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HomeMy WebLinkAboutLUA-08-140 1 of 2_Final Review-· .... ,.. ., •. ,f WEEKLY ALERTS -Subdivision Recordings Name of Plat: Nichols Place Project#: L03P0015 Parcel# 1423059058 Activity #: L05FR042 Number of Lots: 23 Site square footage: 166435 Applicant/ Developer: SDI Developing LLC Final Plat Review Engineer: P. Simmons Preliminary Plat Planner: K Scharer Preliminary Plat Review Engineer: B. Whittaker Engineer Review: J Lewis/P. Dye (Critical Areas)Reviewer: L Casey Development Inspector: T. Cheatum Plat Location: Renton Date: Issue Date: Public Open Space: 0 Private Open Space: 0 BUILDABLE LANDS Processed by: Address/Location: 13900 1601h Ave SE Subarea: E Sensitive Areas Tracts (total square feet): 0 Public Purpose Dedication Tracts (total square feet): 31945 Rights-Of-Way Tracts (total square feet): 26863 Road dedications (total square feet): 27445 Future Development Tracts/Other (total square feet): 0 Lots (total square feet): 106657 Major# Notes/Comments: Transfer of Development rights plat Zoning: R-4 ® King County ' Depae1ment of Development and Environmental Services Land Use Senices Divlslou PLAT NAME FINAL PLATTING PROCEDURE . /I), o4tt /.s e Only) PRO/ECf NUMBER • ACTIVITY NUMBER L():J f {J()/!? L~5'r/f()-,Y7.- RECORDING FEE COUNCIL DlSTRICT .f 9f1Jo /'2, The Platting Unit will complete Fi Plat review by ensuring each plat condition bas been satisfied or bonded and all fees that are due have been paid. Each r.ecommendation of the adopted plat conditions shall be initialed and dated by the reviewer when Ulat condition is satisfied. Following Final Plat review, this form shall be completed by the reviewer and attached to the Final Plat mylars with other appropriate docwnents (see 3 below). Since this step represents the culmination of the subdivision process, the procedures listed below arc intended to assist staff in processing the final plat as completely and expeditiously as possible. PROCEDURE 1. When all conditions have been satisfied and all fees are paid, the Plat Reviewer will fill out this form and place It In the Word Processing Unit with pink slip attached. Update and approve SIERRA routing and base screens for the FlNAL-• activity. · · 2. Word Processors shall prioritize this form and type the Assessor's (AM) and Clerk of the Council (COMPLIES.COC).plats only transmittal memos. Typed memo(s) shall be returned to Plat Reviewer. . 3. Plat Reviewer will paper clip to the Final Plat mylars this form and one copy of the following: •COC memo •AM memo • Recording Fee Receipt •Final Health Department Approval form • Lot area (segregation} calc sheet • List of SIERRA projecfactivities (Keyword LACD • Verification that all fees are paid (Keyword SPROJ) 4. Plat Reviewer shall combine mylar package with KEY DOCUMENTS file and submit to Platting Unit Senior Engineer for review and initialing. Then the package and file shall be routed to the Development Engineer for approval and signature. Office Tech shall assist in organizing the package and KEY DOCUMENTS file. Make sure file has adopted conditions report recommendations initialed and dated by the review(s). 5. The Development Engineer shall sign the map and initial transmittal memos when satisfied review is complete for recording. Mylar package and KEY DOCUMENTS file shall be forwarded to Manager's Office. 6. Manager shall sign the map and initial transmittal letters when satisfied review is complete for recording. All docwnents shall be returned to Office Tech or Plat Reviewer. 7. · Office Tech.shall inake 4 sets of prints from the mylars and make 2 copies of the transmittal memos, I copy of fee receipt' and Health approval form. One set of the prints shall be routed to the Building Services Division (Addressi·ng), 1 set fo Residential; I set to the KEY DOCUMENTS file, and ! set shall be attached to the original mylar and Assessor's Office transmittal memo along with memo copy and lot area calcs. A copy of the fee receipt and Health form are alt.ached to the Clerk's memo. One set of prints, copies of memos, original fee receipt, Health approval and this form shall be placed in the KEY DOCUMENTS file. Update SIERRA base screen. . 8. Memos, attachments, and mylars shall be routed to.the Engineer Tech for delivery to Seattle. Engineer Tech shall drop off . the· Assessor's transmittal and mylars to the Assessor's Office (7th floor, Administration Building). For plats, deliver the Clerk's transmittal memo (Room 452 Courthouse). The copied Clerk's transmittal memo shall be date stamped (by the Clerk) and placed in the division's KEY DOCUMENTS file upon return. n1>/rnuu •. aoc Feb. 2:.2, nH--101110.111/d) ® • King County Department or Development and Environmental Services 900 Oakesdale Avenue Southwest Renton, WA 98055-1219 • DATE: \ 0 ·~ ct),( Project , o. >= LOOXXXXX SUBDIVISION and .SHORT SUBDIVISION REQUEST TO RECORD Interoffice Memo D· / l .... "' o· 'J. TO: -1~1V.:_I_.L.,_:_.-_::_~"=-=,..,-=-------'-Land Use Inspection Section .RE: Project Name: -'-/J-'-'I Vi'-'-'--\-_<l v--'j=----1.f_~_W ____ Project No.: 1: 0 7 f OD l .( Project name as shown on recording document:-------------------- Final Activity No.: __ \....c£_~~('-------'-f_,_~_o__,f_v ____ _ Inspection Activity No.: __ V_0 _)_J_;I;,_\ _C_(.,. _____ _ Please inspect the above-referenced project for the following items: The Land Use Inspection Section does not recommend recording if any item is marked No I. KCC 9.04.090(c): Are those portions of the drainage facilities necessary to acconnnodate the control of flows discharging from the sites constructed and tperation, per public RID rule? Yes __ No __ NIA 2. Are water mains and hydrants installed? (must also be approved by Fire Marshall) __::i:_ Yes No NIA 3. Are roadways graded to all lots capable of prpviding access by passenger vehicles? _7_Yes __ · _No 4. Are specific site improvements required by preliminary ·approval installed? _}:_ Yes __ No NIA 5. Is sensitive area to remain undeveloped delineated? Yes 6. Is temporary control monuments set by Land Surveyor? ~Yes ; 7. Are all safety hazards addressed? ~Yes No 'j-NIA No NIA No 8. Do you recommend the recording of this suqqivision? If you have checked No, indicate the reason(s) in the comments section below. __ )C Yes __ No 9. If there any building lots on this plat which should have further review or engineering prior to building construction, identify those lots in the connnent section below and describe concerns along with suggested final plat note( s ). I 0. Minimum Performance Financial Guarantee required for recording is $ · \ '),, I I) a .:, . Restoration Financial Guarantee may be used if a Performance Agreement to Cot'4>lete form is completed. 11. Minimum Landscaping Financial Guarantee amount required for recording is: $ --i!~c-.ef-~"-i__::;'1)1,,~.!,1.-iQ!.J---\; 12. Minimum Recreation Financial Guarantee amount required for recording is: $ --------~ I 13. Minimum Street Trees Financial Guarantee amount required for recording is: $ -1..ll (4-, _,7,,c...c.:...o=------ 1 COMMENTS: ____________________________ _ Inspector's signature and date: Project Manager's signature and date: S/Fonns./CURRENTFORMS.ReqtoRec.Presont.03.09.05 Original: Platting Engineer Copy l:FGMU Copy 2: Inspector ,---- ® • Dept. of Development and Environmental Services Land Use Services Division 900 Oakesdale A venue Southwest Renton, WA 98055-1219 DATE: October 28, 2005 TO: Financial Guarantee Management Unit RE: Project Name:_NICHOLS PLACE ________ _ Project No.:_._L03P0015 __ Inspection Activity No.:_L05SI106 __ _ After a review of the Bond Quantity Worksheet (BQW) and an inspection of the project, the Land Use Inspection Section authorizes the reduction of the following Performance Financial Guarantee: Financial Guarantee Activity Number:--------- 1. Original TOTAL performance amount (Line Ton BQW): $ __ 403,059.68 __ 2. Total of Improvements NOT completed (Line T-Line Eon BQW): $ __ 114,305.28 __ _ 3. 30% of Line I above (Line Ton BQW): $ __ 120,917.90 __ 4. REQUIRED Guarantee Amount (Higher of Line 2 or 3) $ 121,000 Comments: ------------------------------------ date j -r{IA. i NOTE: Only one reduction inspection is authorized. The financial guarantee will not be reduced below 30% of the original amount. Original: FGMU Copy I: lnspectorr Copy 2: BF Engineer ;;::--· Copy 3: Platting Engineer (if recorded) S/FORMS/CURRENTFORMS/.FG Reduction.doc/05/21/03 ------··----, Parcel Number: 1423059058 Taxpayer: SBI DEVELOPING LLC Annexation: N/A Jurisdiction: Unincorporated King County Situs Address: Postal City: Renton, 98059 Plat Name: ; Rec: nil Lot: NIA; Block: NIA Kroll Page: 811 E Thomas Bros. Page: 657 114-S-T-R: SE-14-23-5 Acres: 4.00 (174240 SqFt.) Current Zoning: R-4 Potential Zoning: Comp. Plan Land Use: um Assesso~s Open Space: NIA Commercial Use: NIA Number of Units: NIA Mobile Home: N • Appraised Land Value: 410000 (2005), 575000 (2006) Appraised Improvements Value: 179000 (2005), 195000 (2006) Community Plan Area: Newcastle Unincorporated Area Council: Four Creeks Unincorporated Area Council School District: Issaquah School District 4·11 Fire District: 0025 Roads MPS Zone: 452 ($2139.00) Roads TCM Zone: 763 Waterfront: Water Service: Water Service Planning Area: King County Water District 90 Sewer Service: Airport Noise Remedy Program: NIA Bald Eagle Flag: NIA Council District (1996-2001): 12 David Irons Jr. (R) Council District (2002): 12 David Irons Drainage Basin: Lower Cedar River, WRIA 8 Police: King County, Pct: 3, Dist: F2 Service/Finance Strategy Area: Service Planning Snowload Zone: Standard Agricultural Production District: N Forest Production District: N Rural Forest Focus Area: N TOR Type: NIA TOR Status: NIA TOR Permit Number: NIA Building Inspection Area: N-7 Clearing Inspection Area: Bruce Engell Code Enforcement Inspection Area: Bill Turner ESA Inspection Area: Greg Sutton Grading Inspection Area: Bruce Engell Land Use Inspection Area: Tim Cheatum Sens. Areas Notice(s) on Title: NONE Aquatic Areas Buffer: N Basin Condition: Low Flow Control Area: Conservation Flow Water Quality: Basic Water Quality Treatment Critical Aquifer Recharge Area: None Area of Potential Wetland Influence: N • ® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 November 2, 2005 • TO: Clerk of the Council VIA: Joe Mi es,~~ 15iv.,on Manager FM: J Sanders, P.E., Development Engineer RE: Final Pl t of Nicholes Place ODES Project No. L03P0015 • The Platting Unit of the Engineering Review Section has checked this plat (5 sheets) and finds it complies with the requirements of King County, with the exception of the certification by the King County Office of Finance. A statement showing receipt for the plat recording fee of $98.00 is attached. COUNCILMATIC DISTRICT: 12 Attachments: Copy of Sewer and Water Availability Letters Statement for the Recording Fee ® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 November 2; 2005 • • TO: Connie Wo11g, Supervisor, Abstract Section, Accounting Division, Department of Assessments VIA: FM: RE: J~e Miles ~01,ion Manager J es . ders, P .E., Development Engineer Fina Plat of Nichols Place ODES Project No. L03POO 15 ------·---, The Land Use Services Division has reviewed the referenced final plat and finds the subdivision in compliance with applicable County codes and the conditions of final plat approval set forth by the County Council. We therefore transmit to you the attached original tracing of the plat for your approval. Please forward the plat to the Office of Finance for collection of taxes and assessments, and for their certification. COUNCILMATIC DISTRICT: 12 Attachment cc: Lilian Yetter, Platting Technician, Office of Finance October 31, 2005 Core No. 04037 Pat Simmons King County DOES • 900 Oakesdale Avenue W. Renton, Washington 98055 Subject: Nichols Place-Final Plat Monumentation Dear Pat: • I, Kenneth William Shipley, being the surveyor of record for the Final Plat of Nichols Place, DOES File No. L03P0015, certify to King County that the street monuments shown as being set on said plat have been set according to said plat. I trust that this will satisfy the County's requirement regarding the certification of the setting of the monuments. Sincerely, CORE DESIGN, INC . .iJ}:d .. ~ Project Surveyor l:\2004\04037\Docs\040371tr05 KC Mon Cert.dnc • OF RENTON PBPW • I ·1·1·..., V 425 430 7241 P.02/02 '--" .&. ~.J..... ., " ..... September 13, lOOS ·Kurt Wilson Project Manager SBl,LLC P.O. Box 73790 PuyallUP., WA 983 73 SUBJECT: Sanitary Sewer Service for Nichols Place Plat KCPlD No 142305-9058, 160"' A¥enac SE SANITARY SEWER EASEMENT Dear Mr. Wilson: The City ofRcnton's Wastcwaler Utility Section confirms that the lift station installed within the Nichols Plat, in its southeast comer. may be contained within an approximately 30-foot by 30-foot utility easement granted to the City of Renton. The City pmers this option ·over the currently depicted option ofhaving·thc: lifi station within what is shown as Traci "F". questiomi 1rut11Ll'ding this letter, please contact me at 42.5-430-7212. IHFileh>IY.'WP • ~~rs:.:~,::Z'$.';''.'"i:"'t!,1v.!:l;;:.."1a~55;'m.4nll Nit/ml• I <llrt.~ AHEAO OF 'TH!. C.:VAVI'. TOTAL P.02 Oct 06 OS 09:56a • 90 p. I King County Water District No. 90 l."i606 Sl1u1h Emil J2H1h Scree, Renton, W:uhinpton l)AU~lJ-4540 Phun~: 4:?5<?5~-960<1 Fa.,: 42~-177-4118 October 6, 2005 SB! Developing, LLC Attn: Kurt Wilson P .0. Box 73790 Puyallup, WA 98373 RE: Substantial Completion of Water Mains and Hydrants -Nichols Place -DOES File # B0SF037l Mr. Wilson: District staff has reviewed the Nichols Place Water System and found that the water mains arc in and the hydrants operational within the plat and on 13815 160" Ave SE. Therefore, this Jetter is to infom1 you that the water main., and hydrants have been installed to the Districts satisfaction. If you have any questions on this matter, please give me a call. Sincerely, /-jt.d,:,._, ,;~t,4 Lester Piclc District Superintendent King County Water District 90 Z:\Dcvclopcr Extcnsions\Subst1nlial Complction\NidolJ Place 10 6 OS,doe ..• • CITY ltF RENTON ·~~ ' "" -Kalhy Keolker-Wheeler, Mayor Planning/Buildinwi>ublicWorks Department ~regg Zlmmtrman P.E., Administrator September 9, 2005 Kurt Wilson · Project Manager . SBl,LLC P.O. Box 73790 Puyallup, WA 983 73 ,, SUBJECT: Sanitary Sewer Service for Nlch!IIB P~ce Plat KCPID No.142305-9058, 1601• Avenue·SE - Dear Mr: Wilscm:' -·-=,."· The City ofReritim's Wastewater.Otility Section confJrms that the Sl)Wer system needed to serve the Plat of Nichols Place is substantially complete. As such, we have no objection to this plat going to recording at this time: "Please note that all punch,.list items must be completed prior to any issuance of sidesewersforthelotswiihintheplat." .'. · · · ·· · · If you have ilny questions ~gard1ng.this ietter, please contact me.at 425-430-7212. Sincerely,":. ~ &to ftlf>avld M. ~hriste~~ . . : W~ewater Utility Supervisor .. ' cc:. Ameta Henni~ger, Development Serv~~s Engineering Specialist ------------R -· ... . .....,_ .. ., ..... _ ... _____ .... -.· ... -· ·-·. • • Secretary of State I, SAM REED, Secretary of State of the State of Washington and custodian of its seal, hereby issue this CERTIFICATE OF INCORPORATION to NICHOLS PLACE HOMEOWNERS ASSOCIATION a/an WA Non-Profit Corporation. Charter documents are effective on the date indicated below. Date:9/6/2005 UBI Number: 602-537-167 Given .under my hand and the Seal of the State of Washington at Olympia, the State Capital. ~~ Sam Reed, Secretary of State ® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 August 19, 2005 Kurt Wilson SBI Development P.O. Box 73790 Federal Way, WA 98373 • RE: Recreation/Landscape Activity No. L05MI042 Plat of Nicholas Place, KC File No. L03P0015 Dear Mr. Wilson: • I have reviewed .the final recreation and landscape plan dated August 17, 2005 for the above referred project. The plan meets the condition of the preliminary approval and hereby is approved with the following conditions: I. The equipment (structures, benches, picnic table, etc.) shall meet at a minimum, Consumer Product Safety Standards and be appropriately anchored. 2. Walkways shall be constructed of a material and grade that is Americans with Disabilities Act (ADA) accessible. 3. Street trees and plantings associated with the drainage facilities shall be reviewed with the engineering plans and are not part of this approval. The landscaping and recreation space improvements (i.e. play structures) must be installed and inspected or a performance bond posted, .prior to plat recording. The amount of the performance bond has been established at $55,340.00. This includes landscaping, equipment, surfacing materials, etc. The bond amount also includes a thirty-percent contingency. An inspection fee is also due prior tci recording. This fee covers the cost of inspections. The amount of the inspection deposit will be determined by the Land Use Inspection Section (LUIS). If a performance financial guarantee is posted, the improvements must be installed within two year's from the date of recording. The Land Use Services Division will conduct an inspection one year after the recording date. The applicant may request in writing, an earlier inspection date if the improvements are fully installed prior to one year anniversary of recording. 'AAIN FILE COPY • • •• Enclosed is a copy of the approved plans for your records. If you have any questions, please call me at (206) 296-7173. If you have questions regarding the financial guarantee please contact Stacy Graves, Financial Guarantee Management Unit at (206) 296-7009. Questions regarding the inspection process may be directed to the Land Use Inspection Section (206) 296-6642. . Sincerely, 1';;_ . ..,. . .:-. f).e-1 .I,( c ' I Fereshteh Dehkordi, Project Manager II Current Planning Section, LUSD Cc: Joanne Carlson, ASII, Engineering Review Section, LUSD w/encs Steve Townsend, Supervising Engineer, Land Use h}spection SecJion, LUSD w/encs Ray Miller, Engineer, Land Use inspection w/encs - Stacy Graves, FGMU w/encs File w/encs ® King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 September 13, 2005 Kurt Wilson SBI Developing, LLC PO Box 73790 Puyallup, WA 983 73 RE: Permit Fee Estimate • Project: Final Plat of Nichols Place File No. L05FR042/ L03P0015 Dear Mr. Wilson: • Beginning January 2, 2004, our office implemented a new program for managing certain types of permit applications to provide customers with an enhanced level of customer service. The Project Manager Program seeks to provide customers with increased predictability for the permit process and better accountability from County review staff. For permit applications using the Project Manager Program, a project manager is assigned to the permit to facilitate communication with the applicant and provide a fee estimate to cover the anticipated scope of review. The project manager will also monitor and manage the permit application throughout the review process to ensure that review schedules remain in line with performance standards and the overall work hours are within the range of estimated fees for the project. Your application was received by our office on August 16, 2005. The enclosed information provides a summary of the fee estimate for the anticipated work disciplines and also discusses the submittal process and disclaimers which may affect the final permit fees. Once the attached estimated fee form is signed and submitted to our Department with a complete permit application, including payment of the estimated fee, your project will be assigned for further review. If you have any questions regarding the permit fees or other aspects of the review process, please contact Ray Florent via email ray.florent@metrokc.gov or by telephone at 206-296-6790. ~~(-~-- Raymond E. Floren!, PLS, Project Manager Land Use Services Division Enclosure ® King County • • Land Use Services Division Permit Fee Estimate Pre-app Estimate Number: L05FR042/ L03P0015 I Date:09/13/2005 Permit Title: Nichols Place Permit Type: Final Plat I Based on permit information submitted by the applicant, the Department of Development and Environmental Services (ODES) has determined the amount of review fees for the subject application. The fees shown below do not include ancillary permit fees, recording fees, project-related mitigation fees, or other fees that are passed through to the applicant from other agencies or as part of the project's environmental review. Fixed Fees: Counter Service Fee for Application Intake (Fixed Fee) Base Review (first 4 hours) Fire Flow and Access Less Amount Previously Paid Total Fixed Fees From Above: Estimate for Hourly Fees: ( 32 Hours x $144.90) Total Permit Fee Credit: $205.28 -$5,495.08 205.28 $4,636.80 +$653.00 Note: The estimate for hourly fees stated above is based on the total estimated number of hours not to exceed 32 hours for the disciplines listed below, and is calculated using the department's hourly rate in effect at the time the work is performed. Based upon the financial disclosures found on page 2, the number of hours required may be modified. The total estimated hours reflect work performed by the following disciplines: Land Surveying Technical Review, Project Management, and Addressing. After receiving the fee estimate from ODES, the applicant has ninety (90) days to complete the application submittal. Please call 206-296-6797 to set up an appointment with the Permit Center to complete your application and payment. If the application is not received within ninety (90) days, the applicant may be required to obtain a new fee estimate or this activity may be cancelled. For further questions on this fee estimate or for other requirements about this permit application, please contact Ray Floren! via email ray.florent@metrokc.gov or by telephone at 206-296-6790. Raymo E. Floren!, PLS, Project Manager Land Use Services Division Project Manager.dot 1/26/04 Page I ~-· ....... ; ... ..;,· ·-• • (® King County Land Use Services Division Permit Fee Estimate Pre-a pp Estimate Number: LOSFR042/ L03P0015 Date: 09/13/2005 Permit Title: Nichols Place Permit Type: Final Plat Estimated Maximum Hours: 32 Applicant: Kurt Wilson -SBI Developing, LLC Total Permit Fee Credit: $653.00 The following disclaimers ~re attached and are part of the fee estimate for this permjt. The applicant is required to submit a signed CODY of this form with the application and fee payment acknowledgjng that the applicant has read the disclaimers stated below. Disclaimer Applicants are responsible for all fixed fees, reported hours performed in reviewing submittal materials and processing, up to the fee estimate. Changes in the scope of the project review will result in a revised review fee estimate. Fee estimates are based on information submitted lo DOES by the applicant prior to finalization of the permit application. In addition, estimates are determined by utilizing historical data gathered from projects of similar type, size, and scope. The fee estimate will be the maximum fee charged unless the scope of the project changes .. Should fewer hours be required lo complete the review, then the applicant may receive a refund for those hours. Jfitems are identified that are not originally disclosed or identified later in the process, a new estimate may be required. Applicants will be responsible for any additional hours identified in a new estimate because of: I} Unknown or undisclosed site or project issues 2) Changes in the project 3) Incomplete information from applicant 4) Errors in applicant information or submittal 5) County code fee changes 6) Unanticipated critical area review o·r verification 7) More than one major set ofredline correction comments and one minor set ofrcdline correction comments Keeping review fees at or below the fee estimate will depend on the applicant's commibnent to complete the process review. This commitment should include submitting materials which address all County codes, policies, previously approved conditions, and responding to the County's request for corrections or additional information in a timely manner, not. to exceed 90 days. Acknowledged: Li- ApplicanVOwner Name (print) Date Project Manager.dot J/26/04 Pagc2 • Boundary/Alignment Inverse Report Tue Nov 01 08:55:03 2005 Project: L03P0015.PCS Inverse of Align 0 19 s 67°04'25" w 5.92' 20 s 01°52'29" w 60.00' 21 s 88°07'31" E 20.00' 22 N 01°52'29" E 38.43' 23 N 36°13'12" E 4. 53' 14 Curve Parameters ========================== Direction: Right/Clockwise· N:77210.39' N: 77208. 08' N: 77148 .11' N:77147.46' N:77185.87' N:77189.52' Radius Pt at N:77229.86 E:20006.59 Delta =30°51'12'' Right/Clockwise Radius =SO.OD Arc Length -26.93 Tangent Length =13.80 Chord Length -26.60 Chord Bearing =N 38°21'29" PC Tang Bearing=N PT Tang Bearing=N PC->RP Bearing =N RP->PT Bearing =S 53°47'05" 22°55'53" 36°12'55" 67°04'07" w w w E w • E:19960.54' E:19955.09' E:19953.12' E:19973.11' E:19974.37' E:19977.05' 24 N:77210.38' E:19960.54' (PC of curve) Perimeter: 155.81' OArea: 0.03 acres 1093.07 sq ftDPrecision: 33151.71 0 1 jj • ·® • •. . ·-· · Applicati'on for Land Use Permits KlngCounty -------------' Department of Development and Environmental Services · Land Use Services Division 'J 900 Oakesdale Avenue Southwest Renton, Washington 98055-1219 206-296-6600 TIY 206-296-7217 Application Number(s): Alternative formats available upon request Date Received: Stam DO NOT WRITE ABOVE THIS DIVIDER I (We) request the following permit(s) or approval(s): D D D D D D D liQl D D D D D D D D Building Permit D Clearing & Grading Permit 0 Temporary Use Permit D Binding Site Plan D Site Development Permit 0 Boundary Line Adjustment 0 Short Subdivision D Formal Subdivision D Urban Planned Development 0 Plat Alteration D Plat Vacation D Road Variance D Drainage Variance or Adjustment D Right-of-Way Use Permit D Shoreline Exemption 0 Critical Areas Alteration Exception D Linear D Non-linear Shoreline Substantial Development Permit Shoreline Conditional Use Permit Shoreline Variance Shoreline Redesignation Zoning Variance Conditional Use Permit Reuse of Public Schools Special Use Permit Zone Reclassification Site Specific Comprehensive Plan Amendment P-Sufftx Amendment Special District Overlay Removal Reasonable Use Exception Public Agency & Utility Exception Period Review for Mining Sites I, Steve Browning , being duly sworn, state that I am the owner or (print name) officer of the corporation owning property described in the legal description filed with this application and that I have reviewed the rules and regulations of the Department of Development and Environmental Services (DDES) regarding the preparation and filing of this application and that all statements, answers and information submitted with this application are in all respects true, accurate and complete to the best of my knowledge and belief. During the review of this application, it may be necessary for DDES staff to make one or more site visits. By signing this application form, you are giving permission for these visits. If it is rental property, the owner hereby agrees to notify tenants of possible site visits. _ ~ Steve Browning Z55-s77,,-S2Z( ~~c::,-- printed name signature P.O. Box 73790 mailing address Puyallup, WA 98373 city state zip SBI Developing, LLC corporation or company name (253) 848 0820 telephone If applicable, state below, the name, address and telephone number of the authorized applicant for this application as shown on the Certification and Transfer of App6cation Status form filed with this application. Name mailing address ... Telephone city state zip 2/04/05 Page 1 of2 • For Formal Subdivisions only: Nichols Place Name of Subdivision Core Design, Inc. Registered Land Surveyor Core Design, Inc. Engineer SBI Developing, LLC Developer Land Surveyor's Certification I hereby certify that the accompanying plat has been inspected by me and conforms to all rules and regulations of the platting resolution and standards for King County, Wa hington Signed: • Kenneth w. Shipley Name 14 71 l ·NE· 29th Pl. , 111 01, · Bellevue, WA 98007 Address and Zip (425) 885-7877 Telephone Number David Eric cayton Name 14711 NE 29th Pl., 11101, Bellevue, WA 98007 Address and Zip Steve Browning Name PO Box 73790, Puyallup, WA 98373 Address and Zip (253) 848-0820 Telephone Number Land Surveyor Seal Date: __ 0~-1-ti..;..cf t...i....;~;;_:;) _____ _ The fees for the application will be paid: Iii deposit at submittal and remainder to be paid upon receipt of fee estimate 0 deposit at submittal and remainder through a monthly installment plan (maximum of 9 months) Note: Application forms and submittal requirements are subject to revision without notice. Check out the DDES Web site at www,metrolcc.qoylddes Application for Land Use PermitslglFORM lc-app-luper.pdf 2/04/05 Page 2 of2 1 2 3 4 5 6 7 8 • Proposed No. 2004-0013.1 KING COUNTY Signature Report May 10, 2004 Ordinance 14903 • Sponsors Phillips 1200 King County Courthouse · 516ThirdAvenue Seattle, WA 98104 · AN ORDINANCE authorizing a subdivision on certain property located westof 160th Ave SE, south of SE 138th St (if extended) at 13815 160th.Ave SE, Howard. Stansbury, US Land Development Assoc agent for Mark & Barbara Nichols; department of development and environmental services file no. L03P0015. 9 BE IT ORDAINED BY THE COUNCIL OF KING COUNTY: 10 SECTION 1. This ordinance does hereby adopt and incorporate the findings and 11 conclusions contained in the March 2, 2004, report and decision by the hearing examiner 12 and adopts as the decision of the council the decision by the hearing examiner to approve 13 the transfer of eight density credits. and to grant the application for preliminary approval, 14 subject to the conditions recommended by the examiner, of the proposed twenty-three-lot 15 plat of Nichols Place, received May 19, 2003, in department of development and 16 environmental services file no. L03P0015. 1 17 18 19 Ordinance 14903 • • SECTION 2. The appeal of the March 2, 2004, decision of the hearing: examiner by Citizens for a Responsible EvendeU ("C.A.R.E.") is denied. ) . Ordinance 14903 was introduced oil 1112/2004 and passed by the Metropolitan King County Council on 5/10/2004, by the following vote: ATTEST: Yes: 10 -Mr. Phillips, Ms. Edmonds, Ms. Lambert, Mr. Pelz, Mr. McKenna, Mr. Ferguson, Mr. Hammond, Mr. Gossett, Ms. Hague and Mr. Constantine No:O . Excused: 3 -Mr. von Reichbauer, Mr. Irons and Ms. Patterson KING COUNTY COUNCIL KINGCO Y, WASHINGTON Anne Noris, Clerk of the Council Attachments None 2 • • 08(12/2005 09:35 FAX 208 298 1854 K.C.Hear1ns..]J!am1ner llJ 004 ---,, ' . ,,__ ··-·· ~ .DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES LAND USE SERVICES DmSION KING COUNTY, WASHINGTON PRELIMINARY REPORT TO THE HEARING EXAMINER February 24, 2004 • PUBUC HEARING AT 9:30 AM Hearing Room at DDES 900 Oakesdale Avenue Southwest Renton, WA 98055-1219 CORRECTIONS TO pp; PRELIMINARY PLAT OF NT<;ROLS PLACE FILE NO: L03P0015 PROPOSED ORDINANCE NO: #2004-0013 A. SUMMARY OF PROPOSED ACTION: H. 