATED PROJECT NAME: PROJECT NUMBER: LOCATION: Honeybrook Circle Division II Preliminary Plat LUA07-085, PP, ECF 4915 NE. 7th Street (1023059394 and 1023059208) DESCRIPTION: Application for Environmental Review and Preliminary Plai approval for a 26-lot plat in the R-8 zone. Subject site is 4.12 acres ou the south side of NE 8th Street between Field Avenue NE and Hoquiam Avenue NE. The existing home will be removed. Proposed lots will range from 4,500 square feet to 9,368 square feet, with a density of 8.00 dwelling units/acre. No critical areas have been Identified oIlsltc. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on October 8, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-11 O.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. If you have questions, please call me at (425) 430,7270. For the Environmental Review Committee, Ckk~t4{ Andrea Petzel Associate Planner cc: King County Wastewater Treatment Division WDFW, Stewart Reinbold David F. Dietzman, Department of Nattlral Resources WSDOT, Northwest Region Duwamish Tribal Office Karen Walter, Fisheries, Muckleshoot Indian Tribe (Ordinance) Melissa Calvert, Muckleshoot Culttltal Resources Program US Army Corp. of Engineers Stephariie Kramer, Office of Archaeology & Historic Preservation ~ ---"E"'"~Cllo.OS"""lttre'----I-05-5-S-0-Uth-G-ra-d-Y-W-a-y---R-en-to-n-,-w-as-h-i-ng-to-n-98~O~57-------RE N TON .@ This paper contains 50% recycled malenal, 30% post consumer AHEAD OF THE CURVE CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED MITIGATION MEASURES APPLICATION NO(S): LUA07-085, PP, ECF APPLICANT: Marc Rousso, Jaymarc Holdings LLC PROJECT NAME: Honeybrook Circle Division" Preliminary Plat DESCRIPTION OF PROPOSAL: Application for Environmental Review and Preliminary Plat approval for a 26-lot plat in the R-8 zone. Subject site is 4.12 acres on the south side of NE 8th Street between Field Avenue NE and Hoquiam AvenueNE. The existing home will be removed. Proposed lots will range from 4,500 square feet to 9,368 square feet, with a density of 8.00 dwelling units/acre. No critical areas have been Identified ansite. LOCATION OF PROPOSAL: LEAD AGENCY: MITIGATION MEASURES: 4915 NE 7th Street (1023059394 and 1023059208) The City of Renton Department of Planning/Building/Public Works Development Planning Section 1. The applicant will be required to comply with the recommendations found in the geotechnical report titled "Proposed Johnson Plat Residential Development" prepared by Earth Solutions NW (dated August 1, . 2007). 2. The applicant shall be required toprovideaTemporary Erosion andSedimentation Control Plan (TESCP) designed according to the Department of Ecolqgy's Erosion and Sediment Control Requirements outlined in Volume" of the most current Storrnwater, Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of utility construdtion permits. This condition shall be subject to the review and approval of the Development Services Division. 3,The detention system for this project shall be required tocomplywith the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control, a.k.a. Level 2) and water quality improvements .. 4. The applicarit shall pay a Parks Mitigation Fee based Ori $530.76 per each new single-family lot prior to recording the final plat. 5. The applicant shall pay a Traffic Mitigation Fee of $75.00 per each new average weekday trip (estimated at $17,943]5) prior to the recording of the final plat. 6. The applicarit shall pay a Fire Mitigation Fee based on $488.00 per new single-family structures prior to . recording the final plat. ERG,Mitigation Measures Page 1 of.1 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE-MITIGATED ADVISORY NOTES . APPLICATION NO(S): LUA07-085, PP, ECF APPLICANT: Marc Rousso, Jaymarc Holdings LLC PROJECT NAME: Honeybrook Circle Division II Preliminary Plat DESCRIPTION OF PROPOSAL Application for Environmental Review and Preliminary Plat approval for a 26-lot plat in the R-8 zone. Subject site is 4.12 acres on the south side of NE 8th Street between Field Avenue NE and Hoquiam Avenue NE. The existing home will be removed. Proposed lots will range from 4,500 square feet to 9,368 square feet, with a density of 8.00 dwelling units/acre. No critical areas have been identified onsite. LOCATION OF PROPOSAL LEAD AGENCY: 4915 NE 7th Street (1023059394 and 1023059208) The City of Renton Department of Planning/Building/Public Works Development Planning Section Advisory Notes to Applicant: The following notes are supplemental information provided in conjunction with the environmental determination. Because these notes are provided as inforrrtation only, they arenots,ubject to·the appeal process for environmental determinations. Planning 1. RMC section 4-4~030.C.2 limits haul hours oelweeri8t30 ~rn to 3:30 pm, Monday through Friday unless otherwise approved by the Development $e.!'\iicespiviSion. ihe Development Services Division reserves the right to rescind the approved extend!<d tiaulhoursatari)l time if complaints are received. 2. Commercial, multi-family, new single family arid other nonresidential construction activities shall be. restricted to the hours between' seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be resiricted to the hours betweeri nine o'clock (9:00) a.m .. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays .. Property Services 1. Will be sent under a different lelter. . Fire 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 sq. ft. in area (including garage area), the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. Plan Review -Storm/Surface Water 1. All fire hydrants must be capable of delivering a minimum of1 ,000 GPM and be per City of Renton code including Stortz fittings. . 2.. Per Renton fire code, any new single family-dwelling construction (not exceeding 3,600 square-feet of gross building area, including garage) must have a fire hydrant capable of delivering a minimum of 1 ,000gpm within 300 feet of the structure. If the proposed single-family dwelling exceeds 3,600 square feet, the minimum fire flow increases to 1,500 GPM or higher and will require two hydrants within 300 feet of the structure, and each hydrant must be able to deliver 1.,000 gpm. 3. The City of Renton Water System Development Charges of $1,956 per new single-family parcel will be required for this preliminary plat This fee must be paid prior to issuance of the construction permit for the preliminary plat and prior to recording the preliminary plat. . ERC Advisory Notes Page 1 of 2 4. The runoff from the new houses must be tight lined into the storm drainage system. 5. Surface Water System Development Charges of $759 per new single-family parcel will be required for this preliminary plat. This fee must be paid prior to issuance of the construction permit for the preliminary plat. Plan Review -Sanitary Sewer 1. Dual sidesewers will not be allowed. The new lot must be served with an individual sidesewer. 2. The applicant is responsible for securingany necessary easements to serve this preliminary. plat with sanitary sewer. 3. System Development Charges of $1,017 per each new lot are required. These fees are collected prior to the issuance of a construction permit and prior to the recording of the final plat Plan Review -Street Improvements 1. The project site has curb, gutter and sidewalk across the frontage of the parcel being developed --any damage during construction shall be fully addressed prior to recording the final plat. 2. All new electrical, phone and cable services to the plat must be undergrounded, Construction of these franchise utilities must be inspected .and approved by a City of Renton public works inspector prior to recording of the final plat. Plan Review -General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standar~s by.aregistered Civil Engineer. 2 .. The construction permit application musti~clude'~n'itel1lizedcostestimate for these improvements .. The fee for review and inspection of these improvements is 5% of theffrst $100,000 of the estimated construction costs; 4% of anything over $100,CO but less than $200,000, and 3% of anything over $200,000. Half of this fee must be paid upon applicationfofconst[uction permits (preliminary plat improvements), and the remainder when the construction permit is jssued. There may be additional fees for water service related expenses. 3 .. All plans shall be tied to a minimum of two ofthe City of· Renton Horizontal and Vertical Control Network. ERe Adliisory Notes Page 2 of 2 CITY OF RENTON DETERMINATION OF NON-SIGNIFICANCE (MITIGATED) APPLICATION NO(S): LUA07-085, PP, ECF APPLICANT: Marc Rousso, Jaymarc Holdings LLC PROJECT NAME: Honeybrook Circle Division II Preliminary Plat DESCRIPTION OF PROPOSAL: Application for Environmental Review and Preliminary Plat approval for a 26-lot plat in the R-8 zone. Subject site is 4.12 acres on the south side of NE 8th Street between Field Avenue NE and Hoquiam Avenue NE. The existing home will be removed. Proposed lots will range from 4,500 square feet to 9,368 square feet, with a density of 8.00 dwelling units/acre. No critical areas have been identified onsite. LOCATION OF PROPOSAL: LEAD AGENCY 4915 NE 7th Street (1023059394 and 1023059208) The City of Renton Department of Planning/Building/Public Works Development Planning Section The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21 C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-6-6 Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Appeals of the environmental determination must be filed in writing on or before 5:00 PM on October 8, 2007. Appeals must be filed in writing together with the required $75.00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of Renton Municipal Code Section 4-8-110.B. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425) 430-6510. PUBLICATION DATE: DATE OF DECISION: SIGNATURES: Terry Higashiyama, Administrator Community Services September 22, 2007 September 17, 2007 Date Date STAFF REPORT A. BACKGROUND City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL REVIEW COMMITTEE ERC MEETING DATE: September 17, 2007 Project Name: Project Number: Project Manager: Project Description: Project Location: Exist. Bldg. Area gsI Staff Recommendation: ERe Report.doc Honeybrook Circle Division II Preliminary Plat LUA07-085, PP, ECF Andrea Petzel, Associate Planner Application for Environmental Review and Preliminary Plat approval for a 26-10t plat in the R-8 zone. Subject site is 4.12 acres on the south side ofNE 8th Street between Field Avenue NE and Hoquiam Avenue NE. The existing home will be removed. Proposed lots will range from 4,500 square feet to 9,368 square feet, with a density of 8,00 dwelling units/acre. No critical areas have been identified onsite. (Project description continued on next page.) 4915 NE 71h Street (1023059394 and 1023059208) Existing home TBR Site Area: 179,439 square feet (4.12 acres) Staff recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M), City uIRe1l101l PIB/PW Department HONE'lBROOK CiRCLE DIVISION II PRELIMINARY PLAT f.RC RI:POR J: SEPTEMBER 17, 2007 A. BACKGROUND (CONTINUED) El/virOI1l 1 Revinv COlllrnittee S'laf! Report LUA 07-085, PP, ECF P(lge:2 of6 Access to the new lots will bc [rom new internal public streets (Field and Graham Avenue NE) that will connect with the adJ3cent Honeybrook Circle Plat to the south (LUA 06-143). A half street, NE 8th Street, will be constructed on the north property line. Field Avenue and Graham Avenue will be constructed on the south side of the plat. Drainage facilities for this plat will be combined with the drainage vault in the adjacent Honeybrook Circle plat. There are 300 significant trees onsite, of which the applicant would be required to preserve 75. A wetland reconnaissance was submitted with the project application and no wetlands were found on the project site. In order to meet density requirements, the applicant will submit an application for a lot line adjustment with the property abutting to the south, the Honeybrook Circle Plat. Plat approval would be subject to the condition that the lot line is approved. B. RECOMMENDATION Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials make the following Environmental Determination: DETERMINATION OF NON·SIGNIFICANCE Issue DNS with 14 day Appeal Period. C. MITIGATION MEASURES DETERMINATION OF NON· SIGNIFICANCE· MITIGATED. X Issue DNS-M with 14 day Appeal Period. Issue DNS-M with 15 day Period followed by a 14 day Appeal Period. I. Thc applicant will be required to comply with the recommendations found in the geotechnical report titled "Proposed Johnson Plat Residential Development" prepared by Earth Solutions NW (dated August 1,2007). 2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed according to the Department of Ecology's Erosion and Sediment Control Requirements outlined in Volume II of the most current Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of utility construction permits. This condition shall be subject to the review and approval of the Development Services Division. 3. The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control, a.k.a. Level 2) and water quality improvements. 4. The applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single-family lot prior to recording the final plat. 5. The applicant shall pay a Traffic Mitigation Fee of575.00 per each new average weekday trip (estimated at $17,943.75) prior to the recording of the final plat. 6. The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single-family structures prior to recording the final plat. City oj Renton PIB/PW Department HONEYBROOK CIRCLE DIVISJOfIIll PRELIMINARY PLAT ERe REPORT, S£/'TEkfBER /7, 2007 D. ENVIRONMENTAL IMPACTS Environ! f Review Committee Staff Report LUA 07-085, PP, ECF Page 3 0/6 In compliance with RCW 43.21 C. 240, the following project ellvironmelltal review addresses only those project impacts that are not adequately addressed ullder existing development standards alld ellvirollmelltal regulations. I. Earth Impacts: As a submittal requirement, the applicant provided geotechnical engineering report, Proposed Johnson Residential Development by Earth Solutions NW (dated August 1,2007). According to the report, the overall site topography is relatively level, with a total elevation change of approximately 15 feet and gradients on the order of 5-10 percent. The property slopes to the south and west, with the steepest slope (approximately 10 percent), in the southwest comer of the property. Vegetation on the site is primarily a mature forest with a mixture of deciduous and evergreen trees, as well as some ornamental landscaping around the existing house, There are 300 significant trees onsite, The onsite soils consist of Alderwood (AgB) gravelly sandy loam according to the King County Soil Survey, Grading will consist of constructing proposed roads, lots, water, sewer and other utilities. There are no known surface indications of unstable soils on, or in the immediate vicinity of the proposed site location, Approximately 650 cubic yards of fill and 1,050 cubic yards of cut will accompany this project, with the excess material transported off-site to an approved receiving location that has yet to be detemlined. Approximately 50 percent of the site will be covered with impervious surface. Due to the potential impacts that could occur during construction, staffrecommends as a mitigation measure that construction of the project be required to comply with the recommendations found in the geotechnical report prepared by Earth Solutions NW (dated August I, 2007), Due to the potential for erosion to occur from the subject site, staffrecommends a mitigation measure that requires the applicant to comply with the Department of Ecology's Erosion and Sediment Control Requirements as outlined in Volume II of the most current Stormwater Management Manual. Mitigation Measures: I. The applicant will be required to comply with the recommendations found in the geotechnical report titled "Proposed Johnson Plat Residential Development" prepared by Earth Solutions NW (dated August 1,2007). 2, The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan (TESCP) designed according to the Department of Ecology's (DOE) Erosion and Sediment Control Requirements outlined in Volume II of the most current Stormwater Management Manual and provide staff with a Construction Mitigation Plan prior to issuance of utility construction permits. This condition shall be subject to the review and approval of the Development Services Division. Nexus: SEPA regulations, DOE Stormwater Management Manual 2. Air Impacts: During construction, short-term emissions may occur, including dust and vehicle emissions from construction-related equipment. Dust emissions will be controlled during site construction by using best management practices, including periodic watering of disturbed areas. After construction, emissions from this project would primarily result from automobiles, as is typical with residential development. Mitigation Measures: No further mitigation is necessary. lily ofRclltOIl PIBIPW Department HONEYBROOK CIRCLE DIVISION II PRELIMINARY PLAT ERe REPORl: S!:YfFivIHFR j 7,2007 Nexus: Not applicable. 3. Water -Stormwater Envirow I Revieli! Committee Staff"Reporf LUA 07-085, PP, ECF Page4of6 Impacts: A Preliminary Technical Information Report by Jim Jaeger (dated July 31, 2007) was submitted as part of the application materials. The report states the existing site currently sheet flows across the property to the southwest and west. The proposed drainage system will collect runoff into the abutting Honeybrook Circle vault (shared) and discharge it into a pipe that runs west along NE 6th Street. This pipe will discharge into the same drainage pipe that currently collects the existing runoff from the subject site. The City's Plan Review section has reviewed the submitted drainage report. Due to potential downstream drainage issues, staff recommends as a mitigation measure requiring the project to comply with the 2005 King County Surface Water Drainage Manual to meet both detention (Conservation Flow control, a.k.a. Level 2) and water quality improvements. Mitigation Measures: The detention system for this project shall be required to comply with the requirements found in the 2005 King County Surface Water Design Manual to meet both detention (Conservation Flow control, a.k.a. Level 2) and water quality improvements. Nexus: SEPA Regulations, 2005 King County Surface Water Design Manual 4. Plants Impacts: The site is densely vegetated with forest, shrubs and groundcover. According the preliminary tree inventory plan, the site contains 300 significant trees. A total of 25 percent of existing trees are required to be retained or replaced onsite. The proposal to retain 52 trees would result in retention rate of 17 percent. Staff will recommend that as a condition of Preliminary Plat approval, that the applicant be required to make up the difference by planting 23 2-inch caliper trees. Mitigation Measures: No further mitigation is recommended Nexus: Not applicable. 5. Recreation Impacts: The proposal does not provide onsite recreation areas for future residents of the proposed plat. It is anticipated that the proposed development would generate future demand on existing City parks and recreational facilities and programs. Therefore, staff recommends a mitigation measure requiring that the applicant pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. The fee is estimated at $13,799.76 (25 new lots x $530.76 ~ $13,269.00), which is payable prior to the recording of the final plat. Mitigation Measures: Prior to recording the final plat, the applicant shall pay a Parks Mitigation Fee based on $530.76 per each new single-family lot. Nexus: SEPA Environmental Regulations, Resolution 3082 6. Transportation Impacts: The plat will construct NE 6th Street along the south boundary as a connection to Hoquiam Avenue NE. A half street, NE S'" Street, along the north boundary will also be constructed and connect to Hoquiam Avenue NE. Internally, Field and Graham Avenue NE will be aligned with the existing Honeybrook Circle Plat, and loop through the development. It is anticipated that the proposed project City afRenlO1l j}/B/PW J)epartfllcllt HONEYBROOK CIRCLE DIVISION II PRELIMINARY PLAT ERC REPOR~ SEPTEMBER 17, 2007 Envirollf I Review Committee Staff Report LliA 07-085, PP, ECF Page j 0/6 would result in impacts to the City's street system, Therefore, staff recommends a mitigation measure requiring the payment ofa Traffic Mitigation Fee in the amount ofS75,00 for each new net daily trip, The fee is estimated at SI7,943,75 (239,25 new net daily trips x $75 = $17,943.75), and is due prior to the recording ofthe final plat. Mitigation Measures: The applicant shall pay a Traffic Mitigation Fee estimated at $17,943,75 (239.25 new net daily trips x $75 = $17,943,75), and is due prior to the recording ofthe final plat. Nexus: SEPA Environmental Regulations, Resolution 3100 7. Public Services Impacts: The proposal will add new residential units to the City that potentially would impact the City's Police and Fire Emergency Services, Staff recommends a mitigation measure requiring the applicant pay a Fire Mitigation Fee based on $488,00 per new single-family structures prior to recording the final plat. The fee is estimated at $12,688,00 (25 lots x S488.00 = $12,688.00), Mitigation Measures: The applicant shall pay a Fire Mitigation Fee based on $488.00 per new single- family structures prior to recording the final plat. Nexus: SEPA Regulations, Resolution 2913 E. COMMENTS OF REVIEWING DEPARTMENTS The proposalltas been circulated to City Departmelltal / Divisiollal Reviewers for their review. Where applicable, these commellts have beell illcorporated illto the text of this report as Mitigatioll Measures alld/or Notes to Applicallt. _L Copies of all Review Commellts are cOlltailled ill the Official File. __ Copies of all Review Commellts are aI/ached to this report. Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing ou or before 5:00 PM on October 8, 2007. Appeals must be filed in "Titing together with the required $75,00 application fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, W A 98057, City of Renton Municipal Code Section 4-8-110 governs appeals to the Examiner. Additional information regarding the appeal process may be obtained from the Renton City Clerk's Office, (425)-430-6510, Cify oIRelllOlI PIBIPW Departlllent /lONEYBROOK CIRCLE DIVISION II PRELIMINARY PLAT Envirolll I Review Committee Staff Report LUA 07-085, PP, ECF ERe REPORT, S£I'TEMBER 17. 2007 Page6of6 ADVISORY NOTES TO APPUCANT Thefollowing notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject 10 the appeal process for the land use actiolls Planning I. 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. The Development Services Division reserves the right to rescind the approved extended haul hours at any time if complaints are received. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between ninc o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays. Property Services W ill be sent under a different letter. Fire 1. A fire hydrant with 1,000 GPM fire flow is required within 300 feet of all new single-family structures. If the building square footage exceeds 3,600 sq. ft. in area (including garage area), the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structures. Plan Review --Storm/Surface Water 1. All fire hydrants must be capable of delivering a minimum of 1,000 GPM and be per City of Renton code including Stortz fittings. 2. Per Renton fire code. any new single family-dwelling construction (not exceeding 3,600 square-feet of gross building area, including garage) must have a fire hydrant capable of delivering a minimum of 1,000 gpm within 300 feet of the structure. If the proposed single-family dwelling exceeds 3,600 square feet, the minimum fire flow increases to 1,500 GPM or higher and will require two hydrants within 300 feet of the structure, and each hydrant must be able to deliver 1,000 gpm. 3. The City of Renton Water System Development Charges of$l ,956 per new single-family parcel will be required for this preliminary plat. This fee must be paid prior to issuance of the construction permit for the preliminary plat and prior to recording the preliminary plat. 4. The runofffrom the new houses must be tight lined into the storm drainage system. 5. Surface Water System Development Charges of$759 per new single-family parcel will be required for this preliminary plat. This fee must be paid prior to issuance of the construction permit for the preliminary plat. Plan Review -Sanitary Sewer 1. Dual sidesewers will not be allowed. The new lot must be served with an individual sidesewer. 2. The applicant is responsible for securing any necessary easements to serve this preliminary plat with sanitary sewer. 3. System Development Charges of $1,017 per each new lot are required. These fees are collected prior to the issuance of a construction permit and prior to the recording of the final plat Plan Review -Street Improvements 1. The project site has curb, gutter and sidewalk across the frontage of the parcel being developed --any damage during construction shall be fully addressed prior to recording the final plat. 2. All new electrical, phone and cable services to the plat must be undergrounded. Construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording of the final plat. Plan Review -General 1. All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a registered Civil Engineer. 2. The construction permit application must include an itemized cost estimate for these improvements. The fee for review and inspection of these improvements is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,00 but less than $200,000, and 3% of anything over $200,000. Half of this fee must be paid upon application for construction permits (preliminary plat improvements), and the remainder when the construction permit is issued. There may be additional fees for water service related expenses. 3. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. ~~~~:~.:: -~ .. ., 'f A PORTION of the S. W. 1 SECTION 32. TOWNSHIP 23 N •• RANGE 5 E •• W.U. <!9lJ()!91~O 1 ,=. l!08431 Sf" 3 :1: <@lJ()~J€, !l.~ -------, ~ : ~, ~ 10: , iSl Ill! <:(.,lIJ .... ij) : !!!I I "<, , ~I ------j -i i i <l]'J!I!fI!»j) / ~K:' I .~ I "!.:;;'::;5(>1.';~-'-"-7'""--' .' -:_. ":'.~ .. ~ h "T' '1,' ,l;=;; --, ", ' ,~. :-r E Kn~.-~ c.,-L . ~-:'R.jJ2F -h ~ 1: -0, =-..---,r9!\ _ < ......... , . 1'0·00' .1 ~,._'7---~-------, I \ ~, --I :- -lO'---~---,. I '"si~:I~ in '" " ...,~ ~ ~: I I I '< I I \ll ~--'OI<CCC·' ~: I'!!!, ('1\3\,-0 0 4 I'l!l -.." 1\ ~, : \ , \ : t <t62JQ.",i) \ .roo""", .. t) l • ._N)(~~ ~ "< \,\01< : ' Pi::, -l I'd ~ ,--1 fl II ,'< ' I I , I' I ' , I I '--____________________ 1 i_I ___ I _ + NE6thsr i l:::....------r---NEiiihsi------------------------~ ----------I I " " LOT AAEAS _F-I_lMARU) I 1 (_SfJ_IL£SSARUorlMl.ESS_I/JJ' ..... tst~) HONEY BROOKE WEST :,.e:~V;,?~, K'~ !iF~..::,. I ~~iJA~ , -i- '0----" I _~~_In'EI~ ~tre :::::.:-:.:-::::: Pointe (tel fSl_IIMIL Surveying VlONITY NAP N.T.S- LEGAL DESCRIPTION LOT 2 OF KING COUNTY SHORT PLAT NUhlBER -4-7711-4-, RECORDED UNDER RECOR~NG NUMBER 780-4-120882. IN KING COUNTY, WASHINGTON. SITE DATA GROSS AREA: 179439 SF -4.12 AC. AREA IN ROADS: 37716 Sf NET AREA: 141723 SF -.3.254 AC, ALLOWABLE NO. LOTS: 26 PROPOSED NO. OF LOTS: 26 PROPOSED DENSITY: 7.99 UNITS/ACRE ZONING; R-8 PROPOSED USE: DETACHED SINGLE FAhllLY RESlDENnl>.L SITE SERVICES SEWER' CITY OF RENTON WI>.TER, KING COUNTY WATER [)1ST. NO. 90 SCHOOl; RENTON SCHOOL DISTRICT FIRE: CrN OF RENTON TELEPHONE: QWEST ELECTRICAL &: ~ PUGET SOUNO ENERGY CABLE T.V.: COMCAST CA8LEVlSlON UN-MAPPED EI>.SE~ENTS: " t.05DID<TTO_~AIU._fE __ COIOP .... 1. roR PDWIlII UNES AS ~1\.y ~ I!V:. , 347710 2. I:Jo$f;WDjI 10 "'-'DElI SOUNO I'OMJII '" UQlT CQIIPMIV. roR pa_ LJ:1[!i AS PllafHlI.v COHS1IfJC1fD 1!V:.'2H02(la. APN: 102305 9394 SITE ADDRESS: 14035 SE 122nd ST. CITY' MAP PAGE E6 NOTE: ALL EXISTING STRUCTURES I>.RE TO BE REMOVED. GRAPHIC SCALE 00 B7 110 ,110 ~ •• ~ I .M II" l"aT) 1 .. ",,_00 Il O\'INER: KENNETH E. JOHNSON 1 4035 SE 122nd ST RENTON, WA. ~'.cLUf'ME " z ffi 1: ~ W;t"i ~ ~~~ ~ ,,~ Z:S~ W L:~ ~ '" ~ ~ >: a:: ~ '" ~ ; W~ if"- " W ~ -, '" " .. i5~ .., ... ~~ "'~ 15~ ~~ ~g: J: <.> oj ~ ~ '§i ~ ~.! ~ ~I! 5! ' '! RECEIVED '\~~ ':!';~~~:':", ii:Pf.r:::;,""-" 'J' I 11_ ' "'. A PORTION of th I I. "".". 32, TO .... SHI ll' III ~ I~\' .,I_~.';;;;' • S.W. 1/4, SECTION , ,; , ;J'~" • ~ ' .• _" ~ F~~r:kf;'!; .~:<~~t?~'l:;J,~g*,~"~---,~":f~" l' -I I/~ /'" 21 ~ t r .. ~ ~~ -..... . ........ _,.~.J 1'" ~" I'" -"" .---~. -~.,-. .'--,"" -j")" ~\,j ___ \ \i-;"k,f:t~" " .W~-.~i* -. -. -. -.--'~~~'~" .. : j;' "~"~. "'1' --".i:r To!" > .<,"" ~-.. ~ . -" .... _' " ·'1 .' ., . -'-' '-' ~ .. y';' --' , ..... ' "j!.''.:;! ~ .t\-\--+\¥'-1~"---'r-::r;...,.." ':-~."." Ig-,-. ~:';~~.' 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":J-t1 ' j 5 ' -4j " I :0 I~ J'1/*l~. 1:~---.. ;;...tz; , ---\"~ >ttt\: tt: (: : r' ' :!i .c •. ,. __ ,1fc 1; C\'i7-1 I • ,j>_. 0" -..j I i-'- :\ ;1 Ii " , I ;;; ;" " ,_'-~ .,_ '0, ;._ .•. ..,.. t-c-----. . ....... _~_o, '-'" . .' ,. • ~,",,_ '0" ,,' \ ''--., ' '" . M-• ,,-_iLl ~ I OJ , _,:'--' l~ ",---,' ,-';;;-';..... ' -...... -:.J:'. ;:;. tL" '" " .-... ..:: ". ,--,'" ... : ,. _oj __ --. ~ •• ~. ",00--' I"' , __ I' --.--- , " , _, 0 .' .---,' ~: L • ~ __ -<1(' ~: . __ !:ol ~ I oo~ ORO .. £' I <1(1 Q \\ot-lt.'i6I'-, ' ~I' d, I ~ G: I 1 - ----'~ ~ Ii I -+ lRACT A I DRAINAGE I : I ' ! :--_____________________ ; L_.--=-: __ J ,~, ___ -'-'--'_=:_-"-'-__ -+-_ .".E6'/1.ST.---i I NE 6th ST. 1 : '<----. I .----------, I HO+'1 BROof'[ W£ST ') , I ' , , , , I I I: :1 'il jl~~s1TE II I"F' I ,.~, 'I ",,,.. ~' .. , I 1--;£:""~.l!!.<!L1i In 1 , ) 1 ; ""'. 'h. '1"1 'I !i!I • 1 'Iii c~ , '- I IlL:';' I ",,, .. NORTH I_~_"'~~"" I ~ -4--, "n. I ;1 il 1 1 VlONITY MAP N.T.S LEGEND ~ ElClSTlNG ll'IEES ~ 'TREES TO BE SA~ 0.. aLARING ~ITS ~~-~~ PROPOSED CONTOUR ----~- EXlST1~G CONroJR TOTAL TREES ON SnE, 262 TREES TO SE REMOVED: 210 TREES TO BE SAVED: 52 PREUM. GRADING OUANTITIES: FILL: 640 CY CUT: 1020 CY GRAPHIC SCALE OEVaOPMENT PlANNIN errv OF RENTON AUG -7 2007 RECEIVED 40 B7 eo ,110 "-__ -~ I [1M1"D'r) 1 Inth _ * ft. (j z ~, ~. W~~Ld ~~~~~ ,,~<{ ~'"' Z:5:t~ij w~~~~ cr '" "" 8 ~ W * eO, (j w « --, e~ i i '" " '" <; '!: d ~ '" 13 13 ~ ~ 2 '" ~ ~ i5 i5 " I l: ~ ~tJ .~~ ~O'>~ ,. l: ~!<~ >l o~-I ~ ~~j , ~ I -"""'- """"'" I-_ 40" ----_. ~ -~ ----~ --------'-----.~ +++++H-1+t+++-. w ,-ttrr-+tlWHtt-++f-~ z \ -.i I-~ 11. 41-+-++++ , ifHH-H,~- \ ' 8 . -,. +-4"1 \H--H--L+--'-l--I-~-h , :lig T+MH, + ~+,~ k\ , i8 Q ~ -~ a:: ~ ! "' .1 0 M • ';1 C'\I::: _ " tr I \! ~ • o " ~ , W j (J) , 'U I !~ , ~ -+ • ~f~1 • • !z ~ ~h~ C- 0' 0 Ii' --I w I~' , > : J\i'J ~ I Iii :, • ") :,1 :, <. I!; I HI :. " 1~1 110 ~ IIi. , • I \ • 'III', ~ ~'" ~ I r " j'il! I II lI" ~ 'r! 'ill li'l"" 1·lilill' lI'ill"l Hj lHI, It,II,11i ,lllhll! j,. • -+ City 0, rtenton Department of Planning I Building I Public Norks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: A1r-ts COMMENTS DUE: SEPTEMBER 3, 2007 APPLICATION NO: LUA07-085, PP, ECF DATE CIRCULATED: AUGUST 20,2007 (") APPLICANT: Marc Rousso PROJECT MANAGER: Andrea Petzel PROJECT TITLE: Honeybrook Circle Div II Preliminary Plat PLAN REVIEW: Arneta Henninger SITE AREA: 4.12 acres BUILDING AREA (gross): N/A LOCATION: 4915 NE 7'h Street WORK ORDER NO: 7792 ,~u C'.:JI SUMMARY OF PROPOSAL: Application for Environmental Review and Preliminary Plat approval for a 26-lot plat in th~zo~ Subject site is 4.12 acres on the south side of NE 8th Street between Field Place NE and Hoquaim Avenue NE. The exis!Hg home will be removed. Proposed lots will range from 4,500sf to 9,368 sf, with a density of 8.00 dwelling units/acre. Access to the new lots will be from new internal public streets that will connect with the adjacent Honeybrook Circle Plat. A half street, NE 8th Street, will be constructed on the north property line. Field Avenue and Graham Avenue will be constructed on the south side of the plat. Drainage facilities for this plat will be combined with the drainage vault in the adjacent Honeybrook Circle plat. There are 300 significant trees onsite, and no reported critical areas. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Env;ronment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housinq Air Aesthetics Water L(qhflGfare Plants Recreation Land/Shoreline Use Utilities Animals Trans ortalion Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE·RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional inform 'on is needed to properly assess this proposal. Date 7J 1 ) 1 -.. "" 1 , .J A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS "It is anticipated that the proposed development would generate future residents that would utilize existing City park and recreation facilities and programs. The City has adopted a Parks Mitigation Fee of $530.76 per each new single family lot to address these potential impacts." Parks Mitigation Fee Project Name: Project Address: Contact Person: Permit Number: Project Description: Land Use Type: ~Residential D Retail D Non-retail Calculation: rf Lui>, 07-oB:> Method of Calculation: SITE Trip Generation Manual, 7th Edition D Traffic Study D Other (vol SVCI'L 0.,,"7/ dv-r- L.lu-\ -:: 7.:5 Y "1 ,S 7'-1.-:' "1,7. SAD\' L.~.q,t.s y ~ 15,.5D ~ $ II) '143, ,.::; Project Name: Project Address: Contact Person: Permit Number: Project Description: Land Use Type: ft'Residential o Retail o Non-retail Calculation: P? Method of Calculation: ,B-tTE Trip Generation Manual, 7th Edition o Traffic Study o Other (LIO) SfR-'1.<,7/ eN->- LV>-\C:: ?.:5 v4.s1"-L~"\.LS At>\ ?..:,q\cS y ~ 15.J1> '-~ 11/143\ 7'5" City of kenton Department of Planning / Building / Public ,Iorks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: SEPTEMBER 3,2007 APPLICATION NO: LUA07-085, pp, ECF DATE CIRCULATED: AUGUST 20,2007 APPLICANT: Marc Rousso PROJECT MANAGER: Andrea Petzel PROJECT TITLE: Honevbrook Circle Div II Preliminary Plat PLAN REVIEW: Arneta Henninger SITE AREA: 4.12 acres BUILDING AREA (gross): N/A • "F, LOCATION: 4915 NE 7'h Street I WORK ORDER NO. 7792 "'\UO l ~ ZDD7 SUMMARY OF PROPOSAL: Application for Environmental Review and Preliminary Plat approval for a 26-~P~,gll'lAlQIlRSiJQJ/\/' Subject site is 4.12 acres on the south side of NE 8th Street between Field Place NE and Hoquaim Avenue NE. The existing home will be removed. Proposed lots will range from 4,500sf to 9,368 sf, with a density of 8.00 dwelling units/acre. Access to the new lots will be from new internal public streets that will connect with the adjacent Honeybrook Circle Plat. A half street, NE 8th Street, will be constructed on the north property line. Field Avenue and Graham Avenue will be constructed on the south side of the plat. Drainage facilities for this plat will be combined with the drainage vault in the adjacent Honeybrook Circle plat. There are 300 significant trees onsite, and no reported critical areas. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housin Air Aesthetics Water Li MIG/are Plants Recreation Land/Shoreline Use Utilities Animals Transportation EnVironmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information, needed to properly as s' this proposal. Signature of Director or Authorized Date City of t<enton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: COMMENTS DUE: SEPTEMBER 3, 2007 APPLICATION NO: LUA07-085, PP, ECF DATE CIRCULATED: AUGVSi2ll, 2007--- APPLICANT: Marc Rousso PROJECT MANAGER: Andrea Peizrl PROJECT TITLE: Honeybrook Circle Div II Preliminary Plat PLAN REVIEW: Arneta Henninger SITE AREA: 4.12 acres BUILDING AREA (qross): NIA AUG 2 0 2007 ,', ' LOCATION: 4915 NE 7" Street WORK ORDER NO: 7792 c i' L i I': 'v ,",r ~:, _,I -' 'I 1 SUMMARY OF PROPOSAL: Application for Environmental Review and Preliminary Plat ap~roval for a 26-16\ plat 'ih ,t R-zone_1 Subject site is 4.12 acres on the south side of NE 8th Street between Field Place NE and HoqUairTrA11entle +/>;,The.:.exl home, will be removed. Proposed lots will range from 4,500sf to 9,368 sf, with a density of 8.00 dwelling units/acre. Access to the new 0 s will be from new internal public streets that will connect with the adjacent Honeybrook Circle Plat. A half street, NE 8th Street, will be constructed on the north property line. Field Avenue and Graham Avenue will be constructed on the south side of the plat. Drainage facilities for this plat will be combined with the drainage vault in the adjacent Honeybrook Circle plat. There are 300 significant trees onsite, and no reported critical areas. A. ENVIRONMENTAL IMPACT (e,g, Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housin Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilifies Animafs Transportation Environmental Health Public SeNices Energy! HistondCultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B, POLICY-RELA TED COMMENTS C, CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas/ere a~ditionai information is needed to properlY\ assess this proposal, • L--C-lOu. ) Signature of Director or Authorized Representative Date ' City of Renton Department of Planning / Building / Public, ,arks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT:/ro... ~ COMMENTS DUE: SEPTEMBER 3,2007 APPLICATION NO: LUA07-085, PP, ECF DATE CIRCULATED: AUGUST 20, 2007 APPLICANT: Marc Rousso PROJECT MANAGER: Andrea Petzel PROJECT TITLE: Honeybrook Circle Div II Preliminary Plat PLAN REVIEW: Arneta Henninqer RECEIVED SITE AREA: 4.12 acres BUILDING AREA (oross): N/A AIII~ 7 n ?nn7 LOCATION: 4915 NE 7'h Street WORK ORDER NO: 7792 , L": SUMMARY OF PROPOSAL: Application for EnVIronmental Review and Preliminary Plat approval for a 26-lot plat In the R-zone. Subject site is 4.12 acres on the south side of NE 8th Street between Field Place NE and Hoquaim Avenue NE. The existing home will be removed. Proposed lots will range from 4,500sf to 9,368 sf, with a density of 8.00 dwelling units/acre. Access to the new lots will be from new internal public streets that will connect with the adjacent Honeybrook Circle Plat. A half street, NE 8th Street, will be constructed on the north property line. Field Avenue and Graham Avenue will be constructed on the south side of the plat. Drainage facilities for this plat will be combined with the drainage vault in the adjacent Honeybrook Circle plat. There are 300 significant trees onsite, and no reported critical areas. