HomeMy WebLinkAboutLUA14-000287_Report 1CITY OF RENTON
SHORT PLAT NO. ____________ _
KING COUNTY, WASHINGTON
CERTIFICATION
~NOW AU. PEOl'LC If TlllS[ PN[S[NlS TIU.T WC, Ill[ llND£~~1IDl[D
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RECORDER'S CERTIFICATE
FILED FOR RECORD THIS ......... DAY OF ........ 20 ..... AT ..... M
IN 800K ......... OF... .. .. AT PAGE ....... AT THE REQUEST OF
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SURVEYOR'S NAME
MGR. ·~:UPT"'OF''iffCUfil)S'''
APPROVAL::i: L.H.I"""'"'''-''' ,.,, ,...,_._.~_._.,.,~,,,...,
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CITY or R(NJON OEPAFITl,(Hf or PU,NNING/Bu1WING/PUBUC WORKS
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OF SECTION 19, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M.,
KING COUNTY, WASHINGTON
30 0 30
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(PCR m:W.<JIT 1111.£ C/JMPAN'r' OIIOCII Nl.!M&/1 2081591.1 111rrn Jlli.T 11, 2008)
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KING COVHrt, Yi,\SHIHCTON,
PROPERTY OIYNERS:
OUIG HUA Ctw<
!515 I.Nl'f Ali£. 5
l(/.NT0'1, W~ 981/.15
/JJ f(NG U
PllOPO!.fD Nl!r.lBER Of LOTS, 2
ZOHING· 11-~
OiNS!f'r: 8
SURVEYOR'S CERTIFICATE
THIS 1,MP CORRECTLY RffRESlHTS A SUR~EY UADE BY
M[ OR UNDER l.!Y OIR[CTIOH IN CONfORU>.NCE WITH THE
R(QUIREUEHTS or TH( SURV['J' RECOROIHG ACT AT TH(
REOU(Sl or -RAYMOND NG
IN Aua 2008
r'.LS. C(RTIFICAT( NC. 40016
RECEIVED
MAR O 6 2014
CITY or RENTON
PLANNING DIVISION
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VICINITY MAP
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1515 LakeAveS, RENTON,WA
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CITY OF RENTON
SHORT PLAT N0. ____________
1
KING COUNTY, WASHINGTON
CERTIFICATION
KHQl!j 11.1 P[~U( at rn[S[ -S[!H'S T!iU W[, T!i[ LIHD[RS!GN<O
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RECORDER'S CERTIFICATE
FILED FOR RECORD THIS... ..DAY OF ......... 20 ...... AT ..•.. M
IN BOOK. .. ... OF .......... AT PAGE.. ...AT THE REQUEST OF
.. Q~.~-~ . ..E!, .. Hlk~!::, . .I:'.~.
SURVEYOR'S NAME
MGR """iiUPT'."""OF""REC'()1foi:" ..
APPROYAt..S: vt.r""'"'L''' .._., "~----···-···-··---··-···-
CITY Of RENTON O(PJI.RTMENT OF PLANNING/EIUII.DING/PUBUC WORJ(S cw,,,;co .UID l.f'PIIOYED fHS -0.Y Ol ~
SCALE: GRAPHIC SCALE r·~30·
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~l>ISTIWDII -N~
>£COUii! WMWI 334040-11 BQ PORTION or:
QI FENG LI SHORT PLAT
LOCATED IN THE N.W. 1/4 OF THE S.E. 1/4,
30 0 30
OF SECTION 19, TOWNSHIP 28 NORTH, RANGE 5 EAST, W.M.,
KING COUNTY, WASHINGTON
OLD LEGAL DESCRIPTION:
(PfR SICWN!r 111U: COl,ll'N« ORDER !'oJMBUI :/()/IIMI .l u,m:o .o'.llY 21. lQ()II)
LO[ 56. lllOCK 1. C.D. lilU.M/,N'S DJIL.JN{;T0/1 CII/Pfl<~ AOOmDN 10
1HE Clf'r OF sc,.mr, DMSION NV. ! ACCO/IDWG TO TII( PU.1 HlfREO(
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KIHG COWJN, '/IAS;IWG1DH.
PROPERTY OWNERS:
OU/G HUA GUAH
1515 i..AH"f AV(: S.
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SURVEYOR'S CERTIFICATE
THIS MAP CORRECTLY REPR(S[MTS A SURVEY MAO[ BY
ME OR UNDER MY DIRECTION IN COtffORMAMCE WITH THE
R£QUIREl.4£NTS or TH( SURVEY RECORCIMG ACT 11T THE
REQUEST OF BAYIJQNQ NG
IM Aug 2@8
P.L.S. CERTITTcut NO. iOOH;
(tr{ ~~~!er Pl~?,~,th~es~Ng~~;;
9· S45 N. CENTR,1,.L, STE. 110-4, KENT, WA 98032
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VICINITY MAP
RECEIVED
MA.q O 6 ZO,ti
CITy OF RENTON
PLANIV/f'<(;iftfgft;,,~
DEC 1 S 20o8
RECEIVED
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ltiSTIM.l[HT USED: GfDOIMETE/1 600 AHO/OR TR/lo/BlE ~80JDR200+
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DRAWN 8Y: DATE: JDS NO.:
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CH(CKrD BY: SCALE: SHEET:
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TREE LEGEND;
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71; t:r OOG..-000
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OF SECTION 19, TOWNSHIP 2~1 NORTH, RANCE 5 EAST.
KING COUNT)~ WASHINGTON
W.M., 1
, inch = .30 FT. ·------30 0 30
PORTION OF:
N.W. 1/4, S.E. 1/4, SEC. 19, T. 23 NORTH, R. 5 EAST, W.M.
LAND USE ACTION NUMBER: LAND RECORD NUMBER:
LUA-XX-XXX-SHPL LND-XX-XXXX
ZONING: R-8
DENSITY; PROPOS[D
PERMIITEO
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DEPARTMENT OF COMl'v1uNITY
AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE SHORT PLAT REPORT & DECISION
A. SUMMARY AND PURPOSE OF REQUEST
REPORT DATE: April 30, 2014
Project Nome: Li Short Plat
Project Number: LUA14-000287, SHPL-A, (reapplication of LUA08-148, expired)
Project Manager:
Owner:
Applicant:
Contact:
Jill Ding, Senior Planner
Qi Feng Li/Qing Hua Guan
1515 Lake Avenue S
Renton,\NA 98055
Raymond Ng
6622 S 1241h Street
Seattle, \NA 98178
Dick Causey
16518 203'd Pl NE
\Noodinville, \NA 98077
Project Location: 1515 Lake Avenue 5
---------------------------------
Project :,ummary: The applicant is requesting Short Plat approval for a 2-lot subdivision m the
Residential-8 dwelling units per acre (R-8) zone. The subject property is
15,003 square feet in area. Lot 1 would be 5,001 square feet and Lot 2
would be 10,002 square feet. The existing house is to be retained on
proposed Lot 1. The project site contains a wetland buffer area for an
offsite Category 2 wetland, a stream buffer for an offsite Class 3 stream,
protected slopes, and a landslide hazard area. Access to both lots would be
provided via a joint use driveway off Lake Avenue South. Previous
preliminary short plat approval and a SEPA DNS-M were issued on the
property under LUA08-148, short plat approval expired on March 16, 2012.
Exist. Bldg. Area SF: 1,080 sf
Site Area: 15,003 sf
Proposed New Bldg. Area
(footprint):
Unknown
Proposed New Bldg. Area (gross): N/A
Total Building Area GSF: N/A
SHPL Report 14-000287
City of Renton Department of Corr;. ·ity & Economic Development A, istrative Short Plat Report & Decision
LI SHORT PLAT
Report of April 30, 2014
B. EXHIBITS:
Exhibit 1: Staff Report
Exhibit 2: Neighborhood Detail Map
Exhibit 3: Short Plat Plan
Exhibit 4: Utilities/Drainage Control Plan (dated 7 /28/08)
Exhibit 5: Updated Drainage Control Plan (dated 11/26/12)
Exhibit 6: Landscape Plan (2 sheets)
Exhibit 7: DNS-M issued for LUA08-148 (dated 2/2/2009)
LUA14-000287, SHPl-A
Page 2 of 18
Exhibit 8: Geotechnical Engineering Evaluation, prepared by PanGeo, dated May 27, 2008
C. GENERAL INFORMATION:
1. Owner{s) of Record: Qi Feng Li/Qing Hua Guan, 1515 Lake Avenue S
Renton, WA 98055
2. Zoning Designation: Residential -8 dwelling units per acre (R-8)
3. Comprehensive Plan Land Use Designation: Residential Single Family (RSF)
4. Existing Site Use: Single-family house
5. Neighborhood Characteristics:
a. North: Single-family residential (R-8)
b. East:
c. South:
d. West:
6. Access:
7. Site Area:
Single-family residential (R-8)
Single-family-residential (R-8)
Category 2 wetland, Class 3 stream,and SR-167 (R-1)
Lake Avenue S
15,003 sf
D. HISTORICAL/BACKGROUND:
Action
Comprehensive Plan
Zoning
Annexation
Short Plat
SHPl Report 14-000287
Land Use File No.
N/A
N/A
N/A
LUA08-148
Ordinance No.
5100
5099
1547
N/A
Date
11/01/2004
11/01/2004
07/07/1956
03/16/2009 (expired)
City of Renton Department of Cor
LI SHORT PLAT
1ity & Economic Development istrative Short Plat Report & Decision
LUA14-000287, SHPL-A
Report of April 30, 2014
E. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standard
2. Chapter 3 Environmental Regulations and Overlay Districts
a. 4-3-050 Critical Areas
3. Chapter 4 Property Development Standards
a. Section 4-4-030: Development Guidelines and Regulations
b. Section 4-4-070: Landscaping
c. Section 4-4-130: Tree Retention and Land Clearing Regulations
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-070: Detailed Procedures for Short Subdivisions
Page 3 of 18
b. Section 4-7-120: Compatibility with Existing Land Use and Plan -General Requirements and
Minimum Standards
c. Section 4-7-150: Streets -General Requirements and Minimum Standards
d. Section 4-7-170: Residential Lots-General Requirements and Minimum Standards
e. Section 4-7-220: Hillside Subdivisions
5. Chapter 9 Procedures and Review Criteria
6. Chapter 11 Definitions
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element: Residential Single Family
2. Community Design Element: Natural Areas, Established Residential Neighborhoods; and
New and Infill Development
3. Environmental Element: Wetlands, Streams, Steep Slopes, Landslide, and Erosion
Hazards
G. DEPARTMENT ANALYSIS:
1. Project Description/Background
The applicant has proposed to subdivide a 0.34 acre {15,003 square feet) site located within
the Residential -8 dwelling units per acre {R-8) zone. The proposal would create 2 lots
intended for the development of detached single-family residences. One single-family
residence and associated outbuildings currently exist on the site; the accessory building is
proposed to be removed and the residence would remain on proposed Lot 1. The proposal for
2 single family lots would result in a net density of 7.4 acre dwelling units per acre. The
SHPL Report 14-000287
City of Renton Deportment of Con nity & Economic Development
LI SHORT PLAT
Report of April 30, 2014
A istrotive Short Plat Report & Decision
WA14-000287, SHPL-A
Page 4 of 18
allowed density range in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units
per acre. The proposal is consistent with these density requirements.
Proposed Lot 1 would have an area of 5,001 square feet and would contain the existing
residence to remain; Lot 2 would have an area of 10,002 square feet for the future
development of a single family residence. Access for Lots 1 and 2 is proposed via a joint use
driveway easement off of Lake Avenue South.
The western portion of the site slopes steeply to the west towards SR 167; this slope is in
excess of 40%. Buffers for an offsite Category 2 wetland and Class 3 stream extend onto the
project site within the protected slope area. The average slope of the site is in excess of 20%.
The applicant proposes to remove 2 existing fruit trees to facilitate construction, driveways
and road improvements associated with the proposed short plat. The applicant proposes to
comply with required City of Renton landscaping standards for the final short plat by providing
a 5-foot landscaped strip along the street frontage and two trees in the front yard of each lot.
A 2-lot short plat was previously approved on the subject property (City of Renton File No.
LUA08-148) and a side yard along a street setback variance was denied. In addition the City's
Environmental Review Committee issued a Determination of Non-Significance Mitigated (DNS-
M) (Exhibit 7) on the property on February 2, 2009. Preliminary Short Plat approval was
granted on March 16, 2009 and expired March 16, 2012.
2. Environmental Review
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as
amended) on February 2, 2009, the Environmental Review Committee (ERC) issued a
Determination of Non-Significance-Mitigated (DNS-M) (Exhibit 7), with (one mitigation
measure) for the Li Short Plat. A 14-day appeal period ended on February 16, 2009. No appeals
of the threshold determination were filed. The SEPA determination does not have an
expiration date, therefore the previous SEPA determination issued on the project site is still
applicable and no additional SEPA review was required.
3. Compliance with ERC Conditions
A Determination of Non-Significance-Mitigated (Exhibit 7) was issued by the City of Renton's
Environmental Review Committee (ERC) on February 2, 2009 requiring one mitigation measure
as follows:
1. The applicant shall comply with the recommendations ofthe Geotechnical Engineering
Evaluation, May 27, 2008, prepared by PanGeo Inc.
4. Staff Review Comments
Representatives from various city departments have reviewed the application materials to
identify and address issues raised by the proposed development. These comments are
contained in the official file, and the essence of the comments has been incorporated into the
appropriate sections of this report and the Departmental Recommendation at the end of this
report.
SHPL Report 14-000287
City of Renton Deportment of Co,
LI SHORT PLAT
nity & Economic Development A ,istrative Short Plot Report & Decision
LUA14-000287, SHPL-A
Report of April 30, 2014 Page S of 18
4. Consistency with Short Plat Criteria
SHORT PLAT REVIEW CRITERIA: Approval of a short plat is based upon several factors. The
following short plat criteria have been established to assist decision-makers in the review of the
plat.
(,/' Compliant; Note 1: Partially compliant; Note 2: Not compliant; Note 3: Compliance not yet
demonstrated)
1. CONFORMANCE WITH THE COMPREHENSIVE PLAN: The site has the Comprehensive Land
Use designation of Residential Single Family (RSF). Land designated RSF is intended to be used for
high quality detached, single-family residential development organized into neighborhoods at
urban densities. It is intended that larger subdivisions, infill development, and rehabilitation of
existing housing be carefully designed to enhance and improve the quality of single family living
environments. The proposal is consistent with the following Comprehensive Plan Land Use,
Community Design Element, and Environmental Element policies, if all conditions of approval are
met, unless noted otherwise:
,I' Policy LU-158. Net development densities should fall within a range of 4.0 to 8.0
dwelling units per acre in Residential Single Family Neighborhoods.
,I' Objective CD-A. The City's unique natural features, including land form, vegetation,
lakeshore, river, creeks, streams, and wetlands should be protected and enhanced as
opportunities arise. -.
,I' Policy CD-1. Integrate development into natural areas by clustering development and/or
adjusting site plans to preserve wetlands, steep slopes, and notable stands of trees or
other vegetation. Natural features should function as site amenities. Use incentives
such as flexible lot size and configuration to encourage preservation and add amenity
value.
,I' Policy CD-14. 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.
,I' Policy EN-10. Establish and protect buffers along wetlands to facilitate infiltration and
maintain stable water temperatures, provide for the biological regime, reduce amount
and velocity of runoff, and provide for wildlife habitat.
,I' Policy EN-72. Mitigate problems of drainage, erosion, siltation, and landslides by
decreasing development intensity, site coverage and vegetation removal as slope
increases.
2. COMPLIANCE WITH THE UNDERLYING ZONING DESIGNATION: Objectives and policies of the
Comprehensive Land Use Plan RSF designation are implemented by Residential 8 zoning (R-8).
RMC 4-2-llOA provides development standards for development within the R-8 zoning
classification. The proposal is consistent with the following development standards if all
conditions of approval are met, unless noted otherwise:
,I' Density: The allowed density range in the R-8 zone is a minimum of 4.0 to a maximum
SHPL Report 14-000287
City of Renton Department of ca,
LI SHORT PIA T
nity & Economic Development A istrative Short Plat Report & Decision
LUA14-000287, SHPL-A
Report of April 30, 2014 Page 6 of 18
of 8.0 dwelling units per acre. Net density is calculated after the deduction of sensitive
areas, areas intended for public right-of-way, and private access easements. The
property contains 1,198 square feet of protected slopes and 1,717 square feet of access
easement resulting in a net area of 12,118 square feet (0.27 acre). Based on two lots,
net density would be 7.4 dwelling units per net acre, which is within the allowed density
range for the R-8 zone.
"' Lot Dimensions:
Proposed Lots Lot Size Width Depth
5,000 SF minimum 50 feet minimum 65 feet minimum
(60 feet for corner lots)
Lot A 5,001 sf 54.51 feet 88.06 feet
Lot B 10,002 sf 53.21 feet 106.6 feet
Note3 Setbacks: The required setbacks in the R-8 zone are as follows: front yard is 15 feet for
the primary structure and 20 feet for an attached garage, side yard is five feet, side yard
along the street or access easement is 15 feet for the primary structure and 20 feet for
an attached garage and the rear yard is 20 feet. A joint use driveway access easement is
proposed to provide access to the new lots. As the access easement would only provide
access to two lots a 5-foot side yard setback is required from the edge of the easement,
not the 15-foot side yard along a street setback. Proposed Lot 1 would front Lake
Avenue South. The setbacks for Lot 1 would comply with Code. It appears that enough
room exists on Lot 2 to orient the front of the house to the east and, therefore, maintain
the existing development pattern of the surrounding area. Staff recommends that the
front of the future single family residence be oriented to the east. In addition, a
demolition permit shall be obtained and all inspections and approvals completed for the
removal of the existing shed on proposed Lot 2 prior to the recording of the final short
plat.
Note 3 Building Standards: The R-8 zoning requirement for maximum building height is 30 feet.
The maximum building coverage for lots 5,000 square feet or greater is 35 percent or
2,500 square feet, whichever is greater. Building height and lot coverage for Proposed
Lot 1 satisfies these Code requirements. The building height and lot coverage
requirement for Proposed Lot 2 would be verified at the time of building permit review.
Note 1 Landscaping: The City's landscape regulations (RMC 4-4-070) require all short plats to
provide a 10-foot landscape strip along all public street frontages. A conceptual
landscape plan (Exhibit 6) was submitted as part of the proposed land use application.
There are six existing trees located on the site. Lot 1 has one dogwood tree and one
cherry tree which would remain. Currently, proposed Lot 2 contains four fruit trees, two
of which would remain; two of these fruit trees would be removed to accommodate the
proposed pipestem/access easement (see further discussion below under Tree
Retention). The conceptual landscape plan (Exhibit 6) proposes to plant two trees in the
front yard of Lot 1 and to plant a 5-foot landscape strip along the frontage of Lake
SHPL Report 14-000287
City of Renton Department of Co,
USHORTPLAT
Report of April 30, 2014
nity & Economic Development A istrative Short Plat Report & Decision
LUA14-000287, SHPL-A
Page 7 of 18
Avenue S. This landscape strip would contain Pacific Sunset Maple trees, white
flowering rock rose, creeping broom, white flowering potentilla, and Mt. Vernon laurel.
Staff recommends as a condition of approval that the applicant provide a revised
landscape plan providing the required 10-foot landscape strip along Lake Avenue Sand
two trees within the front yard of proposed Lot 2. The revised landscape plan shall be
submitted to the Planning Division project manager prior to construction permit
issuance.
Tree Retention: There are a total of 6 significant trees on the site (not within the
protected slope area). Two of these existing trees would be removed to accommodate
the proposed joint use driveway. Code requires that 30 percent of trees are retained in
a residential development. The proposal would retain 67 percent ofthe trees on the
project site, which complies with this requirement.
Note 3 Parking: Parking regulations require that a minimum of two parking spaces be provided
for each detached dwelling. As proposed, each lot would have adequate area to provide
two off-street parking spaces. Compliance with the parking requirements would be
verified at the time of building permit review.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Shared driveways
are permitted for access up to a maximum of 4 lots. Up to 3 of the lots may use the
driveway as primary access for emergencies. The private access easement shall be a
minimum of 16 feet in width, with a maximum of 12 feet of paving, unless required for
Fire Dept. emergency access; then a 20-foot easement with 20 feet of paving is required.
A shared driveway is proposed along the north portion of the project site to provide
access to both lots. The Fire Dept. has reviewed the proposed short plat application. To
comply with emergency access requirements the shared driveway is required to have an
easement width of 20 feet with 20 feet of paving. As proposed, the short plat would
comply with the emergency access requirements specified by the Fire Dept.
3. DESIGN STANDARDS: Residential Design and Open Space Standards (RMC 4-2-115) are
applicable in the R-8 zone. The Standards implement policies established in the Land Use and
Community Design Elements of the Comprehensive Plan. Compliance with Site Design Standards
must be demonstrated prior to approval of the subdivision. Compliance with Residential Design
Standards would be verified prior to issuance of building permits. The proposal is consistent with
the following design standards, unless noted otherwise:
Lot Configuration: One of the following is required:
1. Lot width variation of 10 feet (10') minimum of one per four (4)
abutting street-fronting lots, or
2. Minimum of four (4) lot sized (minimum of four hundred (400)
gross square feet size difference), or
3. A front yard setback variation of at least five feet (S') minimum
for at least every four (4) abutting street fronting lots.
As proposed the short plat would comply with requirement number 2. Proposed Lot 1
would total 5,001 square feet in area and Lot 2 would total 10,000 square feet in area,
SHPL Report 14-000287
City of Renton Department of Con
LI SHORT PLAT
ity & Economic Development A, strative Short Plat Report & Decision
LUA14-000287, SHPL-A
Report of April 30, 2014 Page 8 of 18
the difference in area between the two new lots would exceed 400 square feet.
Note 3 Garages: Compliance for this standard would be verified at the time of building permit
review.
Note 3 Primary Entry: Compliance for this standard would be verified at the time of building
permit review.
Note3 Fa~ade Modulation Compliance for this standard would be verified at the time of
building permit review.
Note 3 Windows and Doors: Compliance for this standard would be verified at the time of
building permit review.
N/A Scale, Bulk, and Character: N/A
Note 3 Roofs: Compliance for this standard would be verified at the time of building permit
review.
Note 3 Eaves: Compliance for this standard would be verified at the time of building permit
review.
Note 3 Architectural Detailing: Compliance for this standard would be verified at the time of
building permit review.
Note 3 Materials and Color: Compliance for this standard would be verified at the time of
building permit review.
4. COMPLIANCE WITH SUBDIVISION REGULATIONS: RMC 4-7 Provides review criteria for
proposed subdivisions. The proposed project is consistent with the following subdivision
regulations if all conditions of approval are complied with:
./ Access: The proposed lots would take vehicular access via a 20-foot wide shared
driveway from Lake Avenue S. Shared driveways are permitted for access up to a
maximum of 4 lots. Up to 3 of the lots may use the driveway as primary access for
emergencies. The private access easement shall be a minimum of 16 feet in width, with a
maximum of 12 feet of paving, unless required for Fire Dept. emergency access then a
20-foot easement with 20 feet of paving is required. A shared driveway is proposed
along the north portion of the project site to provide access to both lots. The Fire Dept.
has reviewed the proposed short plat application, to comply with emergency access
requirements the shared driveway is required to have an easement width of 20 feet with
20 feet of paving. As proposed, the short plat would comply with the emergency access
requirements specified by the Fire Dept. To limit curb cuts along the public roadway,
staff recommends as a condition of approval that Lot 1 be required to provide access to
their site from the shared driveway. A note to this effect shall be recorded on the face of
the plat.
Note 1 Streets: Lake Avenue S fronting the proposed project site is classified as a residential
access street and has an existing right-of-way width of 60 feet. Complete street
standards would require the applicant to provide a pavement width of 26 feet, curb,
gutter, and 8-foot planter strip, a 5-foot sidewalk, and storm drainage improvements in
SHPL Report 14-000287
City of Renton Deportment of Car nity & Economic Development A istrative Short Plot Report & Decision
LUA14-000287, SHPL-A LI SHORT PLAT
Report of April 30, 2014 Page 9 of 18
,/
,/
the right-of-way fronting the site. No additional right-of-way is required. The applicant
may submit an application to the City requesting a waiver of the street frontage
improvements in Lake Avenue Sas outlined in RMC 4-9-250C.5.d, since there are no
existing improvements in the area.
Blocks: No new blocks would be created as a result of the proposed subdivision. The
proposed short plat would be consistent with development patterns in the surrounding
area.
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with the
requirements of the Subdivision Regulations and the Development Standards of the R-8
zone and allow for reasonable infill of developable land. Both lots meet the
requirements for minimum lot size, depth, and width.
Both proposed lots are rectangular in shape. The front yard of Lot 1 shall be oriented
toward Lake Avenue South. Staff recommends that the front yard of Lot 2 should be
oriented to the east in order to maintain the existing development pattern of the
surrounding neighborhood.
Note 3 Hillside Subdivision Regulations: Because of their steeper slopes, the sites of hillside
subdivisions ordinarily should have greater attention paid to the potential for drainage,
erosion, and slope stability problems than other subdivisions. The standards of the
Hillside Subdivision regulations contained in RMC 4-7-220C state that the applicant must
demonstrate that the development of the hillside subdivision will not result in soil
erosion and sedimentation, landslide, slippage, excess surface water runoff, increased
costs of building and maintaining roads and public facilities and increased need for
emergency relief and rescue operations. Compliance with mitigation measure imposed
by the Environmental Review Committee would satisfy these standards.
The Hillside Subdivision regulations address grading in that detailed plans for any
proposed cut and fill operations shall be submitted. These plans shall include the angle
of slope, contours, compaction, and retaining walls. Staff recommends as a condition of
approval that prior to the issuance of a building permit, detailed grading plans shall be
submitted for review and approval by the Current Planning project manager.
Note 3 Topography and Vegetation: Slopes in excess of 40% exist in the western third of the
property. The steepest slope area contains the stream and wetland buffer area and
continues to slope westerly towards SR 167. Due to the potential for erosion that could
occur during construction activities, staff recommends as a condition of approval that
erosion control be required to comply with the Department of Ecology's Erosion and
Sediment Control Requirements as outlined in Volume II of the 2001 edition of the
Stormwater Management Manual.
The buffers from an offsite Class 3 stream and Category 2 wetland fall within the
identified projected slope areas. To protect the protected slopes, Class 3 stream and
Category 2 wetland buffer area from impacts related to the construction of new single
family residences, staff recommends as a condition of approval that the plat map be
revised to include a Native Growth Protection Easement (NGPE) prior to or concurrent
with the recording of the Final Short Plat. In addition, staff recommends that the NGPE
be delineated with a split rail fence and identified with sign age as approved by the
SHPL Report 14-000287
City of Renton Department of Co, nity & Economic Development A istrative Short Plat Report & Decision
WA14-000287, SHPL-A LI SHORT PLAT
Report of April 30, 2014 Page 10 of 18
Current Planning project manager. A fencing and signage detail shall be submitted to
the Current Planning project manager at the time of Utility Construction perm it
application for review and approval. The fencing and signage shall be installed prior to
recording the final short plat
5_ AVAILABILITY AND IMPACT ON PUBLIC SERVICES:
Police: Police staff indicates that there would be minimal impact on police services as a
result of the proposed subdivision and sufficient resources exist to furnish services to
the proposed development.