'o. This is a request for preliminary plat approval of Nichols Place to allow 23 lots through use of density credit transfer (TDR). The 23 lots would mostly be 4,320 square feet in ma and have a width of 4S feet As part of the plat, a recreation area serving the plat is proposed. =Ale dmiasge Ele1emie11 aff!a plM111ed will Sef'l'e Niellels Plaee e!!tl be sieed le aeeeBl!!Redate dfllinage · fer the Plat eflkendell immediately te the earth, Access to the Nichols Place lots is proposed via 1601h Ave. SE. Sec Attachment J • SUBDMSION DESIGN FEATURES: 3. Roadway Section: As proposed by the applicant, 16011a Ave. SE lrontage would be improved with urbon improvement$, including cunll!, gutter &11d sidewalks. RECOMMENDATIONS: L03P00! 5 -Grant preliminary approval of the May 19, 2003 preliminary plat of Nichols Place with the transfer of eight density credits, subject to the following conditions of tinal approval: 11. b. FRONT AGE; The frontage of the site along 160°' Ave SE (west side only) shall be improved to the urban neighborhood collector standard. Add BLA Condition: 21. A Boundary Line Adjustment (BLA} •hall be completed to resolve boundary issues with the property to the north {Evendell), L05FR042 ~@©@OW@[g) AUG 1 6 2005 K.C. D.D.E.S. r • • • DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES LAND USE SERVICES DMSION KING COUNTY, WASHINGTON PRELIMINARY REPORT TO THE HEARING EXAMINER February 24, 2004 -PUBLIC HEARING AT 9:30 AM Hearing Room at DDES 900 Oakesdale Avenue Southwest Renton, WA 98055-1219 PRELIMINARY PLAT OF NICHOLS PLACE FILE NO: L03P0015 PROPOSED ORDINANCE NO: #2004-0013 A. SUMMARY OF PROPOSED ACTION: This is a request for preliminary plat approval of Nichols Place to allow 23 lots through use.of density credit transfer (TDR). The 23 lots would mostly be. 4,320 square feet in area and have a width of 45 feet. As part of the plat, a recreation area serving the plat is proposed. The drainage detention area planned will serve Nichols Place and be sized to accommodate drainage for the Plat of Evendell immediately to the north. Access to the Nichols Place lots is proposed via 1601h Ave. SE. See Attachment 1. · B. GENERAL INFORMATION: Proponent: Representative: Location: U.S. Land Development Association P.O. Box 22200 Seattle, WA 98122 Michael Romano Centurion Development Services 22617 81h Dr. SE, Bothell, WA 98021 Phone: 425-486-2563 Facsimile: ( 425) 486-3273 e-mail: Michael.romano@verizon.net The site is located west of 160th Ave. SE, south of SE 138 1h Street (if extended) at 13815 160th Ave. SE ·· Section/Township/Range: SE 14-23-05 Parcels# 142305 9058 Acreage Plat: · 3 .82 acres Current Zoning: R-4 Number of Lots: 23 proposed using 8 TDR's Density: 6 dwellings per acre Lot Size: 4,320 square feet · Proposed Use: single family Sewage Disposal: City of Renton Water Supply: Water District #90 Fire District: King County Fire District# 25 School District: Issaquah Community Plan: Newcastle .Drainage Subbasin: Lower Cedar River King County Permits: Subdivision Complete Application Date: June 19, 2003 Threshold Determination: Mitigated Determination ofNonsignificance (MONS) Date ·of Issuance: December 23, 2003 KC Permit Contact: Karen Scharer, Project Manager II, Current Planning Section, LUSD Phone# 296-7114 or e-mail at karen.scharer@metrokc.gov • C. D. E. • HISTORY/BACKGROUND: • L03POO 15/Nichols Place . Page 2 1. For the preliminary plat of Nichols Place (L03P0015), the Subdivision Technical Committee (STC) of King County has conducted an on-site examination of the subject property. The STC discussed the proposed development with the applicant and clarified technical details of the application to determine the compatibility with applicable King County plans, codes, and other official documents. In mid December 2003, the STC determined that there was sufficient information presented to proceed with issuance of a SEP A TD and scheduling of a public hearing on the request. 2. The applicant originally applied for rezone to R-6 (L03TY404) or alternatively use TDR credits to develop the proposed plat with 23 lots. The applicant chose to withdraw th.e rezone and base the plat design on R-4 zoning and use of 8 TDR density credits. THRESHOLD DETERMINATION OF ENvIRONMENTAL SIGNIFICANCE: Pursuant to the State Environmental Policy Act (SEPA), RCW 43.21C, the responsible official of the Land Use Services Division (LUSD) issued a threshold determination -mitigated determination of non-significance (MDNS) for the proposed development on December 23, 2003. This determination was based on the review of the environmental checklist and other pertinent documents, resulting in the conclusion that the proposal would not cause probable significant · adverse impacts on the environment with implementation of mitigation for the.proposal. Therefore, an environmental impact statement (EIS) was not required prior to proceeding with the review process. Agencies, affected Native American tribes.and the public were offered the opportunify to comment on or appeal the determination for 21 days. The MDNS was not appealed by any party, including the applicant, and it has been incorporated as part of the applicant's proposal. The MDNS states: The following mitigation measures shall be attached as conditions of permit issuance. These mitigation measures are consistent with policies, plans, rules, or regulations designated by KCC 20.44.080 as a basis for the exercise of substantive authority and in effect when this threshold determination is issued. Key sources of substantive authority for each mitigation measure are in parentheses; however, other sources of substantive authority may exist but are not expressly listed. · . Individually, or joint with other area developers, the Applicant shall design and construct . · improvements to Southeas\ !28th Street at 1601h Ave. SE to mjtigate project impacts at the High Accident Location. Or, the Applicant shall reduce the project impacts at the High Accident Location by completing the remainder of the improvements to Southeast 136th Street (i.e. additional paving, concrete curbs, gutters and sidewalks), between 158th Avenue SE and 160th Avenue SE, and, revise the channelization at the intersection of 156th Avenue SE/SE 136th Street to provide a southbound left turn lane. · AGENCIES CONTACTED: I. King County Natural Resources & Parks Division: No response. 2: King County Fire Protection Engineer: Fire protection engineering preliminary approval has been granted as requested. 3. Seattle-King County Health Department: No response. 4. Issaquah School District: See comments contained in report and Attachment. 3. · 5. Water District# 90: See Attachment 4. • • • 6. City of Renton: See Attachments 5 and 6. 7. Washington State Department of Ecology: No response. L03POO 15/Nichols Place Page 3 8. Washington State Department offish and Wildlife: No response. 9. Washington State Department of Natural Resources: No response. JO. Washington State Department of Transportation: No response. I I. METRO: No response. F. NATURAL ENVIRONMENT:. I. Topography: The site appears level and only slightly slopes with a IO-foot difference in elevation from the north west corner to the southeast corner of the site. 2. Soils: Surface soils are found on this site per King County Soil Survey, 1973 include: AgC -Alderwood gravely, sandy loam; 6-15 % slopes. Runoff is slow and the erosion hazard is slight. This soil type has a moderate limitation for low building foundations due to a seasonally high water table, and severe limitations for septic tank filter fields due to very slow permeability in the substratum. 3. Sensitive Areas: A Wetland Report by Habitat Technologies, daied October 11, 2002 was received by ODES and the site has been field checked by DDES staff. No sensitive areas were observed or documented. There is a probable class 2 wetland and a class 3 stream along the downstream drainage route from this property. Improvements to the downstream drainage system will have to be reviewed to ensure that wetlands are not being drained or flooded as a result, streams will not be placed in pipes, or damaged by increased flows. Enlarging culverts, if any, in a sensitive area may require a clearing . and grading permit if not approved under plat review. 4. Hydrography: A Level Three Downstream Drainage Analysis, dated October 27, 2003 was submitted to King County DDES. The Nichols Place subdivision is located in the Orting Hills subbasin of the Lower Cedar River drainage basin. A low north/south ridge divides the site into eastern and western subbasins. The western subbasin sheetflows to the southwest across the west and south property lines onto adjoining parcels. These flows eventually reach !56'h Ave SE via SE 139'h Place. The larger eastern basin sheetflows across the south property line and into the existing roadside ditch on the west side 160 .. Ave NE .. The downstream path continues south in the roadside ditch to a cross· culvert under 160'h Ave SE to the east side. Then the flow continues south along the east side in a ditch, through two culverts, and turning east across an undeveloped parcel south of house #14028 (approx. 650 feet downstream). This area contains wetlands (likely class 2) and the flow enters the site as a class 3 stream. The stream continues east through this parcel to the unopened right-of-way for 162"d Ave SE. The stream turns south and continues to SE 144'h St. The drainage then turns west in the SE 144'" St. drainage system, eventually flowing into the . . Cedar River. The cross culvert under 160'" Ave SE and the two downstream culverts along the east side have recently been upsized. There are two undersized conveyance culverts on the above undeveloped parcel that have a history of conveyance nuisance flooding problems. The proposed plat conditions include upsizing these two culverts, if permission can be obtained from the owner. The proposai is to collect most runoff from the project site and direct it to a single detention and water quality facility in the southeast corner of the site, The detention facility is required to meet the Level 2 flow control requirements and Basic water quality menu in the 1998 King County Surface Water Design Manual (I(CSWDM). • •• L03POO 15/Nichols Place Page4 Conditions of the Drainage Adjustment, L03V0036, September 4, 2003 approval, allows the diversion of runoff from the natural location to a single facility draining to 160'h Ave. SE.: I. The release rates for the detention facility will be based on only that portion of the site that naturally drains to the location that is being diverted to. 2. The volume for the detention facility will be based on all flows directed to the . facility at full development under current zoning. The allowed release rate will be reduced by any undetained flows that would bypass the proposed subdivision drainage facilities. The detention volume shall be sized using the Level Two flow control standard in the 199& KCSWDM. · A IO to 20 percent volumetric factor of safety must be applied to all storm events requiring detention. The design Technical Information Report shall state the factor of safety selected and the basis of that determination. · · 3. Water quality facilities must be sized based on the entire proposed subdivisiori draining to the facilities including any required frontage improvements. 4.. The onsite drainage facility must be located in a public right-of-way, recreation space tract with easement or storm drainage tract dedicated to King County. 5. Any additional storm drainage requirements identified by SEPA or the plat hearing review will apply to this project. 5. Vegetation: The western edge of the site is forested with Douglas Fir and Maple and a· row of evergreen trees is present along the frontage to 1601h Ave SE .. Most of the site is in pasture. · 6. Wildlife: Both small birds and animals likely frequent the site. G. NEIGHBORHOOD CHARACTERISTICS: The site is located in the east potential annexation area of Renton. Properties located nearby vary in size from large 5-acre parcels to small urban lots. The neighborhood is rapidly changing from a rural-suburban character to an urbanized area with mostly single family homes and some related services such as schools, a fire station, churches and parks. Developed lots immediately nearby are on septic systems. These lots are approximately 9,000 square feet to 30,000 square feet in size. Many of the parcels are currently considered as under utilized within the urban designation. Zoning immediately surrounding the plat of Nichols Place is R-4. The plat of Evendell located immediately to the north was preliminarily approved for 46 lots. King County is currently processing an application for major revision (L03RE038) to allow 70 lots based on R-4 zoning with 20 TDR -density credit transfers. The examiner's hearing on this appiication was held on January 22, 2004 and decision was issued on February 4, 2004 approving the plat (unless appealed).· · · Liberty Grove L03P0006 an.d Liberty Grove Contiguous L03P0005 are scheduled for plat hearing on February JO, 2004. · Liberty Grove with 24 lots (5 TDR credits) is located north ofEvendell. Liberty Grove Conti~uous with 36 lots (4 TOR credits) is located on the east side of 160th Ave. SE south of SE 136 1 .St. Both of these plats include requests for TOR credits. · Anyone wishing to obtain a copy of the examiner's decision regarding any of these plats should · contact the examiner's office at 206-296-4660. The primarily approved plat of Hamilton Place (L02POO 11) is located on property which is a parcel north of Liberty Grov.e between 158 1h Ave. SE. & 1601h Ave. SE. Lots proposed would average approximately 5,000-sq. ft. each. Transfer of 6 density credits was approved for this plat. The parcel with the preliminarily approved plat of"5 Lot Subdivision" also.known as Dickinson, LOOP0023 is located south off 162"d Ave. SE and contains 5 lots averagini.9 d.u.'s per acre. · • • L03P0015/Nichols Place Page5 Homes would be served by septic, and dry sewers will be installed as part of plat approval. This plat is currently in for engineering review. . ODES also has held other pre-application meetings for plats in the immediate area. Timing for submittal of further applications is unknown. On-Site: The existing residence centrally located on the property is accessible off 160th Ave. SE. There are also out buildings just west of the house and a shed near the south property line. The majority of the site is in pasture with evergreens along the west and east property lines. Most of the existing trees will.need to be removed for plat and home construction. H. SUBDIVISION DESIGN FEATURES: I.· Lot Pattern and Density:. The proposed lot and street layout is in conformance with King County Codes (i.e. KCC 21A and the 1993 King County Road Standards. Density calculations . for the plat average 6 d.u.'s per acre. The 23 lots ranging in aiea from 4,230 square feet. 2. Internal Circulation: Most lots will front onto a rublic street that provides an internal street system within the subdivision and exits out to 160 1 Ave. SE. Three Joint Use Development Tracts (JUDT' s) that connect to the public street will serve a few other lots. See the proposed plat layout, Attachment I to this report. 3. Roadway Section: As proposed by the applicant, 1601h Ave. SE frontage would be improved with urban improvements, including curd, gutter and sidewalks. The public street planned as SE 139th St will be improved as a urban subaccess street. There are three J.U.D.T. 's, one south central on the site and the .other two at the west end of the plat. Each will each serve two lots. 4. Drainage: The proposal is to collect most runoff from the project site and direct it to a single detention and water quality facility in the southeast comer of the site. The detention facility is required to meet the Level 2 flow control requirements and Basic water quality menu in the 1998 King County Surface Water Design Manual (KCSWDM). The Level One Drainage Analysis identified downstream drainage complaints associated with the proposed dischargt, location. Recent conveyance upgrades have been installed along this route to mitigate for these previous complaints. Due to the accumulative effect of increased development in this area, more conveyance upgrades are needed. · The proposed plat conditions include upsi?ing two culverts down stream,, if permission can be obtained from the owner. At present; permission has not been obtained. Instead ofupsizing culverts on his property, it is the understanding of ODES that the owner requested the applicant to re-route flows around the perimeter of his property. Since there are both wetlands and a stream these flows contribute to on this site, neither county code or county policy would support the relocation of the stream to the perimeter edge. I. . TRANSPORTATION PLANS: I. · · Transportation Plans: The King County Transportation Plan indicates that 1601h Ave. SE is a non-Arterial Road. The King County Nonmotorized Transportation Plan does not designate this roadway for bicycles of equestrian use. The subject subdivision is not in conflict with this Transportation Plan, the King County Regional Trails Plan, nor Nonmotorized Plan. 2. Subdivision Access: The subdivision will gain access from one access points: 160th Ave. SE. Trips will be sent to the intersection of Southeast 128th Street at 160th Avenue Southeast which has, as of June 2003, been placed upon King County DOT's High Accident Location list (ID: HAL #16). The recommended countermeasure is to construct both east and west left tum channelization at the intersection. These improvement measures are appropriately required prior to King County approving further development that would reduce the level of safety by adding vehicles trips to this intersection. Therefore, due to the additional impacts, mitigation of project • • L03P0015/Nichols Place Page 6 impacts at this intersection is necessary and was made a condition of the MDNS. Alternatively, if another local access route is provided and development impacts are mitigated, then improvements at the intersection could be deferred. · The alternative local access route would be atSE 136'h St. between 156'h Ave. SE and 160'h Ave. SE provided that the 70 lot plat design for Evendell is approved and constructed. The Evendell improvements with the 70 lot design include a 'half-street' improvement opposite the frontage of the proposed plat of Liberty Grove (L03P0006). Completion of the balance of the improvements by this Applicant (Nichols Place) could provide a more attractive alternative route for project- generated trips that would otherwise enter the HAL at SE 128th St. identified by King County DOT. This alternative is afforded under the MDNS. Typically, absent a direct connection to this roadway, improvements to Southeast136th Street by the Applicant would not be required as a condition of plat approval or under a MONS. However, by completing the improvements to Subcollector Street (Urban) standards, project-generated trips .of the plat of would have an alternative westbound access (towards the City of Renton) along Southeast 128th Street at the signalized intersection of 156th Avenue SE. Additionally, project- generated trips would have the alternative access to SR-169 from plat-generated trips by use of SE 1361h Street (in lieu of traveling northbound on 160th Ave. SE., making the left tum at the intersection of I28'h Street -the HAL -and another left tum at the 156'~ Ave. SE signal). Mitigation is listed in Section D of this report. Under either scenario, road improvements would be completed to assure a safe access route for resulting traffic from this plat. 3. Traffic Generation: It is expected that approximately 230 vehicle trips per day will be generated with full development of the proposed subdivision. This calculation includes service vehicles (i.e., mail delivery, garbage pick-up, school bus) which may currently serve _this neighborhood, as well as work trips, shopping, etc. 4. Adequacy of Arterial Roads: This proposal has been reviewed under the criteria i_n King County Code 14.70, Transportation Concurrency Management; 14.80, Intersection Standards; and King County Code 14.75; Mitigation Payment System. a. King County Code 14.70 -Transportation Concurrency Management: The Transportation Certificate of Concurrency indicates that transportation . improvements or strategies will be in place at the time. of development, or that a financial commitment is in place to complete the improvements or strategies within six (6) years, according to RCW 36.70A.070(6). b. King County Code 14.80 --Intersection Standards: The arterial system will accommodate the increased traffic volume generated by this proposal provided the conditions of the SEPA MDNS are implemented. See Section D of this report for conditions and Section!. 2. above for a discussion of the status of the intersect of SE !28th St. and 160th Ave SE. c. King County Code 14;75 -Mitigation Payment System: King County Code 14.75, Mitigation Payment System (MPS), requires the payment of a traffic impact mitigation fee (MPS fee) and an administration fee for each single family residential lot or unit created. MPS fees are determined by the . zone in which the site is located. This site is in Zone 452 per the MPS/Quartersection list. MPS fees may be paid at the time of final plat recording, or deferred until building permits are issued. The amo\fnt of the fee will be determined by the applicable fee ordinance at the time the fee is collected . ... , J. . PUBLIC SERVICES: · _ 1. Schools: This proposal has been reviewed under RCW 58.17.1_10 and King County Code 21A.28 (School Adequacy). • • L03POO 15/Nichols Place Page 7 · a. School Facilities: The subject subdivision will be served by the Issaquah School District (Briarwood, Maywood Middle, & Liberty High schools). b. School Capacity: The Issaquah School Board has adopted capacity figures which indicate their ability to accommodate additional students. The capacity figures for 2004 through 2008 show at minimum an excess capacity of 779 per the 2002 Capital Facilities Plan for the. District. The figures reveal the district has adequate capacity to accommodate the anticipated students generated by this proposal. c. · School Impact Fees: The Issaquah School District has adopted a fee of$4,617 for each new single family residential unit. A total of 23 new dwellings would be added to the Issaquah District. d. School Access: The Issaquah District has provided information as to the location of existing bus stops. This information is reflected on the School Walkway Access Study . submitted Sept. 3, 2003 for the Plats of Liberty Grove and Liberty Grove Contiguous. The current bus stop for middle and high school students is located at the intersection of SE 130 1h Street with 162"d Ave SE. Bussing occurs at present due to lack of safe walkways to the schools. It is the District's position that with the influx of new students in the area as a result of new homes being built, these new development nearby should provide acceptable walking facilities to the local schools. The local schools serving this property are all within one mile of the plat of Nichols Place. The school district has submitted updated information since their written response (see attachment 3) indicating that at the existing bus stop for Liberty High School and Maywood Middle School is at SE 130 1h Street and l 62"d Ave. SE. Currently the area is underdeveloped and has poor pedestrian connections; bus service for students within one mile of the schools has been provided by the district. The district views this bus service as temporary only and requests that with construction ofnew nearby housing developments, safe walking access to schools be provided. Per a request by DOES, the applicant of Liberty Grove and Liberty Grove Contiguous provided information clarifying which streets that have been improved with pedestrian walkways. A narrative indicated that a walkway system to Liberty High School as infeasible. DOES staff has taken exception to this analysis and finds that a walkway is feasible along SE 135th Street between 160 1h Ave SE and 166 1h Ave. SE. (then south on 166th Ave SE one block to the school). This location of a walkway would provide a high level of visibility of the students walking from nearby residences and students would only need to walk past one wo_oded parcel on the south side of SE 135th Street. ODES does concede that that location for a walkway would b_e costly to construct do to the existing · driveways and open ditch construction along this corridor. An alternative access to Liberty High School is being planned in conjunction with the plat of"5 Lot Subdivision". Paved sidewalks and.a paved pedestrian walkway are planned from the subdivision frontage on !62"d Ave. SE east/southeast to the southwest comer of the Liberty High School where there is a gated school entry. · This subdivision is also scheduled. to construct safe access to the middle school, a four foot wide graveled path south from the southeast comer of the plat, south along 164 th Ave . . SE to SE J42"d St. (if extended). The district has determined that the walking area between SE 142"ct St. and SE 144th St. on 164 1h Ave SE is safe, as the street paving is approximately _30 feet wide with very little traffic. There are already safe walking conditions on SE l44'h'st. for school children to walk from 1641h Ave SE east to the middle school. 2. Parks and Recreation Space: The nearest public park is located on the south west comer of 152"d Ave. SE and SE 136th St. The applicant has proposed on-site recreation areas Tract D . and a portion of the detention area TractE. Recreation area will be on the east/central portion of the plat. The details of improvements will be designed and submitted for approval prior to final ~~ . K. L. I. • • L03P0015/Nichols Place Page 8 · KCC 2_1A.14 requires subdivisions in the UR and R zone classifications to either provide on-site recreation space or pay a fee to the Parks Division for establishment and maintenance of neighborhood parks. The required recreation area equals 8,970 s. f. Tract D with 4,950 s.f. (rec. area) and E with 26,257 s.f. ( detention) will be required to be combined and comply with the minimum sq. ft. for recreation area under the standards ofKCC 21A.14.180. · Per KCC 21 A.14.180 E, one tot lot and one additional playground/recreational facility will be required. · 3. Fire Protection: The Certificate of Water Availability from W. D. 90 indicates that water is presently available to the site in sufficient quantity to satisfy King County Fire Flow Standards. Prior to final recording of the plat, the water service facilities must be reviewed and approved per King County Fire Flow Standards. UTILITIES: I. Sewage Disposal: A letter from the City of Renton, dated January 15, 2003 states the availability of sewer and indicates the city's capability tci serve the proposed development.. A sewage pump station will be required to be constructed as this plat can not be served by gravity flow. Currently, the lift station planned associated with Evendell would be located at the southeast comer of Nichols Place to provide the best service to the neighborhood. The existing sewer line will be extended east along SE 136th Street and south along 160th Ave. SE to provide connection to Renton's sewer system. 2. Water Supply: The applicant proposes to serve the subject subdivision with water from Water District 90. A Certificate of Water Availability, dated June 18, 2003, indicates this district's capability to serve the proposed development. COMPREHENSIVE AND COMMUNITY PLAN: Comprehensive Plan 2000 Land Use Map: . This proposal is governed by the 2000 King County Comprehensive Plan with Land Use Map that designates this area as "Urban Residential, 4-12 dwellings per acre". Comment: The proposal would yield an overall density of 6 dwellings per acre. 2. Comprehensive Plan Policy: Policy U-113 New residential development in the Urban Growth Area should occur where facilities and services can be provided at the lowest public cost and in a timely fashion. The Urban Growth Area should have a variety of housing types and prices, including mobile home parks, multi-family development, townhouses and small-lot, single-family development. Policy U-114 King County shall seek to 'achieve through future planning efforts over the next twenty years, an average zoning density of at least seven to eight homes per acre In the Urban Growth Area through a mix of densities and housing types. A lower density zone may be used to · recognize existing subdivisions with little or no opportunity for infill or redevelopment. · U-122 King County supports increases in urban residential density through a rezone or a · proposal to increase density through the density transfer or density incen~ive pro~rams. when the proposal will help resolve traffic, sewer., water, parks or open space defic1enc1es m the 1mmed1ate neighborhood. Comment: The proposal is in conformance with the above policies. Note that the. Zoning Code does. not specify that any special thresholds or requirements beyond SEP A and platting requirements for providing adequate services to support the development that is proposed. · · • • L03POO I 5tNichols Place Page 9 In this specific case, the development will provide extension of sewer and locate a pump station with the ability to serve over a 37 acre area providing future opportunity for sewer hook-up by other nearby property owners. Under .the SEPA MDNS, SE !28th Street inters.,ction improvements, or alternative!~ frontage improvements along the north side of SE 1361h St. will be constructed between 158' Ave. SE and SE i 60th Street. Additionally, the applicant will be required to provide safe walkways to middle and high schools, and also safe access to the elementary bus stop which will add to pedestrian safety in the neighborhood. 3. Under the 2000 Comprehensive Plan and Ord. # 14049, both effective as of March 12, 200 I, all new residential development in the urban area must be served by sewer. Providing sewer to this and other properties in the immediate area will require a sewage pump station to facilitate new residential development. As a result, development of the subject property and a pump station will help to make possible new hom~s on other properties nearby. · M. PLAT STATUTES/CODES: I. If approved with the recommended conditioris in this report, the proposed development will comply with the requirements of the County and State Platting Codes and Statutes, and the lots in the proposed subdivision will comply with the minimum dimensional requirements of the zone district. 2. King County Road Standards Section 1.03 -Responsibility to Provide Roadway Improvements: · A. Any land development which will impact the service level, safety, or operational efficiency of serving roads or is required by other County code or. ordinance to improve such roads shall improve those roads· in accordance with these Standards. The extent of off-site improvements to servingroads shall be based on an assessment of the impacts of the proposed land development by the Reviewing Agency... · 3. RCW 58.17.110 Approval or disapproval of subdivision and dedication-Factors to · be considere~onditions for approval-Finding-Release from damages. ( I) The city, town, or county legislative body shall inquire into the public use and interest proposed to be served by the establishment of the subdivision and dedication. It shall determine: a) If appropriate provisions are made for, but not limited to, the public health, safety and general welfare, for open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes; parks and recreation, · playgrounds, schools and schoolgrounds, and shall consider all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school; and (b) whether the public interest will be served by the subdivision and dedication. (2) A proposed subdivision and dedication shall not.be approved unless the city, town, or county legislative body makes written findings that: (a) Appropriate provisions are made for the public health, safety, and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and schoolgrounds and all other relevant facts, including sidewalks and other pl,uming features that assure safe walking conditions for students who only walk to and from school; and (b) the public use and interest will be served by the platting of such subdivision and dedication. If it finds that the proposed subdivision and dedication make such appropriate provisions and that the public use and interest will be served, then the legislative body shall approve the proposed subdivision and dedication ... . 