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Environment Minor Major Information Impacts Impacts Necessary Impacts Impacts Necessary Earlh Housin.Q M Aesthetics Water Li ht/Glare Plants Recreation Land/Shoreline Use Utilities Animals Trans artation Enwonmental Health Public SelVices Energy/ Historic/Cultural Natural Resources Preservation Airport Environment 10,000 Feet 14,000 Feet B. POLICY-RELA TED COMMENTS C. CODE-RELA TED COMMENTS We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas where additional information is needed to properly assess this proposal. Signature of Director or Authorized Representative Date DATE: TO: FROM: SUBJECT: CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM September 4, 2007 Andrea Petzel Arneta Henninger HONEYBROOK CIRCLE 2 PLAT LUA 07-085 NE 6TH ST, NE 7TH ST & HOQUIAM AVE NE I have reviewed the application for this 26 lot plat generally located in the vicinity of Hoquiam Ave NE and NE 6th St in Section 10-23N-5E and have the following comments: Existing Conditions: • Water --This site is not served by the City of Renton water. The site is located in the King County Water District 90 service area. A Certificate of Water Availability from Water District 90 will be required. • Sewer --There is an existing 12" sanitary sewer in Hoquiam Ave NE to the south approximately at the intersection of Hoquiam Ave NE and NE 5th St. See City of Renton drawing number S2813, project name Windsong. There is currently an 8" sewer main being designed on the adjacent parcel to the south called Honey Brook Circle, S3391. There is an 8" sanitary sewer main under construction Honey Brook West, S3300, in the adjacent project on the south side. • Storm --There are storm drainage facilities currently being designed in the adjacent project Honey Brook Circle (R3391) on the south side. • This site is not located in the Aquifer Protection Zone. CODE REOUIREMENTS Water: • Water main improvements, including fire hydrants and domestic water services will be required within the existing and proposed streets in accordance with Water District # 90 and City of Renton standards. • The applicant shall verif'y with the District regarding all fees, permits, submittal and review of water main improvements plans. • Final design plans for water main improvements shall be approved by the District with concurrence from the City of Renton. • Any new construction must have a fire hydrant capable of delivering a minimum of 1,000 GPM fire and shall be located within 300 feet of the structure. !fthe proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. This distance is measured along a travel route. An additional fire hydrant may be required as a part of this project to meet this criterion. All fire , Honeybrook C!rcle 2 Plat Application Page 1 hydrants shall be per the City specifications. These City of Renton requirements are applicable to the cntIre proposed site regardless of water district boundaries. • The applicant and engineer shall field verify and show the locatIOn and distance of all existing tire hydrants within 300 feet of the site. Sanitary Sewer: • Once the Honey Brooke West project is constructed and Honey Brook Circle plat is constructed then this proposed plat (Honey Brook Circle 2) needs to extend an 8" sanitary sewer main from the Honey Brooke West project to the north and to the east along the full frontage of the parcel being developed. • The applicant will be required to negotiate any necessary easements with the property owner. • Individual sidesewers will be required to be installed to serve the new lots. • Dual sidesewers are not allowed. • This property is located in the East Renton Interceptor Special Assessment District (SAD). These fees are $316.80 per unit and are collected at the time a construction permit is issued. • System Development Charges of $1017 per each new lot are required. The Development Charges are collected as part of the construction permIt and prior to recording the plat. Storm Drainage: • The final drainage plan is to include detention and water quality treatment for the fully built out plat, including future houses, driveways and roadway improvements. The runoff from the new houses must be tight lined into the storm drainage system constructed for the preliminary plat. The drainage plan is to be designed per the 2005 King County Surface Water Drainage Manual. to meet both detention (Conservation Flow control -a.k.a. Level 2) and water quality improvements. This is a condition of the plat. • A storm drainage narrative was submitted with the formal applicatIOn and is currently under revIew. The applicant needs to provide storm connections for the individual lots prior to recordmg the plat. • The Surface Water System Development Charges of $759 per each new lot applies to the proposed project. The Development Charges are collected as part of the construction permit. Erosion Control Measures • Erosion control shall conform to the DOE Manual. Street Improvements: • The new streets interior to the plat must be developed to City standards, which are 42' right-of- way (if a modification request is submitted and approved), full 32' pavement width, with curbs, gutters,S' sidewalks adjacent to curb and street lighting. The applicant does need to submit to the City a street modification request for the reduction in the required right-of-way width to forty two feet. • NE 8th St. NE 8th St will be a 50' right-of-way. This project needs to dedicate 20' since there is currently an existing 30' right-of-way. This project will need to install a 28' pavement section with 5 1/2' sidewalks (6" curb for a total of 6') on the project side. Honcybrook Circle 2 Plat Appllcallon Page .3 • Street lights will be rcquired to be installed by this project on NE 8th St, Hoquiam Ave NE and in the new plat. The street lighting system shall be dcsigned and installed per City of Renton standards and specifLcations. Private (including PSE) street lighting systems are not allowed. • All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. • Traffic Mitigation Fee of $17943.75 is required to be paid prior to recording the plat. This is a condition of the plat. Fire mitigation and Parks mitigation fees must also be paid prior to recording of the plat. General: • All required utility. drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All plans shall be tied to a minimum of two of the current City of Renton horizontal and vertical control network. • Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. flONEYlJROOKCIRCI.E2GF CITY F RENTON Pianning/Buiiding/PubiicWorks Department Gregg Zimmerman P .E., Administrator August 20, 2007 Michael Fortson Department of Transportation Renton School District 1220 N 4th Street Renton, W A 98055 DEVELOPME' CITY OF %1~~~,N'NG SfP 042007 RECEIVEIJ Subject: Honeybrook Circle Division II Preliminary Plat I,UA07-085, PP, ECF The City of Renton Development Services Division has received an application for a 26-lot single-filmily subdivision located at 4915 NE 7'" Street. Please see the enclosed Notice of Application for further details, In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98057 by September 3, 2007. 1('1' ~ Elementary School: _--,"-,d""""( ... {+CCL/.!.t""""J<:u"",~,-,a",(;",,,,,,,c.,,,* .. i _________________ _ )I'nll/ ""~ Middle School: __ .LJt,L.""IC-",/£b",,):..<.!\ ... i ,,¥.~,,-,)'i,-,t_--_______________ _ High School: ----ft-'~'-'·l"''j..!.·t..:::.' . ""t'O!,.n---'---____________________ _ Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes:l-: N 0 __ _ Any Comments: _______________________________ _ Thank you for providing this important information. [fyou have any questions regarding this project, please contact me at (425) 430-7270. Sincerely, Andrea Petzel Associate Planner Encl. -------I-OS-S-s-o-ut-h-O-ra-d-y-W-a-y-,-R-e-nt-on-,-W-a-Sh-i-ng-to-n-98-0-S-7---------~ @ ThiS paper contains 50°:,. recycled rnatenal 30% post consume' A11F,>\fJ Of' THE Cl:I(V1 Andrea Petzel -Honeybrook Cr .... v II From: To: Date: Subject: Matt, Andrea Petzel matt.cyr@esmcivil.com 09/04/2007 8: 13 AM Honeybrook Cr. Div II Page I of I Looking over the Master Land Use application form for the second parcel/owner, I just noticed that the parcel number is the same as the original application form. I'm sorry for not catching this when we last spoke, but what I need is an application form with the parcel 1023059208 and the owner's notarized signature. Can you get this to me? Hopefully it's just a matter of changing the parcellD on the form. Thanks, Andrea Andrea Petzel, Planner City of Renton -Development Services Division Renton City Hall -6th Floor 1055 South Grady Way Renton, WA 98057 425-430-7270 <lpet?_el@<;Lr~J1ton wa. u s file :IIC: \Documents%20and%20Settings\nweil\Local %20Settings\ Temp\GW} 0000 1.HTM 09104/2007 ) City of Renton Department of Planning / Building / Public darks ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET REVIEWING DEPARTMENT: Coi -;d r Uc:ti'CY 1 COMMENTS DUE: SEPTEMBER 3, 2007 APPLICATION NO: LUA07-085, PP, ECF DATE CIRCULATED: AUGUST 20,2007 APPLICANT: Marc Rousso PROJECT MANAGER: Andrea Petzel PROJECT TITLE: Honevbrook Circle Div II Preliminary Plat PLAN REVIEW: Arneta Henninger RECEIVED SITE AREA: 4.12 acres BUILDING AREA (gross): N/A Alit. ? n ?nn7 LOCATION: 4915 NE 7'h Street WORK ORDER NO: 7792 SUMMARY OF PROPOSAL: Application for Environmental Review and Preliminary Plat approval for a 26-lcil~'lat In th~'R-zone. Subject site is 4.12 acres on the south side of NE 8th Street between Field Place NE and Hoquaim Avenue NE. The existing home will be removed. Proposed lots will range from 4,500sf to 9,368 sf, with a density of 8.00 dwelling unitslacre. Access to the new lots will be from new internal public streets that will connect with the adjacent Honeybrook Circle Plat. A half street, NE 8th Street, will be constructed on the north property line. Field Avenue and Graham Avenue will be constructed on the south side of the plat. Drainage facilities for this plat will be combined with the drainage vault in the adjacent Honeybrook Circle plat. There are 300 significant trees onsite, and no reported critical areas. A. ENVIRONMENTAL IMPACT (e.g. Non-Code) COMMENTS Element of the Probable Probable More Element of the Probable Probable More Environment Minor Major Information Impacts Impacts Necessary Environment Minor Major Information Impacts Impacts Necessary Earth Housin Air Aesthetics Water Light/Glare Plants Recreation Land/Shoreline Use Utilities Animals Transportation Environmental Health Public Services Energy! Historic/Cultural Natural Resources Preservation Airport Environmenr 10,000 Feet 14,000 Feet B. POLICY-RELATED COMMENTS C. CODE-RELA TED COMMENTS '. _ A _. . • I (~~~~,~, We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact or areas wher additional information is needed to properly assess this proposal. s Date NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: August 20, 2007 lAND USE NUMBER: LUA07·085, PP, ECF PROJECT NAME: Honeybrook Circle DIVisIOn II Preliminary Plat PROJECT DESCRIPTION: Application for Enwonmental Review and Preliminary Plat approval for a 26-101 plat In the R-zone. Subject Sn ... IS 4.12 acres on the south side of NE ath Stred between Field Place NE and Hoqualm Avenue NE. Proposed lots wi.1 range from 4.50051;09,368 sf, with a density of 8.00 dwelling umts/acre. The exist<ng home will be removed Access to the new lots will be from new Internal publ:c streets that will connect Wlth the adjacent Honeybrook Circle Plat. A half street, NE 8th Street. will be oonstructed on the north property line. Field Avenue and Graham Avenue Wl.l be constructed on the south side of the plat Drainage facilities for this plat will be combined with the drainage ~autt in the a<jjacent Honeybrook Crrde plat. There are 300 significant trees onslte, and no reported criijC<'lt areas PROJECT LOCATION: 4915 NE 7'" Street OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MtTlGATED IDNS-MI: As the lead AgeIlCY, the City of Renton has determined that slgl1l~C<lnt environmental Impacts are unlikely to result from the proposed project Therefore, as permitted under the RCW 43,21C. t10, tne City of Renton 15 using the Opbonat DNS-M process to gNe notice that a DNS- M IS likely to be Issued, Comment periods for the project and the proposed DNS-M are integrated into a singte comment penod, There Will be no comment period follOWing the Issuance of the Threshold Determ:natlon of Non_Sign:ficanCQ_ Mrtlgated (DNS·MI. A 14·day appeal pelloo wilt follow the Issuance of the DNS-M PERMIT APPLICATION DATE: August 7, 2007 NonCE OF COMPLETE APPLICATION: August 20, 200; APPLICANT/PROJECT CONTACT PERSON: Matt Cyr, ESM Consulting Engineers; Tel: (253) 6J6-611J; Eml: matl.cYr@8Smclvll.com Permil.8/Reviaw RequEI$!ed: Other P&nnits which may be required: R"quested StUdies: Location whera appllcatlan may be reviewed, PUBLIC HEARING: CONSISTENCY OVERVIEW: ZonlngiLand Us,,: Enylronmental Documents that Evaluate the Praposed Project: Development Regulations Used For Project Mltigatian; Environmantal (SEPA) Reviaw, PI'9Jimlnary Plat approval 811llding, Utility Construction and Fire Permits Geotechnical Report and Watland Study Planning/Building/Public Works Dapartment, Deyelopment Services Dlylslon, SllCIh Floor Renton City Hall, 1055 South Grady Way, Renton, WA 98057 P'WIIC h~a"ng IS t~ntatJVely scheduled lor October 9 2007 before the Renton HWnng Fxwmnw Ir Renl?n Council Chambers, Hearings begin at 9 00 AM on the 7t~ finer Of the new Renton City Hall located al1055 South Grady Way The suoject Slt~ is desig"al~d ."~sl<:"ntl,,1 Single Family :I<SF) on the City 01 Renton Comp'ehens>ve Land Use Map and Residential -8 (1<-8) on Ihe City's Zoning Map Environmental (SEPAo Checid,st The proje~t wi.l be subject 10 tne City's SEPA elc;,ance R-B :leve cpment Siandards an\! elher applicaOle :;odes and regulations as appropnate Proposed Mitigation Measures· The fcl'cwirg Mi\ig~t:cn MeaSU'BS will likely be imposed or the ~ro~osed pro)e<.:1 These recornrnerded Mi:igation Measures ~ddre5~ proJBct Impacts not covereo t,' eXlstmg codes a1d regulatlols a~ c led dbove TIle 8ppliG8l1i WI]I be leq(l'rad to p~y the appmpriata Transporta!;an MINgation Fo~: TIl" applicanf Will be reqwreri to pay !hl> appropn~te FIr(l Mil.gallan Fes, H.'Id Th", l.lpplicanl ""II be required 10 pay !.~s ~ppmpflate Parks Miftgei.on Fee Comments on the above application must be submitted in writing to Andrea Petzel, AsSOCiate Planner, DevRlapment Sorvlces Division, 1055 South Grady Way, Renton, WA 96057, by 5:00 PM an SeptembElr 3, 2007, This ma.tter is .Iso tentatively scheduled for a public hQaring on October 9, 2007, at 9:00 AM, Council Ch<lmters, Seventh Floor, Rentan City Hall, 1055 Soulh Grady Way, Renton II you are interested in a~endi19 the hearong, please ca~tact the Development Services Division to ensure thai the hearing has nat been rescheduled at (425) 43~-7282 If comments cannol be submitted in wnting by the date Lndicatoc' abova. you may still appear at the heanng and presen: your comments on the prcposal before the HeanJlg Examiner Ilym; have ~ue5tions about this proposal, or wish to be made a party of record and receive additional informatIon by m~ll, pie~o:e contact the project manager Anyone who submits written comments WIll automabcally become a party 01 record and w,l, be notilled of any deCISion on this pm)ect CONTACT PERSON: Andrea Petzel, Associate Planner; Tel: (425) 430-7270; Eml: apetzel@cj,renton.wa.us PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION If you would like to be made a party of record to receive further ,nformation on this proposed project. complete thiS form and return to' Cily of Renton, Development Planning, 1055 So. Grady Way. Renton, WA 93057 Name/File No· Honeybrook Circle D,VIs,on II Preliminary PlatlLUA07-035, pp, ECF NAME MAILING ADDRESS TELEPHONE NO CERTIFICATION I 5E7lI Gnsa , hereby certify that ; copies of the above docum~\\~\\\ ' "'Z. ~. ~ 'IiI were posted by me in -..L-conspicuous places or nearby the descnbed prope~\:.l NN ~"I. ~ ,;~ 9-... '(:',':"" ,I!':V~ ~/ _ .;"' Lq~ ~~ .m~Q1"'~J~'l'~'l.r,-? ~ --,.! ~ 'i :: 10 ,,)!. ' DATE:'-2:::.e·=-~:...:·q:.:.L.. __ SIGNED: ~. . " ~ ATIEST: Subscnbed and sworn before me, a Notary Public, III and for the State of Washington resld91g lR u J = ~ ";'\ 41J",-~ J~= ~/1' "I I, <. _ ,,,, ,/..A;, 'E , on the Ql \ day of~ 5~ ~ CITY OF RENTON CURRENT PLANNING DIVISION AFFIDAVIT OF SERVICE BY MAILING On the 20th day of August, 2007, I deposited in the mails of the United States, a sealed envelope containing Acceptance Letter, NOA, PMT's & Environmental Checklist documents. This information was sent to: Name Agencies -PMT's & Env Checklist Matt Cyr -Accpt Ltr Marc Rousso -Accpt Ltr Kenneth Johnson -Accpt Ltr & NOA Surrounding Property Owners -NOA only (Signature of Sender): ~ ~ STATE OF WASHINGTON ) ) SS COUNTY OF KING ) See Attached Contact Applicant Owner See Attached I certify that I know or have satisfactory evidence that Stacy Tucker Representing signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. ~ ....... ,~~\~jll.jl / ~.~~~"'III~ L~~~~::zI~~q:oJ~¥-.;~~~:Z:~::;:f.j .~-?,. ~ ". \.-\ the Sate ~ Dated: 5-0)"3-<:q , ~~ _. -';~~ ~ , 1 ~ , Nota ry (Pri nt) :---'-H--=vY'\ .... Io=-.;-o:....:r_--=~""·-"Iy'-'')-'-'-Y'\-'--.'--I-l.:.J.O''--'l.S-\---'-'VV'-C<..:....:....':'::'':O'''''~".,~~<'II"....... ....... IJ,., .. ".'-.fJ'i-n--;:! .. ~1"'..>..;:~ i My appointment expires: ~-\q-\D '/1"'",<?-19-''',''':",:: CI 'I, ~ 1"11\\\\\""::'~~ III, OF WAS':.., ............ "h\\\\\,'" Project Name: Honeybrook Circle Div II Preliminary Plat Project Number: LUA07-085, PP, ECF template· affidavit of service by mailing Dept. of Ecology' Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 WSDOT Northwest Region' Attn: Ramin Pazooki King Area Dev. Serv., MS-240 PO Box 330310 Seattle, WA 98133-9710 US Army Corp. of Engineers' Seattle District Office Attn: SEPA Reviewer PO Box C-3755 Seattle, WA 98124 Boyd Powers' Depart. of Natural Resources PO Box 47015 Olympia, WA 98504-7015 KC Dev. & Environmental Servo Attn: SEPA Section 900 Oakesdale Ave. SW Renton, WA 98055-1219 Metro Transit Senior Environmental Planner Gary Kriedt AGENCY (DOE) LETTER MAILING (ERG DETERMINATIONS) WDFW -Stewart Reinbold' Muckleshoot Indian Tribe Fisheries Dept. • cia Department of Ecology Attn: Karen Walter or SEPA Reviewer 3190160" Ave SE 39015 -1720d Avenue SE Bellevue, WA 98008 Auburn, WA 98092 Duwamish Tribal Office' Muckleshoot Cultural Resources Program' 4717 W Marginal Way SW Attn: Ms Melissa Calvert Seattle, WA 98106-1514 39015 172"' Avenue SE Auburn, WA 98092-9763 KC Wastewater Treatment Division' Office of Archaeology & Historic Environmental Planning Supervisor Preservation- Ms. Shirley Marroquin Attn: Stephanie Kramer 201 S. Jackson ST, MS KSC-NR-050 PO Box 48343 Seattle, WA 98104-3855 Olympia, WA 98504-8343 City of Newcastle City of Kent Attn: Mr. Micheal E. Nicholson Attn: Mr. Fred Satterstrom, AICP Director of Community Development Acting Community Dev. Director 13020 SE 72 0d Place 220 Fourth Avenue South Newcastle, WA 98059 Kent, WA 98032-5895 Puget Sound Energy City of Tukwila Municipal Liason Manager Steve Lancaster, Responsible Official Joe Jainga 6300 Southcenter Blvd. 201 South Jackson Street KSC-TR-0431 PO Box 90868, MS: XRD-01 W Tukwila, WA 98188 Seattle, WA 98104-3856 Bellevue, WA 98009-0868 Seattle Public Utilities State Department of Ecology Real Estate Services NW Regional Office Title Examiner 3190 160lh Avenue SE 700 Fifth Avenue, Suite 4900 Bellevue, WA 98008-5452 PO Box 34018 Seattle, WA 98124-4018 Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities will need to be sent a copy of the checklist, PMT's, and the notice of application .• template -affidavit of service by mailing 664950023005 ABADZIC BESIM 12125 140TH AVE SE RENTON WA 98059 102305919403 BELL PAMELA M 14026 SE 122ND RENTON WA 98055 102305908000 ESSEX CAL-WA LP 925 E MEADOW DR PALO ALTO CA 94303 664950020001 HERNANDEZ EMILIO R 4813 NE 7TH PL RENTON WA 98059 102305909107 KISSICK JEFFREY+LORI 37119 SE FALL CITY-SNOQUALMIE RD FALL CITY WA 98024 102305937108 LANGLEY MEADOWS LLC 6450 SOUTHCENTER BLVD #1 SEATTLE WA 98188 102305924205 LOUIS ANDRE 14010 SE 122ND ST RENTON WA 98059 527470003502 MAYES ROY R & DELORES J 4921 NE 7TH PL RENTON WA 98059 102305933909 OLlY IVAN N+YULlYA V 12251 142ND AVE SE RENTON WA 98059 527470004005 RAMER VERA 14019 SE 121ST RENTON WA 98056 664950021009 ARNESON LLOYD A 4819 NE 7TH PL RENTON WA 98059 102305918108 BOETCHER DANIEL JOHN 708 FIELD AVE NE RENTON WA 98059 102305914909 FURBER PHYLLIS L 12215 142ND AVE SE RENTON WA 98059 527470005002 HYDE DONALD J 14005 SE 121ST ST RENTON WA 98059 102305922308 KOSHAK JAMES W+DEBBIE M 701 HOQUIAM AVE NE RENTON WA 98059 102305920807 LEFLER GERALD S 5006 NE 6TH ST RENTON WA 98059 102305919601 MARQUART ANNABELL 12254 142ND AVE S E RENTON WA 98059 102305918207 METIVIER PAUL A+KRISTIN L G 14049 SE 121ST ST RENTON WA 98059 102305905501 PRATHER PATRICIA 12231 142ND AVE SE RENTON WA 98059 664950022007 RANDALL NORMA J 622 NILE RD NACHES WA 98937 102305926606 BARDON ROBERT L 10520 148TH AVE SE RENTON WA 98056 527470004500 CARIVEAU DUANE H & ROBIN 14009 SE 121ST RENTON WA 98059 102305922001 GARDNER EDDIE & MARIE 707 HOQUIAM AVE NE RENTON WA 98059 102305939401 JOHNSON KENNETH E 14035 SE 122ND ST RENTON WA 98059 102305939708 LANE NORMAN F 14106 SE 124TH ST RENTON WA 98059 102305916607 LIN DEMUTH BRIAN 14034 SE 122ND ST RENTON WA 98059 102305922100 MARX ROBERT P & LYNN J 12248 142ND SE RENTON WA 98056 102305925004 MIERA MICHAEL 14042 SE 122ND ST RENTON WA 98059 102305919700 PRUMMER FRANCIS J 12227 142ND AVE SE RENTON WA 98059 102305932109 SHEAR VERNON W 12203 142ND SE RENTON WA 98055 102305921300 SHEARER HEATHER 14057 SE 121ST ST RENTON WA 98059 102305937702 SMITH MARK A+STACEY L 14114 SE 124TH ST RENTON WA 98059 102305918306 WEG LLC PO BOX 2701 RENTON WA 98056 NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNS-M) DATE: August 20, 2007 LAND USE NUMBER: LUA07-085, PP, ECF PROJECT NAME: Honeybrook Circle Division II Preliminary Plat PROJECT DESCRIPTION: Application for Environmental Review and Preliminary Plat approval for a 26·lot plat in the R-zone. Subject site is 4.12 acres on the south side of NE 8th Street between Field Place NE and Hoquaim Avenue NE. Proposed lots will range from 4,500sf to 9,368 sf, with a density of B.OO dwelling units/acre. The existing home will be removed. Access to the new lots will be from new internal public streets that will connect with the adjacent Honeybrook Circle Plat. A half street, NE 8th Street, will be constructed on the north property line. Field Avenue and Graham Avenue will be constructed on the south side of the plat. Drainage facilities for this plat will be combined with the drainage vault in the adjacent Honeybrook Circle plat. There are 300 significant trees onsite, and no reported critical areas. PROJECT LOCATION: 4915 NE 7th Street OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DNS-M): As the Lead Agency, the City of Renton has determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as permitted under the RCW 43.21 C.11 0, the City of Renton is using the Optional DNS-M process to give notice that a DNS- M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single comment period. There will be no comment period following the issuance of the Threshold Determination of Non-Significance- Mitigated (DNS-M). A 14-day appeal period will follow the issuance of the DNS-M. PERMIT APPLICATION DATE: NOTICE OF COMPLETE APPLICATION: August 7, 2007 August 20, 2007 APPLICANT/PROJECT CONTACT PERSON: Matt Cyr, ESM Consulling Engineers; Tel: (253) 838-6113; Eml: matt.cyr@esmcivil.com Permits/Review Requested: Other Permits which may be required: Requested Studies: Location where application may be reviewed: PUBLIC HEARING: CONSISTENCY OVERVIEW: Zoning/Land Use: Environmental Documents that Evaluate the Proposed Project: Development Regulations Used For Project Mitigation: Environmental (SEPA) Review, Preliminary Plat approval Building, Utility Construction and Fire Permits Geotechnical Report and Wetland Study Planning/Building/Public Works Department, Development Services Division, Sixth Floor Renton City Hall, 1055 South Grady Way. Renton,WA 98057 Public hearing is tentatively scheduled for October 9. 2007 before the Renton Hearing Examiner in Renton Council Chambers. Hearings begin at 9:00 AM on the 7th floor of the new Renton City Hall located at 1055 South Grady Way. The subject site is designated Residential Single Family (RSF) on the City of Renton Comprehensive Land Use Map and Residential-8 (R-8) on the City's Zoning Map. Environmental (SEPA) Checklist The project will be subject to the City's SEPA ordinance, R-8 Development Standards and other applicable codes and regulations as appropriate. Proposed Mitigation Measures: The following Mitigation Measures will likely be imposed on the proposed project. These recommended Mitigation Measures address project impacts not covered by existing codes and regulations as cited above. The applicant will be required to pay the appropriate Transportation Mitigation Fee; The applicant will be required to pay the appropriate Fire Mitigation Fee; and The applicant will be required to pay the appropriate Parks Mitigation Fee. Comments on the above application must be submitted in writing to Andrea Petzel, Associate Planner, Development Services Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on September 3, 2007. This matter is also tentatively scheduled for a public hearing on October 9, 2007, at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Development Services Division to ensure that the hearing has not been rescheduled at (425) 430-7282. If comments cannot be submitted in writing by the date indicated above, you may still appear at the hearing and present your comments on the proposal before the Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive additional information by mail, please contact the project manager. Anyone who submits written comments will automatically become a party of record and will be notified of any decision on this project CONTACT PERSON: Andrea Petzel, Associate Planner; Tel: (425) 430-7270; Eml: apelzel@ci.renton.wa.u5 I PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION I 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, Development Planning, 1055 So. Grady Way, Renton, WA 98057. Name/File No. Honeybrook Circle Division II Preliminary PlatlLUA07-085, PP, ECF NAME: MAILING ADDRESS: TELEPHONE NO.: CITY ~F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator August 20, 2007 MattCyr ESM Consulting Engineers 33915 First Way S #200 Federal Way, WA 98003 Subject: Dear Mr. Cyr: Honeybrook Circle Division II Preliminary Plat LUA07-085, PP, ECF The Development Planning Section of the City of Renton has determined that the subject application is complete according to submittal requirements and, therefore, is accepted for review. The project is tentatively scheduled for consideration by the Environmental Review Committee Qn September 17,2007. Prior to that review, you will be notified if any additional inforniation is required to continue processing your application. In addition, this matter is tentatively scheduled for a Public Hearing on October 9, 2007 at 9:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way, Renton. The applicant or representative(s) of the applicant are required to be present at the public hearing. A copy of the staff report will be mailed to you prior to the scheduled hearing. Please contact me at (425) 430-7270 if you have any questions. Sincerely, Associate Planner cc: Kenneth Johnson I Owner Marc Rousso I Applicant --------------------~--~R'EN·'TO" N' 1055 South Grady Way ~ Renton, Washington 98057' * Thl~ paper:contains 50% recycled material, 30% postcol1sumer AHEAD OF THE CURVE August 20, 2007 Michael Fortson Department of Transportation Renton School District 1220 N 4th Street Renton, W A 98055 CIT~F RENTON Planning/Building/Public Works Department Gregg Zimmerman P.E., Administrator Subject: Honeybrook Circle Division II Preliminary Plat LUA07-085, PP, ECF The City of Renton Development Services Division has received an application for a 26-10t single-family subdivision located at 4915 NE 7th Street. Please see the enclosed Notice of Application for further details. In order to process this application, the Development Services Division needs to know which Renton schools would be attended by children living in residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter to my attention, Development Services Division, City of Renton, 1055 South Grady Way, Renton, Washington 98057 by September 3,2007. Elementary School: ________________ --,. _____________ _ Middle School: ________ -,--,---______ ~------------_,_ HighSchool: ______________ ~ _____________ ~ _______ _ Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the proposed development? Yes No __ __ Any Comments: ________________ ---------'-----___ _ Thank you for providing this important information. If you have any questions regarding this project, please contact me at (425) 430-7270. Sincerely, Andrea Petzel Associate Planner Encl. ------------]O-S-S-S-O-uth--G-m-d-y-w-a-y---R-en-t-on-,-w-as-h-j-ng-W-n--9S-0-5-7-, ----------~ ~ * This paper contains 50% recyded material, 30% post~nsumer AHE.f\D OF THE CURVE JAyMARC DEVELOPMENT MEMORANDUM TO: FROM: CC: RE: DATE: Dear Andrea, Andrea Petzel City of Renton Planning Department Kris LaBrie \~ r ..• C Matt Cyr, ESM Consulting Engineers Land Use Permit Master Application Honeybrook Circle, Div. II September 4, 2007 CITYOFRENTON RECEIVF.D SEP 11 2007 BUILDING DIVISION Attached please find the Master Application listing both affected parcel numbers as you requested of Mr. Matt Cyr for the Honeybrook Circle, Div. II Preliminary Plat. If you have any questions, please don't hesitate to contact me at 425-226-9100 or email kris@jaymarcdevelopment.com . City of Renton LAND USE PERMIT MASTER APPLICATION PROPERTY OWNER(S) PROJECT INFORMATION NAME: J&M Land Development, Inc. PROJECT OR DEVELOPMENT NAME: Honeybrook Circle, Division II ADDRESS: P.O. Box 2566 PROJECT/ADDRESS(S)/LOCATION AND ZIP CODE: CITY: Renton ZIP: 98056 4915 NE 7'h St., Renton, WA 98059 TELEPHONE NUMBER KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) 102305-9394, 1023059208 NAME: Marc Rousso EXISTING LAND USE(S): Residential Single Family COMPANY (if applicable): JayMarc Holdings, LLC. PROPOSED LAND USE(S): Residential Single Family ADDRESS: PO Box 2566 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Residential Single Family CITY: Renton ZIP: 98056 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION TELEPHONE NUMBER 425-226-9100 (if applicable): EXISTING ZONING: R-8 CO NT ACT PERSON PROPOSED ZONING (if applicable): R-8 NAME: Matt Cyr SITE AREA (in square feet): 179,439 sf COMPANY (if applicable): ESM Consulting Engineers SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE DEDICATED: 37,716 sf ADDRESS: 33915 1st Way S., Ste # 200 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: o sf CITY: Federal Way ZIP: 98003 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): 7.99 dulac TELEPHONE NUMBER AND E-MAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable): 26 253-838-6113 matt.cyr@esmcivil.com Q :'\'e b/pw/ de" serv Iformsl p Janl1 ingjmas terapp. doc 09/04/07 ~ ______________ ~P~R __ ~E~C~T~I~N~F~O~RMATrl~O~N~~(4c~o~n_ti_n ____ d~I) ______________ ~ NUMBER OF NEW DWELLING UNITS (if applicable): 26 PROJECT VALUE: N/A NUMBER OF EXISTING DWELLING UNITS (if applicable): IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): Approximately 2,500 sf SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): N/A SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): N/A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): N/A o AQUIFER PROTECTION AREA ONE o AQUIFER PROTECTION AREA TWO o FLOOD HAZARD AREA o GEOLOGIC HAZARD o HABITAT CONSERVATION o SHORELINE STREAMS AND LAKES o WETLANDS LEGAL DESCRIPTION OF PROPERTY ___ sq. ft. ___ sq. ft. ___ sq. ft. ___ sq. ft. ___ sq. ft. SITUATE IN THE SW QUARTER OF SECTION 32, TOWNSHIP 23 N, RANGE..H, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Preliminary Plat 3. 2. SEPA 4. I Staff will calculate applicable fees and postage: $ ___ _ I AFFIDAVIT OF OWNERSHIP I. (Print Namefs) rYJ arC 120 {--I.5 50 , declare thaI I am (please check one)~ the current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. (Signature of Owner/Representative) ~ I certify that I know or have satisfactory evidence that m(~r& j\ CovL::'5 i.-' signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes mentioned in the instrument. tillt-~(t/V or the s~aShington Notary (Print) (~- :..._)C Ii IL iLV My appointment eXPires: __ ':::':;.LI-,-I-,-'7I-/-,t::../C,,-~-,-/.L/ ___ _ 2 09104/07 • LEGAL DESCRIPTION Lot 2, King County Short Plat Number 477114, recorded under Recording Number 7804120882, in King County, Washington. Q.weh/pw/devserv/forms/planning!1118stcrapp doc J 09104107 7) (J7-t:i V / LL{,L) l' 7-o cf.\- City of Renton DEVELOPMENT PLANNING CITY OF RENTON LAND USE PERMIT AUG -7 2007 RECEIVED MASTER APPLICATION I PROPERTY OWNER(S) PROJECT INFORMATION NAME: Kenneth Johnson PROJECT OR DEVELOPMENT NAME: Honeybrook Circle, Division II ADDRESS: 4915 NE 7th St. PROJECTIADDRESS(S)ILOCATION AND ZIP CODE: CITY: Renton ZIP: 98059 4915 NE 7'h St, Renton, WA 98059 TELEPHONE NUMBER: KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S): APPLICANT (if other than owner) 1 02305-9394 NAME: Marc Rousso EXISTING LAND USE(S): Residential Single Family COMPANY (if applicable): JayMarc Holdings, LLC. PROPOSED LAND USE(S): Residential Single Family ADDRESS: PO Box 2566 EXISTING COMPREHENSIVE PLAN MAP DESIGNATION: Residential Single Family CITY: Renton ZIP: 98056 PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION TELEPHONE NUMBER 425-226-9100 (if applicable): EXISTING ZONING: R-8 CONTACT PERSON PROPOSED ZONING (if applicable): R-8 NAME: Matt Cyr SITE AREA (in square feet): 179,439 sf COMPANY (if applicable): ESM Consulting Engineers SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE . DEDICATED: 37,716 sf ADDRESS: 33915 1 st Way S., Ste # 200 SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS: o sf CITY: Federal Way ZIP: 98003 PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET ACRE (if applicable): 7.99 dulac TELEPHONE NUMBER AND E-MAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable): 26 253-838-6113 mattcyr@esmcivil.com ():web/pw/devserv/forms/planning/mastcrapp,doc 07/26/07 F IJECTINFORMATrl~O~N~(~lc~o~n __ ~le~dL-) ____________ ~ NUMBER OF NEW DWELLING UNITS (if applicable): 26 PROJECT VALUE N/A NUMBER OF EXISTING DWELLING UNITS (if applicable): IS THE SITE LOCATED IN ANY TYPE OF ENVIRONMENTALLY CRITICAL AREA. PLEASE INCLUDE SQUARE FOOTAGE (if applicable): SQUARE FOOTAGE OF PROPOSED RESIDENTIAL BUILDINGS (if applicable): Approximately 2,500 sf SQUARE FOOTAGE OF EXISTING RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL BUILDINGS (if applicable): N/A SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL BUILDINGS TO REMAIN (if applicable): N/A NET FLOOR AREA OF NON-RESIDENTIAL BUILDINGS (if applicable): N/A NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW PROJECT (if applicable): N/A o AQUIFER PROTECTION AREA ONE o AQUIFER PROTECTION AREA TWO o FLOOD HAZARD AREA o GEOLOGIC HAZARD o HABITAT CONSERVATION o SHORELINE STREAMS AND LAKES o WETLANDS LEGAL DESCRIPTION OF PROPERTY ___ sq.ff. ___ sq.ff. ___ sq.ff. ___ sq.ff. ___ sq.ff. SITUATE IN THE SW QUARTER OF SECTION 32, TOWNSHIP 23 N, RANGE~, IN THE CITY OF RENTON, KING COUNTY, WASHINGTON. TYPE OF APPLICATION & FEES List all land use applications being applied for: 1. Preliminary Plat 2. SEPA 3, 4. Staff will calculate applicable fees and postage: $ ~6 bO'-/ AFFIDAVIT OF OWNERSHIP I, (Print Name!s) '{ ,GlYl\lEr/f I~ :JD#AJ Z't' ,U ,declare that I am (please check one) ~he current owner of the property involved in this application or __ the authorized representative to act for a corporation (please attach proof of authorization) and that the foregoing statements and answers herein contained and the information herewith are in all respects true and correct to the best of my knowledge and belief. (Signature of Owner/Representative) l'o."""''''ltl .... '''... ... M I" $'~~: .~," : f/:.c-~ 'I, -~ ~ ~ g I +o, ... ~\ i ():wch/pw/dcvscrv/forms/planning/masterapp doc I certify that I know or have satisfactory evidence ~t t4r-i'-L tk f .Jokrt ~C~ signed this instrument and acknowledged it to beti~her/their free and voluntary act for the uses and purposes mentioned in the instrument Notary (Print) A i~\..i'---)1. ,5fl t.1 J1. i cv , My appointment eXPires:_~,,,,,3,-,/,-,-I-,-<'J-IJc...::.2_~ _i '-.1 __ 2 07/26/07 • LEGAL DESCRIPTION Lot 2, King County Short Plat Number 477114, recorded under Recording Number 7804120882, in King County. Washington. Q ' " eb/ pw/ devserv Ifonusl p lann ing/mus terapp. doc 3 07/26/07 CHICAGO TITLE INSURANCE COMPANY A.L.T.A. COMMITMENT SCHEDULE A (Continued) Order No.: 1240975 Your No.: LEGAL DESCRIPTION EXlllBIT (paragraph 4 of Schedule A continuation) LOT 2, KING COUNTY SHORT PLAT NUMBER 477114, RECORDED UNDER RECORDING NUMBER 7804120882, IN KING COUNTY, WASHINGTON. CLTACMA6fRDA/0999 CITY OF RENTON Planning/Building/Public Works MEMORANDUM DATE: December 1, 2005 TO: Pre-Application File No. 05-157 FROM: Keri Weaver, Senior Planner x7382 SUBJECT: Lefler/Johnson Preliminary Plat oE .... F6N~tt~rrE~\NG AUG -7 2007 RECEtvEO General: We have completed a 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, Zoning Administrator, 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. Project Proposal: The subject site consists of 2 adjacent parcels located on the westem side of 142nd Ave SE (Hoquiam Ave NE), south of S. 122 nd Street. Parcel A ("Johnson Property") is approximately 3.88 acres in size, and Parcel 8 ("Lefler Property") is approximately 2.50 acres in size. An existing house is located on Parcel A, which will be removed. A demolition permit will be required for removal of the existing house. The proposal is to subdivide the 2 parcels totaling 6.38 acres into 35 lots, with 2 tracts for stormwater detention. The subject property is currently located in unincorporated King County, within the City's potential Hoquiam Annexation Area. It is anticipated that the annexation, if approved, will not be effective earlier than March or April 2006, The zoning that is proposed on the subject site once annexed into the City is Residential-B dwelling units per acre (R-B). No land use applications will be accepted until the annexation is effective. Consistency with the Comprehensive Plan: The proposed development would be located within the Residential Single Family (RSF) Comprehensive Plan Land Use designation. The following proposed policies are applicable to the proposal: Land Use Element Objective LU-FF: Encourage re-investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: Are planned at urban densities and implement Growth Management targets, Promote expansion and use of public transportation; and Make more efficient use of urban services and infrastructure. Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in Residential Single Family neighborhoods. Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than one acre (43,560 sq. ft.) in single-family designations. Allow a reduction on lot size to 4,500 square feet on parcels greater than one acre to create an incentive for aggregation of land. The minimum lot size is not intended to set the standard for density in the designation, but to provide flexibility in subdivision/plat design and facilitate development within the allowed density range. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. . Policy LU-1S0. Required setbacks should exclude public or private legal access areas, established tihrough or to a lot, and parking areas. Policy LU-1S2. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for maintenance activities. Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating street locations, lot configurations, and building envelopes that address privacy and quality of life for existing residents. Community Design Element Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods. Policy CD-13. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and/or responding to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. Policy CD-14. Architecture of new structures in established areas should be visually compatible with other structures on tihe site and with adjacent development. Visual compatibility should be evaluated using the following criteria: Where there are differences in height (e.g., new two-store development adjacent to single-story structures), the architecture of the new structure should include details and elements of design such as window treatment, roof type, entries, or porches that reduce the visual mass of the structure. Garages, whether attached 'or detached, should be constructed using the same pattern of development established in the vicinity. Structures should have entries, windows, and doors located to maintain privacy in neighboring yards and buildings. Zoning/Density Requirements: The proposed zoning for the subject property is the Residential -8 dwelling units per acre (R-8) zoning designation. The density range required in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (du/ac). The method of calculating net density is as follows: A calculation of the number of housing units and/or lots that would be allowed on a property after critical areas and public rights-of-way and legally recorded private access easements are subtracted from the gross area (gross area minus streets and critical areas multiplied by allowable housing units per acre). Required critical area buffers and public and private alleys shall not be subtracted from gross acres for the purpose of net density calculations. The applicant indicates that the net density of the proposed project will be 7.49 du/acre, consistent with the R-8 density requirements. A density calculation was not submitted with the development plan. The density calculation must be submitted with the formal land use application, and address any public rights-of-way, access easements, and/or critical areas that would be subtracted from the gross density. All square footages of areas to be deducted from the gross density must be provided at the time of formal land use application. Development Standards: Development Standards: The R·B zone permits one residential structure/unit per lot. Detached accessory structures are permitted at a maximum number of two per lot at 720 sq ft each, or one per lot at 1,000 square feet in size. Minimum Lot Size, Width and Depth -The minimum lot size permitted in the R-B is 4,500 square feet for lots greater than 1 acre in size and 5,000 square feet for lots 1 acre or less in size. A minimum lot width of 50 feet for interior lots and 60 feet for corner lots, as well as a minimum lot depth of 65 feet, is also required. As proposed, the new lots appear to comply with the minimum lot width, depth and size requirements. Building Standards -The R-B zone allows a maximum bUilding coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size. Lots under 5,000 square feet in size are permitted a maximum building coverage of 50% of the lot area. Building height is restricted to 30 feet and 2-stories. Detached accessory structures must remain below a height of 15 feet and one-story or can be up to 30 feet and 2 stories if the use of the structure is animal husbandry related. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. The proposal's compliance with the building standards will be verified at the time of building permit review. Setbacks -Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R·B zone are 15 feet in front for the primary structure and 20 feet in front for the attached garage, 20 feet in the rear, 5 feet on interior side yards, and 15 feet on side yards along streets (including access easements) for the primary structure and 20 feet on side yards along streets (including access easements) for the attached garage. The proposed lots appear to have the ability to meet minimum setback standards. Landscaping and Open Space: A 5 foot wide irrigated or drought resistant landscape strip is the minimum amount of landscaping necessary for a site abutting a non-arterial public street. Tree requirements for short plats include at least two trees of a City approved species with a minimum caliper of 1 1/2 inches per tree must be planted in the front yard or planting strip of every lot prior to building occupancy. A 5-foot landscaped strip must be installed along the frontages of SE 122nd Street, NE 6th Street, and interior plat roads. Five copies of a conceptual landscape plan meeting the requirements In RMC 4-8-1200 must be submitted at the time of formal land use application. Driveway Grades~ The maximum driveway slopes can not exceed fifteen percent (15%), provided that driveways exceeding eight percent (8%) are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance from the Board of Adjustment is required. Sensitive Areas (Habitat): Based on the City's current Landlnfo maps, the site appears to be largely forested, which may be indicative of the presence of habitaVwildlife. A habitat data report will be required to determine what wildlife is present and could be impacted by the proposed plat. Sensitive Areas (Steep Slopes): Based on the City's current Landlnfo maps, it appears that regulated slopes (15%-25%) may be present on the west side of the subject property. A geotechnical analysis is required to be submitted with the forrnalland use application. Environmental Review: The project would require SEPA review due to the number of lots of the proposed plat (greater than four dwelling units). The proposal would be brought to the Environmental Review Committee for review as it is their charge to make threshold detenninations for environmental checklists. Typically, mitigation of impacts is accomplished through fees related to issues such as transportation, fire and parks as well as measures to reduce impacts to environmental elements such as soils, streams, water, etc. Permit Requirements: The project would require Preliminary Plat and Environmental (SEPA) Review. The review of these applications would be processed concurrently within an estimated time frame of 12 to 16 weeks. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two-week appeal period is completed, the project would go before the Hearing Examiner for a recommendation to the City Council on the Preliminary Plat. The Hearing Examiner's recommendation would be subject to two-week appeal periods. The application fee is $2,000 for the Preliminary Plat and 12 of full fee for SEPA Review (Environmental Checklist) which is dependent on project value: less than $100,000 is $200 (112 of $400.00 full fee) and project value over $100,000 is a $500.00 fee (1/2 of $1000.00 full fee) plus first class postage per mailing label required for notification to surrounding property owners within 300 feet of the site. Estimated fees for the land use applications would be $2,500.00 plus postage. The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary 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 Plat review. The Final Plat process also requires City Council approval. 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 permit fees, the following mitigation fees would be required prior to the recording of the plat. • A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; and, • A Fire Mitigation Fee based on $488.00 per new single family lot; and, • A Parks Mitigation Fee based on $530.76 per new single family residence. A handout listing all of the City's Development related fees is included in the packet for your review. Additional Comments: In advance of submitting the full application package, applicants are strongly encouraged to bring in one copy of each application material for a pre-screening to the customer service counter to help ensure that the application is complete prior to making all copies. cc: Jennifer Henning D6 • 3 T23N R5E E 1/~ --IF SE 1 PI. Q SE 113th <tiL S~ i---~~· ------ --Rc-S 121st st. ~ ZONING o ::= TICIINlCAL SBIlVlClS F6 • 15 T23N RSE E 1/2 ~ ...c:: ...., <0 "<1' ..-. SE 117th o 12:0 "00 E6 10 T23N R5E E 112 5310 I ---Renton City Limits Parcels Wetlands Wetlands [lilllI Landslide Hazard Areas _High HModerate .. UNCLASSIFIED illlmllVery High ill [] A9.uifer Protection Zones ~~~:i Erosion Hazard Areas Flood Hazard Areas Seismic Hazard Areas Regulated Slopes ~~~> 15 <= 25 > 25 <= 40 Regulated > 40 <= 90 Regulated > 90 Regulated <) Zoning ;~~?~~Resource Conversation .. Residential 1 dulac 8..jResidential 4 dulac Residential 8 dulac SCALE 1 : 2,870 Renton 200 o 200 400 600 FEET http://rentonnet.orgIMapGuidelmapsIParcel.mwf N Wednesday, November 30, 2005 8:17 AM DATE: TO: FROM: SUBJECT: CITY OF RENTON MEMORANDUM November 23, 2005 KeriWeaver Ameta Henninger X7298 LEFLER PREAP 05-157 VICINITY OF HOQUIAM AV NE & NE 6TH ST NOTE ON PRELIMINARY REVIEW COMMENTS CONTAINED IN THIS REPORT: The following comments on development and permitting issues are based on the pre- application submittals made to the City of Renton by the applicant. 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, Boards of Adjustment, Board of Public Works and City Council). Review comments may also need to be revised based on site planning and other design changes required by the City or made by the applicant. I have reviewed the preliminary application for this proposed 35 lot plat generally located in Section 10-23N-5E and have the following comments: WATER: • This site is not served by the City of Renton water. The proposed subdivision is within the water service area of King County Water District No. 90 (KCWD # 90). The applicant shall contact KCWD #90 and obtain a certificate of water availability before any development of the property. (KCWD #90-15606 SE 128th St-Renton, WA 98059-4540-ph: 425-255-9600). • Water main improvements, including fire hydrants and domestic water services will be required within the existing and proposed streets in accordance with Water District # 90 and City of Renton standards. • The applicant shall verify with the District regarding all fees, permits, submittal and review of water main improvements plans. • Final design plans for water main improvements shall be approved by the District with concurrence from the City of Renton. • A Certificate of Water Availability from Water District 90 will be required to be submitted with the formal application. Lefler Plat Preapplication Page 2 • All plats are required by City code to provide a fire hydrant with a minimum fire flow requirement of 1,000 GPM within 300 feet of any proposed single-family structure. This distance is measured along a travel route. !f the proposed single-family structures exceed 3,600 square feet, the minimum fire flow increases to 1,500 GPM and requires two hydrants within 300 feet of the structure. This distance is measured along a travel route. Additional fire hydrants will be required as a part of this project to meet these criteria. All fire hydrants shall be per the City specifications. These City of Renton requirements are applicable to the entire proposed site regardless of water district boundaries. • Lateral spacing of fire hydrants shall be predicated on hydrants being located at street intersections. SEWER: • Once the Honey Brooke West project is constructed then this proposed plat needs to extend an 8" sanitary sewer main from the Honey Brooke West project to the north and to the east along the full frontage of the parcels being developed. The project shall also install an 8" sewer main in both of the north south streets. • Individual sidesewers will be required to be installed to serve the new lots. • Dual sidesewers are not allowed. • This property is located in the East Renton Interceptor Special Assessment District (SAD). These fees are $224.52 plus interest per unit and are collected at the time a construction permit is issued. • System Development Charges (SOC) are $900 per new lot. These fees are collected at the time a construction permit is issued and prior to the recording of the plat. t <Sa. ~~\-: ,.; ~~$ ~ STREET IMPROVEMENTS: • This project will be required to dedicate additional right-of-way for the extension of NE 6th St. • The project will be required to install half street improvements on NE 6th St with 35' of right-of-way and 28' of paving abutting the proposed plat. If the Honey Brook West project is developed first then this proposal shall develop the remaining of the street improvements. . • The new streets interior to the plat must be developed to City standards, which are 42' right-of-way (if a modification request is submitted and approved), full 32' pavement width, with curbs, gutters, 5' sidewalks adjacent to curb and street lighting. The applicant does need to submit to the City a street modification request for the reduction in the required right-of-way width to forty two feet. • Street lights will be required to be installed by this project on NE 6th St, Hoquiam Ave NE and in the new plat. The street lighting system shall be designed and installed per City of Renton standards and specifications. Private (including PSE) street lighting systems are not allowed. Lefler Plat Preapplication Page 3 • All new electrical, phone and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. • The Traffic Mitigation Fee of approximately $750 per new lot shall be paid prior to the recording of the plat. STORM DRAINAGE: • A conceptual drainage plan and drainage report shall be submitted with the preliminary plat application for this project. The conceptual drainage plan is to include detention and water quality treatment for the fully built out plat, including future houses, driveways and roadway improvements. The runoff from the new houses must be tightlined into the storm drainage system constructed for the preliminary plat. The drainage plan is to be designed per the 2005 King County Surface Water Drainage Manual. • There do not appear to be any storm drainage facilities in this area. • The Surface Water SDC fees of $715 per new lot are required it be paid. These fees are collected at the time a construction permit is issued. EROSION CONTROL MEASURES • Erosion control shall conform to the DOE Manual. GENERAL: • All required utility, drainage and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. • All projects are required to be tied to a minimum of two of the City of Renton current horizontal and vertical control network. • Permit application must include an itemized cost estimate for these improvements, The fee for review and inspection of these improvement is 5% of the first $100,000 of the estimated construction costs; 4% of anything over $100,000 but less than $200,000, and 3% of anything over $200,000. Half of the fee must be paid upon application for building and construction' permits, and the remainder when the permits are issued. There may be additional fees for water service related expenses. See Drafting Standards. LEFLERPLPA FIRE DEPARTMENT MEMORANDUM DATE: November 21, 2005 TO: FROM: SUBJECT: Ken Weaver, Senior Planner James Gray, Assistant Fire Marshal" It Lefler Preliminary Plat, NE 6 th and ;?oquiam Ave NE Fire Department Comments: 1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single- family structures. If the building square footage exceeds 3600 square feet in area, the minimum fire flow increases to 1500 GPM and requires two hydrants within 300 feet of the structure. 2. A fire mitigation fee of$488.00 is required for all new single-family structures. 3. Fire department access roadways require a minimum 20-foot wide paved roadway. 4. All building addresses shall be visible from a public street. Please feel free to contact me if you have any questions. i:lplat2.doc TO: KRIS LABRIE P.O. BOX 2566 RENTON, WA 98056 PLAT NAME RESERVATION CERTIFICATE PLAT RESERVATION EFFECTIVE DATE: July 27,2007 DEVELOPMENT CITY OF RE~~%NING AUG -72007 RECEIVED The plat name, HONEYBROOK CIRCLE DIVISION II has been reserved for future use by JAYMARC HOLDINGS LLC. I certify that I have checked the records of previously issued and reserved plat names. The requested name has not been previously used in King County nor is it currently reserved by any party. This reservation will expire July 27, 2008, one year from today. It may be renewed one year at a time. If the plat has not been recorded or the reservation renewed by the above date it will be deleted. , , , DEVELOPMENT SERVICES DIVISIO WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS This requirement may be waived by: 1. Property Services Section 2. Public Works Plan Review Section 3. Building Section 4, Development Planning Section PROJECT NAME: _...J.l,--,-f-,-~.>...( £-::c.f-.J..J_~_j-=-O_h_"U_cr_Y)_ DATE: __ ....!./_L.J-'/J'-J./-,,()_> __ DEVELOPMENT PI.ANNING CITY OF RENTON O;\WEB\PW\OEYSERV\Forms\PlanninQ\warver.xls AUG -7 2007 RECEIVED 07/2912005 DEVELOPMENT SERVICES DIVISIOi WAIVER OF SUBMITTAL REQUIREMENTS FOR LAND USE APPLICATIONS Wireless: Applicant AOlreeimelnt Statement 2 ""D 3 Inventorv of Existing Sites 2 AND 3 Lease Agreement, Draft 2 AND 3 Map of Existing Site Conditions 2 AND 3 Map of View Area 2 AND 3 Photosimulations 2 AND 3 This requirement may be waived by: 1. Property Services Section PROJECT NAME: LeJ(er / \]0 fv fL5c/'v! f p 2. Public Works Plan Review Section 3. Building Section DATE: __ L!=/2=-1.1-,-1 ./.-:1 0::::..:5=--__ _ 4. Development Planning Section Q:\WEB\Pw\OEVSERv\Forms\Planning\waiver.xls 07/29/2005 DENSITY WORKSHEET DEVELOPM . CITY Of~~~NIN AUG -72007 RECEIVED City of Renton Development Services Division 1055 South Grady Way-Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 1. Gross area of property: 1. 179.439 square feet 2. Deductions: Certain areas are excluded from density calculations. These include: Public streets" Private access easements'" Critical Areas' Total excluded area: 3. Subtract line 2 from line 1 for net area: 4. Divide line 3 by 43,560 for net acreage: 5. Number of dwelling units or lots planned: 37,716 square feet _0=-__ square feet _0:<.-__ square feet 2. 37,716 3. 141,723 4. 3.254 square feet square feet acres 5. ",.26"--___ unitsflots 6. Divide line 5 by line 4 for net density: 6. 7.99 = dwelling units/acre ·Critical Areas are defined as "Areas determined by the City to be not suitable for development and which are subject to the City's Critical Areas Regulations including very high landslide areas, protected slopes, wetlands or floodways." Critical areas buffers are not deducted/excluded . •• Alleys (public or private) do not have to be excluded. C:\llocuments and SettingslHP _ Ownc!lDeslctoplStandordslRENTONldensityworksheet. doc 1 Last updatt ® King County DEVELOPMENT PLANNINlr---- cnY OF RENTON This certificate provides the Seattle King ODES AUG -7 2007 DEPARTMENT OF DEVELOPMENT AND RECEIVED ENVIRONMENTAL SERVICES 900 Oakesdale Avenue Southwest Renton, Wa 98055-1219 County Department of Public Health and the Department of Development and Environmental Services with information necessary to evaluate development proposals. King County Certificate of Water Availability I Do not write in this box number o Building Permit name IRJ Preliminary Plat or PUD o Short Subdivision o Rezone or other ________ _ Applicant's name: Marc Rousso/ Jaymarc Holdings LLC Proposed use: Single Family Residences -Initial Plat Location: 4915 NE 7th Street, Renton, WA 98059 (Parcel # 102305-9394) (attach map and legal description if necessary) Water purveyor information: 1. 0 a. Water will be provided by service connection only to an existing_(size) water main that is fronting the site. OR IRJ b. Water service will require an improvement to the water system of: 0(1) feet of water main to reach the site; and/or o (2) The construction of a distribution system on the site; and/or IRJ (3) Other (describe): Requires new main installation. Specifics to be discussed at pre-design meeting. All necessary easement and hydrants also reqUired. 2. IRJ a. The water system Is in conformance with a County approved water comprehensive plan. OR o b. The water system Improvement is not in conformance with a County approved water comprehensive plan and will require a water comprehensive plan amendment. (This may cause a delay in issuance of a permit or approval). 3. IRJ a. The proposed project is within the corporate limits of the district, or has been granted Boundary Review Board approval for extension of service outside the district or city, or is within the County approved service area of a private water purveyor. OR o b. Annexation or Boundary Review Board (BRB) approval will be necessary to provide service. 4. IRJ a. Water is or will be available at the rate of flow and duration indicated below at no less than 20 psi measured at the nearest fire hydrant _ feet from the building/property (or as marked on the attached map): Rate of flow at Peak Demand o less than 500 gpm (approx. ___ ~gpm) o 500 to 999 gpm IRJ 1000 gpm or more o flow test of ::-_______ gpm o calculation of gpm Duration o less than 1 hour o 1 hour to 2 hours IRJ 2 hours or more o other ____ _ (Note: Commercial building permits which includes multifamily structures require flow test or calculation.) OR o b. Water system is not capable of providing fire flow. 5. IRJ a. Water system has certificates of water right or water right claims sufficient to provide service. OR o b. Water system does not currently have necessary water rights or water right claims. Comments/conditiOns: Fees per lot after installation of water main: CWA @ $125. GFC @ $3,200, 5/8" Meter Drop @ $500 FEES SUBJECT TO CHANGE WITHOUT PRIOR NOTICE I certify that the above water purveyor information is true. This certification shall be valid for 1 year from date of signature. KING COUNTY WATER DISTRICT #90 LESTER PIELE RENEWAL FEES: WI IN 1 YEAR $50.00 Agency name • s~~na7.m: AFTER 1 YEAR $125.00 SUPERINTENDENT . Y/ u; __ 'V~,?J d 7/31/07 Title //.L/ Sf{nature ...c.--c Date Z:\Water Availability Certificates\Water Availability\Rousso -Jaymarc.doc HONEYBROOKE CIRCLE DIV. 2 PRELIMINARY PLAT PROJECT NARRATIVE The proposed plat of Honeybrook Circle Div. 2 is an application for a 26 lot single family residential subdivision situated on 1 existing lot with a total area of 4.12 acres. It is located on the south side of NE 8th Sf., between Field PI. NE and Hoquiam Ave. NE. The project is adjacent to and north of the plat of Honeybrook Circle. This project will require preliminary plat approval and a SEPA determination by the City of Renton. The site is zoned R-8, residential. All of the lots will be detached single family residences. The surrounding properties are also similarly zoned, R-8 after recent annexation by the City. The site currently has an existing house and detached garage. There is also a small shed on the site. All of the existing structures will be removed. The existing access is from NE 8th Sf., which is an unimproved public road, which connects to Hoquiam Ave. NE. The future access will also be through the plat of Honeybrook Circle, to the south. There are no sensitive areas on this site. The steepest slope is approx. 16% near the southwest comer of the property. The soils on the site are a silty. sandy. loam. The existing drainage sheet flows across the property to the southwest. The proposed use of the property as a 26 lot residential subdivision will be to provide new detached houses. The proposed lots will range in size from a minimum of 4500 SF to a maximum of 9368 SF. The density of the plat is 7.99 units per acre in the R-8 zone. Access to the new lots will be from new internal public streets that will be connected to the new streets that are being constructed as part of the Honeybrook Circle Plat. This adjacent plat is south of the subject plat and will construct Field Ave. NE and Graham Ave. NE. along the south boundary. That plat will also construct NE 6th St east as a connection to Hoquiam Ave. NE. This plat will also construct a half road. NE 8th Sf., along the north boundaries, which will also connect to Hoquiam Ave. NE. Full roads will be constructed for Field Ave. NE and Graham Ave. NE, through the plat, which will line up with the respective roads in Honeybrook Circle. The new full street is proposed to be a 32' wide residential streets with a 42' right-of-way. The reduced ROW will be wide enough to accommodate the street and sidewalks on both sides. The reduced ROW width is needed to keep the net plat area at a maximum in order to comply with the maximum density. There are no proposed off-site improvements. A new water main and sewer main will be installed in the new plat streets. The water main will be looped through the site and will be owned by King County Water District #90. The finished lots are estimated to be worth approx. $200,000 for a total value of approx. 5.2 million dollars. The value of the lots with preliminary approval only is estimated to be 3.2 million dollars. The site will require moderate grading for the proposed roads. The building pads for the lots will also require some minor benching. The drainage facility for this plat will be combined with the drainage vault in the Honeybrook Circle plat. That vault will be enlarged to accommodate the drainage from this plat. The estimated amount of grading is 1660 CY. It is anticipated that the site will use most of the cut material on-site, but the a portion may be exported off site. There are many trees on the site. There are approx. 260 trees on the site. About 50 of these will be saved. The trees vary is size and species. Land that will be dedicated to the City include the intemal public roads. The lots will be sold by the developer to one or several builders or investors. The applicant may not construct the houses. The future builders will likely use model homes and temporary job trailers. In order to meet the density requirements of the R-8 zone, a boundary line adjustment will be needed. The lot that is being subdivided as the plat of Honeybrook Circle will contribute approx. 0.24 acres to this plat. The plat of Honeybrook Circle will lose one lot so that the drainage tract can be enlarged to handle the drainage from both plats. DEVELOPMENT PlANNING CITY OF RENTON AUG -72007 RECEIVED HONEYBROOKE CIRCLE DIV. 2 PRELIMINARY PLAT CONSTRUCTION MITIGATION DECRIPTION The Honeybrook Circle Div. 2 preliminary plat is a 26 lot residential subdivision located on the south side of NE 8th St., between Hoquiam Ave. NE and Field Ave. NE. It is anticipated that the construction of the plat will begin in the spring/summer of 2008 and continue through the year. The construction of the houses will likely begin in the spring of 2009. The house construction will likely continue for approx. 1 year, depending upon the local demand for housing. The construction will occur from 7:00 AM to 6:00 PM, Monday through Friday and possibly on Saturday. If work is to be outside of these hours, previous approval will be received from the City. The proposed hauling and construction traffic routes will be along 1-405 to the Sunset Ave. interchange. The traffic will then proceed east on Sunset Ave. and turn south on Hoquiam Ave NE. The traffic will then turn west on NE 8th St. to the plat. Construction that occurs during the dry summer period can produce dust. This will be controlled using water trucks. Impacts to traffic will be regulated by getting a traffic control plan approved by the City for work within the existing ROW. The tracking of dirt and mud will be reduced by constructing a quarry spall construction access point as one of the initial items of development. DEVELOPMENT SERVICES DIVISION ENVIRONMENTAL CHECKLIST City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 PURPOSE OF CHECKLIST: DEVELOPMENT PlANNING CITY OF RENTON AUG -7 2007 RECEIVED The State Environmental Policy Act (SEPA), Chapter 43.21 C RCW, requires all govemmental agencies to consider the environmental impacts of a proposal before making decisions. An Environmental Impact Statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. INSTRUCTIONS FOR APPLICANTS: This environmental checklist asks you to describe some baSic information about your proposal. Govemmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write 'do not know' or 'does not apply'. Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about govemmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the govemmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact USE OF CHECKLIST FOR NONPROJECT PROPOSALS: Complete this checklist for non project proposals, even though questions may be answered 'does not apply.' IN ADDITION, complete the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part D). For non project actions (actions involving decisions on policies, plans and programs), the references in the checklist to the words 'project," "applicanr and 'property or site" should be read as "proposal," 'proposer,' and 'affected geographic area," respectively. \\Esm8IengrlESM-JOBSI 1241 I0191006ldocumentlForm-OO 1.doc08l03/07 A. BACKGROUND 1. Name of proposed projec~ if applicable: Honeybrook Division II Preliminary Plat 2. Name of applicant: JayMarc Holdings, LLC 3. Address and phone number of applicant and contact person: 4. Owners: Applicant: Agent: Kenneth Johnson 4915 NE 7'h St Renton, WA 98059 JayMarc Holdings, LLC Attn: Marc Rousso PO Box 2566 Renton, WA 98056 (425) 226-9100 ESM Consulting Engineers, LLC Attn: Matthew Cyr 339151 s' WayS, Ste 200 Federal Way; WA 98003 (253) 838-6113 Date checklist prepared: August 3, 2007 5. Agency requesting checklist: City of Renton Development SeNices Division 6. Proposed timing or schedule (including phasing, if applicable): Checklist Review: 3 months Land Use Review/Hearing: 3-6 months Engineering Review/Permitting: 4 months Plat Construction: 4 months Home construction is expected to begin in the fall of 2008 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No, not at this time. 8. Ust any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. -Level 1 Downstream Analysis prepared by Jaeger Engineering, dated $,~Q~:"~i~IrigQg~, -Johnson Critical Areas Reconnaissance Report by Chad Armour LLC, dated July 18, 2007. -Geotechnical Engineering Study by Earth Solutions NW, dated August 1, 2006. 2 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. Yes, there is a proposed Boundary Une Adjustment to be processed with Parcel # 102305-9208 directly south of the site. 10. Ust any governmental approvals or perrnits that will be needed for your proposal, if known. -SEPA Review -PreliminarylRnal Plat Review -Engineering Review -Right-of-way Use Permits from the City of Renton -Developer's Extension Permit from King Co. Water Dist. #90 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. This project is proposing to develop an existing parcel into 26 single-family detached lots. The site is approximately 4.12 acres and is zoned R-8. The proposed lot sizes will range between 4,500 and 9,608 square feet. The proposal will utilize the storm drainage facility constructed in Honeybrook Circle Division I to comply with the City's storm drainage requirements. The developer will pay a fee in-lieu of providing the recreation requirements to the City. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed projec~ including a street address, if any, and section, townShip, and range if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any perrnit applications related to this checklist The project is within a portion of the Southwest X, Section 32, Township 23 North, Range 5 East, of the Willamette Meridian. The site address is 4915 NE 7th Street and the King County Parcel number is 102305-9394. Please see the Preliminary Plat for more information. B. ENVIRONMENTAL ELEMENTS 1. EARTH a. General description of the site (circle one); fla~ rolling, hilly, steep slopes, mountainous, other ______________ . b. What is the steepest slope on the site (approximate percent slope?) Approximately 10 percent Please see the Geotechnical Engineering Study by Earth Solutions NW for more information. 3 c. What general types of soils are found on the site (for example, clay, sand, gravel, pea~ muck)? If you know the classification of agricultural soils, specify them and note any prime farmland. The soils onsite consist of alderwood gravelly sandy loam (AgB) soils according to the King County Soil Survey. Please see the Geotechnical Engineering by Earth Solutions NW for more information. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. There are no known surface indications of unstable soils on, or in the immediate vicinity of the proposed site location. Please see the Geotechnical Engineering Study by Earth Solutions NW for more information e. Describe the purpose, type, and approximate quantities of any filling or grading proposed. Indicate source of fill. Grading will be limited to the construction of the proposed roads, lots, water, sewer, and other utilities. There will be approximately 650 cubic yards of fill, and 1050 cubic yard of cut within this project The excess material will be transported off-site to an approved receiving location that has not yet been determined. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Some erosion could occur during clearing and grading operations associated with this project To minimize the impacts of the project, appropriate erosion control measures will be reviewed and approved by the City prior to construction activity associated with this project g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? The preliminary plat shows that approximately 50 percent of the site will be covered with impervious surface. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: During construction, various measures are expected to be used to control erosion. These methods include construction during the dry season, the use of silt fences and hay bales, sedimentation ponds, interceptor trenches, controlled construction access, and re-vegetation of disturbed areas. Specific temporary erosion and sediment control measures will be reviewed and approved by the City prior to construction. 4 2. AIR a What types of emissions to the air would result from the proposal (i.e .• dust, automobile, odors, and industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construction, short-term emissions may occur, including dust and vehicle emissions from construction related equipment After construction, emissions from this project would primarily result from automobile usage as is typical with residential development b. Are there any off-site sources of emission or odor that may affect your proposal? If so, generally describe. None to our knowledge. c. Proposed measures to reduce or control emissions or other impacts to air, if any: Dust emissions will be controlled during site construction by the use of best management practices, including periodic watering of disturbed areas. The project will not rely upon wood burning fireplaces as the primary source of heat for the new homes. All new homes will use natural gas andlor electricity to provide hea~ reducing emissions caused by wood burning fires. 3. WATER a Surface Water: 1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No, there are no wetlands or streams present on or within 300 feet of the site. Please see the Johnson Critical Areas Reconnaissance Report by Chad Armour, LLC for more information. 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No. 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None. 4) Will the proposal require surface water withdrawals or diversions? Give general deSCription, purpose, and approximate quantities if known. No. 5 5) Does the proposal lie within a 1 OO-year flood plain? If so, note location on the site plan. No. 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground Water: 1) Will ground water be withdrawn, or will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No. 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals ... ; agricultural; etcl Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. None. c. Water Runoff (including storm water): 1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters, If so, describe. The proposed project will provide approximately 1,230 linear feet of new roads, 25 new rooftops and other impervious surfaces which will generate new stormwater runoff. The increased runoff from these surfaces will be collected via catch basins and routed in underground pipes to the stormwater detention and treatment facility constructed for Honeybrook Circle. The new homes will either connect their downspouts to the storm drainage system in the street, or connect to the pond through a private drainage easement. The drainage vault will discharge into the existing public drainage system within NE 6'h St., approx. 250' west of the vault This eventually flows to the south and into Blueberry Plat drainage system. Please see Drainage Report and Conceptual Drainage Plan prepared by Jaeger Engineering for more detailed information. 2) Could waste material enter ground or surface waters? If so, generally describe. Waste materials are generally limited to petroleum products from the road surfaces. The water quality portion of the stormwater facilities is specifically designed to prohibit these materials from entering the downstream system. 6 d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any: All development and engineering requirements imposed by the City to control the impacts to the hydrology of the area will be performed by the proponent. These include design of the stormwater facilities pursuant to the adopted KCSWDM, using the conservation flow control criteria. 4. PLANTS a. Check or circle types of vegetation found on the site: _JO(_ deciduous tree: alder. maple, aspen, other _JO(_ evergreen tree: fir. cedar, pine, fruit _JO(_ shrubs _JO(_ grass pasture ___ crop or grain ___ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other ____ water plants: water lily, eel grass, milfoil, other ____ other types of vegetation b. What kind and amount of vegetation will be removed or altered? The majority of the existing vegetation will be removed for the grading and construction of the project. The project will attempt to retain as many significant trees as reasonably possible in areas near the rear of future lots and around the perimeter of the site. This project will meet the appropriate City requirements with respect to tree retention and/or mitigation. c. Ust threatened or endangered species known to be on or near the site. None, to our knowledge. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The project will attempt to incorporate native plants wherever possible on the site. 5. ANIMALS a. Circle any birds and animals which have been observed on or near the site or are known to be on or near the site: Birds: hawk, heron, eagle, songbirds, other Mammals: deer, bear, elk, beaver, other: Rodents Rsh: bass, salmon, trou~ herring, shellfish, other b. Ust any threatened or endangered species known to be on or near the site. There are no threatened or endangered animal species known to be on or near the site at this time. c. Is the site part of a migration route? If so, explain 7 City of Renton, as well as the rest of western Washington, is in the migration path (Pacific Flyway) of a wide variety of neo-tropical songbirds, waterfowl and other species of birds. d. Proposed measures to preserve or enhance wildlife, if any: None are proposed at this time; however, rodents and small animals will undoubtedly inhabit the stormwater tracts and buffers within this project. 6. ENERGY AND NATURAL RESOURCES a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed projects energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and/or natural gas will be used to meet the project's energy needs for light and heat. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. c. What kinds of energy conservation features are included in the plans of this proposal? Ust other proposed measures to reduce or control energy impacts, if any: Construction of the new homes will meet or exceed the necessary energy requirements of the Northwest Energy Code and those adopted by the City. 7. ENVIRONMENTAL HEALTH a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste that could occur as a result of this proposal? If so, describe. No. 1) Describe special emergency services that might be required. Not applicable. 2) Proposed measures to reduce or control environmental health hazards, if any: None are proposed at this time. b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, eqUipment operation, other)? Traffic on existing roads would be audible. 8 2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours noise would come from the site, Construction noises will likely occur on a short-term basis due to the use of heavy equipment, nailing guns and saws, This noise would be limited to typical construction hours and the City's noise ordinance. On a long-term basis, noise would be limited to typical residential uses, including cars and children. 3) Proposed measures to reduce or control noise impacts, if any: Increased noise levels due to construction will be restricted to the above mentioned hours to reduce any impacts to the neighboring residents. 8. LAND AND SHOREUNE USE a What is the current use of the site and adjacent properties? A single-family residence occupies the site. The uses of adjacent properties include single and multi-family development b. Has the site been used for agriculture? If so, describe. Not to our knowledge c. Describe any structures on the site. There is a single family home with associated outbuildings on the site. d. Will any structures be demolished? If so, what? The existing structures will be removed to make way for the new development. e, What is the current zoning classification 01 the site? The current zoning is single family residential, R-8 (8 units per net 8 acre). f. What is the current comprehensive plan designation 01 the site? The current comprehensive plan designation of the site is residential single family (RS) g, II applicable, what is the current shoreline master program designation 01 the site? Not applicable. h. Has any part 01 the site been classified as an 'environmentally sensitive" area? II so, specify. No 9 i. Approximately how many people would reside or work in the completed project? Based on a household occupancy rate of 2.5 people per single-family residence, we expect that approximately 65 people will reside in the finished project j. Approximately how many people would the completed project displace? None. k. Proposed measures to avoid or reduce displacement impacts, if any: None are proposed at this time. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The proposed 26-lot subdivision is consistent with development in the area, current zoning, and comprehensive plan designations and will be consistent with the Renton Municipal Code. 9. HOUSING a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. It is expected that the project will provide 26 new single-family residential units in the middle income level. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. One middle income home will be eliminated by this project. c. Proposed measures to reduce or control housing impacts, if any: None are proposed at this time. 1 O. AESTHETICS a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed. The City's zoning code restricts the building heights of single-family residential structures to 30'. Exterior materials will typically consist of wood or hardie board siding with brick, rock, or shingle accents. b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any: None are proposed at this time. 10 11. LIGHT AND GLARE a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Ught would occur during evening and night time hours and would be limited to street lights, house lights, and minimal security lighting within the park space. b. Could light or glare from the finished project be a safety hazard or interfere with views? Ught from the finished project would not cause hazards. Exterior lighting would be typical of a residential neighborhood. c. What existing off-site sources of light or glare may affect your proposal? The primary off-site source of light would be from vehicles traveling along roads in the vicinity. d. Proposed measures to reduce or control light and glare impacts, if any; None are proposed at this time. 12. RECREATION a. What designated and informal recreational opportunities are in the immediate vicinity? The area has both parks and schools in the vicinity. The two parks in the area are Heather Downs Park and Maplewood Community/Neighborhood Park The school in the immediate vicinity is Maplewood Heights Elementary. These facilities provide recreation space such as trails, play grounds, sports fields and basketball courts. b. Would the proposed project displace any existing recreational uses? If so, describe. No. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any; The project is proposing to pay the City's Parks Mitigation fee to enhance current City recreational facilities. 13. HISTORIC AND CULTURAL PRESERVATION a. Are there any places or objects listed on, or proposed for, national state, or local preservation registers known to be on or next to the site? If so, generally describe. None are known to exist at this time. 11 b. Generally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance known to be on or next to the site. None c. Proposed measures to reduce or control impacts, if any: It is unlikely that significant archaeological or historic evidence or artifacts remain on the site. However, in the event that such evidence is found during site development, construction would cease in that area and the items would be inventoried by a qualified archaeologist in accordance with State regulations. 14. TRANSPORTATION a. Identify public streets and highways serving the site, and describe proposed access to the existing street system. Show on site plans, if any. The proposed subdivision will be accessed from Hoquiam Avenue NE. Highway access to 1-405 will be via NE 4th St. which connects to Hoquiam Avenue NE (Please see Preliminary Plat for proposed access points). b. Is site currently served by public transit? If no~ what is the approximate distance to the nearest transit stop? The nearest public bus access is on NE 4th St. and Duvall Ave. NE (bus route 908). This bus stop is approximately 0.50 miles south of the proposed subdivision. c. How many parking spaces would the completed project have? How many would the project eliminate? Assuming a minimum of 4 parking spaces per household (2-car garage and a 2- car driveway), there will be at least 104 parking spaces provided upon completion of this development. Four parking spaces will be eliminated by the project due to the removal of the existing house. d. Will the proposal require any new roads or streets, or improvements to existing roads or streets, not including driveways? If so, generally describe (indicate) whether public or private? Approximately 1,230 linear feet of new roads are proposed. All proposed roads within the project will be public roads and some will be half roads or completion of existing half roads. e. Will the project use (or occur in the immediate vicinity at) water, rail, or air transportation? If so, generally describe. No. 12 f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur. According to the Institute of Traffic Engineers Manual, 7'" Edition, there will be an average of 10 vehicular trips per day, per household. For the entire project of 26 new lots, that would amount to approximately 260 average daily trips. Peak volumes would most likely occur during typical rush hour times of 7:00 -9:00 AM and 4:00 -6:00 PM and would add approximately 26 peak hour trips. g. Proposed measures to reduce or control transportation impacts, if any: The applicant will be responsible for appropriate traffic mitigation fees, which will offset some of the impacts of the subdivision. Other mitigation includes the construction of access and frontage improvements and new roads to seNe the project 15. PUBLIC SERVICES a. Would the project result in an increased need for public services (for example: fire protection, police protection, health care, schools, other)? If so, generally describe. There would be a minimal increased need for fire and police protection due to an additional 26 lots in the area. Also, there will be a minimal impact on the present school system. b. Proposed measures to reduce or control direct impacts on public services, if any. Property taxes, building permits, and development impact fees resulting from home construction in the subdivision are expected to mitigate impacts incurred from this development 16. UTILITIES a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other cable television b. Describe the utilities that are proposed for the projec~ the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity: Gas: Water: Refuse: Telephone: Sewer: Cable: Puget Sound Energy Puget Sound Energy City of Renton and King County Water Dist #90 Waste Management Owest Communications City of Renton Comcast Connection(s) to the above mentioned utilities will be negotiated with the individual pUNeyor during the building permit and construction phases of this project There may be a need for a right-of-way permit(s) to gain access to the property at construction. There may also be a need to extend an 8 inch or greater line that will be determined at final engineering approval by the City utility pUNeyor. 13 c. SIGNATURE I, the undersigned, state that to the best of my knowledge the above information is true and complete. It is understood that the lead agency may withdraw any declaration of non-significance that it might issue in reliance upon this checklist should there be any willful misrepresentation or willful lack of full disclosure on my part Proponent: ~_c;:=_~ C v Name Printed: ----007Z'----C r --------- Date: __ JI!'f!?--c:><?2 _________________ _ 14 CHAD ARM!UR, LLC July 18, 2007 Job Number 07-033 Ms. Kris LaBrie JayMarc Development P. O. Box 2566 Renton, Washington 98056 6500126'1> Avenue S.E. Bellevue, Washington 98006·3941 (425) 641·9743 (425) 643·3499 (fax) chad@chadarmour.com Subject: Johnson Critical Areas Reconnaissance Report Parcel 102305-9394 Renton, Washington Dear Ms. LaBrie: We are pleased to present the results of our critical areas reconnaissance for the above- referenced property (site) located in Renton, Washington. The work was accomplished in accordance with your verbal request. The purpose of the work is to assess the potential for wetlands or streams to be present on and near the site. SUMMARY OF FINDINGS There are no wetlands or streams present on the site. BACKGROUND INFORMATION We understand that you are considering purchasing this site. The site is composed of one parcel located at 4915 NE 7'h Street (Attachment A -iMap). This 4.01-acre site is the location of a single-family home, an out building, forest, and lawn. The King County iMap indicates that no wetlands or streams are present on or near the site. A wetland is mapped about 600 feet east of the site. An unclassified stream is mapped about 600 feet southwest of the same. There is one soil type mapped on the site; Alderwood gravelly sandy loam. Alderwood soils are moderately well drained and have a weakly to strongly consolidated hardpan at a depth of 24 to 36 inches. They formed in glacial deposits on flat to steep slopes. In a representative profile, the surface layer is very dark brown (1 OYR 2/2) to dark brown (10YR 4/3) gravelly sandy loam. The B horizon is grayish brown (2.5Y 5/2) gravelly sandy loam. Alderwood gravelly sandy loam is not a listed hydric soil. EXISTING CONDITIONS We visited the site on July 18, 2007 to check for the presence of wetlands and streams on and adjacent to the site. Most of the site is dominated by forest. Typically the overstory layer supports Douglas- fir (Pseudotsuga menziesii), big-leaf maple (Acer macrophyllum), western red cedar (Thuja plicata), and red alder (Alnus rubra) trees. We observed a group of three black cottonwood (Populus balsamifera) trees among the other trees. The understory C:IJ&MIJohnsoniWetland Reconnaissance.doc Chad Armour, LLC 07/18107 Wetland Reconnaissanc Renton, Washington JayMarc Development vegetation supports a variety of shrubs and sword fern (Po/ystichum munitum). Other shrub species typically present include Indian plum (Oem/eria cerasiformis), common snowberry (Symphoricarpos a/bus), hazelnut (Cory/us comuta), salmonberry (Rubus spectabiJis), Himalayan blackberry (Rubus disc%r), and trailing blackberry (Rubus ursinus). We assessed the area adjacent to the black cottonwood trees. This area is dominated by mature black cottonwood and big-leaf maple trees in the overstory layer and sword fern in the herbaceous layer. Several other shrub plant species are also present in this area. These plant species are rooted in 5 inches of very dark brown (10YR 212) gravelly sandy loam over more than 13 inches of dark brown (10YR 3/3) gravelly sandy loam (Attachment B -Plot ID SP-1). CONCLUSIONS There are no wetlands or streams present on or within 300 feet of the Johnson site. LIMITATIONS Work for this project was performed, and this letter report prepared, in accordance with generally accepted professional practices for the nature and conditions of the work completed in the same or similar localities, at the time the work was performed. It is intended for the exclusive use of JayMarc Development and their assigns for specific application to the referenced property. This report is not meant to represent a legal opinion. No other warranty, express or implied, is made. It should be noted that Chad Armour relied on information provided by others indicated previously. Chad Armour can only relay this information and cannot be responsible for its accuracy or completeness. Also note that delineating critical areas and assessing functions and values are inexact sciences. Biological professionals may disagree on the precise location of critical area boundaries, their functions, and classification. The final determination of these characteristics is the responsibility of the permitting authority. Accordingly, the critical area assessment and delineation performed for this study, as well as the conclusions drawn in this report, should be reviewed by the appropriate permitting authority prior to committing to detailed planning and design activities. C:/J&M/JohnsonlWetland Reconnaissance.doc Chad Armour, LLC 2 07/18/07 Wetland Reconnaissance Renton, Washington JayMarc Development Any questions regarding our work and this report, the presentation of the information, and the interpretation of the data are welcome and should be referred to the undersigned. Sincerely, c'CULA _____ Chad Armour Principal Attachment A -iMap Attachment B -Data Forms C:/J&M/JohnsonlWetland Reconnaissance.doc Chad Armour, LLC 3 07/18/07 ATTACHMENT A iMap ATTACHMENT B Data Forms ! Project/Site: _.r\ ~/r? 1 ..... _).£;,1. .... ~.5 <'. "\ "'-r.t'."~ e.l DATA FORM 1 (Revised) Routine Wetland Determinatio (WA State Wetland Delineation Man or orps e an e neation anua 1987 C W tI d D Ii M I) 10",_ f 6.'~:2;{-';'-. 93 ':1';.) Applicant/owner: ~...:ll-1"!~"L l>-I~J<")(.'f ~ ....... ,,.6- Investigator(s): (21~ ".1 4.r'>~,>~/ L.LC Do Normal Circumstances exist on the site? q]Y no Is the sile significantly disturbed (atypical situation)? ('nOI Is the area a potential Problem Area? yes --~ ~ E"Planatioo of atypical or problem area: VEGETATION (For strata, indicate T ~ tree; S ~ shrub; H ~ herb; V '" vine) Dominant Plant Species Stratum % cover Indicator Dominant Plant Species >~ , ---- Date: / .} -, ,[, 7 /11 ,/0 County: J<)"''l~ State: 1.,...J 1.Q "--I SfffR: , Community ID: Transect ID: Plot ID: .,...p . ;;, . \ Stratum % cover ~-iDP .... iv.s b ... ,t's ... "" I °0 0 F7-1.!. r-)?_"" )'/?f,' &; ~.<,""'~.:c, ~s 2 It",: ~ / 1"1 ",,_.IoPI, -/ J ..-----~O r:::;-r /-<.1.._ ! (J) +' r D -IS, !«,J, ',.' .. , 1/\.,1 ... ., rI if', -' ~..5 / G'JJv<. C!z;v "' ........ -t-? ...:.:::" c-. r:4c_t.c r;" c.1Q.\ 5--c.c:") } '!:> .t'o' <. 1 ~~ • ::> "'. '-. ,1" .. ~ --~ 1 c II It) ~ f}c,J/?tlu l .... ...: -H. 5c'o,P.,j ",-r-A .;:,L{. ",,1: ,;:~'" L..., i/ ') c .--7/'" '" s .... -~ I' ,.;;..-' kkl<>US , ----.Pr\"Il_~.5 () "$ ,......-- s,.Q £c--b.1-) _s --.5 '-A / .~ I . \( ....... 1 <:"~~~';~''''' ~l.. \"Ci '" y v < 7 '-<1 ,,,/>, ',e tS --~ ,-,.,'<1, (.{ ,. HYDROPHYTIC VEGETATION INDICATORS: "'-;';"'.:<; % of dominants OBL, FACW, & FAC ~-.~ 1 Check all iodicators that apply & explain below: ~ j .~, l,\ (,-:'>- I' v Visual observation of plant species growing in Pbysiologicallreproductive adaptations areas of prolonged inundation/saturation --Wetland plant database Morphological adaptations --Personal knowledge of regional plant communities Technical Literature Other (explain) Hydrophytic vegetation present? yes V Rationale for decisionlRemarks: HYDROLOGY Indicator F?1·,~o, ;::-" .)'/':(.0 ;:::-;:1 ~ '-l . ,,-....... :::::·1~ I " i==y-1 C \ I I _ ..... ~ • -- -- -- , ~ I "Y0 Is it the growing season? no Water Marks; yes cnJ.~. Sediment Deposit,; yes (im") I C_"._. ~~ on I Based on: ~Oil temp (record temp c' I 2 Drift Lines: yes~~). Drainage Patterns: yes(~) other (e"Plain) dA.1' e.. Dept. of inundation: ~inches Oxidized Root (live roo~ Local Soil Survey: y~ Channels <12 in. yes (t 9';; Depth to free water in pit; ?!1, inches FAC Neutral; yes no Water-stained Leaves yeo-no .I Depth to saturated soil: .21Jiinches -----'- r' Check all that apply & explain below: Other (explain): i<,-/",,:' 0', A. I i)·,.1 iJ r , , , , t .. ,I'-"····~'\.~r.c"' ... .-:c~ ;':"1'"' Stream, Lake or gage data; --I ~"';·t ... ~,. d Aerial photoaraphs: ~ Other: V ,---".'~ , -''''''< : ;J! ·1 . Wetland hydrology present? yes (no) .'~,f Rationale for decisionlRemarks: '-.,-" .;;; .. j SOILS Map Unit Name (Series & Phase) Profile Description Depth Horizon (inches) /'" A "-, .:_-,-' 1"'+ /J D Iv Matrix color Mottle colors (Munsell (Munsell moist) moist) )"D r 1;:\ ;? !z ,--. --<S],3t', - .1 " 4 • 1. " ~,',:' , ~ _I --' " Dramag ass ,,-I'.d:, >/1)""/-,,,,.:'0 ,~< :. Field observations confirm& No : rna ed e? Mottle abundance· Texture, concretions, Drawing of soil size & contrast structure. etc, profile i (match descrilltion) _. ~ 'a'~ .... Ii i , -;., ~-" .J2 vi,> '" ,"". Dr; -If Dr '/ / I --- Hydric Soil Indicators: (check all that apply) ;\)U)1~ __ Histosol __ Matrix chroma ~ 2 with mottles __ Histic Epipedon __ Mg or Fe Concretions __ Sulfidic Odor __ High Organic Content in Surface Layer of Sandy Soils __ Aquic Moisture Regime __ Organic Streaking in Sandy Soils __ Reducing Conditions __ Listed on N ationallLocal Hydric Soils List Gleyed or Low-Chroma (=1) matrix Other (explain in remarks) Hydric soils present? yes ~) V.l ~~~f1 ~ ~/ , I / Rationale for decisionlRemarks: 5::P I " -ti! c-L"k 1 ;/ .r. .. :!-,-re: ,. '/ ',1 'C ,.. ~, Wetland Determination (circle) Hydrophytic vegetation present? yes (€) yesG Hydric soils present? yes h~ Is the sampling point Wetland hydrology present? yes within a wetland? -RationalelRemarks: NOTES: 'i') J k? .... ·1 ~,.;/~.1· V ..., , ! / ". ,c Revised 4/97 (: ') IC i' • ~A... • '- JAW:;ER ENGINEE ING 9419 S. 204 PLACE -KENT, WASHINGTON 98031 PHONE (253) 850-0934 FAX (253) 850-0155 July 31, 2007 NT PLANNING OEVEdi~~~ RENTON AUG -"/ 2007 RECE\VED PRELIMINARY TECHNICAL INFORMATION REPORT PLAT OF HONEYBROOK CIRCLE DIV. 2 26 LOTS 14035 SE 122nd ST. NE 8TH ST. @ FIELD AVE. NE PREPARED FOR: Jaymarc Development Marc Rousso P.O. Box 2566 Renton, W A. 98056 (206) 948-8899 PREPARED BY: James J. Jaeger, P.E. TABLE OF CONTENTS I. OVERVIEW II. CORE DRAINAGE REQUIREMENTS III. OFFSITE DRAINAGE IV. PREDEVElOPED DRAINAGE V. DEVELOPED DRAINAGE VI. DETENTION VAULT DESIGN VII. CONVEYANCE SYSTEM VIII. EROSION CONTROL I. OVERVIEW The proposed plat of Honeybrook Circle Div. 2 is an application for a 26 lot single family residential subdivision situated on 1 existing lot with a total area of 4.12 acres. It is located on the south side of NE 8th Sf., between Field PI. NE and Hoquiam Ave. NE. The project is adjacent to and north of the plat of Honeybrook Circle. This project will require preliminary plat approval and a SEPA determination by the City of Renton. The site is zoned R-8. residential. All of the lots will be detached single family residences. The surrounding properties are also similarly zoned. R-8 after recent annexation by the City. The site currently has an existing house and detached garage. There is also a small shed on the site. All of the existing structures will be removed. The existing access is from NE 8th St .• which is an unimproved public road. which connects to Hoquiam Ave. NE. The future access will also be through the plat of Honeybrook Circle. to the south. There are no sensitive areas on this site. The steepest slope is approx. 16% near the southwest corner of the property. The soils on the site are a silty, sandy, loam. The existing drainage sheet flows across the property to the southwest. The proposed use of the property as a 26 lot residential subdivision will be to provide new detached houses. The proposed lots will range in size from a minimum of 4500 SF to a maximum of 9368 SF. The density of the plat is 7.99 units per acre in the R-8 zone. Access to the new lots will be from new internal public streets that will be connected to the new streets that are being constructed as part of the Honeybrook Circle Plat. This adjacent plat is south of the subject plat and will construct Field Ave. NE and Graham Ave. NE. along the south boundary. That plat will also construct NE 6th St east as a connection to Hoquiam Ave. NE. This plat will also construct a half road, NE 8th St., along the north boundaries, which will also connect to Hoquiam Ave. NE. Full roads will be constructed for Field Ave. NE and Graham Ave. NE. through the plat, which will line up with the respective roads in Honeybrook Circle. The new full street is proposed to be a 32' wide residential streets with a 42' right-of-way. The reduced ROW will be wide enough to accommodate the street and sidewalks on both sides. The reduced ROW width is needed to keep the net plat area at a maximum in order to comply with the maximum density. There are no proposed off-site improvements. A new water main and sewer main will be installed in the new plat streets. The water main will be looped through the site and will be owned by King County Water District #90. The site will require moderate grading for the proposed roads. The building pads for the lots will also require some minor benching. The drainage facility for this plat will be combined with the drainage vault in the Honeybrook Circle plat. That vault will be re-designed to accommodate the drainage from this plat. This will cause the drainage tract within Honeybrook Circle to be enlarged, resulting in the loss of a lot within Honeybrook Circle. The estimated amount of grading is 1660 CY. It is anticipated that the site will use most of the cut material on-site, but the a portion may be exported off site. There are many trees on the site. There are approx. 260 trees on the site. About 50 of these will be saved. The trees vary is size and species. Land that will be dedicated to the City include the internal public roads. .' Page, 012 King Counly. Building and Land Development Division TECHNICAL INFORMATION REPORT (TIR) WORKSHEET PART 1 PROJECTOWNERAND' . PROJECT ENGINEER . PART 2 PROJECT lOCAnON . ' .. '. AND DESCRIPTION '. ProjectName Hot-JE-Y ~OO"--CtRs:.Le -t location DIV ISlON. Z. Township _.!..ro",~ =--__ Range 2-3 Sec1ion $= Company ----..:..Jo~!ti::.t<q/::1!~~~~ Project Size 4:.-1 ~~ AC Address Phone .E:( Sutxfrvision , =:J "Short Subdivis ion %Grading o Commercial o Other _________ _ Communily DRiver ____________ _ o SL'eam __________ _ o Critical Stream Reach o DepressionS/Swales o La.!,e ____________ _ ,C(S:eep Slopes o La),eside/Erosion Hazard S1c;:..:s 1D-1dI~---.-. Upstream Drainage Basin Size 11. \ -z.;..;;;o, -A-C- PART 4 OTHER PERMITS _ .. '. ~ -': o DOF/GHPA o COE4()4 o -DOE Oam Safety o FEMA Floodplain o COE Weilaods o Shoreline Managemeol o Rod<ery ):8( Struc1urai Vaulls o Other LJ HPA o Floodplain _____________ ~ o Wetlands -------------- n SeepSlS;>rings o High Groundwater Table o Groundwater Recharge o Other Ercsive Velocilies -~S7ffS -t" .. _. 1(,' King County Building and Land Development Division TECHNICAL INFORMATION REPORT (TIR) WORKSHEET PARTS DEVaOPMENTUMITAnONS ",'" -" "" REFERENCE UMITATIONlSITE CONSTRAINT o Ch_ ~ -Downstream Analysis .l~:l----"-~-"-'c- D o o o o Additional Sheets Attalched PART9 ESCREQUlRElJ!ENTS "" " MINIMUM ESC REOUIREMENTS DURING CONSTRUCTION ~Sedimenlafion Fadlities g StabjrLZed Conslruelion Entrance ~perimeter Runoff Control ~ Clearing and Grading Restrictions ~ Cover Pflle1ices ~ Construction Sequence " o "C/her" MINIMUM ESC REOUIREMENTS FOLLOWING CONSTRUCTION ~ Stabjlize Exposed Surface ~Remove and Restore Temporary ESC Faolilies ~ CleM and Remove All Sill and Debris 9--Ensure O;>eration of Permanent Facilities o Flag um~s of NGPES t:J Ot'ler o Grass uned Channel 0 Tank 0 Infiltration M"toad of Analysis g("PipeSyslem ~'aull 0 Depression \<CR.T:5 \~ 2-o Open Channel 0 Er,er,y Oissapalcr 0 Flow Dispersal Compensalion. Miligation o Dry Pond 0 I'.'etla~d 0 \'IGiver of Eliminated Site Siorage o WeI Pond" "-D'-Stream 0 Regional Delention -Nit_ BriefDescriplioncfSyslemOperalion s-treet .J'(>te..>N'\ I..tllth ~ cokh ~hr~ leMllfloJo a... ~b\vx4()o &[e.n4Wf) YCJ..U[t) UJe}\Jciy±(hf~Jb~~ Facility Relaq;;(j Sile limitations r 0 Additional Sh-eets AIt£i,ed ~~ Refe:ence Faciii:y Ur.t.a:ion ~ast in Place Vault 0 Other o Retaining Wall o Rockery> 4' High o Struclural on Sleep Slope lor a civil ei"lgine<.>r undl?f my supervision havo visilod tho sile. t..C1uaI site conditions as observC?-d W(>fG incorpora:c.j inlo this wor1<shc--et end lhe attatchmenfs. To the best of my kno""'1e~ge the information plovidc-:1 here is &ccursle. ~rainage Easemenl o Access Easement o Native GroW1h Protection Easemenl ~racl o Olher ~~",~--- -. D6 • 3 Tl3N R5B B 1fl. SE 113lh S SE 1171h SlT£-rw RM-F , .. ~~.~ •. ..!-. -------------~--- " RL' Lnl " " St'OL ~~" 5§ ~~ ~e" ~'~I'?<""~ ,Y.: I'~ ;.'" .... <""6' • "i 0 ~ lO~ -, .; I~·lt , ~i .<'~~ ~ ~ ~ ;t'..cr"d' ~g J, .,; 5i: '" J'~:~!, ~ 0 31 " :: "i '" S\TF- , ~~ ;1 '~r:~d' ;::, -, j ~§--0; ~":~6' ~!i :: ...... "'!.. " ;;, -, " ~ a ~_7 c' .-:~~ -" "i .. ' , ~, ~ ~ u < '':;,}::,.. ;;~ :;; ;:::' ..,.- ! " " :..; , I I litHO' < II. CORE DRAINAGE REQUIREMENTS 1 . Discharge at Natural location: The existing site currently sheet flows across the property to the southwest and west. It is intercepted by a rockery that is off-site to the west along the edge of the parking lot and garages of the adjacent apartments. The runoff is directed to the south and then to the west and into an existing drainage pipe that flows into Blueberry lane. The proposed drainage system will collect the runoff into the Honeybrook Circle vault and discharge it into a pipe that runs west along NE 6th Sf. This pipe will discharge into the same drainage pipe that currently collects the existing drainage. 2. Off-Site Analysis: An upstream and downstream drainage analysis has been performed and is detailed in section 11/ of this report. 3. Runoff Control: This project is providing a 2005 King County level 2 standard flow control. This matches storm duration for half of the 2 year through the 50 year storm event. It matches peak flows for the half of the 2 year evenf. The flow control will be accomplished using a detention vault with an orifice type flow restrictor. Additionally. the conservation flow control criteria is being applied to this project. This requires that the pre-developed site conditions be modeled as historic site conditions. or 100% forest. 4. Conveyance System: The project will provide conveyance piping for the street drainage and the lot roof downspouts. The piping will be sized to handle the 100 year developed storm event. 5. Erosion and Sedimentation Control Plan: An erosion control plan will be prepared and will be included with the engineering plans. This erosion control system will include sill fencing along the west and south property lines. a construction entrance. seeding & mulching and clearing limits. A sediment trap will be designed as part of the initial grading and development of the site. 6. Maintenance and Operation: The public roads will be dedicated to the City and maintained by the City. The drainage vault will remain private and will be maintained by the Homeowners Association. 7. Bonds and Liability: The appropriate bonding and insurance forms will be secured prior to any construction on the site. SPECIAL DRAINAGE REQUIREMENTS There are 12 special drainage requirements that may apply to any project. In this case, none of them apply to this project. III. OFFSITE DRAINAGE A. UPSTREAM DRAINAGE There is no observable off-site upstream drainage that flows onto this property. The property to the north is up-slope from the site. NE 8th st. is along the north property line of this project. Currently NE 8th is an existing 30' ROW that is partially improved as a gravel, joint driveway serving 6 lots. There is no existing drainage system but the gravel road acts as an interceptor and channel most of the runoff to the west and partially to the east. There is no noticeable runoff onto the site. The lots to the east are at approx. the same elevation as the subject site. These are larger area residential lots. The front and houses of these lots drain to the east and onto Hoquiam Ave. NE. The rear yards are fairly level and appear to hold the runoff on the lots. In summary. there is no significant off-site runoff that enters the subject site. B. DOWNSTREAM DRAINAGE The drainage from the site will be collected in the road catch basins and piped to the drainage vault located on the adjacent plat of Honeybrook Circle. That vault is located in the southwest corner of that plat. at the intersection of NE 6th SI. and Field Ave. NE. 1. The vault will discharge to a new CB that will be located behind the sidewalk. south of the vault. along the north side of NE 6th SI. The CB will have an outlet pipe that runs to the west. north of the newly paved half road for NE 6th St., within the 60' ROW. 2. This off-site discharge pipe will run for 245' to a new CB that will be installed over an existing 12" culvert that runs north/south. This 12" culvert picks up flows from the apartment complex to the north and directs it into a CB that is located on the south side of NE 6th st .• just east of the turnaround bulb that is the entrance to the Blueberry Lane. 3. This CB has an outlet to the south. a 12" pipe that runs for 100' to a CB in the south side of NE 5th Ct. 4. This CB has an outlet. a 12" pipe that runs for 54' to a CB located in the west side of Elmo Ave. NE. 5. This CB has an outlet. a 12" pipe. that runs for 88' to the south within the west side of Elmo Ave. NE to a CB. 6. This CB has an outlet. a 12" pipe that runs to the west for 73' between buildings in Blueberry Lane. to a CB behind the buildings. This CB has a 12" outlet pipe that runs to the southwest for 28' and discharges into an open biofiltration swale. The biofiltration swale runs for 120' to the south and discharges into an un-named stream that flows to the south along the west edge of the Blueberry Lane development. Summary With the 2005 King County conservation flow. level 2 detention requirement in place for this project. the developed runoff from the site should not have an impact on the downstream drainage system. The level 2. flow conservation standard was developed to alleviate or reduce the potential for problems within the downstream system. 0\ , ;a e Storm. System PIBIPW Tl!CHNICAL SERVICES 04118106 ., ' 'i'~i" tTl ., I '"" tTl F6 .. 15 T23N RSE W 112 y 200 4?0 ' .. -............ '1:4QVU E6 eo.-IatomoI! . , 1.0 _ 11._ NAVD IlI88 v-. 10 T23N R5E W 1/2 5310 i'"\1\,~,.... .~ \ ilCA.. tdI. ",",01\ ."" ~e 'iii ~ ~ 4i tii (i t Ci , " Ii , , Q • • 41 41 .. .. III 8' • • .. • • " • • • • • • T· .J"'4.fS 7 DerM SHr. cs 2-- JA "FALL _"'.11- t·---~-... / , , \ --' --------------------~~-- : '.:".' , '. '---'''''';",,-- H GNe-,{i3R. ooK-0.p-.CLF_ + Het-.1E>(i3~ CIR.c.LF-DIY. z. FRE -Ve.J-E.LOPEC DBA-I t-..l PtGE NO'NL I.Q .3<3 A-c. -T, It I ~~ pr-'C.--&e.ve-l opeJPeo.k. 8 .. i& o. III e..F$" D . ')0'1 Cf-s 0,40'2..-c..r-f D,4<1 CFS .. D. Sl~. cF-S . 1, .... ~ ..... ...p,D'T) HONEYBROOK CIRCLE + HONEYBROOK CIRCLE DIV. 2 PRE-DEVELOPED DAINAGE KCRTS PEAK FLOW SUMMARY Total Area: 6.38 acres Impervious surface: NONE Pervious surface: 6.38 acres Till, forest Flow Frequency Analysis Time Series File:pre.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak --Peaks Rank Return Prob (CFS) (CFS) Period 0.402 2 2/09/01 18:00 0.515 1 100.00 0.990 0.109 7 1/06/02 3:00 0.402 2 25.00 0.960 0.298 4 2/28/03 3:00 0.309 3 10.00 0.900 0.011 8 3/24/04 20:00 0.298 4 5.00 0.800 0.177 6 1/05/05 8:00 0.260 5 3.00 0.667 0.309 3 1/18/06 21:00 0.177 6 2.00 0.500 0.260 5 11/24/06 4:00 0.109 7 1. 30 0.231 0.515 1 1/09/08 9:00 0.011 8 1.10 0.091 Computed Peaks 0.477 50.00 0.980 ... ~. 't- HQ..JE.-'f eP.eofc-URCLE... + HoNE.-'{BROd'-0RcJ c:: bl".2. DE..'>lEl OPED Dgfr'N /'rGE- ····3=t····-C:ts ... _(60fh} - - -"--- 2. Tob.-\GsI-k~; &2oifY~~-;f-140 2 3-=2.-£>1756 3F = 6"'173sp/LoT 3 R<2> Zon~: ... ~, rSYo 11'f\F-"",01J.:r ..... . . . (Per-~~ Co. "Zcv\1~~_Q:J.~ 4. ·511~(.lS) = 3~<oo.sr-1 Loi 'lY\~'ilCUS 6 .. 3Cf (3<6'O0) '" iSI,3'2D SF . b) R~:s'. I. . FieJJ ~ Nt::.: (a~'1( 4-2:) -:: .. . z(gt636 sF 2._ ~ ~ -NE.: '32.-'J.(ZS}"r 310(4i)=-Z-12.'\-S" 3.. NE /p1fl. .:Sf. ~ 2-(pL C '1} == -:2. &S"'6 4-. NE... 'Oi:h Sf: (Q.~\ ( 261" ~ = 200'2.-3 -(/~4 J'r . o ToW ~fervJous: 151,32-0+ 1 ( 2&4 ~. 22.2-(S04 3- = S. II Ac. d) Pe...t\JIOI.?:i" . S'\.Jr~~ ... . .. ........ .. _ .2.70,101 .. SF--Z.2.2..,034 .. .sF:= 55 IS2:~.sf":= /.2-1 fTc. . . Tilll_ .. ~">.· ._R~\r--1~ .... ACGiON '. ~\/6LQeE.b 2., '/V"-:;;-. . 10 '(r-;: .. 2)5 '{V" ::: .. ... 6P'fr ~ 100 if"" ;: S<J'~ .. ..-I. o Fdl.-C;fi),- .... . . ... ) . ....._. ..... . h-CLV.5: '.:3:) CF3"{(J:Gzcbj-- L 192-Cf-$. {, '2>'1Cfs 2,4-2.. CF-s "-' -~------------- -.--_.-------'"-------~----- 2-. (,,'1 CF-.5" HONEYBROOK CIRCLE + HONEYBROOK CIRCLE DIV. 2 DEVELOPED DAINAGE KCRTS PEAK FLOW SUMMARY Total Area: 6.38 acres Impervious surface: 5.11 acres Pervious surface: 1.27 acres Till, grass Flow Frequency Analysis Time Series File:dev.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak - -Peaks Rank Return Prob (CFS) (CFS) Period 1. 35 6 2/09/01 2:00 2.69 1 100.00 0.990 1.15 8 1/05/02 16:00 1.89 2 25.00 0.960 1. 62 3 12/08/02 18:00 1. 62 3 10.00 0.900 1.30 7 8/26/04 2:00 1.55 4 5.00 0.800 1.55 4 10/28/04 16:00 1.44 5 3.00 0.667 1. 44 5 1/18/06 16:00 1.35 6 2.00 0.500 1. 89 2 10/26/06 0:00 1. 30 7 1.30 0.231 2.69 1 1/09/08 6:00 1.15 8 1.10 0.091 Computed Peaks 2.42 50.00 0.980 PLATS OF HONEYBROOK CIRCLE + HONEYBROOK CIRCLE DIV. 2 DRAINAGE DETENTION VAULT KCRTS LEVEL 2 FLOW CONTROL SUMMARY WITH CONSERVATION FLOW STANDARD Retention/Detention Facility Type of Facility: Facility Length: FaciE ty Width: Facility Area: Effective Storage Depth: Stage 0 Elevation: Storage Volume: Riser Head: Riser Diameter: Number of orifices: Detention Vault 138.00 ft 70.00 ft 9660. sq. ft 10.00 ft 424.50 ft 96600. cu. ft 10.00 ft 12.00 inches 2 Full Head Pipe Orifice # Height (ft) 0.00 7.00 Diameter (in) 1.14 2.30 Discharge Diameter 1 2 Top Notch Weir: None Outflow Rating Curve: None (CFS) (in) 0.111 0.248 6.0 Stage Elevation Storage Discharge (ft) (ft) (cu. ft) (ac-ft) (cfs) 0.00 424.50 O. 0.000 0.000 0.01 424.51 97. 0.002 0.004 0.02 424.52 193. 0.004 0.005 0.04 424.54 386. 0.009 0.007 0.05 424.55 483. 0.011 0.008 0.06 424.56 580. 0.013 0.009 0.07 424.57 676. 0.016 0.009 0.08 424.58 773. 0.018 0.010 0.10 424.60 966. 0.022 0.011 0.26 424.76 2512. 0.058 0.018 0.43 424.93 4154. 0.095 0.023 0.60 425.10 5796. 0.133 0.027 0.77 425.27 7438. 0.171 0.031 0.94 425.44 9080. 0.208 0.034 1.11 425.61 10723. 0.246 0.037 1.28 425.78 12365. 0.284 0.040 1. 45 425.95 14007. 0.322 0.042 1. 62 426.12 15649. 0.359 0.045 1. 79 426.29 17291. 0.397 0.047 1.96 426.46 18934. 0.435 0.049 2.13 426.63 20576. 0.472 0.051 Percolation (cfs) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 2.30 426.80 22218. 0.510 0.053 0.00 2.47 426.97 23860, 0.548 0.055 0.00 2.64 427.14 25502. 0.585 0.057 0.00 2.81 427.31 27145. 0.623 0.059 0.00 2.98 427.48 28787. 0.661 0.061 0.00 3.15 427.65 30429. 0.699 0.063 0.00 3.32 427.82 32071. 0.736 0.064 0.00 3.48 427.~8 33617. 0.772 0.066 0.00 3.65 428.15 35259. 0.809 0.067 0.00 3.82 428.32 36901. 0.847 0.069 0.00 3.99 428.49 38543. 0.885 0.070 0.00 4.16 428.66 40186. 0.923 0.072 0.00 4.33 428.83 41828. 0.960 0.073 0.00 4.50 429.00 43470. 0.998 0.075 0.00 4.67 429.17 45ll2. 1.036 0.076 0.00 4.84 429.34 46754. 1. 073 0.078 0.00 5.01 429.51 48397. 1.111 0.079 0.00 5.18 429.68 50039. 1.149 0.080 0.00 5.35 429.85 51681. 1.186 0.082 0.00 5.52 430.02 53323. 1. 224 0.083 0.00 5.69 430.19 54965. 1.262 0.084 0.00 5.86 430.36 56608. 1.300 0.085 0.00 6.03 430.53 58250. 1.337 0.087 0.00 6.20 430.70 59892 . 1. 375 0.088 0.00 6.37 430.87 61534. 1.413 0.089 0.00 6.54 431.04 63176. 1. 450 0.090 0.00 6.71 431.21 64819. 1. 488 0.091 0.00 6.87 431. 37 66364-1.524 0.092 0.00 7.00 431. 50 67620. 1.552 0.093 0.00 7.02 431.52 67813. 1.557 0.095 0.00 7.05 431.55 68103. 1. 563 0.099 0.00 7.07 431.57 68296. 1. 568 0.106 0.00 7.10 431. 60 68586. 1. 575 0.115 0.00 7.12 431. 62 68779. 1.579 0.127 0.00 7.14 431.64 68972 . 1.583 0.141 0.00 7.17 431.67 69262. 1.590 0.153 0.00 7.19 431. 69 69455. 1. 594 0.157 0.00 7.22 431.72 69745. 1. 601 0.161 0.00 7.39 431. 89 71387. 1. 639 0.185 0.00 7.55 432.05 72933. 1. 674 0.204 0.00 7.72 432.22 74575. 1. 712 0.220 0.00 7.89 432.39 76217 . 1. 750 0.235 0.00 8.06 432.56 77860. 1.787 0.248 0.00 8.23 432.73 79502. 1. 825 0.260 0.00 8.40 432.90 81144. 1.863 0.272 0.00 8.57 433.07 82786. 1. 901 0.283 0.00 8.74 433.24 84428. 1. 938 0.294 0.00 8.91 433.41 86071. 1.976 0.304 0.00 9.08 433.58 87713. 2.014 0.313 0.00 9.25 433.75 89355. 2.051 0.322 0.00 9.42 433.92 90997. 2.089 0.331 0.00 9.59 434.09 92639. 2.127 0.340 0.00 9.76 434.26 94282. 2.164 0.348 0.00 9.93 434.43 95924. 2.202 0.357 0.00 10.00 434.50 96600. 2.218 0.360 0.00 10.10 434.60 97566. 2.240 0.673 0.00 10.20 434.70 98532. 2.262 1. 240 0.00 Hyd 1 2 3 4 5 6 7 8 10.30 10.40 10.50 10.60 10.70 10.80 10.90 11. 00 11.10 11.20 11.30 11.40 11.50 11.60 11.70 11. 80 11. 90 434.80 434.90 435.00 435.10 435.20 435.30 435.40 435.50 435.60 435.70 435.80 435.90 436.00 436.10 436.20 436.30 436.40 Inflow Outflow Target 2.69 ******* 1.35 0.40 1.62 ******* 1.89 ******* 1.44 ******* 0.99 ******* 1.15 ******* 1.30 .****** 99498. 100464. 101430. 102396. 103362. 104328. 105294. 106260. 107226. 108192. 109158. 110124. 111090. 112056. 113022. 113988. 114954. 2.284 2.306 2.329 2.351 2.373 2.395 2.417 2.439 2.462 2.484 2.506 2.528 2.550 2.572 2.595 2.617 2 .. 639 Calc 1.03 0.36 0.31 0.29 0.10 0.09 0.09 0.07 Peak Stage 10.16 9.97 9.02 Elev 434.66 434.47 433.52 8.62 433.12 7.02 431.52 5.98 430.48 5.95 430.45 4.22 428.72 Route Time Series through Facility Inflow Time Series File:dev.tsf Outflow Time Series File:rdout 1. 970 2.770 3.060 3.320 3.560 3.780 3.990 4.190 4.370 4.560 4.730 4.890 5.060 5.210 5.360 5.510 5.650 Storage 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 (Cu-Ft) (Ac-Ft) 98167. 2.254 96263. 2.210 87087. 1.999 83269. 1.912 67860. 1.558 57731. 1.325 57504. 1.320 40730. 0.935 Inflow/Outflow Analysis Peak Inflow Discharge: Peak Outflow Discharge: Peak Reservoir Stage: 2.68 1. 