Note 3 Fire: Fire Prevention staff indicates that sufficient resources exist to furnish services to
the proposed development. The fire flow requirement for a single family home is 1,000
gpm minimum for dwellings up to 3,600 square feet (including garage and basements).
If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be
required. A minimum of one fire hydrant is required within 300-feet of the proposed
buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrant is not
within 300-feet ofthe furthest proposed dwelling, so a new hydrant is required.
./
Fire department apparatus access roadways are required to be minimum 20-feet wide
fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways
shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is
required within 150-feet of all points on the buildings. A properly recorded emergency
access easement is required prior to recording.
A Fire Impact Fee for the future house on Proposed Lot 2 would be payable at the time
of building permit issuance. The current Fire Impact Fee is $479.28; the fee in effect at
the time of building permit application would be applied to this project .
Schools: The Renton School District has indicated that it can accommodate the impact
of additional students expected to come from the proposed project at Talbot Hill
Elementary School, Dimmitt Middle School, and Renton High School. Students attending
Dimmitt Middle School and/or Renton High School would be bussed to school from the
existing stop located at the intersection of 5 15th Street and Shattuck Avenue 5. To get
to this bus stop, students would cross Lake Avenue 5 and walk north along the shoulder
of Lake Avenue 5 to 5 15th Street where they would walk east along the shoulder of 5
15th Street to the bus stop at 5 15th Street and Shattuck Avenue 5. There are no
sidewalks along the route to the bus stop however there appears to be adequate
shoulder available to provide safe walking conditions. Students attending Talbot Hill
Elementary School would walk to school. Students would walk south along the shoulder
of Lake Avenue 5 to 5 19th Street where they will walk along the shoulder east to
Shattuck Avenue 5. Students will walk south along the shoulder of Shattuck Avenue 5 to
5 23rd Street. Sidewalks are available along Shattuck Avenue 5 south of 5 22"d Place.
Students would cross 5 23rd Street and walk east along the shoulder of 5 23rd Street to
Talbot Hill Elementary School. Students access to sidewalks on the route to Talbot Hill
Elementary School is limited however there appears to be adequate shoulder area
available to provide for safe walking conditions.
The current Renton School District Impact Fee is $5,455.00. The Renton School Impact
Fee would apply to the house on Proposed Lot 2 and would be payable at the time of
SHPL Report 14-000287
City of Renton Department of Cor
LI SHORT PLAT
1ity & Economic Development A, istrative Short Plat Report & Decision
LUA14-000287, SHPL-A
Report of April 30, 2014 Page 11 of 18
building permit issuance; the fee in effect at the time of building permit application
would be applied to this project .
./ Parks: A Park Impact Fee would be required for the future house on Proposed Lot 2.
The current Park Impact Fee is $963.01. The fee in effect at the time of building permit
application is applicable to this project and is payable at the time of building permit
issuance.
Note 3 Stormwater: There is a limited drainage conveyance system on the east side of Lake
Ave South. The subdivision is required to comply with the 2009 King County Surface
Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and
2. Based on the City's flow control map, this site falls within the Flow Control Duration
Standard, Forested Conditions. The 0.34 acre site will not create more than 5,000
square feet of new impervious surface area therefore the short plat is subject to
Appendix C, Small Site Drainage Review. Individual lot BMPs will be required for the new
lot and the paved onsite driveway. Basic dispersion trenches are shown on the plan. A
drainage plan and drainage report (Exhibits 5 and 10) (revised) dated November 26,
2012 was submitted by Larry Krueger P.E.
Surface water system development fee is $1,228.00 per new lot. Fees are payable prior
to issuance of the construction permit. Credit will be given to the existing home.
A Construction Stormwater General Permit from Department of Ecology will be required
if grading and clearing of the site exceeds one acre .
./ Water Service: Water service is provided by the City of Renton. There is an 8-inch water
main in Lake Ave South. Static pressure available is approximately 79 psi.
./ Sanitary Sewer Service: Sewer service is provided by the City of Renton. There is an 8-
inch sewer main in Lake Ave South.
Note 3 Transportation: The project site is located on the west side of Lake Avenue 5. Existing
right-of-way width in Lake Ave S. fronting the site is 60 feet. lake Ave South is classified
as a residential limited access street. To meet the City's complete street standards,
street improvements including a pavement width of 18 feet, curb, gutter, an 8-foot
planter strip, 5-foot sidewalk, and storm drainage improvements are required to be
constructed in the right of way fronting the site per City code 4-6-060. To build this
street section no additional right if way is required. The applicant may submit an
application to the City requesting a waiver of the street frontage improvements in lake
Avenue Sas outlined in RMC 4-9-250C.5.d, since there are no existing street
improvements in the area.
A Transportation Impact Fee for the new house on Proposed Lot 2 would be payable at
the time of building permit issuance; the fee in effect at the time of building permit
application would be applied to this project. The current Transportation Impact Fee is
$1,430.72.
SHPL Report 14-000287
City of Renton Department of Cot nity & Economic Development
LI SHORT PIA T
A istrotive Short Pfat Report & Decision
LUA14-000287, SHPL-A
Report of April 30, 2014 Page 12 of 18
H. FINDINGS:
Having reviewed the written record in the matter, the City now enters the following:
1. Request: The applicant is requesting approval of a 2-lot short plat on a 15,003 square foot site.
The project would have a net density of 7.4 dwelling units per acre.
2. Application: The subject property is located at 1515 Lake Avenue S.
3. Comprehensive Plan: The subject property is designated as Residential Single Family (RSF) in
the Comprehensive Plan. The proposed project would satisfy the objectives and policies of the
Land Use, Community Design, and Environmental Elements of the Comprehensive Plan, if all
conditions are complied with.
4. Zoning: The proposed project site is zoned Residential -8 dwelling units per net acre (R-8).
The project as proposed would satisfy the R-8 standards and regulations, if all conditions are
complied with.
5. Subdivision Regulations: The project as proposed would satisfy the requirements of RMC 4-7,
Subdivision Regulations if all conditions are complied with.
6. Existing Land Uses: The subject property has an existing single family residence and an
existing accessory structure. The accessory structure would be removed prior to the recording
of the short plat.
7. Setbacks: The existing residence would comply with the required setbacks for the R-8 zone.
Building setbacks for the future house on Proposed Lot 2 would be verified at the time of
building permit review.
8. System Development Charges: The 2014 surface water service development fee is $1,128.00
per single-family lot. Water and waste water development fees are calculated on the size of
the water meter.
9. Public Services: The proposed short plat has been reviewed by various City Departments.
There are adequate public services and facilities to accommodate the proposed short plat.
Transportation, Fire, and Park Impact fees are applicable for the future house on Proposed Lot
2. Impact fees are assessed at the time of building permit application and are payable at the
time of building permit issuance.
10. Public Utilities: Water, sewer, and storm drainage would be provided by the City of Renton.
11. Schools: The Renton School District has indicated that adequate school facilities are available
at Talbot Hill Elementary, Dimmit Middle, and Renton High Schools. A Renton School District
Impact Fee would be assessed at the time of building permit application and would be payable
at the time of building permit issuance.
12. Safe Routes to Schools: There is a safe walking route to Talbot Hill Elementary School. Renton
School District bus service is available to Dimmit Middle and Renton High Schools; there is a
safe walking route to the bus stop located at S lS'h Street and Shattuck Avenue S.
13. Topography/Critical Areas: A protected slope, landslide hazard, erosion hazard, stream buffer,
and wetland buffer are present on the project site. Per the DNS-M (Exhibit 7) issued February
2, 2009 a mitigation measure was imposed on the project site requiring compliance with the
SHPL Report 14-000287
City of Renton Department of Cor
LI SHORT PIA T
Report of April 30, 2014
1ity & Economic Development A, istrative Short Plat Report & Decision
LUA14-000287, SHPL-A
Page 13 of 18
submitted geotechnical report (Exhibit 8). In addition, staff recommends as a condition of short
plat approval that the protected slopes, Category 2 wetland, and Class 3 stream buffer be
protected within a native growth protection easement and that the edge of the easement shall
be fenced and signed. Impacts to critical areas are expected to be minimal, if all conditions of
approval are met.
I. CONCLUSIONS:
1. The subject site is located in the Residential Single Family Comprehensive Plan designation
and complies with the goals and policies established with this designation.
2. The subject site is located in the Residential -8 dwelling units per acre (R-8) zoning
designation and complies with the zoning and development standards established with this
designation provided the applicant complies with City Code and conditions of approval.
3. The proposed 2-lot short plat complies with the subdivision regulations as established by
City Code and state law provided all advisory notes and conditions are complied with.
4. The proposed 2-lot short plat complies with the street standards as established by City
Code, provided the project complies with all advisory notes and conditions of approval
contained herein.
5. The site contains a protected slope, landslide hazard area, stream buffer, and wetland
buffer. The proposed 2-lot short plat complies with the critical areas regulations as
established by City Code provided the applicant complies with the conditions of approval.
6. There are safe walking routes to school and/or the school bus stop.
7. There are adequate public services and facilities to accommodate the proposed short plat.
J, DECISION:
The Li Short Plat, File No. LUA14-000287, SH PL-A, is approved and is subject to the following
conditions:
1. The applicant shall comply with the mitigation measure issued as part of the Determination of
Non-Significance Mitigated, dated February 2, 2009.
2. The front yard of the future single family residence on proposed Lot 2 shall be oriented to the
east and a note to this effect shall be recorded on the face of the plat.
3. A demolition permit shall be obtained and all inspections and approvals completed for the
removal of the existing shed on proposed Lot 2 prior to recording the final short plat.
4. A detailed landscape plan shall be submitted for review and approval by the Current Planning
project manager prior to construction permit application.
5. The required landscaping for Lot 1 shall be installed prior to recording of the final short plat.
The required landscaping for Lot 2 shall be installed prior to final inspection of the building
permit.
6. Lot 1 is required to be accessed from the joint-use driveway. A note to this effect shall be
recorded on the face of the short plat.
SHPL Report 14-000287
City of Renton Department of Con
LI SHORT PLAT
Report of April 30, 2014
ity & Economic Development A, istrative Short Plat Report & Decision
WA14-000Z87, SHPL-A
Page 14 of 18
7. Detailed grading plans shall be submitted for review and approval by the Currently Planning
project manager.
8. Erosion control shall be required to comply with the Department of Ecology's Erosion and
Sediment Control Requirements as outlined in Volume II of the 2001 edition of the Stormwater
Management Manual.
9. A Native Growth Protection Easement (NGPE) shall be recorded over the protected slopes and
wetland buffer area prior to or concurrent with the recording of the final short plat.
10. The edge of the NGPE shall be delineated with a split rail fence and identified with sign age as
approved by the Current Planning project manager. A fencing and signage detail shall be
submitted to the Current Planning project manager at the time of utility construction permit
application for review and approval. The fencing and signage shall be installed prior to the
recording of the final short plat.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE: \ I L
C::~. \._ SJ
C.E. 'Chip" Vinc:Jit, CED Administrator
TRANSMITTED this 30'' day of April, 2014 to the Contact/Applicant/Owner(s):
Contact:
Dick Causey
16518 203'' Pl Nf
Applicant:
Raymond Ng
6622 S 124'' Street
Woodinville, WA 98077 Seattle, WA 98178
TRANSMITTED this 30'" day of April, 2014 to the Parties of Record:
Angelina DellaRosa
1625 Lake Avenue S
Renton, WA 98055
Irene Robbins
17207 NE f' Place
Bellevue, WA 98008
TRANSMITTED this 30'" day of April, 2014 to the following:
Jennifer Henning, Planning Director
Neil Watts, Development Services Director
Steve Lee, Development Engineering Manager
Jan Conklin, Development Services
Vanessa Dolbee, Current Planning Manager
Fire Marshal
SHPL Report 14-000287
Owner(s):
Qi Feng Li/Qing Hua Guan
1515 Lake Avenue S
Renton, WA 98055
City of Renton Deportment of Coe
LI SHORT PLAT
Report of April 30, 2014
1ity & Economic Development A, istrotive Short Plot Report & Decision
LUA14-000287, SHPL-A
Page 15 of 18
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXP/RATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of
the decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the
Hearing Examiner on or before 5:00 PM on May 14, 2014. An appeal of the decision must be filed
within the 14-day appeal period (RCW 43.21.C.075{3); WAC 197-11-680}, together with the required
fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-
110.B governs appeals to the Hearing Examiner and additional information regarding the appeal
process may be obtained from the City Clerk's Office, (425) 430-6510.
EXPIRATION: The administrative short plat decision will expire two (2) years from the date of decision.
A single one (1) year extension may be requested pursuant to RMC 4-7-070.M.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be
reopened by the approval body. The approval body may modify his decision if material evidence not
readily discoverable prior to the original decision is found or if he finds there was misrepresentation of
fact. After review of the reconsideration request, if the approval body finds sufficient evidence to
amend the original decision, there will be no further extension of the appeal period. Any person
wishing to take further action must file a formal appeal within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex pa rte (private one-on-one)
communications may occur concerning the land use decision. The Doctrine applies not only to the
initial decision, but to Appeals to the Hearing Examiner as well. All communications after the
decision/approval date must be made in writing through the Hearing Examiner. All communications
are public record and this permits all interested parties to know the contents of the communication
and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could
result in the invalidation of the appeal by the Court.
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative
land use action. Because these notes are provided as information only, they are not subject ta the
appeal process for the land use actions.
Planning:
1. Construction activities shall be restricted to the hours of 7:00 am to 8:00 pm, Monday through
Friday. Work on Saturdays shall be between the hours of 9:00 am and 8:00 pm. No work shall be
permitted on Sundays.
2. RMC 4-4-030(.2 limits haul hours between the hours of 8:30 am and 3:30 pm, Monday through
Friday unless otherwise approved by the Department of Community and Economic Development.
3. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing
around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards
shall be placed on fencing every fifty feet (50') indicating the words, "NO TRESPASSING -Protected
Trees" or on each side of the fencing if less than fifty feet (50'). Site access to individually protected
trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In
SHPL Report 14-000287
City of Renton Department of Comr··nity & Economic Development
LI SHORT PLAT
Adr;oistrative Short Plat Report & Decision
LUA14-000287, SH~L-A
Report of April 30, 2014 Page 16 of 18
addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees.
Technical Services:
1. Note the City of Renton land use action number and land record number, LUA14-000287 and LND-
20-0600, respectively, on the final short plat submittal. The type size used for the land record
number should be smaller than that used for the land use action number.
2. Provide short plat and lot closure calculations.
3. Indicate what has been, or is to be, set at the corners of the proposed lots.
4. Note all easements, covenants and agreements of record on the drawing, if any.
5. Remove the tax parcel numbers from the properties to the north and south of the subject
property (Sheet 2 of 2), the lot numbers are sufficient.
6. Note addresses shown on the attached on the short plat drawing.
7. On the final short plat submittal, remove all references to utilities facilities, trees, pavement,
rockery, concrete walls, topography, decks and other items not directly impacting the subdivision.
These items are provided only for preliminary short plat approval.
8. Do note encroachments, if any.
9. Remove the City of Renton "SEAL" (upper left-hand corner) from both drawing sheets.
10. Remove the "PROPOSED BUILDING PAD" reference noted on Lot 2 of the short plat drawing (Sheet
2 of 2). Said pad will be determined at the time that building permits are issued. Said pad does not
directly impact the subdivision.
11. Do not show the "VERTICAL DATUM", "SITE BENCHMARK" and "CONTOUR INTERVAL" blocks
(Sheet 2 of 2) on the final short plat submittal. Also, do not note the "PROPERTY OWNERS" block
and the zoning and density information shown on Sheet 1 of 2 on the final submittal.
12. Remove the reference to the site benchmark (to the right of Lake Avenue South on a utility pole,
short plat drawing).
13. Remove the "STRUCTURES", "TREE LEGEND", "ZONING" and "DENSITY" blocks from Sheet 2 of 2.
Item Nos. 2 and 3, noted under the "NOTES" block on Sheet 2 of 2, should be removed from the
drawing sheet. It is required by the city that all recorded easements, covenants, conditions and
restrictions, if any, be noted on the short plat submittal (include the recording numbers thereof). A
current title report provides this information. Additionally, the boundaries lines shown on this short
plat should not represent deed lines only.
14. The City of Renton Administrator of Public Works is the only city official who signs this short plat.
Note that this title has recently changed.
15. Add "King County" to the King County approval title block.
16. All vested owner(s) of the subject short plat need to sign the final short plat drawing. Include
notary blocks as needed.
17. Replace "95TH AVES" with the city street name -DAVIS AVES. (Sheet 2 of 2). Also, replace
"LINDHOLM AVE" with S 15TH ST.
18. Replace the title of the "CERTIFICATION" block with OWNERS' DECLARATION (Sheet 1 of 2).
19. Note that if there are easements, restrictive covenants or agreements to others (City of Renton,
etc.) as part of this subdivision, they can be recorded concurrently with the short plat. The short
plat drawing and the associated document(s) are to be given to the Project Manager as a package.
The associated document(s) are to be referenced on the short plat drawing, with provision made
for the recording numbers thereof.
20. If there is to be a shared driveway for the two lots, then an easement for ingress, egress and
SHPL Report 14-000287
City of Renton Department of Com-"nity & Economic Development
LI SHORT PLAT
Report of April 30, 2014
Adr'oistrative Short Plot Report & Decision
WA14-000287, SHPL-A
Page 17 of 18
~---------------------------------------
utilities (?) is needed for the benefit of future owners of the proposed lots (show on the short plat
drawing in dashed lines). Note on the drawing the following statement: "Area for private ingress,
egress and utility easement" for the new easement. Since the new lots created via this short plat
are under common ownership at the time of recording, there can be no new easements
established until such time as ownership of the lots is conveyed to others, together with and/or
subject to specific easement rights.
21. Add the following Declaration of Covenant language on the face of the subject drawing, if the
previous paragraph applies:
DECLARATION OF COVENANT:
The owner of the land embraced within this short plat, in return for the benefit to accrue from this
subdivision, by signing hereon covenants and agrees to convey the beneficial interest in the new
easement shown on this short plat to any and all future purchasers of the lots, or of any subdivisions
thereof. This covenant shall run with the land as shown on this short plat.
The preceding statement obligates the seller of the lots created to "expressly grant and convey" the
lots "together with and/or subject to" any new private easements delineated on the short plat in the
conveying document.
22. The private ingress, egress and utility easement requires a "New Private Easement for Ingress,
Egress and Utilities Maintenance Agreement" statement. Note the attachment on the short plat
drawing .
. Water:
1. Separate water meters shall be provided to each new lot.
2. System development fees for water are based on the size of the new domestic water meters that
will serve the new homes on each new lot. Fee for %-inch or 1-inch water meter install is $2,809.00.
3. Fee for a %-inch meter installed by the City is $3,075.00. Fee for a 1-inch meter installed by the City
is $3,310.00.
4. All new construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and
must be located within 300 feet of the structures. A minimum of one new hydrant will be required to
be installed.
Sewer:
1. A separate side sewer stub shall be provided to each new lot. Side sewers shall be a minimum 2%
slope.
2. System development charge (SDC) for sewer is based on the size of the domestic meter size. Sewer
fees for a%'' meter or 1-inch meter is $2,033.00 per new single-family lot. This is payable at the time
the utility construction permit is issued.
Surface Water:
1. Surface water system development fee is $1,128.00 per new lot. Fees are payable prior to issuance
of the construction permit. Credit will be given to the existing home.
2. The subdivision is required to comply with the 2009 King County Surface Water Manual and the
2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. Based on the City's flow control
map, this site falls within the Flow Control Duration Standard, Forested Conditions. The .34 acre site
will not create more than 5,000 square feet of new impervious surface area therefore the short plat is
SHPL Report 14-000287
City of Renton Department of Comr··nity & Economic Development
LI SHORT PLAT
Report of April 30, 2014
Adr-;1istrative Short Plat Report & Decision
LUA14-000287, SHPL-A
Page 18 of 18
~---------------------------------------~
subject to Appendix C, Small Site Drainage Review. Individual lot BMPs will be required for the new lot
and the paved onsite driveway.
3. A Construction Stormwater General Permit from Department of Ecology will be required if grading
and clearing ofthe site exceeds one acre.
Transportation/Streets:
1. Existing right-of-way width in Lake Ave S. fronting the site is 60 feet. Lake Ave South is classified as
a residential limited access street. To meet the City's complete street standards, street improvements
including a pavement width of 18 feet, curb, gutter, an 8-foot planter strip, 5-foot sidewalk, and storm
drainage improvements are required to be constructed in the right of way fronting the site per City
code 4-6-060. To build this street section no additional right if way is required. Applicant may submit
an application to the City requesting a waiver of the street frontage improvements in Lake Ave South
as outlined in City code 4-9-250C5d, since there are no street improvements in the area.
2. Current traffic impact fee is $1,430.72 per new single-family lot. Payment of the transportation
impact fee is due at the time of issuance of the building permit. Credit will be given to the existing
home.
5. Street lighting is not required for a two lot short plat.
6. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-
loaded garage driveway shall not exceed sixteen feet (16').
7. Driveways shall not exceed 15% slope.
, Fire:
1. The Fire Impact Fee is $479.28 per new single-family unit. The fee is payable at building permit
issuance.
2. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600
square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum
of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet
of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrant is
not within 300-feet of the furthest proposed dwelling, so a new hydrant is required.
3. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved,
with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to
support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on
the buildings. A properly recorded emergency access easement is required prior to recording.
SHPL Report 14-000287
l
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EXHIBIT 2
.
RECEIVED
MAR O 6 2014
CITY Of RENTON
PLANNING DIViSIO',
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CITY OF RENTON
DETERMINATION OF NON-SIGN!FIC
(MITIGATED)
EXHIBIT 7
P,PPLICATION NO(S)
APPLICANT:
PROJEC r NAME:
LUAOS-148, ECF, SHPL'.f-1, VH
Raymond ~Jg
Li Short Plat
DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPAJ Reviev1, a Hearing
Examiner Short Plat approval (for a 2-lot subdivision), and a Hearing Examiner Variance approval (for side yard
setback requirements along a street) in the Residential-8 dwelling units per acre (R-8) zone. The subject
property is 15,003 square feet in area. Lot 1 would be 5,001 square feet and Lot 2 would be 10,002 square feet.
The project site contains a wetland buffer area for an offsite Category 2 wetland and is considered a Hillside
Subdivision due to slope averages in excess of 20 percent. Access to both lots would be from Lake Avenue
South.
LOCATION OF PROPOSAL:
LEAD AGENCY:
1515 Lake Avenue S
The City of Renton
Department of Community & Economic Development
Planning Division
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse,
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c).
Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of
Section 4-6-6 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 February 20, 2009.
/\ppeals 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:
'\ '\ /'/ z: Y/ f'/fd1 fa i !!1 )1{,,-e----
(3regg Zimmerri/at11 Administfator
Public Works · / I
.. _)I
I\___ _.J _____ , ________ _
·1err1 Higashiyama, Administrator
Community Services
February 6, 2009
February 2, 2009
2lz./cc1~Q
Date · -/-~ /f. David Daniels, Administrator
_:2 I 2,)tfL __
Date
/ Fire & Emergency Services ' Q I . i' ,b I t~. «/1 i,_,,\0\~-~-2--I :-{en
~ietsllh, Administrator Dale I
Department of Community & ·
:}.,/ 9-) (3____
Date
Economic Development
DEPARTMENT OF COMr ___ ~ITV
AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE SHORT PLAT REPORT & DECISION
A. SUMMARY AND PURPOSE OF REQUEST
REPORT DATE:
Project Nome:
Project Number:
Project Manager:
Owner:
Applicant:
Contact:
Project Location:
Project Summary:
Exist. Bldg. Area SF:
Site Area:
April 29, 2014
Li Short Plat
LUA14-000287, SHPL-A, (reapplication of LUA08-148, expired)
Jill Ding, Senior Planner
Qi Feng Li/Qing Hua Guan
1515 Lake Avenue S
Renton,\A/A 98055
Raymond Ng
6622 S 1241h Street
Seattle, \A/A 98178
Dick Causey
16518 203rd Pl NE
\A/oodinville, \A/A 98077
1515 Lake Avenue S
CONCUf!!j~CE DATE _;;...'/ ./q
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The applicant is requesting Short Plat approval for a 2-lot subdivision in the
Residential-8 dwelling units per acre (R-8) zone. The subject property is
15,003 square feet in area. Lot 1 would be 5,001 square feet and Lot 2
would be 10,002 square feet. The existing house is to be retained on
proposed Lot 1. The project site contains a wetland buffer area for an
offsite Category 2 wetland, a stream buffer for an offsite Class 3 stream,
protected slopes, and a landslide hazard area. Access to both lots would be
provided via a joint use driveway off Lake Avenue South. Previous
preliminary short plat approval and a SEPA DNS-M were issued on the
property under LUAOS-148, short plat approval expired on March 16, 2012.
1,080 sf
15,003 sf
Proposed New Bldg. Area
(footprint):
Proposed New Bldg. Area (gross):
Total Building Area GSF:
Unknown
N/A
N/A
SHPL Report 14-000287
}
May 27, 2008
File No. 06-206
Mr. Raymond Ng
Skyway Home Improvements
P. 0. Box 4084
Renton, WA 98057
Subject: Geotechnical Engineering Evalu:dion
2-Lot Short Plat
1515 Lake Avenue South
Renton, Washington
Dear Mr. Ng,
EXHIBIT 8
PanGE@
1aico111 .. 0AATl!;ID
f<ECEIVED
MflP O 6 2014
CITY OF r,ENTON
PLAf\Ji\l!r\JG DIVISION
As requested, PanGEO Inc. completed a geotechnical engineering evaluation for the subject
property located at 1515 Lake Avenue South in Renton, Washington. The purpose of our study
was to assist the project team to apply for a proposed 2-Lot Short Plat. This study was
performed in accordance with our mutually agreed scope of work as outlined in our proposal
dated April 4, 2008 and subsequently approved by you on May 6, 2008. Our service scope
included reviewing readily available geologic data, excavating two test pits at the site, and
developing the conclusions and recommendations presented in this report
SITE AND PROJECT DESCRIPTION
The subject property is located on the west sid,~ of Lake A venue South, approximately 100 feet
south of South 15th Avenue in the City of Renton Washington, as shown in Figure 1. As shown
in Figure 2, the subject property is roughly trapezoid in shape, and encompasses approximately
15,003 square feet The property is bounded by Lake Avenue South on the east, a single family
residence on the south, and vacant land on the west and north. Based on a review of the
topographic survey map and our field observations, the site grade slopes down gently from the
east property line to west for the eastern% of the lot with estimated slope inclinations of about
10 percent The slope inclinations for the mos:t western Y. of the lot increased drastically to
about 70 to 80 percent Currently, a single family residence occupies the east half of the site (see
Figure 2). The remainder of the property is undeveloped and covered by short grasses on the flat
areas, and bushes and blackberry on the steep ::lope areas.