4. KCC 20.24.180 Examiner findings. When the examiner renders !I.decision.or ,recommendation, he or she shall make and enter findings of fact and conclusions from the record which support the decision and the findings and conclusions shall set forth and demonstrate the manner in which the decision or recommendation is consistent with, carries N. • • L03POOI5/Nichols Place Page IO ou! an? helps implement applicable state laws and regulations and the regulations, policies, obJectives and goals of the comprehensive plan, subarea or community plans, the zoning code, the land segregation code and other official laws, policies and objectives of King County, and that the recommendation or decision will not be unreasonably incompatible with or detrimental to affected properties and the general public. 5. · KCC20.24.195 Additional examiner findings -preliminary plats. When the examiner makes a decision regarding an application for a proposed preliminary plat, the decision · shall include additional findings as to whether: · A. Appropriate provisions are made for the public health, safety, and general welfare and for such open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds and all other relevant facts, including sidewalks and other planning features that assure safe walking conditions for students who only walk to and from school; and B. The public use and interest will be served by the platting of such subdivision and. dedication. (Ord. 12196 § 38, 1996: Ord. 9544 § 16,.1990). 6. 21A.12.030 Densities and dimensions -residential zones. A. · Densities and dimensions -residential zones. Base Density: 4 dwelling units per acre Maximum Density: 6 dwelling units per acre Minimum Density: 85% of base density B. Development conditions. 1. This maximum density may be achieved only through the application of residential density incentives in accordance with ... transfers of development rights in accordance with K.C.C. chapter 21A.37 .. . 7. 21A.37.030 Transfer of development rights (TOR) program -receiving sites. A. Receiving sites shall be: I. King County unincorporated urban sites, ... zoned R-4 .... The sites may also be within potential annexation areas established under the countywide planning policies; or ... B. Except as provided in this chapter development of an unincorporated King County receiving site shall remain subject to all zoning code provisions for the base zone, except TDR receiving site developments shall comply with dimensional standards of the zone with a base density most closely comparable to the total approved density of the TOR receiving site development. C. An unincorporated King County receiving site may accept development rights from one or more sending sites, up to the maximum density permitted under K.C.C. 21A.12.030 and 21A.12.040 .. ANALYSIS I CONCLUSIONS: I. Pursuant to the State Environmental Policy Act (SEPA), RCW 43.21C, the responsible official ofthe Land Use Service.s Division (LUSD) issued a threshold determination - mitigated determination of non-significance (MDNS) for the proposed rezone and plat on December 23, 2003. This determination was based on the review of the environmental · checklist and other pertinent documents, resulting in the conclusion that with implementation of mitigation, the proposal would not cause probable significant adverse impacts on the environment. · 2. Comprehensive Plan Policy U-122 supports increases in urban residential density when the proposal will help resolve traffic, sewer, water, parks or open space deficiencies in the immediate neighborhood. This plat will provide basic neighborhood infrastructure benefits in the form of road improvements on 160th Avenue Southeast, school walkways and other improvements which are commonly be required as part of preliminary approval for a plat. There has not been an offer by the applicant t_o provide neighborhood improvements beyond that · · which would normally be expected with preliminary plat approval under the R-4 designation and SEPA. Nor has staff suggested any further conditions as appropriate. • • LOJPOO 15/Nichols Place Page 11 · . It is noted that KCC 2 IA.37 -transfer of density does not require an applicant of a plat to "benefit a neighborhood" beyond the basic needs for implementation and approval of the plat. The plat application is in confonnance with this policy and also U-113 and U-114 regarding urban density and development. 3. King County has notified the City of Renton and other local agencies of the request. The City did express concern with road improvement standards to be used. At this time an interlocal agreement has not been signed between the two jurisdictions by which King County would alternatively recognize City of Renton standards for street improvements. 4. The subject subdivision with density credit transfer will comply with the goals and objectives of the King County Comprehensive Plan and will comply with the requirements of the Subdivision and Zoning Codes and other official land use controls of King County, based on the recommendation below conditions for final plat approval. . 0. RECOMMENDATIONS: L03P00!5 -Grant preliminary approval of the May 19, 2003 .preliminary plat of Nichols Place with the transfer of eight density credits, subject to the following conditions of final approval: I. Compliance with all platting provisions of Title 19 of the King County Code. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedicl)tion which includes the language set forth in King County Council Motion No. 5952. 3. a. The plat shall comply with the maximum density (and minimum density) requirements of the R-4 zone classification. All lots shall meet the minimum dimensional requirements of the R-6 zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do notresult in substantial changes may be approved at the discretion of the Department of Development and Environmental Services. b. The Applicant shall provide Transfer of Density Credit documentation to DDES prior to final approval to allow transfer of a maximum of eight density credits. · 4. The applicant must obtain final approval from the King County Health Department for abandonment of existing septic systems on-site. 5. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). 6. The applicant must obtain the approval of the King County Fire Protection Engineer for the adequacy of the fire hydrant, water main, and fire flow standards of Chapter· 17 .08 of the King County Code. 7. . Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9 .04. Compliance may result in reducing the number and/or location . of lots as shown on the preliminary approved plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other applicable requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 King County Surface Water Design Manual and applicable updates adopted by King County. DDES approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by DDES Engineering Review, shall be shown on the engineering plans. • • L03P0015/Nichols Place Page 12 c. The following note shall be shown on the final recorded plat: All building downspouts, footing drains, and drains from all impervious surfaces· such as patios and driveways shall be connected to the permanent stonn drain outlet as shown on the approved construction drawings # on file with DDES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." d. The stormwater detention design shall comply with the Level 2 Flow Control requirements per the 1998 King County Surface Water Design Manual (KCSWDM). · e. The storm water control facility shall be located in a separate tract and dedicated to King County unless portions of the drainage tract are used for required recreation space in accordance with KCC 21A.14.180. 8. The drainage detention facility shall be designed to meet at a minimum to the Level 2 Flow Control and Basic Water Quality menu in the 1998 King County Surface Water Design Manual (KCSWDM). 9. · Offsite drainage improvement: The two existing downstream culverts across undeveloped Lot 6 of Cedar Park Five Acre Tracts shall be upgraded per the Level 3 Offsite Analysis (locations 50 and 51 ). Permission is required from the owner to construct the improvements. If permission cannot be obtained following a documented good faith effort, this improvement is not required. 10. A surface water adjustment (L03V0036) is approved for this subdivision. All conditions of approval for this adjustment shall be met prior to approval of the engineering plans. 11. The following road improvements are required to be constructed according to the 1993 King County Road Standards (KCRS): a. · SE 139m St. shall be improved at a minimum to the urban subaccess street standard. b. FRONTAGE: The frontage of the site along 160th Ave SE (west side only) shall be improved to ·the urban neighborhood standard. c. Tracts A, Band C shall be improved as joint use driveways per Section 3.01 of the KCRS. These driveways shall be. owned and maintained by the lot owners served. Notes to this effect shall be shown on the engineering plans and on the final plat map. d. Modifications to the above road conditions may be considered abcording to the variance provisions in Section 1.08 of the KCRS. · I 2. There shall be no direct vehicular access to or from 1601 h Ave. SE from those lots, which abut this street. A note to this effect shall appear on the engineering plans and final plat. 13. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording. 14. The applicant or subsequent owner shall comply with King County Code 14.75, · Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The applicant has the option to either: (I) pay the MPS fee at final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the • • L03POO 15/Nichols Place Page 13 time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have.been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. 15. Suitable recreation space shall be provided within one tract that may be ·combined with the drainage tract in accordance with KCC 21A.14.180 consistent with the requirements· KCC 21A.14.180 and KCC 21A.14.190 in providing sport court[s], children's play equipment, picnic table[s], benches, etc. a. A detailedrecreation space plan (i.e., landscape specs, equipment specs, etc.) shall be submitted for review and approval by DDES and King County Parks prior to or concurrent with the submittal of the engineering plans. This plan shall comply with Ordinance# 14045. · b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. 16. A homeowners' association or other workable organization shall be established to the satisfaction ofDDES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s) .. 17. . Street trees shall be included in the design of all road improvements, and shall comply with Section 5.03 of the KCRS and KCC 2IA.16.050: a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King CountyRoad Standards, unless King County·Department of Transportation determines that trees should not be located in the street right-of-way_l c. If King County determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right-of-way line. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the County has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. e. The species of trees shall be approved by DDES iflocated within the right-of-way, and shall not include poplar, cottonwood, soft maples, ·gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. f. The applicant shall submit a street tree plan and bond quantity sheet for review and approval by DDES .Prior to engineering plan approval. g. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year ofrecording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released afterDDES has completed a second inspection and determined that. the trees have been kept healthy and thriving. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on current County fees. • • L03POOI5/Nichols Place Page 14 18. The following have beeri established by SEPA as necessary requirements to mitigate the adverse environmental impacts of this development. The applicants shall demonstrate compliance with these items prior to final approval. · · Individually, or joint with other area developers, the Applicant shall design and construct improvements to Southeast I 28th Street at 160 1h Ave. SE to mitigate project impacts at the High Accident Location. · Or, the Applicant shall reduce the project impacts at the High Accident Location by completing the remainder of the improvements to Southeast ·136th Street (i.e. additional paving, concrete curbs, gutters and sidewalks), between 158th Avenue SE and 160th Averiue SE, and, revise the channelization at the intersection of 156th Avenue SE/SE 136th Street to provide a southbound left turn lane. School Mitigation Fees 19. Lots within this subdivision are subject to King County Code 21A.43, which imposes impact fees to fund school system improvements needed to serve new development. As a condition of final approval, fifty percent ( 50%) of the impact fees due for the plat shall be . assessed and collected immediately prior to recording, using the fee schedules in effect when the plat receives final approval. The balance of the assessed fee shall be allocated evenly to .the dwelling units in the plat and shall be collected prior to building permit issuance. School Walkways 20. The Applicant, individually or in conjunction with other developers, shall construct an off-site walkway to Liberty High school from the site. The walkway shall be constructed within the right-of-way from 160th Ave SE, east along SE 135th Street to 166th Ave SE, and south to Liberty High School at SE 136th Street, or via alternative right-of-way and easements that become available and are approved by ODES. One acceptable alternative would be to use future right-of-way of Southeast 136th Street and 162nd Avenue Southeast to connect with the sidewalk improvement of "five lot subdivision," and through the plat of"five lot subdivision"/LOOP0023 to the southwest gate of Liberty High School. The walkway shall be designed and constructed in accordance with the 1993 King County Road Staridards and shown on the engineering plans for DDES review and approval. Any surfacing alternative from the King County Road Standards (KCRS 3.09) may be · submitted for approval through a road variance application. OTHER CONSIDERATIONS: 1. The subdivision shall conform to KCC 16.82 relating to grading on private property. 2. · D~veloprrient of the subject property may require registration with the Washington State · · Department of Licensing, Real Estate Division. · 3. Preliminary approval of this application does not limit the applicant's responsibility to obtain any required permit or license from the State or other regulatory body. This may include, but is not limited to the following: · a. Forest Practice Permit from the Washington State Dept. of Natural Resources. b. National Pollutant Discharge Elimination System (NPDES) Permit from WSDOE. c. Water Quality Modification Permit from WSDOE. . d .. Water Quality Certification (401) Permit fromU.S. Army Corps of Engineers • REPORT ATTACHMENTS: I. . 23 Lot Plat Layout 2. Density Calculations for development with density credits 3. Issaquah School District 4. · Certificate of Water Availability · 5. City ofRentori 6. City of Renton Sewer Certificate 7. Transportation Concurrency Prepared 02/05/2004 3:35 PM TRANSMITTED TO PARTIES LISTED HEREAFTER: BORBA.GREG CURRENT PLANNING SUPERVISOR DDES/LUSD MS: OAK-DE-0100 BRENDEN,MARSHALL 18225 SE 128TH RENTON, WA 98059-8732 BUCKETT, MRS. CAROLYN ANN . . 16524 SE 145TH ST. RENTON, WA 98059 CASEY, LAURA WETLAND REVIEW DDES/LUSD CRITICAL AREAS MS: OAK -DE-0100 . GRAVES. KATHY 13020 160TH AVE SE RENTON, WA 98059 HIGH, GWENDOLYN & VICTOR 13405 158THAVE SE. RENTON, WA 98059 JUNE, EDWARD and HILl, KRIS 13527156TH AVE SE RENTON, WA 98059 KEZELE, DON & DIANE . 15657 SE 137TH PL. RENTON, WA 98059 LANGLEY.KRIS TRAFFIC REVIEW DDES/LUSD MS: OAK -DE-0100 LIND, REBECCA CITY OF RENTON 1055 S. GRADY WAY RENTON, WA 98055 MAHONEY, JAMES 14011 160TH AVE SE RENTON, WA 98059 NELSON, KATHY • ISSAQUAH SD TRANSPORT.DEPT. 805 2ND A VE SOUTH ISSAQUAH, WA 98027 NICHOLS, MARK & BARBARA 13815 160TH AVE SE RENTON, WA.98058 OLIPHANT, ANITA & RICHARD 16519 SE 145TH ST. RENTON, WA 98059 PAULSEN, ROGER 15657 SE 139TH PL RENTON. WA 98059 ROGERS.CAROL CURRENT PLANNING SECTION DDES/LUSD MS: OAK -DE-0100 ROMANO, MIKE CENTURION DEVELOPMENT SVCS 22617 8TH DR SE BOTHELL. WA 98021 ROPPE, VICKI & DALE 14005 160TH AVE SE RENTON, WA 98059 SCHARER,KAREN PROGRAM MANAGER DDES/LUSD MS: OAK -DFOIOO SEATTLE KC HEALTH DEPT. E.DIST. ENVIRl'1. HEALTH 14350 SE EASTGATE WAY BELLEVUE, WA 98007 STACHOWIAK, CLAUDE & ELOISE . 15652 SE 139TH PL. RENTON, WA 98059-7422 STANSBURY, HOWARD CENTURION DEVL SVCS/US LAND DEV. 22617 8TH DR SE BOTHELL, WA 98021 ·THORBECK, PENNY 15650 SE 138TH PL. RENTON, WA 98059 TOWNSEND, STEVE LAND USE INSPECTIONS DDES/LUDS MS: OAK-DE-0100 WEST, LARRY WETLAND REVIEW DDES/LUSD CRITICAL AREAS MS: OAK -DE-0100 WHITTAKER, BRUCE . PREL. REVIEW ENGINEER DDES/LUSD MS: OAK -DE-0100 WYMAN, KEVIN M . . 16540 SE 149TH ST. RENTON. WA 98059 L03POO 15/Nichols Place · Page 15 • . 'ft' I If ·-.-i jl • ! · 1 I I .. ' . I! . 1·· I ! I .. ilig·.~i.lf'I . . •l1! ~:, 11.1, ~~ 11! ~i 1~ I j . . i1l1 l!i_~;;;jj 1111 j 111 ii! I • -·---· -'. 'l ' ' t ..... 11 I I I 1: ·1 [! '. ' tit l l . .i l ! f ~ s:J ::t::. ~s 2 ~-\ f'l. ~ ~or~ ana tlMl1)nmen1al tieMOeS lam Use Ser.;a,s DlvisioJl 900~Avenuc, &N . Renbi. WA 98055-1219 --PLAT DENSITY AND DIMENSION CALCULATIONS ~sus&Jisi&.,~REl.ATING TODENSl'TY AND~ A great na,y adn8nals Pl!)' a rolo n h a-6c:o of a subdMsion wilhin Ki1g O:uily._ ~ the 111kJW11b1e density. mamnum density. ririnun dondf . .-d lei 'Mdltl on a piixe cf~ csi bit c:onkising. This ~ wil assist )'OU in OOl'nldty IIW)'i'lg cpecific pofianl of 1he aq am w1 be Ufiied to dnsmine if a istJPONd p1s1 or 5hot1 ptstrr-es 118 density and dirnll!nsiDra pro,,lslcns of1he ~ Q,urlly Zor*1g (Wit {Tille 21A'J. TI-a ~is ~ to assist upplialnts. end dcea ncf ~ (IJll'lpiance. wfth i,dopied local. stati, llf'ld ~ lawa. !:.-e~~·:::::::-~~~:~~~~~==-~~rnay You rnaycal (206) 296-8640 to find out how to 8ffilnge tor a p I 5 5 , ainten,ooe. DAT!e -NAME OF PlAT: NIP:fOLS Pl ACE COMPRa-lENSIVE PLAN LAND USE DESIGNATION: ZONINa ~ COMMUNITY OR SUBAREA. PlAN: - FllENQ_; IJrban '!"#;nfiaU4:;J2 Ito& nee Am: If more thM one~ Plan uind Use cbigr,a5on or zone dassificaio,1 ~ for the~. 5t'KJW 1he . botJnda,y ~ h land uses or zo,,es ·and the sea witt*l i;adl on h Jnirt*1ary pbt mzip. If • sil,gla bl is diYidecl by a zone ~. hrmeniog density atn1S$ zones on 1hat lot may be pem.tled 6Ubfed: k> the prc,,isior11."d KCC 21A.12.200. . . f'lcase WOJPk:k ooix Jhe 5 lli oc,tim, d the txm Site Amo QC CC ZIA 08 J 172)· Site a.ea (In square feet) is 1he Qf06!I horizcntal area of tie projed: site. I=;. submefved land!. as definiid by K.C.C. 2 IA.06.1265. and lcs:..a-eas 'M1ich 8RI ~ ID be~ on~ ~of a project sile for public nl'lgts-af.~. 0 square feet in stbmelved land (IW"IY land below-the ordinary high water rnm1<. -see K.C.C. 21A.06.825.) + 0 £qi.We 1eiet Fl ~ rights4way wnd1 will be required to be dedblted CabJlation:. (area 30 feet fmrn 03llfer line of road} 0 T- 166,465 ~ hormln1al illrell ol 1he projed: SM! -~~O TOCal~land$and~. 166.465 Sill!t nreal'l scp1re feet NOTE: To~ cak:ulations. o.:n.oert Bile area ---ri gqa-e 1eet 1D aaes by <Mii-'9 by 43.560 --~3~.82~ Sill! see. l'I IICfeS . - n. 8a&e Density (K.C.C. 21A.12..030-.040 tables): The base density is ~ byh ZIOne di=signedion(&J fQt the lot . 4 du/= ,.._., -·<>14 L03P0015 [5)~t~,w~rrr lfl1 MAY 1 9 2003 [W K.C •. D.D.E.S_ .•. Pl.AT DENSllY AND DIMENSION CAL0JUTIONS .tll. Alk:tteb!e? ffi tlnizer4Romdm20'CC71A12919)· The base runbef of dwl6,g lnls is calculmed by multiplying tie al!t -by 1he base density in <Melling, units pet acre (tmrn K.C.C. 21.6..12.030-.0401ables). 3.82: silo arua in aaes (see Section l) 4 base density (see Sedion 11.J ----15.29 . allowable dwd,g ooits Yvtwi ~ ~ in a fraclion. the fraction ii. ro.nicd to the nearest whole C'IJl'lm" as~: . 1. Fraction5 of .50 or abow shall ba ~ up: llf'ld 2. F~ bebw .50 shall be RJUndi:,d di:Mn. rv. &q,,iffldOrv!;mHrm:afiooTJ · nc.cc 21A·1a1w· This section fTIU51: be ~ only if 1he proposal is a '""51dcintiat dwclopment of more 1han bur dWeling units in tho UR and R lXlneS. ~~Fl 1he NB zone on property de5ignab:,d Commen:itil O!Aside of Center If more thiinbrunits. or IV1)' rnbed use~ if rmn, 1han fox units. Rec:realiorl space.must be compuli,d by mJtipl;,ing the recn,aoon ~ ~ per un1t typo bt 1he p,opo&ed m.nt>s °' sum dwel&ng ll'vts (K. c.c. 21A.14. 180). M>lE: King~ has the disaetion to aca:pl: a fee In lieu of el or a poction ofihe required rea"ffl1iOn &peC:e per K.C.C. 21A.14.185. Aptu1rnent$ and \:lwnhou!les devdoped al a ~ great.er hn eight units per aae. and mbtl!d use must ~ ~~astollcws: 90 IIQIJin 6eet X pn;,po&ed runbs cf studio and one ~ 0 . 130 &qlian, teet X propoGed l1l#flber cf two bedroom trits 0 170 sq.RIil! 'feel: X popoced numbs of tl'ftle or mcnt bedn:,r 0 ____ Recn!stionSpaceAequirement • -----·-· --· ~~ and~~at adensrlyofeighlunitsorless peraaemustpn:Mde~ space -follows: 390 r;quare 1eet X 23 proposed nunber ol urits .. mo Mobile home pris st.al pra.,ide reaeational space as tollciws·. 260 square feet X proposed r.urnbet" of lnts • • V. Nd8!"11 tr AmnlKCC 21AQ67JJP· · This section is used for-canputing minimum density end ITIU5t be mn,pleted on1y if the me is localed_ in the R..i" "lw«l9h R-48 :ioi,es and~ Urban by the l<ing O:>unty ~ Plan. The net buildahle area is 1he site area<- Section I.} less fie follo¥.ing areas: . " + + + + - + , 8n:il$ ~ ~ • ~ -~ m bed,,(kated 1or-public ~way n _, ---ea::e&S of slxtj-feet (60") of width o ___ sensillMt a'9IIS aw:! theif buffen. k> 1he ~ they are required by Ksig County k> remllin --.i!l>..i!tlf ~ requifed for._ gn,u,d ~mmrol faciities ir1duding, but not limm:f k>. ---1'*1dioi/~6:A1~~6Walesar.::l~fromsuchpood:sandswale&. ... ~ areas recµred by IOng 0:uity k> be dedcMed or~ as on-sile recreation arnas.. Dec aea wfthin stomMat8r oon1rol ~ if leqtle5ting recffEliofl spaoe atdt as alowed by KCC21A.14.180. (-Section N.) . . -----. -~~ 0 regional utiity corricic,ra. and u other~ eduding r;e4bacb_ ~ by King O:Jtrdyk> remain~ -; r~ . TotalR:dudioo& °""""""'.-_30~-·- ·-Pag&2of4 166,4&5 Q area in aquan, f!let (w Sectio,'11.) 30742 Total~ --,~ .. "". m"" net buldablo -ri squan, feet NOTE: convert site area in liq --fNt k> eoes bydil.idlng by 43.560 3.12 Ml: tuldable area n acres ~. l • • ~ ·'.9 ~ -~$ ~ £ l'l -\ l-., f'JN PlA T DEHSJ1Y AND DIMENSION CALCULATIONS • VI. MiokrnrollrhAnB II liolPm,jtyfKCC ?IAl2060) The minimum density requnimcnt ~ m)! to the R-4 hough R-48 zones. Minimum density is ~ by rnuNiptying 1he base densHy in dwe&lg urits per ticte (see Secllon I.) l7t the net buidable area of the la in acres (see Seclion V.) illldhn mul1iplyr,g 1he re:sutting produd tr,, ti'i:e nmimum density pen:lentago from 1he KC.C. 21A.12.030 table. The rninmum density~ may be phe,sed ~waived by King O::uilyin certain cases. See K.C.C. 21A.12.060. . . . Qik:ulation; . . 4 bese density in dulac (see Secbl; 3.12 net buildablo area n aoes (see Sec:iofi V.) ---. 12.46 X minin'Kmdensffo/ % set fa1h in K.C.C. 21A.12.030 or• fldius1ed in Section VII.· • 10.59 /TW1imum dwelir',g lfflS ~ V1L Mkvmsm Qm;tty Mh&neriamr:Noder:a1e Str:nce QC CC ?_JA 12Q87J Residential Jtz ebp.1.e.1ts in tie R-4. R-6 end R.4 zones may mcdf the mnmurn mtsify_lactor-in K.c.c. 2fA.t2..030 based on the weighted i:r,.,,re,ge slope ol 1he net buildabre an:a. of thesilit (see Secticri V.). To determine the weighted a-age slope. a topographic:SIJNl:i)' is n,qumtb cakuale !he net buildable ln:e(s) wih, eec:h of1he following slope ~ aw:! then ~ .. number d square feet in each $lope ior::rernent by tie median slope v8'ue ol eacti dope~m~: 0 ~ ft O -5%. slope inawnent X 2..5% mediM dope Yi 0 .------':o sq. ft 5-10% slopenn,men\X7.5"' median slope Vt O + o sq. ft 10 -15% &lope increment X 12.5% rnedan dope\ o + O sq. fl 15-20%slope incrementX 17.5% rnedanslope, O + o sq. fl 20 -~ slope incremen1 X 22.5'1. rnedan slope o + o sq. fl-25 .30% slopeincn,mentX 27.5'1. ~slope O + 0 sq. ft 30 -35'% dope innment X 32.5"' merizln slope 0 + 0 sq. ft -35 ." 40% slope incnMient X 37.5% rnedan slope 0 -----~•c.Total squerebt O Totalsquareteet in net buiJdaHe area ~ tor slope ~ · 0 \:Ital square feet ,4JslDd 'for slope dMded by O _.. t;l;Jlare feet in net builclabla 8re8 -~--~ -=r;v,: slope of net builchblea-ea ______ %.(Nolir.rnu&pt,,by1001D mnYertU percent -round 1.4>b ~~percent) 1.1&e 111ow. bebw1o dlltannire 111e mnimonden5ity fadcir. n.. density 5 ~ tx tte rrnnun ~fadoi- . in K_C.C. 2.IA.12..030 tabla ....tltn ~ thD mnirrun d!nsily as shown in Sodion VI. c:A1his ~ Welghnl A~ Slcpe c:A Net Buildable A~rl c:A sn,,.: Mir.nun Density Factor: 0% -less tmn 5'K. ... ..,. 5% -less 1han 15".4 83%. W 1.5% for ead\ t% of in ec:esa c:A 5% 15% -I!&. lmn 40% 66%. ll=ss 2.0% for ea:h 1% of in eicesa of 15% EXAMPLE CAL.a.lLATION FOR MINIMUM DENSITY ADJUSTMENTS FOR MODERATE SLOPES: sq. ft O • 5% slope ina-ement X 2.5% fflllllinn step, value° .. • -------sq. ft 5-10%slapo ~X7.5%mecianslopew=~--'------ ·+ sq. ft 10 • 15% slope lncremenl: X 12..5'1. median Blopo, + sq. ft 15-~ slope~X 17.5% median sfoP.:vab,:::.::--~.::------- + sq. ft 20 • 25'J. slope mernent X 22.5% mecien llop, value • + tq. ft 25-30'-lllope ncnment X 27.5% meden llop,·c-:Ec--:.:------ + sq. ft 30. 35% slope ina-emenl X 32..5'.4 mrdari 11op,,"'""=.,'---....:;"c....--~-- + sq. ft 35-40%skipeinaemenl:X 37.5'4 meden ~Wll.le • ______ 0 0 Tdall square.t . O Tc.tail squenteet In net btdldabla 11111111 adju&tBd for-slope ~' ---'*' 9qtlilnl 1-: atflA!ld far sk.pe: divided tr, "*" squen bt ... nel buldable an,a . • Wllighaf -.stipe al nalbuldatm ... • % (Nol9:" nMp1y by 1001D ~-percent-~ ':'>b neer.tv,tda peraintJ Uclng ._ table eto.... en 11 IL wdghled 8'IIOl"9 ... al net b.llldatilrt area fals wilhi', ht 5% -less llmt 15% 1111'99 wNc:t. has a rihln, dllnsftyfacb' al 83%. Isa 1.5% for am:h 1% d -. a:ipa it eJC:ell5. of 5%. 5ira 11% la 6% etiow 5%. ,,..,., e &nea t .5 wfiktl 'MUd eiJB n... Slt.tlm 9% tam.an. for an adjusted rrnrun derdy facb" of 7.ft.. This replaces the mnnun densi'>'iacb'in K.C.C. 2.1A.12..030Wlle. ·-Page3of4 PIAT DENSITY AND DIMENSION CALCULATIONS Vin. Ma!irntim Pwr:DUV llnils APam!d II( CC 21A I? MO-Q4Q)· This Sedicn ~ be ~ only it the proposal n::bles application al n!Siden'6al density~ {K.C.C. 21A.34) or hosier al density credit (J(.C.C. 21A.36or 21A.55). Ma:4rnum density is ealruiated l:r:f adding tho bonus or transfer uni1s aulhousd to lhe base ums calcutD:id in 5ediori IU. of lhis worksheet. The rnmcirnmi den$ity ~ hough residentia,I deosilyroc:enlites. is 150 peroent of 1he base dmsay (see Section L) of the undatjing :a>ning of tie dewlopnient or 200 percent ol the base dmsity for proposal6 with 100 percent atbrdable urils. The mNnQ1l mdy permitted hwgh ll"ansfet of density amt is 150 percent of the base density (see Section It.) of the tJ'1derlyng ZOnng ol 1he ~ . ___ o ~ density in dwelling units per eae (see SecliDn ll) X 15f o tnl!OlinUn density ___ O_maidnun densify in dwelir)g USW-per amt X 3.8215106 in, area in aa o milldfntsn dwdirig urvts allowed utilizng density~ (K.C.C. 21A.34) ___ o_base density in d\l,,elling units.per !left (see Section II.) X 2.0 0 rnaicin1um density ___ O_rnmcirrufi density in dwdrig Iris per aae X 3.8Z. i;ite .-a il"I aci . o ~ dweling unils alcMoed uti&zing deni;ity ~ wilh 100');. affordable units (K.CC 21A.34) ___ ,_base denslttndwelling units per an (seeSecic:.-. I.) X 151 6 rnaii:inundenstty ___ 6 mmdrnundensityin dweling units per ecre X 3.8215106 sile 11n2in ai:::i 22.92906336 rnaicirmm ~ units allov,,i,d utiliu,g ~hnders (K.C.C. 21A.36 or 2.1A.55) CdoJla!ion:. 15 beso allo¥,,8ble dweln!J mm calculated in Section m. .-----~,chorus units aultioriied by K.c.c. 21A.34 + 8 transfer units auh>rizer:f by K.C.C. 21A.36 or 21A.S5 ----~23~total ~ trils (airnc4: exceed mNfbnS calculaled above) IX. Minimtm lot Area For Constructior1: &o:pt as pn:Mdedfor 1,o,,c.o,,iu,;,,a1De$in KCC 21A..32: A. 8. . In ht UR and R :zoMS no a::instructit., shal be permitled on a lot that conWns an 1n1a c:A 2..5()0 square feet°' tw doe& not: o::mply wi1t, the ~ minimt.m lot width. ~ b tawnhousedlri a:1,.:p 1.a,1sor~ &UbdMsiona; and In the A. F. or RA :zcines: 1. QJnstrudian shal rd be pemwlled en a lot. aintan,g ms bin 5.000 SQ1Jtn tet:,t and 2. Construction d'i8I be lnad 1D one dwelling wllt and n:sidentiel aa:essory uses for lr;,ts mi greater than 5.000 ~fllet. but le:&::& lhan 12.500 squ.n fffl. (KCC21A.12.100). X. - ·-Pago4of4 lol: wicftis std be measured by scalng a drda of the ~ ciarnetef" willwl the boundaries d ht lot B!. shown bebr. ~ 0ml an aca=ss easement shall rd be inc:tuded wtlhn 1hedrde. (See KC:C 21A.12..050). • • y 1 ~ ::s 2- 1 IJ'J ,·· .:...:· ~('.{f'.·}~ wt, _j iJ/ J~/ ;~r ·-·,v~: ,-~'1 . fl· . ;-~r :_;~-, ·-!· '1t " ~~ . * t:'/ee /vJ~ -5~:h' . 'fk ,:J:S.(i~ .l),;JJY,cr &v,// hDIC · p._;/ ,t_..w/rp. ~ 5~ /,Jlfl~ fo tl-'h s ' <;-/o/7 ~u..v I 5" 'i fl l. c( S '=-t fe-lf .lJ,'-, -~~ ~ }µuz. ~l"---4, ~.ctk #< ~rU>~r~- t/.e-,n~' ( tJ,1_ µJr//J?_~ce,~' s~ _ 0,inrJ11 r_ /,v.rJ1~ ,j s/t,M, ,z/~ · (ouh= ,) ,. .·~. ~~/f A_3 (l ,, . ' r.~r ... ~ :··:."· ·-:~ .. ~-:;-./ ~-. ~li '. '-·-!\ .. ~-' .. -: t: I 8!il-$088 VM ._ ·-··· -------· ----~~ ,..:.:.;:.;..;c;:.c;.:...;;_;;c....;~-'-----'---_j i>"' -ift< -·~·:1 .;-, -::·~, ,;'1-.c, -....... - j ;..: :~;;:- ""' .,,...,. Dqa. Of~ ml Bui& I Scrrica ............ _ . 900 Oa1:1taWo Awo Somtawat Rearr,a. WA 9f05So~ DATE: Mgy 23. 2003 I ' ' '="".] I ,._., .... _ . ' "-(<25) ..,,._ SCHOOL DISTRICT 411 Pu (<25) '31"'331 -~ nlhcr!N I IL~ i'.i--- tos-~AVENUasa •~WA IIN:%7 N ,DCeX2J paaov~~i . TO: FM: lsuilnah ' School Dlsbfct,ATTN,~; --- Kim c1avssen, PmJectJprgram Manager 111 ~ _-' G-~ : ~~~ i~~i · B. ~-' .! --._ :~ RE: Proposed Plat & Rezone of Nichols Place - (FIie Nos. L03P0015 & L03TY404) ::. i :- ( ·. I I i 1. I I / '1 · I r'-<"-:· -t:'.?