03 10.16 434.66 CFS at 6:00 CFS at 10:00 Ft on Jan on Jan 9 in Year 8 9 in Year 8 Peak Reservoir Elev: Ft Peak Reservoir Storage: 98167. Cu-Ft 2.254 Ac-Ft Flow Duration from Time Series File:rdout.tsf Cutoff Count Frequency CDF Exceedence_Probabi1ity CFS % % % 0.005 26401 43.054 43.054 56.946 0.569E+00 0.015 6885 11.228 54.282 45.718 0.457E+00 0.025 6505 10.608 64.891 35.109 0.351E+00 0.035 5726 9.338 74.229 25.771 0.258E+00 0.045 5232 8.532 82.761 17.239 o .172E+00 0.056 4182 6.820 89.581 10.419 0.104E+00 0.066 2369 3.863 93.444 6.556 0.656E-01 0.076 1864 3.040 96.484 3.516 0.352E-Ol 0.086 1378 2.247 98.731 1.269 0.127E-Ol 0.096 553 0.902 99.633 0.367 0.367E-02 0.106 18 0.029 99.662 0.338 0.338E-02 0.116 0.126 0.136 0.146 0.156 0.166 0.176 0.187 0.197 0.207 0.2l7 0.227 0.237 0.247 0.257 0.267 0.277 0.287 0.297 0.307 0.318 0.328 0.338 0.348 0.358 12 7 3 7 8 17 19 11 9 7 4 7 9 8 10 8 10 11 10 9 6 2 3 4 4 0.020 0.011 0.005 0.011 0.013 0.028 0.031 0.018 0.015 0.011 0.007 0.011 0.015 0.013 0.016 0.013 0.016 0.018 0.016 0.015 0.010 0.003 0.005 0.007 0.007 99.682 99.693 99.698 99.710 99.723 99.750 99.781 99.799 99.814 99.826 99.832 99.843 99.858 99.871 99.887 99.901 99.9l7 99.935 99.951 99.966 99.976 99.979 99.984 99.990 99.997 0.318 0.307 0.302 0.290 0.277 0.250 0.219 0.201 0.186 0.174 0.168 0.157 0.142 0.129 0.1l3 0.099 0.083 0.065 0.049 0.034 0.024 0.021 0.016 0.010 0.003 0.318E-02 0.307E-02 0.302E-02 0.290E-02 0.277E-02 0.250E-02 0.219E-02 0.201E-02 0.186E-02 0.174E-02 0.168E-02 0.157E-02 o .142E-02 0.129E-02 0.113E-02 0.995E-03 0.832E-03 0.652E-03 0.489E-03 0.342E-03 0.245E-03 0.212E-03 0.163E-03 0.978E-04 0.326E-04 Duration Comparison Anaylsis Base File: pre.tsf New File: rdout.tsf Cutoff Units: Discharge in CFS Cutoff 0.091 0.115 0.139 0.163 0.187 0.211 0.235 0.259 0.283 0.307 0.331 0.355 0.379 -----Fraction of Time--------------Check of To1erance------- Base New %Change Probability Base New %Change 0.90E-02 0.65E-02 -27.9 I 0.90E-02 0.091 0.089 -2.3 O.62E-02 0.32E-02 -48.5 I 0.62E-02 0.115 0.091 -20.7 0.47E-02 0.30E-02 -36.2 I 0.47E-02 0.139 0.092 -33.6 0.36E-02 0.26E-02 -28.1 I 0.36E-02 0.163 0.097 -40.4 0.28E-02 0.20E-02 -28.5 I 0.28E-02 0.187 0.155 -16.9 0.22E-02 0.17E-02 -21.1 I 0.22E-02 0.211 0.179 -15.3 0.15E-02 0.14E-02 -1.1 I 0.15E-02 0.235 0.234 -0.3 0.96E-03 0.11E-02 10.2 I 0.96E-03 0.259 0.269 4.1 0.60E-03 0.77E-03 27.0 I 0.60E-03 0.283 0.290 2.7 0.34E-03 0.34E-03 0.0 I 0.34E-03 0.307 0.307 0.0 0.21E-03 0.18E-03 -15.4 I 0.21E-03 0.331 0.329 -0.7 0.16E-03 0.49E-04 -70.0 I 0.16E-03 0.355 0.338 -4.9 0.82E-04 O.OOE+OO -100.0 I 0.82E-04 0.379 0.352 -7.1 Maximum positive excursion = 0.014 cfs ( 5.3%) occurring at 0.269 cfs on the Base Data:pre.tsf and at 0.284 cfs on the New Data:rdout.tsf Maximum negative excursion = 0.064 cfs (-40.6%) occurring at 0.158 cfs on the Base Data:pre.tsf and at 0.094 cfs on the New Data:rdout.tsf ........ (/) LL () ........... Q) 2> ca ..c: o en o o a ~ """,~ .. '." '. I I I I IIII 10 -4 '"'v -, \. '.-\ "'': :~,>\ , " --\..- I I I IIII 10 -3 ". •... ~ I I I I IIII 10 -2 Probability Exceedence I I I I IIII 10 -1 rdout.dur pre.dur I I I I IIII 10° '2-. ..... UJ~ ... QUALt\'l Us«-&;~.{J.)-e±~c><J/ UJe:-kJ c:LUl-f-... \r-:--3 (\[~ . _"?>_,_._'\{y_.= ______ CDICj~~ •. {).-u;/f~ R-........ _ ....... _ .. . \2- ___ _ ~_ ;:~:?-l~~ ~\W\~I~:";S -;'~-~Z~C1..~~ . ___ .__ ~~: ~~ ~ICVS_ su~"" S>SZ-3 .sF R = _ ~(\ _ I. to.-dcr.:;, 0,47 ._.. . .. ···\[r·::(D.-q(ii:;"s-e.~) +Q.ii(5Ssi~)o. 47······- . ..... 12- 4. s. 1. B. '1. 110. ;> ~ ?'~1'.' . c..p \j ~ 3(\j~ ... _ ..... : 3( €>3 'O'f .-i) ::: . U5~ '. bctt-~ Fef"h~ \feu..> l-t-.. d\.tf\~ .:5]~: 2'5"1 lIEf cF of' d.J <2-'(\11 cN\ \j o.....J \:t , 1~0' >< 7e} ~ '7f.k:,o JF VII. CONVEYANCE SYSTEM The piping will be sized to accommodate the 100 year developed flows as identified in this section of the report. The modified rational method will be used as shown in the King County Drainage Manual. The pipes for this plat are a minimum 12" diameter and all will be corrugated polyethylene. double-walled pipe such as ADS-N 12 or equal. The 100 year storm flow for the entire site was calculated. It was checked that each main pipe segment could handle the entire site's 100 year peak flow. PREPARED FOR JAYMARC DEVELOPMENT August 1,2007 Kyle R. Campbell, P.E. Principal GEOTECHNICAL ENGINEERING STUDY PROPOSED JOHNSON PLAT RESIDENTIAL DEVELOPMENT 14035 -SOUTHEAST 122ND STREET RENTON, WASHINGTON ES-0952.01 Earth Solutions NW, LLC MENT PLANNI~iG OE'I~~ OF RENTOI: AUG -1 20'07 RECENEO 2881 -152nd Avenue Northeast, Redmond, Washington 98052 Ph: 425-284-3300 Fax: 425-284-2855 Toll Free: 866-336-8710 August 1, 2007 ES-0952.01 JayMarc Development P.O. Box 2566 Renton, Washington 98056 Attention: Ms. Kris LaBrie Dear Ms. LaBrie: Earth Solutions NW, LLC (ESNW) is pleased to present this report titled "Geotechnical Engineering Study, Proposed Johnson Plat Residential Development, 14035 -Southeast 122"d Street, Renton, Washington". In our opinion, the proposed single-family residential structures can be supported on competent or recompacted native soils or structural fill used to modify existing site grades, as appropriate. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with structural fill, may be necessary. The opportunity to be of service to you is appreciated. If you have any questions regarding the content of this geotechnical engineering study, please call. Sincerely, ~. Kyle R. Campbe , Principal TABLE OF CONTENTS ES-0952.01 PAGE INTRODUCTION ........................................................................ 1 General..................... ..................... ............................. .... 1 Project Description....... ......... ... ...... .................................. 2 Surface............ ................................................................ 2 Subsurface........... .................. ...... ...... ............... ............... 3 Geologic Setting.................................... ................... 3 Groundwater......................................... ............................. 3 CRITICAL AREAS REViEW .............. ;............................... ......... ....... 4 DISCUSSION AND RECOMMENDATIONS ....................................... 4 General. ............................................................................ 4 Site Preparation and Earthwork............................. ............... 4 In-situ Soils............ ............... ............ ......... .............. 5 Structural Fill Placement.................................... ........ 5 Excavations and Slopes..................................................... 6 Rockeries and Modular Block Walls...... ......... ...................... 6 Utility Trench Backfill.......................................................... 6 Foundations ...................................................................... 7 Slab-on-Grade Floors.......................................................... 7 Retaining Walls.................................... .............................. 8 Drainage ............................................................................ 8 Seismic Considerations..................... .... ................................ 8 LIMITATIONS...... .................. ......... ............ ......... .................. ...... 9 Additional Services...... .................. .................. ......... ......... 9 Earth Solutions NW. LLC GRAPHICS PLATE 1 PLATE 2 PLATE 3 PLATE 4 TABLE OF CONTENTS Cont'd ES-0952.01 VICINITY MAP SITE PLAN RETAINING WALL DRAINAGE DETAIL FOOTING DRAIN DETAIL Earth Solutions NW, LLC General GEOTECHNICAL ENGINEERING STUDY PROPOSED JOHNSON PLAT RESIDENTIAL DEVELOPMENT 14035 -SOUTHEAST 122ND STREET RENTON, WASHINGTON ES-0952.01 INTRODUCTION This geotechnical engineering study was prepared for the proposed residential development to be constructed along the south side of Southeast 122nd Street in Renton, Washington. The purpose of this study was to review a previous geotechnical engineering study ESNW prepared for a parcel immediately to the south of the subject site to characterize soil and groundwater conditions anticipated to be encountered during site development and to develop geotechnical recommendations for the proposed development. Our scope of services for completing this geotechnical engineering study included the following: • Reviewing the referenced geotechnical engineering study prepared by ESNW for an adjoining property, for purposes of characterizing the soil and groundwater conditions; • Identifying and characterizing any critical area hazards in accordance with the City of Renton Municipal Code; • Providing geotechnical recommendations for earthwork, structural .fill requirements and drainage; • Assessing the suitability of site soils for use as structural fill; • Providing recommendations for soil bearing capacity, subgrade preparation, and recommendations for foundation support, and; • Providing additional geotechnical recommendations, as appropriate. Earth Solutions mv, LLC JayMarc Development August 1, 2007 ES-0952.01 Page 2 The following documents and maps were reviewed as part of preparing this Geotechnical Engineering Study: • Preliminary Plat Map, Sheet 1 of 1, prepared by Jaeger Engineering, dated July 10, 2007; • City of Renton Municipal Code; • King County IMap online property resource; • Composite Geologic Map of King County, Washington, Booth et ai, 2006, and; • King County Soil Conservation Survey (SCS). Project Description We understand the subject site will be redeveloped with up to 26 single-family residential lots and associated infrastructure improvements. Due to the topographic relief throughout the site, we anticipate grading will be relatively minimal, requiring a series of cuts and fills ranging to about five feet or less to achieve design foundation elevations. The proposed residential structures will likely consist of relatively lightly loaded wood framing supported on conventional foundations. Based on our experience with similar developments, we antiCipate wall loads on the order of 2 kips per lineal foot and slab-on-grade loading of about 150 pounds per square foot (pst). Stormwater generated from the new development will be directed to system to be constructed on the property adjoining to the south. If the above design assumptions are incorrect or change, ESNW should be contacted to review the recommendations in this report. ESNW should review the final design to verify that our geotechnical recommendations have been incorporated into the plans. Surface The site is iocated along the south side of Southeast 122nd Street west of Hoquiam Avenue Northeast within Renton, Washington. The approximate location of the subject property is illustrated on the Vicinity Map (Plate 1). The property is roughly rectangular in shape with a gross area of approximately four acres. The approximate limits of the property are illustrated on the Site Plan (Plate 2). The site is bordered to the north by Southeast 122nd Street, to the south by an adjacent residential plat currently in design phase, to the east by residential parcels and to the west by an apartment complex. Earth Solutions J.tN. LLC JayMarc Development August 1, 2007 ES-0952.01 Page 3 The site is developed with a residential structure and associated improvements, which will be removed as part of the planned development. The overall site topography is relatively level with a total elevation change of approximately 15 feet and gradients on the order of 5 to 10 percent. Vegetation throughout the site consists primarily of general landscaping and ground cover surrounding the existing residence and forested areas elsewhere. Subsurface We reviewed the referenced geotechnical engineering study ESNW previously prepared for the property located immediately to the south of the subject site. In general, the soils encountered on that site consisted of firm native glacial till deposits. Given the close proximity of the subject site to the site previously explored by ESNW, in our opinion similar soil and groundwater conditions would be anticipated across the subject property. Geologie Setting Our review of the referenced geologic map identifies areas of glacial till (Qvt) across the site and surrounding area. The till consists primarily of compact silt, sand, gravel and cobbles. The King County Soil Survey for the area identifies Alderwood series (AgB) glacial till soils across the site. Runoff is characterized as slow and erosion hazard is characterized as slight for these soil deposits. Groundwater Perched groundwater seepage typically occurs along the shallow contact between weathered and unweathered soils. Groundwater seepage rates and elevations fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. In general, groundwater flow rates are higher during the wetter, winter months. Perched groundwater seepage should be anticipated in general site excavations, such as those required for utility trenches. CRITICAL AREAS REVIEW As part of our report preparation, we reviewed Chapter 4-3-50 of the Renton Municipal Code to determine if potential critical areas that may meet current critical area definitions are present on the subject site, and to provide recommendations for mitigating soil instability or excessive erosion for consideration in site design. Based on our review of the pertinent sections of the Renton Municipal Code, no critical areas are present on or near the site. Best Management Practices (BMPs) in accordance with the Renton development standards and the recommendations provided in this report should be incorporated into site designs. Earth Solution. tMt. LLC JayMarc Development August 1, 2007 General DISCUSSION AND RECOMMENDATIONS ES-0952.01 Page 4 Based on the results of our study, construction of the proposed single-family residential development is feasible from a geotechnical standpoint. The primary geotechnical considerations associated with the proposed development include site grading and earthwork, site drainage, foundation support, structural fill placement and compaction and the suitability of the on-site soils for use as structural fill. Based on the results of our study, the proposed residential structures can be supported on conventional spread and continuous foundations bearing on competent native soils or structural fill, as appropriate. Where loose or unsuitable soil conditions are exposed at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with structural fill may be necessary. ESNW should confirm soil conditions during the early phase of construction, as necessary. In our opinion, the soils generated from cuts throughout the site should generally be suitable for use as structural fill provided they are close to optimum moisture. The presence of groundwater seepage in deeper utility and site excavations should be anticipated, depending on depth and seasonal weather conditions. In our opinion, extensive site dewatering will likely not be necessary for the proposed development. However, supplemental recommendations for controlling groundwater seepage should be provided by the geotechnical engineer during the grading activities, as appropriate. This study has been prepared for the exclusive use of JayMarc Development, and their representatives. No warranty, expressed or implied, is made. This study has been prepared in a manner consistent with the level of care and skill ordinarily exercised by other members of the profession currently practicing under similar conditions in this area. Site Preparation and Earthwork The primary geotechnical considerations during the proposed site preparation and earthwork activities will involve structural fill placement and compaction and erosion control. We anticipate the grading plans will largely follow the existing site contours as much as possible, to minimize grading and excavation requirements. Earth Solutions NW. LLC JayMarc Development August 1, 2007 In-situ Soils ES-0952.01 Page 5 From a geotechnical standpoint, the native soils anticipated to be encountered in site excavations will generally be suitable for use as structural fill. The moisture sensitivity of the typical glacial till soils can be generally characterized as high. As such, successful use of the on-site soils will largely be dictated by the moisture content of the soils at the time of placement and compaction. Soils encountered during site excavations that are excessively over the optimum moisture content may require moisture conditioning prior to placement and compaction. Conversely, if the native soils are found to be dry at the time of placement, moisture conditioning through the application of water may be necessary prior to compacting the soil. If the site soils cannot be successfully compacted, the use of an imported soil may be necessary. Imported soil intended for use as structural fill should consist of a well graded granular soil with a maximum aggregate grain size of four inches, and a moisture content that is at or near the optimum level. During wet weather conditions, imported soil intended for use as structural fill should consist of a well graded granular soil with a fines content of five percent or less defined as the percent passing the #200 sieve, based on the minus three-quarter inch fraction. Structural Fill Placement Areas to receive structural fill should be observed by the geotechnical engineer prior to site stripping of organic matter and other deleterious material. The extent and depth of stripping should be further assessed by the geotechnical engineer at that time. Over-stripping areas to receive structural fill should be avoided. Structural fill is defined as compacted soil placed in foundation, slab-on-grade, and roadway areas. Fills placed to construct permanent slopes and throughout retaining wall and utility trench backfill areas are also considered structural fill. Soils placed in structural areas should be compacted to a relative compaction of 90 percent, in general accordance with the maximum dry density as determined by the Modified Proctor Method (ASTM D-1557) and placed in maximum 12 inch lifts. In pavement areas, the upper 12 inches of the structural fill should be compacted to a relative compaction of at least 95 percent and be in a stable, non-yielding condition. Earth Solutions tm. LLC JayMarc Development August 1, 2007 Excavations and Slopes ES-0952.01 Page 6 The United States Occupational Safety and Health Administration (OSHA), and the Washington Department of Labor and Industries (L&I) classify soils in terms of minimum safe slope inclinations (see WAC 296-155-66401 Appendix A-Soil classification). Based on the soil conditions anticipated to be encountered during site grading activities, fill and loose native soils would be classified by OSHAlL&1 as Type C. Temporary slopes over four feet in height in Type C soils should be sloped no steeper than 1.5H:1V (Horizontal:Vertical). The relatively unweathered native soils encountered below would be classified by OSHAlL&1 as Types A and B. Temporary slopes over four feet in height in Types A and B soils should be sloped no steeper than 0.75H:1V and 1 H:1V, respectively. If appropriate slopes cannot be achieved, temporary shoring may be necessary to support the excavations. Permanent slopes should maintain a gradient of 2H: 1V, or flatter, and should be planted with an appropriate species of vegetation to enhance stability and to minimize erosion. The project geotechnical engineer should observe temporary and permanent slopes to verify that the inclination is appropriate, and to provide additional grading recommendations, as necessary. Rockeries and Modular Block Walls In our opinion, the use of rockeries or modular block walls at this site is feasible from a geotechnical standpoint. Rockeries or modular block walls over four feet in height will require an engineered design. ESNW can provide engineered rockery and modular block wall designs, upon request. The geotechnical engineer should review the final wall alignments and wall heights with respect to the proposed site grading. Utility Trench Backfill In our opinion, the soils anticipated to be exposed during site grading activities would be generally suitable for support of utilities. Organic or highly compressible soils encountered in the trench excavations should not be used for supporting utilities. In general, the native soils anticipated to be exposed during grading should be suitable for use as structural backfill in the utility trench excavations, provided the soil is at or near the optimum moisture content at the time of placement and compaction and fines contents are within acceptable limits to maintain stability. Moisture conditioning of the soils may be necessary at some locations prior to use as structural fill. Utility trench backfill should be placed and compacted to the specifications of structural fill provided in this report, or to the applicable specifications of the City of Renton, as appropriate. Earth Solutions WoI. lLC JayMarc Development August 1, 2007 Foundations ES-0952.01 Page 7 In our opinion, the proposed residential structures can be supported on conventional spread and continuous footings bearing on competent, undisturbed native soils or structural fill. Assuming the buildings will be supported as described above, the following parameters can be considered for design of the new foundations: • Allowable Soil Bearing Capacity 2,500 psf • Passive Resistance 350 pcf (equivalent fluid) • Friction 0.40 • IBC Site Class Site Class C (Table 1613.5.2,2006 IBC) • Liquefaction Susceptibility Low A one-third increase in the allowable soil bearing capacity can be assumed for short-term wind and seismic loading conditions. Where loose or unsuitable soils are encountered at the foundation subgrade elevation, the soil should be recompacted or replaced with a suitable structural fill soil, as appropriate. Slab-On-Grade Floors Slab-on-grade floors for the proposed buildings should be supported on a firm and unyielding subgrade consisting of competent native soil or structural fill. Unstable or yielding areas of the subgrade should be recompacted or overexcavated and replaced with suitable structural fill prior to construction of the slab. A capillary break consisting of a minimum of four inches of free draining crushed rock or gravel should be placed below the slab. The free draining material should have a fines content of five percent or less (percent passing the #200 sieve, based on the minus three-quarter inch fraction). In areas where slab moisture is undesirable, installation of a vapor barrier below the slab should be considered. If a vapor barrier will be utilized, it should be a material specifically designed for that purpose and installed in accordance with the manufacturer's specifications. earth Solulions />MI, LLC JayMarc Development August 1, 2007 Retaining Walls ES-0952.01 Page 8 Retaining walls should be designed to resist earth pressures and any applicable surcharge loads. For design, the following parameters can be assumed for retaining wall design: • Active Earth Pressure (yielding Wall) • At-Rest Earth Pressure (Restrained Wall) • Traffic Surcharge (Passenger Vehicles) • Passive Resistance • Coefficient of Friction 35 pet (equivalent fluid) 50 pcf 70 psf (rectangular distribution) 350 pet (equivalent fluid) 0.40 Additional surcharge loading from foundations, sloped backfill, or other loading should be included in the retaining wall design, as appropriate. Drainage should be provided behind retaining walls such that hydrostatic pressures do not develop. If drainage is not provided, hydrostatic pressures should be included in the wall design, as appropriate. ESNW should review retaining wall designs to verify that appropriate earth pressure values and drainage have been incorporated into design, and to provide additional recommendations, as necessary. Retaining walls should be backfilled with free draining material that extends along the height of the wall, and a distance of at least 18 inches behind the wall. The upper one foot of the wall backfill can consist of a less permeable (surface seal) soil, if desired. A rigid, perforated drain pipe should be placed along the base of the wall, and connected to an appropriate discharge location. A typical retaining wall drainage detail is provided on Plate 3 of this report. Drainage Groundwater seepage should be anticipated in general site excavations, particularly during the wetter winter months. Temporary measures to control groundwater seepage and surface water runoff during construction would likely involve interceptor trenches and sumps, as necessary. In our opinion, perimeter drains should be installed at or below the invert of the building footings. A typical footing drain detail is provided on Plate 4 of this report. Seismic Considerations The 2006 International Building Code specifies several soil profiles that are used as a basis for seismic design of structures. Based on the soil conditions observed at the test sites, Site Class C, from table 1613.5.2, should be used for design. Earth Solutions NW. LLC JayMarc Development August 1, 2007 ES-0952.01 Page 9 In our opinion, liquefaction susceptibility at this site is low. The relatively medium dense to dense condition of typical glacial till soils which are mapped across this site is the primary basis for this conclusion. LIMITATIONS The recommendations and conclusions provided in this geotechnical engineering study are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. A warranty is not expressed or implied. Variations in the soil and groundwater conditions anticipated to be encountered may exist, and may not become evident until construction. ESNW should reevaluate the conclusions in this geotechnical engineering study if variations are encountered. Additional Services ESNW should have an opportunity to review the final design with respect to the geotechnical recommendations provided in this report. ESNW should also be retained to provide testing and consultation services during construction. Earth Solution. NW, LLC Reference: King County Map 626 By Thomas Brothers Maps Dated 2008 Vicinity Map Johnson Plat King County, Washington PARK 35 NOTE: This plate may contain areas of color. ESNW cannot be GLS Date 08/01 No. 0952.01 responsible for anr subsequent misinterpretation of the infonmation ~;"";';-"';;;';;';;'-+-"";'--"":"":~-':""----------i resulting from black & while reproductions offhis plate. SSR Date Aug. 2007 Plate 1 i 460 '" :-'.[. Ill,,[) ;-, [ IU[ I '65 465 1 Z ~ -:--=--=-----=---~ -=-= :::-:-~ ----_=_ ---= ::: --:::-::: ::: ----= ::: ~_ ---= = I [ "' (-1 ,( 8 I r--46:S--...i --' 1 21 1 20 [9 1 1 [['65 1 z "'r-------[ r----__ --1 ___ "1 [_. ____ [ 1, 1 _ , 22 I' I [[ 7 I -----.... [ .;; I--___ I 1 19 [ 10 1 1 ,I , [-----+ --... -.. -... ----I :2 [23 [18 1 11 1 I 6 1 2 .. ----. . .-[ 1----I t_ .. ____ J ____ J 1----J ! ~ , 24 ['65' I [[---------j [ == 45f -2~ --I 1--~7 __ ~ _ ~2_ -I 1 __ S _ ~ !-----! '-~ I------[ I I [ 4 1 3 , ·f. I 26 1 [ 16 I 13 , 1 ___ ~ 1 1 c....; l;.o 45s--'4601~J=-~ =--=----=}---=-:::.:-:::-.::-L _r_ ------[------! z 1 1 ,,,I IS 1 14 "65 1 [ ~ :----[ \----'-46'--::1 !; I------r----I 1---- [ 1-__ ..I I I [ I 1-----j LEGEND I---~----[ 1 ~ l__ . .! . ___ .I [ --r [------j ---'1 [ 1 I b:c==:::::l===d I ---1 1 , Subject Site Not -To -Scale ~--- 12 Proposed Lot Numbers Site Plan Johnson Plat King County, Washington NOTE: This plate may contain areas of color. ESNW cannot be Drwn. GLS Date 08/01/2007 Proj_ No. 0952.01 responsible for any subsequent misinterpretation of the information I------f-----+....;.-------i resulting from black & while reproductions of this plate. Checked SSR Date Aug. 2007 Plale 2 • .. • • • '. • '. • • • '. • '0 • • • '. • '0 • • I,', • NOTES: 18" Min. 00 00 <> cO p 0'1-- 00.0 oJ.) d¥ o 0 b 0 ;; .. ;> ... 0 OO{),g 0 DoC> .. 00000 <> <> 0 "ODC 00 ... <> <> 0 <>"0 0 "0 0 0 0 0 o 00 <) o 0 <) 0<:) 1:),. 0.. 0 6 <> 00 0'" 0 Ct • 0p DOO DOC "'0 <> OoOO~;=· <> 0", 0 00 0 <> 0 00 0 I) 0000 9 <> '0 0 0 o 00 co 0 .. 00 Q. og 00 0000°0°0 D,pO <> 0 u 00 <> 0 0 00 0 0 110 Q .. <> 0 0"'''0 00 0., Qol!.0o 0 r3 00° <> 00 <) <> '>6 0 <> 0 .. 0 <> DODO <> 0 a ° ° ° OOoOoflOO 0 0 ° 0:0 <> 0 0 <> "g, 0 00 0 co .00 <> 9 0.° 00 0 00 °<;>0 0 0 00" 0 0 0 0... o <> 0°0""8 00 0 0 00 0 0 0 6" o 8 <> 0 000" 00 0 0 . " , • • . ',,}m •. .. ~~ ,. • ." .. " -' Structural Fill Perforated Drain Pipe (Surround In Drain Rock) • Free Draining Backfill should consist of soil having less than 5 percent fines, Percent passing #4 should be 25 to 75 percent • Sheet Drain may be feasible in lieu of Free Draining Backfill, per ESNW recommendations. • Drain Pipe should consist of perforated rigid PVC Pipe surrounded with 1" ' Drain Rock LEGEND: Free Draining Structural Backfill ~l..L..:::J 1 inch Drain Rock SCHEMATIC ONLY -NOT TO SCALE NOT A CONSTRUCTION DRAWING RETAINING WALL DRAINAGE DETAIL Johnson Plat King County, Washington Drwn, GLS Date Proj, No, 0952.01 SSR Date Aug, 2007 Plate 3 NOTES: • 00 NOT tie roof downspouts to Footing Drain. • Surface Seal to consist of Perforated (Surround 12" of less permeable, suitable soil. Slope away from building. LEGEND: 1< . :. : -:. :1 Surface Seal; native soil or : :: :: :: ~ : ~ other low permeabilily material. 1" Drain Rock Slope · ..... · . . . . . · .... . · .... . · .... . · .... . · .... . · . . . . . ~s1':i~~~~ '.: -t ~ :. 2" (Min.) Drain Pipe 1" Rock) SCHEMATIC ONLY -NOT OT SCALE NOT A CONSTRUCTION DRAWING . r;II'~h ,.arth Solutions NWLU Solutions ~ ... \. \\' II ( ~:~,~technical Engineering, CO~1StI·LJCli(Jn MOl1lr'~I-il'i': and El1vironment~1 S(iCilLCS FOOTING DRAIN DETAIL Johnson Plat King County, Washington Drwn. GLS Date No. 0952.01 ICI,,,dk,,rl SSR Date Aug. 2007 Plale 4 2 COPIES 4 COPIES REPORT DISTRIBUTION ES-0952.01 JayMarc Development P.O. Box 2566 Renton, Washington 98056 Attention: Ms. Kris LaBrie ESM Consulting Engineers 33915 _1 st Way South #200 Federal Way, Washington 98003 Attention: Mr. Matt Cyr, P.E. Earth Solutions NW, LLC v .. CHICAGO TITLE T"l"SURANCE COMPANY 701 FIFfH AVENUE, #3400, SEATTLE, WA 98104 ORDER NO: YOUR NO: UNIT NO: WAN NO: SUPPlEMENTAL COMMITMENT PHONE: (206)628-5623 FAX: (206)628-5657 001240975 10 o R D ERR E FER ENe E I N FOR MAT ION SUPPLEMENTAL NUMBER: SELLER: PURCHASER/BORROWER: PROPERTY ADDRESS: 1 KENNETH JOHNSON JAYMARC HOLDINGS, L.L.C. WASHINGTON OUr Title Commitment dated 07/05/07 at 8:00 A.M. is supplemented as follows: THERE HAS BEEN NO CHANGE IN THIS COMMITMENT SINCE J1JLY 5, 2007. J1JLY 26, 2007 AUTHORIZED BY: MIKE HARRIS r NOTE: THE FOLLOWING PARTIES HAVE BEEN SENT A COPY OF THIS SUPPLEMENTAL COMMITMENT: CTI/RENA SAUNIER RENA SAUNIER JAYMARC DEVELOPMENT (RENTON) KRIS LABRIE ESM CONSULTING ENGINEERS MATT CYR BAROKAS, MARTIN AND TOMLINSON LARRY L. BAROKAS SATTERBERG HEALY LAW FIRM JAMES M. EECKHOUDT CENTRE POINTE SURVEYING STEVE WOODS JAEGER ENGINEERING JIM JAEGER 3/2 1/1 1/1 1/1 1/1 1/1 1/1 SUPPLCOM/RDA/0999 , , COMMITMENT FOR TITLE INSURANCE CHICAGO TITLE INSURANCE COMPANY cmCAGO TIlLE INSURANCE COMPANY, a Missouri corporation, herein called the Company, for a valuable consideration, hereby commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of the proposed Insured named in Schedule A, as owner or mongagee of the estate or interest covered hereby in the land descrihed or referred to in Schedule A, upon payment of the premiums and charges therefore; all subject to the provisions of Schedules A and B and to the Exclusions from Coverage (appearing herein) and to the Conditions and Stipulations hereof. This Commitment shall be effective only when the identity of the proposed Insured and the amouut of the policy or policies committed for have been inserted in Schedule A hereof by the Company, either at the time of the issuance of this Commitment or by subsequent endorsement. This Commitment is preliminary to the issuance of such policy or policies of title insurance and all liability and obligations hereunder shall cease and terminate six months after the effective date hereof or wben the policy or policies committed for shall issue, whichever first occurs, provided that the failure to issue such policy or policies is not the fault of the Company. In Witness Whereof, cmCAGO TIlLE INSURANCE COMPANY has csused this commitment to be signed and sealed as of the date of policy shown in Schedule A, the policy to become valid when countersigned by an authorized signatory. Issued by: CHICAGO TITLE INSURANCE COMPANY 3400 BANK OF AMERICA TOWER 7015THAVENUE SEATTLE, WA 98104 (206) 628-5666 Form C 9800 (Reprinted 09/(0) CHICAGO TITLE INSURANCE COMPANY President ATTEST: Secretary CHI GO TITLE INSURANCE C.1PANY AL.T.A COMMITMENT SCHEDULE A , .. F1ITHAVENUE,#3400,SEATTLE, WA 98104 Order No.: Title Unit: U·10 Customer Number: JOHNSON TO JAYMARC HOLDINGS, Phone: Buyer(s): JAYMARC HOLDINGS, L. L . C . (206)628·5623 (206)628·5657 HARRISjEISENBREY Fax: Officer: Commitment Effective Date: JULY 5, 2007 1 . Policy or Policies to be issued: at 8:00AM. 1240975 L.L.C. ALTA Owner's Policy 1992 STANDARD 30% DISCOUNT/RESIDENTIAL RESALE RATE AND 10% DISCOUNT/COMBINATION Amount: Premium: Tax: $3,000,000.00 $3,270.00 $ 291.03 RATE Proposed Insured: JAYMARC HOLDINGS, L.L.C., A WASHINGTON LIMITED LIABILITY COMPANY Policy or Policies to be issued: ALTA Loan Policy Proposed Insured: Policy or Policies to be issued: ALTA Loan Policy Proposed Insured: Amount: $0.00 Premium: Tax: Amount: $0.00 Premium: Tax: 2 . The estate or interest in the land which is covered by this Commitment is: FEE SIMFLE 3 . Title to the estate or interest in the land is at the effective date hereof vested in: KENNETH E. JOHNSON, AS HIS SEPARATE ESTATE 4 . The land referred to in this Commitment is described as follows: SEE ATTACHED LEGAL DESCRIPTION EXHIBIT COMMA805/KLC/ll.l.05 CHICAGO TITLE INSURANCE COMPANY A.L.T A. COMMITMENT SCHEDULE A (Continued) Order No.: 1240975 Your No.: LEGAL DESCRIPTION EXHIBIT (Paragraph 4 of Schedule A continuation) LOT 2, KING COUNTY SHORT PLAT NUMBER 477114, RECORDED UNDER RECORDING NUMBER 7804120882, IN KING COUNTY, WASHINGTON. CLTACMA6/RDA/0999 CHICAGO TITLE INSURANCE COMPANY A.L.TA. COMMITMENT SCHEDULEB Order No.: 1240975 Your No.: Schedule B of the policy or policies to be issued will contain exceptions to the following matters unless the same are disposed of to the satisfaction of the Company. GENERAL EXCEPTIONS A. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records. B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. C. Easements, prescriptive rights, rights-of-way, liens or encumbrances, or claims thereof, not shown by the Public Records. D. Any lien, or right to a 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. E. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public Records. F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for sewer, water, electricity, natural gas or other utilities, or for garbage collection and disposal not shown by the Public Records. G. Unpatented mining claims, and all rights relating thereto; reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof; Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. H. Water rights, claims or title to water. I. Defects, liens, encumbrances, adverse claims or other matters, if any, created, fITst appearing in the Public Records, or attaching subsequent to the effective date hereof but prior to the date the proposed Insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. SPECIAL EXCEPTIONS FOLLOW WLTACOMB bit 05/17/07 CHICAGO TITLE INSURANCE COMPANY A.L.T A. COMMITMENT SCHEDULEB (Continued) Order No.: 001240975 Your No.: SPECIAL EXCEPTIONS A 1. EASEMENT AND THE TERMS AND CONDITIONS THEREOF, GRANTEE, FURPOSE, AREA AFFECTED, RECORDED, RECORDING NUMBER, SNOQUALMIE FALLS & WHITE RIVER POWER COMPANY ERECT, CONSTRUCT AND MAINTAIN A POLE LINE OR LINES, AND OPERATE AN ELECTRIC LINE AS CONSTRUCTED JULY 31, 1905 347794 B 2. EASEMENT AND THE TERMS AND CONDITIONS THEREOF, GRANTEE, PURPOSE, AREA AFFECTED, RECORDED, RECORDING NUMBER, PUGET SOUND POWER & LIGHT COMPANY ELECTRIC TRANSMISSION AND/OR DISTRIBUTION LINE, TOGETHER WITH NECESSARY APPURTENANCES A PORTION OF SAID PREMISES AS LOCATED MARCH 29, 1938 2990202 3. COVENANTS, CONDITIONS, RESTRICTIONS, EASEMENTS, NOTES, DEDICATIONS AND SETBACKS, IF ANY, SET FORTH IN OR DELINEATED ON THE SHORT PLAT RECORDED UNDER RECORDING NUMBER 7804120882. D 4. CITY OF RENTON ORDINANCE NUMBER 4612, -AND THE TERMS AND CONDITIONS THEREOF, RECORDED, RECORDING NUMBER, REGARDING, JUNE 21, 1996 9606210966 SANITARY SEWER SERVICE AND AMOUNT OF CHARGE UPON CONNECTION TO THE FACILITIES. 5. AGREEMENT AND THE TERMS AND CONDITIONS THEREOF, BETWEEN, AND, CITY OF RENTON GLENN WHARTON CLTAClviBl/RDA!f1I.1'J9 RECORDED: CHICAGO TITLE INSURANCE COMPANY A.L.T A COMMITMENT SCHEDULEB (Continued) Order No.: 1240975 Your No.: SPECIAL EXCEPTIONS RECORDING NUMBER: AUGUST 16, 2005 20050816000319 REGARDING: WASTEWATER SYSTEMS AND LATECOMER COSTS THEREOF P 6. RIGHT TO MAKE NECESSARY SLOPES FOR CUTS OR FILLS UPON PROPERTY HEREIN DESCRIBED AS GRANTED IN DEED: GRANTEE: RECORDED: RECORDING NUMBER: KING COUNTY JUNE 1, 1943 3312962 7. PAYMENT OF THE REAL ESTATE EXCISE TAX, IF REQUIRED. THE PROPERTY DESCRIBED HEREIN IS SITUATED WITHIN THE BOUNDARIES OF LOCAL TAXING AUTHORITY OF UNINCORPORATED KING COUNTY. PRESENT RATE IS 1.78%. ANY CONVEYANCE DOCUMENT MUST BE ACCOMPANIED BY THE OFFICIAL WASHINGTON STATE EXCISE TAX AFFIDAVIT. THE APPLICABLE EXCISE TAX MUST BE PAID AND THE AFFIDAVIT APPROVED AT THE TIME OF THE RECORDING OF THE CONVEYANCE DOCUMENTS. B 8. GENERAL AND SPECIAL TAXES AND CHARGES, PAYABLE FEBRUARY 15, DELINQUENT IF FIRST HALF UNPAID ON MAY 1, SECOND HALF DELINQUENT IF UNPAID ON NOVEMBER 1 OF THE TAX YEAR (AMOUNTS DO NOT INCLUDE INTEREST AND PENALTIES) : YEAR: TAX ACCOUNT NUMBER; LEVY CODE; ASSESSED VALUE-LAND: ASSESSED VALUE-IMPROVEMENTS; GENERAL & SPECIAL TAXES; 2007 102305-9394-01 4342 $ 427,000.00 $ 156,000.00 BILLED: $ 6,858.24 PAID: $ 3,429.12 UNPAID: $ 3,429.12 CLTACMB2/RDA/0999 CHICAGO TITLE INSURANCE COMPANY A.LTA. COMMITMENT SCHEDULEB (Continued) Order No.: 1240975 Your No.: SPECIAL EXCEPTIONS I 9. DEED OF TRUST AND THE TERMS AND CONDITIONS THEREOF, TRUSTEE, BENEFICIARY, AMOUNT, DATED, RECORDED, RECORDING NUMBER, LOAN NUMBER, KENNETH E. JOHNSON, AS HIS SEPARATE ESTATE WASHINGTON TITLE COMPANY BOEING EMPLOYEES' CREDIT UNION $ 275,000.00 DECEMBER 1, 2002 DECEMBER 6, 2002 20021206000845 NOT DISCLOSED THE· AMOUNT NOW SECURED BY SAID DEED OF TRUST AND THE TERMS UPON WHICH THE SAME CAN BE DISCHARGED OR ASSUMED SHOULD BE ASCERTAINED FROM THE HOLDER OF THE INDEBTEDNESS SECURED. J 10. NUMEROUS MATTERS AGAINST PERSONS/ENTITIES WITH NAMES SIMILAR TO KENNETH E. JOHNSON, THE EFFECT OF WHICH DEPENDS UPON IDENTITY WITH SAID PERSONS/ENTITIES. PLEASE HAVE THE CONFIDENTIAL INFORMATION STATEMENT(S) ATTACHED TO THIS COMMITMENT COMPLETED AND RETURNED TO THIS OFFICE IN A TIMELY MANNER IN ORDER FOR THE COMPANY TO MAKE A FINAL DETERMINATION AS TO THE EFFECT OF SAID MATTERS. K 11. IN THE EVENT THAT THE PROPERTY DESCRIBED HEREIN IS OCCUPIED BY A MARRIED PERSON AND SPOUSE AS A HOMESTEAD, THE CONVEYANCE OR ENCUMBRANCE OF THE PROPERTY MDST BE EXECUTED AND ACKNOWLEDGED BY BOTH HUSBAND AND WIFE, PURSUANT TO RCW 6.13 WHICH NOW PROVIDES FOR AN AUTOMATIC HOMESTEAD ON SUCH PROPERTY. a 12. TITLE IS TO VEST IN JAYMARC HOLDINGS, L.L.C., AND WILL THEN BE SUBJECT TO THE FOLLOWING MATTERS SHOWN AT PARAGRAPH(S) 13 AND 14. R 13. TERMS AND CONDITIONS OF THE LIMITED LIABILITY COMPANY AGREEMENT FOR JAYMARC HOLDINGS, L.L.C .. s NOTE, A COPY OF THE LIMITED LIABILITY COMPANY AGREEMENT, AND AMENDMENTS THERETO, IF ANY, MDST BE SUBMITTED. CLTACMB2/RDA/0999 CHICAGO TITLE INSURANCE COMPANY A.L.TA. COMMITMENT SCHEDULEB (Continued) Order No.: 1240975 Your No.: SPECIA.L EXCEPTIONS T 14. ANY CONVEYANCE OR MORTGAGE BY JAYMARC HOLDINGS, L.L.C., MUST BE EXECUTED IN ACCORDANCE WITH THE LIMITED LIABILITY COMPANY AGREEMENT AND BY ALL THE MEMBERS, OR EVIDENCE MUST BE SUBMITTED THAT CERTAIN DESIGNATED MANAGERS/MEMBERS HAVE BEEN AUTHORIZED TO ACT FOR THE LIMITED LIABILITY COMPANY. L 15. THE LEGAL DESCRIPTION IN THIS COMMITMENT IS BASED ON INFORMATION PROVIDED WITH THE APPLICATION AND THE PUBLIC RECORDS AS DEPINED IN THE POLICY TO ISSUE. THE PARTIES TO THE PORTHCOMING TRANSACTION MUST NOTIFY THE TITLE INSURANCE COMPANY PRIOR TO CLOSING IP THE DESCRIPTION DOES NOT CONFORM TO THEIR EXPECTATIONS. NOTE 2: EFFECTIVE JANUARY 1, 1997, DOCUMENT FORMAT AND CONTENT REQUIREMENTS HAVE BEEN IMPOSED BY WASHINGTON LAW. FAILURE TO COMPLY WITH THE FOLLOWING REQUIREMENTS MAY RESULT IN REJECTION OF THE DOCUMENT BY THE COUNTY RECORDER OR IMPOSITION OF A $50.00 SURCHARGE. FOR DETAILS OF THESE STATEWIDE REQUIREMENTS PLEASE VISIT THE KING COUNTY RECORDER'S OFFICE WEBSITE AT WWW.METROKC.GOV/RECELEC/RECORDS AND SELECT ONLINE PORMS AND DOCUMENT STANDARDS. THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE DOCUMENTS TO BE RECORDED TO COMPLY WITH THE REQUIREMENTS OF RCW 65.04. SAID ABBREVIATED LEGAL DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WHICH MUST ALSO APPEAR IN THE BODY OF THE DOCUMENT: LOT 2, RECORDED UNDER RECORDING NUMBER 7804120882. AS OF JULY 5, 2007, THE TAX ACCOUNT FOR SAID PREMISES IS 102305-9394-01. END OP SCHEDULE B CLTACMB2/RDA/W99 @ CHICAGO TIll INSURANCE COMPANY 701 FIFTH A VENUE, #3400, SEA TILE, WA 98104 PHONE: (206)628-5623 FAX: (206)628-5657 IMPORTANT: This is not a Survey_ It is furnished as a convenience to locate the land indicated hereon with reference to streets and other land_ No liability is assumed by reason of reliance hereon. -" Northwest '4 of the Southeast '4 of Section 10-23-5 ",,'I!" -" ,mil - ,,, , I , '" ,.:j.!" :::.;," r.e. u ~ ISl~il 1-J.!1 ,.' "1')->' ,'(,.