March 17, 2014
Nancy Rawls
Department of Transportation
Renton School District
420 Park Avenue N
Renton, WA 98055
Subject: Li Short Plat
LUA14-000287
The City of Renton's Department of Community and Economic Development (CED) has received
an application for a short plat located at 1515 Lake Avenue S. Please see the enclosed Notice of
Application for further details.
In order to process this application, CED needs to know which Renton schools would be
attended by children living in residences at the location indicated above. Please fill in the
appropriate schools on the list below and return this letter to my attention, City of Renton, CED,
Planning Division, 1055 South Grady Way, Renton, Washington 98057 or fax to (425) 430-7300,
by March 31, 2014.
Elementary School: Talbot Hill Elementary _________________ _
Middle School: Dimmitt Middle School ------------------
High School: Renton High -------------------------
Will the schools you have indicated be able to handle the impact of the additional students
estimated to come from the proposed development? Yes_X __ No __ _
Any Comments: _____________________________ _
Thank you for providing this important information. If you have any questions regarding this
project, please contact me at (425) 430-6598.
Sincerely, J::!1(.12
Jill Ding u
Senior Planner
Enclosure
--,..-City of.~ ------J;c'sif ftG-:t} 0
NOTICE OF APPLICATION
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,,."')"ofr..:o,:lk\Ow,llbooo1',..dol,"l'-O"'"~•rn,oct.
PUA5E INCi.UDE Tl-ff PROJECT NUMB£R WHEN CAl.lJNG fOR PROPER FIL.E IDfNTIFJC".ATION
OAT! o, APf'UCATiot.l: Ma,ot, 0, lCl4
NOTIO: Of COM•=APl'I.IC,l,W:IN: MAACH 13, ZOU
If,--·"' ,,,,tube"""" , Wt¥•' ••CO<d '°"'""'' J\om>Or '"'°'"'""'" oo lhi, p1opo,oo pr•.= ""'""'" "'"
fum, ,no "'"'" tu City oP ''""'"· =· Plaoo,og c,,,n,;c,,, l0SS loo""' G11cfy W1y, ~Offlor., WA 9IOSJ.
Aie~am,/No: USl,o~Pl,l/l""14<UJ,S7
M"'l.lNGl>IlORESs: _________ o,,ts .. ,t/llo --·------
nLl•HONElfO.: _______ _
CERTIFICATION
')) .-,,'
I, -"'-"'-''_L' '....__s._;_i 4 'J_! __:__;2:'i----·' hereby certify that 3 copies of the above document
were posted in __j__ c picuous places or nearby the described property on
Date: 21
1
//9-',//!1 Signed:Gfg ~ =-+ /l ~
STATE OF WASHINGTON {/
ss
COUNTY OF KING
I certify that I know or have satisfactory evidence that __ * d.1-i ui l_......eJ)c..·_,_; 0'-""'1'1--------
signed this instrument and acknowledged it to be his/her/Jlir free and vdiluntary act for the
uses and purposes mentioned in the instrument.
Dated:
Notary Pub Iii: ir:I and for the State of Washington
Dick Causey
Raymond Ng
Qui Feng Li, Qi Hua Goon
See attached
Ramin Pazooki
(Signature of Sender):
STATE OF WASHINGTON
COUNTY OF KING
)
) 55
)
Contact
Applicant
Owner
300' surrounding property owners
WSDOT
I certify that I know or have satisfactory evidence that Lisa M. McElrea ~ \\\\\\
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the u~~~~~I\~,
mentioned in the instrument. J.o"" ~~'?IS'', ..
' 'ff .J:J ,, ..... '"
Dated: TO a eel, ~ ~ DI y ____ y(L..!.l~~..J_J;~:..£L.""""'--------i-v----__::+-
ublic in and for the State of l,o/as~gt<;¥J fl l
' ':. ~ "'-,'\ /,;.
-___ J:bciJ'l~_)--~.d.L::Jy... ___ ~··.~'?.:1·>,,t::·8~.19-=~t0~ Notary (Print): t±v tq, , f-" !'IIJ; <v:;, ',. · ~. -. "'¥~
' ' . ""I" WP..-=> Myappointmentexpires: , , ,-,2 ,i )r).' ! ··,,,, .. · ·\1-L~'
-
Li Short Plat
=L=U=A=14=-=00=0=2=8=7=================================================~
Denis Law
Mayor
March 13, 2014
Dick Causey
16518 203'ct PL NE
Woodinville, WA 98077
Department of Community and Economic Development
C.E."Chip"Vincent, Administrator
Subject: Notice of Complete Application
Li Short Plat, LUA14-000287
Dear Mr. Causey:
The Planning Division of the City of Renton has determined that the subject application
is complete according to submittal requirements and, therefore, is accepted for review.
You will be notified if any additional information is required to continue processing your
application.
Please contact me at (425) 430-6598 if you have any questions.
Sincerely,
j»*-P(}
Senior Planner
cc: Qui Feng· Li, Qi Hua Goon/ Owner{s)
Raymond Ng/Applicant
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
r ¢ City of· 1<~sf JI Q;Jl
NOTICE OF APPLICATION
A Master Application has been filed and accepted with the Department of Community & Economic Development
(CED) -Planning Division of the City of Renton. The following briefly describes the application and the necessary
Public Approvals.
DATE OF NOTICE OF APPLICATION: March 13, 2014
PROJECT NAME/NUMBER: Li Short Plat/ LUA14-000287
PROJECT DESCRIPTION: Proposed subdivision of an existing 14,965 square foot parcel into 2 Jots.
The project site is located within the R-8 (residential 8 dwelling units per acre) zone. A 2-lot short plat was previously
approved on the project site under City of Renton File No. LUAOS-148, the previous short plat approval has expired.
Proposed Lot 1 would be 5,100 square feet in area and Lot 2 would be 10,000 square feet in area. An existing residence
is proposed to remain on Lot 1. Access to each lot would be provided via a new joint use driveway off of Lake Ave S. A
stream buffer, wetland buffer, protected slopes ( slopes with a slope greater than 40%), and erosion hazard area are
located on the project site. The application is proposing to utilize the existing SEPA determination (DNS-M) approved
under LUAOB-148 for environmental review.
PROJECT LOCATION: 1515 Lake Avenue S.
PERMITS/REVIEW REQUESTED: Short Plat Administrative Review
APPLICANT/PROJECT CONTACT PERSON: Dick Causey/ 16518 203'd PL. NE/ EML: causr@frontier.com
Comments on the above application must be submitted in writing to Jill Ding, Senior Planner, Department of
Community & Economic Development, 1055 South Grady Way, Renton, WA 98057, by 5:00 p.m. on March 27, 2014. If
you have questions about this proposal, or wish to be made a party of record and receive additional notification by mail,
contact the Project Manager at (425) 430-7219. Anyone who submits written comments will automatically become a
party of record and will be notified of any decision on this project.
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION
DATE OF APPLICATION: March 6, 2014
NOTICE OF COMPLETE APPLICATION: MARCH 13, 2014
If you would like to be made a party of record to receive further information on this proposed project, complete this
form and return to: City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, WA 98057.
File Name/ No.: Li Short Plat/ LUA14-000287
NAME:------------------------------------
MAILJNG ADDRESS: ________________ City/State/Zip:-----------
TELEPHONE NO.: ---------------
City of Renton LUA 1y--0CD
LAND USE PERMIT
MASTER APPLICATION
PROPERTY OWNER(S)
NAME:
ADDRESS 15/S tAlt6 Jk,,~ g
CITY !2rNfOi./ !()A ZIP 1!>0S'5
TELEPHONE NUMBER:
APPLICANT (if other than owner)
NAME:
COMPANY (if applicable):
ADDRESS:
CITY: ZIP:
TELEPHONE NUMBER: -:ft)(e-~,. '8
CONTACT PERSON
NAME:
COMPANY (if applicable):
ADDRESS:
ZIPC/~
TELEPHONE NUMBER ANO EMAIL ADDRESS:
4-~5-r88~ .31/J!.
'o,,1-h..,, . t.!.alr
H:\CED\Data \Forms-T em plates\Se lf-H e Ip Ha ndouts\Planning\Master Application .doc
PROJECT INFORMATION
PROJECT OR DEVELOPMENT NAME:
PROJECTIADDRESS(S)ILOCATION AND ZIP CODE:
I JJS/5 tAl<.J: .,qa:-.S
/2.EJU11:>~ WA-. e,b;SS
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
a~4-t>4D , 1 so
EXISTING LAND USE(S):
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
(if applicable) A) ~
EXISTING ZONING:
rt.-~
PROPOSED ZONING (if applicable)N/A
SITE AREA (in square feet):
l 1"'5 s.f
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
DEDICATED:
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
PROPOSED RESIDENTIAL D~~.· f'iTj\.c-lc-1'. /;'..R NET
ACRE (if applicable) l"i: C: ~,. C" ! Vt: L_)
NUMBER OF PROPOSED LOTS
Cl
NUMBER OF NEW DWELLINGJ!m/T~r,i/l;'l!Ji,\icable):
COON I
-1 -
ECT INFORMATION (conti . ...;;..' -----------,
NUMBER OF EXISTING DWELLING UNITS (if applicable):
I
SQUARE FOOTAGE OF PROPOSI/, RESIDENTIAL
BUILDINGS (if applicable): N r A-
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable):
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable): Nllr
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): ti I If-
NET FLOOR AREA OF NhRESIDENTIAL BUILDINGS (if
applicable): /,/ /1-
NUMBER OF EMPLOYEES TO B~ /~PLOYED BY THE
NEW PROJECT (ifapplicable): N IJ-
PROJECT VALUE:
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
IJ AQUIFER PROTECTION AREA ONE
IJ AQUIFER PROTECTION AREA TWO
IJ FLOOD HAZARD AREA
~ GEOLOGIC HAZARD
IJ HABITAT CONSERVATION
IJ SHORELINE STREAMS AND LAKES
ca WETLANDS
___ sq.ft.
I, I,,. sq. ft. •
___ sq.ft.
___ sq.ft.
___ sq.ft.
LEGAL DESCRIPTION OF PROPERTY
/Attach leaal description on separate sheet with the followina infonnation included I
SITUATE IN THE $& QUARTER OF SECTION /!1__, TOWNSHIP jJ. RANGE5,IN THE CITY
OF RENTON, KING COUNTY, WASHINGTON.
TYPE OF APPLICATION & FEES
List all land use applications being applied for:
1. Sf/FL--{l 3. 5"2?.4
2. 114-f/ 4.
Staff will calculate applicable fees and postage: $
AFFIDAVIT OF OWNERSHIP
I, (Print Name/s) 0. r Fe~ Ltj Q.i~ ~Utt. WtV\16eiciare that I am (please check one) ..i_ the current owner of the property
involved in this application or __ 1111";> a. , ... ,,---• -r-· -~entative 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 beUef.
(
0-····· /' .... ·~ -~
(Signature of Owner/Representative)
}
(Signature of Owner/Repiesentative}
Qcweblpwidevserv/forms/plamtlng/mastc,app.doc
I certify that I know or have satisfactory evidence that.-cc--c-c---,--,-~-,.-,--c
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the
uses and purposes mentioned in the instrument.
_5--c · (: " My appointment expires.:_----'----'--"---
2 09/19/05
PLANNING DIVISION
WAIVE;f... ~F SUBMITTAL REQUIR-... ENTS
FOR LAND USE APPLICATIONS
tMo8SePERMitsuaiiJiittM( / \WAivetf ..... · .. : ~qµ1!{~ffl'.~~T~i •: •:: : :: :• : : !',i&: ·: ::
Calculations 1
Master Applicatio.n Form 4
miiH~m!•fR~r~ ~~m~•r#i m~~vmffiitl•i ••••••••••·••·•••···•·· ·
Neighborhood Detail Map 4
R~~im~: ~~\Pr~~w.~·~·~~B1iiP~~m~/0~1ift~+···· :•
Plan Reductions (PMTs) 4
This requirement may be waived by: L. ~'"'°~'\ -Pl.AT
PROJECT NAME: ~~ (~( 1. Property Services
2. Public Works Plan Review
3. Building
4. Planning
DATE: 0 /c 3, /oi..c:> l 5\.,.
I . {
H:\CED\Data\Forms-Templates\Self-Help Handouts\P!anning\waiverofsubmitta!reqs,x!s 06/09
PLANNING DIVISION .•
WAIVE ... OF SUBMITTAL REQUl~ENTS
FOR LAND USE APPLICATIONS
Parking, Lot Coverage & Landscaping Analysis •
Fi~~Ri~~~m~i~Wf) :r+' ,,,,,,,,.,.·.·.
Site Plan 2 AND 4
~1r~rnPrt~Ki·1MlJ~Y!•~1~m1~/•••••••••·•·•·,···,···,,,,, .... ,, .. ,.·.
Stream or Lake Study, Supplemental 4
~r~ Pr:t~~~J\%il'i~~#nJ"i~rfJ:•·•:••··•••·•·•·····,··········,,,,., ....
Street Profiles 2
Tree Cutting/Land Clearing Plan 4
YnW#f8'm\#:i:f~~i~q•Pf~iri?1~mipt ffl~g§~1••••••·••·••·
, Utilities Plan, Generalized 2
Wetlands Mitigation Plan, Preliminary 4 YY~ii~@~R~iimwti~i1n~~i\wlf <> ,,, .. ,.·.·.
Wireless:
Applicant Agreement Statement 2 AND a
Inventory of Existing Sites 2 AND 3
Lease Agreement, Draft 2 AND 3
Map of Existing Site Conditions ,ANoa
Map of View Area 2 AND 3
Photosimulations 2 AND a
This requirement may be waived by:
1. Property Services Section L. ,~~'R,;:.:~ PROJECT NAME: ---1~"'-""""'i<.-"',-,"'M...._. __ ,L....!_!..'c,s->."'_u;,.c.--.c_
2. Public Works Plan Review Section
3. Building Section
4. Planning Section
DATE: ...l~~ftL.L..,-3""'--JfoC.,aCC,o=-:l:....:g,::c,,.__ __ _ I l
Q:\WEB\PW\DEVSERV\Forms\Planning\waiverofsubmittalreqs.xls 02/08
PROJECT NARRATIVE:
• Project name, size and location of site:
Li Short Plat, 1 5,003sf, 1 5 1 5 Lake Ave. 5.
• Land use permits required for proposed project:
Two lot 5hort plat wa5 approved and expired on Marc.h 1 6.
20 1 2. Thi5 i5 a reapplic.ation of the 5hort plat.
• Zoning designation of the site and adjacent properties:
The 5ite i5 zoned R-8 with the adjac.ent properties zoned R-8, 4 R-1.
• Current use of the site and any existing improvements:
one single-family residenc.e and assoc.iated outbuildings c.urrently exist
on the 5ite; the ac.c.e55ory building is proposed to be removed and the
residenc.e would remain on proposed Lot 1.
• Special site features (i.e. wetlands, water bodies, steep slopes:
The site c.ontains a stream buffer. a wetland buffer. protec.ted slopes,
and erosion hazard.
• Statement addressing soil type and drainage conditions:
The site's soils appear to be a c.ombination of Beausite Gravelly
Gravelly Sandy Loam. 6 to 1 5 perc.ent slopes (Bee). Beausite Gravelly
Gravellly Sandy Loam. 1 5 to :30 perc.ent slopes (BeD) and Puget Silty
Glay Loam (Fu). New roof runoff will be c.onveyed through a downspout
dispersion trenc.h and the new driveway runoff will be c.ontrolled via
another dispersion trenc.h.
• For plats indicate the proposed number, net density and range of sizes (net lot area) of the new
lots:
• Access:
Two lots. Lot 1 would be 5,001 sf and Lot 2 would be 1 0,0005f. There
would be a 1,111sf ac.c.ess easement and there is 1.1 "18sf of c.ritic.al
areas for total exc.luded area of 2, "I 1 5sf. This results in a net
den5ity of 1.4 du/ac..
Ac.c.ess for eac.h lot is a new joint driveway from Lake Ave. s.
• Proposed off-site improvements (i.e. installation of sidewalks, fire hydrants, sewer main, etc.):
one new fire hydrant. one new water meter 4 sewer stub.
• Total estimated construction cost and estimated fair market value of the proposed project:
Unable to estimate costs until the project is approved.
• Estimated quantities and type of materials involved if any fill or excavation is proposed:
Exc.avation plan5 for Lot 2 have not been developed at this time.
However. based on the thic.kness of the vegetative c.over. a stripping
depth of approximately 1 2" will generally be nec.essary.
• Number, type and size of any trees to be removed:
one 1 6" apple. and one 6" fruit.
• Explanation of any land to be dedicated to the City:
None
• Any proposed job shacks, sales trailers, and/or model homes:
No
• Any proposed modifications being requested (include written justification):
A waiver of street frontage improvements.
• Distance in feet from the wetland or stream to the nearest area of work:
Approximately "10' MAR O 6 2C:4
CITY OF RENTON
Pl AM\/iN(; Di\/lSIQ,r.,,.·
• PREAPPLICATION MEETING FOR
Li Short Plat
1515 Lake Avenue South
PRE 13-000208
CITY OF RENTON
Department of Community & Economic Development
Planning Division
March 7, 2013
Contact Information:
Planner: Gerald Wasser, 425.430.7382
Public Works Plan Reviewer: Kayren Kittrick, 425.430.7299
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Building Department Reviewer: Craig Burnell, 425.430.7290
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Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
Fire & Emergency Serv:,..es
Department
I ,.,. rf .,.City?~ , . .. . ...... ·.·
----.. J:.·sJJICJJJ
DATE:
TO:
FROM:
SUBJECT:
MEMORANDUM
2/20/2013 12:00:00AM
Gerald Wasser, Associate Planner
Corey Thomas, Plan Review/Inspector
(Li Short Plat) PREB-000208
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600
square feet (including garage and basements). lfthe dwelling exceeds 3,600 square feet, a minimum of 1,500
gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed
buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrant is not within 300-feet of
the furthest proposed dwelling, so a new hydrant is required.
2. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid at time of
building permit. Credit would be granted for existing home to be retained.
3. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25
-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton
vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. A
properly recorded emergency access easement is required prior to recording.
Page 1 of 1
DEPARTMENT OF COM"1UNITY
AND ECONOMIC DEVELuPMENT
DATE:
TO:
FROM:
SUBJECT:
MEMORANDUM
2/27/2013 12:00:00AM
Gerald Wasser, Associate Planner
Kayren Kittrick, Dev Eng Supervisor
(Li Short Plat) PREB-000208
--¢ Cityof. ,,,,_ f {s'JJ t CJ s J
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding
and may not subject to modification and/or concurrence by official city decision-makers. Review comments
may also need to be revised based on site planning and other design changes required by City staff or made
by the applicant.
I have completed a preliminary review for the above-referenced proposal. The following comments are based
on the pre-application submittal made to the City of Renton by the applicant.
Water
1. Water service is provided by the City of Renton. There is an 8-inch ductile iron water main in Lake Avenue
S. The site is in the 300 pressure zone.
2. System development fee for water is based on the size of the new domestic water meter that will serve
the new home on each new lot. Fee for %-inch or 1-inch water meter install is $2,523.00.
3. Fee for a %-inch meter installed by the City is $2,668.00. Fee for a 1-inch meter installed by the City is
$2,870.00.
Sanitary Sewer
1. Sewer service is provided by the City of Renton. There is an 8-inch sewer main in Lake Avenue S.
2. System development fee for sewer is based on the size of the new domestic water to serve the new home
on each new lot. Sewer fee for a %-inch or 1-inch meter install is $1,812.00.
Storm Drainage
1. There is no drainage conveyance system in Lake Avenue S. The site is above the Panther Creek Wetlands
owned by the City of Renton.
2. A drainage report complying with the 2009 King County Surface Water Manual will be required. Based on
the City's flow control map, this site falls within the Flow Control Duration Standard, Forested Conditions.
Small project drainage review is required for any single-family residential project that will result in 2,000
square feet or more of new impervious surface, replaced impervious surface, or new plus replaced
impervious surface, or 7,000 square feet of land disturbing activity. If the project exceeds one of these
thresholds, a drainage plan and drainage report will be required with the site plan application.
3. A geotechnical report for the site is required. Information on the water table and soil permeability with
recommendations of appropriate flow control BMP options with typical designs for the site from the
Page 1 of 2
geotechnical engineer shall be submitted with the application.
4. Surface water system develo.nt fee is $1,120.00 for each new lot.
Transportation /Street
1. Existing right-of-way width in Lake Avenue S. fronting the site is 60 feet. Lake Avenue is classified as a
residential access street. To meet the City's complete street standards, street improvements including a
pavement width of 26 feet, curb, gutter, an 8-foot planter strip, 5-foot sidewalk, and storm drainage
improvements are required to be constructed in the right of way fronting the site per City code 4-6-060.
There is sufficient ROW for this installation.
Applicant may submit an application to the City requesting a waiver of the street frontage improvements as
outlined in City code 4-9-250C5d.
2. Current traffic impact fee is$ 717.75 per new single-family lot. These fees are payable prior to building
permit issuance.
4. Street lighting is not required for a two lot short plat.
5. The maximum width for a single loaded garage driveway shall not exceed nine feet (9') and double-loaded
garage driveway shall not exceed sixteen feet (16').
General Comments
1. All construction utility permits for drainage and street improvements will require separate plan
submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a
licensed Civil Engineer.
2. Separate permit and fees will be required for the water meter installation, side sewer connection and
storm water connection.
3. Water service, sewer stub and a drainage flow control bmp is required to be provided to the new lot prior
to recording of the short plat.
Page 2 of 2
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DATE:
TO:
FROM:
SUBJECT:
M E M O R A N D U M
March 7, 2013
Pre-application File No. 13-000208
Gerald Wasser, Associate Planner
Li Short Plat
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and
permitting issues are based on the pre-application submittals made to the City of
Renton by the applicant and the codes in effect on the date of review. The applicant is
cautioned that information contained in this summary may be subject to modification
and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community &
Economic Development Administrator, Public Works Administrator, Planning Director,
Development Services Director, and City Council). Review comments may also need to
be revised based on site planning and other design changes required by City staff or
made by the applicant. The applicant is encouraged to review all applicable sections of
the Renton Municipal Code. The Development Regulations are available for purchase
for $100.00 plus tax, from the Finance Division on the first floor of City Hall or on line at
www.rentonwa.gov
Project Proposal: The subject property is located on the west side of Lake Avenue South
at 1515 Lake Avenue South. The project site is lS,003 square feet in area (0.34 acre)
and is zoned Residential -8 dwelling units per acre (R-8). The proposal is subdivide the
existing parcel into two lots; Proposed Lot 1 would be 5,001 square feet and Proposed
Lot 2 would be 10,002 square feet. An existing single-family residence is proposed to
remain on Proposed Lot 1. Access to each lot is proposed off of Lake Avenue South via a
joint use driveway. Steep slopes, erosion hazard, a wetland buffer area, and a stream
buffer area have been identified on the project site.
Current Use: A 2,160 square foot single-family residence is proposed to remain on
Proposed Lot 1 and an existing shed is proposed to be removed.
Zoning/Density Requirements: The subject property is zoned Residential-8 dwelling
units per acre (R-8). The minimum density in the R-8 zone is 4.0 dwelling units per net
acre (du/ac) and the maximum density is 8.0 du/ac.
h:\ced\planning\current planning\preapps\13--000208.jerry\pre013--000208,li short plat,2-lot shpl, r-8.doc
Li Short Plat, PREB--00020
Page 2 of 4
March 7, 2013
Note: Private access easements, critical areas (wetlands, streams, slopes in excess of
40%) and public right-of-way dedications are deducted from the total area to
determine net density.
This proposal for a two lot short plat (LUAOB-148) was approved in 2009 and expired
on March 16, 2012. Because the project has expired and various sections of the Code
have changed in the interim period, the applicant is now requesting a pre-application
review prior to resubmitting the subdivision proposal. The applicant indicates that
there would be a 1,717 square foot access easement and there is 1,198 square feet of
critical areas for a total excluded area of 2,91S square feet. This results in a net
density of 7.4 du/ac which is within the R-8 density range.
A Density Worksheet would be required with a formal short plat application
submittal.
Development Standards: The project would be subject to RMC 4-2-llOA, "Development
Standards for Single Family Zoning Designations" effective at the time of complete
application.
Minimum Lot Size, Width and Depth -The minimum lot size permitted in Zone R-8 is
5,000 square feet for parcels less than one acre. Minimum lot width is SO feet for
interior lots and 60 feet for corner lots; minimum lot depth is 65 feet. As proposed, the
project would meet the rninimum lot size, width, and depth requirements.
Building Standards -The R-8 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.
The maximum impervious coverage in the R-8 zone is 75%. Building height is restricted
to 30 feet. Detached accessory structures must remain below a height of 15 feet and
one-story. Accessory structures are also included in building lot coverage calculations.
Compliance with the maximum building coverage and maximum impervious coverage
requirements for Proposed Lot 2 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. The required setbacks in Zone R-8 are:
Front yard -15 feet for the primary structure.
Rear yard -20 feet.
Side yards -5-feet, except 15-feet for side yards along a street or access easement.
However, because the access easement would serve only two lots, it would be subject
to a 5-foot setback.
Setbacks will be verified at the time of building permit review.
Residential Design and Open Space Standards: The Residential Design and Open Space
Standards contained in RMC 4-2-115 would be applicable to any new residential
structures. A handout indicating the applicable guidelines and standards is enclosed.
h:\ced\planning\current planning\preapps\13--000208.jerry\pre013-000208,li short plat,2-lot shpl, r-8.doc
Li Short Plat, PREB-000201
Page 3 of 4
March 7, 2013
Access/Parking: Access to each lot appears to be via a new joint use driveway from Lake
Avenue South. Two off street parking spaces are required for each lot. Please note that
the submitted site plan indicates that the access for both proposed lots would be from
the pipestem for Proposed Lot 2. The width of the pipestem must be a minimum of 20
feet and paving must be a minimum of 5 feet from the property line. Staff supports a
joint use driveway.
Landscaping: Except for critical areas, all portions of a development area not covered
by structures, required parking, access, circulation or service areas, must be landscaped
with native, drought-resistant, vegetative cover. Development standards require that all
pervious areas within the property boundaries be landscaped. The minimum on-site
landscape width required along street frontages is 10 feet. In addition, if there is no
landscape strip within the right-of-way, then two ornamental trees are required in the
front yard setback area of each lot. These trees would need to be planted prior to the
final inspection of the building permit. The existing home would also need to have the
trees planted.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific
landscape requirements. A conceptual landscape plan would be required at the time of
formal Short Plat application.