~ --- The Land Use servtces Division (LUSO) has reoelveian eppllcatlon for a subdMslon In your District i', _. Enolosedls a copy of the platmaporeoelved by the Land UeaSe<vloeo DMslon on May 15, 2003. • In order for us to adequately evaluate this proposal, provide the most aocurate lnfonnatlon to the public, and · to, LUSO to serve the School Dlslrfcl better, please provide us with Iha following Information: . Which schools do you antk:lpata the studenls IMng In this subdMslon would attend? k'Elamenlaiy R>e:evxxd ' ~ $:f KJ,-. High/Middle l'I)~lDcc0 ()\ 1M k ; ~.High . Lb ~ ~ _ ~ the srudenls_ wall< or be bussed to these schools? & a:J. -___ """' .. ,t..Etementary ' . ' ss: . '{)(~ _ Jr. Hlgh/Mlddle p§Se{f r . Sr. H1g!i . ~~sed If the studenls wtll be bussed, where do you anUclpate the bus stops will be located? If that lnfonnauon ls not -· available at this time, currently, Wham an, the closest bus stops looated to this site? Elementary : /{J)--lb.AUQ &'i:. @s~ 13::5"1-~s-r · Jr.High/Middle j';'.5'6ib 1\\1-o S'<:. ~ S-~ /:,/~ST . I si. High 15~ f1L1P S· t 3 S. 'c.. I 3 I il: S, flk.Commen1s:, ~ 4t,A,-f.r c ~ w~o1 ,,,,,,IT#! p;t?" -:r~-~ , j w, Lr~ 811 41;(/ Iv/(;(/;;_ fa ~/ fNµ.,...._ /Go ,t-vS"6;-·t #;;;;I/J~£J 145 u!dl d:t · Mrc_ wll(K~ Please complete this fonn and ratum tt by June 1~. 2003 to the address below. If you have questton;::> regardlng this proposal, please call Karen Seharer, at (206) 288-7114. Thank you. King County Department of Development and Environmental Services Lend Use. Servl<:ea DMslon ATIN: Karen &tu!rar, Planner -~ •• ~-~:: 900 OekesdaJe Avenue Rn,ithwoat PosWt-F',::w ~nt ... -~· r.,<~=--,-~~~~~~~~~ :r.-~ 0 I ~ ~ ~ \J\ .iun ll;j u:.;i J 11 1•• ,u..:wu ~u ®·~· .. oewmef"OF DfY8..C:A&l1' MfO """""'""'""""""" 5000uesdll!-.4Yenue ~ ~.w.. 98Q55-l219 ·12~27?1li;;"O llws--pm,!des fte. 8ellle Kq; QXlnf1 ~9f"PubllcHeallf'I Md hl~ofC, I I .e.4end GwiOIMlleidal Swri;eswfb hb:malb1 ~ID---dlJwfopmenl - King County c.ertifK;all! of Water Avaijability "pol 100~::~~ ~ I. . o euu-,g.~-s ~Ftit~~ . Q stllrt~ o Rezuie orothtr:c.._ ____ _ ~ rlilmB: o,,tin,n Dew:laplner¢ frqiol,l!d USC 5.f.ll lQc:atlcn:. U8t5 1¥1" ~ Nlclm Art {.cdl map and le;al desatidal • ~ Water purveyot ,nformat1on: L 0 8 .,_ Wata-t'III be ptllffcbf ~ !lef'Mec:cimec:ttn Ott, ID m ~ 'f'. (site} IIAllr mah ttiat & md!!!il. the db!. ~. ' b. ...... serWJ!!Ml~an~IOdle._,.,.~of.. D 0) lee! d lllli!dZr fflUI lo rad. lhe sb;; i01/0f Q(2) -lhe~ tla ~¥Im~ Ille.lb; hi/Or . Q{3} lfr#llm)m.if hwe ID be~ ta~. ~a.:! OE~ l. .S iL Thewat:s~blna;domlancewritia~~'OlllliBl"o;u,pda.:.iepCan. M . . 0 I>, 'lbewate'~~lsrotlno:,nbW.wlflaCOufltr~ .... Wi4Aet,b,sl.e p;ll'I ..S 1111( ~ a w;m"~ planlll'llnOnent. (this lllaY'c::ause a~ln ~da pennltor -' 1 8 ... 111e ptJl)QSed pn,jel;t b ... the ~ Wts r#hcbtlJct, w 11as been granted OClQ:1ary "'*"' 8o;vd ~lx~dseMIZOlrilde1he clsuictorcff¥, orls'Jllhln the Ox,;trf~~ M!lld-1 prlvale ... punoeyo,. . M ' D b. ~ or 1!otma1Y ~ 8oard (l!P3) lllflMI, 11111 be reaisszrj 10~ sem:.e, <I. 8 a. -..111111 be.Mlalllble It the rared l'ow rd cuaacn ~ bebJr • no le5$ .,,_. 28 ~ ltleil!U!d ac the aeareitlh:~ fill bt~the~(oraslQallzd.Oflth!!~tl8'1): · baO,llow M kak, o-,11 . . Dfllalfo,, - Q Jes than 500 Pl (app,m:. gpir,} 0 'eRil th;iln l llolr a DID 999 gpni a 1 bu co 2 hc!.n (g 1000 gm or rnft. • 8 2 boUl"s or..-e a lbirmtot gpn o · · · a ca!maac:ft d g:a, dtiei- . :·~ ·QwNnermlld:l,gpemb.wNdtlrd.e nubnllr~~~le.:tor _, OR a b. w.m-s,sleQ'I 1s rot capallla d paridig ~ 11M. . • 5. 8 .a. wmrsr,;-.lm~d'MltErfil,ltor.'flllilllel',vtdafm:Ssc.ftblt1:>~fill!lw:e. ~ ·. . . .. D b. ... 1¥*'Udoa mt omdty_.. netma!JWD' IIC,to.or'fGIUI" ngt1: dms. . a.,~1w."*3,d:b.i: 1il:C $320:UJQ. l'fetl,-~ $4511.00.. W/A'$,125.00 ,Wadi 'ct . fflleere:rmOMeWIJHPV[PSJPBN9IA I Ci!rlfylhll: thaabclill!wate-~~ lstru,. fblsa,lllk:lfbl sbllt.~flil~ -tlslpbn. ~W:wmaotsnutT m . =,(IJU ·. ~ N71fW8 fff5;~ ~ ~ ....... · '"'"'*;> -~~~~~~.doc A1lAG~ tv\ENJ 4 RECEIVED JUN 1 9 2003 l\lllu COUNTY LAND USE SERVICfS· \ I l 'l . .!I;) ~ """'l<cob-Wl,ed,,.;...,.; . CITY OF RENTON Planning/Buildiiig/Public Wotks i)epartuient Gna~mffllWI P.11., Admlalstntor Sammy 14,2004 Dopartnim,tof Oevelopmont and 1!nviioomeotaJ Services Land llse Services Division · · · · · Atac Karon Scbar« . 900 Oalresdale Avo. S.W. .Rentim. WA9A05s-i2!9 . ' .SUBJECT: NICHOUl PLACE,NOTICE OF HEARING RECOMMENDATION & SEl'ADECrSION,FILE#Ul3l'OOlS .. . Dear Ms. Scham: . ThalJk )'OU fur 1hc opportunity of ,m.;..;g and cornnienling 0011,is project propooal.' -·· Plannins'Buildiog/Public "".orb o,,p.i,-commems are as fullo,vs; · I. The suiject property is kx:ated within the Soos W-and Sewer Service Area. 2. This deve!<,pinent is locatod within Ronton 's Potential Ann\lXlWOII Noa Thcrefon,, we request !bat.any improvem<ats (~ wtdeiiing and l"Vetnerit seotioo; cud>, gnttcr, . sidewalk, slnet ~ etc. )to oxismig 16o" Ave SE, abutting the development mo aod die new *"" widlin thc development snc; be constructed to Ciiy of Renton standards. . -·-Sincerely, . ~11~,y~ . Grogg Zimni.<nwm, Administmtor . ~lic.Wod<>iDept · . «:: Nc:1 We --... ._ ·--· • • A1TA-CJtvvtCN15 ·. . . IOSSSomh<lradyW~cRmm. WabfD&too~ .~ . e,-~~~---~m.__. . . .UHA.tt ot' Ta• c_ua•a --··---· ----~---·-------·-···------ ~ :::::t,- -tj ~ :-~ --h ~~ ',· ~ --.. .... ,... Plmming)Building/PublicWorb Department Gft:UZJmmennanP.E.,Admlnhtntor January 15, 2003 MicliaeIJ. Romano · Centurion Development Se,vices .. =:,~tfts'lti~ . .. ' . SUBJEC'l', '!IMln'All.YSEWER.~VAll,A]IIl.rrY~c...EVENiiELLPLAT .REQUESTFORUPANSIONOF-~G.AVAILABILITY. · . 'ADDiTIONAL.PAitCEL KCPll>NO 14230S:9058; 160m'AVENIJE SE' · Dear Mr.~: . ;,;':;:· :';__ .: > . ' · '!bis letteuhall ~ as asupj>l~..:i.;;~~av~~ji,I.; 15;2ooi, ~-its . ·attai:lied 1ettadau:d Jm,e 1s,toor:-you h.iiverequei/edt!,iatthe Ci¥• sewer availability · ,ipprovaJ fur the.EveadeD Plat be~ to iricliuli,'ihe above'tefciw.ed pan:,,1 located dirocily:S<>uth ofy,iuroxisting~ ~¥),,view«lyour~ad approves the • · expansion of die original !ICWOrimilahility ~Z''§#c)C~ID !'10;!~05,9958. ThiS approval is . .~b~ect~_a11.~~~~~~4i~~,~:~r;} .... _·.< -_ . · -·~~~·~,:pJF'.-~meat~~M,30-72]2. ·::~:::2~-: }~;·: .. -•·)?··'' _;_-. \\DAEDAL~8'ftiwwt. Wast1:Watec\WWl'.Q3..0000Co.Tt::.p.,,,da...;c.. Wz::rtoze-dredSerr +xeD D 1 r J -nr:r doclDMC:kC · L03PITO'i~~::!:::'""9 :~- nsJ!Et!E~~~D' lf11 .NAY 19 2003 l!dJ K.C, D.D.E.S. .. ·~ AHaA.D OJI THII cuav11 ·ffe J~ Tanner!.~: June is, 2001 Mic:bacl J, Romano Centurian Dovelopment Setvices 22617-·S"Dr.SE . Bothell, WA 98-021 <>,, LJ. J. l'. U .t< .K£.L 'lj J. U .L "I · Planning/Building/Public Worlcs Department GnggZlmmermaa P.E.,Adm-r SUBJECT:. SANITARY SEWERAVAILABILITY REQUESr-EVnIDELL PLAT KCPID NO 142305-9009 AND PORTION OF 9022-SE 13(,tu ST AND . 153m AV.SE. . . . ~~.Rom.anO; • This letter sball serve as a supplement to tlie sewer ~ability request fomi dated JIDle I 5, 2001, · ·for the subjectproi,erty. Sanitary sewer service is conently available to the property, but requi= . an extension of,._ to be served. Our aualysis at this point indicates that this development will .' l)ecd an c:xtension of appij)xfulate[y 1300 linear feet ofJO-inch main to get to the site. . IDsWlation of 8-inch mah>~ the devi,Jopmentwillalso be required: Our analysis. also , indi~that th= is a poteimal to serve this lot by gravity; but a lift station may be required in . 'order'to-"meet all the desigl{requirements- > ~~method;.,. ....k ciu, bed~ ai ti,.; f/me you begin your engineering process . for this plat. .-The City'sE<olwmic l)i;velopmen~ Neighbothoods and Strategic Plaoning . · ~havo also revjew-..!' th.isplat..ThiS plat is generally in compliance with the density . and as such is.accepmble to the City. 1n order to receive.sewer service tiumthe City the plat. must.also be developed as detaclied single family ilnd the property owner(s) will be required to ~_a covenant to 8DDCOCfunn. YOU·alsomusl be aware that the City will rc>-reVicw1hc . . · ·gencra.1· provisions of th~ plat oµce you resubtnit with mOre exact information SDch as wetland and · .. · ..• ioad.-_right-<>f-"'Y infonnation. · ~ this availahility,plcase contact meat(425)430-7212. • • ~ tE~Y~! !of [D) K.C. D.DES. L03P0015 \\CnY_OF_RENtOHIJtENttJN1CENnv,UsYS2\DEPTSIPBPW\DMSIONS\UTll.lTtE.S"WASTE.\VJ'R.\dav, ,_.,."""""' --1055SouthGradyWay-Renton, Washington98055 LO 3 PO O 1 :f ,;.. ___ .,,. ____ _ ~ '3~ ~ n:, ~~ ('J 0 SANITARY SEWER AVAILABILITY FOR SINGI;E FAMILY RESIDENTIAL BUILDING CITY OF RENTON 1055 S Grady Way, Renton, WA 98055 Phone: (425) 430-7200 Fa:c (425) 4J0..7JOO · TO BE FILLED Otrr BY APPLICANT, Dale ofRoque,t s/ J,_, t/.£i~%~PhoneNo &ti}4J'.b-ff1,.Z 9f i;t~~,.Le'o/ 1'7'47--4& Cily $4llf'€{ 1 Stde u/,1-Zip Code moz/ AJ)plicant's Name: Mailing Addr<ss, CheckooC: Propos<d Single Family Home __ _ Existing Single Fmnily Home·0o Septic OtbC<(Spccify) G,.,,,et ~lfi?'.V/::'iw/ ·· Location/Add=:~ffC a;:ffntfr;&i,mt:cc r( /51,m,/.,_.k st-@w~ KingCDuutyTaxAccouutN~~#"7P?7--LegallyD="bedas, THIS APPLICATION SHA1L INCLUDE A COPY OF TBE PROPOSED SITE/PLOT PLAN. INFORMATION PROVIDED BY CITY: I. 2: a orO .,. a ~ :,.l Sa:oitaJy Sewer-Service ~ ~ provided by side sewer connection ~ ~ ~ existing ___ size sewer main located within--'-------------'-----------~-- City recon1s show a side sewer stub to the~ D Y O N Sanitary ~~will require an extension ofappro~------------ of ____ size sewer main located within The proposed development lies within service area; therefore. the appli~ shall contact The District/Agency at (phone) for sewer availability. Seeabcbed lett<rdated ___________ ~---''------- Pa~cnt of all applicable system development fees: (Fees are $Ubject to change without notice) -Syslem Devdopmml Chmgec • R<sidential building sewer pennil: -~"'%=;"'$Are. S 760 S 60 per single family residence per single family residence. szuq;+~/~ s . s ,=,T,O(?~~ L03P0015 ~~~~~~ if fAf"'At-~ . MAY 19 2003 [W . _ -,-, K.C. D.D.E.S: i I . Sanitary Sewer Availability FOllll Page2 3. ft 4. D s, y. 6. )( 7. D .,;sc 8 .. ..,. .,o 9. )( or D R>fercoccdata ~me,~ Applicant shall abandon the existing septic ~m in accordance with Section 1119 of the cum:nt Uoifonn Plumbing Code and Section 44040.I.6 of the City Code. · CUstcincn connecting to sanituy ~ in King County, including Renton's Sewer Selvicc Area. after Februmy t. 1990, .,. subject to a sewage........,. oapacily <barge. Th~ purpose of !his King Couuty ~ is to pay for building sewag_e. treatment capacity to serve newly ~nneciN customers. Single- f.muly castomers pay SI 0.50 a month (billM by King County as $63 every six months) for I 5 )Un. At the customer's choice. this fee may be paid to King County as a lwnp sum of $1,089.40. · This fee is in addition to the monthly charge for: treatmeD~ Chat Renton is required to collect and pass to King County. Toe R.cuton portion of the wasteWatel" Utility Rates for customers outside the city limits ~ I .S times the SlaDdud,,.. foe custom= umde the city limils. (Cily Code sedioo 8-S-ISQ The proposed pro.i«< is wi1hin lhe coiporate limils of the Cily of R>utou or bas beeu grant«I King Couuty Bouridaey Review Board (BRB) approv>I Ii,, exteusiou of ...-vice outside the C'Jty •• Annexation or BRB approval_.$ necessary for the_ pl'?vision of sanitary sewer~ The SCWCI" system improvement is in cooformance with a~ approved SCWCI" comp.:chc:nsive ~la:n.. The sewer system b:riprovcmc:nt ·wrn ICqU~ an aID.endmeot to the Renton Long-Range Wastewatel" Mauagem<m Plan. 1bc sewer system improvement will be within an existing ftancllisc from King County allowing the installation of~ in the County Right(s)-o1:W.ry. · · The sewer-system improvc:mcnt will require thal Renton obtain a franchise from King County to install the facilitks in the C<>uuty Rigbl{,)-ofWay. . coNDmONS OF CERTIFICATION, I) It is the respcmibility of the owner/developei to verify, by an engioecring study .. wbedier it is possible to axmect by gravity line _to the exi,ting Cily ,.,..,-,ystcm (a privalo lift ,taliou may be imtallcd, but is not de:shable). The City may rcq\Site, at it's option. the ·verification to be in the form of a let=-signed by a profcssi~ civil engineer. 2) When new sanitary sewa' tines aR installed. the City typically installs or requires to have installed stUb-outs to cbe property line. -This is done ~ a cowtesy to the property owners. The City does not guarantee a stub for all properties nor does it guarantee the condition or location of the stu~ .. It is the responsibility of the owner/contractor to have an approved connection from the building sewer b;t the C"""ity's sewer main. If there is a stub, it is in good coadition. and the owner/contractor can locate it. then it is available for use.. The determinatioo of cooditioo of existing sanitary sewer ,srubs shall be the sole rcspooslbility of die City and tbC City's decision shall be final. lftbe stub is broken or the City inspector detenn_ines that the stub's condition is oot acceptable. it shall be the owner/contractor's responsibility to repair the stub, replace the stub at the existing tee. or to· install a new stub and tee directly into cbe main. The method of repailfrepbcement to be detemiined by the City's inspector . I herdry" certify that the above sanitary sew~ information is true. This certification shall be val.id fol one year fioPl date oi ,igoature. (Fee infonnatiou ~ect IO change without notic<). · /l__ m --:::t::::;i.,-,.;., ~#IP' f6G• { Signatoty Name • / · ·j _ lb..f.tTAf..,<'X{ ro)T~u~,r~t~ f[j) ~ IIT\ MAY 19 2003 ll2J FORM DC90S-400 I i 1/2CWO K.C. D.D.E.S. ' ' • • • KingCounty Road Services Division Deparu11e11t af Transpon~1Jo11 201 Sou1h .Jacki,011 S1rt't'l Seattlt'. \\",\ 98l04-:-t856 • . TYPE OF cERnFICATE l8J ORIGINAL . 0 CONDmONAL May 22, 2002 Certificate # 01400 File Number: 02-0S-11M12 Ex-'res: ..;._ ..... · 2003 · CERTIFICATE OF TRANSPORTATION CONCURRENCY 0 Specific conditions are described on the reverse side of this cenificate. Pursuant to King County Code, Chapter 14. 70.as amended. this cenificate confirms that the level of service standard used in the Transpottation Concurrency Management program has been satisfied and sufficient road capacity is : reserved for the developme~t projec·t described below. IMPORTMT: This cenificate.loes not guarantee a . devclop~ent permit. Other transportation imprOvements and mitigation will be required to c·ompl}' with Intersection Standards,~ itigation Payment System, King County road standards, andior safety needs. · · I. Applicant Name and Address: Mike Romano, Centurion Development S.rvices 22617 8th Drive SE, Bothell, WA 98021 . 2. Property Location: a: Property Address: 13815 160th Avenue SE b. Development Name: c. Parcel Number: 1423059058 3. Type of Development Pe~it To Be Requested: Formal Plat 4. Proposed Land Use: Single Family Residential 5. Zone Location and Reserved Units: a. Concurrency Zone: 452 Community Planning Arca: Newcastle L Commercial Project-Total Square Feet: 0 ii. Mulri-Jiunily • Number of Units: 0 ·iii. Single Jiunily-Number of Units: 24 6 .. This Certificate is subject to the following general coriditions: . a. This.Certificate of Concurrency runs with the land a~d is transferable only to subsequent owners of the same· property for the: stated development. subject-to the terms. conditionS and e·xpiration date listed herein. This Certificate ofCOncuriency is n<:>t transfe.rable tO any other propeny and h-:1s no commer.cial value. This Certificate Expires: May 22, 2003 . unless you apply for the development permit described above. prior to that date. If this requirement is not met the King County Department ofTransponatio!'.reserves ihe option to cancel your cenificate and capaciiy reservation. When you appl~; for. a de~elopment permit with King Counfy·s Department .of Development~~~ En~rOn~ental Services (DDES), bring this Certificate-ofTrao51JOrtation Concurreoc~· as part oftbe development aipplicatioo· package. If you have any questions, please call (206) 263-4722. . , IT5) rE ~ IE ij W IE fIT' [nl MAY 19 2003 lldJ K.C. D.D.E.S. ,-® • King County Department of Development and Environmental Services 900 Oakesdale Avenue SW Renton, WA 98055-1219 September 4, 2003 Mike Romano Centurion Development Services 22617 Eighth Drive SE Bothell, WA 98021 ,·,v' Robert H. Darrow, P.E. Haozous Engineering, P.S. 13428 -45th Court · Mukilteo, WA 98275 RE: Nichols Place Subdivision 1998 KCSWDM Adjustment Request (File No. L03V0036) Dear Applicant and Engineer: The Land Use Services Division, Engineering Review Section, has completed review of the adjustment request for the Nichols Place subdivision. You are requesting approval for an adjustment from the 1998 King County Surface Water Design Manual (KCSWDM) Core Requirement No. 1, Section 1.2.1, Discharge at the Natural Location. Our review of the information and a site visit provides the following findings: ; I. The proposed Nichols Place subdivision is located at 13815 1601h Aventie SE in east Renton. The 23 lot, 3.8 acre, proposed Nichols Place subdivision is filed under Land Use Services Division (LUSD) file number L03P0015. 2. The Nichols Place subdivision is located in the Orting Hills subbasin of the Lower Cedar River basin. The site is subject to the Level Two flow control and Basic water quality requirements of the 1998 KCSWDM. -. . 3. A low, north/south ridge separates the site into eastern and western subbasins. The smaller western subbasin sheetflows to the southwest across the west and south property lines onto adjoining parcels. These flows eventually reach 1561h Avenue SE via SE 139th Place. The larger eastern subbasin sheetflows across the south property line and into the roadside ditch on the west side of 1601h Avenue SE where all flows from the eastern subbasin eventually converge. All of the site's runoff would eventually recombine in the Cedar River. The parcel to the north sheetflows onto this site but is also being developed as the proposed Evendell plat. Under developed conditions, the Evendell plat's contribution ofsheetflow to the Nichols Place site would be significantly reduced. ·Nichol~ Place/L03V003. • September 4, 2003 Page 2 of3 4. The proposal is to collect most runoff from the project site and direct it to a single detention and water quality facility located in the southeast comer of the site. The allowed release would then travel south on the west side of 1601h Avenue SE. Nuisance flows across the west and south property line would be significantly reduced. An increase in flow volume would occur in the 1601h Avenue SE conveyance path. It is unclear if frontage improvements are included in the conceptual drainage · plan. 5. No decorative ponds or shallow wells have been identified that would be affected by the proposed diversion. 6. The Level One Drainage Analysis identified downstream drainage complaints associated with the proposed discharge location. Recent conveyance upgrades have been installed along this route presumably to mitigate for these previous complaints. Due the accumulative effect of increased development in this area, more conveyance upgrades are needed. 7. A consolidation of facilities for the proposed subdivision will be more economical in long term maintenance. Based on these findings, we hereby approve this adjustment to allow the diversion of runoff to a single facility draining to 1601h Avenue SE with the following conditions: L The release rates for the detention facility will be based on only that portion of the site that naturally drains to the location that is being diverted to. 2. The volume for the detention facility will be based on all flows directed to the facility at full development under current zoning. The allowed release rate will be reduced by any undetained flows that would bypass the proposed subdivision drainage facilities. The detention volume shall be sized using the Level Two flow control standard in the 1998 KCSWDM. A 10 to 20 percent volumetric factor of safety must be applied to all storm events requiring detention. The design Technical Information Report shall state the factor of safety sele_c,te_d andJh.e basis Qf_tlrntdete_fl_Ilin_ation_. 3. Water quality facilities must be sized based on the entire proposed subdivision draining to the facilities including any required frontage improvements. 4. The onsite drainage facility must be located in a public right-of-way, recreation space tract with easement or storm drainage tract dedicated to King County. 5. Any additional storm drainage requirements identified by SEPA or the plat hearing review will apply to this project. If you have any further questions regarding this KCSWDM adjustment or the design requirements, please contact Mark Bergarn at (206) 296-7270. j Nichol~ Place/L03V0036. September 4, 2003 Page 3 of3 Sincerely, James Sanders, P .E. Development Engineer Engineering Review Section Land Use Services Division • Jim Chan, P.E. Supervising Engineer Site Engineering and Planning Section Building Services Division cc: Curt Crawford, P.E., Managing Engineer, Stormwater Services Section, KCDNR Randall Parsons, P.E., Senior Engineer, Engineering Review Section, LUSD Bruce Whittaker, Senior Engineer, Engineering Review Section, LUSD Karen Scharer, Project/Program Manager II, Current Planning Section, LUSD Mark Bergam, P.E., Senior Engineer, Engineering Review Section, LUSD • King County Department of Development And Environmental Services 900 Oakesdale A venue SW Renton, WA 98055-J 2 I 9 Project Name: Nichols Place Plat Project Address: ; SE V. of Section 14, T23N, R5E Applicant: Mr. Mike Romano Signature: . Address: Centurion Development Services 22617 8th Drive SE Bothell, WA 98021 ODES File No. DOES Engineer/Planned Name: A03P0063 Bruce Whittaker, P.E. Design Engineer (submitting variance): Phone: Robert H. Darrow. P.E. (425) 745-5872 Phone: Si~~ Date: 5/18/03 ( 425) 486-2563 Date: En·gineerlng Firm Name: Haozous Engineering, P.S. Address: 13428 -45th Court Mukilteo, WA 98275 DESCRIPTION OF THE VARIANCE REQUEST: !._Standard Request We request that the design of the stormwater facility that manages stormwater from developed portions of Nichols Place be allowed to divert drainage from a net area of 1.12 acres from the west basin to the east basin on the site. APPLICABLE SECTION($) OF STANDARDS: The adjustment request is applicable to Core Requirement# I: Discharge at the Natural Location, Section 1.2.1 of the Surface Water Design Manual (King County Department of Natural Resources, 1998). JUSTIFICATION (see one-page attachment): AUTHORIZED SIGNATURES: ODES Director/Deslgnee Determination: _ Approval Denial 'Jl2._ DDES Approval Signed: Date: f·'/-~3 CONDmONS OF APPROVAL: ,& See attached memo dated: f ' 1{ 0_3> DOES, Land Use Services Division, Engineering Review Supervisor: DOES, Bldg. Serv. Div., Site Engineering & Ptannlng Supervisor. L03V0036 MAY 19 2003 K.C, t? D. f.S. King County Department of Development And Environmental Services 900 Oakesdale Avenue SW Renton, WJ:,. 98055-1219 • • Nichols Place -Diversion of Drainage -Adjustment Request JUSTIFICATION: Description of Site The Nichols Place Plat project is a proposed residential development located within the Rentori Highlands area of unincorporated King County. The proposal for development includes building 23 single-family dwellings on approximately 3.8 acres. Offsite road improvements along 160th Avenue SE are also proposed. The site is located within the Orting Hills subbasin of the Cedar River watershed (King County Department of Natural Resources, 1999)' The site and area of offsite improvements consist of two basins. The east onsite basin consists of2.34 acres under existing conditions and the offsite improvements consist of 0.11 acre. The topography of the east basin generally slopes from the northwest to the southeast. The west basin consists of 1.48 acres under existing conditions. The topography of the west basin generally slopes from the north to the southwest. Runoff from the west basin sheet flows to adjacent yards of single-family residences to the southwest and pasture to the south. Stormwater Design Under developed conditions, stormwater from the east basin will be collected and treated onsite to basic water quality standards with a combined wetpond/detention pond. Detention will be sized with a I 0% factor of safety and will accommodate the flow transferred from the west basin and bypass of runoff from the off site road improvements. Stormwater from the offsite road improvements will be treated with a separate wet vault in the right-of-way near the southeast comer of the site. Level 2 RID standards are required by the King CouiityFlowAppliciifionMiiji:s anclai'erecommeiiaedoy Lower-CedarR.iver. - Basin and Nonpoint Action Plan. Under developed conditions, 1.12-acres in the west basin will be routed to the wetpond/detention pond in the east basin. To compensate for this diversion of drainage, an area of0.36 acre of roofs and yards in the southwest portion of the site will be allowed to sheet flow off the site without detention. The area of the developed area was adjusted to approximate runoff amounts from the existing westerly basin (See Figures 2 & 3). The following areas would contribute to the developed westerly basin: 7. I • Lot Descriotion of Contributinv Flow 14 Backvard and back half of roof 15 Frontvard, backvard, entire roof, but not access drive. 16 Backvard and back half of roof 17 Frontvard, backvard, entire roof, but not access drive. Runoff from roofs in the developed west basin will be spread using downspout dispersion systems. Runoff from yards will not be collected, but allowed to infiltrate or continue to flow through the grass. The lots selected for downspout dispersion abut the property line and dispersion approximate the discharge location of the existing flow pattern. Managing runoff with the proposed diversion results in the following features: • A larger combined wetpond/detention pond with a I 0% factor of safety will manage runoff in the easterly basin and will discharge to. the ditch system along 160th A venue SE. • The discharge from the developed west basin will approximate the runoff from the existing westerly basin, although it will be somewhat less. • Considering that flow from the east basin is matching existing and flow from the west basin is somewhat less than existing, the combined developed discharge is expected to be less than the existing basins. • Facilities to be maintained by King County for this plat will be adjacent to the plat entrance along 160th Avenue SE. References King County Department of Parks, Planning, and Resources, 1990. Sensitive Areas Map Folio. King County Environmental Division, 1990. Wetlands Inventory Notebook Volume 2 East. King County Department of Natural Resources, 1998. Surface Water Design Manual. King County Surface Water Management Division, 1993a. Cedar River Current and Future Conditions Report. 1 ." . . l ~.;,----- . "'--.--~, .. .' / ! 11:nt-"'1 A,-..,, '~ ., ~,...._ / ·' / .,,t: / ··'.'!;NI 10;,~ ''{f'"i,;: .•. : •. ,.,,,, •. :(,y''·, \\.. ,r;.". 't ., ,,, I · ' . 4 . I ,:;:~~ ( . ' . --'*'. I """ .,., ,.. s::. oevwes :~, ~} . .· .. ·-;~f t~(~-J6" A9~t~ I,: I %,,yo,;,\,~ ··,,. " J,· "'" .,_'./ . '\ ' ,\. '·, I . .. ,> ----I i.;~'1,; 112:i::5 ir,('+ "byeast" ( 0. l1 .. e.£) ;:j ~ ... --, .. ;.-'1'; _' 3 1. ~ ·"' I ,.o:'.;..,; :,; /./ ~,,_,. ·:·.'> ·,,,..,,,,-.-.. :·';'<, ',,..,c,_•,,,. \ '" ·-' ~-~>>' k':'."'--~--;r,:~·,1';• ,,11~, Haozous Engineering, P.S .• NICHOLS PLACE PRELlMINARY PLAT _____ IOIU IN Fm·--~- CML & Sil£ ENGINEERING 1 :i.28 -45TH COURT, MUKIUEO, WA 98275 425-745-5872 _ .. .. ,,, .... llll1•Jr'I...: . nPA TN A (!Ji' A n.TTTc::i'T'ltA'li'N'T' . .; Q • SL.· Fl Figure 2. Flow Duration Curves for RID-West Basin N ;;;;· :al ~-----~---. J~ • 1 ~. " ~ . ·~ 1l, ~ ~. " ~ 0 \ ·~~l§IXi rar#e5t d1 :r ,) doNw'<'8Sl.dur • • ~ \ . ' \ • \, N ci 0 <! 10 ·5 10• I 10 -3 10 -2 10 ·1 ,o• 1 ProbabiUtyExceeclence __ . __ ., . _ .. __ ., .... ·~~l®e--~~~~~""':·~~~\¥jil'.'. -~-=.ffil!<Jt'lki!ft~ . I ! 5 • • Existing Peak Flow Rates -West Basin Flow Frequency Analysis Time Series File:exwest.tsf Project Location:Sea-Tac •• ---Annual Peak Flow Rates--------Flow Frequency Analysis------- Flow Rate Rank Time of Peak -Peaks Rank Return Prob (CFS) (CFS) Period 0 .102 2 2/09/01 18:00 0 .165 1 100.00 0.990 0.036 7 1/05/02 16: 00 0 .102 2 25.00 0.960 0.090 3 2/28/03 3:00 0.090 3 10.00 0.900 0.009 8 3/24/04 19:00 0.084 4 5.00 0.800 0.051 6 1/0.5/05 8:00 0.081 5 3.00 0.667 0.084 4 1/18/06 16:00 0.051 6 2.00 0.500 0.081 5 11/24/06 4:00 0.036 7 1.30 0.231 0 .165 1 1/09/08 6:00 0.009 8 1.10 0.091 Computed Peaks 0.144 50.00 0.980 Developed Peak Flow Rates -West Basin Flow Frequency Analysis Time Series File:devwest.tsf Project Location:Sea-Tac ---Annual Peak Flow Rates--- Flow Rate Rank Time of Peak (CFS) 0.066 6 2/09/01 2:00 o. 053 8 1/05/02 16:00 0.079 3 2/27/03 7:00 0.058 7 8/26/04 2:00 0.069 5 10/28/04 16:00 0.070 4 1/18/06 16: 00 0.083 2 10/26/06 0:00 0 .134 1 1/09/08 6:00 Computed Peaks -----Flow Frequency Analysis------- -Peaks Rank Return Prob (CFS) Period 0.134 1 100.00 0.990 0.083 2 25.00 0.960 0. 079' 3 10.00 0.900 0.070 4 5.00 0.800 0.069 5 3.00 0.667 0.066 6 2.00 0.500 0.058 7 1.30 0.231 0.053 8 1.10 0.091 0.117 50.00 0.980 6 ./ . .. :.···.) ) ,._.,, .,.,,. 0/10/03 RIil . ...... ··- ,.,.. .. , \ ,, ' \ i--' SITE'/$ 2% OF' , TRiBlil't,RY ARE:Af (LOCAllON -5·4 IN FIG. 5) ' , I NICHOLS PRELIMINARY PLAT EXISTING· DRAINAGE BASINS '•, ' \ I ' / 3 ' • -. --· • • OFFICE OF THE HEARING EXAMINER KING COUNTY, WASHINGTON 400 Yesler Way, Room 404 Seattle, Washington 98104 Telephone (206) 296-4660 Facsimile (206) 296-1654 March 2, 2004 REPORT AND DECISION SUBJECT: Department of Development and Environmental Services File No. L03P0015 Proposed Ordinance No. 2004-0013 NICHOLS PLACE Proposed Preliminary Plat and Proposal for Transfer of Density Credits Location: Applicant: West of 160th Avenue Southeast, south of Southeast 138th Street (if extended) at 13815 -160th Avenue Southeast U.S. Land Development Associates, represented by Michael J. ·Romano Centurion Development Services 22617 -81h Drive Southeast Bothell, Washington 98021 Telephone: (425) 486-2563 Intervenor: C.1JR.E., represented by Gwendolyn High · 13405-158th Avenue Southeast Renton, Washington 98059 King County: Department of Development and Environmental Services, represented by · Karen Scharer 900 Oakesdale Avenue Southwest Renton, Washington 98055 Telephone: (206) 296-7114 Facsimile: (206) 296-6613 SUMMARY OF DECISION/RECOMMENDATION: Department's Preliminary Recommendation: Department's Final Recommendation: Examiner's Decision: Approve, subject to conditions Approve, subject to conditions (modified) Approve, subject to conditions (modified) L03P001S -Nichols.Place • • Page 2 of14 ISSUES/fOPICS ADDRESSED: • Transfer of density credits • Surface water drainage • Road improvements • Safe walking conditions • Tree preservation SUMMARY: Application for a transfer of a maximum of eight density credits, and approval of a preliminary plat to subdivide approximately 3.82 acres into 23 lots in the urban area, are granted preliminary approval. EXAMINER PROCEEDINGS: Hearing Opened: Hearing Closed: February 24, 2004 February 24, 2004 Participants at the public hearing and the exhibits offered and entered are listed in the attached minutes. A verbatim recording of the hearing is available in the office of the King County Hearing Examiner. FINDINGS, CONCLUSIONS & DECISION: Having reviewed the record in this matter, the Examiner now makes and enters the following: FINDINGS: I. General Information: Proponent: Representative: Location: Section/Township/Range: Acreage Plat: Current Zoning: Number of Lots: U.S. Land Development Association P.O. Box 22200 Seattle, WA 98122 Michael Romano Centurion Development Services 22617 8th Dr. SE, Bothell, WA 98021 Phone: 425-486-2563 Facsimile: (425) 486-3273 Einail: Michael.romano@verizon.net The site is located west of 160th Ave. SE, south of SE 138th Street (if extended) at 13815 160th Ave. SE SE 14-23-05 3.82 acres R-4 Parcels# 142305 9058 23 proposed using 8 TDR's I • L03POOI S -Nichols Place Density: Lot Size: Proposed Use: Sewage Disposal: Water Supply: Fire District: School District: Conununity Plan: Drainage Subbasin: King County Permits: Complete Application Date: Threshold Determination:· Date of Issuance: KC Permit Contact: 6 dwellings per acre 4,320 square feet single family City of Renton Water District #90 King County Fire District # 25 Issaquah Newcastle Lower Cedar River Subdivision June 19, 2003 • Mitigated Determination ofNonsignificance (MDNS) December 23, 2003 Karen Scharer, Project Manager II, Current Planning Section, LUSD Page 3 of 14 Phone no. (206) 296-7114 or email at karen.scharer@metrokc.gov 2. Except as modified herein, the facts set forth in the King County DOES preliminary report to the . Hearing Examiner for the February 24, 2004, public hearing are found to be correct and are ' incorporated herein by this reference. Said report is exhibit no. 2 in the hearing record. The drainage detention area planned to serve the subject property will be sized to accommodate surface water drainage from the proposed development of Nichols Place only. The propose.d plat ofEvendell, adjacent to the north, will have a separate surface water detention facility. 