- ~,,, " "'''''' -~ ,:;~ -,.-, ,; ... f." " F'CL""~ Q+ "'-"\,,.,, - '" " ., .. ; ~ - ", :t , , . ," :: I I .'.'" ",~-' -:1 -, ~: <~ ~, .. , ~ f.:1 .... " ,~ . ..- .' ~:'}' IJI" ~ .' ''\;;\" " "" .• ~';> •. ,.,., II', r ~ - "'" ,."., "''' . ;;;;" " , H-O~m2S00DQl , RH!II LU~.-05~m , ~!:~ , , ",! M, I .. '" ": 1 = ! ~f. - ~f : = I- -'!- ,"~,- ,,,,, ~ fro, , ~~" ,~ ',;'~ ~ ... EXCLUSIONS (Conl'd.) 4. Any claim, which arises out of :ransaction vesting in the Insured the esti r interest insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: (i) the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer; or (ii) the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the instrument of transfer; or (b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. ALTA LOAN POLICY FORM (10-17-92) The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separa- tion in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encum- brance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, exceptto the extentthat a notice olthe exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy (except to the ex1ent that this policy insures the priority of the lien of the insured mortgage over any statutory lien for services, labor or material); or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage. 4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with applicable doing business laws of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 6. Any statutory lien for services, labor or materials (or the claim or priority of any statutory lien for services, labor or materials over the lien of the insured mortgage) arising from an improvement or work related to the land which is con- tracted for and commenced subsequent to Date of Policy and is not financed in whole or in part by proceeds of the indebtedness secured by the insured mortgage which at Date of Policy the insured has advanced or is obligated to advance. 7. Any claim, which arises out of the transaction creating the interest of the mortgagee insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: (i) the transaction creating the interest of the insured mortgagee being deemed a fraudulent conveyance or fraudulent transfer; or (ii) the subordination of the interest of the insured mortgagee as a result of the application of the doctrine of equitable subordination; or (iii) the transaction creating the interest of the insured mortgagee being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the instrument of transfer; or (b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. o o o .... '" S ~ ~\lG -7 l.UU 7 QUIT-CLAIM DEED ISlnlutory Forml 9-4/07.<13 REeD F 01000 ~.OO ,aEr9F~~:O, ',:: .11 C~SHSL .~.~l.OO 140)'i .;,::. 122 St. Rent.on 22 of -.:=.:..:...::.:..::..:....:.:::...:::.-. ___________ . Cily of _==::..... ____ _ Cuunty [If KiM . WllsLinulnn. rur nnd In c:onsltlerftlion of _____ _ love and sffection, and to create co •• un1ty property Kenneth i. Johnson &nd Nancy L. JohnlSon 1:0 n v f! Y _ /I n tI qui I-d II i 111 __ t n ~::::::.:::..:::..::.::=:::.:..::::::.=::.::....::..:..::=::.:~ ______ _ ________________ ,,( 140)5 S.;;;:. 122 ~t. 'n 1 he City of Ronton . Cmlnty uf K11\!: • Sl.!ll~ of iiuhln.!';ton <Ill interest in the fnl1llwinR rlescrihl~d Real EfJlllll~: The North halfo! tho Soutnweet quart~r of the Northwest quarter of the Southe&at quarter of Section 10, Townshlp 2) North, ~. 5 ia8t, V. M •• 1n K1n& County, 'a$hl~onl EXCEPT tho Northorly 90 foot of tho Southerlr 170 teot of tho WelS1.orly 1)0 teot of tho Eutarly 160 foot, ..... Id. EXCEPt th~~ '"t"Ir:n:! ! ill"> ~,', ~ Southerly 129.)8 reet ot the Northerly 159.)8 teet ot the We.terly I)~l 1\ 3 "4 PH 'B~ feet ot the EMtllrl)" 161,) tllet. ,.and. EXCEPT the We.e.terl)" 1)0 feet ot"tomr . , Euterly 160 feet of the Southerly 80 teet, subject to an ea.eeaent .' . ,',ION Of .\' .. "',' '. nONS for es:re.e.a a.nd 1~rua &nd. util1ties the north 30 teet thereot. (l r t '\ ""J. I< e '.> \' 'n I I I "\ '-, D \' 1(\ I;--Drl f- OYer, under and across situated in Ihe Counly of _.....!K;:I::.""~ ______ , SIale of Washington. Dated this ___ day of , 19 __ _ I'<'~ COuNTY 110 EXCISE TAX JUl131984 !i07Sanjg Cranlorlsl KI~l~1 i::.llINiY STATE OF~INCTON. } ,,_ Counly of '*y;: (Individual Acknowledgment) m,\)r-Iql2o;. ~fptWIfZ.-..NOI' ubrc !n and for the Slate pl.,\yashinglon, (, • 19~ personally do hereby cerlify IhB'!')l.!lI,tlB/<1fl\-~ of a ppearcd before me c7rt:Nw~~'~;"LJ_'LJ;::::....c.:::,u...a:rr~IQ[.JA.L_:_:___,:_:_,__,__----- 10 me known to be the tndividual_ described in and ~o executed the within Instrument Bnd acknowledged that :H:!i£ signed Ih& same 81 ~ ~ (ree and voluntary act and deed ror the uses and purposes herein mentioned. ~N UNDER MY HAND ANDOFFICIALSEALthl.~,,",-_ 19_. ~~~ Notltry Public in And tor the Stole o( Wlishin~lnn. residing I ... -.... Iv, """"\.1 .... U~ 1\";4 u 1,;;,) l i,., Name t.J£l.t\~\ lob!\S.c r') 0-""'., ...... "",.,.., .... , Addnm \I..J l) :;: :::; c ! j),l, "'" $-t WI.h1Illh," t..,~1 Bhll~ Co .. hllnu., WA Form. No. 111 .,11 't? M"TERIAL "''''' NOT IIR£PRODUC£D IN WHOLE OJ! IN P"JIT IN ANY roRM WHATSOEVER'PM*: 0 n ")11 9~~ E ·_-_ •.. _---.--.-~ ... --.. --- o WARRANTY FULFILLMENl o DE~PLED for Record r-:at....:.R:.=.e ""uc=..:es:..:..t ..:..of'--___ -. Name :::: .tJ FII.d for AKOfd.1 Reql.lert of ((fJJII/~ J2!'N{J3'llAVED "OR AECOADIA'IUSI A,~~~2-~b~~~~------- co co I /-~~lJ....t.7J!-¥.-f..G.LIu.C:~ NAME~~~~~~~~ __ _ ~ 'cQ ADO ~essf-,',<f'-f:'::',\-,~A~:':":':':'--o 0 .... ~I C) 0 CITY AND ST ........ 00 co o 0 0-0-r-r- N ;r, .:r. 00' :: THE GRANTOR DOROTHY M. SKERBINI , a widow o. 0 Jl . ..,;4 for and In eondder.tlon of FULFILLMENT OF CONTRACT SAliS TAX PAID ON CONTRACT Aff. NO. e,; ?Mgf' 2""'-KING CO. RECORDS OMS!ON ~ In hind pald,eCtnyltyundwlrr.nts to KENNETH E. JOHNSON, a BY I ~ DEPUTY sIngle man I :::; ~ thelollow!ng desetlbtd real ostlte, .. ltultd In the CountY of KING • SbtI of :ali W»hlngton: The north hatf of the southwest quarter of the northwest quarter of the southeast quarter of SectIon 10, Township 23 North, Range 5 East, W. H., In KIng County, Washington; EXCEPT the southerly 170 feet of the westerly 130 feet of the easterly 160 foeti end EXCEPT the southerly 129.)8 feet of the northerly 159.38 feet of the westerly 130 feet of the easterly 160 feet. This deed 1J gwtn In fulflllmtnt of th.t eerbln r .. 1 tstltt contract betwl.n the p.rtles hereto. d.ted Jul y 28. • 1927 • and conditioMd far tht conveyanee of the abote deserlbed propertY •• nd the eovlnM1t1 of warranty h.rlln con- 1.I1",d sh.1I not apply to .nv title. Interest or encumbflncll ariling by, through or u'ndtf the purchaser In said contract, and Ihall not apply to any taxes •• 5$ltS$INntt or other marges levied, .s~ or becoming due subsequent to the d.to of . contract. EXCI.~E Tax paId: EN 422228 Date: August 2, 1977 .<' DorothYJt$kb in t Ilndlvldu.l) (Indlvldu.l) STATE OF WASHINGTON COUNTY OF .19.JL to mt known to be the IndividUal described In end who uecuted the within I 10relOII'II Inltrument, .nd tcknowl· edged th.t -;;;~;=:~:z~~::;::::;:::::::::;:::;:; .Igntd the ~mt • frn .nd voI'untITY act .nd deed, for tht u'" and pUrpOttt thtr.ln mJllloned. ~ ,~. ~ GIVEN CInder m'!l'J'-~"", J'I',d offlcla' ... 1 ~ILF2YTN ~ d .19'ZZ.... No~nd 'Of ~~ ~tI of Wnhlngt .• t .' . ,." BV __________ -:~~.- (PrHldmt) BV _________ -:::=:-.,- (Secretary) STATE OF WASHINGTON COUNTY OF On mil d.y 0' • 19 _, bllora mt, tht undtnlgned. a Notary Public In Irld for tht State of Washington, duty commlploned and sworn, ~non.lIv eppeared 'nd-:-;;;;;;;;-;;;:;;:======~;; .. to ml known to btl ttl. Pmldtnt .nd Stcrl1.ry, rtsptetlv.IV. of tht corporation thnaxlCUted the forevolng1nltrumant, Ind acknowltdilld 1h ... Id instrum.nt to be ,hi Ir ... nd volun- t.ry act and deed of said corporation. for the UI ... nd pUr· PONI ,herein mtn11ontd, and on oath Uat.d that __ _ _____ -.. ___ authorized to txtcU1e thl Aid Instrumtnt .rK: Jilt tM Mal afnx.d II tho corporat.HaI of .. h! corporation • Witnesl my hand and offlcl.1 ... 1 h.rtto afllxed the d,., 1M ytlr flnt ,bove wrltt.n. Notary Public In .nd for the SUtt of Washington • .I------~----~------------~ • WHEN RECORDED RETURN TO tt I\t'ld-l.\ x:: JUh)'\ ~'1" \.. )~_?S 'Sk' I.J..,J.-...(.<ii yO,,} WA CH b S +-E1926380 12fll6fZ8llZ III 33 K~ COUNTY. rz 80 SALE $1 ee QUIT CLAIM DEED PAGE 001 OF 001 (!J THE GRANTOR, NANCY L JOHNSON, for and m consIderatIOn of the Agreed Order Amendmg Decree of DIssolution, Kmg County Supenor Court Cause No 01-3-01233-2 KNT, conveys and qUIt drums to GRAN1EE, KENNETH E JOHNSON,"the follOWIng descnbed real estate, SItuated In the County of KIng, State of WashIngton, together with all after acqUIred tItle of the Grantor thereIn * 6;'1\(... The North half of the Southwest Quarter of the Northwest quarter of the Southeast quarter of SectIOn 10, TownshIp 23 North, Range 5 East, W M ,In Kmg County WashIngton, EXCEPT the Northerly 90 feet of the Southerly 170 feet of the Westerly 130 feet of the Easterly 160 feet, and EXCEPT the Southerly 12938 feet of the Northerly 15938 feet of the Westerly 130 feet of the Easterly 160 feet, and EXCEPT the Westerly 130 feet of the Easterly 160 feet of the Southerly 80 feet, subject to an easement for egress and mgress and utilItIes over, under and across the North 30 feet thereof Tax Parcel No 102305-9394-01 DATED Movp.mber~, 2002 - I - , CT) ~ = <= = ...... . .. ...:. STATE OF WASHINGTON ) ) ss COUNTY OF KING ) ON TIllS DAY personally appeared before me NANCY L JOHNSON, personally known to be the indIvIdual descnbed In and who executed the wlthm and foregomg mstrument, and acknowledged that she sIgned the same as her free and voluntary act and deed for the uses and purposes herem mentIOned -2- ( ; ~ ~ t ! , I: I: s. /0 ... . ~ N » .. > , > ,,-, .... . , c" ,... '" '" ,~ 0 0 ..... :"1 i',- ~ ,~ :!z • • 1 ~ .. . ~ l! -~ T. 2.~ .::.-R. __ Thh .p.CD r ••• rv.d (or r.·:otd.,". u •• 0 OJ3ij 3~ 030ijOJ3ij ~l WJH Z lll!.lV rJled {or r~cold .t th~ r.qU4;lt:t of: D, !:"kE 8.i3LAI C. .... lieturn tOI Bui !ding d Lend Developr.um t 450 KC A~ni.tTaticn Btag Sea.ttl.e, WaohingtGn 98104 8140 R T PLAT K I NQ COUNTY, WASHINGTON o.pAre-nt of Planning • .00 COJnIaUn.tt.!fI .Development .ul141ng And ~n4 v.v.lo~nt Divl.ion •. ua1n.-d &tid .l'prov~ th,h ...& d.!I of Dj rector • .... 7~, I l_~_ Ll, fVL~L-G I, V LEGAL DESCII'I'TION WT 1: LOT 2t Th~ North half of the Southwest qURrter of the Northwest quarter "r the Southetlr\i; qU8rt~r of Section 10, Tnwn~hip 23 North, R:mr,e " &bst, W.M., in Kine Cou.nty, Washington; EXr.bF'l' the Northerly 90 feet of the Southerly 170 fet>t of tile We.sterly 1)0 feet of thl" ~;':'Iter1y 160 feet; ~r.d EXC~PT the Southerly 129.)8 ["et (!f the Northerly 159.)8 f~et of the Westerly 130 feet. of the EII.eter1: 160 feet, The WesterlY 130 feet of the ~eterly 160 feet of the Southerly 80 feet of the North half of t.he Southwest quarter of the Northwest quartp: of the Southeast quarter of Section 10, Township 23 North, Range 5 ~stJ W.M., in King County, Washington. Thllt North A.llf of the Sout.hweflt qUllrtf'." of the Northwest quarter of the South~a"t quart.~.r of Sl!Iction 10, Township 23 ~orth, Range 5 Eut, \oI.M., in Kine County, Washington; EXCEPT the Northerly 90 feet of the Southe."ly 170 feet or the We:!lterl.v ).;.0 teet of the ~.:a8t.erl.y 160 feet; one! EXCEPT the Southerly 129.J8 f~et of the Nortn~rly 1~9.)R feet ot the Qasterly 130 [afO.t of the ~8:berly 160 reet. and F.{CEPT the WCl"t.nrly 1)0 fet"t of the Eal!'terly 16e> feet of t,he Southerly 130 ie1'Jt; ~ubjpet to an f!aSI~mel1t. !')r (.·~l'('!-iS ;tllct in!.!res~ :lnd uti 1 i 1.1<·S over. under and ncres:·, the nort.h :30 feel. thf..'l'f'llf. Uap on FU. ~n '1avlt P4ge J of ~ / i " -. , . shor t 1'1 /l t No : __ --'LCC-77'--1-'-1I'--' _____ _ --1- + I I -----1 I I I 'JO Map 011 File in Vault N Din,ctlon, W ---+- SC,11!~; ~==~====~=====,=== o /0(.1 ..20('1 i I ! i f' I ; , , , I (\.I r ,-co I co I I 0 (\.I I ..- I '<t 0 I CO \ T"- o I I COVENANTS, CONDITIONS, AND RESTRICTHJNS RUNNING WITH THE LAND: Tract(s) north 30 bu.\. pf LOT 2, designated upun the plat as a private road and thoroughfare, 1s described in the King County Comprehen- sive plan as a "local access street or road" and 1n accordance with the: standards therein, may be required for future County street, road, or thoroughfare. 1. The owner, his grantees and aR.signs, her~by agree to d.;dicate Tract(s)north 30 teet of LOT zto King County for right-of-way and street purposes, at such time as said Tract(s)north 30 feet of LOT 2isjare needed for those purposes. A Deed convey Lng Tract (5) north 10 feet of LOT 2 to King County shall be executed by the owner, his grantees and assigns, and shall be deli- vered to King County upon demand. 2. The own~r, his grantees and assigns, hereby agree(s) to participat~ in, and/or not oppose or protest, the forma.tion of a County Road Improvement District (CRID) pursuant to new 36.88 or any Road Impr')vement project sanctioned by King County which is designed to improve Tract (s'.borth 30 teet of LOT 2and the immediate street syst~m of which it is a part. Timing of the formation of said cnID or other road improvement project shall be determined by King County, The street improvemellt authoriZed by the CRID or other road improvement project shall call for the impro'vement of Tract (s ~orth .30 [(let of 10T7.and its immediate street system to at least the minimum King County road standards applicable to the CRID or other road project is formed; provided that, in situQtions where there is a multiple ownprship of properties par- ticipatiHg in the formation of the CRID, or other ::-oad improvement proje< t. if a majority of the property owners want a higher standard, i.e., curbs, gutters, underground drainage, etc., that standard shall prevail. Short Plat Number L7711L P ag e ----"'-0 f ---1L- i , , I • , , , i ( f Kllu',': all men b~' thL!se prL·.'>~~nL~; tlla: 1lIf', L1t..: un(\tlrslgn • .!L1, {Jwner(s) in ice simpJe {and contract purchaser(s)! LJf tlJoJ land herein describeu do hereby mo.ke a short subdivision t.h~reo! pursuant to RCW 58.17.060 and declare this short pi at to be thf~ graphi c rl'?'prcsen t at i on of s arne, and that s ai d snort subdivisIon is made with the free consent and in accordance with t,"'"" 'l.'_'si.Te r< ~':.:-' o'.'l·n.~d':;), in wicoess whe::eoi.' we h;l.v~ s~t uuI' JI.ULlLs und s(~als. ! Name i rGROTHY H SKERBINI N~------------------------- ST ATE OF Ii ASH IN GTON '! "". count~ of .!<in.,. c~~·~J.Us day personally appeared before me Kenneth £ John50n & Dorothv M Sk~rbi~l '-.<-,-. -=-A.~":",::;",;-Ct;'d::-'b~.:-t~h~.:-,T"~d:;17v=lud~ua:-;,~,7,d~o=.=c=r~ibC;::.=d"i=n:-:"=n=d'-:-"~h=D:-:"=x~e=c=u~~:-:-r:th:-;-e:-w-.. ~· th:-;-,~· n:-"~n~d-;-f~o~r-e~'JO--:-,7. n-g- '.;1nstrl1r.'8r.'.".?nd acJtnOlt!edgfJd that t.hAY signt'!if the SBme their fre .. e ~d voluntary .. ~ct :11"1'1 d~ __ ~.l for thfl uses and purposes therein menti~~~ / -'-, GIVEN under my hand and officiE2 seo/ll thiS,....h day of __ --'Ji<"";,~e'-__ ,,19 fl7 . STATE OF WASHINGTON,! "- County 0( ___ _ ~Z Notary B residing at / t\.-> n ifnd for the State of Washington, Renton On this day personally appeared ~efore me ______ " _____________ ___ to me k."lown to bfl tha indjvid't!al dascribed in and who e}fecuted the within and foregoing instrument, and acknowledgsd that signed the same as free dnd vol untaz:,' act dnd deed, for the USe.9 and purposes t.herein mentioned. GI VEN under rn; hand llnd official seal this day of _______ ' 19 __ _ ~ol Notary Public: in clnd for the St.:rte of wdsningtc..n. residing at ,./? .... -{ • • ~o YU~OT--,~GUDa f't'}'WSr " ...... l.l5q~ vg.'l~tl,Yl II .1:Ie., •• ':l0Tp Fp ey and ~ll'Ilt---Ill! !!.II a~817ro. --II ~l '.n .... nr !\ .. _ / GO'I' Lot 0 1 'rp Illl The oenter in ---~n. ~t mrl 8 o~ 0 0 ro~d 91)1. to >, ••• t n ... r :; 1n ot ad eot 2 "ntt lI6 , ogthr w1 tl'l -" ---"'" prOTd~ for rel o~ mts u toro. til: p;;t pr"OTllg for bls ... ti~ ,,"" pgt ~tr1al!.oD 0·1t -- nUb" Sato kow Mar 7-33 by ~.:, Gitto, II. b'DO'h b&t ltdl'I!rd ? .'t1rw1ng "P for 11K N. at I IlJ!I 1'"" :5-SI1 (All mpl --, , " 0;; I I t ~---q 10 B IIIIIt liIar 29~M I4e.r 0-38 h. '!>on NattonRl 8eAttie-'tr~\ .. tional Dea~. ~ly ,'1ret 1Itl4 H&ne,. C.Anr !tnll ClAire Aftr, lIlJ to ~.t Soll1l4 Po,""r '" l.tll:l<' 00. ., /lIll1JII 001']) :;:'9"~~ 7'p 01" 'lnlt il;:"~n'~ .--"'II 51 20~I7!)l ,--rl~l. 1 n -- The If eo rt or th .-~~9 tt 01' the Si 0: f.Wi ?1' Bee :If.! '1'1' !2 lI2' 5 8'WI!! beiD.! iii 60 1't ='1'11.4 1"0114 in 'ihe ))l.et (It Ale.r. 'ana, 'I1lU"M The Dilutor L'I --::l t't. :q ~n<! .,it 'the Oenur 1n <!r lid rO!l4 ,> -rogt"'r with rt. --bel tnN!, ex pg~ proTd€ rot' blast! ng '\nl W prOT4~ tor t'01 ot "r.y mtg 8tr1oten --- 1;'"117 O. Alter 0laue Ai!:er e..atUe-J'irn "sUonal Ben){ :'y A • .a. T%'\tax '1 Pn" oorp 11 0,. w.C.Ph1Wu. A "'&lh kew l:ar 9-38 b)r Aolrvey O.!.)(ar an<1, (:ldra Aker. hw ~ot 1I4"'"rc! P.TInr1Il,Cf Dl' tor .. r-1Il! nt " rIIJ .loll 3-3' , Ircw 4r lO-3':l ),,. A.R.T~llx "nd jf.C.~U.l11'~, V Prlt" and i, (leab c o~ tl>a oorp 101'/: .. t X. C.71uRtlrt'al1' nil for .... ra" at " n8 lIob':!'""" (:11 89 I ---:. ,~Sl ~"">-:Y' Bat IA,r BIi-lIS ' '~, or' 2119020.2; ,,' ,,) ,-' /_. Mal' 16-36 n.!..oT, ' Al1lI9 G.W.rriok and !,rtf' "'4I~r"Qk Ball"..!. or."ra or tho to! <I"" FP ... t~c1r HJ1 a.1t ., 0 ::,1 to Puget "'OUJ);d PoIFer '" LIght omp nny, a'laes 0"111 ' fp oy a~d r,re~ ---~ as t?817el ---6ingle In -----..-.. --~-.. - The 1 lD tt ot tho ~t of W~ ot SBt ~t Seo 11 Tp .3 nr 0 ~ being ,the ";, ,,1 s roa4 in :'le:o'r1ok'. 'tvo A,ra 'l'ta unreo i'he "~ter In .. - 1 f't A aad plt t'he if 1n r)f 8d ~4 " To,<rt~,r .. ~ tlJ rt ---b.a tOl"" .. x P#' ~S ~"r bla.tifl{l; md )gfi proT4g tor r81 ?r ftn~ ~g .trio~.n ---Anne G. lIflTi.,,, 1Te.rlan hUe,. Lue ~rr1ok Bnil",. By ':uael Torry. llit kow 1Oat' 16-58 by ;qn.~el !'ftrl'Y ... aU' tor HnM a.MerTlo\', laUe,. an<1 Lu. !derrtol\: !3d lay, hllr lI.ct .... rd ;, :rlnri~ np j"c;r IIW • ne Feb 3-159 (.$1 lIP) ll:8lIIt -.. 71' "''''-38 Mar 11)-3J'I h ."oTo I'! :(. L~~ !) () '";u. Bar~ 8.'1~ I.:.s c-elyn "8'T~ htf' to Pu~et "o-I-"d ?".,er :, Ll /<:1t r.,~, ,1tt.!!!8 ",,~ Fp 01' end ,r,>:'a:1t ---8.1 ",,~111 In .• -"",:.n-..--_ 1.7 I-wH / '1- Lot lJ! ill" i~l! 'urkll ... l'4l'rar'. llr!clen4 DIT iI:'l~ lUI pen' Tol a&, pg Ii rr~ 01 ad Co a.~ 15l TlI SI' lU' I) _ :1110 oenter 1n -. 1 tt If and pl' tb., B In of 11<1 '" ,c To!'lu' yUh l'1i --bel :r01"lll .. r 1'111''' proT4B tQ7l' :r;; tQ cut a 11 ~lehi IIlI4 Umber. PV PX'OTdC tor b1a11'l~ an4 pgt JIl'OTdg tor mla .trl Hen (:1) j i j ! J 1 1 f ] ! 1 1 t ! 1 , t CERTIFICATE WHEN RECOROE$ RETURN TO: I, tile Uc,c;~f>igned, ~ Clerk of the City of Renton, W3~hingtDn, certify thatthls is a true Office of the' d:y -~':-rk :Renton Munio:~?~1 bl.liiding 200 M.U~.!\\'enut.: South R.entoQV A 9tiO~ en and correct copy U~...L.a:..I<:;;,..,r.!L!-~ ___ _ o .. t,_:-.; Subscribed andSeafl;/ljh~~~O( ~? ~ : ":. c; ,. , ~ kJ '.' lu c::: "., ..... = -- -;:.--CITY OF RENTON, WASHINGTON ORDIN1INCB NO. 4612 AN OIt'DDlANCE OF TlIE CITY OF RENTON, WASRIl!lGTOIf, ESTABLISIIDlG AN ASSESSHBNT DIS~ICT FOR SUlI'l'ARY SJaIKR SERVIC& :IN A POl!7l:ClIIl OF THE SOUT![ BIGBLANDS, JlEATlIKII. PODS, ~ HAPLEWOOD SUB-BAS:INS ANI) ESTABLISIllJIIG TlIE AHOUl!lT OF THE CHARGE UPON CONNECTION TO THE FACILITIES. TIlE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DO ORDAIN AS FOLLOWS, SBCTION I. There is hereby created a Sanitary Sewer Service Special Assessment District for the area served by. the East Renton Sanitary Sewer Intercepto~ in the northeast quadrant of the City of Renton and a portion Of its urban growth area within unincorporated Kin~ County, which area is more particularly described in Exhibit "AN attached hereto. A map of the service area is attacbed as EXhibit "Bo" The recordin~ of this document is to provide notification of potential connection and interest charges. While this connection charge may be paid at any time, the • City does not require payment until. such time as the parcel is connected to and thus benefiting from the sewer facilities. The property may be sold or in any other way change hands without triggerin~ the requirement, by the City, of payment of the char~es associated with this district. SiCTIOJI U. Persons connecting to the sanitary sewer facilities in this Special ASsessment District and which properties ~ 1[; ~ :1' , S C" ~ ::0 0; ~ iil ~ is z '" n g ~ ~ ~ '" g ~ ~ ~ = = ... .-z ~ n ~ ~ ~ ~ I g t I • I f 1 , I J ~ 1~' ________________________________________________ .............. ... ! I I I I I , 1 • I ORDINANCE 4612 have not been charged or assessed with all costs of the East Renton Sani tary Sewer Interceptor, as detai led in this ordinance, shall pay, in addition to the payment of the connection permit fee and in addition to the system development charge, the following additional fees: A. Per Unit Charge. New connections of residential dwelling units or equivalents shall pay a fee of $224.52 per dwelling unit and all other uses shall pay a unit charge of $0.069 per square foot of property. Those properties included within this Special Assessment District and which may be assessed a charge thereunder are included within the boundary legally described in Exhibit "A~ and which boundary is shown on the'mz.p attached as Exhibit "B.W SECTION III. In addition to· the aforestated charges, there shall be a charge of 4.11% per annum added to the Per Unit Charge. The.interest charge shall accrue for no more than ten (10) years from the date this ordinance becomes effective. Interest charges will be simple interest and not compound interest. SECTION IV. This ordinance shall be effe.ctive upon its passage, approval, and thirty (30) days after publication'. PASSED BY THE CITY COUNCIL this'lQth day of ___ J~ullneE-~ __ L~ 1996 . City Clerk 2 t ~! ~ I I I i I , 1 I I j l I , , 1 1 , " • J , t , 1 'i • ~ I , ORDINANCE 4612 APPROVED BY THE MAYOR this 10th day of ___ J_ll_n_e __________ , 1996. Jes~anner, Mayor APPr0:L?as to fonn: .. C£~~~I2'-- Lawrence J. Warren, City Attorney Date of Publication: 6/14/96 ORD.S76:S/20/96:as. 3 ; I J I ! J l I I I ! , , i J i ~ I • • 1 , ! I i , ._-.' ". Exhibit A LEGAL DESCRIPTION OF THE SPECIAL ASSESSMENT DISTRICT FOR THE CITY OF RENTON -EAST RENTON INTERCEPTOR Portions of Sections 8.9. 10. 11. 14. 15. 16. 17.21 and 22 all in Township Z3N. Range 5E W.M. in King County. Washingtnn Section 8, Township 23N, Range 5E W.M. All of that portion of Section 8. Townsillp 23N. Range 5E W.M. lying East of the East right-of-way line of SR-405 and South of the following described-line: Beginning at the intersection of the East line of said Section 8 with the centerline of NE 7th Street: thence Westerly along said centerline of NE 7th Street to its intersection with the centerline of Sunset Boulevanl NE; thence Northerly along the centerline of Sunset Boulevard NE to the North line of the Southeast J,t, of said Section 8; thence West along said North line to the East right-of-way line of SR-405 and the terminus of said line. SectIon 9, Township 23N, Range 5E W.M. All of that portion of Section 9, Township 23N, Range 5E W.M. lying South and East of the following described line: . Beginning on the centerline of'NE 7th Street at its intersection with the centerline of Edmonds Avenue NE; thence Easterly along the centerline of NE 7th Street to its intersection with the centerline of Momoe Avenue NE; thence North along said centerline to the South line of the Northeast 1,4 of said Section 9; thence East along said South line to its intersection with the centerline of Redmond Avenue NE; thence Northerly along said centerline to its intersection with the centerline of NE 10th Street: thence East along said centerline to the East line of said Section 9 and the terminus of said line. Section 10, Township 23N, Range 5E W.M. All of that portion of Section 10. Township 23N. Range 5E W.M. lying Southerly and Westerly of the following described line: Beginning on the West line of Section 10 at its intersection with the North line of the South II.> of the North lh of said Section 10; thence East along said North line to its intersection with the centerline of 142nd Avenue SE; thence Southerly along said centerline to its intersection with the North line of the Southeast 1,4 of said Section 10; thence East along said North line to Its intersectIon with the East line of said Section 10 and the tenn1nus of said line. ~ I : • > • t l , , l i i i ~ , • ; ~ ,I ! ; · i , I I , , I i I j , I I I j ! ! ugal Description of the Special Assessment District for the City uf RenUin -East Renton Interceptor Section 11, Township 23N, Range 5E W.M. All of the Southwest \4 of Section 11. Township 23N. Range 5E W.M.. Section 14, Township 23N, Range 5E W.M. Page 2 0[3 All of that portion of Section 14. Township 23N, Range SE. W.M. described as follows: All of the Northwest \4 of said section, together with the Southwest \4 of said section. except the South lh of the Southeast \4 of said Southwest \4 and except the plat of McIntire Homesites and Ih of streets adjacent as recorded In the Book of Plats, Volume 58, Page 82, Records of King County, Washington. and except the South 151.55 feet of the East 239.435 feet afTract 6. Block 1 of Cedar River Five Acre Tracts as recorded In the Book of Plats, Volwne 16, Page 52. :Records of King County. Washington. less 'h of the street abutting said portion of Tract 6, Block 1, and less Tract 6, Block 2 of said Cedar River FiVe Acre Tracts, less lh of the street adjacent to said Tract 6, Block 2, and except the South 82.785 feet of the East ]50 feet of Tract 5, Block 2 of said Cedar River FiVe Acre Tracts and less 'h the street adjacent to said portion of Tract 5, Block 2. Section 15, Township 23N, Range SE W.M. All of that portion of Section 15, Township 23N, Range SE. W.M., except the Southwest \4 of the Southwest \4 of the Southwest \4 of said section. Section 16, Township 23N, Range SE W.M. All of that portion of Section 16, Township 23N. Range SE W.M .. except that portion of the Southeast \4 of the Southeast \4 of the said Section 16lylng East of the East line of the Plat of Maplewood Division No.2 as recorded In the Book of Plats Volume 39, page 39, Records of King County Washington and its Northerly extension to the North line of said Southeast \4 of the Southeast v.. of the said Section 16 and except that portion of said section lying Southerly of the Northerly 11ght-of-way line of SR-169 (Maple Valley Highway). ' Section 17, Township 23N, Range 5E W.M. All of that portion of Section 17, Township 23N, Range 5E W.M.. lying Northeasterly of the Northeasterly right-of-way of SR-169 (Maple Valley Highway) and Easterly of the East right-of-way line of SR-40S less that portion lying generally West of the East and Southeasterly line of Bronson Way NE lying I ____________________________________________________ .. ____ ...... ~ , I I I • l f , Legal Descriptivn of the Special Assessment District for the City of Renton -East Renflm Interceptor Page3of3 between the South line of the NE 3rd Street and the Northeasterly margin of SR- 405. Section 21, TownshIp 23N, Range 5E W.M. All that portion of Section 21, Township 23N. R 5E W.M. lying Northeasterly of the Northeasterly right-of-way line of SR-169 (Maple Valley Highway) and West of the East line of the Plat of Maplewood Division No. 2 as recorded in the Book of Plats, volume 39, page 39, Records of Ring County, Washington Section 22, Township 23N, Range 5E W.M. All of that portion of Section 22. Township 23N. Range 5E W.M. described as follows: All or the Northwest 1,4 of the Northeast J,04 of said Section 22 lying Northerly of the Southerly line of the Plat of Maplewood Heights as recorded in the Book of Plats. volume 78, pages 1 through 4. Records of King County. WashingtOIL • Together with the North 227.11 feet of the West 97.02 of the Northeast 1,4 of the Northeast 1,4 of said Section 22. I i I • ! ~ , ! I , ~ • i i I I I I ! I ! • i I i , ; j . ., ".f.'__ _ "" ,.j -~ .. -- Exhibit B EAST RENTON INTERCEPTOR Special Assessment District Boundary 1:24,000 ------City Limit. lZTZ.2J Special Assessment DisIrkt , , , i i I I I----------------------~----~ Return Address: City Clerk's Office City of Renton 1055 South Grady Way Renton, WA 98055 Title: LATECOMER'S AGREEMENT Project File S: PRIVI-27-0027 1.1\-01/-001 Grantor(s): l. Citv of Renton, a Municipal Corporation Property Tax Parcel Number. Grantee(s): 1. Glenn Wharton Complete legal description is in Exhibit "B" of this document. LEGAL DESCRIPTION: 102305-9394 Portion of the Northwest Quarter of the Southeast Quarter of Section I 0, Township 23 North, Range 5 East, W.M., in the City of Renton, King County, Washington. 20050816000319.001 THIS AGREEMENT made and entered into this . / j#. day of ~ , 20 ().s-, by and between the CITY OF RENTON, hereinafter referred to as "CITY," and lenn Wharton, hereinafter referred to as "DEVELOPER"; WHEREAS, the "DEVELOPER" is desirous of installing certain wastewater systems and appurtenances thereto at, near, or within the hereinbelow described property and to connect same to the "CITY'S" utility or road system(s) so that such improvements will constitute an integral part thereof; and WHEREAS, no other property owners or users are presently available to share in the cost and expense of construction of such improvements, and the parties hereto having in mind the provisions and terms of the "Municipal Water and Sewer Facilities Act" (RC.W. 35.91.020, et seq.) and street latecomer's legislation (RC.W. 35.72.010, et seq.); and WHEREAS, the "DEVELOPER" is willing to pay all the costs and expenses for the installation of said improvements; NOW, THEREFORE, IT IS HEREBY AGREED AND CONVENANTED BY AND BETWEEN THE AFORESAID PARTIES AS FOLLOWS: Page I I PRM27-0027: WHARTON LATECOMER'S AGREEMENT I. The "DEVELOPER" hereby acknowledges and covenants that he is the owner or has reached satisfactory agreement with the property owners of the following described property, to wit: See Exhibit "A" and the "DEVELOPER" hereby agrees and covenants to cause to have installed the following described improvements, to wit: 1. 275 linear feet of 8 inch PVC Sewer Main 2. 2 48 inch diameter manhole 20050816000319.002 and such installation to be made in full compliance with all applicable codes and regulations of the "CITY". The "DEVELOPER" further covenants and warrants that all expenses and claims in connection with the construction and installation of the aforesaid improvements, whether for labor or materials or both, have been or will be paid in full, all at the "DEVELOPER'S" expense, and the "DEVELOPER" covenants and agrees to hold the "CITY" harmless from any liability in connection therewith. 2. The "DEVELOPER" further certifies that the total cost of said construction as hereinabove specified is $42,257.20. See Exhibit "B" attached hereto for the legal description of the boundary line encompassing the lands affected by this latecomer agreement, and see Exhibit "C" attached hereto for the map showing in outline the land affected by such additional cbarges per the terms of this agreement. The total amount of the cost of said improvement shall be employed to determine the pro rata reimbursement to the "DEVELOPER" by any owner of real estate who did not contribute to the original cost of such improvement, and who subsequently wishes to tap into or hookup to or use said faciiities, which tap or hookup shall include connections to lateral or branches connecting thereto, all subject to the laws and ordinances of the "CITY" and the provisions of this agreement. Page 2 I PRM27-0027: WHARTON LATECOMER'S AGREEMENT The method of determining latecomer payments shall be by: Front foot method The pro rata cost is $87.31. 3. It is hereby found and determined that the construction and installation of said aforedescribed improvement is in the public interest. 20050816000319.003 4. The «DEVELOPER" hereby agrees and covenants to convey, transfer, and assign unto the "CITY" all rights, interest and title in .and to said improvements and all appurtenances and accessories thereto, free from any claim and encumbrance of any party whomsoever; "CITY" agrees to accept and maintain said improvement as part of its present system upon approval thereof by the Administrator of the PlanningiBuildinglPublic Works Department or hislher authorized representative and after inspection of said construction. The "DEVELOPER" further agrees and Covenants to execute and to deliver unto the "CITY" any and all documents including Quit Claim Deeds and Bills of Sale that may reasonably be necessary to fully vest title in the "CITY" and to effectuate this conveyance and transfer. The "DEVELOPER" further agrees and covenants to pay unto the "CITY" such service charges or other charges as may be imposed by the "CITY" for use of the improvements fo·r which this agreement is granted. 5. The "CITY" reserves the right, without affecting the validity or terms Oflhis agreement, to make or cause to be made extensions to or additions of the above improvement and to allow service connections to be made to said extensions or additions, without liability on the part of the "CITY". 6. No person, firm, or corporation shall be granted a permit to use or be authorized to tap into the facility during·the period of 15 years from date hereof, without first paying unto the "CITY", in add ition to any and all other costs, fee, and charges made or assessed for each tap, Or for the main facilities constructed in connection therewith, or for street, signalization, and lighting improvements, the amount required by the provisions oflbis contract except such charges shall not apply to any extension of the main facility. All Page) 20050816000319.004 I PRM27-0027: WHARTON LATECOMER'S AGREEMENT amounts so received by the "CITY" shall be paid out by it unto the "DEVELOPER" under the terms of this agreement within thirty (30) days after receipt thereof, less a 15% administration fee. Furthermore, in case any tap, hookup, or connection is made into any such contracted facility without such payment having been first made, the legislative body of the "CITY" may cause to have removed such unauthorized tap, hookup, or connection, and all connections or related accessories located in the facility or right-of-way, and dispose of such unauthorized material so removed, without any liability on the part of the "CITY" whatever. It is further agreed, and covenanted that upon expiration of the terms of this agreement; to wit: 15 years from date hereof, the "CITY" shall be under no further obligation to collect or make any further sums unto the "DEVELOPER". The decision of the Administrator of the PlanninwBuildinglPublic Works Department or his/her authorized representative: in determining or computing the amount due from any benefited owner who wishes to hookup to such improvement shall be final and conclusive in all respects. 7. It is further agreed and understood that the aforedescribed improvements to be undertaken and paid for by the "DEVELOPER" have been or are about to be connected with the utilities/transportation systems of the "CITY", and upon such connection and acceptance by the "CITY" through its legislative bOdy, said extension and/or improvement shall be and become a part of the municipal utilities or transportation systems. 8. This agreement shall be placed for record with the King County Auditor's Office within thirty (30) days affinal execution of the agreement. 9. Before the "CITY" will C()lIect any latecomer's fee, the "DEVELOPER" will transfer title to all of the improvements under: the latecomer's agreement to the ''CITY''. The "DEVELOPER" will also.~sign to the "CI1Y" the benefit and right to the latecomer's fee I' ; . should the "CITY"be unoiple to locate·the "DEVELOPER" to tender any latecomer's fee :: i . that the "CITY" has received. The "DEVELOPER" shall be responsible for keeping the "CITY" informed of its correct mailing address. Should the "CITY" be unable to locate Page 4 20050816000319.005 I PRM27-0027: WHARTON LATECOMER'S AGREEMENT the "DEVELOPER" in order to 'deliver a latecomer's fee, the "CITY" shall undertake an independent investigation to detennine the location of the "DEVELOPER". Should the "CITY" after a good faith attemp1 to locate the "DEVELOPER" be unable to do so, then the latecomer's fee shall be placed in the Special Deposit Fund held by the "CITY" for two (2) years. At any time within the two-year period the "DEVELOPER" may receive the latecomer's fee, without interest, by applying to the "CITY" for that latecomer's fee. After the expiration of the two-year period, all rights of the "DEVELOPER" to that fee shall expire, and the "CITY" shall be deemed to be the owner of those funds. 10. When the "CITY" has received the funds for a latecomer's fee, it will forward that fee to the "DEVELOPER" within thirty (30) days of receipt of the funds. Funds received by negotiable instrument, such as a check, will be deemed received ten (J 0) days after delivery to the "CITY". Should the "CITY" fail to forward the latecomer's fee to the "DEVELOPER" through the "CITY'S" sole negligence, then the "CITY" shall pay the "DEVELOPER" interest on those monies at the rate of twelve (12%) percent per annum. However, should the "DEVELOPER" not keep the "CITY" informed of its current correct mailing addresS, or should the,"DEVELOPER" otherWise be negligent and thus contribute to the failure of the "CITY" to pay over the latecomer's fee, then no interest shall accrue on late payment of the latecomer's fee. ' II. When authorized by the City Council, a latecomer's agreement can be granted for a period of up to but not to exceed 15 years. No extensions will be granted beyond the period of time established by City Council. The latecomer's agreement will expire at the end oflhe period of time established by the City Council. 