Significant Tree Retention: If significant trees (greater than 6-inch caliper) are proposed
to be removed, a tree inventory and a tree retention plan along with a tree retention
worksheet shall be provided with the formal land use application. The tree retention
plan must show preservation of at least 30 percent of significant trees, and indicate how
proposed building footprints would be sited to accommodate preservation of significant
trees that would be retained. If staff determines that the trees cannot be retained, they
may be replaced with minimum 2 inch caliper trees at a ratio of six to one.
Critical Areas: The site contains a stream buffer, a wetland buffer, protected slopes,
and erosion hazard. Please note that the buffer area for the offsite stream extends to
the top of the onsite protected slope.
Hillside Subdivision: Because average slopes on the subject property are in excess of
20%, the proposed project is considered a hillside subdivision. The area of 40% or
greater slopes must be shown on the survey in order to determine net density.
Environmental Review: Short plats are exempt from Environmental (SEPA) Review
unless critical areas are found to exist on the subject property. The project is subject to
SEPA review. The Determination of Non-Significance -Mitigated issued for LUA08-148
is sufficient for the current proposal and mitigation measures except mitigation impact
fees would apply.
Permit Requirements: The project would require approval of an administrative short
plat. Administrative short plat requests are reviewed within an estimated time frame of
six to eight weeks, from the time that the application is accepted as complete. The fee
for a short plat application is $1,442.00_{$_1,400.00 plus 3% Technology Surcharge Fee). ------
h:\ced\planning\current planning\preapps\13-000208.jerry\pre013-000208,li short plat,2-lot shpl, r-8.doc
Li Short Plat, PREB-00020
Page 4 of 4
March 7, 2013
Detailed information regarding the land use application submittal is provided in the
attached handouts.
Fees: In addition to the applicable building and construction fees, impact fees would be
required. Such fees would apply to all projects and would be calculated at the time of
building permit application and payable prior to building permit issuance. The fees for
2013 are as follows:
• Transportation Impact Fee -$717.75 per new single-family house;
• Park Impact Fee -$530.76 per new single-family house; and
• Fire Impact Fee -$479.28 per new single-family house.
A handout listing the impact fees is attached. A Renton School District Impact Fee,
which is currently $6,392.00 per new home, would be payable prior to building permit
issuance.
A handout listing all of the City's Development related fees in attached for your review.
Note: When the formal application materials are complete, the applicant needs to
make an appointment with the project manager, Gerald Wasser, to have one copy of
the application materials pre-screened at the 6th floor front counter prior to
submitting the complete application package. Please contact Gerald Wasser at the
phone or email shown on the cover sheet.
Expiration: Upon approval, short plats are valid for two years with a possible one year
extension.
h:\ced\planning\current planning\preapps\13-000208.jerry\pre013-000208,li short plat,2-lot shpl, r-8.doc
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This map is a user generated slatic output from an Internet mapping site and
1s for relerence only. Data layers that appear on this map may or may not be
accurate. current or otherwise reliable.
THIS MAP IS NOTTO BE USED FOR NAVIGATION
CONSTRUCTION MITICATION DESCRIPTION
QI FENG LI SHORT PLAT
We are anticipating starting construction by the end of 2014. The construction anticipated for
this site would consist of internal easements/shared driveway and utility extensions. We would
perform construction during city of Renton approved time between 8:30 AM and 3:30 PM
Mondays through Fridays. Hauling routes are not determined at this time, however we expect
the contractor hired to submit for city approval prior to starting the work. An erosion control
plan will be submitted at the final engineering stage to address concerns of dust, erosion, mud
and other noxious elements. Again, we expect the contractor hired to perform the work to
consult with city staff regarding precautionary measures needed during construction. If a traffic
control plan is needed please request at final engineering.
MAR O 6 7014
Sept. 9, 2013
City of Renton
Dept. of Community & Economic Dev.
Attn: Gerald Wasser
1055 South Grady Way
Renton, WA 98057
RE: Li Short Plat# 13-000208
Waiver of Street Improvements
Based on our last meeting of March 7, 2013, it was suggested that we file for a waiver for street
frontage improvements per City code 4-9-250C5d. Per the code, we have field-verified that "there are
no similar improvements in the vicinity and little likelihood that improvements will be needed or
required in the next 10 years". Therefore we are requesting this waiver for street frontage
improvements.
Thank you
Dick Causey
16518 203 PL NE
Woodinville, WA 98077
Cc: Raymond Ng
RECEIVED
MAR O 6 ZU\4
CITY OF RENTON
Pl ANNING DIVISION
DENSITY
WORKSHEET
't < a bct/,,rT1 nrjh+-r£tc!f L City of Renton Development Services Division · 0 f . 1 _ {
1055SouthGradyWay-Renton,WA98055 (', <;ho(t-plrH mnrp,11~
Phone: 425-430-7200 Fax: 425-430-7231
1. Gross area of property: square feet
2. Deductions: Certain areas are excluded from density calculations_
These include:
Public streets**
Private access easements**
Critical Areas*
Total excluded area:
3. Subtract line 2 from line 1 for net area:
4. Divide line 3 by 43,560 for net acreage:
5. Number of dwelling units or lots planned:
6. Divide line 5 by line 4 for net density:
-~'~tr __ square feet
~13~r..,::J __ square feet . . _
-'~1-if_B __ square feet CSr<ef l,l '. !X en )J)
2. 2 '1 I 'J square feet
3. _12-~1_/ _I 8_. __ square feet
4. __ ' _l_}_-_ acres
5. ___ 2-___ units/lots
6. r. t = 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. __ r, \ .. , \ •1• f-\).
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•• Alleys (public or private) do not have to be excluded. \JI/\R I) 6 1~\~
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Last updated: 11/08/2004 1
ENVIRONMENTAL DETERMINATION AND PUBLIC HEARING
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE -MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
PROJECT NAME: Li Short Plat
PROJECT NUMBER: LUAOB-148, ECF, SHPL-H, V-H
LOCATION: 1515 Lake Avenue S
DESCRIPTION: The applicant is requesting Environmental (SEPA) Review, a Hearing
Examiner Short Plat approval {for a 2-lot subdivision), and a Hearing Examiner Variance approval (far side yard
setback requirements along a street) in the Residential-8 dwelling units per acre {R-8) zone. The subject
property is 15,003 square feet in area. Lot 1 would be 5,001 square feet and Lot 2 would be 10,002 squure feet.
The project site contains a wetland buffer area for an offsite Category 2 wetland and is considered a Hillside
Subdivision due to slope averages in excess of 20 percent. Access to both lots would be from Lake Avenue
South.
THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITIEE (ERG) HAS DETERMINED THAT
THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE
ENVIRONMENT.
Appeals of the environmental determination must be filed in writing on or before 5:00 PM on February 20, 2009.
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 MARCH 3, 2009 AT 9:00 AM TO CONSIDER THE SHORT PLAT
AND VARIANCE. IF THE ENVIRONMENTAL DETERMINATION IS APPEALED, THE APPEAL WILL
BE HEARD AS PART OF THIS PUBLIC HEARING.
l<Ft'"Fi\lED
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF
COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
Please include the project NUMBER when calling for proper file identification.
'IJON
',1.i:;ioN
CIT'V -:lF' RENTON ot@J"';.~Y o~
+ o + + .Economic Development, Neighborhoods and
..11 ,._ Strategic Planning
'j} -~ Denis Law; Mayor Alex Pietsch, Administrator ;0-N'fO;,------------------__;_----
Febrnary 4, 2009
Ale Kondelis
Cramer NW, Inc.
945 N Central Avenue #104
Kent, WA 98032
SUBJECT: Li Short Plat
LUAOS-148, ECF, SHPL-H, V-H
Dear Ms. Kondelis:
. 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,
Part 2, Section B for a list of the Mitigation Measures. ·
Appeals of the environmental determination must be filed in writing on. or before 5:00 PM on
February 20, 2009. 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
regatding the appeal process may be obtain~d from the Renton City Clerk's Office, ( 425) 430-6510 .
. A Public Hearing will be held by the Renton Hearing Examiner in the Conncil Chambers on the
seyenth floor of City Hall, 1055 South Grady Way, Renton, Washington, on March 3, 2009 at 9:00
AM to consider the [type of project here]. The applicant or representative(s) of the applicant is required
to be present at the public hearing. A copy of the staff report will be mailed to you one week before the
hearing. If the Environmental Determination is appealed, the appeal wi!1 be heard as part of this public
hearing.
The preceding information will assist you in plam1ing 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 of the above, please call me at ( 425) 430-7219.
For the Environmental Review Committee,
fy~~/(
{__;,r?/~
Gerald C. Wasser
Associate Planner
Enclosure
cc: Qi Feng Li & Qing Hua Guan/ Owner(s)
Raymond Ng/ Applicant
Irene Robbins I Party(ies) of Record
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.A.HEAD OF TH.E CURVE
+
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Strategic Planning ·j'} K Denis Law, Mayor Alex Pietsch,.Administrator ~ t\['tOr-----------------...;.:;;::..:..;,;.:.;.,;,;,~.::::::;::.:;.::.::..._
February 4, 2009
Washington State
Department of Ecology
Environmental Review Section
PO Box 47703
Olympia, WA 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 February 3, 2009:
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
PROJECT NAME:
PROJECT NUMBER:
LOCATION:
Li Short Plat
LUAOS-148, ECF, SHPL,H, V-H
1515 Lake Avenue S
DESCRlPTION: The. applicant is requesting Enviromµental (SEPA) Review, a Hearing
Examiner Short Plat approval (for a 2-lot subdivision), and a Hearing Examiner Variance .approval
(for side yard setback requirements along a street) in .the Residential-8 dwelling units per acre (R-8)
zone. The subject property is 15,003 square feet:in area. Lot l would be 5,001 square feet and Lot 2
would be 10,002 square feet The project she contains, a wetland buffer area for an offsite Category 2
wetland and is considered a Hill.side Subdivision due to slope averages in excess of 20 percent.
Access to both lots would be from Lake Avenµe South.
Appeals of the environmental determinatio,n must be filed in writing on or before 5:00 PM on
Febrnary 20, 2009. 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 obtairiedfrom the Renton City Clerk's Office, (425) 430-6510,
Please refer to the enclosed Notice of Environmental Determination for complete details. If you have
questions, please call me at ( 425) 430-7382,
For thefinvironmental Review Committee,
/}f}~~
r' ~erald C Wasser
Associate Planner
Enclosure
cc: King County Wastewater Treatment Division
David F Dietzman, Department of Natural Resources
Karen Walter, Fisheries, Muckleshoot Indian Tribe
WSDOT, Northwest Region
WDFW, Stewart Reinbold
Duwamish Tribal Office
US Army Corp, of Engineers Melissa Calvert, Muckleshoot Cultural Resources Program
Stephanie Kramer, Office of Archaeology & Historic Preservation
----·---l0-5_5_S_o_ut_h_G_r-ad_y_W-ay ___ R_e_n-to,_n_, -W-a-sh-in-g-to-n-98_0_5_7 _______ ~
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CITY OF RENTOI\.
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
MITIGATION MEASURES
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
LUAOS-148, ECF, SHPL-H, V-H
Raymond Ng
Li Short Plat
DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, a Hearing
Examiner Short Plat approval (for a 2-lot subdivision), and a Hearing Examiner Variance approval (for side yard
setback requirements along a street) in the Residential-8 dwelling units per acre (R-8) zone. The subjec,
property is 15,003 square feet in area. Lot 1 would be 5,001 square feet and Lot 2 would be 10,002 square feet.
The project site contains a wetland buffer area for an offsite Category 2 wetland and is considered a Hillsic<e
Subdivision due to slope averages in excess of 20 percent. Access to both lots would be from Lake Avenue
South.
LOCATION OF PROPOSAL:
LEAD AGENCY:
MITIGATION MEASURES:
1515 Lake Avenue S
The City of Renton
Department of Community & Economic Development
Planning Division
1. The applicant shall comply with the recommendations contained in the Geotechnical Engineering
Evaluation, dated May27, 2008, prepared by PanGeo Inc.
ERG Mitigation Measures Page 1 of 1
CITY OF RENTOt,..
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED
ADVISORY NOTES
APPLICATION NO(S):
APPLICANT:
PROJECT NAME:
LUA08-148, ECF, SHPL-H, V-H
Raymond Ng
Li Short Plat
DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, a Hearing
Examiner Short Plat approval (for a 2-lot subdivision), and a Hearing Examiner Variance approval (for side yard
setback requirements along a street) in the Residential-8 dwelling units per acre (R-8) zone. The subject
property is 15,003 square feet in area. Lot 1 would be 5,001 square feet and Lot 2 would be 10,002 square feet.
The project site contains a wetland buffer area for an offsite Category 2 wetland and is considered a Hillside
Subdivision due to slope averages in excess of 20 percent. Access to both lots would be from Lake Avenue
South.
LOCATION OF PROPOSAL:
LEAD AGENCY:
1515 Lake Avenue S
The City of Renton
Department of Community & Economic Development
Planning Division
Advisory Notes to Applicant:
The following notes are supplemental information provided in conjunction with the environmental determination.
Because these notes are provided as information only, they are not subject to the appeal process for
environmental determinations.
Planning:
1. The site is zoned R-8 Due to site slopes averaging greater than 20%, the project is a Hillside Subdivision,
and subject to the subdivision process. A public hearing is required.
2. A variance is required for the side yard setback.
3. Construction activities shall be restricted to the hours between 7:00 a.m. and 8:00 p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between 9:00 a.m. and 8:00 p.m. No work shall
be permitted on Sundays.
4. Temporary Erosion Control shall be installed and maintained in accordance with the Department of
Ecology Standards and staff review.
5. Access to the new lot will be limited to Lake Ave S. This should be identified in the language on the
recorded plat.
6. Fire department access roadways require a minimum 20-foot wide paved roadway.
7. Installation and maintenance of a private sewer lift station serving Lot 2 be incorporated with this short plat.
8. The developer is requesting a variance for set back requirement reduction from 15 feet to 11.4 feet. Staff
recommends that the determination outcome be included in the conditions of this short plat. The
determination has not been identified at the time of this report.
Water:
1. In accordance with the Fire Department requirement (prior to recording the subdivision), at a minimum. one
hydrant within 300 feet of any proposed single-family structure is required.
2. A 4" water main extension with a permanent blow-off assembly, per City standards shall be installed to
proposed Lot 2 is required for meter services.
ERG Advisory Notes Page 1 of 3
3. The Water System Development Charge is $2,236.00 per new single-family residence with the assumpt'or;
of a %" meter in use.
4. Where water pressure is 80 psi or above, Uniform Plumbing Code requires a pressure reducing valve be
installed "downstream" of the water meter. The PRV shall be installed, operated and maintained at the
owner's cost and expense.
5. All plats shall provide a separate water service to each building lot prior to recording of plat.
6. The new water service shall be connected from the existing 8" water main fronting the property along Lake
Ave S.
Sanitary Sewer:
1. The Sewer System Development Charge is $1,591.00 per new single-family residence per%" water meter
service (more if larger sized meter is installed). This fee is due with the construction permit.
2. All short plats shall provide a separate side sewer to each building lot prior to recording the short plat. (Lot
2 does not show side sewer proposed connection). 4-inch Sewer cleanout will be required for side sewer if
it is in excess of 100 ft from existing sewer main along Lake Ave S.
3. No duel side sewer is allowed.
4. Side sewer shall be a minimum of 2% slope.
5. The sanitary sewer main will be extended via a 15-foot utility easement with drivable access to all
manholes.
6. Lot 2 will require the installation of a private sewer lift station.
Surface Water:
1. Surface Water System Development Charge is $1,012.00 per new dwelling unit. This fee is due with the
construction permit.
2. Drainage requirements must meet the 1990 King County Surface Water Design Manual.
3. The narrative provided recommends no flow control improvements required. The improvements do not
exceed runoff by more than 0.5 els. It is requested that calculations be provided to the city to confirm this
recommendation.
Transportation:
1. The traffic mitigation fee of $75 per additional generated trip shall be assessed per additional single fami!y
home at a rate of 9.57 trips per day and is calculated to be $717.75. This fee is payable at time of
recording the plat.
2. All new electrical, phone and cable services must be underground. Construction of these franchise utilities
must be inspected and approved by a City of Renton public works inspector prior to recording of the plat.
3. Street improvements including curb gutter and sidewalk will be required along Lake Ave S abutting the
property to be subdivided.
4. Access road serving new lot to be shared with existing access on north side of property serving the existing
home.
5. New driveway required shall be located 5 feet from the property line.
Fire Department:
1. A fire hydrant with 1000 GPM fire flow is required within 300 feet of all new single-family structures.
Available fire low is limited to 1250 GPM.
ERC Advisory Notes Page 2 of ::S
2. If the building square footage exceeds 3,600 square feet in area, the minimum fire flow increases to 1500
GPM and requires two hydrants within 300 feet of the structures.
3. A fire mitigation fee of $488.00 is required for all new single-family structures.
4. Fire department turnarounds are required for roads over 150-foot in length.
5. All building addresses shall be visible from a public street.
6. The fire apparatus access road shall extend to within 150 feet of all portions of the facility and all portions
of the exterior walls of the first story of the building as measured by an approved route around the exterior
of the building facility.
7. Fire apparatus access roads shall have an unobstructed width of not less than 20 feet.
8. Maximum grade for fire apparatus access roads shall not exceed 15%.
[RC Advisory Notes Page 3 of 3
' ' . ~
CITY OF RENTON
DETERMINATION OF NON-SIGNIFICANCE
(MITIGATED)
APPLICATION NO(S): LUAOS-148, ECF, SHPL-H, V-H
APPLICANT:
PROJECT NAME:
Raymond Ng
Li Short Plat
DESCRIPTION OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, a Hearing
Examiner Short Plat approval (for a 2-lot subdivision), and a Hearing Examiner Variance approval (for side yard
setback requirements along a street) in the Residential-8 dwelling units per acre (R-8) zone. The subject
property is 15,003 square feet in area. Lot 1 would be 5,001 square feet and Lot 2 would be 10,002 square feet.
The project site contains a wetland buffer area for an offsite Category 2 wetland and is considered a Hillside
Subdivision due to slope averages in excess of 20 percent. Access to both lots would be from Lake Avenue
South.
LOCATION OF PROPOSAL:
LEAD AGENCY:
1515 Lake Avenue S
The City of Renton
Department of Community & Economic Development
Planning Division
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c).
Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of
Section 4-6-6 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 February 20, 2009.
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
February 6, 2009
February 2, 2009
~) 'ed.) D9
Date
;;z/ 2) tfl
Date r
November 23, 2012
Jan Illian
City of Renton
1055 S. Grady Way
Renton, WA 98057
RE: Qui Feng Li Short Plat (LUA08-148)
Dear Jan,
I've revised the drainage control plan and the storm narrative to comply with the 2009 King County
Surface Water Design Manual.
The two details on the drainage control plan have been replaced with the current details. Further
explanation of project flow control requirements per the current manual is included in the storm drainage
narrative. I have also included a Technical Information Sheet.
We feel that we have adequately addressed your concerns. However, if you do have any questions or
comments please call or e-mail me.
Sincerely,
6L!r
360-880-7871
ddub67@wavecable.com
STORM DRAINAGE NARRATIVE
OF
QUI FENG LI
1515 LAKE AVES
RENTON, WA
FOR
RAYMOND NG
6622 S. 1241A ST.
SEATTLE, WA 98178
July 28, 2008 (REVISED 11-26-12)
JOB NO. 2007-074
Prepared by Larry S. Krueger, P.E.
I. PROJECT OVERVIEW
Existing Conditions:
This project is located at 1515 Lake Ave S. in the City of Renton. The site is
approximately 0.34 acres. There is an existing home located in the eastern
portion of the property. There is an existing shed in the western portion of the
property. There is also a concrete driveway, and there are some concrete and
brick walkways. The rest of the site is mostly grass in the eastern two thirds of
the site, while the western third consists of mostly trees and brush, with a steep
slope that slopes to the west. The existing site drainage sheetflows to the west
toward a wetland and SR 167. The site's soils appear to be a combination of
Beau site Gravelly Gravelly Sandy Loam, 6 to 15 percent slopes (BeC), Beausite
Gravelly Gravelly Sandy Loam, 15 to 30 percent slopes (BeD), and Puget Silty
Clay Loam (Pu).
Proposed Conditions:
The project proposes to subdivide the site into two residential lots. Both lots will
access off of Lake Ave South via a new 15' wide paved driveway.
New roof runoff will be conveyed through a downspout dispersion trench and the
new driveway runoff will be controlled via another dispersion trench.
II. REQUIREMENTS SUMMARY
The core requirements of the King County Surface Water Design Manual
(KCSWDM) will be provided as follows
Core Requirement #1, Discharge at the Natural Location:
The natural discharge location for this site is along the west property line
where the runoff enters a wetland located along the east side of SR 167.
This will remain the discharge location of the new roof and driveway runoff
after it is routed through dispersion trenches.
Core Requirement #2, Offsite Analysis:
Site runoff sheetflows west to a wetland west of the site and east of SR
167. The runoff then enters a large vegetated swale located along the
east side of SR 167 and flows south. About 700' from the site, the runoff
enters a box culvert that flows west under SR 167. It then flows south in
storm system located along the west side of East Valley Rd. S. Please
see previously submitted Level 1 Offsite Drainage Analysis submitted in
November of 2009 for more information.
Core Requirement #3, Flow Control:
The project proposes the following impervious surface quantities:
House
Driveway
Frontage Improvements
856 sf
2800 sf
370 sf
3826 sf
Per Figure 1.1.2.A, this project qualifies for Small Site Drainage Review
because it results in less than or equal to 10,000 sf of total impervious
added since 1/8/01, less than or equal to 5,000 sf of new impervious
surface, and less than or equal to 35,000 sf of new pervious surface.
Small Site Drainage Review allows flow control via the use of small site
flow control best management practices.
Infiltration isn't feasible per previous discussions with the geotechnical
engineer for this project. Full dispersion also isn't feasible because of the
limited vegetated flow paths available. Therefore basic dispersion will be
implemented. Downspouts and the new driveway runoff will be routed to
dispersion trenches.
Core Requirement #4, Conveyance System:
There is a new conveyance system for the new driveway that consists of
storm pipes and catch basins.
Core Requirement #5, Erosion and Sediment Control:
An erosion and sedimentation control plan will be implemented during
construction. Some of the elements that are anticipated to be included
are a construction entrance, silt fence, and seeding.
Special Requirement #1, Other Adopted Area-Specific Requirements:
This project is not known to include any of the adopted area-specific
requirements stated in Section 1.3.3 of the 2009 KCSWDM.
Special Requirement #2, Flood Hazard Area Designation:
This area is not located in a flood hazard area.
Special Requirement #3, Flood Protection Facilities:
There are no flood protection facilities associated with this project.
May 27, 2008
File No. 06-206
Mr. Raymond Ng
Skyway Home Improvements
P. 0. Box 4084
Renton, WA 98057
Subject: Geotechnical Engineering Evalu:dion
2-Lot Short Plat
1515 Lake Avenue South
Renton, Washington
Dear Mr. Ng,
PanGE@
I • C O R P O R A T S ~
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Mfi.R O 6 2Q14
CiTY '.Ji' RfNTON
As requested, PanGEO Inc. completed a geotechnical engineering evaluation for the subject
property located at 1515 Lake Avenue South in Renton, Washington. The purpose of our study
was to assist the project team to apply for a prnposed 2-Lot Short Plat. This study was
performed in accordance with our mutually agreed scope of work as outlined in our proposal
dated April 4, 2008 and subsequently approved by you on May 6, 2008. Our service scope
included reviewing readily available geologic data, excavating two test pits at the site, and
developing the conclusions and recommendations presented in this report.
SITE AND PRO.JECT DESCRIPTION
The subject property is located on the west sid,: of Lake Avenue South, approximately 100 feet
south of South 15th Avenue in the City of Renton Washington, as shown in Figure 1. As shown
in Figure 2, the subject property is roughly trapezoid in shape, and encompasses approximately
15,003 square feet. The property is bounded by Lake Avenue South on 1he east, a single family
residence on the south, and vacant land on the west and north. Based on a review of the
topographic survey map and our field observations, the site grade slopes down gently from the
east property line to west for the eastern% of the lot with estimated slope inclinations of about
10 percent. The slope inclinations for the most western Y. of the lot increased drastically to
about 70 to 80 percent. Currently, a single fanrily residence occupies the east half of the site (see
Figure 2). The remainder of the property is undeveloped and covered by short grasses on the flat
areas, and bushes and blackberry on the steep slope areas.
-------
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Tel :2Ct:<::t,:-':.~'7,
Mr. Raymond Ng
Proposed 2-Lot Short Plat -1515 Lake Avenue South, Renton, WA
May 27, 2008
We understand that you plan to subdivide the propeftY into two single-family residential lots, one
to consist of the existing building and one to the west of the building, where a new single-family
residence is planned. Detailed information of tile new building is not available at this time. We
anticipate that the proposed new building is most likely to consist of relatively light weight
timber-frame structure with a partial basement. Site grading up to 5 to 6 feet may be needed for
the folilldation and basement construction
The conclusions and recommendations in this study are based on our lillderstanding of the
proposed development, which is in tum based on the project information provided. If the above
project description is incorrect, or the project information changes, we should be consulted to
review the recommendations contained in this :;tudy and make modifications, if needed.
SUBSURFACE EXPLORATIONS
Two test pits (TP-1 and TP-2) were excavated at the site on December 5, 2006, to explore the
subsurface conditions. The approximate test pit locations were measured from existing site
features and are indicated on Figure 2. The test pits were excavated to a depth of about 6Y:, feet
below the existing ground surface using a track-mounted excavator owned and operated by Kelly
Excavating, Inc., Kent, Washington An engin.eer from PanGEO was present during the field
exploration to observe the test pit excavations, obtain representative samples, and to describe and
document the soils encountered in the explorations. A summary of the test pit logs are attached
to this report, and provide descriptions of the materials encountered, depths to soil contacts, and
depths of seepage or caving observed in the test pits sidewalls. The relative in-situ density of
cohesionless soils, or the relative consistency of fine-grained soils was estimated from the
excavating action of the back-hoe, and the stability of the test pit sidewalls. Where soil contacts
were gradual or undulating, the average depth of the contact was recorded in the log. After each
test pit was logged, the excavation was backfilled with the excavated soils and the surface was
tamped and re-graded smooth.
SUBSURFACE CONDITIONS
SITE GEOLOGY AND SUBSURFACE CONDITIONS
According to the geology maps of the area (Tite Geologic map of King County, Washington:
scale 1:100,000, Booth, D. B., Haugerud, RA, and Sacket, J., 2002), the site is underlain by
Renton Formation. Renton Formation is described by Booth et al. as generally consisting of
fine-to coarse-grained sandstone with interbedded of siltstone, claystone, and coal. Our
exploratoiy test pits excavated at the site confirmed the mapped stratigraphy.
In summary, our test pits encountered about 1 Y:, to 2 feet of topsoil/fill. Below the topsoil/fill,
moderately to completely weathered sandstone consisting of slightly silty to silty sand to the
maximum depth excavated of about 6Y2 feet. The weathered sandstone is loose to medium dense
06-206 1515 lake Ave S.doc 2 PanGEO, Inc.