3. On February 4, 2004 the King County Hearing Examiner issued his report and decision granting ·preliminary approval for the revised plat of Evendell, based upon transfer of.20 density credits_ that would allow for development of70 lots on 12.43 acres. This would provide a density of 5.6 dwelling units per acre on the Evendell property, which is adjacent to the north of the subject property. The maximum density permitted in the R4 zone classification is 6 dwelling units per acre, utilizing density incentives or transferred development rights. The Examiner's decision approving the Evendell plat revision, file no. LOIPOOl6, is incorporated by reference in the hearing record of this proceeding. 4. To the east, south and west of the subject property are larger lots and parcels, ranging from approximately 12,600 square feet to 2.25 acres in size. 5. King County's "Transfer of Development Rights (TDR)" program is governed by Chapter 21A.37 of the King County Code. The TDR program establishes a property right which is separable from the fee-simple title to certain lands within King County, and provides a method for the transfer and utilization of that new right, which is colloquially known as a development right or "density credit." A density credit has a substantial market value. The underlying purpose of the TDR program is to allow for the movement of residential density from rural areas to urban areas of King County. The code is intended to provide, " ... an efficient and streamlined administrative review system to ensure that transfers of development rights to receiving sites are evaluated in a timely way and balanced with other County goals and policies, and are adjusted to the specific conditions of each receiving site." KCC 21A.37.0I0.2. L03POOIS -Nichols Place • • Page4 of 14 6. Receiving sites are required to meet the provisions ofKCC 21A.37.030. Those requirements are that the receiving site: I. be within an unincorporated urban area, zoned R-4 or higher, or be within a potential annexation area; 2. be within a city where new growth is or will be encouraged, and where facilities and services exist or public investments in facilities and services will be made; or 3. be within RA-2.5 and RA-5 zoned parcels, subject to stringent criteria. The subject property is within the first category of eligible receiving sites listed in KCC 21A.37.030. Sites within the unincorporated urban growth area are not required to have any specific level of available facilities and services. Development approvals that utilize density credits must meet only those service criteria that apply generally to development of the number of dwelling units proposed on the site. King County Code chapter 21A.12 governs densities and development standards in residential zones. The R-4 zone in the. urban residential area allows for a maximum density of six dwelling units per acre, which may be achieved only through the application of residential density incentives or transfers of development rights. KCC 2 IA.12.030.A. and B. l. When density credits are used, development shall comply with dimensional standards of the zone having a base density most comparable to the total approved density. KCC 21A.37.030.B. The foregoing provisions of the King County Zoning Code are generally consistent with policies of the King County Comprehensive Plan governing residential land use. In particular, the Zoning Code provisions are generally consistent with: Policy U-113, that new residential development in the Urban Growth Area should occur where facilities and services can be provided at the lowest public cost and in a timely fashion; Policy U-114, that the County seek to achieve an average zoning density of at least seven to eight homes per acre in the Urban Growth Area through a mix of densities, allowing for lower density zones to recognize existing subdivisions with little or no opportunity for infill or redevelopmen.t; Policy U-122, that supports increases in urban density through a rezone or a proposal to utilize density transfer.when the proposal will help resolve traffic. utility. parks or open space deficiencies in the immediate neighborhood. This proposal will extend sewer service further into the urban area, and will provide recreation facilities and open space available to future residents on the subject property. 7. The subject property is in the City ofRenton's potential annexation area. The City is considering modifications to its comprehensive plan that would limit density on property in this area to a maximum of 4 dwelling units per acre. However. those plan changes were not in effect at the .time a complete application for this subdivision was submitted, and the property is not presently within the City ofRenton'sjurisdiction. S. DDES. this Applicant and the developers of other properties in the vicinity have agreed upon right-of-way dedications and road improvements to mitigate the impact of traffic which this ., \ • • L03POOI S -Nichols Place Page 5 ofl4 proposal will generate adjacent to and in the immediate vicinity of the proposed development. The dedications and improvements to be provided by this proposal will include the west side of 160th A venue Southeast. · Improvements that will be made to Southeast 136th Street, from 156th Avenue Southeast to 160th Avenue Southeast, will result in a new east-west route that will divert traffic from the high accident intersection of Southeast 1281h Street and 160th Avenue Southeast. Those Southeast 1361h Street improvements may be made by other developers prior to the development of Nichols · Place, or may be made jointly by this plat in cooperation with other developers. · 9. The Issaquah School District plans to operate a school bus stop for elementary school children at the intersection of Southeast 136th Street and 160th Avenue Southeast. The internal road improvements and frontage improvements on 160th Avenue Southeast will provide a safe route for chi.ldren to use between the lots of this subdivision and that bus stop. Additionally, the. Applicant will provide school walkway improvements pursuant to tJ.ie requirements of condition no. 22 below, to provide safe walking conditions to the high school and middle school serving the area. I 0. Surface water from the adjacent property to the north (Evendell) sheetflows onto the subject property, which is divided into an easterly and westerly basin. The west basin is approximately 1.48 acres in area. Surface water from this basin currently sheetflows over the west and south boundaries, creating nuisance conditions on adjacent properties. A surface water drainage adjustment has been approved to divert surface water flow from the west basin to the east basin, where surface water detention will be sized to provide level 2 flow control. It is proposed to allow some undeiained runoff from the southwest portion of the subject property to continue to sheetflow over the west and south property boundaries to maintain, but not increase, existing flows. The development of the plat ofEvendell, together with Nichols Place, will control and divert surface water runoff away from Southeast 139th Place and 156th Avenue Southeast, where severe conveyance problems exist. Improvements that already have been made to the conveyance system on 160th Avenue Southeast, and additional improvements required as conditions of this and other developments in the area, are expected to provide adequately for the conveyance of surface flow as far as lot 6 of Cedar Park 5-acre tracts. Lot 6 of Cedar Park 5-acre tracts has undersized culverts, identified as locations 50 and 51 in the level 3 offsite drainage analysis prepared for the plat ofEvendell. Surface water backs up within a depressed area on that property where it causes nuisance flooding. However, the owner of that property has advised the Applicant that he will not grant permission to improve the existing conveyance channel through lot 6, and King County has advised the Applicant that it would not approve relocating that channel. The requirement of the surface water drainage adjustment that level 2 flow control be provided is sufficient mitigation, according to the King County Surface Water Drainage Manual, for the nuisance flooding impact that this development will have on lot 6 of Cedar Park 5-acre tracts. 11. It is anticipated that a sewage lift station will be located within the plat of Nichols Place. This facility is likely to be located in the southeast comer of the plat, within the area now identified as L03P0015 -Nichols Place • • ·page 6 oft4 "detention/recreation." A separate tract may be required for the lift station. No part of the lift station tract will count toward the requirement for provision of onsite recreation area. 12. The size of the lots proposed by the Applicant generally does not allow for the retention of existing trees within the plat. Removal of trees from property being developed commonly subjects trees on adjacent properties to stress and increases the windthrow hazard. Trees that remain in an area which is substantially cleared present an increased risk to persons and property on and off the site of the remaining trees. However, there is no King County regulation applicable to the subject property that restricts clearing or tree removal to protect trees on adjacent properties from increased stress or risk ofwindthrow. The environmental review of this proposal did not identify impacts of clearing or tree removal as a significant adverse environmental impact of the proposal. CONCLUSIONS: I. If approved subject to the conditions recommended below, the proposed subdivision will comply with the goals and objectives of the King County Comprehensive Plan, subdivision and zoning codes, and other official land use controls and policies of King County. 2. If approved subject to the conditions recommended below, this proposed subdivision will make appropriate provision for the public health, safety and general welfare, and for open spaces, drainage ways, streets, other public ways, transit stops, potable water supply, sanitary waste, parks and recreation, playgrounds, schools and school grounds and safe walking conditions for · students who only walk to school; and it will serve the public use and interest. 3. The conditions for final plat approval required below are in the public interest and are reasonable· requirements to mitigate the impacts of the development upon the environment. 4. The dedications ofland or easements within and adjacent to the proposed plat, as required for final plat approval or as shown on the proposed preliminary plat submitted by the Applicant on May 19, 2003, are reasonable and necessary as a direct result of the development of this proposed plat, and are proportionate to the impacts of the development. 5. The Applicant has negotiated for the purchase of development rights that would allow for an increase in the number of lots to be developed on the subject property to a total of 23. The development of 23 lots on the subject property will be within the maximum density of 6 dwelling units per acre permitted in the R4 zone classification in the uroan area. The proposed development of the subject property, utilizing up to 8 density rights, is consistent with all applicable development standards and other provisions of the king county code. Provisions of the City of Renton Comprehensive Plan concerning density of development on this property are not applicable to this proposal. 6. The road improvements proposed and agreed to by the Applicant, including those shown on the May 19, 2003 preliminary plat and set forth in the conditions below, will reasonably mitigate the impacts of traffic generated by the proposed development. • ., .. L03P001S-Nichols Place • • Page 7 of 14 7. Safe walking conditions for children who walk to school from the subject property will be provided by using one of the alternatives for improvements incorporated into this proposal and set forth in condition no. 20 below. 8. The conditions of approval of the surface water drainage adjustment L03V0036, and the conditions recommended by DOES and agreed to by the Applicant; incorporated into the conditions below, adequately mitigate the impacts of surface water drainage from this proposed development in accordance with adopted King County standards. 9 · There is no applicable provision of the King County Code to restrict the removal of trees in the course of the development of the subject property, or to protect trees on neighboring properties from increased stress and risk ofwindthrow. DECISION: The proposed preliminary plat of Nichols Place, as received May 19, 2003, utilizing up to 8 density credits (transferable density rights) is approved, subject to the following conditions of final plat approval: I. Compliance with all platting provisions of Title 19 of the King County Code. 2. All persons having an ow.nership interest in the subject property shall sign on the face of the final plat a dedication which includes the language set forth in King County Council Motion No. 5952. 3. a. The plat shall comply with the maximum density (and minimum density) requirements of the R-4 zone classification. All lots shall meet the minimum dimensional requirements of the R-6 zone classification or shall be as shown on the face of the approved , preliminary plat; whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environmental Services. ~~) ). i b. The Applicant shall provide Transfer of Density Credit documentation to DOES prior to f /ln ( final approval to allow transfer of a maximum of eight density credits..:-.ft:;-'11.., /,/_,,,I The Applicant must obtain final approval from the King County Health Department for abandonment of existing septic systems on-site. 5. {__, All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). 6. 7. ~ The Applicant must obtain the approval of the King County Fire Protection Engineer for the adequacy of the fire hy~t, water main, and fire flow standards of Chapter 17.08 of the King County Code. ~ ().) f O 11 t" I ,J f' 1..-f {} Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location oflots as shown on the preliminary approved plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other ~------------------------------------- • • L03POOIS -Nichols Place Page 8 of i4 applicable requirements in KCC 9.04 and the Surface·Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. b. C. Drainage plans and analysis shall comply with the 1998 King County Surface Water Design Manual and applicable updates adopted by King County. ODES approval of the drainage and roadway plans is required prior to any construction. Current standard plan notes and ESC notes; as established by DOES Engineering Review, shall be shown on the engineering plans. The following note shall be shown on the final recorded plat: All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings# on file with DOES and/or the King . County Department of Transportation. This plan shall be sublllltted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that 'jlre designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." · The storrnwater detention design shall comply with the Level 2 Flow Control requirements per the 1998 King County Surface Water Design Manual (KCSWDM) . . . . e. The storm water control facility shall be located in a separate tract and deaic·ated to King County unless portions of the drainage tract are used for required recreation space in ccordance with KCC 21A.14.180. f .. l fa sewage lift station is located within the subject property, it shall be ~laced within a \\L(,f: epara!e tract or.easement area, that shall not be counted when computing the provision ~ f ons1te recreatmn are.a. · . . g~~ When engineering plans are submitted for review, the owners of the adjacent property to the southwest (15652 Southeast 139th Place) shall be notified that the plans have been filed with DOES and that they are available for public review. • The drainage detention facility shall be designed to meet, at a minimum, the Level 2 Flow ontrol and Basic Water Quality menu in the 1998 King County Surface Water Design Manual CSWDM). · 9. (Condition no. 9 is deleted.) I 0. A surface water adjustment (L03V0036) is approved for this subdivision. All conditions of approval for this adjustment shall be met prior to approval of the engineering plans. 11. The following road improvements are required to be constructed according to the 1993 King County Road Standards (KCRS): •j ,· • • L03POOJS -Nichols Place Page9ofl4 SE 13 9lh St. shall be improved at a minimum to the urban subaccess street standard. FRONTAGE: The frontage of the site along 1601h Ave SE (west side only) shall be improved to the urban neighborhood collector standard. T els A, B and C shall be improved as joint use driveways per Section 3.01 of the CRS. These driveways shall be owned and maintained by the lot owners served. Notes, to this effect shall be shown on the engineering plans and on the final plat map . .. d. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. I ~ 1 \. 12. . There sh.all be no direct vehicular access to or from 1601h Ave. SE from those lots which abut this J \_"\ ~reet. A note to this effect shall appear on the engineering plans and fiual ~lat. · , • ~ 13. All utilities within proposed rights-of-way must be included within a franchise approved by the . 14. 15. l King County Council prior to final plat recording. The Applicant or subsequent owner shall comply with King County Code 14.75, Mitigation Payment System (MPS), by paying the required MPS fee and adminjstration fee as determined by the applicable fee ordinance. The applicant has the option to either: (I) pay the MPS fee at final plat recording, or (2) pay the MPS fee at the time of building permit issuance. If the first option is. chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall.be the amount in effect as of the date of building permit application. Suitable recreation space shall be provided within one tract that may be separate or may be combined with the drainage tract in accordance with KCC 2 IA.14.180. Improvements shall be consistent with the requirements of KCC 2 IA.14.180 and KCC 2 IA.14.190, including provision of sport court[s], children's play equipment, picnic table[s], benches, etc. a A detailed recreation space plan (i.e., landscape specs, equipment specs, etc.) shall be .--Sllil>mlil. ted for review and approval by DOES and King County Parks prior to or concurrent with the submittal of the engineering plans. This plan shall comply with . Ordinance# 14045. A performance bond for recreation space improvements shall be posted prior to recording of the plat. A homeowners' association or other workable organization shall be established to the satisfaction of DOES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). I Street trees shall be included in the design of all road improvements, and shall comply with Section 5.03 of the KCRS and1CCC 2 IA.16.050: • • L03POOl 5 -Nichols Place Pagc !Oof 14 C. f. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. f King County determines that the required street trees should not be located within the · ght-of-way, they shall be located no more than 20 feet from the street right-of-way line. e trees shall be owned and maintained by the abutting lot owners or the homeowners sociation or other workable organizaiion unless the County has adopted a maintenance rogram. Ownership and maintenance shall be noted on the face of the final recorded plat. The species of trees shall be approved by DDES iflocated within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. The Applicant shall submit a street tree plan and bond quantity sheet for review and approval by DDES prior to engineering plan approval. The street trees must be installed and inspected, or a performance'bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DDES has completed a second inspection and determined that the trees have been kept healthy and thriving. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on current County fees. 18. The following have been established by SEP A as necessary requirements to mitigate the adverse environmental impacts of this development. The Applicant shall demonstrate compliance with these items prior to final approval. Individually, or joint with other area developers, the Applicant shall design and construct improvements to Southeast 128th Street at 160th Ave. SE to mitigate project impacts at the High Accident Location. Or, the Applicant shall reduce the project impacts at the High Accident Location by completing the remainder of the improvements to Southeast 136th Street (i.e. additional • • L03POO IS -Nichols Place Page II ofl4 paving, concrete curbs, gutters and sidewalks), between 158th Avenue SE and 160th Avenue SE, and, revise the channelization at the intersection of 156th Avenue SE/SE 136th Street to provide a southbound left turn lane. School Mitigation Fees Lots within this subdivision are subject to King County Code 21A.43, which imposes impact fees to fund school system improvements needed to serve new development. As a condition of final approval, fifty percent (50%) of the impact fees due for the plat shall be assessed and collected immediately prior to recording, using the fee schedules in effect when the plat receives final approval. The balance of the assessed fee shall be allocated evenly to the dwelling units in the plat and shall be collected prior to building permit issuance. School Walkways 20. /l \ The Applicant, individually or in conjunction with other developers, shall construct an;,off-site walkway to Liberty High school from the site. The· walkway shall be constructed within the right-of-way from 160th Ave SE, east along SE 135th Street to 166th Ave SE, and'soiith to Liberty High School at SE 136th Street, or via alternative right-of-way .and easements that become available and are approved by DDES. One acceptable alternative would be to use future right-of-way of Southeast 136th Street and 162nd Avenue Southeast to connect with th'e sidewalk improvement of "five lot subdivision," and through the plat of "five lot subdivision"/LOOP0023 to the southwest gate of Liberty High School. The walkway shall be designed and constructed in accordance with the 1993 King County Road Standards and shown on the eqgineering plans for DDES review and approval. · Any surfacing alternative from the King County Road Standards (KCRS 3.09) may be submitted for approval through a road variance application. . \• ORDERED this 2nd day of March, 2004. County Hearing Examiner pro tem TRANSMITTED this 2nd day of March, 2004, to the parties and interested persons ofrecord: Marshall Brenden 18225 SE I 28th Renton WA 98059 Robert Darrow Haozous Engineering 13428 -45th Court Mukilteo WA 98275 Ronda Bryant 15406 SE 136th Street Renton WA 98059 · Shirley Day 14412 -167th Pl. SE Renton WA 98059-6828 Carolyn Ann Buckett 16524 SE 145th St. Renton WA 98059 Edward June & Kristy Hill , 13527 156th Ave. SE Renton WA 98059 L03P001S-Nichols Place Kathy Graves 13020-160th Ave. SE Renton WA 98059 Rebecca Lind City of Renton 1055 S Grady Way Renton WA 98055 Mark & Barbara Nichols 13815 -160th Ave. SE Renton WA 98059 Roger Paulsen 15657 SE 139th Place Renton WA 98059 Seattle KC Health Dept. E. Dist. Environ. Health 14350 SE Eastgate Way Bellevue WA 98007 Penny Thorbeck I 5650 SE 138th Pl. Renton WA 98059 Laura Casey DDES/LUSD Wetland Review MS OAK-DE-0100 Karen Scharer DDES/LUSD Current Planning MS OAK-DE-0100 Bruce Whittaker DDES/LUSD Prel. Review Engineer MS OAK-DE-0100 • Victor & Gwendolyn High 13405 -158th Ave. SE Renton WA 98059 . James Mahoney 14011 -160th Ave. SE Renton WA 98059 Gary Norris Gary Struthers &Associates 3150 Richards Road #200 Bellevue WA 98005 Mike Romano Centurion Development Services 22617 8th Drive SE Bothell WA 98021 Claude & Eloise Stachowiak 15652 SE 139th Pl. Renton WA 98059-7422 Kevin M. Wyman 16540 SE 149th St. Renton WA 98059 · Kristen Langley DDES/LUSD Land Use Traffic MS OAK-DE-0100 Steve Townsend DDES/LUSD Land Use Inspections MS OAK-DE-0100 • Page 12 of 14 Don & Diane Kezele 15657 SE 137th Pl. Renton .WA 98059 Kathy Nelson Transportation Dept. 805 -2nd Ave. S. Issaquah WA 98027 Richard & Anita Oliphant 16519 SE 145th St. Renton WA 98059 Vicki & Dale Roppe 14005 -160th Ave. SE Renton WA 98059 Howard Stansbury Centurion Development 22617 -8th Dr. SE Bothell WA 98021 Greg Borba DDES/LUSD MS OAK-DE-0100 Carol Rogers DDES/LUSD MS . OAK-DE-0100 Larry West DDES/LUSD Geo Review MS OAK-DE-0100 In order to appeal the decision of the Examiner, written notice of appeal must be filed with the Clerk of the King County Council with a fee of$250.00 (check payable to King County Office of Finance) on or before March 16, 2004. if a notice of appeal is filed, the original and six (6) copies of a written appeal statement specifying the basis for the appeal and argument in support of the appeal must be filed with the ;• • • L03POOl5-Nichols Pla<:c Page 13 of!4 Clerk of the King County Council on or before March 23, 2004. Appeal statements may refer only to facts contained in· the hearing record; new facts may not be presented on appeal . . Filing requires actual delivery to the Office of the Clerk of the Council, Room I 025, King County Courthouse, 516 300 Avenue, Seattle, Washington 98104, prior to the close ofbusiness (4:30 p.m.) on the date due. Prior mailing is not sufficient if actual receipt by the Clerk does not occur within the applicable time period. The Examiner does not have authority to extend the time period unless the Office of the Clerk is not open on the specified closing date, in which event delivery prior to the close of business on the next business day is sufficient to meet the filing requirement. · Ifa written notice of appeal and filing fee are not filed within fourteen (14) calendar days of the date of this report, or if a written appeal statement and argument are not filed within twenty-one (21) calendar days of the date of this report, the decision of the hearing examiner contained herein shall be the final decision of King County without the need for further action by the Council. MINUTES OF THE FEBRUARY 24, 2004, PUBLIC HEARING ON DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES FILE NO. L03POOl5. James N. O'Connor was the Hearing Examiner in this matter. Participating in the hearing were Karen Scharer, Bruce Whittaker and Kristen Langley, representing the Department; Michael Romano and Duana Koluskova representing the Applicant; and Gwendolyn High, Kristy Hill, Claude Stachowiak, Gary Noris, Diane Kezele, Ronda Bryant, and Robert Darrow. The follow\ng exhibits were offered and entered into the record: Exhibit No. I Exhibit No. 2 2.1 2.2 2.3 2.4 2.5 2.6 2.7 Exhibit No. 3 Exhibit No. 4 Exhibit No. 5 Exhibit No. 6 Exhibit No. 7 Exhibit No. 8 Exhibit No. 9 Exhibit No. I 0 Exhibit No. 11 Exhibit No. 12 Exhibit No. 13 Exhibit No. 14 Exhibit No. 15 Exhibit No. 16 DOES file no. L03POOJ5 ODES preliminary report for L03P0015, with the following attachments: Lot plat design Density calculations (R-4 with 8 TDRs), dated 5/29/03 Memo from Issaquah School District, dated 5/23/03 Certificate of water availability, dated 6/18/03 City of Renton letters, dated 6/15/01, 1/15/03 and 1/14/04 City of Renton sewer certificate, dated 5/18/01 Certificate of Transportation Concurrency, dated 5/22/02 · Corrections/revisions to the 2/24/04 Preliminary Staff Report Application for land use permit (no. L03TY 404)-Nichols Place zone reclassification, received 5/19/2003' Environmental checklist, received 5/19/2003 SEP A mitigated determination of non-significance, issued 12/23/2003 Affidavit of posting indicating a posting date of 6/30/2003, received 7/02/2003 Site plan (23 lot preliminary plat map), received 5/19/2003 Assessors map (I) SE 14-23-05, revised 12/03/2000 Density Credit Transfer Agreement for 5 TDRs, dated 2/20/2004 Density Credit Transfer Agreement for 3 TDRs, dated 2/20/2004 Traffic Impact Analysis by Garry Struthers Assoc., received 5/19/2003 Revised Traffic Impact Analysis, received I 1/12/2003 Walkway study prepared by dmp, inc., dated 8/18/2003 Walking Route Analysis, annotated by ODES, prepared 2/23/2004 Email from Issaquah School District re: school walkways as related to plat conditions ofLOOP0023, dated 3/10/2003 LOJPOOJS-Nichols Place Exhibit No. 17 Exhibit No. 18 Exhibit No. 19 Exhibit No. 20 Exhibit No. 21 Exhibit No. 22 • • Page 14 ofl4 TIR by Haozous Engineering, PS, dated 5/18/2003 King County SWDM adjustment, no. L03V0036, dated 9/04/2003 Wetland and Drainage Corridor Site Reconnaissance Assessment by Habitat Technologies, dated I 0/11/2002 Tributary area map, annotations by DDES, prepared 2/2004 Haozous Engineering update/response to screening letter, dated 10/27/2003 Hearing Examiner Report and Dedsion for Evendell (file no. L03RE038), dated · 2/04/2004 Exhibit No. 23 Exhibit No. 24 ExhibitNo. 25 Exhibit No. 26 Exhibit No. 27 Exhibit No. 28 Exhibit No. 29 Exhibit No. 30 Exhibit No. 31 · Exhibit No. 32 Exhibit No. 33 Exhibit No. 34 Exhibit No. 35 Exhibit No. 36 JNO:ms L03POOl5 RPT Email from Shirley Day, dated 2/03/2004 Letter from Gwendolyn High for CARE, dated 1/26/2004 Email from James Mahoney, dated 7/09/2003 Email from Claude & Eloise Stachowiak, dated 11/16/2003 . Letter from Bill & Dona Mokin, dated 2/07/2004 Letter from Anita & Richard Oliphant, dated 1/29/2004 Statement from Diane Kezele, dated 2/09/2004 Statement from Anita & Rich Oliphant, dated 2/24/2004 CARE response, dated 2/24/2004 CARE updated household list Not used Sign-in sheet for 2/24/2004 hearing Revisions to traffic study from Gary Norris of Garry Struthers Assoc., dated 2/24/2004 Statement from Claude R. & Eloise M. Stachowiak, dated 2/23/2004 • First American Developer Services Fax No. (253)671-5802 Shari Workman (253)671-5824 sworkman@firstam.com To: Sound Built Homes, Inc. P.O. Box 73790 Puyallup, WA 98373-0790 Attn: Steve Browning • First American Title Insurance Company 3866 S 74th St Tacoma, WA 98409 Phn -(253)471-1234 Fax - Vicky L. Willis (253)671-5834 vlwillis@firstam.com File No.: 4268-645061 Your Ref No.: Nichols Place Supplemental Report #2 Dated: October 28, 2005 at 8:00 A.M. Commitment/Preliminary Report No •. 