12. By instituting the latecomer's agreement, the "CITY" does not agree to assume any responsibi I ity to enforce the latecomer's agreement. The recorded latecomer agreement will be a matter of public record and will serve as a notice to the owners ofthe potential assessment should connection to the improvements be made. The assessment roll listing the affected properties and the pro-rata potential latecomer charge for each will be on file with the "CITY". The "DEVELOPER" has responsibility to monitorlhose parties PageS 20050816000319.006 I PRM27-0027: WHARTON LATECOMER'S AGREEMENT connecting to the improvement. Should the "CITY" become aware of such a connection, it will use its best efforts to collect the latecomer's fee, but shall not incur any liability should it inadvertently fail to collect the latecomer's fee. Page 6 20050816000319.007 I PRM27-0027: WHARTON LATECOMER'S AGREEMENT CITY OF RENTON By: IlTT!sT: -By: Bonnie I. Waiton, City Clerk Notary Seal must be within box STATEOFWASHINGTON )SS COUNTY OF KINO ) On this l3HL day of .I" l~ . . 20QS.,1 cenil:'"hat I know or have satisfactory' evidence_ that Kathy K ~Iker~ Wheeler is the person who appeared before me, and who signed Ihis inStrument, on oath stated that she was authorized to execute the instrument and aCknowledged as the Mayor of the City of Renton to be to be the free and voluntary act of such party for the uses and purposes mentioned in the instrument Notary blic hand for the tate of Washington Notary (Print),-"Jo!..'o.~S~O~'1L-L/I.:..,.--,,5.!.J?~+-...!h.!........ ___ _ My appoinonent:expires:._...!.l.e.L:.-:..:Z='1,---,o~q::L ____ _ Dated: 7 131z.oo~ Page? 20050816000319.008 I PRM27-0027: WHARTON LATECOMER'S AGREEMENT y: .-. ---By' INDIVIDUAL FOJIM OF ACKNOWLEDGMENT Notal)' Seal must be within box STATE OF WASHINGTON ) SS 111"~'''~''''....: COUNTY OF KING ) (;./<.nn ,,1 ~H li~-~ v.,. J certify that] know or have satisfactory evidence that it 6' ••••• ~ \1' •• ~~SjO;" ;"'":11,. '=:.. LdAo.rkll signed this instrument and sq.·~ 'to'. ill"::. ~. ·'0 ~OTAAy ijI',. ~ aclrnowledged it to be hislher/their free and voluntary act for the uses and purposes ~ !(,) (\'\~ ~ m:;ae~:.:e:L} ~L § 1 _.... (I): !'Ii: " . . ~ ~I./t.\ PUBUC l;:~ 1 "::.""'" ~"O\\ "';."" • . .."-19-0 ..... " II Notary Public in and for the State of Washington -.:. (:-.. ..... ~~ ,1\ ..... _ OF l>Il'Ii;"~ •• ,1 Notary (print) i)eb.,ro..J" I j:::'\lf}"J'1.9 ..... ""';I'j"'~"IJ' My appointment expires: LL -/. ~.;.o8 Dated: !,-:(<I-OS REPlIESENTAl1VE FOJIM OF ACKNOWLEDGMENT Notary Seal must be within box STATEOFWASHINOTON )ss COUNTY OF KING ) I certify that I know or have satisfactOly evidcnce that signed this instrument,. on oath stated that helshelthey waslwere authorized to execute the instrument and aeknowledged it as the and or to be the free and V01UDtoIy act of such party/parties for the uses and pwposes mentioned in the instrument Notary Public in and for the State of Washington Notary (print) My appointment expires: Dated: CORPORATE FOJIM OF ACKNOWLEDGMENT NotoIy Seal must be within box STATEOFWASHINGTON )SS COUNTY OF KING ) On this ___ day of • 19 ~ before me """",Dally appeared to me known to be of the oorporatiQn that execuled the within instmmen~ and acknowledge the said instrument to be the free and volonlaIy act and deed of said corporation, for the uses and pwposes therein mentioned, and each on oath stated that brJsbe was authorized to execute said instrument and that the sealaflixed is the corporate seal of said corponllion. Notary Public in and for the State of Washington Notary (Print) My appointment expires: Dated: Page 8 EXHIBIT A WHARTON LATECOMER (PRM27-007) DEVELOPER PROPERTY LEGAL DESCRIPTION: 20050816000319.009 lbat portion of the South Half of the Northwest Quarter of the Northwest Quarter of the Southeast Quarter of Section 10, Township 23 North, Range 5 East, W.M., which lies southerly of Block 2 of McClain Addition as per plat recorded in Volume 59 of Plats, page 61, records of King County, and which lies west of the southerly production the of east line of Lot 2 of said Block 2 and east of the southerly production the of west line of Lot 4 of said Block 2; LESS the South 30 feet thereof. All situate in the City of Renton, King County, Washington. 20050816000319.010 EXHlBITB WHARTON LATECOMER (PRM27-007) LEGAL DESCRIPTION: Parcel 2 of King County Short Plat No.47n 14, as recorded under King County Rec. No. 7804120882, records ofKingCounty,W~gton. All situate in the Northwest Quarter of the Southe.ast Quarter of Section 10, Township 23 North, Range 5 East, W.M., in the City of Renton, King County, Washington. . :;.! : &" ~#~ ~~ 51.: 12151; 5/;, 1-----... '" 0 150 300 1 , , ! I : 1800 e~ Technical Services • Am + PlaruringlBuikfingIPubltc Work:; ~ Prinled April 2005 N~ EXHIBITC I ~ IU ~ " -< . 51.: 12151; 5/;, g ~ DE~ ELOf \ER'S p.Re PERT It Sf: I: 'Lnd ;,/; 102305-9394 Wharton Sewer Latecomer Agreement File No. LA-04-001 20050816000319.011 f- '- - - f- ~ ., € -< - ""1S ~ ~ c- f- - - - - - .t ~i'p.r.111 Nu"ooll t.~ •• '1 ))12961 -a e ... ,a&. ftnd OR. 1M";. 1 .. .,rDY· ..... .,\ ~)id~10' tlll 2 ~l r ~L'Itt C'>IUI\l, :o\a'. ~1',~ftI." 'OIl by J R H~e'~ , au» f 1 ueD'. 0h.r1l8.11 ~III ot (;D 0 ca. ,("bu' 8 .:,quu, GLk. ..... Br4 b ·HAll. ~ :.Jdtb, ~.p Chile ~ ~Drl." ~a'h6.f 1i >!utroU, .... 11.1'. 1t",,""";1 26 ,,) bl Gbdrla. i1 :Lett.u und ;.~b'U llot t·· " up : Dr tno I'" ru " e ". 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IIii .114 ~~ae 'I''': •. rl1&1i,a.Z ~t 3 Ii ;, • .rel 11&' :or I',. all 101. ¥t " ao I>OY II io4(lOl 1 ,; !l~~'11. >" l'''''~ *n&Jll') D lUA .1 ,,) 'hJJ 17 10) J10 (', .•• 5} l:~.jO .. ' .. yaz;uew.er T'i.lJoez C~AJT, ~ ... 11 ell' to 'IQlIld L Hlieh of ",.ulo 1111 rp ,( II .,.ad 01 u. s;: lli" a »4 • ~. tl .) ... ; i ,~. 1' •• ill k"" Ii .. 1' l'. "t ::t at .Jl~ ar ..... S ,,;> 21 Dr !S .-ODllli 10.00 .o.r ... sl. ---u )04,:L<7--191.)--J1m lj .. :1-- 1" .. --·"lezb ... "".:r '11l1li81' ;;'<JII.ar.r ,'-'1 ~ : ".I<JJ'ba.wo • .rZoxa8 'f pn. ory .1 .$\ •• ~ ~ L '~CGrnioA .. a.' ••• , Pleroa GO .'l1:':lj .10 ~) t-3 • " OlozluI Il. ... ~ 11' 11:1.01,0 T pr •• or .~ ·.;zp (ot) I~ ;Ot& d.··,UI.". "" :~or u •••• .fOio ~ '.'PIII lUI :Q~ 1 4S (al lljl 'it iJlx (.76 ". nq -- 1> JILl 14) 3JU964 *1 2t~) .12,1.100;13.20 lu i12 d \ ;.< John "':.hl ,d,d hI. A "..111,n .. t .~ \4 <;' "0' •• \H1o H. ;'''' .,i \i:ilI 40. I'tr .no '.F liA" ~,1111" .. Y "IIUIl 11111 ': lQ1JII i.s,,,·:hll,l:nIt 1}1 ~y "ud ".;-~ ... " ~b. r 1 ·i •• ?G S: ~ it" • • ' .... ~ .... , f''" "'" "", When Recorded Return To Boeing Employees' Credrt Union 12770 Gateway Drive Tukwila, WA 98168 ------------(Spa~AboveThb Un!: FOJ' Recordlnl Data] -------"'-~-- CY Grantor(s) DEED OF TRUST (I) KENNETH E JOHNSON (2) (3) (4) (5) (6) '-" Grantee(s) ~ (I) Boeing Employees' Credrt Umon, a Washington Corporation CD (2) washington Hie Company Legal Desmpuon (abbrev13led) LT2KCSPNO 477114,RECNO 7804120882 addllJonallegal(s) on page A:..'>CSSOr'. Tax P ",eel JD It 102305-9394-01 ,= ~ DEFINITIONS Words u~ m multiple sccltons ot thlo; document are defmed below and other words are dctmed II) Sections 3, 11, 13, 18, 20 and 21 Certrun ndcs rcgMdmg Ibe usage ot wonk u.ro m IIus documenl are also prOVIded m Soctton 16 (A) "Secnrlly Instrument" mean. ibis document, wlueh IS daled December 01, 2002 Iogelber WIlli all RIders to ibiS document (B) "Borrower" IS KENNETH E JOHNSON, As HIS Separate Estate Borrower IS the trustor under thiS Secunty Ino;trument WASHJNGTON-SLngl~ Famlly-Fannie l\1,.,f:Iloruidle Mae UNIFORM INSTRUMENT Form 3048 1/01 GAEAlt.AND. ITEM 196311 (0011) ToOJooC3i1 1 800 ~ 9393DFv: '" 791113t , ....., . -, , ..... (C) "Lender" IS Boeing Employees' CredIt Union Lender .. d a Washington CorporatIon .md eXlStmg under the laws of Washmgton 12770 Gateway Drive, TukwIla, WA 98168 orgonu.ed under'. address IS Under IS the benefIcIary WIder tillS Secunty In.truroent (D) "'I'mstee" IS Washington Tttle Company (E) "Note" means the promIssory note SIgned by Bonower and dated December 01. 2002 The Note states that Borrower owes Lender Two Hundred Seventy F,ve Thousand and noll 00 Dollars (U S $ 275,00000 ) plus mterest Borrower has promIsed to pay thIS debt m regnlar Penod,c Pdyments and to pay the debt m full not later than January 01, 2033 (F) ''Property'' means the property that IS descnbed below under the beadmg "Transfer of Rights m the Property .. (G) "Loan" means the debt eVIdenced by the Note, plus Interest. any prepayment charges and late charge< due under the Note, and all swns dne under thIS Secunty Instrument, plus Interest (H) "Riders" means all RIders to dus S<:cunty Instrument that arc executed by Borrower The follOWIng RIders are to be executed bY Borrower [check box as applicable] 00 AdJustable Rate RIder D Condormruum RIder o Second Home RIder o Balloon RIder o Planned Urnt Development RIder D Other(s) [specIfy] o 14 FdIRlly Rider o Btweekly Pdymellt Rider (I) "AppUcabJe Law" means all controlltng apphcable federal, state alld local statutes, rcgulatlollS. ordmances and adlD1DlSlrahve rules and ord ..... (that have the effect of law) as well a, illl applIcable fmal, non-appealable JUdICIal opImons (J) "Community Assoe\atlon Dnes, Fees, and Ass""sments" mean. all due,. fees, assessments and other cbarges that arc unposed OD Borrower or the Property by • condomInIUm association. homeowners as8QClatlon or snmlar organu.atton (K) "Electronic Funds Transfer" means any tmnsfcr of funds. other th.m a transaCtion ongmated by checlc, draft. or SImilar paper 1llstrument, winch 18 1Oll1ated through an electromc termmal, Ielephoruc m,trument, computer. or magneuc tape so as to order, Instruct. or authon7.e d fUldJlClallD')btution to debn or credIt an account Such tenn mcfndcs. bUllS not lumted to. pomt-<>f-salc translers. autorndled teller mach me lrnnSdCIJOIl";, transfers lDltJatcd by telephone, wire transfers, and automated cleannghou~ lran')fers (L) ''Escrow Items" means those lIen-.. that are descnbed 10 Seetton 3 (M) "Mi'icollaneous Proceeds" mCdl1S any compenSdllon. settlemml. aword of damages, or prO<.CCd:s paid by any IIurd party (olber than 1llsuratlce prooeeds paid under thc coverages descnbed tn S<:cuon 5) for (I) damage to, or destructlOD of. the Property, (n) condemnatIOn or other Likmg of 0111 or any part of the Property r (m) conveyance m lu:u of condemndllOD, or (IV) ml~rcp[C.\Cllt.dUOns of, or ornl~JODS as to, the value and/or eondJuon of the Property (N) UMortgage Insurance" meaIlC!. morurance protectlDg Lender agaUlsllhc nonpayment of. O[ defdUJt on, the Loan (0) "PerIodic Payment" nte.'\ruo the regnlarly scheduled amount due for (I) pnnClp." and mtercs( under the Note. plus (Il) any amounts under Section 3 of thIS SccWlty Instrument WASHINGTON-')mgle family. -Poole Mad'Fred(lK Mae UNIFORM JNSTRUMENT ITEM 198312 (roll} Form 3048 1101 aREA lLANO. To OrtIer ~ fOO~ 5Xl939'30fax 516 7911131 (P) "RESPA" means the R",~ E.<tate Settlement Procedures Act (12 usc ~2601 e1 l>Cq) and Its unpJemenung regulatIon, Regulafion X (24 C F R Part 35(0), as they rrught be dIlIended from hme to Inne, or any arldJtlOnaJ or successor legIslatIOn or regulahon that governs the same subject maller As used In tIllS Seeunty InslnUnent, "RESPA" refers to all reqUIrements and restnctlous that ,Ire Imposed m regard to a "fcdemlly rclaled mongage loan" even If the Loan does not qua~fy as a "feder,lIly reldted mortgage loan" underRESPA (Q) "Suecessor In Interest of Borrower" means any pany that has taken hUe 10 Ihe Property, whether or not thai pany h .. <assumed Borrower's obhg.rtlOIlS under the Note andlor thIS Secunty 1n.<lnUncllt TRANSFER OF RIGIITS IN THE PROPERTY ThIS Secunty Instrument secures to Lender (I) the repayment of the Loan, and all fCnewal., extensions and rnodrftCallons of the Note, and (u) the performance of Borrower', eov,,",",I. and agreements under tlus &curtty Jostrwncnt and the Note For thIS purpose, Borrower urevocably grants and conveys to Trustee, m trust, WIth power of sale, the followmg deSCrIbed property located III the County (Type of Recocdmg JunsdJcuon] of KING [Name of Rocordmg JlltISd.1cuonJ LOT 2, KING COUNTY SHORT PLAT NUMBER 477114, RECORDED UNDER RECORDING NUMBER 7804120882, IN KING COUNTY, WASHINGTON whl<.h currently has the address of RENTON rc.lyl , WashIngton 14035 SE 122ND ST (Street] 98059 lZop ('00..1 ("Property Address") TOGETHER WITH all tbe Improvements now or herellfter erected on the propeny, and all ea<eroCDts, appurtenances, and fIxtures now or hereafter a pan of the propeny All replacements and "ddlfions shall al<n be covered by thIS Secunty Instrument All of the foregomg IS referred to 10 thl< SeCltnty Instnunent "" the "Property" BORROWER COVENANTS thdt Borrower IS lawfully seISed 01 the """'te hcrchy conveyed and Ims the nght to grant and convey the Propeny and that the Propeny IS unencumbered, except for encumbr,mc"," 01 record Borrower WdITaDts and will defend generally the btle to the Propeny agamst all claIms and dcm.mdq, subJCCI to noy encumbrances of record THIS SECURITY INSTRUMENT combmes umform covenant> for national use nod non-uDlform covenanl~ With IIrmted vanahons by JunscilctlOn to consbtule n urufonn o;ccunry Instrument oovenng real propeny WASHING rON-Smgle Family-Fannie MaeIFreddle Mac: UNIFORM INSTRUMENT ITEM'983l3 (0011) (Page 3 of 1 ~ PQg~JJ Form 304S }JOI GREATI..A.ND. To Cln:IerCalt 1 BOO 53J 93930Fu f,il$ 791 1131 UNIFORM COVENANTS Borrower and Lender covenant and agree .. < follow, 1. Paymenl of Principal, Interest, E.crow Items, Prepayment ChMgcs, and Late Charge>. BOIlUwer shall pay when due the pnoclpal of. and Interest on. the debt eVIdenced by the Note .U1d any prepayment charges and laic charges due under the Note Borrower shall .1," PdY funds for Escrow Items pursuant 10 Seclloo 3 Payments due under the Nole and thIS Secunty In<trumeot .hall be made m U S currency However, If any cbeck or other Instrument rccClved by Lender as payment under the Note or tillS Secunty Instrument IS relurned 10 Lender wlprud, Lender may requIre thai any or all sub""'luenl payments due under the Nole and \Ius Sccunly Instrumenl be made In one or more of the followmg forms. as selected by Lender (a) cash. (b) money order, (c) certJhed check, bank check, trea.·mrer's ulcck 0. casluer'. cbeck, proVIded any such check IS dntwn upon an IOslllutlOO whose depoSIts are msored by a federal agene y, lfistnuneotabty, o. enllly, o. (d) ElectroOlc Funds Transfer Payments are deemed rCCClved by Lender when receIVed at the locallon dC<lgnaled \0 the Note or al such other loca/Jon as may be deslgndted by Lender m accordance WIth the noUce proVISIons UI Section 15 Lender may return any paymenl or partial paymenl If the paymenl or partial payments are msufhClent 10 bnng the Loan current Lender ffily accept any paymenl or par1131 payment Ulsuff,elent to bnng the Loan currenl. WIthout w3lver of any nghts herelUlder or prejudIce 10 lis nghls 10 refuse such payment or pamal payments ID the future, bUI Lender IS Dol obhgated to apply such payments at the tIme sucb payments are accepted If each Penodlc PaymentlS appbed as of lis scbeduled due date, then Lender need not pay mlerest on W13pphed funds Leoder may hold such uoappbed funds unul Borrower makes payment 10 bnng the Loan currenl If Borrower does not do so wlthm a reasonable perlOd of Itme, Lender shall ellher apply such fund. or return them to Borrower If not awltcd earber, such funds will be apphed 10 the outs'andmg pnOClpal balance lUlder the Note trnmem.teIy pnor to foreclosure No offset or claIm whIch Borrower mIght have now or m the future agamsl Lender shall reheve Borrower from makmg payments due under tbe Note and thIS Secnnty Instrumenl or perforromg the covenants and agreements secured by thIS SeclUlty Instrnm<:nl 2. Application of Payments or Proceeds. Except as otherwIse descnbed In thIS Secbon 2, all payments accepled and apphed by Lender sball be appbcd In the foUowmg order of pnonly (a) Ullere>! due under the Note, (b) pnnclpal due under the Note, (c) 3I00UDts due uoder SecUOII 3 Such payments sball be appl.ted to each PenodlC Payment In the order m whICh It becdme due Any rernalnlOg amOlmts shall be applied llTht to laic charges, second to any other amoWlt.1I due under thIS Secunty Instrument, and then to reduce the pnnClpaJ balance of the Note If Lender receives a payment from Borrower for a dehnquenl Penodlc Paymenl whIch mcludes a sufflClcnt 3I00unt to pay any late chMge due, the paymenl may be applIed 10 the dcllllquent payment and the late charge If more than one Penodtc Payment IS outstandtng, Lender may apply any payment =ved from Borrower to t!.te.~payment of the PerJ(xbe Payment' If, dOd to the extent tbat, each payment can he Pdld m full To the extenl iliat any excess exIsts after the payment 18 appb(!() to the full payment of one or more Penodlc Payments, such exec., may be appbed to any lale ~hdfges due Voluntary prepayments shall be apphed fIrSt to any prepaymcot charges and then as d=nbed In tbe Note Any applteallOa of payments, msuraoce proceed" or MIscellaneous Proceed< to pnnClpaJ due noder the Note shall DOt extend or postpone the due date, or change the .mlOWlt, of the Penodlc Payments 3, Funds for &crow Items. Borrower sh.tll FdY to Leoder on the day Penodlc P"ymcnL' arc due tmder the Note, unul the Note IS p.ud Ul full, a swn (the "Fnnds") to proVIde for payment 01 3I00UDtsdue for (a) taxes and assessments and other IlCOlS whlcb can altam pnonty over thiS Secunly Instrumenl as a hen or encumbrance on the Property, (h) leasehold payment. or grotmd renls on the Propeny, If any, (c) prermums for any dOd all msurance reqwred by Lender tmder SecboD 5, and (d) Mortgage Insurance prermums, If any, or any sums payable by Borrower to Lender Ul l,eu of the payment of Mortgage In<Urancc prem!urns In accordance WIth the proVISIons of SectIon 10 These Ilems are called "E .. row Items" At ongllIatlOn or at mty tune dunng lbe term of the Loan, Lender rudy requIre thai CommWllty A",,,,,,,allon Dues, Fees. aod Assessments, If any, be .. ",rowed by Borrower, dOd such dues, fees and """",",cn" shall be an Escrow l!em W.ASHING roN-Smglc: Famd),-FIlnDfe M.aclF'reddle Mile UNIFORM INSTRUMENT ITEM t983L4 (0011) (page -I of 15 pages) Form 3048 1101 t3AEARANO • To Order ~II 1 BOO 5»-93~ OFu 616791 1131 = ,- "L> Borrower shall promplly funush 10 Lender all notices of amounts 10 be paid Wlder tins Secllon Borrower shaJl pay Lender the Funds for E"-TOW Item. wlless Lender waives Borrower', obbgaIJon 10 (MY the FlUIds for any or all E=ow Items Lender may wruve Borrower's obbg.bon to pay 10 Lender Funds for any or all ES(.row henu. at any tune Any such w3lVer may only be III wntmg In the event of such wruver, Bonower shaJl pay dueclly, when nod where payable, the amounls due for ""y Escrow Items for which payment of Funds ha< been w81ved by Lender and, If Lender reqUires, sh.ill funllsh to Lender recetpts eVIdenCing such paymenl wltlun such lime penod as Lender may require Borrower's obhgatton to make such paymenls and to proVIde recetplS shall for aU pnrposes be deemed 10 be a covenanl and agreement contamed UI tins Seconty Instrument, as the phnIse "covenant and agreement" IS used Ul SectIon 9 If Borrower IS obbg,lIed 10 pay Escrow !tans duectiy, pursuant to a waIver, and Born>wer fatls to pay the amount due for an Escrow Item, Lender may exercIse lis nghts trnder SectIon 9 and pay such amount and Borrower shall tben be obhgated under Section 9 to repay to Lender any such amounl Lender may revoke tbe waIver as to any oc all Escrow Items at any Ume by a noUce gIVen m accordance WIth SecUoo J5 and, upon such revOCduon, Borrower shall pay to Lender all Funds, and ID such amount., that arc then reqUIred under thIS SecUon 3 Lender may, at any lime, collect and bold Funds m an amount (a) suffICient to pernut Lender to apply the Funds at the ttme SpecifIed under RESPA, and (b) Dot to exceed the rD8Xtrnarn amount a lender can requtrC under RESPA Lender shall esUmate the dIl10unl of Funds due on the ba<lS of current data and reasonable esllmates of expenditures of future Escrow Items or OtherwIse m accordance WIth Appbcable L.tw The Funds sball be held m an msUtuUon whose depoSIts are msured by a federal agency, UlSlntrnentaltty, or eobty (mcludmg Lender, If Lender IS an msUtubon whose depoSIts are so IDsured) or 10 any Federal Home Loan Bank Lender shaD apply the Funds to pay the Escrow Items no later than tbe lime specIfied under RESPA Lender shall nol chaIge Borrower for holdmg and applymg the Funds, annually analyzmg the escrow account. or venfYlDg the Escrow Items, unl .... Lender pays Borrower mlerest 00 the Funds and Applicable Law pernuts Lender to make such a charge Urdess an agreement IS made In wntmg O!' ApphUlble Law reqUtrCS mterest to be paId on the Funds, Lender sh.iIl nol be reqUired to pay Borrower any mtCJ'cst or earnmgs 00 the Funds Borrower and I...mda can agrtt m wntmg, however, Ih.:lt mtCJ"Q,t shall be patd on the Funds Lender shall give to Borrower, WIthout charge, an annual accountlOg of the Funds ... requtred by RESPA It there IS a surplus of Fund. held m e.'OCl'OW, as deflDed under RESPA. Lender sball account to Borrower for the excess funds m accordance WIth RESPA If there IS a shortage of Funds held In e.<erow, a. defined uuder RESPA, Lender shall notify Borrower as reqwred by RESPA, and Borrower shall pay to Lender the amount necessary 10 make up the shortage m accordance WIth RESPA, but m no mocc than 12 monthly (Mymenl. If there IS a defiCIency of Fund. beld 10 escrow, dS defmed trnder RESPA. Lender shall 1101Ify Borrower as reqUIred by RESPA, and Borrower shall pay to Lender the 8100unt ncce<.<ary to make up the defICIency Ul acconLmce WIth RESPA, but III no more than 12 monthly paymenl, Upon (Myment III full of all sarns sa.-ured by thIS Secunty [n"rumenl, Lender <hdll promptly relund to Borrower any Funds held by Lender 4. Charges; Liens. Borrower shall pay all taxes, a<.<esSllIent., charges, hnes, and unposl\Jons allnbutdble to the Property whIch can attam pnonty over thiS Secunty Tm,'rumen!, leasehold payment. or ground renls on the Property, If any, and CommUDIty ASSOClatlon Dues. P=-, dlld As.<eSSments, If any To the extent that tbese Items are Escrow Items, Borrower shall pay them m the manner proVided III SectlOll 3 Borrower shall promptly dJscharge any hen which has pnonty over th,s Secunty Instrument unless Borrower (a) agrees m wnuog to the payment of the ohbgallon secured by the ben m a manner accep~~hle to Lender. but ordy so loog as Borrower IS perfomung such dgreement, (b) contest.< the hen ID good f81th by, or defetlds agam.t enforcement of the hen In, legal prooeedmgs which m Lender', OplOlOD operale 10 prevenl the enforcement of the ben wbtle those proccedmgs are pendmg, but ordy IInol '\lcb proceedmg. are concluded, or (c) secures from the holder of the hell an 4gICCment ""tlSfdclory to Lender ,,"bordmatmg the WASIin-tGTON-Smgle Famt1y-FanDIt: MuJFreddle Mae UNIFORM INSTRUMENT ITEM I9B3lS (0011) (Pag~ j 01 J5 pas",) Form 30481101 OREAn.AND· To Omer C~ I 800 53:1 9393 Ofax 616791 1131 hen to th" SculIlty fustrument II Lender detennUlcs thal any part of the Property JS subject to a hen whIch CdIl altam pnonty over tlus Sccunty Inslnnncnl, Lcndcr may give Borrower a nollce IdentIfymg the hen WUhm 10 days ot the date on whIch that nobce 18 gIVC11, Borrower shaU satIsfy the hen or take one or more of the actloos set fonh above m tins SectIOn 4 Lender may reqUire Borrower to pay a one-tlIDe charge for a real estate tax verIfication and/or reportmg servIce used by Lender m connecuoll wIth tins Loan 5. Property Insurance. BOlTOwer shan keep the lIDprovemenls now eXlshng or hereafter erected on the Property msured agamst loss by fire, haz.url. mcluded wnhm the term "extended coverage," and any other hazards mclud,ng, hut not hImted to, earthquakes and floods, for winch Lender reqlUfeS Ulsurance 11l1s msurance sball be mamtamed In the amounts (mcludmg deductIble levels) and (or the pennds that Lender requires What Leoder reqmrcs pursuant to the precedmg seotences can change dunng the term of the Lo.m The IDSurance camer prov"Jmg the Insurance shall be chosen by Borrower subJecI to Lender's ngbt to dlSllpprove Borrower's chOIce, winch nght shall not be exercIsed unreasoDBhly Leoder may reqlllre Borrower 10 pay, In COIlllCClIOD WIth thIS Loan, eltho: (a) a one-ume chMge for flood ZODe determmduon, cer1IfJcabon and trackIng servIces, or (b) a one-tune charge for flood zone delenmnauon and cenlf'C8l1on servIces and subsequent chargea each tune remappmgs or snmlar changes occur whIch reasonably rrughl affect sncb detcrnunabon or certU1C811on Borrower shall also be respollSlble for the payment of any fees unposed by the Federal Emergency Management Agency III connecMn WIth the revlcw 01 any flood zOIle determmallon resulhng from an obJCclton by Bonower If Borrower (aus to mamtam any of the coverages descnbed above, Lender may obtam msurance coverage, at Lender', opoon and Borrower's expense Lender IS under no obbgatlOll to purchase any partlcular type or amount of coverage Therefore, such coverage shall cover Lender, but nught or Imghl not protect Borrower, Borrower's eqUlty m the Property, or the conlents of the Propeny, agatnS! any nsk, haz.ard or hablhty and IDIght proVIde greater or lossa coverage tIum was prevIously In effect Borrower aclmowledges that tbe cost of the msurance coverage so obtamed IDlgbt "glllficantly exceed the cost of msurance thal Borrower could have obtamed Any arnOlml, dIsbursed by Lender under tit .. SectIon 5 shall become addll10nal debt of Borrower secured by tins Sccunty Instrument These amoun'" shaIl bear mterest at the Note fdte from the date of dtsbursement and shall be payable, WIth such mtaest, upon nollce from Lender to Borrower requQollng paymeot All msurance pobClcs reqUIted by Lender and renewals of such poliCIes .hall be subject to Lender', nght 10 dIsapprove such poltCles, sbaII mclude a sllmdard mortgage clau..." and shall IWJlC Leoder as mortgagee andlor as an addlltonalloss payee Lender shdIl have the nght to hold the pobelcs and renewal ccrll{,ca1e\ If Lender reqwres, Bonower shall promptly give to Lender all recetpts of patd prenuums and renewal Dollces If Borrower obl81nS any foon of IDSIIf3JlCe coverage, not OtherwIse required by Lender, for damage 10, or destrucuon of, the Property, sucb pohcy slwll melude a SlaIJdard mortgage cIdnse and <hall name Lender ... mortgagee andlor as an addlbonal I"" payee In the evenl 01 10$.', Borrower shall gIve prompt nobce to the msurance carner and Lender Lender may make proof of loss If not made promptly by Borrower Unless Lender and Borrower OtherwIse agree m wnUDg, any m ...... anCC proceeds, whether or not the ImdcrJymg JIlsurance was reqUlred by Lender, shall be apphed to reslorallOll or repatl of tbe Property, If the restomuon or reparr " cwnOIDlcally fea"ble and Lender's sccunty IS not lessened Dunng hUch repair and r""tomlOn perIOd, Lender .hodl have the nghl \0 hold such IH'uraoce pro<.eeds nnW Lender has had all opponllnlly 10 IIlspect such Property to msure the work has been completed \0 Lenda's satlsfacbon, proVIded that .ueh mspecbOll shall be undertaken promptly Lender may dISburse proceeds for the reparrs and rc"ora~OD 111 a smgle paymeol or ID a sones of progress payments as the work IS completed Urdess 811 agreement IS made 111 wnhng or Appheable Law reqUIres mtereS! to be pwd on such msurance proceeds, Lender shall not be requlfCd to pay Bonower any mterest or cannog. on such proceeds Fees fOf pubhe adJu>;(ers, or other third parues, retamed by Bonower shall not be pard out o( the m",rance proceeds and shall be tbe sole obhgabon of Borrower If the restoration or rep",r " WASIJING10N-")m8Ie ranuJy-FannJe MaefFJ'edd1e Ma~ UNIFORM INSTRUMENT ITEM f9lm.6 (C01 I) tonn 3048 llfil GAEAnAND. TI) Duler C;dI 1 ~ 530 9393l1f.a 6t6 791 1131 = Dot economically feaslble or Lendcr'~ secunty would be lc~~ncd, the IIlsurance proceeds ')haIl be dpphcd [0 the sums secured by tills Security In~rumeDt, whether or not Ihen duc, wIth the ex(...~s. If any, paid to Borrower Such msurancc proceed~ shdll be applied In the order provided for 10 SeCholl 2- If Borrower abandons the Property. Lender may hie, negotIate and setde ,my aVaIlable m ... urance drum and related matters If Bonuwcr does oot respond wltJun 30 days 10 a noULC from Lender that the mSIDaDce <.arner has offered to settle a cJ.um, then Lender may negotIate and settle the druID The 3O-day pened will begm when the notice IS gIven In either event, or If Lender acqUIres the Property under SectIon 22 or otherwIse, Borrower hen:by assIgns to Lender (a) Borrower's nghts to any msurance proceeds m an amoUDt nol to exceed the amounts unpwd under the Note or Uns Seeunty Instrument, and (b) ruty other of Borrower's nghts (other than the nght to any refund of UDearned premIUms paId by Bonuwer) onder all Insurance pohCles covenng the Property, lDSO[ar as such nghts are applicable 10 the coverage of the Property Lender may use the 111Surance proceeds ather 10 repatr or restOR: the Property or 10 PdY dtDOlmls unpwd under the Note or thIS Secunty Instrumenl, whether or not then due 6, Oceupancy. Bonuwer shall occupy, estabhsh, and use the Property as Borrower's prtDClp.U restdeoce W1thm 60 days after the execufJOD of th,S Secunty Instrumenl and shall contmue 10 occupy the Properly as Borrower'. pnncljlal resIdence for at leasl one year after the dale of OCC1lpancy, unless Lender otherwtse agrees III wntmg, wbtch consenl .haIl not be uoreasonably wlthhdd, or unless extenuatmg CltCUDlStances exIst wbtch are beyond Borrower's control 7, Preservation, Maintenance and Protecllon 01 !he Property; inspections. Borrower shall Dot destroy, damage or 111lpalt the Property, allow the Property to dctenorate or comrrut wasle on the Propeny Whether or Dol Bonuwer IS resldmg m the Properly, Bonuwer shall mamtaIn the Property 10 order to prevenl the Property from detenora1mg or dccreasmg III value due 10 Its conrulloD Unless II IS detenruned pursuanl to Secllon 5 that repmr or restomuon IS not ecODOlIUcally feasIble, Borrower shall promptly repmr the Property If damaged 10 avoId furlher delenoratlOll or damage If msurance or condc:muallon proceeds are paId ID connectIon WIth damage to, or the talung of, the Property, Bonuwer shall be ""'ponslble lor reprunog or res\ormg the Property only d Lender has R:leased proceeds for such purposes Lender may dISburse proceeds for the IepwtS and restomuon m a smgle paymenl or lD a serIes 01 progres.. p.,ymeDts as Ihe wOIk " completed If the IDsurance or condernnatJon proceeds are not suffICIent to rep.'UC or restore the Property, Borrower IS DOt reheved of Borrower's obhgatlOufor the completloo of such rep.,r or r""lorauon Lender or II> agent may make reasonable enbles upon and mspecllons of the Property If II has reasonable cause, Lender may IDSpCCI the lDlenor of the Improvements on the Property Leeder shall gIve Bonower nohce al the lime of or pnor to such an mlerlor mspectlOO speclfymg such =Ddblc cause 8. Borrower's Loan Application. Bonuwer shall he Ul default 1[, dunng the LodD apphcallon process, Borrower or emy pasoos or enUUes achng at the dtrecuon of Bonower or Wlth Borrower's knowledge or consent gave Illdtc:nally false, IDIsleadmg. or maccurale mforrnauon or s1dtcmenls to Lellder (or faded \0 proVIde Lender WIth malenal UlfonnatlOn) 10 connecllon WIth the LOdD Matenal representatIons mcIudc, but are nol hmlted 10. representatlOn.-;: conccrnmg Borrower's occupancy of the Propcny as Bonower's pnnclpai resIdence 9. Protection or Leeder's Int..-est in the Property and RighI!. Under this Securily Instrument, It (a) Borrower falb 10 perform the covenants and ag=cnls contamed In thIS Sewnly Instrument, (b) there IS a legal proceedmg that nughl S1gmf.cantJy af[ect Lender's mlcrest m the Property and/or flgbts under th,S Secunty In""""enl (such as a pnx.calmg 10 bankruptcy, probate, for tODdemnatIoo or forfeJ\llrC. for enforcement of a hen wblch may attaIn pnonty over tins Secunly Instrument or to enforce !.tws or regulaIlOlL.), or (c) Borrower 00. abandoned the Property, lben Lender may do and pay for wbatever IS reasonable or appropnate 10 prolect Lender's mtcrest 111 the Property and nghts under thiS Secunty Instrument, mclurung protectIDg and/or assessmg the value of the Property. and secunng and/or repwnog the Property Lender's actIOIIb can Uldude, bUI are not hl1llled to (a) paymg 3lly ... ms >ecuIed by a hen whIch has pnonty over thIS Secunly b'strument, (h) appeanng ID COUtt, and (c) pdymg reasonable dltomcys' tees to WASJlII'IGTON-Smgle Fallllly Faille MaelFreddk Mae UN]FORM INSTRUMEN I ITEM 1963L7 (0011) (Prlg~ 7 of J j patf't} Form. 3048 JI01 GREATlAND· To Ortlef C~I 1 800 530 9J!)3 OFilX 616 791 1131 , . proteclllS lDterest m the Property and/or nghlc;. under thl"i. Socunty Instnunenl, mcludlllg Its secured posltton Ul a b.mkruptcy proceedmg Secunng the Property mdudes, but" not hrmted to, entcnng the Property to make repaIrs, change locks, replace or boanJ up doors and WJlldows, dram waler from prpQ., ehmmalc bwldmg or other oode vlolatlOns or dangerous coadmons, and have Uhlotlcs tumed 00 or off Although Lender may lake acboo under thiS SectIon 9, Lender docs not have to do so and JS not under any dory or obltgahon 10 do so It IS agreed that LeIder meurs no habIllty for nol takmg any or d11 actIons authonzed under tins SechOO 9 Any !lI11OU11ts disbursed by Lender under thIS Sechon 9 shall become addlttooal debl of Borrower seewed by thIS Secunty Instrumenl These dffiOunts shall bear mteresl al the Note rale from the dale of dISbursement and shall be payahle, WIth such mtere"" upon notlcc from Lender to Borrower reque.\lmg paymenl If thIS Secunty InSlrumcot IS on a leasehold, Borrower shall comply WIth all the proVISIOns of the lease If Borrower aeqwres fee title 10 the Property, the leasehold and the fee hUe shall DOt merge unless Lender agrees 10 the merger m wntlng 10. Mortgage Insurance. If Lender reqUIred Mortgage Insurance as a oondmon of mdkmg the Loan, Borrower shall pay the prennums reqUIred to IllIUntaw the Mortgage Insurance m effect If, for any reason, the Mortgage Insurance coverage reqmred by Lender ceases to be avaIlahle from the mortgage = thaI preVIOusly proVIded such msurance and Borrower was reqmred to make separately desIgnated payments toward the prermurns for Mortgage Insurance. Borrower shall pay the premtums requrred to obtam coverage substanlJally equivalent 10 the Mortgage Insurance prevIously m effect, at a cost substantJally eqwvalent to the cost 10 Borrower of the Mortgage Insurance prevIOusly m effecl, from an alternate mortgage Insurer selected by Lender If substannally eqUIvalent Mortgage Insurance coverage IS not aVailable, Borrower sbdll conllnue to pay to Lender the amount of the separately desIgnated payment< that Were due when the msurance coverage ceased to he 10 effect Lender WIll dccepl, use and retmn these payments as a non· refundable loss reserve 10 hen of Mortgage Insurance Such loss reserve shall be non·refundable, notwlthstandmg the fact that the Loan IS u1umalely paid m full, and Lender shall nol be requrred to pay Borrower any roteresl or eammgs on such loss r~e Lenda" can DO longer reql.l1re loss reselVe payments If Mortgage Insurance coverage (ID the amount and for tbe perlOd that Lender reqwres) proVIded by an m.urer selected by Lender agrun becomes avmlable, " ohlamed, and Lender reqwrcs scpmately desJgnated payment< toward the prenulUns for Mortgage Insurance If Lender reqmred Mortgage Insurance as a cOIId,uon of malang the Loan and Borrower was requrred 10 make separately desIgnated payments toward the prerOlulD.!> for Mortgage lru.urance, Borrower shall P<'Y the premIUms reqwred to mamtam Mortgdge Insut1lllce m effec~ or 10 proVIde a nOD·reflUldable loss reserve, unlll Lender's requirement for Mortgage Insnraru.e ends m accordance WIth any wnllen agr=nent between Borrower and Lender proVldmg for such termmabon or untll tenrun.obon I> n:"IuJred by ApplIcable Law Notlung m th" Secbon 10 affects Borrower', ohl'gallon 10 pay mte:rest at the rate proVided In the Note Mortgage Insurance retmhurses Lender (or any enUty that porch ....... the Note) lor certaIn losses It ""'y fiCur If Borrower does Dot repay the Loan a_ agreed Borrower IS not a party to the Mortgage Insurance Mortgage msurers evaluale therr total nslc on all such IDsurancc In force from Ume to hrne, and 1l1dy enter mto agreements WIth other parhes that share or modIfy their mk, or roduce 10= These agreement< are on terms and coOlhuons that are sabsfd<.tory to the mortgage fiSurer dOd the other pMly (or parIJ<:'-) to these agreements These agreemenl. may requuc the mortgage msurer 10 makc payments usmg my source of funds that the mortgage msurer may have avadahle (which may mclude lund_ ohtamed from Morlgage Insurance premJlDn._) As a result of these agreements, Lender, any purchaser of the Note. another Insurer, any remsurer, any other enuty, or any affl~ate of any of the foregomg, may receJve (dIrectly or mdtn:ctly) amounts that derIve from (or ffiJght be charactenzed as) a portion of Borrower's payments for Mortgdgc Insurance, III exchange for shanng or modlfymg the mortgage ID,,"rer's nslc, or reducmg I"""" If such agreement proVIdes that an WASHINGTON-!,lIlgle Famlly-Faaole MaelFreddie. Mil(: UNlFORM )N~TRUMENT ITEM 1983l8{OOll) (pag~8olljpagesj li'DI'm 3048 1101 GREA llANO. To o~~r 1 BOO 5:JJ s:mOrn 6161111 1131 affIlIate of Lender takes a share of the 1I1Surer' s n~k III C)i.d}':lllge for a share or .he prernmms PdJd to the msurer, the ammgemcn[ lS often tenned "capuve rem-.urance " Further (a) Any sucb agreements wID not affect the amount. that Borrower hus agreed to pay for Mortgage Insurance, or any other terms of the Loan. Such agreements wiD not increase the amount Borrower will owe for Mortgage wuran .. , and they will not enUtle Borrower to any refund. (b) Any such agreements will not affect the rights Borrower h_if any-with respect 10 the Mortgage Insurance under the Homeowners Protection Act of 1998 or any other law. These rights may Include the right to receive certain disclosures, 10 request and obtain cancellation of the Mortgage Insurance, to have the Mortgage Insurance terminated automallcaUy, aodlor to receive a .. fund of any Mortgage Insurance premiums that were unearned at tbe time ot such cancellation or terminatIon. 