'
•
Mr. Raymond Ng
Proposed 2-Lot Short Plat -1515 Lake Avenue South, Renton, WA
May 27, 2008
in density and becomes dense at about 4Y2 and 5Y2 below the surface. Caving of the side walls of
the test pits was not observed during test excav::irions.
GROUNDWATER CONDITIONS
Groundwater/seepage was not encountered in any of the test pits, however, very moist soil was
observed in the test. Based on the weathered n!l.ture of the soils near the top of the sandstone, we
anticipate perched water forms atop the sandstone during periods of wet weather. It should be
noted that groundwater elevations may vary depending on the season, local subsurface
conditions, and other factors. Groundwater levels are normally highest during the winter and
early spring.
GEOLOGIC HARZARDS ASSESSMENT
We conducted a critical area assessment for the proposed short plat project as part of our study.
The assessment includes evaluation of Landslide Hazards, Seismic (Earthquake) Hazards, Coal
Mine Hazards, and Erosion Hazards. Based on our review of the City ofRenton's Sensitive
Area Map and site topographic map, the weste:m Y. portion of the site is located in a steep slope
area The site is also mapped a slide and erosion hazards area The following sections present
our assessment of potential Geologic Hazards :md their possible effects on the proposed short-
plat.
LANDSLIDE IIAZARos
The site is mapped as a landslide hazard area io accordance with City ofRenton's Sensitive
Areas Maps. We performed a site reconnaissance at the time of our field exploration. During
our site reconnaissance, we did not observe any unusual terrace-like features, slump blocks,
tension cracks or hummocky topography, which are frequently indicative of ground expressions
associated with landsliding and slope instabili1y. Based on our observations of ground features
and the results of our field exploration, it is our opinion that the site is globally stable in its
current configurations. It is also our opinion that the proposed short plat development will not
adversely impact the overall site stability, provided that the recommendations presented in this
report are properly incorporated into the design and construction of the project.
EROSION IIAzARDS
The site is mapped as an Erosion Hazards area in accordance with the City of Renton's Sensitive
Areas Map. However, based on the test pits eKcavated, the site soils encountered exhibit low
erosion potential. Therefore, in our opinion, tile erosion hazards at the site is low provided our
recommendations in this report and best management practice are implemented during proposed
site development.
06-206 1515 lake Ave S.doc 3 PanGEO, Inc.
Mr. Raymond Ng
Proposed 2-Lot Short Plat-1515 Lake Avenue South, Renton, WA
May 27, 2008
SEISMIC IIAzARDs
Based on a review of City ofRenton's Sensitive Areas Map, the site is not mapped as a seismic
hazard area Based on the results of our field exploration, in our opinion, the potential for soil
liquefaction and seismic settlement during a strong earthquake at the site is negligible.
COAL MINE HAZARDS
Coal mine hazard areas are directly llllderlain by, or adjacent to, or affected by coal mine
workings. Coal commonly exists in the Renton formation in the Cougar Molllltain and Tiger
Molllltain areas and there were known and recorded coal mines in these areas, mainly east of
SR405. Based on a review of City ofRenton's Sensitive Areas Map, the site is not mapped as a
coal mine hazard area, and no documented past coal min activities were found in the immediate
vicinity of the project site. Therefore, based on the available information and our field
exploration, it is our opinion that the risk of coal mine hazards is minor for the site.
DISCUSSIONS AND RECOMMENDATIONS
GENERAL
Based on the results of our study, in our opinion, the proposed short-plat is feasible from a
geotechnical engineering standpoint, provided the geotechnical engineering recommendations
contained in this report are followed.
New building on Lot 2 should have a minimum setback distance of 18 feet from the slope crest.
To properly support the building and to mainuan long-term stability, the building footing should
be embedded a minimum of 5 feet below the existing site grade, where dense to vezy dense
sandstone was present. The new building may be supported on conventional perimeter and
interior continuous footings bearing on competent native sand or newly placed structural fill. If
soMoose soil is encountered at foundation elevations, it should be overexcavated to competent
native soil and replaced with compacted structural fill.
SEISMIC DESIGN PARAMETERS
The following provides seismic design pararru,ters for the site that are in conformance with the
2006 and later editions of the International Building Code (IBC), which specifies a design
earthquake having a 2% probability of occurrmce in 50 years (return interval of 2,475 years),
and the 2002 USGS seismic hazard maps:
06-206 1515 lake Ave S.doc 4 PanGEO, Inc.
•
'
Mr. Raymond Ng
Proposed 2-Lot Short Plat -1515 Lake Avenue South, Renton, WA
May 27, 2008
Spectral Spectral
Design
Acceleration Acceleration Site Spectral
Site Coefficfonts Response
Class at 0.2 sec. (g) at 1. 0 sec. (g)
Parameters
Ss s, F, Fv Sos Sm
D 1.45 0.48 1.0 1.52 0.94 0.49
BUILDING FOUNDATIONS
Control DesignPGA
Periods (Sns/2.5)
(sec.)
To Ts
0.10 0.52 0.38
As previously discussed, the west wall of the new building on Lot 2 should be setback a
minimum of 18 feet from the slope crest. In om opinion, the new building may be supported by
perimeter footings and interior continuous footings structurally tied together. To improve the
long-term stability of the building, we recommend the building footings be embedded a
minimum of 5 feet below the site grade. The footing of the east building wall should have a key
of at least 12 inches deep to provide additional lateral resistance. PanGEO should review the
foundation designs during the building permit process to confirm that our recommendations are
properly incorporated into the design and construction of the proposed development.
All footings should be founded upon native moderately weathered sandstone or structural fill
properly compacted over the native sandstone. An allowable bearing pressure of 2,500 psf may
be used for sizing the footings bearing on this stratum. The recommended allowable bearing
pressure may be increased by 1/3 for transient conditions such as wind and seismic loadings. All
footings should be founded a minimum depth of 18 inches below the adjacent finish grade, or for
interior footings, 12 inches below floor slabs.
Total and differential settlements are anticipated to be within tolerable limits for footings
designed and constructed as discussed above. Footing settlement under static loading conditions
are estimated to be less than about I-inch and differential settlement across the house should be
less than about 'h-inch. Most settlement will occur during construction as loads are applied.
Lateral Load Resistance -Lateral forces from wind or seismic loading may be resisted by the
combination of passive earth pressures acting against the embedded portions of the foundations
and basement walls and by friction acting on the base of the foundations. Passive resistance
values may be determined using an equivalen1 fluid weight of 300 pounds per cubic foot {pcf).
This value includes a factor safety of at least 1.5 assunring that a properly compacted structural
fill will be placed adjacent to the sides of the footings. A coefficient friction of 0.35 may be used
to determine the frictional resistance at the base of the footings. This coefficient includes a
factor safety of approximate 1. 5.
06-206 1515 lake Ave S.doc 5 PanGEO, Inc.
Mr. Raymond Ng
Proposed 2-Lot Short Plat -1515 Lake Avenmi South, Renton, WA
May 27, 2008
Footing Drain -We recommend that a 4-inch diameter, schedule 40 PVC or SDR 35, perforated
pipe embedded in washed drain rock/pea grave,! and wrapped in filter fabric be installed at the
base of the perimeter footings to direct collect,d water to an appropriate outlet. The footing
drains should not be discharged onto the slope. The perforations should be placed facing down
Under no circumstances should roof downspot~ drain lines be connected to the footing drain
systems. Roof downspouts must be separately tightlined to an appropriate discharge. Cleanouts
should be installed to allow for periodic mainumance of the footing drain and downspout
tightline systems.
Footing Excavation -All footing excavations should be trimmed neat and footing subgrades
should be carefully prepared. Any loose or softened soil should be removed from the footing
excavations. Footing excavations should be observed by PanGEO to confirm that the exposed
footing subgrade is consistent with the expected conditions and adequate to support the design
bearing pressure.
The contractor should be aware that most oftbe site soils are extremely moisture sensitive due to
their high silt content, and will become disturbed and soft when exposed to inclement weather
conditions. As a result, depending on the weather condition at the time of footing construction, it
may be necessary to place 2 to 3 inches of CDF or clean crushed rock on the exposed footing
subgrade to protect against degradation of the subgrade from moisture and disturbance.
CONCRETE SLAB ON GRADE
Conventional slab on grade construction may be used for garage and basement floors. Concrete
slab on grade floors should be supported on native medium dense to dense silty sand (weathered
sandstone) or properly compacted structural fill placed on top of the native soil. We recommend
that concrete slab on grade floors be underlain by a capillary break consisting of a minimum of 4
inches of %-inch, clean, crushed or washed rock compacted to a firm and unyielding conditiort
Soft spots, where present in the subgrade, should be over-excavated and replaced with a
compacted structural fill. We also recommend placing a minimum IO-mil polyethylene vapor
barrier directly below the slab.
BASEMENT WALL DESIGN PARAMETERS
Basement walls should be properly designed to resist the pressure exerted by the soils behind the
walls. Proper drainage provisions should also be provided behind the walls to intercept and
remove any groundwater from behind the wall. Our geotechnical recommendations for the
design and construction of the basement walls are presented below.
Lateral Earth Pressures -The below grade portions of the walls should be designed for a static
lateral earth pressure based upon an equivalent fluid weight of 40 pcf. A uniform pressure of 7H
psf should be added to reflect the increase loading for seismic conditions, where H corresponds
06-206 1515 lake Ave S.doc 6 PanGEO, Inc.
Mr. Raymond Ng
Proposed 2-Lot Short Plat-1515 Lake Avenmi South, Renton, WA
May 27, 2008
to the buried dep1h of 1he wall. The recommended lateral pressures assume that the backfill
behind the wall consists of a free draining and properly compacted fill with adequate drainage
provisions. If surcharge loads, back-slopes, or building foundations will be located within a
horizontal distance equal to the height of the wall, lateral earth pressures will need to be
increased based upon the type and magnitude c,f surcharge.
Wall Drainage -As a minimum, 4-inch diameter perforated drainpipes should be installed
behind and at the base of the wall footings, embedded in 12 to 18 inches of pea or washed gravel.
The gravel should be wrapped in a geotextile filter fabric to prevent the migration of fines into
the drain system The drainpipe should be graded to direct water to a suitable outlet
Lateral Resistance -Lateral forces from wind or seismic loading and unbalanced lateral ear1h
pressures may be resisted by a combination of passive earth pressures acting against the
embedded portions of the foundations and by friction acting on the base of the foundations.
Passive resistance values may be determined using an equivalent fluid weight of 300 pounds per
cubic foot (pcf). Tiris value includes a factor of safety of at I. 5, assuming that the structural fill
aqjacent to the sides of 1he footing has been p1operly compacted. A friction coefficient of 0.35
may be used to determine the frictional resistance at the base of the footings. This coefficient
includes a factor safety of approximately 1.5 as well.
Wall Bac/ifill-Basement wall backfill should•. consist of free draining granular soils. The
existing on-site soils are fine-grained and will not be suitable for use as backfill behind the
basement walls. All imported fill should conform to that of Gravel Borrow from the Washington
State Department of Transportation (Standard Specification 9-03.14(1)) or other materials to be
approved by PanGEO. In areas where space i, limited between the wall and the face of
excavation, pea gravel may be used as backfill without compaction. We recommend that the
wall backfill be capped with 2 feet of soil witl1 a high fines content to reduce surface water
infiltration behind the walls. The on-site material may be used to cap the backfill, provided that it
is properly moisture conditioned and adequatdy compacted.
Wall backfill should be moisture conditioned to within about 3 percent of optimum moisture
content, placed in loose, horizontal lifts less tltan 8 inches in thickness, and systematically
compacted to a dense and relatively unyielding condition and to at least 95 percent of the
maximum diy density, as determined using test me1hod AS1M D 1557. Within 5 feet of the
wall, the backfill should be compacted to 90 percent of the maximum diy density with small
compaction equipment.
Damp Proofing -The exterior of all below grade walls should be protected with a damp proofing
compound.
06-206 1,1s Jake Ave S.doc 'j PanGEO, Inc.
Mr. Raymond Ng
Proposed 2-Lot Short Plat-1515 Lake Avenue Sou1h, Renton, WA
May 27, 2008
CONSTRUCTION CONSIDERATIONS
0vERVIEW
The main geotechnical aspects of the project construction will include:
• Site preparation
• Foundation excavation and preparation
• Installation of floor slabs, and
• Site drainage and erosion control
SITE PREPARATION
The proposed building areas and other irnproyement areas should be stripped and cleared of
surface vegetation, organic matter, and other deleterious material. Based on the thickness of the
vegetative cover encountered in our borings, a stripping depth of approximately 12 inches will
generally be necessary, with localized areas that may extend as deep as 18 inches. The actual
stripping depth should be based on field observation at the time of construction.
Depending on the grubbing methods used, distlfbance and loosening of the subgrade could occur
during the grubbing process. Soil disturbed during 1he grubbing process should be compacted in-
place to the requirements of structural fill.
In no case should the stripped or grubbed materials be used as structural fill or mixed with material
to be used as structural fill. The stripped materials may be "wasted" on site in non-structural
landscaping areas or they may be exported.
TEMPORARY CUT SLOPES
Temporary excavations up to about 5 to 6 feet deep may be needed to construct the foundations.
Temporary excavations greater 1han 4 feet deep should be properly sloped or shored. All
temporary excavations should be performed in accordance wi1h Part N ofW AC (Washington
Administrative Code) 296-155. The contract,:rr is responsible for maintaining safe excavation
slopes and/or shoring. For planning purposes, the temporary excavations may be sloped to as
steep as lH:lV (horizontal:vertical), but should be re-evaluated in the field during construction
based on actual observed soil conditions.
()6.206 1515 lake Ave S.doc 8 PanGEO, Inc.
••
Mr. Raymond Ng
Proposed 2-Lot Short Plat-1515 Lake Avenu~ South, Renton, WA
May 27, 2008
MATERIAL REUSE
The contractor should be aware that the near-surface silt and silty sand soils contain excessive
fines and are moisture sensitive, and will be difficult to compact to the specified requirements.
As a result, the excavated silt and silty sand materials will not be suitable for use as structural
backfill, but may be used as backfill in non-structural areas. If use of the existing soils is
planned, any excavated soil should be stockpiled and protected with plastic sheeting to prevent
softening from rainfall.
STRUCTURAL FILL AND COMPACTION
Structural fill should consist of imported, clean, free-draining granular soils that are relatively
free from organic matter or other deleterious materials. Such materials should be less than 4
inches in maximum dimension, with less than 7 percent fines (portion passing the U. S. Standard
No. 200 sieve), as specified in Section 9-03. l'{l) of the 2006 WSDOT Standard Spedfications
for Road, Bridge, and Mwiicipal Construction. The fine-grained portion of structural fill soils
should be non-plastic.
Structural fill soils should be moisture conditi,Jned to within about 3 percent of optimum
moisture content, placed in loose, horizontal lifts less than 8 inches in thickness, and compacted
to at least 95 percent maximum density, detennined using ASTM D 1557 (Modified Proctor).
The procedure to achieve proper density of a compacted fill depends on the size and type of
compacting equipment, the number of passes, thickness of the layer being compacted, and
certain soil properties. In areas where the siw of the excavation restricts the use of heavy
equipment, smaller equipment can be used, but the soil must be placed in thin enough layers to
achieve the required relative compaction.
Generally, loosely compacted soils are a result of poor construction techniques or improper
moisture content conditioning. Soils with a high percentage of silt or clay are particularly
susceptible to becoming too wet, and coarse-grained materials easily become too dry, for proper
compaction. Silty or clayey soils with a moisture content too high for adequate compaction
should be dried as necessary, or moisture conditioned by mixing with drier materials, or other
methods. Sprinkling is sometimes required to wet a coarse-grained soil to near the optimum
moisture content before compaction.
WET WEATHER EARTHWORK
In our opinion, the proposed site construction may be accomplished during the winter without
adversely affecting the site stability. Howevn-, earthwork construction performed during the
drier summer months likely will be more economical. Winter construction will require the
implementation of best management erosion :md sedimentation control practice to reduce the
chances of off-site sediment transport. The site soils contain a high percentage of fines and are
06-206 1515 lake Ave S.doc PanGEO, Inc.
Mr. Raymond Ng
Proposed 2-Lot Short Plat-1515 Lake Avenue South, Renton, WA
May 27, 2008
moisture sensitive. Any subgrade soils that become softened either by disturbance or rainfall
should be removed and replaced with structun~ fill or CDF. General recommendations relative
to earthwork performed in wet conditions are presented below:
• Site stripping, excavation and subgradu preparation should be followed promptly by
the placement and compaction of clear structural fill or CDF;
• The size and type of construction equipment used may have to be limited to prevent
soil disturbance;
• The ground surface within the construction area should be graded to promote run-off
of surface water and to prevent the ponding of water; and
• Bales of straw and/or geotextile silt fences should be strategically located to control
erosion and the movement of soil. As a minimum, erosion control along the north
and west property boundaries should be in place before construction begins.
SURFACE DRAINAGE AND EROSION CONSIDERATIONS
Surface runoff can be controlled during constmction by careful grading practices. Typically, this
includes the construction of shallow, upgrade perimeter ditches or low earthen berms in
conjunction with silt fences to collect runoff and prevent water from entering excavations or to
prevent runoff from the construction area from leaving the immediate work site. Temporary
erosion control may require the use of hay bales on the downhill side of the project to prevent
water from leaving the site and potential storm water detention to trap sand and silt before the
water is discharged to a suitable outlet. All c<>llected water should be directed under control to a
positive and permanent discharge system. Potential problems associated with erosion around the
development may be reduced by establishing vegetation within disturbed areas immediately
following grading operations.
Permanent control of surface water should be incorporated in the final grading design. Adequate
surfuce gradients and drainage systems should be incorporated into the design such that surface
runoff is directed away from structures and collected, and not allowed to discharge onto the
slope. All collected water from surface runoff and from downspouts should be routed into a
suitable storm water sewer line, and should not drain into the wall or footing drain system.
ADDITIONAL SERVICES
To confirm that our recommendations are properly incorporated into the design and construction
of the proposed development, Pan GEO should be retained to conduct a review of the final
project plans and specifications, and to monitor the construction of geotechnical elements. The
City of Renton, as part of the permitting process, may also require geotechnical construction
06-206 1515 lake Ave S.doc 10 PanGEO, Inc.
••
Mr. Raymond Ng
Proposed 2-Lot Short Plat-1515 Lake Avenue South, Renton, WA
May 27, 2008
inspection services. Pan GEO can provide you a cost estimate for construction monitoring
services at a later date.
We anticipate that the following additional services may be required:
• Review final project plans and specifications
• Monitor excavations
• Observe subgrade preparation for footings and floor slabs
• Monitor retaining wall construction
• Verify structural fill compaction
• Review of erosion control measures during construction
Modifications to our recommendations presented in this report may be necessary, based on the
actual conditions encmmtered during construction.
CLOSURE
We have prepared this report for Mr. Raymond Ng and the project design team.
Recommendations contained in this report are based on a site reconnaissance, a subsurface
exploration program, review of pertinent subsurface information, and our lil!derstanding of the
project. The study was performed using a mutually agreed-upon scope of work.
Variations in soil conditions may exist betwee,n the locations of the explorations and the actual
conditions lil!derlying the site. The nature and extent of soil variations may not be evident lil!til
construction occurs. If any soil conditions ar(, encountered at the site that are different from
those described in this report, we should be notified immediately to review the applicability of
our recommendations. Additionally, we should also be notified to review the applicability of our
recommendations if there are any changes in 1he project scope.
The scope of our wod: does not include services related to construction safety precautions. Our
recommendations are not intended to direct the contractors' methods, techniques, sequences or
procedures, except as specifically described in our report for consideration in design.
Additionally, the scope of our wod: specifically excludes the assessment of environmental
characteristics, particularly those involving hazardous substances. We are not mold consultants
nor are our recommendations to be interpreted as being preventative of mold development A
mold specialist should be consulted for all mc,ld-related issues.
This report has been prepared for planning and design purposes for specific application to the
proposed project in accordance with the gemnally accepted standards oflocal practice at the time
this report was written. No warranty, express or implied, is made.
Q6..206 15151ake Ave S.doc 11 PanGEO, Inc.
Mr. Raymond Ng
Proposed 2-Lot Short Plat-1515 Lake Avenu~ South, Renton, WA
May 27, 2008
'This report may be used only by the client and for the purposes stated, within a reasonable time
from its issuance. Land use, site conditions (both off and on-site), or other factors including
advances in our widerstanding of applied science, may change over time and could materially
affect our findings. Therefore, this report should not be relied upon after 24 months from its
issuance. PanGEO should be notified if the project is deleyed by more than 24 months from the
date of this report so that we may review the applicability of our conclusions considering the
time lapse.
It is the client's responsibility to see that all parties to this project, including the designer,
contractor, subcontractors, etc., are made aware of this report in its entirety. The use of
information contained in this report for bidding purposes should be done at the contractor's
option and risk. Any party other than the client who wishes to use this report shall notify
PanGEO of such intended use and for pennission to copy this report. Based on the intended use
of the report, PanGEO may require that additional work be performed and that an updated report
be reissued. Noncompliance with any of thesu requirements will release Pan GEO from any
liability resulting from the use this report.
We appreciate the opportunity to be of serviec.
Sincerely,
H. Michael Xue, P.E.
Senior Geotechnical Engineer
Enclosures:
Figure I
Figure 2
Vicinity Map
Site and Exploration Plan
Test Pit Logs (1 sheet)
06-206 1515 lakc Ave S.doc 12
Siew L. Tan, P.E.
Principal Geotechnical Engineer
PanGEO, Inc.
' .
Mr. Raymond Ng
Proposed 2-Lot Short Plat-1515 Lake Avenue South, Renton, WA
May 27, 2008
REFl:RENCES
Booth, D. B., Haugerud, R A, and Sacket, J., 2002, The Geologic map'of King County,
Washington: scale 1: 100,000.
International Building Code (IBC), 2003, International Code Council.
WSDOT, (2006). Standard Specifications for Road, Bridges, and Municipal Construction.
M41-10.
06--206 1515 lakc Ave S.doc 13 PanGEO, Inc.
. '
TEST ll'IT LOGS
Test Pit No. 1
Loca1ion: Southwest comer of property (see Figure 2)
Annroximate ,m und surface elevation: 70 feet
De11th (ft) Materi;i,! DescriQtion
0-1'1:z Loose to medium dense, moist, dark brown, silty SAND/sandy SILT
with scattered roots <Tor,soil/Fill)
l 'l:z -5V, Loose to medium dense, very moist, tan-brown, silty SAND (Highly to
Comoletelv Weathered Sandstone)
5Y:z -6V, Dense, very moist, light brown-tan, slightly silty SAND, (Moderately
Weathered Sandstone), chunks of sandstone, breaks down to siltv sand
Test Pit terminated approximately 6'1:z feet below ground surface.
No SPP.nll1>e or caving observed in the exoloration.
Test Pit No. 2
Location: Northwest comer of property (see Figure 2)
Annroximate <m und surface elevation: 71 feet
D!l]2th (ft) Material Descri11ti2n
0-2 Loose to medium dense, moist, dark brown, sandy SILT, some roots
(T On!!Oil/Fill)
2 -4'1:z Loose to medium dense, very moist, light brown-tan, silty SAND
(Hi!!:hiv to Completely Weathered Sandstone)
4'1:,-6V, Dense to very dense, very moist, gray-tan, slightly silty SAND
(Sli1>htlv to Moderatelv Weathered Sandstone)
Test Pit terminated approximately 6Vi feet below ground surface.
Nose..,,,.= or caving observed in the exoloration.
Date Test Pits excavated: October 5,2006 Test Pits Logged by: HMX
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Firs,'American Title
1. (WA) Lien and Encumbrance Search
· ~ First American
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King County Title Team Three
First Amer/am Title Insurance Company
818 Stewart St, Ste BOO
Seattle, WA 98101
Phn -(206)728-0400 {800)826-7718
Fax -
11400 SE 8th Street, Suite 250, Bellevue, WA 98004
Fax No. ( 425) 635-2101
EastsideTitleTeam@firstam.com
Tim Daniels
tdaniels@firstam.com
(425) 635-2100
Erin Simpson
erinsimpson@firstam.com
(425) 635-2100
Gayle Douce
gdouceOfltst:am.com
( 425) 635-2100
PLEASE SEND ALL RECORDING PACKAGES TO 818 STEWART ST, STE. 800, SEATILE, WA
98101
LIEN AND ENCUMBRANCE SEARCH
For sale By Owner, Use when Seller/Buyer=Bus Source
Use if Seller/Buyer=Bus Source , Enter Names in 'Directed By'
field
Attn: Skyway General Contractors, Inc./Attn: sammi
Re: Guan-Li
Fee: $75.00 sales Tax: $7.13
November 28, 2012
File Number: 4209-2001938
1."1FC"r.1 1 /'. -·-·~ -.~r__ !, t: '
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We hereby certify that we have searched our Tract Indices as to the following described property:
LOT 56 IN BLOCK 7 OF C.D. HILLMAN'S EARLINGTON GARDENS ADDffiON TO THE CITY OF
SEATTLE DIVISION NO. 1, ACCORDING TO PLAT RECORDED IN VOLUME 17 OF PLATS AT
PAGE(S) 74, IN KING COUNTY, WASHINGTON.
and as of November 21, 2012 at 8:00 a.m.
Vested of Record in:
Qing Hua Guan and Qi Feng Li, each as their own separate estate
Subject to:
1. General taxes for the year 2012, which have been paid.
Tax Account No.: 334040118005
Amount: $ 2,279.91
Assessed Land Value: $ 120,000.00
Assessed Improvement Value: $ 51,000.00
Page 1 of 2
Firsl American Title
First American Title
First American Title Insurance Company File No.: 4209-2001938
November 28, 2012
2. Deed of Trust and the terms and conditions thereof.
Grantor/Trustor:
Grantee/Beneficiary:
Trustee:
Amount:
Recorded:
Recording Information:
Qing Hua Guanr a single man and Qi Feng Li, a single man
Seattle Pacific Mortgage, Inc.
Pacific Northwest Title Company of Washington, Inc.
$311,200.00
January 25, 2007
20070125001856
The beneficial interest was assigned by successive assignments, the last of which was; Recorded:
July 30, 2010 Recording information: 20100730000129 To: Mortgage Electronic Registration
Systems, Inc. as nominee for Federal National Mortgage Association c/o IBM Lender Business
Process Services Inc.
3. Lien for Utility Service in favor of City of Renton
Against: Qi Feng Li
Amount: $761.24
Recorded:
Recording Information:
February 15, 2011
20110215001331
We have also searched our General Index for Judgment and State and Federal Tax Liens against the
vestee and find the following:
NONE
This report is made for the purpose herein specified and for this reason liability hereunder is expressly
limited to the sum paid therefore. THIS IS NOT a title report since no examination has been made of the
title to the above described property. Our search for apparent encumbrances was limited to our Tract
Indices, and therefore above listings do not include additional matters which might have been disclosed
by an examination of the record title. We assume no liability in connection with this Lien and
Encumbrance Search and will not be responsible for errors or omissions therein. The charge for this
service will not include supplemental reports, rechecks or other services.