4268-645061. dated as of July 28, 2005 (including any supplements or amendments thereto) relating to the issuance of an American Land Title Association Form Policy is hereby modified and/or supplemented as follows: There has been no change in the title to the property covered by our preliminary report since July 28, 2005 at 7:30a.m., except as noted below: No changes Fir.st American Title Insurance Company By: Shari Workman, Title Officer Page 1 of 1 Form No. 14 SUbdivlslon Guarantee • ,_ ":: \ • Guarantee No.: 4268-645061 .-\ '\ I I· h . ' I'~ .I ( Issued by First American Title Insurance Company 3866 S 74th St, Tacoma, WA 98409 Title Officer: Shari Workman Phone: (253) 471-1234 FAX: [FJ~©~OW~[Q) AUG 1 6 2005 L05FRo4·2 Rtst Arnena,n Tille K.C. D.D.E.S. • • fonn No. 14 Subdivision Guarantee (4-10-75) Guarantee No.: 4268-645061 Page No.: 1 First American Developer Services Fax No. (253) 671-5802 Sharl Workman (253) 671-5824 sworkman@flrstam.com Rrst Amerfc:an Tltle rnsun,nc:e Company 3866 S 74th St Tacoma, WA 98409 Phn -(253) 471-1234 Fax- Vicky L. WIiiis (253) 671-5834 vlwlllls@flrstam.com SUBDIVISION GUARANTEE UABIUlY $ 1,000.00 ORDER NO.: 4268-645061 Nichols Place FEE $ 350.00 TAX$ 30.80 YOUR REF.: First American Title Insurance Company a Corporation, herein called the Company Subject to the Liability Exclusions and Limitations set forth below and in Schedule A. GUARANTEES SBI Developing LLC, a Washington Limited Llablllty Company herein called the Assured, against loss not exceeding the liability amount stated above which the Assured shall sustain by reason of any Incorrectness In the assurances set forth In Schedule A. LIABIUlY EXCLUSIONS AND LIMITATIONS 1. No guarantee Is given nor liability assumed with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth above. 3. This Guarantee Is restricted to the use of the Assured for the purpose of providing title evidence as may be required when subdividing land pursuant to the provisions of Chapter 58.17, R.C.W., and the local regulations and ordinances adopted pursuant to said statute. It is not to be used as a basis for closing any transaction affecting title to said property. Dated: July 28, 2005 at 7:30 A.M. Rrst Americiln TiUe • Fonn No. 14 subdivision Guarantee (4-10;75) SCHEDULE A The assurances referred to on the face page are: A. Title is vested in: SB! Developing LLC, a Washington Limited Liability Company • Guarantee No.: 4268-645061 Page No.: 2 B. That according to the Company's title plant records relative to the following described real property (Including those records maintained and Indexed by name), there are no other documents affecting title to said real property or any porltion thereof, other than those shown below under Record Matters. The following matters are excluded from the coverage of this Guarantee: 1. Unpatented Mining Claims, reservations or exceptions In patents or In acts authorizing the Issuance thereof. 2. Water rights, claims or title to water. 3. Tax Deeds to the State of Washington. 4. Documents pertaining to mineral estates. DESCRIPTION: That portion of the Southeast Quarter of the Northwest Quarter of the Southeast Quarter of Section 14, Township 23 North, Range 5 East, Willamette Meridian, In King County, Washington, described as follows: BEGINNING at the Northeast corner of said Southeast Quarter of the Northwest Quarter of the Southeast Quarter; Thence South 0025'21 West along the East line of said Southeast Quarter of the Northwest Quarter of the Southeast Quarter, 133.66 feet to the TRUE POINT OF BEGINNING; Thence North 88007'58" West parallel to the North line of said Southeast Quarter of the Northwest Quarter of the Southeast Quarter, 653.60 feet, more or less, to the West line of said Southeast Quarter of the Northwest Quarter to the Southeast Quarter; Thence South 0027'05" West a West along the West line of said Southeast Quarter of the Northwest Quarter of the Southeast Quarter, 2.67 feet; thence South 88°07'59" East parallel to said North line, 653.72 feet, more or less, to the East line of said Southeast Quarter of the Northwest Quarter of the Southeast Quarter; Thence North 0025•21" East along the East line of the said Southeast Quarter to the Northwest Quarter of the Southeast Quarter, 267 feet to. the POINT OF BEGINNING. EXCEPT that portion thereof lying within the right of way for 160th Avenue Southeast. APN: 142305905804 first American Title • Form No. 14 Subdivision Guarantee (4-10-75) RECORD MATTERS: • Guarantee No.: 4268•645061 Page No.: 3 1. General Taxes for the year 2005. The first half becomes delinquent after April 30th. The second half becomes delinquent after October 31st. Tax Account No.: 142305905804 1st Half Amount Billed: $ 3,567.26 Amount Paid: $ 3,567.26 Amount Due: $ 0.00 Assessed Land Value: $ 410,000.00 Assessed Improvement Value: $ 179,000.00 2nd Half Amount Billed: $ 3,567.25 Amount Paid: $ 0.00 Amount Due: $ 3,567.25 Assessed Land Value: $ 410,000.00 Assessed Improvement Value: $ 179,000.00 2. Deed of Trust and the terms and conditions thereof. Grantor/Trustor: SBI Developing LLC, a Washington Limited Liability Company Grantee/Beneficiary: Frontier Bank Trustee: First American Title Insurance Company Amount: $2,156,000.00 Dated: July 15, 2004 Recorded: July 23, 2004 Recording Information: 20040723002164 3. Conditions, notes, easements, provisions contained and/or delineated on the face of the Suivey No. Dowl Engineers File #101-09, under Recording No. 9508099008, In King, Washington. 4. The terms and provisions contained in the document entitled ''Transfer of Development Rights Certificate Number: 79" Recorded: Recording No.: August 11, 2004 20040811001634 Rrst Americ;m ntte • Fonn No. 14 Subdivision Guarantee (+10.75) • INFORMATIONAL NOTES Guarantee No.: 4268-645061 Page No.: 4 A. Any sketch attached hereto Is done so as a courtesy only and is not part of any title commitment or policy. It Is furnished solely for the purpose of assisting In locating the premises and First American expressly disclaims any liability which may result from reliance made upon it. B. The following deeds affecting the property herein described have been recorded within 24 months of the effective date of this commitment: NONE Rrst American Title • Fonn No. 14 Subdivision Guarantee (4-10-75) • Guarantee No.: 4268-645061 Page No.: 5 SCHEDULE DF EXCLUSIDNS FRDM CDVERAGE OP THIS GUARANTEE 1. Except to the extent that specific assurance are provided In Schedule A of this GUarantee, the Company assumes no llabillty for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse dalms or other matters against the title, whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authortty that levles taxes or assessments on real property; or, (2) Proceedings by a public agency which may result In taxes or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the public records. (c) (1) Unpatented mining dalms; (2) reservations or exceptions In patents or ln Acts authorizing the Issuance thereof; (3) water lights, dalms or title to water, whether or not the matters ex.duded under (1), (2) or (3) are shown by the publlc records. 2. Notwithstanding any specific assurances which are provided In Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, llens, encumbrances, adverse dalms or other matters affecting the title to any property beyond the Hnes of the land expressly desaibed In the description set forth In Schedule (A), (C) or In Part 2 of this Guarantee, or t!tle to streets, roads, avenues, lanes, ways or waterways to which such land abuts, or the right to maintain therein vaults, tunnels, ramps, or any structure or improvements; or any rights or easements therein, unless such property, rights or easements are expressly and spedflcally set forth In said description. (b) Defects, liens, encumbrances, adverse dalms or other matters, whether or not shown by the public records; (1) which are aeated, suffered, assumed or agreed to by one or more of the Assureds; (2) which result In no loss to the Assured; or (3) whidl do not result In the lnvalldlty or potential lnvalldlty of any judldal or non·judldal proceeding which is within the scope and purpose of the assurances provided. (c) The Identity of any party shown or referred to In Schedule A. (d) The validity, legal effect or prionty of any matter shown or referred to In this Guarantee. GUARANTEE CONDMONS AND STIPULATIONS 1, Definition of Tenns. The followlng tenns when used In the Guarantee mean: {a) the "Assured•: the party or parties named as the Assured In this Guarantee, or on a supplemental writing executed by the Company. (b) "land": the land described or referred to In Schedule (A) (C) or In Part 2, and Improvements affixed thereto which by law constitute real property. The term "land" does not lndude any property beyond the lines of the area described or referred to In Schedule (A) (C) or In Part 2, nor any right, title, Interest, estate or easement In abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust, trust deed, or other secur1ty Instrument. (d) "public records" : records established under state statutes at Date of Guarantee for the purpose rJ Imparting constructive notice <:A matters relating to real property to purchasers for value and without knowledge. (e) "date": the effective date. 2. Notice of aaim to be Given by Assured Claimant. An Assured shall notify the Company promptly In writing In case knowledge shall come to an Assured hereunder of any dalm of title or Interest which Is adverse to the t!tle to the estate or Interest, as stated herein, and whlctl might cause loss or damage for which the Company may be Uable by virtue of thlS Guarantee. If prompt notice shall not be given to the Company, then all llablllty of the Company shall terminate with regard to the matter or matters for which prompt notice Is required; provided, however, that failure to notify the Company shall In no case prejudice the rights of any Assured under this Guarantee unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 3. No Duty to Defend or Prosecute. lhe Company shall have no duty to defend or prosecute any action or proceeding to which the Assured Is a party, notwithstanding the nature of any allegation In such action or proceeding. 4. Company's Option to Defend or Prosecute Actions; Duty of Assured Claimant to Cooperate. Even though the Company has no duty to defend or prosecute as set forth In Paragraph 3 above: (a) lhe Company shall have the right, at Its sole option and cost, to Institute and prosecute any action or proceeding, Interpose a defense, as limited In (b), or to do any other act which In Its opinion may be necessary or desirable to establish the tltle to the estate or Interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. lhe Company may take any appropr1ate action under the terms of this Guarantee, whether or not It shall be llable hereunder, and shall not thereby concede liability or waive any provtslon of this Guarantee. If the Company shall exercise its rights under this paragraph, It shall do so dlllgently. (b) If the Company elects to exercise its options as stated In Paragraph 4(a) the Company shall have the right to select counsel of its choice (subject to the right of such Assured to object for reasonable cause) to represent the Assured and shall not be liable for and wl11 not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses Incurred by an Assured In the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or interposed a defense as permitted by the provisions of this Guarantee, the Company may pursue any lltlgatlon to flnal determination by a court of competent jurisdiction and expressly reserves the right, In Its sole dlscretlon, to appeal from an adverse Judgment or order. (d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosearte or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at Its option, the name of suctl Assured for thls purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall give the Company all reasonable aid In any action or proceeding, securing evidence, obtaining witnesses, prosecuting or defending the action or lawful act which In the opinion of the Company may be necessary or desirable to establish the title to the estate or Interest as stated herein, or to establlsh the llen rights of the Assured. If the Company Is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarantee shall tenninate. s. Proof of Loss or Damage. In addition to and after the notices required under Section 2 of these Conditions and Stlpulatlons have been provided to the Company, a proof of loss or damage signed and sworn to by the Assured shall be furnished to the Company within ninety (90) days after the Assured shall ascertain the facts gMng rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which constitute the basis of loss or damage and shall state, to the extent possible, the basis of ca10Jlatlng the amount of the loss or damage. If the Company Is prejudiced by the fallure of the Assured to provide the required proof of loss or damage, the Company's obllgation to suet, Assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to examination under oath by any authorized representative of the Company and shall produce for examination, inspection and c:opvlng, at such reasonable times and places as may be designated by any authortzed representative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bear1ng a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, If requested by any authorized representative of the Company, the Assured shall grant its pennlsslon, In writing, for any authortzecl representative of the Company to examine, Inspect and COfl( all records, books, ledgers, checks, correspondence and memoranda In the custody or control of a third party, which reasonably pertain to the Loss or Damage. All Information designated as confidential by the A.ssured provided to the Company, pursuant to this Section shall not be dlsdosed to others unless, In the reasonable judgment rl the Company, It Is necessary In the administration of the dalm. Failure of the Assured to submit for examination under oath, produce other reasonably requested Information or grant permission to sea.Jre reasonably necessary lnfonnatlon from third parties as required In the above paragraph, unless prohibited by law or governmental reoulatlon, shall terminate any llablllty of the Company under this Guarantee to the Assured for that dalm. Form No. 1282 (Rev. 12/15/95) RrstAmericiJnntte • Fonn No. 14 Subdivision Guarantee (4-10-75) 6. Options to Pay or Otherwise Settle Clalms: Termination of Liability. In case of a daim under this Guarantee, the Company shall have the following addltlonal options: (a) To Pay or Tender Payment of the Amount of Llablltty or to Purchase the Indebtedness. The Company shall have the option to pay or settle or compromise for or In the name of the Assured any claim which could result In loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, If this Guarantee Is Issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the Indebtedness secured by said mortgage or said llen for the amount owing thereon, together with any costs, reasonable attorneys' fees and expenses Incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all liability of the Company hereunder. In the event after notice of daim has been given to the Company by the Assured the Company offers to purchase said Indebtedness, the owner of such indebtedness shall transfer and assign said indebtedness, together with any collateral security, to the Company upon payment of· the purchase price. Upon the exercise by the Company of the option provided for In Paragraph (a) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required In that paragraph, shall terminate, lndudlng any obllgatlon to oontlnue the defense or prosecution of any litigation for which the Company has exercised Its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Pay or Otherwise Settle With Parties Other Than the Assured or With the Assured Claimant. To pay or otherwise settle with other parties for or In the name of an Assured dalmant any dalm Assured against under this Guarantee, together with any costs, attomeys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of payment and which the Company Is obligated to pay. Upon the exercise by the Company of the option provided for In Paragraph (b) the Company's obligation to the Assured under this Guarantee for the claimed loss or damage, other than to make the payment required In that paragraph, shall terminate, lndudlng any obligation to continue the defense or prosecution of any lltlgatlon for which the Company has exercised Its options under Paragraph 4. 7, Determination and Extent of Uablllty. This Guarantee Is a oontract of Indemnity against actual monetary loss or damage sustained or Incurred by the Assured dalmant who has suffered loss or damage by reason of reliance upon the assurances set forth In this Guarantee and only to the extent herein described, and subject to the Exduslons From Coverage of This Guarantee. The Uablllty of the Company under this Guarantee to the Assured shall not exceed the least of: (a) the amount of llablllty stated in Schedule A or In Part 2; (b) the amount of the unpaid principal Indebtedness secured by the mortgage of an Assured mortgagee, as limited or provided under Section 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the time the loss or damage Assured against by this Guarantee occurs, together with Interest thereon; or (c) the difference between the value of the estate or Interest covered hereby as stated herein and the value of the estate or Interest subject to any defect, lien or encumbrance Assured against by this Guarantee. 8. Umitation of Uablllty. (a) If the Company establishes the title, or removes the alleged defect, Hen or encumbrance, or cures any other matter Assured against by this Guarantee In a reasonably dlllgent manner by any method, indudlng litigation and the completion of any appeals therefrom, It shall have fully performed Its obUgatlons with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litlgatlon by the Company or with the Company's consent, the Company shall have no llabillty for loss or damage until there has been a flnal determination by a court of competent Jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. • Guarantee No.; 4268-645061 Page No.: 6 (c) Toe Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured ln settling any claim or suit without the prior written consent of the Company. 9. Reduction of Uablllty or Termination of Liability. All payments under this Guarantee, except payments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. 10. Payment of Loss. (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed In accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. 11, Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a clalm under this Guarantee, all right of subrogation shall vest in the Company unaffected by any act of the Assured clalmant. Toe Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property In respect to the claim had this Guarantee not been issued. If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any person or property necessary in order to perfect this right of subrogation. The Assured shall permit the Company to sue, compromise or settle In the name of the Assured and to use the name of the Assured In any transaction or lltlgatlon Involving these rights or remedies. If a payment on account of a daim does not fully cover the toss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered tts principal, Interest, and costs of oollectlon. 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pursuant to the ntie Insurance Arbitration Rules of the American Arbitration Association. Arbltrable matters may lndude, but are not limited to, any controversy or claim between the Company and the Assured arising out of or relating to this Guarantee, any service of the Company in connection with Its Issuance or the breach of a Guarantee provision or other obllgatlon. All arblb"able matters when the Amount of Uablllty ls $1,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbltrable matters when the amount of llablllty Is In excess of $1,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules In effect at Date of Guarantee shall be binding upon the parties. The award may lndude attorneys' fees only If the laws of the state In which the land Is located permits a court to award attorneys' fees to a prevalHng party. Judgment upon the award rendered by the Arbltrator(s) may be entered In any court having Jurisdiction thereof. Toe law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13. Uablllty Umlted to This Guarantee; Guarantee Entire Contrad:. (a) This Guarantee together with all endorsements, If any, attached hereto by the Company Is the entire Guarantee and contract between the Assured and the Company. In Interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b) Any dalm of loss or damage, whether or not based on negligence, or any action asserting such claim, shall be restricted to this Guarantee. (c) No amendment of or endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice President, the Secretary, an Assistant Secretary, or valldatlng officer or authorized signatory of the Company. 14. Notices, Where Sent. All notices required to be given the Company and any statement Jn writing required to be furnished the Company shall lndude the number of this Guarantee and shall be addressed to the Company at 2 Rrst American Way. Bldg. 2, Santa Ana, CA. 92707. Ferm No. 1282 (Rev. 12/15/95) first American Title • • !05 03 •AQI! A POR'TION'''o.i:' TIMSNW.1/4 OF THE SE 1/4 OF SECTION 14, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M . .. ,,, .... ,· .. ~:i'' ./· .-· .. .-:.,. -.-.::. : ~ ~~ ,, -· ;; SE QUARl[R OF SEC. 14 LEGAL DESCRIPTION CFROll TITLE REPORT • BEE NQTE *} il.21; ;' --... ·.· :: -~--·--· · l-··i ...... JI UQO.ff' -18 .-1,, o:..r """' SW PROP. ~ ~"' ""' 274.2 .... SW PftOP. COit : =~:· I"""""' 0.3' EAST OF Uri£ ANO 1132.3' NORn-t OF lHE ,~~~ta2fR· F'OOl«l REBAR 'MTH NO CAP O.~· EAST Of' UNE ANO '46&.2' NORlli OF lHE fof-~2i~ .,· ,,· .. ········=:.;., :, .... , ...... · _./' ., •.• ,·· '•:,,.,., ___ , ... ,·' "'=: (-'°1-30.01• "/·" -.---··· ..... ,,,,, ,, .... ,, .. lt·_// .f' ;.-,>' ./'. '"',,';·i'°"I ,;."/ .if;•' t ... -... ,,. I ,.,····= .. r,,,. Ii ,,· .,, .. , ... ,-··~·,· THE EAST HAlf Of lHE NORTHVIEST QUARTER Of THE S0UTt£AST QUARTER Of SECTION 14. ro.r.aP 23 NafTH. RANGE 5 EAST. Kl.AMETfE lilERllllAN. IN KING COJNTY. WASHNGTON; EXt'O'T THAT PamClH Of S,.0 EAST HAI.F Of THE NORTHWEST QUARTER Of THE SOUTHEAST QUARTER Of S,.O SECllON 14 DESCRIBED AS Fa.LOWS: B[QNNING Al 1HE SOJT1£AST CORHER Of S,.O EAST HALF Of THE NORTHVIEST QUARTER Of TI£ SOUTHEAST QUARltR AS ntE POINT Of TRUE BEatcNIMG; THENCE NORTH 00'25°21• EAST 525.i9 FEET ALONG THE EAST L.14E Of SAID EAST HALF' Of TkE NORTHWEST QUARTER Of lHE SOUT1£AST 00NnER: THENCE NORTH 88'07'~ 'flEST 653.111 FEET TO THE WIEST UNE Of SAID EAST HAI.F Of THE NORTHWEST QUARTER Of lHE SOU1HEAST ®ARTER; THENCE 50llTH 00"2705" WEST 5:a82 FEET TO THE SOUTH UM( Of SAi) EAST HAt.F Of THE NORTHVIES.l QUARTER Of THE SOUTHEAST QUARTER; THENCE S0Ull('"i!lai7.'»" EAST 653.&4 FEET ALONG 1MC SOUTH L.14E Of SAIC EAST HAI.F OF THE N~=RiWEST QUARTER Of lHE SOU1HEAST QUARTtR TO lHE muE PQNT OF ~CINMNG;f ·=· /. ~7-~;~ .,.,,.,, NQtE8 ,,' /1) THIS :;;&mVEY W~ 0 8ASED i»l')i·-f.Qt41ROL TRA~ USM:.A TOPCON GTS-JC TOTAL : STATJ~:ANI) ~s TI£ WlHlMl.lM ~ARDS A[~~· eYv.:,.c lll-130-090. 2) Jf{i: LOCATION ci'"nc(i60llt".:.VE s£·~1A.IC.A. H,.-; e. NEifu. ROAD) WAS ~NE:Q..ntall•~lNCh~T.f-,,ROAO St.11f,/EY N0.,,1~235-1/R:il .. 267 1/2. """ ENa<OACHES BY 1,4' i i 100 0 50 1qo &•..-I I f 2qo ;.',) ~ Tlll.E ~T BY ail~·\lLE ,&iRAHg{~. NO. 216596, EFFECTIVE ·.} AUGU.~ 13. 1~1,··--.,, ·· ;-' .. ;.' ,.~ .,.-. 11.i',. -swc:;_~- """' ~ ON ""' C0R NOT SET FALLS Ori 2ft' DOUG FR 1J, ~· o: I._: 1"40' / BARN' ENCROACHES I BY 1.0 fEETl L> zz " 0: <ll< x <D w '/-- I" • 100' Horii. BASIS OF BEARIIIC (KCAS) SE ctlRtl[R or 'THE SW QUARlER OF TttE SE QUARltR Of" SEC. 14 ENCROACHMENT ~TA.tL RECORDER"& CERTIFICATE RECORDING NO. t ra t Q. PPP I nec1 for record th19£::...doy of~ ot/.ti.VM. In Book~f-~,u«~....,...i~...,,-i at the requ•t of OO'M.. Engkl..... tnc. ,19~ at page..&1. e-... ~ liup,t. of R.;;;;:;;. SURVEYOR'S CERTIFICATE Thie map ~Uy repreeent. o eurwy mode by DOW.. Engln--. tnc. undw my direction In oanfon'nance with the requlremente of the Surwp'• Recordlnl,1 Act at the ~nt of OA\JIO NTBLOM In .ULY 19 !L,. .~1lt:. 7/r..st,s Certlflcot. No. 28405 FOl,lljD11/r -. "" (01-115,-C) -~~>· Mlz,m,.,:: i"frlr1?: ~ ,, ; ...... I -~-" T, ""'"" :gr.~ -. "" (01-29-C) (,, ---· -T I • ' FGtlCI ,. i,. • •= ~ j I; N=~-:. !! CM.C.~i:.. ~Jt'! 101-1-) :1 i © ..... I ..... .......... ~,-·--11 I· -i .... -- _.-c· ·' ~ .'/"" ' " ® ':'....,;;; ,. ~ .,F'""' :" ·· ..:,,:: L .·.· ,, -· r -."r.3 «'l:' lllll ,-~·· ~ "!'-"" '""'.~"' -. NUB. 8'07•w' 1 .... , r. "''" a, Bl';;.;·•· ••11.r.,, .,:f'l/':fJ;l, ...... }, <KCC~f ,·.P '" c01-f:_Wi' ·····:, .. ,,;,./·" .:·:·:,-· KING COUNTY, OF ·"j' L·,,,/t••••••• .. ~>'·., .. ,//;.: Nichols Place 04037 Map Checks 8/10/05 KWS Core Design, Inc. 14711 N.E. 29th Place, #101 Bellevue, WA 98007 425-885-7877 L05FR042 • {feJ& © &D W &!n1 AUG I 6 2005 Jb Kc. o.o.E.s. • Lot Report Lot File: P:\2004\04037\Carlson\Lot Files\x04037ps.lot P:\2004\04037\CARLSON\04037.CRD OF BLOCK 1, TYPE: CRD File> LOT 1 PNT# BEARING DISTANCE NORTHING EASTING 3120 77279.24 20490.66 • 8/16/05 08:48 RADIUS: 25.00 LENGTH: 39.90 CHORD: 35.80 DELTA: 91°27'06" CHORD BRG: S 46°08'56" W PC-R: N 89°34'37" W PT-R: N 01°52'29" E RADIUS POINT: 3119 77279.42,20465.66 TANGENT: 25.64 3118 77254.44 20464.84 3171 3172 3173 3120 N 88°07'31" W N 01°52'29" E S 88°07'31" E s 00°25'23 11 w 31.74 93.92 55.00 68.31 77255. 48 77349. 34 77347.54 77279.24 20433.12 20436.20 20491.17 20490.66 Closure Error Distance> 0.0016 Error Bearing> N 47°28'01" E Closure Precision> 1 in 176283.1 Total Distance> 288.87 LOT AREA: 5135 SQ FT OR 0.1179 ACRES • • LOT 2 OF BLOCK 1, TYPE: PNT# BEARING DISTANCE NORTHING EASTING 3171 77255. 48 20433.12 N 88°07'31" w 40.00 3169 77256.78 20393.14 N 01°52'29" E 93.92 3170 77350.65 20396.22 s 88°07'31 11 E 40.00 3172 77349.34 20436.20 s 01°52 1 29" w 93.92 3171 77255.48 20433.12 Closure Error Distance> 0.0000 Total Distance> 267.84 LOT AREA: 3757 SQ FT OR 0.0862 ACRES • • LOT 3 OF BLOCK 1, TYPE: PNT# BEARING DISTANCE NORTHING EASTING 3169 77256. 78 20393.14 N 88°07'31" w 50.00 3167 77258.42 20343.17 N 01°52 1 29" E 93.92 3168 77352.29 20346.24 s 88°07'31" E 50.00 3170 77350.65 20396.22 s 01°52'29" w 93.92 3169 77256.78 20393.14 Closure Error Distance> 0.0000 Total Distance> 287.84 LOT AREA: 4696 SQ FT OR 0.1078 ACRES • • LOT 4 OF BLOCK 1, TYPE: PNT# BEARING DISTANCE NORTHING EASTING 3167 77258. 42 20343.17 N 88°07'31" w 40.00 3165 77259.73 20303.19 N 01°52'29" E 93.92 3166 77353.60 20306.27 s 88°07'31 11 E 40.00 3168 77352.29 20346.24 s 01°52 1 29 11 w 93.92 3167 77258. 42 20343.17 Closure Error Distance> 0.0000 Total Distance> 267.84 LOT AREA: 3757 SQ FT OR 0.0862 ACRES • • LOT 5 OF BLOCK 1, TYPE: PNT# BEARING DISTANCE NORTHING EASTING 3165 77259.73 20303.19 N 88°07'31" w 50.00 3163 77261. 36 20253.22 N 01°52'29" E 93.92 3164 77355. 23 20256.29 s 88°07'31" E 50.00 3166 77353. 60 20306.27 s 01°52'29 11 w 93.92 3165 77259. 73 20303.19 Closure Error Distance> 0.0000 Total Distance> 287.84 LOT AREA: 4696 SQ FT OR 0.1078 ACRES • • LOT 6 OF BLOCK 1, TYPE: PNT# BEARING DISTANCE NORTHING EASTING 3163 77261. 36 20253.22 N 88°07'31" w 40.00 3161 77262. 67 20213.24 N 01°52'29" E 93.92 3162 77356.54 20216.31 s 88°07'31" E 40.00 3164 77355. 23 20256.29 s 01°52'29 11 w 93.92 3163 77261. 36 20253.22 Closure Error Distance> 0.0000 Total Distance> 267.84 LOT AREA: 3757 SQ FT OR 0.0862 ACRES • • LOT 7 OF BLOCK 1, TYPE: PNT# BEARING DISTANCE NORTHING EASTING 3161 77262. 67 20213.24 N 88°07 1 31 11 w 50.00 3159 77264. 31 20163.27 N 01°52'29" E 93.92 3160 77358.18 20166.34 s 88°07'31" E so.co 3162 77356.54 20216.31 s 01°52'29" w 93.92 3161 77262.67 20213.24 Closure Error Distance> 0.0000 Total Distance> 287.84 LOT AREA: 4696 SQ FT OR 0.1078 ACRES • • LOT 8 OF BLOCK 1, TYPE: PNT# BEARING DISTANCE NORTHING EASTING 3159 77264.31 20163.27 N 88°07'31" w 40.00 3157 77265.62 20123.29 N 01°52'29" E 93.92 3158 77359.49 20126.36 s 88°07'31 11 E 40.00 3160 77358.18 20166.34 s 01°52'29" w 93.92 3159 77264. 31 20163.27 Closure Error Distance> 0.0000 Total Distance> 267.84 LOT AREA: 3757 SQ FT OR 0.0862 ACRES • • LOT 9 OF BLOCK 1, TYPE: PNT# BEARING DISTANCE NORTHING EASTING 3157 77265.62 20123.29 N 88°07'31 11 w 50.00 3155 77267.25 20073.32 N 01°52'29" E 93.92 3156 77361.12 20076. 39 s 88°07'31" E 50.00 3158 77359.49 20126.36 s 01°52'29" w 93. 92 3157 77265.62 20123.29 Closure Error Distance> 0.0000 Total Distance> 287.84 LOT AREA: 4696 SQ FT OR 0.1078 ACRES LOT 10 PNT# BEARING 10000 • OF BLOCK 1, TYPE: LOT DISTANCE NORTHING 77267.26 N 88°07'31° W 27.27 10001 77268. 15 EASTING 20073.32 20046.06 • RADIUS: 25.00 LENGTH: 13.36 CHORD: 13.20 DELTA: 30°37'18" CHORD BRG: N 72°48'52" W PC-R: N 01°52'29" E PT-R: N 32°29'4?-"-E J RADIUS POINT: 10002 77293.14,20046.88 TANGENT: 6.84 ~ ~ ---...., N 01°52'29" E 90.43 ·7.:?7D-/ 10003 77272. 05 20033. 45 if 12 10004 77362.43 20036.41 10005 10006 S 88°07'31" E s 01°52'29" w 40.00 93.92 77361.12 77267. 25 20076.39 20073.32 Closure Error Distance> 0.0047 Error Bearing> N 20°25'15" E Closure Precision> 1 in 56221.0 Total Distance> 264.98 LOT AREA: 3742 SQ FT OR 0.0859 ACRES • CRD File> P:\2004\04037\CARLSON\04037.CRD LOT 11 OF BLOCK 1, TYPE: PNT# BEARING DISTANCE NORTHING 3115 77272.05 EASTING 20033.45 RADIUS: 50.00 LENGTH: 55.37 CHORD: 52.59 • DELTA: 63°27'10" CHORD BRG: N ,?9°13 '47_:_ W PC-R: S .J2°29ifi:§" W P.l'-R-: .. S_ 30°~~.22~ RADIUS POINT: 3m'1229.88,J0006.59 'T ·. ENT: 30.91 ~ ' 3176 '~ -77272.75 19980.87 · N 30°57'22" W 4.47 3113 77276. 59 19978.57 N 01°52 1 29 11 E 87.69 3153 77364.23 19981.44 s 88°07'31" E 55.00 3154 77362. 43 20036.41 s 01°52'29" w 90.43 3115 77272. 05 20033.45 Closure Error Distance> 0.0044 Error Bearing> s 55°32'15" E Closure Precision> 1 in 66946.2 Total Distance> 292.96 LOT AREA: 4732 SQ FT OR 0.1086 ACRES • • LOT 12 OF BLOCK 1, TYPE: PNT# BEARING DISTANCE NORTHING EASTING 3136 77312.34 19979.74 N 88°07 1 31" w 112. 30 3151 77316.01 19867.50 N 00°27'09" E 51.93 3152 77367.94 19867.91 s 88°07'31" E 113. 59 3153 77364.23 19981.44 s 01°52'29" w 51.92 3136 77312.34 19979.74 Closure Error Distance> 0. 0061 Error Bearing> N 08°32'12" w Closure Precision> 1 in 54073.8 Total Distance> 329.74 LOT AREA: 5864 SQ FT OR 0.1346 ACRES • • LOT 13 OF BLOCK 1, TYPE: PNT# BEARING DISTANCE NORTHING EASTING 3134 77258.02 19957.95 N 88°07'31" w 90.94 3150 77261. 00 19867.07 N 00°27'09" E 55.02 3151 77316.01 19867.50 s 88°07'31 11 E 92.30 3135 77312.99 19959.75 s 01°52'29" w 55.00 3134 77258.02 19957.95 Closure Error Distance> 0.0064 Error Bearing> s 59°30'38" E Closure Precision> 1 in 46040.4 Total Distance> 293.25 LOT AREA: 5039 SQ FT OR 0.1157 ACRES • LOT 14 PNT# BEARING 10007 OF BLOCK 1, TYPE: LOT DISTANCE NORTHING 77261. 