11 Assignment of Miscellaneous Proceeds; Forfeiture. All M,scellancous Proceeds are bereby assIgned 10 and shan be pald 10 Lender If the Property IS damaged. such MlscdIaneous Proceeds shdD be apphed 10 restoration or repaIr of the Property, If the reslOratlon or reparr IS economIcally feasIble and Lender's secunty IS nol les.ened Dunng snch repaIr and res1OratJon penod, Lender shall have the nghl to bold such MISCellaneous Proceeds until Lender has had an opporturuty 10 mspect such ProperlY 10 cosure the work has been completed to Lender's sallsfacboo, proVIded thai such UlSpeellon shan be undertaken promptly Lender may pay for the repours and restoratIon In a smgIe dlSbnrsement or 10 a senes of progress payments as the work IS completed Unless an agreement IS made m wntlDg or ApphcabIe Law f<XJUlres 10lerest to be paId on such MISCellaneous Proceeds, Lender shaD nol be requIred 10 pay Borrower any mteresl or eanungs on such MIscellaneous Proceeds If the restoration or repaIr lB not econorrucalIy feasIble 0< Lender's secunty would be lessened, the MIscellaneous Proceeds shall be applied to Ibe sums secured by tlus Secunty instrumenl, whether or not then due, WIth the exces., If any, pald to Borrower Such MIscellaneous Proceeds shall be applied ill the order proVIded for In SecIJon 2 In the event of a total takmg, destrucIJon, or loss ID value of the Property, the MISCellaneous Proceeds shall be apphed to the sums secured by Ilns Sccunly Instrument, whether or nol then due, WIth the excess, If any. paId to Borrower In the evenl of a paIbal takJDg, dcstrucUOD, or 10 .. In value of the Property 10 whIch the faU' market value of the Property unmedtately before the parllaI taiang, destructIon, or loss In vdIue IS equal 10 or greater than the aInOWlt of the sums secured by thIS Secunty lnstnunenl unme<hately before the parllal takmg, destrucllOn, or loss 10 value, nnless Borrower and Lender otbcrwJse agree Ul wnlmg, the sums 'OCCIlred by tlus Seeunty In....-umenl shall be reduced by the amount of the MIscellaneous Proceeds multlphed by the followlIlg fractIOn <al the Iotal amount of the sums secured rrnmedlalely before the partial talong. destructIon. or loss m value dIVIded by (b) Ibe fair market value of the Property Ifnmedlately before the partIal t.long, de.trucbon, or los, 10 value Any balance .hall be paId 10 Borrower 1n the event of .l parbat takmg, dcstruCbOO, or lo~ .. In value o( the Property m which the fair market value of Ihe Property lIDlRedJateIy before the portIai lalong, destructIon, or los.. m vdIlIe IS less th.m the amount of the sums secured unmedtateIy before the partial takmg, dcstrucltOll, or 10>5 111 value, unless Borrower dOd Lender oIherwlse agree 10 wnung, the MIscellaneous Proceeds shdll be apphed 10 the sums secured by thIS Secunty Instrument whether or oot the SIUllS are then due If the Property IS ab.mdoned by Borrower, or If, after DoUce by Lender 10 Borrower thai the Opposmg Party (as dcfmed ill the neXI sentence) offers 10 make dn dWard to '!eIl1e a churn for damdges, BorroWer faJI. to respond to Lender W1t1un 30 days alter the date the oollce IS gIVen, Lender IS authonzro 10 coDcet and apply the MlSCellancous Proceeds either to rcstoralloo or repair of the Property or (0 the .ums secured by tIu. Security in>trumenl, whether or Dol then due "Opposmg Party" means the thrrd paIly thai oWe> Borrower M,scclI,meous Proceeds or the party agalDSt wbom BOlRlWer has a nght of achon on regard 10 MlSCdIaneous Proceed, WASHINGTON-\mgle l-amlly-Fannle Ma&'Freddl~ Mac UNU'ORM INSTRUMEI\lT ITEM !9B3l9 (0011) Form 3048 1101 GREATlANO • ToDroaCaillS00S;x)g:]930F;u: 6157911131 ""' --" ex: = Co- Borrower shall be III default It dJly actIOn or proccedmg. whether cIvil or cnmmdl, IS begWl thai. m Lender's Judgment, could result m forfeIture of the Property or other maten.u Impalf1Tlent of Lender's mterest 10 the Property or nghls under thIS Secun ty Instrument Borrower can cure such a delault and, If acce1emtlOn has occurred, remstate as provided m Section 19. by causlDg lhe action or proceedmg (0 be dlSlDlSSed WIth a rulmg that, III Lender'. Judgment, precludes forfeIture of the Property or other matcnal unpamnent of Lender'. mterest III the Property or nghts under th,S Security Instrument The proceeds of any award or drum for damages that are attnbutabJe to the Impamnent of Lender'. mlere.lll! the Property are hereby assigned and shall be paId to Lender All MIscellaneous Proceeds that are not app~ed to re<torabon or repatr of Ihe Property >hall be applIed m Ihe order proVIded for m SeclJoD 2 12. Borrower Nol Released; Forbearance By Lender Not a Waiver. ExtensIon of the urn. for paymenl or modlfIcalIon of amOrtlZalIon of the sums secured by tlus Sttunty Instrunlcnt granted by Lender 10 Borrower or any Socoessor m Interesl of Borrower shall 001 operate 10 release the hablhlY of Borrower or any Successors m Inlerest of Borrower Lender shall not be reqUIred to conuncnce proceedmgs agalDs! any Successor 111 Inlerest of Borrower or to refuse to exlend lIme for payment or OtherwIse modify amortIZalIon of the sums secured by tlus SerunlY InstnnDenl by reason of any demand made by the ongmal Borrower or any Successors m Inlerest of Borrower Any forbearanoe by Lender In excrcIsmg any nght or reInedy mcludmg. wllbout hmltaboD, Lender's acccptanoe of payments from tlurd persons, enblles or Successors In Interest of Borrower or In amounts less !ban the arnOlwt lben due, sball not be a WaIver of or preclude the exere15e of any nght or reInedy 13. }olnl and Several Llabllity; Co-signers; Successors and Asslp Bound. Borrower oovenants and agrees that Borrower's obhgalJoos and lIabIlIty shall be Jomt and severnl However. any Borrower wbo CO-SIgns tlus Secunty Instrument but does nol execute lbe NOle (a "CO-Slgner") (a) IS c()-"'gnmg tlus Sccunty Instrument only 10 mortgage, grant and convey the co-sIgner's mlerest ID the Property WIder lbe lenns of thIS SecUrIty Instrumenl, (b) IS not personally obhgated to pay the sums secured by tlus Seeonty Instrument, and (c) agrees that Lc.udcr and any other Borrower c.m agree to extend, modify, forbear or make any accommodaltons wllh regard to the terms of thIS Sec,mty Instrument or tbe Note WIthOut the CO-Slgncr'S consent SubJ"CI to the proVISIOns of Serbon 18, any Succes.<or In Interest 01 Borrower who assmnc.< Borrower'" obhgaUons under tlus Secunly Instrument tn wnlmg, and IS approved by Lender, sbalJ obtam all 01 Borrower's nghts and benefits under tins Sccunty Instrwnent Borrower shall nol be rcleru.ed from Borrower's obbgatJons and habIhty under tlus Secunty In.trument unless Lender "1!1'= 10 such reled'" m wntmg The covenants and agreements of tlus SecUrIty In>lrumenl shall bmd (except as proVIded m Scclton 20) and benefIt lbe successors and assIgns of Lender 144 Loan Charges. Lender may charge Borrowe(' fee"l tor SCIVICes perfonncd m connectIOn Wlth Borrower's defaull, for the purpose of protectmg Lellder', 1111erest In the Property and nghts under lblS Secunty Instrument, mcIudmg, but not hnuted 10, attorney.' fees, property UlSpecbon and valuallon fee> In regard to any other fees, the absenoe of express authonly III tlus Serunty Instrument 10 charge a specIfIc fee to Borrower sball not be construed as a prolnbthOD 011 the chargmg of such fee Lender may not charge feo that are expressly prohIbIted by tlus Secunty InstmmQ1t or by ApplIcable Law If the Loan IS subject 10 a law winch sets maxnnum loan cbdrges, and that law IS fmally mterpreled so thai the mtcre<t or other loan charges collected or 10 be collccted 1fi conneclton WIth the Lo.tn exceed the pernuned IlIIots, then (8) any such loan charge shd/I be redUted by lbe amount neces.."""Y 10 reduce the charge 10 the permuted lImIt, and (b) my sums a1re .... y collected [rom Borrower whIch exceeded pCIlDllled IlImts WIll be refunded to Borrower Lender may choose to 1Th1ke thIS refund by teducmg the pnnclpaI owed under the Note or by malong 8 dITect payment to Borrowc:r If a refund reduces prInCIpal. the reduclJon WIll be treated as • parual prepayment WIthout any prq>.tymenl chdfge (whether or not a prepaymenl cbarge 1> prov,ded for under lbe NOle) Borrower's aoeeptanoe of any such refond mude by du:ect payment to Borrower wIll conSIIlute a wruver of any nght of acllon Borrower mIght have anslOg DIrt of such overcharge WASHINGTON-Smgk Fanul)'-Fannie Mae/Freddie Mac UNU'ORM INSfRUMENT ITEM 1983110 1001 1) Jo'orm 3048 1101 GAEAnAND • To Ord~r C~ 1 800 SXI 9393 UFax 616 7~1 1131 15. Notices. All nollces gIVen by Borrower or Lender In connecllon wIth thIS Secunly Tnslrurncnl must be ln wntmg Any notJce 10 Borrower Ln connectIon Wlth [his Sccunty Instrument slktl1 be deemed to have been gIven to Borrower when rnruled by flJ'st clru.!Io mad or when actually delivered to Borrower's notKe address If sent by other means NotlLc 10 anyone Borrower sh.1.I1 constitute DotJ(.c to aU Borrowers unless Apphcable Law exp=ly reqlUrcs otherwIse The no~ce address shall be !he Property Address unlcs\ Borrower has deSJgnated a substItute notlCC address by noUce to Lender Borrower shan promptly notIfy Lender of Borrower's chaoge of address If Lender sp<Clfles a procedure for rcportmg Borrower's change of address, then Borrower shall only report d chaoge of address through Ibar 5pCClhed procedure There may be only one deSJ.gnated Dobcc address under tJus Seeunty Instrumenl at any oue Itrue Any DOllce to Lender shall be g>ven by deltvCflDg It or by maJlmg It by flrst cIA'" mall to Lender'. address stared herem unless Lender has deSJgnaled another address by notloe 10 Borrower Any nollCC ill conneclton WIth tlllS Secunty Instrumenl shall nol be deemed 10 have been given 10 Lender unlIl aclually receIVed by Lender If any Donce reqUIred by tJus Secunty Instrumeol IS also ""llllred under ApplIcable Law, the Appltcable Law reqUIrement WIll sattsfy the correspondmg reqUIrement under thIS Secunly InMrumeDl 16. Governing Law; Severability; Rules of Construdlon. ThIS Secunly Instnunenl shall be governed by federal law and the law of the JunsdlCbou m winch the Property IS located All nght. and obhgab0n8 coutatned In tins Secunly Instrument are subject to any reqUirement. and hrnllallons of Appbcable Law Apphcable Law Illlghl cxpltcltly or trnphCldy allow the parties 10 agree by eoulmet or It Illlght be sllenl, but such .. Ienoe shall not be COllSbued as a proInlnbon agamst agreement by contracl In the evenl thaI any prOVISlOII or clause of thIS Secunly Instnunent or the Note conflicts w,th Apphcable Law, such conlhct shall DOt affect other proV"'Ons of thts Secunty Instnnnenl or the Note wlllch can be gIven effect Without the confhcbng proVISion As used m tins Secunty Instrument (a) words of the mascuhne gender shaJl mean and IDcIude correspondmg neuter words or words of tbe femmlne gender, (b) words m the slDg>J!ar shaJl mean and mclude the plural and VlOC versa, aud (c) the word "may" gIVes sole dtscrebon WIthout any obhganon to lake anyact10n 17. Borrower's Copy. Borrower shall be given one copy of the NOleand of tin, Secunty in>trument 18. Transfer of tbe Property or a Dendlelal Interest In Borrow .... As used m tJus Seeuo" 18, "'nterest ill the property" means any legal or benefiCIal mlerest m Ibe Property, mcJudmg, but not bmlted to, those bcneh",al mlerests transferred In • bond for dred, conlract for deed, mstalhnenl sales contrad or escrow agreement, the mtent of which I. the transfer of ude by Borrower at a future dale to a puochaser If all or any part of the Property or any Interesl m the Property IS sold or transferred (or If Borrower IS not a naturaI person and a bencflClal mteresl 10 Borrower IS sold or transfened) WIthout Lender's pnor wntlen consent, Lender may reqwre unmedlate payment ID fuJI of all sums >=lfed by th,. Secunty InslrUJD.ent However, thIS optlOn shall Dot be eXCfCIYrl by Lender If 8ULb exercl\e IS probtblled by AppJtcable Law If Lender exerCIses thiS optroo, Lender shall glve Borrower notice of ae<..cicratlOn The .notIce shaH proVide a pertod of not less than 30 days from !he date the nollcc IS g>ven 10 accordance WIth Seen on 15 wlthm wlllch Borrower must pay all SUlDS secured by tJus Sccunty Instrument If Borrower falls to PdY tl,e\C sums pnor 10 the exp,rallon of th" penud, Lender may Illvoke any remedIes per!llIued by tJus Secunly Jnstrume;nl Without further Dotlce or demdlld OD Borrower 19. Borrower's Righi 10 Reinstate ACter Acceleration. If Borrower meets oertrun condllions, Borrower shall have the rtghllo have enforcement of thts Secunty Instrument dlscODUnucd dt any IlIne pnD< 10 the earhesl of (a) five days before sale of the Pmpcrty pursuant to any power of sale wnldmed m th,S Seeunty Instrument, (b) such other penod aq Appbcable Law nught speCIfy for the tcnnmanon of Borrower's nghl to remstate, or (c) entry of a Judgment enforcmg th" SCCWlly Instrwnent Tho\< comittloDS arc that Borrower (a) pays Lender all sums wllleh then would be due under tJus Secunty Instrument and the Note as If no accelerallOn had occurred, (b) cut"" any deinult of any other coVenan" or agreemenl" WA&HINGTON-Smgle ramlly-FilUlnh: MarlFruJdle Mx UNIFORM INSTRUMENT ITEM 1983Lll (OOI1) (pagt' /I oJ 15 pagt's) Form 30481101 GREATLANO • Tflo Older Call 1 BOO Sll 9393 OFu 616-791 1131 = = = , .... -- , . ., .-., (e) pays all expenses mcurred m enforcmg this SeUlTlty lustrumcnt, Ulc!udmg, but not fnmted to, r""""'Jable attorneys' fees, property IDspeclion and valuatJOn tcc-;, rlJld other tees mClllRd for the purpose of protectmg Lender', lOterest m the Property and ngbts under thIS Sccooty Instrument, and (d) takes such dctlon as Lender may reasonably IeqUlre to assure that Lender', Interest m the Property and nghts under th" Secunly Instnnnenl, and Borrower's obhgatlon to pay the ,urn, secured by tlus Secunty Instnnnent, shall contmue unchanged Lender may reqwre that Borrower pay such rClllstatement sums and expense!lo In one or more of the !olIowmg forms, as selected by Lender (a) CdSb, (b) money order, (c) cerl1fled check, bdnk check, treasurer's check or casluer's cbeck, proVIded any such check IS drawn upon an mstttutlOn whose depoS1ts are msured by a federal agency, mstnnnentahty or entuy, or (d) Electroruc Funds TrdD,fer Upon rcmstateruent by Borrower, thIS Secm1ty Instrument and obhgatlons secured hereby shan remam fully effective as If no acceleratIon had occurred However, thIS nght to remstate shall nOl apply m the case of acceleratIOn ,ruder Secbon 18 ZO, Sale 01 Note; Change 01 Loan Servicei'; Notice 01 Grievance. The Note or a pdTbal mterest m the Note (together WIth thiS Secunty Instrument) can be wid one or more hIDes WIthout pnor notice to Borrower A sale IDIght result m a change tn the enllty (known as the "Loan Servlcer") that collects Penodlc Payments due under the Note and tlus Secunty Instrnroenl and performs other mortgage loan SeJ'Vlctng obhganons under the Nole, tlus Secm1ty Instrumenl, and Applicable Law There also rrughl be one or more changes of the Loan Servlcer unrelated 10 a sale of the Note If there IS a change of tbe Loan Servlcer, Borrower w~I be gIven wntten notICe of the change whIch wlll slate the runne and address of the new Loan Servlcer, the address 10 which payments should be made and any other mfonnabon RESPA requires 10 ooonecllon WIth a noUce of transfer of SCfVlClng If Ihe NOIe IS sold and thereafter the Loan " 'eJ'Vlced by d Loan Servlcer other than the purchaser of the Note, the mortgage loan SCfVIClDg obhgatlons to Borrower WIll remam WIth the Loan Servlcer or be transferred 10 a successor Loan Servlcer and are nOl assumed by the Note purchaser unless otherwISe proVIded by the Note purchaser Netther Borrower nor Lender may commence, Jom, or be Jomed to nny JudICIal acbon (as eIther WI mdlvlduaJ hltganl or tbe mernherof a class) thaI anses from the other party's BCllOns purSUdflt to thIS Sec"nty InslnDncot or thai alleges thaI the other party h .. breached any proVISlon of, or allY duly owed by reason of, tlus Securlly Instrument, unlll such Borrower or Lender has nobfled the other party (WIth such notice gIven m cornphance WIth the requm,meots of Section 15) of such alleged breach and affonled the other PM!Y hereto a reasonable pennd after the glvmg of such Dobce to take correcbve action If AppJtcable Law provIde. a bme penod wblch must elapse before certam aclton can be taken, thai hIDe penod WIll be deemed to be reasonable for purposes of thIS paragraph The nOllce of acceJerabon and opportmuty to cure gIven to Borrower pursuant to Secbon 22 and the DOllce of accelc:rallOD given to Borrower Pllf'<UdDt to Section 18 shall be deaned to sallsfy the nonce and opportumly to take corrective actIOn proVISIon, of th,S SectIon 20 11. Hazardous SDbstan~. As used In thIS Socllon 21 (a) "H""ardou, Substances" are those substances defmed as tOXIC or haLardons substances pollutants. or wastes by Envlronmentdl Law and the followmg subsltmoes gasohne, kerosene, other flammable or toXIC petrolewn products, tOXIC pestlCld .. and herbtctdes, volatile solvents, malenals contalllmg asbestos or fonn.ldehyde, and radlodcllve matenaJ" (b) '~vtromnental Law" means federal laws and IdW~ ot the JunsdJ.(.lIon where the Property I~ 1000ted that relate to health, safety or envtronmental protectIon, (c) "EnvlOOnmental Cleanup" mcludes any ropal"" actton, remedial acoon, or removaJ acton, as defmed in BnvJ..t'Otll11ental Law, and (d) <til "EnVironmental CondJlton" means a comiltlon lbat can cause, contnbute to, or olherwJSC tngger an Envlronmental CIC.UlUp Borrower shall not cause or pernul the presence. use, dISPOsal, stordge, or rclea", 01 any Hlvardous Substances, or threaten 10 release any Hazardous Substances, on or m the Property Borrower shaD nOl do, oor allow anyone else to do, anytlung affectmg the Property (a) that IS m vlOlallOll of any Envllonmental Law, (h) whlcb creates an Envtronroental Coodlllon, or (c) WhIch, due 10 the presence, u,c, or rele.= of • Hazardous Substance, creates a condlllon that adv=cly affect. the value 01 the Property The pre<.edlllg two sentences shall nOl apply to the pr=ce, use, or ,torage on the Property of .mall quant",,,,, 01 HdZ<.roou., WASHING fON-Slngk Fam.lIy-lo'aDnic Mad}'reddlt: Mac UNIFORM II'RTRUMENT ITEU 1983Lf2 (toll) (pngt' J2 oj 1 ~ p(Jg"~) .Form J048 1101 GREA1lAND· To On:lsr Call 1 BOO 5Xi 9J'93 Df~x 616 ~91 1 f3I c- '"'" Subslances tlUll are groerally recogolled to be appropnate 10 nonna! r~IClenual U~ ,md to ma1l1tenance 01 the Property (mcludmg, but not IUDlted to, hazardous substances llt consumer products) Borrower shaH promptly gIve Lender wntten nollcc of (a) any JDveslIgatlOn, daun, demand, l~lWSUIl or other acbon by any governmental or reguLtlory ,lgCUCy or pnvale party mvolvlllg Ule Property and any Hazardous Substance or EnvtrOnmental Law of whtch Borrower has actual knowledge, (b) any EnvtrOlllllCntal CondlUOD, wc1udmg hul nOl bmlted 10, any splllmg, leoIkmg, discharge, release or threal of release of any Hazardous Substance, and (c) any conwllOn caused by lhe presence, use or relCd.'" of a Hazardous Substance winch adversely affecls the v.due of the Property If Borrower learns, or .s nohfted by any governmental or regulatory authonty, or any pn vale parly, that any removal or other remedUltlOlI of any Hazardous Substance affeclmg the Properly IS necessary, Borrower sball promplly take all nccc<"'''Y reIDC(hal actJons lfl accordance WIth EnvlJorunentnl Law Nothmg berelo shall create any obhgatton on Lender for an EnvlIOIllIlental Cleanup NON-UNIFORM COVENANTS Borrower and Lender further covenanl and agree as tollows 22. Aa:elerat1on; Remedies. Lender shaD give noUce to Borrower prior 10 aeceleratlon following Borrower's breadt of any cov ..... nl or agreemenl In this Seenrlly Inslrnment (but nol prior 10 acceleration ander SccIlon 18 anless AppUeable Law provides otherwise). The noUce sball specify: (a) the default; (b) the action required \0 ~ure the default; (e) a date, notiess than 30 days from the date the notice Is given \0 Borrower, by whlcb Ibe defaull most be ~ured; and (d) Ibal failure \0 cure tbe default on or before Ibe dale .pedDed In the noUce may result In aeceleratlon of tbe sums secured by Ibis Seenrlly Instrument and sale of the Property al public auetlon al a dale nol less than 120 days In the fulure. The notice sbaD furtber Inform Borrower of the r1gb1 10 relnstale aner aa:eleratlon, Ibe right to bring a court a~tlDu to assert the non-exlstence of a default or any other defense of Borrower 10 acceleration and sale, and any olber mailers required \0 be loduded 10 the notice by Applicable Law. If the default is not cured on or before the dale spedned In the nolice, Lender al is option, may require immediate payment In fuD or all sums secnred by this Seenrlty Inslrumenl wilboul further demand and may Invoke tbe power 01 sale andlor any otber remedies permilted by Applicable Law Lender sball be enlltled to collect all expenses Incurred in pursuing the remedies provided 10 Ibl.. Section 22, including, but not Bmlted 10, reasonable attorneys' rees and costs or title evidence. If Lender Invokes the power or .ale, Lender sball give wrlilen nolice to Trustee of tbe occurrence or an evenl of defanlt and of Lender', election to cause the Property \0 be sold. Trustee and Lender shall take sodt aellnD regarding notice of sale and shall give sudt notices 10 Borrower and to other persons as Applicable Law may require. After the time required by Applkable Law and after pubUeat10n or the noUce of sale, Trw.tee, without demand on Borrower, .ball sell the Property at public auction to tbe blgh .. t bidder at the lime and place and under the terms designated In the notice of sale In one or more parcels and in any order Trustee delermlnes. Tru.lee may postpone sale or the Properly for a period or periods permitted by Applicable Law by pubB~ .mnouncemenl al the bme and place nxed In tbe notice 01 sale. Lender or Its designee may purcbase the Property at any sale. Trustee shall deliver 10 the purdlaser Trustee's deed conveying the Property without any covenant or warranty, espressed or implied. The recitals In the Trustee's deed shall be prima facie evidem:e of the Irntb or the statements made therein. Trustee shaD apply tbe proceeds or the sale in the foDowing order: (a> to aU expenses or tbe sale, Including, but not limited to, reasonable Trustee'. and attorneys' fees; (b) to aD sums secured by this Seenrlly Instrument; and (0) any excess to the person or persons 1egaDy entitled to II or 10 the derk of the soperlor ~DUrt 01 lbe counly in wbleh the ""Ie look place. l3. Reconveyance. Upon payment of ail sums s",:ured by th,s SecurIly Inslrument, Lender shall request Trustee 10 reconvey the Property and shall surrender Un. Sccunty Instnuncnt and all 00""-cvtdenuog WASHIN'GTON-.--Smgle Famlly-hnulc Mln:lFreddb: Mac: UNIFORM INSTRUMENT fTEU19.!13l..13(OO11) (P1I8e 1101 15page:s) Form 3048 1101 GREATlAND· Til Orcll:f Call 1 800 530 !m3 OFu 61& 791 1131 , .. "" , . .., , .> '" debt seemed by llus Secunty Instrument to Tn'"tee Tru,tce :.hall rcccnvey the Property Without warranty 10 the person or per;ons legally entitled to II Such PCf'>OU or pcr><ms shall pay any recordalloll cost, and the Trustee's fee for prepanng the reconveyance: Z4. Substitute Trustee. In accordance wllh Applicable Law. Lender may from lime to tune appomt a successor trustee to any Trustee appomtcd haeundcr who h.is ceased (0 act WHhoUl conveyance of the Property. the SUCCCS<;Qf trustee shall sllcoeed to all the IItle. power and dUlles conferred upon Truslee herem and by Applicable Law 25. Use "fProperty. The property IS not used prmclpally for agnculmrnl purposeq 26. Attorneys' Fees. Lender shall be entItled to rcccver Its reasonable 8110meys' fees ""d costs m any action or prooeedmg 10 construe or enforce any term of thIS Secunty Instrument The term "allorneys' fees." whenever used In llus Secunty Instrwnent. shdll mclude Without IUDllatlon attorneys' fee:. mcurred by Leuder III any bllllkruptcy proceedmg or on appeal ORAL AGREEMENTS OR ORAL COMMITMENTS TO LOAN MONEY, EXTEND CREDIT, OR TO FORBEAR FROM ENFORCING REPAYMENT 010' A DEBT ARE NOT ENFORCEABLE UNDER WASHINGTON LAW. BY SIGNING BELOW, Borrower accepts and agrees to the terDIS and covenants contamed In pages 1 through 15 of this Secunty Instrument and III any Rider execoted by Borrower and recorded With It ~~~~ ______________ (Seal) -Borrower ________________________ (Sem) -Borrower Wlbless _______________________ (Sem) Bllm)wU __________________ (Seal) -Borrower _________________ (Seal) -Borrower WllnC8.'il WASHINGTON-Smgle FamIly-Fannie MadFreddle MilK' UNIFORM INSTRUMENT Form 3048 1101 GAEATLAND_ To O. Colli 1 aoa 530 !l393 DF;u: 616 791 1131 ITEM 1983L 1", {C(11) (P(J8~ l40115p08~J Stateof WashIngton County of KING ) )SS ) On th,S day personaUy appeared before me KENNETH E JOHNSON , to me known to be the md,vldual(s) descnbed ID and who executed the wlthm and foregomg IDsuument, and acknowledged that he (she or they) Slgned the same as Ius (her or thetr) free and voluntary act and deed. foc the llSes .md purposes therelll meuuoued ',' '~) G,ven llllder my hand and offlctal seal tbls day of j) ( L , It/.. WASHING1 ON-Smgle F3nllly-Faunle Mal1Fr-eddlr: Mal:: UNIFO RM INSTRUMENT ITEM 1983l.15 (0011) (Page Ij of I J pages) Form 3048 1101 GREATlAND_ To Drdtt C .. 1 OOD 530 9393 DFu 6t& 79' 1131 ,--., , ....., , . ~ ,,-, FIXEDI ADJUSTABLE RATE RIDER (One-Year Treasury Index-Rale C.I' ........ Flxed Rate ConveNlon Opllon) TIllS FIXED/ADJUSTABLE RATE RIDER IS made t1us 1st dny ot December 2002 and " rnoorporated mto and shall be deemed 10 amend and supplement the Mortgage. Deed of Tm.t, or &con1)l Deed (the "Secunly Instrument") of the same tlnte g.ven by the underSIgned ("Borrower") to secure Borrower'. FIxed! Adjustable Rate Note (the "Note") to Boetng Employees' Credt! Unton, a Washington Corporallon ("Lender") of the same date and coverIDg the property descnbcd m the SecunlY inslrument and located at 14035 SE 122ND 5T RENTON, WA 98059 (Property Add_J TIlE NOTE PROVIDES FOR A CHANGE IN BORROWER'S FIXED INTEREST RATE TO AN ADJUSTABLE INTEREST RATE. TIlE NOTE LIMITS TIlE AMOUNT BORROWER'S ADJUSTABLE INTEREST RATE CAN CHANGE AT ANY ONE TIME AND TIlE MAXIMUM RATE BORROWER MUST PAY. mE NOTE ALSO CONTAINS TIlE OPTION TO CONVERT mE ADJUSTABLE INTEREST RATE TO A NEW FIXED RATE. ADDITIONAl. COVENANTS, in add!!lOn 10 the covenants and agreemenl. made tn the Seeunly inslnlIOenl, Borrower dIld Lender further covenant and agree as follows A. ADJUSTABLE RATE AND MONTHLY PAYMENT CHANGF$ The Note prOVIdes for an !fUbol f,xed mterest rate of 4 8750% The Note also prov.des tor a cbange tn the Illltlal f,xed rale to an adJUSfBble tntercSI rale, dS follows 4. ADJUSTABLE INTEREST RATE AND MONTHLY PAYMENT CHANGES (A) Change D .. tes The rnlhol fIxed Interest mle I wtll pay WIll <.bange 10 an adjustable mlerest rale on the first tiny of January 2008 , dOd the adjustable mlerest rate I wtll pay may change 011 that tidy every 12th monlh thereattc:r The dale on wblC.h my lDltJal fixed lDterec;1 tate changes to an adjustable Int~ rale. and each date on which my adjustable mlerest rate could change, "caJIed 0 "Ch!lllge Date" (B) The Index Begmmng w.th .he ftrSl Change Date, my adjustable mler""t rate w.1l be based on an Index The "Index" .s the weekJy average YIeld on Untied States Treasury sec\lflttes adjusted to a <onsl3Ot matun1)l of one-year, as made .vatlabJe by the Federal Reserve Board The most recent Index ftgure avatl.ble as of the date 45 days before Cd<.b Change Dale .. called the "Current Index .. If tbe Index " no longer aVaIlable, the Note Holder wtl1 choose • new IIIdex tbat " b.'J>ed upon compamble IDformatlOn The Nole Holder w.1l give me notIce 01 th,S chOice (C) CakuLlllon of Chanl!'" Before each Change DdlC, the Note Holder w.1I caleldate my new IDterest rate by addmg Two and Five Eighths percentage pomts ( 26250%) to the Curreul Index The Note Holder Will then round the =11 of MUL TIST ATE .... lXWlAPJUST A.BLE RATE RIDJ.:R-ONI<:-YF AR TREASURY JNDEX CONVJo..RTlHU, -Stngle FatDJly-- I<anuit Mae Uniform lmtrumeot Form 31831/01 ITEM &748lt (0011) r Pag~ J 014 pagr"s) GAEATlAND· TD Clfdl:l" Call 1 BOO 530 9:J93 nFax 616 791 1'31 tillS addltIOD to the neare ... t one-etghth of one percentage pomt (0 125%) SubJcct to the hnuts S.lated m Secuon 4(D) below, tins rounded amotml wIll be my new lUterest rale unUl the Dext ChlUlgc D,nc The Nole Holder will lIten determme the arnOlUlI of the monthly paymeDt that would be ",fhelenl to repay lite unpmd pnoctpai lhat I am expected 10 owe al the Change Date In full on Ihe Matunly Date at my new mterest rate Ul substantially equal payments The result of thiS calculatlon wJlI be the new amount of my moDlltly payment (D) Umlts on Interest Rate Cbanges The mteresl rale 1 a1D reqUIred to pay at the ftrst Change Dale wJll nol be greater than 6 8750% or less than 28750% Thereafter, my adJuslable rnlerest rate wtll never be merea;cd ordt:<.-reased on any srngle Change Date by more than two percentage pomts from the mte of mlerest I have been paymg for the precedmg 12 months My mterest rate WIll never be greater tInm 9 8750%, whICh IS called the "Maximum Rate ~ (E) Effedlve Date of Changes My new mleresl IlIle wtll become effect,ve on each CbIUlge Date 1 wJlI pay the amount of my new monlltly payment begmrung on lite brst mODthly payment dale after the Change Date unlJ! the amonnt of my monthly payment changes .gam (F) Notice of Changes The NOle Holder WIll deltver or mall ID me a DoUce of the cbange m my uutJdl ft.ed mterest rate ID an adjustable mterest rate and of any changes m my adjustable mterest rate before the cffecuve dale 01 any clmnge The noUce Will !Delude the amount of my monthly payment, any IOformaMn required by law to be given to me and also the tttle and lelephone number of a person who wlll answer any question I may have regardmg the nollce B. FIXED INTEREST RATE OPTION The Note provldes for Borrower'~ optIon 10 convert from nil adjustable mlcrest rate With mtcrcst Tolle 1..("l hrmts to a new fixed mterest rate, as follows -= = • > ~ 5. FIXED INTEREST RATE CONVERSION OPTION (A) OptIon 10 Convert 10 Fixed Rate I have a Conversion Opbon thaI r can exercise unless 1 am 1D default or thIS ScctlOn S(A) Will nol perrott me 10 do so The "CooversJOn Opbon" IS myopllon 10 convert the mteresl rate I am reqUIred 10 pay by tins Nole from an adjustable rate WJth mtcreS! rate hmll' 10 lite fixed rale calcnlated under Secllon S(B) below The conversIon can only take place on lite frrst, second or Ihlrd Change Date Each Change Date on whtch my mterest rate can covert from an .u:JJuslnble rate to a hxed rdle also 1~ c..a1led the "Collvers~on Date ,. I can convert my Interesl rate only on one 01 these Ibre. Convenlon Dates. If I want to exercise the Converslon Opllon, I mWlt flrst meet certam condition, TI1Q<;e condmoDs are thaI (.) I must g.ve the Nole Holder nottle that I wanl 10 do "", (11) on lite Converston Date, I must not be In default under the Note or the Secunty Instrument, (111) by d date spectfled by the Note Holder, I ronsl pay the Note Holder d converSion fcc of US $ 100 00 , and (IV) I mu.t "'gn and gIve the Nole Holder dlly docwncnts the Note Holder ocqUlrcs to effect the conver'llon (B) Calculation of FIxed Rate My new, ftxed mterest mle WIll be equal 10 F81mle Mae'. reqUIred net YIeld as of a date and urne of day specified by the Note Holder lor (I) If the ongmal term of thiS Note" greater than 15 years, 30-year fixed rate brsl mortgages covered by appbcable 6O-<lay mandatol)' dehvery cornmJlmelltl., pI"" ftve-e.ogbths of one percentage POlDt (0 625%), ronnded ID the nearest one.."ghth of one percentage pomt (0 125%), or (11) If the ongtualtertn of th,. NOle IS 15 years or less, 15·year fIxed rate first mortgages covered by apphcable 6O.day Form 31831/0. ITEM 5748L2 (OOIl) (page 2 t>f" pages) GAEATLANO. To OrOcIr C~ t 800 53J 9:mrlf:lll 616 791 1'31 mandatory deJm:ry conurutmenl., pillS five-eighths of one percentage pomt (0625%), rounded to Ibe nearest one-elghlb of one percentage polll (0 125%) Jt Ih" r"'lUlred net Yield carmot be detenmned because the applicable conurutment. are oat available, the Note Holder will determme my mterest rale by usmg comparable IOformallon My new rate calculated under ibiS SectJon 5(B) will not be grealer Ib"" Ibe Maxunnm Rate Slated In Secllon 4(D) above (C) New Payment Amount and Effective Date If J cboose to exercise the Conversion Opbon, the Note Holder Will dctennme the amount of the monthly payment that would be suff'Clent to repay the unpaid pnnclpal I am expected to owe on the ConversIoo Date m full 00 the Matunty Date at my new fixed mterest rate m substanbally eqnal payma,t. The result of thl' calCitiatlon will be the new arnow,t of my monthly paymrnt Begmmng With my f,rst monthly payment after the Conversion Dale. I WIU P.1Y the new amolDlt as my monthly payment UDul rhe Matunty Dale C. TRANSFER OF mE PROPERTY OR A BENEFICIAL INTEREST IN BORROWER Unbl Bonower's ,mbal fixed mterest mte cbnnges to an adjustable mterest mle nnder the tcnns slated In Secbon A above, or after Borrower exCfClSCS the ConverSlOn Option under the condmon. Slated In Secbon B above, Umfonn Covenant J 8 of the Secunty Instrument shall read as fonows T ........ fer or the Property or a Benellclal Interest In Borrower. As used In tins SectJon 18, "Interest In the Propeny" menns any legal or ba>efictal 1Oterest1O the Property, mcludmg, bOl not booted to, those ba>eflClal 10teresls transferred 10 a bond for deed, contract for deed, mstaJlment sales oontract or escrow agreement, the mlent of winch IS the transfer of title by Borrower at a future date to a purcha= If aU or any part of the Property or any Interest 10 the Property IS sold or transferred (or ,f Borrower IS not a natural paSOD and a ba>eflcUlI mterest m Borrower IS sold or transferred) Without Lender's pnor wnttcn consenl, Lender may reqwre unmedldlc payment m full of aU sums secured by tins Secunty Instrument However, thIS option shall not be exerused by Lender If such exCfClse I. prolnl>Iled by Appbcable Law If Lender exCfC1Se8 tins opboo, Lender shall gtve Borrower DObce at acceleral10n The notice shall provtde a period of not less than 30 days from the date the Dotlce IS gtven 10 accordanoe With SectIOn 15 wulnn whlch Borrower must pay all sums secured by thIS Secllnty lostrmnrnl If Borrower fads to pay these sums pnor to the expuanon ot thiS penod, Lender may mvoke any remedlCS penoltled by thIS Secunty Instrmnent WIthout further nolioe or demand on Borrower 2 When Borrower's lDltl<i.l fixed mteresl rate changes to.m dd)ll!;;;table Interest rate under the tom .. stated In Sectton A above. and unt1l Borrower CXCl'Clsc,.o; the Conver81on Option under the condItIons slated In Section B dbave, Umform Covenant 18 of the Secunty Instrnment descnbed ill Section CI above sball cease to be 10 effect, and the proVISions of Uruform Covenant 18 of the Secunty Instrument sball be amcoded to read as follows Transfer or tbe Property or a Benellclal Interest In Borrower. As used III thiS Secllon 18, "Interest In the Property" means any legal or beneflctal10teresl 10 the Property. UlCludlDg, but not Imnted '0, those benefICial mte=.ls transferred 10 a bond for deed, contract for deed, Installment sales oontract or escrow dgreement, the mtent of wlu<.h " the transfer of It,1e by Borrower al • future date '0 a purchaser If all or any part of the Property or any Interest 10 the Property IS sold or tr.ulSferred (or If Borrower IS not a naumd persoll and a beneftclal mterest In Borrower IS sold or transferred) wltbout Lender's pnor wntlrn consent, Lender may requtrc ,mmed,dlc payment In full of all ITEM 5f4a13 (0011) (pagt' J 014 pages) Form 31831101 GAEATLANDI To [)d~ C;M 11K)() S30 93930hl 616 79t U31 • . .:~ sums secured by thiS Security Instrument However, Uns optIOn shall not be excrmcd by Lender Ii SlIch exerclSC IS prowblted by Apphcable Law Lender also shall not exCfClse thIS option If (a) Borrower causes to be submItted 10 Lender mformallon reqUIred by Lender 10 evaluale the mtended transferee as If a new loan were bemg made to the transferee, and (b) Lender reasonably detemuoes thaI Lender's seeunlY wIll not be Imparred by the loan assumption and that the nsk of a breach or any covenant or agreement m tlns Secunty Instrument IS acceptabJe to Lender To the extent permItted by Appbcable L1W, Lender may charge a re.<M>nable fee as a condmon to Lender's COIlsent to the loan 3SS1mapuon Lender also may r<qUlfC the transleree to stgn an assumpUon agreement that IS acceptable to Lender and that obhgatc.< the transferee to keep all the promIses and agreements made In the Nole and m thIS SOCUfIty Instrumenl Borrower wtll contmue to he obhgaled under the Nole and th,S Seeunty Instrument IInle ... , Lender release. Borrower Ul wntLDg If Lender exerctses the opbon 10 require unmedtate payment tn full, Lender shall give Borrower nollce of acceierallon The noUce shall proVIde a penod of not less than 30 days from the date the nollce IS gIven m accordance WIth Seellon 15 Wlthm which Borrower must pay all sums secured by thts Secunty Instnmaent If Borrower fads to pay these sums pnor to the expll1luon of thIS penod, Lender may mvoke any remedtes permItted by th,S Socunty lru.tnmaent wlthont funher notIce or demand on Borrower BY SIGNING BELOW. Borrower accepts and agrees to the terms and covenants COIltatoed 10 pages I through 4 of tins Fixed! Adjustable Rate Rider ___________ ~(Seal) -Borrower ___________ ---:::(Seal) -Borrow.:=r fTEM57.(8l'" (0011) ___________ --=-(SeaI) -Borrower ____________ (Seal) Rorro~ ___________ ~(SeaI) Borrower Form 31831101 GREATLANC. To Orner Call 1 800 S:K) 1}393 DFu 616 7911131 AFFIDAVIT OF INSTALLATION OF PUBLIC INFORMATION SIGN City of Renton Development Services Division 1055 South Grady Way, Renton, WA 98055 Phone: 425-430-7200 Fax: 425-430-7231 STATE OF WASHINGTON COUNTY OF KING Matthew Cyr first duly sworn on oath, deposes and says: NT pLANNING oE.V'a~~~ RENTON AUG -72007 RECEWED being 1. On the 6th day of August , 2007 , I installed 1 public information sign(s) and plastic flyer box on the property located at 4915 NE 7th Street for the following project: Honeybrook Circle Division II Project name JayMarc Holdings, LLC Owner Name 2. I have attached a copy of the neighborhood detail map marked with an "X" to indicate the location of the installed sign. 3. This/these public information sign(s) was/were constructed and installed in locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal Code. ~ __ ~~ Installer Signature SUBSCRIBED AND SWORN to before me this ~ day of ltuqust ,20 ril . -~ \h~ L.M'bbs NOTII Y PUBLIC in and fore State of Washington, residing at Bon Vl Q If fa 1fR, . My commission expires on OI/Yll . C:\Documents and Settings\MattC\My Documents\Renton\pubsign.doc 08/06/07 Printed: 08-07-2007 Payment Made: CITY OF RENTON 1055 S. Grady Way Renton, WA 98055 Land Use Actions RECEIPT Permit#: LUA07 -085 08/07/2007 11 :09 AM Receipt Number: R0704078 Total Payment: 2,500.00 Payee: JAYMARC DEVELOPMENT LLC Current Payment Made to the Following Items: Trans Account Code Description 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat Payments made for this receipt Trans Method Description Amount Payment Check 1096 2,500.00 Account Balances Amount 500.00 2,000.00 Trans Account Code Description Balance Due 3021 303.000.00.345.85 Park Mitigation Fee 5006 000.345.81.00.0002 Annexation Fees 5007 000.345.81.00.0003 Appeals/Waivers 5008 000.345.81.00.0004 Binding Site/Short Plat 5009 000.345.81.00.0006 Conditional Use Fees 5010 000.345.81.00.0007 Environmental Review 5011 000.345.81.00.0008 Prelim/Tentative Plat 5012 000.345.81.00.0009 Final Plat 5013 000.345.81.00.0010 PUD 5014 000.345.81.00.0011 Grading & Filling Fees 5015 000.345.81.00.0012 Lot Line Adjustment 5016 000.345.81.00.0013 Mobile Home Parks 5017 000.345.81.00.0014 Rezone 5018 000.345.81.00.0015 Routine Vegetation Mgmt 5019 000.345.81.00.0016 Shoreline Subst Dev 5020 000.345.81.00.0017 Site Plan Approval 5021 000.345.81.00.0018 Temp Use or Fence Review 5022 000.345.81.00.0019 Variance Fees 5024 000.345.81.00.0024 Conditional Approval Fee 5036 000.345.81.00.0005 Comprehensive Plan Amend 5909 000.341.60.00.0024 Booklets/ErS/Copies 5941 000.341.50.00.0000 Maps (Taxable) 5954 650.237.00.00.0000 Special Deposits 5955 000.05.519.90.42.1 Postage 5998 000.231.70.00.0000 Tax Remaining Balance Due: $0.00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00 .00