Page 2 of 2
First American Title
First American Title
2. Map-Customer
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3. Vesting~20070125001855
When recorded rebJm to.
QING HUA GUAN
1515 LAKE A.VENUE SOUTH
RENTON, WA 96055
11{111111
! Sil m II> n.N ,, .. , '"" COUNTY, WA
E2262266
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M.& tall:11:i: PAGl:Hl OF Ml
20070126001855.001
Escrow No.: 20060868
TIUe Order No.: 642397
THE GRANTOR(S)
STATUTORY WARRANTY DEED \ \ ~z.._
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F:LED BY PNWT
TODD M. FRANCESCHINA and TAMARA P. FRANCESCHINA, huaband and wife
for and m conaideration of TEN DOLLARS (S10.00) AND OTHER GOOD AND VALUABLE
CONSIDERATION in hand paid, conveyi, end wananta lo
QING HUA GUA.N, a single man and QI FENG LI, e single man
the foUowing descrbed real estate, sltuale<I In the of Krig, S1ate of Washington:
LOT 56, BLOCK 7, C.D. HILLMAN'S EARLINGTON GARDENS ADDrTION TO THE CITY Of
SEATilE DMSION NUMBER 1, ACC~DING TO THE PLAT THEREOF RECORDED IN
VOLUME 17 OF PLATS, PAGE 74, ON KING COUNlY, WASHINGTON.
Tax Parcel Number(s): 334040-1180..05
Dated: J~v~ ..2.. '\ 2.l!>C"l
M ?.1'£J...:-
rooo M. FRANCESCHINA
z~f4~
TAMARA P. FRANCESCHINA
STATE OF Washington
)as.
COUNTY OF King
I eertlfy that I know or have satisfBCtory evidence that TODD M. FRANCESCHINA and TAMARA P.
FRANCESCHINA ia.lare the person(s) who appeared bel'Olll me, end said person(s) acknowledged !hat
he/she/they signed lhls instrument and aeknowledged it to be his/her/their free end volun1Bry IICt for the
uses and purposea mentioned in this instrument 0007:d
Notary Public In and for the State of Washington
re'Sldlngat ~..___
My Commission Expires: t · 7 -o<"i{
First American Title
LP6 10-C5~-!)
First American Title
4. Exception_02_200701250011:l56
20070125oot856:001
After Recording Return To:
SB.\TI1E PACIFIC M::Rl'G11lE, IOC.
275 1181H AVENUE saJIHEl.sI' SUl'lE 20(
B8LIEl.'U8, WASHIN3IW 98005
loan Nl.l'rlbez': 1063170981 1111111,1111
Grantor(s) (Ltil mme first, then first name and inttill$):
L GUAN, QING HUA
2. LI, QI FENG
3.
4.
5.
6.
O AddttlonalnamesooP-se ofdocuraenr.
GJ'alllff(s) (Lui lla1l\f firs1, then first oamt and iniliabJ:
I.SEATTLE PACIFIC MORTGAGE, lNC.
;~15 1111 '!I " "·" • I ;;.,; t ,II
I( COl,IIIT'!', I.IA
j>lu.SC /}-{LY\ 1-Y
FILED BY PNV\'T
2.PACIFIC NORTHWEST TITLB COMPANY OF WASHINGTON, INC.
3 . •.
5. ,.
O Additlonal names on page of document.
Full lepl description on page 3 ofdocum11111.
Assessor's Property Tu Parcel(s) or A«ollllt Number(s): 33 4 040-1180-OS
Reference Nul!lber(s) Assigned or Released:
of documeiu.
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First American Title
DEFINITIONS
Words used In ma.lllp!t sectkms of this documen.l are defintd below aRd otbef words art defined In SedlllllS
3, I l, 13, 18, Wand 21. Certain nilts. reg.ardb.g lbe 1151ge of words used In this document are also provided
in Section 16.
(A) "Seaarltylnstnament"meanslhlsdocwnenl,whldilsdated JANUARY 23, 2007
together wl"-all RidflS to Ibis document.
(B) "Borrowtt" ls QING HUA GUAN , A SINGLE MAN AND QI FE:NG LI, A
SINGLE MAN
Borrower l.s tlw lnllto! tinder this SecurUy lnslnllllent.
(C) "Leader" ls SEATTLE PACIFIC MORTGAGE, INC.
Lender is I CORPORATION organized
and exlstlng under the laws of WASHINGTON
Lender's~is 275 118TH AVENUE SOUTHEAST SUITE 200, BELLBVUE,.
WASHINGTON 98005
Urxler Is lht beDd\ciaJy under mi.5 Secunty Instrument
(DJ "Tratee" is PACIFIC N:RlHWEST TITI.E ct1,{P.nN'{ OF WASHIN:JI(N, ~.
215 o::ll:.LMUA S'mliET, SFA'I'ILR, NA.SHIN:m:N 98104-1511
(E) "Note" mttm Ile promissory note signed by Bcm1'lwer and dated JANUARY 2 3 , 2 0 0 7
Tbe Note stales lha1 Borrower owes Lender TIIREE HUNDRED ELEVEN THOUSAND TWO
HUNDRED AND 00/100 Dollars (U.S. S 311,200.00 )
pim lnleresi. Borrower bas promised to pay th1s d~ to regular Perlodl.c Paymenb and lo pay tbe deb! ill
full nol Jaw tbaJl FEBRU\RY 1, .203 7
{F) ~Pniper(y" means lbe property that Ls described below Wider the heading "Transfer of RJghts In the
Propmy."
(G) "Loan" meam tbe debt evidenced by the Note, plus llllerest, any pnpaymem charges and late charses
dut wider lhe Not:e, and all HIDS due under this Sec:url1y lnstl'ILmcnt. plus inlerest.
{H) 'Rkkn' 11191115 all Riders lo this Security lnslrumenl that ue executed by Burrower. The following
Rlder, are to be uecued. by Borrower (died. brui; as applicable]:
O Adj11Stable Rate Rider
D &lloonR!do-
0 1.4 Family Rider
0 Condominium Rider
0 Planned Unit ~opm~nt Ridm"
O Biweekly Payment ruder
D Second Home Rider
D Other(s) (specify)
(I) ·AppUcable Law' meaM all amtmUtng applicable Federal, SUik and loc.aI stahdes, regulations,
ordllllll(es arid 1dmiolltml.ve rule:,. alld orders (llw ~ !he eO""eci of law) u well u all 1pplkilhlie fl.nal,
non-appealable Jndldal opllllom.
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20010125001656.002
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/J) "C.aummity Assadadon o.t,,, Fees, uad AaeslmentJ" means aU dues, fees, Uffflmeats and Olber
charges tbal are liaposed on Borrower or lhe Propeny by a condorninlwn anodltiOP, bomeownm
woclation or similar orpnl211ioa.
(K) "El«tnmit Funds Tramfer" means my tnmfer of funds, other than a transacllan originated by cbttk,
draft, or similar p.aper inslnuDenl, wb.lc.b L, Initiated tki-augh au electronic 1ennhsa.l, telephonic IJ!Strumenl,
computer, or lllapttlc lap! so a, 10 order, lnstntct, or aurhodze a flnuclal Jnslitution lo debM or credit an
acCO\lllt. Such lerm include!, but l, not limited lo, polat-of-ult transfers, Ulomated tellef machlae
U'IIISUtiom, tnnsren: lnittated by telq,bone. wirt tnmsfers, ud automated clearmgh.D11$11! lrnlSfers.
(L) "&crow Items" means those items tbt are described lll Section 3.
(M) ·~ Proceeds" mean:i any compesisation, setdemenl, award ofd11R11ges, or p!'OCftCll paid
by any tblld party (odier tbaJJ insuniia proceeds p,ald uiacler the covengii1 deKrlbed in Section j) for: (l)
damage 10, or ft5lJuclioci of, tbe Property; (II) condmmtion or other tu.Ing of aU or any put of tu
Property; (ill) conveyance-in lieu of rondemu.tioa; r,r (hi) misreprarntaliou of, or omissions .u lo, !he
val11e and/or condllion DI tae Proper1y.
(N) "Mongar. J'lllllfllQU" meam UISW'llllCe p~ Ltl1der agalwi11he 11011p1ymen1 of. or dfflul! on,
the loa,i.
(O} "Periodic Payment· muns the r,gularly sditduled uioum due for tl) principal and Interest under the
Note, plus Ol) uy amounts llllder Section 3 of this Security Instrumeot.
(P) "RESPA" means the Real Estate Se1tlemem Pn:icedmes Act (12 U.S.C. §2601 et ttq.J lllld ils
lmpJemmtiag regu!IUoa. Regnlalion X (2,4 C. F .R. Part 3500), u they mighl be 1J11endeG from time to tJJM.
or any addili01W1! or 1UCCessor ltgislatton or rtgulaUon that goverll$ the samesnbject anatter. As used in Ille
56cviiy Imtrument, "RESPA" reftrs to all requlttJIM:nls and rucricUoD! Illar are hnpmed 1n reganf to a
~kderally relaid monpge loan" eve:n If the Loan does Ml qualify ;u a 'federal!)' related 11»11pge loin"
under RESP A.
(Q) ~Sac.U:llor 111 b.~ or Bumnm''' means &Dy pariy that 1w taken title fo te Prope,1)'. whether ur
oot lml party bu wamed Borrower·, obllptiom under the Nae and/or this Sewrlty lnstnunent.
TRANSFER OF RIGHTS IN THE PROPERTY
Tltls Securit)' lusnment secures to Lender: (i) (he repayment oftbe Lo,11. 1Ddall renewals, excensJons and
modifications of the Now: and (ii) lhe performance of Borrower's covenant! and agreements under this
Secarlty Instrument and the Nott. For this purpo,e, Bcm-ower lm:voc:ably grants and corrveys lo Trustee.
111 trust, With poww or sm, the rollowtng described property localed In !be
COUNTY or KING
11)11' GI" RecmllagJndk:!laJ
LOT 56, BLOCK 7, C.D. H!LLMAN•s
TO 'l'HE CITY OF SEA'ITLE DIVISION
PLAT THEREOF RECORDED IN VOLUkE
KING COUNTY WJI.SHINGTON.
A.P.N.: 334040-1180-0S
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[Namo D!R-.llng~J
EARLINGTON GARDENS ADDITION
NUMBER 1, ACCORDING TO THE
17 OF PLATS, PAGE 74, ON
20070125001656.WJ
Firs! 'American Title
whldtcumatlylia,.tlteaddn!ssor 1515 LAKE AVENUE SOUTH
RBNTON
[Cl!)']
, Washington 99055
""""''
('Property Addre,s"):
TOGETHER WI1lf au Ifie Jmpn:,ve111e11ts oow or hffl:2ftei: erected cm the property, and all wements,
appurtenances, and fixtures now or heruftu,. pan oftheproperty. All replacffllents and 11ddlttom shall also
be covered by this Sea1rliy lnslrumenl. Al[ oftbe for!going b referred It! In lhJ.s Secnrlty IIISU'Ulbent as CM
"l'n>p<'1y."
BORROWER COVENANTS that Bonuwer ls lawfally .seised of the ~ henby OOJJveyed and bas
the right to gram and c:onwy tht Ptoper1y and l1IAt the Property is -nCWDbel-ed, excepc Cm l!DCUmbrances
of record. Borrower wumits and will defend generally the title to tbe Property aga1mt all claims and
deDlil.nds, subject to my enc:umbnnces of rtOOrd.
THIS SECURITY INSTRUME!'(T combbles unifunn COVelRIIG for national me and non-uniform
co~ts with limited vdtlo115 by jurisdtction to constitute ii uniform security lnsttumm! covertng real
property.
UNIFORM COVENANTS. Botroffl!r and Lender roveunt and ~ as follows:
I, Pa}'JDCllt of Pr:lndpal, lnlaat, Escn:iw Iteim, Pnpaynaml Charges, and Latt Charps,
Borrower shall pa.y when dut the prlnclpail ot tDd UI~ on. tht debl evldenc:ed by the Note and ;my
pnpayml!III charges am! late clwJjes due under the Note. Borrowtr shall also JliY funds for Escrow lll!lllS
pur5Uant lo Section 3. Payments due under Ute Nore ud t~ Secwity Instrument shall be made lll U.S.
currency. HCJWe"Yu, if any cM(:k or other inslrummt received try Lend« u pyment under Ille NOie or this
Secllfity Imtrumem Is rttumed to Lcndtr 11npaid, LmdtT may require that ~Y or all suhlequent paymeors
due Wide!' the Nott and this SecurUy biwumem be made In Wlll' ar more of the-fotlowing forms, 11!1 se.lecced
by Lffldtr: fa) ush: (b) mo.aey order; (c) Ctttiiled chedr., bank check, treasurer's dwell or Whter's thed.
provided any such chtck Is drawn upon Ill lnstltutton ~ deposits ,m lllsllred by a federal agency,
Lmtrwnentality, or entity: ar (d) Electronic Fu.ads Trans~.
Payments ure d«med received by I.ender whe.D. received at the loeation de!lguled In the Note or 11
such other location as may be designaled by Lender ID atcon:luce with the notice provisions In Section 15.
Lealiel" may rehitn any paymmt or partial pi,yment if the payment or partial payments are lasufftclenl 10
bring the Loan cmreat. Leixicc may accept my p,lylDelll or part.lal payment insnfflde:n1 lo bring tile Loan
CW'Tellt. without watver of uy rights bettunder or prejudici! lo Its rights to ri!l'use such pll)'Ulent or partial
payments in lite futare, but Lender Is not OOllpted to apPly such payments at the ~ mcb ~ are
accepted. If each Periodic Payment is 1pplied u or tis scbedulied due date, then Lender nred not p1y urterest
0.11 Wllpplred fmHb. Lender may hold sudl unappHed funds until Borrower makes p1ymenlto bring !he Lom
current. If Borruwer does not do so wlth1o I msonable period of time, 1.eDr shall ettber apply such £wids
or l'fflll'll them to Borrower. Ir JIOI applled wlle-, such funds will be applied to the outswJdlng prlndpal
balantt under lbe Note immedi.ltdy prtor to foredasure. No off~ or claim whtch Borrowa-might have
now or in the future agalDst Lendu slifJl rellmi llomiWl!f from makiug p1ylDCIWI du,e under !he Note and
this, Socurlly Instmment or perl'omtlng !he covenanls &lld agreements secured by this Sewricy Instrument.
2, AppJicatlon of Payments or Proceecb. Except u olbtrwlse described la tld:s Section 2, all
payments •~ and applied by l.axlea-shall be applied in the followiag ordu of priodty: (I) lniere. due
under 1H Noc.: (bl prlDdpal dllt under the Note; (c) lmOUlb de andet ~ctio.n 3. Such paymems shall be
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2007012500 IMS.OM
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applied to toach Periodic Payme111 In lilt onler in which It bearne due. Any temming amounts shall be
applled first to late dw"ges. ~cond to any other amounts~ llllder this SeooiJy ln$lnmiellt, and then 1o
reduce the prindpil balaiac:e or !he Note.
If Le»der receives. & paymem from Borrower for a delinquent Pttiodk: Payment which lacludes a
nffident amount to pay any Lale thar~ due. the p11yment milY be applied 10 the delinquent paynwnl and !he
latecbarge. Ifm0tt than one Pmodlc Paymeill 1'1 oulstanding, under may apply u.y paymml receJved from
Borrower lo tht repaymelll. oftbe Periodic l'aymmu if, and io the u:wnt that. each payment an be paid In
fall. To the ~tent thlt 1oy exces.1 exists after the ptymmt is applied lo Che fuU pa.ymem or ooe or more
Periodic Paymtrm. sud ezcess may be applied to any btt charg,n due. Voluruary prepayments shall be
applied flrsl Kl My prepayment dlll'ges and lbeo as desnlbed in the Note.
Any appli~tion of paymenb, lmurance proa,ids, or Mlsodlanrow Proc:eedl to prlndpal duo! wader
the Note ,ball nol exitad Ill" Jl(l$tpone the dw.e date, oc dwige the amOIIJII, of the Per1odlt Paymellb
3. PIUNb for Elcrow Itnsu. Borrowtr ihlll pa.y to l..eflder oa lhe day Pertodlc Paywnrs an! we
Wider the Note. until dJe Norr 15 p&id In f'ull, a sum (IH 'Funds") to provide for pay1ne111 of amouncs ~
for: (1) tues and IW'35ments ud otlter Uemi which can atlain prlorily O\rel" 1h15 Securtty IIWnLml!lnt ;i.s a
lito. or e11t111&bnnoe on the Property; (h) lwelMlkl JlllYmellC$ or grOWld 1151ts 1.111 the Property. If my; (c)
pttmiums for any and all inwra.tice required by Lender under Sect!Oll 5; and (d) Mortg• lnslll"IIICr
prml111115. !£any, or any ,wns plylhle by Borrower 10 Lender in lieu of the paymt'lll of Morts•St! lnsuran~
premlWD$ lo acccinlance wl(h the provision., of Section IO. Thew ltms are called "&crow llemS." A.t
origination or al Illy time during lbe term of 1he Loan, Lender may requtrt lhal Communlty Assocwlon
Dues. Fed, and Assmmetils. if any, be e5Crowed by .Borrower, and such due1. (ee5 iind messments shill
be an ~w ltmi. Borrowtt s.ba.11 promplly furn1'h lo Lender~ notica of amounb lo be paid Lblder lhls
Seclioo . .Bonuwer :w1I pay Lender lhe Funds for &crow l1ems unless Lender waives Borrower's obllgaUon
to pay the Funds for any or all Esaow Items. Lender may walve Borrower's obllp(ioo lo pay IO Under
Ftncb flll" llll)' or Ill Escrow hems a1 any llmt. Airy sw:h wa!Yer may only be in Wfllln8, In lhe -t of
such walver, Borrower sball pay diredly, wheJi ad when pa)'llble. the amounts due fm any Escrow Items
flll" wbic.b paymenl of Fllld bas beai w.alved by Lender and, Jf Leader requires, sluill fumWi 10 Lemh1r
receipts evldend!JI me~ payment wllbln ~c.b tLme period as Lender may requJ.re. Borrower's obligation lo
make such paymeob and to provide recdpts shall for all purposes be deemfd IO be a covu.ant and agreement
cootuned in thh Securily Instrument. as the phrase •oovw,nt and .agreement" 1$ used In Setllon 9. J(
Bom1wer is obligaled to pay Esa-ow Items diffctly, pursuant 10 a waiver, .uid Borrower falli to JNIY the
amount d11e for an E:si:n;iw Item, Lender may exercise Its rights wader Section 9 and pay sad! amouo! ,111<1
Borrower shall then be obligated wider Sectkm 9 to repay to Lender any u:11 amount. Lender may revoke
lhe w.atver as to any or all Escrow ltem5 at any lime by & notice gtYeo in accordance wilh Section 15 and,
upon such revocallDfl, Borrower sh&II pay lo Lender &11 Fllllds, ud i. Mith IIDOUlll:5, that ue 1hen req111rtd
wider lhb Section 3.
Lender may. at any lime, ('.()llect and bold Funds ln an amount (a) sufficient co permit Lender to apply
~ F11mls al tbe Ume specffied under RESPA, and (b) not lo exceed lhe mmmum ll!OOllnt & lender can
requ~ muitt RESPA. Lemer :shill tstimall! lhe amount or Funds dne on the basis of current dlca and
reasonable estimates of expenditures of future E:.scruw Items or otherwise lnac:c(lrdance wtth AppUcable Law.
The Fllflds shall be held lo an Institution who~ depoSits are insured by a kdtral 11eoq,
lnslnlmfflllllty, or entity (Jndu.d.ing Lender. if Lender b an lmtltutlon w~ deposits are so Insured) or In
any federal Home Loan Bank. Lender maU apply lhe i.·und.110 pay the &crow I1em$ no bier than 1H lime
specified u.nder RESPA. Unde:r shall oot ~ Borrower for hoJdlog and &pplyiag lhe Ftlc:b, annaally
a.aal.}'WIR the esaow accou.ot, or verifying tht' Escrow Items.. unless Lender pays Borro,,wr lnlerut 011. the
Funds and Appllc:able Law perm.lU Ltndrr to make tllCJJ a ~. Unless an agreement is made lo writing
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200 I O I 2500 i 636.005
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ar Applkllble Law rtqllirH intmsl to be paid on lhe Fimds, Lender shall not be n,qulred to pay Borrower
anyi11taes1 ortanlillgson 1M, FWKb. 8orr0Wf!r and Lendel-can agree.ID. \fflllilg, ~. dw ln'8ffitshall
be paid oo the Fullds. Lendtt Jhal.l give lo Borrower. withom c'-se, an annual &ea:IIIUtng of the FIN
.u required by RESPA.
If tllere ls a surp(U$ of Funds~ In escrow, u lltfined U11der RESPA, Lender shall iccollllt IO
BortoMr ror the excess funds in acconiance with RE.SPA. 1r !lere Is ii shonage of fuds held In escrow,
as defined under RESP A, Lericltr sh&ll DD1lfy Bomnwr as required by RESP A, aod Borrower shall p•.y kl
Lender de amoont aeces.,ary to malu! QJI the shortagt In accordan~ wltb RESP A, but In oo more lhui 12
monthly~. lftbereU1ddlruncyolFIUlds held In escrow, asdt!fiaed Wider RESP A, LeIHRrshall
IIOUfy Borrower as n,qulred by RESP A. and Borrower shall pay lo Lender lbe amount necessary to make up
the deficiency W accordallce with RESPA, bul ill 110 more rh1u1 12 monthlJ paymellb.
Upoa payment la full or all S1Um RCtlffll by lhb Security In:strumen1, Lender shall prompC]y rerund
to Borrower 111y Fand, beld by Ltndtt.
4. Cb1rge1; Utm. Borrower shall pay all tnes, assessments, charl!ft, fines, and lmposltkm
attrlbutabk 10 the Pn:ip~ whkh can attabl prior:lty o¥er this Securlly lmlnlmrnt, leasehold payments OI"
ground rem on the Proper1y, lf any. and Communily ~lion Dues, Ftts, and Jusessmenu.. ii any. Ta
Ille extent thal the$e i~ms are Escrow Items,, Borrower WI! pay thnn ln lhe manner provided in Section 3.
Bctrrowec shall prompdy &UIJ" any lien which has prlorily over this Security Instrument Wlless
Borrower: (&) lgf'ffl la Wrltlng to the payment of lhe obtiplon seaired by die lien in o1 mmaer accep(able
to Lendl!I", but only so Jong u Borrower b pmomung such agrement; (b) contests lhe lxo bi good [ll1h
by, or ddud$ apJnst enfortemeiu or the lien ln. legal. proceedlags whkh lo Lender'1 opinion opente lo
prevent the en&irceme,u of tllt lien wllile tliose proceedings are pending, but only IOtil sud:J proi::eedl.afp lre
ooncladtid; or (c) ~ rtom the bolder of tile lien an &greernenl subfaaory to Lender su~ die
In lo this Secarlly lnstrumem. If Lender detl!rmines thal uy part of tlie Property b subject lo• lleii wlllcb
can •ltBla prlotily over this Secmity lnstrumffl1, Lender-mii)' give Borrower & DOtke Jdnttfy:log the lien.
Within 10 diys or the dale fill which ai. 11odc:e l:s given, Borro..,.r slwl satisfy 1hr lien or tale one or IIKltt
of the 1.ctimu set forth above Jn lhiJ Section 4.
l..eoder Ell)" ~ulre Borro...er to pay I one-time charge for I ml eslll.te tlD: veriflcatlon and.for reporting
~ce used by Lmder ln coanectioa with this Loan.
5. Property haqraa,;:e. Borrower shl.U keep the imploveml!Slls now wsllng or bmantt erected Oil
the Property ills~ ap.last loss. by fire. hazanb included within the term "exterded coverage," 111d any
other bazlrds lnduding, bul DOI limited io. ea:rtbquale$ and floods, for whkll Leader requ.ires ltlSUtJJICe.
This lnsara::11! $hall be malDlained Jn Ile amounb (including dr;ilacdble level$) and £or the periods that
1.-der require$. What Lender ~uiru pursuant lo the preceding sentences can cliange daring the tmn of
die Loaii. The luurW'I! earlier pruvfdtng die lmurbce sbl.Jl be chosen by Bcirrower 5Ubjed to Lender'!i
rig)U to disiipprove Borrower's dloke. wbk:h ri8ht shall not be uercised IUl!'ffSODlbly. LeDdef may require
Borrower kl p;1y, In connection with Ibis Loui, either: (a) 1 one-time chargt for flood zone cletenuiaatloo.
certification and traclioe: xrvke$; or (b) 1 one-time charge far Rood zone deM'minatlwi ud centfl.cattoa
services and subqDW CMrges each tune remappings or similar changes Ottll!' whlcb reasi:mably might
affect SU.Ch determhuilion or certillcatiOII. Borrower shall also be respoosible for the pa.yment of any fees
lmpos«I by the Fedmal Emergucy Mmlgeme11t Agency in colllleCl!on wkh the tt-view of any flood -
detem11nation ~ng from Ill! objfJCtion by Borrower.
U Borrowt!r falls lo maintain uy of tilt co~ desmbed 1bo\lt, Limdel" ~ duJn ~
cownge. II l..eftder's option ml Borrower's eapense. Lender It under nc:i OOJlgaUon k> purchl.R illlY
pvtiC\llar type or-11DOU111 of cOveBp. Thettfo~, such coven.rie lhall cvva-Lender, but might or might aot
proleci Borrower, Borrowa-'s~utl)' ID lblProperty, or the content:9 of tile Propeny, •pl.ml uy rut, hazard
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20070125001866.006
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or liabilky IJld might provide grealer or Jes3er cover/Age 1han was pnvlously In effect. Borro~
achowledge, tl&at ill~ cost of Che IDsurana: co~ so obtained might slgniflcaotly exceed the cost 0£
lllsarana! tbat Borrower COIIJd have obtained. Any urxnmts disbursed by Lender mider this Section 5 s1lall
berome Mlditlonal debt of Borrower securM by lhis Security Imlrwnmi. These lm0Ul1ts shall bear interest
at lbe Note nte rrom the dale of dlsbur3ement and wl! be payable. with such interest. upon notice from
Lender to Borrower requesting paymenl.
All lm.mmte polidts requind by I.encltr and rmewah of such polklts sbaJI be JUbjcw:t to Lender's
right 10 dblipprove sach polide,. sh&l.l lndude I SWllbrd morlgage dame, md shall name under as
mortgagee and/or as an additional lo,, payee. Lender slw1 haw lhe rtJht to hold the pollcle:S -.cl m1e1nl
Ctttlfic.ata. lf Lfflcftr rtqa!re.i;, Borrower sUII promptly give to Lender 111 receipb ofpaJcl premiums and
ttaewal notices. Jfllom)we, obtain, any fotm olim1an11>ce cowngt, nQ( olherwise requ.ired by Lender, for
damagt to, Dr destrucHoa of, the Properly. such policy mlill luclOOI! 1 ffi:ndard mortgage clause and shall
name Lmder as IQO!lpgtt and/or u an addltlonaJ Jos., pa~.