00 10008 10009 s 00°27'09" w S 88°07'31" E 50.01 88.46 N 67°04'25" E 5.92 77210.99 77208.10 EASTING 19867.07 19866.67 19955.08 10010 77210.40 19960.54 • RADIUS: 50.00 LENGTH: 46.24 CHORD: 44.61 DELTA: 52°59'08" CHORD BRG: N 03°33'59" E PC-R: N 67°04'25" E PT-R: S 59°56'27" E RADIUS POINT: 10011 77229.88,20006~59~TANGENT: 24.92 10012 · <=-77254. 92 19963. 31 10013 10014 N 59°56'27" W 6.19 N 88°07'31" W 90.94 77258 .. 02 77261.00 19957.95 19867.06 Closure Error Distance> 0.0048 Error Bearing> S 52°07'37" E Closure Precision> 1 in 59720.0 Total Distance> 287.76 LOT AREA: 4583 SQ FT OR 0.1052 ACRES • • CRD File> P:\2004\04037\CARLSON\04037.CRD LOT 15 OF BLOCK 1, TYPE: PNT# BEARING DISTANCE NORTHING EASTING 3132 77148 .12 19953.12 N 88°07'31" w 86.97 3148 77150. 97 19866.20 N 00°27'09 11 E 60.02 3149 77210.98 19866.67 s 88°07'31" E 88.46 3133 77208.09 19955.08 s 01°52'29" w 60.00 3132 77148 .12 19953.12 Closure Error Distance> 0.0015 Error Bearing> S 13°26'08" w Closure Precision> 1 in 191671.5 Total Distance> 295.45 LOT AREA: 5263 SQ FT OR 0.1208 ACRES • • LOT 16 OF BLOCK l, TYPE: PNT# BEARING DISTANCE NORTHING EASTING 3146 77097.49 19971.47 N 88°07'31" w 105.73 3147 77100. 95 19865.80 N 00°27'09" E 50.02 3148 77150.97 19866.20 s 88°07'31" E 106.97 3131 77147.47 19973 .11 s 01°52'29" w 50.00 3146 77097.49 19971.47 Closure Error Distance> 0.0048 Error Bearing> s 16°07'45" E Closure Precision> l in 64782.4 Total Distance> 312.71 LOT AREA: 5317 SQ FT OR 0.1221 ACRES LOT 17 OF PNT# BEARING 10023 N 88°07'31" 10024 N 01°52'29" 10025 N 36,0 13' 12" 10026 • BLOCK 1, TYPE: LOT DISTANCE NORTHING 77095.86 W 50.00 77097.49 E 88. 43 77185. 88 E 4 .53 77189. 53 EASTING 20021.45 19971.47 19974.37 19977.04 • RADIUS: 50.00 LENGTH: 49.71 CHORD: 47.69 DELTA: 56°58'06" CHORD BRG: s 82°15'51" E PC-R: N 36°13'12" E PT-R: N 20°44'54" w RADIUS POINT: 10027 77229.87,20006.59 TANGENT: 27.13 10028 77183.11 20024.30 s 01°52'29" w 87.31 10029 77095. 85 20021. 44 Closure Error Distance> 0.0104 Error Bearing> N 21°58'53 11 E Closure Precision> 1 in 26909.5 Total Distance> 279.98 LOT AREA: 4293 SQ FT OR 0.0986 ACRES • CRD File> P:\2004\04037\CARLSON\04037.CRD LOT 18 OF BLOCK 1, TYPE: PNT# BEARING DISTANCE NORTHING 3138 3145 3109 N 88°07'31" W 100.00 87.31 77092. 59 77095.86 77183 .12 EASTING 20121. 39 20021.45 20024.30 • RADIUS: 50.00 LENGTH: 25.37 CHORD: 25.09 DELTA: 29°04'00" CHORD BRG: N 54°43'07" E PC-R: N 20°44'53" W PT-R: N 49°48'53" W RADIUS POINT: 3107 77229.88,20006.59 TANGENT: 12.96 3108 77197.61 20044.79 s 01°52'29" w 52.46 3144 77145 .18 20043.07 s 88°07'31" E 80.00 3139 77142.56 20123.03 s 01°52 1 29 11 w 50.00 3138 77092.59 20121. 39 Closure Error Distance> 0.0053 Error Bearing> s 38°21'16" E Closure Precision> 1 in 73961.6 Total Distance> 395.13 LOT AREA: 5871 SQ FT OR 0 .1348 ACRES • • LOT 19 OF BLOCK 1, TYPE: PNT# BEARING DISTANCE NORTHING EASTING 3142 77143. 38 20098.04 N 88°07'31" w 55.00 3144 77145.18 20043.07 N 01°52 1 29." E 52.46 3108 77197.61 20044.79 RADIUS: 50. 0.0 LENGTH: 21.00 CHORD: 20. 84 DELTA: 24°03'45" CHORD BRG: N 28°09'14" E PC-R: N 49°48'53" W PT-R: N 73°52'38" W RADIUS POINT: 3107 77229.88,20006.?9 TANGENT: 10.66 3106 77215.99 20054.62 RADIUS: 25.00 LENGTH: 33.05 CHORD: 30.70 DELTA: 75°45'07" CHORD BRG: N 53°59'55" E PC-R: S 73°52'38" E PT-R: S 01°52'29" W RADIUS POINT: 3105 77209.05 .. 20078.64 TANGENT: 19.45 3104 77234.03 20079.46 S 88°07'31" E 21. 54 3143 77233. 33 20100.99 s 01°52 1 29" w 90.00 3142 77143.38 20098.04 Closure Error Distance> 0.0054 Error Bearing> N 06°36'24" E Closure Precision, 1 in 50273.2 Total Distance, 273.05 LOT AREA: 4556 SQ FT OR 0.1046 ACRES • • LOT 20 OF BLOCK 1, TYPE: PNT# BEARING DISTANCE NORTHING EASTING 3140 77141. 74 20148.01 N 88°07'31" w 50.00 3142 77143. 38 20098.04 N 01°52'29" E 90.00 3143 77233.33 20100.99 s 88°07'31 11 E 50.00 3141 77231. 69 20150.96 s 01°52'29" w 90.00 3140 77141. 74 20148.01 Closure Error Distance> 0.0000 Total Distance, 280.00 LOT AREA: 4500 SQ FT OR 0.1033 ACRES • • LOT 21 OF BLOCK 1, TYPE: PNT# BEARING DISTANCE NORTHING EASTING 3129 77139. 78 20207.98 N 88°07'31" w 60.00 3140 77141.74 20148.01 N 01°52'29 11 E 90.00 3141 77231.69 20150.96 s 88°07'31" E 60.00 3130 77229.73 20210.93 s 01°52'29" w 90.00 3129 77139. 78 20207.98 Closure Error Distance> 0.0000 Total Distance> 300.00 LOT AREA: 5400 SQ FT OR 0.1240 ACRES • • LOT 22 OF BLOCK l, TYPE: PNT# BEARING DISTANCE NORTHING EASTING 3128 77119 .14 20227. 32 s 01°52'29" w 30.00 3137 77089.15 20226.34 N 88°07'31 11 w 105.00 3138 77092.59 20121. 39 N 01°52'29 11 E 50.00 3139 77142. 56 20123.03 s 88°07'31" E 85.00 3129 77139. 78 20207.98 s 43°07'31 11 E 28.28 3128 77119.14 20227.32 Closure Error Distance> 0.0043 Error Bearing> s 43°07'31" E Closure Precision> 1 in 69835.4 Total Distance> 298.28 LOT AREA: 5050 SQ FT OR 0.1159 ACRES • • LOT 23 OF BLOCK 1, TYPE: PNT# BEARING DISTANCE NORTHING EASTING 3122 77086.21 20316.29 N 88°07 1 31 11 w 90.00 3137 77089.15 20226.34 N 01°52 1 29" E 50.00 3126 77139 .13 20227.97 s 88°07 1 31" E 90.00 3123 77136 .18 20317.92 s 01°52'29" w 50.00 3122 77086.21 20316.29 Closure Error Distance> 0.0000 Total Distance> 280.00 LOT AREA: 4500 SQ FT OR 0.1033 ACRES • • CRD File> P:\2004\04037\Carlson\04037.crd LOT BOUNDARY OF BLOCK 1, TYPE: LOT PNT# BEARING DISTANCE NORTHING EASTING 3121 77080.55 20489.20 N 88°07'31" w 623.73 3147 77100. 95 19865.80 N 00°27'09" E 267. oo' 3152 77367.94 19867.91 s 88°07'31" E 623.59 3173 ,273~7 .54 20491.17 -s 00°25'23" w 267.00 3121 77080.55 20489.20 Closure Error Distance> 0.0045 Error Bearing> S 37°34'24" E Closure Precision> 1 in 399768.1 Total Distance> 1781.32 LOT AREA: 166466 SQ FT OR 3.8215 ACRES --. LOT RIGHT-OF-WAY OF PNT# BEARING 10030 N 00°25'23" E • BLOCK 1, TYPE: LOT DISTANCE NORTHING 77196. 22 83 .02 EASTING 20490.05 10031 77279.23 20490.66 • RADIUS: 25.00 LENGTH: 39.90 CHORD: 35.80 DELTA: 91°27'06" CHORD BRG: S 46°08'56" W PC-R: N 89°34'37" W PT-R: N 01°52'29" E RADIUS POINT: 10032 77279.42,20465.66 TANGENT: 25.64 10033 77254.43 20464.85 N 88°07'31" W 419.01 10034 77268 .14 20046.06 RADIUS: 25.00 LENGTH: 13.36 CHORD: 13.20 DELTA: 30°37'18" CHORD BRG: N 72°48'52" W PC-R: N 01°52'29" E PT-R: N 32°29'47" E RADIUS POINT: 10035 77293.13,20046.88 TANGENT: 6.84 10036 77272.04 20033.45 RADIUS: 50.00 LENGTH: 249.91 CHORD: 59.92 DELTA: 286°22' 26" CHORD BRG: S 20°41'26" E PC-R: S 32°29'47" W PT-R: N 73°52'39" W RADIUS POINT: 10037 77229.87,20006.58 TANGENT: 37.42 10038 77215.98 20054.62 RADIUS: 25.00 LENGTH: 33.05 CHORD: 30.70 DELTA: 75°45'07" CHORD BRG: N 53°59'55" E PC-R: S 73°52'39" E PT-R: S 01°52'28"' W RADIUS POINT: 10039 77209.04,20078.63 TANGENT: 19.45 10040 77234.03 20079.45 S 88°07'31" E 386.62 10041 77221. 38 20465.86 RADIUS: 25.00 LENGTH: 38. 64 CHORD: 34.90 DELTA: 88°32' 54" CHORD BRG: S 43°51'04" E PC-R: S 01°52 1 29 11 W PT-R: N 89°34'37" W RADIUS POINT: 10042 77196.39,20465.05 TANGENT: 24.37 10043 77196.21 20490.05 Closure Error Distance> 0.0024 Error Bearing> N 45°17'34" E Closure Precision> 1 in 526546.7 Total Distance> 1263.51 LOT AREA: 22753 SQ FT OR 0.5223 ACRES • • CRD File> P:\2004\04037\CARLSON\04037.CRD LOT TRACT A OF BLOCK 1, TYPE: LOT PNT# BEARING DISTANCE NORTHING EASTING 3112 77254. 92 19963.31 N 59°56 1 27" w 6.19 3134 77258.02 19957.95 N 01°52'29" E 55.00 3135 77312.99 19959.75 s 88°07'31" E 20.00 3136 77312.34 19979.74 s 01°52 1 29" w 35.77 3113 77276. 59 19978.57 s 30°57'22" E 4.47 3176 77272.75 19980.87 RADIUS: 50.00 LENGTH: 25.29 CHORD: 25.03 DELTA: 28°59'05" CHORD BRG: S 44°33'05" W PC-R: S 30°57'22" E PT-R: S 59°56'27" E RADIUS POINT: 3107 77229.88,20006.59 TANGENT: 12.92 3112 77254.92 19963.31 Closure Error Distance> 0.0043 Error Bearing> N 05°31 1 23" W Closure Precision> 1 in 34281.4 Total Distance> 146.73 LOT AREA: 1017 SQ FT OR 0.0233 ACRES LOT TRACTk ' PNT# aiillrnG 10015 • OF BLOCK 1, TYPE: LOT DISTANCE NORTHING 77312.99 s 01°52'29" w 55.00 10016 77258. 02 S 59°56'27" E 6.19 EASTING 19959.75 19957.95 10017 77254.92 19963.31 • RADIUS: 50.00 LENGTH: 25.29 CHORD: 25.03 DELTA: 28°59'05" CHORD BRG: N 44°33'06" E PC-R: S 59°56'27" E PT-R: S 30°57'22" E RADIUS POINT: 10018 77229.88,20006.59 TANGENT: 12.92 10019 77272.76 19980.87 N 30°57'22" w 10020 N 01°52'29" E 10021 N 88°07'31" w 10022 Closure Error Distance> Closure Precision> 1 in LOT AREA: 1017 SQ FT OR 4.47 35.77 20.00 77276. 59 77312. 34 19978.57 19979.74 77312.99 19959.75 0.0043 Error Bearing> S 05°31'23" E 34280.1 Total Distance> 146.72 0.0233 ACRES • • CRD File> P:\2004\04037\CARLSON\04037.CRD LOT TRACT C OF BLOCK 1, TYPE: LOT PNT# BEARING DISTANCE NORTHING EASTING 3127 77229. 08 20230. 92 s 01°52'29 11 w 110.00 3128 77119 .14 20227. 32 N 43°07'31" w 28.28 3129 77139. 78 20207.98 N 01°52'29" E 90.00 3130 77229. 73 20210.93 s 88°07'31" E 20.00 3127 77229.08 20230.92 Closure Error Distance> 0.0043 Error Bearing> N 43°07'31" w Closure Precision> 1 in 58129.2 Total Distance> 248.28 LOT AREA: 2000 SQ FT OR 0.0459 ACRES • • LOT TRACT D OF BLOCK 1, TYPE: LOT PNT# BEARING DISTANCE NORTHING EASTING 3124 77137. 49 20277.95 N 88°07'31" w 50.00 3126 77139 .13 20227.97 N 01°52'29" E 90.00 3127 77229. 08 20230.92 s 88°07'31" E 50.00 3125 77227.44 20280.89 s 01°52'29" w 90.00 3124 77137. 49 20277.95 Closure Error Distance> 0.0000 Total Distance> 280.00 LOT AREA: 4500 SQ FT OR 0.1033 ACRES • • LOT TRACT E OF BLOCK 1, TYPE: LOT PNT# BEARING DISTANCE NORTHING EASTING 3178 77081.53 20459. 20 N 88°07'31" w 142.99 3122 77086.21 20316.29 N 01°52'29" E 50.00 3123 77136.18 20317.92 N 88°07'31" w 40.00 3124 77137 .49 20277. 95 N 01°52'29" E 90.00 3125 77227.44 20280.89 s 88°07'31 11 E 185.08 3103 77221.39 20465.87 RADIUS: 25.00 LENGTH: 38.64 CHORD: 34.90 DELTA: 88°32'54" CHORD BRG: s 43°51'04" E PC-R: s 01°52'29" w PT-R: N 89°34'37" w RADIUS POINT: 3102 77196.40,20465.05 TANGENT: 24.37 3101 77196. 22 20490.05 s 00°25'23" w 85.66 3180 77110. 56 20489.42 N 88°07'31" w 30.01 3179 77111. 54 20459.42 s 00°25'23" w 30.01 3178 77081.53 20459.20 Closure Error Distance> 0.0038 Error Bearing> S 13°09'42" E Closure Precision, 1 in 180969.4 Total Distance, 692.38 LOT AREA: 26545 SQ FT OR 0.6094 ACRES qb~. {;if~ • • LOT TRACT F OF BLOCK 1, TYPE: LOT PNT# BEARING DISTANCE NORTHING EASTING 3121 77080.55 20489.20 N 88°07'31 11 w 30.01 3178 77081.53 20459.20 N 00°25'23" E 30.01 3179 77111.54 20459.42 s 88°07'31" E 30.01 3180 77110. 56 20489.42 s 00°25'23" w 30.01 3121 77080. 55 20489.20 Closure Error Distance> 0.0000 Total Distance> 120.04 LOT AREA: 900 SQ FT OR 0.0207 ACRES August 10, 2005 Core No. 04037 •·~.,: . . ,,, King County Final Plat Review Team King County DDES 900 Oakesdale A venue SW Renton WA 98055 Subject: Final Plat of Nichols Place To Whom It May Concern: The following is an explanation of how the conditions of approval have been met for the Hearing Examiners conditions for the Plat of Nichols Place. I. Compliance with all platting provisions of Title 19 of the King County Code. This condition has been met through the platting process. 2. All persons having an ownership interest in the subject property shall sign on the face of the final plat a dedication which includes the language set forth in King County Council Motion No. 5952. This condition has been met on the face of the final plat. 3. a. The plat shall comply with the maximum density (and minimum density) requirements of the R-4 zone classification. All lots shall meet the minimum dimensional requirements of the R-6 zone classification or shall be as shown on the face of the approved preliminary plat, whichever is larger, except that minor revisions to the plat which do not result in substantial changes may be approved at the discretion of the Department of Development and Environmental Services. This condition has been met through the platting process. b. The Applicant shall provide transfer of density credit documentation to DOES prior to final approval to allow transfer of a maximum of 8 density credits. Documentation is included in the final plat submittal package. <' 4. The applicant must obtain final approval from the King County Health Department for abandonment of existing septic systems on-site. This condition has been/will be met through action taken by the developer. (m&@&DW&@ L05FR042 AUGl62005 ~ 04037ltI04--HE Conditions.doc Kc. D.D.E.s. 08/10/05 • King County Review Team • Page:2 5. All construction and upgrading of public and private roads shall be done in accordance with the King County Road Standards established and adopted by Ordinance No. 11187, as amended (1993 KCRS). This condition has been/will be met by completion of construction of the approved engineering plans on file with the DDES (File P#4082) 6. The Applicant must obtain the approval from the King County Fire Protection Engineer for the adequacy of the fire hydrant, water main, and fire flow standards of Chapter 17 .08 of the King County Code. This condition has been/will be met through action taken by the developer. 7. Final plat approval shall require full compliance with the drainage provisions set forth in King County Code 9.04. Compliance may result in reducing the number and/or location of lots as shown on the preliminary approved plat. Preliminary review has identified the following conditions of approval which represent portions of the drainage requirements. All other applicable requirements in KCC 9.04 and the Surface Water Design Manual (SWDM) must also be satisfied during engineering and final review. a. Drainage plans and analysis shall comply with the 1998 King County Surface Water Design Manual and applicable updates adopted by King County. DDES approval of the drainage and roadway plans is required prior to any construction. b. Current standard plan notes and ESC notes, as established by DDES Engineering Review, shall be shown on the engineering plans. These conditions have been met through the approved engineering plans. c. The following note shall be shown on the final recorded plat: "All building downspouts, footing drains, and drains from all impervious surfaces such as patios and driveways shall be connected to the permanent storm drain outlet as shown on the approved construction drawings# P#4082 on file with DDES and/or the King County Department of Transportation. This plan shall be submitted with the application of any building permit. All connections of the drains must be constructed and approved prior to the final building inspection approval. For those lots that are designated for individual lot infiltration systems, the systems shall be constructed at the time of the building permit and shall comply with plans on file." This note has been added to the final plat. d. The stormwater detention design shall comply with the Level 2 Flow Control requirements per the 1998 King County Surface Water Design Manual (KCSWDM). This condition has been met by the approved engineering plans. e. The storm water control facility shall be located in a separate tract and dedicated to King County unless portions of the drainage tract are used for required recreation space in accordance with KCC 21 A.14.180. This condition has been met on the face of the final plat. 08/10/05 • King County Review Team • Page:3 f. If a sewage lift station is located within the subject property, it shall be placed within a separate tract or easement area that shall not be counted when computing the provision of onsite recreation area. This condition has been met through the approved engineering plans and on the face of the final plat. g. When engineering plans are submitted for review, the owners of the adjacent property to the southwest (15652 Southeast 139th Place) shall be notified that the plans have been filed with DOES and that they are available for review. Adjoining owners were notified upon plan submittal. 8. The drainage detention facility shall be designed to meet, at a minimum, the level 2 flow Control and basic Water Quality menu in the 1998 King County Surface Water Design manual (KCSWDM). This condition has been met through the approved engineering plans. 9. Condition deleted. 10. A surface water adjustment (L03V0036) is approved for this subdivision. All conditions of approval for this adjustment shall be met upon submittal of the engineering plans. This condition has been met through the approved engineering plans. 11. The following road improvements are required to be constructed according to the 1993 King County Road Standards (KCRS): a. FRONTAGE: The frontage of the site along 160th Ave SE (west side only) shall be improved to the urban neighborhood collector standard. This condition has been/will be met by completion of construction of the approved engineering plans. b. Tracts A, B and C shall e improved as joint use driveways per Section 3.01 of the KCRS. These driveways shall be owned and maintainded by the lot owners served. Notes to this effect shall be shown on the engineering plans and on the final plat map. This condition has been met through the approved engineering plans and on the face of the final plat. Modifications to the above road conditions may be considered according to the variance provisions in Section 1.08 of the KCRS. 08/10/05 • King County Review Team • 12. There shall be no direct vehicular access to or from 160th Avenue SE from those lots which abut this street. A note to this effect shall appear on the engineering plans and final plat. This condition has been met on the face of the final plat. Page:4 13. All utilities within proposed rights-of-way must be included within a franchise approved by the King County Council prior to final plat recording . . This condition will be met by action taken by the developer. 14. The Applicant or subsequent owner shall comply with King County Code 14.75, Mitigation Payment System (MPS), by paying the required MPS fee and administration fee as determined by the applicable fee ordinance. The Applicant has the option to either: (I) pay the MPS fee at final plat recording, or (2) pay the MPS fee at the time. of building permit issuance. If the first option is chosen, the fee paid shall be the fee in effect at the time of plat application and a note shall be placed on the face of the plat that reads, "All fees required by King County Code 14.75, Mitigation Payment System (MPS), have been paid." If the second option is chosen, the fee paid shall be the amount in effect as of the date of building permit application. The MPS fees will be paid at the time of building permit application. A note to this effect appears on the face of the final plat. 15. Suitable recreation space shall be provided within one tract that may be separate or may be combined with the drainage tract I accordance with KCC 21A.14.180. Improvements shall be consistent with the requirements of KCC 21A.14.180 and KCC 21A.14.190 including provision of sport court[s], children's play equipment, picnic table[s], benches, etc .. a. A detailed recreation space plan (i.e., landscape specs, equipment specs, etc.) shall be submitted for review and approval by DOES and King County Parks prior to or concurrent with the submittal of the engineering plans. This plan shall comply with Ordinance# 14045. This condition has been met by the approved engineering plans. b. A performance bond for recreation space improvements shall be posted prior to recording of the plat. This condition has been/will be met by action taken by the developer. 16. A homeowners' association or other workable organization shall be established to the satisfaction of ODES which provides for the ownership and continued maintenance of the recreation, open space and/or sensitive area tract(s). This condition has been met by the formation of the Nichols Place Homeowners Association. l 08/10/05 .King County Review Team • 17. Street trees shall be included in the design of all road improvements, and shall comply with Section 5.03 of the KCRS and KCC 21A.16.050: a. Trees shall be planted at a rate of one tree for every 40 feet of frontage along all roads. Spacing may be modified to accommodate sight distance requirements for driveways and intersections. Page:5 b. Trees shall be located within the street right-of-way and planted in accordance with Drawing No. 5-009 of the 1993 King County Road Standards, unless King County Department of Transportation determines that trees should not be located in the street right-of-way. c. If King County determines that the required street trees should not be located within the right-of-way, they shall be located no more than 20 feet from the street right-of- way line. These conditions have been/will be met by the completion of construction of the approved engineering plans. d. The trees shall be owned and maintained by the abutting lot owners or the homeowners association or other workable organization unless the County has adopted a maintenance program. Ownership and maintenance shall be noted on the face of the final recorded plat. This condition has been met on the face of the final plat. e. The species of trees shall be approved by DOES if located within the right-of-way, and shall not include poplar, cottonwood, soft maples, gum, any fruit-bearing trees, or any other tree or shrub whose roots are likely to obstruct sanitary or storm sewers, or that is not compatible with overhead utility lines. f. The Applicant shall submit a street tree plan and bond quantity sheet for review and approval by ODES prior to engineering plan approval. These conditions have been met by the.approved engineering plans. g. The street trees must be installed and inspected, or a performance bond posted prior to recording of the plat. If a performance bond is posted, the street trees must be installed and inspected within one year of recording of the plat. At the time of inspection, if the trees are found to be installed per the approved plan, a maintenance bond must be submitted or the performance bond replaced with a maintenance bond, and held for one year. After one year, the maintenance bond may be released after DOES has completed a second inspection and determined that the trees have been kept healthy and thriving. A landscape inspection fee shall also be submitted prior to plat recording. The inspection fee is subject to change based on current County fees. These conditions will be met by action taken by the developer. 08/10/05 .King County Review Team • Page:6 18. The following have been established by SEPA as necessary requirements to mitigate the adverse environmental impacts of this development. The Applicants shall demonstrate compliance with these items prior to final approval. a. Individually, or joint with othere area developers, the Applicant shall design and construct improvements to Southeast I 28th Street at 160th Ave. SE to mitigate project impacts at the High Accident Location. b. Or, the Applicant shall reduce the project impacts at the High Accident Location by completing the remainder of the improvements to Southeast 136th Street (i.e. additional paving, concrete curbs, gutters and sidewalks), between 158th Avenue SE and 160th Avenue Se, and, revise the cahnnelization at the intersection of 156th A venume SE / SE 136th Street to provide a southbound left tum lane. These conditions have been met by the construction of the approved engineering plans for Evendell on file with the DDES (File P#4082) School Mitigation Fees 19. Lots within this subdivision are subject to King County Code 21A.43, which imposes impact fees to fund school system improvements needed to serve new development. As a condition of final approval, fifty percent (50%) of the impact fees due for the plat shall be assessed and collected immediately prior to recording, using the fee schedules in effect when the plat receives final approval. The balance of the assessed fee shall be allocated evenly to the dwelling units in the plat and shall be collected prior to building permit issuance. This condition has been met on the face of the final plat. School Walkways 20. The Applicant, individually or in conjunction with other developers, shall construct an off-site walkway to Liberty High school from the site. The walkway shall be constructed within the right-of-way from 160th Ave SE, east along SE 135th Street to 166th Ave SE, and south to Liberty High School at SE 136th Street, or via alternative right-of-way and easements that become available and are approved by DDES. One acceptable alternative would be to use future right-of-way of Southeast 136th Street and 162nd Avenue Southeast to connect with the sidewalk improvement of "five lot subdivision," and through the plat of "five lot subdivision"/LOOP0023 to the southwest gate of Liberty High School. The walkway shall be designed and constructed in accordance with the 1993 King County Road Standards and shown on the engineering plans for DOES review and approval. This condition has been/will be met by the completion of construction of the engineering plans for the School Walkway Route Plan for the Plat of Evendell DOES file No. 4082. Any surfacing alternative from the King County Road Standards (KCRS 3.09) may be submitted for approval through a road variance application. I' 08/10/05 .King County Review Team • Page: 7 I trust this will satisfy the County's Final Plat submittal requirements regarding the Hearing Examiner's Conditions of Approval. Sincerely, CORE DESIGN, INC. Kenneth W. Shipley, PLS Project Surveyor 11/15/2004 09:39 2535390514 SOUNDBUII_ T HOMES PAGE • ' · .. Recording Requested By And COWORIIED COPY When Recorded Mall To:Mark Sollitto ® King County . Transfer of Development Rights Program Water and Land Resources Division : · 201 So. Jackson St., Suite 600 CONFOlfflED COPY MS: KSC-NR-0600 Seattle, WA 98104 Transfer of Development Rights Certificate Number: 79 PAGS:9111 OF BC!t:I. §. URBAN Development Rights Date Issued: July 29, 2004 Certificate Issued To: Name: SBl Developing. LLC. Address: PO Box 73790 City & Zip: Puyallup. WA 9t)373 This development right(s) is/are transferred from the following certified sending site, pursuant to K.C.C. 21A.37: Sending site file number: A98V0110 Granter. King County. a poliUcal subdivision of the State of Washington Parcel Numbers: 332305-9002: 332305-9062:?82305-9101 This certifles that 581 Developing, LLC owns eight (B) urban deveJopment rights removed from the sending, site identified, above, which has been qualified as a transfer of development rights sending site pursuant to K.C.C. 21A.37. Receiving site tax Jots: 142305-9058 ODES File# L03P0015 The official record of these development rights Is maintained by King County. If there Is • any discrepancy between the numbe.r of rights identified on this certificate and the official record. the official record shail control. If any of the development rights identified on this certificate are sold, conveyed or transferred, the person acquiring the rights shall within ten (10) business days deliver to the King County Transfer of Development Rights Program this original certificate. A new certificate in the buyer's name shall then be Issued. The development rights may be used only on a receiving site(s) that has/have been given final approval for additional residential density achieved through the transfer of development rights in accordance with King County Zoning Code (K.C.C. 21A.37). ' ' ' Approved by Representative of the King County Transfer of Development Rights Program lnteragency Review Committee Certificate Number Z2 Date Issued 71 29104 L05FR042 K.C. D.D.E;.S. 02 - D 11/15/2004 08:38 2535390514 SDUNDBUILT HOMES PAGE 03 -· • . STATE OF WASHINGTON) )SS. COUNTY OF KING ) I certify that I know or have satisfactory evidence that Mark SolUtto Is the person who appeared before me, and said person acknowledged that he signed this instrument, on oath stated that he is authorized to execute the instrument and acknowledged it as the Program Manager, Transferable Development Rights Program of King County to be the free and voluntary act of such party for the uses and purposes mentlo!'led in the instrument. Dated: 7 /-Z..'? /p <-f To Redeem Development Rights·: · State of Washington Residing at ,?ecrr•,J My appointment expires 10,&./p.;; .. , In applying for receiving site approval, t11e applicant shall provide the Department of Development and Environmental ScrviC1es with either a copy of this certificate issued In the name of the applicant or a copy of this certificate with a signed option to purchase these development rlght(s). For receiving sites within incorporated municipal Jurisdictions, the applicant shall provide the above documentation to the municipal jurisdiction and shall follow that jurisdiction's development application review process. Before building permit Issuance or before final plat or short plat recording, the applicant shall deliver the appropriate TOR certificates issued in the applicant's name to the -Transfer of Development Rights Program. The applicant shall receive an extingulshment document showing I.hat the development rights have been applied to an approved receiving site. The TOR Program shall confirm for ODES or the municipal Jurisdiction that the requirements of K.C.C. 21A.37 have been met. - Certificate Number ~ O:ne Issued 71 29/04 Pagc2 of4 PAGE 04 11/15/2004 08:38 2535390514 SOUNDBUILT HOMES ', • - \- - • I SALE, CONVEYANCE, TRANSFER:, AND REDEMPTION OF DEVELOPMENT RIGHTS If any of the development rights iciehtlfied on this certificate are sold, conveyed. transferred and/or redeemed for use, the person acquiring and/or redeeming the rights shall within ten (10) business days· clellver to the King County Transfer of Development Rights Program this original certificate with this section property completed. Upon receipt, certificate(s) will be re-issued to reflect the new number of rights available, If there are any, to the owner or to the person acquiring the rights after the sale, transfer, conveyance and/or redemption reported herein. A. Fill out this section for a sale, conVeyanca or transfer of development rights. 1_ GRANTEE (Buyer) NAME------------------------- CITY/ STATE-------·~------------ ZIP CODE --------------------- 2_ GRANTOR (Seller) NAME'------------------------- ADDRESS------------------------ CITY---------------------- STATE/ ZIP---------·------------ 3. NUMBER OF DEVELOPMENT RIGHTS SOLD, TRANSFERRED OR CONVEYED, _______ _ PURCHASE PRICE. ___ _ 4-RECEIVING SITE STREET ADDRESS--------- 5. RECEIVING SITE ZONING ___________ _ 6-ODES RECEIVING SITE PRE-APPLICATION/PERMIT FILE #. _________ _ 7_ DEVELOPMENT RIQHT SELLER APPROVAL Signature of Seller Date 8. DEVELOPMENT RIGHT BUYER Jll.!"F'ROVAL Signature of Buyer Date 9. ATTACH WRITTEN EVIDENCE: OF TRANSACTION (e.g_. Contract of Sale, BIii of Sale) Ccrtit1cate Number Il Date ~cd 1.L.Z21SM Page 3 o£4 • I,, - "' - - 11/15/2004 08:38 2535390514 •• . ,.,, . ;;, SOUNDBUILT HOMES • ·.) ----------------, PAGE 05 Fill out this section for a redemptloj, of development rights for use at a receiving site. i ., 1. OWNER (Person Redeeming Rights) I' NAME. ____________ _ ADDRESS CITY STATE/ ZIP_~W~A~-----. ·, 2. RECEIVING SITE FOR WHICH DEVELOPMENT RIGHTS ARE REDEEMED: TAX PARCEL NUMBER(S) 3, KING COUNTY DEPARTMENT·OF DEVELOPMENT AND ENVIRONMENTAL SERVICES RF..CIEVING SITE DEVELOPMENT APPLICATION FILE NUMBER ____________ _ 4. KING COUNTY DEPARTMENT OF DEVELOPMENT AND ENVIRONMENTAL SERVICES.RECEIVING SITE DEVELOPMENT APPLICATION APPROVAL DATE;_·----------- 5 .. NUMBER OF RIGHTS REDEEMED ------------ 6. DEVELOPMENT RIGHT REDEEMER APPROVAL Signature of Redeemer Certificate Number 1.8. Date Issued 71 29104 Date '·. t Page 4 of4 ' • • Highland Estates VOL A PORTION OF THE NE 1/4 OF THE SW 1/4 .. SECTION 14, TOWNSHIP 23 NORTH, RANGE 5 EAST, W.M. LEGAL DESCRIPTION LOTS 1 A.ND 2 IN El.OCK 1 Of CE!lA/1 f!IVEII fl~ .o.tllE l'FIAC~ ACCORDINC TU P(.J,T RECORtlED IN VOLUI.IE !6 OF" Pl.ATS AT PACE 52, IN I\IHG COIJNTY, W>.SljlMCTCN. DEDICATION KNOW "'1.L PEOl'U: BY lHE:SE PfltSfNTS TI-l,lT WE, lliE UNDERSIGNED OVINERS. OF INTOIEST IN WC LANO IOUIY SUBOI\IIOEO, HtREBY ()[CURE l\llS Pl.AT TO BE rnE ORAP+IIC REPREstNTATION Of THE SIJEIOMSION M,lOE H~Y. Mt1 DO ~y DEDICATE Tl'l ntE list Of 'ftlE PUBUC FORE'IOI AU. SlRITTS .l,N(l A\Oluts NOT SHOVON /oS P'1!VATE HEREON AND DEDICATE TI-lE US( TI-lEJ!fCf' fOR AU. PUBUC PURPOSES NOT INCONSISTilff \llll'rl THE USE lHEREOf FOR PUBLIC HIGHWAY PURPO:iES, AND Al.SO THE RIGHT TO MME M.L NEC!:SSARY SLOP!'S FOR CUTS ANO FlLLS UPON TI-lE LOTS A.NO TIIACTS SHOVIN THEREON IN lHE Oftl{;NAL REAS0N"8LE OR.o.DING OF S,110 Sl'Flfl:TS .o.NO AVENUES. >,No fURTllER DEDICATE TO ltlE USE Of lit[ PUBLIC AU. n!E USOitNTS .o.ND TIIACTS SHOYIN ON lllJS PU.T fCIII AU. Pl/!ll.lC PURPOSES AS lllDICAlUI JttEREQ;, INCLOOING BUT NOT UMITID TO HRKS, OPEN SPACE, VTJUTIES ANO ORAINM;E UNlESS SIJCli E4SEJ.IENTS OR TRAC'[!; ARE SPECIFICl,L~Y IDENTIFlED ON THIS Pl.AT AS BEING DE0ICAT£O 00 cctlVEYEO TO A P!llSON CR ENTIT!' Olli~R TI1AN THE PUBUC, IN ~ICH CASI'.: WE 00 HEREBY DEDICATE SUCl1 STRITTS. EASEMDHS. OR TRACTS TO lliE l'Ell'SOli OR o.nn IOtNTIF1EO AND FOR rnE PURPOSE STA'ltl). F\,RlHER. THE UNDERSIGNED 01\'1',ER'S OF Tl"!E LANO HE!IEBY SUBDl\'10E:D, WAI\/£ FOR THEMSEL\/E!l, THElR HEIRS AND ASSIGNS AND ANY PERSON OR £NTITY OERMNG TITI.E FROM THE UNOE:RSIGHED, ANY .o.!10 All. Cl...',ll.1$ fOR DAMAGE$ AGAINST KING COUNTY, ITS SUCCESSORS AND AS5l(l}1S 'MjlCH MAY 0C OC<:ASIOl<ED BY THE E'STAIIUSlll.lENT, CONSIBUCTION, OR MAIN!ENANC( Of ROADS ANO/Of/ DRAINAGE S'tS'TtMS ""TlflN MS SUEWi\llSION OntEJI lHAN Cl.AIMS IIESUI.TIMO n!OM INADEQUATE MAl1fID1.ll1CE BY l(INO COUNTY. FIJRTliER, ntE UNOERSIGNto O'lltlERS OF THE LAND HEREBY SUBOMOEO, ADREE FOO TliE~SEL\/ES, Th'ElR lt£11!S AND ASSlGNS TO INOEl,INIFY AND liOIJ) klNG COUNTY, ITS SUCCESSORS AND ASSIGNS, KAAMILSS fROI.I ANY O.IM.o.GE. INCLOOINO ANY COSTS OF DEf'ENSE CUJU£0 BY PERSONS '11fl>4:N OR WITHOOT THIS SllBOll'1SIDN TO HAVE BEEN CAUSED BY M.lUATIONS Of' TliE O!IOUND SURFACE, VEGETATION, DRAINAGE, OR SURFACI;; OR SUB-SURFACE WATER '1.0WS 'MllilN 1'HIS SUBOl\'1Sl0N OR er ESTABUSHMENT, CONSTRUCTION OR MAINTENANCE Of THE ROAOS 'MTI11N THIS SUBOl\1SlON. PhCl'10CO, THIS WAI\ER ANO INOEMNIFlCATlON Sil.OU. NOT IIE cctlSTRUED AS RELEASING KIND COUNTY. ITS SI.IOQ':SSOIIS M ASSIGNS. n!OM UIJU.ll'r' fOR 0A1,1AG£S, INCLUOINO 1'riE COST OF DO'INS£, RESULTING r,I wtta.! M r,I PART FJIOl,I TliE ~CENCE «' KING COUNTY, ITS SUCCt:SSORS M ASSIGNS. THIS SUBDll'1SION, DEDICATlON, WAl'>tR or CUJMS AND ACREEMrnT TO HOLD HARMLESS IS MAOC 'Mllf THE fREE CONSENT ANO IN ACCORDANCE WITH 1'riE DESIRES OF SAID O'lltlERS. IN ""™ESS Wt-lEREOF, WE HA\oE SET OUR HANDS AND SUJ..S. GEON~.H~~~. A WASHINQTON CORPOOATlON BANK OF AMERICA :~?-: .... ACKNOWLEDGMENTS STATE OF WASH:NGTON i SS ~:: n:~OI KNOW OM HA\oE SAIISf"ACIOMY Cl'10ENCE TW.T 4p, ,U8n,;,c IS lliE PE!ISON '*10 APFUREO BEFORE ME, AND SAID PERSON ACl(N0\111.~EO THAT HE,,_ ~=M~~ ~"t,TR~il'k~J~~1t1r W~E lttAT .. ~~ WAJ m:;~~::: TO ExtCUTE ™ijr -. INC. TO BE lttE FREE Al[) VOWNTAAY k+oitJCII PAAT!' fOR THE USES AND P\MPOSl'S MOITIONED fl II![ INSTiilUMENT. DATED: l).t.(•,..l:,u-Z, 7 20~ ,,. -:)A,«?,,."~,(. PRIN.},'.'/,.E, .:f:,b,1 8,..,r,"'-4d° NOTAhtruBUC IN ol.ND fOR THE STATE OF WASHtN(:100 MY CO,U.tlSSICtl EXPl;!C; / C , Z. I{• Up :$ RES1DINQ AT __ JiLfLJL.~-~---- STATE OF WAS1i1N0T0N l SS ~R~ ~~Nrc1 !(NOW 00 HA\oE SAllSf"ACTDRY rnoo1cr rnAT K r):)4-;,.. ,5..1. .. ~ IS THE PERSON WHO .I.Pf'EAREO BEF'ORE M~. ANO SAID PE!ISON ACKNOWLEDGED lHAT liE~HE Sl~NED THIS INSTRUt.lE!n, ON OATH STATED THAT HE/SHr WAS AUTI,OR~EDJ TO E?'TE THE ~~~u~EN~:~/~N~~~ ~~oll-iJx.mm.11r AC bl-~!l.M..:.~r: r~"Tl<E us.:s .... ~ PIIRPOSES MrNTIONED IH TliE INSTRUMENT. OAJ'EO: _fMcC.< "'lW' r ,.J \ ? a, II.. ..M..,NvV PRINT NAt.lE, 6.ds..i.t:!.-1_~..P..,bi=S~--- NOTAAY PUBUC IN ANO fef! THE STAT!' Cl' WASlilNOTON t.r COIIUISSH)N EXPIRES 4 .. ,.J.{,. -;rj O 1' ':f RES1DING AT ~..J...uJ..,T~{,)e'sf't~--- KING COUNTY, WASHINGTON • OF E\IEI.OPlwENT ~:ROHMOlTAl. ~ O\IEtl THIS -OAY N' _-. I 20¢._ ENGINEER _,__ EX,WtN(O ol.NO Al'l'ftOIIEtl THIS 30i• DAY Of c::::,_~ 4 ~-AN USE CES 01\'1SION .loe,e • \ KINO COUNTY DEPARTMENT Of ASSESSMENTS EX.IMINto ol.NO oV'PROVEil THJS __3Q_ DAY Of J'IAJ::1.\/C)Dj 20QL Sco+t-No\n\e. l<at-ft.aR©n111 ~ KING COOHTY ASSt~SOfl OEl'UTY klNO COUNTY A5SESSOM ACCOIJHT NUMBER 14l5J40-0005----05 FINANCE DMSJON CERTIFICATE I HEREBY CERnfY THAT .0.U. l'IIOl'ERTY TA.XtS, ~ PAID, ll-lAT THEJIE ARE NO OEUNQUENT SPECIAi. ~OlTS CE!llf'lED TO TIU (FflCE fOR COI.UCTlON ANO THAT All. SPECIAi. ASSESSMENT"i CCRW1ED TD TlilS Ol'FICE f"OR COUECTICtl ON ANY Of' 1t1E: Pl!OPERTY HERO! CONTAINED, DEDWATID AS SfflEETS, ALLt'\'S OR Fal ANY 01'1iER PUBLIC USE, ARE P~IO IN f1.llL llilS ,3 fs-t' OAY OF Qant<ft1f 20~ I.I~~~*~(/;/ fi{#J I RECORDING CERTIFICATE ~WJO~~ AT TI,[ REOU~~~ ~~ .• KfTo ~YM~~~LP~ _,..;;all/./. A.ND Rl:OCffl)to l,j YOWi.iE~ OF Pl.ATS. PAG£S ~ RECORDS IX' KING COONTY, WASHINGTON. DI\IISION Of RECOROS ANO ELECTIQl,;S !3_e.L.f2~...,.'+·~-.. ~= . --, RtCOIIOIN~ ND.___..2_.Q..a...:l.-<? 2 sup&rnritfOl"i~~,c~~.f'~-~~- 0 :S: 0000.::Z 3 SURVEYOR'S CERTIFICATE STEPHEN J. S REI PROFESSIONA.L LAND SIJRvt'r'OR CERnFICATE NO. 37555 STAJ'E Of WASHl~OTCN CORE DtS1Gtl, INC. H7:1 N.E. 29TH PLACE, SUITE f100 DELLEWE, WA geoo7 PHONE NO. (425) !le~7!n cORE ~DESIGN 14711 N.~29!hP/c:ratSul!e !01 aeNe•uo, Waffling/en ~8007 425.8857877 fo, 425.B85.79l>3 ,,,, _PG. fNGINEEII/NG • PLANNING. SURVEYING DOES FILE NO. LOOP0009 SHEET 1 OF 4 JOB NO. 02075 • • Highland Estates '/. VOL. .PG: A PORTION OF THE NE 1/4 OF THE SW 1/4, SECTION 14, TOWNSHIP 23 NORTH. RANGE 5 EAST, W.M. KING COUNTY, WASHINGTON , PLAT RESTRICTIONS !io~t.~o:s tf~~E~~~~r~'...\f~~\~r6:~s~~ ... ~ B~>t~ ~~c wortt§ ~~~-TENANC( 2. TRAOT B IS A PRWATE JOINT US£ DRl'll(WAY TRACT fOR l"HE 111:NUlT Of nfE O'IINERS Of' LOTS ID AND 2Q .o.l,O IS HEflEBY COilVE'ffll, UPON THE RECORO!NO OF nn PLAT. TO 1Ht HOHL,\NO ESTATES NW H™WVIN= 1.$:.0C,ATIOH roll -IP ANO MAllfJDl.,;.ia:_ NI 0\oEAL'r'ING EAS0,10,ff FOR it.llRtsS, EGRESS, PRIV,1.1[ DIV.I~ ,t,Nl) UTILITIES IS Ht!IEBY = TO O'IIN[f!S Of' WO kOTS 111 A~ 20. l. TRACT C JS A PRIVATE ACC£5S lRACT FOR lHE BDIEl'll Of '!Ht 0'/lml!S Of' LOTS 151. 20. AND 21 AND IS HEREBY eotM:YEll UPON l)j[ R£CCf!DING or nus PLAT TO M HICtll.ANO ESTA.rs NW HOMEO'MERS ASSOOMIOHS FOR OWNERSH;P AND MAlflDINlCE. AN O'<Utl.l'W~ to.sEWfT fOR INllRESS, ECR£SS. P1!1VA1'£ DRAJ,IAllE mil lJlJJ1IES IS HEMBY CONmtll TO llfE o~ OI' Ull LOTS JD, 20 Nil 21. t. TRACT D IS A PRIVATE JOINT USE llRMWAY fflACl fOR INGftESS. £CR£SS,, PRIVAlE DRAtlAGE'. A,'() U'!JUTI£$ fOR THE PENOlT or THE O'MiERS or LOTS 211 AND 30. O°M'IERSHP or LOT 29 NID LOT JO 'olllllllo lHtS PLAT IHCUID£5 AN EOUAL NlO UNDIVIDm ~ INTEREST IN lR"CT 0, ANO AN EOOAL AND UNDIV[)[I) RESPOOSl911.1TY fOR M MAINTI".HANC[ Of' SM> T!MCl. 5. TltACT EIS A PRIVATE JOINT USE DRIVEWAY lllACT fa! iNGRtsS, EGR£S5 PRIVATE: DR.o.t!AG£ AND UTIL.111ES Fa! THE !IENEFlT Of TH~ O'M'URS Of LOTS ~ AND ~-O'M'IERS111P Of LOT 53 ,VfO LOT 54 VlllllU< THIS PLAT INCLUDES AN [QUAL ANO UNDIVIDID O'IINE!1911P INTD!ESl IN 1RACT E, ANO AN EQUAL AND UND!V\llED RESPONSllllUT'I' fOR TH[ MAINTENANCE Of SAID TRACT. 9. TRACT F IS A PRIVATE: TRACT FOR PEDESTRIAN ACC£SS, PRIVATE: DR>JNAGE AND FUTURE EMEIHlEf\lCY YEHICLE ACCESS ANO IS HE:RE!IY CONVE'IED UPON lll[ RCCDROINO Of llflS PLAT TO Tl£ HIGHL.>,ND ESTATES NW HOMEOWNERS ASS0CIA110N·fOR OWNERSHIP AND MAINTENANCE. 7. ROAD ~PS FEES PER K.C. COO( H.7S FDR WIS 2 lHROOGH 59; ru~ pgi~~~0fi.1 Ji ~ fu~Rv~E1t.l~ lD~t1WJNiJ~~ ~~~ ~f;'i~~r~ ~P:JiJ:o PERMIT APPUCA110N A.T lHE RATE IN Ef'FECT AT THAT TIME. ROAD WPS FEES PER KING OOUNTY COOE 14.75 F'OR LOT 1: ONE ft[SlOENTIAL UNIT WAS DIISTING ANO OCCUPIED VIITHIN T11E 'l\lR:EE "YEARS PRIOR TO APPUCA110N FOR DE..o.OPi..ENT Of THIS Sl.JBD!VISION. LOT 1 IN THIS Pt.AT SHALL !IE EX<MPT FOIIM THE PA"NENT Of FIES REOOIRED BY !(ING COUNTY COO£ H.7!,. 11111GATION PA'l'\IENT SYSlE"M. SEE !(ING COU.TY DEPAA'IW!JIT Of TRANSPORTATION PU!IUC RUL£ G.2.1.4. 8. llf[RE SHAU. BE NO Pllla:T >£HICULAA Aa:EsS lO OR Ff!OM 1541H A',CNUE SE FROM ANY LOT VIITMJI lHLS Pt.AT. g, 1'HE STRITI 'lll[ES F'l../,N1Ul lll1HIN ANO/OR A8UTTfl(l ,OW:,UAI. LOTS VIITIIIN llftS P\.A,T All[ Tl) BE Ollf!ED NII> MAINTM«D BY THE O'M'IERS Of SAD LOTS UNT1 SIJCtl TIM[ AS lQNO COU<ITY OR 11S ~ AGENCY ADOPTS .A W~CE P!WGIVJ,t 10. THIS PLAT IS Sl.lll-£Cl TO CO\OIANTS, CONDITIOln A~ l!ESTRICOO.S AS =osE0 BY INSlRUMENT TIJ II~ /llf!COJl.0/f(} l'OU/JWJtlG T#P "'ee.,1:r. .. ,THE HlllMLI.NO ES'TATES NW HOMEIYIINERS ASSOCV,TIOII WAS ESTABLISHED OCTCIIER 10, 2002. 11, THE 110#,D AND STORM ClllM!AC£ SYSltMS SH..U. BE CONSTIIIJCTEO AC:CORDING TO Tl£ APP~OVEO Pl.AN AMO PRCfll.£, PLAN NO, P-2954 ON Al£ 111TH KING COUNTY D£1>AR'IW£NT Of DE\IELa>MENT AND EN',1RONl,!£NTAL ~~f c~~n..fli1i~llotl Ff!OM THE APPROIO) PLAN'S 111LL REQU!RE ·,1i1unrn Al'~OVAL FflOM iHE PROl'ffl 12. lHE RENlON SCHOOL DIS'TRICT HAO NO Rmll1REMENT F"OFI PA'IMENT Of SC)IOOl. ll,IPACT FEES Al iHE TME Of ANAL PlAT Al'f'ROVAL AT THE TlME Of BUii.DiNG PE!IMIT -'F'PUCATION, SCHO~ IMPACT FEES SHALL !IE EVALUATED, AND F APPLICABLE. SHALL aE "5SESSED (USING THE llolPACT FEE SCH[DUL£S IN EFTECl AT THE lll,IE Of l'tRMIT -'F'PLIOATION) HID COLLECTEO, TOGETHER 'Mllf THE CURRENT ldlMl~STRATION FEE FOR UCH LOT EASEIIENT NOTES 1, 1iN EASEM[Nl I'> HERE!f'I' R;:SERvED FOR AND GIWITEO TO KlNQ COUNTY WA'IER 0.SIBX:r NO. DO. THE CllY Of IIDITT)N, QWEST TELEPHONE CO~ MET $OlW EIIEl'(l'I', AND AT•T 1111CW161.NO, AMD THEIR RESPECllV[ SUCCESSORS ,',MD ASS10MS, Ut1DER AMD UP'ON T!U,CTS A. II, C, D. E AND F, Tl£ EXTtRIOR 10 11:D, PAA'Ull. 1111TH ANO .t.tlJOHll+:l 1HE STREET fllONTAGE Of ...U. U>TS -"ID TRAeTS AMO 1HOS£ EASEMDml llENTlFYEO AS Pl.JIU:: UTIUIY £1.SEMENTS 1M M11CH TO INSl"...U,. lAT, ca.csTROCT, IIDIEW. OPEl!ATE AND t,WNT,IIM IJN0£1IGROU~ CONOUITTi. t.WNS, c,,a.£,5 ~ WIRES '1111H MECESSAAl' F!a.IIIES ANtl GTHE!I f:QUf>MENT F0!1 THE PURPOSE Of SERWIG ntS SUllOM$ION AND OTHER PROPEID WlTH Sl,N(TAR'f SfWE!I, WAT£il, nrcTRIC. T£lEF'IOE. ffl>RM ~ T.V. AND OAS S[IMC[, TOGCIHEJI '1111H TI£ RIGHT lO ENTER 1.-"0N lHE l.OT5 Al All TIIC$ FOIi lHE Pl>M'OSE HEli1lN STATtl). THtSE E,t,SD,EfTS 0/IERED UPOt. FOR li6E l'IM'OSU $HO,l.L BE IIESTORED AS NEAii AS POSSIBl.t lO lHElR ORICNll. COIOTIOH BY THE UJl.lfY. NO U-iS OR WIRES FOR THC Tl'WfSMISSION OF" EllC1lllC CI.IAA{HT, m..EPHONE OIi ua.£ T.V, SHoW. IIE PL/ICED OR II( PEl!WITTED TO 8£ l'UCED UPON /olf'f LDr UM.£SS 1HE S0.W: SHAU. llC UMDCRGROUHD OR IN CONDUIT ATlACi£l> 10 A BIJILl)!NO. 2. 11-E 5 f'OOT PUWC OflAIMA!lE E.lSEWf.Nl SHOlflN ON LOTS ll1. S~, ~,. Sil. AND l!IACT E IS HERE!IY llf.5fllVUI fOII ANO OIIANTED TO l(J)IO COUNTY FOR STORM DIWNAGC FACILITIES. KING. COUNTY ~ 1'EREBY /!ESPO/ISIBlE FOR THE MAINTDIANCE Of lllE Pl,/aJC DIUINAGE FACILITIES 'MTHH SAID E.t.SEMENT, 3. THE &.00 FOOT PR1VATE DR.1.t!Allt EASEMtNT WITHIN LOTS 1, 2, 3 ,',ND 4 IS FOR THE BENEFll Of LOTS 2, J. 4 ANO &. TiiE OWNERS Of SAID LOTS SHALL BE RtSP~BU:: FOIi 11,E MAINTENANCE OF llfAl POIITION Of THE DRAtlAOE FACIUTI[S TH[Y HAYE EIENEF1T Of USE, ANO SHALL EQUAU.Y stlARE IN THE MAINTENANCE Of THAT PORTION OF THE Ol!»IAGE FACIUTIES USED IN COWl,ION. 4. THE 0.00 FOOT l'f!IVATE OIIAIMAOE EASEi..ENT 'MTHIN LOTS O, G, 7 AND II IS FOR 11ft l!PIUIT OF LOTS&, 7, II AND U. THE O'IINE~S Of S>.ID L01S SIIAJ..L BE R(Sf'0M5lBL.( FOR 11,E MAINTENANCE Of THAT POIITION Of THE ORAIMAOE FACILITIES THEY HA\/E BE~FIT Of USE, AND SHALL EQUALLY SHARE 1N THE MAINTENANCE OF THAT POR110H Of" Tl1E OIIAINAG.E fACiUTIES USED IN OOMMON 11. THE II.DO F'OOT PRIVATE DRAINA~E EASEMENT IIIITHIN LOT 8 IS fOR Tl1E llENEAT Of LOT 10. 11£ O'M'IERS OF SAIC LOTS SIIALL BE R£70NSll!LE fOR THE MAINTENANC! OF THAT l'OOTION Of 11£ DRAINAGE FACI\..IT"Cl THEY HA\IE IIENmT OF USE, AND St1..U. EQUALLY SHARE IN THE MAllflENHICE Of THAT POl!TION OF lllE ORAINAGC FACILITIES U$t0 IN OOMMO/'l. l. TllE 5.00 f'OOT PRIVA1E OIU<INAOE EASD.IENT IIIITHN U>TS 13, 14 \5 ANO 111 IS FOR 1HE !OIEflf Of LOTS 12. 13, 14 .<,ND 15. lHE o~s OF SM) lDTS SHALL 1!E ll£Sl'OOSIBLE TOR lNE M,111,(TDl,l,NOE OF THAT PORTION OF 'll£ OR.l.t!AOE FACIUTIES THEY !,AYE l!ENEfll Of USE, AND SHALL EQUIJ..I.Y SHARE IN THE M~ANCE OF lHAl POIITION OF 1HE D!l,O.l,IAGE FACl.lTIES USED IN COMMON. 7. THE S.00 FOOT l'ftlVATE tll!AHAGC EASOIENT '111111N LOTS 23, 24, 25, M AND 27 IS fOR M IIDUlT Of LOTS 24, z;,, :ill. 27 AND :ill. 1H[ O'IINERS OF SJ.10 LOTS SKAl.L Pa ~Bl[ F'OR THE 1,!AINlENl,HCE OF" !NAT PORTICf.l OF THI DRAlNAlX fACIJll[S THEY HA\IE BCNEFJT Of USE, AND SHIJ..I. taJIJ..I.Y SHARE IN TH£ M.tJNTDW,'CE OF 1t1AT POR110II Of THE M.-..IAOC FACIUTIES usm IN COIAIOM. I. Tl-IE 5.00 FOOT PIIIVATE OIWMAOE D.SfllENT WIMM LOl'S 31, 32. 33, ~. l5. 36 ANO TRACT P IS HR 1Ht ll[N[f)f Of LOTS 29, 30. J1, ,z. 33, 34, 35, J.11 AND 37. THE O'Ml!RS Of S>JD LOTS SHAU B£ Rt51"0t1S1Bl£ FOR THE MAINTENANCE Of THAT POIITION Of THE Df!AIMAc:t FACILITIES niEY 1'A'IE 8ENEf1T OF USE, ANO SHALi. EQUALLY SHARE IN THE MilJNTEN,IJ,ICE Of lHAT PORTION OF lH£ OIIAINAGC FACIUTtES USED ti Cot,jMOl-l. ~. ll1E ~.DO FOOT PRIVAU: ORAtlAGE EASEli!ENT '111THIN LOTS 37, 38, J; ANO 4Q IS FOR llfE BENEFIT Of LOTS Ja, J;, .0 AND 41. THE O'IINERS Of SAID LOTS SHALL BE RESPONSIPL.E FOR THE Mlo:NTENANCE Of THAT PORTION Of niE ORAINAClE FACIUTIES THEY HAYE BENEITT Of US[. AND SHAll EQUAi.LY SHARE IN THE MAINTENANCE Of THAT PORTION OF THE DRAINAQE FACiUTIES USED IN OOIIIMON, 10. THE 0.00 FOOT PRIVATE DRAINAGE EASEMENT '111THIN LOTS 4~. 44. 4'!'>, 'ti! AND -47 IS FOR THI: BENEFll OF LOTS 42. 4':l, -44, ~ AND 45. THE Ov.tlERS OF SAID LOl'S SHAI..L BE RcSPONSIBLE FOR THE MAIHTOIANCE OF" THAT ~Oll~cr,. W"oo~~l~1~rov:.Li~E!\,:illIJTl~'G~Nl~F1bo~Mg~_E. AND SHALL EQUAlLY SHARE IN 1HE MAl~TEN>J.ICE 11. niE 5.00 FOOT PRIVATE OIIMIAGt EASEMENT 'll!nilN LOTS U ANC 4g IS FOR THE BOIEF1T OF LOTS 47, ~ AND M. THE Ov.NERS Of S>.10 U>TS SHALL llE RESPONSELE FOIi THE MAINTENANCE Of THAT PORTION or TH~ Pf!AINAGE FACIU11ES THEY HAVE BENUlT Of USE, AtM> SHAU [QU..U.Y SHARE IN llfE MIJN'TENANCE OF niAT POR'TION Of llfE DRAIHAG'E FAOUTIES USED IN COlolMct-1. Ila niE 11.00 FOOT PRIVATE ORAINACE EAS[M(NT MTHIN LOTS~. '!'>7 ANO UIS fOR llfE BENEFIT Of LOTS ,1. ~ ANO ~. 1tlE O'M<IERS OF SAID LOTS SHALL BE RESPONSISU f'tiR THE MAINTEN-"ICE Of THAT PORllON or 11-IE; ORMIAGE FA0Ul1£$ 1HCY HAW: SDIEFlT Of USE, AND SllAlL ECIUAI..I.Y SllAllE IN lW[ MMITDIANCE Of lHAT PORTION OF THE DRAWGE FAIJUTIES USED IN COWMON. 13. niE 5.00 FOOT PRIVATE ORAtlAGE EASEMEN'T SHO'MI ON LOT \~ IS HDIEBY RESOWED FOR ANO GRAH1ID Tl) THE ll<H.ANO ESTATES NW NOWED'IINEIIS ASSOCIA11DH. SAID ASSOCIATION IS f!(Sf'ONSllll.E fOll lHE PRIVATE ORnlAGC FACIUTIES MTHltl SAID E.t,S[ME),lf. 14. niE 10 FOOl K 10 ro<:lT PRIVATE ORIJNAGC EASEM'.CNT SHO'M'I ON TRACT EIS HEREBY RESOMl) fOR AND i;R.<,NTED TO THE O'/ltlE!!(S) OF I.OT ~2, SAID OWNER(S) All£ RESPONSIBLE FOR 1HE MAINTOIANCE Of THE l'fi!VATE DRAINAGE F ACIU11ES WITHIN SAID EASEMENT. 1~. lNE 10 FOOT X 10 FOOT PR1VAlE DRAINAGE EASEMENT SHO'Mi ON TRACT EIS HEREBY RESOMD FOR ,IJ,IO ~~~1.fil: W...JrFnfr~rJ ~oLOr1A:wEi1~ OWNER(S) AR( RESPONSIBLE FORM MAINTENANCE or THE PRIVATE IS. THE 10.00 FOOT SANITARY SEWER EASEMENT SH0\11,1 ON LOT 2i1 IS HEREBY RESERVED FOR ANO GIIANTEP 10 lHE CITY OF RENTON, THE CITY OF RENlON IS RES!'ONSISLE FOR llfE ~AINlENANCE CF THE SEWER F"ACIUTIES 'll!THIN EASEMENT NOTES 17. THE 10 FOOT X 10 FOOT PRl~ATE SEWER EASEMENT Sl;Dv.tl ON ~ACT BIS ll£REBY RESER\IEO fOf! AND GRANTED TO THE OM-lER(S) Of LOT 111, SAM) 01\tlER(S) AR~ RESPONSIEJLE FOR.TI;[ WAIMlENANCE Of'THE PIIIVATE SE"l£R FACILITIES wnl-llN SIJO EASDIENT. . . . . ' . 18. THC 10.00 FOOT WATEII E.t.SEMENT Sl-lO'Mi ON TRACT A IS HERE!IY RESER'IEO FOR HID GRANrn> TO TllE KINO COUNTY WATDI DISTRICT NO. 90 5.1<0 '1/ATDI DISTRICT 13 RESPONSlaL[ F"OR 1HE MAINTDIAt/CE Of.THE WA'![R FACIJTIES '11\THIN S.u> EASEMENT. 1g. Tl< 10.00 FOOT '«ATEII E.t.stMENT SiJOllll-l ON toi ~7 IS t![RtBY RESER\£0 FOR AND CRANTUI lO THE KINO OOI.INTY WATER OISTRlCT NO. 90 SAID WATDI DISTRICT IS R£Sl'ONSilll..[ FOR Tit". MAJNT[NANCE: Of THE WATER FAOOTIES WTHIN SAID E,1.S0,1£NT. • . 20. THE 10 f'001 K 1~ FOOT WAJEII EASEWEN1' SIIOllll-l ct! LOT 18 IS HEfUllY f!£SER\U) FOR ,',ND GIWITED lO THE l(INO COUNTI' WA'IER DISlRICT NO. 90 s.,.o WATEII MTRICT IS 11t$PONS1Bl£ fa! THC MIJNTDI/.HCC Of THE ll'AlER fACIJTIES NTlilN SAID EASE:MEN"I. Z,, TH( .5 FOOT X 70 FOOT S~N!TARY $!WE:ll (ASEWOO S!IO'IIN ON I.OT 111 IS IIEREBY RESER'IEO FOR ,',ND GRANTED TO THE dTY Of RENTON. THE CITY Of RENlOH IS RESl'ONSIBl.t roR TH[ MA~mwlCI' OF Tl£ SEWER FAaUTIES WITHIN SAID EASEMENT, 22. WE 10.00 FOOT PRIVATE ORAIHAGE EMlEMENT "MlHIN kOTS 19, iii, AND 21 IS FOIi THE aENEFlT Of lOTS :Z0. Z1 ANO 22. TliE ov,,.iERS Of SIJO LOTS SHALL BE RESPOOSIBI.E fOII TH[ MAINJENANCE tw' niAT PORTION tw' THE DRAINACJE'. fACIUTI!aS lllEY HAYE EIENEflT OF USE, ANO SHALL EOUAUY SHARE~ TliE M~NTENANCE OF llfA! PORTION Of lHE ORIJNAOC FACILITIES USl:O IN COMMON. 23. AN EASEMtNT O\,ERl.'(IMG TRACTS f, B ,IJ,ID C IS HEROIY DEDICATEI} TO Tit: P\.lllUC USE FOO PEDtSTRinl ACC!:SS PURPOSES. 24. 1HE 5.00 FOOT PR1VAlE DRAINAGE EASEMENT SHOM-1 ON LOT 11 IS FOIi THE BENEFIT Of LOT 10. THE 01\NERS Of SAID LOT 10 SH..U. BE RESPONSIBLE F~ THE MAINTDIANCE Of liiE PRlVATE OIIAO-IAOC FACILITIES 'MTHIN SAID EAS™tNT. ~-THE .5 FOOT SlDEWALK EASEMENTS SHOl'IW Cf! LOTS 13 Afl> 14, 22 AND 2:5, 27 AND 2a, ,',ND J6 AND J7 AA[ HERfllY OEDl~A TED lO TifE P\.lllUC USE FOR SIOE:WAUI PUl!POSES. KING COUNTY DRAINAGE EASEMENT AND COVENANT All ~ fASIIIENTS WITKW THIS PL\.1, NOT SHOWN iOS "l'f!IVArr", AA£. )£ll£BT CIWITttl l,Nll OOIMY[]) lO KING CO'.IUIY. A POUTlCAL SUllOMSION OF" THE: SfAlt Of WASMNOTON, fOR THE Pl.lll!'OSE OF" COtM'(l/,j(l, ~. ~ N«l FAl::l.lTATINll S10IIM AND SORfAC[ ll'Alfft ~ TH[ DIG.INrrl!NI PlAN$ N'l"l!llY[I) fOII 1lt:S PV,T 11V KNI IXltlHTY. ~~Of™fNS~ ==.r~....=~~~==-~a:.:~ THCREIH. IIOTt THAT EXCEPT FOR THE fAC11.1TIES WHICH !¥.VE ll£EN Ftllll,IOol.Y ACC&TED FOR MlMDWICl IIY l(INQ COUNT'l'. ~ Of DRAINN:lE FAC:!UT£S ON PIINATC PIIOl'EIITl' IS n£ MSPONSl9UI"!' Of TH[ PIIOPERTY OW!U. THE OWNERS Of SAD PRIVATE PIIOPEJm' NI£. R£QUIRED TO 08TAIM PRIOR WRITIEN N'l'IIOVAL FIIOM IQNQ COUN1Y PROPERTY SERVICES, AND ANY REQUIRED POllollTS f'IIOM THC K\tlO COONTY OEPMTMENT Of PE'IELOPl,IENl AHO DMRONIIIENIAL SEIMCES fOR ACTMTJES SI.IC!, .lS CI.EAAINCI NIC GIWltNQ, PflCR lO Fll..L.fl(l, P!!'INO, ct.rmlO OR ~EMCMNCI Vf'.Ql:TA110N {D(CEPT FOR ROV!Jj[ I.JKlSCIPE ~E SUCH JiS l»tN IIIO',WG) lN Ol'EN vtGUATEP ~\~n*~~S\lf~UTIE!l~~INPC=DmJJ:~~ /offl ALTE!IATONS OR THIS EASEMENT IS 1rnNDED TO F.'CIUTATE ROOONl,lll.E ACCESS TO THE DAAINAGE FAClITl£S. THIS EASEKNI .<,NO COVENl,Nl SIWJ.. RUN WITT! THE L>,ND ANO IS Bl~NO UPON 11-*: OWNERS OF SAID PRIVATE PIIOPERTI', THEIR HEIRS, SOCCESSORS ANO ASSIGNS. KING COUNTY DRAINAGE EASEMENT AND COVENANT FOR RECREATION TRACTS: A !lAAINI.GE l'.ASEIIENT ANO CXl\ltNiWI MR TIWJT A. IS H!REBY OIIANTED HID COl,'\ID'ED lO l(INO COIJNTY, A POUTICAL SU80MSION Of THE SfATE Of '1/ASHINliTON, FOR THE PlffOSE OF CON'O£TUto, SfOllllG, MllWllNO -"ID FACIUTATINO STOAlol #ID SURf.'CE WATER PER THE Oll)INWIINO PlMS APPRCMD FOR THIS ~lAT BY KINO <Xll.MTY, TOGE!ttm '111TH THr RIClfT fOII KING COllNTY ITS SUCC!SSORS OR ASSIGNS TO ENIE!I s.1111 DIWtWlE EASEMEN1 N-10 C<MJoW/T FOR Tl£ PURPOSE Of INSPECTING, Ol'OlTl!lll, WJNTAINING., REPAJ!ING NCJ IMPIICMNG n£ ~E FACIIJTts COtlrAINED HEIIOM. ON..Y THE fl..17,fj COlmlOl., AND w.,:mt QU,llJfY fAlll.Jl1ES CONIANl> W!tllN THE TRl,(;l' WU BC CONSIO£RED FOR l'ORIIAl. ACaf'l'ANCE AND ~ BT l\1NO COIMIY. iu,a;rDIANC( Of All OlHElit U'RCMMEN!S OH lHIS PROP[llT'( ~ BE THE IIESPONSlBIUTY Of THE F1IOftJt"l'f OWNER. THE PROl'D!TT OWKII WI.!. PE RESP0NSEU TOR TH[ COST FOR 11,E MSTORAmN Of /offl ~ ~ REW,'ED OR AI.IlRED AS THE RESULT Of 11£ ~ REPAIR AHO Rl'.CONS'lllUCT Of THE DRAW,C£ ~ lHE O'lltlllS OF" SlilO PIIIVATE P110P!H1Y />Ill!. lt(QU1~[11 TO OIITAIN wt REQUHD PEl!MITS Fl!OM THE l(IN(l COUNTY DCPNmlENI' Of DEVELOPl,l[Nl N1D EtMIIOMr,IEl;fA SEIMCES, OR ITS SUCCESSOR ACO¥:t, FOR .ICTMTIES SUOI AS Cl.£1,Ftll,Kl Al&> C!WlN). Pfl20R lO FIi.i.MG, PIPINO, CUTTING OR REM(M,1(1. ~TlON (EXCEPT FOR IIOlllN: I.ANDSC,l,P[ t.lAINIENANCE SUCH AS LJ.WN M<MI-IG) ti OPEN VEl.£fATTil Dl!AIN,l,QE FACIU'!D (SOC!, AS SWIJ.ES, CHANN0.5, OO'Cl-llll, PONDS, E.Tt:.) OIi PERFORMING. ANY ALTEl!li!IOMS OIi woon:.,,TIONS TO THE OflMw:E fACU!ES, COWT>ihCD 'MTHIN SAID OIWNAGE EASEMENT. THIS EASOIOO ,ll;ll CCMNl,N'I IS 1NIENOED TO fACIUTATE REASONA!ll.E ACCESS FOR 1HE OPaV,llON. 1,11,INJEIWICE, REPAIR ANO RECONSTRUCTION Of TliE DIIAIAAGE FACiLmES. THIS EASEMENT ANO COVENANT SHALL RUN '111TH THE Wltl AND IS BINOltlO Uf>ON THE OWI\CR"S Of SAID P!WATE PIIOPERlY, THIB H~S. SUCCESSORS AND ASSIGNS. PUBIJC DRAINAGE EASEMENT RESTRICTIONS ~fT:fil~ER~oesr~ot~.?~fri= ~ J1NMt:J ~l~t~\/~1,~~-ff~~ 0:00~) GJV,DU-IO AND CONSTRUCTION · Of FENCINC SHALL NOT Bf AI..LOW[O WITHIN THE PUEUC DIWNO,Gt EASEMENTS SHOWH ON THIS PLAT 1,11,p UNLESS OTHERWISE APPRCMO BT Klfll:l COUNTY ODES OR w.; SLJOOESSOR AGEN:Y. PRIVATE EASEMENT PROVISIONS T~E 0'1/NE:RS OF PRIVATE PROPERTY '1/lnilN nil$ Pl.AT ENCUMDE:llEO WT1lf OflAIN'G£ EASEMENTS SHO\IM AS "PR,,.ATE', l!cREaY GIW-IT AND COmtEY TO KING COUNT'/, A POLITICAL SUBOll'ISION Of THE S"IATE Of WASHINllTON, THE RIGHT, BUT NOT THE OBLIGATION 10 COfM:T OR STORE STORM AND SURFACE '1/AlER PER TH!: ENGINEERING PI/.NS Al'Pl!O\lf:tl FOR ;~~T ~E~~ %~?Im= ~\ll!~~J:T~/f:~riis~ESSrJWJ~~~~6 ;J....~=/IOSAID THf: OAAiw.GE FAClll'TlES CON'TAINEP Tl!DlEIN. THE OWNrl!S Of S>.10 PRIVATE PROPERTY /IRE RESPONSl8u: F"OR OPERATltlQ, MOJMT.l.HING AND REPIJRlt-lO THE DIWfl'GE fACIUTl£5 CONTAll<:O WITH~ SW DAAINAGE EA.SaiENT, ANO ARE HEREB'I' RrOUIRED TO OBTl,IH AH'/ RlQUIRID PERMITS, FROI.I THE KlNG COUNTY DEPAATMENT Of !llVEt.DPMOO ANO ~OOAL SDMCES PRIOR lO flU..ING. PWING, C\lTTIMG OR ROMOVINO VEGEIATIOM (D:ct:PT FOR ROUTINE l»!OSCN'E w.MENANCE SUCH ,,:; V.WN M~) IN OP04 'IEGCTATEO ORAINAG'E FIOUTIES (SUCH AS SWAl.tS, c+W,NEl5, ~~~~~~~~:~~ SAID DRAINAGE D.StMENT. TI-IS COiCNl,HT S!w..L RUN WITH THE I.ANO AND IS eu,ioo,IG UPON Tl£ (1«N[RS OF" SAA) PROPDITT', THEIR HEIRS. SUCCESSORS AND A.'lSKlMS. cORE ~DESIGN I.Cl! Nf29thPI-~ 101 Bo/It,..,., Wcnldngloo 911007 ~25.8115J877 FQX 425.6115,7963 ENGINEERING • PLANNING, SURVEYING < 0 r .., "' SAID EASEMENT, SHEET 2 OF 4 JOB NO. 02075 ODES FILE NO. LOOP0009 \., -~ ~ • • 25ll871i..'U,S) 25llat> CHY ~ ~ri) N81f22 ~,14 Highland Estates ,,,., VOL ;-, PG. MSIS Of BEARINGS I \...;Cl!HO J" 0HASS A PORTION OF THE NE 1/4 OF THE SW 1/4., SECTION 14. RENTON SURFACE DrSI-: TOWNSHIP 23 NOR1H, RANGE 5 EAST, W.M. CONTi!Cl °l<lNG roumv MON. NO. l,aO'/• W/PUNCH KING COUNTY. WASHINGTON 10~1 RENTON CONTROL I.OON. NO, 1~~2 ND4"X4" 1,01.4-1 CON<:. MON W/D~ASs CA? W/PUl'ICH TRACT NOTE TIIACTS A ANO f .O.Rf: cc.lSIDERED "TIIACTS" PURSUANT TD KCC 1~A.04.J.JO; A "Tf!AC'T'" IS LA.NO ll£SER.m f1lR SPCCIFIEtl USES INa.tllXNG. BUT NOT IJll1El) TO. l!ESDl,E 111.0.CTS, R'ECREA"IION, OPOl SPACE, stMsllJ\IE AIILI.S. SURFACE WATER RE?EN11Ctl, UTILITY f.O.CIU11ES ANO ACC£SS. TIIACTS ARE NOT COtlSltlf:REl) LOTS OR 8U1LDINO SllES FOR PURf'OSES Of RESIODl11"'1. ~~NO CONSlRUCl\ON. HOUSE ADDRESSING CITY OF RENTON ANNEXATION COVENANT AN EASDO'T IS HERIJIY GiWiTEll TO 11£ Cl1Y Of RENll.ltl OVER TR.liCTS 8, C ANO f f1lll THE PI.W05E Of MURE EME,iGEMCY VEH!Cl£ ACCESS. rrtE COMr.tENCEMENT or THE USE SH,<l.l.. ~E EITECWE UPON THE D.\TE Of CITY ANNEXATION. DOWNSPOUT NOTE SURVEY NOTES 1. ALL 1111.t INFORMATION SHO'/f'I ON nllS MAP HAS BttN EXlRAC'lfll f'RQ.I FIRST AolER1CAN 1111.E INSURANCE COMPANY SIXTH SIJBDIVLSICtl GUARANTEE ORDDI MO. 42$8--2040~ DAlID PECE.a:!'I lt, ZOO:t. IN PREPARlNO 1ttlS Mil.P. = OE5100 tv.S COIO.len:D NO INDEPENDENT 1111.E 5£AACtt NOR IS COIIE PrS1GN AWARE Of ANY llTU: ISSIJCl5 Af'f'EC'TNO lllE SIJR',£VEl) PROf'ElCT't OlHi'.ll 1llAN rrtOSE SHO"IIN 00 lllE MAP AND Dlsct.OSED BT l11E RITTRENCEO flllST l,!,IERICAN ll"ll.£ COMMllMENT. CME Df:SIQI,/ HAS REUED ~OLLY ~ F1RST AlJEftlCAN's REPf!ESENTATIONS Of rrtE TI"TLE'S COffDl1100 TD p,irpJ,R[ THIS SU/M:Y AND THEMF'Ol!E CORE DESIGN OOAUf1£S THE MAP'S AeeuRACY jl.!,/!) COl,!Pl[T!H(SS lO THAT EXTENT. :t. .W. DISTANCES AA£ IN FEET. :1 THIS IS A F1ELO LRAVENSE SUR',£)". A LUZ SET.W COMBINED ttl:CTIIONIC 5 S£COND THEODOLITE ANO INTEGl!i'J. DISTANCE MEASURINI} METER WAS usro TO YD.SUM '!HE ANOOLAR A!f:l DISTANCE REL.Allot/SHIPS !!\:TWEEN l\ll: CONlllCUVG M<H!MDflATION AS SliOYltl. WlSIJRE RA'llOS Of THE TRA',O!SE 1111:T Of! txCfiDCD THOSC SPECll1CD .. W'AC JJl-1JO-l)g(). 0/'STNICC MU.5UR1NO tQUIPMOff USED TO COHOOCT THIS SORrtY WAS COl,IPAAED TO ,i,N N.O.S. 8AsruNE 'MTHIN ONE '!UR Of THE OAlE Of THIS SIJRrtY. +, .W. MONUMENTS SHO\lltt AS F"OUND WERE ~SllEO '!HE IIIEtl< Of APRIL 17, 1g~5 \I/USS NOTED OTHERWISE. 5. n£ LOCAOON Of' ll1E SOUTHWEST CQ'!NfR Of' $EC11DN 14 WAS nueuSHEO BY HOI.DtlG THE ANCJ.JLI.R ,l,NO DISTANCE VAL.UES PROOUCEO FROM THE HORIZONTAL LOCATION Cf" THE MONUMENTS M.OOG THE '11£Sl LJNE OF" SECTION 14 PER THE KINO COUNTY SURVEY CONlllOI. AS SHO\\tl ON S11£ET J OF 4. &. SUf!M'ISIOfiAL C,W.S IIIOI£ l!D.D ro ESTAOUSH '!HE OftlG::N-'l. IIOONDAAY Of THE PLAT DF CEDI\R Rf\,£R fl\'[ AC!!E TIIAC"r.J. 'JKE 80Utl~AAY Of 1lllS l't.AT 11,'.S BEUi PIIOPOlrnOi'IED ACCOltOINCLY. [ \ION NOT SEARCHE:l FOR ~UD l.OCATiot. PUl ,C.C.$.C. SEi: N-OTE 5 nos SHEET. " - LEGEND E9 FOOND MONUMENT AS NOlID OUAAITR SECTIOO AS NOTED + S£CllON cc«HrR AS NOlEII K.C.S.C. k1NQ CO.INTI" SURV<:Y CONTIIOI. / '-FOU~D COOCRETE MONUMENT I W/PUNCHEO I 1/2" BRASS DISC DN. 0.5' IN ',ION CASE 0.1" E. Of CENTfRJNE l621,11 C.<IZ. .... JJ._<11< <f •• T ,'l,eSTA C 10": VOT"I· ,Vo SCJ~,o,>v,; l",ou111rs l"d,1/ U>T..> I THP.01/C/.I , II rHAD.10#. 17, ,f-~ THlldllfll S'I, rr TIMOCJGh' S-9 ,11,'.II) l"O.'f LOT ,!.Ii, ,U/,9&< ,JF/S-f/16() #NT/L TN,o" CO/.'STiWC.TIOIV 01' TN£ TVA,<' i1U/,tf"J AT ?"Ha /NT£1fJ•"C. "ION OF IS& ,,_,., /IV# $Ii' ,9,VI) Sli' /J & TW $ TA ,·r.r IS C<M11'(.,1 T,tf"O. 7'/f/S ,t/,tf"STlf/C1"/0.V /111/ Y 4£ /(£<CASIO /1.J!T# ;/"HF A~COP.0/NG' OF-" ''/U'/..,!"I/SiF DI"' /SJTll/CTI0,1,/" 00Cl/l111i'Nr A,,tf"t/lEVJI:() ,9,VIJ lll'l'A.OJcp 81" KNG COVNTT 01{ ,rs SUCC6.S"S0~ IIGG#CI'. 7N,!" ,F'(JP./l?AT 01" S-1'11,() oocc,mENT S#All. BE !'A/SC.IVIIE:O ,tY s""'' AGe4C>'. ""'" CEDAA RI\Oi FIVE ACRES 'l!tACTS va... ,e, PO. ~:i. 8AS1S OF BEARINGS SECTION St!BDIV/5/0N DIAGRAM SCALE: 1" • 200" cORE ~DESIGN J.ol7l ! Nf 29"' Pio:. Sult. 101 Ba//11\'1/d, Wash/nglM 98007 .ol25.1!8V877 fa~ 425,885.7963 ENGINEERING , PLANNING· SURVEYING ODES FILE NO. LOOP0009 SHEET 3 OF 4 JOB NO. 02076 l ;. ' ~· • • ,~ ~· i • 2* i ,1.11 15.01 \ N!!l!w,1·~ 91.11:1 • • Highland Estates A PORTION OF THE NE 1/4 OF THE SW 1/4., SECTION 14, TOWNSHIP 23 NOR1H, RANGE 5 EAST, W.M. KING COUNTY, WASHINGTON JOB NO. -7/.;l. /J VOL .PG;' 02076 I I '" ,. I I l " • ® King County Department of Development and Environmental Services 900 Oakesdale Avenue Southwest • Certification 'of. 5 : A,ppliC,~1r1t StaJu·s.zi/ 11 •• 't'.-t. ,':!,\; '· ·, '.,, , , .. ·. ,.. : ·: ,·,. :, ·::; .. ~; /V 1 ~: .' Renton, Washington 98055-1219 206-296-6600 TTY 206-296-7217 For alternate formats, call 206-296-6600. Permit Number: Activity Number: ________ _ Permit Name: FOR INDIVIDUALS: I,-------------------(print name), hereby certify that I am the/an owner of the property which is the subject of this permit If I am not the sole owner of the property, I certify that I am authorized to represent all other owners of the property. My mailing address is: I further certify that I am the "Applicant" for this permit and as such am financially responsible for all fees and will receive any refunds paid. I shall remain the "Applicant" for the duration of this permit unless I transfer my "applicant" status in writing on a form provided by DDES. * Signature of Applicant Date Signed -OR- FOR CORPORATIONS/BUSINESS ASSOCIATIONS: I, J,E//c ./J!(.oW,v//,j (,, (print name), hereby certify that I am an authorized agent of J'/3/ /)cYtt<i°INf. ,_f.. C , a corporation or other business association authorized to do business in the State of Washington, which is the sole owner of the property that is the subject of this permit If this corporation or business association is not the sole owner of the property, I certify that this corporation/business association is authorized to represent all other owners of the property. The mailing address of this corporation/business association is: Pu J3 ox 7)7"/o f11 YA LL 4/' , ; i rfJZJ I further certify that the above named corporation/business association is the "Applicant" for this permit and as such is financially responsible for all fees and will receive any refunds paid. This corporation/business association shall remain the "Applicant" for the duration of this permit unless it transfers its applicant status in writing on a form provided by DDES. * 4?ureo~~-<f'4,({,Zuoj~ * By signing as the Applicant or the Applicant's Agent, I certify under penalty of perjury u ~h~a~ ~ ~ W} ~ ID' the State of Washington that the information provided above is true and correct LllJ AUG 1 G 2005 ~ Check out the DDES Web site at www.metrokc.gov/ddes Certifit (t1;5sf R t}-~12 01/08/04 l(:'.e: 'tl'.D.E.S. • • NOTICE TO APPLICANTS: By law, this department returns all engineering and other plans to the applicant. If, however, you wish to authorize the department to return engineering and other plans directly to the engineer, architect, or other consultant for the limited purpose of making corrections, please designate below: D I authorize this department to return plans directly to my consultant(s) for the limited purpose of making corrections as designated on this form. CONSULTANTS: Check out the DDES Web site at www.metrokc.gov/ddes Certification of Applicant Status lc-cer-apstatpdf 01/08/04 Page 2 of2 soc DDES King County Department of Development and Environmental Services 900 Oakesdale Ave SW Renton, Washington 98055-1219 August 16, 2005 • • Summarv of Char11es and Payments Applicant: SBIDEVELOPING,LLC P.O. BOX 73790 PUYALUP, WA 98373 ' Charges Description (253) 848-0820 Counter Service Fees Dcposi1 Based on Est Hrs SUB TOTAL CHARGES: Payments Description Check Check# 4048 SUB TOTAL PAYMENTS: BALANCE: Checklogid Payee CORE DESIGN INC. Activity Number: Project Number: Development Number: Permit Type: Status: Date Entered 8/16/2005 Page I of I L05FR042 L03P0015 FINAL PENDING Amount $205.28 $289.80 $495.08 Amount ($495.08) ($495.08) $0.00 The fees shown above represent current charges as of this date and are an estimate based on the Information provided to DOES at the time of application. For services that are rendered on an hourly basis, the cost of those services will be based on the actual hours worked. Hourly fees are charged at the rate In effect at the time of service, and will be billed monthly, along with any other outstanding fees. Fees that have been posted prior to permit issuance will be collected at that lime. Fees subsequently posted will be billed to the applicant. All fees must be paid in full before ODES Issues Final Approval, T.C.O. or C.O. I ' I