In the ~ of loss, Borrower shall give prompt notice kl lhe lasuraJICe carriel" and Leader. Lender
may make proof of LO$$ If not made promptly by Borrower. Unles:s. Lendier 11111 Borrow~ IKherwise 118ffe
In wrlllng, any IDSt1raJ1ce proceeds, whelhtr or noC lht WIIZrlying ln.su= was required by Lender. $ball
be applled 1o ttstoratlOD Df" repair or lbe Property. Jf the raloration « repair Is tronomiu.lly feasible and
l.ellder'; secwily i! not lessened. During mch repair and m1orat1oo period, Lender shall ba¥e thl! right to
hold such blwaoot praceed:s tlJltil Ltadtt has had III opportun!ty lo Inspect ,uch Property lo emare the work
bas been compleled to 1..t:oiier's satlsfacttoo. provided that such inspedlOJ1 shall be undrnalen pmmplly.
Lemler may dl5bur,e prott'eCb for the repairs 11111 nstorJ.lklll ln a siDgte JaYlllffil or In a sirries 11l progress
payments as 1he wort Is completed. Unles:s an agreemtll11'1 made ill writing or Applicable I.Aw requires
interest to be paid Oil such lnsi.aranctc proceeds, Lender shall not be requlmi to pilY Borrower any Interest or
earninp on such proctea. Pee:s for public adjUSlen., or other third parties, mallled by Borrowe£ sm.ll no1
llll ~ oat of the lnsun.ai:r proceeds and sbU be the sole obllgation of Bom:iwer. If the reston.llon or
n!pah" Is not ero&Omlcally feasible or Lender's securlly would be Jessen~. the tnsuraoce proceeds ilill be
applled to the IURlS 9eCILffll by !his Securlcy lnstrummt, whetbtt or not Ihm due. With the eM."en, if any,
paid lo Borrower. Such inslll1lllce proceeds shall be applied Jn die order provided for bl Section z.
If Borrower abandons the Property. Lender IDl.y ~. oegodate and ~ my available lnsuraace claim
and related matlr.rs. If Borrower does not respond within 30 days lo a DOUce from U!Dder dw the lMaruu.""t
c.-rter has offHed to settle a claim, then Lender may negotiate and settle the claim. The 30-d:ay period will
begin when tbt notice 13 gtvm. In eltlier event. or if Lemler acquires the Property lllldtt Section Z2 or
olberwbe, Bomiwcr hereby assigm to Lender (a) Borrowu's rigbls to any I~ proceeds In an arnowil
not to ei:ceed die llDOWlts llllp&ld llllder the Note or this Secwily l!Ulrument, and (b) any other ofBorroWff' s
rtgNs (otber tllan the rl&bt lo my muud of une&med ~ms paid by BoITTMT.r) under all insunnce
policies covering die Prope,1y, indaru such rights ilR .applicable 10 the co...enge of the~. Lendtt
aw.y use i.e DISllrwnce proce,eds eltber to repair or rutore the Property or 10 pay amounl5 unp;ild 1Ulder the
Note or this Serur:lty ~-Wllef»r or nm Chm dtte.
6. Occupancy. Borrower 3hall occupy. eslablislt. and ae lb! Property as ~·1 priaclpal
retldtnc:e within 60 days afb!r the euclltlon of t1b Secur:lly lmlrwneru ;md .daall conliflue lo occupy die
Property as Borrower's prlndJ'41 ~ lor at Jeul: one year after the dale or occupancy, 1111les, Lender
othenvlse ;agrees in Writing, wldcb consent sball not be wnasoaably wilhheld, or unless exlen~
clrromslalu:a eXbt wtlicb are beyond Bom:r,wr's control.
7. Pr-..ermion, Maialaluce and Prottction of tbe Property; lo5pecdoas, Borrower slwl not
destroy. damage or ~ lbe Properly, aUow lbe l'roperty lo detettortte DI" commll wa$te on lbe l'ropmy.
Whetbtr or nm Borrower ls rmding ln the Property, Borrower shall mail!.tllin the Property In ord!,r lo
First American Title
20070125001866.007
First American Title
prevetll the l'roperty £min dtterionl:h1g or decreulng in n.lae due to tts tondltloa. Unless JI ill dellTIDlned
punua11 to Sedlllll S that repair or restcnHon Is not economk.dly realble, Bonuwer shall ,rompdy .,-
the Property If dam.-,1 tn avoid flll1!:im' deterloratioQ or damage. If insuru.ce DI" co.udemufion J)l'OCffih
are paid lll OOflfleCllDn wilh damagt to, or thr llklng of. Che Property, Borrower mall be nspoutble for
repairing or ruloring lhe Property only J£ Lender hall relened prociwds for sum paq,os,es. Lender im:y
dtsbune procttds ror the repairs and restl'.Jl'aliaa Ill a slflgJe payment or ln a series of progrus. payments u
!ht WDl"k ls completed. Utbe lmwaace or condem1U1tiOII proceeds~ not wffidenl to repm or restore~
Property. BorroW!r 15 IIOt relieved of Bormwer's obllptlon for the completloD of sue• repair oc JffloraUOn.
Lend,:i-or Jts .agnt may make rea.souble entdies upon alld Inspections of the Property. If U bu
reuooabk ause, Lender IDiy lo,pect the l11ffior of tlir lmpwvemeots on lbe Property. Leadez" sball gtye
Borrow.-IIOdce at tht timr of or prlor to nrb ai inknor impeclion spedfyiq s1tch reaoubJe oiuse.
I. BaJTH¥tr't Loan App&.doa. Borrowu shall be In default if, during Che Lou ;appllcaaon
process, Borrower or any per.sons or entlfles acting at the dlreclkm of Bomiwer or wt~ Bonvwer's
knowledge or c:omail gave materially false, rnlsleadlDg, oc biaccw"ilte Information. or AllelNats Ill Lmder
(or Wwl to provide Lenderwilk ttlmriaJ. infomlatloli) Jn connectloo w1Cb die Loan. Maimal represe:nwtons
lndudt. but ~ IIOt limited to, n!pft$entatfflos concttnlqg Borrower's ocmpa.acy of the Proptrty as
Borrowet's priDcipal reslde.oce.
9. Pl'Ob!ldlon ef Lmditr's I1tenst la the Property and rupts U.cler I.Im Seau1cy ID1trummt.
If (a) Bomwa-r.us 10 perform .tie covemnu aad agreements ccm&alned ta this S«orhy Jnstrumw, (b) lher1!
b I legal protetdmg dial mlghi 5tpifkaatly dTed UAder's bileresl 1n Che Property and/or rfgllts wultrthis
Serurity llllirwlw:GI (Mich as a proc:emhig in bankruptcy, Jl[dN.te. for oondemutlon or forfeiture, far
enforcemeJII of a Uen Mlfd 1111)' attaia prlorUy over thb Sl!curlly lastrument or kl ellforce Jaws or
regulations), or (c) Borrower bu abaooon,r.,11 lbe Propa1y, lheo Lender may do and pay l'ot whatever is
reasoaable or appropriate to prolect Lender's lntft"est In lhe Propeny and rlgllt., mid• this Secmi1y
lmtnametit. inclmllng pmtect!ng-.od/or as.seDl.ng the value of the Properly, wf seau-llll Pld.lot rtplirln,g
the Property. Lender's 1ctlom can Include. bid are IIOt U!Dlted to: (•) payfllfl any sums secured by a lien
which bas pr:lori(yom lblsSecarily rnstrvnten1; (b} •ppearing in court; a.ad (c) paying rusanable 1ttorneys'
fees 1G proleci llll lnlernt In lhe Propeny and/or righb under Ibis Security lnstnuuent, indudl!ll its securtd
position ln a banluupccy ~ding. Securing !be Propmy Jncludes, bill: 15 not limited 10, entatng the
Prop!,rty to 11\Ue rtpain, cJi.qge lodu. replace ~ board up doors and wtndows, drain Wlkr from p.tpes,
eliminate building M other cDlk vioiltloos or dalljffl)IIS c:ondWum, and luiw uWlcles ruraed on or off.
Althoagb Lendier may lie .&dio.o under Ibis Section 9. Lender does oat have lo do so and Is not under any
duty or obllpttoa to do so. Ir b •greed dtat Lenm !ocurs IIO liability for not laking any or aU adlom
illlboriud uder this Sectm 9.
Any HllOUllls disbuned by Lender under Ibis SectioD 9 sbalJ became •ddttlou.l debt of Borruwer
ttcurfll t,y lh1s Secu.rlly Imtrument. These amolllllS shall btar tnlernl: at the Noe rate from the cla$e of
di~ and shall be payable, with such lnlerest, upon nodoe from LeodH to Borrower reqaatlng ,.,.....
If this Secnrity lmlrummt Is 011 a l.wehold. Borrower shall comply wltla all Che provlsioas of tu Jew.
Bonv.ver s!Lall oot sum:inder Che leuebokl ~ u,d illteresCs mdQ conveyed or lermlnde or cancel the
ground leaSI!. Bortoffl:r shall nOC, Without lhe express written C0112J1t of Lender, alter ar amend th grDUlld
lease. If Bomwu acquires ree title to tile Property, 1H INSehald a.ml the fee title shall not mergl! unless
Lender llgl'ees to tbt merger .In writing.
10. Morts• 1-u,mce, lflencler required Mortglg,t> lmw;uice as a condldo.o. Df.llllkhigtbe Loan,
Borrower .i.11 pqo Ole premhun, reqtdrtd to maiot.lin the M011pge Insunuu:e ln eftect. If. fur my reuan.
the Mmtgap lDsunnce C1J'VffilP required lry Lender c:eutS to be a\lllllable from !he mortgage ln5uret thal
First American Title
2001012soo1896.ooa
First American Title
prevlowty provided SDCh imurance and Borrower wu required to nake R!J)aratefy designated payments
toward the premilUlls £or Mortgage lnsunnce, Borrower Shall piiy die prtildums required to obtain covenge
subsiaJxlally equlvalen1 10 Ille Mortgap lllSIIRIIU! previously in t'ffecl, at a cost substantially eqa.i.u.lm to
the cosl to Borrower of the Mon.gage Jn.surance preriously In effecl, from .m ahemate mortgage lnsarer
selecltd by LeJW!er. If .s.b5tantiaUy eqidvaleiit MDnAie IDSUrantt toven~ is 11111 av.illahle, Borrower slwl
ci;mtlmie co pay ro Lender the IIDOUIII of(be separately des:ignlted payments thal were due when the lllsurance
co~ c.eued to be in effect. Lendtr wlll lttflpt, ~ and retain these paymtnts u a oon-refundable loss
~ In lieu of Mortgage Insunnce. SILCh km reserve shall hf IN)U-refudahle, IIIJtwlth$tandlns 1H fact
that tbe Loan is altlmatdy paid ht full, 111d Lender :shall not be requlred lo pay Borrower any lllterest or
eam1np on ilUCl Joss reserve. Lend« can no wager require 10$$ ~ ~U: If Monpge In.sorance
COYeFagl! (Jn the amount and for the period tbal Lmldel-ffll1lirM) provided by an ~ ~lt:ded by Lendt,r
agaJa becoaies avallable. 1.1 oblainm, UJd Leacler ttq11lre1 sepMMely dmgnaled paymmtll ll1wanl the
premiums for Mortgag,e In.soruce. If Lender required Mortpge lnsur.aoce as a CDRdttlon i;,f makJ.ng the
Loan IDd Borrower was regalred to make separately dt$.lgnaM!d ~ymenllJ toward the pmnbuD$ for Moctglg,e
IIISUl'aDCtl, Borrower Iha.II pay the pttmi1UDS required to ma1awn Mortgage l11S11rPC"e in elT«t, or lo proV!de
a non-reflllldilhle loss restt\1!, until leader's requirement for Monpp IIISUfaate mds in aci::ordance Wltli
uy Wrltie». agreemcnt beewetn .Borrower and Lender provldillg for such tmninatlon or untU 1ermhiatlon ts
reqUired by Aptlicable Law. Nothing i:o this Scalon 10 aff'ecu Borrower's oldlplioJI to pay lntMSt ;it th~
rate provided In lire Note.
M[K1pge tnsurance reimbursu Lender (or uy enlfty that purdwes the Nott) fur D!11ain lO$$e!i U may
Incur if Borrower does not l'ql,l.y the Loan as agreed. Borrower is nol a party to tbe MDrlpge lnsuraoce.
Mm1g;1gt: insurm cvahaate the1r lOt&I risk OJI all sucll insun.nce IQ for,;:e from ~ to time, and may
enter into agreements With other parties tbir shut or modify 1~ir rhk, or reduce losses. These agreements
are on 1erms and ooJld!Uons that are satbf'actoty to !ht mongag,e inmre£ and the OCher party (or parties) to
these agre,emmits. These agreemmcs may~ the mong;age imu~ 10 make payinents using illlY $Olll"Ct
of funds tbat the mortgage tnsvrer may have avw.llahle (whkh may lm:lude funds oblalned from Mortgage
lns!nffll pmnhum).
As a resa.lt of these agreemcmls, Lender. uy pun:Iwer of the Nore, anolher Insurer, any retnsuru. any
otbeteutily, oc any affi.~ of my of the foregoing, may receive (directly or lndlrtctly) amouaa; thlll derive
from (OI' lllight be cbaracttrized u) a portion of Borrower'l payments for Moicpge Imm.mU!, In o:dla.nge
for sbmog or modifying the mortpge Insurer's risk, or reducing losses. If such lglffm-i provides that
an affil.late of Lender takes a share of the lnsum's rhlr. ln uchange lor a shu-e oI the pl'l!mi•rns paid to the
ilJJum, tbe HJallgemelll ls often 1ermed "captive~.· Further·
(a) Any ndi agreemtab wiD not affect lht &mOUllb that Borrower ha -,r-1 to .-, fer
MortpplDSQr:uJOt, oruy otberknmoftbe:Lou. SllCb ~wll oothlcruRtlti:!amounC
hrrower will olln! ror Mortgage lnmrallt'e, and they w:11 DO( entitle Bornwer kl any Ifflllld.
(b) Any mth agreements wm DIN. afkd the righb lklrT.-ww has -If ny -w11b nspm '° tbt
Mortgage huannca 1mder tlte ~ Protecdoa Act of 1191 or any ,atber law. These rlghtt. may
Include the rtaht lo nicelvt ctrtaia ~. to reqwest and obtain cancelladcm of the Mortgage
lllluranoe, to haw tile Mqap JIISUl'1llltt tu,idnated htomatkdly. lllldloc 1G rtOrlve a nflllld of any
Monpae IIIIW'allte pqmium, that were~ 1f tht timt at such c:ancellatloa or tmnmadon.
11. Aulpmeat of MlsetllaJN:,ous Protteds; Forfdt11n. All M15cdlaneoca.s Proceeds~ hereb)'
iS$!ped lo and wll be paid to Lencle:r.
lftM Property Is damaged. sudl Mbtellaneou Proceeds slla.ll be applied to reatontio11 or rqim of Che
Property, lflbe reslonUo11 or rep.tlr i$ eroaomkally ~ and Le.r's security 19 not lasene:I. Dartng
mdt repair and resloratlon penod, Lemler 1ball ha~ the right to bold such MlscellaDeous Proceeds uitil
WASHINGTON-Sir.-F1mlly-F1nn• MN/Freddie Mac UNIFORM INSTRUMENT a.......,~ ~J16i>
Form 304B 1/01 rl'b/17/06) Page a ot 16 -·~
First American Title
20010129001886.009
First American Title
under 1w bd 1n opportlllllty 10 Imped such Properly 1o t"nsure the work has been completed to Lender's
satisfaction, pruvided dial such .hupectlon shall beundertakea promptly. Lender 1111}' pay for 1ft repairs and
resloratio:11 io a .I.Ulg.le disburaemenl or bi a .series of progres.s payment,: u the wort Is COll'lpleled. Unless
;ui agroomea1 Is made 1n wrtting or AppliQble Law requlm h11erut lo be pald CUI such Mlsoe!Jaoeous
Proceeds, Lender shall. not be required to pay Bol'roWet' any interese or eamiags on such Mlscellaoeous
Proceeds. lfthe ~ or repair Is DOI etoaornkally feuible or U'nder's SKUrllywou.ld be lessened,
lhe Miscellaneou.s Proceeds shall be~ lo the sum.s secured by lhls Seaully 11Dlrumm1, whether or not
then due, wttb tbe ~. If any, paid fo Borrovm. Such Mbcellaneou Proceeds shall be applltd In lhe
onier provided for in Sec:tion 2.
In the cveni ofa total ta.king, desuuction, or IDSS la value of !be Propmy, ~ Miscellaneous Proceeds
shall be .,ited to the sums .secured by this Securl!y lllStrument. W.lhe£ or QOI Ihm d11e, willl till! excm,
If any, paid to Borrower.
In t. event of a partial taking, destnzcilo11, or Joss In valtlf: of the Proptrty In wbfcb the fair marbt
vl1ue oflhe Propeny immedfaftly bd"ore the partial l.libig, destruction, or loss ln value l!i equal to or greater
thin the ll'IXIIIDt of the sums seaum by thb Seairily Instrument immedla1fty before the pa.rtlal tillbg,
destructio,n, or JDS,S ln ~. unless Borrower llild Lemli:r oeherw!Jfl agree iD wrlllng, tbe wms secued by
tllil SKmUy IJtSlnlmenC shall be ~duc:ed by the alllOll.llt of the Miscellaneous Proceed, mulllplled by the
following frad:i011: (a) tile IO(II uno1tnt of lbt sums secured imrnedilleJy bdore tile partial talillj,
destruction, or loss 1n v~ue divided by (b) the fm mule! nlue of the Property lnunedlalely before tk
put1al !akq, desnctlotl. or los.t ln value. Any ba1antt sbll he paid to Bonower.
hi the ~ of I partial lllbig, ~. or Joss in value of 1hr Property In which 1hr fair IIIUUt
vabe of the Property Immediately hl:fore lhe partial caifn&, destrucilon, or lCISS ln wlue is Jes, dian tile
amowit of 1hr Mllllli ,ecund immediately before lhe partial ~. desiructioo, or loss bl value, 1111.leu
Borrower ml Lender otherwise agree b1 writing. the Mixellaoeov.s Proceem Uill be applied to the $111115
5ealfed by this Security Instrumeat whether or aot !ht su!U.1. an then dUf:.
If the Properly is abandorud by Borrower, or 1£, dttt ooth by Lender io Borrower llw the Oppos1Dg
Party {as defiaed Jn 1111! oext .se:ute,n) offers lo make an award to settle I c.Wm for damiigl!s, Borrower fails
kl respond io Lender within 30 clays after 1M date the no(Jce ls given, Lender is autbomed to collfci and
apply the Miscellaneous Proceeds either to restoralfon or repair or !he Property °'" to !he 5UfflS 5ecmd by
tlii Security Wll'llDleQ, wbttber or 1101 !hen due. 'Opposing Party· mean!! 1hr lhlni party 1h11 owes
Bomwter Mis«llaneous Proceeds ot ihe party ~ whom Borrower bu a right or actloa bl ngard 10
Miscellaneous Proceeds.
Borrower shall be Jn defallh if any action or proa,t(lillg, wbefher civil or crimiDl.l, b begun lbat In
Lelllffl"'s judgment. could resul.1 ID fotfe:ltare of th~ Property or ate-mderlai lmpalrmelll of Lender's
interest ill the Proputy or dBhb under thb Security Instnnnt-nl. Borrower an cure sucfi a defi:Ril md, If
1cce.1etalon la5 oca.rred, rein.ttate a, provided in Section 19, by causing~ actioo or proceedlq: lo IN!
dl$missed wttb I nillng: that, ID Lender's judgment. predades £wfetture of the Property or olher material
hqpalnnenl oC l..eDCll!l"'s Jlllerest Ill the Pr-opiny or rights undu 1hls Seatrliy Instrument. TIie procetds of
Illy award or claim for damage$ that are altrlhllilble to the ~t of Lender's inlfl"esl tn the Property
ani heNby assigned and shall he paid kl Lender.
All Mi5ce1Jueous Pnx:eeds dlli are not applied kl restoration or rqiair of (ff Property lhall be applied
In the order provldftl for In Sedlon Z.
12. Borrower Not Rekaed: Fortleanace By Leadec Not I w~. ~nslon of tbl! dine ror
payment or modi&aliom of oaorllzatlo:n of tbe sums :secured by lhi1 Stcurity Imtrument grvllaL by Lender
to BarrO"Ner or any Suc:cessm Ja Ull«e$1 or Borrower sbaB IIOl opente to releue th,:, U.billty of Bocrower
or any S11ttl!!ISOl"1o 111 lflllftst of lloffowet-. Lender shall not be reqvlm:I ID commence proceedings against
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20070125001896.010
First' American Title
;iay S•cces,or in lntm!SI of Bmrewtt or to ref\1\1! to e:,,;iead tlwe for payment or ulhi:rwlse modify
amortization of the swns senired by tills Security lnstrumem by reuon of any demand lll8de by tlui original
Bcwrower or .any Su,ccasors ill lR!erat of Borrower. Any forbearance by Lfflder in .xerdslllg &II)' rlgbt or
mnedy lndudlng. without Umltalion, Lender's acceptana: of paymenu from third persollS, entitles or
Successors In Ioterest of Borrower or In IUJlOUDl5 less than lite amou~ !hen due, ~ not be a WI.Iver of or
preclude the aen:be of uy right or Cl!medy.
13. J.W ud Sevtnl LlabJlity; C•slpm: Successon and Aalgm Bowid. Borrower covananls
and agrees !bat Borrower's obligatiollS arid liabilliy shall bejolnt aQd $tvtta.l. However. any Borrower who
co-signs th1s Security hl:strummt but does not execute !De Nole (a 'anigner"J: ~) b CD-$lgllln8 Ibis
Security lnstrmueni o.nly to~. gr.me and convty tbe to·signer's IDlettsl in 1hr PruperCy Wider the
terms of lhb Security lnstrumenl; {b) b DOI persoDally obligated kl pay tht :sums IKlll'ed by thb Security
lnslrument: and (c) agrees that Lender and any othtr Borrower cm agree to extend, l!llldlfy, fOIMJ or make
any accommodat1Dn5 with regard lo the !em!$ of this Smni1y lnstrumfflf or th• Note without the ro-stgner' s
couent.
Subject to the provlslom of Section 18, anySui.:cusor In lnlere5t of Borrower who nsumesBorrower's
oblfpdons. undcT 11m Semrlly lnstnuneni la wriflng, and is approved by I.ender. shall obta.lo. all of
Borrow«'s rights aad beaeflts under this Si:carlty Instrument Bom1w~ .sluill not be rekued from
Borrower's obllgaiknu Pd llablllty under this Sear1ty lns4rumen1 unle$S Lender-agrees to s11dz release In
writing. The 00"/fllaldS ud ~ents or this Security Instn.zmenl sh.all bind (except as provided In Section
20) and benetu 111t sui::asson ml us1gm or Lender.
U. Loan Chariea. Lender may charge Bonnwer fees for ,en-ices performed ln connection with
Borrower's defallll, for the J!UipDJe of protectiag 1..nder', lnleresl in lhe Property and rights 1..11del-this
Secmity Instrunient, tnduding, but no1 limned ID, aaomeys' ftt.s. property ~n ud valuallom. fffl.
In regard !o any other re$, tbr absenct or express .authority Jn thls Security Insuwnent lo~ a ,peclflc
fee to Borrower sun nof be collStnled .as• prohibition oo the charging ofsud:i fee. Lendei-rnay no1 cliarxe
rffl that an uprasly prollib!led by thb Security lmtrumenl or by Applicable Law.
If Ile Lean Is subject IO a law wbid. seq maximum loan charges, and that law is finally inlerpffled so
tbat die iDler"5I: or other loan ~ collffled or to be collecit'd In coonec:Uon wlth the Loan o:teed the
permlltt'd limits, tben: (a) u.y such loan charge shall be reduced by the amount necessary to reduce the
d1arge to the pmnitted limit; and (b) any sums already collecte.d from Borrower whld! excetded pfmlilled
UmUs will be munded to Borrower. Lader may choose to mak.e Ibis refund by ndadng the priJLdpal owed
under Ille Note or by malling a dittci P1J111W IO Bom::iMr. If a refund reduces prindpa], die redadloa will
be treated u a partial prePl')'lllenL withoul any prepayment clarge {wbetbn: OI" no! a prepaymmt dmgt Is
provided for under the Noie). Borrower's acoeptance of any $l!Ch. ttfimd nude by direct payment 10
Bon-ower will comtitule a waiYer of any rig.ht of aotioo Borrower might haYe arblng DUI of tueb OYerch:iirge.
15. Nodces. AJI QOtices given by Borrowu or Lende-rlnrouectlon wlth tlti5 Seclll"ity butrument must
be fn wrUl.ag. ~y notice to Borrower le coanectioo with thb Security .lnstrumen1 shall be deemed lo haw
beeo gl.Ym:1 to Borrower wbm n:alli:,d by ftrst class mall Of when actaally deltveml to Borrowu's notice
address it sent by other means. Notice lo any one Borrower shill romtitufe nolice to all Borrowen unless
Applk:ablt Law u:pmsly requires otherwise. The DOtice addrw shaU ~ the Property ~ unlas
Borrower ha$ de$lfPWed a sabstleuk ~ addreu by IIOti« to under-. Bon-owu sliall prolllpcl.y notify
LeodH of Borrower's cJwise of addreas. If Lender specifies a procedure ror "'l)Ortbag Borrower's chmge
ofaddttU, thes. Boffllwer sllllll oaly report a change of address througb that lped.Hed procedure. Thuemay
be Ollly one desl1nated notice address wider this Secm-ity lnslnuM!t at any OIII! illPt-. /uty IIOlke to Lender
dlall be given by deltvering it or by malling Ii by first clus IILli1 to Lender'1 address slated htteln unh,ss
Under bu designaled another ilddreu by notke to Borrower. Arly notla in toQDtcthm with dds Security
First American Title
20010125001856.011
First'American Title
-20010125001898.012
Instnimeat shall not be deemed to have been glVl!fl to 1-dtr until actnally recrived by Ltoder. If any notice
requir!d by this Security lmtmment b WO required Wider Applicable Law, the Applk::able Law requirement
will Jailsly the oomspoocllng ffijulrement ander thb Security IIIStnimru.
16. Governlag Law; Sevenbilily; Rule5 of ComfI'U(lioo. Thl.s Securtly lrutnuneat shall be
governed by fedtral law and 1hr, b.w of the jurbdlctiOA ln which lhe Propeny I,. located. All r1gbll and
obUptto,a; cootaJned ln this secuncy Instrument are subject lo 111y requiremeub and llmttattom of
Appllcable Llw. Appllu.ble Law might explkilly or lmpllctdy allow lhe partln to 111ftt by cornnict or II
migh.1 be .slleot, but !II.ch sUence sbaD not be c:oostrued u a prohiblllon against 18fl"lnlll1 by contract. In
die eveat tlw any pt0Vi$iooor clal!Se oftbb Securlly Instrument or lhe Nole c:nnfllcts with Appl!Clble Law,
sLlC.b ttmfllct shaU !\CM affect other provisiou of thb Security lmtrumenl or the Note which aw be given
effect withoat the confllctliig promlon.
A3 med In dtb ~ty IIISU'IIJJltnt: (a) words ol the mucultne gender 1hal( IDH.ll .uid ladudt
com&pOlldlng ll!IIJIB words or words of lht r~ gezdrr; (b) wonk Jo die s1agulE" shall mean and
lndude lhe plural and vice Ver$11; and (c) !he wotd -may· gives sol,; dbcretloo without uyobllgacion IO lake
any actJoQ.
17, Borrowu-'1 Cepy. 8olT'OWtrshall bf given one copy of the Nole and of this Securi1y IMrumenl.
18, Tramrer of the Pru~ or a Beufldal Interest l..n Bocrower. A.i ued In thb Sectloa 18,
"lnluest In lhe PN>perty" meULS 1111y legal or benefldal Interest in ~ Propeny, lochiding, but not limited
IO, those benefidll lntert!SIS rnau.fmt:d In I boad for deed, contnid fur d~. lnsta!lmen! sales romract or
11$tillW agreeme11, the Jatenl or which Is the lransfer of title by Bonower 111 fututt dale to ii pwehuer.
Ir all or any part or !be Property or any Intffl:SI Ill tbt Property Is 501d or lnll15fen'ed (or if Borrower
is DDt a JlilUJ:II JlfflOD and. a bencl1dal intffl:SI ln Borrowtr b sold or transferred) without Lender's prior
wrlaen coment, Lender may req~ immecMate payment lD full of all sulllli secured by tills Secw"lty
Instninenl. However, this option *11 11ot be exerc!Md by Lender tf Slldi uen:be Is proldblted by
Appila.ble Law.
If Lender exerclses this optloa, Lender WU give Borrower notitt or aocelenai.on. The noilce shall
provide-I period of aol Im thatl 3() days from the date lba nollct-is gf vl!!ll in aa:ordance will Sectlon 15
WUb1n whicb Bol'mwer must pay all sums sec.red by !his Security lastrumeD1. If Borrower fails lo pay lhese
sums prlof to th exp~on of tllis period, Lendec-may invole any retnedits permitled by thb SecurUy
Instrument wtthoul furtbcr notice or demand on Borrower.
JI, Borruwl!r's Righi l(J Rdmlale After Acttlention. lf Borrower lllffl5. certaio oondilfons,
Borrower shall have lhe righl lo have enforcemenl ofllili. Security Instrument dlscoDllnued a! any time prior
to the Arllest of: (a) five Wlyl before nle of dr.e Propelly pllDUIDI. lo any power of sale conialned In ebb
Secluity lll.1tnlmeDI; (b) so.ch olhu period as Applkable Law might,pedfy hll" lhe termllll(IOII of Bomrwer' s
rlgbt 10 reinstate; or (c) enll)' or a judgment enrorem, this Searlty Inmumenl. Tho:se condltiom an 111111
Borrower: (1) pays Lender all SUDl5 which Ihm woold be dne I.Oda lhh Seolflty Jnstnunent 111d tlle Note
u Jf no acnlentlon had OttWTed; (b) c:.res any defawl of any other OOVt!DalltJ. or agreements: (c) pays all
mcpensa lncmnd ll1 enf'(if"CUlg lhb Securi!y hutnunent, Including, bUI not limlled to, =nahle attorneys'
fees, propeny lmpect1oa ud valuation feea, and other hes incumd for tht purpose of pro1ecting Lmder'$
lntemt in tht Property 111d rights undtr Ibis Sec:nr:lty lmtnuneat; and (d) takes such 1dloo as Lendef" nu.y
reasonably reqnin! kl assure that Leader's lnt!rest ill the Properly and rights WJder chis Security ln$ti:ument.
ud Borrower's olillph to pay the sums 5":CUffll by !his Security lnslnuDMt. shall ooatlnue undwiged.
Lender may require tmt Borrower PIY such reimtatement SUilll md expense$ Jn one or mou of lhe loiiowing
forms, as seJected by Lender: {a) can: (h) IIKlllty onkr; (c) certlfted chack, bank check, lRasUfer's tbeck
or c.ashm'f. eheek. pmvided any such cl»eek IJ drawn 11,p:m ID lmUtutl.on who$e deposlb ate lnau.ed by 1
federal agenty, imtrumentillty or enttty; or (d} Electronic Fllllm Transfer. Upon rehullUealtlll by
WASHl~SJR:llt, F1mly-·hnnie MH/fr.ddll! Mac UNIFOS!M t~TRUMENT OodfalJk.,._ -. .. 1-,Jn
Form 304e 1,01 (fa/"17.I06J Paga 12 or 16 --~-
First American Title
First'American Title
Borrower, lhls Security ~I ud obligations secumt hi!reby shall relDWI fully effective as If no
acceleradou lrad oooirred. However, tb4 right to reinstate .shall AOI apply lb the cue of ;icceleratlon under
Sedlon 18.
ZD. Sale of Note: Cbanp of Loan Sema:r; Nolke of Grievaoce, The Note or,. partial lllterest in
tbe Note (together with lhia Security lnstnunffll) can be sold 011e or mon times wllhout prior no\ke 10
Borrower. A s,.le mlgbl rtSIIII In a cllan~ lo tbe entity (known as the "Loan Servicer") dw collects Periodlc
Payments dae UDlkr the Note and this Securlty Imtrument and perf0flll$ other mongaae lou. servtctng
obllgallom uodei" the Not!, this Secarity lnstn.mea1. and Appliw.le U.w. Then! mo m!gld be 01U1 or more
claaoges of tbe Loan Servicer IIIIJ'tlated to I sale of the Note. H there ls a change of the Loan Servlctt,
Borrower will be given wrltten DOtlce o( the change whJd1 will Slll~ ~ mrne and address of the ~w Loan
Sel'1/lcer. tbe address lo whidt Jlll)'lnelUS shoulG be made aad My ottuer information RESPA ffqalres Jn
connectioll wl~ a notice ol trmisfer of servldag. lftk Nofe Ls sold llJld therm\er lhe Loan Is 5ffi'lced by
a Loan Servicer other tbu. the purcha,er of lhe Note, tJie mo~ IOU!. servicing obllptlom to Borrower
will remain with the Loan Serv.ia:r or be tramferml. lo ,1 sucomor Loan Servicer ud IN' aol .ffllllllfd by
the Note pmcbas,er unless otberwbe provided by tbe Note purchutt.
Neither 8Cd'rower DW: Lender may oommeace, join, or bejomed to any judkli.l Kt1on (u dtber ilD
indMdlll.l lklgant or thr membtr of a clw) that arises from the ocher party's adlom. pim;uan1 lo 11m Sealtlty
I~ or tut alleg,et lhu the ok party bas breached my provision of, or uy duly owed by reason of,
this Seau:ity lnsaument, untl.J sud! &orro,,i,w or l..eodi:r hu notffled tilt other party {with sllcli Doi.lee gt,.,en
in COlllpliantt' wJtb 1M reqlliremqts of Section 15) of sach alleged btea,ch and afronled lhe other party herelo
a JWOA1ble period after~ giving of such notici: to take corrective action. If App]k:able Law provides a
thne period w.11.Jch mu.,t elap5l' befol"e ca1a11, actlo.a can be lilkcn, that time period w1U be deemed to be
reast:IJW;lle for purposes of this panignpb. The notice of acceleration and opportunljy to cme: givtti to
Borrower pursuant to Secticm 22 ilDd the DOClce of aooeleratiim gi-veu to Borrower purmant lo Section 18 shall
be deem~ to satisfy Ile aotlce and 0Jlll(lf1wlity to lake coatttlve ac:tloo provhlons ol this Settlon ZCl.
21. HmrdDm SubRIRCel. As used in ~ Sectlon Zl: {a) "Hv.ardous Sabstaocesa are those
subsaances deftned as kwc Of bw-doas substance:s, poll•ll.nts, or wastes by Environmmtal Law Ind die
following sub5wice,: pso.line, kero.stne, other ftammable or lllnC petroleum producls, toxk )IC!$Cid.des and
bertllckles, YDlatill! solvcuts, materials comin1ng ubestoi or fornwdehyde, and radtoactlve materlab; (h)
"Enviromnen.tal L..w" means federal laws and m¥$oftbe jurlsdlctlon wba-e the Property is localed tlud: ~e
to bealth, safety or env.tromMnlal. protection; (c) "Envtronmenlal Cleui11p" lndudts any~ ad:lon,
remecUal actlou, or removal action, u.ddlned in Environmental Law; and (d) •n "Environmeutal. Condldon"
mtan5 a condlilon that can cause, cootrlbuie to, or otherwbe trigger an Env:lr1)llllleRUII C!Mnup.
Borrower shall not cause or permit the praellte, u,e. dbposal, .stora(C!, m releue ol Ill)' Hazardous
Sobstucu, or lhrealffl 10 rdeae aay Huudom Sulmances. on or tn !ht Property. Borrow« sba.ll iwt do,
nor ;illow anyoM else to do, l.11)1hing u'fectiJlg lhe Property W that Ls Jn llialallon ()f Ml}' Environmelllal
Law, (b) wl:dch creaiesan Enviroranental Coadltio.n. or (c) which, chelo lhe ~. us,e, or releueofa
Hazardous Suh:tuace, era.res & condition ~ adwnely lff'ecu lbe YaNe oflhe Property. ne pr«edillg two
fflllmais sJ.11 not apply to the preseoce, use, or stonge ou the Propetfy of Slllllil quntllies ofHazanlous
Subsmces 1-t ue ..-.uy recophed to be appropriate In IIOOllll resldendal uses Ind to 11111l.n«eoaace of
lhe Property (IDchldtng, but !IOI limit~ to, buardous sohstlllcu In roasumer products).
Borrower sbalJ promp1Jy give Lender wrlttea nollce of(,) any lnvesllgatkm, dalm, demlllld, lawsW1
or ollle:r action by uy govemmenlal DI" rqiulatory agency or private party Jnvolvin& the Property ad any
Hazardcnd Substance or Eavironmenlal Law of which Borrows bas actual knowledge. (b) my Eovironmenlal
Cclldttlon, lnduding:but oot l&niwd to, &JI}' s,Ulli'8. led:ma, ~. meae mlhrw of~ of1.ny
Hazalllous SllbK\DCI!!, ud (c) any condlthm auHd by tht f('W'IICe. use or ndeue of a Ha:zan:lom Silhslance
First American Title
2W/012SOOl866.0l3
First' American Title
wtllcb adversely affect5 die value of the Propeny. ff Borrowt!r learns, or ii aottfled by any govmime$1
or regulalmy .mthor:ity. or uy prlv11e party, that u:y remoul or other reraediatJ.on of ariy Hallrdous
Substant'f a:ffectlJig die Properly b ~. Borrower shall promp1ly take all necessary mnl!dial actloa$
In accorduicc with Eaviromnental Law. Nothing herein shall cre11e any ohligal:lon on Lemin-for an
F.nvtrorune.ntal Cleanup.
NON-UNIFORM COVENANTS. Borrower and Ull'ldea-further c.oveaant and agree .u follows:
22. Acc:elen.U.n; Rmedlea. 1-der sbaD give aodct to Botn1t11U prior to.crdentioa foDuwtna
Bemtwv'1 bnacb of aay comaant or a,n,emeat lu this Stcuriay lmtl'tnllem (bat not prior to
acotleradon an4es-Sec:doa 11 wdea Applltable Law provides otherwise). The IIBlb shall spttif)": (a)
tbe dtfaull; {b) the action reqllllud lo an the i:Wauit; (c) a dale, not lus than 30 clap; foom tht date
dlt IIOCice b: Sh-1.11 Borrower, by wllkb tbt default an( be CIU'td; and (d) dla.l failure to CUft tbt
default on oi-bdore die dlllte specified ID the noike 11111)' result In acaJeratlon 11f die aum aecured by
this Sttwity 1ntrument ud salt of lbt Property at publk allctlon Ii a date not 9 tbu lZI days iD
tbe fu .. rt. The natke lhall hir111tr Inform Bomn,er Mthe rlgllt Ml fflllltat1 after .-ccderatk,n, tbt
ript to briog a court ;acdun to auert tbe non-exillmce of I default Ill' alt)' other di!RDR of Berrowet-
to ao::elenUOa and lale, IIDd aay Gtbermatten reqYnd to be locluded la die~ &y AppHuble Law.
lfllle defulll b not cured an or before tlle dlie lpedfled hi the notfce, Lendu at Usopdoe, may reqllire
fDIDNdlate payment hr, fal of al 1W111 MCared by du& kurity lnstnmientwtthoul furthea-demand and
may ilffokt the power of saJe aad/or any other ~ ~ .,,-AppHcable UW. LI!_._. .shall
be miitide4 to ceDect au txpea,a incurred hi. pamdng tbt nmecliu provided in this Sec:IDII 22,
lodndillg, but not 1lfllited lo, rea-'de atlomeya' fees and costs of dt!e evidenee.
If Leodar lllVClilus 1bt power Hair, ~adu lhall givtfflittm. aotke to Trustee of daeoc:cul'TfflCe
of an nlDI of default aad ol 1-du's d«tiOP w caaue the Property ta be sold. Tnuiee 1ad Lender
shal take such actilm NJmliag DDtb of air and 1bal live &Cb IIOCkes to Borrower 111d kl otbu
pWOm as Applicable Law 1n1y n:qulrt, After the timt nqutn,d by AppJicaWe Law and after
pabticdon of the notke of sale, Tru,tee, wllhollt demamcl u :&on.wa-, shD tdl dlie PropertJ at paWc
IIIKtk!a to tht hlgbesC Wddtt at the time mtd place 111G Dnder-lhe 1enm dmgnatitd ID tht notice of me
bl OM or more puoeb and iii uy on'ler Trustee determines. TrwlttDIIJpoltpo• Mofthe Property
tor a period or periods permkted by Applicable Law by pubJic UDDn t at tlae time and plaa:
flxed In die D0ta of... Lfflder or lb d"8ipee may puttbue the Pnperty at any salt.
Trustee sbd deltwr to the pwdllstt Tnucee's eked coayeytng the Propmywtthout any covenant
or "ammly, upn1$N Gr implllid, The rtdtab In tlie Trutee'• tked ,hall be prima fade eridence ol
lhe trutb ottba 11ta1emmt11 made fhereln. Tnlmellaall apply the prOCM1bofthtsm Jnthe rotlowklg
order: (•) te all expm.uorlhetale, lnchadiag, but aa1 Umltecl w, reuonableTrutn'saad attorneys'
feel: (b) to d IUDd Rall"fll by dab 5fturi(y IDstrumaac; and (c) IIIJ UUS1 ta the penen CH' pmom
&eplly Utided to It or lo a. derk of the MlperiDr comt oftbt county In wllkll die ale taok place.
23. Reconveyance. Upon Jl!l}'ment of aJl 1111115 -ed by this Secllri1,y lllSb'ul:neol, 1.-ler shall
request Trustee 10 recoavey the Property and shall surrender this Seau1i, In.strummc. atd 1U nws evidenc&ig
debt secured by this SecuriCy lJIStnanent 1o Tnzstee. Tl'llSlee shall reconvey the Property wilhoot WlI'l'lflly
to lhe person or persom Jeplly entHled to II, 3'ich person or persons shall ~ my n:coolatlon com and
lbe Trustet!'s fee for preparlng the reamveyance..
Zf. Su.bulittte Tnutee. In 10::ordance wtth Applicable Law, Lender may from lime to timt: ,ppolnt
a succeQQr ttns1ee ro any Tl'IISlee appoiRled bereunder who ha cased to ad. Wlthow coriveyantl! or the
Property. die succeum tnWe,t shall AKCeed to .U ~ Utle, power and dalte$ oonfund upon Tnistee beff\11
ud by Applicable Law.
First American Title
20070125001656.014
First' American Title
35. IJ,e of Property. The Properly Is oot used principally for ;igrlca.ltural purposes.
ZS. Attontey,' Fees. Lender shall be e11t1Ued to reltwer lb n!UOUble attorneys' fees and costs in any
actlt111 Of proce,ecllag to OOIISlnle or enfnrt:e afly term of lhJs Secarlly 1115tnunent. The tenn "allorneys' fees,·
whenever used in thb Security Instrument, shall Jndudt-wilhout lbnltatlon .aorneys' fees Incurred by Lendl!J"
In ariy blllknlp1cy proceeding or on a~l.
ORAL ACREEMENTS OR O:RA.L COMMITMENTS TO LOAN MONEY, EXTEND
CREDIT, OR TO FORBEAR FROM ENFORCING REPI\YMENT OF A DEBT ARE NOT
ENFORCE.ABLE UNDER WASHINGTON LAW.
BY SIGNING BEWW, Borrower 1ccep1:1 and &gree:s to the tenns and oovemnls coulained ID this
Sewrtty lnstntn'IClll and la my RJder u.ecuced' by BonoW19" iUld recon:led with 11.
o -1,-k.... ~ (s..I)
Q!NG ~ GUAN -Borrower
-------------::-{Seal/
-Berrower
---------{S<,,I) --
Wl111ess:
First American Title
=--~-----{S<,,I) or FENG LI -Borrower
---------(S<,,I)
-Borrower
__________ (S"1)
-Bonower
Wltllellll:
20070 I 2!1()0 1898.0 15
First American Title
----------[Sp.ce Below This U19 For Acknowte,;t91111mtl ---------
Stale of Washington
COUlllyof_K,cI~N~G~------
On lids day pernonally 1p~d before me QING HUA GUAN AND QI FENG LI
to me known to be tu lodlvldilal or indlvi~ descrtbed in ,nd who l!X~ th Within and forqoing
Instrument, and acknowledged laat he/she/ sis-' the same as hlSJber~free and volwilll)' act and
deed, for thtl uses and purposes therein ment ed.
Given unckr my band and offldal. seal !his ___13~ day of JANUARY, 200 7
Mycommissiooexplres: JUIY 9, 2007
First American Title
2001011988 lll90.016
First American Title
5. Exception_02a_201007300uu129
Electronically Recorded
20100730000129
20100730000129.001
ACS-ERX ADT 1-4 00
Clui.u Home Fl1111nn-Lu·
CIO ~TC ZIOO Alt. 19 North
P111lm Harbor, FL .J"6l0
Loan#; 106Jl7091!1
Tnve<1tor: f1\,'MAI
Im' Lean#; 170l41,tt8
EIT,ctlve Date: 07/01/lOIO
P~ge 001 of 001
07/30/2010 09.37
King County. WA
CORPORA TE ASSJGNMENT OF DEID OF TRl1ST
FOR GOOD AND VALUABLE CONSIDERATION. the sufficieocy of which is hereby acknowh:dged, the
undemgned, JPMORGA..~ CHASE BANK, .'.\'.A., ,\1-IOSE ADDRFSS JS 780 KA'.'ISAS LANE, SH: A.
~IONROE. LA 71203, (ASSIGNOR), by these presents does convey, grant, sell. assign. trnnsl~r and~ m·cr
the dt"Scnbed dttd of trust togt'ther with the ct"rtam nul.e(s) descnbed ther.-in tog~h~-r with all interest secured
thereby. ·all hens, and any rights due or to become di.If thereon to MORTGAGE ELl!:CTRONIC
KEGISTRATIO;II SYSTEMS. INC. H no111hwt for FIDERAL NATIONAL MORTGAGE
ASSOCU.TION c/o IBM Lt'ndrr Bu!lirM-ss Procf'lls Stn'ift'5 IIK., °"'HOSE ADDRL~ IS 14523 SW
Millikan Way #200. lkav(rton. OK 97005, lTSSll(Tt:..'·•soRS ORANSIG.'iS, (ASSJt.;Nl,1) (Mt:N.."i
Addrt',is: P.O. Box 2026, Flint, Mithi[illln 48.~1-2016)
Said ~<'d of Trust Jated 01 ·::y::1.1_'7 and ex.:culeU by QlNG HUA Gt:AN AND QI FE.ll;G LI and rernnkU m
Book page :lre;trk :;:r:w)70l.'.:5ufl\ ~56 m the office of the Recorder of KING County. Vi A
Dalrd: 07/29'2010
.JPMORGAN CHASE BA!'l,"K, N.A.
M'~ . AA1;J10AJ. ft • v:i:c• PU8%DD'l'
STATE OF FLORIDA COUNTY OF PfNELLAS
The foregorng instrument was acknowledged before me this 29th day of July in the year .'.:iJlll by CRYSTAL
MOORE. personally known to me tobe the VICE PRESIDENT of JPMORGA.'\/ CHASE BANK. N .. .i.. .• e
corporation. on behalf of the corpora.tmn
C~es Notary Public
Comm. Expires: Aug 3. 2012
""-""Jone, (D ~ Publle. Slaleol Florida
Ccwnrniulon # DD 811078
...... , ...... 00.2012 --... ---·
CHFM.A. l ::!1E8780 MIN 11)\) J )r1J 7(JJ4::!51 l 88 :&:RS PHONE 1-888-679-MERS form5,EFRM\\,"Al
11111 ii 11111111111111111
First American Title
First American Title
6. Exception_03_2011021500, .,31
City Of Renton
Finance Department
1055 S Grady Way
Renton.WA 98055
Friday, February 11, 2011
1111111111111111
20110215001331
RENTON CITY L 12 .H
PAGE-911 OF Ml 12/lS/2111 13:22 KING COUNTY, UA
NOTICE OF LIEN FOR UTILITY SERVICE
NOTICE IS HEREBY GIVEN that the City of Renton, State oi Washington, has and claims a
lien for utility servfce charges ·and pena1ties against the following described premises
situated in Renton, King County,-Washington. In addition, said lien also secures collection
costs and future utility charges incurred against said premises.
Grantor/Reputed Owner(s): QI FENG LI
Account No.: 30322 000 Uen Amount: 761.24 {Through January 31, 2011)
Service Address: 1515 LAKE AVES Parcel No.: 3340401180
Legal:S6-7MIUMANS EARLINGTON GMD£NS 11
Pursuant to Renton Municipal Coder Title VIII, Chapter 1, 8-1-8, Chapter 2, 8-2-1 1 Chapter
4, 8-4-12 and Chapter 5, 8-5-16, and Revised Code of Washington, Chapter 35, "Such
charges and penalties shall be a lfen against the herein above described real properties.a
I, Gina Jarvis, Fiscal Services Director of the City of Renton finance/IT Division, King
County, Washington, hereby certify that the above referenced account is delinquent in
the sum stated.
Gina Jarvis ~~-<+~
Fiscal Services Director
City of R1mton
Phone: (425) 430-6852
First American Title
Page 1 of 1
20110215001331.001
First American Title
7. Legal Description_01_ 17 -'"
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First American Title
., •
First American Title
8. Invoice -420964533
To:
RE:
.... ,.
~ First American
...,.. . --
First American Tille Insurance Company
8/8 Stewart St. Ste HOO
Seattle. WA 9XIOI
Phom·, /206)72R-0400 I Fax,
PR: NWEST
Final Invoice
For Sale By Owner Use when Seller/Buyer=Bus Source
Use if Seller/Buyer=Bus Source
Enter Names in 'Direcled By' field
Attention: Skyway General Conlractors, Inc.I Attn: Sammi
Your Reference No.: Guan-Li
Property:
1515 Lake Avenue South. Renton. WA 98178
Buyers: Qing Hua Guan, et al
Sellers:
Invoke No.:
Date:
Our File No.:
Title Officer:
Escrow Officer:
Customer ID:
Liability Amounts
Owners:
Lenders!
ore: 4209 f874J
874 -420964533
11/28/2012
4209-2001938
Tim Oaniels
FSBO
Description of Charge Invoice Amount
Report: Lien & Encumbrance $75.00
i Sales Ta·_ '-----------------------------------------$-7~
Comments:
Prinled On: ! l/1R/2012. 5.55 PM
First American Title
INVOICE TOTAL
Thank you for your busines..,..!
To as:mre proper credit, please send a copy of this Invoice and Payment Io:
Attettrion: Accounts Receivable Department
818 Stewart St, Ste 800
Seattle, WA 9RJOJ
Requester: JC
$82.13
2013 15:04 FAX ~ RAYMOND 1iz1001
AFFIDAVIT OF INSTALLATION OF
PUBLIC INFORMATION SIGN
City of Renton Planning Division
1055 South Grady Way, Renton. WA 98057
Phoni;,: 425·430-7200 Fax: 425-430-7231
STATE OF WASHINGTON
)
COUNTY OF KING )
--c--;--------,----------i:_); _:._F_e_n .... ~_-'-L----"---1 --~· being lirst
duly sworn on oath, deposes and says: , ' ·f&t ~,}11
1. On the O I day of A k5:v1it . 20--12__, I installed >1Q1t public
informatiqn 1, ~ sign(s) and plastic flyer box on the property located at
15 /5 k't!"c Ave. &l~, f€Jf//)n f:Yll 9&;.5b for the following project:
Q.~Fenia-. L,
Project name
<liEenfi L;
Owne
2. I have attached a copy of the neighborhood detair map marked with an "X" to
indicate the location of the installed sign.
3. This/these public information s1gn(s) was/were constructed and installed In
locations in conformance with the requirements of Chapter 7 Title 4 of Renton Municipal
Code and the City's "Public Information Signs Installation" handout package.
~> lnstallsr Signature
ARY PUBLIC in and for he State of Washington,
residing at LN;. 1 N f yrtl &T k'.QJA h::,q l WY'\ 0,iu'5-4
My commission expires on <03 / r31Tu I 1
MAR O 6 2014
1-J: \C[b\Da!n \Forrns-Temp \11 teA';df-Help H il.n dou ls \Pf.inn ing\pu h~i gn .doc · :·•.; ·,r r1BNft:')1\i
1 ':·'.!LSI..-
---· ·----·· --· ·---
RECEIPT EG00020419
BILLING CONTACT
Dick Causey
16518 203RD PL NE
WOODINVILLE, WA 98077
REFERENCE NUMBER FEE NAME
--·-.• ,~,·-~·
LUA 14-000287 PLAN -Short Plat Fee
Technology Fee
Printed On: 3/6/2014 Prepared By: Jill Ding
' .
Transaction Date: March 06, 2014
TRANSACTION
TYPE . .
Fee Payment
Fee Payment
PAYMENT
METHOD
Credit Card
~redit Card
SUB TOTAL
TOTAL
[<ECEIVED
MAR O 6 2il\4
CITY OF RENTON
[)I ANN:NG, l)I\IIS!Oi\:
AMOUNT PAID
$1 A00.00
$42.00
$1,442.00
$1,442.00
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